HomeMy WebLinkAbout06_Coronado Residence Coastal Development Permit_PA2018-119CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
SUBJECT:
Coronado Residence (PA2018-119)
Coastal Development Permit No. CD2018-052
SITE LOCATION:
309 Coronado Street
APPLICANT:
Sepulveda Builders, Inc.
OWNER:
309 Coronado, LLC
PLANNER:
Liane Schuller, Contract Planner
949-644-3237, Ischuller@newportbeachca.gov
LAND USE AND ZONING
June 28, 2018
Agenda Item No.6
• General Plan: RS -D (Single -Unit Residential Detached)
• Zoning District : R-1 (Single -Unit Residential)
• Coastal Land Use Category: RSD -D (Single -Unit Residential Detached, 20.0 - 29.9
DU/AC)
• Coastal Zoning District: R-1 (Single -Unit Residential)
PROJECT SUMMARY
The applicant requests a coastal development permit (CDP) to allow the demolition of an
existing single-family residence, and the construction of a new three-story, 2,200 -square -
foot, single-family residence and attached 420 -square -foot, two -car garage. The project
will include hardscape, landscape and subsurface drainage facilities all located within the
confines of private property. The design complies with all applicable development
standards and no deviations are requested. All improvements are shown on the attached
project plans (Attachment No. ZA 4).
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. CD2018-052 (Attachment No. ZA 1).
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Coronado Residence (PA2018-119)
Zoning Administrator, June 28, 2018
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Land Use and Development Standards
• The project is located in the R-1 Zoning District, which allows single-family residential
development, and is consistent with the City's Coastal Land Use Plan, General Plan,
and Zoning Code. A CDP is required as the property is not eligible for a Waiver for
De Minimis Development because the property is located in the Appeal Area.
The property consists of one legal lot containing an existing single-family residence.
The neighborhood is predominantly developed with one- to three-story residential
structures. Newer residences may have a rooftop deck and a partial third story.
The design, bulk, and scale of the proposed development is consistent with the
existing and anticipated neighborhood pattern of development.
The proposed single-family residence 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(along Coronado
9 feet
9 feet
Sides
3 feet
3 feet
Rear(along aIle
5 feet
5 feet
Floor Area
2,688 square feet
2,620 square feet
Open Volume Area
202 square feet
347 square feet
Allowable Third Floor Area
269 square feet
260 square feet
Parking
2 -car garage
2 -car garage
Height
24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Hazards
The project site is located approximately 350 feet from the Newport Bay and is
separated from the water by an alleyway and other developed residential lots.
• The finished first floor elevation of the proposed residence is 9.00 feet based on
the North American Vertical Datum of 1988 (NAVD88) elevation standard, which
complies with the minimum required 9 -foot (NAVD88) elevation standard.
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
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Zoning Administrator, June 28, 2018
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inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
• The project design addresses water quality with a construction erosion control plan
that outlines temporary Best Management Practices (BMPs) to be implemented
during construction to minimize erosion and sedimentation, and to minimize
pollution runoff derived by construction chemicals and materials. No water quality
impacts to coastal waters are anticipated based upon the location and elevation of
the property.
• The property is not located on the shoreline nor is it located within 100 feet of coastal
waters. The project design addresses water quality with a construction erosion
control plan and a post construction drainage system that includes drainage and
percolation features designed to retain dry weather and minor rain event run-off on-
site. Any water not retained on-site is directed to the City's storm drain system.
Public Access
The project site is located on the Balboa Peninsula, between the nearest public road
and the sea or shoreline. The existing residential development neither provides nor
inhibits public coastal access. Implementation Plan Section 21.30A.040
(Determination of Public Access/Recreation Impacts) requires that the provision of
public access bear a reasonable relationship between the requirement and the
project's impact and be proportional to the impact. In this case, the project replaces
an existing single-family residence with a new single-family residence. Therefore, the
project does not involve a change in land use, density or intensity that will result in
increased demand on public access and recreation opportunities. Furthermore, the
project is designed and sited so as not to block or impede existing public access
opportunities.
The residential lot does not currently provide nor does it inhibit public coastal access.
Lateral coastal access is provided along Edgewater Avenue East, approximately 350
feet north of the project site. Vertical access to the bay front is provided at multiple
street ends throughout the neighborhood, including the Coronado Street end.
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 evaluation of the project site and surrounding area did not identify
any other nearby public view opportunities. The project site may be located within the
viewshed of distant public viewing areas. However, the project will replace an existing
single-family residence with a new single-family residence that complies with all
applicable Local Coastal Program development standards and maintains a building
envelope consistent with the anticipated pattern of development. Therefore, the
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Zoning Administrator, June 28, 2018
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project does not have the potential to degrade the visual quality of the Coastal Zone
or result in significant adverse impacts to public views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment.
Class 3 exempts the construction and location of limited numbers of new, small facilities
or structures including one single-family residence in a residential zone. The proposed
project consists of the demolition of an existing single-family residence, and the
construction of a new three-story, 2,200 -square -foot, single-family residence and
attached 420 -square -foot, two -car garage in the R-1 Zoning District.
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 NBMC. Additionally, the item appeared on the agenda for this meeting,
which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
lne Schu lertract Planner
RU/Is
0
Attachments
Coronado Residence (PA2018-119)
Zoning Administrator, June 28, 2018
Page 5
ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Project Description and Justification
ZA 4
Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING
COASTAL DEVELOPMENT PERMIT NO. CD2018-052 TO
DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND
CONSTRUCT A NEW THREE-STORY, SINGLE-FAMILY
RESIDENCE WITH AN ATTACHED TWO -CAR GARAGE AT 309
CORONADO STREET (PA2018-119)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Sepulveda Builders, Inc. ("Applicant"), on behalf of 309
Coronado, LLC, the property owner, with respect to property located at 309 Coronado
Street, requesting approval of a coastal development permit.
2. The property is legally described as Lot 45 of Tract 511, in the City of Newport Beach,
County of Orange, State of California.
3. The Applicant proposes to demolish an existing single-family residence and construct a
new three-story, 2,200 -square -foot, single-family residence with an attached 420 -square -
foot, two -car garage. The project will include hardscape, landscape, and subsurface
drainage facilities all located within the confines of private property. The design complies
with all applicable development standards and no deviations are requested.
4. 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.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD -D (Single -Unit Residential Detached, 20.0 — 29.9 DU/AC) and the
property is located within the R-1 (Single -Unit Residential) Coastal Zone District.
6. A public hearing was held on June 28, 2018, in the Corona del Mar Conference Room
(Bay E-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place, and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act ("CEQA') under Class 3 (New Construction or
Zoning Administrator Resolution No. ZA2018-###
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Conversion of Small Structures), because it has no potential to have a significant effect on
the environment.
2. Class 3 exempts the construction and location of limited numbers of new, small facilities
or structures including one single-family residence in a residential zone. The proposed
project consists of the demolition of an existing single-family residence and the
construction of a new 2,200 -square -foot single-family residence and attached 420 -
square -foot, two -car garage in the R-1 Zoning District.
SECTION 3. REQUIRED FINDINGS.
In accordance with Newport Beach Municipal Code ("NBMC) Section 21.52.015 (Coastal
Development Permits, Findings and Decision), 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 total proposed floor area, including the residence and enclosed parking, is
2,620 square feet, which complies with the maximum allowable floor area limit of
2,688 square feet.
b. The proposed development will provide the minimum required setbacks, which are
nine (9) feet along the front property line abutting Coronado Street, three (3) feet
along each side property line, and five (5) feet along the rear property line abutting
the alley.
c. The highest guardrail is no more than 24 feet and the highest roof ridge is no more
than 29 feet, measured from the established grade level of 9.00 feet based on the
North American Vertical Datum of 1988 ("NAVD88"), which complies with the
maximum height limitation.
d. The project includes enclosed garage parking for two vehicles, in compliance with
the minimum parking requirement for single-family residences with less than 4,000
square feet of habitable floor area.
2. The neighborhood is predominantly developed with one- to three-story residential
structures. Newer residences may have a rooftop deck and a partial third story. The
design, bulk, and scale of the proposed development is consistent with the existing and
anticipated neighborhood pattern of development.
3. The project site is located approximately 350 feet from the Newport Bay and is separated
from the water by an alleyway and other developed residential lots. The finished first floor
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elevation of the proposed residence is 9.00 feet based on the North American Vertical
Datum of 1988 (NAVD88) elevation standard, which complies with the minimum
required 9 -foot (NAVD88) elevation standard.
4. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
5. The project design addresses water quality with a construction erosion control plan that
outlines temporary Best Management Practices (BMPs) to be implemented during
construction to minimize erosion and sedimentation, and to minimize pollution runoff
derived by construction chemicals and materials. No water quality impacts to coastal
waters are anticipated based upon the location and elevation of the property.
6. The property is not located on the shoreline nor is it located within 100 feet of coastal
waters. The project design addresses water quality with a construction erosion control plan
and a post construction drainage system that includes drainage and percolation features
designed to retain dry weather and minor rain event run-off on-site. Any water not retained
on-site is directed to the City's storm drain system.
7. New landscaping will be verified for compliance with NBMC Section 21.30.075
(Landscaping). Condition of Approval No. 11 is included to require drought -tolerant, and
prohibits invasive, species. Prior to issuance of the building permits, the final landscape
plans will be reviewed to verify invasive species are not planted.
8. The property is not located near a designated public viewpoint, is not near a coastal view
road as designated by the Local Coastal Plan, and will not impact public coastal views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Fact in Support of Finding:
The project site is located on the Balboa Peninsula, between the nearest public road and
the sea or shoreline, and the existing residential development neither provides nor inhibits
public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a reasonable
relationship between the requirement and the project's impact and be proportional to the
impact. In this case, the project replaces an existing single-family residence with a new
single-family residence. Therefore, the project does not involve a change in land use,
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density or intensity that will result in increased demand on public access and recreation
opportunities.
2. The residential lot does not currently provide nor does it inhibit public coastal access.
Lateral coastal access is provided along Edgewater Avenue East, approximately 350 feet
north of the project site. Vertical access to the bay front is provided at multiple street ends
throughout the neighborhood, including the Coronado Street end. The proposed project
does not alter or affect existing public coastal access conditions.
