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HomeMy WebLinkAbout01_109 Onyx Avenue Tentative Parcel Map and CDP_PA2017-057 COMMUNITY DEVELOPMENT DEPARTMENT U N6PLANNING DIVISION e� 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 cq<<FOR�vP 949-644-3200 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT June 29, 2017 Agenda Item No. 1 SUBJECT: 109 Onyx Avenue Tentative Parcel Map and CDP (PA2017-057) SITE LOCATION: 109 Onyx Avenue • Tentative Parcel Map No. NP2017-010 • County Tentative Parcel Map No. 2017-114 • Coastal Development Permit No. CD2017-023 APPLICANT: 109 Onyx Avenue, Newport Beach LLC. OWNER: 109 Onyx Avenue, Newport Beach LLC. PLANNER: Gregg Ramirez, Senior Planner (949) 644-3219, gram irez(a)newportbeachca.gov ZONING DISTRICT/GENERAL PLAN/LOCAL COASTAL PROGRAM • Zoning District: R-131, Two-Unit Residential Balboa Island • General Plan: RT, Two-Unit Residential • Coastal Land Use Plan: RT-E, Two Unit Residential • Coastal Zoning District: R-131, Two-Unit Residential Balboa Island PROJECT SUMMARY A Tentative Parcel Map and associated Coastal Development Permit (CDP)to subdivide an existing 60-foot wide property, which consists of one underlying 40-foot wide lot and a 20- foot wide portion of an adjoing underlying lot into two 30-foot wide lots. Two detached homes are currently under construction and approval of the the parcel map would result in each home being located on a 30-foot wide lot. The new lots would not meet the minimum lot width requirement set forth in Title 20 (Zoning)for new subdivisions; however, the proposed width is consistent with typical lots in the area and the proposed lot area complies with the RB-I Zoning District minimum. RECOMMENDATION 1) Conduct a public hearing; 1 109 Onyx Avenue Zoning Administrator, June 29, 2017 Page 2 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315, Class 15 (Minor Land Divisions) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. — approving Tentative Parcel Map No. NP2017-010 and Coastal Development Permit No. CD2017-023. (Attachment No. ZA 1). DISCUSSION • The subject property is 60 feet wide, 85 feet deep and 5,108 square feet in area, and is relatively flat. The property is currently comprised of Lot 7 and the southerly 20 feet of Lot 8 of Block 21 of the Balboa Island Tract. The northerly 10 feet of Lot 8 is currently combined with Lot 9 and addressed as 107 Onyx Avenue. • The subject property was originally developed in 1932 with a duplex. In 1979 the property owner recorded a covenant requiring the property to be held as a single parcel and building site. Building permit records show several additions and alterations occurred after 1979. • The duplex was demolished in October 2016 and two detached units that conform to applicable R-B1 zoning district standards are currently under construction (Attachment No. ZA 4). The units were designed and approved using an imaginary interior lot line consistent with the interior line proposed with this application. If approved, construction plans will be reviewed again to verify both homes comply with all applicable zoning and building development standards. Any necessary revisions will be required to be completed prior to the final of the building permits. • The homes currently under construction did not require approval of a CDP because the property is located in a Categorical Exclusion area, and the development complies with all applicable development standards including floor area limit, setbacks, height, 9.0 (NAVD88) minimum finished floor elevation and off-street parking identified in Categorical Exclusion Order CE-5-NPB-16-1 (CEO). The CEO issued for the new homes (2015-030) became effective on August 13, 2015. • The proposed 30-foot wide parcels do not meet the minimum lot width requirement of 50 feet for an interior lot or 60 feet for a corner lot. Therefore, a deviation from the lot design standards is requested. Both proposed widths comply with other applicable standards including minimum lot area as the proposed lot area is 2,554 square feet in area, which exceeds the R-BI standard of 2,375 square feet. • Deviations from the lot design standards can be approved by making findings in accordance with Section 19.24.050.A of the Subdivision Code. Of the eighteen existing lots fronting Onyx Avenue in this block, thirteen are 30 feet wide. Staff Tmp1r.01/17/17 109 Onyx Avenue Zoning Administrator, June 29, 2017 Page 3 believes the proposed 30-foot lot widths are consistent with the existing and expected pattern of development on Onyx Avenue and Balboa Island as a whole, and, will not prove detrimental to the neighborhood. Complete findings and facts in support of the application are enumerated in the draft resolution. Also, see Attachment No. ZA 3 for an exhibit depicting the lot width of properties on Onyx Avenue. • The proposed subdivision would not increase the density beyond the original subdivision. The subject property is comprised of Lot 7 and a portion of Lot 8 of the original subdivision. The adjacent property, 113 Onyx Avenue, is comprised of the remaining portion of Lot 8 and the entire Lot 9 of the original subdivision. Therefore, three parcels will exist with the approval of this parcel map, which is the same number approved by the original subdivision (Lots 7, 8 and 9). • Conditions of approval have been incorporated to require all necessary public improvements including, but not limited to, street, drainage, sidewalk and utility laterals to support the proposed subdivisions in accordance with the Subdivision Code. • The parcel map is subject to a Coastal Development Permit and conforms to Title 21 Local Coastal Program Implementation Plan in the Municipal Code. The parcel map will meet the required findings found in Section 21.52.015 F since it conforms with all applicable development standards. Complete findings and facts in support are enumerated in the draft resolution (Attachment No. ZA 1). • The project site is not located between the nearest public road and the sea or shoreline and approval of the parcel map will not affect public recreation access or views. The Balboa Island boardwalk, which provides public access, is located approximately 100 feet to the south of the property. Approval of the parcel map will not affect public recreation, access or views. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15315, of the State California Environmental Quality Act (CEQA) Guidelines - Class 15 (Minor Land Divisions). Class 15 exemption allows the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The proposed parcels are consistent with the land use and zoning designations. The deviation to lot width requires finding to be made to ensure development is consistent with the surrounding pattern of development and that the project will not be detrimental to the neighborhood. The requested lot width is Tmp1[:01/17/17 3 109 Onyx Avenue Zoning Administrator, June 29, 2017 Page 4 consistent with the width of the majority of lots on Balboa Island and development intensity and density will be the same as approved by the original Balboa Island subdivision on this block. Therefore, the proposed parcel map is consistent with the intent and is eligible for the Class 15 exemption. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property and residential occupants 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: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: -Z"z� i Gregg R94irez Senior Planner Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Onyx Avenue Lot Width Exhibit ZA 4 Approved Construction Plans (PC0634-2015) ZA 5 Parcel Map No. NP2017-010 (County Tentative Parcel Map No. 2017-114) Tmp1[:01/17/17 4 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING TENTATIVE PARCEL MAP NO. NP2017-010 AND COASTAL DEVELOPMENT PERMIT NO. CD2017-023 FOR THE SUBDIVISION OF PROPERTY INTO TWO PARCELS LOCATED AT 109 ONYX AVENUE (PA2017-057) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by 109 Onyx Avenue, Newport Beach, LLC with respect to property located at 109 Onyx Avenue and legally described as Lot 7 and the southerly 20 feet of Lot 8, Balboa Island, requesting approval of a tentative parcel map and coastal development permit for condominium purposes. 2. A Tentative Parcel Map and associated Coastal Development Permit to subdivide an existing 60-foot wide property, which consists of one underlying 40-foot wide lot and a 20- foot wide portion of an adjoining underlying lot into two 30-foot wide lots. Two detached homes are currently under construction, one on each proposed lot. The new lots would not meet the minimum lot width of 50 feet for an interior lot and 60 feet for a corner lot as set forth in Title 20 (Zoning) for new subdivisions; however, the proposed lot area complies with the RB-1 Zoning District minimum. Therefore, deviation from the minimum lot width is requested. 3. The subject property is located within the Two-Unit Residential Balboa Island (R-BI)Zoning District and the General Plan Land Use Element category is Two-Unit Residential (RT). 4. The subject property is located within the coastal zone and has a Coastal Land Use Designation of Two-Unit Residential (RT-E) and a Coastal Zoning District of Two-Unit Residential Balboa Island (R-BI). 5. A public hearing was held on June 29, 2017 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 meeting 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 meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315 under Class Class 15 (Minor Land Divisions) 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. Zoning Administrator Resolution No. ZA2017-### Page 2 of 12 2. The Class 15 exemption allows the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The Tentative Parcel Map is for to create two lots and is consistent with all of the requirements of the Class 15 exemption. The proposed parcels are consistent with the land use and zoning designations. The deviation to lot width requires findings to be made to ensure development is consistent with the surrounding pattern of development and that the project will not be detrimental to the neighborhood. The requested lot width is consistent with the width of the majority of lots on Balboa Island and development intensity and density will be the same as approved by the original Balboa Island subdivision on this block. Therefore, the proposed parcel map is consistent with the intent and is eligible for the Class 15 exemption. SECTION 3. REQUIRED FINDINGS. The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent with the legislative intent of Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code and approves the Coastal Development Permit based on the following findings per Section 21.52.015 F. of Title 21: Finding: A. That the proposed map conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The Tentative Parcel Map meets all of the requirements of the Local Coastal Program, including the provisions contained within Section 21.30.025 Coastal Subdivisions. 2. The subject property is within a developed neighborhood and is located more than 100 feet from the shoreline. The subject property is not located near or adjacent to any natural landforms including coastal bluffs, and is not within the proximity of any environmentally sensitive areas. 3. The project site is not located between the nearest public road and the sea or shoreline and approval of the parcel map will not affect public recreation access or views. The Balboa Island boardwalk, which provides public access, is located approximately 100 feet to the south of the property. Zoning Administrator Resolution No. ZA2017-### Page 3 of 12 Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is 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 subject property is not located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent with the legislative intent of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code and is approved based on the following findings per Section 19.12.070 (Required Findings for Action on Tentative Maps) of Title 19: Finding: C. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: 1. The Tentative Parcel Map is for the purpose of subdividing an existing property lot consisting of one legal underlying lot (40 feet wide by 85 feet deep), and 20 feet of an adjoining lot (20 feet wide by 85 feet deep) into two 30-foor wide lots. 2. The proposed subdivision and improvements are consistent with the density of the R-BI Zoning District and the RT General Plan Land Use Designation. 