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Home My WebLink About03_Sabo Residence Coastal Development Permit _PA2017-243CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 12, 2018 Agenda Item No. 3 SUBJECT: Sabo Residence (PA2017-243) Coastal Development Permit No. CD2017-104 SITE LOCATION: 1210 and 1220 West Bay Front APPLICANT: McClean Design OWNER: Elias and Caroline Sabo PLANNER: Liz Westmoreland, Assistant Planner 949- 644-3234, lwestmoreland@newportbeachca.gov LAND USE AND ZONING  General Plan: RS-D (Single-Unit Residential Detached)  Zoning District: R-1 (Single-Unit Residential)  Coastal Land Use Category: RSD-C (Single Unit Residential Detached – (10.0 - 19.9 DU/AC)  Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY A request for a coastal development permit (CDP) to allow the demolition of an existing single-family residence, detached garage, and pool and construction of a 12,698-square- foot, single-family residence with attached 760-square-foot, 3-car garage. The project includes removal of the existing bulkhead and construction of a new bulkhead with associated features including new tiebacks and deadmen. No construction is proposed bayward of the existing bulkhead. The design includes hardscape, walls, la ndscaping, and drainage facilities. The project 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 under Class 3 (New Construction or Conversion of Small Structures) because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2017-104 (Attachment No. ZA 1). 1 DISCUSSION Background  A lot merger (LM2017-005) and associated coastal development permit (CD2017- 055) were previously approved on September 14, 2017, that allowed Lots 8, 9, and a portion of Lot 7, Block 3, Tract 626 to be merged into one lot. The lot merger will be recorded once the existing structures onsite are demolished pursuant to the conditions contained within resolution ZA2017-070. This coastal development permit is required to demolish the existing structures as well as construct the new single- family residence. Land Use and Development Standards  The subject property is located in the R-1 Coastal Zoning District, which provides for single-unit residential development and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area.  The property currently consists of two legal building sites developed with a single- family residence. The neighborhood is predominantly developed with two - and three-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards.  The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (West Bay Avenue) 5 feet 5 feet Sides 4 feet 4 feet Front (Bay) 25 feet 25 feet Allowable Floor Area 14,688 square feet 13,458 square feet Allowable 3rd Floor Area N/A N/A Open Space (min.) 1,102 square feet >1,200 square feet Parking 3-car garage 3-car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof 2 Hazards  The development fronts the Newport Bay. The project site is protected by an existing bulkhead. The finished first floor elevation of the proposed dwelling is 9.75 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. The basement and all below grade development will have waterproofing at minimum of 12 inches above the finished floor (approximately 10.75 feet NAVD88).  A Coastal Hazards Report and Sea Level Rise Analysis (“Hazards Report”) was prepared by GeoSoils, Inc., dated December 8, 2017 for the project. The report concludes that the proposed project is reasonably safe from the shoreline erosion due to lack of waves or wakes that can erode sand from the beach. However, based on the Hazards Report, it is unlikely that the existing bulkhead at 9.4 feet NAVD88 could be increased in height to adapt to future sea level rise. Moreover, the concrete panels show signs of cracking with rust stains, which imply that the panel steel is jeopardized. The condition of the deadman/tiebacks is unknown, but based on the age of the bulkhead and the necessity to adapt to sea level rise, it is likely that the existing deadman/tie back system is inadequate. T hus, the project proposes a new bulkhead to protect the site and surrounding d evelopment from sea level rise, considering a 1.25-foot sea level rise (the low range of projected sea level rise over the 75-year design life of the structure based on estimates for sea level rise provided by the National Research Council 2012 SLR). The p roject proposes the replacement of the bulkhead to 10.18 MLLW (10.0 NAVD88), which is compliant with the current minimum City Standard of 10.0 MLLW (9.82 NAVD88). No development would occur bayward of the existing development.  Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction.  The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are 3 reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality  The property is adjacent to the bay and the proposed 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 run-off and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system.  Pursuant to Municipal Code 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. The WQHP has been reviewed and approved by the City’s Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 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 that impact. In this case, the project replaces an existing single-family residence, detached garage, and pool located on Bayfront lots with a new single-family residence and accessory structures. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Although the previous coastal development permit and lot merger approved in 2017 reduced the potential density onsite from two legal single-family building sites to one single-family building site, the site is currently developed and appears as one single-family residence on a single lot. Redevelopment of the site as a single-family residence would not increase the demand for public access.  Due to the increase in lot size as part of the previously approved lot merger, the side yard setbacks are required to be 4 feet on each side. Thus, potential view corridors along side yards could be enhanced compared to existing structures.  The subject lots are interior lots, and only visible to pedestrians and motorists traveling along West Bay Avenue. The project is designed and sited so as not to block or impede existing public access opportunities at the public beach at the 12th 4 Street end, which is approximately 115 feet east of the site. The project site does not currently provide any views or public access from the street to the harbor.  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 on the Bay and Lido Isle. However, the new single-family home complies with all applicable LCP development standards and will update the appearance of existing structures onsite. The new bulkhead would comply with the maximum height standard for fences and walls within the front setbacks, reaching a maximum height from existing grade of 42 inches. Thus, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts both the demolition and construction of up to three single -family residences. The proposed project consists of the demolition of one single -family residence, detached garage, and pool and the construction of a new 12,698 -square-foot single-family residence and attached 760-square-foot 3-car garage. 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 th is 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 5 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: _____________________________ Liz Westmoreland, Assistant Planner Jm/law Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-104 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE, DETACHED GARAGE AND POOL, AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 3-CAR GARAGE LOCATED AT 1210 AND 1220 WEST BAY AVENUE (PA2017-243) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by McClean Design, with respect to property located at 1210 and 1220 West Bay Avenue, requesting approval of a coastal development permit. 2. The property is legally described as Lots 8, 9, and a portion of Lot 7, of Block 3, Tract 626. 3. A lot merger (LM2017-005) and associated coastal development permit (CD2017-055) were approved on September 14, 2017, that allowed Lots 8, 9, and a portion of Lot 7, Block 3, Tract 626 to be merged into one lot. The lot merger will be recorded once the structures onsite are demolished. 4. The applicant proposes a coastal development permit (CDP) to allow the demolition of an existing single-family residence, detached garage, and pool and construction of a 12,698- square-foot, single-family residence with attached 760-square-foot 3-car garage. The design includes hardscape, walls, landscaping, and drainage facilities. 5. The subject property is designated RS-D (Single-Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single-Unit Residential) Zoning District. 6. The subject properties are located within the coastal zone. The Coastal Land Use Plan category is RSD-C (Single Unit Residential Detached – (10.0 - 19.9 DU/AC) and it is located within the R-1 (Single-Unit Residential) Coastal Zone District. 7. A public hearing was held on April 12, 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. 8 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, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures) because it has no potential to have a significant effect on the environment. 2. Class 3 exempts both the demolition and construction of up to three single-family residences. The proposed project consists of the demolition of one single-family residence, detached garage, and pool and the construction of a new 12,698-square-foot single-family residence and attached 760-square-foot 3-car garage. SECTION 3. REQUIRED FINDINGS. 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 limitation, setbacks, height, and parking. a. The maximum floor area limitation is 14,688 square feet and the proposed floor area is 13,458 square feet. b. The proposed development provides the minimum required setbacks, which are 5 feet along the front property line abutting West Bay Avenue, 25 feet along the other front setback on the bay, and 4 feet along each side property line. c. The highest guardrail is less than 24 feet from established grade (9.72 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. d. The project includes garage parking for a total of three vehicles, complying with the minimum three-car garage parking requirement for single-family residences with more than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two - and three-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. 9 3. The development fronts the Newport Bay. The project site is protected by an existing bulkhead. The finished first floor elevation of the proposed dwelling is 9.75 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. The basement and all below grade development will have waterproofing at minimum of 12 inches above the finished floor (approximately 10.75 feet NAVD88). 4. A Coastal Hazards Report and Sea Level Rise Analysis (“Hazards Report”) was prepared by GeoSoils, Inc., dated December 8, 2017 for the project. The report concludes that the proposed project is reasonably safe from the shoreline erosion due to lack of waves or wakes that can erode sand from the beach. However, based on the Hazards Report, it is unlikely that the existing bulkhead at 9.4 feet NAVD88 could be increased in height to adapt to future sea level rise. Moreover, the concrete panels show signs of cracking with rust stains, which imply that the panel steel is jeopardized. The condition of the deadman/tiebacks is unknown, but based on the age of the bulkhead and the necessity to adapt to sea level rise, it is likely that the existing deadman/tie back system is inadequate. Thus, the project proposes a new bulkhead to protect the site and surrounding development from sea level rise, considering a 1.25 -foot sea level rise (the low range of projected sea level rise over the 75-year design life of the structure based on estimates for sea level rise provided by the National Research Council 2012 SLR). The project proposes the replacement of the bulkhead to 10.18 MLLW (10.0 NAVD88), which is compliant with the current minimum City Standard of 10.0 MLLW (9.82 NAVD88). No development would occur bayward of the existing development. 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 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. 7. The property is adjacent to the bay and the proposed 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. 10 8. Pursuant to Municipal Code Section 21.35.050, 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. A WQHP prepared by Commercial Development Resources, dated November 9, 2017, has been reviewed and approved by the City’s Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 9. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval 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 that impact. In this case, the project replaces an existing single- family residence, detached garage, and pool located on Bayfront lots with a new single- family residence and accessory structures. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Although the previous coastal development permit and lot merger approved in 2017 reduced the potential density onsite from two legal single- family building sites to one single-family building site, the site is currently developed and appears as one single-family residence on a single lot. Redevelopment of the site as a single-family residence would not increase the demand for public access. 2. Due to the increase in lot size as part of the previously approved lot merger, the side yard setbacks are required to be 4 feet on each side. Thus, potential view corridors along side yards could be enhanced compared to existing structures. 3. The subject lots are interior lots, and only visible to pedestrians and motorists traveling along West Bay Avenue. The project is designed and sited so as not to block or impede existing public access opportunities at the public beach at the 12th Street end, which is approximately 115 feet east of the site. The project site does not currently provide any views or public access from the street to the harbor. 4. 