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HomeMy WebLinkAbout14 - Pending Coastal Development Permit Waivers for De Minimis Development�EWPR CITY OF T - z NEWPORT BEACH <,FoR�P City Council Staff Report August 8, 2017 Agenda Item No. 14 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Kimberly Brandt, Community Development Director - 949-644-3232, kbrandt@newportbeachca.gov PREPARED BY: Makana Nova, Associate Planner, mnova newportbeachca.gov PHONE: 949-644-3249 TITLE: Pending Coastal Development Permit Waivers for De Minimis Development Located at: • 128 40th Street (PA2017-081) • 216 Evening Canyon Road (PA2017-098) ABSTRACT: On July 28, 2017, the Community Development Director (Director) issued two waivers of de minimis development for a new single-family residence located at 216 Evening Canyon Road and an addition to an existing duplex at 128 40th Street. Pursuant to the Newport Beach Municipal Code (NBMC), City Council members have the opportunity to request that the proposed project obtain a coastal development permit instead of the waiver. Two or more Council Members are required to make this request. Otherwise, the waiver determinations will become effective. RECOMMENDATION: a) Determine this action is not a project as defined and is exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because this action is to receive and file only and will not result in a physical change to the environment, directly or indirectly; and b) Receive and file. This action will result in no coastal development permit being processed for either of the proposed developments. FUNDING REQUIREMENTS: There is no fiscal impact related to this item. BACKGROUND: Below are descriptions of the waivers for de minimis development that were issued by the Director. In these cases, the proposed developments are eligible for waivers because the properties are not located in the appeal area nor in an area where the Coastal 14-1 Pending Coastal Development Permit Waivers for De Minimis Development August 8, 2017 Page 2 Commission retains permit jurisdiction. Additionally, it has been determined that the proposed developments will not have an adverse effect on coastal resources, the developments are consistent with all applicable development standards and regulations of the Local Coastal Program, and public notice of the Director's determination was provided in accordance with the NBMC. Pursuant to NBMC Section 21.52.055 (Waiver of De Minimis Development), a waiver for de minimis development will become effective unless two or more City Council members request at the August 8, 2017 meeting that an application for a Coastal Development Permit be processed in accordance with the Chapter 21.52 (Coastal Development Permit Procedures) of the City's certified Local Coastal Program Implementation Plan. Proposed Waiver for De Minimis Development Project Name and Address Applicant Case Number Project Description Billings RA Jeheber CD No. Addition of 252 square feet of living space to Residence Residential 2017-034 an existing two-story duplex. The proposal CDP Waiver, Design, Inc. (PA2017- also includes an addition of 418 square feet of 128 401h 081) deck area on the third floor and 428 square Street feet of loggia space. The proposed project will reach a maximum height of 29 feet and total 2,791 square feet, including the garage. The existing duplex provides one parking space for each unit in a shared two -car garage, which is less than the NBMC requirement of two parking spaces per dwelling unit (four total). Therefore, the enclosed square footage addition is limited to a 10 percent addition (254 square feet) pursuant to Section 21.38.060 (Nonconforming Parking) of the NBMC. The project complies with the associated requirements of NBMC Section 21.38.060 and all other development standards, thus no deviations are requested. Costa Nanci Glass CD No. Demolition of an existing single-family Residence (Nicholson 2017-043 residence and construction of a new 24 -foot CDP Waiver, Companies) (PA2017- high, two-story, 7,007 -square -foot single - 216 Evening 098) family dwelling with a basement and an Canyon attached 860 -square -foot 3 -car garage. The Road design includes hardscape, drainage, and 2,423 square feet of landscaping. The project complies with all applicable development standards and no deviations are requested. 14-2 Pending Coastal Development Permit Waivers for De Minimis Development August 8, 2017 Page 3 ENVIRONMENTAL REVIEW: Staff recommends the City Council receive and file the subject waivers. This action is not subject to CEQA pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because the action has no potential for resulting in physical change to the environment, directly or indirectly. Both waivers for de minimis development include a Class 3 exemption (New Construction and Conversion of Small Structures) determination by the Director as one project is an addition to an existing duplex, located in a Two -Unit Zoning District, and the other project is a single-family residence, located in Single -Unit Residential Zoning District. NOTICING: This agenda item has been noticed according to the the meeting at which the City Council considers the De Minimis Development Director's Determination compliance with Title 21 of the NBMC. ATTACHMENTS: Brown Act (72 hours in advance of item). Public notice of the Waiver for was mailed and posted on-site in Attachment A — Billings Residence Waiver for De Minimis Development (PA2017-081) Attachment B — Costa Residence Waiver for De Minimis Development (PA2017-098) 14-3 Attachment A Billings Residence Waiver for De Minimis Development (PA2017-081) 14-4 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www.newportbeachca.gov COASTAL DEVELOPMENT PERMIT WAIVER FOR DE MINIMIS DEVELOPMENT Application No. Coastal Development Permit Waiver No. CD2017-034 (PA2017-081) Applicant RA Jeheber Residential Design, Inc. Site Location 128 40th Street Legal Description Lot 15 and Block 39 of River Section Tract in the City of Newport Beach, Orange County, California Determination Date: July 28, 2017 DETERMINATION The Community Development Director hereby waives the requirement for a Coastal Development Permit pursuant to Section 21.52.055 (Waiver for De Minimis Permit) of the City of Newport Beach Local Coastal Program Implementation Plan. The issuance of this Waiver for De Minimis Development is based on the project plans and information provided by the applicant. If, at a later date, this information is found to be incorrect or the plans revised, this decision will become invalid; and any development must cease until an amendment to this Waiver for De Minimis Development is obtained or, a Coastal Development Permit is obtained or, any discrepancy is resolved. REQUEST/PROJECT DESCRIPTION Addition of 252 square feet of living space to an existing two-story duplex. The proposal also includes an addition of 418 square feet of deck area on the third floor and 428 square feet of loggia space. The proposed project will reach a maximum height of 29 feet and total 2,791 square feet, including the garage. The existing duplex provides one parking space for each unit in a shared two car garage, where the Newport Beach Municipal Code (NBMC) requires two parking spaces per dwelling unit (four total). Therefore, the enclosed square footage addition is limited to a 10 percent addition (254 square feet) pursuant to Section 21.38.060 (Nonconforming Parking) of the NBMC. The project complies with the associated requirements of NBMC Section 21.38.060 and all other development standards, thus no deviations are requested. 14-5 ZONING DISTRICT/GENERAL PLAN Coastal Zoning District: R-2 (Two -Unit Residential) Coastal Land Use Category: RT -E (Two Unit Residential 30.0 — 39.9 DU/AC) DISCUSSION A project is eligible as "de minimis" development under Section 21.52.055 (Waiver for De Minimis Development) of the Local Coastal Program, and therefore, eligible to receive a waiver from the requirement to obtain a Coastal Development Permit if it: 1) Is located within the Coastal Commission's permit jurisdiction or appeal area, 2) Does not require a local public hearing, 3) Does not have the potential for any adverse effect, either individually or cumulatively, on coastal resources, and 4) Is consistent with the certified Local Coastal Program. Additionally, projects must be located in areas where similar projects have been approved as a routine matter without special conditions, opposition, or have probable public controversy. The subject property is located in the R-2 (Two -Unit Residential) Coastal Zoning District, which is consistent with the City's Coastal Land Use Plan, General Plan and Zoning Code. The property is not located in the Appeal Area and therefore a Coastal Development Permit is not required and a de minimis waiver can be issued if the project will not adversely affect coastal resources and is consistent with the certified Local Coastal Program. The subject property is currently developed with a duplex on an existing lot designated for residential development. The property is located in an area eligible for a Categorical Exclusion Order (CEO), however, the proposed duplex exceeds the 1.5 floor area limit identified in Categorical Exclusion CE-5-NPB-16-1. The existing duplex includes a two -car garage, where the Newport Beach Municipal Code (NBMC) requires a total of four parking spaces. Therefore, the project is limited to a 10 percent addition pursuant to Section 21.38.060 of the NBMC. The project complies with the associated requirements of NBMC Section 21.38.060 and all other development standards, thus no deviations are requested. The project site is not located between the nearest public road and the sea or shoreline and re -development will not affect public recreation, access or views. All projects are required to comply with the California Building Code and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and the California Building Code (CBC) prior to building permit issuance. 14-6 The property is not located within 200 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post -construction drainage system. The project is required to adhere to the City's grading, erosion control, and drainage requirements that includes percolation features and retention of dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. The design, bulk and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The property is not located near designated Public View Points or Coastal View Roads and will not impact public coastal views. The project is therefore consistent with the certified Local Coastal Program and is eligible as "de minimis" development for a waiver in accordance with Section 21.52.055 of the Local Coastal Program. WAIVER EFFECTIVENESS This waiver will not become effective until reported to the City Council at their August 8, 2017, meeting. If two City Council members object to this De Minimis Waiver, a Coastal Development Permit will be required. ENVIRONMENTAL REVIEW This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (Class 3 - New Construction and Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. Class 3 exempts the construction of limited numbers of new, small structures, including an addition to an existing duplex, located in a Two -Unit Zoning District. PUBLIC NOTICE Notice of a pending Coastal Development Permit application was posted on the project site at the time the application was filed with the City. Notice of intent to issue a waiver for de minimis development was mailed to all owners of property and residents within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), the applicant, the Coastal Commission and all persons who have requested notice, at least 7 days prior to the de minimis determination by the Director. Notice of Intent to issue a waiver was also posted on the subject property at least 7 days before the Director's determination consistent with the provisions of Implementation Plan Section 21.52.055.D. On behalf of Kimberly Brandt, AICP, Community Development Director By: Liz Westmoreland, Assistant Planner Law/GBR 14-7 Attachments: CD 1 Vicinity Map CD 2 Project Plans WAN Attachment No. CD 1 Vicinity Map 14-9 VICINITY MAP OF!, " L' Coastal Development Permit Waiver No. CD2017-034 (PA2017-081) 128 40t" Street 14-10 Attachment No. CD 2 Project Plans 14-11 ABBREVIATIONS A.F.F. ABOVE FINISH FLOOR ALUM. ALUMINUM AMP AMPERE @ AT BD. BOARD BLDG BUILDING BLK'G BLOCKING BOT. BOTTOM CAB. CABINET CLG. CEILING CL. CENTERLINE CLR. CLEAR COL. COLUMN CONC. CONCRETE CONT. CONTINUOUS CONTR. CONTRACTOR DED, DEDICATED DET. DETAIL D.F. DRINKING FOUNTAIN DIA. DIAMETER DIAG. DIAGONAL DIM. DIMENSION DN. DOWN DWG. DRAWING DWR. DRAWER EA. EACH ELECT, ELECTRICAL ELEV. ELEVATION EQ EQUAL EXT. EXTERIOR EXIST' EXISTING F.D. FLOOR DRAIN F.E.C. FIRE EXTINGUISHER CABINET F.H.C. FIRE HOSE CABINET FIN. FINISH FIXT. FIXTURE FLUOR. FLUORESCENT F.O.C. FACE OF COLUMN F.O.S. FACE OF STUD F.O.W. FACE OF WALL F.S. FLOOR SINK FURR. FURRING FURN. FURNITURE GA. GAUGE GD. GLASS GYP. BD. GYPSUM BOARD H. HIGH H.C. HOLLOW CORE HDWR. HARDWARE H.M. HOLLOW METAL HOR. HORIZONTAL HR. HOUR HT. HEIGHT H.V.A.C. HEATING, VENTILATION, AIR CONDITIONING INSUL. INSULATION INT. INTERIOR JAN. JANITOR J -BOX JUNCTION BOX LAM. LAMINATE L.H. LEFT HAND LAM. PLAS. LAMINATED PLASTIC LAV. LAVATORY LT. LIGHT MAINT. MAINTENANCE MAT, MATERIAL MAX. MAXIMUM MECH. MECHANICAL MET. METAL MFR. MANUFACTURER MIN. MINIMUM MISC. MISCELLANEOUS MTD. MOUNTED MILL, MULLION NO. NUMBER N.I.C. NOT IN CONTRACT N.T.S. NOT TO SCALE O/ OVER O.C. ON CENTER OFF. OFFICE PLAS.LAM. PLASTIC LAMINATE PL. PLATE PLUMB. PLUMBING PLYWD. PLYWOOD PR PAIR PTN. PARTITION RAD. RADIUS REF. REFERENCE REFR. REFRIGERATOR REQ'D REQUIRED R.H. RIGHT HAND RM. ROOM R.O. ROUGH OPENING SCHED. SCHEDULE S.C. SOLID CORE SECT. SECTION S.F. SQUARE FEET SHT. SHEET SIM. SIMILAR SPEC. SPECIFICATION S.S. STAINLESS STEEL STL. STEAL STOR. STORAGE STRUCT. STRUCTURAL SUSP. SUSPENDED SYM. SYMMETRICAL TELE. TELEPHONE TEMP. TEMPERED THK. THICK T.O.W. TOP OF WALL TYP. TYPICAL U.L. UNDERWRITERS LABORATORY U.N.O. UNLESS NOTED OTHERWISE V. VOLT V.C.T. VINYL COMPOSITION TILE VERT. VERTICAL VEST. VESTIBULE V.I.F. VERIFY IN FIELD W/ WITH WC WALL COVERING W.C. WATER CLOSET W.H. WATER HEATER W.P. WATER PROOF W.R. WATER RESISTANT SHEET INDEX W:IM[SIM m111* r102111NP1 PDA CONSTRUCTION NOTES A FOUNDATION AND UNDER FLOOR 1. CONCRETE FOR FOOTINGS SHALL HAVE A MINIMUM COMPRESSIVE A1.0 STRENGTH OF 1200 PSI AT 28 DAYS AND SHALL BE COMPOSED OF 1 PART 2. CEMENT, 3 PARTS SAND, 4 PARTS OF 1 INCH MAXIMUM SIZE ROCK & NOT A2.0 MORE THAN 7-1/2 GALLONS OF WATER PER SACK OF CEMENT. FIVE SACK A2.1 CEMENT / CU YD. MIN. PER SECTION 1808.8 & TABLE 1808.8.1 OF CBC 2013 2. WOOD AND EARTH SEPARATION. FOUNDATIONS SUPPORTING WOOD 0 sq. ft. SHALL EXTEND AT LEAST 8" ABOVE THE ADJACENT FINISH GRADE. 3. SLABS ON GRADE SHALL BE AT LEAST 6" THICK AS PER SOILS REPORT. 4. ALL FOUNDATION PLATES AND SILLS OR SLEEPERS ON A CONCRETE 5. SLAB, WHICH IS IN DIRECT CONTACT WITH THE EARTH AND SILLS THAT 252 sq. ft. REST ON CONCRETE OR MASONRY FOUNDATIONS, SHALL BE PRESSURE K TREATED WOOD OR FOUNDATION GRADE REDWOOD. 5. ALL FOOTING SILLS SHALL HAVE FULL BEARING ON THE FOOTING WALL EXTERIOR SPACE SQUARE FOOTAGE CALCULATIONS OR SLAB AND SHALL BE BOLTED TO THE FOUNDATION WITH 5/8" IN 92 sq. ft. DIAMETER BY 10" LONG BOLTS EMBEDDED AT LEAST 7" INTO THE 92 sq. ft. CONCRETE OR REINFORCED MASONRY OR 15" INTO UN -REINFORCED 0 sq. ft. GROUTED MASONRY. BOLTS SHALL BE SPACED NO FURTHER THAN 12" 429 sq. ft. FROM ANY CORNER OR SPLICE. SPACING AND SIZE OF BOLTS MAY VARY 0 sq. ft. AS DIRECTED BY THE FOUNDATION AND FRAMING PLANS. 418 sq. ft. PROVIDE 3" x 3" SQUARE BY 0.229" THICK PLATE WASHERS PER BOLT. B WOOD FRAMING: 1. ALL JOISTS, RAFTERS, BEAMS, AND POSTS 2" WIDE AND NO LONGER co THAN 4" THICK SHALL BE No. 2 GRADE DOUGLAS FIR -LARCH OR BETTER. ALL POSTS AND BEAMS 5" AND THICKER SHALL BE NO. 1 GRADE DOUGLAS FIR -LARCH OR BETTER UNLESS NOTED OTHERWISE ON FRAMING PLANS. 2. PROVIDE BLOCKING AT ENDS AND SUPPORTS OF RAFTERS MORE THAN 8" Q IN DEPTH. 3. PROVIDE BLOCKING AT ENDS AND AT SUPPORTS OF RAFTERS AT ALL QU) EXTERIOR WALLS. 4. PROVIDE DOUBLE TOP PLATES WITH MINIMUM OF 48" LAP SPLICE. 5. NAILING WILL BE IN COMPLIANCE WITH TABLE 2304.9.1 FASTENING W SCHEDULE OF THE CBC 2013 EDITION. 6. FIRE BLOCKING SHALL BE PROVIDED FOR WALLS OVER 10'-0" IN HEIGHT. HORIZONTAL SHAFTS 10'-0" O.C. AND FOR CONCEALED DRAFT OPENINGS. 7. STUDS FOR EXTERIOR WALLS AND INTERIOR BEARING WALLS SHALL BE rn NOT LESS THAN 2 x 4 WOOD STUDS AT 16" O.C. STUDS 2" WIDE AND 4" THICK AND NOT MORE THAN & LONG SHALL BE "STUD GRADE" DOUGLAS 0 , FIR- LARCH OR BETTER WHEN SUPPORTING NOT MORE THAN ONE FLOOR AND OR A ROOF. 8. ALL EXPOSED WOOD SHALL BE WRAPPED W/ 1/2" THICK GYPSUM BOARD UNLESS NOTED OTHERWISE. C VERIFICATION: 1. CONTRACTORS SHALL VISIT AND INSPECT THE SITE AND FAMILIARIZE THEMSELVES W/ THE SITE CONDITIONS, AND STUDY THESE DOCUMENTS FULLY BEFORE AGREEING TO WORK ON THE PROJECT. THEIR AGREEMENT TO WORK ON THE PROJECT CONSTITUTES VERIFICATION THAT THEY HAVE SO STUDIED THE SITE AND THE DOCUMENTS. UPON INSPECTION OF THE SITE AND STUDYING OF THE DOCUMENTS, THE CONTRACTORS SHALL SUBMIT TO THE OWNERS, FOR THE BUILDING DESIGNER'S REVIEW, ANY SPECIAL CONDITIONS OR UNCLEAR AREAS WHICH MIGHT ALTER HIS BID DURING CONSTRUCTION. D GENERAL REQUIREMENTS: 1. THIS PROJECT SHALL COMPLY W/ THE 2013 CRC, CBC, CPC, CEC, CMC, 2013 CALIFORNIA ENERGY CODE; 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE (CG) & CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC) E DOCUMENTS: 1. THE DRAWINGS ARE NECESSARILY SCHEMATIC AND DO NOT PURPORT. TO SHOW COMPLETE SITUATIONS. THE DRAWINGS, SPECIFICATIONS, AND ADDENDA ARE COMPLIMENTARY, SO WHAT IS CALLED FOR BY ONE IS CALLED FOR BY ALL. THEREFORE THE DRAWINGS, SPECIFICATIONS, AND ADDENDA MUST ALSO BE CONSIDERED TOGETHER, 2. DO NOT SCALE THE DRAWINGS. F GENERAL MATERIAL SPECIFICATIONS: 1. REINFORCING STEEL: WHEN USED IN CONSTRUCTION OF REINFORCED MASONRY OR CONCRETE STRUCTURES SHALL BE DEFORMED AND COMPLY WITH ASTM A615 -74A, GRADE 60. 2. STRUCTURAL STEEL: USED AS STRUCTURAL SHAPES SUCH AS WIDE FLANGE SECTIONS, CHANNEL, PLATES AND ANGLES SHALL COMPLY WITH ASTM SPECIFICATIONS ON THE STRUCTURAL PLANS. G ROOFING AND WEATHER PROOFING: 1. ALL WOOD SIDING AND EXTERIOR LATH AND PLASTER SHALL BE PLACED TWO LAYERS OF GRADE "D" PAPER OVER ALL WOOD BASE SHEATHING. 2. EVERY OPENING IN ANY EXTERIOR WALL SHALL BE FLASHED WITH MIN. 26 GA. SHEET METAL OR 15 POUND BUILDING PAPER. 3. A WEEP SCREED SHALL BE PROVIDED AT OR BELOW THE FOUNDATION PLATE LINE FOR ALL EXTERIOR STUD WALLS FINISHED ON THE EXTERIOR WITH STUCCO. THE SCREED SHALL BE PLACED A MINIMUM OF 4" ABOVE THE GRADE AND 2" ABOVE HARDSCAPE OR STEPS. 4. ALL WEATHER PROOFING AROUND WINDOWS AND DOORS SHALL BE PREFORMED IN ACCORDANCE WITH MANUFACTURERS REQUIREMENTS. ANY SPECIAL CONDITIONS WHERE INSTALLATION HAS TO BE ALTERED SHALL BE PRESENTED TO THE BUILDING DESIGNER IN WRITING FOR APPROVAL. H INSULATION: 1. COMPLY WITH 2013 CALIFORNIA ENERGY COMMISSION LAWS IN FORCE. 2. INSULATE ALL EXTERIOR PARTITIONS WITH FULL THICK BATTS. USE SOUND ATTENUATING FULL THICK BATTS AT WALLS ENCLOSING BATH- ROOMS, LAUNDRY ROOMS, FAU CLOSETS AND ANY OTHER INTERIOR PARTITION AS CALLED FOR BY THE DRAWINGS. ALL EXTERIOR WALLS: R-15 BATTS MINIMUM. ALL FLAT CEILINGS WITH ATTIC SPACE ABOVE: R-38 BATTS. ALL OF THE ABOVE ARE THE MINIMUM REQUIREMENTS ONLY. PLEASE REFER TO THE TITLE 24 ENERGY FORMS THAT ARE INCLUDED WITH THIS SET OF PLANS FOR THE ACTUAL INSTALLATION REQUIREMENTS. 3. CONTRACTOR SHALL SIGN AND POST ON THE STRUCTURE AN INSULATION CERTIFICATION PRIOR TO THE FINISH INSPECTION. SHEET INDEX W:IM[SIM m111* r102111NP1 PDA CONSTRUCTION NOTES J STUCCO: 1. GENERAL: COMPLY WITH APPLICABLE REQUIREMENTS OF CLPCA LATHING A1.0 AND PLASTERING REFERENCE SPECIFICATION. 2. WIRE FABRIC LATH: AQUA K -LATH, SELF FURRING TYPE SFD (AK), BY A2.0 "K -LATH CORP." OR APPROVED EQUAL. SECURE WITH 14 GAUGE G.I. A2.1 WIRE STAPLES. 3. CASING BEAD: 24 GAUGE WITH EDGE TO MATCH EXISTING. 0 sq. ft. INSTALL .WHERE INDICATED ON DRAWINGS, AT ALL CORNERS, AND 2nd. FLOOR - Unit B WHERE STUCCO ABUTS OTHER MATERIALS. 4. FINISH TO MATCH EXISTING AND COLOR TO BE SELECTED BY OWNERS. 5. EXTERIOR LATH & PLASTER: PROVIDE TWO LAYERS OF GRADE "D" 252 sq. ft. PAPER OVER ALL WOOD BASE SHEATHING. CHAPTER 25 OF 2013 CBC. K DEFERRED SUBMITTALS: 252 sq. ft. 2,791 sq. ft. EXTERIOR SPACE SQUARE FOOTAGE CALCULATIONS 2nd. FUR. BALCONY - Unit B 92 sq. ft. 0 sq. ft. SHEET INDEX W:IM[SIM m111* r102111NP1 PDA PROJECT DATE/ CONSTRUCTION NOTES LS LOT SURVEY SPA SITE PLAN A1.0 EXISTING FIRST FLOOR PLAN A1.1 FIRST FLOOR PLAN SQUARE FOOTAGE CALCULATIONS A2.0 EXISTING SECOND FLOOR PLAN A2.1 PROPOSED SECOND FLOOR PLAN A2.2 SECOND FLOOR PLAN SQUARE FOOTAGE CALCULATIONS A3.0 THIRD FLOOR/ ROOF DECK PLAN A3.1 THIRD FLOOR PLAN SQUARE FOOTAGE CALCULATIONS A5.0 EXISTING ROOF PLAN A5.1 PROPOSED ROOF PLAN A6.0 EXISTING & PROPOSED FRONT & REAR EXTERIOR ELEVATIONS A6.1 EXISTING & PROPOSED LEFT EXTERIOR ELEVATIONS % AEXISTING & PROPOSED RIGHT EXTERIOR ELEVATIONS A7.0 BUILDING SECTIONS "A, B & C" A7.1 BUILDING SECTIONS "D, E, F & G" 17 1 TOTAL NUMBER OF SHEETS IN THE PROJECT PROJECT DESCRIPTION SCOPE OF WORK: ADD 252 SQ. FEET OF LIVING SPACE, 429 SQ. FEET OF LOGGIA, &418 SQ. FEET OF DECK AREA ON THE THIRD FLOOR OF AN EXISTING TWO-STORY DUPLEX AN ATTACHED TWO -CAR GARAGE. THE SITE IS NON -CONFORMING BECAUSE IT LACKS FOUR PARKING SPACES. THE MAXIMUM ADDITION IS LIMITED TO 10% OF THE EXISTING SQ. FOOTAGE. LEGAL DESCRIPTION OWNER: DOUGLAS BILLINGS 128 40th STREET NEWPORT BEACH CA. 92663 714-636-3160 LEGAL: LOT 15, BLOCK 39, RIVER SECTION CITY OF NEWPORT BEACH COUNTY OF ORANGE, STATE OF CALIFORNIA ASSESSOR PARCEL NUMBER: 423-321-02 ZONING: R-2 OCCUPANCY: R-3 / U TYPE OF CONSTRUCTION: TYPE V -B (No SPR) NUMBER OF UNITS: TWO I LOT AREA CALCULATIONS - LOT SIZE: 25'x 95'= 2,375 SQUARE FEET MINUS SETBACKS: 19' x 80' = 1,520 SQUARE FEET FLOOR AREA RATIO: 1,520 Sq. Ft. x 2.0 = 3,040 SQUARE FEET OPEN SPACE REQ'D: N /A THIRD FLOOR LIMITS: N / A PROJECT STATISTICS SQUARE FOOTAGE CALCULATIONS EXISTING GARAGE: EXISTING PROPOSED TOTALS GARAGE - Unit A 190 sq. ft. 0 sq. ft. 190 sq. ft. GARAGE - Unit B 190 sq. ft. 0 sq. ft. 190 sq. ft. 1st. FLOOR -Unit A 781 sq. ft. 0 sq. ft. 781 sq. ft. 2nd. FLOOR - Unit B 1,378 sq. ft. 0 sq. ft. 1,378 sq. ft. 3rd. FLOOR - Unit B 0 sq. ft. 252 sq. ft. 252 sq. ft. TOTALS: 2,539 sq. ft. 252 sq. ft. 2,791 sq. ft. EXTERIOR SPACE SQUARE FOOTAGE CALCULATIONS 2nd. FUR. BALCONY - Unit B 92 sq. ft. 0 sq. ft. 92 sq. ft. 3rd. FLR. DECK - Unit B 0 sq. ft. 429 sq. ft. 429 sq. ft. 3rd. FLR. LOGGIA - Unit B 0 sq. ft. 418 sq. ft. 418 sq. ft. LIQUEFACTION CALCULATIONS EXISTING GARAGE: 380 sq. feet x $150.00 = $57,000.00 EXISTING 1st. FLOOR: 781 sq. feet x $300.00 = $234,300.00 EXISTING 2nd. FLOOR: 1,378 sq. feet x $300.00 = $413,400.00 EXISTING 2nd. FLOOR BALCONY: 92 sq. feet x $50.00 = $4,600.00 SUB -TOTAL: $709,300.00 50% OF EXISTING NON -DEPRECIATED VALUE: $354,650.00 CIVIL ENGINEER: GEO TECHNICAL ENGINEER PROPOSED 2nd. FLOOR REMODEL: 210 sq. feet x $80.00 = $16,800.00 PROPOSED 3rd. FLOOR: 252 sq. feet x $170.00 = $42,840.00 PROPOSED 3rd. FLOOR DECK: 429 sq. feet x $100.00 = $42,900.00 PROPOSED 3rd. FLOOR LOGGIA: 418 sq. feet x $100.00 = $41,800.00 PROPOSED 3rd. FLOOR ATTIC: 77 sq. feet x $100.00 = $7,700.00 TOTAL RECONSTRUCTION & REMODEL: $152,040.00 PROJECT CONSULTANTS BUILDING DESIGNER: ENERGY CONSULTANT: R.A. JEHEBER ^ RESIDENTIAL DESIGN, INC. Z 410 32ND STREET, SUITE 202 NEWPORT BEACH, CA. 92663 949-723-4393 ATTN: ROD JEHEBER CIVIL ENGINEER: GEO TECHNICAL ENGINEER Z STRUCTURAL ENGINEER: LAND SURVEYOR: .� OHANA LAND SURVEYING J J 9 SPRINGTIDE O LAGUNA NIGUEL, CA 92677 �W (949) 233-0739 TEDDY OHANA N Teddy@OhanaPLSLand.com €Wop��8¢a�aso���o3LL��� �op�oo.B^�S€�g�o�C; ox 3 U vJ ^ Lu Z Eo O U Z 7 c .� O J J U O E �W _N (n N O D LU Q N'c O m M Q U) (0 0) W Z O U - 'm LU 0_ (� U co co D roM m O) Q C V M QU) _ M Q� Z W o m Z V rn 0 , O €Wop��8¢a�aso���o3LL��� �op�oo.B^�S€�g�o�C; ox 3 FIao6@&T 4/13/2017 6:52 PM 2015-41 REVISIONS Sheet PD.1 14-12 U) vJ Q Lu (D O z Q 7 O O J J U Uw LL J W U D J a O cl� u) _ J LU O '^ H_ J= 0 Q LU O Z O V 00 O LU 0_ (� U FIao6@&T 4/13/2017 6:52 PM 2015-41 REVISIONS Sheet PD.1 14-12 U) Q (D Z z O o J J U) w LL J LL U) Q fJ J a Q u) _ J LU O '^ H_ J= 0 Q LU O Q < O V 00 m LU 0_ (� a O D o O LU 0 Z FIao6@&T 4/13/2017 6:52 PM 2015-41 REVISIONS Sheet PD.1 14-12 Y CONCRETE BALBOA BOULEVARD - 20.1' TR L WAY 6'P 67 24 jk SC 1.47 FSA 6.64 T 4 F 15 ss s2� 1'N, c�P 6'L 6.66 iC .§. 45 TW 9 4"I 6.1 'X1' 20.1' TRAVEL WAY �JpJ 5_ _rf mi W C z � UJ Z W K x Fa C, o0 C, i wo o o of of d a 1'C mottw p � � OW z J a3 s a. w - Oz W N wZ > �z ;O >m o - 0 cv � �.6 V DRIVE 6'82 FSC o O ¢ ¢ w CONG - D FSO ^� EXISTING RZESIDz t L. 130 40th STREET LANDSCAPED AREA Q - 1-2 STORY STUCCO HOU \ \ HOUSE HEIGHT = IV- 9' ati HO SE / �� c5 FSA - FINISHED SURFACE ASPHALT 693 ONE TORY F.F. = 7.51 TO - TOP OF CURB F.=7 - 5,. G �a 6U _ 9 G i6 � �JpJ 5_ _rf mi BOUNDARY z Z UJ iaia x Fa C, -,(9 S - C, wo wo 0 of of d a 1'C mottw .a 0 -. TW)--- OW OW a. w - Oz W z wZ m. 0 �z ;O IN THE OFFICE OF THE COUNTY RECORDER 0 cv 0 �.6 SEASHORE DRIVE �JpJ 5_ _rf mi BOUNDARY Z Z UJ iaia 6.65 FSC Fa 'A-4- -,(9 S - 95.00 wo wo 0 SOUTHEASTERLY 1'C .a -fid -. TW)--- OW OW 3w Oz oz z m. m. 0 �� oa IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. 0 TYPICAL -OHE- - 40u 225 6'82 FSC o y ¢ ¢ w CONG - D FSO ^� EXISTING RZESIDz t �- 130 40th STREET LANDSCAPED AREA Q - 1-2 STORY STUCCO HOU \ \ HOUSE HEIGHT = IV- 9' ONE STORY HO SE / 10USE OVERHANG \ G qG \G, (6.3 N GARAGE F.F. = 6.90 r- _ - - - - -M r_ 95.01 - --M - _WOOD GATE "'. _ R_ s 20.1 'mow, Ns� APE: 423-321-02 sssT EXISTING RESIDENCE Z > s° 12840th STREET _ m 2 STORY STUCCO HOUSE q� a� Q HOUSE HEIGHT = 22'1 �Q �Qo� 0 f c HOUSE AREA = 781 S.F.f p5�c�0 59,. F.F: 7.09 LOWER LEVEL Q�yQ�i° o FLF =15.95 UPPER LE P_ a 6c m es 5c 6� 18.9 41.5': I GARAGE W/ UPPER LEVEL I eeR RESIDENCE m s° F.F. = 7.03 LEGAL DESCRIPTION: 5_ _rf mi BOUNDARY " -- Wl6 (9.71 FSC). TW) 6.65 FSC 11 FSC) �. ((9.86 'A-4- -,(9 S - 95.00 N N36*21'3 IF S. E'LY - SOUTHEASTERLY 1'C .a -fid -. TW)--- - - cT✓ LOT 15, BLOCK 39 OF RIVER SECTION, PER MAP RECORDED IN BOOK 4, PAGE 25 OF MISCELLANEOUS MAPS, S.WLY - SOUTHWESTERLY 0_..(736 IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EYE, - TYPICAL -OHE- - 40u 225 6'82 FSC o C.L. - CENTER LINE 5 CONG - CONCRETE FSO ^� FOUND MONUMENT AS NOTED �- L/A - LANDSCAPED AREA Q - SET LEAD, TACK & TAG \ \ FSC - ONE STORY HO SE / �� FSA - FINISHED SURFACE ASPHALT GARAGE F.F. = 7.51 TO - TOP OF CURB � - 5,. �a FINISHED FLOOR F.F. 7.18 G i6 y TP - TOP OF PAD EXISTING RESIDENCE TW - TOP OF WALL FL - FLOW LINE 126 40th STREET NG - NATURAL GROUND 1-2 STORY STUCCOHOUSE HOUSE HEIGHT= T -IML z O O _ ^ a C J w 0 W J p oa <o o <o Y > w � w O Z w z ¢ ¢ p z O- 3 0 a U o O 0� w ¢c. � LEGAL DESCRIPTION: Zw BOUNDARY SURVEY LEGEND WATER METER THE LAND REFERRED HEREON IS SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE N.E'LY - NORTHEASTERLY' -,(9 S - EXISTING ELEVATION OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: S. E'LY - SOUTHEASTERLY 1'C w WATER METER N.WLY - NORTHWESTERLY POWER POLE LOT 15, BLOCK 39 OF RIVER SECTION, PER MAP RECORDED IN BOOK 4, PAGE 25 OF MISCELLANEOUS MAPS, S.WLY - SOUTHWESTERLY s IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EYE, - TYPICAL -OHE- - OVERHEAD WIRES 6'82 FSC o C.L. - CENTER LINE 5 CONG - CONCRETE 0 - FOUND MONUMENT AS NOTED �- L/A - LANDSCAPED AREA Q - SET LEAD, TACK & TAG \ \ FSC - FINISHED SURFACE CONCRETE "LS 8583" AS NOTED - FSA - FINISHED SURFACE ASPHALT _ TO - TOP OF CURB - 5,. FF - FINISHED FLOOR G i6 y TP - TOP OF PAD TW - TOP OF WALL FL - FLOW LINE NG - NATURAL GROUND BENCH MARK: COUNTY OF ORANGE BM p1E-124-14 DESCRIBED BY OCS 2014- FOUND 4' OCS ALUMINUM BENCHMARK DISC STAMPED, "1E-12414" ON THE SOUTHWEST CORNER OF A 4' CATCH BASIN. MONUMENT IS LOCATED ALONG THE SOUTH SIDE OF W. BALBOA BLVD., 150' EAST OF THE C/L OF 19TH ST. 0 ADDRESS 1823. MONUMENT IS LEVEL WITH THE SIDEWALK. ELEVATION = 7.660 (NAVD88, YEAR LEVELED 2015 BASIS OF BEARINGS: THE BEARING NORTH 53'37'37' EAST BEING THE CENTERLINE OF 40th STREET A5 SHOWN ON PARCEL MAP NO. 2004-233, FILED IN BOOK 346, PAGES 23 AND 24 OF PARCEL MAPS IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA WAS USED AS THE BASIS OF BEARINGS FOR THIS SURVEY. 0 a Sc 3 OVERHEAD WIRES _(TYP.) Ld °+ Zw BOUNDARY SURVEY i WATER METER (1.9'X1.3') xo < _ w WATER METER (1.9'X1.3') POWER POLE 8424557E - OH - s 12 WIRES N., 2 E , 10 OH 'a 6'82 FSC o S., 4 N W & S.W., 5 W.) 5 �- WATER METER (1.9'X1.3') \ \ �"EDISOW PULLBOX (2.3'X1.5') - WATER METER 1.9'X1.3' _ - 5,. w 5 G i6 y 66 �o 0 4 8 1F. 24 GRAPHIC SCALE: 1"=8' FD. GEAR SPIKE & FD. GEAR SPIKE & WASHER "LS 6965" BALBOA BOULEVARD WASHER "LS 6965" ,PER (R3), FLUSH PER (R4), FLUSH N 3619'49" W 230.02'(320')[229.93'](229.96'R1&R2) 115.01'(11 s')(11 a.9a'R115.01'(115) 0 H N 36'19'49" W 95.01' LW(95')[95'](94.98'R7&R2) ��-114,98'Rl&R2C ^ o CO 24.97'(25') 4.97�fN (250 Q (25') m e (25') (25.00'Ri &R2) y r 4 za.o'R1&Rz) d0 N � N 36'20"43" W 115.01' (115') tt 0) 5.00' 95.01' (95) <2 24.99'(25) 5.00' S m M p(25.00'R1&R2)0� 24 97'(25') MONUMENT NOTES: ^ 0,08, �I (25.00'R1&R2) n 15.00' 95.00' (95') m ^ - n OD MONUMENT AS NOTED 4 3 N 36.21'37' W 115.00' (115') 5.00' 2498,(25,) SQL KJ 1'J Q - SET MONUMENT AS NOTED W (zs.00'R1&R2) °r, G° �O� �, W - NolrRiwG sEr NOTHING 0'08�� V� o� ESTABUSHED INT. BY v O QM, �we� -w J PRORATION W n 24.99'(25') Oi _ FD. LEAD & rncK W z m (25.00'R7&R2) oQ < s area" PER Bi&x) v bO 2 ON P.L. PROD AT V 0/S 1D FD. LEAD & TACK -LS 4184" PER ON P.L. CORNER L%n@G7d 1 2499 (25) 9 25.01'(25') 5' _ FD. LEAD & TACK 15 (25.00'R1&R2) (25.00'R1&R2) O "LS 2312" NO REFERENCE, V26/ WET'K ON P.L. (0.08' S.E'LY {L.I _f�l�/�.�f�/� f-f�pp - - - O FROM P.L. COR.) O U'L.1I+ 9EIL 24 _ SET, LEAD, TACK & TAG 1 24,99'(25') 25.02'(25') "LS 8583" ON P.L. PROD (25.00'Rt&R2) (25.00'R7&R2)AT 1' O/S 15.00 94.99'(94.98'Ri&R2)(95') 5.00 O _ SET, LEAD, TACK & TAG - "LS 8583" ON P.L. -N 36'21"23" W 114.99'(N5')L15'](114.98'R2)�1� CORNER w N L W w � a M n ^ FD. WELL MONUMENT ,`� FD. SPIKE & WASHER (n PUNCHED 2" DISKED. MAG NAIL & WASHER LS 5411" PER (R4) z PER (R1), DN. 0.8' "LS 5411" PER CORNER z FLUSH .-REC. DOC. N0. 2007-1300B (n .o8R7&R5'-1' 5 10 115D7'(115.OB'R1&R2)[115.07'] ' M AFF 230.17'(230.16'R1&R2)[230.16'] N 38'43'49" W REFERENCES: SEASHORE DRIVE O - INDICATES RECORD DATA PER M.M. 4/25 [ ] - INDICATES RECORD DATA PER M.M. 162/11-19 (RU - INDICATES RECORD DATA PER P.M.B. 346/23-24 (R2) - INDICATES RECORD DATA PER P.M.B. 324/16-17 INDICATES RECORD DATA PER COR. REC. DOC. N0. 2011-1105 B NOT TO SCALE INDICATES RECORD DATA PER PSB. 254/4-5 ESTABLISHMENT & MONUMENTATION DETAIL SURVEYOR'S CERTIFICATION: THIS MAP CORRECTLY REPRESENTS A TOPOGRAPHIC & BOUNDARY SURVEY FOR IMPROVEMENT LOCATIONS AND DESIGN PURPOSES MADE BY ME OR UNDER MY DIRECTION ON SEPTEMBER 30, 2016. 12/4/16 DATE DATE OF LAST REVISION: TEDDY OHANA LS 8583 , TOPOGRAPHIC & BOUNDARY SURVEY EXISTING RESIDENCE 128 40th STREET NEWPORT BEACH, CALIFORNIA 92663 APN: 423-321-02 SCALE: 1"=8' 1 DRAWN BY: T.Y.O. DATE: 9/30/2016 1 REVISED: 12/4/2016 OHANA LAND SURVEYING 9 SPRINGTIDE LAGUNA NIGUEL ,CA 92677 Email: Teddy@OhanaPLSLand.com Phone; 949-233-0739 SHEET 1 OF 1 hang LAND SURVE J.N. 2016-25 14-13 20'-0" 1 5'-11" 1 44' 1" 1 8'-10" 1 10'-0" 1 15'-0" 95.00' 20'-0" 40'-3'@" SITE PLAN A � I a) L o }� o C G V //) N N O � I m 10'-0" 15'-0" tl�=oo€°''°6frgyP° z. �2'Zp S€'goo"-F U Z W Q a Z J o a_ w w U U) Z c') .� U) J O N E � _ (n N O) cu J Lu W p 64 o (D .0 a a W U) w m W <D U m Q w co co W W U) m O) (,) �p (� o C v (M QU) _ M �� Of W I o V m Z z rn tl�=oo€°''°6frgyP° z. �2'Zp S€'goo"-F aimoete sane 4/13/2017 6:20 PM R pm.# 2015-41 REVISIONS `^' Shee, SCALE: 1/4" = V- 0" S P . 1 1 14-14 Z W Q a � J z a_ w w W U) O U) aimoete sane 4/13/2017 6:20 PM R pm.# 2015-41 REVISIONS `^' Shee, SCALE: 1/4" = V- 0" S P . 1 1 14-14 Q '� V z Z O J LL o U) J U w J z m o a a W o w 2 U U) 0 Q w m � Of N w (� O O z aimoete sane 4/13/2017 6:20 PM R pm.# 2015-41 REVISIONS `^' Shee, SCALE: 1/4" = V- 0" S P . 1 1 14-14 5'-0"1 6'-2" 0 I 19'-5" CLEAR W � Q N 9 GARAGE � W I 9 20'-0" 5'-0" 1 6-2" I 70'-0" -- -- BEDRM. #1 LIVING RM -- -- 8'-0" CLG. UNIT "A" 8'-0" CLG. UNIT "A" BREEZEWAY _____ -- - -- KLG. UNIT "A" 8'-0" CLG. UNIT "A" 8'-0" CLG. UNIT "A" O00 OO 9'-8 W, 40'-3W' 10.4. 10'-0" EXISTING 1st. FLOOR PLAN LIVING: 781 sq. feet GARAGE: 380 sq. feet TOTAL: 1,161.00 sq. feet a) a> L Y) O aimoete sane 4/13/2017 6:20 PM R pm.# 2015-41 REVISIONS Sheep Scale: 1/4" = V-0//�`" /..� 1 . O 14-15 U Z Q Z Q o J U d Z � .� H J O4 N E � _ (n N O) Cu J U Lu W p 64 o (D .0 mQU).CU W ow < m W vJ w U m 0 LL T Co W W U)m 00 O) (,) �p (� o C v (M Q _ U) M D- � Of W Ix o V m Z z rn aimoete sane 4/13/2017 6:20 PM R pm.# 2015-41 REVISIONS Sheep Scale: 1/4" = V-0//�`" /..� 1 . O 14-15 Z Q 'vJ V Q z J d w J Z O H J 0 I— w o ~ 0 U) J U X J L.L. W a a W ow < � vJ w 0 Lu 0 LL aimoete sane 4/13/2017 6:20 PM R pm.# 2015-41 REVISIONS Sheep Scale: 1/4" = V-0//�`" /..� 1 . O 14-15 Q 'vJ V z Z O J ti o J U) w J U z Co a a W ow < 2 U vJ w 0 Lu 0 T m L — a N (� O 0 z aimoete sane 4/13/2017 6:20 PM R pm.# 2015-41 REVISIONS Sheep Scale: 1/4" = V-0//�`" /..� 1 . O 14-15 0 m 20'-0" 5-11" 1 3' 40'-3 I I I I I I I I FIRST FLOOR PLAN 20.0 x 19.0 = 380.000 3.792 x 4.083 = 15.482 40.292 x 19.0 = 765.548 1161.03 SQ. FT. CALCULATIONS u pro1 .. x x- 4113/'2017 6:20 PM 2015-41 REVISIONS Sheet Scale: 1/4"= 1'-0" Al .1 14-16 U V) -- Z Z QO o i Z LL U Lu J O J u Fu U V J �U N Co (n N O Lu W NO C N m (� _2 f0 0) (D W V) 0 a U m w 0 Z m Co UJ W�? m CO 0 C M QU) Q M �� Z W o V aa) Z rn pro1 .. x x- 4113/'2017 6:20 PM 2015-41 REVISIONS Sheet Scale: 1/4"= 1'-0" Al .1 14-16 U) V) Z Z V QO z i Z LL Q Lu J O J O U w J �U Q Co Co o< H J If W Q U) LL LL LLd Q w O w V) pro1 .. x x- 4113/'2017 6:20 PM 2015-41 REVISIONS Sheet Scale: 1/4"= 1'-0" Al .1 14-16 U) a V z Z O oJ LL J w LL J Co o< J If W Q U) J 0 �L � Q w O w < 0 a V O N m w 0 rJn V d O W Q Z pro1 .. x x- 4113/'2017 6:20 PM 2015-41 REVISIONS Sheet Scale: 1/4"= 1'-0" Al .1 14-16 DEMOLITION WALL LEGEND ALL EXISTING WALLS, WINDOWS, DOORS, ETC. WITH CROSS HATCHING INDICATES THAT THEY SHALL BE REMOVED. SEE PLANS BELOW FOR ANY OTHER NOTES AS TO WHAT IS OR ISN'T TO BE REMOVED. WHEN ALL ELSE FAILS PLEASE CONTACT THE OWNERS OR THE BUILDING DESIGNER. GENERAL DEMOLITION NOTES ALL EQUIPMENT INCLUDING SHORING AND SCAFFOLDING (DESIGNS AND STRUCTURES) SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR WHO PROVIDES AND USES SUCH STRUCTURES. ALL EQUIPMENT INCLUDING SHORING AND SCAFFOLDING USED ON THIS SITE SHALL MEET ALL STATE AND LOCAL SAFETY CODES. EACH CONTRACTOR SHALL CLEAN UP ALL TRASH RELATED TO HIS WORK AND DISPOSE OF SUCH TRASH IN A LEGAL MATTER ON EACH FRIDAY OF THE WORK SCHEDULE. EACH CONTRACTOR SHALL REMOVE HIS SURPLUS THE WORK SCHEDULE. EACH CONTRACTOR SHALL REMOVE HIS SURPLUS IS COMPLETED. AS -BUILT INFORMATION IS LIMITED TO VISIBLE CONDITIONS. NOTIFY THE DESIGNER OR STRUCTURAL ENGINEER IMMEDIATELY IF VARIATIONS FROM DRAWINGS ARE FOUND. ALL CONTRACTORS SHALL BE RESPONSIBLE FOR DAMAGE CAUSED BY THEM TO THE OWNERS PROPERTY OR ADJACENT PROPERTIES. ALL CONTRACTORS SHALL MAKE GOOD AT THEIR SOLE EXPENSES ANY SUCH DAMAGE TO THE ENTIRE SATISFACTION OF THE INJURED PARTIES. DEMOLITION: REMOVE FROM SITE & PROPERLY DISPOSE OF ALL MATERIALS NOT REQUIRED TO BE PART OF THE BUILDING IMPROVEMENTS. SEE SHORING RESPONSIBILITY PARAGRAPH ABOVE. EXISTING 2nd. FLOOR PLAN EXISTING LIVING: 1378.00 sq. feet EXISTING DECK: 141.00 sq. feet U z1/ Q IL SERV ESA. #2 z J o 8'-0" CLG. BEDRM. #2 U 8'-0"CLG . 8'-0"CLG. UNIT i (gyp .� O w w_ i (4 (V E OfW _ (n rF O) a) BEDRM. #1 ----_ N'c LIVING RM DECK 8'-0" CLG. UNIT "B" - <n 8'-0" CLG. UNIT "B" UNIT "B" W U) U m MEDIA RM. -- -- KITCHEN 8'-0" CLG. co 8'-0" CLG. UNIT "B" -- - 8'-0" CLG. UNIT "B" U) Q ro m O) DN. 0 U C V (M QU) _ / �� a w O O QOO i i OO m z 0 V rn O , O GENERAL DEMOLITION NOTES ALL EQUIPMENT INCLUDING SHORING AND SCAFFOLDING (DESIGNS AND STRUCTURES) SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR WHO PROVIDES AND USES SUCH STRUCTURES. ALL EQUIPMENT INCLUDING SHORING AND SCAFFOLDING USED ON THIS SITE SHALL MEET ALL STATE AND LOCAL SAFETY CODES. EACH CONTRACTOR SHALL CLEAN UP ALL TRASH RELATED TO HIS WORK AND DISPOSE OF SUCH TRASH IN A LEGAL MATTER ON EACH FRIDAY OF THE WORK SCHEDULE. EACH CONTRACTOR SHALL REMOVE HIS SURPLUS THE WORK SCHEDULE. EACH CONTRACTOR SHALL REMOVE HIS SURPLUS IS COMPLETED. AS -BUILT INFORMATION IS LIMITED TO VISIBLE CONDITIONS. NOTIFY THE DESIGNER OR STRUCTURAL ENGINEER IMMEDIATELY IF VARIATIONS FROM DRAWINGS ARE FOUND. ALL CONTRACTORS SHALL BE RESPONSIBLE FOR DAMAGE CAUSED BY THEM TO THE OWNERS PROPERTY OR ADJACENT PROPERTIES. ALL CONTRACTORS SHALL MAKE GOOD AT THEIR SOLE EXPENSES ANY SUCH DAMAGE TO THE ENTIRE SATISFACTION OF THE INJURED PARTIES. DEMOLITION: REMOVE FROM SITE & PROPERLY DISPOSE OF ALL MATERIALS NOT REQUIRED TO BE PART OF THE BUILDING IMPROVEMENTS. SEE SHORING RESPONSIBILITY PARAGRAPH ABOVE. EXISTING 2nd. FLOOR PLAN EXISTING LIVING: 1378.00 sq. feet EXISTING DECK: 141.00 sq. feet aimoete sane 4/13/2077 6:20 PM 2015-41 REVISIONS '/Sheep SCALE: 1/4" = V-0//�VL" /..� . O 14-17 U z1/ Q z J o a - U z (gyp .� O w w_ _ (4 (V E OfW _ (n N O) a) LU 0-o N'c m M Q <n 'O (0 N W U) U m 0 Q 0 00 co LU W U) Q ro m O) w 0 U C V (M QU) _ M �� a w W o m z 0 V rn O , O aimoete sane 4/13/2077 6:20 PM 2015-41 REVISIONS '/Sheep SCALE: 1/4" = V-0//�VL" /..� . O 14-17 vJ z1/ Q J z a - ol� z0 O O w w_ _ J LL ti XD J LU z z m 0 U • W o F Lu 2 U U) aimoete sane 4/13/2077 6:20 PM 2015-41 REVISIONS '/Sheep SCALE: 1/4" = V-0//�VL" /..� . O 14-17 vJ Q z z ol� O J ti U) o J U w J z m o a a • W o F (n 2 U ' vJw 0 0 Q 0 00 m � ii N w w 0 O D a w 0 0 z aimoete sane 4/13/2077 6:20 PM 2015-41 REVISIONS '/Sheep SCALE: 1/4" = V-0//�VL" /..� . O 14-17 NEW WALL LEGEND 7'-3'/z" PROPOSED 2nd. FLOOR PLAN NEW 2 x 4 WOOD STUDS AT 16" O.C. W/ R-15 INSULATION AT ALL EXTERIOR WALLS - MINIMUM. NEW 42" TALL 2 x 4 WOOD STUDS AT 16" O.C. U Z -- Q Z J o BA.#2 SERV. ----- ----- 8'-0" CLG. 8'-0" CLG. W J ----- 8'-0" CLG. UNIT "B.. uFa 00 oJ LL DECK 8'-0" CLG. UNIT "B" ----- UP 8'-0" CLG. UNIT "B" UNIT"B" Of BA. #1 N MEDIA RM. -- -- 8'-0" CLG. KITCHEN W 8'-0" CLG. UNIT "B" -- - 8'-0" CLG. UNIT "B" C --ON (� O 0 N N W O O m O A Ed J 0 a U m w G Z m co WWU?m°i 0 W Q U) m Q PROPOSED 2nd. FLOOR PLAN NEW 2 x 4 WOOD STUDS AT 16" O.C. W/ R-15 INSULATION AT ALL EXTERIOR WALLS - MINIMUM. NEW 42" TALL 2 x 4 WOOD STUDS AT 16" O.C. pro...�e x T�— 4113/'2017 6:20 PM 2015-41 REVISIONS Sheet SCALE: 1/4" = 1'-0" A2. '_ 14-18 U Z -- Q Z J o � Q W U W J � � uFa 00 oJ LL ''Zn V N U) Of (n N Cf1 U W W NO C N m (� _2 CO N N W < J 0 a U m w G Z m co WWU?m°i 0 W Q U) m Q � W o V aa) Z rn pro...�e x T�— 4113/'2017 6:20 PM 2015-41 REVISIONS Sheet SCALE: 1/4" = 1'-0" A2. '_ 14-18 U) Z Q Q CD J z � Q W w W J � � H 00 oJ LL LU LUO J LL U) Q o U J If W 0 1n U W wO w < J pro...�e x T�— 4113/'2017 6:20 PM 2015-41 REVISIONS Sheet SCALE: 1/4" = 1'-0" A2. '_ 14-18 U) Q CD z Z w O oJ LL J w LL J m o U J If W Q 1n J - wO w < J 0 a O N m w G rn a 0 W Q Z pro...�e x T�— 4113/'2017 6:20 PM 2015-41 REVISIONS Sheet SCALE: 1/4" = 1'-0" A2. '_ 14-18 0 m 74'-0" 74.00 x 19.00 = 1406.00 3.5 x 8.666 = (-30.331) 1375.669 SECOND FLOOR PLAN SQ. FT. CALCULATIONS U U) -- Z O D ---- Z U 74.00 x 19.00 = 1406.00 p� uFa O U V N 3.5 x 8.666 = (-30.331) - - (n N O Lu W NO C N m (� _2 CO 0) N W < J as U m w A 0 Z m co 74.00 x 19.00 = 1406.00 3.5 x 8.666 = (-30.331) 1375.669 SECOND FLOOR PLAN SQ. FT. CALCULATIONS pro1 ooze x r- 4I13I2017 6:20 PM 2015-41 REVISIONS Sheet Scale: 1/4" = 1'-0" A2.2_ 14-19 U U) -- Z O E ^� I..L Z U W J p� uFa O U V N LL J 00 (n N O Lu W NO C N m (� _2 CO 0) N W < J as U m w A 0 Z m co UJW �? m °i O W QU) Q M Q � W o aa) 0, O pro1 ooze x r- 4I13I2017 6:20 PM 2015-41 REVISIONS Sheet Scale: 1/4" = 1'-0" A2.2_ 14-19 Z U) Q C7 O z ^� I..L Z J W J p� O U Lu LLL Q LL J 00 m o< Z� J a OLL QI-=Q (n Jw 0 w w U)U) < J pro1 ooze x r- 4I13I2017 6:20 PM 2015-41 REVISIONS Sheet Scale: 1/4" = 1'-0" A2.2_ 14-19 U) Q C7 z Z � O oJ LL J w LL J m o< J a QI-=Q (n Jw 0 w O < J as V M N m w A 0 d O W Q Z pro1 ooze x r- 4I13I2017 6:20 PM 2015-41 REVISIONS Sheet Scale: 1/4" = 1'-0" A2.2_ 14-19 M p E M 6'-2" AWA B A7.0 14'-5" T-6", 12,-11" I I I 12'-1 1 N. DECK#2 Lu UNIT "B" L -- 54 Sq. Ft.---- Z I w o - O 8'-0" CLG. 122 Sq. Ft. 12 = 61 Sq. Ft. J H 126 Sq. Ft. Provided I c') .� J FLAT ROOF L_ _ _ ---___—_ --------- 12'-11 14'-5" C A7.0 ATTIC #2 SEE ATTIC NOTES 23'-2" 16'-11 9,-1„ N. BA. #3 V-0" CLG. N.BEDRM.#3 8'-0" CLG. UNIT "B" ATTIC #1 1 B C A7.0 A7.0 UNFINISHED ATTIC SPACE NOTE: SHALL NOT CONTAIN ANY AIR REGISTERS, ELECTRICAL OUTLETS OR LIGHTING FIXTURES OTHER THAN WHAT IS REQUIRED BY THE 2016 CBC, CRC, CEC CODES. UNFINISHED MEANS THERE SHALL BE NO WALL INSULATION, DRYWALL OR SIMILAR INTERIOR WALL FINISHING MATERIALS. 23'-2" O E A7.1 A7.1 95'-0" 78'-10" 10'-0" F A7.2 11'-6" 6'-7" N pl^ I II II DN LOGGIA #1 UP F-010ILG,I LANDING I 312 73 sq A / -Provided 156 Sq. Ft I I 6'-0" CLG. I I II I II �I I II D — ----- —, I I LL 9 FLAT in fil ROOF N --- D A7.1 10'-0" 78'-10" 95'-0" E A7.1 6'-7" 11'-6" F A7.2 G A7.2 19'-9" I NEW 42" TALL STUCCO GUARDRAIL -TYP. NEW 42" TALL WROUGHT —j IRON GUARDRAIL -TYP. , N. DECK #1 UNIT "B" 375 Sq. Ft. 19'-9" 2'-6" IN 0 O Q J 2,-6„ 1 7,-6„ i PROPOSED 3rd. FLOOR PLAN NEW LIVING: 252 sq. feet NEW DECK: 429 sq. feet NEW LOGGIA: 418 sq. feet T of o ® O1 I[l N rel w U Lu ryO Q Z w o a O w U) U J H Z c') .� J a t9 N E � _ (n N O) cu J Lu W p 64 o m .0 mQU).cu W u m W vJ U m 0 V co Lu W (n N m M �p o C v (M QU)ML _ Of W IxV o m Z w Q rn w VJ Lu ryO Q CD w z a O w U) 0 J H O J a ti o J 2 w J Z CO ata Date acme 5/31/20176:11 PM w Pm. a 2016-23 .T=6K9jw �/Slheet SCALE: 1/4" = V-0//�VJ" /..� . O 14-20 VJ Q CD z Z 10� O J ti o J U) w J Z CO Q U ac a W u 2 U vJ 0 V m � _j a N O O w Q Z ata Date acme 5/31/20176:11 PM w Pm. a 2016-23 .T=6K9jw �/Slheet SCALE: 1/4" = V-0//�VJ" /..� . O 14-20 9.375 x 5.375 = 50.390 7.583 x 13.25 = 100.474 15.583 x 10.625 = 165.569 3.792 x 8.583 = (-32.546) 3.5 x 9 = (-31.500) 252.387 THIRD FLOOR PLAN SQ. FT. CALCULATIONS aimoete sane 4/13/2017 6:20 PM 2015-41 REVISIONS �/Shee� Scale: 1/4" = V-0//�`" /..� J . 14-21 U () ^ Z Z E J Z U w Z J � .� U wLL O O N E � _ (n N O) Cu J v Lu W p 64 o (D .0 a a U) w m W <D U m 0 Q w 0 CO Co Lu W (n N m O) M �p (� o C v (M QU) _ M Q� w Of W I o V m Z M rn 0, O aimoete sane 4/13/2017 6:20 PM 2015-41 REVISIONS �/Shee� Scale: 1/4" = V-0//�`" /..� J . 14-21 U�I' () Z Z ')'� LJ z J Z Q w � 0 J O U wLL O Q � o U U) w J v z �LL o 2 a a H0 w 2 U U) aimoete sane 4/13/2017 6:20 PM 2015-41 REVISIONS �/Shee� Scale: 1/4" = V-0//�`" /..� J . 14-21 U�I' Q ')'� LJ z Z 10� O J � o J U) w J v z Co o a a o w 2 U 'W U) 0 0 Q w 0 CO m 2 a N w o (� O w 0 M z aimoete sane 4/13/2017 6:20 PM 2015-41 REVISIONS �/Shee� Scale: 1/4" = V-0//�`" /..� J . 14-21 EXISTING ROOF PLAN Rep o£o m3puo�8���g RH U -- Z ^J LL E W p J O U W W 2 uFa 0 oJ V N LL J X (n N O U Lu W NO C (D J LU 0 /W� U) w _2 f0 N N W < a U m w w Z m co UJW �? m °i 0 C M QU) Q M Q � W o V aa) z rn Rep o£o m3puo�8���g RH x„- 4I13I2017 6:20 PM 2015-41 REVISIONS Sheet SCALE: 1/4" = P-0" A5.0_ 5.O 14-22 Z U ^J LL LL W p J O H W W 2 0 oJ LZ U) LL J X m W x„- 4I13I2017 6:20 PM 2015-41 REVISIONS Sheet SCALE: 1/4" = P-0" A5.0_ 5.O 14-22 U) U z Z_ ry 0 oJ J w LL J z m o U J If Q U) J LU 0 /W� U) w w O 2 wJ < a q- N m w w rn 0 O W Q z x„- 4I13I2017 6:20 PM 2015-41 REVISIONS Sheet SCALE: 1/4" = P-0" A5.0_ 5.O 14-22 c c B C D E F G A7.0 A7.0 A7.1 A7.1 A7.2 A7.2 LU OJ U OGl llrr H W W_ Q B C D E F G A7,0 A7.0 A7.1 A7.1 A7,2 A7,2 0 ' • 0 IR ' n rel o x „— 513112017 6:11 PM 2016-23 REVISIONS Sheet SCALE: 1,4" = V-0" A5.1 14-23 U -- J Z o 0 LU OJ U H W W_ Q uFa W oJ LL V N LL J a- (n N O LL Lu W NO C N m Q(� �LU _2 f0 N N W0 < J 0 a v M N m w w Z m co UJW �? m °i O W QU) Q M Q � W o aa) G O � o x „— 513112017 6:11 PM 2016-23 REVISIONS Sheet SCALE: 1,4" = V-0" A5.1 14-23 Z Q J V LL 0 LU OJ H H W W_ Q W oJ LL U) O LL J a- m 0 LL J If LL o x „— 513112017 6:11 PM 2016-23 REVISIONS Sheet SCALE: 1,4" = V-0" A5.1 14-23 co Q V Z Z � O oJ LL J w LL J m o< J If W Q U) J �LU L Q w O w < J 0 a v M N m w w rn a O W Q Z o x „— 513112017 6:11 PM 2016-23 REVISIONS Sheet SCALE: 1,4" = V-0" A5.1 14-23 MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR m N 0 N m N) REAR ELEVATION SCALE: 1/4" = V-0" MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' SLOPED ROOFS 35.77- - - - 5.77'___ _____________1 I I MAX. BLDG. HGT. FOR I I MAX. BLDG. HGT. FOR ROOFS/ RAIL'G. 30.77' FLAT ROOFS / RAIL'G. (E) TOP PLATE 24.03. (E) TOP PLATE 24.03' I (E) TOP of SHT'G: 15.95' (E) TOP PLATE 15.17' TOP of CURB 7.09' EST. GRADE 6.77' E) REAR ELEVATION I (E) TOP of SHTG. 15.95' (E) TOP PLATE 15.17' (E) TOP of CURB 7.09' EST. GRADE 6.77' SCALE : 1/4" = l'-0" MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SI nppn Pnn Pq ZS 77' RI 11PFr1 PnnPS •35 77' =0I. URHUC O.!! =0I. URHUC 0.11 N) FRONT ELEVATION SCALE: 1/4" = V-0" MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' SLOPED ROOFS 35.77' I I MAX. BLDG. HGT. FOR IMAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 30.77'L I FLAT ROOFS/ RAI -'G. 30.77' TOP PLATE 24.03' 0 0 TOP of RAIL'G ao m ABV. FIN. SURFACE 0 0 N N O M 1 (E) TOP ofSHT'G. 15.95' (E) TOP PLATE 15.17' U - - 1 I o 0 W J ~ i" L. 1..1 eo J Z w (D o 1 J (9 NOf E W _ (n N O (0 O LU W 0 o MAX. BLDG. HGT. FOR I TO I MAX. BLDG. HGT. FOR U) cu 2 U W <U FLAT ROOFS / RAIL'G. 30.77' 0 REMAIN FLAT ROOFS / RAIL'G. 30.77' w 0 co co LU W (n _ _ _ _ _ m O M m C U C � V (M eo _ M Q� Io NW/�/ Ix _O m Z LU I 0 M o [V (E) TOP PLATE 24.03' (E) TOP PLATE 24.03' 0 r 1 m N // 60 O O V N I I V N (E) TOP of SHT'G. 15.95' I I (E) TOP of SHTG. 15.95' (E) TOP PLATE 15.17' (E) TOP PLATE zo I I I I bo (E) TOP of CURB 7.09' 1 (E) TOP of CURB 7.09' m N 0 N m N) REAR ELEVATION SCALE: 1/4" = V-0" MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' SLOPED ROOFS 35.77- - - - 5.77'___ _____________1 I I MAX. BLDG. HGT. FOR I I MAX. BLDG. HGT. FOR ROOFS/ RAIL'G. 30.77' FLAT ROOFS / RAIL'G. (E) TOP PLATE 24.03. (E) TOP PLATE 24.03' I (E) TOP of SHT'G: 15.95' (E) TOP PLATE 15.17' TOP of CURB 7.09' EST. GRADE 6.77' E) REAR ELEVATION I (E) TOP of SHTG. 15.95' (E) TOP PLATE 15.17' (E) TOP of CURB 7.09' EST. GRADE 6.77' SCALE : 1/4" = l'-0" MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SI nppn Pnn Pq ZS 77' RI 11PFr1 PnnPS •35 77' =0I. URHUC O.!! =0I. URHUC 0.11 N) FRONT ELEVATION SCALE: 1/4" = V-0" MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' SLOPED ROOFS 35.77' I I MAX. BLDG. HGT. FOR IMAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 30.77'L I FLAT ROOFS/ RAI -'G. 30.77' TOP PLATE 24.03' 0 0 TOP of RAIL'G ao m ABV. FIN. SURFACE 0 0 N N O M 1 (E) TOP ofSHT'G. 15.95' (E) TOP PLATE 15.17' TOP of SLAB 7.09' EST. GRADE 6.77' 128 40th Street E) FRONT ELEVATION (E) TOP PLATE 24.03' TOP of RAIL'G = ABV. FIN. SURFACE m 0 I W N I � (E) TOP of SHT'G. 15.95' (E) TOP PLATE 15.17' I co I (E) TOP of SLAB 7.09' EST. GRADE 6.77' SCALE, 1/4" = V-0" 0 N U Z Q 0 I o \J\ W J ~ i" L. 1..1 eo J Z w (D o 1 TOP of SLAB 7.09' EST. GRADE 6.77' 128 40th Street E) FRONT ELEVATION (E) TOP PLATE 24.03' TOP of RAIL'G = ABV. FIN. SURFACE m 0 I W N I � (E) TOP of SHT'G. 15.95' (E) TOP PLATE 15.17' I co I (E) TOP of SLAB 7.09' EST. GRADE 6.77' SCALE, 1/4" = V-0" 0 N 0. tlz=oo€E°"°''°6frgyP° ZEF�,aU°S€'goo"-''p' _ 3 U Z Q 0 Z o \J\ W J ~ i" L. 1..1 U J Z w (D .� U)0 J (9 NOf E W _ (n N O (0 O LU W 0 o m asi a a W U) cu 2 U W <U 0 m w 0 co co LU W (n Of m O M C U C � V (M QU) _ M Q� �'�/ f NW/�/ Ix _O m Z LU I 0 0. tlz=oo€E°"°''°6frgyP° ZEF�,aU°S€'goo"-''p' _ 3 Pim Z&T. e 5131/20176:11 PM w PZa 2016-23 REVISIONS Sheet A6.0 14-24 vJ Z Q 0 CD z \J\ W J ~ i" L. 1..1 H J w w W 2 Of U)0 J L.L li W J U) w X z W Pim Z&T. e 5131/20176:11 PM w PZa 2016-23 REVISIONS Sheet A6.0 14-24 vJ Q CD z z O J li o J U) w J U z CO o a a W o F- 2 U UQ 0 w 0 co� m - Of N a Q LU 0 Pim Z&T. e 5131/20176:11 PM w PZa 2016-23 REVISIONS Sheet A6.0 14-24 MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' SLOPED ROOFS 35.77' III III ly�Llylill 1111 111 111 o (N) TOP PLATE 33.199'- N (N) TOP PLATE 33.199' I I O MAX. BLDG. HGT. FOR I I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 30.77' _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ FLAT ROOFS / RAIUG. 30.77' TO REMAIN OPEN TO REMAIN OPEN TO REMAIN OPEN = (N) TOP PLATE 27.116' _ _ _ _ � (N) TOP of SHT'G. 25.116' (N)TOPof SHT'G.25.116 r -j m � (N) TOP of SHT'G. 25.116' (E) TOP PLATE 24.033' (E) TOP PLATE 24.03' o ❑ ® OPEN N - TOP of RAI UG ABV. FIN. SURFACE 0 0 v = v N I I tp N (E) TOP of SHT'G. 15.95' (E) TOP of SHTG.15.95' (E) TOP PLATE 15.173' (E) TOP PLATE 15.173' a, I OPEN OPEN I uC I I (E) TOP of CURB 7.09' (E) TOP of SLAB 7.09' EST. GRADE 6.77' EST. GRADE 6.77' 10'-0" SETBACK (N) LEFT ELEVATION SCALE: 1/4" = V-0" a MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' SLOPED ROOFS 35.77' ______________________________________________________________________1 I I MAX. BLDG. HGT. FOR I I MAX. BLDG. HGT. FOR FLAT ROOFS I RAIL'G. 30.77' FLAT ROOFS / RAIL'G. 30.77' ju M7�� 7 L E. TOP PLATES - Yy _ E. TOP PLATE I E. TOP OF SHT'G. E. TOP PLATE I I TOP of CURB 7.09' EST. GRADE 6.77' OPEN F —1 m E) LEFT ELEVATION OPEN TOP of RAI L'G = ABV. FIN. SURFACE1 7 I � I m E. TOP OF SHT'G. E. TOP PLATE I m I (E) TOP of SLAB 7.09' SCALE : 1/4" = T-0" N U EST. GRADE 6.77' 10'-0" SETBACK o \Q SCALE : 1/4" = T-0" N ata om &T. 5131/20176:11 PM w Pm. a 2016-23 REVISIONS Sheet A6.1 14-25 U Z Q O Z o \Q W J ~ I.J i" L. U J Z W (6 .� U)0 J O N E W _ (n N O O) (0 t„ W W 0 o o m aa)) m Q <n a) a) W 'W vJ U m 0 00 co W W U)ro m O) 0, Q U C V M Q _ U) M 0 D- W o V a) Z LU 0 rn ata om &T. 5131/20176:11 PM w Pm. a 2016-23 REVISIONS Sheet A6.1 14-25 VJ Z Q O CD z \Q W J ~ I.J i" L. J w W W 2 O U)0 J clL li W J w X z W ata om &T. 5131/20176:11 PM w Pm. a 2016-23 REVISIONS Sheet A6.1 14-25 vJ Q CD z z O J li U) o J w J U z m o a a ow < 2 U uj 'W vJ T 0 00 m 2 LLJ —J a N -J O O LU 0 Z ata om &T. 5131/20176:11 PM w Pm. a 2016-23 REVISIONS Sheet A6.1 14-25 0 N MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ SLOPED ROOFS 35.77' 1 1 MAX. BLDG. HGT. FOR TO REMAIN OPEN MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 30.77 FLAT ROOFS / RAI UG. 30.77' TO REMAIN OPEN TO REMAIN OPEN — — — — — — — — — — — — T — — — — — — — o i (E) TOP PLATE 24.03' — — — — — N — — — — — — — — — — — J (E) TOP PLATE 24.03' 1'-1" ED (E) TOP of SHT'G. 15.95' — (E) TOP PLATE 15.173' I I (E) TOP of SLAB 7.09' EST. GRADE 6.77' 10'-0" SETBACK OPEN Fmo OPEN N) RIGHT ELEVATION (E) TOP of SHT'G. 15.95' rm (E) TOP PLATE 15.173- (E) TOP of CURB 7.09' EST. GRADE 6.77' SCALE: 1/4" = 1'-0" MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' SLOPED ROOFS 35.77' ____________________________________________________________________1 MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 30.77FLAT ROOFS / RAI UG. 30.77' (E) TOP PLATE 24.03' (E) TOP PLATE 24.03' El OPEN O40 N (E) TOP of SHTG. 15.95' (E) TOP PLATE 15.173' (E) TOP of S T'G. 5.95 (E) TOP PLATE 15.173' to I 0 OPEN ^ m Z OPEN N o I ro \Q W L L.I.J U U J O w (6 .� U)0 J V O N E N _ (n (E) TOP of SHT'G. 15.95' rm (E) TOP PLATE 15.173- (E) TOP of CURB 7.09' EST. GRADE 6.77' SCALE: 1/4" = 1'-0" MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' SLOPED ROOFS 35.77' ____________________________________________________________________1 MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 30.77FLAT ROOFS / RAI UG. 30.77' (E) TOP PLATE 24.03' (E) TOP PLATE 24.03' El OPEN O40 N (E) TOP of SHTG. 15.95' (E) TOP PLATE 15.173' (E) TOP of S T'G. 5.95 (E) TOP PLATE 15.173' to I OPEN ^ 0 Z OPEN o I ro \Q I I (E) TOP of SLAB 7.09' (E) TOP of CURB 7.09' EST. GRADE 6.77' 10'-0" SETBACK E) RIGHT ELEVATION EST. GRADE 6.77' SCALE: 1/4" = 1'-0" $ w3%.%o ff„-s ``Opw;a�o5&�Co�g�F �wY4� tl�Z. woo€E°"°''°6frgyP° _ 3 U Z ^ 0 Z o \Q W J ~ L L.I.J U U J Z w (6 .� U)0 J O N E Of _ (n N O O (0 O LU W 0 a 'c m asi mQU).� LU o < u m LU U m 0 co co LU W ( n m O) M Q U C "Iff V M QU) _ M �� U Of W I o m Z 0 V rn $ w3%.%o ff„-s ``Opw;a�o5&�Co�g�F �wY4� tl�Z. woo€E°"°''°6frgyP° _ 3 Pia Date acme 5/31/20176:11 PM as P.J. a 2016-23 REVISIONS Sheet A6.2 14-26 U) Z Q 0 CD z \Q W J ~ L L.I.J U J w w W 2 O U)0 J QL � W J U) w X z W Pia Date acme 5/31/20176:11 PM as P.J. a 2016-23 REVISIONS Sheet A6.2 14-26 vJ Q CD z z O J � o J U) w J U z m o a a LU o < u 2 c) 0 Lu 0 T m 2 Of N fY O U O 0 Z Pia Date acme 5/31/20176:11 PM as P.J. a 2016-23 REVISIONS Sheet A6.2 14-26 UNFINISHED ATTIC SPACE NOTE: SHALL NOT CONTAIN ANY AIR REGISTERS, ELECTRICAL OUTLETS OR LIGHTING FIXTURES OTHER THAN WHAT IS REQUIRED BY THE 2016 CBC, CRC, CEC CODES. UNFINISHED MEANS THERE SHALL BE NO WALL INSULATION, DRYWALL OR SIMILAR INTERIOR WALL FINISHING MATERIALS. MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR ci nPPn annPq zs 771 ci nPPn onnPq zs 771 MAX. BLDG. HGT. FOR I (N) TOP PLATE 33.199 MEDIA RM. 8'-0" CLG. UNIT "B" '' (N) TOP PLATE 33.199 0 I I MAX. BLDG. HGT. FOR FLAT ROOFS/ RAI _'G. 30.77' LIVING RM 8'-0" CLG. UNIT "B" ATTIC #2 N. BEDRM. #3 o (E) TOP PLATE 15.173' FLAT ROOFS/ RAI _'G. 30.77' - — o z ro ' W I J_ m m BREEZEWAY m 8'-0" CLG. UNIT "B" U O (0 I MAX. BLDG. HGT. FOR LU KITCHEN a a)" BA #1 Q a a FLAT ROOFS / RAIL'G. 30.77' I eo cu m W 'W U) N. DECK#2 LOGGIA#2 (N) TOP of SHTG. 25.116' 8'-0" CLG. UNIT "A" lw IH 00Of 8'-0" CLG. UNIT "A' (N) TOP of SHTG. 25.116' (E) TOP PLATE 24.033' (n (E) TOP PLATE 24.033' O M UNIT "B" F C V QU) BA. #2 MEDIA RM. (N) TOP PLATE 27.116' 7 W o m w 140 Sq. Ft. Provided m I 8'-0" CLG 8'-0" CLG. UNIT "B" (E) TOP of SHTG. 15.95' I I I (E) TOP of SHTG. 15.95' (E) TOP PLATE 15.173' (N) TOP of SHTG. 25.116' (E) TOP PLATE 15.173' 1'-1" GARAGE I bo I I (E) TOP of CURB 7.09' (E) TOP of CURB 7.09' SECTION IICII SCALE: 1/4" = V-0" MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SECTION IIB" SCALE: 1/4" = V-0" MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' SLOPED ROOFS 35.77' (N) TOP PLATE 33.199' � — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — � (N) TOP PLATE 33.199' _ 0 11 I I � MAX. BLDG. HGT. FOR I I MAX. BLDG. HGT. FOR FLAT ROOFS I RAIL'G. 30.77' FLAT ROOFS / RAIL'G. 30.77' TO REMAIN OPEN TO REMAIN OPEN N. BEDRM. #3 LANDING LOGGIA#2 N. DECK #1 (N) TOP PLATE 27.116' 8'-0" CLG. 6'-0" CLG. UNIT "B" B'-0" CLG. LOGGIA#1 TO REMAIN OPEN UNIT "B" — � (N) TOP of SHTG. 25.116' 0 8'-0" CLG. N1'-1 n (N) TOP of SHT'G. 25.116' m (E) TOP PLATE 24.033' — t (N) TOP of SHTG. 25.116' 1'-1" I I -)TOP of SHTG. 15.95' BEDRM. #1 V-0" CLG. UNIT "B" U (N) TOP PLATE 33.199 MEDIA RM. 8'-0" CLG. UNIT "B" '' (N) TOP PLATE 33.199 0 KITCHEN 8'-0" CLG. UNIT "B" LIVING RM 8'-0" CLG. UNIT "B" OPEN o (E) TOP PLATE 15.173' - - — o z ro ' W I J_ I m BREEZEWAY m _ (n MAX. BLDG. HGT. FOR I O (0 I MAX. BLDG. HGT. FOR LU KITCHEN a a)" BA #1 FLAT ROOFS I RAIL'G. 30.77' a a FLAT ROOFS / RAIL'G. 30.77' I eo cu m W 'W U) N. DECK#2 LOGGIA#2 m 8'-0" CLG. UNIT "A" m 00Of 8'-0" CLG. UNIT "A' m 8'-C" CLG. (n N fb O M UNIT "B" F-0" CLG. C V QU) M 116 Sq. Ft. 12 = 58 Sq. Ft. (N) TOP PLATE 27.116' W o m w 140 Sq. Ft. Provided 0 Z (N) TOP of SHT'G. 25.116' (N) TOP of SHTG. 25.116' (E) TOP PLATE 24.033' I (E) TOP PLATE 24.033' 0 N m BEDRM.#1 c 0 8'-0" CLG. UNIT "B" o N I I N (E) TOP of SHT'G. 15.95' I I (E) TOP of SHTG. 15.95' (E) TOP PLATE 15.173' (E) TOP PLATE 15.173' I GARAGE I m I I TOP of CURB 7.09' L(E) (E) TOP of CURB 7.09' L'P EST. GRADE 6.77' EST. GRADE 6.77' SECTION IIB" SCALE: 1/4" = V-0" MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' SLOPED ROOFS 35.77' (N) TOP PLATE 33.199' � — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — � (N) TOP PLATE 33.199' _ 0 11 I I � MAX. BLDG. HGT. FOR I I MAX. BLDG. HGT. FOR FLAT ROOFS I RAIL'G. 30.77' FLAT ROOFS / RAIL'G. 30.77' TO REMAIN OPEN TO REMAIN OPEN N. BEDRM. #3 LANDING LOGGIA#2 N. DECK #1 (N) TOP PLATE 27.116' 8'-0" CLG. 6'-0" CLG. UNIT "B" B'-0" CLG. LOGGIA#1 TO REMAIN OPEN UNIT "B" — � (N) TOP of SHTG. 25.116' 0 8'-0" CLG. N1'-1 n (N) TOP of SHT'G. 25.116' m (E) TOP PLATE 24.033' — t (N) TOP of SHTG. 25.116' 1'-1" I I -)TOP of SHTG. 15.95' BEDRM. #1 V-0" CLG. UNIT "B" U MEDIA RM. 8'-0" CLG. UNIT "B" ^ 0 KITCHEN 8'-0" CLG. UNIT "B" LIVING RM 8'-0" CLG. UNIT "B" OPEN Lu (E) TOP PLATE 15.173' DECK UNIT "B" U (E) TOP PLATE 24.03' m I I (E) TOP of SHTG. 15.95' (E) TOP PLATE 15.173' U Z ^ 0 Z W �kl',ILVJWINFFTTT Lu (E) TOP PLATE 15.173' U ' ^ V Z z (gyp ' W J_ GARAGE (O NOf BREEZEWAY m _ (n CLOSET O (0 BEDRM.#2 LU KITCHEN a a)" BA #1 OPEN a a I eo cu m W 'W U) U m 8'-0" CLG. UNIT "A" 8'-0" CLG. UNIT "A" 00Of 8'-0" CLG. UNIT "A' Lu 8'-C" CLG. (n N fb O M I TOP of CURB 7.09' EST. GRADE 6.77' SECTION "All (E) TOP of SLAB 7.09' I I EST. GRADE 6.77' 10'-0" SETBACK F1.140I fFLIIH1KIM O N o.- o&.C-°-E.& F tlzoo€E°"°''°6frgyP° _a U° S€'goo"-'FZ, _ 3 U Z ^ 0 Z W EO Lu H U ' ^ V Z z (gyp ' W J_ (O NOf E m _ (n N O O (0 O LU W 0 a a)" 'c (D -o a a U) cu m W 'W U) U m 0 w 0 00Of m Lu W (n N fb O M Q C V QU) M Q� W o m w 0 Z o.- o&.C-°-E.