3. The proposed lots are 2,554 square feet in area and exceed the R-BI development standard minimum of 2,375 square feet. 4. The homes currently under construction will comply with all applciable R-BI zoning district development standards. 5. The Tentative Parcel Map is not located within a specific plan area. Finding: D. That the site is physically suitable for the type and density of development. 8 Zoning Administrator Resolution No. ZA2017-### Page 4 of 12 Facts in Support of Finding: 1. The lot is physically suitable for two 30-foot by 85-foot lots. The lots are rectangular in shape, consistent with the lot, width and area of other lots in the vicinity and the topography is relatively flat. 2. The subject property is accessible from Onyx Avenue and the alley at the rear. The lots are adequately served by existing utilities. Finding: E. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding: 1. The site was previously developed with a duplex, which was demolished, and replaced with one home on each proposed lot. 2. The property is located in an urbanized area that does not contain any sensitive vegetation or habitat. 3. The project is categorically exempt under Section 15315 (Article 19 or Chapter 3), of the California Environmental Quality Act (CEQA) Guidelines — Class 15 (Minor Land Divisions). Finding: F. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding: 1 . The Tentative Parcel Map is for residential development. All improvements associated with the project will comply with required Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per Section 19.28.010 (General Improvement Requirements) of the Municipal code and Section 66411 (Local agencies to regulate and control design of subdivisions) of the Subdivision Map Act. All ordinances of the City and all Conditions of Approval will be complied with. 9 Zoning Administrator Resolution No. ZA20174t## Page 5 of 12 Finding: G. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding: 1. The design of the development will not conflict with easements acquired by the public at large, for access through, or use of property within the proposed development, because there are no public easements located on the property. Finding: H. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: 1. The property is not subject to the Williamson Act because the subject property is not designated as an agricultural preserve and is less than 100 acres in area. 2. The site is developed for residential use and is located within a Zoning District that permits residential uses. Findin : I. That, in the case of a "land project"as defined in Section 11000.5 of the California Business and Professions Code: (1) there is an adopted specific plan for the area to be included within the land project,and(2) the decision making body finds that the proposed land project is consistent with the specific plan for the area. 1 . California Business and Professions Code Section 11000.5 has been repealed by the Legislature. However, this project site is not considered a "land project' as previously defined in Section 11000.5 of the California Business and Professions Code because the project site does not contain 50 or more parcels of land. 2. The project is not located within a specific plan area. 10 Zoning Administrator Resolution No. ZA20174t## Page 6 of 12 Finding: J. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: 1. The Tentative Parcel Map and any improvements, including the homes currently under construction, are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection process. Finding: K. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Facts in Support of Finding: 1. The proposed subdivision is consistent with the R-BI Zoning District, which allows two (2) residential units on the property. Therefore, the Tentative Parcel Map will not affect the City in meeting its regional housing need. Finding: L. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: 1. Plans for the homes currently under construction included a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on- site. Any water not retained on-site is directed to the City's storm drain and sewer system in compliance with the Regional Water Quality Control Board (RWQCB) requirements. Finding: M. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of chapter three of the Coastal Act. 21 Zoning Administrator Resolution No. ZA2017-### Page 7 of 12 Facts in Support of Finding: 1. The subject property is located within the Coastal Zone. The facts in support of Findings A and B above are hereby incorporated by reference. Deviation from Design Standards Per Section 19.24.050.A of Title 19 (Lot Design, Lot Size), new subdivisions must meet the applicable zoning district regulations stated in Title 20 (Zoning Code). Deviation from the design standards set forth in Chapter 19 of Title 19 may be approved by the Zoning Administrator subject to specific findings stated per Section 19.24.130.C. The proposed subdivision would create lots which would not meet the lot width standards required by the Zoning Code for new subdivisions within the R-BI Zoning District. The Zoning Code requires new subdivision interior lots to be 50 feet wide and corner lots to be 60 feet wide, and have a lot area of 2.375 square feet. Although the proposed parcels exceed the minimum lot area requirement (2,554 square feet) they are proposed to be 30-feet in width. The required findings to deviate from the standards and facts in support of those findings are as follows: Finding: A. The requested deviations will create a land plan or development design equal or superior to that under the baseline design standards in this Chapter. Facts in Support of Finding: 1. The proposed lots are comparable in width, length, and area with the majority of the original subdivision which was comprised of 30-foot-wide by 85-foot-deep interior lots and 40-foot-wide by 85-foot-deep corner lots. Since the original subdivision was created, some lots in the vicinity have been re-subdivided but the majority remain 30-foot-wide by 85-foot-deep. Thirteen of the eighteen properties in the 100 block of Onyx Avenue are 30 feet in width. 2. The proposed lots are 2,554 square feet in area and exceed the R-BI development standard minimum of 2,375 square feet. 2. The existing lot orientation with vehicular access from both Onyx Avenue and the rear alley and pedestrian access from Onyx Avenue are maintained. Finding: B. The deviations will not negatively impact the carrying capacity of the local vehicular circulation network. Facts in Support of Finding: 1. The proposed subdivision would not increase the density beyond the original subdivision. The subject property is comprised of Lot 7 and portion of Lot 8 of the 12 Zoning Administrator Resolution No. ZA2017-### Page 8 of 12 original subdivision. The adjacent property, 113 Onyx Avenue, is comprised of the remaining portion of Lot 8 and the entire Lot 9 of the original subdivision. 113 Onyx Avenue is 40-feet in width and would not be eligible for approval of a parcel map since a 20-foot lot would not be consistent with the development pattern of the original subdivision or the existing development pattern. Therefore the impact on the vehicular circulation network will be the same as the original subdivision. Therefore, three parcels will exist with the approval of this parcel map, which is the same number as approved by the original subdivision (Lots 7, 8 and 9). Finding: C. The deviations will not negatively impact pedestrian circulation. Facts in Support of Finding: 1. The subdivision will not reduce, encroach or change the size of location of the Onyx Avenue sidewalk. 2. The subdivision will not eliminate or impede pedestrian circulation provided that the necessary improvements are provided in accordance with applicable Public Works design standards and permitting. Finding: D. The resulting subdivision will be compatible with the pattern of surrounding subdivisions. Facts in Support of Finding: 1. The original subdivision established 30-foot-wide lots on both sides of Onyx Avenue with the exception of the southerly two corner lots which were 40 feet wide. Some lot line adjustments, lot splits and lot consolidation have occurred on Onyx Avenue and throughout Balboa Island; however, the majority of the lots remain 30 feet in width. 2. Thirteen of the eighteen properties in the 100 block of Onyx Avenue are 30 feet in width and eleven lots have a lot area of 2,550 square feet which is consistent with the proposed lot area of 2,554 square feet. Finding: E. The resulting subdivision design and improvements will not be materially detrimental to the residents or tenants of the proposed subdivision or surrounding properties, nor to public health or safety. Facts in Support of Finding: 1. The proposed subdivision to re-subdivide the existing parcel in a comparable manner to the underlying legal lots would allow two units to be constructed on each lot in 13 Zoning Administrator Resolution No. ZA20174t## Page 9 of 12 accordance with the General Plan. Approval does not introduce an incompatible land use, and the resulting subdivision design would not be detrimental to the residents as vehicular and pedestrian access would be maintained. Any development must be in accordance with the conditions of approval and the Municipal Code. The resulting lot widths are consistent with the lot widths of the original subdivision or the existing development pattern of the neighborhood. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves PA2017-057 for Tentative Parcel Map No. NP2017-010 and Coastal Development Permit No. CD2017- 023, 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 after the adoption of this Resolution unless within such time an appeal or call for review is filed with the Director of Community Development in accordance with the provisions of Title 21 Local Coastal Program Implementation Plan, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 29TH DAY OF JUNE 2017. Patrick J. Alford, Zoning Administrator 1-� Zoning Administrator Resolution No. ZA2017-### Page 10 of 12 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 1 . The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 2. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code. 3. Subsequent to the recordation of the parcel map, and prior to the final of building permits issued under Plan Check No. 0634-2015 the applicant shall apply for a building permit to modify the permit description to reflect the creation of two dwelling units on separate lots (one on each lot). The building permit for the new construction (PC0634-2015) shall not be finaled until after recordation of the parcel map. 4. Prior to the recordation of the parcel map, construction plans approved as Plan Check No. 0634-2015 shall be reviewed by the Planning Division, Building Division and Public Works Department to confirm that the plans have been revised to show compliance with all applicable development regulations and standards applicable in relation to the newly created property lines. 5. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of 109 Onyx Avenue Tentative Parcel Map and Coastal Development Permit including, but not limited to Tentative Parcel Map No. NP2017-010 and Coastal Development Permit No. CD2017-023 (PA2017-057). 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, attomeys'fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 15 Zoning Administrator Resolution No. ZA2017-### Page 11 of 12 Public Works Conditions 6. A Final Parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD83). Prior to the recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 7. Prior to the recordation of the parcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the horizontal Control System established by the County Surveyor in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tage) shall be set On Each Lot Corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 8. Reconstruct the existing broken and/or otherwise damaged concrete sidewalk panels, curb and gutter along the Onyx Avenue frontage as determined by the Public Works Department. 9. Reconstruct the existing broken and/or otherwise damaged concrete alley along the rear and southerly property frontages. 10. All existing overhead utilities shall be undergrounded. 11. No aboveground improvements shall be installed within the 5-foot alley setback. 