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HomeMy WebLinkAbout03_Chamma Residence Coastal Development Permit_PA2018-0374�EVVPOQT o e� CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT cticoaN01' SUBJECT: Chamma Residence (PA2018-037) Coastal Development Permit No. CD2018-016 SITE LOCATION: 1820 West Balboa Boulevard APPLICANT: Kevin Schley & Associates OWNER: Omar Chamma PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov LAND USE AND ZONING April 26, 2018 Agenda Item No. 3 • General Plan: RT (Two -Unit Residential) • Zoning District: R-2 (Two -Unit Residential) • Coastal Land Use Category: RT -D (Two Unit Residential, 20.0 - 29.9 DU/AC) • Coastal Zoning District: R-2 (Two -Unit Residential) PROJECT SUMMARY The applicant requests a coastal development permit (CDP) to allow the demolition of two existing dwelling units and a two -car garage, and the construction of a new three-story, 3,554 -square -foot, single-family residence, including an attached two -car garage. The project will include hardscape, landscape and subsurface drainage facilities all located within the confines of private property. The design complies with all applicable development standards and no deviations are requested.. All improvements are shown on the attached project plans (Attachment No. ZA 4). 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. CD2018-016 (Attachment No. ZA 1). 1 Chamma Residence Zoning Administrator, April 26, 2018 Page 2 Land Use and Development Standards The project is located in the R-2 Zoning District, which allows single- and two -unit residential development, and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required as the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. The property consists of one legal lot containing two dwelling units and a two -car garage. The neighborhood is predominantly developed with two-story, one- and two-family residences. Many of the newer residences have a rooftop deck and a partial third story. The design, bulk, and scale of the proposed development is consistent with the existing and anticipated neighborhood pattern of development. The proposed single-family residence 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: Hazards The project site is located approximately 260 feet from the mean high tide line and is separated from the water by Vilelle Place, a row of existing residential development, Bay Avenue and the public beach. The finished first floor elevation of the interior living area of the proposed residence is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88) elevation standard, which complies with the minimum required 9 -foot (NAVD88) elevation standard. The finished floor elevation of the garage (i.e., not living area) is 7.13 feet (NAVD88) with an approximately 2 -percent slope driveway connecting to the existing street. 9 Table 1 — Development Standards Development Standard Standard Pro osed Setbacks min.) Front 5 feet 5 feet Sides 3 feet 3 feet Rear None required 0 feet Floor Area 3,558 square feet 3,554 square feet Open Volume Area N/A 25 -foot wide lot N/A Allowable Third Floor Area N/A 25 -foot wide lot N/A Parking 2 -car garage 2 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards The project site is located approximately 260 feet from the mean high tide line and is separated from the water by Vilelle Place, a row of existing residential development, Bay Avenue and the public beach. The finished first floor elevation of the interior living area of the proposed residence is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88) elevation standard, which complies with the minimum required 9 -foot (NAVD88) elevation standard. The finished floor elevation of the garage (i.e., not living area) is 7.13 feet (NAVD88) with an approximately 2 -percent slope driveway connecting to the existing street. 9 Chamma Residence Zoning Administrator, April 26, 2018 Page 3 • 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 project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. • The property is not located on the shoreline nor is it located within 100 feet of coastal waters. The 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 on the Balboa Peninsula, between the nearest public road and the sea or shoreline, and the existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces two existing dwelling units and a two -car garage with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. The residential lot does not currently provide nor does it inhibit public coastal access. Lateral access is provided by public beach area along the bay front, including the nearby Marina Park Community Center. Vertical access is provided at the end of 19th Street, located approximately 135 feet west of the project site, and by 181h Street and the Marina Park Community Center located approximately 250 feet to the east. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify 3 Chamma Residence Zoning Administrator, April 26, 2018 Page 4 any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace two existing dwelling units and two -car garage with a new single-family residence that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. 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 construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of two existing dwelling units and a two -car garage, and the construction of a new three-story, 3,554 -square -foot, single-family residence including an attached two -car garage in the R-2 Zoning District. 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 NBMC. 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. 0 Prepared by: L' ne Schu ler ontract Planner RU/Is Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Description ZA 4 Project Plans Chamma Residence Zoning Administrator, April 26, 2018 Page 5 and Justification S Attachment No. ZA 1 Draft Resolution 0 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-016 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE-STORY, SINGLE-FAMILY RESIDENCE WITH AN ATTACHED TWO -CAR GARAGE AT 1820 WEST BALBOA BOULEVARD (PA2018-037) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Kevin Schley, of Kevin Schley & Associates ("Applicant'), on behalf of Omar Chamma ("Owner"), with respect to property located at 1820 West Balboa Boulevard, requesting approval of a coastal development permit ("CDP"). 2. The property is legally described as Lot 11, Block 118 of Tract 515, in the City of Newport Beach, County of Orange, State of California. 3. The Applicant proposes to demolish two existing dwelling units and a two -car garage, and construct a new three-story, 3,554 -square -foot, single-family residence including an attached two -car garage. The project will include hardscape, landscape, and subsurface drainage facilities all located within the confines of private property. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated RT (Two -Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RT -D (Two -Unit Residential - 20.0 — 29.9 DU/AC) and the property is located within the R-2 (Two -Unit Residential) Coastal Zone District. 6. A public hearing was held on April 26, 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), because it has no potential to have a significant effect on the environment. 7 Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 7 2. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of two existing dwelling units and a two -car garage, and the construction of a new 3,554 -square -foot single-family residence including an attached two -car garage in the R-2 Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Newport Beach Municipal Code ("NBMC") Section 21.52.015 (Coastal Development Permits, Findings and Decision), 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: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. A. The total proposed floor area, including the residence and enclosed parking, is 3,554 square feet, which complies with the maximum allowable floor area limit of 3,558 square feet. B. The proposed development will provide the minimum required setbacks, which are five (5) feet along the front property line abutting Balboa Boulevard and three (3) feet along each side property line. There is no required rear setback. C. The highest guardrail is no more than 24 feet and the highest roof ridge is no more than 29 feet, measured from the established grade level of 9 feet based on the North American Vertical Datum of 1988 ("NAVD88"), which complies with the maximum height limitation. D. The project includes enclosed garage parking for two vehicles, in compliance with the minimum parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two-story, one- and two-family residences. The proposed design, bulk, and scale of the development will be consistent with the existing neighborhood pattern of development and expected future development. 3. The project site is located approximately 260 feet from the mean high tide line and is separated from the water by Vilelle Place, a row of existing residential development, Bay Avenue and the public beach. The finished first floor elevation of the interior living area of the proposed residence is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88) elevation standard, which complies with the minimum required 9 -foot I Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 7 (NAVD88) elevation standard. The finished floor elevation of the garage (i.e., not living area) is 7.13 feet (NAVD88) with an approximately 2 -percent slope driveway connecting to the existing street. 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 identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 6. The property is not located on the shoreline nor is it located within 100 feet of coastal waters. The 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. 7. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). Condition of Approval No. 11 is included to require drought -tolerant, and prohibits invasive, species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 8. The property is not located near designated public viewpoints or coastal view roads and will not impact public coastal views. 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: 1. The project site is located on the Balboa Peninsula, between the nearest public road and the sea or shoreline, and the existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces two existing dwelling units and a two -car garage with a new single-family residence. Therefore, the project does not involve a change in 0 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 7 land use, density or intensity that will result in increased demand on public access and recreation opportunities. 2. The residential lot does not currently provide nor does it inhibit public coastal access. Lateral access is provided by public beach area along the bay front, including the nearby Marina Park Community Center. Vertical access is provided at the end of 19th Street, located approximately 135 feet west of the project site, and by 18th Street and the Marina Park Community Center located approximately 250 feet to the east. 3. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace two existing dwelling units and a two -car garage with a new single-family residence that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-016, 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 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 26TH DAY OF APRIL, 2018. Patrick J. Alford, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2018-### Pace 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. 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. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Coastal Development Permit No. CD2018-016 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits and Extensions), unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. 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. 6. 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 to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 8. 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. 9. 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 Permit 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. 10. Prior to issuance of a building permit, the approved CPPP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and any changes could require separate review and approval by the Building Division. 11 Zoning Administrator Resolution No. ZA2018-### Paqe 6 of 7 11. Prior to the issuance of a building permit, 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. 12. 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. 13. 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. 14. 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, wetland or their buffers. 15. 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. 16. 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. Stock piles 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. 17. 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. 18. 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. 19. 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 Chamma Residence including, but not limited to, Coastal Development Permit No. CD2018-016 (PA2018-037). This indemnification shall include, but not be limited to, 12 Zoning Administrator Resolution No. ZA2018-### Paqe 7 of 7 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/orthe parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' 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. 13 Attachment No. ZA 2 Vicinity Map 14 VICINITY MAP Coastal Development Permit No. CD2018-016 PA2018-037 I F0011VIVITMI MI US . , :3:111=tT I 15 Attachment No. ZA 3 Project Description and Justification 10 PA2018-037 Kevin Schley & Associates Fine Architecture Kevin A. Schley, Architect 25225 Mackenzie • Laguna Hills, CA • 92653 (949) 770-8586 • kschley®cox.net February 6,2018 Community Development Department Planning Division 100 Civic Center Drive, Newport Beach, CA 92658-8915 To Whom This May Concern, This letter is a description of the new proposed single family residence at 1820 W. Balboa Blvd., Newport Beach, as a requirement of application for a Coastal Development Permit. Existing Conditions Property is a one story house with a detached garage, supporting a second story residence. Property is zoned R-2. All buildings and foundations will be demolished and removed. Site will be over -excavated with the removed soils being put back in compacted layers in order to achieve a homogeneous building pad of known material and percent compaction. New Construction The project proposes a new single family residence with attached garage. Though the property is zoned for two units, we are proposing only a single unit. The dictates of a small lot, coupled with the increase in fust floor height to 9.00', means that the lot will be primarily hardscape to accommodate pedestrian access. New fencing is proposed at the side property lines, and a new fence or wall is proposed at the front property line. All fencing will comply with the Zoning Code. Area Tabulations Lot Area 2,473 Build able Area 1,779 First Floor Area 1,679 Second Floor Area 1,602 Third Floor Area 274 Allowable Buildable 3,558 Actual Gross Area 3,555 17 PA2018-037 Community Development Department • February 6, 2018 Grading Cut/Fill Cut 240 cubic yards Fill 265 cubic yards Note that amounts are estimates of the over -excavation and re -compaction of the site. Additional fill information will be available once the precise grading plan is designed. Room Count Bedrooms 4.0 Baths 4.5 Parking Count 2 Car Garage Building Height Third Floor Ridges will be at or a few inches below 29' Upper Roof Deck will be approximately 15 inches below the 24' limit. Landscape Area Lot Area 2,473 Building Footprint 1,679 Open Lot Area 794 Estimated Hardscape 774 Estimated Landscape 20 Number of Floors Three floors Respectfully submitted, Kevin A. Schley, Architect M Attachment No. ZA 4 Project Plans 19 20 PROJECT DATE • NEW 18 0 W,, BALBOA B December 1, 2017 PU13MH DATE D*APIAN ESID NCE LV M=h 12, 2018 CHECK NUMBER GENERAL NOTES 1.lq.ALL WORK SHALL BE EXECUTED TO THE HIGHEST 3.4.GONCRETE SHALL BE TYPE "V", WITH MINIMUM OF 6.lq.BEFORE COVERING WALLS, VERIFY THAT 7.6.50ME PRODUCTS SUCH AS TYVEK AND FLUID q.4.PAINT ADDMONALNOTES PROJECT DESCRIPTION LEGAL DESCRIPTION PLAN ISSUANCE LEVEL OF CURRENT STANDARDS BY SKILLED CRAFTSMEN. 1.20.THE CONTRACT DRAWINGS AND SPECIFICATIONS REPRESENT THE FINISHED STRUCTURE, UNLESS OTHERWISE SHOWN. THEY DO NOT INDICATE THE METHOD OF CONSTRUCTION. THE CONTRACTOR SHALL SUPERVISE AND DIRECT THE WORK AND HE SHALL BE SOLELY RESPONSIBLE FOR ALL CONSTRUCTION MEANS, METHODS, SAFETY MEASURES, TECHNIQUES, SEQUENCES, AND PROCEDURES. OBSERVATION VISITS TO THE SITE BY FIELD REPRE5ENTATIVE5 OF KSA SHALL NOT INCLUDE INSPECTIONS OF THE SAFETY MEASURES OR CONSTRUCTION PROCEDURES. ANY SUPPORT SERVICES PERFORMED BY KSA DURING CONSTRUCTION SHALL BE DISTINGUISHED FROM CONTINUOUS AND DETAILED INSPECTION SERVICES WHICH ARE FURNISHED BY OTHERS. THESE SUPPORT SERVICES PERFORMED BY KSA, WHETHER PERFORMED PRIOR TO, DURING OR AFTER COMPLETION OF CONSTRUCTION, ARE PERFORMED SOLELY FOR THE PURPOSE OF ASSISTING IN ACHIEVING CONFORMANCE WITH THE CONTRACT DOCUMENTS, BUT DO NOT GUARANTEE CONTRACTOR'S PERFORMANCE AND SHALL NOT BE CONSTRUED AS SUPERVISION, INSPECTION, NOR APPROVAL OF CONSTRUCTION, NOR THE FINISHED PRODUCT. 1.21.WITHIN ONE YEAR OF COMPLETION AND 5 SACKS PER CUBIC YARD, MAXIMUM WATER-GEMENTITIOUS MATERIAL RATIO OF 0.45, 4,500 P5I. CONCRETE SHALL NOT BE MODIFIED AFTER LEAVING THE BATCH PLANT. CONCRETE SHALL BE OF A MINIMUM COMPRESSIVE STRENGTH OF 4,500 PSI. WHERE CONCRETE HAS THE POSSIBILITY OF CONTA(LT WITH SEAWATER. WHERE CONTACT WITH SEAWATER 15 PROLONGED, THE CONCRETE SHALL BE 4500 PSI AND TYPE "V" PLUS POZZOLAN. PLANS AND MIX DESIGN MUST BE APPROVED BY A QUALIFIED SPECIALIST AND CONFORM TO AGI 318-5E0TION 4.3 SULFATE EXPOSURE. 3.5.ALL REINFORCING, ANCHOR BOLTS, HOLDOWNS, AND INSERTS SHALL BE PLACED ACCURATELY AND SECURED IN PLACE PRIOR TO PLACING CONCRETE OR GROUTING MASONRY. CONTRACTOR A55UME5 RESPONSIBILITY FOR A(LGURATE PLACEMENT. 3.6.REINFORGIN6 BARS SHALL BE GRADE 40 CONFORMING TO A5TM A-615-40 $ 60, DEFORMED NEW BILLET STEEL. 3.7.REFER TO THE FOUNDATION PLAN FOR SPECIFIC DETAILING AND FOR ADDITIONAL GENERAL NOTE5. 3.S.ONGRETE TOLERANCES FOR VARIATIONS FROM PLUMB AND LEVEL SHALL BE PER 'A.C.1." SPECIFICATIONS. SEE FOUNDATION NOTES. BLOCKING AND BACKING HAS BEEN PROVIDED FOR HANDRAILS, TOWEL BARS, DRAPERY RODS, LIGHT FIXTURES, ETC. 6.20.LAG BOLTS SHALL HAVE LEAD HOLES BORED BEFORE DRIVING HOLES. DIAMETERS ARE TO BE AS FOLLOWS; 6.20.1.5HANK PORTION = SAME DIAMETER AND LENGTH AS SHANK. 6.20.2.THREA.D PORTION = 0.6 - 0.75 DIAMETER OF THREAD AND SAME LENGTH. 6.21.ALL BOLTS AND NUTS SHALL BE RETIGHTENED PRIOR TO COVERAGE BY THE APPLICATION OF PLYWOOD, DRYWALL, ETC. 6.22.ALL BOLTS HAVE STANDARD GUT WASHERS UNDER HEAD AND NUT. 6.23.HANGER5,E]GONNEGTOR5, AND ANCHORS ARE 'SIMPSON STRONG TIE". NO SUBSTITUTIONS ALLOYNED. 6.24.5TRUGTURAL MEMBERS SHALL NOT BE GUT FOR PIPES, ETC., UNLESS SPECIFICALLY NOTED OR DETAILED. 6.25.ALL BEAMS SHALL BE SUPPORTED WITH FULL BEARING UNLESS OTHERWISE NOTED. APPLIED WATERPROOFING ARE SENSITIVE TO SUNLIGHT. BE SURE TO FOLLOW MANUFAGTURER5 SPECIFICATIONS WITH REGARD TO UNPROTECTED EXPOSURE TO SUNLIGHT. DAMAGE PRODUCTS ARE SUBJECT TO REPLACEMENT AT SOLE EXPENSE OF CONTRACTOR. 7.7.51.1I1 -DING INSULATION SHALL BE FIBERGLASS BATT INSULATION. IT SHALL BE INSTALLED IN ALL SEPARATIONS BETWEEN CONDITIONED AND UNCONDITIONED AREAS. SEE TITLE 24 ENERGY NOTES FOR "R" VALUE SPECIFICATIONS. INSULATION SHALL NOT CONTAIN OZONE DEPLETING COMPOUNDS. 7.S.SEE THE TITLE 24 ENERGY NOTES FOR A COMPLETE LI5T OF MANDATORY FEATURES AND PROCEDURES. "1.q.BATHROOM, LAUNDRY AND EQUIPMENT ROOM WALLS SHALL BE FULLY INSULATED WITH UNFAGED BATT INSULATION FOR SOUND DEADENING PURPOSES. S•DOORS.WINMWSAND GLASS 8.1.DOORS AND WINDOWS, AND FINISH HARDWARE SHALL BE AS SPECIFIED ON THE SCHEDULE SHEET. INFORMATION ON THE SCHEDULE MUST BE VERIFIED AGAINST THE PLAN INFORMATION BEFORE ORDERING MATERIALS. REPORT DISCREPANCIES TO q.4.1.PAINT ALL SURFACES TO REMAIN EXPOSED IN THE FINISHED WORK WHETHER SPECIFICALLY INDICATED OR NOT, EXCEPT SHOP- AND FACTORY -FINISHED ITEMS AND THOSE SPECIALLY INDICATED NOT TO BE PAINTED, (SUCH AS THOSE TO RECEIVE STAIN). NO NEW SURFACE SHALL HAVE LE55 THAN ONE PRIME COAT AND TWO FINISH OATS: NO EXISTING SURFACE SHALL HAVE LE55 THAN ONE FINISH COAT APPLIED UNDER THIS SECTION. q.4.2.THE PAINTING CONTRACTOR SHALL APPROVE THE CONDITION OF ALL SURFACES, BEFORE COMMENCING THE W WORK. AFTER APPROVAL OF SURFACES, HE SHALL DO ANY PATCHING, FILLING, AND SANDING AS IS REQUIRED. q.4.3.THE PAINTING CONTRACTOR SHALL WARRANT HIS WORK FOR 2 YEARS FROM COMPLETION AND SHALL REMEDY AT HIS EXPENSE ANY DEFECTS OR FAILURES. q.4.4.ALL SURFACES SHALL BE GLEANED AND MADE FREE OF FOREIGN MATTER, OIL, OR MOISTURE, AND THEN SEALED WITH THE APPROPRIATE PRIMER. SIDING SHALL BE BACKPRIMED AND GUTTERS SHALL BE PRIMED AND FINISHED INSIDE AND OUTSIDE. q.4.5.PAINT COLORS SHALL BE PER PLAN AND/OR OWNER. Al. A GAL -OSHA PERMIT 15 REQUIRED FOR EXCAVATIONS DEEPER THAN 5 FEET AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. A2. EXTERIOR LATH AND PLASTER: PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING, (GBG 2506.4). A3. HEATING DUCTS MUST BE SEALED AND FIELD VERIFIED BY A HERS CERTIFIED SPECIAL INSPECTOR A4. WATER 61-05ET(5) TO BE A MINIMUM OF 30 INCHES WIDE WITH A MINIMUM OF 24 INCHES CLEAR IN FRONT OF THE TOILET. A5. WHERE HVAC EQUIPMENT 15 INSTALLED OUTSIDE; A SOUND ATTENUATION DESIGN SHALL BE SUBMITED TO THE CITY IN CONFORMANCE WITH ARI STANDARD 275. SOUND LEVEL NOT TO EXCEED 50 DBA WITH TIMER, 65 DBA WITH TIMER AND NEIGHBOR'S CONSENT PER SECTION 10.26.045 OF THE N.B.M.C. LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. A6. THESE PLANS HAVE BEEN PREPARED ACCORDING TO INFORMATION SUPPLIED BY THIRD PARTIES: (CITY BUILDING $ ZONING, OWNER, MANUFACTURERS, ETC). ACCURACY OF THAT INFORMATION 15 ASSUMED ACCURATE BUT CANNOT BE VERIFIED. SAID INFORMATION 15 PROVIDED IN THESE PLANS AS PART OF THE DESIGN AND PLAN NOTE!!!: IT IS THE RESPONSIBILITY OF ALL CONTRACTORS TREAD ALL OF THE GENERAL NOTES ON TH15 SHEET AND ALL OF THE OTHER NOTES IN THI5 WORKING DRAWING SET. ALL NOTES AND CONDITIONS MUST BE STRICTLY ADHERED TO. READ THE ENTIRE CONTENTS OF WORKING DRAWIN65 BEFORE EXECUTING WORK. INFORMATION IN THESE WORKING DRAWIN65 I5 SPREAD OUT OVER MULTIPLE 5HEET5 AND ALL SHEETS INTERRELATE TO EACH OTHER. BY SUBMISSION OF A PROPOSAL TO PERFORM WORK ON THI5 PROJECT, YOU CERTIFY THAT YOU HAVE THOROUGHLY REVIEWED THESE PLANS, 5PECIFICATION5, 51TE CONDITIONS AND THAT YOU ARE 5AT15FIED WITH THE SAME. YOU AL50 CERTIFY THAT YOU CAN COMPLETE THE WORK INDICATED IN YOUR PROPOSAL TO AT LEAST INDUSTRY STANDARDS WITHOUT ADDITIONAL DETAILING FROM THE ARCHITECT OR ENGINEER. CLARIFICATIONS ON AND/OR INCONSISTENCIES WITHIN THE DRAWINGS AND 5PECIFICATION5 MUST BE ADDRE55ED PRIOR TO SUBMITTING YOUR PROPOSAL TO DO WORK ON THE PROJECT. EXTRA CHARGES WILL NOT BE GRANTED BASED UPON CLAIMS OF INCOMPLETE, INACCURATE, OR INCONSISTENT DRAWIN65 OR 5PECIFICATION5. WHERE INFORMATION CONFLICTS, IT SHALL BE THE INTERPRETATION OF THE ARCHITECT THAT PREVAILS. DEMOLISH EXISTING RESIDENGE(S) AND DETACHED GARAGE. CONSTRUCT NEW THREE STORY RE5IDENGE WITH ATTACHED GARAGE. LOT 11, SECTION "B", BLOCK 118, NEWPORT BEACH M.M. 4/27 # DATE DESCRIPTION A B 2/2/18 2/6/18 Revised Design Development ist Coastal submission to Ci ry TABULATIONS LEGAL OWNER LOT AREA 2,413 LEGAL BUILDABLE AREA 1,iiq NON -BUILDABLE AREA 6q4 LOT AREA 2,473 FOOTPRINT AREA 1,6"19 LOT OUTSIDE RE OF FOOTPRINT 794 FIRST FLOOR AREA 1,6-19 SECOND FLOOR AREA 1,602 THIRD FLOOR AREA 274 TOTAL BUILDABLE AREA 3,555 ALLOWABLE BUILDABLE 3,558 LANDSCAPE CALCULATIONS HARDSGAPE AREA 759 LANDSCAPE AREA 35 TOTAL AREA 7q4 OMAR GHAMMA, 403q RIVOLI, NEWPORT BEACH, GA, (626) 255-3170 CONSULTANTS SOILS ENGINEER SURVEYOR GEO ENVIRON 4071 E. LA PALMA, SUITE "B" ANAHEIM, GA,g2807 714-632-3190 RDM SURVEYING 23016 LAKE FOREST DRIVE ILLS LACUNA HILLS GA 92653 (q4q) 858-2824 STRUCTURAL ENERGY REVISIONS # DATE DESCRIPTION THE CONTRACTOR SHALL PROVIDE A LAYOUT PLAN OF THE HEATING AND AIR CONDITIONING WITH HIS PROPOSAL. ACCEPTANCE OF THE WORK UNDER THI5 CONTRACT, THE CONTRACTOR SHALL BE RESPONSIBLE FOR AND SHALL REPLACE OR REMEDY ANY FAULTY, IMPROPER OR INFERIOR MATERIALS, DEVICES, OR 4.MASONRY 4.1.5EE STRUCTURAL ENGINEERING SHEET, FOR FURTHER INFORMATION. 