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HomeMy WebLinkAbout05_Beljak Residence CDP_PA2019-005CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Beljak Residence (PA2019-005) Coastal Development Permit No. CD2019-002 SITE LOCATION: 1713 East Bay Avenue APPLICANT: Brandon Architects, Inc. OWNER: Boris Beljak PLANNER: David S. Lee, Assistant Planner 949-644-3225, dlee@newportbeachca.gov LAND USE AND ZONING March 28, 2019 Agenda Item No. 5 • General Plan: RS -D (Single -Unit Residential Detached) • Zoning District: R-1 (Single -Unit Residential) • Coastal Land Use Category: RSD -B (Single Unit Residential Detached — (6.0-9.9 DU/AC) • Coastal Zoning District: R-1 (Single -Unit Residential) PROJECT SUMMARY A request for a coastal development permit to allow the demolition of an existing single- family residence and the construction of a new 3,282 -square -foot, single-family residence with a 495 -square -foot, attached garage. The project includes reinforcing and raising the height of the existing bulkhead. No work will be conducted bayward of the existing property. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2019-002 (Attachment No. ZA 1). 03/13/2018 Beljak Residence (PA2019-005) Zoning Administrator, March 28, 2019 Page 2 DISCUSSION Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. • The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with two- and three- story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. • The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Hazards • The project site is protected by an existing cast -in-place concrete bulkhead. The applicant is proposing to cast new concrete coping and construct a new concrete stem wall with the top of the bulkhead elevation at 10.6 feet North American Veritcal Datum of 1988 (NAVD88). A Bulkhead Conditions Report was prepared by Geosoils, Inc. on March 13, 2019, and concluded that the existing concrete bulkhead was in good condition. The existing bulkhead is proposed to be reinforced to support a concrete deck. Specifically, the applicant is proposing to cast a new concrete deadman and install new tie -backs. The Bulkhead Conditions Report concluded that the reinforced bulkhead will protect the proposed development. Tmplt: 04/03/18 Table 1 — Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Water) 25 feet 25 feet Rear (Street) 5 feet 5 feet Sides 3 feet 3 feet Allowable Floor Area 3,901 sq. ft. 3,777 sq. ft. Open Space (min.) 293 sq. ft. 295 sq. ft. Parking (min.) 2 -car garage 2 -car garage Height (max.) 24 feet flat roof 29 feet sloped roof 24 feet flat roof 26 feet sloped roof Hazards • The project site is protected by an existing cast -in-place concrete bulkhead. The applicant is proposing to cast new concrete coping and construct a new concrete stem wall with the top of the bulkhead elevation at 10.6 feet North American Veritcal Datum of 1988 (NAVD88). A Bulkhead Conditions Report was prepared by Geosoils, Inc. on March 13, 2019, and concluded that the existing concrete bulkhead was in good condition. The existing bulkhead is proposed to be reinforced to support a concrete deck. Specifically, the applicant is proposing to cast a new concrete deadman and install new tie -backs. The Bulkhead Conditions Report concluded that the reinforced bulkhead will protect the proposed development. Tmplt: 04/03/18 Beljak Residence (PA2019-005) Zoning Administrator, March 28, 2019 Page 3 • The finish floor elevation of the proposed dwelling is 9.00 feet NAVD 88, which complies with the minimum 9.00 feet NAVD88 elevation standard. A new concrete stem wall is proposed to be constructed around the perimeter of the dwelling that would protect against flooding up to an elevation of 10.6 feet (NAVD88). Flood shields (sandbags and other methods) can be deployed across the openings to prevent flooding to the structure. A Coastal Hazard Report prepared by Geosoils, Inc. on March 13, 2019 concludes that the highest high tide elevation (currently 7.7 feet NAVD88) will not exceed the proposed exterior curb of 10.6 feet NAVD88 using the low-risk aversion projected sea level rise (2.9 -foot increase) over the 75 - year design life of the structure based on estimates for sea level rise provided by the State of California Sea -Level Rise Guidance 2018. • Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The applicant provided an Erosion Control Plan to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution runoff and coastal waters derived by construction chemicals and materials. The Erosion Control Plan will be reviewed by the City's Engineer Geologist. Construction plans and activities will be required to adhere to the approved Erosion Control Plan. • Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 2,500 square feet of impervious surface area, a Water Quality Management Plan (WQMP) is required. A WQMP prepared by CivilScapes Engineering, Inc., dated February 27, 2019, has been submitted and will be reviewed by the City's Engineer Tmplt: 04/03/18 Beljak Residence (PA2019-005) Zoning Administrator, March 28, 2019 Page 4 Geologist. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Public Access • The project site is located in West Newport between the nearest public road and the sea. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family residence with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. Vertical access to the canal is available near the site on J Street and I Street. • The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. However, the adjacent street end of J Street includes a public bench for the public to enjoy views of the bay. The existing gangway and dock located directly adjacent to the subject property has no proposed changes and therefore will not impact the public view from the street end of J Street. Furthermore, all improvements in the front setback area of the subject property is limited to 42 -inches from existing grade. An investigation of the project site and surrounding area did not identify any other public view opportunities. The project may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family home with a single-family residence that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located in the R-2 Coastal Zoning District. Tmplt: 04/03/18 1� 1 Beljak Residence (PA2019-005) Zoning Administrator, March 28, 2019 Page 5 PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: David S. Lee, Assistant Planner MAI Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmplt: 04/03/18 Attachment No. ZA 1 Draft Resolution 03/13/2018 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-002 FOR A NEW SINGLE- FAMILY RESIDENCE LOCATED AT 1713 EAST BAY AVENUE (PA2019-005) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects, Inc., with respect to property located at 1713 East Bay Avenue, and legally described as Lot 7 of Block 26, requesting approval of a Coastal Development Permit. 2. The applicant proposes the demolition of an existing single-family residence and the construction of a new 3,282 -square -foot single-family residence with a 495 -square -foot attached garage. The project includes reinforcing and raising the height of the existing bulkhead. No work will be conducted bayward of the existing property. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 3. The subject property is located within the Single -Unit Residential (R-1) Zoning District and the General Plan Land Use Element category is Single -Unit Residential Detached (RS- D). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single Unit Residential Detached (RSD -B) and the Coastal Zoning District is Single -Unit Residential (R-1). 5. A public hearing was held on March 28, 2019, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place, and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located in the R-1 Coastal Zoning District. 7 Zoning Administrator Resolution No. ZA2019-### Page 2 of 8 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 3,901 square feet and the proposed floor area is 3,777 square feet. b. The proposed development complies with the required setbacks, which are 25 feet along the property line abutting the bay, 5 feet along the property line abutting East Bay Avenue, and 3 feet along each side property line. c. The highest guardrail/parapet is below 24 feet from established grade and the highest ridge is 29 feet from established grade. The proposed development complies with all height requirements. d. The proposed development provides a two -car garage, meeting the minimum garage requirement for a single-family residence. e. The proposed development exceeds the minimum 9.0 feet (NAVD88) top of slab elevation requirement for interior living areas of new structures. 2. The neighborhood is predominantly developed with two- and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The project site is protected by an existing cast -in-place concrete bulkhead. The applicant is proposing to cast new concrete coping and construct a new concrete stem wall with the top of the bulkhead elevation at 10.1 feet (NAVD88). A Bulkhead Conditions Report was prepared by Geosoils, Inc. on March 13, 2019, and concluded that the existing concrete bulkhead was in good condition. The existing bulkhead is proposed to be reinforced to support a concrete deck. Specifically, the applicant is proposing to cast a new concrete deadman and install new tiebacks. The Bulkhead Conditions Report concluded that the reinforced bulkhead will protect the proposed development. 4. The finish floor elevation of the proposed dwelling is 9.11 feet NAVD 88, which complies with the minimum 9.0 feet NAVD88 elevation standard. Continuous waterproofing shall be extended around the perimeter of the dwelling that would protect against flooding up to an elevation of 10.6 feet (NAVD88). Flood shields (sandbags and other methods) can 01-03-17 2 Zoning Administrator Resolution No. ZA2019-### Paqe 3 of 8 be deployed across the openings to prevent flooding to the structure. A Coastal Hazard Report prepared by Geosoils, Inc. on March 13, 2019, concludes that the highest high tide elevation (currently 7.7 feet NAVD88) will not exceed the proposed exterior curb of 10.6 feet NAVD88 using the low-risk aversion projected sea level rise (2.9 -foot increase) over the 75 -year design life of the structure based on estimates for sea level rise provided by the State of California Sea -Level Rise Guidance 2018. 5. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 2,500 square feet of impervious surface area, a Water Quality Management Plan (WQMP) is required. A WQMP prepared by CivilScapes Engineering, Inc., dated February 27, 2019, has been submitted and will be reviewed by the City's Engineer Geologist. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. However, the adjacent street end of J Street includes a public bench for the public to enjoy views of the bay. The existing gangway and dock located directly adjacent to the subject property has no proposed changes and therefore will not impact the public view from the street end of J Street. Furthermore, all improvements in the front setback area of the subject property is limited to 42 -inches from existing grade. An investigation of the project site and surrounding area did not identify any other public view opportunities. The project may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family home with a new single-family residence that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. 01-03-17 9 Zoning Administrator Resolution No. ZA2019-### Page 4 of 8 Fact in Support of Finding: The project site is located on the Balboa Peninsula between the nearest public road and the sea. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing duplex with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 2. Vertical access to the canal is available near the site on J Street and I Street. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-002, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 28TH DAY OF MARCH, 2019. Patrick J. Alford, Zoning Administrator 01-03-17 2� Zoning Administrator Resolution No. ZA2019-### Paqe 5 of 8 EXHIBIT "A" CONDITIONS OF APPROVAL The development shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Coastal Development Permit No. CD2019-002 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. Prior to the issuance of a Certificate of Occupancy, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 5. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. 6. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 7. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 8. This Coastal Development Permit does not authorize any development seaward of the private property. Should the bulkhead require more extensive repair or replacement with construction equipment bayward of the private property, an additional Coastal Development Permit shall be obtained for the bulkhead from the Coastal Commission. 01-03-17 ZZ Zoning Administrator Resolution No. ZA2019-### Page 6 of 8 9. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 10. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock -piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 11. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 12. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the WQHP/WQMP and any changes could require separate review and approval by the Building Division. 13. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 14. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 15. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 16. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no 01-03-17 Z� Zoning Administrator Resolution No. ZA2019-### Paqe 7 of 8 longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 17. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 18. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 19. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 20. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 21. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 22. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 23. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 24. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 25. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including 01-03-17 Zoning Administrator Resolution No. ZA2019-### Page 8 of 8 without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Beljak Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2019-002 (PA2019-005). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 01-03-17 �-T Attachment No. ZA 2 Vicinity Map 03/13/2018 115 VICINITY MAP Coastal Development Permit No. CD2019-002 PA2019-005 1713 East Bay Avenue 03/13/2018 1� Attachment No. ZA 3 Project Plans 03/13/2018 1-7 BELJAK RESIDENCE 1713 BAY AVE E, NEWPORT BEACH, CA 92661 1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD ARCHITECT: OWNER: 1.800.227.2600 2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS DIG ALERT: ..:..::.. .ALUMINUM � BRANDON ARCHITECTS, INC. MR. BORIS BELJAK '' `'` 151 KALMUS DR. STE. G-1 1713 EAST BAY AVE. - SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 COSTA MESA, CA 92626 NEWPORT BEACH, CA 92661 ..............SPECIAL INSPECTIONS ............. 6 a P• 714.754.4040 CONCRETE SOUTHERN CALIFORNIA GAS: 1.800.427.2000 WWW.BRANDONARCHITECTS.COM a, 4 • FIRE PIT; ACCESSORY STRUCTURES MASONRY OR Q ......... 1. LANDSCAPE PLAN; BB CITY WATER & SEWER: 1.949.644.3011CONCRETE WALLS/FENCES; RETAININGWALL OVER 4 FT. HIGH FROM THE . STRUCTURAL ENGINEER: CIVIL ENGINEER:..... B TT M F THE F NDATI N T THE T P F WALL NDER EPERATE EARTH 0 0 0 ou o 0 0 o u s SUBMITTAL FOR H.O.A. PURPOSES). PACIFIC BELL TELEPHONE: 1.800.750.2355 PMA CONSULTING INC. CIVIL SCAPES ENGINEERING INC. PLAMEN PETROV P.E. WILL RALPH PE PLS 2. POOLS, SPAS, WALLS, FENCES,PATIO COVERS AND OTHER FREESTANDING CITY F NEWPORTRT BEACH 28161 CA ITAS CT. 28052 CAMINO CAPRT TRANO S TE 213 GYPSUM - PLASTER STRUCTURE REQUIRE SEPARATE REVIEW AND PERMITS. S U S S LAGUNA NIGUEL CA 92677 LAGUNA NIGUEL CA 92677 Q PUBLIC WORKS DEPT.: 1.949.644.3311 P: 714 717 - 7542 P: 949 464 - 8115 3 SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. ITY F NEWP RT BEA H PLANNING DEPT.: ND LEVEL N T T EX EED BA BA WITH TIMER BA WITH TIMER AND C O O C SOU O O C 50d 55d 65d SITE ( INSULATION - RIGID NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT GENERAL INFOMATION: 1.949.644.3200 [ l! I -1 i [ GENERAL CONTRACTOR: LANDSCAPE DESIGNER: Ia (� PROPERTY PATIO OR OPENING. .;. ,• --- p ZONING INFORMATION: 1.949.644.3204 MUR-SOL BUILDERS N/A. 4 - ■ = s ; ! 4. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR JOSH GROHS MASONRY - BRICK/STONE.SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA CITY OF NEWPORT BEACH BUILDING DEPT.. 119 E. ST. JOSEPH STREET PERMIT. GENERAL: 1.949.644.3275 ARCADIA, CA 91006 _ PERMITS: 1.949.644.3288 P: (626) 447 - 0558 BAY:AVE E 5. FIRE SPRINKLERS REQUIRED, CONTRACTOR TO SUBMIT FIRE SPRINKLER INSPECTIONS: 1.949.644.3255 W �w _ Y wr. ` a � � I � E'l —• � MASONRY CONCRETE BLOCKDRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN RINKLER PERMIT P N G INSPECTION. .FIRE SP RIOR TO CALLI G FOR ROOF SHEATHIN SURVEYOR• SOILS ENGINEER•WPOR CH DEPARTMENT. 1.949. 106 ,,, � � � � R � � APEX LAND SURVEYING, INC. EGA CONSULTANTS, INC. tP r 6. GLASS GUARD/HANDRAILS PAUL CRAFT, LIC. NO. 8516. 375-C MONTE VISTA AVENUE sALsa►�eLvoE g I PLYWOOD / GLU-LAM TIMBER ......... S ORANGE COUNTY HEALTH SERVICES: 1.714.834.3882 HUNT NGTON BEACH, A 4 COSTA MESA C 92627 84t.�a 7. CUSTOM SKYLIGHT & CURB UNDER SEPARATE PERMIT - G.C. TO SUBMIT P: 7141.488.5006E P: 949.642.9309 A _ S +� _ _ _ p STRUCTURAL DESIGN & DETAILS - ARCH. TO APPV. SHOP DWGS. PRIOR TO � 9 k E i fi, `c � �- - �; � i � �. . _ I al �° _ � *. - TY. A� � r F: 714.333.4440 F: 949.642.1290 H C 926 6 f F ar �y4 P SAND FABRICATION _ ........ ...... NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY INTERIOR . NTERIOR DESIGNER: TITLE 24 CONSULTANT: FOR REVIEW. DEL NORTE MR IBARCLAY BUTERA INTERIORS.......HERITAGE ENERGY GROUP Ju STEEL 1745 WESTCLIFF RUDY SAINS �9 pL4� �_L Street Park:;, �• w ,,, a �m C.N.B. NOTE: CHRISTOPHER BRANDON, PRINCIPAL ARCHITECT IS THE DESIGN _ NEWPORT BEACH, CA 92660 470 WALD, IRVINE, CA 92618 �LSUR - �s „� � s��'pq r� f REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, %� P: (949)650 8570 P: (949)789 7221 - cr I y Y F: 949 789 - 7222 f, ¢ 3 . - f►n p / WOOD INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH ( ) ��4N 7� THE DESIGN OF THE BUILDING. (NBMC 15.02.010) 4 S A 1 i Z an 07 ■a ■e �iJ AOAAV J ''' `� a•ti :$. k, �� -_ y°�� 4 ..PROJECT DIRECTORYMATERIAL LEGEND 9DEFERRED SUBMITTALS 7 AGENCIES IES& PUBLIC ES 2 NB MC (NEWPORT BEACH MUNICIPAL CODE) BUILDING AREA SCHEDULE LEGAL DESCRIPTION: CODES: r ! �" . CALIFORNIA CODES: 2016 CRC, 2016 CFC, 2016 CEC, [LNORTH ARROW APN: 048-232-25 2016 CPC, AND 2016 CMC, 2016 CAL GREEN Name AREA.. COMMENTS PARCEL 1: LOT 7 IN BLOCK 26 OF EAST SIDE ADDITION TO THE BALBOA TR. PARCEL 2: FIRST FLOOR 1260 SF OF BAY 1 UNIT N 90 00'00" E PARCEL 3: TOHE PORT 7 IN E ON OFLOCK QBAY AVENUE, 0 FEET IN WIDTH T SECTION OF E BALBO TR. OCCUPANCY CLASSIFICATION. R-3 / U PROPERTY LINE TAG. SECOND FLOOR 1639. SF REF. SURVEY FOR MORE INFO A OCCUPANTL AD Distance FIC N THIRD FLOOR 383 SF ......... .....:_.390.12 S.F. OCCUPANCY SEPARATIONS (GARAGE) 1 -HR. 1 SIM SECTION INDICATOR TOTAL LIVING 3282 SF. LOT INFORMATION: PROJECT DESCRIPTION: A101 S OF CONSTRUCTION V -B - SPRK R GARAGE 495 SF ZONED: R 1 FLOOR &FLOOR CEILINGS N/A �, SITE AREA. 3,341.64 S.F. BUILDABLE AREA. 1,950.59 S.F. TYPEON ' THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON THE HARBORSIDE OF THE PENINSULA AT THE TOTAL GARAGE 495 SF TOTAL ALLOWABLE AREA: 2 x 1,950.59 S.F. = 3,901.18 S.F. CORNER OF J STREET AND THE HARBOR ON THE WEST SIDE OF THE STREET. THE LOT IS APPROXIMATELY 30 Room name ROOM TAG NAME / AREA ..GRAND TOTAL 3777 SF ............. :5.3,901.18 S.F. TOTAL THIRD FLOOR ALLOWABLE AREA: 0.2 X S.F.= 292. S.F. S.F.90.12 S.F. FIRE SPRINKLER: N. 13D YES TOTAL OPEN SPACE REQ'D.: 0.15 X 1,950.59 . = 292.59 F. HEIGHT 3 STORY FEET WIDE BY 113 FEET DEEP, IT IS ZONED R-1 AND IS APPROXIMATELY 3,341 S.F.. CLIENT PROPOSES TO BUILD A 150 SF TOTAL OPEN SPACE PROVIDE: 295 SF>_292.59S.F. NEW 3 STORY W/. ATTACHED GARAGE SINGLE FAMILY RESIDENCE OF APPX. 3,777 S.F. INCLUDING APPX. 495 S.F. SIM FLOOR AREA REF. 8/T-1.0 OF GARAGE TO BE WOOD FRAMED WITH CONVENTIONAL SLAB ON GRADE & FOUNDATION, THERE IS EXISTING A1101 CALL -OUT TAG OUTDOOR AREA SCHEDULE EXISTING BUILDING INFORMATION: ALLOWABLE BLDG. AREA N/A SFAWAI I /Rlll KHFAn AT PRnPFRTY AI nNC� THF nrFAN THAT WII I RF RFINFnRC;Fn ANn ITS HFIriHT WII I RF nlAnnG oQ�o rnnnnA�nlTQ EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED (PER CBCTBL5031 PROJECT NAME BELJAK RESIDENCE STATUS CDP ION ZONING INFORMATION: 0 " ;= WHICH ATTEMPTS TO MAXIMIZES NATURAL LIGHT AND ANY POTENTIAL VIEWS FROM LIVING SPACES AS WELL AS ED p �0 REVISION FLAG GRAND TOTAL 295 SF >_ 292.59 S.F. m i m �Q� �N E Q o .... .......... °m OUTDOOR PATIOS AND BALCONIES. AMPLE PARKING WILL BE PROVIDED IN THE FORM OF A 2 -CAR GARAGE WITH CO 0 z FRONT SETBACK:.. 25 FT. ACCESS OFF OF THE J STREET. THE EXTERIOR MATERIALS WILL BE OF A RICH QUALITY AND HIGH DURABILITY: TO L STAIR TAG NO. OF RISER & HEIGHT REAR (ALLEY) SETBACK:... 5 FT. (ADDITIONAL 5 FT. @ FIRST FLOOR) p O 11 U � C 7-0 USE OF WOOD PANEL AND METAL ACCENTS. THE RESIDENCE WILL HAVE APPROXIMATELY 4 BEDROOMS, 5 7 ap+ THIRD FLOOR SETBACK: 15 FT. FROM F.Y.S.B. & R.Y.S.B... Q 4] � C 101 a G NAME AREA COMMENTS L _ u7 ROOM, BAR, DINING, BONUS ROOM, ELEVATOR, MASTER SUITE, MASTER BATH, WALK IN CLOSET, 3 SECONDARY Y M SW -0 STRUCTURAL GENERAL NOTES & VICINITY MAP (SEAWALL, JUST FOR REF.) SW -1 SITE PLAN & ELEVATION. (SEAWALL, JUST FO.R REF.) SW -2.. ..DETAILS (SEAWALL, JUST FOR REF.) SW73 ...DETAILS (SEAWALL, JUST FOR REF.) A-1.0 . .... ........... 3-DIMENSIONAL VIEWS A-2.0 .......... FLOOR P LAN A- ROOF PLAN ............................... A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-5.0 BUILDING SECTIONS A-5.1 BUILDING SECTIONS A-5.2 BUILDING SECTIONS 12 U I I -It_ 1-ULLUVV I INU'. HIVR Ltz I INUUUK/UU I UUUK LI V I IVI) 0F'HUt0 I IN I tI:)KH I tU VVI I h H IVIUUr_KIV UF'tIN LI V I Ivl) F'LHIv - - _ - M. BALCONY 172 SF. ION ZONING INFORMATION: 0 z OJ WHICH ATTEMPTS TO MAXIMIZES NATURAL LIGHT AND ANY POTENTIAL VIEWS FROM LIVING SPACES AS WELL AS Q REVISION FLAG U I I -It_ 1-ULLUVV I INU'. HIVR Ltz I INUUUK/UU I UUUK LI V I IVI) 0F'HUt0 I IN I tI:)KH I tU VVI I h H IVIUUr_KIV UF'tIN LI V I Ivl) F'LHIv - - _ - M. BALCONY 172 SF. ION ZONING INFORMATION: 0 z OJ WHICH ATTEMPTS TO MAXIMIZES NATURAL LIGHT AND ANY POTENTIAL VIEWS FROM LIVING SPACES AS WELL AS Q REVISION FLAG GRAND TOTAL 295 SF >_ 292.59 S.F. m i m �Q� o E Q o .... .......... °m OUTDOOR PATIOS AND BALCONIES. AMPLE PARKING WILL BE PROVIDED IN THE FORM OF A 2 -CAR GARAGE WITH CO 0 z FRONT SETBACK:.. 25 FT. ACCESS OFF OF THE J STREET. THE EXTERIOR MATERIALS WILL BE OF A RICH QUALITY AND HIGH DURABILITY: TO 20 R.@ 7 1/2" STAIR TAG NO. OF RISER & HEIGHT REAR (ALLEY) SETBACK:... 5 FT. (ADDITIONAL 5 FT. @ FIRST FLOOR) BE CONSISTING PRIMARILY OF WOOD SIDING & STONE VENEER, AND METAL & WOOD SHINGLE ROOFING WITH 11 WALL TAG LEFT SETBACK: 3 FT. RIGHT SETBACK: 3FT. USE OF WOOD PANEL AND METAL ACCENTS. THE RESIDENCE WILL HAVE APPROXIMATELY 4 BEDROOMS, 5 LANDSCAPE AREA SCHEDULE THIRD FLOOR SETBACK: 15 FT. FROM F.Y.S.B. & R.Y.S.B... BATHROOMS, AND A POWDER ROOM. THE PROGRAM INCLUDE THE FOLLOWING: EAT -IN KITCHEN, PANTRY, GREAT 101 DOOR TAG NAME AREA COMMENTS ROOM, BAR, DINING, BONUS ROOM, ELEVATOR, MASTER SUITE, MASTER BATH, WALK IN CLOSET, 3 SECONDARY BEDROOMS WITH ATTACHED BATHS AND CLOSETS, LAUNDRY ROOM, POWDER ROOM, STORAGE/MECHANICAL 1i TAG PLANTED 281 SF SPACE AND VIEW DECKS. ...........WINDOW GRAND TOTAL81 S _ 500 S.F ? KEYNOTE TAG VICINITY MAP/ PROJECT DESCRIPTION 11 ANNOTATION LEGEND 10 PROJECT STATISTICS 8 SITE INFORMATION 5 CODE REVIEW 3 SHEET LIST 1 Lu N. V � Q Z U Lu U w m LLI o Lu z L Q w J � LLJ M m W M ti PROJECT ARCHITECT RYAN MCDANIEL, AIA DOCUMENT VALID UPON ORIGINAL SIGNATURE T .. T � Z c N=oma L N � 00, C Z .� a >20_Z co oQ'2 o �o 0 N 0 T 3 0 Q N N L N . C .'_T' N L o 0.3Q00 T L � O (o ._ U o •- a USW mr c co .N = > O` N N Cu = O Q TL a N -a = o Z C U X.0 m C. Q c z f6Q'52 6� w c o L � m O -O T O Ul z M-5.2 N 0 12 �� oa Eo am� L O L N L a«. voi ��U wM� �3=� w CL Lo. in�w O d O N (6 L E �5 Q = L 7 w+ U d _ > 7 2i U w LEL �� �L�-0 J o �6t ow o �w O .a 3 Co 2 N a= O >=U oU H naaQ N.wQ � REVISIONS NO. REVISION DATE JOB NO CD CD N ... 0 z OJ a _ LJJ Q ...... Q www 2 Of m i m �Q� o E Q o .... .......... °m w CO 0 z o Lu N. V � Q Z U Lu U w m LLI o Lu z L Q w J � LLJ M m W M ti PROJECT ARCHITECT RYAN MCDANIEL, AIA DOCUMENT VALID UPON ORIGINAL SIGNATURE T .. T � Z c N=oma L N � 00, C Z .� a >20_Z co oQ'2 o �o 0 N 0 T 3 0 Q N N L N . C .'_T' N L o 0.3Q00 T L � O (o ._ U o •- a USW mr c co .N = > O` N N Cu = O Q TL a N -a = o Z C U X.0 m C. Q c z f6Q'52 6� w c o L � m O -O T O Ul z M-5.2 N 0 12 �� oa Eo am� L O L N L a«. voi ��U wM� �3=� w CL Lo. in�w O d O N (6 L E �5 Q = L 7 w+ U d _ > 7 2i U w LEL �� �L�-0 J o �6t ow o �w O .a 3 Co 2 N a= O >=U oU H naaQ N.wQ � REVISIONS NO. REVISION DATE JOB NO LEGEND ® - BLOCK WALL BX - BOTTOM OF DRIVEWAY X - CENTERLINE CATV - CABLE TV BOX DI - DRAIN INLET FF - FINISH FLOOR FFG - FINISH FLOOR GARAGE FL - FLOWLINE FS - FINISHED SURFACE GM - GAS METER NG - NATURAL GROUND SCO - SEWER CLEANOUT SMH - SEWER MANHOLE TC - TOP OF CURB TD - TOP OF DECK TX - TOP OF DRIVEWAY X WM - WATER METER WV - WATER VALVE () - EXISTING ELEVATION 0 - SEARCHED, FOUND NOTHING; SET m NOTHING - FOUND EXISTING LEAD AND TAG rOQ �m STAMPED LS 4653 TBM - TEMPORARYBENCHMARK SET ON A WATER METER (WM) W ELEVATION = 8.59 FEET LINE DATA LINE BEARING DISTANCE L1 N00°00'46"E 5.00' BRICK SURFACE 41 a 4 a CONCRETE SURFACE I I I 777/ I (38.08) RIDGE it s� 'n EXISTING BUILDING TITLE REPORT/EASEMENT NOTES 1713 E. BAY AVENUE NEWPORT BEACH, CA 92661 (APN: 048-232-25) NO TITLE REPORT PROVIDED. LEGAL DESCRIPTION REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: PARCEL 1: LOT 7 IN BLOCK 26 OF EAST SIDE ADDITION TO THE BALBOA TRACT, AS SHOWN ON A MAP RECORDED IN BOOK 4, PAGE 20 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL 2 LOT 7 IN BLOCK Q OF BAY FRONT SECTION OF THE BALBOA TRACT, AS SHOWN ON A MAP RECORDED IN BOOK 6, PAGE 15 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL 3 THAT PORTION OF BAY AVENUE, 30 FEET IN WIDTH, AS SAID AVENUE IS SHOWN ON THE MAP OF EAST SIDE ADDITION TO BALBOA TRACT, RECORDED IN BOOK 4, PAGE 20, MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA LYING ADJACENT TO AND NORTHERLY OF PARCEL 1 HEREIN DESCRIBED AND LYING BETWEEN THE NORTHERLY PROLONGATION OF THE EASTERLY AND WESTERLY LINES OF SAID PARCEL 1, AS VACATED BY RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, ON AUGUST 26, 1957, A CERTIFIED COPY OF WHICH RESOLUTION WAS RECORDED MARCH 4, 1957 IN BOOK 3825 PAGE 352, OFFICIAL RECORDS. E, BA Y A VENUE BASIS OF BEARINGS THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF BALBOA BOULEVARD HAVING A BEARING OF N90°00'00"E AS SHOWN ON R.S. 2007-1016 RSB 218/50. BENCHMARK INFORMATION BENCHMARK NO.: NB1-4-71 DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "NB1-4-71", SET IN THE TOP OF A 4 IN. BY 4 IN. CONCRETE POST. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF F STREET AND BALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OF THE CENTERLINE OF F STREET AND 27.3 FT. NORTHEASTERLY OF THE CENTERLINE OF BALBOA BOULEVARD. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEVATION: 7.828 FEET (NAVD88) YEAR LEVELED: 2015 EXISTING BUILDING (37.65) L�O� RIDGE 00 FS 8.66) F8.99 9.01//�� PROPERTY S FS LINE N00 °00'46 "E 113. 00' IN L - - - - - - - - i 4 - - - // (ING WALL NQ •�(8.85' TALL X90 LOT 7 (31.86) R / � 0 EXISTING BUILDING [M]❑ H❑ Q2rnl i T a (8.50) FFG 8.46 8.47 FS zi FL DRIVEWAY 7.89) FL (7.91) (7.91) (8.08 FL FL B (8.18) (8.15) SMH FS 8.58 (8.61) FS FS lid (8.55)TX 0.5' TALL (7.87)FL WALL FS STREET 8.67) N00 °00 24 "E 110.00' -S PROPERTY LINE (8.64)TC CURB (7, 86) FL 8.60 FS 8.19) A FS a D a CURB 36.34 9.81 (32.54) CHIMNEY (8.45) Fq A 8.60)TC \ 0.5' TALL 7.73)FL WALL GRAPHIC SCALE 49 2 4 8 1,6 ( I MEN MEN MENNEN IN FEET ) 1 INCH = 8 FT. X30' I I 1� I co I Q I Ilk q- I ro I V4 � I 8.79 9.18 FS 2 TALL FS I 6.48 (4.54) WALL NG -SAND NG-SANDA 91Z r� Irti I (2.17) (7.17) NG -SAND TD PARCEL 3 I PARCEL 2 IN - I M�o I I(7.82D Ln 0 .. z (4.26) I NG - SAND p r� NGNSAND 00 WOOD I r� DECK 8.16 TD CONCRETE I PIER (7.94) PROPERTY I FS LINE (4.30) (1 .98)J. 8.04 (5.68) NG -SAND I NG -SAND NG -SAND dl L - (8.39) (8.24)f (8.22) (6� 96) FS FS FS NG -SAND 0) o BROKEN WOOD N FENCE (8.44)TC (7,97)TvLD (8.00)FL (7.54)FL z I PLANTER SIGN BENCH DI (4.95) STORM DRAIN (8.06) NG -SAND PIPE FS - - - - - - (2.61) NG -SAND (8.46)TC (7.51)FL CURB / NO SCALE NEWPORT BAY rti (3.48) (3.36) TD BOAT (3.58) TD V TD SLIP (3 TD rl�j w 0 D 0 w 0 a w 0 z O i= U N W fm ri T C) co"I T �� LANO `L/ N 'I V J rnco Q co SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY co z !Q N U �O j m LICENSE RENEWAL DATE 12/31/20 0 �U J U�N Q -n a ° No. 8516 -i NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE TJX Q Q�� - 2 _ (o Q Exp. 12/31/20 STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A WcU C) c) Z U N W� W � co m coJ 'D I W Q wo � -Q 4 m m OF CA�_\F DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION Z`•� � z � W m Z Z SHEET N0. �O rOQ �m = 2 rn O-00 = o U w o N C/-) a U � 1 T LANO `L/ V J SURVEYOR'S NOTES Q LO SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY z !Q N U CORNERS OR OFFSETS BEFORE STARTING GRADING. j m LICENSE RENEWAL DATE 12/31/20 0 w i U�N Q -n a ° No. 8516 -i NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE. - 2 _ (o Q Exp. 12/31/20 STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A U N m >-Qo0 'D a Q wo = oC m m OF CA�_\F DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION 0�i O � z m cy)oC m SHEET N0. O rOQ �m EITHER EXPRESSED OR IMPLIED. T W z 1 LANO \�Np.L OMI N/c S 2/11/2019 �,Gl� PAUL D. CRAFT, P.L.S. 8516 DATE j m LICENSE RENEWAL DATE 12/31/20 0 Q -n a ° No. 8516 -i NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE w Exp. 12/31/20 STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A w P LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE 'D PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING TF = OF CA�_\F DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION N w REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE SHEET N0. CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER EXPRESSED OR IMPLIED. 1 OF _L, NOl LOT 6 (NOT A PART) I� 02 2 (31 RI[ uu u u FS nlnn�nn����� ADDITIO � = O,�► TRA =LOCK 26 2 C XIS __ SUP== 2020 �D20 n I I II II II II II I / 1 (36.34) CHIMNEY TOF -PROPER TY •(9.18 POINTLIN FS 2'TAL� FS • I • , �����Ii17e�1 ��� ��1�1 =1■ NTOO THE .........-...1■I.. r i (32.54) I' r - o Z -,up - 1 ----- u - POINT #3: 8.47 FS 8.47) a a 58) ..61) 67) �,N00°00'24"E 110.00' ; '(8.60) (8.45 8.39) (8.2_4)- ($ r� FS DRIV AY F$ a FS Z17 FS PROPERTY,,, LINE FS FS d a POINT #2: 9.64 FS FS 6 PROPERTY LINE 7 FRONT YARD SETBACK 8 SIDE YARD SETBACK REAR (ALLEY) YARD SETBACK TRASH LOCATION - SCREEN FROM STREET AS NEEDED 9 10 - (TgTy' (7.91 (8.08 �8.55)TX a 0.5' TAL 8.64)TC u a CURS a .6C IT 44 TC f7.97)� ) FL a a FL a BX (7.87)FL WALL (7,,$6)FL FL WALL �� 8.0 (7.54)FL 15 NEW DRIVEWAY APPROACH & CURB CUT - REF. CIVIL DWGS. 16 a GRADE PLANE EXHIBIT: POINT #1: 9.70 FF POINT #2: 9.64 FS POINT #3: 8.47 FS POINT #4: 8.66 FS GRADE PLANE = 36.47/4 = 9.11 AVERAGE SLOPE = 9.70 - 8.47/83.55 = 1.47 % DECK (8.16)' T PRO RTY LI (8.04 (6.96) N G -S Wu W _ 24.54P _ NG -M _N= f� Q m P CEL 3 0 z Q U) z z (4.26) NG SAND\. NG -SAND PARCEL 2 2.65) NG�SAND CONCRE E PIER (7.94 FS (4.30)-- (1.9 5.68) NG -SAND NG -SAND NG -SA D - - - - - - - - - - - - - - - - o BROKEN OOD gyri Q FENCE �co i C7 z GRADE PLANE EXHIBIT 1,8 = 1'-0" TRUE NORTH PROJECT NORTH TRUE NORTH PROJECT NORTH RETE PIER A PART) ARCHITECTURAL SITE PLAN 1 /4 = 1 -0 KEYNOTE LEGEND 1 (E.) SEWER C.O. LOCATION (REF. SURVEY & CIVIL DWGS.) 2 (E.) GAS METER LOCATION (REF. SURVEY & CIVIL DWGS.) 3 (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DWGS) 4 (E.) WATER VALVE (REF. SURVEY & CIVL DWGS) 5 CABLE TV JUNCTION BOX (REF. SURVEY & CIVIL) 6 PROPERTY LINE 7 FRONT YARD SETBACK 8 SIDE YARD SETBACK REAR (ALLEY) YARD SETBACK TRASH LOCATION - SCREEN FROM STREET AS NEEDED 9 10 11 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" IN FRONT YRAD SETBACK 12 (N.) CMU PROPERTY LINE WALL W/. STUCCO FINISH - PAINT AS SELECTED (MAX.42" ABV. N.G.) [WALL AND FOOTING ON OWNER'S SIDE] 13 HARDSCAPE - STONE PAVERS OVER CONCRETE SLAB (AS SELECTED) VERIFY W/. OWNER 14 HARDSCAPE - COLORED & SCORED CONC. (VERIFY W/. OWNER) 15 NEW DRIVEWAY APPROACH & CURB CUT - REF. CIVIL DWGS. 16 (E.) SIDEWALK - RECONSTRUCT PER CITY STANDARD AS REQ'D., REF. CIVIL DWGS. 17 CURB 18 CENTERLINE/FLOWLINE OF ALLEY/AVENUE 19 CENTERLINE OF STREET o SEWER M.H. (REF. SURVEY & CIVIL DWGS.) 21 (E.) PLANTER, REF. SURVEY & CIVIL DWGS. 22 (E.) BENCH, REF. SURVEY & CIVIL DWGS. 23 (E.) SIGN, REF. SURVEY & CIVIL DEGS. 24 (E.) DRAIN INLET, REF. SURVEY & CIVIL DWGS. 25 FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED 26 PALOFORM, ROBATA 72" CONCRETE FIRE PIT - INSTALL PER MFRG. SPECS & GUIDELINE (PROVIDE GAS & ELEC AS REQ'D.) 27 (E.) BULKHEAD/SEAWALL TO BE REINFORCED AND EXTENDED IN HT. AS REQ'D. PER CITY OF NEWPORT BEACH STANDARD - REF. CIVIL, STRUCT & SEAWALL DWGS. 28 EXISTING STRUCTURE - NOT A PART FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60),36" SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 29 30 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) SIDE VENT IN WALL NOT PERMITTED WITHIN 3' OF PROPERTY LINE. TERMINATION AT TOP OF CHIMNEY. 31 OVERFLOW DRAIN - REF. DTL. 11/AD-1 32 DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS) 33 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 34 (E.) PROPERTY LINE WALL - PROTECT IN PLACE 35 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 36 SLATE ROOFING. - REF. MATERIAL SCHEDULE SHT. A-4.0 PROJECT NAME C9 N BELJAK RESIDENCE Q STATUS FIIRSST CHECK U Nco a Lu O N U U d1 ¢� 0 U v Lu Q w ._ CD� Lu Q LLJ } Q m cz cu U O o U -o ri 77 CD C) `c - o cu z 00 8 N� Q Eo _� ry Y T CV C3) Q U z Q = o JwU Q W W W 2 m>m Q LL O } oao 0 In W c, w o z Lu C9 N U Q Z Lu U D a Lu cj)_ m � Lu it 0 se 0 Lu z Q w � J Lu Q LLJ } Q m m PROJECT ARCHITECT RYAN MCDANIEL, AIA 1•Z•111►VAI:1101lry/e\■Io1welff ORIGINAL SIGNATURE t� Nmoc m °o >'omvQv c tO a�� mca m a� Z °gym P a �( m N a a� ry N .L..f6r- .-L- N Z o > a3am�mOat osa F -0 m �Uj °�_ m c6.0)o H o E Ta USW m Qm.E /J (nN~0000-008 m Qm . d ID W �' to N > U Lu Ua)0�°r-(D-ma m Q z c t6 w m m z Q mcnc 'un) m Jz Mw4 N N E �. QW =_gyam(E _ ° :2 -0 W O fNp Vmm. Z �°wmE��a� a..c-,cn c�o3a)w a) '(D �� a .. N N O ui 1 chO O Q N a L � _ w X>�30 QEms :5 OH U..H� U P CD OUB �U p -.9W-2 O W O >'W m CL c U Q=w / /� m ° co T -U 0-2 ° CI v L '� m O 176.j= N \\\ aQaa Awa REVISIONS NO. REVISION DATE GENERAL NOTES: 1. SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). 2. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT EXCEED 42 INCHES FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK AREA(S). DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. JOB NO. C.N.B. NOTES: 201$_29 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND DATE RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU 02/28/2019 SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY SHEET NO. CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. LANDSCAPE NOTES: A�000 1. ENCROACHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING AREAS WITH REPECTIVE HEIGHTS AND MATERIALS. 20 0 N 6'-91/2" 10'-0"1 9'-8" 4'-1 1/4" 1- T-3" 6'-21/2" 1 30'-11/2" 6'-0" I� olg�jjm - 4 5/8" FIRST FLOOR PLAN GARAGE AREA F 23'-33/4"X6'-73/8"= 154.20 SF G 20'-11"X16'-35/8"= 340.98 SF TOTAL GARAGE = 495.18 SF LIVING AREA A 35'-111/4"X23'-105/8"=858.38 SF B 5'-81/2"X21'-105/8"=124.92 SF C 9'-11"X6'-83/8"= 66.42 SF D 12'- 3 3/4" X 16'- 3 5/8" = 200.72 SF E 12'-41/4"X0'-95/8"= 9.91 SF TOTAL LIVING = 1,260.35 SF TOTAL FIRST AREA = 1,755.53 SF EXTERIOR AREA H 23'- 11 5/8" X 5'- 1 1/2" = 122.84 SF TOTAL EXTERIOR/OPEN SPACE = 122.84 SF FIRST FLOOR AREA PLAN 1/8" = 11-011 SECOND FLOOR PLAN LIVING AREA A 30'-11/2"X23'-105/8"=719.55 SF B 6'-21/2"X22'-45/8"=138.98 SF C 7'-3"X16'-0"=116.00 SF D 4'- 1 1/4" X 6'- 11 7/8" = 28.69 SF E 4'-11/4"X4'-43/4"= 18.04 SF F 9'-8"X23'-0"= 222.33 SF G 23' - 10 5/8" X 10' - 0" = 238.85 SF H 23'-0"X6'-91/2"= 156.21 SF TOTAL LIVING = 1,638.65 SF TOTAL SECOND AREA = 1.638. 65SF EXTERIOR AREA 1 6'- 0 1/4" X 23'- 11 5/8" = 144.31 SF J 2'- 4 5/8" X 23'- 11 5/8"/2 = 28.58 SF TOTAL EXTERIOR/OPEN SPACE = 172.89 SF n SECOND FLOOR AREA PLAN L 1/8" = 1'-0" THIRD FLOOR PLAN LIVING AREA A 17'-65/8"X15'-13/4"=265.84 SF A-1 A \Q9z B 4'-11/4"X6'-13/4"=25.22 SF C 4'-11/4"X4'-43/4"=18.04 SF D 15'-73/4"X3'-71/2"=56.71 SF E 1'-105/8"X6'-41/4"=11.98 SF D ECO ■ LOO 495 SF GRAND TOTAL 3777 SF <_ 3,901.18 S.F. 2 T W clu y 6 uj p O 123 SF U � rymo C _ 7-0 295 SF >_ 292.59 S.F. c o M p z °`o� a~ N E .Q O N 'O (n M BAL H o uj CD° N F BLo °Eo- n o 0 N � \172 I G (h 04 E r M E N _� v M 04 0 `6�_ ow o �w aa) a �o co . `- 3 U J L c m D -� uj QaaQ V) < REVISIONS M I� olg�jjm - 4 5/8" FIRST FLOOR PLAN GARAGE AREA F 23'-33/4"X6'-73/8"= 154.20 SF G 20'-11"X16'-35/8"= 340.98 SF TOTAL GARAGE = 495.18 SF LIVING AREA A 35'-111/4"X23'-105/8"=858.38 SF B 5'-81/2"X21'-105/8"=124.92 SF C 9'-11"X6'-83/8"= 66.42 SF D 12'- 3 3/4" X 16'- 3 5/8" = 200.72 SF E 12'-41/4"X0'-95/8"= 9.91 SF TOTAL LIVING = 1,260.35 SF TOTAL FIRST AREA = 1,755.53 SF EXTERIOR AREA H 23'- 11 5/8" X 5'- 1 1/2" = 122.84 SF TOTAL EXTERIOR/OPEN SPACE = 122.84 SF FIRST FLOOR AREA PLAN 1/8" = 11-011 SECOND FLOOR PLAN LIVING AREA A 30'-11/2"X23'-105/8"=719.55 SF B 6'-21/2"X22'-45/8"=138.98 SF C 7'-3"X16'-0"=116.00 SF D 4'- 1 1/4" X 6'- 11 7/8" = 28.69 SF E 4'-11/4"X4'-43/4"= 18.04 SF F 9'-8"X23'-0"= 222.33 SF G 23' - 10 5/8" X 10' - 0" = 238.85 SF H 23'-0"X6'-91/2"= 156.21 SF TOTAL LIVING = 1,638.65 SF TOTAL SECOND AREA = 1.638. 65SF EXTERIOR AREA 1 6'- 0 1/4" X 23'- 11 5/8" = 144.31 SF J 2'- 4 5/8" X 23'- 11 5/8"/2 = 28.58 SF TOTAL EXTERIOR/OPEN SPACE = 172.89 SF n SECOND FLOOR AREA PLAN L 1/8" = 1'-0" THIRD FLOOR PLAN LIVING AREA A 17'-65/8"X15'-13/4"=265.84 SF A-1 10'-41/8"X0'-6"=5.17 SF B 4'-11/4"X6'-13/4"=25.22 SF C 4'-11/4"X4'-43/4"=18.04 SF D 15'-73/4"X3'-71/2"=56.71 SF E 1'-105/8"X6'-41/4"=11.98 SF TOTAL ROOF DECK = 382.96 SF E3 THIRD FLOOR AREA PLAN 1/8" = 1'-0" LEGAL DESCRIPTION: APN: 048-232-25 PARCEL 1: LOT 7 IN BLOCK 26 OF EAST SIDE ADDITION TO THE BALBOA TR. PARCEL 2: LOT 7 IN BLOCK Q OF BAY FRONT SECTION OF THE BALBOA TR. PARCEL 3: THE PORTION OF BAY AVENUE, 30 FEET IN WIDTH REF. SURVEY FOR MORE INFO LOT INFORMATION: ZONED: R-1 SITE AREA: 3,341.64 S.F. BUILDABLE AREA: 1,950.59 S.F. TOTAL ALLOWABLE AREA: 2 x 1,950.59 S.F. = 3,901.18 S.F. TOTAL THIRD FLOOR ALLOWABLE AREA: 0.2 X 1,950.59 S.F. = 390.12 S.F. TOTAL OPEN SPACE REQ'D.: 0.15 X 1,950.59 S.F. = 292.59 S.F. TOTAL OPEN SPACE PROVIDE: 295 SF > 292.59 S.F. EXISTING BUILDING INFORMATION: EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED EXISTING BUILDING FOOTPRINT APPX. 2,117 S.F. PROJECT NAME BELJAK RESIDENCE STATUS lz t P1 " E V 1 �" p co I- cv 0 TOTAL LIVING rn N d GARAGE Wm uj TOTAL GARAGE 495 SF GRAND TOTAL 3777 SF <_ 3,901.18 S.F. 2 T W clu y 0_ uj p O 123 SF U � rymo C Q 7-0 295 SF >_ 292.59 S.F. O-O� >, p�0 O uNiL � NmL•-L' N 2i z °`o� a~ N E .Q O N 'O (n 7 uj Q 4] � O NAME n o C\I N � 281 SF N := -O p O N� (6 L GRAND TOTAL E r n G\I _� v M 0 `6�_ ow o �w aa) a �o co . `- 3 U ZONING INFORMATION: FRONT SETBACK: 25 FT. REAR (ALLEY) SETBACK: 5 FT. (ADDITIONAL 5 FT. @ FIRST FLOOR) LEFT SETBACK: 3 FT. RIGHT SETBACK: 3 FT. THIRD FLOOR SETBACK: 15 FT. FROM F.Y.S.B. & R.Y.S.B. BUILDING AREA SCHEDULE Name AREA COMMENTS FIRST FLOOR 1260 SF SECOND FLOOR 1639 SF CV 07 Q U Y = O LLI Q Q W W W 2 m>m Q o p<0 0-1 m m a z co w O Z THIRD FLOOR 383 SF <_ 390.12 S.F. c > c Q 5z TOTAL LIVING 3282 SF GARAGE 495 SF uj TOTAL GARAGE 495 SF GRAND TOTAL 3777 SF <_ 3,901.18 S.F. u OUTDOOR AREA SCHEDULE Z NAME AREA COMMENTS uj REAR 123 SF U Z� o c d 4 N M. BALCONY 172 SF Q GRAND TOTAL 295 SF >_ 292.59 S.F. O-O� >, p�0 O uNiL � NmL•-L' N 2i z °`o� a~ N E .Q O N 'O (n c m 3.a E :2-2 uj LANDSCAPE AREA SCHEDULE >-6 tO a c p c L L O NAME AREA COMMENTS C\I PLANTED 281 SF N := -O p O N� (6 L GRAND TOTAL 281 SF <_ 500 S.F. U � = 0 U G\I U 0 O 0 .� L (0 a).2! L_ ui i 0 OH3H 0 w 0 `6�_ ow o �w aa) a �o co . `- 3 U J L c m D -� uj QaaQ V) < REVISIONS M T - (o N M Q U 2 U Q w m O LLI z L W Q Q m PROJECT ARCHITECT RYAN MCDANIEL, AIA DOCUMENT VALID UPON ORIGINAL SIGNATURE JOB NO. 2018-29 DATE 02/28/2019 SHEET NO. A�O 41 ■ 21 N = cn Z Q � c > c Q 5z c c 0 0 m 2m ma =Z m 3 Q N N L N 0 C w N 0 0.3Qm N m.oL L O E T- 0 USW mr c: a) E fn N~ .2 0.0 0 O O U: U M M w(D m LU N 3 N 0> U U Z� o c d 4 N x:00- act `m Q Z m L c (p p O-O� >, p�0 O uNiL � NmL•-L' N 2i z °`o� a~ N E .Q O N 'O c m 3.a E :2-2 O N 0._ 0 .(0 U (6 c N >-6 tO a c p c L L O p r+ o f 'O =-0 U N N N 3 c N C\I d N J N := -O p O N� (6 L 0 r- cxL U � = 0 U G\I U 0 O 0 .� L (0 a).2! L_ ui i 0 OH3H 0 w 0 `6�_ ow o �w aa) a �o co . `- 3 U 0 .0- 2 0 0- = O >=U oU L c m D -� QaaQ V) < REVISIONS NO. REVISION DATE JOB NO. 2018-29 DATE 02/28/2019 SHEET NO. A�O 41 ■ 21 3 n --'T TO UNDERGROUND SERVICE ALERT GENERAL NOTES 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPE AREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TO ENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALL BE REMOVED FROM THE SITE. GRADING NOTES 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT. 11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL. 12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. CITY OF NEWPORT BEACH, CALIFORNIA COUNTY OF ORANGE PRECISE GRADING PLAN 1713 E. BAY AVENUE, NEWPORT BEACH CALIFORNIA 9266`1 APN- 048-232-25 NOTES TO OWNER, CONTRACTOR, & ARCHITECT EROSION CONTROL NOTES 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALL BE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THE SITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIR DISCOVERY. 3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANS ARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FOR CONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALL DEVELOP OWNQ UANTITIES FOR BIDDING PURPOSES. 4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/OR GEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THE RESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERING DOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTER CONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES. 5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN AND PER SEPARATE PLAN AND PERMIT. 6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS. 7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, AND DOWNSTREAM DRAIN. 8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY. 9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING INC., HUNTINGTON BEACH, CA 92646 10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OF ANY CONFLICTS PRIOR TO CONSTRUCTION. 11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES OR STRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANY CONFLICTS. 12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW: 13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH AT LEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT. CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURAL ENGINEER FOR EXACT SLAB RECOMMENDATIONS. 14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR. 17. 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. 18. REMOVE ALL EXISTING LANDSCAPE ELEMENTS. 19. REMOVE EXISTING NON -GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB. REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED. 20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER -EXCAVATION REMOVALS AND COMPACTION REQUIREMENTS. 21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER. 22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATION INSTRUCTIONS. 23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODE AND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BY PLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION. 24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATION INSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED. 26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFY ENGINEER OF ANY DISCREPANCIES 1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPON STARTING OPERATIONS, AND PERIODICALLY THEREAFTER. 2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BE IMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ON AND RUN-OFF. 3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN IS IMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON. 4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BE USED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNER THAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATED RUN-OFF FOR TREATMENT AND DISPOSAL. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. PUBLIC WORKS NOTES 1. PRIOR TO PERFORMING AND WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER 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. 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. 4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLIC RIGHT-OF-WAY. 5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUM GROWTH CHARACTERISTIC OF 36 -INCHES. OWNER ARCHITECT DESCENDANTS B B 2012 TRUST 1525 ORLANDO RD. PASADENA, CA 91106 CIVIL ENGINEER WILL ROLPH CIVILSCAPES ENGINEERING, INC. 28052 CAMINO CAPISTRANO, STE 213 LAGUNA NIGUEL, CA 92677 949.464.8115 will@civilscapes.com BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 SURVEYOR APEX LAND SURVEYING HUNTINGTON BEACH, CA 92646 714.488.5006 APEXLSINC@GMAIL.COM GEOTECHNICAL CERTIFICATION THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE IN CONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILS REPORT FOR THIS PROJECT ENTITLED: GEOTECHNICAL INVESTIGATION PROJECT No.: BA155.1 DATED: NOVEMBER 9, 2018 FIRM NAME: EGA CONSULTANTS, INC. BY: DATE: ENGINEERING GEOLOGIST PLAZA DEL' NORTE TE 1 3 - r r 1 �� � t �= r PROJECT SITE __ � � ���-�J � �`` �Y�t��y4� j 1713 BAY AVE EAST lit - y4 N _ VICINITY MAP NO SCALE SHEET INDEX Cl TITLE SHEET C2 GRADING & DRAINAGE PLAN C3 EROSION CONTROL PLAN C4 GEOTECHNICAL NOTES EARTHWORK QUANTITIES RAW CUT 75 CUBIC YARDS RAW FILL 5 CUBIC YARDS OVER EXCAVATION 250 CUBIC YARDS SHRINKAGE 5%± 15 CUBIC YARDS NET 55 CUBIC YARDS (EXPORT) BENCHMARK BENCHMARK NO.: NB1-4-71 DESCRIBED BY OCS 2002 - FOUND 3 3/4" OCS ALUMINUM BENCHMARK DISK STAMPED "N131-4-71", SET IN THE TOP OF A 4 IN. CONCRETE POST. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF F STREET AND BALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OF THE CENTERLINE OF F STREET AND 27.3 FT. NORTHEASTERLY OF THE CENTERLINE OF BALBOA BOULEVARD. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEVATIONI 7.828 FEET (NAVD88) YEAR LEVELED: 2015 SOILS ENGINEER REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION: EGA CONSULTANTS, INC. 375-C MONTE VISTA AVENUE COSTA MESA, CA 92627 949.642.9309 SITE DATA: SITE ADDRESS: 1713 E. BAY AVENUE, NEWPORT BEACH, CALIFORNIA 92661 GENERAL PLAN LAND USE: RS -D SINGLE -UNIT RESIDENTIAL DETACHED APN: 048-232-25 COASTAL ZONE: YES CABLE: SPECTRUM SANITATION DISTRICT AREA: CNB WATER DISTRICT: NB WATER METER ZONE: 1-120 LEGAL DESCRIPTION REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: PARCEL 1: LOT 7 IN BLOCK 26 OF EAST SIDE ADDITION TO THE BALBOA TRACT, AS SHOWN ON A MAP RECORDED IN BOOK 4, PAGE 20 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL 2: LOT 7 IN BLOCK Q OF BAY FRONT SECTION OF THE BALBOA TRACT, AS SHOWN ON A MAP RECORDED IN BOOK 6, PAGE 15 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL 3: THAT PORTION OF BAY AVENUE, 30 FEET IN WIDTH, AS SAID AVENUE IS SHOWN ON THE MAP OF EAST SIDE ADDITION TO BALBOA TRACT, RECORDED IN BOOK 4, PAGE 20, MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA LYING ADJACENT TO AND NORTHERLY OF PARCEL 1 HEREIN DESCRIBED AND LYING BETWEEN THE NORTHERLY PROLONGATION OF THE EASTERLY AND WESTERLY LINES OF SAID PARCEL 1, AS VACATED BY RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, ON AUGUST 26, 1957, A CERTIFIED COPY OF WHICH RESOLUTION WAS RECORDED MARCH 4, 1957 IN BOOK 3825 PAGE 352, OFFICIAL RECORDS. M N E C/)O O a z0- Q�� �C- W > � U � Q� U J o O D -� z(DLn Qz� U z D Q0 co < N J m U) uj U U) REVISIONS NO. I REVISION I DATE QROFESS/�\ y Z C 76698 L\ JOB NO. 18051 DATE 1/10/2019 SHEET NO cl SHEET NO. 1 OF 4 22 3 z_ O 0 co 0 m z aS Q cu c m ns Lu m 0 00 U a) 0 0- M � Ir 38 08 RIDGE I . Ln EXISTING BUILDING i Q (8.46) EL (7.89), EXISTING BUILDING 37.65 LOU c RIDGE B (8.93) C3 ;8.66) 9.01 3 8,71 ;PROPERTY LINE 8,81 8. 1 FL FL,GB FL 10046 0.5% 1.0% 1.0% TS 4 -Im W ► I Q I I m I EXISTING WALL r0 REMAIN; I t4 I I PROTECT IN PLACE 9.65TG 8 - - 13.90 TW ' �1 12.25TW 4 2 1��� W 8.101NV (D ' 112.2 TIN I 12.25TW 8.94 10.05TW �BQIEG' 3 110. 8 4.54 'NG -SAND NG -SAND I 1.0%- 8.96, Fs 1 w 16 9 OFF 9.50 .SOTS �?o °° NG -SAND s2 F . TEP 17 TS 17 8.96FS 2/ 9.65TG 7 I O 8.96GFF - - 172"STEP -- 8.84FS _ - 1-7 0 3.2% 8.74FG = W W W W W W 08.151NV 7 8.061 u u 17 9' 010 z��'� o Z 8.47 1 FS �=� � F� 9 Z3 � nTX (7.87)FL WA L L 15 a . REET 1 8 8. 4 G moo° 7.9111 8 8.8OTG $FS 8.95 PROPOSED RESIDENCE Oa.061NV FS 47 o ko o ci °ol° FF=9.00 U- co °'/° �� / Y 8l 8.80TG �P- 08.80TG C/7.861NV 8.061NV 9.00FF 1 8.96FS 50 172"STE9.50 17 -7) 8.60TG 18 08.16�NV TG O8 15INTG V $F52 ,P 8 021NV 2 TS r5 O 8.50TG 0 7.901NV a 2 09.50TS17 8.80TG 0 8.93FS 8 71.771NV oWO 0 000 X24 �� i �. U 6 13 50TW 8.90FS o " (8.3 9) 8.2 �01 8.91FSPRPROPERTY LINE 8.55FS N ES 4 S _INE 4-174"STEP 8.63 TC 8.45 TC (8.44)TC (7.83)FL i�aRui G GRADING PLAN SCALE: T' = 8' (8.00)FL 8.021NV PARCEL 3 I PARCEL 2 PROPERTY LINE 10.05 TW T I 9.65TG7 Lr)L 7.941NV � Lr) I 10.05TW .� 9.80FG 1 I C a 6-3747STEl�S� (2EACH)TC, 0.05TW R TY - - 9.80FG 9.75TG 7.811NV 7 98)r NG -SAND = 16 �D I NG -SAND 11.50TW 10.05TW 11.50TW % BR07 �N',U, N C- 8.88FS ` _ I SiOTM DRAIN PIPE N'; AN,'�'� -XI ST NC I ► 38. U8 % 2" L NC I Q I 0 8 16 RIDGE / � r " L� oO� � Z z - L E � (8.93)� ���//�/�/�/� � CHIMNEY TOP I Q SCALE IN FEET I I 1 INCH =8 FEET - - (8.99) ���F 9.65TG 4ZNG-SAND (8.66) - ERTY 8.79ES �PROPERTYLINE FS RIE ES 2' TALL 8.101NV0_WALL NG -SAND EXISTING 5=0.01 W BUILDING O N ING - SAND 9.65TG I 6 8.021NV0 PARCEL 3 PARCEL 2 J, ®8. 4 G -PROPERTY LINE I � � 8.80TG �� � C PROPOSED RESIDENCE VO.061NV s s=o.o1 1 9.65TG. �'��;' I 7.941NV0 i 0 LIF FF=9.00 �o G 88.8orG UP $ 8.SOr`J7.861 NV o C C C; R I -- r-- - 08.061NV CF r I I __ i li 8.60TG 8.70TG @8.151 G n 0 �P . r ° 7 8.061 T 08.021NV 08.161NV 8 151NV �' 08.72TG a Ii a II 18 `. PROPERTY � r 5�--- 8.151NV u u II 8.50TG 7 7.901NV D 9 75lTId�J ( ) 7.811NV0 5.68 NG -SAND (1.98)x• y- 5=0.01 5=0.01 5=0.01 5=0.01 8 8.80�V 8.O�D I NO -SAND NG SAND ---- (8.47) a a .58-���V00°0024'��0.00' � - �- 8.46 0 8.60 a (8.45 (8.39) 8.24 in22) 'x(6.96) � EL FS E� Ti -©� OPERTY 6 PROPS LINE FS a FS �S 6 - o ES NG -SAND �c a DRIVEWAY 7 LINE a O BROKEN WOOD FENCE s -a8_9)/ FL (7x91 (7.91) 8.08) = T t (8�4)TC a CL 8.6) 10 a (8.60)TC 0.5' TALL � (8.44)TC ( r 10 EL as EL a BX (C (7�6)FL 841NV (�.73)FL WALL a (8.00)FL (7.54 ��99IN i I (7.80)FL 18 ( ) a SIGN ( DD Tnr�nn RAIN a PIPE SMH FSVi �_� 8.16 a a �4 j �` (8.06) � a a_ , ES' . - _ ES a a 'x(2.61) a FTREET 8.46 TC L CASE 2 WITHOUT STEMWALL NG -SAND a a (7.51)FO ( ) a a � DH_ DIAL TWO WORKING BEFORE ��� DAYS BEFORE YOU DIG , oa YOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT * VERTICAL DISTANCE PER 2016 CRC SECTION R317.1 MAY BE REDUCED PROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOOD SHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS ARE MADE OF NATURAL DURABLE OR PRESERVATIVE -TREATED WOOD IN ACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS ** CONSTRUCT STEM WALL AS NECESSARY TO PROVIDE MINIMUM SEPARATION DISTANCE BETWEEN WOOD SHEATHING AND SURFACE PER 2016 CRC SECTION R317.1. FOUNDATIONS WITH STEM WALLS SHALL HAVE ONE NO. 4 BAR WITHIN 12 INCHES FROM TOP OF WALL AND ONE NO. 4 BAR LOCATED 3 TO 4 INCHES FROM BOTTOM OF FOOTING (MINIMUM) PER 2016 CRC SECTION R403.1.3.1. REFER TO STRUCTURAL DRAWINGS FOR DETAILS. *** MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PER 2016 CRC SECTION R401.3. CONTRACTOR SHALL NOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS. DRAINAGE PLAN FINISHED SURFACE CASE 1 FINISHED GRADE (WITH STEMWALL) FINISHED FLOOR/ADJACENT GRADE DETAIL NO SCALE GINIICWGF) GI r)r-)R 1 FINISHED SURFACE FINISHED GRADE * VERTICAL DISTANCE PER 2016 CRC SECTION R317.1 MAY BE REDUCED PROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOOD SHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS ARE MADE OF NATURAL DURABLE OR PRESERVATIVE -TREATED WOOD IN ACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS ** MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PER 2016 CRC SECTION R401.3. CONTRACTOR SHALL NOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS. CONSTRUCTION NOTES 10 HARDSCAPE PER ARCHITECT'S PLAN. 02 DRIVEWAY PER ARCHITECT'S PLAN. 03 PLANTER AREA PER ARCHITECT'S PLAN. 04 WALL OR FENCE PER ARCHITECT'S PLAN. O5 ROOF DRAIN DOWNSPOUT PER ARCHITECT'S PLAN. 0 FURNISH & INSTALL 4 -INCH SDR -35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIRED JOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILS REPORT. O7 FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL HEREON. ® FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL HEREON. O9 RECONSTRUCT EXISTING SIDEWALK PER NEWPORT BEACH CITY STANDARD PLAN STD -180-L. 10 CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -184-L. **** 11 IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1 -INCH WATER METER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -502-L. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT. *** 12 FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER. REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -406-L. 13 REMOVE AND REINSTALL NEW GAS SERVICE AND METER PER GAS COMPANY'S STANDARDS AND SPECIFICATIONS. 14 REMOVE AND REINSTALL ELECTRIC SERVICE AND METER PER ELECTRIC COMPANY'S STANDARDS AND SPECIFICATIONS. 15 CONSTRUCT PLUG FOR ABANDONED DRIVEWAY PER CITY STANDARD DRAWING NOP. STD -165-L. 16 EXISTING BULKHEAD/SEAWALL TO BE REINFORCED AND EXTENDED IN HEIGHT AS REQUIRED PER SEPARATE STRUCTURAL PLAN. 17 CONSTRUCT CONCRETE STEMWALL PER STRUCTURAL PLANS AND DETAIL HEREON. 18 CONNECT DOWNSPOUT TO STORM DRAIN PER DETAIL ON SHEET C3. 19 CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL "E" ON SHEET C3. 20 CONSTRUCT 15 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH DRAIN PER DETAIL ON SHEET C3. 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. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. LEGEND TS 1.7%1 8.83FS TOP OF SLOPE TRW TOP OF RETAINING WALL 1-172"STEP 17 FINISHED FLOOR ELEVATION TG ILn ° TC TOP OF COPING OR TOP OF CURB PA PLANTER AREA TW TOP OF WALL LS O II 0o T T n 1" n FINISHED SURFACE FL 00 �coko 90 90 FINISHED GRADE GB GRADE BREAK 431 TS 4 -Im W ► I Q I I m I EXISTING WALL r0 REMAIN; I t4 I I PROTECT IN PLACE 9.65TG 8 - - 13.90 TW ' �1 12.25TW 4 2 1��� W 8.101NV (D ' 112.2 TIN I 12.25TW 8.94 10.05TW �BQIEG' 3 110. 8 4.54 'NG -SAND NG -SAND I 1.0%- 8.96, Fs 1 w 16 9 OFF 9.50 .SOTS �?o °° NG -SAND s2 F . TEP 17 TS 17 8.96FS 2/ 9.65TG 7 I O 8.96GFF - - 172"STEP -- 8.84FS _ - 1-7 0 3.2% 8.74FG = W W W W W W 08.151NV 7 8.061 u u 17 9' 010 z��'� o Z 8.47 1 FS �=� � F� 9 Z3 � nTX (7.87)FL WA L L 15 a . REET 1 8 8. 4 G moo° 7.9111 8 8.8OTG $FS 8.95 PROPOSED RESIDENCE Oa.061NV FS 47 o ko o ci °ol° FF=9.00 U- co °'/° �� / Y 8l 8.80TG �P- 08.80TG C/7.861NV 8.061NV 9.00FF 1 8.96FS 50 172"STE9.50 17 -7) 8.60TG 18 08.16�NV TG O8 15INTG V $F52 ,P 8 021NV 2 TS r5 O 8.50TG 0 7.901NV a 2 09.50TS17 8.80TG 0 8.93FS 8 71.771NV oWO 0 000 X24 �� i �. U 6 13 50TW 8.90FS o " (8.3 9) 8.2 �01 8.91FSPRPROPERTY LINE 8.55FS N ES 4 S _INE 4-174"STEP 8.63 TC 8.45 TC (8.44)TC (7.83)FL i�aRui G GRADING PLAN SCALE: T' = 8' (8.00)FL 8.021NV PARCEL 3 I PARCEL 2 PROPERTY LINE 10.05 TW T I 9.65TG7 Lr)L 7.941NV � Lr) I 10.05TW .� 9.80FG 1 I C a 6-3747STEl�S� (2EACH)TC, 0.05TW R TY - - 9.80FG 9.75TG 7.811NV 7 98)r NG -SAND = 16 �D I NG -SAND 11.50TW 10.05TW 11.50TW % BR07 �N',U, N C- 8.88FS ` _ I SiOTM DRAIN PIPE N'; AN,'�'� -XI ST NC I ► 38. U8 % 2" L NC I Q I 0 8 16 RIDGE / � r " L� oO� � Z z - L E � (8.93)� ���//�/�/�/� � CHIMNEY TOP I Q SCALE IN FEET I I 1 INCH =8 FEET - - (8.99) ���F 9.65TG 4ZNG-SAND (8.66) - ERTY 8.79ES �PROPERTYLINE FS RIE ES 2' TALL 8.101NV0_WALL NG -SAND EXISTING 5=0.01 W BUILDING O N ING - SAND 9.65TG I 6 8.021NV0 PARCEL 3 PARCEL 2 J, ®8. 4 G -PROPERTY LINE I � � 8.80TG �� � C PROPOSED RESIDENCE VO.061NV s s=o.o1 1 9.65TG. �'��;' I 7.941NV0 i 0 LIF FF=9.00 �o G 88.8orG UP $ 8.SOr`J7.861 NV o C C C; R I -- r-- - 08.061NV CF r I I __ i li 8.60TG 8.70TG @8.151 G n 0 �P . r ° 7 8.061 T 08.021NV 08.161NV 8 151NV �' 08.72TG a Ii a II 18 `. PROPERTY � r 5�--- 8.151NV u u II 8.50TG 7 7.901NV D 9 75lTId�J ( ) 7.811NV0 5.68 NG -SAND (1.98)x• y- 5=0.01 5=0.01 5=0.01 5=0.01 8 8.80�V 8.O�D I NO -SAND NG SAND ---- (8.47) a a .58-���V00°0024'��0.00' � - �- 8.46 0 8.60 a (8.45 (8.39) 8.24 in22) 'x(6.96) � EL FS E� Ti -©� OPERTY 6 PROPS LINE FS a FS �S 6 - o ES NG -SAND �c a DRIVEWAY 7 LINE a O BROKEN WOOD FENCE s -a8_9)/ FL (7x91 (7.91) 8.08) = T t (8�4)TC a CL 8.6) 10 a (8.60)TC 0.5' TALL � (8.44)TC ( r 10 EL as EL a BX (C (7�6)FL 841NV (�.73)FL WALL a (8.00)FL (7.54 ��99IN i I (7.80)FL 18 ( ) a SIGN ( DD Tnr�nn RAIN a PIPE SMH FSVi �_� 8.16 a a �4 j �` (8.06) � a a_ , ES' . - _ ES a a 'x(2.61) a FTREET 8.46 TC L CASE 2 WITHOUT STEMWALL NG -SAND a a (7.51)FO ( ) a a � DH_ DIAL TWO WORKING BEFORE ��� DAYS BEFORE YOU DIG , oa YOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT * VERTICAL DISTANCE PER 2016 CRC SECTION R317.1 MAY BE REDUCED PROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOOD SHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS ARE MADE OF NATURAL DURABLE OR PRESERVATIVE -TREATED WOOD IN ACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS ** CONSTRUCT STEM WALL AS NECESSARY TO PROVIDE MINIMUM SEPARATION DISTANCE BETWEEN WOOD SHEATHING AND SURFACE PER 2016 CRC SECTION R317.1. FOUNDATIONS WITH STEM WALLS SHALL HAVE ONE NO. 4 BAR WITHIN 12 INCHES FROM TOP OF WALL AND ONE NO. 4 BAR LOCATED 3 TO 4 INCHES FROM BOTTOM OF FOOTING (MINIMUM) PER 2016 CRC SECTION R403.1.3.1. REFER TO STRUCTURAL DRAWINGS FOR DETAILS. *** MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PER 2016 CRC SECTION R401.3. CONTRACTOR SHALL NOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS. DRAINAGE PLAN FINISHED SURFACE CASE 1 FINISHED GRADE (WITH STEMWALL) FINISHED FLOOR/ADJACENT GRADE DETAIL NO SCALE GINIICWGF) GI r)r-)R 1 FINISHED SURFACE FINISHED GRADE * VERTICAL DISTANCE PER 2016 CRC SECTION R317.1 MAY BE REDUCED PROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOOD SHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS ARE MADE OF NATURAL DURABLE OR PRESERVATIVE -TREATED WOOD IN ACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS ** MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PER 2016 CRC SECTION R401.3. CONTRACTOR SHALL NOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS. CONSTRUCTION NOTES 10 HARDSCAPE PER ARCHITECT'S PLAN. 02 DRIVEWAY PER ARCHITECT'S PLAN. 03 PLANTER AREA PER ARCHITECT'S PLAN. 04 WALL OR FENCE PER ARCHITECT'S PLAN. O5 ROOF DRAIN DOWNSPOUT PER ARCHITECT'S PLAN. 0 FURNISH & INSTALL 4 -INCH SDR -35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIRED JOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILS REPORT. O7 FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL HEREON. ® FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL HEREON. O9 RECONSTRUCT EXISTING SIDEWALK PER NEWPORT BEACH CITY STANDARD PLAN STD -180-L. 10 CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -184-L. **** 11 IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1 -INCH WATER METER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -502-L. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT. *** 12 FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER. REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -406-L. 13 REMOVE AND REINSTALL NEW GAS SERVICE AND METER PER GAS COMPANY'S STANDARDS AND SPECIFICATIONS. 14 REMOVE AND REINSTALL ELECTRIC SERVICE AND METER PER ELECTRIC COMPANY'S STANDARDS AND SPECIFICATIONS. 15 CONSTRUCT PLUG FOR ABANDONED DRIVEWAY PER CITY STANDARD DRAWING NOP. STD -165-L. 16 EXISTING BULKHEAD/SEAWALL TO BE REINFORCED AND EXTENDED IN HEIGHT AS REQUIRED PER SEPARATE STRUCTURAL PLAN. 17 CONSTRUCT CONCRETE STEMWALL PER STRUCTURAL PLANS AND DETAIL HEREON. 18 CONNECT DOWNSPOUT TO STORM DRAIN PER DETAIL ON SHEET C3. 19 CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL "E" ON SHEET C3. 20 CONSTRUCT 15 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH DRAIN PER DETAIL ON SHEET C3. 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. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. LEGEND TS TOP OF STEM WALL TOP TOP OF SLOPE TRW TOP OF RETAINING WALL FF FINISHED FLOOR ELEVATION TG TOP OF GRATE TC TOP OF COPING OR TOP OF CURB PA PLANTER AREA TW TOP OF WALL LS LANDSCAPE FS FINISHED SURFACE FL FLOW LINE FG FINISHED GRADE GB GRADE BREAK HP HIGH POINT INV INVERT GFF GARAGE FINISHED FLOOR EG EXISTING GRADE ( ) EXISTING SPOT ELEVATION - - PROPERTY LINE PROPOSED WALL EXISTING ELEVATION; CONTRACTOR SHALL FIELD (102.6) VERIFY ELEVATIONS PRIOR TO CONSTRUCTION AND OR REPORT ANY DISCREPANCIES TO CIVILSCAPES 102.6 ENGINEERING STEMWALL PER STRUCTURAL PLAN AND DETAIL HEREON STORM DRAIN 2% MIN. SLOPE TO DRAIN - IIIIIIIIIIIIIIIIIII II IIIIII-III II III II VARIES III ;111,;,11 NDS ATRIUM GRATE OR FLAT GRATE 2% MIN. SLOPE TO DRAIN 1 1 1I I I COMPACTED SOIL NDS #66 - 6" DRAIN RISER PIPE (LENGTH AS REQUIRED) OR APPROVED EQUAL NDS #101 OR #201 SPEE-D BASIN OR APPROVED EQUAL DRAIN PIPE INVERT ELEVATION CRUSHED STONE NDS SPEE-D BAS N DETA L 0(�) NO SCALE M N uj � 0 C/)O ui OQ Q ti M w U /p,\ QJ U Ow O� Z (D u-) �z� Uco Q z coLo Q Nt N J m U) ui U U) W Z Q C.) J J Z a W W W 0 p0 �/� N V � Q D � WZwQ U Q= Q U mm CD Q w � Lu Lu Vw(D�w mZ z a0LL� C� REVISIONS NO. I REVISION I DATE QROFESS/off D. �F y Z C 76698 fv F CALF JOB NO. 18051 DATE 1/10/2019 SHEET NO. C2 SHEET NO. 2 OF 4 2s 3 z_ O C� Lo 0 co 0 'm z aS cu Q c m Lu co 00 U a) 2 0- M :L 111 V I EXISTING 11 38.08 BUILDING RIDGE 37.65 � 7 DOU 5 (8.93) CFI I I m Q FS\Irllt4 7 PROPERTY B 9.18 F� PROPERTY LINELI A E ES Q _ _ �_ _ _ _ _ _ _ 100"0046"'E 113.00' _ NG48SAND NG -SAND I EXISTING U BUILDING WWWW w I I 17) 7.17 NG -SAND TD I W PARCEL 3 I PARCEL 2 IFPRO TY LINE �� L O B W O PROPOSED RESIDENCE A 2; I OTD FF=9.00 I, I DOCK UP -- - • Tc B B UP ,I , u II II a II 7.�RIY I 0 N= - � 8 I NG,.SAND W _ W W TD NG -SAND (8.46) (8.47) a a a A J 0024E 110.00 (8.22 �(6 96) - FS v o „PROPERTY / z- A FL �O NG -SAND � DRIVEWAY � � LINE PROPERTY LINE I S � � � RROT- vV';0, (, FL 7x91 7.91) (S.oB) <1d.- I i' L �(8 4)�T a cuRB a T I FL a FL a BX HALL (7�6) L 'z. as a a zi S i Or<IVi DRAIN a SMH FS a Ja 8.16 a a 8.19) N'���SUN � PIPE a a a a aFS D a a a a S 7 / IRAll mil Aia 8.46 D a ( TC ) a a a a a a a (7.51)FL P/L P/L z J EXISTING WALL 0 3 TO REMAIN co 0 0 co i EXISTING Of o BUILDING 9.15 (ADJACENT O LL FL /-NEIGHBOR) 0 8 16 8.94FS 4 8.96 Q o 9.17 g.17 8.63 TC 8.73 I 8.79F5 9.50 LL FS 8.15 (7.83)FL FS 2% 1% FF=9.00 TS 2% 2% 8 89 FSf F Of SCALE IN FEET i �, rT . EXISTING I III I+ EXISTING ��'GROUND 1 INCH =8 FEET 1 111= GROUND I- � FF=9.00 f ,77\\7 OVER -EXCAVATION LIMITS PER 7// /1// GEOTECHNICAL RECOMMENDATIONS UNDISTURBED AND TO BE VERIFIED IN FIELD BY SOILS NATIVE SOIL ENGINEER DH- DIAL TWO WORKING BEFORE ��� DAYS BEFORE YOU DIG ,11014 YOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT - I+ 3+ TEMPORARY 1:1 SLOPE TT TO OVER -EX P/L SECTION C -C SCALE: 1"=4' INATIVE SOIL SECTION A -A SCALE: 1"=4' EXISTING SEAWALL TO BE REINFORCED AND EXTENDED PER STRUCTURAL PLAN V SECTION D -D SCALE: 1"=4' P/L _IMITS PER DMMENDATIONS N FIELD BY SOILS ENGINEER EXISTING WOODEN DECK 77 /E , TEMPORARY 1:1 SLOPE TO OVER -EX OVER -EXCAVATION LIMITS PER I GEOTECHNICAL RECOMMENDATIONS UNDISTURBED AND TO BE VERIFIED IN FIELD BY SOILS NATIVE SOIL ENGINEER SECTION B -B 5.60 6.80 NG NG J J Q 0 m 0 0 W U a LL err FF=9.00 f 1f f I 111111 l lIIIIII GROUND TEMPORARY 1:1 SLOPE TO OVER -EX � OVER -EXCAVATION LIMITS PER UNDISTURBED GEOTECHNICAL RECOMMENDATIONS NATIVE SOIL AND TO BE VERIFIED IN FIELD BY SOILS ENGINEER SCALE: V=4 DIMENSIONS DETERMINE GRATE FRAME DIMENSION: FRAME AS A F CRUSHED ROCK W/FILTER CLOTH C" KAIKI `^"DE PEDESTRAIN SAFE FRAME & SLOT OPENING.EAST JORDAN ORKS OR EQUAL(800)874-4100 LLLVA I IUN SECTION E -E #4 REBAR TOP & BOTTOM PVC F GR LL THIS PORTION WITH CRUSHED ROCK AFTER POURING GRATE SUPPORT CURB PLAN VIEW DETAIL E 19 BOTTOMLESS TRENCH DRAIN NO SCALE EROSION CONTROL CONSTRUCTION NOTES OA INSTALL SAND (OR GRAVEL) BAG BARRIER PER CASQA SE -8 AND SE -6 © INLET PROTECTION PER DETAIL HEREON NOTES: 1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITH CASQA BMP WM-8. 2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE 5 -DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. 3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING AN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND. 3. APPROPRIATE BMPS FOR CONSTRUCTION -RELATED MATERIALS, WASTES, SPILLS OR RESIDUES SHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. 2 BAGS (MIN.) TYD. SECT. TYP. ELEV. A SAND BAG DETAIL NO SCALE T�--WP(-1RAIPY P\/(' PIPS Dig a 24" wide x 18" minimum depth trench Dlace filter cloth in the trench.Lap 12" @ top =orm bottom of the trench with crushed rock. Form and pour perimeter concrete curb -ill the rest of the trench with crushed rock to 4" mrom top of trench B AREA DRAIN INLET PROJECTION Kin crni F ✓C DOWNSPOUT S AROUND RISER PIPE (TYP) I PVC RISER WITH SPOUT INSIDE RISER PIPE DRAIN PIPE PER STORM DRAIN PLAN 6 -INCH ELBOW 1/4 BEND 18 DOWNSPOUT CONNECTION DETAIL ONO SCALE LANDSCAPING OR PAVERS 3" COVER MINIMUM o -4" DIA. PERFORATED PVC DRAIN PIPE W/ PERFORATIONS AT BOTTOM 18" DO 3/4" CRUSHED ROCK O o0 �-� 0 o WRAP SIDES AND BOTTOM OF TRENCH WITH FILTER FABRIC; PROVIDE 4" MINIMUM OVERLAP AT TOP OF 12" TRENCH 20 PERFORATED DRAIN PIPE AND TRENCH ONO SCALE M N Uj � 0 C/)UiO O N z� Q ti M co 0 � U � Q J O U w 0fDn - V QLO z00 U z 4 L0 00 Q Nt N J O') U Z W Z UJ J W �Da � J co N ZCI) 0 Wz<wu DOC�Q= <�ez>-< WvOmm 0QUw� W JZ ° VWw �O z W � a�W REVISIONS NO. I REVISION I DATE QROFESS D• �F y Z C 76698 fV F CAL\ JOB NO. 18051 DATE 1/10/2019 SHEET NO. C 3 SHEET NO. 3 OF 4 24- 3 z_ O c� In 0 co 0 m z cuQ c m LU co 00 U a) 2 a_ A GENERAL REQUIREMENTS 1. CONSTRUCTION SHALL BE IN CONFORMITY WITH THE 2016 EDITION OF THE CALIFORNIA BUILDING CODE (CBC) AND ALL APPLICABLE LOCAL AND STATE CODES AND ORDINANCES. 2. SITE INSPECTION: THE CONTRACTOR SHALL EXAMINE THE PROJECT SITE & SHALL VERIFY ALL DIMENSIONS, LOCATIONS & ELEVATIONS OF THE EXISTING CONSTRUCTION. THE CONTRACTOR SHALL ALSO DILIGENTLY INVESTIGATE THE SITE FOR THE POSSIBLE EXISTENCE & LOCATION OF UNDERGROUND UTILITIES, PRIOR TO ORDERING ANY MATERIAL AND/OR COMMENCING WORK AND SHALL REPORT ANY DISCREPANCIES TO "PMA CONSULTING, INC." HEREINAFTER CALLED "THE ENGINEER". 3. CONTRACTOR SHALL PROVIDE BARRICADES AND PEDESTRIAN PROTECTION AS REQUIRED BY STATE AND LOCAL CODES. 4. CONTRACTOR SHALL CONSULT WITH REPRESENTATIVES OF CITY AND UTILITY COMPANIES CONCERNING AVAILABLE FACILITIES BEFORE COMMENCING WORK OR CONNECTING TO SEWER, PIPING OR WIRING, ETC., AND REPORT ANY PROBLEMS TO THE ENGINEER. 5. CONTRACTOR SHALL FULLY PROTECT ALL ADJACENT PROPERTIES BEFORE COMMENCING ANY WORK. 6. OMISSIONS OR CONFLICTS BETWEEN VARIOUS ELEMENTS OF THE DRAWINGS, NOTES, AND DETAILS SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER AND RESOLVED BEFORE PROCEEDING WITH THE WORK. 7. CONTRACTOR SHALL INSTALL TEMPORARY TOILETS BEFORE START OF JOB. 8. NOTES AND DETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER THESE GENERAL NOTES. 9. TYPICAL DETAILS SHOWN SHALL APPLY WHERE NO SPECIAL DETAIL IS SHOWN. WHERE A DETAIL, TYPICAL DETAIL, SECTION, TYPICAL SECTION, OR A NOTE IS SHOWN FOR ONE CONDITION, IT SHALL ALSO APPLY FOR ALL LIKE OR SIMILAR CONDITIONS UNLESS NOTED OTHERWISE. 10. DRAWINGS TAKE PRECEDENCE OVER SPECIFICATIONS. DETAILED DRAWINGS AND SPECIFICATIONS TAKE PRECEDENCE OVER GENERAL DRAWINGS AND SPECIFICATIONS. 11. WRITTEN DIMENSIONS (NOT SCALED DIMENSIONS) SHALL BE USED. 12. TEMPORARY ERECTION BRACING AND SHORING SHALL BE PROVIDED AS REQUIRED ON ALL STRUCTURES, ADEQUATE TO PROVIDE FULL STRUCTURAL STABILITY AND SAFETY. BRACING SHALL NOT BE REMOVED UNTIL THE ELEMENTS ARE FULLY CONNECTED AND ARE CAPABLE OF SUPPORTING THE DESIGN LOADING. 13. CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 14. THE CONTRACTOR SHALL EXERCISE EXTREME CAUTION NOT TO UNDERMINE ANY ADJACENT STRUCTURE DURING THE COURSE OF CONSTRUCTION. 15. CLEAN UP: NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER THE BAY, STREETS, GUTTERS OR STORM DRAINS. ALL MATERIALS & WASTE SHALL BE REMOVED FROM THE SITE, NBMC 17.32.020. 16. DEMOLITION: ALL MATERIAL FROM THE EXISTING BULKHEAD THAT IS NOT USED AS FILL SHALL BE REMOVED FROM THE SITE & DISPOSED OF IN AN OFFICIAL DUMP SITE. 17. SEE THE LATEST "GENERAL GRADING SPECIFICATIONS" OF THE BUILDING DEPARTMENT FOR THE CITY'S: GENERAL NOTES, EROSION CONTROLS, REQUIRED INSPECTIONS, GRADING FILLS/CUTS & ALL NECESSARY DOCUMENTATION. 18. POOLS, SPAS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 19. ALL A.S.T.M. SPECIFICATIONS NOTED ON THE DRAWINGS SHALL BE IN ACCORDANCE WITH THE LATEST ISSUE OF THE A.S.T.M. 20. OBSERVATION VISITS TO THE PROJECT SITE BY THE ENGINEER SHALL NOT BE CONSTRUED AS ANY INSPECTION AS REQUIRED BY CODE. FOUNDATIONS 1. THE CONTRACTOR SHALL ESTABLISH ALL CONSTRUCTION LINES AND PROCEED WITH THE EXCAVATION OF ALL FOOTINGS AS CALLED FOR ON THE DRAWINGS. 2. FOOTINGS SHALL BEAR ON NATURAL UNDISTURBED UNIFORM EARTH OR ENGINEERED COMPACTED FILL. 3. NO REINFORCING STEEL AND NO CONCRETE SHALL BE PLACED IN ANY EXCAVATION PRIOR TO APPROVAL BY THE BUILDING DEPARTMENT. 