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HomeMy WebLinkAbout07_Sloan Residence Coastal Development Permit _PA2018-149 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT December 13, 2018 Agenda Item No. 7 SUBJECT: Sloan Residence (PA2018-149) Coastal Development Permit No. CD2018-065 SITE LOCATION: 1134 East Balboa Blvd. APPLICANT: Brandon Architects, Inc. OWNER: Stephan and Vanessa Sloan PLANNER: Chelsea Crager, Associate Planner 949-644-3227, ccrager@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-B (Single-Unit Residential Detached – (6.0-9.9 DU/AC))  Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY The applicant requests a coastal development permit (CDP) for the demolition of an existing single family dwelling and the construction of a new, three-story, 2,797-square-foot single- family dwelling and 520-square-foot two-car garage. The proposed development includes landscape, hardscape, accessory structures, and subsurface drainage facilities all within the confines of private property. The site is protected by an existing bulkhead that is not proposed to be modified as a part of this permit. Work includes maintenance and repair of an existing cantilevered deck. The design complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 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. CD2018-065 (Attachment No. ZA 1). 1 Sloan Residence (PA2018-149) Zoning Administrator, December 13, 2018 Page 2 DISCUSSION Land Use and Development Standards  The project is located in the R-1 Zoning District, which allows a maximum of one residential dwelling unit on a single legal lot, and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required and 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 two- and three-story, single- family and two-family residences. The design, bulk, and scale of the proposed development is consistent with the 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 (East Balboa Blvd.) 2 feet 6 inches (garage) 6 feet (main building) 2 feet 6 inches (garage) 6 feet (main building) Front (Water side, measured from abandoned right-of-way) 0 feet 0 feet Sides 3 feet 3 feet Allowable Floor Area 3,360 square feet 3,317 square feet Allowable 3rd Floor Area 336 square feet 336 square feet Open Space 252 square feet 253 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 lowest finished first floor elevation of the proposed residence is 9.00 feet North American Vertical Datum of 1988 (NAVD88), which meets the minimum required 9.00-foot (NAVD88) elevation standard.  The existing development includes a private seawall/bulkhead along the waterway. A Bulkhead Condition Report prepared by PMA Consulting, Inc., dated June 9, 2018, concludes that the existing seawall wall is in good condition without noticeable evidence of distress. It is not anticipated that it will need repair or replacement in the next 75 years. 2 Sloan Residence (PA2018-149) Zoning Administrator, December 13, 2018 Page 3  A project-specific Coastal Hazards Analysis Report was prepared by PMA Consulting, Inc., dated June 9, 2018. The bay water elevation (currently maximum 7.20 NAVD88) may exceed the current 8.45 feet NAVD88 top of bulkhead elevation during high tide or storm events. The proposed finished floor of the residence is 9.00 feet NAVD88 and a six-inch waterproofing curb is proposed to be constructed around the perimeter of the dwelling that would protect against flooding up to an elevation of 9.50 feet NAVD88. The report concludes that flooding, wave run up and erosion will not significantly impact this property over the expected life of the proposed development.  Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction.  The property is located in an area known for the potential 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. Water Quality  Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the project site’s proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) was prepared by Forkert Engineering & Surveying, Inc., dated June 7, 2018. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices (BMPs), and use of a low-impact development approach to retain the design storm runoff volume on site. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance.  The project design addresses water quality with a construction erosion control plan that outlines temporary BMPs to be implemented during constru ction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 3 Sloan Residence (PA2018-149) Zoning Administrator, December 13, 2018 Page 4  The project includes 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 between the nearest public road and the sea or shoreline; however, the project will not affect the public’s ability to gain access to, use, and/or view the coast and nearby recreational facilities. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence with a new single-family residence in an R-1 zoning district. 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. The proposed scope of work involves the removal and replacement of an existing single-family residence with a new single family residence. Development will occur within the confines of private property, and existing coastal access conditions will not be affected. Coastal access is currently provided and will continue to be provided by street ends throughout the Balboa Peninsula with access to the beach and water, including the D Street end adjacent to the property.  The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family home with a new single family residence that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing and anticipated neighborhood pattern of development. The cantilevered deck will be repaired and a guardrail added without significant change. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of 4 Sloan Residence (PA2018-149) Zoning Administrator, December 13, 2018 Page 5 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 a 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, 2,797-square-foot, single-family residence and attached 520-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: GBR/cc Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 5 Attachment No. ZA 1 Draft Resolution 6 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-065 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE-STORY, SINGLE-FAMILY RESIDENCE AND ATTACHED TWO-CAR GARAGE AT 1134 EAST BALBOA BOULEVARD (PA2018-149) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects, Inc. (“Applicant”), on behalf of Stephan and Vanessa Sloan (“Owner”), with respect to property located at 1134 East Balboa Boulevard, requesting approval of a coastal development permit. 2. The property is legally described as Lot 18 of the East Side Balboa Tract of Newport Beach. 3. The applicant proposed the demolition of a single-family dwelling and the construction of a new, three-story, 2,797-square-foot single-family residence including an attached 520-square-foot two-car garage. The proposed development includes landscape, hardscape, accessory structures, and subsurface drainage facilities all within th e confines of private property. The site is protected by an existing bulkhead that is not proposed to be modified as a part of this permit. Work includes maintenance and repair of an existing cantilevered deck. 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-B (Single-Unit Residential - 6.0 - 9.9 DU/AC) and the property is located within the R-1 (Single-Unit Residential) Coastal Zone District. 6. A public hearing was held on December 13, 2018, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to and considered by the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 7 Zoning Administrator Resolution No. ZA2018-### Page 2 of 9 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 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 construction of a new three-story, 2,797-square-foot, single-family residence and attached 520- square-foot, two-car garage in the R-1 Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), 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 3,360 square feet and the proposed gross floor area is 3,317 square feet. b. The proposed development will provide the minimum required setbacks, which are six (6) feet for the main building and two (2) feet six (6) inches along the front property line abutting East Balboa Boulevard, three (3) feet along each side property line, and zero (0) feet along the abandoned right of way abutting the waterway. c. The highest guardrail is no more than 24 feet, measured from the established grade level of 9.00 feet (NAVD 88) and the highest roof ridge is no more than 29 feet, measured from the established grade, which complies with the maximum height limitation. d. The project includes enclosed garage parking for two vehicles, which complies with the minimum two-car garage parking requirement. 2. The neighborhood is predominantly developed with two- and three-story, single-family and two-family residences. The proposed design, bulk, and scale of the development 8 Zoning Administrator Resolution No. ZA2018-### Page 3 of 9 will be consistent with the existing neighborhood pattern of development and expected future development. 3. The existing development includes a private seawall/bulkhead along the waterway. A Bulkhead Condition Report prepared by PMA Consulting, Inc., dated June 9, 2018, concludes that the wall is in good condition. There are no repairs or alterations proposed. It is not anticipated that the wall will need repair or replacement in the next 75 years . 4. 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. 5. A project-specific Coastal Hazards Analysis Report was prepared by PMA Consulting, Inc., dated June 9, 2018. The bay water elevation (currently maximum 7.20 NAVD88) may exceed the current 8.45 feet NAVD88 top of bulkhead elevation during high tide or storm events. The proposed finished floor of the residence is 9.00 feet NAVD88 and a six-inch waterproofing curb is proposed to be constructed around the perimeter of the dwelling that would protect against flooding up to an elevation of 9.50 feet NAVD88. The report concludes that flooding, wave run up and erosion will not significantly impact this property over the expected life of the proposed development. 6. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the project site’s proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) was prepared by Forkert Engineering & Surveying, Inc., dated June 7, 2018. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices (BMPs), and use of a low-impact development approach to retain the design storm runoff volume on site. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 7. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system. 8. 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. 9 Zoning Administrator Resolution No. ZA2018-### Page 4 of 9 9. New landscaping will be verified for compliance with NBMC Section 21.30.075. A condition of approval is included that requires drought-tolerant, and prohibits invasive, species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 10. The property is not located near designated public viewpoints or coastal view roads and will not negatively impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone . Facts in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public’s ability to gain access to, use, and/or view the coast and nearby recreational facilities. The 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 in the R-1 zoning district. 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 cantilevered deck will be repaired and maintained in place. 2. The residential lot does not currently provide nor does it inhibit public coastal access. The proposed scope of work involves the removal and replacement of an existing single-family residence with a new single-family residence. Development will occur within the confines of private property, and existing coastal access conditions will not be affected. Coastal access is currently provided and will continue to be provided by street ends throughout the Balboa Peninsula with access to the water, including at the D Street end adjacent to the site. 3. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family home with a new single-family residence that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the 10 Zoning Administrator Resolution No. ZA2018-### Page 5 of 9 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. CD2018-065, 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 13TH DAY OF DECEMBER, 2018. _____________________________________ Patrick J. Alford, Zoning Administrator 11 Zoning Administrator Resolution No. ZA2018-### Page 6 of 9 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. CD2018-065 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted 4. Prior to the issuance of a 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. 5. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. 6. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 7. 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. 8. This Coastal Development Permit may be modified or revoked b y 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. 12 Zoning Administrator Resolution No. ZA2018-### Page 7 of 9 9. Best Management Practices and Good Housekeeping Practices shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan. 10. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 11. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the coastal development 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. 12. Prior to issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 13. 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. 14. All landscape materials and irrigation systems shall be maintained in accordan ce 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 irrigati on systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 15. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 16. 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. 17. 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. 13 Zoning Administrator Resolution No. ZA2018-### Page 8 of 9 18. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 19. 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. 20. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 21. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 22. 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 Sloan Residence including, but not limited to, Coastal Development Permit No. CD2018-065 (PA2018-149). 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 14 Zoning Administrator Resolution No. ZA2018-### Page 9 of 9 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. CD2018-065 PA2018-149 1134 East Balboa Boulevard Subject Property 17 Attachment No. ZA 3 Project Plans 18 Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00" Distance N E 1 1 A101 SIM R @ 7 1/2"20 1i NORTH ARROW PROPERTY LINE TAG SECTION INDICATOR ROOM TAG (NAME / AREA) CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG WINDOW TAG DOOR TAG WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) ALUMINUM CONCRETE EARTH GYPSUM - PLASTER INSULATION - RIGID MASONRY - BRICK/STONE MASONRY - CONCRETE BLOCK PLYWOOD / GLU-LAM TIMBER SAND STEEL WOOD JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT T-1.0 10/05/2018 1134-2018TITLE SHEETSLOAN BEACH SLOAN BEACHSLOAN RESIDENCE1134 EAST BALBOA BLVD.NEWPORT BEACH, CA92661CDP 1134 EAST BALBOA BLVD.NEWPORT BEACH, CA 92661CAITLIN SMITH JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT T-1.0 10/05/2018 1134-2018TITLE SHEETSLOAN BEACH SLOAN BEACHSLOAN RESIDENCE1134 EAST BALBOA BLVD.NEWPORT BEACH, CA92661CDP 1134 EAST BALBOA BLVD.NEWPORT BEACH, CA 92661CAITLIN SMITH REF. 8/T-1.0FLOOR AREA HEIGHT NBMC (NEWPORT BEACH MUNICIPAL CODE) CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC, 2016 CPC, AND 2016 CMC, 2016 CAL GREEN R-3 / U 1-HR. CODES: OCCUPANCY CLASSIFICATION OCCUPANCY SEPARATIONS (GARAGE) OCCUPANT LOAD TYPE OF CONSTRUCTION OWNER: ARCHITECT: N/AALLOWABLE BLDG. AREA (PER CBC TBL. 503) FLOOR & FLOOR-CEILINGS N/A BRANDON ARCHITECTS, INC. 151 KALMUS DR. STE. G-1 COSTA MESA, CA 92626 P: 714.754.4040 WWW.BRANDONARCHITECTS.COM STRUCTURAL ENGINEER:CIVIL ENGINEER: GENERAL CONTRACTOR:LANDSCAPE DESIGNER: SURVEYOR:SOILS ENGINEER:SITE 1 UNIT V-B - SPRK'R. 3 STORY THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON E. BALBOA BLVD. THE LOT IS APPOXIMATLY 29.99' WIDE BY 171.15' DEEP, IT IS ZONED R-1 AND IS APPX. 5,270 S.F. THE PROPERTY INCLUDES A 2 STORY SINGLE FAMILY RESIDENCE TO BE DEMOLISHED. CLIENT PROPOSES TO BUILD A NEW 3 STORY SINGLE FAMILY RESIDENCES OF APPX. 3,100 S.F. INCLUDING AN ATTACHED 2-CAR GARAGE OF APPX. 480 S.F. TO BE WOOD FRAMED WITH A SLAB FOUNDATION. THE PROJECT WILL BE CONTEMPORARAY WITH SOME TRIDITIONAL ACCENTS. THE HOME WILL INCLUDED BUT NOT LIMITED TO THE FOLLOWING: AMPLED INDOOR/OUTDOOR LIVING SPACES, PARKING WILL BE PROVIDED IN THE FORM OF A 2-CAR GARAGE. THE EXTERIOR MATERIALS WILL BE OF A RICH QUALITY AND HIGH DURABILITY; CONSISTING PRIMARILY OF HORIZONTAL WOOD SIDING, VERTICAL WOOD SIDING, AND THE USE OF SOME METAL STONE. THE HOME WILL HAVE (3) BEDROOM, (3) FULL BATH, (1) HALF BATH AND A BONUS ROOM FIRE SPRINKLER: NFPA 13D YES DEFERRED SUBMITTALS 8PROJECT STATISTICS 5 3 1 249 10 AGENCIES & PUBLIC SERVICES VICINITY MAP/ PROJECT DESCRIPTION MATERIAL LEGEND ANNOTATION LEGEND CODE REVIEW SHEET LISTSITE INFORMATION11 7 6SPECIAL INSPECTIONS PROJECT DIRECTORYPROJECT DIRECTORY PROJECT DESCRIPTION: SLOAN BEACH BRANDON ARCHITECTS, INC.STEPHEN & VANESSA SLOAN 1134 EAST BALBOA BLVD. NEWPORT BEACH, CA 92661 MATT MENLOVE UNITED CUSTOM HOMES 10725 ELLIS AVENUE FOUNTAIN VALLEY, CA 92708 P: 949.945.0905 LIC: 949005 TBD BUILDING AREA SCHEDULE Name AREA COMMENTS FIRST FLOOR 1148 SF SECOND FLOOR 1311 SF THIRD FLOOR 336 SF 2794 SF GARAGE 520 SF 520 SF GRAND TOTAL 3314 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS ENTRY 28 SF OPEN AREA PORCH 253 SF OPEN AREA VIEW DECK 522 SF DECK 314 SF GRAND TOTAL 1117 SF APEX LAND SURVEYING, INC. PAUL CRAFT, LIC. NO. 8516 HUNTINGTON BEACH, CA 92646 P: 714.488.5006 F: 714.333.4440 TBD ROB MCCARTHY CONSULTING, INC. 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 P: 949.629.2539 REPORT NO. 20180502-1 TBD SHEET #DRAWING TITLE T-1.0 TITLE SHEET T-1.1 GENERAL ARCHITECTURAL NOTES T-1.2 SUPPLEMENTAL NOTES & DOCUMENTS SUR TOPOGRAPHIC SURVEY A-0.0 ARCHITECTURAL SITE PLAN G-02 PRECISE GRADING PLAN G-03 EROSION CONTROL PLAN A-1.0 3-DIMENSIONAL VIEWS A-2.0 FLOOR PLANS A-3.0 ROOF PLAN A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-4.1 EXTERIOR ELEVATIONS A-5.0 BUILDING SECTIONS S1 FOUNDATION PLAN AP-1 BUILDING AREA PLANS INTERIOR DESIGNER: JESSICA MENLOVE 801.641.2537 DIG ALERT: 1.800.227.2600 SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 SOUTHERN CALIFORNIA GAS: 1.800.427.2000 CITY WATER & SEWER: 1.949.644.3011 PACIFIC BELL TELEPHONE: 1.800.750.2355 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.: 1.949.644.3311 CITY OF NEWPORT BEACH PLANNING DEPT.: GENERAL INFOMATION: 1.949.644.3200 ZONING INFORMATION:1.949.644.3204 CITY OF NEWPORT BEACH BUILDING DEPT.: GENERAL:1.949.644.3275 PERMITS:1.949.644.3288 INSPECTIONS:1.949.644.3255 NEWPORT BEACH FIRE DEPARTMENT:1.949.644.3106 ORANGE COUNTY HEALTH SERVICES:1.714.834.3882 NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY FOR REVIEW. C.N.B. NOTE:CHRISTOPHER BRANDON, PRINCIPAL ARCHITECT IS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING. (NBMC 15.02.010) 1.LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE SUBMITTAL (FOR H.O.A. PURPOSES). 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. 4. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 5. FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 6. GLASS GUARD/HANDRAILS 1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD 2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS LEGAL DESCRIPTION: LOT INFORMATION: ZONED: R-1 SITE AREA:5,270 S.F. BUILDABLE AREA: 1,680 S.F. TOTAL ALLOWABLE AREA: 2 x 1,680 S.F. = 3,360 S.F. REQ'D. OPEN VOLUME = 1,680X .15 = 252 MAX. THIRD FLR. ALLOWABLE = 1,680 X .2 = 336 OPEN VOLUME PROVIDED = 230 SF EXISTING BUILDING INFORMATION: EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED EXISTING S.F. = 2,315 S.F. (782 S.F.) GARAGE (3 BEDS. TTL.) ZONING INFORMATION: FRONT SETBACK: 2.5 FT. TO GARAGE 6 FT.TO BUILDING REAR SETBACK: 0 FT. LEFT SETBACK: 3 FT. RIGHT SETBACK: 3 FT. BUILDABLE AREA: 1,619 S.F. APN: 048-151-57 LOT 18, BLOCK 17, CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA M.M. 107/1-7 1134 EAST BALBOA BLVD., NEWPORT BEACH, CA, 92661 NO. REVISION DATENO. REVISION DATE LANDSCAPE AREA SCHEDULE NAME AREA COMMENTS L1 128 SF L2 31 SF GRAND TOTAL 159 SF TITLE 24 CONSULTANT: TBD TOAL ENGINEERING, INC. 139 AVENIDA NAVARRO SAN CLEMENTE, CA 92672 P.949.492.8586 PLAMEN PETROV PMA CONSULTING, INC. 28161 CASITAS CT., LAGUNA NIGUEL, CA 92677 P:714.717.7542 19 PARCEL 1E BALBOA BLVD D STREET℄℄BALBOA TRACTM.M. 6/15BLOCK KLOT 17PARCEL 3PARCEL 2LOT 18BALBOA TRACTM.M. 4/20BLOCK 17LOT 17LOT 1876.00'N26°42'52"E 168.08'70.00'6.00'30.00'62.08'N26°42'52"E 171.15'6.00'76.00'70.00'30.00'65.15'N63°17'08"W 29.99' N69°07'43"W 3 0 . 1 5 'BASIS OF BEARINGS BENCHMARK INFORMATIONBENCHMARK NO: NB1-4-71DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISKSTAMPED "NB1-4-71", SET IN THE TOP OF A 4 IN. BY 4 IN. CONCRETE POST.MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTIONOF F STREET AND BALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OFTHE CENTERLINE OF F STREET AND 27.3 FT. NORTHEASTERLY OF THECENTERLINE OF BALBOA BOULEVARD. MONUMENT IS SET LEVEL WITH THESIDEWALK.ELEVATION: 7.828 FEET (NAVD88), YEAR LEVELED 2015VICINITY MAPGRAPHIC SCALELEGAL DESCRIPTIONREAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:PARCEL 1:LOTS 18 IN BLOCK 17 OF THE EAST SIDE ADDITION TO THE BALBOATRACT, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATEOF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 4, PAGE 20OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDEROF SAID COUNTY, TOGETHER WITH A STRIP OF LAND 6.00 FEET INWIDTH ADJOINING SAID LOT ON THE SOUTHEAST AS VACATED ANDABANDONED BY RESOLUTION NO. 5037 OF THE CITY COUNCIL OF THECITY OF NEWPORT BEACH, AND QUITCLAIMED TO THE ADJOININGOWNER BY DEED RECORDED JULY 16, 1959 IN BOOK 4801, PAGE 586,OFFICIAL RECORDS OF SAID COUNTY.PARCEL 2:LOT 18 IN BLOCK K OF BAY FRONT SECTION OF THE BALBOA TRACT, ASSHOWN ON A MAP THEREOF RECORDED IN BOOK 4801, PAGE 586, OFOFFICIAL RECORDS OF SAID COUNTY.PARCEL 3:THAT PORTION OF BAY AVENUE, 30.00 FEET IN WIDTH, AS SHOWN ONSAID MAP OF THE EAST SIDE ADDITION TO THE BALBOA TRACT, LYINGBETWEEN PARCELS 1 AND 2 ABOVE DESCRIBED, VACATED BYRESOLUTION NO. 4687 OF THE CITY COUNCIL OF THE CITY OFNEWPORT BEACH, A CERTIFIED COPY OF WHICH WAS RECORDEDSEPTEMBER 3, 1957, IN BOOK 4025, PAGE 185, OF OFFICIAL RECORDSOF SAID COUNTY.ASSESSOR'S PARCEL NUMBER: 048-151-57PAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/18STATEOFCALI FORN IA P AUL DOMINICKCRAFTExp. 12/31/18No. 8516P ROFES S I ONALLANDSURVEYORTITLE REPORT/EASEMENT NOTES1134 E BALBOA BLVDNEWPORT BEACH, CA 92661(APN: 048-151-57)NO TITLE REPORT PROVIDED.CONCRETE SURFACE1 1TOPOGRAPHIC MAP 1134 E BALBOA BLVD. NEWPORT BEACH, CA 92661 APN: 048-151-57 LEGENDEXISTING ELEVATION( )ACASPHALT PAVEMENTTEMPORARY BENCHMARKTBMWATER VALVEWVBLOCK WALLLCCENTERLINEGM GAS METERFSFLFINISHED SURFACEFLOWLINESET ON A WATER METER (WM)HUNTINGTON BEACH, CALIFORNIA 92646 PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COM ELEVATION = 7.83 FEETSURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESFFFINISH FLOORNG NATURAL GROUNDTOP OF CURBTCSEARCHED, FOUND NOTHING; SETNOTHINGTHE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF EAST BALBOABOULEVARD, BEING N63°17'08"W, PER RECORD OF SURVEY NO. 2011-1163, R.S.B.260/30.EPEDGE OF PAVEMENTELPELECTRICAL PANELEGEDGE OF GUTTERSTORM DRAIN MANHOLESDMHWATER METERWMWOOD SURFACEBRICK SURFACEFHFIRE HYDRANTSEWER CLEAN OUTSCOTOP OF BULKHEADTBTOP OF DECKTDTOP OF STEPTSTOP OF WALLTWWATER07/26/201820 UP REFREF6'PARCEL 1 LOT 18 LOT 17 ℄76.00' N26°42'52"E 168.08' 70.00'6.00' 6.00' N26°42'52"E 171.15' 76.00' 70.00'30.00'N63°17'08"W 29.99'(7.81) EG (7.81) EG (7.82) EG (7.81) EG (8.04)TC (7.56)FL (7.85)TC (7.69)FL (7.59) (8.02) TC (29.52) ROOF (8.69) FF (7.63) FL (8.28)FS (7.80) TC (8.32) FFG (8.58)TB (6.17)NG (8.11) DOCK (8.16)DOCK (4.62)NG (7.65) FL (8.10)FS (7.80)FS (37.02) CHIMNEY TOP (8.96) TD (4.41) NG (8.11) TD (4.50) NG (8.58) TD (10.02) TW (10.09)TW (9.09)TD (8.76)TD (8.32)FS (8.74)FS(8.70)FS(8.75) FF (8.55) FS (8.10)FS (8.12) FS (8.15) FS (8.16)NG(8.30)FS (8.14)NG(8.29)FS(8.21)FS(8.16) FS (7.97) FS (8.17) FS (8.12) FS (8.55) TS (8.21)TD (8.09)FS (8.56)TD (8.56)FS (8.20)FSRIDGE (8.02)TD (4.81)NG(7.83)WV(7.83)WM(7.76) WV (8.07)FS (8.54) TS (8.07)FS (8.61)FS (8.24)FS 30.00' EXISTING BUILDING EXISTING BUILDING DRIVEWAYFH SCO PLANTER PLANTER SCO PROPERTY LINE RES. 4687 O.R. 4025/185 PROPERTY LINE6' TALL WALL 6.5' TALL WALL BALBOA BLVD. VACATED AND RESERVING UTILITY EASEMENT PER 4780/77 O.R. UP A-4.01 A-4.0 A-4.1 A-4.1 2 1 2 3 A-5.0 3 A-5.0 2-CAR GARAGE STAIRS PWDR. ELEV. FOYER KITCHEN DINING GREAT ROOM 9.00' T.O.S. 9.00' T.O.S.S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"F.Y.S.B. 2' - 6" NEW 3-STORY RESIDENCE LOT 18 BLOCK 17 M.M. 004_20 EXISTING BUILDING - NOT A PART N26° 45'52"E 168.08'F.O.F.2' - 7 1/4"F.O.F.2' - 10 3/8"N26° 45'52"E 171.15'N63° 17'08"W 29.99'D STREETE BALBOA BLVDCENTERLINE OF STREET TO P.L.15' - 0"CENTERLINE OF STREET TO P.L. 14' - 0" DOCK (UNDER SEPARATE PERMIT) NEWPORT BAY STEP REF. CIVIL DWGS. PLANTER SIDEWALK 1 A-5.0 1 A-5.0 1 A-5.2 1 A-5.2 1 A-5.1 1 A-5.1 4 A-5.1 4 A-5.1 VACATED BAY AVENUE CLR. 22' - 0"CLR.21' - 5 1/2"2 A-5.0 2 A-5.0 UP C.C.SIDEWALK1 2 3 4 5 5 6 7 8 99 9 10105' - 1 1/8"9' - 10 7/8"14' - 0" 11 12 F.O.F.4' - 1 1/8"4' - 3 1/8"F.O.F.3' - 0"3' - 0 1/2"F.O.F.7' - 11 1/2"8' - 0"F.O.F.3' - 0 1/2"3' - 1"F.O.F.3' - 3"3' - 3 1/2"F.O.F.3' - 0"3' - 2"F.O.F.2' - 0 1/8"2' - 2 1/8"10.02' (E.) TW 8.10' (E.) FS 8.32' (E.) FS 8.32' (E.) FS 8.11' (E.) TD 14.00' (E.) TW13 PLANTER 14 15 16 TRASH DECKSLOP PER CIVIL CLR.4' - 10 3/4"CLR. 4' - 4 3/4"F.O.F.3' - 1 1/2"17 18 19 NOTE: MINIMUM 6" RAISED CURB AROUND BLDG. FOOTPRINT (9.5' TC) TO BE WATERPROOFED AS A PREVENTATIVE MEASURE FOR WATER INFILTRATION. REF. TO COASTAL HAZARDOUS ANALYSIS AND SHEET S-1.CLR.3' - 0"ENCHR.6" MAX.ENCHR.6" MAX.20 21 21 8.88'14.10' (N.) TF CLR. 3' - 0" 22 L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L 3 A-5.1 3 A-5.1 F.Y.S.B. TO BLDG. 6' - 0" 30' - 0" 2323 23 23 ENCROACHMENT PERMIT AGREEMENT IS REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. ALL NON- STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L- 18 ENCROACHMENT PERMIT AGREEMENT IS REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. ALL NON- STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L- 18 24 24 24 24 13 11.61' T.O.R. 11.10' T.W.11.10' T.W. 25 25 (E.) 8.55 F.S.(E.) 8.70 F.S. (E.) 8.11 T.D. (E.) 8.11 T.D. 26 27 27 2828 28 28 28 28 29 29 EASEMENT 30' - 0" 29 30 31 32 33 33 34FAU 35 36 NOTE: PROVIDED MIN. 5/8" TYP. X GYPSUM BOARD ON ALL WALLS 6 AD-1 6 AD-1 8 AD-1 7 AD-1 2 A-5.2 2 A-5.2 73' - 6"2' - 6" NOTE: F.Y.S.B. EXCEPTION TO GARAGE 2'-6" SETBACK FRONT YARD SETBACK EXCLUDING GRAGE 3' - 0" L L L L L L L L L L L L S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"9 10 10 F.O.F.3' - 1 1/2"3' - 2"11.61' T.O.R. 11.61' T.O.R. PT. 1 8.24 FS PT. 2 8.74 FS PT. 3 8.70 FSPT. 4 8.30 FS LAVANDULA SPP. LAVENDER (LOW WATER USE) PLANT LEGEND L JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-0.0 10/05/2018 1134-2018ARCHITECTURAL SITE PLANSLOAN BEACH SLOAN BEACHSLOAN RESIDENCE1134 EAST BALBOA BLVD.NEWPORT BEACH, CA92661CDP 1134 EAST BALBOA BLVD.NEWPORT BEACH, CA 92661CAITLIN SMITH JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-0.0 10/05/2018 1134-2018ARCHITECTURAL SITE PLANSLOAN BEACH SLOAN BEACHSLOAN RESIDENCE1134 EAST BALBOA BLVD.NEWPORT BEACH, CA92661CDP 1134 EAST BALBOA BLVD.NEWPORT BEACH, CA 92661CAITLIN SMITH KEYNOTE LEGEND 1 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 2 FIREPLACE - PREFABRICATED, GAS ONLY - MASON-LITE FIREPLACE, MODEL 'BURNTECH GBVS49' ICC# ESR-2401 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 3 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 4 (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DWGS.) 5 (E.) WATER VALVE (REF. SURVEY & CIVIL DWGS.) 6 (E.) FIRE HYDRANT - PROTECT IN PLACE 7 (E.) GAS METER(S) - REF. CIVIL DWGS. 8 (E.) STORM DRAIN MANHOLE 9 CURB 10 GUTTER 11 FIRE PIT LOC'N., PROVIDE GAS AS NEEDED 12 RESIDENTIAL ELEVATOR - 'GARAVENTA LIFT, UPGRADE DOOR PACKAGE STYLE 5,' SHAFT SIZE = 62" X 63 1/2" CLEAR, SLAB DEPRESSION REQ'D PER MFGR. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 13 (E.) SITE WALL TO REMAIN AS-IS- PROTECT IN PLACE 14 TILE/STONE PAVERS ON CONCRETE SETTING BED OVER 'WESTCOAT ALX' W.P. MEMBRANE CLASS 'A' ASSEMBLY (ESR-2201) REF. DTL. 10/AD-1 15 (E.) CONCRETE SLAB ON GRADE - REF. STRUCT. & CIVIL DWGS. 16 FURNISHINGS - AS SELECTED 17 STRUCTURAL STEEL COLUMN, SIZE PER STRUCT., VERIFY ALL DIMS W/. ARCH PRIOR TO STEEL FABRICATION 18 PROPERTY LINE FENCE (NEW) O. 6" CURB FOUNDATION, WOOD TO MATCH - (MAX. 6' ABV. N.G.) 19 (E.) DRIVEWAY APPROACH & CURB CUT, REPAIR AS NEEDED. STANDARD CONC. PER CNB STANDARDS. 20 (E.) SEWER C.O. LOCATION (REF. SURVEY & CIVIL DWGS.) 21 (E.) BULK HEAD - PROTECT IN PLACE 22 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON 23 CENTERLINE OF STREET 24 (E.) SIDEWALK - NOT A PART 25 (N.) PROPERTY LINE WALL (5' - 6" MAX. ABV. N.G.) - STUCCO FINISH TO MATCH 26 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1 27 EXISTING STRUCTURE - NOT A PART 28 SIDE YARD SETBACK 29 REAR YARD SETBACK 30 STEPPING STONE (AS SELECTED) PER. LAND. ARCH. - REF. LANDSCAPE DWGS. 31 DRAIN LINE - IN WALL/FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.) 32 OVERFLOW DRAIN LINE - IN WALL/ FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.) 33 WATER HEATER - TANK-LESS (ON DEMAND) WALL-MOUNT +44" MIN., 'TAKAGI' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE ADEQUATE N.G. CONN.) VENT THROUGH ROOF 34 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. (CMC 904.1) 35 (N.) GATE - PER LANDSCAPE DESIGNER (MAX. 5' - 6" HT. ABOVE NATURAL GRADE) 36 TRASH LOCATION - SCREEN FROM STREET AS NEEDED TRUE NORTH DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. 1/4" = 1'-0"1 ARCHITECTURAL SITE PLAN PROJECT NORTH LANDSCAPE NOTES: 1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING AREAS WITH REPECTIVE HEIGHTS AND MATERIALS. GENERAL NOTE: SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. NO. REVISION DATENO. REVISION DATE 3/16" = 1'-0"2 GRADE PLANE EXHIBIT PT. 1 8.24 PT. 2 8.74 PT. 3 8.70 PT. 4 8.30 33.98/4 = 8.50 GRADEPLANE = 8.50' NOTES: 1. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS, AND SERVICES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION ELEMENTS AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN. 2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR. 3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL- OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK. 4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH THE NATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR ALL COSTS INCURRED DUE TO DAMAGE AND/OR REPLACEMENT OF SAID UTILITIES, INCLUDING DELAYS. 5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS AND/OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT IMMEDIATELY. ALL WORK RELATED TO THE PROBLEM ARE SHALL CEASE UNITIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE. 6. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT/OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER. 7. CONTRACTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY CODES AND REQUIREMENTS. CONTRACTOR SHALL BRING TO THE ATTENTION OF THE OWNER AND THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION ANY KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS' ASSOCIATION. 8. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. 9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJECT. 10. CONTRACTOR SHALL INSTALL THIS PROJECT UTILIZING THE LANDSCAPE INDUSTRIES'S B.M.P. BEST MANAGEMENT PRACTICES. GENERAL MATERIAL SPECIFICATION: 1. GROUT CELLS WITH REINFORCED CEMENT PER ASTM C150. 1 PART PORTLAND CEMENT, 2 TO 3 PARTS LOOSE SAND, 2 PARTS COARSE AGGREGATE. 2. REINFORCING: FS = 20,000 PSI ASTM A615 GRADE 40. 3. MASONRY: FC = 1,500 PSI GRADE 'A' PER ASTM C150. 4. CONCRETE: FC = 3,500 PSI AT 28 DAYS CEMENT PER ASTM C150. 5. POUR ALL WALL FOOTINGS AGAINST NATURAL UNDISTURBED EARTH. 6. TELEPHONE LANDSCAPE ARCHITECT IF SITE CONDITIONS ARE NOT AS SHOWN. PROJECT HARDSCAPE MATERIALS: STONE SHOULD MATCH THE STONE USED ON THE HOUSE. PAVING STONE SHALL BE SHADOW GRAY SANDSTONE/QUARTZITE. ALL GROUT JOINTS SHALL BE PIGMENTED PER ARCH./G.C. APPROVAL. ALL HARDSCAPE MATERIAL SHALL RECEIVE 6 MIL. VISQUEEN ON UNDER SIDE FOR WATERPROOF PROTECTION. TOTAL LANDSCAPING AREA: 143 SQFT **ALL PLANTS TO BE DROUGHT-TOLERANT NON-INVASISE PLANT SPECIES NOTE: GRADE PLANE IS BELOW 9.0 BFE, HEIGHT WILL BE MEASURE FRON 9.0 BFE A 21 22 23 TDWREFREFUPW/D.UPNEW WALL - 2 x 6 STUDS @ 16" O.C.NEW WALL - 2 x 4 STUDS @ 16" O.C.WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C.CONCRETE RETAINING WALL - REF. STRUCTURALCONCRETE MASONRY WALL - 6" CMU U.N.O.DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED STUD @ 16" O.C.WINDOW - REFERENCE SCHEDULEDOOR - REFERENCE SCHEDULECABINET - BUILT IN CASEWORKCOLUMN -REF. STRUCTURAL DWGS.FURNITURE - FOR PRESENTATION PURPOSES ONLYFIREPLACE - PREFAB GAS-ONLY APPLIANCEPLUMBING FIXTURE - SINK (AS SELECTED)PLUMBING FIXTURE - TOILET (AS SELECTED)PLAN LEGENDLIGHTING FIXTURE - REFERENCE ELECTRICAL PLANSFIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1INT. FIRE RATED PARTITION REF. DTL. 7/AD-1EXT. FIRE RATED PARTITION REF. DTL. 5/AD-11011i?KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT.WINDOW TAG - REFERENCE SHEET A-7.0DOOR TAG - REFERENCE SHEET A-7.01.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR.2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT).MECHANICAL VENTILATION NOTE:CALCULATIONS:SINGLE FAMILY RESIDENCE: 3,314 S.F.(0.01)3,314 S.F.+ [7.5 CFM x OCC. (BED. +1)] =33.14 CFM + (7.5 x 4) = 63.14 CFM REQ'D.A-4.01A-4.0A-4.1A-4.1212CLR.21' - 5 1/2"CLR.4' - 6"CLR.5' - 0"3A-5.03A-5.02-CAR GARAGEPWDR.ELEV.STAIRSKITCHENDININGFOYERENTRY1A-5.01A-5.01A-5.21A-5.21A-5.11A-5.1GREAT ROOM4A-5.14A-5.12A-5.02A-5.0C.C.10101112133321122556CLR.22' - 0"4419' - 9 7/8"2' - 9 3/8"7' - 6 3/4"21' - 10 5/8"8"1/2"5' - 7 1/2"2"6' - 9"2"5' - 7 1/2"8 3/8"2' - 8"71' - 9 1/2"52' - 8 5/8"5' - 10"6' - 9"6' - 5 7/8"22' - 11 7/8"11' - 0 5/8"5' - 3 7/8"13' - 4 1/4"19' - 0 7/8"2' - 8"71' - 9 1/2"5' - 7 5/8"8' - 7"8' - 4 5/8"4 5/8"4' - 1 1/2"1' - 9 5/8"4' - 2"11 1/2"1 1/2"5' - 0 7/8"1 1/2"11 1/2"11 3/8"10' - 6"11 7/8"5' - 7 1/2"7' - 1"6' - 3 7/8"23' - 6 3/8"3' - 2"23' - 6 3/8"3' - 3 1/2"2' - 2 1/8"11 7/8"1' - 2 3/4"14' - 3 1/8"22' - 6 3/4"3' - 2"2' - 3 3/8"18' - 0"2' - 3 3/8"555559.00' T.O.S.9.00' T.O.S.68STEP UPPER CIVILMECH.3A-5.13A-5.15 3/8"21' - 1 3/8"2' - 2 1/8"3' - 2"2' - 7 7/8"2' - 7 7/8"3' - 5 1/2"1' - 7 1/2"3' - 0 1/2"2' - 3"1' - 2 1/2"1' - 7 1/2"1' - 2 5/8"6' - 9 3/8"2' - 0 1/2"2' - 4 1/8"11' - 4 3/4"4' - 6 1/8"1' - 9 5/8"2' - 6 1/2"2' - 3"2' - 1"1' - 7"3' - 10 3/4"10 1/2"3' - 0 1/8"810113' - 1 1/4"121314151617181916' - 4 3/4"5' - 0"1120202122237AD-18AD-18AD-1242572626262626272727287A-7.06AD-1NOTE: PROVIDED MIN. 5/8" TYP. X GYPSUM BOARD ON ALL WALLSSLOPE PER CIVILFAU(BELOW)CHASESTORAGE/MECH.