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02_2007 Flanagan Family Trust Residence CDP_PA2018-249
SUBJECT: CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SITE LOCATION: APPLICANT: OWNER: PLANNER: April 11, 2019 Agenda Item No. 2 2007 Flanagan Family Trust Residence (PA2018-249) Coastal Development Permit No. CD2018-103 7006 West Ocean Front Ritner Group, Inc. 2007 Flanagan Family Trust Chelsea Crager, Associate Planner 949-644-3227, ccrager@newportbeachca.gov LAND USE AND ZONING • General Plan: RT (Two -Unit Residential) • Zoning District : R-2 (Two -Unit Residential) • Coastal Land Use Category: RT -E (Two -Unit Residential — 30.0-39.9 DU/AC) • Coastal Zoning District: R-2 (Two -Unit Residential) PROJECT SUMMARY A coastal development permit (CDP) to allow the demolition of an existing duplex and construction of a new three-story, 2,629 -square -foot, single-family residence with an attached 450 -square -foot, two -car garage. The project includes landscape, hardscape, accessory structures, and subsurface drainage facilities all within the confines of private property. The design complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. — approving Coastal Development Permit No. CD2018-103 (Attachment No. ZA 1). 03/13/2018 2007 Flanagan Family Trust Residence (PA2018-249) Zoning Administrator, April 11, 2019 Page 2 DISCUSSION Land Use and Development Standards • The project is located in the R-2 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 CDP 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 consists of one legal lot developed with a residential duplex. 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 is consistent with the existing neighborhood pattern of development and expected future development because the project complies with all applicable development standards. The existing 15 -foot encroachment of the patio is allowed pursuant to Title 21 Appendix C (Oceanfront Encroachment Policy Guidelines) and is conditioned to require that an encroachment permit be maintained from the Public Works Department. • 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. Hazards • The project site fronts the Pacific Ocean but is separated from the shoreline by a wide sandy beach. The site is not protected by a bulkhead or other protective device. • The finish floor elevation of the proposed dwelling is 13.78 feet North American Vertical Datum of 1988 (NAVD88), which exceeds the minimum 9 feet (NAVD88) Tmplt: 04/03/18 Table 1 — Development Standards Development Standard Standard Proposed Setbacks (min.) Front Beach 5 feet 5 feet Rear (Alley) 5 feet 5 feet Sides 3 feet 3 feet Allowable Floor Area 3,120 square feet 3,079 square feet Allowable 3rd Floor Area 312 square feet 310 square feet Open Volume Area 234 square feet 234 square feet Parking 2 -car garage 2 -car garage Height 24 -foot flat roof 29 -foot sloped roof 24 -foot flat roof 29 -foot sloped roof Hazards • The project site fronts the Pacific Ocean but is separated from the shoreline by a wide sandy beach. The site is not protected by a bulkhead or other protective device. • The finish floor elevation of the proposed dwelling is 13.78 feet North American Vertical Datum of 1988 (NAVD88), which exceeds the minimum 9 feet (NAVD88) Tmplt: 04/03/18 2007 Flanagan Family Trust Residence (PA2018-249) Zoning Administrator, April 11, 2019 Page 3 elevation standard. Impacts from sea level rise are not anticipated at this time for the 75 -year economic life of the proposed improvements. • A Coastal Hazards Report and Sea Level Rise Analysis was prepared by William Simpson & Associates, Inc, dated March 19, 2019 for the project. The report concludes that the proposed project is reasonably safe from shoreline erosion due to the lack of wave or wakes that can erode sand from the beach. The report also concludes that the project will be reasonably safe from future sea level rise assuming an increase up to 10.6 feet NAVD88 (the likely range for sea level rise over 75 -year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The finished floor elevation of the first floor of the proposed structure is 13.78 feet (NAVD88), which complies with the minimum 9.0 -foot (NAVD88) elevation standard for new structures and exceeds the minimum requirements for sea level rise (10.6 feet NAVD88). • 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. • Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. Water Quality • 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 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. Tmplt: 04/03/18 2007 Flanagan Family Trust Residence (PA2018-249) Zoning Administrator, April 11, 2019 Page 4 Public Access • The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing residential duplex with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. • The project is designed and sited so as not to block or impede existing public access opportunities and development will occur within the confines of private property. Existing coastal access conditions will not be affected. Coastal access is currently provided and will continue to be provided by street ends throughout the Balboa Peninsula with access to the beach and water. This access includes Highland Street and Grant Street, each located less than 100 feet from the subject property. Along this area in the public right-of-way are City planters and walls that were permitted pursuant to the Title 21 Appendix C (Oceanfront Encroachment Policy Guidelines). This area is maintained by the City and the planting heights are limited by this policy. • The project site is not located adjacent to a coastal view road or public viewpoint, as identified in the Coastal Land Use Plan. The project site is adjacent to a public beach. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing residential duplex 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. • The existing 15 -foot encroachment of the patio is allowed pursuant to Title 21 Appendix C (Oceanfront Encroachment Policy Guidelines) and is conditioned to require an encroachment permit from Public Works to be maintained consistently. The existing patio does not affect public views or access to the public beach. 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. Tmplt: 04/03/18 /' 2007 Flanagan Family Trust Residence (PA2018-249) Zoning Administrator, April 11, 2019 Page 5 Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family dwelling in a residential zone. The proposed project consists of the demolition of an existing residential duplex and the construction of a new 3,079 -square -foot single-family dwelling. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Program 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: &&a �,4At",wt_ Chelsea Crager Associate Planner GBR/cc Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Public Comment ZA 4 Project Plans Tmplt: 04/03/18 15 Attachment No. ZA 1 Draft Resolution 03/13/2018 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-103 TO DEMOLISH AN EXISTING RESIDENTIAL DUPLEX AND CONSTRUCT A NEW THREE-STORY SINGLE-FAMILY RESIDENCE AND ATTACHED TWO -CAR GARAGE LOCATED AT 7006 WEST OCEAN FRONT (PA2018-249) 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., on behalf of property owner 2007 Flanagan Family Trust, with respect to property located at 7006 West Ocean Front, requesting approval of a coastal development permit. 2. The lot at 7006 West Ocean Front is legally described as Lot 4 in Block J of Seashore Colony Tract. 3. The applicant proposes a coastal development permit to allow the demolition of an existing duplex and construction of a new three-story, 2,629 -square -foot, single-family residence with an attached 450 -square -foot, two -car garage. The project includes landscape, hardscape, accessory structures, and subsurface drainage facilities all within the confines of private property. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated RT (Two -Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two -Unit Residential) 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 it is located within the R- 2 (Two -Unit Residential) Coastal Zoning District. 6. A public hearing was held on April 11, 2019, 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 13503, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 05-15-2018 7 Zoning Administrator Resolution No. ZA2019-### Paae 2 of 9 2. 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 demolition of a residential duplex and the construction of a new 2,629 -square -foot single-family residence and attached 450 -square -foot two -car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015(F) (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: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 3,120 square feet and the proposed floor area is 3,079 square feet. b. The proposed development provides the minimum required setbacks, which are 5 feet along the front property line abutting West Ocean Front, 3 feet along each side property line and 5 feet along the rear property line abutting the alley. c. The highest guardrail is less than 24 feet from established grade (13.56 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 requirements. d. The project includes garage parking for a total of two vehicles, complying with the minimum two -car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 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 is consistent with the existing neighborhood pattern of development. 05-15-2018 2 Zoning Administrator Resolution No. ZA2019-### Paae 3 of 9 3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by William Simpson & Associates, Inc, dated March 19, 2019 for the project. The report concludes that the proposed project is reasonably safe from shoreline erosion due to the lack of wave or wakes that can erode sand from the beach. The report also concludes that the project will be reasonably safe from future sea level rise assuming an increase up to 10.6 feet NAVD88 (the likely range for sea level rise over 75 -year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The finished floor elevation of the first floor of the proposed structure is 13.78 feet (NAVD88), which complies with the minimum 9.0 -foot (NAVD88) elevation standard for new structures and exceeds the minimum requirements for sea level rise (10.6 feet NAVD88). 4. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 5. 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. 6. The property is located adjacent to the beach and approximately 420 feet from the ocean. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of a post -construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 7. Proposed landscaping complies with NBMC Section 21.30.075. A condition of approval is included that requires drought -tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 8. The public beach is directly in front of the subject property, with views oriented towards the Pacific Ocean. Additional access and views are provided at the street ends of Highland Street and Grant Street, less than 100 feet from the subject property. Along this area in the public right-of-way are City planters and walls that were permitted pursuant to the Title 21 05-15-2018 9 Zoning Administrator Resolution No. ZA2019-### Paae 4 of 9 Appendix C (Oceanfront Encroachment Policy Guidelines). This area is maintained by the City and the planting heights are limited by this policy. Finding: 8. 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: The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing residential duplex with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. 2. The project is designed and sited so as not to block or impede existing public access opportunities and development will occur within the confines of private property. Existing coastal access conditions will not be affected. Coastal access is currently provided and will continue to be provided by street ends throughout the Balboa Peninsula with access to the beach and water. 3. The project site is not located adjacent to a coastal view road or public viewpoint, as identified in the Coastal Land Use Plan. The project site is located adjacent to a public beach. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing residential duplex 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. 4. The existing 15 -foot encroachment of the patio is allowed pursuant to Title 21 Appendix C (Oceanfront Encroachment Policy Guidelines) and is conditioned to require an encroachment permit from Public Works to be maintained consistently. The existing patio does not affect public views or access to the public beach. 05-15-2018 -10 Zoning Administrator Resolution No. ZA2019-### Paae 5 of 9 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-103, 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 Program Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 11TH DAY OF APRIL, 2019. Patrick J. Alford, Zoning Administrator 05-15-2018 11 Zoning Administrator Resolution No. ZA2019-### Paae 6 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. This Coastal Development Permit does not authorize any development seaward of the private property, including the West Ocean Front Encroachment Area. 3. Existing patio improvements within the West Ocean Front Encroachment Area shall be maintained consistent with the existing encroachment permit and Title 21, Appendix C (Oceanfront Encroachment Policy Guidelines). Any new development shall require a coastal development permit or otherwise authorized by the California Coastal Commission, unless the development is exempt from coastal development permit requirements pursuant to certified LCP Implementation Plan Section 21.52.035 and the Coastal Act. 4. Any new development seaward of the existing 15 -foot deep encroachment area authorized by the existing encroachment permit shall require a new encroachment permit issued by the Public Works Department and a coastal development permit or other authorization by California Coastal Commission, unless the development is exempt from coastal development permit requirements pursuant to certified LCP Implementation Plan Section 21.52.035 and the Coastal Act. 5. An encroachment permit shall be maintained as required from the Public Works Department for the existing 15 -foot patio encroachment, pursuant to Title 21, Appendix C (Oceanfront Encroachment Policy Guidelines). 6. If future changes to the patio encroachment are determined by the Coastal Commission to be located within its permit jurisdiction, authorization from the Coastal Commission shall be required. 7. Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 8. 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, 05-15-2018 12 Zoning Administrator Resolution No. ZA2019-### Paae 7 of 9 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. The letter shall be scanned into the plan set prior to building permit issuance. 9. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on the boardwalk area or other public property. 10. Prior to the issuance of a building permit, the applicant shall submit a construction management plan, reviewed and approved by the Public Works Department, demonstrating the applicant will have sufficient and guaranteed access to the site through private property and will not impact public access. Said plan shall also indicate areas for the storage of construction equipment and materials. 11. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 12. This Coastal Development Permit does not authorize any development seaward of the private property. 13. The applicant is responsible for compliance with the Migratory Bird Treaty Act. 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. 14. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 05-15-2018 iS Zoning Administrator Resolution No. ZA2019-### Paae 8 of 9 15. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 16. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 17. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 18. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 19. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 20. 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. 21. 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. 22. Prior to the issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 23. Prior to the issuance of a buildin__, per, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 24. Prior to the issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 25. Prior to the issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The 05-15-2018 14 Zoning Administrator Resolution No. ZA2019-### Paae 9 of 9 plans shall accurately depict the elements approved by this Coastal Development Permit. 26. Prior to the issuance of a building permit, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought -tolerant plantings, non- invasive plant species and water -efficient irrigation design. The plans shall be approved by the Planning Division. 27. 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. 28. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 29. 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. 30. This Coastal Development Permit No. CD2018-103 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. 31. 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 2007 Flanagan Family Trust Residence including, but not limited to, Coastal Development Permit No. CD2018-103 (PA2018-249). 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. 05-15-2018 Z15 Attachment No. ZA 2 Vicinity Map 03/13/2018 10 VICINITY MAP Coastal Development Permit No. CD2018-103 PA2018-249 7006 West Ocean Front 03/13/2018 Attachment No. ZA 3 Public Comment 03/13/2018 12 Crager, Chelsea From: Stephanie Couchot <couchot@aol.com> