HomeMy WebLinkAbout08_Grimm Residence Coastal Development Permit_PA2018-218
03/13/2018
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
December 13, 2018
Agenda Item No. 8
SUBJECT: Grimm Residence Coastal Development Permit (PA2018-218)
Coastal Development Permit No. CD2018-080
SITE LOCATION: 1610 South Bay Front
APPLICANT: Ritner Group, Inc.
OWNER: Barbara Grimm
PLANNER: Chelsea Crager, Associate Planner
949-644-3227, ccrager@newportbeachca.gov
LAND USE AND ZONING
General Plan: RT (Two-Unit Residential)
Zoning District : R-BI (Balboa Island)
Coastal Land Use Category: Two-Unit Residential – (30.0-39.9 DU/AC) (RT-E)
Coastal Zoning District: R-BI (Balboa Island)
PROJECT SUMMARY
A coastal development permit for the construction of a new, 1,685-square-foot, two-story
single-family dwelling with a 796-square-foot, three-car garage. The development also
includes hardscape, drainage, accessory structures, and landscaping. The proposed
development complies with all applicable development standards including height,
setbacks and floor area limits. No deviations are requested .
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures), 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. CD2018-080 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
The subject property is located in the R-BI Coastal Zoning District, which allows a
maximum of two residential dwelling units on a single legal lot, and is consistent with
the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal
development permit is required and the property is not eligible for a waiver for de
minimis development because the property is located in the Coastal Commission
Appeal Area.
The property currently consists of one vacant legal lot, which was previously
developed with a single-family residence that was demolished in 2012. The
neighborhood is predominantly developed with two - and three-story, single- and
two-family residences. The proposed design, bulk, and scale of the development
is consistent with the existing neighborhood pattern of development and expected
future development consistent with applicable development standards.
A lot line adjustment was approved by the Zoning Administrator on August 23, 2018,
adjusting the property line between the subject property and the adjacent property to
the west at 1604 South Bay Front. The lot line adjustment shifted the interior property
line between the two legal parcels 10 feet to the west. The lot line adjustment
increased the width of the subject property from 40 feet to 50 feet wide and increased
the area of the subject property from 3,400 square feet to 4,250 square feet. The lot
line adjustment has not been recorded at this time; however, this coastal
development permit addresses the development standards based on the newly
created lot dimensions. Additionally, a condition of approval is included requiring
recordation of the lot line adjustment prior to the issuance of building permits.
The proposed single-family dwelling and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 0 feet 28 feet
Sides 4 feet 4 feet
Rear 5 feet 5 feet
Allowable Floor Area 5,240 square feet 2,481 square feet
Allowable 3rd Floor Area Not applicable (R-BI) N/A
Open Space Not applicable (R-BI) N/A
Parking 2-car garage 3-car garage
Height 24 feet flat roof
29 feet sloped roof
13 feet 7 inches flat roof
26 feet 8 inches sloped roof
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Hazards
The development fronts the Newport Bay, but is separated from the shoreline by a
public boardwalk and is protected by a public bulkhead located on the opposite
side of the boardwalk. A project-specific Coastal Hazards Report and Sea Level
Rise Analysis was prepared by William Simpson & Associates, Inc. dated
November 5, 2015. The report concludes that flooding, wave run up and erosion
will not significantly impact this property over the expected 75-year life of the
proposed development.
The finish floor elevation of the proposed dwelling is 9 feet North American Vertical
Datum of 1988 (NAVD88), which complies with the minimum 9 feet (NAVD88)
elevation standard.
The property owner will 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). This requirement is
included as a condition of approval that will need to be satisfied prior to the issuance
of building permits for construction.
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of a building permit. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
The project design addresses water quality with a construction erosion control plan
that outlines temporary Best Management Practices to be implemented during
construction to minimize erosion and sedimentation, and to minimize pollution of
runoff derived by construction chemicals and materials. No water quality impacts to
coastal waters are anticipated based upon the location and elevation of the property.
The project includes a post construction drainage system that includes drainage and
percolation features designed to retain dry weather run-off and minor rain event run-
off on-site. Any water not retained on-site is directed to the City’s storm drain system.
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Public Access
The project site is located on Balboa Island between the nearest public road and the
sea or shoreline. The existing private lot does not currently provide nor does it inhibit
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 a single-family residence
demolished in 2012. Therefore, the project does not involve a change in allowed land
use, density or intensity that will result in an 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.
Lateral coastal access is provided by the bay front public sidewalk and public beach,
located between the project site and the bay. Vertical access to the public bay front
is provided at various street-ends throughout Balboa Island, with the nearest vertical
access point located at the Crystal Avenue street-end, adjacent to the project site.
Public coastal views from the bay front public sidewalk and beach located between
the project site and the bay will not be affected by the proposed development. 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 view areas. However, the project will replace a single-family
residence demolished in 2012 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 neighborhood pattern of
development. Therefore, the project does not have the potential to degrade the
visual quality of the Coastal Zone or result in significant adverse impacts to public
views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment.
Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
construction of a new 5,624-square-foot single-family residence.
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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 poste d on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
GBR/cc
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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03/13/2018
Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2018-080 TO CONSTRUCT A
NEW TWO-STORY, SINGLE-FAMILY RESIDENCE AND
ATTACHED THREE-CAR GARAGE AT 1610 SOUTH BAY FRONT
(PA2018-218)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Ritner Group, Inc. (“Applicant”), on behalf of Barbara Grimm
(“Owner”), with respect to property located at 1610 South Bay Front, requesting approval
of a coastal development permit.
2. The property is legally described as Parcel 2 of Lot Line Adjustment No. LA2018-001.
3. The applicant proposed the construction of a two-story, 1,685-square-foot, single-family
residence with an attached 796-square-foot, three-car garage. The project includes
landscape, hardscape, accessory structures and subsurface drainage facilities. The site
is protected by an existing public bulkhead. The design complies with all applicable
development standards and no deviations are requested.
4. The subject property is designated RT (Two-Unit Residential) by the General Plan Land
Use Element and is located within the R-BI (Balboa Island) Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RT-E (Two-Unit Residential - 30.0 - 39.9 DU/AC) and the property is located
within the R-BI (Balboa Island) 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.
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.
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Zoning Administrator Resolution No. ZA2018-###
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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 construction of a new two-story, 1,685-square-foot, single-family
residence with an attached 796-square-foot, three-car garage in the R-BI 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 5,240 square feet and the proposed gross
floor area is 2,481 square feet.
b. The proposed development will exceed the minimum required setbacks, which are
zero (0) feet along the front property line abutting the public boardwalk, four (4) feet
along each side property line, and five (5) feet along the rear property line abutting
the alley.
c. The highest guardrail is no more than 24 feet, measured from the established grade
level of 9 feet North American Vertical Datum of 1988(NAVD88) and the highest
ridge is no more than 29 feet from established grade, which comply with the
maximum height limitation.
d. The project includes enclosed garage parking for three 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-unit residences. The proposed design, bulk, and scale of the development will
be consistent with the existing neighborhood pattern of development and expected
future development.
3. The development fronts the Newport Bay, but is separated from the shoreline by a public
sidewalk and bulkhead. The public bulkhead is at a height of 7.75 feet (NAVD88). The
finished floor elevation of the interior living area of the proposed residence is 9 feet
(NAVD88), which complies with the minimum required 9-foot (NAVD88) elevation
standard.
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4. The property owner will 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). This requirements is included as a
condition 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 William Simpson
and Associates, Inc., dated November 5, 2015. 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. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
7. The 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 runoff on-site. Any water not retained
on-site is directed to the City’s storm drain system.
8. 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.
9. Public coastal views from the public sidewalk and beach located between the project site
and the bay will not be negatively affected by the proposed development.
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 on Balboa Island 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 residential development
demolished in 2012 neither provided nor inhibited 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
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Zoning Administrator Resolution No. ZA2018-###
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a previously existing single-family residence with a new single-family residence. Therefore,
the project does not involve a change in allowed 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.
2. The residential lot does not currently provide nor does it inhibit public coastal access. The
proposed scope of work involves the replacement of a single-family residence, demolished
in 2012, with a new single-family residence. Development will occur within the confines of
private property, and existing coastal access conditions will not be affected. Lateral coastal
access is provided by the bay front public sidewalk and public beach, located between the
project site and the bay. Vertical access to the public bay front area is provided at various
street-ends throughout Balboa Island, with the nearest vertical access point at the Crystal
Avenue street-end adjacent to the project site.
3. Public coastal views from the bay front public sidewalk and beach located between the
project site and the bay will not be affected by the proposed development. 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 a previously existing single -family
residence 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 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. CD2018-080, 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 compli ance 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
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
3. Coastal Development Permit No. CD2018-080 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, Lot Line Adjustment No. LA2018-001 (PA2018-
026) shall be recorded.
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 by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
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.
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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 1 7 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 app roval 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 accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.
All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall
be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
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.
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 i nlets and any waterway.