(BELOW)27CLR.3' - 6"COUNTER SIZE11' - 0"5' - 0"2A-5.22A-5.2CLR.2' - 9"CHASE35R.Y.S.B.2' - 6"BLD. R.Y.S.B.6' - 0"536S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"EASEMENT30' - 0"VACATED BAY AVENUE3' - 3 1/2"A-4.01A-4.0A-4.1A-4.12123A-5.03A-5.0S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"1A-5.01A-5.01A-5.21A-5.21A-5.11A-5.16' - 11"4A-5.14A-5.11' - 6 1/2"2' - 2 7/8"2A-5.02A-5.0CLR.4' - 6"756891011121011121671814151617181920212223789417DN.UPMASTER SUITEMASTER BATHW/C.MASTER W.I.C.LAUNDRYELEV.BATH #2BEDROOM #2BATH #3STAIRSCLR.5' - 0"MASTERBALCONY6' - 0 1/2"68' - 5"13' - 7 1/4"6' - 0 1/8"10' - 8 5/8"6' - 7 3/8"12' - 2 7/8"19' - 2 3/4"2' - 4 5/8"8' - 10"2' - 4 5/8"1' - 10"4' - 2 1/8"4' - 1 1/2"1' - 7 5/8"4' - 11 1/2"2' - 6"4' - 1 3/8"6' - 2 3/8"6' - 0 1/2"5' - 9 7/8"2"6' - 9"2"6' - 3 7/8"3' - 2"17' - 8 1/4"9' - 1 5/8"17' - 8 1/4"6' - 0 1/2"68' - 5"2' - 4 5/8"8' - 10"1' - 10 5/8"2' - 2"3' - 11 1/2"4' - 0 1/8"3' - 6 5/8"7' - 8 1/4"4' - 5 1/8"1' - 2 5/8"9' - 0 1/8"3' - 0 3/4"4' - 10 1/4"3' - 0"4' - 10 1/4"3' - 6 1/8"2' - 11 1/2"6' - 4"2' - 5 3/8"2' - 9 1/8"6' - 3 1/2"2' - 11 3/4"SHOWERSHWRSHOWERTUB235555558' - 1 1/8"1' - 0 1/2"10 1/2"3' - 0 1/2"7' - 6"3' - 0 1/2"1' - 2 5/8"11 7/8"2' - 2 1/8"1' - 4 7/8"99MECH.3A-5.13A-5.11' - 3 1/8"13' - 1 1/4"2' - 1 1/8"4' - 0 3/8"2' - 4"9' - 11 1/4"2' - 8 1/2"2' - 3"1' - 10 1/8"4' - 8 5/8"10' - 1 1/4"5' - 9 3/8"4' - 8 7/8"1' - 10 5/8"2' - 2 1/8"2' - 11 1/2"4' - 8 1/4"4' - 6 1/2"1' - 7 1/2"5' - 5 1/8"3' - 2"3' - 7 1/2"4' - 2 5/8"3' - 10 3/4"2' - 2"2' - 2"1' - 7 5/8"5' - 6 7/8"CLR.3' - 6"CLR.3' - 6"TYP.11"TYP.11"CLR.30" MIN.12925241611CLR.30" MIN.11CLR.30" MIN.30251631123251832116252429333333202% MIN.2% MIN.343434CLR.30" MIN.CLR.30" MIN.FDFLOOR DRAIN292929CLR.3' - 4"47R @0' - 6 7/8"16AD-111AD-1113AD-19AD-11314151' - 5 5/8"2' - 6"10' - 2 1/2"2' - 6"1' - 6 3/4"CHASE2% MIN2% MIN2% MIN2 % M I N CLR.12' - 6"2A-5.22A-5.25' - 9 7/8"7' - 1"6' - 3 7/8"CLR.11' - 1 5/8"2' - 11 1/2"F.Y.S.B.6' - 0"F.Y.S.B.6' - 0"12' - 6"3' - 6"11' - 1 5/8"11' - 8 7/8"12' - 0 3/8"3' - 2"23' - 9 3/8"3' - 0 1/2"2' - 6"13' - 1 1/4"6' - 1 1/2"7' - 6 3/4"22' - 4 1/8"19' - 3 3/8"3' - 9 3/8"24172% MIN2% MIN29372929EASEMENT30' - 0"NOTE: BAY WINDOW SHALL BE ELEVATED A MINIMUM OF 18 INCHES ABOVE ADJACENT FINISH INTERIOR FLOOR SURFACE AT THE REQUIRED BUILDING SETBACK LINE.NOTE: BAY WINDOW SHALL BE ELEVATED A MINIMUM OF 18 INCHES ABOVE ADJACENT FINISH INTERIOR FLOOR SURFACE AT THE REQUIRED BUILDING SETBACK LINE.A-4.01A-4.0A-4.1A-4.12123A-5.03A-5.0S.Y.S.B.3' - 0"R.Y.S.B.2' - 6"S.Y.S.B.3' - 0"1A-5.01A-5.01A-5.21A-5.21A-5.11A-5.14A-5.14A-5.12A-5.02A-5.081927219232426252526DN.UP4VIEW DECKBONUS ROOMPOWDERELEV.MECHSTAIRSCLR.4' - 10 3/4"CLR.4' - 5"25' - 2 3/4"25' - 2 3/4"1' - 6 5/8"5' - 0"3' - 2"10' - 1"5' - 5 1/8"12' - 7 5/8"3' - 0"12' - 3 1/2"3' - 2"23' - 9 3/8"3' - 0 1/2"23' - 9 3/8"7' - 8 1/2"2' - 6 1/8"13' - 6 3/4"25' - 7 7/8"17' - 4"4' - 1 1/2"1' - 9 5/8"2' - 8 7/8"2' - 0 3/4"2' - 5 3/4"4' - 1 1/2"3' - 2"23' - 9 3/8"3' - 0 1/2"11' - 6 1/2"12' - 2 7/8"2' - 0 1/4"2' - 2 5/8"8' - 0"3' - 0 1/2"2' - 0 3/8"5' - 5 1/8"5:125:127:125:1255555545 1/8"71MECH.3A-5.13A-5.14' - 8 5/8"1' - 11 1/8"2' - 3"2' - 6 3/4"6' - 3 3/4"CLR.3' - 6"CLR.3' - 6"TYP.11"TYP.11"11123332020R @0' - 5 7/8"1R @0' - 6 7/8"169AD-1AD-111AD-111BUNKSFAU2% MIN2% MIN2% MIN2% MIN2 % M I N 2% MIN2% MIN2% MIN2% MIN2% MIN 2% MIN2% MIN2% MIN.2% MIN.2A-5.22A-5.2ø 2' - 6"5' - 11 1/8"4' - 9 3/4"6' - 7 1/4"16' - 0 7/8"7' - 5 1/2"ABV20225' - 5 3/4"2' - 5 7/8"18' - 10 1/8"3' - 2 1/8"11 7/8"2' - 2 1/8"5' - 4 1/8"8 3/8"3"2' - 9 1/2"5' - 4 1/8"8 3/8"3' - 6"9 1/8"8 3/8"5' - 4 1/8"8 3/8"3' - 0 1/2"1 1/2"12' - 2 3/4"23' - 0 7/8"CLR.3' - 10"CLR.7' - 0"7' - 10 3/8"3' - 0"8' - 5"3636383832.89'32.89'32.89'32.08'32.33'32.33'HT. CERT' REQ'DHT. CERT' REQ'DHT. CERT' REQ'DHT. CERT' REQ'DHT. CERT' REQ'D5:12JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECTA-2.010/05/20181134-2018FLOOR PLANSSLOAN BEACHSLOAN BEACHSLOAN RESIDENCE1134 EAST BALBOA BLVD.NEWPORT BEACH, CA92661CDP1134 EAST BALBOA BLVD.NEWPORT BEACH, CA 92661CAITLIN SMITHSTAIRWAY NOTE:ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7KEYNOTE LEGEND1 FURNISHINGS - AS SELECTED2 FIREPLACE - PREFABRICATED, GAS ONLY - MASON-LITE FIREPLACE, MODEL 'BURNTECH GBVS49' ICC# ESR-2401 [DTL.22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN INSTALLED INACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BEPERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDSMANDATORY MEASURES.)3 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDINGTO THE F.P. MFGR'S. INSTR'S. (CRC R1005)4 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOTCANDLE (CBC 1205.4) REF. DTL. 3/AD-15 OUTLINE OF EXISTING BUILDING - TO BE DEMOLISHED6 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS7 INTERIOR HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9/AD-18 WATER HEATER - TANK-LESS (ON DEMAND) WALL-MOUNT +44" MIN., 'TAKAGI' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR.(PROVIDE ADEQUATE N.G. CONN.) VENT THROUGH ROOF9 CHANNEL DRAIN - COPPER, SLOPED TO IN-WALL DRAIN INLETS, OVERFLOW TO BE PIPED SEPARATELY10 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1)11 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO.12 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.)13 DISHWASHER - AS SELECTED14 KITCHEN SINK - AS SELECTED15 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS.16 COUNTERTOP - AS SELECTED17 BASE CABINET - BUILT-IN, FINISH AS SEL.18 UPPER CABINET - BUILT-IN, FINISH AS SEL.19 CUSTOM BUILT KITCHEN ISLAND PER OWNER & ARCH.20 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1)21 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFYLOC'N. W/. SO. CA. EDISON22 FIREPLACE - PREFABRICATED, GAS ONLY - DA VINCI CUSTOM FIREPLACE, MODEL 'DAVINCI CUSTOM LINEAR GASFIREPLACE LEFT CORNER' [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTSSHALL BE LISTED AN INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS.GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/.THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.)23 RESIDENTIAL ELEVATOR - 'GARAVENTA LIFT, UPGRADE DOOR PACKAGE STYLE 5,' SHAFT SIZE = 62" X 63 1/2" CLEAR,SLAB DEPRESSION REQ'D PER MFGR. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION24 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL.25 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER)26 PROPERTY LINE27 SIDE YARD SETBACK28 FRONT YARD SETBACK29 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-130 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER)31 SHELF AND POLE - BUILT IN, FINISH AS SEL.32 WASHER - PROVIDE HOOK-UPS & POWER - INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. & SIZE33 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #6 ON SCHEDULE34 SHOWER - HOT-MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA. CIRCLEMIN., REF. DTL. 17/AD-135 APPLIANCE - AS SELECTED36 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THETERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITHTHE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC802.4.2.4)37 METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. A/A-4 & MAT. SCHED. A-4 - COLOR AS SEL.,ARCH. TO APPV.38 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESSTHAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9)DIMENSION NOTE:ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. 1/4" = 1'-0"1FIRST FLOOR PLAN 1/4" = 1'-0"2SECOND FLOOR PLAN*HERS VERIFICATION REQUIRED- REFERENCE T-24.1 AROUGH FRAMING:ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDSSECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOODNO. REVISION DATETRUE NORTHPROJECT NORTH 1/4" = 1'-0"3THIRD FLOOR PLAN24 ROOF VENTILATION NOTES: (CRC R806)1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR.2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET; 1. IN CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF TEH REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED.3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MIN. OF A 1" SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHT'G. AND AT THE LOCATION OF THE VENT.4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G.'S INSTALLATION INSTRUCTIONS. INSTALLATION OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R903. INSTALLATION OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R703.1.5. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OF THE TOP STORY AND THE ROOF RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES (SPACES BETWEEN CEILINGS THAT ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE STRUCTURAL ROOF SHT'G. AT THE TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE MET: 1. THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO INTERIOR CLASS I VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD SHINGLES OF SHAKES ARE USED, A MIN. 1/4" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16, ANY AIR-IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III VAPOR RETARDER COATING OR COVERING IN DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION (SEE TITLE 24, PART 6, FIG. 