Loading...
HomeMy WebLinkAbout04_Bassaly Residence CDP_PA2018-131CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Bassaly Residence (PA2018-131) Coastal Development Permit No. CD2018-055 SITE LOCATION: 1350 East Ocean Front APPLICANT: Otis Architecture OWNER: Bassaly, LLC PLANNER: Benjamin M. Zdeba, AICP, Associate Planner 949-644-3253, bzdeba@newportbeachca.gov LAND USE AND ZONING February 28, 2019 Agenda Item No. 4 • General Plan: Single -Unit Residential Detached (RS -D) • Zoning District: Single -Unit Residential (R-1) • Coastal Land Use Category: Single -Unit Residential Detached — (10.0-19.9 DU/AC) (RSD -C ) • Coastal Zoning District: Single -Unit Residential (R-1) PROJECT SUMMARY A coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a new, 5,579 -square -foot, three-story single-family residence with a 575 -square -foot, three -car garage. Also included is hardscape, drainage, accessory structures, and landscaping. The proposed development complies with all applicable development standards including height, setbacks and floor area limits. No deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. — approving Coastal Development Permit No. CD2018-055 (Attachment No. ZA 1). 03/13/2018 Bassaly Residence (PA2018-131) Zoning Administrator, February 28, 2019 Page 2 Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which allows a maximum of one residential dwelling unit on a single legal lot, and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. • The property consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with two- and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development because the project complies with all applicable development standards. • The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Hazards • The project site fronts the Pacific Ocean but is separated from the shoreline by a wide sandy beach. The site is not protected by a bulkhead or other protective device. The finish floor elevation of the proposed dwelling is 11.5 feet North American Vertical Datum of 1988 (NAVD88), which exceeds the minimum 9 feet (NAVD88) elevation standard. Impacts from sea level rise is not anticipated at this time for the 75 -year economic life of the proposed improvements. Tmplt 04/03/18 Table 1 — Development Standar__ Development Standard Standard Proposed Setbacks min. Front Beach 10 feet 10 feet Rear(Alley) 0 feet 0 feet Sides 3 feet and 0 feet 3 feet and 0 feet Allowable Floor Area 6,349 square feet 6,153 square feet Allowable 3' Floor Area 476 square feet 476 square feet Open Volume Area 476 square feet 501 square feet Parkin 3 -car garage 3 -car garage Height 24 feet to flat roof 29 feet to sloped roof 24 feet to flat roof 29 feet to sloped roof Hazards • The project site fronts the Pacific Ocean but is separated from the shoreline by a wide sandy beach. The site is not protected by a bulkhead or other protective device. The finish floor elevation of the proposed dwelling is 11.5 feet North American Vertical Datum of 1988 (NAVD88), which exceeds the minimum 9 feet (NAVD88) elevation standard. Impacts from sea level rise is not anticipated at this time for the 75 -year economic life of the proposed improvements. Tmplt 04/03/18 Bassaly Residence (PA2018-131) Zoning Administrator, February 28, 2019 Page 3 • A project -specific Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated February 5, 2019. The report concludes that the highest high tide elevation (currently 7.5 feet NAVD88) will not exceed the proposed finished floor elevation of 11.5 feet NAVD88 using the low-rise aversion projected sea level rise (2.9 -foot increase) over the 75 -year design life of the structure, based on estimates for sea level rise provided by the State of California Sea -Level Rise Guidance 2018. No protective devices will be necessary to protect the proposed development from any existing or anticipated future coastal hazards and that the proposed project will be safe from coastal hazards for the next 75 years or more. • 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 a building permit. 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. • Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. Water Quality 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 run-off and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. • Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) will undergo a final review during building permit plan check. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices (BMPs), use of a low impact development (LID) approach to retain the design storm runoff volume on site, and documentation Tmplt 04/03/18 Bassaly Residence (PA2018-131) Zoning Administrator, February 28, 2019 Page 4 of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. Public Access • The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to use and/or view the coast and nearby recreational facilities. 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 an existing single-family residence 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. • The project is designed and sited so as not to block or impede existing public access opportunities and development will occur within the confines of private property. Existing coastal access conditions will not be affected. Coastal access is currently provided and will continue to be provided by street ends throughout the Balboa Peninsula with access to the beach and water. As conditioned, F Street will remain free and clear of any obstructions during construction. • The project site is not located adjacent to a coastal view road nor is it located near any public viewpoint as identified in the Coastal Land Use Plan. The nearest designated viewpoints are the West Jetty View Park, which is about 3,000 feet to the east and Peninsula Park, which is about 2,000 feet to the west. The project site may be located within the viewshed of distant public viewing areas; however, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program (LCP) development standards. It will also maintain a building envelope consistent with the existing and anticipated 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. • While the existing structure maintains a larger setback along F Street than the proposed structure, the voluntary setback area is landscaped with taller plantings, the wall plane has minimal articulation, and there is a chimney for a fireplace projecting nearest to the East Ocean Front frontage. The proposed structure will have an enhanced mixture of architectural treatments such as smooth stucco, wood -like tiles, and glass, with staggered garages at the alley and a recessed side entryway covered by a second -story balcony above. The updated structure may help to enhance the view of the coast afforded through the F Street end. Tmplt 04/03/18 J Bassaly Residence (PA2018-131) Zoning Administrator, February 28, 2019 Page 5 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 dwelling in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 5,579 - square -foot, three-story single-family residence with a 575 -square -foot, three -car garage in the R-1 Zoning District. The exceptions to this categorical exemption under Section 15300.2 do not apply. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: B inV deba, AICP Associate tanner GBR/bmz TmpIC 04/03/18 Bassaly Residence (PA2018-131) Zoning Administrator, February 28, 2019 Page 6 Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Applicant's Project Description and Justification ZA 4 Project Plans Tmplt 04/03/18 Attachment No. ZA 1 Draft Resolution 03/13/2018 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-055 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE-STORY, SINGLE-FAMILY RESIDENCE AND ATTACHED THREE -CAR GARAGE AT 1350 EAST OCEAN FRONT (PA2018-131) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Otis Architecture ("Applicant'), on behalf of Bassaly, LLC ("Owner"), with respect to property located at 1350 East Ocean Front, requesting approval of a coastal development permit. 2. The property is legally described as Lot 4 of Tract No. 6466 in Newport Beach. 3. The applicant requests a coastal development permit to allow the demolition of an existing single-family residence and the construction of a new, 5,579 -square -foot, three- story single-family residence with a 575 -square -foot, three -car garage. Also included is hardscape, drainage, accessory structures, and landscaping. The proposed development complies with all applicable development standards including height, setbacks and floor area limits. No deviations are requested. 4. The subject property is designated Single -Unit Residential Detached (RS -D) by the General Plan Land Use Element and is located within the Single -Unit Residential (R-1) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential Detached — 10.0-19.9 DU/AC (RSD -C) and the property is located within the Single -Unit Residential (R-1) Coastal Zone District. 6. A public hearing was held on February 28, 2019, 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 2 Zoning Administrator Resolution No. ZA2019-### Paqe 2 of 9 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family dwelling in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 5,579 -square -foot, three-story single-family residence with a 575 - square -foot, three -car garage in the R-1 Zoning District. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), 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 maximum floor area limitation is 6,349 square feet and the proposed gross floor area is 6,153 square feet. b. The proposed development will provide the minimum required setbacks, which are ten feet along the front property line abutting the beach, zero feet along the side property line fronting F Street, three feet along the interior side property line, and zero feet along the rear property line abutting the alley. The highest flat roof is no more than 24 feet, measured from the established grade level of 10.92 feet North American Vertical Datum of 1988 (NAVD88) and the highest roof ridge is no more than 29 feet, measured from the established grade, which complies with the maximum height limitation. The project includes enclosed garage parking for three vehicles, which complies with the minimum parking requirement for single-family residences with 4,000 square feet of livable floor area or more. 0 Zoning Administrator Resolution No. ZA2019-### Paqe 3 of 9 2. The neighborhood is predominantly developed with two- and three-story single-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. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 4. The finished floor elevation of the first floor of the proposed structure is 11.5 feet (NAVD88), which complies with the minimum 9.0 -foot (NAVD88) elevation standard for new structures. A project -specific Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated February 5, 2019. The report concludes that the highest high tide elevation (currently 7.5 feet NAVD88) will not exceed the proposed finished floor elevation of 11.5 feet NAVD88 using the low-rise aversion projected sea level rise (2.9 -foot increase) over the 75 -year design life of the structure based on estimates for sea level rise provided by the State of California Sea -Level Rise Guidance 2018. 5. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the project site's proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) will undergo a final review during building permit plan check. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices (BMPs), use of a low -impact development design approach to retain the storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 6. 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 the CBC prior to building permit issuance. 7. A post -construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain runoff on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 10 Zoning Administrator Resolution No. ZA2019-4## Paqe 4 of 9 8. The project design addresses water quality with a construction erosion control plan that outlines temporary 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. 9. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires 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. 10. The property is not located near coastal view roads and is not located near any identified public viewpoints; therefore, the project will not negatively 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. Facts in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to use and/or view the coast and nearby recreational facilities. 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 an existing single-family residence 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. 2. The project is designed and sited so as not to block or impede existing public access opportunities and development will occur within the confines of private property. Existing coastal access conditions will not be affected. Coastal access is currently provided and will continue to be provided by street ends throughout the Balboa Peninsula with access to the beach and water. As conditioned, F Street will remain free and clear of any obstructions during construction. 3. The project site is not located adjacent to a coastal view road nor is it located near any public viewpoint as identified in the Coastal Land Use Plan. The nearest designated viewpoints are the West Jetty View Park, which is about 3,000 feet to the east and Peninsula Park, which is about 2,000 feet to the west. The project site may be located within the viewshed of distant public viewing areas; however, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program (LCP) development standards. It will also maintain a 11 Zoning Administrator Resolution No. ZA2019-### Paqe 5 of 9 building envelope consistent with the existing and anticipated 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. 