HomeMy WebLinkAbout08_Bengtson Residence Coastal Development Permit_PA2017-058CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
SUBJECT: Bengtson Residence (PA2017-058)
SITE LOCATION: 111 8th Street
Coastal Development Permit No. CD2017-024
APPLICANT: Chris Bengtson
OWNER: Chris Bengtson
PLANNER: Gregg Ramirez, Principal Planner
949-644-3219, gram irez(cD newportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
February 27, 2018
Agenda Item No. 8
• General Plan: RS -D (Single Unit Residential Detached)
• Zoning District : R-1 (Single -Unit Residential)
• Coastal Land Use Category: RSD -C (Single -Unit Residential Detached)— (10.0-19.9
DU/AC)
• Coastal Zoning District: R-1 (Single -Unit Residential)
PROJECT SUMMARY
Request for approval of a coastal development permit (CDP) to allow the demolition of a
single-family residence and attached garage and the construction of a new 3,253 square
foot, 3 -story home and attached 2 -car garage. The project also includes hardscape,
drainage, and landscaping. The proposed residence complies with all applicable
development standards including height, setbacks, and floor area limits. No deviations are
requested.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures), because it has no potential to have a significant effect on the environment;
and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2017-024 (Attachment No. ZA 1).
08/17/2017
Bengtson Residence
Zoning Administrator, February 27, 2018
Page 2
Land Use and Development Standards
• The subject property is located in the R-1 Coastal Zoning District, which provides for
single -unit residential development and is consistent with the City's Coastal Land
Use Plan, General Plan, and Zoning Code. A coastal development permit is required
and the property is not eligible for a Waiver for De Minimis Development because the
property is located in the Appeal Area.
• The property currently consists of one legal lot developed with a single-family
residence. The neighborhood is predominantly developed with two- and three-
story, single-family residences. The proposed design, bulk, and scale of the
development is consistent with the existing neighborhood pattern of development
and expected future development consistent with applicable development
standards.
• The property is located in an area eligible for a Categorical Exclusion. However, the
proposed single family dwelling exceeds the 1.5 floor area limit identified in
Categorical Exclusion Order (CEO) CE-5-NPB-16-1. The development otherwise
complies with all other applicable CEO limits and standards. Additionally, the
proposed residence conforms to all applicable development standards (see below)
and height measured from 9.8 feet (NAVD88) as the established grade.
The proposed single-family dwelling and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
Table 1 — Development Standards
Development Standard
Standard
Proposed
Setbacks (min.)
Front
10 feet
10 feet
Sides
4 feet
4 feet
Rear
5 feet (alley standard for
FAL)
10 feet (first floor)
2.5 feet second floor
10 feet (first floor)
2.5 feet second floor
Allowable Floor Area
3,912 square feet
3,253 square feet
Allowable 3r' Floor Area
293 square feet
291 square feet
Open Space
293 square feet
474 square feet
Parkin
2 -car garage
2 -car garage
Height
24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Tmplt: 10/10 17
2
Bengtson Residence
Zoning Administrator, February 27, 2018
Page 3
• Proposed landscaping complies with the Implementation Plan Section 21.30.075
(Landscaping). Final landscape plans will be reviewed to verify invasive species
are not planted.
I'FiMOM
• The property is not located on the shoreline and is separated by the beach and bay
by several homes and the Ocean Front boardwalk.
• The proposed development is not located on the shoreline and is over 100 feet
from the nearest beach. The proposed finished floor is 10.5 feet (NAVD 88) which
is higher than the 9.00 feet (NAVD 88) standard. Impacts from wave run-up and
sea -level rise are not anticipated.
• The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of building permits. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
• The property is not located within 100 feet of coastal waters. Project design
addresses water quality with a construction erosion control plan and a post
construction drainage system that includes drainage and percolation features
designed to retain dry weather and minor rain event run-off on-site. Any water not
retained on-site is directed to the City's storm drain system.
Public Access
• The project site is located between the nearest public road and the sea or shoreline
(as defined by the Coastal Commission). However, re -development will not alter or
affect existing public recreation, access, or views. Access to the beach and the West
Ocean Front boardwalk is available at the terminus of 8th Street.
• The proposed project is located entirely on private property and there will be no
reduction in on -street parking spaces.
• The property is not located near Public Viewpoints or Coastal View Roads, as
designated in the Coastal Land Use Plan, and will not impact public coastal views.
There is no Coastal View Road (segment) in Balboa Peninsula. Public views of the
Tmpl[: 10/10/17
Bengtson Residence
Zoning Administrator, February 27, 2018
Page 4
beach and the sea are available on 8` Street and from the West Ocean Front
boardwalk.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment.
Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of a duplex and garage and the construction of a new 2,792 -square -foot single-
family residence and attached 461 -square -foot 2 -car garage.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
�•
Gregg mirez
Principal Planner
GBR
TmpIC 10/10/17
.y.
Attachments
TmpIC 10/10/17
ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Project Plans
Bengtson Residence
Zoning Administrator, February 27, 2018
Page 5
Attachment No. ZA 1
Draft Resolution
08/17/2017
RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-024 TO DEMOLISH AN
EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A
NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR
GARAGE LOCATED AT 111 8TH STREET (PA2017-058)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Chris Bengtson, ("Applicant" and "Owner'), with respect to
property located at 111 8th Street, and legally described as Lot 1 of Block 7 of the East
Newport Tract, requesting approval of a Coastal Development Permit.
2. The applicant proposes to demolish a one-story, single-family residence and garage and
construct a new three-story, 3,253-square—foot, single-family residence and attached
garage. The project also includes hardscape, drainage, and landscaping. The project
complies with all applicable development standards. No deviations are requested.
3. The subject property is designated RS -D (Single -Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1 (Single -Unit Residential)
Zoning District.
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD -C (Single -Unit Residential Detached) — (10.0-19.9 DU/AC) and it is
located within the R-1 (Single -Unit Residential) Coastal Zone District.
5. A public hearing was held on February 27, 2018, in the Corona del Mar Conference Room
(Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures).
2. Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one single-family residence and the construction of a new 2,792 -square -
foot, single-family residence and 461 -square -foot, 2 -car garage.
7
Zoning Administrator Resolution No. ZA2017-###
Paqe 2 of 7
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 3,912 square feet and the proposed floor area
is 3,253 square feet.
b. The proposed development provides the minimum required setbacks, which are 10
feet along the front property line, 4 feet along each side property line, 2.5 feet along
the rear property line for the second floor and 10 -feet along the rear property line
for the first floor.
C. The highest guardrail is no more than 24 feet from established grade (9.805 feet
NAVD88) and the highest ridge is no more than 29 feet from established grade,
which complies with the maximum height requirements.
d. The project includes garage parking for a total of two vehicles, complying with the
minimum two -car garage parking requirement for single-family residences with less
than 4,000 square feet of habitable floor area.
2. The neighborhood is predominantly developed with one-, two-, and three-story single-
family residences. The proposed design, bulk, and scale of the development is
consistent with the existing neighborhood pattern of development and expected future
development.
3. The proposed development is not located on the shoreline and is over 100 feet from the
nearest beach. The proposed finished floor is 10.5 feet (NAVD 88) which is higher than
the 9.00 feet (NAVD 88) standard. Impacts from wave run-up and sea -level rise are not
anticipated.
4. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
06-02-2017
8
Zoning Administrator Resolution No. ZA2017-###
Paqe 3 of 7
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
5. Project design addresses water quality with a construction erosion control plan and a post
construction drainage system that includes drainage and percolation features designed to
retain dry weather and minor rain event run-off on-site. Any water not retained on-site is
directed to the City's storm drain system.
6. Proposed landscaping complies with the Implementation Plan Section 21.30.075. Final
landscape plans will be reviewed to verify invasive species are not planted.
7. The property is not located near Public Viewpoints or Coastal View Roads, as designated
in the Coastal Land Use Plan, and will not impact public coastal views. There is no Coastal
View Road (segment) in Balboa Peninsula. Public views of the beach and the sea are
available on 8th Street and from the West Ocean Front boardwalk.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Fact in Support of Finding:
The project site is located between the nearest public road and the sea or shoreline (as
defined by the Coastal Commission). Re -development will not alter or affect existing public
recreation, access, or views. Access to the beach and the West Ocean Front boardwalk is
available at the terminus of 8th Street.
2. The proposed project is located entirely on private property and there will be no reduction
in on -street parking spaces.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-024, subject to the conditions set forth in Exhibit "A,"
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution was
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 Local Coastal
Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
06-02-2017
9
Zoning Administrator Resolution No. ZA2017-###
Paqe 4 of 7
City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 27TH DAY OF FEBRUARY, 2018.
Patrick J. Alford, Zoning Administrator
06-02-2017
2�
Zoning Administrator Resolution No. ZA2017-###
Paqe 5 of 7
EXHIBIT "A"
CONDITIONS OF APPROVAL
The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, the beach,
wetlands or their buffers.
3. Best Management Practices (BMP's) and Good Housekeeping Practices (GNP's) shall
be implemented prior to and throughout the duration of construction activity.
4. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
5. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stockpiles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
6. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
7. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
8. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
9. The Applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
10. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
06-02-2017
22
Zoning Administrator Resolution No. ZA2017-###
Paqe 6 of 7
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
11. Prior to issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit "A" shall be incorporated into the Building Division and field sets of
plans.
12. Prior to issuance of a building permit, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict
the elements approved by this Coastal Development Permit.
13. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
14. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.
All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall
be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
15. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
16. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
17. Coastal Development Permit No. CD2017-024 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
18. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney's fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City's
approval of Bengtson Residence Coastal Development Permit including, but not limited to,
Coastal Development Permit No. CD2017-024 (PA2017-058). This indemnification shall
06-02-2017
12
Zoning Administrator Resolution No. ZA2017-###
Paqe 7 of 7
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attorneys' fees, and other expenses incurred in connection with such claim, action, causes
of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating
or bringing such proceeding. The applicant shall indemnify the City for all of City's costs,
attomeys' fees, and damages, which City incurs in enforcing the indemnification provisions
set forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this condition.
06-02-2017
i3
Attachment No. ZA 2
Vicinity Map
08/17/2017
14
VICINITY MAP
LIA
Coastal Development Permit No. CD2017-024
PA2017-058
111 8t" Street
08/17/2017
15
Attachment No. ZA 3
Project Plans
08/17/2017
10
g✓rxs � f>FP� '
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
t
BUILDING DIVISION
100 Civic Center Drive j F.O. Box 17681 Nevupott Beach, CA 82658-8315
www. newyaDrtbeachcg..gov 1 (949) 644-3200
Structural Observation Report
ProjectAddesin ? Report Data:
CNB Inspector Name:
CNS Psmits:
Building Owner Nre, d'Owners Melling Address (t different from she);
gownees Teleptxme fkCNB
Plan Check
FWI Name of Suucttxal Observer SO): SO Erneif Address:
jg�1AIL I rlKkt C�'
SO T�fephana;C:
0 Licty /Reg. #'
G li3
8rRityUaAlfaIBERYATICNDOEStDTitlANEAt±rRf aR869EMTSFORBWL0310NIWECTMNBVAUWgRQECEFWICYFMOFTHECn7CFWORMTSEACa. -'_.. .. - 3 ;ELEVATOR
ar Win, c. BUILDING EQUIPPED WITH FIRE SPRINKLER SYSTEM IN ACCORDANCE CG CAL GREEN RESIDENTIAL MINIMUM REQUIREMENTS
4 'MASONARY FENCE OVER 3.5 FT. HIGH
WITH NFPA-13D.
AC - -- -
i
AC AC
AC w AC [_ .LJ ❑ ; ! AC
K
DI
`0. L0 a 201 �pyr'1 AC e
t" r:)0r1r]r0'rV I Tklr
CDNC,
ruxr -7-77
, tti2�
SCALE; 1'=8'
DIAPHRAGMS
INDICATE LOCAmON(S)
DATE
FOUNDATIONS SNEAK WALLS
FRAMES (Floos/Roof)
OBSERVED
OBSERVED
Conventional 0 Concrete
LT Steel ❑ Concrete
f- j+
t'
_a
Foot( s $ Slab
I
I%
2.
O Mat Foundation, 0 Masonry
❑ Concrete 1 O Steel Deck
Prestressed Concrete
0 Caissons, Piles, XWood or Manuf
0 Masonry Wood
SITE 3,039 S.F.
I
Grade Seams ear Panels
--�
EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONT
I Cl Other. 4 Other:
❑ Other" } ❑ Other:
3.
❑ (TENS CHECKED ABOVE ARE APPROVED AND WITHOUT DEFICIENCIES.
FLOOR AREA LIMIT (2 x 1,956 S.F.) 3,912 S,F.
0 OBSERVED DEFICIENCIES" AND COMMENTS:
SITE PLAN &PROJECT DATA
NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE
i
2
SURVEY /GRADING -PLAN
❑ REPORT CONTINUED ON ATTACHED PAGES.
0 FINAL STRUCTURAL OBSERVATION REPORT:
I The sUcitts s prsrally compiles with the approved conabucdon docu harm and aI observed deffdemnes were corrected.