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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 Grimm Residence including, but not limited to, Coastal Development Permit
No. CD2018-080 (PA2018-218). This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages, which City incurs in enforcing the indemnification provisions set forth in this
condition. The applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
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Attachment No. ZA 2
Vicinity Map
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03/13/2018
VICINITY MAP
Coastal Development Permit No. CD2018-080
PA2018-218
1610 South Bay Front
Subject Property
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03/13/2018
Attachment No. ZA 3
Project Plans
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DETAIL REFERENCESHEET NUMBERSECTION INDICATORREVISION NUMBERREVISION REFERENCEPLAN NOTE REFERENCE NUMBERFLOOR PLAN, SOFFIT/UTILITY,&ELEVATION KEYNOTESECTION INDICATORSHEET NUMBERBUILDING SECTIONPROPOSED USE: NEW SINGLE FAMILY DETACHEDNUMBER OF STORIES: 2CONSTRUCTION TYPE: V-BOCCUPANCY: R-3 DWELLINGS, U- GARAGESFIRE SPRINKLERS: REQUIRED, CRC SEC. R313.2ABBREVIATIONSXXXXXXWITHOUTW/OWROUGHT IRONWIWATER HEATERWHWINDOWWDWWOODWDWATER CLOSETWCWITHW/WASHERWVERTICALVERTUNLESS OTHERWISE NOTEDUONUNFINISHEDUNFINUNIFORM BUILDING CODEUBCTYPICALTYPTELEVISIONTVTOP OF WALLTOWTOP OF PAVINGTOPTOP OF MASONRYTOMTOP OF CURBTOCTONGUE AND GROOVET & GTELEPHONETELTRASH COMPACTORTCT & B TOP AND BOTTOMSQUARESQSTANDARDSTDSTAGGEREDSTAGSERVICE SINKSSSHELF AND POLES & PSLIDINGSLSIMILARSIMSHOWERSHOWSHEATHINGSHTGSINGLE HUNGSHSELECT STRUCTURALSSSCSOLID COREROUGH OPENINGROROOF JOISTRJREQUIREDREQ'DREINFORCINGREINFREFRIGERATORREFRREDWOODRDWDROOF DRAINRDRETURN AIR GRILLERAGRADIUSRPOLY VINYL CHLORIDEPVCPRESSURE TREATEDPTDFPOUNDS/SQUARE INCHPSIPOUNDS/SQUARE FOOTPSFPAIRPRPLYWOODPLYWDPUSH-BUTTONPBOPTIONALOPTOPPOSITEOPPON CENTEROCNOT TO SCALENTSNUMBERNONOT IN CONTRACTNICNG NATURAL GRADEMASONRY OPENINGMOMINIMUMMINMANUFACTURERMFRMEDICINE CABINETMCMACHINE BOLTMBMAXIMUMMAXMASONRYMASLAG BOLTLBINTERIORINTINSUL INSULATIONHORIZONTALHORIZHEADERHDRHCHOLLOW COREGLUE LAMINATED BEAMGLBGARBAGE DISPOSALGDGALVANIZEDGALVGAUGEGAFOOTINGFTGFOOT/FEETFTFACE OF STUDFOSFACE OF MASONRYFOMFLUORESCENTFLUORFLOORFLRFLOOR JOISTFJFINISHFINFUEL GAS / FINISH GRADEFGFINISH FLOORFFFOUNDATIONFDNFORCED AIR UNITFAUEXTERIOREXTEACH WAYEWEQUIPMENTEQUIPEQUALEQELEVATORELEVEAEACHDOWNSPOUTDSDRAWINGDWGDOWNDNDOUBLE HUNGDHDIMENSIONDIMDIAGONALDIAGDIAMETERDIADETAILDETDRINKING FOUNTAINDFDOUBLEDBLDDRYERCONT CONTINUOUSCONST CONSTRUCTIONCONC CONCRETECOL COLUMNCLR CLEARCLG CEILINGCJCEILING JOISTCICAST IRONBTM BOTTOMBM BEAMBLKG BLOCKINGBLDG BUILDINGAPPROXIMATELYAPPROXALUMINUMALALTERNATEALTAIR CONDITIONINGA/CANCHOR BOLTABDOUGLAS FIRADAREA DRAINCURTAINCURTDRDOORELELEVATIONFDFLOOR DRAINDISPOSALDISPGIGALVANIZED IRONGLGLASS / GLAZINGLTWT LIGHTWEIGHTOSA OUTSIDE AIRTBTOWEL BARTPD TOILET PAPER DISPENSERTEMPERED GLASSTEMP GLVTR VENT THROUGH ROOFVVOLTSGYPSUM WALLBOARDGYP BDA2-4.1 BUILDING SECTIONS (1/4" = 1'-0")ARCHITECTURALA2-3.1PROJECT DATACODE COMPLIANCE:SPECIAL INSTRUCTIONS: FIRE SPRINKLEROBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOFSHEATHING INSPECTION1610 South Bay Front2016 CALIFORNIA RESIDENTIAL CODE2016 CALIFORNIA MECHANICAL CODE2016 CALIFORNIA PLUMBING CODE2016 CALIFORNIA ELECTRICAL CODE2016 CALIFORNIA ENERGY CODE2016 CALIFORNIA GREEN BUILDING STANDARDS CODE2016 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODECITY OF NEWPORT BEACH REGULATIONS AND ORDINANCESA2-4.2A2-4.3RITNER GROUP, INC.503 32ND STREET, SUITE 130NEWPORT BEACH, CA 92663(949) 999-3255PHONE:ARCHITECT/DESIGNRON RITNERCONTACT:OWNER:BAKERSFIELD, CA 93311PHONE: (661) 831-6873FOREST STUDIO332 FOREST AVE. SUITE 4LAGUNA BEACH, CA 92651(949) 497-0202PHONE:BOB WHITECONTACT:INDEX OF DRAWINGSGrimm ResidenceCOVER SHEETA2-5.1 EXTERIOR ELEVATIONS (1/4" = 1'-0")PROJECT DIRECTORYPROJECT ADDRESSMRS. BARBARA GRIMM7158 BUENA VISTACONTACT: BARBARA GRIMM1610 S. BAY FRONTA2-2.1SECOND FLOOR PLAN (1/4" = 1'-0")A2-2.2DEFERRED SUBMITTALS: FIRE SPRINKLER DESIGN TO BE PER NFPA13D ATTIC AREAS ARE TO BE SPRINKLEREDPLOT REFERENCE DATE: 09-11-18SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:C2-1SHEET TITLE:RITNER GROUP, INC. 2018 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18006-PLN-COVERO:\2018-PROJECTS\18006\CD\18006-PLN-COVER September 11, 2018
RRBW18006Lot - Tract -CDP Submittal Set 09-11-18 PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:NROOF PLAN (1/4" = 1'-0")BUILDING SECTIONS (1/4" = 1'-0")BUILDING SECTIONS (1/4" = 1'-0")GENERAL NOTE:1. THE SDRC CONSULTING ARCHITECT IS TO ATTENDON-SITE MEETINGS WITH THE UTILITY COMPANIESTO DETERMINE ALLOWABLE LOCATIONS. AMINIMUM OF 48 HOURS WRITTEN NOTICE FORTHE MEETING IS REQUIRED.2. REQUIRED HERS TESTING AND/OR VERIFICATION MUST BEDONE BY A CERTIFIED HOME ENERGY RATER UNDER THESUPERVISION OF A CEC-APPROVED HERS PROVIDER USINGCEC APPROVED TESTING AND/OR VERIFICATION METHODSAND MUST BE REPORTED ON THE CF-4R INSTALLATIONCERTIFICATE.GENERAL NOTES:DEFERRED SUBMITTAL TO BE REVIEWED BY PROJECT ARCHITECTOR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTALFOR PLAN REVIEWSEPARATE PERMIT(S) IS/ARE REQUIRED FOR ACCESSORY BUILDING,LANDSCAPE, PATIO COVERS, FENCES, SWIMMING POOL, RETAININGWALL, DEMOLITION, ETC.PROJECT DESCRIPTION:1.2.L1.01 LANDSCAPE PLANL1.02 IRRIGATION PLANCIVILTOAL ENGINEERING INC.139 AVENIDA NAVARRO,SAN CLEMENTE, CA 92672(949) 492-8586PHONE:CONTACT: CALEB RIOST-24HERITAGE ENERGY GROUP470 WALDIRVINE, CA 92618(949) 789-7221PHONE:RUDY SAINSCONTACT:A2-1.1 SLAB EDGE PLAN (1/4" = 1'-0")C2-1 COVER SHEETA2-6.1 FIRST FLOOR UTILITY PLAN (1/4" = 1'-0")A2-6.2 SECOND FLOOR UTILITY PLAN (1/4" = 1'-0")A2-7.1 REFLECTED CEILING PLANS (1/4" = 1'-0")WINDOW SCHEDULESCH-1.1DOOR SCHEDULESCH-2.1LANDSCAPEGN-1 CALIFORNIA GREEN RESIDENTIALD-1.1 ARCHITECTURAL DETAILSD-1.2 ARCHITECTURAL DETAILSD-4.1 ARCHITECTURAL DETAILSLEGENDINSPECTION PROGRAM:1. DEPUTY INSPECTORS ARE REQUIRED TO BE REGISTERED WITH THE CITY OF NEWPORT BEACH.PORTION OF WORK REQUIRING INSPECTIONCONTINUOUSPERIODICDESCRIPTION, LOCATIONS, REMARKS, ETC.X---EXPANSION / EPOXY ANCHORSX---ALL STRUCTURAL WELDING---XSHEAR WALL NAILING---XSTRUCTURAL MASONRYGROUTING, STEM AND FOOTING REINF.VICINITY MAP2. SPECIAL AND / OR DEPUTY INSPECTIONS SHALL BE PROVIDEDDURING CONSTRUCTION ON THE FOLLOWING TYPES OF WORK:---------"HERS" VERIFICATION---XA2-5.2 EXTERIOR ELEVATIONS (1/4" = 1'-0")CIVILC-01 PRELIMINARY GRADING AND DRAINAGE PLANC-02 EROSION CONTROL PLANNewport Beach, CASP-2 ARCHITECTURAL SITE PLAN (1/4" = 1'-0")FIRST FLOOR PLAN (1/4" = 1'-0")ZONING: R-BI (Balboa Island)PROJECTSITELANDSCAPEEPT DESIGN LANDSCAPE ARCHITECTURE844 EAST GREEN STREET, SUITE 201PASADENA, CA 91101(626) 795-2008PHONE:CONTACT: BRADLEY FRANKEL1TOPOGRAPHIC SURVEYCOASTAL NOTES:THE FOUNDATION SHALL BE WATERPROOFED AND THE TOPELEVATION OF THE CONCRETE PERIMETER WALL OF THEFOUNDATION SHALL BE SET AT A MINIMUM ELEVATION OF 9.5 FEETNAVD88 TO ACCOMMODATE THE POTENTIAL RISE IN SEA LEVEL.ADAPTATION MEASURES TO MINIMIZE HAZARDS TO LIFE ANDPROPERTY FROM POTENTIAL FLOODING FROM SEA LEVEL RISE TOINCLUDE FLOOD PROOFING THE FIRST FLOOR AND PROVIDING SANDBAG BARRIERS AT DOOR OPENINGS.ONE WEEK PRIOR TO ANY TREE TRIMMING OR REMOVAL ASSOCIATEDWITH THE PROPOSED DEVELOPMENT PLAN, A SURVEY SHALL BECONDUCTED BY A QUALIFIED BIOLOGIST TO ENSURE THAT NOBREEDING OR NESTING BIRDS ARE PRESENT IN THE SUBJECT TREE.SHOULD A NEST SITE(S) BE LOCATED, ALL TREE TRIMMING ANDREMOVAL SHALL CEASE UNTIL THE NEST(S) IS / ARE NATURALLYVACATED, AND JUVENILES HAVE FLEDGED WITHOUT HUMAN ORMECHANICAL INTERFERENCE, AND THERE IS NO LONGER EVIDENCEOF ANY FURTHER-ATTEMPT(S) AT NESTING.D-4.2 ARCHITECTURAL DETAILSGN-2 RESIDENTIAL CONSTRUCTIONPLANNING NOTES:1. SETBACK DIMENSIONS ARE MEASURED FROM FACE OF BUILDINGFINISH TO PROPERTY LINE.2. ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVETHE APPLICANT OF A LEGAL REQUIREMENT TO OBSERVE COVENANTS,CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINSTTHE PROPERTY OR TO OBTAIN COMMUNITY ASSOCIATION APPROVALOF PLANS.3. DECORATIVE ARCHITECTURAL ELEMENTS INCLUDING TRIM, SILLS,MOLDING MAY ENCROACH MAXIMUM 6 INCHES INTO ANY FRONT ORSIDE SETBACK. NO ABOVE GROUND ENCROACHMENT ARE PERMITTEDIN A REAR ALLEY SETBACK.1.2.3.A2-8.1 FLOOR AREA OVERLAY PLAN (1/4" = 1'-0")SOILSPETRA GEOSCIENCES, INC.3190 AIRPORT LOOP DR, SUITE J1COSTA MESA, CA 92626(714) 549-8921PHONE:DARREL ROBERTSCONTACT:MINIMUM REQUIREMENTSNEWPORT BEACH, CA. 92663ASSESOR'S PARCEL NUMBER: 050-182-12LOT 5 & LOT 6 IN BLOCK 2 OF SECTION 5 BALBOA ISLAND, EXCEPT THE WEST 20' OF LOT 5MINIMUM REQUIREMENTSPlanning CriteriaRequired Setbacks:0'Front5'Rear4'Side YardHeight:24'Flat Roof (less than 3:12 pitch)29'Pitched Roof (greater than 3:12 pitch)Floor Area Limit:4,250 s.f.Site AreaAllowable Buildable Area1.5 x Buildable Area + 200 s.f.5,240 s.f.(42' x 80') x 1.5 + 200 =Area Tabulation1,536 Sq. Ft.Total First FloorFirst Floor:171 Sq. Ft.Beach Entry2,481 Sq. Ft.Total Building Area**216 Sq. Ft.Beach Room*353 Sq. Ft.Outdoor Kitchen*796 Sq. Ft.3 Car Garage*Second Floor:945 Sq. Ft.Second Floor Living 103 Sq. Ft.Deck80 Sq. Ft.Stairs*STRUCTURAL2211 MICHELSON DR, SUITE 450IRVINE, CA 92612(949) 752-0621PHONE:CONTACT: MASOUD BOKAIEBORMA2-6.3 SECOND FLOOR MECHANICAL LAYOUT PLAN (1/4" = 1'-0")17