4. While the existing structure maintains a larger setback along F Street than the proposed structure, the voluntary setback area is landscaped with taller plantings, the wall plane has minimal articulation, and there is a chimney for a fireplace projecting nearest to the East Ocean Front frontage. The proposed structure will have an enhanced mixture of architectural treatments such as smooth stucco, wood -like tiles, and glass, with staggered garages at the alley and a recessed side entryway covered by a second -story balcony above. The updated structure may help to enhance the view of the coast afforded through the F Street end. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-055, 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 28TH DAY OF FEBRUARY, 2019. Patrick J. Alford, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2019-##I# Paqe 6 of 9 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. CD2018-055 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted 4. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 5. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify 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 whatsoeverwhich may arise from or in any manner relate (directly or indirectly) to City's approval of development. 6. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 7. 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. 8. 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. i3 Zoning Administrator Resolution No. ZA2019-### Paqe 7 of 9 9. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 10. This Coastal Development Permit does not authorize any development seaward of the private property. 11. During construction and after the project is completed, there shall be no obstruction of the F Street right-of-way. 12. Construction staging, storage and/or access is not allowed to occur on or from the adjacent sandy beach. 13. Best Management Practices and Good Housekeeping Practices shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan. 14. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 15. Prior to issuance of building permits, 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. 16. Prior to issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 17. Prior to issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 18. 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. 19. Prior to issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. In Zoning Administrator Resolution No. ZA2019-### Paqe 8 of 9 20. 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. 21. 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. 22. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 23. 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. 24. 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. 25. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of native birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 26. 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 11 Zoning Administrator Resolution No. ZA2019-### Paqe 9 of 9 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 Bassaly Residence including, but not limited to, Coastal Development Permit No. CD2018-055 (PA2018-131). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, 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. 10 Attachment No. ZA 2 Vicinity Map 03/13/2018 27 m Attachment No. ZA 3 Applicant's Project Description and Justification 03/13/2018 2J 1 OTIS architecture Mr. Zdeba, Project Description and Justification for 1350 E. Oceanfront, Newport Beach, CA 92661 This narrative is intended to fulfill the required findings under Newport Beach's Municipal Code. The project at 1350 E. Oceanfront, proposes to demolish an existing 3,248 sf, two story, single family home, and replace it with a new three-story, single family residence. The maximum height of the proposed structure is 29', and the proposed gross floor area is 6,152 sf. The proposed single-family home is surrounded by similar multi -story single family homes, and is therefore in keeping with the character of the neighborhood. The project is between E. Oceanfront, which is the first public street, and the sea. However, directly adjacent to the project site, coastal access is provided vertically by the end of F Street. Coastal access via F street is wholly unaffected by the proposed development. The Oceanfront Boardwalk stops approximately 275' to the north-west of the project site, so it is also wholly unaffected. The project site as it is currently used provides no public access to the ocean, and neither does the proposed development. The existing two-story single family home has three off-street garage parking spaces. The proposed structure includes three off-street garage parking spaces as well as approximately 160 square feet of covered motorcycle and golf cart parking. There are no significant biological, historic, or archeological resources on the site which would require protection. Sincerely, Karen Otis Principal, Otis Architecture Inc. 20 Attachment No. ZA 4 Project Plans Tmplt 04/03/18 21 1350 OCEANFRONT SHEET INDEX nChe19 1 laChecl CI 1350 E OCEAN FRONT, NEWPORT BEACH, CA 92661 A P N : 048-170-33 0 PROJECT INFORMATION: BUILDING CODE DATA: USE: SFR STORIES: 3 OCCUPANCY TYPE: R -3/U T : V - PR NNKLERED NFP 13D HALL B SPEC FI D 1 LOT INFORMATION: ,,-IQNlD bi: R-1 SCOPE OF WORK: DEMOLITION OF (e) TWO-STORY HOME AND NEW CONSTRUCTION OF THREE STORY SINGLE FAMILY HOME PROPERTY DEVELOPMENT STANDARDS SQUARE FOOTAGES: GROSS FIRST FLOOR - 2,863.542 SF GROSS SECOND FLOOR - 2,813.560 SF GROSS THIRD FLOOR - 475.177 SF R ARES 6,152.279 SF GARAGE FLOOR AREA - 1 574.16 SF 1 BEDROOMS AND BATHROOMS: TOTAL BEDROOMS: 5 TOTAL BATHROOMS: 4 FULL 1 HALF CONTACT INFORMATION: ARCHITECT OTIS ARCHITECTURE INC. 909 ELECTRIC AVE. STE #207 SEAL BEACH, CA 90740 714.846.0177 REP. KAREN OTIS CLIENT MAGDY BASSALY 16891 S. PACIFIC AVE. SUNSET BEACH, CA 90742 714. 713 .6534 GEOTECHNICAL ENGINEER ZS ENGINEERING 113 TOMATO SPRINGS, IRVINE, CA, 92618 949 .331 . 3232 ( REP: ZAFAR AHMED DESCRIPTION REQUIRED PROVIDED MIN. FRONT SETBACK (BEACH) 10'-0" 10'-0" MIN. FRONT SETBACK (F ST.) '-0" -0" MIN. REAR SETBACK (ALLEY) '-0" -0" MIN. SIDE SETBACK '-0" '-0" MAXIMUM HEIGHT 29'-0" 9'-0" FLOOR AREA LIMIT 6,349 SF MAX 6,152.279 SF OPEN VOLUME REQUIREMENT 15%x 3,174.5 = 476.175 MIN 501.50 = 15.78% THIRD FLOOR AREA LIMIT 15% x 3,174.5 = 476.175 MAX 475.18 = 14.97% APPLICABLE$ CODES: 2016 CRC/CPC/CMC/CEC 2016 CENERGY CODE AND 2010 TITLE 24 2016 CA RESIDEN. CODE 2016 GREEN CODE REGULATIONS AND CITY ORDINANCES NOTE: SEPARATE PERMIT(s) IS/ARE REQUIRED FOR ACCESSORY BUILDING, PATIO COVERS, WALLS, SWIMMING POOL, RETAINING WALL, DEMOLITION, ETC. NOTE: FIRE SPRINKLERS ARE A DEFERRED SUBMITTAL NOTE: ARCHITECT SHALL NOT BE RESPONSIBLE FOR COMPLETENESS OF DRAWINGS FOR BIDDING PURPOSES PRIOR TO ISSUANCE OF BUILDING PERMITS. DEFERRED SUBMITTALS ARE TO BE REVIEWED BY PROJECT ARCHITECT AND/OR ENGINEER OF RECORD AND CERTIFIED FOR CONFORMANCE WITH BUILDING DESIGN CRITERIA FIRE SPRINKLER PERMIT IS TO BE ISSUED PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION CIVIL ENGINEERING JONES, CAHL AND ASSOCIATES 18090 BEACH BOULEVARD HUNTINGTON BEACH, CA 92648 714 .848. 0566 REP: DANIEL RUBIO BUILDABLE AREA (36.28 x 87.5) = 3,174.5 3,174.5 x 2 = 6,349 Title Sheet T-1 General Notes T-2 Square Footage Calcs T-3 Green Building Forms T-4 Residential Construction Minimum Requirements T-5 Site Plan A-1.1 First Floor Plan A-1.2 Second Floor Plan A-1.3 Third Floor/Roof Deck Plan A-1.4 Roof Plan A-1.5 Landscape Plan A-1.6 Exterior Elevations A-2.1 Exterior Elevations A-2.2 Building Sections A-3.1 Building Sections A-3.2 Door and Window Schedule A-4.1 Interior Elevations A-5.1 Interior Elevations A-5.2 Electrical Plans E-1 Electrical Plans E-2 Electrical Plans E-3 Details D-1 Details D-2 Details D-3 Title 24 T24 -a Title 24 T24 -b Title 24 T24 -c Title Sheet C-1 Soil Recommendations C-2 Existing Topography C-3 Precise Grading Plan C-4 Erosion Control Plan C-5 Structural Notes S1.0 Structural Notes S1.OA Typical Details S1.1 Typical Details S1.2 Typical Details S1.3 Typical Details SlA Typical Details S1.5 Typical Details S1.6 Foundation Plan S2.0 Second Floor Framing Plan S2.1 Third Floor Framing Plan S2.2 Roof Framing Plan S2.3 Foundation Details S3.0 Floor Framing Details S4.0 Floor Framing Details S4.1 Roof Framing Details S5.0 Moment Frame Details MF -1 Moment Frame Details MF -2 Moment Frame Details MF -3 STRONG WALL 1 SSWI STRONG WALL 2 SSW2 Castawa. o Park C �j �N°• snemoe wen.w n. ♦^ r N vrd' > 4y 19 O - ro U 3 B 4 0 U 0 Linda IsWnd d' 4 D O, 1 coda Isle Lower � Promontory Newport Bay F s Point } Promontory a0Ab°o O Bay Harbor Island :wift. m p., va.rvr anc,n Bay Island Balboa Island Coney Island S Bark Bay, VlewPark Barad Beacon Bay n e �,andr•„kl a rvn •.. S W/Nv.l Park Ave Uy°a Blvd EBantaa Blvd (�eMLM, Balboa Peninsula Park Harbor Island FBely°aB'ed Harbor Island Reach TOTAL SHEETS: 52 VICINITY MAP 4!w �� Irnne 95 Terrace Park'' a a - 4w.'nw'�'1+w 9° masa 4 Corona Del Balboa ra., •.. Mar Bend Perim S a E 9a11,0a Blvd o, e Entrance Channel O vr. Shnrdensma ry a, 8 Gardens s, e� o d N lr 6 ,< Oa +, h� r 4 .y � u CORONA DEL MAR i r OTIS architecture 7_1 Date: 2/7/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number: T-1 22 o C �j N 4► m N O O O N c U � O m !� U 0 O (D o o D O, N Z 3 � Q Z } O U Q 01) U U U U CO Q -�j O N o' C/) 3 O0 3 7_1 Date: 2/7/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number: T-1 22 C 0 N 4► m °� U '- V! C o N c U � O m !� U o o N N Z 3 � Z 7_1 Date: 2/7/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number: T-1 22 PRIVATE ENGINEER'S GENERAL NOTES AND NOTICE TO CONTRACTOR 1. THE CONTRACTOR SHALL CHECK ALL DRAWINGS AND SPECIFICATIONS FURNISHED HIM IMMEDIATELY UPON THEIR RECEIPT, AND SHALL PROMPTLY NOTIFY THE OWNERS OF ANY DISCREPANCIES HEREIN. SHOULD ANY ERRORS, OMISSIONS, AMBIGUITIES OR DISCREPANCIES BE FOUND ON THE DRAWINGS OR IN THE SPECIFICATIONS TO WHICH THE CONTRACTOR FAILED TO CALL ATTENTION BEFORE SUBMITTING HIS BID, THEN THE OWNERS REPRESENTATIVE WILL INTERPRET THE INTENT OF THE DRAWINGS OR SPECIFICATIONS AND THE CONTRACTOR WILL PERFORM THE WORK IN ACCORDANCE WITH SUCH INTERPRETATION. 2. ALL CONTRACTORS AND SUBCONTRACTORS PERFORMING WORK SHOWN ON OR RELATED TO THESE PLANS SHALL CONDUCT THEIR OPERATIONS SO THAT ALL EMPLOYEES ARE PROVIDED A SAFE PLACE TO WORK AND THE PUBLIC IS PROTECTED. ALL CONTRACTORS AND SUBCONTRACTORS SHALL COMPLY WITH THE "OCCUPATIONAL SAFETY AND HEALTH REGULATIONS" OF THE U.S. DEPARTMENT OF LABOR, AND WITH THE STATE OF CALIFORNIA DEPARTMENT OF INDUSTRIAL RELATIONS' "CONSTRUCTION SAFETY ORDERS". 3. THE CIVIL ENGINEER SHALL NOT BE RESPONSIBLE IN ANY WAY FOR THE CONTRACTORS' AND SUBCONTRACTORS' COMPLIANCE WITH THE "OCCUPATIONAL SAFETY AND HEALTH REGULATIONS" OF THE U.S. DEPARTMENT OF LABOR OR WITH THE STATE OF CALIFORNIA DEPARTMENT OF INDUSTRIAL RELATIONS' "CONSTRUCTION SAFETY ORDERS." 4. CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY, THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS' AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEP77NG FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 5. THE CONTRACTOR AND HIS SUBCONTRACTORS SHALL HAVE A VALID CONTRACTORS LICENSE AND MAINTAIN ADEQUATE WORKMAN'S COMPENSATION AS REQUIRED BY THE STATE OF CALIFORNIA AND ALSO PUBLIC LIABILITY INSURANCE NAMING THE OWNER AS ADDITIONAL INSURED. THE CONTRACTOR SHALL SUPPLY THE OWNER WITH THESE INSURANCE CERTIFICATES. 6. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITY PIPES OR STRUCTURES SHOWN ON THIS PLAN ARE OBTAINED BY A SEARCH OF THE AVAILABLE RECORDS. TO THE BEST OF OUR KNOWLEDGE, THERE ARE NO EXISTING UTILITIES EXCEPT AS SHOWN ON THIS PLAN. THE CONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT THE UTIL177ES AND STRUCTURES SHOWN AND ANY OTHER LINES OR STRUCTURES NOT OF RECORD, OR NOT SHOWN ON THIS PLAN. 7 IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY ALL DIMENSIONS AND CONDITIONS AT THE JOB SITE, AND CROSS-CHECK DETAILS AND DIMENSIONS SHOWN ON THE DRAWING. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES FOUND. 8. IN ALL CASES WHERE CONFLICT MAY OCCUR BETWEEN GENERAL NOTES AND SPECIFIC DETAILS, THEN THE OWNERS REPRESENTATIVE SHALL BE NOTIFIED AND HE WILL INTERPRET THE INTENT OF THE CONTRACT DOCUMENTS. 9. IN NO CASE SHALL DIMENSIONS BE SCALED FROM PLANS, DETAILS OR SECTIONS ON DRAWINGS. 10. ALL CONSTRUCTION SHALL CONFORM TO THE CITY OF HUNTINGTON BEACH PUBLIC WORKS DEPT STANDARDS AS AMENDED TO DATE, UNLESS OTHERWISE NOTED. 11. TWO WORKING DAYS PRIOR TO THE START OF CONSTRUCTION, CONTRACTOR SHALL NOTIFY "UNDERGROUND SERVICE ALERT" AT 1-800-422-4133 12. CONTRACTOR SHALL PROTECT IN PLACE ALL EXISTING STRUCTURES EXCEPT THOSE THAT ARE SPECIFICALLY IDENTIFIED TO BE REMOVED. 13 THE CONTRACTOR SHALL NOT POUR ANY CONCRETE UNTIL THE ELEVATION AND LOCATION OF ALL WORK IS VERIFIED BY THE ENGINEER OF RECORD. 14, THE CONTRACTOR SHALL SCHEDULE A PRE -JOB MEETING WITH THE OWNER AND ENGINEER PRIOR TO STARTING WORK. PUBLIC WORKS NOTE• A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPEC77ON IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE 77ME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXIS77NG PUBLIC IMPROVEMENTS SURROUNDING THE S17E IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING U77LI77ES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH W47ER SERVICE, W47ER METER BOX AND LID WILL BE REQUIRED. 