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HomeMy WebLinkAbout03_Clarizio Live-Work Development CDP, Minor Site Development and Tentative Parcel Map_PA2017-182CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Clarizio Live -Work Development (PA2017-182) Coastal Development Permit No. CD2017-077 Minor Site Development Review No. SD2017-006 Tentative Parcel Map No. NP2017-020 County Tentative Parcel Map No. 2017-162 SITE LOCATION: 500 East Balboa Boulevard APPLICANT: 500 E Balboa, LLC OWNER: Dino and Hope Clarizio PLANNER: Benjamin M. Zdeba, AICP, Associate Planner 949-644-3253, bzdeba@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT • General Plan: Mixed -Use Vertical (MU -V) • Zoning District : Mixed -Use Vertical(MU-V) • Coastal Land Use Category: Mixed Uses Vertical (MU -V) • Coastal Zoning District: Mixed -Use Vertical (MU -V) PROJECT SUMMARY March 15, 2018 Agenda Item No. 3 A request for a coastal development permit and minor site development review to allow the demolition of an existing single -story commercial building and construction of a three- story structure with one live -work unit and two residential units. Also requested is a tentative parcel map for condominium purposes to allow each unit to be sold separately. The proposed project includes hardscape, landscape, and subsurface drainage facilities. The design complies with all applicable development standards and 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 and Section 15315 under Class 3 (New Construction or Conversion of Small Structures) and Class 15 (Minor Land Divisions), because it has no potential to have a significant effect on the environment; and 01/12/2018 1 Clarizio Live -Work Development Zoning Administrator, March 15, 2018 Page 2 3) Adopt Draft Zoning Administrator Resolution No. —approving Coastal Development Permit No. CD2017-077, Minor Site Development Review No. SD2017-006, and Tentative Parcel Map No. NP2017-020 (Attachment No. ZA 1). Project Setting and Description The project site is located at the corner of northeastern corner of Adams Street and East Balboa Boulevard within Balboa Village. It is immediately adjacent to a residential duplex to the north. To the east is an alley, which provides access to the site. • The project site is currently developed with a single -story nonresidential structure, which would be demolished. The applicant proposes to redevelop the site with a mixed-use development comprised of one live -work unit and two residential units on a 5,021 -square -foot lot (Unit 1, Unit 2, and Unit 3, respectively). Table 1 summarizes the composition of each unit. Table 1 — Unit Summary Unit 1 Unit 2 Unit 3 21d Floor Residential Area 1,057 square feet 1,027 square feet 1,042 square feet 31 Floor Residential Area 381 square feet 499 square feet 586 s uare feet Nonresidential Area 1,761 square feet None None Garage Area 427 square feet None None Total Floor Area 3,626 square feet 1,526 square feet 1,627 square feet Private Open Space 516 square feet 222 square feet 204 s uare feet Parking Spaces Two enclosed and twoguest/customer Two covered Two covered • To implement the project, the applicant requests the approval of the following applications_ o Minor Site Development Review — to allow the construction of a new mixed- use development. o Tentative Parcel Map — to allow each unit to be sold separately as a condominium. o Coastal Development Permit (CDP) — to authorize the demolition of the existing building and the construction of a new mixed-use development with a tentative parcel map for condominium purposes in the coastal zone. • More details on the project design are provided in the applicant's project description and justification, which is attached as Attachment No. ZA 3. TmpIC 10/10/17 Clarizio Live -Work Development Zoning Administrator, March 15, 2018 Page 3 Land Use and Development Standards • The project site is designated Mixed -Use Vertical (MU -V) by the General Plan Land Use Element and the Coastal Land Use Plan. It is within the Mixed -Use Vertical (MU -V) Zoning and Coastal Zoning Districts. This designation is intended to provide for the development of properties for mixed-use structures that vertically integrate housing with nonresidential uses. • The proposed live -work use and the residential units above the ground floor are allowed within the MU -V District, subject to the approval of a minor site development review. • The proposed development is consistent with all applicable floor area ratios (FAR) and other development standards, including setbacks, private and common open spaces, parking, and height for mixed-use projects in the MU -V Districts, as evidenced in Table 2. Table 2 — Development Standards Development Standard Requirement Proposed Setbacks (min.) Front 0 feet 0 feet Sides 0 feet (street) 5 feet interior 0 feet 5 feet Rear 10 feet 10 feet Floor Area Ratio FAR Nonresidential 1,757.35 square feet (min) 2,510.5 square feet max 1,761 square feet Residential 5,021 square feet 5,019 square feet Open Space Private 75 square feet per unit 225 942 square feet Common 5% of gross area for each unit 250.95 476 square feet Parkin Live -work 2 -car garage and 2 guest/customer 2 -car garage and 2 guest/customer Multi -unit residential 2 covered per unit 2 covered per unit i.e., 4 total Height) Flat rooflrailing 26 feet 24 feet, 6 inches Sloped roof 31 feet 31 feet • The immediate area is predominantly developed with single- and two-story residential and nonresidential structures; however, there are taller structures along the East Balboa Boulevard corridor. The Balboa Theater and the building formerly occupied by Mithrush, both to the east of the site, are approximately 32 feet tall and approximately 30 feet tall, respectively. Similar to the project, the Mithrush Tmpm 10/10/17 Clarizio Live -Work Development Zoning Administrator, March 15, 2018 Page 4 building is also located on a corner lot at Main Street and East Balboa Boulevard. The Newport Landing parking structure, which is approximately 39 feet tall, is also located on a corner north of the project site at Adams Street and East Bay Avenue. The project design includes second- and third -floor decks, which serve to set back the second- and third -floor living areas from East Balboa Boulevard. This feature serves to remove some of the massing keeping the project at a pedestrian scale, which will help maintain compatibility with the neighborhood. As the project is in Balboa Village, it must be consistent with the Balboa Village Design Guidelines, which were updated and adopted by City Council in late 2014. The Guidelines discuss 14 design principles, which should be adhered to when applicable. The draft Resolution (Attachment No. ZA 1) contains more detail as to how the project is compliant and how the design principles are implemented. The proposed tentative parcel map for condominiums does not change the proposed use or density of the project. The proposed development is subject to applicable public improvements as included in the draft Resolution and as required by the Subdivision Map Act. As part of the project, an Americans with Disabilities Act (ADA) accessible ramp will be constructed as an improvement within the public right-of-way, existing driveway approaches on East Balboa Boulevard will be removed, and all existing or otherwise damaged sidewalks, curbs, and gutters along the project frontages will be repaired. Approval and recordation of the Tentative Parcel Map will allow the live -work unit and both residential units to be sold individually. Hazards The project site is separated from the beach by East Balboa Boulevard and two blocks of nonresidential and residential development. It is approximately 850 feet from the beach mean high tide line to the south and approximately 400 feet from the bay front to the north. • The finish floor elevation of the first floor for the proposed structure is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.00 -foot (NAVD88) elevation standard. The identified distances from the coastal hazards areas coupled with the 9.00 -foot (NAVD88) finish floor elevation, will help to ensure the project is reasonably safe from any potential coastal hazards for the projected economic life (75 years) of the structure. Tmpl[: 10/10/17 .y. Clarizio Live -Work Development Zoning Administrator, March 15, 2018 Page 5 The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. To fulfill this requirement, a Water Quality Management Plan (WQMP) has been reviewed and approved by the City's Engineer Geologist. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for best management practices (BMPs), use of a low -impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQMP prior to building permit issuance. • The Project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access The Project site is located on the Balboa Peninsula between the nearest public road and the sea. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the Project's impact and be proportional to the impact. In this case, the project replaces an existing nonresidential structure located on an inland lot with a new mixed-use structure (i.e., nonresidential). Although the Project involves a change in density and intensity from the existing condition, it is compliant with the allowable density and intensity for the site, as well as all applicable development standards, as discussed in more detail in Findings C and D in the draft Resolution (Attachment No. ZA 1). The Project is not anticipated to result in increased demand on public access and recreation opportunities. Furthermore, the Project is designed and sited so as not to block or impede existing public access opportunities. Tmpl[: 10/10/17 J� Clarizio Live -Work Development Zoning Administrator, March 15, 2018 Page 6 Vertical access to the bay front and the beach is available immediately west along Adams Street. Lateral access provided approximately 375 feet to the north along the Edgewater Place pedestrian easement. Lateral access is also provided approximately 275 feet to the south along the East Ocean Front walk, as well as along the public beach. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project is located on an inland lot and will replace an existing nonresidential structure with a new mixed-use structure (i.e., nonresidential) that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing and anticipated future 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. The Project will improve an underutilized street corner along the heavily -traveled East Balboa Boulevard corridor, which will in turn help to enhance public views within the Coastal Zone for visitors and residents. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 and Section 15315 under Class 3 (New Construction or Conversion of Small Structures) and Class 15 (Minor Land Divisions) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 3 exemption applies to apartments, duplexes, and similar structures designed for not more than six dwelling units in urbanized areas. The proposed mixed-use development is consistent with all requirements of the Class 3 exemption, as it contains one live -work unit and two residential units on an existing nonresidential site in Balboa Village. The Class 15 exemption allows the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The Tentative Parcel Map is for condominium purposes and is consistent with all of the requirements of the Class 15 exemption. Tmpl[: 10/10/17 Clarizio Live -Work Development Zoning Administrator, March 15, 2018 Page 7 PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: /V X6_ j mj ,P . Zdeba, AICP Associa}ee Planner GBRlbmz Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Applicant's Project Description and Justification ZA 4 Tentative Parcel Map ZA 5 Project Plans Tmp1C. 10/10/17 Attachment No. ZA 1 Draft Resolution 2 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-077, MINOR SITE DEVELOPMENT REVIEW NO. SD2017-006, AND TENTATIVE PARCEL MAP NO. NP2017-020 TO DEMOLISH AN EXISTING COMMERCIAL BUILDING AND CONSTRUCT A NEW LIVE -WORK DEVELOPMENT LOCATED AT 500 EAST BALBOA BOULEVARD (PA2017-182) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by 500 E Balboa, LLC ("Applicant') on behalf of Dino and Hope Clarizio ("Owners"), with respect to property located at 500 East Balboa Boulevard ("Property"), requesting approval of a coastal development permit, minor site development review, and a tentative parcel map for condominium purposes. 2. The Property is legally described as Lots 11 and 12 in Block 5 of the Balboa Tract, in the City of Newport Beach, County of Orange, State of California, as per Map recorded in Book 4, Page 11, of Miscellaneous Maps, in the Office of the County Recorder of said County. 3. The Applicant proposes the demolition of an existing single -story commercial building and construction of a three-story structure with one live -work unit and two residential units, which will be sold separately as condominiums ("Project'). The Project includes hardscape, landscape, and subsurface drainage facilities. The design complies with all applicable development standards and no deviations are requested. 4. The Property is designated Mixed -Use Vertical (MU -V) by the General Plan Land Use Element and is located within the Mixed -Use Vertical (MU -V) Zoning District. 5. The Property is located within the coastal zone. The Coastal Land Use Plan category is Mixed Uses Vertical (MU -V) and it is located within the Mixed -Use Vertical (MU -V) Coastal Zone District. 6. A public hearing was held on March 15, 2018, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This Project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303 and Section 15315 , Article 19 of Chapter 3, Guidelines for 12-21-2017 9 Zoning Administrator Resolution No. #### Paqe 2 of 20 Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures) and Class 15 (Minor Land Divisions), because it has no potential to have a significant effect on the environment. 2. The Class 3 exemption applies to apartments, duplexes, and similar structures designed for not more than six dwelling units in urbanized areas. The proposed mixed-use development is consistent with all requirements of the Class 3 exemption, as it contains one live -work unit and two residential units on an existing nonresidential site in Balboa Village. 3. The Class 15 exemption allows the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The Tentative Parcel Map is for condominium purposes and is consistent with all of the requirements of the Class 15 exemption. SECTION 3. REQUIRED FINDINGS. Coastal Development Permit In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area ratios, setbacks, height, open space, and parking. a. The maximum gross floor area allowable for residential uses is 5,021 square feet (i.e., floor area ratio [FAR] of 1.0). The proposed gross floor area for residential use is 5,019 square feet. b. The minimum gross floor area allowable for nonresidential uses is 1,757.35 square feet (i.e., FAR of 0.35) and the maximum allowable is 2,510.50 square feet (i.e., FAR of 0.50). The proposed gross floor area of the nonresidential use is 1,761 square feet. c. The proposed development provides the minimum required setbacks, which are 10 feet along the rear property line abutting the alley and 5 feet along the side property 12-21-2017 10 Zoning Administrator Resolution No. #### Page 3 of 20 line abutting the residential zoning district. There are no minimum setbacks required for the property lines along Adams Street and East Balboa Boulevard. In this case, the established grade for measuring heights of the principal structure is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88). The highest flat roof portion or railing is less than 26 feet above this grade. The highest ridge is no more than 31 feet above this grade. Therefore, the Project will comply with the maximum height requirements. e. The Project includes four covered parking spaces by way of two tandem carports for the residential units and a two -car garage, which is also in tandem, for the live - work unit. Two additional open parking spaces are provided to serve customers or visitors of the live -work unit. Therefore, the Project will comply with the minimum parking requirements. 2. The immediate area is predominantly developed with single- and two-story residential and nonresidential structures; however, there are taller structures along the East Balboa Boulevard corridor. The Balboa Theater and the building formerly occupied by Mithrush, both to the east of the site, are approximately 32 feet tall and approximately 30 feet tall, respectively. Similar to the Project, the Mithrush building is also located on a corner lot at Main Street and East Balboa Boulevard. The Newport Landing parking structure, which is approximately 39 feet tall, is also located on a corner north of the project site at Adams Street and East Bay Avenue. 3. The Project design includes second- and third -floor decks, which serve to set back the second- and third -floor living areas from the street. This feature serves to remove some of the massing keeping the project at a pedestrian scale, which will help maintain compatibility with the neighborhood. 4. The Project has been designed such that it will be compatible with the scale of expected future development. 5. The Project site is separated from the beach by East Balboa Boulevard and two blocks of nonresidential and residential development. It is approximately 850 feet from the mean high tide line to the south and approximately 400 feet from the bay front to the north. The finish floor elevation of the first floor for the proposed structure is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.00 -foot (NAVD88) elevation standard for new structures. The identified distances from the coastal hazards areas coupled with the 9.00 -foot (NAVD88) finish floor elevation, will help to ensure the Project is reasonably safe for the economic life of the structure. 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 CBC prior to building permit issuance. 12-21-2017 ss Zoning Administrator Resolution No. #### Paqe 4 of 20 7. The Project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 8. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. To fulfill this requirement, a Water Quality Management Plan (WQMP) has been reviewed and approved by the City's Engineer Geologist. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for best management practices (BMPs), use of a low -impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQMP prior to building permit issuance. 9. All proposed landscaping complies with Implementation Plan Section 21.30.075 (Landscaping). Condition of Approval No. 15 is included that requires drought -tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 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. Fact in Support of Finding: 1. The Project site is located on the Balboa Peninsula between the nearest public road and the sea. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the Project's impact and be proportional to the impact. In this case, the project replaces an existing nonresidential structure located on an inland lot with a new mixed-use structure (i.e., nonresidential). Although the Project involves a change in density and intensity from the existing condition, it is compliant with the allowable density and intensity for the site, as well as all applicable development standards, as discussed in more detail in Findings C and D below. The Project is not anticipated to result in increased demand on public access and recreation opportunities. Furthermore, the Project is designed and sited so as not to block or impede existing public access opportunities. 2. Vertical access to the bay front and the beach is available immediately west along Adams Street. Lateral access provided approximately 375 feet to the north along the Edgewater Place pedestrian easement. Lateral access is also provided approximately 275 feet to the south along the East Ocean Front walk, as well as along the public beach. 12-21-2017 12 Zoning Administrator Resolution No. #### Page 5 of 20 3. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project is located on an inland lot and will replace an existing nonresidential structure with a new mixed-use structure (i.e., nonresidential) that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing and anticipated future neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. 4. The Project will improve an underutilized street corner along the heavily -traveled East Balboa Boulevard corridor, which will in turn help to enhance public views within the Coastal Zone for visitors and residents. Site Development Review In accordance with Section 20.52.080.F (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: C. Allowed within the subject zoning district. Fact in Support of Finding: The Property is located within the Mixed -Use Vertical (MU -V) Zoning District, which allows nonresidential uses and/or vertically integrated mixed-use structures; where the ground floor is restricted to nonresidential uses along the street frontage. Residential uses are only permissible above the first floor. The proposed live -work unit is comprised of a 1,761 -square - foot nonresidential space on the ground floor with a single residential unit above. The nonresidential space and the residential unit share a common entry vestibule opposite East Balboa Boulevard. Two additional residential units are located above the required parking for the Project. Pursuant to Table 2-8 (Allowed Uses and Permit Requirements) of NBMC Chapter 20.22 (Mixed -Use Zoning Districts), the proposed Project is allowed within the MU -V zoning district. Finding: D. In compliance with all of the applicable criteria identified subsection [20.52.080](C)(2)(c): L Compliance with this Section, the General Plan, the Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent development; and whether the relationship is based on standards of good design; 12-21-2017 i3 Zoning Administrator Resolution No. #### Page 6 of 20 iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; V. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30. 100 (Public View Protections). Facts in Support of Finding: 1. The Land Use Element of the General Plan designates the subject property as Mixed - Use Vertical (MU -V), which is intended to provide for the development of properties for mixed-use structures that vertically integrate housing with nonresidential uses. A mixed- use development on a property designated MU -V shall have a maximum floor area to land area ratio (FAR) of 1.5; where a minimum FAR of 0.35 and maximum 0.50 shall be allocated to nonresidential uses and a maximum of 1.0 to residential uses. The proposed development is consistent with the General Plan designation in that: a. The proposed live -work unit and residential units are designed as a vertically - integrated mixed -used structure, located on the northeast corner of Adams Street and East Balboa Boulevard. The Project will be occupied by nonresidential uses on the ground floor and the residential uses will be located above the ground floor. b. The proposed development has 0.35 FAR for nonresidential uses; and 1.00 FAR for residential uses. Together, the Project has 1.35 FAR for mixed-use development. 2. The proposed development complies with the MU -V Zoning District development standards of FAR, building setbacks, public and private open spaces, building height, and parking. See Fact in Support of Finding A(1) above. 3. The development consists of a 3 -story, single building with a sloping roof at approximately 31 feet in height. It will consist of one live -work and two residential units (Unit 1, Unit 2 and Unit 3, respectively): a. Unit 1 will have a total of 3,626 square feet in gross floor area consisting of approximately 1,761 square feet in nonresidential floor area and a 427 square - foot two -car tandem garage on the first floor. The nonresidential space will share an entry vestibule with the residential floor area above at the second and third floors, which will total approximately 1,438 square feet. In addition to the two garage parking spaces, two open and covered parking spaces accessible from Adams Street will be provided for customers and visitors, which is compliant with the live -work parking requirement. 12-21-2017 Zoning Administrator Resolution No. #### Paqe 7 of 20 b. Unit 2 will have a total of 1,526 square feet in residential gross floor area located on the second and third floors. A two -car tandem carport will be provided, which is compliant with the multi -unit residential parking requirement. C. Unit 3 will have a total of 1,627 square feet in residential gross floor area located on the second and third floors. A two -car tandem carport will be provided, which is compliant with the multi -unit residential parking requirement. 4. The proposed site layout provides efficient vehicular access from Adams Street and an existing alleyway located behind the subject property, accessed from East Balboa Boulevard. Adequate pedestrian access to the building is provided from the streets and alleyway. The Public Works Department has reviewed and approved the site plan, proposed improvements, and parking configuration subject to the conditions of approval. 5. The Project is designed to be consistent with the overarching principles of the Balboa Village Design Guidelines. This will help to ensure compatibility with not only adjacent structures, but with buildings throughout Balboa Village and that are also subject to the same set of guidelines. The proposed redevelopment, including overall site design and architecture, is generally consistent with the guidelines as it adheres to: a. Principle 1 — Maintain and enhance existing Balboa Village Character. The Project has been designed as a three-story building, which steps back on the second and third floors to help maintain pedestrian scale along the East Balboa Boulevard frontage. It will vertically integrate nonresidential uses with residential uses above to create a mixed-use development, which is clearly consistent with the purpose and intent of the MU -V designation and will help create an appropriate mix of uses in the Village. The Project design is composed of gable roofs, flat roofs, and canted roof forms at the two major second story corners, which help to create visual interest. The nonresidential ground floor will have different architectural treatment from the upper residential floors and large, floor -to -ceiling storefront windows with a recessed entryway. b. Principle 3 — Human Scale. The first floor of the Project will be sited immediately adjacent to the East Balboa Boulevard and Adams Street frontages with the upper levels stepping back. The presence of outdoor living areas on the second and third floors adjacent to the street will help to break the vertical plane and keep the development at a human scale. c. Principles 4 and 5 — Quality Architecture and No Incompatible Architecture. The Project proposes a combination of "Two -Part Commercial Block" and "Balboa Beach Cottage" architectural styles, as identified in the Guidelines. The architectural treatments will vary intentionally to distinguish the nonresidential space from the residential space. The proposed variations in materials, as well as the variations in the roof plane will help to create an architectural statement. Exterior treatments will include horizontal wood siding and raw, exposed split -block on the ground level. The canted roof structures 12-21-2017 15 Zoning Administrator Resolution No. #### Paqe 8 of 20 at each prominent corner are intended to evoke the form of the prow of a sailing ship to pay homage to the nautical history of the Village. Principles 6 and 7 — Inviting Streetfronts and Landscaping. The Project includes floor -to -ceiling windows at the streetfront, which will serve to open the fagade for viewing and will thereby help to create pedestrian scale and interest. Although opportunities for plantings are limited, the fagade will include approximately 240 square feet of sidewalk planter areas with a rhythm of lower and taller plantings. The combination of treatments a the streetfront and the strategic placement of plantings will contribute to the creation of an enhanced streetscape along the East Balboa Boulevard corridor. e. Principle 9 — Views. The Project design respects the setting of the Property and includes 942 square feet of private open space between the units, as well as 476 square feet of common open space. All open space is provided by way of second and third level decks, which will provide private views to the beach and bay. No public views are provided through or across the Property with the current development. Redevelopment of the site will enhance views to the beach and bay along Adams Street through beautification of an underutilized site. f. Principle 11— Sense of Enclosure. The Project design will serve to define the street space along Adams Street and East Balboa Boulevard by bringing the proposed building to the streetfront property lines. The addition of planting areas adjacent to the sidewalk will further help to create a sense of enclosure while enhancing the pedestrian experience. g. Principle 12 — Mixed -Use. The Project is primarily comprised of a nonresidential use on the ground floor (i.e., a live -work commercial space) with residential units above. This traditional pattern of mixed-use development is encouraged specifically on Village blocks with frontages on East Balboa Boulevard. Principles 13 and 14 — Pedestrian Environment and Storefront Design. The Project includes enhancement and improvement of the sidewalk area, as required by the Public Works Department. There will be no obstructions within the sidewalk area. As discussed in response to the preceding principles, the Project will serve to enhance the pedestrian experience along Adams Street and East Balboa Boulevard. Entrances to the nonresidential space at the ground level are framed by structural columns and plantings on either side. The primary entrance is recessed and oriented toward East Balboa Boulevard with a secondary entrance provided adjacent to the customer and visitor parking spaces. 6. The subject property is not located at or near a public view point or corridor as identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in compliance with 12-21-2017 10 Zoning Administrator Resolution No. #### Page 9 of 20 Section 20.30.100 (Public View Protections). See all Facts in Support of Finding B above. 7. The proposed tentative parcel map for condominiums does not change the proposed use or density of the property. Finding: E. Not detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. The proposed development will comply with all Building, Public Works, and Fire Codes, as well as all City ordinances and conditions of approval. 2. The Project has been conditioned to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents. 3. The proposed Project includes four covered parking spaces for the residential units and a two -car garage with two guest or customer spaces for the live -work unit, which complies with the parking requirements, pursuant to the NBMC Section 20.40.040 (Off - Street Parking). 4. The proposed Project design includes adequate common and private open spaces for the live -work and residential units. Tentative Parcel Map In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: F. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: 1. The Tentative Parcel Map is for one live -work and two residential condominium purposes. The subject property is presently vacant and is being used for automotive and 12-21-2017 17 Zoning Administrator Resolution No. #### Pape 10 of 20 boat storage. The proposed subdivision and improvements are consistent with the density of the MU -V Zoning District and the General Plan Land Use Designation. 2. The Property is not in a specific plan area. 3. The Project has been conditioned to require public improvements, including the construction of an Americans with Disabilities Act (ADA) accessible ramp, the removal of existing driveway approaches on East Balboa Boulevard, and the reconstruction of, existing broken or otherwise damaged sidewalks, curbs, and gutters along the Adams Street and East Balboa Boulevard frontages consistent with the Subdivision Code (Title 19). Finding: G. That the site is physically suitable for the type and density of development. Fact in Support of Finding: The 5,021 -square -foot lot is physically suitable for one live -work unit and two residential units, as it exceeds the minimum lot size of 5,000 square feet. The units comply with all development standards inclusive of the Floor Area Ratio (FAR), building setbacks, height restriction, parking, and common and private open spaces. Finding: H. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the Project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or Project alternatives identified in the environmental impact report. Facts in Support of Finding: 1. The site is developed with a single -story nonresidential structure and related surface parking areas. It will be improved with the construction of one live -work and two residential units. 2. The property is located in an urbanized area that does not contain any sensitive vegetation or habitat. 3. The Project is categorically exempt under Sections 15303 (Article 19 of Chapter 3), of the California Environmental Quality Act (CEQA) Guidelines — Class 3 (New Construction or Conversion of Small Structures) and Class 15 (Minor Land Divisions). 12-21-2017 12 Zoning Administrator Resolution No. #### Pape 11 of 20 Finding: I. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Fact in Support of Finding: The Tentative Parcel Map is for residential condominium purposes. All improvements associated with the Project will comply with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health issues. Public improvements will be required of the developer per Section 19.28.010 (General Improvement Requirements) of the Municipal Code and Section 66411 (Local agencies to regulate and control design of subdivisions) of the Subdivision Map Act. All ordinances of the City and all Conditions of Approval will be complied with. Finding: J. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Fact in Support of Finding: The design of the development will not conflict with easements acquired by the public at large, for access through, or use of property within the proposed development, because there are no public easements located on the property. Finding: K. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: 1. The property is not subject to the Williamson Act because the subject property is not designated as an agricultural preserve and is less than 100 acres in area. 12-21-2017 19 Zoning Administrator Resolution No. #### Pape 12 of 20 2. The site, developed for live -work and residential use, is located within a Zoning District that permits mixed-use projects. Finding: L. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (1) There is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding: California Business and Professions Code Section 11000.5 has been repealed by the Legislature. However, this Project site is not considered a "land project" as previously defined in Section 11000.5 of the California Business and Professions Code because the Project site does not contain 50 or more parcels of land. 2. The Project is not located within a specific plan area. Finding: M. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Fact in Support of Finding: The Tentative Parcel Map and any future improvements are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection process. Finding: N. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Fact in Support of Finding: The proposed mixed-use development is consistent with the Mixed -Use Vertical (MU -V) Zoning District which allows three residential units on the property. Therefore, the Tentative Parcel Map for condominium purposes will not affect the City in meeting its regional housing need. 12-21-2017 20 Zoning Administrator Resolution No. #### Pape 13 of 20 Finding: O. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Fact in Support of Finding: The proposed two live -work and residential units will be designed so that wastewater discharge into the existing sewer system complies with the Regional Water Quality Control Board (RWQCB) requirements. Finding: P. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three (3) of the Coastal Act. Facts in Support of Finding: The Tentative Parcel Map is for one live -work and two residential condominiums. The proposed subdivision and improvements are consistent with the Coastal Land Use Plan designation of MU -V (Mixed -Use Vertical). 2. See all Facts in Support of Finding B above. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-077, Minor Site Development Review No. SD2017- 006, and Tentative Parcel Map No. NP2017-020, subject to the conditions set forth in Exhibit 'A" which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF MARCH, 2018. Patrick J. Alford, Zoning Administrator 12-21-2017 21 Zoning Administrator Resolution No. #### Paqe 14 of 20 EXHIBIT "A" CONDITIONS OF APPROVAL (Project -specific conditions are in italics) Planning Division 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. Coastal Development Permit No. CD2017-077, Minor Site Development Review No. SD2017-006, and Tentative Parcel Map No. NP2017-020 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The Applicant shall prepare a written disclosure statement prior to sale, lease, or rental of a residential unit in the proposed mixed-use development consistent with Section 20.48.130(H) (Notification to Owners and Tenants) of the Municipal Code. 4. Four covered on-site parking spaces for the residential units shall be provided and maintained at all time. Said covered spaces shall not be enclosed or modified, such that they are no longer substantially open carports. 