6.26.PROVIDE FIRE BLOCKS AND DRAFT STOPS AT THE FOLLOWING LOCATIONS PER SECTION 708, CBC. THE ARCHITECT IMMEDIATELY. 8.2.THE HARDWARE SUPPLIER SHALL FURNISH ALL FINISH HARDWARE REQUIRED FOR THE WORK AND q.4.6.INTERIOR WOD STAIN SHALL BE APPLIED IN 1MUST COAT WITH 6 OATS OF FINISH OVER. CHECK PROCESS. THE GENERAL CONTRACTOR VERIFY ALL CONSTRAINTS SUCH AS EASEMENTS, ZONING CRITERIA, AS BUILT CONDITIONS, ETC. THE CONTRACTOR IS BUILDING FOOTPRINT 1,679 TOTAL 2,473 GRADING MECHANICAL THESE NOTES ARE GENERAL. THEY APPLY BUT MAY BE MODIFIED OR SUPERSEDED BY NOTES AND 5PECIFICATION5 ELSEWHERE IN THESE YNORKING DRAWINGS. WHEN IN DOUBT, CONTACT THE ARCHITECT. WORKMANSHIP, OR ANY OTHER DAMAGE TO OTHER WORK RESULTING THEREFROM, WITHOUT OST TO THE OWNER. PAINT SHALL BE WARRANTED FOR 2 YEARS. THI5 IS MINIMUM AND DOES NOT LIMIT, NOR REDUCE OTHER WARRANTIES OR GUARANTEES. 4.2.ALL MASONRY WORK SHALL CONFORM TO THE LATEST EDITION OF THE GBG, CRC AND/OR APPROPRIATE GOVERNING ODES. 4.3.NO PIPES OR DUCTS SHALL BE PLACED IN 6.26AIN ONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 FOOT INTERVALS ALONG THE LENGTH OF THE WALL. INTERVALS SHALL BE NO GREATER THAN 8 FOOT NOT FURNISHED UNDER ANOTHER SECTION. WHERE SPECIFIC, HARDWARE 15 NOT INDICATED, PROVIDE THE SAME HARDWARE REQUIRED FOR SIMILAR DOORS ELSEWHERE IN THE BUILDING. 6.3.ALL GLASS LESS THAN 18 INCHES ABOVE q.4.7.PAINT AND STAIN FINISHES SHALL BE UNIFORM IN COLOR FOR ALL SURFACES OF THAT COLOR. SURFACE SHALL BE SMOOTH AND FREE OF BLEMISHES OR SURFACE IRREGULARITIES, EXCEPT AS BY DESIGN. RESPONSIBLE FOR ONFORMAGE OF THE BUILT 5TRUGTURE(5) TO ALL CURRENT CONDITIONS, GORES, EASEMENTS AND OTHER RESTRAINTS, AND SHALL INFORM THE ARCHITECT IMMEDIATELY OF ANY CONFLICTS OR AMBIGUITIES. DIMENSIONS AND SPECIFICATIONS IN THESE PLANS ARE BASED ON INFORMATION ON HAND AT TIME OF 5PECIFICATION. MANUFACTURERS AND/OR AGENCIES MAY RESERVE THE RIGHT TO CHANGE PRODUCTS, REQUIREMENTS, ODES, RESTRICTIONS, ETC. THEREFORE IT I5 THE WITHOUT NOTICE.OF RESPONSIBILITY OF THE CONTRACTOR, 5U5-CONTRACTOR5, AND THEIR SUPPLIERS TO VERIFY APPROPRIATENESS OF ALL DIMEN51ON5 AND 5PECIFICATION5 BEFORE PURCHASE, APPLICATION OR INSTALLATION. ANY DISCREPANCIES OR CONFLICTS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE ARCHITECT. "KSA" SHALL REFER TO KEVIN SGHLEY AND ASSOCIATES, THE ARGHITEGT. 1,r.En1EPe� PFf]I IIPFMFNTft 1.1.THE AMERICAN INSTITUTE OF ARCHITECTS' DOCUMENT A201, "GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION ARE AN INTEGRAL PART OF THESE DOCUMENTS. THE CONTRACTOR SHALL MAKE HIMSELF THOROUGHLY FAMILIAR WITH THI5 DOCUMENT. IT HAS IMPORTANT LEGAL ONSEQUENGE5. 1.2.VERIFY ALL DIMENSIONS AND CONDITIONS ON JOBSITE PRIOR TO START OF ALL WORK OR PORTIONS OF THE WORK. 1.3.BEFORE WORK 15 BEGUN, IT 15 THE RESPONSIBILITY OF THE CONTRACTOR TO MAKE A THOROUGH SURVEY OF EXISTING CONDITIONS, THE SITE AND APPROACHES THERETO, LISTING EXISTING WORK WHICH 15 TO REMAIN AND NOTIFY K5A IN WRITING OF ANY DI5CREPANGIE5 BETWEEN EXISTING CONDITIONS AND THOSE SHOWN ON THE DRAWINGS. 1AANY DISCREPANCIES, ERRORS, OMISSIONS, AMBIGUITIES, CONFLICTS, AND THE LIKE, APPEARING WI IN THE DRAN65, SHALL BE BROUGHT TO K5A'5 ATTENTION BY THE CONTRACTOR BEFORE COMMENCING WORK. 1.S.WORKING DIMENSIONS SHALL NOT BE SCALED FROM PLANS. DETAIL DRAWINGS SHALL TAKE PRECEDENCE OVER LARGE SCALE DRAWINGS. 1.6.WORK PERFORMED SHALL COMPLY WITH THE LATEST EDITION OF THE CALIFORNIA BUILDING AND/OR RESIDENTIAL CODE, GBG, CRO; ALL STATE ODE5, ORDINANCES AND REGULATION5,INCLUDIN6 TITLE 24 ENERGY REGULATIONS; AND LATEST EDITIONS OF LOCAL ODES AND ORDINANCES. THE MOST STRINGENT CODE SHALL GOVERN WHEN THE ODES OVERLAP OR CONFLICT. SOME SECTIONS ARE QUOTED IN THESE PLANS. SAID QUOTATIONS ARE FOR THE CONVENIENCE OF THE CONTRACTOR AND DO NOT ELIMINATE ANY APPLICABLE SECTIONS FROM APPLYING TO THIS PROJECT. 1.7.NO SUBSTITUTIONS OF MATERIAL NOR ANY DEVIATION FROM THE PLANS SHALL BE ALLOWED WITHOUT THE WRITTEN APPROVAL OF K5A. 1.8.THE CONTRACTOR SHALL GLEAN THE ENTIRE JOBSITE WEEKLY, AND SHALL DISPOSE OF DEBRIS IN A LEGAL MANNER. 1A.CONSTRUCTION MATERIALS AND EQUIPMENT SHALL BE SPREAD TO DISTRIBUTE LOADING. LOAD SHALL NOT EXCEED THE DESIGN LIVE LOAD PER SQUARE FOOT. 1.10.13EFORE OCCUPANCY AND FINAL PAYMENT TO THE CONTRACTOR; THE OWNER, AND CONTRACTOR SHALL WALK THE HOUSE TO COMPILE A LI5T OF ITEMS WHICH MUST BE COMPLETED OR CORRECTED BY THE CONTRACTOR, (A "PUNCH LIST"). THE HOUSE 15 READY FOR OCCUPANCY, THE CONTRACTOR SHALL THOROUGHLY GLEAN THE INSIDE, AND OUTSIDE, (ROOF INCLUDED), OF THE HOUSE TO THE OWNERS SATISFACTION. SURFACES ARE TO BE DUSTLESS AND SPOTLESS AND ALL SYSTEMS ARE TO BE IN FULL OPERATING CONDITION. 1.127HE TERM CONTRACTOR AS USED HEREIN AND ON THE DRAWINGS SHALL ALSO BE APPLICABLE TO EACH SGBGONTRAGTOR AS REQUIREMENTS PERTAIN TO HI5 TRADE. 1.137HE CONTRACTOR SHALL OBTAIN AND OWNER SHALL PAY FOR ALL REQUIRED PERMITS PRIOR TO START OF CONSTRUCTION. 1.147HE DESIGN, ADEQUACY AND SAFETY OF ERECTION BRACING, SHORING, TEMPORARY SUPPORTS AND SCAFFOLDING IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR. 1.15.THEE WORKING DRAWINGS SHALL NOT REQUIRE THE COMPROMISING OF SAFETY ON THE JOB NOR SHALL THEY REQUIRE THE CREATING OF UNSAFE CONDITIONS. THE CONTRACTOR SHALL BRING SUCH CONFLICTS TO THE ATTENTION OF K5A. 1.16.1-OGATION AND ADEQUACY OF ALL UTILITIES SHALL U VERIFIED PRIOR TO START OF CONSTRUCTION. 1.17.KSA ASSUMES NO RESPONSIBILITY FOR COMPLETENESS OF PLANS FOR BID PURPOSES PRIOR TO BUILDING PERMIT ISSUANCE. 1.18.A.LL MATERIALS SHALL BE NEW AND IN BEST CONDITION UNLE55 NOTED OTHERWISE. 1.22.THE CONTRACTOR ASSUMES FULL RESPONSIBILITY FOR THE PROPER CONSTRUCTION OF THIS PROJECT. KSA DOES NOT INSPECT THE WORK AND CANNOT ASSUME LIABILITY FOR IMPROPER WORK. APPROVAL OF BUILDING INSPECTORS DOES NOT RELIEVE THE CONTRACTORSUCH THE RESPONSIBILITY TO ASSURE THE CONFORMANCE OF THE WORK TO CURRENT (LODES, STANDARDS OF PRACTICE, AND THE DESIGN INTENT OF THESE WORKING DRAWINGS 1.23.ONSTRUGTION INSPECTION SHALL BE PER GHAFTER 17, GBG. 2•SrrE WORD 2.1.SEE THE GEOTEGHNIGRL REPORT BY CEO -ENVIRON, REPORT # 18-8g5P, DATED JANUARY 17, 2018 2.2.ALL GRADING AND EARTHWORK SHALL BE PERFORMED IN COMPLIANCE WITH LOCAL GRADING ODES AND ORDINANCES. FOR RECOMMENDED SOIL BEARING PRESSURE, FOUNDATION MATERIAL AND SITE GRADING, SEE SOILS REPORT, FOUNDATION PLAN, AND GRADING PLAN. 2.3.GRADING CONTRACTOR 15 TO EXAMINE THE SITE PRIOR TO BIDDING TO VERIFY EXISTING CONDITIONS AND TO VERIFY CONFORMANCE OF THE GRADING PLAN TO THOSE EXISTING CONDITIONS. ANY DISCREPANCIES OR CONFLICTS SHALL BE IMMEDIATELY REPORTED TO KSA. 2.4.FILL, BACKFILL, AND FOUNDATION EXCAVATIONS ARE TO BE INSPECTED BY APPROVED SOILS ENGINEER. 2.5.SHOULD LOOSE FILL, EXPANSIVE SOIL, GROUND WATER, OR ANY OTHER DANGEROUS OR UNUSUAL CONDITION BE ENCOUNTERED DURING GRADING OR FOUNDATION EXCAVATING; ALL WORK SHALL CEASE IMMEDIATELY AND THE SOILS ENGINEER AND KSA SHALL BE NOTIFIED. 2.6.ALL FILLING AND BACKFILLING SHALL BE COMPACTED TO A MINIMUM OF 10% OF MAXIMUM DENSITY IN ACCORDANCE WITH ASTM TEST DESIGNATION D 1557-70. SEE SOILS REPORT AND CITY AND/OR COUNTY GRADING GODS FOR MORE RESTRICTIVE REQUIREMENTS, IF ANY. 2.7.EXGAVATED AREAS IN EXCESS OF 6 INCHES DEEP RECEIVING A CONCRETE SLAB, SHALL BE COMPACTED PER THIS SECTION. 2.6.APPROVED PROTECTIVE MEASURES AND TEMPORARY DRAINAGE PROVISIONS MUST BE USED TD PROTECT ADJOINING PROPERTIES DURING THE GRADING AND BUILDING CONSTRUCTION. SEE GRADING PLAN. 2,q,57E PREPARATION SHALL INCLUDE REMOVAL OF ALL DELETERIOUS MATERIALS SUCH AS BROKEN CONCRETE, RUBBISH, UNDERGROUND STRUCTURES, AND ORGANIC MATERIALS, (TREE TRUNKS AND ROOTS, ETC.). MUST ARRANGE FOR A PREGRADE NSPEGTION WITH THE CITY AND/OR COUNTY 48 HOURS BEFORE COMMENCING WORK. 2.11.THE CONTRACTOR MUST ARRANGE FOR AND PAY FOR ALL FIELD TESTING AND/OR GRADING OBSERVATION AS REQUIRED BY THE SOILS REPORT AND GITYAND/OR COUNTY GRADING ENGINEER. 2.12.FOUNDATION EXCAVATIONS SHALL BE TO DIMENSIONS ON FOUNDATION PLAN, AND GUT SQUARE AND SMOOTH WITH LEVEL, FIRM BOTTOMS. SEE SOILS REPORT. 2.13.FOUNDATIONS SHALL NOT BE POURED UNTIL EXCAVATIONS ARE INSPECTED BY THE SOILS ENGINEER AND APPROVED BY THE BUILDING OFFICIAL. 2.14.ALL PONDING WATER SHALL BE REMOVED FROM FOUNDATION EXCAVATIONS PRIOR TO PLACING OF CONCRETE. 2.15.ALL SITE GRADING MUST ULTIMATELY PREVENT THE ACCUMULATION OF WATER NEXT TO THE HOUSE. 2.16.IRRIGATION SYSTEM DESIGN AND OPERATION MUST KEEP WATER AWAY FROM THE HOUSE. OVER -WATERING OR IMPROPERLY APPLIED WATER CAN SERIOUSLY DAMAGE THE APPEARANCE AND STRUCTURAL INTEGRITY OF THE BUILDING. 2.17.A GAL -OSHA PERMIT 15 REQUIRED FOR EXCAVATIONS DEEPER THAN 5AND FOR SHORING AND UNDERPINNING. 3.CONCRETE 3.1.SEE STRUCTURAL ENGINEERING SHEET, FOR FURTHER INFORMATION. STRUCTURAL ENGINEER'S SPECIFICATIONS SUPERCEED THESE NOTATIONS. 3.2.ALL CONCRETE WORK SHALL COMPLY WITH CHAPTER 1g OF THE CURRENT GBG. REINFORCEMENT AND PLACEMENT SHALL BE IN ACCORDANCE WITH THE AMERICAN CONCRETE INSTITUTE, (A.G.L), SPECIFICATIONS. 3.3.MAINTAIN CONCRETE SLABS A MINIMUM OF 6 INCHES ABOVE ADJACENT FINISH GRADE. MASONRY WALLS UNLESS SPECIFICALLY NOTED OR DETAILED. FURT E STRUCTURAL ENGINEERING SHEET, FOR FURTHER HER INFORMATION. 5.2.STRUGTURAL STEEL SHALL CONFORM TO CHAPTER 22 OF THE GBG, CRC, AND TO "SPECIFICATION FOR THE DESIGN, FABRICATION, AND ERECTION OF STRUCTURAL STEEL FOR BUILDINGS", AISG, CURRENT EDITION. 5.3.ALL STRUCTURAL STEEL SHALL BE FABRICATED IN THE SHOP OFA LICENSED FABRICATOR AND SHOP DRAWINGS SHALL BE SUBMITTED TO THE STRUCTURAL ENGINEER THROUGH KSA FOR APPROVAL PRIOR TO FABRICATION. ALL FIELD WELDING, EXCEPT MINOR TACK WELDING, SHALL BE CONTINUOUSLY INSPECTED BY AN APPROVED WELDING INSPECTOR. USE ONLY LICENSED WELDERS. 5.4.WHERE FINISH 15 ATTACHED TO 5TRUCTURAL STEEL, PROVIDE 1/2 INCH STUD BOLTS AT 4 FOOT ON CENTER FOR ATTACHMENT OF NAILERS, UNLE55 NOTED OTHERWISE. 6.1140OD AND CARPENTRY 6.1.5EE STRUCTURAL ENGINEERING SHEET, FOR FURTHER INFORMATION. 6.2.ALL WOOD FRAMED GONSTRUGTION SHALL CONFORM TO CHAPTER23 OF THE GBG. 6.3.REJEGT UNSUITABLE LUMBER. ALL LUMBER SHALL BE REASONABLY FREE FROM MOLD/MILDEW, FUNGUS, EXCESSIVE KNOTS, WANE AND CHECKS. 6.4.NAILERS ON TOP OF STEEL BEAMS MUST BE FULL WIDTH OF BEAM. THIS WILL USUALLY REQUIRE THE PURCHASE OF A WIDER NAILER WHICH 15 THEN RIPPED TO THE PROPER WIDTH. 6.5.ALL WOOD BEARING ON, OR EMBEDDED IN CONCRETE, IN CONTACT WITH CONCRETE OR MASONRY, ENGA5ED IN EXTERIOR DECORATIVE COLUMNS SHALL BE PRESSURE TREATED DOUGLAS FIR PER GBG 5TANDARD. WOOD FRAMING MEMBERS, INCLUDING WOOD SHEATHING, THAT REST IN ON EXTERIOR FOUNDATION ALL5 AND ARE LE55 THAN 8 INCHES FROM EXPOSED EARTH SHALL BE OF NATURALLY DURABLE OR PRESERVATIVE -TREATED WOOD. R317.1(2) 6.6.FIRE-RETARDANT TREATED, (FRT) PLYWOOD 15 NOT ALLOWED. 6.TFLOOR AND ROOF SHEATHING SHALL BE STAGGERED AND LAID WITH 8 FOOT DIMENSION PERPENDICULAR TO JOISTS OR RAFTERS. 6.5.ALL PLYWOOD MUST BE EXTERIOR GRADE, (EXPOSURE 1). OSB 15 NOT ALLOWED. 6A PROTECT PLYWOOD FROM ELEMENTS THAT ETC. ANCTOR CAUSE Y PLRYWOODOTHAT£EXHIBITS IOTHE E DEFECTS RPIOWHERE 15 SUBJECT TO REMOVAL AND REPLACEMENT. 6.10.ANY PLYWOOD REMOVAL MUST BE DONE WITH GREAT CARE WHERE GLUED. THE PLYWOOD AND GLUE MUST BE CAREFULLY PLANED AWAY FROM THE STRUCTURAL MEMBER LEAVING THE MEMBER UNDAMAGED. WHERE T46 PLYWOOD 15 REMOVED, ALL EDGE5 OF THE AFFECTED AREA MUST BE BLOCKED. 6.11.FLOOR $ DECK 5HEATHIN6 SHALL BE PER FRAMING PLANS. ALL CONTACT POINTS BETWEEN PLYWOOD AND JOISTS BLOCKING/BEAMS, SHALL BE GLUED WITH CONSTRUCTION GRADE ADHESIVE. 6.12.ROOF SHEATHING SHALL BE PER FRAMING PLANS 6.13.NO EDGE OR SURFACE OF PLYWOOD ROOF SHEATHING SHALL BE EXPOSED TO THE WEATHER. USE STARTER BOARD AT EXPOSED AREAS. 6.14.ALL SHEATHING AND SHEAR PANELS MUST BE APPROVED BY THE BUILDING OFFICIAL BEFORE COVERING. 6.15.DOUBLE ALL RAFTERS BELOW ROOF EQUIPMENT AND AROUND SKYLIGHT OPENINGS. DOUBLE FLOOR JOISTS UNDER ALL PARALLEL PARTITIONS. 6.16.5LOCK JOISTS AND RAFTERS AT ALL BEARING POINTS. BLOCK ALL FLOOR JOISTS AT 8 FOOT ON CENTER OR LE55. BLOCKING SHALL BE ONE PIECE AND FULL DEPTH OF -1015T OR RAFTER. 6.1TEXTERIOR WALL FRAMING SHALL BE 2X6 STUDS AT 16 INCHES O.G., ALL OTHER WALL FRAMING SHALL BE 2X4 STUDS AT 16 INCHES O.G. UNLESS NOTED OTHERWISE, WITH DOUBLE 2X TOP PLATES WITH A MINIMUM OF 48 INCHES LAP SPLICE. PROVIDE 1/8 INCH THICK X 1-1/2 INCH WIDE METAL STRAP TIES WHERE PLATES ARE INTERRUPTED OR BROKEN. USE WIDER STUDS, (SUCH AS 2X6 OR 2X8), AS REQUIRED BY GBG 2326 WHERE STUDS ARE NOTCHED OR HOLES ARE DRILLED. WALL STUDS MUST BE AT LEAST 1 1/2 INCHES WIDER THAN ANY PIPE CONTAINED IN THAT WALL, (I.E.: 2X6 STUDS FDR A 4 INCH PIPE). 6.18.UNBRAGED STUDS HIGHER THAN 14 FEET SHALL BE 2X6 ® 16 INCHES OC.; HIGHER THAN 20 FEET SHALL BE 2X8 ® 16 INCHES O.G. AT RATED WALL5, SUCH AS GARAGE TO HOUSE SEPARATION. 6.26.2.AT ALL INTERCONNECTIONS BETWEEN CONGEALED VERTICAL AND HORIZONTAL SPACES AS OCCUR AT SOFFITS, DROP CEILINGS AND COVE CEILINGS; 6.26.3.IN CONGEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN AND BETWEEN STUDS ALONG AND IN LINE WITH THE RUN OF STAIRS IF THE WALLS UNDER THE STAIRS ARE UNFINISHED; 6.26.4.IN OPENINGS AROUND VENTS, PIPES, DUCTS, CHIMNEYS FIREPLACES AND SIMILAR OPENINGS WHICH AFFORD A PASSAGE FOR FIRE AT CEILING AND FLOOR LEVELS, WITH NONCOMBUSTIBLE MATERIALS. 6.27.61 -LAMINATED LUMBER 6.28.5EE STRUCTURAL ENGINEERING SHEET, FOR FURTHER INFORMATION. 6.28.1.BEAMS SHALL BE EXTERIOR GRADE WITH EXTERIOR GLUE IF BEAMS ARE EXPOSED TO WEATHER, AND INTERIOR GLUE FOR INTERIOR BEAMS, UNLESS NOTED OTHERWISE. 6.28.2.PROVIDE TENSION LAMINATIONS AT TOP OF CONTINUOUS BEAMS OVER COLUMNS, UNLESS NOTED OTHERWISE. 6.29.THE TJI JOISTS, AND MICRO -LAM LUMBER SPECIFIED IN THESE PLANS ARE TO BE MANUFACTURED BY TRU5JOI5T MACMILLAN OF BOISE, IDAHO, 1-800-338-0515. THE PRODUCTS HAVE BEEN DESIGNED IN ACCORDANCE WITH ONE OR MORE OF THE FOLLOWING: NATIONAL RESEARCH BOARD REPORTS 148, 200, 126, 119, AND LDS ANGELES CITY RESEARCH REPORTS RR -22614-T, RR -23664, RR -24399, RR -24317, AND RR -24297. ANY TRUSSES OTHER THAN TH05E SPECIFIED ARE TO BE A BID -ALTERNATE, AND ARE SUBJECT TO REVIEW AND APPROVAL OF BOTH THE ARCHITECT AND THE OWNER. 6.30.GLUE LAMINATED BEAMS SHALL BE 24F -V4 FOR SIMPLE SPAN AND 24F -VS FOR CANTILEVER SPANS. 6.31.AN A.I.T.C. CERTIFICATE OF COMPLIANCE FOR GLUE LAMINATED WOOD MEMBERS SHALL BE GIVEN TO THE BUILDING INSPECTOR PRIOR TO INSTALLATION. 6.32.ALL STRUCTURAL LUMBER SHALL BE GRADED IN ACCORDANCE AND GRADE STAMPED PER THE "STANDARD GRADING RULES #16 FOR WEST COAST LUMBER". 6.33.ALL STRUCTURAL LUMBER SHALL BE DOUGLAS FIR OF THE FOLLOWING GRADES U.N.O.: HORIZONTAL MEMBERS: SUB -PURLINS (STIFFENERS) OF #2 JOIST AND BEAMS OF #1 VERTICAL MEMBERS POSTS AND COLUMNS OF #1 STUDS OF #2 6.34 NAILING INTO PRESSURE -TREATED SILL PLATE TO BE WITH GALVANIZED OR STAINLESS STEEL NAILS GBG 2304.3. 7.MOISTURE PROTECTION AND INSULATION 7.1.PROVIDE ADEQUATE VENTILATION TO ATTIC AND UNDERFLOOR PER GBG. LOCATION AND SIZE OF VENTS PER CODE UNLE55 DETAILED OTHERWISE. 72.EXP05ED JOINTS SUBJECT TO WATER PENETRATION SHALL BE FLASHED AND/OR CAULKED WITH G.E. SILICONE SEALANT, A515 APPROPRIATE. 7.3.FLASHING SHALL BE 24 GAUGE GALVANIZED STEEL, (BONDERIZED), SHEET METAL, U.N.O., (SEE SPECIFICATIONS ELSEWHERE IN DOCUMENTS). SEAMS SHALL BE SOLDERED. FLASHING SPECIFICATION APPLIES TO ALL EXTERIOR METAL, SUCH AS: ROOF JACKS, VALLEY FLASHING, DRIP EDGE, WALL VENTS, WEATHER HOD5, ETC. 7.4.FLA5H ALL EXTERIOR WALL OPENINGS WITH APPROVED WATERPROOF BUILDING PAPER, MOISTOP OR BITUTHANE, TO EXTEND AT LEAST 3 INCHES BEYOND "BRICK MOULD" OR GRSING. BED BRICK MOULD ONTO FLASHING WITH NON -HARDENING CAULKING THAT 15 COMPATIBLE WITH FLASHING. TAPE ALL SEAMS BETWEEN FLASHING AND INFILTRATION BARRIER. 7.5.7YVEK" INFILTRATION BARRIER SHALL BE USED UNDER EXTERIOR WALL FINISH MATERIAL, EXCEPT FOR PLASTER. PLASTER SHALL BE APPLIED OVER APPROVED LATH AND PAPER. BARRIER SHALL SHINGLE SO THAT WATER CANNOT FLOW BEHIND W BARRIER. TAPE ALL SEAMS TO PREVENT ATER FROM MOVING UP OR SIDEWAYS PAST SEAM. ASSUME THAT WATER MAY BE FORGED BY WIND AND MAY NOT ALWAYS FLOW DOWN. ALL SEAMS SHALL BE WATER TIGHT. AT OPENINGS BARRIER SHALL COVER FLASHING AT HEAD. SILL FLASHING SHALL COVER BARRIER SO THAT WATER CANNOT FLOW BEHIND BARRIER. USE TAPE THAT IS COMPATIBLE WITH BOTH BARRIER AND FLASHING. VERIFY WITH MANUFAGTURER5. BARRIER MUST BE ONTINUOU5. WHERE ROOFS OR OTHER ARGHITEGTURAL FEATURES ATTACH TO THE WALL, THE BARRIER MUST BE APPLIED FIRST. ANY PENETRATIONS MU57 BE SEALED WITH TAPE OR OTHER MANUFACTURER APPROVED METHOD. ADJACENT WALKING SURFACE SHALL BE FULLY TEMPERED PER GBG STANDARD #24-2. 6.4.ALL GLASS AND GLAZING SHALL COMPLY WITH TABLE 24--1 AND MUST BE LABELED SAFETY GLAZING FOR IMPACT. ALL LABELING SHALL BE IN THE SAME POSITION OF EACH PANE, FOR MULTI -PANE UNITS. S.S.DOOR AND WINDOW SIZES AS SPECIFIED ON THESE PLANS MAY VARY DUE TO DIFFERENT MANUFAGTURER5 AND FRAMING ONDITIONS. IT I5 THE CONTRACTOR'S RESPONSIBILITY TO ORDER AND INSTALL THE PROPER SIZE AND TYPE AS 15 APPROPRIATE FOR THE RESPECTIVE OPENING, AS WELL A5 TO COMPLY WITH ODE REQUIREMENTS THAT MAY APPLY, (IMPACT HAZARD, EGRESS, ETC.) REPORT SIGNIFICANT CHANGES TO THE ARCHITECT. 6.6.MIRROR5 ARE 1/4 INCH THICK MINIMUM,OPOLISHED PLATE GLASS. 8.7.71)5 AND SHOWER ENCLOSURES ARE AS PER PLAN. GLASS SHALL BE APPROVED SHATTERPROOF. FIELD MEASURE BEFORE FABRICATION. SEE FINISH NOTES. B.FINI� gAPLA5TER q,1.1.LATH AND PLASTER SHALL BE APPLIED IN ACCORDANCE WITH CHAPTER 25 OF THE 2007 GBG. q.1.2.PROVIDE ALL APPROPRIATE METAL EDGES, CORNER BEADS, EXPANSION JOINTS, AND DRIP SCREEDS AS REQUIRED AND/OR DETAILED ON PLANS q.1.3.EXTERIOR PLASTER AND STUCCO SHALL BEA THREE GOAT APPLICATION, (SCRATCH, BROWN, AND COLOR OAT), APPLIED OVER APPROVED LATH AND PAPER. SEE STRUCTURAL FRAMING PLANS FOR SHEAR WALL REQUIREMENTS IF ANY. COLOR OF THE PLASTER SHALL BE AS PER PLAN OR PER OWNER AND SHALL BE INTEGRAL WITH THE COLOR GOAT. g.1.4.TH£ CONTRACTOR SHALL PROVIDE A SAMPLE PANEL TO INDICATE THE TEXTURE AND COLOR OF THE PLASTER FOR APPROVAL BY THE OWNER AND K5A, BEFORE APPLICATION TO THE BUILDING. ALL WORK NOT CONFORMING TO THE APPROVED SAMPLE SHALL BE REMOVED AND REMEDIED TO THE 5AT15FACTION OF THE OWNER, AT THE EXPENSE OF THE CONTRACTOR. q.2.DRYWALL q,2.1.GYP5UM DRYWALL SHALL BE APPLIED IN ACCORDANCE WITH CHAPTER 25 OF THE GBG. q.2.2.DRYWALL SHALL BE SGREWED AND NOT NAILED. FASTENING SHALL BE ACGORDING TO GBG REQUIREMENTS AND PER THE FRAMING PLANS.r NAILING SHALL BE INSPECTED AND APPROVED PRIOR TO TAPING. q.2.3.WATER RESISTANT DRYWALL SHALL BE USED PLASTER AND NOT DRYWALLNEXT TO ALL INET DIRECTNS. USE LATH CONTACT WITH WATER WILL OCCUR, SUCH A5 SHOWERS AND TUBS. q,2,4.TYPE "X" DRYWALL 15 TO BE USED AT ALL FIRE RESISTIVE APPLICATIONS OF ASSEMBLIES AS REQUIRED IN CHAPTER 7 OF GBG. q.2.5.U5E METAL EDGE5 AND CORNER BEADS AS REQUIRED AT ED6E5 AND AT ALL CORNERS. USE SQUARE CORNER BEAD UNLE55 RADIUS BEAD 15 SPECIFIED IN PLAN5. q.2.6.ALL TAPING AND PUTTYING SHALL BE FINISHED SMOOTH AND TRUE. g2.TFRIME COAT THE TAPED DRYWALL WITH "SHEETROCK FIRST OAT" BY UNITED STATES GYPSUM COMPANY. q,2.8.5£E FINISH SCHEDULE FOR THICKNESS AND FINISH OF DRYWALL. q.2A DRYWALL CONTRACTOR 15 TO INSPECT FRAMING FDR TRUENESS PRIOR TO APPLICATION. INSTALLATION OF DRYWALL SHALL BE CONSTRUED AS ACCEPTANCE OF FRAMING BY DRYWALL CONTRACTOR. WALLS AND CEILINGS SHALL BE FINISHED STRAIGHT AND TRUE. q,3,TILE q,3,1,TILE SHALL BE APPLIED IN ACCORDANCE WITH CHAPTER 14 OF THE GBG. q.3.2.TILE SIZE, SHAPE, AND COLOR SHALL BE PER FIN15H 5GHEDULE AND/OR OWNER. q.3.3.TILE GROUT SHALL BE GOMP05ED DF PORTLAND GEMENT, ASTM G-15, TYPE 1; SAND, ASTM G-144; LIME, ASTM G-207, TYPE V. q,3.4.ALL FLOOR TILE SHALL BE SLIP -RESISTANT. KSA DOES NOT SPECIFY SPECIFIC, TILES. CONTRACTOR I5 RESPONSIBLE FOR INSURING THAT THE INSTALLED FLOOR 15 SLIP -RESISTANT AND SAFE AS IS PRACTICALLY IN ITS POSSIBLE. THE TILE MUST B£ SLIP -RESISTANT RESISTANT IN ITS T USE CONDITION". THIS CONDITION WILL VARY, BUT MAY INCLUDE THE TILES EXPOSURE TO OILS, GREASES, WATER, CHEMICALS, BAREFEET, OR VARYING TYPES OF SHOES, ETC. 10.SPECIALTIES 11.EQUIPMENT 12.FURNISHINGS 13.51PECIALCONSTRUCTION I&CONVEYINGSYSTEMS 15.MECHeM1 15.1.IN5TALL ALL EQUIPMENT AND MATERIALS PER MANUFACTURER'S RECOMMENDATIONS AND PER CODE. 15.2.5EE TITLE 24 MANDATORY FEATURES AND SPECIFICATIONS FOR ADDITIONAL INFORMATION AND REQUIREMENTS. 15.3.HEATIN6 VENTILATION AND AIR-CONDITIONING 15.3.1.HEATING, VENTILATING, AND AIR CONDITIONING, (HVAC) SHALL CONFORM TO ALL APPLICABLE SECTIONS OF THE GBG, UNIFORM MECHANICAL CODE, AND ALL LOCAL CODES AND ORDINANCES. 15.3.2.THE HVAC CONTRACTOR SHALL PROVIDE LAYOUT PLANS TO K5A FOR APPROVAL BEFORE COMMENCING OF FOUNDATION WORK. THE HVAC, CONTRACTOR AND K5A MUST BE IN AGREEMENT ON THE FEASIBILITY OF THE LAYOUT BEFORE ANY WORK ON THE PROJECT MAY PROCEED. 15.3.3.IT 15 THE INTENT OF THE5E 5PECIFICATION5 THAT THE ENTIRE SYSTEM, INCLUDING EQUIPMENT, AIR DUCTS, GRILLES, AND ALL OTHER PARTS SHALL BE NOISELE55, DRAFTLE55, AND FREE OF VIBRATION TRANSMISSION. ALL WORK $ MATERIALS REQUIRED TO AGCOMPLI5H THE5E ENDS, INCLUDING THE BALANCING OF THE SYSTEM, SHALL BE PROVIDED BY THE CONTRACTOR WITHOUT ADDITIONAL C05T TO THE OWNER. 15A.PLUMBIN6 15.4.1.ALL PLUMBING SHALL CONFORM TO THE LATEST EDITION OF THE UNIFORM PLUMBING CODE, INCLUDING ANTI -SCALD REGULATIONS. 15.4.2.PLUMBING CONTRACTOR SHALL SUBMIT LAYOUT PLANS FOR WASTE, WATER, AND GAS TO THE OWNER AND K5A BEFORE COMMENCING THE WORK.y 15.4.3.THE PLUMBING CONTRACTOR SHALL BE RESPONSIBLE FOR ALL FINAL CONNECTIONS OF GA5 AND WATER TO EQUIPMENT, AND FIXTURES. 15.4.4.THE PLUMBING CONTRACTOR SHALL FURNISH ALL LABOR, MATERIAL, EQUIPMENT, FIXTURES, AND SERVICES NEGE55ARY FOR THE EXECUTION AND COMPLETION OF ALL PLUMBING WORK AS INDICATED ON THE DRAGS AND WIN 5PEGIFICATION5. 15.4.5.THE PLUMBING CONTRACTOR SHALL PROVIDE NECESSARY CONDENSATE DRAINS FROM ALL EQUIPMENT. PLUMBING WORK HALL BE OF 15.4.6.ALL MATERIALS AND INEW STOPMENT CK. UNLE55 R THE NOTED OTHERWISE, ALL MATERIALS, EQUIPMENT, APPARATUS SHALL BE INSTALLED AS RECOMMENDED BY THE MANUFACTURER, OR REQUIRED BY CODE. 1a,Er FcrRLQA 16.1.ALL ELECTRICAL WORK AND MATERIALS SHALL CONFORM TO THE LATEST EDITION OF THE CALIFORNIA ELECTRIC CODE, AND LOCAL CODES, A5 WELL AS WITH THE REQUIREMENTS OF THE ELECTRIC AND TELEPHONE UTILITIES. 16.2.THE CONTRACTOR SHALL VERIFY AVAILABILITY OF UTILITY SERVICES AND DETERMINE EXACT DETAILS PERTAINING TO EXACT LOCATIONS AND REQUIREMENTS BEFORE SUBMITTING HIS BID. UPON RECEIVING THE CONTRACT, THE CONTRACTOR SHALL MAKE ARRANGEMENTS FOR ESTABLISHING UTILITY SERVICE HOOKUP. 16.3.CONTRACTOR SHALL PROVIDE AN ELECTRICAL SERVICE LAYOUT FOR THE OWNERS REVIEW AND APPROVAL. 16.4.ALL FIXTURES AND WORK SHALL BE PROVIDED AS SHOWN ON PLANS, SCHEDULES, AND SPECIFICATIONS. 16.5.ALL WIRING SHALL BE COPPER, NO ALUMINUM ALLOWED. 16.6.RECEPTACLES AND OUTLETS ARE VERTICAL WITH CENTER SET AT 12 INCHES ABOVE FINISH FLOOR, UNLESS NOTED OTHERWISE. 16.7.5WITGHES ARE VERTICAL WITH CENTER SET AT 36 INCHES ABOVE FINISH FLOOR, U.N.O. 16.8.SMOKE DETECTORS SHALL BE WIRED 12OV. WITH BATTERY BACKUP AND INTER -CONNECTED, LOCATE PER CODE AND PER PLAN. 16.11ALL EQUIPMENT , FIXTURES, OUTLETS, DEVICES INSTALLED BY THE ELECTRICAL CONTRACTOR OR OTHERS SHALL BE FULLY CONNECTED TO PROPER SOURCE AND LEFT IN OPERATING CONDITION. CONDITION. 16.10.ALL EQUIPMENT, FIXTURES, OUTLETS, DEVICES INSTALLED OUTDOORS SHALL BE WEATHERPROOF AND ON GROUND FAULT INTERRUPTER CIRCUITS WHEN APPROPRIATE. AT SECTION R307 TOILET, BATH AND SHOWER SPACES R307.1 SPACE REQUIRED. FIXTURES SHALL BE SPACED IN ACCORDANCE WITH THE CALIFORNIA PLUMBING CODE. RBOT2 BATHTUB AND SHOWER SPACES. BATHTUB AND SHOWER FLOORS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS AND IN SHOWER COMPARTMENTS SHALL BE FINISHED WITH A NONABSORBENT SURFACE. SUCH WALL SURFACES SHALL EXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET (182ci MM) ABOVE THE FLOOR. R8. NET AREA OF SHOWER ENCLOSURE SHALL BE NOT LESS THAN 1,024 SQ. INCH (7.1 SQ.FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER CIRCLE. GPC, 411.7 A9. THE FOLLOWING IS REQUIRED FOR THE SEPARATION OF THE PRIVATE GARAGE FROM THE DWELLING UNIT: A. GARAGES BENEATH HABITABLE ROOMS SHALL BE SEPARATED BY NO LESS THAN 5/8 INCHES TYPE X GYPSUM BOARD APPLIED TO THE UNDERSIDE OF FLOOR FRAMING. PROVIDE MINIMUM 1/2 INCH GYPSUM BOARD ON THE GARAGE SIDE ELSEWHERE. TABLE R302.6 B. DOORS SHALL BE 1 3/8" SOLID CORE (FDR NON-SPRINKLERED DWELLINGS) ANDffi- SELF-CLOSING AND SELFLATGHING IN SPRINKLERED AND NON-SPRINKLERED DWELLINGS. R302.5.1 G. OPENINGS FROM A PRIVATE GARAGE DIRECTLY INTO A ROM USED FOR SLEEPING PURPOSES SHALL NOT BE PERMITTED. R302.5.1 A10 ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TOC-) OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY ONSTRUGTION AUTHORIZED BY THIS PERMIT. SHEET INDEX & REVISION HISTORY NUMBER SHEET TITLE REVISIONS 1 2 3 4 5 6 7 5 q 10 11 12 A1.0 Cover Sheet $ General Notes A1.3 Floor Area Exhibit A2.0 TO O ra hic SUrve (� t0 tto � 00 � ,,.t C `v r- •r-1 -I--+ F U U Q G C Z � , - M (� .-+ � � _, V N L' m G d " +401 � C-) ..r.t, au `v ,�BUILDING C.) �, ,^ Q. ¢ v/ r--� 'o!J rl v lc- S-. y �i .1 •� I'NN yeC" 4. b [x { ,� Wi rte! .•t .-n > to N LO N A3.0 Site $ Roof Plan A4.0 Floor Plans A7.0 Sections A7.1 Sections$ Elevations A08 Exterior Elevations A9.0 Reflected Geilin Plans l I V ,---IU �Q � ^ r-" (U Im 'j`•1 . O (� � ,3 Q) � ,4 /� � m = M 4-i h+i %%__1 U 0 4a.1 �: N T__41.11.WHEN E� ARC l�,�SPSHUq tiIT \�P Sy�C�1 , < _y m it Y C-15073 j N� 9/30/2017 �Q RENEWAL %� DATE O QF CAS\�C DEFERRED SUBMITTALS VICINITY MAP'9 o° Qi Newport O Beach e N, - Gosst "v,,1: y 9i 4do % O m e u v, ''�, , Project Site ? lv°q I ° 1 Lido Isle V,:,r -'do S°e d These dmwingsazethe propertyof Kevin Schley, and shall not be modified or used for anything other than this project on this site. 02018 C t - Kevin Sail Arcbitect oP➢ cY. SHEETTITLE Cover Sheet & General Notes if1820 west Balboa Boulevard SHEET NUMBER Newport Beach Pier Q Be Al O Iv&a,6°084, 20 v m v Cn O Cn I I I Gross Area 13'3 3/5" x 8'9 1/5" I116.3 BG{ ft I I I I I I 47-3 1/5" V-9 1/5" I � 5 airs N The two areas on left show how the stair area is 5tairs 5u%tracted calculated. m 133 3/r3" x a'9 v8' 12'0 1/8" x x'11" The smaller "Stair Subtracted" in z 21.3 sq ft 95 sc{ft area is the stairs which are subtracted from the "5ro55 ro Area"; leaving the exterior walls. I (116.35f - 955f = 21.35f). I I Open to Below 501-15/51, 26-9 1/4" 15-0 3/4" O in N N 50 3/4" X 224.4 U) 15'-9 'VS" ._.._.._.._.._..-.._.._..--- ..-........ ...... -..-..-..-........ _.I,_.. 7-11" THIRD FLOOR PLAN 22'-10 1/2" 2-11 3/4" Lower Deck I I I I 25'-9 1/5" 273.4 5MARE FEET ._.._.._.._.._........ -..-.. ...... -..-........ _..-........ 411-0 7/511 SECOND FLOOR PLAN G SCALE: 1/4" = 1'-0" 1,601.1 5MARE FEET I I I I I I I I Q v m Q m FIRST FLOOR PLAN l SCALE: 1/411 = 1'-0" 1,672.3 5a[)ARE FEET KEYNOTES ZONING CODE TH15 FROJECT 15 ALLOWED TO HAVE ITS OR055 FLOOR AREA AT 2 TIMES THE BUILDABLE AREA. "Buildable area" Means the area of a development site, excluding the minimum front, side, and rear Setback areas as applied to residential properties only. Floor Area, Gross. 1.00005ingle-Unit and Two -Unit Dwellings. a.0000For single -unit and two -unit dwellings, the following areas shall be included in calculations of gross floor area: i.0000ihe Surrounding exterior walls; and ii.0000Any interior finished portion of a structure that is accessible and that measures more than six feet from finished floor to ceiling. b.0000The following areas shall be excluded: i.00005tairwe115 and elevator shafts above the first level. AREA I SUB -CALCULATIONS THIRD LEVEL 21.3 224.4 27.'7 SUBTOTAL 273.45f SECOND LEVEL 5.3 5.3 U "151.6 1 641 '769.2 Mh+i 34'-9 3/8" 7'-10 3/8" 22'-5 1/4" 6'-6 1/8" 20'-5 Val, 1601.15f Q � 651.5 Trash 109.5 424.9 � 103.9 Porch I I I SUBTOTAL 1670.25f TABULATIONS t 273.4 I I 1679.2 TOTAL 3553.,75f i.341 3/5" x 18'8 3/4'' 28 1/4' x 165 3/4' 20'5 1/5" x 166 3/4" 651.5 5CL ft 2. 5 352.5 5 ft" 1 i 15'11 1/2" x BC{ 13'11 1/8" x x'10 3/8' 109.5 5a, Ft I I I . 10 1/8' x 1 O' Q T-11 -7/8" Bc{ 92'-3 1/2" 2'-11 3/4" Q FIRST FLOOR PLAN l SCALE: 1/411 = 1'-0" 1,672.3 5a[)ARE FEET KEYNOTES ZONING CODE TH15 FROJECT 15 ALLOWED TO HAVE ITS OR055 FLOOR AREA AT 2 TIMES THE BUILDABLE AREA. "Buildable area" Means the area of a development site, excluding the minimum front, side, and rear Setback areas as applied to residential properties only. Floor Area, Gross. 1.00005ingle-Unit and Two -Unit Dwellings. a.0000For single -unit and two -unit dwellings, the following areas shall be included in calculations of gross floor area: i.0000ihe Surrounding exterior walls; and ii.0000Any interior finished portion of a structure that is accessible and that measures more than six feet from finished floor to ceiling. b.0000The following areas shall be excluded: i.00005tairwe115 and elevator shafts above the first level. AREA I SUB -CALCULATIONS THIRD LEVEL 21.3 224.4 27.'7 SUBTOTAL 273.45f SECOND LEVEL 5.3 5.3 U "151.6 5.0 641 '769.2 Mh+i SUBTOTAL 1601.15f FIRST LEVEL � 651.5 6.9 109.5 424.9 103.9 552.5 SUBTOTAL 1670.25f TABULATIONS 273.4 1601.1 1679.2 TOTAL 3553.,75f AREA TABULATIONS PROJECT DATE December 1, 2017 PUBLISH DATE March 12, 2018 PIAN CHECK NUMBER PLAN ISSUANCE # DATE DESCRIPTION A 2/2/18 Revised Design Development B 2/6/18 1st Coastal submission to City REVISIONS # DATE I DESCRIPTION C-15073 9/30/2017 RENEWAL to CV N LO N These drawings are the property of Kevin Schley, and shall not be modified or used for anything other than this project on this site. 0 2018 Copyright - Kevin Schley, Architect SHEET TITLE Buildable Area Area 1, 7qo Floor Area Exhibit FIRST FLOOR AREA 1,679.2 SECOND FLOOR AREA 1,601.1 THIRD FLOOR AREA 273.4 SHEET NUMBER TOTAL BUILDABLE AREA 3,553.1 ALLOWABLE BUILDABLE 3,558.0 JL UNDER ALLOWABLE BY 4.3 Al . �1 U U c� 0 Mh+i M� h+i � C-15073 9/30/2017 RENEWAL to CV N LO N These drawings are the property of Kevin Schley, and shall not be modified or used for anything other than this project on this site. 0 2018 Copyright - Kevin Schley, Architect SHEET TITLE Buildable Area Area 1, 7qo Floor Area Exhibit FIRST FLOOR AREA 1,679.2 SECOND FLOOR AREA 1,601.1 THIRD FLOOR AREA 273.4 SHEET NUMBER TOTAL BUILDABLE AREA 3,553.1 ALLOWABLE BUILDABLE 3,558.0 JL UNDER ALLOWABLE BY 4.3 Al . �1 NORTH 0' 8' 16' SCALE: 1'=8' NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY. SURVEYOR ❑R ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. LEGEND V DESCRIPTI❑N (123,45) MEAS. ELEVATIONS ( ) REC. BRG. & DIST. # BRICK WALL ------------------------ BUILDING -——————- LOT LINE WM WATER METER F. F. FINISH FLOOR G. F. GARAGE FLOOR CONIC. CONCRETE F. S. FINISH SURFACE M. H. MAN -HOLE A. C. ASPHALT T. G. TOP -GRATE ADDRESS OF PROJECT: 1820 BALB❑A BLVD. NEWPORT BEACH, CA BENCH MARK County of Orange Bench Mark #1E-124-14 Elevation = 7.66 NAVD 88 Datum LEGAL DESCRIPTI❑N LOT 11 OF SECTION B BLOCK 118 NEWPORT BEACH M.M. 4/27 OWNER: ❑MAR CHAMMA T❑P❑GRAPHIC SURVEY JOBS 65-63 DATE: 12/21/17 RdM SURVEYING INC. R❑N MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYING@C❑X.NET LAND S��\ RON J MIEDEMA A * N0. 4653 EXP. 9/30/19 v\ � CSO/ x CONC o CON( CENTER \ b�� 41 �S� T LINE CONC `bb 4� 401'"/L/* CON CONC. �~CON(. 3 It C. CON ��\ C/;,; CONC, 0 i ZoF CONC. �P� CON(. �b CONC. �A ` CONr __'_- CONC `FS��Q ` ��4 CON( D;1 ° 96 CONC. CON(. y�- 1 2.9 CON(. ' 100 48 O ' o O O ❑ Ir 9 m CONC. O v CC. o v GAS1ON-_CO\ CONC.-41 MET( Rv, S 1 �� - NC_ 3 S S u I ' S, r �S� � CON( `b. Gq Rq G i „� `� CNC. �� 1 UJ 0) � - ti z--I�___ CONS, STORY 2.9y , G4 R4 qGE ; ❑ (28_._8 ' V U i CONC. PRfIPRRTV 6i ' I � j ❑ F DGE ❑ (7.32ES) CONC. L\X CONC. l o CONC. 0 a(3 S� o CON(. CON( �ONC. Opti, � CONC, `\ CONC. I \\` _ UNC, LINE j iL1 J I I~I S T i z ; CON( -- ------ i ; GE 1 ❑ CON( -------- - ' p 1 1 ; (7.34,'ES) a� 2.8 I —sup— CON(. `�. CONC. ! -- PROPERTY --__ LINE CONC. CONC. S� CON a3F 1 I ; I z 1 ----------- C. ❑ It z ioio; ;Cj ;, LJ ❑ q ! ; �01 U I— ; i—; IOI z ; ; � (jJ 1 ��; iO LSI LSI 1' II V 1' I' 1z CIO 1' 2�5, Z 61", ! ` 1 LLI Cj LLI 1 ,' I I ❑ LLJ qI z It q 5; iW; I- i z i �i ❑ L I t 1 ! co I W I I I (/I LJ 1 �I I i W ; LSI Q 1 ; I ; ! CO 1 ; �I I`0 I I I �1 I �' )l 2.9 ----- 1 ; ° 1 /A� _OI Q6❑Z I ° I I I 2.9 1 1 X18.57 I O 1 1 lti 1 RID�E� ---- ;' CONC , _ 1 CONC. CON(. 2qF FS, 1 a o \ 1 o' CONC. I CONC. i 2.8 CON(' ; CON( S, CON(. i p�S� CON _ 2.9' AC C. I 1 GATE I v I 1 1 o v CONC00 tr�. I ONC M CONC. CON k DIRT L� CON(. CON(, -- 1 C. PROPERTY CON(. ; 1 C v c:7 ; AC.t—LINE- 4 AC DIRT DIRT �A ; FOUND SPIKE SHANK, NO NUMBER, NO REFERENCE, FLUSH, ACCEPTED AS CORNER. FOUND 3/4" IR❑N PIPE, NO TAG, NO REFERENCE, ACCEPTED AS CORNER, DOWN 0.4'. Q INDICATES SET LEAD, TACK & TAG ON P.L. PROD. 2.00' FROM THE CORNER, MARKED "L.S. 4653", FLUSH. ❑ INDICATES SET LEAD, TACK & TAG, MARKED "L.S. 4653", FLUSH. O ^' Il �C AC �c� U U �L VO AC ti AC `b o c°NC. AC 0 �F AC AC _D AC d v W q L,� if 11 CONC 1 CONC. \ CONC. AC DISCLAIMER S, THIS TOPO(SRAPHIG SURVEY 15 THE bF SOLE WORK -PRODUCT OF RON MIEDEMA, RDM SURVEYING, ING. THE `1 3 ARCHITECT HAS NO RESPONSIBILITY IN ITS CREATION, NOR IT'S ACCURACY IT IS PROVIDED AS A REFERENGE ONLY. PROJECT DATE December 1, 2017 PUBLISH DATE Much 12, 2018 PLAN CHECK NUMBER PLAN ISSUANCE # I DATE DESCRIPTION A 2/2/18 Revised Design Development B 2/6/18 1st Coastal submission to City REVISIONS # DATE DESCRIPTION V U U U M b � U j 4- 4 U I it ; N ONO —1 H v W q L,� if 11 CONC 1 CONC. \ CONC. AC DISCLAIMER S, THIS TOPO(SRAPHIG SURVEY 15 THE bF SOLE WORK -PRODUCT OF RON MIEDEMA, RDM SURVEYING, ING. THE `1 3 ARCHITECT HAS NO RESPONSIBILITY IN ITS CREATION, NOR IT'S ACCURACY IT IS PROVIDED AS A REFERENGE ONLY. PROJECT DATE December 1, 2017 PUBLISH DATE Much 12, 2018 PLAN CHECK NUMBER PLAN ISSUANCE # I DATE DESCRIPTION A 2/2/18 Revised Design Development B 2/6/18 1st Coastal submission to City REVISIONS # DATE DESCRIPTION These drawings are the property of Kevin Schley, and shall not be modified or used for anything other than this project on this site. © 2018 Copyright - Kevin Schley, Architect SHEET TITLE Topographic Survey SHEET NUMBER A200 V U U U M b � U j 4- 4 U N ONO —1 H These drawings are the property of Kevin Schley, and shall not be modified or used for anything other than this project on this site. © 2018 Copyright - Kevin Schley, Architect SHEET TITLE Topographic Survey SHEET NUMBER A200 i G FIN. Ai N10°38'43"E 99.88'(100.00') N10°3656"E 99.90' (100.00') ROOF PLAN SCALE: 3/16'' = 1'-0" KEYNOTES 1. FOUNDATION DATUM - Set this wall, this side of the house, parallel with adJ'acent property line, and finished surface of house, at or outside of setback. 