1009 OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DElERAI77ON AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRE77ON OF THE PUBLIC WORKS INSPECTOR. OWNER MAGDY BASSALY P.O. BOX 1478 SUNSET BEACH, CA 90742 SURVEYOR JONES CAHL & ASSOCIATES, INC. 18090 BEACH BLVD., SUITE 12 HUNTINGTON BEACH, CA 92648 PH. (714) 848-0566 CONTACT.., DANIEL RUBIO ARCHITECT OTIS ARCHITECTURE 909 ELECTRIC AVE. STE. 207 SEAL BEACH, CA 90740 PH. (714) 846-0177 CONTACT KAREN OTIS FLOOD ZONE: VICINITY MAP NOT TO SCALE 1 w PACIFIC Cp9ST mj` N 1 5 E A Smt AT Aom" E A N F R T / / CORONA / / BALBOA / pEL R ISLAND /BEND GENERAL GRAD/NG SPECIFICATIONS REOUIRED INSPECTIONS- NOS BALBOA BLED. - SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR BALBOA y y N 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), OFFSETS BEFORE STARTING GRADING PENINSULA THE PROJECT SO/LS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT 1. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT OWNER, GRADING CONTRACTOR, DESIGN CIVIL - SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE / / / / / /R RC On � 2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. ENGINEER, SO/LS ENGINEER, GEOLOGIST, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. / REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. OFFICE OF 7HE COUNTY SURVEYOR. COPY OF RECORDED DOCUMENT SHALL J. SANITARY FACILITIES SHALL BE MAINTAINED ON THE S17E DURING THE CONSTRUCTION PERIOD. BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. LEGEND 4. WORK HOURS ARE LIMITED FROM 7:00 A.M. TO 6:30 P.M. MONDAY THROUGH FRIDAY, 2. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO THE START OF THE SUB -GRADE - AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD XXX.XX PROPOSED ELEVATIONS 8:00 A.M. TO 6:00 P.M. SATURDAYS,' AND NO WORK ON SUNDAYS AND HOLIDAYS PREPARA77ON FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT OWNER, PAVING CONTRACTOR, IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD y. PER SEC77ON 10-28 OF THE NBMC. DESIGN CIVIL ENGINEER, SO/LS ENGINEER, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. XXXX EXISTING ELEVATIONS 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 REQUIRED FIELD INSPECTIONS WILL BE OUAINED AT THE MEETING. OF THE NBMC. - ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE -- - PROPERTY LINE 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN - X - CHAIN LINK FENCE 7 PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES GRADING FILLS/CUTS A -LICENSED GENERAL ENGINEERING CONTRACTOR. - S_ SEWER LINE 8. APPROVED DRAINAGE PROVISIONS AND PROTEC77VE MEASURES MUST BE USED TO PR07ECT - ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES - W- WATER LINE ADJOINING PROPER77ES DURING THE GRADING OPERATION. NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE - BLOCK WALL 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE Wl7H THE UNIFORM 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED BUILDING PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPAC77ON AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT OUT TO THE FINISHED SURFACE. YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONCRETE 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY CONSTRUCTION AUTHORIZED BY THIS PERMIT. TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. J. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELA77VE ww__W LANDSCAPING COMPACTION AS DETERMINED BY AS7M TEST METHOD 1557, AND APPROVED BY THE SO/LS - PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN 11. POS177VE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. ENGINEER. COMPAC77ON TESTS SHALL BE PERFORMED APPROXIMA 7EL Y EVERY TWO FEET ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DE E EROSION CONTROL OR HAVE REMOVABLE FAILURE TO REQUEST INSPECTIONS EXTRA DEPTH FOOTING 1 2. TIONS ANDLL VICES IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPAC77ON DEPARTMENT Fm / EFFORT APPLIED TO THE FILL AREAS. ON-SITE AT THE APPROPRIATE 77YES SHALL RESULT IN FORFEITURE OF THE CONSTRUC77ON PALM TREE SITE CLEANUP DEPOSIT 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED - CONTRACTOR lS TO USE CITY STANDARD FORM "30 -DAY NOTICE OF INTENT TO EXCAVATE' TO ° 13 ALL PLASTIC DRAINAGE PIPE SHALL CONSIST OF PVC OR ABS PLAS77C AND EITHER ASTM 2751, AND APPROVED BY THE SO/LS ENGINEER PRIOR TO PLACING OF THE FILL. N077FY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STAR77NG ASTM D1527, ASTM D3034 OR ASTM D1785. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. EXCAVATION OR SHORING. PROOF OF CERTIFIED DELIVERY IS REQUIRED AT TIME OF PERMIT TREE 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR, OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER 6. ALL EXIS77NG IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE ISSUANCE FORM CAN BE OBTAINED AT., CP SURVEY CONTROL POINT STREETS CURBS, GUTTERS, OR STORM DRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED AND BACKFILLED AND APPROVED BY THE SO/LS ENGINEER. AC ASPHAL77C CONCRETE FROM THE SITE NBMC 17.32.0200p0L NOTES: B. THE ENGINEERING GEOLOGIST AND0/ S ENGINEER SHALL, 7 ANY EXISTING IRRIGA77ON LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE BSW BACK OF SIDEWALK S EROSION CON/ 9AND BACKFILLED AND APPROVED L, AFTER CLEARING AND PRIOR TO - CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORINGCENTERLINECL AND/OR UNDERPINNING. CLF CHAINLINK FENCE THE PLACEMENT OF FILL IN CANYONS INSPECT EACH CANYON FOR AREAS OF ADVERSE CO CLEAN OUT 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF, ED+ EXTRA DEPTH F0077NG SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND - GEOTECHNICAL ENGINEER lS TO PERFORM CONTINUOUS SPECIAL INSPECTION PER CBC ED 12T EDISON VAULT 2. EROSION CON7ROL DEVICES SHALL BE AVAILABLE ON S17E BETWEEN OCTOBER 15 AND MAY 15. CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANYON. 1705.6 DURING SHORING AND EXCAVATION OPERATIONS, AND DURING REMOVAL OF SHORING. EP EDGE OF PAVEMENT 9. THE EXACT LOCA77ON OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE FF FINISHED FLOOR 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE /N PLACE AND GRADE. FG FINISHED GRADE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN FL FLOW LINE EXCEEDS 30 PERCENT DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELA77VE FS FINISHED SURFACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS COMPACTION, AND APPROVED BY THE SO/LS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING G.B. GRADE BREAK 50 PERCENT. OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. GH SPK GEARHEAD SPIKE 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE CITY GRADING INSPECTOR. G7E VLT G7E VAULT 4. LANDSCAPING PLANS SHALL BE SUBMITTED FOR APPROVAL, WORK COMPLETED ANDA H. P. HIGH POINT CERTIFICATE OF CONFORMANCE RECEIVED BY THE CITY GRADING ENGINEER PRIOR TO CLOSURE 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC. INV INVERT OF PERMIT, UNLESS WAIVED BY THE CITY GRADING ENGINEER. 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST LF LINEAR FEET TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS L.P. LOW POINT AREA 5. TEMPORARY DESIL77NG BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY FOR THE DURA77ON OF THE PROJECT. TREATMENT TO THE CITY GRADING ENGINEER FOR APPROVAL. L.S. LUMP SUM 14. WHERE SUPPORT AND BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE NG NATURAL GRADE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCA77ON PP POWER POLE AND CALCULATIONS FROM THE CITY GRADING ENGINEER PRIOR TO CONSTRUCTION. SF SQUARE FEET 15. THE ENGINEERING GEOLOGIST AND SO/LS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS SMH SEWER MANHOLE FILLS AND ATTEST TO THE STABILITY OF 7HE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. SW SIDEWALK 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE /F THE BEDROCK TC TOP OF CURB IS EXTENSIVELY FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECESSARY TG TOP OF GRATE BY THE ENGINEERING GEOLOGIST AND SO/LS ENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED. IS TOP OF STEP TSW TOP OF STEM WALL 17 THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. WM WATER METER 18. N077FICA77ON OF NONCOMPLIANCE. IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, WV WATER VALVE THE SO/LS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING WTR WA7ER SERVICE DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE CITY GRADING ENGINEER. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE CITY GRADING ENGINEER FOR APPROVAL. DOCUMENTATION SHEET INDEX 1. AS BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND 77TLE SHEET ...................................................... 1 SURFACE ELEVATIONS, AS -GRADED GROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND SOILS RECOMMENDA77ONS................................ 2 LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUB -SURFACE DRAINAGE FACILITIES. HE SHALL EXISTING BOUNDARY AND TOPOGRAPHY.......... 3 PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE PRECISE GRADING PLAN .................................. 4 OPERATION. EROSION CONTROL PLAN .................................. 5 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOB SPECIFICATIONS. 3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE APPROVED GRADING PLAN. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLOGIC FACTORS. ZONE: ZONE X SHADED DESCRIPTION: AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD. COMMUNITY PANEL NO.: 060227 0382 J FLOODPLAIN MAP NO.: 06059CO382J DATE: DECEMBER 3, 2009 DATUM: NAVD 1988 BENCHMARK NB1-4-71 LEGAL DESCRIPTION DESCRIBED BY OCS 2002 - FOUND 3 j" OCS ALUMINUM BENCHMARK DISK REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OF STAMPED 'NBT -4-71 SET IN THE TOP OF A 4 /N. BY 4 IN. CONCRETE POST. ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: MONUMENT lS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF F STREET AND BALBOA BOULEVARD, 81 FT SOUTHEASTERLY OF THE LOT 4, TRACT NO. 6466, AS PER MAP RECORDED IN BOOK 238, CENTERLINE OF F STREET AND 273 FT. NORTHEASTERLY OF CENTERLINE OF PAGES 19-20 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE BALBOA BOULEVARD. MONUMENT IS SET LEVEL WITH THE SIDEWALK. COUNTY RECORDER OF SAID COUNTY. ORANGE COUNTY SURVEYOR'S 3 3/4" ALUMINUM DISK ELEV 7.828'; NAVD 88, YEAR LEVELED 2015 APN., 048-170-33 SOILS ENGINEER ZS ENGINEERING 113 TDMA TO SPRINGS IRVINE, CA 92618 PHN: (949) 331-3232 PROJECT NO: //160306 DATE. MAY 24, 2017 ZAFAR AHMED, PE, GE BASIS OF BEARINGS: THE BEARINGS ARE BASED ON THE BEARING NORTH 69'18'18" WEST ALONG THE CENTERLINE OF BALBOA BOULEVARD PER PARCEL MAP NO. 2008-128, P.M.B. 368, PGS. 1-2, IN THE OFFICE COUNTY RECORDER OF SAID COUNTY SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIG ALERT IDENTIFICATIOI NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIG ALERT I.D. NUMBER CALL UNDERGROUND SERVICE ALERT TOLL FREE 811 TWO WORKING DAYS BEFORE YOU DIG ESTIMATE OF EARTHWORK OUAN TTIES RAW CUT: 135 C. Y. RAW FILL: 15 C. Y. EXPORT: 120 C. Y. OVER -X: 268 C. Y. THESE QUANT177ES DO NOT INCLUDE ANY LOSSES DUE TO DEMOLITION, SHRINKAGE, OVEREXCAVATION, OR ANY SPECIAL COND177ONS OR REQUIREMENTS THAT MAY BE SPECIFIED IN THE PRELIMINARY SO/LS REPORT. THESE QUAN7777ES ARE FOR PERMIT PURPOSES ONLY. ALL CONTRACTORS BIDDING ON THIS PROJECT SHOULD MAKE THEIR OWN DETERMINATION OF EARTHWORK QUAN7777ES PRIOR TO SUBMITTING A BID. REV. NO.1 DATE I BY REVISION JONES, CAHL & ASSOCIATES CONSULTING ENGINEERS 18090 Beach Boulevard - Huntington Beach California 92648 - (714) 848-0566 e-mail: jca@jonescahl.com DESIGNED: C.H. SCALE: 1"=10' DRAWN: C.H. DATE: 1/14/2019 CHKED: D.R. JOB NO. 18-2308 2/6/201 DATE BASSALY RESIDENCE 1350 EAST OCEANFRONT TITLE SHEET NEWPORT BEACH CALIFORNIA DWG. NO. SHEET NO. REV. 18-2308-1 1 OF 5 00 2s SOILS RECOMMENDATIONS: 4.1 GENERAL BASED ON OUR GEOTECHNICAL INVESTIGATION FINDINGS, IT IS OUR OPINION THAT THE SUBSURFACE SOILS ARE SUITABLE TO SUPPORT THE PROPOSED NEW BUILDINGS PROVIDED THE GEOTECHNICAL DESIGN PARAMETERS AND RECOMMENDATIONS IN THIS REPORT ARE TAKEN INTO ACCOUNT DURING DESIGN AND CONSTRUCTION OF THIS PROJECT. PRESENTED HEREAFTER ARE OUR RECOMMENDATIONS FOR EARTHWORK, GEOTECHNICAL PARAMETERS FOR FOUNDATION DESIGN, SEISMIC PARAMETERS, AND CONSTRUCTION CONSIDERATIONS FOR THIS PROJECT. 4.2 EARTHWORK EARTHWORK IS EXPECTED TO CONSIST OF SITE CLEARING OF ALL DEMOLITION DEBRIS; EXCAVATION AND PREPARATION OF THE FOUNDATION SUBGRADE WITH SOIL -CEMENT MIX; AND GRADING ACTIVITIES FOR ANY ASSOCIATED SITE IMPROVEMENTS. RECOMMENDATIONS FOR SITE EARTHWORK ARE PROVIDED IN THE FOLLOWING PARAGRAPHS. 4.2.1 SITE PREPARATION THE EXISTING BUILDING STRUCTURE, FLATWORK AND OTHER SITE IMPROVEMENTS SHALL BE DEMOLISHED AND HAULED AWAY. PRIOR TO THE EXCAVATION FOR NEW FOUNDATIONS, THE SITE SHALL BE CLEARED OF ANY DEBRIS, REMNANTS OF PREVIOUS STRUCTURES, AND VEGETATION. ANY EXISTING UTILITY LINES, BURIED ABANDONED UTILITIES OR OBJECTS SHOULD BE REMOVED AND/OR REROUTED IF THEY INTERFERE WITH THE PROPOSED CONSTRUCTION. THE CAVITIES RESULTING FROM REMOVAL OF UTILITY LINES AND ANY BURIED OBSTRUCTIONS SHALL BE PROPERLY BACKFILLED AND COMPACTED AS RECOMMENDED IN SECTION 4.2.3. 