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HomeMy WebLinkAbout02_Pedicini Residence CDP_PA2019-024 O�"EWPpq e CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT s May 30, 2019 r�(�pae`Pr Agenda Item No. 2 SUBJECT: Pedicini Residence (PA2019-024) • Coastal Development Permit No. CD2019-009 SITE LOCATION: 1520 East Ocean Front APPLICANT: Brandon Architects OWNER: John Pedicini PLANNER: Liane Schuller, Consultant Planner 949-644-3200, Ischuller@newportbeachca.gov LAND USE AND ZONING • General Plan: RS-D (Single-Unit Residential Detached) • Zoning District : R-1 (Single-Unit Residential) • Coastal Land Use Category: RSD-C (Single-Unit Residential Detached) (10.0-19.9 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 construction of a new 2,449-square-foot, single-family residence with an attached 759-square-foot, three-car garage. The proposed project complies with all applicable development standards including height, setbacks, and floor area limits. No deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2019-009 (Attachment No. ZA 1). 1 Pedicini Residence (PA2019-024) Zoning Administrator, May 30, 2019 Page 2 DISCUSSION Land Use and Development Standards • The subject property is located in the R-1 (Single-Unit Residential) Coastal Zoning District, which provides for detached 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-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 project will conform to all applicable development standards, including floor area limit, setbacks, and height, as evidenced bythe project plans and illustrated in Table 1 below. Table 7 — Development Standards Development Standard Standard Proposed Setbacks min. Front 10 feet 10 feet, 11 inches Side 3 feet each 3 feet each Rear 0 feet 7 feet, 6 inches Allowable Floor Area 5,398 square feet 3,208 square feet Allowable 3rd Floor Area 405 square feet N/A Open Volume Area 405 square feet 983 square feet Parking 2 enclosed 3 enclosed Height 24 feet flat roof 29 feet sloped roof 29 feet sloped roof Hazards • The property is an oceanfront lot that is separated from the ocean by sandy beach with an average width of more than 400 feet. A Coastal Hazards and Wave Runup Study was prepared for the project by GeoSoils, Inc., dated February 4, 2019. The report concludes that the long-term shoreline erosion rate is small, if any long-term erosion occurs at all. Assuming a conservative future erosion rate of 40 feet for every one-foot of sea level rise (SLR), the shoreline would move approximately 128 feet over the life of the development and experience 3.2 feet of SLR. A beach width of approximately 272 feet would remain, and 200 feet of beach width is recognized by coastal engineers as sufficiently wide to protect landward development. The 2 Pedicini Residence (PA2019-024) Zoning Administrator, May 30, 2019 Page 3 GeoSoils study also concludes that coastal hazards will not impact the property over the next 75 years and there is no anticipated need for a shore protection device over the life of the proposed development. • The finished floor elevation of the first floor of the proposed structure is 15.75 North American Vertical Datum of 1988 (NAVD88), which exceeds the minimum 9.0 (NAVD88) elevation standard for new structures and exceeds the minimum requirements for sea level rise (10.1 feet NAVD88). • Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • The property is located in an area known for the potential for 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 development, as proposed and as conditioned, incorporates design features to minimize the effect of construction and post-construction activities on the marine environment. These design features include, but are not limited to, one or more of the following: the appropriate management of equipment and construction materials, reducing runoff with permeable surfaces, and the use of post- construction best management practices to minimize the project's adverse impact on coastal water. • The project design addresses water quality during construction with a construction erosion control plan. All new construction resulting from the project will tie into an existing post-construction drainage system that includes features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City's storm drain system. 3 Pedicini Residence (PA2019-024) Zoning Administrator, May 30, 2019 Page 4 Public Access • The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to use and/or view the coast and nearby recreational facilities. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family residences with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. • The project is designed and sited so as not block or impede existing public access opportunities and occurs within the confines of private property. Existing coastal access conditions will not be affected by the project. Coastal access is currently provided and will continue to be provided by street ends throughout the neighborhood with access to the beach and water. • The project site is not located adjacent to a coastal view road or coastal viewpoint identified by Local Coastal Program maps. The project site may be located within the viewshed of distant public viewing areas; however, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program (LCP)development standards. It will also maintain a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes the construction and location of limited numbers of new, small facilities or structures. The proposed project is the demolition of an existing single-family residence and construction of a new 2,449-square-foot, single-family residence and attached three-car garage. 4 Pedicini Residence (PA2019-024) Zoning Administrator, May 30, 2019 Page 5 PUBLIC NOTICE Notice of this application 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 Program 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: C. C. 'n'ao Schu e P nning Consultant RU/Is Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-009 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE LOCATED AT 1520 EAST OCEAN FRONT (PA2019-024) 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, with respect to property located at 1520 East Ocean Front, and legally described as Lot 6, Block B, Tract 518 requesting approval of a coastal development permit. 2. The applicant proposes to demolish an existing single-family residence and construct a new 2,449-square-foot, single-family residence with an attached 759-square-foot, three- car garage. 3. The subject property is located within the R-1 (Single-Unit Residential) Zoning District and the General Plan Land Use Element category is RS-D (Single-Unit Residential Detached). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-C (Single Unit Residential Detached) (10.0 - 19.9 DU/AC)and the Coastal Zone District is R1 (Single-Unit Residential). 5. A public hearing was held on May 30, 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 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. 2. Class 3 includes the construction of a single-family residence in a residential zone. The proposed project includes the demolition of an existing single-family residence and construction of a new 2,449-square-foot, single-family residence with an attached 759- square-foot, three-car garage. Zoning Administrator Resolution No. ZA2019-### Page 2 of 7 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits) 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: 1. The proposed structure conforms to all applicable development standards including, but not limited to, floor area limitation, setbacks, height, and parking: a. The maximum floor area limitation is 5,398 square feet and the proposed gross floor area is 3,208 square feet. b. The proposed development will provide the required setbacks, which are ten feet- 11-inches along the front property line abutting the beach, three feet along the side property lines, and zero feet along the rear property line abutting the alley. c. The highest flat roof is no more than 24 feet, measured from the established grade level of 10.92 feet North American Vertical Datum of 1988 (NAVD88)and the highest roof ridge is no more than 29 feet, measured from the established grade, which complies with the maximum height limitation. d. The project includes enclosed garage parking for three vehicles, which complies with the minimum two-space parking requirement for single-family residences with less than 4,000 square feet of livable floor area. 2. 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 as the neighborhood is predominantly developed with two-story, single-family residences. 3. A Coastal Hazards and Wave Runup Study was prepared by GeoSoils, Inc., dated February 4, 2019 for the project. The report concludes that the long-term shoreline erosion rate is small, if any long-term erosion occurs at all. Assuming a conservative future erosion rate of 40 feet for every one-foot of sea level rise (SLR), the shoreline will move approximately 128 feet over the life of the development and experience 3.2 feet of SLR. A beach width of approximately 272 feet would remain, and 200 feet of beach width is recognized by coastal engineers as sufficiently wide to protect landward development. The GeoSoils study therefore also concludes that coastal hazards will not impact the property over the next 75 years and there is no anticipated need for a shore protection device over the life of the proposed development. 4. Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential 01-25-19 8 Zoning Administrator Resolution No. ZA2019-### Page 3 of 7 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. 5. The finished floor elevation of the first floor of the proposed structure is 15.75 North American Vertical Datum of 1988 (NAVD88), which exceeds the minimum 9.0 (NAVD88) elevation standard for new structures and exceeds the minimum requirements for sea level rise (10.1 feet NAVD88). 6. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and the CBC prior to building permit issuance. 7. A post-construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain runoff on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 8. The project design addresses water quality with a construction erosion control plan that outlines temporary BMPs to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 9. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant, and prohibits invasive species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 10.The property is not located near coastal view roads and is not located near any identified public viewpoints; therefore, the project will not negatively impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. 01-25-19 9 Zoning Administrator Resolution No. ZA2019-### Page 4 of 7 Facts in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to use and/or view the coast and nearby recreational facilities. The proposed residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project includes the replacement of an existing two-story, single- family residence with a new two-story, single-family residence. The project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. 2. The project is designed and sited so as not to block or impede existing public access opportunities and occurs within the confines of private property. Existing coastal access conditions will not be affected by the proposed development. Coastal access is currently provided and will continue to be provided by street ends throughout the neighborhood with access to the beach and water. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-009, 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. Patrick J. Alford, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2019-### Page 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Coastal Development Permit No. CD2019-009 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. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 5. Prior to the issuance of building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 6. Prior to the issuance of a building permit, the property owner shall sign 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, judgements, 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. The letter shall be scanned into the plan set prior to building permit issuance. 7. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 8. 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. 11 Zoning Administrator Resolution No. ZA2019-### Page 6 of 7 9. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined should they determine 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. 10. Prior to the issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A", shall be incorporated into the Building Division and field sets of plans. 11. 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. 12. No demolition or construction materials, equipment debris or waste shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain, or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 13. 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. 14. This Coastal Development Permit does not authorize any development seaward of the private property. 15. Construction staging, storage and/or access is not allowed to occur on or from the adjacent sandy beach. 16. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the coastal development permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this coastal development permit. 17. Prior to issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 18. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 19. Prior to issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 12 Zoning Administrator Resolution No. ZA2019-### Page 7 of 7 20. 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 as far away from storm drain systems or receiving waters as possible. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 21. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Pedicini Residence including, but not limited to, Coastal Development Permit No. CD2019-009 (PA2019-024). 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. 13 Attachment No. ZA 2 Vicinity Map 14 VICINITY MAP JS r � Subject Property 575 C � , �h r J ?,75 744e r+ 4 6�s CDP No. CD2019-009 PA2019-024 1520 East Ocean Front s� Attachment No. ZA 3 Project Plans 1( PROJECT NAME SHEET # : DRAWING TITLE OCEAN FRONT RESIDENCE STATUS. .T-1 .0 TITLE SHEET CDP T=1 ::1 GENERAL ARCHITECTURAL NOTES cn T-1_:2 SUPPLEMENTAL. NOTES .&. DOCUMENTS . U . .. w � � .. . .......... ........................... ..... Q, L SUR TOPOGRAPHIC SURVEY CJ o0 U o c — m ARCHITECTURAL SITE PLAN Q ; 3 -- A-0.1' SLAB EDGE PLAN ' CD z , 3 A=0,2 BUILDING AREA PLANS.. 0 > o 00 zN � G-02. PRECISE GRADING PLAN- rrY � _ . - -� __ G=04 EROSION CONTROL PLAN" m �' � L-6 LANDSCAPE IRRIGATION PLAN L-7 LANDSCAPE PLANTING PLAN O,. � A=1 .0 3=DIMENSIONAL VIEWS . . . A-2.0 FLOOR PLAN z A-3.0 ROOF PLAN 0. a z A-4.0 EXTERIOR ELEVATIONS.&..MATERIAL SCHEDULE o z O oz < C A-4.1 --- EXTERIOR ELEVATIONS ° LU 0 Un0I- . . . _ A 5.0 BUILDING SECTIONS .................... � Ctoaf o ...................... ........ .... . ... ..... ..... .......... W ,� � 1 ............... — z CeC,43: o � LoZrn Lu , Or � T _. . uj . Z C OQ ".... . Z LL LL U . .._._. _ _... ........... ..... ... ..... ..... .......... ILL W Z U . ......... 1 Q ZDuco I W W N O Z.. DOCUMENTOCEAN FRONT RESIDENCE ..................... ......... ..... .................... 1520 E . OCEAN FRONT, NEWPORT BEACH , CA 92661 _ 1. REF.STRUCT.SHTS.FOR SPECIAL INSPECTION BY ENGINEER OF RECORD - ARCHITECT: OWNER: ALUMINUM DIG ALERT: 1.800.227.2600 2. HERS VERIFICATION REQUIRED, REF.T-24 ENERGY CALCULATIONS - -BRANDON ARCHITECTS, INC. MR.&MRS.JOHN PEDICINI - -- - " �8 - - 151 KALMUS DR.STE.G-1 1526 E"OCEANFRONT - - - o CALIFORNIAEDISON: 46 .. COSTA MESA,CA 92626 .... NEWPORT BEACH.CA 92661 ......-.. ..... . . ....... _... .... ...... SOUTHERN 1 714.895.02 P:714.754.4040 ........._ - ........... ". ........... ............ .. .. .... CONCRETE ........ SOUTHERN CALIFORNIA GAS: 1.800.427.2000 WWW.BRANDONARCHITECTS.COM ORIGINAL SIGNATURE ... SPECIAL INSPECTIONS 6 CITY WATER&SEWER: 1.949.644.3011 EARTH .. ........... ...... .. .................. ...... .. ....... .STRUCTURAL ENGINEER: ... CIVIL ENGINEER:..._ .. .............. ... .. .................. ... .. .................. �... .. TZ c... ...... 1: LANDSCAPE PLAN; BBQ; FIRE PIT;ACCESSORY STRUCTURES, MASONRY OR PACIFIC BELL TELEPHONE: 1.800.750.2355..... ...TBD. FORKETT ENGINEERING ....... .............. ......... ................... ...... ................ c o _ 9 0°p m... o c«Z a, CONCRETE WALLS/FENCES;RETAINING WALLS OVER 4 FT.HIGH FROM THE TOM RUIZ Q m v¢¢v BOTTOM OF THE FOUNDATION TO THE TOP OF WALL;UNDER SEPERATE CITY OF NEWPORT BEACH P:714 963 6793 m GYPSUM PLASTER SUBMITTAL(FOR H.O.A. PURPOSES). PUBLIC WORKS DEPT.: 1.949.644.3311 22311 BROOKHURST ST. pz o y m d o HUNTINGTON BEACH, CA 92646 s a 2. POOLS,SPAS,WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING o. 4 STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS " t " CITY OF NEWPORT BEACH PLANNING DEPT.: w c uj m,o =d INSULATION - RIGID GENERAL INFOMATION: 1.949.644*3200 I . " GENERAL CONTRACTOR: LANDSCAPE DESIGNER: w �, 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD.275. . 'ZONING INFORMATION:' ' " ' 1.949.644.3204 . . - ° " -- .SOUND LEVEL NOT TO EXCEED 50dBA(55d BA WITH TIMER,65dBA WITH TIMER AND - TBD. .. TBD. N= o y 9 0 " MASONRY - BRICK/STONE. - NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT - 'CITY OF NEWPORT BEACH BUILDING DEPT.: ... - - - _ w 0 y E m > °�°' / PROPERTY PATIO OR OPENING. _ ' ' "' `o a >.� o R °'o_ g94PERMIGENETS: 1.949.644.3288 U m Oz a o m v v— e� - _ - - 4. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5'AND FOR - .. .. .. Q y p v-° e� MASONRY - CONCRETE BLOCK SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA INSPECTIONS: - 1.949.644.3255 zQ y c m Q .. PERMIT. .. ... - .. .. .. .. - 'oma m o y F3 PO CH DEPARTMENT. 1.949.644.3106 Z ��,w y ` NEWPORT BEA FIRE SUR ..... x 5. FIRE SPRINKLERS REQUIRED,CONSTRACTOR TO SUBMIT FIRE SPRINKLER - APEX LAND SURVEYING, INC. SOILS ENG a c ° ° o PLYWOOD GLU-LAM TIMBER m � 0 E t r "^"<,..., / DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN .. PAUL CRAFT,LIC. NO.8516 3- w ...,., (NEER' OK S .. FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. ORANGE COUNTY HEALTH SERVICES. 1.714.834.3882 ONSITE w' BEACH, �� °°am � mr _ .. ........ .. .. ......... .. PU714I488.6 O6 .. .......... .. .. ........... .. ............ .. ........... r o .... GLASS GUARD/HANDRAI F.714.333.4440 d° -F m v a t SAND ... ..... .... $g �rE ; 0 w . ...... W o. -- cpm m� a°"",�„ ^ •w , ; - NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR m �, a +.4„” •�. ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY - INTERIOR DESIGNER: - TITLE 24 CONSULTANT: '" 't 9 c vmi= y« ",NNW 3 „ FOR REVIEW. 2 m � ° a,m m d STEEL _ _ ... .. ..... x j2 a__ O 0 E TBD . ... ,,. TBD � . ' .d. X j J C.N.B.NOTE: CHRISTOPHER BRANDON, PRINCIPAL ARCHITECT IS THE DESIGN � c �, m- m? ° m U O O PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR w E ` S `o r d REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, U m o c U - U WOOD INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS,FOR COMPATIBILITY WITH J -O° THE DESIGN OF THE BUILDING. NBMC 15.02.010 MATERIAL LEGEND 9 DEFERRED SUBMITTALS 7 AGENCIES & PUBLIC SERVICES j. .A . PROJECT DIRECTORY 2 REVISIONS' BU ES. ILDING AREA SCHEDULE LEGAL DESCRIPTION:. cnu NORTH ARROW APN:048 202 32.". 016 C BCA :.COD � NBMC (NEWPORT BEACH MUNICIPAL CODE) NO. � REVISION .. DATE.. �✓ . . - . . Name . . . .AREA - COMMENTS 'LOT 6 ,TRACT NO.518,CITY OF NEWPORT BEACH,COUNTY OF ORANGE, _. .. .. .. CALIFORNIA CODES'2016 CBC, 2016 CFC, 2016 CEC, STATE OF CALIFORNIA OCCUPANT LOAD 20 L GREEN 16 CPC AND 2 MC, 201 PROJECT DESCRIPTION: N 9000'00" E PROPERTY LINE TAG FIRST FLOOR 1083SF. M.M. 107/1-7. OCCUPANCY CLASSIFICATION R-3/ U Distance SECOND FLOOR 1366 SF SIM LIVING 2449 SF LOT INFORMATION:- " " OCCUPANCY SEPARATIONS (GARAGE).. ." 1-HR. - 1 ' SECTION INDICATOR 3-CAR GARAGE 759 SF ZONED: R-1, FLOOR&FLOOR-CEILINGS N/A THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH CA ON E OCEAN . ... . ... .......... A101 TOTAL GARAGE 759 SF- SITE AREA: 3,578.54 S.F. BUILDABLE AREA:2,699.06 S.F. TYPE OF CONSTRUCTION V-B-SPRK'R. _...._ ..._.... FRONT. THE LOT IS APPDXIMATLY 40.00' WIDE BY 90.00' DEEP, IT IS ZONED R-1 - - - TOTAL ALLOWABLE AREA:,:99.06 S.F.x.1F =5,3989 S.P. FIRE SPRINKLER: NFPA 13D YES Room name GRAND TOTAL 3208 SF REQ'D OPEN VOLUME-2,699.06 S.F.x.15=404 859 S.F.