LOWER LEVEL FLOOR PLAN
I declare that the following statements are true to the best of my knowledge:
OPEN, VOLUME AREA REQ. (15% x 1,956 S.F.) 293.4 S.F.
4
MIDDLE LEVEL FLOOR PLAN
----�—t�
1. I am the licensed design professional retained by the owner to be in responsible
OPEN AREA PROVIDED 474 S.F.
5
UPPER LEVEL FLOOR PLAN
charge of the structural observation;
CONSTRUCTION AUTHORIZED BY THIS PERMIT.
OPENISPACE:
6
j 2. 1, or another licensed design professional w1urm I have designated above and is undr
4.
PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT -OF WAY- AN
DECKS 1,290 S.F.
1 my responsible charge, have performed His required site visits at each significant
EXTERIOR ELEVATIONS
ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS
construction stage to verify that the structure is in general conformance with the
8
BUILDING SECTIONS / WINDOW AND DOOR SCHEDULES
approved construction documents;
LANDSCAPE AREA 262 S.F.
9
LOWER LEVEL ELECTRICAL PLAN
3. 1 understand that all deficiencies which I have doctmented must be corrected, prior to
AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK
10
final acceptance of the structural systems by the City of Newport Beach, Building
ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY.
LIVABLE AREA
Division.
UPPER ELECTRICAL PLAN
b.
I
SIGNATURE OF STRUCTURAL OBSERVER OF RECORD DATE
12
INTERIOR ELEVATIONS
STAMP OF STRUCTURAL OBSERVER
8rRityUaAlfaIBERYATICNDOEStDTitlANEAt±rRf aR869EMTSFORBWL0310NIWECTMNBVAUWgRQECEFWICYFMOFTHECn7CFWORMTSEACa. -'_.. .. - 3 ;ELEVATOR
ar Win, c. BUILDING EQUIPPED WITH FIRE SPRINKLER SYSTEM IN ACCORDANCE CG CAL GREEN RESIDENTIAL MINIMUM REQUIREMENTS
4 'MASONARY FENCE OVER 3.5 FT. HIGH
WITH NFPA-13D.
AC - -- -
i
AC AC
AC w AC [_ .LJ ❑ ; ! AC
K
DI
`0. L0 a 201 �pyr'1 AC e
t" r:)0r1r]r0'rV I Tklr
CDNC,
ruxr -7-77
, tti2�
SCALE; 1'=8'
NOTES:
1. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING
SERENE
STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS.
FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS
PROJECT DATA
coo
�
f- j+
t'
_a
I
I%
2.
OR ANY COMBINATION THEREOF SHALL NOT EXCEED 42 INCHES FROM
SITE 3,039 S.F.
--�
EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONT
BUILDABLE AREA 1,956 S.F.
3.
SETBACK AREA(S).
ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES
FLOOR AREA LIMIT (2 x 1,956 S.F.) 3,912 S,F.
1
SITE PLAN &PROJECT DATA
NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE
3RD FL: MAX S.F. (15% x 1,956 S.F.) 293.4 S.F.
2
SURVEY /GRADING -PLAN
COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED
3
LOWER LEVEL FLOOR PLAN
AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT
OPEN, VOLUME AREA REQ. (15% x 1,956 S.F.) 293.4 S.F.
4
MIDDLE LEVEL FLOOR PLAN
YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF
OPEN AREA PROVIDED 474 S.F.
5
UPPER LEVEL FLOOR PLAN
CONSTRUCTION AUTHORIZED BY THIS PERMIT.
OPENISPACE:
6
ROOF PLAN
4.
PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT -OF WAY- AN
DECKS 1,290 S.F.
7
EXTERIOR ELEVATIONS
ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS
COVERED PATIO 157 S.F.
8
BUILDING SECTIONS / WINDOW AND DOOR SCHEDULES
DEPARTMENT.
LANDSCAPE AREA 262 S.F.
9
LOWER LEVEL ELECTRICAL PLAN
5.
AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK
10
MIDDLE LEVEL ELECTRICAL PLAN
ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY.
LIVABLE AREA
1 1
UPPER ELECTRICAL PLAN
b.
A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS
1ST FLOOR 1,023 S.F.
12
INTERIOR ELEVATIONS
REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE
ISSUED, AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF
2ND FLOOR 1,478 S.F.
13
ARCHITECTURAL DETAILS
l
THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, j'
3RD FLOOR 291 S.F.
NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET
TOTAL 2,792 S.F.
T24-1
TITLE 24 CALCULATIONS
PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES
GARAGE 461 S.F.
T24-2
TITLE 24 CALCULATIONS
INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 INCH WATER
TOTAL FLOOR AREA 3,253 S.F.
SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEAN OUT WITH
$-1
FOUNDATION PLAN
BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE;
EXISTING FINISH GRADE CALC (4 CORNER METHOD)
S-2
LOWER LEVEL FRAMING PLAN
PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID
1 8 98'
S-3
MIDDLE LEVEL FRAMING PLAN
DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT
2 9,90,
S 4
UPPER LEVEL FRAMING PLAN
THE DISCRETION OF THE PUBLIC WORKS INSPECTOR."
3 10.36'
SGN
STRUCTURAL NOTES
7.
AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON STANDARD
4 9.98
SD -1
STRUCTURAL DETAILS
IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD
IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18
TOTAL 39.22'/4 = 9.805'
$D-2
STRUCTURAL DETAILS
8.
A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND
SSW 1
FOR SHORING AND UNDERPINNING.
ZONE; R-1
SSW2
9.
RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE
OCC: R3/U
NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN
BUILDING TYPE: VB
L-1
HARDSCAPE PLAN
ACCORDANCE WITH SECTION 4.408.1 CALGREEN CODE.
APN: 047-282-12
L-2
LANDSCAPE PLAN
10. SPRINKLERS
a. NEW CONSTRUCTION OR ADDITION AND RECONSTRUCTION, WHICH !
DEFFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR
C-1
EXISTING SITE CONDITIONS AND DEMO PLAN
EXCEED 2,600 SF AND EXCEED 50% OF THE AREA OF THE EXISTING
ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN
C-2
PRELIMINARY PRECISE GRADING PLAN
STRUCTURE, REQUIRE INSTALLATION OF A FIRE SPRINKLER SYSTEM
CHECK OR APPROVAL BY THE CITY:
C 3
PRELIMINARY EROSION CONTROL PLAN
THROUGHOUT THE STRUCTURE.
l ,FIRE SPRINKLER NFPA-13D
b. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF
.
2. ;HVAC SOUND ATTENUATION
RCR
RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS
SHEATHING INSPECTION
8rRityUaAlfaIBERYATICNDOEStDTitlANEAt±rRf aR869EMTSFORBWL0310NIWECTMNBVAUWgRQECEFWICYFMOFTHECn7CFWORMTSEACa. -'_.. .. - 3 ;ELEVATOR
ar Win, c. BUILDING EQUIPPED WITH FIRE SPRINKLER SYSTEM IN ACCORDANCE CG CAL GREEN RESIDENTIAL MINIMUM REQUIREMENTS
4 'MASONARY FENCE OVER 3.5 FT. HIGH
WITH NFPA-13D.
AC - -- -
i
AC AC
AC w AC [_ .LJ ❑ ; ! AC
K
DI
`0. L0 a 201 �pyr'1 AC e
t" r:)0r1r]r0'rV I Tklr
CDNC,
ruxr -7-77
, tti2�
SCALE; 1'=8'
CONC.
S�
CONC.
`0.
25.0
V d
b��4G',
0
�3
CONC. _
�MM
W
CDNC,
awti
I I !.T
4� c
®tsLirre
Cn
Owl 4
v_
@}-+
r
SCOPE OF WORK:
THE PROJECT IS LOCATED AT 1 1 1 8TH ST. AND SITS ON A FLAT LOT AT THE
CORNOR OF W. BALBOA BLVD. AND 8TH ST. THERE IS CURRENTLY A ONE
DRAWN
STORY SINGLE FAMILY RESIDENCE WITH AN ATTACHED TWO CAR GARAGE
THAT WILL BE DEMOLISHED. THE PROPSED PROJECT CONSISTS OF A 2,919 CHECKED
S.F. THREE STORY SINGLE FAMILY RESIDENCE WITH AN ATTACHED TWO CAR
GARAGE OF 461 S.F. THE PROPOSED RESIDENCE CONFORMS TO ALL CATE
APPLICABLE SECTIONS OF THE CERTIFIED LOCAL COASTAL PROGRAM AND 2 °; (_, ,-4
WITH THE PUBLIC ACCESS AND PUBLIC RECREATION POLICIES. OF CHAPTER SCALE
3 OF THE COASTAL ACT..
(Ve11 JO®1 (N01(
'-?- SHEET
1�
OF SHEETS
go
do
Nv C0�
coo
�
_a
CONC.
S�
CONC.
`0.
25.0
V d
b��4G',
0
�3
CONC. _
�MM
W
CDNC,
awti
I I !.T
4� c
®tsLirre
Cn
Owl 4
v_
@}-+
r
SCOPE OF WORK:
THE PROJECT IS LOCATED AT 1 1 1 8TH ST. AND SITS ON A FLAT LOT AT THE
CORNOR OF W. BALBOA BLVD. AND 8TH ST. THERE IS CURRENTLY A ONE
DRAWN
STORY SINGLE FAMILY RESIDENCE WITH AN ATTACHED TWO CAR GARAGE
THAT WILL BE DEMOLISHED. THE PROPSED PROJECT CONSISTS OF A 2,919 CHECKED
S.F. THREE STORY SINGLE FAMILY RESIDENCE WITH AN ATTACHED TWO CAR
GARAGE OF 461 S.F. THE PROPOSED RESIDENCE CONFORMS TO ALL CATE
APPLICABLE SECTIONS OF THE CERTIFIED LOCAL COASTAL PROGRAM AND 2 °; (_, ,-4
WITH THE PUBLIC ACCESS AND PUBLIC RECREATION POLICIES. OF CHAPTER SCALE
3 OF THE COASTAL ACT..
(Ve11 JO®1 (N01(
'-?- SHEET
1�
OF SHEETS
LOT AREA = 3039 SQ FT
LOT SETBACK AREA = 1,956 Si .I --T
INDICATES LEAD AND TAG STAMPED L,S. 4653,
LEGEND
- -
DESCRIPTION
(1.23.45)
MEAS, ELEVATIONS
(_)
RF -C. BRG. & DIST:
I DE CK
#
BRICK
WALL_
-
BUILDING
®
PROPERTY LINE
--- - ---- -
F E N C E
N. 0,
NATURAL GRADE
P.P.
POWER POLE
WM
WATER M --=-TER
F F-.
,FINISH F-I-J❑R
GARAGE FLOOR
CONC.
CONCRETE
F. S.
! I7INIS I SURFACE
M. H.
MAIM -HOLE
P
PLANT ER
A.C.
i ASPHALT
T.G.
i TOP -GRATE
RUM SURVEY INC TIN
RONt MIEDEMA L.S. 4653
23016 LAKE FOREST DR, #409
LAGUNA-IILLS, CA 92653
(949) 858--2924 OF F.iCE
(949) 858--3438 F -AX
RDMSURVE:YING@C❑X,NL_T
CONC.
TOPOGRAPHIC SURVEY
JOB: 60-34
DATE:: 5/16/16
OWNER:
CHRIS BENGSTON
111 8-i H STREET
NEWPORT BEACH, CA
Ac
DAI BEIA
P[?nPr (PTY 1 TNir
nUIL-1J I IN
LEGAL DESCRIPTION:
LOT 1 OF BLOCK 7 OF EAST NEWPORT- TRACT
BENCH MARK:
BENCH MARK #: 1E-122-14
NAVD88
ELEVATION= 9.179
NORTH
0' 8' 16,
SCALE: V-8'
NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY.
Q00 c>.
00
Q Lo
0� U
n/ w
U— z �.
�H �Q
Uc
�U
o00
U�
Q� oor
ADDRESS OF PROJECT:
111. 811H STREE
NEWPORT BEACH, CA
fl /LAND s�\
v� D fl
J NIEDEMA �
N0. 4653 'f
EXP.9/30/17 ti
A
0
12
,--,I . '-� 11
'2� �57d L25
2x4 oj�ps2
NOTE:.
1. ALL EXTERIOR WALLS MIN 2X6 TO ACCOMMODATE R-21 BATT
INSULATIONS.
2. NET AREA OF SHOWER ENCLOSURES SHALL NOT BE LESS THAN 1,024
SQ. INCH (7.1 SQ. FEET) OF FLOOR AREA, AND A MINIMUM OF 30
INCHES DIAMETER CIRCLE (TYP). Vf
3. ALL PLUMBING FIXTURES SHALL BE COMPLYING WITH THE MAXIMUM
FLOW RATES IN SECTION 4.303 CALGREEN BUILDING STANDARDS U)
CODE. A. -i
4. HANDRAILS SHALL SATISFY THE FOLLOWING (SEE SHT 13 FOR DETAILS):
a. PROVIDE A MINIMUM OF ONE CONTINUOUS HANDRAIL ON
STAIRWAYS WITH 4 OR MORE RISERS AND AT ALL OPEN SIDES,
b. HANDRAIL HEIGHT SHALL BE 34 TO 38 INCHES ABOVE THE
NOSING OF TREADS.