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, 11 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 on the Bay and Lido Isle. However, the new single-family home complies with all applicable LCP development standards and will update the appearance of existing structures onsite. The new bulkhead would comply with the maximum height standard for fences and walls within the front setbacks, reaching a maximum height from existing grade of 42 inches. Thus, 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. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-104, 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 12TH DAY OF APRIL, 2018. _____________________________________ Patrick J. Alford, Zoning Administrator 12 EXHIBIT “A” CONDITIONS OF APPROVAL (PROJECT SPECIFIC CONDITIONS ARE IN ITALICS) 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. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. 4. Prior to the issuance of a building permit (excluding demolition permits), the approved lot merger (PA2017-115) shall be recorded. 5. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 6. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right -of-way. 7. This Coastal Development Permit does not authorize any development seaward of the private property. 8. Best Management Practices (BMP’s) and Good Housekeeping Practices (GHP’s) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 13 9. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 10. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 11. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 12. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 13. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 14. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 15. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the prop erty is operated or maintained so as to constitute a public nuisance. 16. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 17. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 18. Prior to issuance of a building permits, the approved WQMP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved WQMP and any changes could require separate review and approval by the Building Division. 14 19. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non -invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 20. 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 a nd debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 21. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 22. 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 the current property owner or agent. 23. This Coastal Development Permit No. CD2017-104 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 24. 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 Sabo Residence including, but not limited to, Coastal Development Permit No. CD2017-104 (PA2017-243). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 15 Attachment No. ZA 2 Vicinity Map 16 VICINITY MAP Coastal Development Permit No. CD2017-104 PA2017-243 1210 and 1220 West Bay Front Subject Property 17 Attachment No. ZA 3 Project Plans 18 1.THESE PLANS SHALL COMPLY WITH THE 2014 LABC, 2013 CBC, 2014 LARC, 2013 CRC CODES, CPC, CMC, CE, AND ALL APPLICABLE LOCAL CODES AND ORDINANCES2.PROJECT SHALL COMPLY WITH NPDES, SUSMP, AND BMP REQUIREMENTS3.ALL WORK SHALL BE IN ACCORDANCE WITH THE CODES OF THE GOVERNING AUTHORITY AND SPECIAL REQUIREMENTS OF THE BUILDING PERMIT.4.ALL WORKMANSHIP AND MATERIALS SHALL COMPLY WITH THE LATEST EDITION OF THE CALIFORNIA BUILDING CODES, APPLICABLE CBC STANDARDS AND / OR ALL ADDITIONAL REQUIREMENTS OF THE CITY OF LOS ANGELES.5.PROJECT MUST COMPLY WITH LATEST STATE TITLE 24 ENERGY STANDARDS.6.A SEPARATE PERMIT IS REQUIRED FOR ALL RETAINING WALLS, GARDEN WALLS, POOLS, SPAS, FENCES, ENCROACHMENT INTO PUBLIC RIGHTS OF WAY (IE. DRIVEWAYS, SIDEWALKS, ETC.)7.PRIOR TO ISSUANCE OF PERMIT OF ANY EXCAVATION A MEETING SHALL BE HELD AT THE SITE THAT WILL BE ATTENDED BY THE PROJECT ENGINEERING GEOLOGIST AND PROJECT ENGINEERING GEOLOGIST, PROJECT BUILDING INSPECTOR, GENERAL CONTRACTOR AND SHORING CONTRACTOR8.RESIDENTIAL FIRE SPRINKLERS ARE REQUIRED.8.1.FIRE SPRINKLER PERMIT TO BE DEFERRED SUBMITTAL AND/OR FIRE DEPT. EXEMPTION.8.2.THE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBING DIV. PRIOR TO INSTALLATION.9.CONTACT DIG ALERT PRIOR TO ANY EXCAVATION10.CAL OSHA PERMIT SHALL BE OBTAINED FOR ALL EXCAVATIONS DEEPER THAN 5'-0". A COPY OF THE PERMIT SHALL BE PROVIDED TO THE CITY PRIOR TO ISSUANCE OF A BUILDING PERMIT.10.1.IF SHORING IS REQUIRED, OBTAIN SHORING PERMIT PRIOR TO ISSUANCE OF BUILDING PERMIT.10.2.A BOND IN THE AMOUNT OF SHORING COST IS REQUIRED. 11.VERIFY ALL LOCATIONS OF EXISTING UTILITIES WITH SERVING UTILITY PRIOR TO COMMENCEMENT OF ANY WORK AND VERIFY LOCATION WITH DESIGNER11.1.IF NECESSARY UNDERGROUND ALL UTILITY LINES TO THE NEAREST EXISTING UTILITY POLE.11.2.DETERMINE LOCATION OF WATER METER, ELECTRIC AND GAS METER IN ACCORDANCE WITH SERVING UTILITY AND VERIFY LOCATION WITH ARCHITECT.11.3.AN APPROVED SEISMIC GAS SHUTOFF VALVE SHALL BE INSTALLED ON THE FUEL GAS LINE ON THE DOWN STREAM SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOR OF THE BUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING. 11.4.WATER HEATER SHALL BE STRAPPED TO WALL. SEC. 507.3, UPC. SEE DETAIL12.EXTERIOR WALLS SHALL BE APPROVED NONCOMBUSTIBLE OR IGNITION RESISTANT MATERIAL, HEAVY TIMBER, OR LOG WALL CONSTRUCTION OR SHALL PROVIDE PROTECTION FROM THE INTRUSION OF FLAMES AND EMBERS IN ACCORDANCE WITH STANDARD SFM 12-7A-1 (704A.3.1)13.CLASS "A" ROOF COVERING IS REQUIRED14.EDGE OF PROPOSED ROOF ABOVE/ BELOW/ AS OCCURS. EAVES AND SOFFITS SHALL MEET THE REQUIREMENTS OF SFM 12-7A-3 OR SHALL BE PROTECTED BY IGNITION-RESISTAN MATERIALS OR NONCOMBUSTIBLE CONSTRUCTION ON THE EXPOSED UNDERSIDE (704A.2.3)15.FIRE RESISTANCE RATED CONSTRUCTION:15.1.IN COMBUSTIBLE CONSTRUCTION, FIRE BLOCKING SHALL BE PROVIDED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND TO FORM AN EFFECTIVE FIRE BARRIER BETWEEN STORIES, AND BETWEEN A TOP STORY AND THE ROOF SPACE (R302.11)15.2.IN COMBUSTIBLE CONSTRUCTION WHERE THERE IS USABLE SPACE BOTH ABOVE AND BELOW THE CONCEALED SPACE OF A FLOOR/CEILING ASSEMBLY, DRAFT STOPS SHALL BE INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE DOES NOT EXCEED 1,000 SF. DRAFT STOPPING SHALL BE DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS (R302.12)15.3.ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2 INCH GYPSUM BOARD.16.SMOKE DETECTORS:16.1.HARD-WIRED SMOKED DETECTORS WITH A BATTERY BACKUP WITH LOW BATTERY SIGNAL ARE REQUIRED ON THE CEILING IN EACH SLEEPING ROOM AND HALLWAY OR AREA GIVING ACCESS TO SLEEPING ROOM. SHOW ALL LOCATIONS WITH A SYMBOL ON THE PLAN [907.2.10.1.2]16.2.HARD-WIRED SMOKE DETECTORS WITH A BATTERY BACKUP ARE REQUIRED IN EACH ROOM USED FOR SLEEPING PURPOSES. SHOW ALL LOCATIONS WITH A SYMBOL ON THE PLAN [907.2.10.1.2]16.3.HARD-WIRED SMOKE DETECTORS WITH A BATTERY BACKUP ARE REQUIRED IN EACH STORY WITHIN A DWELLING UNIT, INCLUDING BASEMENTS BUT NOT INCLUDING CRAWL SPACES AND UNINHABITABLE ATTICS. IN DWELLINGS OR DWELLING UNITS WITH SPLIT LEVELS AND WITHOUT AN INTERVENING DOOR BETWEEN THE ADJACENT LEVELS, A SMOKE ALARM INSTALLED ON THE UPPER LEVEL SHALL SUFFICE FOR THE ADJACENT LOWER LEVEL PROVIDED THAT THE LOWER LEVEL IS LESS THAT ONE FULL STORY BELOW THE UPPER LEVEL. SHOW ALL LOCATIONS WITH A SYMBOL ON THE PLAN [907.2.10.1.2]16.4.WHERE MORE THAN ONE SMOKE ALARM IS REQUIRED TO BE INSTALLED WITHIN AN INDIVIDUAL DWELLING UNIT, THE SMOKE ALARMS SHALL BE INTERCONNECTED IN SUCH A MANNER THAT THE ACTIVIATION OF ONE ALARM WILL ACTIVATE ALL OF THE ALARMS IN THE INDIVIDUAL UNIT. THE ALARM SHALL BE CLEARLY AUDIBLE IN ALL BEDROOMS OVER BACKGROUND NOISE LEVELS WITH ALL INTERVENING DOORS CLOSED. 907.2.10.316.5.SMOKE DETECTORS SHALL BE PROVIDED FOR ALL DWELLING UNITS INTENDED FOR HUMAN OCCUPANCY, UPON THE OWNER'S APPLICATION FOR A PERMIT FOR ALTERATIONS, REPAIRS, OR ADDITIONS, EXCEEDING ONE THOUSAND DOLLARS ($1,000)16.6.AN APPROVED SMOKE ALARMS SHALL BE INSTALLED IN EACH SLEEPING ROOM & HALLWAY OR AREA GIVING ACCESS TO A SLEEPING ROOM, AND ON EACH STORY AND BASEMENT FOR DWELLINGS WITH MORE THAN ONE STORY. SMOKE ALARMS SHALL BE INTERCONNECTED SO THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARMS WITHIN THE INDIVIDUAL DWELLING UNIT. IN NEW CONSTRUCTION SMOKE ALARMS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THE BUILDING WIRING AND SHALL BE EQUIPPED WITH BATTERY BACK UP AND LOW BATTERY SIGNAL. 17.AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED IN DWELLING UNITS AND IN SLEEPING UNITS WITHIN WHICH FUEL-BURNING APPLIANCES ARE INSTALLED AND IN DWELLING UNITS THAT HAVE ATTACHED GARAGES. CARBON MONOXIDE ALARM SHALL BE PROVIDED OUTSIDE OF EACH SEPARATE DWELLING UNIT SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S) AND ON EVERY LEVEL OF A DWELLING UNIT INCLUDING BASEMENTS (R315)18.MAINTAIN A MINIMUM OF 1% POSITIVE DRAIN AWAY FROM THE STRUCTURE.19.ALL ROOF AND DECK DRAINS TO BE LOCATED WITHIN EXTERNAL WALLS AND TO BE CONNECTED DIRECTLY TO THE STREET BY AN UNDERGROUND NON-EROSIVE PIPE, PER SECTION 2905 (F).20.PROVIDE AN APPROVED SPARK ARRESTER FOR THE CHIMNEY OF A FIREPLACE, STOVE, OR BARBECUE.21.PROJECT MUST COMPLY WITH ALL LIGHT AND VENTILATION REQUIREMENTS OF UBC (LATEST ADDITION).21.1.EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BE PROVIDED WITH NATURAL LIGHT BY MEANS OF EXTERIOR GLAZED OPENINGS. 1205.2 OR ARTIFICIAL LIGHT SHALL BE PROVIDED THAT IS ADEQUATE TO PROVIDE AN AVERAGE ILLUMINATION OF 10 FOOT- CANDLES (107 LUX) OVER THE AREA OF THE ROOM AT A HEIGHT OF 30 INCHES (762mm) ABOVE THE FLOOR LEVEL. 1205.322.ALL GLAZING TO CONFORM TO U.S. CONSUMER PRODUCT SAFETY COMMISSION "SAFETY STANDARDS FOR ARCHITECTURAL GLAZING MATERIALS" (16 CFR PART 1201, CHAPTER 54 UBC, LATEST EDITION).23.STAIRWAYS WITHIN DWELLING UNITS AND EXTERIOR STAIRWAY SERVING A DWELLING SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT-CANDLE (11LUX). 1205.424.THE LARGEST RISE OR RUN IN A FLIGHT OF STAIRS MAY NOT EXCEED THE SMALLEST BY MORE THAN 3/8".25.UNIT SKYLIGHTS SHALL BE LABELED BY A LA CITY APPROVED LABELING AGENCY. SUCH LABEL SHALL STATE THE APPROVED LABELING AGENCY NAME, PRODUCT DESIGNATION AND PERFORMANCE GRADE RATING (RESEARCH REPORT NOT REQUIRED).26.WHERE A PERMIT IS REQUIRED FOR ALTERATIONS, REPAIRS OR ADDITIONS EXCEEDING ONE THOUSAND DOLLARS ($1,000), EXISTING DWELLINGS OR SLEEPING UNITS THAT HAVE ATTACHED GARAGES OR FUEL BURNING APPLIANCES SHALL BE PROVIDED WITH A CARBON MONOXIDE ALARM IN ACCORDANCE WITH SECTION R315.1 CARBON MONOXIDE ALARMS SHALL ONLY BE REQUIRED IN THE SPECIFIC DWELLING UNIT OR SLEEPING UNIT FOR WHICH THE PERMIT WAS OBTAINED.27.FOR EXISTING POOL ON SITE, PROVIDE AN ALARM FOR DOORS TO THE DWELLING THAT FORM A PART OF POOL ENCLOSURE. THE ALARM SHALL SOUND CONTINUOUSLY FOR A MIN. OF 30 SECONDS WHEN DOOR IS OPENED. IT SHALL AUTOMATICALLY RESET AND BE EQUIPPED WITH A MANUAL MEANS TO DEACTIVATE (FOR 15 SECS. MAX) FOR A SINGLE OPENING. THE DEACTIVATION SWITCH SHALL BE AT LEAST 54" ABOVE FLOOR.28.FOR EXISTING POOL ON SITE, PROVIDE ANTI-ENTRAPMENT COVER MEETING THE CURRENT ASTM OR ASME IS REQUIRED FOR THE SUCTION OUTLETS OF THE SWIMMING POOL, TODDLER POOL AND SPA FOR SINGLE FAMILY DWELLINGS PER THE ASSEMBLY BILL (AB) NO. 2977.29.PLUMBING FIXTURES ARE REQUIRED TO BE CONNECTED TO A SANITARY SEWER OR TO AN APPROVED SEWAGE DISPOSAL SYSTEM.30.KITCHEN SINKS, LAVATORIES, BATHTUBS, SHOWERS, BIDETS, LAUNDRY TUBS AND WASHING MACHINE OUTLETS SHALL BE PROVIDED WITH HOT AND COLD WATER AND CONNECTED TO AN APPROVED WATER SUPPLY.31.PROVIDE ULTRA LOW FLUSH WATER CLOSETS FOR ALL NEW CONSTRUCTION. EXISTING SHOWER HEADS AND TOILETS MUST BE ADAPTED FOR LOW WATER CONSUMPTION.32.BATHTUB AND SHOWER FLOORS, WALLS ABOVE BATHTUBS WITH A SHOWERHEAD, AND SHOWER COMPARTMENTS SHALL BE FINISHED WITH A NONABSORBANT SURFACE. SUCH WALL SURFACES SHALL EXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR.33.AUTOMATIC GARAGE DOOR OPENERS, IF PROVIDED SHALL BE LISTED IN ACCORDANCE WITH UL 32534.SMOKE DETECTORS SHALL BE PROVIDED FOR ALL DWELLING UNITS INTENDED FOR HUMAN OCCUPANCY, UPON THE OWNERS APPLICATION FOR A PERMIT FOR ALTERATIONS, REPAIRS, ADDITIONS EXCEEDING ONE THOUSAND DOLLARS.35.DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MINIMUM NO. 26 GAGE SHEET OR STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE GARAGE.36.OTHER PENETRATIONS OF GARAGE/DWELLING CEILINGS AND WALLS SHALL BE PROTECTED AS REQUIRED BY SECTION R302.11, ITEM 4. 