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. (NO INSULATION SHALL BE REQ'D. WHEN ROOF TILES, WOOD SHINGLES OR WOOD SHAKES, OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONT. UNDERLAYMENT IS INSTALLED. A CONT. LAYER SHALL BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT. LAYER WHICH HAS A PERM RATE OF NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD.); 5.1. AIR-IMPERMEABLE INSULATION ONLY. INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. 5.2. AIR-PERMEABLE INSULATION ONLY. IN ADDITION TO THE AIR-PERMEABLE INSULATION INSTALLED DIRECTLY BELOW THE STRUCTURAL SHT'G., RIDGE BOARD OR SHEET INSULATION W/. AN R-VALUE OR R-4 SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. 5.3. AIR-IMPERMEABLE AND AIR-PERMEABLE INSULATION. THE AIR-IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. THE AIR-PERMEABLE INSULATION SHALL BE INSTALLED DIRECTLY UNDER THE AIR-PERMEABLE INSULATION. 5.4. WHERE PREFORMED INSULATION BOARD IS USED AS THE AIR IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER.THERMAL BATT INSUL'N.EAVE FLASHING W/. DRIP (BY ROOFINGMFGR.) TO MATCH ROOF5x3 CONT. WOOD FASCIA STAIN & SEAL -VERIFY SIZE & FINISH W/. ARCH.ROOFING MATERIAL, REF. PLANSBASE FLASHING30# ROOF FELT MIN., TYP.'TYVEK' OR EQ. BLDG. WRAPPLYWD. SHT'G. (PER STRUCT'L.)INTERIOR FINISH, PER PLANCAULK & SEAL2x ROOF RAFTERS (REF. STRUCT'L.)PLYWD. SHT'G. PER STRUCT.SOLID 2x BLK'G.1x T&G O/. BLDG. WRAP - STAIN & SEAL, ARCH. TO APR'V.ROOF OH'G. DIM (REF. PLAN)*MAX. 24" FROM PL. W/. 1-HR. COND.*PROVIDE BLDG. WRAP O/. (1) LAYER 5/8"TYPE 'X' DRYWALL (1HR. COND. ONLY)EXTERIOR VENEER - REF. PLANS & ELEVS.2X BLK'G.FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC VENTILATION CALCS. ROOF PLAN LEGEND1x T&G SOFFIT O/. TYVEK (OR EQUIV.)PAINT (ARCH. TO APPV.)INTERIOR FINISH, PER PLAN(WHERE OCCURS)'TYVEK' OR EQ. BLDG. WRAPCDX PLYWD. SHT'G. (PER STRUCT'L.)THERMAL BATT INSUL'N.CAULK & SEALROOFING MATERIAL (REF. PLANS)O/. 30# ROOF FELT & CDX PLYWD.ROOF SHT'G. (PER STRUCT'L.)CONT. BUILT-UP FASCIA & SHDW. BD. - ARCH. TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERSCAULK & SEALBASE FLASHINGEAVE FLASHING W/. DRIP (BYROOFING MFGR.) TO MATCH ROOFEXTERIOR FINISH - REF. PLANS & MAT. SCHED.CONT. 2x SOLID BLK'G. FOR 1-HR COND.1"OVERHANG PER PLANSSOLID 2X BLK'G. REQ'D. FOR EXTENDED RAKE COND. NOTE: 1-HR. CONDITION REQ'D. FOR RAKES THAT ARE WITHIN 5' - 0" OF PROPERTY LINEA-4.01A-4.0A-4.1A-4.12123A-5.03A-5.01A-5.01A-5.01A-5.21A-5.21A-5.11A-5.14A-5.14A-5.12A-5.02A-5.05:125:123:123:123:123:1237.98'37.49'VIEW DECK(BELOW)DECK(BELOW)8 5/8"F.O.F.14' - 6 5/8"8 5/8"F.O.F.2' - 5 3/8"25' - 2 3/4"3 1/2"F.O.F.2' - 9 1/2"F.O.F.24' - 11 1/4"8 5/8"F.O.F.24' - 9 1/8"5 5/8"7 1/2"F.O.F.2' - 9 1/2"F.O.F.5' - 4 1/8"8 3/8"F.O.F.4' - 2 5/8"5 3/8"6"8 5/8"5' - 9"2 3/4"6"F.O.F.2' - 8"3' - 10 1/2"F.O.F.5' - 5 3/4"3' - 7 7/8"F.O.F.3' - 0 1/2"1 1/2"3' - 2"111111R.Y.S.B.2' - 6"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"3A-5.13A-5.12' - 4 3/8"23' - 1 1/2"4A-3.04A-3.04A-3.04A-3.04A-3.03A-3.03A-3.03A-3.03A-3.022334342A-5.22A-5.237.98'3:123:1237.47'8 3/4"32.89' T.O.F.HT. CERT' REQ'D33.01' T.O.R.HT. CERT' REQ'DREF. A-2.0REF. A-2.0HT. CERT' REQ'DHT. CERT' REQ'DHT. CERT' REQ'DHT. CERT' REQ'D35333A-3.03A-3.02x ROOF RAFTER (PER STRUCT.)INTERIOR FINISH(PER PLANS, WHERE OCCURS)AIR-PERMEABLE INSULATION(PER PLANS)MIN. 30# ROOF FELT- (2) LAYERS GAF VERSASHIELD UNDERLAYMENT15/32" CDX PLYWD. SHT'G.MIN. (REF. STRUCT)FASTENERS PER MFGR. INSTRUCTIONS12SLOPE PER PLANSTANDING SEAM METAL (ZINC OR EQUIV.) - REF. MAT. SCHED. A/A-5, CLASS 'A' ASSY.TYP.6" - 10"6" MIN.DOUBLE FOLD3/4" LOCK, ALT. METHODCLEATS @ 18" O.C. MAX. CONT. LOCK STRIP, SOLDEREDARCH. TO APPV.12"-16"1-1/2" HIGHVALLEY DETAILPRODUCT LISTING:ICC # ESR-2048, CB-150UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE:NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 1/4" DENSGLASS OR EQUIV.JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECTA-3.010/05/20181134-2018ROOF PLANSLOAN BEACHSLOAN BEACHSLOAN RESIDENCE1134 EAST BALBOA BLVD.NEWPORT BEACH, CA92661CDP1134 EAST BALBOA BLVD.NEWPORT BEACH, CA 92661CAITLIN SMITHKEYNOTE LEGEND1 OUTLINE OF EXISTING BUILDING - TO BE DEMOLISHED2 METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. A/A-4 & MAT. SCHED. A-4 - COLOR AS SEL.,ARCH. TO APPV.3 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB.4 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-15 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 1 1/2" = 1'-0"3EAVE DETAIL 1 1/2" = 1'-0"4RAKE DETAIL 1/4" = 1'-0"1ROOF PLANNOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIAANO. REVISION DATE 1 1/2" = 1'-0"2METAL ROOFING DETAILTRUE NORTHPROJECT NORTH25 (6,8,9) WINDOWS & DOORS: (2.) STUCCO VENEER: N/A AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER:ASSOCIATED BUILDING SUPPLY ADDRESS:2915 RED HILL AVE., COSTA MESA, CA 92626 CONTACT:JOE YOUNAN PHONE:714.545.3180 EMAIL:JYOUNAN@ABSSOCAL.COM WEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COM STEEL SLIDING DOORS/WINDOWS MANUFACTURER: BROMBAL PRODUCT:THERMALLY BROEN STEEL WINDOWS ADDRESS:690 SURF AVE., STRATFORD, CT 06615 PHONE:203.579.5136 WEB:WWW.BROMBALUSA.COM (10.) GUTTERS: SUPPLIER:TBD MATERIAL: ALUMINUM- KYNAR FINISH SHAPE: CONCEALED (VERIFY SIZE W/. ARCH.) (7.) GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WWW.RANCHHOUSEDOORS.COM STYLE: CONTEMPORARY/ MODERN MATERIAL: CUSTOM BUILT, WOOD TO MATCH EXT. ELEMENTS (4.) EXTERIOR ALUM. PANELING/FASCIA WATERPROOF DECK MEMBRANE: WESTCOAT 770 GATEWAY CENTER DRIVE SAN DEIGO, CA 92102 800.250.4519 WWW.WESTCOAT.COM CODE: ICC ESR-2201 PROVIDE MIN. 24 GUAGE COPPER (16 OZ.) SHEETING FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. FLASHING & WEATHERSTRIPPING: (1.) METAL ROOFING: ( CLASS 'A' ) PRODUCT: STANDING SEAM ZINC ROOFING MANUFACTURER: TBD. COLOR:NATURAL, TO BE APPROVED BY ARCH. & OWNER NOTES:USE CONTINUOUS 16" OR 18" PANS - VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS. (NO TRANSVERSE SEAMS) REF. DTL. 7/AD-2 WEIGHT:APPX. 2 PSF. (5.) WOOD TRIM: N/A (11.) WROUGHT IRON: N/A (12.) STUCCO GARDEN WALLS: N/A (13.) WOOD GATES: (14.) COBBLESTONE DRIVEWAY: SUPPLIER: TBD STONE TYPE: TBD COLOR: TBD - ARCH. TO APPROVE APPLICATION: TBD (15.) HARDSCAPE: MANUFACTURER:TBD STONE TYPE: 30" x 48" TILE COLOR: NATURAL/ LIGHT BEIGE/GREY APPLICATION: TBD (2.a) WOOD T&G HORIZONTAL SIDING: SPECIES: TBD SIZE: HORIZONTAL, VARYING WIDTHS. TREATMENT: TBD APPLICATION: PER DETAIL 14/AD-1 CODE: N/A SPECIES: TBD SIZE: 1x6 HORIZONTAL T&G TREATMENT: TBD APPLICATION: PER DETAIL 14/AD-1 (SIM) (3.)EXTERIOR STONE VENEER N/A. MANUFACTURER: OLD COUNTRY MILLWORKS 5855 HOOPER AVE. LOS ANGELES, CA 90001 AP: 323.234.2940 TYPE:KYNAR PAINTED ALUM./ ACM PANEL COLORS: PEWTER APPLICATION: TBD PANEL REVEAL/SIZE: 48" VERTICAL WEIGHT: LESS THAN 15 LBS./S.F. MANUFACTURER: ELDORADO STONE. LLC 1200 INDUSTRY STREET EVERETT, WA. 98203 P: 425-407-0107 STONE TYPE:OYSTER-CUT COARSE STONE COLOR: TBD APPLICATION: DRY STACK, CONTINUOUS HORIZ. JOINTS, VARY HTS. & LENGTHS (ARCH TO APPV. G.C. TO PROVIDE SAMPLE & MOCK-UPS) THICKNESS: 1" -1.5" NOMINAL WEIGHT:LESS THAN 15 LBS. / S.F. APPROVALS: ICC ESR - 1215 FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.33' SECOND FLOOR PLATE (TYP.) 18.33' SECOND FLOOR T.O.S. (TYP.) 19.42' SECOND FLOOR T.O.S. (TYP.) 19.42' GRADE PLANE 9.00'GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' 3 A-5.0 ROOF PLATE (TYP.) 35.92' VIEW DECK PLATE 28.50' VIEW DECK PLATE 28.50' 1 A-5.1 LOWER ROOF PLATE (TYP.) 35.25' VIEW DECK T.O.S. 29.39' VIEW DECK T.O.S. 29.39' 8 P.L.P.L.9' - 4"1' - 1"9' - 1"10 5/8"5' - 10 3/8"10' - 5"9' - 11 5/8"29' - 0"24' - 0"ABV. F.F.42" MIN.ABV. F.F.42" MIN.5' - 9"1' MAX37.98' 32.89' HT CERT. REQ'D HT CERT. REQ'D 3 :1 2 3:12 HT CERT. REQ'D 10' - 5"9' - 11 5/8"6' - 6 3/8"9' - 0"1 5 5 3 30 8 9 2' - 0" 7 6 2 3 :1 2 2 A-5.2 37 37.98' 3:12 S.Y.S.B. 3' - 0" S.Y.S.B. 3' - 0" 1' - 8 1/2" FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.33' SECOND FLOOR PLATE (TYP.) 18.33' SECOND FLOOR T.O.S. (TYP.) 19.42' SECOND FLOOR T.O.S. (TYP.) 19.42' THIRD FLOOR PLATE (TYP.) 27.50' THIRD FLOOR PLATE (TYP.) 27.50' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' THIRD FLOOR T.O.S. (TYP.) 28.58' THIRD FLOOR T.O.S. (TYP.) 28.58' VIEW DECK PLATE 28.50' 1 A-5.0 1 A-5.2 4 A-5.1 LOWER ROOF PLATE (TYP.) 35.25' LOWER ROOF PLATE (TYP.) 35.25' 2 A-5.0 VIEW DECK T.O.S. 29.39' 21 123 3 4 56 457 78 910 11.1 7 19 21 P.L.ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.6' - 8"1' - 1"8' - 1"1' - 1"9' - 4"9' - 2"10' - 5"9' - 5"1' - 1"8' - 1"1' - 1"9' - 4"9' - 2"10' - 5"10 5/8"9' - 1"1' - 1"9' - 4"9' - 11 5/8"5 :1 2 5:12 1 :1 2 32.92' 37.98' 32.89'32.33' HT CERT. REQ'D HT CERT. REQ'D HT CERT. REQ'D HT CERT. REQ'D HD. HT.8' - 8 3/8"TYP.7' - 6"HEAD HT.7' - 6"1 2 3 4 5 5SILL HT.4' - 0"HEAD HT.7' - 6"SILL HT.3' - 0"3 A-5.1 MAX.1' - 0"MIN.2' - 0"1 1 1 1 2 3 A-7.0 1 TYP. 2 A-7.0 3 A-7.0 672 A-7.0 3 A-7.0 4 2 2 10 37.98'37.98'37.49' HT CERT. REQ'D HT CERT. REQ'D 3 :1 2 3:12 SILL. HT.4' - 6"T.O.C.9' - 4"5' - 9 3/8"ABV. F.F.1' - 11 5/8"SETBACK F.Y.S.B. 6' - 0" F.Y.S.B. GARAGE 2' - 6" SETBACK VACANT EASEMENT 30' - 0" 2' - 3 3/8" 2' - 4 1/8" JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-4.0 10/05/2018 1134-2018EXTERIOR ELEVATIONS &MATERIAL SCHEDULESLOAN BEACH SLOAN BEACHSLOAN RESIDENCE1134 EAST BALBOA BLVD.NEWPORT BEACH, CA92661CDP 1134 EAST BALBOA BLVD.NEWPORT BEACH, CA 92661CAITLIN SMITH KEYNOTE LEGEND 1 WOOD SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4 2 EXT. ADHERED STONE VENEER - REF. MATERIAL SCHEDULE SHT. A-4, DTL. 8/AD-1 3 VERTICAL WOOD SIDING, SEE MATERIAL SCHEDULE A-4.0 AND DTL 8/AD-1. 4 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1 5 STEEL CHANNEL FASCIA - ARCH. TO APPV. SIZE & COLOR 6 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 7 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 8 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 17/AD-1 9 EXPOSED STEEL COLUMN, SIZE PER STRUCTURAL & PAINT AS SEL. - ARCH. TO APPV. 10 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 MATERIAL SCHEDULEA NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. NO. REVISION DATE 1/4" = 1'-0"1 FRONT ELEVATION 1/4" = 1'-0"2 LEFT SIDE ELEVATION 26 FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.33' SECOND FLOOR PLATE (TYP.) 18.33' SECOND FLOOR T.O.S. (TYP.) 19.42' SECOND FLOOR T.O.S. (TYP.) 19.42' THIRD FLOOR PLATE (TYP.) 27.50' THIRD FLOOR PLATE (TYP.) 27.50' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' 3 A-5.0 THIRD FLOOR T.O.S. (TYP.) 28.58' THIRD FLOOR T.O.S. (TYP.) 28.58' ROOF PLATE (TYP.) 35.92' 1 A-5.1 LOWER ROOF PLATE (TYP.) 35.25' 4 811 9 P.L.P.L.9' - 4"1' - 1"8' - 1"1' - 1"7' - 4"10' - 5"9' - 2"9' - 4"1' - 1"8' - 1"1' - 1"6' - 8"10' - 5"9' - 2"29' - 0"24' - 0"1 2 3 7' - 9"CURTAIN WALL F.V. 6' - 4" CURTAIN WALL F.V. 6' - 3 1/2" 4 5 CURTIAN WALL F.V.5' - 9"ABV. F.F.42" MIN.32.33' 32.92' 19.42'CURTAIN WALL F.V.5' - 9"2 A-5.2 3 :1 2 3:12 3 :1 2 3:12 18 3 SILL HT.2' - 0"37.98' HT CERT. REQ'D 37.98'37.47' HT CERT. REQ'DHT CERT. REQ'D HT CERT. REQ'D S.Y.S.B. 3' - 0" S.Y.S.B. 3' - 0" 1' - 8 1/2" 2' - 0 1/8" FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.33' SECOND FLOOR PLATE (TYP.) 18.33' SECOND FLOOR T.O.S. (TYP.) 19.42' SECOND FLOOR T.O.S. (TYP.) 19.42' THIRD FLOOR PLATE (TYP.) 27.50'THIRD FLOOR PLATE (TYP.) 27.50' GRADE PLANE 9.00'GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' THIRD FLOOR T.O.S. (TYP.) 28.58' THIRD FLOOR T.O.S. (TYP.) 28.58' ROOF PLATE (TYP.) 35.92' ROOF PLATE (TYP.) 35.92' VIEW DECK PLATE 28.50' 1 A-5.0 1 A-5.2 4 A-5.1 2 A-5.0 VIEW DECK T.O.S. 29.39' 52 12 11 14 15 12 13 161718 27 26 24 23 25 9' - 4"1' - 1"8' - 1"1' - 1"7' - 4"10' - 5"9' - 2"9' - 1"10 5/8"9' - 11 5/8"ABV. F.F.42" MIN.ABV. F.F.42" MIN.9' - 4"1' - 1"8' - 1"1' - 1"7' - 4"10' - 5"9' - 2"29' - 0"24' - 0"P.L. 5:12 1:12 3:12 32.89' 37.98' 32.33'32.92' HT CERT. REQ'D HT CERT. REQ'D HT CERT. REQ'D HT CERT. REQ'D 6 6 3 A-5.1 3 333 3 3 7 7 8 9 2 MIN.2' - 0"MAX.1' - 0"CURTAIN WALL F.V.9' - 0"CURTAIN WALL F.V. 5' - 7 1/2" 10 11 SILL HT.3' - 6"HD. HT.8' - 0"SILL HT.3' - 2"HEAD HT.6' - 8"12 13 7 8 9 14 15 6 AD-1 8 AD-1 8 AD-1 5 AD-1 5 AD-1 A-7.0 1 TYP. 16 17 17 ABV. F.F.42" MIN.3 :1 2 37.98'CURTAIN WALL F.V.9' - 0"CURTAIN WALL F.V. 5' - 7 1/2"ABV. LANDING4' - 9"ABV. LANDING3' - 6"F.Y.S.B. 6' - 0" F.Y.S.B. GARAGE 2' - 6" VACANT EASEMENT 30' - 0" 2' - 3 3/8" 2' - 4 1/8" (6,8,9) WINDOWS & DOORS: (2.) STUCCO VENEER: N/A AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER:ASSOCIATED BUILDING SUPPLY ADDRESS:2915 RED HILL AVE., COSTA MESA, CA 92626 CONTACT:JOE YOUNAN PHONE:714.545.3180 EMAIL:JYOUNAN@ABSSOCAL.COM WEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COM STEEL SLIDING DOORS/WINDOWS MANUFACTURER: BROMBAL PRODUCT:THERMALLY BROEN STEEL WINDOWS ADDRESS:690 SURF AVE., STRATFORD, CT 06615 PHONE:203.579.5136 WEB:WWW.BROMBALUSA.COM (10.) GUTTERS: SUPPLIER:TBD MATERIAL: ALUMINUM- KYNAR FINISH SHAPE: CONCEALED (VERIFY SIZE W/. ARCH.) (7.) GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WWW.RANCHHOUSEDOORS.COM STYLE: CONTEMPORARY/ MODERN MATERIAL: CUSTOM BUILT, WOOD TO MATCH EXT. ELEMENTS (4.) EXTERIOR ALUM. PANELING/FASCIA WATERPROOF DECK MEMBRANE: WESTCOAT 770 GATEWAY CENTER DRIVE SAN DEIGO, CA 92102 800.250.4519 WWW.WESTCOAT.COM CODE: ICC ESR-2201 PROVIDE MIN. 24 GUAGE COPPER (16 OZ.) SHEETING FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. FLASHING & WEATHERSTRIPPING: (1.) METAL ROOFING: ( CLASS 'A' ) PRODUCT: STANDING SEAM ZINC ROOFING MANUFACTURER: TBD. COLOR:NATURAL, TO BE APPROVED BY ARCH. & OWNER NOTES:USE CONTINUOUS 16" OR 18" PANS - VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS. (NO TRANSVERSE SEAMS) REF. DTL. 7/AD-2 WEIGHT:APPX. 2 PSF. (5.) WOOD TRIM: N/A (11.) WROUGHT IRON: N/A (12.) STUCCO GARDEN WALLS: N/A (13.) WOOD GATES: (14.) COBBLESTONE DRIVEWAY: SUPPLIER: TBD STONE TYPE: TBD COLOR: TBD - ARCH. TO APPROVE APPLICATION: TBD (15.) HARDSCAPE: MANUFACTURER:TBD STONE TYPE: 30" x 48" TILE COLOR: NATURAL/ LIGHT BEIGE/GREY APPLICATION: TBD (2.a) WOOD T&G HORIZONTAL SIDING: SPECIES: TBD SIZE: HORIZONTAL, VARYING WIDTHS. TREATMENT: TBD APPLICATION: PER DETAIL 14/AD-1 CODE: N/A SPECIES: TBD SIZE: 1x6 HORIZONTAL T&G TREATMENT: TBD APPLICATION: PER DETAIL 14/AD-1 (SIM) (3.)EXTERIOR STONE VENEER N/A. MANUFACTURER: OLD COUNTRY MILLWORKS 5855 HOOPER AVE. LOS ANGELES, CA 90001 AP: 323.234.2940 TYPE:KYNAR PAINTED ALUM./ ACM PANEL COLORS: PEWTER APPLICATION: TBD PANEL REVEAL/SIZE: 48" VERTICAL WEIGHT: LESS THAN 15 LBS./S.F. MANUFACTURER: ELDORADO STONE. LLC 1200 INDUSTRY STREET EVERETT, WA. 98203 P: 425-407-0107 STONE TYPE:OYSTER-CUT COARSE STONE COLOR: TBD APPLICATION: DRY STACK, CONTINUOUS HORIZ. JOINTS, VARY HTS. & LENGTHS (ARCH TO APPV. G.C. TO PROVIDE SAMPLE & MOCK-UPS) THICKNESS: 1" -1.5" NOMINAL WEIGHT:LESS THAN 15 LBS. / S.F. APPROVALS: ICC ESR - 1215 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-4.1 10/05/2018 1134-2018EXTERIOR ELEVATIONSSLOAN BEACH SLOAN BEACHSLOAN RESIDENCE1134 EAST BALBOA BLVD.NEWPORT BEACH, CA92661CDP 1134 EAST BALBOA BLVD.NEWPORT BEACH, CA 92661CAITLIN SMITH NO. REVISION DATE NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. 1/4" = 1'-0"1 REAR ELEVATION 1/4" = 1'-0"2 RIGHT SIDE ELEVATION KEYNOTE LEGEND 1 VERTICAL WOOD SIDING, SEE MATERIAL SCHEDULE A-4.0 AND DTL 8/AD-1. 2 METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. A/A-4 & MAT. SCHED. A-4 - COLOR AS SEL., ARCH. TO APPV. 3 WOOD SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4 4 DECO. STEEL C CHANNEL BEAM, SIZE & PAINT AS SEL. - ARCH. TO APPV. 5 CUSTOM STOREFRONT GLAZING SYSTEM - TO BE FIELD VERIFIED, REF. LEFT SIDE ELEVATION SHT. A-6 6 STEEL CHANNEL FASCIA - ARCH. TO APPV. SIZE & COLOR 7 DOWNSPOUT - METAL OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 8 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 9 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 10 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 11 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 12 EXT. ADHERED STONE VENEER - REF. MATERIAL SCHEDULE SHT. A-4, DTL. 8/AD-1 13 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON 14 PARAPET WALL - PRECAST CONC. SILL FINISH O/. FLASHING, SLOPED TOP (2% MIN.) 15 EXTERIOR WALL MOUNTED LIGHT FIXTURE (HIGH EFFICIENCY) SIZE AS SEL., DOWNLIGHT TYP. U.N.O. 16 EXPOSED STEEL COLUMN, SIZE PER STRUCTURAL & PAINT AS SEL. - ARCH. TO APPV. 17 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #6 ON SCHEDULE 18 PRECAST CONC. CAP - SLOPE 2% MIN., ARCH. TO APPV. MATERIAL SCHEDULEA NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. 