2. FACTORY BUILT FIREPLACE - R1004.1 General. Factory -built fireplaces shall be listed and labeled and shall be installed in accordance with the conditions of the listing. Factory -built fireplaces shall be tested in accordance with UL 12-1. R1004.2 Hearth extensions. Hearth extensions of approved factory -built fireplaces shall be installed in accordance with the listing of the fireplace. The hearth extension shall be readily distinguishable from the surrounding floor area. Fireplace selection, mantel and hearth design per Owner. 3. Landscaping. 4. Hardscape. 5. WALL5 BELOW - Line represents perimeter walls below. 6. RIDGE i. VALLEY 8. RETAINING WALL - New 6" block retaining wall and fence. Center on property line, with signed fence agreement for each property line. Per Zoning Code 20.30.040.6.5, the block height is limited to 6 feet above the existing grade. cl. RETAINING WALL - New 6" block retaining wall and fence. Outside edge on property line. Block wall 2' above sidewalk, with 3' open metal fence for total of 5' above sidewalk. PROJECT DATE December 1, 2017 PUBLISH DATE March 12, 2018 PIAN CHECK NUMBER PLAN ISSUANCE #1 DATE DESCRIPTION A 2/2/18 Revised Design Development B 2/6/18 1st Coastal submission to City I REVISIONS #1 DATE IDESCRIPTION LEGEND 1. REFER TO THIS PROJEGT'5 GRADING AND DRAINAGE PLAN BY OTHERS, FOR The following shows height calculations F5 FINISH SURFACE TW TOP OF WALL on Godes that establish minimum 2. PRIOR TO PERFORMING ANY WORK elevations. TF TOP OF FENCE (OPEN) ENCROACHMENT PERMIT MUST BE 1OMinimum garage slab elevation is flowTine OBTAINED FROM THE PUBLIC WORK5 76 TOP OF FLAT GRATE OR DEPARTMENT.". garage slab at door entrance. INLET OF ATRIUM DRAIN 3. A CITY ENCROACHMENT AGREEMENT (� 15 REQUIRED FOR ALL NON-STANDARD crawl space to be at or above PRIVATE IMPROVEMENTS WITHIN THE elevation: q.0 M51- (North American PUBLIC RIGHT-OF-WAY. (N) NEW N 15.50.200(c) 4. IF ANY OF THE EXISTING PUBLIC (E) EXISTING IMPROVEMENTS SURROUNDING THE (� SITE 15 DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, ZONING ALLEY/STREET PAVEMENT, AND OTHER HP HIGH POINT PUBLIC IMPROVEMENTS WILL BE (, REQUIRED BY THE GITY AT THE TIME PA PLANTER AREA OF PRIVATE CONSTRUCTION O COMPLETION. SAID DETERMINATION AND THE EXTENT OF THE REPAIR OPEN VOLUME 8 THIRD FLOOR WORK SHALL BE MADE THE OO.00XX PROP05EP ELEVATION DISCRETION OF THE PUBLIC WORKS EXEMPTION 20.45.150.A.2.b - "Lots INSPECTOR." (SCRIPT TEXT) R-2 Zoning District". 5. "POOLS, SPAS, WALL5, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE OO.00XX EXISTING ELEVATION (PLAIN SEPARATE REVIEWS AND PERMITS." 20.30.040 Fences, Hedges, Walls, and g CU TEXT) I Irr! EXTERIOR FINISH, (STONE, PLASTER, GENERAL NOTES ETC.), WHEN LOCATING FOUNDATIONS. -; REPORT DIMENSIONAL DISCREPANCIES GRADES/ELEVATIONS 1. REFER TO THIS PROJEGT'5 GRADING AND DRAINAGE PLAN BY OTHERS, FOR The following shows height calculations ADDITIONAL INFORMATION. based on the various constraints based on Godes that establish minimum 2. PRIOR TO PERFORMING ANY WORK elevations. IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE 1OMinimum garage slab elevation is flowTine OBTAINED FROM THE PUBLIC WORK5 alley of 6.'18 plus 6" ='7.25 DEPARTMENT.". garage slab at door entrance. 3. A CITY ENCROACHMENT AGREEMENT Top of slab or first floor over 15 REQUIRED FOR ALL NON-STANDARD crawl space to be at or above PRIVATE IMPROVEMENTS WITHIN THE elevation: q.0 M51- (North American PUBLIC RIGHT-OF-WAY. Vertical Datum (NAVD) 55). NBMG N 15.50.200(c) 4. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE 15 DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, ZONING ALLEY/STREET PAVEMENT, AND OTHER PUBLIC IMPROVEMENTS WILL BE REQUIRED BY THE GITY AT THE TIME SETBACKS: OF PRIVATE CONSTRUCTION FRONT: 5', SIDES: 3', REAR: O' COMPLETION. SAID DETERMINATION AND THE EXTENT OF THE REPAIR OPEN VOLUME 8 THIRD FLOOR WORK SHALL BE MADE THE LIMITATIONS DO NOT APPLY PER DISCRETION OF THE PUBLIC WORKS EXEMPTION 20.45.150.A.2.b - "Lots INSPECTOR." twenty-five (25) feet wide or less in the R-2 Zoning District". 5. "POOLS, SPAS, WALL5, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE ZONING CODE SEPARATE REVIEWS AND PERMITS." 20.30.040 Fences, Hedges, Walls, and g 6 FINISHED EXTERIOR WALLS CANNOT ENCROACH INTO SETBACKS. TAKE Retaining Walls. INTO ACCOUNT THE THICKNESS OF THE B.00005pedal Area Regulations. In front EXTERIOR FINISH, (STONE, PLASTER, setback areas in Balboa Peninsula, ETC.), WHEN LOCATING FOUNDATIONS. Balboa Island, Corona del Mar, West REPORT DIMENSIONAL DISCREPANCIES Newport, East Bay Front on Little TO ARCHITECT. Balboa Island, and North Bay Front and South Bay Front on Balboa Island '7 A GAL -OSHA PERMIT 15 REQUIRED fences and walls shall be allowed to FOR EXCAVATIONS DEEPER THAN 5' extend to a height of five feet; AND FOR SHORING AND provided, that any portion of the fence UNDERPINNING. or wall above two feet shall be constructed of open grillwork, wrought 5. ELEVATIONS SHOWN ON THIS PLAN iron, latticework, pickets, Plexiglas, or ARE BASED ON THE DATA SHOWN ON similar materials so that at least forty (40) percent of the portion of the THE TOPOGRAPHIC SURVEY. DATA ON THIS PLAN 15 INTERPOLATED WHEN fence or wall above two feet is open. DIRECT MEASUREMENTS ARE NOT G.5.0000Re5idential Lots Where the Top AVAILABLE ON THE SURVEY. of Slab Is Required to Be Raised to 9.0 q. SEE GRADING/DRAINAGE PLAN FOR NAVDSS and Where the Grade of the FURTHER INFORMATION. Lot Is Proposed to Be Increased. The height of fences and walls within required side and rear yard setback areas may be increased provided the height does not exceed six feet as measured from the proposed finished grade and nine feet as measured from Ehe existing grade prior to construction. Additionally, the height of fences or walls shall not exceed nine feet as measured from the existing grade of an abutting lot. The portion of the fence or wall above six feet in height from the existing grade prior to construction shall be constructed of open grillwork, wrought iron, latticework, pickets, or similar materials so that at least sixty (60) percent of the fence or wall is open or is constructed of a transparent material. C-15073 9/30/2017 RENEWAL 0 N to N These drawings are the property of Kevin Schley, and shall not be modified or used for anything other than this project on this site. 0 2018 Copyright - Kevin Schley, Architect SHEET TITLE Site & Roof Plan I SHEET NUMBER A3.0 23 U C� in 10 N 00 C-15073 9/30/2017 RENEWAL 0 N to N These drawings are the property of Kevin Schley, and shall not be modified or used for anything other than this project on this site. 0 2018 Copyright - Kevin Schley, Architect SHEET TITLE Site & Roof Plan I SHEET NUMBER A3.0 23 True North Project North OO OO � A -- m ul m 6 r- m True North Project North 44 21-0" 3'-4 1/8" 5'-8 1/2" 22-4 7/8" G A7.1 15-4 5/8" 5-7 1/2" 6'-q 1/4" IfC�� � I er Ward Master Bath I M3 1 -------------- ---------- - ----- I � I � I � I � . I � I � I Master Bedroom I � Master Vestibule �N I m 1 1 1 I 1 1 1 1 I 1 1 1 I 1 ------------------Great Room -- I 1 � 1 • m i(I 1 I 6 1 I 1 I IN • ABO - � U_ ------------------------- I 1 I 1 I4'-2 3/4" 5 1 2" 14'-1" 6'-7 1/8" 1_..-..-..-.. True North Project North 00 J 4'-2 7/5" 4'-12 1/5" 5'-5 1/4" 4'-0 315" q0'-10 3/4" &-01/4" D A�.1 I 4'-31/2" I THIRD FLOOR PLAN SCALE: i/4"= 1'-0'• 12'-10 5/8" 1'-1 3/4" 3/4'; 8'-101/2" 3'-61/4" Bedroom #2 12'-3 3/4" 0 a dS1llayG9 #3 EF-lardrobe #2 El Wardrobe 1��= - I�_-�YIIW v�l!•IIWII OI�WWII�YYIwIV�1�L .hmmuuu,W_ a uuuuuudddduw�Wduuuudtlwuuwuuduutluw uw uuuuuuu i.uuuuwtluuuuuuuuuuuuuuuAuu�huuwtluwd��uMdNVt �htllw4l.dWddi. uuuuuuuAwu uuuuuw Au l 5-6 3/4" 5'-6 3/4" 5-6 3/4" 11'-5 2 SECOND FLOOR PLAN q;2'-0 1/2" SCALE: 1/4"= 1'-0" G 47.1 A7.1 .._.._-----_--_--_••-•._-----------_. 8'-1 3/8" 8'-5 3/4" Wet Bar 4'-2 3/4" 4'-5 5/8" 15-4 115" 1010 et _17 fr5 Dining Room _.._.._.._--_.._.._.._.._.._.._.._.._..-- 13'-11 1/2" 6'-q 1/8" ,Trash OO L Kitchen ---- OVEN 48" REF F WINE 1/2" q'-2 1/2" 351-15/51, _.._.._..- -.. FIRST FLOOR PLAN l SCALE: 1/4" = 1'-O" Storage ientry -- 11 1 I 1 I -T - 1 I 1 I 1 1 I 1 I I I I 1 I 1 I I 1 I 1 1/4" 12-6 3/4" 8'-7 7/8" Bed room #3 VIII 20'-2 --------------------=- I 1q'-1 7/5" ; ' CODE MIN. CLEAR INSIDE Ocl'-O") Lu ` Q I , K C7Fif 4B 1 � . E 6 21'-5 1/4" I I ` --------------------'- m T L ! J to ci N LO N These drawings are the property of Kevin Schley, and shall not be modified or used for GENERALNOTES anything other than this project on this site. ® 2018 Copyright - Kevin Schley, Architect • MINIMUM GARAGE SIZE IS 11'-6" X 1q' -O", PER 20.40.0gO.A.1, TABLE 3-14. SHEETTITLE • SETBACKS ARE TO FINISHED MATERIALS. CONTRACTOR MUST ADD THE THICKNESS OF FINISHED Floor Plans MATERIALS AND SHEAR MATERIALS TO THE REQUIRED SETBACK TO LOCATE FACE OF FOUNDATIONS. THE FINISHED WALLS OF THE HOUSE CANNOT SHEET NUMBER ENCROACH INTO THE SETBACKS. • ALL DIMENSIONS ARE TO FAGS OF A 4 . 0 STUD UNLESS NOTED OTHERWISE1{�.\1 . KEYNOTES PROJECT DATE December 1, 2017 CALCULATIONS 1. Fireplace. 2. Dotted lines indicate City Code PUBLISH DATE n minimum size for parking. March 12,2018 3. Outdoor Shower. PIAN CHECK NUMBER 4. Island has knee well for bar stool SECOND FLOOR AREA 1,602 C/) 10 seating. THIRD FLOOR AREA 274 5. Dotted line indicates ceiling level PLAN ISSUANCE change. Proposed ceilings are 10' Great Room and 5' Dining Room. TOTAL BUILDABLE AREA 3,555 # DATE DESCRIPTION 6. Steps. A 2/2/18 Revised Design Development 7. Full height storage, 18" deep. B 2/6/18 1st Coastal submission to City 8. Shower - 36" x 54". N 20.30.060 HEIGHT LIMITS AND q. Shower - 42" x 60". EXCEPTIONS. rl �--I H 10. 5.5' whirlpool Tub. Model is A.0000FINI5HED FIRST FLOOR Kohler Portrait. ELEVATION. THE MINIMUM REQUIRED 11. washer, Dryer, and Laundry Sink. INTERIOR LIVING AREAS OF ALL NEW 30" Deep counter. AREAS SHALL BE AS ESTABLISHED BY 12. 4 Panel glass pocket doors. THE FLOOD INSURANCE RATE MAPS �S�D ��c N 13. BBQ 4 Sink. Z DIVISION 14. Line of roof above. W J BY THE COUNCIL. NOTWITHSTANDIN6 15. GUARDRAIL- Install guardrail THE BUILDING ELEVATIONS ESTABLISHED BY THE FLOOD conforming to GRG 312. Minimum dINSURANCE m RATE MAPS, THE MINIMUM REaUIRED TOP OF SLAB ELEVATION RENEWAL T G heyght is 42 above grade/surface and must not pass a 4" diameter DATE OQ` F p U, FOR INTERIOR LIVING AREAS OF ALL C� sphere. NEW STRUCTURES SHALL BE AT LEAST CALIF 16. Garage door must be automatic REVISIONS roll -up, per City Zoning Code. # DATE DESCRIPTION 11. PARKING DIMENSION - The SHALL BE MEASURED FROM THE TOP minimum required clear width is as shown. This pushes the framing right up to the required setback. Should there not be enough room, then the City will allow encroachment into the setback, but only with their express written approval. 15. A/C CONDENSERS - The top of the condensers must not rise above the height of the parapet wall. 1q. Dimension to face of finishes as indicated. to ci N LO N These drawings are the property of Kevin Schley, and shall not be modified or used for GENERALNOTES anything other than this project on this site. ® 2018 Copyright - Kevin Schley, Architect • MINIMUM GARAGE SIZE IS 11'-6" X 1q' -O", PER 20.40.0gO.A.1, TABLE 3-14. SHEETTITLE • SETBACKS ARE TO FINISHED MATERIALS. CONTRACTOR MUST ADD THE THICKNESS OF FINISHED Floor Plans MATERIALS AND SHEAR MATERIALS TO THE REQUIRED SETBACK TO LOCATE FACE OF FOUNDATIONS. THE FINISHED WALLS OF THE HOUSE CANNOT SHEET NUMBER ENCROACH INTO THE SETBACKS. • ALL DIMENSIONS ARE TO FAGS OF A 4 . 