3. The project site is not located adjacent to a coastal view road, public viewpoint, public park
or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore,
an evaluation of the project site and surrounding area did not identify any other nearby
public view opportunities. The project site may be located within the viewshed of distant
public viewing areas. However, the project will replace an existing single-family residence
with a new single-family residence that complies with all applicable Local Coastal Program
development standards and maintains a building envelope consistent with the anticipated
pattern of development. Therefore, the project does not have the potential to degrade the
visual quality of the Coastal Zone or result in significant adverse impacts to public views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2018-052, subject to the conditions set forth in Exhibit
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 of the City's certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 28TH DAY OF JUNE, 2018.
Patrick J. Alford, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
3. Coastal Development Permit No. CD2018-052 shall expire unless exercised within 24
months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits
and Extensions), unless an extension is otherwise granted.
4. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
5. 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.
6. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
7. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Pollution Prevention Plan (CPPP).
8. 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.
9. Prior to issuance of a building permit, the Applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development Permit file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include architectural
sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall
accurately depict the elements approved by this Coastal Development Permit.
10. Prior to issuance of a building permit, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
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11. Prior to the issuance of a building permit, 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.
12. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.
All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall
be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
13. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
14. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, wetland or their
buffers.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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 Coronado Residence Coastal Development Permit including, but not limited
to, Coastal Development Permit No. CD2018-052 (PA2018-119). This indemnification
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shall include, but not be limited to, damages awarded against the City, if any, costs of suit,
attomeys' 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,
attomeys' 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.
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Attachment No. ZA 2
Vicinity Map
14
VICINITY MAP
Coastal Development Permit No. CD2018-052
PA2018-119
309 Coronado Street
15
Attachment No. ZA 3
Project Description and Justification
1(
Coastal Development Permit Application
PROJECT DESCRIPTION AND JUSTIFICATION
Community Development Department / Planning Division
100 Civic Center Drive
Newport Beach, Ca 92658
Project Description: 309 Coronado Street, Newport Beach Ca 92661 (APN:
048-102-19)
Construct a new three story single family residence with attached two car garage.
Existing property is bordered by a three story single family residence on each side,
existing street with curb and gutter at the front and an alley to the rear. Property is
served by all public utilities. Site storm water and drainage has been designed by a
licensed civil engineer to filtrate run off water.
New three story residence - 2,620 square feet
Number of bedrooms - 4
New 2 Car Garage - 420sf
Building Height - 29ft
Total Landscape - 142ft
Project will include demolishing an existing 2 story single family residence
Existing side yard walls will be replaced.
A solis report has been prepared by soils engineer, EGA Consultants and included with
this application.
Removal of existing single family residence to be replaced with single family residence
has no effect on public or private recreational opportunities.
17
Attachment No. ZA 4
Project Plans
12
GENERAL NOTES
1. ALL CONSTRUCTION SHALL COMPLY WITH THE 2016 CBC, CEC, CPC, CMC, AND ALL LOCAL CODES AND ORDINANCES & 2016
CALIFORNIA RESIDENTIAL CODE.
2. A STAMPED SET OF APPROVED PLANS SHALL BE KEPT AT THE JOB SITE AT ALL TIMES.
3. THE CONTRACTOR SHALL VISIT THE JOB SITE AND VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS. PRIOR TO THE
COURSE OF CONSTRUCTION.
4. ANY DISCREPANCIES BETWEEN THE DRAWINGS AND THE ACTUAL SET OF DRAWINGS SHALL BE BROUGHT TO THE ATTENTION
OF THE OWNER AND DESIGNER PRIOR TO PROCEEDING WITH CONSTRUCTION.
5. THE CONTRACTOR IS RESPONSIBLE FOR PROTECTING ANY ON-SITE UTILITIES FROM DAMAGE DURING THE COURSE OF
CONSTRUCTION.
6. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE RESIDENCE OVER SCALED DIMENSIONS.
7. THE CONTRACTOR SHALL PROVIDE ALL NECESSARY PERMITS AND INSPECTION, OTHER THEN PLAN CHECK AND BUILDING
PERMIT FEES PROVIDED BY THE OWNER.
8. ALL EQUIPMENT, WORK AND MATERIALS SHALL COMPLY WITH ALL APPLICABLE CODES AND GOVERNING AGENCIES.
9. THE CONTRACTOR SHALL MAINTAIN LIABILITY INSURANCE TO PROTECT HIMSELF AND HOLD THE DESIGNER AND OWNER
HARMLESS FROM ANY CLAIM FOR DAMAGES FOR INJURY OR PROPERTY DAMAGE DURING THE COURSE OF THE CONTRACT.
10. FIRE INSURANCE SHALL BE MAINTAINED BY THE OWNER.
11. TEMPORARY POWER, WATER, WORKERS TOILET FACILITIES AND MATERIAL STORAGE SHALL BE PROVIDED BY THE
CONTRACTOR.
12. THE CONTRACTOR SHALL PROTECT ALL FINISHED WORK AND ADJACENT SURFACES FROM DAMAGE DURING COURSE OF
CONSTRUCTION AND SHALL REPLACE AND OR REPAIR ANY AND ALL DAMAGES CAUSED BY THE WORKERS OR DUE TO
CONSTRUCTION.
13. ALL CONSTRUCTION WASTE AND DEBRIS MUST BE CONTAINERIZED AT ALL TIMES. UPON COMPLETION OF THE WORK ALL
AREAS SHALL BE LEFT BROOM SWEPT AND ALL DEBRIS SHALL BE REMOVED FROM THE SITE.
14. DIMENSIONS ON FLOOR PLANS, SECTIONS AND DETAILS ARE SHOWN TO THE FACE OF STUD, CENTERLINE OF COLUMN, FACE
OF MASONRY, FACE.
15. DOOR LOCATIONS NOT ESTABLISHED BY DIMENSIONS SHALL BE CENTERED IN WALL OR BE LOCATED 4 1/2" FROM ADJACENT
WALL TO ALLOW FOR DOOR CASING.
16. NAILING FOR DIAPHRAGMS AND SHEAR WALLS MUST BE INSPECTED PRIOR TO COVERING.
17. NAILING INSPECTION IS REQUIRED FOR ALL GYPSUM AND LATH AFTER INSTALLATION BEFORE TAPING AND FINISHING,
CORNERS BEADS TO BE NAILED. GYPSUM BOARD SPACING TO BE 3/8" MAXIMUM. GYPSUM AND LATH SHALL BE NAILED TO ALL
STUDS AND TO TOP AND BOTTOM PLATES.
18. PROVIDE HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM STREET BEFORE, DURING AND AFTER CONSTRUCTION.
19. THE RESIDENCE COMPLIES WITH STATE ENERGY STANDARDS TITLE 24 PART 6.
20. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREE STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND
PERMITS.
21. RESIDENCE TO COMPLY WITH 2016 CBC REGARDING THE PROTECTION OF PEDESTRIANS DURING CONSTRUCTION. PLUMBING
REQUIREMENTS FOR ALL NEW BUILDINGS OR REMODELS THAT INVOLVE PLUMBING FIXTURES ARE REQUIRED TO HAVE THE
FLOW RATES AS LISTED BELOW: THE FLOW RATE REQUIREMENTS ARE PER THE 2016 CALIFORNIA PLUMBING CODE SECTION
403.0 & 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE SECTION 4.303.
22. ALL REMODELED HOME ARE TO UPGRADE ALL TOILETS / WATER CLOSETS: 1.28 GALLONS PER FLUSH. URINALS: 0.5 GALLONS
PER FLUSH BATHROOM / LAVATORY FAUCETS: 1.5 GALLONS PER MINUTE AT 60PSI KITCHEN FAUCETS: 1.8 GALLONS PER
MINUTE AT 60PSI. PER 2016 CALIFORNIA GREEN CODE.
23. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREE STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND
PERMITS.
24. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT
EXCEED 42 INCHES FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK.
25.
I. m 6'-2„
CONCRETE WALKWAY
iii
LINE OF 2ND FLOOR
- ----77-
PROPERTY LINE 70.05'
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SITE PLAN
va - r-0..
VICINITY MAP
TYPICAL TOILET MINIMUM CLARENCE REQUIREMENTS
in
m
Lo
L J
CLEARANCE FOR WATER CLOSETS TO BE A MINIMUM
OF 24" IN FRONT ND 15" FROM CENTER TO ANY SIDE
WALL OR OBSTRUCTION.
EXISTING SINGLE FAMILY RESIDENCE
TRASH TRASH
CAN CAN
E
I�hl�i]�c7:U]�SiZ�7:1
LINE OF GARAGE WALL
FIREPLACE PROJECTION
�E LINE OF 3RD FLOOR
L
2 CAR GARAGE NEW SINGLE FAMILY RESIDENCE
1 ST FLOOR ELEV 9'-0"
25-0"
STAIRWELL
LANDSCAPE
EXISTING SINGLE FAMILY RESIDENCE
J
16'-9"
O
O
LLJ
0
z
N
LL
O
w
Z
J
in
PROPERTY LINE 70.04'
i+>
309 CORONADO ST
MAXIMUM BUILDABLE AREA:
O
TOTAL STORIES:
Z
OCCUPANCY TYPE:
GROUP R3/U
24,-0"
VB - SPRINKLER
APN:
048-102-19
e <
GARAGE
420 SQ FT
SECOND FLOOR:
•�. Nw0.T M' C
,Y. ay.0 e.a ~o
O
_ ^•e
.. m ronuGmm �
TOTAL:
RomaniW rnmm.QQ -.
MINIMUM OPEN SPACE REQUIRED:
0
BUILDING SECTIONS
OPEN SPACE REQUIRED:
O
FIRST FLOOR SIZE:
101 SQ FT
K
123 SQ FT
TOTAL:
O
0
DECK SPACE:
w
123 SQ FT
THIRD FLOOR:
Z
TOTAL:
1,049 SQ FT
42" TOP -
TYPICAL TOILET MINIMUM CLARENCE REQUIREMENTS
in
m
Lo
L J
CLEARANCE FOR WATER CLOSETS TO BE A MINIMUM
OF 24" IN FRONT ND 15" FROM CENTER TO ANY SIDE
WALL OR OBSTRUCTION.