C. HANDRAIL WITH CIRCULAR CROSS-SECTIONS SHALL HAVE A
DIAMETER OF 1.25 TO 2 INCHES.
d, HANDRAIL WITH OTHER THAN CIRCULAR CROSS-SECTIONS
SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHES
WITH A MAXIMUM CROSS-SECTION OF 2.25 INCHES. DRAWN
e. HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHES
SHALL COMPLY WITH R3117.7.8.3 ITEM 1. CHECKED
f. HANDRAIL SHALL BE CONTINUOUS WITHOUT INTERRUPTION BY
NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE DATE
LANDING, VOLUTE, OR TURNOUT ON LOWEST TREAD.
At�
(R311.7.8.2, EXCEPTION 1 AND 2), I STE
g. CLEAR SPACE BETWEEN HANDRAIL AND WALL SHALL BE 1.5
JOB NO.
INCHES MINIMUM.
5. GUARDRAILS SHALL MEET THE FOLLOWING: SHEET
a. TRIANGULAR OPENINGS FORMED BY THE RISER, TREAD, AND
BOTTOM RAIL SHALL PRECLUDE THE PASSAGE OF A 6 INCH,
DIAMETER SPHERE (R312.1.3 EXCEPTION 1).
b. OPENINGS BETWEEN INTERMEDIATE BALUSTERS ON THE OPEN
SIDE Or STAIRS SHALL PRECLUDE THE PASSAGE OF A 4-3
INCHES DIAMETER SPHERE (R312.1.3 EXCEPTION 2). OF SHEETS
0
I
i
20
<
z
0
> �
LU
rix
<
LU
<
i
20
S
�,,CALE
/4 1 .!;:-1 leo
I JOB NO.
d
OF SHEETS
VENTILATION
CONSTRUCTION METALS, INC.
s.�. .�.
• Roof Dormer
HALF ROUND SQUARE TAIL DORMER - Bard f=lange
Galvanized or Bonderized Steel Construction
- Screen 4 -or 8 Mesh Galvanized Wire
• Louver Blades Deflect Rain and Snow
• Meets FHA Requirements
• Design for Composition Roof; Shake Roof;
Flat Concrete Tile Roof -
✓trss f i � ->-�.w
=q.
1...' tyf', i �'"; LNa f^' I r�i/i. I I :?i.(... l /('3 , U
IT
V / _T�,
-ma y t/v (-A
17,
A x B
FREE
VENTILATE
MODEL
FACE
ROUGH
AREA
s(LYT "'
NO.
DIMENSION
-
OPENING
$O: IN.
(RA -90 V3
STDHi6
18•'x9'•
12"x9"
75
156
STDH24
24"x12"
12"x9"
100
208
✓trss f i � ->-�.w
=q.
1...' tyf', i �'"; LNa f^' I r�i/i. I I :?i.(... l /('3 , U
IT
V / _T�,
-ma y t/v (-A
17,
IeT 10 cq�lcl
Tyf.
a
7r7
COLOR CHART
I
STUCCO
DUNN-EDWARDS HICKORY # DEC759
ROOF
EAGLE CAPISTRANO HILO SUNSET # 3124
-4-
STONE
7r7
COLOR CHART
I
STUCCO
DUNN-EDWARDS HICKORY # DEC759
ROOF
EAGLE CAPISTRANO HILO SUNSET # 3124
3
STONE
ELDORADO MESETA FIELDSTONE WITH GRAY GROUT
4
CONCRETE
PACIFIC STONE # 33
5
WOOD STAIN
OLYMPIC BLACK WALNUT # 709
6
WINDOWS
ANODIZED DARK BRONZE
7
WROUGHT IRON RAIL
BLACK POWER COAT
163,, eloG 1%4A -X
t
TY P, LL
NOTE:
1. ALL.EXPOSED,BEAMS AND RAFTERS SAND BLASTED OR ROUGH SAWN
(VERIFY).
T1 LZ, ?Ot-:
ly
C? �J.
4A
tylp,
3, 009 NAY 1��.005 MAX
T 71
k4- 4_�
111 1
L. 4E w_ �,1
-
(D
41, 00
�A
4-1
r r
0
M.
W
7,05
C���E�T n_LE\A7ak.l
cc)
%moo#
�10
DRAW
M,
CHECKED
It A
DATE
SCALE
JOB NO.
SHEET
7
OF SHEETS
CID
Ice
U
'.^
0-
K 874,
0.
>
U Lf
t<L
<
F_
ON
Clf>
or
W
7,05
C���E�T n_LE\A7ak.l
cc)
%moo#
�10
DRAW
M,
CHECKED
It A
DATE
SCALE
JOB NO.
SHEET
7
OF SHEETS
�I�1l�b�J C�l'I�Dt1L�
1. WINDOWS ARE METAL CLAD O/ HOOD WITH DUAL LOW 'E'
GLAZING.
2. TEMPERED GLAZING TO HAVE SAFETY LABEL PERMANENTLY
ATTATCHED.
3. U -FACTOR: 0.280
4. SOLAR HEAT GAIN COEFFICIENT (SHGC): 0.35
5. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.
'2
_ .EXT
I.PT P J
410 &1 106r6 )Gmp 184 64A�' 120v*j
i '
Lwi ,
all
I1 11 I E �o
t sC
1. �' � ;, r' . �� ; �� .�; Jam_ � "� t S•^' G%' � m , rq C 3. ..�...s i
_ Y
r 1
I �.f
6
s
70151
17
i
. n 1„r -d ? e r .,� P:.a r .sus, r .��✓�',r 3'a'r� F f,,, S i,..`.....,.._ r ;i' ?pz `?. 3 s .,s ^sy .0 �'� a? r
_ . r .�'` � �., �� �....�.,' �' : �.� s.,.. ,� �...� - i , t_ '� �• .:��`" � " ��L-.. r� �� � n� �,, a.. �• 3�' Via;,
t
(
� " I
4
g91.
lJ
(/•�. � $ (/..%+,�� (,,sem•
1. ALL GLAZING AT DOORS TO BE DUAL AND LOW 'E'
2. TEMPERED WITH SAFETY LABEL PERMANENTLY ATTACHED.
3. U -FACTOR: 0.280
4. SOLAR HEAT GAIN COEFFICIENT (SHGC): 0.35
5. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.
4
9
124
OF SHEETS
�+
-zc,
0
_
.`
1. WINDOWS ARE METAL CLAD O/ HOOD WITH DUAL LOW 'E'
GLAZING.
2. TEMPERED GLAZING TO HAVE SAFETY LABEL PERMANENTLY
ATTATCHED.
3. U -FACTOR: 0.280
4. SOLAR HEAT GAIN COEFFICIENT (SHGC): 0.35
5. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.
'2
_ .EXT
I.PT P J
410 &1 106r6 )Gmp 184 64A�' 120v*j
i '
Lwi ,
all
I1 11 I E �o
t sC
1. �' � ;, r' . �� ; �� .�; Jam_ � "� t S•^' G%' � m , rq C 3. ..�...s i
_ Y
r 1
I �.f
6
s
70151
17
i
. n 1„r -d ? e r .,� P:.a r .sus, r .��✓�',r 3'a'r� F f,,, S i,..`.....,.._ r ;i' ?pz `?. 3 s .,s ^sy .0 �'� a? r
_ . r .�'` � �., �� �....�.,' �' : �.� s.,.. ,� �...� - i , t_ '� �• .:��`" � " ��L-.. r� �� � n� �,, a.. �• 3�' Via;,
t
(
� " I
4
g91.
lJ
(/•�. � $ (/..%+,�� (,,sem•
1. ALL GLAZING AT DOORS TO BE DUAL AND LOW 'E'
2. TEMPERED WITH SAFETY LABEL PERMANENTLY ATTACHED.
3. U -FACTOR: 0.280
4. SOLAR HEAT GAIN COEFFICIENT (SHGC): 0.35
5. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.
4
9
124
OF SHEETS
MANUFACTURED TO MEET:
ASME A17.1 - 2013 STANDARDS
SF�ECSF"ICATT�J��-
MODEL: UC601 - "MRL" GEARED DRIVE - 200
LANDINGS: MAXIMUM 6 LANDINGS
CODE(S): 5 (INCLINATOR LAYOUT DESIGNATION)
CAPACITY: 950#
SPEED1 AT 38 F.P,M.*2
SUSPENSION (2) #60 ROLLER CHAINS
MEANS
CAR
CONSTRUCTION: 3/4" HARDWOOD VENEER
NOTE: / W FAWURER SUPPUEO W AND EQUIPMENT OPTIONS ME
NOTED ON THE WHAAMNO ORDER SHEET.
ONCE DRAWINGS HAVE BEEN APPROVED,
SIO WITHIN 5 DAYS OF PRODUCTION, THE
CUSTOMER WILL. BEAR ALL RESPONSIBILITY AND
LIABILITY OF FINISHED UNIT.
PART NUMBER
`- SEE DETAIL "RAIL"
26" 27"
10 POST GATE - 721' 13d" 131"
LIGHT CURTAIN IA
36"
DOOR
i
321":k
Vinn/ CLEAR
�oT
DOOR INTERLOCK
To R
ERICA
. HARRISBURG, PA
V
ncla REF"
rF-
PROJECT: TYPICAL
GEARED
MRL 950
DRIVE
MANUFACTURED TO MEET:
ASME A17.1 - 2013 STANDARDS
SF�ECSF"ICATT�J��-
MODEL: UC601 - "MRL" GEARED DRIVE - 200
LANDINGS: MAXIMUM 6 LANDINGS
CODE(S): 5 (INCLINATOR LAYOUT DESIGNATION)
CAPACITY: 950#
SPEED1 AT 38 F.P,M.*2
SUSPENSION (2) #60 ROLLER CHAINS
MEANS
CAR
CONSTRUCTION: 3/4" HARDWOOD VENEER
NOTE: / W FAWURER SUPPUEO W AND EQUIPMENT OPTIONS ME
NOTED ON THE WHAAMNO ORDER SHEET.
ONCE DRAWINGS HAVE BEEN APPROVED,
SIO WITHIN 5 DAYS OF PRODUCTION, THE
CUSTOMER WILL. BEAR ALL RESPONSIBILITY AND
LIABILITY OF FINISHED UNIT.
PART NUMBER
`- SEE DETAIL "RAIL"
26" 27"
10 POST GATE - 721' 13d" 131"
LIGHT CURTAIN IA
36"
DOOR
i
321":k
Vinn/ CLEAR
�oT
DOOR INTERLOCK
t OP'R.C.
511"
FINISHED
HATCH
36"
CAR
3"R.C. E3
NOTE,
CALL STATION 42X RUN CLEARANCE
ABOVE FINISHED FLOOR 1""�R 2" NEEDED ON ONE
$.C. R.G. SIDE OF CAR FOR
I 53"FINISHED HATCH TRAVELING CABLE
(A_
MINIMUM CAR VIDTH
EDR THE MRL GEARED
IS 42'
NOTE.
ALL HOISTWAY CONSTRUCTION MUST
COMPLY WITH NATIONAL, STATE, AND
LOCAL CODES. HOISTWAY MUST BE
PLUMB AND STRAIGHT FROM TDP TO
BOTTOM WITH NO PROJECTIONS INTO
THE HOISTWAY.
....HQISYVAY.,_LAYQQT.,..-, ,..__ ..._-...
.,, ,... .51J" HATCH
0
zren
DOOR INTERLOCK
W -6 -
MINIMUM
OVERHEAD
NOTE,
IF CAR IS B'H THEN
MINIMUM OVERHEAD
OF 9'-W IS NEEDED
50' MAX
TRAVEL
IST
8 MINIMUM PIT 6MIN- 3000 1
REINF114 AT 12. O.C.
REV.DATE
53" HATCH
I
EV -DATE
;ELECTRICAL NOTES:
I,
t. Bathroom exhaust fans Which exhaust directly from
bathroom shall comply with CGBS 4.506 and shall include
the following:
a. Be Energy star efficient
b. Unless functioning as a component of a whole house
system, fans must be controlled by a humistat which
shall be readily accessible between a relative humidity
Of 50% to 80%.
2. Rooms containing bathtubs, showers, spas and similar
bathing fixtures shall be mechanically ventilated and
ducted to the outside. A minimum rate of 50cfm and a
maximum sound rating of 3 Sone for intermittent
operation is required.
3. Kitchen exhaust hood shall exhaust to outside. A minimum
rate of too cfm and a maximum sound rating of 3 Sone is
required for intermittent operation.
4. All lighting in a residential building shall be high efficacy
(except kitchen lighting), or depending on the location of
the lighting, be controlled by a dimmer switch.of a manual
on vacancy sensor.
5. Bathroom lighting to be high efficacy or controlled by a
vacancy sensor.
6. Kitchen lighting shall be high efficacy until a minimum of
50% of the total wattage of permanently installed lighting is
high efficacy.
7. Recessed lighting installed in an insulated ceiling shall be
listed as AT/IC and sealed and/or contain a gasket.