BeachEntryPwdrOutdoorKitchenBeach RoomDashed line indicatesBuilding Envelope5'-0"Setback5'-7"5'-1"4'-21
8"
4'-0"
Setback
4'-03
4"
4'-0"
Setback
4'-1"Dashed line indicatesBuilding EnvelopeArchitectural Site PlanSCALE: 1/8" = 1'-0"ARCHITECTURALSITE PLANPLOT REFERENCE DATE: 09-11-18SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:SP-2SHEET TITLE:RITNER GROUP, INC. 2018 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18006-PLN-SITEO:\2018-PROJECTS\18006\CD\18006-PLN-SITE September 11, 2018
RRBW18006Lot - Tract -CDP Submittal Set 09-11-18 PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:Planning CriteriaRequired Setbacks:0'Front5'Rear4'Side YardHeight:24'Flat Roof (less than 3:12 pitch)29'Pitched Roof (greater than 3:12 pitch)Floor Area Limit:4,250 s.f.Site AreaAllowable Buildable Area1.5 x Buildable Area + 200 s.f.5,240 s.f.(42' x 80') x 1.5 + 200 =PROJECT ADDRESS1610 SOUTH BAY FRONTNEWPORT BEACH, CA. 92663ASSESOR'S PARCEL NUMBER: -LOT 6 & A PORTION OF LOT 56. The discharge of pollutants to any storm drainagesystem is prohibited. No solid waste, petroleumbyproducts, soil particulate, construction wastematerials, or wastewater generated on constructionsites or by construction activities shall be placed,conveyed or discharged into the street, gutter orstorm drain system.7. In Accordance with Planning Area 6 (PA6) of theHeadlands Development and Conservation Plan(HDCP), This house is a Single-Family Dwelling.8. An approved encroachment permit is required forall work activities within the public right-of-way,public easement and on city facilities.9. All work related to wastewater in the publicright-of-way shall be performed by a C-42 licensedSanitation Sewer Contractor or an A LicensedGeneral Engineering Contractor.General Notes:1. Refer to Site Drainage Plan sheetfor existing grade elevations andfinish grade elevations.2. Surveyor or Engineer shall permanentlymonument property corners or offsetsbefore starting grading.3. Fences, Gates, Walls, Planter boxes, Patio covers,and other freestanding structures cannot exceed 6'measured from Natural Grade within required sideyard setback.4. Finish grade within 10 feet of the new structure/addition shall be sloped a minimum of 2 % awayfrom the building for drainage purpose.5. Additions, remodels or renovations of a single familyhome with an existing pool require the suction outletof the existing pool, spa, or toddler pool to beupgraded so as to be equipped with an approvedanti-entrapment cover meeting the current standardsof ASTM or ASME per section 115920 HSC.10. A Public Works Department Encroachment Permitinspection is required before the Building DepartmentPermit Final can be issued. At the time of Public WorksDepartment inspection, if any of the existing publicimprovements surrounding the site is damaged, newconcrete sidewalk, curb and gutter, and alley/streetpavement will be required. Additionally, if existingutilities infrastructure are deemed substandard, a new1-inch water service, water meter box, sewer lateraland/or cleanout with box and lid will be required. 100%of the cost shall be borne by the property owner(Municipal Codes 14.24.020 and 14.08.030). Saiddetermination and the extent of the repair work shallbe made at the discretion of the Public Works Inspector.BLOCK 2, MAP OF SECTION 5,BALBOA ISLANDArea Tabulation1,536 Sq. Ft.Total First FloorFirst Floor:171 Sq. Ft.Beach Entry2,481 Sq. Ft.Total Building Area**216 Sq. Ft.Beach Room*353 Sq. Ft.Outdoor Kitchen*796 Sq. Ft.3 Car Garage*Second Floor:945 Sq. Ft.Second Floor Living 103 Sq. Ft.Deck80 Sq. Ft.Stairs*18
ConcreteSlab Typical9"16'-412"15'-6"2'-6"23'-6"
41'-6"52'-6"41'-6"23'-6"28'-6"6"35'-412"5'-4"3'-71
2"8"6"
3'-412"312"2'-0"4'-312"6"8"14'-2"8'-212"2'-0"33'-10"7'-8"18'-0"1'-0"9'-0"3'-10"6"4'-8"52'-6"4'-5"3'-2"11'-3"8"3'-612"19'-6"1'-0"14'-0"8'-6"
9'-01
2"9'-111
2"
2'-2"2'-8"2'-10"8"10"6"4'-2"18'-2"8"13'-7"6"30'-812"
8"ConcreteSlab Typical8"3"5'-512"3"6'-112"22'-2"7'-10"6'-51
2"7'-61
2"9'-01
2"9'-512"Dash line Indicatesface of Brick VeneerTypicalDash line Indicatesface of Brick VeneerTypicalDash line Indicatesface of Brick VeneerTypical18'-0"3"3"
3"3"8"8"
6"2"Face of wallFramingFace of wallFraming20'-0" MinimumConcreteEncasedElectrodeFace of wallFramingT.O. Curb9.00'T.O. Slab9.00'T.O. Curb9.00'T.O. Curb9.00'1'-0"3'-2"1'-0"8"2'-8"8"8"1'-0"1'-0"4'-4"Side yardFenceUp3RTreads @12" EachUp3RTreads @12" EachSide yardFenceSlab Edge PlanSCALE: 1/4" = 1'-0"SLAB EDGE PLANPLOT REFERENCE DATE: 09-11-18SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A2-1.1SHEET TITLE:RITNER GROUP, INC. 2018 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18006-PLN-FLOORO:\2018-PROJECTS\18006\CD\18006-PLN-FLOOR September 11, 2018
RRBW18006Lot - Tract -CDP Submittal Set 09-11-18 PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:SLOPETO DRAINSLOPE TO DRAIN 1/8" PERFOOT U.N.O.FINISH SLAB TO FINISH SLABDIMENSION NOTE: REFER TOCIVIL DRAWINGS FORADDITIONAL SLAB ELEVATIONINFORMATIONSLAB LEGEND1. THIS ARCHITECTURAL FOUNDATION PLAN IS FORDIMENSIONAL INFORMATION ONLY. THECONTRACTOR SHALL REFER TO THE STRUCTURAL FOUNDATION PLAN FOR ALL STRUCTURAL REQUIREMENTS. THE CONTRACTOR SHALL NOTIFY THE ARCHITECT IF THERE IS ANY DISCREPANCY BETWEEN THE ARCHITECTURAL FOUNDATION PLAN AND THE STRUCTURALFOUNDATION PLAN.2. FOOTINGS SHALL BE EXAMINED AND CERTIFIED IN WRITING BY THE PROJECT SOIL / GEOLOGY ENGINEER PRIOR TO EMA INSPECTIONS AND PLACEMENT OF CONCRETE.3. VERIFY ALL INFORMATION REGARDING CONCRETE SLAB, FOUNDATION, AND RETAINING WALLS, WITH STRUCTURAL AND CIVIL ENGINEER'S DRAWINGS.SLAB NOTES4. REFER TO STRUCTURAL DRAWINGS FOR SHEAR WALLS AND HOLD DOWN LOCATIONS AND SIZES.5. DEPRESSED SLAB FOR MATERIAL THICKNESS REFERTO LEGEND.6. PROVIDE ELECTRICAL CONDUIT BELOW SLAB FOR FLOOROUTLETS, KITCHEN ISLAND OUTLETS AND APPLIANCES.VERIFY LOCATION WITH INTERIOR DESIGN DRAWINGS7. SURVEYOUR TO FILE A CORNER RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION.19
Dashed line indicatesBuilding Envelope9"18'-8"20'-0"52'-6"23'-6"15'-6"2'-6"
41'-6"23'-6"28'-6"52'-6"33'-10"7'-8"2'-0"18'-0"1'-0"9'-0"2'-0"41'-6"BeachEntry7'-9" ClgStonePwdr7'-4" ClgStoneOutdoorKitchenVol ClgStone3'-6"4'-2"
Up
15R
Treads at
12" Each
9'-0"18'-7"8"4'-1"2'-3"9'-6"6'-11"4'-3"4'-9"4'-6"8'-6"4'-6"2'-6"4'-8"18'-10"2'-4"2'-4"6'-0"12'-10"3'-612"1'-71
4"1'-71
4"3'-112" Clr.10'-0"Beach Room8'-10" ClgStone2'-8"3'-8"2"2'-0"Up3RTreads @12" Each2'-4"2'-8"2'-10"
1'-0"
8"
2'-91
2"2'-8"7'-3"4'-71
2"
2'-4"2'-912"6'-212"23'-6"D1023'-91
2"3'-6"6'-81
2"3'-3"12'-0"4'-3"11"
8'-6"8'-0"5'-812"8"2913B13A23282252033333352'-0"1'-6"3335T.O. Slab 9.00'9.125' FST.O. Slab 9.00'9.125' FS1'-10"AA2-4.16"AA2-4.1DA2-4.2DA2-4.24'-0"EA2-4.3EA2-4.3333330TrashBinsWall or floor between house Living areaand garage (R-3 to U) shall be 5/8" type"X" Gyp. Bd. on garage side of wall orfloor/ceiling.Minimum 20' x 20' ClearDimension at Garage20'-0"20'-0"5'-512"6'-0"
8"
6"3'-6"Dryer Vent toOutside Air441'-0"ElectricalCloset5'-0"ProposedSetback4'-013
16"
4'-0" Setback
4'-01516"4'-0" Setback
4'-0" Setback 5'-1"5'-0" SetbackDashed line indicatesBuilding EnvelopeFirst Floor PlanSCALE: 1/4" = 1'-0"FIRST FLOOR PLANPLOT REFERENCE DATE: 09-11-18SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A2-2.1SHEET TITLE:RITNER GROUP, INC. 2018 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18006-PLN-FLOORO:\2018-PROJECTS\18006\CD\18006-PLN-FLOOR September 11, 2018