& F tlzoo€E°"°''°6frgyP° _a U° S€'goo"-'FZ, _ 3 aia Date acme 5131/20176:11 PM 2016-23 REVISIONS Sheet ATO 14-27 VJ Z Q 0 CD W U Lu H t - W W ' ^ V 2 U) z 0 J_ D li m aia Date acme 5131/20176:11 PM 2016-23 REVISIONS Sheet ATO 14-27 vJ Q CD z z IY O J li U) o J w J z CO o U a a o2 < U 'W U) 0 0 w 0 00Of m LLJ — a N a 0 w 0 Z aia Date acme 5131/20176:11 PM 2016-23 REVISIONS Sheet ATO 14-27 MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' f SLOPED ROOFS 35.77- 9 In I MAX. BLDG. HGT. FOR FLAT ROOFS/ RAI -'G. 30.77' 19 co (N) TOP of SHTG. 26.949' 0 (N) TOP of SHTG. 25.116' (E) TOP PLATE 24.033- I 0 1 I (E) TOP of SHTG. 15.95' (E) TOP PLATE 15.173' I I TOP of SLAB 7.09' EST. GRADE 6.77' SECTION I'Gll N. DECK #1 UNIT "B" LIVING RM. 8'4" CLG. UNIT "B" LIVING BA. 01 8'-0" CLG. UNIT "A" 8'-0" CLG. UNIT "A" I MAX. BLDG. HGT. FOR FLAT ROOFS / RAI -'G. 30.77' (N) TOP of SHTG. 26.949' (N) TOP of SHTG. 25.116' o (E) TOP PLATE 24.033' 0 m 7 N m O I N I (E) TOP of SHTG. 15.95' (E) TOP PLATE 15.173' I ro I (E) TOP of SLAB 7.09' EST. GRADE 6.77' SCALE: 1/4" = 1'-0" MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' SLOPED ROOFS 35.77' (N) TOP PLATE 33.199' � - - - - - - - - - - - - - - - - - - I (N) TOP PLATE 33.199' I I MAX. BLDG. HGT. FOR I MAX. BLDG. HGT. FOR FLAT ROOFS / RAI UG. 30.77' FLAT ROOFS / RAI UG. 30.77' aD LOGGIA #1 °' 8'-0" CLG. iso M (N) TOP of SHTG. 25.116' I I (N) TOP of SHTG. 25.116' (E) TOP PLATE 24.033' 1�IF 1 (E) TOP PLATE 24.033' 1'-1" 0 IA, 1 I TOP of SHTG. 15.95' ) TOP PLATE 15.173' I I TOP of SLAB 7.09' EST. GRADE 6.77' SECTION IIFII BEDRM.#2 FBA #1] N W 8'-0" CLG. UNIT "B" 8'-0" CLG. o I N I (E) TOP of SHTG. 15.95' (E) TOP PLATE 15.173' KITCHEN I �; 8'-0" CLG. UNIT "A" J(E) TOP of SLAB 7.09' EST. GRADE 6.77' 6YN_1��fi/LlIBH�1Y MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' SLOPED ROOFS 35.77' (N) TOP PLATE 33.199' (N) TOP PLATE 33.199' MAX. BLDG. HGT. FOR I I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 30.77' FLAT ROOFS / RAIL'G. 30.77' °f LOGGIA #1 m (N) TOP PLATE 27.116' ED - 8'-0" CLG. - (N) TOP PLATE 27.116' o M o (N) TOP of SHTG. 25.116' I I (N) TOP of SHTG. 25.116' � 1'-1"I (E) TOP PLATE 24.033' I I (E) TOP PLATE 24.033' VA.. IA, 1 I (E) TOP of SHTG. 15.95' (E) TOP PLATE 15.173' I I (E) TOP of SLAB 7.09' EST. GRADE 6.77' SECTION "Ell BEDRM. #2 8'-0" CLG. UNIT "B" BEDRM. #1 8'-0" CLG. UNIT "A" KITCHEN 8'-0" CLG. UNIT "B" BEDRM. #2 8'-0" CLG. UNIT "A" A 0 of N co O [Y 1 N I (E) TOP of SHTG. 15.95- 1E) TOP PLATE 15.173' 1'-1" (E) TOP of SLAB 7.09' EST. GRADE 6.77' ro �I I I TOP of SHTG. 15.95' ) TOP PLATE 15.173' I I TOP of SLAB 7.09' EST. GRADE 6.77' SECTION "D" m N m 0 I N I _ (E) TOP of SHTG. 15.95' (E) TOP PLATE 15.173 1'-1" (E) TOP of SLAB 7.09' EST. GRADE 6.77' SCALE, 1/4" = 1'-0" W SCALE: 1/4" = 1'-0" UNFINISHED ATTIC SPACE NOTE: Q SHALL NOT CONTAIN ANY AIR REGISTERS, ELECTRICAL Z OUTLETS OR LIGHTING FIXTURES OTHER THAN WHAT IS W o REQUIRED BY THE 2016 CBC, CRC, CEC CODES. Lu UNFINISHED MEANS THERE SHALL BE NO WALL INSULATION, U DRYWALL OR SIMILAR INTERIOR WALL FINISHING MATERIALS. MAX BLDG. HGT. FOR (D MAX. BLDG. HGT. FOR SLOPED ROOFS 35.77' J_ SLOPED ROOFS 35.77' O N ( N) TOP PLATE 33.199' �co _ (n I (N) TOP PLATE 33.199' _ � LU b N'c t m s N a aW<sfJ U) �O 1u 0 W <U Lo 0 I o Q 0 co I In W (n N O M MAX. BLDG. HGT. FOR I C M Q _ U) I MAX. BLDG. HGT. FOR 1z � W o FLAT ROOFS / RAIL'G. 30.77' 0-) 0 Z FLAT ROOFS / RAIL'G. 30.77' 60 ATTIC #1 60 (N) TOP PLATE 27.116' 0 (N) TOP of SHTG. 25.116 (N) TOP of SHTG. 25.116 1'-1" (E) TOP PLATE 24.033' I (E) TOP PLATE 24.033' �I I I TOP of SHTG. 15.95' ) TOP PLATE 15.173' I I TOP of SLAB 7.09' EST. GRADE 6.77' SECTION "D" m N m 0 I N I _ (E) TOP of SHTG. 15.95' (E) TOP PLATE 15.173 1'-1" (E) TOP of SLAB 7.09' EST. GRADE 6.77' SCALE, 1/4" = 1'-0" W Piaome&T.. 5/31/20176:11 PM as P.J. a 2016-23 .T=6K9jw Sheet A7.1 14-28 U Z Q O Z W o Lu U Z z (D .� J_ O N E �co _ (n N O) � LU W p>_ N'c t m s N a aW<sfJ U) �O 1u 6) W <U 0 m o Q 0 co LU LU W (n N O M �pCmv C M Q _ U) M 1z � W o m Z 0-) 0 Z Piaome&T.. 5/31/20176:11 PM as P.J. a 2016-23 .T=6K9jw Sheet A7.1 14-28 U) Z Q O CD W U Lu I- W W 2 U) z 0 J_ lz m Piaome&T.. 5/31/20176:11 PM as P.J. a 2016-23 .T=6K9jw Sheet A7.1 14-28 vJ Q CD z z IY O J lz o U) J w J Z CO Q U a aW<sfJ o 2 U)w 0 o Q 0 00 LU � a N a O w 0 Z Piaome&T.. 5/31/20176:11 PM as P.J. a 2016-23 .T=6K9jw Sheet A7.1 14-28 Attachment B Costa Residence Waiver for De Minimis Development (PA2017-098) 14-29 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www.newportbeachca.gov COASTAL DEVELOPMENT PERMIT WAIVER FOR DE MINIMIS DEVELOPMENT Application No. Coastal Development Permit Waiver No. CD2017-043 (PA2017-098) Applicant Nicholson Companies Site Location 216 Evening Canyon Road Legal Description Lot 51 of Tract 116 in the City of Newport Beach, Orange County, California Determination Date: July 28, 2017 DETERMINATION The Community Development Director hereby waives the requirement for a Coastal Development Permit pursuant to Section 21.52.055 (Waiver for De Minimis Permit) of the City of Newport Beach Local Coastal Program Implementation Plan. The issuance of this Waiver for De Minimis Development is based on the project plans and information provided by the applicant. If, at a later date, this information is found to be incorrect or the plans revised, this decision will become invalid; and any development must cease until an amendment to this Waiver for De Minimis Development is obtained or, a Coastal Development Permit is obtained or, any discrepancy is resolved. REQUEST/PROJECT DESCRIPTION A request for the demolition of an existing single-family residence and construction of a new 24 -foot high, two-story, 7,007 -square -foot single-family dwelling with a basement and an attached 860 -square -foot 3 -car garage. The design includes hardscape, drainage, and 2,423 square feet of landscaping. The project complies with all applicable development standards and no deviations are requested. ZONING DISTRICT/GENERAL PLAN Coastal Zoning District: R-1-6,000 (Single -Unit Residential) Coastal Land Use Category: RSD -A (Single -Unit Residential Detached — 0.0-5.9 DU/AC) 14-30 DISCUSSION A project is eligible as "de minimis" development under Section 21.52.055 (Waiver for De Minimis Development) of the Local Coastal Program, and therefore, eligible to receive a waiver from the requirement to obtain a Coastal Development Permit if it: 1) Is located within the Coastal Commission's permit jurisdiction or appeal area, 2) Does not require a local public hearing, 3) Does not have the potential for any adverse effect, either individually or cumulatively, on coastal resources, and 4) Is consistent with the certified Local Coastal Program. Additionally, projects must be located in areas where similar projects have been approved as a routine matter without special conditions, opposition, or have probable public controversy. The subject property is located in the R-1-6,000 (Single -Unit Residential Detached) Coastal Zoning District, which is consistent with the City's Coastal Land Use Plan, General Plan and Zoning Code. The property is not located in the Appeal Area and therefore a Coastal Development Permit is not required and a de minims waiver can be issued if the project will not adversely affect coastal resources and is consistent with the certified Local Coastal Program. The subject property is currently developed with a single-family home on an existing lot designated for residential development. The property is located in an area eligible for a Categorical Exclusion Order (CEO), however, the proposed single-family residence exceeds the 1.5 floor area limit identified in Categorical Exclusion CE-5-NPB-16-1. The residence otherwise complies with all other applicable CEO limits and standards. Additionally, the proposed residence conforms to all applicable development standards including floor area limit, setbacks, height, and off-street parking (3 spaces). The project site is not located between the nearest public road and the sea or shoreline and re -development will not affect public recreation, access or views. All projects are required to comply with the California Building Code and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and the California Building Code (CBC) prior to building permit issuance. The property is not located within 200 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post -construction drainage system. The project is required to adhere to the City's grading, erosion control, and drainage requirements that includes percolation features and retention of dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 14-31 The design, bulk and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The property is not located near designated Public View Points or Coastal View Roads and will not impact public coastal views. The project is therefore consistent with the certified Local Coastal Program and is eligible as "de minimis" development for a waiver in accordance with Section 21.52.055 of the Local Coastal Program. WAIVER EFFECTIVENESS This waiver will not become effective until reported to the City Council at their August 8, 2017, meeting. If two City Council members object to this De Minimis Waiver, a Coastal Development Permit will be required. ENVIRONMENTAL REVIEW This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (Class 3 - New Construction and Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence, located in a Single -Unit Residential Zoning District. PUBLIC NOTICE Notice of a pending Coastal Development Permit application was posted on the project site at the time the application was filed with the City. Notice of intent to issue a waiver for de minimis development was mailed to all owners of property and residents within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), the applicant, the Coastal Commission and all persons who have requested notice, at least 7 days prior to the de minimis determination by the Director. Notice of Intent to issue a waiver was also posted on the subject property at least 7 days before the Director's determination consistent with the provisions of Implementation Plan Section 21.52.055.D. On behalf of Kimberly Brandt, AICP, Community Development Director By: Mak a N va Associate Planner MKN/JWC Attachments: CD 1 Vicinity Map CD 2 Project Plans 14-32 Attachment No. CD 1 Vicinity Map 14-33 VICINITY MAP 4 VV J, -1.11, 1 4 or Sr'1 Coastal Development Permit Waiver No. CD2017-043 (PA2017-098) 216 Evening Canyon Road 14-34 Attachment No. CD 2 Project Plans 14-35 CITY OF NEWPORT BEACH NOTES `4 O NAOOSCAPE / SOFTSCAPE 2900 BRISTOL ST., BLDG A, SUITE 203 VICINITY MAP AIR CONDITIONING UNIT MUST BE KEPT OUT OF THE SETBACKS. REVISION HISTORY A COMPLETE HARDSCAPE / LANDSCAPE PLAN SHALL BE SUBMITTED PRIOR TO TIME THAT BUILDING HEIGHT CERTIFICATION IS APPPROVED. ANY ADDITIONAL TREES, PLANTS, HEDGES OR SHRUBS SHALL BE SHOWN. OWNER r-------------------0 I EMAIL: mteale@tealearchitecture.com FRONT SETBACK HEIGHT LIMIT i� � 216 EVENING CANYON, LLC CHIMNEY OUGHT TREES -PROTECT CITY TREES IN PLACE FIRE PIT OVERALL CHIMNEY HEIGHT FROM AN INTERIOR FIREPLACE (INCLUDING CAP AND/OR REMOVAL OF ANY CITY TREES REQUIRES PRIOR APPROVAL FROM GENERAL FIRE PIT WILL BE UNDER SEPARATE PERMIT BUT R SHALL BE BUILT AT THE SAME I REAR SETBACK HEIGHT LIMIT I I rvF"� 1 CORPORATE PLAZA DR., SUITE 110 ARRESTOR) PERMITTED TO EXCEED HEIGHT LIMIT ONLY AS REQUIRED BY C.R.C. OR SERVICES DEPARTMENT. TIME AS THIS PERMIT. 1 DEFERRED SUBMITTALS. VERIFY WITH STRUCTURAL ENGINEER. -STEEL, SHOTCRETE, MASONRY GROUT (WHERE REQUIRED), 1 / NEWPORT BEACH, CA 92660 MANUFACTURER SPECIFICATION PLUS ADDITIONAL 12" MAXIMUM FOR CAP/SPARK ARRESTOR. THE PORTION THAT EXCEEDS HEIGHT LIMIT AND C.R.C. MINIMUM IS EXPANSION ANCHOR, ADHESIVE ANCHOR. POOL EQUIPMENT SHOULD NOT BE LOCATED IN SETBACKS OR AN APPROVED SOUNDBBQ ATTENUATION STUDY MUST BE SUBMITTED. p 1 1 TEL: (949) 756-8393 MAILBOX. (CITY ENCROACHMENT I ^ SEPARATE PERMITS TW 103.00 1 PROJECT FAX: (714) 352-2205 LIMITED NOT ONLY T012INCHES IN HEIGHT BUT ALSO 2 FEET BY FEET IN WIDTH AND DEPTH. G. 99') - L TE - - ALL TEMPERED GLASS TO BE ETCH MARKED. 7 Al / 1 1 SITE ARCHITECT PROJECT DESCRIPTION I NG 97.58 =1.42' ABV. NG TW 99.50 g6� NO 98.23 = 1.27' ABV. NG I ,=: I WC UNIT INSTALLATION & LOCATION, POOLS, SPAS, FOUNDATION FOR I Al NO WALLS OVER 36"(PER HOA) ABOVE N.G. IN FRONTYARD SETBACK RES REQUIRE WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE -, EITE WALLS - UNDER THIS PLAN CHECK WITH SEPARATE PERMIT. / 1 1 -. PETRA GEOSCIENCES, INC. REPORT # J.N. 16-301 LOT COVERAGE (AT EAVES) 45.27% (60% MAX.) 3198 AIRPORT LOOP DRIVE SUITE A-2 MAY 12, 2017 COSTA MESA, CA 92626 TEL: (714) 549-8921 PROJECT DATA LEGAL DESCRIPTION: TRACT:1116 LOT: 51 LANDSCAPE CDJ ARCNITECT ODORSTOPOOL ALL DOORS FROM HOUSE TO POOL YARD MUST BE EQUIPPED WITH AN ALARM PER C.B.C. 3109 & N.B.M.C. 15.04.230. POOL ENCLOSURE AND SAFETY FEATURES SHALL BE PROVIDED. WALL FINISH TO PROPERTY LINE -SETBACK DISTANCE FROM FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS (MINIMUM) WHERE NEW CONSTRUCTION OR MORE THAN 25% ADDED. ROOM LIGNT a VENTILATION / EAVES EAVE PROTECTION DIRECTLY OVER REQUIRED WINDOWS TO BE 30" AWAY FROM PROPERTY LINE. OTHER EAVE PROJECTIONS TO REMAIN 24" (MINIMUM) AWAY FROM PROPERTY LINE. CBC 20071205.2. EAVES TO BE 1 HOUR CONSTRUCTION WITHIN 3-0" FROM PROPERTY LINE. FIRE SPRINKLERS NEW CONSTRUCTION, REQUIRES INSTALLATION OFA ARE SPRINKLER SYSTEM THROUGHOUT THE STRUCTURE. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. DEFERRED SUBMITTAL TO BE CERTIFIED BY PROJECT ARCHITECT PRIOR TO SUBMITTAL. UTILITY EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. UTILITY ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS GREATER THAN 50% PER NBMC 15.32.015. PROOF OF EKISTING CONDITIONS THE GENERAL CONTRACTOR SHALL EXTENSIVELY PHOTOGRAPH THE SITE AND PUBLIC RIGHT-OF-WAY PRIOR TO STARTING DEMOLITION/CONSTRUCTION AS PROOF OF THE EXISTING CONDITION FOR PUBLIC WORKS DEPARTMENT. SITE RECONSTRUCTION CONTRACTOR SHALL RECONSTRUCT ALL DAMAGED/BROKEN CONCRETE CURB, GUTTER AND SIDEWALK ALONG THE FAIRFIELD ROAD AND CARRINGTON ROAD SEPARATE REVIEWS AND PERMITS. CORNER RECORD / RECORD OFSURVEY THE SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF THE FILING SHALL BE SUBMTTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. ASSOCIATION APPROVAL ADVISORY ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE APPLICANT OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN COMMUNITY ASSOCIATION APPROVAL OF PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. DRAINAGE MAINTAIN DRAINAGE PER CITY STANDARDS AND EXISTING CONDITIONS. CONTRACTOR SHALL TEST THE DRAINAGE TO VERIFY FLOW BEFORE AND AFTER ADDITION. SHOULD PONDING OR OTHER RESTRICTION OCCUR, CONTACTTHE OWNER AND ARCHITECT IMMEDIATELY. WASTEWATER CONTRACTOR ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN "A' LICENSED GENERAL ENGINEERING CONTRACTOR. WATER CONTRACTOR ALL WORK RELATED TO WATER PIPING IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR. ACOUSTICS ALL WORK RELATED TO AIR CONDITIONING CONDENSERS AND POOL AND/OR SPA EQUIPMENT SHALL BE PERFORMED BY A LICENSED CONTRACTOR AS DESIGN -BUILD CONSTRUCTION. SUBMIT SOUND ATTENUATION DESIGN FOR RVAC AND POOL AND/OR SPA EQUIPMENT PER ARI STANDARD 275, PRIOR TO OBTAINING MECHANICAL OR POOL/SPA PERMITS, SOUND LEVEL NOT TO EXCEED 50 DBA (55OBA WITH TIMER' 65 DBA WITH TIMER AND NEIGHBOR'S CONSENT) PER SECTION TRASN TRASH CAN STORAGE AREA TO BE OUT OF VIEW FROM PUBLIC PLACES AND MAY NOT BE LOCATED IN REQUIRED PARKING AREAS, LLOORSLABS NEW CONSTRUCTION WITH SLAB ON GRADE SHALL INSTALL A CAPILLARY BREAK IN COMPLIANCE WITH THE FOLLOV41NG: A 2 -INCH THICK LAYER OF SAND OVER A VAPOR BARRIER OVER A 4 -INCH THICK BASE OF 1/2 -INCH OR LARGER CLEAN AGGREGATE AND A CONCRETE MIX DESIGN WHICH WILL ADDRESS BLEEDING SHRINKAGE AND CURLING. FOR ADDITIONAL INFORMATION, SEE AMERICAN CONCRETE INSTITUTE, ACI 302.OR-06) -PROVIDE A MOISTURE VAPOR RETARDER CONSISTING OF A POLYETHYLENE MEMBRANE SUCH AS 15 -MIL VAPOR BARRIER TO MEET ASTM 1745, OR EQUIVALENT. REFER TO SOILS REPORT. FIRE RESISTIVE CONSTRUCTION WALLS WITHIN 5 FEET OF PROPERTY LINE SHALL BE 1 -HOUR FIRE RESISTIVE CONSTRUCTION. PROJECTION OVER PUBLIC WAY MAXIMUM PROJECTION OF 61NCHES PERMITTED OVER SIDEWALK OR PUBLIC WAY. UBC CHAP. 32. ENCROACHMENT AGREEMENT A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ENCROACHMENT PERMIT INSPECTION IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, ALLEY/STREET PAVEMENT, AND OTHER PUBLIC IMPROVEMENTS WILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER 2 O 3 BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR BA BOA ISUND NEN T BAY PAaRC acsw a SITE LEGEND 1 1 1 1 1 k No Scale LINE OF BUILDING FOOTPRINT PROERTY LINE SETBACK LINE AIR CONDITIONING CONDENSER. VERIFY SIZE WITH TITLE 24 REPORT. NCSOUND ATTENUATION DESIGN TO BE BE PROVIDED BY CONTRACTOR AT TIME OF Disc. PULLING PERMIT. -PROVIDE ELEC. DISCONNECT, TO BE VISIBLE FROM UNIT, TO PROTECT MAINTENANCE PERSONAL DURING REPAIR OR MAINTENANCE. �! 1 WATER METER 0SCO SEWER CLEAN OUT )* TREES FRONTAGES. -PER CIVIL PLANS. I 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE ADJACENT PROPERTY -(279)- PATIO OR OPENING. ENCROACHMENT PERMIT CONTOUR LINES (SEE TOPOGRAPHIC SURVEY AND GRADING PLANS) AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD (280) - IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18 HOME OWNERS ASSOCIATION NOTES-SHORECLIFFS LANDSCAPED AREAS NOME OWNERS ASSOCIATION NOTES `4 O NAOOSCAPE / SOFTSCAPE 2900 BRISTOL ST., BLDG A, SUITE 203 BUILDING HEIGHT AIR CONDITIONING UNIT MUST BE KEPT OUT OF THE SETBACKS. SITE WALLS - UNDER THIS PLAN CHECK WITH SEPARATE PERMIT. A COMPLETE HARDSCAPE / LANDSCAPE PLAN SHALL BE SUBMITTED PRIOR TO TIME THAT BUILDING HEIGHT CERTIFICATION IS APPPROVED. ANY ADDITIONAL TREES, PLANTS, HEDGES OR SHRUBS SHALL BE SHOWN. BUILDING HEIGHT CERTIFICATION UPON COMPLETION OF FRAMING AND PRIOR TO INSTALLATION OF ANY ROOF MATERIAL MUST BE SUBMITTED. A HEIGHT CERTIFICATION FROM A LICENSED ENGINEER MUST BE SUBMITTED FOR SLAB HEIGHT CERTIFICATION PRIOR TO POURING CONCRETE SLAB. r-------------------0 I EMAIL: mteale@tealearchitecture.com FRONT SETBACK HEIGHT LIMIT I I I NO WALL, FENCE OR HEDGE SHALL BE ERECTED, MAINTAINED OR PLANTED WITHIN FRONT YARD SETBACK HIGHER THAN 3'-0"ABOVE FINISHED GRADE. I I CHIMNEY 860 S.F. CHIMNEY HEIGHT SHALL NOT BE HIGHER THAN 2'A" ABOVE ANY POINT OF ROOF 10'-0" AWAY. T -W EXTRA ALLOWED FOR SPARK ARRESTOR. PLANTING FENCES PER HOA RED I NO TREES, PLANTS, HEDGES OR SHRUBS SHALL BE ALLOWED TO GROW ON ANY SITE IF THE ARCHITECTURAL COMMITTEE FEELS THE SIZE, HEIGHT OR NATURE UNREASONABLY OBSTRUCTS THE OCEAN VIEW FROM ANY ADJACENT, NEARBY OR ADJOINING BUILDING SITES WITHIN TRACT. REAR SETBACK HEIGHT LIMIT I I rvF"� NO WALL, FENCE OR HEDGE SHALL BE ERECTED, MAINTAINED OR PLANTED WITHIN REAR YARD SETBACK HIGHER THAN 5'-6" ABOVE FINISHED GRADE. PLAN CHECK OR APPROVAL BY THE CITY. VERIFY WITH STRUCTURAL PLANS. PROPERTY LINE WALLS ALL PROPOSED WALLS OR FENCES ON A PROPERTY LINE THAT IS SHARED WITH A NEIGHBOR MUST HAVE WRITTEN APPROVAL SUBMITTED FROM THAT NEIGHBOR. I DEFERRED SUBMITTALS. VERIFY WITH STRUCTURAL ENGINEER. -STEEL, SHOTCRETE, MASONRY GROUT (WHERE REQUIRED), 'EWER LATERAL 91FT BELOW STREET POOL EQUIPMENT I I POOLS EXPANSION ANCHOR, ADHESIVE ANCHOR. POOL EQUIPMENT SHOULD NOT BE LOCATED IN SETBACKS OR AN APPROVED SOUNDBBQ ATTENUATION STUDY MUST BE SUBMITTED. 0 CAST IN PLACE CONCRETE COLUMN W/ RECESSED ALL POOL AREAS THAT REQUIRE EXCAVATION SHOULD BE KEPT OUT OF THE SETBACKS. BBD MUST NOT ENCROACH IMO SETBACKS. MAILBOX. (CITY ENCROACHMENT I ENERGY REQUIRED SPECIAL FEATURES NON-STANDARD DUCT LOCATION (ANY LOCATION OTHER THAN ATTIC) PIPE INSULATION, ALL LINES SUMM^ -HAT MUST BE CERTIFIED BY HERS RATER BUILDING LEVEL VERIFICATIONS: HAD MECHANICAL VENTILATION COOLING SYSTEM VERIFICATIONS: - MINIMUM AIRFLOW - VERIFIED EER -FAN EFFICACY WATTS/CFM HVAC DISTRIBUTION SYSTEM VERIFICATIONS: - DUCT SEALING 98.23 = 2.52' ABV. TW 102.30 NG 103.90 = -1.40' ABV. NO NG 99.33 = 2.97'ABV. NG T.HANDRAIL 105.50 NG 103,60 =1.90' ABV. NG NG 100.50 = 2.0ABV. NG TW 103.00 NG 101.89 =1.11' ABV. NG TW 106.00 NG 103.80 = 2.20' ABV. NG ELEC. METER SEE SHT A-2 & A-5 -FIELD INSPECTORS TO REVIEW & APPROVE UNDERGROUND SERVICE RED. PRIOR TO CONC. PLACEMENT NOTE: ELECTRICAL SERVICE TO BE UNDER GROUND FOR NEW CONSTRUCTION OR FOR ADDITIONS GREATER THAN 50%. NOTE: 10, EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. TOTAL PROPOSED IRRIGATED LANDSCAPE AREA: 1928.59 SF TOTAL PROPOSED LAWN AREA: 255.08 SF TOTAL PROPOSED WATER FEATURE: 239.02 SF TOTAL IRRIGATED LANDSCAPE + WATER FEATURE: 2,422.69 SF 2422.69 SF > 500 SF THEREFORE NEW LANDSCAPING MUST COMPLY WITH WATER -EFFICIENT LANDSCAPE ORDINANCE CH. 14.17. `4 O 4- 15' 2900 BRISTOL ST., BLDG A, SUITE 203 FIRST FLOOR COSTA MESA, CA 92626 SITE WALLS - UNDER THIS PLAN CHECK WITH SEPARATE PERMIT. TEL: (949) 975-0123 FAX: (949) 274-4833 CODES r-------------------0 I EMAIL: mteale@tealearchitecture.com ALL WORK AND MATERIALS SHALL CONFORM STRICTLY TO THE 2013 C.R.C.; 2013 C.B.C.; I I I O4PXlA I I CONTRACTOR 860 S.F. I I NICHOLSON CONSTRUCTION FENCES PER HOA RED I i 1 a� I I rvF"� K g1 1 PLAN CHECK OR APPROVAL BY THE CITY. VERIFY WITH STRUCTURAL PLANS. �I I EXIST. WALL I DEFERRED SUBMITTALS. VERIFY WITH STRUCTURAL ENGINEER. -STEEL, SHOTCRETE, MASONRY GROUT (WHERE REQUIRED), 'EWER LATERAL 91FT BELOW STREET WALL W/ GATE N I I w � I EXPANSION ANCHOR, ADHESIVE ANCHOR. I 0 CAST IN PLACE CONCRETE COLUMN W/ RECESSED I HT1 p MAILBOX. (CITY ENCROACHMENT I ^ AGREEMENT REQUIRED) TW 103.00 TEL: (949) 943-8080 NG 103.60 = -0.60' ABV. NG FAX: (714) 352-2205 z G. 99') TW 99.00 I 7 Al SHARAD PATEL, PE LICENSE #S-4488 HEIGHT CERTIFICATION INSPECTION IS REQUIRED CIVIL ENGINEER /SURVEYOR PROJECT DESCRIPTION I NG 97.58 =1.42' ABV. NG TW 99.50 g6� NO 98.23 = 1.27' ABV. NG I ,=: I P'. I Al NO WALLS OVER 36"(PER HOA) ABOVE N.G. IN FRONTYARD SETBACK KS �- COLORED CONCRETE WALK, -AIC A/C I -, EITE WALLS - UNDER THIS PLAN CHECK WITH SEPARATE PERMIT. DN, - 98.23 = 2.52' ABV. TW 102.30 NG 103.90 = -1.40' ABV. NO NG 99.33 = 2.97'ABV. NG T.HANDRAIL 105.50 NG 103,60 =1.90' ABV. NG NG 100.50 = 2.0ABV. NG TW 103.00 NG 101.89 =1.11' ABV. NG TW 106.00 NG 103.80 = 2.20' ABV. NG ELEC. METER SEE SHT A-2 & A-5 -FIELD INSPECTORS TO REVIEW & APPROVE UNDERGROUND SERVICE RED. PRIOR TO CONC. PLACEMENT NOTE: ELECTRICAL SERVICE TO BE UNDER GROUND FOR NEW CONSTRUCTION OR FOR ADDITIONS GREATER THAN 50%. NOTE: 10, EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. TOTAL PROPOSED IRRIGATED LANDSCAPE AREA: 1928.59 SF TOTAL PROPOSED LAWN AREA: 255.08 SF TOTAL PROPOSED WATER FEATURE: 239.02 SF TOTAL IRRIGATED LANDSCAPE + WATER FEATURE: 2,422.69 SF 2422.69 SF > 500 SF THEREFORE NEW LANDSCAPING MUST COMPLY WITH WATER -EFFICIENT LANDSCAPE ORDINANCE CH. 14.17. LIGHT WELL - EGRESS LAD PERVIOUS CONCRETE ORINEWAY------- ----- ---------'l (LINE OF SUBTERRANEAN F. SLAB: 98.75 GARAGE BELOW (SHOWN - x (DASHED LINES, TYP.) 'TRASH CANS \ IINSIDE GARAGE F.SLAB: 97.75 ii 98.5' L�--------------- O (F.G. 97.5' T.W. 99' T.W. 99' PROPOSED RESIDENCE it O PLORRENTION F.G. 98.5' SCO L F.SHTG: 105.88 (AT ENTRY) 5-5 PLANTER ESLAB: 98.75 F.G. 98' S n LINE OF SUBTERRANEAN BATH AND LAUNDRY ES ��it 7" 3 F. 102.. APROX HEIGHT OF(SHOWN DASHED ISTREET --SEWER LATERAL-9FT r - _NO�WEREJEC.TOR NEEDED,._ - - - - - - . _ - iI P TER _- r---------- - - T.W. 99.5' F.SLAB. 97.75 STONE PAVERS + /-LINEIOF BASMENT RETAINING WALL 7.40 ON99.0' 105.8' / (SHgWN LIGHT DASHED LINE WITH HATCH) ILL6PERALL STONE PAVERS it L----- JL----- PLANTER a T.W. 99' PLAN100.7 m ON DN °,"",„TO. 100. -F.G..98' rm 4m BIO RETENTIONi TIDON 2.5102. PLANTER DN STONE PAVER F.G. 101. 2 N 7V53'13" 5' HIGH POOL ENCLOSURE WALL W/ GATE k111401 IN L�� LINE OF FIRST FLOOR FOOTPRINT (SHOWN HEAVY LINE WITH POCHE) (F. G. 105.54E F.G. 106.5' iw. lVao LAWN F.G. 108.0' 3' 08.34' 108.34' STONE PAVERS (F.G. 104.88') MEN 34' SPA J 1 5 108.14' TEALE ARCHITECTURE BASEMENT FLOOR 2900 BRISTOL ST., BLDG A, SUITE 203 FIRST FLOOR COSTA MESA, CA 92626 SECOND FLOOR TEL: (949) 975-0123 FAX: (949) 274-4833 CODES 1 860 S.F. EMAIL: mteale@tealearchitecture.com ALL WORK AND MATERIALS SHALL CONFORM STRICTLY TO THE 2013 C.R.C.; 2013 C.B.C.; TOTAL HABITABLE AR A MUM TY LINE O4PXlA CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODENBMC ' AND ALL OTHER FEDERAL ( ), CONTRACTOR 860 S.F. STATE AND LOCAL CODE. NICHOLSON CONSTRUCTION FENCES PER HOA RED g0 1 CORPORATE PLAZA, SUITE 110 a� NEWPORT BEACH, CA 92625 AND/OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR INSPECTIONS. 5' HIGH POOL ENCLOSURE PLAN CHECK OR APPROVAL BY THE CITY. VERIFY WITH STRUCTURAL PLANS. GJ EXIST. WALL �gNoaa ` DEFERRED SUBMITTALS. VERIFY WITH STRUCTURAL ENGINEER. -STEEL, SHOTCRETE, MASONRY GROUT (WHERE REQUIRED), 3 �?� IV WALL W/ GATE N 71°48'03" W 136.20' EXPANSION ANCHOR, ADHESIVE ANCHOR. STRUCTURAL 0 ENGINEER EXIST. WAL PATEL BU RICA & ASSOCIATES, INC. - 9283 RESEARCH DRIVE -STRUCTURAL STEEL SHOP DRAWINGS IRVINE, CA 92618 TEL: (949) 943-8080 9g' FAX: (714) 352-2205 G. 99') (E.G. 105') N . NOTE TO GENERAL CONTRACTOR: SHARAD PATEL, PE LICENSE #S-4488 HEIGHT CERTIFICATION INSPECTION IS REQUIRED CIVIL ENGINEER /SURVEYOR PROJECT DESCRIPTION -- �� BIO RETENTION ,=: I P'. -:. KS �- COLORED CONCRETE WALK, -AIC A/C I -, PLANTER DN, - -. PETRA GEOSCIENCES, INC. REPORT # J.N. 16-301 LIGHT WELL - EGRESS LAD PERVIOUS CONCRETE ORINEWAY------- ----- ---------'l (LINE OF SUBTERRANEAN F. SLAB: 98.75 GARAGE BELOW (SHOWN - x (DASHED LINES, TYP.) 'TRASH CANS \ IINSIDE GARAGE F.SLAB: 97.75 ii 98.5' L�--------------- O (F.G. 97.5' T.W. 99' T.W. 99' PROPOSED RESIDENCE it O PLORRENTION F.G. 98.5' SCO L F.SHTG: 105.88 (AT ENTRY) 5-5 PLANTER ESLAB: 98.75 F.G. 98' S n LINE OF SUBTERRANEAN BATH AND LAUNDRY ES ��it 7" 3 F. 102.. APROX HEIGHT OF(SHOWN DASHED ISTREET --SEWER LATERAL-9FT r - _NO�WEREJEC.TOR NEEDED,._ - - - - - - . _ - iI P TER _- r---------- - - T.W. 99.5' F.SLAB. 97.75 STONE PAVERS + /-LINEIOF BASMENT RETAINING WALL 7.40 ON99.0' 105.8' / (SHgWN LIGHT DASHED LINE WITH HATCH) ILL6PERALL STONE PAVERS it L----- JL----- PLANTER a T.W. 99' PLAN100.7 m ON DN °,"",„TO. 100. -F.G..98' rm 4m BIO RETENTIONi TIDON 2.5102. PLANTER DN STONE PAVER F.G. 101. 2 N 7V53'13" 5' HIGH POOL ENCLOSURE WALL W/ GATE k111401 IN L�� LINE OF FIRST FLOOR FOOTPRINT (SHOWN HEAVY LINE WITH POCHE) (F. G. 105.54E F.G. 106.5' iw. lVao LAWN F.G. 108.0' 3' 08.34' 108.34' STONE PAVERS (F.G. 104.88') MEN 34' SPA J 1 5 108.14' AREAS: TEALE ARCHITECTURE BASEMENT FLOOR 2900 BRISTOL ST., BLDG A, SUITE 203 FIRST FLOOR COSTA MESA, CA 92626 SECOND FLOOR TEL: (949) 975-0123 FAX: (949) 274-4833 CODES 1 860 S.F. EMAIL: mteale@tealearchitecture.com ALL WORK AND MATERIALS SHALL CONFORM STRICTLY TO THE 2013 C.R.C.; 2013 C.B.C.; TOTAL HABITABLE AR A 2013 C.P.C.; 2013 C.E.C.; 2013 C.M.C.; 2013 CEES (CA ENERGY); 2013 C.G. (CAL GREEN); MARK TEALE . ARCHITECT C-22162 CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODENBMC ' AND ALL OTHER FEDERAL ( ), CONTRACTOR 860 S.F. STATE AND LOCAL CODE. NICHOLSON CONSTRUCTION DEFERRED SUBMITTALS SPECIAL INSPECTIONS 1 CORPORATE PLAZA, SUITE 110 DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT SEE STRUCTURAL AND SHORING DRAWINGS FOR SPECIAL NEWPORT BEACH, CA 92625 AND/OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR INSPECTIONS. 949 TEL: ( ) 756-8393 PLAN CHECK OR APPROVAL BY THE CITY. VERIFY WITH STRUCTURAL PLANS. (UNDESEPARPERM(-3108DECK SEE STRUCTURAL ENGINEERING DRAWINGS AND ENGRG DRAWINGS FOR FAX: (949) 756-8394 DEFERRED SUBMITTALS. VERIFY WITH STRUCTURAL ENGINEER. -STEEL, SHOTCRETE, MASONRY GROUT (WHERE REQUIRED), CD EXPANSION ANCHOR, ADHESIVE ANCHOR. STRUCTURAL 0 ENGINEER -AUTOMATIC FIRE SPRINKLERS IN ACCORDANCE WITH NAPA 13D -STRUCTURAL STEEL WELDING AND HIGH STRENGTH BOLTING -SEE STRUCTURAL DRAWINGS FOR STRUCTURAL DEFERRED PATEL BU RICA & ASSOCIATES, INC. SUMBITTALS. 9283 RESEARCH DRIVE -STRUCTURAL STEEL SHOP DRAWINGS IRVINE, CA 92618 TEL: (949) 943-8080 HEIGHT CERTIFICATION FAX: (714) 352-2205 EMAIL: s atel bastructural.com P @P NOTE TO GENERAL CONTRACTOR: SHARAD PATEL, PE LICENSE #S-4488 HEIGHT CERTIFICATION INSPECTION IS REQUIRED CIVIL ENGINEER /SURVEYOR PROJECT DESCRIPTION DUCA-McCOY NEW 2 -STORY SINGLE FAMILY RESIDENCE WITH BASEMENT 3840 E. COAST HIGHWAY LOT COVERAGE CORONA DEL MAR, CA 92625 TEL: (949) 675-4487 SITE AREA 7,988.01 S.F. GEOTECHNICAL ENGINEER BUILDING FOOTPRINT (AT EAVES) 3,616 S.F. PETRA GEOSCIENCES, INC. REPORT # J.N. 16-301 LOT COVERAGE (AT EAVES) 45.27% (60% MAX.) 3198 AIRPORT LOOP DRIVE SUITE A-2 MAY 12, 2017 COSTA MESA, CA 92626 TEL: (714) 549-8921 PROJECT DATA LEGAL DESCRIPTION: TRACT:1116 LOT: 51 LANDSCAPE CDJ ARCNITECT APN# 052-192-03 CRAIG DE PFYFFER, PLA, ISA ZONE R-1-6000 ENVIRONMENTAL DESIGNS LANDSCAPE ARCHITECTURE OCCUPANCY GROUP R -3/U (GARAGE) 1278 GLENNEYRE ST. #196 LAGUNA BEACH,CA.92651 CONSTRUCTION TYPE TYPE VB, SPRINKLERED TEL: (800) 811-3010 (BUILDING SHALL BE EQUIPPED WITH AUTOMATIC FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NAPA 13D) U) PARKING THREE CAR GARAGE FAX: (800) 811-3014 CRAIG@ENVIRONMENTALDESIGNSLANDSCAPE.COM AREAS: 1 BASEMENT FLOOR 1,728 S.F. FIRST FLOOR 2,861 S.F. SECOND FLOOR 2,418 S.F. GARAGE 1 860 S.F. DECK AND BALCONY 1001 S.F. TOTAL HABITABLE AR A 7007 S.F. TOTAL DECK AREA 1001 S.F. TOTAL GARAGE AREAL 860 S.F. TOTAL HABITABLE AREA + GARAGE 7,867 S.F. BUILDABLE AREA: 4,900 S.F. 4,900 S.F. X 1.5 = 7!350 S.F. MAX 108.