0 STUD UNLESS NOTED OTHERWISE1{�.\1 . AREA CALCULATIONS U LOT AREA 2,413 n BUILDABLE AREA 1,77q U FIRST FLOOR AREA 1,67q O SECOND FLOOR AREA 1,602 C/) 10 THIRD FLOOR AREA 274 M TOTAL BUILDABLE AREA 3,555 i) h i ALLOWABLE BUILDABLE 3,555 r� z ZONING CODE `•-' J N 20.30.060 HEIGHT LIMITS AND OC EXCEPTIONS. rl �--I H 3.0001171-00D HAZARD AREAS. A.0000FINI5HED FIRST FLOOR ELEVATION. THE MINIMUM REQUIRED TOP OF SLAB ELEVATION FOR INTERIOR LIVING AREAS OF ALL NEW STRUCTURES WITHIN FLOOD HAZARD AREAS SHALL BE AS ESTABLISHED BY aRChj THE FLOOD INSURANCE RATE MAPS �S�D ��c N REC06NIZED BY THE BUILDING AS PART OF FLOOD SAFETY U� pP�HORs Z DIVISION REQUIREMENTS AND MAPS ADOPTED W J BY THE COUNCIL. NOTWITHSTANDIN6 * Y C-15073 THE BUILDING ELEVATIONS ESTABLISHED BY THE FLOOD N� 9/30/2017 dINSURANCE m RATE MAPS, THE MINIMUM REaUIRED TOP OF SLAB ELEVATION RENEWAL T G DATE OQ` F p U, FOR INTERIOR LIVING AREAS OF ALL C� to NEW STRUCTURES SHALL BE AT LEAST CALIF q.00 (NAVD 55). 16 ul B.DD00HEI&HT MEASUREMENT. THE N HEIGHT OF A PRINCIPAL STRUCTURE SHALL BE MEASURED FROM THE TOP OOF SLAB ELEVATION. to ci N LO N These drawings are the property of Kevin Schley, and shall not be modified or used for GENERALNOTES anything other than this project on this site. ® 2018 Copyright - Kevin Schley, Architect • MINIMUM GARAGE SIZE IS 11'-6" X 1q' -O", PER 20.40.0gO.A.1, TABLE 3-14. SHEETTITLE • SETBACKS ARE TO FINISHED MATERIALS. CONTRACTOR MUST ADD THE THICKNESS OF FINISHED Floor Plans MATERIALS AND SHEAR MATERIALS TO THE REQUIRED SETBACK TO LOCATE FACE OF FOUNDATIONS. THE FINISHED WALLS OF THE HOUSE CANNOT SHEET NUMBER ENCROACH INTO THE SETBACKS. • ALL DIMENSIONS ARE TO FAGS OF A 4 . 0 STUD UNLESS NOTED OTHERWISE1{�.\1 . VChimney Limit (NAVD88) � VRidge Limit O 8.00 (NAVD88 3Flat Roof Limit 3.00 (NAVD88) �Roof Deck 1.�2 (NAVD88) ,Floor Slab .00 (NAVD88) Existing Grade x.00 (NAVD88) Chimney Limit 4000 (NAVD88) Ridge Limit li!38.00 (NAVD88) 6 N Floor Slab V q.00 (NAVD� Existing &rac V ± x.00 (NAVL O N O r IA I I �' I IBJ A LONGITUDINAL SECTION SCALE: 1/4" = V-0" B LONGITUDINAL SECTION SCALE: 1/4" = V-0" 14 i �A O Ir KEYNOTES 1. GUARDRAIL- Install guardrail conforming to GRG 312. Minimum he is 42 above grade/surface and must not pass a 4" diameter sphere. 2. FAGTORY BUILT FIREPLAGE- R1004.1 General. Factory -built TOPTOP P� fireplaces shall be listed and labeled and shall be installed in accordance with the conditions of the listing. Factory -built fireplaces shall be tested In accordance with UL 12"1. R1004.2 Hearth extensions. Hearth extensions of approved factory -built fireplaces shall be installed in accordance with the listing of the fireplace. The hearth extension shall be readily distinguishable from the surrounding floor area. DEr,l< Fireplace selection, mantel and TOP PLATE- hearth design per Owner. TOP PLATE (NAVD88) Floor Slab GENERAL NOTES • Height certification is required. Surveyor must certify finished heights of built structure for presentation to Building Inspector. PROJECT DATE December 1, 2017 PUBLISH DATE Much 12, 2018 PLAN CHECK NUMBER PLAN ISSUANCE # DATE DESCRIPTION A 2/2/18 Revised Design Development B 2/6/18 1st Coastal submission to City i REVISIONS #I DATE I DESCRIPTION O �U cl U 2 IA I I �' I IBJ A LONGITUDINAL SECTION SCALE: 1/4" = V-0" B LONGITUDINAL SECTION SCALE: 1/4" = V-0" 14 i �A O Ir KEYNOTES 1. GUARDRAIL- Install guardrail conforming to GRG 312. Minimum he is 42 above grade/surface and must not pass a 4" diameter sphere. 2. FAGTORY BUILT FIREPLAGE- R1004.1 General. Factory -built TOPTOP P� fireplaces shall be listed and labeled and shall be installed in accordance with the conditions of the listing. Factory -built fireplaces shall be tested In accordance with UL 12"1. R1004.2 Hearth extensions. Hearth extensions of approved factory -built fireplaces shall be installed in accordance with the listing of the fireplace. The hearth extension shall be readily distinguishable from the surrounding floor area. DEr,l< Fireplace selection, mantel and TOP PLATE- hearth design per Owner. TOP PLATE (NAVD88) Floor Slab GENERAL NOTES • Height certification is required. Surveyor must certify finished heights of built structure for presentation to Building Inspector. PROJECT DATE December 1, 2017 PUBLISH DATE Much 12, 2018 PLAN CHECK NUMBER PLAN ISSUANCE # DATE DESCRIPTION A 2/2/18 Revised Design Development B 2/6/18 1st Coastal submission to City i REVISIONS #I DATE I DESCRIPTION C-15073 10) 9/30/2RENEWAL These drawings are the property of Kevin Schley, and shall not be modified or used for anything other than this project on this site. © 2018 Copyright - Kevin Schley, Architect SHEET TITLE Sections SHEET NUMBER A7.0 25 �U cl U MM 4-4 0 T--4 C-15073 10) 9/30/2RENEWAL These drawings are the property of Kevin Schley, and shall not be modified or used for anything other than this project on this site. © 2018 Copyright - Kevin Schley, Architect SHEET TITLE Sections SHEET NUMBER A7.0 25 Ridge Limit 38.00 (NAVD88) �Floor Slab q.00 (NAVDB� Ridg, 38.0 it N WE onmr_�19- C CROSS SECTION SCALE: 1/4" = V-0" i 6 PLATE PLATE PROPERTY LINE 2 SOUTH ELEVATION SCALE: 1/4"= 1'-O" Ridge Limit 38.00 (NA\ VFloor V q.00 Ridge Limit 38.00 (NAV588) VFloor Slab V 9.00 (NAVDB D CROSS SECTION SCALE: 1 /4" = 1'-O" PROPERTY LINE I I PROPERTY LINE 2'-0" MIN. KEYNOTES 1. FIREPLACE TERMINATION- Wall mount factory -built stainless steel fireplace termination/vent. Install per manufacturer and Gode/Listing. 2. STAINLESS STEEL GAS GRILL, per Owner. Gannot exceed 24' height limit when roof deck mounted. 3. FIREPLACE SIDE SETBACK - Fireplaces and chimneys attached to the principal structure that are less than nine feet in width may encroach up to thirty (30) inches into a required side setback area; provided, that the encroachment shall be at least twenty-four (24) inches from the side property line. 4. EAVES - Eaves are not permitted in Group R3/0 La 2' or closer to property line. Projections in sprinklered structures located > 2' and ❑ 3' to the property line and between 2' and 5' from the property line in non-eprinklered structures shall be of at least one-hour fire resistive construction or heavy timber. 8302. No penetrations, including eave vents are permitted. 5. GUARDRAIL- Install guardrail conforming to GRG 312. Minimum heyght is 42 above grade/surface and must not pass a 4" diameter sphere. 6. CHIMNEY SHROUD- Gustom shroud by American Ghimney Shroud, cl49-364-5118.to be built per fireplace/chimney manufacturer specifications and approved by same. R1004.3 Decorative shrouds. Decorative shrouds shall not be installed at the termination of chimneys for factory -built fireplaces except where the shrouds are listed and labeled for use with the specific factory -built fireplace system and installed in accordance with the manufacturer's installation instructions. Zoning constrayns the size to 12" above flue and 24" x 48" in plan dimension. -7. CHIMNEY HEIGHT- Chimney shall extend at least 2 ft. higher than any portion of the building within 10 ft., but shall not be less than 3 ft. above the highest point where the chimney passes through the roof. R1003.q 8. PARAPET WALL - This wall must be 42" above the finished deck to comply with rode. Highest point of sloped deck will determine the level height of the wall. Note that it must be at or lower than the 29' Zoning height limit. q. A/G GONI7ENSER5 - The top of the condensers must not rise above the height of the parapet wall. PROJECT DATE December 1, 2017 PUBLISH DATE Much 12, 2018 PLAN CHECK NUMBER PLAN ISSUANCE # I DATE DESCRIPTION A 2/2/18 Revised Design Development B 2/6/18 1st Coastal submission to City i REVISIONS n DATE DESCRIPTION NORTH ELEVATION SCALE: 1/4" = V-0" 14 TOP PLATE GENERAL NOTES • Height certification is required. Surveyor must certify finyehed heights of built structure for presentation to Building Inspector. C-15073 10) 9/30/2RENEWAL These drawings are the property of Kevin Schley, and shall not be modified or used for anything other than this project on this site. © 2018 Copyright - Kevin Schley, Architect SHEET TITLE Sections Elevations SHEET NUMBER A7.1 20 — — 2 U ci b o U TOP PLATE h+i 4--1 N ONO � N m � O NORTH ELEVATION SCALE: 1/4" = V-0" 14 TOP PLATE GENERAL NOTES • Height certification is required. Surveyor must certify finyehed heights of built structure for presentation to Building Inspector. C-15073 10) 9/30/2RENEWAL These drawings are the property of Kevin Schley, and shall not be modified or used for anything other than this project on this site. © 2018 Copyright - Kevin Schley, Architect SHEET TITLE Sections Elevations SHEET NUMBER A7.1 20 Ridge Limit 38.00 (NAVD88) I *- PROPERTY LINE. 0 / 24' Height Limit q.00 55- 5T O T N Floor Slab (NAVDBE 12 2 _p PROPERTY LINE. I-rl i`rl ill �i �' FED E61I � I ISI Existing Grade I V ±x.00 (NAVD88) Ridge Limitnp�_ 38.00 (NAVD88) 0 N �Floor Slab q.00 (NAVDBf NOTE: FUTURE HARDSGAPE, STEPS AND RAMPS NOT SHOWN. EAST ELEVATION SCALE: 1/4" = V-011 0 KEYNOTES PROJECT DATE December 1, 2017 1. EAVES - Eaves are not permitted in Group R3/U @ 2' or closer to property line. Projections in sprinklered structures located > 2' PUBLISH DATE Much 12,2018 PLAN CHECK NUMBER and ❑ 3' to the property line and between 2' and 5' from the property line in non-sprinklered structures shall be of at least PLAN ISSUANCE one-hour fire resistive construction or heavy timber. 8302. No penetrations, including # DATE DESCRIPTIDN A 2/2/18 Revised Design Development eave vents are permitted. 2. GUARDRAIL- Install guardrail B 2/6/1.8 1 at Coastal submission to City conforming] to GRG 312. Minimum height is 42 above grade/surface and must not pass a 4" diameter sphere. Cannot exceed City zoning 24' height limit. 3. CHIMNEY SHROUD- Custom shroud by American Chimney Shroud, q4q-364-5115.to be built per fireplace/chimney manufacturer specifications and approved by same. 81004.3 Decorative shrouds. Decorative shrouds shall not be installed at the termination of chimneys for factory -built fireplaces except where the shrouds are listed and labeled for use with the specific factory -built fireplace system and installed in accordance with the manufacturer's installation REVISIONS instructions. Zoning constrains the size to 12" above flue and 24" x # DATE DESCRIPTION 45" in plan dimension. 4. FIREPLACE TERMINATION- Wall mount factory -built stainless steel fireplace termination/vent. Install per manufacturer and Gode/Listing. 5. TRASH AREA- Location for storing trash cans which is screened from the public by gates) and fence(s), per Zoning Gode 20.30.120.6. 6. STAINLESS STEEL GAS GRILL, per Owner. Cannot exceed 24' height limit when roof deck mounted. -7. DOWNSPOUT - Connect downspout to drainline. 8. DOWNSPOUT - Drain to roof or downspout below. ER� 1-1, Ll U FBI, F91 MI ER F9 F±i ff] 2 WEST ELEVATION SCALE: 1 /4" = 1 '-O" C-15073 10) 9/30/2RENEWAL These drawings are the property of Kevin Schley, and shall not be modified or used for anything other than this project on this site. © 2018 Copyright - Kevin Schley, Architect SHEET TITLE Exterior Elevations SHEET NUMBER 27 0 2q EROSION CONTROL PROJECT DATE December 1, 2017 NOTES PUBLISH DATE (MINIMUM BMP REQUIREMENTS FOR CONSTRUCTION ACTIVITIES FOR ALL Mazch 12, 2018 DEVELOPMENT CONSTRUCTION PROJECTS) 1. IN CASE OF EMERGENCY, GALL PLAN CHECK NUMBER OWNER AT: 0 2g�S /1�9 /SAS / A_ F SJ SJ p �20� SJ 2. A STAND-BY GREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT PLAN ISSUANCE G� X czi 6T so is �n O 2� ALLL TIMES DURING THE RAINY # DATE DESCRIPTION o ?b, rn o oz SEASON (OCTOBER 1 TO APRIL 15). y z N M $ NEGE5ARY MATERIALS SHALL BE A 2/2/16 Revised Design Development J /6, R9 m 2AF E3 71 N $ AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT B 2/6/18 ist Coastal submission to City F SJ SJ Gl Py LOCATIONS TO FACILITATE RAPID CONC. CONC. CONC. X CONSTRUCTION OF EMERGENCY PROPERTY LINE CONC. EG1 EC2 CONC. CONC. CONC. DEVICES WHEN RAIN IS IMMENENT. Q \ N10°38'43"E 99.88' (100.00') 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED ' JM X p P. WHEN APPROVED BY THE BUILDING LJ_I CONC. c C' CONC. F (68 OFFIGAIL IF THE GRADING OPERATION HAS PROGRESSED TO CONC. I 11 (7 3 S� /Njr �J POINT ^HERE �EY ARE NO __— -______ ^� g x 1/) 7 LONGER REQUIREDTHE I k SF/? 