5. A total of two enclosed on-site parking spaces for the live -work use shall be provided and maintained accessible for parking of two -vehicles in tandem at all times. 6. Prior to certificate of occupancy, the Applicant shall record a deed restriction stating that the commercial space located on the ground floor shall not be leased and/or occupied separately from the above residential unit. 7. Access between the upper-floorresidential area and the first -floor commercial space of the live -work unit shall be maintained at all time. 8. At the issuance of building permits. a Fair Share Traffic fee shall be paid for the change in land use consistent with the fee schedule in effect at the time of issuance. 9. Prior to recordation of the Parcel Map, an In -Lieu Park Dedication fee shall be paid for the creation of one live -work and two residential condominium units. 10. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 11. 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 Use Permit. 12-21-2017 22 Zoning Administrator Resolution No. #### Pape 15 of 20 12. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Site Development Review or the processing of a new Site Development Review. 13. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of building permits. 14. Prior to issuance of building permits, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Site Development Review 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 action and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 15. Prior to the issuance of building permits, the Applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These landscape plans shall include the areas within the front setback adjacent to each commercial unit and incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 16. 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. 17. The site shall be in compliance with Zoning Code Section 20.30.070. If in the opinion of the Community Development Director, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources, the Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 18. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 19. All noise generated by the proposed development shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: 12-21-2017 23 Zoning Administrator Resolution No. #### Pape 16 of 20 20. 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. 21. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7 a.m. and 6:30 p.m., Monday through Friday and 8 a.m. and 6 p.m. on Saturday. Noise -generating construction activities are not allowed on Sundays or Holidays. 22. All trash shall be stored within the designated areas as approved by Community Development Department and screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. 23. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 24. Storage outside of the building, in the front, side or at the rear of the property shall be prohibited. 25. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including 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 the Clarizio Live -Work Development including, but not limited to Coastal Development Permit No. CD2017-077, Minor Site Development Review No. SD2017-006, and Tentative Parcel Map No. NP2017-020. 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/orthe parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, 12-21-2017 24 Between the hours of 7 a.m. and 10 p.m. Between the hours of 10 p.m. and 7 a.m. Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 20. 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. 21. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7 a.m. and 6:30 p.m., Monday through Friday and 8 a.m. and 6 p.m. on Saturday. Noise -generating construction activities are not allowed on Sundays or Holidays. 22. All trash shall be stored within the designated areas as approved by Community Development Department and screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. 23. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 24. Storage outside of the building, in the front, side or at the rear of the property shall be prohibited. 25. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including 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 the Clarizio Live -Work Development including, but not limited to Coastal Development Permit No. CD2017-077, Minor Site Development Review No. SD2017-006, and Tentative Parcel Map No. NP2017-020. 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/orthe parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, 12-21-2017 24 Zoning Administrator Resolution No. #### Pape 17 of 20 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. Fire Department 26. Automatic fire sprinklers shall be required for all new construction. The sprinkler system shall be a NFPA 13 Commercial system pursuant to California Fire Code (CFC) Section 903.1. 27. A fire flow test shall be determined for the structure pursuant to Fire Department Guideline B.01. 28. A fire alarm system that activates the occupant notification system shall be installed in Group R-2 occupancies where dwelling units or sleeping units are located three or more stories above the lowest level of exit discharge. 29. Single or multiple station smoke alarms shall be installed and maintained in Group R-2 occupancies. 30. All means of egress shall be accessible per California Building Code (CBC) Section 1009. Building Division 31. The Applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the CBC. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 32. The Applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90 -day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off -Site Impacts 12-21-2017 2.5 Zoning Administrator Resolution No. #### Pape 18 of 20 • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 33. Prior to the issuance of gradinq permits, a Geotechnical Report shall be submitted for the review and approval by the Building Division. 34. Prior to issuance of gradinq permits, the Applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed Project, subject to the approval of the Building Division, Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. Public Works 35. A Parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital -graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 36. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Section s 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 37. The Owners shall dedicate for street purposes a 10 -foot radius corner cut-off at the corner of Adams Street and East Balboa Boulevard. 38. All improvements shall be constructed as required by Ordinance and the Public Works Department. 12-21-2017 20 Zoning Administrator Resolution No. #### Pape 19 of 20 39. The Applicant shall construct a 5 -foot -wide concrete sidewalk (including top of curb) per City Standard STD -180-L along the Adams Street frontage. An easement for street and sidewalk purposes shall be granted to the City for all portions within private property. A 4 -foot -wide minimum Americans with Disabilities Act (ADA) compliant pedestrian path shall be provided around the proposed new driveway on Adams Street. A pedestrian easement shall be provided to the City. 40. The unused driveway approaches along East Balboa Boulevard shall be plugged per City Standard STD -165-L. New decorative sidewalk shall match the adjacent decorative sidewalk to the satisfaction of the Public Works Inspector. 41. Curb drains shall be installed per City Standard STD -148-L. 42. An ADA compliant curb ramp per City Standard shall be installed at the corner of Adams Street and East Balboa Boulevard. 43. The Edison vents along the Adams Street frontage to accommodate the proposed new driveway. 44. No above ground improvements shall be installed within the 10 -foot alley setback. The 10 -foot alley setback shall be constructed of drivable surface. 45. Each unit (one live -work unit [nonresidential and residential] and two residential units) shall be served by its individual water meter, sewer lateral and cleanout. Each water and sewer cleanout shall be installed with a traffic -grade box and cover. Water meter and the sewer cleanout shall be located within the public right-of-way. 46. An encroachment permit shall be required for all work activities within the public right- of-way. 47. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of Public Works Inspector. 48. All on-site drainage shall comply with the latest City Water Quality requirements. 49. All unused water services to be abandoned shall be capped at the main (corporation stop) and all unused sewer lateral to be abandoned shall be capped at the property line. If the sewer lateral to be abandoned has an existing cleanout, abandonment shall include removal of the cleanout riser, the 4 T box, and the wye. Sewer lateral shall then be capped where the wye used to be. 50. No structural encroachments, including but not limited to foundations and projections, are permitted within the public right-of-way or easement areas. 12-21-2017 27 Zoning Administrator Resolution No. #### Pape 20 of 20 51. The Applicant shall be responsible for the reconstruction of the existing broken and/or otherwise damaged concrete curb, gutter and sidewalk along the East Balboa Boulevard and Adams Street frontages. 12-21-2017 22 Attachment No. ZA 2 Vicinity Map 29 +f 7''h. `� r J{r�1 c7 s� Protect Site . i 413 M V s , ro 0 r � 7 s " G Newpori Beach GIS ���Pogr ° m 0 200 400 G Feet Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of Newport Beach and its employees and agents disclaim any and all responsibility from or relating to any results obtained in its use. Imagery: 2009-2013 photos provided by Eagle Imaging www.eagieaerial.com 3o Attachment No. ZA 3 Applicant's Project Description and Justification 31 0 Oglm flnIT m IH(. architecture planning Project Description and Justification The proposed new three-story above grade mixed-use building will replace the existing 1,338 SF single story retail structure on the corner of East Balboa Boulevard and Adams Street. The proposed project complies with the mixed-use vertical (MU -V) zoning under the mixed- use zoning districts general development standards. The proposed design grosses roughly 8,253 SF consisting of retail, residential, private garages, patios and roof decks. The ground floor is composed of 1,761 SF of retail space and 427 SF of private garage. The second and third floor of the project consists of one live/work loft and two residential condominiums ranging in size from 1,526 SF to 1,856 SF. All three condos consist of three bedrooms, two baths, and private roof decks. The massing is simple with ample, recessed fenestration and entry points for the ground level retail component. The landscape design consists of roughly 240 SF of water efficient plant and irrigation material while providing 476 SF of common open space on the third floor. The overall height and scale of the massing and pitched roofs correspond to the maximum allowable height limit while respecting public views and corridors outline in section 20.30.100 of the Newport Beach municipal code. The design of the first floor provides efficient vehicular and pedestrian access with adequate parking to meet the requirements outlined in the Newport Beach Municipal Code. There are two covered, off-street, on -grade nonresidential parking spaces accessible from Adams Street including one ADA van accessible space provided for the retail space. Nonresidential parking stalls on Adams Street are accessed by a new 28 -foot wide drive approach and a 4 - foot wide minimum ADA compliant pedestrian path around the new driveway. The new pedestrian path will connect to a new 5 -foot wide concrete sidewalk along the Adams Street frontage with a new 10 -foot foot radius corner cut-off at the corner of Adams Street and East Balboa Boulevard. The required residential parking is comprised of one enclosed, tandem, on -grade garage for the Live/Work condo and two tandem, on -grade carports for the remaining two condos that are accessed from the alley between Adams Street and Palm Street. The existing drive approach at East Balboa Boulevard will be removed and new decorative sidewalk will be provided. The proposed new live/work development will be a three-story mixed-use project combining the styles of "Two -Part Commercial Block" and "Balboa Beach Cottage" as described in the Balboa Village Design Guidelines. The Guidelines describe Balboa Beach Cottage style as being "...characterized by wood siding, both shiplop and board and batten, and gable roofs with overhanging eaves. Ground floor elements include brick or stone bulkheads, large windows or storefronts.... Gable roofs define the second story along with grouped smaller windows and dormer elements." The canted roof forms at the two major second story corners of the building on Balboa Boulevard evoke the form of the prow of a sailing ship which is a nod to the nautical history of the district. The third story with repetitive gable roof forms with overhanging eaves is a direct reference to the historic beach cottage architecture of the Peninsula and clearly communicates the residential aspect of the upper two stories of the building. The exterior material transitions on the upper levels to horizontal wood siding consistent with the description provided in the Balboa Village Design Guidelines and the ground level material is raw exposed split -faced block with minimal ornamentation to provide a simple, sturdy base for the three-story building. 412 31" Street Newport Beach, CA 92663 • P (949) 675-1755 • (949) 675-1758 • oatmanarchitects.com .32 Attachment No. ZA 4 Tentative Parcel Map 33 A (8.41)'Tt;' -7---'...:� ,Sr 1 act tNKK 1Z �~ N541352 (8 96) C D E I F 0 8 16 RIDC I I I SCALE: 1/8°= 1'-0' LOT 10 I a CIO; EXISTINIC 9. C i i I C53I I. .V-,. ( - - NOTES.:. (9. CSS- GRAVEL 1. SUBJECT PROPERTY IS LOCATED WITHIN THE ( ) ALL I POCKET I 15.00 i : ,, ,,. N54'35'21 "W 100.02' / Fes' C i�F -` g ®' I PROPOSED NEWPORT BEACH UNIFIED SCHOOL DISTRICT. __. s._.� -..oy _ . _. -. ..,_.--t -' :'tl rx \� '�i;�`;tTi\\\\, ..'. �v '.-"-'s'-+�' '....'_'_ =z.- x'---•.-'- - x - FS '^�,.. �y - r. ( $?$'� , WATER METERS 7A8.`[YJ`til..I/'.-1'.II-A� \ A., it l..�t .l., l lAi4�1 .S-� iA Grt �IV`n. I 2 7.92 LIP 7.88 FL ` - FS PRQPOSED y y ,a. 1 113 EASEMENT %. o , ,; } ��,.� '.NN. I 8.Ob LIP a 8.031�FL SUB INV FS ° !v $ 60 TG'. 't n �x . 8 8, `FL _t 8.56 TC 8 80 1.x8, I 8.02 FLtI n '8.57��TG r 8.15 INV$ 0 C 6' d' r BIO -RETENTION, j 1 g G S�� 3 4 5 j 4 E X 1 s 1 [itxa I UIU N l)'d t j_TU4 E. " .- PROPOSED ADA ACCESSIBLE CURB RAMP TO BE �},�.�.,1. '(3) 2. €.,. COMPLETED WITHIN YEAR OF CONSTRUCTION -- 77 =7E E � ,✓"r: � ��i t START. PROPOSED & �r 7 ! r TCG S i .'h DRAIN UNE PROPOSED (TYP) hEXISTING 9ti L: WATER METER EASEMENTS/DEDICATIONS 60 T# RIM= �r 950 STORM DRAIf Q7< PROPOSED 1` iANV .o1��rF LIFT STATION, I m SEWER LATERALS (2) PROPOSED DEDICATION AREA TO CITY OF t:, t: ''`+ =:. ,' ro NEWPORT BEACH. 10' RADIUS. 'r c}. i S ^�C 7{- ;r_ � �« . 3l ro FS EXISTING f i a} C } _ -= PROPOSED SIDEWALK EASEMENT TO THE SEWLOT 1 t - =- L -� - ER - CITY OF NEWPORT BEACH. 1.7' WIDE. - 3L f 1 , f.. Ij 9 Qj Bib FF CJF E3 . S FS PROPOSED GRAVEL POCKETI�II~OP.QTY Q MIXED-USE BLDGk, II"F /AC f v �: F- v T �- � I LINE OF SIG FF=9.00' ;� CITY STE LOT 12 (934 )T.0 CUR ��, (8.84))-c g 1� 855 BAL80A TRACT A If GFF j , M.M. 4/11 5_13 n"� 11>I A A 6 _,1- i� } -''- r ;I `> J �. S -J tr I {».,moi. •"rr ./ f{7 f7 t.a'Z _, I' .: AFL. _. ' I .;. • � 'fix ,..„ a ,� a l i;.. N67-.0'39 � � :>' � J''�r� � i G? .... I � ..y�+<.. �,1� �S.k 'x ���4` 'xti � � ti✓r,�t .. e' ,` '. � :.�. i �.SF. .i .`� t 1� �',e 7r:4:.. -1.J1'\ uj.; vt> I ;� FS 1 I` , r I r^rr � f,d z �j.- ��� „ F- l � �y'� I" - °i 1 ;.�I J PROPOSEQ F ti9 t STORM DRPJN tt, ! �FFS B:1f3-Rt�c=a 8.75 TC 8;LIFE STATION G�S 70 �TON8.31 FL SVO�� 7;` o I(8.40 Ety) 7 r ._ d _ (° 8.29 ` -` } �^, <FS FS / > e 8.60, �.L... i €,1/// =W FS s'T'-I, a i� 'kgo PROPOSED ADA r l „/r (8.`ri2 CURB RAMP ,. .. ITA{� t8.889a 13.23 15 Q3 C`l ./ S 1}.{7INV qt•�� r 3.66 d 0 7�3 ) - y AC �'hi�'-t>hENT j t Y� I 2-4 r INV �x 1�r7J.- AC " r l i... BALB®A l4 t C ULE E,VARp / O r r it # r t G AAI,, I� * MEUM SITE DA T,4 CHD.: G.R. OWNFRS/ BDIVID RS: DINO AND HOPE CLARIZIO Q 500 E. BALBOA BLVD. S4 NEWPORT BEACH, CA 92663 ' Umoa_ TEL: (949) 675-1755 - FNGNEER9 TOAL ENGINEERING, INC. LS 8682 . 139 AVENIDA NAVARRO LAND E22CA 672 HN (949) 49-8586 VIKTOR P. p AAI,, I� * MEUM Q U m CHD.: G.R. APPD.: V.P,M. p Q I OF 1 S4 No. 8682 .Q Umoa_ 9TF 11-%_ (N17 l / (DATE ar CAL\``VIKTOR P. MEUM LS 8682 . GENERAL PLAN LAND USE DESIGNATION: MIXED USE EXISTING AND USF,. COMMERCIAL TOTAL AREA: 5,001 SQ. FT. (0.11 AC) LOT COVERAGE: N/A EXISTING ZONING: MU -V (MIXED USE VERTICAL) CONTOUR INTERVAL• 1 'FOOT PROPOSED GRADING: N/A MAXIMUM SLOPE .RADI NT: N/A NUMBER OF PARCELS: 1 UTILITIES: . GAS SERVICE: SOUTHERN CALIFORNIA GAS CO. ELECTRIC SERVICE: SOUTHERN CALIFORNIA EDISON SEWER: CITY OF NEWPORT BEACH WATER: CITY OF NEWPORT BEACH TELEPHONE SERVICE: PACIFIC BELL TELEVISION SERVICE: NOTFS: COX COMMUNICATIONS 1. SUBJECT PROPERTY IS LOCATED WITHIN THE NEWPORT BEACH UNIFIED SCHOOL DISTRICT. LEGAL DESCRIPTION: THE LAND REFERRED TO HEREIN BELOW IS .SITUATED iN THE CITY OF NEWPORT BEACH, IN THE COUNTY OF ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: LOTS 11 AND 12 IN BLOCK 5 OF BALBOA TRACT, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 4, PAGE 11, OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. STATEMENT OF OWNERSHIP WE, DINO AND HOPE CLARIZIO, DO HEREBY STATE THAT WE ARE THE OWNERS OF THE SUBJECT PROPERTY COMPRISING THIS TENTATIVE PARCEL MAP AND THAT WE HAVE CONSENTED TO ITS SUBDIVISION. BY: DATE BY: DATE VICINITY MAP NOT TO SCALE PLANS PREPARED BY: TOAL. ENGINEERING, INC. CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2 . 