RRBW18006Lot - Tract -CDP Submittal Set 09-11-18 PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:FLOOR PLAN LEGENDSLOPE1/8"/FT.SLOPE TO DRAIN 1/8" PERFOOT U.N.O.FINISH SLAB TO FINISH SLABDIMENSION NOTE: REFER TOCIVIL DRAWINGS FORADDITIONAL SLAB ELEVATIONINFORMATIONCMU WALLLOW WALL2 X 6 STUD WALL2 X 4 STUD WALL2 X 8 STUD WALLAElevation KeyDCBInterior7. PROVIDE NON-REMOVABLE BACKFLOW PREVENTION DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC.8. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSEDCONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLECHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETEAND SIGN THE GREEN BUILDING STANDARDS CERTIFICATIONFORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICALTO BE FILED WITH THE APPROVED PLANS.9. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOODFRAME FLOOR CONSTRUCTION CONTAINING CONCEALEDSPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOWTHE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BEINSTALLED SO THAT THE AREA OF THE CONCEALED SPACEDOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULDDIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC.10. FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OTHERCOMPONENTS SHALL BE LISTED AND INSTALLED INACCORDANCE WITH THEIR LISTING AND MANUFACTURERINSTRUCTIONS.11. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THETERMINATION OF THE FACTORY-BUILT CHIMNEYS EXCEPTWHERE SUCH SHROUD ARE LISTED AND LABELEDFOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEYSYSTEM AND ARE INSTALLED IN ACCORDANCE WITHMANUFACTURER'S INSTALLATION INSTRUCTION.CMC 802.4.2.412. A LICENSED SURVEYOR IS TO COMPLETE A "FEMA"ELEVATION CERTIFICATE AND SUBMIT IT TO THEBUILDING INSPECTOR DURING FINAL INSPECTION.FLOOR PLAN NOTES1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCHTHAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALLALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBONMONOXIDE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP.CRC R314 & CRC R315.32. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS ANDSIMILAR FIXTURES SHALL BE PROVIDED WITH ANEXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfmCBC 1203.4.2.1, CMC T4-43. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITHPRESSURE BALANCE OR THERMOSTATIC MIXINGVALVE CONTROLS. PER CPC.4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONSOF WATER PER FLUSH, LAVATORIES FAUCETSNO MORE THAN 1.5 GPM AT 60 PSI, KITCHENFAUCETS NO MORE THAN 1.8 GPM AT 60 PSI,SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.3035. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWERHEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOTEXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALLBE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME.CGC 4.303.26. LANDSCAPE IRRIGATION WATER USE SHALL HAVEWEATHER BASED CONTROLLERS. CGC 4.304.1FLOOR PLAN KEY NOTESSYMBOLXX1LINE OF CABINET(S) ABOVE2CABINET(S)3OPEN SHELVES4BUILT-IN MILLWORK5KITCHEN ISLAND6FARM HOUSE SINK WITHGARBAGE DISPOSAL7SINGLE SINK WITH GARBAGE DISPOSAL8A WOLF 30" GAS RANGE / OVENAS SELECTED BY OWNER8B VENT HOOD TO OUTSIDE AIR9WOLF MICROWAVE OVEN ASSELECTED BY OWNER10 48" BBQ AS SELECTED BY OWNER11 SUB-ZERO 30" REFRIGERATOR/FREEZER AS SELECTED BY OWNER12 SUB-ZERE UNDER COUNTERREFRIGERATOR AS SELECTED BY OWNER13A SUB-ZERO 36" FREEZERAS SELECTED BY OWNER13B SUB-ZERO 36" PRO REFRIGERATORAS SELECTED BY OWNER14 DISHWASHER AS SELECTED BY OWNER15 TRASH RECYCLING BIN16 BUILT-IN PANTRY17 DECORATIVE CEILING BEAMS18 CASED OPENING19 BUILT-IN BUNK BED20 BUILT-IN BENCH21 FULL HEIGHT STORAGE CABINET22 SHELF AND POLE23 LAVATORY24 FREE STANDING TUB25 HOT MOPPED SHOWER PAN WITH MUDSETCERAMIC TILES WAINSCOT TO 84" AFF W/PRESSURE BALANCE THERMOSTATICMIXING VALVE26 MUDSET CERAMIC TILE SEAT27 TEMPERED GLASS SHOWER DOORAND ENCLOSURE28 WATER CLOSET TO BE 30" WIDE WITH24" IN FRONT OF TOILET. LOW FLUSHTOILETS 1.28 GALLONS PER FLUSH29 STACKED WASHER AND DRYER SPACE.PROVIDE RECESSED HOT AND COLDWATER BIBBS. PROVIDE DRYERVENT TO OUTSIDE AIR PER CMC.30 TANKLESS WATER HEATER,REFER TO TITLE 24 CALCULATIONS31 MECHANICAL EQUIPMENT IN ATTIC,REFER TO TITLE 24 CALCULATIONS32 ATTIC ACCESS 30"x30"33 BRICK VENEER34 GUARDRAIL, REFER TO DETAIL35 HANDRAIL, REFER TO DETAILArea Tabulation1,536 Sq. Ft.Total First FloorFirst Floor:171 Sq. Ft.Beach Entry2,481 Sq. Ft.Total Building Area**216 Sq. Ft.Beach Room*353 Sq. Ft.Outdoor Kitchen*796 Sq. Ft.3 Car Garage*Second Floor:945 Sq. Ft.Second Floor Living 103 Sq. Ft.Deck80 Sq. Ft.Stairs*20
6'-9"4'-3"20'-512"52'-6"23'-6"15'-6"2'-6"
41'-6"23'-6"28'-7"52'-1"6'-11"7'-8"4'-11"41'-6"4'-0"4'-8"9'-712"5'-212"2'-1014"4'-1"2'-814"3'-6"1'-812"12'-412"14'-612"2'-0"5'-1112"6'-5"4'-10"2'-0"2'-1"19'-6"1'-3"2'-1"7'-8"7'-8"2'-1"Bedroom8'-1" ClgWoodHall8'-1" ClgWoodBath8'-1" ClgWoodLiving8'-1" ClgWoodBunk/TVPorchVol ClgWoodDeck9"3'-7"W203D201W205W204W203W203W202W206W20810'-612"2'-6"15'-512"2'-6"11"13'-11"8"D202D203D207D204D206D208W209W2094'-3"2'-8"3'-31
4"3'-7"3'-7"3'-7"3'-7"3'-7"5'-83
4"7'-6"16'-0"2'-10"2'-412"10'-912"W201W201W210W210W210191942'-0"3'-7"2'-1"W204W2048A151428B71121Storage Storage1'-8"4'-312"6'-5"7"2'-4"1'-9"1'-712"1'-712"3'-6" Clr.1'-1012"7"W20728223243'-9"2'-4"412"D205252627162'-0"8'-612"Treads at
12" Each
Dn
15R
343435Roof BelowRoof BelowAA2-4.1AA2-4.1DA2-4.2DA2-4.2EA2-4.3EA2-4.332Dn2R
10'-3"3'-0"10'-3"2"14'-11"9'-812"6"6"1'-0"4212'-6"3'-112"4"2'-2"2'-0"3'-8"S03S04S05S06S068'-10"2'-6"5'-2"2'-6"3'-9"5'-3"3122Dresser 11SofaSecond Floor PlanSCALE: 1/4" = 1'-0"SECOND FLOOR PLANPLOT REFERENCE DATE: 09-11-18SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A2-2.2SHEET TITLE:RITNER GROUP, INC. 2018 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18006-PLN-FLOORO:\2018-PROJECTS\18006\CD\18006-PLN-FLOOR September 11, 2018
RRBW18006Lot - Tract -CDP Submittal Set 09-11-18 PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:FLOOR PLAN LEGENDSLOPE1/8"/FT.SLOPE TO DRAIN 1/8" PERFOOT U.N.O.FINISH SLAB TO FINISH SLABDIMENSION NOTE: REFER TOCIVIL DRAWINGS FORADDITIONAL SLAB ELEVATIONINFORMATIONCMU WALLLOW WALL2 X 6 STUD WALL2 X 4 STUD WALL2 X 8 STUD WALLAElevation KeyDCBInterior7. PROVIDE NON-REMOVABLE BACKFLOW PREVENTION DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC.8. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSEDCONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLECHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETEAND SIGN THE GREEN BUILDING STANDARDS CERTIFICATIONFORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICALTO BE FILED WITH THE APPROVED PLANS.9. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOODFRAME FLOOR CONSTRUCTION CONTAINING CONCEALEDSPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOWTHE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BEINSTALLED SO THAT THE AREA OF THE CONCEALED SPACEDOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULDDIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC.10. FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OTHERCOMPONENTS SHALL BE LISTED AND INSTALLED INACCORDANCE WITH THEIR LISTING AND MANUFACTURERINSTRUCTIONS.11. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THETERMINATION OF THE FACTORY-BUILT CHIMNEYS EXCEPTWHERE SUCH SHROUD ARE LISTED AND LABELEDFOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEYSYSTEM AND ARE INSTALLED IN ACCORDANCE WITHMANUFACTURER'S INSTALLATION INSTRUCTION.CMC 802.4.2.412. A LICENSED SURVEYOR IS TO COMPLETE A "FEMA"ELEVATION CERTIFICATE AND SUBMIT IT TO THEBUILDING INSPECTOR DURING FINAL INSPECTION.FLOOR PLAN NOTES1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCHTHAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALLALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBONMONOXIDE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP.CRC R314 & CRC R315.32. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS ANDSIMILAR FIXTURES SHALL BE PROVIDED WITH ANEXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfmCBC 1203.4.2.1, CMC T4-43. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITHPRESSURE BALANCE OR THERMOSTATIC MIXINGVALVE CONTROLS. PER CPC.4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONSOF WATER PER FLUSH, LAVATORIES FAUCETSNO MORE THAN 1.5 GPM AT 60 PSI, KITCHENFAUCETS NO MORE THAN 1.8 GPM AT 60 PSI,SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.3035. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWERHEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOTEXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALLBE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME.CGC 4.303.26. LANDSCAPE IRRIGATION WATER USE SHALL HAVEWEATHER BASED CONTROLLERS. CGC 4.304.1FLOOR PLAN KEY NOTESSYMBOLXX1LINE OF CABINET(S) ABOVE2CABINET(S)3OPEN SHELVES4BUILT-IN MILLWORK5KITCHEN ISLAND6FARM HOUSE SINK WITHGARBAGE DISPOSAL7SINGLE SINK WITH GARBAGE DISPOSAL8A WOLF 30" GAS RANGE / OVENAS SELECTED BY OWNER8B VENT HOOD TO OUTSIDE AIR9WOLF MICROWAVE OVEN ASSELECTED BY OWNER10 48" BBQ AS SELECTED BY OWNER11 SUB-ZERO 30" REFRIGERATOR/FREEZER AS SELECTED BY OWNER12 SUB-ZERE UNDER COUNTERREFRIGERATOR AS SELECTED BY OWNER13A SUB-ZERO 36" FREEZERAS SELECTED BY OWNER13B SUB-ZERO 36" PRO REFRIGERATORAS SELECTED BY OWNER14 DISHWASHER AS SELECTED BY OWNER15 TRASH RECYCLING BIN16 BUILT-IN PANTRY17 DECORATIVE CEILING BEAMS18 CASED OPENING19 BUILT-IN BUNK BED20 BUILT-IN BENCH21 FULL HEIGHT STORAGE CABINET22 SHELF AND POLE23 LAVATORY24 FREE STANDING TUB25 HOT MOPPED SHOWER PAN WITH MUDSETCERAMIC TILES WAINSCOT TO 84" AFF W/PRESSURE BALANCE THERMOSTATICMIXING VALVE26 MUDSET CERAMIC TILE SEAT27 TEMPERED GLASS SHOWER DOORAND ENCLOSURE28 WATER CLOSET TO BE 30" WIDE WITH24" IN FRONT OF TOILET. LOW FLUSHTOILETS 1.28 GALLONS PER FLUSH29 STACKED WASHER AND DRYER SPACE.PROVIDE RECESSED HOT AND COLDWATER BIBBS. PROVIDE DRYERVENT TO OUTSIDE AIR PER CMC.30 TANKLESS WATER HEATER,REFER TO TITLE 24 CALCULATIONS31 MECHANICAL EQUIPMENT IN ATTIC,REFER TO TITLE 24 CALCULATIONS32 ATTIC ACCESS 30"x30"33 BRICK VENEER34 GUARDRAIL, REFER TO DETAIL35 HANDRAIL, REFER TO DETAILArea Tabulation1,536 Sq. Ft.Total First FloorFirst Floor:171 Sq. Ft.Beach Entry2,481 Sq. Ft.Total Building Area**216 Sq. Ft.Beach Room*353 Sq. Ft.Outdoor Kitchen*796 Sq. Ft.3 Car Garage*Second Floor:945 Sq. Ft.Second Floor Living 103 Sq. Ft.Deck80 Sq. Ft.Stairs*21
2.5 : 12
3 : 12
2 : 12Top of RoofSheathing35.614'6ATTIC AREA #15346543563477222196"6"2'-0"2'-0"1'-6"6"2'-0"2'-0"6"
2'-0"
2'-0"1'-6"2'-6"2'-6"
2'-6"2'-6"Top of Wall21.25'Top of Wall22.583'Top of Wall20.75'2'-0"
ROOF TRANSITION
Top of Wall22.583Top of Wall22.583111'-0"1"1"DSDSDSDSDSDSDS71'-0"1"1"111HighHighHighLowLowLowATTIC AREA #216DS435Deck BelowStair BelowTop of Wallat Guardrail19.333'Top of Wallat Guardrail20.75'88876"6"3"116"3"4x84x44x8114x8114x896543Roof towallRake towall6"Roof towallRoof towallRake towallRake towallRoof PlanSCALE: 1/4" = 1'-0"ROOF PLANPLOT REFERENCE DATE: 09-11-18SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A2-3.1SHEET TITLE:RITNER GROUP, INC. 2018 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18006-PLN-FLOORO:\2018-PROJECTS\18006\CD\18006-PLN-FLOOR September 11, 2018
RRBW18006Lot - Tract -CDP Submittal Set 09-11-18 PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:ROOF LEGENDROOF KEY NOTES1 FIRE-RETARDANT-TREATED WOOD SHINGLESBY: FSR TREATMENT, INC. ESR-1410NO. 1 GRADE WESTERN RED CEDAR SHINGLESCOMPLYING WITH IBC SECTION 1508.9.6 AND SECTION 4.1 OF THE ESR-1410 REPORT, OVER SOLID SHEATHING COVERED WITH ONE LAYEROF 1/4" THICK DENS-DECK ROOF BOARD MANUFACTURED BY GEORGIA PACIFIC CORP.2 STANDING SEAM ROOFING ZINC FINISH(CLASS "A") BY INTERLOCK ROOFINGSYSTEMS ICC REPORT No. ER-4479 ORAPPROVED EQUAL. INSTALL PERMANUFACTURER'S SPECIFICATIONS ANDPRINTED INSTALLATION INSTRUCTIONS 3 LINE OF ROOF BELOW4 LINE OF BUILDING BELOW5 COPPER GUTTER TYPICAL6 COPPER DOWNSPOUT TYPICALCONNECTED TO SUB-GRADEDRAINAGE SYSTEM7 TOP OF BRICK WALL, REFER TO DETAILS8 DECK GUARDRAIL, REFER TO DETAILS9 CLOAKED VENT TILES10 EXTERIOR LIGHT FIXTURE, REFER TO ELEVATIONS11 WOOD OUTLOOKER, REFER TO DETAILSSYMBOLXXROOF PLAN NOTES1. CONTRACTOR SHALL VERIFY AREA OF ALLATTIC VENTS WITH MANUFACTURER.2. ALL ROOF SHEATHING EDGES SHALL BEBLOCKED AND NAILED PER STRUCTURALPLANS. IN ADDITION, CONTRACTOR SHALLALSO PROVIDE MIN. BLOCKING AND NAILINGAS REQUIRED BY THE ROOFING MFR.3. PROVIDE CLASS "A" ROOF WITH FIRESTOP TOPREVENT INTRUSION OF FLAMES ANDEMBERS OR 1 LAYER OF No. 72 ASTM CAP SHEET4. PROVIDE NOT LESS THAN 26 GA. GALV. FLASHINGAT ALL VALLEYS AND ROOF TO WALL CONDITIONSOVER No. 72 ASTM CAP SHEET.5. ROOF GUTTERS SHALL BE PROVIDED WITH THEMEANS TO PREVENT ACCUMULATION OFLEAVES AND DEBRIS.6. ATTIC VENTS SHALL MEET THE FOLLOWINGREQUIREMENTS, CBC 1203.27. SPRAY FOAM INSULATION SHALL BE USED FORALL RAFTER BAYS IN VOLUME CEILINGSDSINDICATES ROOF PITCH AND DIRECTIONOF ROOF SLOPEINDICATES LOCATION OFDOWNSPOUT.x : 12INDICATES ROOF DRAIN ANDOVERFLOWINDICATES O'HAGIN'S CLOAKED VENTMODEL TAPERED LOW-PROFILE ORAPPROVED EQUAL. NET FREEAREA 72.0 SQ. IN.ATTIC VENT OPENINGS SHALL HAVE CORROSION-RESISTANT WIRE MESHOR OTHER APPROVED MATERIAL WITH 1/16" INCH MINIMUM AND 1/8" INCHMAXIMUM OPENINGATTIC AREA TABULATIONSTOTAL = 432 SQ. IN.SQ. IN.216SQ. IN. EA. =72.0HIGH - O'HAGIN ROOF VENT(S)SQ. FT. / =300X 144 =VENTILATION REQUIRED:ATTIC AREA =VENTILATION PROVIDED:(3)795ATTIC AREA: 12.65382SQ. FT.SQ. IN.HATCHING INDICATES ROOFATTIC SPACESQ. IN.216SQ. IN. EA. =72.0LOW - O'HAGIN ROOF VENT(S)(3)TOTAL = 144 SQ. IN.SQ. IN.144SQ. IN. EA. =SQ. FT. / =150X 144 =VENTILATION REQUIRED:ATTIC AREA =VENTILATION PROVIDED:81ATTIC AREA: 20.5478SQ. FT.SQ. IN.72.0HIGH - O'HAGIN ROOF VENT(S)(2)22
7'-11"
8'-6"8'-21
4"Hdr.Maximum Building Height 38.00'Property Line
Property LineT.PL.17.500'T.O. Curb9.00'T.O.Sheathing18.896'T.PL.27.083'8'-31
4"
6'-101
4"T.O. Beam27.166'T.PL.16.916'T.O. Curb9.00'Beach Entry7'-1 5
16"Bottomof Beam3'-6"
1'-4"
7'-11"T.O. RoofSheathing35.614'T.O. Wall22.583'911812465195111523E3D3C610T.PL.17.063'8'-03
4" at Beach Room
T.O. Curb9.00'Maximum Building Height 38.00'Property Line
Property LineT.PL.25.583'7'-81
4"T.O.Sheathing17.896'T.O. Slab7.50'8'-6"8'-21
4"T.O.Sheathing18.896'T.PL.17.500'T.PL.27.083'T.O. Curb9.00'1'-6"
6'-101
4"Hdr.BeachRoom3 Car GarageGuestBedroomGuestBathGuestLivingbunkPorch1'-0"bunkPorchT.O. RoofSheathing35.614'5152121281512891110101541106Section "B"SCALE: 1/4" = 1'-0"BUILDING SECTIONSPLOT REFERENCE DATE: 09-11-18SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A2-4.1SHEET TITLE:RITNER GROUP, INC. 2018 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18006-PLN-ELEVO:\2018-PROJECTS\18006\CD\18006-PLN-ELEV September 11, 2018
RRBW18006Lot - Tract -CDP Submittal Set 09-11-18 PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:Section "A"SCALE: 1/4" = 1'-0"1 REFER TO STRUCTURAL ENGINEER DRAWINGS.2 DETAILS REFERENCED IN THESE DRAWINGS AREFOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERINGDRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION.3 UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OFSUB FLOOR SHEATHING MATERIAL.SECTION NOTES1 TYPICAL EXTERIOR WALL ASSEMBLY: A. WOOD CEDAR SHINGLE SIDING B. BRICK VENEER (WHERE OCCURS) C. WIRE LATH OVER MIN. TWO LAYERS GRADE D BUILDING PAPER. D. PLYWOOD SHEATHING OR SHEAR PANELS (WHERE INDICATED). E. 2X WALL FRAMING WITH INSULATION PER T-24. F. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)2 TYPICAL FLOOR/CEILING ASSEMBLY: A. FLOOR FINISH - SEE PLAN. B. GYPCRETE C. SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT. ENGINEER. D. FLOOR JOISTS - PER STRUCT. ENGINEER. E. 2X WOOD FURRING (WHERE OCCURS). F. GYPSUM WALLBOARD (TYPE "X" WHERE OCCURS).SYMBOLXX3 TYPICAL STAIR ASSEMBLY: A. HANDRAIL @ 36" MAX., 34" MIN. ABOVE TREAD @ NOSING. B. FINISH MATERIAL PER PLAN. C. 5/8" THICK RISERS. D. 1-1/8" THICK TREADS. E. MIN. (3) 2 X 14 STRINGERS AT STRAIGHT RUN. F. (1) 2 X 8 AT FRONT & BACK OF TREADS AT RADIAL RUN. G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. REFER TO STRUCTURAL DRAWINGS. H. POSITIVE CONNECTION TO FLOOR PER STRUCTURAL DRAWINGS. J. 1/2" GYPSUM BOARD MIN. AT WALLS AND CEILINGS OF ALL USABLE SPACE UNDER STAIRS. I. GUARDRAIL @ 42" MIN. ABOVE FINISH FLOOR4 CONCRETE SLAB. SEE STRUCTURAL DWGS.5 CONCRETE GARAGE SLAB. SEE STRUCTURAL DWGS.6 2x WOOD FRAMING.7 WOOD I-JOISTS. SEE STRUCTURAL DWGS8 WOOD CONVENTIONAL FRAMED ROOF. SEESTRUCTURAL DRAWINGS.9 EXPOSED RAFTER TAILS10 APPLIED DECORATIVE BEAM11 2x T&G ROOF SHEATHING12 PLYWOOD ROOF SHEATHING13 PLYWOOD DECK SHEATHING14 WATERPROOFING15 INSULATION, SEE TITLE 2416 RIGID INSULATION17 MIN. 1/2" GYP BD AT WALLS ANDCLGS COMMON TO HOUSE AND GARAGE,AND AT USEABLE SPACE UNDER STAIRS, TYPINSULATION SCHEDULER-6NONER-13R-30DUCTCEILINGRAISED FLOORSLAB EDGER-19EXTERIOR WALLSECTION KEY NOTESELEVATION NOTESROOFING MATERIAL:EXTERIOR FINISH: WHITE PAINTED CEDAR SHINGLES SIDINGBRICK VENEER: 2" THICK CUT BRICK VENEER PER C.B.C.REQUIREMENTS, PAINTED