4. GRADED AREAS ADJACENT TO FILL PROPERTY LINE I 0 I F� SLOPES LOCATED AT THE SITE oI I TIMET AY FROM I I THE TOPL F SLOPE TI THE DENOTES — — — — — CONCLUSION OF EACH WORKING M PEROUTIMETER OINE NEW 0 DAY. ALL LOOSE SOILS AND DEBRIS CD I FOUNDATION. i I� z AT REVISIONS HHAZARD TO OFF-51TE PROPERTY Iz SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. # DATE DESCRIPTION PROPERTY LINE �. 5. ALL SILT AND DEBRIS SHALL BE DOTTED LINE DENOTES I REMOVED FROM ALL DEVICES EXISTING RESIDENCE TO I WITHIN 24 HOURS AFTER EACH BE REMOVED. I RAINSTORM AND BE DISPOSED OF PROPERLY. I —I----- ----- V --V — -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- ----- -- -- -- -- -- -- — -- L— -- -- -- -- -- -- -- — 6. A GUARD SHALL BE POSTED ON THE SJ /� ALL EX15TING IMPROVEMENTS TO SITE WHENEVER THE DEPTH OF BE DEMOLISHED, AND SITE DOTTED LINE DENOTES ��N FEET. RTHE DEVIN ANY rGE SHAEVICE LL BE DS 2 n " zo °� I REGOMPAGTED PER SOILS EXISTING TWO STORY REPORT. I o- DRAINED OR PUMPED DRY WITHIN 24 '� GARAGE TO BE REMOVED. o14� HOURS AFTER EACH RAINSTORM. �o ° I I I 4tnry PUMPING AND DRAINING OF ALL m� I I I CDS"' BASINS AND DRAINAGE DEVICES 0 N� rn I o MUST COMPLY WITH THE C:, APPROPRIATE BMP FOR ? I EG3 LU c: DEWATERING OPERATIONS. Ozz -1. THE PLACEMENT OF ADDITIONAL ° DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS `• WITHIN THE SITE 15 LEFT TO THE DISCRETION OF THE FIELD ENGINEER. ADDITIONAL DEVICES NEEDED ,? --- ASS, 7 r O SHALL BE INSTALLED TO RETAIN � N i, 699E J SEDIMENTS AND OTHER POLLUTANTS � S (7 38F 1 CONC. CONC. I CONC. X S (6961 ON SITE. 4--) 0 t` CONC. 8. DE5ILTIN6 BASINS MAY NOT BE 1NKX REMOVED OR MADE INOPERABLE BETWEEN NOVEMBER 1 AND APRIL 15 OF THE FOLLOWING YEAR WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL (, �--+ � N10°36'56"E 99.90' (100.00') N�j° True North Pro'ectNor y2, p PROPERTY LINE X �sF GATE CONC. 336O CONC. CONC. CONC. n p z q0 cl. STORM WATER POLLUTION ANDLO a1�a C� k O EROSION CONTROL DEVICES ARE T — U C 0 EROSION CONTROL PLAN Gl J� n, BE MODIFIED A5 NEEDED, A5 THE PROJECT PROGRESSES. THE DESIGN CU O 0 o o I SCALE: 1 /4" = 1'-0" 0 a > O o n �a SEWER AND PLACEMENT OF THESE DEVICES 5 THE RESPONSIBILITY OF THE FIELD ��� cz m o ENGINEER. PLANS REPRESENTING FOR - �3 CHANGE5 MUST BE SUBMITTED ��{ APPROVAL IF REQUESTED BY THE~ ass) BUILDING OFFIGIAL. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE DISGHARGE OF U N BMP FACTS SHEET EROSION & NON -STORM WATER FROM THE �n SEDIMENT CONTROL PROJECT 51TE AT ALL TIMES. WM-1 MATERIAL DELIVERY 11. ERODED SEDIMENT5 AND OTHER U VARIES- SEE PLAN COMPACTED FILL LIMIT OF LIMIT OF OVER PER SOILS OVER PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONSTRUCTION POLLUTANTS MUST BE RETAINED ON-5ITE AND MAY NOT BE.. ^ ?� RAVEL OVER PROPERTY LINE UILDING LINE -EXCAVATION REFORT -EXCAVATION (PROPERTY LINE) (ALLEY PROPERTY LINE) CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE KEYNOTES TRANSPORTED FROM THE SITE VIA (S. FILTER FABRIC MAINTENANCE PRACTICES AND 5GHEDULE PROPOSED FOR THIS SHEET FLOW, SWALES, AREA DRAINS, .� ►� STREET/ALLEY ? 3'-0" VARIES AREA NATURAL DRAINAGE COURSES, OR �! g p D MIN. WM-2 MATERIAL USE EGI. 5E-8 (GRAVEL BAGS) - WIND. '� S , o D FIR5T FLOOR HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, CONSTRUCT GRAVEL BAG 12. STOCKPILES OF EARTH AND OTHER to D 9.00' MAVDba) PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE EROSION CONTROL ALONG CONSTRUCTION RELATED MATERIALS cv D PROPERLY HANDLED IN ORDER TO REDUCE THE R15K OF PROPERTY LINES EXGEPT MUST BE PROTECTED FROM BEING tNo D POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON DRIVEWAY APPROACHES. TRANSPORTED FROM THE 5ITE BY N IIII IIII IIII e THE PROPER USE ALL MUST BE INSTALL PETE L(5) AND BMP THE FORGES OF WIND OR WATER. —IIII —IIII =IIII DAVVAAICEDURES EXI5TIN6 D GRADE ILABLE TO TOR APPLY SUCH MIALS HE EMPLOYEES THAT TOF ATERIALS. FACT SHEER -5. 13. ADDITIONAL BMP'S WILL BE t 7.00' (NAVDba) WM-4 SPILL PREVENTION AND CONTROL E G2. ^M-9 (SANITARY WASTE IMPLEMENTED AS DEEMED PROVIDE APPROPRATETRANSITION D > IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT MANAGEMENT) - CONSTRUCT NEGE55ARY BY CITY IN5PEGTOR5. BETYNEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET 1 WILL BE TAKEN FOR ALL PROPOSED MATERIALS. IDENTIFY THE SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP 14. EXCESS OR WASTE CONCRETE MAY IIII IIII �1 4 f D D IIII METHODS, BY WHICH ACCIDENTAL SPILLS WILL BE GLEANED AND PROPERLY DISP05ED OF. FACTS SHEET SWM -9. NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE IIII EG3 E AREA) PROVISIONS r l U 4 _ Z IIII IIII IIII ^M-5 SOLID HASTE MANAGEMENT - CONSTRUCT MATERIALS MADE TO RAINCONCRETE WASTES M F+i —IIII . PROVIDE DESIGNATED WA5TE COLLECTION AREAS AND 5TORA6E AREA IN ACCORDANCE ON-5ITE UNTIL THEY CAN BE � C CONSTRUCTION ENTRANCE rf CONS —IIII —IIII —IIII —IIII III —IIII —IIII III CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. CONTAINERS WITH BMP FACTS SHEET #NM -1. DISPOSED OF A5 SOLID WASTE. "10O 15. DEVELOPERS/CONTRACTORS ARE U SCALE: 1 /2" = 1' -0" ARE REQUIRED TO PROTECT WA5TE FROM RAIN TO PREVENT IIII IIII —IIII —IIII —IIII —IIII —IIII —IIII IIII WATER POLLUTION AND PREVENT WIND DISPERSAL. RESPONSIBLE TO INSPECT ALL ER05ION CONTROL DEVICES AND VFF CAL GUT AT ALLEY ONLY; EXISnN� PER, AND UNDER THE DIRECT SOILS OBSERVATION OF THE SOILS ENGINEER. WM-6 HAZARDOUS WASTE MANAGEMENT HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THAT BMP'S ARE INSTALLED AND FUNTIONNG PROPERLY, IF THERE IS A 40°/a CHANGE OF A QUARTER INCH F+i MM h+i 4--1 34 THE PROPOSED METHODS OF DISPOSAL AND ANY SPECIAL OR MORE OF PREDIGTED 0 HANDLING CONTRACTS THAT MAY BE APPLICABLE. PRECIPITATION. AFTER ACTUAL PRECIPITATION, A CONSTRUCTION SITE INSPECTION CHECKLIST AND Q SECTION A"A WM-7 CONTAMINATED SOIL MANAGEMENT LU PROJECT PREVENT OR REDUGE THE DISCHARGE OF POLLUTANTS TO OVER -EXCAVATION INSPECTION LOG SHALL BE MAINTAINED AT THE PROJEGT SITE �I00 PROPERTY SCALE: 3/8" = 1'-0" 5TORMWATER FROM CONTAMINATED SOIL AND HIGHLY ACIDIG OR AT ALL TIES AND AVAILABLE FOR Z } ALKALINE SOILS BY GONDUGTING PRE-GON5TRUGTION SURVEYS, NOTES � W INSPEGTING EXCAVATIONS REGULARLY, AND REMEDIATING REVIEW BY THE BUILDING OFFICIAL. THE PROP05ED BUILDING AREAS SHALL N GONTAMINATED SOIL PROPERLY. 16. 71RA51­1 AND CONSTRUCTION d z ro f BE OVEREXAGAVATED 3.0 FEET BELOW RELATED SOLID WASTES MUST BE IL WM-8 CONCRETE WA5TE MANAGEMENT EXISTING 5ITE GRADES. WHEREVER DEPOSITED INTO A COVERED ry STORE DRY AND WET MATERIALS UNDER COVER. AVOID POSSIBLE, THE LIMITS OF RECEPTACLE TO PREVENT ON-5ITE WASHOUT, EXCEPT IN DESIGNATED AREAS, AWAY FROM FOR BUILDING CONTAMINATION OF ATEA DRAINS, DITCHES, STREETS, AND STREAMS. CONCRETE WA5TE SHALL EXTION AREAS SHALL EXTEND AT LEAST 3 .O AREAS AND DISPERSAL ^IND.REAIN WIND. OVF of GO 5011-5 D FILL LIMIT of OVER PER solLs OVER-ExcpVATioN DEPOSITED ON-SITE SHALL SET UP, BE BROKEN APART, AND DISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL FEET BEYOND THE PROPOSED BUILDING LIMITS OR TO THE PROPERTY LINE 17. SEDIMENTS AND OTHER MATERIALS T � E� ARC ti/T SECTION ELEVATION -EXCAVATION REPORT (PROPERTY LINE) !PROPERTY LINE) IS REQUIRED FOR ALL CONCRETE WASTE. WHICHEVER 15 LESS. MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE '(HU SPP Asp Fp 9'-0" 9'-a' WM-9 SANITARY/SEPTIC WASTE MANAGEMENT SEE SOILS REPORT FOR DETAILS. CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED �V W GRAVEL BAG LAYOUT FLOOR UNTREATED RAW WASTEWATER 15 NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACILITIES ON-SITE ARE REQUIRED AS TO INHIBIT SEDIMENTS FROM I� Y C-15073 3 q.00' aoo MAVDea) TO BE IN GOMPLIANGE WITH LOCAL HEALTH AGENCY BEING DEPOSITED INTO THE PUBLIC IC WAY. AGGIDENTAL DEPOSITIONS Nj 9/30/2017 SCALE: i /2" = 1'-0" D REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED MUST BE SWEPT UP IMMEDIATELY 9 RENEWAL OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. NAD MAY NOT BE WASHED DOWN BY %� UATE O� D RAIN OR OTHER MEANS. �F EXI5TIN6 GRADE TG -1 STABILIZED CONSTRUCTION ENTRANCE 18. ANY SLOPES WITH DISTURBED SOILS CALIF _ D ±7.90' MAVDba) A STABILIZED ENTRANCE 15 REQUIRED FOR ALL OR DUNUDED OF VEGETATION, MUST CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT BE STABILIZED 50 A5 TO INHIBIT p IIII TRACKED ONTO THE ROAD OR ADJACENT PROPERTY. EROSION BY WIND AND WATER. L,=IIII MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION �1 OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROGK OR 19. AFTER TAKING P055E510N FROM =IIII " PAVED. CONTRACTOR, THE HOMEOWNER TO z ROUTINELY GLEAN ALL CATCH SE -1 SILT FENCE BASINS AND DRAIN -LINES OF These drawings are the property of Kevin =IIII =IIII = =IIII =IIII DEBRIS. Schley, and shall not be modified or used for 5E-3 SEDIMENT TRAP 20.ADDITIONAL BMP'5 WILL BE anything other than this project on this site. IIII =IIII =IIII =IIII =IIII =IIII =IIII =IIII =IIII =IIII IMPLEMENTED AS DEEMED 02018Copynght - Kevin Schley,Archnect _ _ = 1111—Hil 1111 SE -5 GRAVEL BAGS NECESSARY BY CITY INSPECTORS. —1111 ERODED SEDIMENTS MUST BE RETAINED ON-5ITE AND NOT SHEET nTLE PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT MAY EXI5TING SOIL BE WAIVED AT THE SOLE D15GRETION OF THE CITY INSPECTOR IF OTHER ER05ION CONTROL BMPS ARE DEEMED SUFFICIENT. CPPD EARTHWORK Errosion Control QUANTITIES S SECTION B -B (ESTIMATE FOR PURPOSE OFPERMITING) SHEET NUMBER GUT = 240 GY FILL = 265 GY (GRADING OVER -EXCAVATION PER SOILS ^ \/v REPORT, EXCLUSIVE OF CONSTRUCTION 8 • GRADING. 10% SHRINKAGE ASSUMED FOR FILL) 2q Zoning Administrator - April 26, 2018 ITEM NO. 3a - ADDITIONAL MATERIALS Chamma Residence Coastal Development Permit (PA2018-037) Zoning Administrator Resolution No. ZA2018-### Pace 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. 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. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Coastal Development Permit No. CD2018-016 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits and Extensions), unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. 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. 6. 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 to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 8. 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. 9. 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 Permit 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. Zoning Administrator - April 12, 2018 ITEM NO. 3a - ADDITIONAL MATERIALS Chamma Residence Coastal Development Permit (PA2018-037) Zoning Administrator Resolution No. ZA2018-### Pace 6 of 7 erosion control plan. The plan shall be subject to review and approval by the Building Division. 4. 11. Prior to the issuance of a building permit, 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. 12. 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. 13. 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. 14. 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, wetland or their buffers. 15. 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. 16. 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. Stock piles 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. 17. 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. 18. 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. 19. 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