EXISTING SINGLE FAMILY RESIDENCE
TRASH TRASH
CAN CAN
E
I�hl�i]�c7:U]�SiZ�7:1
LINE OF GARAGE WALL
FIREPLACE PROJECTION
�E LINE OF 3RD FLOOR
L
2 CAR GARAGE NEW SINGLE FAMILY RESIDENCE
1 ST FLOOR ELEV 9'-0"
25-0"
STAIRWELL
LANDSCAPE
EXISTING SINGLE FAMILY RESIDENCE
J
16'-9"
O
O
LLJ
0
z
N
LL
O
w
Z
J
in
PROPERTY LINE 70.04'
i+>
GATE
10'-2"
m
O
O
O
M
w
z_
J
H
W
a
a
SCOPE OF WORK
NEW 2 CAR GARAGE, 4 BEDROOMS AND ROOF TOP DECK
GENERAL INFORMATION
JOB ADDRESS:
309 CORONADO ST
MAXIMUM BUILDABLE AREA:
O
TOTAL STORIES:
Z
OCCUPANCY TYPE:
GROUP R3/U
24,-0"
VB - SPRINKLER
APN:
048-102-19
789 SQ FT
GARAGE
420 SQ FT
SECOND FLOOR:
1,151 SQ FT
O
260 SQ FT
TOTAL:
U-
MINIMUM OPEN SPACE REQUIRED:
0
BUILDING SECTIONS
OPEN SPACE REQUIRED:
O
FIRST FLOOR SIZE:
101 SQ FT
K
123 SQ FT
TOTAL:
O
0
DECK SPACE:
w
123 SQ FT
THIRD FLOOR:
Z
TOTAL:
1,049 SQ FT
42" TOP -
W
OF WALL
SECTION CUT CALLOUT
FRONT PATIO
STONE ON
Lu W
O
CONCRETE PAD
GFCI
NEW GROUND -FAULT CIRCUIT
GATE
10'-2"
m
O
O
O
M
w
z_
J
H
W
a
a
SCOPE OF WORK
NEW 2 CAR GARAGE, 4 BEDROOMS AND ROOF TOP DECK
GENERAL INFORMATION
JOB ADDRESS:
309 CORONADO ST
MAXIMUM BUILDABLE AREA:
NEWPORT BEACH, CA 92661
TOTAL STORIES:
THREE STORY
OCCUPANCY TYPE:
GROUP R3/U
CONST. TYPE:
VB - SPRINKLER
APN:
048-102-19
SHEETINDEX
LOT SIZE:
2,099 SQ FT
MAXIMUM BUILDABLE AREA:
PROJECT DATA, SITE PLAN
1344 X 2 = 2688 SQ FT
Al
MAXIMUM THIRD FLOOR BUILDABLE SPACE:
1344 X 20% = 268.8 SQ FT
A2
MAXIMUM TOTAL SQ FT:
2,688 SQ FT
FIRST HABITABLE FLOOR SIZE:
789 SQ FT
GARAGE
420 SQ FT
SECOND FLOOR:
1,151 SQ FT
THIRD FLOOR:
260 SQ FT
TOTAL:
2,620 SQ FT
MINIMUM OPEN SPACE REQUIRED:
1344 X 15% = 201.6
BUILDING SECTIONS
OPEN SPACE REQUIRED:
202 SQ FT
FIRST FLOOR SIZE:
101 SQ FT
SECOND FLOOR:
123 SQ FT
TOTAL:
224 SQ FT
DECK SPACE:
SECOND FLOOR:
123 SQ FT
THIRD FLOOR:
926 SO FT
TOTAL:
1,049 SQ FT
TOTAL LANDSCAPE: 142 SQ FT
ARCHITECTURAL
SURVEY
A0
PROJECT DATA, SITE PLAN
SITE SURVEY
Al
DEMOLITION SITE PLAN
375-C MONTE VISTA AVENUE
A2
SITE DRAINAGE PLAN
EROSION
A3
FLOOR SPACE AND AREA
G-04
A4
FIRST AND SECOND FLOOR PLANS
1
A5
THIRD FLOOR PLAN
DOORTAG
A6
EXTERIOR ELEVATIONS
A7
BUILDING SECTIONS
A8
ROOF PLAN
AFCI
A9
DETAILS
A10
FIRST AND SECOND FLOOR ELECTRICAL PLANS
All
THIRD FLOOR ELECTRICAL PLAN
Al2
CITY REQUIRED SHEETS
PROJECT TEAM/OWNER CONTACT INFORMATION
OWNER
SEPULVEDA BUILDERS INC.
BRENT AND JAMI SEPULVEDA
790 NEWTON WAY
COSTA MESA, CA 92627
714.288.0732
LAND SURVEY
RdM SURVEYING INC.
RON MIEDEMA
23016 LAKE FOREST DRIVE #409
LAGUNA HILLS, CA 92653
949.858.2924
I F(,FNn
1:10cly NP [Ke] 0111108111111 ZI A_P I
DESIGNER
SOILS ENGINEER
JJAB DESIGN
EGA CONSULTANTS, INC.
JASON BLACKMORE
DAVID WORTHINGTON
2736 DE SOTO AVE
375-C MONTE VISTA AVENUE
COSTA MESA, CA 92626
COSTA MESA, CALIFORNIA 92627
949.274.6585
949.642.9309
I�]quN]�IIN]il3�1�Nllq
NEW WORK KEYNOTE
EXISTING WALL
===== DEMOLITION WALL
2735 DE SOTO AVE.
COSTA MESA, CA 92626
949.274.6585
JJABDESIGN@GMAIL.COM
JASON BLACKMORE
CONTENT
SITE PLAN AND
PROJECT INFORMATION
PREPARED BY JJB
PROJECT 180201
DATE 05.29.2018
SHEET
19
(q)
WINDOW TAG
NEW WALL
1
DOORTAG
(m
nn
NEW DUPLEX
AFCI
NEW ARC -FAULT CIRCUIT
INTERRUPTER DUPLEX
W
SECTION CUT CALLOUT
Lu W
O
2
GFCI
NEW GROUND -FAULT CIRCUIT
0�
INTERRUPTER DUPLEX
PROJECT
W
A2.1
NEW 3 STORY 4 BEDROOM
L) O
Z
O
SMOKE DETECTOR - UL 217
H/C/G ��
VALVE - HOT/COLD/GAS
RESIDENCE
O Q
RATED
309 CORONADO STREET
U z
SMOKE/CARBON MONOXIDE
DOWN LIGHT
NEWPORT BEACH, CA 92661
DETECTOR - UL 2034/2075
O
CO
RATED
LIGHT SWITCH
CLIENT
0
FAN VENT -50CFM MIN
SEPULVEDA BUILDERS, INC
790 NEWTON WAY
COSTA MESA, CA 92627
CONTENT
SITE PLAN AND
PROJECT INFORMATION
PREPARED BY JJB
PROJECT 180201
DATE 05.29.2018
SHEET
19
EXISTING SINGLE FAMILY RESIDENCE
1 ) SITE PLAN - DEMOLITION
I
I
I
0
0
0
co
Lu
I z
J
}
ry
LLI
D_
I ry
d
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1 I
J
J
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W
0
U)
W
H
W
U
Z
O
U
2735 DE SOTO AVE.
COSTA MESA, CA 92626
949.274.6585
JJABDESIGN@GMAIL.COM
JASON BLACKMORE
i4�
PROJECT
NEW 3 STORY 4 BEDROOM
RESIDENCE
309 CORONADO STREET
NEWPORT BEACH, CA 92661
CLIENT
SEPULVEDA BUILDERS, INC
790 NEWTON WAY
COSTA MESA, CA 92627
CONTENT
DEMOLITION SITE PLAN
PREPARED BY JJB
PROJECT 180201
DATE 05.29.2018
SHEET
Al
I
I
I
SLOPE
I F
w
IL
coJ
I I
r
O
I m
I I
la
0
co
0
OI
0
M
W
IL
_Z
J 0
rn
� I LW
3
0 SLOPE
d
PROPERTY LINE 70.05'
I
I
I
SITE PLAN - DRAINAGE
2 CAR GARAGE
SLOPE
EXISTING SINGLE FAMILY RESIDENCE
CONCRETE WALKWAY
LINE OF 3RD FLOOR
SLOPE
—1E LINE OF 3RD FLOOR
NEW SINGLE FAMILY RESIDENCE
SLOPE LANDSCAPE
1ST FLOOR ELEV 9'-0"
SLOPE
EXISTING SINGLE FAMILY RESIDENCE
SLOPE
2735 DE SOTO AVE.
COSTA MESA, CA 92626
949.274.6585
JJABDESIGN@GMAIL.COM
JASON BLACKMORE
f4�
PROJECT
NEW 3 STORY 4 BEDROOM
RESIDENCE
309 CORONADO STREET
NEWPORT BEACH, CA 92661
CLIENT
SEPULVEDA BUILDERS, INC
790 NEWTON WAY
COSTA MESA, CA 92627
CONTENT
DRAINAGE SITE PLAN
PREPARED BY JJB
PROJECT 180201
DATE 05.29.2018
SHEET
A2
21
PROPERTY
LINE 70.04'
SLOPE
O
SLOPE
CD
O
co
W
Z_
J
}
Lu
IL
w
z
LL
I=
ofLL'
O
w
O
I0
cr
0
o
0 o
O
J
LuY
Z
a
w
oz
J FRONT PATIO
w
W
W
a
STONE ON
0
0
CONCRETE PAD
co
w
w
w
co
Z
O
J
I
O
z
w
O
J
O
SLOPE
2735 DE SOTO AVE.
COSTA MESA, CA 92626
949.274.6585
JJABDESIGN@GMAIL.COM
JASON BLACKMORE
f4�
PROJECT
NEW 3 STORY 4 BEDROOM
RESIDENCE
309 CORONADO STREET
NEWPORT BEACH, CA 92661
CLIENT
SEPULVEDA BUILDERS, INC
790 NEWTON WAY
COSTA MESA, CA 92627
CONTENT
DRAINAGE SITE PLAN
PREPARED BY JJB
PROJECT 180201
DATE 05.29.2018
SHEET
A2
21
�7
� '=717=
4
6
5'1'
20'-T
524
C
6','
2,688 SQ FT
FIRST HABITABLE FLOOR SIZE:
++
PIA
420 SO FT
++
1,151 SQ FT
THIRD FLOOR:
++
TOTAL:
2,620 SQ FT
`.IME
m ON
ING ROOM
1344 X 15% = 201.6
Y �
OPEN SPACE REQUIRED:
202 SQ FT
+W
mm�.m L1.1.