8 5 8 6 www.toalengineering.com PREPARED FOR: DINO AND HOPE CLARIZIO a 0 m I` U DATE: 11/3/17 AAI,, I� Q � V. SCALE: - N/A Q U m CHD.: G.R. APPD.: V.P,M. p Q I OF 1 S4 Umoa_ Q Q% u?w m Y Z U Ld o m J Lal >m cV P 0 to ryQ ad Z: ryW� P W r F_ U) W O J O u7 DATE: 11/3/17 H. SCALE: 1"=8' SURVEY DATE: 3/24/17 V. SCALE: - N/A DRN.: A.M.S. DWG. NO. TM -1 CHD.: G.R. APPD.: V.P,M. JOB Ill 17145 SHEET 1 I OF 1 S4 Attachment No. ZA 5 Project Plans 15 I - 5 --a4� 04TM40 WHITIM 10(. architecture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 • F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: CONTACT: E-MAIL: E-MAIL: PRINCIPAL: PROJECT DIRECTOR: PROJECT DESIGNER: LICENCE STAMP: HOMER OATMAN hoatman@oatmanarchitects.com cadams@oatmanarchitects.com HOMER OATMAN CORYADAMS BEHTASH AZAR SUBMITTAL: DATE 04TM40 WHITIM 10(. architecture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 • F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: CONTACT: E-MAIL: E-MAIL: PRINCIPAL: PROJECT DIRECTOR: PROJECT DESIGNER: LICENCE STAMP: HOMER OATMAN hoatman@oatmanarchitects.com cadams@oatmanarchitects.com HOMER OATMAN CORYADAMS BEHTASH AZAR SUBMITTAL: DATE DESCRIPTION 09/07/17 SDR, CDP, TTM SUBMITTAL 11/09/17 SDR, CDP, TTM SUBMITTAL 2 01/04/18 SDR, CDP, TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 REVISION: NO. DATE DESCRIPTION CLIENT: I.m .m :7 DINO & HOPE CLARIZIO w 0 O Ln Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT IS THE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" LCL/ALV 10 1V.J7.LJ i11V1 COVER SHEET T1.0 CLIENT: DINO & HOPE CLARIZIO 1412 ORLANDO DRIVE ARCHADIA, CA 91006 949-392-3030 CONTACT: CHRIS CLARIZIO CHRIS.CLARIZIO@GMAIL.COM ARCHITECT: OATMAN ARCHITECTS, INC. 412 31ST STREET NEWPORT BEACH, CA 92663 949.675.1755 OFFICE CONTACT: CORY ADAMS CADAMS@OATMANARCH ITECTS.CO M LANDSCAPE ARCHITECT: INTERIOR DESIGNER: & AND < ANGLE @ AT C.G. CENTERLINE 0 DIAMETER OR ROUND # POUND OR NUMBER (E) EXISTING A.B. ANCHOR BOLT ABV. ABOVE A.C. AIR CONDITIONER ACOUS. ACOUSTICAL A.D. AREA DRAIN ADJ, ADJUSTABLE A.F.F. ABOVE FINISH FLOOR AGGR. AGGREGATE AL. ALUMINUM ALUM. ALUMINUM APPROX. APPROXIMATE ARCH. ARCHITECT ARCHT. ARCHITECTURAL ASPH. ASPHALT A.V. AUDIO/VIDEO AWNG. AWNING BD. BOARD BDRM. BEDROOM B.I. BUILT-IN BITUM. BITUMINOUS BLDG. BUILDING BLK. BLOCK BLKG. BLOCKING BLT. BOLT BM. BEAM B.O.B. BOTTOM OF BEAM BOT. BOTTOM B.S. BAR SINK CAB. CABINET C.B. CATCH BASIN CEM. CEMENT CER. CERAMIC C.I. CAST IRON C.G. CORNER GUARD CLG. CEILING CLKG. CAULKING COL. COLUMN CONC. CONCRETE CONN. CONNECTION CONSTR. CONSTRUCTION CONT. CONTINUOUS C.O.F. CORNER OF FINISH CORR. CORRIDOR CSMT. CASEMENT CNTR. CENTER CTSK. COUNTERSUNK PROJECT TEAM STRUCTURAL ENGINEER: BURKE STRUCTURAL ENGINEERS, PC 151 KALMUS DR., BLDG E-140 COSTA MESA, CA 92626 657.289.0460 OFFICE CONTACT: TOM BURKE TOM@BURKESE.COM MECHANICAL/PLUMBING ENGINEER/ELECTRICAL ENGINEER: AME DESIGN GROUP, INC. 2062 BUISNESS CENTER DRIVE, SUITE 250 IRVINE, CA 92612 949.553.0011 OFFICE CONTACT: GHASSAN SHREIM G HASSAN @AM EG ROU P. N ET CIVIL ENGINEER: TOAL ENGINEERING, INC 139 AVENIDA NAVARRO, SAN CLEMENTA, CA 92672 949.492.8586 OFFICE CONTACT: CALEB RIOS CRIOS@TOALENGINEERING.COM GEO TECHINCAL ENGINEER: R MCCARTHY CONSULTING, INC. 23 CORPORATE PLAZE, SUTE 150 NEWPORT BEACH, CA 92660 949.629.2539 CONTACT: JAMES T. KEEGAN, MD LOT EXHIBIT'A' DBL. DOUBLE DEPT. DEPARTMENT D. F. DRINKING FOUNTAIN DET. DETAIL. DIA. DIAMETER DIM. DIMENSION DN. DOWN D.O. DOOR OPENING DR. DOOR DS. DOWNSPOUT D.S.P. DRY STANDPIPE D.V. DRYER VENT DW DISHWASHER DWG'S DRAWINGS DWR. DRAWER E. EAST EA. EACH E.D.F DRINK FOUNTAIN E.J. EXPANSION JOINT EL. ELEVATION ELEC. ELECTRICAL ELEV. ELEVATOR EMER. EMERGENCY ENCL. ENCLOSED E.P. ELECTRICAL PANELBOARD EQ. EQUAL EQPT. EQUIPMENT E.W.C. ELECTRIC WATER COOLER EXST. EXISTING EXP. EXPANSION EXPO. EXPOSED EXT. EXTERIOR F.A. FIREALARM F.A.0 FORCED AIR UNIT F. B. FLAT BAR F.D. FLOOR DRAIN FDN. FOUNDATION F. E. FIRE EXTINGUISHER F.E.C. FIRE EXTINGUISHER CABINET F. F. FINISH FLOOR F.G. FINISH GRADE OR FIXED GLASS F.GAS FUEL GAS F.H.C. FIRE HOSE CABINET FIN. FINISH FIX. FIXED FL. FLOOR FLASH. FLASHING FLUOR. FLUORESCENT F.O.C. FACE OF CONCRETE F.O.F. FACE OF FINISH F.O.M. FACE OF MULLION F.O.S. FACE OF STUDS F. P. FIREPLACE FPRF. FIREPROOF FR. FRENCH FRAM'G FRAMING F.S. FULL SIZE FT. FOOT OR FEET FTG. FOOTING FURR. FURRING FUT. FUTURE GA. GAUGE GALV. GALVANIZED G.B. GRAB BAR GL. GLASS GND. GROUND G.P.F. GALLONS PER FLUSH G.P.M. GALLONS PER MINUTES GR. GRADE GYP. GYPSUM GYP. BD. GYPSUM BOARD G.B. GYPSUM BOARD H.B. HOSE BIBB H.C. HOLLOW CORE HDWD. HARDWOOD HDWE. HARDWARE HDR. HEADER H.M. HOLLOW METAL HORIZ. HORIZONTAL HR. HOUR HT. HEIGHT H.V.A.0 HEATING VENTILATING AIR A3.1 CONDITIONING HORZ HORIZONTAL I.D. INTERIOR DESIGNER LDIA. INSIDE DIAMETER INSUL. INSULATION INT. INTERIOR JAL. JALOUSIE JAN. JANITOR JT. JOINT SHEET INDEX GENERAL T1.0 COVER SHEET IN1.0 INDEX SHEET Cl PRELIMINARY GRADING PLAN C2 EROSION CONTROL PLAN C3 LINE OF SIGHT EXHIBIT TM -1 TENTATIVE PARCEL MAP ARCHITECTURAL 04TM40 WHITIM 10C architecture+planning 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 - F (949) 675-1758 oatmanarch itects.com AO.0 TOPOGRAPHIC MAP MAX. PROJECTTEAM: M.B. AO.1 DEMOLITION PLAN MEDICINE CABINET CONTACT: HOMER OATMAN A1.0 ARCHITECTURALSITE PLAN MEMB. E-MAIL: hoatman@oatmanarchitects.com METAL MFGR. MANUFACTURER E-MAIL: cadams@oatmanarchitects.com A3.1 FIRST FLOOR PLAN MIR. MIRROR MISC. MISCELLANEOUS M.O. MASONRYOPENING PRINCIPAL: HOMEROATMAN A3.2 SECOND FLOOR PLAN MUL. PROJECT DIRECTOR: CORY ADAMS A3.3 THIRD FLOOR PLAN RADIUS PROJECT DESIGNER: BEHTASH AZAR A3.4 FLOOR AREA EXHIBIT REF. REFERENCE REFR. A5.0 ROOF PLAN REVERSE LICENCE STAMP: REINFORCE, REINFORCED A6.0 EXTERIOR ELEVATIONS R.H.B. RECESSED HOSE BIBB REQ. A6.1 EXTERIOR ELEVATIONS RESILIENT RM. �C A6.2 3D VIEWS R.OS. USED oar A7.0 BUILDING SECTIONS RAIN WATER LEADER ~4c TOP OF CURB TEL. TELEPHONE A7.1 BUILDING SECTIONS TEMP. n 1 TONGUE AND GROOVE A9.0 SCHEDULES - o -1v LEGAL DESCRIPTION TRACT LOT AREA: MAX. ALLOWABLE S.F.: NON RESIDENTIAL MIN RESIDENTIAL: PARCEL(APN): LOT: BALBOA TRACT BLOCK 5 5,021 S.F. .35 MAX 1.0 MAX 048-115-07 11-12 VICINITY MAP i rl�eWaler PI Q Q „ _ � Q 0 3 ti E a � " � Y D Branch Library F ti BaYq a Balboa Blvd ® y0 El E 5 PROJECT LOCATION "Ba% U Balu.. Peninsula Park "/ a ne�aw4 8 ej`e sr m �F Harbor Island ABBREVIATIONS MAINT. MAINTENANCE MAX. MAXIMUM M.B. MACHINE BOLT M.C. MEDICINE CABINET MDF MEDIUM DENSITY FIBER BD. MECH. MECHANICAL MEMB. MEMBRANE MET. METAL MFGR. MANUFACTURER MH. MANHOLE MIN. MINIMUM MIR. MIRROR MISC. MISCELLANEOUS M.O. MASONRYOPENING MTD. MOUNTED MTL METAL MUL. MULLION N. NORTH N.I.C. NOT IN CONTRACT NO. OR# NUMBER NOM. NOMINAL N.T.S. NOT TO SCALE 0/ OVER O.A. OVERALL OBS. OBSCURE O.C. ON CENTER O.D. OUTSIDE DIAMETER (DIM.) OFF. OFFICE O.H.C. OVERHEAD CABINET OPNG. OPENING OPP. OPPOSITE LAM. LAMINATE PAN. PANTRY LAV, LAVATORY P.D. POCKET DOOR LIN. LINEN PRCST. PRECAST LKR. LOCKER PL. PLATE LT. LIGHT P. LAM. PLASTIC LAMINATE LVD. LOUVERED PLAS. PLASTER PNL. PANEL PTD. PAINTED PLUMB. PLUMBING PLYWD. PLYWOOD PL PROPERTY LINE PR, PAIR P.T. PRESSURE TREATED PREFAB PREFABRICATED P.T.D. PAPER TOWEL DISPENSER P.T.D/R COMBINATRION PAPER SLPG. TOWEL DISPENSER & SLDR. RECEPTACLE PTN. PARTITION P.T.R. PAPER TOWEL RECEPTACLE Q.T. QUARRY TILE R. RISER RAD. RADIUS R.A.G. RETURN AIR GRILLE R RADIUS R.C.W. RECESSED COLD WATER R.D. ROOF DRAIN REF. REFERENCE REFR. REFRIGERATOR REV REVERSE REINF REINFORCE, REINFORCED RGTR. REGISTER R.H.B. RECESSED HOSE BIBB REQ. REQUIRED. REQUIREMENTS RESIL. RESILIENT RM. ROOM R.O. ROUGH OPENING R.OS. REVERSE OSMOSIS RWD. REDWOOD R.W.L. RAIN WATER LEADER S. SOUTH S.C. SOLID CORE S.C.D. SEAT COVER DISPENSER PROJECT SCOPE THE FOLLOWING PROJECT CONSISTS OF A NEW THREE-STORY ABOVE GRADE MIXED USE BUILDING WITH RETAIL AT GROUND FLOOR LEVEL AND 3 RESIDENTIAL UNITS ABOVE. EACH HAS ATWO-CAR GARAGE AT THE GROUND FLOOR LEVEL TOTAL BEDROOMS: (9) TOTAL BATHS: (6) FULL BATHS SITE INFORMATION MINIMUM BUILDING SETBACKS: FRONTYARD: 0'-0" FROM ANY FRONT PROPERTY LINE REAR YARD: 10'-0" FROM ANY REAR PROPERTY LINE LEFT YARD: 5'-0" FROM ANY SIDE PROPERTY LINE RIGHTYARD: 0'-0" FROM ANY SIDE PROPERTY LINE MAXIMUM BUILDING HEIGHT: FLAT ROOF: 26'-0" ABOVE 9.00' ELEVATION F: 31'-0" ABOVE 9.00' ELEVATION SLOPED ROO CONSTRUCTION NOTES HEIGHT OF DISTANCE FROM TYPE OF PEDESTRIAN CONSTRUCTION CONSTRUCTION TO LOT LINE PROTECTION REQUIRED S.F. LESS THAN 5'-0" CONSTRUCTION RAILINGS 8'-0" OR LESS 5'-0" OR MORE NONE SHT. LESS THANT-0" BARRIER/COVERED WALKWAY MORE THAN 8'-0" 5-0 OR MORE, BUT NOTE MORE THAN 1/4 THE HEIGHT OF CONSTRUCTION BARRIER/COVERED WALKWAY 5'-0" OR MORE, BUT BETWEEN 1/4 AND 1/2 BARRIER SLPG. THE HEIGHT OF CONSTRUCTION SLDR. 5'-0" OR MORE, BUT EXCEEDING 1/2 NONE SANITARY NAPKIN DISPENSER S.N.R. THE HEIGHT OF CONSTRUCTION THIRD FLOOR SCHED. SCHEDULE S.D. SOAP DISPENSER SECT. SECTION S.F. SQUARE FEET S.H. SINGLE HUNG SHR. SHOWER SHT. SHEET SHTG. SHEATHING SIM. SIMILAR SKYLT. SKYLIGHT SLPG. SLOPING SLDR. SLIDER/SLIDING S.N.D. SANITARY NAPKIN DISPENSER S.N.R. SANITARY NAPKIN THIRD FLOOR RECEPTACLE SP. SPACE SPEC. SPECIFICATIONS SQ. SQUARE S.ST. STAINLESS STEEL STA. STATION STD. STANDARD STL. STEEL STOR. STORAGE STRL. STRUCTURAL STRUCT1 STRUCTURAL STRUCT STRUCTURE S.S. SERVICE SINK SUSP. SUSPENDED SUB -FL. SUB -FLOOR SW SOLID WOOD SYM. SYMMETRICAL S4S SURFACED 4 SIDES T.B. TOWEL BAR T.B.D TO BE DETERMINED T.C. TOP OF CURB TEL. TELEPHONE TER. TERRAllO TEMP. TEMPERED T&G TONGUE AND GROOVE THK. THICK T.O.C. TOP OF CURB T.O.D. TOP OF DECKING T.O.P. TOP OF PLATE T.O.PAR. TOP OF PARAPET T.O.S. TOP OF SLAB T.O.PAV. TOP OF PAVEMENT T.P. TOILET PAPER DISPENSER TRANS. TRANSOM TRD. TREAD T.U. TELEVISION T.W. TOP OF WALL TYP. TYPICAL UNF. UNFINISHED U.O.N. UNLESS OTHERWISE NOTED UR. URINAL VAN. VANITY ULT. VAULT VERT VERTICAL VEST. VESTIBULE V.S. VEGI SINK W. WEST W/ WITH W.C. WATER CLOSET WD. WOOD W. H. WATER HEATER W/0 WITHOUT WP. WATERPROOF WSCT. WAINSCOT WT. WEIGHT WDW. WINDOW AREA CALCULATIONS LOT SIZE: 5,021 S.F FLOOR AREA RATIO (FAR) NON RESIDENTIAL MIN: .35 MIN REQUIRED RETAIL: 1758 S.F. MIN RETIAL PROVIDED: 1,773 S.F. RESIDENTIAL MAX: 1.0 MAX RESIDENTIAL ALLOWED: 2,021 S.F. RESIDENTIAL PROVIDED: 2,020 S.F. SITE AREA REQUIRED PER UNIT: 1,631 S.F. MIN/2,167 S.F. MAX IST FLOOR 01/04/18 RETAIL AREA: 1,761 S.F. GARAGE AREA (UNIT 1): 427 S.F. TRASH AREA: 54 S.F. TOTAL BUILDABLE AREA AT FIRST FLOOR: 2,242 S.F. UNIT 1: m SECOND FLOOR 1,057 S.F. THIRD FLOOR 381 S.F. TOTAL CONDITIONED SPACE 1,631 S.F. PRIVATE BALCONY/DECK PROVIDED 516 S.F. PRIVATE BALCONY/DECK REQUIRED (81.65 S.F. MIN) UNIT 2: m SECOND FLOOR 1,027 S.F. THIRD FLOOR 499 S.F. TOTAL CONDITIONED SPACE 1,526 S.F. PRIVATE BALCONY/DECK PROVIDED 222 S.F. PRIVATE BALCONY/DECK REQUIRED (85.7 S.F. MIN) UNIT 3: w SECOND FLOOR 1,042 S.F. THIRD FLOOR 586 S.F. TOTAL CONDITIONED SPACE 1,627 S.F. PRIVATE BALCONY/DECK PROVIDED 204 S.F. PRIVATE BALCONY/DECK REQUIRED (83.4 S.F. MIN) COMMON ROOF DECK PROVIDED 476 S.F. COMMON ROOF DECK REQUIRED (225 S.F. MIN) TRASH ENCLOSURE PROVIDED 49 S.F. TRASH ENCLOSURE REQUIRED (48 S.F. MIN) CODES & REQUIREMENTS 2016 CALIFORNIA RESIDENTIAL CODE 2016 CALIFORNIA BUILDING CODE 2016 CALIFORNIA MECHANICAL CODE 2016 CALIFORNIA PLUMBING CODE 2016 CALIFORNIA ELECTRICAL CODE 2016 CALIFORNIA FIRE CODE 2016 CALIFORNIA ENERGY CODE 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE 2016 TITLE -24 BUILDING ENERGY EFFICIENCY STANDARDS COUNTY OF ORANGE, CA MUNICIPAL AND ZONING CODE THIS PROJECT SHALL COMPLY WITH ALL OTHER REGULATIONS AND ORDINANCES ADOPTED BY THE LOCAL GOVERNING AGENCY OF THE COUNTY OF ORANGE CALIFORNIA GREEN GENERAL NOTES: REFER TO GENERAL NOTE AND MEP SHEETS FOR APPLICABLE CALIFORNIA GREEN BUILDING STANDARDS CODE REQUIREMENTS AS IT PERTAINS TO LOW-RISE RESIDENTIAL BUILDINGS. USE: MIXED USE OCCUPANCY TYPE: B / R-2 / U (LIGHT STORAGE & PRIVATE GARAGE) TYPE OF CONSTRUCTION: V-A (N.F.P.A. 13 SPRINKLERS REQUIRED) NOTE: THE AUTOMATIC SPRINKLER SYSTEM SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THE 2016 N.F.P.A. 13 AND AMENDMENTS AS ADOPTED BY THE LOCAL JURISDICTION. THIS HOME REQUIRES SPRINKLERS IN THE ATTIC SPACES IN ACCORDANCE WITH O.C.F.A. BULLETIN 06-01 AND ALL CLOSETS AND BATHROOMS. DEFERRED SUBMITTALS 1. SEPARATE DRAWING SUBMITTAL(S) AND PERMIT(S) IS/ARE REQUIRED FOR THE GRADING PLAN, LANDSCAPE PLANS, ANY SITE RETAINING WALLS OVER 4 FEET HIGH FROM THE BOTTOM OF THE FOUNDATION TO TOP OF WALL, ANY BLOCK WALLS OVER 3.5 FEET, MASONRY OR CONCRETE FENCES OVER 3.5 FEET HIGH, DETACHED PATIO COVERS, TRELLISES, ACCESSORY BUILDING(S) ...ETC. 2. SEPARATE DRAWING SUBMITTAL(S) AND PERMIT(S) IS/ARE REQUIRED FOR THE N.F.P.A. 13 AUTOMATIC FIRE SPRINKLER SYSTEM THE SYSTEM SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THE 2013 N.F.P.A. 13 AND AMENDMENTS AS ADOPTED BY THE LOCAL JURISDICTION. SPRINKLER IS REQUIRED AT PLANS SHALL BE SUBMITTED AND APPROVED BY PRIOR TO ISSUING A BUILDING PERMIT OR SHALL BE OBTAINED PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. THE SYSTEM SHALL BE OPERATIONAL PRIOR TO THE ISSUANCE OF A CERTIFICATE OF USE AND OCCUPANCY FOR ALL ONSITE STRUCTURES. 3. ALL DEFERRED SUBMITTALS ARE TO BE REVIEWED BY THE PROJECT ARCHITECT OR ENGINEER OF RECORD, AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN REVIEW. THE FOLLOWING DEFERRED SUBMITTALS ARE REQUIRED: A. FIRE SPRINKLER SYSTEMS B. STAIRS WITH STEEL STRINGERS REVISION LIST SUBMITTAL: DATE �L1J DESCRIPTION 09/07/17 SDR, CDP, TTM SUBMITTAL 11/09/17 SDR, CDP, TTM SUBMITTAL 2 01/04/18 SDR, CDP, TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 REVISION: NO. DATE DESCRIPTION CLIENT: DINO & HOPE CLARIZIO Q cn 0 U Ln Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IFTHESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINALSIZE OF THIS DRAWING SHEET IS: 36"X48" LX L/X LV 10 1V.J7.LV Y11VI INDEX SHEET IN100 �L1J 0 Q 0 CSI i< m U Ln Q 1 =—I O U pp Q m w p rn m rn Im - � w loc z O MQ W O Ln L Li O z Ln Q cn 0 U Ln Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IFTHESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINALSIZE OF THIS DRAWING SHEET IS: 36"X48" LX L/X LV 10 1V.J7.LV Y11VI INDEX SHEET IN100 (8.41)TC (7.86) (7.81)FL FS N54035'21"W 15.00' (8.46)TC ( ) 7.84 FL CATV (7.94) FS i in LU(8.55)TC (8.04)FL VENT RQPERTY LINE 1ANt- I � EMH co W 8.03 (8.59)TC c ( ) (7.99)FL N FS 0 1, M CURB z VENT 99) EP (8.40) EG (8.75)TC (8.31)FL (8.81) AC 1 DEMOLITION PLAN 1/4" = 1'-0" (8.62) FS (8.55) FS (8.75) FS (36.07) CHIMNEY TOP EXISTING BUILDING (8.96) 26) TALL FS N54°35'21 "W 100.02' FSCLF WALL COLUMN (9.29) FS (9.01) FS (8.73) SDMH AC PAVEMENT (8.40)TC (7.94)FL (8.13) EG (8.05) (7.88) EG FL s` (8.62) SMH (8.86) AC (8.36)TC (7.87)FL (8.04) EG (8.42)TC (7.87)FL (8.05) EG 00 J 00LL WV Lq U � Ll- (8.48) FL (7.79) FL (7.91) EG 04TM40 4 ar(hite(ture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 • F (949) 675-1758 oatmanarchitects.com PROJECT TEAM: CONTACT: HOMER OATMAN E-MAIL: hoatman@oatmanarchitects.com E-MAIL: cadams@oatmanarchitects.com PRINCIPAL: HOMER OATMAN PROJECT DIRECTOR: CORY ADAMS PROJECT DESIGNER: BEHTASH AZAR LICENCE STAMP SUBMITTAL: DATE DESCRIPTION 09/07/17 SDR, CDP, TTM SUBMITTAL 11/09/17 SDR, CDP, TTM SUBMITTAL 2 01/04/18 SDR, CDP, TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 REVISION: NO. DATE DESCRIPTION CLIENT: DINO & HOPE CLARIZIO W Q Q J Q � r -"J Cr)>G Q O m v L Z � � O v oo cn m Om m m -- � f— w loc z o Q o0 O 0- M 1 W I i� u , Q O w Ln O z Ln . Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN 60%) WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR -- GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SHEET IS: 36"X48" DEMOLITION PLAN I A0.1 LCL/ALV 10 1V.JO.VV Y11VI PROPOSED NEW EXISTINGWALL5.5'FENCE VENTLOCATION N54°35'21 "W 100.02' VENT L y -- -- — -- -- -- -- — , G — -- -- -- -- -- , -- -- o ti a CTRICMETE METERS ,n `fix RS ELE GAS' o 0 m EXISTING VENT TO BE RELOCATED EXISTING VENT TO BE RELOCATED PROPOSED NEW VENT LOCATION 1 SITE PI 1/4" = 1'-0" Etl9ewater p� — �� Q Q c E y Branch library EBara�„ Balboa B/vtl VICINITY MAP e a ce ant. nn, B £Balboa Blvp Gp `_ Nam F ocean Torp PROJECT LOCATION YP Balboa Rlvtl � Ba@oa Peninsula Park ., pay tl waw" °p awry SITE PLAN NOTES 1 DO NOTSCALE DRAWINGS, 11 THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO 2 THIS ARCH ITECFURALSITE PLAN IS INTENDED FOR BUILDING SETBACK PURPOSESAND LOCATION OF UTILITIES ONLY. DESCEND; OR OBTAIN A NECESSARY PERMITFROM STATE OF CALIFORNIA, DIVISION OF INDUSTRIAL SAFETY AND CAL/OSHA SEPARATE DRAWING SUBMITTAL(S) AND PERMIT(S) IS/ARE REQUIRED FORTHE GRADING PLAN, LANDSCAPE AND se , PRIORTOTHE ISSUANCE OFA BUILDING OR GRADING PERMIT. IRRIGATION PLAN, SWIMMING POOLAND SPA, POOLAND SPA MECHANICAL EQUIPMENT, ANY SITE RETAINING WALLS OVER YP Balboa Rlvtl � Ba@oa Peninsula Park ., pay tl waw" °p awry SITE PLAN NOTES 1 DO NOTSCALE DRAWINGS, 11 THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO 2 THIS ARCH ITECFURALSITE PLAN IS INTENDED FOR BUILDING SETBACK PURPOSESAND LOCATION OF UTILITIES ONLY. DESCEND; OR OBTAIN A NECESSARY PERMITFROM STATE OF CALIFORNIA, DIVISION OF INDUSTRIAL SAFETY AND CAL/OSHA SEPARATE DRAWING SUBMITTAL(S) AND PERMIT(S) IS/ARE REQUIRED FORTHE GRADING PLAN, LANDSCAPE AND 09/07/17 PRIORTOTHE ISSUANCE OFA BUILDING OR GRADING PERMIT. IRRIGATION PLAN, SWIMMING POOLAND SPA, POOLAND SPA MECHANICAL EQUIPMENT, ANY SITE RETAINING WALLS OVER 12 REFER TO STRUCTURAL DRAWINGS FOR ALL SITE RETAINING WALL INFORMATION, ALONG WITH STRUCTURAL 4 FEET HIGH FROM THE BOTTOM OFTHE FOUNDATION TO TOP OF WALL, ANY PROPERTY UNE FENCE/WALL/ PILASTER CDP, OBSERVATION, AND SPECIAL INSPECTION CERTIFICATION REQUIREMENTS BY LICENSED PROFESSIONALS WHICH ARE OVER 6-0" IN HEIGHT, DETACHED PATIO COVERS, TRELLISES, ACCESSORY BUILDING(S) ...ETC. SDR, REQUIRED FOR CONSTRUCTION OF ALL NEW BUILDINGS PERTHE REQUIREMENTS OF THE COUNTY OF ORANGE. 3 REFER TOTHE ARCHITECTURAL FLOOR PLANS AND GENERAL NOTES FOR ADDITIONAL REQUIRED INFORMATION. 13 PRIOR TO THE RELEASE OF THE FOOTING INSPECTION, THE APPLICANT SHALL SUBMIT CERTIFICATION, BY SURVEY OR OTHER 4 REFERTOTHE GEOTECHNICAL SOILS REPORT FOR GRADING, FOUNDATION, AND BACKFILL REQUIREMENTS. TTM SUBMITTAL 4 APPROPRIATE METHOD, THATTHE STRUCTURES WILL BE CONSTRUCTED IN COMPLIANCE WITH THE DIMENSIONS SHOWN 5 REFERTO CIVIL DRAWINGS FOR EXACT PROPERTY LINE DIMENSIONS, LOCATION(S) OF EXISTING CURB AND GUTTER, UTILITY AND IN COMPLIANCE WITH THE SETBACKS OFTHE APPLICABLE COMMUNITY ASSOCIATION GUIDELINES AND LOCALZONING EASEMENT(S),TOPOGRAPHY, PRECISE GRADING PLAN, EROSION CONTROL PLAN, TOP OF WALL HEIGHTS, PAD AND FLOOR Ln CODE. ELEVATIONS, SITE DRAINAGE, LOCATIONIS) OF BACKWATER VALVES, LOCATION AND DIRECTION OF FLOW OF THE STORM 14 FINISH GRADE AROUND THE NEW STRUCTURE SHALL BESLOPED AWAY FROMTHE BUILDING FOR DRAINAGE PURPOSES. AND SEWER CONNECTIONS, LOCATION OF NATURALGAS AND WATER METERS, LOCATION OF RETAINING WALLS... ETC. SURFACE DRAINAGE SHALL BE DIVERTEDTO A STORM SEWER CONVEYANCE OR OTHER APPROVED POINT OF COLLECTION 6 REFER TO LANDSCAPE DRAWINGS FOR THE HARDSCAPE PAVING MATERIAL PLAN, SOFTSCAPE PLANTING PLAN, IRRIGATION THAT DOES NOT CREATE A HAZARD. LOTS SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS. PLAN, GARDEN WALLS, EXTERIOR SITE LIGHTING PLAN, FENCE(S), GATES, EXTERIOR GUARDRAILSAND HANDRAILS, THE GRADE SHALL FALL MINIMUM OF 6INCHES WITHIN THE FIRST 10 FEET (5%). WHERE LOT LINES, WALLS, SLOPES OR SWIMMING POOL AND SPA PLAN ... ETC. OTHER PHYSICAL BARRIERS PROHIBIT 6INCHES OF FALL WITHIN 10 FEET, DRAINS OR SWALES SHALL BE CONSTRUCTED TO 7 REFER TO THE MECHANICAL, PLUMBING AND ELECTRICAL PLANS FOR LOCATION(SI OF ALL UTILITIES AND MECHANICAL ENSURE DRAINAGE AWAY FROM THE STRUCTURE. IMPERVIOUS SURFACES WITHIN 10 FEET OF THE BUILDING FOUNDATION EQUIPMENT NOT SHOW ON THE SITE PLAN. SHALL BE SLOPED A MINIMUM OF 2% AWAY FROM THE BUILDING, PER C.R.C. SECTION R401.3. ALL WATER SUPPLY LINES TO THE HOUSE SHALL BE NO LESS THAN 1-1/2". 8 EXISTING SEWER COLLECTION,WATER, AND GAS DISTRIBUTION ARE PUBUC SYSTEMS. 15 MINIMUM SLOPE OF SEWER LINE AND DRAINAGE PIPING IS 2% PER C.P.C. SECTION 708. 9 PRE -CONSTRUCTION MEETING REQUIREMENTS: 16 AN APPROVED BACKWATERVALVE IS REQUIRED FOR DRAINAGE PIPING SERVING FIXTURES LOCATED BELOWTHE ELEVATION GENERAL CONTRACTOR SHALL SCHEDULE A PRE -CONSTRUCTION MEETING WITH THE COUNTY INSPECTOR, ARCHITECT, OF THE NEXT UPSTREAM MANHOLE COVER, FIXTURES ABOVE SUCH ELEVATION SHALL NOT DISCHARGE THROUGH THE GEOTECHNICAL ENGINEER, CIVIL ENGINEER AND GRADING CONTRACTOR AT THE SITE PRIOR TO THE START OF GRADING. BACKWATER VALVE. CLEAN OUTS FOR DRAINS THAT PASS THROUGH A BACK WATER VALVE SHALL BE CLEARLY IDENTIFIED CONTACT COUNTY OF ORANGE RESIDENTIAL INSPECTION SUPERVISOR. WITH A PERMANENT LABEL STATING "BACKWATER VALVE DOWNSTREAM" PER C.P.C. SECTION 710.1, 10 GENERAL CONTRACTOR IS TO PROVIDE THE LOCAL AGENCY HAVING JURISDICTION OVER THE PROJECT A "WILL SERVE" 17 THE DISCHARGE OF POLLUTANTS TO ANY STORM DRAINAGE SYSTEM IS PROHIBITED. NO SOLID WASTE, PETROLEUM LETTER AND/OR "SERVICE WORK ORDER" FROM THE SERVING WATER, GAS, AND ELECTRICCOMPANY(S). THE NATURALGAS BYPRODUCTS, SOIL PARTICULATE, CONSTRUCTION WASTE MATERIALS, OR WASTEWATER GENERATED ON CONSTRUCTION SUPPLIER SHALL ALSO STATE THE LOCATION OF THE GAS METER AND AVAILABILITY OF THE DESIRED PRESSURE PRIOR TO THE SITES OR BY CONSTRUCTION ACTIVITIES SHALL BE PLACED, CONVEYED OR DISCHARGED INTO THE STREET, GUTTER OR START OF CONSTRUCTION. STORM DRAIN SYSTEM, I I N I� I M W 00 O N N 0 L0 Z 18 ALL LIGHTING ISTO BE INSTALLED AND ADJUSTED SO AS TO PRECLUDE LIGHT SPILL ONTO ADJACENT PROPERTIES. UPUGHTS WITHIN 10' OF PROPERTY LINES ARE TO BE DIRECTED STRAIGHT UPWARD. 19 LIGHTING SHALL BE DESIGNED SO THAT ALL DIRECT RAYS ARE CONFINED TO THE SITE AND THAT ADJACENT RESIDENCES ARE PROTECTED FROM SUBSTANTIAL LIGHT AND GLARE. 20 BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET AND TO BEA MINIMUM OF 4" HIGH X 1" WIDE NONCOMBUSTIBLE, CONTRASTING MATERIALS OR PER COUNTY ANDO.C.F.A. REQUIREMENTS.DOORSTHAT PROVIDE DIRECTACCESS TO THE SWIMMING POOL SHALL BE PROVIDED WITH A BARRIER COMPLIANT WITH STATE AND LOCAL POOL BARRIER ORDINANCE, THE MOST STRINGENT CODE REQUIREMENT SHALL PREVAIL. 21 PRIOR TO AN ISSUANCE OF A COUNTY BUILDING PERMIT, THE APPLICANT MUST OBTAIN A SEPARATE RESIDENTALSITE PLAN REVIEW AND APPROVAL BY THE ORANGE COUNTY FIRE AUTHORITY (O.C.F.A). 22 SEPARATE DRAWING SUBMITTALS) AND PERMIT(S) IS/ARE REQUIRED BY THE OCFA, FOR THE N.F.P.A.13-D AUTOMATIC FIRE SPRINKLER SYSTEM. THE SYSTEM SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH N.F.P.A.13-D AND AMENDMENTS AS ADOPTED BY THE LOCAL JURISDICTION. PLANS SHALL BE SUBMITTED AND APPROVED BY THE ORANGE COUNTY FIRE AUTHORITY (O.CF.A FIRE CHIEF OR DESIGNATED REPRESENTATIVE PRIOR TO INSTALLATION. THE SYSTEM SHALL BE OPERATIONAL PRIOR TO THE ISSUANCE OF A CERTIFICATE OF USE AND OCCUPANCY FOR ALL ONSITE STRUCTURES. 23 N.F.P.A.13-D AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE ENHANCED TO INCLUDE COVERAGE OF FOYERS, ALL BATHROOMS AND CLOSETS. 24 N.F.P.A.13-D AUTOMATIC FIRE SPRINKLER SHALL BE INSTALLED. 25 ALL FLAMMABLE VEGETATION SHALL BE REMOVED FROM EACH BUILDING SITE FOR A MINIMUM DISTANCE OFTHIRTY FEET 30 FEET FROM ANY FLAMMABLE BUILDING MATERIAL INCLUDING ALL STRUCTURES. 26 SEE SHEET GN -3.0 FOR O.C.F.A. NOTES. W J J Q TOTAL LANDCAPE AREA= 240 S.F. PROVIDED LANDSCAPE AREA MAXILIM= 500S.F. SITE LEGEND FH WV PROPERTY LINE MINIMUM BUILDING SETBACK LINE PER EXHIBIT'A' FIRE HYDRANT WATER VALVE NOTE: 1. THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND; OR OBTAIN A NECESSARY PERMIT FROM THE STATE OF CALIFORNIA, DIVISION OF INDUSTRIAL SAFETY PRIOR TO THE ISSUANCE OF A BUILDING OR GRADING PERMIT, 2. FOR SPECIAL INSPECTION FORMS SEE STRUCTURAL DRAWINGS. 3. VERIFY EXACT SIZE, LOCATIONS AND DEPTH (WHERE APPLICABLE) OF ALL EXISTING PIPING, LINES, LATERALS, AND WYES BEFORE STARTING TRENCHING OR ANY OTHER WORK. FIELD VERIFY THAT INVERT ELEVATIONS ARE SUFFICIENTTO MAINTAIN REQUIRED SLOPES. SHOULD IT BE NECESSARYTO REROUTE LINES DUE TO CONDITIONS FOUND ON THE SITE OR IF INDICATED POINT OF CONNECTIONS CAN NOT BE MADE TO THE LINES AS FOUND, THE CONTRACTOR SHALL, BEFORE CONTINUING, NOTIFY THE ARCHITECT PRIOR TO INSTALLING ANY WORK WHICH MAY BE AFFECTED. 4. THE SEWER LINES ARE PRESENTED DIAGRAMMATICILY TO THE EXTENT THAT ALL OFFSETS, BENDS, SPECIAL FITTINGS AND EXACT LOCATIONS ARE NOT INDICATED. LOCATION OF PIPING MAY VARY AS LONG AS INDICATED PIPE SIZES ARE INSTALLED. INSTALL PIPING IN AVAILABLE LOCATIONS. REFER TO PLUMBING DRAWINGS FOR MORE INFORMATION. 04TM40 WHITIM 10C ar(hite(ture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 • F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: CONTACT: E-MAIL: E-MAIL: PRINCIPAL: PROJECT DIRECTOR: PROJECT DESIGNER: LICENCE STAMP: HOMER OATMAN hoatman@oatmanarchitects.com cadams@oatmanarchitects.com HOMER OATMAN CORYADAMS BEHTASH AZAR SUBMITTAL: rQO DATE ^ DESCRIPTION 09/07/17 SDR, CDP, TTM SUBMITTAL 11/09/17 SDR, CDP, TTM SUBMITTAL 2 01/04/18 SDR, CDP, TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 REVISION: NO. DATE DESCRIPTION CLIENT: DINO & HOPE CLARIZIO W C, / rQO ^ Q Q0 O m W i< Q U tJ O z Q Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" ARCH ITECTU RAL SITE PLAN L7L/7 LV 10 1V.JO.VJ Y11V1 A1.0 E 1 U Q w O m m I>� Q O m Ln O w O z tJ O z Q Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" ARCH ITECTU RAL SITE PLAN L7L/7 LV 10 1V.JO.VJ Y11V1 A1.0 E rm" 1 FIRST 1 1/4" =11-01, 1. DO NOT SCALE DRAWINGS. 2. REFERTO GENERAL NOTES FOR ADDITIONAL REQUIRED INFORMATION. 3. REFER TO INTERIOR DESIGN DRAWINGS FOR ALL PLUMBING FIXTURES, APPLIANCES, CABINETS, AND INTERIOR FINISH SCHEDULES, VERIFY DIMENSIONS OF ALL PLUMBING FIXTURES AND APPLIANCES WITH MFGR. SPECIFICATIONS AND COORDINATE WITH CABINET INSTALLER. 4. REFER TO INTERIOR DESIGN DRAWINGS FOR LOCATION(S) AND HEIGHT(S) OF ALLART NICHES AND BATHROOM ACCESSORIES (I.E.TOWELBARS,TOILETPAPERDISPENSERS, MIRRORS ... ETC). PROVIDE 2X BLOCKING FOR NECESSARY SUPPORT. 5. REFER TO STRUCTURAL DRAWINGS FOR ALL FOUNDATION AND FRAMING REQUIREMENTS ALONG WITH ANY CITY REQUIRED STRUCTURAL OBSERVATION(S) AND SPECIAL INSPECTION CERTIFICATION(S), PER THE COUNTY OF ORANGE. 6. REFER TO LANDSCAPE ARCHITECT DRAWINGS FOR EXTERIOR DOOR LANDING(S) AND STOOP(S). PROVIDE A MIN. 36" IN DIRECTION OF TRAVEL. SLOPE AWAY 1/4" PER 12" FOR DRAINAGE. DOORS LANDINGS TO COMPLY WITH C.R.0 SECTION R311.3. 7. REFER TO THE REFLECTED CEILING PLANS FOR CEILING AND SOFFIT HEIGHTS, 8. REFER TO THE DOOR AND WINDOW SCHEDULE ONSHEET (SCH-1) FOR ALL DOOR AND WINDOW TYPES, SIZES, AND REQUIRED LOCATION(S) OF GLAZING WHICH ARE TO BE DUAL GLAZED WITH A MINIMUM OF ON PANE BEING TEMPERED AS REQUIRED PER C.R.C. SECTION R327.8. SEE ADDITIONAL LOCATIONS AND INFORMATION LISTED IN C.R.C. SECTION R308, 9. REFER TOSHEET (T-24.0)FOR THE TITLE -24 ENERGY CALCULATION FORMS AND MANDATORY REQUIREMENTS (CF-1RAND MF -1R) FOR ENERGY COMPLIANCE. 10, PLUMBING FIXTURE REQUIREMENTS AND FLOW RATES PER C.G.B.S.CTABLE 4.303.2: A, ALL WATER CLOSETS AND ASSOCIATED FLUSHOMETER VALVES SHALL HAVE A MAXIMUM FLOW RATE OF 1.28 G,P.F, AND SHALL MEET PERFORMANCE STANDARDS ESTABLISHED BY THE AMERICAN NATIONAL STANDARDS H. & S. CODE, SECTION 17921.3(b) AND BYTHECALIFORNIA ENERGY COMMISSION. PROVIDE AMIN. CLEAR FLOOR SPACE OF 30" WIDE X 24" DEEP CLEAR IN FRONT AND CENTERED ON WATER CLOSET PER C.P.C. FLOOR PLAN NOTES B. ALL SHOWER HEADS SHALL HAVE A MAXIMUM FLOW RATE OF 2.0 G.P.M. @ 80 P.S.I. PER STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION. CONTROL VALVES TO BE PRESSURE BALANCED OR THERMOSTATIC MIXING, PER C.P,C. SECTION 418. THE COMBINED FLOW OF MULTIPLE SHOWER HEADS SERVING A SINGLE SHOWER SHALL NOT EXCEED MAXIMUM ALLOWABLE FLOW RATE FOR A SINGLE FIXTURE SHOWER OR THE CONTROL VALVES SHALL BE ARRANGED TO ONLY ALLOW ONE SHOWER HEAD TO OPERATE AT A TIME. C. LAUNDRY FAUCETS SHALL HAVE A MAXIMUM FLOW RATE OF 1.8 G.P.M. @ 60 P.S.I. PER STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION. D. ALL KITCHEN (SINK) FAUCETS SHALL HAVE A MAXIMUM FLOW RATE OF 1.8 G.P.M. @ 60 P.S.I. PER STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION. E. ALL LAVATORY (SINK) FAUCETS SHALL HAVE A MAXIMUM FLOW RATE OF 1.5 G.P.M. @ 60 P.S.I. PER STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION. 11. SLEEPING ROOMS SHALL HAVE A WINDOW OR EXTERIOR DOOR FOR EMERGENCY ESCAPE. SILL HEIGHT SHALL NOT EXCEED 44" ABOVE THE FLOOR. WINDOWS MUST HAVE ANOPENABLE AREA OFATLEAST 5.7SQ.FT. WITH THE MINIMUM OPENABLE WIDTH OF 20" AND THE MINIMUM OPENABLE HEIGHT OF 24". THE EMERGENCY DOOR OR WINDOW SHALL BE OPENABLE FROM THE INSIDE TO PROVIDE A FULL, CLEAR OPENING WITHOUT THE USE OF KEYS, TOOLS, OR SPECIAL KNOWLEDGE, PER C.R.C. SECTION R310. 12. THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW LOCATED MORE THAN 72" ABOVE FINISH GRADE SHALL BE A MINIMUM OF 24" ABOVE THE FINISH FLOOR. GLAZING BETWEEN THE FLOOR AND A HEIGHT OF 24" SHALL BE FIXED OR A HAVE OPENING SUCH THATA 4" DIAMETER SPHERE CANNOT PASS, PER C.R.C. SECTION R612.2; OR BE PROVIDED WITH A WINDOW GUARD THAT COMPLI ES WITH ASTM F 2090. 13, SHOWER COMPARTMENTS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A SMOOTH, NONABSORBENT SURFACE TO A HEIGHT OF NOT LESS THAN 72" ABOVE THE DRAIN INLET, PER C.R.0 SECTION R307.2. 14. THE NET AREA OF THE SHOWER ENCLOSURE(S) SHALL BE 1,024 SQ. INCHES (7.1 S.F.) OR MORE IN CLEAR FLOOR AREA, AND SHALLALSO BE CAPABLE OF ENCOMPASSING A 30" DIAMETER CIRCLE, PER C.P.0 SECTION 411.7. 15. EXTERIOR HOSE BIBBS AND LAWN SPRINKLER SYSTEM SHALL HAVE AN APPROVED NON -REMOVABLE BACKFLOW PREVENTION DEVICE, PER C.P.C. SECTION 603. 16. ALL HABITABLE SPACES INTENDED FOR HUMAN OCCUPANCY SHALL COMPLY WITH C.R.C. SECTION R303 FOR NATURAL VENTILATION AND LIGHTING AND CONTAIN GLAZING NOT LESS THAN 8% OF THE FLOOR AREA OF THE ROOM, NATURAL VENTILATION SHALL BE THROUGH WINDOWS, DOORS, LOUVERS OR OTHER APPROVED OPENINGS TO THE OUTDOOR AIR. SUCH OPENINGS SHALL BE PROVIDED WITH READY ACCESS OR SHALL OTHERWISE BE READILY CONTROLLABLE BY THE BUILDING OCCUPANTS. THE MINIMUM OPEN ABLE AREA TO THE OUTDOORS SHALL BE 4 PERCENT OF THE FLOOR AREA BEING VENTILATED. A. BATHROOMS, WATER CLOSET COMPARTMENTS AND OTHER SIMILAR ROOMS SHALL BE PROVIDED WITH AGGREGATE GLAZING AREA IN WINDOWS OF NOT LESS THAN 3 SQUARE FEET, ONE-HALF OF WHICH MUST BE OPENABLE. EXCEPTION: THE GLAZED AREAS SHALL NOT BE REQUIRED WHERE ARTIFICIAL LIGHT AND A LOCAL EXHAUST SYSTEM ARE PROVIDED. THE MINIMUM LOCAL EXHAUST RATES SHALL BE 50 CU. FT. PER MINUTE. 17. PROVIDE 5/8" TYPE "X" GYP. BOARD AT WALLS AND CEILING AT USABLE SPACE UNDER STAIRS BEYOND MIN, REQ., PER C.R.C. SECTION R3027. 18. AT ALL AREAS BETWEEN THE PRIVATE GARAGE (5-2) AND LIVING (R-3) WALLS, PROVIDE A MINIMUM OF 5/8" TYPE "X" GYP. BOARD ON GARAGE SIDE OF WALLS ADJACENT TO LIVING AREAS AND AT ELEMENTS SUPPORTING SEPARATION ABOVE. CEILINGS SHALL RECEIVE A MINIMUM OF 2 LAYERS OF 5/8" TYPE "X" GYP. BOARD ON 16" SPACED JOISTS, TRUSSES, OR R.C. CHANNEL BASED ON OCCUPANCY SEPARATION, PER C.R.C. SECTION R302.6, 19. ALL INTERIOR WALL FINISHES SHALL COMPLY WITH C.R.C. SECTION R702. INSPECTION OF NAILING IS REQUIRED FOR ALL DRYWALLAND LATH WHEN IN PLACE. CORNER BEADS ARE TO BE NAILED. DRYWALL BOARD SHALL BE SPACED ATA MAXIMUM OF 3/8". 20. A MINIMUM OF TWO LAYERS OF GRADE "D" BUILDING PAPER SHALL BE APPLIED OVER ALL WOOD BASE SHEATHING PER C.R.0 SECTION R703.6.3. 21. DOORS THAT PROVIDE DIRECT ACCESS TO THE SWIMMING POOL SHALL BE PROVIDED WITH A BARRIER COMPLIANT WITH STATE AND LOCAL POOL BARRIER ORDINANCE. THE MOST STRINGENT CODE REQUIREMENT SHALL PREVAIL. 22. INSULATION: ROOF/ CEILINGS (R-38) EXTERIOR WALLS, INCL. FURRED BASEMENTWALLS (R-19) FRAMED FLOORS (R-30) BATHROOM AND LAUNDRY ROOM INTERIOR WALLS (R-13) "USE ABOVE NOTED VALUES IF GREATER THAN TITLE -24 MINIMUMS. 23, HANDRAILS SHALL BE CONTINUOUS THE FULL LENGTH OF THE FLIGHT OF STAIRS, HANDRAIL ENDS SHALL BE RETURNED OR TERMINATE INTO POSTS. 24, ALL FIREPLACES TO BE GAS BURNING, DIRECTVENTING SEALED COMBUSTION FIREBOXES. WOOD BURNING FIREPLACES ARE NOT ALLOWED PER AQMD AND THE COUNTY OF ORANGE. 25, ALLTHROUGH PENETRATIONS OF REQUIRED FIRE -RESISTIVE CONSTRUCTION SHALL BE IN ACCORDANCE OF C.R.C. 11302.4.1.1 or C. R.C. R302.4.1.2. 26. FIREBLOCKING IS REQUIRED IN CONCEALED SPACES 10'-0" O.C. HORIZONTAL, VERTICALLY ATTHE CEILING AND FLOOR LEVELS, CONNECTIONS BETWEEN HORIZONTALAND VERTICAL SPACES, CONCEALED SPACES BETWEEN STAIR AND LANDINGS, OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES, WIRES, CHIMNEYS AND FIREPLACES PER C.R.C. R302.11. 27. PROVIDE SOLID 2X6 BLOCKING IN FRAMING AT TOWEL BAR, HANDRAIL ATTACHMENT, BATH ACCESSORIES, WALL CABINET LOCATIONS. COORDINATE LOCATIONS WITH INTERIOR DESIGNER DRAWINGS. 28. THE CONTRACTOR SHALL INSTALL DRAFT STOPPING TO SUBDIVIDE ATTIC SPACES AND CONCEALED ROOF SPACES, SUCH THAT ANY HORIZONTAL AREA DOES NOT EXCEED 1,000 S.F., OR PER MIN. REQUIREMENTS OF C.R.0 SECTION 302.12. DRAFTSTOP MATERIALS TO BE NO LESS THAN 1/2" GYP. BD. OR 3/8" PLYWOOD INSTALLED PARALLELTO FLOOR AND ROOF FRAMING. 1 Ref Ix K 1 A101 1 1 Ref 1 A101 FLOOR PLAN LEGEND NEW 12" CONIC. WALL, REFER TO STRUCTURAL NEW 2X6 WOOD STUD WALLS NEW 2X4 WOOD STUD WALL 1 HR RATED DOOR TAG WINDOW TAG KEYNOTE ELEVATION CALLOUT SECTION CALLOUT 04TM40 WHITIM 10C architecture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 - F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: CONTACT: HOMER OATMAN E-MAIL: hoatman@oatmanarchitects.com E-MAIL: cadams@oatmanarchitects.com PRINCIPAL: HOMER OATMAN PROJECT DIRECTOR: CORY ADAMS PROJECT DESIGNER: BEHTASH AZAR LICENCE STAMP: SUBMITTAL: DATE 09/07/17 11/09/17 01/04/18 DESCRIPTION SDR, CDP, TTM SUBMITTAL SDR, CDP, TTM SUBMITTAL 2 SDR, CDP, TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 REVISION: NO. DATE DESCRIPTION CLIENT: DINO & HOPE CLARIZIO I I I tJ Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" FIRST FLOOR PLAN A3.1 L7L/X LV 10 1V.JO.VV i11V1 � - LO L0 J Q 0 CSI Q Q >G m v L O y v oo cn Q m w o � C) CO m m -- 44: o QQo O 0- M 1 W I i� u , Q O w Ln O z tJ Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" FIRST FLOOR PLAN A3.1 L7L/X LV 10 1V.JO.VV i11V1 � - 0 ti rym.70 1 sEcon 1/4" =1'-0" 1. DO NOT SCALE DRAWINGS. 2. REFERTO GENERAL NOTES FOR ADDITIONAL REQUIRED INFORMATION. 3. REFERTOINTERIOR DESIGN DRAWINGS FOR ALLPLUMBINGFIXTURES, APPLIANCES, CABINETS, AND INTERIOR FINISH SCHEDULES, VERIFY DIMENSIONS OF ALL PLUMBING FIXTURES AND APPLIANCES WITH MFGR. SPECIFICATIONS AND COORDINATE WITH CABINET INSTALLER. 4. REFER TO INTERIOR DESIGN DRAWINGS FOR LOCATION(S) AND HEIGHT(S) OF ALL ART NICHES AND BATHROOM ACCESSORIES (I.E.TOWELBARS,TOILETPAPERDISPENSERS, MIRRORS ... ETC). PROVIDE 2X BLOCKING FOR NECESSARY SUPPORT. 5. REFER TO STRUCTURAL DRAWINGS FOR ALL FOUNDATION AND FRAMING REQUIREMENTS ALONG WITH ANY CITY REQUIRED STRUCTURAL OBSERVATIONIS) AND SPECIAL INSPECTION CERTIFICATION(S), PER THE COUNTY OF ORANGE. 6. REFER TO LANDSCAPE ARCHITECT DRAWINGS FOR EXTERIOR DOOR LANDING(S) AND STOOP(S). PROVIDE AMIN. 36" IN DIRECTION OF TRAVEL. SLOPE AWAY 1/4" PER 12" FOR DRAINAGE. DOORS LANDINGS TO COMPLY WITH C.R.0 SECTION R311.3. 7. REFER TO THE REFLECTED CEILING PLANS FOR CEILING AND SOFFIT HEIGHTS, 8. REFER TO THE DOOR AND WINDOW SCHEDULE ONSHEET (SCH-1) FOR ALL DOOR AND WINDOW TYPES, SIZES, AND REQUIRED LOCATION(S) OF GLAZING WHICH ARE TO BE DUAL GLAZED WITH A MINIMUM OF ON PANE BEING TEMPERED AS REQUIRED PER C.R.C. SECTION R327.8. SEE ADDITIONAL LOCATIONS AND INFORMATION LISTED IN C.R.C. SECTION R308, 9. REFER TO SHEET (T-24.0) FOR THE TITLE -24 ENERGY CALCULATION FORMS AND MANDATORY REQUIREMENTS (CF-1RAND MF -1R) FOR ENERGY COMPLIANCE. 10, PLUMBING FIXTURE REQUIREMENTS AND FLOW RATES PER C.G.BS.CTABLE 4303.2: A, ALL WATER CLOSETS AND ASSOCIATED FLUSHOMETER VALVES SHALL HAVE A MAXIMUM FLOW RATE OF 1.28 G.P.F. AND SHALL MEET PERFORMANCE STANDARDS ESTABLISHED BY THE AMERICAN NATIONAL STANDARDS H. & S. CODE, SECTION 17921.3(b) AND BYTHE CALIFORNIA ENERGY COMMISSION. PROVIDE AMIN. CLEAR FLOOR SPACE OF 30" WIDE X24"DEEP CLEAR IN FRONT AND CENTERED ON WATER CLOSET PER C.P.C. FLOOR PLAN NOTES B. ALL SHOWER HEADS SHALL HAVE A MAXIMUM FLOW RATE OF 2.0 G.P.M. @ 80 P.S.I. PER STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION. CONTROL VALVES TO BE PRESSURE BALANCED OR THERMOSTATIC MIXING, PER C.P.C. SECTION 418. THE COMBINED FLOW OF MULTIPLE SHOWER HEADS SERVING A SINGLE SHOWER SHALL NOT EXCEED MAXIMUM ALLOWABLE FLOW RATE FOR A SINGLE FIXTURE SHOWER OR THE CONTROL VALVES SHALL BE ARRANGED TO ONLY ALLOW ONE SHOWER HEAD TO OPERATE AT A TIME. C. LAUNDRY FAUCETS SHALL HAVE A MAXIMUM FLOW RATE OF 1.8 G.P.M. @ 60 P.S.I. PER STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION. D. ALL KITCHEN (SINK) FAUCETS SHALL HAVE A MAXIMUM FLOW RATE OF 1.8 G.P.M. @ 60 P.S.I. PER STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION. E. ALL LAVATORY (SINK) FAUCETS SHALL HAVE A MAXIMUM FLOW RATE OF 1.5 G.P.M. @ 60 P.S.I. PER STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION. 11. SLEEPING ROOMS SHALL HAVE A WINDOW OR EXTERIOR DOOR FOR EMERGENCY ESCAPE. SILL HEIGHT SHALL NOT EXCEED 44" ABOVE THE FLOOR. WINDOWS MUST HAVE ANOPENABLE AREA OFATLEAST5.7SQ.FT. WITH THE MINIMUM OPENABLE WIDTH OF 20" AND THE MINIMUM OPENABLE HEIGHT OF 24". THE EMERGENCY DOOR OR WINDOW SHALL BE OPENABLE FROM THE INSIDE TO PROVIDE A FULL, CLEAR OPENING WITHOUT THE USE OF KEYS, TOOLS, OR SPECIAL KNOWLEDGE, PER C.R.C. SECTION R310. 12. THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW LOCATED MORE THAN 72" ABOVE FINISH GRADE SHALL BEA MINIMUM OF 24" ABOVE THE FINISH FLOOR. GLAZING BETWEEN THE FLOOR AND A HEIGHT OF 24" SHALL BE FIXED OR A HAVE OPENING SUCH THAT 4" DIAMETER SPHERE CANNOT PASS, PER C.R.C. SECTION R612.2; OR BE PROVIDED WITH A WINDOW GUARD THAT COMPLIES WITH ASTM F 2090. 13, SHOWER COMPARTMENTS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A SMOOTH, NONABSORBENT SURFACE TO A HEIGHT OF NOT LESS THAN 72" ABOVE THE DRAIN INLET, PER C.R.0 SECTION R307.2. 14. THE NET AREA OF THE SHOWER ENCLOSURE(S) SHALL BE 1,024 SQ. INCHES (7.1 S.F.) OR MORE IN CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30" DIAMETER CIRCLE, PER C.P.0 SECTION 411.7. 15. EXTERIOR HOSE BIBBS AND LAWN SPRINKLER SYSTEM SHALL HAVE AN APPROVED NON -REMOVABLE BACKFLOW PREVENTION DEVICE, PER C.P.C. SECTION 603. 16. ALL HABITABLE SPACES INTENDED FOR HUMAN OCCUPANCY SHALL COMPLY WITH C.R.C. SECTION R303 FOR NATURAL VENTILATION AND LIGHTING AND CONTAIN GLAZING NOT LESS THAN 8% OF THE FLOOR AREA OF THE ROOM. NATURAL VENTILATION SHALL BE THROUGH WINDOWS, DOORS, LOUVERS OR OTHER APPROVED OPENINGS TO THE OUTDOOR AIR. SUCH OPENINGS SHALL BE PROVIDED WITH READY ACCESS OR SHALL OTHERWISE BE READILY CONTROLLABLE BY THE BUILDING OCCUPANTS. THE MINIMUM OPEN ABLE AREA TO THE OUTDOORS SHALL BE 4 PERCENT OF THE FLOOR AREA BEING VENTILATED. A. BATHROOMS, WATER CLOSET COMPARTMENTS AND OTHER SIMILAR ROOMS SHALL BE PROVIDED WITH AGGREGATE GLAZING AREA IN WINDOWS OF NOT LESS THAN 3 SQUARE FEET, ONE-HALF OF WHICH MUST BE OPENABLE. EXCEPTION: THE GLAZED AREAS SHALL NOT BE REQUIRED WHERE ARTIFICIAL LIGHT AND A LOCAL EXHAUST SYSTEM ARE PROVIDED. THE MINIMUM LOCAL EXHAUST RATES SHALL BE 50 CU. FT, PER MINUTE. 17. PROVIDE 5/8" TYPE "X" GYP. BOARD AT WALLS AND CEILING AT USABLE SPACE UNDER STAIRS BEYOND MIN. REQ., PER C.R.C. SECTION R302.7. 