8. Smoke detectors and Carbon Monoxide Alarm in a
accordance with Section R315.1 shall be installed in the
following locations
a.. Smoke detectors to be installed in each sleeping room.
b., Smoke detectors and Carbon monoxide alarms are
required outside of each separate dwelling unit
sleeping area in the immediate vicinity of the
bedrooms.
Y
c. Smoke detectors and Carbon Monoxide alarms are
required on each additional story and/or every level of
the dwelling, including basements and habitable attics.
d. Where more than one smoke detectors/ Carbon
Monoxide alarms is required to be installed within the
dwelling unit or within a sleeping unit, the alarm shall
be interconnected in a manner that activation of one
alarm shall activate all the alarms in the individual unit.
e. Smoke detector/ Carbon Monoxide alarms shall receive
their primary power from the building wiring and be
equipped with a battery backup.
9. , Provide a service ork order for both a temporary
construction pole and each separate unit main electrical
service form the corresponding electricaLpower provider.
.1o. ,Utility service to be underground r
n. Outdoor receptacles to be listed as weather resistant per
CEC section 466.8
a ✓ v receptaceesinstailemn DatnrOOmS, garages and accessory
buidings, outdoords, crawl spaces, unfinished Bsements, all
AI kitchen outlets, laundry, utility and wet bar outlets located
within 6 feet. Eception: A receptacle supplying only a
iw
per '„ I en y installed fore alarm or burglar alarm CEC eto-
m
:
man tl
w---- shall a listed as tamper
71 3 Receptaclesall bresistant f all 15
I and 20 ampere: receptacles.in dwelling unit family, dining8.,
living, parlors, libraries, dens, bedrooms, sunrooms,
m recreate
j 'on rooms, closets, hallways, or similar rooms and
p j areas per CEC sections 210.12 and 4o6.n
v t. 14. Arcfault Circuit Protection (AFCI) is required for all 15 and
20 ampere branch circuits supplying outlets in dweliingunit
— -- ,., _,_...,_ family, dining, living, parlors, Libraries, dens, bedrooms,
_ �-
_ sunrooms, recreation rooms, closets, hallways, or similar
ELECTRICAL LEGENp rooms and are:asper CEC section 210.12
-- 15. Provide at least one receptacle outlet in bathroom within
STEP LIGHT, WATER PRC70-F �"�_-A_ - t I
}@ -DUPLEX ELECTRICAL OUTLET 110 ,- 36 inches of the_outside ed
gg,of each sink basin. Outlet
I El PUSH BUTTON CONTROL
i
4:�)7- OUTLET t/2 SWITCHED shall be located on a wall or partition that is adjacent to the
y ( ENTRY CHIMES
4,7b1 OUTLET 220 basin' or installed on the side of face the basin cabinet not
TELECOM JACK, more than 121" below the countertop.
{ SWITCHED OUTLET TYPE MM ENHANCED MULTI MEDIA JACK 16. Provide a min. of (1) 2oamp circuit for bathroom(s) outlet.
i.Ir�� OUTLET EXTERIOR
MULTIMEDIA JACKSuch circuit shall have no other outlets. Loads shall be
6;fpIjC-�OUTLET GROUND FAULT PROTECTED J JUNCTION BOX
balanced.
111 OUTLET ARC FAULT PROTECTED' FLUOR. TUBE 17. Provide a minimum oft-2o
amp small appliance circuits for
1
WATER PROOF ; EXTERIOR the kitchen counter tops. Such circuit shall have no other
_ FLUOR. RECESSED. FIXTURE
r. _. + �l
SWITCH outlets. Loads shall be balanced.
I SINGLE SWITCH W VACANCY SENSOR 18. Provide a minimum of 1-20 amp laundry branch circuit. Such
��-MULTI WAY SWITCH 1� SWITCH W/ MOTION SENSOR TIMER ' circuits shall have no other outlets.
[*,I MULTIPLE SWITCHING 1���� CARBON MONOXIDE SENSOR (TO BE INTERCONNECTED) pP required for
19 A dedicated circuit, sized for the appliance. is re
F -, RHEOSTATIC DIMMER CONTROL SMOKE DETECTOR ROBEINTERCONNECTED)
durl�bwaiterequipment.
[] RECESSED CEILING LIGHTEXHAUST FAN 5'AIR CHANGES PER HOUR 20.ALL LIGHTING SHALL BE HIGH EFFICACY PER SECTION 150.0 9 (K).
r J&,WALL LIGHT i -( FUEL GAS 21.HOT WATER HEATER SHALL VENT DIRECTLY THROUGH ROOF.
SURFACE. MOUNTED CEILING LIGHT T 22. ALL LOWER LEVEL EXTERIOR ENVELOPE WALLS MIN 2X6 TO
VALVE S OFF KEY
�-� FUEL V HU - f
NOTE. -q-- HANGING CEILING LIGHTb _ R-21 EXHAUST SYSTEMVENTEDTO OUTDOORS SHALL
ACCOMMODATE
1.' VERIFY LOCATION FOR GAS METER, WATER METER, ELECTRICAL FLUORESCENT TUBE LIGHTING IN KITCHEN, LOCA
METER, PHONE BOX, T.V. CABLE BOX, AND PROVIDE POWER AND 23 HAVE A MINIMUM EXHAUST RATE OF 100 CFM.
r MEDIA CABLE•(VERIFY TYPE)
TRANSFORMER.FOR LANDSCAPE LIGHTS AND SPRINKLERS. - 24.ALL PLUMBING FIXTURES SHALL BE COMPLYING WITH THE MAXIMUM
I-TE-LEGOM.UNICATION CABLE -(VERIFY-) "1 FLOW RATES IN SECTION 4-303 CALGREEN BUILDING STANDARDS
CODE.
-------
53"
.._
Q
e
t
t
Ij
I} i
71
I
i
I
47PID
29"
MRL GEARED - 20D
TH-OVERALL 361"
80 -H -CLEAR ID 10
221" CODECS) 5
Y)
Q Lf�
t OP'R.C.
511"
FINISHED
HATCH
36"
CAR
3"R.C. E3
NOTE,
CALL STATION 42X RUN CLEARANCE
ABOVE FINISHED FLOOR 1""�R 2" NEEDED ON ONE
$.C. R.G. SIDE OF CAR FOR
I 53"FINISHED HATCH TRAVELING CABLE
(A_
MINIMUM CAR VIDTH
EDR THE MRL GEARED
IS 42'
NOTE.
ALL HOISTWAY CONSTRUCTION MUST
COMPLY WITH NATIONAL, STATE, AND
LOCAL CODES. HOISTWAY MUST BE
PLUMB AND STRAIGHT FROM TDP TO
BOTTOM WITH NO PROJECTIONS INTO
THE HOISTWAY.
....HQISYVAY.,_LAYQQT.,..-, ,..__ ..._-...
.,, ,... .51J" HATCH
0
zren
DOOR INTERLOCK
W -6 -
MINIMUM
OVERHEAD
NOTE,
IF CAR IS B'H THEN
MINIMUM OVERHEAD
OF 9'-W IS NEEDED
50' MAX
TRAVEL
IST
8 MINIMUM PIT 6MIN- 3000 1
REINF114 AT 12. O.C.
REV.DATE
53" HATCH
I
EV -DATE
;ELECTRICAL NOTES:
I,
t. Bathroom exhaust fans Which exhaust directly from
bathroom shall comply with CGBS 4.506 and shall include
the following:
a. Be Energy star efficient
b. Unless functioning as a component of a whole house
system, fans must be controlled by a humistat which
shall be readily accessible between a relative humidity
Of 50% to 80%.
2. Rooms containing bathtubs, showers, spas and similar
bathing fixtures shall be mechanically ventilated and
ducted to the outside. A minimum rate of 50cfm and a
maximum sound rating of 3 Sone for intermittent
operation is required.
3. Kitchen exhaust hood shall exhaust to outside. A minimum
rate of too cfm and a maximum sound rating of 3 Sone is
required for intermittent operation.
4. All lighting in a residential building shall be high efficacy
(except kitchen lighting), or depending on the location of
the lighting, be controlled by a dimmer switch.of a manual
on vacancy sensor.
5. Bathroom lighting to be high efficacy or controlled by a
vacancy sensor.
6. Kitchen lighting shall be high efficacy until a minimum of
50% of the total wattage of permanently installed lighting is
high efficacy.
7. Recessed lighting installed in an insulated ceiling shall be
listed as AT/IC and sealed and/or contain a gasket.
8. Smoke detectors and Carbon Monoxide Alarm in a
accordance with Section R315.1 shall be installed in the
following locations
a.. Smoke detectors to be installed in each sleeping room.
b., Smoke detectors and Carbon monoxide alarms are
required outside of each separate dwelling unit
sleeping area in the immediate vicinity of the
bedrooms.
Y
c. Smoke detectors and Carbon Monoxide alarms are
required on each additional story and/or every level of
the dwelling, including basements and habitable attics.
d. Where more than one smoke detectors/ Carbon
Monoxide alarms is required to be installed within the
dwelling unit or within a sleeping unit, the alarm shall
be interconnected in a manner that activation of one
alarm shall activate all the alarms in the individual unit.
e. Smoke detector/ Carbon Monoxide alarms shall receive
their primary power from the building wiring and be
equipped with a battery backup.
9. , Provide a service ork order for both a temporary
construction pole and each separate unit main electrical
service form the corresponding electricaLpower provider.
.1o. ,Utility service to be underground r
n. Outdoor receptacles to be listed as weather resistant per
CEC section 466.8
a ✓ v receptaceesinstailemn DatnrOOmS, garages and accessory
buidings, outdoords, crawl spaces, unfinished Bsements, all
AI kitchen outlets, laundry, utility and wet bar outlets located
within 6 feet. Eception: A receptacle supplying only a
iw
per '„ I en y installed fore alarm or burglar alarm CEC eto-
m
:
man tl
w---- shall a listed as tamper
71 3 Receptaclesall bresistant f all 15
I and 20 ampere: receptacles.in dwelling unit family, dining8.,
living, parlors, libraries, dens, bedrooms, sunrooms,
m recreate
j 'on rooms, closets, hallways, or similar rooms and
p j areas per CEC sections 210.12 and 4o6.n
v t. 14. Arcfault Circuit Protection (AFCI) is required for all 15 and
20 ampere branch circuits supplying outlets in dweliingunit
— -- ,., _,_...,_ family, dining, living, parlors, Libraries, dens, bedrooms,
_ �-
_ sunrooms, recreation rooms, closets, hallways, or similar
ELECTRICAL LEGENp rooms and are:asper CEC section 210.12
-- 15. Provide at least one receptacle outlet in bathroom within
STEP LIGHT, WATER PRC70-F �"�_-A_ - t I
}@ -DUPLEX ELECTRICAL OUTLET 110 ,- 36 inches of the_outside ed
gg,of each sink basin. Outlet
I El PUSH BUTTON CONTROL
i
4:�)7- OUTLET t/2 SWITCHED shall be located on a wall or partition that is adjacent to the
y ( ENTRY CHIMES
4,7b1 OUTLET 220 basin' or installed on the side of face the basin cabinet not
TELECOM JACK, more than 121" below the countertop.
{ SWITCHED OUTLET TYPE MM ENHANCED MULTI MEDIA JACK 16. Provide a min. of (1) 2oamp circuit for bathroom(s) outlet.
i.Ir�� OUTLET EXTERIOR
MULTIMEDIA JACKSuch circuit shall have no other outlets. Loads shall be
6;fpIjC-�OUTLET GROUND FAULT PROTECTED J JUNCTION BOX
balanced.
111 OUTLET ARC FAULT PROTECTED' FLUOR. TUBE 17. Provide a minimum oft-2o
amp small appliance circuits for
1
WATER PROOF ; EXTERIOR the kitchen counter tops. Such circuit shall have no other
_ FLUOR. RECESSED. FIXTURE
r. _. + �l
SWITCH outlets. Loads shall be balanced.
I SINGLE SWITCH W VACANCY SENSOR 18. Provide a minimum of 1-20 amp laundry branch circuit. Such
��-MULTI WAY SWITCH 1� SWITCH W/ MOTION SENSOR TIMER ' circuits shall have no other outlets.
[*,I MULTIPLE SWITCHING 1���� CARBON MONOXIDE SENSOR (TO BE INTERCONNECTED) pP required for
19 A dedicated circuit, sized for the appliance. is re
F -, RHEOSTATIC DIMMER CONTROL SMOKE DETECTOR ROBEINTERCONNECTED)
durl�bwaiterequipment.
[] RECESSED CEILING LIGHTEXHAUST FAN 5'AIR CHANGES PER HOUR 20.ALL LIGHTING SHALL BE HIGH EFFICACY PER SECTION 150.0 9 (K).
r J&,WALL LIGHT i -( FUEL GAS 21.HOT WATER HEATER SHALL VENT DIRECTLY THROUGH ROOF.
SURFACE. MOUNTED CEILING LIGHT T 22. ALL LOWER LEVEL EXTERIOR ENVELOPE WALLS MIN 2X6 TO
VALVE S OFF KEY
�-� FUEL V HU - f
NOTE. -q-- HANGING CEILING LIGHTb _ R-21 EXHAUST SYSTEMVENTEDTO OUTDOORS SHALL
ACCOMMODATE
1.' VERIFY LOCATION FOR GAS METER, WATER METER, ELECTRICAL FLUORESCENT TUBE LIGHTING IN KITCHEN, LOCA
METER, PHONE BOX, T.V. CABLE BOX, AND PROVIDE POWER AND 23 HAVE A MINIMUM EXHAUST RATE OF 100 CFM.
r MEDIA CABLE•(VERIFY TYPE)
TRANSFORMER.FOR LANDSCAPE LIGHTS AND SPRINKLERS. - 24.ALL PLUMBING FIXTURES SHALL BE COMPLYING WITH THE MAXIMUM
I-TE-LEGOM.UNICATION CABLE -(VERIFY-) "1 FLOW RATES IN SECTION 4-303 CALGREEN BUILDING STANDARDS
CODE.
-------
53"
.._
Q
�O co
0-
Y)
Q Lf�
z 01
O
LL.
X:
Q
i
Uc
U
Z
CO
Q1 CT',
I .
U31
Q
� �
Q Lo
�
z0-
X
�<
��
W
U
. CY,
_
�
0,
U
�Q
00-
<
--,
<C
o CO
N
V O` 0-
<C LO
U�
z�
U _�
�<
Q
UC -V
CIO�- ol
_cj-5 o0 -
C) 0-
I,
osi vi°i
ST FNF.�NAL 1�
11 1
®,, M
DRAWN
m III
"9
co
0-'
-000
C',J (>
0- 1
<Lo
us o-
->
x
<
LL
u
Lu
U
00
0�
< C�
U
Lo
<
U 9C>
DRAWN
m III
V
2x
. tql
5+4
1. d W44'e, oiz. Pe;
- SHEATHING
(2) LATERS, WRB
LATH
MORTAR SCRATCH COAT
MORTAR SETTING BED
ADHERED CONrRETr
MASONRY VENEER
MORTAR J0114T (WHERE USED)
G.
(2) LAYERS WRB
FLASHING (6")
CMU ORCONCRETE WALL
WATERPROOFING (WHERE REQ'D)
(2) LAYERS WRB
CONTNUED (WHERE REQV)
LAP WRB ovaR
WEEP 5CFEED FLANGE
P, FOUNDATION WEEP SCREED
ACMV may overlap fo"&don wall with,.dW j.a[aU.ti..fflbig.dWRA Tw.i.tu.fion my d..d.
foundation wall to gmde dmmnce.
0 rstK
4
[Elm
,,, k, , p
UZ16",
A
lua?
�pmll"Ja - ,
izpa�&
. . . ........
Cb Lo:
0
C\j (D -
Lo
U:,q
L� 01
(2q)
5x
<
LL
�
Q
�
00
C),
CY
0 0,
- SHEATHING
(2) LATERS, WRB
LATH
MORTAR SCRATCH COAT
MORTAR SETTING BED
ADHERED CONrRETr
MASONRY VENEER
MORTAR J0114T (WHERE USED)
G.
(2) LAYERS WRB
FLASHING (6")
CMU ORCONCRETE WALL
WATERPROOFING (WHERE REQ'D)
(2) LAYERS WRB
CONTNUED (WHERE REQV)
LAP WRB ovaR
WEEP 5CFEED FLANGE
P, FOUNDATION WEEP SCREED
ACMV may overlap fo"&don wall with,.dW j.a[aU.ti..fflbig.dWRA Tw.i.tu.fion my d..d.
foundation wall to gmde dmmnce.
0 rstK
4
[Elm
,,, k, , p
UZ16",
A
lua?
�pmll"Ja - ,
izpa�&
F-
I
A
*v'
N
Ift
30=15i
A
ge
WED ON CLEARPRINT 1000H,
0
wV
A w
#
I
00
10
MIN
0
0 'WA
CONSTRUCTION LEGEND
Existing §Ite Items
Concrete Curb and Gutter - To Remain
Concrete Sidewalk - To Remain
Concrete Access Ramp - To be Removed (Reconstruct)
per STD -1 81 -L-B, Case "J" (See Civil Plans)
1131 Concrete Apron at Alley - To be Removed (Plugged)
per STD -165-L (See Civil Plans)
Concrete Alley - To Remain (Verify)
hi FF� Existing Drainage Inlet in Alley - To Remain
]5" MG Sewer Manhole - To Remain
MH water meter Service - To Remain (Protect in place)
(See Civil Plans)
Ml Cable Box - To Remain (Protect in place)
Edison Box - To Remain (Protect in place)
Sign - To Remain
Steel Barrier Post - To be Removed.
Lri Existing Fire Hydrant - To Remain
Existing Water Valve - To Remain
Existing Vent Pipe - To Remain
Property Line
I1r 114
Sewer clean out To be Relocated (See Civil Plan)
Now Construction Items
New Masonry Property Line Wall
r
See Plan for heights and Detail on Sheet L-1
titer
New Alley Approach per city Standard STD -142-L
(D New Interlocking Concrete Paving
0 New Decorative Wood Side Yard Gate
Trash Can Storage under Stairs
6
z 07 New Landscape Area
M6
Tr -1— CAP BLOCK (OPTIONAL)
No
I ) n4 WOPIZONTAL IN BLOCK BOND
BEAM
W
-4 vERTICAL00.,-,,
(1) p4 POPIZONTAL MID WEIG14T OF
X
WALL IN BLOCK BOND SEAM
LA
04 DOWELS
F�M
1
.4 CONTINUOUS
00b
;o
—40-1
7n
C
No
I
PRWM ON CLEARPRINT 100OW
31
v
GENERAL GRADING NOTES:
1. ALL WORK SHALL BE IN ACCORDANCE WITH THE GRADING ORDINANCE AND DESIGN STANDARDS OF THE CITY
OF NEWPORT BEACH AND ANY SPECIAL REQUIREMENTS OF THE PERMIT.
2. NO GRADING SHALL BE STARTED WITHOUT FIRST NOTIFYING THE CITY ENGINEER. A PRE -GRADE MEETING
IS REQUIRED BEFORE START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING
CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY GRADING INSPECTOR OR
THEIR REPRESENTATIVES, AND WHEN REQUIRED, THE ARCHAEOLOGIST, PALEONTOLOGIST AND/OR OTHER
UTILITY REPRESENTATIVES.
3. THE PERMITTEE OR HIS AGENT SHALL NOTIFY THE ENGINEERING DIVISION WHEN THE GRADING OPERATION
IS READY FOR EACH OF THE FOLLOWING INSPECTIONS. A. INITIAL INSPECTION: WHEN THE PERMITTEE IS
READY TO BEGIN WORK, BUT NOT LESSTHAN TWO DAYS BEFORE ANY GRADING OR BRUSHING IS STARTED. B.
TOE INSPECTION: AFTER THE NATURAL GROUND OR BEDROCK IS EXPOSED AND PREPARED TO RECEIVE FILL,
BUT NOT BEFORE THE FILL IS PLACED. C. EXCAVATION INSPECTION: AFTER THE EXCAVATION IS
STARTED, BUT BEFORE THE VERTICAL DEPTH OF THE EXCAVATION EXCEEDS TEN FEET. D. FILL
INSPECTION: AFTER THE FILL PLACEMENTS STARTED, BUT BEFORE THE VERTICAL HEIGHT OF THE FILL
EXCEEDS TEN FEET. E.DRAINAGE DEVICE INSPECTION: AFTER FORMING OF TERRACE DRAINS, DOWNDRAINS,
OR AFTER PLACEMENT OF PIPE IN SUBDRAINS', BUT BEFORE ANY CONCRETE OR FILTER MATERIAL IS
PLACED. F. ROUGH GRADING: WHEN ALL ROUGH GRADING HAS BEEN COMPLETED THIS INSPECTION MAY BE
CALLED FOR AT THE COMPLETION OF ROUGH GRADING. G. FINAL: WHEN ALL WORK INCLUDING
INSTALLATION OF ALL DRAINAGE STRUCTURES AND OTHER PROTECTIVE DEVICES HAS BEEN COMPLETED AND
THE AS -GRADED PLAN, PROFESSIONAL CERTIFICATIONS AND THE REQUIRED REPORTS HAVE BEEN
SUBMITTED.
4. CUT SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.
5. FILL SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL AND SHALL HAVE NOT LESS
THAN 90% COMPACTION OUT TO THE FINISHED SURFACE.
6. FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90% RELATIVE DENSITY. MAXIMUM DENSITY
TO BE DETERMINED BY ASTM -D1557 (FIVE (5) LAYER TEST) OR APPROVED EQUIVALENT, AND FIELD
DENSITY BY UNIFORM BUILDING CODE STANDARD NO. 70-2, OR APPROVED EQUIVALENT.
7. AREAS TO RECEIVE FILL SHALL BE PROPERLY PREPARED AND APPROVED BY THE SOILS ENGINEER AND/OR
ENGINEERING GEOLOGIST PRIOR TO PLACING OF FILL.
8. FILLS SHALL BE BENCHED INTO COMPETENT MATERIAL AS PER DETAIL ON PLAN.
9. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANYADDITIONAL
FILLS ARE ADDED.
10. THE EXISTING 'IRRIGATION LINES, SUBGRADE STRUCTURES, SEPTIC TANKS, AND CISTERNS SHALL BE
REMOVED, OR CRUSHED IN PLACE AND BACKFILLED, AND APPROVED BY THE CITY INSPECTOR AND SOILS
ENGINEER.
11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVEDBY THE CITY ENGINEER PRIOR TO
EXCAVATION.
12. THE DESIGN CIVIL ENGINEER, PRIOR TO ROUGH GRADE APPROVAL, SHALL PROVIDE THE MINIMUM OF ONE
BLUE TOP. PER LOT, SET AT THE HIGHEST POINT IN THE FINISHED DRAINAGE SWALE.
13, ALL TRENCH BACKFILLS SHALL BE TESTED AND APPROVED BY THE SITE SOILS ENGINEER PER THE
GRADING CODE.
14. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE
PLACEMENT OF FILL IN CANYONS, OBSERVE AND REVIEW EACH CANYON FOR AREAS OF ADVERSE STABILITY
AND TO DETERMINE THE PRESENCE OR ABSENCE OF SUBSURFACE WATER OR SPRING FLOW. IF NEEDED,
DRAINS (IN ADDITION TO THOSE DEPICTED ON THIS PLAN) WILL BE DESIGNED AND CONSTRUCTED PRIOR
TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANYON. ANY. ADDITIONS SHALL BE NOTED ON THE
"AS -BUILT" PLANS.
15. SUBDRAIN OUTLETS SHALL BE COMPLETED AT THE BEGINNING OF THE SUBDRAIN CONSTRUCTION.
16. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE AND
NOTED AND SHOWN ON THE "AS -BUILT" PLANS.
17. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING
GEOLOGIST TO EVALUATE THE STABILITY OF EACH SLOPE SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL
HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND
NECESSARY TREATMENT TO THE CITY ENGINEER FOR APPROVAL. ALL APPROVAL TO BE GRANTED ON THE
BASIS OF DETAILED GEOLOGICAL MAPPING AND WRITTEN FIELD MEMO.
18. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE
ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL SUBMIT DESIGN, LOCATIONS
AND CALCULATIONS TO THE CITY ENGINEER PRIOR TO CONSTRUCTION. THE ENGINEERING GEOLOGIST AND
SOILS ENGINEER WILL OBSERVE THE CONSTRUCTION OF THE BUTTRESSING AND COMMENT ON THE
STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. ALL CHANGES SHALL BE
ADDRESSED IN THE FINAL SOILS REPORT.
19. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE, THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE
BEDROCK IS EXTENSIVELY FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED
NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A COMPACTED FILL BLANKET WILL BE
PLACED.
20.THE ENGINEERING GEOLOGIST OR HIS REPRESENTATIVE SHALL BE ON SITE FOR OBSERVATION AND
TESTING, AS NECESSARY, AND SUBMIT A COMPLETE REPORT AND MAP UPON COMPLETION OF THE ROUGH
GRADING.
21 . THE FINAL COMPACTION REPORT AND APPROVAL FROM THE SOILS ENGINEER SHALL CONTAIN THETYPE OF
FIELD TESTING PERFORMED. EACH TEST SHALL BE IDENTIFIED WITH THE METHOD OF OBTAINING THE
IN-PLACE DENSITY, WHETHER SAND CONE OR DRIVE RING, AND SHALL BE SO NOTED FOR EACH TEST.
SUFFICIENT MAXIMUM DENSITY DETERMINATIONS SHALL BE PERFORMED TO VERIFY THE ACCURACY OF THE
MAXIMUM DENSITY CURVES USED BY THE FIELD TECHNICIAN.
22.THE SOILS ENGINEER AND ENGINEERING GEOLOGIST SHALL PROVIDE OBSERVATION AND TESTING,
SERVICES, AS NECESSARY, AND BE AVAILABLE DURING GRADING TO VERIFY COMPLIANCE WITH THE PLANS,
SPECIFICATIONS, AND CODE WITHIN THEIR PURVIEW.
23.THE DESIGN CIVIL ENGINEER SHALL EXERCISE SUFFICIENT CONTROL DURING GRADING AND CONSTRUCTION
TO INSURE COMPLIANCE WITH THE PLANS SPECIFICATIONS AND CODE WITHIN HIS PURVIEW.
24.DUST SHALL BE CONTROLLED BY WATERING.
25.SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE.
26.THE LOCATION AND PROTECTION OF ALL UTILITIES ARE THE RESPONSIBILITY OF THE GRADING
CONTRACTOR.
27.APPROVED PROTECTIVE MEASURES AND TEMPORARY DRAINAGE PROVISIONS MUST BE USED TO PROTECT
ADJOINING PROPERTIES DURING THE GRADING PROJECT.
28.PRIOR TO FINAL APPROVAL, THE DESIGN CIVIL ENGINEER SHALL CERTIFY TO THE ENGINEERING
DIVISION THE NUMBER OF YARDS TO CUT, FILL AND IMPORT MOVED DURING THE GRADING OPERATIONS.
29. ALL CONCRETE STRUCTURES THAT COME IN CONTACT WITH THE ON-SITE SOILS SHALL BE CONSTRUCTED
WITH TYPE 5 CEMENT UNLESS OTHERWISE APPROVED BY THE CITY ENGINEER.
30.EXPORT SOIL MUST GO TO A LEGAL DUMP OR TO A PERMITTED SITE APPROVED BY THE CITY ENGINEER.
31 . SLOPES EXCEEDING FIVE FEET IN HEIGHT MUST BE PLANTED WITH A, PLANT MATERIAL DESIGNED BY A
REGISTERED LANDSCAPE ARCHITECT AND APPROVED BY THE CITY AND MUST BE PROVIDED WITH AN
APPROVED IRRIGATION SYSTEM.
32.PRIOR TO FINAL APPROVAL, THE GRADING CONTRACTOR SHALL SUBMIT A STATEMENT OF COMPLIANCE FOR
THE APPROVED GRADING PLAN.
33.FOR GRADING PERMITS ISSUED BEFORE AUGUST 15, EROSION CONTROL PLANS, IF NECESSARY, SHALL BE
REQUIRED AND SHALL BE SUBMITTED TO AND APPROVED BY THE CITY ENGINEER BY SEPTEMBER 15. FOR
GRADING PERMITS WHICH ARE ISSUED AFTER AUGUST 15, AND WHERE GRADING IS NOT EXPECTED TO BE
I��
COMPLETED BY OCTOBER 15 EROSION CONTROL PROVISIONS SHALL BE UI ED u
34. THE APPROVED SOIL ENGINEERING REPORT PREPARED B)L-� 0009,' e®P� DATED S 30 AND ALL
REVISIONS ARE TO BE CONSIDERED PART OF THE PLANS, AND THERE RECOMMENDAT OY NS'CONTAINED
THEREIN ARE TO BE ADHERED TO.
35.CONCRETE FOR SIDEWALK, CURB & GUTTER, ACCESS RAMPS, AND DRIVE APPROACHES SHALL HAVE A
MINIMUM ULTIMATE COMPRESSIVE STRENGTH AT 28 DAYS OF 3250 PSI. CONCRETE MAY BE PNEUMATICALLY
PLACED AND SHALL CONFORM TO SECTION 201 OF THE STANDARD SPECIFICATIONS FOR PUBLIC WORKS
CONSTRUCTION (GREENBOOK).
36.CONCRETE FOR EXTERIOR RETAINING WALLS AND STRUCTURAL FOUNDATIONS SHALL HAVE A MINIMUM
ULTIMATE COMPRESSIVE STRENGTH AT 28 DAYS OF 4500 PSI WITH A WATER -CEMENT RATIO OF 0.45.
37.CONCRETE REINFORCING SHALL BE 6" X 6 - w 1.4 WELDED WIRE MESH W.W.M. OR APPROVED EQUAL.
( ) Q
38.GROUND SHALL BE PREWETTED TO THE SATISFACTION OF THE CITY INSPECTOR OR THE SOILS ENGINEER
PRIOR TO PLACEMENT, OF CONCRETE, MOISTURE LOSS RETARDANT SHALL BE USED WHEN REQUIRED BY. THE
SOILS ENGINEER.
39.FOR COMPACTED FILL: A. A MINIMUM FOUNDATION BEARING VALUE OF 1500 P.S.F. IS REQUIRED UNLESS
MODIFIED BY THE SOILS REPORT. B. NUMBER OF TESTS TO BE MADE SHALL BE: 1 TEST FOR EACH 2
FEET OF FILL OR 1 TEST FOR EACH 1,000 CUBIC YARDS (WHICHEVER IS GREATER).
40.THE UNDERSIGNED CIVIL ENGINEERS WILL BE RESPONSIBLE FOR THE MINIMUM PROFESSIONAL INSPECTIONS
IN ACCORDANCE WITH SUBARTICLE 14 OF THE CITY OF NEWPORT BEACH'S GRADING ORDINANCE & GRADING
MANUAL.
41.DETRIMENTAL AMOUNTS OF ORGANIC MATERIAL SHALL NOT BE PERMITTED IN FILLS. EXCEPT AS OUTLINED
BELOW, NO ROCK OR SIMILAR IRREDUCIBLE MATERIAL WITH A MAXIMUM DIMENSION GREATER THAN TWELVE
(12) INCHES SHALL BE BURIED OR LACED IN FILLS. A. THE SOILS ENGINEER MAY PERMIT PLACEMENT
OF LARGER ROCK WHEN THE SOILS ENGINEER PROPERLY DEVISED A METHOD OF PLACEMENT, CONTINUOUSLY
INSPECTS PLACEMENT, AND APPROVES THE FILL STABILITY AND COMPETENCY. THE FOLLOWING
CONDITIONS SHALL ALSO APPLY: B. PRIOR TO ISSUANCE OF THE GRADING PE
WT
\M
DIAL TOLL FREE
1(800) 227-2600
t Least Two Working Days
Before You Dig
I pr
111111111�'m
ml
f
GENERAL NOTES (CONTINUED): NC W VUH
DISPOSAL AREA(S) SHALL BE DELINEATED ON THE GRADING PLAN. C. ROCK SIZES GREATER THAN TWELVE
(12) INCHES IN MAXIMUM DIMENSION SHALL BE TEN (10) FEET OR MORE BELOW GRADE, MEASURED
VERTICALLY. THIS DEPTH MAY BE REDUCED UPON RECOMMENDATION OF THE SOILS ENGINEER AND
APPROVAL OF THE BUILDING OFFICIAL PROVIDING THAT THE PERMITTED USE OF THE PROPERTY WILL NOT
BE IMPAIRED. D. ROCKS GREATER THAN TWELVE (12) INCHES SHALL BE PLACED SO AS TO BE
COMPLETELY SURROUNDED BY SOILS; NO NESTING OF ROCKS WILL BE PERMITTED. E. ALL
RECOMMENDATIONS SHALL BE REVIEWED AND APPROVED BY THE CITY.
42.GRADING OPERATIONS AND MAINTENANCE OF EQUIPMENT WITHIN ONE HALF MILE OF HUMAN OCCUPANCY
SHALL NOT BE CONDUCTED BETWEEN THE HOURS OF 5:30 P.M. AND 7:30 A.M. OR ANY TIME ON A
SATURDAY, SUNDAY OR A CITY HOLIDAY.
43.THE DESIGN ENGINEER SHALL CERTIFY ALL HORIZONTAL LINES AND VERTICAL GRADES PRIOR TO RELEASE
OF GRADING.
44 . CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT AN ANTICIPATED STORM DOES
NOT CARRY WASTES OR POLLUTANTS OFF THE SITE. A. ALL EROSION PROTECTION DEVICES MUST BE IN
PLACE EACH DAY THE RAIN PROBABILITY FORECAST IS EQUAL TO OR GREATER THAN 40%. AFTER A RAIN
EVENT (OR DURING AN EXTENDED EVENT IF NECESSARY), ALL EROSION PROTECTION DEVICES SHALL
BEINSPECTED AND REPAIRED/CLEANED AS NEEDED TO ENSURE PROPER FUNCTION. B. DISCHARGES OF
MATERIAL OTHER THAN STORMWATER ('NON-STORMWATER" DISCHARGES) ARE ALLOWED ONLY WHEN NECESSARY
FOR PERFORMANCE AND COMPLETION OF CONSTRUCTION PRACTICES AND WHERE THEY DO NOT: CAUSE OR
CONTRIBUTE TO A VIOLATION OF ANY WATER QUALITY STANDARD; CAUSE OR THREATEN TO CAUSE
POLLUTION, CONTAMINATION, OR NUISANCE; OR CONTAIN A HAZARDOUS SUBSTANCE IN A QUANTITY
REPORTABLE UNDER FEDERAL REGULATIONS 40 CFR PARTS 117 AND 302. SITE SHALL INCLUDE BEST
MANAGEMENT PRACTICES (BMPS) TO REDUCE THE QUANTITY (AMOUNT AND NUMBER OF INCIDENCES) OF
NON-STORMWATER DISCHARGES AND TO IMPROVE THE QUALITY OF ANY NON-STORMWATER DISCHARGES. C.
STORMWATER AND NON-STORMWATER DISCHARGES SHALL NOT CARRY WASTES OR POLLUTANTS OFF THE SITE.
POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS;
WASTES FROM PAINTS, STAINS, SEALANTS, GLUES, LIMES, PESTICIDES, HERBICIDES, WOOD
PRESERVATIVES AND SOLVENTS; ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS,
LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; FERTILIZERS, VEHICLE/EQUIPMENT WASH
WATER AND CONCRETE WASH WATER; CONCRETE, DETERGENT OR FLOATABLE WASTES; WASTES FROM ANY
ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING; AND SUPERCHLORINATED POTABLE WATER
LINE FLUSHINGS. D. DURING CONSTRUCTION, DISPOSAL OF SUCH MATERIALS SHOULD OCCUR IN A
SPECIFIED AND CONTROLLED TEMPORARY AREA ON-SITE, PHYSICALLY SEPARATED FROM POTENTIAL STORM
WATER AND NON-STORMWATER RUN-OFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE
AND FEDERAL REQUIREMENTS. E. THE PERMITTEE SHALL NOTIFY ALL GENERAL CONTRACTORS,
SUBCONTRACTORS, MATERIAL SUPPLIERS, LESSEES AND PROPERTY OWNERS THAT THE DISCHARGE OF
POLLUTANTS INTO THE STORM DRAIN SYSTEM OR OTHER WATERSHED DRAINAGE FEATURES IS PROHIBITED.
45.DEWATERING OF CONTAMINATED GROUNDWATER OR DISCHARGING CONTAMINATED SOILS VIA SURFACE
EROSION IS PROHIBITED. DEWATERING OF NON -CONTAMINATED GROUNDWATER REQUIRES A NATIONAL
POLLUTANT DISCHARGE ELIMINATION SYSTEM PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER
QUALITY CONTROL BOARD.
46. PRIOR TO CONSTRUCTION, ALL SURVEY MONUMENTS AND CENTERLINE TIES ARE TO BE LOCATED IN THE
FIELD. UPON COMPLETION OF CONSTRUCTION, ALL DAMAGED OR DESTROYED CENTERLINE TIES AND SURVEY
MONUMENTS ARE TO BE RESET AND "CORNER RECORDS" PREPARED FOR SURVEY MONUMENTS FOR SUBMISSION
TO THE CITY'S ENGINEERING DIVISION AND FILING WITH THE COUNTY SURVEYOR IN COMPLIANCE WITH
AB1414. THIS MUST BE COMPLETED PRIOR TO CERTIFYING COMPLETION OF THE PROJECT. ALL
RESTORATIONS OF V Y MONUMENTS SHALL BE CERTIFIED BY THE DESIGN REGISTERED ENGINEER IN
SURVEY
ACCORDANCE WITH SECTION 8771 OF THE BUSINESS AND PROFESSIONS CODE.
47.A CITY OF NEWPORT BEACH ENCROACHMENT PERMIT WILL BE REQUIRED PRIOR TO ANY GRADING OR WORK IN
CITY'S PUBLIC RIGHT-OF-WAY.
GRADING RECOMMENDATIONS FROM GEOTECH:
THE FOLLOWING SPECIAL GRADING PROVISIONS ARE RECOMMENDED FOR THE GRADING OF THIS PROJECT IN
ADDITION TO THE GRADING SPECIFICATIONS, GENERAL PROVISIONS INCLUDED IN THE APPENDIX OF THIS
REPORT.
1. THE CONSTRUCTION MAY INCLUDE RETAINING OR GARDEN WALLS WHICH MAY OR MAY NOT BE SHOWN ON
THE CURRENTLY AVAILABLE PLANS. SUCH WALLS SHOULD BE CONSIDERED AS PART OF THE STRUCTURES
TO BE CONSTRUCTED, AND FOUNDATION DESIGN, CONSTRUCTION, AND GRADING RECOMMENDATIONS
PRESENTED IN THIS REPORT SHOULD APPLY TO THESE WALLS AS IF THEY WERE PART OF THE BUILDING.