SECOND FLOOR:
0 1
TOTAL:
224 SQ FT
+ U
IN) MSTR
123 SQ FT
<4#.
(N) KITCHEN
+ U LL
I�
THROOM 91
AY'�,
■'
_sae_
�.
OI+
!4
1A A�®
@
■�
_
Jill
.�1�sholl
g
�/
I.
W
®
km
0'a IN'
CLET
5'1'
20'-T
524
C
6','
9_1
-DE HABITABLE SPACE
J
UNHABITABLE GARAGE
SPACE
EXCLUDED STAIR
SPACE
J
OPEN SPACE + +
DECK SPACE
o' 2.V
2,688 SQ FT
FIRST HABITABLE FLOOR SIZE:
++
PIA
420 SO FT
++
1,151 SQ FT
THIRD FLOOR:
++
TOTAL:
2,620 SQ FT
`.IME
m ON
1344 X 15% = 201.6
Y �
OPEN SPACE REQUIRED:
202 SQ FT
+W
EmigC=«
SECOND FLOOR:
0 1
TOTAL:
224 SQ FT
+ U
IN) MSTR
123 SQ FT
<4#.
926 SQ FT
+ U LL
1,049 SQ FT
THROOM 91
Zdj
[1)+aDO
W
�:.
�.
OI+
!4
1A A�®
@
■�
_
Jill
.�1�sholl
g
�/
I.
W
®
km
0'a IN'
CLET
9_1
-DE HABITABLE SPACE
J
UNHABITABLE GARAGE
SPACE
EXCLUDED STAIR
SPACE
J
OPEN SPACE + +
DECK SPACE
o' 2.V
2,688 SQ FT
FIRST HABITABLE FLOOR SIZE:
++
GARAGE
420 SO FT
++
1,151 SQ FT
THIRD FLOOR:
++
TOTAL:
2,620 SQ FT
++
1344 X 15% = 201.6
Y �
OPEN SPACE REQUIRED:
202 SQ FT
+W
101 SQ FT
SECOND FLOOR:
0 1
TOTAL:
224 SQ FT
+ U
SECOND FLOOR:
123 SQ FT
THIRD FLOOR:
926 SQ FT
+ U LL
1,049 SQ FT
Zdj
[1)+aDO
W
�.
OI+
!4
+
SQUARE FOOT BREAKDOWN
MAXIMUM TOTAL SQ FT:
2,688 SQ FT
FIRST HABITABLE FLOOR SIZE:
789 SQ FT
GARAGE
420 SO FT
SECOND FLOOR:
1,151 SQ FT
THIRD FLOOR:
260 SQ FT
TOTAL:
2,620 SQ FT
MINIMUM OPEN SPACE REQUIRED:
1344 X 15% = 201.6
�L
m -M tl{
OPEN SPACE REQUIRED:
202 SQ FT
FIRST FLOOR SIZE:
101 SQ FT
SECOND FLOOR:
123 SQ FT
TOTAL:
224 SQ FT
DECK SPACE:
SECOND FLOOR:
123 SQ FT
THIRD FLOOR:
926 SQ FT
TOTAL:
1,049 SQ FT
TOTAL LANDSCAPE: 142 SQ FT
0
N
b'f'IGlY
12'-5" 5" 6-5" V 16'1 14'-11" 5'1 '-0"
524"
12'v T 5' 6' S' 16' 2' 14.4 P 57
2-0•
14 15 2 1s in, 18 '
aI
2'a'
VANEW
1'-1"
2735 DE SOTO AVE.
COSTA MESA, CA 92626
949.274.6585
JJABDESIGN@GMAIL.COM
JASON BLACKMORE
PROJECT
NEW 3 STORY 4 BEDROOM
RESIDENCE
309 CORONADO STREET
NEWPORT BEACH, CA 92661
CLIENT
SEPULVEDA BUILDERS, INC
790 NEWTON WAY
COSTA MESA, CA 92627
CONTENT
FLOOR SPACE AND AREA
PREPARED BY JJB
PROJECT 180201
DATE 05.29.2018
SHEET
A3
�L
m -M tl{
�.
!4
@
Wim^
Jill
.�1�sholl
�/
W
®
CLST
2'a'
VANEW
1'-1"
2735 DE SOTO AVE.
COSTA MESA, CA 92626
949.274.6585
JJABDESIGN@GMAIL.COM
JASON BLACKMORE
PROJECT
NEW 3 STORY 4 BEDROOM
RESIDENCE
309 CORONADO STREET
NEWPORT BEACH, CA 92661
CLIENT
SEPULVEDA BUILDERS, INC
790 NEWTON WAY
COSTA MESA, CA 92627
CONTENT
FLOOR SPACE AND AREA
PREPARED BY JJB
PROJECT 180201
DATE 05.29.2018
SHEET
A3
GENERALNOTES
KEYNOTES
1.
ALL BATHROOM TO HAVE A EXHAUST FAN 50 CFM WITH HUMIDISTAT CONTROL
1.
3/4 HP GARAGE DOOR OPENER
2.
CONTRACTOR TO FIELD VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION
2.
OUTDOOR SHOWER WITH HOT AND COLD WATER AND SANITARY DRAIN. HOT
3.
BATHROOM / LAVATORY FAUCETS: 1.5 GALLONS PER MINUTE AT 60PSI
2
MOP AND TILE PAN. TILE WALLS TO CEILING.
4.
SINGLE HEAD SHOWER / BATHTUB: 1.8 GALLONS PER MINUTE AT 80PSI MULTIPLE
3.
MINIMUM 18 PLATFORM BELOW FAU.
2'-8"
SHOWER HEADS SERVING ONE SHOWER: THE FLOW RATE OF ALL SHOWER HEADS
4.
PROVIDE 2 - 14"X 12" LOUVERED VENTS WITH 1/4" GALVANIZED MESH
4
COMBINED AT 2.0 GALLONS PER MINUTE AT 80PSI, CONTROLLED BY A SINGLE
8'-0"
SCREENING. ONE WITH 12" OF CEILING, ONE 12" ABOVE PLATFORM.
T-0"
VALUE, OR SHOWER SHALL BE DESIGNED TO ALLOW ONLY ONE SHOWER HEAD OR
5.
KITCHEN CABINETS - UPPERS AND LOWERS.
1 3/4"
OUTLET TO BE IN OPERATION AT A TIME.
6.
KITCHEN SINK WITH GARBAGE DISPOSAL.
5.
TOILETS / WATER CLOSETS: 1.28 GALLONS PER FLUSH.
7.
CABINET DEPTH REFRIGERATOR WITH UPPERS ABOVE.
6.
KITCHEN FAUCETS: 1.8 GALLONS PER MINUTE AT 60PSI
B.
5/8" TYPE "X" GYP ON ALL WALLS AND CEILING BELOW STAIR
7.
5/8" TYPE "X" GYPSUM WALL BOARD IN ALL LOCATIONS.
9.
SINK CABINET WITH SOLID STONE SURFACE.
8.
THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ.
10.
TALL LINEN CABINET.
11/2"
FT.) OR MORE IN CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF
13.
RATED WALL ASSEMBLY SEE DETAIL 2/A9.
6-8"
ENCOMPASSING A 30" DIAMETER CIRCLE. CPC 411.7
14.
RATED WALL ASSEMBLY SEE DETAIL 3/A9.
9.
WALL COVERING OF SHOWERS SHALL BE CEMENT PLASTER, TILE OR APPROVED
15.
RATED CEILING ASSEMBLY SEE DETAIL 4/A9.
12
EQUAL TO A HEIGHT OF 70" ABOVE DRAIN INLET PROVIDE CEMENT BOARD OR
16.
DEX-O-TEX WEATHERWEAR ROOF DECK COVERING - ESR -1757
CEMENT PLASTER BACKING FOR TILE. CPC 407.5
10. EXTERIOR LATH AND PLASTER: PROVIDE 2 LAYERS OF GRADED PAPER OVERALL
WOOD BASE SHEATHING. CBC 2510.6
11. PROVIDE CLOTHES DRYER MOISTURE DUCT (4" MIN DIA) TO THE OUTSIDE AND DOOR SCHEDULE #0
EQUIPPED WITH A BACK -DRAFT DAMPER. THE CLOTHES DRYER VENT SHALL NOT
EXCEED 14'-0" IN OVER ALL LENGTH WITH 2 ELBOWS. CMC 504.3.2
12. SMOKE ALARMS AND CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR PRIMARY
POWER FROM THE BUILDING WIRING, SHALL BE EQUIPPED WITH BATTERY BACKUP
AND INTERCONNECTED PER R314.3, R314.4 AND R315.1
13. GUARDRAIL 42" MIN. FROM FLOOR. DESIGN PER OWNER. GRILLWORK OR
BALUSTERS SHALL BE SPACED SUCH THAT A 4" SPHERE CANNOT PASS THRU. THE
OPEN SPACE BETWEEN BOTTOM ELEMENT OF GUARDRAIL SHALL NOT ALLOW A 4"
SPHERE TO PASS THROUGH.
17. 14"X6" G.I. SCREENED VENT 6" ABOVE FLOOR IN GARAGE. (1 -PER CAR)
11. DOUBLE SINK WITH 1/ 2 HP. GARBAGE DISPOSAL (WITH AIR GAP FOR DISHWASHER)
12. DISHWASHER WITH AIR GAP- VERIFY DIMENSIONS WITH MANUFACTURER'S
SPECIFICATIONS
13. PROVIDE WEATHER -RESISTANT GYPSUM WALLBOARD AT ALL ROOMS SUBJECT TO
MOISTURE, WATER CLOSET COMPARTMENTS, LAUNDRY ROOMS AND WALLS WITH
PLUMBING FIXTURES.
14. CEMENT, FIBER -CEMENT OR GLASS MAT GYPSUM BACKERS IN COMPLIANCE WITH
ASTM C1288,C1288 OR C1325 SHALL BE USED AS A BASE FOR WALL TILE IN TUB
AND SHOWERAREAS AND CEILING AND WALL PANELS IN SHOWER AREAS. WATER-
RESISTANT GYPSUM BACKING BOARD SHALL BE USED AS A BASE FOR TILE IN
WATER CLOSET COMPARTMENT WALLS WHEN INSTALLED IN ACCORDANCE WITH
GA -216 OR ASTM C840 REGULAR GYPSUM WALLBOARD IS PERMITTED UNDER TILE
OR WALL PANELS IN OTHER WALL AND CEILING AREAS WHEN INSTALLED IN
ACCORDANCE WITH GA -216 OR ASTM C840. WATER-RESISTANT GYPSUM BOARD
SHALL NOT BE USED IN THE FOLLOWING LOCATIONS: (CBC 2509.2) OVER A VAPOR
RETARDER. IN AREAS SUBJECT TO HIGH HUMIDITY, SUCH AS SAUNAS, STEAM
ROOMS OR GANG SHOWER ROOMS.
DOOR SCHEDULE, FRAME TYPE & WINDOW
GENERAL NOTES
1. CONTRACTOR TO FIELD VERIFY ALL SIZES AND TYPES PRIOR TO ORDERING
WINDOWS AND DOORS.
2. WINDOW EMERGENCY ESCAPE AND RESCUE OPENING PER R310.1 - WHERE
EMERGENCY ESCAPE AND RESCUE OPENINGS ARE PROVIDED THEY SHALL HAVE
THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44 INCHES (1118 MM)
MEASURED FROM THE FLOOR. WINDOWS MINIMUM NET CLEAR OPENING OF 5.7
FEET, THE MINIMUM NET CLEAR OPENING WIDTH SHALL BE 20 INCHES (508 MM).
WINDOW MINIMUM NET CLEAR OPENING HEIGHT SHALL BE 24 INCHES (610 MM).
3. ALL DOORS SHALL BE 1-3/4" THICK UNLESS NOTED OTHERWISE.
4. ALL INTERIOR DOORS SHALL BE UNDERCUT 3/4" A.F.F. UNLESS NOTED
OTHERWISE.
5. TEMPERED GLASS IS REQUIRED IN ALL LOCATIONS ESTABLISHED BY THE IBC.
THOSE ARE AS FOLLOWS:
1. ALL GLAZING IN DOORS.
2. GLAZING WITHIN 24" OF THE EDGE OF A DOOR AND THE BOTTOM EDGE OF
GLASS IS LESS THAN 18" ABOVE THE WALKING SURFACE.
3. ANY GLAZING THAT MEETS ALL FOUR OF THE FOLLOWING CRITERIA: THE
BOTTOM EDGE IS LESS THAN 18" ABOVE WALKING SURFACE, AND THE PANE IS
GREATER THAN 9 SQUARE FEET, AND THE TOP EDGE IS GREATER THAN 36"
ABOVE WALKING SURFACE, AND A WALKING SURFACE IS WITHIN 36" OF THE
OPENING. (THE OUTBOARD PANE OF INSULATED GLASS UNITS DOES NOT
NEED TO BE TEMPERED IF THE BOTTOM EDGE OF GLASS IS 25'
OR MORE ABOVE GRADE.)
4. ALL GLAZING IN GUARDS AND RAILINGS.
5. ANY GLAZING WITHIN 60" OF A STAIRWAY, LANDING, OR RAMP IF THE
BOTTOM EDGE IS LESS THAN 60" ABOVE WALKING SURFACE (ONLY IF NO
GUARDRAIL IS PROVIDED).
6. ANY GLAZING WITHIN 60" HORIZONTALLY OF THE BOTTOM TREAD OF A
STAIRWAY IF THE BOTTOM EDGE IS LESS THAN 60" ABOVE THE NOSE OF THE
TREAD (ONLY IF NO GUARDRAIL IS PROVIDED).
7. ALL GLASS SHOWER DOORS.
6. REFER TO THE FLOOR PLANS FOR EXACT LOCATIONS OF DOORS AND
DIRECTION OF DOOR SWINGS.
7. VERIFY ALL DIMENSIONS IN FIELD PRIOR TO FABRICATION.
8. DIMENSIONS SHOWN ARE NOMINAL AND/OR ROUGH OPENINGS, CONTRACTOR
TO ACCOUNT FOR JOINTS, SHIMS, SEALANT, ETC.
9. SOME FRAME TYPES ARE REPEATED AS SIMILAR OR OPPOSITE. SEE
ELEVATIONS OR PLANS FOR QUANTITIES, LOCATIONS AND INSTALLATION.
10. LANDINGS OR FINISH FLOORS AT THE REQUIRED EGRESS DOOR SHALL NOT BE
MORE THAN 1-1/2" LOWER THAN THE TOP OF THE THRESHOLD. CRC 311.1
MARK
WD
SIZE
HGT
THK
NOTES
1
T-6"
8'-0"
13/4"
T-6"
2
12'-0"
8'-0"
1 1/2"
TEMPERED GLASS
3
2'-8"
8'-0"
11/2"
5
4
2'-8"
8'-0"
11/2"
T-0"
5
T-0"
8'-0"
1 3/4"
SOLID CORE OR 20 MIN.RATED DOOR WITH SELF-CLOSING DEVICE.
6
T-0"
8'-0"
13/4"
CASEMENT -
7
16-0"
T-0"
11/2"
10
8
2'-8"
6'-B"
11/2"
6-0"
9
4'-0"
6-8" 1
11/2"
4'-0"
10
10'-0"
6-8"
1 1/2"
TEMPERED GLASS
11
2'-8"
6-8"
11/2"
15
12
2'-8"
6-8"
11/2"
2'-0"
13
T-0"
6-8"
11/2"
2'-0"
14
2'-8"
6-8"
11/2"
CASEMENT
15
T-0"
6-8"
11/2"
20
16
6-4"
6-8"
11/4"
T-0"
17
T-0"
6'-8"
11/2"
5-0"
18
64"
6-8"
11/4"
FIXED -
19
2'-8"
6-8"
11/2"
* SEE DETAIL 5/A9 FOR WEATHER PROOFING OPENINGS
20
2'-8"
6-8"
11/2"
21
8'-0"
6-8"
1 1/2"
TEMPERED GLASS
22
2'-0"
6-8"
11/2"
? Az
23
2'-8"
6-8"
11/2"
2'-8"
6'-B"
11/2"
I I
F24
*SEE DETAIL 5/A9 FOR WEATHER PROOFING OPENINGS
WINDOW SCHEDULE <#>
MARK
SIZE
Width HEIGHT
TYPE NOTES
1
T-0"
6'-0"
CASEMENT -
2
2'-0"
T-6"
FIXED -
3
T-0"
5'-0"
FIXED
4
8'-0"
4'-0"
CASEMENT
5
T-10"
T-10"
FIXED -
6
T-0"
5'-0"
FIXED
7
T-0"
5'-0"
FIXED
8
T-0"
5'-0"
CASEMENT -
9
2'-0"
2'-0"
CASEMENT -
10
2'-0"
T-0"
CASEMENT -
11
6-0"
4'-0"
CASEMENT
12
6'4"
4'-0"
CASEMENT
13
2'-0"
2'-0"
CASEMENT
14
2'-0"
2'-0"
CASEMENT
15
4'-0"
1'-6"
CASEMENT
16
2'-0"
2'-0"
CASEMENT
17
2'-0"
2'-0"
CASEMENT
18
8'-0"
T-0"
CASEMENT
19
3'4"
5'-0"
FIXED
20
3'-0"
5-0"
FIXED
21
T-0"
5'-0"
FIXED
22
2'-0"
5-0"
FIXED
23
2'-0"
5-0"
FIXED -
* SEE DETAIL 5/A9 FOR WEATHER PROOFING OPENINGS
TOTAL LIGHTING AREA CALCULATION
LIVING ROOM, DINNING ROOM AND KITCHEN - 543 /146 = 0.27
BEDROOM #1 - 237 / 91 = 0.38
BEDROOM #2 - 131 /24=0.18
BEDROOM #3 - 131 / 24 = 0.18
BEDROOM #4 - 194 / 53 = 0.27
OPERABLE VENTILATION AREA CALCULATION
LIVING ROOM, DINNING ROOM AND KITCHEN - 543 / 114 = 0.21
BEDROOM #1 - 237 / 70 = 0.30
BEDROOM #2 - 131 /24=0.18
BEDROOM #3 - 131 / 24 = 0.18
BEDROOM #4-194/36=0.19
LEGEND
EXISTING WALL
NEW WALL
VALVE - HOT/COLD/GAS
SHB HOSE BIB
I
I
2
I
I
2'-7"
1
52'-4
12'-5" 2'-5" 6'-5" 16'-2" 14'-11"
13 14
PROJECT
15
z
13 As 16 17
3
18 3
SHEET
��fl ��
18 a
�-fl ��
TUB
A4
(N) BAT HRO M #2
g�
(N) BEDROOM #2 m
N) MSTR a
°i B
b
HROOM #1 w Z v
(N) CLST 6'-5"
9'-9" ¢ o
13
17 � 12
Ln
in
CABINE 11
(N) MSTER
BEDROOM #1
15 13'-5"
6'-11"
in
08 v
S 15'-2"
6', Q
14
47 09
(N) BEDROOM #3 (N) LST
%
H 3 m9
0 8( ALK -IN MSTR
o �
CLST
LZ
1
- -
As 1g
I
0
? Az
I I
,
2
j 3
10 9
188
As 7 O
As
12'-5"
2'-5"
8'-1"
17'-3"
T -
SECOND FLOOR PLAN
lV4..-�_o.
779� - -TT -
OUTDOOR
ICONDENSER HB HOWE
2
in
06
I
1
A6
SECOND
FLOOR
ABOVE (N)GARAGE
0
N
07 --LEJ
ib
I 15
As
20'-T'
FIRST FLOOR PLAN
1 %
1/4" = T-0'
4 I -I
INSTA FA,-
WH j'�
131
14
2:) 13
A6
(N) KITCHEN L-� 5
DW
nb
04
S
��
151
U)
17,_0„
(N) DINING ROOM
03
7'-� 5T- 2r01 -
3 m
0
(N) LIVING ROOM
\3/ V 5'-11 "v �W6-2 A
01
9,_1,.
DECK OVERHANG'
WITH L GHTING
1
A6
b
I
02 I I
I
4
m 4
A6
vo
I
6'-1"
i L
2735 DE SOTO AVE.
COSTA MESA, CA 92626
949.274.6585
JJABDESIGN@GMAIL.COM
JASON BLACKMORE
PROJECT
NEW 3 STORY 4 BEDROOM
RESIDENCE
309 CORONADO STREET
NEWPORT BEACH, CA 92661
CLIENT
SEPULVEDA BUILDERS, INC
790 NEWTON WAY
COSTA MESA, CA 92627
CONTENT
FIRST AND SECOND
FLOOR PLANS
PREPARED BY
JJB
PROJECT
180201
DATE
05.29.2018
SHEET
A4
z
GENERALNOTES
1. ALL BATHROOM TO HAVE A EXHAUST FAN 50 CFM WITH HUMIDISTAT CONTROL
2. CONTRACTOR TO FIELD VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION
3. BATHROOM / LAVATORY FAUCETS: 1.5 GALLONS PER MINUTE AT 60PSI
4. SINGLE HEAD SHOWER / BATHTUB: 1.8 GALLONS PER MINUTE AT 80PSI MULTIPLE
SHOWER HEADS SERVING ONE SHOWER: THE FLOW RATE OF ALL SHOWER HEADS
COMBINED AT 2.0 GALLONS PER MINUTE AT 80PSI, CONTROLLED BY A SINGLE
VALUE, OR SHOWER SHALL BE DESIGNED TO ALLOW ONLY ONE SHOWER HEAD OR
OUTLET TO BE IN OPERATION AT A TIME.
5. TOILETS / WATER CLOSETS: 1.28 GALLONS PER FLUSH.
6. KITCHEN FAUCETS: 1.8 GALLONS PER MINUTE AT 60PSI
7. 5/8" TYPE "X" GYPSUM WALL BOARD IN ALL LOCATIONS.
8. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ.
FT.) OR MORE IN CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF
ENCOMPASSING A 30" DIAMETER CIRCLE. CPC 411.7
9. WALL COVERING OF SHOWERS SHALL BE CEMENT PLASTER, TILE OR APPROVED
EQUAL, TO A HEIGHT OF 70" ABOVE DRAIN INLET. PROVIDE CEMENT BOARD OR
CEMENT PLASTER BACKING FOR TILE. CPC 407.5
10. EXTERIOR LATH AND PLASTER: PROVIDE 2 LAYERS OF GRADE D PAPER OVER ALL
WOOD BASE SHEATHING. CBC 2510.6
11. PROVIDE CLOTHES DRYER MOISTURE DUCT (4" MIN DIA) TO THE OUTSIDE AND
EQUIPPED WITH A BACK -DRAFT DAMPER. THE CLOTHES DRYER VENT SHALL NOT
EXCEED 14'-0" IN OVER ALL LENGTH WITH 2 ELBOWS. CMC 504.3.2
12. SMOKE ALARMS AND CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR PRIMARY
POWER FROM THE BUILDING WIRING, SHALL BE EQUIPPED WITH BATTERY BACKUP
AND INTERCONNECTED PER R314.3, R314.4 AND R315.1
13. GUARDRAIL 42" MIN. FROM FLOOR. DESIGN PER OWNER. GRILLWORK OR
BALUSTERS SHALL BE SPACED SUCH THAT A 4" SPHERE CANNOT PASS THRU. THE
OPEN SPACE BETWEEN BOTTOM ELEMENT OF GUARDRAIL SHALL NOT ALLOW A 4"
SPHERE TO PASS THROUGH.
17. 14"X6" G.I. SCREENED VENT 6" ABOVE FLOOR IN GARAGE. (1 -PER CAR)
11. DOUBLE SINK WITH 1/ 2 HP. GARBAGE DISPOSAL (WITH AIR GAP FOR DISHWASHER)
12. DISHWASHER WITH AIR GAP- VERIFY DIMENSIONS WITH MANUFACTURER'S
SPECIFICATIONS
13. PROVIDE WEATHER -RESISTANT GYPSUM WALLBOARD AT ALL ROOMS SUBJECT TO
MOISTURE, WATER CLOSET COMPARTMENTS, LAUNDRY ROOMS AND WALLS WITH
PLUMBING FIXTURES.
14. CEMENT, FIBER -CEMENT OR GLASS MAT GYPSUM BACKERS IN COMPLIANCE WITH
ASTM C1288,C1288 OR C1325 SHALL BE USED AS A BASE FOR WALL TILE IN TUB
AND SHOWERAREAS AND CEILING AND WALL PANELS IN SHOWER AREAS. WATER-
RESISTANT GYPSUM BACKING BOARD SHALL BE USED AS A BASE FOR TILE IN
WATER CLOSET COMPARTMENT WALLS WHEN INSTALLED IN ACCORDANCE WITH
GA -216 OR ASTM C840 REGULAR GYPSUM WALLBOARD IS PERMITTED UNDER TILE
OR WALL PANELS IN OTHER WALL AND CEILING AREAS WHEN INSTALLED IN
ACCORDANCE WITH GA -216 OR ASTM C840. WATER-RESISTANT GYPSUM BOARD
SHALL NOT BE USED IN THE FOLLOWING LOCATIONS: (CBC 2509.2) OVER A VAPOR
RETARDER. IN AREAS SUBJECT TO HIGH HUMIDITY, SUCH AS SAUNAS, STEAM
ROOMS OR GANG SHOWER ROOMS.
DOOR SCHEDULE, FRAME TYPE & WINDOW
GENERAL NOTES
1. CONTRACTOR TO FIELD VERIFY ALL SIZES AND TYPES PRIOR TO ORDERING
WINDOWS AND DOORS.
2. WINDOW EMERGENCY ESCAPE AND RESCUE OPENING PER R310.1 - WHERE
EMERGENCY ESCAPE AND RESCUE OPENINGS ARE PROVIDED THEY SHALL HAVE
THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44 INCHES (1118 MM)
MEASURED FROM THE FLOOR. WINDOWS MINIMUM NET CLEAR OPENING OF 5.7
FEET, THE MINIMUM NET CLEAR OPENING WIDTH SHALL BE 20 INCHES (508 MM).
WINDOW MINIMUM NET CLEAR OPENING HEIGHT SHALL BE 24 INCHES (610 MM).
3. ALL DOORS SHALL BE 1-3/4" THICK UNLESS NOTED OTHERWISE.
4. ALL INTERIOR DOORS SHALL BE UNDERCUT 3/4" A.F.F. UNLESS NOTED
OTHERWISE.
5. TEMPERED GLASS IS REQUIRED IN ALL LOCATIONS ESTABLISHED BY THE IBC.
THOSE ARE AS FOLLOWS:
1. ALL GLAZING IN DOORS.
2. GLAZING WITHIN 24" OF THE EDGE OF A DOOR AND THE BOTTOM EDGE OF
GLASS IS LESS THAN 18" ABOVE THE WALKING SURFACE.
3. ANY GLAZING THAT MEETS ALL FOUR OF THE FOLLOWING CRITERIA: THE
BOTTOM EDGE IS LESS THAN 18" ABOVE WALKING SURFACE, AND THE PANE IS
GREATER THAN 9 SQUARE FEET, AND THE TOP EDGE IS GREATER THAN 36"
ABOVE WALKING SURFACE, AND A WALKING SURFACE IS WITHIN 36" OF THE
OPENING. (THE OUTBOARD PANE OF INSULATED GLASS UNITS DOES NOT
NEED TO BE TEMPERED IF THE BOTTOM EDGE OF GLASS IS 25'
OR MORE ABOVE GRADE.)
4. ALL GLAZING IN GUARDS AND RAILINGS.
5. ANY GLAZING WITHIN 60" OF A STAIRWAY, LANDING, OR RAMP IF THE
BOTTOM EDGE IS LESS THAN 60" ABOVE WALKING SURFACE (ONLY IF NO
GUARDRAIL IS PROVIDED).
6. ANY GLAZING WITHIN 60" HORIZONTALLY OF THE BOTTOM TREAD OF A
STAIRWAY IF THE BOTTOM EDGE IS LESS THAN 60" ABOVE THE NOSE OF THE
TREAD (ONLY IF NO GUARDRAIL IS PROVIDED).
7. ALL GLASS SHOWER DOORS.
6. REFER TO THE FLOOR PLANS FOR EXACT LOCATIONS OF DOORS AND
DIRECTION OF DOOR SWINGS.
7. VERIFY ALL DIMENSIONS IN FIELD PRIOR TO FABRICATION.
8. DIMENSIONS SHOWN ARE NOMINAL AND/OR ROUGH OPENINGS, CONTRACTOR
TO ACCOUNT FOR JOINTS, SHIMS, SEALANT, ETC.
9. SOME FRAME TYPES ARE REPEATED AS SIMILAR OR OPPOSITE. SEE
ELEVATIONS OR PLANS FOR QUANTITIES, LOCATIONS AND INSTALLATION.
10. LANDINGS OR FINISH FLOORS AT THE REQUIRED EGRESS DOOR SHALL NOT BE
MORE THAN 1-1/2" LOWER THAN THE TOP OF THE THRESHOLD. CRC 311.1
KEYNOTES1#1
1. 3/4 HP GARAGE DOOR OPENER
2. OUTDOOR SHOWER WITH HOT AND COLD WATER AND SANITARY DRAIN. HOT
MOP AND TILE PAN. TILE WALLS TO CEILING.
3. MINIMUM 18 PLATFORM BELOW FAU.
4. PROVIDE 2 - 14"X 12" LOUVERED VENTS WITH 1/4" GALVANIZED MESH
SCREENING. ONE WITH 12" OF CEILING, ONE 12" ABOVE PLATFORM.
5. KITCHEN CABINETS - UPPERS AND LOWERS.
6. KITCHEN SINK WITH GARBAGE DISPOSAL.
7. CABINET DEPTH REFRIGERATOR WITH UPPERS ABOVE.
B. 5/8" TYPE "X" GYP ON ALL WALLS AND CEILING BELOW STAIR
9. SINK CABINET WITH SOLID STONE SURFACE.
10. TALL LINEN CABINET.
13. RATED WALL ASSEMBLY SEE DETAIL 2/A9.
14. RATED WALL ASSEMBLY SEE DETAIL 3/A9.
15. RATED CEILING ASSEMBLY SEE DETAIL 4/A9.
16. DEX-O-TEX WEATHERWEAR ROOF DECK COVERING - ESR -1757
DOOR SCHEDULE
MARK
WD
SIZE
HGT
THK
NOTES
1
T-6"
8'-0"
13/4"
T-6"
2
12'-0"
8'-0"
1 1/2"
TEMPERED GLASS
3
2'-8"
8'-0"
11/2"
5
4
2'-8"
8'-0"
11/2"
T-0"
5
T-0"
8'-0"
1 3/4"
SOLID CORE OR 20 MIN.RATED DOOR WITH SELF-CLOSING DEVICE.
6
T-0"
8'-0"
13/4"
CASEMENT -
7
16'-0"
T-0"
11/2"
10
8
2'-8"
6'-B"
11/2"
6'-0"
9
4'-0"
6'-8"
11/2"
4'-0"
10
10'-0"
6-8"
1 1/2"
TEMPERED GLASS
11
2'-8"
6'-8"
11/2"
15
12
2'-8"
6'-8"
11/2"
2'-0"
13
T-0"
6-8"
11/2"
2'-0"
14
2'-8"
6-8"
11/2"
CASEMENT
15
T-0"
6'-8"
11/2"
20
16
6'-4"
6-8"
11/4"
3'-0"
17
T-0"
6'-8"
11/2"
5'-0"
18
6'-4"
6'-8"
11/4"
FIXED -
19
2'-8"
6'-8"
11/2"
* SEE DETAIL 5/A9 FOR WEATHER PROOFING OPENINGS
20
2'-8"
6'-8"
11/2"
21
8'-0"
6-8"
1 1/2"
TEMPERED GLASS
22
2'-0"
6'-8"
11/2"
23
2'-8"
6'-8"
11/2"
24
2'-8"
6'-B"
11/2"
* SEE DETAIL 5/A9 FOR WEATHER PROOFING OPENINGS
WINDOW SCHEDULE <#>
MARK
SIZE
Width HEIGHT
TYPE NOTES
1
T-0"
6'-0"
CASEMENT -
2
2'-0"
T-6"
FIXED -
3
T-0"
5'-0"
FIXED
4
8'-0"
4'-0"
CASEMENT
5
T-10"
3'-10"
FIXED -
6
T-0"
5'-0"
FIXED
7
T-0"
5'-0"
FIXED
8
T-0"
5'-0"
CASEMENT -
9
2'-0"
2'-0"
CASEMENT -
10
2'-0"
2'-0"
CASEMENT -
11
6'-0"
4'-0"
CASEMENT
12
6'-0"
4'-0"
CASEMENT
13
2'-0"
2'-0"
CASEMENT
14
2'-0"
2'-0"
CASEMENT
15
4'-0"
1'-6"
CASEMENT
16
2'-0"
2'-0"
CASEMENT
17
2'-0"
2'-0"
CASEMENT
18
8'-0"
T-0"
CASEMENT
19
3'4"
5'-0"
FIXED
20
3'-0"
5-0"
FIXED
21
3'-0"
5'-0"
FIXED
22
2'-0"
5'-0"
FIXED
23
2'-0"
5-0"
FIXED -
* SEE DETAIL 5/A9 FOR WEATHER PROOFING OPENINGS
TOTAL LIGHTING AREA CALCULATION
LIVING ROOM, DINNING ROOM AND KITCHEN - 543 / 146 = 0.27
BEDROOM #1 - 237 / 91 = 0.38
BEDROOM #2 - 131 /24=0.18
BEDROOM #3 - 131 / 24 = 0.18
BEDROOM #4 - 194 / 53 = 0.27
OPERABLE VENTILATION AREA CALCULATION
LIVING ROOM, DINNING ROOM AND KITCHEN - 543 / 114 = 0.21
BEDROOM #1 - 237 / 70 = 0.30
BEDROOM #2 - 131 /24=0.18
BEDROOM #3 - 131 / 24 = 0.18
BEDROOM #4-194/36=0.19
LEGEND
EXISTING WALL
mono///�EIATY&TVITAlI
_pG
_P�_C VALVE - HOT/COLD/GAS
-p;p
SHB HOSE BIB
3 \ 114'T
IRD FLOOR PLAN
i l4" = 1'-0"
2735 DE SOTO AVE.
COSTA MESA, CA 92626
949.274.6585
JJABDESIGN@GMAIL.COM
JASON BLACKMORE
PROJECT
�4�
NEW 3 STORY 4 BEDROOM
RESIDENCE
309 CORONADO STREET
NEWPORT BEACH, CA 92661
CLIENT
SEPULVEDA BUILDERS, INC
790 NEWTON WAY
COSTA MESA, CA 92627
CONTENT
PREPARED BY JJB
PROJECT 180201
DATE 05.29.2018
SHEET
A5
?-4
(N) RIDGE
38'-0"
3RD FLOOR TOP OF WALL
35'-0"
I
OIL
TOP OF RAILING
31'-6"
OL (N) 3RD FLOOR
28'-0" I
CEILING HEIGHT
27'-0"
(N) 2ND FLOOR
19'-0"
CEILING HEIGHT
18'-0"
METAL ROOFING
I
LIGHTER OR DARKER —
CHANGE IN PAINT CO OR
IIV
SMOOTH STUCCO FINISH. 2
LAYERS GRADE D BUILDING
PAPER BARRIER
(N) FINISH FLOOR (1ST FLR)
9'-0"
NOTE:
HEIGHT CERTIFICATION REQUIRED
EAST ELEVATION - STONE OPTION 2
114" = 1._0..
(N) RIDGE
38'-0"
3RD FLOOR TOP OF WALL
35'-0"
OIL TOP OF RAILING
31'-6"
OL (N) 3RD FLOOR
28'-0"
CEILING HEIGHT
27'-0"
0
LTJ
OL (N) 2ND FLOOR
19'_0" R
CEILING HEIGHT
18'-0"
SMOOTH STUCCO
12
A4
(N) FINISH FLOOR (1ST FLR)
9'-0"
NOTE:
HEIGHT CERTIFICATION REQUIRED
4 WEST ELEVATION
va^ = n0^
1
�2 3
SLOPE
12
73
SLOPE
K]Sb
(N) RIDGE
38'-0"
I 3RD FLOOR TOP OF WALL
35'-0"
TOP OF RAILING
31'-6"
(N)3RD FLOOR
28'-0"
CEILING HEIGHT
27'-0"
I
OL (N)2ND FLOOR
19'-0"
CEILING HEIGHT
18'-0"
SMOOTH STUC
R LAYERS GRADI
PAPER BARRIE
(N) FINISH FLOOR (1ST FLR)
9'-0"
NOTE:
HEIGHT CERTIFICATION REQUIRED
l SOUTH ELEVATION
� 1 va•� = r-0•
(N) RIDGE
38'-0"
3RD FLOOR TOI
35'-0"
OL TOP OF RAILIN(
31'-6"
OL (N) 3RD FLOOR
28'-0"
CEILING HEIGH'
27'-0"
I
OL (N) 2ND FLOOR
FL 19.-0„
CEILING HEIGH
18'-0"
OIL (N) FINISH FLOC
9'-0"
NOTE:
HEIGHT CERTIFICATION REQUIRED
1 NORTH ELEVATION
2735 DE SOTO AVE.
COSTA MESA, CA 92626
949.274.6585
JJABDESIGN@GMAIL.COM
JASON BLACKMORE
PROJECT
NEW 3 STORY 4 BEDROOM
RESIDENCE
309 CORONADO STREET
NEWPORT BEACH, CA 92661
CLIENT
SEPULVEDA BUILDERS, INC
790 NEWTON WAY
COSTA MESA, CA 92627
CONTENT
ELEVATIONS
PREPARED BY JJB
PROJECT 180201
DATE 05.29.2018
SHEET
7.97'
3 \ BUIING SECTION 114
LD
1119191
7.97'
1 \BUILDING SECTION
il4" = 1'-0"
BUILDING SECTION
7.2'
M- 161
7.2'
2 ) BUILDING SECTION
r14191
2735 DE SOTO AVE.
COSTA MESA, CA 92626
949.274.6585
JJABDESIGN@GMAIL.COM
JASON BLACKMORE
i4�
PROJECT
NEW 3 STORY 4 BEDROOM
RESIDENCE
309 CORONADO STREET
NEWPORT BEACH, CA 92661
CLIENT
SEPULVEDA BUILDERS, INC
790 NEWTON WAY
COSTA MESA, CA 92627
CONTENT
BUILDING SECTIONS
PREPARED BY JJB
PROJECT 180201
DATE 05.29.2018
SHEET
A7
2
2ND FLOOR BELOW
ROOF PLAN
v4" = r -o„
ROOF KEYNOTES
ONEW METAL ROOF SYSTEM. MANUFACTURER: METAL SALES
MANUFACTURING CORPORATION -PRODUCT NAME -VERTICAL
SEAM. APPROVAL ESR -2385.
GENERAL NOTES
1. VERIFY ROOF SLOPE PRIOR TO CONSTRUCTION.
2. INSULATION HAS 1" MIN. AIR SPACE ABOVE IN VAULTED CEILING.
3. INSTALLATION OF ROOFING SHALL BE IN ACCORDANCE WITH
MANUFACTURES SPECIFICATIONS.
4. COMPOSITION SHINGLE ROOF OVER LAPPED 30# A.S. FELT (TYP. THRU OUT)
5. COORDINATE INSTALLATION OF NEW ROOFING WITH OTHER TRADES.
REPORT ANY CONFLICTS WITH ITEMS INSTALLED BY OTHER TRADES TO
DESIGNER.
6. ALL ROOF CURBS FOR NEW ROOFTOP EXHAUST FANS, HVAC UNITS AND
CONDENSING UNITS SHALL HAVE CURB HEIGHTS THAT WILL ALLOW FOR A
MINIMUM OF 8" BASE FLASHING HEIGHTS FOR THE ROOF SYSTEM.
7. ALL PLUMBING VENTS SHALL EXTEND ABOVE THE FINISHED SURFACE OF
THE ROOF SYSTEM AS REQUIRED TO PROVIDE FOR A MINIMUM OF 8" BASE
FLASHING.
8. PROVIDE 36" WIDE WALK PADS @ SERVICE SIDE OF ALL MECH. EQUIPMENT.
9. ALL EXPOSED METAL FLASHING/ TRIM PIECES TO BE PRE -FINISHED 24 GA.
STL. U.N.O.. PROVIDE PRE -FINISHED OR FIELD PAINT FLASHING ONLY AS
NOTED.