18. ATALLAREAS BETWEEN THE PRIVATE GARAGE (5-2) AND LIVING (R-3) WALLS, PROVIDE A MINIMUM OF 5/8" TYPE W' GYP. BOARD ON GARAGE SIDE OF WALLS ADJACENT TO LIVING AREAS AND AT ELEMENTS SUPPORTING SEPARATION ABOVE. CEILINGS SHALL RECEIVE A MINIMUM OF 2 LAYERS OF 5/8" TYPE "X" GYP. BOARD ON 16" SPACED JOISTS, TRUSSES, OR R.C. CHANNEL BASED ON OCCUPANCY SEPARATION, PER C.R.C. SECTION R302.6. 19. ALL INTERIOR WALL FINISHES SHALL COMPLY WITH C.R.C. SECTION R702. INSPECTION OF NAILING IS REQUIRED FOR ALL DRYWALL AND LATH WHEN IN PLACE. CORNER BEADS ARE TO BE NAILED. DRYWALL BOARD SHALL BE SPACED ATA MAXIMUM OF 3/8". 20. A MINIMUM OF TWO LAYERS OF GRADE "D" BUILDING PAPER SHALL BE APPLIED OVER ALL WOOD BASE SHEATHING PER C.R.0 SECTION R703.6.3. 21. DOORS THAT PROVIDE DIRECT ACCESS TO THE SWIMMING POOL SHALL BE PROVIDED WITH A BARRIER COMPLIANT WITH STATE AND LOCAL POOL BARRIER ORDINANCE. THE MOST STRINGENT CODE REQUIREMENT SHALL PREVAIL. 22. INSULATION: - ROOF/ CEILINGS (R-38) - EXTERIOR WALLS, INCL FURRED BASEMENT WALLS (R-19) FRAMED FLOORS (R-30) BATHROOM AND LAUNDRY ROOM INTERIOR WALLS (R-13) "USE ABOVE NOTED VALUES IF GREATER THAN TITLE -24 MINIMUMS. 23. HANDRAILS SHALL BE CONTINUOUS THE FULL LENGTH OF THE FLIGHT OF STAIRS. HANDRAIL ENDS SHALL BE RETURNED OR TERMINATE INTO POSTS. 24. ALL FIREPLACES TO BE GAS BURNING, DIRECT VENTING SEALED COMBUSTION FIREBOXES. WOOD BURNING FIREPLACES ARE NOT ALLOWED PER AQMD AND TH E COUNTY OF ORANGE. 25, ALLTHROUGH PENETRATIONS OF REQUIRED FIRE -RESISTIVE CONSTRUCTION SHALL BE IN ACCORDANCE OF C.R.C. R302.4.1.1 or C. R.C. R302.4.1.2. 26. FIREBLOCKING IS REQUIRED IN CONCEALED SPACES 10'-0" O.C. HORIZONTAL, VERTICALLY ATTHE CEILING AND FLOOR LEVELS, CONNECTIONS BETWEEN HORIZONTAL AND VERTICAL SPACES, CONCEALED SPACES BETWEEN STAIR AND LANDINGS, OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES, WIRES, CHIMNEYS AND FIREPLACES PER C.R.C. R302.11. 27. PROVIDE SOLID 2X6 BLOCKING IN FRAMING AT TOWEL BAR, HANDRAIL ATTACHMENT, BATH ACCESSORIES, WALL CABINET LOCATIONS. COORDINATE LOCATIONS WITH INTERIOR DESIGNER DRAWINGS. 28. THE CONTRACTOR SHALL INSTALL DRAFT STOPPING TO SUBDIVIDE ATTIC SPACES AND CONCEALED ROOF SPACES, SUCH THAT ANY HORIZONTAL AREA DOES NOT EXCEED 1,000 S.F., OR PER MIN. REQUIREMENTS OF C.R.0 SECTION 302.12. DRAFTSTOP MATERIALS TO BE NO LESS THAN 1/2" GYP. BD. OR 3/8" PLYWOOD INSTALLED PARALLEL TO FLOOR AND ROOF FRAMING. 1 Ref C 1 A101 1 1 Ref 1 A101 FLOOR PLAN LEGEND NEW 12" CONIC. WALL, REFER TO STRUCTURAL NEW 2X6 WOOD STUD WALLS NEW 2X4 WOOD STUD WALL 1 HR RATED DOOR TAG WINDOW TAG KEYNOTE ELEVATION CALLOUT SECTION CALLOUT 04TM40 WHITIM 10C architecture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 - F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: CONTACT: HOMER OATMAN E-MAIL: hoatman@oatmanarchitects.com E-MAIL: cadams@oatmanarchitects.com PRINCIPAL: HOMER OATMAN PROJECT DIRECTOR: CORY ADAMS PROJECT DESIGNER: BEHTASH AZAR LICENCE STAMP: SUBMITTAL: DATE 09/07/17 SDR, 11/09/17 SDR, 01/04/18 SDR, CDP, CDP, CDP, DESCRIPTION TTM SUBMITTAL TTM SUBMITTAL 2 TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 LO L0 J REVISION: NO. DATE DESCRIPTION CLIENT: DINO & HOPE CLARIZIO I I I �J Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" L7L/X LV 10 1V.JO.VO Y11V1 SECOND FLOOR 10 2, A3.2 LO L0 J Q 0 CSI Q Q >G m v L QT1 0 y v oo cA Q m w o � Om m m -- 44: o QQo O 0- M 1 W I i� u , Q O --�--� Ln O z �J Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" L7L/X LV 10 1V.JO.VO Y11V1 SECOND FLOOR 10 2, A3.2 a Zr d I:Ti" 1 THIRD FLOOR PLAN 1/4" =1'-01, 1. DO NOT SCALE DRAWINGS. 2. REFERTO GENERAL NOTES FOR ADDITIONAL REQUIRED INFORMATION. 3. REFERTOINTERIOR DESIGN DRAWINGS FOR ALLPLUMBINGFIXTURES, APPLIANCES, CABINETS, AND INTERIOR FINISH SCHEDULES, VERIFY DIMENSIONS OF ALL PLUMBING FIXTURES AND APPLIANCES WITH MFGR. SPECIFICATIONS AND COORDINATE WITH CABINET INSTALLER. 4. REFER TO INTERIOR DESIGN DRAWINGS FOR LOCATION(S) AND HEIGHT(S) OF ALL ART NICHES AND BATHROOM ACCESSORIES (I.E.TOWELBARS,TOILETPAPERDISPENSERS, MIRRORS ... ETC). PROVIDE 2X BLOCKING FOR NECESSARY SUPPORT. 5. REFER TO STRUCTURAL DRAWINGS FOR ALL FOUNDATION AND FRAMING REQUIREMENTS ALONG WITH ANY CITY REQUIRED STRUCTURAL OBSERVATIONIS) AND SPECIAL INSPECTION CERTIFICATION(S), PER THE COUNTY OF ORANGE. 6. REFER TO LANDSCAPE ARCHITECT DRAWINGS FOR EXTERIOR DOOR LANDING(S) AND STOOP(S). PROVIDE AMIN. 36" IN DIRECTION OF TRAVEL. SLOPE AWAY 1/4" PER 12" FOR DRAINAGE. DOORS LANDINGS TO COMPLY WITH C.R.0 SECTION R311.3. 7. REFER TO THE REFLECTED CEILING PLANS FOR CEILING AND SOFFIT HEIGHTS, 8. REFER TO THE DOOR AND WINDOW SCHEDULE ONSHEET (SCH-1) FOR ALL DOOR AND WINDOW TYPES, SIZES, AND REQUIRED LOCATION(S) OF GLAZING WHICH ARE TO BE DUAL GLAZED WITH A MINIMUM OF ON PANE BEING TEMPERED AS REQUIRED PER C.R.C. SECTION R327.8. SEE ADDITIONAL LOCATIONS AND INFORMATION LISTED IN C.R.C. SECTION R308, 9. REFER TO SHEET (T-24.0) FOR THE TITLE -24 ENERGY CALCULATION FORMS AND MANDATORY REQUIREMENTS (CF-1RAND MF -1R) FOR ENERGY COMPLIANCE. 10, PLUMBING FIXTURE REQUIREMENTS AND FLOW RATES PER C.G.BS.CTABLE 4303.2: A, ALL WATER CLOSETS AND ASSOCIATED FLUSHOMETER VALVES SHALL HAVE A MAXIMUM FLOW RATE OF 1.28 G.P.F. AND SHALL MEET PERFORMANCE STANDARDS ESTABLISHED BY THE AMERICAN NATIONAL STANDARDS H. & S. CODE, SECTION 17921.3(b) AND BYTHE CALIFORNIA ENERGY COMMISSION. PROVIDE AMIN. CLEAR FLOOR SPACE OF 30" WIDE X24"DEEP CLEAR IN FRONT AND CENTERED ON WATER CLOSET PER C.P.C. FLOOR PLAN NOTES B. ALL SHOWER HEADS SHALL HAVE A MAXIMUM FLOW RATE OF 2.0 G.P.M. @ 80 P.S.I. PER STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION. CONTROL VALVES TO BE PRESSURE BALANCED OR THERMOSTATIC MIXING, PER C.P.C. SECTION 418. THE COMBINED FLOW OF MULTIPLE SHOWER HEADS SERVING A SINGLE SHOWER SHALL NOT EXCEED MAXIMUM ALLOWABLE FLOW RATE FOR A SINGLE FIXTURE SHOWER OR THE CONTROL VALVES SHALL BE ARRANGED TO ONLY ALLOW ONE SHOWER HEAD TO OPERATE AT A TIME. C. LAUNDRY FAUCETS SHALL HAVE A MAXIMUM FLOW RATE OF 1.8 G.P.M. @ 60 P.S.I. PER STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION. D. ALL KITCHEN (SINK) FAUCETS SHALL HAVE A MAXIMUM FLOW RATE OF 1.8 G.P.M. @ 60 P.S.I. PER STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION. E. ALL LAVATORY (SINK) FAUCETS SHALL HAVE A MAXIMUM FLOW RATE OF 1.5 G.P.M. @ 60 P.S.I. PER STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION. 11. SLEEPING ROOMS SHALL HAVE A WINDOW OR EXTERIOR DOOR FOR EMERGENCY ESCAPE. SILL HEIGHT SHALL NOT EXCEED 44" ABOVE THE FLOOR. WINDOWS MUST HAVE ANOPENABLE AREA OFATLEAST5.7SQ.FT. WITH THE MINIMUM OPENABLE WIDTH OF 20" AND THE MINIMUM OPENABLE HEIGHT OF 24". THE EMERGENCY DOOR OR WINDOW SHALL BE OPENABLE FROM THE INSIDE TO PROVIDE A FULL, CLEAR OPENING WITHOUT THE USE OF KEYS, TOOLS, OR SPECIAL KNOWLEDGE, PER C.R.C. SECTION R310. 12. THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW LOCATED MORE THAN 72" ABOVE FINISH GRADE SHALL BEA MINIMUM OF 24" ABOVE THE FINISH FLOOR. GLAZING BETWEEN THE FLOOR AND A HEIGHT OF 24" SHALL BE FIXED OR A HAVE OPENING SUCH THAT 4" DIAMETER SPHERE CANNOT PASS, PER C.R.C. SECTION R612.2; OR BE PROVIDED WITH A WINDOW GUARD THAT COMPLIES WITH ASTM F 2090. 13, SHOWER COMPARTMENTS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A SMOOTH, NONABSORBENT SURFACE TO A HEIGHT OF NOT LESS THAN 72" ABOVE THE DRAIN INLET, PER C.R.0 SECTION R307.2. 14. THE NET AREA OF THE SHOWER ENCLOSURE(S) SHALL BE 1,024 SQ. INCHES (7.1 S.F.) OR MORE IN CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30" DIAMETER CIRCLE, PER C.P.0 SECTION 411.7. 15. EXTERIOR HOSE BIBBS AND LAWN SPRINKLER SYSTEM SHALL HAVE AN APPROVED NON -REMOVABLE BACKFLOW PREVENTION DEVICE, PER C.P.C. SECTION 603. 16. ALL HABITABLE SPACES INTENDED FOR HUMAN OCCUPANCY SHALL COMPLY WITH C.R.C. SECTION R303 FOR NATURAL VENTILATION AND LIGHTING AND CONTAIN GLAZING NOT LESS THAN 8% OF THE FLOOR AREA OF THE ROOM. NATURAL VENTILATION SHALL BE THROUGH WINDOWS, DOORS, LOUVERS OR OTHER APPROVED OPENINGS TO THE OUTDOOR AIR. SUCH OPENINGS SHALL BE PROVIDED WITH READY ACCESS OR SHALL OTHERWISE BE READILY CONTROLLABLE BY THE BUILDING OCCUPANTS. THE MINIMUM OPEN ABLE AREA TO THE OUTDOORS SHALL BE 4 PERCENT OF THE FLOOR AREA BEING VENTILATED. A. BATHROOMS, WATER CLOSET COMPARTMENTS AND OTHER SIMILAR ROOMS SHALL BE PROVIDED WITH AGGREGATE GLAZING AREA IN WINDOWS OF NOT LESS THAN 3 SQUARE FEET, ONE-HALF OF WHICH MUST BE OPENABLE. EXCEPTION: THE GLAZED AREAS SHALL NOT BE REQUIRED WHERE ARTIFICIAL LIGHT AND A LOCAL EXHAUST SYSTEM ARE PROVIDED. THE MINIMUM LOCAL EXHAUST RATES SHALL BE 50 CU. FT, PER MINUTE. 17. PROVIDE 5/8" TYPE "X" GYP. BOARD AT WALLS AND CEILING AT USABLE SPACE UNDER STAIRS BEYOND MIN. REQ., PER C.R.C. SECTION R302.7. 18. ATALLAREAS BETWEEN THE PRIVATE GARAGE (5-2) AND LIVING (R-3) WALLS, PROVIDE A MINIMUM OF 5/8" TYPE W' GYP. BOARD ON GARAGE SIDE OF WALLS ADJACENT TO LIVING AREAS AND AT ELEMENTS SUPPORTING SEPARATION ABOVE. CEILINGS SHALL RECEIVE A MINIMUM OF 2 LAYERS OF 5/8" TYPE "X" GYP. BOARD ON 16" SPACED JOISTS, TRUSSES, OR R.C. CHANNEL BASED ON OCCUPANCY SEPARATION, PER C.R.C. SECTION R302.6. 19. ALL INTERIOR WALL FINISHES SHALL COMPLY WITH C.R.C. SECTION R702. INSPECTION OF NAILING IS REQUIRED FOR ALL DRYWALL AND LATH WHEN IN PLACE. CORNER BEADS ARE TO BE NAILED. DRYWALL BOARD SHALL BE SPACED ATA MAXIMUM OF 3/8". 20. A MINIMUM OF TWO LAYERS OF GRADE "D" BUILDING PAPER SHALL BE APPLIED OVER ALL WOOD BASE SHEATHING PER C.R.0 SECTION R703.6.3. 21. DOORS THAT PROVIDE DIRECT ACCESS TO THE SWIMMING POOL SHALL BE PROVIDED WITH A BARRIER COMPLIANT WITH STATE AND LOCAL POOL BARRIER ORDINANCE. THE MOST STRINGENT CODE REQUIREMENT SHALL PREVAIL. 22. INSULATION: - ROOF/ CEILINGS (R-38) - EXTERIOR WALLS, INCL FURRED BASEMENT WALLS (R-19) FRAMED FLOORS (R-30) BATHROOM AND LAUNDRY ROOM INTERIOR WALLS (R-13) "USE ABOVE NOTED VALUES IF GREATER THAN TITLE -24 MINIMUMS. 23. HANDRAILS SHALL BE CONTINUOUS THE FULL LENGTH OF THE FLIGHT OF STAIRS. HANDRAIL ENDS SHALL BE RETURNED OR TERMINATE INTO POSTS. 24. ALL FIREPLACES TO BE GAS BURNING, DIRECT VENTING SEALED COMBUSTION FIREBOXES. WOOD BURNING FIREPLACES ARE NOT ALLOWED PER AQMD AND TH E COUNTY OF ORANGE. 25, ALLTHROUGH PENETRATIONS OF REQUIRED FIRE -RESISTIVE CONSTRUCTION SHALL BE IN ACCORDANCE OF C.R.C. R302.4.1.1 or C. R.C. R302.4.1.2. 26. FIREBLOCKING IS REQUIRED IN CONCEALED SPACES 10'-0" O.C. HORIZONTAL, VERTICALLY ATTHE CEILING AND FLOOR LEVELS, CONNECTIONS BETWEEN HORIZONTAL AND VERTICAL SPACES, CONCEALED SPACES BETWEEN STAIR AND LANDINGS, OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES, WIRES, CHIMNEYS AND FIREPLACES PER C.R.C. R302.11. 27. PROVIDE SOLID 2X6 BLOCKING IN FRAMING AT TOWEL BAR, HANDRAIL ATTACHMENT, BATH ACCESSORIES, WALL CABINET LOCATIONS. COORDINATE LOCATIONS WITH INTERIOR DESIGNER DRAWINGS. 28. THE CONTRACTOR SHALL INSTALL DRAFT STOPPING TO SUBDIVIDE ATTIC SPACES AND CONCEALED ROOF SPACES, SUCH THAT ANY HORIZONTAL AREA DOES NOT EXCEED 1,000 S.F., OR PER MIN. REQUIREMENTS OF C.R.0 SECTION 302.12. DRAFTSTOP MATERIALS TO BE NO LESS THAN 1/2" GYP. BD. OR 3/8" PLYWOOD INSTALLED PARALLEL TO FLOOR AND ROOF FRAMING. 1 Ref 1 A101 1 1 Ref 1 A101 FLOOR PLAN LEGEND NEW 12" CONIC. WALL, REFER TO STRUCTURAL NEW 2X6 WOOD STUD WALLS NEW 2X4 WOOD STUD WALL 1 HR RATED DOOR TAG WINDOW TAG KEYNOTE ELEVATION CALLOUT SECTION CALLOUT 04TM40 WHITIM 10C architecture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 - F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: CONTACT: HOMER OATMAN E-MAIL: hoatman@oatmanarchitects.com E-MAIL: cadams@oatmanarchitects.com PRINCIPAL: HOMER OATMAN PROJECT DIRECTOR: CORY ADAMS PROJECT DESIGNER: BEHTASH AZAR LICENCE STAMP: SUBMITTAL: DATE 09/07/17 11/09/17 01/04/18 DESCRIPTION SDR, CDP, TTM SUBMITTAL SDR, CDP, TTM SUBMITTAL 2 SDR, CDP, TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 REVISION: NO. DATE DESCRIPTION CLIENT: DINO & HOPE CLARIZIO I I I tJ Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" THIRD FLOOR PLAN L7L/X LV 10 1V.JO.V7 Y11V1 A3.3 LO L0 J Q 0 CSI Q Q >G m v Ln 0 y v oo cn Q m w o � C) CO m m -- 44: o QQo O 0- M 1 W I i� u , Q O L -LJ Ln O z tJ Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" THIRD FLOOR PLAN L7L/X LV 10 1V.JO.V7 Y11V1 A3.3 1 FIRST FLOOR PLAN 3/16" = 1'-0" BALCONY 23 SF 69 SF 2 SECOND FLOOR PLAN 3/16" = 1'-0" 3 THIRD FLOOR PLAN 3/16" = 1'-0" FLOOR AREAS GROSS AREAS FIRST FLOOR PLAN TRASH 49 SF UNIT 1 427 SF RETAIL 1,773 SF 2,249 SF T.O. SHTG 2ND FL. BALCONY 23 SF BALCONY 69 SF BALCONY 89 SF UNIT 2 1,027 SF UNIT 3 1,042 SF UNIT 1 1,057 SF 3,306 SF T.O. SHTG 3RD FL. ROOF DECK 133 SF ROOF DECK 204 SF UNIT 381 SF ROOF DECK 424SF PUBLIC ROOF DECK 476 SF UNIT2 501 SF UNITS 586 SF 2,705 SF 8,260 SF UNIT AREAS UNIT UNIT 1 1,057 SF U N IT 1 427 SF UNIT 1 381 SF 1,865 SF UNIT2 U N IT 2 1,027 SF UNIT2 501 SF 1,528 SF UNITS UNIT 3 1,042 SF UNIT 586 SF 1,627 SF TOTAL: 5,020 SF 04TH0 40(HIT1M 10(. a r ( h i t e ( t u r e + p I a n n i n q 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 • F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: CONTACT: E-MAIL: E-MAIL: PRINCIPAL: PROJECT DIRECTOR: PROJECT DESIGNER: LICENCE STAMP: HOMER OATMAN hoatman@oatmanarchitects.com cadams@oatmanarchitects.com HOMER OATMAN CORYADAMS BEHTASH AZAR SUBMITTAL: DATE DESCRIPTION 09/07/17 SDR, CDP, TTM SUBMITTAL 11/09/17 SDR, CDP, TTM SUBMITTAL 2 01/04/18 SDR, CDP, TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 REVISION: NO. DATE CLIENT: 44 mm .m • • DESCRIPTION DINO & HOPE CLARIZIO • .m Lei 0 O U_ ) oft mum Mill i r.7 C) U D Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT IS THE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SHEET IS: 36"X48" FLOOR AREA EXHIBIT LCL/ALV 10 1V.JOJL h11V1 A3.4 1. PER C.R.C. SECTION R806 - ENCLOSED ATTICS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BYVENTILATION OPENINGS PROTECTED AGAINST RAIN AND SNOW, THE TOTAL NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED EXCEPT THAT REDUCTION OF THE TOTAL AREA TO 1/300 IS PERMITTED PROVIDED THAT AT LEAST 40% AND NOT MORE THAN 50% OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE SPACE TO BE VENTILATED AT LEAST 3 FEET ABOVE THE EAVE OR CORNICE VENTS WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. 2. CLASS I OR II VAPOR BARRIER SHALL BE INSTALLED ON THE WARM -IN -WINTER SIDE OF THE CEILING. THUS AS AN ALTERNATIVE, THE NET FREE CROSS -VENTILATION AREA MAY BE REDUCED TO 1/300 3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MINIMUM OF A 1" SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHEATHING AND AT THE LOCATION OF THE VENT, 4. ATTICVENT FREE VENTILATING VALUES SHALL BE CONFIRMED PRIOR TO INSTALLATION BY THE CONTRACTOR. ANY DEVIATIONS OR DISCREPANCIES SHALL BE FORWARDED TO THE ARCHITECT FOR RECALCULATION OF ATTIC VENTILATION. S. ATTIC VENTILATION OPENINGS SHALL BE COVERED WITH CORROSION RESISTANT METAL MESH. MESH OPENINGS SHALL BE A MIN, OF 1/16" AND SHALL NOT EXCEED 1/8" IN DIMENSION, PER C.R.C. SECTION R327.6.2. 6. PROVIDE ATTIC VENTILATION AT ALL ENCLOSED ATTICS USING CLOAKED TILE VENTS (O'HAGIN): TILE VENTS TO BE LOCATED SUCH THAT THEY PROVIDE CROSS "BALANCED" VENTILATION OF THE ENCLOSED SPACE. EACH VENT PROVIDES 86.25 S.I. NET FREE AREA PER I.C.C. LEGACY REPORT9650A. 1 ROOF 1/4" = 1'-0" VENTILATION 7. MECHANICALVENTILATING VALUES SHALL BE CONFIRMED PRIOR TO INSTALLATION BY THE CONTRACTOR, PROVIDE 120V SINGLE PHASE 200 CFM FANS WITH A COEFFICIENT OF 0.1 EXTERNAL STATIC PRESSURE TO VENTILATE ATTIC SPACES. CONTACTOR TO VERIFY NUMBER OF FANS REQUIRED TO EFFICIENTLY VENTILATE ATTIC SPACE, FANS TO BE HEAT SENSOR ACTIVATED. TOTAL ATTIC AREA TO BE MECH. VENTILATED = 3,514 SQ FT. TOTAL NET FREE VENTILATING AREA = 3,514*1/300 =12 SQ. FT. EACH VENT PROVIDES 86.25 S.I. = 0.6 SQ. FT TOTAL O'HAGIN TILE VENTS AMOUNT =12 SQ. FT./0.6 SQ. FT = 20 TILE VENTS AREA i AREA 2 AREA 3 AREA 4 AREA 5 AREA 6 AREA 7 AREA 8 AREA 9 ATTIC SQUARE FOOTAGE TO BE MECH. VENTILATED = 3,402 SQ. FT. ATTIC SQUARE FOOTAGE TO BE MECH. VENTILATED = 112 SQ. FT. ATTIC SQUARE FOOTAGE TO BE MECH. VENTILATED = NO ATTIC ATTIC SQUARE FOOTAGE TO BE MECH. VENTILATED = NO ATTIC ATTIC SQUARE FOOTAGE TO BE MECH. VENTILATED = NO ATTIC ATTIC SQUARE FOOTAGE TO BE MECH. VENTILATED = NO ATTIC ATTIC SQUARE FOOTAGE TO BE MECH. VENTILATED = NO ATTIC ATTIC SQUARE FOOTAGE TO BE MECH VENTILATED = NO ATTIC ATTIC SQUARE FOOTAGE TO BE MECH. VENTILATED = NO ATTIC PLATE HEIGHTS 1. PER THE REQUIREMENTS OF THE CRYSTAL COVE PHASE IV CUSTOM LOT DESIGN GUIDELINES, MAXIMUM PERIMETER FIRST STORY PLATE HEIGHT FOR THE ONE-STORT PORTION OFA DWELLING: 11 FEET, FOR A MINIMUM OF SO%OF THE TOTAL PERIMETER, 2. GABLE ROOF ENDS OR LOGGIAS ATTACHED TO THE TWO- STORY PORTIONS OF THE BUILDING ARE NOT INCLUDED IN THE TOTAL PERIMETER CALCULATIONS. SINGLE STORY PLATE HEIGHTS: 11'-0" OR LESS �A 22.50 FT SUB -TOTAL 22.50FT= 100% SINGLE STORY PLATE HEIGHTS: OVER 11'-0" THEREARE NO PLATE HEIGHTS OVER 11'-0" SUB -TOTAL OFT= 100% PLATE HEIGHTANALYSIS TOTALSINGLE STORY LINEAR PLATE LENGTH: 22.50 FT+ 0 FT= 22.50 FT PLATE HEIGHTS ll' -O" OR LESS:2230FT =100%>50%MINIMUM =O.K. SUB -TOTAL OFT= 100% OFT =0%<50%MAXIMUM =O.K. 2 REFERTO GENERAL NOTES FOR ADDITIONAL REQUIRED INFORMATION. 3 ALL RIDGE ELEVATIONS ARE TO TOP OF FINISH MATERIAL, 4 ALLCHIMNEYSARE TO BE EQUIPPED WITH AN U.L. APPROVED SPARKARRESTORS OR WIRE MESH SCREENING NOT EXCEEDING 1/8" IN ANY DIRECTION AND PAINTED BLACK TO MINIMIZE VISIBILITY. 5 PROVIDE TILED ROOF CRICKET AT ALL CHIMNEYS AS REQUIRED. 6 ALL FLASHING, SHEET METAL, VENTSTACKS AND PIPES SHALL BE COPPER OR PAINTED TO MATCH ADJACENT BUILDING SURFACE. 7 PROVIDE COPPER FLASHING ATALLVALLEYSAND ROOF TOWALL CONDITIONS. REFERTODETAILS. 8 ALL PLUMBING AND EQUIPMENT VENTS MUST BECONSOLIDATED AND LOCATED IN AREAS THAT MINIMIZE THEIR VISIBILITY. VENTS MUST BE AS LOW IN HEIGHTAS ALLOWED BY CODE AND SATISFY THE REQUIREMENTS OF THE DESIGN GUIDELINES. 9 IN "CALIFORNIA" DOUBLE FRAMING AREAS PROVIDE OPENINGS INTO MAIN ATTIC SPACE FOR ADEQUATE VENTILATION, PER CAC SECTION R806. 10 IF "CALIFORNIA" DOUBLE FRAME AREA EXCEEDS 30 SQUARE FEETAND HASA 30" MIN. CLEAR HEADROOM, PROVIDE A 22"X30" MIN. ACCESS THROUGH MAIN ROOF SHEATHING, PER C.R.0 SECTION R807. VERIFY OPENINGS IN ROOF SHEATHING WITH STRUCTURAL ENGINEER, 11 ALL BOX COLUMNS ANDPOP-OUTS'SHALLREMAIN OPEN ATTOP PLATE LINE TO ALLOW FOR VENTILATION. 12 ATALLAREAS WITHIN THE ROOF ATTICTHAT EXCEED 30SQUARE FEET AND WITH 30" MIN. CLEAR HEADROOM, PROVIDE A 22"X30" MIN. ATTIC ACCESS TO THOSE AREAS, PER C.R.0 SECTION R807. ATTICS WITH APPLIANCES OR F.A.0 UNITS INSTALLED IN THEM, PROVIDE A 30N30" MIN. ATTIC ACCESS, (PROVIDED F.A.U. MAY PASS THROUGH) WITH 30" MIN, CLEAR HEADROOM. PROVIDE WEATHER STRIPS AT PANEL TO PREVENT BACK DRAFT, 13 THE CONTRACTOR SHALL INSTALL DRAFT STOPPING TO SUBDIVIDE ATTIC SPACES AND CONCEALED ROOF SPACES SUCH THAT ANY HORIZONTAL AREA DOES NOT EXCEED 1,000 S.F., OR PER MIN. REQUIREMENTS OF C.R.0 SECTION 302.12.DRAFTSTOP MATERIALS TO BE NO LESS THAN1/2" GYP. BD. OR 3/8" PLYWOOD INSTALLED PARALLEL TO FLOOR AND ROOF FRAMING. 14 PRIOR TO THE RELEASE OF THE ROOF SHEATHING INSPECTION, THE APPLICANT SHALL SUBMIT CERTIFICATION, BY A SURVEY OR OTHER APPROPRIATE METHOD, THAT THE HEIGHT OF THE STRUCTURES IS IN COMPLIANCE WITH THE ADOPTED APPROVAL RESOLUTION, AND THE HEIGHT LIMITATIONS OF THE APPLICABLE ZONING DISTRICT. ROOF PLAN NOTES 15 PRIOR TO THE ISSUANCE OF A CERTIFICATE OF USE AND OCCUPANCY, WRITTEN CERTIFICATION BY A CALIFORNIA REGISTERED ENGINEER THAT THE ROOF SLOPE IS IN CONFORMANCE WITH THE APPROVED PLANS SHALL BE SUBMITTED TO THE CITY BUILDING INSPECTOR. 16 CLASS "A" ROOFING ASSEMBLY REQUIRED PER LCC. ESR -1489: 2 PIECE BARRELTILE BY REDLAND CLAY TILE, BAJA MISSION TILE WITH 100% MORTAR BOOST. ROOF TILES TO BE INSTALLED OVER (1) 90 MIL LAYER BITUTHANE OVER (1) LAYER 72 LB. PREMIUM MODIFIED MINERAL SURFACED FIBERGLASS CAP SHEET COMPLYING WITH ASTM D 3909 WITH A MIN. 2" OVERLAPS ON THE SIDES AND ENDS OVER SOLID ROOF SHEATHING PER STRUCTURAL DRAWINGS. PROVIDE 2 90 MIL LAYERS BITUTHANE OVER 1 LAYER 72 LB. PREMIUM MODIFIED MINERAL SURFACED FIBERGLASS CAP SHEETAT ROOFS SLOPED LESS THAN 3:12 INSTALLED PER ICC ESR -2783. ROOF TILE COLOR PATTERN SHALL BE NON-UNIFORM, TILES SHALL HAVE RANDOM EXPOSURE WITH MORTAR AND TILE BOOST. WEIGHT APPROXIMATELY 15.0 POUNDS PER SQUARE FOOT MINIMUM. REFER TO EXTERIOR ELEVATIONS AND DETAIL SHEETS FOR ADDITIONAL INFORMATION AND STRUCTURAL CALCULATIONS FOR ACTUAL WEIGHTS OF ROOFING MATERIALS. 17 ROOF TILE NAILING SHALL BE PER THE MFGR. SPECIFICATIONS AND PER C.R.0 TABLE R905.3.7 AS MINIMUM REQUIREMENTS: A.ROOF NAILING TO BE MINIMUM 11 GAL. CORROSION -RESISTANT NAILS LONG ENOUGH TO PENETRATE SHEATHING OR 3/4". BALL RAKE TILES SHALL BE NAILED WITH 2 NAILS. C.THE HEAD OF ALL TILES SHALL BE NAILED. D.THE NOSES OF ALL RIDGE, H IP AN D RAKE TI LES SHALL BESET INA BEAD OF APPROVED ROOFER'S MASTIC. ETHE NOSES OF ALL EAVE COURSE TILES SHALL BE FASTENED WITH APPROVED CLIPS. FPROVIDE FASTENERS TO RESIST WIND LOADS OVER 85 MPH 18 ALL ROOF EAVE GUTTERS SHALL BE 6" CONTINUOUS, HALF -ROUND, NON -EXTRUDED, GALVANIZED METAL WITH GUTTER GUARDS PER C.R.0 R337.5.4. ALL DOWNSPOUTS SHALL BE 4"DIA.ROUND, GALVANIZED METAL w/ GENTLE SWEEPING CURVES. REFER TO EXTERIOR ELEVATIONS FOR LOCATION(S) AND COLOR. 19 COORDINATE CONNECTION OF CONTINUOUS ROOF EAVE GUTTERS AND DOWNSPOUTS TO ALLOW WATER TO FLOW AWAY FROM THE HOUSE. DOWNSPOUTS SHOULD BE CONNECTED TO CLOSED PIPES THAT DISCHARGE INTO SITE STORM DRAIN SYSTEM OR ONTO PAVED SURFACES THAT CARRY THE WATER AWAY AT LEAST 5'-0" FROM THE BUILDINGS FOUNDATION. REFER TO CIVIL DRAWINGS FOR SITE DRAINAGE. 20 VENTING SHALL EXTEND ABOVETHE ROOF AND SHALLTERMINATE IN AVENTCAP. TERMINATION POINTS SHALL BE AT LEAST 4 FEET BELOW OR HORIZONTALLY FROM AND 1 FOOT ABOVE ANY OPENING INTO THE BUILDING, BEAT LEAST 3 FEET ABOVE ANY FORCED AIR INLET INTO THE BUILDING LOCATED WITHIN 10 FEET, AND SHALL BE 4 FEET AWAY FROM THE PROPERTY LINE, PER C.M.C.5ECTIONS 802.6.2 AND 802.6.2.6. 21 ANY FORCED AIR UNITS LOCATED IN THE ATTIC MUST BE POSITIONED IN SUCH A MANNER THATTHE REQUIRED DISTANCE FROM THE VENT OUTLET TO THE TOP OF THE FLUE CAP IS WITHIN THE ATTIC, ALLOWING THE EXTERIOR HEIGHT OF THE FLUE CAP ABOVE THE FINISHED ROOFING TO BE THE MINIMUM ALLOWED BY CODE. 22 SOLAR REFLECTANCE AND THERMAL EMMITTANCE FOR NEW CONSTRUCTION SHALL MEET THE REQUIREMENTS OF THE COOL ROOF STANDARDS AND THE CALIF. ENERGY CODE, SECTION 150.0 23 EXPOSED ATTIC FLOOR INSULATION SHALL HAVE A CRITICAL RADIANT FLUX OF NOT LESS THAN 0.12 WATT PER SQUARE CENTIMETER PER ASTM E 970. 24 DO NOT SCALE DRAWINGS. ROOF LEGEND 04TM40 WHITIM 10C architecture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 • F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: CONTACT: HOMER OATMAN E-MAIL: hoatman@oatmanarchitects.com E-MAIL: cadams@oatmanarchitects.com PRINCIPAL: HOMER OATMAN PROJECT DIRECTOR: CORY ADAMS PROJECT DESIGNER: BEHTASH AZAR LICENCE STAMP: SUBMITTAL: 1 DATE 0 DESCRIPTION 09/07/17 SDR, CDP, TTM SUBMITTAL 11/09/17 SDR, CDP, TTM SUBMITTAL 2 01/04/18 SDR, CDP, TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 REVISION: NO. DATE DESCRIPTION CLIENT: DINO & HOPE CLARIZIO I I I tJ O z Q Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL DRAFTSTOP LINES NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. LINE OF WALL BELOW X 22" X 30" MIN. ACCESS DOOR TO ATTIC I L— --J ® 26" X 10" EXHAUST AIR DUCT DOWN THRU THE ROOF FCU L_ -J O'HAGIN ATTIC VENTS AT CLAY ROOF TILES ID 6" DIA EXHAUSTAIR DUCT DOWN THRU THE ROOF O TO CEILING MOUNTED EXHAUST FAN O 2" VTR IT IS THE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SHEET IS: 36"X48" L7L/7 LV 10 1V.JO.JJ i11V1 ROOF PLAN A5.0 1 0 Q w co �J i< U tJ O z Q Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL DRAFTSTOP LINES NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. LINE OF WALL BELOW X 22" X 30" MIN. ACCESS DOOR TO ATTIC I L— --J ® 26" X 10" EXHAUST AIR DUCT DOWN THRU THE ROOF FCU L_ -J O'HAGIN ATTIC VENTS AT CLAY ROOF TILES ID 6" DIA EXHAUSTAIR DUCT DOWN THRU THE ROOF O TO CEILING MOUNTED EXHAUST FAN O 2" VTR IT IS THE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SHEET IS: 36"X48" L7L/7 LV 10 1V.JO.JJ i11V1 ROOF PLAN A5.0 1 U Q w co m I>� Q O m O w O z tJ O z Q Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL DRAFTSTOP LINES NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. LINE OF WALL BELOW X 22" X 30" MIN. ACCESS DOOR TO ATTIC I L— --J ® 26" X 10" EXHAUST AIR DUCT DOWN THRU THE ROOF FCU L_ -J O'HAGIN ATTIC VENTS AT CLAY ROOF TILES ID 6" DIA EXHAUSTAIR DUCT DOWN THRU THE ROOF O TO CEILING MOUNTED EXHAUST FAN O 2" VTR IT IS THE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SHEET IS: 36"X48" L7L/7 LV 10 1V.JO.JJ i11V1 ROOF PLAN A5.0 1 FRONT 114" =1'-0" 1 A7.1 �,A7.1 LH in OR Elk 2 REAR ELEVATION 11411 =1'-0'I OA EXTERIOR PLASTER: MANUFACTURER: TBD FINISH: TBD COLOR: TBD NOTE:EXTERIOR LATH AND PLASTER SHALL CONFORM TO C.R.0 SECTIONS 703.6THRU 703.6.5 & R327. PROVIDE FIBERGLASS ANTI -CRACKING MESH WITH DRYBOND CEMENTIOUS BONDER COAT AND TOP COAT OF POLYBOND CEMENT ACRYLIC COATING. BO ROOFING MATERIAL: STANDING SEAM METAL ROOF MANUFACTURER: TBD COLOR FINISH: TBD SPLIT FACE CONCRETE MASONARY UNITS (CMU) MANUFACTURER: TBD COLOR FINISH: TBD <D> WINDOWS, DOORS, GLASS CURTAIN WALL MANUFACTURE: TBD MATERIAL: TBD COLOR: TBD EO GUTTERS AND DOWNSPOUTS: MATERIAL: TBD FINISH: TBD GUTTER: TBD DOWNSPOUTS: TBD NOTE:ALL GUTTERS TO HAVE GUTTER GUARDS PER CAC R327.5.4 < STAINED WOOD VENEER: MANUFACTURER: TBD COLOR: TBD EXTERIOR ELEVATION AND SECTION KEYNOTES O GLASS RAILINGS: O EXPOSED BEAMS & POSTS, RAFTER TAILS: FINISH: TBD MATERIAL: TBD COLOR: TBD FINISH: TBD NOTES: GUARDRAILS SHALL BE IN ACCORDANCETO COLOR: TBD C.B.0 SECTION 1013 WHERE APPLICABLE. EXTERIOR CLAD PANELS: MANUFACTURER: TBD MATERIAL: TBD COLOR: TBD GARAGE DOOR: MATERIAL: TBD FINISH: TBD COLOR: TBD 2 A7.1 O INTERIOR FIRST FLOOR SYSTEM TBD © INTERIOR SECOND & THIRD FLOOR SYSTEM TBD EXTERIOR FLOOR SYSTEM STONE TILE FINISH, PER ID DRAWINGS, OVER REINFORCED MORTAR BED OVER DRAINAGE MAT AND FLUID APPLIED WATERPROOFING ON EXTERIOR LIGHT FIXTURES: MFGR: TBD STYLE: TBD GLASS: TBD T.O. SHTG 2ND FL. _ T.O. PLATE 1 n 18'18'-1" 1 FIRST FLOOR _ PL O. ROOF 40'-011 7 F 3RD FL. 36'-10" PARPETAL 35'-011 3RD FL. /1 PLA i mz 27'-6 1/4" 3 2ND FL. � la' -14 Mall V PLATE 1AU 18'-1" T FLOOR PLAN A 9'-0" 1 ELEVATION NOTES 1. DO NOT SCALE DRAWINGS. 2. REFER TO GENERAL NOTES FOR ADDITIONAL REQUIRED INFORMATION. 3. ALL RIDGE ELEVATIONS ARE TO TOP OF FINISH MATERIAL. 4. CONTRACTOR TO PROVIDE MOCK-UP OF ROOF TILES, EXTERIOR PLASTER FINISH COLOR AND TEXTURE, HEAVY TIMBER WOOD STAIN COLOR, GUTTER AND DOWN SPOUT PAINT COLOR, AND EXTERIOR WINDOW AND DOOR FRAME FINISH FOR ARCHITECT'S APPROVAL PRIOR TO CONSTRUCTION. 5. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET AND TO BE A MINIMUM OF 4" HIGH X 1" WIDE NONCOMBUSTIBLE, CONTRASTING MATERIALS OR PER LOCAL CITY AND FIRE DEPARTMENT REQUIREMENTS. 6. REFER TO LANDSCAPE DRAWINGS FOR THE HARDSCAPE PAVING MATERIAL PLAN, SOFTSCAPE PLANTING PLAN, IRRIGATION PLAN, GARDEN WALLS, EXTERIOR GUARDRAILS AND HANDRAILS, FENCE(SI, GATES, SWIMMING POOL AND SPA PLAN ... ETC. 7. WINDOW AND DOOR HEAD HEIGHTS ARE AS FOLLOWS UON: BASEMENT= T-21/4"ABOVE T.O.SLAB FIRST FLOOR = T-21/4" ABOVE T.O.SHTG SECOND FLOOR= T-81/4"ABOVE T.O.SHTG ELEVATION LEGEND FLOOR LEVEL MAX BUILDING HEIGHT/NATURALGRADE OA KEYNOTE SIM 1 DETAIL CALLOUT A101 , 04TM40 4 architecture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 - F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: CONTACT: HOMER OATMAN E-MAIL: hoatman@oatmanarchitects.com E-MAIL: cadams@oatmanarchitects.com PRINCIPAL: HOMER OATMAN PROJECT DIRECTOR: CORY ADAMS PROJECT DESIGNER: BEHTASH AZAR LICENCE STAMP: SUBMITTAL: DATE DESCRIPTION 09/07/17 SDR, CDP, TTM SUBMITTAL 11/09/17 SDR, CDP, TTM SUBMITTAL 2 01/04/18 SDR, CDP, TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 REVISION: NO. DATE DESCRIPTION CLIENT: DING &HOPE CLARIZIO W Q QLJ J Q 0 >G m v Ln Q T1 ) CC) D O y v oo cn Q m w o Om m Im 1.- -- 44: Q O O U M 1 W I i� u , Q O D z Ln Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" EXTERIOR ELEVATIONS A6.0 L7L/X LV 10 1V.J7.VV i11V1 � - < EXTERIOR PLASTER MANUFACTURER: TBD FINISH: TBD COLOR: TBD NOTE:EXTERIOR LATH AND PLASTER SHALL CONFORM TO C.R.0 SECTIONS 703.6THRU 703.6.5 & R327. PROVIDE FIBERGLASS ANTI -CRACKING MESH WITH DRYBOND CEMENTIOUS BONDER COAT AND TOP COAT OF POLYBOND CEMENT ACRYLIC COATING. ROOFING MATERIAL: STANDING SEAM METAL ROOF MANUFACTURER: TBD COLOR FINISH: TBD SPLIT FACE CONCRETE MASONARY UNITS (CMU) MANUFACTURER: TBD COLOR FINISH: TBD 1 LEFT ELEVATION 114" =1'-0" T.O. ROOF 40'-0" T.O. PLT 3RD FL. /1 36'-10" _I T.O. PARPET � 35'-0" V 0. SHTG 3RD FL. n 8 7 T.O. PL� c '-9z"" 27'-6 1/4" 0. SHTG 2ND FL. M_z Ila„ 7 T.O. PLATE 1 n 18'-1" 1 FIRST FLOOR PLAN n 9'-0" 7 2 RIGHT ELEVATION 114" =1'-0" <D WINDOWS, DOORS, GLASS CURTAIN WALL MANUFACTURE: TBD MATERIAL: TBD COLOR: TBD 0 GUTTERS AND DOWNSPOUTS: MATERIAL: TBD FINISH: TBD GUTTER: TBD DOWNSPOUTS: TBD NOTE:ALL GUTTERS TO HAVE GUTTER GUARDS PER C.R.0 R327.5.4 < STAINED WOOD VENEER: MANUFACTURER: TBD COLOR: TBD EXTERIOR ELEVATION AND SECTION KEYNOTES O GLASS RAILINGS FINISH: TBD COLOR: TBD NOTES: GUARDRAILS SHALL BE IN ACCORDANCETO C.B.0 SECTION 1013 WHERE APPLICABLE. EXTERIOR CLAD PANELS: MANUFACTURER: TBD MATERIAL: TBD COLOR: TBD O EXPOSED BEAMS & POSTS RAFTER TAILS: MATERIAL: TBD FINISH: TBD COLOR: TBD GARAGE DOOR: MATERIAL: TBD FINISH: TBD COLOR: TBD O INTERIOR FIRST FLOOR SYSTEM TBD © INTERIOR SECOND & THIRD FLOOR SYSTEM TBD EXTERIOR FLOOR SYSTEM STONE TILE FINISH, PER ID DRAWINGS, OVER REINFORCED MORTAR BED OVER DRAINAGE MAT AND FLUID APPLIED WATERPROOFING ON EXTERIOR LIGHT FIXTURES: MFGR: TBD STYLE: TBD GLASS: TBD 3RD FL. n 36'-10" 'ARPET 35'-0" �I 3RD FL. T-6 2ND FL. n CV -1 q7d,1 �I 'LATE 1 18'-1" FLOOR PLAN 9'-0" ELEVATION NOTES 1. DO NOT SCALE DRAWINGS. 2. REFER TO GENERAL NOTES FOR ADDITIONAL REQUIRED INFORMATION. 3. ALL RIDGE ELEVATIONS ARE TO TOP OF FINISH MATERIAL. 4. CONTRACTOR TO PROVIDE MOCK-UP OF ROOF TILES, EXTERIOR PLASTER FINISH COLOR AND TEXTURE, HEAVY TIMBER WOOD STAIN COLOR, GUTTER AND DOWN SPOUT PAINT COLOR, AND EXTERIOR WINDOW AND DOOR FRAME FINISH FOR ARCHITECTS APPROVAL PRIOR TO CONSTRUCTION. 5. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET AND TO BE A MINIMUM OF 4" HIGH X 1" WIDE NONCOMBUSTIBLE, CONTRASTING MATERIALS OR PER LOCAL CITY AND FIRE DEPARTMENT REQUIREMENTS. 6. REFER TO LANDSCAPE DRAWINGS FOR THE HARDSCAPE PAVING MATERIAL PLAN, SOFTSCAPE PLANTING PLAN, IRRIGATION PLAN, GARDEN WALLS, EXTERIOR GUARDRAILS AND HANDRAILS, FENCE(SI, GATES, SWIMMING POOL AND SPA PLAN ... ETC. 7. WINDOW AND DOOR HEAD HEIGHTS ARE AS FOLLOWS UON: BASEMENT= T-21/4"ABOVE T.O.SLAB FIRST FLOOR = T-21/4" ABOVE T.O.SHTG SECOND FLOOR= T-81/4"ABOVE T.O.SHTG 4 SIM 1 4101 ELEVATION LEGEND FLOOR LEVEL MAX BUILDING HEIGHT/ NATU RAL GRADE KEYNOTE DETAIL CALLOUT 04TM40 WHITIM 10C architecture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 • F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: CONTACT: HOMER OATMAN E-MAIL: hoatman@oatmanarchitects.com E-MAIL: cadams@oatmanarchitects.com PRINCIPAL: HOMER OATMAN PROJECT DIRECTOR: CORY ADAMS PROJECT DESIGNER: BEHTASH AZAR LICENCE STAMP: SUBMITTAL: 1 DATE QO DESCRIPTION 09/07/17 SDR, CDP, TTM SUBMITTAL 11/09/17 SDR, CDP, TTM SUBMITTAL 2 01/04/18 SDR, CDP, TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 REVISION: NO. DATE DESCRIPTION CLIENT: DINO & HOPE CLARIZIO I I I �J 0 z Q Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" L7L/X LV 10 1V.J7.17 i11V1 EXTERIOR ELEVATIONS A6.1 1 QO L0 W CO W dl i< Q U �J 0 z Q Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" L7L/X LV 10 1V.J7.17 i11V1 EXTERIOR ELEVATIONS A6.1 1 U W CO r IAC Q o m O W O z �J 0 z Q Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" L7L/X LV 10 1V.J7.17 i11V1 EXTERIOR ELEVATIONS A6.1 04TM40 WHITIM 10(. architecture+planning 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 - F (949) 675-1758 oatmanarch itects.com F PROJECT TEAM: CONTACT: HOMER OATMAN E-MAIL: hoatman@oatmanarchitects.com E-MAIL: cadams@oatmanarchitects.com PRINCIPAL: HOMER OATMAN PROJECT DIRECTOR: CORY ADAMS PROJECT DESIGNER: BEHTASH AZAR LICENCE STAMP: SED ARC oA '444 11 N a m 18254 - 0-19 4 OF CALt�0 I � I SUBMITTAL: DATE DESCRIPTION 09/07/17 SDR, CDP, TTM SUBMITTAL ' 11/09/17 SDR, CDP, TTM SUBMITTAL 2 01/04/18 SDR, CDP, TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 I REVISION: NO. DATE DESCRIPTION EI CLIENT: DINO & HOPE CLARIZIO I I I LO L� Q �_ rn o X m v L -- Q m QCIO 00 U � �w .- Q o co CC) _ - - m I- ------ w ry, z Q Q o CD o- -- -- _ m L CD CD z Ln Ir � - �— Q' a- 4 Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT IS THE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" 3D VIEWS A602 GSL//LU10 1V.J J. 1J F Ivl 1 SECTION A 1/4" =1'-0" 2 SECTION B 1/4" =1'-0" OA EXTERIOR PLASTER: MANUFACTURER: TBD FINISH: TBD COLOR: TBD NOTE:EXTERIOR LATH AND PLASTER SHALL CONFORM TO C.R.0 SECTIONS 703.6THRU 703.6.5 & R327. PROVIDE FIBERGLASS ANTI -CRACKING MESH WITH DRYBOND CEMENTIOUS BONDER COAT AND TOP COAT OF POLYBOND CEMENT ACRYLIC COATING. ROOFING MATERIAL: STANDING SEAM METAL ROOF MANUFACTURER: TBD COLOR FINISH: TBD SPLIT FACE CONCRETE MASONARY UNITS (CMU) MANUFACTURER: TBD COLOR FINISH: TBD UNIT 1 ROOF DECK ,'M`I BED 2 ASTER BATH /E <D> WINDOWS, DOORS, GLASS CURTAIN WALL MANUFACTURE: TBD MATERIAL: TBD COLOR: TBD 0 GUTTERS AND DOWNSPOUTS: MATERIAL: TBD FINISH: TBD GUTTER: TBD DOWNSPOUTS: TBD NOTE:ALL GUTTERS TO HAVE GUTTER GUARDS PER C.R.0 R327.5.4 < STAINED WOOD VENEER: MANUFACTURER: TBD COLOR: TBD L �I BED 2 HALL COVERED DECK L BED 33 L BED 2 T.O. ROOF 40'-0" V LT 3RD FL.0 36'-10" D._PARPET 35'-0" V rG 3RD FL. d28'-9" D_P Icz 27'-6 1/4" rG 2ND FL. � 101-14 4/d" V D. PLATE 1 AL 18'-1" 'STFLOOR P 9'-0" T.O. ROOF 40'-0" I T.O. PLT 3RD FL. 36-10" T.O. PA RPET AL 35'-0" MASTE R BATH / / i � L T.O. SHTG 3RD FL. OIL d8'-9" v T.O_PI t z 27'-6 1/4" RETAIL i 2 -CAR CART x x i EXTERIOR ELEVATION AND SECTION KEYNOTES O GLASS RAILINGS: 0 EXPOSED BEAMS & POSTS RAFTER TAILS: FINISH: TBD MATERIAL: TBD COLOR: TBD FINISH: TBD NOTES: GUARDRAILS SHALL BE IN ACCORDANCETO COLOR: TBD C.B.0 SECTION 1013 WHERE APPLICABLE. EXTERIOR CLAD PANELS: MANUFACTURER: TBD MATERIAL: TBD COLOR: TBD GARAGE DOOR: MATERIAL: TBD FINISH: TBD COLOR: TBD O INTERIOR FIRST FLOOR SYSTEM TBD © INTERIOR SECOND & THIRD FLOOR SYSTEM TBD HALL EXTERIOR FLOOR SYSTEM STONE TILE FINISH, PER ID DRAWINGS, OVER REINFORCED MORTAR BED OVER DRAINAGE MAT AND FLUID APPLIED WATERPROOFING ON EXTERIOR LIGHT FIXTURES: MFGR: TBD STYLE: TBD GLASS: TBD T.O. SHTG 2ND FL. t1 1 Q'_q 4/d" T.O. PLATE 1 18'-1" FIRST FLOOR L PLAN V 9'-0" 04TM40 4 architecture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 • F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: BUILDING SECTION NOTES 1 DO NOT SCALE DRAWINGS. 8 BUILDING SECTIONS ARE FOR ARCHITECTURAL DESIGN INTENT ONLY. 2 REFER TO GENERAL NOTES FOR ADDITIONAL INFORMATION. REFER TO STRUCTURAL DRAWINGS FOR: 3 TITLE -24 BUILDING ENERGY EFFICIENCY STANDARDS: PROJECT DIRECTOR: CORY ADAMS PROJECT DESIGNER: A.FOUNDATION AND FOOTING DETAILS, TTM SUBMITTAL 2 INSULATION: B.FLOOR, WALL, AND ROOF WOOD FRAMING MEMBER SIZES AND DETAILS. CDP, - ROOF/ CEILINGS (R-38) C.STRUCTURAL STEEL MEMBER SIZES AND DETAILS. SDR, - EXTERIOR WALLS, INCL FURRED BASEMENT WALLS (R-19) D.DIRECTION OF WOOD FRAMING AND STEEL MEMBERS. -FRAMED FLOORS (R-30) E.SHEAR WALL AND HOLD-DOWN LOCATION, SIZES AND DETAILS. - BATHROOM AND LAUNDRY ROOM INTERIOR WALLS (R-13) 9 REFER TO INTERIOR DESIGN DRAWINGS FOR ALL INTERIOR FINISHES, CEILINGS HEIGHTS AND DESIGNS / DETAILS. **USE ABOVE NOTED VALUES IF GREATER THAN TITLE -24 MINIMUMS. m v 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 BY THE INSTALLER STATING THAT T1 THE INSTALLATION IS CONSISTENT WITH THE PLANS AND SPECIFICATIONS DESCRIBED IN SECTION 10-103(AI2.A AND FOR O WHICH THE BUILDING PERMIT WAS ISSUED AND CONFORMS WITH THE REQUIREMENTS OF PART 6. THE CERTIFICATE SHALL oo cn STATE THE MANUFACTURERS NAME AND MATERIAL IDENTIFICATION, THE INSTALLED "R" VALUE AND (IN APPLICATION OF m w LOOSE FILL INSULATION) THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT WITH THE MANUFACTURERS Om LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED "R" VALUE. 4 FIREBLOCKING AND DRAFTSTOPPING SHALL BE PROVIDE THROUGH OUTTHE STRUCTURE PER C,R.C. SECTIONS R302.11 AND Im R302A2. -- 5 EXPOSED ATTIC FLOOR INSULATION SHALL HAVE A CRITICAL RADIANT FLUX OF NOT LESS THAN 0.02 WATT PER SQUARE CENTIMETER PER ASTM E 970. 6 PROVIDE A MINIMUM 1" AIRSPACE REQUIRED BETWEEN INSULATION AND ROOF SHEATHING PER C.R.0 SECTION R806.3, O 7 REFER TOSHEET (T-24.0)FOR THE TITLE -24 ENERGY CALCULATION FORMS AND MANDATORY REQUIREMENTS (CF-1RAND M MF -1R) FOR ENERGY COMPLIANCE. 04TM40 4 architecture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 • F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: CONTACT: HOMER OATMAN E-MAIL: hoatman@oatmanarchitects.com E-MAIL: cadams@oatmanarchitects.com PRINCIPAL: HOMER OATMAN PROJECT DIRECTOR: CORY ADAMS PROJECT DESIGNER: BEHTASH AZAR LICENCE STAMP: SUBMITTAL: DATE DESCRIPTION 09/07/17 SDR, CDP, TTM SUBMITTAL 11/09/17 SDR, CDP, TTM SUBMITTAL 2 01/04/18 SDR, CDP, TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 REVISION: NO. DATE DESCRIPTION CLIENT: DINO & HOPE CLARIZIO � I I LO L0 J Q ID CSI Q LU Q >G m v L Q T1 CC) I O y v oo cn Q m w o Om Im -- QO O �— M 1 W I i� u , Q O I I Ln O z Ln Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" BUILDING SECTIONS L/L//LV 10 1V.J7.LL /'11V1 A7.0 < EXTERIOR PLASTER MANUFACTURER: TBD FINISH: TBD COLOR: TBD NOTE:EXTERIOR LATH AND PLASTER SHALL CONFORM TO C.R.0 SECTIONS 703.6THRU 703.6.5 & R327. PROVIDE FIBERGLASS ANTI -CRACKING MESH WITH DRYBOND CEMENTIOUS BONDER COAT AND TOP COAT OF POLYBOND CEMENT ACRYLIC COATING. ROOFING MATERIAL: STANDING SEAM METAL ROOF MANUFACTURER: TBD COLOR FINISH: TBD SPLIT FACE CONCRETE MASONARY UNITS (CMU) MANUFACTURER: TBD COLOR FINISH: TBD <D WINDOWS, DOORS, GLASS CURTAIN WALL MANUFACTURE: TBD MATERIAL: TBD COLOR: TBD 0 GUTTERS AND DOWNSPOUTS: MATERIAL: TBD FINISH: TBD GUTTER: TBD DOWNSPOUTS: TBD NOTE:ALL GUTTERS TO HAVE GUTTER GUARDS PER C.R.0 R327.5.4 < STAINED WOOD VENEER: MANUFACTURER: TBD COLOR: TBD 1 SECTION C 1/4" = 1'-0" _ T.O. ROOF 40'-0" T.O. PLT 3RD FL. 36'-10" T.O. PARPET 35'-00" T.O. SHTG 3RD FL. 28'-9" V T.O. PL/� I t z" 2T-6 1/4" T.O. SHTG 2ND FL. n 1 Q'_4 Q/d" V T.O. PLATE 1 n 18'8'_1" 7 FIRST FLOOR PLAN 9'-0" V 2 SECTION D 114" =1'-0" EXTERIOR ELEVATION AND SECTION KEYNOTES O GLASS RAILINGS FINISH: TBD COLOR: TBD NOTES: GUARDRAILS SHALL BE IN ACCORDANCETO C.B.0 SECTION 1013 WHERE APPLICABLE. EXTERIOR CLAD PANELS: MANUFACTURER: TBD MATERIAL: TBD COLOR: TBD 0 EXPOSED BEAMS & POSTS RAFTER TAILS: MATERIAL: TBD FINISH: TBD COLOR: TBD GARAGE DOOR: MATERIAL: TBD FINISH: TBD COLOR: TBD O INTERIOR FIRST FLOOR SYSTEM TBD © INTERIOR SECOND & THIRD FLOOR SYSTEM TBD EXTERIOR FLOOR SYSTEM STONE TILE FINISH, PER ID DRAWINGS, OVER REINFORCED MORTAR BED OVER DRAINAGE MAT AND FLUID APPLIED WATERPROOFING ON EXTERIOR LIGHT FIXTURES: MFGR: TBD STYLE: TBD GLASS: TBD T.O. ROOF n 40'-01, T.O. PLT 3RD FL. 36'-10" T.O. PARPET 35'-011 0. SHTG 3RD FL. n 28 V T.O. PU 8'4'" 27'-6 1/4" 0. SHTG 2ND FL. n 1 Q'_1 'AIA" V T.O. PLATE 1 n 18'-1" 7 FIRST FLOOR PLAN Ag 9'-0" **USE ABOVE NOTED VALUES IF GREATER THAN TITLE -24 MINIMUMS. 