12. All existing private, non-standard improvements within the public right-of-way and/or extensions of private, non-standard improvements into the public right-of-way fronting the development shall be removed (i.e. loose rocks around the trees, decorative concrete at stair landing, etc.). 13. Each unit shall be served by its own individual water service/meter and sewer lateral/cleanout. Each water meter and sewer cleanout shall be installed with a traffic-grade box and cover. Water meter and sewer clean-out shall be located in the public right-of— way. 14. An encroachment permit is required for all work activities within the public right-of-way. 15. All improvements shall comply with the City's sight distance requirement. See City Standard 100-L and Municipal Code Section 20.30.130. 16. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector. 10 Zoning Administrator Resolution No. ZA2017-### Page 12 of 12 17. All on-site drainage shall comply with the latest City Water Quality requirements. 18. All unused water services to be abandoned shall be capped at the main (corporation stop) and all unused sewer laterals to be abandoned shall be capped at property line. If the sewer lateral to be abandoned has an existing cleanout, abandonment shall include removal of the cleanout riser, the 4TT box and the wye. Sewer lateral shall then be capped where the wye used to be. 19. All temporary construction fencing and sandbags shall not be located in the public right-of- way. 20. All improvements shall be constructed as required by Ordinance and the Public Works Department. 1� Attachment No. ZA 2 Vicinity Map 12 VICINITY MAP 2 avri2[0� - 202 `�.,u,�l� . 2091%%2;' 7 2 200 403 200 1306 201 r — 201x.112 U 4 101_ 5 i -1304 MA 1 7 128 Y20 7207 1¢7 126 1705 � b 71 8 177 174 t 4 125 712,•8 12 h2� 1 1 i 720 b21 b2172 Subject Property = 7 1 uT a = a �-'ase 113 1 2 81121_., j y�1121!2i_yl 11' t 113 1' X112 ✓. 113 f171.2C� 11 7111 ' 110 12 - 1 II•.-11012 — -�11 !2 � _ - ��t110 ' 7t U2 •! '��FF 709 i1 T72 0512 1061!7_ 10 101 \ 108 105 106 1 - f1AYJl PONT'ALLEY S - 4 t7 I - L, � Tentative Parcel Map No. NP2017-010 Coastal Development Permit No. CD2017-023 PA2017-057 109 Onyx Avenue ?9 Attachment No. ZA 3 Onyx Avenue Lot Width Exhibit 20 Park Avenue 0' 30' 30' 30' i' i. 30' 30' m 30' 60' Q' 1 X o i 30' 30' 40' 30' 35' 35' Bay Front Alley S F-- g"� NEWPORT BEACH 1 s 100 Block - Onyx Avenue �G� GIS Lot Widths Clry of IS MAW.Beach r� GIS 9,20n \ June 19,20 V 72017 0571 00-Bl-k-Onyx-Lot Widths.mxd Attachment No. ZA 4 Approved Construction Plans (PC0634- 2015) 22 5 4 3 2 1 U o Lu om N LL O 109 & 111 ONYX AVE NIEWPORT BEACH 92662 w v z VICINITY MAP GENERAL NOTES PROJECT SUMMARY SHEET INDEXW � a O W > co � F o w Beacon Bay ARCHITECTURE } w W a z °' z m � w w U W PROJECT DESCRIPTION DEMOLISH EXISTING BUILDING ON SITE AND T1 COVER SHEET ¢ 0 Q z o z T2 CONSTRUCTION MINIMUM REQUIREMENTS v r O W } � = g Lu > > a a; - ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT PROPOSE TWO NEW 3 STORY SINGLE FAMILY w a w z w 0 > T3 CALGREEN MINIMUM REQUIREMENTS 0 w F v Q t > v BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL DWELLINGS WITH ATTACHED GARAGES ON G1 GENERAL NOTES W o w � o r 0 Sy y Q c_ REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND ONE PROPERTY. o- z O O v ° ro a) x Z G2 GENERAL NOTES 0 ° ° ° RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE A1.0 SITE PLAN/PLOT PLAN s o E E o N la oa Av 0 � PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT ADDRESS 109 Et111 ONYX AVE. NEWPORT BEACH, CA A2.1 GROUND FLOOR YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT A2.2 SECOND FLOOR co OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. A2.3 THIRD FLOOR ° Ba bo I La d OWNER NAME 109 ONYX NEWPORT BEACH LLC A2.4 ROOF PLAN Cn _ OWNER ADDRESS 411 E. HUNTINGTON DRIVE #308 PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY A3.1 EXTERIOR ELEVATIONS 0 78 o P rk Av a a, AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE ARCADIA, CA 91006 A3.2 EXTERIOR ELEVATIONS Lu co o o a> PUBLIC WORKS DEPARTMENT. OWNER PHONE # (626) 446-5300 A3.3 EXTERIOR ELEVATIONS W o w c *' v A4.1 BUILDING SECTIONSCl) 0 rn �° ro N A4.2 BUILDING SECTIONS Y 0 Q S ut B r nt a v - A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER ZONING R-BI (BALBOA ISLAND) F z THAN 5 FT. AND FOR SHORING AND UNDERPINNING. A4.3 WALL SECTIONS 0 W o A6.1 DETAILS z O � a - SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT CONSTRUCTION TYPE V B A6.2 DETAILS �z J A6.3 GAS FIREPLACE DETAILS .U) = 0 ? Lu LEGAL DESCRIPTION PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50 DBA (55 NUMBER OF STORIES 3 A7.0 DOOR SCHEDULES w F__ o m DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBORS A7.1 WINDOW SCHEDULES ~ a 0 0 LOT 7 AND THE SOUTHERLY 20 FEET OF LOT 8 OF CONSENT) PER SECTION 10.26.045 OF THE NEMC. LOCATION A8.1 TYPICAL INTERIOR ELEVATIONS v L � v z a BALBOA ISLAND, BLOCK 21 , SECTION 3, M.M. 7/15, IN THE OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR PROPOSED BUILDING HEIGHT 29' 0" T24.1 TITLE 24(109 ONYX AVE) a H - u) Q a- CITY OF NEWPORT BEACH, COUNTY OF ORANGE, OPENING. LOCATE EQUIPMENT IN EQUIPMENT WELL ON ROOF T24.2 TITLE 24(109 ONYX AVE) w IF NECESSARY. PROPOSED SETBACKS FRONT: 8'-0" (8'-0" MIN. ALLOWED) T24.3 TITLE 24(111 ONYX AVE) CALIFORNIA. - A LICENSED SURVEYOR SHALL COMPLETE FEMA ELEVATION SIDE: 4'-0" (4'-0" MIN. ALLOWED) T24.4 TITLE 24(111 ONYX AVE) W CERTIFICATE AND SUBMIT IT TO BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION. REAR: 5' 0" (5' 0" MIN. ALLOWED) STRUCTURE BUILDING CODE - ALL MECHANICAL EQUIPMENT, INCLUDING DUCTS TO BE AT OR 5 1.1 GENERAL NOTES � a OCCUPANCY R3 : 4,740 SF(FOR BOTH BUILDINGS) 0 ABOVE BASE FLOOD ELEVATION OF 9.0 MSL. (NAVD88) S-1.2 TYPICAL DETAILS I W APPLICABLE CODES: - POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER U : 870 SF(FOR BOTH BUILDINGS) 5 1.3 TYPICAL DETAILS II U FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEW S-2.1 1F FRAMING AND FOUNDATION PLAN Z (� a 2013 CALIFORNIA BUILDING CODE AND PERMITS. FIRE SPRINKLERS NFPA 13D (OBTAIN FIRE SPRINKLER PERMIT S-2.2 2F FRAMING PLAN W PRIOR TO CALLING FOR ROOF SHEATHING S-2.3 3F FRAMING PLANkA F 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE W INSPECTION) S-2.4 ROOF PLAN U_ 2013 CALIFORNIA ELECTRICAL CODE S-3.1 STRUCTURAL DETAILS 2013 CALIFORNIA MECHANICAL CODE CONTACT INFORMATION LOT AREA 5,100 S.F. (0.117 ACRE) S-3.2 STRUCTURAL DETAILS (If 2013 CALIFORNIA PLUMBING CODE S-3.3 STRUCTURAL DETAILS 0 2013 CALIFORNIA RESIDENTIAL CODE OWNER Lu 2013 CALIFORNIA ENERGY CODE BUILDING AREA MAXIMUM: BUILDABLE AREA x1 .5+200 SF C0 109 ONYX NEWPORT BEACH LLC CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE JOHNNY LU co MAXIMUM: 3,744 x 1 .5+200 = 5,816 SF CIVIL M 411 E. HUNTINGTON DR., SUITE 308 ARCADIA, CA 91006 PROVIDED: 5,610 SF(FOR BOTH BUILDINGS) C1 PRECISE GRADING Et DRAINAGE PLAN z LEGEND T: 626.446.5300 C2 DEMOLITION Et EROSION CONTROL PLAN DRIVEWAY 160 S.F. C3 SOILS REPORT RECOMMENDATIONS z ARCHITECT C7 AL Aluminum -----------I TAG DESIGN WORKS LOT COVERAGE 3194 / 5100 = 62.6% FOR BOTH BUILDINGS SURVEY DETAIL ENLARGEMENT REFERENCE G( ) 0 BALC Balcony -- JOHNNY LU, AIA, LEED AP, C30396 �SE0 ARc/ r Lu BLDG Building oo TOPOGRAPHIC SURVEY CL Center Line x-o DETAIL REFERENCE 411 E. HUNTINGTON DR., SUITE 308 EXISTING UNIT 2 JOHNNY C.LU Lu CLG CeilingARCADIA ,CA 91006 „ F CLO Closet # SECTION CUT T: 626.446.5300 PROPOSED UNIT 2 m RENEWAL 613012017 Cn CLR Clear DATE CONC Concrete CIVIL + SOILS + SEWER CONT Continuous z o DETAIL REFERENCE LIVABLE AREA(109 ONYX AVE) 2,370 SF SCOPE OF WORK pUF W&W LAND DESIGN CONSULTANTS, INC. w DBL Double x WINSTON LIU GARAGE (109 ONYX AVE) 435 SF 11� DIM Dimension W x oo x 2335 W. FOOTHILL BLVD., SUITE 1 TOTAL (109 ONYX AVE) 2,805 SF DEMOLISH EXISTING BUILDING ON SITE AND PROPOSE TWO NEW = DN Down x-o INTERIOR ELEVATION REFERENCE Job No.: z DS Down Spout x UPLAND, CA 91786 3-STORY SINGLE FAMILY DWELLINGS WITH ATTACHED GARAGES z m DWG Drawing T: 909.608.7118 LIVABLE AREA(111 ONYX AVE) 2,370 SF ON ONE PROPERTY. Drawn: m X GRID LINES F: 909.946.1137 Checked: a ELEC Electrical GARAGE (111 ONYX AVE) 435 SF 0- ELEV ElevationBID Date: EQ Equal REVISION NUMBER STRUCTURE TOTAL (111 ONYX AVE) 27805 SF EXIST Existing JEFF GUH ENGINEERING W EXT Exteriorx- NOTE REFERENCE 705 SAN VICENTE BLVD. Date: Issues/ Revisions: z FD Floor Drain SANTA MONICA, CA 90402 HAZARDS 7.28.2015 BID SET Z FF Finish Floor DOOR T: 310.699.3112 w FG Finish Grade FH Fire Hydrant xx WINDOW E: jg@jeffguh.com FHC Fire Hose Cabinet FL Floor so SMOKE DETECTOR SURVEYOR - LIQUEFACTION (SEISMIC) FOS Face of Stud - FLOOD ZONE (FEMA) FOW Face of Wall (Finish) FAN GHANA LAND SURVEYING z FT Foot or Feet 9 SPRINGTIDE FX Fire Extinguisher FLUORESCENT LIGHTING LAGUNA NIGUEL, CA 92677 o GYP Gypsum Board CEILING RECESSED T: 949.233.0739 GEN General E: Teddy@OhanaPLSLand.com a HT Height & INCANDESCENT LIGHTING HVAC Air Conditioning WALL MOUNTED LWC Light Weight Concrete INCANDESCENT LIGHTING GEOTECHNICAL VICINITY MAP MECH Mechanical MTC ENGINEERING, INC. MTL Metal CEILING MOUNTED 5924 TEMPLE CITY BLVD. NG Natural Grade b TELEPHONE OUTLET TEMPLE CITY, CA 91780 ""'"`" SHEET TITLE: NTS Not To Scale T: 626.287.6416 OC On Center N COMPUTER DATA OUTLET E: mtcengr@pacbell.net PL Property Line ��� NOMP It RD Roof Drain gaa.l Q REQD red TELEVISION / CABLE OUTLET RM Room DEFERRED SUBMITTAL m A86 �sal oa Ave Balt A,. Q su.om SCH Schedule SF Square Feet S3 THREE-WAY SWITCH v a ASG. 1 N COVER SHEET DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT SHT Sheet SIM Similar S SINGLE-POLE SWITCH OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR g n a°"" � Grand Ca � SPEC Specification CEILING MOUNTED PLAN CHECK OR APPROVAL BY THE CITY. w�.,Pa,a , STRUCT Structural JUNCTION BOX rk Ave Park Ave %�'A. TC Top Of Curb AFI 1 . FIRE SPRINKLERS SYSTEM IN ACCORDANCE WITH NFPA 13D a d TG Top Of Grade OUTLET W/GROUND-FAULT 9 _ TOP To f P ra het CIRCUIT INTERRUPTER 2. SOUND CALCULATION TO BE PART OF A DEFERRED SUBMITTAL. t A t;�«�•,.. sHEET # 0 p o a P avF.o, ' SByF.t Seay R." < TW Top Of Wall 3. ACCESSORY STRUCTURES AND SITE WALLS REQUIRING SEPARATE G81Fr,a, II TYP Typical -& DUPLEX RECEPTACLE OUTLET REVIEW AND PERMITTING WC Water Closet T 1 WD Wood "HALF-HOT" OUTLET WIC Walk In Closet SPLIT-WIRED RECEPTACLE 5 4 3 2 1 C: \users\Steven\appdato\locai\temp\AcPubiish_8372\140402-NB-1-Tl-title.dwg 10-31-16 03: 03: 05 PM Steen CONSTRUCTION SET WITH PLAN CHANGE- 10-31-201-6 ui 5 4 3 2 1 S6 s5 s4 s8 s1 s9 KEYNOTES o M = A4.4 A4.4 A4.2 A4.6A4.1 A4.6 LL B SYMBOL DESCRIPTION DETAIL � JL F- A3.3 N = > v z RETAINING WALL SEE CIVIL DWGS 0) U N W Q w om U) 5'_0" I 72'-0" 8'_0" STEM WALL-SEE STRUCTURAL ARCHITECTURAL,AND cii LLj U Co z p I 14/A6.1 W > = F &j0o U REAR SETBACK FRONT YARD SETBACK 2 CIVIL DRAWINGS. APPLY WATERPROOFING FROM w Q U = U F o w 10'-0" 14'-0" 21'-1" 0" T-8" 11'-3" 9'-0" FINISH GRADE TO TOP OF FOOTING. p } w LLi a LU Z °m � zCo � pFQ 2'-0" 8'-0" 10'-6" 8'-9" 4'-4" 5'-0" 6'-6" 1'-6" 1'-6" T-8" T-9" 3'-6" INTERIOR SHEAR WALL-SEE STRUCTURAL DRAWINGS. Q O r Q Z p z U F- zX ate ¢ 19 ELECTRICAL PANEL 200 AMPS. KEEP 3 FEET CLEAR FROM FACE OF w r O af Ir = p = A7.0 PROPERTY INE 15 O ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION z O Z w U 0 0 a 19 Q O5 HOSE BIBB EL z o o v a 0 = m O m o 12 /I IM 12 0 ~ DN D 7.0 M2 HANDRAIL-34"TO 38" HIGH ABOVE ADJACENT NOSING 3&6/A6.2 W - - - - - - - - - - - - - - - - - - - - - G - - - - - - - - - - - - - - - - - - - o w r L 6 FIX ° m D2 m O TOILET o I rmm $ � AFCI �$ I O VANITY SINK 0 N (3-3)-j2 33 11 1 \ / ELEV. AFCI LAUN. EQUIP. F `y o % A4.1 COOK RANGE WITH EXHAUST HOOD ABOVE Lu O LIT 26 ENTRY O DN 9 WITH MINIMUM 100 CMF EXHAUST RATE > CD o ONE LAYER OF 1-HOUR FIRE RESISTIVE 4 0 7 6 5 4 3 r o L 5/8" TYPE "X" GYP. BD. REQUIRED ON I / \ CLOSET A 2 o D 10 DOUBLE SINK WITH GARBAGE DISPOSAL rn I ALL GARAGE INTERIOR WALLS, CEILING, 11 -O�EN 1 I 1 10 $D 9 WASHER/DRYER-PROVIDE WASTE, HOT WATER, L O Q Lu POSTS AND BEAMS ADJACENT TO OR ° 10 TOS 18 UP $ TEMPERED 11 COLD WATER AND DRYER VENT TO OUTSIDE. C7 CC o SUPPORTING THE DWELLING. SDS ) OVE X6.1 3,�„ $ o z O L) F F - - - SD 12 39" REFRIGERATOR SPACE �? Q m -l'-3"(7.75 MSL) 2 4 ® SLOPE TANKLESS WATER HEATER MOUNTED FOUR FEET ABOVE THE ~ U = U O LLI :DN ® ® F 42" GUARDRAIL @2% 27 13 GARAGE FLOOR MINIMUM 16/A6.1 w -0 CD Q N C° 1M F� 29 +0'-0" (9.00MSL) __ _ S7 F Q m o (O O q o I ® FI Lul ° 32 A4.5 RAISED PLANTER U � U Z z 0 2-CAR GARAGE s $ 111 ONYX AVE. Q w _ w N B�BUE X0-9 4 �3 8 13 I 15 2X WOOD SCREEN WALL 8/A6.1 Q ~ Q 0 g z I 10'-3" CEILING $° I o v 1 I O 1 A7.0 V N Q 0 0 0 ® O CPA IROED TRENCH DRAIN - SEE CIVIL PLAN w a PDR. 10 J❑ 3 S3 = ® -_ _ _ _ 17 GAS FIREPLACE(DIRECT VENT). SEE SHEET A6.3 FOR DETAIL. A6.3 o �a IO O g DINING LIVING 4 14 SLOPE ? A4.2 Q ITCHEN 4 @ 2% z 7 23 18 HVAC UNIT O F- 1 -0" 9'-0"CEILING i 10''0"CEILING a F 4 13 MODEL# AFCI o 0 19 ATTIC F.A.U.