(7 6"MIN.) ROOM TAG (NAME / AREA) _ .._ _... _ - OPEN vowMEPROVIDED=sa3s.F. _ AND IS APPX. 3,578.54 S.F. THE PROPERTY INCLUDES A 2 STORY SINGLE 150 SF HEIGHT 2STORY FAMILY RESIDENCE TO BE DEMOLISHED. CLIENT PROPOSES TO BUILD A NEW SIM FLOOR AREA REF. 8/T-1.0 1 CALL-OUT TAG EXISTING BUILDING INFORMATION: ALLOWABLE BLDG. AREA N/A 2 STORY SINGLE FAMILY RESIDENCES OF APPX. 2,482 S.F. LIVING, INCLUDING A101 AN ATTACHED 3-CAR GARAGE OF APPX. 759 S.F.. TO BE WOOD FRAMED WITH Name EXISTING SINGLE FAMILY W1 GARAGE TO BE DEMOLISHED (PER CBC TBL. 503) Elevation ELEVATION INDICATOR OUTDOOR AREA SCHEDULE EXISTING S.F. 1,348 S.F. A SLAB FOUNDATION . THE PROJECT WILL BE OF A SANTA BARBARA STYLE. REVISION FLAG NAME AREA COMMENTS ZONING INFORMATION: . .... " .. . . ... COURTYARD - 541 SF ... TOTAL BUILDI G AREA:3 241 SF ... .. JOB NO. . THE HOME WILL INCLUDE BUT WILL NOT BE LIMITED TO THE FOLLOWING. ZOR 7112" VIEN/ DECK 442"SF Zolssa @ STAIR TAG (NO. OF RISER & HEIGHT) AMPLE INDOOR/OUTDOOR LIVING SPACES, PARKING WILL BE PROVIDED IN 014ANDTOTAL 983..SF a DATE FRONT SETBACK: 10 FT 1 WALL TAG REAR SETBACK:0 FT.. " 04/11/19 ..... THE FORM OF A 3-CAR GARAGE. THE EXTERIOR MATERIALS WILL BE OFA HEETNo ' �� - � �� � � � � LEFT SETBACK:3 FT. - .... RIGHT SETBACK:3 FT..... - - .... ._-.. ..._. - - ...... RICH QUALITY AND HIGH DURABILITY; CONSISTING PRIMARILY OF STUCCO, DOOR TAG �101� S AND THE USE OF SOME WOOD & METAL ACCENTS. THE HOME WILL HAVE (2) . ..@....... ._WINDOW WINDOW TAG - - . BEDROOMS, (3) FULL BATHS, AND (2) HALF BATHS. ' - _". KEYNOTE TAGT� l 00 VICINITY MAP/ PROJECT DESCRIPTION 11 ANNOTATION LEGEND 10 PROJECT STATISTICS 8 SITE INFORMATION 5 CODE REVIEW 3 SHEET LIST 1 17 & AND DR. DOOR HDR. HEADER PERIM. PERIMETER U. UNDER DEFINITIONS. (AS USED IN THESE SPECIFICATIONS) PROJECT NAME Lz ANGLE D.S. DOWN SPOUT HDWD. HARDWOOD PL. PLATE/PROPERTY LINE U.B.C. UNIFORM BULIDING CODE 61. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION,AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE OCEAN FRONT RESIDENCE AT D.S.P. DRY STAND PIPE HDWR. HARDWARE P.LAM. PLASTIC LAMINATE U.G. UNDERGROUND NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING. COOWNERRSHALL SHALL MR.&MRS.JOHN PEDICINI r. CENTERLINE DWG. DRAWING H.M. HOLLOW METAL PLAS. PLASTER U.L. UNDERWRITER'S LABORATORY CONTRACTOR LICENSED GENERAL STATUS 0 DIAMETER OR ROUND HORIZ. HORIZONTAL PLUMB. PLUMBING UNF. UNFINISHED 62. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING • ARCHITECT SHALL MEAN: BRANDON ARCHITECTS,INC.,CHRISTOPHER BRANDON PRINCIPAL L PERPENDICULAR (E.) EXISTING HR. HOUR PLYWD. PLYWOOD U.N.O. UNLESS NOTED OTHERWISE STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE. • SPECIFICATIONS SHALL MEAN: WRITTEN SPECIFICATIONS IN THE PLANS OR THE"PROJECT MANUAL"(IF PROVIDED FOR THIS PROJECT) CDP # POUND OR NUMBER EAST, ENTRY HT./HGT. HEIGHT PINT. PAINT(ED) UR. URINAL • CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT,PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME. PROPERTY LINE, PLATE EACH HVAC HEATING VENTILATING/AIR COND. P.O.C. POINT OF CONNECTION 63. CONSTRUCTION PERSONNEL SHALL BE CONFINED TO THE LIMITS OF THE CONSTRUCTION AREA. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED. cD E E.J. EXPANSION JOINT f1 E PAIR ca PR. VERTICAL V. CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION. A.B. ANCHOR BOLT EL.. ELEVATION I.D. INSIDE DIAMETER/INTERIOR DESIGNER N ABV. ABOVE PROJ. PROJECTION VENT. VENTILATING 1.CODES/GENERALPROVISIONS: I- rn H ELEC. ELECTRIC IN. INCH PSL. PARALLEL STRAND LAMINATE VERT. VERTICAL 64. CONTRACTOR TO REMOVE RELOCATE OR RE-ROUTE AS NECESSARY ELECTRICAL TELEPHONE WATER SEWER,GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL A/C AIR CONDITIONING W ALL WORK,CONSTRUCTION AND MATERIALS SHALL COMPLY W ITR ALL PROVISIONS OF THEAPPLICABLEANYONE S BUILDING CODES AND WITH OTHER RULES,REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF C A.C. ASPHALT CONCRETE ELEV. ELEVATOR INSUL. INSULATION PT. POINT VER. VERIFY COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES. CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR,SUB-CONTRACTORS,AND ANYONE SUPPLYING LABORANO/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT(VERBALLY AND v Caj U ACOUS. ACOUSTICAL EMER. EMERGENCY INT. INTERIOR V.T.R. VENT THROUGH ROOF IN WRITING)ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS(DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE,BUTSHALL d ENCL. ENCLOSURE INV. INVERT/INVERTED R.A. RETURN AIR NOT BE LIMITED TO THOSE AS LISTED IN"CODE REVIEW"BOX.(T-1) A.D. AREA DRAIN 65. CONTRACTOR SHALL PROVDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE W « E.P. ELECTRIC PANEL RAD. RADIUS ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING: I- m t ADH. ADHESIVE JAN. JANITOR R.D. ROOF DRAIN W WEST,WIDE, WIDTH CAUSED BY INSUFFICIENT PROTECTION. THE BUILDING CODES,2016 EDITIONS,AS ADOPTED BY CALIFORNIA ALL APPLICABLE RELATED SPECIALTY CODES. 2 u EQ. EQUAL/EQUIVALENT ADJ. ADJUSTABLE JT. JOINT R.D.L. ROOF DRAIN LEADER W/• WITH THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 70F THE CALIFORNIA CIVIL CODE(THE"RIGHT TO REPAIR ACT'). � Y � AL. ALUMINUM EQPT./EQPM. EQUIPMENT WD. WOOD 66. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS. ANY WORK TIME RESTRICTIONS IMPOSED BY THE CITY OF NEWPORT BEACH. E.W. EACH WAY JST. JOIST RECPT. RECEPTACLE THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FORANY INCORPORATED PRODUCTS. Z H a ALT. ALTERNATE W.H. WATER HEATER EXST. EXISTING RECT. RECTANGULAR W.C. WATER CLOSET 67. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO u a ANDD. ANODIZED KIT. KITCHEN REF. REFERENCE 2.FEES: U EXH. EXHAUST A.P. ACCESS PANEL REFR./R/F. REFRIGERATOR W I WROUGHT IRON PROCEED,SIGNED BYTHE ARCHITECT R OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR. CONTACTOR AND HIS SUB-CONTACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS,LICENSES,CONSTRUCTION TAXES AND FEES REQUIRED BY CITY,FEESCOUNTYFOR SAID STATE LAWS CONTRACTOR THE GENERAL BUILDING PLANCHECK TOILET AND /�� - w APPX. APPROXIMATELY EXPO. EXPOSED L. LOW/LINEN WP. WATERPROOF REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THEOWNER. CONTRACTOR SHALLARRANGE FOR METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALLPROVIDE TEMPORARY TOILET LL EXT. EXTERIOR L.A. LANDSCAPED AREA REG. REGISTER FACILITIESAND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE. a ARCH. APPROVED REINF. REINFORCEMENT W.W.M. WELDED WIRE MESH 68. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRCUTION ARE REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND ARCH. ARCHITECTURAL E.G. EXISTING GRADE LAB. LABORATORY COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES,AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS,ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE CD LAM. LAMINATE REQ'D. REQUIRED 3.CONTRACTOR VISIT m 3 ASB. ASBESTOS RESIL. RESILIENT' SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BYTHE CONTRACTOR AND/OR IT'S CONTACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL ... 3 ASSY. ASSEMBLY F. FIXED LAV. LAVATORY SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED,DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY. SPECIFIC SEQUENCES OR VERIFY GRADES,CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION.CONTACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLYAND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL z = 3 LBS. POUNDS RET. RETAIN(ING), RETURN METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A"U.L. NO."LISTING SHALL BE FOLLOWED WITHOUT DEVIATION,UNLESS OTHERWISE NOTED OR DETAILED. AUTO. AUTOMATIC F.A. FIRE ALARM RM. ROOM CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS. N B. BATH FAC. FACTORY LFA LOAD FROM ABOVE Q -- L.H. LEFT HAND R.O. ROUGH OPENING 4.COORDINATION OF CONSTRUCTION: BD. BOARD F.C.O. FLOOR CLEAN OUT R.R. ROOF RAFTER 69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK,SHELVES,TOILET FIXTURES,AND ACCESSORIES OR'BY OTHER' CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS;FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS;FOR SELECTING FABRICATION PROCESSES;FOR TECHNIQUES OF ASSEMBLY AND > o F.D. FLOOR DRAIN LKR. LOCKER Q v BEL. BELOW RWD. REDWOOD ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPOR THE IMPOSED LOAD. PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE o 0 BET. BETWEEN PDN. FOUNDATION LT. LIGHT SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR 7 y � BITUM. BITUMINOUS F.E. FIRE EXTINGUISHER LUM. LUMINOUS S. SOUTH 70. ALL MANUFACTURED ARTICLES,MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED,ERECTED, USED,CLEANED AND CONDITIONED AS DIRECTED BY THE AGREES TO BIND EVERY SUB-CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK. L w BLDG. BUILDING F.E.C. FIRE EXTINGUISHER CABINET MAINT. MAINTENANCE S.A. SUPPLY AIR MANUFACTURERS. E BLK. BLOCK 5.CLEAN-UP: F.G. FINISH GRADE S.C. SOLID CORE MAS. MASONRY ALL SUB-CONTACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF HEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE AWFULLY REMOVED FROM HE Y BLK'G. BLOCKING F.H. FLAT HEAD MAT. MATERIAL S.C.D. SEAT COVER DISPENSER 71. PRIOR TO CONSTRUCTION,CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNERIVENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES. SITE,UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR. FIN. FINISH SCHED. SCHEDULE BM. BEAM MAX. MAXIMUM n B.O. BY OWNER/BY OTHERS FIX./PIXY. FIXTURE M.B. METAL BOLT S.D. SUB DRAIN/SOAP DISPENSER 72. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS,SUPPORTS,SHIMMING, FLASH PATCHING,ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BYTHE C NTRA AND PERMITS: m � n- BOT. BOTTOM F.J. FLOOR JOIST M.C. MEDICINE CABINET SEC. SECTION MANUFACTURERS. 7.GUACTORSHA LARANGE FOR,AND SECURE REQUIRED TESTS,PERMITS AND INSPECTIONS,AND SHALL BEAR COSTS FOR SAME. BR. BEDROOM F.L. FLOW LINE MECH. MECHANICAL SEL. SELECTED 7.GUARANTEES: B.W. BACK OF WALK, BOT. OF WALL FLASH. FLASHING MEMB. MEMBRANE SH. SHELF 73. UPON COMPLETION OF THE PROJECT,THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL,LANDSCAPE,ARCHITECTURAL, MECHANICAL, PLUMBING CONTRACTOR SHALL GUARANTEE ALLWORK,MATERIALS AND PRODUCTS FOR ONEYEAR AFTER THE DATE OF ACCEPTANCE OF HE WORKAND CONTRACTOR SHALL REPAIROR REPLACE,ORCAUSE TO BE REPAIRED OR REPLACEDANY FLR. FLOOR SHT. SHEET ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORKWHICH MAY BE DISPLACED IN DOING SO,THAT MAY PROVE DEFECTIVE WITHIN ONEYEAR,WITHOUT ADDITIONAL EXPENSE;ORDINARY WEAR AND TEAR,UNUSUAL ABUSE OR CAB. CABINET MET./MTL. METAL FLUOR. FLUORESCENT SHT'G. SHEATHING GUARANTIS EES AMORE STRICT FOR LONE ONG YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE AW,OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF C.B. CATCH BASIN MFR./MFGR. MANUFACTURER CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND GUAANTEES ARE MORE STRICT O FOR LONGER PERIODS. CEM. CEMENT F.O.C. FACE OF CONCRETE/FACE OF CURB SIM. SIMILAR M.H. MAN HOLE REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST. IT IS UNDERSTOOD BY CONTACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND F.O.F. FACE OF FINISH SIMP. SIMPSON WARRANTY PERIODS. MIN. MINIMUM C.G. CORNER GUARD F.O.S. FACE OF STUD/FACE OF STRUCTURE S.J. SOFFIT JOIST 74. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED ARES CLEAN ALL FLOORING MILLWORK LIGHT FIXTURES GLASS ETC.AND UNCOVER AND VACUUM OUT CONTRACTOR SHALL BE RESPONSIBLE FORA WEATHER TIGHT BUILDING,FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY CHAN. CHANNEL F.O.M. FACE OF MASONRY MIR. MIRROR S.S. STAINLESS STEEL HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OFACCEPTANCE OF HIS WORK BY OWNER,AND THAT REPAIRANO REPLACEMENTOF SUCH DEFECTIVE WORK AND ALL Kom CHG. CHANGE MISC. MISCELLANEOUS ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN. C.I. CAST IRON FP. FIREPLACE M.O. MASONRY OPENING S.SK. SERVICE SINK OTHER WORK DAMAGED ASA RESULT THEREBY WILL BE EXECUTED INATIMELY MANNER AT THE CONVENIENCE OF THE OW NER AND WITHOUT COST TO OWNER. C.J. CONTROL JOINT/CONST. JOINT F.S. FLOOR SINK STA. STATION MOS. MOSAIC 8.WAIVER OF LIENS: ON CCG. CEILING /CEILING JOINT FT. FOOT OR FEET STD. STANDARD CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUB-CONTRACTORS AND SUPPLIERS,OR ANYONE PROVIDING MATERIALS AND/OR LABORAS THEY BECOME AVAILABLE. MTD. MOUNTED CLKG. CAULKING FTG. FOOTING MUL. MULLION STC. STEEL PURR. FURRING STRU STORAGE 9.ROLL HI EARCHITECTWILLNOT ACT CONSTRUCTION: CCR. CLEAR PUT. FUTURE (N.) NEW STRUCT. STRUCTURAL THE ARCHITECT WILL NOT ACT AS THE OWNERS REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS AGREEMENT WITH OWNER AND CNTR. COUNTER F.V. FIELD VERIFY N. NORTH SUSP. SUSPENDED RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF HE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS.ARCHITECTWILL NOTBE RESPONSIBLE OR HAVE CONTROL OR CONC. CONCRETE NAT. NATURAL SYM. SYMMETRICAL CHARGE OVER THE ACTS OR OMISSIONS,CONSTRUCTION MEANS,METHODS,TECHNIQUES,SEQUENCES OR PROCEDURES,OR FOR SAFETY PRECAUTIONS AND PROGRAMS,OF THE CONTRACTOR,SUB-CONTRACTORS,OR ANY OF THEIR AGENTS OR EMPLOYEES,OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK. - COND. CONDITION GA. GAUGE N.I.C. NOT IN CONTRACT T. TREAD ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER,MEETING NOTE,MEMORANDA,OR THE LIKE,(WITH A COPY SENT TO THE OWNER,OR THE OWNER'S REPRESENTATIVE)&THERE IS NO EXCEPTION TAKEN CONST. CONSTRUCTION GALV. GALVANIZED N.G. NATURAL GRADE T.C. TOP OF CURB WITHIN(10)CALENDAR DAYS,SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION,APPROVAL AND AUTHORIZATION FROM THE OWNER. U CONT. CONTRACTOR/CONTINUOUS G.B. GRAB BAR/GRADE BEAM NO. NUMBER T.CL. TIME CLOCK 10.A.I.A.GENERAL CONDITIONS: Q CORR. CORRIDOR. CORROSIVE G.C. GENERAL CONTRACTOR NOM. NOMINAL W Z U CTSK. COUNTERSUNK GEN. GENERAL N.T.S. NOT TO SCALE TEL. TELEPHONE HE CURRENT GENERAL CONDITIONS T.HECONTRACT SAID GE ERALC NDIION TIONSMISHEDBTAIED FROM T EARCHIECT ARCHITECTS ST. LL THE OT AS CONTAINHOUGH IT WERE E"GART NERAL OTES"O THIS UNLESS SPECIFICALLY MODIFIED IN TEMP. TEMPERED THE MAIZEANCOMPLIMENT OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAYBE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE"GENERAL NOTES"ON THIS SHEET ARE INTENDED TO CTR. CENTER G.F.I. GROUND FAULT INTERRUPT O/. OVER TER. TERRAZZO SUMMARIZE AND COMPLIMENT THEA.I.A.GENERAL CONDITIONS. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER NOTES SHOULD ACONFLICT IN WORDING OCCUR. CICO = G.I. GALVANIZED IRON z Z Df DBL. DOUBLE GL. GLASS O.A. OVERALL T.&G. TONGUE AND GROOVE 11.EXTRAS: O = LL U DECDEPTT.. DEPARRATIVE TMENT NT G.L.B. GLU-LAM BEAM O.C. ON CENRTER T.P. TOP OF PAVING BEFORE ANY CHANGES AREB BEK OR MAKE GUN,THE DEDANGES BY OR DEDUCTED ALTERING, UM SHALL BE PRESENTG TO OR DEDCTING FROM TO OWNER W WRITING OR APPROVE WORK,THE AL SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER,ARCHITECT AND CONTRACTOR. Q Q Q W GND. GROUND O.D. OUTSIDE DIAMETER DIMENSION . W 03 DET. DETAIL T.PL. TOP OF PLATE GR GRADE (DIMENSION) 12.SUBSTITUTIONS: D.F. DRINKING FOUNTAIN/DOUGLASS FIR GYP. GYPSUM O.F.D. OVERFLOW DRAIN T.O.S. TOP OF STRUCTURE/SLAB SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF O Cf) 0I- DIA. DIAMETER OFF. OFFICE TRANS. TRANSFORMER MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS,IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE.IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM LL 0� O 0-1 DIAG. DIAGONAL G.P. GRADE PLANE OPNG. OPENING T.S. TOP OF STEP SPECIFIED,CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM"OR EQUAL"IS USED IN DRAWINGS OR SPECS IT SHALL BE Z 2i O DIM. DIMENSION OPP. OPPOSITE T.W. TOP OF WALL UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL D' 0 W D_ DN. DOWN H. HIGH TYP. TYPICAL ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. LUz co > H.B. HOSE BIB 3.INSURANCE: �j � � W Co H.C. HOLLOW CORE CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROADFORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS C 2 r Z CD HD. HARD UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION.OWNER SHALL OBTAIN A BUILDER'S RISK POLICY W ITH ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION. ABBREVIATIONS T2 GENERAL NOTES CONTINUED 14.THESE DRAWINGS AND SPECIFICATIONS: THESE DRAW/NGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTACTOR FINDS ANY DETAILS WHICH,IN HIS OPINION,ARE UNSOUND,UNSAFE,OR NOT WATERPROOF,IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED,IT WILL BE ASSUMED THAT THERE ARE NO OBJECTIONS TO HE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON HE DRAWINGS. IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES,ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THE WORK,EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICALBE TO OTHER TRADES.IN CAS OF CONFLICTS,THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER,OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL,AND THE ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED,AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE ERRORS AND OMMISIONS TO THE ATTENTION OF A APPROPRIATE OWNER&ARCHITECT IN WRITING INA TIMELY MANNER;AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE;AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT,FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS �1111111111111r ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS,AND NOT TO DEPICT SPECIFIC LOCATIONS(e.g.SCHEMATIC ELECTRICAL PLANS). Qo 15.DIMENSIONS DRAWINGS:W/NGS: z I­- N FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE,AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR A CTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS ANDO O Z m SPECIFICATIONS. NOTES,FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS. DRAWINGS ARE NOT TO BE SCALED UNLUESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH MEMBERS,UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED"CLEAR" /�/ f , IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS(TI-)DIMENSIONS SHALL NOT VARY BY MORE THAN 2"W ITHOUTAPPROVAL BY ARCHITECT. WALL ANGLES ARE ETHER 90"OR 45"UNLESS LL V NOTED OTHERWISE. 16.SUBMITTALS,MEETING NOTES,BULLETINS,AND MEMOS: Q SUBMITTALS WILL BE REVIEWED THE ARCHITECT IF AT ALL ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-1997'AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FORAN INAPPROPRIATE SUBMITTAL. Lim Lu ARCHITECT,FROM TIME TO TIME,WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED.CONTACTOR SHALL REVIEW HESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT Q W FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER&ARCHITECT PRIOR TO EXECUTING. ` ` CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT `f MM CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES,HARDWARE,PLUMBING FIXTURES,KITCHEN EQUIPMENT,ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA, O W THE CONTRACTOR REPRESENTS THAT HEISHE HAS VERIFIED FIELD CONDITIONS,DIMENSIONS AND RELATED CONSTRUCTION AND AS COORDINATED THE SUBMISSION CONSTUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED WORK IN THE CONSTRUCTION DOCUMENTS. ALL SHOP DRAWINGS AND CUTS MARKED"REVIEWED"BY ARCHITECT,ARE FOR HOP DRAWINGS OF ADHERENCE IT THE DESIGN INTENT ONLY.THE CONTACTOR SHALL ASSUME RESPONSIBILITY LATIO FOR ALL MEANS AND METHODS AND ERRORS w 0V AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/SU INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP LL DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED,REVIEWED AND APPROVED BY CONTACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT REVIEW. O O SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION,FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES N SHALL BE 72"X 12"MIN.,ONE UNIT OF EACH TYPE AND FINISH. 7 17.ERRORS AND OMISSIONS: ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS,IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR BY THE SUBCONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK,HEW ILL BE HELD RESPONSIBLE FOR THE RESULTS OFO W ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME.HOWEVER,DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOTTHE OTHER SHALL BE PROVIDED AS THOUGH FULLY 7 SET FORTH IN BOTH. L 18.BARRICADES: CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK,ALL NECESSARY PROTECTIVE BARRICADES,FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES. 19.TEMPORARY BRACING: AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS,PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS TO THE STRUCTURAL FRAME,SUB-CONTRACTORS SHALL PROVIDE,INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION,DISTORTION,CRACKING, FALLING OFF,OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS W ELLAS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COSTTO OWNER. CONTRACTOR AND HIS SUBCONTRACTORS SHALL,AT THEIR EXPENSE,REPLACE OR REPAIR,AS DIRECTED,DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS. 20.TOXIC SUBSTANCES REMOVAL: PRIOR TO ANY WORK BEING PERFORMED,WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED,CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS,LEAD PAINTS,MOLD,ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS,PROCEDURES,DOCUMENTATION AND APPLICATION REQUIREMENTS. 21, NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ENGINEER WHOSE SIGNATURE APPEARS HERON. 22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES. DOCUMENT VALID UPON 23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS. 24. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS 25. MAXIMUM FLOW RATE STANDARDS SET BY THE CURRENT CALIFORNIA GREEN CODE-G.C.TO VERIFY PRIOR TO PURCHASE AND INSTAL.OF ANY FIXTURES. 26. EXTERIOR DECKS,BALCONIES,AND STAIRWAYS SEALED UNDERNEATH SHALL BE WATERPROOFED-ARCH.TO APPV.METHOD OF WATERPROOFING-G.C.TO SUBMIT SPECIFICATIONS. 27. SPECIAL INSPECTION IS REQUIRED FOR THE FOLLOWING: FOUNDATION INSPECTION BY SOILS ENGINEER PRIOR TO CONCRETE POUR AND: PER SOILS REPORT:OVER EXCAVATION,RECOMPACTION,FOOTING DEPTH,UTILITY TRENCH BACK FILL RETAINING WALL BACK FILL,PRE SATURATION OF SLAB AREAS,EXTERIOR FLAT WORK AREAS. ALL TO BE ADDRESSED IN A REPORT PRESENTED TO BUILDING DEPT.PRIOR TO FINAL ALL FIELD W ELDING OF STRUCTURAL STEEL INSTALLATION OF ALL HIGH STRENGTH BOLTS CERTIFICATION OF WELD,&BOLTING TO BE GIVEN TO BUILDING DEPARTMENT PRIOR TO FRAMING INSPECTION. 28. MAX.TEMP.OF 120'TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP.Oa SHOWERS&TUBS. ORIGINAL SIGNATURE 29. MAINTENANCE INFORMATION: THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES,MATERIALS,COMPONENTS,AND MANUFACTURED INFORMATION FOR ALL FEATURES,MATERIALS,COMPONENTS ui AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE a TO M LABEL MAYBE LIMITED TO IDENTIFYING,BY TITLE AND/OR PUBLICATION NUMBER,THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE,MATERIAL,COMPONENT,OR MANUFACTURED DEVICE. = m 9 p m 30. AFTER INSTALLING WALL,CEILING,OR FLOOR INSULATION,THE INSTALLER SHALL MAKE AVAILABLE TO THE ENFORCEMENT AGENCY OR POST IN A CONSPICUOUS LOCATION IN THE BUILDING A CERTIFICATE SIGNED BYTHE INSTALLER � -oac c 0 ZO , d a STATING THAT THE INSTALLATION IS CONSISTENT WITH THE PLANS AND SPECIFICATIONS FOR WHICH THE BUILDING PERMIT WAS ISSUED.THE CERTIFICATE SHALL ALSO STATE THE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION, m m m p O C, iT THE INSTALLED R-VALUE,AND(IN APPLICATIONS OF LOOSE FILL INSULATION)THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT W ITH THE MANUFACTURER'S LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED R- O mm ,Z QI�U T d O VALUE. m a T9 t In a Y N zag ,. - `° _ °' IIIIIIIIIIIIIII 31. ON PROJECTS WITH EXCAVATIONS THAT WILL BE LOWER THAN ADJOINING PROPERTIES,30 DAY NOTICE IS LEGALLY REQUIRED BY THE OWNERS&CONTRACTORS TO THE ADJOINING PROPERTY OWNERS OUTSIDE THE SETBACK AREA. o' Q w z 0.0-a a N O 6 O a 0.0- N 32. DISTANCE FROM THE FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS. J t m V O T o E Ti Q U'-W mCc � mE 33. ROOMS CONTAINING BATHTUBS,SHOWERS,SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM.DUCTLESS FANS ARE UNACCEPTABLE.CBC 1203.4.3.2.1,CMC T-44 /�/ H N S o o y I-.- cd 9 0 34. SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOW ING HAZARDOUS LOCATIONS:CBC 2406.3 w 0 h a M h j d A.SW INGING AND SLIDING DOORS F Q d `m d o C.WITHIN A 24-INCH LOCAED WITHIN RC OF EI HEREVERT CAL EDGOF THEOEROFUDOORS RFACE/AND WITHIN 60-INCHES OF WALKING B.WHEN SURFAACCE.S Um p M O c o,� D.WHERE GLAZING AREA IS MORE THAN 9 SQ.FT.IN AREA,WITH A BOTTOM EDGE LESS THAN 18-INCHES ABOVE THE FLOOR AND TOP EDGE MORE THAN 36-INCHES ABOVE FLOOR. U K `m p a c a=c `m E.ADJACENT TO STAIRWAYS,LANDINGS AND RAMPS WITHIN 36-INCHES HORIZONTALLY OF WALKING SURFACE AND W ITHIN 60-INCHES ABOVE WALKING SURCFACE. Z Q y m F.ADJACENT TO STAIRWAYS WITHIN 60-INCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60-INCH ABOVE NOSE OF TREAD. c �+ O90X TO,N O NF p mma.cr:: d 5 35. CLEARANCE FOR WATER CLOSET TO BE A MINIMUM OF 24-INCHES IN FRONT AND 15-INCHES FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION.CPC 407.5 Q M p C n~ N E - 38. THE NET AREA OF THE SHOW ER ENCLOSURE SHALL BE 1,024 SQ.INCHES(7.1 SQ.FT.)OR MORE IN THE CLEAR FLOOR AREA,AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE.CPC 411.7 m =;� E 3=$a a a m = m ma v 37. WALL COVERINGS OR SHOWERS OR TUBS WITH SHOWERS SHALL BE OF CEMENT PLASTER,TILE,OR APPROVED EQUAL,TO A HEIGHT OF NOT LESS THAN 70-INCHES ABOVE DRAIN INLET.PROVIDE CEMENT BOARD OR CEMENT PLASTER p 1 N 0_ C N d N T m o a c S y a BACKING FOR TILE.CBC 1210.3 LJ� = o Y m E a o JE D8 'w c' 38. MIN.5/8"TYPE W MOISTURE RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS Q o` , ��j Y E w 5 N � 39. EXTERIOR LATH AND PLASTER:PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING.CBC 2510.6J v c N.W c t m c 40. THE WATER HEATER BURNER TO BE AT LEAST 18-INCHES ABOVE THE GARAGE FLOOR,IF LOCATED IN A GARAGE.CPC 508.14 < m x= N m o 00 E r U N a n 5 t m 41. PROVIDE A 3-INCH DIAMETER BY 3-FOOT TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS IN GARAGE.CPC 508.14 m, m X L o W E !ES aH= Fv 42. WATER HEATERS TO BE STRAPPED AT TOP AND BOTTOM WITH 1-1/2"X 16 GAUGE STRAP WITH 3/8"DIA.X 3"LAG BOLT EACH IND.CPC 508.2 = P > > N ofOt OW o .�W 43. DRYER: -o m .". THE CLOTHES DRYERS VENT SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH.CMC 504.3.2 DRYER VENT TERMINATION MUST BE 3 FT.CLEAR FROM OPENINGS INTO THE BUILDING(DOORS AND OPERABLE WINDOWS).CMC 504.5 W y.a u= m a= o PROVIDE A MIN.100 SQ.IN.OPENING IN THE DRYER DOOR.CMC.504.3.2 `^ T c 'pU H v U d v H_ta9< owz_ . 44. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS(R314.3): A.IN EACH SLEEPING ROOM. REVISIONS B.OUTSIDE EACH SEPERATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS C.ON EVERY LEVEL OF DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS. NO. REVISION DATE SMOKE ALARMS SHALL BE HARDWIRED W ITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4&R314.5 45. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS(R315.3): A.OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S) B.ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS. CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4&R314.5 46. ALL RECEPTACLE OUTLETS IN BATHROOMS,ABOVE KITCHEN COUNTERTOP,CRAWL SPACES,GARAGE,ROOFTOPS,OUTDOOR OUTLETS,WITHIN 6-FEET OF WET BAR SINK/LAUNDRY SINK TO BE PROTECTED BY GROUND FAULT CIRCUIT INTERRUPTER(GFCI)DEC 210.8 47, ALL 120V SINGLE PHASE,15 AND 20 AMP OUTLETS(RECEPTACLES,LIGHTING,SMOKE DETECTORS,ETC.)TO BE PROTECTED BY COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER(AFCI)CEC 210.12 48. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS>50%.NBMC 12.32.015 49. INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC.SERVICE PRIOR TO CONCRETE PLACEMENT. 50. UTILITY COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. 51. FACTORY-BUILT FIREPLACES,CHIMNEYS,AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING 52. FIREPLACE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEY SYSTEMS AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS R1005ANG.CMC(802.5.2.4) PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX INA SOLD FUEL BURNING FIREPLACE.SOLID FUEL BRUNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES."GAS APPLIANCE FIREPLACE MUST COMPLY WITH THE CALGREEN CODE REQUIRMENTS' 53. ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM ORAN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE.CBC 3109.4.4.2 54.GENERAL CONTRACTOR,CONTRACTORS,SUBCONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK.IF DISCREPANCIES ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHT TO BE MISSING,NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH,DRAWING,PDF,PHOTOCOPIES WITH LEGIBLE HAND WRITTEN NOTES AND/OR WRITING(FAX, EMAIL OR CORRESPONDENCE).IF CONFLICT WITH EXISTING CONDITIONS,PROVIDE DOCUMENTATION(PHOTOS,SKETCHES,DWGS)OF EXISTING CONDITIONS AND SUGGEST PROPOSAL(S)FOR SOLUTION(SKETCH,DRAWING,AND/OR WRITING). IN CASE OF ANY DISCREPANCIES,THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS. JOB NO, 55. ISSUANCE OF A BUILDING PERMIT 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. 201834 YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. DATE 56. LAND.WALLS LOCATED IN FRONT AND BACK OF PROPERTY SHALL NOT EXCEED 42"HT.REFER.LAND.DWGS FOR LOUT. 04/11/19 57. LAND.WALLS LOCATED BTW.NEIGHBORS SHALL BE SHARED ON PROP.LINE.REFER.LAND.DWGS AND SEE ATTACHED DOCUMENT FOR"AGRREMENT TO BUILD A FENCE OR WALL CENTERED OVER THE PROPERTY WALL." SHEET NO, 58. ALL INTERIOR AND EXTERIOR JOINTS BETWEEN DIFFERENT MATERIALS OR FINISHES SHALL RECEIVE A BEAD OF CAULKING OR SEALANT TO FORM A REVEAL TO MATCH COLOR OF ADJACENT SURFACE. COORDINATE COLORS WITH ARCHITECT. 59. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL,MECHANICAL AND ELECTRICAL DRAWINGS.BID SHALL BE BASED ON THE MOST STRINGENT REQUIREMENT. ■ 60. CONTACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS,ERRORS,OMISSIONS,OR DISCREPANCIES IN THE DRAWINGS,PROJECT MANUAL,OR CONTACT DOCUMENTS PRIOR - TIIIiiiiiiIil TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS. GENERAL NOTES 1 yQ PROJECT NAME OCEAN FRONT RESIDENCE �r,Wro Material Conservation and Resources Efficiency 12. Adhesives, sealants and caulks shall be compliant with volatile organic compound (VOC) limits set 13. Paints, stains, and other coatings shall be compliant with VOC and other toxic compound limits set 14. Particleboard, medium density fiberboard(MDF)and hardwood plywood used in interior or exterior of STATUS k�• CITY OF NEWPORT BEACH forth in Table 4.504.1 or Table 4.504.2. (4.504.2.1) forth in Table 4.504.3.(4.504.2.2) the building shall comply with low formaldehyde emission standards as set forth in Table 4.504.5 CDP 0 2 4. Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at below(4.504.5): - -� COMMUNITY DEVELOPMENT DEPARTMENT exterior walls shall be protected against the passage of rodents by closing such openings with ADHESIVE VOC LIMIT 1.2 VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS 2.3 E BUILDING DIVISION cement mortar,concrete masonry or other similar method. (4.406.1) Less Water and Less Exempt Compounds in Grams per Liter FORMALDEHYDE LIMITS' `" o >� (Grams of VOC per Liter of Coating, 100 Civic Center Drive I P.O.Box 1768 1 Newport Beach,CA 92658-8915 5. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 65°/s of the ARCHITECTURAL APPLICATIONS VOC LIMIT Less Water and Less Exempt Compounds) Maximum formaldeh de Emissions in Parts per Million 2"11µP www.newoortbeachca.Qov 1(949)644-3200 nonhazardous construction and demolition waste. 4.408.1,4.408.3 Indoor carpet adhesives 50 PRODUCT LIMIT V2 ( ) COATING CATEGORY VOC LIMIT Carpet ad adhesives 50 Flat coatings 50 Hardwood I ood veneer core 0.05 cat cp Water Efficiency and Conservation Outdoor carpet adhesives 150 Hardwood plywood composite core 0.05 w 61 CALGREEN - RESIDENTIAL WoodOoorin adhesive 100 NonOalcoalins 100 �.. Nonflat-hi h loss coatings 150 Particleboard 0.09 w '- 6. New residential developments with an aggregate landscape area equal to or greater than 500 square Rubber floor adhesives 60 m L MINIMUM REQUIREMENTS Specialty Coatings Medium fiberboard 0.11 feet shall comply with City's water efficient landscape ordinance. (4.304.1,NBMC 14.17) Subfloor adhesives 50 z Aluminum roof coatis s 400 Thin medium density fiberboard 0.13 Y 7. Plumbing fixtures and fittings shall comply with the following 4.303.1 Ceramic lite adhesives 65 1.Values in this table are dmPoed from those specified b me California Air Resources Board,Air Taxies Control Measure for Composite Wood as = e SCODC 9 9 P Y 9( ) Basements specialty coatings 400 v rn VCT and asphalt Tile adhesives SD testatl in accordance with ASTM E 1333.96(2002).For additional information.see California Code a7 Regulations.Title 17,Sections 93120 through 1. 2016 California Green BuildingStandards Code CG is applicable to all new residential buildings, Drywall and panel adhesives 50 Bituminous roof coatings 50 9312012 U a ( ) PP 9 FIXTURE TYPE MAXIMUM FLOW RATE Bituminous roof rimers 350 2.Thin medium density fiberboard Masa mnvimum thickness of Sim inch(6 mm), e including but not limited to, dwellings, apartment houses, condominiums, hotels, and other types of Single Showerheads 2.0 m 80 psi Cove base adhesives 50 Bond breakers 350 - m dwellings containing sleeping accommodations with or without common toilets or cooking facilities Multiple Showerheads Combine flow rale of 2.0 m 80 psi Multipurpose construction adhesives 70 15. All duct and other related air distribution component openings shall be covered with tape, plastic, regulated b the Department of Housing and Community Development HCD-1 . NBMC 15.11.010, Concrete curio compounds 350 a 9 y . 9 y P ( ) ( Residential LavatoryFaucets 1.2 m 60 si? Structural toxin adhesives 100 sheet metal or other may rater t acceptable until the building inspector to reduce the amount of water,dust CG Section 101.3.1 . concrete/masonry sealers 100 cD Common and Public use Levator Faucets 0.5 m 60 psi Sin le- I roof membrane adhesives 250 and debris,which may enter the system until final startup of the HVAC equipment. (4.504.1) 3 Drivewaysealers 50 a, 2. 2016 California Green BuildingStandards Code CG Is applicable to additions or alterations of Kitchen Faucets 1.8 m 60 psi Other adhesives not specifically listed 50 7 _ 3 ( ) PP Dr fog coatings 150 16. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside the L � 3 existingresidential buildings where the addition or alteration increases the building's conditioned Metering Faucets 0.25 gallons per cycle maximum SPECIALTY APPLICATIONS P 9 9' Faux finishing coatings 350 building. Unless functioning iditoas a componentfadju t whole house ventilations stem, fans must be area, volume, or size. The requirements shall apply only to and/or within the specific area of the Water Closets 1.28 gallons/flush' PVC welding 510 9� Y -- addition or alteration. (301.1.1) Wall Mounted Urinal 0.125 allons/8ush Fire resistive coatings 350 controlled b a humidity control capable . adjustment between a relative humidity rage of less than m CPVC welding 490 Y Y P 1 Y 9 ABS welding 325 Floor coatings 100 or equal to 50°/p to maximum 80%. (4.506.1) Q All Other Types of Urinal 0,5 allons/Flush Form-release compounds 250cr Energy Efficiency 1.Includes sin le,and dual gallons Dr less when tested per PlastiCcementweldin 250 17. Ducts stems are sized,desi designedequipment isselectedusin the following methods 4.507.2 : 0 0 9 e 9 Graphic ads coatings (sign aims 500 Y 99 9 ( ) orad ASMEucets Short dune a flow rare Adhesive rimer for plastic 550 High temperature coatings 420 3. New one and two family dwellings and townhouses with attached private garages shall install a listed 2.Lavatory faucets shall not have nnsw rote less man 0.8 gpm at zo psi.. a. Establish heat loss and heat gain values according to ANSI/ACOA 2 Manual J-2011 (Residential � Contact adhesive 80 nominal 1 inch inside diameter raceway to accommodate a dedicated 208/240 volt branch circuit. Industrial maintenance coatings 250 Load Calculation),ASHRAE handbooks or equivalent design methods. ¢ E m Special purpose contact adhesive 250 (4.1 The Low solids coatings' 120 b. Size ducts stems according to ANSI/ACCA 1 Manual D-2014 Residential Duct Systems), Y Environmental Quality Structural wood member adhesive 140 Y 9 (Magnesite cement coatings 450 � v a. The raceway shall originate x the main service or subpanel and terminate into a listed cabinet, To and trim adhesive 250 ASHRAE handbooks or other equivalent design software or methods. box,or enclosure in close proximity to the proposed location of an EV charger. 8. Moisture content of building materials used in wall and Floor framing is checked before enclosure Mastic texture coalin s 100 ,n SUBSTRATE SPECIFIC APPLICATIONS c. Select heating.and cooling equipment according to ANSI/ACCA 3 Manual S-2014 (Residential according to one of the following(4.505.3): Metallic pigmented coatings 500 b. The service panel or subpanel shall provide capacity to install a minimum en ampere dedicated Metal to metal 30 Equipment Selection)or other equivalent design software or methods branch circuit and space reserved for installation of a branch circuit overcurrent protective device. a. Moisture content shall be determined with either aerobe-type or contact-type moisture meter. plastic foams 50 Multicolor coatings 250 Equivalent moisture verification methods may be approved by the enforcing agency and shall Porous material(except woad 50 Pretreatment wash rimers 420 c. The service panel or subpanel circuit directory shall identify the overcurrent protective devices satisfy requirements found in Section 101.8 of this code. Primers,sealers,and undercoaters 100 Installer and Special Inspector Qualifications space reserved for future EV charging as"EV CAPABLE." Wood 30 Reactive penetratingsealers 350 d. The racewaytermination location shall be permanently and visibly marked as"EV CAPABLE." b. Moisture readings shall be taken at a point 2 feet(610 mm)to 4 feel(1219 mm)from the grade Fiberglass 80 18. HVAC system installers shall be trained and certified or work under direct supervision of trained and P Y Y Recycled coatings 250 Y P stamped end of each piece oil moisture verified. 1.If For ddhoial isused to regardasimethodsubstratesto sure VOC content stents adhesive With in tablhighestsee wmem Shallbeality Ma Roof coatis s 50 certified installers in the proper installation of HVAC systems. (702.1) c. At least three random moisture readings shall be performed on wall and Floor framing with z.For aaeltlonal mfonnndon regamirg methods to meassre v00 cgmomspeabeamtable.see scum Coast sir Duality Management District Rme ase' documentation acceptable to the enforcing agency provided at the time of approval to enclose the Rust preventative coatings 250 19. HVAC special inspectors must be qualified and able.to demonstrate competence in the discipline they wall and floor framing. SEALANT VOC LIMIT Shellacs are inspecting. (702.2) Less Water and Less Exempt Compounds in Grams per Liter Clear 730 9. Aerosol paints and coatings shall meet the Product-weighted MIR Limits for ROC in Section SEALANTS VOC LIMIT Opaque 550 Documentations 94522(a)(2)and other toxic requirements in Sections 94522(e)(1)and(f)(1)of the California Code of Architectural 250 Specialty rimers,sealers and undercoaters 100 Regulations,Title 17,commencing with Section 94520. (4.504.2.3) Marine deck 760 Stains 250 20. An operation and maintenance manual, CD, web-based reference or other approved media shall be Nonmembrane roof 300 Stone consolidants 450 provided by the builder to the building occupant or owner at the final inspection. It shall include 10. Carpet and carpel systems shall be compliant with of the following (4.504.3): Roadway250 Swimmingpool coatings 340 operation and maintenance instruction of the equipment and appliances. (4.410.1) a. Carpet and Rug Institute's Green Label Plus Program. Single-ply roof membrane 450 Traffic marking coatings 100 21. Documentation shall be provided to verify that finish materials used comply with VOC limits as set b. California Department of Public Health Specification 01350. Other 420 Tub and file refinish coatings 420 forth in Tables 4.504.1,4.504.2,&4.504.3. (4.504.2.4) Z c. NSF/ANSI 140 at the Gold level. SEALANT PRIMERS Water roofin membranes 250 mr Wood coatings 275 22. Documentation shall se provided to verify That composite wood products used comply with 0 d. Scientific Certifications Systems Indoor Advantage Gold Architectural formaldehyde limits as set forth in Tables 4.504.5. (4.504.5.1) � o Nonporous 250 Wood preservatives 350 Q 11. Minimum 8D/o of floor area receiving resilient flooring shall comply with one of the following(4.504.4): LU Z U Porous 775 Zinc-rich rimers 340 23. Documentation which shows compliance with CAL Green code including construction documents, 0- a. VOC emission limits defined in the Collaborative for High Performance Schools (CHPS) High Modified bituminous 500 1.Gams of voc per filar of calling,Including water and including exempt compounds. plans, specifications, builder or installer certification, and inspection reports and verification shall be O 0N 2.no specified limits remain in effect unless revised limits are listed in subsequent columna in the table. Z Z LL Performance Product Database. Marine deck 760 available at the final inspection. (703.1) = V 3.Values in this table are tledvetl from those specified by me California Air Resources Board Architectural Coatings Suggested Control Measure. � LL b. Products certified under UL GREENGUARD Gold. Other 750 February 1,2006. Mara information is available from the Air Resources Sound. 