37.THE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBING DIVISIONPRIOR TO INSTALLATION.38.HEATER SHALL BE CAPABLE OF MAINTAINING A MINIMUM ROOM TEMPERATURE OF 68 DEGREE F. ATA POINT 3 FEET ABOVE THE FLOOR AND 2' FROM EXTERIOR WALLS IN ALL HABITABLE ROOMS AT THE DESIGN TEMPERATURE.39.FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE DAMPPROOFED FROM THE TOP OF THE FOOTING TO THE FINISHED GRADE AS REQUIRED IN SECTION R406.1.40.BUILDINGS SHALL HAVE APPROVED ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLENTY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY.41.PROTECTION OF WOOD AND WOOD BASED PRODUCTS FROM DECAY SHALL BE PROVIDED ON THE LOCATIONS SPECIFIED PER SECTION R317.1 BY THE USE OF NATURALLY DURABLE WOOD OR WOOD THAT IS PRESERVATIVE-TREATED IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE. PRESERVATIVES SHALL BE LISTED IN SECTION AWPA U1.42.PROVIDE ANTI GRAFFITI FINISH WITHIN THE FIRST 9 FEET, MEASURED FROM GRADE, AT EXTERIOR WALLS AND DOORS. MAINTENANCE OF BUILDING AFFIDATIV IS RECORDED BY THE OWNER TO COVENANT AND AGREE WITH THE CITY OF LOS ANGELES TO REMOVE ANY GRAFFITI WITHIN 7-DAYS OF THE GRAFFITI BEING APPLIED.43.ALL GRADING SLOPES SHALL BE PLANTED AND SPRINKLERED.44.STANDARD 12" HIGH BERM IS REQUIRED AT TOP OF ALL GRADED SLOPES45.NO FILL TO BE PLACED, UNTIL THE CITY GRADING INSPECTOR HAS INSPECTED AND APPROVED THE BOTTOM EXCAVATION.46.MAN MADE FILL SHALL BE COMPACTED TO A MINIMUM RELATIVE COMPACTION OF 90% MAX. DRY DENSITY WITHIN 40 FEET BELOW FINISH GRADE AND 93% OF MAX DRY DENSITY DEEPER THAN 40 FEET BELOW FINISH GRADE, UNLESS A LOWER RELATIVE COMPACTION (NOT LESS THAN 90% OF MAX DRY DENSITY) IS JUSTIFIED BY THE SOIL ENGINEER.47.TEMPORARY EROSION CONTROL TO BE INSTALLED BETWEEN OCTOBER 1 AND APRIL 15. OBTAIN GRADING INSPECTOR'S AND DEPARTMENT OF PUBLIC WORKS APPROVAL PROPOSED PROCEDURES.48.RETAINING WALLS LOCATED CLOSER TO THE PROPERTY LINE THAN THE HEIGHT OF THE WALL SHALL BACKFILLED NOT LATER THAN 10 DAYS AFTER CONSTRUCTION OF THE WALL AND NECESSARY STRUCTURAL SUPPORTING MEMBERS UNLESS RECOMMENDED OTHERWISE BY RESPONSIBLE ENGINEER49.BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED. WALL AND FLOOR FRAMING SHALL NOT BE ENCLOSED WHEN THE FRAMING MEMBERS EXCEED 19 PERCENT MOISTURE CONTENT. MOISTURE CONTENT SHALL BE VERIFIED IN COMPLIANCE WITH THE FOLLOWING: 50.1. MOISTURE CONTENT SHALL BE DETERMINED WITH EITHER A PROBE-TYPE OR CONTACT-TYPE MOISTURE METER. EQUIVALENT MOISTURE VERIFICATION METHODS MAY BE APPROVED BY THE ENFORCING AGENCY AND SHALL SATISFY REQUIREMENTS FOUND INSECTION 101.8OF THIS CODE.50.2. MOISTURE READINGS SHALL BE TAKEN AT A POINT 2 FEET (610 MM) TO 4 FEET (1219 MM) FROM THE GRADE STAMPED END OF EACH PIECE TO BE VERIFIED.50.3.AT LEAST THREE RANDOM MOISTURE READINGS SHALL BE PERFORMED ON WALL AND FLOOR FRAMING WITH DOCUMENTATION ACCEPTABLE TO THE ENFORCING AGENCY PROVIDED AT THE TIME OF APPROVAL TO ENCLOSE THE WALL AND FLOOR FRAMING.50.4INSULATION PRODUCTS WHICH ARE VISIBLY WET OR HAVE A HIGH MOISTURE CONTENT SHALL BE REPLACED OR ALLOWED TO DRY PRIOR TO ENCLOSURE IN WALL OR FLOOR CAVITIES. WET-APPLIED INSULATION PRODUCTS SHALL FOLLOW THE MANUFACTURERS' DRYING RECOMMENDATIONS PRIOR TO ENCLOSURE.GENERAL NOTESVICINITY MAPSITECOLOR/FINISH SYMBOLINTERIOR ELEVATION2FIGURE NUMBERBA8CDSHEET NUMBERA2A8SECTION NUMBERSHEET NUMBERDETAIL NUMBERMTL-1EDIRECTION INDICATOR7REFERENCE GRID LINE5KEYNOTEAWINDOW SYMBOL6DOOR SYMOBLAPLUMBING FIXTUREAPLUMBING ACCESSORYAEQUIPMENT LOCATIONBWBOTTOM OF WALL(E)EXISTINGEPEDGE OF PAVEMENTFFFINISH FLOORFGFINISH GRADEFLFLOW LINEFSFINISH SURFACENGNATURAL GRADEPCPROPERTY CORNERTBTOP OF CURBTCTOP OF CHIMNEYTGTOP OF GLASSTRTOP OF ROOFT.RAILTOP OF RAILTWTOP OF WALLWMWATER METERWVWATER VALVESYMBOLSPROJECT SUMMARYPROJECT ADDRESS1220 & 1210 WEST BAY AVENUENEWPORT BEACH, CA 92661LEGAL DESCRIPTIONLOT 7, 8 & 9, BLOCK 3 TRACT 626PROJECT DESCRIPTIONNEW TWO STORY PLUS BASEMENT SINGLE FAMILY RESIDENCE WITH POOL,NEW SEA WALL, AND LANDSCAPINGCODE ANALYSISCODECBC 2016 + CGBS 2013CONSTRUCTION TYPEVBOCCUPANCYR-3ZONER-1GENERAL PLAN USED1COASTAL LAND USERSD-CSTORIES2 PLUS BASEMENTFIRE SPRINKLERYESREQUIRED SETBACKSFRONT YARD (BAY SIDE)25'-0"FRONT YARD (STREET SIDE)5'-0"SIDE YARD4'-0"BUILDING HEIGHTALLOWABLE HEIGHT24' (FLAT ROOF) OR 29' (SLOPED ROOF)PROPOSED HEIGHT23'-10" (FLAT ROOF) OR 27'-4" (SLOPED ROOF)ESTABLISHED GRADE PLANE9.72' (SEE SHEET A 003)FLOOR AREA LIMIT (GROSS FLOOR AREA)BUILDABLE AREA 7,344 SFFLOOR AREA LIMIT14,688 SFAREA CALCULATIONS (SEE SHEET A 001)HABITABLE AREA12,474 SFSTORAGE AREA224 SFTOTAL12,698 SFGARAGE760 SF, 3 PARKING SPACESOVERALL TOTAL13,458 SFWATER FEATURE AREA (SEE LANDSCAPE PLANS)WATER FEATURE A 744 SFWATER FEATURE B92 SFTOTAL1,090 SFWATER FEATURE C254 SFSUBMITTALS5 / 12 / 2017ZONING SUBMITTALMCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATECOVER SHEETWEST BAY RESIDENCE05/07PM / BB11/15/2017COV 11220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTALWEST BAY RESIDENCE1220+1210 WEST BAY AVENUE , NEWPORT BEACH , CA 92661APN #: 047-232-05 & 047-232-06SHEET INDEXCOV 1 COVER SHEET1 OF 1 TOPOGRAPHIC & BOUNDARY SURVEYA 001 AREA CALCULATIONSA 002 DEMOLITION PLANA 003 ESTABLISHMENT OF GRADE DIAGRAMA 101 SITE PLANA 201 BASEMENT PLANA 202 MAIN LEVEL PLANA 203 SECOND LEVEL PLANA 204 ROOF PLANA 301 ELEVATIONSA 302 ELEVATIONSA 401 SECTIONSA 402 SECTIONSA 403 SECTIONSA 801 DETAILSA 802 DETAILSA 901 SCHEDULESSW-0 STRUCTURAL GENERAL NOTES & VICINITY MAPSW-1 SITE PLAN & ELEVATIONSW-2 DETAILSSW-3 TEMPORARY SHORING DETAILSC-01 TITLE SHEETC-02 SURVEYC-03 PRECISE GRADING PLANC-04 EROSION CONTROL PLANC-05 DETAILSLDP-1 LANDSCAPE DESIGN PLANLDP-2 LANDSCAPE DESIGN PLAN (ROOF)IDP-1 IRRIGATION DESIGN PLANIDP-2 IRRIGATION DESIGN PLAN (ROOF)LW-1 LANDSCAPE WORKSHEETD-01 DEWATERING PLANPROJECT TEAMOWNER: ELIAS & CAROLINE SABO1220 + 1210 WEST BAY AVENUE,NEWPORT BEACH, CA 92661ARCHITECT:McCLEAN DESIGN INC.PAUL McCLEAN190 S. GLASSELL ST., #203ORANGE, CA 92866TEL: (714) 505-0556FAX: (714) 532-2924CIVIL ENGINEER:COMMERCIAL DEVELOPMENT RESOURCES4121 WESTERLY PLACE, SUITE 112NEWPORT BEACH, CA 92660TEL: (949) 610-8997FAX: (949) 610-8997SEAWALL ENGINEER:WILLIAM SIMPSON & ASSOCIATES, INC.CONSULTING STRUCTURAL ENGINEERS23 ORCHARD, SUITE 250LAKE FOREST, CA 92630TEL: (949) 206-9929FAX: (949) 206-9955LANDSCAPE:M. D. WILKES DESIGN AND CONSULTINGMICHAEL D. WILKES690 THALIA STREETLAGUNA BEACH, CA 92651 TEL: (949) 637-1050SOILS ENGINEER: COAST GEOTECHNICAL, INC.MING-TARNG CHEN1200 WEST COMMONWEALTH AVE.FULLERTON, CA 92833TEL: (714) 870-1211FAX: (714) 870-1222DEWATERING ENGINEER:FOOTHILL ENGINEERING & DEWATERING INC.ROBERT THOMAS7000 JURUPA AVE.RIVERSIDE, CA 9250419 20 DNUPSSScoDNLEGEND (AREA TYPE)GARAGE AREAHABITABLE AREAABCDE4'-0"17'-0"6'-11"18'-6"29'-6"35'-10"36'-2"36'-2"31'-1"70'-0"LEGEND (AREA TYPE)HABITABLE AREASTORAGE AREAGHIJKLMNOF21'-11"7'-0"21'-5"20'-3"8'-4"16'-9"11'-0"47'-10"4'-8"6'-5"7'-6"32'-3"36'-2"33'-0"28'-11"48'-10"25'-1"28'-5"PQRSTUVWXYZA1C1B119'-1"7'-7"8'-2"7'-2"6'-0"5'-8"23'-2"8'-5"19'-3"6'-5"15'-4"32'-3"34'-5"29'-5"24'-0"28'-6"28'-6"18'-11"2'-5"20'-7"34'-10"31'-9"30'-3"6'-4"13'-2"MCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATEAREA CALCULATIONSCITY DIAGRAMSWEST BAY RESIDENCE05/07PM / Author11/15/2017A 0011220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTALAREA CALCULATIONSAREADIMENSIONSSFGARAGE AREAA4'-0" x 35' - 10"145 SFB17'-0" x 36' - 2"615 SF760 SFHABITABLE AREAA120'-7" x 34' - 10"715 SFB12'-5" x 31' - 9"75 SFC6'-11" x 36' - 2"250 SFC118'-11" x 31' - 1"587 SFD18'-6" x 31' - 1"574 SFE29'-6" x 69' - 8"2064 SFF7'-0" x 21' - 11"154 SFG21'-5" x 21' - 11"470 SFH20'-3" x 7' - 6"152 SFK8'-4" x 6' - 5"54 SFL25'-1" x 47' - 10"1200 SFM28'-5" x 36' - 2"1027 SFN28'-11" x 33' - 0"953 SFO48'-10" x 32' - 3"1574 SFP19'-1" x 13' - 2"252 SFQ7'-7" x 6' - 4"48 SFR8'-2" x 7' - 2"58 SFS15'-4" x 6' - 0"92 SFT32'-3" x 5' - 8"182 SFU34'-5" x 23' - 2"799 SFV29'-5" x 7' - 8"248 SFW24'-0" x 20' - 10"462 SFX28'-8" x 5' - 8"183 SFY29'-5" x 8' - 1"231 SFZ27'-8" x 2' - 6"72 SF12474 SFSTORAGE AREAI8'-4" x 4' - 8"39 SFJ16'-9" x 11' - 0"185 SF224 SF13458 SFGRAND TOTAL13458 SF 1/8" = 1'-0"MAIN LEVEL PLAN 1/8" = 1'-0"BASEMENT LEVEL 1/8" = 1'-0"SECOND LEVEL21 (E) GARAGE TOBE DEMOLISHED(E) RESIDENCE TOBE DEMOLISHED(E) POOL TOBE DEMOLISHED(E) SEA WALLTO BE RE-BUILTMCCLEAN DESIGN190 S. GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)WEST BAY RESIDENCE -123456DATEDRAWN BYPROJECT5/12/17PM / MC05/071220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661A 002DEMOLITION PLANDEMOLITION PLANSCALE: 1/8" = 1' - 0"DEMOLISHED STRUCTUREDEMOLISHED SITE WORKT R U EN O R T HP R O J E C TN O R T H22 POINT 1 (9.54')POINT 3 (9.17')POINT 2 (10.50')POINT 4 (9.70')A 003ESTABLISHMENT OF GRADE DIAGRAMESTABLISHMENT OF GRADE DIAGRAMSCALE: 1/8" = 1' - 0"MCCLEAN DESIGN190 S. GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)WEST BAY RESIDENCE -123456DATEDRAWN BYPROJECT5/12/17PM / MC05/071220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661 23 DNExisting buildingExisting buildingExisting buildingExisting buildingTR4TR1TR3Sewer cleanoutWater meterTR5Water meterElectric box12"6" DrainBBQ24"10"12"10"8"8"8"5"7"4"7"TG=9.154" DrainBar18"12"10"Fd. 3/4" IP tagtag stamped "Survey Marker"Fd. tag stamped "Survey Marker"Fd. tag stamped LS5288DockN 17°28'30" E109.82'N 17°28'30" E109.77'N 72°29'50" W100.04'LOT 10NEWPORT BAY901 T.C.8.99 T.C.8.65 T.C.8.66 T.C.8.248.538.748.56 T.C.8.82 T.C.8.83 T.C.8.63 T.C.8.29 T.C.8.26 T.C8.258.478.489.039.038.939.079.109.178.89.049.038.938.78.68.78.88.798.708.48.78.78.68.888.918.978.88.89.039.099.089.149.09.238.999.159.129.09.129.169.088.969.239.209.058.698.48.898.948.969.019.089.149.209.299.719.729.689.789.819.008.798.588.48.638.809.089.299.829.69.839.829.829.839.819.889.909.809.49.759.739.689.289.219.189.099.039.039.028.968.79.49.89.49.89.79.28.68.48.58.79.79.58.38.49.809.909.9310.099.349.109.129.19.09.519.9110.229.410.179.889.149.299.499.6910.1410.129.610.6010.0210.5610.4910.3910.610.49.39.39.39.09.09.38.88.89.68.99.479.549.759.879.809.749.739.7810.0610.029.79.69.89.49.510.1310.910.69.19.15.15.76.46.35.69.59.59.69.4410.1110.0910.0210.010.310.510.1010.1210.1510.209.18.59.00EL=9.42EL=9.719.09 G.F.F.9.10 G.F.F.14.35 T.W.14.52 T.W.14.51 T.W.14.85 T.W.13.09 T.W.9.84 Threshold9.86 Threshold14.87 T.W.14.20 T.W.9.79 T.W.14.92 T.W.22.57 Roof ridge9.44 T.W.9.43 T.W.9.60 T.W.9.57 T.W.12.66 T.W.9.57 T.W.9.61 T.W.9.50 T.W.EL=9.52EL=9.389.82 Threshold9.98 Threshold11.68 T.W.11.66 T.W.11.65 Deck11.48 T.W.12.38 T.W.11.53 T.W.9.55 T.W.12.43 T.W.9.36 Deck9.41 T.W.9.38 T.W.AA 401AA 401BA 401BA 401CA 402CA 402DA 402DA 402EA 403EA 403NEW RESIDENTIAL BUILDING(TWO STORIES PLUS BASEMENT)BASEMENT LEVEL: -2.42' F.F.MAIN LEVEL: 9.75' F.F.SECOND LEVEL: 21.92' F.FROOF LEVEL: 33.58' F.F.ENTRY BRIDGE9.67' F.S.HARDSCAPE9.67' F.S.HARDSCAPE9.67' F.S.PLANTER10.92' F.S.OUTLINE OF BASEMENTHARDSCAPE9.67' F.S.JACUZZIWATERLINE: 10.58'BOTTOM: 7.50'SOFTSCAPE9.58' F.S.OUTLINE OF BASEMENTOUTLINE OF BASEMENTNEW SEA WALL(SCOPE PER SEA WALL CONSULTANT)NEW SEA WALL(SCOPE PER SEA WALL CONSULTANT)NEWPORT BAYBOAT DOCKS-PROTECT IN PLACE-BOAT DOCKS-PROTECT IN PLACE-N 72°29'50" W100.04'BAY AVENUEN 72°31'30" W100.04'OPEN TO BELOWN 17°28'30" E109.77'HARDSCAPE9.67' F.S.OUTLINE OF BASEMENT35.09' T.R.35.09' T.R.35.09' T.R.35.09' T.R.35.09' T.R.N 17°28'30" E109.82'2% MIN2% MIN2% MIN2% MIN2% MIN2% MIN2% MINSTANDARD STALL #1(WITHIN GARAGE)STANDARD STALL #2(WITHIN GARAGE)STANDARD STALL #3(WITHIN GARAGE)SYSB4'-0"FYSB5'-0"FYSB25'-0"SYSB4'-0"2'-0"75'-0"5'-0"77'-0"27'-10"109'-10"4'-5"33'-4"46'-10"7'-5"4'-0"37'-9"54'-3"4'-0"2'-0"26'-5"19'-10"28'-9"5'-0"47'-4"29'-8"27'-10"46'-11"6'-0"66'-8"27'-5"100'-1"109'-10"100'-1"5'-6"13'-11"8'-5"4'-1"13'-11"9'-5"OPEN TO BELOW11.00' F.S.SIDEYARD SETBACK2'-0"2'-0"CLEAR3'-9"CLEAR5'-8"WATER FEATURE4'-0"4'-2"5'-9"11.00' F.S.10.17' T.W.8.17' F.S.9.17' F.S.9.50' E.G.11.00' F.S.9.50' E.G.12.67' F.S.9.60' E.G.MAX LENGTH6'-0"2'-0"BBQMCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATESITE PLANWEST BAY RESIDENCE05/07PM / Author11/15/2017A 1011220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTAL 1/8" = 1'-0"SITE PLAN - REDUCED24 UPUPScoScoSSSScoScoSSScoUPAA 401AA 401BA 401BA 401CA 402CA 402DA 402DA 402EA 403EA 403VR ROOM 1004BEDROOM 3005CLOSET 3006BATH 3007VR ROOM 2002LAUNDRY008POOL BATH 1009MECHANICAL ROOM010BEDROOM 4011CLOSET 4012BATH 4013MASSAGE / MEDITATION ROOM015SAUNA016STEAM ROOM017SHOWER018GYM BATH019HARDSCAPE-2.50' F.F.ELEVATOR15" MIN15" MIN.CLEAR2'-0" MIN.POOL WATERLINE: -2.84' BOTTOM: -7.42' SEE SHEET A 501BRIDGE ABOVEDN1"1"1"1"1"1"1"DN6561212126572112121593621261243ABOVE5 ABOVE-4.42' F.F.SEE A 700 FOR ADDITIONAL STAIR INFORMATION3150302932-2.50' F.F.2A 8021A 8023A 8022A 8021A 802A 80245A 8021A 8011A 80211A 80111A 80111A 801A 80246A 8026A 80211A 8017A 8028A 80260A 80292A 802-3.42' F.F.MEDIA ROOM023WINE ROOM024266210110110126594642222262322GYM025ENTERTAINMENT LOUNGE026BAR027CONCESSIONSMECHANICAL028MECHANICAL0306'-6"7'-8"11'-8"1'-7"7'-7"11'-5"1'-3"4'-5"7'-11"13'-1"2'-8"75'-9"27'-9"12'-10"4'-3"17'-0"7'-4"20'-0"89'-1"8'-11"7'-0"10'-3"1'-7"12'-1"0'-9"3'-9"1'-1"15'-4"1'-1"3'-9"3'-7"20'-0"2'-0"6'-6"3'-7"5'-0"16'-9"2'-0"4'-4"25'-0"1'-2"15'-5"6'-11"8'-0"4'-1"1'-3"16'-9"2'-0"34'-9"3'-6"8'-4"7'-3"3'-3"89'-1"18'-4"7'-8"1'-7"7'-11"5'-6"4'-0"6'-9"1'-7"6'-8"7'-9"8'-2"75'-9"17'-11"3'-1"4'-11"1'-9"1'-11"5'-7"5'-6"5'-11"1'-0"4'-3"1'-7"4'-1"2'-6"4'-3"7'-1"4'-7"6'-9"8'-0"6'-8"5'-4"0'-6"0'-7"13'-3"5'-4"1'-3"3'-11"1'-10"4'-0"6'-9"6'-11"2'-0"2'-8"2'-6"3'-2"3'-0"18'-5"19'-3"5'-7"1'-0"15'-4"7'-6"2'-6"3'-6"2'-0"11'-5"1'-11"4'-0"6'-0"2'-6"5'-8"11'-4"2'-0"0'-6"13'-0"0'-6"2'-0"0'-6"5'-2"8'-5"8'-3"5'-0"2'-6"1'-0"1'-0"FYSB5'-0"SYSB4'-0"FYSB25'-0"SYSB4'-0"CLEAR2'-0" MIN15" MIN15" MIN15" MIN15" MINCLEAR2'-0" MINCLEAR2'-0" MIN15" MIN15" MIN4'-3"1'-7"6'-7"7'-9"8'-2"0'-5"11113432913283129303232333351622930293029302930293014273'-7"6'-11"7'-11"4'-6"5'-0"2'-4"2'-0"6'-0"2'-0"2'-4"25'-0"3'-0"6'-8"3'-2"8'-9"10'-0"1'-7"0'-8"36'-2"6'-11"2'-6"1'-0"4'-0"6'-6"MCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATE"DSGN"- ADDITIONAL INFORMATION TO BE PROVIDED BY DESIGNER."OWNER"- ADDITIONAL INFORMATION TO BE PROVIDED BY OWNER."STRUCTURAL"- SEE STRUCTURAL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."CIVIL" - SEE CIVIL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."SCHEDULE"-SEE SCHEDULE FOR SPECIFICATIONS AND ADDITIONAL INFORMATION."SHOP"-PROVIDE SHOP DRAWINGS TO DESIGNER FOR APPROVAL PRIOR TO FABRICATION.1. PROPERTY LINE2. REQUIRED FRONT YARD SETBACK (STREET SIDE)3. REQUIRED SIDE YARD SETBACK4. REQUIRED FRONT YARD SETBACK (BAY SIDE)5. CENTERLINE OF BAY AVENUE6. PROPOSED PAD EDGE7. EXISTING RETAINING WALL - PROTECT IN PLACE8. PROPOSED RETAINING WALL CONSTRUCTION - "STRUCTURAL"9. EDGE OF EAVES ABOVE/ BELOW/ AS OCCURS. ALL EAVES/ PROJECTIONS TO BE 1-HOUR FIRE RATED. NO OPENING AREA ALLOWED IN EAVES.10. EDGE OF DECK/ ABOVE/ BELOW/ BEYOND AS OCCURS.11. DRIVEWAY - FINISH PER SCHEDULE12. PROPOSED LOCATION OF POOL / SPA, PROVIDE DRAWINGS PER POOL CONTRACTOR TO DESIGNER FOR VERIFICATION PRIOR TO CONSTRUCTION13. PROPOSED WATER FEATURE - "DSGN"14. LOCATION OF POOL / SPA EQUIPMENT - VERIFY WITH ENGINEER15. LOCATION OF AC UNIT16. MIN. 5'-0" HIGH POOL SECURITY FENCE PER DETAIL- PROVIDE SELF-CLOSING GATE PER CODE REQUIREMENTS17. LANDSCAPED PAVING PER LANDSCAPE PLAN - "OWNER"18. HARDSCAPE LOW WALL - HEIGHT PER PLAN19. CHIMNEY TERMINATION WITH APPROVED SPARK ARRESTOR PER UBC 3102.8 -"SHOP".20. UTILITY METER LOCATION- VERIFY REQUIREMENTS WITH THE CITY OF LOS ANGELES21. LOCATION OF ELECTRICAL SUBPANEL22. EDGE OF FLOOR SLAB- PROVIDE MAX. 1" DROP TO ALL EXTERIOR AREAS.23. COLUMN / POST PER STRUCTURAL24. FLOOR TRANSITION PER DETAIL - "SCHEDULE".25. PROVIDE MIN. 1 HOUR FIRE PROTECTION ON THE SIDE OF WALLS AND CEILINGS COMMON TO THE DWELLING AND PER DETAIL- "DSGN"26. PROVIDE SOUND INSULATION AND BAFFLES TO MINIMIZE NOISE-VERIFY DETAIL WITH DESIGNER27. TANKLESS WATER HEATER 28. FRONT OPENING LINEAR FIREPLACE - MONTIGO GAS APPLIANCE, FIXED TEMPERED GLASS FRONT, CERTIFICATE# 1455422.29. CABINETRY. REFER TO INTERIOR ELEVATIONS FOR MORE INFO.30. CASEWORK - PROVIDE DRAWINGS TO DESIGNER PRIOR TO FABRICATION -"SHOP"/ "OWNER"31. CLOSET CABINETS PER CLOSET CONSULTANT32. SHOWER WITH TEMPERED GLASS ENCLOSURE PER DETAIL -"DSGN"/"SCHEDULE". PROVIDE 70" HIGH NON-ABSORBANT WALL ADJACENT TO SHOWER AND APPROVED SHATTER RESISTANT MATERIALS FOR SHOWER ENCLOSURE.33. GLASS GUARDRAIL PER DETAIL AT 42" ABOVE ADJACENT FINISH SURFACE34. TRACK EXTENSION FOR SLIDING DOOR35. CLASS "A" BUILT-UP FLAT ROOF CONSTRUCTION PER DETAIL- "DSGN" -I.C.B.O. #ER 1338.36. PARAPET CONSTRUCTION PER DETAIL- "DSGN".37. HIGH POINT OF BUILT-UP ROOFING - SLOPE AWAY TO DRAIN.38. 