2. THE NATURAL SOILS IN AREAS TO RECEIVE FILL OUTSIDE THE BUILDING PADS SUCH AS HARDSCAPE
AREAS SHALL BE SCARIFIED AND COMPACTED TO A DEPTH OF 12 INCHES BELOW THE EXISTING SURFACE
AFTER CLEARING AND GRUBBING.
3. ANY VOIDS CREATED DURING THE REMOVAL OF THE EXISTING HOME FOUNDATION EXISTING UTILITY
LINES OR ROOTS WILL NEED TO BE PROPERLY EXCAVATED AND BACKFILL WITH COMPACTED SOILS AS
PART OF THE SITE GRADING.
4. SHORING MUST BE PROVIDED PRIOR TO OVEREXCAVATION OF THE LOT. RECOMMENDED SHORING
PROCEDURES/METHOD ARE PROVIDED IN SECTION 5.7.1 OF THIS REPORT.
5. ONCE SHORING IS' IN PLACE, THE EXISTING SOILS BELOW THE BUILDING PAD AND HARDSCAPE AREAS
SHALL BE OVEREXCAVATED TO A DEPTH OF 36 INCHES BELOW EXISTING GRADE AND THE RESULTING
SURFACE SCAR R COMPACTED TO A DEPTH OF 12 INCHES PRIOR TO REPLACING WITH SOIL -CEMENT
R E IED/ E
COMPACTED FILL SOIL -CEMENT WILL INCREASE THE COHESION AND WORKABILITY OF THE SOILS.
SO
PORTLAND CEMENT SHALL BE ADDED AND BLENDED INTO THE SOILS IN A RATIO OF 2 SACK CEMENT PER
ONE CUBIC -YARD OF SOIL. THE STIFFENED SOIL WILL REDUCE CAVING POTENTIAL OF THE SOILS
WHICH WILL ALLOW THE FOOTING EXCAVATION TO REMAIN NEAT AND SQUARE UPON EXCAVATION. SOIL -
CEMENT WILL ALSO CREATE A RIGID SOIL MASS SIGNIFICANTLY MORE RESISTANT TO THE EFFECTS OF
LIQUEFACTION AND SEISMIC SETTLEMENT.
SPECIFIED HEREIN SHALL 6 . ALL SCARIFICATION AND REMOVALSLXTEND TO A DISTANCE OF AT LEAST 2 E
FEET BEYOND ALL FOOTING, BUILDING, AND HARDSCAPE EDGES UNLESS PROPERTY LINE OR OTHER
CONSTRAINTS EXIST. SPECIAL RECOMMENDATIONS WILL BE PRESENTED DURING GRADING FOR GRADING IN
THOSE AREAS WHERE CONSTRAINTS ARE PRESENT.
0 UT F FILLING SHALL CONSIST OF APPROVED ON-SITE OR IMPORTED SOIL. ON-SITE
7 SOIL UTILIZED OR ILL
SOILS WHICH ARE FREE OF TRASH, DEBRIS, AND ORGANIC MATERIALS CAN BE CONSIDERED AS SUITABLE.
8. ANY IMPORTED SOIL SHALL BE APPROVED BY THE SOIL ENGINEER FOR BOTH EXPANSIVE AND STRENGTH
QUALITIES PRIOR TO IMPORTATION TO THE PROJECT SITE. FINAL ACCEPTANCE OF ANY IMPORTED SOIL
WILL BE BASED ON OBSERVATION OF THE SOIL ACTUALLY DELIVERED TO THE SITE.
9. ALL FILL SHALL BE COMPACTED TO AT LEAST 90 PERCENT RELATIVE COMPACTION.
10. THE MAXIMUM DENSITY OF ALL SOILS SHALL BE DETERMINED IN ACCORDANCE WITH A.S.T.M. TEST
METHOD D-1557. THE MAXIMUM DENSITY OF AGGREGATE BASE SHALL BE DETERMINED IN ACCORDANCE WITH
CALIFORNIA TEST METHOD 216.
11. THE SOIL PLACED IN THE UPPER 12 INCHES OF THE STRUCTURE AND HARDSCAPE AREAS SHALL BE PLACED
F AT ST 1- PERCENT ABOVE OPTIMUM MOISTURE CONTENT IF EXISTING
AT A MOISTURE CONTENT 0 LEA 2 I E
ON-SITE OR SIMILAR SOILS ARE USED. IF SIGNIFICANT DRYING OCCURS PRIOR TO SLAB OR HARDSCAPE
PLACEMENT, MOISTURE CONDITIONING OF THE SLAB AREA BY FLOODING OR OTHER MEANS MAY BE NEEDED
PRIOR TO SLAB PLACEMENT.
12. ALL OTHER FILL SHALL BE PLACED WITH A MOISTURE CONTENT OF OPTIMUM OR GREATER.
13. ALL GRADING PLANS SHALL BE FORWARDED TO THE SOIL ENGINEER FOR REVIEW AND COMMENT PRIOR TO
THE START OF CONSTRUCTION.
CONTACT INFO:
OWNER: CHRIS BENGTSON SURVEYOR: RDM SURVEYING, INC
111 8TH STREET CONTACT: RON MIEDEM
NEWPORT BEACH, CA 23016 LAKE FOREST D
RCHITECT: ARCHITECTURE JAY S. CRAWFORD
CONTACT: JAY CRAWFORD, AIA
470 WALD
IRVINE, CA 92618
(949) 453-9893
JAY@CRAWFORDARCHITECTURE.COM
95tzAL;Mp UA
ENGINEER'S NOTICE TO T k S ` .
THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR STRUCTURES SHOWN ON
THESE PLANS WERE OBTAINED BY SEARCH OF AVAILABLE RECORDS AND TO THE BEST OF OUR
KNOWLEDGE, THERE ARE NO EXISTING UTILITIES EXCEPT FOR THOSE SHOWN ON THIS PLAN.
THE CONTRACTOR IS REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECT THE
UTILITIES SHOWN, AND ANY OTHER LINES OR STRUCTURES NOT SHOWN IN THESE PLANS, AND IS
RESPONSIBLE FOR PROTECTION OF AND ANY DAMAGE TO THESE LINES OR STRUCTURES.
CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED
CONSTRUCTION PRACTICES, CONSTRUCTION CONTACTORS WILL BE REQUIRED TO ASSUME SOLE AND
COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION
ON THIS PROJECT. INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS
REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS,
AND CONSTRUCTION CONTRACTOR FURTHER AGREES TO, DEFEND, INDEMNIFY AND HOLD DESIGN
PROFESSIONAL AND OWNER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN
CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR REPORTING ANY DISCREPANCIES IN PLANS AND OR
FIELD CONDITIONS IMMEDIATELY TO THE DESIGN ENGINEER FOR RESOLUTION PRIOR TO
CONSTRUCTION, AND SHALL BE RESPONSIBLE FOR DISCREPANCIES NOT SO REPORTED AND
RESOLVED.
CAUTION: THE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE
FOR, UNAUTHORIZED CHANGES OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE
IN WRITING AND MUST BE APPROVED BY THE PREPARER OF THESE "PLANS".
LEGAL DESCRIPTION: PROJECT ADDRESS:
LOT 1 OF BLOCK 7 OF EAST NEWPORT TRACT 111 8TH STREET
NEWPORT BEACH, CA
ASSESSOR PARCEL NUMBER SITE INFORMATION:
APN:047-282-12 DISTURBED AREA = 3,039 SF
EXISTING IMPERVIOUS = 2,539 SF
AREA OF DISTURBANCE: PROPOSED IMPERVIOUS = 2,500 SF
AREA OF DISTURBANCE= 3,039 +/- SF
EARTHWORK
CUT = 10 YDS
FILL = 0 YDS
EXPORT = 10 YDS
*THE EARTHWORK NUMBERS
ABOVE ARE ESTIMATES.
ACTUAL EARTHWORK TO BE
DETERMINED BY CONTRACTOR.
A L. S. 4653
RI. #409
LAGUNA HILLS, CA 92653
(949) 858-2924
RDMSURVEYING@COX.NET
GEOTECH: COLEMAN GEOTECHNICAL
CONTACT: LEE SHOEMAKER
470 WALD
IRVINE, CA 92618
(949)872-2582
DEMOLITION NOTES:
LOW IMPACT DEVELOPMENT:
BELOW IS A LIST OF LOW IMPACT DEVELOPMENT (LID) BEST
MANAGEMENT PRACTICES (BMP) PROPOSED FOR THIS PROJECT.
LID BMP NO. 1 - RUNOFF FROM IMPERMEABLE AREAS DIRECTED
TO PERMEABLE AREAS
LID BMP NO. 2 - PERMEABLE PAVERS WILL BE USED FOR
HARDSCAPE.
LID BMP NO. 3 - UNDERGROUND INFILTRATION CHAMBER
/
'b (i 5;.o
y� VENTPIPE ... <) .}
VENT PIPE" .� <v rt
4y oro
9
C CONC.
CONC.
2
CONC.
3
SAW CUT AND DEMO EXISTING ASPHALT
E2 DEMO EXISTING STRUCTURE
1E DEMO EXISTING HARDSCAPE AND LANDSCAPING
CONC.
ro CONC.
fE
g a�
LD. 94F5
C7
g
CON .
PMA
31
z
o V)
Z N 0
�0
U
0 0a
0 =w
U J
z
Z Z V)
Uj 016
0 8�
in z
m
b
C'
z
0
F_
a
it
v
Ld
w
0
N
al
a O
Ld ?0
O
;� akP tv xtj i1 Px z fu M1�C Mb'r,fi o (i
Y + I
i
D:D_
� 0
� U) -0
04
O w W
Q Z �
(D Z c) 0 �
lJ
�
,� sd ,x hl ty3 t5 Lrb_ r.}, yex £y>s vr4 �VJ_
=Z
��W CLZW
1! i ^` I V z d x 'I i• 4;, i r: i' N
��Z�<%
W Q
Z Z 0) Q
d f> r[ 4v dAt Sh. r+M14Y1k 1Gfi MW
�'Lu
, O r
CS
X.
9
a.
r
Q
W n
Z
®,
u J
:- ECHN"' �P
OFCAUFO�
S2
J
ro.
0
2
0 w V) s in
O O U Cr
°C" in
EXISTING SITE COND47PONS
JOB NUMBER:
AND DEMO PLAN
BENCH
MARK:ONS:
100904
TE:
i?IW2017
SCALE: 1" = 8' Af
B MARK
#1 IE -122-14
0' 8' 16' 24'0EXP
SHEET NO:
46'M9'
9
c
9y
29
6 30-1�
m
�
_ _.�cF
:- ECHN"' �P
OFCAUFO�
S2
PRELIMINARY PRECISE GRADING PLAN
R
CONSTRUCTION NOTES:
CONSTRUCT MASONRY WALL PER LANDSCAPE PLANS AND DETAILS.
CONSTRUCT MASONRY LOW PILASTER PER LANDSCAPE PLANS AND DETAILS.
................
CONSTRUCT PERMEABLE INTERLOCKING CONCRETE PAVING PER LANDSCAPE PLANS AND DETAILS.
A
if
T�
Ile
CONSTRUCT INTERLOCKING CONCRETE STEPS PER LANDSCAPE PLANS AND DETAILS.
ix
g.
PLANTED LANDSCAPE AREA PER LANDSCAPE PLANS AND DETAILS.
N
A 0�"
51N iq 0
M INSTALL 3"ROUND BRASS GRATE INLET (NDS 15BR) W/ RISER AND ADAPTOR OR EQUAL.
INSTALL 5"FLAT DRAIN (NDS TYPE 40) W/ RISER AND ADAPTOR OR EQUAL.
INSTALL 4"SCH 40 PVC AREA DRAIN LINE
INSTALL PRIVATE DRAIN THROUGHCURBPER CITYOF NEWPORT BEACH STD -184-L.
-BOTTOM INFILTRATION W/ START, MIDDLE AND END SECTIONS.
M"T
INSTALL CONTECH CHAMBERMAXX OPEN
CONSTRUCT DEEPENED FOOTING. DEPTHS (D) PER PLAN.
. . . . .
INSTALL 4"OF DECOMPOSED GRANITE OVER 6"OF COMPACTED CLASS 11 ROAD BASE.
N
Tf
A
115 ---------- A
41 A
16
wg
4
PUBLIC WORKS CONSTRUCTION NOTES:
G Z,l Q)
9.90 T 21 RECONSTRUCT ALLEY APPROACH PER CITY OF NEWPORT BEACH STD -142-L.
V 6
A INV
R WiTIN
VENT PIPE B .90
Z� PLUG EXISTING DRIVEWAY PER CITY OF NEWPORT BEACH STD -165-L.
Q1
ji_j
L, VENT PIPE 1 8 9.9(�M
Z1. 6 oi RECONSTRUCT CURB RAMP TO BE ADA COMPLIANT PER CITY OF NEWPORT BEACH STD -181 -L -B, CASE "J".
/�5 C;l k
0
cl
b
INSTALL SEWER CLEAN OUT PER CITY OF NEWPORT BEACH STD -406-L.
6 C'
8
< 19 r co
Z
0 Z,
'5 Z�
1- IZ)
95n Tr UTILITY NOTE:
7
41
-1-J
P fc,
1. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34
5
�Cb LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR.