4.2.2 OVEREXCAVATION OVEREXCAVATION UNDERNEATH THE BUILDING FOOTPRINT AREA SHALL EXTEND MINIMUM 18 INCHES BELOW THE BOTTOM OF THE MAT FOUNDATION. LATERALLY, OVEREXCAVATION SHALL EXTEND MINIMUM 2 FEET BEYOND THE OUTER EDGES OF THE MAT FOUNDATION. IF LOOSE, YIELDING, OR OTHERWISE UNSUITABLE SUBGRADE SOILS ARE EXPOSED AT THE REMOVAL BOTTOMS DURING GRADING, ABOVE OVEREXCAVATIONS SHALL BE EXTENDED FURTHER UNTIL COMPETENT SOILS ARE REACHED. COMPETENT REMOVAL BOTTOM UPON OVEREXCAVATION SHALL BE RELATIVELY UNYIELDING BY HAND PROBING (NOT PENETRATING MORE THAN 3 INCHES) WITH A CONE TIPPED STEEL PROBING ROD AND HAVE MINIMUM DRY DENSITY OF 95 PCF. 4.2.3 FILL PLACEMENT AND COMPACTION AFTER OVEREXCAVATION AS DESCRIBED ABOVE AND PRIOR TO PLACEMENT OF ANY FILL/SOIL-CEMENT MIX, SUBGRADE SOILS AT THE REMOVAL BOTTOMS SHALL BE SCARIFIED, MOISTURE CONDITIONED TO WITHIN 2 PERCENT OF THE OPTIMUM MOISTURE AND RECOMPACTED IN PLACE AT MINIMUM 90 PERCENT COMPACTION (ASTM D1557). FILL UNDERNEATH THE BUILDING PAD - FROM REMOVAL BOTTOM UP TO THE FOUNDATION BOTTOM - SHALL CONSIST OF SOIL -CEMENT MIX, WHICH SHALL HAVE MINIMUM 2 SACKS OF CEMENT (TYPE II) PER CUBIC YARD OF THE MIX. PRIOR TO PLACEMENT, CEMENT SHALL BE MIXED UNIFORMLY WITH THE SOILS BY MECHANICAL MEANS. OUTSIDE THE BUILDING, FILL SOILS UNDERNEATH ANY SITE IMPROVEMENTS MAY CONSIST OF ONSITE OR IMPORT SOILS THAT MEET THE CRITERIA AS SET FORTH IN SECTION 4.2.5. SOIL -CEMENT MIX AND FILL SOILS SHALL BE PLACED IN THIN LIFTS - LOOSE LIFT THICKNESS NOT EXCEEDING 8 INCHES - MOISTURE -CONDITIONED TO WITHIN 2 PERCENT OF THE OPTIMUM MOISTURE, AND COMPACTED TO MINIMUM 90 PERCENT RELATIVE COMPACTION (ASTM D1557). DURING GRADING, FIELD DENSITY TESTS SHALL BE TAKEN AT THE FOLLOWING SCHEDULE: • MINIMUM ONE (1) TEST PER 1,000 SQUARE FEET AREA FOR EACH ONE (1) FOOT THICK LIFT OF COMPACTED FILL UP TO THE FINISH FOUNDATION SUBGRADE LEVEL. • MINIMUM ONE (1) FIELD TEST FOR EACH 100 LINEAR FEET OF TRENCH BACKFILL FOR EACH ONE (1) FOOT THICK LIFT OF FILL AND AT THE FINISH GRADE. FIELD DENSITY TESTS MAY BE TAKEN BY UTILIZING A NUCLEAR GAUGE (ASTM D6938) OR COMBINATION OF BOTH NUCLEAR GAUGE AND SAND CONE (ASTM D1556) METHODS. 4.2.4 TRENCH BACKFILL UTILITY TRENCHES SHALL BE BACKFILLED WITH COMPACTED FILL IN ACCORDANCE WITH SECTIONS 306-1.2 AND 306-1.3 OF THE STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION, ("GREEN BOOK"), 2012 EDITION. UTILITY TRENCHES CAN BE BACKFILLED WITH ONSITE OR IMPORT SOILS THAT MEET THE FILL SOILS CRITERIA IN SECTION 4.2.5. PRIOR TO BACKFILLING THE TRENCHES, PIPES SHALL BE BEDDED IN AND COVERED WITH GRANULAR MATERIALS THAT HAS A MINIMUM SAND EQUIVALENT (SE) VALUE OF 40 (ASTM D2419). ONSITE SANDY SOILS MAY BE SELECTIVELY USED AS BEDDING SANDS. SOIL BACKFILL OVER THE PIPE BEDDING ZONE SHALL BE PLACED IN THIN LIFTS, MOISTURE CONDITIONED TO WITHIN 2 PERCENT OF THE OPTIMUM MOISTURE, AND MECHANICALLY COMPACTED TO MINIMUM 90 PERCENT COMPACTION (PER ASTM D1557). WHEREVER MECHANICAL COMPACTION AS RECOMMENDED ABOVE IS NOT PRACTICAL DUE TO SPACE LIMITATIONS, ALTERNATIVE METHOD SUCH AS PLACEMENT OF PEA GRAVEL OR SAND -CEMENT SLURRY (MINIMUM 2 SACKS OF CEMENT PER CUBIC YARD) MAY BE CONSIDERED FOR BACKFILL OF UTILITY CONDUIT TRENCHES. 4.2.5 FILL MATERIALS ONSITE SOILS THAT ARE FREE OF ORGANICS, DEBRIS AND OVERSIZE PARTICLES (E.G., COBBLES, RUBBLE, ETC. THAT ARE GREATER THAN 3 INCHES IN THE LARGEST DIMENSION) ARE SUITABLE TO BE USED AS FILL. IMPORT SOILS, IF USED, SHALL BE FREE OF ORGANICS, NON -EXPANSIVE (EXPANSION INDEX LESS THAN 20 PER ASTM D4829), AND SHALL HAVE NO CORROSION IMPACTS ON BURIED METALS AND CONCRETE. BASE MATERIALS UNDERNEATH THE DRIVEWAY, EXTERIOR FLATWORK, AND WHEREVER ELSE USED SHALL CONSIST OF EITHER CRUSHED AGGREGATE BASE OR CRUSHED MISCELLANEOUS BASE IN CONFORMANCE TO SECTIONS 200-2.2 OR 200-2.4 OF THE STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION, ("GREEN BOOK"), 2012 EDITION, RESPECTIVELY. 4.2.6 TEMPORARY EXCAVATION TEMPORARY EXCAVATIONS DURING GRADING MAY BE CONSTRUCTED ACCORDING TO THE SLOPE RATIOS PRESENTED IN TABLE 2 IN THE FOLLOWING. EXCAVATED SOIL SPOILS, ANY CONSTRUCTION DEBRIS SHOULD NOT BE STOCKPILED AND ANY HEAVY CONSTRUCTION EQUIPMENT SHOULD NOT PLACED WITHIN A DISTANCE H (FT) FROM THE TOP OF UNSUPPORTED TRENCH EDGE, WHERE H IS THE DEPTH OF THE TRENCH IN FEET. TABLE 2 - SLOPE RATIO FOR TEMPORARY EXCAVATION MAXIMUM DEPTH OF CUT (FEET) MAXIMUM SLOPE RATIO (HORIZ:VERT) 0-4' VERTICAL 4-10' 1:1 *SLOPE RATIO ASSUMED TO BE UNIFORM FROM TOP TO TOE OF SLOPE. SURFACES EXPOSED IN SLOPE EXCAVATIONS SHOULD BE KEPT MOIST BUT NOT SATURATED TO RETARD RAVELING AND SLOUGHING DURING CONSTRUCTION. ADEQUATE PROVISIONS SHOULD BE MADE TO PROTECT THE SLOPES FROM EROSION DURING PERIODS OF RAINFALL. DURING GRADING, ALL APPLICABLE REQUIREMENTS IN ARTICLE 6, SECTION 1541.1 OF THE STATE OF CALIFORNIA CONSTRUCTION SAFETY ORDER (CAL/OSHA) SHOULD BE MET FOR PROTECTION OF THE CONSTRUCTION WORKERS WORKING INSIDE THE EXCAVATIONS. THE SOILS EXPOSED IN THE CUTS SHOULD BE OBSERVED DURING EXCAVATION BY THE PROJECT'S GEOTECHNICAL CONSULTANT. IF POTENTIALLY UNSTABLE SOIL CONDITIONS ARE ENCOUNTERED, MODIFICATIONS TO THE ABOVE SLOPE RATIOS MAY BE REQUIRED 4.2.7 SUPPORT OF ADJACENT STRUCTURES OVEREXCAVATION LIMITS DURING GRADING WILL NOT ENCROACH INTO THE FOUNDATION INFLUENCE ZONES (1:1 PROJECTION DOWNWARD AND OUTWARD FROM FOUNDATION BOTTOMS) OF ANY STRUCTURES ON THE NEIGHBORING PROPERTIES. CONSEQUENTLY, ANY EXISTING FOOTINGS WILL NOT BE UNDERMINED AND THERE WILL NOT BE ANY NEED FOR SUPPORT UNDER THE EXISTING FOOTINGS (E.G., STRUTS, MECHANICAL SUPPORT) OR SLOT CUT PROCEDURE DURING GRADING FOR THE NEW MAT FOUNDATIONS. 4.3 SEISMIC DESIGN PARAMETERS WITH CONSIDERATION OF THE FINDINGS FROM THE FIELD EXPLORATION DATA, SUBSURFACE SOIL PROFILE AT THE PROJECT AREA MAY BE CHARACTERIZED WITHIN THE CATEGORY OF SITE CLASS D ("STIFF SOIL") ACCORDING TO CHAPTER 20 OF ASCE/SEI 7-10 AS REFERRED IN SECTION 1613.3.2 OF THE 2016 CALIFORNIA BUILDING CODE (CBC). BASED ON THE NATURE OF OCCUPANCY, PROPOSED RESIDENTIAL STRUCTURES WILL FALL INTO RISK CATEGORY II (PER TABLE 1604.5 OF THE 2016 CBC). CORRESPONDING SEISMIC DESIGN PARAMETERS FOR THIS SOIL PROFILE, SITE LOCATION (LATITUDE: 33.7204'N; LONGITUDE: 118.0748'W AT THE CENTER OF THE LOT) AND RISK CATEGORY ARE DETERMINED IN ACCORDANCE WITH SECTION 1613.3 OF THE 2016 CBC. THESE PARAMETERS, AS PRESENTED IN THE FOLLOWING TABLE, ARE DERIVED FROM RISK -TARGETED MAXIMUM CONSIDERED EARTHQUAKE (MCER) BASED SPECTRAL RESPONSE ANALYSIS. PROPOSED NEW BUILDING AT THE SUBJECT LOT SHALL BE DESIGNED FOR THESE SEISMIC PARAMETERS. TABLE 3 - SEISMIC DESIGN PARAMETERS CATEGORIZATION/SEISMIC PARAMETERS DESIGN VALUE SITE CLASS D MAPPED MCE SPECTRAL ACCELERATION FOR SHORT (0.2 SECOND) PERIOD, SS 1.519G MAPPED MCE SPECTRAL ACCELERATION FOR A 1 -SECOND PERIOD, S1 0.568G SHORT PERIOD (0.2 SECOND) SITE COEFFICIENT, FA 1.0 LONG PERIOD (1 SECOND) SITE COEFFICIENT, FV 1.5 ADJUSTED SPECTRAL RESPONSE ACCELERATION AT 0.2 -SECOND PERIOD, SMS 1.519G ADJUSTED SPECTRAL RESPONSE ACCELERATION AT I -SECOND PERIOD, SMI 0.852G DESIGN (5% DAMPED) SPECTRAL RESPONSE ACCELERATION FOR SHORT (0.2 SECOND) PERIOD, SDE 1.013G DESIGN (5% DAMPED) SPECTRAL RESPONSE ACCELERATION FOR A 1 -SECOND PERIOD, SDI 0.568G SEISMIC DESIGN CATEGORY D 4.4 FOUNDATION DESIGN PROPOSED THREE-STORY RESIDENTIAL BUILDING MAY BE SUPPORTED ON SHALLOW MAT FOUNDATION BEARING ON PROPERLY COMPACTED SUBGRADE CONSISTING OF SOIL -CEMENT MIX TO A DEPTH MINIMUM 18 INCHES BELOW THE FOUNDATION BOTTOM, AS DISCUSSED IN SECTION 4.2.3. GEOTECHNICAL DESIGN PARAMETERS FOR MAT FOUNDATIONS ARE DESCRIBED IN THE FOLLOWING SUBSECTIONS. FOOTING DIMENSIONS AND EMBEDMENTS - MAT FOUNDATION SHALL BE MINIMUM 24 INCHES THICK AND EMBEDDED MINIMUM 18 INCHES BELOW THE LOWEST ADJACENT GRADE, WHICH WILL BE THE PAVEMENT SURFACE LEVEL (ALONG S. PACIFIC AVENUE) IN FRONT OF THE PROPERTY. THE INTENT OF THE MAT FOUNDATION IS TO DISTRIBUTE THE STRUCTURAL LOADS OVER THE ENTIRE STRUCTURE FOOTPRINT AREA. THE ACTUAL MAT THICKNESS AND THE REQUIRED REINFORCEMENT IN THE MAT FOUNDATION SHOULD BE DETERMINED BY THE PROJECT STRUCTURAL ENGINEER. VERTICAL BEARING - FOR MAT FOUNDATIONS WITH THE MINIMUM EMBEDMENT AS DESCRIBED ABOVE AND BEARING ON PROPERLY COMPACTED SOIL -CEMENT MIX SUBGRADE (PER SECTION 4.2.3), AN ALLOWABLE VERTICAL BEARING CAPACITY OF 1,500 PSF MAY BE USED FOR DESIGN, WHICH MAY BE INCREASED BY 400 PSF FOR EACH ADDITIONAL FOOT OF EMBEDMENT UP TO A MAXIMUM VALUE OF 2,500 PSF. THESE BEARING VALUES MAY BE INCREASED BY ONE-THIRD FOR SHORT-TERM LOADS (E.G., SEISMIC, WIND LOADS). LATERAL BEARING - LATERAL LOADS ARE RESISTED BY FRICTION AT THE FOOTING BOTTOMS, BETWEEN CONCRETE AND THE SUPPORTING SOIL SUBGRADE, AS WELL AS BY THE PASSIVE RESISTANCE OF THE SOILS FROM FOUNDATION EMBEDMENT. AN ALLOWABLE FRICTIONAL RESISTANCE OF 0.3 MAY BE USED FOR DESIGN OF CONCRETE FOUNDATIONS POURED ON PROPERLY COMPACTED SOIL -CEMENT SUBGRADE. ALLOWABLE PASSIVE RESISTANCE OF THE SOILS MAY BE CONSIDERED 200 PSF/FT OF FOOTING EMBEDMENT IF THE FOUNDATION CONCRETE IS POURED NEAT AGAINST PROPERLY COMPACTED FILL SOILS WITHOUT LEAVING ANY VOID POCKETS. THESE FRICTION AND PASSIVE VALUES HAVE ALREADY BEEN REDUCED BY A FACTOR -OF -SAFETY OF 1.5. WHEN FRICTIONAL AND PASSIVE RESISTANCES ARE COMBINED TO COMPUTE THE TOTAL LATERAL RESISTANCE, NO REDUCTION IS NEEDED TO ANY OF THESE TWO COMPONENTS. IN ACCORDANCE WITH SECTION 1806.1 OF THE 2016 CBC, ONE-THIRD INCREASE OF THE LATERAL BEARING PRESSURE (I.E., SOIL'S PASSIVE RESISTANCE) IS ALLOWED FOR SHORT-TERM SEISMIC OR WIND LOADS. MODULUS OF SUBGRADE REACTION - THE MODULUS OF SUBGRADE REACTION MAY BE TAKEN AS 175 PCI FOR ONE (1) SQUARE FOOT MAT. THIS VALUE SHOULD BE REDUCED FOR CHANGE IN SIZE PER THE FOLLOWING FORMULA: K = K1 (B+1 /2B)2 WHERE K = MODULUS OF SUBGRADE REACTION FOR FOOTING MEASURING (FT) X (FT) KI = MODULUS OF SUBGRADE REACTION FOR FOOTING MEASURING 1(FT) X 1(FT) B = WIDTH OF MAT SETTLEMENT ESTIMATES - MAXIMUM STATIC SETTLEMENT OF MAT FOUNDATION, DESIGNED IN ACCORDANCE WITH THE RECOMMENDATIONS ABOVE, IS NOT ANTICIPATED TO EXCEED 1 INCH. DIFFERENTIAL SETTLEMENT ACROSS THE BUILDING PAD IS EXPECTED TO BE ON THE ORDER OF 0.25 INCH. IN ADDITION TO STATIC SETTLEMENT, SEISMICALLY -INDUCED SETTLEMENT ON THE ORDER OF 0.63 INCH (SEE APPENDIX C) SHALL NEED TO BE CONSIDERED IN DESIGN. DUE TO RELATIVELY UNIFORM DISTRIBUTION OF FOUNDATION LOAD, RELATIVELY SMALL BUILDING FOOTPRINT AREA, SEISMIC SETTLEMENT WILL BE FAIRLY UNIFORM ACROSS THE FOUNDATION FOOTPRINT AREA. WE RECOMMEND THAT ALL UTILITY LINES WITHIN THE PROPERTY LIMITS BE EQUIPPED WITH FLEXIBLE JOINTS THAT ARE CAPABLE OF HANDLING THE ANTICIPATED SEISMIC SETTLEMENT. 4.5 DRIVEWAY, EXTERIOR FLATWORK BEYOND THE BUILDING STRUCTURE, EXTERIOR FLATWORK WILL INCLUDE THE FOLLOWING: A DRIVEWAY AT THE FRONT; WALKWAYS, STAIRS -ON -GRADE ALONG THE SIDE YARDS. MINIMUM CONCRETE SECTION, UNDERLYING BASE THICKNESS AND CONCRETE STRENGTHS FOR THESE SITE IMPROVEMENTS ARE PRESENTED BELOW IN TABLE 4. TABLE 4 - CONCRETE FLATWORK AND SITE IMPROVEMENTS PROPOSED IMPROVEMENTS MIN. CONCRETE SLAB THICKNESS (INCH) MINIMUM BASE THICKNESS (INCH) MIN. CONCRETE STRENGTH (PSI) DRIVEWAY 6.0 4.0 3,500 STAIRS -ON -GRADE 6.0 4.0 2,500 WALKWAY, ANY EXTERIOR FLATWORK 4.0 4.0 2,500 SOIL SUBGRADE BELOW THE CONCRETE AND UNDERLYING BASE LAYER SHALL BE PREPARED AND COMPACTED AS RECOMMENDED IN SECTION 4.2.3. SPECIFICATIONS FOR BASE MATERIALS ARE PROVIDED IN SECTION 4.2.5. CONCRETE SLABS SHALL BE REINFORCED FOR TEMPERATURE AND SHRINKAGE CRACK CONTROL. APPROPRIATE JOINTS AND SAW CUTS SHALL BE PROVIDED FOR ALL THE CONCRETE FLATWORKS IN ACCORDANCE WITH EITHER PORTLAND CEMENT ASSOCIATION (PCA) OR AMERICAN CONCRETE INSTITUTE (ACI) GUIDELINES. 4.6 CEMENT TYPE AND CONCRETE PROPERTIES BASED ON THE LABORATORY TEST RESULTS, SOLUBLE SULFATE AND CHLORIDE CONTENTS OF SUBSURFACE SOILS WITHIN SHALLOW DEPTH (UPPER 5 FEET) ARE VERY LOW (EXPOSURE CLASSES SO AND CO PER ACI 318-11). THESE SOILS ARE NOT CONSIDERED CORROSIVE TO BURIED CONCRETE, WHICH WILL BE IN DIRECT CONTACT WITH SOIL. AS A RESULT, THERE IS NO RESTRICTION ON THE TYPE OF CEMENT AND MINIMUM CONCRETE STRENGTH FROM THE DURABILITY STANDPOINT. CONVENTIONAL TYPE II CEMENT (ASTM C150) MAY BE USED FOR CONCRETE FOR THIS PROJECT. MINIMUM 28 -DAY COMPRESSIVE STRENGTH (ASTM C39) OF STRUCTURAL CONCRETE SHALL BE 2,500 PSI. DUE TO PROXIMITY TO SEA WATER, ANY ADMIXTURE OR MARINE AGGREGATES THAT WILL INCORPORATE CHLORIDES SHALL BE PROHIBITED IN THE CONCRETE MIX. I BENCHMARK NB1-4-71 I LEGAL DESCRIPTION: I DESCRIBED BY OCS 2002 - FOUND 3 J" OCS ALUMINUM BENCHMARK DISK STAMPED "NB) -4-71 SET IN THE TOP OF A 4 IN. BY 4 IN. CONCRETE POST. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF F STREET AND BALBOA BOULEVARD, 81 FT SOUTHEASTERLY OF THE CENTERLINE OF F STREET AND 273 FT. NORTHEASTERLY OF CENTERLINE OF BALBOA BOULEVARD. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ORANGE COUNTY SURVEYOR'S 3 3/4" ALUMINUM DISK ELEV 7.828'; NAVD 88, YEAR LEVELED 2015 REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: LOT 4, TRACT NO. 6466, AS PER MAP RECORDED IN BOOK 238, PAGES 19-20 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. APN: 048-170-33 I BASIS OF BEARINGS I THE BEARINGS ARE BASED ON THE BEARING NORTH 69'18"18" WEST ALONG THE CENTERLINE OF BALBOA BOULEVARD PER PARCEL MAP NO. 2008-128, P.M.B. 368, PGS. 1-2, IN THE OFFICE COUNTY RECORDER OF SAID COUNTY SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIG ALERT IDENTIFICATIOI NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIG ALERT I.D. NUMBER CALL UNDERGROUND SERVICE ALERT TOLL FREE 811 TWO WORKING DAYS BEFORE YOU DIG 4.7 CORROSION MEASURES FOR BURIED METALS NON-METAL UNDERGROUND PIPES (E.G., PVC) SHALL BE USED INSTEAD OF METAL PIPES. IF FERROUS METAL COMPONENTS (E.G., UNDERGROUND PIPES, ANCHOR HOLD DOWN, METAL STRAPS FOR FOUNDATION) ARE PLANNED TO BE BURIED WITH DIRECT CONTACT WITH SUBSURFACE SOILS, THE FOLLOWING CORROSION MITIGATION MEASURES SHALL BE IMPLEMENTED FOR THIS PROJECT: • BELOW -GRADE FERROUS METALS SHALL BE GIVEN A HIGH-QUALITY PROTECTIVE COATING, SUCH AS 20 -MIL THICK PLASTIC TAPE, EXTRUDED POLYETHYLENE, COAL -TAR ENAMEL, OR PORTLAND CEMENT MORTAR. BELOW -GRADE FERROUS METALS SHALL BE ELECTRICALLY INSULATED (ISOLATED) FROM ABOVE -GRADE FERROUS METALS AND OTHER DISSIMILAR METALS BY MEANS OF DIELECTRIC FITTINGS IN UTILITIES AND EXPOSED METAL STRUCTURES BREAKING GRADE. • REINFORCEMENTS (REBAR, WIRE MESH) WITHIN CONCRETE THAT WILL BE IN DIRECT CONTACT WITH THE SITE SOILS SHALL HAVE AT LEAST 3 INCHES OF CONCRETE COVER. 