-SEE F.A.U. HEATING NOTE Lu 13 4 3 9' "CEILING 29 a Z U 2 E 5'_ 10 ®V2 6� ®® 12" A7.0 10'-0" I T-5" COSMO-135 5'-11" 30"x 30"ATTIC ACCESS WITH 30" MIN. HEADROOM Of -- AFCI 23 AFCI AFCI 9 27 I SHOWER PAN-CERAMIC TILE FINISH UP TO 6'-0"ABOVE W 2 >- >- s PANTRY Cn REF. 17 DRAIN MIN. WITH TEMPERED GLASS ENCLOSURE Q lL L - - - - - _ - - - - GFI -GFr - - -GFI 15 F.P. AFCI O I 33 33 12 = 10'-0" 25 I BATHTUB-CERAMIC TILE FINISH UP TO 6'-0"ABOVE NC 15 o DRAIN MIN. WITH TEMPERED GLASS ENCLOSURE 206 - - - - - - - - - - - - - ^188 - - - - - - - - - - - - - - - T3' 11 � - - - - - � - 0 - - - - - - 23 GRANITE COUNTERTOP 0 18 A3.2 M 19 A DN DN l M 5 25 M ASSUMED DECK/BALCONY WITH DEX-O-TEX"WEATHER WEAR"WATERPROOF YSTEM I A7.0 15 PROPERTY LINE 24 W _ 10'-0" 14'-0" 2 '-1" 11 -31' 9'-0" OR EQUAL. SLOPE @MIN. 1/4"PER FT. TO DRAIN. ICC-ES ESR-1757 CL B 2'-0" 8'-0" 10- 9" q'�" " SIM 6-16" 1'-6" 1' 6" 3'-8" T-9" A 25 BUILDING LINE ABOVE Z A3.1 12 - - - - - - DN _ _ _ _ _ _ _ _ _ _ -A .0 - - zo CD M1 - - - - - - O - - - - - - - - - - -� D1 12 ' h A3.1 26 STAIR WITH 42"GUARDRAIL 1 /A6.2, 18/A6.1 TEMPERED (o O 6 FIX Z = ' 10 Q I O 33 33 ® �/$ = I 27 42"GUARDRAIL SYSTEM 11 & 12/A6.2 z_ v ELEV. AFCI o C7 � 1 LAUN. LIY EQUIP. M ENTRY 1 A4.1 42"LOW WALL o I I ONE LAYER OF 1-HOUR FIRE RESISTIVE 7 6 5 4 3 26 DN a I O G�NSEO AROLu H/T� = 5/8" TYPE "X" GYP. BD. REQUIRED ON CLOSET D 29 UPPER CABINET STORAGE F � � A Gl 2 o JOHNNY C.LU Lu ALL GARAGE INTERIOR WALLS, CEILING, 11 b EN 10 TEMPERED Lu cFl � 18 1 O $D 9 CABINETS * C-30396 POSTS AND BEAMS ADJACENT TO OR SUPPORTING THE DWELLING. SDS AA VE A6.1 o m SDI 10 T UP $ aorzon F 3'-4" $D RENEWAL rn �i N LANDSCAPE WALL DnrE �? mV -1'-3" 7.75 MSL _ 2 4 ' - ® $° SLOPE CONCRETE FLOOR WITH DEX-O-TEX"AUTO-DEX V" I N F.F. 42" GUARDRAIL @2% 27 32 WATERPROOF SYSTEM OR EQUAL. Lu 29 +0'-0' (9.00MSL) __ _ _ _ _ S7 ° I A4.5 33 14"x 8"OPENING WITH SCREEN AT GARAGE STEM WALL 14/A6.1 _ 0 2-CAR GARAGE ® $ FI 32 Job No.: Z I N 1 1 109 ONYX AVE. I LEGEND r�1 m Lu 10'x" EILIN $D ' $ 13 N Drawn: W Lu I o I ° ° ® 1 A7.0 CPA RED D N TYPE SYMBOL DESCRIPTION Checked: ® BID Date: PDR. p o Q J W1 � 8" CMU WALL-SOLID GROUT, SEE STRUCT. PLAN FOR INFO., Q w ' ® 10 ® - - S3 O SEE ELEV. PLAN FOR SURFACE FINISH, 2 HR. RATED of p LIVING14 z A4.2 F a g DINING 4 4 SLOPE W2 CONCRETE FOUNDATION /RETAINING/SHEAR WALL, SEE STRUCT. Q ' 7 23 @2% PLAN FOR THICKNESS,4 HR. RATED PER CBC TABLE 720.1(2) g I CHEN 9'-0"CEILING 10'-0"CEILING Date: Issues/ Revisions: 1 -0.11 -8 4 HEAT w 1 HR. RATED WALL/PARTY WALL W/WOOD STUD W/ONE LAYER o a W3 7.28.2015 BID SET w 4' 3 '- "CEILING 29 p TYPE'X' GYP. BD. ON EACH SIDE 13 13 MODEL# AFCI o 10 I a: 7.21.16/4\PLAN CHANGE 2 0 ' O ®�-J ®® A7.0 COSMO-135 o O 2 HR. RATED WALL/PARTY WALL W/WOOD STUD W/TWO ° A 23 $ p y in Wq LAYERS TYPE 'X'GYP. BD. ON EACH SIDE 0 6� 27 Q • • PANTRY REF. 17 Ln W5 WALL W/WOOD STUD W/ONE LAYER GYP. BD. ON EACH SIDE TRAFFIC SAFETY o o - - - - - - - - - o - - - - GFI 12 cFr - - - _GF 15 25 F P AFa TRAFFIC SAFETY z VISIBILITY AREA v 33 33 O 1 Q VISIBILITY AREA ® SMOKE DETECTOR INTERCONNECTED O INCANDESCENT LIGHTING Q SEE NOTE BELOW Y - - - - - - - _ SEE NOTE BELOW TO SOUND AT THE SAME TIME WALL MOUNTED - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 0 m �- m CEILING MOUNTED O INCANDESCENT LIGHTING Q w 12 18 I DN DN G I 5 12 ~ 0 JUNCTION BOX CEILING MOUNTED GFI DUPLEX RECEPTACLEP PENDANT LIGHT L J OUTLET W/GROUND-FAULT 4- CEILING MOUNTED m m PROPERTY LINE CIRCUIT-INTERRUPTER. 18" Q TELEPHONE OUTLET 10 0" 15 A.F.F. OR AS NOTED. 20'-6" 6'-2" 12'-6" 10'-6" T-5" 4'-0" 5'-11" 2'-0" 15'-0" AFCI DUPLEX RECEPTACLE / COMPUTER DATA OUTLET 5'-0" 72'-0" 8 0 -& OUTLET. W/ARC FAULT ® TELEVISION/CABLE SHEET TITLE: CIRCUIT INTERRUPTER. 18" OUTLET REAR SETBACK FRONT YARD SETBACK A.F.F. ORT" NOTED. BELL "HALF-HOT"OUTLET SPLIT-WIRED RECEPTACLE S3 THREE-WAY SWITCH "® HOSE BIBB S SINGLE-POLE SWITCH C TRAFFIC SAFETY VISIBILITY AREA NOTE: THERMOSTAT 3. THE FOLLOWING HEIGHT LIMIT REQUIREMENTS SHALL APPLY Oj JUNCTION BOX, FLUSH IN SD DIMMER SWITCH GROUND WITHIN A TRAFFIC SAFETY VISIBILITY AREA WALL, 18"A.F.F. OR AS NOTED FLUORESCENT FACE-MU FTX D RE FLOOR a. FENCES,WALLS, SIGNS,ACCESSORY STRUCTURES, ® CARBON MONOXIDE SETBACK NOTE: MOUNDS OF EARTH, OR OTHER VISUAL OBSTRUCTIONS DETECTOR ®CONTINUOUS ROW ALL SETBACKS ARE DIMENSIONED SHALL NOT EXTEND ABOVE THIRTY(30) INCHES IN HEIGHT ® INCANDESCENT LIGHTING FLUORESCENT FIXTURE FROM THE PROPERTY LINE TO THE AS MEASURED FROM ADJACENT FINISHED GRADE CEILING RECESSED Q EXHAUST FAN W/HUMIDITY FACE OF FINISH MATERIAL. N INCANDESCENT LIGHTING SENSOR W/MIN. 50 CFM b. HEDGES, SHRUBBERY,AND VEGETATION SHALL BE CEILING RECESSED MAINTAINED TO A HEIGHT OF TWENTY-FOUR(24) INCHES y MOISTURE PROTECTED SHEET # GROUND F LOO R OR LESS AS MEASURED FROM ADJACENT FINISHED GRADE ��O NOTE: c. ONLY TREES WITH SINGLE TRUNKS ARE ALLOWED AND Z THE CODE REQUIRES THAT EQUIPMENT AND DUCT SIZING BE DONE ACCORDING TO SCALE: 1/4" = 1'-0° TREE CANOPIES SHALL BE MAINTAINED AT A MINIMUM ACCA MANUALS J, D, AND S OR AN EQUIVALENT HEIGHT OF SEVEN FEET ABOVE GROUND LEVEL, AS SCS ALL OUTLETS SHALL BE AFCI PROTECTED ■ MEASURED FROM ADJACENT STREET CURB ELEVATION ALL OUTLETS IN BATHROOM AND KITCHEN SHALL BE GFCI PROTECTED 5 4 3 2 1 \\TAG\Dropbox (K)\Dropbox\Share with TAG-SChen\109 Onyx\140402-NB-A21-ground floor.dwg 10-31-16 03: 04: 08 PM Steven CONSTRUCTION SET WITH PLAN CHANGE- 10-31-2WZ ui 5 4 3 2 1 Qs6 s5 s4 sa s1 s9 KEYNOTES o M = A4.4 A4.4 A4.1 A4.6A4.1 A4.6 U_ B SYMBOL DESCRIPTION DETAIL C J ui v F- A3.3 N = > v z RETAINING WALL SEE CIVIL DINGS rn U co Z 1 STAIR FOR BOTH UNITS: 1ST FLOOR TO STEM WALL-SEE STRUCTURAL, ARCHITECTURAL,AND cn LLj U m Z O 1 1 1 1 2ND FLOOR 10'-0" LEVEL CHANGE). 14/A6.1 U) > = F &i O o FLOOR(10'-O" CIVIL DRAWINGS. APPLY WATERPROOFING FROM W Q y) F o z TOTAL OF 16 RISERS @ 7.5" WITH 11" FINISH GRADE TO TOP OF FOOTING. IY V o w O Z TREAD DIMENSTION w1 W n- W z H INTERIOR SHEAR WALL-SEE STRUCTURAL DRAWINGS. Q 0 Q Z p Z V 5'-0" 72,_0„ 8'-0" U 1 0_ r = Q w REAR SETBACK FRONT YARD SETBACK ELECTRICAL PANEL 200 AMPS. KEEP 3 FEET CLEAR FROM FACE OF W � a0of. W z W 0 = PROPERTY LINE ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION -O 0 Z O Z 110 U 0 14'-9" 18'-10" 14'-6" 14'-1 1" 8'-6" Q ~ 0 O HOSE BIBB of (L Z O O v Q Q o w 2'-6" 9'-6" 2'-9" 4'-6" 10'-0" 4'-4" 11'-6" 3'-0" 3'-8" 7'-9" 3'-6" 9 w HANDRAIL-34"TO 38" HIGH ABOVE ADJACENT NOSING 3&6/A6.2 W O CZ T-7" 6'-5"W/8 RISE 6 M2 o O I ,n A TEMPERED &7 TREADS1;1Pix m O O 27 I O TOILET TEMPERED U 3'- " A N �+ O VANITY SINK GF \ / - S2 _ - � (� - UP-`�,' A4.1 COOK RANGE WITH EXHAUST HOOD ABOVE w O LIF�i a 26 -< MASTER WITH MINIMUM 100 CMF EXHAUST RATE > o o SD 8 BATH 2 22 / \ 11 10 9 4 2 1 4 BESTER DROOM 24 o 7 / \ 12 DOUBLE SINK WITH GARBAGE DISPOSAL 0 rn D w ® 9 14'-5"X 11'-0" Z / _ - \ w 13 6.1 O 1 a AFCI 9'-0"CEILING J WASHER/DRYER-PROVIDE WASTE, HOT WATER, 0 Z o io _ COLD WATER AND DRYER VENT TO OUTSIDE. ?r () � o G 2 J W.I.C. ® 30 14 6 1 15 DECK Z O co U w D D D _ i 3'-4" S SD J N C F W 39" REFRIGERATOR SPACE co d 0 BEDROOM 2 5 as 15 S SD SLOPE n_ ice? Q O 12'_2„X 11 _0" .SD.SD.SD 3 4 D 16 20 @ O H '� = CJ a x TANKLESS WATER HEATER MOUNTED FOUR FEET ABOVE THE o F. 27 a 16/A6.1 LU VAULT CEILING 10'- ' 3'-9" �„ 4 " HT. MIN. _ A7.0 GARAGE FLOOR MINIMUM w a F- 00 M < [D +1 O O ARDRAIL 4 + l O 4 111 ONYX AVE. TEMPERS �� ~ Q O o 20 HAL ® A6. I A4.5 RAISED PLANTER } N Q 1® a CLG. 4 A _ KZ Q H v co Q a �7 TE 2X WOOD SCREEN WALL 8/A6.1 w I r DSD O N SHELF SD F © Y N N I 2 19 J TRENCH DRAIN - SEE CIVIL PLAN < M 19 4 zz 0 o GFI N Lu L 6" 3'-0" 0 8 F.F. F. _ _ _ _ _ S3 GAS FIREPLACE(DIRECT VENT). SEE SHEET A6.3 FOR DETAIL. A6.3 F- 7y _ _ 8 A4.2 z 1 BATH 3 +1 '-0" +l l' " MASTER HVAC UNIT 0 Q \� D POO BATH MASTER r SD F 4 J D Q 0 CLOSET 5 21 p 22 O o b 19 ATTIC F.A.U.-SEE F.A.U. HEATING NOTE Z U BEDROOM 3 7 8'-0" CLG. O 11'-6"X 10'-6" O 4'-6" M 3'-116 20 30"x 30"ATTIC ACCESS WITH 30" MIN. HEADROOM Q VAULT CEILING W I.C. q I SHOWER PAN-CERAMIC TILE FINISH UP TO 6'-0"ABOVE W B I 6'-0" 8'-5" D 4'-0" 21 DRAIN MIN. WITH TEMPERED GLASS ENCLOSURE o A3.1 I 22 RA6=1 I A3.1 BATHTUB-CERAMIC TILE FINISH UP TO 6'-0"ABOVE K 22 DRAIN MIN. WITH TEMPERED GLASS ENCLOSURE D A 50'-4" 7 GRANITE COUNTERTOP F0 2'-6" 8'-2" M GZ 11'-0" n DECK/BALCONY WITH DEX-O-TEX"WEATHER WEAR"WATERPROOF YSTEM . ' 14'-9" 18'-10" A3.3 14'-6" 14-11" 8'-6" ASSUMED 24 OR EQUAL. SLOPE @ MIN. 1/4"PER FT. TO DRAIN. ICC-ES ESR-1757 - - - - - - - - PROPERTY LINE m 2'-6" 9'-6" 2'-9" 4'-6" 10'-0" 4'-4" 11'-6" T-0" T-8" T-9" T-6" o BUILDING LINE ABOVE CL Al C1 4'-1" 6'-5"Wl8 RISERS 6 M1 M 26 STAIR WITH 42"GUARDRAIL 1 /A6.2, 18/A6.1 &7 TREADS F10 Al Al 27 Q TEMPERS° FIX z TEMPERED (� 3' 7" A (V 27 42"GUARDRAIL SYSTEM 11 & 12/A6.2 z I T GF \\ // - - - - I - - - '�I \ / (� - UPM A4.1 42"LOW WALL O ' W.I.C. ° 8 22 %T\ 11 10 9 4 26 2 1 4 MASTER I ��aS HTF ED ARS Lu o BATH 2 BEDROOM UPPER CABINET STORAGE v c F cO 0 7 // \\ ,n � 12 9 \ 14'-5"X 11'-0" JOHNNY C-30396 F- UA ¢ 13 v 9'-0"CEILINGF- W CABINETS Ar F- z 1 J ® _ _ � � F- 14 6.1 o1 lg FD A I 15 o SL z Z 5 I", DSD 9 ,�GFI 15 6 1 3,�„ S SD J❑ @ 2/o } LANDSCAPE WALL O w BEDROOM 2 $DSDSD DN 16 S SD 20 I. K 0 A`\FOQ U 0- 12'-2"X 11'-0" S3 4 w CONCRETE FLOOR WITH DEX-O-TEX"AUTO-DEX V" z A a _ / ® 3'-9" 4 " HT. MIN. F. /�7,0 27 WATERPROOF SYSTEM OR EQUAL. VAULT CEILING > _ O F.F. 0 4„ ARDRAIL 4 11'-0" I _ _ _ _ S7 Lu d `o 2D 4 t10'-0" 4 ® 109 ONYX AVE. TEMPEREtl A4.5 14"x 8"OPENING WITH SCREEN AT GARAGE STEM WALL 14/A6.1 _ 1 II 1 4 K1 1 24 Job No.: z I N Szi® 6'-0" LG A LEGEND r�1 4 iv SHELF ®�Y EMPER N N Drawn: W a SS D 0 SD N 19 TYPE SYMBOL DESCRIPTION Checked: M 4 0 o cFi DECK 8" CMU WALL-SOLID GROUT, SEE STRUCT. PLAN FOR INFO., BID Date: Q SLDPE L 3' _ F -_ _ S3 W1 � SEE ELEV. PLAN FOR SURFACE FINISH, 2 HR. RATED 1 Aa + -1 V- Qof 10-0 _ +11 MASTER 8 5 A4.2 WZ _ CONCRETE FOUNDATION /RETAINING/SHEAR WALL, SEE STRUCT. �BATH 3 4 BATHT PLAN FOR THICKNESS,4 HR. RATED PER CBC TABLE 720.1(2) < �".yd ro Date: Issues/ Revisions: z 4 J SD Dom/ MASTER - n 1 HR. RATED WALL/PARTY WALL W/WOOD STUD W/ONE LAYER H1 W3 7.28.2015 BID SET BEDROOM 3 D Q 0CLOSET 5 21 D b o TYPE W GYP. BD. ON EACH SIDE 1 8'-0"CLG D a 22 SLOPE 7.21.16�PLAN CHANGE m 11'-6"X 10'-6" 7 4' M -6" 3'-11" @2% W4 O 2 HR. RATED WALL/PARTY WALL W/WOOD STUD W/TWO AULT CEILING 2� V Q WIC 0 " LAYERS TYPE 'X'GYP. BD. ON EACH SIDE z 12,_6" 6'-0" 7 0" 8'-5" in '-0 Q II <6> W5 WALL W/WOOD STUD W/ONE LAYER GYP. BD. ON EACH SIDE (J OE z N ® SMOKE DETECTOR INTERCONNECTED O- INCANDESCENT LIGHTING TO SOUND AT THE SAME TIME WALL MOUNTED Of ¢ G1 22 7 ¢ INCANDESCENT LIGHTING -1 m Al O C1 E1 m CEILING MOUNTED CEILING MOUNTED p H TEMPERED p F• W 2'-6" 8'-2" 50'-4" 11'-0" Lu JUNCTION BOX W w GF1 DUPLEX RECEPTACLE P PENDANT LIGHT 0 0 4- CEILING MOUNTED ,n OUTLET W/GROUND-FAULT PROPERTY LINE CIRCUIT-INTERRUPTER. 18" < TELEPHONE OUTLET A.F.F. OR AS NOTED. 5'-0" 72'-0" 8'-0" AFci DUPLEX RECEPTACLE / COMPUTER DATA OUTLET REAR SETBACK FRONT YARD SETBACK OUTLET. W/ARC FAULT ® TELEVISION/CABLE SHEET TITLE: CIRCUIT INTERRUPTER. 