B co 2. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A
C-42 LICENSED SANITATION SEWER CONTRACTOR OR A LICENSED GENERAL ENGINEERING
/c�
4 0
NV
<:p T 0 8.561 CONTRACTOR.
CD
'i'J _J__� .....
Ld (3*
M CHAM M:R
0 CD < J
h.
< z
m A
ry
<
11 Of 0
<
J ..... . <
zii
LL_ (D
4
Z.11
INLET TO�ZHAMBER
U
__,,j .... 2-00%.L1.11- W
W
0 Z
0
KVIN.�
J
J\
Is, A
-c3
L,J to
. . . 9.70 FIG
A
Lj 0)
co ... ... .. ..... 00 FIL
C3 1
FF 10.50
4 T)
4-60%
_j PAD 9.50 Z�
I I.. T Z, ZA
Tj j 1(9.21FS)
<
<
ei PR MASONRY
LEGEND WALL
_j
(1,67EQ �,_! ... ,L_
A ... _j
EP
f T EDGE OF PAVEMENT
ESMT EASEMENT
45 >
C�' 11 1�
4 AA EX EXISTING 2% MIN
0
A�
M
FF FINISHED FLOOR
AOL i
0
EX FS
FG FINISHED GRADE
0 2%
I'll A
FL FLOW LINE
MIN ��F-F 1-4,-50-
Z!, FS FINISHED SURFACE
1- V) LL_ GB GRADE BREAK
C D
LL < 4FS-) A
(91,4
HP HIGH POINT
PROTECT CD LLJ
Zl%
IN PLACE 4 _j LP LOW POINT
8.60 INV
MAX MAXIMUM
<
m 0 INL��T TO CHAMBER (10.45FS)
MIN MINIMUM
Lli PUBLIC UTILITY ESMT
m �_j PUE
6 -A
SECTION A
PL PROPERTY LINE
A
zil"' R/W RIGHT OF WAY
A SCALE: 1" 4'
T L 9.50 TG
LOD%,. SID STORM DRAIN
A-
IS, T_ Z -8.70 IINV
CD TC TOP OF CURB
. ...... 1" TS TOP OF SLOPE
A 10.00 TG 12 z
IS j T I X)
9.90 TG r,-� cj TYP TYPICAL
ci, 6 (9 �l
'_j Q), 8.95 INV 4
/910 INV
. 7AfR
AIR CONDITIONER
21�
8 ml ELECTRIC METER
. .... . ... .. Z,
T-1 Fi_l 11 1. r -�
F 17R
8 IRRIGATION CONTROL VALVE
LO
06, pl)
1�:00% �j bov (0
Obt �'7777777, F—� 100 GAS METER
Z,
7 CD
RAIN
a3 WATER METER
cp /I ....... .... mi 1, L L,
"A ..... 14FS7,
777"'
j. __.i, j_ j_j_ WATER VALVE
cc
f.- FL
0 PROJECT BOUNDARY
EXISTING SANITARY SEWER 3' 11
DW EXISTING DOMESTIC WATER
0
/N
V) A so EXISTING STORM DRAIN LINE
of cc >
7 OHE EXISTING OVER HEAD ELEC. PR MASONRY-
...........
0 61 < C�' <1 ---1630-- EXISTING CONTOUR WALL
1630— PROPOSED CONTOUR
41 Z11 PROPERTY LINE
4 L\ RIGHT OF WAY 2% MIN -
EXISTING EASEMENT
PROPOSED CURB EX FS
PROPOSED AREA DRAIN PIPE 2%
EXISTING CHAIN LINK FENCE MIN
PRELIMINARY PRECISE GRADING PLAN A
Z, <1 IT EXISTING WOOD FENCE
�A
01
4' 8' 12' X PROPOSED DRAINAGE SWALE
USS/O
PROPOSED CONCRETE V -DITCH
D PROPOSED rci4teA, L 0.
SCALE: 1" 4' A
A
'FREE EXISTI
DIAL TOLL N T \1 .9 FS)
1(800) 227-2600 9-30-2019 p
t Least Two Working Days M SECTION B -B
Before You Dig OF c SCALE: 1" = 4'
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
0
z
w
2 z
< cn 5
z y m
00 � 0
E Fr z Q
_0
, z
Uj 0 a.:
>
LLJ z uj cn
_j lz
< UJ 0 �i
z
C-) 0 :5 D
V) V) z Q
U_
1 .9
U)
21
0
I-
CL
[if
V)
Lli
Q
I
U')
C14
0
(L ei
ILL 0
Lu C)
0
U) —0
Z co >
Lu O� Lu 0
X F– < Z LU
(Dzoo(.)O
j: z 0
_j
Luo_ZW
z =) cJ < 0
In C) UJ (D f_ > Z
cc r�o
_J i�_
uJ W02 I
X C) < ,
< Z (D Z 0) <
cl), uj
ILL! LO I >
04 (D (m W
9 �O � 'It �_
0)
< m U)
W
UJ
z
0
Z m
Q
14
W
j
> 5;
U
M
z1
:5 0
a. E
<
z
W
0 .
0
< Q)
<
<
Z < <
[15
M V)
0 0,
T co
0
W
JOB NUMBER:
z
100904
W
(f) Lj CL
DO 51:
1
M
F_
OM
E
00
z of
0
m
(L
3m L'i
Lu
a)
LLI
SS
6
1
C)
<
<
<
0
-D
M V)
0 0,
T co
0
U0
JOB NUMBER:
100904
DATE:
9/5/2017
SS
G J.
R
,n,
Arl
n
�. ,
A
I`� otiP'
h� WM-1
4 O
n G 4 I GRAVEL BAG BERM
(SE-6)
WM-8
I o,
3 n
T to
O
cii m I
s
(9 6/FS)
STREET SWEEPING
(TYP) (SE -7)
L°
`' 11
c I I
JI
a
I v I
WM
�4
�n
''
03
r0
<r �. U) a
2.1 ^p'
c c 4C
,v
DIG T
A
DIAL TOLL 1=REE
1(800) 227-2600
t Least Two Working Days
Before You Dig
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
} l
r � .
cP , n
9 n <t
,� ! n 'Ota V.NT PIPE l C
'\
5
3 n 21
VENT PIPE'
Q
10.1
10
r ,
L
a'
4 .
'SILT FENCE
(SE71)
n
a
1,00--------��--------�
� �r01
1
FF -11B
FF = 10.50
PAD = 9.50
SILT FENCE
(TYP)
PRELIMINARY EROSION CONTROL PLAN
0" 4' 8' 12'
SCALE: 1" = 4'
9.
r
BMP AND EROSION CONTROL NOTES:
� 1. IN CASE OF EMERGENCY CALL:
r u v x air ix a , r WORK TELEPHONE NO.:
HOME TELEPHONE NO.:
2. EQUIPMENT AND WORKERS FOR EMERGENCY WORK SHALL
BE MADE AVAILABLE AT ALL TIMES DURING THE RAINY
SEASON . NECESSARY MATERIALS SHALL BE AVAILABLE
ON SITE AND STOCKPILED AT CONVENIENT LOCATIONS
TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY
DEVICES WHEN RAIN IS IMMINENT.
3. EROSION CONTROL DEVICES SHALL NOT BE MOVED OR
MODIFIED WITHOUT THE APPROVAL OF THE BUILDING
OFFICIAL OR CITY ENGINEER.
4. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL
y r e ) BE IN PLACE AT THE END OF EACH WORKING DAY WHEN
?r, , THE 5 -DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.
5. AFTER A RAINSTORM ALL SILT AND DEBRIS SHALL BE
REMOVED FROM STREETS. CHECK BERMS AND BASINS.
6. GRADED AREAS ON THE PERMITTED AREA PERIMETER
"m�frMUST DRAIN AWAY FROM THE FACE OF SLOPES AT THE
CONCLUSION OF EACH WORKING DAY. DRAINAGE TO
BE
THE PERMITTEE SHALL BE RESPONSIBLE AND SHALL
TAKE NECESSARY PRECAUTIONS TO PREVENT PUBLIC
TRESPASS ONTO AREAS WHERE IMPOUNDED WATER
CREATES A HAZARDOUS CONDITION.
rf - 8. ALL TEMPORARY GRADING HAUL ROADS WITHIN AREAS
WHICH ARE TO REMAIN UNDEVELOPED AND NATURAL
SHALL BE RESTORED TO NATURAL CONDITIONS AND
REVEGETATED WITH NATIVE GRASSES UPON COMPLETION
OF GRADING OPERATIONS.
n
Off. 4 n 9. ALL CONSTRUCTION VEHICLES OR EQUIPMENT, FIXED OR
Z"
MOBILE OPERATED WITHIN 1000' OF A DWELLING SHALL
BE EQUIPPED WITH PROPERLY OPERATING AND
n MAINTAINED MUFFLERS.
® " a 10. ALL OPERATIONS SHALL COMPLY WITH ORANGE COUNTY
f1
GRAVEL B -jBERM CODIFIED ORDINANCE DIVISION 6 (NOISE CONTROL).
���Fj^� 0 INLET, PRD CTION 11. STOCKPILING AND/OR VEHICLE STAGING AREAS SHALL
BE LOCATED AS FAR AS PRACTICABLE FROM DWELLINGS.
TYP
�')n � 12. EROSION CONTROL DEVICES WILL BE MODIFIED AS
NEEDED AS THE PROJECT PROGRESSES, AND PLANS OF
THESE CHANGES SUBMITTED FOR PLAN CHECK AS
��' I1 REQUIRED.
r PA,��,��' � � 13. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE
EROSION DAMAGE WITHIN THE SITE IS LEFT TO THE
STREET SWEEPING' W.n ' DISCRETION OF THE FIELD ENGINEER.
(TYP.) (SE -7)
., W'. 14. THE DESIGNED CIVIL ENGINEER WILL OBSERVE EROSION
I ° CONTROL WORK AND WILL INFORM THE CITY AND THE
DEVELOPER IF THE WORK IS NOT IN ACCORDANCE WITH
U) THE APPROVED PLAN.
'= n
.00
I G Ci
ADDITIONAL BMP NOTES:
f
GRAVEL G'BrERM " THE FOLLOWING BEST MANAGEMENT PRACTICES ARE TO BE DONE OFFSITE.
( ra =
' (SE -6) NS -8 VEHICLE AND EQUIPMENT CLEANING
(9.21FS) "' 1 NS -9 VEHICLE AND EQUIPMENT FUELING
:----- n ° NE -10 VEHICLE AND EQUIPMENT MAINTENANCE
cb.�4Gn ��` THE FOLLOWING BEST MANAGEMENT PRACTICES ARE TO BE IMPLEMENTED FOR THE
O PROJECT DURATION.
EC -1 SCHEDULING
<, WM-1 MATERIAL USE
NS -1 WATER CONSERVATION
ATE L I {x
L n<
f1A
EROSION CONTROL LEGEND:
13 THE FOLLOWING BEST MANAGEMENT PRACTICES ARE TO BE
ABIDED WITH IN ACCORDANCE TO THE LATEST CALIFORNIA
Iz. STORMWATER QUALITY ASSOCIATION BEST MANAGEMENT
PRACTICES HANDBOOK ("CASQA BMP HANDBOOK")
Z
J 0 <,
is
°- Q —o --o— SE -1 SILT FENCE PER CASQA BMP HANDBOOK DETAILS
Sn, aZA
_ W O
M ~ O iG 0 SE -6 GRAVEL BAG BERM (3 HIGH W/ 3:2:1 STACKING)
<s Ln o `' GT�.�F`� - 4 V PER CASQA BMP HANDBOOK
rn N �� yp SE -10 STORM DRAIN INLET PROTECTION PER CASQA BMP HANDBOOK
�GJ 1,10 L , <1 ; -
S0 TC -1 TEMPORARY CONSTRUCTION ENTRANCE WITH 3" TO 6" ROCK OVER
i. FILTER FABRIC DEPTH=8" PER CASQA BMP HANDBOOK
EC -7 GEOTEXTILES AND MATS (JUTE NETTING)
SE -7 STREET SWEEPING
ai r, WM-3 STOCKPILE MANAGEMENT PER CASQA BMP HANDBOOK
WM-1 WM-1 MATERIAL DELIVERY AND STORAGE PER CASQA BMP HANDBOOK
AA Wm -8 WM-8 TEMPORARY CONCRETE WASHOUT PER CASQA BMP HANDBOOK
=` .. !M-9 WM-9 SANITARY MANAGEMENT (PORTABLE TOILET)
�-
a
0
z
W>
o NZ2 ¢ n p
U U'h O U
O 06
LU
o
> = zQ
L11 Z Z co
< W 0�
0 a�
(� n Z a
LO
N
m
2a O
U
uI 0.00.
Z5 -j0
V J X
;Or
V J
oZUODU
JJJx>zUjaZW
❑ om2�o¢
OZn O
LU
¢
CD ¢
N CD W
}
a� r�igrnu~i
W a
U
Z O
0
Q` J -j
® U
dF-U
oLdz
Z�w
Om
��
Z
i Z
LU
O
z
m
T
G3
34
&
'm
B
o
qa U
w U1
(n
' (n
°d
(.
or
JOB NUMBER:
100904
DATE:
9/5/2017
G3
34