4.8 SURFACE DRAINAGE IN COMPLIANCE WITH SECTION 1804.3 OF THE 2016 CBC, THE GROUND IMMEDIATELY ADJACENT TO THE PROPOSED NEW FOUNDATIONS SHALL BE SLOPED AWAY FROM THE BUILDING AT A SLOPE OF NOT LESS THAN 5 PERCENT GRADE (20 HORIZONTAL : 1 VERTICAL) FOR A MINIMUM DISTANCE OF 10 FEET MEASURED PERPENDICULAR TO THE FACE OF THE WALL. IF PHYSICAL OBSTRUCTIONS OR LOT LINES PROHIBIT 10 FEET OF HORIZONTAL DISTANCE, A 5 PERCENT SLOPE SHALL BE PROVIDED TO AN APPROVED ALTERNATIVE METHOD OF DIVERTING WATER AWAY FROM THE FOUNDATION. SWALES USED FOR THIS PURPOSE SHALL BE SLOPED A MINIMUM OF 2 PERCENT WHERE LOCATED WITHIN 10 FEET OF THE BUILDING FOUNDATION. IMPERVIOUS SURFACES (SUCH AS CONCRETE FLATWORK) WITHIN 10 FEET OF THE NEW FOUNDATION SHALL BE SLOPED A MINIMUM OF 2 PERCENT AWAY FROM THE BUILDING. 4.9 LANDSCAPE CONSIDERATIONS THE POTENTIAL FOR UNDESIRED FOUNDATION AND SLAB MOVEMENTS MAY BE REDUCED OR MINIMIZED BY FOLLOWING CERTAIN LANDSCAPE PRACTICES. THE MAIN GOAL FOR PROPER LANDSCAPE DESIGN SHOULD BE TO MINIMIZE FLUCTUATIONS IN THE MOISTURE CONTENT OF THE SOILS SURROUNDING THE STRUCTURES. IN ADDITION TO MAINTAINING POSITIVE DRAINAGE, APPROPRIATE PLANT/TREE SELECTIONS AND SPRINKLER/IRRIGATION PRACTICES ARE EXTREMELY IMPORTANT TO THE LONG-TERM PERFORMANCE OF THE FOUNDATIONS AND SLABS. AS A GUIDELINE TO LANDSCAPING PRACTICES, WE RECOMMEND THE FOLLOWING MEASURES: • PLANTING FLOWERS OR SHRUBS WITHIN 5 FEET OF ANY PERIMETER WALL OR COLUMN FOUNDATION SHOULD NOT BE ALLOWED. • GROUND COVER PLANTS WITH LOW WATER REQUIREMENTS (OR DROUGHT TOLERANT) MAY BE ACCEPTABLE FOR LANDSCAPING NEAR FOUNDATIONS. GROUND COVER VEGETATION HELPS REDUCE FLUCTUATIONS IN THE SOIL MOISTURE CONTENT. WATERING SHOULD BE LIMITED TO THE MINIMUM NEEDED TO MAINTAIN THE GROUND COVER VEGETATION NEAR FOUNDATIONS. • AS AN ALTERNATIVE TO GROUND COVER VEGETATION, SEALED -BOTTOM PLANTER BOXES MAY BE CONSIDERED WITHIN 5 FEET OF BUILDING STRUCTURES. • IF IRRIGATION/SPRINKLER SYSTEMS ARE TO BE USED, THESE SHOULD BE INSTALLED ALL AROUND THE STRUCTURE TO PROVIDE UNIFORM MOISTURE THROUGHOUT THE YEAR. THE IRRIGATION/SPRINKLER SYSTEMS SHOULD SPRAY NO CLOSER THAN 5 FEET FROM THE FOUNDATION. THE SPRINKLER SYSTEM SHOULD BE CHECKED FOR LEAKAGES ONCE A MONTH. SIGNIFICANT FOUNDATION MOVEMENTS CAN OCCUR IF THE SOILS UNDER THE FOUNDATIONS ARE EXPOSED TO A SOURCE OF FREE WATER. 4.10 PLANS REVIEW WE RECOMMEND THAT ZS ENGINEERING BE PROVIDED THE OPPORTUNITY TO REVIEW OF THE GRADING AND FOUNDATION PLANS PRIOR TO SUBMITTAL TO THE CITY TO ENSURE THAT THE RECOMMENDATIONS PRESENTED IN THIS REPORT ARE PROPERLY INTERPRETED AND IMPLEMENTED IN THE PLANS. IF WE ARE NOT AWARDED THIS OPPORTUNITY TO MAKE THIS REVIEW, WE WILL NOT ASSUME ANY RESPONSIBILITY FOR MISINTERPRETATION OF THE RECOMMENDATIONS PRESENTED IN THIS REPORT. 4.11 OBSERVATION, TESTS DURING GRADING ALL GRADING AND EXCAVATION SHOULD BE PERFORMED UNDER THE OBSERVATION AND TESTING OF THE GEOTECHNICAL CONSULTANT AT THE FOLLOWING STAGES: AFTER REMOVAL OF THE ONSITE SOILS DOWN TO THE RECOMMENDED OVEREXCAVATION DEPTH; DURING PLACEMENT OF SOIL -CEMENT MIX FOR THE FOUNDATION SUBGRADE; DURING PREPARATION OF THE MAT FOUNDATION BOTTOMS; DURING ANY FINE GRADING FOR ASSOCIATED SITE IMPROVEMENTS; AND WHEN ANY UNUSUAL OR UNEXPECTED GEOTECHNICAL CONDITIONS ARE ENCOUNTERED. 4.12 LIMITATIONS THE CONCLUSIONS AND RECOMMENDATIONS IN THIS REPORT ARE BASED IN PART UPON DATA THAT WERE OBTAINED FROM A LIMITED NUMBER OF FIELD EXPLORATIONS, LABORATORY TEST RESULTS, AND LIMITED INFORMATION ON HISTORICAL EVENTS AND OBSERVATIONS. SUBSURFACE CONDITIONS MAY VARY ACROSS THE SITE. THIS REPORT IS NOT AUTHORIZED FOR USE BY, AND IS NOT TO BE RELIED UPON BY ANY PARTY EXCEPT THE FOLLOWING PARTIES: THE CURRENT OWNERS OF THIS PROPERTY; THEIR SUCCESSORS AND ASSIGNEES AS THE FUTURE OWNER OF THIS PROPERTY; AND THE DESIGN PROFESSIONALS, CONTRACTORS FOR THIS PROJECT. USE OF OR RELIANCE ON THIS REPORT BY ANY OTHER PARTY IS AT THAT PARTY'S RISK. UNAUTHORIZED USE OF OR RELIANCE ON THIS REPORT CONSTITUTES AN AGREEMENT TO DEFEND AND INDEMNIFY ZS ENGINEERING FROM AND AGAINST ANY LIABILITY WHICH MAY ARISE AS A RESULT OF SUCH USE OR RELIANCE. GEOTECHNICAL INVESTIGATION AND RELEVANT ENGINEERING EVALUATIONS FOR THIS PROJECT WERE PERFORMED IN SUBSTANTIAL CONFORMANCE WITH THE GENERAL PRACTICES OF GEOTECHNICAL ENGINEERING IN SOUTHERN CALIFORNIA AT THE TIME OF THIS REPORT. NO OTHER WARRANTY IS EXPRESSED OR IMPLIED. REV. N0.1 DATE I BY REVISION JONES, CAHL & ASSOCIATES CONSULTING ENGINEERS 18090 Beach Boulevard - Huntington Beach California 92648 - (714) 848-0566 e-mail: jca@jonescahl.com DESIGNED: C.H. SCALE: 1"=10' DRAWN: C.H. DATE: 1/14/2019 CHKED: D.R. JOB NO. 18-2308 2/6/2018 DATE BASSALY RESIDENCE 1350 EAST OCEANFRONT SOILS RECOMMENDA TIONS NEWPORT BEACH CALIFORNIA DWG. NO. SHEET NO. REV. 18-2308-1 2 of 5 00 �1 L'.b 01 0� BENCHMARK: N81-4-71 (2 BALBOA BOULEVARD BASIS OF BEARINGS: N69'18'18"W FINISHED SURFACE\ BASIS OF BEARINGS- THE BEARINGS ARE BASED ON THE BEARING NORTH 69'18'18" WEST ALONG THE CENTERLINE OF BALBOA BOULEVARD PER PARCEL MAP NO. 2008-128, P.M.B. 368, PGS. 1-2, IN THE OFFICE COUNTY RECORDER OF SAID COUNTY BENCHMARKS NBl--4-71 o DESCRIBED BY OCS 2002 — FOUND 3 J" OCS ALUMINUM BENCHMARK DISK SECTION 4216/4217 OF THE GOVERNMENT STAMPED "NBT -4-71'; SET IN THE TOP OF A 4 IN. BY 4 IN. CONCRETE POST. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF CODE REQUIRES A DIG ALERT IDENTIFICATION F STREET AND BALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OF THE NUMBER BE ISSUED BEFORE A "PERMIT TO CENTERLINE OF F STREET AND 273 FT NORTHEASTERLY OF CENTERLINE OF EXCAVATE" WILL BE VALID. FOR YOUR DIG BALBOA BOULEVARD. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ALERT I.D. NUMBER CALL UNDERGROUND SERVICE ALERT TOLL FREE ORANGE COUNTY SURVEYOR'S 3 3/4" ALUMINUM DISK 811 ELEV. 7.828' ; NAVD 88, YEAR LEVELED 2015 TWO WORKING DAYS BEFORE YOU DIG PALM j V.-.reTA IAFA P- I*] lljjjCq]jj REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: LOT 4, TRACT NO. 6466, AS PER MAP RECORDED IN BOOK 238, PAGES 19-20 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. APN: 048-170-33 Q� 5 SCALE: 10, 5' 0 10, 20' GRAPHIC SCALE REV. NO.1 DATE I BY REVISION Exp.12 31 19 NO. 8239 SURVEYED ON: APRIL 27, 2018 VICINITY MAP NOT TO SCALE 1 � E PACIFIC ppgsr CORONA BALBOA / DEL R ISLAND BEND HAI Rnv / OWNER. MAGDY BASSALY P.O. BOX 1478 SUNSET BEACH, CA 90742 ARCHITECT OTIS ARCHITECTURE 909 ELECTRIC AVE. STE. 207 SEAL BEACH, CA 90740 PH. (714) 846-0177 CONTACT., KAREN OTIS SURVEYOR JONES CAHL & ASSOCIATES, INC. 18090 BEACH BLVD., SUITE 12 HUNTINGTON BEACH, CA 92648 PH. (714) 848-0566 CONTACT., DANIEL RUBIO FLOOD ZONE: ZONE: ZONE X SHADED DESCRIPTION: AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD. COMMUNITY PANEL NO.: 060227 0382 J FLOODPLAIN MAP NO.: 06059CO382J DATE: DECEMBER 3, 2009 DATUM: NAVD 1988 MAGDY BASSALY JONES, CARL ASSOCIATES XXX.XX PROPOSED ELEVATIONS CONSULTING ENGINEERS G )350 EAST XXxy.Xi EXISTING ELEVATIONS ---- PROPERTY LINE — X — CHAIN LINK FENCE — S— SEWER LINE — W— WATER LINE SCALE: 1"=10' BLOCK WALL DATE: 8/21/2018 BUILDING JOB NO. 18-2308 CONCRETE W W w LANDSCAPING WWWwW REV. DSANIIX R 810 R.C.E. 6 934 P.L.S. 8239 DATE EXTRA DEPTH FOOTING PALM TREE 7 ✓ TREE ® SURVEY BENCHMARK CP CONTROL POINT AC ASPHAL77C CONCRETE BSW BACK OF SIDEWALK CL CENTERLINE CLF CHAIN LINK FENCE CO CLEAN OUT ED+ EXTRA DEPTH FOOTING ED VLT EDISON VAULT EP EDGE OF PAVEMENT FF FINISHED FLOOR FG FINISHED GRADE FL FLOW LINE FS FINISHED SURFACE G.B. GRADE BREAK GH SPK GEARHEAD SPIKE GTE VLT GTE VAULT H.P. HIGH POINT INV INVERT LF LINEAR FEET L.P. LOW POINT LS LANDSCAPE AREA L. S. LUMP SUM NG NATURAL GRADE PP POWER POLE SF SQUARE FEET SMH SEWER MANHOLE SW SIDEWALK TC TOP OF CURB TG TOP OF GRATE IS TOP OF STEP TSW TOP OF STEM WALL WM WATER METER WV WATER VALVE WTR WATER SERVICE OWNER. MAGDY BASSALY P.O. BOX 1478 SUNSET BEACH, CA 90742 ARCHITECT OTIS ARCHITECTURE 909 ELECTRIC AVE. STE. 207 SEAL BEACH, CA 90740 PH. (714) 846-0177 CONTACT., KAREN OTIS SURVEYOR JONES CAHL & ASSOCIATES, INC. 18090 BEACH BLVD., SUITE 12 HUNTINGTON BEACH, CA 92648 PH. (714) 848-0566 CONTACT., DANIEL RUBIO FLOOD ZONE: ZONE: ZONE X SHADED DESCRIPTION: AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD. COMMUNITY PANEL NO.: 060227 0382 J FLOODPLAIN MAP NO.: 06059CO382J DATE: DECEMBER 3, 2009 DATUM: NAVD 1988 MAGDY BASSALY JONES, CARL ASSOCIATES CONSULTING ENGINEERS G )350 EAST OCEANFRONT 18090 Beach Boulevard -Huntington Beach Callc-mail:jca@a 92648 - c I4> I.cotu 6 e-mail: jca@jonescah Lcom EXISTING NEWPORT BEACH TOPOGRAPHY CALIFORNIA DESIGNED: C.H. SCALE: 1"=10' DRAWN: C.H. DATE: 8/21/2018 CHKED: D.R. JOB NO. 18-2308 PREPARED UNDER THE DIRTION OF: - 2/6/201 DWG. NO. 18-2308-2 SHEET NO. 3 OF 5 REV. DSANIIX R 810 R.C.E. 6 934 P.L.S. 8239 DATE 215 � BALBOA BOULEVARD BASIS OF BEARINGS: N69'18'18"W STA. 2+00 E. OCEANFRONT CURB &- GUTTER r CLEANOUT MANHOLE .11.34, FS FINISHED _ n1 SURFACE GRADE SAND NOTES - SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STAR77NG GRADING. � BENCHMARK: N61-4-71 L0 BUILDING SEE PROPERTY CORNER DETAIL HEREON BASIS OF BEARINGS D p p THE BEARINGS ARE BASED ON THE BEARING NORTH 69'18'18" WEST ALONG THE CENTERLINE OF BALBOA BOULEVARD PER PARCEL MAP NO. 2008-128, P.M.B. 368, PGS. 1-2, IN THE OFFICE COUNTY RECORDER OF SAID COUNTY BENCHMARK NB1-4-71 LEGAL DESCRIPTION a DESCRIBED BY OCS 2002 - FOUND 3 Jq" OCS ALUMINUM BENCHMARK DISK REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, SECTION 4216/4217 OF THE GOVERNMENT STAMPED "N61-4-71", SET IN THE TOP OF A 4 IN. BY 4 IN. CONCRETE POST. STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF CODE REQUIRES A DIG ALERT IDENTIFICATION F STREET AND BALBOA BOULEVARD, 81 FT SOUTHEASTERLY OF THE LOT 4, TRACT NO. 6466, AS PER MAP RECORDED IN BOOK 238, NUMBER BE ISSUED BEFORE A "PERMIT TO CENTERLINE OF F STREET AND 273 FT. NORTHEASTERLY OF CENTERLINE OF PAGES 19-20 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE EXCAVATE" WILL BE VALID. FOR YOUR DIG BALBOA BOULEVARD. MONUMENT IS SET LEVEL WITH THE SIDEWALK. COUNTY RECORDER OF SAID COUNTY. ALERT I.D. NUMBER CALL UNDERGROUND SERVICE ALERT TOLL FREE ORANGE COUNTY SURVEYOR'S 3 3/4" ALUMINUM DISK 811 ELEV. 7.828' ; NAVD 88, YEAR LEVELED 2015 APN: 048-170-33 TWO WORKING DAYS BEFORE YOU DIG QP Q� SCALE: 1 "=10' 10' 5' 0 10' 20' GRAPHIC SCALE 12.00 FF 10.00 PAD SCALE 1"=5' R/W --­CL-OCEANFRONT 10.95 FS YO' GARAGE 1125 2% 17.00 (10.34 FS) 6% (10.26) -FL 2' 7.6% 70.75 /� // 70.50 /��� 70.25 71V10.00 .�\ COMPACTED CONCRETE ^ SUB=GRADE V­GUTTPROTECT IN PLACE SECTION WI SCALE: HOR. 1"=5' VERT 1"=1' EX TRA lO CONST. 3 1/2" THICK CONCRETE (MIN.) WALKWAYS & PATIOS 802 S.F. F.F. ELEV.. R Bq 6"+'EXTRA DEPTH" (2) CONNECT TO EXISTING SEWER LATERAL, INSTALL NEW CLEAN-OUT PER SEE -PLAN DEP TH SEE PLAN BOX AND COVER. CONTRACTOR TO VERIFY LOCA77ON OF EXISTING a 0 FINISH GRADE 0 CONS7RUCT 12" DEEP FULL DEPTH ASPHALT CONCRETE TACK COAT 4 F00 TING BLOCK WALL OS CONST. 5" THICK CONCREE (MIN.) DRIVEWAY SEE PLAN 3 WITHIN THE PUBLIC RIGHT-OF-WAY. 7300 PAD 5, \ 12.00 FF g°. CONCRETE FOUNDATION PALM TREE - TREE (SEE STRUCTURAL DETAIL _ DOWNSPOUT , PLANS) BUILDING EPER NGINEER SCHNICAL - 3 BSW NO SCALE RECOMMENDATIONS CENTERLINE CLF CHAIN LINK FENCE IFL -�- (11.20 -FS) R lO CONST. 3 1/2" THICK CONCRETE (MIN.) WALKWAYS & PATIOS 802 S.F. 2O CONNECT PROPOSED WATER LATERAL TO EXISTING WATER METER R Bq EXISTING ELEVATIONS (2) CONNECT TO EXISTING SEWER LATERAL, INSTALL NEW CLEAN-OUT PER 1 EACH Lq�f PROPERTY LINE BOX AND COVER. CONTRACTOR TO VERIFY LOCA77ON OF EXISTING CHAIN LINK FENCE 0 36.27' 0 CONS7RUCT 12" DEEP FULL DEPTH ASPHALT CONCRETE TACK COAT 3' i EXIST: -WALL 14% BLOCK WALL OS CONST. 5" THICK CONCREE (MIN.) DRIVEWAY 97 SF. 3 WITHIN THE PUBLIC RIGHT-OF-WAY. 7300 a� 5, - 12.00 FF 12.00 FF / PALM TREE - TREE SURVEY BENCHMARK _ DOWNSPOUT PROPOSED BUILDING AC - 3 BSW BACK OF SIDEWALK CL CENTERLINE CLF CHAIN LINK FENCE IFL -�- (11.20 -FS) 72.00 EXTRA DEPTH F0077NG ED 12T o EP ° J-1-33 PAD - - FG FINISHED GRADE FL FLOW LINE FS FINISHED SURFACE ° - . -- - - -I - GH SPK GEARHEAD SPIKE GE VLT GTE VAULT ° n_.-' °o._o �/\-�-- 71.00 LINEAR FEET L.P. e°FOUPoAGkOAJMA.T-° _N _ -°" ° ° L. S. LUMP SUM NG NA TURAL GRADE PP POWER POLE SF ° ° SMH SEWER MANHOLE SW SIDEWALK TC 10.00,MAT ° TOP OF GRA E IS ��\- I TSW /\�%\�%\��\/7\\�%\�� WM " WV °° ° " w_.a CD WA ER SER WCE 10.00 °.:� ° j\A °° COMPACTED SOIL-° CEht�NT ° _ - ° e ° . n-../\\ _ ...� o MIX PER SOILS' REPORT'- ° _ 9.00 \�\i 8.50 SOI PAD° \ r r' /, /,, /.. /i. //, /i,°/i. /.. / /�. /�. /i. /i. /i. //. /- r r SLOT CUT AGAINST 8.00 EXISTING IMPROVEMENTS " 12 GRADING CUTS -1 "mill I► FACE OF THE VERTICAL CUT NEXT TO THIS WALL SHALL NEED TO SHORED BY PLACING PLYWOOD PLANKS (MIN. 1" J -TOTAL THICKNESS) AND WOOD POSTS (MIN. 4"X4"). WOOD - POSTS SHALL BE EMBEDDED MIN. 8 FT BELOW THE BOTTOM 18" THICK LAYER OF SOIL -CEMENT MIX, OF EXCAVATION AND SPACING (CENTER TO CENTER) BETN. COMPACTED TO MIN. 90% PER ASTM D1557 ( ) THE POSTS SHALL NOT EXCEED 5 FT. AFTER DRILLING HOLES , FOR WOOD POSTS, VOID SPACES BETWEEN THE HOLES AND SECTION AS RECOMMENDED IN THE SOILS REPORT. THE POSTS SHALL BE FILLED WITH SAND -CEMENT SLURRY (MIN. 2 SACKS OF CEMENT PER CUBIC YD.) SCALE HOR. 1"=5' ERT 1"=2' 1� ii.io ra, N �I 11.48 FL 0.55_ MIN N69'18'18"W 7 2 PROPERTY CORNER DETAIL SCALE 1 "=5' REV. N0. DATE I BY R / 10' EXIST. WALL 13.00 -I (12.39 NG) 1200 FF 12.50 PROPOSED BUILDING 11.75 FS 3 F.L. PER I 12.00 3 PLAN ' I [EXIST. GRADE 11.50 24" THICK MAT FOUNDARON UNDERLAIN BY 18"_Cp/�.1PACED - 9d-. �\�\���� I 11.00 a SOIL -CEMENT MIXj a a a\\\ X�\/\�\/\\\, 10.50 COMPACTED SL'B GRADE \\ �v - / 10.00 SECT/ON n SCALE: HOR. 1"=5' VERT. 1'=1' 9.50 39.29' REVISION VICINITY MAP NOT TO SCALE 1 m PACIFIC c�gsr CORONA BALBOA / MA QPL ISLAND /BEND / BALBOA BLVD. CONSTRUCTION NOTES & ESTIMATED QUANTITIES AC OUANBB£S ARE ESBMATEO, ME CONTRACTOR S AU VER/h ALL OUANBB£S PRIOR TO SUBMITRNC A BIO. lO CONST. 3 1/2" THICK CONCRETE (MIN.) WALKWAYS & PATIOS 802 S.F. 2O CONNECT PROPOSED WATER LATERAL TO EXISTING WATER METER 1 EACH Bq EXISTING ELEVATIONS (2) CONNECT TO EXISTING SEWER LATERAL, INSTALL NEW CLEAN-OUT PER 1 EACH Lq�f PROPERTY LINE BOX AND COVER. CONTRACTOR TO VERIFY LOCA77ON OF EXISTING CHAIN LINK FENCE 0 SEWER LINE 0 CONS7RUCT 12" DEEP FULL DEPTH ASPHALT CONCRETE TACK COAT -274 SF, 14% BLOCK WALL OS CONST. 5" THICK CONCREE (MIN.) DRIVEWAY 97 SF. 3 WITHIN THE PUBLIC RIGHT-OF-WAY. �7 a� EXTRA DEPTH FOOTING PALM TREE P TREE SURVEY BENCHMARK DS* DOWNSPOUT CP CONTROL POINT AC ASPHAL77C CONCRETE BSW BACK OF SIDEWALK CL CENTERLINE CLF CHAIN LINK FENCE IFL CLEAN OUT 11.36 EXTRA DEPTH F0077NG ED 12T EDISON VAULT EP EDGE OF PA EMENT (2) 6" STEPS FIN/SHED FLOOR FG FINISHED GRADE FL REVISION VICINITY MAP NOT TO SCALE 1 m PACIFIC c�gsr CORONA BALBOA / MA QPL ISLAND /BEND / BALBOA BLVD. CONSTRUCTION NOTES & ESTIMATED QUANTITIES AC OUANBB£S ARE ESBMATEO, ME CONTRACTOR S AU VER/h ALL OUANBB£S PRIOR TO SUBMITRNC A BIO. lO CONST. 3 1/2" THICK CONCRETE (MIN.) WALKWAYS & PATIOS 802 S.F. 2O CONNECT PROPOSED WATER LATERAL TO EXISTING WATER METER 1 EACH PER CITY OF NEWPORT BEACH STANDARD PLAN STD -506-L. EXISTING ELEVATIONS (2) CONNECT TO EXISTING SEWER LATERAL, INSTALL NEW CLEAN-OUT PER 1 EACH NEWPORT BEACH STANDARD PLAN ST9-406-L, WITH A TRAFFIC -GRADE PROPERTY LINE BOX AND COVER. CONTRACTOR TO VERIFY LOCA77ON OF EXISTING CHAIN LINK FENCE SEWER LATERAL (NOT LOCA ED IN FIELD). SEWER LINE 0 CONS7RUCT 12" DEEP FULL DEPTH ASPHALT CONCRETE TACK COAT -274 SF, ALL JOINT SURFACES PRIOR TO PATCHBACK PLACEMENT BLOCK WALL OS CONST. 5" THICK CONCREE (MIN.) DRIVEWAY 97 SF. NOTE AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. THE FOLLOW/NG ITEMS REQUIRE A PUBLIC WORKS ENCROACHMENT PERMIT 00D SURVEYED ON: APRIL 27, 2018 FLOOD ZONE: I PMYRC7 OCEAN LEGEND XXX.XX DESCRIPTION: AREAS OF 0.2% ANNUAL CHANCE PROPOSED ELEVATIONS XXX XX EXISTING ELEVATIONS FLOOD WITH AVERAGE DEPTHS OF LESS CHKED: D. R. --- - PROPERTY LINE - X - CHAIN LINK FENCE - S_ SEWER LINE - W- WATER LINE --- BLOCK WALL r / r BUILDING DECEMBER 3, 2009 CONCRETE Fww_WWWWv LANDSCAPING EXTRA DEPTH FOOTING PALM TREE ! TREE SURVEY BENCHMARK DS* DOWNSPOUT CP CONTROL POINT AC ASPHAL77C CONCRETE BSW BACK OF SIDEWALK CL CENTERLINE CLF CHAIN LINK FENCE CO CLEAN OUT ED+ EXTRA DEPTH F0077NG ED 12T EDISON VAULT EP EDGE OF PA EMENT FF FIN/SHED FLOOR FG FINISHED GRADE FL FLOW LINE FS FINISHED SURFACE G.B. GRADE BREAK GH SPK GEARHEAD SPIKE GE VLT GTE VAULT IH. NV NVERPOlN7 LF LINEAR FEET L.P. LOW POINT LS LANDSCAPE AREA L. S. LUMP SUM NG NA TURAL GRADE PP POWER POLE SF SQUARE FEET SMH SEWER MANHOLE SW SIDEWALK TC TOP OF CURB TG TOP OF GRA E IS TOP OF STEP TSW TOP OF STEM WALL WM WATER METER WV WATER VALE WT? WA ER SER WCE OWNER MAGDY BASSALY P.O. BOX 1478 SUNSET BEACH, CA 90742 ARCHITECT OTIS ARCHITECTURE 909 ELECTRIC AVE. STE. 207 SEAL BEACH, CA 90740 PH. (714) 846-0177 CONTACT.: KAREN OTIS SURVEYOR JONES CAHL & ASSOCIATES, INC. 18090 BEACH BLVD., SUITE 12 HUNTINGTON BEACH, CA 92648 PH. (714) 848-0566 CONTACT.: DANIEL RUBIO ZONE: ZONE X SHADED DESCRIPTION: AREAS OF 0.2% ANNUAL CHANCE 1"=10' FLOOD; AREAS OF 1% ANNUAL CHANCE DRAWN: C.H. FLOOD WITH AVERAGE DEPTHS OF LESS CHKED: D. R. THAN 1 FOOT OR WITH DRAINAGE PREPARED, UNDER THE DANT RUBIO R.C.E. AREAS LESS THAN 1 SQUARE MILE; AND 2/6/2018 8239 DATE AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD. COMMUNITY PANEL NO.: 060227 0382 J FLOODPLAIN MAP NO.: 06059CO382J DATE: DECEMBER 3, 2009 DATUM: NAVD 1988 MAGDY BASSALY JONES, CAHL ASSOCIATES 1350 EAST OCEANFRONT CONSULTINGG ENGINEERS 18090 Beach Boulevard -Huntington Beach California 92648 - esca Loom 66 PRECISE GRAD/NG PLAN e-mail: jca@jonescahl.com DESIGNED: C.H. SCALE: 1"=10' NEWPORT BEACH DRAWN: C.H. DATE: 1/14/2019 CHKED: D. R. JOB NO. 18-2308 PREPARED, UNDER THE DANT RUBIO R.C.E. DIRTION OF: 60934 P.L.S. 2/6/2018 8239 DATE DWG. NO. 18-2308-3 CALIFORNIA SHEET NO.OF 5 REV. 20 BENCHMARK: NB1-4-71J e� _ G CLEANOUT S OD VI I w BC In aw 3 � wN l l 6- rwQ� C-) it Sm CURB 8 O a GUTTER z w �L� InQ H Z ¢ o X01 h'7 G -12 BALBOA BOULEVARD BASIS OF BEARINGS: N69°18'18"W W EXTRA DEPTH F-007ING SE -6 GRAVEL BAG BARRIERB IWI W 24 - �I NOTES: WATER METER E. OCEANFRONT E NTR ENTRANCE (XXX.XX) EXISTING GRADE ELEVATION ALONG THE REACH DOES NOT EXCEED 1/2 THE HEIGHT OF THE _ 22 6'MI EDGE OF PAVEMENT EEDEEL r GAS LINE 2. PLACE SANDBAGS TIGHTLY. - G - SEWER LINE ;KING) 12 WATER LINE 4. GRAVEL BAG BARRIER SHALL BE A MINIMUM OF 3 BAGS HIGH. - T - TELEPHONE LINE S SEDIMENT BECOMES VISIBLE. .. 6. CROSS BARRIERS SHALL BE A MIN OF 1/2 AND A MAX OF 2/3 THE HEIGHT OF - WATER 4' GUTTER 1. EROSION CONTROL IS REQUIRED FOR GRADING OPERATIONS DURING "DRY DIRECTION OF FLOW METER SEWER MAIN CLEANOUT BUILDING TEMPORARY PORTABLE TOILET AND HAND WASH 0 o O Qo (7 a m J w 0- z - zLU LU 6 woo w J w I- N w �I= ft N J 1n a U Q O EROSION CONTROL 43ENERAL NOTES EXTRA DEPTH F-007ING SE -6 GRAVEL BAG BARRIERB 0 PROPOSED CONCRETE 24 �I NOTES: XXX.XX U� 1. CONSTRUCT THE LENGTH OF EACH REACH SO THAT THE CHANGE IN BASE (XXX.XX) EXISTING GRADE ELEVATION ALONG THE REACH DOES NOT EXCEED 1/2 THE HEIGHT OF THE _ 22 6'MI EDGE OF PAVEMENT LINEAR BARRIER. IN NO CASE SHALL THE REACH LENGTH EXCEED 500'. r GAS LINE 2. PLACE SANDBAGS TIGHTLY. - G - SEWER LINE 3. DIMENSION MAY VARY TO FIT FIELD CONDITION. 12 WATER LINE 4. GRAVEL BAG BARRIER SHALL BE A MINIMUM OF 3 BAGS HIGH. - T - TELEPHONE LINE 5. THE END OF THE BARRIER SHALL BE TURNED UP SLOPE. SEDIMENT BECOMES VISIBLE. .. 6. CROSS BARRIERS SHALL BE A MIN OF 1/2 AND A MAX OF 2/3 THE HEIGHT OF - - 1. EROSION CONTROL IS REQUIRED FOR GRADING OPERATIONS DURING "DRY DIRECTION OF FLOW 7. GRAVEL BAG ROWS AND LAYERS SHALL BE STAGGERED TO ELIMINATE GAPS. - NOTES - - SILT FENCE SEASON" REQUIREMENTS (MAY 1 THROUGH SEPTEMBER 30) AND FOR "WET BACK OF SIDEWALK SEE "C" CP CONTROL POINT LINEAR BARRIER, IN NO CASE SHALL THE REACH LENGTH EXCEED 500'. - - CLEAN OUT 450mm(18") SEASON" REQUIREMENTS (OCTOBER 1 THROUGH APRIL 30). APPROVED PLANSARE CONCRETE BLOCK CBRW RETAINING WALL FILTER FABRIC7_\ CONC CONCRETE PAVEMENT DIMENSION MAY VARY TO FIT FIELD CONDITION. 2. STABILIZED CONSTRUCTION ENTRANCE SHALL BE: REQUIRED FOR ALL ROUGH GRADING OPERATIONS. STAKES SHALL BE SPACED AT 8'-0" MAXIMUM AND SHALL BE ED+ EXTRA DEPTH FOOTING FLOW '. FF 1 - - - _ FL FLOW LINE ONE FULL TURN. SECURE FABRIC TO STAKE WITH 4 STAPLES. WITH LENGTH, WIDTH & THICKNESS AS NEEDED TO ADEQUATLY PREVENT ANY TRACKING ONTO 7, /��/\�/\\ \\��• /-��n(irR„n FS FINISHEDFINISHED SURFACE - EXIST 2. IN CASE OF EMERGENCY CALL:.- NG NATURAL GRADE (3.9' MIN. TC TOP of CURB - - - - CMU PIPE INVERT CROSS SECTION 150mm(6" ) MIN PP PC POWER POLE CONCRETE PAVEMENT IAMETER ROCK N.T.S. (F APPLICABLE) TG TOP OF GRATE MAINTENANCE OPENINGS SHALL BE CONSTRUCTED IN A MANNER TO LF LINEAR FEET N69iI8'118" 39.29' LS MAGDY BASSALY 600mm(24") SF SQUARE FEET SANDBAG ROWS AND LAYERS SHALL BE OFFSET TO ELIMINATE GAPS. (RESPONSIBLE PERSON) (FIRM) TOP OF STEP 6 CABLE T V. TSW TOP OF STEM WALL TW AT (714) 234-5383 FRONT VIEW I WM PALM 1 (24 HOUR PHONE NO.) N.T.S. -- _ - 3. THE DESIGN CIVIL ENGINEER WILL SUPERVISE EROSION CONTROL WORK AND ENSURE THAT WORK IS IN ACCORDANCE WITH THE APPROVED PLANS (IF �N REQUIRED). GRADE 4. THERE SHALL BEA "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO SAND DEPLOY STANDBY SEDIMENT CONTROL BMP'S AS NEEDED TO PROTECT ALL EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM 16. THE CONTRACTOR SHALL CONDUCT HIS OPERATIONS IN SUCH A MANNER THAT STORM RUNOFF WLL.L EVENT (A PREDICTED STORM EVENT IS DEFINED AS A NATIONAL WEATHER BE CONTAINED WITHIN THE PROJECT OR CHANNELED INTO THE STORM DRAIN SYSTEM WH1CH SERVES SERVICE FORECASTED, 507 CHANCE OF RAIN). THE RUNOFF AREA. STORM RUNOFF FROM ONE AREA SHALL NOT BE ALLOWED TO DIVERT TO ANOTHER RUNOFF AREA. 5. EROSION CONTROL DEVICES SHALL NOT BE MOVED OR MODIFIED WITHOUT THE APPROVAL OF THE CITY ENGINEER. 17. CONFORMANCE WITH THE REQUIREMENTS OF THESE PLANS SHALL IN NO WAY RELIEVE THE CONTRACTOR FROM HIS RESPONSIBILITIES TO THIS SITE AND ADJACENT PROPERTIES. TEMPORARY EROSION CONTROL 6. ALL REMOVABLE PROTECTIVE EROSION CONTROL DEVICES SHOWN SHALL BE IN SHALL CONSIST OF, BUT NOT BE LIMITED TO, CONSTRUCTING SUCH FACILITIES AND TAKING SUCH PLACE AT THE END OF EACH WORKING DAY. MEASURES AS ARE NECESSARY TO PREVENT, CONTROL AND ABATE WATER, MUD AND EROSION DAMAGE TO PUBLIC AND PRIVATE PROPERTY AS A RESULT OF THE CONSTRUCTION OF THIS PROJECT. 7. AFTER A RAINSTORM, ALL SILT AND DEBRIS SHALL BE REMOVED FROM CHECK BERMS, SILT FENCES, AND DESILTING BASINS, ETC. 18. SLOPES CONSTRUCTED PRIOR TO OCTOBER 1 SHALL BE TREATED FOR EROSION CONTROL PRIOR TO OCTOBER 15. SLOPES CONSTRUCTED AFTER OCTOBER 1 SHALL BE TREATED FOR EROSION CONTROL AS 8. GRADED AREAS AROUND THE TRACT PERIMETER MUST DRAIN AWAY FROM THE THE CONSTRUCTION OF SLOPE PROGRESSES IN INCREMENTS OF 25 FEET OR LESS MEASURED FACE OF SLOPE AT THE CONCLUSION OF EACH WORKING DAY. VERTICALLY. 9. THE CONTRACTOR SHALL BE RESPONSIBLE AND SHALL TAKE NECESSARY 19. FILL AREAS WHILE BEING BROUGHT UP TO GRADE AND DURING PERIODS OF COMPLETION PRIOR TO PRECAUTIONS TO PREVENT PUBLIC TRESPASS ONTO AREAS WHERE IMPOUNDED FINAL GRADE, SHALL BE PROTECTED BY VARIOUS MEASURES TO ELIMINATE EROSION AND THE WATER CREATES A HAZARDOUS CONDITION. SILTATION OF DOWNSTREAM FACILITIES AND ADJACENT AREAS. THESE MEASURES MAY INCLUDE, BUT SHALL NOT BE LIMITED TO: TEMPORARY DOWNDRAINS, EITHER IN THE FORM OF PIPES OR PAVED DITCHES WITH PROTECTED OUTFALL AREAS; GRADED BERMS AROUND AREAS TO ELIMINATE EROSION 10. DESILTING BASINS ARE TO BE CONSTRUCTED AS GRADING OF INDIVIDUAL OF FILL SLOPES BY SURFACE RUNOFF; CONFINED PONDING AREAS TO DESILT RUNOFF; TEMPORARY GRADING AREAS ARE COMPLETE PER ROUGH GRADING PLANS. CHECK DAMS IN TOE OF SLOPE DITCHES TO DESILT RUNOFF; PROTECTION SUCH AS SAND BAGS AROUND INLETS WHICH HAVE NOT BEEN BROUGHT UP TO GRADE; AND EARTH BERMS AND 11. THE CITY ENGINEER RESERVES THE RIGHT TO MAKE CHANGES OR MODIFICATIONS APPROPRIATE GRADING TO DIRECT DRAINAGE AWAY FROM THE EDGE OF THE TOP OF SLOPES SHALL BE TO THIS PLAN AS DEEMED NECESSARY. CONSTRUCTED AND MAINTAINED ON THOSE FULL AREAS WHERE EARTH -WORK OPERATIONS ARE NOT IN PROGRESS. 12. INFORMATION ON THLS PLAN IS FOR EROSION CONTROL ONLY. ALL OTHER INFORMATION IS SUBJECT TO CHANGE. 20. TOP OF CUT BROW DITCHES, WHERE REQUIRED ON THE PLANS, SHALL BE CONSTRUCTED PRIOR TO EXCEEDING 12 FEET OF CUT MEASURED VERTICALLY. 13. TEMPORARY EROSION PROTECTION IS REQUIRED FOR MANUFACTURED SLOPES PRIOR TO PERMANENT PLANTING. 21. CLEARING AND GRUBBING SHOULD BE LIMITED TO AREAS THAT WILL RECEIVE IMMEDIATE GRADING. EROSION CONTROL MEASURES WILL BE REQUIRED TO PROTECT AREAS THAT HAVE BEEN CLEARED AND 14. AREAS SHALL BE MAINTAINED IN SUCH A STATE THAT FIRE ACCESS SHALL BE GRUBBED PRIOR TO GRADING OPERATION, AND THAT ARE SUBJECT TO RUNOFF DURING THE PERIOD MAINTAINED AT ALL TIMES (INCLUDING ACCESS TO NEIGHBORING PROPERTIES). FROM THE BEGINNING OF THE "WET SEASON". THESE MEASURES MAY INCLUDE BUT SHALL NOT BE LIMITED TO: GRADED DITCHES; BRUSH BARRIERS AND SILT FENCES. CARE SHALL BE EXERCISED TO 15. NO OBSTRUCTION OR DISTURBANCE OF NATURAL DRAINAGE COURSES OR PRESERVE VEGETATION BEYOND THE LIMITS OF GRADING. EXISTING STORM DRAIN INLETS SHALL OCCUR DURING THE "WET SEASON". UNLESS ADEQUATE TEMPORARY/PERMANENT DRAINAGE FACILITIES HAVE BEEN APPROVED AND INSTALLED TO CARRY SURFACE WATER TO THE NEAREST 22. CITY APPROVAL OF PLANS DOES NOT RELIEVE THE DEVELOPER FROM RESPONSIBILITY FOR THE CORRECTION OF ERRORS AND OMISSIONS DISCOVERED DURING CONSTRUCTION. UPON REQUEST, THE PRACTICAL STREET, STORM DRAIN OR NATURAL WATER COURSE. REQUIRED PLAN REVISIONS SHALL BE PROMPTLY SUBMITTED TO THE CITY ENGINEER FOR APPROVAL. �6P Qe 5 EROSION & SEDIMENT CONTROL BMP'S 0 SE -1 SILT FENCE PER CALIFORNIA STORMWATER BMP HANDBOOK (CASQA) O2 SE -6 GRAVEL BAG BARRIER PER CALIFORNIA STORMWATER BMP HANDBOOK (CASQA) O3 SE -7 STREET SWEEPING AND VACUUMING PER CALIFORNIA STORMWATER BMP HANDBOOK (CASQA) O4 WE -1 WIND EROSION CONTROL PER CALIFORNIA STORMWATER BMP HANDBOOK (CASQA) O5 WM-8 CONCRETE WASTE MANAGEMENT PER CALIFORNIA STORMWATER BMP HANDBOOK (CASQA) O6 INSTALL CONSTRUCTION FENCE WITH GREEN MESH SCREEN ALONG PROPERTY LINES O7 WM-9 SANITARY/SEPTIC WASTE MANAGEMENT PER CALIFORNIA STORMWATER BMP HANDBOOK (CASQA) SCALE: 10' 5' 0 10' 20' GRAPHIC SCALE SANDBAGS/GRAVEL BAGS TO OVERLAP ONTO CURB M, TCH BASIN BACK OF URB INLET LwSANDBAGS/GRAVEL BAGS - - --- STACKED TIGHTLY 8' MIN PONDING HEIGHT /CURB INLET rT'r�--� ..,.,, , �F- SIDEWALK CATCH D= 1' MIN �/ BASIN \ H= 3 BAGS SECTION L= 3' TYP NOTES: 1. CATCH BASIN/INLET PROTECTION SHALL BE INSTALLED WHEREVER THERE IS A POTENTIAL OF STORMWATER OR NON-STORMWATER BEING DISCHARGED INTO IT. 2. INLET PROTECTION IS REQUIRED ALONG WITH OTHER POLLUTION PREVENTION MEASURES SUCH AS; EROSION CONTROL, SOIL STABLLIZATLON, AND MEASURES TO PREVENT TRACKING ONTO PAVED SURFACES. 3. MODIFY INLET PROTECTION AS NEEDED TO AVOID CREATING TRAFFIC HAZARDS. 4. INCLUDE INLET PROTECTION MEASURES AT HILLSIDE V -DITCHES AND MISC. DRAINAGE SWALES. 5. INLET PROTECTION SHALL BE INSPECTED AND ACCUMULATED SEDIMENTS REMOVED. SEDIMENT SHALL BE DISPOSED OF PROPERLY AND IN A MANNER THAT ASSURES THAT THE SEDIMENT DOES NOT ENTER THE STORM DRAIN SYSTEM 6. DAMAGED BAGS SHALL BE REPLACED IMMEDIATELY. 7. ADDITIONAL SANDBAG SEDIMENT TRAPS SHALL BE PLACED AT INTERVALS AS INDICATED ON SITE PLAN. CA TCH BASIN/INLET PROTECTION STABILIZED CONSTRUCTION n ENTRANCE SE -1 SIL T FENCE I WM-8 CONCRETE WASTE MANAGEMENT MAXIMUM MAA SLOPE LENGTH I 080 RE I SILT FENCE CONSTRUCTED ALONG LEVEL CONTOUR FILTER A SERIES OF STEEL PLATES (3 OR MORE) WITH EXTRA DEPTH F-007ING SE -6 GRAVEL BAG BARRIERB 0 PROPOSED CONCRETE 24 BACKFILL NOTES: XXX.XX PROPOSED GRADE 1. CONSTRUCT THE LENGTH OF EACH REACH SO THAT THE CHANGE IN BASE (XXX.XX) EXISTING GRADE ELEVATION ALONG THE REACH DOES NOT EXCEED 1/2 THE HEIGHT OF THE _ 22 6'MI EDGE OF PAVEMENT LINEAR BARRIER. IN NO CASE SHALL THE REACH LENGTH EXCEED 500'. r GAS LINE 2. PLACE SANDBAGS TIGHTLY. - G - SEWER LINE 3. DIMENSION MAY VARY TO FIT FIELD CONDITION. 12 WATER LINE 4. GRAVEL BAG BARRIER SHALL BE A MINIMUM OF 3 BAGS HIGH. - T - TELEPHONE LINE 5. THE END OF THE BARRIER SHALL BE TURNED UP SLOPE. SEDIMENT BECOMES VISIBLE. 6. CROSS BARRIERS SHALL BE A MIN OF 1/2 AND A MAX OF 2/3 THE HEIGHT OF - - - - PROPERTY LINE THE LINEAR BARRIER. DIRECTION OF FLOW 7. GRAVEL BAG ROWS AND LAYERS SHALL BE STAGGERED TO ELIMINATE GAPS. DISCHARGE TO THE STORM DRAIN SYSTEM. NOTES AC ASPHALT CONCRETE SILT FENCE BSW BACK OF SIDEWALK SEE "C" CP CONTROL POINT LINEAR BARRIER, IN NO CASE SHALL THE REACH LENGTH EXCEED 500'. C. 0. CLEAN OUT 450mm(18") CBRW CONCRETE BLOCK CBRW RETAINING WALL FILTER FABRIC7_\ CONC CONCRETE PAVEMENT DIMENSION MAY VARY TO FIT FIELD CONDITION. 2. STABILIZED CONSTRUCTION ENTRANCE SHALL BE: DOWN SPOUT STAKES SHALL BE SPACED AT 8'-0" MAXIMUM AND SHALL BE ED+ EXTRA DEPTH FOOTING FLOW '. FF FINISHED FLOOR STAKES TO OVERLAP AND FENCE FABRIC TO FOLD AROUND EACH STAKE FL FLOW LINE ONE FULL TURN. SECURE FABRIC TO STAKE WITH 4 STAPLES. WITH LENGTH, WIDTH & THICKNESS AS NEEDED TO ADEQUATLY PREVENT ANY TRACKING ONTO 7, /��/\�/\\ \\��• /-��n(irR„n FS FINISHEDFINISHED SURFACE FLOW-THROUGH OF SEDIMENT AT JOINT. THE TOPS OF THE STAKES GB GRADE BREAK 1200mm 1200mm 300mm(12") NG NATURAL GRADE (3.9' MIN. TC TOP of CURB ONE FULL TURN AND SECURED WITH 4 STAPLES. INV PIPE INVERT CROSS SECTION 150mm(6" ) MIN PP PC POWER POLE CONCRETE PAVEMENT IAMETER ROCK N.T.S. (F APPLICABLE) TG TOP OF GRATE MAINTENANCE OPENINGS SHALL BE CONSTRUCTED IN A MANNER TO LF LINEAR FEET ENSURE SEDIMENT REMAINS BEHIND SILT FENCE. LS LANDSCAPING 600mm(24") SF SQUARE FEET SANDBAG ROWS AND LAYERS SHALL BE OFFSET TO ELIMINATE GAPS. IS TOP OF STEP CATV CABLE T V. TSW TOP OF STEM WALL TW TOP OF WALL WATER VALVE BOX FRONT VIEW I WM WATER METER N.T.S. SE -1 SIL T FENCE I WM-8 CONCRETE WASTE MANAGEMENT MAXIMUM MAA SLOPE LENGTH I 080 RE I SILT FENCE CONSTRUCTED ALONG LEVEL CONTOUR FILTER A SERIES OF STEEL PLATES (3 OR MORE) WITH 106 FLOW COMPACT RUMBLE STRIPS OR MIN 4" COARSE AGGREGATE 24 BACKFILL STREET MAINTENANCE L _ 22 6'MI - r 1. REMOVE ALL SEDIMENT DEPOSITED ON PAVED ROADWAYS IMMEDIATELY. MAXIMUM WIDTH = 500' 12 2. SWEEP PAVED AREAS THAT RECEIVE CONSTRUCTION TRAFFIC WHENEVER TURN LAST 6' OF FENCE UP-SLOPE \ SEDIMENT BECOMES VISIBLE. FILTER FABRIC 3. PAVEMENT WASHING WITH WATER IS PROHIBITED IF IT RESULTS IN A SILT FENCE 6" MIN DISCHARGE TO THE STORM DRAIN SYSTEM. NOTES NOTES: 1. CONSTRUCT THE LENGTH OF EACH REACH SO THAT THE CHANGE IN BASE ELEVATION ALONG THE REACH DOES NOT EXCEED 1/3 THE HEIGHT OF THE 1. SEDIMENTS AND OTHER MATERIALS SHALL NOT BE TRACKED FROM THE SITE BY VEHICLE LINEAR BARRIER, IN NO CASE SHALL THE REACH LENGTH EXCEED 500'. TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS SHALL BE STABILIZED SO AS TO PREVENT 2. THE LAST 8'-0" OF FENCE SHALL BE TURNED UP SLOPE. SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC ROADS. DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS INTO THE 3. STAKE DIMENSIONS ARE NOMINAL. STORM DRAIN SYSTEM. 4. DIMENSION MAY VARY TO FIT FIELD CONDITION. 2. STABILIZED CONSTRUCTION ENTRANCE SHALL BE: 5. STAKES SHALL BE SPACED AT 8'-0" MAXIMUM AND SHALL BE A. LOCATED AT ANY POINT WHERE TRAFFIC WILL BE ENTERING OR LEAVING A CONSTRUCTION SITE POSITIONED ON DOWNSTREAM SIDE OF FENCE. TO OR FROM A PUBLIC RIGHT OF WAY, STREET, ALLEY, AND SIDEWALK OR PARKING AREA. 6. STAKES TO OVERLAP AND FENCE FABRIC TO FOLD AROUND EACH STAKE B. A SERIES OF STEEL PLATES WITH "RUMBLE STRIPS", AND /OR MIN 4' COARSE AGGREGATE ONE FULL TURN. SECURE FABRIC TO STAKE WITH 4 STAPLES. WITH LENGTH, WIDTH & THICKNESS AS NEEDED TO ADEQUATLY PREVENT ANY TRACKING ONTO 7, STAKES SHALL BE DRIVEN TIGHTLY TOGETHER TO PREVENT POTENTIAL PAVED SURFACES. FLOW-THROUGH OF SEDIMENT AT JOINT. THE TOPS OF THE STAKES 3. ADDING A WASH RACK WITH A SEDIMENT TRAP LARGE ENOUGH TO COLLECT ALL WASH WATER SHALL BE SECURED WITH WIRE. CAN GREATLY IMPROVE EFFICIENCY. 8. FOR END STAKE, FENCE FABRIC SHALL BE FOLDED AROUND TWO STAKES 4. ALL VEHICLES ACCESSING THE CONSTRUCTION SITE SHALL UTILIZE THE STABILIZED CONSTRUCTION ONE FULL TURN AND SECURED WITH 4 STAPLES. ENTRANCE SITES. 9. MINIMUM 4 STAPLES PER STAKE. DIMENSIONS SHOWN ARE TYPICAL. 10. CROSS BARRIERS SHALL BE A MINIMUM OF 1/3 AND A MAXIMUM OF 1/2 THE HEIGHT OF THE LINEAR BARRIER. 11. MAINTENANCE OPENINGS SHALL BE CONSTRUCTED IN A MANNER TO ENSURE SEDIMENT REMAINS BEHIND SILT FENCE. 12. JOINING SECTIONS SHALL NOT BE PLACED AT SUMP LOCATIONS. 13. SANDBAG ROWS AND LAYERS SHALL BE OFFSET TO ELIMINATE GAPS. STORMWATER POLLUTANT PLAN NOTES 1. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGE COURSES OR WIND. 2. STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY FORCES OF WIND AND WATER. 3. FUELS, OILS, SOLVENTS AND OTHER MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT TO CONTAMINATE THE SOIL AND SURFACE WATER. ALL APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM. 4. EXCESS OR CONCRETE WASTE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE STRUCTURES. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON SITE UNTIL THEY CAN BE DISPOSED OF AS SOLID WASTE. 5. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. 6. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC RIGHT-OF-WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 7 ANY SLOPES WITH DISTURBED SOILS OR DENUDED VEGETATION MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND OR WATER. 8. CONTRACTOR TO INCORPORATE APPROPRIATE STORMWATER BEST MANAGEMENT PRACTICES (BMP) FOR RELEVANT TYPES OF DEMOLITION AND CONSTRUCTION ACTIVITIES. ADDITIONAL MEASURES MAY BE REQUIRED IF DEEMED APPROPRIATE BY THE CITY INSPECTOR. REV. NO.I DATE I BY I REVISION WM-8 CONCRETE WASTE MANAGEMENT PREVENT OR REDUCE THE DISCHARGE OF POLLUTANTS TO STORMWATER FROM CONCRETE WASTE BY CONDUCTING WASHOUT, OFFSITE, PERFORMING ONSITE WASHOUT IN A DESIGNATED AREA, AND TRAINING EMPLOYEE AND SUBCONTRACTORS. WE -1 WIND EROSION CONTROL WIND EROSION OR DUST CONTROL CONSISTS OF APPLYING WATER OR OTHER DUST PALLIATIVES AS NECESSARY TO PREVENT OR ALLEVIATE DUST NUISANCE GENERATED BY CONSTRUCTION ACTIVITIES. COVERING SMALL STOCKPILES OR ARES IS AN ALTERNATIVE TO APPLYING WATER OR OTHER DUST PALLIATIVES. SURVEYED ON: APRIL 27, 2018 JONES, CAHL & ASSOCIATES CONSULTING ENGINEERS 18090 Beach Boulevard - Huntington Beach California 92648 - (714) 848-0566 e-mail: jca@jonescahl.com DESIGNED: C. H. SCALE: 1"=10' DRAWN: C. H. DATE: 1/14/2019 f 10 MILJ PLAN PLASTIC LINING NOT TO SCALE TYPE "ABOVE GRADE" WITH STRAW BALES NATIVE I (OPTIONAL) SECTION B -B NOT TO SCALE -STAKE (TYP) B 1/8" DIA. d. STEEL WIRE \ STAPLE DETAIL `-GRAVEL BAG (TYP) PLYWOOD 48" X 24" PAINTED WHITE BLACK LETTERS 6" HEIGHT 0.5" LAG SCREWS WOOD POST ____�3' X3"X8' CONCRETE WASHOUT SIGN DETAIL (OR EQUIVALENT) OWNER MAGDY BASSALY PHONE: (714) 234-5383 ADDRESS:16891 S PACIFIC HB, 90742 WIRE BAG NOTES 1. ACTUAL LAYOUT DETERMINED IN FIELD. 2. THE CONCRETE WASHOUT SIGN SHALL BE INSTALLED WITHIN 30 FT. OF THE TEMPORARY CONCRETE WASHOUT FACILITY. ARCHITECT KAREN OTIS OTIS ARCHITECTURE 909 ELECTRIC AVE #207, SEAL BEACH, CA 90740 PHONE: (714) 846-0177 MAGDY BASSALY 1350 EAST OCEANFRONT EROSION CONTROL PLAN CHKED: D. R. JOB NO. 18-2308 NEWPORT BEACH CALIFORNIA PREPARED, UNDER THE DIRTION OF: DWG. NO. SHEET NO. REV. 2/6/2018 18-2308-4 5 OF 5 Ao DANIUL RUBIO R.C.E. 60934 P.L.S. 8239 DATE 27 B L - - 10 MILJ PLAN PLASTIC LINING NOT TO SCALE TYPE "ABOVE GRADE" WITH STRAW BALES NATIVE I (OPTIONAL) SECTION B -B NOT TO SCALE -STAKE (TYP) B 1/8" DIA. d. STEEL WIRE \ STAPLE DETAIL `-GRAVEL BAG (TYP) PLYWOOD 48" X 24" PAINTED WHITE BLACK LETTERS 6" HEIGHT 0.5" LAG SCREWS WOOD POST ____�3' X3"X8' CONCRETE WASHOUT SIGN DETAIL (OR EQUIVALENT) OWNER MAGDY BASSALY PHONE: (714) 234-5383 ADDRESS:16891 S PACIFIC HB, 90742 WIRE BAG NOTES 1. ACTUAL LAYOUT DETERMINED IN FIELD. 2. THE CONCRETE WASHOUT SIGN SHALL BE INSTALLED WITHIN 30 FT. OF THE TEMPORARY CONCRETE WASHOUT FACILITY. ARCHITECT KAREN OTIS OTIS ARCHITECTURE 909 ELECTRIC AVE #207, SEAL BEACH, CA 90740 PHONE: (714) 846-0177 MAGDY BASSALY 1350 EAST OCEANFRONT EROSION CONTROL PLAN CHKED: D. R. JOB NO. 18-2308 NEWPORT BEACH CALIFORNIA PREPARED, UNDER THE DIRTION OF: DWG. NO. SHEET NO. REV. 2/6/2018 18-2308-4 5 OF 5 Ao DANIUL RUBIO R.C.E. 60934 P.L.S. 8239 DATE 27 1 S-01 5-03 E-02 A-3.1 A-3.2 A-2.1 Z O ry H Z LUU • LJ Li SITE PLAN NOTES NOTE: OBTAIN PERMIT FROM PUBLIC WORKS ENGINEERING DEPT. PRIOR TO DOING ANY SIDWALK, CURB WORK, OR ANY WORK OR STORAGE OF MATERIALS IN A PU BLIC RIGHT OF WAY. VERIFY ALL UTILITY LOCATIONS (UNDERGROUND, WATER. GAS, SEWER, ETC.) PRIOR TO EXCAVATION. SEPARATE PERMITS SHALL BE REQUIRED FOR SIGNS, FENCES, RETAINING WALLS, TRASH ENCLOSURES, FLAGPOLES, YARD LIGHTING, FOUNDATIONS, SWIMMING POOLS, ANTENNAS, AND RAISED PLANTERS. NO PERSON SHALL PERFORM ANY WORK ON ANY BUILDING OR STRUCTURE ADJACENT TO A PUBLIC WAY IN GENERAL USE BY THE PUBLIC FOR PEDESTRIAN TRAVEL, UNLESS THE PEDESTRIANS SHALL BE PROTECTED BY FENCES, CANOPIES, OR OTHER SAFETY DEVICE. INSTALL KNOX BOX FOR MANUAL GATE, OR KNKOX ELECTRIC KEY SWITCH FOR ELECTRIC GATE FOR EXISTING DRIVEWAY. SURFACE WATER WILL DRAIN AWAY FROM BUILDING AND SHOW DRAINAGE PATTERN: THE GRADE SHALL FALL A MINIMUM OF 6" WITHIN THE FIRST 10'. (R401.3) NOTE: UNLESS OTHERWISE NOTED: ALL (N) EXTERIOR WALLS TO BE 2X6 @16" O.C. ALL (N) INTERIOR WALLS TO BE 2X6 @16' O.C. ® BUILDING FOOTPRINT 0 EXISTING WALLS ® NEW WALLS 03 STUCCO FINISH, SEE EXTERIOR ELEVATIONS 15 LINE OF 2ND FLOOR 16 LANDSCAPING (SEE A-1.6) 2/6/20191 CI 1 Ian Checld r OTIS architecture o I I I I I I 7C)N S-02 I I I 4 � I I I I I I A-3 I)r . 1 I . I I I I I • I I • e I I I E-01 I O A-2.1 I I I I I I I !� S-04 I I I I I I O ---------�--- I I I I A-3.2 � D I I I S-01 5-03 E-02 A-3.1 A-3.2 A-2.1 Z O ry H Z LUU • LJ Li SITE PLAN NOTES NOTE: OBTAIN PERMIT FROM PUBLIC WORKS ENGINEERING DEPT. PRIOR TO DOING ANY SIDWALK, CURB WORK, OR ANY WORK OR STORAGE OF MATERIALS IN A PU BLIC RIGHT OF WAY. VERIFY ALL UTILITY LOCATIONS (UNDERGROUND, WATER. GAS, SEWER, ETC.) PRIOR TO EXCAVATION. SEPARATE PERMITS SHALL BE REQUIRED FOR SIGNS, FENCES, RETAINING WALLS, TRASH ENCLOSURES, FLAGPOLES, YARD LIGHTING, FOUNDATIONS, SWIMMING POOLS, ANTENNAS, AND RAISED PLANTERS. NO PERSON SHALL PERFORM ANY WORK ON ANY BUILDING OR STRUCTURE ADJACENT TO A PUBLIC WAY IN GENERAL USE BY THE PUBLIC FOR PEDESTRIAN TRAVEL, UNLESS THE PEDESTRIANS SHALL BE PROTECTED BY FENCES, CANOPIES, OR OTHER SAFETY DEVICE. INSTALL KNOX BOX FOR MANUAL GATE, OR KNKOX ELECTRIC KEY SWITCH FOR ELECTRIC GATE FOR EXISTING DRIVEWAY. SURFACE WATER WILL DRAIN AWAY FROM BUILDING AND SHOW DRAINAGE PATTERN: THE GRADE SHALL FALL A MINIMUM OF 6" WITHIN THE FIRST 10'. (R401.3) NOTE: UNLESS OTHERWISE NOTED: ALL (N) EXTERIOR WALLS TO BE 2X6 @16" O.C. ALL (N) INTERIOR WALLS TO BE 2X6 @16' O.C. ® BUILDING FOOTPRINT 0 EXISTING WALLS ® NEW WALLS 03 STUCCO FINISH, SEE EXTERIOR ELEVATIONS 15 LINE OF 2ND FLOOR 16 LANDSCAPING (SEE A-1.6) 2/6/20191 CI 1 Ian Checld r OTIS architecture W o �j 7C)N 4► � m NO O O O N N !� U 0 O (D o o D O, N Z 3 � Q _ } } O U U W Q 01) U U U U CO Q -�j Q (1) =� cp, C/) 3 O� 3 W . 7C)N 4► � m o` U y O O N N !