4. THE TOP OF ALL EXCAVATIONS SHALL BE PROTECTED AGAINST HEAVY SURCHARGE LOADS AND FROM EROSION DUE TO RAINFALL OR SURFACE RUN-OFF DURING THE ENTIRE CONSTRUCTION PERIOD. 5. THE SOILS REPORT DESCRIBED UNDER ITEMS No.7 BELOW SHALL BE A PART OF THE CONSTRUCTION DOCUMENTS. THE CONTRACTOR SHALL OBTAIN THE SOILS REPORT AND COMPLY WITH ALL RECOMMENDATIONS THEREIN. 6. PAD PREPARATION SHALL BE IN ACCORDANCE WITH THE SOILS REPORT. THE PAD SHALL BE INSPECTED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING ANY CONCRETE. THE PAD SHALL BE KEPT MOIST PRIOR TO THE PLACING OF CONCRETE. 7. FOUNDATION DESIGN IS BASED ON THE RECOMMENDATIONS CONTAINED IN THE SOILS REPORT ON FILE WITH THE BUILDING DEPARTMENT. GRADING NOTES 1. THE ANTICIPATED TOTAL VOLUME OF CUT AND FILL FOR SEAWALL CONSTRUCTION ON THIS PROJECT WILL BE GREATER THAN 50 CUBIC YARDS. THUS, GRADING PERMIT IS REQUIRED - SEE ITEM 2 BELOW. 2. WHEN A GRADING PERMIT & PLANS ARE REQUIRED, IF NO GRADING IS ADDRESSED ON THE PLANS - SEE THE CIVIL & ARCHITECTURAL PLANS FOR THE FINISH GRADING ON THE SHORE SIDE OF THE BULKHEAD. 3. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT:OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 4. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT:OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 5. THE PROJECT GEOTECHNICAL ENGINEER SHALL INSPECT & APPROVE ALL AREAS PRIOR THE THE PLACEMENT OF ANY FILL. 6. ALL FILLS SHALL BE INSPECTED, TESTED & APPROVED BY THE GEOTECHNICAL ENGINEER VERIFYING MINIMUM OF 90% REQUIRED RELATIVE COMPACTION AS WELL AS STABILITY. 7. ALL EXCAVATIONS FOR ANCHORS SHALL BE INSPECTED & APPROVED BY THE GEOTECHNICAL ENGINEER PRIOR TO PLACING CONCRETE. 8. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 9. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15. 10. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. SEE DETAILS N & T ON SHEET SW -2. 11. LANDSCAPING PLANS SHALL BE SUBMITTED FOR APPROVAL, WORK COMPLETED AND A CERTIFICATE OF CONFORMANCE RECEIVED BY THE CITY GRADING ENGINEER PRIOR TO CLOSURE OF PERMIT, UNLESS WAIVED BY THE CITY GRADING ENGINEER. 12. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. 13. DATUM: ALL ELEVATIONS ARE BASED ON MLLW AND/OR NAVS88 DATUM. BACKFILLING & COMPACTION NOTES 1. ALL BACKFILL SHALL CONFORM TO THE SOILS ENGINEER'S REPORT AND RECOMMENDATIONS. 2. UTILITY TRENCH BACKFILL AND ANY OTHER BACKFILL MUST BE MECHANICALLY COMPACTED. JETTING AND FLOODING SHALL NOT BE PERMITTED. 3. WHERE WALLS ARE BACKFILLED ON ONE SIDE ONLY, PROVIDE SHORING OR OTHER APPROVED MEANS OF LATERAL SUPPORT UNTIL RESISTING ELEMENTS ARE ALL IN PLACE AND HAVE ATTAINED THEIR REQUIRED STRENGTHS. RESISTING ELEMENTS SHALL BE CONCRETE SLABS OR OTHER PERMANENT BUILDING COMPONENTS. 4. UNLESS NOTED OTHERWISE IN THE SOILS REPORT, ALL FILLS SHALL BE COMPACTED TO A MINIMUM OF 90% OF MAXIMUM DENSITY IN ACCORDANCE WITH THE REQUIREMENTS OF THE CBC APPENDIX SECTION 3313. 5. FILTER CLOTH SHALL BE MIRAFI 140N -SERIES NONWOVEN POLYPROPYLENE GEOTEXTILE AS MANUFACTURED BY "TC MIRAFI COMPANY" AND SHALL BE MINIMUM 2.0' WIDE AND BE PLACED ON THE INSIDE FACE OF THE BULKHEAD EXTENDED EQUALLY FROM THE JOINT TO (2.0') BELOW THE FINAL MUDLINE FOR THE ENTIRE HEIGHT OF THE BULKHEAD. 6. COMPACTION REPORT MUST BE SUBMITTED TO AND BE APPROVED BY THE BUILDING DEPARTMENT BEFORE FOUNDATION INSPECTION. 7. A FINAL SOIL REPORT OF COMPACTION & APPROVAL SHALL BE PREPARED BY THE PROJECT GEOTECHNICAL ENGINEER & SUBMITTED FOR BUILDING DEPARTMENT REVIEW AT THE COMPLETION OF THE PROJECT. 8. COMPACT SOIL TO THE REQUIRED RELATIVE DENSITIES PER ASTM 155-91. DO NOT USE HEAVY COMPACTION EQUIPMENT WITHIN 20 FEET OF THE BULKHEAD. 9. ON SITE BROKEN CONCRETE & AC PAVING MAY BE USED AS FILL PROVIDED IT DOES NOT EXCEED 6 INCHES IN SIZE & IS NOT STACKED LAYERED OR PLACED ABOVE ELEVATION +7.0' & IS APPROVED BY THE GEOTECHNICAL ENGINEER. STEEL 1. STRUCTURAL STEEL SHAPES AND PLATES SHALL CONFORM TO A.S.T.M. A572 GRADE 50 OR A992 WITH Fy = 50 KSI. 2. STEEL PIPE COLUMNS AND OTHER STEEL PIPE STRUCTURAL MEMBERS SHALL CONFORM TO A.S.T.M. A53, GRADE B. 3. STRUCTURAL STEEL TUBING SHALL CONFORM TO A.S.T.M. A500, GRADE B, Fy = 46 KSI. 4. BOLTS SHALL CONFORM TO A.S.T.M. A307, UNLESS NOTED OTHERWISE. WHERE HIGH STRENGTH (H.S.) BOLTS ARE SPECIFIED, THEY SHALL BE MINIMUM 3/4" DIAMETER AND CONFORM TO A.S.T.M. A325 SC CLASS A UNLESS NOTED OTHERWISE ON THE PLANS. THE INSTALLATION OF H.S. BOLTS SHALL BE INSPECTED BY A REGISTERED DEPUTY INSPECTOR APPROVED BY THE BUILDING DEPARTMENT. 5. ALL BOLTS HOLES IN STEEL MEMBERS SHALL BE STANDARD HOLES, U.N.O. 6. STRUCTURAL STEEL "NELSON" STUDS SHALL BE MANUFACTURED FROM C1015, C1017 AND C1020 COLD DRAWN STEEL CONFORMING TO A.S.T.M. A108 -58T. 7. LIGHT GAUGE STEEL MEMBERS SHALL CONFORM TO A.S.T.M. STANDARDS AS FOLLOWS: A) FOR 18 GA. THICK AND LIGHTER STEEL : A446, GRADE A (GALVANIZED) OR A570, GRADE 33 OR A611, GRADE C - ALL HAVING MINIMUM OF 33 KSI YIELD STRENGTH. B) FOR 16 GA. THICK AND HEAVIER STEEL : A446, GRADE D (GALVANIZED) OR A570, GRADE 50 OR A607, GRADE 50 - ALL HAVING MINIMUM OF 50 KSI YIELD STRENGTH. 8. FABRICATION AND ERECTION SHALL CONFORM TO THE 14th EDITION OF A.I.S.C. SPECIFICATIONS. 9. ALL HOLES FOR BOLTS IN STRUCTURAL STEEL SHALL BE DRILLED OR PUNCHED. BURNING OF HOLES SHALL NOT BE PERMITTED. 10. ALL STEEL SHALL BE STAINLESS, HOT DIP GALVANIZED OR EPDXY COATED. WELDING 1. ALL WELDING SHALL BE DONE USING THE SHIELDED ELECTRIC ARC PROCESS BY CERTIFIED WELDERS, USING E70XX ELECTRODES. 2. WELDING OF STEEL REINFORCING BARS SHALL BE DONE WITH LOW HYDROGEN ELECTRODES, A233, CLASS E70XX SERIES. 3. WELDS REQUIRING CONTINUOUS OR PERIODIC SPECIAL INSPECTION NEED NOT HAVE SPECIAL INSPECTION WHEN WELDING IS DONE IN AN APPROVED FABRICATOR'S SHOP, HOWEVER, THE APPROVED FABRICATOR MUST SUBMIT A CERTIFICATE OF COMPLIANCE IN ACCORDANCE WITH THE SECTION 1704.2.2 OF THE CBC. 4. SPECIAL INSPECTION IS REQUIRED FOR ALL FIELD WELDINGS. CONCRETE 1. ALL CONCRETE MIX DESIGNS, CONFORMING TO CHAPTER 19 OF ACI 318-14, TABLE 19.3.2.1, CATEGORY (C) & CLASS C2 PER TABLE 19.3.1.1 OF ACI 318-14, SHALL BE SUBMITTED TO THE ENGINEER FOR REVIEW AND APPROVAL BEFORE ANY CONCRETE IS PLACED. ALL CONCRETE MIXES SHALL HAVE A MINIMUM CEMENT CONTENT OF 6.0 SACKS OF CEMENT PER CUBIC YARD OF MIX. ALL CONCRETE MIXES SHALL BE CERTIFIED BY A CONCRETE TESTING LABORATORY AND SIGNED BY A CALIFORNIA REGISTERED CIVIL ENGINEER. 2. CONCRETE SHALL HAVE MINIMUM 28 DAY COMPRESSIVE STRENGTH OF 5000 PSI AND A 0.40 WATER -TO -CEMENT RATIO. 3. CONCRETE GROUT SHALL HAVE THE SAME COMPRESSIVE STRENGTH AS THE OTHER CONCRETE AND SHALL BE A SUITABLE MIX CONSISTING OF PEA GRAVEL, SAND, CEMENT AND WATER. MAXIMUM SLUMP SHALL BE 5 INCHES. AN APPROVED SUPERPLASTICIZING ADMIXTURE MAY BE ADDED TO INCREASE THE SLUMP TO MAXIMUM 7.5 INCHES. GROUT UNDER STEEL COLUMN BASE PLATES SHALL BE "RAPID -SET" OR "FIVE STAR GROUT" OR APPROVED EQUAL. 4. CONCRETE SHALL BE DESIGNED FOR PERMEABILITY, STRENGTH, CHEMICAL STABILITY AND ABRASION RESISTANCE, APPROPRIATE FOR ITS APPLICATION. PORTLAND CEMENT SHALL CONFORM TO ASTM C 150 TYPE I OR TYPE II MODIFIED, AND LOW ALKALI. CHEMICAL ADMIXTURES SHALL CONFORM TO ASTM C 494. CHEMICALS DESIGNED TO LIMIT CORROSION OF INTERNAL REINFORCING MAY BE USED. AIR ENTRAINMENT ADMIXTURES SHALL CONFORM TO ASTM C 260. COARSE AND FINE AGGREGATE SHALL CONFORM TO ASTM C 33, AND ASTM C 330 WHERE LIGHTWEIGHT AGGREGATES ARE USED. LIGHTWEIGHT AGGREGATE, IF USED, SHALL CONSIST OF EXPANDED AND COATED SHALE OR EQUIVALENT MATERIAL OF SUFFICIENT STRENGTH AND DURABILITY TO PROVIDE CONCRETE OF THE REQUIRED STRENGTH. 5. CONCRETE TEST SAMPLES SHALL BE TAKEN IN ACCORDANCE WITH A.S.T.M. AND CBC STANDARDS. RESULTS OF THE 7 & 28 DAY TESTS SHALL BE SUBMITTED TO THE ENGINEER FOR HIS RECORDS. SLUMP TESTS ARE REQUIRED FOR ALL TEST SAMPLES AND MUST ALSO BE REPORTED. ADDITIONALLY, ALL LIGHT WEIGHT CONCRETE SAMPLES MUST HAVE THEIR IN-PLACE DENSITIES DETERMINED AND REPORTED. 6. SIDES OF FOOTING PADS MAY BE POURED AGAINST STABLE EARTH. 7. SLURRY CONCRETE, WHERE SPECIFIED OR USED, SHALL HAVE A MINIMUM CEMENT CONTENT OF 1.5 SACKS OF CEMENT PER CUBIC YARD OF MIX. 8. SEE ARCHITECTURAL NOTES FOR COLORED OR TEXTURED CONCRETE. 9. CONCRETE FORM WORK TOLERANCES SHALL BE IN ACCORDANCE WITH CBC AND A.C.I. STANDARDS. 10. ALL STEEL REINFORCING, ANCHOR BOLTS, DOWELS AND OTHER INSERTS SHALL BE SECURED IN POSITION AND INSPECTED BY THE LOCAL BUILDING DEPARTMENT INSPECTOR, PRIOR TO THE PLACING OF ANY CONCRETE. 11. ALL NECESSARY BRACES, STRONGBACKS, PICK-UP INSERTS, BOLTS, ETC., FOR PRECAST CONCRETE PANELS SHALL BE DESIGNED BY OTHERS FOR SAFE ERECTION OF THE PANELS. 12. NO CALCIUM CHLORIDE SHALL NOT BE USED IN ANY CONCRETE. 13. ALL CONCRETE TO BE CURED FOR A MINIMUM OF 3 DAYS BY A METHOD ACCEPTABLE TO THE ENGINEER. FORMS MAY BE STRIPPED ONLY AFTER THE CONCRETE HAS ATTAINED MINIMUM COMPRESSIVE STRENGTH OF 3000 PSI. 14. CHAMFER EXPOSED CORNERS 3/4" U.N.O. REINFORCING STEEL 1. FOR STRUCTURES EXPOSED TO SALT WATER SPLASH OR IMMERSION, REBAR REINFORCEMENT SHALL CONFORM TO ASTM A 706, UNLESS NOTED OTHERWISE ON DETAILS, AND SHALL BE EPDXY COATED PER ASTM A 934, AFTER BENDING OF THE REBARS. WELDED WIRE MESH SHALL CONFORM TO ASTM A 185 AND SHALL BE EPDXY COATED CONFORMING TO ASTM A 884, WITH ALL VISIBLE DEFECTS AND CUT ENDS REPAIR COATED. WIRES USED TO TIE REINFORCING STEEL SHALL BE EITHER EPDXY COATED STEEL, OR A 316 STAINLESS STEEL. 2. REINFORCEMENT MARKED CONTINUOUS MAY BE SPLICED BY LAPPING 42 BAR DIAMETERS IN CONCRETE AND 48 BAR DIAMETERS IN MASONRY WITH 24 INCH MINIMUM LAP IN EACH CASE, UNLESS NOTED OTHERWISE ON PLANS. ALL SPLICES WHEN DETAILED SHALL BE LOCATED WHERE SHOWN ON PLANS. 3. REINFORCING STEEL SHALL BE ACCURATELY PLACED AND SECURED IN POSITION WITH METAL OR CONCRETE BLOCKS, CHAIRS, SPACERS, ETC., AND WIRE TIES BEFORE PLACING ANY CONCRETE. 4. ADDITIONAL REINFORCING REQUIRED FOR ERECTION OF PRECAST CONCRETE PANELS SHALL BE ADDED PER THE CONTRACTOR'S DETAILS. 5. MINIMUM CONCRETE COVER FOR REINFORCING STEEL SHALL BE AS FOLLOWS, UNLESS NOTED OTHERWISE. A) CONCRETE BELOW GRADE OR IN CONTACT WITH SOIL: WHEN CAST AGAINST EARTH 3", WHEN FORMED 2". B) WALLS ABOVE GRADE: EXTERIOR FACE 1Y2% INTERIOR FACE 1". C) PRECAST CONCRETE ELEMENTS:AS DETAILED. D) CONCRETE SLAB ON GRADE: REINFORCING STEEL AT CENTER OF SLAB, UNLESS NOTED OTHERWISE. 6. REINFORCEMENT DETAILING SHALL BE IN ACCORDANCE WITH CBC SECTION 1907. 7. ALL TIE WIRES SHALL BE MINIMUM 16 GAUGE, BLACK ANNEALED, CONFORMING TO A.S.T.M. A82. 8. ALL REINFORCING BARS SHALL BE FREE OF RUST, GREASE OR OTHER MATERIAL LIKELY TO IMPAIR BONDING. 9. ALL BENDS IN REINFORCING SHALL BE COLD BENDS. NAILING AND FASTENERS 1. ALL NAILS AND FASTENERS SHALL BE CORROSION RESISTANT MEETING ASTM A153 CLASS D, HOT DIP GALVANIZED AND BE ACRYLIC ADHESIVE OR THERMAL PLASTIC RESIN LATEX ADHESIVE COATED. 2. ALL NAILS SHALL BE 16d (0.148" DIAMETER) HELICAL THREAD NAILS, WITH MINIMUM BENDING YIELD STRENGTH OF FYB = 90,000 PSI, U.N.O. 3. NAILING OTHER THAN ROOF OR FLOOR DIAPHRAGM SHOWN ON THE DRAWINGS SHALL BE IN ACCORDANCE WITH TABLE 2304.9.1 OF THE CBC. 4. NAILS FOR ROOF AND FLOOR SHEATHING SHALL HAVE A MIN OF 1Y2" PENETRATION INTO THE FRAMING MEMBERS. 5. ALL HARDWARE SHALL BE CORROSION -RESISTANT COMPLYING WITH HDG G185 FINISH AND BE MANUFACTURED BY "SIMPSON STRONG -TIE CO., INC." (OR APPROVED EQUAL), AND SHALL HAVE A VALID ICC NUMBER ON THE PRODUCT. ANY DEVIATION FROM THE APPROVED PRODUCTS MUST BE APPROVED BY THE BUILDING DEPARTMENT, NOT BY THE FIELD INSPECTOR. 6. ALL HARDWARE SHALL BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. BLIND NAILING SHALL NOT BE ACCEPTABLE AND WILL BE REJECTED. 7. WHERE MECHANICAL OR ADHESIVE ANCHORS/DOWELS ARE INDICATED ON DRAWINGS: A) MECHANICAL ANCHORS SHALL BE STAINLESS STEEL HILTI KWIK BOLT KB -TZ AND BE INSTALLED IN ACCORDANCE WITH ICC ESR -1917 B) ADHESIVE ANCHORS SHALL BE HILTI STAINLESS STEEL "HIT-HY 200 MAX-SD-- ADHESIVE AX-SD"ADHESIVE INSTALLED IN ACCORDANCE WITH ICC ESR -3187 OR STAINLESS STEEL SIMPSON STRONG -TIE "SET -XP EPDXY" ADHESIVE INSTALLED IN ACCORDANCE WITH ICC ESR -2508. C) HOLES SHALL BE DRILLED WITH NON-REBAR-CUTTING DRILL BITS. D) CONTINUOUS INSPECTION IS REQUIRED FOR THE INSTALLATION OF THE ALL ANCHORS/DOWELS BY A REGISTERED SPECIAL INSPECTOR APPROVED BY THE BUILDING DEPARTMENT. THE INSPECTOR SHALL VERIFY THE INSTALLATION OF ANCHORS/DOWELS IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS INCLUDING CLEANLINESS OF DRILL HOLES AND PROPER EMBEDMENT. E) UNLESS NOTED OTHERWISE ON THE DRAWINGS, USE MINIMUM 5/a" DIAMETER AT 24" ON CENTER WITH A MINIMUM OF 5" EMBEDMENT. ANCHOR RODS 1. ANCHOR RODS/TIE-RODS SHALL CONFORM TO A.S.T.M. A722-95 GR 150 TYPE II THREADED REBAR AS MANUFACTURED BY DYWIDAG-SYSTEMS INTERNATIONAL (DSI) WITH DOUBLE CORROSION PROTECTION. 2• ROD TENSIONING: AFTER BACKFILLING & COMPACTING TO TOP OF ANCHOR BEAM, TENSION RODS TO 1,000#. COMPLETE BACKFILL & COMPACTION TO ROUGH GRADE & TENSION RODS TO 5,000#. 3. WHERE HELICAL ANCHORS ARE CALLED OUT ON THE DRAWINGS, THEY SHALL BE MANUFACTURED AT THE HUBBEL POWER SYSTEMS, INC. FACILITY LOCATED AT 210 NORTH ALLEN STREET, IN CENTRALIA, MISSOURI 65240, UNDER A QUALITY CONTROL PROGRAM WITH INSPECTIONS BY RADCO (AA -650) AND SHALL BE INSTALLED IN ACCORDANCE WITH ESR -2794. ANCHORS, PLATES & CONNECTORS SHALL BE HOT DIP GALVANIZED WITH A MINIMUM OF 3 MILS OF ZINC PER A.S.T.M. A153 (LATEST REVISION). 4. THE INSTALLATION TORQUE OF THE IN-PLACE HELICAL ANCHORS SHALL BE AT LEAST 5.0 FT -KIPS . 5. ACCORDING TO THE GRAPH AND THE SUPPORTING CALCULATIONS, AS SHOWN ON PAGE 17 OF 27 OF THE A.B.CHANCE BULLETIN 01-9204, THE LIFE EXPECTANCY OF THE HELICAL ANCHORS FOR THIS APPLICATION SHALL EXCEED 50 YEARS. 6. PERFORMANCE TEST IN COMPLIANCE WITH SECTION 6.3.4 OF A.B. CHANCE BULLETIN 31-0503, SHALL BE CONDUCTED. TWO (2) PERCENT OF THE HELICAL TIEBACK ANCHORS OR A MINIMUM OF TWO (2) ANCHORS, WHICH EVER IS GREATER, SHALL BE PERFORMANCE TESTED IN ACCORDANCE WITH THE PROCEDURES DESCRIBED IN THE AFOREMENTIONED BULLETIN. HELICAL ANCHORS SPECIAL INSPECTION PERIODIC SPECIAL INSPECTION IN ACCORDANCE WITH IBC SECTIONS 1702.1 AND 1704.9 SHALL BE PROVIDED, PROVIDED THAT ALL OF THE FOLLOWING REQUIREMENTS ARE SATISFIED: 1. THE INSTALLERS ARE CERTIFIED BY THE MANUFACTURER, AND EVIDENCE OF INSTALLER TRAINING AND CERTIFICATION BY THE THE REPORT HOLDER IS PROVIDED TO THE CODE OFFICIAL. 2. STRUCTURAL OBSERVATIONS IN ACCORDANCE WITH IBC SECTION 1709 ARE PROVIDED. A PERIODIC INSPECTION SCHEDULE, AS A PART OF THE STATEMENT OF SPECIAL INSPECTION, IS PREPARED BY A REGISTER DESIGN PROFESSIONAL AND SUBMITTED TO AND APPROVED BY THE CODE OFFICIAL. AS A MINIMUM, THE PERIODIC INSPECTION MUST INCLUDE, BUT NOT LIMITED TO, THE FOLLOWING: A) BEFORE THE START OF WORK: VERIFY MANUFACTURER, VERIFY INSTALLER'S CERTIFICATION BY THE MANUFACTURER, AND CONFIRM HELICAL PILE/TIEBACK AND BRACKET CONFIGURATION COMPLIANCE WITH CONSTRUCTION DOCUMENTS AND ICC ESR -2794. B) INSTALLATION OF FIRST HELICAL FOUNDATION SYSTEM: VERIFY THAT LOCATION, INSTALLATION TORQUE, AND DEPTH OF HELICAL STEEL PILE/TIEBACK COMPLY WITH THE APPROVED CONSTRUCTION DOCUMENTS AND ICC ESR -2794. VERIFY THAT INSTALLERS KEEP AN INSTALLATION LOG. C) FIRST CONNECTION TO BUILDING STRUCTURE: VERIFY THAT INSTALLATION OF THE BRACKETS COMPLIES WITH THE APPROVED CONSTRUCTION DOCUMENTS AND ICC ESR -2794. D) END OF WORK: VERIFY THAT INSTALLATION LOG COMPLIES WITH REQUIREMENTS SPECIFIED IN THE APPROVED CONSTRUCTION DOCUMENTS. ALSO VERIFY THAT INSTALLATION OF ALL STRUCTURAL CONNECTIONS COMPLIES WITH APPROVED CONSTRUCTION DOCUMENTS AND ICC ESR -2794. ABBREVIATIONS A.B. ............ ANCHOR BOLT DN .............. DOWN A.C. ........... ASPHALT CONCRETE DP ................ DEEP A/C ............ AIR CONDITIONING D.S. ............ DOWNSPOUT A.C.P. ......... ASPHALT CONCRETE PAVING DWGS .......... DRAWINGS ADDL .......... ADDITIONAL (E) ............... EXISTING A.F.F. ......... ABOVE FININSH FLOOR EA ............... EACH ALUM .......... ALUMINUM E.F. ............. EACH FACE ALT ............ ALTERNATE ELEC ............ ELECTRICAL ANOD ......... ANODIZED ELEV ............ ELEVATION ARCHT ........ ARCHITECTURAL EMBED ........ EMBEDMENT, EMBEDDED B.B. ............ BOTTOM OF BEAM E.N. ............. EDGE NAILING BET .............. BETWEEN EQ ............... EQUAL BLDG ............ BUILDING E.S. ............. EACH SIDE BLKG ........... BLOCKING E.W. ............. EACH WAY BM ............. BEAM EXIST ........... EXISTING B.N. ............ BOUNDARY NAILING EXP ............. EXPANSION BOT ............. BOTTOM EXT ............. EXTERIOR B.W. ............ BOTTOM OF WALL F.D. ............ FLOOR DRAIN C ................. CHANNEL FDN ............. FOUNDATION CANT .......... CANTILEVER F.F. .............. FINISH FLOOR C.G. ............... CENTER OF GRAVITY F.G. ............FINISH GRADE C.J. ............... CONSTRUCTION JOINT OR FIN ............... TSTUBE STEEL CEILING JOIST ...............FINISH F.J. FLOOR JOIST CL ................. CENTER LINE .............. FLG FLANGE CLG .............. CEILING REINFORCING T.W. CLR ............. CLEAR FLR .............. FLOOR C.M.U. ......... CONCRETE MASONRY UNIT F.O.C. .......... FACE OF CONCRETE COL ............ COLUMN F.O.M. .......... FACE OF MASONRY COMPO ........ COMPOSITION F.O.S. .......... FACE OF STUD CONC .......... CONCRETE F.N. ............. FIELD NAILING CONN .......... CONNECTION F.S. ............. FAR SIDE CONT .......... CONTINUOUS FT ............... FEET OR FOOT CONST ........ CONSTRUCTION FTG ............. FOOTING CORR .......... CORRIDOR GALV ........... GALVANIZED CTR ............ CENTER GA ............... GAUGE DBL ............. DOUBLE G.I. .............. GALVANIZED IRON DET ............. DETAIL GLB ............. GLU-LAM BEAM DF .............. DOUGLAS FIR GLP ............. GLU-LAM PURLIN D.F. ............ DRINKING FOUNTAIN GYP BD ......... GYPSUM BOARD DIAG ........... DIAGONAL HDR ............. HEADER DIAPH ......... DIAPHRAGM HGR ............. HANGER DIA ............... DIAMETER HK. .............. HOOK DIM ............. DIMENSION HORIZ .......... HORIZONTAL WELDED WIRE FABRIC MFD ............. H.P. ............. HIGH POINT HT ............... HEIGHT OFF ............. OFFICE T.F. ............. TOP OF FOOTING H.S. ............. HIGH STRENGTH OPNG ...........OPENING T.B. ............. TOP OF BEAM HVAC ........... HEATING/VENTILATING & OPP HD .......OPPOSITE HAND TG ............... TAPERED GIRDER �m AIR CONDITIONING O.S.F. .......... OUTSIDE FACE T.G.............. TOP OF GIRDER IN ................ INCH P.C. ............ PIPE COLUMN THK ............. THICK INFO ............ INFORMATION PEN ............. PENETRATION THRUTHROUGH ........... Z INT .............. INTERIOR PL ................. PLATE OR PROPERTY LINE T.L. TOP OF LEDGER J.B.JOIST """"""' BEARING PILAS .......... PILASTER T.N.............. TOP OF NAILER J.G. ............. JOIST GIRDER PLYWD ......... PLYWOOD TOP OF JST ............. JOIST PSF ............. POUNDS PER SQUARE FOOT T.O.P. .......... TOP OF PARAPET/PANEL JT ............. JOINT PSI............ POUNDS PER SQUARE INCH T.O.S. TOP OF STEEL K.O. .............. KNOCK OUT P.T. ............ PRESERVATIVE TREATED .......... TOT ..............TOTAL Q Z L ................. ANGLE R.D. ............. ROOF DRAIN TRANSF TRANSFER LAT ............. LATERAL REBAR ......... REINFORCING BAR ....... TRANSV ....... TRANSVERSE LDR ............. LEDGER R.B. ............. ROOF BEAM ............... TSTUBE STEEL LG ............... LONG REQD ........... REQUIRED T.S. ............. TOP OF SLAB LLH .............. LONG LEG HORIZONTAL REINF .......... REINFORCING T.W. TOP OF WALL LLV .............. LONG LEG VERTICAL REF ............. REFERENCE TYP ............. TYPICAL LONGIT ........ LONGITUDINAL REV ............. REVISION U.N.O. .......... UNLESS NOTED OTHERWISE L.P. ............. LOW POINT R.J. ............. ROOF JOIST VERT ........... VERTICAL LT ............... LIGHT RM .............. ROOM V.I.F............ VERIFY IN FIELD MATL .......... MATERIAL R.O. ............. ROUGH OPENING/ W ............... WITH MAX ............ MAXIMUM SCH ............. SCHEDULE WD .............. WOOD M.B. ............ MACHINE BOLT SECT ........... SECTION W ................ WIDE FLANGE MATL .......... MATERIAL SHTG ........... SHEATHING W/0 ............ WITHOUT MAX ............ MAXIMUM SHT ............. SHEET W.P. ............... WORK POINT M.B. ............ MACHINE BOLT SIM .............. SIMILAR W.R. ............. WATER RESISTANT MECH .......... MECHANICAL S.J. ............... SAWCUT JOINT WT WEIGHT MEZZ .......... MEZZANINE S.P. ............... SPLICE POINT W.W.F. .......... WELDED WIRE FABRIC MFD ............. MANUFACTURED SPA ............... SPACING X ................. EXTRA STRONG MFR ............. MANUFACTURER SPECS ......... SPECIFICATIONS XX ............... DOUBLE EXTRA STRONG MIN .............. MINIMUM SQ .............. SQUARE MISC ............ MISCELLANEOUS STAGG ........... STAGGERED M.F.O. .......... METAL FRAMED OPENING STD ............... STANDARD MLB ............. MICROLLAM BEAM STIFF ........... STIFFENER M.P.H. ..........MILES PER HOUR STL ............. STEEL MTL ............. METAL S.S. ............. SELECT STRUCTURAL SYMBOLS (N) ............. NEW STRUCT ....... STRUCTURAL N.I.C. .... NOT IN CONTRACT SYM ............. SYMETRICAL @ .............. AT NO . ............. NUMBER T & B ......... TOP & BOTTOM t .............. CENTER LINE N.S. ............. NELSON STUD OR NEAR SIDE T & G ......... TONGUE & GROVE 0 .............. DIAMETER N.T.S. .......... NOT TO SCALE TEMP ........... TEMPERED .............. PLATE OR PROPERTY LINE O.0 . .............ON CENTER .............. STEP IN FOOTING GENERAL SPECIAL INSPECTIONS 1. PERIODIC (NON -CONTINUOUS) OR CONTINUOUS SPECIAL INSPECTION BY A CITY CERTIFIED DEPUTY INSPECTOR IS REQUIRED FOR THE FOLLOWING: A) SITE CONCRETE WORK (COPING & ANCHOR BEAM) :...........CONTINUOUS. B) INSPECT SHEET PILE FOR LENGTH & DAMAGE : .................NON -CONTINUOUS. C) T & G LOCKING OF PANELS :................................................ NON -CONTINUOUS. D) ANCHOR ROD TENSIONING:....................................................CONTINUOUS. E) GROUTING OF PVC SLEEVES :................................................ NON -CONTINUOUS. F) PILING INSTALLATION:............................................................ NON -CONTINUOUS. G) HELICAL ANCHORS INSTALLATION IN ACCORDANCE WITH SECTION 2.4.2. OF ICC ER -2794: ........................................... NON -CONTINUOUS. SPECIAL INSPECTION IS REQUIRED FOR SEAWALL PANEL CONCRETE IF NOT CAST IN A CERTIFIED YARD. 2. CONTINUOUS SPECIAL INSPECTIONS IS REQUIRED FOR THE INSTALLATION OF ANCHOR BOLTS, ADHESIVE ANCHOR BOLTS, ADHESIVE DOWELS AND MECHANICAL ANCHORS IN ALL CONCRETE AND MASONRY WORKS. 3. SPECIAL INSPECTIONS SHALL BE DONE BY ONE OR MORE REGISTERED DEPUTY (SPECIAL) INSPECTORS, APPROVED BY THE BUILDING DEPARTMENT ONLY, HIRED AND PAID FOR BY THE OWNER. 4. SITE VISITS CONDUCTED BY THE ENGINEER ARE MERELY FOR OBSERVATION PURPOSE ONLY AND DO NOT CONSTITUTE AN INSPECTION. 5. TWO (2) PROPERLY COMPLETED AND SIGNED COPIES OF THE SPECIAL INSPECTION AGREEMENT MUST BE SUBMITTED TO THE PERMIT SERVICES DIVISION PRIOR TO ISSUANCE OF THE PERMIT. 6. AS A MINIMUM, THE DEPTH OF THE SEAWALL EMBEDMENT INTO THE GROUND SHALL BE AS SHOWN ON ELEVATIONS ON (S-1) AND MUST BE ACCURATELY MEASURED BY THE DEPUTY INSPECTOR. A COPY OF THE MEASUREMENT MUST BE SUBMITTED TO THE CITY & THE ENGINEER OF RECORD. 7. SPECIAL INSPECTION IS REQUIRED FOR ALL NEW CONCRETE AND MASONRY CONSTRUCTION, INCLUDING REINFORCING STEEL. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATION PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. W Q o s� �`f �- �a sff Q o� �m W� 1713• Eas R BSy i4venup � Q 6 Z L 4L•: D w > o e» z oz z ~ Q 06 0 C� U o� oz Cn SITE R z - O w W pl&m Del N-tC 3- L 4 ICE Q w �W Q Z Z 0- Q + ` x w 0 o ' W = � N M fi I'g jag LU m C pow J Q . Q > m O � m Wg� Z w MCL M o aaa w of U g -p gx w VICINITY MAP pW o� QROFESS/ O I SsOGo w Q No.0 66947 -;om 0 1 F OF CA1 SFO 12/06/2018 • 4 �. Th FL M tcCq+ ti Cq a CID U) .O m N M Q v U co W 2 Z3 Q c: W > m co p m 0- M W Z NOTE TO THE BIDDERS: AFTER THOROUGHLY EXAMINING THE CONSTRUCTION DOCUMENTS AND THE SITE: 1. NOTIFY THE ARCHITECT AND/OR THE ENGINEER IN WRITING, REGARDING ALL DISCREPANCIES REQUIRING CLARIFICATION, PRIOR TO THE "BID SUBMITTAL". 2. IF THE ARCHITECT AND/OR THE ENGINEER IS NOT NOTIFIED, AS REQUIRED PER ITEM #1 ABOVE, IT SHALL MEAN THAT THE CONTRACTOR HAS CONSIDERED ADEQUATE CONTINGENCY IN HIS BID TO COVER ALL COSTS TO COMPLY WITH THE MOST STRINGENT CONDITIONS. 3. THE CONTRACTOR SHALL NOT BE ENTITLED TO ANY ADDITIONAL COMPENSATION FOR ANY DISCREPANCY DISCOVERED AFTER THE "CLOSE OF THE BID". 25 Q 1713• Eas R BSy i4venup � Q Z L 4L•: D w > F R-ailxa Bev;I ~ Q 06 PROJECT -,, C� U Cn SITE R z - O W pl&m Del N-tC 3- L 4 Q Z V! Q + ` x w J Q ' W = � N M fY W -i LU m C J Q . Q > m O � m Z w MCL M w of U z w VICINITY MAP CD 00 Q> SCOPE OF WORK: 0 0 N w TO REINFORCE THE EXISTING SEAWALL BY UTILIZING DYWIDAG TIE -BACKS CONNECTING A NEW COPING ON TOP OF THE EXISTING SEAWALL TO A cel 0 z o w NEW CONCRETE DEADMAN AND A HELICAL TIE -BACK. W Q o _ o 7) o U NOTE TO THE BIDDERS: AFTER THOROUGHLY EXAMINING THE CONSTRUCTION DOCUMENTS AND THE SITE: 1. NOTIFY THE ARCHITECT AND/OR THE ENGINEER IN WRITING, REGARDING ALL DISCREPANCIES REQUIRING CLARIFICATION, PRIOR TO THE "BID SUBMITTAL". 2. IF THE ARCHITECT AND/OR THE ENGINEER IS NOT NOTIFIED, AS REQUIRED PER ITEM #1 ABOVE, IT SHALL MEAN THAT THE CONTRACTOR HAS CONSIDERED ADEQUATE CONTINGENCY IN HIS BID TO COVER ALL COSTS TO COMPLY WITH THE MOST STRINGENT CONDITIONS. 3. THE CONTRACTOR SHALL NOT BE ENTITLED TO ANY ADDITIONAL COMPENSATION FOR ANY DISCREPANCY DISCOVERED AFTER THE "CLOSE OF THE BID". 25 co SITE PLAN BULKHEAD ELEVATION (N) BLOCK WALL BY CITY STD UNDER SEPARATE PERMIT- E ­1 W w PROPERTY LINE (N) BLOCK WALL BY CITY STD UNDER SEPARATE PERMIT - (N) 1"0 DYWIDAG - TIE-ROD/TIE-BACK TYP (TOTAL OF 2) (E) CURBS (N) CONC STEM WAL (N) CONC COPING (E) CAST -IN -PLACE - SEAWALL TO REMAIN (E) CONC PIER ALLEY I b I I- LUUN Ur I tit PROPOSED STRUCTURE (UNDER SEPARATE PERMIT) T.O.S.= +9.00'NAVD88 NEWPORT BAY (E) SEAWALL, SEE SITE PLAN FOR LENGTH (E) BLDG ON THE ADJACENT LOT SEE/ -Tv-\ TIE -BACK, PROPERTY LINE (N) BLOCK WALL BY CITY STD UNDER SEPARATE PERMIT (E) VINYL SEAWALL OUTSIDE FACE OF (N) CONC COPING & STEM WALL NORTH SEAWALL AT NEIGHBORING PROPTECTED PROPERTY LINE TYP AA T.O. (N) CONC STEM WALL ELEV= A +10.60'± NAVD88=+10.78' MLLW (N) ANCHOR CONN TYP (E) DREDGE LINE (E) VINYL SHEET PILE TYP CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT I BUILDING DIVISION STRUCTURAL OBSERVATION GENERAL NOTES 1. STRUCTURAL OBSERVATION IS REQUIRED FOR THIS PROJECT IN i. IF THE GITYS FORM IS NOT USED, REPORTS SHALL BE ON STRUCTURAL ACCORDANCE WITH COC 1710. STRUCTURAL OBSERVATION IS THE VISUAL TYPE OBSERVER'S LETTERHEAD, STATE SITE ADDRESS. PLAN CHECK & PERMIT OBSERVATION OF THE STRUCTURAL SYSTEM BY A LICENSED DESIGN zu� NUMBERS. STAGES 8 ELEMENTS OBSERVED. DATE OBSERVED. & COMPLETE PROFESSIONAL FOR GENERAL CONFORMANCE TO THE APPROVED N CONTACT INFORMATION FOR STRUCTURAL OBSERVER. CONSTRUCTION DOCUMENTS. S. ALL STRUCTURAL OBSERVATION REPORTS. REGARDLESS OF FORM USED, 2 STRUCTURAL OBSERVATION DOES NOT WANE THERESPONSIBILITY FOR THE 4 a SHALL INCLUDE THE LICENSE STAMP & SIGNATURE OF THE STRUCTURAL REQUIRED INSPECTIONS BY THE CITY OF NENPORT BEACH. � OBSERVER RESPONSIBLE FOR THE PROJECT. 3. THE OWNER SHALL EMPLOY A LICENSED DESIGN PROFESSIONAL TO PERFORM 9. EACH STRUCTURAL OBSERVATION REPORT SHALL BE GIVEN TO THE OWNER STRUCTURAL OBSERVATION SITE VISITS. AND TO ISSUE ALL STRUCTURAL F_O OR OWNERS REPRESENTATIVE. PROJECT CONTRACTOR. AND THE BUILDING OBSERVATION REPORTS. 9 INSPECTOR. 4. THE DESIGN ENGINEER SHALL IDENTIFY THE REQUIRED STRUCTURAL 10. THE CONTRACTOR SHALL RESOLVE ALL DEFICIENCIES M THE FINAL OBSERVATION SITE VISITS ON THE STRUCTURAL OBSERVATION SCHEDULE. x STRUCTURAL OBSERVATION REPORT ISSUED PRIOR TO FINAL INSPECTION OR 5. THE REQUIRED SITE VISITS SHALL AT A MNM•UM NCLUDE THE FOLLOWING. w ACCEPTANCE OF STRUCTURAL WORK BY THE BUILDING INSPECTOR A. OBSERVATIONOFTHEFOUNLIATION SYSTEM PRIORTOFINAL CONCRETE 11. THE FINAL STRUCTURAL OBSERVATION REPORT SHALL STATE THAT THE POUR; Lu STRUCTURAL SYSTEM CONFORMS TO THE APPROVED CONSTRUCTION B. OBSERVATION OF BULQING FRAMING PRIOR TO CALLING FOR THE CITY o DOCUMENTS & THAT ALL PREVIOUSLY OBSERVED DEFICIENCIES HAVE BEEN OF NEWPORT BEACH'COMPLETE FRAMING INSPECTION'; AND, 06 CORRECTED. C. FINAL OBSERVATION OF THE COMPLETED STRUCTURE. 12. FINAL INSPECTION OR OTHER ACCEPTANCE OF THE STRUCTURAL SYS. TEM ADDITIONAL SITE VISITS MAY BE NEEDED AS DETERMINED BY THE DESIGN Q BY THE CHIEF BUILDNG OFFICIAL. OR DESIGNEE, WALL NOT OCCUR UNTIL THE ENGINEER OR STRUCTURAL OBSERVER. O FINAL STRUCTURAL OBSERVATION REPORT IS RECEIVED. 6. THE STRUCTURAL OBSERVER SHALL PREPARE A STRUCTURAL OBSERVATION 13. THE LICENSED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE SHALL REPORT FOR EACH STAGE OF CONSTRUCTION OBSERVED. THE CITY OF s PREPARE ALL CONSTRUCTION DOCUMENT CHANGES RELATING TO THE NEWPORT BEACH 'STRUCTURAL OBSERVATION REPORT- FORM, OR A w STRUCTURAL SYSTEMS. REVIEW & APPROVAL OF SUCH CHANGES BY THE SIMILARLY FORMATTED REPORT, SHALL BE USED FOR ALL STRUCTURAL FOAL CHIEF BUILDING OFFICIAL, OR DESIGNEE. SHALL BE OBTAIN BY THE DESIGN OBSERVATION REPORT. PROFESSIONAL AND'OR CONTRACTOR PRIOR TO INSTALLATION ANVOR z CONSTRUCTION OF SAID CHANGES. STRUCTURAL OBSERVATION SCHEDULE SITEADDRESS:1713 BAY AVENUE EAST I PC 7#: TO BE COMPLETED BY THEDESIGN ENGINEER, AND INCLUDED ON THE CONSTRUCTION DRAWINGS. BASED ON THE PROJECT SCOPE. PLEASE IDENTIFY THE ELEMENTS AND)OR CONNECTIONS THAT REQUIRE STRUCTURAL OBSERVATION, SPEC FY THE INTERVAL OR STAGE OF CONSTRUCTION WHEN THE STRUCTURAL OBSERVATION WILL BE PERFORNED. TYPE STRUCTURAL ELEMENTS ANDIOR SCHEDULED INTERVAL OR STAGE OF CONSTRUCTION zu� CONNECTIONS TO BE OBSERVED N N ❑ FOOTINGS, SLAB FOUNDATION, ANCHORS o x a ❑ MAT FOUNDATION, PRESTRESSED CONC. SLAB w 4 a ❑ CAISSON, RLE, GRADE BEAM nU � ® OTHER: CONC COPING,STEM WALL, DEADMEN, PRIOR TO POURING CONCRETE & DURING w & TIE -BACKS CONNECTIONS TO THEM HELICAL TIE -BACK PULL TEST F_O ❑ CONCRETE Y O 9 z o ❑ MCSONRY n x ❑ MOOD OR MANUFACTURED SHEAR PANELS O_ w ❑ OTHER: d w w ❑ STEEL MOMENT OR BRACED FRAME M � T_ Lu ❑ CONCRETE MOMENT FRAME J a) U Z)w o ❑ MASONRY WALL FRAME LL 06 ❑ OTHER: O Z ❑ CONCRETE O Q � m Q LL j OD Q O ❑ STEEL DECK M � Lu I— I— s ❑ WOOD w w ❑ OTHER: FOAL ® FINAL OBSERVATION & REPORT FORN8rMOTLIRY 08MRVATON CMM R APPLY DETAIL W- AT THE ENTIRE PERIMETER OF ANY EXCAVATED MATERIAL PILED UP AT THE PROJECT SITE IN COMPLIAQNCE WITH ITEM 6 UNDER "EROSION CONTROL NOTES" ON SHEET S-0. QROFESS/�� I ssn w No.0 66947 -;o sj CIV�� �P 9TF OF CAoF 03/12/2019 • N J a t _ C�Z11 00 (n (n w O z zu� I-- N N Ln o o z n z w c� Q O nU � w w � QROFESS/�� I ssn w No.0 66947 -;o sj CIV�� �P 9TF OF CAoF 03/12/2019 • N J a t _ C�Z11 00 (n (n Q O z zu� O \ N O_ O_ N o z n z w c� Q O nU U w w � F_O Y O (n z o z n O O LL o O_ �( co d w w M � T_ Lu > J a) U Z)w o o LL 06 O O Z O Q � m Q LL j OD Q O OO M � Lu I— I— L:� Cn w w u/ Cn z z O O a_ IL u� (n w w Q� (1� QROFESS/�� I ssn w No.0 66947 -;o sj CIV�� �P 9TF OF CAoF 03/12/2019 • N J a t _ C�Z11 N.T.S. I V 00 00 Q > Cfl Q O O Cfl N O \ N w d7 N o z n z o w � c� Q O nU U co LL] 2 F_O Q 0 z W m N.T.S. n Q Q �( co O w w M � T_ Lu o J a) U Z)w J z N.T.S. I V 00 00 Q > > O Q O O 0 O \ N w LLJ n N o z n z o w � c� Q O Q w U Z F_O U z N.T.S. n x Q (.00 �( L w (.0 w= �� > J a) U Z)w J L U m > 0 06 �J O Q � m Q LL j OD Q a_ M � Lu w w (n , Z L:� Cn N.T.S. I V 00 00 Q > > O \ uo O O O \ N W LLJ n N o z n z o w � LLJm Q O Q w w = SHEET OF 20 27 Li \ N \ >� 11" 7" A Q O Ei_ (3)#6 CONT EA FACE CORRUGATED PVC 3" CLR ALL o o d #4 TIES TYP SHEATHING (SHOP AROUND TYP (6)#6 CONTcn z H GROUTED FULL LENGTH o z Z � o W=gz ROD COUPLER_ G w W (OPTIONAL), SEE U' � � 0 z o o u o v o ' z III - Or L' � J W � � ��< w g Q -ii III Q W U O U Ld z �o a � __ IL H W Q O o % -- — • °� 6 �, N i T 2>_6,>� WIDTH (N) 8 CONC PLANTER W 4@16 O.C. # �� (N) BLDG WALL, CONC L z o W z o(2)#5 �m =I2wWALL Wm=PLANTER t/��7 BOTH WAYS - w - - - _ EA WAY I SLAB &FTG W @ ANCHOR RODS III- N WALL ELEV=+10.60'f AREA DRAIN I UNDER <€ -ow (2)#5 EA WAYxl'-6" LONG ANCHOR PLATE 1 x8x8 W/ANCHOR NUT BEHIND (2)#5 I NAVD88=+10.78' MLLW I ' ' I AA I I H PER CIVIL TYP (N) CONIC DECK BY OTHERS SEPARATE I PERMIT I I xg o� z a a a @ EACH ANCHOR ROD NOTE: - VERT & HORIZ BARS #4 TIES @ 16" O.C. CENTER LINE I -III-III=' EQ OF CONN TYP I I "' EQ i SLOPE PER CIVIL v - SLOPE PER CIVIL ^ - - - - QOOFESS/ FOR INFORMATION NOT SHOWN, SEE DETAIL B NOTE: ;' v HIGHEST HIGH TIDE �I- I I 711-111-47-1 - -� - ��� vRISS°LAl�2 w - FOR INFORMATION NOT SHOWN, SEE DETAILS A K & _ z 0 o o =+7.50 M.L.LW. � I I z I --A Z cD Q No.c 66947rn _ _ � N W J o fl cr- p v0 - (E) DREDGEo LINE/MUDLINE '� I I �' N I L * �i P�yTF CIV\ F���\P DEADMAN ELEVATION N.T.S. A SECTION AT DEADMAN N.T.S. B TIE-BACKAG OF O\ �A — — _ � - 1=111=1 -11-11= -a - =1 -=1 1=1 1=1 1=1 1=111= III 1= (N) 1'- 6" WIDE PLAN TYP 03/12/2019 EQ EQ COUPLER PER ICC ESR -3367 z o g w -1 -III -111-I 11- -1 111-III-III-III=III=1a . III -III = = ° —1 x l'-0" DP CONT • SPECIAL INSPECTION IS REQUIRED 1111=III=� 'III CONC FTG 6' NMEAN HIGH TIDE W/(2)#4 CONT FOR TYP Q =+4.65' M.L.LW. (E) CONICCOUPLER, WHERE N L. _L - - - - - COUNTERFORT - WALL & BM READ, SEE G FOR (N) CONT r ` v `� HEAT SHRINK SLEEVE CENTERED OVER COUPLER GROUT SLEEVE �* E CAST (E) WHERE OCCUR, FIELD VERIFY -IN-PLACE CORRUGATED PVC SHEATHING _ CONIC DEADMAN TYP SEE g U •� b� r 2 LAYERS OF MOLDABLE DENSO TAPE CONC WALL TYP SHOP GROUTED FULL LENGTH WITH THE FOLLOWING GROUT MIX: r OVER BARE BAR AND COUPLER bL (*) DELETE GROUT SLEEVE ON 1 BAG (94 LBS.) TYPE III FIELD CUT TENDONSn SPACE BETWEEN COUPLER AND BAR PORTLAND CEMENT - a by TO BE COMPLETELY FILLED WITH 4.5-5 GAL WATER r CORROSION INHIBITING GREASE 0.75 LBS. INTRUSION AID LS s MEAN LOWER LOW WATER SEE PLAN 1 -6 7 =+0.00' M.L.LW. COUPLER INSTALLATION PROCEDURE: PREPARATION FOR FIELD CUT BARS: N 1. APPLY CORROSION INHIBITING GREASE TO THE BARE ENDS OF 1. CUT CORROSION PROTECTION AND THREAD BAR WITH AN a THE BARS AND THE INSIDE OF THE COUPLER. ABRASIVE SAW (DO NOT USE A TORCH). 2. CONNECT THE TWO BAR ENDS WITH THE COUPLER. EACH END 2. CAREFULLY REMOVE 6" f Y4" CORRUGATED AND ( ) CEMENT SHALL BE SCREWED INTO THE COUPLER HALF THE LENGTH OF THE COUPLER. GROUT FROM THE END OF THE NEW CUT. NOTE 3. TORQUE BAR ENDS TOGETHER (200 FT. LBS). 4. ADD ANOTHER COAT OF GREASE TO BARE BAR AND COUPLER IN CASE IF PROPOSED BUILDING FOOTINGS INTERFERE AND WRAP WITH TWO LAYERS OF DENSO TAPE. WITH THE TIE -BACKS, DEEPEN FOOTINGS PER 5. CENTER HEAT SHRINK SLEEVE OVER COUPLER AND APPLY STRUCTURAL ENGINEER OF THE BUILDING REQUIREMENTS C0 HEAT UNTIL SLEEVE IS FULLY RECOVERED. AND PROVIDE SCHEDULE 40 PVC SLEEVES FOR MINIMUM N 2" CLEAR DISTANCE AROUND TIE -BACKS. d') DCP COUPLER DETAIL N.T.S. G TYPICAL SECTION N.T.S. K v U w z (DQ m > m _< W '^ �� .L L.L Q O 1_� m00 0- W � Z o 2 BAGS MIN. SANDBAGS (TYP) 3/4" CHAMFER TYP - EE3 (N) 8" THICK AI- CAST-IN-PLACE(N) GRAGE/PLANTER - = CONICSTEM WALL PER PLAN TYPICAL SECTION TYPICAL ELEVATION (N) 16" WIDE CAST -IN-PLACE CONC COPING W/(6)#6 EPDXY EPDXY COATED #4 CONT EQ EQL COATED CONT REBARS IN #4 @ MAX 12" O.C. INSTALL = CLOSED TIES @ 12" O.C. Q SANDBAG VELOCITY REDUCER DETAIL (2)#4 AT TOP AS SHOWN - #4 EPDXY COATED VERT @ Q U"I Y2" "V" REVEAL @ 16" O.C. EMBED 16" INTO ~ MAX 8'-0" O.C. • 3" CLR ALL COPIND & BEND 6" AT BOT Q AROUND TYP AS SHOWN TYP (� U TOP OF EXISTING z FOR BLOCKOUT AT ANCHOR 1 SEAWALL SAW -CUT CORRUGATED PVC SHEATHING SHOP PLATE SEE DETAIL V TYP • GROUTED FULL VELOCITY REDUCER DETAIL N.T.S. L - �' ry �d-��+-��� LENGTH TYP n Vl X Q co � w Lj �, co LU = 00 a • • ANCHOR NUT. (o LLJ - - SHRIDNK GROUOTN TYP J U - a ROEQDUBEFORE 0/2 w GROUTING TYP TYP SEAL AROUND HOLE W m TWO ROWS OF SANDBAGS i' 4"f o o DYWIDAG BEFORE GROUTING (� > � THREE BAGS HIGH z = THREADBAR CORRUGATED PVC J Q ONE ROW OF SANDBA S o PER PLAN TYP 1" MIN SHEATHING (SHOP Q �, m TWO BAGS HIGH `o o U COVER TYP GROUTED FULL LENGTH) +� m Cn J - TOE OF SLOPE Z Q Q cM ------- -------- ------ ------------------------ - - - - ------------------------------- --- - - -------------------------------- a (E) CAST -IN-PLACE GROUT DYW I DAG THREAD BAR — W W W SLOPE a CONIC SEAWALL TUBES pp ;; °y PER PLAN TYP U) Z a. o a - - � 00 00 > O CURB FACE, 100' MAX. NE ROW OF a � O O � WHERE OCCURS SANDBAGS NOTES BEARING a o N w TWO BAGS 1. FOR INFO NOT SHOWN, SEE PLATE ° a ° 5 I.D. STD PIPE EJ a_DETAILS o a_ HIGH K & V 1Y2 x8 b SLEEVE WELDED TO BEARING PLATE TYP N w z :5 v a. a TOE OF SLOPE PROTECTION DETAIL �/4 a GROUT SLEEVE o o u 2. CORE DRILL 2"4 HOLES AT CONIC a BLOCKOUT (N) COPING WALL TO ALLOW FOR CLOSED TIES (N) CONIC° a a FOR ANCHOR CONN. SHEET OF INSTALLATION. CARE MUST BE COPING a AFTER STRESSING, EXERCISED BY THE CONTRACTOR ° TREAT SURFACE WITH NOTE: TO ASSURE THAT ALL HOLES GET a �° BONDING AGENT AND THIS DETAIL SHALL APPLY AT THE ENTIRE PERIMETER OF ANY EXCAVATED FILLED WITH CONCRETE DURING CONCRETE COPING POUR. E SEAWALL O ° /� ° FILL WITH RAPID SET MATERIAL PILED UP AT THE PROJECT SITE IN COMPLIANCE WITH ITEM 6 NON -SHRINK GROUT TYP UNDER "EROSION CONTROL NOTES" ON SHEET S-0.1 " MIN S W 2 AFTER STRESSING TOE OF SLOPE PROTECTION N.T.S. R SECTION AT COPING & STEM WALL N.T.S. T U TIE -BACK TO COPING CONN N.T.S. V 27 00 0) 0 s w I— \ cN \ _0 � J Q O € a O O ya wm a I v T z 2'-6"± N 8" CONC PLANTER O (N) BLDG zo In z O n z w '51! o _ PLANTER WIDTH WALL W/#4@16" O.C. # WALL, CONC v c> a �^ — > w� u _ EA WAY SLAB & FTG w DE o �= Z T.O. N WALL ELEV=+10.60'f (N) 1 -6 WIDE AREA DRAIN UNDER z o o O o aw n NAVD88=+10.78' MLLW I B I • . I I I x 1'-0" DP CONT CONC FTG W/(2)#4 CONT +I PER CIVIL TYP (N) CONC DECK BY OTHERS SEPARATE PERMIT o F a u a- 6 o = = " z No o= CENTER LINE I =III -III=' EQ EQ `i SLOPE PER CIVIL SLOPE PER CIVIL ^ OF CONN TYP I I v - - - - - �, +� � _ v' z wm � z o _v� � v HIGHEST HIGH TIDE I Illiiillliiilll= � o �w 0 o z =+7.50' M.L.LW. I I cn" cn � — — �' �0 - (E) DREDGE o I I 4 -0" 1 SCHED 40 Lj LINEI I M oLINE/MUD z �s FILLED WITH x - o=g I _�=III III IIIIIIIII III NON -SHRINK GROUT o wI 0Q�OFESS/ III—III III—III I1 —I z -1 III1-I 11 "� o cf) o MIN 1 GR w -III-III=-1I1-III- �I},; IIL ilTll j `III 150 \ J o -H SSS co � ) N MEAN HIGH TIDE GALVANIZED \ � O Q No.0 66947 � Fn N Q =+4.65' M.L.LW. THREADED - (E) CONC > CO m o_ w O m * d DYWIDAG BAR \ _ ADAPTER TYP COUNTERFORT J °O °' CD - WALL & BM WHERE OCCUR, \ OF CASF (E) CAST -IN-PLACE FIELD VERIFY \ , 13/4 x 48 LG GALVANIZED RCS 03/12/2019 CONC WALL TYP \ SOLID STEEL EXTENSIONS \- W/14"O x Y2" THICK HELICES 13/4" GALVANIZED RCS SOLID \ r r' ~ STEEL EXTENSION SECTION TYP \ 13/4" x 84 LG GALVANIZED RCS SOLID STEEL LEAD SECTION W/10"0, 12"0 & 14"0 x Y2"� MEAN LOWER LOW WATER THICK HELICES c =+0.00' M.L.LW. j i 16'f TO THE NEAREST HELIX I LEAD SECTION a C�4 CV CA G SECTION AT SEAWALL AND HELICAL TIE -BACK N.T.S. K U w = �QU �_ m > m J a_'^ v/ 'ry' Q � O Ld M � wLu o Z CHAMFER TYP (N) 8" THICK CAST -IN-PLACE • • (N) GRAGE/PLANTER CONC STEM WALL PER PLAN (N) 16" WIDE CAST -IN-PLACE CONC COPING W/(6)#6 EPDXY EPDXY COATED #4 CONT • I EQ EQ�-- COATED CONT REBARS IN #4 @ MAX 12" O.C. INSTALL = CLOSED TIES Q 12" O.C. Q (2)#4 AT TOP AS SHOWN #4 EPDXY COATED VERT @ w Y2" "V" REVEAL @ 16" O.C. EMBED 16" INTO ~ MAX 8'-0" O.C. • 3" CLR ALL COPIND & BEND 6" AT BOT Q • • AROUND TYP AS SHOWN TYP (D U TOP OF EXISTING MIN 1 "b GR 150 z 0 FOR BLOCKOUT AT ANCHOR I SEAWALL SAW -CUT GALVANIZED PLATE SEE DETAIL V TYP { • • THREADED DYWIDAG Q I BAR ADAPTER TYP X V���� ''akar SCHED 40 PVC w }' N w • _ SLEEVE FILLED ��',�,�� WITH NON -SHRINK ANCHOR NUT. TORQUE AS = W Q - a �� GROUT 4� READ BEFORE 6Y2 f J CD U Z)=3° N �°'���0� " GROUTING TYP TYP uJ c: � o `z' 0 o MIN 1 "D GR 150 C� CU V „ 4 f = GALVANIZED J Q "' d '' 0 1" MIN ED DYWIDATHREADG BAR O >' m Q r/1 COVER TYP ADAPTER TYP \> m J (E) CAST -IN-PLACE Q zGROUT co CONC SEAWALL TUBES JQ SCHED 40 PVC W W ti Z j SLEEVE FILLED WITH NON -SHRINK GROUT 00 00Q > �D� � > O NOTES - o 1. FOR INFO NOT SHOWN, SEE BEARINGD� PLATE a s a s ����� �� N w a_ n DETAILS K & V 1Y2 x8 D Q� a° a a N W I --m o z Q o O W Q O S 2. CORE DRILL 2"0 HOLES AT CONC WALL TO ALLOW FOR CLOSED TIES (N) CONC a a SHEET of N INSTALLATION. CARE MUST BE COPING CANCHOR )CONNING EXERCISED BY THE CONTRACTOR a a FOR TO ASSURE THAT ALL HOLES GET as a AFTER STRESSING, FILLED WITH CONCRETE DURING (E) SEAWALL I TREAT SURFACE WITH CONCRETE COPING POUR. 1" MIN BONDING AGENT AND FILL WITH RAPID SET44 SW-3 AFTER STRESSING NON -SHRINK GROUT TYP R SECTION AT COPING & STEM WALL N.T.S. T U TIE -BACK TO COPING CONN N.T.S. V 00 PROJECT NAME BELJAK RESIDENCE STATUS CDP C I= N p �N U � W 2 p O U � C 7-0 7 4] Q O n o N U, v ZE --------- - CV \Y 2 z Q U \\ Lu �� \ \ o W W W 00 �LL Lu Z Lu N Lu c) co UJ AXONOMETRIC - NORTHWEST AXONOMETRIC - NORTHEAST iLij / zz­\ / `/ / W W J Q LLJ Q m m PROJECT ARCHITECT RYAN MCDANIEL, AIA DOCUMENT VALID UPON [4�-������IUTHWEST �AXONOMETRIC - SOUTHEAST U ---- ORIGINAL SIGNATURE �r O 12, sf _ H2ca O i Z � CLC C.'-�" N O 0 CH C.C3)O o - // USW 0 m E - n � a u aXi my Q 0 T c a� W mZ����mL / z CLU) L W p y N O L / z / O a / O O N O Q ..+ 7 fA i O / i C L O N VJ w0Uc y=S:c tocU3UU) °�°w U -O U O V) a_ a -0 Q o1 w Q / REVISIONS NO. REVISION DATE Jj JOB NO. 2018-29 DATE 02/28/2019 SHEET NO. A�l 0 ■ 29 2 3 2 3 Ai 2 3 A-5.0 A-5.0 A-5.1 A-5.1 A-5.2 10'- 1 1/2" 01 29 74' -10 1/2" 14 4' - 2 3/8"LU = 4' - 3 5/8" 1' - 91/8" 5' -10 3/4" o 24'- 8 7/8" 8'-10" 6' 0 5/8" 9 3/4" N I 6 39 40 44 0 4 39 M 3 MF -1313738 51 - - - - _� - 37 38 39 �- 7 51 [37]L38 .6666666 5 4 0 0 L °O 18 HROPJGH S I - 26 M iN I ABV. iN U PANTRY 1 I I 21 POWDER 23 7 6 8 9 23 43 ICE 16 F 43 II 5 8 11 10 5 BAR 1 A-5.0 I 5'- 0" 5' - 0" ADDITIONAL.S.B 32 23 - R.Y.S.B. @ FIRST FLOOR �o ® 7� 10 L' DW O O T 20 REF. 17 LF3 - - LE . 20 � M KITCHEN j o 11 WINE I DRIVEWAY F. L I I � � L EVCLR. r, o 45 W � So ISI 6 �� I L0 N r SLOPE PER CIVIL = 9 GREAT ROOM SLOP N ///// j 21' - M V- 11 5/8" 2'- 5 1/8" 1'- 9 5/8" 2' -1 1/8" 3' - 0 3/4" 2'- 6 1/2" 38'- 9 1/2" 9 3/4" I � N E PER CIVIL j I I N - o 9.00' T.O.S. 1 2 co 7 16 R @ 0' - 7 3/4" co L2� 20 A-5.1 I I 36 UP 33 `" U U 22 --- _ -- --- o ` 9 �i I CO AD -1 - -3' - 3 - DINING 2'-101/4 2'- 10 1/4 12 L= 12 A-5.2 I I a - - 20'-2" 41 Iii SII iii I II II � � 1 I u Ju _ - /CLR. SII U ISTI S 3' 3 U 3„ � 3„ 22 37 Lo Lo coco '� 38 37 38 I CLR. _ _ � 38 371 - -- - - - - 22 8 �❑ m 39 3 O O 39 N AD -1 12 0 ui T - 9" T- 9 1/4" 0 0 -1" 4' -1 1/4" 8' 0" 5' -0 1/8" 3' 0 1/2" 0 1/2" 2' -11 1/8" 9 3/4" o r • M 6'- 8 1/2" 8' - 4 3/4" M 5'- 91/4" 12'- 71/4" M 5'- 2 1/2" 21'- 2 7/8" 8'- 2" 6' - 9 3/8" M 10'- 1 1/2'. 774'- 10 1/2" 2 3 2 3 2 3 A-5.0 A-5.0 A-5.1 A-5.1 A-5.2 A-5.2 2 3 2 3 2 3 A-5.0 A-5.0 A-5.1 A-5.1 A-5.2 A-5.2 BBQ. MAX 42" IN FRONT YRAD SETBACK PLANTED MAX 42" IN FRONT YRAD SETBACK 25'_ 0" F. Y.S.B. 25'- 0 1/4" 0 Lu H z Q J 0_ I 1 I 1 1 I n FIRST FLOOR PLAN 1T -1/4" = 1'-0" TRUE NORTH PROJECT NORTH 5'- 0 1/2" 29 75'- 7 1/2" 32'- 4" - - - - T- 0" - - - - 13'- 0 3/4" - - - - 10'- 91 /2" - - - - 12'- 2 3/8" - - - - - 15'- 6" - - - - - - - 15'- 71 /4" 1'- 5 3/4"- 11 T- 0" 2' - 0 5/8" 8'- 6" 2'- 6 1/8" 4'- 6 3/8" 6'- 31/8" 2' - 6 1/4" 9'- 8 1/8" ai 5'- 4 3/4" T- 6" 2'- 71/4" 2' - 6 5/8" 39 10'- 3" cmii 2'- 9 5/8" AD -1 N o } � o `" 39 29 37 F38 28 27 26 39 M `n 25 24 23 37 38 22 M `� 21 3 ' a 49 30,. MIN 31 SEAT 2' 6" 31 SEAT 49 31 C? 35 I ° 49 Ci- - - M � I M cu'n = STEAM 27 34 I CLR. u� 12'- 6" _ N 28 I I 5' o„ U-)30" MIN. 26 0 co'7"W'�` 45 _'i NOTE: PROVIDE WATER STUB I BATH 45 '_ BUNK ATH ° 30" MIN. 23 g1 TO BALCONY FOR DRIP IRRIGATED PLANTERS I A-5.020 24 BEDROOM #3 SHWR. 45 20 M CLR. G MASTER BATH co 2%MIN. 04 26 M BUNK ROOM o - o 1 1'-6" oo TOWEL N MA TERr 30 � _ 4'-11/4" "' lo 8 13 BALCONY i o CLR. 20 1' 0 /2.. 23 I C = LE _ D W/C. © 20 I.C. � 5 CV 2p W C _j N `° _ I -- -- - - -- 26 20 I 29 v v u� � I 1 24 "' - 16 o° 15 C N 27 N 22 21' 19 17 N I ?��C N T 71/4" 12'- 11 3/4" Z-31/8" 2 5'- 61/4" ._o 5/8 Z - 4 1 /8" V - 6 5/8" 10'- 21 /4" 5 1 /2 4' - 2 1/8" 2' - 5 5/8" 5' 0" T- 10 1 /4" ASTER SUITE I I N 25' _ o,. �, �o 1. 11 01'� I F.Y.S.B. 31 - 1 A-5.0 20 25 19.33' T.O.S. 51/2" 3' - 6" 01 5'- 0 3/4" 101/8", 6' 71/4" 4'- 3 1/8" co I ------------- -- 1 9 5/8" I 1 v 16 1 @ 0' - 7' ih I � 16D N 0' - 7 3/4' 14 33 14 � 32 - o r- - - -- 18 --II- - - - -- �- 12 0 BEDROOM #2 i�� SEAT ATRI M - - - - / 2% MIN. I j 13 o = 2' - 8 1 /8" c 9 15 $ 4' - 6 5/8" 5' 10 3/4" 5' 1 1 /4" I - co CLR. 49 r -3. 1 .03., AD -1 3' 3" LAUNDRY24 j AD -11)I KEYNOTE LEGEND PROJECT NAME FRONT YARD SETBACK MECHANICAL VENTILATION NOTE: REAR (ALLEY) YARD SETBACK 3 SIDE YARD SETBACK BELJAK RESIDENCE 1. PROVIDE WHOLE BUILDING MECHANICAL STATUS SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION CDP 7 4, WITH EXCEPTION THAT NATURAL VENTILATION 8 BASE CABINET - BUILT-IN, FINISH AS SEL. THROUGH DOORS AND WINDOWS IS NOT AN �y E ACCEPTABLE ALTERNATIVE TO WHOLE -BUILDING V J o VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) ry 152(a)). FOR CONTINUOUS WHOLE -BUILDING 15 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" U.N.O.) - MATERIAL AS SELECTED, REF. DTLS. 2,4 & 9/AD-1 VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 OPENINGS SHALL REMAIN OPEN 17 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA W � PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTRS. (CBC 2111.13.1) SIDE VENT IN WALL NOT PERMITTED WITHIN 3' OF PROPERTY LINE. TERMINATION AT TOP OF CHIMNEY. c's } PER BEDROOM +1). VENTILATION TO BE PROVIDED BY 21 co EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND � � '� SUPPLY AIR. 24 � � 25 � 26 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM r , BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF L-•� 29 WHOLE -BUILDING VENTILATION REQUIREMENT). 30 - 31 WINDOW TO MEET EGRESS REQ'TS. (R 310 OF CRC) - SEE NOTE #6 ON SHEET A-7.0 32 CALCULATIONS: 33 co UNIT: 3,282 S.F. 35 ua (0.03)3,282 S.F.+ [7.5 CFM x OCC. (BED. +1)] _ 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (CBC 406.1.4) 37 98.46 CFM + (7.5 x 5) = 135.96 CFM REQ'D. 38 rn 39 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) - w MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) Q � o L v KEYNOTE LEGEND 1 FRONT YARD SETBACK 2 REAR (ALLEY) YARD SETBACK 3 SIDE YARD SETBACK 4 FIREPLACE -PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE -SIZE PER PLAN (ANSI Z21.60), 36" SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 5 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 6 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.) 7 KITCHEN EXHAUST HOOD - PROVIDE VENT TO OUTDOOR W/. MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. 