27 FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS. FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE- FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS. DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES. DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS. DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION. DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. FIRE-BLOCKING & DRAFT-STOP NOTE INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-13 MIN. 2 x 6 CONST. OR LARGER =R-19 RAISED FLOOR:R-30 MIN. ROOF:R-30 (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. CONCRETE RETAINING WALL - REF. STRUCTURAL SEPARATION LEGEND EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. B FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.33' SECOND FLOOR PLATE (TYP.) 18.33' SECOND FLOOR T.O.S. (TYP.) 19.42' SECOND FLOOR T.O.S. (TYP.) 19.42' THIRD FLOOR PLATE (TYP.) 27.50' THIRD FLOOR PLATE (TYP.) 27.50' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' THIRD FLOOR T.O.S. (TYP.) 28.58' THIRD FLOOR T.O.S. (TYP.) 28.58' VIEW DECK PLATE 28.50' 1 A-5.0 1 A-5.2 4 A-5.1 LOWER ROOF PLATE (TYP.) 35.25' LOWER ROOF PLATE (TYP.) 35.25' 2 A-5.0 VIEW DECK T.O.S. 29.39'ABV. F.F.42" MIN.ABV. F.F.42" MIN.P.L. 2 1 1 2 3 3 13 12 18197 54 25 26 9 10 65 9ABV. F.F.42" MIN.ABV. F.F.42" MIN.9' - 4"1' - 1"8' - 1"1' - 1"6' - 8"10' - 5"9' - 2"29' - 0"24' - 0"MASTER SUITE VIEW DECK BONUS ROOM BEDROOM #2 2-CAR GARAGE FOYER DINING 1 14 15 13 1 5:12 1:12 2% MIN.2% MIN. 2% MIN. 2% MIN.2% MIN. 3 3 3 1 1 16 12 17 SLOPE PER CIVIL9' - 0 3/4"9' - 4"8' - 1"8' - 1"3 A-5.1 7 AD-1 29 27 30 31MIN.2' - 0"MAX.1' - 0"3 3 33 3 3 16 AD-1 21 2% MIN. 32 A-7.0 7 AD-1 13 8' - 1"8' - 7 3/4"29' - 0"24' - 0"9' - 4"1' - 1"9' - 1"10 5/8"5' - 10 3/8"10' - 5"9' - 11 5/8"9' - 4"1' - 1"8' - 1"1' - 1"6' - 8"10' - 5"9' - 2"3 :1 2 3:12 2525 FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.33' SECOND FLOOR PLATE (TYP.) 18.33' SECOND FLOOR T.O.S. (TYP.) 19.42' SECOND FLOOR T.O.S. (TYP.) 19.42' THIRD FLOOR PLATE (TYP.) 27.50' THIRD FLOOR PLATE (TYP.) 27.50' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' 3 A-5.0 THIRD FLOOR T.O.S. (TYP.) 28.58' THIRD FLOOR T.O.S. (TYP.) 28.58' ROOF PLATE (TYP.) 35.92' 1 A-5.1 LOWER ROOF PLATE (TYP.) 35.25' BONUS ROOM POWDER LAUNDRYMASTER W.I.C. FOYER 2023 8 9' - 4"1' - 1"8' - 1"1' - 1"7' - 4"10' - 5"9' - 2"9' - 4"1' - 1"8' - 1"1' - 1"6' - 8"10' - 5"9' - 2"P.L.P.L. 3 :1 2 3:12 0 .4 2 :1 20.4 2 :1 2 1 2 3 4 5 6 7 3 8 9 10 11 1 12 3 13 8' - 1"8' - 1"8' - 1"8' - 7 3/4"8' - 3 5/8"27 28 1225 25 T.O.C.9' - 4"2 A-5.2 3 :1 2 3:12 1 2 : 1 2 FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.33' SECOND FLOOR PLATE (TYP.) 18.33' SECOND FLOOR T.O.S. (TYP.) 19.42' SECOND FLOOR T.O.S. (TYP.) 19.42' THIRD FLOOR PLATE (TYP.) 27.50' THIRD FLOOR PLATE (TYP.) 27.50' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' 3 A-5.0 THIRD FLOOR T.O.S. (TYP.) 28.58' THIRD FLOOR T.O.S. (TYP.) 28.58' ROOF PLATE (TYP.) 35.92' ROOF PLATE (TYP.) 35.92' 1 A-5.1 LOWER ROOF PLATE (TYP.) 35.25' LOWER ROOF PLATE (TYP.) 35.25'8' - 1"8' - 1"9' - 4"9' - 4"3 :1 2 3:12 MECH STAIRS BATH #2 PWDR. 10 1415 9 TYP6 7/8"P.L.P.L. 1819 19 27 0.42:120.42:12 20 19 21 21 TYP. 11"8' - 3 3/8"22 7 7 R @ 0' - 6 7/8"16ABV. F.F.42" MIN.23 23 3 3 29' - 0"24' - 0"9' - 4"1' - 1"8' - 1"1' - 1"7' - 4"10' - 5"9' - 2"9' - 4"1' - 1"8' - 1"1' - 1"6' - 8"10' - 5"9' - 2"2425 25 26 33 2 A-5.2 TYP.7 3/8"TYP. 11"36" TYP.34" - 38"36" TYP.34" - 38"3 :1 2 3:12 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-5.0 10/05/2018 1134-2018BUILDING SECTIONSSLOAN BEACH SLOAN BEACHSLOAN RESIDENCE1134 EAST BALBOA BLVD.NEWPORT BEACH, CA92661CDP 1134 EAST BALBOA BLVD.NEWPORT BEACH, CA 92661CAITLIN SMITH KEYNOTE LEGEND 1 FURNISHINGS - AS SELECTED 2 DECO. WD. PANELING - PAINT GRADE - COLOR AS SEL. 3 ROOF RAFTERS - REF. STRUCT. 4 SHELF AND POLE - BUILT IN, FINISH AS SEL. 5 WASHER - PROVIDE HOOK-UPS & POWER - INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. & SIZE 6 UPPER CABINET - BUILT-IN, FINISH AS SEL. 7 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 8 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. 9 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.) 10 CUSTOM BUILT KITCHEN ISLAND PER OWNER & ARCH. 11 COUNTERTOP - AS SELECTED 12 (E.) CONCRETE SLAB ON GRADE - REF. STRUCT. & CIVIL DWGS. 13 EXT. ADHERED STONE VENEER - REF. MATERIAL SCHEDULE SHT. A-4, DTL. 8/AD-1 14 FIREPLACE - PREFABRICATED, GAS ONLY - MASON-LITE FIREPLACE, MODEL 'BURNTECH GBVS49' ICC# ESR-2401 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 15 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 16 DECO WOOD BEAM PAINT & SEAL AS SEL. - ARCH TO APPV. 17 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 18 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 19 INTERIOR HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9/AD-1 20 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. (CMC 904.1) 21 WALL MOUNTED LIGHT FIXTURE, SCONCE 22 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. 23 FLOOR JOISTS - REF. STRUCT. 24 (N.) CONCRETE SLAB ON GRADE - REF. STRUCT. & CIVIL DWGS. 25 CONCRETE FOOTING - REF. STRUCTURAL 26 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 27 CEILING FAN - W/. INCANDESCENT FIXTURE, AS SELECTED 28 DECORATIVE PENDANT LIGHT FIXTURE 29 LINEAR FLUORESCENT FIXTURE - CEILING MOUNT (ALT. RECESS) 30 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1 31 PARAPET WALL - PRECAST CONC. SILL FINISH O/. FLASHING, SLOPED TOP (2% MIN.) 32 DECO. STEEL C CHANNEL BEAM, SIZE & PAINT AS SEL. - ARCH. TO APPV. 33 PROVIDE FAN TO COMPLY W/. WHOLE HOUSE VENTILATION REQUIREMENT - SEE MECH. VENT. NOTE/E-1 (ARCH. TO APPV. LOC'N.) NO. REVISION DATE 1/4" = 1'-0"3 LONGITUDINAL SECTION 1/4" = 1'-0"2 TRANSVERSE SECTION 1/4" = 1'-0"1 TRANSVERSE SECTION 28 TDWREFREF W/D.UP UP 1148 SF FIRST FLOOR 520 SF GARAGE 28 SF ENTRY128 SF L1 31 SF L2 FLOOR PLAN A B C D E 0' - 10 3/8" X 0' - 6 1/2" = 0.47 S.F. 18' - 5 3/8" X 5' - 2 7/8" = 96.66 S.F. 0' - 10 1/8" X 13' 5 1/2" = 11.36 SF 22' - 10 3/4" X 32' - 6 1/4"= 744.59S.F. F 0' - 4 1/4" X 5' - 6" = 1.95 S.F. 1' - 2 1/8" X 13' - 6 3/4" = 15.96 S.F. TOTAL: 1147.61 SF G H I 22' - 10 3/4" X 22' - 8 5/8" = 520.16 S.F. 22' - 10 3/4" " X 11' - 6 3/8"= 264.02 S.F. J 0' - 10 3/8" X 0' - 6 1/2" = 0.47 S.F. 11' - 1 1/8" X 1' - 1 1/8" = 12.13 S.F.A B6 5/8"D E FG H IJ TOTAL: 479.21 SF C 22' - 8 5/8"11' - 6 3/8"5' - 2 7/8"32' - 6 1/4"10 1/8"22' - 10 3/4"22' - 10 3/4"1' - 1 1/8"11' - 1 1/8"10 3/8"10 3/8"13' - 6 3/4"5' - 6"13' - 5 1/2"1' - 2 1/8"4 1/4"18' - 5 3/8"6 1/2"1311 SF SECOND FLOOR 253 SF PORCH 17' - 6 5/8"21' - 1 3/8"2' - 9"16' - 3 3/8"23' - 9 7/8"13' - 8 1/4"5' - 11 1/8"10' - 9 1/4"6' - 7 1/8"12' - 4 1/4"19' - 1 7/8"1/8" 6' - 1 3/4"4' - 4 1/4"5' - 0"2' - 8 1/2"1' - 5 7/8"FLOOR PLAN A B C D E 16' - 1 3/8" X 3' - 6 3/4" = 57.41 S.F. 2' - 11 3/8" X 0' - 6 5/8"= 1.63 S.F. 15' - 9 1/4" X 12' 4 1/4" = 194.84 SF 17' - 6 5/8" X 19' - 2"= 336.41 S.F. F 6' - 7 1/8" X 23' - 10 3/8"= 157.38 S.F. 2' - 10 1/2" X 0' - 6 5/8" = 1.59 S.F. TOTAL: 1310.92 SF A B C DEF I H G J KL G H I 21' - 1 3/8" X 19' - 8 3/4" = 416.57 S.F. 2' - 9" X 10' - 9 1/4"= 29.62 S.F. J 7' - 1 1/4" X 4' - 4 1/4"= 30.93 S.F. 5' - 0" X 6' - 1 3/4" = 30.73 S.F. K L M 0' - 11" X 3' - 6 5/8" = 3.26 S.F. 0' - 6 1/2" X 7' - 1 1/4"= 3.85 S.F. N 1' - 6 3/8" X 5' - 11 1/8"= 9.08 S.F. 2' - 9" X 13' - 8 1/4"= 37.64 S.F. FIRST FLOOR PLAN FIRST FLOOR SECOND FLOOR THIRD FLOOR GARAGE TTL. LIVING GRAND TOTAL 1176 SF 1,341 SF 336 SF 520 SF 2,853 SF 3,373 SF 11"4' - 4 1/4"7' - 1 1/4" 3' - 6 5/8" 2' - 11 3/8"2' - 10 1/2"6 5/8"15' - 9 1/4"19' - 2"23' - 10 3/8"16' - 1 3/8"1' - 6 3/8"7' - 1 1/4"3' - 6 3/4"6 1/2"19' - 8 3/4" 13' - 8 1/4" M N 2' - 9"336 SF THIRD FLOOR 522 SF VIEW DECK 314 SF DECK 1' - 3 1/8"3' - 8 5/8"6' - 3 3/4"11' - 8 5/8"12' - 0 3/4"10' - 2 5/8"7' - 5" A B C D E FLOOR PLAN A B C D E 0' - 6" X 0' - 8" = .33 S.F. 10' - 8" X 3' - 8 5/8"= 39.65 S.F. 12' - 0 3/4" X 10' - 2 5/8"= 123.19 S.F. 11' - 6 1/2" X 7' - 5" = 85.6 S.F. F 6' - 7 1/4" X 11' - 8 5/8"= 77.39 S.F. 7' - 6 5/8" X 1' - 3 1/8"= 9.51 S.F. TOTAL: 335.67 SF F 7' - 6 5/8" 6 1/8"10' - 7 7/8"8"FIRST FLOOR PLAN FIRST FLOOR SECOND FLOOR THIRD FLOOR GARAGE TTL. LIVING GRAND TOTAL 1176 SF 1,341 SF 336 SF 520 SF 2,853 SF 3,373 SF 11' - 6 1/2"12' - 0 3/4"6' - 7 1/4" 6"10' - 8"8"JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT AP-1 10/05/2018 1134-2018BUILDING AREA PLANSSLOAN BEACH SLOAN BEACHSLOAN RESIDENCE1134 EAST BALBOA BLVD.NEWPORT BEACH, CA92661CDP 1134 EAST BALBOA BLVD.NEWPORT BEACH, CA 92661Designer BUILDING AREA SCHEDULE Name AREA COMMENTS FIRST FLOOR 1148 SF SECOND FLOOR 1311 SF THIRD FLOOR 336 SF 2794 SF GARAGE 520 SF 520 SF GRAND TOTAL 3314 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS ENTRY 28 SF OPEN AREA PORCH 253 SF OPEN AREA VIEW DECK 522 SF DECK 314 SF GRAND TOTAL 1117 SF LOT INFORMATION: NO. REVISION DATE LANDSCAPE AREA SCHEDULE NAME AREA COMMENTS L1 128 SF L2 31 SF GRAND TOTAL 159 SF 1/8" = 1'-0"1 FIRST FLOOR (T.O.S.) 1/8" = 1'-0"2 SECOND FLOOR T.O.S. (TYP.) 1/8" = 1'-0"3 THIRD FLOOR T.O.S. (TYP.) ZONED: R-1 SITE AREA:5,270 S.F. BUILDABLE AREA: 1,619 S.F. TOTAL ALLOWABLE AREA: 2 x 1,619 S.F. = 3,070 S.F. REQ'D. OPEN VOLUME = 1,619 X .15 = 242.85 MAX. THIRD FLR. ALLOWABLE = 1,619 X .2 = 323.8 OPEN VOLUME PROVIDED = 959 SF 29 1 Subject:FW: Written comments of ZA Item 2 (Finley Tract RP3) Attachments:2018Dec13_ZA_Item_2_Comments_JimMosher.pdf From: Jim Mosher [mailto:jimmosher@yahoo.com]   Sent: Thursday, December 13, 2018 1:37 PM  To: Alford, Patrick <PAlford@newportbeachca.gov>  Cc: Campbell, Jim <JCampbell@newportbeachca.gov>  Subject: Written comments of ZA Item 2 (Finley Tract RP3)  I will not be able to attend this afternoon's Zoning Administrator hearing due to its being scheduled at the same time as the Finance Committee meeting. Please find attached some quick comments on Item 2 (PA2017-132). With regard to Item 7 (PA2018-149), it seems unlikely the City has jurisdiction over the cantilevered deck mentioned in the project summary (if it is over tidal waters). Yours sincerely, Jim Mosher Zoning Administrator - December 13, 2018 Item No. 7a - ADDITIONAL MATERIALS RECEIVED Sloan Residence (PA2018-149)