18" OUTLET A.F.F. OR AS NOTED. BELL "HALF-HOT"OUTLET SPLIT-WIRED RECEPTACLE S3 THREE-WAY SWITCH "® HOSE BIBB S SINGLE-POLE SWITCH C OT THERMOSTAT SD DIMMER SWITCH A3.2 Oj JUNCTION BOX, FLUSH IN SECOND WALL, 18"A.F.F. OR AS SURFACE-MOUNTED FLOOR PLAN NOTED FLUORESCENT FIXTURE CARBON MONOXIDE SETBACK NOTE: DETECTOR ®CONTINUOUS ROW ALL SETBACKS ARE DIMENSIONED ® INCANDESCENT LIGHTING FLUORESCENT FIXTURE FROM THE PROPERTY LINE TO THE CEILING RECESSED Q EXHAUST FAN W/HUMIDITY FACE OF FINISH MATERIAL. N INCANDESCENT LIGHTING SENSOR W/MIN. 50 CFM CEILING RECESSED SECOND FLOOR PLAN �O MOISTURE PROTECTED SHEET # NOTE: Z THE CODE REQUIRES THAT EQUIPMENT AND DUCT SIZING BE DONE ACCORDING TO SCALE: 1/4" = 1'-0" �� ACCA MANUALS J, D, AND S OR AN EQUIVALENT ALL OUTLETS SHALL BE AFCI PROTECTED ■ ALL OUTLETS IN BATHROOM AND KITCHEN SHALL BE GFCI PROTECTED 5 4 3 2 1 \\TAG\Dropbox (K)\Dropbox\Share with TAG-SChen\109 Onyx\140402-NB-A22-second floor.dwg 10-31-16 03:04:20 PM Steven CONSTRUCTION SET WITH PLAN CHANGE- 10-31-2C-6 ui 5 4 3 2 1 KEYNOTESg w ML? o SYMBOL DESCRIPTION DETAIL 04 U LLi v F- RETAINING WALL SEE CIVIL DWGS rn u cc w S6 S5 S4 S8 B S1 S9 Q W p to V) A4.4 A4.4 A4.1 A4.6 A3.3 A4.1 A4.6 STAIR FOR BOTH UNITS: 2ND FLOOR TO STEM WALL-SEE STRUCTURAL, ARCHITECTURAL,AND 14/A6.1 uJ U co Z m 3RD FLOOR(8'-0" LEVEL CHANGE). CIVIL DRAWINGS. APPLY WATERPROOFING FROM W Q U r y) OF o FINISH GRADE TO TOP OF FOOTING. � O Ly Z w TOTAL OF 13 RISERS @ 7.35" WITH 11" p } W W 3- pzm 3i3 oF ¢ TREAD DIMENSTION INTERIOR SHEAR WALL-SEE STRUCTURAL DRAWINGS. F O F- Z X pQ z Q 5'-0" 72'-0" 8-0' ELECTRICAL PANEL 200 AMPS. KEEP 3 FEET CLEAR FROM FACE OF O p U � zr < x - w REAR SETBACK FRONT YARD SETBACK ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION Q. Lu z W W Q F Y �- PROPERTY LIN Y - A W 3: o of p 0 U¢ 72'-0" Q HOSE BIBB 0 Z O O v Q 0 O o F- 2'-6" T-0" 13'-2" 6'-1" 5'-4" 14'-0" 14'-11" 9'-0" 00 W HANDRAIL-34"TO 38" HIGH ABOVE ADJACENT NOSING 3&6/A6.2 V5 -IT cn W - - 6'-5"W/8 RISERS 6 w Lu F - O 3' 7° &7 TREAD3'S 7° 7 TOILET V) I cn I O o Q - -� O VANITY SINK �� COOK RANGE WITH EXHAUST HOOD ABOVE uJ O 4 4 LT a FI WITH MINIMUM 100 CMF EXHAUST RATE > o z ° °U) LU / \ Orn 9 7 6 5 4 3 2 1 DRAIN D 4 z DOUBLE SINK WITH GARBAGE DISPOSAL Z rn ro ry Lu ¢ 10 9 2 WASHER/DRYER-PROVIDE WASTE, HOT WATER, P COLD WATERAND DRYER VENT TO OUTSIDE. O?r O o 3: 2 H 11 .1 18 3,�, TE FERED O O �' Z O co L) Wa _ 14A 4 `� 12 I LO DECK ROOF24 ZN Lu 0- 39" REFRIGERATOR SPACE Z J oii DN 42" HT. M SDS -- - i - - - U0 ~ �o 16/A6.1 U 00 wC? GUARD IL 25 Q DECK BELOW GARAGE FLOOR MINIMUM w a V) o QNO ROO w o A4.5 RAISED PLANTERU W U Z 14,_6„ N 11,_1„ Q 2 N Q H vcn ¢ a ¢ I 8 CFI 23 GAME 20 F.F. N I 2X WOOD SCREEN WALL 8/A6.1 w ° ROOM A7.0 +21'-0" SD TRENCH DRAIN - SEE CIVIL PLAN Lu O BA SEE NO F.F. 3'-0"BAR 111 ONYX AVE. S3 7 BELOW +19'-0" D s� - - - - - - A4 2 17 GAS FIREPLACE(DIRECT VENT). SEE SHEET A6.3 FOR DETAIL. A6.3 0 3:1 DRAIN �e Op ¢ m �� ® 22 M NOTE #1 ��I FD 6 2° D I C? HVAC UNIT O F ®1 FD o ATTIC F.A.U.-SEE F.A.U. HEATING NOTE 7 Z _ - L� _ - - L _ _ 30"x 30"ATTIC ACCESS WITH 30" MIN. HEADROOM = B I L FIEFEM) I A SHOWER PAN-CERAMIC TILE FINISH UP TO 6-0"ABOVE W A3.1 A3.1 DRAIN MIN. WITH TEMPERED GLASS ENCLOSURE E FL w 16 Q p I D I 22 BATHTUB-CERAMIC TILE FINISH UP TO 6'4"ABOVE DRAIN MIN. WITH TEMPERED GLASS ENCLOSURE p ASSUMED 13'-2" 5'-6" 6'-8" 5'-2" 7'-6" 13'-5" 23 GRANITE COUNTERTOP ' PROPERTY LINE 0 - 9'-6" D 50'-6" A 12'-0" DECK/BALCONY WITH DEX-O-TEX"WEATHER WEAR"WATERPROOF YSTEM co A3.2 A3.3 24 OR EQUAL. SLOPE @ MIN. 1/4"PER FT. TO DRAIN. ICC-ES ESR-1757 m _ _ _ _ _ _ _ _ _ 72,_0„ _ -- _ _ _ _ _ O 25 BUILDING LINE ABOVE CL 2'-6" T-0" 13'-2" 6'-1" 5'-4" 14'-0" 14'-11" z - 6_-5'�/� 0 f 3-7 &7 TREADS T-7" 26 STAIR WITH 42"GUARDRAIL 1 /A6.2, 18/A6.1 z ¢ 27 42"GUARDRAIL SYSTEM 11 & 12/A6.2 I 26 5 - - - - - - - - S2 a z f e coM A4.1 42"LOW WALL of 0 ( 4 0� I� I SED ARCH Lu m = m 7 6 5 4 3 2 1 0 ° 4 UPPER CABINET STORAGE y�P QFO BID �9 DRAIN JOHNNY C.LU F z � W 10 9 1 z_ CABINETS * C-30396 F- J 3: 2 3(M H 11 A .1 EN 18 3,_4, TE FIXRED -� fi1301R077 12 1 ROOF 24 r LANDSCAPE WALL z w AFCi DECK uwa 0 \FpQ OU O 12 3 42" HT. M SDS O CONCRETE FLOOR WITH DEX-O-TEX"AUTO-DEX V" AL �i WATERPROOF SYSTEM OR EQUAL. z ®® GUARDR IL a Lu o 3'4" 25 O o\o __ __ _ S7 Lu �� A4.5 14"x 8"OPENING WITH SCREEN AT GARAGE STEM WALL 14/A6.1 _ ROO 5 14'-6" w N 11'-1" DECK BELOW Job No.: zm g 23 AME 20 F.F. N LEGEND Drawn: W wa I VBA. D OOM A7.0 +21'-0" N I TYPE SYMBOL DESCRIPTION Checked: 109 ONYX AVE. BAR ¢ J:aQ ° SEE N E BID Date: 8" CMU WALL-SOLID GROUT, SEE STRUCT. PLAN FOR INFO., F.F. 3 0 S3 W1 �- SEE ELEV. PLAN FOR SURFACE FINISH, 2 HR. RATED Q BELOW +19'-0" Lu DRAIN D �`OA A4.2 O CONCRETE FOUNDATION /RETAINING/SHEAR WALL, SEE STRUCT. Q o 3.1 M FI ?o D I 6> PLAN FOR THICKNESS,4 HR. RATED PER CBC TABLE 720.1(2) q ® 22 NOTE #1 6 f Date: Issues/ Revisions: z ' AFC1 FD FD °' O 1 HR. RATED WALL/PARTY WALL W/WOOD STUD W/ONE LAYER W ®1 Q W3 7.28.2015 BID SET b TYPE'X' GYP. BD. ON EACH SIDE 7.21.16�PLAN CHANGE 2 HR. RATED WALL/PARTY WALL W/WOOD STUD W/TWO 3: L - - E I - - - - L1 - - - - L - - W4 LAYERS TYPE 'X'GYP. BD. ON EACH SIDE D z I PIEFIEM E FL W 16 I W5 WALL W/WOOD STUD W/ONE LAYER GYP. BD. ON EACH SIDE ® SMOKE DETECTOR INTERCONNECTED O- INCANDESCENT LIGHTING Q I Y D Y I TO SOUND AT THE SAME TIME WALL MOUNTED U 13'_2„ 5'-6" 6-8" 5'-2" T-6" 12'_5, U D m o F- 9 6 CEILING MOUNTED¢ INCANDESCENT LIGHTING m 50'-6" 12'-0" o F CEILING MOUNTED ¢ W JUNCTION BOX cn NT W w GFI DUPLEX RECEPTACLE P PENDANT LIGHT 0 p CEILING MOUNTED cn PROPERTY LINE OUTLET W/GROUND-FAULT CIRCUIT-INTERRUPTER. 18" < TELEPHONE OUTLET A.F.F. OR AS NOTED. 72'-0" 8'-0" AFC DUPLEX RECEPTACLE t COMPUTER DATA OUTLET REAR SETBACK FRONT YARD SETBACK OUTLET. W/ARC FAULT ® TELEVISION/CABLE SHEET TITLE: CIRCUIT INTERRUPTER. 18" OUTLET C A.F.F. OR AS NOTED. A3.2 BELL "HALF-HOT"OUTLET NOTE: SPLIT-WIRED RECEPTACLE S3 THREE-WAY SWITCH 1. THERE SHALL BE NO FACILITIES FOR FOOD PREPARATION Eg HOSE BIBB S SINGLE-POLE SWITCH� THERMOSTAT Q WITHIN THIS AREA Oj JUNCTION BOX, FLUSH IN SD DIMMER SWITCH THIRD FLOOR WALL, 18"A.F.F. OR AS SURFACE-MOUNTED PLAN SETBACK NOTE: NOTED FLUORESCENT FIXTURE CARBON MONOXIDE ALL SETBACKS ARE DIMENSIONED DETECTOR ®CONTINUOUS SFOIXTURE FROM THE PROPERTY LINE TO THE INCANDESCENT LIGHTING FLUORESCENT FACE OF FINISH MATERIAL. ® CEILING RECESSED Q EXHAUST FAN W/HUMIDITY N INCANDESCENT LIGHTING SENSOR W/MIN. 50 CFM CEILING RECESSED THIRD FLOOR PLAN S\` MOISTURE PROTECTED SHEET # � NOTE: 02 THE CODE REQUIRES THAT EQUIPMENT AND DUCT SIZING BE DONE ACCORDING TO SCALE: 1/4" = 1'-0" �� ACCA MANUALS J, D, AND S OR AN EQUIVALENT r ALL OUTLETS SHALL BE AFCI PROTECTED ■ 3 ALL OUTLETS IN BATHROOM AND KITCHEN SHALL BE GFCI PROTECTED 5 4 3 2 1 \\TAG\Dropbox (K)\Dropbox\Share with TAG-SChen\109 Onyx\140402-NB-A23-third floor.dwg 10-31-16 03:04:28 PM Steven CONSTRUCTION SET WITH PLAN CHANGE- 10-31-20HB uj 5 4 3 2 1 uj KEYNOTES oM M CY2 to U_ S6 S5 S4 S8 B S1 S9 SYMBOL DESCRIPTION DETAIL ( Lu v A4.4 A4.4 A4.1 A4.6 A3.3 A4.1 A rn _ in ui V U co z co Z W 1O LINE OF WALL BELOW Q C 04 OU CHIMNEY-EXTEND 2 FT.ABOVE ROOF WITHIN 10 FT. W Q == u) OF o F of 110 LU CD REAR SETBACK i i i 0 Z w 3 3 0 ? < OGUTTER QOr QZ OZU of ROOF OVERHf}NG I I O r Q 5,_0., I F0E- Zx Q � Q � °� � z0 Z W U W 4'-6" 6" O4 DOWNSPOUT Lu a w Z w PROPERTY LINE SIDE SETBACK o W0 of SIDE SETBACK O GALVANIZED METAL SHEET CRICKET O/WATERPROOFING d Z O O v Q 0 0 01 A6.1 0 H 4 h 4 3 ¢ 4,_0„ 3 ¢ h o DIRECT VENT FOR GAS FIREPLACE w o o Oj W 0 30 S.F. MAX O ROOF OVERHANG ELEV. 8 S2 Of 0 SHAFT 12 A4.1 Og W q o 0 17 20 ° SLOPE / o ROOF OVERHANG E\ 70 ❑ a D 0 \@2/° Z Q d DG 1/4:12 11 O Z O G 3: 2 A / Oco17 4 \ 12 �? Q m o A6.2 5 \ 13 U 0) 00 W W -a � MgN C° 3:12 SLOPE DECK BELOW \ S7 Q 0 Co 0 @ - - - -I- - - - - A4.5 14 c=i W z z :12 \ QHvcco <a- RID i I I I 15 a 19 16 Lu " - - - - - S3 17 0 3 12 6. A4.2 z ROOF 18 3:12 3:12 DECK Lu N 19 v 140L 2 20 v lij II 22 BtoA 23ASSUMED z ' A3.1 Lz (D-/ 3 4 A 10 4 / PROPERTY LINE A3.1 24 • Z A3.2 A3.3 A6.1 CL F- ¢ 3 q 4'_0., 3 4 wa 25 zW 0 a0 n� o � 26 Q 0- 111 - 30 S.F. MAX I 27 z ELEV. S2 SHAFT .12 \ / - - - - - - - - 4. (_17 A6. `° / I SED ARCy�T�.` A6.2 JOHNNY C.LU c 0 \ / * C-30396 1/4:12 3: 2 W \ SLOPE �/ 613012017 F @ 2 z 17 N % O A6.2 3: 2 5 4 \ / DATE �? 0 U W 31 SLOPE \ S7 _ F @� X A4.5 Job No.: C7 M M z W RID / \ Drawn: W Checked: W I 19 / \ I BID Date: A6.2 W / \ S3 2 g - - - - - A4.2 Lu 3 12 / DECK BELOW \ ROOF < 3:12 3:12 DECK Date: Issues/ Revisions: Z \ 7.28.2015 BID SET 3 12 / 7.21.16/4\PLAN CHANGE ROOF OVERHANG / o L - z Cn z0" / \ FRONT SETBACK z SIDE SETBACK I ROOF OVERHANG ROOF MATERIAL: a 4 3 4 - - - - 8,_0" PAD-CLAD D SNAP ON STANDING SEAM a 3 4 4 to zn ASTM TESTS SIDE SETBACK ASTM E /16TESTED _ •ASTM E331331/164646 TESTED 4'-6" PROPERTY LINE ASTM E1592 TESTED 10 SIDE SETBACK 6. UL CLASSIFICATION SHEET TITLE: jUL-580 CLASS 90 RATED OVER SOLID SUBSTRATE REAR SETBACK J UL-1897 WIND UPLIFT UL-790 CLASS A FIRE RATED C UL-263 FIRE RESISTANCE RATED A3.2 UL-2218 IMPACT RESISTANCE RATED UL-90 RATED ALUMINUM PANEL UP TO 16"O.C. ® ASPHALT SINGLES ROOF PLAN SETBACK NOTE: NOTE: BY OWENS CORNING ALL SETBACKS ARE DIMENSIONED DIRECT RAIN WATER FROM FIRE CLASSIFICATION: FROM THE PROPERTY LINE TO THE GUTTER/DOWNSPOUT TO OWENS CORNING ASPHALT SHINGLES HAVE BEEN TESTED FOR FACE OF FINISH MATERIAL. BIORETENTION AREASN FIRE CLASSIFICATION CLASS A IN ACCORDANCE WITH UL790(ASTM E108). SHINGLES TESTED IN ACCORDANCE WITH UL790(ASTM E108)QUALIFY FOR USE UNDER SECTION 1505.1 OF THE 2012, 2009 y AND 2006 IBC AND SECTION R902.1 OF THE 2012, 2009 AND 2006 ROOF PLAN IRC. SHEET # OZ ICC-# ESR 1372 SCALE: 1/4" = 1'-0" "�� ICC-# ESR 3229 A2 . UL ER2453-01 5 4 3 2 1 \\TAG\Dropbox (K)\Dropbox\Share with TAG-SChen\109 Onyx\140402-NB-A24-roof plan.dwg 10-31-16 03:04: 34 PM Steven CONSTRUCTION SET WITH PLAN CHANGE- 10-31-201 ui 5 4 3 2 1 ui MATERIAL o M M LO o SYMBOL DESCRIPTION DETAIL (Dov N U z 1 11 7 1 11 7 B rn U E 04 co rn w ELEVATOR SHAFT a c 0 (o OU e COMPOSITE WOOD SIDING W Q U r U)OF o Z 38.00of 29 FT. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ - - X38.0029FT. Xa uid LyCD °� Lu SLOPE ROOF HT. LIMIT 3:12 3:12 LOPE ROOF HT. LIMIT B WOOD RAILING Z m w O F U H 3:12 3:12 a O F a Z p Z S w2 ASSUMED B F Z z Lu =_ a 4 STANDING SEAM METAL ROOFING W a W z W 0 CHIMNEY W 0 - 0 W Q O L 3'-0" L L d Z O O v a 2 4 6 F o e METAL ROOF Fa w 31T2- 3:12 B ALUMINUM FRAMED WINDOW OI METAL SIDING THIRD FLOOR :' 771ii� _ _ THIRD FLOOR WOOD TRELLIS 8&10/A6.2 W O +19._0„ - . . '. . . +19._0„ e > o Cn I Y/"3 COAT STUCCO ACRYLIC FINISH SMOOTH TEXTURE O O 10 L ASPHALT SINGLE o Q Z O w , CL T-6"U T mI m W F O a N O . . ., m 312 ' I 3:12 F _0 CD a O N N 4 3:12 .. —� 4'_On 4 (V C\1 L) Q ! z Q N SECOND FLOOR I .. .. _ —I SECOND FLOOR N a (4 a s - - — g +10._0, — +10'-0" Lu a coLu 47 Cl? Z F 36 U Lu U U U a IN LuLLJ LL FIRST FLOOR_ _ _ _ .. — — — — — — — — — —FIRST FLOOR O +0'-0"(9.0 MSL) — — — — — — — — — — � ` +0'_0"(9.0— MSL) O J dLEVATION WE— COLOR 109 & 111 - WEST CL B SYMBOL DESCRIPTION DETAIL o SCALE: 1/4" = 1'-0" V 'SHERWIN-WILLIAMS'CAPE COD RED(SW 3020) OR EQUAL COLOR Al a e SHERWIN-WILLIAMS' PINE CONE (SW 3046)OR EQUAL COLOR z 5 11 1 11 1 A3 SHERWIN-WILLIAMS' EMBER(SW 3029)OR EQUAL COLOR NS`0 AROH/T Lu R ASSUMED R Fc Lu L L B1 'SHERWIN-WILLIAMS' MUSLIN (SW 6133)OR EQUAL COLOR y JONC-30396 LU Lu * # jh 38.00 29 FT- - - - - - - - - - - - - - - - - - - — - - - - - - - - - - - - - - - - - - - - — _ - - _ - - — - - - - - - - - - - - - - - - - - - - - - - - - - - - --38.00 29 FIT e 'SHERWIN-WILLIAMS' FRESCOCREAM (SW7719)OR EQUAL COLOR 63012017 F SLOPE ROOF HT. LIMIT 3:12 3:12 1'-0" T-0" SLOPE ROOF HT. LIMIT B2 `P RENEWAL U 3:12 3:12 B DATE 0 I 63 SHERWIN-WILLIAMS' EGGWHITE(SW 6364)OR EQUAL COLOR 0 pL\FOS Z ROOF OVERHANG LuLu 4 MANSARD ROOF � 3: 2 T.O_MANSARD�RF. Job No.: (9 M +2Y 4'-6" — - — +24'-6" Y z 2'-0" r�1 W Drawn: W Lu 4 Checked: CL 3:12 3:12 4 BID Date: a ROOF DECK S - ROOF DECK a +21'_0" — — 4'_0" of Lu 0" SI SETBACK a 3'- " '-0'. . : Date: Issues/ Revisions: z w 7.28.2015 BID SET ROOF OVERHANG Lil� 0,. I 3,_0„ 7.21.16�PLAN CHANGE o - N '_D" Z SIDE ETBACK 4 I ° 4 a N N Of SECOND FLOOR - - I _ - - _SECOND FLOOR GENERAL NOTES +11'_0" a 4 0 0 4 1. SEE DOOR AND WINDOW SCHEDULES FOR DOOR AND WINDOW COLOR IF NOT SHOWN ON ELEVATIONS. I SHEET TITLE: SETBACK NOTE: ALL SETBACKS ARE DIMENSIONED FROM THE PROPERTY LINE TO THE FACE OF FINISH MATERIAL. Q LLA BUILDING Q FIRST FLOOR — —L — FIRST FLOOR ELEVATIONS - - +0'-0"(9.0 MSL) +01-01(9.0 MSL) N N N FS ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ r ■ o ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ � ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ +6.96 2 7 9 3 3 7 4 3 9 I af 7777 SHEET # 109 & 111 - EAST ELEVATION A SCALE: 1/4" = 1'-0" A3 . 1 5 4 3 2 1 \\TAG\Dropbox (K)\Dropbox\Share with TAG-SChen\1 09 Onyx\140402-NB-A31-elevations.dwg 10-31-16 03: 04:41 PM Steven CONSTRUCTION SET WITH PLAN CHANGE- 10-31-20JO ui 5 4 3 2 1 ui MATERIAL o M U- 11 1 11 7 0 SYMBOL DESCRIPTION DETAIL (D -j > v �' B of � w 1 ELEVATOR SHAFT - a c0) U p co OU e COMPOSITE WOOD SIDING W Q U r U) OF o z 38.00 29 FT. � X a O W C7 rn - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - w SLOPE ROOF HT. LIMIT B p z w :5i 3:: 0 _ IT Z WOOD RAILING ZO Co Z z Q Z Q wQ �j B STANDING SEAM METAL ROOFING W a W z W p L 01 e Of m0 T.O. MANSARD RF. 3'12 CHIMNEY d Z O O v a 6O +24Q 6 H e METAL ROOF TT 11 TT ROOF DECK - B ALUMINUM FRAMED WINDOW 0 +21'-0" I 6'-0' e METAL SIDING rn WOOD TRELLIS 8&10/A6.2 W I. LLI I o ❑ j 10 Y/"3 COAT STUCCO ACRYLIC FINISH SMOOTH TEXTURE O D W I W I I Z a_ p O .. L O Z Lu .: � z o 11 ASPHALT SINGLE U 9 I I - C F w co Z J W T 6° CL I F V) W ~O N SECOND FLOOR -. U W F U Z z +11'-0„ { Of ly a a a- - - - - - I 1 V W , _ .. I co :. Lu I .. r z I 8,_0„ I ❑ f I m f .. F 50 w I J I Of I , ^ v a ;. N Lu — 11LU F Ah FIRST FLOOR ILL - - +Y 0'-0"(9.0 MSL) - , Y O p � mm � � � co m 5'-0„ ' Lu (2)14"x 8"(224 SQ. IN.) . 81-01, 9 3 2 10 OPENING WITH BACK SETBACK COLOR m FRONT SETBACK W3 W2 SCREEN. D A4.3 A4.3 SYMBOL DESCRIPTION DETAIL 109 - NORTH ELEVATION Al D 'SHERWIN-WILLIAMS'CAPE COD RED(SW 3020) OR EQUAL COLOR SCALE: 1/4" = 1'-0" e a 'SHERWIN-WILLIAMS' PINE CONE (SW 3046)OR EQUAL COLOR z A2 of A3 'SHERWIN-WILLIAMS' EMBER(SW 3029)OR EQUAL COLOR GNS`c0 AROHTF Lu I j 11 2 7 11 W1 3 9 B1 'SHERWIN-WILLIAMS' MUSLIN (SW 6133)OR EQUAL COLOR y JOHNNY C-30396 L0 c� F A4.2 F- 62 SHERWIN-WILLIAMS' FRESCO CREAM (SW 7719)OR EQUAL COLOR s All 117 F RENEWAL z - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 38.00 29 FT. SHERWIN-WILLIAMS' EGGWHITE(SW 6364)OR EQUAL COLOR 0 DATE O SLOPE ROOF HT. LIMI g3 Z W Lu QLu 4 L 4 Job No.: Lu MANSARD RF. R Drawn: W a Lu Checked: CL BID Date: w T-3" I�7 -ITFT7 ROOOF DEC 4 Q Date: Issues/ Revisions: z Lu 7 28 2015 BID SET 7.21.16�PLAN CHANGE I Q I . _ I � Wp. 04 Of .. GENERAL NOTES Q I SECOND FL O 4'-0" I 1. SEE DOOR AND WINDOW SCHEDULES FOR DOOR AND WINDOW COLOR IF NOT 4 0 o SHOWN ON ELEVATIONS. N SHEET TITLE i S ' 5'-0„ I SETBACK NOTE: ALL SETBACKS ARE DIMENSIONED FROM THE PROPERTY LINE TO THE IFACE OF FINISH MATERIAL. Q I Q BUILDING ELEVATIONS .: I FLOC R I +0 0 (9.O M - i0 Y . :. I rn rn 5'-0" (2m m m m 7 0 m-m m m 7m m)14"x 8"(224 SQ. IN.) REAR SETBACK OPENING WITH 8 0 SHEET # SCREEN. 7 10 109 - SOUTH ELEVATION FRONT SETBACK SCALE: 1/4" = 1'-0" C A3 . 2 5 4 3 2 1 \\TAG\Dropbox (K)\Dropbox\Share with TAG-SChen\109 Onyx\140402-NB-A32-elevations.dwg 10-31-16 03: 04:47 PM Steven CONSTRUCTION SET WITH PLAN CHANGE- 10-31-2M uj 5 4 3 2 1 7 MATERIAL o M M o SYMBOL DESCRIPTION DETAIL (D -11 > v N U U) m Z 38.00 B 29 FT. � w U Co „ Z m 2 w 1 ELEVATOR SHAFT ¢ c ❑ cNo O SLOPE ROOF HT. LIMIT - - - - - - - - - - - - - - - 2 > = F L5Oo U e COMPOSITE WOOD SIDING w ¢ V U) �- o Lu ❑ } w wd IYZ � QR B WOOD RAILING Q Z Co Z z Z U 4 L B C) 0 ZX ¢ � ¢ 2 �T.O. MANSARD RF 3:12 4 STANDING SEAM METAL ROOFING � a W z W w Q ~ +24,_6„ I O O v Q 0 I e CHIMNEY (L Z 0 OZ e METAL ROOF pROOF DECK - 0 B +21,_0„ - ,. . .. 6._ ., ALUMINUM FRAMED WINDOW O T I e — - . T T I. METAL SIDING � I I e WOOD TRELLIS 8&10/A6.2 w O ❑ � o w — i Y8"3 COAT STUCCO ACRYLIC FINISH SMOOTH TEXTURE ❑ ® 11 Z o f s✓ O ¢ Lu 7'-6" ASPHALT SINGLE Z 0' o co s 0)z CL S w CD N w� N SECOONDFLOOR - - - - - - - - J- - - - - - - —. I I F Q c'> 0 :0 — — — — - - — — — — — _ aQ � Daa } + 3' 6.. I � v ¢ — w — - - _ 1 ¢ DLu o z I 0 Lu s = U v I I LLJ - - - - - - - - - - - - - - - - - - - - _ Z ¢ FIRST FLOOR .' . — — — — — N +0'-0"(9.0 MSL) LU —.— LL .. .. .. O mmommmmmmm 9 3 10 5'-0" (2)14'x 8"(224 SQ. IN.) 8'-0" W3 W2 OPENING WITH BACK SETBACK ' LLI FRONT SETBACK A4.3 A4.3 SCREEN. COLOR 111 - NORTH ELEVATION CL B SYMBOL DESCRIPTION DETAIL o SCALE: 1/4" = 1'-0" 'SHERWIN-WILLIAMS'CAPE COD RED(SW 3020) OR EQUAL COLOR Al z_ 11 2 1 11 W 1 3 9 e 'SHERWIN-WILLIAMS' PINE CONE (SW 3046)OR EQUAL COLOR o0 B A4.3 'SHERWIN-WILLIAMS' EMBER(SW 3029)OR EQUAL COLOR 9E H Lu A3 GN D ARO TF Lu 'SHERWIN-WILLIAMS' MUSLIN (SW 6133)OR EQUAL COLOR y JOHNNY C-30396 LU c� B1 H' I 38.00 29 FT. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - F- SLOPE ROOF HT. LIMI B2 SHERWIN-WILLIAMS' FRESCO CREAM (SW 7719)OR EQUAL COLOR aorzon F RENEWAL B DA E O I Q B3 lill SHERWIN-WILLIAMS' EGGWHITE(SW 6364)OR EQUAL COLOR 0 pL\FOS Z +� Lu L Lu HHI T.O. MANSARD RF. = I +q 24�-6^ Job No.: O M r�1 z W Drawn: W Lu Checked: 0 — — _ — — — _ ROOF DEC BID Date: f +21'-0" of T_6" Lu L ' - - - - - — - - - - — — ~¢ Date' Issues/ Revisions: IZlII 7 28 20 D SET 8'-6" 7.21.161 4 PLAN CHANGE z CDfi �, ¢ .. ., . I.T�y _ _ _ SECON R D T-6" — .. +11'-0" DFL O o GENERAL NOTES - - - — '- - — - - - - — ¢ I N .. " . . 1. SEE DOOR AND WINDOW REDUCES FOR DOOR AND WINDOW COLOR IF NOT ..' SHOWN ON ELEVATIONS. SHEET TITLE I ALL SETBACKS ARE DIMENSIONED I FROM THE PROPERTY LINE 8' 1" SETBACK NOTE: I TO THE Q BUILDING Q I FACE OF FINISH MATERIAL RST o FIR FL - - - _ - _ I - - - - - - ELEVATIONS T ( ) (224 SQ. ) 7 10 2 3 0 REAR SETBACK OPENING WITH 8 0 SCREEN. FRONT SETBACK SHEET # 111 - SOUTH ELEVATION A SCALE: 1/4" = 1'-0" A3 . 3 5 4 3 2 1 \\TAG\Dropbox (K)\Dropbox\Share with TAG-SChen\109 Onyx\140402-NB-A33-elevations.dwg 10-31-16 03:04:52 PM Steven CONSTRUCTION SET WITH PLAN CHANGE- 10-31-2046 ui 5 4 3 2 1 w O M Mco LO CN U U_ O 4 fDco Lu o) Lo x LL38.00 29 FT < C p to Z SLOPE F. HT. LIMIT cii uj U m Z O W > = � rn0 o U w } w L'-' - WZ � 4LU< 0E- ZX ate ¢ wT.O. MANSARD 3 W � a Lu Z 0 2 +24'_6" - - - - - - - - - - - - - - - - — 19 106 Z O Z W Q W z W 0 0 4 26 A6.1 adz 01— ova 0 ROOF DECK_ Lu +21'-0" Lu O // ATTIC m / p TOP OF PLATE— — / x +zo'_0" 5 w p I MASTER A6• I W o BEDROOM q < p rn D o o M BATHROOM W.I.C. BEDROOM Z < m i O Lu C\' I @ -gyp' I ?: 0 of O < o C Z O M -1 19CL N mPA U) E EV. -�= U p SECOND FLOG M AFT ~ � o+ WQ] m� Mjco m +S10�" FLOOR — < _0 O U � Z QHvc=/5Qa < TOP OF PLATE— / 18 — � Lu +10'_0" TOP OF PLATE — — +9.0,I C0 Lu COVERED LIVING q '" r- PATIO (d q 5'-0" p 8'-0" WINE o LAUNDRY 0) GARAGE < CL. o w 0 F- Lu � x Z ofGROUND FLOOR < _1F+_0'-0"(9.OMSL) - - - - - - - - - - - l� Lu ,111- -111 -111 -111 -111 -111 ,III III III „III III ,III III ,III III III III III —III III _ _ — — — — — — — ALLEY W — — — Q SIDEWALK I I — = —III—I = —III ILL =1 I 1=1 —III-11 1-1 11-1 7111—III _ - -iii—I I—I 11=1 1=1 1=1 1= I = —1 I I I—III—III III—I 1=1 I—O — III-11 Y " '—III IIIIIInI111 ���—��,III, , ,II1-1II °0000000°o°ooop000000 -1II� II III,III�I�III- ' -III—II e ; III III 0 0 ovr" a°vrar°r__v v v 1=1 1=1 11- III— 11- _��= BUILDING SECTION - - -1II II ID 4'-D" . ' °�" SETBACK NOTE: 8_0,; ALL SETBACKS ARE DIMENSIONED m FRONT SETBACK SCALE: 1/4" = 1' 0" S FROM THE PROPERTY LINE TO THE FACE OF FINISH MATERIAL. 5'-0" CL ROOF OVERHANG Z BACK SETBACK O Z J Z ASSUMED o L �NSED AROHT = 38.00 29 FT. X8.00 29 FT. /F� — — JOHNNY C.LU SY LOPE ROOF HT. LIMIT 3:12 3:12 3:12 3:12 SL PE ROOF HT. LIMIT Y Lu 10 C-30396 j - - g_0' - - - - - it # F- �— fi1301R077 (p RENEWAL ` �� ZO TOP U �OF PL2 ATE_ / 9'-0" ±2Y T-3" '-0" Z I I $ Lu v co w I c o I o o O 3:12 m 3:12 ---� Job No.: Z M Drawn: W W �B_A__L�C�O�N�Y _ _ BALCONY - - - - - - - — - - - - w +2�1 00 I 4 t +21�-0 Checked: 0" 1 BID Date: Q 3'- " 0' / Lu STOP O�F PLATE — 1 \1 Date: Issues/ Revisions: Z ±1Y 9'-0" — — — — 6 \ 3 D 3'_011 A6.1 W 7.28.2015 BID SET 0 0" o o7.21.16�PLAN CHANGE 2� a TOILET M. CLOSET o TOILET M. CLOSFT o 0 Z I I rn < Z S�FLOOR _ IL _SECOND FLOOR N - - - - - - - — +11'-0" +11'-0" D TOP OF PLATE / ±10'-0" < 8 -6.1 EXISTING WOOD FENCE I `�� \ DINING / I \ DINING / BLOCK WALL SHEET TITLE: SL PE / \ SLOPE / \ FIRST FLO_OR — — I FIRST FLOOR gk 0"(9.0 MSL) ALLEY ' �1�1 (= =1 I 11=1 I I(=1 BUILDING III-1 —III III III I L. III—III—III=1 SECTION 11111111111111 1I I I II II I I II I II IIII I =1 1=1 III—III e I-1 I-' — III -III 1 I —I I I_ ' _ -- - - - EI — III=III—III III_II' III—I IIII —I II—III I' ' I1 I'I—III �I I I—III-_I I 1=1 I III—III III ._III III I 1-1 I I—III—III I f=1 11= —III _i—III III III—'' ISI I I I I I— III —I 11= — -I I_I-1 11=1 i'—' IVER 5 FT. _ _ LINE BUILDING SECTT � I SHEET # S � SETBACK NOTE: ALL SETBACKS ARE DIMENSIONED SCALE: 1/4" = 1'-0" FROM THE PROPERTY LINE TO THE A4 . FACE OF FINISH MATERIAL. 5 4 3 2 1 \\TAG\Dropbox (K)\Dropbox\Share with TAG—SChen\109 Onyx\140402—NB—A41—section.dwg 10-31-16 03: 04:58 PM Steven CONSTRUCTION SET WITH PLAN CHANGE- 10-31-2046 ui 5 4 3 2 1 LLI O M co LO LL O 38.0 MSL 29 FT. co z SLY OPE ROOF HT. LIMIT rn u E2 co w < w 0 (No O Cn > = F &j0om z gjujU m Z Of F R 3:12 R O Z m :5i O F < of 10+OPO F MANSARD ROOF _ _ — — — — _ — — __ _____________ _— GAME ROOM < BATH < F 0 F- Z Z Q 0 Q W z W W 0 � >- � _ W DECK �O a2S Z O Z W of F 2'-6" 0 ROOF DECK d Z O O v < 0 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - +21,_0„ 3'-0" 3: — THIRD FLOOR Lu T�OOR Lu O TO0, O„P OF PLATE J — — — — — � +2 O I M. BA. \ < \ I 6 — TOP OF PLATE W CD 0 ai +18,_0„ o Lu b I \ o W.I.C. w m BATH \ / w BEDROOM 3 I 0 O / o o \/ o i Zp < o / A 4 < / z_ O co U SECOND FLOOR / / \ LL L?o +11'-0" O < 0 SECOND FLOOR H fA = 0 , m / H Lu CD N Lu z SMD (O < w 0 TOP OF PLATE � C� � , F U Z - - - - - - - \ � Q � 0Ir2 } ±10,_0„ — \ < v cn < a TOP OF PLATE 2 7,_O., , O' I91-011 Lu 2 COVERED o Dir If IC KITCHEN PDR. < PATIO o cO C0o w ROOF OVERHANG LIVING GARAGE r 0 < O U LIL SLOPE F FIRST FLOOR — — — ( , +Y (9.0 Op U < �J N W m m m F- LL d O 81-01, Y TFRONT SETBACK K ° BUILDING SECTION SETBACK NOTE: 5' ' o S ALL SETBACKS ARE DIMENSIONED REAR SETBACK . = SCALE: 1/4" = 1'-0" V FROM THE PROPERTY LINE TO THE J FACE OF FINISH MATERIAL. CD 7 CLz z O Z < J Z 5 0 ASSUMED 14 �j �NSEO AROH/T 1/4:12 L -6.1 1/412 L JOHNNY C.LU�c� Lu 38.00 29 FT. 3:12 3:12 3:12 /— 3:12 X38.00 29 FT FT C-30396 H SY LOPE ROOF HT. LIMIT + � SLOPE ROOF HT. LIMIT Y saorzon F' � RENEWAL z TI DATE Lu I 1 \ 2'-0" \ Lu I I Job No.: z M I " cPAME ROv1 10 I c E ROOM y �� Drawn: m LLJ Lu 3:12 0 0,_ -6.1 3:12 b 1 Lu Checked: / '-0' T-0" BID Date: TOOR / 4 THIRD FLOOR F +19.0" 2'- 0' 4,_O„ — +19,_0_0„ < (� Date: Issues/ Revisions: z / 3 0" 3'-0'-- I I III III w 0" 0' 7.28.2015 BID SET TOP OF PLATE — J \\ // I \\ // 7.21.16 PLAN CHANGE +18,_0„ — — 0 4-_0" Q N o 6 0 0 (n C7 I BATHR O / \ ELEV. BATHR O / \ ELEV. I m Z / \ SHAFT / \ SHAFT ;It SS ECOND FLOOR I I I J - - - - - - - - - +10'-0" SECONDFLOOR AK +9,_O„ TOP OF PLATE SHEET TITLE: KITCHEN \ KITCHEN ° \ /X\ I \ /X\ EXISTING WOOD FENCE _71, BLOCK WALL i I FIRST FLOOR O FIRST FLOOR BUILDING o-IFo(s o MSL) ; — —I — +o,_o„(s.o MSL+ SECTION III I I„I I„II_I II;III 1-1 1—Ill I 11=1 11=111=111=111—I 1=1 1 III 1=1I I- -1 =i 1= 1= 1=1 I-1 1=1 I ISII 11 I II I II ' TI=1 —i III I 1=1 I-1 II II I IT_II 11 I I� II I i it II II I II I III—I 1-1 —II II 111 II III = 11= —I =i I-1 -1 11=1 I d=1 • 1 =J 1=1I' =I uj 5 4 3 2 1 ui KEYNOTES oM 2 M LO o SYMBOL DESCRIPTION DETAIL (Dov N U W 22 m U O FOUNDATION, SEE STRUCTURE DWG'S Q C cNo V) 3 29 FT. Uiwv m z0 SLOPE ROOF HT. LIMIT O2 CONCRETE SLAB, SEE STRUCTURE DWG'S W Q V y) F- o w o } w wd Wz °' O TREATED PLATE ZO F Z z Q z Q wO SILL PLATE Lu a w z w TOP OF PLATE 7 z 06 ow � a � 1 Of 0 +26'-3" O5 TOP PLATE d z O - O cr Q 0 O 16 H BLOCKING 5 O R-30 INSULATION WITH RADIANT BARRIER PER ENERGY CALCS. Lu OJ 8 O R-19 INSULATION WITH RADIANT BARRIER PER ENERGY CALCS. U 0 13 O R-13 INSULATION WITH RADIANT BARRIER PER ENERGY CALCS. Ld CD0 10 2X STUDS FRAMING, SEE STRUCTURE DWG'S O D i ZO Q 11 2-LAYER OF GRADED' PAPER OVER PLYWOOD AND WOOD 0 F Z Lu 16 FRAMING o Q Z O co 12 ROOF FRAMING AND SHEATHING Z J ro CL 0 12 22 13 CLASS A METAL ROOFING OVER 30#FELT U 0) 2 U LU 22 F < m O (O 7 12 17 14 DOORIWINDOW HEADER = w F Q THIRD FLOOR DECK >- 18 O 12 15 SIDING PANEL, OVER WATERPROOF BUILDING PAPER, Q r/7 Q a 7 v < +21'_0" OVER PLYWOOD Lu 4 16 %"TYPE "X"GYPSUM BOARD < TOP OF PLATE THIRD FLOOR �uj +20'-0" TOP OF PLATES +19'-0" 4 16 17 WALL BASE o G TOP OF PLATE z5 +18'-0" 11 8 18 FLOOR FINISH 0 1611111 C) 5 16 19 ALUMINUM SLIDING DOOR 8 x U J DECK/BALCONY WITH DEX-O-TEX"WEATHER WEAR"WATERPROOF z U Q 8 8 10 20 SYSTEM OR EQUAL. SLOPE @ MIN. 1/4"PER FT. TO DRAIN lA Lu 10 10 21 GUARDRAIL 11/A6.2 Q ILL U22 ASPHALT SINGLE Y15 0 23 DECKIBALCONY WITH DEX-O-TEX"WEATHER WEAR"WATERPROOF 16 1 16 O SYSTEM OR EQUAL. SLOPE @ MIN. 1/4"PER FT.TO DRAIN ' L = 16 24 J CLm 25 CL z 17 17 26 z 17 18 a18 4 4 4 27 z z SECOND FLOOR 18 kSECONDFLOOR 28o +11'-0" 6 SECOND FLOOR S�OARCOp 0 TOP OF PL +10'-0" illi LATEF +10'-0' TOP OF PLATE 8 soC-303964OH - +y'-U" Y 14 16 31 O 16 5 8 0 AL\FAQ Q 32 Z Lu 16 W 33 Lu x 8 Job No.: O z 19 Drawn: Checked: Lu 1 BID Date: Q I I of I I LuI < I I Date: Issues/ Revisions: Lu 17 I I SETBACK NOTE: 7.28.2015 BID SET I ALL SETBACKS ARE DIMENSIONED 7.21.16/4\PLAN CHANGE 3 I m I FROM THE PROPERTY LINE TO THE Z18 2 FACE OF FINISH MATERIAL. 3 � 2 z FIRST FLOOR FIRST FLOORS FLOOR I I R D :' 1 +0'-0"(9.00 MSL) D 1 +0'-0" (9.009.00 MSL) +0'-0" (9.00 MS�) III—III v Of F.G. F.G. F.G F.G.— — F.G. I- -I —III—III—IIIIII—IIII l i - —I � II I I = Lij I I—I 1 I— I ( o A -11 MI I— — —I i 1 —IIIIII—IIII —III- I 1—I I 1— - - — I— SHEET TITLE: ;III-1 I I I 11- I I I AI i I-i S I I 11= -I I 1=1 I I-III-I 11- Q WALL Q SECTIONS WALL SECTION 3 WALL SECTION 2 WALL SECTION SCALE: 1/2" = 1'-0" SCALE: 1/2" = 1'-0" SCALE: 1/2" = 1'-0" SHEET # A4 . 3 5 4 3 2 1 \\TAG\Dropbox (K)\Dropbox\Share with TAG-SChen\109 Onyx\140402-NB-A43-wall section.dwg 10-31-16 03:05: 11 PM Steven CONSTRUCTION SET WITH PLAN CHANGE- 10-31-204-6 ui 5 4 3 2 1 w O M 2 co Ln LL 04 U O (Do J Lu lzr G)Lu Q a o04 O U > = F &j0o z qj ujU co Z (D LU w ❑ } w wd IYZY H Q Z m Q W p z U d' SOW ZX Q ❑ Q USO IYr of Lu o06 zo zLu z LU C) R R R M) 0 TOCP OF ROOF 0 +2Y 2'-6" - - - - - - —3:127LINE 33:12 312 d � Z O � 0 3'-0" Lu O 4'-0" J U U p 3'-0" Of ui cfl O o p I W O Lu ❑ (n o �BEDROOM2 I O 0 Zw � Z OMU ROOF LINE Zo 12 _ BEYOND Q 3:12 � U N = U LU SECOND FLOG LU LU U 6 p co ~O +10,_0„ — ff-wommmmmmummm R, 4' 0,. 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SLOPE ROOF HT. LIMIT 0 Z 0 Lu R Lu f'L ~ 3:12 x U of TOP OF MANSARD ROOF Z U U +24,_8 - - - - - - - — GAME ROOM D BATH ¢ X l� LU w m W 4 m H LL — — 2'-8" 3'_0" O ROOF DECK Y +21'-0" D O — — q THIRD FLOOR ATTIC 0 / N +19'_0" . ' L / 2 / zjhL TOP OF PLATE C� ±20'_0" — CL M. BR. X b 4 HALL � N z ¢ b b f (SHELF BEYOND) m BEDROOM 2 O z 6 O ° SE11COND FLOOR \ �NS`cD ARCH, Lu + '-0" - - - - - - - - - Fc L FT \ SECOND FLOOR Lu /� JOC3 3 6LU — — — ECO" H / fi1302017 /71kTOP OF PLATE `P RENEwu j - - - - ` ? O TOP OF PLATE Lu COVERED Dq6 o DI I 4 W PATIO x ROOF OVERHANG LIVING - KITCHEN GARAGE I Job No.: O z M r�1 W Drawn: W Lu Checked: 0- CL uuuu FIRST FLOOR SLOPE BID Date: ¢ +0'-0"(9.0 MSL) - - - - - - - - - - - - - - - .° .. o @ of F Date: Issues/ Revisions: z Ll 7.28.2015 BID SET 7.21.16/4PLAN CHANGE FRONT SETBACK REAR SETBACK z 0 z 0 BUILDING SECTION SCALE: 1/4" = 1'-0" S7 SHEET TITLE: Q BUILDING Q SECTION SHEET# 4 A4 . 5 5 4 3 2 1 \\TAG\Dropbox (K)\Dropbox\Share with TAG—SChen\109 Onyx\140402—NB—A45—section—new sht.dwg 10-31-16 03:05:22 PM Steven CONSTRUCTION SET WITH PLAN CHANGE- 10-31-201-6 uj 5 4 3 2 1 0 w O M Mco LO LL CN U (Do LU z R R R o � w a < 0 � Z 38.0 MSL 29 FT U) w V m „ Z O O SLOPE OF H LIMIT 3:12 3:12 > = F O o Z - - - - - 3:121 12 LU < O w C9 cD m w p } w w IX H Q Z m Q W p Z V v o 0 r = p Lu I 3:12 Lu 3:12 I 3:12 3:12 I 0O 06 3: z LU 0 Z LU w U F mow � � � a � 0 C) z Oo v O 0a 0 0 0 0 0 I � M M I 3:12 M M I p THIRD FLOOR DECK Lu +21'-0" O yk J p / TOP OF PLATE w m O t20'-0" — o p W O LU U) BATHROOM M. BR. BATHROOM M. BR. Z L O — F- I I I � Z oM Q wLO CL °'� a U) _ 0 E La� 0 Lu O Q N Lu SECOND FLOOR _ F +11,_0„ — — — — — — — _ w w Q co F Q — } / � / QHvc=i� Qa wTOP OF PLATE Ji +10'-0" Q coLu r I LIVING ROOM I LIVING ROOM p Z O Q Lu wU I I v Z U of Q FIRST FLOOR W Lu , LL0 0 Lu I J D Z BUILDING SECTION Sg SCALE: 1/4" = 1'-0" J Q Z 5 of OR R R �N9ED ARcq, F G JOHNNY C.LU c� Lu38.0 MSL 29 FT C-30396 ~ SLOPE ROOF H . LIMIT 3:12 3:12 3:12 3:12 H 81302017 RENEWAL DA E O Z Lu WL±2 TOP OF PLATE — _ +Y 26' 3" - - - - o m Job No.: U M y o 0' 2'-0" y o 0' 3'-0" r�1 Z W 3:12 = Drawn: 312 W : Checked: Lu o BID Date: Q 3._0,. 4'-0" THIRD FLOOR w +19.0" 3'-0' 0' 2'_0" '_0' Q Date: Issues/ Revisions: w i \ 3'-0" 7.28.2015 BID SET TOP OF PLATES 7.21.16 PLAN CHANGE ±18'-0" HALL I HALL 00 OD C2 OD Q M. CLOSET b b b M. CLOSET o_ o o11. 11 _ ROOF OVERHANG 0 \ I 0 \ z Q D SECOND FLOO J J +10'-0" L L Q T�PLATE +9._0„ SHEET TITLE: DINING DINING I I FIRST FLOOR BUILDING SECTION BUILDING SECTION S $ SHEET# 4 SCALE: 1/4" = 1'-0" A4 , 6 5 4 3 2 1 \\TAG\Dropbox (K)\Dropbox\Share with TAG—SChen\109 Onyx\140402—NB—A46—section—new sht.dwg 10-31-16 03:05: 27 PM Steven CONSTRUCTION SET WITH PLAN CHANGE- 10-31-201B CITY OF NEWPORT BEACH DEMOLITION & EROSION C PLAN MINIMUM BMP REQUIREMENTS FOR CONSTRUCTION ACTIVITIES FOR ALL DEVEL OPMENT CONSTRUCTION PROJECTS ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES AREA DRAINS, 109 ONYX AVE NATURAL DRAINAGE COURSES OR WIND. STOCKPILES OR EARTH AND OTHER CONSTRUCTION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCE OF WIND AND WATER. FUELS, OILS, SOLVENTS AND OTHER TOXIC MATERIALS MUST BE STORED IN -� - - - - - - - - - - ACCORDANCE WITH THEIR LISTING AND ARE NOT TO CONTAMINATE THE SOIL AND Z L Z L SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM 0z0zz THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM. NON-STORM WATER RUNOFF FROM EQUIPMENT AND VEHICLE WASHING AND ANY OTHER a a° OBSERVATION WELL R/W ACTIVITY SHALL BE CONTAINED AT THE PROJECT SITE. o 0 �y�ES (4 INCH PVC PIPE WITH I EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY m m 66�ti e REMOVABLE CAP) OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES �O rACKK OVERFLOW / CLEANOUT ON SITE UNTIL THEY CAN BE DISPOSED OF AS SOLID WASTE. s92T I� \ � 6" CURB SLOTTWIDTH PER PLANS CURB ED TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A s EXISTING TREE TO NT F— COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY s SIDEWALK WIND. \ BE REMOVED \ FOUND LEAD TAG TACK & TAG \\�\���� F TAGGED "RCE1FLUSH p < 3607", FLUSH I 5 �`� F5 �,F' PER R.S. 2008-1034\\'•': in = SEDIMEN0/21 M ° R.S.B. 233/34 (ON P.L. COR.) — I& AU. I& e alo klo I& I& � � � 1 ,0' TRAFFCTSTHEDCONSTRUCTIONHER M IENTRANCE ROADWAYSALS MAY NO BE CMUSTKED FBE STABILIZED SO VEHICLE AER) s ZEG1�-. I BRICK PILASTER TYP. INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WOY. ACCIDENTAL y F5 F5 DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MOY NOT BE WASHED DOWN BY s9s 3 7 NG - - _ - - of Fs 6/ �° AMENDED PROPOSED 2' RAIN OR OTHER MEANS. - / MATURE VEGETATION EXISTING IRON FENCEI ?' t I /EXISTING PILASTER 6' MEDIA HIGH RETAINING WALL TO BE REMOVED AND .3 MULCH / TO BE REMOVEDI O / ANY SLOPE WITH DISTURBED SOILS OR DENUDED OF VEGETATION MUST BE STABILIZED ' c EXISTING 'BL'OCK WALL zo —� I TRENCH LINED LAYER SO AS TO INHIBIT EROSION BY WIND AND WATER. �s PROTECT IN PLACE o WITH IMPERVIOUS \rl \ F5 MEMBRANE / ADDITIONAL BMPS WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS. VEN �' a°o°a°o°a°o°a°o°a°o°a°o°a°o°a°o°a°o°a°o°a°o°a°o°a°o°a°o°a°o°a°o a°o°a°o°a°o°a°o°a°o EXISTING TREE TO - rn a 0000000000000000000000000000000 000000000 000000000 EXISTING BRICK GRP E 6 / BE REMOVED F� PAVEMENT TO BE I I EXISTING TREE TO I I \, REMOVED = I =1 1 I I �zI BE REMOVED 2' HIGH WROUGHT IRON j j j DISCHARGE TO WM-1 MATERIAL DELIVERY AND STORAGE m' ° FENCE (1.2' E. OF P.L.) 4 INCH PERFORATED ? 12" DEEP SAND PROPOSED PROVIDE A MATERIAL STORAGE AREO WITH SECONDARY CONTAINMENT AND/OR WEATHER \ EXISTING BUILDING ___ �I= �I � '��- s EC 1, I o° II IS IRON FENCE PVC PIPE UNDER-DRAIN FILTER OR SUMP PUMP PROTECTION. NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS 9s i 1\ TO BE REMOVE D,LCONY I EC3'i 1 o e \ OVERHANG I /ATO BE REMOVEDI > N FABRIC EQUIVALENT) AREA. CORNER I FOUNTAIN I = ' EXISTING TREE TO < WM-2 MATERIAL USE BE REMOVED v HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND WATER POND w~ I' X o ' I` BIORETENTION (PLANTER BOX) FACILITY�i OTHER COMPOUNDS MUST BE PROPERLY HANDLED IN ORDER TO REDUCE THE RISK l l l l l l l l l l l l L =2222222 � �- �� OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURES FOR _ I I EXISTING PILASTER z NOT TO SCALE THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYEES THAT I ° I � - - REMOVED ® APPLY SUCH MATERIALS. I �3Q �° VENT U _j WM-4 SPILL PREVENTION AND CONTROL �' GRATE s /EC 1 e m m l Ts T EXISTING BRICK IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL ✓ / a PAVEMENT TO BE ' 1I w w PROPOSED MATERIALS. IDENTIFY THE METHODS, BY WHICH ACCIDENTAL SPILLS WILL BE e9 I EXISTING BUILDING REMOVED EXISTING PILASTER v ¢ 0 Q 2 TO BE REMOVED w w CLEANED OND PROPERTY DISPOSED OF. I I / TO BE REMOVED � BRI PILASTER TYP. I - 1 .0' - P 'EXISTING BUILDING e (o CO TO BE REMOVED / O �ti�F I WM-5 SOLID WASTE MANAGEMENT / i PROVIDE DESIGNATED WASTE COLLECTION AREAS OND CONTAINERS. ARRANGE FOR 20.0' 1 20.0' _ REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. BALCONY OVERHANG >. CONTAINERS ORE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER VENT — o (1.2' W. OF P.L.) " ° POLLUTION OND PREVENT WIND DISPERSAL. NO iI, GRATE — = i' ?s? � til �� o" CURB FACE WM-6 HAZARDOUS WASTE MANAGEMENT ?�6 Tpl GATE / EXISTING TREE TO "NO PARKING" SIGN FS BUILDING EG2F' / /r BE REMOVED �• —EXISTING-PILASTER FLOW LINE HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND � �y TO BE REMOVED ° ELEVATION VIEW LEGEND: FEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANY C"'�RHFJG �, CORNER HO / SPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. P.L.) > I �j� �iA - - PROPERTY BOUNDARY L?�\ �,; 0° CURB DETAIL FOR DRAINAGE ® — — LOT LINE WM-7 CONTAMINATED SOIL MANAGEMENT` \ O (� 'EXISTING IRON FENCE NOT TO SCALE PREVENT OR REDUCE THE DISCHARGE OF POLLUTANTS TO STORMWATER FROM REMOVED - CENTERLINE CONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY CONDUCTING TO BE SET, LEAD - -� TACK & TAG �/ xl�61 _ _ _ _> _ _ _ _ _ _ _ 5 _ _ F - v F/ s�� �s� FOUND 3/I" IRON PIPE OFFSITE / PRE-CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING o L - -EC1 °� (7) -`\T�-� / ^� 6� EC1 s TAGGED "R E13607 FLUSH R W CONTAMINATED SOIL PROMPTLY. TAGGED "CORNER' �s EXISTING WALL (ON P.L. C�RNER PER EASEMENT LINE a (ON P.L. CORNER) ) - EXISTING�TREE-TO - - . . R.S.B. 2 -1176 _ 33 45 SD STORM DRAIN WM 8 CONCRETE WASTE MANAGEMENT o STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT IN BE-REMOVED- SEWER S LINE DESIGNATED AREAS AWAY FROM DRAINS, DITCHES, STREETS, AND STREAMS. CONCRETE 5 byh 6C�ry C < < W WATER LINE WASTE DEPOSITED ON SITE SHALL SEf-UP, BE BROKEN APART, AND DISPOSED OF a PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR OIL CONCRETE 1 F5 SAND BAG WASTE. `N ' TC TOP OF CURB 76 WM-9 SANITARY / SEPTIC WASTE MANAGEMENT FL FLOWLINE W UNTREATED ROW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY 00 o 1�T BW BACK OF WALK SEWER FACILITIES ON SITE ARE REQUIRED TO BE IN COMPLIANCE WITH LOCAL HEALTH z N^ lel HP HIGH POINT AGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED OR DISPOSED 0 Z J PE PAD ELEVATION OF IN ACCORDANCE WITH STALE AND LOCAL REQUIREMENTS. N S W Z J W FF FINISH FLOOR TC-1 STABILIZED CONSTRUCTION ENTRANCE v Ff a m FS FINISH SURFACE 0 w . w GRAPHIC SCALE A STABILIZED ENTRANCE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT o o z a w FG PROPOSED FINISH GROUND DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR ADJACENT PROPERTY. J 3 o o s o zo ao TG TOP OF GRATE MAINTENANCE OF SUCH 0 SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. o > m O m SW SEWER SUCH STABILIZATION MAY BE OF ROCK OR PAVED. 0 WA WATER N IN FEET) INV INVERT SE-I SILT FENCE SE-3 SEDIMENT TRAP linch=10 ft. SE-8 SAND BAGS o ERODED SEDIMENTS MUST BE RETAINED ON SITE AND NOT PERMITTED TO ENTER THE 01 DRAINAGE SYSTEM. MAY BE WAIVED AT THE SOLE DISCRETION OF THE CITY a INSPECTOR IF OTHER EROSION CONTROL BMPS ARE DEEMED SUFFICIENT. 0 rr EROSION & SEDIMENT CONTROL CONSTRUCTION NOTES ALL BMPs SHALL BE IN ACCORDANCE WITH MODEL BMPs FROM THE CALIFORNIA > STROMWATER BMP HANDBOOK FOR CONSTRUCTION AT WWW.CABMPHANDBOOKS.COM TWO 2 BAGS HEIGHT a TWO 2 BAGS WIDE x T EC1 CONSTRUCT SAND BAG EROSION CONTROL ALONG EASTERLY, NORTHERLY AND SOUTHERLY STABILIZED CONSTRUCTION ENTRANCE SPECIFICATIONS PROPERTY LINE EXCEPT DRIVEWAY APPROACHES. THE SANDL BAGS SHOULD BE 24" WIDE AND FINISH GRADE I FINISH GRADE 0 1. THE MATERIAL FOR CONSTRUCTION OF THE PAD SHALL BE 2 TO 3 INCH STONE. 10" HIGH. MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS SHEET #SE-8. SECTION A -A AJ 2. THE THICKNESS OF THE PAD SHALL NOT BE LESS THAN 8 INCHES. (ED CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET #WM-9. 3. THE WIDTH OF THE PAD SHALL NOT BE LESS THAN THE FULL WIDTH OF ALL TYPICAL SECTION - SANDBAG o POINTS OF INGRESS OR EGRESS. �1 4. THE LENGTH OF THE PAD SHALL BE AS REQUIRED, BUT NOT LESS THAN 50 FEET. EC3 CONSTRUCT MATERIALS STORAGE AREA IN ACCORDANCE WITH BMP FACTS SHEET #WM-1. NTS z N 0 CD a APPROVED BY: CITY OF NEWPORT BEACH SHEET UNDERGROUND SERVICE ALERT OQROFESSla1,, 1/ �/ CALL: TOLL FREE ��e� �ooNc F W& Land Design Consultants, Inc o p y\F' Y Engineering • Subdivision • Land Planning DEMOLITION & EROSION CONTROL PLAN 2 OF j 1-000 Z 23 2335 W. FOOTHILL BLVD., SUITE 1, UPLAND, CA 91786 227-2600 * No. 662 * TEL» (909) 608-7118 • FAX: (909) 946-1137 SINGLE FAMILY RESIDENCE Exp. 06-3 -18 3 S109 ONYX AVENUE HEETS DATE BY MARK APPR. DATE Pl �P NEWPORT BEACH CA DWG. NO. 9T CIVIC �`' BENCHMARK: CITY ENGINEER DATE TWO WORKING DAYS ENGINEER REVISIONS CITY FOF CA��FO SCALE: AS SHOWN FOR: W.O. BEFORE YOU DIG DESIGNED BY: WZ DRAWN BY: W&W STAFF CHECKED BY: WL DATE: JUNE 3, 2017 SEE SHEET N0. 