WHITEWITH FLUSH GROUTBUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OFGRADE "D" PAPER OVER ALL WOOD BASEDSHEATHING. AND UNDER ALL GROUT BASEMASONRY VENEERS. C.B.C. SECTION 1402.1FIRE-RETARDANT-TREATED WOOD SHINGLESBY: FSR TREATMENT, INC ESR-1410No. 1 GRADE WESTERN RED CEDAR SHINGLESCOMPLYING WITH IBC SECTION 1508.9.6 ANDSECTION 4.1 OF THE ESR-1410 REPORT, OVERSOLID SHEATHING COVERED WITH ONE LAYER OF1/4 " THICK DENS-DECK ROOF BOARDMANUFACTURED BY GEORGIA PACIFIC CORP.DOORS / WINDOWS: WOOD WINDOWS AND DOORSBY: -SEMI-TRANSPARENT STAINCOLOR: -VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALLPENETRETIONS INCLUDING DOORS, WINDOWSAND VETS PER DETAILS.GUTTERS /DOWNSPOUTS:5" DIAMETER HALF ROUND COPPER GUTTERWITH 3" ROUND DOWNSPOUTEAVES, RAFTERS,RAFTER TAILS,& BEAMS STAIN:SEMI-TRANSPARENT STAINCOLOR:GARAGE DOORS& GATES:SEMI-TRANSPARENT STAINCOLOR: -DOORS / WINDOWS: STEEL WINDOWS AND DOORSBY: -FACTORY FINISHCOLOR: -CHIMNEYTERMINATION:CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHERTHAN ANY PORTION OF THE BUILDING WITHIN10'-0", BUT SHALL NOT BE LESS THAN 3'-0" ABOVETHE HIGHEST POINT WHERE THE CHIMNEYPASSES THROUGH THE ROOF.ADDRESS:ADDRESSES SHALL BE PLAINLY VISIBLE ANDLEGIBLE FROM THE STREET FRONTING THEPROPERTY. ADDRESS NUMBERS SHALL BE 4INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTHAND OF CONTRASTING COLOR TO THEIRBACKGROUND. R319.1 CRC.THE MINIMUM REQUIRED TOP OF SLAB ELEVATION FORINTERIOR LIVING AREAS OF ALL NEW STRUCTURESSHALL BE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF APRINCIPAL STRUCTURE SHALL BE MEASURED FROM THEMINIMUM REQUIRED TOP OF SLAB ELEVATION.NOTE:ALL PRIVATE IMPROVEMENTS IN THE SOUTH BAY FRONTRIGHT -OF WAY REQUIRE AN ENCROACHMENTAGREEMENT WITH THE PUBLIC WORKS DEPARTMENTPER COUNCIL POLICY L-6FOUNDATION: REFER TO DETAILS 1 THRU 5 SHEET D-4.2 FORFOUNDATION WATERPROOFING. THE TOPELEVATION OF THE CONCRETE PERIMETER WALLOF THE FOUNDATION SHALL BE SET AT A MINIMUMELEVATION OF 9.5 FEET NAVD88 TOACCOMMODATE A POTENTIAL RISE IN SEA LEVEL.SEA LEVEL RISE: ADAPTATION MEASURES TO MINIMIZE HAZARDSOF LIFE AND PROPERTY FROM POTENTIALFLOODING FROM SEA LEVEL RISE TO INCLUDEFLOOD PROOFING THE FIRST FLOOR AND SANDBAG BARRIERS LOCATED AT THE DOORLOCATIONS.ELEVATION KEY NOTESSTONE VENEER: 1.5" THICK STONE VENEER PER C.B.C.REQUIREMENTSSTANDING SEAM ROOFING ZINC FINISH(CLASS "A") BY INTERLOCK ROOFINGSYSTEMS ICC REPORT No. ER-4479 ORAPPROVED EQUAL. INSTALL PERMANUFACTURER'S SPECIFICATIONS ANDPRINTED INSTALLATION INSTRUCTIONS1WOOD SHINGLE ROOF2STANDING SEAM ROOF34WOOD TRIM DETAILING6WOOD BEAM78913141718202123WOOD RAFTER TAILSWOOD CEDAR SHINGLE SIDING PAINTED WHITE WOOD SHUTTERWOOD DOOR / WINDOWDECORATIVE LIGHT FIXTUREDECORATIVE FINIAL16WOOD WRAPPED STEEL POSTDECK GUARDRAIL - REFER TO DETAILHANDRAIL - REFER TO DETAILBRICK VENEER PAINTED WHITEWITH FLUSH GROUTDECORATIVE COPPER GABLE VENTBUILDING ADDRESS19WOOD GATE22STONE VENEER24PLANTER WALL - REFER TO LANDSCAPE PLANSGUTTER / DOWNSPOUT15WOOD OUTLOOKER10WOOD BRACE11WOOD WRAPPED STEEL BEAM125WOOD ROOF RAFTER23
T.O.Sheathing18.896'T.PL.17.500'T.PL.27.083'8'-214"8'-6"T.O. Curb9.00'Maximum Building Height 38.00'Property Line
Property Line3 Car GarageGuest LivingBeachEntryOutdoor KitchenT.O. Slab9.00'B.O.Beam16.125'7'-11
2"6'-51
2"T.O. Wall22.583'6"2'-9"
1'-4"
7'-11"T.O. RoofSheathing35.614'T.O. Wall21.25'T.O. Wall22.583'1'-4"T.O. Wall19.333'T.O. Wall20.75'1'-101
4"812151152451139"28111561212'-3"1'-4"
8'-6"8'-21
4"Hdr.Maximum Building Height 38.00'Property Line
Property LineT.PL.17.500'T.O. Curb9.00'T.O.Sheathing18.896'T.PL.27.083'8'-3 1
4"
6'-101
4"T.O. Beam27.166'T.O. Curb9.00'T.O. Wall22.583'Outdoor KitchenT.O. Wall21.25'6"T.O. RoofSheathing35.614'1'-10"T.O. Wall22.583'T.O. Wall19.333'T.O. Wall20.75'3'-3"48119511163'-0"181415-101213Section "D"SCALE: 1/4" = 1'-0"BUILDING SECTIONSPLOT REFERENCE DATE: 09-11-18SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A2-4.2SHEET TITLE:RITNER GROUP, INC. 2018 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18006-PLN-ELEVO:\2018-PROJECTS\18006\CD\18006-PLN-ELEV September 11, 2018
RRBW18006Lot - Tract -CDP Submittal Set 09-11-18 PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:Section "C"SCALE: 1/4" = 1'-0"1 REFER TO STRUCTURAL ENGINEER DRAWINGS.2 DETAILS REFERENCED IN THESE DRAWINGS AREFOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERINGDRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION.3 UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OFSUB FLOOR SHEATHING MATERIAL.SECTION NOTES1 TYPICAL EXTERIOR WALL ASSEMBLY: A. WOOD CEDAR SHINGLE SIDING B. BRICK VENEER (WHERE OCCURS) C. WIRE LATH OVER MIN. TWO LAYERS GRADE D BUILDING PAPER. D. PLYWOOD SHEATHING OR SHEAR PANELS (WHERE INDICATED). E. 2X WALL FRAMING WITH INSULATION PER T-24. F. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)2 TYPICAL FLOOR/CEILING ASSEMBLY: A. FLOOR FINISH - SEE PLAN. B. GYPCRETE C. SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT. ENGINEER. D. FLOOR JOISTS - PER STRUCT. ENGINEER. E. 2X WOOD FURRING (WHERE OCCURS). F. GYPSUM WALLBOARD (TYPE "X" WHERE OCCURS).SYMBOLXX3 TYPICAL STAIR ASSEMBLY: A. HANDRAIL @ 36" MAX., 34" MIN. ABOVE TREAD @ NOSING. B. FINISH MATERIAL PER PLAN. C. 5/8" THICK RISERS. D. 1-1/8" THICK TREADS. E. MIN. (3) 2 X 14 STRINGERS AT STRAIGHT RUN. F. (1) 2 X 8 AT FRONT & BACK OF TREADS AT RADIAL RUN. G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. REFER TO STRUCTURAL DRAWINGS. H. POSITIVE CONNECTION TO FLOOR PER STRUCTURAL DRAWINGS. J. 1/2" GYPSUM BOARD MIN. AT WALLS AND CEILINGS OF ALL USABLE SPACE UNDER STAIRS. I. GUARDRAIL @ 42" MIN. ABOVE FINISH FLOOR4 CONCRETE SLAB. SEE STRUCTURAL DWGS.5 CONCRETE GARAGE SLAB. SEE STRUCTURAL DWGS.6 2x WOOD FRAMING.7 WOOD I-JOISTS. SEE STRUCTURAL DWGS8 WOOD CONVENTIONAL FRAMED ROOF. SEESTRUCTURAL DRAWINGS.9 EXPOSED RAFTER TAILS10 APPLIED DECORATIVE BEAM11 2x T&G ROOF SHEATHING12 PLYWOOD ROOF SHEATHING13 PLYWOOD DECK SHEATHING14 WATERPROOFING15 INSULATION, SEE TITLE 2416 RIGID INSULATION17 MIN. 1/2" GYP BD AT WALLS ANDCLGS COMMON TO HOUSE AND GARAGE,AND AT USEABLE SPACE UNDER STAIRS, TYPINSULATION SCHEDULER-6NONER-13R-30DUCTCEILINGRAISED FLOORSLAB EDGER-19EXTERIOR WALLSECTION KEY NOTESELEVATION NOTESROOFING MATERIAL:EXTERIOR FINISH: WHITE PAINTED CEDAR SHINGLES SIDINGBRICK VENEER: 2" THICK CUT BRICK VENEER PER C.B.C.REQUIREMENTS, PAINTED WHITEWITH FLUSH GROUTBUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OFGRADE "D" PAPER OVER ALL WOOD BASEDSHEATHING. AND UNDER ALL GROUT BASEMASONRY VENEERS. C.B.C. SECTION 1402.1FIRE-RETARDANT-TREATED WOOD SHINGLESBY: FSR TREATMENT, INC ESR-1410No. 1 GRADE WESTERN RED CEDAR SHINGLESCOMPLYING WITH IBC SECTION 1508.9.6 ANDSECTION 4.1 OF THE ESR-1410 REPORT, OVERSOLID SHEATHING COVERED WITH ONE LAYER OF1/4 " THICK DENS-DECK ROOF BOARDMANUFACTURED BY GEORGIA PACIFIC CORP.DOORS / WINDOWS: WOOD WINDOWS AND DOORSBY: -SEMI-TRANSPARENT STAINCOLOR: -VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALLPENETRETIONS INCLUDING DOORS, WINDOWSAND VETS PER DETAILS.GUTTERS /DOWNSPOUTS:5" DIAMETER HALF ROUND COPPER GUTTERWITH 3" ROUND DOWNSPOUTEAVES, RAFTERS,RAFTER TAILS,& BEAMS STAIN:SEMI-TRANSPARENT STAINCOLOR:GARAGE DOORS& GATES:SEMI-TRANSPARENT STAINCOLOR: -DOORS / WINDOWS: STEEL WINDOWS AND DOORSBY: -FACTORY FINISHCOLOR: -CHIMNEYTERMINATION:CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHERTHAN ANY PORTION OF THE BUILDING WITHIN10'-0", BUT SHALL NOT BE LESS THAN 3'-0" ABOVETHE HIGHEST POINT WHERE THE CHIMNEYPASSES THROUGH THE ROOF.ADDRESS:ADDRESSES SHALL BE PLAINLY VISIBLE ANDLEGIBLE FROM THE STREET FRONTING THEPROPERTY. ADDRESS NUMBERS SHALL BE 4INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTHAND OF CONTRASTING COLOR TO THEIRBACKGROUND. R319.1 CRC.THE MINIMUM REQUIRED TOP OF SLAB ELEVATION FORINTERIOR LIVING AREAS OF ALL NEW STRUCTURESSHALL BE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF APRINCIPAL STRUCTURE SHALL BE MEASURED FROM THEMINIMUM REQUIRED TOP OF SLAB ELEVATION.NOTE:ALL PRIVATE IMPROVEMENTS IN THE SOUTH BAY FRONTRIGHT -OF WAY REQUIRE AN ENCROACHMENTAGREEMENT WITH THE PUBLIC WORKS DEPARTMENTPER COUNCIL POLICY L-6FOUNDATION: REFER TO DETAILS 1 THRU 5 SHEET D-4.2 FORFOUNDATION WATERPROOFING. THE TOPELEVATION OF THE CONCRETE PERIMETER WALLOF THE FOUNDATION SHALL BE SET AT A MINIMUMELEVATION OF 9.5 FEET NAVD88 TOACCOMMODATE A POTENTIAL RISE IN SEA LEVEL.SEA LEVEL RISE: ADAPTATION MEASURES TO MINIMIZE HAZARDSOF LIFE AND PROPERTY FROM POTENTIALFLOODING FROM SEA LEVEL RISE TO INCLUDEFLOOD PROOFING THE FIRST FLOOR AND SANDBAG BARRIERS LOCATED AT THE DOORLOCATIONS.ELEVATION KEY NOTESSTONE VENEER: 1.5" THICK STONE VENEER PER C.B.C.REQUIREMENTSSTANDING SEAM ROOFING ZINC FINISH(CLASS "A") BY INTERLOCK ROOFINGSYSTEMS ICC REPORT No. ER-4479 ORAPPROVED EQUAL. INSTALL PERMANUFACTURER'S SPECIFICATIONS ANDPRINTED INSTALLATION INSTRUCTIONS1WOOD SHINGLE ROOF2STANDING SEAM ROOF34WOOD TRIM DETAILING6WOOD BEAM78913141718202123WOOD RAFTER TAILSWOOD CEDAR SHINGLE SIDING PAINTED WHITE WOOD SHUTTERWOOD DOOR / WINDOWDECORATIVE LIGHT FIXTUREDECORATIVE FINIAL16WOOD WRAPPED STEEL POSTDECK GUARDRAIL - REFER TO DETAILHANDRAIL - REFER TO DETAILBRICK VENEER PAINTED WHITEWITH FLUSH GROUTDECORATIVE COPPER GABLE VENTBUILDING ADDRESS19WOOD GATE22STONE VENEER24PLANTER WALL - REFER TO LANDSCAPE PLANSGUTTER / DOWNSPOUT15WOOD OUTLOOKER10WOOD BRACE11WOOD WRAPPED STEEL BEAM125WOOD ROOF RAFTER24