10. R903.4.1 OVERFLOW DRAINS AND SCUPPERS. WHERE ROOF DRAINS ARE
REQUIRED, OVERFLOW DRAINS HAVING THE SAME SIZE AS THE ROOF
DRAINS SHALL BE INSTALLED WITH THE INLET FLOW LINE LOCATED 2
INCHES (51 MM) ABOVE THE LOW POINT OF THE ROOF, OR OVERFLOW
SCUPPERS HAVING THREE TIMES THE SIZE OF THE ROOF DRAINS AND
HAVING A MINIMUM OPENING HEIGHT OF 4 INCHES (102 MM) SHALL BE
INSTALLED IN THE ADJACENT PARAPET WALLS WITH THE INLET FLOW
LOCATED 2 INCHES (51 MM) ABOVE THE LOW POINT OF THE ROOF SERVED.
THE INSTALLATION AND SIZING OF OVERFLOW DRAINS, LEADERS AND
CONDUCTORS SHALL COMPLY WITH THE CALIFORNIA PLUMBING CODE.
11. PROVIDE ICE BREAKS AT ALL PERIMETER AREAS OF STANDING SEAM
ROOFING.
12. PROVIDE 36" WIDE WALK PADS @ SERVICE SIDE OF ALL MECH. EQUIPMENT.
& PROVIDE 36" WIDE WALK PADS AROUND ALL ROOF HATCHES & 72"X72"
PADS AT LADDERS.
13. ALL EXPOSED METAL FLASHING/ TRIM PIECES TO BE PRE -FINISHED 24 GA.
STL. U.N.O.. PROVIDE PRE -FINISHED OR FIELD PAINT FLASHING ONLY AS
NOTED.
14. GUTTERS - ALL GUTTERS TO BE PRE -FINISHED 24 GA. STL.. PROVIDE
PRE -FINISHED GALV. STL. BENT PLATE BRACKETS AND 14GAX1" GALV. STL.
SPACERS @ 36" O.C. MAX. - STAGGER W/ EACH OTHER @ 18" O.C.. PROVIDE
PRE -FORMED
15. GUTTER E.J.'S PER SMACNA FIG. 1-7, TYP. @ 30'-0" MAX.. PROVIDE S.S.
SCREENS @ ALL GUTTERS PER SMACNA FIG 1-24.
16. ALL DOWNSPOUTS TO BE PRE -FINISHED 24 GA. GALV. STL., PER SMACNA
FIG 1-32B. DOWNSPOUTS ARE 6"X6" U.N.O.. LOCATED AS NOTED ON ROOF
PLAN. 15GA.X2" GALV. STL. HANGERS @ 48" O.C. MAX. PER SMACNA FIG
1-35B.
17. PROVIDE PAINTED 4' TALL CAST ALUM. DOWNSPOUT BOOTS @ ALL DOWN
SPOUTS, TIE INTO SUB -GRADE DRAINAGE, RE: CIVIL.
18. TAPERED INSULATION TO BE 1/4" PER FOOT MIN. SLOPE TO DRAIN. ROOF
PLAN SHOWS TAPERED INSULATION FOR GRAPHIC REPRESENTATION ONLY.
CONTRACTOR TO VERIFY INSULATION REQUIRED TO SLOPE PRIOR TO
MEMBRANE INSULATION.
19. PROVIDE TAPERED INSULATION CRICKETS 1/4" PER FOOT MIN. SLOPE @
HIGH SIDE OF ALL MECHANICAL UNITS AND ROOF HATCHES, TO SHED
WATER AROUND AND MAINTAIN POSITIVE ROOF DRAINAGE.
20. ALL WOOD BLOCKING AT ROOF EDGES, RIDGES, ETC. TO BE 2X FR -WD
BLOCKING.
21. VERIFY ELEVATION OF ROOF DRAIN RELATIVE TO OVERFLOW SCUPPER
PRIOR TO INSTALLATION OF SCUPPERS
l i L
9jz!6,Lkko'
2735 DE SOTO AVE.
COSTA MESA, CA 92626
949.274.6585
JJABDESIGN@GMAIL.COM
JASON BLACKMORE
PROJECT
NEW 3 STORY 4 BEDROOM
RESIDENCE
309 CORONADO STREET
NEWPORT BEACH, CA 92661
CLIENT
SEPULVEDA BUILDERS, INC
790 NEWTON WAY
COSTA MESA, CA 92627
CONTENT
aslolu ilml
PREPARED BY JJB
PROJECT 180201
DATE 05.29.2018
SHEET
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ROOF KEYNOTES
ONEW METAL ROOF SYSTEM. MANUFACTURER: METAL SALES
MANUFACTURING CORPORATION -PRODUCT NAME -VERTICAL
SEAM. APPROVAL ESR -2385.
GENERAL NOTES
1. VERIFY ROOF SLOPE PRIOR TO CONSTRUCTION.
2. INSULATION HAS 1" MIN. AIR SPACE ABOVE IN VAULTED CEILING.
3. INSTALLATION OF ROOFING SHALL BE IN ACCORDANCE WITH
MANUFACTURES SPECIFICATIONS.
4. COMPOSITION SHINGLE ROOF OVER LAPPED 30# A.S. FELT (TYP. THRU OUT)
5. COORDINATE INSTALLATION OF NEW ROOFING WITH OTHER TRADES.
REPORT ANY CONFLICTS WITH ITEMS INSTALLED BY OTHER TRADES TO
DESIGNER.
6. ALL ROOF CURBS FOR NEW ROOFTOP EXHAUST FANS, HVAC UNITS AND
CONDENSING UNITS SHALL HAVE CURB HEIGHTS THAT WILL ALLOW FOR A
MINIMUM OF 8" BASE FLASHING HEIGHTS FOR THE ROOF SYSTEM.
7. ALL PLUMBING VENTS SHALL EXTEND ABOVE THE FINISHED SURFACE OF
THE ROOF SYSTEM AS REQUIRED TO PROVIDE FOR A MINIMUM OF 8" BASE
FLASHING.
8. PROVIDE 36" WIDE WALK PADS @ SERVICE SIDE OF ALL MECH. EQUIPMENT.
9. ALL EXPOSED METAL FLASHING/ TRIM PIECES TO BE PRE -FINISHED 24 GA.
STL. U.N.O.. PROVIDE PRE -FINISHED OR FIELD PAINT FLASHING ONLY AS
NOTED.
10. R903.4.1 OVERFLOW DRAINS AND SCUPPERS. WHERE ROOF DRAINS ARE
REQUIRED, OVERFLOW DRAINS HAVING THE SAME SIZE AS THE ROOF
DRAINS SHALL BE INSTALLED WITH THE INLET FLOW LINE LOCATED 2
INCHES (51 MM) ABOVE THE LOW POINT OF THE ROOF, OR OVERFLOW
SCUPPERS HAVING THREE TIMES THE SIZE OF THE ROOF DRAINS AND
HAVING A MINIMUM OPENING HEIGHT OF 4 INCHES (102 MM) SHALL BE
INSTALLED IN THE ADJACENT PARAPET WALLS WITH THE INLET FLOW
LOCATED 2 INCHES (51 MM) ABOVE THE LOW POINT OF THE ROOF SERVED.
THE INSTALLATION AND SIZING OF OVERFLOW DRAINS, LEADERS AND
CONDUCTORS SHALL COMPLY WITH THE CALIFORNIA PLUMBING CODE.
11. PROVIDE ICE BREAKS AT ALL PERIMETER AREAS OF STANDING SEAM
ROOFING.
12. PROVIDE 36" WIDE WALK PADS @ SERVICE SIDE OF ALL MECH. EQUIPMENT.
& PROVIDE 36" WIDE WALK PADS AROUND ALL ROOF HATCHES & 72"X72"
PADS AT LADDERS.
13. ALL EXPOSED METAL FLASHING/ TRIM PIECES TO BE PRE -FINISHED 24 GA.
STL. U.N.O.. PROVIDE PRE -FINISHED OR FIELD PAINT FLASHING ONLY AS
NOTED.
14. GUTTERS - ALL GUTTERS TO BE PRE -FINISHED 24 GA. STL.. PROVIDE
PRE -FINISHED GALV. STL. BENT PLATE BRACKETS AND 14GAX1" GALV. STL.
SPACERS @ 36" O.C. MAX. - STAGGER W/ EACH OTHER @ 18" O.C.. PROVIDE
PRE -FORMED
15. GUTTER E.J.'S PER SMACNA FIG. 1-7, TYP. @ 30'-0" MAX.. PROVIDE S.S.
SCREENS @ ALL GUTTERS PER SMACNA FIG 1-24.
16. ALL DOWNSPOUTS TO BE PRE -FINISHED 24 GA. GALV. STL., PER SMACNA
FIG 1-32B. DOWNSPOUTS ARE 6"X6" U.N.O.. LOCATED AS NOTED ON ROOF
PLAN. 15GA.X2" GALV. STL. HANGERS @ 48" O.C. MAX. PER SMACNA FIG
1-35B.
17. PROVIDE PAINTED 4' TALL CAST ALUM. DOWNSPOUT BOOTS @ ALL DOWN
SPOUTS, TIE INTO SUB -GRADE DRAINAGE, RE: CIVIL.
18. TAPERED INSULATION TO BE 1/4" PER FOOT MIN. SLOPE TO DRAIN. ROOF
PLAN SHOWS TAPERED INSULATION FOR GRAPHIC REPRESENTATION ONLY.
CONTRACTOR TO VERIFY INSULATION REQUIRED TO SLOPE PRIOR TO
MEMBRANE INSULATION.
19. PROVIDE TAPERED INSULATION CRICKETS 1/4" PER FOOT MIN. SLOPE @
HIGH SIDE OF ALL MECHANICAL UNITS AND ROOF HATCHES, TO SHED
WATER AROUND AND MAINTAIN POSITIVE ROOF DRAINAGE.
20. ALL WOOD BLOCKING AT ROOF EDGES, RIDGES, ETC. TO BE 2X FR -WD
BLOCKING.
21. VERIFY ELEVATION OF ROOF DRAIN RELATIVE TO OVERFLOW SCUPPER
PRIOR TO INSTALLATION OF SCUPPERS
l i L
9jz!6,Lkko'
2735 DE SOTO AVE.
COSTA MESA, CA 92626
949.274.6585
JJABDESIGN@GMAIL.COM
JASON BLACKMORE
PROJECT
NEW 3 STORY 4 BEDROOM
RESIDENCE
309 CORONADO STREET
NEWPORT BEACH, CA 92661
CLIENT
SEPULVEDA BUILDERS, INC
790 NEWTON WAY
COSTA MESA, CA 92627
CONTENT
aslolu ilml
PREPARED BY JJB
PROJECT 180201
DATE 05.29.2018
SHEET