8 BASE CABINET - BUILT-IN, FINISH AS SEL. 9 UPPER CABINET - BUILT-IN, FINISH AS SEL. 10 DISHWASHER - AS SELECTED RESIDENTIAL HYDRAULIC ELEVATOR-'WAUPACA ELEVATOR COMPANY SEREIS 210' OR EQUIV., SHAFT SIZE APPX. = 48" x 54" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED 11 12 13 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 14 INTERIOR GUARDRAIL - MIN. 42" HIGH -MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 15 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" U.N.O.) - MATERIAL AS SELECTED, REF. DTLS. 2,4 & 9/AD-1 16 OPENINGS SHALL REMAIN OPEN 17 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT 18 WATER HEATER - TANK -LESS (ON DEMAND) WALL -MOUNT +44" MIN., 'TAKAGI' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE ADEQUATE N.G. CONN.) 19 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTRS. (CBC 2111.13.1) SIDE VENT IN WALL NOT PERMITTED WITHIN 3' OF PROPERTY LINE. TERMINATION AT TOP OF CHIMNEY. 20 FURNISHINGS - AS SELECTED 21 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 22 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" IN FRONT YRAD SETBACK 23 COUNTERTOP -AS SELECTED 24 SHELF AND POLE - BUILT IN, FINISH AS SEL. 25 WASHER & DRYER - PROVIDE HOOK-UPS, POWER, INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. & SIZE & DRYER VENT 14' MAX. LENGTH (CMC 504.3.2) PROVIDE GAS STUB -OUT 26 TOILET- MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, 1.6 GALLONS/FLUSH 27 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 28 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 AS APPLICABLE PER PLANS 29 PROPERTY LINE 30 PALOFORM, ROBATA 72" CONCRETE FIRE PIT - INSTALL PER MFRG. SPECS & GUIDELINE (PROVIDE GAS & ELEC AS REQ'D.) 31 WINDOW TO MEET EGRESS REQ'TS. (R 310 OF CRC) - SEE NOTE #6 ON SHEET A-7.0 32 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. 33 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 DECK DRAIN -SLOPE 2%MIN. -REF. DTL. 11/AD-1 34 35 SCUPPER/PARAPET SCUPPER AS SELECTED, ARCH TO APPV. -REF. DETAIL 11/AD-1 36 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (CBC 406.1.4) 37 OVERFLOW DRAIN - REF. DTL. 11/AD-1 38 DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS) 39 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 40 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 41 ENCLOSED USEABLE SPACE UNDER STAIRWAY REQUIRES MIN. 1/2" GYP. BD. FINISH (CBC 1011.7.3) 42 CONC. STEPS/STAIR - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1, REF. CIVIL DWGS. AND FIELD VERIFY TALL CABINET - BUILT-IN, FINISH AS SEL. 43 44 1-1/2" MAX. STEP AT OUTSWING DOORS & MAX. 7-3/4" BELOW THE TOP OF THRESHOLD WHEN DOOR DOES NOT SWING OVER THE LANDING OR FLOOR (R311.3.1) 45 TEMPERED GLASS ENCLOSURE - MIN. 3/8" Ti GLASS TO BE ETCH MARKED (FRAMELESS 46 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 47 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0) 48 PARAPET WALL - WOOD PANEL/WOOD SIDING FINISH PER PLAN W/. WOOD CAP ABV. - FLASH & CNTR. FLASH, SLOPED TOP (2% MIN.) 49 SHOWER - HOT -MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA. CIRCLE MIN., REF. DTL. 19/AD-1 50 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED, REF. MAT. SCHED. A/A-4.0 51 HOSE BIB - RECESSED BRASS, VERIFY LOC'N. & FIXTURE W/. OWNER CV U z Q = O J Lu Q W W W 2i m>m Q LL O } oao mma uJ co j W O = z Lu n o U Q Q E _ �[] Lu U D v _ m 0� W ti CV U z Q = O J Lu Q W W W 2i m>m Q LL O } oao mma uJ co j W O = z Lu C9 N U Q Z Lu U D a Lu _ m 0� W 0 Lu z Q w � J Lu Q LLJ } Q m m PROJECT ARCHITECT RYAN MCDANIEL, AIA 33 1 L__ CLR.__ 9 o M 5 I DIMENSION NOTE: DOCUMENT VALID UPON 30 MIN. - -CLR. - Lo - 1 5' o" 5 8 23 26 l __ __ AD -1 0 `° 23 25 FD MASTER W.I.C. N I I ' 1 ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) oI TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY R.Y.S.B. ICLR. � NOTE: PROVIDE WATER STUB A-5.2 _ FLOOR 2I 1 TO BALCONY FOR DRIP A-5.2 CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. 26 TH # 2 R. DRAIN $ 23 19 4 ZI IRRIGATED PLANTERS 34 20.85'T. O.S. T IRS J _ I STAIRWAY NOTE: 38 37 Lo _ 45 J M U - Ah, ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 'o o M U3' 5.. c> U3' 3„DRESSER - - - - - - - "5 38 37 T v FOOT CANDLE PER CRC R303.7 CLR. CLR. u� m I �- 2 17 5p N oo I ROUGH FRAMING: ----- 9 - -- -- - -- 13 - - -39 -5:12--- ---5:12- = -- --- � ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS °O77 SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" -- -- N 3 10 11 12 = m m 14 15 16 = 16 18 *21" 9 20 N ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD c 3' - 4 3/4" 3' - 4 3/4" 41'-3" T - 6" 1' - 3" �? 3' - 4 3/4" 2' - 11 " Z -10 1 /4" 3' - 2 1 /8" 6' - 0" 3' - 2 1 /8" 2' -101 /4" 2' -101 /4" 2' - 9 3/4" o �? 7' - 5 3/8" 4'- 31/8" 2'- 6 1/4" 2 -1 " 1' -10 1/4", 39 Z-71/8" 2' - 9 5/8" 11 c 101 .4 1} 01 Z, }01 AD-1CO HERS VERIFICATION REQUIRED- REFERENCE T-24.1 M 1/2" lo. -O.,9'-2" 12'-41/4" 5'-81/2" 14'-61/4" 6'-51/2" T-9" 5'-43/4" 1'-53/4' uj `" ORIGINAL SIGNATURE 5' 0 1 /2� 75' 7 1 /2" - . . 29' - 41 /4" , I I I 1 I A-5.0 I I IN - Q 2 3 2 3 2 3 A-5.0 A -5.0A-5.1 A-5.1 A-5.2 THERE SHALL BE NO FACILITIES USED FOR FOOD PREPARATION WITHIN OR BE USED FOR 2 3 2 3 2 RESIDENTIAL PURPOSES 3 A-5.0 VA-5.1SEPARATELY OR INDEPENDENTLY A-51 �52 FROM OCCUPANTS OF PRINCIPAL A-5.2" ACS 11 OlO�� �)T O 4 -1 STRUCTURE. 441 C41AII FIRE RATED CEILING ASS Y. REF. DTL. 7/AD-1 L N M '00 C -0 00 0) cm 2 1 SECOND FLOOR PLAN `°Z 0 EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 = ca _ o 4 1/4" = 1'-0" co >a, ccZcc 0 2.2) > E o Ta 10 >,�= NL >,2 TRUE NORTH PROJECT NORTH ® INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 a 3 a m s t o > oL.0 CD ca -0 �U ° >,° m E NEW WALL -2x6 STUDS @ 16" O.C. ���oQoaoo ~ N = > O` O 0) -o 36'-33/4"NEW WALL - 2 x 4 STUDS @ 16" O.C. � o a';,L ca Q o a U �Zr y xa m C N U n, ca 'a a'Z C m ° m mL N WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. o < cum o y s ❑ 00LY m M S 3 I0 CONCRETE RETAINING WALL - REF. STRUCTURAL a= �~ CD N m °No9 - - - m,oE ALL O O N V C CO ID ._ >, L C O C a) C L .L.. I 0 CONCRETE MASONRY WALL - 6" CMU U.N.O. z w E N j I 2 O O O 3 C N DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED J w ��. `` I STUD @16"O.C. °`�o uu' @ n 'o.53:8 (0� UL 47 A-5.0 Q ca 0 rF a) ❑ WINDOW - REFERENCE SCHEDULE 0 L5 Lu 0 T 29 O a�ico Z IN U)> -U ,oU 77 J t m �� -� ti LL H a a -0 Q w w Q DOOR - REFERENCE SCHEDULE REVISIONS 0" I ❑ ❑ _ _ 1 � � NO. REVISION DATE n THIRD FLOOR PLAN TRUE NORTH PROJECT NORTH CABINET - BUILT IN CASEWORK O ® COLUMN -REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS -ONLY APPLIANCE a PLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) JOB NO. LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS DATE 2018-29 02/28/2019 SHEET NO. 101 DOOR TAG - REFERENCE SHEET A-7.0 1i WINDOW TAG - REFERENCE SHEET A-7.0 KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. A�200 A PLAN LEGEND s❑ 2 A-5.0 SYS _ �2cV (V I z M D 1 Lo H 10 N ti Of M w 1 I 5 w A-5.0 I I 9 I I 6:12 I I li I 32.17' TW 32.17'T.F. D TYP. ROOF DECK A0/ - 4' - 6 3/4"5 3/4" -3. A-4.0 2 l l I 1 14 1 I I II A-5.1 REF. THIRD FLOOR PLAN SHEET A-3.0 FOR MORE DETAILED INFORMATION -5 3/4" 5'- 0" R.Y.S.B. _6:12 TYP. III I D 1 I N A-5.2 I (o 2 IM 5 3/4"5:12 c'' v L? M EAVE RETURN C° cli 2 A-5.0 3 A-5.0 v co N M 4'- 11 1/4" F.O.F. 0. 10 N OVERHANG MIN. 24" TO PL. 11N. 24" TO PL. 31.45' 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION 5:12 -------- a- - PER PLAN -5 5 3/4" 1 ROOFING PER PLAN & MAT. SCHED. O/. E TYP. 2'-41/2" ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED, REF. MAT. SCHED. A/A-4.0 EAVE RETURN AA=3.0== - J-- 2 A-5.0 3 A-5.0 v co N M 4'- 11 1/4" F.O.F. 0. z N 43 OVERHANG MIN. 24" TO PL. 11N. 24" TO PL. 1 N j A-4.0 4 2 3 A-5.1 A-5.1 TIT 0 A-3.0 M } MAX 30 S.F. 23 38.07' AA D I HT. CERT. REQ'D. ]Tj I I 'N I T- 11/2"EAVE RETURN 2 A-5.2 E TSP - A-3.0 a M T- 11/2" Lo '01 EAVE RETU 3.5:12 3.5:12 _3.5:12 38.07' 2 32.17' T.R. HT. CERT. REQ'D.� 12 4 5 3/4" 9 30.86' T.W. 40 9 N .Yc1[11 38.07' HT. CERT. REQ'D. 12 5 3/4" x .5:12 4 5 M 3' 1 1 /2" v EAVE RETURN 5 _ 6:12_ --- - v � 3.5:12 T -1 1/2" EAVE RETU ---- 3 A-5.2 A-3.0 12 N 10 N �6 • I 30.86' TW 32.1 T T. R. I F[VIJEW DECK REF. THIRD FLOOR PLAN SHEET A-3.0 FOR MORE DETAILED INFORMATION 0 32.17' T.R. 5 3/4" 33' - 4" 13 z Of co W �I co I U-1 Lu N Q II w 1 II A-5.0 II N I ,I E TYP. A-3.0 15 32 7 II II I I 1 513/4" I Lo 4 I 1 I I 1 D I I A-5.2 v - w co00W !EtM N co `� _ 5 3/4" P. 10 21 w v Lo 61 /4" v N E N c_ r r AD -1 5 3/4., -- - --- 1-3.0 io TYP. Z - 7 1/2" TYP. TYP. 9 D � E m 2' - 7 v2" D 13 zt TYP. A-3.0 EAVE RETURN N 0 EAVE RETURN N 5 9 D 4#436. 17' CHIMNEY M A-3.0 3 2 3 2 3 vo A-5.1 A-5.1 A-5.2 �-52 A-4.0 E RAKE DETAIL (TYP.) 1 1/2" = 1'-0" D EAVE DETAIL (TYP.) 1 1/2" = 1'-0" FASTENERS PER NOTE #3 LENGTH TO BE DETERMINED BY UNDERLAYMENT LAYER, REF. NOTE #5 (2) PER SHINGLE/SHAKE EXPOSURE & OVERLAP PER CBC TABLE 1507.8.6 AIR -PERMEABLE INSULATION (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY 2x ROOF RAFTER (PER STRUCT.) INTERIOR FINISH (PER PLANS, WHERE OCCURS) C WOOD SHINGLE ROOFING 1 1/2" = 1'-0" 25'_ 0" F.Y.S.B. n ROOF PLAN TRUE NORTH PROJECT NORTH UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: 1. AT UNVENTED ENCLOSED RAFTER ASSEMBLY PROVIDE 1X SLEEPER OVER ROOF UNDERLAYMENT FOR MIN. 1/4" VENTED AIR SPACE SEPARATE WOOD SHAKE OR SHINGLE AND ROOFING UNDERLAYMENT TO MEET REQUIREMENT OF THE SECTION R806.5 OF CBC 2. NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATIIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 12 SLOPE PER PLAN (MIN. 4:12 SHAKES) (MIN. 3:12 SHINGLES) 1/2" CDX PLYWD. SHT'G MIN. (REF. STRUCT) MIN. 2 LAYERS 15# ROOF FELT 0/. CAP SHT. MIN. CAP SHT. - REF. NOTE #5 ABV. PROJECT NAME OVERHANG MIN. 24" TO PL. 11N. 24" TO PL. 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION STATUS W PER PLAN CDP 1 ROOFING PER PLAN & MAT. SCHED. O/. ROOFING MATERIAL (REF. PLANS) ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED, REF. MAT. SCHED. A/A-4.0 ROOFING FELT (MIN. 2 LAYERS 15#) 0/. 30# ROOF FELT & CDX PLYWD. cO `� Q -2 `6 APPLICABLE PER PLANS ROOF SHT'G. (PER STRUCT-L.) 4 ROOF SHT'G PER STRUCT. EAVE FLASHING W/. DRIP (BY PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 2x ROOF RAFTERS PER STRUCT. ROOFING MFGR) TO MATCH ROOF ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0) (3) 2X SOLID BLK'G. FOR 1 -HR. COND. CAULK & SEAL ° 3 Q wm .° r O `-° 2X SOLID BLK'G. BASE FLASHING � DBL. 2x BLK'G. 2x BLK'G. 7 COPPER DRIP EDGE (TYP.) THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED �- COPPER GUTTER AS SEL. CONT. BUILT-UP FASCIA & SHDW. I o BD., REF. ELEVATIONS FOR SIZES - INSTRUCTIONS. CMC 802.4.2.4) <r -0 co 3: ARCH. TO APPV. SIZE PRIOR TO DECORATIVE CHIMNEY ENCLOSURE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE w CONT. BUILT-UP FASCIA & CUTTING ROOF RAFTERS ^ - V v CD w SHDW. BD. -ARCH TO APPV. GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 10 v L.L� SIZE PRIOR TO CUTTING CAULK &SEAL PARAPET WALL - WOOD PANELNVOOD SIDING FINISH PER PLAN W/. WOOD CAP ABV. - FLASH & CNTR. FLASH, o, � ROOF RAFTERS CONT. SD. 2X BLOCKING I v w @ 1 -HR. COND. (MIN. 2) I c"' 14 REAR YARD SETBACK M i 1x T&G SOFFIT O/. TYVEK (OR EQUIV.) c r� a PAINT (ARCH. TO APPV) I X 4 5/16"'WINDSOR I 3/4" X 4 5/16"'WINDSOR WOCM002 ONE'- WOCM002 -ERIOR FINISH - REF. M r. SNS & MAT. SCHED. W 2X SOLID BLK'G. =RMAL BATT INSULIN. Q° N E�1=�L U � (3) 2X SOLID BLK'G. FOR ✓EK' OR EQ. BLDG. WRAP A 1 -HR. COND. { PLYWD. SHT'G. (PER STRUCT'L.) O_ -O "-' U N cm T � d N c � O N p p_ � o2 -S L o._ er._c y EXTERIOR FINISH PER MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE PLANS &MAT. SCHED. ERIOR FINISH, PER PLAN iERE OCCURS) OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED. D EAVE DETAIL (TYP.) 1 1/2" = 1'-0" FASTENERS PER NOTE #3 LENGTH TO BE DETERMINED BY UNDERLAYMENT LAYER, REF. NOTE #5 (2) PER SHINGLE/SHAKE EXPOSURE & OVERLAP PER CBC TABLE 1507.8.6 AIR -PERMEABLE INSULATION (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY 2x ROOF RAFTER (PER STRUCT.) INTERIOR FINISH (PER PLANS, WHERE OCCURS) C WOOD SHINGLE ROOFING 1 1/2" = 1'-0" 25'_ 0" F.Y.S.B. n ROOF PLAN TRUE NORTH PROJECT NORTH UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: 1. AT UNVENTED ENCLOSED RAFTER ASSEMBLY PROVIDE 1X SLEEPER OVER ROOF UNDERLAYMENT FOR MIN. 1/4" VENTED AIR SPACE SEPARATE WOOD SHAKE OR SHINGLE AND ROOFING UNDERLAYMENT TO MEET REQUIREMENT OF THE SECTION R806.5 OF CBC 2. NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATIIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 12 SLOPE PER PLAN (MIN. 4:12 SHAKES) (MIN. 3:12 SHINGLES) 1/2" CDX PLYWD. SHT'G MIN. (REF. STRUCT) MIN. 2 LAYERS 15# ROOF FELT 0/. CAP SHT. MIN. CAP SHT. - REF. NOTE #5 ABV. �z Q U Y = O LL Q 2 m % m Q o o<0 coma ui co w O Z PROJECT NAME COATING OR COVERING IN DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION (SEE TITLE 24, PART 6, FIG. BELJAK RESIDENCE 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION STATUS W KEYNOTE LEGEND FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED CDP 1 t (0 E v � 0 I- rn N 2 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED, REF. MAT. SCHED. A/A-4.0 3 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 AS cO `� Q -2 `6 APPLICABLE PER PLANS W 4 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. Q co z ) Q 3 PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) c's m 5 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0) 6 CUSTOM SKYLIGHT - CLEAR FLAT GLASS (LAMINATED TEMP.), CURTAIN SYSTEM, SIZE PER WDW. SCHEDULE & ° 3 Q wm .° r O `-° ROOF PLAN DIM. MATCH WND. FRAME COLOR - ARCH. TO APPV. SHOP DWGS. - PROVIDE 2% MIN. CRICKET AT cv c4 � CURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING v 7 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED _ FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. 2 INSTRUCTIONS. CMC 802.4.2.4) <r -0 co 3: 8 DECORATIVE CHIMNEY ENCLOSURE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE w FACTORY -BUILT FIREPLACE AND/OR CHIMNEY(R1005 OF CRC) ^ - V v CD 9 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 10 WOOD SHINGLES ROOFING - REF. MATERIAL SCHEDULE, A/A-4.0 11 PARAPET WALL - WOOD PANELNVOOD SIDING FINISH PER PLAN W/. WOOD CAP ABV. - FLASH & CNTR. FLASH, Ld SLOPED TOP (2% MIN.) Q •y'-_ n E 12 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 13 SIDE YARD SETBACK 14 REAR YARD SETBACK z m,'5 2 ' ~ `° E _ (ALLEY) c r� 15 FRONT YARD SETBACK - - OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE Lu v OUTSIDE AIR. r 2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE M r. �z Q U Y = O LL Q 2 m % m Q o o<0 coma ui co w O Z WOOD SHINGLE NOTES: 'FSR TREATMENT, INC.' CLASS W ROOFING ASSY. ICC# ESR -1410 1. SHINGLES TO BE NO. 1 GRADE WESTERN RED CEDAR W/. A MAX. MOISTURE CONTENT OF 25% 2. SHINGLES TO BE INSTALLED ON SOLID SHT'G. IN ACCORDANCE WITH CBC TABLE 1507.8 3. FASTENERS MUST BE HOT -DIPPED GALVANIZED W/. ZINC COATING WTS. IN ACC. W/. ASTM A 153, OR S.S. 4. STARTER COURSES AT THE EAVE MUST BE DOUBLED, W/. FIRST COURSE BEING FULL-SIZE TREATED SHINGLES, SUPPLIED BY 'CHEMCO, INC.' 15" OR 18" TREATED SHINGLES MAY BE USED FOR THE FINAL COURSE AT THE RIDGE. 5. PRODUCTS LISTED AS 'CLASS B' SHINGLES MUST BE INSTALLED O/. SPACED OR SOLID SHT'G. COVERED EITHER W/. ONE LAYER OF 1-1 /4" DENS -DECK ROOF BOARD, MANUFACTURED BY GEORGIA PACIFIC CORP., OR W/. ONE LAYER MINERAL -SURFACED CAP SHEET COMPLYING W/. ASTM D 3909. WHERE UNDERLAYMENT IS REQ'D., THE UNDERLAYMENT SHALL BE INSTALLED OVER THE DENS -DECK BOARD OR MINERAL -SURFACED CAP SHEET. FASTENER LENGTH FOR THE SHAKES MUST BE INCREASED FOR THE THICKNESS OF THE DENS -DECK BOARD OR CAP SHEET. THE DENS -DECK BOARDS MUST BE FASTENED TO SPACED OR SOLID SHT'G. USING A MIN. OF FOUR FASTENERS PER BOARD TO AVOID PANEL SHIFTING PRIOR TO INSTALLATION OF THE SHAKES. THE MINERAL -SURFACED CAP SHEET MUST BE INSTALLED WITH 2" OVERLAPS ON THE SIDES AND ENDS, AND ATTACHED W/. A SUFFICIENT NUMBER OF FASTENERS TO HOLD THE SHEET IN PLACE PRIOR TO INSTALLATION OF THE SHAKES. 6. AUTOMATIC SPRINKLERS TO BE INSTALLED THROUGHOUT & IN ATTIC AREAS IN ACCORDANCE WITH C.N.B. STANDARDS (PROVIDE SEPARATE APPLICATION, REF. 8/T-1) 7. EAVES TO BOXED 1 -HR. ASSEMBLY PER NBMC 15.04.220 OF THE VENT 4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G.'S INSTALLATION INSTRUCTIONS. INSTALLATION OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R903. INSTALLATION OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R703.1. 5. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OF THE TOP STORY AND THE ROOF RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES (SPACES BETWEEN CEILINGS THAT ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE STRUCTURAL ROOF SHT'G. AT THE TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE MET: 1. THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO INTERIOR CLASS I VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD SHINGLES OF SHAKES ARE USED, A MIN. 1/4" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16, ANY AIR - IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III VAPOR RETARDER ORIGINAL SIGNATURE COATING OR COVERING IN DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION (SEE TITLE 24, PART 6, FIG. 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION (nU d � CL W (.0 � L (6 O U O O E � -5 (_ : .. - a) i 0 `O m 3 L 0 N p cco N 0 0- 0 cn p c U �U w a o INSTALLED. A CONT. LAYER SHALL BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT. LAYER o-c.ow o a � = F w cO `� Q -2 `6 Q Q.3 (6 U uo > `-' 0 .F -o 0 ° Z INSULATION ONLY. INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL Q co z ) Q 3 Lu ROOF SHT'G. 5.2. AIR -PERMEABLE INSULATION ONLY. IN ADDITION TO THE AIR -PERMEABLE INSULATION INSTALLED w c>o > E- m c . m DIRECTLY BELOW THE STRUCTURAL SHT'G., RIDGE BOARD OR SHEET INSULATION W/. AN R -VALUE OR R-4 SHALL BE ° 3 Q wm .° r O `-° LijQ MAT. SCHED. A/A-5, � W NO. REVISION DATE U •° >` o E c THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. THE AIR -PERMEABLE Hoa o INSULATION SHALL BE INSTALLED DIRECTLY UNDER THE AIR -PERMEABLE INSULATION. 5.4. WHERE PREFORMED uj INSULATION BOARD IS USED AS THE AIR IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETERw N 0- u > m ^ NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT G. (F.O.S.) TYP. U.N.O. EAVE S. o Q '�,L co a N .Q w ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA =°zV_-wXam z ROOF VENTILATION NOTES: (CRC R806) Q Z Ld 1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE LLI UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING 0-°OfTORN O Ulm p co -0 a, 3 > OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST z m,'5 2 ' ~ `° E _ DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE VENTILATION CALCS. PROVIDED W/. CORROSION -RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH - - OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE Lu OUTSIDE AIR. co 2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE M (Y) NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET; 1. IN W CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM -IN -WINTER SIDE OF THE Q° N E�1=�L U � CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS A ROOF PLAN LEGEND LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO O_ -O "-' U N cm T � d N c � O N p p_ � o2 -S L o._ er._c y MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF TEH REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL PROJECT ARCHITECT OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED. RYAN MCDANIEL, AIA 3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A DOCUMENT VALID UPON MIN. OF A 1" SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHT'G. AND AT THE LOCATION WOOD SHINGLE NOTES: 'FSR TREATMENT, INC.' CLASS W ROOFING ASSY. ICC# ESR -1410 1. SHINGLES TO BE NO. 1 GRADE WESTERN RED CEDAR W/. A MAX. MOISTURE CONTENT OF 25% 2. SHINGLES TO BE INSTALLED ON SOLID SHT'G. IN ACCORDANCE WITH CBC TABLE 1507.8 3. FASTENERS MUST BE HOT -DIPPED GALVANIZED W/. ZINC COATING WTS. IN ACC. W/. ASTM A 153, OR S.S. 4. STARTER COURSES AT THE EAVE MUST BE DOUBLED, W/. FIRST COURSE BEING FULL-SIZE TREATED SHINGLES, SUPPLIED BY 'CHEMCO, INC.' 15" OR 18" TREATED SHINGLES MAY BE USED FOR THE FINAL COURSE AT THE RIDGE. 5. PRODUCTS LISTED AS 'CLASS B' SHINGLES MUST BE INSTALLED O/. SPACED OR SOLID SHT'G. COVERED EITHER W/. ONE LAYER OF 1-1 /4" DENS -DECK ROOF BOARD, MANUFACTURED BY GEORGIA PACIFIC CORP., OR W/. ONE LAYER MINERAL -SURFACED CAP SHEET COMPLYING W/. ASTM D 3909. WHERE UNDERLAYMENT IS REQ'D., THE UNDERLAYMENT SHALL BE INSTALLED OVER THE DENS -DECK BOARD OR MINERAL -SURFACED CAP SHEET. FASTENER LENGTH FOR THE SHAKES MUST BE INCREASED FOR THE THICKNESS OF THE DENS -DECK BOARD OR CAP SHEET. THE DENS -DECK BOARDS MUST BE FASTENED TO SPACED OR SOLID SHT'G. USING A MIN. OF FOUR FASTENERS PER BOARD TO AVOID PANEL SHIFTING PRIOR TO INSTALLATION OF THE SHAKES. THE MINERAL -SURFACED CAP SHEET MUST BE INSTALLED WITH 2" OVERLAPS ON THE SIDES AND ENDS, AND ATTACHED W/. A SUFFICIENT NUMBER OF FASTENERS TO HOLD THE SHEET IN PLACE PRIOR TO INSTALLATION OF THE SHAKES. 6. AUTOMATIC SPRINKLERS TO BE INSTALLED THROUGHOUT & IN ATTIC AREAS IN ACCORDANCE WITH C.N.B. STANDARDS (PROVIDE SEPARATE APPLICATION, REF. 8/T-1) 7. EAVES TO BOXED 1 -HR. ASSEMBLY PER NBMC 15.04.220 OF THE VENT 4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G.'S INSTALLATION INSTRUCTIONS. INSTALLATION OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R903. INSTALLATION OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R703.1. 5. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OF THE TOP STORY AND THE ROOF RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES (SPACES BETWEEN CEILINGS THAT ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE STRUCTURAL ROOF SHT'G. AT THE TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE MET: 1. THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO INTERIOR CLASS I VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD SHINGLES OF SHAKES ARE USED, A MIN. 1/4" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16, ANY AIR - IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III VAPOR RETARDER ORIGINAL SIGNATURE COATING OR COVERING IN DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION (SEE TITLE 24, PART 6, FIG. 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION (nU d � CL > DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. (NO INSULATION SHALL BE REQ'D. WHEN ROOF TILES, WOOD � L (6 O U O O E � -5 (_ : .. - a) i 0 `O m 3 L 0 N p cco SHINGLES OR WOOD SHAKES, OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONT. UNDERLAYMENT IS 0 0- 0 cn p c U �U w a o INSTALLED. A CONT. LAYER SHALL BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT. LAYER o-c.ow o a � = F w cO `� Q -2 `6 WHICH HAS A PERM RATE OF NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD.); 5.1. AIR -IMPERMEABLE Q.3 (6 U uo > `-' 0 .F -o 0 ° m p B c m o, 00 a 2 a) INSULATION ONLY. INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL Q co z ) Q 3 C Q .2) P ROOF SHT'G. 5.2. AIR -PERMEABLE INSULATION ONLY. IN ADDITION TO THE AIR -PERMEABLE INSULATION INSTALLED w c>o > E- m c . m DIRECTLY BELOW THE STRUCTURAL SHT'G., RIDGE BOARD OR SHEET INSULATION W/. AN R -VALUE OR R-4 SHALL BE ° 3 Q wm .° r O `-° INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. 5.3. AIR -IMPERMEABLE MAT. SCHED. A/A-5, o, o .L N ui AND AIR -PERMEABLE INSULATION. THE AIR -IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/.c NO. REVISION DATE U •° >` o E c THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. THE AIR -PERMEABLE Hoa o INSULATION SHALL BE INSTALLED DIRECTLY UNDER THE AIR -PERMEABLE INSULATION. 