T.O.Sheathing17.896'T.PL.17.063'7'-814"8'-034"T.O. Slab9.00'Maximum Building Height 38.00'Property Line
Property LineBeach RoomBeachEntryOutdoor KitchenT.O. Slab9.00'B.O.Beam16.125'7'-11
2"6'-51
2"T.O. Wall22.583'T.PL.25.583'bunkPorchT.O. Slab7.50'1'-6"
6"
1'-4"
7'-11"T.O. Wall21.25'T.O. Wall22.583'T.O. Wall22.083'281141281284-1512Section "E"SCALE: 1/4" = 1'-0"BUILDING SECTIONSPLOT REFERENCE DATE: 09-11-18SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A2-4.3SHEET TITLE:RITNER GROUP, INC. 2018 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18006-PLN-ELEVO:\2018-PROJECTS\18006\CD\18006-PLN-ELEV September 11, 2018
RRBW18006Lot - Tract -CDP Submittal Set 09-11-18 PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1 REFER TO STRUCTURAL ENGINEER DRAWINGS.2 DETAILS REFERENCED IN THESE DRAWINGS AREFOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERINGDRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION.3 UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OFSUB FLOOR SHEATHING MATERIAL.SECTION NOTES1 TYPICAL EXTERIOR WALL ASSEMBLY: A. WOOD CEDAR SHINGLE SIDING B. BRICK VENEER (WHERE OCCURS) C. WIRE LATH OVER MIN. TWO LAYERS GRADE D BUILDING PAPER. D. PLYWOOD SHEATHING OR SHEAR PANELS (WHERE INDICATED). E. 2X WALL FRAMING WITH INSULATION PER T-24. F. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)2 TYPICAL FLOOR/CEILING ASSEMBLY: A. FLOOR FINISH - SEE PLAN. B. GYPCRETE C. SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT. ENGINEER. D. FLOOR JOISTS - PER STRUCT. ENGINEER. E. 2X WOOD FURRING (WHERE OCCURS). F. GYPSUM WALLBOARD (TYPE "X" WHERE OCCURS).SYMBOLXX3 TYPICAL STAIR ASSEMBLY: A. HANDRAIL @ 36" MAX., 34" MIN. ABOVE TREAD @ NOSING. B. FINISH MATERIAL PER PLAN. C. 5/8" THICK RISERS. D. 1-1/8" THICK TREADS. E. MIN. (3) 2 X 14 STRINGERS AT STRAIGHT RUN. F. (1) 2 X 8 AT FRONT & BACK OF TREADS AT RADIAL RUN. G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. REFER TO STRUCTURAL DRAWINGS. H. POSITIVE CONNECTION TO FLOOR PER STRUCTURAL DRAWINGS. J. 1/2" GYPSUM BOARD MIN. AT WALLS AND CEILINGS OF ALL USABLE SPACE UNDER STAIRS. I. GUARDRAIL @ 42" MIN. ABOVE FINISH FLOOR4 CONCRETE SLAB. SEE STRUCTURAL DWGS.5 CONCRETE GARAGE SLAB. SEE STRUCTURAL DWGS.6 2x WOOD FRAMING.7 WOOD I-JOISTS. SEE STRUCTURAL DWGS8 WOOD CONVENTIONAL FRAMED ROOF. SEESTRUCTURAL DRAWINGS.9 EXPOSED RAFTER TAILS10 APPLIED DECORATIVE BEAM11 2x T&G ROOF SHEATHING12 PLYWOOD ROOF SHEATHING13 PLYWOOD DECK SHEATHING14 WATERPROOFING15 INSULATION, SEE TITLE 2416 RIGID INSULATION17 MIN. 1/2" GYP BD AT WALLS ANDCLGS COMMON TO HOUSE AND GARAGE,AND AT USEABLE SPACE UNDER STAIRS, TYPINSULATION SCHEDULER-6NONER-13R-30DUCTCEILINGRAISED FLOORSLAB EDGER-19EXTERIOR WALLSECTION KEY NOTESELEVATION NOTESROOFING MATERIAL:EXTERIOR FINISH: WHITE PAINTED CEDAR SHINGLES SIDINGBRICK VENEER: 2" THICK CUT BRICK VENEER PER C.B.C.REQUIREMENTS, PAINTED WHITEWITH FLUSH GROUTBUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OFGRADE "D" PAPER OVER ALL WOOD BASEDSHEATHING. AND UNDER ALL GROUT BASEMASONRY VENEERS. C.B.C. SECTION 1402.1FIRE-RETARDANT-TREATED WOOD SHINGLESBY: FSR TREATMENT, INC ESR-1410No. 1 GRADE WESTERN RED CEDAR SHINGLESCOMPLYING WITH IBC SECTION 1508.9.6 ANDSECTION 4.1 OF THE ESR-1410 REPORT, OVERSOLID SHEATHING COVERED WITH ONE LAYER OF1/4 " THICK DENS-DECK ROOF BOARDMANUFACTURED BY GEORGIA PACIFIC CORP.DOORS / WINDOWS: WOOD WINDOWS AND DOORSBY: -SEMI-TRANSPARENT STAINCOLOR: -VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALLPENETRETIONS INCLUDING DOORS, WINDOWSAND VETS PER DETAILS.GUTTERS /DOWNSPOUTS:5" DIAMETER HALF ROUND COPPER GUTTERWITH 3" ROUND DOWNSPOUTEAVES, RAFTERS,RAFTER TAILS,& BEAMS STAIN:SEMI-TRANSPARENT STAINCOLOR:GARAGE DOORS& GATES:SEMI-TRANSPARENT STAINCOLOR: -DOORS / WINDOWS: STEEL WINDOWS AND DOORSBY: -FACTORY FINISHCOLOR: -CHIMNEYTERMINATION:CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHERTHAN ANY PORTION OF THE BUILDING WITHIN10'-0", BUT SHALL NOT BE LESS THAN 3'-0" ABOVETHE HIGHEST POINT WHERE THE CHIMNEYPASSES THROUGH THE ROOF.ADDRESS:ADDRESSES SHALL BE PLAINLY VISIBLE ANDLEGIBLE FROM THE STREET FRONTING THEPROPERTY. ADDRESS NUMBERS SHALL BE 4INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTHAND OF CONTRASTING COLOR TO THEIRBACKGROUND. R319.1 CRC.THE MINIMUM REQUIRED TOP OF SLAB ELEVATION FORINTERIOR LIVING AREAS OF ALL NEW STRUCTURESSHALL BE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF APRINCIPAL STRUCTURE SHALL BE MEASURED FROM THEMINIMUM REQUIRED TOP OF SLAB ELEVATION.NOTE:ALL PRIVATE IMPROVEMENTS IN THE SOUTH BAY FRONTRIGHT -OF WAY REQUIRE AN ENCROACHMENTAGREEMENT WITH THE PUBLIC WORKS DEPARTMENTPER COUNCIL POLICY L-6FOUNDATION: REFER TO DETAILS 1 THRU 5 SHEET D-4.2 FORFOUNDATION WATERPROOFING. THE TOPELEVATION OF THE CONCRETE PERIMETER WALLOF THE FOUNDATION SHALL BE SET AT A MINIMUMELEVATION OF 9.5 FEET NAVD88 TOACCOMMODATE A POTENTIAL RISE IN SEA LEVEL.SEA LEVEL RISE: ADAPTATION MEASURES TO MINIMIZE HAZARDSOF LIFE AND PROPERTY FROM POTENTIALFLOODING FROM SEA LEVEL RISE TO INCLUDEFLOOD PROOFING THE FIRST FLOOR AND SANDBAG BARRIERS LOCATED AT THE DOORLOCATIONS.ELEVATION KEY NOTESSTONE VENEER: 1.5" THICK STONE VENEER PER C.B.C.REQUIREMENTSSTANDING SEAM ROOFING ZINC FINISH(CLASS "A") BY INTERLOCK ROOFINGSYSTEMS ICC REPORT No. ER-4479 ORAPPROVED EQUAL. INSTALL PERMANUFACTURER'S SPECIFICATIONS ANDPRINTED INSTALLATION INSTRUCTIONS1WOOD SHINGLE ROOF2STANDING SEAM ROOF34WOOD TRIM DETAILING6WOOD BEAM78913141718202123WOOD RAFTER TAILSWOOD CEDAR SHINGLE SIDING PAINTED WHITE WOOD SHUTTERWOOD DOOR / WINDOWDECORATIVE LIGHT FIXTUREDECORATIVE FINIAL16WOOD WRAPPED STEEL POSTDECK GUARDRAIL - REFER TO DETAILHANDRAIL - REFER TO DETAILBRICK VENEER PAINTED WHITEWITH FLUSH GROUTDECORATIVE COPPER GABLE VENTBUILDING ADDRESS19WOOD GATE22STONE VENEER24PLANTER WALL - REFER TO LANDSCAPE PLANSGUTTER / DOWNSPOUT15WOOD OUTLOOKER10WOOD BRACE11WOOD WRAPPED STEEL BEAM125WOOD ROOF RAFTER25
Maximum Building Height 38.00'Property Line
Property LineT.PL.25.583'T.O. Sheathing17.896'T.O. Curb9.00'T.O. Slab7.50'T.PL.27.083'8'-6" at Guest Unit
7'-81
4"
8'-21
4"
8'-03
4" at Beach Room T.PL.17.063'T.PL. 17.50'T.O. Sheathing17.896'1'-6"
6'-91
2"
6'-101
4"
8'-31
2"T.O. Slab9.00'7'-11
2"
7'-11" at Beach Entry T.PL.16.916'5'-0"Hdr.Hdr.Hdr.Hdr.13'-7"T.O. Wall22.583'7'-1 5
16"Bottomof Beam1'-4"
6"
1'-4"T.O. RoofSheathing35.614'T.O. Wall21.25'T.O. Wall22.583'T.O. Wall20.75'2510237151817191115421815171913157'-11
2"6'-51
2"
8'-6"8'-214"Hdr.Maximum Building Height 38.00'Property Line
Property LineT.PL.17.500'T.O. Curb9.00'T.O.Sheathing18.896'T.PL.27.083'8'-31
4"
6'-101
4"T.O. Beam27.166'B.O.Beam16.125'T.O. Curb9.00'T.O. Wall22.583'6"
1'-4"T.O. RoofSheathing35.614'T.O. Wall22.583'T.O. Wall19.333'T.O. Wall20.75'3'-3"910511163'-0"188814-1'-10"71512East ElevationSCALE: 1/4" = 1'-0"EXTERIORELEVATIONSPLOT REFERENCE DATE: 09-11-18SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A2-5.1SHEET TITLE:RITNER GROUP, INC. 2018 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18006-PLN-ELEVO:\2018-PROJECTS\18006\CD\18006-PLN-ELEV September 11, 2018