3" DIA. PVC ROOF/ DECK DRAIN WITH 2" HIGH OVERFLOW SCUPPER CONNECTED THROUGH WALL BELOW TO INDEPENDENT UNDERGROUND DRAINAGE SYSTEM- PROVIDE POSITIVE DRAINAGE ALONG GUTTER TO LOCATION - SEE DETAIL- "DSGN".39. GUTTER PER DETAIL- SLOPE TO DRAIN40. OUTLINE OF EXTERIOR WALL BELOW41. METAL FASCIA PER DETAIL- "DSGN".42. FINISH GRADE - SLOPE AWAY FROM HOUSE AS REQ'D.43. NATURAL OR EXISTING GRADE.44. FLOOR/ DECK DRAIN PER DETAIL- SLOPE TO DRAIN -"DSGN".45. DECK COATING - NEOGARD ELASTOMERIC FIRE-RETARDANT DECK COATING SYSTEM ICC ES AC 39.46. ROOF FRAMING- "STRUCTURAL".47. STRUCTURAL CONCRETE PILE- "STRUCTURAL"48. BRISTOLITE SKYLIGHT MODEL 2246 ICC# ESR-3177 - SEE DETAIL.49. EDGE OF FLOOR ABOVE.50. WINE CABINETRY PER CONSULTANT51. HANDRAIL AT 34-38" ABOVE NOSE OF FINISHED TREAD52. ROOF GUTTER DOWNSPOUT FROM ROOF TO UNDERGROUND DRAINAGE. SEE GRADING PLAN FOR LOCATION AND CONNECTION TO DRAIN53. AUTOMATED SLIDING DOORS -"DSGN"/"SCHEDULE".54. STRUCTURE OF POOL/ ABOVE/ BELOW/ BEYOND AS OCCURS55. LOCATION OF WEATHER CONTROLLED AUTOMATIC IRRIGATION SYSTEM CONTROLLER. MODEL ESP - SMT.56. 1" CONDUIT FOR FUTURE SOLAR PANEL INSTALLATION57. CEILING HEIGHT TRANSITION. - SEE INTERIOR ELEVATIONS58. FUTURE INSTALLATION OF ELECTRIC VEHICLE SUPPLY EQUIPMENT. MIN 1" (INSIDE DIAMETER) RACEWAY IS INSTALLED TO ACCOMMODATE A DEDICATED 208/240 VOLT BRANCH CIRCUIT. THE RACEWAY SHALL ORIGINATE AT THE MAIN SERVICE OR SUBPANEL AND TERMINATE IN CLOSE PROXIMITY TO THE PROPOSED LOCATION OF THE CHARGING SYSTEM INTO A LISTED CABINET, BOX OR ENCLOSURE. SUFFICIENT CONDUCTOR SIZEING AND SERVICE CAPACITY TO INSTALL LEVEL2 EVSE SHALL BE PROVIDED. A LABEL STATING "EV CABABLE" SHALL BE POSTED IN A CONSPICUOUS PLACE AT THE SERVICE PANEL OR SUBPANEL AND NEXT TO THE RACEWAY TERMINATION POINT. (4.106.4.1)59. PROPOSED LOCATION OF GAS-POWERED SUMP PUMP BACKUP GENERATOR60. STAIR 1 - 20 RISERS AT +/- 7 3/8", 19 TREADS AT 12", NO LANDINGS.61. STAIR 2 - 19 RISERS AT +/- 8", 18 TREADS AT 12", 1 LANDING.62. EXTERIOR STAIRS, NOT TO EXCEED 7.75" RISE OR 10" MIN. TREAD - SEE SHEETS A602 AND A603 FOR ADDITIONAL INFORMATION.63. ELECTRICAL PANEL.64. WATER METER.65. GAS METER.ADDITIONAL NOTES:1. EACH APPLIANCE PROVIDED AND INSTALLED SHALL MEET ENERGY STAR IF AN ENERGY STAR DESIGNATION IS APPLICABLE FOR THAT APPLIANCE.2. NEWLY INSTALLED BATHROOM EXHAUST FANS, NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, MUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILY ACCESSIBLE.3. THE FLOW RATES FOR ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES IN TABLE 4.303.2/TABLE 9.403.2 AS SHOWN ON SHEET GRN, FORM GRN 16.4. HABITABLE ROOMS (MEDIA ROOM, LAUNDRY, POWDER ROOM 2, BATH 2) SHALL BE PROVIDED A MIN. 6 FOOTCANDLES AT 30" ABOVE FLOOR LEVEL W/ ARTIFICIAL LIGHTING (R303.1).5. HABITABLE ROOMS (MEDIA ROOM, LAUNDRY, POWDER ROOM 2, BATH 2) SHALL BE MECHANICALLY VENTILATED (R303.1).6. CONSTRUCTION WASTE SHALL BE REDUCED BY 50%. CONSTRUCTION WASTE WILL BE HANDLED BY A CITY OF BEVERLY HILLS CERTIFIED HAULER.EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE OF THE BUILDING. FANS, NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, MUST BE CONTROLLED BY A HUMIDITY CONTROL.SMOKE DETECTOR - SHALL BE INTERCONNECTEDHARD-WIRED WITH BATTERY BACKUPCARBON MONOXIDE ALARM - SHALL BE INTERCONNECTED HARD-WIRED WITH BATTERY BACKUPOPEN TO ABOVE OR BELOW AS OCCURSCEILING HEIGHTCONCRETE FLOOR FINISHMETAL ROOF PER DESIGNERTRAFFIC TOPPINGHARDWOOD FLOOR FINISH PER DESIGNERWOOD SIDING FINISH PER DESIGNERSMOOTH PLASTER FINISH PER DESIGNERSTONE FLOOR FINISH PER DESIGNERNEW WINDOWNEW DOORWOOD FRAME WALLLEGENDSCMOPEN8'-0"CON-1MLT-1TTWD-1WD-2PLA-1ST-1NNHARDSCAPECONCRETE WALL SOFTSCAPEBUIULDING FOOTPRINTWATERSECOND STORY FOOTPRINTEARTHP.L.SETBACKDEMOABOVE/BELOWRETAINING WALLPROJECT NORTHNORTHBASEMENT PLANWEST BAY RESIDENCE05/07PM / Author11/15/2017A 2011220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTAL 1/4" = 1'-0"BASEMENT LEVEL1425 DNDNUPAA 401AA 401BA 401BA 401CA 402CA 402DA 402DA 402EA 403EA 40310'-6"GARAGE1019.75' F.S.PANTRY106POWDER103MUD ROOM105BACK KITCHEN107TOILET102KITCHEN108DINING10910'-6"ENTRY1109.75' F.F.LIVING ROOM111ELEVATOR1'-9"20'-7"9'-0"10'-1"14'-1"10'-0"8'-7"2'-9"7'-1"31'-5"10'-6"4'-10"0'-4"33'-3"4'-5"91'-11"76'-9"1'-1"0'-11"3'-0"17'-5"1'-6"4'-4"0'-6"18'-7"1'-4"28'-4"1'-9"26'-7"48'-6"76'-9"10'-6"COVERED PATIO1129.67' F.S.1"2'-3"0'-11"54'-3"5'-0"7'-4"20'-2"4'-6"5'-0"10'-1"6'-11"5'-3"15'-5"5'-1"2'-9"20'-0"9'-0"Standard Stall #2Standard Stall #1Standard Stall #30'-6"6'-10"11'-4"5'-0"2'-6"9'-11"15" MIN.CLEAR2'-0" MIN.0'-11"1'-11"2'-0"1"OPENSTAIR WELL22'-0"4'-6"2'-6"11'-11"7'-9"5'-1"0'-6"14'-5"0'-6"0'-3"6'-7"18'-7"1'-4"28'-3"1"ENTRY BRIDGE1139.67' F.S.OUTDOOR DINING9.67' F.S.JACUZZI WATERLINE: 10.58' BOTTOM: 7.50'7873737468682667OPENFIREPLACE - MONTIGO GAS APPLIANCE, DIRECT VENT W/SEALED COMBUSTION, FIXED TEMPERED GLASS FRONT - MODEL # C-VIEW-R820-ST-N(I,F), CERTIFICATE # 1455422FIREPLACE - MONTIGO GAS APPLIANCE, DIRECT VENT W/SEALED COMBUSTION, FIXED TEMPERED GLASS FRONT - MODEL # C-VIEW-R820-ST-N(I,F), CERTIFICATE # 145542233303529343ABOVE 5ABOVEPLANTER19'-2"1'-4"5'-0"1'-9"12'-0"1'-9"5'-0"2'-10"OPEN28'-5"18'-11"29'-7"2'-6"4'-3"3'-2"2'-6"SEE A 700 FOR ADDITIONAL STAIR INFORMATION6028452% SLOPE10A 801A 80210A 802411A 8024A 60111A 80112A 80125SEE A601 FOR ADDITIONAL INFORMATION17171719A 80123'-5"54'-3"12'-4"66'-7"5'-1"15'-5"5'-1"2'-9"20'-5"2'-9"19'-6"0'-7"5'-4"1'-1"8'-6"1'-11"10'-4"1'-11"5'-2"5'-7"6'-9"56585832316027FYSB5'-0"SYSB4'-0"SYSB4'-0"FYSB25'-0"6364651211133483899991112162930293029302930293029303333333351493333589'-0"20'-0"9'-0"20'-0"OVERALL GARAGE DEPTH20'-9"OVERALL GARAGE WIDTH32'-9"73(3) TRASH BINS776'-0"2'-0"BBQ 42" MAX. ABOVE E.G.MCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATE"DSGN"- ADDITIONAL INFORMATION TO BE PROVIDED BY DESIGNER."OWNER"- ADDITIONAL INFORMATION TO BE PROVIDED BY OWNER."STRUCTURAL"- SEE STRUCTURAL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."CIVIL" - SEE CIVIL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."SCHEDULE"-SEE SCHEDULE FOR SPECIFICATIONS AND ADDITIONAL INFORMATION."SHOP"-PROVIDE SHOP DRAWINGS TO DESIGNER FOR APPROVAL PRIOR TO FABRICATION.1. PROPERTY LINE2. REQUIRED FRONT YARD SETBACK (STREET SIDE)3. REQUIRED SIDE YARD SETBACK4. REQUIRED FRONT YARD SETBACK (BAY SIDE)5. CENTERLINE OF BAY AVENUE6. PROPOSED PAD EDGE7. EXISTING RETAINING WALL - PROTECT IN PLACE8. PROPOSED RETAINING WALL CONSTRUCTION - "STRUCTURAL"9. EDGE OF EAVES ABOVE/ BELOW/ AS OCCURS. ALL EAVES/ PROJECTIONS TO BE 1-HOUR FIRE RATED. NO OPENING AREA ALLOWED IN EAVES.10. EDGE OF DECK/ ABOVE/ BELOW/ BEYOND AS OCCURS.11. DRIVEWAY - FINISH PER SCHEDULE12. PROPOSED LOCATION OF POOL / SPA, PROVIDE DRAWINGS PER POOL CONTRACTOR TO DESIGNER FOR VERIFICATION PRIOR TO CONSTRUCTION13. PROPOSED WATER FEATURE - "DSGN"14. LOCATION OF POOL / SPA EQUIPMENT - VERIFY WITH ENGINEER15. LOCATION OF AC UNIT16. MIN. 5'-0" HIGH POOL SECURITY FENCE PER DETAIL- PROVIDE SELF-CLOSING GATE PER CODE REQUIREMENTS17. LANDSCAPED PAVING PER LANDSCAPE PLAN - "OWNER"18. HARDSCAPE LOW WALL - HEIGHT PER PLAN19. CHIMNEY TERMINATION WITH APPROVED SPARK ARRESTOR PER UBC 3102.8 -"SHOP".20. UTILITY METER LOCATION- VERIFY REQUIREMENTS WITH THE CITY OF LOS ANGELES21. LOCATION OF ELECTRICAL SUBPANEL22. EDGE OF FLOOR SLAB- PROVIDE MAX. 1" DROP TO ALL EXTERIOR AREAS.23. COLUMN / POST PER STRUCTURAL24. FLOOR TRANSITION PER DETAIL - "SCHEDULE".25. PROVIDE MIN. 1 HOUR FIRE PROTECTION ON THE SIDE OF WALLS AND CEILINGS COMMON TO THE DWELLING AND PER DETAIL- "DSGN"26. PROVIDE SOUND INSULATION AND BAFFLES TO MINIMIZE NOISE-VERIFY DETAIL WITH DESIGNER27. TANKLESS WATER HEATER 28. FRONT OPENING LINEAR FIREPLACE - MONTIGO GAS APPLIANCE, FIXED TEMPERED GLASS FRONT, CERTIFICATE# 1455422.29. CABINETRY. REFER TO INTERIOR ELEVATIONS FOR MORE INFO.30. CASEWORK - PROVIDE DRAWINGS TO DESIGNER PRIOR TO FABRICATION -"SHOP"/ "OWNER"31. CLOSET CABINETS PER CLOSET CONSULTANT32. SHOWER WITH TEMPERED GLASS ENCLOSURE PER DETAIL -"DSGN"/"SCHEDULE". PROVIDE 70" HIGH NON-ABSORBANT WALL ADJACENT TO SHOWER AND APPROVED SHATTER RESISTANT MATERIALS FOR SHOWER ENCLOSURE.33. GLASS GUARDRAIL PER DETAIL AT 42" ABOVE ADJACENT FINISH SURFACE34. TRACK EXTENSION FOR SLIDING DOOR35. CLASS "A" BUILT-UP FLAT ROOF CONSTRUCTION PER DETAIL- "DSGN" -I.C.B.O. #ER 1338.36. PARAPET CONSTRUCTION PER DETAIL- "DSGN".37. HIGH POINT OF BUILT-UP ROOFING - SLOPE AWAY TO DRAIN.38. 3" DIA. PVC ROOF/ DECK DRAIN WITH 2" HIGH OVERFLOW SCUPPER CONNECTED THROUGH WALL BELOW TO INDEPENDENT UNDERGROUND DRAINAGE SYSTEM- PROVIDE POSITIVE DRAINAGE ALONG GUTTER TO LOCATION - SEE DETAIL- "DSGN".39. GUTTER PER DETAIL- SLOPE TO DRAIN40. OUTLINE OF EXTERIOR WALL BELOW41. METAL FASCIA PER DETAIL- "DSGN".42. FINISH GRADE - SLOPE AWAY FROM HOUSE AS REQ'D.43. NATURAL OR EXISTING GRADE.44. FLOOR/ DECK DRAIN PER DETAIL- SLOPE TO DRAIN -"DSGN".45. DECK COATING - NEOGARD ELASTOMERIC FIRE-RETARDANT DECK COATING SYSTEM ICC ES AC 39.46. ROOF FRAMING- "STRUCTURAL".47. STRUCTURAL CONCRETE PILE- "STRUCTURAL"48. BRISTOLITE SKYLIGHT MODEL 2246 ICC# ESR-3177 - SEE DETAIL.49. EDGE OF FLOOR ABOVE.50. WINE CABINETRY PER CONSULTANT51. HANDRAIL AT 34-38" ABOVE NOSE OF FINISHED TREAD52. ROOF GUTTER DOWNSPOUT FROM ROOF TO UNDERGROUND DRAINAGE. SEE GRADING PLAN FOR LOCATION AND CONNECTION TO DRAIN53. AUTOMATED SLIDING DOORS -"DSGN"/"SCHEDULE".54. STRUCTURE OF POOL/ ABOVE/ BELOW/ BEYOND AS OCCURS55. LOCATION OF WEATHER CONTROLLED AUTOMATIC IRRIGATION SYSTEM CONTROLLER. MODEL ESP - SMT.56. 1" CONDUIT FOR FUTURE SOLAR PANEL INSTALLATION57. CEILING HEIGHT TRANSITION. - SEE INTERIOR ELEVATIONS58. FUTURE INSTALLATION OF ELECTRIC VEHICLE SUPPLY EQUIPMENT. MIN 1" (INSIDE DIAMETER) RACEWAY IS INSTALLED TO ACCOMMODATE A DEDICATED 208/240 VOLT BRANCH CIRCUIT. THE RACEWAY SHALL ORIGINATE AT THE MAIN SERVICE OR SUBPANEL AND TERMINATE IN CLOSE PROXIMITY TO THE PROPOSED LOCATION OF THE CHARGING SYSTEM INTO A LISTED CABINET, BOX OR ENCLOSURE. SUFFICIENT CONDUCTOR SIZEING AND SERVICE CAPACITY TO INSTALL LEVEL2 EVSE SHALL BE PROVIDED. A LABEL STATING "EV CABABLE" SHALL BE POSTED IN A CONSPICUOUS PLACE AT THE SERVICE PANEL OR SUBPANEL AND NEXT TO THE RACEWAY TERMINATION POINT. (4.106.4.1)59. PROPOSED LOCATION OF GAS-POWERED SUMP PUMP BACKUP GENERATOR60. STAIR 1 - 20 RISERS AT +/- 7 3/8", 19 TREADS AT 12", NO LANDINGS.61. STAIR 2 - 19 RISERS AT +/- 8", 18 TREADS AT 12", 1 LANDING.62. EXTERIOR STAIRS, NOT TO EXCEED 7.75" RISE OR 10" MIN. TREAD - SEE SHEETS A602 AND A603 FOR ADDITIONAL INFORMATION.63. ELECTRICAL PANEL.64. WATER METER.65. GAS METER.ADDITIONAL NOTES:1. EACH APPLIANCE PROVIDED AND INSTALLED SHALL MEET ENERGY STAR IF AN ENERGY STAR DESIGNATION IS APPLICABLE FOR THAT APPLIANCE.2. NEWLY INSTALLED BATHROOM EXHAUST FANS, NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, MUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILY ACCESSIBLE.3. THE FLOW RATES FOR ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES IN TABLE 4.303.2/TABLE 9.403.2 AS SHOWN ON SHEET GRN, FORM GRN 16.4. HABITABLE ROOMS (MEDIA ROOM, LAUNDRY, POWDER ROOM 2, BATH 2) SHALL BE PROVIDED A MIN. 6 FOOTCANDLES AT 30" ABOVE FLOOR LEVEL W/ ARTIFICIAL LIGHTING (R303.1).5. HABITABLE ROOMS (MEDIA ROOM, LAUNDRY, POWDER ROOM 2, BATH 2) SHALL BE MECHANICALLY VENTILATED (R303.1).6. CONSTRUCTION WASTE SHALL BE REDUCED BY 50%. CONSTRUCTION WASTE WILL BE HANDLED BY A CITY OF BEVERLY HILLS CERTIFIED HAULER.EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE OF THE BUILDING. FANS, NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, MUST BE CONTROLLED BY A HUMIDITY CONTROL.SMOKE DETECTOR - SHALL BE INTERCONNECTEDHARD-WIRED WITH BATTERY BACKUPCARBON MONOXIDE ALARM - SHALL BE INTERCONNECTED HARD-WIRED WITH BATTERY BACKUPOPEN TO ABOVE OR BELOW AS OCCURSCEILING HEIGHTCONCRETE FLOOR FINISHMETAL ROOF PER DESIGNERTRAFFIC TOPPINGHARDWOOD FLOOR FINISH PER DESIGNERWOOD SIDING FINISH PER DESIGNERSMOOTH PLASTER FINISH PER DESIGNERSTONE FLOOR FINISH PER DESIGNERNEW WINDOW NEW DOORWOOD FRAME WALLLEGENDSCMOPEN8'-0"CON-1MLT-1TTWD-1WD-2PLA-1ST-1NNHARDSCAPECONCRETE WALL SOFTSCAPEBUIULDING FOOTPRINT WATERSECOND STORY FOOTPRINTEARTHP.L.SETBACKDEMOABOVE/BELOWRETAINING WALLPROJECT NORTHNORTHMAIN LEVEL PLANWEST BAY RESIDENCE05/07PM / Author11/15/2017A 2021220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTAL 1/4" = 1'-0"ENLARGED MAINLEVEL PLAN26 UPDNSSSSSScoScoDNAA 401AA 401BA 401BA 401CA 402CA 402DA 402DA 402EA 403EA 403STUDY20110'-6"FAMILY ROOM20222.42'ELEVATORPOOL BATH 2203CLOSET 2204BATH 2205BEDROOM 2206BEDROOM 1207BATHROOM 1209CLOSET 1208MASTER BEDROOM210MASTER CLOSET (HER)211MASTER BATH212MASTER CLOSET (HIM)21314'-5"4'-5"7'-10"4'-6"2'-4"15" MIN.15" MIN.CLEAR2'-0" MIN.15" MIN.15" MIN.CLEAR2'-0" MIN.3'-6"8'-9"1'-8"5'-0"14'-7"14'-9"19'-11"3'-2"5'-10"6'-0"6'-11"14'-5"4'-5"7'-10"4'-6"2'-4"0'-6"2'-1"9'-10"2'-6"12'-2"0'-4"4'-6"2'-8"0'-0"0'-6"6'-5"11'-11"3'-1"24'-6"3'-11"17'-1"0'-6"3'-9"2'-8"13'-2"0'-10"4'-10"0'-2"5'-6"3'-11"2'-7"2'-6"6'-9"2'-6"7'-1"0'-11"15" MIN.15" MIN.CLEAR2'-0" MIN.14'-7"2'-6"3'-5"0'-6"7'-7"5'-10"2'-10"0'-6"13'-5"0'-6"1'-10"4'-2"0'-6"13'-8"1'-11"0'-6"3'-8"2'-10"24'-6"1'-1"3'-11"17'-11"2'-6"3'-6"15'-7"5'-10"6'-1"7373484848484848484848481'-7"1'-2"1'-3"16'-4"0'-3"10'-10"2'-1"6'-4"1'-6"26'-11"21'-11"79'-7"90'-0"1"1"1"1"1"1"1"7576OPENFIREPLACE - MONTIGO GAS APPLIANCE, DIRECT VENT W/SEALED COMBUSTION, FIXED TEMPERED GLASS FRONT - MODEL # C-VIEW-R820-ST-N(I,F), CERTIFICATE # 14554222223211617SEE A 700 FOR ADDITIONAL STAIR INFORMATION14'-5"12'-5"7'-2"0'-0"16'-6"13'-0"11'-10"25'-7"4'-3"1'-8"1'-0"6'-0"41'-4"12A 802A 80246A 80113A 80112A 8011A 8022A 8022A 80214A 801313131608A 802292931619993333333215A 8018A 80216A 801SEE A 700 FOR ADDITIONAL STAIR INFORMATION0'-6"17.75' T.W.17.75' T.W.13A 801A 80248A 80118A 80144444461202650199315" MIN.15" MIN.CLEAR2'-0" MIN.551'-5"3'-1"0'-0"11'-10"19'-10"36'-2"33'-6"5'-10"11'-6"13'-11"15'-4"23'-1"5'-10"12'-11"1'-2"0'-6"1'-1"3'-8"12'-5"1'-0"15'-10"SYSB4'-0"F.Y.S.B.25'-0"SYSB4'-0"1213131428293029302930293033333336363333CLEAR2' MIN.15" MIN.15" MIN.1'-2"MCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATE"DSGN"- ADDITIONAL