24. CAL Green Documentation Compliance Certification form (City form) is required to be submitted to F 0 Z Q c. Certified under the Resilient Floor Covering Institute(RFCI)FloorScore program. the Building Inspector prior to Final building inspection. (Section 703.1) < Q m J. California Department of Public Health Specification 01350. IY LU ILL o U o� Cwr MMESIDENTIALCnL nntWWatwyM coma OWIMO17 1 LonlisME910ENTIPL CALGraonMaMatayM1loasuraa 05,19=17 2 CarUst1RESIDENTIALG Gr WMaloge surra eNIM017 3 CorrL[slWESIDENTI CL Gre What lMamias 0110f1TS7 4 U,,Ul pRESIDENTU CG G.e MUnd..,Wasu,re OUIOMO17 5 Uj w � O CD Z >LL r ANLL! O Z M CAL GREEN - RESIDENTIAL MANDATORY MEASURES 1 ��wPokT CONSTRUCTION: d. Not less than 3 feet horizontally from the door or opening of a bathroom that FIREPLACE: PLUMBING: ELECTRICAL: 67. Laundry rooms must have at least one dedicated 20 amp receptacle circuit. (CEC CITY OF NEWPORT BEACH .contains a bathtub or shower. 210.11(C)(2)). 0 2, 10. Pedestrian protection adjacent to public way to be as follows: 19. All fireplaces: 30. Plumbing Fixtures: 47. Electrical service to be underground for new construction, replacement building, or CD COMMUNITY DEVELOPMENT DEPARTMENT e. A minimum of 20 feel horizontally from any permanently installed cooking addition to an existing building exceeds fifty (50) percent of the gross Floor area of the 68. Provide 120V receptacle within 3 feet of water heater. (Cal Energy Code 150.0(n) 1 A.) (Q 7 CBC TABLE3306.1appliance. a. Factory-built fireplaces, chimneys and all ti their components shall be listed and a. New Construction & Addition/Alterations that increases condition space area, Z W N )eS'= I)UILDINC DIVISION PROTECTION OF PEDESTRIANS existing building. (NBMC 15.32.015) n„ installed in accordance with their listing and manufacturer's installation volume, or size(Cal Green 4.303.1): � 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach,CA 92658-8915 HEIGHTOF TYPE OF PROTECTION I. Smoke alarms shall be hardwired with battery back-up and interconnected unless FOUNDATION: Z www.newoortbeachca.gov 1(949)644-3200 CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE REQUIRED exempted in accordance with CRC R314.4 & R314.5 or CBC 907.2.11.5 & instructions. (CRC burning I. Comply with CAL Green Mandatory Requirements 48. Edison Company approval n required for meter location prior to installation. Less than 5 feet Construction milia s 907.2.11.6. b. Factory built wood burning fireplaces shall le qualified at the U.S. EPA's Voluntary 49. Field inspectors to review and approve underground 69. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches above O O Q 8 reel or less Fireplace Program Phase 2 emissions level and be in accordance with the b. Addition & Alteration: Existing fixtures shall be replaced to meet the following placement. PP 9 °tinct service requirement prior to concrete the earth or 2 inches above paved areas. (CRC/2703.7.2.1, CBC 2512.1.2) N RESIDENTIAL 5feet Dr mom None 16. Carbon monoxide alarms shall be installed in the followinglocations CRC R315.3 : requirements: P L.I_ U ( ) California Green Building Standards Code, Chapter 4, and Division 4.5. 70. Fasteners and connectors nails, anchor bolts, etc. In contact with preservative-treated CONSTRUCTION MINIMUM REQUIREMENTS 5Less feethan one. Barger and covered walkwa Shower Heads: 2.O gam@BO psi 50. Service equipment and subpanels to have a min 30" wide by 36" deep clear work ( ) P Z Lt_ S feel or mora.but not more than one-feuds the height or construction Barrer and covered walkwaya. Outside of each sleeping area in the immediate vicinity of the bedroom(s). C. Decorative shrouds shall not be installed at the termination of factory-built wood shall be of hot-dipped zinc-coated galvanized steel, stainless steel, silicon bronze chimneys except where such shrouds are listed and labeled for use with the ii. Lavatory Faucets: 1.2 gpm @ 60 psi space.(CEC 110.26) or copper. CRC R317.3, CBC 2304.10.5.1 More roan 81661 Sfeet Dr more.but between one-lounh undone-hair the height of b. On every level of the dwelling unit including basements. Y P PP ( ) LU Z Applicable Standards: 2016 California Residential Code (CRC); 2016 California Building construction Barrierfuel-burningr specific factory-built chimney system and are installed in accordance with iii. Kitchen Faucets: 1.8 gpm @ 60 psi 51. All lighting is required to be high efficacy. (California energy code section 150. (k) and 71 Anchor bolts shall include steel late washers a minimum of 0.229" x 3" x 3" in size � U C. Where a appliance is located within a bedroom or its attached p Q Code(CBC); 2016 California Plumbing Code(CPC); 2016 California Electrical Code(CEC); 5 feet or more,bulexceedin one-half the height of construction None manufacturer's installation instructions. (CRC R1005.2&CMC 802.5.2.4) iv. Water Closet: 1.28 gallons per flush Table 150.0-A.) bathroom,a carbon monoxide alarm shall be installed within the bedroom. 9 P between sill plate and nut.(CRC /2602.11.1,CBC 2308.3.2,Acceptable alternate SDPWS w Q 2016 California Mechanical Code (CMC); 2016 Building Energy Efficiency Standards 20. Solid fuel burning fireplaces: 52. Provide a listed 1 inch raceway to accommodate a dedicated 208/240-volt circuit for future 4.3.6.4.3 (BEES); 2016 California Green Building Standards Code (Cal Green); & Chapter 15 of the Carbon monoxide alarms shall be. hardwired with battery back-up and interconnected 9 P 31. Clearance for water closet to be a minimum of 24 inches in front, and 15 inches from its Y ) LJ,J 11. All exterior lath and plaster shall have two layers of Grade D paper over wood base center to an side wall or obstruction. CPC 402.5 electrical vehicle(EV)charger.(Cal Green 4.106.4) Z U Newport Beach Municipal Code(NBMC) P Y P P unless exempted in accordance with CRC/2315. a. Provide a permanently anchored gaseous fuel burning panto the firebox of a solid Y ( ) � O m sheathing. (CRC R703.7.3,CBC 2510.6) fuel burning fireplace. 32. The water heater burner to be at least 18 inches above the arae floor, if located in a 53. All receptacle outlets are required to be listed tamper resistant(CEC 406.12 and 250.52) 17. All fenestrations on windows and doors shall have U-factors (0.32 max) and Solar Heat garage 12. Wall covering of showers or tubs with showers shall be of cement plaster,tile,or approved Gain Coefficient SHGC=0.25 max values in accordance with T-24 energy calculations. b. Solid fuel burning fireplace must comply with the California Energy Standards garage. (CPC 507.13) 54. Combination type AFCI circuit breakers are required for all 120 volt single phase 15/20 GENERAL: ( ) 9Y YP Q 9 P Cn W �/ equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall be All fenestrations must have temporary and permanent labels. mandatory measures. am branch circuits. Except for bathrooms,garages,and outdoors. CEC 210.12 1. Residential building undergoing permitted alterations, additions or improvements shall P Y P 33. Install a 3 inch diameter by 3 fl.tall steel pipe embedded in concrete slab for protection of P P 9 9 ( ) 9 9 9 P P cement board or cement plaster. (CRC R307.2, CBC 1210.2.3) C. Chimneyshall extend at least 2 fl. higher than an portion of the building within 10 W LU c) O 9 Y P 9 water heaters located in garage. (CPC 507.13.1) 55. At a minimum, one dedicated 20 am circuit is required fora bathroom. CEC N replace non-compliant plumbing fixtures with water-conserving plumbing fixtures meeting TEMPORARY GENERATOR: ft., but shall not be less than 3 ft. above the highest point where the chimney P q 13. Safety glazing shall be provided at the following hazardous locations: (CRC/2308.4,CBC 9 p Y 210.11 C 3 the requirements pl cem California Green Building Standards Code, Section 4cy or 34. Water heaters to be strapped at top and bottom with 1 /a" x 16 gauge strap with 3/8" ( )( )) Plumbing fixture replacement is required prior to issuance of a certificate of occupant or 2406'4 18. Hand operated construction tools powered b electricity must use ower provided b passes through the roof. (CRC /21003.9) 9 4 P Y ) P P Y Y P P Y final inspection b the Chief Building Official. Civil Cade Section 1101.1 et se NBMC Southern California Edison through a temporary pole or available outlet. In the rare case d. Liquid fueled fireplaces are not allowed for interior use. diameter.X C lag boll each end. (CPC 507.2) 56. GFCI protection is required for all receptacle outlets located outdoors,garages,accessory P y g ( q , a. Swinging, bi-fold,and sliding doors. 35. ABS and PVC drain waste and vent in material is limited to 2 stories maximum. CPC buildings, bathrooms, crawl spaces, kitchens, laundry areas, kitchen dishwasher branch W 15.11.010) b. When located within 60 inches above the floor of wet surfaces such as tubs, where electricity is not readily available and a portable temporary generator is necessary, 21. Direct vent gas appliance fireplace: P P 9 ( circuit, arbor a dis osal,all areas within 6 feet of a sink, and all rete tacles within 6 feet 2. Issuance of a building permit by the City of Newport Beach does not relieve applicants of showers, saunas,steam rooms, or outdoor swimming pool. then the following restrictions must be adhered to: ( )( ) ) O 701.2 2 a . and 903.1.1 garbage P P a. Direct vent sealed-combustion gas appliance fireplace must comply with the Cal of a bathtub or shower stall. (CEC 210.8) z a. Must be portable and may be easily relocated. 36. ABS and PVC roof and deck drain material is limited to 2 stories maximum.(CPC 1101.4) the legal requirements to observe covenants, conditions and restrictions, which may be C. Glazing adjacent to doors: Green code requirements and must comply with ANSI 221.50.(Cal Green 4.503.1) 57. Receptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9 recorded against the property or to obtain plans. You should contact our community b. Temporary generators are to be located a minimum distance from any property 37. Roof and deck drains stems inside the building are required to be installed with directional 9 P P Y P Y Y i. Within a 24 inch arc of either vertical edge of doors and within 60 inches of Y 9 q (C)) associations prior to commencement of an construction authorized b this permit. line according to the following table: MECHANICAL: DW V drainage fittings. CPC 1101.4 and&706.0) P Y Y P walking surface. 9 9 ( 58. subpanels are not allowed to be located in bathrooms or clothes closets.(CEC 240.24(D) 3. Prior to performing any work in the city right-of-way an encroachment permit must be ii. Where the glazing is on a wall perpendicular to the plane of the door in a 22. Rooms containing bathtubs, showers, spas and similar fixtures shall be provided with an 38. Cleanouts are required within 2 feet of the connection between the interior roof and deck and E . Required Required Setback ( ) obtained from the Public Works Department. closed position and within 24 inches of the hinge side of an in-swinging Time in Use Setback from from Adjacent duc exhaust fan with humidity control sensor having a minimum capacity of 50 CFM ted to drain piping system,and the exterior onsite storm drain system. (CPC 1101.13) 59. Circuits sharia a rounded conductor neutral with two ungrounded hot conductors door. Hours terminate outside the building. (CRC /2303.3, Cal Green 4.506.1, CBC 1203.5.2.1, CMC 9 9 (neutral) 9 (hot)4. A site survey by a licensed surveyor shall be required prior to foundation concrete pour. Property Line Structures 39. All hose bibbs are to have vacuum breakers. (CPC 603.5.7) must use a two pole circuit breaker or an identified handle lie.(CEC 210.4(6))Group pon- d. Where glazing area is more than 9 sq. ft. in area,with the bottom edge less than 0-1 da 10 feet 5feet 402.5) 5. Garage ceiling height. The minimum unobstructed vertical clearance for parking spaces 40. The maximum amount of water closets on a 3 inch horizontal drainage system line is 3. cable circuits in panel(CEC 210.4(D)) 18 inches above the floor, lop edge more than rat inches above floor, and within > t da 20 feet 5 feet 23. Where water closet compartment is independent of the bathroom or shower area, a fan shall r f seven feet,except that the front four feel may have a minimum vertical clearance (CPC Table 703.2) 60. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area, and of four feet. NBMC 20.40.090 A 4 36 inches of a walking surface,measured horizontally. will be required in each area. Bathrooms shall have an exhaust fan with humidity control P P 9 ( ) e. Glazingwhere the bottom exposed edge of the glazing Is less than 36 inches C. If the minimum distance cannot be achieved, then the generator shall be located sensor, min. 50 CFM capacity. CRC R303.3. 41. The maximum amount of water closets on a 3 inch vertical drainage system line is 4. CPC pantry,must have a min of 2 dedicated 20 amp circuits. (CEC 210.52(B)(1) P 9 9 9 9 Y ( ) 9 Y Utilize n f h approved franchisehauler r Iand/or Iv minimum f the most extreme distance practical to inhibit noise. Other methods to inhibit noise Table 7 .2 6 6 ze o e o the city's s app o edto ecyc e tsalvage a u o above the plane d the adjacent walking surface of stairways, landings between P ab a 03 ) 61. Kitchen counter tops 12 inches or wider must have a receptacle outlet. CEC 210.52 C 65% of the nonhazardous construction and demolition waste. (Cal Green 4.408.1, flights of stairs and ramps. maybe utilized when practical. 24. Where whole house fans are used in bathroom areas, the fan must run continuously and P P ( ( )) 4.408.3) shall not be tied to a humidity control sensor. (Cal Green 4.506.1) 42. Provide gas line with a min capacity of 200,000 btu for water heater. (Cal Energy Code 62. Kitchen counter tops must have receptacle outlets so no point along the counter walls is I. Glazing adjacent to the landing at the bottom of a stairway where the glazing is d. May be operational for a maximum of five consecutive calendar days. After five 150.0(n)) 7. Stairways shall not be less than 36 inches clear width.(CRC 311.7.1) The minimum head less than 36 inches above the landing and within 60 inches horizontally of the consecutive calendar days of use, power shall be provided through the use of a 25. The clothes dryer vent shall not exceed 14 ft. in overall length with maximum two 90 more than 24 inches From a receptacle. (CEC 210.52(C)) DOCUMENT VALID UPON clearance shall be 6"-B" measured vertically from the sloped line adjoining tread nosing. bottom tread. temporary power pole. degree elbows. (CMC 504.4.2.1) 43. Provide a condensate drain no more than 2 inches above the base of the water heater 63. Island and peninsular counter tops must have at least one receptacle. 0(n))(Cal Energy Code 150. 210.52(C)( 1 , (CRC 311.7.2) g. Glazing in guards and railings. e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM 26. Environmental air ducts shall terminate min. 3 feet from property line or openings into space. (CEC )(2),and (3)) 8. Advisor Note: Homeowners Association HOA approval may be required for this Monday through Friday. No use on the weekends or federal holidays. building,and 10 feet from a forced air inlet. (CMC 502.2.1) 44. Provide a straight vent pipe from the water heater space to the outside termination from 64. The spacing for general receptacle outlets must be located so that no point on any wall, Y (HOA) PP Y Q 14. All doors from the house into the pool area shall be equipped with an approved alarm or the water heaters ace. Cal Ener n improvement. an approved alternate drowning prevention safety feature. (CBC 3109.4.4.2) 27. Mechanical equipment shall be installed per the manufacture's installation instructions. p ( 9Y Code 150.0( )) fixed glass,or cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A)) (CMC 303.1) 45. Insulate all hot water pipes.(Cal Energy Code 150.0 0)(2), and CPC 609.11). 65. Hallways 10 feet or more must have at least one receptacle outlet. CEC 210.52 H 9. Additional permits are required for detached structures including but not limited to: 15. Smoke alarms shall be installed in the following locations(CRC/2314.3,CBC 907.2.11.2, y P ( ( )) a. Accessory structures,detached patio covers,and trellises, 907.2.11.3&907.2.11.4): 28. Domestic range vents to be smooth metallic interior surface. (CMC 504.3) 46. Isolation valves are required for tankless water heaters on the hot and cold supply lines 66. Garages shall have at least one receptacle for each car space on the interior.The branch b. Masonry or concrete fences over 3.5 fl. high, a. In each sleeping room. with hose bibbs on each valve, to flush the heat exchanger. (Cal Energy Code 110.3(7)) circuit supplying the receptacles shall not serve outlets outside of the garage. CEC 210.52 P 9 29. Supply and return air ducts to be insulated at a minimum of R-6.(Cal Energy Code Table PP Y 9 P 9 9 C. Retaining walls over 4 ft. high from the bottom of the foundation to the top of the b. Outside each separate sleeping area in the immediate vicinity of the bedrooms. 150.1-A.) (G)(1). wall. C. On each additional story, including basements and habitable attics. 2016 CorN8gRE51DEMIALCnnstrmtionMinimumRep°5/19/3017 1 2016 Carrds,\RESIDEMIALCanncuctionMlnimumReq 05/19/2017 2 2016 CorrList RUIDENTIALConHrudioominimumReq 05/19/2017 3 ZOl6 forrlist\RESIDEN11AlConstrvabnMinimumpea 05/19/2017 4 1016 Con11st\RESIOENTIAIConsNuctianMinimumpeq°5/19/2017 S 3016 Corrgm\RESIDEMIALConstmctionMinimumReq 05/19/2017 6 2016C uList\RESIDENTIAL ons,mctionMinimumReq 05/19/2017 7 ORIGINAL SIGNATURE t m Z c Om a0 Z 0 -Op TLZ to Q16 c c N m O O c K m RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 2 ma3� T T< - m T d a 3 Q m in c o_s L O O U5 O m o .'-al N@ d m F o E .a 06 U S W- 0°c a m E �W//�� C6 0 _ o a0 , 00 VJ I- N = > Om N-, W ..� m to o.m `N > N_ O W ~ o Q TL m ¢ ¢ a Z m e 0m-co KEO ¢ 0 mora O 4i C, Z L VI C N 0) ZO a T O 0 O N F Z to Q V O c p y J m ? O E U L L Q Q @ _ n 7 N N U C to 0 000 Z o-.. act E c 'o ? WoomEm mm Z0I " y O .O m C _ W m w c c = m 12 d N O ami Z m s c J W C o ° xm a° 00E C m m c s is c u 0 3 0 0 L.L I c E mW 0J O H m ^ v o 0 c U U m O W O T U) LU cn3 � x d ¢=`0 Q c c r ¢< a K vJ c Hno.�Q wSQ � REVISIONS NO. I REVISION I DATE JOB NO. 201834 DATE 04/11/19 SHEET NO. T- 1 . 2 3 ?0 LEGEND TITLE REPORT/EASEMENT NOTES BASIS OF BEARINGS ® - BLOCK WALL 1520 E. OCEANFRONT THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE (CHORD) BEARING qMq .. Q:.. ,Q.. NEWPORT BEACH, CA 92661 OF OCEAN BLVD BETWEEN G AND I STREET CALCULATER PER TRACT NO. 518, M.M. �RjV -X-X-X- - CHAIN LINK FENCE (CLF) 4 Q a .a CONCRETE SURFACE (APN: 048-202-32) 17/33-36, BEING S62°17'27"E. F 4... . . . Q..� F -0--0--o- - WROUGHT IRON FENCE (WIF) NO TITLE REPORT PROVIDED. AC - ASPHALT PAVEMENT BENCHMARK INFORMATION BFP - BACK FLOW PREVENTOR LEGAL DESCRIPTION qN - CENTERLINE BENCHMARK NO: NB1-4-71 CATV - CABLE TV BOX REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OF qRO ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: CLF - CHAIN LINK FENCE DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK EG - EDGE OF GUTTER STAMPED "NB1-4-71", SET IN THE TOP OF A4IN. BY4IN. CONCRETE POST. �cEq LOT 6 OF BLOCK NG TRACT 518, IN THE CITY OF NEWPORT BEACH, MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION ELF - ELECTRICAL PANEL COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED OF F STREET AND BALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OF THE EP - EDGE OF PAVEMENT IN BOOK 12, PAGES 33-36 INCLUSIVE OF MISCELLANEOUS MAPS, IN THE CENTERLINE OF F STREET AND 27.3 FT. NORTHEASTERLY OF THE CENTERLINE EMH - ELECTRICAL MANHOLE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. OF BALBOA BOULEVARD. MONUMENT IS SET LEVEL WITH THE SIDEWALK. EPB - ELECTRICAL PULL BOX FF - FINISH FLOOR ELEVATION: 7.828 FEET (NAVD88), YEAR LEVELED 2015 FL - FLOWLINE SITE FS - FINISHED SURFACE GM - GAS METER MH - MANHOLE z 0 NG - NATURAL GROUND rn PA - PLANTER AREA E�j SDMH - STORM DRAIN MANHOLE SLPB - STREET LIGHT PULL BOX VICINITY MAP SMH - SEWER MANHOLE NO SCALE TC - TOP OF CURB TS - TOP OF STEP WDF - WOODEN FENCE WH - WATER HEATER WM - WATER METER ( ) - EXISTING ELEVATION FOUND MONUMENT O - SEARCHED, FOUND NOTHING; SET NOTHING TBM - TEMPORARY BENCHMARK SET ON A WATER METER (WM) ELEVATION = 10.67 FEET z 0 CL Of U W O Z \( 12.31 ) (43.22)CHIMNEY TOP EXISTING FS ❑ \ (41 .70)RIDGE BUILDING ( 10.08)EG N � ( 10.01 )FL 0m 0'1 ( 15.51 ) PROPERTY 6' BLOCK a � ( 10.07)EG (14.44) (1,054)1 FS LINE WALL ( 10.09)EG Q _ NG N27°44'19"E 90.60' -- \y , IIFS - ' SAND ( 14.94) (13 73 12.67 N - (H2.96)1 I1 � 79)TW� N H H H H I ( 10.03)FL p NGI FS ( 16, ' SGO ( 10.08) ❑ ( �s�N I�1�TEE 1.�9 � t12�4e, fI� H � r a� ���s �1r1 .8A) I N ( �P�7� EG �t3 6.9)�FSS \CI\i NG H t-ADI l' 12.90), NG � ( 17i 3-)TVA (�T3 62)FSS NTS T -� 1 .6 FS PA �'�LOCK ( 1 11_4616 S � e J Q Q _( 1.3 �s)� �� \ �- 16.-7,8)Tlw WAS I � Q Fs wA\\ v\ „` ( >-}937Fs sco ❑ (31".69) ( 12.97) ' ( 129,2))' FS - FLOWLINE a i LI \ RIDGE FS \ (17152)F4y I 0113:715;), A I TSH N H PROf2ERLYF-S -(12�OQ) 6� - @L}QGK LINE WALL ( 11 X43- - U Ln D U ( 14.86) N 01 $ ) N o .. Q W ' N SEO AD \V�\\�� o) m W J NG A\\\\\\\A.A\\ A 0D (12,9.2)7$-� -� F1S1 .92 ( 11 .3�S � Z � W o FS ( 13.23)\ (-11-f73)BS- \ o ( 10. 14)EG r p � a o (35. 14) FS� G H H N �- -\ ( 11 .69) ( 11 .52) "\ 7i) I ( 10.07)FL r a � � CHIMNEY TOP �A�\\ \24V\\V\\\\\\� FFG FS �i (10. 