RRBW18006Lot - Tract -CDP Submittal Set 09-11-18 PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:South ElevationSCALE: 1/4" = 1'-0"ELEVATION NOTESROOFING MATERIAL:EXTERIOR FINISH: WHITE PAINTED CEDAR SHINGLES SIDINGBRICK VENEER: 2" THICK CUT BRICK VENEER PER C.B.C.REQUIREMENTS, PAINTED WHITEWITH FLUSH GROUTBUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OFGRADE "D" PAPER OVER ALL WOOD BASEDSHEATHING. AND UNDER ALL GROUT BASEMASONRY VENEERS. C.B.C. SECTION 1402.1FIRE-RETARDANT-TREATED WOOD SHINGLESBY: FSR TREATMENT, INC ESR-1410No. 1 GRADE WESTERN RED CEDAR SHINGLESCOMPLYING WITH IBC SECTION 1508.9.6 ANDSECTION 4.1 OF THE ESR-1410 REPORT, OVERSOLID SHEATHING COVERED WITH ONE LAYER OF1/4 " THICK DENS-DECK ROOF BOARDMANUFACTURED BY GEORGIA PACIFIC CORP.DOORS / WINDOWS: WOOD WINDOWS AND DOORSBY: -SEMI-TRANSPARENT STAINCOLOR: -VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALLPENETRETIONS INCLUDING DOORS, WINDOWSAND VETS PER DETAILS.GUTTERS /DOWNSPOUTS:5" DIAMETER HALF ROUND COPPER GUTTERWITH 3" ROUND DOWNSPOUTEAVES, RAFTERS,RAFTER TAILS,& BEAMS STAIN:SEMI-TRANSPARENT STAINCOLOR:GARAGE DOORS& GATES:SEMI-TRANSPARENT STAINCOLOR: -DOORS / WINDOWS: STEEL WINDOWS AND DOORSBY: -FACTORY FINISHCOLOR: -CHIMNEYTERMINATION:CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHERTHAN ANY PORTION OF THE BUILDING WITHIN10'-0", BUT SHALL NOT BE LESS THAN 3'-0" ABOVETHE HIGHEST POINT WHERE THE CHIMNEYPASSES THROUGH THE ROOF.ADDRESS:ADDRESSES SHALL BE PLAINLY VISIBLE ANDLEGIBLE FROM THE STREET FRONTING THEPROPERTY. ADDRESS NUMBERS SHALL BE 4INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTHAND OF CONTRASTING COLOR TO THEIRBACKGROUND. R319.1 CRC.THE MINIMUM REQUIRED TOP OF SLAB ELEVATION FORINTERIOR LIVING AREAS OF ALL NEW STRUCTURESSHALL BE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF APRINCIPAL STRUCTURE SHALL BE MEASURED FROM THEMINIMUM REQUIRED TOP OF SLAB ELEVATION.NOTE:ALL PRIVATE IMPROVEMENTS IN THE SOUTH BAY FRONTRIGHT -OF WAY REQUIRE AN ENCROACHMENTAGREEMENT WITH THE PUBLIC WORKS DEPARTMENTPER COUNCIL POLICY L-6FOUNDATION: REFER TO DETAILS 1 THRU 5 SHEET D-4.2 FORFOUNDATION WATERPROOFING. THE TOPELEVATION OF THE CONCRETE PERIMETER WALLOF THE FOUNDATION SHALL BE SET AT A MINIMUMELEVATION OF 9.5 FEET NAVD88 TOACCOMMODATE A POTENTIAL RISE IN SEA LEVEL.SEA LEVEL RISE: ADAPTATION MEASURES TO MINIMIZE HAZARDSOF LIFE AND PROPERTY FROM POTENTIALFLOODING FROM SEA LEVEL RISE TO INCLUDEFLOOD PROOFING THE FIRST FLOOR AND SANDBAG BARRIERS LOCATED AT THE DOORLOCATIONS.STONE VENEER: 1.5" THICK STONE VENEER PER C.B.C.REQUIREMENTSELEVATION KEY NOTESSTANDING SEAM ROOFING ZINC FINISH(CLASS "A") BY INTERLOCK ROOFINGSYSTEMS ICC REPORT No. ER-4479 ORAPPROVED EQUAL. INSTALL PERMANUFACTURER'S SPECIFICATIONS ANDPRINTED INSTALLATION INSTRUCTIONS1WOOD SHINGLE ROOF2STANDING SEAM ROOF34WOOD TRIM DETAILING6WOOD BEAM78913141718202123WOOD RAFTER TAILSWOOD CEDAR SHINGLE SIDING PAINTED WHITE WOOD SHUTTERWOOD DOOR / WINDOWDECORATIVE LIGHT FIXTUREDECORATIVE FINIAL16WOOD WRAPPED STEEL POSTDECK GUARDRAIL - REFER TO DETAILHANDRAIL - REFER TO DETAILBRICK VENEER PAINTED WHITEWITH FLUSH GROUTDECORATIVE COPPER GABLE VENTBUILDING ADDRESS19WOOD GATE22STONE VENEER24PLANTER WALL - REFER TO LANDSCAPE PLANSGUTTER / DOWNSPOUT15WOOD OUTLOOKER10WOOD BRACE11WOOD WRAPPED STEEL BEAM125WOOD ROOF RAFTER26
T.O.Sheathing18.896'T.PL.17.500'T.PL.27.083'8'-214"8'-6"T.O. Curb9.00'Maximum Building Height 38.00'Property Line
Property LineT.O. Slab9.00'B.O.Beam16.125'7'-11
2"6'-51
2"T.O. Wall22.583'T.O. RoofSheathing35.614'T.O. Wall21.25'T.O. Finial35.614'138182512181017157156'-1014"Hdr.5'-0"231576T.PL.17.063'8'-034" at Beach RoomT.O. Curb9.00'Maximum Building Height 38.00'Property Line
Property LineT.PL.25.583'7'-814"T.O.Sheathing17.896'T.O. Slab7.50'8'-6"8'-21
4"T.O.Sheathing18.896'T.PL.17.500'T.PL.27.083'T.O. Curb9.00'1'-6"6'-1014"
6'-101
4"Hdr.Hdr.T.O. RoofSheathing35.614'15615188'-0"Hdr.4171561101071677West ElevationSCALE: 1/4" = 1'-0"EXTERIORELEVATIONSPLOT REFERENCE DATE: 09-11-18SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A2-5.2SHEET TITLE:RITNER GROUP, INC. 2018 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18006-PLN-ELEVO:\2018-PROJECTS\18006\CD\18006-PLN-ELEV September 11, 2018
RRBW18006Lot - Tract -CDP Submittal Set 09-11-18 PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:North ElevationSCALE: 1/4" = 1'-0"ELEVATION NOTESROOFING MATERIAL:EXTERIOR FINISH: WHITE PAINTED CEDAR SHINGLES SIDINGBRICK VENEER: 2" THICK CUT BRICK VENEER PER C.B.C.REQUIREMENTS, PAINTED WHITEWITH FLUSH GROUTBUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OFGRADE "D" PAPER OVER ALL WOOD BASEDSHEATHING. AND UNDER ALL GROUT BASEMASONRY VENEERS. C.B.C. SECTION 1402.1FIRE-RETARDANT-TREATED WOOD SHINGLESBY: FSR TREATMENT, INC ESR-1410No. 1 GRADE WESTERN RED CEDAR SHINGLESCOMPLYING WITH IBC SECTION 1508.9.6 ANDSECTION 4.1 OF THE ESR-1410 REPORT, OVERSOLID SHEATHING COVERED WITH ONE LAYER OF1/4 " THICK DENS-DECK ROOF BOARDMANUFACTURED BY GEORGIA PACIFIC CORP.DOORS / WINDOWS: WOOD WINDOWS AND DOORSBY: -SEMI-TRANSPARENT STAINCOLOR: -VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALLPENETRETIONS INCLUDING DOORS, WINDOWSAND VETS PER DETAILS.GUTTERS /DOWNSPOUTS:5" DIAMETER HALF ROUND COPPER GUTTERWITH 3" ROUND DOWNSPOUTEAVES, RAFTERS,RAFTER TAILS,& BEAMS STAIN:SEMI-TRANSPARENT STAINCOLOR:GARAGE DOORS& GATES:SEMI-TRANSPARENT STAINCOLOR: -DOORS / WINDOWS: STEEL WINDOWS AND DOORSBY: -FACTORY FINISHCOLOR: -CHIMNEYTERMINATION:CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHERTHAN ANY PORTION OF THE BUILDING WITHIN10'-0", BUT SHALL NOT BE LESS THAN 3'-0" ABOVETHE HIGHEST POINT WHERE THE CHIMNEYPASSES THROUGH THE ROOF.ADDRESS:ADDRESSES SHALL BE PLAINLY VISIBLE ANDLEGIBLE FROM THE STREET FRONTING THEPROPERTY. ADDRESS NUMBERS SHALL BE 4INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTHAND OF CONTRASTING COLOR TO THEIRBACKGROUND. R319.1 CRC.THE MINIMUM REQUIRED TOP OF SLAB ELEVATION FORINTERIOR LIVING AREAS OF ALL NEW STRUCTURESSHALL BE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF APRINCIPAL STRUCTURE SHALL BE MEASURED FROM THEMINIMUM REQUIRED TOP OF SLAB ELEVATION.NOTE:ALL PRIVATE IMPROVEMENTS IN THE SOUTH BAY FRONTRIGHT -OF WAY REQUIRE AN ENCROACHMENTAGREEMENT WITH THE PUBLIC WORKS DEPARTMENTPER COUNCIL POLICY L-6FOUNDATION: REFER TO DETAILS 1 THRU 5 SHEET D-4.2 FORFOUNDATION WATERPROOFING. THE TOPELEVATION OF THE CONCRETE PERIMETER WALLOF THE FOUNDATION SHALL BE SET AT A MINIMUMELEVATION OF 9.5 FEET NAVD88 TOACCOMMODATE A POTENTIAL RISE IN SEA LEVEL.SEA LEVEL RISE: ADAPTATION MEASURES TO MINIMIZE HAZARDSOF LIFE AND PROPERTY FROM POTENTIALFLOODING FROM SEA LEVEL RISE TO INCLUDEFLOOD PROOFING THE FIRST FLOOR AND SANDBAG BARRIERS LOCATED AT THE DOORLOCATIONS.STONE VENEER: 1.5" THICK STONE VENEER PER C.B.C.REQUIREMENTSELEVATION KEY NOTESSTANDING SEAM ROOFING ZINC FINISH(CLASS "A") BY INTERLOCK ROOFINGSYSTEMS ICC REPORT No. ER-4479 ORAPPROVED EQUAL. INSTALL PERMANUFACTURER'S SPECIFICATIONS ANDPRINTED INSTALLATION INSTRUCTIONS1WOOD SHINGLE ROOF2STANDING SEAM ROOF34WOOD TRIM DETAILING6WOOD BEAM78913141718202123WOOD RAFTER TAILSWOOD CEDAR SHINGLE SIDING PAINTED WHITE WOOD SHUTTERWOOD DOOR / WINDOWDECORATIVE LIGHT FIXTUREDECORATIVE FINIAL16WOOD WRAPPED STEEL POSTDECK GUARDRAIL - REFER TO DETAILHANDRAIL - REFER TO DETAILBRICK VENEER PAINTED WHITEWITH FLUSH GROUTDECORATIVE COPPER GABLE VENTBUILDING ADDRESS19WOOD GATE22STONE VENEER24PLANTER WALL - REFER TO LANDSCAPE PLANSGUTTER / DOWNSPOUT15WOOD OUTLOOKER10WOOD BRACE11WOOD WRAPPED STEEL BEAM125WOOD ROOF RAFTER27
28
F.F.=9.13T/SLAB=9.00PAD=6.92F.F.=7.63T/SLAB=7.50PAD=5.42PAD=5.17PAD=5.42GARAGE8"S8"S8"S
8"S6"W6"W6"W6"W
13 9 A v e n i d a N a v a r r oS a n C l e m e n t e , C A 9 2 6 7 29 4 9 . 4 9 2 . 8 5 8 6w w w . t o a l e n g i n e e r i n g . c o mC I V I L E N G I N E E R I N GL A N D S U R V E Y I N GSTORMWATER QUALITYNOTE TO CONTRACTOR:CIVIL ENGINEER OF RECORD APPROVAL REQUIRED PRIOR TOBACKFILL OF ALL DRAIN PIPES, CONTACT CIVIL ENGINEER TOFIELD VERIFY LOCATION, SIZE, AND DEPTH OF DRAIN SYSTEM.TOPOGRAPHIC SURVEY BY:ROBIN B. HAMERS & ASSOC. INC.234 E. 17TH STREET, SUITE 205COSTA MESA, CA 92627TEL: (949) 548-1192SCOPE OF WORKCITY OF NEWPORT BEACH NOTESDETAILBOTTOMLESS TRENCH DRAIN29
F.F.=9.13T/SLAB=9.00PAD=6.92F.F.=7.63T/SLAB=7.50PAD=5.42PAD=5.17PAD=5.42GARAGE8"S8"S8"S6"W6"W6"W
1 3 9 A v e n i d a N a v a r r oS a n C l e m e n t e , C A 9 2 6 7 29 4 9 . 4 9 2 . 8 5 8 6w w w . t o a l e n g i n e e r i n g . c o mC I V I L E N G I N E E R I N GL A N D S U R V E Y I N GSTORMWATER QUALITYEROSION CONTROL BMP'sTEMPORARY SEDIMENT CONTROLWIND EROSION CONTROLNON-STORMWATER MANAGEMENTWASTE MANAGEMENT AND MATERIALS POLLUTION CONTROLLEGENDNOTETRACKING CONTROLYEAR-ROUND BMP REQUIREMENTS30