-5' SHEET INDEX - COASTAL SUBMITTAL A-1 SITE PLAN, PROJECT DATA A-2 BASEMENT FLOOR PLAN AND SCHEDULES A-2.1 FIRST FLOOR PLAN AND SCHEDULES A-2.2 SECOND FLOOR PLAN AND SCHEDULES A-2.3 ROOF PLAN A-2.4 NATURAL GRADE CALCULATIONS A-3 EXTERIOR ELEVATIONS A-4 BUILDING SECTIONS A-4.1 BUILDING SECTIONS A-4.2 BUILDING SECTIONS A-6 SQUARE FOOTAGE CALCULATIONS C-1 PRELIMINARY GRADING PLAN L-1 PRELIMINARY HARDSCAPE PLAN L-2 PRELIMINARY PLANTING PLAN of 1 TOPOGRAPHIC SURVEY E M N O V N N N m 0 E FL -9 FIJI v N 0 V F a U # D E EE E_ 1� 11 L 2B c U F a x EE D F f a # F EE o F z 2UNOp ~�'¢O'~�60~\w yN4W0 N Za z3> z r Wow ow oo � w�au Ua z3wwzrrc�rc # mix VtrcwzOww �rcw3ru� w¢Ow�4U'i,a¢(J Op Q w�,n yr �,Itw=Q ,nOz w�3pYz I° E- H w DECK rn -5'POOL Ty O F- & ti (UNDESEPARPERM(-3108DECK CL CLCD w CD JG1 0 F- = CV y V) d ClQ ZLU SHEET INDEX - COASTAL SUBMITTAL A-1 SITE PLAN, PROJECT DATA A-2 BASEMENT FLOOR PLAN AND SCHEDULES A-2.1 FIRST FLOOR PLAN AND SCHEDULES A-2.2 SECOND FLOOR PLAN AND SCHEDULES A-2.3 ROOF PLAN A-2.4 NATURAL GRADE CALCULATIONS A-3 EXTERIOR ELEVATIONS A-4 BUILDING SECTIONS A-4.1 BUILDING SECTIONS A-4.2 BUILDING SECTIONS A-6 SQUARE FOOTAGE CALCULATIONS C-1 PRELIMINARY GRADING PLAN L-1 PRELIMINARY HARDSCAPE PLAN L-2 PRELIMINARY PLANTING PLAN of 1 TOPOGRAPHIC SURVEY E M N O V N N N m 0 E FL -9 FIJI v N 0 V F a U # D E EE E_ 1� 11 L 2B c U F a x EE D F f a # F EE o F z 2UNOp ~�'¢O'~�60~\w yN4W0 N Za z3> z r Wow ow oo � w�au Ua z3wwzrrc�rc # mix VtrcwzOww �rcw3ru� w¢Ow�4U'i,a¢(J Op Q w�,n yr �,Itw=Q ,nOz w�3pYz # No. C 22162 Ren. 7/31/17 P E- H w m rn Z Ty O F- ti CL CLCD w CD 0 F- = CV y V) d ClQ ZLU H CDJ U) Q Q O Cal M L0 U Q N O C.0 r E- ogd Z z I E- Q U N w W �" Q C3 LU Y � m wCLu O U Ev W CD CL < E- er W J F, dN c\lz # REVISIONS d F z Plot Date: 06/15/17 E START RATE: 1/3/17 w z SCALE: 1/81, -1'-0" L j SHEET A-1 I * 14-36 H w rn Z Ty F- CL CLCD w CD F- = y V) d REVISIONS d F z Plot Date: 06/15/17 E START RATE: 1/3/17 w z SCALE: 1/81, -1'-0" L j SHEET A-1 I * 14-36 DOOR 1. ALL NEW DOORS WILL BE TO MATCH EXISTING. AS APPROVED BY OWNER. 2, VERIFY ALL SIZES WITH ARCHITECT PRIOR TO ORDERING. 3. ALL GLASS SHALL BE LOW E. 4, FENESTRATIONS WITH "U" FACTOR LOWER THAN DEFAULT VALUE MUST HAVE PERMANENT LABEL. OTHER FENESTRATIONS MAY HAVE A FACTORY REMOVABLE LABEL. 5. THE CONTRACTOR SHALL PROVIDE AND INSTALL CORROSION RESISTANT PANS BELOW ALL EXTERIOR DOORS. INCLUDE PROTECTION TO PREVENT ELECTROLYSIS BETWEEN DISSIMILAR METALS WINDOW SCHEDULE SENERALNOTES x E. W z � w = TYPE El MATERIAL N ❑T FINISH/ NOTES GENERAL CONTRACTOR AND WINDOW SUPPLIER SHALL 46 ,28 71'-7;" � Z � z � an 777NNN LL � t REVISIONS: ORDERING WINDOWS: SIAL/CLIENT REVISIONS 45'-7 ° 6CO /12/17 E FINISH z OA INDICATES OVERALL DIM. Z .46 .28 G F E D �NOES C B A FROM SLEEPING ROOMS PER CRC R310. MINIMUM A4. A4 A4 A4 m AA4 0 E A4 AREA: 5.7 SQ. FT. (MINIMUM AREA: 5.05Q. FT. AT CE: < .46 .28 GRADE LEVEL), MINIMUM WIDTH: 201, MINIMUM HEIGHT: 24", MAXIMUM SILL HEIGHT TO BE 44'. THERE o of//zs apt WINDOW SIZE INDICATES ¢ c E- c N .46 .28 SHALL BE CLEAR ACCESS FROM EMERGENCY ESCAPE it FINISH: - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - //NP._ - - - - - - - - - - - - " - - - - - - _ _ _ _ . _ . . s v FINISH: o o n 0 .46 ti 2. ALL GLASS WITHIN 18 INCHES OF WALKING SURFACE A. o 0 5 0 o a o 3 B. PAINT NEW DO R. PROVIDE EMTEK OR EQUAL 0 0 0 A.J F< Q g VERIFY INCREASE SIZE FOR 0 0 0 o zo 3 o: DOOR HARD W RE. SME AND FINISH TO BE o .28 SCREEN E T B. NEW ALUMINUM CLAD WO D WINDOW. COLOR p o DOORS PLYWITWITHA5-134.2-1972. REQUIRED SUBFLOOR VENTILATION KEY NOTES -FLOOR PLAN SQUARE FOOTAGE SELECTED PRI RTO ORDERING. SOFFIT: w z LLGLAS SHALL 4. ALL GLASS SHALL COMPLY WITH APPLICABLE FEDERAL o u+ PER SPECIFICATION ON SH w x 9 c CONSUMER SAFETY LAWS. WINDOWS WITH ELEVATIONS PRIOR TO 5. VERIORDERING NOTE: LL i C. FACTORY FINIS FOR SQUARE FOOTAGES, SEE "PROJECT DATA" ON SHEET A-1. NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. U .28 ORDERING 6. ALL GLASS SHALL LOW E. UNDER FLOOR SPACE VENTS SHALL BE INSTALLED NOT LESS THAN ONE (i) SQUARE FOOT OF FOR EACH 1500508.8E FEET WHEN A CLASS 1 VAPOR m NINGS. CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEETA-5 FOR ADD'L INFORMATION. LIGNT OL VENTILATION � ❑ 46 2$ NOTES: Di 3'-6" 9'-0" > ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. g DEFAULT VALUE MUST HAVE PERMANENT LABEL. SUBFLOOR REQUIRED NET FREE VENTILATING AREA: INSULATION PEO T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR 32 S NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC 8303.1 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEET NET VENTILATION SHALL BE 4% OF THE FLOOR AREA ❑E WIDTH x HEIGHT 46 LL � � a S 6 A-1.3. TYPICAL INDICATES MIRADRAIN SHORING CONDITION E BEL � a s FLOOR 50. FT. 357/1500=0.238 S.F. VENT AREA REDID = 34.27 50, IN, NET FREE VENTILATING AREA FOUNDATION VENTS: PLUMBING WALL, AS OCCURS �2 2x4 WOOD FRAMING AT 16"O.C. PER C.R.C. -SEE NOTE 1 ABOVE. y .46 .28 1. VERIFY HEIGHT IN FIELD. .46 .28 OF AN OPERABLE WINDOW IS LOCATED MORE THAN 72" ABOVE THE FINISHED GRADE OR OTHER SUBFLOOfl VENT C&J METALS FOUNDATION VENT 14'7(8" 95 SQ.IN. 5/8° TYPE'7('I GYPSUM BOARD AT WALLS THROUGHOUT GARAGE 8' HOUSE. 5/8' TYPE W- GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8' TYPE SEE DETAIL FOR ADDITIONAL INFO: 14 pi -SEE STRUCTURAL DRAWINGS. -5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH SURFACE BELOW, THE CLEAR OPENING MUST BE A MIN. 2. FIBERGLASS D OR. 3. PATIO/FRENC DOORSTOMATCH WINDOW 25'-0" 8'-0" -PROVIDE, AT MOIST AREAS, WATER RESISTANT"GREEN" .46 .28 24" ABOVE THE FINISH FLOOR PER CRC R612.2. B $ 4" DIAMETER DRYER VENT TO OUTSIDE AIR wBACK DRAFT DAMPER 200 E ❑A .46 .28 8 PLUVENT S ® - 5 P UMBINGOWNER SYMBOLS -A-1CT, H W/C -SEEED 1.28 GALLONGBING 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 PER FL 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS STORAW E 1 MANUFACTURE 1. 4. FIRE -RATED D R: SEE 'IF' NOTE BELOW 44628 .28 2. MULL'WINDOWSTOGETHE PROVIDE OBSCURE GLASS. ATFACTORY 8 6'-9"x6'-3" B B n \ -I - - - - - - - SUBFLOOR VENTS C&J METALS FOUNDATION ACCESS CRAWL SET 24'7(18" --NOT USED II 42 2'-8" 9'-0" 1 3/4" S.C. -IF WINDOWS ARE SMALLER IN ANY DIRECTION, VERIFY 220SQ.IN. TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE © GAAGE1 R -.! 2x FRAMING AT 16"o.c. -SEE STRUCTURAL .46 .28 EGRESS WITH MANUFACTURER. -IF USING ABC WINDOW COMPANY DV775 DELUXE VINYL CONTRACTOR TO PROVIDE & INSTALL: ONE (1) FOUNDATION VENT 24"X18" VENT 220 SQ.IN.F.A.M. DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 $O. INCH 5. ALL DOOR FROI I HOUSE TO POOLYARD MUST 3' DIAMETER GALVANIZED STEEL PIPE POST. 36"H!GH. PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE TREATED WOOD. .46 .28 SINGLE HUNG WINDOWS, SEE ARCHITECT BEFORE •1 (7.1 SD. FT.) OF FLOOR AREA, AND A MINIMUM OF 30INCHES DIAMETER SEE FOUNDATION PLAN. SEE DETAIL: 21 01 WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE ORDERING, BE EQUIPPED ITH AN ALARM CIRCLE. TREATED. B 2$ VENT SHALL BE : CORROSION RESISTANT METAL -(PAINT TO MACH WALL) TUB OR SHOWER SURROUND WITH CERAMIC TILE WALLS °MUDSEP 8 III - NEW EXTERIOR 2x4 STUD WALL FRAMING AT 161o.c. U.N.O. 3'-0" 8'-0" 13/4" S.C. UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC 8302.7 - -. - 9 .46 .28 /H TOTAL VENTING 695 SOJILPROVIDED MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P 6. FRONT DOOR, :R OWNER. PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. DOOR SHALL SWING OUT. 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. PAPER OVER ALL WOOD BASE SHEATHING. 1° SHOWN FOR .46 Lp VENT MANUFACTURER: PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE 7. LOUVERED DOC R FOR MAKE-UP AIR TO LAUNDRY RIDGE , AND TO PROVIDE AIR TO THE D 2,411 8'-011 13/4" S.C.B C&J METALS. MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. 22 _ 6323 ALONDRA BLVD. PARAMOUNT, CA 90723 8 TANKLESS WATER HEATER. PROVIDE HORIZONTAL VENT TO OUTSIDE. � 21 l'-6;", 3- -101_ .46 PHONE : 800-500-8660 HTTPY/WWW.CJMETALS.CONVEQUIPMENT-AND-FACILITY/UTILITY-VENTS/ PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. EARTHQUAKE STRAP. WHEN USING (2) WATER HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS. 15 B HANDRAIL +36" ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN AU STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAVERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. i" WHOLE HOUSE EXHAUST FAN. PROVIDE 100 SO. MIN. VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. e D1 1 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC 8303.6 B SUB FLOOR VENT C&J METALS FOUNDATION �g APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST SYSTEM 2P I - SHOWN FOR EXTERIOR FINISH -SEE STRUCT. OWES p3F333333= NEW 2x6 STUD WALL FRAMING AT 16 o c. U.N.O. -SEE D 6'-0" 7'-6" '"•_ • 12'-3;" \\. r- �_ 3 VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CEM 3 NOTES ABOVE. 45 W FAU .46 .28 B. G GARAGE DOOR, VERIFY SIZE WITH CIVIL PRIOR TO ORDERING CLG: 9'-47/8" ® NEW 2x8 STUD WALL FRAMING AT 16"o c. U.N.O. -SEE _ 17 B 3'-6 12 1, NOTES ABOVE. in D2'-6" 8'-0" 1 3/4" S.C. I. _ ❑F S MANUF.IS RECOMMENDATIONS CLG T-33/8" ® O NOTESS ABABOVVE. 9. ELEVATOR DOO , PER MANUFACTURER. --NOT USED 13 HALL B F.SLAB: 98.75 D 2'-10" 8'-0" 1 3/4" S.C. 7 EGRESS DOOR: CLG�8'-4-47/8" DNI d CLG: 8'-4 7/8" 14 - 10 -. 21 32" MIN. WIDTH, 78" MIN. HEIGHT, WITH THE DOOR OPEN 90 DEGREES. CONTACT ARCHITECT 2 3'-O" 8'-0" 1 3/4" S.C. B L --J----- 27 P 22 --- D2 D2 g STORAGE 11 1 IMMEDIATELY SH ULD THERE BE ANY CONFLICT INTHESEREQUI MENTS.THANKVOU. CLOG:5'-11" B 10 4'-0" 8'-0" 13/4" S.C. n _ 4a 17 @ .5" A. 21 q "W 26 'I t6 Co° 1" D2 �.DN D2 m STORAGE 19 ACCESS CRAWL SET 24"X18' --- -- -- TEMPERED CLAS : VERIFY WITH SCHEDULE. SAFETY GLASS IN 11 3'-0" 8'-0" O B 24 E 46 28 3 _ _ _ _ _ _ _ _ LAUNDRY 11 9 21 CLG: 8'-07/8" O f " n q HAZARDOUS LOCATION SHALL BE TEMPERED, ED OR IRE GLASS. LAMIJMIUTE 12 3'-0" 5'-0" 1 3/4" S.C. B1 16 4 ❑F 26 4 9 = GLASO BE ET H MARKED. LA TVP. I M E C H' L .SLAB: 97.75 ; B s BATH 4 13 2'-10" 6'-8" 13/4" S.C. 7 I ALL RS FRO HOUSE TO POOL YARD MUST ALL RS F i 15 WASH 18 11 I I BE EPED WI AN ALARM PER CBC NP. J ,w "�� TV B 14 3'-0" 6'-8" 1 3/4" S.C. I - - - -.- _ _ _ _ _ _ _.- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 3109.2. - - - - - r. y E FIRE -ED 000 : FOR RESIDENTIAL PROJECTS: CONCRETE WALL FOR I DRYER DUCT \i B 26 SUB FLO VENT 15 3'-0" 6'-8" 1 3/4" S.C. TYR SUB FLOOR VENT C&J MAS S 14"X6" �F DOOND FRA ES FROM 1 -HOUR RATED LINE OF FLOOR ABOVE C&J METALS 14"X6" 4 LLr- - - - - - - - ------ -- - - - - ----------------- -------- ------------------ GARATO HOU E WALLS SHALL BERATED NO LESSAN 20 MI UTE SMOKE CONTROL 16 2'-10" 8'-0' 1 3/4 S.C. G F E B C B A A4. A4 A4 A4 A4 A4 17'-2;* A4 ASSELY. (THE EPARATION MAY BE LIMITED 3'-10;" TO TNSTALLA ON OF MATERIALS APPROVED 71'-7 " (OVERALL, FACE OF FOUNDATION / SHEATHING) BFOR 3'-D" 6'-$" 1 3/4" S.C. UR FIRE RESISTNE CONSTRUCTION ON THE AGE SID AND A SELF CLOSING, TIGHT FITTI1-3/8" S LID CORE WOOD DOOR, STEEL 18 16'-8" 8'-0" B 134 .46 .28 HONEMB-CO DOOR ORADOOR HAVINGA FIRE TECTION RATING OF NOT LESS THAN 20 19 MINUIS PER TIED IN LIEU OF 1 -HOUR ASSELY. DOD SHALL BE SELF CLOSING E 16'-0" 8'-6" AND CHING. P R CRC R302.5.1 1. ALL NEW DOORS WILL BE TO MATCH EXISTING. AS APPROVED BY OWNER. 2, VERIFY ALL SIZES WITH ARCHITECT PRIOR TO ORDERING. 3. ALL GLASS SHALL BE LOW E. 4, FENESTRATIONS WITH "U" FACTOR LOWER THAN DEFAULT VALUE MUST HAVE PERMANENT LABEL. OTHER FENESTRATIONS MAY HAVE A FACTORY REMOVABLE LABEL. 5. THE CONTRACTOR SHALL PROVIDE AND INSTALL CORROSION RESISTANT PANS BELOW ALL EXTERIOR DOORS. INCLUDE PROTECTION TO PREVENT ELECTROLYSIS BETWEEN DISSIMILAR METALS WINDOW SCHEDULE SENERALNOTES x E. W z � w = TYPE GLASS MATERIAL N FINISH/ NOTES GENERAL CONTRACTOR AND WINDOW SUPPLIER SHALL 46 ,28 71'-7;" � Z � z � x E. 777NNN LL � t REVISIONS: ORDERING WINDOWS: SIAL/CLIENT REVISIONS 45'-7 ° 6CO /12/17 E FINISH OA INDICATES OVERALL DIM. Z .46 .28 G F E D L" C B A FROM SLEEPING ROOMS PER CRC R310. MINIMUM A4. A4 A4 A4 m AA4 W E A4 AREA: 5.7 SQ. FT. (MINIMUM AREA: 5.05Q. FT. AT CE: < .46 .28 GRADE LEVEL), MINIMUM WIDTH: 201, MINIMUM HEIGHT: 24", MAXIMUM SILL HEIGHT TO BE 44'. THERE 1 NOTES of//zs apt WINDOW SIZE INDICATES Lu C-0 E- m N .46 .28 SHALL BE CLEAR ACCESS FROM EMERGENCY ESCAPE it - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - //NP._ - - - - - - - - - - - - " - - - - - - _ _ _ _ . _ . . . . . FINISH: FRAME SIZE, NOT R.O. o 0 .46 ti 2. ALL GLASS WITHIN 18 INCHES OF WALKING SURFACE SHALL BE FULLY TEMPERED. ALL GLASS WITHIN 24' OF 3 N EITHER VERTICAL EDGE OF A DOOR IN ITS CLOSED A.J F< .46 VERIFY INCREASE SIZE FOR POSITION SHALL BE FULLY TEMPERED. ALL TEMPERED GLASS TO BE ETCH MARKED. y i 3 3 z o .28 SCREEN E T B. NEW ALUMINUM CLAD WO D WINDOW. COLOR DOORS PLYWITWITHA5-134.2-1972. REQUIRED SUBFLOOR VENTILATION KEY NOTES -FLOOR PLAN SQUARE FOOTAGE WALL LEGEND SOFFIT: w z LLGLAS SHALL 4. ALL GLASS SHALL COMPLY WITH APPLICABLE FEDERAL o PER SPECIFICATION ON SH ET A-3. PROVIDE CONSUMER SAFETY LAWS. WINDOWS WITH ELEVATIONS PRIOR TO 5. VERIORDERING NOTE: 2xG WOOD FRAMING AT 16"o.c. PER C.R.C. w/ 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR FOR SQUARE FOOTAGES, SEE "PROJECT DATA" ON SHEET A-1. NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. U .28 ORDERING 6. ALL GLASS SHALL LOW E. UNDER FLOOR SPACE VENTS SHALL BE INSTALLED NOT LESS THAN ONE (i) SQUARE FOOT OF FOR EACH 1500508.8E FEET WHEN A CLASS 1 VAPOR INSECT SCREEN AT ALL OP NINGS. CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEETA-5 FOR ADD'L INFORMATION. LIGNT OL VENTILATION � El 46 2$ g N SILL PLATE AT CONCRETE SLAB PTDFINSULATION > > ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. g DEFAULT VALUE MUST HAVE PERMANENT LABEL. SUBFLOOR REQUIRED NET FREE VENTILATING AREA: INSULATION PEO T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR \, - _ --NOT USED NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC 8303.1 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEET NET VENTILATION SHALL BE 4% OF THE FLOOR AREA ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. OVERALL EXTERIOR DIMENSIONS ARE TO IXI. FACE OF SHTG / FOOTING AS INDICATED WIDTH x HEIGHT 46 LL � � a S m A-1.3. TYPICAL INDICATES MIRADRAIN SHORING CONDITION E BEL � a s FLOOR 50. FT. 357/1500=0.238 S.F. VENT AREA REDID = 34.27 50, IN, NET FREE VENTILATING AREA FOUNDATION VENTS: PLUMBING WALL, AS OCCURS �2 2x4 WOOD FRAMING AT 16"O.C. PER C.R.C. -SEE NOTE 1 ABOVE. y FORCED AIR UNIT. PROVIDE GAS STUB. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUT BACK. 22 23 GAME ROOM D1 01 -SEE MECHANICAL VENTILATION &ARTIFICIAL LIGHTING CALCIS AT SHEET A-5 I .46 .28 OF AN OPERABLE WINDOW IS LOCATED MORE THAN 72" ABOVE THE FINISHED GRADE OR OTHER SUBFLOOfl VENT C&J METALS FOUNDATION VENT 14'7(8" 95 SQ.IN. 5/8° TYPE'7('I GYPSUM BOARD AT WALLS THROUGHOUT GARAGE 8' HOUSE. 5/8' TYPE W- GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8' TYPE SEE DETAIL FOR ADDITIONAL INFO: 14 pi -SEE STRUCTURAL DRAWINGS. -5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH SURFACE BELOW, THE CLEAR OPENING MUST BE A MIN. NOTES: 1 A 3-O"W-0" -PROVIDE, AT MOIST AREAS, WATER RESISTANT"GREEN" .46 .28 24" ABOVE THE FINISH FLOOR PER CRC R612.2. B 15 4" DIAMETER DRYER VENT TO OUTSIDE AIR wBACK DRAFT DAMPER GYPSUM BOARD -GREEN BOARD NOT ACCEPTABLE IN SHOWERS OR TUB SURROUNDS. 18 W .2$ 8 PLUVENT S ® - MINIMUM EGRESS WINDOW SIZES' CASEMENT: 2-6 x4-0' MIN P UMBINGOWNER SYMBOLS -A-1CT, H W/C -SEEED 1.28 GALLONGBING 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 PER FL 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS STORAW E 1 44628 .28 2. MULL'WINDOWSTOGETHE PROVIDE OBSCURE GLASS. ATFACTORY 8 6'-9"x6'-3" -------------------- B n \ -I - - - - - - - SUBFLOOR VENTS C&J METALS FOUNDATION ACCESS CRAWL SET 24'7(18" --NOT USED II 42 W G A 3'-0'x4'-6" MIDDLE 4' -5"x5' - RIGHT 2'-6"x5'- 1421 D ❑E ❑E 14 N 15 E 8 S 13 S 6 S 18 S 18 W 15 W 12 N 13 W 13 N 6 N 6 N 8 E 13 E 13 E 6 S 15 S 18 S 17 S 17 W 17 S 14 W 24 W T14 W 17 N 17 W E EGRESS WINDOW: 20 "MIN. WIDTH, 36" MIN. H GHT, 5,7 SD. FT. MIN. OPEN AREA, 44" MAX. S LL FROM FINISH FLOOR. CONTACT ARCHITEC IMMEDIATELY SHOULD THERE BE ANY CON LICT IN THESE REQUIREMENTS. THANK YOU T TEMPERED GLASS: VERIFY WITH SCHEDULE. SA HAZARDOUS LOCATION SHALL BE TEMPERED, 46 .28 LAMINATED OR WIRE GLASS. GLASS TO BE ETCH MARKED. .46 .28 .46 .28 .46 .28 46 .28 .46 .28 71'-71° (OVERALL, FACE OF FOUNDATION / SHEATHING) BASEMENT FLOOR PLAN KD .46 .28 SENERALNOTES x E. W z � w = F+ C Z U x E- N °C o CEE)N GENERAL CONTRACTOR AND WINDOW SUPPLIER SHALL 46 ,28 71'-7;" � Z � z � x E. 777NNN LL � t REVISIONS: ORDERING WINDOWS: SIAL/CLIENT REVISIONS 45'-7 ° 6CO /12/17 E cD Z .46 .28 G F E D L" C B A FROM SLEEPING ROOMS PER CRC R310. MINIMUM A4. A4 A4 A4 m AA4 W E A4 AREA: 5.7 SQ. FT. (MINIMUM AREA: 5.05Q. FT. AT CE: < .46 .28 GRADE LEVEL), MINIMUM WIDTH: 201, MINIMUM HEIGHT: 24", MAXIMUM SILL HEIGHT TO BE 44'. THERE of//zs apt T= Lu C-0 E- m N .46 .28 SHALL BE CLEAR ACCESS FROM EMERGENCY ESCAPE it - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - //NP._ - - - - - - - - - - - - " - - - - - - _ _ _ _ . _ . . . . . OPENING TO A PUBLIC WAY. .46 .28 2. ALL GLASS WITHIN 18 INCHES OF WALKING SURFACE SHALL BE FULLY TEMPERED. ALL GLASS WITHIN 24' OF EITHER VERTICAL EDGE OF A DOOR IN ITS CLOSED _ F< .46 .2$ POSITION SHALL BE FULLY TEMPERED. ALL TEMPERED GLASS TO BE ETCH MARKED. .46 .28 SCREEN E T DOORS PLYWITWITHA5-134.2-1972. REQUIRED SUBFLOOR VENTILATION KEY NOTES -FLOOR PLAN SQUARE FOOTAGE WALL LEGEND SOFFIT: 8'-33/8" .28 LLGLAS SHALL 4. ALL GLASS SHALL COMPLY WITH APPLICABLE FEDERAL 1 CONSUMER SAFETY LAWS. WINDOWS WITH ELEVATIONS PRIOR TO 5. VERIORDERING NOTE: 2xG WOOD FRAMING AT 16"o.c. PER C.R.C. w/ 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR FOR SQUARE FOOTAGES, SEE "PROJECT DATA" ON SHEET A-1. NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. .46 .28 ORDERING 6. ALL GLASS SHALL LOW E. UNDER FLOOR SPACE VENTS SHALL BE INSTALLED NOT LESS THAN ONE (i) SQUARE FOOT OF FOR EACH 1500508.8E FEET WHEN A CLASS 1 VAPOR INTERIOR WALL -7/8 GYPSUM BOARD, SMOOTH FINISH EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH 0/BUILDING PAPER. CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEETA-5 FOR ADD'L INFORMATION. LIGNT OL VENTILATION NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. 46 2$ 7. FENESTRATIONS WITH "U' FACTOR LOWER THAN IT BARRIER IS INSTALLED. PER CRC 8408.1 SILL PLATE AT CONCRETE SLAB PTDFINSULATION NOT USED ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. DEFAULT VALUE MUST HAVE PERMANENT LABEL. SUBFLOOR REQUIRED NET FREE VENTILATING AREA: INSULATION PEO T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR \, - _ --NOT USED NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC 8303.1 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEET NET VENTILATION SHALL BE 4% OF THE FLOOR AREA ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. OVERALL EXTERIOR DIMENSIONS ARE TO IXI. FACE OF SHTG / FOOTING AS INDICATED 46 2$ OTHER FENESTRATIONS MAY HAVE A FACTORY A-1.3. TYPICAL INDICATES MIRADRAIN SHORING CONDITION E BEL REMOVABLE LABEL. B. IN fl -3 OCCUPANCY WHERE THE OPENING OF THE SILL FLOOR 50. FT. 357/1500=0.238 S.F. VENT AREA REDID = 34.27 50, IN, NET FREE VENTILATING AREA FOUNDATION VENTS: PLUMBING WALL, AS OCCURS �2 2x4 WOOD FRAMING AT 16"O.C. PER C.R.C. -SEE NOTE 1 ABOVE. 14 FORCED AIR UNIT. PROVIDE GAS STUB. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUT BACK. 22 23 GAME ROOM D1 01 -SEE MECHANICAL VENTILATION &ARTIFICIAL LIGHTING CALCIS AT SHEET A-5 I .46 .28 OF AN OPERABLE WINDOW IS LOCATED MORE THAN 72" ABOVE THE FINISHED GRADE OR OTHER SUBFLOOfl VENT C&J METALS FOUNDATION VENT 14'7(8" 95 SQ.IN. 5/8° TYPE'7('I GYPSUM BOARD AT WALLS THROUGHOUT GARAGE 8' HOUSE. 5/8' TYPE W- GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8' TYPE SEE DETAIL FOR ADDITIONAL INFO: 14 pi -SEE STRUCTURAL DRAWINGS. -5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH SURFACE BELOW, THE CLEAR OPENING MUST BE A MIN. "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) -PROVIDE, AT MOIST AREAS, WATER RESISTANT"GREEN" .46 .28 24" ABOVE THE FINISH FLOOR PER CRC R612.2. CONTRACTOR TO PROVIDE & INSTALL: TWO (2) FOUNDATION VENT 14"X6"-71 SCLIN. 15 4" DIAMETER DRYER VENT TO OUTSIDE AIR wBACK DRAFT DAMPER GYPSUM BOARD -GREEN BOARD NOT ACCEPTABLE IN SHOWERS OR TUB SURROUNDS. .46 .2$ TOTAL VENT VENTING: 142 SQ.IN. PLUVENT S ® - MINIMUM EGRESS WINDOW SIZES' CASEMENT: 2-6 x4-0' MIN P UMBINGOWNER SYMBOLS -A-1CT, H W/C -SEEED 1.28 GALLONGBING 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 PER FL 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS STORAW E 1 .46 .28 SINGLEYDOUBLE HUNG: 3-0x5-O'MIN. NET FREE VENTILATING AREA AT CRAWL SPACE VENTS: -------------------- PROVIDE WATERPROOF MEMBRANE"BUILDING PAPER" BELOW \ -I - - - - - - - SUBFLOOR VENTS C&J METALS FOUNDATION ACCESS CRAWL SET 24'7(18" --NOT USED II ALL EXTERIOR WALL FINISHES. -IF WINDOWS ARE SMALLER IN ANY DIRECTION, VERIFY 220SQ.IN. TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE © GAAGE1 R -.! 2x FRAMING AT 16"o.c. -SEE STRUCTURAL .46 .28 EGRESS WITH MANUFACTURER. -IF USING ABC WINDOW COMPANY DV775 DELUXE VINYL CONTRACTOR TO PROVIDE & INSTALL: ONE (1) FOUNDATION VENT 24"X18" VENT 220 SQ.IN.F.A.M. DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 $O. INCH 1g 3' DIAMETER GALVANIZED STEEL PIPE POST. 36"H!GH. PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE TREATED WOOD. .46 .28 SINGLE HUNG WINDOWS, SEE ARCHITECT BEFORE •1 (7.1 SD. FT.) OF FLOOR AREA, AND A MINIMUM OF 30INCHES DIAMETER SEE FOUNDATION PLAN. SEE DETAIL: 21 01 WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE ORDERING, CIRCLE. TREATED. 3 2$ VENT SHALL BE : CORROSION RESISTANT METAL -(PAINT TO MACH WALL) TUB OR SHOWER SURROUND WITH CERAMIC TILE WALLS °MUDSEP 8 III - NEW EXTERIOR 2x4 STUD WALL FRAMING AT 161o.c. U.N.O. BACKED W/1/4" MESH GALVANIZED WIRE CLOTH. 1/8" MIN. OPENINGEl /SHOWER WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72" UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC 8302.7 - -. - EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" .46 .28 /H TOTAL VENTING 695 SOJILPROVIDED MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P _ - --NOT USED PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. DOOR SHALL SWING OUT. 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. PAPER OVER ALL WOOD BASE SHEATHING. 1° SHOWN FOR .46 Lp VENT MANUFACTURER: PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE 4 AS SELECTED BY OWNER. EXTERIOR FINISH -SEE STRUCT. OWES C&J METALS. MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. 22 _ 6323 ALONDRA BLVD. PARAMOUNT, CA 90723 8 TANKLESS WATER HEATER. PROVIDE HORIZONTAL VENT TO OUTSIDE. � 21 l'-6;", 3- -101_ .46 PHONE : 800-500-8660 HTTPY/WWW.CJMETALS.CONVEQUIPMENT-AND-FACILITY/UTILITY-VENTS/ PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. EARTHQUAKE STRAP. WHEN USING (2) WATER HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS. 15 B HANDRAIL +36" ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN AU STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAVERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. i" VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. e D1 1 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC 8303.6 SUB FLOOR VENT C&J METALS FOUNDATION �g APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST SYSTEM 2P I - SHOWN FOR EXTERIOR FINISH -SEE STRUCT. OWES p3F333333= NEW 2x6 STUD WALL FRAMING AT 16 o c. U.N.O. -SEE GAME ROOM 11 '"•_ • 12'-3;" \\. r- �_ 3 VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CEM -----------------,-- NOTES ABOVE. 3------\'o"W ASN FAU s F.SLAB: 97.75 CLG: 9'-47/8" ® NEW 2x8 STUD WALL FRAMING AT 16"o c. U.N.O. -SEE _ 17 3'-6 12 1, NOTES ABOVE. in LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER NEW UD WALL FRAMING AT 16"o.c. U.N.O. -SEE I. _ ❑F S MANUF.IS RECOMMENDATIONS CLG T-33/8" ® O NOTESS ABABOVVE. --NOT USED 13 HALL r F.SLAB: 98.75 11 17 J ah CLG�8'-4-47/8" DNI d CLG: 8'-4 7/8" 14 - 10 -. 21 2 2'_9 2 6" A. 1f 12'EA. o L --J----- 27 P 22 --- D2 D2 g STORAGE 11 1 CLOG:5'-11" LEVATOR - 22 C&J METALS FOUNDATION n _ 4a 17 @ .5" A. 21 q "W 26 'I t6 Co° 1" D2 �.DN D2 m STORAGE 19 ACCESS CRAWL SET 24"X18' --- -- -- �� O _ _ _ _ _ _ _ _ LAUNDRY 11 9 21 CLG: 8'-07/8" O f " n q 0 16 4 26 I 9 = TVP. I M E C H' L .SLAB: 97.75 ; s BATH 4 0 7 I I i 15 WASH 18 11 I I --11 uz LINEN - a - - - )_DEV.. EQUI�i vENT NP. J ,w "�� TV - I - - - -.- _ _ _ _ _ _ _.- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - r. PROVIDE SLEEVE THROUGH! CONCRETE WALL FOR I DRYER DUCT \i 26 SUB FLO VENT "4 TYR SUB FLOOR VENT C&J MAS S 14"X6" i LINE OF FLOOR ABOVE C&J METALS 14"X6" LLr- - - - - - - - ------ -- - - - - ----------------- -------- ------------------ ----� G F E D C B A A4. A4 A4 A4 A4 A4 17'-2;* A4 3'-10;" 71'-7 " (OVERALL, FACE OF FOUNDATION / SHEATHING) BASEMENT FLOOR PLAN KD .46 .28 SENERALNOTES x E. W z � w = F+ C Z U x E- N °C o CEE)N GENERAL CONTRACTOR AND WINDOW SUPPLIER SHALL 46 ,28 VERIFY COMPLIANCE WITH THE FOLLOWING PRIOR TO � Z � z � x E. 777NNN LL � t REVISIONS: ORDERING WINDOWS: SIAL/CLIENT REVISIONS 6CO /12/17 E cD Z .46 .28 1. IN R-3 OCCUPANCY, PROVIDE EMERGENCY EGRESS W W L" FROM SLEEPING ROOMS PER CRC R310. MINIMUM = z m W E AREA: 5.7 SQ. FT. (MINIMUM AREA: 5.05Q. FT. AT CE: .46 .28 GRADE LEVEL), MINIMUM WIDTH: 201, MINIMUM HEIGHT: 24", MAXIMUM SILL HEIGHT TO BE 44'. THERE T= Lu C-0 E- m N .46 .28 SHALL BE CLEAR ACCESS FROM EMERGENCY ESCAPE N OPENING TO A PUBLIC WAY. .46 .28 2. ALL GLASS WITHIN 18 INCHES OF WALKING SURFACE SHALL BE FULLY TEMPERED. ALL GLASS WITHIN 24' OF EITHER VERTICAL EDGE OF A DOOR IN ITS CLOSED .46 .2$ POSITION SHALL BE FULLY TEMPERED. ALL TEMPERED GLASS TO BE ETCH MARKED. .46 .28 3. ALL WINDOWS SHALL COMPLY WITH AN51-S-134.1. ALL DOORS PLYWITWITHA5-134.2-1972. REQUIRED SUBFLOOR VENTILATION KEY NOTES -FLOOR PLAN SQUARE FOOTAGE WALL LEGEND .46 .28 LLGLAS SHALL 4. ALL GLASS SHALL COMPLY WITH APPLICABLE FEDERAL CONSUMER SAFETY LAWS. WINDOWS WITH ELEVATIONS PRIOR TO 5. VERIORDERING NOTE: 2xG WOOD FRAMING AT 16"o.c. PER C.R.C. w/ 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR FOR SQUARE FOOTAGES, SEE "PROJECT DATA" ON SHEET A-1. NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. .46 .28 ORDERING 6. ALL GLASS SHALL LOW E. UNDER FLOOR SPACE VENTS SHALL BE INSTALLED NOT LESS THAN ONE (i) SQUARE FOOT OF FOR EACH 1500508.8E FEET WHEN A CLASS 1 VAPOR INTERIOR WALL -7/8 GYPSUM BOARD, SMOOTH FINISH EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH 0/BUILDING PAPER. CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEETA-5 FOR ADD'L INFORMATION. LIGNT OL VENTILATION NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. 46 2$ 7. FENESTRATIONS WITH "U' FACTOR LOWER THAN IT BARRIER IS INSTALLED. PER CRC 8408.1 SILL PLATE AT CONCRETE SLAB PTDFINSULATION NOT USED ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. DEFAULT VALUE MUST HAVE PERMANENT LABEL. SUBFLOOR REQUIRED NET FREE VENTILATING AREA: INSULATION PEO T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR - _ --NOT USED NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC 8303.1 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEET NET VENTILATION SHALL BE 4% OF THE FLOOR AREA ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. OVERALL EXTERIOR DIMENSIONS ARE TO IXI. FACE OF SHTG / FOOTING AS INDICATED 46 2$ OTHER FENESTRATIONS MAY HAVE A FACTORY A-1.3. TYPICAL INDICATES MIRADRAIN SHORING CONDITION E BEL REMOVABLE LABEL. B. IN fl -3 OCCUPANCY WHERE THE OPENING OF THE SILL FLOOR 50. FT. 357/1500=0.238 S.F. VENT AREA REDID = 34.27 50, IN, NET FREE VENTILATING AREA FOUNDATION VENTS: PLUMBING WALL, AS OCCURS �2 2x4 WOOD FRAMING AT 16"O.C. PER C.R.C. -SEE NOTE 1 ABOVE. 14 FORCED AIR UNIT. PROVIDE GAS STUB. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUT BACK. 22 23 GAME ROOM D1 01 -SEE MECHANICAL VENTILATION &ARTIFICIAL LIGHTING CALCIS AT SHEET A-5 NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. NEW .46 .28 OF AN OPERABLE WINDOW IS LOCATED MORE THAN 72" ABOVE THE FINISHED GRADE OR OTHER SUBFLOOfl VENT C&J METALS FOUNDATION VENT 14'7(8" 95 SQ.IN. 5/8° TYPE'7('I GYPSUM BOARD AT WALLS THROUGHOUT GARAGE 8' HOUSE. 5/8' TYPE W- GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8' TYPE SEE DETAIL FOR ADDITIONAL INFO: 14 pi -SEE STRUCTURAL DRAWINGS. -5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH SURFACE BELOW, THE CLEAR OPENING MUST BE A MIN. "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) -PROVIDE, AT MOIST AREAS, WATER RESISTANT"GREEN" .46 .28 24" ABOVE THE FINISH FLOOR PER CRC R612.2. CONTRACTOR TO PROVIDE & INSTALL: TWO (2) FOUNDATION VENT 14"X6"-71 SCLIN. 15 4" DIAMETER DRYER VENT TO OUTSIDE AIR wBACK DRAFT DAMPER GYPSUM BOARD -GREEN BOARD NOT ACCEPTABLE IN SHOWERS OR TUB SURROUNDS. .46 .2$ TOTAL VENT VENTING: 142 SQ.IN. PLUVENT S ® - MINIMUM EGRESS WINDOW SIZES' CASEMENT: 2-6 x4-0' MIN P UMBINGOWNER SYMBOLS -A-1CT, H W/C -SEEED 1.28 GALLONGBING 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 PER FL 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS - - PROVIDE 5/8" TYPE "x' GYPSUM BOARD AT GARAGE TO HOUSE. .46 .28 SINGLEYDOUBLE HUNG: 3-0x5-O'MIN. NET FREE VENTILATING AREA AT CRAWL SPACE VENTS: PROVIDE WATERPROOF MEMBRANE"BUILDING PAPER" BELOW SUBFLOOR VENTS C&J METALS FOUNDATION ACCESS CRAWL SET 24'7(18" --NOT USED ALL EXTERIOR WALL FINISHES. -IF WINDOWS ARE SMALLER IN ANY DIRECTION, VERIFY 220SQ.IN. TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE © --NOT USED -.! 2x FRAMING AT 16"o.c. -SEE STRUCTURAL .46 .28 EGRESS WITH MANUFACTURER. -IF USING ABC WINDOW COMPANY DV775 DELUXE VINYL CONTRACTOR TO PROVIDE & INSTALL: ONE (1) FOUNDATION VENT 24"X18" VENT 220 SQ.IN.F.A.M. DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 $O. INCH 1g 3' DIAMETER GALVANIZED STEEL PIPE POST. 36"H!GH. PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE TREATED WOOD. .46 .28 SINGLE HUNG WINDOWS, SEE ARCHITECT BEFORE TOTAL VENT VENTING: 220 SO.IN. (7.1 SD. FT.) OF FLOOR AREA, AND A MINIMUM OF 30INCHES DIAMETER SEE FOUNDATION PLAN. SEE DETAIL: 21 01 WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE ORDERING, CIRCLE. TREATED. 46 2$ VENT SHALL BE : CORROSION RESISTANT METAL -(PAINT TO MACH WALL) TUB OR SHOWER SURROUND WITH CERAMIC TILE WALLS °MUDSEP 8 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, - NEW EXTERIOR 2x4 STUD WALL FRAMING AT 161o.c. U.N.O. BACKED W/1/4" MESH GALVANIZED WIRE CLOTH. 1/8" MIN. OPENINGEl /SHOWER WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72" UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC 8302.7 - -. - EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" .46 .28 TOTAL VENTING 695 SOJILPROVIDED MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P _ - --NOT USED PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. DOOR SHALL SWING OUT. 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. PAPER OVER ALL WOOD BASE SHEATHING. 1° SHOWN FOR .46 .28 VENT MANUFACTURER: PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE AS SELECTED BY OWNER. EXTERIOR FINISH -SEE STRUCT. OWES C&J METALS. MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. 22 _ 6323 ALONDRA BLVD. PARAMOUNT, CA 90723 8 TANKLESS WATER HEATER. PROVIDE HORIZONTAL VENT TO OUTSIDE. � 21 NEW STAIRS -SEE SYMBOLS -SHEET A-1.1 27 WOOD A.F.F. D2 D2 -- SED NOT U EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD .46 .28 PHONE : 800-500-8660 HTTPY/WWW.CJMETALS.CONVEQUIPMENT-AND-FACILITY/UTILITY-VENTS/ PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. EARTHQUAKE STRAP. WHEN USING (2) WATER HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS. 15 HANDRAIL +36" ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAVERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. i" VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. e D1 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC 8303.6 SUB FLOOR VENT C&J METALS FOUNDATION �g APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST SYSTEM 2P GUARD +42" A.F.F. - SHOWN FOR EXTERIOR FINISH -SEE STRUCT. OWES p3F333333= NEW 2x6 STUD WALL FRAMING AT 16 o c. U.N.O. -SEE VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CEM NOTES ABOVE. �J C&J METALS 14'7(6" ACCESS CRAWL SET 24X18" -220 SQ.IN. 10 HARDWIRED SMOKE BACKUP BATTERY OPERATED --NOT USED ® NEW 2x8 STUD WALL FRAMING AT 16"o c. U.N.O. -SEE CARBON SMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - MONOXIDE DE --NOT USED NOTES ABOVE. LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER NEW UD WALL FRAMING AT 16"o.c. U.N.O. -SEE MANUF.IS RECOMMENDATIONS ® O NOTESS ABABOVVE. --NOT USED ® CONCRETE BLOCK WALL w a w i ar N g.s e e e e e e + N e O + Y E-, e W e N x O e O O Y z El IIN'1'''1'•eI'''I''e"II InH''''nW''-I'"II a, I� I� d x n n �--� E+ I� W z nrnrn� � I� z Ex-, 0 I� E6- x ✓, m0 Q03ad O0 pJ3>aFr wow -~mow =mow Lw �3wz��Vp ossa Gam � mOwrc O w3F,. w`�o,.,'a�mrav orc Q3 - aom= oz - - �30FV '_'AwW _ Ren. E- E - r.; Ew _z a VJ w Z O Z" Ln x E. W z � w = F+ C Z U x E- N °C o CEE)N z OO z CO E+ � Z � z � x E. 777NNN LL � t REVISIONS: ¢ SIAL/CLIENT REVISIONS 6CO /12/17 E cD Z o = z W W L" w = z m W E CE: cc C) T= Lu C-0 E- m N r ,�z , x ` N VJ w F J � w = F+ C Z U x E- SHEET °C o CEE)N z OO z C7 w � � OC O 777NNN LL � t REVISIONS: SIAL/CLIENT REVISIONS 6CO /12/17 E x E W z >k a i Plot Date: 06/15/17 F START DATE: 1/3/17 w SCALE 1/4" -1'-0" z SHEET A-2 I * 14-37 DOOR SCHEDULE 10'-5 ' WIDTH HEIGHT THK. CORE TYPE PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT. 21 1'-10 ° FINISH/ NOTES " 7'-5 , --NOT USED CD 2'-1 NET VENTILATION SHALL BE 4% OF THE FLOOR AREA 2'-1 , 2'-1 •FACEOFS GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE REFRIGERATOR FOR ICE MAKER. 1,124 S.F. DRAIN. DOOR SHALL SWING OUT. PROVIDE 22' MINIMUM WIDE DOOR. NET z m AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SO. INCH FINISH (�'FAI I EOFSTU G iA41 F E D TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET' C w, WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72' --NOT USED W MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P 4 A4 2 ,:y °I o A4 A4 NOTES --NOT USED MINIMUM 18 HIGH 13 WIDE - LOCATION TO BE VERIFIED IN FIELD. 1 STAIRS -SEE SYMBOLS -SHEET A-1.1 22 27 21 -WOOD HANDRAIL+36, A.F.F. D2 D2 W - ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN 3 EL C. METER 24 1 FOOT CANDLE FI LUX) AT THREADS AND LANDINGS. CRC R303.6 9 2 22 GUARD +42" A.F.F. 24 29 D2 D2 VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM 10 &PANEL � z c SMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - C NC y � LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER -.. __. O MANUF.'S RECOMMENDATIONS 24 ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL iP FINISH: w € N N z A. 0 0 o y o o B. PAINTNEN DOOR. PROVIDE EMTEK OR EQUAL ----- 'I DOOR HAR WARE. STYLE AND FINISH TO BE m "' 2 o d o 0 0 o m a �? m SELECTED RIOR TO ORDERING. II II F y w v a z [4]/p ANTRY 11 2 CLG: 9'-3"11 ,I LL s C. FACTORY F NISH N N 2 Q 2 H z m N 3 [9 6 O ❑ � N NOTES: O 3'-6" 9'-0" 32 S - ��� FR 6 I 4 f17 .46 .28 1. VERIFY HE HT INFIELD. 2. FIBERGLAS DOOR. 9 B El I ❑T O 25'-0° 8'-011 r :;BNUS 1 200 E ❑A .46 .28 3. PATIO/FR NCH DOORS TO MATCH WINDOW I 1PLANTER I 9,-2" 11 SIM/ 5 DINING MANUFAC REE. 4. FIRE -RATE DOOR: SEE "F' NOTE BELOW Li CLG: 9'-3" 11 B F.SHTG: 110.7 2'-8" 9'-O" 1 3/4" S.C. _ 1'-10 4'-10 ' 2 " T-4 " _ L _ _ 28 TV ABV L--- 5. ALL DOOR FROM HOUSE TO POOLYARD MUST a w - - - - I&_1 W� ------ ---------------In - 3_4 22 _ 3136 0" A. 2R 6.10" EA. 2T g 1 °EA 1T 12' EA. F.SHTG' 108.42 GALLERY 11 o BE EQUIPP��D WITH AN ALARM O4 2'-4" 1,_10 10 F.SHTG: 108.4 F.SHTG:105' 4 ,-> UP WINDER TREAD DIMENSIONS 27 P 22 P. D2 D2 B -NP. AT ALL LEVELS-A$OCCURS S ON O F 6 N ENTRY 71 DLG: 10'-2" 3'-0" $'-0" 13/4" S.G. T E 7n 9 - O 3 W 0TH FOR ENTRE UN „1 3 6, 1101) 1101)F_ __ ( s 10 I LIVING n 1 - - - - 6 7 - f.SHTG 107.42 °I 6. FROM DOIT, PER OWNER. 1 - I "-n/s° GUEST BEDROOM 11 s 12 CLG: 8'-7 7/6" 6 2 O OFFICE 11 4 1 CLG 10'-2" 8 0 q TOw L v( GUEST B THE PO DE 11 7. LOUVERED DOOR FOR MAKE-UP AIR TO LAUNDRY OM, AND TO PROVIDE AIR TO THE WHOLE HOI SE EXHAUST FAN. PROVIDE 100 SO, IN. MIN. O 2'-8" V-0" 13/4" S.C. 28 !3 B NABV - - - I^I i a m B 6 6'-0" 7'-6" - - - - - O w L c aco- 3 45 W 46 .2$ S. GARAGED R, VERIFY SIZE WITH CIVIL PRIOR TO ORDER( G LI DE B GE A4.1`' A4 D A4 O7 T-6" 8'-0" 13/4" S.C. A4 I I I I I I 9. ELEVATOR OOR, PER MANUFACTURER. FACE OF STUD FA OFS D B O8 T-10" 8'-0" 13/4" S.C. _ 2'-3 ° -_ 6'-6 ' - 6'-0 " 8'-91" 7'-10 ° EGRESS DO 10'-9 " 9'-4 ' 12'4 6'-0 _ 7 62'-2;' 71'-6j" (OVERALL, EXTERIOR FACE OF SND) 71'-7 " (OVERALL, FACE OF FOUNDATION / SHEATHING) 32" MIN. WID 78" MIN. HEIGHT, WITH THE DOOR OPEN 0 DEGREES. CONTACT ARCHITECT O T -O" 8'-0" 1 3/4" S.C. B IMMEDIATEL SHOULD THERE BE ANY CONFLICT IN THESE RE UIREMENTS. THANK YOU. B 1O 4'-O" $'-O" 13/4" S.C. TEMPERED G SS: VERIFY WITH CHEDULE. SAFETY GLASS IN 11 3'-0" 8'-0" B 24 E 46 3 .28 HAZARDOUS LOCATION SHALL BE TEMPERED, LAMINATED R WIRE GLASS. 12 T-0" 5'-0" 13/4" S.C. B1 D 4 GLASS TO BE ETCH MARKED. LAR ALL DOORS ALL DOOR$ F OM HOUSE TO POOL YARD MUST 13 2'-10" 6'-8" 13/4" S.C. B BE EQUIPPED ITH AN ALARM PER CBC B 14 T-0" 6'-8" 13/4.1 S.C. 3109.4.4.2. 9 FIRE -RATED DOR:. FOR RESIDENTIAL PROJECTS. ElDOORSAND B 15 T-0" 6'-8" 13/4" S.C. �F AMES FROM I -HOUR RATED 4 GARAGE TO USE WALLS SHALL BE RATED NO LESSTHAN2 MINUTE SMOKE CONTROL 16 T-10" 8'-0" 13/4" S.C. B 7 ASSEMBLY. HE SEPARATION MAY BE LIMITED TO THE INST LATION OF MATERIALS APPROVED B 17 3'-0" 6'-8" 1 3/4" S.C. FOR 1 -HOUR IRE RESISTIVE CONSTRUCTION ON THEGARAGE IDE AND A SELF CLOSING, TIGHT FITTING, 1-3/ 'SOLID CORE WOOD DOOR, STEEL 18 16'-8" 8'-0" B 134 48 .P8 HONEYCOMB- ORE DOOR, OR A DOOR HAVING A FIRE PROTEC ION RATING OF NOT LESS THAN 20 19 MINUTES IS PERMITTED IN LIEU OF 1 -HOUR ASSEMBLY. D ORS SHALL BE SELF CLOSING AND LATCHIN�. PER CRC R302.5.1 G7 16'-0" $'-6" 6 GENERAL NOTES 1. ALL NEW DOORS WILL BE TO MATCH EXISTING. AS APPROVED BY OWNER. 2. VERIFY ALL SIZES WITH ARCHITECT PRIOR TO ORDERING. 3. ALL GLASS SHALL BE LOW E. 4. FENESTRATIONS WITH "U" FACTOR LOWER THAN DEFAULT VALUE MUST HAVE PERMANENT LABEL. OTHER FENESTRATIONS MAY HAVE A FACTORY REMOVABLE LABEL. 5. THE CONTRACTOR SHALL PROVIDE AND INSTALL CORROSION RESISTANT PANS BELOW ALL EXTERIOR DOORS. INCLUDE PROTECTION TO PREVENT ELECTROLYSIS BETWEEN DI IMILAR METALS. WINDOW SCHEDULE TYPE GLASS MATERIAL FINISH/ NOTES ❑ FINISH OA INDICATES OVERALL DIM. NOTES WINDOW SIZE INDICATES ; FRAME SIZE, NOT R.O. o o w v" FINISH: A. VERIFY INCREASE SIZE FOR N z 3 3 z B. NEW ALUMINUM CLAD WOOD WINDOW. COLOR g w h z O o PER SPECIFICATION ON SHEET A-3. PROVIDE m0 v c w z o- w INSECT SCREEN AT ALL OPENINGS. n ❑ j W w WIDTH x HEIGHT N < o m < o h NOTES: 1 A 3'-0'X6'-0" B 18 W .46 .28 2. MULL WINDOWS EDGE HER AT FACTORY PROVIDE OBSCURE G SS B B 6'-9'X6'-3" 2 42 W 46 28 E EGRESS WINDOW 20" MIN. WIDTH, 36" MI HEIGHT, 5.7 $O. FT. MIN. OPEN AREA, 44" M . SILL FROM FINISH FLOOR. CONTACT ARCH ECT IMMEDIATELY B SHOULD THERE BE ANY CONFLICT IN THESE REQUIREMENTS. THANK OU. T TEMPERED GLASS: VERIFY WITH SCHEDULE. SARiq4 GLASS IN HAZARDOUS LOCATION SHALL BE TEMPERED, F 3'-0"x5'-0" 2 15 N .46 .28 LAMINATED OR WIRE GLASS. GLASS TO BE ETCH MARKED. B G 3'-017(4'-6" 14 N .46 .28 NOTES CAUTION: B H 31-0°X5'-011 2 15 E .46 .28 THE GENERAL CONTRACTOR MUST CONTACT THE OWNER AND ARCHITECT (WITH 48HRS J 2'-617(3'-0" B B S .46 .28 NOTICE) FOR A MEETING WITH THE WINDOW SUPPLIER TO VERIFY EVERY WINDOW AND DOOR PRIOR TO ORDERING. OWNER SIGNED B K 2'-6"x51-0" ❑E 13 $ 46 ,2$ APPROVAL MUST BE OBTAINED PRIOR TO ORDERING. FAILURE TO DO THIS WILL PLACE B L 2'-0"X3'-0" 6 S .46 .28 ALLRESPONSIBILIT7 FOR THE WINDOW ORDER ON THE CONTRACTOR. M 3'-0'7(6'-0" ❑E B 18 S .46 .28 GENfRALNDTES B GENERAL CONTRACTOR AND WINDOW SUPPLIER SHALL N 3'-0'7 6'-O" 18 W 46 ,2$ VERIFY COMPLIANCE WITH THE FOLLOWING PRIOR TO ORDERING WINDOWS: B P 3'-0'7(5'-0" 15 W 46 .28 1. IN R-3 OCCUPANCY, PROVIDE EMERGENCY EGRESS FROM SLEEPING ROOMS PER CRC R310. MINIMUM AREA: 5.7 SQ. FT. (MINIMUM AREA: 5.0 SQ. FT. AT Q 2'-8'7(4'-6" B 12 N 2 .46 .28 GRADE LEVEL), MINIMUM WIDTH: 20", MINIMUM HEIGHT: 24", MAXIMUM SILL NEIGH TO BE B R 2'-6"X51-0" 13 W .46 ,28 SHALL Y ETHERE CLEAR ACCESS FROM EMERGENCY ESCAPE G WAY. OPENINGS B S 2'-6"X51-0" ❑E 13 N 46 2$ (PUBLIC 2. ALL GLASS WITHIN 18 INCHES OF WALKING SURFACE SHALL BE FULLY TEMPERED. ALL GLASS WITHIN 24' OF EITHER VERTICAL EDGE OF A DOOR IN ITS CLOSED T 2'-0`x3'-0" B 6 N .46 .28 POSITION SHALL BE FULLY TEMPERED. ALL TEMPERED GLASS TO BE ETCH MARKED. B U 2'-0'X3'-0" 6 N .46 .28 3. ALL WINDOWS SHALL COMPLY WITH ANSI -S-134.1. ALL DOORS SHALL COMPLY WITH ANSI -S-134.2 -1972. 4. ALL GLASS $HALL COMPLY WITH APPLICABLE FEDERAL V 21-6'7(3'-0" B 8 E .46 .28 CONSUMER SAFETY LAWS. 5. VERIFY ALL WINDOWS WITH ELEVATIONS PRIOR TO ❑E B W 2'-6"x51-0" 13 E 46 P8 ORDERING 6. ALL GLASS SHALL BE LOW E. 7. FENESTRATIONS WITH "U' FACTOR LOWER THAN X 2'-6"x5'-0" ❑E B 13 E .46 .28 DEFAULT VALUE MUST HAVE PERMANENT LABEL. OTHER FENESTRATIONS MAY HAVE A FACTORY Y 2'-0"X3'-0" B 6 $ .46 .28 REMOVABLE LABEL. S. IN R-3 OCCUPANCY, WHERE THE OPENING OF THE SILL B Z 31-0"X51-0" 15 $ .46 .28 PORTION OF AN OPERABLE WINDOW IS LOCATED MORE THAN 72" ABOVE THE FINISHED GRADE OR OTHER B AA 3'-0"X6'-0" 2 18 S .46 .28 SURFACE BELOW, THE CLEAR OPENING MUST BE A MIN 24" ABOVE THE FINISH FLOOR PER CRC R612.2. BB 3'-0"x51-6" ❑E B 17 S .46 .28 MINIMUM EGRESS WINDOW SIZES:. CASEMENT: 2'-6'x4'-0" MIN. LEFT B GC 3'-1.75'X5'-6" 2 17 W .46 .28 SINGLE/DOUBLE HUNG: 3'-0"z5'-0"MIN. RIGHT B 17 S 46 -IF WINDOWS ARE SMALLER IN ANY DIRECTION, VERIFY 3'-1.75'X5'-6" 2 .28 EGRESS WITH MANUFACTURER. -IF USING ABC WINDOW COMPANY DV775 DELUXE VINYL DD LEFT B 14 W 2'-6"X51-6" 2 .46 .2$ SINGLE HUNG WINDOWS, SEE ARCHITECT BEFORE ORDERING. MIDDLE B 4'-5"x5'-6" 2 24 W .46 .28 RIGHT B 2'-6"x51-6" 2 14 W 46 .28 LEFT B EE 3'-1.75"x51-6" 2 17 N 46 .28 RIGHT B 3'-1.75"x51-6" 2 17 W .46 .28 FACE OF V FACE OF i' FACE OF FNDWSHTG, FACE OF J OF FACE OF FNDWSHTGv 71'-7;" (OVERALL„ FACE OF FOUNDATION / SHEATHING) 71'-6 " (OVERALL, EXTERIOR FACE OF SND) 10'-5 ' 36 S.F. PROVIDED L) L0 --NOT USED 4 PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT. 21 1'-10 ° 7'-1 6'-6 " 7'-5 , --NOT USED CD 2'-1 NET VENTILATION SHALL BE 4% OF THE FLOOR AREA 2'-1 , 2'-1 •FACEOFS GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE REFRIGERATOR FOR ICE MAKER. 1,124 S.F. DRAIN. DOOR SHALL SWING OUT. PROVIDE 22' MINIMUM WIDE DOOR. NET z m AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SO. INCH UD (�'FAI I EOFSTU G iA41 F E D TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET' C B WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72' --NOT USED = MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P 4 A4 2 ,:y °I o A4 A4 PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE --NOT USED MINIMUM 18 HIGH 13 WIDE - LOCATION TO BE VERIFIED IN FIELD. 1 STAIRS -SEE SYMBOLS -SHEET A-1.1 22 27 21 -WOOD HANDRAIL+36, A.F.F. D2 D2 W - ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN EL C. METER 24 1 FOOT CANDLE FI LUX) AT THREADS AND LANDINGS. CRC R303.6 9 2 22 GUARD +42" A.F.F. 24 29 D2 D2 VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM 10 &PANEL � z � F SMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - C NC J I LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER -.. __. rB MANUF.'S RECOMMENDATIONS 24 ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL iP PANEL TO ANY WALL SURFACE OR OBSTRUCTION. w € N N z ----- 'I m [4]/p ANTRY 11 2 CLG: 9'-3"11 ,I s 27 - KITCHEN J CLG: 9'-3" 9 1 - ��� FR I 4 f17 9 El I ❑T I II r :;BNUS 1 DECK L WALLEl ROOM I 1PLANTER I 9,-2" 11 SIM/ DINING Li CLG: 9'-3" 11 F.SHTG: 110.7 _ 1'-10 4'-10 ' 2 " T-4 " _ L _ _ 28 TV ABV L--- OT a w - - - - I&_1 W� ------ ---------------In - 3_4 22 _ 3136 0" A. 2R 6.10" EA. 2T g 1 °EA 1T 12' EA. F.SHTG' 108.42 GALLERY 11 o UP I U CLG: 9'-3" 2'-4" 1,_10 10 F.SHTG: 108.4 F.SHTG:105' 4 ,-> UP WINDER TREAD DIMENSIONS 27 P 22 P. D2 D2 I -NP. AT ALL LEVELS-A$OCCURS S ON O F 6 N ENTRY 71 DLG: 10'-2" ELEVATOR 22 1 R 6. "EA 7R 6.' �' 10 LJio 1 T 11 EA. 6T 11 ON°I 1, T E 7n I 26 IN °I M INT IN ON ISTE T D D2ON - O 3 W 0TH FOR ENTRE UN „1 3 6, 1101) 1101)F_ __ ( s 10 I LIVING n 1 - - - - 6 7 - f.SHTG 107.42 °I CLG: 9'-3" 1 - I "-n/s° GUEST BEDROOM 11 s 12 CLG: 8'-7 7/6" 6 2 O OFFICE 11 4 1 CLG 10'-2" 8 0 q TOw L v( GUEST B THE PO DE 11 1 CLG'. 8'-1 7/8" O GLG: -3" 4 4 28 !3 2 NABV - - - I^I i a m - - - - - O w L c aco- R J LI DE GE A4.1`' A4 D A4 x4. z ti C A4 B A4 A4 I I I I I I FACE OF STUD FA OFS D _ T-6 " _ 2'-3 ° -_ 6'-6 ' - 6'-0 " 8'-91" 7'-10 ° 6'-1;' 10'-9 " 9'-4 ' 12'4 6'-0 _ 7'-7f 62'-2;' 71'-6j" (OVERALL, EXTERIOR FACE OF SND) 71'-7 " (OVERALL, FACE OF FOUNDATION / SHEATHING) KEY NOTES -FLOOR PLAN ElZx6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ INTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISH EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. PTDF SILL PLATE AT CONCRETE SLAB INSULATION PER T-24 SHEEET. R-13 F.G. BATT INSULATION AT 20 WALLS. INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR PLUMBING WALL, AS OCCURS 12 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE E11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L INFORMATION. 12 CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES R --NOT USED FIRST FLOOR PLAN MIA --NOT USED --NOT USED --NOT USED 27a AT KITCHEN VENT. HOOD, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS SHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(o), EXC. 5 TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. HOOD. PREMANUFACTURED GAS BURNING FIREPLACE. 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. -CONTRACTOR TO PROVIDE HELD INSPECTOR WITH COPY OF LISTING BY APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) -HEATNGLO 72". CSA LISTED AND TESTED UNDER: ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. FACE OF FNDN/SHTG FACE OF LIGHT WELL --1 I I POCK$T WDiTH PEF nnWR M LIN F- I I 4-- 11/2" NAX. � I I REQUIRED OFTHAVEL D] FACE OF FACE OF FACE OF FNDWSHTG SQUARE FOOTAGE WALL LEGEND OF ST +42" o a N \oa�wJmomoa-mxm ao=ao '" w Ogx K a =Qow� \p a1. ai-i On 4. ow ra z3wz tt 3Vz�tm V_- popr azV r aw ?Fx w 3~aa UQp ¢'pOF OJm UVFUw =w ? F V =J3o=u w w -wwm �w=wz=m a��,.�w�x xz rcrc aLaoo�x r¢aa OomOrrcu_a3a nm3aoUwr J ICI No. C 22162 Re, 7/31117 --NOT USED 36 S.F. PROVIDED L) L0 --NOT USED 4 PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT. Q N 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 --NOT USED BONUS ROOM --NOT USED CD ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. NET VENTILATION SHALL BE 4% OF THE FLOOR AREA 17 COLD WATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO ©TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE REFRIGERATOR FOR ICE MAKER. 1,124 S.F. DRAIN. DOOR SHALL SWING OUT. PROVIDE 22' MINIMUM WIDE DOOR. NET z m AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SO. INCH ETA SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER --NOT USED CIRCLE. N� ❑7 TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET' WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72' --NOT USED = MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P W PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. DOOR SHALL $WING OUT. PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE --NOT USED MINIMUM 18 HIGH 13 WIDE - LOCATION TO BE VERIFIED IN FIELD. -i.NEW IF r.i 1 STAIRS -SEE SYMBOLS -SHEET A-1.1 22 27 21 -WOOD HANDRAIL+36, A.F.F. D2 D2 W - ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN -� --NOT USED 1 FOOT CANDLE FI LUX) AT THREADS AND LANDINGS. CRC R303.6 9 APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST SYSTEM 22 GUARD +42" A.F.F. 24 29 D2 D2 VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM 10 HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATED z SMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - --NOT USED goLU LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER O 20 FT. CONTINUOUS #4 REBAR LIFER GROUND IN FOOTING. STUB OUT 3" MANUF.'S RECOMMENDATIONS 24 ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL a PANEL TO ANY WALL SURFACE OR OBSTRUCTION. FIRST FLOOR PLAN MIA --NOT USED --NOT USED --NOT USED 27a AT KITCHEN VENT. HOOD, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS SHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(o), EXC. 5 TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. HOOD. PREMANUFACTURED GAS BURNING FIREPLACE. 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. -CONTRACTOR TO PROVIDE HELD INSPECTOR WITH COPY OF LISTING BY APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) -HEATNGLO 72". CSA LISTED AND TESTED UNDER: ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. FACE OF FNDN/SHTG FACE OF LIGHT WELL --1 I I POCK$T WDiTH PEF nnWR M LIN F- I I 4-- 11/2" NAX. � I I REQUIRED OFTHAVEL D] FACE OF FACE OF FACE OF FNDWSHTG SQUARE FOOTAGE WALL LEGEND OF ST +42" o a N \oa�wJmomoa-mxm ao=ao '" w Ogx K a =Qow� \p a1. ai-i On 4. ow ra z3wz tt 3Vz�tm V_- popr azV r aw ?Fx w 3~aa UQp ¢'pOF OJm UVFUw =w ? F V =J3o=u w w -wwm �w=wz=m a��,.�w�x xz rcrc aLaoo�x r¢aa OomOrrcu_a3a nm3aoUwr J ICI No. C 22162 Re, 7/31117 FOR SQUARE FOOTAGES, SEE "PROJECT DATA" ON SHEET A-1. NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. 36 S.F. PROVIDED L) L0 36 S.F. PROVIDED 81 VENTILATION 11.36 S.F. WNDW AREA RED'D Q N 5.68 OPERABLE WNDW AREA REQ'D 26 S.F. PROVIDED BONUS ROOM ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. CD ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. NET VENTILATION SHALL BE 4% OF THE FLOOR AREA OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHED / FOOTING AS INDICATED LIVING/KIT/DINING 89.92 S.F. WNDW AREA REOD 200 S.F. PROVIDED 1,124 S.F. Z z m Q N� Or U Z z = W CD" a C.D W m W F- z goLU O W a w € N N z FOR SQUARE FOOTAGES, SEE "PROJECT DATA" ON SHEET A-1. NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. 36 S.F. PROVIDED NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. LIGHT 36 S.F. PROVIDED 81 VENTILATION 11.36 S.F. WNDW AREA RED'D 26 S.F. PROVIDED 142 S.F. 5.68 OPERABLE WNDW AREA REQ'D 26 S.F. PROVIDED BONUS ROOM ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. NET VENTILATION SHALL BE 4% OF THE FLOOR AREA OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHED / FOOTING AS INDICATED OFFICE 13.12 S.F. WNDW AREA RED'D 36 S.F. PROVIDED 164 S.F. 6.56 OPERABLE WNDW AREA REQ'D 36 S.F. PROVIDED GUEST BEDROOM 11.36 S.F. WNDW AREA RED'D 26 S.F. PROVIDED 142 S.F. 5.68 OPERABLE WNDW AREA REQ'D 26 S.F. PROVIDED BONUS ROOM 56.8 S.F. WNDW AREA REGO 184 S.F. PROVIDED 710 S.F. 28.4 OPERABLE WNDW AREA RED'D 60 S.F. PROVIDED LIVING/KIT/DINING 89.92 S.F. WNDW AREA REOD 200 S.F. PROVIDED 1,124 S.F. 44.96 OPERABLE WNDW AREA REO'D 200 S.F. PROVIDED NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"a.c. U.N.O. -SEE STRUCTURAL DRAWINGS. -5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH -PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN" GYPSUM BOARD -GREEN BOARD NOT ACCEPTABLE IN SHOWERS OR TUB SURROUNDS. PROVIDE 5/8" TYPE "X' GYPSUM BOARD AT GARAGE TO HOUSE. PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW ALL EXTERIOR WALL FINISHES. 2x FRAMING AT 16"o.c. -SEE STRUCTURAL. PROVIDE B' WOOD TO EARTH SEPARATION OR PRESSURE TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. - NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1"SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS NEW 2x6 STUD WALL FRAMING AT 16"a.c. U.N.O. -SEE NOTES ABOVE. ®NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. ®NEW 2x10 STUD WALL FRAMING AT I6"o.c. U.N.O.-SEE NOTES ABOVE. ® CONCRETE BLOCK WALL C/) w J w 2 Z U Q Cn d = O O Q O z J LL H 1r O LL � REVISIONS Plot Date: 06/15/17 START IRATE: 1/3/17 SCALE: 1/41-- V -01 - SHEET A-2.1 es 6 x E, W z * E, F z Ch i3 * 6 x E� z W z d i8 El d x E W z ZS * 6 W z 0 * DOOR SCHEDULE 9- 3'-6" 25'-0" 2'_8" 3'-0" 2'-8" 6'-0" 2'-6" 2'_10" 3'-0" 3'-0" 2'_10" 3'-0" 3'-0" 2'_10" 3'-0" 16'-8" E m ME sn�W 13/4" 13/4" 13/4" 13/4" 13/4" 13/4" 13/4" 13/4" 13/4" 13/4" 13/4" 13/4" 13/4" STC. S.C. S.C. S.C. S.0 S.C. S.C. S.C. S.C. S.C. LAv7 3!© 134 m n ❑F ❑F FINISH NOTES FINISH: A. B. PAINT NE DOOR. PROVIDE EMFEK OR EQUAL s DOOR HAR WARE. STYLE AND FINISH TO BE SELECTED RIOR TO ORDERING. LL C. FACTORY FNISH y NOTES: .46 .28 T. -VERIFY HEI HT IN FIELD. 2. FIBERGLAS DOOR. .46 .28 3. PATIO/ FR NCH DOORS TO MATCH WINDOW MANUFACT PER. 4. FIRE -RATE DOOR: SEE "F" NOTE BELOW 5. ALL DOOR ROM HOUSE TO POOLYARD MUST BE EQUIPP D WITH AN ALARM 6. FRONT DO , PER OWNER. 7. LOUVERED OOR FOR MAKE-UP AIR TO LAUNDRY OM, AND TO PROVIDE AIR TO THE WHOLE HOUSE EXHAUST FAN. PROVIDE 100 SQ. IN. MIN. .46 •28 B. GARAGE DOOR, VERIFY SIZE WITH CIVIL PRIOR TO ORDERI G 9. ELEVATOR OOR, PER MANUFACTURER. ❑E EGRESS DOOR: 32" MIN, WIDTH, 78" MIN. HEIGHT, WITH THE DOOR OPEN 90 DEGREES. CONTACT ARCHITECT IMMEDIATEL`T SHOULD THERE BE ANY CONFLICT IN THESE RE UIREMENTS. THANK YOU. ElTEMPERED G SS: 46 28 VERIFY WITH SCHEDULE. SAFETY GLASS IN HAZARDOUS LOCATION SHALL BE TEMPERED, LAMINATED OR WIRE GLASS. GLASS TO B[ORSSHALL H MARKED. EflDOOR ALAR ALL DOORS HOUSE TO POOL YARD MUST BE EQUIPPEH AN ALARM PER CBC 3109.4.4.2. ElFIRE-RATEDR: FOR RESIDENTIAL PROJECTS: DOORS ANDMES FROM 1 -HOUR RATED GARAGE TOSE WALLS SHALL BERATED NO LESS THAN INUTE SMOKE CONTROL ASSEMBLY. SEPARATION MAY BE LIMITED TO THE INSTTION OF MATERIALS APPROVED 1 -HOUR RESISTNE CONSTRUCTION ON THE GARAGE AND A SELF CLOSING, TIGHT .46 .28�FOR FITTING, 1-3OLID CORE WOOD DOOR, STEEL HONEYCOMRE DOOR, OR A DOOR HAVING A FIRE PROTERATING Of NOT LESS THAN 20 MINUTES IS ITTED IN LIEU OF 1 -HOUR ASSEMBLY.RS SHALL BE SELF CLOSING AND LATCHER CRC R302.5.1 2. VERIFY ALL SIZES WITH ARCHITECT PRIOR TO ORDERING. 3. ALL GLASS SHALL BE LOW E. 4. FENESTRATIONS WITH "U" FACTOR LOWER THAN DEFAULT VALUE MUST HAVE PERMANENT LABEL. OTHER FENESTRATIONS MAY HAVE A FACTORY REMOVABLE LABEL. 5. THE CONTRACTOR SHALL PROVIDE AND INSTALL CORROSION RESISTANT PANS BELOW ALL EXTERIOR DOORS. INCLUDE PROTECTION TO PREVENT ELECTROLYSIS BETWEEN WINDOW SCHEDULE OA INDICATES OVERALL DIM WINDOW SIZE INDICATES FRAME SIZE, NOT R.O. VERIFY INCREASE SIZE FOR o R.O m WIDTH x HEIGHT ❑ A 3'4x6-0" B 6'-9'x6'-3" G 13'-0'x4'-6" H 1 3-0"x5'-0" J 1 2'-6'x3'-0" K 1 2'4x5'-0" L 1 2-01'0'-0" M 1 3-0"x6-0" N 1 34"x6-0" P 1 3'-0'x5'-0" J® FINISH/ NOTES ❑T PL ❑T 137 S.F. PROVIDED 1. 1 14.16 OPERABLE WNDW AREA REO'D 45 S.F. PROVIDED BEDROOM 2 FINISH: 26 S.F. PROVIDED 208 S.F. 3 w BEDROOM 3 0 26 S.F. PROVIDED 0 OOD WINDOW. COLI �w BEDROOM 4 PER SPECIFICATION ON 3 a 7.84 OPERABLE WNDW AREA REU'D INSECT SCREEN AT AL OPENINGS. 17.76 S.F. WNDW AREA RED'D + 222 S.F. 8.88 OPERABLE WNDW AREA REQ'D o cl: z NOTES: �E3 '7 '7o co 1- c U 2. MULL" WINDOWS TOGE PROVIDE OBSCURE G HER AT FACTORY SS. cw ¢o z ,2$ Q � W m 0tF W z w s o ac yo 0o w W z o a w II N w w c o w z i W o c w v 3 z r m 3 Ca a vii - vJi o 32 S 6 B 200 E 5 B S.C. B S.C. 9 B S.C. STC. S.C. S.C. S.C. S.0 S.C. S.C. S.C. S.C. S.C. LAv7 3!© 134 m n ❑F ❑F FINISH NOTES FINISH: A. B. PAINT NE DOOR. PROVIDE EMFEK OR EQUAL s DOOR HAR WARE. STYLE AND FINISH TO BE SELECTED RIOR TO ORDERING. LL C. FACTORY FNISH y NOTES: .46 .28 T. -VERIFY HEI HT IN FIELD. 2. FIBERGLAS DOOR. .46 .28 3. PATIO/ FR NCH DOORS TO MATCH WINDOW MANUFACT PER. 4. FIRE -RATE DOOR: SEE "F" NOTE BELOW 5. ALL DOOR ROM HOUSE TO POOLYARD MUST BE EQUIPP D WITH AN ALARM 6. FRONT DO , PER OWNER. 7. LOUVERED OOR FOR MAKE-UP AIR TO LAUNDRY OM, AND TO PROVIDE AIR TO THE WHOLE HOUSE EXHAUST FAN. PROVIDE 100 SQ. IN. MIN. .46 •28 B. GARAGE DOOR, VERIFY SIZE WITH CIVIL PRIOR TO ORDERI G 9. ELEVATOR OOR, PER MANUFACTURER. ❑E EGRESS DOOR: 32" MIN, WIDTH, 78" MIN. HEIGHT, WITH THE DOOR OPEN 90 DEGREES. CONTACT ARCHITECT IMMEDIATEL`T SHOULD THERE BE ANY CONFLICT IN THESE RE UIREMENTS. THANK YOU. ElTEMPERED G SS: 46 28 VERIFY WITH SCHEDULE. SAFETY GLASS IN HAZARDOUS LOCATION SHALL BE TEMPERED, LAMINATED OR WIRE GLASS. GLASS TO B[ORSSHALL H MARKED. EflDOOR ALAR ALL DOORS HOUSE TO POOL YARD MUST BE EQUIPPEH AN ALARM PER CBC 3109.4.4.2. ElFIRE-RATEDR: FOR RESIDENTIAL PROJECTS: DOORS ANDMES FROM 1 -HOUR RATED GARAGE TOSE WALLS SHALL BERATED NO LESS THAN INUTE SMOKE CONTROL ASSEMBLY. SEPARATION MAY BE LIMITED TO THE INSTTION OF MATERIALS APPROVED 1 -HOUR RESISTNE CONSTRUCTION ON THE GARAGE AND A SELF CLOSING, TIGHT .46 .28�FOR FITTING, 1-3OLID CORE WOOD DOOR, STEEL HONEYCOMRE DOOR, OR A DOOR HAVING A FIRE PROTERATING Of NOT LESS THAN 20 MINUTES IS ITTED IN LIEU OF 1 -HOUR ASSEMBLY.RS SHALL BE SELF CLOSING AND LATCHER CRC R302.5.1 2. VERIFY ALL SIZES WITH ARCHITECT PRIOR TO ORDERING. 3. ALL GLASS SHALL BE LOW E. 4. FENESTRATIONS WITH "U" FACTOR LOWER THAN DEFAULT VALUE MUST HAVE PERMANENT LABEL. OTHER FENESTRATIONS MAY HAVE A FACTORY REMOVABLE LABEL. 5. THE CONTRACTOR SHALL PROVIDE AND INSTALL CORROSION RESISTANT PANS BELOW ALL EXTERIOR DOORS. INCLUDE PROTECTION TO PREVENT ELECTROLYSIS BETWEEN WINDOW SCHEDULE OA INDICATES OVERALL DIM WINDOW SIZE INDICATES FRAME SIZE, NOT R.O. VERIFY INCREASE SIZE FOR o R.O m WIDTH x HEIGHT ❑ A 3'4x6-0" B 6'-9'x6'-3" G 13'-0'x4'-6" H 1 3-0"x5'-0" J 1 2'-6'x3'-0" K 1 2'4x5'-0" L 1 2-01'0'-0" M 1 3-0"x6-0" N 1 34"x6-0" P 1 3'-0'x5'-0" J® FINISH/ NOTES sm PL FINISH NOTES 137 S.F. PROVIDED 1. 1 111p0i affil V 1 2'-6"x3'-0" W 1 2'46A5'-0" X 1 r -6'x5'-13" Y 1 2_0'x3'_0" Z 1 31416'-0" AA 1 3-0"x6-0" 11, EE D ❑E FE FE MATERIAL 15 N 14 N 15 E 8 S 13 S 6 S 18 S 18 W 15 W 12 N 13 W 13 N 6 N 6 N 8 E 13 E 13 E 6 S 15 S 18 S 17 S 17 W 17 S 14 W 24 W 14 W 17 N 17 W METALS. FINISH/ NOTES NET VENTILATION SHALL BE 4% OF THE FLOOR AREA M. BEDROOM FINISH NOTES 137 S.F. PROVIDED 354 S.F. 14.16 OPERABLE WNDW AREA REO'D 45 S.F. PROVIDED BEDROOM 2 FINISH: 26 S.F. PROVIDED 208 S.F. 3 0 BEDROOM 3 0 26 S.F. PROVIDED 0 OOD WINDOW. COLI o BEDROOM 4 PER SPECIFICATION ON SHEET A-3. PROVIDE a 7.84 OPERABLE WNDW AREA REU'D INSECT SCREEN AT AL 15 N 14 N 15 E 8 S 13 S 6 S 18 S 18 W 15 W 12 N 13 W 13 N 6 N 6 N 8 E 13 E 13 E 6 S 15 S 18 S 17 S 17 W 17 S 14 W 24 W 14 W 17 N 17 W METALS. E EGRESS WINDOW: 20" MIN. WIDTH, 36" MI HEIGHT, 5.7 SD. FT. MIN. OPEN AREA, 44" M SILL FROM FINISH FLOOR. CONTACT ARCHIF ECT IMMEDIATELY SHOULD THERE BE ANY CONFLICT IN THESE REQUIREMENTS. THANK OU. T TEMPERED GLASS: VERIFY WITH SCHEDULE. HAZARDOUS LOCATION SHALL BE TEMPERED, .46 .28 LAMINATED OR WIRE GLASS. GLASS TO BE ETCH MARKED. .46 .28 NOTES CAUTION: .46 .28 THE GENERAL CONTRACTOR MUST CONTACT THE OWNER AND ARCHITECT (WITH 48HRS .46 ,28 NOTICE) FOR A MEETING WITH THE WINDOW SUPPLIER TO VERIFY EVERY WINDOW AND 46 ,28 DOOR PRIOR TO ORDERING. OWNER SIGNED APPROVAL MUST BE OBTAINED PRIOR TO ORDERING. FAILURE TO DO THIS WILL PLACE .46 .28 ALL RESPONSIBILITY FOR THE WINDOW ORDER ON THE CONTRACTOR. 46 .28 GENERAL NOTES 46 2$ GENERAL CONTRACTOR AND WINDOW SUPPLIER SHALL VERIFY COMPLIANCE WITH THE FOLLOWING PRIOR TO ORDERING WINDOWS: A6 .28 1. IN R-3 OCCUPANCY, PROVIDE EMERGENCY EGRESS FROM SLEEPING ROOMS PER CRC R310. MINIMUM .46 .28 AREA: 5.7 SQ. FT. (MINIMUM AREA: 5.0 SO. FT. AT GRADE LEVEL), MINIMUM WIDTH: 20", MINIMUM HEIGHT: 24", MAXIMUM SILL HEIGHT TO BE 44". THERE .46 .28 SHALL BE CLEAR ACCESS FROM EMERGENCY ESCAPE OPENING TO A PUBLIC WAY. .46 .28 2. ALL GLASS WITHIN 18 INCHES OF WALKING SURFACE SHALL BE FULLY TEMPERED. ALL GLASS WITHIN 24' OF .46 .28 EITHER VERTICAL EDGE OF A DOOR IN ITS CLOSED POSITION SHALL BE FULLY TEMPERED. ALL TEMPERED GLASS TO BE ETCH MARKED. .46 .28 3. ALL WINDOWS SHALL COMPLY WITH ANSI -S-134.1. ALL DOORS SHALL COMPLY WITH ANSI -S-134.2 -1972. 46 .2$ 4. ALL GLASS SHALL COMPLY WITH APPLICABLE FEDERAL CONSUMER SAFETY LAWS. 46 ,2S 5. VERIFY ALL WINDOWS WITH ELEVATIONS PRIOR TO ORDERING 6. ALL GLASS SHALL BE LOW E. 46 .28 7. FENESTRATIONS WITH "U" FACTOR LOWER THAN DEFAULT VALUE MUST HAVE PERMANENT LABEL. .46 .28 OTHER FENESTRATIONS MAY HAVE A FACTORY REMOVABLE LABEL. 46 2$ 8. IN R-3 OCCUPANCY, WHERE THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW IS LOCATED MORE THAN 72" ABOVE THE FINISHED GRADE OR OTHER ,46 ,28 SURFACE BELOW, THE CLEAR OPENING MUST BE A MIN. 24" ABOVE THE FINISH FLOOR PER CRC R612.2. .46 .28 MINIMUM EGRESS WINDOW SIZES: CASEMENT: 2'-6"x4'-0" MIN. 46 .28 SINGLE/DOUBLE HUNG: 3'-0'X5'-0" MIN. 46 28 -IF WINDOWS ARE SMALLER IN ANY DIRECTION, VERIFY EGRESS WITH MANUFACTURER. .46 .28 -IF USING ABC WINDOW COMPANY DV775 DELUXE VINYL SINGLE HUNG WINDOWS, SEE ARCHITECT BEFORE ORDERING. .46 .28 46 .28 Gfi�i•. KEY NOTES -FLOOR PLAN ❑2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ INTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISH EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH OBUILDING PAPER. PTDF SILL PLATE AT CONCRETE SLAB INSULATION PER T-24 SHELET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR PLUMBING WALL, AS OCCURS 2 2x4 WOOD FRAMING AT 16"o.C. PER C.R.C. -SEE NOTE 1 ABOVE --NOT USED ®PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT. 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 --NOT USED ©TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0"ABOVE THE GRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SO. INCH (7.1 SO. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER CIRCLE. TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET' WITH CEMENT PLASTER BACKING O/ WATERPROOF (WP) MEMBRANE TO +72' MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P PER ICC ESR -1058. SHOWER HEAD AT +80' A.F.F. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. SECOND FLOOR PLAN KMD 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L INFORMATION. 12 CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES 14 FORCED AIR UNIT. PROVIDE GAS STUB. SEE DETAIL FOR ADDITIONAL INFO: 14 D1 H15 4" DIAMETER DRYER VENT VENT TO OUTSIDE AIR W/BACK DRAFT DAMPER 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS --NOT USED --NOT USED --NOT USED NEW STAIRS -SEE SYMBOLS -SHEET A-1.1 22 27 21 -WOOD HANDRAIL +36" P.F.F. D2 D2 ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN --NOT USED 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6 ❑9 APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST SYSTEM pp GUARD +42" A.F.F. 24 29 VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM ❑ D2 D2 10 HARDWIRED SMOKE DETECTOR WBATTERY BACKUP BATTERY OPERATED SMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - --NOT USED LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER MANUF.'S RECOMMENDATIONS -NOT USED --NOT USED 25 DECK: TILE o/MORTAR BED a/ WATERPROOF MEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G 2-1/2" FROM FLOOR SHTG AT WALL EDGE TO ACCOMODATE FOR 1-1/2" MORTAR BED AND TILE) --NOT USED 27 WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF) PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): MECHANICAL VENTILATION MIN RED'D. 1 CFM PER 100 SF CONDMONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE BUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS OR CONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED IN CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT A PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(a), IXC.. 5 TO 152(A) & ASHRAE STD. 62.2 PROVIDE: (7039 / 100 CFM PER SF) + (6 X 7.5 CFM) = 115.39 CFM MIN. EXHAUST FAN,1 SOME PERMANENTLY ON WITH A NOTE ON THE SWITCH STATING VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. --NOT USED PREMANUFACTURED GAS BURNING FIREPLACE. 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) -ECHELON. CSA LISTED AND TESTED UNDER: ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. SOUARE FOOTAGE FOR SQUARE FOOTAGES, SEE "PROJECT DATA" ON SHEET A-1 LIGHT & VENTILATION NET GLAZING SHALL BE 8% OF THE FLOOR AREA FINISH/ NOTES NET VENTILATION SHALL BE 4% OF THE FLOOR AREA M. BEDROOM FINISH NOTES 137 S.F. PROVIDED 354 S.F. 14.16 OPERABLE WNDW AREA REO'D 45 S.F. PROVIDED BEDROOM 2 FINISH: 26 S.F. PROVIDED 208 S.F. 8.32 OPERABLE WNDW AREA RED'D A. BEDROOM 3 13.84 S.F. WNDW AREA RED'D 26 S.F. PROVIDED B. NEW ALUMINUM CLAD OOD WINDOW. COLI o BEDROOM 4 PER SPECIFICATION ON SHEET A-3. PROVIDE a 7.84 OPERABLE WNDW AREA REU'D INSECT SCREEN AT AL OPENINGS. 17.76 S.F. WNDW AREA RED'D 45 S.F. PROVIDED 222 S.F. 8.88 OPERABLE WNDW AREA REQ'D 23 S.F. PROVIDED cl: z NOTES: .46 .28 1- (0 U 2. MULL" WINDOWS TOGE PROVIDE OBSCURE G HER AT FACTORY SS. = 46 ,2$ Q E EGRESS WINDOW: 20" MIN. WIDTH, 36" MI HEIGHT, 5.7 SD. FT. MIN. OPEN AREA, 44" M SILL FROM FINISH FLOOR. CONTACT ARCHIF ECT IMMEDIATELY SHOULD THERE BE ANY CONFLICT IN THESE REQUIREMENTS. THANK OU. T TEMPERED GLASS: VERIFY WITH SCHEDULE. HAZARDOUS LOCATION SHALL BE TEMPERED, .46 .28 LAMINATED OR WIRE GLASS. GLASS TO BE ETCH MARKED. .46 .28 NOTES CAUTION: .46 .28 THE GENERAL CONTRACTOR MUST CONTACT THE OWNER AND ARCHITECT (WITH 48HRS .46 ,28 NOTICE) FOR A MEETING WITH THE WINDOW SUPPLIER TO VERIFY EVERY WINDOW AND 46 ,28 DOOR PRIOR TO ORDERING. OWNER SIGNED APPROVAL MUST BE OBTAINED PRIOR TO ORDERING. FAILURE TO DO THIS WILL PLACE .46 .28 ALL RESPONSIBILITY FOR THE WINDOW ORDER ON THE CONTRACTOR. 46 .28 GENERAL NOTES 46 2$ GENERAL CONTRACTOR AND WINDOW SUPPLIER SHALL VERIFY COMPLIANCE WITH THE FOLLOWING PRIOR TO ORDERING WINDOWS: A6 .28 1. IN R-3 OCCUPANCY, PROVIDE EMERGENCY EGRESS FROM SLEEPING ROOMS PER CRC R310. MINIMUM .46 .28 AREA: 5.7 SQ. FT. (MINIMUM AREA: 5.0 SO. FT. AT GRADE LEVEL), MINIMUM WIDTH: 20", MINIMUM HEIGHT: 24", MAXIMUM SILL HEIGHT TO BE 44". THERE .46 .28 SHALL BE CLEAR ACCESS FROM EMERGENCY ESCAPE OPENING TO A PUBLIC WAY. .46 .28 2. ALL GLASS WITHIN 18 INCHES OF WALKING SURFACE SHALL BE FULLY TEMPERED. ALL GLASS WITHIN 24' OF .46 .28 EITHER VERTICAL EDGE OF A DOOR IN ITS CLOSED POSITION SHALL BE FULLY TEMPERED. ALL TEMPERED GLASS TO BE ETCH MARKED. .46 .28 3. ALL WINDOWS SHALL COMPLY WITH ANSI -S-134.1. ALL DOORS SHALL COMPLY WITH ANSI -S-134.2 -1972. 46 .2$ 4. ALL GLASS SHALL COMPLY WITH APPLICABLE FEDERAL CONSUMER SAFETY LAWS. 46 ,2S 5. VERIFY ALL WINDOWS WITH ELEVATIONS PRIOR TO ORDERING 6. ALL GLASS SHALL BE LOW E. 46 .28 7. FENESTRATIONS WITH "U" FACTOR LOWER THAN DEFAULT VALUE MUST HAVE PERMANENT LABEL. .46 .28 OTHER FENESTRATIONS MAY HAVE A FACTORY REMOVABLE LABEL. 46 2$ 8. IN R-3 OCCUPANCY, WHERE THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW IS LOCATED MORE THAN 72" ABOVE THE FINISHED GRADE OR OTHER ,46 ,28 SURFACE BELOW, THE CLEAR OPENING MUST BE A MIN. 24" ABOVE THE FINISH FLOOR PER CRC R612.2. .46 .28 MINIMUM EGRESS WINDOW SIZES: CASEMENT: 2'-6"x4'-0" MIN. 46 .28 SINGLE/DOUBLE HUNG: 3'-0'X5'-0" MIN. 46 28 -IF WINDOWS ARE SMALLER IN ANY DIRECTION, VERIFY EGRESS WITH MANUFACTURER. .46 .28 -IF USING ABC WINDOW COMPANY DV775 DELUXE VINYL SINGLE HUNG WINDOWS, SEE ARCHITECT BEFORE ORDERING. .46 .28 46 .28 Gfi�i•. KEY NOTES -FLOOR PLAN ❑2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ INTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISH EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH OBUILDING PAPER. PTDF SILL PLATE AT CONCRETE SLAB INSULATION PER T-24 SHELET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR PLUMBING WALL, AS OCCURS 2 2x4 WOOD FRAMING AT 16"o.C. PER C.R.C. -SEE NOTE 1 ABOVE --NOT USED ®PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT. 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 --NOT USED ©TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0"ABOVE THE GRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SO. INCH (7.1 SO. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER CIRCLE. TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET' WITH CEMENT PLASTER BACKING O/ WATERPROOF (WP) MEMBRANE TO +72' MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P PER ICC ESR -1058. SHOWER HEAD AT +80' A.F.F. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. SECOND FLOOR PLAN KMD 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L INFORMATION. 12 CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES 14 FORCED AIR UNIT. PROVIDE GAS STUB. SEE DETAIL FOR ADDITIONAL INFO: 14 D1 H15 4" DIAMETER DRYER VENT VENT TO OUTSIDE AIR W/BACK DRAFT DAMPER 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS --NOT USED --NOT USED --NOT USED NEW STAIRS -SEE SYMBOLS -SHEET A-1.1 22 27 21 -WOOD HANDRAIL +36" P.F.F. D2 D2 ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN --NOT USED 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6 ❑9 APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST SYSTEM pp GUARD +42" A.F.F. 24 29 VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM ❑ D2 D2 10 HARDWIRED SMOKE DETECTOR WBATTERY BACKUP BATTERY OPERATED SMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - --NOT USED LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER MANUF.'S RECOMMENDATIONS -NOT USED --NOT USED 25 DECK: TILE o/MORTAR BED a/ WATERPROOF MEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G 2-1/2" FROM FLOOR SHTG AT WALL EDGE TO ACCOMODATE FOR 1-1/2" MORTAR BED AND TILE) --NOT USED 27 WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF) PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): MECHANICAL VENTILATION MIN RED'D. 1 CFM PER 100 SF CONDMONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE BUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS OR CONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED IN CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT A PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(a), IXC.. 5 TO 152(A) & ASHRAE STD. 62.2 PROVIDE: (7039 / 100 CFM PER SF) + (6 X 7.5 CFM) = 115.39 CFM MIN. EXHAUST FAN,1 SOME PERMANENTLY ON WITH A NOTE ON THE SWITCH STATING VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. --NOT USED PREMANUFACTURED GAS BURNING FIREPLACE. 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) -ECHELON. CSA LISTED AND TESTED UNDER: ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. SOUARE FOOTAGE FOR SQUARE FOOTAGES, SEE "PROJECT DATA" ON SHEET A-1 LIGHT & VENTILATION NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 NET VENTILATION SHALL BE 4% OF THE FLOOR AREA M. BEDROOM 28.32 S.F. WNDW AREA RED'D 137 S.F. PROVIDED 354 S.F. 14.16 OPERABLE WNDW AREA REO'D 45 S.F. PROVIDED BEDROOM 2 16.64 S.F. WNDW AREA RED'D 26 S.F. PROVIDED 208 S.F. 8.32 OPERABLE WNDW AREA RED'D 26 S.F. PROVIDED BEDROOM 3 13.84 S.F. WNDW AREA RED'D 26 S.F. PROVIDED 173 S.F. 6.92 OPERABLE WNDW AREA RED'D 26 S.F. PROVIDED BEDROOM 4 15.68 S.F. WNDW AREA RED'D 52 S.F. PROVIDED 196 S.F. 7.84 OPERABLE WNDW AREA REU'D 52 S.F. PROVIDED TV/ SITTING 17.76 S.F. WNDW AREA RED'D 45 S.F. PROVIDED 222 S.F. 8.88 OPERABLE WNDW AREA REQ'D 23 S.F. PROVIDED WALL LEGEND NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED Q NEW INTERIOR 2x4 STUD WALL FRAMING AT 161a.c. U.N.O. -SEE STRUCTURAL DRAWINGS. -5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH -PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN" GYPSUM BOARD -GREEN BOARD NOT ACCEPTABLE IN SHOWERS OR TUB SURROUNDS. PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO HOUSE. PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW ALL EXTERIOR WALL FINISHES. 2x FRAMING AT 16"o.c. -SEE STRUCTURAL. PROVIDE B" WOOD TO EARTH SEPARATION OR PRESSURE TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. - NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2° PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DINGS EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS NEW 2x6 STUD WALL FRAMING AT 1611a.c. U.N.O. -SEE NOTES ABOVE. ® NEW 2x8 STUD WALL FRAMING AT 1611a.c. U.N.O. -SEE NOTES ABOVE. ®NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. ® CONCRETE BLOCK WALL � N O e N N N r w e e + w s e e F r e e e e e s k e r e W e w s w z e w • e w � � IIN'I''''I-rI'''I''u"II II'�'I''''I�-.I'''I'''II 6 1 I� _ o F F1 LLL���..JJJ F w z d �nunun� � I� 6 x D F w z C7 * E- < 6 x F _ z m apsaapppm3>> <- ti �3wzrrccw.a >z�Wm� ops - _�xp�- E a3rc v,aa F- �mE-' 'Zr mUr��30r _ aOpmOrma�a3aav3at>o,�" ,wz v� -`PSK T�'TFCi. No.C22162 /*II Ran. 7/31/17 3 F POF re LL J in in ¢z w J U CL C/) CC ?� O cn _j z_ z CC C7 p U) in REVISIONS Plot Date: 06/15/17 START RATE 1/3/17 ROM: 1/411 -1'-0" SNEET A-2.2 0 W z_ C7 6 * x F W z 0 6 F w z C7 i3 E - z C7 6 2 * m O 0 L.CD Q CV 0 Cfl Z cl: z m a Rl• (0 U Z z = W �" Q � W m W z fm w O W w co a w N C-\] z LL J in in ¢z w J U CL C/) CC ?� O cn _j z_ z CC C7 p U) in REVISIONS Plot Date: 06/15/17 START RATE 1/3/17 ROM: 1/411 -1'-0" SNEET A-2.2 0 W z_ C7 6 * x F W z 0 6 F w z C7 i3 E - z C7 6 2 * C\, V 0 OQ k W 1 SEE "MATERIALS SPECIFICATIONS" AT SHEET A-3 FOR ROOFING MATERIAL E.. S I � d 39 O� T� 10 PN CHIMNEY o E- 106.90 CHIMNEY (AND CHIMNEY CAPS, ETC.) HEIGHTS PERMITTED ONLY AS w PLUS z 74'-8 ' (74.71') ADDITIONAL 12" MAXIMUM FOR CAP/SPARK ARRESTOR. — �- �`� gv 6 y 1V5,�b ONLY PORTIONTHE 01NCHES IN HEIGHT BUT ALSO TO 2 FEET BY4CEEDS THE C I1$ETNWIDTH MIFFED T . �C� p2 5 TVP. \ T `_ y AND DEPTH (N.B.M.C.) FE DP THROUGH WALL. +2" THROUGH WALL. +2" D.S. - W D.S. OVERFLOW SCUPPER OVERFLOW SCUPPER _ — _ — _ _ — _ — _ — _ — _ ^ _ — _ — _ - _ G f� 100HENT WALL BELOW / s. — -------------- � DRAIN THROUGH �/ •> >� c ------------------------ REQUIRED ROOF VENTILATION -SEE CALC'S E \9819 ROOFVENT(S) O'HAGIN'S TAPERED ROOF VENT 72.00 B . IN. F.A.M. EG I LOUVER: GALV. STEEL -PAINT TO MATCH ROOFING. BA KED WITH 1/4" E 28 +42, MIN. I WALL BELOW 1 MESH GALV. WIRE CLOTH c 1/4°:FT MIN. D. 1/4' FT MIN. 1/4" FT MIN. .D. D2 GUARDRAIL -TVR PIPES THROUGH SLOPE 1 SLOPE SL� DRAIN & OVERFLOW 1/4°:FT MIN. � 17 Mum,- RE UIRED ROOF VENTI TION _ D2 T/P. ozu�u�xuaoo-m�° Boz Qo�rcx=r=w x 08=x8 e - za•N a r xaw 2 ROOFING NOTE: o ao pao GF II I NOT REQUIRED, PER C C.N.B. POLICY N0.1505.3 <LL'"pzz.paa< p3'N4a "� NuoW<° r �raw�Wu J owu u 1 SLOPE ROOF NEIGNT LEGEND -TVP. 3 1 II Hio F 3 wx m° w�moop o� W W 3/8:12 -E EXAMPLE NUMBERS BELOW. SEE PLAN FOR ACTUAL. HEIGHTS ? _ ' IVIIIE _ f EAVE D2 � ( ) rE w�oJr �U ��a�3�on i k RIDGE.......... ROOF LOCATION 103.43 F.SLAB....... FINISH SLAB 23.99......... SHEATHING HEIGHT ABO FINISH SLAB 16 +.33......... ROOF MATERIAL THICKNESS.. . poo = SECOND FLOOR TERRACE BELOW— y D2 III I 127.75......... TOTAL ROOF HEIGHT ABOVE FINISH SLAB m�a3a �� • -104.73 AVG. N.G...... AVERAGE NATURAL GR DE (SEE CALCULATION BELOW) 23.02 ABV AVG N.G..... TOTAL ROOF HEIGHT A VE AVERAGE NATURAL GRADE a gggy7T d I � �� 28 +42" MIN. D2 GDARDRA"-rvP. CORROSION RESISTANT SHEET MTL PIPED SEPARATEL SAVE WHERE INDICATED ON THE DRAWINGS AS "CORR SION RESISTANT SHEET METAL" No. 0 22162 THROUGH WALL. 2"-- THE CONTRACTOR SHALL PROVIDE GALV STEEL R CORROSION RESISTANT Ren. 7131/17 n OVERFLOW DRAIN 1 1 FLASHING. PROVIDE BACKPRIME AT DISSIMILAR ETALS, INSTALL PER S.M.A.C.N.A. "rye3 E-, D.D.[ a r � of CI C V' 76 sHT "s , R\DDE• 0 \08. E WALL BELOW ' — N F 415 D2 EAAVVE SITESLOPE CALCULATION z rot N DRAIN THROUGH 11 j Nm zc 106T8 - . Q� . 6.39/7431- - 0.0855 ¢ .kC 1 _g ,.-.... � 'y3• Q 0THAN 5% i � 0.0855 x 100- 885 -GREATER 6 THROUGH WALL. +2" 1/4":FT MIN. D2 OVERFLOW SCUPPER ,D, S� LOPE 4RIDGE I x � 0 �•A\ - C�9� HIMNEY D2 VALLEY -TVP. k X Q(� r- V� 9%0 �D `F}- 4 TYP. rV Lrl x x 7 CQ SLOPE 1 F > 0 �� 3/8:12 �.1 E4 1 9i e R/D , 5 TVP. z °�EAVE I � SLOPE k 2 3/8:12 ROOFING a o 41 RIDGE k � � LO 1 I Q CV 1 k' F D2 CO o ., RIDGE q5 tiiA Q E- rvP. 4 I � ZO I ,\.." � CV N5 I cc ¢ O7 k Z Q E- TYP. N CS) R\0� 106A1 yi I DIDDIDDID CD } U W z 16 SLOPE Q C) 1O3 9�asa¢ A 3/e:,2 I 10 W U CD w 1Q 01� "J SLOPE 236 �� ��t� - ROOFING g Z m 3���� k F__'' 3/812 r QL /0s 0� LU � cc 1 TYP. TYR 6 J w \cs- E- - ----------------_—.----_-----_1�---- --------------------------- — —- - v5' C9 d Q55 JsN 1p641 --TETAYVPE --------------- -- ----- r --- --A---------- - ------ �G. 0 e r w x Q 02 1D D S. D.B. Q D.S. k Q� 100 N Z z 11 A6 X /00 114 N G. . EP\�- 10641 > I W 1 � 4 g \N 5 rvP. 4 rvP. �. 5 11 1D38 NA. F SNt� 0� a 1'S•� n \9815 NOTE: Q J •", 0 ALL EA VE DIMENSIONS -< A0G H,D• ARE TO FACE OF SND -TYP. ROOF PLAN ®N�. F k z z cD CD O * REVISIONS: E- E- P4 - E -P4 z d E- ¢ Plot Date: 06/08/17 F STORE DATE: 1/3/17 w z SCUL. 1/4" -1'-0" Cj SNEET A-2.3 LEGEND KEY NOTES -ROOF PLAN « G °� _• .waeQ_ w - D.D. DECK DRAIN. SEE DETAIL I7/D2819/02 LINE OF WALL BELOW ❑1 - w � � w • � NEW ROOFING o/30# FELT o/ROOF SHEATHING w w e • m � . E- IGS+2" DECK DRAIN OVERFLOW, TO BE PIPED SEPARATELY FROM r OVERFLOW SEE -SEE MATERIAL SPECIFICATIONS, SHEET A-3 a+ DECK DRAIN. DETAIL I6/D2 a pdi w ROOF VENT. SEE KEYNOTE 9, THIS SHEET. -NOT USED . _ •.: w e e � 00 � e e w .•. � z � ¢ 4 WOOD FASCIA I�--I`-I'--I'--'�'7� �J ��-I`-I'-'--I'''II L_J � — - —Q GUTTER AND DOWNSPOUT D.S. -PAINT CORROSION RESISTANT SHEET METAL GUTTER AND DOWNSPOUT a --NOT USED DECORATIVE CHIMNEY CAP AND SPARK ARRESTOR PER MANUFACTURER o El ¢ F RECOMMENDATIONS. SEE A-1 FOR CITY HEIGHT REQUIREMENTS. RESISTANT SADDLE FLASHING I� ®CORROSION 9 INSTALL PER SMACNA RECOMMENDATIONS -PAINT pq D2 z .. --NOT USED �PJ Y X ROOFING Fl-" C\, V 0 OQ k W 1 SEE "MATERIALS SPECIFICATIONS" AT SHEET A-3 FOR ROOFING MATERIAL E.. S I � d 39 O� T� 10 PN CHIMNEY o E- 106.90 CHIMNEY (AND CHIMNEY CAPS, ETC.) HEIGHTS PERMITTED ONLY AS w PLUS z 74'-8 ' (74.71') ADDITIONAL 12" MAXIMUM FOR CAP/SPARK ARRESTOR. — �- �`� gv 6 y 1V5,�b ONLY PORTIONTHE 01NCHES IN HEIGHT BUT ALSO TO 2 FEET BY4CEEDS THE C I1$ETNWIDTH MIFFED T . �C� p2 5 TVP. \ T `_ y AND DEPTH (N.B.M.C.) FE DP THROUGH WALL. +2" THROUGH WALL. +2" D.S. - W D.S. OVERFLOW SCUPPER OVERFLOW SCUPPER _ — _ — _ _ — _ — _ — _ — _ ^ _ — _ — _ - _ G f� 100HENT WALL BELOW / s. — -------------- � DRAIN THROUGH �/ •> >� c ------------------------ REQUIRED ROOF VENTILATION -SEE CALC'S E \9819 ROOFVENT(S) O'HAGIN'S TAPERED ROOF VENT 72.00 B . IN. F.A.M. EG I LOUVER: GALV. STEEL -PAINT TO MATCH ROOFING. BA KED WITH 1/4" E 28 +42, MIN. I WALL BELOW 1 MESH GALV. WIRE CLOTH c 1/4°:FT MIN. D. 1/4' FT MIN. 1/4" FT MIN. .D. D2 GUARDRAIL -TVR PIPES THROUGH SLOPE 1 SLOPE SL� DRAIN & OVERFLOW 1/4°:FT MIN. � 17 Mum,- RE UIRED ROOF VENTI TION _ D2 T/P. ozu�u�xuaoo-m�° Boz Qo�rcx=r=w x 08=x8 e - za•N a r xaw 2 ROOFING NOTE: o ao pao GF II I NOT REQUIRED, PER C C.N.B. POLICY N0.1505.3 <LL'"pzz.paa< p3'N4a "� NuoW<° r �raw�Wu J owu u 1 SLOPE ROOF NEIGNT LEGEND -TVP. 3 1 II Hio F 3 wx m° w�moop o� W W 3/8:12 -E EXAMPLE NUMBERS BELOW. SEE PLAN FOR ACTUAL. HEIGHTS ? _ ' IVIIIE _ f EAVE D2 � ( ) rE w�oJr �U ��a�3�on i k RIDGE.......... ROOF LOCATION 103.43 F.SLAB....... FINISH SLAB 23.99......... SHEATHING HEIGHT ABO FINISH SLAB 16 +.33......... ROOF MATERIAL THICKNESS.. . poo = SECOND FLOOR TERRACE BELOW— y D2 III I 127.75......... TOTAL ROOF HEIGHT ABOVE FINISH SLAB m�a3a �� • -104.73 AVG. N.G...... AVERAGE NATURAL GR DE (SEE CALCULATION BELOW) 23.02 ABV AVG N.G..... TOTAL ROOF HEIGHT A VE AVERAGE NATURAL GRADE a gggy7T d I � �� 28 +42" MIN. D2 GDARDRA"-rvP. CORROSION RESISTANT SHEET MTL PIPED SEPARATEL SAVE WHERE INDICATED ON THE DRAWINGS AS "CORR SION RESISTANT SHEET METAL" No. 0 22162 THROUGH WALL. 2"-- THE CONTRACTOR SHALL PROVIDE GALV STEEL R CORROSION RESISTANT Ren. 7131/17 n OVERFLOW DRAIN 1 1 FLASHING. PROVIDE BACKPRIME AT DISSIMILAR ETALS, INSTALL PER S.M.A.C.N.A. "rye3 E-, D.D.[ a r � of CI C V' 76 sHT "s , R\DDE• 0 \08. E WALL BELOW ' — N F 415 D2 EAAVVE SITESLOPE CALCULATION z rot N DRAIN THROUGH 11 j Nm zc 106T8 - . Q� . 6.39/7431- - 0.0855 ¢ .kC 1 _g ,.-.... � 'y3• Q 0THAN 5% i � 0.0855 x 100- 885 -GREATER 6 THROUGH WALL. +2" 1/4":FT MIN. D2 OVERFLOW SCUPPER ,D, S� LOPE 4RIDGE I x � 0 �•A\ - C�9� HIMNEY D2 VALLEY -TVP. k X Q(� r- V� 9%0 �D `F}- 4 TYP. rV Lrl x x 7 CQ SLOPE 1 F > 0 �� 3/8:12 �.1 E4 1 9i e R/D , 5 TVP. z °�EAVE I � SLOPE k 2 3/8:12 ROOFING a o 41 RIDGE k � � LO 1 I Q CV 1 k' F D2 CO o ., RIDGE q5 tiiA Q E- rvP. 4 I � ZO I ,\.." � CV N5 I cc ¢ O7 k Z Q E- TYP. N CS) R\0� 106A1 yi I DIDDIDDID CD } U W z 16 SLOPE Q C) 1O3 9�asa¢ A 3/e:,2 I 10 W U CD w 1Q 01� "J SLOPE 236 �� ��t� - ROOFING g Z m 3���� k F__'' 3/812 r QL /0s 0� LU � cc 1 TYP. TYR 6 J w \cs- E- - ----------------_—.----_-----_1�---- --------------------------- — —- - v5' C9 d Q55 JsN 1p641 --TETAYVPE --------------- -- ----- r --- --A---------- - ------ �G. 0 e r w x Q 02 1D D S. D.B. Q D.S. k Q� 100 N Z z 11 A6 X /00 114 N G. . EP\�- 10641 > I W 1 � 4 g \N 5 rvP. 4 rvP. �. 5 11 1D38 NA. F SNt� 0� a 1'S•� n \9815 NOTE: Q J •", 0 ALL EA VE DIMENSIONS -< A0G H,D• ARE TO FACE OF SND -TYP. ROOF PLAN ®N�. F k z z cD CD O * REVISIONS: E- E- P4 - E -P4 z d E- ¢ Plot Date: 06/08/17 F STORE DATE: 1/3/17 w z SCUL. 1/4" -1'-0" Cj SNEET A-2.3 14-41 E W N • r O W M Y # N e Y 1• � Y O F Y S M a e e w w F E" a e • • w u 0 # x F 26'-31" (26.29') 26'-3"' 26.29' ) 26'-31" (26.29) 26 -32" (26.29') 5 2 2( 2 W 105.12-104.40=0.72 0.72/26.29=0.0274 (RISE PER FOOT) 105.23-105.12=0.11 0.11/26.29=0.0042 (RISE PER FOOT) 105.46-105.23=0.23 0.23/26.29=0.0088 (RISE PER FOOT) 106.96-105.46=1.50 1.50/26.29=0.0571 (RISE PER FOOT) z C7 � gnu^un� 13'-9" 13.75' IJ _ Q 10'-10' 10.83' PROPERTY LINE H ^ Vt • 0.02- 4,xJ10 104. 0+0.297-104.70 N.G. .83-0.297^U =0.377t4 3.75 0+0.377=104.78 N.G. A♦O\ - o"' ' _ J �• A Wdxx 104 AO171` �• '• �V�• \-O� 0 0_88x1.8'I3 =U0.J016 �(V �• • N(V� �• IIII I 1 1'5.23+0.016=105.25 N.G. I I -"jII I L \ IIi � III F I III II w z wO�3O aO IIII III r1iI' <A< MLu �ama^�=ooo �aw�w�,wa�xrw =� ,aQ��Jz �W �O I1Q� L I I I ICL o I VL -0W OKW~w ¢3azo a I -w w =aoo>> F O�� I I IaaOxmOraa�a3a I a wax'm a�m'a am3aoow. z z k I ¢ I I I a m l I I I * * No. C 22162 Ren. 7131/17 # J ^� - ' C I 3' OF E 104.40-103.80=0.60 0.60/59.96=0.0100 (RISE PER FOOT) ! (1 L C O'J' I C`" x F, 0.0100x30.08=0 301 103.80+0.301=104.10 I w I b c� 05 1 -104.9 Z J ^,R O I - - IIL llllll _ k �,. n I 0 32/ .00.32 0.32/59.92=0.0053 (RISE PER F00 0.0053x24.92-0.132 104.93+0.132=105.06 N.G. I I I # I `0 11�hofi I I x F k I,<-11040./0.4a C 0.44759.59. 0.0073x1 .0073 (RISE PER FOOT) 6=0-00 .04=0.117�04 I I I � 104.26+ 117=104.104. 38 N.G. i I LO� # I I I I I Q Q I M �oA� 0.19/5992=0 0032 (RISE )PERFT) I cfl d x oM C3-) 00032x18.29=0.059 ImF I Z Z Q 4 104.93+0.059=104.99 N.G. n O U CD F 1 � �v � I I � '6 0 I 7 I I I W U Q �? CL IM 104.40-103.80=0.60 0.60/59.96=0.0100 (RISE PER FOOT) I `� �i 104.78-104.39=D 39 I i' 0 .39/59.92=0A 65 (RISE PER FOOT) o 7O I '�� I W z F- W # .049 f 0.0065x4.92=0:032 104.39+0.032=104.42 N.G. � 103.80+0.049=103.85 N.G. 103 80x 0.049 ------ I %------------------- / - --I �I -----_- I I I y W F d I of I oN n1 I 9 I I I I ffi CO = N LU CV Z E L- N Y N < 10 I 024x2.00=0.005 W z 0.0454x10.13=0.460 I "v 0.0454x12.88=0.585 4.92+0.005=104.93 N.G. d 103.80+0.460=104.26 N.G. 103.80+0.585=104.39 N.G. - - - PROPERTY LINE - - a la - - - - - - - - - - -- -- - - - o AO2• 10'-1" (10.13') AO�• (n�p��, AOIX• ^o `A\�.• `A\�.• `A\�.• 12'-102" (12.88')`A\�.• \�'• \v `�'• \�'• `�'• x U w F °C z 2 (24.88') 24'-102(24.88') -2 -2( z24'-10" 25' 6 104.93-103.80=1.13 1.13/24.88=0.0454 (RISE PER FOOT) 104.93-104.92=0.01 0.01/24.88=0.0000 (RISE PER FOOT) 104.98-104.92=0.06 0.06/24.88=0.0024 (RISE PER FOOT) 105.08-104.98=0.10 0.10/24.88=0.0040 (RISE PER FOOT) rg F- Z REVISIONS: COASTAL/CLIENT REVISIONS 6C0 /12/17 F x F NATURAL GRADE CALCULATIONS ® z NOTE: SEE SHEET A-2.3 FOR SITE SLOPE CALCULATION �j # F Plot Date: 06/08/17 F START DATE: 1/3/17 W z �y SCALE: 1/411- 11-0[1 d SNEET MALj# 14-41 _ „ e NOTE: � KEY NOTES -ELEVATIONS HEIGHT CERTIFICATION IS REQUIRED. e a 9 6 MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. w a e CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE - n d ROOFING -TYP. DOWNSPOUTS/ LINE OF ROOFING MATERIAL 6 AWAY FROM BUILDING. SEE DETAIL 30 (SHOWN LIGHT, DASHED LINE -TYP.) �pS'A'p0 2 GUTTERS -TYP. 12 O,,tiA 12 3/8 1f 11 NEW fl00FlNG 0/30# FELT o/ROOF SHEATHING ra e a _______________ = —In ------' -- --_-- ----_________ __________--------------- - - - - SEE MATERIAL B COLORS LEGEND THIS SHEET e o z PLATE 1 EXTERIOR PLASTER o/METAL LATH o(BUILDING PAPER w m F W wH°- - - - - - - - - - - - - - - - MATERIAL AND COLORS LEGEND FOR BUILDING AND HARDSCAPE STUCCO STEEL TROWEL FINISH-TYP. 3 EAVE — 8 -SEE MATERIAL 8 COLORS LEGEND, THIS SHEET. IJ I'"I I"I I -"I D2 -TYP. FASCIA�NP. HDNDW D1 3B © D2 u WOOD TRIM -NP. (AT UNDERSIDE OF ,I EAVES -TVP..). DECKSU BEYOND RFACE ON co i/f/ p 6 WNDW 8 �- - D2- - - ONE TVP. SILL-TYP. D1 �OVEREL UPPER PLATE EXTERIOR F. TG: 118.77 �R-TYP _ _ _ LASTE_ _ _ _ _ _ _ _ _ _ _ ----------------------- + _ WNDW H WINDOWS -TYP. PLATE W W HD — GUARD -TY 'DOWNSPOUTS/ 8 GUTTERS-TYP. MI ------------- ITEM STONE-TYP. MANUFACTURER COLOR NAME EXTERIOR COMMENTS 10 ROOF 45 MIL TPO MEMBRANE PLASTER-TYP. . WOOD TRIM. PROVIDE TREATED WOOD ENERGY GRAY BUCKSKIN .... .... TN SECOND TERRACE FLOOR DESERTCRETE CMFPS DESERT BRAND „ 11 F.SH1131 0.7 . —__—__._T____,___ _ PLATE GRADE PLANED "5 POINT LINE OF E.G. AT ADJACENT PROPERTY r� 1 TVP. ` SEE A-2.4 FOR N.. CALC' _ --_ _ -_ ENING_GAN-j ------YN9^ TILL -_. -------------- NO. ITEM MATERIAL MANUFACTURER COLOR NAME COLOR NUMBER COMMENTS 1 ROOF 45 MIL TPO MEMBRANE EVER GUARD WOOD TRIM. PROVIDE TREATED WOOD ENERGY GRAY BUCKSKIN .... .... TN SECOND TERRACE FLOOR DESERTCRETE CMFPS DESERT BRAND 2 WALLS -FIELD EXTERIOR PLASTER MERLEX P-100 -SEE MATERIAL 8 COLORS LEGEND, THIS SHEET 3 WALLS -STONE DIMENSIONAL LIMESTONE SALADO STONE SONOMA WHITE - .. THOMPSON MATERIALS BUILDING SUPPLIER 4 WALLS -ACCENT WA .... Un E, .... .... 5 FASCIA CORROSION RESIST. METAL .... MATCH (7) WINDOWS .... construction. When masonry veneer supported on wood or cold -formed steel R WOOD TRIM .... BEHR COFFEE ST -103 RA METAL TRIM CORROSION RESIST. METAL .... MATCH (7) WINDOWS .. .... T WINDOWS ALUMINUM SIERRA PACIFIC MEDIUM BRONZE ... .... R GARAGE DOOR PAINT GRADE WOOD RANCH HOUSE DOORS MATCH (6) WOODTRIM RHD 705 R ENTRY DOOR GLASS AND WOOD FORET DOORS MATCH (6) WOOD TRIM $004-2 - 10 EXTERIOR DOORS SEE (7) WINDOWS F 1° 11 GUTTERS GALV. ALUMINUM .... MATCH (7) WINDOWS .... 12 GARDEN WALLS WA -SEE CIVIL PLANS 16 17 MATERIAL CALLOUT Of 01 ... .... z 13 FRONT GATES WOOD RANCH HOUSE DOORS MAIM H (6) WOOD RHD 915 14 DRIVEWAY COLORED CONCRETE DAVIS COLORS SILVERSMOKE 8084 . 15 WALLS -CAP PRECAST CONCRETE PACIFIC STONE DESIGN #30 . 16 HARDSCAPE WA 2. SEE ROOF PLAN SHEET FOR ROOF VENTILATION CALCULATIONS. zz o MATERIAL SPECIFICATIONS F m LEFT SIDE ELEVATION `- ��� ROOFING F LINES OF BASEMENT BELOW I WHERE ROOFING'IS INDICATED ON THE DRAWINGS PROVIDE: -GROWN LIGHT, DASHED LINES �_ o- o o�=, z Z----- ------------------------- w�x000� -� CLASS CAP SHEET ROOFING BY: GAF MATERIALS CORPORATION. ozo. ---- _ _ _ F.GLAB: 98.75 EYOND) SPEC T -MA OR FA -T-1-80 ICC ESR -1597 _ �1 -- ---- DECK: ONE LAYER ,/4"DENS-DECK PRIME ROOF BOARD. ATTACH PER `u,�„oo X03<_ Woo \p~NmLL 2 F.SLA :97.75 MANUF. ; _ Foy EVERGUARD TPO 80 MIL ASTM D-6878 DRILLTEC HD FASTENERS PER GAF EVERGUARD TPO BONDING ADHESIVE 3 cfz�=m[��w¢mo Wp,- ZOp�w4w NUIt: CONTACT: wo - HEIGHTCERTIFICATIONISREQUIRED. ¢ ARCHITECTURAL INFORMATION SERVICES 9 a P.O. BOX 2845 IAV-pW i PORT ARTHUR, TX 77643 Si.'p N O ��y0 38�--_----_-LINEOF LIGHT, DASMATHED LINE AL—T--- ----- ROOFING-TYP.----------- 3/8 DOWNSPOUTS/ 1-800-522-9224, EXT. 1410 moz'- "w im3o_��Jwxwizox VF' OA' o GUTTERS -NP. COLOR: SEE MATERIAL AND COLORS LEGEND, THIS SHEET m w rc x W o rc 12 Q��O'L (SHOWN LIGHT, DASHED LINE -TIP.) 2 1 'A P,� 12 >> 11 �morrca=us<amasoow. z O 1 p0 - ______________________ ____ 3/8-12 -�_________________________________ ______ _ EXTERIOR PLASTER _ PLATE ---- - D.S.------ - --- D.S. ------ --- - WNDW D �>N+-K rEgf rP� PLAXWN HD _ _ _ _ _ _ _ _ WHERE "EXTERIOR PLASTER" IS INDICATED ON THE DRAWINGS PROVIDE: D.S. FASCIA-TYP. 38 © 3 EAVE' EXTERIOR PLASTER o/METAL LATH o/BLDG PAPER ,t OfWNDW WOOD TRIM -TVP. D2 -TYP. STEEL TROWEL FINISH Dl HD -TYP No. C22162 (AT UNDERSIDE OF -UNLESS NOTED OTHERWISE. / EXTER OR . ME. PROVIDE Ren.7/31/17 PLAST R -NP. PROVIDE CORROSION RESISTANT WEEP/DRIP SCREEDS, AND CORNER q S E ° I BEADS AT ALL LOCATIONS PER PLASTER INSTITUTE STANDARDS. ?FpF CAltf PROVIDE MESH IN FINISH COAT WHERE STEEL TROWEL FINISH IS USED. E" 8 WNDW MERLEX INTEGRAL COLOR COAT W D1 SILL -TY . COLOR: SEE MATERIAL AND COLORS LEGEND, THIS SHEET z _ _ _ _ F.SHTG 118 7 AS SELECTED BY ARCHITECT AND APPROVED BY NEIGHBORHOOD C7 F.SHT :118.14 ASSOCIATION. PROVIDE COLOR SAMPLE PRIOR TO INSTALLATION. d FON! _ _____ ___-- ____—__ _�__ __�_ PLATE PLAT 10 LA WINDOWS-TYP. - - -- ---------- - - --- -5�- _-- — - - - -- WNDW - WNDW D GARAGE DOOR HD _ _ _ STONE -NP. WND HD EXTERIOR 10 WHERE "GARAGE DOOR" IS INDICATED ON THE DRAWINGS PROVIDE: (AT 0 FlCE & EN V)- - - — PLASTER-TYP. STAIN GRADE E. 6 ,IL SEE MATERIAL AND COLORS LEGEND, THIS GREET 6 DOOR WOOD TRIM p F - w ' WHERE "WOOD TRIM" IS INDICATED ON THE DRAWINGS PgOVIDE'. z DOWNSPOUTS / GBADE PLANE OF "5 POINTS' 6 GRADE PLANE OF"5 POINTS" GUTTERS -TYP. _ _ _ _ _ _ _ F.SHTG_ 1o8 2 SEE A-2.4 FOR N.G. CALUS FOR PAINTED WOOD TRIM PROVIDE TREATED MATERIAL. SEE A-2.4 FOR N.G. CALC'S y SEE MATERIAL AND COLORS LEGEND, THIS SHEET �' f d 1 1 _ F.SHTG: 107_42 (GUEST BED - - -- -.--- -- - - o - - - - - - -- - PLATE WINDOWS o �, T P. - F HTG: 05.88_ _ _ 9 S 70098 N0SOq N ':� '83 N0 WHERE "WINDOWS" IS INDICATED ON THE DRAWINGS PROVIDE OC 0 . - - - WINDOWS AND DOORS: N d de 60 HO SEE MATERIAL AND COLORS LEGEND, THIS SHEET ZHo�1 a >_ RIGHT SIDE ELEVATION z D1 WNDW 11 Z = DOOR D1 SILL D1 LINES OF BASEMENT BELOW STONE Q -SHOWN LIGHT, DASHED LINES TJ Q THRESH. (BEYOND) W F.SLAB:97.7 WHERE "STONE" IS INDICATED ON THE DRAWINGS PROVIDE:LU Z_ m NOTE: NOTE: COLOR: LIMESTONE AS SELECTED BY OWNER Z ~ THE PORTION THAT EXCEEDS THE C.R.C. MINIMUM IS L U HEIGHT CERTIFICATION IS REQUIRED. HEIGHT CERTIFICATION IS REQUIRED. w w LIMITED NOT ONLY T012INCHES IN HEIGHT BUT w O 9 C.R.C. 8703.7 Stone masonry veneer, general. Stone masonry veneer shall be cc LU of to ALSO TO 2 FEET BY 4 FEET IN WIDTH AND DEPTH. o installed in accordance with this chapter, Table R703.4 and Figure R703.7. These W W E, LINE OF ROOFING MATERIAL ROOFING -TYP. DOWNSPOUTS/ a a -NPI CAL AT ALL CHIMNEYS - i veneers Installed over a backing of wood or cold -formed steel shall he limited to the � CD 6 (SHOWN LIGHT, DASHED LINE -TYP.) p GUTTERS -TYP. I I LINE OF ROOFING MATERIAL VF' O O ROOFING - DOWNSPOUTS/ first story above -grade and shall not exceed 5 inches (127mm) in thickness. W T W xv 12 Q��tio Z O (SHOWN LIGHT, DASHED LINE -NP.) QUO OO \00 �^, 2 FI� GUTTERS-TYP.I E I _____________-_ _ ___________________-____ ________ 12 3/8 11 ,ti _ 3/8 �2 ___ __ ___. 12 3/8--Q',�'L� QOvsc-o'1 1 11 I N z _ Exceptions: . ------------------ 11 _ - 1. for all buildings in Seismic Design Categories A. B and C, exterior stone or masonry W PLATE - ------ ---- veneer, as specifietl in Table 8703.7(1), wN1 a backing of wootl or steel framing shall z 6e permitted to the height specified in Table 8703.7(1) ahove a noncombustible WNDWJ ID PLATE � 8 GUARD -TYP. O WNDW D fountlatlon. HD NTYP. D1 FASCIA 39 © �� 3 EAVE I WOOD TRIM 02 -TYP. ,A VES -TY SIDE OF y EAVES -TYP.) EXTERIOR \ m PLASTER-TYP 2 LAVER GRADE D PAPER (FELT) c/PLYW000 SHEAR WALLS. 2. For detached one- or two-family dwellings in Seismic Design Categories D0, O, and gA METALTRI -SEE MATERIAL 8 COLORS LEGEND, THIS SHEET SCIA-NP. a + gg WOOD TRIM. PROVIDE TREATED WOOD I� wood framing Shall be permitted to the height specified in Table R703.7(2) above a -SEE MATERIAL 8 COLORS LEGEND, THIS SHEET WOOD TRIM-TYP. (AT UNDERSIDE 0 4 ❑ FASCIA. o EAVES-TYP.) -SEE MATERIAL 8 COLORS LEGEND, THIS SHEET E- 5 DOORS AND WINDOWSFu R703.7.2 Extedorveneer support. Except in Seismic Design Categories DO, Di and D2, -SEE MATERIAL &COLORS RS LEGEND, THIS SHEET oc m W Un E, z kg/m%) or less shall be permitted to he Supported on wood or cold -formed steel --NOT USED C T-7 construction. When masonry veneer supported on wood or cold -formed steel � M HANDRAIL+36"ABOVE ADJACENT SURFACE PICKETS -MAX. SPACE 3-7/8" BETWEEN ®GUARDRAIL +4211 ABOVE ADJACENT SURFACE I�--Iul--�uf-I� PICKETS -MAX. SPACE 3-7/8" BETWEEN DECORATIVE CHIMNEY CAP -AS SELECTED BY ARCHITECT I� AMERICAN CHIMNEY SHROUD #S11 -CORROSION RESIST.SHEET METAL. (949) 364-5118 E d STONE 1 1/2" MAX. THICKNESS F 1° -SEE MATERIAL 8 COLORS LEGEND, THIS SHEET 11 CONNECT DOWNSPOUTS TO SO RAIN SYSTEM W 1 -SEE CIVIL PLANS 16 17 MATERIAL CALLOUT Of 01 z -SEE MATERIALS AND COLORS LEGEND -THIS SHEET GENERAL NOTES -ELEVATIONS 1 PROVIDE ADDRESS ON BUILDING PER N B M C 13 12 210 2. SEE ROOF PLAN SHEET FOR ROOF VENTILATION CALCULATIONS. zz o MATERIAL SPECIFICATIONS F m LEFT SIDE ELEVATION `- ��� ROOFING F LINES OF BASEMENT BELOW I WHERE ROOFING'IS INDICATED ON THE DRAWINGS PROVIDE: -GROWN LIGHT, DASHED LINES �_ o- o o�=, z Z----- ------------------------- w�x000� -� CLASS CAP SHEET ROOFING BY: GAF MATERIALS CORPORATION. ozo. ---- _ _ _ F.GLAB: 98.75 EYOND) SPEC T -MA OR FA -T-1-80 ICC ESR -1597 _ �1 -- ---- DECK: ONE LAYER ,/4"DENS-DECK PRIME ROOF BOARD. ATTACH PER `u,�„oo X03<_ Woo \p~NmLL 2 F.SLA :97.75 MANUF. ; _ Foy EVERGUARD TPO 80 MIL ASTM D-6878 DRILLTEC HD FASTENERS PER GAF EVERGUARD TPO BONDING ADHESIVE 3 cfz�=m[��w¢mo Wp,- ZOp�w4w NUIt: CONTACT: wo - HEIGHTCERTIFICATIONISREQUIRED. ¢ ARCHITECTURAL INFORMATION SERVICES 9 a P.O. BOX 2845 IAV-pW i PORT ARTHUR, TX 77643 Si.'p N O ��y0 38�--_----_-LINEOF LIGHT, DASMATHED LINE AL—T--- ----- ROOFING-TYP.----------- 3/8 DOWNSPOUTS/ 1-800-522-9224, EXT. 1410 moz'- "w im3o_��Jwxwizox VF' OA' o GUTTERS -NP. COLOR: SEE MATERIAL AND COLORS LEGEND, THIS SHEET m w rc x W o rc 12 Q��O'L (SHOWN LIGHT, DASHED LINE -TIP.) 2 1 'A P,� 12 >> 11 �morrca=us<amasoow. z O 1 p0 - ______________________ ____ 3/8-12 -�_________________________________ ______ _ EXTERIOR PLASTER _ PLATE ---- - D.S.------ - --- D.S. ------ --- - WNDW D �>N+-K rEgf rP� PLAXWN HD _ _ _ _ _ _ _ _ WHERE "EXTERIOR PLASTER" IS INDICATED ON THE DRAWINGS PROVIDE: D.S. FASCIA-TYP. 38 © 3 EAVE' EXTERIOR PLASTER o/METAL LATH o/BLDG PAPER ,t OfWNDW WOOD TRIM -TVP. D2 -TYP. STEEL TROWEL FINISH Dl HD -TYP No. C22162 (AT UNDERSIDE OF -UNLESS NOTED OTHERWISE. / EXTER OR . ME. PROVIDE Ren.7/31/17 PLAST R -NP. PROVIDE CORROSION RESISTANT WEEP/DRIP SCREEDS, AND CORNER q S E ° I BEADS AT ALL LOCATIONS PER PLASTER INSTITUTE STANDARDS. ?FpF CAltf PROVIDE MESH IN FINISH COAT WHERE STEEL TROWEL FINISH IS USED. E" 8 WNDW MERLEX INTEGRAL COLOR COAT W D1 SILL -TY . COLOR: SEE MATERIAL AND COLORS LEGEND, THIS SHEET z _ _ _ _ F.SHTG 118 7 AS SELECTED BY ARCHITECT AND APPROVED BY NEIGHBORHOOD C7 F.SHT :118.14 ASSOCIATION. PROVIDE COLOR SAMPLE PRIOR TO INSTALLATION. d FON! _ _____ ___-- ____—__ _�__ __�_ PLATE PLAT 10 LA WINDOWS-TYP. - - -- ---------- - - --- -5�- _-- — - - - -- WNDW - WNDW D GARAGE DOOR HD _ _ _ STONE -NP. WND HD EXTERIOR 10 WHERE "GARAGE DOOR" IS INDICATED ON THE DRAWINGS PROVIDE: (AT 0 FlCE & EN V)- - - — PLASTER-TYP. STAIN GRADE E. 6 ,IL SEE MATERIAL AND COLORS LEGEND, THIS GREET 6 DOOR WOOD TRIM p F - w ' WHERE "WOOD TRIM" IS INDICATED ON THE DRAWINGS PgOVIDE'. z DOWNSPOUTS / GBADE PLANE OF "5 POINTS' 6 GRADE PLANE OF"5 POINTS" GUTTERS -TYP. _ _ _ _ _ _ _ F.SHTG_ 1o8 2 SEE A-2.4 FOR N.G. CALUS FOR PAINTED WOOD TRIM PROVIDE TREATED MATERIAL. SEE A-2.4 FOR N.G. CALC'S y SEE MATERIAL AND COLORS LEGEND, THIS SHEET �' f d 1 1 _ F.SHTG: 107_42 (GUEST BED - - -- -.--- -- - - o - - - - - - -- - PLATE WINDOWS o �, T P. - F HTG: 05.88_ _ _ 9 S 70098 N0SOq N ':� '83 N0 WHERE "WINDOWS" IS INDICATED ON THE DRAWINGS PROVIDE OC 0 . - - - WINDOWS AND DOORS: N d de 60 HO SEE MATERIAL AND COLORS LEGEND, THIS SHEET ZHo�1 a >_ RIGHT SIDE ELEVATION z D1 WNDW 11 Z = DOOR D1 SILL D1 LINES OF BASEMENT BELOW STONE Q -SHOWN LIGHT, DASHED LINES TJ Q THRESH. (BEYOND) W F.SLAB:97.7 WHERE "STONE" IS INDICATED ON THE DRAWINGS PROVIDE:LU Z_ m NOTE: NOTE: COLOR: LIMESTONE AS SELECTED BY OWNER Z ~ THE PORTION THAT EXCEEDS THE C.R.C. MINIMUM IS L U HEIGHT CERTIFICATION IS REQUIRED. HEIGHT CERTIFICATION IS REQUIRED. w w LIMITED NOT ONLY T012INCHES IN HEIGHT BUT w O 9 C.R.C. 8703.7 Stone masonry veneer, general. Stone masonry veneer shall be cc LU of to ALSO TO 2 FEET BY 4 FEET IN WIDTH AND DEPTH. o installed in accordance with this chapter, Table R703.4 and Figure R703.7. These W W E, LINE OF ROOFING MATERIAL ROOFING -TYP. DOWNSPOUTS/ a a -NPI CAL AT ALL CHIMNEYS - i veneers Installed over a backing of wood or cold -formed steel shall he limited to the � CD 6 (SHOWN LIGHT, DASHED LINE -TYP.) p GUTTERS -TYP. I I LINE OF ROOFING MATERIAL VF' O O ROOFING - DOWNSPOUTS/ first story above -grade and shall not exceed 5 inches (127mm) in thickness. W T W xv 12 Q��tio Z O (SHOWN LIGHT, DASHED LINE -NP.) QUO OO \00 �^, 2 FI� GUTTERS-TYP.I E I _____________-_ _ ___________________-____ ________ 12 3/8 11 ,ti _ 3/8 �2 ___ __ ___. 12 3/8--Q',�'L� QOvsc-o'1 1 11 I N z _ Exceptions: . ------------------ 11 _ - 1. for all buildings in Seismic Design Categories A. B and C, exterior stone or masonry W PLATE - ------ ---- veneer, as specifietl in Table 8703.7(1), wN1 a backing of wootl or steel framing shall z 6e permitted to the height specified in Table 8703.7(1) ahove a noncombustible WNDWJ ID PLATE � 8 GUARD -TYP. O WNDW D fountlatlon. HD NTYP. D1 FASCIA 39 © �� 3 EAVE I WOOD TRIM 02 -TYP. ,A VES -TY SIDE OF y EAVES -TYP.) EXTERIOR \ m PLASTER-TYP WNDW8 I - - - - 5 � STONE NP DECK BEYOND 2. For detached one- or two-family dwellings in Seismic Design Categories D0, O, and r•-� SCIA-NP. 7 1B METALTRIM- 3A 6A WNDW8 I - - - - 5 � STONE NP SILL-TYP. D1 - I I ¢ E PLATE construction adjoins masonry veneer supported by the foundation, there shall he a .WINDOWS -TYP. - 10= - OV RFLOW SCUPPER 6 3A 6A EXTERIOR I movememloimbetweeniheveneer supported by the wood orcold-formed steel w _ _ - - _ _ _ _ _ _ _ _ _ _ F.SNTG 118 7 W DW HD _ TH OUGH WALL. D2 META TRIM-TYP. PLASTER -TYP. AT D TRIM UNDERSIDE . construction and the veneer supported by the foundation. The wood or cold -formed DO . (AT�ND 31D F.SHT_ 11 4 steel construction supporting the masonry veneer shall he designed to limit the W z . PLATE _ 7 DDR della onto 1/600 of the span forthe supporting members. The design of the wood ar OG LD EXTERIOR n _ _ _ _ �_.3B _ _ PLATE cold -formed steel construction shall consider the weight of the veneer and any other O < _PLASTER SYf_ _ WNDW 0 I loads. .. EXTEfl10R DOOR J -J2 I I `I D1 y/ 1L/ " 7 - _ _ _ _ _ _ _WNDW D 8703.7.2.1 Support 6y steel angle. A minimum 6 inches by 4lnches by 5/161nch DOORS -NP. Dl HD GUARD -TYP. (AT OFF E EIIITRY) (152mm by 102mm by 8mm) steel angle with the long leg placed ver8cally, shall be ° �� STONE -NP. anchored to double 2 inches by 4 inches 51 mm by 102mm wood studs ata 1 O s I DOR l REYISIRNS: n D1 S L -NP. 10 maximum le center spacing o116 inches um at t). Anchorage of the steel angle at COASTAL/CLIENT REVISIONS every double stud spacing shall be a minimum of two 7/16 inch (11 mm) diameter by 4 I STONE-TYP. 5 PL STER -TYP. Inch (102mm) lag screws. The steel angle shad have a minimum clearance to 6 12/17 1 DOOR I 1 O 3 GUARD °_� underlyingconstruction of 1/16 inch 2mm . A minimum of two-thirds the width of the x o 1 2 THRESH. F. G. 110.75 _ 3 \ 6 GR/IDE PLANE OF "5 POINTS" I – � BPOORS EYOND) masonry veneer thickness shall bear on the steel angle. Flashing and weep holes shall E" GRADE PLANE OF "5 POINTS" / L Of 1 NP. SEE A-2.4 FOR N.G. CALLUS PLATE_METAL-MATCH FASCIA - be located in the masonry veneer wythe in accordance with Figure 8703.7.2.1. The SEE A-2.4 FOR N.G. CALC'S GRA E PLANE OF "5 POINTS" ___-_ J I maximum height of the masonry veneer above the steel angle support shall be 12 feet, z F.SHTG 108 2 _ _ 8inches (3861 mm). The air space separagng the masonry veneer from the wood - - - - - - - - SEE -2.4 FOR N.G. CALC'S ; GRADE PLANE OF 5 P01 backing shall be in accordance with Sections 8703.7.4 and R703.7.4.2. The method of d " T _ __ 1 TYP SEE A-2.4 FOR N.G. ALS accord for nce with masonry veneer on woad construction shall be constructed in -�,L-/-1--i ESHTG:1 ,g accordance with Figure 8703.7.2.1. .. o- - �- GABA E ,0� .. . E REAR ELEVATION Plot Date: 06/13/17 F START RATE: 1/3/17 z F.SLAB: 98.75 flBEYON SCALE: 1/411- 1'-0" 6 SHEET ,6A-3 D1 FRONT ELEVATION 14-42 2. For detached one- or two-family dwellings in Seismic Design Categories D0, O, and r•-� SCIA-NP. 7 EAV METALTRIM- 3A 6A SILL-TYP. D1 - I I ¢ E PLATE construction adjoins masonry veneer supported by the foundation, there shall he a .WINDOWS -TYP. - 10= - OV RFLOW SCUPPER 6 3A 6A EXTERIOR I movememloimbetweeniheveneer supported by the wood orcold-formed steel w _ _ - - _ _ _ _ _ _ _ _ _ _ F.SNTG 118 7 W DW HD _ TH OUGH WALL. D2 META TRIM-TYP. PLASTER -TYP. AT D TRIM UNDERSIDE . construction and the veneer supported by the foundation. The wood or cold -formed DO . (AT�ND 31D F.SHT_ 11 4 steel construction supporting the masonry veneer shall he designed to limit the W z . PLATE _ 7 DDR della onto 1/600 of the span forthe supporting members. The design of the wood ar OG LD EXTERIOR n _ _ _ _ �_.3B _ _ PLATE cold -formed steel construction shall consider the weight of the veneer and any other O < _PLASTER SYf_ _ WNDW 0 I loads. .. EXTEfl10R DOOR J -J2 I I `I D1 y/ 1L/ " 7 - _ _ _ _ _ _ _WNDW D 8703.7.2.1 Support 6y steel angle. A minimum 6 inches by 4lnches by 5/161nch DOORS -NP. Dl HD GUARD -TYP. (AT OFF E EIIITRY) (152mm by 102mm by 8mm) steel angle with the long leg placed ver8cally, shall be ° �� STONE -NP. anchored to double 2 inches by 4 inches 51 mm by 102mm wood studs ata 1 O s I DOR l REYISIRNS: n D1 S L -NP. 10 maximum le center spacing o116 inches um at t). Anchorage of the steel angle at COASTAL/CLIENT REVISIONS every double stud spacing shall be a minimum of two 7/16 inch (11 mm) diameter by 4 I STONE-TYP. 5 PL STER -TYP. Inch (102mm) lag screws. The steel angle shad have a minimum clearance to 6 12/17 1 DOOR I 1 O 3 GUARD °_� underlyingconstruction of 1/16 inch 2mm . A minimum of two-thirds the width of the x o 1 2 THRESH. F. G. 110.75 _ 3 \ 6 GR/IDE PLANE OF "5 POINTS" I – � BPOORS EYOND) masonry veneer thickness shall bear on the steel angle. Flashing and weep holes shall E" GRADE PLANE OF "5 POINTS" / L Of 1 NP. SEE A-2.4 FOR N.G. CALLUS PLATE_METAL-MATCH FASCIA - be located in the masonry veneer wythe in accordance with Figure 8703.7.2.1. The SEE A-2.4 FOR N.G. CALC'S GRA E PLANE OF "5 POINTS" ___-_ J I maximum height of the masonry veneer above the steel angle support shall be 12 feet, z F.SHTG 108 2 _ _ 8inches (3861 mm). The air space separagng the masonry veneer from the wood - - - - - - - - SEE -2.4 FOR N.G. CALC'S ; GRADE PLANE OF 5 P01 backing shall be in accordance with Sections 8703.7.4 and R703.7.4.2. The method of d " T _ __ 1 TYP SEE A-2.4 FOR N.G. ALS accord for nce with masonry veneer on woad construction shall be constructed in -�,L-/-1--i ESHTG:1 ,g accordance with Figure 8703.7.2.1. .. o- - �- GABA E ,0� .. . E REAR ELEVATION Plot Date: 06/13/17 F START RATE: 1/3/17 z F.SLAB: 98.75 flBEYON SCALE: 1/411- 1'-0" 6 SHEET ,6A-3 D1 FRONT ELEVATION 14-42 2. For detached one- or two-family dwellings in Seismic Design Categories D0, O, and r•-� 5q © D2, exterior stone masonry veneer, as specified in Table R703.7(2), with a backing of wood framing Shall be permitted to the height specified in Table R703.7(2) above a WOOD TRIM-TYP. (AT UNDERSIDE 0 noncombusgl6e foundation. EAVES-TYP.) a R703.7.2 Extedorveneer support. Except in Seismic Design Categories DO, Di and D2, oc m exterior masonry veneers having an installed weight of 40 pounds per square foot (195 Un E, kg/m%) or less shall be permitted to he Supported on wood or cold -formed steel Z O C construction. When masonry veneer supported on wood or cold -formed steel M SILL-TYP. D1 - I I ¢ E PLATE construction adjoins masonry veneer supported by the foundation, there shall he a .WINDOWS -TYP. - 10= - OV RFLOW SCUPPER 6 3A 6A EXTERIOR I movememloimbetweeniheveneer supported by the wood orcold-formed steel w _ _ - - _ _ _ _ _ _ _ _ _ _ F.SNTG 118 7 W DW HD _ TH OUGH WALL. D2 META TRIM-TYP. PLASTER -TYP. AT D TRIM UNDERSIDE . construction and the veneer supported by the foundation. The wood or cold -formed DO . (AT�ND 31D F.SHT_ 11 4 steel construction supporting the masonry veneer shall he designed to limit the W z . PLATE _ 7 DDR della onto 1/600 of the span forthe supporting members. The design of the wood ar OG LD EXTERIOR n _ _ _ _ �_.3B _ _ PLATE cold -formed steel construction shall consider the weight of the veneer and any other O < _PLASTER SYf_ _ WNDW 0 I loads. .. EXTEfl10R DOOR J -J2 I I `I D1 y/ 1L/ " 7 - _ _ _ _ _ _ _WNDW D 8703.7.2.1 Support 6y steel angle. A minimum 6 inches by 4lnches by 5/161nch DOORS -NP. Dl HD GUARD -TYP. (AT OFF E EIIITRY) (152mm by 102mm by 8mm) steel angle with the long leg placed ver8cally, shall be ° �� STONE -NP. anchored to double 2 inches by 4 inches 51 mm by 102mm wood studs ata 1 O s I DOR l REYISIRNS: n D1 S L -NP. 10 maximum le center spacing o116 inches um at t). Anchorage of the steel angle at COASTAL/CLIENT REVISIONS every double stud spacing shall be a minimum of two 7/16 inch (11 mm) diameter by 4 I STONE-TYP. 5 PL STER -TYP. Inch (102mm) lag screws. The steel angle shad have a minimum clearance to 6 12/17 1 DOOR I 1 O 3 GUARD °_� underlyingconstruction of 1/16 inch 2mm . A minimum of two-thirds the width of the x o 1 2 THRESH. F. G. 110.75 _ 3 \ 6 GR/IDE PLANE OF "5 POINTS" I – � BPOORS EYOND) masonry veneer thickness shall bear on the steel angle. Flashing and weep holes shall E" GRADE PLANE OF "5 POINTS" / L Of 1 NP. SEE A-2.4 FOR N.G. CALLUS PLATE_METAL-MATCH FASCIA - be located in the masonry veneer wythe in accordance with Figure 8703.7.2.1. The SEE A-2.4 FOR N.G. CALC'S GRA E PLANE OF "5 POINTS" ___-_ J I maximum height of the masonry veneer above the steel angle support shall be 12 feet, z F.SHTG 108 2 _ _ 8inches (3861 mm). The air space separagng the masonry veneer from the wood - - - - - - - - SEE -2.4 FOR N.G. CALC'S ; GRADE PLANE OF 5 P01 backing shall be in accordance with Sections 8703.7.4 and R703.7.4.2. The method of d " T _ __ 1 TYP SEE A-2.4 FOR N.G. ALS accord for nce with masonry veneer on woad construction shall be constructed in -�,L-/-1--i ESHTG:1 ,g accordance with Figure 8703.7.2.1. .. o- - �- GABA E ,0� .. . E REAR ELEVATION Plot Date: 06/13/17 F START RATE: 1/3/17 z F.SLAB: 98.75 flBEYON SCALE: 1/411- 1'-0" 6 SHEET ,6A-3 D1 FRONT ELEVATION 14-42 0 z13 TVP. 21 TYP. a_ LINE OF ROOFING MATERIAL J-� 1 TYP. d MIN. RAFTER DEPTH -SHOWN DASHED LINE-TYP. i 12-pOB P/P' @c aI AT WALL LINE, TYP. ____________________ 1/2_ ROOF I6 PLATEPLATE WNDW HD _ __ TYP @ INT —WNDW H ZaWALL$ U.N.O..28 TYP. 26 TY 11 TYP. IT TYP. @ ,9 BATH W.I.C. FAU TV / SITTING M. CLOSET @ - m EXT. WALLS 14 TYP. PO TYP. ESHTG: 118.77 / _ F.SHTG:8. I PLATE I -- _ PLATE_ TYR @ _ WNDWj9, EXT. WALL 8 TYP 11 KIT HEN � � � - 'm I Typ TYP L FLOORS L�SHTG: 108.42 14 TVP 20 F.SHTG: 8.4 PLATE 14" TJI - - E.G. -L- s -------------------------------- -----_----- TYP. @ \\ 1 WALLS 19 1 i F THEATER STIBUL BATH _< U YP <w i i 7 NP 9 P.SLNB 97 - 27 IJ SECTION B -B e, MIN. RAFTER DEPTH /LINE OF ROOFING MATERIAL I._.........._ __ / SHOWN DASHED LINE-TYP. SECOND FLOOR RRA E . 25 PLATE _ BONUS ROOM TYP.@ EXT. WALLS TYR 1 14 TYP. 10 TYP. ESHTG: 110.7 PLATE TYP. 22 19 TYP. @ �1 WALLS GARAGE PLATE T TYP.� 1 FYP.@ HALL FP ELEVATOR ELEVATOR HALL I III ELEVATOR SECTION D -D "YP. !LINE OF ROOFING MATERIAL / -SHOWN DASHED LINE -TYP. SECOND FLOOR RRA E LL25 � iI J FIREPLACE FLUE-___7� DECK 1 TYP. ,p TYP ALLERY-1 18"X24° Al GARAGE PANEL 8 STORAGE 23 �TYP. N _F.SLAB: 98.75 27 SECTION H "TYP. w 0 P. TYP. @ 12 3/8 206 ROOF aI PLATE _ I WNDW HD g TV. @ EXT. WALLS I M. BATH TYP. TYP. @ INT. WALLS U.N.G. TYP. M. BEDROOM TYP. @ INT. WALLS U.N.O. 10 TYP. I _ F.SHTG: 11 14 PLATE WNDW HD 6 I I IES TH° TYP. FLOORS _ F.SHTG: 1_042 I OFFICE 20 TYP. @ FLOORS 1 F, 1 i „ e e 21 TYP. KEY NOTES -SECTIONS a e a LINE OF ROOFING MATERIAL 1 TYP. a ., MIN. RAFTER DEPTH -SHOWN DASHED LINE -TYP.� 12 ppg TYP' �° c 2x RAFTERS / ROOF JOISTS -SEE FRAMING PLAN b v y 6I AT WALL LINE TYP. ________-_______________ ______ 1/2 ROOF I6 ❑ w a �+ - �. o PLATE _ --� IXI V__ _PLATE I BEAM PER STRUCTURAL a - o m E� WNDW HD _ _ —WNDW H m ma a @INT. CONCRETE FOUNDATION AND FOOTINGS p „o, o W 7 WA S U.N.O. 6 -SEE FOUNDATION PLAN ff 2 11 TYP ® CING STEEL o/ W/P MEMBRANE, NE, SECONCRETE SLAB W/ IEA AND STRUCT. FOR SLAB INFO. w ' ~ d NTYP.N I 2x4 CEILING JOISTS @ 16-O.C. LS ,9 BAT BEDROOM 3 W.I.C. BEDROOM 2 W.I.C. FB @ I EXT. WALLS © DOORS AND WINDOWS -SEE PLAN -TYPICAL ,—rl 14 TYP 6 ❑7 2x4 STUDS @ 16"a.c. (TYPICAL U.N.O.) I� 10 TVP. � d LF7SHTG: 118.77 FSHTG: 8. I ® 2x6 STUDS @ 16"o.c. PLATE I�-,`-�'-1'--I'''II F I �J - � PLATE 2x P.T.D.F. MUD SILL W TYP. @8 _ WNDW H z EXT. WALL 10 FLOOR JOISTS @ 16"o.C. -SEE FRAMING PLAN d TYP 11 ff „ EXTERIOR PLASTER a/ METAL LATH a/ BUILDING PAPER I COLOR COAT. -SEE SPECIFICATIONS -BHT A-3 EXTERIOR WOOD SIDING a/ BUILDING PAPER SEE TIONS -BHT A-3 GFIC KIT HEN 2 GUARDS+42'AABOVE ADJACENT SURFACE PICKETS -MAX. SPACE 3-7/8" BETWEEN 5/8" PLYWOOD ROOF SHEATHING F TYP 9 14 TYP TYP. 20 FLOOR 13 SEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS. IF ESHTG:108.42 _ F.SHTG 1184 ,q 1-1/8"T&G PLYWOOD SUBFLOOR E" 14" TYF WHERE DUCTING CAN NOT BE WITHIN AN INSULATED ENVELOPE PROVIDE W PLATE' NSTALLED CLAS51 VAP f{ SOFFIT FRAMING AND R VALUES PER T24 TO MAINTAIN DUCTS WITHIN Z BARRIER PER CRC R408. CONDITIONED SPACE - TYPICAL Zj `\ �J�J�J + `E.G. J --NOT USED6., ❑ STAIRS. SEE PLAN FOR RISE AND RUN .. \ , TYP @ , ; i 17 HANDRAIL -34"TO 38" ABOVE NOSING WALLS �� ' ,g 2x SOLID BLOCKING v \ a 3 TYP i R-13 F.G. BATT. WALL INSULATION AT 2x4 WALLS ADJACENT TO CONCRETE WALL THEATER GAME ROOM R-19 F.G.BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24. o F fl-19INSULATION AT UNDERFLOOR. x \Typ E 9 � ' 20B R-30 INSULATION o PROVIDE GREATER THAN 10-1/2" JOIST SPACE. W F.SLAB: 97 _ i 21 ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN AND p m w y p � , z 27 ELEVATIONS oz�..... wo�F d MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. oo�a 4 TYP. CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE - SECTION A -A AWAY FROM BUILDING SEE DETAIL j0 - o awoz�o- 27 Di p - zsw=�pVp 5/8'TYPE'VGYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE, zh'^mw"r wno¢zw F mta a 5/8"TYPE'S(" GYPSUM BOARD AT CEILING. PROVIDE 2 LAYERS 5/8"TYPE'7C ( 3UW �=mm~wdm owrc OKw~"i4w GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.)-W/P GYPSUM <��xo rc Q 3�oz 0 21 TYP. 13 TYP s BOARD ENTIRE GARAGE WHERE TYPE'SC'NOT REOUIRED BY CODE. m o_ LINE OF ROOFING MATERIAL O" o- 0 3p.r a, MIN. RAFTER DEPTH -SHOWN DASHED LINE -TYP. 0^'L9 1 TYP. ,p 20B ROOF 24 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, zw� LQomz'" AT WALL LINE, TYP. _ _ __ VL___------- \----------- 1 —3/8 UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED V'O= r Uw �30F0 V~�F w - - - - -- SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 I _._ woww �m PLATE _ ."... _ 1. PLATExom��.�wrcxwo rcrcrc n�poo> NDW_HD DECK:SEE "DECK MATERIAL' NOTE ON SHEET A-2.2. �aaao�mor rcaz nsa amasoow. z 6 _ WNDW HD 26 FIRE BLOCK @ 10-0"a.c. HORIZONTAL AND VERTICAL, PER CRC R302.11 q re rF� 28 27 WATERPROOFING. INSTALL BELOW -GRADE WATERPROOF MEMBRANE PER s I MANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARD FROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PER } - EDR00 0 4 TV/ SITTING M. CLOSET SOILS REPORT. SEE DETAIL: 22 s3 No. C22162 oc Dl Dl Ren. 7/31/17 TVP b PROVIDE DUCT ID AND INSULATION PERT 24 AND MECH CODE PROVIDE S 19 WAL S' eQ 28 DUCTING IN CONDITIONED SPACE PER T-24 CALCS 1�OF d EXT. WALL x .SHTG: 118.77 14 TYP. 10 TP. F PLATE _ _F.SHTG11 14 GENERAL NOTES -SECTIONS z _ PLATE _ 1:7 TYP. EXT g e9 i. PROVIDE FIRE BLOCKS @ 10'-0"o.e. BOTH VERTICALLY AND WNDW HD HORIZONTALLY PER CRC R302.11 2. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVAL 26 TYR HORIZONTALLY. CRC R302.11 TYP' 1 3. WHERE "LIGHT -WEIGHT CONIC" IS CALLED OUT, INSTALL o/ WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. PANTRY DINING GALLERY El POWDER „ TYP E TYR 9 14 TYP. 0 TYP. F.SHTG: 108.42 OA FLOORS 9 TYP. Z PLAT TIP. 22 F.SHTG; I NOTE TO STRUCT. ENG'R Z 6 \ 03.70 a I \ F.S _ :98.75 _ I IOR Na 102.46 � E.G. A 71 PROVIDE 1 T' FLOOR SHEATHING UNLESS NOTED 1 D4.32 OTHERWISE. -E.G. 15 _E.G. _ FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESS �.. FAD ; TEEN. EODIP. 23 9�e° WALLS STORAGE m 23 of 61 THAN THE MEASURED LENGTH FOR CALCULATION Q N PLATE _ _ WNDW HD c O CO E - 8 TYP. @ 3 IVP. �i 1 � � 6 E, EXT. WALLS I ` 11 TYR TYP 3 _ n _ I m I _ F.SHTG:11 14 I - I WNDW HD lTHL9 Rnnr�i, „ e e 21 TYP. KEY NOTES -SECTIONS a e a LINE OF ROOFING MATERIAL 1 TYP. a ., MIN. RAFTER DEPTH -SHOWN DASHED LINE -TYP.� 12 ppg TYP' �° c 2x RAFTERS / ROOF JOISTS -SEE FRAMING PLAN b v y 6I AT WALL LINE TYP. ________-_______________ ______ 1/2 ROOF I6 ❑ w a �+ - �. o PLATE _ --� IXI V__ _PLATE I BEAM PER STRUCTURAL a - o m E� WNDW HD _ _ —WNDW H m ma a @INT. CONCRETE FOUNDATION AND FOOTINGS p „o, o W 7 WA S U.N.O. 6 -SEE FOUNDATION PLAN ff 2 11 TYP ® CING STEEL o/ W/P MEMBRANE, NE, SECONCRETE SLAB W/ IEA AND STRUCT. FOR SLAB INFO. w ' ~ d NTYP.N I 2x4 CEILING JOISTS @ 16-O.C. LS ,9 BAT BEDROOM 3 W.I.C. BEDROOM 2 W.I.C. FB @ I EXT. WALLS © DOORS AND WINDOWS -SEE PLAN -TYPICAL ,—rl 14 TYP 6 ❑7 2x4 STUDS @ 16"a.c. (TYPICAL U.N.O.) I� 10 TVP. � d LF7SHTG: 118.77 FSHTG: 8. I ® 2x6 STUDS @ 16"o.c. PLATE I�-,`-�'-1'--I'''II F I �J - � PLATE 2x P.T.D.F. MUD SILL W TYP. @8 _ WNDW H z EXT. WALL 10 FLOOR JOISTS @ 16"o.C. -SEE FRAMING PLAN d TYP 11 ff „ EXTERIOR PLASTER a/ METAL LATH a/ BUILDING PAPER I COLOR COAT. -SEE SPECIFICATIONS -BHT A-3 EXTERIOR WOOD SIDING a/ BUILDING PAPER SEE TIONS -BHT A-3 GFIC KIT HEN 2 GUARDS+42'AABOVE ADJACENT SURFACE PICKETS -MAX. SPACE 3-7/8" BETWEEN 5/8" PLYWOOD ROOF SHEATHING F TYP 9 14 TYP TYP. 20 FLOOR 13 SEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS. IF ESHTG:108.42 _ F.SHTG 1184 ,q 1-1/8"T&G PLYWOOD SUBFLOOR E" 14" TYF WHERE DUCTING CAN NOT BE WITHIN AN INSULATED ENVELOPE PROVIDE W PLATE' NSTALLED CLAS51 VAP f{ SOFFIT FRAMING AND R VALUES PER T24 TO MAINTAIN DUCTS WITHIN Z BARRIER PER CRC R408. CONDITIONED SPACE - TYPICAL Zj `\ �J�J�J + `E.G. J --NOT USED6., ❑ STAIRS. SEE PLAN FOR RISE AND RUN .. \ , TYP @ , ; i 17 HANDRAIL -34"TO 38" ABOVE NOSING WALLS �� ' ,g 2x SOLID BLOCKING v \ a 3 TYP i R-13 F.G. BATT. WALL INSULATION AT 2x4 WALLS ADJACENT TO CONCRETE WALL THEATER GAME ROOM R-19 F.G.BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24. o F fl-19INSULATION AT UNDERFLOOR. x \Typ E 9 � ' 20B R-30 INSULATION o PROVIDE GREATER THAN 10-1/2" JOIST SPACE. W F.SLAB: 97 _ i 21 ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN AND p m w y p � , z 27 ELEVATIONS oz�..... wo�F d MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. oo�a 4 TYP. CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE - SECTION A -A AWAY FROM BUILDING SEE DETAIL j0 - o awoz�o- 27 Di p - zsw=�pVp 5/8'TYPE'VGYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE, zh'^mw"r wno¢zw F mta a 5/8"TYPE'S(" GYPSUM BOARD AT CEILING. PROVIDE 2 LAYERS 5/8"TYPE'7C ( 3UW �=mm~wdm owrc OKw~"i4w GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.)