� U 7r o o N Z 3 Z CL Date: 2/6/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number: 2117 2/6/20191 1 Ian Chec Cl r OTIS architecture 7-1 C CL L O _O LL N i LL Date: 2/6/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number: A-1.2 o �j 7C) N A� W � m cU N O O O N N � o � o 7r N N Z 3 Q Z } O U Q 01) U U U co =� cp, C 00 >3 > 7-1 C CL L O _O LL N i LL Date: 2/6/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number: A-1.2 . O 7C) N A� W � m cU a` '— V! o O N N o 7r N N Z 3 Z 7-1 C CL L O _O LL N i LL Date: 2/6/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number: A-1.2 E-01 S-04 FLOOR PLAN NOTES NOTE: T. - TEMPERED GLASS F.G. - FROSTED GLASS UNLESS OTHERWISE NOTED: ALL (N) EXTERIOR WALLS TO BE 2X6 @16' O.C. ALL (N) INTERIOR WALLS TO BE 2X6 @16" O.C. D EXISTING WALLS ® NEW WALLS E — — 7 SOFFIT ABOVE ---------- SUGGESTED F.A.U. LAYOUT EG INDICATES WINDOW IS TO MEET EMERGENCY ESCAPE AND RESCUE REQUIREMENTS Ol HARDWOOD FLOORING (OVER GYPCRETE SUBFLOOR @ 2ND AND 3RD FLOORS) 02 WOOD -LIKE TILE SIDING, SEE EXTERIOR ELEVATIONS 03 STUCCO FINISH, SEE EXTERIOR ELEVATIONS 04 STRUCTURAL STEEL COLUMN 05 1 HR WALL. NOTE: ALL GARAGE WALLS AND CEILINGS TO BE 5/8" TYPE X GYP. TWO LAYERS REQUIRED AT T.J.I. 06 STUCCO ACCENT WALL, SEE ELEVATIONS 07 ALUMINUM WITH TEMPERED GLASS TO BE 42" IN HEIGHT OB FIREPLACE MAJESTIC MODEL NVBC42 PRODUCT LISTING. Z21.50b-2002/CSA 2.22b-2002 for Vented Gas Fireplaces 09 TANKLESS WATER HEATER 10 STAIRCASE W/ OPEN TREADS, TO MATCH FLOORING. CONTINUOUS STAINLESS STEEL CABLE RAILING @ +36' ABOVE F.F. FOR STAIRS AND +42" ABOVE F.F. FOR LANDINGS 11 STANDING SEAM METAL ROOF BY BERRIDGE OR COMPARABLE ESR -3486 W/ GAF VERSASHIELD UNDERLAYMENT (CLASS A FIRE RATING) 12 WASHER SPACE, PROVIDE RECESSED NICHE IN WALL FOR PLUMBING AND PROVIDE WASTE LINE. 13 DRYER SPACE, PROVIDE MOISTURE EXHAUST DUCT. (MIN. 4" DIA.) TO THE OUTSIDEAND EQUIP WITH A BACK DRAFT DAMPER. EXHAUST DUCT LENGTH IS LIMITED TO 14' WITH 2 ELBOWS 14 TEMPERED GLASS IN SHOWER ENCLOSURE IN COMPLIANCE w/ CPSC 16 CFR 1201 15 LINE OF FLOOR ABOVE 16 LANDSCAPING (SEE A-1.6) 17 TRAFFIC SFETY VISIBILITY AREA 18 READING ROCK CHECKER BLOCK PAVING INFILLED WITH GRASS (SEE A-1.6 FOR DETAILS) 2/6/20191 , Ian Chec CI r OTIS architecture 19 o �j 20 (e)CMU WALL - TO REMAIN O O (e) TREE - TO BE REMOVED O 22 DRAIN TO TERMINATE AT STORM DRAIN - ROUTE PLUMBING THROUGH FRAMING 0 O (D 23 Q < _ 4— O U CC0 24 FAU MOUNTED @ CLG. O 1 a` 00 } Q 01)_ C U U y U O 26 ELECTRICAL PANEL, 3' CLEAR SPACE IN FRONT OF PANELN U �- C � � 27 CAST IRON INTEGRAL DOWNSPOUT, FULLY WRAPPED U CO N N !� U W W 3 = Cn C/) 3 O� N 3 3 y Z 19 (e) CMU WALL - TO BE DEMOLISHED 20 (e)CMU WALL - TO REMAIN 21 (e) TREE - TO BE REMOVED 22 DRAIN TO TERMINATE AT STORM DRAIN - ROUTE PLUMBING THROUGH FRAMING 23 DRAIN. TO TERMINATE AT SIDE YARD - ROUTE PLUMBING f' THROUGH FRAMING CC0 24 FAU MOUNTED @ CLG. O 1 a` 00 25 MECHANICAL CHAISE C U y O 26 ELECTRICAL PANEL, 3' CLEAR SPACE IN FRONT OF PANELN U �- C � � 27 CAST IRON INTEGRAL DOWNSPOUT, FULLY WRAPPED G N N !� U o 7r O N 3 y Z N Z m n 1L L 5-04 O A-3:2 O 11 = 11_^11 Date: 2/6/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number: A-1.3 .Jo E-01 S-04 ,I 1 ,-nl, FLOOR PLAN NOTES NOTE: T. - TEMPERED GLASS F.G. - FROSTED GLASS UNLESS OTHERWISE NOTED: ALL (N) EXTERIOR WALLS TO BE 2X6 @16' O.C. ALL (N) INTERIOR WALLS TO BE 2X6 @16" O.C. D EXISTING WALLS ® NEW WALLS E — — 7 SOFFIT ABOVE ---------- SUGGESTED F.A.U. LAYOUT EG INDICATES WINDOW IS TO MEET EMERGENCY ESCAPE AND RESCUE REQUIREMENTS Ol HARDWOOD FLOORING (OVER GYPCRETE SUBFLOOR @ 2ND AND 3RD FLOORS) 02 WOOD -LIKE TILE SIDING, SEE EXTERIOR ELEVATIONS 03 STUCCO FINISH, SEE EXTERIOR ELEVATIONS 04 STRUCTURAL STEEL COLUMN 05 1 HR WALL. NOTE: ALL GARAGE WALLS AND CEILINGS TO BE 5/8" TYPE X GYP. TWO LAYERS REQUIRED AT T.J.I. 06 STUCCO ACCENT WALL, SEE ELEVATIONS 07 ALUMINUM WITH TEMPERED GLASS TO BE 42" IN HEIGHT OB FIREPLACE MAJESTIC MODEL NVBC42 PRODUCT LISTING. Z21.50b-2002/CSA 2.22b-2002 for Vented Gas Fireplaces 09 TANKLESS WATER HEATER 10 STAIRCASE W/ OPEN TREADS, TO MATCH FLOORING. CONTINUOUS STAINLESS STEEL CABLE RAILING @ +36' ABOVE F.F. FOR STAIRS AND +42" ABOVE F.F. FOR LANDINGS 11 STANDING SEAM METAL ROOF BY BERRIDGE OR COMPARABLE ESR -3486 W/ GAF VERSASHIELD UNDERLAYMENT (CLASS A FIRE RATING) 12 WASHER SPACE, PROVIDE RECESSED NICHE IN WALL FOR PLUMBING AND PROVIDE WASTE LINE. 13 DRYER SPACE, PROVIDE MOISTURE EXHAUST DUCT. (MIN. 4" DIA.) TO THE OUTSIDEAND EQUIP WITH A BACK DRAFT DAMPER. EXHAUST DUCT LENGTH IS LIMITED TO 14' WITH 2 ELBOWS 14 TEMPERED GLASS IN SHOWER ENCLOSURE IN COMPLIANCE w/ CPSC 16 CFR 1201 15 LINE OF FLOOR ABOVE 16 LANDSCAPING (SEE A-1.6) 17 TRAFFIC SFETY VISIBILITY AREA 18 READING ROCK CHECKER BLOCK PAVING INFILLED WITH GRASS (SEE A-1.6 FOR DETAILS) 19 (e) CMU WALL - TO BE DEMOLISHED 20 (e)CMU WALL - TO REMAIN f�fl (e) TREF_�qBE R YED\,� 1221 DRAIN TO TERMINATE AT STORM DRAIN- ROUTE PLUMBING THROUGH FRAMING 23 DRAIN. TO TERMINATE AT SIDE YARD - ROUTE PLUMBING THROUGH FRAMING 25 MECHANICAL CHAISE 26 ELECTRICAL PANEL, 3' CLEAR SPACE IN FRONT OF PANEL 27 CAST IRON INTEGRAL DOWNSPOUT, FULLY WRAPPED 2/6/20191 1 Ian Chec CI r OTIS architecture W o �j AC W i 00 O O O O a) m !� U 0 O (D O 7r N N Z 3 Q < _ 4— O U } Q 01)_ U U U CO W W 3 = Cn C/) 3 O� 3 W c7C)N O AC W i 00 U U V! C O a) m !� U o O 7r N N Z 3 N Z 7_1 Date: 2/6/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number: A-1.4 .-�Z1 2/6/20191 1 Ian Chec Cl r OTIS architecture 7-1 C CL O O ad Date: 2/6/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number: A-1.5 o �j 7C) N AC W � m cU N O O O N N � o � o 7r N N Z 3 Q Z } O U Q 01) U U U co =� cp, C 00 >3 > 7-1 C CL O O ad Date: 2/6/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number: A-1.5 . O 7C) N AC W � m cU a` '— V! o O N N o 7r N N Z 3 Z 7-1 C CL O O ad Date: 2/6/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number: A-1.5 ELEVATION NOTES NOTE: T. - TEMPERED GLASS F.G. - FROSTED GLASS Ol CUSTOM FRONT DOOR, CEDAR OR REDWOOD 02 SMOOTH STUCCO, PROVIDE TWO LAYERS OF GRADE D PA PER OVER ALL WOOD BASE SHEATHING 03 ACCENT WALL @ ENTRY 04 WOOD -LIKE TILE 05 STRUCTURAL STEEL COLUMN 06 STANDING SEAM METAL ROOF BY BERRIDGE OR COMPARABLE 25 I ERLAYMENTESR-3486 SHIELD S A FIRE RATING) U D-1 06 I 07 CANOPY CANTILEVERED FROM WALL W 08 PLANTER a +39'-1 I" TOP OF ROOF 09 CAST IRON INTEGRAL DOWNSPOUT, FULLY WRAPPED aT/ e %\ x / 'v �i ��\ a �'e a fie � �� \.® T; �-P �% "\\"��%\�/�%\�! \ %\.: ',.\�/r % �\ / % A, .� r. �....r �; c e'g % \ .�/\\�\%\�ax \ Vii.\,. = \,�/• �\ Vii. �\ r % '.! \ r,. .� /i ' r �° ,o a .� e ;_ o 6. r s s r s % s o r = ,........... 0/, Nffl' 're'' c/ \ / .O c R __ � '// \ % :: m/wam'p/// �\ 'r// \'', s o\ % \ // o r �O __ i o' "O \ Now % � "r/ o� /r __ r S'' \ p O 004 +29'-6" THIRD FLOOR +28'- 6" TOP OF PLATE 3.-12 SAO 07 04 09 3:72 SCOPE 1 09 +31'-5" THIRD FLOOR +30'-5" TOP OF PLATE ill +21'-8" SECOND FLOOR +20'-8" TOP OF PLATE 2/6/20191 CI " J3lan Checb r OTIS architecture U O A, E = O O U O = p O 004 1) U rn 1/4" = V-0" Q U m } p U IIA 4) G1 H Q 00 U U (.3 O U } BUD`O °o U 3 0 `o Q H � 3 25 H Vi LJJ V D-2 N06 C), V) O Z +11'-6" v FINISH FLOOR A, +10'-I F' ESTABLISHED GRADE U = p -0 004 rn 1/4" = V-0" U m '—o IIA G1 H U O N BUD`O 3 0 `o H � 3 25 H Z D-2 N06 Z m 1 \ / 2 17 13 A2 S W IF' TOPOFROOF +31'-5" THIRD FLOOR +30'-5" TOP OF PLATE 12 +21'-8" SECOND FLOOR + 20'-8" TOP OF PLATE + 111111111111�Ml Date: 2/6/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number A-2.1 ss 09 1 29 D-2 I I I I I I I +31'-5" THIRD +30'-5" TOP OF 12 ac ,e o a c 7 \ a ;'[ori .\w\ \, Vi\i.\ /sr �. •i o• :. c e o• / c �.� ,. r,,.�.�o i �/i � \ /r.110 /.� � \ i /� \op/ ��. s os% o \/� � s /, /ffl a, sow.'i \: %\�./�!%\\`"��WIL%�p� p/� r 10 eFOR 13114 1`'' 112 ors, 1 111114 s.0e- 09 1 29 D-2 I I I I I I I +31'-5" THIRD +30'-5" TOP OF 12 02 D-1 1" TOP OF ROOF TOP OF PLATE SECOND FLOOR 10'-11" ESTABLISHED GRADE S7 -Di 01 \ _/ 02 g;12 S SCDP 24 04 09 r ac ,e o a c 7 \ a ;'[ori .\w\ !e s rT.� �. •i o• :. c e o• / c �.� ,. r,,.�.�o i >:.rir s• ! o :!e s u .. o• ;T�� r,.� ,. r,o ,,�./,.'jo 11311101. AN1, c e s r,.� o„��. IN? W MRINI \�%\\/\%\ s ® ./\ %gip o� \F\%\0-U\'':\`�IN a, sow.'i \: %\�./�!%\\`"��WIL%�p� �„ 101 eFOR 13114 1`'' 112 ors, 1 111114 s.0e- 02 D-1 1" TOP OF ROOF TOP OF PLATE SECOND FLOOR 10'-11" ESTABLISHED GRADE S7 -Di 01 \ _/ 02 g;12 S SCDP 24 04 09 r ELEVATION NOTES NOTE: T. - TEMPERED GLASS F.G. - FROSTED GLASS Ol CUSTOM FRONT DOOR, CEDAR OR REDWOOD 02 SMOOTH STUCCO, PROVIDE TWO LAYERS OF GRADE D PA PER OVER ALL WOOD BASE SHEATHING 03 ACCENT WALL @ ENTRY 04 WOOD -LIKE TILE 05 STRUCTURAL STEEL COLUMN 06 STANDING SEAM METAL ROOF BY BERRIDGE OR COMPARABLE ESR -3486 w/ GAF VERSASHIELD UNDERLAYMENT (CLASS A FIRE RATING) 07 CANOPY CANTILEVERED FROM WALL 08 PLANTER 09 CAST IRON INTEGRAL DOWNSPOUT, FULLY WRAPPED 11" TOP OF ROOF JIII +29'-6” THIRD FLOOR +28'-6" TOP OF PLATE +20'-6" SECOND FLOOR +19'-6' TOP OF PLATE 2/6/20191 CI " J3lan Checb r OTIS architecture (� ac ,e o a c 7 \ a ;'[ori .\w\ !e s rT.� �. •i o• :. c e o• / c �.� ,. r,,.�.�o i >:.rir s• ! o :!e s u .. o• ;T�� r,.� ,. r,o ,,�./,.'jo �.•• '/e \ io o ue s :u s ,s „s �T� c e s r,.� o„��. O W gs a� %/_��''%ex Tom:IL \�%\\/\%\ s ® ./\ %gip o� \F\%\0-U\'':\`�IN a, sow.'i \: %\�./�!%\\`"��WIL%�p� �„ il 112 O 1 111114 BUD`O c 'l � r s % ` \O r .o „ . ,,..,. n.. ...,o "p/ -s \ \ 1 s '11 s % , o �..... „ .. ,,.... , . o 1&1 B '/ \ e � O @ e c % \ r...:o �, . i...,a r.. ,..... r s �'/// \N r � p � ! r � / � �r...... �,... , a r.,<� ,..,. r � r � s e VER � s Val „ .o �, .. ,: o � .. , ;:o � r � �o *1ib s � Mol �` ..,. „ .. . �, .. „ .o Q N(03 } }N Z p ELEVATION NOTES NOTE: T. - TEMPERED GLASS F.G. - FROSTED GLASS Ol CUSTOM FRONT DOOR, CEDAR OR REDWOOD 02 SMOOTH STUCCO, PROVIDE TWO LAYERS OF GRADE D PA PER OVER ALL WOOD BASE SHEATHING 03 ACCENT WALL @ ENTRY 04 WOOD -LIKE TILE 05 STRUCTURAL STEEL COLUMN 06 STANDING SEAM METAL ROOF BY BERRIDGE OR COMPARABLE ESR -3486 w/ GAF VERSASHIELD UNDERLAYMENT (CLASS A FIRE RATING) 07 CANOPY CANTILEVERED FROM WALL 08 PLANTER 09 CAST IRON INTEGRAL DOWNSPOUT, FULLY WRAPPED 11" TOP OF ROOF JIII +29'-6” THIRD FLOOR +28'-6" TOP OF PLATE +20'-6" SECOND FLOOR +19'-6' TOP OF PLATE 2/6/20191 CI " J3lan Checb r OTIS architecture (� O E = O O W O i Vl O O a1 BUD`O 3 O `o Q N(03 } }N Z p U v Z CIO 4) U tU U u U ) } N } U � to LJJ V C), V)O O CT W O 10 CV W i Vl O a1 BUD`O 3 O `o H N(03 }N Z v Z CIO Date: 2/6/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number A-2.2 34 08 01 +26'-11 3/4' TOP OF ROOF 0 MBR +20'-6" THIRD FLOOR +19'-6" TOP OF PLATE Jill +10'-6'' SECOND FLOOR + 9'-6" TOP OF PLATE +0'-0" FINISH FLOOR S-01 Section 1/4" = l'-0" SECTION NOTES NOTE: UNLESS OTHERWISE NOTED: ALL (N) EXTERIOR WALLS TO BE 2X6 @16" O.C. ALL (N) INTERIOR WALLS TO BE 2X6 416' O.C. NEW INSULATION PER TITLE 24 0 EXISTING WALLS © NEW WALLS EDEMO WALLS Ol HARDWOOD FLOORING (OVER GYPCRETE SUBFLOOR @ 2ND AND 3RD FLOORS) 02 ALUMINUM WITH TEMPERED GLASS TO BE 42" IN HEIGHT 03 STAIRCASE W/ OPEN TREADS, TO MATCH FLOORING. CONTINUOUS STAINLESS STEEL CABLE RAILING @ +36' ABOVE F.F. FOR STAIRS AND +42" ABOVE F.F. FOR LANDINGS 04 STUCCO FINISH, SEE EXTERIOR ELEVATIONS 05 1 HR WALL. NOTE: ALL GARAGE WALLS AND CEILINGS TO BE 5/8" TYPE X GYP. TWO LAYERS REQUIRED AT T.J.I. O6 TILE FLOORING OVER GYPCRETE SUBFLOOR @ 2ND AND 3RD FLOORS) 07 WOOD -LIKE TILE SIDING (SEE ELEVATIONS) 08 R-21 EXTERIOR WALLL INSULATION, TYP. 09 R-11 CATHEDRAL ROOF INSULATION, TYP. 10 R-19 FLOOR INSULATION, TYP. THIRD FLOOR 19'-6" TOP OF PLATE 10'-6" SECOND FLOOR 9'-6" TOP OF PLATE 2/6/20191 CI 1 Ian Checld r OTIS architecture 4) o �j AC W > m O O O O N N !� U 0 O (D o o D O, N Z 3 Q Z } O U U W Q 0 U U UCO Q -�j O N •~ Cn C/) 3 O� 3 4) c7C)N O AC W > m a` U V! O N N !� U 7r o o N N Z 3 Z 7_1 -0" FINISH FLOOR Date: 2/6/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number: A-3.1 -�zz5 01 S-03 Section 1/4" = 1'-0" +0'-0" FINISH FLOOR T a T I I F� � � III I I I � S OPE u� �I �S OPE �5 OPE SECTION NOTES NOTE: UNLESS OTHERWISE NOTED: ALL (N) EXTERIOR WALLS TO BE 2X6 @16" O.C. ALL (N) INTERIOR WALLS TO BE 2X6 @16' O.C. NEW INSULATION PER TITLE 24 0 EXISTING WALLS © NEW WALLS CDEMO WALLS Ol HARDWOOD FLOORING (OVER GYPCRETE SUBFLOOR @ 2ND AND 3RD FLOORS) 02 ALUMINUM WITH TEMPERED GLASS TO BE 42" IN HEIGHT 03 STAIRCASE W/ OPEN TREADS, TO MATCH FLOORING. CONTINUOUS STAINLESS STEEL CABLE RAILING @ +36' ABOVE F.F. FOR STAIRS AND +42" ABOVE F.F. FOR LANDINGS 04 STUCCO FINISH, SEE EXTERIOR ELEVATIONS 05 1 HR WALL. NOTE: ALL GARAGE WALLS AND CEILINGS TO BE 5/8" TYPE X GYP. TWO LAYERS REQUIRED AT T.J.I. O6 TILE FLOORING OVER GYPCRETE SUBFLOOR @ 2ND AND 3RD FLOORS) 07 WOOD -LIKE TILE SIDING (SEE ELEVATIONS) 08 R-21 EXTERIOR WALLL INSULATION, TYP. 09 R-11 CATHEDRAL ROOF INSULATION, TYP. 10 R-19 FLOOR INSULATION, TYP. [OP OF ROOF IB' -UIHIrcu FLUUK d' -U" IVY Ur YLAIh HNISH rLUUK ESIABLISHED GKADh 2/6/20191 l Ian Chec CI r OTIS architecture +29'-0" TOP OF ROOF E U co N = +20'-6" THIRD FLOOR O +19'-6" TOP OF PLATE P O � OP O N a� BUD`O +10'-6" SECOND FLOOR + 9'-6" TOP OF PLATE (V D 0" P c 3 Vl � +0'-0" FINISH FLOOR S-03 Section 1/4" = 1'-0" +0'-0" FINISH FLOOR T a T I I F� � � III I I I � S OPE u� �I �S OPE �5 OPE SECTION NOTES NOTE: UNLESS OTHERWISE NOTED: ALL (N) EXTERIOR WALLS TO BE 2X6 @16" O.C. ALL (N) INTERIOR WALLS TO BE 2X6 @16' O.C. NEW INSULATION PER TITLE 24 0 EXISTING WALLS © NEW WALLS CDEMO WALLS Ol HARDWOOD FLOORING (OVER GYPCRETE SUBFLOOR @ 2ND AND 3RD FLOORS) 02 ALUMINUM WITH TEMPERED GLASS TO BE 42" IN HEIGHT 03 STAIRCASE W/ OPEN TREADS, TO MATCH FLOORING. CONTINUOUS STAINLESS STEEL CABLE RAILING @ +36' ABOVE F.F. FOR STAIRS AND +42" ABOVE F.F. FOR LANDINGS 04 STUCCO FINISH, SEE EXTERIOR ELEVATIONS 05 1 HR WALL. NOTE: ALL GARAGE WALLS AND CEILINGS TO BE 5/8" TYPE X GYP. TWO LAYERS REQUIRED AT T.J.I. O6 TILE FLOORING OVER GYPCRETE SUBFLOOR @ 2ND AND 3RD FLOORS) 07 WOOD -LIKE TILE SIDING (SEE ELEVATIONS) 08 R-21 EXTERIOR WALLL INSULATION, TYP. 09 R-11 CATHEDRAL ROOF INSULATION, TYP. 10 R-19 FLOOR INSULATION, TYP. [OP OF ROOF IB' -UIHIrcu FLUUK d' -U" IVY Ur YLAIh HNISH rLUUK ESIABLISHED GKADh 2/6/20191 l Ian Chec CI r OTIS architecture N E U O N = rn U O O O O o a� BUD`O 300 D 0" c 3 Vl � Q Z } p U Q 00 U U U Um Q N O 5 of w � V) ) O N C C O N ! m rn U Vl Iz O o a� BUD`O 300 H c 3 Vl � Z Z Im Date: 2/6/2019 Project Architect: K. OTIS Drawn: MJ Sheet Number A-3.2