INFORMATION TO BE PROVIDED BY DESIGNER."OWNER"- ADDITIONAL INFORMATION TO BE PROVIDED BY OWNER."STRUCTURAL"- SEE STRUCTURAL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."CIVIL" - SEE CIVIL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."SCHEDULE"-SEE SCHEDULE FOR SPECIFICATIONS AND ADDITIONAL INFORMATION."SHOP"-PROVIDE SHOP DRAWINGS TO DESIGNER FOR APPROVAL PRIOR TO FABRICATION.1. PROPERTY LINE2. REQUIRED FRONT YARD SETBACK (STREET SIDE)3. REQUIRED SIDE YARD SETBACK4. REQUIRED FRONT YARD SETBACK (BAY SIDE)5. CENTERLINE OF BAY AVENUE6. PROPOSED PAD EDGE7. EXISTING RETAINING WALL - PROTECT IN PLACE8. PROPOSED RETAINING WALL CONSTRUCTION - "STRUCTURAL"9. EDGE OF EAVES ABOVE/ BELOW/ AS OCCURS. ALL EAVES/ PROJECTIONS TO BE 1-HOUR FIRE RATED. NO OPENING AREA ALLOWED IN EAVES.10. EDGE OF DECK/ ABOVE/ BELOW/ BEYOND AS OCCURS.11. DRIVEWAY - FINISH PER SCHEDULE12. PROPOSED LOCATION OF POOL / SPA, PROVIDE DRAWINGS PER POOL CONTRACTOR TO DESIGNER FOR VERIFICATION PRIOR TO CONSTRUCTION13. PROPOSED WATER FEATURE - "DSGN"14. LOCATION OF POOL / SPA EQUIPMENT - VERIFY WITH ENGINEER15. LOCATION OF AC UNIT16. MIN. 5'-0" HIGH POOL SECURITY FENCE PER DETAIL- PROVIDE SELF-CLOSING GATE PER CODE REQUIREMENTS17. LANDSCAPED PAVING PER LANDSCAPE PLAN - "OWNER"18. HARDSCAPE LOW WALL - HEIGHT PER PLAN19. CHIMNEY TERMINATION WITH APPROVED SPARK ARRESTOR PER UBC 3102.8 -"SHOP".20. UTILITY METER LOCATION- VERIFY REQUIREMENTS WITH THE CITY OF LOS ANGELES21. LOCATION OF ELECTRICAL SUBPANEL22. EDGE OF FLOOR SLAB- PROVIDE MAX. 1" DROP TO ALL EXTERIOR AREAS.23. COLUMN / POST PER STRUCTURAL24. FLOOR TRANSITION PER DETAIL - "SCHEDULE".25. PROVIDE MIN. 1 HOUR FIRE PROTECTION ON THE SIDE OF WALLS AND CEILINGS COMMON TO THE DWELLING AND PER DETAIL- "DSGN"26. PROVIDE SOUND INSULATION AND BAFFLES TO MINIMIZE NOISE-VERIFY DETAIL WITH DESIGNER27. TANKLESS WATER HEATER 28. FRONT OPENING LINEAR FIREPLACE - MONTIGO GAS APPLIANCE, FIXED TEMPERED GLASS FRONT, CERTIFICATE# 1455422.29. CABINETRY. REFER TO INTERIOR ELEVATIONS FOR MORE INFO.30. CASEWORK - PROVIDE DRAWINGS TO DESIGNER PRIOR TO FABRICATION -"SHOP"/ "OWNER"31. CLOSET CABINETS PER CLOSET CONSULTANT32. SHOWER WITH TEMPERED GLASS ENCLOSURE PER DETAIL -"DSGN"/"SCHEDULE". PROVIDE 70" HIGH NON-ABSORBANT WALL ADJACENT TO SHOWER AND APPROVED SHATTER RESISTANT MATERIALS FOR SHOWER ENCLOSURE.33. GLASS GUARDRAIL PER DETAIL AT 42" ABOVE ADJACENT FINISH SURFACE34. TRACK EXTENSION FOR SLIDING DOOR35. CLASS "A" BUILT-UP FLAT ROOF CONSTRUCTION PER DETAIL- "DSGN" -I.C.B.O. #ER 1338.36. PARAPET CONSTRUCTION PER DETAIL- "DSGN".37. HIGH POINT OF BUILT-UP ROOFING - SLOPE AWAY TO DRAIN.38. 3" DIA. PVC ROOF/ DECK DRAIN WITH 2" HIGH OVERFLOW SCUPPER CONNECTED THROUGH WALL BELOW TO INDEPENDENT UNDERGROUND DRAINAGE SYSTEM- PROVIDE POSITIVE DRAINAGE ALONG GUTTER TO LOCATION - SEE DETAIL- "DSGN".39. GUTTER PER DETAIL- SLOPE TO DRAIN40. OUTLINE OF EXTERIOR WALL BELOW41. METAL FASCIA PER DETAIL- "DSGN".42. FINISH GRADE - SLOPE AWAY FROM HOUSE AS REQ'D.43. NATURAL OR EXISTING GRADE.44. FLOOR/ DECK DRAIN PER DETAIL- SLOPE TO DRAIN -"DSGN".45. DECK COATING - NEOGARD ELASTOMERIC FIRE-RETARDANT DECK COATING SYSTEM ICC ES AC 39.46. ROOF FRAMING- "STRUCTURAL".47. STRUCTURAL CONCRETE PILE- "STRUCTURAL"48. BRISTOLITE SKYLIGHT MODEL 2246 ICC# ESR-3177 - SEE DETAIL.49. EDGE OF FLOOR ABOVE.50. WINE CABINETRY PER CONSULTANT51. HANDRAIL AT 34-38" ABOVE NOSE OF FINISHED TREAD52. ROOF GUTTER DOWNSPOUT FROM ROOF TO UNDERGROUND DRAINAGE. SEE GRADING PLAN FOR LOCATION AND CONNECTION TO DRAIN53. AUTOMATED SLIDING DOORS -"DSGN"/"SCHEDULE".54. STRUCTURE OF POOL/ ABOVE/ BELOW/ BEYOND AS OCCURS55. LOCATION OF WEATHER CONTROLLED AUTOMATIC IRRIGATION SYSTEM CONTROLLER. MODEL ESP - SMT.56. 1" CONDUIT FOR FUTURE SOLAR PANEL INSTALLATION57. CEILING HEIGHT TRANSITION. - SEE INTERIOR ELEVATIONS58. FUTURE INSTALLATION OF ELECTRIC VEHICLE SUPPLY EQUIPMENT. MIN 1" (INSIDE DIAMETER) RACEWAY IS INSTALLED TO ACCOMMODATE A DEDICATED 208/240 VOLT BRANCH CIRCUIT. THE RACEWAY SHALL ORIGINATE AT THE MAIN SERVICE OR SUBPANEL AND TERMINATE IN CLOSE PROXIMITY TO THE PROPOSED LOCATION OF THE CHARGING SYSTEM INTO A LISTED CABINET, BOX OR ENCLOSURE. SUFFICIENT CONDUCTOR SIZEING AND SERVICE CAPACITY TO INSTALL LEVEL2 EVSE SHALL BE PROVIDED. A LABEL STATING "EV CABABLE" SHALL BE POSTED IN A CONSPICUOUS PLACE AT THE SERVICE PANEL OR SUBPANEL AND NEXT TO THE RACEWAY TERMINATION POINT. (4.106.4.1)59. PROPOSED LOCATION OF GAS-POWERED SUMP PUMP BACKUP GENERATOR60. STAIR 1 - 20 RISERS AT +/- 7 3/8", 19 TREADS AT 12", NO LANDINGS.61. STAIR 2 - 19 RISERS AT +/- 8", 18 TREADS AT 12", 1 LANDING.62. EXTERIOR STAIRS, NOT TO EXCEED 7.75" RISE OR 10" MIN. TREAD - SEE SHEETS A602 AND A603 FOR ADDITIONAL INFORMATION.63. ELECTRICAL PANEL.64. WATER METER.65. GAS METER.ADDITIONAL NOTES:1. EACH APPLIANCE PROVIDED AND INSTALLED SHALL MEET ENERGY STAR IF AN ENERGY STAR DESIGNATION IS APPLICABLE FOR THAT APPLIANCE.2. NEWLY INSTALLED BATHROOM EXHAUST FANS, NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, MUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILY ACCESSIBLE.3. THE FLOW RATES FOR ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES IN TABLE 4.303.2/TABLE 9.403.2 AS SHOWN ON SHEET GRN, FORM GRN 16.4. HABITABLE ROOMS (MEDIA ROOM, LAUNDRY, POWDER ROOM 2, BATH 2) SHALL BE PROVIDED A MIN. 6 FOOTCANDLES AT 30" ABOVE FLOOR LEVEL W/ ARTIFICIAL LIGHTING (R303.1).5. HABITABLE ROOMS (MEDIA ROOM, LAUNDRY, POWDER ROOM 2, BATH 2) SHALL BE MECHANICALLY VENTILATED (R303.1).6. CONSTRUCTION WASTE SHALL BE REDUCED BY 50%. CONSTRUCTION WASTE WILL BE HANDLED BY A CITY OF BEVERLY HILLS CERTIFIED HAULER.EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE OF THE BUILDING. FANS, NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, MUST BE CONTROLLED BY A HUMIDITY CONTROL.SMOKE DETECTOR - SHALL BE INTERCONNECTEDHARD-WIRED WITH BATTERY BACKUPCARBON MONOXIDE ALARM - SHALL BE INTERCONNECTED HARD-WIRED WITH BATTERY BACKUPOPEN TO ABOVE OR BELOW AS OCCURSCEILING HEIGHTCONCRETE FLOOR FINISHMETAL ROOF PER DESIGNERTRAFFIC TOPPINGHARDWOOD FLOOR FINISH PER DESIGNERWOOD SIDING FINISH PER DESIGNERSMOOTH PLASTER FINISH PER DESIGNERSTONE FLOOR FINISH PER DESIGNERNEW WINDOWNEW DOORWOOD FRAME WALLLEGENDSCMOPEN8'-0"CON-1MLT-1TTWD-1WD-2PLA-1ST-1NNHARDSCAPECONCRETE WALL SOFTSCAPEBUIULDING FOOTPRINTWATERSECOND STORY FOOTPRINTEARTHP.L.SETBACKDEMOABOVE/BELOWRETAINING WALLPROJECT NORTHNORTHSECOND LEVEL PLANWEST BAY RESIDENCE05/07PM / Author11/15/2017A 2031220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTAL 1/4" = 1'-0"ENLARGED SECONDLEVEL PLAN27 DNAA 401AA 401BA 401BA 401CA 402CA 402DA 402DA 402EA 403EA 403ROOF DECK33.58' F.F.9.72' E.G.(23'-10" HEIGHT)POOLWATERLINE: 33.17'BOTTOM: 29.75'ROOF DECK33.58' F.F.9.72' E.G.(23'-10" HEIGHT)8'-5"SEE A501 FOR ADDITIONAL POOL INFORMATIONSEE A 601 FOR ADDITIONAL STAIR INFORMATION17A 80161FYSB5'-0"SYSB4'-0"F.Y.S.B.25'-0"SYSB4'-0"12131314404040404040404041414140414152525252522'-0"4'-0"2'-0"2'-5"2'-0"2'-0"ROOF DECK33.58' F.F.9.72' E.G.(23'-10" HEIGHT)5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE5:12 SLOPE22'-7"NOTE: ALL ROOF FIXTURES SUCH AS PLANTERS, WALLS, FURNITURE SHALL NOT EXCEED 24' ABOVE ESTABLISHED GRADE5'-9"5'-10"4'-7"3'-4"4'-11"5'-1"4'-0"33.58' T.R.37.08' T.R.33.58' T.R.33.58' T.R.37.08' T.R.37.08' T.R.37.08' T.R.33.58' T.R.33.58' T.R.33.58' T.R.37.08' T.R.37.08' T.R.37.08' T.R.37.08' T.R.MCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATE"DSGN"- ADDITIONAL INFORMATION TO BE PROVIDED BY DESIGNER."OWNER"- ADDITIONAL INFORMATION TO BE PROVIDED BY OWNER."STRUCTURAL"- SEE STRUCTURAL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."CIVIL" - SEE CIVIL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."SCHEDULE"-SEE SCHEDULE FOR SPECIFICATIONS AND ADDITIONAL INFORMATION."SHOP"-PROVIDE SHOP DRAWINGS TO DESIGNER FOR APPROVAL PRIOR TO FABRICATION.1. PROPERTY LINE2. REQUIRED FRONT YARD SETBACK (STREET SIDE)3. REQUIRED SIDE YARD SETBACK4. REQUIRED FRONT YARD SETBACK (BAY SIDE)5. CENTERLINE OF BAY AVENUE6. PROPOSED PAD EDGE7. EXISTING RETAINING WALL - PROTECT IN PLACE8. PROPOSED RETAINING WALL CONSTRUCTION - "STRUCTURAL"9. EDGE OF EAVES ABOVE/ BELOW/ AS OCCURS. ALL EAVES/ PROJECTIONS TO BE 1-HOUR FIRE RATED. NO OPENING AREA ALLOWED IN EAVES.10. EDGE OF DECK/ ABOVE/ BELOW/ BEYOND AS OCCURS.11. DRIVEWAY - FINISH PER SCHEDULE12. PROPOSED LOCATION OF POOL / SPA, PROVIDE DRAWINGS PER POOL CONTRACTOR TO DESIGNER FOR VERIFICATION PRIOR TO CONSTRUCTION13. PROPOSED WATER FEATURE - "DSGN"14. LOCATION OF POOL / SPA EQUIPMENT - VERIFY WITH ENGINEER15. LOCATION OF AC UNIT16. MIN. 5'-0" HIGH POOL SECURITY FENCE PER DETAIL- PROVIDE SELF-CLOSING GATE PER CODE REQUIREMENTS17. LANDSCAPED PAVING PER LANDSCAPE PLAN - "OWNER"18. HARDSCAPE LOW WALL - HEIGHT PER PLAN19. CHIMNEY TERMINATION WITH APPROVED SPARK ARRESTOR PER UBC 3102.8 -"SHOP".20. UTILITY METER LOCATION- VERIFY REQUIREMENTS WITH THE CITY OF LOS ANGELES21. LOCATION OF ELECTRICAL SUBPANEL22. EDGE OF FLOOR SLAB- PROVIDE MAX. 1" DROP TO ALL EXTERIOR AREAS.23. COLUMN / POST PER STRUCTURAL24. FLOOR TRANSITION PER DETAIL - "SCHEDULE".25. PROVIDE MIN. 1 HOUR FIRE PROTECTION ON THE SIDE OF WALLS AND CEILINGS COMMON TO THE DWELLING AND PER DETAIL- "DSGN"26. PROVIDE SOUND INSULATION AND BAFFLES TO MINIMIZE NOISE-VERIFY DETAIL WITH DESIGNER27. TANKLESS WATER HEATER 28. FRONT OPENING LINEAR FIREPLACE - MONTIGO GAS APPLIANCE, FIXED TEMPERED GLASS FRONT, CERTIFICATE# 1455422.29. CABINETRY. REFER TO INTERIOR ELEVATIONS FOR MORE INFO.30. CASEWORK - PROVIDE DRAWINGS TO DESIGNER PRIOR TO FABRICATION -"SHOP"/ "OWNER"31. CLOSET CABINETS PER CLOSET CONSULTANT32. SHOWER WITH TEMPERED GLASS ENCLOSURE PER DETAIL -"DSGN"/"SCHEDULE". PROVIDE 70" HIGH NON-ABSORBANT WALL ADJACENT TO SHOWER AND APPROVED SHATTER RESISTANT MATERIALS FOR SHOWER ENCLOSURE.33. GLASS GUARDRAIL PER DETAIL AT 42" ABOVE ADJACENT FINISH SURFACE34. TRACK EXTENSION FOR SLIDING DOOR35. CLASS "A" BUILT-UP FLAT ROOF CONSTRUCTION PER DETAIL- "DSGN" -I.C.B.O. #ER 1338.36. PARAPET CONSTRUCTION PER DETAIL- "DSGN".37. HIGH POINT OF BUILT-UP ROOFING - SLOPE AWAY TO DRAIN.38. 3" DIA. PVC ROOF/ DECK DRAIN WITH 2" HIGH OVERFLOW SCUPPER CONNECTED THROUGH WALL BELOW TO INDEPENDENT UNDERGROUND DRAINAGE SYSTEM- PROVIDE POSITIVE DRAINAGE ALONG GUTTER TO LOCATION - SEE DETAIL- "DSGN".39. GUTTER PER DETAIL- SLOPE TO DRAIN40. OUTLINE OF EXTERIOR WALL BELOW41. METAL FASCIA PER DETAIL- "DSGN".42. FINISH GRADE - SLOPE AWAY FROM HOUSE AS REQ'D.43. NATURAL OR EXISTING GRADE.44. FLOOR/ DECK DRAIN PER DETAIL- SLOPE TO DRAIN -"DSGN".45. DECK COATING - NEOGARD ELASTOMERIC FIRE-RETARDANT DECK COATING SYSTEM ICC ES AC 39.46. ROOF FRAMING- "STRUCTURAL".47. STRUCTURAL CONCRETE PILE- "STRUCTURAL"48. BRISTOLITE SKYLIGHT MODEL 2246 ICC# ESR-3177 - SEE DETAIL.49. EDGE OF FLOOR ABOVE.50. WINE CABINETRY PER CONSULTANT51. HANDRAIL AT 34-38" ABOVE NOSE OF FINISHED TREAD52. ROOF GUTTER DOWNSPOUT FROM ROOF TO UNDERGROUND DRAINAGE. SEE GRADING PLAN FOR LOCATION AND CONNECTION TO DRAIN53. AUTOMATED SLIDING DOORS -"DSGN"/"SCHEDULE".54. STRUCTURE OF POOL/ ABOVE/ BELOW/ BEYOND AS OCCURS55. LOCATION OF WEATHER CONTROLLED AUTOMATIC IRRIGATION SYSTEM CONTROLLER. MODEL ESP - SMT.56. 1" CONDUIT FOR FUTURE SOLAR PANEL INSTALLATION57. CEILING HEIGHT TRANSITION. - SEE INTERIOR ELEVATIONS58. FUTURE INSTALLATION OF ELECTRIC VEHICLE SUPPLY EQUIPMENT. MIN 1" (INSIDE DIAMETER) RACEWAY IS INSTALLED TO ACCOMMODATE A DEDICATED 208/240 VOLT BRANCH CIRCUIT. THE RACEWAY SHALL ORIGINATE AT THE MAIN SERVICE OR SUBPANEL AND TERMINATE IN CLOSE PROXIMITY TO THE PROPOSED LOCATION OF THE CHARGING SYSTEM INTO A LISTED CABINET, BOX OR ENCLOSURE. SUFFICIENT CONDUCTOR SIZEING AND SERVICE CAPACITY TO INSTALL LEVEL2 EVSE SHALL BE PROVIDED. A LABEL STATING "EV CABABLE" SHALL BE POSTED IN A CONSPICUOUS PLACE AT THE SERVICE PANEL OR SUBPANEL AND NEXT TO THE RACEWAY TERMINATION POINT. (4.106.4.1)59. PROPOSED LOCATION OF GAS-POWERED SUMP PUMP BACKUP GENERATOR60. STAIR 1 - 20 RISERS AT +/- 7 3/8", 19 TREADS AT 12", NO LANDINGS.61. STAIR 2 - 19 RISERS AT +/- 8", 18 TREADS AT 12", 1 LANDING.62. EXTERIOR STAIRS, NOT TO EXCEED 7.75" RISE OR 10" MIN. TREAD - SEE SHEETS A602 AND A603 FOR ADDITIONAL INFORMATION.63. ELECTRICAL PANEL.64. WATER METER.65. GAS METER.ADDITIONAL NOTES:1. EACH APPLIANCE PROVIDED AND INSTALLED SHALL MEET ENERGY STAR IF AN ENERGY STAR DESIGNATION IS APPLICABLE FOR THAT APPLIANCE.2. NEWLY INSTALLED BATHROOM EXHAUST FANS, NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, MUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILY ACCESSIBLE.3. THE FLOW RATES FOR ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES IN TABLE 4.303.2/TABLE 9.403.2 AS SHOWN ON SHEET GRN, FORM GRN 16.4. HABITABLE ROOMS (MEDIA ROOM, LAUNDRY, POWDER ROOM 2, BATH 2) SHALL BE PROVIDED A MIN. 6 FOOTCANDLES AT 30" ABOVE FLOOR LEVEL W/ ARTIFICIAL LIGHTING (R303.1).5. HABITABLE ROOMS (MEDIA ROOM, LAUNDRY, POWDER ROOM 2, BATH 2) SHALL BE MECHANICALLY VENTILATED (R303.1).6. CONSTRUCTION WASTE SHALL BE REDUCED BY 50%. CONSTRUCTION WASTE WILL BE HANDLED BY A CITY OF BEVERLY HILLS CERTIFIED HAULER.EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE OF THE BUILDING. FANS, NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, MUST BE CONTROLLED BY A HUMIDITY CONTROL.SMOKE DETECTOR - SHALL BE INTERCONNECTEDHARD-WIRED WITH BATTERY BACKUPCARBON MONOXIDE ALARM - SHALL BE INTERCONNECTED HARD-WIRED WITH BATTERY BACKUPOPEN TO ABOVE OR BELOW AS OCCURSCEILING HEIGHTCONCRETE FLOOR FINISHMETAL ROOF PER DESIGNERTRAFFIC TOPPINGHARDWOOD FLOOR FINISH PER DESIGNERWOOD SIDING FINISH PER DESIGNERSMOOTH PLASTER FINISH PER DESIGNERSTONE FLOOR FINISH PER DESIGNERNEW WINDOWNEW DOORWOOD FRAME WALLLEGENDSCMOPEN8'-0"CON-1MLT-1TTWD-1WD-2PLA-1ST-1NNHARDSCAPECONCRETE WALL SOFTSCAPEBUIULDING FOOTPRINTWATERSECOND STORY FOOTPRINTEARTHP.L.SETBACKDEMOABOVE/BELOWRETAINING WALLPROJECT NORTHNORTHROOF PLANWEST BAY RESIDENCE05/07PM / Author11/15/2017A 2041220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTAL 1/4" = 1'-0"ENLARGED ROOF PLAN28 MAIN LEVEL9.75' F.F.MAIN LEVEL9.75' F.F.SECOND LEVEL21.92' F.F.SECOND LEVEL21.92' F.F.ROOF LEVEL33.58' F.F.ROOF LEVEL33.58' F.F.11'-8"2'-2"10'-0"11'-8"12'-2"MAXIMUM BUILDING HEIGHT ENVELOPE MEASURED FROM ESTABLISHED GRADE29'-0"PLF.Y.S.B.MAX. BUILDING HEIGHT AT 29'-0" ABOVE ESTABLISHED GRADE FOR SLOPES (3:12) OR MORE, 24'-0" MAX HEIGHT FOR FLAT ROOFSPLF.Y.S.B.25'-0"5'-0"STONEPLASTERPLASTERMETALSTONEMETALSOLAR PANELS9.64' AVG.GRADEESTABLISHED GRADEPAINTED PANELS0'-11"0'-11"3'-6"1'-6"2'-0"22.83' T.R.25.33' T.R.29'-0"5'-1"11'-8"12'-3"MAIN LEVEL CEILING19.75' F.F.MAIN LEVEL CEILING19.75' F.F.SECOND LEVEL CEILING31.42' F.F.SECOND LEVEL CEILING31.42' F.F.BASEMENT LEVEL CEILING7.58' F.F.BASEMENT LEVEL CEILING7.58' F.F.771'-5"37.08'33.58'37.08'33.58'MAIN LEVEL9.75' F.F.MAIN LEVEL9.75' F.F.SECOND LEVEL21.92' F.F.SECOND LEVEL21.92' F.F.ROOF LEVEL33.58' F.F.ROOF LEVEL33.58' F.F.10'-0"2'-2"9'-6"2'-2"12'-2"11'-8"PLMAXIMUM BUILDING HEIGHT ENVELOPE MEASURED FROM ESTABLISHED GRADE29'-0"F.Y.S.B.MAX. BUILDING HEIGHT AT 29'-0" ABOVE ESTABLISHED GRADE FOR SLOPES (3:12) OR MORE, 24'-0" MAX HEIGHT FOR FLAT ROOFSF.Y.S.B.STONEMETALPLASTERSTONEMETALSOLAR PANELSSTONESTONESTONESTONE5'-0"25'-0"9.64' AVG.GRADEESTABLISHED GRADEPLMETALSOLAR PANELS3'-6"2'-0"1'-6"0'-11"0'-11"25.33' T.R.22.83' T.R.MAIN LEVEL CEILING19.75' F.F.MAIN LEVEL CEILING19.75' F.F.SECOND LEVEL CEILING31.42' F.F.SECOND LEVEL CEILING31.42' F.F.BASEMENT LEVEL CEILING7.58' F.F.BASEMENT LEVEL CEILING7.58' F.F.2117585827223223033FIREPLACE2'-6"37.08'33.58'37.08'33.58'33.58'37.08'1'-5"MCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATEELEVATIONSWEST BAY RESIDENCE05/07PM / Author11/15/2017A 3011220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTAL 1/4" = 1'-0"SOUTH ELEVATION 1/4" = 1'-0"NORTH ELEVATION29 MAIN LEVEL9.75' F.F.MAIN LEVEL9.75' F.F.SECOND LEVEL21.92' F.F.SECOND LEVEL21.92' F.F.ROOF LEVEL33.58' F.F.ROOF LEVEL33.58' F.F.MAXIMUM BUILDING HEIGHT ENVELOPE MEASURED FROM ESTABLISHED GRADE29'-0"S.Y.S.B.MAX. BUILDING HEIGHT AT 29'-0" ABOVE ESTABLISHED GRADE FOR SLOPES (3:12) OR MORE, 24'-0" MAX HEIGHT FOR FLAT ROOFSSTONEPLASTERMETALSOLAR PANELSPLASTERSTONETRANSLUCENTGLASS PANELSSMOKEDGLASS PANELSSTONES.Y.S.B.PLPLMETALSOLAR PANELS11'-8"3'-2"9'-0"11'-8"12'-2"4'-0"4'-0"9.64' AVG.GRADEESTABLISHED GRADE0'-11"0'-11"0'-11"0'-11"22.83' T.R.22.83' T.R.MAIN LEVEL CEILING19.75' F.F.MAIN LEVEL CEILING19.75' F.F.SECOND LEVEL CEILING31.42' F.F.SECOND LEVEL CEILING31.42' F.F.BASEMENT LEVEL CEILING7.58' F.F.BASEMENT LEVEL CEILING7.58' F.F.1619227675783433.58'2'-0"2'-0"37.08'37.08'33.58'2'-0"2'-0"MAIN LEVEL9.75' F.F.MAIN LEVEL9.75' F.F.SECOND LEVEL21.92' F.F.SECOND LEVEL21.92' F.F.ROOF LEVEL33.58' F.F.ROOF LEVEL33.58' F.F.MAXIMUM BUILDING HEIGHT ENVELOPE MEASURED FROM ESTABLISHED GRADE29'-0"S.Y.S.B.MAX. BUILDING HEIGHT AT 29'-0" ABOVE ESTABLISHED GRADE FOR SLOPES (3:12) OR MORE, 24'-0" MAX HEIGHT FOR FLAT ROOFSSTONEMETALSOLAR PANELSPLASTERPLMETALSTONEPLASTERS.Y.S.B.PL4'-0"4'-0"11'-8"2'-2"10'-0"11'-8"12'-2"9.64' AVG.GRADEESTABLISHED GRADE3'-5"1'-6"1'-11"3'-6"25.33' T.R.25.33' T.R.3'-6"3'-1"2'-0"1'-6"MAIN LEVEL CEILING19.75' F.F.MAIN LEVEL CEILING19.75' F.F.SECOND LEVEL CEILING31.42' F.F.SECOND LEVEL CEILING31.42' F.F.BASEMENT LEVEL CEILING7.58' F.F.BASEMENT LEVEL CEILING7.58' F.F.932660OPEN TO COURTYARDMETAL6'-0"2'-0"2'-0"2'-0"2'-0"37.08'33.58'37.08'33.58'MCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATEELEVATIONSWEST BAY RESIDENCE05/07PM / Author11/15/2017A 3021220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTAL 1/4" = 1'-0"WEST ELEVATION 1/4" = 1'-0"EAST ELEVATION30 MAIN LEVEL9.75' F.F.MAIN LEVEL9.75' F.F.SECOND LEVEL21.92' F.F.SECOND LEVEL21.92' F.F.ROOF LEVEL33.58' F.F.ROOF LEVEL33.58' F.F.BASEMENT LEVEL-2.42' F.F.BASEMENT LEVEL-2.42' F.F.B.O. FOOTING-4.42' F.F.B.O. FOOTING-4.42' F.F.B.O.POOL-7.42' F.F.B.O.POOL-7.42' F.F.MAXIMUM BUILDING HEIGHT ENVELOPE MEASURED FROM ESTABLISHED GRADE28'-11"9.64' AVG.GRADEESTABLISHED GRADE10'-0"2'-2"10'-0"2'-2"11'-8"3'-0"2'-0"12'-2"12'-2"11'-8"17'-2"PLPLF.Y.S.B.F.Y.S.B.MASTER CLOSET (HER)211LIVING ROOM111FINISH GRADEEXISTING GRADEPOOLFINISH GRADEEXISTING GRADEMAX. BUILDING HEIGHT AT 29'-0" ABOVE ESTABLISHED GRADE FOR SLOPES (3:12) OR MORE, 24'-0" MAX HEIGHT FOR FLAT ROOFS25'-0"5'-0"MAIN LEVEL CEILING19.75' F.F.MAIN LEVEL CEILING19.75' F.F.SECOND LEVEL CEILING31.42' F.F.SECOND LEVEL CEILING31.42' F.F.BASEMENT LEVEL CEILING7.58' F.F.BASEMENT LEVEL CEILING7.58' F.F.50686859222242227321232230336465ENTERTAINMENT LOUNGE02623'-10"A.F.S.3'-6"2'-6"27'-4"MAIN LEVEL9.75' F.F.MAIN LEVEL9.75' F.F.SECOND LEVEL21.92' F.F.SECOND LEVEL21.92' F.F.ROOF LEVEL33.58' F.F.ROOF LEVEL33.58' F.F.BASEMENT LEVEL-2.42' F.F.BASEMENT LEVEL-2.42' F.F.T.O. FOOTING-2.92' F.F.T.O. FOOTING-2.92' F.F.B.O. FOOTING-4.42' F.F.B.O. FOOTING-4.42' F.F.9.64' AVG.GRADEESTABLISHED GRADEPLMAXIMUM BUILDING HEIGHT ENVELOPE MEASURED FROM ESTABLISHED GRADE28'-11"11'-8"2'-2"10'-0"2'-2"10'-0"11'-8"12'-2"12'-2"0'-6"1'-6"14'-2"F.Y.S.B.5'-0"F.Y.S.B.25'-0"PLSTUDY201BATH 2205BEDROOM 2206BACK KITCHEN107PANTRY106MUD ROOM105GARAGE101GYM BATH019BALCONYBALCONYFINISH GRADEEXISTING GRADEMAX. BUILDING HEIGHT AT 29'-0" ABOVE ESTABLISHED GRADEELEVATORKITCHEN APPLIANCESFINISH GRADEEXISTING GRADE0'-11"0'-11"3'-5"12'-2"1'-6"2'-1"3'-0"9'-0"MAIN LEVEL CEILING19.75' F.F.MAIN LEVEL CEILING19.75' F.F.SECOND LEVEL CEILING31.42' F.F.SECOND LEVEL CEILING31.42' F.F.BASEMENT LEVEL CEILING7.58' F.F.BASEMENT LEVEL CEILING7.58' F.F.33MEDIA ROOM023WINE ROOM024MECHANICAL028MEDIA ROOM02368682674644262136POOL3'-5"2'-6"23'-10"27'-4"3'-6"MCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATESECTIONSWEST BAY RESIDENCE05/07PM / Author11/15/2017A 4011220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTAL 1/4" = 1'-0"SECTION A 1/4" = 1'-0"SECTION B31 MAIN LEVEL9.75' F.F.MAIN LEVEL9.75' F.F.SECOND LEVEL21.92' F.F.SECOND LEVEL21.92' F.F.ROOF LEVEL33.58' F.F.ROOF LEVEL33.58' F.F.BASEMENT LEVEL-2.42' F.F.BASEMENT LEVEL-2.42' F.F.T.O. FOOTING-2.92' F.F.T.O. FOOTING-2.92' F.F.B.O. FOOTING-4.42' F.F.B.O. FOOTING-4.42' F.F.9.64' AVG.GRADEESTABLISHED GRADE11'-8"2'-2"10'-0"2'-2"10'-0"11'-8"12'-2"12'-2"0'-6"1'-6"MAXIMUM BUILDING HEIGHT ENVELOPE MEASURED FROM ESTABLISHED GRADE28'-11"14'-2"FINISH GRADEEXISTING GRADEFINISH GRADEEXISTING GRADEPLPLS.Y.S.B.4'-0"S.Y.S.B.4'-0"FAMILY ROOM202STUDY201GARAGE101VR ROOM 2002BEDROOM 3005CLOSET 3006MAX. BUILDING HEIGHT AT 29'-0" ABOVE ESTABLISHED GRADE FOR SLOPES (3:12) OR MORE, 24'-0" MAX HEIGHT FOR FLAT ROOFSMAIN LEVEL CEILING19.75' F.F.MAIN LEVEL CEILING19.75' F.F.SECOND LEVEL CEILING31.42' F.F.SECOND LEVEL CEILING31.42' F.F.BASEMENT LEVEL CEILING7.58' F.F.BASEMENT LEVEL CEILING7.58' F.F.1619737367313MEDIA ROOM023ENTERTAINMENT LOUNGE02623'-10"3'-6"27'-4"1'-7"6'-0"MAIN LEVEL9.75' F.F.MAIN LEVEL9.75' F.F.SECOND LEVEL21.92' F.F.SECOND LEVEL21.92' F.F.ROOF LEVEL33.58' F.F.ROOF LEVEL33.58' F.F.BASEMENT LEVEL-2.42' F.F.BASEMENT LEVEL-2.42' F.F.T.O. FOOTING-2.92' F.F.B.O.POOL-7.42' F.F.B.O.POOL-7.42' F.F.9.64' AVG.GRADEESTABLISHED GRADEMAXIMUM BUILDING HEIGHT ENVELOPE MEASURED FROM ESTABLISHED GRADE28'-11"S.Y.S.B.4'-0"S.Y.S.B.4'-0"11'-8"2'-2"10'-0"2'-2"10'-0"11'-8"12'-2"12'-2"0'-6"4'-6"17'-2"PLPLLAUNDRY008PANTRY106CLOSET 2204VOIDHALLWAYROOF DECKMAX. BUILDING HEIGHT AT 29'-0" ABOVE ESTABLISHED GRADE FOR SLOPES (3:12) OR MORE, 24'-0" MAX HEIGHT FOR FLAT ROOFSFINISH GRADEEXISTING GRADEFINISH GRADEEXISTING GRADEENTRY BRIDGEMAIN LEVEL CEILING19.75' F.F.MAIN LEVEL CEILING19.75' F.F.SECOND LEVEL CEILING31.42' F.F.SECOND LEVEL CEILING31.42' F.F.BASEMENT LEVEL CEILING7.58' F.F.BASEMENT LEVEL CEILING7.58' F.F.266716484826STAIRWELL10426263231192MECHANICAL0281POOLWATER FEATURE2'-0"2'-0"23'-10"3'-6"27'-4"1'-7"37.08'33.58'37.08'37.08'33.58'MCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATESECTIONSWEST BAY RESIDENCE05/07PM / Author11/15/2017A 4021220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTAL 1/4" = 1'-0"SECTION C 1/4" = 1'-0"SECTION D32 MAIN LEVEL9.75' F.F.MAIN LEVEL9.75' F.F.SECOND LEVEL21.92' F.F.SECOND LEVEL21.92' F.F.ROOF LEVEL33.58' F.F.ROOF LEVEL33.58' F.F.BASEMENT LEVEL-2.42' F.F.BASEMENT LEVEL-2.42' F.F.9.64' AVG.GRADEESTABLISHED GRADEFINISH GRADEEXISTING GRADEMAXIMUM BUILDING HEIGHT ENVELOPE MEASURED FROM ESTABLISHED GRADE28'-11"9'-6"2'-2"10'-0"2'-2"10'-0"11'-8"12'-2"12'-2"12'-2"PLPLFINISH GRADEEXISTING GRADEMAX. BUILDING HEIGHT AT 29'-0" ABOVE ESTABLISHED GRADE FOR SLOPES (3:12) OR MORE, 24'-0" MAX HEIGHT FOR FLAT ROOFSBEDROOM 2206BEDROOM 1207BATHROOM 1209MASTER BATH212LIVING ROOM111ENTRY110DINING109KITCHEN108BACK KITCHEN107SHOWER018BEDROOM 4011POOL BATH 1009MECHANICAL ROOM010S.Y.S.B.4'-0"S.Y.S.B.4'-0"MAIN LEVEL CEILING19.75' F.F.MAIN LEVEL CEILING19.75' F.F.SECOND LEVEL CEILING31.42' F.F.SECOND LEVEL CEILING31.42' F.F.BASEMENT LEVEL CEILING7.58' F.F.BASEMENT LEVEL CEILING7.58' F.F.GYM025MASSAGE / MEDITATION ROOM0154848191634316732736221215724' MAX FLAT ROOF24'-0"2'-2"23'-10"3'-6"27'-4"2'-0"2'-0"2'-0"2'-0"37.08'37.08'33.58'MCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATESECTIONSWEST BAY RESIDENCE05/07PM / Author11/15/2017A 4031220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTAL 1/4" = 1'-0"SECTION E33 1 1/4"MAXSEE PLAN1"2"DROPEXTERIORINTERIORFRAMING PER STRUCTURALSOLID SHIMS AT ANCHOR LOCATIONSREQUIRED7/8" THICK, 3-COAT STUCCO SYSTEM APPLIEDOVER METAL LATH AND BUILDING PAPERMOIST STOP OVER CONTINUOUS BITUTHENEFLASHING, MIN. 6" STRIP5/8" GYPSUM. FINISH PER INTERIOR SCHEDULE"J" MOLDSIZE AND SPACING OF FASTENERS PERLOCAL CODESEAL FASTENER HEADS WITH COMPATIBLESEALANTCONTINUOUS SEALANT W/ BACKER RODDOOR PER SCHEDULEATTACH SILL TO SILL PAN AS NOTED ININSTALLATION INSTRUCTIONSSET STAINLESS STEEL SILL PAN IN FULL BEDOF SEALANT2% SLOPE TO DRAIN1/2" ASPHALT IMPREGNATED FIBEREXPANSION STRIPEXTERIOR FINISH TO MATCH INTERIOR.PROVIDE 1/4" OVERHANG. SET ON MORTAR BED3" = 1'-0"4 PANEL SLIDING DOOR ON SLAB1 1/4"MAXSEE PLAN1"2"DROPFRAMING PER STRUCTURALSOLID SHIMS AT ANCHOR LOCATIONSREQUIRED7/8" THICK, 3-COAT STUCCO SYSTEM APPLIEDOVER METAL LATH AND BUILDING PAPERMOIST STOP OVER CONTINUOUS BITUTHENEFLASHING, MIN. 6" STRIP5/8" GYPSUM. FINISH PER INTERIOR SCHEDULE"J" MOLDSIZE AND SPACING OF FASTENERS PERLOCAL CODESEAL FASTENER HEADS WITH COMPATIBLESEALANTCONTINUOUS SEALANT W/ BACKER RODDOOR PER SCHEDULEATTACH SILL TO SILL PAN AS NOTED ININSTALLATION INSTRUCTIONSSET SILL PAN IN FULL BED OF SEALANTEXTERIOR FINISH TO MATCH INTERIOR. PROVIDE1/4" OVERHANG. SET ON MORTAR BEDEXTERIORINTERIOR2% SLOPE TO DRAIN1/2" ASPHALT IMPREGNATED FIBEREXPANSION STRIP3 PANEL SLIDING DOOR ON SLAB3" = 1'-0"1 1/4"MAXSEE PLAN1"2"DROP4"1/2" ASPHALT IMPREGNATED FIBEREXPANSION STRIPFRAMING PER STRUCTURALSOLID SHIMS ATANCHORLOCATIONSREQUIRED"J" MOLDFASTENTER SIZE AND SPACING OFFASTENERS PER MANUFACTURERE ANDLOCAL CODESEAL FASTENER HEADS WITH COMPATIBLESEALANTEXTERIORINTERIOR2% SLOPE TO DRAINEXTERIOR FINISH TO MATCH INTERIOR. PROVIDE1/4" OVERHANG. SET ON MORTAR BED7/8" THICK, 3-COAT STUCCO SYSTEM APPLIEDOVER METAL LATH AND BUILDING PAPER6" WIDE STRIP OF SELF-ADHERED W.P.MEMBRANE TO FRAMINGCONTINUOUS SEALANT W/ CLOSEDCELLBACKER ROD6" WIDE STRIP OF SELF-ADHERED W.P.MEMBRANE LAP OVER J-METAL CLOSERBACK-SET J-MOLD IN SILICONE SEALANT5/8" GYP. FINISHPER INTERIORSCHED.SIDE DAM OF SILL PAN BEYONDFLOOR FIN PERSCHEDULE24 GA S.S. SILL PRIMARY PAN FLASHING,FULLY SOLDERED JOINTBACK SETTHRESHOLDIN SEALANTCONTINUOUS BED OF SILICONE SEALANT3/4" BACKDAM LEGSS WIREMESHSOLDEREDTO PANSELD-ADHERED W.P. MEMBRANEUNDERLAYMENTDOOR MANUFACTURER SILL PANATTACHED PER MANUFACTURERINSTRUCTIONSEALANTBEADSTAINLESS STEEL SILL PAN W/ SELF-ADHERED FLASHING UNDERLAYMENT2 PANEL SLIDING DOOR ON SLAB3" = 1'-0"1 1/4"MAX2"DROPDOOR PER SCHEDULESET SILL IN FULL BED OF SEALANTFINISH FLOOR PER SCHEDULE22 GA GALV. SHEET METAL PAN FLASHING SET IN MASTICCONTINUOUS SEALANT WITH BACKER ROD2% SLOPE TO DRAINEXTERIOR FINISH TO MATCH INTERIOR. PROVIDE1/4" OVERHANG. SET ON MORTAR BED1/2" ASPHALT IMPREGNATED FIBEREXPANSION STRIP3" = 1'-0"OUT-SWINGING DOOR AT STONE DECK8" MINFLAT STUD FURRING PER PLANPROVIDE WATERPROOF MEMBRANE @ INTERIORSIDE OF WALL PER CONTRACTORE.G.BACKFILL AND COMPACT PER GEOTECHNICALREPORTWATERPROOFING PER CIVIL/ CONTRACTORCONCRETE OR CMU RETAINING WALL - SEESTRUCTURAL4" DIA. FRENCH DRAIN PVC PIPE PER CIVIL/CONTRACTORCONCRETE SLAB - SEE STRUCTURALGRADED GRAVEL PER GEOTECHNICAL REPORT1" = 1'-0"WATERPROOFING - SLAB ON GRADESEE PLAN1"1 1/4"MAX2"DROPEXTERIORFRAMING PER STRUCTURALSOLID SHIMS AT ANCHORLOCATIONS REQUIRED7/8" THICK, 3-COAT STUCCO SYSTEMAPPLIED OVER METAL LATH ANDBUILDING PAPERMOIST STOP OVER CONTINUOUSBITUTHENE FLASHING, MIN. 6"STRIP5/8" GYPSUM. FINISH PERINTERIOR SCHEDULE"J" MOLDSIZE AND SPACING OFFASTENERS PER LOCAL CODESEAL FASTENER HEADSWITH COMPATIBLE SEALANTCONTINUOUS SEALANTW/ BACKER RODDOOR PER SCHEDULEATTACH SILL TO SILL PAN AS NOTED ININSTALLATION INSTRUCTIONSSET SILL PAN IN FULL BED OF SEALANT2% SLOPE TO DRAIN1/2" ASPHALT IMPREGNATEDFIBER EXPANSION STRIPEXTERIOR FINISH TO MATCH INTERIOR.PROVIDE 1/4" OVERHANG. SET ONMORTAR BEDINTERIOR3" = 1'-0"NORWOOD 3070 SLIDING DOORSLOPE TO DRAINELASTROMERIC DECK SURFACING MATERIAL,TERMINATE BENEATH COUNTER FLASHING PERMANUFACTURER'S INSTRUCTIONS.EXTERIOR FINISH TO MATCH INTERIOR. PROVIDE1/4" OVERHANG. SET ON MORTAR BEDPROVIDE TAPER SLEEPERS AS NECESSARYPROVIDE PLYWOOD SHEATHING PERSTRUCTURAL PLANSFRAMING PER STRUCTURAL PLANSFRAMING PER STRUCTURALSILICONE SEALANT BEAD ON HEAD AND JAMBS7/8" THICK, 3-COAT STUCCO SYSTEM APPLIEDOVER METAL LATH AND BUILDING PAPERMOIST STOP OVER CONTINUOUS BITUTHENEFLASHING, MIN. 6" STRIPSOLID SHIMS AT ANCHOR LOCATIONS REQUIREDSIZE AND SPACING OF FASTENERS PER LOCAL CODESEAL FASTENER HEADS WITH COMPATIBLE SEALANT"J" MOLDEXTERIORDOOR PER SCHEDULESET SILL IN FULL BED OF SEALANTFLOOR FINISH PER SCHEDULEFLOOR SHEATHING PER STRUCTURAL22 GA GALV. SHEET METAL PAN FLASHINGSET IN MASTICCONTINUOUS SEALANT WITH BACKER ROD5/8" GYPSUM. FINISH PER INTERIOR SCHEDULEINTERIORREFER TO PLANSFOR AMOUNT OFSLIDING DOORS3" = 1'-0"SLIDING DOOR FLASHING @ DECKSLOPE TO DRAIN3'-6" FROM FINISH SURFACE2'-0" 1'-6"3/4" X 1 1/2" IPE WOOD FINISH EQUALLY SPACED WITH 1/4" GAP.SCREW TO SLEEPERS BELOWIPE SLEEPERS ATTACH TO SUBSTRATA PRIOR TO FINALCOAT OF ELASTROMERIC SURFACE. PROVIDE NOTCH OPENINGSFOR DRAINAGEELASTROMERIC DECK SURFACING MATERIAL, TERMINATEBENEATH COUNTER FLASHING PER MANUFACTUER'SINSTRUCTIONS. PROVIDE ADDITIONAL TOP COAT WITH GRAVELFOR UV PROTECTION.FRAMING PER STRUCTURAL2-LAYERS, 60 MINUTE, GRADE 'D', 30# BUILDING PAPERMOIST STOP OVER CONTINUOUS BITUTHANE FLASHING (MIN 6"WIDE STRIP)INTEGRALLY COLORED SMOOTH STUCCO OVER METAL LATH PERFINISH SCHEDULE, 7/8" THICK, 3-COAT (SCRATCH, BROWN, &FINISH) SYSTEM.FRAMING PER STRUCTURALANCHOR BOLTPER STRUCTURAL2X BLOCKINGMETAL CORNER BEADALUMINUM BASE ASSEMBLYPER STRUCTURALELASTROMETRIC SEALANTTEMPERED GLAZING 1/2" MIN., STAMPED VERIFICATION ON LOWSIDE OF RAILSTAINLESS STEEL TOP RAIL3" = 1'-0"GLASS GUARDRAIL/ LOW WALL AT DECKSEE PLAN1"1 1/4"MAX2"DROPEXTERIORFRAMING PER STRUCTURALSOLID SHIMS AT ANCHOR LOCATIONSREQUIRED7/8" THICK, 3-COAT STUCCO SYSTEMAPPLIED OVER METAL LATH ANDBUILDING PAPERMOIST STOP OVER CONTINUOUSBITUTHENE FLASHING, MIN. 6" STRIP5/8" GYPSUM. FINISH PERINTERIOR SCHEDULE"J" MOLDSIZE AND SPACING OF FASTENERSPER LOCAL CODESEAL FASTENER HEADS WITHCOMPATIBLE SEALANTCONTINUOUS SEALANT W/ BACKER RODDOOR PER SCHEDULEATTACH SILL TO SILL PAN AS NOTED ININSTALLATION INSTRUCTIONSSET SILL PAN IN FULL BED OF SEALANT2% SLOPE TO DRAIN1/2" ASPHALT IMPREGNATED FIBEREXPANSION STRIPEXTERIOR FINISH TO MATCH INTERIOR.PROVIDE 1/4" OVERHANG. SET ONMORTAR BEDINTERIOR3" = 1'-0"NORWOOD 3070 SLIDING DOOR1 1/4"MAXSEE PLAN1"2"DROPEXTERIORINTERIORFRAMING PER STRUCTURALSOLID SHIMS AT ANCHOR LOCATIONSREQUIRED7/8" THICK, 3-COAT STUCCO SYSTEM APPLIEDOVER METAL LATH AND BUILDING PAPERMOIST STOP OVER CONTINUOUS BITUTHENEFLASHING, MIN. 6" STRIP5/8" GYPSUM. FINISH PER INTERIOR SCHEDULE"J" MOLDSIZE AND SPACING OF FASTENERS PERLOCAL CODESEAL FASTENER HEADS WITH COMPATIBLESEALANTCONTINUOUS SEALANT W/ BACKER RODDOOR PER SCHEDULEATTACH SILL TO SILL PAN AS NOTED ININSTALLATION INSTRUCTIONSSET SILL PAN IN FULL BED OF SEALANT2% SLOPE TO DRAIN1/2" ASPHALT IMPREGNATED FIBEREXPANSION STRIPEXTERIOR FINISH TO MATCH INTERIOR.PROVIDE 1/4" OVERHANG. SET ON MORTAR BED3" = 1'-0"5 PANEL SLIDING DOOR ON SLAB2 1/8"1/8"MIN.3/16"MIN.5/8"1"1/2"5/8"ALUMINUM I-BEAM SLIDING DOOR TRACK BY"JOHNSON HARDWARE" OR APPROVED EQUALBLOCKING PER "JOHNSON HARDWARE"SPECIFICATIONSBALL BEARING SLIDING DOOR HANGER BY"JOHNSON HARDWARE" OR APPROVED EQUALINSTALLED ONTO DOOR PER MANUF. SPECS.BLOCKING PER "JOHNSON HARDWARE"SPECIFICATIONSBLOCKING PER "JOHNSON HARDWARE"SPECIFICATIONSROOF FRAMING PER STRUCT5/8" GYPSUM WITH SMOOTH PAINT.FINISH PER SCHEDULE"J" MOLDMUD COAT1/2" REVEAL, ALL AROUND DOORSHAPED WOOD DOOR FRAME2 1/4" THICK SOLID CORE DOOR PER SCHEDULEFLOOR FINISH PER SCHEDULE INTERIOR SLIDER DOOR3" = 1'-0"36" - 38" HANDRAIL42" GUARDRAILTREAD FINISH PER SCHEDULEALUMINUM GLAZING CHANNEL FIXED TOSHEATHING BELOW5/8" GYPSUM FINISH PER INTERIORSCHEDULEZ MOLDMUD COATWOOD STRINGER PER STRUCTURALMIN. 1/2" TEMPERED GLAZINGSTAINLESS STEEL TOP RAILELASTOMERIC SEALANT3" = 1'-0"FLUSH GLASS RAILING - INTERIOR1"FRAMING PER STRUCTURALSILICONE SEALANT BEAD ON HEAD AND JAMBS1 X 6 T&G WOOD SIDING PER FINISH SCHEDULE- CONCEAL AND USE STAINLESS STEEL NAILERSMOIST STOP OVER CONTINUOUS BITUTHENEFLASHING, MIN. 6" STRIPSOLID SHIMS AT ANCHOR LOCATIONS REQUIREDSIZE AND SPACING OF FASTENERS PER LOCAL CODESEAL FASTENER HEADS WITH COMPATIBLE SEALANT"J" MOLDEXTERIORINTERIORDOOR PER SCHEDULESET SILL IN FULL BED OF SEALANTFLOOR FINISH PER SCHEDULEFLOOR SHEATHING PER STRUCTURAL22 GA GALV. SHEET METAL PAN FLASHINGSET IN MASTICCONTINUOUS SEALANT WITH BACKER RODSLOPE TO DRAINSLOPE TO DRAINELASTROMERIC DECK SURFACING MATERIAL, TERMINATEBENEATH COUNTER FLASHING PER MANUFACTUER'SINSTRUCTIONS. PROVIDE ADDITIONAL TOP COAT WITH GRAVELFOR UV PROTECTION.FIX BATTENS TO SUBSTRATA PRIOR TO APPLICATION OF FINALCOAT OF ELASTROMERIC SURFACE. PROVIDE DRAINAGEBETWEEN BATTENS.1 X 6 T&G WOOD SIDING PER FINISH SCHEDULE- CONCEAL AND USE STAINLESS STEEL NAILERSEXTERIOR FINISH TO MATCH INTERIOR. PROVIDE1/4" OVERHANG. SET ON MORTAR BED3" = 1'-0" 2 PANEL SLIDING DOOR @ DECKSLOPE TO DRAINELASTROMERIC DECK SURFACING MATERIAL,TERMINATE BENEATH COUNTER FLASHING PERMANUFACTURER'S INSTRUCTIONS.EXTERIOR FINISH TO MATCH INTERIOR. PROVIDE1/4" OVERHANG. SET ON MORTAR BEDPROVIDE TAPER SLEEPERS AS NECESSARYPROVIDE PLYWOOD SHEATHING PERSTRUCTURAL PLANSFRAMING PER STRUCTURAL PLANSFRAMING PER STRUCTURALSILICONE SEALANT BEAD ON HEAD AND JAMBS7/8" THICK, 3-COAT STUCCO SYSTEM APPLIEDOVER METAL LATH AND BUILDING PAPERMOIST STOP OVER CONTINUOUS BITUTHENEFLASHING, MIN. 6" STRIPSOLID SHIMS AT ANCHOR LOCATIONS REQUIREDSIZE AND SPACING OF FASTENERS PERLOCAL CODESEAL FASTENER HEADS WITH COMPATIBLESEALANT"J" MOLDEXTERIORDOOR PER SCHEDULESET SILL IN FULL BED OF SEALANTFLOOR FINISH PER SCHEDULEFLOOR SHEATHING PER STRUCTURAL22 GA GALV. SHEET METAL PAN FLASHINGSET IN MASTICCONTINUOUS SEALANT WITH BACKER ROD5/8" GYPSUM. FINISH PER INTERIOR SCHEDULEINTERIOR6 PANEL SLIDING DOOR FLASHING @ DECK3" = 1'-0"1 1/4"MAX6" MINIMUM4" MINIMUMEXTERIORINTERIORPLASTER SKIM COAT OVER CONCRETE TOMATCH FINISH ABOVEFINISH GRADE OR SURFACECONCRETE CURB OR SLAB (AS OCCURS)ATTACH SILL TO SILL PAN AS NOTED ININSTALLATION INSTRUCTIONSCONTINUOUS SEALANT W/ BACKER RODWINDOW PER SCHEDULEMOIST STOP OVER CONTINUOUS BITUTHENEFLASHING, MIN. 6" STRIPSTUCCO SIDING PER FINISH SCHEDULE, 7/8"THICK, 3-COAT (SCRATCH, BROWN, & FINISH) SYSTEMFRAMING PER STRUCTURAL5/8" GYPSUM. FINISH PER INTERIOR SCHEDULE"J" MOLDPLYWOOD SHEATHING PER STRUCTURALFLOOR FINISH PER SCHEDULESELF-ADHERING FLASHING UNDERLAYMENTSILL ON SLAB3" = 1'-0"1"MINWINDOW PER SCHEDULE22 GA STAINLESS STEEL SHEET METAL PAN FLASHINGSET IN MASTICSLOPE TO DRAINSLOPE TO DRAINELASTROMERIC DECK SURFACING MATERIAL, TERMINATBENEATH COUNTER FLASHING PER MANUFACTUER'SINSTRUCTIONS. PROVIDE ADDITIONAL TOP COAT WITHGRAVEL FOR UV PROTECTION.FIX BATTENS TO SUBSTRATA PRIOR TO APPLICATION OFFINAL COAT OF ELASTROMERIC SURFACE. PROVIDEDRAINAGE BETWEEN BATTENS.FRAMING PER STRUCTURAL PLANFLOOR FINISH PER SCHEDULEFLOOR SHEATHING PER STRUCTURALSELF-ADHERED FLASHING3" = 1'-0"WOOD DECK AT WINDOWPER PLAN7.75" MAXPER PLAN10" MIN.PLYWOOD SHEATHING PER STRUCTURALTREAD FINISH PER SCHEDULEDOUBLE WOOD STRINGER PER STRUCTURALPROVIDE TYPE "X" DRY WALL FOR 1 HOUR FIRERESISTANCE AT UNDER SIDE OF STAIR2X BLOCKING PER STRUCTURALFLOOR JOIST PER STRUCTURALFLOOR FINISH PER SCHEDULE** SEE STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATIONPLYWOOD SHEATHING PER STRUCTURAL1" = 1'-0" STAIR AT TOPPER PLAN7.75" MAXPER PLAN10" MIN.PLYWOOD SHEATHING PER STRUCTURALTREAD FINISH PER SCHEDULEDOUBLE WOOD STRINGER PER STRUCTURALPROVIDE TYPE "X" DRY WALL FOR 1 HOUR FIRERESISTANCE AT UNDER SIDE OF STAIRANCHOR STAIR TO CONCRETE SLAB WITH EPOXYBOLTS PER STRUCTURAL** SEE STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATIONFLOOR FINISH PER SCHEDULE1" = 1'-0"STAIR AT BOTTOM1 1/2"3'-6"Provide continuous top rail4'-6" tempered glass panels,min. 5/8" thick - per structuralStainless steel standoff systemCRL Brushed Stainless Glass Rail Standoff Base and CapWood finish per schedulePlate and threaded rod - permanufacturer specificationsPlywood shething per structuralSheet metal fascia - material per scheduleFraming per structural1/2" reveal- paint interior black and providecontinuous sealant at end of fascia panelIntegrally colored smooth plaster over metal lathper scheduleMoist stop over continuous bituthaneflashing, min. 6" stripDexotext - Elastatex 500 Elastomeric WaterproofingThe standoff fitting is 2 inches (51millimeters) in diameter and 1-3/4 inches(44.5 millimeters) in length and comeswith a 3/8 inch - 16 x 2 inch (51millimeter) Allen Stud for mounting,along with necessary rubber washersand grommet. Use Spanner Wrench Cat.No. SSW12 to tighten the cap.Fabricated with #316 grade stainlesssteel in brushed or polished finishes.Specifications: For use with 1/2 inch or3/4 inch (12 or 19 millimeter) TemperedGlass. Glass Fabrication: one 3/4 inch(19 millimeter) hole per fitting. Spacing:Maximum horizontal spacing betweenfittings on hand or guard rail applicationsis 24 inches (609 millimeters)center-to-center and minimum height is 4inches (101.6 millimeters)center-to-center.1" = 1'-0"STANDOFF GLASS GUARDRAIL AT DECKSLOPE TO DRAINSLOPE TO DRAIN3'-6" FROM FINISH SURFACESTONE FLOOR FINISH PER SCHEDULEFRAMING PER STRUCTURALMOIST STOP OVER CONTINUOUS BITUTHANE FLASHING (MIN 6"WIDE STRIP)INTEGRALLY COLORED SMOOTH STUCCO OVER METAL LATH PERFINISH SCHEDULE, 7/8" THICK, 3-COAT (SCRATCH, BROWN, &FINISH) SYSTEM.FRAMING PER STRUCTURAL2X BLOCKINGMETAL CORNER BEADALUMINUM BASE ASSEMBLYPER STRUCTURALELASTROMETRIC SEALANTTEMPERED GLAZING 1/2" MIN., STAMPED VERIFICATION ON LOWSIDE OF RAILSTAINLESS STEEL TOP RAILPLY PER STRUCTURALSTONE CORNER FINISH PER SCHEDULE3" = 1'-0"GLASS GUARDRAIL AT DECKSTRIP7/8" THICK, 3-COAT STUCCO SYSTEMMCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATEDETAILSWEST BAY RESIDENCE05/07PM / Author11/15/2017A 8011220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTAL213456789NORWOOD 3070 SLIDING DOOR101112131415161718192034 5/8" GREEN BOARD, FINISH PER SCHEDULE2X BLOCKING AS REQUIREDTEMPERED GLAZING SET IN CLEARSILICONE SEALANTALUMINUM GLAZING CHANNEL FIXEDTO CONTINUOUS WOOD BLOCKINGMETAL "J" BEADFRAMING OR CONCRETE SLAB PERSTRUCTURAL PLANUNDERLAYMENT. HOT MOPPED OVERCONCRETE SLABFLOOR FINISH ON THIN SET PER SCHEDULEALUMINUM GLAZING CHANNEL FIXED TOCONTINUOUS WOOD BLOCKING BELOWSLOPE TO DRAINTEMPERED GLAZING SET IN CLEARSILICONE SEALANTFLOORCEILING3" = 1'-0"SHOWER GLAZING1/2"REVEALHEIGHT DETEMINEDBY SLOPE, MIN. 1.5"CANTILEVERSHOWER DRAIN BELOW1/4" DRIP EDGEFINISH MATERIAL PER SCHEDULE OVERTHIN SET1/2" CEMENT BACKER BOARDTHIN SETHOT MOP WATERPROOFINGMIN 24" UP WALLGALVANIZED "L" FLASHINGWALL TILE PER SCHEDULE, DRY STACKCONTINUOUS SEALANTGALVANIZED "L" FLASHINGHOT MOP WATERPROOFING SHOWER DRAIN3" = 1'-0"1 1/4"MAXSEE PLAN1"2"DROPFRAMING PER STRUCTURALSOLID SHIMS AT ANCHOR LOCATIONSREQUIRED7/8" THICK, 3-COAT STUCCO SYSTEM APPLIEDOVER METAL LATH AND BUILDING PAPERMOIST STOP OVER CONTINUOUS BITUTHENEFLASHING, MIN. 6" STRIP5/8" GYPSUM. FINISH PER INTERIOR SCHEDULE"J" MOLDSIZE AND SPACING OF FASTENERS PERLOCAL CODESEAL FASTENER HEADS WITH COMPATIBLESEALANTCONTINUOUS SEALANT W/ BACKER RODDOOR PER SCHEDULEATTACH SILL TO SILL PAN AS NOTED ININSTALLATION INSTRUCTIONSSET SILL PAN IN FULL BED OF SEALANTEXTERIOR FINISH TO MATCH INTERIOR. PROVIDE1/4" OVERHANG. SET ON MORTAR BEDEXTERIORINTERIOR2% SLOPE TO DRAIN1/2" ASPHALT IMPREGNATED FIBEREXPANSION STRIPNORWOOD 3070 SLIDING DOOR3" = 1'-0"3/8"BREAK METAL CLADDING WITH CLEARANODIZED FINISH TO MATCH WINDOW/DOOR SYSTEMCONTINUOUS HI-TEMO RATEDSELF-ADHERED WATERPROOFINGMEMBRANE WRAP OVER STRUCTURE2X BLOCKINGSTEEL COLUMN PER STRUCTURAL2X BLOCKINGCONTINUOUS SILICONE SEALANT OVERCLOSED CELL BACKER ROD, SEALANTCOLOR MATCH FRAMEMETAL DOOR ASSEMBLY PER SCHEDULEMETAL DOOR/WINDOWASSEMBLY PER SCHEDULEINTERIOREXTERIORCONTINUOUS SILICONE SEALANT OVERCLOSED BACKER ROD, SEALANT COLORMATCH DOORBREAK METAL CLADDING WITH CLEARANODIZED FINISH TO MATCH WINDOW/DOOR SYSTEMCONTINUOUS BITUTHENE OVERSTRUCTURETYPJOINTBREAK METAL AT STEEL COLUMN, JAMB3" = 1'-0"4"CANTILEVERPER STRUCT2"4"8"PERSTRUCTTO BOTTOM OF POOLPER PLAN4"WATER FEATURE WALLPER STRUCT PLANSPLASTER WATERFEATURE FINISHWATER FEATURE TILEFINISH PER SCHEDULETHIN SET AS REQUIREDHOUSE FOOTINGPER STRUCT PLANSSTONE FINISH PERSCHEDULECONTINUOUS BITUTHENEWRAPCONTINUOUS BITUTHENEWRAPSTONE FINISH PERSCHEDULEHOUSE SLABPER STRUCT PLANSDOOR PER SCHEDULESLOPEWATERLINE1" = 1'-0"WATER FEATURE EDGE AT COPING -NORWOOD 3070 SLIDING DOOR4"CANTILEVERPER STRUCT2"2"6"PERSTRUCTTO BOTTOM OF POOLPER PLAN4"WATER FEATURE WALLPER STRUCT PLANSPLASTER WATERFEATURE FINISHWATER FEATURE TILEFINISH PER SCHEDULETHIN SET AS REQUIREDHOUSE FOOTINGPER STRUCT PLANSSTONE FINISH PERSCHEDULELIQUID APPLIEDWATERPROOFINGCONTINUOUS BITUTHENEWRAPATTACH SILL TO SILL PANPER MANUFACTURERINSTRUCTIONSSTONE FINISH PERSCHEDULEHOUSE SLABPER STRUCT PLANSWINDOW PER SCHEDULESLOPEWATERLINELIQUID APPLIEDWATERPROOFINGUNDERSLABWATERPROOFINGBARRIERSS WIRE MESHSOLDERED TO PANSIDE DAM OF SILL PANBEYOND1" = 1'-0"WATER FEATURE EDGE AT COPING4"CANTILEVERPER STRUCT2"4"8"PERSTRUCTTO BOTTOM OF POOLPER PLAN4"WATER FEATURE WALLPER STRUCT PLANSPLASTER WATERFEATURE FINISHWATER FEATURE TILEFINISH PER SCHEDULETHIN SET AS REQUIREDHOUSE FOOTINGPER STRUCT PLANSSTONE FINISH PERSCHEDULECONTINUOUS BITUTHENEWRAPCONTINUOUS BITUTHENEWRAPSTONE FINISH PERSCHEDULEHOUSE SLABPER STRUCT PLANSDOOR PER SCHEDULESLOPEWATERLINE1" = 1'-0"WATER FEATURE EDGE AT COPING -NORWOOD 3070 SLIDING DOOR2 3/4"2"11 5/16"2'-0"2"1 1/2"1 1/2"7/8"SEE PLANWOOD VENEER OVER 1 1/2" M.D.F.(TOP/BOTTOM/FRONT) PER FINISHSCHEDULERECESSED CABINET ROPE LIGHTING.REFER TO SCH1 FOR SPECS.HANGING RODFINISH PER SCHEDULE3" = 1'-0"CLOSET SHELF/ HANGER ROD5/8" DRYWALL SMOOTH PAINT.FINISH PER SCHEDULEWALL FRAMING PER STRUCTURALSHIM SPACE"J" MOLD1/2" REVEAL, ALL AROUND DOOR2X SHAPED WOOD DOOR FRAMEWOOD DOOR STOPSOLID CORE DOOR PER SCHEDULE DOOR JAMB AT WALL3" = 1'-0"2 1/8"5/8"3 1/2"2 5/8"1"1/2"1/2" 5/8"5/8" Drywall with smooth paint.Finish per scheduleWall framing per structuralShim space"J" mold1/2" reveal, all around doorWood door frameWood door stop2 1/4" thick solid core door per scheduleINTERIOR DOOR HEAD/ JAMB3" = 1'-0"1 1/4"MAXSEE PLAN1"2"DROPATTACH SILL TO SILL PAN AS NOTED ININSTALLATION INSTRUCTIONSSET SILL PAN IN FULL BED OF SEALANT1/2" ASPHALT IMPREGNATED FIBEREXPANSION STRIPEXTERIORINTERIOREXTERIOR FINISH TO MATCH INTERIOR. PROVIDE1/4" OVERHANG. SET ON MORTAR BED2% SLOPE TO DRAINDOOR PER SCHEDULEFLOOR FINISH PER SCHEDULEFRAMING PER STRUCTURALSOLID SHIMS AT ANCHOR LOCATIONSREQUIRED7/8" THICK, 3-COAT STUCCO SYSTEM APPLIEDOVER METAL LATH AND CONTINUOUS BITUTHENEMOIST STOP OVER CONTINUOUS BITUTHANEFLASHING, MIN. 6" STRIP5/8" GYPSUM. FINISH PER INTERIOR SCHEDULE"J" MOLDSIZE AND SPACING OF FASTENERS PERLOCAL CODESEAL FASTENER HEADS WITH COMPATIBLESEALANTCONTINUOUS SEALANT W/ BACKER RODNORWOOD 3070 SLIDING DOOR3" = 1'-0"1 1/4"MAXPER PLANSEXTERIORINTERIORATTACH SILL TO SILL PAN AS NOTED ININSTALLATION INSTRUCTIONSCONTINUOUS SEALANT W/ BACKER RODWINDOW PER SCHEDULEFLOOR FINISH PER SCHEDULEMUD COATMOIST STOP OVER CONTINUOUSBITUTHENE FLASHING, MIN. 6" STRIPPROVIDE CONTINUOUS BITUTHENEOVER ALL WOOD BASE SHEATHING7/8" THICK, 3-COAT STUCCO SYSTEMAPPLIED OVER METAL LATH ANDBUILDING PAPERFRAMING PER STRUCTURALMOIST STOP OVER CONTINUOUS BITUTHANEFLASHING (MIN 6" WIDE STRIP)PLYWOOD SHEATHING PER STRUCTURALC-CHANNEL BEAM PER STRUCTUREWINDOW FLASHING FOR SILL/METALFASCIA3" = 1'-0"MCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATEDETAILSWEST BAY RESIDENCE05/07PM / Author11/15/2017A 8021220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTAL1324567891011121335 ABBREVIATIONSALALUMINUMCABCABINETRYCBBCEMENT BACKER BOARDCLCLOSEREXTEXTERIORGBGREEN BOARDGYPGYPSUM BOARDGYPXGYPSUM BOARD 1-HRGLGLASSHBHARDY BOARDHCHOLLOW COREHMHOLLOW METALINTINTERIORMTLMETAL ROOFMIMIRRORPPAINTPLAPLASTERPREPRE-FINISHEDSSTAINSCSOLID CORESTSTONESTLSTEELTTILET&GTOUNGE AND GROVEVINVINYLWDWOODNOTESGENERAL NOTES1. VERIFY ALL EXISTING CONDITIONS ON SITE NOTIFY DESIGNER OF ANY DISCREPENCIES PRIOR TO COMMENCEMENT OF WORKALL DIMENSIONS ARE FINISH TO FINISH UNLESS NOTED OTHERWISE.2. CONTRACTOR TO VERIFY SIZE OF ALL FRAMED OPENINGS FOR EQUIPMENT PRIOR TO COMPLETION OF FRAMING.3. VERIFY ALL SUBSTITUTIONS WITH DESIGNER AND OWNER PRIOR TO MAKING ANY CHANGES.4. VERIFY COMPATIBILITY OF MATERIALS CALLED OUT IN THESE DRAWINGS AND ALERT DESIGNER TO ANY POTENTIAL CONFLICTS PRIOR TO INSTALLATION.5. CONFIRM ATTACHMENT DETAILS WITH DESIGNER PRIOR TO INSTALLATION.6. DESIGNER TO REVIEW SHOP DRAWINGS PRIOR TO ORDERING WINDOW AND DOOR SYSTEMS, CABINETRY AND ALL STEEL WORK.7. ALL FIXTURE LOCATIONS TO BE VERIFIED WITH DESIGNER/OWNER PRIOR TO FINISH OF FRAMING.8. FIXTURE SUBSTITUTIONS TO BE APPROVED BY DESIGNER PRIOR TO ORDERING.DOOR AND WINDOW SCHEDULE NOTES1. WINDOW AND DOOR SIZES ARE FOR BIDDING PURPOSES ONLY1.1. CONTRACTOR SHALL FIELD MEASURE ALL ROUGH OPENINGS AFTER FRAMING AND PRIOR TO ORDERING..2. CALCULATIONS AND SHOP DRAWINGS FOR WINDOWS TO BE PROVIDED TO DESIGNER FOR VERIFICATION PRIOR TO INSTALLATION.3. VERIFY DOOR/WINDOW FINISHES WITH DESIGNER 3.1. CONTRACTOR SHALL PROVIDE DESIGNER WITH SAMPLES OF DOORS AND WINDOWS 10 DAYS PRIOR TO ORDERING.4. GLAZING IN THE FOLLOWING LOCATIONS SHALL BE SAFETY GLAZING CONFORMING TO THE HUMAN IMPACT LOADS OF SECTION R308.3 (SEE EXCEPTIONS) (R308.4)4.1. FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOOR ASSEMBLIES.4.2. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST EDGE VERTICAL EDGE IS WITHIN A 24-INCH ARC OF THE DOOR IN A CLOSED POSITION AND WHOSE BOTTOM EDGE IS LESS THAN 60 INCHES ABOVE THE FLOOR OF WALKING SURFACE.4.3. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL THAT MEETS ALL OF THE FOLLOWING CONDITIONS:4.3.1.EXPOSED AREA OF AN INDIVIDUAL PANE GREATER THAN 9 SQUARE FEET4.3.2.BOTTOM EDGE LESS THAN 18 INCHES ABOVE THE FLOOR4.3.3.TOP EDGE GREATER THAN 36 INCHES ABOVE THE FLOOR4.3.4.ONE OR MORE WALKING SURFACES WITHIN 36 INCHES HORIZONTALLY OF THE GLAZING4.4. GLAZING IN RAILINGS4.5. GLAZING IN ENCLOSURES FOR OR WALLS FACING HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS AND SHOWERS, WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASURED VERTICALLY ABOVE ANY STANDING OR4.6. GLAZING IN WALLS AND FENCES ADJACENT TO INDOOR AND OUTDOOR SWIMMING POOLS, HOT TUBS AND SPAS WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE A WALKING SURFACE AND WITHIN 60 INCHES, MEASURED HORIZONTALLY AND IN A STRAIGHT LINE, OF THE WATER'S EDGE.4.7. GLAZING ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36 INCHES HORIZONTALLY OF A WALKING SURFACE WHEN THE SURFACE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE PLANE OF THE ADJACENT WALKING SURFACE.4.8. 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.5. ALL NEW GLAZING (FENESTRATION) SHALL BE INSTALLED WITH A CERTIFYING LABEL ATTACHED, SHOWING U VALUE.6. ALL MANUFACTURED WINDOWS TO MEET "AIR INFILLTRATION STANDARDS OF ANSI A.131-A.134 WHEN TESTED IN ACCORDANCE WITH ASTM E2882-73" AND SHOULD BE CERTIFIED AND LABELED AS SUCH.7. CAULK ALL EXTERIOR JOINTS AROUND DOOR AND WINDOW FRAMES.8. FOR GLAZING SPECIFICATION AND ADDITIONAL INFORMATION SEE TITLE 24 CALCULATIONS9. DOORS BETWEEN GARAGE AND THE DWELLING UNIT SHALL BE SELF-CLOSING AND SELF LATCHING, SOLID WOOD OR SOLID OR HONEYCOMB CORE STEEL NOT LESS THAN 1 3/8 INCHES THICK, OR HAVE A MINIMUM FIRE PROTECTION RATING OF 20 MINUTES. 10. EXTERIOR DOORS AND WINDOWS TO BE FULLY WEATHER STRIPPED.11. EXTERIOR DOORS AND WINDOWS (INCLUDING GARAGE DOORS) SHALL COMPLY WITH THE BUILDING SECURITY CODE AS ADOPTED BY THE COUNTY OF LOS ANGELES AND SHALL CONFORM TO THE SECURITY PROVISIONS AS SET OUT IN CHAPTER 41, UBC 1997.12. ALL HINGES EXPOSED TO THE EXTERIOR OR GARAGE TO BE EQUIPPED WITH NON-REMOVABLE HINGES. HINGES SHALL HAVE MIN.1/4"DIA. STEEL JAMB STUD WITH 1/4"MIN. PROTECTION.13. ALL EXTERIOR SWINGING DOORS BETWEEN HOUSE AND GARAGE TO HAVE SINGLE CYLINDER DEADBOLT LOCK OR DUAL LOCKING MECHANISM (DEADBOLT OR LATCH).14. LOCKS SHALL BE KEY OPERATED FROM THE EXTERIOR AND MUST BE OPENABLE FROM THE INSIDE WITHOUT A KEY, SPECIAL KNOWLEDGE OR SPECIAL EFFORT.15. LOCKING SYSTEM SHALL CONSIST OF A DEADLOCKING LATCH OPERATED BY A DOORKNOB AND A DEADBOLT OPERATED BY A NON-REMOVABLE THUMB TURN INDEPENDENT OF THE DEADLOCKING LATCH AND SEPARATELY OPERATED. THE DOOR KNOB AND THUMBTURN SHALL NOT BE SEPARATED BY MORE THAN 8".16. DEADBOLTS TO HAVE MIN. 1" THROW AND BE CONSTRUCTED WITH HARDENED INSERTS SO AS TO REPEL CUTTING TOOL ATTACK.17. DEADBOLTS TO BE INSTALLED WITH MIN. 3/4" EMBEDMENT INTO STRIKE. DEADBOLT CYLINDER TO HAVE A CYLINDER GUARD MIN. 5 PIN TUMBLER.18. DEADBOLT STRIKE PLATES TO BE ONE PIECE CONSTRUCTION, MIN 16 GA STEEL OR BRONZE PER SPECS WITH 2- 2 1/2" MIN SCREWS INTO SOLID JAMB AND WALL FRAMING- SEE DOOR JAMB DETAIL FOR FINAL REQUIREMENTS.19. SLIDING DOORS AND WINDOWS SHALL BE PROVIDED WITH A DEVICE IN THE UPPER CHANNEL OF THE MOVING PANEL TO PROHIBIT RAISING AND REMOVING OF THE MOVING PANEL IN THE CLOSED OR PARTIALLY OPEN POSITION. 91.671020. SLIDING GLASS DOORS AND WINDOWS SHALL BE EQUIPPED WITH LOCKING DEVICES AND SHALL BE SO CONSTRUCTED AND INSTALLED THAT THEY REMAIN INTACT AND ENGAGED WHEN SUBJECTED TO THE TESTS SPECIFIED IN 91.671121. NAIL AND GLUE WITH SILICONE ALL DOOR AND WINDOW STOPS EXPOSED TO EXTERIOR.22. UNIT SKYLIGHTS SHALL BE LABELED BY A LA CITY APPROVED LABELING AGANCY. SUCH LABEL SHALL STATE THE APPROVED LABELING AGENCY NAME, PRODUCT DESIGNATION AND PERFORMANCE GRADE RATING(RESEARCH REPORT NOT REQUIRED) - 2405.5.23. ALL FINISH HARDWARE TO BE SELECTED BY OWNER AND/ OR DESIGNER AND SHALL MEET THE COUNTY OF LOS ANGELES SECURITY ORDINANCE.24. SEE ELEVATIONS FOR CONFIGURATION OF DOORS AND WINDOWS.25. VEHICULAR ACCESS DOORS SHALL COMPLY WITH SECTION R612.726. EXTERIOR GLAZING SHALL BE MULTI-PANE UNITS WITH A MINIMUM OF ONE TEMPERED PANE, OR GLASS BLOCK UNITS, OR MINIMUM 20-MIN. RATED OR COMPLIES WITH SFM 12-7A-2 (708A; R327.8.2.1)INTERIOR FINISH SCHEDULE1. SEE PLAN FOR EXTENT OF FLOOR FINISHES.2. ALL CERAMIC TILE TO BE MUDSET OVER CEMENT BACKER BOARD.3. ALL STONE FINISHES TO BE SELECTED BY OWNER AND/ OR DESIGNER.4. ALL INTERIOR WALL FINISHES TO BE SMOOTH WALL PAINT FINISH OVER GYPSUM BOARD - UNLESS NOTED OTHERWISE.5. ALL CABINETS SHALL BE FINISHED AS SELECTED BY DESIGNER.6. VERIFY FLOOR FINISHES WITH DESIGNER.7. PROVIDE 70 INCH HIGH NON-ABSORBANT WALL ADJACENT TO SHOWER AND APPROVED SHATTER-RESISTANT MATERIALS FOR SHOWER ENCLOSURE. (115B.2 AND 2406.3(5))8. BATHTUB AND SHOWER FLOORS, WALLS ABOVE BATHTUBS WITH A SHOWERHEAD, AND SHOWER COMPARTMENTS SHALL BE FINISHED WITH A NONABSORBENT SURFACE. SUCH WALL SURFACES SHALL EXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR.MCCLEANDESIGN190 S GLASSELL, #203ORANGE, CA 92866714-505-0556 (T)714-532-2924 (F)PROJECTDRAWN BYDATESCHEDULESWEST BAY RESIDENCE05/07PM / Author11/15/2017A 9011220 WEST BAY AVENUE, NEWPORT BEACH, CA 92661FRIDAY, FEBRUARY 23rd, 2018 - C.D.P. SUBMITTALWINDOW SCHEDULELevelROUGH OPENINGHEADERHEIGHTFamily TypeFRAME FINISH GLAZING REMARKSROOM#QTY. REV.WIDTH HEIGHTBASEMENT LEVEL1 2'-2 1/2" 10'-0" 10'-0"FIXEDAL SLOW "E", CLEAR,DUAL GLAZEDTEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)0031BASEMENT LEVEL2 12'-9" 10'-0" 10'-0"FIXEDAL SLOW "E", CLEAR,DUAL GLAZEDTEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)0211BASEMENT LEVEL3 12'-9" 2'-6" 12'-4"FIXEDAL SLOW "E", CLEAR,DUAL GLAZEDTEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)0211BASEMENT LEVEL4 4'-11" 10'-0" 10'-0"FIXEDAL SLOW "E", CLEAR,DUAL GLAZEDTEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)0211BASEMENT LEVEL5 4'-11" 2'-6" 12'-4"FIXEDAL SLOW "E", CLEAR,DUAL GLAZEDTEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)0211MAIN LEVEL2 12'-9" 10'-0" 10'-0"FIXEDAL SLOW "E", CLEAR,DUAL GLAZEDTEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)0211MAIN LEVEL3 12'-9" 2'-6" 12'-4"FIXEDAL SLOW "E", CLEAR,DUAL GLAZEDTEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)0211MAIN LEVEL5 4'-11" 2'-6" 12'-4"FIXEDAL SLOW "E", CLEAR,DUAL GLAZEDTEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)0211MAIN LEVEL9 10'-0" 3'-2" 6'-2"FIXEDAL SLOW "E", CLEAR,DUAL GLAZEDTEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)1071MAIN LEVEL27 4'-11" 10'-0" 10'-0"FIXEDALSLOW "E", CLEAR,DUAL GLAZED1MAIN LEVEL30 1'-6" 10'-0" 10'-0"FIXEDAL SLOW "E", CLEAR,DUAL GLAZED1021MAIN LEVEL31 19'-4" 10'-0" 10'-0"FIXEDAL SLOW "E", CLEAR,DUAL GLAZED1MAIN LEVEL32 8'-4" 10'-0" 10'-0"FIXEDAL SLOW "E", CLEAR,DUAL GLAZED1MAIN LEVEL33 3'-0" 10'-0" 10'-0"FIXEDAL SLOW "E", CLEAR,DUAL GLAZED1011MAIN LEVEL34 31'-2" 9'-0" 9'-0"FIXEDAL SLOW "E", CLEAR,DUAL GLAZEDOUTDOOR1MAIN LEVEL35 1'-11" 10'-0" 10'-0"FIXEDAL SLOW "E", CLEAR,DUAL GLAZED1021SECOND LEVEL16 5'-10" 9'-6" 9'-6"FIXEDAL SLOW "E", CLEAR,DUAL GLAZED2121SECOND LEVEL17 7'-10 1/2" 9'-6" 9'-6"FIXEDAL SLOW "E", CLEAR,DUAL GLAZED2121SECOND LEVEL19 14'-9" 9'-6" 9'-6"FIXEDAL SLOW "E", CLEAR,DUAL GLAZED1SECOND LEVEL20 4'-11" 9'-6" 9'-6"FIXEDAL SLOW "E", CLEAR,DUAL GLAZED1SECOND LEVEL21 12'-9" 9'-6" 9'-6"FIXEDAL SLOW "E", CLEAR,DUAL GLAZED0211SECOND LEVEL22 15'-6" 6'-0" 6'-0"CORNER -FIXEDAL SLOW "E", CLEAR,DUAL GLAZEDTEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)2021SECOND LEVEL233'-5" 6'-0"6'-0"CORNER -FIXEDAL SLOW "E", CLEAR,DUAL GLAZEDTEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)2021SECOND LEVEL36 4'-4 1/2" 1'-6" 9'-6"TEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)1SECOND LEVEL37 1'-5 1/2" 1'-6" 9'-6"TEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)1SECOND LEVEL38 0'-2 1/2" 1'-6" 9'-6"TEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)1SECOND LEVEL39 1'-5 1/2" 1'-6" 9'-6"TEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)1SECOND LEVEL40 4'-0" 1'-6" 9'-6"TEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)1SECOND LEVEL41 15'-6" 2'-10" 9'-6"TEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)1SECOND LEVEL42 2'-6" 2'-10" 9'-6"TEMPERED GLAZING, FLOOR TO CEILING(U VALUE= .40 / SHGC= .23)1SECOND LEVEL 43 11'-10" 2'-10" 9'-6"1SECOND LEVEL 44 14'-11 1/2" 2'-10" 9'-6"1DOOR SCHEDULE - INTERIORDOOR WIDTH HEIGHT THICKTYPECORE FINISHFRAMEFINISHREMARKSQTY. REV.21 3'-5" 10'-0" 0'-1 3/4" SINGLE SLABSC722 4'-0" 10'-0" 0'-1 3/4" SINGLE PANEL PIVOTSC326 3'-1" 10'-0" 0'-1 3/4" SINGLE SLABSC635 3'-1 1/2" 7'-8" 0'-1 3/4" ELEVATOR DOORSC136 3'-10" 10'-0" 0'-1 3/4" SINGLE PANEL PIVOTSC WD S148 3'-5" 9'-6"WD S1055 4'-7 1/4" 9'-6" 0'-1 3/4"157 3'-3" 10'-0"WD S158 5'-0" 10'-0" 0'-2"259 7'-0" 10'-0" 0'-1 3/4" DOUBLE PANEL POCKET SLIDERWD S261 3'-6" 10'-0" 0'-1 3/4" SINGLE PANEL POCKET SLIDERWD S162 4'-0" 10'-0"0'-113/16"164 4'-5" 10'-0"165 8'-0" 10'-0" 0'-1 3/4" DOUBLE PANEL POCKET SLIDERWD S168 5'-0" 10'-0" 0'-1 3/4" SINGLE PANEL POCKET SLIDERWD S273 3'-5" 8'-0"574 4'-0" 8'-0" 0'-1 3/4" SINGLE PANEL POCKET SLIDERWD S193 16'-3" 9'-6"GL AL1DOOR SCHEDULE - EXTERIORLevelDOOR WIDTH HEIGHT THICK TYPE CORE FINISHFRAMEFINISHREMARKS QTY. REV.BASEMENT LEVEL1 18'-3 1/2" 10'-0" 0'-1 3/4" FULL LITE, 3 PANEL SLIDER GL GL ALTEMPERED GLAZING ( U VALUE= .40 / SHGC= .23) -NON-COMBUSTIBLE1BASEMENT LEVEL2 24'-5" 10'-0" 0'-1 3/4"FULL LITE, 4 PANEL POCKETSLIDERGL GL AL 1BASEMENT LEVEL 3 30'-6" 10'-0" 0'-1 3/4"FULL LITE, 4 PANEL SLIDER GL GL AL1BASEMENT LEVEL4 3'-6 3/8"10'-01/16"0'-0 1/2" Frameless Glass Door for Toilet GL GL AL1BASEMENT LEVEL91 6'-10" 11'-6" 0'-1 3/4"FULL LITE, SINGLE POCKETSLIDERGL AL1MAIN LEVEL 60 54'-3" 10'-0" 0'-1 3/4"GL AL1MAIN LEVEL 67 5'-7" 10'-0" 0'-1 3/4"GL AL1MAIN LEVEL 77 3'-2" 8'-0" 0'-4 1/2"1MAIN LEVEL78 32'-9" 9'-0" 0'-1 3/4"3 PANEL OVERHEAD GARAGEDOORGL GL AL1SECOND LEVEL26 28'-0 7/8" 9'-4" 0'-1 3/4"FULL LITE, SINGLE POCKETSLIDERGL GL AL1SECOND LEVEL50 4'-2" 9'-6" 0'-1 3/4"FULL LITE, SINGLE POCKETSLIDERGLTEMPERED GLAZING ( U VALUE= .40 / SHGC= .23) -NON-COMBUSTIBLE2SECOND LEVEL 53 12'-6 1/4" 9'-6" 0'-1 3/4"1SECOND LEVEL7514'-111/2"8'-0" 0'-1 3/4"GL AL1SECOND LEVEL 76 11'-10" 8'-0" 0'-1 3/4"GL AL1SECOND LEVEL 79 11'-10" 9'-6" 0'-1 3/4"136 ABBREVIATIONS SYMBOLS SOILS DATA call: TOLL FREE 1-800-422-4133 to Excavate will be valid. For your Dig Alert Identification Number call TWO WORKING DAYS BEFORE YOU DIG Code requires a Dig Alert Identification Number be issued before a Permit Section 4216/4217 of the Government UNDERGROUND SERVICE ALERT 37 BBQJACUZZI(N) BLDG BY OTHERS UNDER A SEPARATE PERMIT BAY AVENUE NEWPORT CHANNEL ELEVATION P Q U V 38 39 VS K T 40 41 42 43 44 45 46 47 48 49 50 51 1 To:Westmoreland, Liz; Garciamay, Ruby Subject:RE: CD 2017-104 Sabo Residence From: Brion Jeannette [mailto:BrionJ@bja‐inc.com] Sent: Tuesday, April 10, 2018 3:16 PM To: Westmoreland, Liz <LWestmoreland@newportbeachca.gov>; Campbell, Jim <JCampbell@newportbeachca.gov> Cc: rrsilver@gmail.com; bernardo@mccleandesign.com; ag84@mac.com; Kathy Hill <kathyh@bja‐inc.com> Subject: CD 2017‐104 Sabo Residence Hi Liz, I have been retained by the Silver family at 1220 west Bay Front to review the Sabo project, on the adjacent property. They are not objecting to this new home and wish them well on this endeavor. I have spoken to Bernardo at Pauls’s office about these condition’s and he agreed these will be a good idea to include in the staff report. I would like to have 3 conditions included in the staff report or added at the hearing. 1.Monitor adjacent sites for ground motion during caisson placement and grading 2.Dewatering system to have installed sound attenuation blankets on all pumps and motors. 3.10-12’ high fabric fencing at property lines to reduce dust and debris on adjacent sites. 4. My client is an 86 year old grandmother with asthma. The construction process will be taxing enough without these protections. Thank you Brion Brion Jeannette Architecture Custom Architecture │ Energy Efficient Design 470 Old Newport Blvd. Newport Beach, CA 92663 T: 949.645.5854 ext. 212 F: 949.645.5983 brionj@bja-inc.com www.customarchitecture.com Zoning Administrator - April 12, 2018 ITEM NO. 3a - ADDITIONAL MATERIALS Sabo Residence Coastal Development Permit (PA2017-243)