-W/P GYPSUM <��xo rc Q 3�oz 0 21 TYP. 13 TYP s BOARD ENTIRE GARAGE WHERE TYPE'SC'NOT REOUIRED BY CODE. m o_ LINE OF ROOFING MATERIAL O" o- 0 3p.r a, MIN. RAFTER DEPTH -SHOWN DASHED LINE -TYP. 0^'L9 1 TYP. ,p 20B ROOF 24 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, zw� LQomz'" AT WALL LINE, TYP. _ _ __ VL___------- \----------- 1 —3/8 UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED V'O= r Uw �30F0 V~�F w - - - - -- SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 I _._ woww �m PLATE _ ."... _ 1. PLATExom��.�wrcxwo rcrcrc n�poo> NDW_HD DECK:SEE "DECK MATERIAL' NOTE ON SHEET A-2.2. �aaao�mor rcaz nsa amasoow. z 6 _ WNDW HD 26 FIRE BLOCK @ 10-0"a.c. HORIZONTAL AND VERTICAL, PER CRC R302.11 q re rF� 28 27 WATERPROOFING. INSTALL BELOW -GRADE WATERPROOF MEMBRANE PER s I MANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARD FROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PER } - EDR00 0 4 TV/ SITTING M. CLOSET SOILS REPORT. SEE DETAIL: 22 s3 No. C22162 oc Dl Dl Ren. 7/31/17 TVP b PROVIDE DUCT ID AND INSULATION PERT 24 AND MECH CODE PROVIDE S 19 WAL S' eQ 28 DUCTING IN CONDITIONED SPACE PER T-24 CALCS 1�OF d EXT. WALL x .SHTG: 118.77 14 TYP. 10 TP. F PLATE _ _F.SHTG11 14 GENERAL NOTES -SECTIONS z _ PLATE _ 1:7 TYP. EXT g e9 i. PROVIDE FIRE BLOCKS @ 10'-0"o.e. BOTH VERTICALLY AND WNDW HD HORIZONTALLY PER CRC R302.11 2. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVAL 26 TYR HORIZONTALLY. CRC R302.11 TYP' 1 3. WHERE "LIGHT -WEIGHT CONIC" IS CALLED OUT, INSTALL o/ WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. PANTRY DINING GALLERY El POWDER „ TYP E TYR 9 14 TYP. 0 TYP. F.SHTG: 108.42 OA FLOORS 9 TYP. Z PLAT TIP. 22 F.SHTG; I NOTE TO STRUCT. ENG'R Z 6 \ 03.70 a I \ F.S _ :98.75 _ I IOR Na 102.46 � E.G. A 71 PROVIDE 1 T' FLOOR SHEATHING UNLESS NOTED 1 D4.32 OTHERWISE. -E.G. 15 _E.G. _ FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESS �.. FAD ; TEEN. EODIP. 23 9�e° WALLS STORAGE m 23 HALL THAN THE MEASURED LENGTH FOR CALCULATION Q U W c3 ¢ 6 27 q SECTION C -C `� w W z z W 0 w a - of d C-0 � LINE OF ROOFING MATERIAL � 21 �' 13 TYP. a a T W E MIN. RAFTER DEPTH " J -'J TVP. 12 209 ROOF ° I N c�1 Z SHOWN DASHED LINE -TVP. PLATE WNDW HDC TYP. PLATE TYP 1 1 2 SECOND FLOOR IERRAE ' 25 LIVING ROOM GARAGE HALL RY' STORAGE 277]/_F:SLAB: 9875 _____ ___ i SECTION E -E' `ryP. 3/8 41PLATE z CD WNDW HD I I M. BEDR OM c Z F O 1A TYP. 1 TYP. I U _ F.SHTG: 11 14 N z CD PLATE _ Z O i m WNDW HD REVISIONS: INT. 8 IXT. WAS COASTAL/CLIENT REVISIONS U.N.O. A\ 6/12/17 d TYR x E� OFFICE z C7 20 TYP. @ s TYP. d FLOORS _ F.SHTG: 10 88 * W ,62.46 F E.G. _ d Piot Date: 06/15/17 x E 3 I 3 TYR START DATE: 1/3/17 W z SCALE: 1/411- 11-011 SHEET A-4 14-43 PROVIDE 1 T' FLOOR SHEATHING UNLESS NOTED 1 D4.32 OTHERWISE. -E.G. 15 _E.G. _ FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESS dc THAN THE MEASURED LENGTH FOR CALCULATION Q N PURPOSES WHEREVER POSSIBLE. c O CO E - RAT 3 IVP. �i 1 � � 6 E, 7Y'1" O Q TYP 3 i, i 1 Q U W c3 ¢ 6 27 q SECTION C -C `� w W z z W 0 w a - of d C-0 � LINE OF ROOFING MATERIAL � 21 �' 13 TYP. a a T W E MIN. RAFTER DEPTH " J -'J TVP. 12 209 ROOF ° I N c�1 Z SHOWN DASHED LINE -TVP. PLATE WNDW HDC TYP. PLATE TYP 1 1 2 SECOND FLOOR IERRAE ' 25 LIVING ROOM GARAGE HALL RY' STORAGE 277]/_F:SLAB: 9875 _____ ___ i SECTION E -E' `ryP. 3/8 41PLATE z CD WNDW HD I I M. BEDR OM c Z F O 1A TYP. 1 TYP. I U _ F.SHTG: 11 14 N z CD PLATE _ Z O i m WNDW HD REVISIONS: INT. 8 IXT. WAS COASTAL/CLIENT REVISIONS U.N.O. A\ 6/12/17 d TYR x E� OFFICE z C7 20 TYP. @ s TYP. d FLOORS _ F.SHTG: 10 88 * W ,62.46 F E.G. _ d Piot Date: 06/15/17 x E 3 I 3 TYR START DATE: 1/3/17 W z SCALE: 1/411- 11-011 SHEET A-4 14-43 PLATE _ FURR DOWN I I I ESHTG: 108.75 f - -- I _ J PLATE - - - E.G.'- _F. SLAB: 98.75 _ _ JI PLATE _ 1-� o i _F.SLAB: 98.75 38 12 DTVP. @ EXT. WALLS M. BEDROOM 3,8-12 M. BATH TVP. @ ROOF GUEST BATH W.I.C. GUEST BEDROOM OFFICE 20 TYP. @ FLOORS TYP. MECH'L. HALL TYR LAUNDRY ? SECOND FLOOR IERRA E I 25 _ PLATE WN DW HD INU PLATE ESLAB: LINE OF ROOFING MATERIAL -SHOWN DASHED LINE-TYP. GARAGE 8 c \� I9 ITYP.J SECTION G -G 4 1--'TYP. LINE OF ROOFING MATERIAL L V( --SHOWN DASHED LINE -TYP. LI1YP I ,DUCTING IN SOFFIT BEYOND M.CLOSET B DR00 2 7 LIVING POWDER SECTION H -H GAME ROOM TYR KEY NOTES -SECTIONS o e �2x RAFTERS/ROOF JOISTS -SEE FRAMING PLAN " F I w MIN. RAFTER DEPTH 21 �' 13 TYP. TYP. @ n '� ^ " ¢ 1 TYP. 20 ROOF a BEAM PER STRUCTURAL w - w m El 0 w _PLATE _ 3 CONCRETE FOUNDATION AND FOOTINGS e a e e e w WNDW HO -SEE FOUNDATION PLAN CONCRETE SLAB W/ REINFORCING STEEL TYR @ o/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO. �LJ� 26 ¢ 8 EXT. WALLS ❑ 2z4 CEILING JOISTS @ 1610.c. IJ ��- TVP. 5 L�F� - 11 TVP. ^ © DOORS AND WINDOWS -SEE PLAN -TYPICAL , j M. BEDR OM ° D2x4 STUDS @16"o.c.(TYPICAL U.N.O.) �I d 14 TVP 1 TYP. � 2z6 STUDS @ 16"o.c. � x I-1 I -I I'"I ESHTG: 116.14 F.SHTG: 11 14 2x P.T.D.F. MUD SILL F I - - I PLATE LJ PURR DOWN 10 FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN z f"L_ pj AT ENTRY ILEI �I F1 ¢ _ WNDW HD 11 ExTER10R PLASTER a/ METAL LATH a/ BUILDING PAPER U (THIS ROOM COLOR COAT. -SEE SPECIFICATIONS -BHT A-3 EXTERIOR WOOD SIDING a/ BUILDING PAPER SEE SPECFICATIONS-SHT A-3 FLM s ^ q ❑ GUARD +42" ABOVE ADJACENT SURFACE u j 12 PICKETS -MAK SPACE 3-7/8" BETWEEN °I 13 5/8" PLYWOOD ROOF SHEATHING 6 SEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS. jyl x ENTRY I 4 1-1/8" TBG PLYWOOD SUBFLOOR E" - 15 WHERE DUCTING CAN NOT BE WITHIN AN INSULATED ENVELOPE PROVIDE w SOFFIT FRAMING AND R VALUES PER T24 TO MAINTAIN DUCTS WITHIN z CONDITIONED SPACE - TYPICAL 1j �r --NOT USED ¢ F.SHTO: 1044 17 STAIRS. SEE PLAN FOR RISE AND RUN HANDRAIL - 34" TO 38" ABOVE NOSING Fl -,]2z SOLID BLOCKING TYP @ RAFTER DEPTH 2I ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, w�mFiauz WALLS 19 10 19 R-13F.G. BATT. WALL INSULATION AT 2X4 WALLS CONCRETE WALL. C1mE WALL LINE, TYP. UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED RAGE E.f. -46 A 19 F.G. BATT. WALL INSULATION AT 2zfi WALLS. SEE 24 z IL_—II I SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 / E 20 R-19 INSULATION AT UNDERFLOOR DECK:SEE"DECK MATERIAL" NOTE ON SHEET A-2.2. ¢ z i Lu a_ x TVP. S 3. T!P1 / 20B R-301NSULATION 1 Pi PROVIDE GREATER THAN 10-1/2" JOIST SPACE. 2 FIRE BLOCK @ 10'4"0.c. HORIZONTAL AND VERTICAL, PER CRC R302.11 o F g Nc\j z '0 zT /� 21 ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN AND z �>�pRK i"14 \ 27 _ ELEVATIONS z oo_x w�"'� i MAINTAIN KNISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. FROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PER 22 CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE SOILS REPORT. SEE DETAIL: * AWAY FROM BUILDING. SEE DETAIL 30 mI D D No. C 22162 11 TYP. p PROVIDE DUCT ID AND INSULATION PER T-24 AND MECH CODE. PROVIDE Ren. 7/31/17 dy, S 19 5/8" TYPE "X' GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE DUCTING IN CONDITIONED SPACE PER T-24 CALLS W�� ¢ / 5/8" TYPE "X' GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE'W' wn�¢x NLa~a aopw�w4w x GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.)-W/P GYPSUM azwuxjo Nw wmowrc EXT. WALLS BOARD ENTIRE GARAGE WHERE TYPE'7P' NOT REQUIRED BY CODE. U LL' F.SHTG 118 PLATE 7 ENERAL NOTES -SECTIONS pq Z rn MIN. RAFTER DEPTH 2I ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, w�mFiauz 8 AT WALL LINE, TYP. UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED W z ro I SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 GAME ROOM ---- TYR 3 DECK:SEE"DECK MATERIAL" NOTE ON SHEET A-2.2. Nw¢xmx rc aoo�u xmor rca�usa mmasoo,.,. z Lu a_ 3� -------WNDWIID 2 FIRE BLOCK @ 10'4"0.c. HORIZONTAL AND VERTICAL, PER CRC R302.11 w ¢ g Nc\j z '0 zT p WATERPROOFING. INSTALL BELOW -GRADE WATERPROOF MEMBRANE PER �>�pRK i"14 \ z MANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARD C� FROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PER SOILS REPORT. SEE DETAIL: * mI D D No. C 22162 11 TYP. p PROVIDE DUCT ID AND INSULATION PER T-24 AND MECH CODE. PROVIDE Ren. 7/31/17 dy, S 19 E DUCTING IN CONDITIONED SPACE PER T-24 CALLS 1�� CALLt ¢ WALLS TYP. @ 8 Z O x F EXT. WALLS F U LL' F.SHTG 118 PLATE 7 ENERAL NOTES -SECTIONS pq Z 0 WNDW D 1. PROVIDE FIRE BLOCKS @ 10'-0"o.c. BOTH VERTICALLY AND ¢ TYR @ WALLS 19 TYP, F-31 I HORIZONTALLY PERCRC R302.11 2. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVAL HORIZONTALLY. CRC R302.11 3.I WHERE "LIGHT WEIGHT CONC" IS CALLED OUT, INSTALL W n I WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. toEl 'Z x O E. F.SHTG1 ----------------- - --------------LTE--2 Z NOTE TO STRUCT. ENG'R Z " PROVIDE 1 s" FLOOR SHEATHING UNLESS NOTED OTHERWISE. FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESS 0 Ln THAN THE MEASURED LENGTH FOR CALCULATION PURPOSES WHEREVER POSSIBLE. p COcm c\j E Z z Q E­ c_-) Z� L) z z Q U F.SLAB: 97.7 W V i I -- �r W TYP. @ WALLS 19 8 n W z ro GAME ROOM TYR 3 n TYR IS] HORIZONTALLY PERCRC R302.11 2. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVAL HORIZONTALLY. CRC R302.11 3.I WHERE "LIGHT WEIGHT CONC" IS CALLED OUT, INSTALL W n I WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. toEl 'Z x O E. F.SHTG1 ----------------- - --------------LTE--2 Z NOTE TO STRUCT. ENG'R Z " PROVIDE 1 s" FLOOR SHEATHING UNLESS NOTED OTHERWISE. FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESS 0 Ln THAN THE MEASURED LENGTH FOR CALCULATION PURPOSES WHEREVER POSSIBLE. p COcm c\j E Z z Q E­ c_-) Z� L) z z Q U F.SLAB: 97.7 W V i I -- Plot Date: 06/08/17 1 x, E START DATE: 1/3/17 w z SCALE: 1/411- 11-011 5 SHEET ILQ Ii M! 14-44 �r W W z Iwo Lu a_ 3� co w x F g Nc\j z w z C� E Z O F H U LL' w z Z 0 m REYAM & 2 ,AL/CLIENT REVISIONS zhCO 6/12/17 / / ¢ x E� w z F ¢ Plot Date: 06/08/17 1 x, E START DATE: 1/3/17 w z SCALE: 1/411- 11-011 5 SHEET ILQ Ii M! 14-44 F.SHTG: 118.14 F.SHTG: 105.88_ J _ J PLATE Ihm in F.SLAB: 98.75 w MIN. RAFTER DEPTH 12 AT WALL LINE, TYP. 3/8 TYP LINE OF ROOFING MATERIAL 206 ROOF @ SHOWN DASHED LINE -TYP. r TYP. ` FIREPLACE FLUE ` n TYP @ G L ERY DINING EXT. WALLS �WALLS------------------ STORAGE HALL SECTION K -K 0 TV/ 17 LIVING GAME ROOM Iwo MIN. RAFTER DEPTH AT WALL LINE, TYP. PLATE_ @INT.LMLOPLE> —WNDW D 7 WAL S U.N.O. 0WALLS TYR F.SHT111817 WWAAL S 19 1P1 HARDSCAPE SLOPE SEE CIVIL LT 0 PLATE _ r I PLANTER F--- - - - - - - - -,_ E.Gf_'i , J m CURB: 98.75 DECK Y GARAGE 2\ TYP @ LINE OF ROOFING MATERIAL ROOF 208 3/8 12 -SHOWN DASHED LINE -NP. BEDROOM 4 BATH 4 STORAGE SECTION M -M lE TYP. @INT. 7 8 WALLS U.N.O. �. BATH 3 KITCHEN GAMEROOM MIN. RAFTER DEPTH AT WALL LINE, TYP. _ PLATE_ WNDW I D 8 NP. @ EXT. WALLS 'n „ TYR F.SHTG k118;7 _ PLATE WND;T 28 Tn e w w u KEY NOTES -SECTIONS p v a a e � OF CAL% o o w p a cn al 2x RAFTERS /ROOF JOISTS -SEE FRAMING PLAN r q w 0 p O ull m w p e 0 < m w ^ = x ❑BEAM 2 PER STRUCTURAL o w F z m w w w CONCRETE FOUNDATION AND FOOTINGS W a 3 -SEE FOUNDATION PLAN p = - ie w z ®CONCRETE SLAB W/ REINFORCING STEEL w p p d a/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO. �, F u^ u 2x4 CEILING JOISTS @ 16"o.c. II 1. PROVIDE FIRE BLOCK$ @ 1D-0"o.a. BOTH VERTICALLY AND © DOORS AND WINDOWS -SEE PLAN -TYPICAL ,—rl IJ ❑7 2x4 STUDS @ 161a.c. (TYPICAL U.N.O.) HORIZONTALLY PER CRC R302.11 E I ®2x6 STUDS @ 16'a.0. �J d Ex-� ❑9 2x P.T.D.F. MUD SILL � W HORIZONTALLY. CRC R302.11 z 10 FLOOR JOISTS @ 1611o.c. -SEE FRAMING PLAN C7 3. WHERE `LIGHT -WEIGHT CONC" IS CALLED OUT, INSTALL o/ 11 EXTERIOR PLASTER o/ METAL LATH O/ BUILDING PAPER WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. COLOR COAT. -SEE SPECIFICATIONS -SHT A-3 11 EXTERIOR WOOD SIDING o/ BUILDING PAPER SEE SPECFICATIONS -BHT A-3 12 GUARD +42" ABOVE ADJACENT SURFACE IJ O PICKETS -MAX. SPACE 3-7/8" BETWEEN F 13 5/8" PLYWOOD ROOF SHEATHING d SEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS. I_NOTETOSTRUCT.ENG'R 14 1-1/8" T&G PLYWOOD SUBFLOOR E" 15 WHERE DUCTING CAN NOT BE WITHIN AN INSULATED ENVELOPE PROVIDE 6 W SOFFIT FRAMING AND R VALUES PER T24 TO MAINTAIN DUCTS WITHIN I���—I z CONDITIONED SPACE - TYPICAL — — — — — — — — — — — — — — — — — — — — — — — — — — — — — --NOT USED �.I 17 STAIRS. SEE PLAN FOR RISE AND RUN OTHERWISE. HANDRAIL - 34" TO 38'ABOVE NOSING 18 2x SOLID BLOCKING FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESS ,9 R-13 F.G. BATT. WALL INSULATION AT 2x4 WALLS ADJACENT TO CONCRETE WALLL_I Lo �—II THAN THE MEASURED LENGTH FOR CALCULATION R-19 F.G. BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24. E., 20 R-19 INSULATION AT UNDERFLOOR. PURPOSES WHEREVER POSSIBLE. d x O � F 20B R-30 INSULATION PROVIDE GREATER THAN 10-1/2" JOIST SPACE. o Z � z � x E­ W ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN AND z x m w> rc x • 21 ELEVATIONS MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIR c_-) L) 22 CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE Z� AWAY FROM BUILDING. SEE DETAIL 30 z W L)" zl 23 5/8"TYPE'("GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. zhomwL'r wnor�w_.J- a y 5/8" TYPE 'X'GYPSUM BOARD AT CEILING. PROVIDE 2 LAYERS 5/8" TYPE'X' ( 3UW jZmm�wdmOwK mta F w GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.)-W/P GYPSUM Opw~"i4w oI BOARD ENTIRE GARAGE WHERE TYPE X- NOT RECLINED BY CODE. I 24 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, .�aw¢oNQ3 .rOmz w�wFxa-�rxxF. rrww °o UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED Boz aw�w===u SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 im L'w 3prcrc 25 DECK: SEE -'DECK MATERIAL" NOTE ON SHEET A-22. xmoraznsa o: awawoo.,. z �>o 28 FIRE BLOCK @ 10'-D'a.c. HORIZONTAL AND VERTICAL, PER CRC R302.11 ' Lu � � rE 14P P7 WATERPROOFING. INSTALL BELOW -GRADE WATERPROOF MEMBRANE PER p., C-0 I MANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARD x g FROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PER z SOILS REPORT. SEE DETAIL: p2 23 No. C 22162 Dl Dl PROVIDE DUCT ID AND INSULATION PERT' 24 AND MECH CODE PROVIDE Ren. 7/31/17 S 28 Tn z O DUCTING IN CONDITIONED SPACE PER T-24 CALCS H U OF CAL% - cn C'S Z m r J m E, W GENERAL NOTES -SECTIONS 1. PROVIDE FIRE BLOCK$ @ 1D-0"o.a. BOTH VERTICALLY AND HORIZONTALLY PER CRC R302.11 2. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVAL HORIZONTALLY. CRC R302.11 3. WHERE `LIGHT -WEIGHT CONC" IS CALLED OUT, INSTALL o/ WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. F O F z I_NOTETOSTRUCT.ENG'R 6 ---------------------------------- Z PROVIDE 1 a' FLOOR SHEATHING UNLESS NOTED OTHERWISE. FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESS 0 Lo THAN THE MEASURED LENGTH FOR CALCULATION Q GV PURPOSES WHEREVER POSSIBLE. O co E Z � z � x E­ Q c_-) L) Z� z z W L)" 6 Q CD LLJ z °o �>o Lu C-0 x g z E N c A LIGHT WELL ,� W z C' d c x F W z d * REVISIONS F d x F W z d F d Piot Date: 06/15/17 F START DATE: 1/3/17 z SCALE: 1/411- 1'-0" c5 d SHEET A42 1*1 14-45 Tn z O H U w cn C'S Z m r J m W z C' d c x F W z d * REVISIONS F d x F W z d F d Piot Date: 06/15/17 F START DATE: 1/3/17 z SCALE: 1/411- 1'-0" c5 d SHEET A42 1*1 14-45 rias 1 Mun rLAW kVJ o.ua o.r. BASEMENT FLOOR PLAN KD ITL F, T ff ITIITU LI SECOND FLOOR SECOND FLOOR z DECK B 01 S 01 275.06 S.F. O_01 10829S F. I S 02 651.20 S.F. D_02 217 19 S.F. 5_03 1496.92 S.F. D 03 B S_04 94.50 S.F. D_04 190.76 S.F. S_05 -99.38 S.F. 1727.87 S.F. 827.875.F. 2418.3 S.F. Q 828 S.F. 2,418 S_F. O � FIRST FLOOR FIRST FLOOR DECK F 01 0.29 S.F. FD_01 173.36 S.F. F 02 269.23 S.F. 173 S.F. F 03 53.59 S.F. -20.31 S.F. -82.50 S.F. -1.39 S.F. 2,861 S.F. BASEMENT FLOOR BASEMENT FLOOR z GARAGE B 01 5.08 S.F. G_01 79.40 S.F. B 02 249.17 S.F. G 02 56. S.F. B 03 278.09 S.F. G_ 3 124.69 .F. 1 B 04 964.73 S.F. 866.34 S.F. B 4.04 .F. 860 S.F. B_06 190.76 S.F. Wm 1727.87 S.F. Ln NOTE: ANY DIMENSIONS PROVIDED ON THESE SQUARE FOOTAGE CALCULATION SHEETS SHALL BE USED FOR SQUARE FOOTAGE CALCULATION PURPOSES ONLY. LEGEND HABITABLE AREA GARAGE AREA DECK ROOF DECK (NOT APPLICABLE AREA TOTALS BASEMENT FLOOR 1,728 S.F. FIRST FLOOR2,861 S.F. SECOND FLOOR 2,418 .F. GARAGE DECK 860 S.F. 994 S.F. SEE "PROJECT DATA" ON SHEET A-1 FOR SQUARE FOOTAGE CALCULATIONS. A N • O m N W Y # • N N N O O O • O D Q � E- W O N x Y C • O Ey _ m • m m e e 9 m w W z �N mmu�o ��ynu�-I� d I� IJ # 17-21 ll cell El �J x E z z 6 x E+ O E+ z z 3tt N �O ¢O�Q6O~ p3jN I--1 3¢F wOW—FOw _ w�4V wpoo•aJ Na¢�3�e� E'i ¢Omz — j3p —E FO �rc00>z W —a3¢am3ac z �� wPRK iE•9i FPi.� � ** # No. C 22162 Ren ]/31/1�]q CAI\W'�`P x E- COASTAL/CLIENT REVISIONS 6/12/17 Plot Date: 06/15/17 START RATE: 1/3/17 SCALE 1/4" - T-0" SNEET A-6 a i .a # 14-46 z z Q Wm Ln Q CV cm O � Z z CV OF) Q R� CD U z z= W C3" C-0 LL 00 Wz� ccI> o Lu 5 TM c0 OLLud T N cv Z COASTAL/CLIENT REVISIONS 6/12/17 Plot Date: 06/15/17 START RATE: 1/3/17 SCALE 1/4" - T-0" SNEET A-6 a i .a # 14-46 CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92659-1768 0171' or NEWPORT BRACH BUILDING DEPARTMENT G5\FAAI.fAMIlNG SPFL7( IVATIDNS (FYFR11 UJ UPs , lU B \ 1YR i MK P LL 1-f 54 nq j P Ft•{) 11 : n - "1 - Kw FYI 1:. )R lii I'H1 f�1PvvBA tLRAH Ilxll II.RF 1l1YTPMAIFI tPR S[}l'cII NI kI FTFR UPMC. 1 AM'ROAMA, 'nEUU aDRA\AUHL PANU�IS tNvN�WtYRCftu4j'Ik' REC IL 51'b¢t' FIil1M"rlwr(fliii)S.iUn)!hD.(n+RUn'HllFt l>`+XIW:TIIV !LBIAULi H}I%IINt IliN (1E.I-- AN - tllNAMAIFXIA()VYNI bP 91TR. l J. 1\ I.PMl htA N.INRF.t.I. t C(JNH"AiM N'11Fi ('1LVTFP !'!IF 1t.T: RqM('. Il u' a!� ONlim .t IfC AItR IlT1�ANR Cl kfh`yrkl^ t.1._.Wi:,Stlf'IN9h4(t'.1M:Si:.I.. YY31.:V11+\(J.v AC..Ri.SYC:NI]IfFii1k I aA1A:Y Ali. N al[IRI\I.I. O AS'(i. II ..LqF At TI[I tIJ.11rNIFfll "Fl, Il/.r l'r ),_rhnflSM1II.I S.(LUM1 l KS f.K SIW EROSION LUNI RUL OL Nkpp 1ft`1`1l�IfflNtlll�C WtR f bl F T XHf bLny 1H 14tFX(aJ'.'A a•IVIU 1 R II➢Rp AIIwU}< II 111 Dq TILWM. tit 1 f11L! 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YNI:f)I:1Nf.r fH(IVUOF I\. rMK "Alf, ixJIUkUI..VU11N Anr1x34 a1 .SIR+.NSIAIU0. ]0945 Ek('�'.UIL9wAxX ANR'US[14T.,BO, 11.1 T S I1 I a PfT1 (K UI M- V1 I LJ Ik IlY - 3 R.1µhWEUt.CU1 I lA- , }y1kUL -iRE ULT, TII UI)M(2W1 NI hT41141U L1f V -:k O 'L114'[.�T1N - .W FftU�+ll \LRIt lIN IVR V L �)l6: M Cl Irl-TIft fll fl!k Illi PIINUCI)F.SC C! 1 YO IONRC YWD Y( il�)H.IIk Y11151T , ATI 1 r I�UIkRN TEnYF'1{ API U(RAINNt1�L.1 11 'LALL IR) 11 Nfl (I:I+:I.VI tVVALAS IVt'II 9A:GUALTIHTIII 'r11:1tiN 143 1121.vI11-1 Y,,19FFU IFU BY l F(H.g1R itl`IY)0. 1:11 tt 'Vt INI'IN 4D(1.5 . IULL:^RMr,v1:NILT M!eknlr,N� PurpN1T e:R�tl+i Mi�On �Ers elan ry srnpTV cR9gv:. 01R'I-QUANTITY EMMI.NTE: PMMJ 'I 14I'1+'kR!vf:£trvlli +L. CUT 480 CU.YDS. (MNEX 90 ...... C.U. YD::. FILL 170 CII. YDS. NUIF: fANY E C-Afpx IVP WAIL flT; (irF A. U,TIH SIIiIImFV�l�lll� �'OT BFp)\Kn t_9LC 1.1'GU. Y l r', V SILL PIA713,'EARTH SEPARATION rootTl� >1 L NIL > _ 1 ........... 0 FOND; .5 f3f­! tt.11:1111­ A-1 CONSTRUM ]ON NOTES. r7 ­,zn ........... I FJOTTOMUSS TRENCH D11,1J.14101. ".f, IMM1-1111A. '_rx, 6) D ca ( I�V (1-1-CT—A A—MAIN]NU t,lLAT1;R.1TF:. 4 .. ..... ....... . . FF - "1 56 no z I0wo Zo GIR NMtVRTE_zBf1)j�2qC. E. 11-1 _ --I MrWs: rFF "�om i D, Fa -mm 1w, Al 111, 111. A-1 "IX" .............. ... .......... L I . : .1 Al . . . ............ fpi J. -T��:.�-."�-'�l'�l'I'l"!',',"'I'll"1.11.kl, -.Do I, WWI ;0A, A111.5 —Io7 IT = lN.42 ou FF , �;bop 97.76 17 FF IMAD PM -,108.0 ...r1. 1111"TA M -111!-11L I -a- 7 PV DIRTWANTITY ESIMME: .. .......... F"; TT ­ _i- hNlI U, D1. Q() MAM . . . ............. 1 11 1 R nkt,F --------- GRADING PLAN PROPERTY OER 1BENCIPMARK: NNN 7_1 'I I•REPARE!)!!`r' UCA-McCOy. INC:. NC OF 11 16 FV I'M Nf. CANWINI 14-48 n l� z � I G� y z LANDSCAPE AREA -01 Main Aroa: 86.18 s1 fb d L LANDSCAPE AREA -04 Maim Area: 201,2(0 sal fb 1 LANDSCAPE AREA -08 Main Area: 7,07 s1 4 LANDSCAPE AREA -07 Main Aroa: 45.50 s1 fb P, 7"4803" W 136.20 ,1��18111i11i�liiAlClll® -mss -s �o ® P9-gtls LgY X 00N°s LANDSCAPE AREA-0°Ja-, - Main Aroa: 101,14 sal fb LANDSCAPE AREA -14 Maim Aroa: 247,01 s1 fD a YI LANDSCAPE AREA -15 LAWN AREA -IG Main Area: 14.16 e1 f-6 Maim Aroa: 14ZG4 s1 ft PROJECT INFORMATION DATE: 6-6-17 PROJECT APPLICANT: 216 Evening Canyon, LLC PROJECT ADDRESS: 216 Evening Canyon Newport Beach, CA 92625 TOTAL LANDSCAPE AREA (SQUARE FEET): TOTAL LANDSCAPE AREA; 1,928.59 SQ, FT. TOTAL LAWN AREA; 255.08 SQ, FT. TOTAL WATER FEATURE AREA; 239.02 SQ. FT, PROJECT TYPE: NEW WATER SUPPLY TYPE: POTABLE, CITY OF NEWPORT BEACH WATER SYSTEM SERVICES. WATER SYSTEM SERVICES SUPERVISOR, CHRIS AUGER (949) 644-3019 CONTACT INFORMATION FOR THE PROJECT APPLICANT AND PROPERTY OWNER: 216 Evening Canyon, LLC 1 Corporate Plaza Dr. Suite 110 Newport Beach, CA 92660 949-756-8393 APPLICANT SIGNATURE DATE "I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO" WELO PRESCRIPTIVE COMPLIANCE NOTES: y INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES INTO LANDSCAPE AREA (UNLESS ® CONTRA-INDICATED BY A SOIL TEST); PLANT MATERIAL SHALL COMPLY WITH ALL OF THE FOLLOWING: (A) FOR RESIDENTIAL AREAS, INSTALL CLIMATE ADAPTED PLANTS THAT REQUIRE OCCASIONAL, LITTLE OR NO SUMMER WATER (AVERAGE WUCOLS PLAN FACTOR 0.3) FOR 75% OF THE PLANT AREA EXCLUDING EDIBLES AND AREAS USING RECYCLED WATER; FOR NON-RESIDENTIAL AREAS, INSTALL CLIMATE ADAPTED PLANTS THAT REQUIRE OCCASIONAL, LITTLE OR NO SUMMER LANDSCAPE AREA -17 WATER (AVERAGE WUCOLS PLAN FACTOR 0.3) FOR 100% OF THE PLANT AREA EXCLUDING EDIBLES AND AREAS USING RECYCLED WATER; Maim Area: 121.25 eel fb (B) A MINIMUM THREE INCH (3") LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. WATER FEATURE Maim Area: 23,9.02 s1 fb LAWN AREA -IS Main Area: 10743 eel fb LAND5GAPE AREA -0(0 LAND5CAPE AREA -13 / / LANDSCAPE AREA -22 / 1 LANDSCAPE AREA -21 \ LAN25GAPE AREA40 LANDSCAPE AREA -105) Maim Area: 1005),31 s1 fb Main Area: 2518 614 Maim Aroa: 20),38 sal fb Maim Area: 3(004(0 614 Maim Area: 37.10 s1 fb Main Aroa: 40.8°5) sal fb ----------- I IRRIGATION SYSTEMS SHALL COMPLY WITH THE FOLLOWING: (A) AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA (B) IRRIGATION CONTROLLERS SHALL BE OF A TYPE WHICH DOES NOT LOSE PROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. (C) PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURERS RECOMMENDED PRESSURE RANGE. (D) MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY. (E) ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET I N THE ANSI STANDARD, ASABE/ICC802-2014. "LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD." ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. Irrigated Landscaped Area LANDSCAPE LAWN WATER FEATURE LOT S.F. TOTALPROPOSED 1,928.59s ft 255.08s ft 239.02s ft 7,988.01s ft TOTAL PROPOSED % 24.14% 2.99% 3.19% TOTAL IRRIGATED LANDSCAPE+ WATER FEATURE 2,422.69s ft � iiie ��'_ .��'. d„�,♦'' �n -e ' a e P L.IANI,vGAF•- mI n9. > - m i' ���111111\111111 Maim Amai% !•+ v ild�fi. cr6.�, Or{�,lill v�ir{ )III 1111111 111111 TD — — a^•�a,1A� dal• h ....rl..: cu .............. ...ws tr o>.:<$:.ue sz 11M, 0I lip 1. 111 1 _�®11.'�l /6 I I _ ai_S.1 iia aa�All Asti �aaII,I��� pveee.� .++ • r �Ol�1�I; LANDSCAPE AREA -14 Maim Aroa: 247,01 s1 fD a YI LANDSCAPE AREA -15 LAWN AREA -IG Main Area: 14.16 e1 f-6 Maim Aroa: 14ZG4 s1 ft PROJECT INFORMATION DATE: 6-6-17 PROJECT APPLICANT: 216 Evening Canyon, LLC PROJECT ADDRESS: 216 Evening Canyon Newport Beach, CA 92625 TOTAL LANDSCAPE AREA (SQUARE FEET): TOTAL LANDSCAPE AREA; 1,928.59 SQ, FT. TOTAL LAWN AREA; 255.08 SQ, FT. TOTAL WATER FEATURE AREA; 239.02 SQ. FT, PROJECT TYPE: NEW WATER SUPPLY TYPE: POTABLE, CITY OF NEWPORT BEACH WATER SYSTEM SERVICES. WATER SYSTEM SERVICES SUPERVISOR, CHRIS AUGER (949) 644-3019 CONTACT INFORMATION FOR THE PROJECT APPLICANT AND PROPERTY OWNER: 216 Evening Canyon, LLC 1 Corporate Plaza Dr. Suite 110 Newport Beach, CA 92660 949-756-8393 APPLICANT SIGNATURE DATE "I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO" WELO PRESCRIPTIVE COMPLIANCE NOTES: y INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES INTO LANDSCAPE AREA (UNLESS ® CONTRA-INDICATED BY A SOIL TEST); PLANT MATERIAL SHALL COMPLY WITH ALL OF THE FOLLOWING: (A) FOR RESIDENTIAL AREAS, INSTALL CLIMATE ADAPTED PLANTS THAT REQUIRE OCCASIONAL, LITTLE OR NO SUMMER WATER (AVERAGE WUCOLS PLAN FACTOR 0.3) FOR 75% OF THE PLANT AREA EXCLUDING EDIBLES AND AREAS USING RECYCLED WATER; FOR NON-RESIDENTIAL AREAS, INSTALL CLIMATE ADAPTED PLANTS THAT REQUIRE OCCASIONAL, LITTLE OR NO SUMMER LANDSCAPE AREA -17 WATER (AVERAGE WUCOLS PLAN FACTOR 0.3) FOR 100% OF THE PLANT AREA EXCLUDING EDIBLES AND AREAS USING RECYCLED WATER; Maim Area: 121.25 eel fb (B) A MINIMUM THREE INCH (3") LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. WATER FEATURE Maim Area: 23,9.02 s1 fb LAWN AREA -IS Main Area: 10743 eel fb LAND5GAPE AREA -0(0 LAND5CAPE AREA -13 / / LANDSCAPE AREA -22 / 1 LANDSCAPE AREA -21 \ LAN25GAPE AREA40 LANDSCAPE AREA -105) Maim Area: 1005),31 s1 fb Main Area: 2518 614 Maim Aroa: 20),38 sal fb Maim Area: 3(004(0 614 Maim Area: 37.10 s1 fb Main Aroa: 40.8°5) sal fb ----------- I IRRIGATION SYSTEMS SHALL COMPLY WITH THE FOLLOWING: (A) AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA (B) IRRIGATION CONTROLLERS SHALL BE OF A TYPE WHICH DOES NOT LOSE PROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. (C) PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURERS RECOMMENDED PRESSURE RANGE. (D) MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY. (E) ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET I N THE ANSI STANDARD, ASABE/ICC802-2014. "LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD." ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. Irrigated Landscaped Area LANDSCAPE LAWN WATER FEATURE LOT S.F. TOTALPROPOSED 1,928.59s ft 255.08s ft 239.02s ft 7,988.01s ft TOTAL PROPOSED % 24.14% 2.99% 3.19% TOTAL IRRIGATED LANDSCAPE+ WATER FEATURE 2,422.69s ft RIWI510N5 BY ENVIRONMENTAL D E S I G N S 1278 Glemmeyre 5t. 01 °5)(o Layums Beach CaII+ormIa07,&5)1 Te 1 eoo el 1-3010 Pax:000 elI-3o 14 Enviremm�ntal Deaigna LsNaeaPe.wm WELO - PRESCRIFTIVE COMPLIANCE PLAN CRAIG Pr FFYFFCR CP APRIL 21, 2017 ZI/o �.G_Prebmivnary_/o-/o-17.vwe SHCCT L - Copyright © 2017 Craig de Pfyffer - Ownership of Documents—Drawings and specifications as instruments of service are the property of the Landscape Architect whether the work for which they are made be executed or not. 2 14-49 PLANT LEGEND 5YMPOL BOTANICAL NAME COMMON NAME MATURE 5I= TREE5 4'H -7'W Cohfornia Meadow Sedge (o" H LIG TeX Ligvstrvm iaromcum 'Texanum Wax -Leaf Prnet 5'-&'H x 3'W MAINTAINED PHO ROE Phoemx roebelinu Pygmy Date Palm 8'H x 5'W PIT MAR Pittosrorum tanmfohum 'Mariome Channon' Marjorie Channon Kohvhu lo'Hx&'w 6HRU156 AGA ATT. Agave attenvata '15outm 1514 aka 'Nova 1519. FoxtaJ Agave PHY NIG Phyllostaehys Nigra Blaek Bamboo 3'H x Z'W MAINTAINED PIT TUR Pittosrorum toblra 'Turner's Variegated Dwarf' Turner's Pitt Mock Orange Z'Hx2'W PIT VAR PRttoerorum tobvs 'Variegate' Variegated Moek Orange 4'H x 4'W RU5 eQU Ruseelia eyuisetlformle Firecracker Plant 3'H x 3'W GROUNOCOVER9 / PERENNIALS ANI 1516 Amgotanthoe'151g Red' CAR PAN Carex ranea ' Cyrervs rsryrue Ronells tasmomca 'Variegate 2. Oymonxlia morgsretae Festvea elatior 'Marathon II' Phormivm 'Dusky Chief' eNT9 Aaonmm 'Mint Bauoer Aeomum arboreum 'eleotrs R 0enecio serrens big Red Kangaroo Powe 4'H -7'W Cohfornia Meadow Sedge (o" H Paryrve 5'H x Z'W Variegated Flax Ldy Z'H x 2'W 9Jver Carpet Z'H x (iaW Tall Feecus TURF Dusky Chief New Zealand Flax (o'H0'W Ginner Plate I'H x I'W Purple Pinwheel Aeomum I'H x 2'W $Ive Chalkstmke I'H x I'W LAND50AM GENERAL NOTE: ALL TREE5 WITHIN THE PROPERTY INDUDING NEW/PROPO5ED AND EXISTING TO REMAIN, ARE TO BE MAINTAINED (TRIMMED, PRUNED, LACED, ETC,) AT A HEIGHT 50 A5 NOT TO DETRACT OR IMPEDE ANY NEIGHBORING OCEAN VIEWS. 5HOULD THE MAINTAINING OF THE TREE HEIGHT5 (A5 DE5CRI15E2 HEREIN) NOT BE FEASIBLE, THE TREE5 IMPACTING THE NEIGHBORING OCEAN VIEWS WILL BE REQUIRED TO BE REMOVED, ALL HEDGE5 MUST BE PLANTED AND MAINTAINED AT HEI9HT5 A5 REQUIRED PER THE XC R5 A5 FOLLOWS; (A) FRONT SETBACK 3'-O° ABOVE EXI5TING ADJACENT GRADE AND (B) GIDE AND REAR YAR25 BEHIND THE FRONT YARD 5ET15ACK 5'-(0° ABOVE EXISTING ADJACENT GRADE. - a . REV1510N5 BY ENVIRONMENTAL D E S I G N S 1278 Glenne-yre 5t. 01°J(o Laguna Beach CaIifornia07,&V Te1:'5300 elI-3010 Pax:000 811-3014 Enviremm�ntal Deaigna LsNaaaPe.wm PRELIMINARY PLANTING PLAN CRAIG PE FFYFFER CP APRIL ZI, Z017 ZI/o �.G_Prelwmary_/o-/o-17.vwe .HCC L-2 Copyright © 2017 Craig de Pfyffer - Ownership of Documents—Drawings and specifications as instruments of service are the property of the Landscape Architect whether the work for which they are made be executed or not. Z 14-50 :v.cR ,v4:; :J ;:a v✓?:: l31�a LtifLi Al OY'1Jb=\Lil l:crL•J'l'dc. U:tJYdd dJil\]i4:ir-}.Nb:i•.o:uYlt(l:sJctTi(: �t R7XtRl)aa 74'YIW,JAtM%Jd :4)II:.:Tiaa>V);) £irf:E'/S6 WO WAl._xA&;NI *)It vQ1JlCYJ 11.1 ia:J)t N0 1 Y 401:?idS,M DMIG-1100 3111 U1()3LLiL UAq V N A+_H.:•:U tR�J Svtr wLTYidRy f 6(111. plJ1l.)3a9Y Uk( J6adi r C.U3W 15vJ rtY aO :V6' tx (cq•ut.` (tg91• t'J'fIJYdNia(kENillV )J. 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