1 1433 i 3� LEGEND N. - NORTH - S. - SOUTH O TREE E. - EAST W. - WEST TYP. - TYPICAL DIA. - DIAMETER SS - SEWER MANHOLE P.L. - PROPERTY LINE ^I NO. - NUMBER ( 7 - SIGN A.C. - ASPHALT CONCRETE "I R. - RECORD - CENTERLINE SYMBOL M. - MEASURED C.L. - CENTER LINE • - FOUND MONUMENT w J J W J Ly J J J J P.O.B. - POINT OF BEGINNING AS NOTED X d 3 d x a Z_ d 3 a a FDNC - FOUND 0 - MONUMENT TO BE SET O O v 0 O O J z 0 v 0 z 0 W/ - WITH r o o E'LY - EASTERLY = m = J z m J z _ s - EXISTING ELEVATION z_ w_ WILY - WESTERLY s < 0 N �' m ,f !� U m °� L/A LANDSCAPED AREA � 0 a 0 W o �y Q z" P/A _ PLANTER WALL c w � � w I Z �o FS FINISHED SURFACE or z 0 0 m z Om \ li � . a� F5 FF - FINISHED FLOOR V) in = �o �" Z TW - TOP OF WALL w EXISTI �l'illRE, 81DEI V' %' w � �o ¢ �0s� `' .w TC - TOP OF CURB s z \ z a a .00 6a`O .� FL - FLOW LINE e \ .�.`�iT�ORY 'Wi OO.D/S`�TUCCO:,H -US��' \ >>-2 ��, z BW - BACK OF WALK �N 89`58'58" W 84.98' \ Ila GB - GRADE BREAK `\ NG - NATURAL GROUND _�e FOUND LEAD TACK & TAG TP TOP OF PAD FOUND LEAD TACK & TAG , • ' \����������������������� ������ _I' - FS `° TAGGED "RCE13607", FLUSH TAGGED "RCE13607", FLUSH '� `� 5 - PER R.S. 2008-1034 . PER R.S.B. 260/21 �sT F5 M , ,� a .-37 F' / �� R.S.B: 233/35.(ON P.L. COR.) (ON P.L. CORNER) s 1$ _BRCK PP;VERS^- r _,.�3i 0 i__V�`? S� r �zLFs= IC �� ` BR K PILASTER 'TY.P. 6• " i 7-.49TFS .. -�Z_J_ j. Y ^ 72-F_S-�o T.07.FS �8 �3 7.2 NG ti��• °� I P/A- -P/A0 L� 7r ._ . _ � BACK OF WALK " r � ' 6. �� E� FS (1.9' E. OF P.L.). BUILDING CORNER � >f 7 2 N�////�31 2'///////// .; >.o - og F (6.9' E. & 3.1' S. OF P.L.) r� . �---� ' s c o I s o BUILDING CORNER �Il o h,. �"1 ' BUILDING CORNER / s (3.1' S. OF P.L.) �i ,mss ^ .°�� � Q5 1 / //i16. " I/ �, VENT ><i Y •s a� TREE TYP. '� •` �a v, ® / T / GRATE �( ' `j,n 'j o" w N6 ^.B-fGK PRVERS� } / Y • • D PLANTER / ^ 2d ss� / 2' HIGH WROUGHT IRON WALL T s S / / m �Gy FENCE (1.2' E. OF P.L. o� z q `� BALCONY °j 0 6' HIGH WOOD FENCE - - 8 '� ¢ / OVERHANG �' BAY WINDOW (0.5' E. OF P.L.) - - - Z. m 29 / _ - O- 2 - - - - - - - - - - - - - - - i - '-hS - - - - - - - y O (2.7' W. OF P,L.) �Y BUILDING OVERHANG CORNER / FOUNTAINi 7 0.8' E. OF P.L. j / r r WOOD GATE / WATER POND I Z a / WATER METER 1.3'X1.9' w -- - L �4.T// / i g w / s? s" 2 40, w /i IT?srA1RS1T -i �-.4a Fs_ / rq/ rA I;ro / " ' / - / � PR'OPERTY .LINE 8�1 �D�] 7s �]IvD BUILDING CORNER m /J�111ftLuEpi.11 (0.T E. OF P.L.) z / 60 . .0'/ P� 5 :� � �OA ISLAND.C�' o � �. 2 ui /83u / �� / ho VENTT - 2 ^F BLOCK] PROPERTY LINE �'s ro / ? / GRATE s BLOCK21 / I m cD E. EDGE BRICK PAD SECTI,ON4 e�.�"OT;jO. j I i ��. .O �./ (0.4' E. OF.P.L..) MM 7137 0 / ,N, i• . / ��, 1 EI :�ST.LT.'/��/G� REISID °NC'° MM 7/1., / I O-`/r\ . BRICK PILASTER TYR.) 0 . � �];G / y % 109&109112 OJ'VYX A 11 NU,E tee/ b�Q I 6�1 z . Z z / / / 257OYYYOOD/ T71CC fl17O,UE / ' /1D9112ONYX AVE� \ b ^`V_ v I BALCONY OVERHANG e P.F. -7.50 / :� / :-TDUSE.I3.�JGHT 21 f / - Y / VENT (1.2' W. OF P.L.) 8.6'//// / IOUE/] E�l = 3fl9QU�lFEETf GRATE BUILDING CORNER > 0 5 10 20 30 (0.7' E. & 9.9' N. OF P.L.) �.26 , '�$UILDMG _. FS' SATE" / ///i6,9'/// F.F. =7.7(1 / 35'x/ / I �. . .NO PARKING' SIGN OVER1 A14tG.. 1N�' �- 'u M / �i' ' GRAPHIC SCALE: 1"=10' BUILDING OVERHANG CORNER ' > • � " .,�/•� '� �.�. � � I� �. BACK OF WALK I yf ( ) p i / 74.E //�� �n. �� /////16.4' (1.8' E. OF P.�.)•' 0.T E. & 5.5' N. OF P.L. '�.i > r ELECTRICAL PULLBOX (0.9'X1.1') e�� Fg ��. O ' L ` - J ��/ BUILDING CORNER , �•� . '(5.1' W. & 4.1' N. OF 'P.L.) TO BESET: LEAD. ; 7� 7 .••, TACK & TAG . � N' 89 59' 8" 'EaF� •-,'moo ¢,°� FOUND 3/4" IRON PIPE TAGGED :'LS4599' • '2 . . \ 85.00 �. 'mss . TAGGED "RCE1'3607 FLUSH CORNER) .10 (ON P.-L. CORNER) PER . . . R.S.. N0. .2 0.68 1176 0 . . . S •.;. . . . . ' . . ' ALLEY _ R.S.B. 233/45 s' -CONCRETE e s 3 l s c '�• ss � . F Ld 6 U 3 .0 coz (� a � 3 � a r� Q N3 40'. O Z -� K Z J Y J co d'i-. Z J d J Z J J a_ J k w c a w m a g a � d d a a a Z J O w > O w CE Z >_ O w Z w = 3 Z Z - Q Ld 00 O 00 0] 0 00�~.. 00 00 O0 Opo 00 0 0 w > a_ U 0 U w U a w z d N w w 0 Z Z Z Z Z 00 7 0 w Z Z w Z C 7 Z Z . w Z 3 (C oN 0ro <N 3F �m eco �:- > m 0'm 33 vwi 3 m� m m- vim M � m� ¢� vi m" Qo �n am BENCH MARK: TOPOGRAPHIC SURVEY FOR ARCHITECTURAL PURPOSES ONLY. COUNTY OF ORANGE BM #NB3-13-70 L,q� DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM ,5� a °or TOPOGRAPHIC SURVEY OF LOT 7 & THE SOUTHERLY 20 FEET OF BENCHMARK DISK STAMPED "NB3-1370", SET IN THE TOP OFA Q+ �F '� CONCRETE SEAWALL. MONUMENT IS LOCATED IN THE NORTHWEST 4 �o LOT 8 OF BALBOA ISLAND, BLOCK 21 , SECTION 3, M.M. 7/15, CORNER OF THE INTERSECTION OF PARK AVENUE AND THE GRAND RECORDS OF ORANGE COUNTY, CA CANAL, ALONG THE WESTERLY SIDE OF THE CANAL AND 23 FT. EXP. 9/30/15 ,n APN: 050-171-17 NORTHERLY OF THE CENTERLINE OF PARK AVENUE. MONUMENT IS � SET DOWN 0.5 FT. FROM TOP OF SEAWALL. •9jNO' 4599 N ® - - ARCHITECT: Op CgI�F DOUG 0. FOSTER P.L.S 4599 SCALE: 1"=10' BRANDON ARCHITECTS, INC. DRAWN BY: T.Y.O. ELEVATION = 7.735 (NAVD88, YEAR LEVELED 1992) CHRIS BRANDON 3001 RED HILL AVENUE DATE: 7/8/15 COSTA MESA, CA 92626 REVISED: PHONE: 714 754-4040 BACK BAY SURVEYING & MAPPING 2338 TUSTIN AVENUE NEWPORT BEACH, CA 92660 J.N. 2014-41 CONSTRUCTION SET WITH PLAN CHANGE- 10-31-20.46 Attachment No. ZA 5 Parcel Map No. NP2017-010 (County Tentative Parcel Map No. 2017- 114) 39 PA2017-057 VICINITY MAP TENTA TAE PARCEL JU P NO 2017-114 NO SCALE - ant - - NBa/frons a R- IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, BEING A DIVISION OF LAND OF LOT 7 AND THE SOUTHERLY 20 FEET OF LOT 8 OF BALBOA ISLAND, BLOCK 21, SECTION 3, IN THE CITY OF NEWPORT BEACH, IN THE COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 7, PAGE 15 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE LEGAL DESCRIPTION: Balboa Ave MO..hlmM Balboa Ave COUNTY RECORDER OF SAID COUNTY. THE LAND REFERRED TO HEREON IS SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF _ " o ORANGE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: FOR APN/PARCEL ID(S): 050-171-17 sedPmiN Park a:<: Vark Ave o v�m, w zmrce OWNER: SUBDIVIDER/APPLICANT LOT 7 AND THE SOUTHERLY 20 FEET OF LOT 8 OF BALBOA ISLAND, BLOCK 21, SECTION 3, g = m 3 g IN THE CITY OF NEWPORT BEACH, IN THE COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 7, PAGE 15 OF MISCELLANEOUS MAPS, IN THE OFFICE OF 109 ONYX NEWPORT BEACH, LLC 109 ONYX NEWPORT BEACH, LLC JOHNNY LU JOHNNY LU THE COUNTY RECORDER OF SAID COUNTY. sBayrr",r - sBa,-noN 17620 FITCH AVENUE #220 17620 FITCH AVENUE #220 IRVINE, CA 92614 IRVINE, CA 92614 Si TE (949) 627-9115 (949) 627-9115 NEWPORT BAY SITE ADDRESS: PROPOSED PARCEL 1 (LAND AREA) 109 ONYX AVENUE 2,554 SQUARE FEET NEWPORT BEACH, CA 92662 O.D59 ACRES EASEMENTS: PROPOSED PARCEL 2 (LAND AREA) THERE ARE NO EASEMENTS OF RECORD AFFECTING THE SUBJECT PROPERTY, 2,554 SQUARE FEET 0.059 ACRES 0 5 10 20 30 GRAPHIC SCALE: 1"=10' BENCH MARK: COUNTY OF ORANGE BM #NB3-13-70 ZONING: DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BUILDING ZONE: R-BI (TWO UNIT RESIDENTIAL - BALBOA ISLAND) BENCHMARK DISK STAMPED "NB3-1370", SET IN THE TOP OF A THE R-BI ZONING DISTRICT IS INTENDED TO PROVIDE FOR A MAXIMUM CONCRETE SEAWALL. MONUMENT IS LOCATED IN THE NORTHWEST OF TWO RESIDENTIAL DWELLING UNITS (I.E., DUPLEXES) LOCATED ON A CORNER OF THE INTERSECTION OF PARK AVENUE AND THE GRAND SINGLE LEGAL LOT ON BALBOA ISLAND. La_ -1 w J o a J 0 -4 CANAL, ALONG THE WESTERLY SIDE OF THE CANAL AND 23 FT. a 3 a a v a Qq��� © � 3 a c a NORTHERLY OF THE CENTERLINE OF PARK AVENUE. MONUMENT IS O z z O z O u- z 0 w SET DOWN 0.5 FT. FROM TDP OF SEAWALL. U O o U O z 0 O Q�VVln1 �� U O a O zV w zv m /� �° my m rn ELEVATION = 7.735 (NAVD88, YEAR LEVELED 1992) UTILITY NOTE w a w c�v O �a�o /fl�i a 7ui ? a s` Z BASED ON VISUAL OBSERVATION, THE SUBJECT < z o o z o /lq� SITE IS SERVICED BY ALL THE NECESSARY UTILITIES m © m i " REQUIRED TO MAINTAIN NORMAL OPERATION. .W UTILITY COMPANIES: WEXISTING RESIDEN E iw z \ z 0 h6 'v UNDERGROUND UTILITY NOTE: 2STORY WOOD/STUCCOH USE I - �• , �' - ' ' SOUTHERN CALIFORNIA GAS COMPANY - (800) 524-8153 THE UTILITY COMPANIES THAT SERVICE THIS PROPERTY GAS, — — — — I - ■ U — — — — — — SOTUH RN CALIFORNIA EDISON COMAPNY - 00 611-1911 ELECTRIC, WATER, TELEPHONE, SEWER AND STORM DRAIN) WERE N 89458 58 W 84.98 : . AT&T E - (888) 470-7901 CONTACTED AT THE TIME OF THIS SURVEY. SUB SURFACE INFORMATION FOUND LEAD TACK & TAG CITY OF NEWPORT BEACH (UTILITIES DEPT.) - (949) 644-3011 PROVIDED, IF ANY, HAS BEEN SHOWN ON THIS SURVEY. NO REPRESENTATION FOUND LEAD TACK & TAG Qs TAGGED "RCE13607", FLUSH ' ADELPHIA CABLE - (949) 542-6222 IS MADE AS TO THE ACCURACY, CURRENCY OR COMPLETENESS OF SAID TAGGED "RCE13607", FLUSH F PER R.S. 2008-1034 - INFORMATION. ABOVE GROUND UTILITIES HAVE BEEN LOCATED HEREON. ° R.S.B. 233/36.(ON P.L. COR.) - COMMUNITY CABLEVISION (949) 720-4040 PER R.S.B. 260/21 igm LAn I I I I 0b' (ON P.L. CORNER) - ry� y• BRI K PILASTER 0.57~ 0.6� v, �6ryh ' . 6BACK OF WALK' OF P.L) SURVEYOR'S NOTE: LEGEND 7.26 FS 7.26 F5 �.., ENTRY a - BOUNDARY AND TOPOGRAPHIC MEASUREMENTS SHOWN HEREON AREN. _ .10'. o o O° HOUSE 5 BASED ON TOPOGRAPHIC CONDITIONS AND FOUND MONUMENTS IN S. - SOUTH ,�F ^ O THE COURSE OF A FIELD SURVEY PERFORMED DECEMBER 5, 2016. E. - EAST - TREE F.F. = 9.00 �� �" �fV �rr�ww••-/���/// O ` GARAGE R. B NN awn 6, T - WEST 54 RE DIA. - DIAMETER g - SEWER MANHOLE F.F. = 7.65 m ' ,� Z SEWER AND STORM DRAIN: P.L. - PROPERTY LINE ' COVERED aV 3 ' , N0. - NUMBER ('� - SIGN ,. • PATIO �ryg R. - ASPHALT CONCRETE _ CENTERLINE SYMBOL Q INING Lvl o TIE INTO EXISTING FACILITY M. - RECORDMEASURED LOT LINE — — — rcHE M.iEILIo a — - — — — 12' X15'-8• ' , I C.C.L. - CENTER LINE 0 - FOUND MONUMENT - t - 9'- CEILING P.O.B. POINT OF BEGINNING AS NOTED w NTS' REF- 2 4O' - — PROPOSED USE OF LAND: D. - CONCRETE - MONUMENT TO BE SET W F.P. FD. - FOUND WATER METER 1.3'X1.9' 7.26 FS w �' •U 7 2 FS U I ���©� Q� �� RESIDENTIAL ELY - EASTERLY e z Qp EXISTING ELEVATION Q. 1i1 0.57 PB 0.5% 3 �• 4` QQ�[y `(A� 1`� L/A - WESTERLY - ~� L/A - LANDSCAPED AREA m _ P/A - PLANTER WALL ?y - PROPOSED ELEVATION a. 7.24 FS FS - FINISHED SURFACE T M. PROPO ED O ENTR " o �� w/a� ASSESSORS PARCEL NUMBER: F.F. - FINISHED FLOOR s 6 + N 7.24 FS PA LINE Q k TW - TOP OF WALL O" ousE _ - C} /� 050-171-17 TC - TOP OF CURB - PROPOSED IMPROVEMENTS F.F. = 9.00 tic o FL FLOW LINE PRdPOSED PARCEL LINES IlNE1 " �. 11 _ 0.57 PROPOSED WATER FLOW ® O . GARAGE uNEz I"1 e a .Z 7 &0 GB - GRADE BREAK K I F.F. = 7.65 r ` �v NUMBER OF PARCELS. NG - NATURAL GROUND 4Z 0 . 1 5 . COVERED II C�l,�` • + _ L VI PATIO - - ' „`-'0 v TWO $ ]:7 11 > GOD” TCHE • 'CEILI 10 UThr �h "NO PARKING" SIGN CE ING o'. BACK 'OF WALK FLOOD NOTE: ANTRY REF. F.P. (1.8' E. OF P.E.) ' ` �• BY GRAPHIC PLOT ELECTRICAL PULLBOX TING ONLY, THIS PROPERTY IS IN ZONE �r �- y "AE(EL7.6)" OF THE FLOOD INSURANCE RATE MAP, COMMUNITY BASIS OF BEARINGS: 0.9'X1.1' ON ' •' s r PANEL NO. 06059C-0382-J, WHICH BEARS AN EFFECTIVE DATE TO BE'.SET; LEAD•• ' -.^ •. •' �8'"Tc' - • • OF 3-7-14 AND IS NOT IN A SPECIAL FLOOD HAZARD AREA. THE BEARING SOUTH 00'00'46" EAST BEING THE TACK & .TAG . - ? . Q . ' sem? s FOUND 3/4" IRON PIPE TAGGED .."LS4599"• ' ' !2 �� S9.59�38" 85.(�0� - �Br . TAGGED "RCE1'3607", FLUSH • • WEST LINE OF ONYX AVENUE -1 SHOWN ON CONCRETE». � A ED CORNER PER RECORD OF SURVEY N0. 2008-1176, FILED IN s t• BOOK 233, PAGE 45 OF RECORD OF SURVEYS IN (ON .P..L'GORNER) R 117 THE CITY OF NEWPORT BEACH, COUNTY OF $. N0. 20.08- 6 . $ - • ' - - • R.S.B. 233/45 ORANGE, STATE OF CALIFORNIA WAS USED AS THE • �. —.':• 4 " �� T- in BASIS OF BEARINGS FOR THIS SURVEY. cir ALLAY' . ' . . ; . . : �3` . : ssr LAND SURVEYOR: z BACK BAY SURVEYING & MAPPING 6� Z TENTATIVE PARCEL MAP NO. 2017-114 -O 2338 TUSTIN AVENUE 2" . n NEWPORT BEACH, CA 92662 N (949) 631-1825 ^ � 4O .' CONTACT: DOUGLAS O. FOSTER, PLS 4599 SURVEY OF LOT 7 & THE SOUTHERLY 20 FEET OF LOT 8 OF 0 < U ow BALBOA ISLAND, BLOCK 21 , SECTION 3, M.M. 7/15, , aN RECORDS OF ORANGE COUNTY, CA o � � a of ww APN: 050-171 -17 w} 3 F Or 3: 3: OWNER: N $ iM C=7 N CL `O SCALE: 1"=10' 109 ONYX NEWPORT BEACH, LLC DRAWN BY: T.Y.O. 411 E. HUNTINGTON DRIVE, SUITE 308 LAAg1 ARCADIA, CALIFORNIA 91006 Q F DATE: 1/28/17 (625) 446-5300 REVISED: r� DOUGLAS 0. FOSTER, PLS 4599 DATE * EXP. 9/30/17 BACK BAY SURVEYING & MAPPING LICENSE EXPIRES: 9/30/17 N9 No. 4599 a 2338 TUSTIN AVENUE TF OT- CAol NEWPORT BEACH, CA 92660 (949) 631-1825 SHEET 1 OF 1 J.N. 2014-41 40