15) W 11f Z � (L13.171-1 ) \ FF coCD EG zOf ❑ FS \ (32.43) \ DKFI7-EW(33.09) u 13 68- \ RIDGE EXISTING RIDGE \\ o (14.87) o ( I FS N13.23 BUILDING o I a NG - FF \ a I � a ( 13.02) ( 11 .44) \ N PROPERTY - \ WH STAIRS FS , U LINE _ ) ( 13.79) ( 12.99)FS ��\\\V\\VA V\\A�.A\\�\\\\\ .AA��\\\\\ASV\\\\�\ 01 .0189) w (113.647 ( 13.30)FF h N FS GRAPHIC SCALE N (�1-31.-73)FrS \ \\ \\ .\\\\\\\\\\\. 74a ( 11 .4-3 D FS o r {37 fS h }(N2} 96a) 61 BLOCK (11 ) JFs, ( 10. 17)EG a H H - f� H 11 '831 S (11 .743)r I ( 10. 14)FL 4 4 8 16 ( �2 9(d)NFS SWALI\' (r1� 02)�TIS N �-IFFS H H H PA (.-10 691) ( 10.20)EG ( 15.37) ( 15.41 )AD, ( 15.50)F 15.43 � N27028'19'E 89.37' ( 15.07) ( 14.88)AD� 13. 12.22 ( 11 .20) � �FFOUND � � � ( IN FEET ) SAND NG ( 15.52) 15.48 F \ \ \ ( 15.30) FS ( 14.94)TS FS BS NG MONUMENT 1 INCH = 8 FT. FS \\\\\\V� 1 55)\V\A.A\\� FS SAV\V�\\\V\\V\\� \V�\V�\\\\\A� 12.01 TS (�10.22L )EGL. �i 00 z Y VA CHIMNEY TOP A \\\� \\V � \\\\ �A\ w p ( 11'.04). . ? SCo N ¢ II Q w FF5 74 EXISTING FSS\ ( 10.20)EG I ® o Ln cn Im Q C-) CL BUILDING ( 10. 14)FL x U Ac Z W L� I I � 'T^ ® CD N WSURVEYOR'S NOTES Q z VJ SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY O N CORNERS OR OFFSETS BEFORE STARTING GRADING. Ir U C'7 U L- - N PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE. - z = c) LLJ Q cr 0 m O 0 W O N Q ~ L W Z MIN�C� OS 3/18/2019 C, PAUL D. CRAFT, P.L.S. 8516 DATE 4 j m LICENSE RENEWAL DATE 12/31/18 of C T w a a No. 8516 NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE Exp. 12/31/18 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 t PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING = 0 TF OF CAODOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION N d REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE SHEEP N0. CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, LOo EITHER EXPRESSED OR IMPLIED. 00 'I of 1 Z 20 PROJECT NAME OCEAN FRONT RESIDENCE STATUS CDP C/)/1 '0 E V J N o � U N Ql rU ¢ U o W ° U EXISTING STRUCTURE NOT A PART V� \\\\\\\TT\ V" \ \V� \V V 2 \ m � < 7 a 17.12'(N.)TW. 17.12'(N.)TW. 19.73'(N.)TW. T 0 16.57'(N.)TW. I 3 3 13.62'(E.)FS 13.73'(E.)FS 13.73'(E.)FS 10 N 27° 44' 19" E LL 90.60' ( ) �/ = 3 10 10.57 E. FS N J cd O LL fq ` lL � 12 O - o �. > 12 L2 F O o w NOTE:ENCROACHMENT PERMIT h MoirLL � 3 m io p LL ® ¢ AGREEMENT IS REQ'D. FOR ANY WORK 1 17 I 14 13 LL O PROPOSED IN THE PUBLIC R.O.W.ALL NOW E - ---- - O E--PLANTED-------- STANDARD IMPROVEMENTS SHALL COMPY PLANTED (REF. LND.) WITH CIY COUNCIL POLICY L-6. LMIQ (REF. LND.) - 20' 1" -I 6'-61/4" I 6 I�� 10'-113/8" 14 CLR. F.O.F F.O.F. 13 6'-7114" 11'-0318" - - KITCHEN 15.75'T.O.S. - 16 • � I / ------ 10, TRE O � � If � \\� I I P.L.TO STREET C.L. 3 I =_---- L I I 1 1 I 16 I GREATROOM I ;; r-_ -- i l PATIO I BAR EEUP PLANTED I U mom - - -- - - - - - - - - I (REF. LND.) Q 15.75'T.O.S. I o UJ z U I ■� I F7 ___� I ,4 0- 0 = 00 --- - -- I M z Z U --- --- I =___ _ I _ z UJ< II ~ OZ LIJ DO J • j 1 �® -- -- I --� DRIVEWAY c � O � 3-CAR GARAGE I I z 2 . O NOTE:ENCROACHMENT PERMIT I 1 UP "' 7 O 0C LL1 Q_ PROPOSED AGREEMENT THE PUBLLII FOR ANY WORKIC R.O.W.ALL ON- O 11 -S�� I - I Z CD I- - - - - - - - - - - FCS STANDARD IMPROVEMENTS SHALL COMPY 1 iL- - 15.75'T.O.S. 23'-6 34' I 15 i-* �J II I CO w N ,f I O � rZrn WITH CIY COUNCIL POLICY L-6. 00 �,i ■� CLR. O 14 II PLANTED (REF. LND.) 13 M o 101-01. 14 13 14 I- I I I N IO t0 F.Y.S.B. I I O CD POOL BATH POWDER G 15.75'T.O.S. ` co I15 • I Z W I- co N 11 � zB'-o° I I Z 0 I F3 CLR. I O OUTDOOR DININGLL N I 1 o Q 1 ° STOR. POOL EQUIP. T-71/4" I a � z LLU LOGGIA I T-61/4" _ SPA I F-� - - _ F.O.F. Lu Lim L u Q U (BY SEP.PERMIT) I STEP PLANTED Q Q 1 14 1 (REF.LNDPLANTED 5 w w • V I co m - W- - - - -� o � ENTRY � � I � o N - ----- m o I I w M Lu O Lu \�' �/ LLs LL N 270 28' 19" E 89.3T s \ 1 � od � d �, O oo < � _ O W 1 2 I iqILL: LL: LL LL LL O I _ Z LL 5 , TT � I EXISTING STRUCTURE \ NOT A PART \ DOCUMENT VALID UPON (12.31 ) (43.22)CHIMNEY TOP EXISTING FS (41 .70)RIDGE BUILDING F,] ARCHITECTURAL SITE PLAN I- 15 - 6 BLOCK ( .51 F� PROPERTY(14.44) I-INE 1.1/�I I� II � I ���,u.5�) ORIGINAL SIGNATURE TRUE NORTH PROJECT NORTH T V/ W a TZ C I -r � N „o � 14.94 • L, ) - y 0 CSIZE ( NG PT #4 - 13.77' ( 1 .�- T(1V -- - - 11�.F`�'/ z r __ KEYNOTE LEGEND m _ T �lQQ/�JJ o t TCmr N C "T' ry �. I Y '0 b ` 1 STAIRS-MAX.7.75"RISE,MIN.10"RUN,PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN a 9¢T y o o a t '- - J� '�I-"'Lb�' I 1 FOOT CANDLE(CBC 1205.4)REF.DTL.3/AD-1 N -6 o.o N m PT #1 - 11.46 Z I 2 HARDSCAPE-COLORED&SCORED CONCRETE(AS SELECTED)PER.LAND.DESIGNER Q p U o T oTi 3 HARDSCAPE-FLAGSTONE PAVERS OVER CONCRETE SLAB(AS SELECTED)PER LAND.DESIGNER J U;o w m c a m E 4 (E.)ON-SITE TREE TO BE REMOVED ^^ c N T o_°m D 5 `D (31 .601 I 5 (E.)WATER METER LOCATION(REF.SURVEY&CIVIL DWGS.) LL W y a m d > RIDGE FS I 6 (E.)SEWER C.O.LOCATION(REF.SURVEY&CIVIL DWGS.) uj ~_ `o¢ -:5 a y'o J a Z m 0 c x m y 7 DRIVEWAY APPROACH-REF.CIVIL DWGS. DWGS. I_ U m 8 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED L�/�: ¢ o co, c z y m m$ 9 (E.)PROPERTY LINE WALL TO REMAIN U) O a w E m o y d 10 PROPERTY LINE FENCE(NEW)-CMU FENCE O!.CONC.FTG.TYP.U.N.O.-(MAX.6'ABV.N.G.)[SHARED PL REQ'S. O ` ----- I -l3F m ~ ENEIGHBOR AGREEMENT] J c(14.86) E11 FURNISHINGS- NG 12 DOWNSPOUT-KYNAR FINISH TO MATCH METAL ROOFING,SHAPE AS SEL.(ARCH.TO APPROVE) d(p AS SELECTED < F3 o c r 1 - I 13 OVERFLOW DRAINLINE--IN WALL/FROM ABOVE(TERMINATE ABV.EXT.FLATWORK mot m vc t < - - -- - 14 DRAIN LINE-IN WALUFROM ABV.(REF.CIVIL DWGS.&DETAILS) a o d E � c D - - 15 LINE OF BALCONYABOVEt N d O a d C "'d ry -- 16 LINE OF SECOND FLOORABOVE • w c D_5 m Y3 13.F3) - ) h I 17 MAIN SERVICE PANEL,400 AMP MAINTAIN 36"CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION LLI E c a° l H 35.14 fP - - 1 .69 I = _ I � � x � _ DDE ( ) � X. a_ 5t CHIMNEY TOP - J I _ =2oa�wt�a c I ED , Dr=,'gam „v/ ( L F U D� L w � LN :. N , U2 U D.m`�Ow PT #3 - 13.71' (32.43) ` (33.09) I Q a��_9 Q REVISIONS L EXISTING RIDGE I NO. REVISION DATE (14.87) (13.23) BUILDING NG �I FF <I PROPERTY LINE (13.79) (12.99)FI FS (13.3�1FF PT #2 - 11.43' ° i FS I(13'.791)IT-S (12.96 ; -� I- X11 . } - Tc: I GENERAL NOTE: FS' - 1 �(12.90)FS I � I I -I - SEE SHEET A-3 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET INCLUDING EAVE I I - ( _ - - DETAILS AND PROJECTION DISTANCES). ) (15.37)- (15.41 )AD (15.500)FS (15.43)-- N270 2819"E 89.37 (15.07) (14.88)AD - (13.30) (12.22) (11 .20 '') DIMENSION NOTE: NG -(15,48)FS - AD- (15.30) FS` FS BS NG ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT.WALLS)OR FACE OF STRUCTURE(F.O.SJ (15.52) FS (14.94)TS TYP. U.N.O. ROUNDED TO THE NEAREST 1/8"-CONTACT ARCHITECT IN WRITING FOR ANY FS (12.01 )TS CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. (41 .55) C.N.B. NOTES: JOB NO. 201834 POINT#1 11.46' 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE CHIMNEY TOP (11 .04) z SCO POINT#2 11.43' APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND DATE (1 5.74) S POINT#3-13.71' EXISTING FS POINT#4-13.77' RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU 04/11/19 FF 1 0.20 EG 50.37'/4=12.59'GP SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY SHEET NO. ( ) BUILDING � CONSTRUCTION AUTHORIZED BY THIS PERMIT. 10.14FL _ ( ) 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT 0 MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. Z 3.A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5'AND FOR SHORING Lu \� GRADE PLANE EXHIBIT AND UNDERPINNING. AIIIIIIIIIIII,UL ��� 3/16° = V-10" LANDSCAPE NOTES: 000 1. ENCOARCHMENT 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. �1 PROJECT NAME OCEAN FRONT RESIDENCE STATUS CDP r /1 E V J N o � U N Ql rU a U U N L 2 r N N C U o0 U p c c0 � 3 N v Q � o v a0 z N � Y o I i I I I I I I ILuZU KITCHEN I 0- 0 = 15.75'T.O.S. ,` , p = LL U I •� I �z O z Q W m o U 0-1 z GREATROOM I 0 Uj 0- , W 15.75'T.O.S. I � LU LU N BAR I o � rzrn I , ISTAIRS 3-CAR GARAGE I � 15.75'T.O.S. Q0 I ZW �- N � ZLL _ LLWQC) POOL BATH POWDER I w W j Z 0 fn Qcnoo W W CD0 VOC � w I I , DOCUMENT VALID UPON ORIGINAL SIGNATURE a >' L N N @ o @ C VO '. T=z C C @ @ oz C @ ma C N o m dC �T<L N n a`J @ C @ C @ ¢>i Q O w,* o E a a U :ow mtc ¢ � E f0 N H O d o -o o `o H1 S > o m-p W o K d @? C U Z r L m ¢L@ SLAB EDGE PLAN N @� z a m @ @ @ zQ U O ,of om-om- Q m 9-o E " @LL n NOTE: GENERAL CONTRACTOR TO PROVIDE SHOP DRAWINGS ¢� mL a E ! N O -0-L@ L C CONSISTENT WITH THE CONSTRUCTION DOCUMENTS. GENERAL w >3 @0- =wa CONTRACTOR TO REVIEW AND APPROVE ALL FINAL SHOP m o w 3� N DRAWINGS PRIOR TO FABRICATION & POURING. aT- N c r ¢ @ vJ uo L L N K J '- N F ¢ ¢"OQ Vi wQ J ARCHITECT & STRUCTURAL ENGINEER TO REVIEW SHOP DWGS. REVISIONS NO, REVISION DATE FOR DESIGN CONFORMITY TO THE CONSTRUCTION DOCUMENTS PRIOR TO FABRICATION & POURING. SLAB: 5" THK. W/#4 BARS @ 12" O/C E/W @ MIDDLE NEW CONSTRUCTION WITH SLAB ON GRADE SHALL INSTALL A CAPILLARY BREAK IN COMPLIANCE WITH CG 4.505.2. 1 WITH 2-INCH THICK LAYER OF SAND OVER A 15 MIL VAPOR BARRIER COMPLIANT WITH ASTM E 1745 OVER A 4-INCH THICK BASE OF 1 /2-INCH OR LARGER CLEAN AGGREGATE JOB NO, AND A CONCRETE MIX DESIGN WHICH WILL ADDRESS 201834 BLEEDING, SHRINKAGE, AND CURLING. (FOR ADDITIONAL DATE 04/11/19 INFORMATION, SEE AMERICAN CONCRETE INSTITUTE, SHEET NO, ACI 302.OR-06) A- 0 . 1 PROJECT NAME OCEAN FRONT RESIDENCE STATUS CDP r /'1 o E V J N p � U N Q) N U a — U U to "' y t m - � U 2 Y tO y C CJ o0 U o c — m Q 3 0 N m LOT INFORMATION: D o 0 ZONED: R-1 z y SITE AREA: 3,578.54 S.F. BUILDABLE AREA:2,699.06 S.F. TOTAL ALLOWABLE AREA:2 x 2,699.06 S.F.=5,398.12 S.F. E " REQ'D OPEN VOLUME=2,699.06 S.F.x.15=404.859 S.F.(7'-6"MIN.) OPEN VOLUME PROVIDED-983 S.F. r�.•rr.� BUILDING AREA SCHEDULE Name AREA COMMENTS FIRST FLOOR 1083 SF SECOND FLOOR 1366 SF 2449 SF 3-CAR GARAGE 759 SF 759 SF 47'-9518" 23'-10" GRAND TOTAL 3208 SF Z_ U - . . . - OUTDOOR AREA SCHEDULE o Q - -- wZU NAME AREA COMMENTSz Z 0 _ / - o COURTYARD 541 SF 0 O Z Q o VIEW DECK 442 SF Q 7 2 � Q w �� GRAND TOTAL 983 SF o U) LU M U I z O 0-1 FIRST FLOOR - .6 ui 0- 1083 SF — --- -- = w z F o 0 2 Z o) -- - 24'-3 3/4" 3-CAR GARAGE 34'-0 7/8" 7'-8" 8'-1 314" 759 SF ° M COURTYARD 11 20'-9n L C.0 541 SF 28'-103/4" Z W H N r- L F0 0 < � zU- � FIRST FLOOR (T.O.S.) LL W Q U E 1/ 8" = 1'-0" Z WQ W �� 0 m Q V♦ W ~ W W 0 o 0 N V � � 3: 0 z 51'-11 V2" a DOCUMENT VALID UPON 0 VIEW DECK ° 442 SF SECOND FLOOR ORIGINAL SIGNATURE 1366 SF L N c Q C O O oz F / @ @ @❑ O c @ fE L@ nC d N-3: < d m y T O N d a 3 Q m y d o= L P1 J< O T OL � N N-O 0 s cU t- >,o a U � w m � c a m E 2 SECOND FL. T.O.S. (TYP.) C6 w �o &h 6 b ) Vlw K a m y > d ° m- U 91-10314" 2'-111/4', 21'-10114" 14'-81/2" Z U HOZ m o c m ma a° m �� Q m , T-.- c c s J Z@Q@ @@@ O M T p N O N L /1 0 R O] ' N55 Qmao WE -L °- W O O O a O NL• L-- wo E ° v C' 0@ V p N [V N '^ 'T ' O .O N C Z@@ °L p@ s O w O � w N To ° U._.O U a. L a. N w F' aa'OQ Vii .L.QJ REVISIONS NO. REVISION DATE JOB NO. 201834 DATE 04/11/19 SHEET NO. A- 0 . 2 2s CONSTRUCTION NOTES: ABBREVIATIONS O ARCH ARCHITECTURAL CONSTRUCT 6" MIN CONCRETE DRIVEWAY 4"PERFORATED PIPE A.C. ASPHALT CONCRETE 6" MIN WIDE PEDESTRIAN SAFE C.O. CLEAN OUT O CONSTRUCT 4" CONCRETE HARDSCAPE. DIMENSIONS DETERMINED BY FRAME & GRATE 3/8"SLOT DG DECOMPOSED GRANITE 3O INSTALL 6" FLAT GRATE DRAIN GRATE FRAME DIMENSIONS, 3 OPENING. EAST JORDAN IRON DS DOWNSPOUT USE FRAME AS FORM WORKS OR EQUAL (800) 874-4100 EXIST EXISTING ® INSTALL 4" ATRIUM GRATE DRAIN #4 REBAR BFF BASEMENT FINISH FLOOR YTOP & BOTTOM BFP BASEMENT FINISH PAD B.S.P. BY SEPARATE PERMIT, CONC CONCRETE OINSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN ° o DWY DRIVEWAY m ° �`� ` 6'0' EMH ELECTRIC MANHOLE © INSTALL TRENCH DRAIN PER DETAIL SHEET C2 - - - - EP EDGE OF PAVEMENT FD FOUND FILL THIS PORTION W/ CRUSHED FL FLOWLINE ROCK AFTER POURING GRATE FF FINISH FLOOR SUPPORT CURB. FG FINISH GRADE CRUSHED ROCK W% 24" FH FIRE HYDRANT FP FINISH PAD EARTHWORK FILTER CLO IItt FS FINISH SURFACE GB GRADE BREAK RAW CUT: 6 CY A- DIG A 24" WIDE X 18" DEEP TRENCH GFF GARAGE FINISH FLOOR B- PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE GFP GARAGE FINISH PAD RAW FILL: 153 CY C- FILL BOTTOM 8" OF THE TRENCH W/ CRUSHED ROCK GM GAS METER D- FORM AND POUR PERIMETER CONCRETE CURB HH HANDHOLE E- FILL THE REST OF THE TRENCH W/ CRUSHED ROCK TO 4" FROM TOP OF TRENCH HP HIGH POINT I.P. IRON TRENCH DRAIN IE INVVERTIPE ELEVATION NTS L&T LEAD AND TACK MH MANHOLE MON. MONUMENT NTG NOTHING OG ORIGINAL GROUND 31 12PA PLANTER AREA ( ) PB PULL BOX PL PROPERTY LINE PROP PROPOSED 5 Y P.U.E. PUBLIC UTILITY EASEMENT R/W RIGHT OF WAY EXISTING BUILDING w S.F.N. SEARCHED FOUND NOTHING \ ( EG SDWK SIDEWALK l'r-(T9TTjFF- SMH SEWER MANHOLE z 3 I 10.07 EG T.B. STREET LIGHT 13) L � 1 �� \ \ T.B.M. TEMPORARY BENCHMARK TF TOP OF FOOTING (15.51) TC TOP OF CURB oo (10.54) TG TOP OF GRATE 17A2 TW 17.12 TW 19.73 TW (1 F.44) pp r7 m 6' BLOCK: 'L ,2„� '-F� TOC TOP OF CONCRETE (13.62) F (13.73) FS (13.73) FS \ 10.57) FS - I T.O.R. TOP OF RIDGE N27'44'19"E 90.60' TOS TOP OF SLAB trrrrrra7 _ _ X77/7�/,�T,/V//Y��Y//7//xr///ii/iiiiiiixii.riixiix✓ii � /J/J//////////////// TW TOP OF WAIL 15.50 1% :'.1.7% p ('::80 2%. WM WATER METER 14.94 ►. � II II - ` r c1i.�s . . : ._ .' : . �.ti.'Ar» . ^ �Y1.° . . -- -) - -- s 10.08 .--➢' D � D � D � A J. Y" � D � D .a D � D � D � 0 0 .\0 � /. 0 < .� 0 < .� 0 < f0 � 0 < � 0 < �'�a �' . i < 0 < . 0 < 0 � . 15.Iso rsoo Lam - . (16.is)fw.t425 I. . .e : ii.7s . . . \. . 11 FS. J-� s.77 IE I ( ) ESl _74- /. FS . '. `Z`4 ;(T2-;(T2FS •. .FS .. -I- N f fI DS I�. 1 DS s4 �sliu 10.57 I 4 / \ 12.90 PA 1 I \�S 15.050TGi9)FS (13.77) (12.8 DS FS 10% _ S 4-SO-IE ]711) PA DS PA 15.11. 5.1 - 12.66 NG FS I e (12.97) (16.78)TW -- I I (12.92) (1'.89) I FS F F=15.75 I c,7.52>TW -1- 1 '\oo 15.47 15.62 I ( \ II ( 92) + I pp FS-HP FS - I 'L 1% 2% I I (1. 3) 11.89 PA -FS - - - - - - ' I 14.86 ` 2% j(11.36) DS O p 1 1 2'll� I I w I DISCHARGE ONTO � / 1 I � HARDSCAPE m (13.74) \ I (1.!.92)TStj m GARAGE I M (,t.sz) 1 6 b\ (13.23) I I (10.67) I_ J I (10.14)EG 0 0 - - - o o - - - - \ I 'I o / (10.15) m \\ PA I (13.24) ,1.1.E - m II 111 -T15.05 TG- 15.62 I z 14.50 IE DS FS DS O 3 15.40 TG 14.50 IE 1 / 1-X15.55 15.-55 DS 1 °' z I (:S.7,) 1 1/2•. FS� a / 1 I DRIVE AY w 0 I I 0 I 15.5,0 15.50 /// 11 I m FS IFS / (13.68) I I ( 3.23) POOL BATH I u j I (ta ' 11 1 1 N r +I I I - I II 1 STORAGE 0 I SP-A-------- 1 2 - FS 40- -I- - f- r T T r � ,- - - - - - - - DS (11.44) I 10.7%_ ,�p6 --------SPA.) 1 � )Fs I (1 WH r� I � PA FS I 10.75 TG 1 I 9.92 IE 1 (1 30)FF I I F- O (1 64) 1 15.35 (1 01.4.85 b\ 14.75 13.75. 12.75 11.45 11. 6 10.89) /�Wm I�r-F� --_ --_ 1373 FS I _ _ _ _ - 15.42 - - - - I -FS-� /� FS Nl FS PS a FSS FS 11. F FS QS-\ JPA r7�7s)T11/L �-J15.50 0.5% 0.5% 1%� < -��..1S�w/o . :e . o 1%.(11. IFS (12.9 ) � __ (10.69) 0)FS (11..82) .. : . ... :. :..-. I I I I I I I I I I I I I I I I I I I I I I I c� w N27'28'19"E 89.37' 15.30 o 14.88 AD 13.30) (10.20)EG (15.37) w Z �( ) F w ( ) /--(�� (11.20) 15 41 AC`n�/ (,5.46)FS (15.50)FS J FS EXIST WALL v)r') \ / I (10.17)EG ( ) - _ - (15.4 D PROTECT (15.07) (14.94)TS ! (12.22) 12.01 TS (11.04) \� ¢ y (15.52) �� z\ all I EXISTING BUILDING al � _ (15.74) \ (10.20)EG I 10.22 EG \VI � I 2 I 111=4' ARCHITECT: OWNER/DEVELOPER: PREPARED BY: 9 FESS/O SOILS ENGINEER/GEOLOGIST: BENCHMARK: LEGAL DESCRIPTION: SHEET: BRANDON ARCHITECTS MR. & MRS. JOHN PEDICINI FORKERT ENGINEERING & SURVEYING, INC. ��p S M' Q< BENCHMARK NO: NB1-4-71 LOT 6 OF BLOCK "B", TRACT 518, IN THE CITY PRECISE GRADING C2 151 KALMUS DR. 1526 E. OCEAN FRONT 22311 BROOKHURST ST, STE 203 � OF NEWPORT BEACH, COUNTY OF ORANGE, DRAWN: MJ " m 1520 E. OCEANFRONT SUITE G-1 NEWPORT BEACH, CA 91661 HUNTINGTON BEACH, CA 92646 N0.58627 m STATE OF CALIFORNIA, AS PER MAP COSTA MESA, CA 92626 (714) 963-6793 * EXP. 12-31-20 * ELEVATION: 7.828 FEET (NAVD88) RECORDED IN BOOK 12, PAGES 33-36 CHCK'D: TR (714) 754-4040 JN XXXX YEAR LEVELED 2015 INCLUSIVE OF MISCELLANEOUS MAPS, IN THE civNO. DATE R E V I S 1 0 N S DATE: 2/7/19 sT9�OF CIA 1FO��P THOMAS M. RUIZ DATE OFFICE COUNOF THE COUNTY RECORDER OF SAID NEWPORT BEACH, CALIFORNIA 24 EROSION CONTROL BMP FACTS SHEET 1. IN CASE OF EMERGENCY, CALL JOHN PEDICINI WM-1 MATERIAL DELIVERY AND STORAGE 2. A STANDBY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON (OCTOBER 1 TO PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS AREA. RAPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT. WM-2 MATERIAL USE HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE PROPERLY HANDLED IN ORDER TO REDUCE THE RISK OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON EROSION CONTROL LEGEND GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONGER REQUIRED. PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYEES THAT APPLY SUCH MATERIALS. 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE AT WM-4 SPILL PREVENTION AND CONTROL THE CONCLUSION OF EACH WORKING DAY.ALL LOOSE SOILS AND DEBRIS THAT MAY CREATE POTENTIAL HAZARD TO OFF-SITES PLACE GRAVEL BAGS AND IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL PROPOSED MATERIALS. IDENTIFY THE FENCE WITH WIND SCREEN PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. METHODS, BY WHICH ACCIDENTAL SPILLS WILL BE CLEANED AND PROPERLY DISPOSED OF. 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF WM-5 SOLID WASTE MANAGEMENT PROPERLY. PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS 2 FEET. THE DEVICE POLLUTION AND PREVENT WIND DISPERSAL. SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND WM-6 HAZARDOUS WASTE MANAGEMENT I DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANY SPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. I PROJECT 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT WM-7 CONTAMINATED SOIL MANAGEMENT 1' MIN HEIGHT � PROPERTY TO THE DESCRETION OF THE FIELD ENGINEER. ADDITIONAL DEVICES, AS NEEDED, SHALL BE INSTALLED TO RETAIN SEDIMENTS 2 BAGS MIN. AND OTHER POLLUTANTS ON SITE. PREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORM WATER FROM CONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY CONDUCTING PRE-CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMBER 1 AND APRIL 15 OF THE FOLLOWING CONTAMINATED SOIL PROMPTLY. YEAR WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL. WM-8 CONCRETE WASTE MANAGEMENT 9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE MODIFIED,AS NEEDED,AS THE PROJECT PROGRESSES. STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT IN DESIGNATED AREAS AWAY FROMDRAINS, DITCHES, STREETS, AND STREAMS. CONCRETE WASTE DEPOSITED ON-SITE SHALL SET UP, BE BROKEN APART, AND THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRESENTING DISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR ALL CONCRETE WASTE. CHANGES MUST BE SUBMITTED FOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT GRAVEL BAG DETAIL 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE DISCHARGE OF NON-STORM WATER FROM THE PROJECT SITE AT ALL TIMES. UNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACILITIES ON-SITE ARE REQUIRED NTS TO BE IN COMPLIANCE WITH LOCAL HEALTH AGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED OR 11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. VIA SHEET FLOW, SWALES,AREA DRAINS, NATURAL DRAINAGE COURSES, OR WIND. TC-1 STABILIZED CONSTRUCTION ENTRANCE 12. STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED A STABILIZED ENTRANCE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT FROM THE SITE BY THE FORCES OR WIND OR WATER. TRACKED ONTO THE ROAD OR ADJACENT PROPERTY. MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROCK OR PAVED. 13. FUELS, OILS, SOLVENTS,AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT SE-1 SILT FENCE 8" MIN CONTAMINATE THE SOILS AND SURFACE WATERS.ALL APPROVED STORAGE CONTAINERS ARE THE BE PROTECTED FROM THE SE-3 SEDIMENT TRAP WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED SE-8 GRAVEL BAGS INTO THE DRAINAGE SYSTEM. ERODED SEDIMENTS MUST BE RETAINED ON-SITE AND NOT PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT EXISTING GROUND 14. EXCESS WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL MAY BE WAIVED AT THE SOLE DISCRETION OF THE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE DISPOSED OF AS A SOLID WASTE. SUFFICIENT. PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION 15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMP'S ARE INSTALLED AND ENTRANCE AND STREET FUNCTIONING PROPERLY IF THERE IS A 40% CHANCE OF QUARTER INCH OR MORE OF PREDICTED PRECIPITATION,AND AFTER ACTUAL PRECIPITATION.A CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT THE PROJECT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL(COPIES OF THE SELF-INSPECTION BMP FACTS SHEET CONSTRUCTION ENTRANCE CHECKLIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUEST). NTS 16. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT ALL BMP'S SHALL BE IN ACCORDANCE WITH MODEL BMP'S FROM THE CALIFORNIA STORM WATER BMP HANDBOOK FOR CONSTRUCTION AT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. WWW.CABMPHANDBOOKS.COM 17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION EC1 CONSTRUCT GRAVEL BAG EROSION CONTROL ALONG PROPERTY LINES EXCEPT DRIVEWAY APPROACHES.THE SAND BAGS SHOULD BE 24" ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. WIDE AND 10" HIGH. MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS SHEET#SE-8. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. EC2 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET#WM-9. 18. ANY SLOPES WITH DISTURBED SOIL OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND EC3 CONSTRUCT MATERIALS STORAGE ARE IN ACCORDANCE WITH BMP FACTS SHEET#WM-1. AND WATER. EC4 EXISTING WALL TO REMAIN PROTECT IN PLACE. 19. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS. 20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS. E)nNG OWMG AND EC1 FENCE WITH WIND SCREEN &51 0.54 tads IL e'eluac r <.cr,✓i u.su.s�uis--.s•F+r�,, ,s+r rs*r.xi'rnTr✓mn n rim r rim t✓il. c� �. c«.ii�r<.is cc:ii tw.iu.uu „s•sz v„r v,rr yi s-r�mr�m mn Tr,n(r, r ii ii i ism✓i i iii�i ii ii ii- F, SAND - I I . MIX QI-- � �• ' 10.08 EC , ee's II-JI EC1 PLACE GRAVEL BAGS AND 18 (,2eswC PA FENCE WITH WIND SCREEN _ I - - - - - - - - -- - - - - - -- EC2 I i jo- _F Oe.�e)n4 I I „-_..,� i tzez nse ryzsz)m R ,ace I I / " �- ,- - - - - - - - - - - - - - - - I F-I I I t1.w (� z I _ OI 1a74 I 1 e2)M I Ifill Q-'(9...,w Ll tt.sz , rya5 Q, ,a,a a 1&24 )I,II 10.15 �I U OI CONSTRUCTION Lill ENTRANCE I f i ; �� I ,sse I I ,a 1 - I c� ------------------ i EC3 F ------------------ - I I - - r (, (mw �I I � II oz) •. � .•:. n. � rase �rJA 1F5 1 /I 11.9) ._I , I I I I 1&S taw i(1&48)FS (15.50X3 \ &w) ( )AD l-2o ta69 \ I (,azo)Ec WiD (1&52 '� (14.84) 1221 1201 15 11.04 EC1 PLACE GRAVEL BAGS AND \ ��\�� E>a5-,Dlceuaawc FENCE WITH WIND SCREEN \\ (,&74) UazDyc I lazz c 2 EROSION CONTROL PLAN 1 '=6' ARCHITECT: OWNER/DEVELOPER: PREPARED BY: QRpFESS/0lq SOILS ENGINEER/GEOLOGIST: BENCHMARK: LEGAL DESCRIPTION: SHEET: BRANDON ARCHITECTS MR. & MRS. JOHN PEDICINI FORKERT ENGINEERING & SURVEYING, INC. �p S U. R<� BENCHMARK NO: NB1-4-71 LOT 6 OF BLOCK "B", TRACT 518, IN THE CITY EROSION CONTROL PLAN 151 KALMUS DR. 1526 E. OCEAN FRONT 22311 BROOKHURST ST, STE 203 h� Z OF NEWPORT BEACH, COUNTY OF ORANGE, C4 DRAWN: MJSUITE G-1 NEWPORT BEACH, CA 91661 HUNTINGTON BEACH, CA 92646 NO.58627 m STATE OF CALIFORNIA, AS PER MAP CONSTRUCTION POLLUTION PREVENTION COSTA MESA, CA 92626 (714) 963-6793 EXP. 12-31-20 A ELEVATION: 7.828 FEET (NAVD88) RECORDED IN BOOK 12, PAGES 33-36 CHCKO: TR (714) 754-4040 JN XXXX '} * INCLUSIVE OF MISCELLANEOUS MAPS, IN THE sT CNI� �Q YEAR LEVELED 2015 OFFICE OF THE COUNTY RECORDER OF SAID 1501 E. OCEANFRONT NEWPORT BEACH, CA NO. DATE R E V I S I 0 N S DATE: 2/7/19 ��OF CAo� THOMAS M. RUIZ DATE COUNTY. ALL PIPING AND RELATED IRRIGATION EQUIPMENT SHOWN IN PAVED AREAS 15 FOR CLARITY ONLY,ALL EQUIPMENT TO BE INSTALLED IN PLANTED AREAS WHEN POSSIBLE. 00 W TURF AREA DOES NOT EXCEED 25% OF LANDSCAPE PLANTING AREA 2. Soil Preparation Mulch and Amendments 1 1. ID TAG r L (PROHIBITED ON SLOPE AREAS AND PARKWAYS LESS THAN 10 FEET WIDE) (a) Prior to planting of any materials, compacted solls shall be THE FINAL LOCATION AND EXACT POSITIONING of THE IRRIGATION CONTROLLER SHALL BE APPROVED BY THE OWNER PRIOR To INSTALLATION. LLI transformed to a friable condition. On engineered slopes, 2 2. WATER PROOF CONNECTION ~ Q THIS IRRIGATION SYSTEM SHALL BE INSTALLED BY A COMPETENT LANDSCAPE CONTRACTOR EXPERIENCED IN IRRIGATION INSTALLATION AND D 75% OF LANDSCAPE AREA MUST BE PLATED WITH GLIM6A7E ADAPTED only amended planting holes need to meet this requirement. (1 OF 2) THE BASIC FUNDAMENTALS OF ITS HYDRAULIC DEMANDS. THE IRRIGATION CONTRACTOR SHALL FIELD SELECT ALL IRRIGATION NOZZLES ANT N V �- PLANTS WITH AN AVERAGE WUGOLS PLANT FACTOR OF 0.3. (b) Soil amendments Shall be Incorporated according t0 the -0)0)ARK PATTERNS TO OBTAIN OPTIMUM HEAD TO HEAD COVERAGE WITH THE MINIMUM OF OVER-SPRAY. 2= O 3 3. 30-INCH LINEAR LENGTH recommendations of the soil report and what is appropriate N U�p U WIRE, COILED THE IRRIGATION CONTRACTOR SHALL GUARANTEE ENTIRE SPRINKLER SYSTEM AGAINST DEFECTIVE MATERIALS AND WORKMANSHIP FOR A Q ' COMPOST AT A RATE OF FOUR GUBIG YARDS PER 1,000 SQUARE for plants selected. Q W c For landscape installations, compost at a rate of a minimum a ,� 1 PERIOD OF ONE YEAR FROM DATE OF APPROVAL. SHOULD ANY REPAIRS BE NECESSARY DURING THE PERIOD, IF DUE TO DEFECTIVE NATERiA_S V m N N W o FEET TO A DEPTH OF SIX INCHES O P p / 1�-J/ 4. REMOTE CONTROL VALVE: OR WORKMANSHIP, CONTRAG70R SHALL REPAIR AT HIS EXPENSE. Q F of four cubic yards per 1,000 square feet of permeable area /(/ 0 pc rn rn 3-INCH MULCH LAYER APPLIED TO ALL PLANTING AREAS (EXCLUDING TUR= shall be Incorporated to a depth of six inches Into the soil. 5 OB5TRUGTION5 Q 0�� AREAS) Soils with greater than ro% organic matter in the top 0 Inches 5. INSTALL G-INCH MIN.ABOVE WHEN VERTICAL OBSTRUCTIONS (UTILITIES BOXES, STREET LIGHTS,TREES, ETC.) INTERFERE WITH THE SPRAY PATTERN OF THE SGRINKLER J X AUTOMATIC IRRIGATION CONTROLLERS WITH MANUAL SHUT-OFF VALVES p 9 p g- 6 HIGHEST POINT OF DISCHARGE HEADS SO AS TO PREVENT PROPER COVERAGE,THE IRRIGATION CONTRACTOR SHALL FIELD ADJUST THE SPRINKLER SYSTEM 8Y INSTALLNG a N of Boll are exempt from adding compost and tillln c W W Q = (d)A minimum two, three Inch (3") layers of mulch shall be G QUARTER CIRCLE OR HALF CIRCLE SPRINKLER HEAD ON EACH SIDE OF THE OBSTRUCTION SO AS TO PROVIDE PROPER COVERAGE. ALL N Z 1-LL ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL G057 TO THE OWNER. (TYPICAL) £ STATEMENT, "I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE applied on all exposed soil surfaces of planting areas except 0- LV RADIATION RESISTANT , PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO)." in turf areas, creeping or rooting groundcovers, or direct 7 PVG SGH 40 MALE ADAPTER Q seeding applications where mulch Is contraindicated. To (1 OF 2) g provide habitat for beneficial insects and other wildlife, up to 8 LU G POINT OF CONNECTION 596 of the landscape are may be left without mulch. 7. UV RADIATION RESISTANT MAKE IRRIGATION POINT OF CONNECTION INTO WATER SERVICE LINE Designated insect habitat must be Included in the landscape PVG SGH 40 PIPE (1 OF 2) IRRIGATION LEGEND • DIRECTLY DOWNSTREAM OF EXISTING LOT WATER METER. VERIFY s design plan as such. Q � EXACT LOCATION IN THE FIELD AND ADJUST AS NECESSARY. INSTALL 8. FINISH GRADE /TOP OF MULCH (e) Stabilizing mulching products shall be used on slopes that SYMBOL P?ANUFAGTURE MODEL NO. DESGR/PT/ON BALL VALVE AT POG FOR IRRIGATION SYSTEM ISOLATION. EXTEND meet current en ineerin standards such as those detailed 0 x1g° r U MAINLINE AS SHOWN TO SIDE YARD FOR IRRIGATION EQUIPMENT g g 9. PVC SGH 40 ELL n OF 2) U RAINBIR� -401 SPRAY HEAD OR BUBBLER ON RISER n the USDA/USAID Low Volume Roads Engineering Best (� LOCATION. INSTALL BAGKFLOW PREVENTER DOWNSTREAM OF BALL Management Practices Field Guide. VALVE PER ALL LOCATE CODES. FINAL BACKFLOW10. PVG LATERAL PIPE (1 OF 2) PREVENTER o (f) The mulching portion of the seed/mulch slurry in hydroseeded w LOCATION To BE APPROVED IN THE FIELD BY THE OWNER OR n n. PVc 5CH 40 MAIN LINE To WATER 50ARCE o AUTHORIZED REPRESENTATIVE. PIPING BETWEEN THE POG AND THE applications shall meet the mulching requirement. z (g) Organic mulch materials made from recycled or postconsumer BAGKFLOW PREVENTER TO BE 1" TYPE 'K' GOPPER INSTALL MASTER Q w VALVE DOWNSTREAM OF BACKFLOW DEVICE AND WIRE TO shall take precedence over Inorganic materials or G /- \ , / VALVE / I ` / z CONTROLLER PER MANUFACTURER'S DIRECTIONS. INSTALL FLOW virgin forest products unless the recycled post-consumer A7-1 OSpH ERI G BAC KFLO VV VALVE RAINBIRD ASVF 1" AUTOMATIC IRRIGATION CONTROL VALVE / BAGKFLOW J - SENSOR DOWNSTREAM OF MASTER VALVE AND WIRE TO ® HAMMOND 8901 BRASS BALL VALVE - LINE SIZE CONTROLLER PER MANUFAGTURER'S DIRECTIONS. MAXIMUM DEMANDo IS 5 GPM. MINIMUM DESIGN PRESSURE AT POG IS 00 PSI. 6 TORO TMG 424E-OD+TSM BF SERIES WEATHER - BASED AUTOMATIC ET ADJUSTING 'SMART h IRRIGATION GONTROLLER-WITH CONTRACTOR SHALL TAKE A DIRECT PRESSURE MEASUREMENT AT THE POG PRIOR TO START OF WORK. IF STATIC PRESSURE IS GRATER 7 ET IRRITROL GL-100 5ERE5 'CLIMATE LOGIC' WIRELESS ET/ RAIN SENSOR THAN 80 PSI. INSTALL PRESSURE REGULATOR WITH BACKFLOW ASSEMBLY PER THESE PLANS AND SET TO CO PSI. IF STATIC PRESSURE 15 BETWEEN 00 PSI AND 80 PSI, DO NOT INSTALL 2 3 4 5 6 7 ---- MAIN LINE 1" PVC SGH. 40 - IN SLEEVE PRESSURE REGULATOR. IF STATIG PRESSURE IS LESS THAN 00 PSI. LATERAL PVG 5GH 40 NOTIFY LANDSCAPE ARCHITECT IN WRITING. DO NOT PROCEED WITH 12" ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER 2 MIN. 18- SUPPLYAND PRESSURE ISSUES HAVE BEEN RESOLVED. - MIN. IIII=IIII=IIII= 2.3 Soil Management Report -IIII=IIII=IIII= 3 • A. All planted landscape areas are required to have friable soil to maximize retention III=IIII=IIII 4 and infiltration. On engineered slopes, only amended planting holes need meet this requirement. B. In order to reduce runoff and encourage healthy plant growth, a soil management IIII IIII IIII IIII=III 5 • �i report shall be completed by the project applicant, or his/her designee, as follows: - = p O� o o -IIII= •�• O O " 1. Submit soil samples to a certified agronomic soils laboratory for analysis and � 00 C)� -III LL recommendations. .. ' °®��� o0 1 " '' 6 (a) Soil sampling shall be conducted in accordance with laboratory protocol, including 9 O 1. HARDSCAPE EDGE (WHERE APPLICABLE). V l N protocols regarding adequate sampling depth for the intended plants. 2. TRENCH ` (b) The soil analysts may include, but is not limited to: 1. FINISH GRADE (5. BRASS NIPPLE 3. LATERAL LINE PIPING. sailtexture; 2. 2" IN G.G., FLUSH IN LAWN 7. BRASS UNION 4. PRESSURE MAIN LINE PIPING. U ) 2. infiltration rate determined by laboratory test or soil texture infiltration rate table; 3. VALVE BOX (SEE SPECS.) 8. 1 CU. FT. PEA GRAVE (MIN) 5. CONTROL WIRES, TAPE AT 6 FT. O.G. Q 3. pH: 4. PVC MALE ADAPTER. (TYP.) 9. BRIGK OR GONG. SUPPORTS. 0. GLEAN, APPROVED BAGKFILL MATERIAL. ^ 4. total soluble salts; 5. BRASS BALL VALVE 10. PVC_ MAINLINE AND FITTINGS. 7. FINISH GRADE. LL _ 5. sodium; REFER TO IRRIGATION SPEGIFIGATIONS & = 6. percent organic matter; and BRASS BALL VALVE FOR ADDITIONAL INFORMATION. U S In 7. recommendations. TRENCHINGuri Wm foo o 11nn o O 1. IRRIGATION CONTROLLER G.O.C.(POINT OF CONNECTION) CONTRACTOR SHALL TEE V r Appendix B SEE LEGEND FOR TYPE. OFF THE HOUSE MAIN BETWEEN THE WATER METER AND 1 y THE HOU515 AND RUN A ONE ONE HALF INCH MAIN LINE TO , i..�� LLI V N 1tl ANCHOR SECURELY TO WALL. THE BACK FLOW PREVENTER. THIS LINE IS NOT SHOWN �� C CERTIFICATION OF LANDSCAPE DESIGN EXISTING STRUCTURE FOR CLARITY PUR`�0555. Z 2. CONDUIT WITH 115V POWER _ • I hereby certify that: 2 CONDUCTORS PER LOCAL � L NATIONAL ELECTRICAL CODES. »., w.i w. wI w ,a.»I„,n. IDE 1" MAIN LINE TO VALVES es*wI w. U r v v (1) I am a professional appropriately licensed in the State of California to providerlE'Fs ZLn professional landscape design services. 3. FINISH GRADE w 3 (2) The landscape design and water use calculations for the property located at Z g 1520 OCEANFRONT ....... GRAVEL AREA - W Q Z (provide street address or parcel number(s)) were prepared by me or under my FOR VALVES BALL VALVE a _ supervision. BEFORE VALVE r`. KITCHEN D Z O S 'sem *' (3) The landscape design and water use calculations for the identified property FRONT RIGHT SIDE comply with the requirements of the City of NEWPORT BEACH Water ELEVATION ELEVATION. GREATROOM BAR O f�n O W Efficient Landscape Ordinance (Municipal Code Sections V WALL MOUNTED 15 ni -) 75' T.O and the City of NEWPORT BEACH Guidelines for Implementation of the . .S. Q 0 2 City of NEWPORT BEACH Water Efficient Landscape Ordinance. IRRIGATION CONTROLLER VE Z (4) The information I have provided in this Certificate of Landscape Design is true STAIRS - LA and correct and is hereby submitted in compliance with the City of NEWPORT BEACH Jj0FNL_ z Guidelines for Implementation of the City ofNEwpoRT BEAGHWater Efficient LandscapeOrdinance. POOL BATA POWDER lil DAVID A. PEDERSEN 2-5-19 ®Print Name Date - Z Y IN SLOPED AREAS TO SPA PER SEPARATE STOR. POOL EQUIPEVENT LOW HEAD DRANAGE PERMIT AND SUBMITTAL El3895 P Signature License Number 6 7 A a e- ETR WATER METER O 20271 ACAGIA ST. NEWPORT BEACH GA. SUITE 120 � .� LOCATION Address s CONTROLLER _ 949-251-8999 DAVE@DPLANDSGAPE.GOM INSTALL IRRIGATION CONTROLLER OUTSIDE OUSE AS SHOWN ON THE PLANS. O IB MIN. FOR SPRAY HEADS FINAL CONTROLLER LOCATION TO BE APPRO ED IN THE FIELD BY THE OWNER EXISTING STRUCTURE Automatic pi ttion controllers utilizing either Telephone E-mail Address 4 BUBBLERS AT 2"ABOVE FINISH GRADE memory shall be r or soil moisture sensor da a with nonvolatile OR AUTHORIZED REPRESENTATIVE. THE IRRI ATION CONTRACTOR SHALL memory shall be required for irrigation scheduling in - Landscape Design Professional's Stamp 1, SPRINKLER NOZZLE - REFER TO IRRIGATION LEGEND FOR COORDINATE 120V AG POWER TO THE FINAL GONTROLLER LOCATION WITH all irrigation systems recommending U.S. EPA WaterSense MANUFACTURER AND MODEL. GENERAL CONTRACTOR AND / OR ELECTRICAL CONTRACTOR AS NECESSARY, labeled devices as applicable. DATE: ¢lg_loJ 2. PVC SCHEDULE 80 NIPPLE. LENGTH AS REQUIRED. AND PAY ALL ASSOCIATED GOST. THE IRRIGATION GONTRAGTOR SHALL MAKE DRAWN BY: D.P. �pNOSCAPE 3. KING GROS. "GV" SERIES ANTI-DRAIN VALVE AS REQUIRED. ALL FINAL CONNECTIONS PER LOCAL CODES. MOUNT, GROUND, AND WIRE ALL w ADJUST TO PREVENT LOW HEAD DRAINAGE. THE CONTROL EQUIPMENT PER THE MANUFACTURER'S DIRECTIONS, THESE TOTAL AREA OF IRRIGATED LANDSCAPE INCLUDING SPA = 21 SQ. FT. 5 V� pPd F 4. MARLEX STREET ELL. PLANS, AND PER ALL LOCAL CODES. 3 J L1C�Se Np 3$95 5. PVC SGHEDULE 40 STREET ELL. x/ SHEET NO. 0. LATERAL PIPE FITTING. SLEEVING o�+ MAINLINE AND VALVES SHOWN OUTSIDE OF PLANTED AREAS FOR GLARITY 7. LATERAL LINE PIPING - SEE PLAN FOR TYPE AND SIZE. RENEW DA .TE 8FINISH GRADE ONLY. INSTALL ALL IRRIGATION EQUIPMENT IN ADJACENT PLANTED AREAS NORTH I * 2-5-1_9 EXCEPT WHERE SLEEVING IS SHOWN ON THE PLANS. ALL PIPES AND WIRES SCALE: 1/8" = 1'-0"DATE �lq OF CALIF���\P* SPRAY HEAD � OR BUBBLER THAT MUST PUN UNDER ACCORDING To THE SLEEVN 6 GHART.O BE SLEEVED IN 5GH 40 PVC SLEEVES p 8 16 24 32 40 48 ro i ON RISER GRAPHIG SCALE iiiOF - 8 2 0 0 LU EDGE OF PLANTING Turf area does not exceed 25% of landscape planting area (prohibited on slope areas N (D 1. CLINCH TIE OR EQUAL(4 REQ'D) T to -_' l_-7 V f N J V 7-� l 213 O.C. and parkways less than 10 feet wide) w 1 2. 1O'LODGE POLE STAKES, STAKE I SPACING _ < a ( SHALL CLEAR ROOT BALL BY 2' —* / _U 2 TREATED W/COPPER NAPTHANATE, I \ / \ / \ / \ / \ / \ / 75% of landscape area must be plated with climate adapted plants with an average _ ~ PRLGLES TO PREVAILING WINS WUCOLS plant factor of 0.3. Q W o U 3 F w 3. VENTILATED TRUNK GUARD a IN TURFAREAS 4 Compost at a rate of four cubic yards per 1 ,000 square feet to a depth of six inches a o 0 0 — N 4. TOP OF ROOT BALL TO BE r- -I 2 ti (L 5 11/2'ABOVE FINISH GRADE. -_i-_L�__�_`L.-_��__1 L_ �__1 (}J,�1 �_jX =CUA_ �� 3-inch mulch layer applied to all planting areas (excluding turf areas) N LIJ U Automatic irrigation controllers with manual shut-off valves p� IIII NOTE:ALL MASS PLANTED SHRUBS AND GROUND 6 IIII II IIII IIII IIII ';:;' IIII 5. 4'HIGH WATERING BERM. COVER SHALL BE PLANTED AT EQUAL SPACING << Q £ `IIII III IIII (TRANGUI�R)UNLESS OTHERWISEINDICATED ON Statement' I agree to comply with the requirements of the prescriptive compliance option 6. 2'THICK MULCH LAYER. PER SPEC. to the MWELO)." G III PINS. SEE LEGEND FOR SPACING REQUIREMENTS. LU 7 - MULCH ALL PLANTING AREAS PER SPEC. T IIII-IIII IIII„ P� 7. FERTILIZER E MYCORRHIZAE TABS � (SEE SPECS) 8 TWIGS ROOT a. ROUGHEN SURFACE OF ROOT BALL U BALL WIDTH PRIOR TO PLANTING. GROUND COVER AND = TREE PLANTING DETAIL SHRUB SPACING o NOTE: A_L -REES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE z A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. Q F J g 4 �--� 1. GROWN OF PLANT TO BE 2 1'ABOVE FINISH GRADE ry 3 2. 4 HIGH TEMPORARY BASIN. �J 3 3. 2"THICK SHREDDED MULCH DO NOT 5 m USE BARK CHIPS WHERE PLAN GALLS s 4 j ti 11111111 FOR MULCH COVER ELEVATION .1 4. FERTILIZER AND MYCORRHIZAE LEGEND 5 —IIII '. is - TABS (SEE SPECS.) 1. WALL SHRUBS o it IIII - 5. BACKFILL MIX(SEE SPECS.) 2. EYEBOLTS:3/8"DIA EYEBOLTS IN LEAD SHIELDS, ro. DIG HOLE MI MIN. E 1 1/2 X THE DEPTH PROVIDE 6. SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION o rp = _ CAM-YUL CAMELLIA SA5ANGUA YULETIDE SASANQUA CAMELLIA 15 GAL. DEEP ROSE-PINK FLOWER ON COMPACT, UPRIGHT SHRUB TO 3' III=IIII=1111IIII OF THE PLANT CONTAINER 3. FINISH GRADE .ilill=uu1 II 7 COMPACTED BACKFILL PER SPEC. 4.12 GA GALV.WIRE: SECURE VINE TO WIRE WITH o 7 2 X NURSERYMAN'S TAPE. EGH-ELE ECHEVERIA ELEGANS ELEGANT HENS AND CHICKS ONE GAL. CLUMPING PERENNIAL TO 4"WITH SOFT ROSETTES OF FLESHY LEAVES THAT LOOK LIKE FLOWERS. O w BALL 5. ANGLE TRUNK OF VINE BACK TO WALL AND DIA. REMOVE STAKE$TIE. TRA-JAS TRACHEL05PERMUM JA5MINOIDE5 STAR JASMINE ONE GAL. TWINING GROWN COVER/VINE PROVIDES A OEN5E MAT W/ FRAGRANT WHITE FLOWERS. NOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF 'VOTE: WHEN PLANTING SEVERAL VINES ON ONE WALL, ty o ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL.. WRE TRELLIS SHALL BE CONTINUOUS. th (V GROUND COVER SHRUB PLANTING DETAIL Z SYMBOL BOTANICAL NAME COMMON NAME SPADING DESCRIPTION VINE DETAIL AJU-REP AJUGA REPTANS ATRO BRONZE AJUGA EO.C. LOW GROWING GROUND COVER WITH BRONZE LEAVES AND BLUE FLOWER SPIKES TO 6". V NON ADHERING TYPE Q �J k aW = TRA-JAS m o W m dl o 0 o g d 8 m Q v o W W I0 0U ^ KITCHEN � y (�' Z Ar -YUL 15.75T.O.S. /`-� J 3 QZE � o EGH-ELE .� W z °' GREATROOMBAR P TRA-JA� X, Z 0 PATIOX I O 15 .75' T. O . S . 0 AJ U-REP D Z ►n EGH-ELE DZ IV NAY UP STAIRS GA"I-YUL � 15.75T.O.S. G POOL BATH POWDER Z � s O z z S o X02 SQ. FT. �IIZ POOL EQUIP. a a STOR. DATE: a-ie-i9 a X DRAWN BY: D.P. IT > ENTRY = ' SHEET NO. m 0 Loan 7 SPA PER SEPARATE PERMIT AND SUBMITTAL TOTAL AREA OF IRRIGATED LANDSCAPE INCLUDING SPA = .21 SO. FT. TRA-J \ OF - 8 27 PROJECT NAME OCEAN FRONT RESIDENCE STATUS CDP ` Cn E N U � N UU U W _ N L _ N y C U o0 U C — tV Q co 3 z O - 0 o0 z o < E m � IL Y � � V r I z � �I v ill z0Zv v� ILL 0 f / - i `�. ;.A �/� w off$ w CD � WCD \� A Lu i vI I vv - I� j��� - - / ,✓ /% A% SAI ���� V < /// // Z cy) V� �A LL O Q Lim Z I W W W Lu Lu N 0 IvvI W vi l,l Ili Q z n AXONOMETRIC - EAST n AXONOMETRIC - NORTH u u DOCUMENT VALID UPON ORIGINAL SIGNATURE O@ c o0 C) m TL Z m Z Q a c O m K m m 0 c r IN 0 fn N 0 b O r on \ O = m ° E mo � � 3 r Y A `^ N_ C@ N .LN. 7 0..• d N N W a_ 0 c u o 3 0 � m o y "oo m 3. F 5 InI\\III \ O U _ O Pum - O =� = LAN REVISIONS NO. REVISION DATE ill vI I vv v '� Ir � , dill i �f Joe No. 201834 DATE 04/11/19 SHEET NO. AXONOMETRIC - SOUTH AXONOMETRIC - WEST \I\\- jlll II A- 1 00 27' PROJECT NAME MECHANICAL VENTILATION NOTE: OCEAN FRONT RESIDENCE 1. PROVIDE WHOLE BUILDING MECHANICAL STATUS VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4,WITH EXCEPTION THAT NATURAL VENTILATION CDP THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING C /1 E VENTILATION(BEES 152(a),EXCEPTION 5 TO SECTION o 152(a)). FOR CONTINUOUS WHOLE-BUILDING ". 2 VENTILATION,MIN. REQUIRED RATE OF VENTILATION IS 1 m 2 A-4.1 1 CFM FOR EACH 100 S.F.OF CONDITIONED FLOOR AREA v A-5.0 PLUS 7.5 CFM FOR EACH OCCUPANT(ONE OCCUPANT w 2 PER BEDROOM+1). VENTILATION TO BE PROVIDED BY fO 2 EXHAUST AIR,SUPPLY AIR OR COMBINED EXHAUST AND N L� � SUPPLY AIR. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ / , 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM y c :� 6'------ B VENTED TO OUTDOORS WITH RATE=100 CFM(PART OF U vv WHOLE-BUILDING VENTILATION REQUIREMENT). M c 112" 3'-35/8" 1, 3'-3518" 6'-103/4" T-35/8" 3'-9la, 14'-77/8" ll'-31/2" 4'-95/8" 19'-03;8" . CALCULATIONS ¢ 7n 1 0 21 3 4 - - • 2131 M UNIT: 3,164 S.F. 3 -- ----- ----- - ---- 2 - ----------- -- ---- -------- -- -------- - -- ---- ----- --- -------- 0.033164 S.F.+[7. CFM OCC.(BED. °'. 3 _ O 77 8 -- -- - - ----�-� 94.92 CFM+(7.5x4)= 124.92 CFM REQ'D. L o 3 BUILT-IN BUILT-IN 20'-1" I I �- CLR. Q > o 20 WINE ID- w o 0 - - - 3 KITCHEN 28 13 27 I 1 r KITCHEN KEYNOTE LEGEND Q A-5.0 I A-5.0 'r 24 - 3'-0" I o I 1 VEHICLE MINIMUM PARKING DIMENSIONS ON PLANS 4 � n 2 STAIRS MAX.7.75RISE MIN.10"RUN PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 1 " '- CUR. - FOOT CANDLE1205.4 CBC REF.DTL.3/AD-1 ( ) I I 3'-6" 3 BAR SINK AS SELECTED I I 7B GREAT400M Ll I DWI � - d I 4 REFRIGERATOR-VERIFY APPLIANCE W/.OWNER - - 5 KITCHEN EXHAUST HOOD-PROVIDE MIN.RATE OF 100 CFM-INSTALL&PROVIDE POWER PER MFGR'S.INSTRS. N I � 6 FURNISHINGS-ASSELECTED 24 ----- 10 - _ I I I 7 FIREPLACE-PREFABRICATED,GAS ONLY, CLEAR 200 TUNNEL'ANSI-2223.1 DTL 22/AD-1 FACTORY BUILT m - II II � i I I [ I( IF I I I FIREPLACES CHIMNEYS AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH c'5' II ___ _ - _ io - I I o I I I / I THEIR LISTING AND MFG R. INSTALLATION INSTRUCTIONS.GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY n 27 I BAR o IIII L2 '/ ' I ANCHORED TO THE FIREBOX.FIREPLACE MUST COMPLY W/.THE CALIFORNIA ENERGY STANDARDS MANDATORY I I - - -� SLOPE PER CIVIL ES.) MEASUR 1 3 ° 1 1 II 1 1 0 _-- EXTERIOR COMBUSTION AIR DUCTS SHALLBE LISTED OR COMPONENTS OF PER MFG CE,AND INSTALLED __� � , ' " I ACCORDING TO THE F.P.MFGR'S.INSTR'S.(CRCIR1005) O 8 r - _ - 9 BUILT-IN BBQ WITH HOOD ABV. ENT4LESS 36'HOODEQUIV.)INS R.-LOCATION PER. CLR.-- _-, _ _--- N ) 7A 10 - r� I LANDSCAPE DESIGNER - -- '====: _ 10 INTERIOR STAIR MOUNTED RAILING-34'-38'ABV.NOSING,REF.DTLS. 2,81AD-1 1 11 BATHTUB-ASSELECTED(VERIFY LOC'N.OF FIXTURES W/.OWNER) Z 16 s�aRs ' I / `° 3-CAR GARAGE 1 / 12 FIRE PIT LOC'N.,PROVIDE GAS.AS NEEDED PER OWNER,ARCH TO VERIFY LOCATION U 19 I �; ' 1 1 A-4.1 t _ U I 1 a 13 EXTERIOR GLASS GUARDRAIL-MIN.42"HIGH-4"MAX.SPHERE OPENING,REF.DTLS.23/AD-1 - Q NOTE: PROVIDE MIN.5/8"TYPE'X 1 I 14 TALL CABINET-BUILT-IN,FINISH AS SEL. LU z 0 o 2 GYP.TO INSIDE FACE OF ALL o 1 _ 1 O A-4.0 1 ' - � " ' �' � �� -' I 15 DECK DRAIN-SLOPE 2/"MIN.-REF.DTL.11/AD-1 ,, I - - I GARAGE WALLS. I 1 m Z Z cIf 15.75'T.O.S. J j , i 26 16 SINK-ASSELECTED(VERIFY COUNTER OR WALL MOUNT FIXTURES W/.OWNER) 17 TOILET-MIN.24"CLR.IN FRONT,MIN.30"CUR.WIDTH,REF.CAL GREEN NOTES FOR FLOW RATE INFO. 00 = Z Q � - 23 18 COUNTERTOP-ASSELECTED Q Q. LL! v _ % 19 BASE CABINET-SINK UNIT,BUILT-IN,FINISH AS SEL. W m 30 7 I 20 WINE RACKS-ASSELECTED-PROVIDE SHOP DWGS.TO ARCH&OWNER O0 U 6B 6A 0"MIN. r SLOPE PER CIVIL - - ro I 21 DOWNSPOUT-KYNAR FINISH TO MATCH METAL ROOFING,SHAPE AS SEL.(ARCH.TO APPROVE) Z 2 O 2 1 I 22 TEMPERED GLASS ENCLOSURE-1/2"THK.(MIN.318"THK.)GLASS TO BE ETCH MARKED(FRAMELESS U.N.O.) W 0- 23 30 CLR. 19 I 23 DRAIN LINE-IN WALUFROM ABV.(REF.CIVIL DWGS.&DETAILS) Z p� co 3: 24 DISHWASHER-AS SELECTED N W 71' 0318" 1/2" 5/8" 28' 6" 3'-83/4" `w 17 18 19 16 1$ I - r- 25 SHELF AND POLE BUILT IN,FINISH AS SEL. O r Z 01 L 26 LINE OF BALCONY ABOVE J "? POOL BATH POWDER % _ / I I 27 LINE OF SECOND FLOOR ABOVE 1 I to z I I 28 1-3/8"MIN.SOLID CORE DOOR,SELF CLOSING&SELF LATCHING(R302.5.1) v 27 17 ' 29 1-1/2"MAX.STEP AT OUTSWING DOORS(R311.3.1) M I j 30 OVERFLOW DRAINLINE--IN WALL/FROM ABOVE(TERMINATE ABV.EXT.FLATWORK o 1 o I 31 1 MAIN SERVICE PANEL,400 AMP(MAINTAIN 36"CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 6 32 1 EXTERIOR WROUGHT IRON GUARDRAIL-MIN.42"HEIGHT-4"MAX.SPHERE OPENING,REF. DTLS.2,4/AD-1 9 " 1 CUSHION 14 POOL EQUIP. 15 . i 8 0 0co z N "v STORAGE -- - I. � � .. CLR J 4'-6 314" 6 5/B" B'-1 314" -2-3] 17 5" 3 f I - 29 3,-4., I- - - - - - - - - - - - - - - - - - - - - - J i N I �-- -- -- -- -- -- -- -- ----- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -L - - - -- - 1'-6518" - - - - - - - - - -- -- -- -- -- -- -- - -- ---- -- -- -- -- --- -- � L.I_ U I LL34'-0 718" 27 36'-6 3/4" 11'-0318" 70'-75/8" T-71/4" LL W Q Lu LU z _ c) m 2 2 2 O A-4.0 A-5.0 Lu 0 Lu O CN 1 FIRST FLOOR PLAN VOC � __11/4" = 1'-0" O W Z z TRUE NORTH PROJECT NORTH DIMENSION NOTE: A-5.0 2 DOCUMENT - - - - - - - - - - - - - - - _ _ _ _ _ _ _ _ - - - - _ _ ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS)OR FACE OF STRUCTURE (F.O.S.) VALID UPON - - - - -� R B 11'-0318" 20'-2118" 53'-01/4" 5'-01/2" ✓ TYP. U.N.O. ROUNDED TO THE NEAREST 1/8"-CONTACT ARCHITECT IN WRITING FOR ANY 9'-9318" 1'-3118"1'-4" 18'-10118" 1'-03/4" 2'-93/4" 9'-103/4" 4'-7314" 1'-101/8 T-3518" 1'-95/8" T-41/8" r'-115/8" 9'-.2" 6-210' CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. STAIRWAY NOTE: 13 13 5 21 - O6 7 O8 21 99 11 ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 - - - - - - FOOT CANDLE PER CRC R303.7 ROUGH FRAMING: 4318" I ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS \ / SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" _ SHOWER / ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD 22 / I *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 ---J LJ L--------------- --J 17 \ / 1 + 1 ORIGINAL SIGNATURE •� 23 BATH #1 2a A-5.o A-5.o --- -_ FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1T T 14 r N ;om I I --- a --- --- - -- - --J BEDROOM #1 - - a aS0 ; Z _ 12 1 I� � 1 � 0 EXT. FIRE RATED PARTITION REF. DTL. 12/AD-1 @ _ moo - . Z¢ ° mm a 1 a O INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 °¢°' � oat VIE�L� CK- --- -----I - 11 I y m w o m o E T a r� --_OD " „ U'c T O C LBEIDR OM #2 °° 9a mop9 I NEW WALL - 2 x 6 STUDS @ 16 O.C. U r U_ a V) d N 15 6 m m�o p o 9 p L 13 12 J LJ L_ J I I NEW WALL - 2 X 4 STUDS @ 16 O.C. _ 6 z r� N as d - - ----- I - �---� r; L---- ----- - --� i ---- ---- LAUND 21 I a�o a=a� 1s'-13/4" - - - ----- �,. --- _-- o I WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. Z Q 2'-13/8" 9'-103/4" '-21/4•' ______ X _ o p oJmac ______-- - -- / 22 - - - - --- / I 0O CONCRETE RETAINING WALL - REF. STRUCTURAL wd O To (0 ° LUDN. I CONCRETE MASONRY WALL - 6" CMU U.N.O. O N N t 1t -1 LJ L--- -------6- -h.J 2 14 Q n c cE N mf >, A-4.0 1 1 1 1 IL _h I 20 0o I I 1 1 I � z oomd Ev m 10 UP 26 a I DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED J a n -------------- o _ M M 1 M 33/4" 1 11 11 1 ih STUD@ 16" O.C. mixoo � 0 P c m d m 0 H m r--- ® WINDOW - REFERENCE SCHEDULE O o .�w i� 13 1 " 11 23 'wn BARN �U 11 �3 z1 O \SHOWER <1'-31/81 -4" 9'-4118" 8'-2 8'-53/8" V-21/8" 111/4 7 N-Q`o � \ C. 31 I DOOR REFERENCE SCHEDULE REVISIONS ° I F_ __1 NO. REVISION DATE 11'-0 3/8" 34'-0 7/8" BATH I 1 CABINET - BUILT IN CASEWORK 9 GYM L 20 GY B 15 L J CON IF `SHOWER; I 0 ® COLUMN -REF. STRUCTURAL DWGS. 2%MIN. \ w gE� 32 I FURNITURE - FOR PRESENTATION PURPOSES ONLY C I I1 2'-6 20'-77/8" 16 1I FIREPLACE PREFAB GAS-ONLY APPLIANCE 21 23 PLUMBING FIXTURE - SINK A )( S SELECTS D 5'-67/8" 5'-10112" 8'-0" 2'-4718" 5'-6114" 4'-9518" 4'-45/8" 21'-101/4„ 14'-8.1/2„ A - - -45'-1 1/4" - - 36'-63/4" - 7'-7114" A PLUMBING FIXTURE - TOILET (AS SELECTED) 2 2 2 0 JOB NO.LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS 201834 DATE 04/11/19 SHEET NO, 101 DOOR TAG - REFERENCE SHEET A-7.0 n SECOND FLOOR PLAN 1i WINDOW TAG - REFERENCE SHEET A-7.0 �? KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. A�200 A PLAN LEGEND PROJECT NAME OCEAN FRONT RESIDENCE STATUS CDP E V J N o � U N Q) N U a - U U to "' A-4.1 2 V o 0 U a c - m a 0 B - - - - - - - - - - - - 5 -6- - - - -- j LL - - - - - - - - - _ - - 4 _ 2 - - 3 - 3 o z 3 LL O N N ^ „ (V 31'-07/8" - - 1618" I z 4 3/8" 38.91'38.91' Q E I I m N �} 2'-11/2" 2'-3" A-5.0 8 7 4 Lq M 1 M 3.5:12 a - I 2 I I 1 I 40.99' 40.99' I I3.5:12 31'-07/8" 1',-2 3/B"IF7 - - F.O.F. I I v 3.5:12 LU Z U .. N A-4.1 z z 0= 3fL LL C6 � � I ° oz < A-4.0 1 38.91' I w m 0 31'-0 7/8" 11'-1 1/8" 4 p 0. O0-1 33/4" F.O.F. 39.87 Z 2 O J ( � (0 I � F 31'-07/8" 9'-11" � �.� I CN LU N F.O.F. z 0) 2 8" 6'-111/4.. /I 4 F.O.F. I I 3.5:12 3.5:12 44'-51/4" 8"1 I F.O.F. 3.5:12 3.5:12 IQo h LL MQo I � o 38.91' ZLIIN LL a a ami'! - - - - - - - - - OC� oU R. - - - - - J I I I, I IZ Z LL _ - - - ------- - - -.._.._..- - -.._..------- - - - - - - ----- - - - - - - Z U - - - - - - - - - - - - - - - - - - um W ° LL LLJ Lu 4 2 � � U m (A - - - - - - - - - - - Qc� ° � 2 2 2 1 1 ROOF PLAN W W o 0 L r Lu Q z TRUE NORTH PROJECT NORTH KEYNOTELEGEND 1 ROOF RAFTERS-REF.STRUCT. 2 ALUM.GUTTER-KYNAR FINISH TO MATCH METAL ROOFING,SHAPE AS SEL.-PROVIDE SHOP DWGS.TO ARCH. 3 DOWNSPOUT-KYNAR FINISH TO MATCH METAL ROOFING,SHAPE AS SEL.(ARCH.TO APPROVE) 4 LINE OF WALLS)BELOW 5 CHIMNEY CAP/SPARK ARRESTOR-[DTL.21/AD-11(NOTE:DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE DOCUMENT VALID UPON WITH THE SPECIFIC FAC.BLT.CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/.MFGR.INST. INSTRUCTIONS.CMC 802.4.2.4) 6 CHIMNEY SHALL EXTEND AT LEAST Z HIGHER THAN ANY PORTION OF THE BUILDING W/IN.10',BUT SHALL NOT BE LESS THAN T ABV.THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 7 1 DECO.WOOD BEAM,REF STRUCT.-STAIN&SEAL-ARCH.TO APPV. 8 IWD.TRELLIS MEMBER 6X10, -CHAMFER EDGES APPX.112",PAINT AS SEL.ARCH.TO APPV.PROFILE AND SIZE. ORIGINAL SIGNATURE v Zc L N N O OA ),LZ iav 99 c m N NO $ c m m m d ZCO Q N a L d Q m N 0.0 a L O T O L a S N L L C U O T�O � C d NOTE: ALL DIMS.ARE TO FACE OF STUD (F.O.S.)OR FACE OF SHT'G. (F.O.S.)TYP. U.N.O. EAVE DIMS. U v W76 : ° d 0 E ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA ' o"d a ° U a U N ¢N y N d W =W' W N d >U ~ `o Q.T5N ao._ C-1 T Z m ° c m m v d v N v.° FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC z VENTILATIONCALCS. O9, am0 y ' pmmacr - m Z V 6 � 2 C d O ry 0 NLN vA ° �� Evv A ROOF PLAN LEGEND Ta c = �F a cLi Z ° , ' 8 5 � Nyco._ cmY3 J m� Eowa �°H = ROOF VENTILATION NOTES: (CRC R806) mw x l2DOE E N�_ � N O O L O PRODUCT LISTING: 1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THELL E ° w d ICC#ESR-1489,TWO-PIECE MISSION TILE(CLASS-A-) UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING O OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW.VENTILATION OPENINGS SHALL HAVE AT LEAST O a _ o.=-.F DIM.OF 1 /16"MIN.AND 1/4"MAX.VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4"SHALL BE y O .�=U°� U ° TOP AND PAN TILES ARE CURVED TO APPRX.ONE-THIRD OF A CIRCLE,AND HAVE WIDTHS AT THE LARGE AND PROVIDED W/.CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH,OR SIMILAR MATERIAL WITHr N t OPENINGS HAVING A LEAST DIM.OF 1116"MIN.AND 1/4"MAX.OPENINGS IN ROOF FRAMING MEMBERS SHALL SMALL ENDS OF APPRX.8-1/2"&7"RESPECTIVELY. ONE NAIL HOLE IS PROVIDED IN THE SMALL END OF THE TILE ~ d dv Q ow "Q ° AND IN THE LARGE END OF THE PAN TILE.TILES ARE APPRX. 1/2"THICK&20"LONG,&WEIGH 10.7 POUNDS PER CONFORM TO THE REQ'TS.OF CRC R802.7.REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE REVISIONS SQUARE FOOT CENTER-TO-CENTER SPACING,&A HEADLAP OF 3".THE TILES MAY BE USED AS HIP,RIDGE AND OUTSIDE AIR. RAKE TILES FOR ALL TILE PROFILES DESCRIBED IN THIS REPORT,PROVIDED THEY ARE EMBEDDED IN MORTAR OR NO. REVISION DATE ROOFING MASTIC.THE TILES ARE TYPE I-HIGH-PROFILE,GRADE 2, IN ACCORDANCE WITH ASTM C1167.(SEE FIG. 2.THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE 2 FOR DETAILS) NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET;1. IN CLIMATE ZONES 14&16,A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE THE TILES MUST BE INSTALLED IN ACCORDANCE WITH CBC SECTION 1507.3&CRC SECTION R905.3,AS CEILING.2.AT LEAST 40%AND MORE THAN 50%OF THE REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS APPLICABLE,&THE CONCRETE&CLAY ROOF TILE INSTALLATION MANUAL FOR MODERATE CLIMATE REGIONS, LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE.UPPER VENTILATORS SHALL BE LOCATED NO PUBLISHED BY THE TILE ROOFING INSTITUTE&THE WESTERN STATES ROOFING CONTRACTORS ASSOCATION,& MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE,MEASURED VERTICALLY,WITH THE RECOGNIZED IN ESR-2015P,EXCEPT AS OTHERWISE NOTED IN THIS REPORT.THIS REPORT AND THE TRI/WSRCA BALANCE OF TEH REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS.WHERE THE LOCATION OF WALL INSTALLATION MANUAL MUST BE AVAILABLE AT THE JOBSITE AT ALL TIMES DURING INSTALLATION. 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. FLASHING MUST BE IN ACCORDANCE WITH CBC SECTIONS 1503.2&1507.3.9,OR CRC SECTIONS R903.2&R903.3.8, AS APPLICABLE. 3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MIN.OF A 1"SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SH7G.AND AT THE LOCATION 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 REQ7S.OF SECTION R903. INSTALLATION a � 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 ?Yp RAFTERS)AND UNVENTED ENCLOSED RAFTER ASSEMBLIES(SPACES BETWEEN CEILINGS THAT ARE APPLIED DIRECTLYTO THE UNDERSIDE OF ROOF FRAMING MEMBERIRAFTERS 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 JOB NO, ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14&16,ANY AIR- 201 834 IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER,OR SHALL HAVE A CLASS III VAPOR RETARDER COATING OR COVERING IN DIRECT CONTACT W/.THE UNDERSIDE OF THE INSULATION(SEE TITLE 24, PART 6, FIG. DATE 100.1-A) 5.EITHER ITEMS 5.1,5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION 04/11/19 DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G.(NO INSULATION SHALL BE REGO.WHEN ROOF TILES,WOOD SHEET NO. SHINGLES OR WOOD SHAKES,OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONT.UNDERLAYMENT IS INSTALLED,A CONT.LAYER SHALL BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT.LAYER 12 WHICH HAS A PERM RATE OF NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD.); 5.1.AIR-IMPERMEABLE X INSULATION ONLY. INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/.THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. 5.2.AIR-PERMEABLE INSULATION ONLY.IN ADDITION TO THE AIR-PERMEABLE INSULATION INSTALLED SLOPE PER ROOF PLAN, DIRECTLY BELOW THE STRUCTURAL SHT'G.,RIDGE BOARD OR SHEET INSULATION W/.AN R-VALUE OR R-4 SHALL BE MIN.3:12 PER MFGR. INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SH7G.FOR CONDENSATION CONTROL. 5.3.AIR-IMPERMEABLE AND AIR-PERMEABLE INSULATION.THE AIR-IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. A� 300 THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G.FOR CONDENSATION CONTROL.THE AIR-PERMEABLE I SH LJ TILE p R 00 F D�L• INSULATION SHALL BE INSTALLED DIRECTLY UNDER THE AIR-PERMEABLE INSULATION. 5.4.WHERE PREFORMED S P/` N 2 /1 INSULATION BOARD IS USED AS THE AIR IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER 1 1/2" = V-0" OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT.LAYER. .JD . . . .. . .. . . . .. . . .. .. . .. . .. . WINDOWS & DOORS• . AUTHORIZED DEALER(PRODUCTS LISTED BELOW) OCEAN FRONT RESIDENCE . .. ... . . ... . . '. . . SUPPLIER: ASSOCIATED BUILDING SUPPLY TA ... ... .. ... , . CENTER 2915 RED A ' ... 1111 1111_. � � .. 1111 111.1.. � � ... 1111 ' . 1111... � ... 1111.. ... 1111.. ... 11.11. ... 1111.. ... ..._. ... 1111.. . . ..._. ... ..._. .. ..._. � ... 1111.. . . ADDRESS: STONE MILL DESIGN HILL AVE.,SUITE F104,COSTA MESA,C 1111 1111 1111 . ... "1111 . 1111 1111 .. 92626 .. . CONTACT: JOE YOUNAN 1111. ... .._.... ......_. ......_. 1111.__ ......... 1111.__ 1111._.. ......... ......... 11.11. 1111.__ 111.1. 1111. .... 1111. 1111 .. . 1111. .. . 1111. .. . 1111. .. . 1111. .. . 1111. .. . 1111. .. . 1111. .. . 1111. .. . ... ... - . 1111 ... � � . 1111.. ... � . ' . . . . ... ... . . . . . . . . . . . . �'1111 ... � 1111. ... ���� ._, � PHONE' 949-872 3319 ����� .,. � r /1 N E " ........................ - - . . . - - .. .. - - - - VJ .. ...... ................. .. . . ............. ............ ............ . ............. ............ ............ .... 1111 � � � . . . '. . . . . . . " . . " W ILDINGSUPPLY.CO ' � � � � � � �� ' EMAIL' JYOU NAN@ABSSOCAL.COM N U WEB: WW.ASSOCIATEDBU M ' rn H . . ........ . . 1111_... . . ....... ............ .. .......... ". ........... . . 1111 .. ........ . . ". . . ". .. ........... . . .. . . 1111.. U ¢ - ..... .. . . ... .. .............. .. .................. .. .................. .. ................. ...... . � � � � � � "� ALUMINUM CLAD WINDOWS 1111... m . . . .. R - DOORS - MANUFACTU ER:JELD WEN WINDOWS& c - '.......... ................................. ........................ ........................ ........ ......................... ........................ ........................ ........ ....... y L ........................ ........ ........................ ........ ........................ '. ........ ........................ . . ... .. PRODUCT: CUSTOM COLLECTION �. m ADDRESS: 3250 LAKEPORT BLVD.P.O. BOX 1329; KLAMATH FALLS,OREGON 97601 � 2 PHONE: 541-885-7412 OR 800-535-3936 = w tO 1 FAX: 541-884-3331 0 0 B A-5.0 A WEB: WWW.JELD-WEN.COM U U � c MULTI SLIDE DOORS&STOREFRONT M - m . .... .... .. .. . . .... .. . . . . ..... 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OR.P- RY-ARCH.TO APPROVE .........._ ._... 1. 1 .._._._ 11 .......... '.. 14 10 36 00' , . COL 124 IVO "� ' ' "-"-" -��-��-�� �- ' -- r � - L?1� � ' �����' �� " "-"����--� ' TEXTURE:SMOOTH WALL,TROWELED EDGES, NO BULLNOSE,VERTICAL FLOAT LEVEL ������� ��- i 9 - .TO 1/8"IN 10" ...... . 1111... 1111 ........ .......... 1111... ... 1111.. ........... _ 1111. 1111 ... ............_ APPLICATION. THK.O/.MIN.2 LAYERS GRADE D PAPER 1111.. .. ................ 1111... ... .. / � .. .. .. 1111... ......... 1111... 1111. 20 ; 6 / % rn 12 11 10 CODE'MIN 7/8" 3 . .. " - - _ PANISH ( LASS ) . . .... .... . . c m 1 /. a, _ .. � S PRODUCT: T .. .. .. 1111 s ILE ROOFING C 'A' . 2-PIECE MISSION SPANISH TILE .. ... - - - - - - - - - - ... ... . . ... .. ... _ _ �. UPPER SECOND FL.T.O.S. .- �J `� °= � / I. �I REDLAND CLA . . . - _ - _ n, o 'i BWWW REDLA Y _ Z . , . . . . TILE - . . . - - - - - - - - -_ -_. - - - - - - j .. 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CUSTOM BUILT:WOOD&GLASS ....... 1111... . � S 'CUS M �-' � W ZU WATERPROOF DECK MEMBRANE: Q W WM TUFFLEX POLYMERS UO LJ.J . . . .., . 1111,, .>.. . . . ..-. .. .. . .. .. ..._. _ .. - .. - 1111 .. ... . . . ... . . . . . . . . . . . . . . . .. .-.. 1111 . .. .. 1111 .. _ 1111 . . � � '� WWW TUFFLEXPOLYMERS.COM"' . � ., � �' CODE: ICC#ESR 2505 W W � O ... . ... . .. ... . . LN . . .. .. .. . . . .. . . ... ' ... . ... ' ... . .... ' ... .. .. .. .. .. FLASHING & WEATHERSTRIPPING• ' '1111 �... � �' '... � " ' . .." . ' " .. .. .. .. .. NY UN TIO ENVELOPE PROVIDE MIN.24 GUAGE METAL(16 OZ.)SHEETING(TO MATCH)FOR ALL EXTERIOR FLASHING& O 7 WEATHERSTRIPPING APPLICATIONS. VERIFY W/.ARCHITECT A CONVEN NAL L .. ' .. . .. . .. " .. I NSTALLATION. WATERPROOF NG AREAS PRIOR TO I DOCUMENT VALID UPON . . . . . .. .... . ., ... . . .2 1 . . . . 2 A-5.0 . . ... .. . 39.87 . .. . 40.99' 7 MAX. RIDGE_HEIGHTr_ -- ----- ------------------------------------------------------------------------------------------------ ------- -------- ----------- ------------------------------------------------------------------------------------- ------------------------MAX_RIDGE HEIGHT .... - - -- _ 41.60'. ... .... . . 1 - - - � - - -�- 0'� . ^,- ^ ^^ ^ 41 6 - - __ _.. .. _ ^ _ _ ..... .. . _... . _. ^ ^^^ ^ ^ � ^ ^ "� - ^ ^ 7 ^ ,- 38.91' ' ......... - - .. .. .... .. ^ iy 1 + 3 S 1�; a - _ 3.5. _........ ORIGINAL SIGNATURE HIGHER ROOF PLATE r _ - 512 1? 37.25'. . _,� � - - r - � ' 13 _ e q ... - - - - - - - - - - - - - - - - - - - - - 12 - - - - - - - - - - -= - �... TZ m... 3• . �� MAX_F_LAT------ - ---- - - --- __ _ ------ ------ --------- - ------- --------------------- ' -- "- - - ---- - - --- - -- ---- ---- -------------- = ------------ --------------------------------MAX FLAT 1111 c r °c3 .. a "o m... ......... 36.60' � � T � - - - - - - 36.60' $ °,tz ;°z� - - - - - - - - - - - - - - - - - - - - 1 a ROOF PLATE(TYP.) n m.c z 2 5 d o I 9 _10_ 14 36.00' daT�tHaad 3 s cm .. m c:_ d aQ umoat .. .. .. _ .. .. - m `m . �, / / 1 - .Uj N f_ o y a p 0 1 11 1.. 20 b, b 2 6' \ .. .. ... - ... U- N O. N 9 6 18 16 � NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT Z � 6 Q - o m t o _ - I LL LABELS W ,�o as .9 m� . ` a o Qtoaca, , � II - - I 1 3 � O J .. '11- . ' JI _ - - n O -� y N . UPPERSECONDFL.T.O.S. _ .- L SCHEDULE ; o u°2 E~N E - - - - - _ v}Q x QL/84 -m m - n - - - - - - �_ � 'go `m � mtsa 17 z 3 .._.. . �UPPER SECOND PLATE_ _- _ ^ - - - - 3 21 � ; __ N o c 9 q MATERIA v"26.58' .. �otaooat .. . . .... 22 .. . _ _ _ _ _ _ _ _ LOWER SECOND FL. T.O.S��� � NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS... W - , r 8 0 T . 1111. ._1111. .. ........ - - - - 25.01' v. .. .................. ... .. .................. .. .0 m °y� c- 1111.. w LOWER SECOND FL. PLATE� N m d,co- ro a m=,3 - - - - - - - - - - - - ..... 11 23.75'.0 ..... . . ... - x m o H d . - to .. O Q . �y� ` a KEYNOTE LEGEND N _ _ _ . L.f. C U N"� N >_ U _ CLV U N UL O 2 i \ 1 EXTERIOR WROUGHT IRON GUARDRAIL-MIN.42"HEIGHT-4"MAX.SPHERE OPENING,REF.DTLS.2,4/AD-1 W W E ` 5 o r w.N�d o � � 2 EXTERIOR LIGHTING-TO BE HIGH EFFICIENCY,LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE#33 � o m t o w o .�w � V o a2 3 STUCCO FINISH-MIN.7/8"THK.W/.DIA.LATH,COLOR AS SEL. Q d a u=u o.=$ I 6B 6A I 3 I N `° - 4 CHIMNEY CAP/SPARK ARRESTOR-[DTL.21/AD-1](NOTE:DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT �• j C m c nO a L O d . o ��. C rcm0Ko _� ur . - . , m ". - THE TERMINATION-OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED � a n v Q w:E Q m .. .. • © 00 . ... FOR.USE WITH THE SPECIFIC FAC.BLT.CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/.MFGR.INST. . . 6. ' / � INSTRUCTIONS.CMC 802.4.2.4). ... . ..... REVISIONS .... . - __ C NEY S LL EXTEND AT LEAST 2 H GHER THAN ANY PORT N O.F THE BUILDING W/IN 1 LL NOT B .. 5 HIM HA 0 0' BUT SHA E NO. REVISION .. DATE 1` " r / / - LESS THAN 3'ABV.THE HIGHEST POINT W HERE THE CHIMNEY PASSES'THRUT.ME ROOF ' . / / "" / / ' '. .. . 6 EXTERIOR GLASS GUARDRAIL MW:'42"HIGH-4"MAX.SPHERE OPENING REF.DTLS.23/AD 1 . " .. L- I / a. 7 ROOF RAFTERS-REF.STRUCT: " FIRST FLOOR T.O.S. . FIRST FLOOR T.O.S. 8 ALUW UTTER A YNAjR FI D � ' - _ ) � E . 15.75 - 3 15.75 16 - . 9 ALUM:GUTTER-KYNAR FINISH TO'MATCH METAL ROOFING,SHAPE AS SEL.-"PROVIDE SHOP DW GS.TO ARCH. .. I P , \ � � 10 ROOF FASCIA-EAVE AS DIMENSIONED(REF.ROOF PLAN&RCP FOR DETAILS) '.... . ' .. -1111 .. ... ' .. . ' . . . 1111. .. S , _ \\ m 1.1 11 11 6X6 DECO.W D.CORBEr,CHAMFER EDGES APPX.1/2",STAIN AS SEL.... .... - .- BY SEP.PERMIT -. - _ . - - M . -- 12 DECO.WOOD BEAM;REF STRUCT.-STAIN&SEAL-ARCH.TO APPV. III IIIIII-III III III III III-III III III III-III III III III III-. „ �GRADE PLANE - ." " - GRADE PLANE - - 13 WD.TRELLI5MEMBER 6X10.-.CHAMP€R EDGES APPX.1/2 PAINT AS SEL.ARGH.TO APPVPROFILE.AND SIZE. - ..... ........... --- , ---------------� --------- ---- - - -- --- - - - ---- --- - - - ---- -r-------------------- --------------- ---- --- - ---------------- -------------- ------------------------,�. ". 12.59 r rrr rr�-rrr rrr �rr r - rr�-rrr rrr�rr __ r r�r-rrr r�r rrr rrr rr rrr rrr rrr _ I _ �� T_ - . , .12.59 14 DOWNSPOUT-KYNAR FINISH TO MATCH METAL ROOFING,SHAPE RS SEL(ARCH".TO APPROVE) . . ... 1111... 1111... - c - - - - - - - - - - . . ... ............... . . .. ..- ......... - 1111. 1111.. = - - GARAGE CURB n.... ROOFMG '" 15 SPANISH TILE � REF:MATERIAL SCHEDULE A�.O _ -II 111111 IIIIIII � III II - _ _. . - ,. . :'. 16 STAIRS=MAX.7.75 RISE,MIN..10".RUN,PROVIDE AN ILLUMINATION LEVEL ON TREAD-RUNS OF.NOT LESS THAN 1 . ........... ........._ _ - - - - - 1200 FOQT CANDLE(CBC 1205.4)REF.DTL.3/AD-1 _ 1111. ........__ _ _ _ 17 DECO:WROUGHTIRONRAICENG-ARCH:TO APPRV. 1111 ................ i _ - _ _ _ . _ - - 18 BUILT-IN BBQ.WITH HOOD ABV.(VENT4LESS 36"HOOD OR EQUIV.)INSTALL PER MFGR.-LOCATION PER. III III 11 1111 III III III-III III III III III III III III-III III III III III III II II II III-III III-III III III III III III-III III III III III III III III 1 III III III I LANDSCAPE DESIGNER 19 COUNTERTOP-AS SELECTED 2 . ' .. . - - . ' . . . . .. . G T . L� OB . ... . .1111 . 201834 . . . . . AT . . . . .. . . . - .. . . . . . ... .. . . . .. .. . . . . ... .. . . D E' ' 04/11/19 . . . .. H E S ET NO.. . . .. .. ... ...... ............ . .. . .. . . . . . _ _ 31 . . . . . . . PROJECT NAME . .. . .. . I. I. C. . . . . . . OCEAN FRONT RESIDENCE .. . .. . .. . . . .. . .. . .. . . .. ... . . . . . . TA ... .. S TUS. ... .... . ...... .11_ ... .111 . ... .._.. . ... ... - _.. I. ...... ......... ....._. _. _ __ .1111... _ _. r /1 c E - .. . . V J N 0 .. 1111..... .. ........ .. 1111..... .. 1111... 1111.. .. 1111... .......... ......... 1111 1. " ' _ I . . .. U m I . ........ . . ..I...... .. - ....... . . .. .. .. .. ..... . . .. .... .. . . - .. ........ . . .. . . . .. 1111. 1111. 111 . U Q ... ......... ......... ..... . .......... .......... .. .. ........ .. .. ............ .. . .. .. .. .. .. . . .. ......... . . . . . ...... w - °' .... - . .... ....... .... ... . . W L W - 2 U o 2 ` W C UU o AA5.0 B - W I. Q CD 3 .. . . .... .... .... ..... - .. . .... .. 0 3 . . "... .. ... -- --- . . -- - ------------------------------------------------------------------------------------------------------------------------------------------------------ . MAX. RIDGE HEIGHT MAX. RIDGE HEIGHT z '.._ 1111. `n - .. .. . .. . . 41.60 > o v 41.60'. I 1 1 I O 38.91' f �.35�12 � ^ 3'S��2I. 0 . .. .. .. - - - - - - . . .. _ .. - ' - 0 . .-.. ....1111 .. . . _ 1111.. .. E v .. .. - -- 1111 .... 1111.. .. _ .. z c _ W Y 1 M .. _ _ - - _ - _ _ - 11 _ .. . . ..... __ MAX FLAT '.. ---- --._� ..-111.1 ___MAX_F_LAT .n � 36.60' .. } 36.60 .1111 >♦ ROOF PLATE(TYP.) 12 I ROOF PLATE(TYP.) 13 36.00' .. . v 36.00' 11 ...... ....... ... I - " .1111.. . ......._ .1111.. .11.11... .1111._ ­­.­­.­­.­­. _. 8 15 / \\ 22 ii 11 1\ . - • .. . W I . ... . . 1111 '. o � 1U � o = c . m o . . . . . . .. m . . Z . . .. . . I 2 U .. . - .. . m .. 1. - - .. .. - .. .. 1111.. ..... .. 1111.. 1111.. 1111 1111.. 1111.. 1111.. �-LOWER S_ _ _ _ _ _ .1 .1 .1 .1 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _FL.T2.0_O.S n � _ .1111 .. .1111. .1111 �J V 1111. _... _.. SECOND FL.T.O.S. LOWER SECOND d �20 SER SECOND FL. PLATE � � LOWER SECOND F .. .. . P.L. .. .. .. . '. . . ' m '... ..11.11._._._.. ... 1.11.1 . . ... ..... ._...... . . ... ._. ...._... .... . ._........ . . ... ...1............. . . 11.11_._._._.. . . 1_11.1._.. ._... ._.. . . _ . _ 1111 . , 1111 .................. '.. 1111.. .. 1111... ........ .................... ........ .. 1111 ... ... 1111 .. .. ......... ............... .. .................. .. 1111... 1111.. � W 13 � � Q � .. ......._... ..... .... .. I...... .. ........ .. ..... ........ ............ ...... _ 11...1 1 . ........ _ 0- r .._ .._... .._ .. z � W ui z � LoLu CD N o 2 � Z rn 0 9 b, , _ m - M 2 . . .. .. .. .. .. .. .. . . . ' .. . .. .. .. I. 2 1 . . . . . . . . . . . . . . . _. . . . . . . ' . . . GRADE PLANE GRADE PLANE 12.59' 12.59. - - - -- ---- - - - -- --- -- - ------ ----------- -------------------- -- --- ---------- --------- --- - -- - ----- -- - -------- .. _ _ - - - - - - - - - - - - - - - - - - - - - 1200 GE CURB. 04 .. .. . .. .. ... ... .... . ...... .. .... . .. . ... .. . .....-- 12 00' � CO - W . z . . - - - .. Q ...... .. ... ........... _ II II I I I I I I II II I I I III III II II II II II " I I I IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII I IIIIII-III- - _............_. .11.11 . . Z � U .......... ................................. .......... ............I.................... .......... ................................. .......... 1111.... _ __ Z = J REAR ELEVATION LL W U A B i 1/4" = 1'-0" Q W Q . . Z _ om . . W � � N . . . . . . 1. . .. 1 . - .. . . . . . . ' � W .. . ...... ...... ...... ...... . ... .. 1. Z . 2 DOCUMENT I.VALID UPON A-5.0 ..... .... .. 1 .2 . . .. .. 1 40.99' . MAX_RIDGE HEIGHT-- ------------------ ------------------------------------------------------------------------------------------------ -------- "------------ -v '- _MAX_RIDGEHEIGHT .... .... .. 1 . 1 . ..._ .... 41.60' .. 41.60' . .. .. . ....... .. . .... ... ... ... .._.. 38.91' 4 5 ... l_ 3.5.•1 _ ORIGINAL SIGNATURE I 12 .I. HIGHER ROOF PLATE .. 11 11 ... .. ... .. .. .. . . ... 1111 ... .. ..... ..... ... .. .... .... T... 1111. 35 37.25' � � �zc hL_MAX FLAT . - - - - - - - - - - - - - - - - - - - - - - - - - - - - 7f - - - MAX FLAT ..... � o 6 .. 4 "om... ---- -- ---------- --------- ----------- --- ------------------------------------- -------------- -------- -- ------ ------ -- -- -- ----- ------ -- ------- o c°Zp 36.60, - - 2 60'... v° m v qa o _ �h .1 o10 mo 2cm o, - - - - - - - - - - - - - /� ROOF PLATE (TYP.) F 11 4, m.=Z Su'y T co 13 y a Ha d 36.00' - ' ` 21 . s cm£ mc=d � i \/i 1111 . .. _ _ UcwmC cc 0 . . . _ � 1111.. ' / '' 0 2 .. .. 11 11 .. H N f O �0� 00 1 11 1.. 3 3 _ � 2 11] 9 W o / ... w =Q N � m E 5 ~ o :g o. - . . - Z LL _ O _ O O G d A-gyp .. .. . .. 1. .. 1. 7 p N ry .. .. L - _ .. 1111 11 . 1 ...... I 1. 11 _ I - - - ._ -. _ _ _ - . - - - - - - - - - - - - - - - - T'. E2 - - 2�s- __ _ - _ . W UPPER SECOND FL 0 o N .. 6O dts °' 1111 .. .. . . . _... _.., � o ,a E 3. .,.. . - - - - - - _ - - - - - - - - - - - - - - - . - - -. - - -. - -. - .. -. . - - - - - - - - - - - . . . . - - UPPER SECOND PLATE `o m o m " v ........ - ......... .. . .. ... 1111 26.58"� .. .. .... ... w r� o-° o �' aci ati� .. 13 .. o t o E a �a t NO OR ALL PL L. O � c � LOWER secoND FL.T- - _ _ _ _ _ - _ - _ _ _ _ _ _ _ _ - TE: REF. ROOF PLAN (A-3) F ATE HTS. & RIDGE HTS... r - 1111 'U 25.01' °� `m 02. = LOWER SECOND FL. PLATE - _ - ` m 1111... . _ 23.75'.... .. 6 _ .. .. . .. O " .. . N al° a= °0E _ KEYNOTE LEGEND .11 \ y.U�. N Ut O 6 4 3 2 1 2 7 Q 1 ROOF RAFTERS-REF.STRUCT. LV E ` 5 `o Fn w d 2 i i T 0 2 STUCCO FINISH-MIN.7/8"THK.W/.DIA.LATH,COLOR AS SEL. o `_° t o w o .�w � F 4 - 0 3 EXTERIOR GLASS GUARDRAIL-MIN.42"HIGH-4"MAX.SPHERE OPENING,REF.DTLS.23/AD-1 x d a =u o-=$ o = + 4 CHIMNEY CAP/SPARK ARRESTOR-[DTL.21/AD-11(NOTE:DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT 0 c �O v U . .. m = ` .. THE TERMINATION-OF FACTORY BUILT CHIMNEYS EXCEPT W HERE SUCH SHROUDS ARE LISTED AND LABELED LU , " � a n v . W£¢ = '" 60 . . . .. FOR.USE W ITH THE SPECIFIC'FAC.BLT.CHIMNEYSYSTEM AND ARE INSTALLED IN ACCORDANCE WA.MFGR.INST. . 2 INSTRUCTIONS..CMC 802,4.2.4). - REVISIONS 1111 ... 1111 _. o ... . � _ 5 CHIMNEY SHALL EXTEND AT LEAST 2'HIGHER THAN ANY PORTIONOF THE BUILDING WAW.10',BUT SHALL NOT ' � - � I , . '... ... - BE LESS THAN 3''ABV.THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF.. . NO. REVISION .. DATE " ... .. . . ' . , .. � . . . .-'. . ... . "" 6 DOWNSP.OUT. KYNAR FINISH TO MATCH METAL ROOFING,SHAPE AS.SEL..(ARCH.TO APPROVE)-" ._ 7 EXTERIOR LIGHTING:TO BE HIGH EFFICIENCY,LOW EFFICIENCY-MAYBE BE PROVIDED PER ELECTRICAL NOTE#33 � ,, FIRST FLOOR . � - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 8 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ I I I _ _ _ FIRST FLOO�.O.S�. . - 8 DECO: SHUTTER..STAIN AND SEAL AS SEL.-ARCH TO APPRV.PRIOR TO FAB,_.. . .. . ' . . ' ' i� 15.75' _ _, 15.75' 9 (N.)GATE'-PER LANDSCAPE DESIGNER(MIN.5'HT./6'MAX HT.ABOVE NATURAL GRADE)TO BE NONE SCALABLE . .... i - :. - . - - . . 11 . ...... - . . .. ..... - - TO MEET POOL SAFE REG-_. " . ' - .... " ' .. m 6.2% - :, - _ 10 DECO:'WROUGHT IRON RAILING-ARCH. . - ' ��. -a, - ______- - -- --- - - 11 ALUM-.GUTTER-KYNAR FINISH TO MATCH METAL ROOFING,SHAPE AS SEL PROVIDE SHOP DWGS.TO ARCH. 1111..... m i - : - . . ............ A-.EAVE AS.DIMENSIONEO.(REF.ROOF PLAN&RCP FOR DETAILS) . . GRADE PLANE- ------ --- --------- ----------------- --------------------------------- -- -- ---------- .a. -- --- -- -- --- -- -- --- ---_ - --------------------------------------- --'- - - -----------------GRADE PLANE' 12.59' l - --- - -- -- - - - - - - - 12. I. �� � - 13 PRECASTSHEADER ARCH TO APPV.SIZE&PROFILE OFFSET.REF.5/A-7.0 - - - - - - - - ttl I �r _ 59. . . . ........... GARAGE CURB . 11 IIIIIIIIIIIIIIIIIIIIII-III III1 -1111 I IIIIIIIIIIIIIIIIIIIIIIIIIIII-III IIIIIIIIIIIIIIIIIIIIIII _ .. .... -- _._._.... _. 12.00' III-III III III III-- I III III I I I-I I I I I I 1 I I I I I I I I-III 111 I I F- I I I _I I E I I-I I I I I I I I I-I I I III III I I I I I I I I I I I I _ I I IIIIIIIII-III-III II II III III- _ _ _ _ .1.1 .1 .1 _ _ _ _ _ . I I I-111 I I I I I I I I I I I I I I I I I I I I I I I I-I I I I I I I I I I I I I I I I I I I I I I I I-I I I-III-III I I I I I - I I I I I I I I I I I I-I I I-III III III I I I I I I I I I-I I III III III III III-III I I I I -V I I I I1-1 I 1 I 1 I 1 I 1 I 1 I 1-1 I II 1 I I I I I I I I 11-1 I 1 I 1 I 1 1 1I 11-1 II I-I 1 1 I I I I I I I I 1 I 1 1I I I I II F7, LEFT SIDE ELEVATION . . . " " 1/4 = 1 -0 . . . . ... . 1 . . . " '.. .. 2 . „ „ 1 . 1 . . . 201834 .. . ... . . - .. . ... . . .. . .. .. . .. . . . .. AT . .. . ... . . . . " .. . .. . DATE ' I . 04/11/19 . " SHEET ET NO.. . 1111 ... . . ' .. .................... . .. 1. . _ A4 . __/ PROJECT NAME OCEAN FRONT RESIDENCE INSULATION SCHEDULE: STATUSCDP EXTERIOR WALL: o 2 x 4 CONST. = R-19 MIN. E 0 2 x 6 CONST. OR LARGER= R-19 rn H RAISED FLOOR: R-30 MIN. V ROOF: R-30 t — � U (REF.T-24 REPORT FOR MORE INFORMATION) `? 1 0 0 A A-5.0 B NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME U — m Q (7 3 FIRE-BLOCKING & DRAFT-STOP NOTE z 3 FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS N MAX. RIDGE HEIGHT ____________________________ ______MAX_RIDGE HEIGHT (0 --------------------- GAGA-------------GAGA-GAGA-- - ' (BOTH VERTICAL AND HORIZONTAL)AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN-------------------GAGA-- ---35--GAGA-- Q 41.60, ----GAGA-- -------GAGA-- 41.60' > o 12 TOP STORY AND A ROOF OR ATTIC SPACE,AND SHALL SUBDIVIDE ATTIC SPACES,CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE o 0 3.5./2 a MAINTAINED. z y ;^ 17 20 -v FIRE BLOCKS. Q - - HIGHER ROOF PLATE T THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND Y .. 37.25' FURRED SPACES, FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING M_AX_FLAT-------------- • o ESA W 36.60' GAGA-- - -------GAGA-- --- GAGA-- - - - - - - --- ----� - -- ------MAX 3660' HORIZONTAL. FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER.FIRE BLOCKS MAY /I ROOF PLATE (TYP.) ALSO BE OF GYPSUM BOARD,CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER,OR v 36.00 OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE- FILL INSULATION MATERIAL SHALL NOT BE USED. TH WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE / BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. a W 10 23 1 3 oD DRAFT STOPS. r 141 F 2 � DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. o � / ♦I 0 0 9 FLOOR-CEILING ASSEMBLIES. m / / 22 DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING.SUCH DRAFT STOPS Z _UPPER SECOND FL. T.O._--S.. SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER 27.84'lI AREAS. U_ a 6 UPPER SECOND PLATE o w 26.58, ATTICS. LU Z U 0- � LOWER SECOND FL.T.O.S. ° _- 22 4 DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS,OVERHANGS,FALSE FRONTS SET OUT FROM Z Z of T- 25.01' 2501' - - - - - WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE O = LL U LOWER SECOND FL. PLATE— _ _ _ WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. Q 0 Z W — — — — — — — 23.75' P.L. STAIRS 9 DRAFT STOP CONSTRUCTION. O . UW fn ­- 23 23 Q DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN%-INCH GYPSUM BOARD,3/8-INCH WOOD STRUCTURAL Z � O O 25 ITCH o PANEL,3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. z 0 POW DER 5 o OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES Z N >CSO 0 6C CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. 2� u7 W N 2 1 6 O Z rn KEYNOTELEGEND M r 8 � 24 / 1 BASE CABINET-BUILT-IN,FINISH AS SEL. �- FIRST FLOOR- T.O— _ _ _ _ - _ �• _ _ _ _ _ FIRST FLOOR T. .S. 2 COUNTERTOP-AS SELECTED _ - 15.75' \-w3 DOWNSPOUT-KYNAR FINISH TO MATCH METAL ROOFING,SHAPE AS SEL.(ARCH.TO APPROVE) - -- - _ - - -- - -- .- 4 UPPER CABINET-BUILT-IN,FINISH AS SEL. r 5 KITCHEN EXHAUST HOOD-PROVIDE MIN.RATE OF 100 CFM-INSTALL&PROVIDE POWER PER MFGR'S. INSTRISI �� BARSI . (� -GRADE PLANE_______ _------- ___ _____ _ _________ __ _ __ __ __ ___ _ ___---_--_ __________GRAD_-PLANE 7 REFRIGERATOR-UNDER-CABINET WINE CHILLER,PER OWNER WJ 12.59, - - -- -- ----� - LL �_ _ _ --- ---- - - --- _� - -r= GRADE _ _ -14] _ _ _ _ _ 12• 8 BASE CABINET-SINK UNIT,BUILT-IN,FINISH AS SEL. N 1 GARAGE CURB —� — - � - T GARAGE CURB 9 REFRIGERATOR-VERIFY APPLIANCE W1.OWNER v 1200' 12.00' 10 GYM EQUIPMENT-AS SELECTED BY OWNER IIII —IIII IIIIIIIIIIIIIIIIIIIIIIIIIIII—IIII —IIII III—IIII 11 IFURNISHINGS-AS SELECTED O II III_III III_III III_III III_III III_III III_III III III III_III III III I 12 AND A -BUILT IN,FINISH AS SEL. LCL 13 DISHWASHER-AS SELECTED 14 EXTERIOR WROUGHT IRON GUARDRAIL-MIN.42"HEIGHT-4"MAX.SPHERE OPENING,REF.DTLS.2,4/AD-1 A B 15 DECO.WOOD BEAM,REF STRUCT.-STAIN&SEAL-ARCH.TO APPV. UJ z T_ J 16 WD.TRELLIS MEMBER 6X10, -CHAMFER EDGES APPX 1/2",PAINT AS SEL.ARCH.TO APPV.PROFILE AND SIZE. 17 SPANISH TILE ROOFING-REF.MATERIAL SCHEDULE A-4.0 r , 18 TALL CABINET-BUILT-IN,FINISH AS SEL. Z w U m 19 EXTERIOR LIGHTING-TO BE HIGH EFFICIENCY,LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE O #33 20 ROOF RAFTERS-REF.STRUCT. LLI n/ 21 DECK FRAMING-REF.STRUCT. O LOL 22 FLOOR JOISTS-REF.STRUCT. 2 TRANSVERSE SECTION 23 INTERIOR STAIR MOUNTED RAILING-34"-38"ABV.NOSING,REF.DTLS. 2,8/AD-1 Lu Lu 24 HARDSCAPE-COLORED&SCORED CONCRETE(AS SELECTED)PER.LAND.DESIGNER L 1/4- = 1'-0" 25 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-1O Lu Z DOCUMENT VALID UPON 2 1 A-5.0 MAX. RIDGE HEIGHT 17 2 __MAX_RIDGE HEIGHT ----------------- ---------------------------------------------------------- - ---- ----- --- ------ --- -- 41.60' 41.60' y 20 17 - - - _ - - - - - GAGA - - - GAGA - - GAGA - - 15 16 GAGA GAGA GAG - - -H-IGHGERAROOF PLATE ORIGINAL SIGNATURE3725' MAX FLAT -----GAGA-- � ----r - l MAXAn o ROOA (TYP.) 6.00F 9 ,� Rm 'm o .3 L' TE 12 / / ma �ZEyo � • / / ma��tmc�'P d BA H #1 VIEW DECK 22 BEDROOM #160 \ II �0 \ U a_U°m o11 NORTH ARROW a m„ 2EDROOM #2 ad do Fm d o 0 27 U . 10 - - - - - _ N9000'00„ E = o¢'>.a `ma0a f 1 PROPERTY LINE TAG a r s 2 g z c m - Distance � a t a c H 21 UPPER SECOND FL. SIM z z ¢ ME / �- T.O.S.� 1 SECTION INDICATOR o m a - - - - - - GAGA - - ` GAGA 27.64' GAGA UPPER SECOND PLATE / A101 — a o o `m - - - - - - - - - - - - - �.I - -� - - GAGA - - 26.58' LOWER SECOND FL.T.O._S. _ _� _ _ _ _ _ _ o `o a `o 0� 22 Room name U m E 3 w a a a m � m m ��v 26.01' o 1 = 150 SF ROOM TAG (NAME / AREA) Lu Q o E 9 a t M , . , . a m d w LOWER SECOND FL. PLATE v c a 4 -'� GAGA 4 � SIM m � m � "a 23.75' GAGA CALL-OUT TAG A101 z " x "o0E — r U U.W. n 1 5 t U E � Sor��� d - - - - - - - - GAGA - - - --- t-119 o c m v- ao._ �'- � mm�amv KITCHEN BAR GRE OOM Name ELEVATION INDICATOR 6 g 6A 6B 2 1 13 9 11 Elevation REVISION FLAG J U m c Q U o_ a0Wo �W 3 m fr 2 y U .-U°�v U o 14 e o e e o7 20R@71/2" STAIR TAG (NO. OF RISER & HEIGHT) ~ aaoa ¢a 3-CAR GARAGEZ LL I REVISIONS a I III c 1i WALL TAG NO. REVISION DATE FIRST FLOOR (T.O.S. 0 - - - - - - - - - - 15.75' 101 DOOR TAG 1i WINDOW TAG GRADE n PLANE - G-A--G---A------_ SLOPE PER CIVIL IVIL:-:----,-- --II - I - - 12.59' �V 0 KEYNOTE TAG qu 12.59' --------GAGA-- GARA E URBCURB 00 -11 IGARAGE12.00' A ANNOTATION L EGEND - -- - - I I I I I 1 HR. FLOOR SYSTEM REF. DTL, 7/AD-1 1 2 0 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 0 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. JOB NO, 201834 D NEW WALL - 2 x 6 STUDS @ 16” O.C. U.N.O. DATE Fii LONGITUDINAL SECTION SHEET NO. 04/11/19 1/4” = 1'-0" O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. ® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. AIIIIIIIIIIII, 500 CONCRETE RETAINING WALL - REF. STRUCTURAL B SEPARATION LEGEND Zoning Administrator-May 30, 2019 Item Nos. la,2a,3a,4b, 5a, 7a-ADDITIONAL MATERIALS RECEIVED May 30, 2019, Zoning Administrator Agenda Comments Comments submitted by: Jim Mosher( I immosher(aDyahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229) I raft Minutes of May 16, 2019 Page 1, middle paragrap licant Tom Bitney, on behalf of Uptown Newport, LP, stated that he had reviewed the staff report and concur _ recommendation." Page 1, end of paragraph 2 of Item 8: "The project is consistent with the Jets lot's R-2 Zoning designation, which allows for two-unit residential development." Item 2. Pedicini Residence Coastal Development Permit No. CD2019-009 • n considering consistency with the LCP, it seems relevant that the proposal to construct a single residence on a 3,578 square foot lot creates a density of 12.2 dwelling units per acre, which is within the range, 10.0-19.9 DU/AC, required for the RSD-C land use designation. • Although being built to the maximum allowable height, it is good to see the mass/footprint of the structure is less than allowed, leaving some room for a private yard and not anticipating the adjacent public property can be used for that purpose. Rem 3. Stack Residence Coastal Development Permit No. CD2018-110 • considering consistency with the LCP, it seems relevant that the proposal to construct a single resi ce on a 30,524 square foot (0.7 acre) lot creates a density of 1.4 dwelling units per acre, which is 'thin the range, 0-5.9 DU/AC, required for the RSD-A land use designation. • It is good to s the digital simulations showing how the proposed development will alter public views (Attachmen 4 and ZA 5). Although it may not be relevant to the present hearing, they make me wonder wha ' wrong with the existing house and why it needs to be replaced. Item 4. The Milan Panic mily Trust Residence Coastal Development • In considering consistency with the CP, it seems relevant that the proposal to construct a single residence on this 13,628 square foot ( . 1 acre) lot creates a density of 3.2 dwelling units per acre. Unless I have miscalculated, this is i nsistent within the density range of 6.0-9.9 DU/AC required by the CLUP for the RSD-B land use ignation and quoted on page 1 of the staff report and in Section 1.6 of the resolution. • On page 2, in Table 1 (and at the top of page 10), the re nce to a 3-car garage is a bit confusing since the applicant's own project description (on p 21) refers to a 6-car garage, and the drawings on pages 41 and 43 appear to show as many a 11 cars. • On page 3, the staff report says "The maximum bay water elevation is feet (NA VD 88) and may exceed the current 8.55 feet (NAVD 88) top of bulkhead elevation "ng high tide or storm events." In other words, an 8.55 foot bulkhead does not provide entirel dequate protection when the "bay water elevation" is 7.7 feet. I am, therefore, unable to fol staff's reasoning that a 10.6 foot high bulkhead would provide adequate protection in a scena ' in which the 7.7 feet increases to 10.6 feet. It would seem to me the new seawall would have be at least as much over 10.6 feet as the present 8.55-foot wall is over 7.7 feet.