5.4. WHERE PREFORMED vi .N = > ° N o ° INSULATION BOARD IS USED AS THE AIR IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETERw N 0- u > m OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER. o Q '�,L co a N .Q LAYERS GAF VERSASHIELD =°zV_-wXam UNDERLAYMENT Q Z MIN. (REF. STRUCT) c co �t Z m m� c v 0 0-°OfTORN O Ulm p co -0 a, 3 FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC z m,'5 2 ' ~ `° E _ VENTILATION CALCS. ° D ° N ° m �.� E ° Q - - (0 -= -6 U (6 co N Q° N E�1=�L U � A ROOF PLAN LEGEND Q O_ -O "-' U N cm T � d N c � O N p p_ � o2 -S L o._ er._c y UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 12 SLOPE PER PLAN AIR -PERMEABLE INSULATION \ (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY 2x ROOF RAFTER (PER STRUCT.) *INTERIOR FINISH (PER PLANS, AS OCCURS) CONT. LOCK STRIP, _ SOLDERED12"-16" 2 VALLEY DETAIL CLEATS @ 18" O.C. MAX. ARCH. TO APPV. JOB NO. 2018-29 DATE 02/28/2019 �o DOUBLE FOLD SHEET NO. 3/4" LOCK, ALT. METHOD A�300 B METAL ROOFING DETAIL 1 1/2" = 1'-0" �2 J 2_ m a (6 0 E6 p O E (nU d � CL LL � L (6 O U O O E � -5 (_ : .. - a) i 0 `O m 3 O 0 0- 0 cn p c U �U w o-c.ow o a � = F w PRODUCT LISTING: O Q.3 (6 U uo > `-' 0 .F -o 0 ° ICC # ESR -2048, CB -150 Q co z ) Q 3 w STANDING SEAM METAL REVISIONS (ZINC OR EQUIV.) - REF. MAT. SCHED. A/A-5, NO. REVISION DATE CLASS W ASSY. FASTENERS PER MFGR. INSTRUCTIONS 1/4" DENSGLASS OR EQUIV. MIN. 30# ROOF FELT- (2) LAYERS GAF VERSASHIELD UNDERLAYMENT 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (PER PLANS, AS OCCURS) CONT. LOCK STRIP, _ SOLDERED12"-16" 2 VALLEY DETAIL CLEATS @ 18" O.C. MAX. ARCH. TO APPV. JOB NO. 2018-29 DATE 02/28/2019 �o DOUBLE FOLD SHEET NO. 3/4" LOCK, ALT. METHOD A�300 B METAL ROOFING DETAIL 1 1/2" = 1'-0" �2 1 1 A-5.2 38.07' 1 HT. CERT. REQ'D. MAX RIDGE HEIGHT MAX RIDGE HEIGHT 3.12 ------------ 38.11' 38.11' ROOF PLATE�TYP. ROOF PLATE (TYP. - - - - 35.50' 35.50' 2 ----------------------- - ---------------MAX FLAT MAX FLAT------------------ - --31.45,--- - - ---------- 33.11 a a ' 33.11' 10 6� THIRD FLOOR PLAN THIRD FLOOR PLAN 28.67 8.67' - - - - THIRD_FLOOR PLATETTYP. THIRD FLOOR PLATE EYP.)— — - - — — — — — — — — — - 27.5827.58' ' 33� 34� . ............. 10 b M SE33COND FLOOR T.O.S. (TYP. q'.' - - - - - - - - - - - - - - - rh SECOND FLOOR PLATE (TYPE 18.25....— — — ---- 14 PL Ll12 6 GRADE PLANE 9.11'..... FIRST FLOOR (T.O.. _ GARAGE T.O.C. 9.00' f Na1Il} SECOND FLOOR T.O.S. (TYP.) I1 rh SECOND FLOOR_ T.O.S_(TYP.)_ _ 19.33' ',-1 9.33' — — — — — — — — — - SECOND FLOOR PLATETTYP�] SECOND FLOOR PLATE (TYP.)— — _ 18.25' 18.25' PL . i' ... .... ......... GRADE PLANE GRADE PLANE . 911' �. 9.11' ............... FIRST FLOOR O.S. FIRST FLOORAT.O� _ o C3.00� CI ............... 0u ............... . r 7 9.00' EAR ELEVATION - SOUTH 2 114" = 1'-0" 2 3 2 A-5.1 A 1 1 1 YA-52 _ _SECOND FLOOR T.O.S. 1 YP.) I 19.33' �1 _ —SECOND FLOOR PLATE (TYP.LoC -- --- 18.25' FIRST FLOOR (T.O.S.) I1 9.00' �1 3 2 3 2 3 2 A-5.2 A-5.2 A-5.1 A-5.1 A-5.0 A-5.0 GRADE PLANE 9.11' FIRST FLOOR_(T.O.S.) I1 T - - 9.00' �I GARAGE T.O.C. 9.00' LEFT SIDE ELEVATION - EAST 3 1 /4" - 1'-0" 1THIRD FLOOR PLAN 8.67' . - - . THIRD FLOOR PLATE (TYP.) 27.58' rh SECOND FLOOR T.O.S_(TYP.) 9.33' rh SECOND FLOOR PLATE (TYP.)_ v 18.25' GRADE PLANE 111-1 9.11' jb,-FIRST FLOOR IT.O. A_nn' Qk GARAC3 ;12 9.00' E4KIUH 151UE ELEVA I IUN - WE5 1 1 /4" = 1'-0" ........................................ ...................... KEYNOTE LE PROJECT NAME ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED, REF. MAT. SCHED. A/A-4.0 WINDOWS & DOORS: MASONRY/BRICK VENEER AS SELECTED - REF. MAT. SCHED. A/A-4.0 3 WOOD SIDING - REF. MATERIAL SCHEDULE A/A-4.0 BELJAK RESIDENCE AUTHORIZED DEALER (PRODUCTS LISTED BELOW) 5 CROWN MOULDING, SEAL AND PAINT AS SEL. -ARCH. TO APPV. PROFILE SUPPLIER: ASSOCIATED BUILDING SUPPLY STATUS 7 ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CDP. DECORATIVE CHIMNEY ENCLOSURE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY. -BUILT FIREPLACE AICD/OR CHIMNEY(R1005 OF CRC) CONTACT: JOE YOUNAN CUSTOM SKYLIGHT - CLEAR FLAT GLASS (LAMINATED TEMP.),CURTAIN SYSTEM,.SIZE PER WDW. SCHEDULE & ROOF PLAN DIM.. MATCH WND.. FRAME COLOR - ARCH. TO APPV. SHOP DWGS. = PROVIDE 2% MIN. CRICKET AT CURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING 10 PHONE: 949-872-3319 11 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF.. DTL. 13 AND/OR 14/AD-1 AS APPLICABLE PER PLANS FAX: 206-666-2150 EXTERIOR .LIGHTING - TO BE. HIGH .EFFICIENCY, REF. NOTE #33 OF ELECTRICAL NOTES ............. . a EMAIL: JYOUNAN@ABSSOCAL.COM 14 ..... ................... DECO. WD. CORBEL - VERIFY SIZE & LOC'N. W/. ARCH. WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM GUTTER -.ALUM IN U.M. W/. KYNAR. FINISH, SHAPE AS SEL. - PROVIDE.SHOP DW.GS...TOARCH ........... .. DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 17 d STEEL WINDOWS & DOORS W " MANUFACTURER: -RIVIERA BRONZE -ARCHITECTURAL STEEL WINDOWS AND DOORS......... 20 C's PRODUCT: CUSTOM COLLECTION r-0 oa O ANLL a� w U^ VJ ADDRESS: 1895 NORTH VENTURA AVENUE, VENTURA, CA 93001 .......................... J L PHONE: 805-653-1943 2 a) . .O a o N mL C cv ca FAX: 805-653-1942 v WEB: WWW.RIVIERABRONZE.COM mcg ��U) 00 UPocc) 0L:) W O >`W N - X a m @H N.a3 U= U Q=w o W 5 < 7-0 CEMENT BASED WOOD SIDING: REVISIONS 7 NO.j REVISION DATE MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 — (909) 356-6366. °' a c Q n COLOR: PAINTED WHITE a . APPLICATION: SHIPLAP 5" PLANK, ARCH TO APPV. MOCK-UPSLn CODE: ICC# ESR -2290r'_ METAL ROOFING (CLASS A ): �- PRODUCT: STANDING SEAM, KYNAR PAINTED ALUM. MFGR: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. ........CHINO, CA 91 710 .............. .......................................... (909) 664-1500 COLOR: ZINC GRAY NOTES: USE CONTINUOUS 16' PANS - VERIFY W/. ARCH. SIZE & LOC'N OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL. 1/A-4 CODE:. ICC # ESR -2048, CB -150 WEIGHT: 2 LBS./S.F. APPX. WOOD SHINGLE ROOFING (CLASS 'A'): N PRODUCT: WOOD SHINGLE - FIRE TREATED MFGR:. FSR TREATMENT, INC........ U WWW.FIRESMARTROOFING.COM Y 2 z Q W Q COLOR: NATURAL 0J ................... ............... Q W W W APPLICATION: CLOSED VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, 00 > m STAGGERED COURSING (REF. DTL. 2/A-3.0) ................... Q . .......... 'A' O } LL CODE: CLASS ASSEMBLY (ICC # ESR -1410) z Q O .......................... ......................... Q o' mm a..................... WEIGHT: N/A W M EXTERIOR MASONRY VENEER � ti W O z PRODUCT: RECLAIMED BRICK, SAWN VENEER COLOR: WHITE WASHED BRICK r APPLICATION: LONG RECTANGULAR BRICK COURSING; REF. DTL. 8/AD-1 Cfl uj THICKNESS: 3/4" -'1" NOMINAL N WEIGHT: <8.5 PSF. Q GUTTERS: U MATERIAL: METAL - KYNAR PAINTED ALUM./ZINC. ^ 2 SHAPE: HALF ROUND/SQUARE 5" VERIFY W/. ARCH. ( )( )uj Q........ GARAGE DOORS: W m SUPPLIER: RANCH HOUSE DOORS WWW. RANCH HOUSEDOORS.COM. . STYLE: CUSTOM ..................... ......... ........................ uj O MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: W TUFFLEX POLYMERS .. Z . . 10880 POPLAR AVE. FONTANA, CA .. ^ P: 909.349.2016 w WWW.TUFFLEXPOLYMERS.COM W CODE: ICC #ESR -2505 \ Q FLASHING & WEATHERSTRIPPING: J PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPEuj GL WATERPROOFING AREAS PRIOR TO INSTALLATION. m .... .................... r ..... ........................................ ...................... KEYNOTE LE 1 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED, REF. MAT. SCHED. A/A-4.0 2 MASONRY/BRICK VENEER AS SELECTED - REF. MAT. SCHED. A/A-4.0 3 WOOD SIDING - REF. MATERIAL SCHEDULE A/A-4.0 4 WOOD SHINGLES ROOFING - REF. MATERIAL SCHEDULE, A/A-4.0 5 CROWN MOULDING, SEAL AND PAINT AS SEL. -ARCH. TO APPV. PROFILE 6 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0) 7 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT. BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC.802.4..2.4) 8 DECORATIVE CHIMNEY ENCLOSURE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY. -BUILT FIREPLACE AICD/OR CHIMNEY(R1005 OF CRC) 9 CUSTOM SKYLIGHT - CLEAR FLAT GLASS (LAMINATED TEMP.),CURTAIN SYSTEM,.SIZE PER WDW. SCHEDULE & ROOF PLAN DIM.. MATCH WND.. FRAME COLOR - ARCH. TO APPV. SHOP DWGS. = PROVIDE 2% MIN. CRICKET AT CURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING 10 MDX WOOD PANELING, PAINTED WHITE - ARCH. TO APPV. 11 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF.. DTL. 13 AND/OR 14/AD-1 AS APPLICABLE PER PLANS 12 EXTERIOR .LIGHTING - TO BE. HIGH .EFFICIENCY, REF. NOTE #33 OF ELECTRICAL NOTES ............. . 13 DECO, WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILEMAT 14 ..... ................... DECO. WD. CORBEL - VERIFY SIZE & LOC'N. W/. ARCH. 15 GUTTER -.ALUM IN U.M. W/. KYNAR. FINISH, SHAPE AS SEL. - PROVIDE.SHOP DW.GS...TOARCH ........... 16 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 17 PARAPET WALL - WOOD PANELNVOOD SIDING FINISH PER PLAN W/. WOOD CAP ABV. - FLASH & CNTR. FLASH, SLOPED TOP (2% MIN.) 18 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" IN FRONT YRAD SETBACK 19 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 20 COLLECTOR, FINISH.TO.MATCH DOWNSPOUT, ARCH. TO APPV. JOB NO S2 PROJECT ARCHITECT RYAN MCDANIEL, AIA DOCUMENT VALID UPON ORIGINAL SIGNATURE ...L ... Z N N ca.. C ° a3 o ._ ... a N o p Off. . -Z maZ-2 oa :§ =moo M o0 ° =m rn 2.2) ma �Z > E o m N o n3Qm�mo=s �t6Ho E>a � � W i✓o 0.CL - 06 . . uj N~ O o N' p 0 Z W 8< N C U Xa W U 0ZrL N m °_�� na O 0a�a Q a3Z c m ° m cc :E Z mQ m m co ` _ M Z Cc- U O do C E . Uj = m j° E U w .�.., = a a @1 a -O O O N U O Co J U r-0 oa O ANLL a� w U^ VJ _ a> "5a�Ea_�U a� 7 � � c � (0 9 3 N J 0- a)0 cn 0),2 >, 0 Eoo O O 2 a) . .O a o N mL C N N CL— 2 J p p No Lua�"Y LLJ mcg ��U) 00 UPocc) 0L:) W O >`W N - X a m @H N.a3 U= U Q=w o W 5 m U T_U o oU co 7 w L H CL -0 cn.:5 REVISIONS NO.j REVISION DATE JOB NO S2 2 3 2 3 2 3 A-5.0 A-5.0 A-5.1 A A-5.2 INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-19 MIN. 2 x 6 CONST. OR LARGER = R-19 RAISED FLOOR: R-19 MIN. ROOF: R-30 R-22 @ THIRD FLOOR (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME rh MAX. RIDGE HEIGHT ---------- MAX. RIDGE HEIGHT ----------------------------------------------------------------------------------------------------------------------------------- 38.11 3 ------------------- 3�-------3.5.2 38.11 ROOF PLATE (TYP.) _ _ - _ _ _ _ _ _ _ - _ - - - _ _ 35.50' co MAX FLAT 33.11' ------------------------------------- ---------------------------------- FENCED -IN A/C UNITS 6� f Z Lj�LL 14 14 Q THIRD FLOOR PLAN - - - - - `a 28.67' - �THIRD FLOOR PLATE EYP.) 27.58' M co 19SECOND FLOOR T.O.S. fTYP.) - - - _ .33' 10 SECOND FLOOR PLATE (TYP. 18.25' 9 PL v 9.11' FIRST FLO_ORt _t - - 9.00' GARAGE T.O.C. 9.00' BATH #3 29 / BEDROOM #3 \ 28 D 1TOT 27 c, B K/I§TH o 0 Z7 6 19 PO11 KITCHEN AD -1 \\ P / RT 5 a 4 0 0 0 / \o o \ o4 / oo- \ \ \ \\ SII - BUNK ROOM STEAM SHWR. 24 ROOF PLATEITYP.) OL 35.50' V CABANA 14 VIEW DECK -----------------"'-------------------------- AD_-1------------------------------------------------------------------------------------------------------------------------- MAX FLAT 5--- - 33.11' 0 0 s•72 THIRD FLOOR PLAN jL 28.67' THIRD FLOOR PLATE (TYP.)_AL� 27.58' �\-w 24 II 28' KEYNOTE LEGEND ` \ 25 2 CDP M TER TH/o o -0V `�' o EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 AS APPLICABLE PER PLANS V Q ■ \ 22 21 ,�STER SUITE ° 00 1� D D -1 MAX. RIDGE �HEIGHT------------------------ 38.11' 7 ROOF PLATE TYP 35.50' MAX FLAT ------------------ - 33.11' 0 co rh THIRD FLOOR PLAN - 28.6T - rh THIRD FLOOR PLATE (TYP.) 7.58' - - SECOND FLOOR T.O.S. (TY� 19.33' SECOND FLOOR PLATE (TYP. _ 8.25' - jkFIRST FLOOR(T.O.S.)__ _ V-19.001 Lk GARAGE T.O.C. v 9.00' -J N 8 13 AD -1 z LL: > c'1 coa ISI �i 10. IM ., _ ��,� o00j� 0 ,, o000 fool A-5.0 A-5.1 A-5.2 A-5.0 A-5.1 A-5.2 --------------------------- MAX. RIDGE HEIGHT 38.11 ROOF PLATE (TYP.) L 35.50' --------- -- MAX FLAT ------------------ 33.11 0 co THIRD FLOOR PLAN n 28.67' - - - _ - -THIRD FLOOR PLATE�TYP.) I1 - - - - 27.58' Al M ao SECOND FLOOR T_.O.S. (-TYP•) L 19.33' �I - - - _ -SECOND FLOOR PLATE TYP.) I1 18.25' �1 GRADE PLANE 9.11' - _F__FIRST FLOOR (T.O.S•) n V 7 GARAGE T.O.0 .n 9.00' n TRANSVERSE SECTION ` 1 /4" = 1'-0" MAX. RIDGE HEIGHT - 38.11' ---------------------- � r5. ROOF PLATE (TYP.) - - - - 50' MAX FLAT ---------------- - 33.11' 0 co rh THIRD FLOOR PLAN 28.6T - - THIRD FLOOR PLATE (TYE.)- V 7/ -- j SECOND FLOOR T.O.S. (TYP.-)- \x19.33' SECOND FLOOR PLATE (TYP.) --- FIRST FLOOR TO S - MAX _RIDGE HEIGHT 38.11' ROOF PLATE (TYP.) n 35.50' �I MAX FLAT ------------- - 33.11' _ THIRD FLOOR PLAN 28.6 _THIRD FLOOR PLATE (TYP.) - - - - - 27.58' SECOND FLOOR T_.O.S. (-TYP.) I1 19.33' �I ECOND FLOOR PLATE (TYP. 18.25' GRADE PLANE 9.11' FIRST FLOORAT.O�� ❑� TRANSVERSE SECTION _1/7' -091 M co SECOND FLOOR T.O.SA.TYP.) oL 19.33' v _SECOND FLOOR PLATE _C 18.25' ��II a 9.11' v FIRST FLOOR .0.s 9.00' �I LONGITUDINAL SECTION - 1/4 - 1 0 PROJECT NAME KEYNOTE LEGEND BELJAK RESIDENCE STATUS 2 CDP 3 A c E J -0V `�' o EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 AS APPLICABLE PER PLANS ry EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, REF. NOTE #33 OF ELECTRICAL NOTES 0� w ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0) ca ca Wco.m 9 DECO. WD. CORBEL - VERIFY SIZE & LOC'N. W/. ARCH. 10 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILEMAT m BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 2i 2 FURNISHINGS - AS SELECTED 13 COUNTERTOP - AS SELECTED 14 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 0 0 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" IN FRONT YRAD SETBACK v � SHELF AND POLE - BUILT IN, FINISH AS SEL. c DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) I, TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, 1.6 GALLONS/FLUSH 8 CONCRETE SLAB ON GRADE - REF. STRUCT. 20 CEILING FRAMING - REF. STRUCT. 7 CONCRETE FOOTING - REF. STRUCT. w \ � o DECK FRAMING - REF. STRUCT. / \ 25 BASE CABINET - BUILT-IN, FINISH AS SEL. �� E / M CUSTOM SKYLIGHT - CLEAR FLAT GLASS (LAMINATED TEMP.), CURTAIN SYSTEM, SIZE PER WDW. SCHEDULE & ROOF PLAN DIM. MATCH WND. FRAME COLOR - ARCH. TO APPV. SHOP DWGS. - PROVIDE 2% MIN. CRICKET AT CURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING 28 DECORATIVE PENDANT LIGHT FIXTURE TO BE HIGH EFFICACY, REF. NOTE #5 OF ELECTRICAL NOTES ti / R` ' I'B -J N 8 13 AD -1 z LL: > c'1 coa ISI �i 10. IM ., _ ��,� o00j� 0 ,, o000 fool A-5.0 A-5.1 A-5.2 A-5.0 A-5.1 A-5.2 --------------------------- MAX. RIDGE HEIGHT 38.11 ROOF PLATE (TYP.) L 35.50' --------- -- MAX FLAT ------------------ 33.11 0 co THIRD FLOOR PLAN n 28.67' - - - _ - -THIRD FLOOR PLATE�TYP.) I1 - - - - 27.58' Al M ao SECOND FLOOR T_.O.S. (-TYP•) L 19.33' �I - - - _ -SECOND FLOOR PLATE TYP.) I1 18.25' �1 GRADE PLANE 9.11' - _F__FIRST FLOOR (T.O.S•) n V 7 GARAGE T.O.0 .n 9.00' n TRANSVERSE SECTION ` 1 /4" = 1'-0" MAX. RIDGE HEIGHT - 38.11' ---------------------- � r5. ROOF PLATE (TYP.) - - - - 50' MAX FLAT ---------------- - 33.11' 0 co rh THIRD FLOOR PLAN 28.6T - - THIRD FLOOR PLATE (TYE.)- V 7/ -- j SECOND FLOOR T.O.S. (TYP.-)- \x19.33' SECOND FLOOR PLATE (TYP.) --- FIRST FLOOR TO S - MAX _RIDGE HEIGHT 38.11' ROOF PLATE (TYP.) n 35.50' �I MAX FLAT ------------- - 33.11' _ THIRD FLOOR PLAN 28.6 _THIRD FLOOR PLATE (TYP.) - - - - - 27.58' SECOND FLOOR T_.O.S. (-TYP.) I1 19.33' �I ECOND FLOOR PLATE (TYP. 18.25' GRADE PLANE 9.11' FIRST FLOORAT.O�� ❑� TRANSVERSE SECTION _1/7' -091 M co SECOND FLOOR T.O.SA.TYP.) oL 19.33' v _SECOND FLOOR PLATE _C 18.25' ��II a 9.11' v FIRST FLOOR .0.s 9.00' �I LONGITUDINAL SECTION - 1/4 - 1 0 PROJECT NAME KEYNOTE LEGEND BELJAK RESIDENCE STATUS 2 CDP 3 A c E J -0V `�' o EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 AS APPLICABLE PER PLANS ry EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, REF. NOTE #33 OF ELECTRICAL NOTES 0� w ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0) ca ca Wco.m 9 DECO. WD. CORBEL - VERIFY SIZE & LOC'N. W/. ARCH. 10 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILEMAT m BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 2i 2 FURNISHINGS - AS SELECTED 13 COUNTERTOP - AS SELECTED 14 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 0 0 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" IN FRONT YRAD SETBACK v � SHELF AND POLE - BUILT IN, FINISH AS SEL. c DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 7-0 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, 1.6 GALLONS/FLUSH co CONCRETE SLAB ON GRADE - REF. STRUCT. 20 CEILING FRAMING - REF. STRUCT. 21 CONCRETE FOOTING - REF. STRUCT. w Q � o DECK FRAMING - REF. STRUCT. n o STRUCTURAL STEEL BEAM PER STRUCT. - REF. STRUCT DWGS. 25 BASE CABINET - BUILT-IN, FINISH AS SEL. �� E WALL MOUNTED LIGHT FIXTURE, SCONCE 27 CUSTOM SKYLIGHT - CLEAR FLAT GLASS (LAMINATED TEMP.), CURTAIN SYSTEM, SIZE PER WDW. SCHEDULE & ROOF PLAN DIM. MATCH WND. FRAME COLOR - ARCH. TO APPV. SHOP DWGS. - PROVIDE 2% MIN. CRICKET AT CURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING 28 DECORATIVE PENDANT LIGHT FIXTURE TO BE HIGH EFFICACY, REF. NOTE #5 OF ELECTRICAL NOTES ti N 07 Q U Y = z Q U J W Q W W W Q oao w m m - w o z Lu KEYNOTE LEGEND 1 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. 2 WATER HEATER - TANK -LESS (ON DEMAND) WALL -MOUNT +44" MIN., 'TAKAGI' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE ADEQUATE N.G. CONN.) 3 ROOF RAFTERS - REF. STRUCT. 4 FLOOR JOISTS - REF. STRUCT. 5 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 AS APPLICABLE PER PLANS 6 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, REF. NOTE #33 OF ELECTRICAL NOTES 7 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0) 8 CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILE 9 DECO. WD. CORBEL - VERIFY SIZE & LOC'N. W/. ARCH. 10 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILEMAT 11 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 12 FURNISHINGS - AS SELECTED 13 COUNTERTOP - AS SELECTED 14 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 15 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" IN FRONT YRAD SETBACK 16 SHELF AND POLE - BUILT IN, FINISH AS SEL. 17 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 18 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, 1.6 GALLONS/FLUSH 19 CONCRETE SLAB ON GRADE - REF. STRUCT. 20 CEILING FRAMING - REF. STRUCT. 21 CONCRETE FOOTING - REF. STRUCT. 22 CEILING FAN - W/. INCANDESCENT FIXTURE, AS SELECTED - TO BE HIGH EFFICIENCY, REF. NOTE #5 OF ELECTRICAL NOTES 23 DECK FRAMING - REF. STRUCT. 24 STRUCTURAL STEEL BEAM PER STRUCT. - REF. STRUCT DWGS. 25 BASE CABINET - BUILT-IN, FINISH AS SEL. 26 WALL MOUNTED LIGHT FIXTURE, SCONCE 27 CUSTOM SKYLIGHT - CLEAR FLAT GLASS (LAMINATED TEMP.), CURTAIN SYSTEM, SIZE PER WDW. SCHEDULE & ROOF PLAN DIM. MATCH WND. FRAME COLOR - ARCH. TO APPV. SHOP DWGS. - PROVIDE 2% MIN. CRICKET AT CURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING 28 DECORATIVE PENDANT LIGHT FIXTURE TO BE HIGH EFFICACY, REF. NOTE #5 OF ELECTRICAL NOTES N 07 Q U Y = z Q U J W Q W W W Q oao w m m - w o z Lu C9 N U Q Z Lu U D a w _ m � W W 0 3: w z Q w � J w Q uj } Q m m PROJECT ARCHITECT RYAN MCDANIEL, AIA 16Z41111111VAI:1011r1/_\■IoxweL ORIGINAL SIGNATURE L N N Z C o� o a p ❑ rn Op >tZ Z c O-2 c � O , m mom ° am rn co Z 2.2)2 o FIRE -BLOCKING & DRAFT -STOP NOTE a3a Vl 0 CD a Cwt FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS U o'= : E a (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A U - W m n m E TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES 0 _ ° o N o a AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE U := U @ 2 m a -o LD MAINTAINED. W U) E > oa•;,L m L0 a _ -0 Z r p axi w m FIRE BLOCKS.�^ o E O Q 6 a \JJ a Z coo a m O t FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING Z Z t6 a m s (nc vOi o 0-0 , a) O NL FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND O 0 0 m -0 L : 0 3 HORIZONTAL. Z `6 �' ~ N E . a - o w• o N m�°E �L FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY oo o m E m m:2 0 ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR U ° o o s s OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE- Uj vo w E 0 FILL INSULATION MATERIAL SHALL NOT BE USED.�^ o m o m 3 �J) Q 70:s 00 w 07 L >. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND -TRANSMISSION CONTROL SHALL HAVE FIRE ff nn °� E %L o -0ab c -.0 BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. V `0 v u _ t c 7 @ co a - 0 0 E DRAFT STOPS. Z w i.) n'> � 3 6 Ea�o-o,-o I0 E .Y. off U:5U)-0 DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. J v o 0 U � 3 U vo _ o_ t o W O> W O a N'_''='�w �HL.. FLOOR-CEILING ASSEMBLIES. o a 3= v a= w MM T- U 0 o DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS W ` m 0 O a0Aw' - a a SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. REVISIONS ATTICS. NO. REVISION DATE DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION. DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN '/z -INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL PANEL, 3/8 -INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXTERIOR FIRE RATED PARTITION REF. DTL. 8/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. JOB NO. 2018-29 0 NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. DATE 02/28/2019 O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. SHEET NO. ® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. CONCRETE RETAINING WALL - REF. STRUCTURAL A�500 B SEPARATION LEGEND INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-19 MIN. 2 x 6 CONST. OR LARGER = R-19 3 2 3 2 3 2 RAISED FLOOR: R-19 MIN. A-5.2 A-5.2 A-5.1 A-5.1 A-5.0 A-5.0 ROOF: R-30 R-22 @ THIRD FLOOR (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME rMAX. RIDGE HEIGHT----------------------------------------------------------------------------------------------------------------- --- MAX. RIDGE HEIGHT 38.11' 111, AD -1 3 3\= � ,_ 45.'12 38.11' ROOF PLATE (TYP - - - - - - - - - - - - - - - - - - - - - - - - - - 25 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - _ROOF PLATE fTYP.) L 35.50' 26 a 35.50' 14 \ rh MAX FLAT __________ ECK zt CABANA 3g N SUN DECK 33.11' -- --------------------------------------------------------------------------------------------------------------------- ------ 13 ----------�-------- AQP ----- - -� -- -- - T ------ - 38 - 4 37 36 - 35 - -------� - - ------------------------------------------------------------------------------------------------o------------------ MAX FLAT o -- -� 00 zozoBONUS ROOM 6 L` LL 15 LL 61� LL LL N M < V < Nco < 0 0 N j THIRD FLOOR PLAN THIRD FLOOR PLAN 28.16T Y V 28.67 THIRD FLOOR PLATE EYP.)- - THIRD FLOOR PLATE TYP 27.58' 24 27.58' v 3 / ' / 11" / 21 ' 13' AD -1 2p A 21' R SUIT 19 / a TYP \ 12 11 10 O M a co ao 0 0 000 14 18 M D-1 15 � BEb M #2 ` e e e e \ g� 8 9 e e e 16R@ 0'-7" � 19 - ' a ' AD -1 \ 24 24 _ SECOND FLOOR T.O.S. TYP. %19.33' E ND FLOOR T.O.S. (TYP._ 3 - - - - - - - - - - - - - - - -�7E - - - - - - - - - S411, ECOND FLOOR PLATE (TYP - - SECOND FLOOR PLATE TYP. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -71 1 14 - - - - - - - - - - - - - - - - - - - �I 18.25' e 8 18.25' 7 AD -1 7 11" ` / \ 23 \ \ / AD -1 \ 11 PL GREAT ROOM NG 3 M co a -0 2 -CAR GARAGE 0 fV V / 'M V / A / \ co \ M V / , 10 ' I g gJ. I ' 16R@ 0'-73/4" / M JIIII GRADE PLANE LE 9.11' D D D D 5 Lh FIRST FLOOR (T.O.S - - - - - - - - - - - - - ° V - 9.00'- - d a d e - - d . d 12 = 12 d n LONGITUDINAL SECTION 1 1/411 = 1'-011 'Al "I "I l"I "I k� 1 1 1 1 1 1 A-5.0 A-5.1 A-5.2 A-5.2 A-5.1 A-5.0 MAX_RIDGE HEIGHT______________________________________ 38.11' - ------- 3:12 jh,-ROOF PLATE (TYP.) - _ 3:1 ---------------------- -- 2A- ------------------- ----MAX. RIDGE HEIGHT AD -1 38.11' ROOF PLATETYP.) I1 35.50' 35.50' V BONUS ROOM MAX FLAT---------------- ------------------------------------------ MAX T ----- -- -- - Z-------------------------------------- 33.11' o - - - - 13 0 33.11 00 28 10 N co co 612 > 3:12 6'7 a THIRD FLOOR PLAN 28.67 - jkII, THIRD FLOOR PLATE (TYP VJ 27.58' 18 \LAUNDRY BUNK ROOM \ co 60 F 17 coD2 ZO D D 22 = / II SECOND OND FLOOR T.O.S.IT� _ IJ 19.3 rh SECOND FLOOR PLATE (TYPI �J 18.25' Lk GRADE PLANE 9.11' rh FIRST FLO_ORfT.O.S.) _ X- 9.00' PL I 19 M co:c 3 KIT EN 2 M °° m bo - - THIRD FLOOR PLAN n 28.67 THIRD FLOOR PLATEATYP.) I1 27.58' �I SECOND FLOOR T.O.SA.TYP.) n 19.33' �I SECOND FLOOR PLATEATYP.) I1 18.25' �I PL 11 M o I ® GRADE PLANE 9.11' 5 I - FIRS_T FLOOR�O.S•) n 4 - _ - 9.00' -71 4 d I II III I III III III III III III III III III III III II III n TRANSVERSE SECTION U1/4" = 1'-0" MAX_R_IDGE HEIGHT______________________ 38.11' ROOF PLATE TYP.) - 35.50' MAX FLAT 33.11' ---------------- ------------------ 0 co rh THIRD FLOOR PLAN 28.6T - _ _ THIRD FLOOR PLATE (TYP �J 27.58' rh SECOND FLOOR_ T.O.S. TYP.y 19.33' rh SECOND FLOOR PLATE (TYP. 18.25' FIRST FLO�T.O� �.00' ----------------------- - 2----------------------------------------MAX_RIDGE _HEIGHT ---- - - 3.12 38.11' 3:12 ROOF PLATE_(TYP.) 35.50' \I 1 29 c:zoBOND OM MAX FLAT --- --------------------- - AD -1 ' 00 32 - 33.11' 0 z LL a\ \\ 0 6'72 t- FIr - - - EL - - -a M M 17 16R@0'-7" 6 BUNK ROOM II I' a " 11 ° 15 25 20 TYP. \ m STAIRS N v /< D 4 tL_Il I// THIRD FLOOR PLAN 28.67' THIRD FLOOR PLATE (TYP.) I1 27.58' \-I SECOND FLOOR T.O.S. LTYP.) AL� 19.33' \-I SECOND FLOOR PLATE (TYP.) I1 18.25' �I FIRST_ FLOOR IT.O.S.) 9.00' V n TRANSVERSE SECTION U4" = 1'-0" GRADE PLANE 9.11' FIRST FLOOR (T.O.S.) 9.00' GARAGE T.O.C. n 9.00' PROJECT NAME BELJAK RESIDENCE PL STATUS ROOF RAFTERS - REF. STRUCT. CDP DECK FRAMING - REF. STRUCT. 11 FLOOR JOISTS - REF. STRUCT. 5 V ry FURNISHINGS - AS SELECTED a� w DECORATIVE PENDANT LIGHT FIXTURE TO BE HIGH EFFICACY, REF. NOTE #5 OF ELECTRICAL NOTES O (h Wm EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) SIDE VENT IN WALL NOT PERMITTED WITHIN 3' OF PROPERTY LINE. TERMINATION AT TOP OF CHIMNEY. 10 11 I 2 CONCRETE FOOTING - REF. STRUCT. 7 AD -1 7 11" ` / \ 23 \ \ / AD -1 \ 11 PL GREAT ROOM NG 3 M co a -0 2 -CAR GARAGE 0 fV V / 'M V / A / \ co \ M V / , 10 ' I g gJ. I ' 16R@ 0'-73/4" / M JIIII GRADE PLANE LE 9.11' D D D D 5 Lh FIRST FLOOR (T.O.S - - - - - - - - - - - - - ° V - 9.00'- - d a d e - - d . d 12 = 12 d n LONGITUDINAL SECTION 1 1/411 = 1'-011 'Al "I "I l"I "I k� 1 1 1 1 1 1 A-5.0 A-5.1 A-5.2 A-5.2 A-5.1 A-5.0 MAX_RIDGE HEIGHT______________________________________ 38.11' - ------- 3:12 jh,-ROOF PLATE (TYP.) - _ 3:1 ---------------------- -- 2A- ------------------- ----MAX. RIDGE HEIGHT AD -1 38.11' ROOF PLATETYP.) I1 35.50' 35.50' V BONUS ROOM MAX FLAT---------------- ------------------------------------------ MAX T ----- -- -- - Z-------------------------------------- 33.11' o - - - - 13 0 33.11 00 28 10 N co co 612 > 3:12 6'7 a THIRD FLOOR PLAN 28.67 - jkII, THIRD FLOOR PLATE (TYP VJ 27.58' 18 \LAUNDRY BUNK ROOM \ co 60 F 17 coD2 ZO D D 22 = / II SECOND OND FLOOR T.O.S.IT� _ IJ 19.3 rh SECOND FLOOR PLATE (TYPI �J 18.25' Lk GRADE PLANE 9.11' rh FIRST FLO_ORfT.O.S.) _ X- 9.00' PL I 19 M co:c 3 KIT EN 2 M °° m bo - - THIRD FLOOR PLAN n 28.67 THIRD FLOOR PLATEATYP.) I1 27.58' �I SECOND FLOOR T.O.SA.TYP.) n 19.33' �I SECOND FLOOR PLATEATYP.) I1 18.25' �I PL 11 M o I ® GRADE PLANE 9.11' 5 I - FIRS_T FLOOR�O.S•) n 4 - _ - 9.00' -71 4 d I II III I III III III III III III III III III III III II III n TRANSVERSE SECTION U1/4" = 1'-0" MAX_R_IDGE HEIGHT______________________ 38.11' ROOF PLATE TYP.) - 35.50' MAX FLAT 33.11' ---------------- ------------------ 0 co rh THIRD FLOOR PLAN 28.6T - _ _ THIRD FLOOR PLATE (TYP �J 27.58' rh SECOND FLOOR_ T.O.S. TYP.y 19.33' rh SECOND FLOOR PLATE (TYP. 18.25' FIRST FLO�T.O� �.00' ----------------------- - 2----------------------------------------MAX_RIDGE _HEIGHT ---- - - 3.12 38.11' 3:12 ROOF PLATE_(TYP.) 35.50' \I 1 29 c:zoBOND OM MAX FLAT --- --------------------- - AD -1 ' 00 32 - 33.11' 0 z LL a\ \\ 0 6'72 t- FIr - - - EL - - -a M M 17 16R@0'-7" 6 BUNK ROOM II I' a " 11 ° 15 25 20 TYP. \ m STAIRS N v /< D 4 tL_Il I// THIRD FLOOR PLAN 28.67' THIRD FLOOR PLATE (TYP.) I1 27.58' \-I SECOND FLOOR T.O.S. LTYP.) AL� 19.33' \-I SECOND FLOOR PLATE (TYP.) I1 18.25' �I FIRST_ FLOOR IT.O.S.) 9.00' V n TRANSVERSE SECTION U4" = 1'-0" GRADE PLANE 9.11' FIRST FLOOR (T.O.S.) 9.00' GARAGE T.O.C. n 9.00' KEYNOTE LEGEND PROJECT NAME BELJAK RESIDENCE PROVIDE FAN TO COMPLY W/. WHOLE HOUSE VENTILATION REQUIREMENT - SEE MECH. VENT. NOTE/E-1 (ARCH. TO APPV. LOC'N.) STATUS ROOF RAFTERS - REF. STRUCT. CDP DECK FRAMING - REF. STRUCT. A cO E FLOOR JOISTS - REF. STRUCT. 5 CONCRETE SLAB ON GRADE - REF. STRUCT. ry FURNISHINGS - AS SELECTED a� w DECORATIVE PENDANT LIGHT FIXTURE TO BE HIGH EFFICACY, REF. NOTE #5 OF ELECTRICAL NOTES ca ca FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60),36" SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) Wm EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) SIDE VENT IN WALL NOT PERMITTED WITHIN 3' OF PROPERTY LINE. TERMINATION AT TOP OF CHIMNEY. 10 11 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, REF. NOTE #33 OF ELECTRICAL NOTES 2 CONCRETE FOOTING - REF. STRUCT. 13 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 AS APPLICABLE PER PLANS 14 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" U.N.O.) - MATERIAL AS SELECTED, REF. DTLS. 2,4 & 9/AD-1 a o INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 U v � CUSTOM SKYLIGHT -CLEAR FLAT GLASS (LAMINATED TEMP.), CURTAIN SYSTEM, SIZE PER WDW. SCHEDULE & ROOF PLAN DIM. MATCH WND. FRAME COLOR -ARCH. TO APPV. SHOP DWGS. -PROVIDE 2% MIN. CRICKET AT CURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING c STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 7-0 CEILING FRAMING - REF. STRUCT. co BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" IN FRONT YRAD SETBACK 20 WASHER & DRYER - PROVIDE HOOK-UPS, POWER, INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. & SIZE & DRYER VENT 14' MAX. LENGTH (CMC 504.3.2) PROVIDE GAS STUB -OUT 21 w DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) Q � a L v DECO. WD. CORBEL - VERIFY SIZE & LOC'N. W/. ARCH. n o STRUCTURAL STEEL BEAM PER STRUCT. -REF. STRUCT DWGS. 25 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. E _ Ln CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILE ti KEYNOTE LEGEND 1 PROVIDE FAN TO COMPLY W/. WHOLE HOUSE VENTILATION REQUIREMENT - SEE MECH. VENT. NOTE/E-1 (ARCH. TO APPV. LOC'N.) 2 ROOF RAFTERS - REF. STRUCT. 3 DECK FRAMING - REF. STRUCT. 4 FLOOR JOISTS - REF. STRUCT. 5 CONCRETE SLAB ON GRADE - REF. STRUCT. 6 FURNISHINGS - AS SELECTED 7 DECORATIVE PENDANT LIGHT FIXTURE TO BE HIGH EFFICACY, REF. NOTE #5 OF ELECTRICAL NOTES 8 FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60),36" SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 9 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) SIDE VENT IN WALL NOT PERMITTED WITHIN 3' OF PROPERTY LINE. TERMINATION AT TOP OF CHIMNEY. 10 11 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, REF. NOTE #33 OF ELECTRICAL NOTES 12 CONCRETE FOOTING - REF. STRUCT. 13 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 AS APPLICABLE PER PLANS 14 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" U.N.O.) - MATERIAL AS SELECTED, REF. DTLS. 2,4 & 9/AD-1 15 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 16 CUSTOM SKYLIGHT -CLEAR FLAT GLASS (LAMINATED TEMP.), CURTAIN SYSTEM, SIZE PER WDW. SCHEDULE & ROOF PLAN DIM. MATCH WND. FRAME COLOR -ARCH. TO APPV. SHOP DWGS. -PROVIDE 2% MIN. CRICKET AT CURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING 17 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 18 CEILING FRAMING - REF. STRUCT. 19 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" IN FRONT YRAD SETBACK 20 WASHER & DRYER - PROVIDE HOOK-UPS, POWER, INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. & SIZE & DRYER VENT 14' MAX. LENGTH (CMC 504.3.2) PROVIDE GAS STUB -OUT 21 22 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 23 DECO. WD. CORBEL - VERIFY SIZE & LOC'N. W/. ARCH. 24 STRUCTURAL STEEL BEAM PER STRUCT. -REF. STRUCT DWGS. 25 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 26 CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILE CV rn U Y = z a U J W Q W W W m>m a oMaM^o^ (i W W LL W z coW O Z LuTN r VVI Q Z U Lu U Q m cj) ~ Lu 0 Lu Z Q Lu L\LI Q J LLJ Ma W r r PROJECT ARCHITECT RYAN MCDANIEL, AIA 1614011t11:11011r1/_lIIox ell 27 ROOF FASCIA- EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0) ORIGINAL SIGNATURE 28 UNDER CABINET FIXTURE -FLUORESCENT L N m Z C N o� o a O ❑ rn -Op >. t Z ' -O Z 'E gym°=mom ma �Z �•�Td p FIRE -BLOCKING & DRAFT -STOP NOTE _ �° _ 00 a3< � . ocl)ft cocU)O0)o`-°CD FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS U o '= a E (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A U w m � 8 n TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES U N = ° o N o 0 - AND AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BEU := U @ n m MAINTAINED. w ' �' v -' o< L m a a _ -0 Z r p 0 axi a m FIRE BLOCKS. '^ U 2 o Q 6 m U) oz c>' FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING Z Z o < `0 s 4 = vOi o -O� Tp�N O mL FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND O o" QZ w O aH HORIZONTAL. _ Cp a . o N .o FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY m - @ m m l :=2 v ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR U ° _. o c o s OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE- W o w N E a 2 FILL INSULATION MATERIAL SHALL NOT BE USED. '^ o m o m 3 WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND -TRANSMISSION CONTROL SHALL HAVE FIRE 50 a)2 o o w? c " a BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. 2a 2 o y n a L � m X•m 22- z 0 DRAFT STOPS. w v (D g n'> > 3 a cma� -o'-o E-, _-off U--1. -'O DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. J or -0- = 3 U vo _ p_O W O �` W O 15 FLOOR -CEILING ASSEMBLIES. o T m ami -m o U , -o U DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS m ` R IN `0 0O m' - Haa<w<O SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. REVISIONS ATTICS. NO. REVISION DATE DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION. DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN/2-INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL PANEL, 3/8 -INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 ® 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXTERIOR FIRE RATED PARTITION REF. DTL. 8/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. JOB NO. 2018-29 D NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. DATE 02/28/2019 1 NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. SHEET NO. ® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. CONCRETE RETAINING WALL - REF. STRUCTURAL A�501 6 SEPARATION LEGEND 2 3 2 3 2 3 A-5.0 A-5.0 A-5.1 A �MAX. RIDGE HEIGHT ------------------------------------------------------------------------------------------------------- 38.11' rh ROOF PLATELTYP.� - - - - - - - - - - - - - - - - - - - - - 35.50' MAX FLAT ------------------ ------------------------------------------------------------------------------------------- 33.11' co rh THIRD FLOOR PLAN _ _ _ _ _ _ _ _ _ g 28.67' - - THIRD FLOOR PLATE (TYP.) 27.58' - - - - - - - - - - - - - - - - - SECOND FLOOR T.O.S. ITYY 19.33' SECOND FLOOR PLATE (TYPE - - - - - - - - - - - - - - - - - L 18.25' W-1 9.11' FIRST FLOOR (T.O.S.) 9.00' GARAGE T.O.C. 9.00, -III ��III�III���III���III���III��� INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-19 MIN. 2 x 6 CONST. OR LARGER = R-19 RAISED FLOOR: R-19 MIN. ROOF: R-30 R-22 @ THIRD FLOOR (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME --------------------------------------------------------------------------------------------------------------------------------------------------------------------------- MAX. RIDGE HEIGHT 3 5 12 38.11 - ROOF PLA ATYP.) I1 35.50' �I ►NA = VIEW DECK 14 --- "'------- -- AD-1------------------------------------------------------------------------------------------------------------------------------------------ MAX FLAT p 33.11' � II N N _ - - - - - - - _ - - - _ - - _ - - - - _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -�- 1k� ' 1 1 k� A-5.2 A-5.1 A-5.0 1 1 1 A-5.2 A-5.1 A-5.0 M_AX_RIDGE-HEIGHT----------------------- 38.1 V AD -1 ROOF PLATE (TYP.) c? 50' - - - - - - - - MAX FLAT ------- --------- ---------------N 33.11' z - - -- ----- CV � THIRD FLOOR PLAN , 28.67' - _ _ THIRD FLOOR PLATE fTTYP.)- 27.58' ----- J SECOND FLOOR T_.O.S. (TY?.)- 19.33' TYPE19.33' SECOND FLOOR PLATE LT- YP.) II18.25' ----- 0 W-19.111 FIRST FLOOR (T.O.S. g.o -------------------- --------------------------------------------MAX_RIDG-E-HEIGHT ------------ 38.11' _ _ _ _ ROOF PLATE (TYP.) AL 31 35.50' �I 14 VIEW DECK 3o AD -1 13 - - ------- ------- -----------MAX FLAT - --- 33.11' '.)N O 28 ii a, co 'N > Q N i+> cli THIRD FLOOR PLAN AL� 28.67' - - - _ - -THIRD FLOOR (TYP.LgU ------- 27.58' `-1 T ,' 17 MASTER SUITE 17 C'C' ao co O 5 5 28 ` 27 \ D � D PL 6 m / PL / 6 / 7 EAT R ob v B I M / / M o [z -c -.?o O 29` 28 � 2 ` 21 I III III a< II III III III III III III III III III III III- III - SECOND FLOOR T_.O.S. (TYP•) I1 19.33' �I SECOND FLOOR PLATEITYP. -------- 18.25' 9.11' u FIRST FLOOR cT.O.S•) I1 9.00' V TRANSVERSE SECTION 1/4" = 1'-0" �MAX. RIDG-E- HEIGHT ----------------------------- 38.11' jk ROOF PLATE(TYP.) - - - - - � 35.50' IMAX FLAT-------- _ 33.11' _ co rh THIRD FLOOR PLAN _� 28.67' - _ THIRD FLOOR PLATE (T- -YP.) 27.58' --- - jh SECOND FLOOR T.O.S. (TYPE 19.33' rh SECOND FLOOR PLATE (T- YP.) VU -18.25' --- - FIRST FLOOR(T.O.S.)__ g.o 0 14 AD -1 ti PL z Ll a < - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 1 I I _FI LONGITUDINAL SECTION 1 /4" = 1'-0" 12- 3:12 ------------------------------------------------- MAX. RIDG-E-HEIGHT 38.11' 11 12 ROOF PLATE (TYP.) � 35.50' �I NA ------------ ----- ----------`i--------------------------MAX33AT-# THIRD FLOOR PLAN AU 28.67' THIRD FLOOR PLATELYP. - ---- - 27.58' SECOND FLOOR T_.O.S. (TYP•) dL 19.33' �I -SECOND FLOORPLAT(I y ------ - - 18.25' FIRST FLO_ORLT.O.S•) I1 9.00' v TRANSVERSE SECTION -1/4- = 1'-0" M co THIRD FLOOR PLAN - - 28.66 - - THIRD FLOOR PLATE (TYP 27.58' SECOND FLOOR T.O.S. fTYP.) I1 19.33' \-I - _ SECOND FLOOR PLATE (TYP.)� 18.25' GRADE PLANE 9.11' FIRST FLOOR (T.O.S•) I1 9.00' �I PROJECT NAME KEYNOTE LEGEND BELJAK RESIDENCE STATUS 2 TEMPERED GLASS ENCLOSURE - MIN. 3/8" THK., GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) 3 �yCDP E V J a FURNISHINGS - AS SELECTED ry cv DECORATIVE PENDANT LIGHT FIXTURE TO BE HIGH EFFICACY, REF. NOTE #5 OF ELECTRICAL NOTES d EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, REF. NOTE #33 OF ELECTRICAL NOTES U ca Wm 9 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILEMAT 10 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 11 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0) 2 CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILE EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 AS APPLICABLE PER PLANS 14 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 15 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 a o HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" U.N.O.) - MATERIAL AS SELECTED, REF. DTLS. 2,4 & 9/AD-1 v � c BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" IN FRONT YRAD SETBACK 0 WALL MOUNTED LIGHT FIXTURE, SCONCE co CONCRETE SLAB ON GRADE - REF. STRUCT. 21 CONCRETE FOOTING - REF. STRUCT. 22 C) - v Q � o CUSTOM SKYLIGHT - CLEAR FLAT GLASS (LAMINATED TEMP.), CURTAIN SYSTEM, SIZE PER WDW. SCHEDULE & ROOF PLAN DIM. MATCH WIND. FRAME COLOR - ARCH. TO APPV. SHOP DWGS. - PROVIDE 2% MIN. CRICKET AT CURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING n o BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. N � Q 27 FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60),36" SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) n EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) SIDE VENT IN WALL NOT PERMITTED WITHIN 3' OF PROPERTY LINE. TERMINATION AT TOP OF CHIMNEY. FURNISHINGS - AS SELECTED v COLLECTOR, FINISH TO MATCH DOWNSPOUT, ARCH. TO APPV. 31 DOWNSPOUT -COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) ti CV C3) U Y = zQ U J LU Q W W W 2 00>00 Q O Fy >-ry 0a0 0-1 moon W c, w O z Lu KEYNOTE LEGEND 1 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 2 TEMPERED GLASS ENCLOSURE - MIN. 3/8" THK., GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) 3 ROOF RAFTERS - REF. STRUCT. 4 DECK FRAMING - REF. STRUCT. 5 FURNISHINGS - AS SELECTED 6 DECORATIVE PENDANT LIGHT FIXTURE TO BE HIGH EFFICACY, REF. NOTE #5 OF ELECTRICAL NOTES 7 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, REF. NOTE #33 OF ELECTRICAL NOTES 8 FLOOR JOISTS - REF. STRUCT. 9 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILEMAT 10 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 11 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0) 12 13 CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILE EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 AS APPLICABLE PER PLANS 14 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 15 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 16 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" U.N.O.) - MATERIAL AS SELECTED, REF. DTLS. 2,4 & 9/AD-1 17 18 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" IN FRONT YRAD SETBACK 19 WALL MOUNTED LIGHT FIXTURE, SCONCE 20 CONCRETE SLAB ON GRADE - REF. STRUCT. 21 CONCRETE FOOTING - REF. STRUCT. 22 BASE CABINET - BUILT-IN, FINISH AS SEL. 23 SHELF AND POLE - BUILT IN, FINISH AS SEL. 24 CUSTOM SKYLIGHT - CLEAR FLAT GLASS (LAMINATED TEMP.), CURTAIN SYSTEM, SIZE PER WDW. SCHEDULE & ROOF PLAN DIM. MATCH WIND. FRAME COLOR - ARCH. TO APPV. SHOP DWGS. - PROVIDE 2% MIN. CRICKET AT CURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING 25 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. 26 CEILING FRAMING - REF. STRUCT. 27 FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60),36" SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 28 29 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) SIDE VENT IN WALL NOT PERMITTED WITHIN 3' OF PROPERTY LINE. TERMINATION AT TOP OF CHIMNEY. FURNISHINGS - AS SELECTED 30 COLLECTOR, FINISH TO MATCH DOWNSPOUT, ARCH. TO APPV. 31 DOWNSPOUT -COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 32 DECO. WD. CORBEL - VERIFY SIZE & LOC'N. W/. ARCH. 33 STRUCTURAL STEEL BEAM PER STRUCT. - REF. STRUCT DWGS. 3 CV C3) U Y = zQ U J LU Q W W W 2 00>00 Q O Fy >-ry 0a0 0-1 moon W c, w O z Lu C9 N U Q Z Lu U D a Lu cj)_ m � LLI ix 0 seo Lu z Q w � J Lu Q Lu } Q m m PROJECT ARCHITECT RYAN MCDANIEL, AIA ORIGINAL SIGNATURE 4 TOILET- MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, 1.6 GALLONS/FLUSH 35 WASHER &DRYER -PROVIDE HOOK-UPS, POWER, INSTALL PAN &DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. &SIZE &DRYER VENT 14' MAX. LENGTH (CMC 504.3.2) PROVIDE GAS STUB -OUT t N ZO o°o 0) °Z. Z(6 -0 -0 c � O , m coa�Z20 a) N FIRE -BLOCKING & DRAFT -STOP NOTE a a 3< m o o s Zvi ° rno FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS - U a W� U�Q � (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A -0 m - TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES .N = o o T ami0 o AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE w w fl ca m ai > m MAINTAINED. H o< TL a 0 .Q U a)0 ° r- (D my FIRE BLOCKS. w p ° `2 -0 -0 7 <-Z c m °-m m� FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING Z Z m < m C) -O . p� N O N L FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND p °� m a _ :. °' 3 Z �p w O 0. N ` HORIZONTAL. - <.- r- o ui 'r - Co mE 3 w w a° FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAYr , - _0 @ m o m :2-° v O O N 0- C O N .- ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR Tao °° °0. a OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE- W m ° w a) E -° = -o FILL INSULATION MATERIAL SHALL NOT BE USED.o °c m t E m 3 w O_ -0 :E U , 07 0 >, E m o -°.L WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND -TRANSMISSION CONTROL SHALL HAVE FIRE r I� worn r - = .s� m BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS.v7 v c o y z a � r - L @ a E m o o E - N= N 7 DRAFT STOPS. c m a> - � a� d_ .>- 0 3 0° O"�Y DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.J ° N O c U U w _ O- Z.2 W O> W O 0 0_ 3 U= 0 -m w FLOOR -CEILING ASSEMBLIES. ° ° T_ U a) -2U O r m a� -� DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS ~ °- R-° < w w < SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. REVISIONS ATTICS. NO. REVISION DATE DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION. DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN''/z-INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL PANEL, 3/8 -INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 ® 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXTERIOR FIRE RATED PARTITION REF. DTL. 8/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. JOB NO. 2018-29 D NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. DATE 02/28/2019 O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. SHEET NO. ® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. CONCRETE RETAINING WALL - REF. STRUCTURAL A�502 B SEPARATION LEGEND S5 Zoning Administrator - March 28, 2019 Item No. 5a - ADDITIONAL MATERIALS RECEIVED Beljak Residence CDP (PA2019-005) From: Lee, David To: Garciamav, Rubv; Lee, Amanda Cc: Murillo, Jaime Subject: FW: Against renovation Date: Wednesday, March 27, 2019 8:03:20 AM Here is a comment for PA2019-005 for this Thursday's hearing. Please let me know if there are any additional procedures I need to follow for this. Thanks! From: Danning Wang [mailto:wangdanning1982@gmail.com] Sent: Wednesday, March 27, 2019 8:00 AM To: Lee, David <dlee@newportbeachca.gov> Subject: Against renovation March 26, 2019 Regarding the Beljak Residence Coastal Development Permit #CD2019-002 To Assistant Planner David Lee: I am the home owner of the property in 507 J Street. My house is located directly behind and will be severely impacted by this proposed development project. Currently, my house has an unobstructed view of the canal. As you know, this water view elevates the value of my property. People are willing to pay significant premium for this water view privilege in the real estate market place. If the proposed project were to be approved and constructed, my house will lose that premium value. Not only that, the neighboring homes on the section of J Street will all be impacted. Eventually, someone in this area will need to sell their properties with significantly reduced market values. We all know that the real estate market does experience occasional downturns. When that happens, many homes in this area will be selling and the prices will reflect the reduced water view premium. The city will experience lowered property tax revenue. Based on this reason, I am writing to you to express my concern. I am strongly against this proposed development project. Please take this into serious consideration. Thank you Best Regards, Wenbing Zhao & Danning Wang