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 BY THE INSTALLER STATING THAT THE INSTALLATION IS CONSISTENT WITH THE PLANS AND SPECIFICATIONS DESCRIBED IN SECTION 10-103(A)2.A AND FOR WHICH THE BUILDING PERMIT WAS ISSUED AND CONFORMS WITH THE REQUIREMENTS OF PART 6. THE CERTIFICATE SHALL STATE THE MANUFACTURERS NAME AND MATERIAL IDENTIFICATION, THE INSTALLED "R" VALUE AND (I N APPLICATION OF LOOSE FILL INSULATION) THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT WITH THE MANUFACTURERS LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED "R" VALUE. 4 FIREBLOCKING AND DRAFTSTOPPING SHALL BE PROVIDETHROUGH OUT THE STRUCTURE PER C.R.C. SECTIONS R302.11 AND R302.12. 5 EXPOSED ATTIC FLOOR INSULATION SHALL HAVE A CRITICAL RADIANT FLUX OF NOT LESS THAN 0.02 WATT PER SQUARE CENTIMETER PER ASTM E 970. 6 PROVIDE A MINIMUM 1" AIRSPACE REQUIRED BETWEEN INSULATION AND ROOF SHEATHING PER C.R.0 SECTION R806.3. 7 REFER TO SHEET R-24.0) FOR THETITLE-24 ENERGY CALCULATION FORMS AND MANDATORY REQUIREMENTS (CF-lR AND MF -1R) FOR ENERGY COMPLIANCE. 04TM40 WHITIM 10C architecture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 • F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: CONTACT: E-MAIL: E-MAIL: PRINCIPAL: PROJECT DIRECTOR: PROJECT DESIGNER: LICENCE STAMP: HOMER OATMAN hoatman@oatmanarchitects.com cadams@oatmanarchitects.com HOMER OATMAN CORYADAMS BEHTASH AZAR SUBMITTAL: BUILDING SECTION NOTES 1 DO NOT SCALE DRAWINGS. 8 BUILDING SECTIONS ARE FOR ARCHITECTURAL DESIGN INTENT ONLY. 2 REFER TO GENERAL NOTES FOR ADDITIONAL INFORMATION. REFER TO STRUCTURAL DRAWINGS FOR: 3 TITLE -24 BUILDING ENERGY EFFICIENCY STANDARDS: 09/07/17 SDR, A.FOUNDATION AND FOOTING DETAILS, INSULATION: B.FLOOR, WALL, AND ROOF WOOD FRAMING MEMBER SIZES AND DETAILS. ROOF/ CEILINGS (R-38) C.STRUCTURAL STEEL MEMBER SIZES AND DETAILS. EXTERIOR WALLS, INCL. FURRED BASEMENT WALLS (R-19) D.DIRECTION OF WOOD FRAMING AND STEEL MEMBERS. FRAMED FLOORS (R-30) E.SHEAR WALL AND HOLD-DOWN LOCATION, SIZES AND DETAILS, BATHROOM AND LAUNDRY ROOM INTERIOR WALLS (R-13) 9 REFERTO INTERIOR DESIGN DRAWINGS FOR ALL INTERIOR FINISHES, CEILINGS HEIGHTS AND DESIGNS/ DETAILS. **USE ABOVE NOTED VALUES IF GREATER THAN TITLE -24 MINIMUMS. 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 BY THE INSTALLER STATING THAT THE INSTALLATION IS CONSISTENT WITH THE PLANS AND SPECIFICATIONS DESCRIBED IN SECTION 10-103(A)2.A AND FOR WHICH THE BUILDING PERMIT WAS ISSUED AND CONFORMS WITH THE REQUIREMENTS OF PART 6. THE CERTIFICATE SHALL STATE THE MANUFACTURERS NAME AND MATERIAL IDENTIFICATION, THE INSTALLED "R" VALUE AND (I N APPLICATION OF LOOSE FILL INSULATION) THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT WITH THE MANUFACTURERS LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED "R" VALUE. 4 FIREBLOCKING AND DRAFTSTOPPING SHALL BE PROVIDETHROUGH OUT THE STRUCTURE PER C.R.C. SECTIONS R302.11 AND R302.12. 5 EXPOSED ATTIC FLOOR INSULATION SHALL HAVE A CRITICAL RADIANT FLUX OF NOT LESS THAN 0.02 WATT PER SQUARE CENTIMETER PER ASTM E 970. 6 PROVIDE A MINIMUM 1" AIRSPACE REQUIRED BETWEEN INSULATION AND ROOF SHEATHING PER C.R.0 SECTION R806.3. 7 REFER TO SHEET R-24.0) FOR THETITLE-24 ENERGY CALCULATION FORMS AND MANDATORY REQUIREMENTS (CF-lR AND MF -1R) FOR ENERGY COMPLIANCE. 04TM40 WHITIM 10C architecture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 • F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: CONTACT: E-MAIL: E-MAIL: PRINCIPAL: PROJECT DIRECTOR: PROJECT DESIGNER: LICENCE STAMP: HOMER OATMAN hoatman@oatmanarchitects.com cadams@oatmanarchitects.com HOMER OATMAN CORYADAMS BEHTASH AZAR SUBMITTAL: 1 DATE 0 DESCRIPTION 09/07/17 SDR, CDP, TTM SUBMITTAL 11/09/17 SDR, CDP, TTM SUBMITTAL 2 01/04/18 SDR, CDP, TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 REVISION: NO. DATE DESCRIPTION CLIENT: DINO & HOPE CLARIZIO I I I Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" BUILDING SECTIONS L/L//LV 10 1V.J7.LJ i11V1 A7.1 1 0 O III m �J i< U Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" BUILDING SECTIONS L/L//LV 10 1V.J7.LJ i11V1 A7.1 1 V O III m r ryC Q o m O w O Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES. AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" BUILDING SECTIONS L/L//LV 10 1V.J7.LJ i11V1 A7.1 DOOR NUMBER TO ROOM =FROM ROOM WIDTH DOOR SCHEDULE HEIGHT DESCRIPTION COMMENTS 101 EXT. VESTIBULE RETAIL 3'-0" 8'-9 1/2" SDR, F 103 2'-0" TRASH 6'-0" 8'-0" 104 RETAIL RESTROOM T-0" 8'-0" 105 BED 2 2 -CAR CARPORT 8'-0" 8'-0" 106 BED 2 2 -CAR GARAGE 8'-0" 8'-0" L 107 2 -CAR CARPORT 5'-0" 8'-0" 8'-0" 108 BED 2 RETAIL 3'-0" 8'-0" Q 109 RETAIL V-6" 3'-21/2" T-0" 113 OFFICE 2'-6" 7'-0" 114 BATH V-6" T-0" 7'-0" T 203 OFFICE OFFICE 5'-0" T-0" U KITCHEN 204 BATH BATH 214" 7'-0" BATH T-0" 205 BATH HALL 2'-6" 7'-0" 2'-0" 4'-6" 206 HALL BED 2 2'-6" 7'-0" 4'-6" 207 YY BED 2 5'-0" 7'-0" 208 BED 3 4'-0" 5'-0" T-0" BB 209 BED 3 HALL 2'-6" T-0" CC 210 HALL CLOSET 2141 T-0" 2'-0" 211 HALL UTILITY 2'-8" T-0" 1'-6" 3'-0" 212 BED 2 BED 2 7'-0" 7'-0" T-0" 213 BED 2 HALL 2'-6" 7'-0" 214 HALL UTILITY 2'-8" T-0" Z 215 BED 3 4'-6" 5'-0" T-0" 216 BED 3 HALL 2'-6" 7'-0" 217 BATH HALL 2'-6" 7'-0" 218 BATH BATH 2'-4" 7'-0" 219 CLOSET LIVING ROOM 214" 7'-0" 220 DINING ROOM 2'-8 1/4" 7'-0" 221 DINING ROOM 2'-8 1/4" 7'-0" 222 LIVING ROOM BALCONY 5'-9 1/2" 7'-0" 223 LIVING ROOM BALCONY T-4 5/8" 8'-2 3/4" 224 BALCONY DINING ROOM 2'-10 1/4" 8'-2 3/4" 225 BATH 2'-6" 8'41 INTERIOR SWING 226 BATH 2'-4" T-0" 227 BED 2 2'-6" T-0" 228 BED 2 BED 2 5'-0" T-0" 229 BED 2 2'-3 1/2" 6-9 1/2" 230 CLOSET 2'-6" 7'-0" 231 UTILITY 2'-8" 7'-0" 301 MASTER BATH MASTER BATH 2'-4" 6'-8" 302 MASTER BATH WIC 2'-4" 6'-8" 303 5'-0" T-0" 304 WIC 214" 6'-8" 305 MASTER BATH 214" 6'-8" 306 MASTER BATH 2'-6" 8'-0" INTERIOR SWING 307 MASTER BED 2'-6" 6'-8" 308 MASTER BATH WIC 2'-4" 6'-8" 309 MASTER BATH 2'-4" 6'-8" 310 MASTER BATH 2'-6" 8'-0" INTERIOR SWING 311 MASTER BED 2'-6" 7'-6" 312 LOFT UNIT 3 ROOF DECK 4'-9 1/2" 6'-10 3/4" 313 COMMON ROOF DECK 4'-6 1/2" 6'-10 3/4" 314 MASTER BED COMMON ROOF DECK 4'-9 1/2" 6'-10 3/4" 315 UNIT 1 ROOF DECK 2'-8" T-0" 316 COVERED DECK 2'-8" T-0" 317 MASTER BED 2'-6" 6'-8" 318 MASTER BATH 2'-6" 8'-0" INTERIOR SWING 319 COMMON ROOF DECK UNIT 3 ROOF DECK 2'-11 11/32" 3'-6" GLAZING SPECIFICATION MINIMUM GLAZING REQUIREMENTS PER TITLE 24: - U -FACTOR = 0.32 -SHGC =0.23 Window Number WINDOW SCHEDULE From Room: Name Width Height Description Comments HH RETAIL 2'-0" 4'-6" 11/09/17 SDR, F TTM SUBMITTAL 2 2'-0" 4'-6" CDP, G Q0 2'-0" 4'-6" QQC` L BED 2 2'-0" 4'-6" M BED 2 5'-0" 4'-6" v L N BED 3 5'-0" 4'-6" P BED 2 5'-0" 4'-6" cn Q Q w V-6" 4'-0" OCO- R 2'-0" 4'-6" m S BATH V-6" 3'-0" T Qoo T-0" 5'-9" o- U KITCHEN T-0" T-6" 1 W W BATH T-0" T-6" O WW OFFICE 2'-0" 4'-6" z XX OFFICE 2'-0" 4'-6" YY OFFICE 2'-6" 4'-6" AA 4'-0" 4'-6" BB 4'-0" 4'-6" CC 2'-0" 4'-6" DD 2'-0" 4'-6" EE MASTER BED 1'-6" 3'-0" FF 2'-0" T-0" GG MASTER BATH T-0" 4'-0" X 4'-0" 4'-6" Z MASTER BATH 5'-0" 4'-6" GLAZING SPECIFICATION MINIMUM GLAZING REQUIREMENTS PER TITLE 24. - U -FACTOR = 0.32 -SHGC =0.23 DOOR SCHEDULE NOTES 1. DO NOT SCALE DRAWINGS. 2. SEE GENERAL NOTES FOR ADDITIONAL INFORMATION, 3. ALL EXTERIOR DOORS SHALL BE FULLY WEATHER STRIPPED, FLASHED, AND WEATHER TIGHT. 4. ALL GLAZING IN EXTERIOR DOORS SHALL BE DUAL, LOWEGLAZING AND SHALL BEFULLY TEMPERED ASREUIREDPER C.R.C. SECTION R327.8. REFER TO THE WINDOW SCHEDULE NOTES FOR ADDITIONAL LOCATIONS REQUIRING FULLY TEMPERED GLAZING, PER C.R.C. SECTION RENA. 5. THE SYMBOL "TG" INDICATES TEMPERED GLASSANDSHALL BEETCHED ONTHE GLASS, 6. REFER TO INTERIOR DESIGN (I.D.) DRAWINGS FOR ALL INTERIOR DOOR STYLES, FINISHES, AND HARDWARE SPECIFICATIONS. 7. DOOR OVER 6'-8" SHALL HAVE 2 PAIR OF HINGES. FINISH AS SELECTED BY INTERIOR DESIGNER, ARCHITECT, AND/OR OWNER. 8. ALL OUTSWINGING DOORS SHALL HAVE NON REMOVABLE PIN HINGES. 9. SEAL ALL DOORS WITHIN 56 HOURS OF ARRIVAL ON SITE. 10. ALL EXTERIOR DOORSTO BE MANUFACTURED BY KOLBE & KOLBE (OR APPROVED EQUAL) WITH TRUE DIVIDED LITES - U.N.O, 11. REFER TO EXTERIOR ELEVATIONS FOR DESIGN OF EXTERIOR DOORS- U.N.O. 12. ALL DOOR SIZESTO BE FIELD VERIFIED PRIOR TO PLACING ORDER. 13. A REPRESENTATIVE FROM THE DOOR MANUFACTURER TO FIELD VERIFY THATALL EXTERIOR DOORS HAVE BEEN INSTALLED AND FLASHED PROPERLY PRIOR TO INSTALLATION OF ANY INTERIOR OR EXTERIOR FINISH MATERIALS. 14. ALL INTERIOR DOORS TO BE CUSTOM MANUFACTURED AND ARE TO BE STAINE GRADE - U.N.O. REFER AND VERIFY WITH INTERIOR DESIGN DRAWINGS. 15. MAXIMUM SIZE OF 1" FOR MUNTIN BARS FOR ALL DOOR BREAK-UPS. 16. ALLGLAZING (FENESTRATION) SHALL BE INSTALLED WITH A CERTIFYING LABEL ATTACHED, SHOWING THE "U" VALUE, IN COMPLIANCE WITH STANDARDS OFTHE U.S. CONSUMER PRODUCT SAFETY COMMISSION, MANUFACTIRERSTO SUPPLY CERTIFICATE OF COMPLIANCE TO THE OWNER. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 17. AVERAGE GLAZING U FACTOR SHALL COMPLY WITH THE TITLE -24 ENERGY CALCULATION FORMS AND MANDATORY REQUIREMENTS FOR ENERGY COMPLIANCE. 18. AVARAGE GLAZING SOLAR HEAT GAIN COEFFICIENT (S.H.G.C.) SHALL COMPLY WITH THE TITLE -24 ENERGY CALCULATION FORMSAND MANDATORY REQUIREMENTS FOR ENERGY COMPLIANCE. 19. DOORS THAT PROVIDE DIRECT ACCESS TO THE POOL AND SPA SHALL BE PROVIDED WITH THE BARRIER COMPLIANT WITH STATE AND LOCAL POOL BARRIER ORDINANCE. THE MOST STRINGENT CODE REQUIREMENT SHALL PREVAIL. 20. EACH PANE OF SAFETY GLASS INSTALLED IN HAZARDOUS LOCATIONS SHALL BE IDENTIFIED (ACID ETCHED, SAND BLASTED, CERAMIC FIRED, ETC.) BY A MANUFACTURER'S DESIGNATION, THE MANUFACTURER OR INSTALLER AND THE SAFETY GLAZING STANDARD WHICH IT COMPLIES. MULTI -PANE ASSEMBLIES SHALL BE IDENTIFIED PER C.R.C. 1308.1. 21. GLAZING IN SWINGING, SLIDING, BI -FOLDING DOORS 9 SQUARE FEET OR LESS SHALL BE A MINIMUM CATEGORY CLASSIFICATION OF I (CPSC 16 CFR 1201) AND II (CPSC 16 CFR 1201) WHEN MORE THAN 9 SQUARE FEET OR SLIDING [TABLE 1308.3.1(1), R3083.11. 22. GLAZING IN DOOR AND ENCLOSURES FOR HOTTUBS, WHIRPOOLS, SAUNAS, STEAM ROOMS, BATHROOMS, SHOWERS LESS THAN 60" ABOVE THE STANDING SURFACE SHALL HAVE A MINIMUM CATEGORY CATEGORY CLASSIFICATION OF II (CPSC 16 CFR 12011 PER C.R.C. TABLE R308.3.1(1), R308.4.5. 23, GLAZING WITHIN 24 ARC OF EITHER VERTICAL EDGE OF THE DOOR AND LESSTHANS FROM THE WALKING SURFACE SHALL BE SAFETY GLAZED. WINDOW SCHEDULE NOTES 1. DO NOTSCALE DRAWINGS. 2. SEE GENERAL NOTES FOR ADDITIONAL INFORMATION. 3. ALL WINDOWS SHALL BE FULLY WATHER STRIPPED, FLASHED, AND WEATHER TIGHT. 4. FOR HEATTRANSFER COEFFICIENT (U( AND SOLAR HEAT GAIN COEFFICIENT (SHGC) OF ALL GLAZING REFER TO TITLE 24TABLES, WHICH HAVE PRIORITY OVER THE ARCHITECTURAL WINDOW SCHEDULE, S. ALL GLAZING IN EXTERIOR WINDOWS SHALL BE DUAL, LOW -E GLAZING AND SHALL BE FULLYTEMPERED, AS REQUIRED PER 2013 C.R.C, SECTION R308.4 ATTHE FOLLOWING LOCATIONS: A. GLAZING IN ALL FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BI -FOLDING DOORS. B. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANELADIACENTTO A DOOR WHERE THE NEARESTVERTICAL EDGE IS WITHIN 24 -INCH ARC OF THE DOOR ON A CLOSED POSITION AND WHOLE BOTTOM EDGE IS LESSTHAN 60 INCHES ABOVE THE FLOOR OR WALKING SURFACE. C. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANELTHAT MEETS ALLOF THE FOLLOWING: a. EXPOSED AREA OF AN INDIVIDUAL PANE LARGER THAN 9 SQUARE FEET. b. BOTTOM EDGE LESSTHAN 18 INCHES ABOVE THE FLOOR. c. TOP EDGE MORE THAN 36 INCHES ABOVE THE FLOOR d. ONE OR MORE WALKING SURFACES WITHIN 36 INCHES HORIZONTALLY OF THE GLAZING. D. ALL GLAZING IN RAILINGS REGARDLESS OF AN AREA OR HEIGHT ABOVE A WALKING SURFACE. INCLUDED ARE STRUCTURAL BALUSTER PANELS AND NONSTRUCTURAL INFILL PANELS. E. GLAZING IN ENCLOSURES FOR OR WALLS FACING HOTTUBS, WIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS AND SHOWERS WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASURED VERTUCALLY ABOVE ANY STANDING OR WALKING SURFACE. F. GLAZING IN WALLS AND FENCES ADJACENTTO INDOOR AND OUTDOOR SWIMMING POOLS, HOT TUBS AMD STAS WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE A WALKING SURFACE AND WITHIN 60 INCHES OFF THE WATER EDGE, MEASURED HORIZONTALLY AND INA STRAIGHT LINE. THIS SHALL BE APPLY TO SINGLE GLAZING AND ALL PANES IN MULTIPLE GLAZING. G. GLAZING ADJACENT TO STAIRWAYS, LANDINGS AND RAMPLS WITHIN 36 INCHES HORIZONTALLY OF A WALKING SURFACE WHEN THE EXPOSED SURFACE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE PLANE OF THE ADJACENT WALKING SURFACE. H. GLAZING ADJACENT TO STAIRWAYS WITHIN 60 INCHES HORIZONTALLY OF THE BOTTOM TREAD OF A STAIRWAY IN ANY DIRECTION WHEN THE EXPOSED SURFACE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE NOSE OF THE TREAD. 6. THE SYMBOL "TG" INDICATES TEMPERED GLASS AND SHALL BE ETCHED ON THE GLASS, WHERE REQUIRED PER ITEMS 5ATHRU 5H ABOVE. 7. ALL EXTERIOR DOORS TO BE MANUFACTURED BY KOLBE & KOLBE (OR APPROVED EQUAL) WITH TRUE DIVIDED LITES-U.N.O. 8. VERIFY WITH OWNER WHICH OPERABLE WINDOWS ARETO RECEIVE SCREENS, 9, REFER TO EXTERIOR ELEVATIONS FOR WINDOW STYLES,OPERABILITY, NUMBER AND CONFIGURATION OF BREAK-UPS, 10. REFER TO EXTERIOR ELEVATIONS FOR TYPICAL MUNTIN SPACING. 11. ALL WINDOW SIZES TO BE FIELD VERIFIED PRIOR TO PLACING ORDER. 12. A REPRESENTATIVE FROM THE WINDOW MANUFACTURER TO FIELD VERIFY THAT ALL WINDOWS HAVE BEEN INSTALLED AND FLASHED PROPERLY PRIOR TO INSTALLATION OF ANY INTERIOR OR EXTERIOR FINISH MATERIALS. 13. MAXIMUM SIZE OF 1" FOR MUNTIN BARS FOR ALL WINDOW BREAK-UPS. 14. ALL GLAZING (FENESTRATION) SHALL BE INSTALLED WITH A CERTIFYING LABEL ATTACHED, SHOWING THE "U" VALUE, IN COMPLIANCE WITH STANDARDS OF THE U.S. CONSUMER PRODUCT SAFETY COMMISSION. MANUFACTIRERSTO SUPPLY CERTIFICATE OF COMPLIANCE TO THE OWNER. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 15. AVERAGE GLAZING U -FACTOR SHALL COMPLY WITH THE TITLE -24 ENERGY CALCULATION FORMS AND MANDATORY REQUIREMENTS FOR ENERGY COMPLIANCE. 16. AVARAGE GLAZING SOLAR HEAT GAIN COEFFICIENT (SA.G.C.) SHALL COMPLY WITH THE TITLE -24 ENERGY CALCULATION FORMS AND MANDATORY REQUIREMENTS FOR ENERGY COMPLIANCE. 17. THE LOAD RESISTANCE OF GLASS UNDER UNIFORM LOAD SHALL BE DETERMINED IN ACCORDANCE WITH ASTM 1300. 18. BATHROOM AND SERVICE ROOM MINIMUM WINDOW AREAS SHALL NOT BE LESS THAN 3 SQUARE FEET AND 50% OPERABLE OR PROVIDE A MECHANICAL VENTILATION SYSTEM EXHAUSTED TO THE OUTSIDE CAPABLE OF PROVIDING 50 CUBIC FEET PER MINUTE FOR INTERMITTENTVENTING 25 CUBIC FEET PER MINUTE FORCONTINIOUS VENTILATION PER C.R.C. R303.3. 19. EACH PANE OF SAFETY GLASS INSTALLED IN HAZARDOUS LOCATIONS SHALL BE IDENTIFIED (ACID ETCHED, SAND BLASTED, CERAMIC FIRED, ETC.) BY A MANUFACTURER'S DESIGNATION, THE MANUFACTURER OR INSTALLER AND THE SAFETY GLAZING STANDARD WHICH IT COMPLIES. MULTI -PANE ASSEMBLIES SHALL BE IDENTIFIED PER C.R.C. R308.1. 04TM40 WHITIM 10C ar(hite(ture+pIanninq 412 31 st Street Newport Beach CA 92663 P (949) 675-1755 - F (949) 675-1758 oatmanarch itects.com PROJECT TEAM: CONTACT: HOMER OATMAN E-MAIL: hoatman@oatmanarchitects.com E-MAIL: cadams@oatmanarchitects.com PRINCIPAL: HOMER OATMAN PROJECT DIRECTOR: CORY ADAMS PROJECT DESIGNER: BEHTASH AZAR LICENCE STAMP: SUBMITTAL: DATE DESCRIPTION 09/07/17 SDR, CDP, TTM SUBMITTAL 11/09/17 SDR, CDP, TTM SUBMITTAL 2 01/04/18 SDR, CDP, TTM SUBMITTAL 3 02/27/18 SDR, CDP, TTM SUBMITTAL 4 REVISION: NO. DATE DESCRIPTION CLIENT: DINO & HOPE CLARIZIO W �J Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" L7L/X LV 10 1V.J7.LV Y11V1 SCHEDULES A9.0 Q J Q0 J QQC` 'LJ V l O >G m v L O y v oo cn Q m w o � OCO- m m - o Qoo O o- M 1 W I i� u , Q O w Ln O z �J Project Number: 2017002 THESE DRAWINGS ARE THE PROPERTY OF OATMAN ARCHITECTS AND SHALL NOT BE MODIFIED OR USED ON ANY OTHER PROJECT OR SITE WITHOUT WRITTEN PERMISSION. IT ISTHE OWNER'S AND ITS GENERAL CONTRACTOR'S RESPONSIBILITY, PRIOR TO OR DURING CONSTRUCTION, TO NOTIFY THE ARCHITECT IN WRITING OF ANY PERCEIVED ERRORS OR OMISSIONS IN THE PLANS AND/ OR GENERAL NOTES OF WHICH A CONTRACTOR THOROUGHLY KNOWLEDGEABLE WITH THE BUILDING CODES AND MEANS & METHODS OF CONSTRUCTION SHOULD REASONABLY BE AWARE. WRITTEN INSTRUCTIONS ADDRESSING SUCH PERCEIVED ERRORS OR OMISSIONS SHALL BE RECEIVED FROM THE ARCHITECT PRIOR TO THE OWNER OR OWNER'S CONTRACTOR PROCEEDING WITH THE WORK. THE OWNER WILL BE RESPONSIBLE FOR ANY DEFECTS IN CONSTRUCTION IF THESE PROCEDURES ARE NOT FOLLOWED. NOTE: THE ORIGINAL SIZE OF THIS DRAWING SH EET IS: 36"X48" L7L/X LV 10 1V.J7.LV Y11V1 SCHEDULES A9.0 Zoning Administrator- March 15, 2018 ITEM NO. 3a - ADDITIONAL MATERIALS Clarizio Live -Work Coastal Development Permit and Minor Site Development Permit and Tentative Parcel Map (PA2017-182) March 15, 2018, Zoning Administrator Agenda Comments Comments submitted by: Jim Mosher( immosheno)vahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229) Item 3. Clarizio Live -Work Coastal Development Permit No. CD2017- 077, Minor Site Development No. SD2017-006, and Tentative Parcel Map No. NP2017-020 (PA2017-182) I have not had time to thoroughly review this item, but looking somewhat randomly at the conditions of approval: 1. Regarding the impact fees of Conditions 8 and 9, the General Plan Implementation Program calls for these to be frequently re-evaluated. It is unclear to me when they were last updated, and whether what will be charged properly reflects the anticipated impacts. 2. Condition 15, requiring a landscaping plan, is a bit confusing, referring to "each commercial unit' when there seems to be only one commercial unit proposed, and Cbeing confined to the "front setback areas" when no setback is required (I assume the required plan is for the street -fronting areas being voluntarily left unbuilt to allow for plantings). 3. Condition 43 ("The Edison vents along the Adams Street frontage to accommodate the proposed new driveway.") appears to be missing a verb indicating what is desired of the applicant. Are the vents to be "moved'? If so, where to? 4. In Condition 49, "all unused sewer lateral' was presumably intended to read "all unused sewer laterals." 5. Some of the exhibits (handwritten pages 34 and 38) appear to show an internal lot line. Presumably the two lots shown have been merged to allow construction of the structure over the line?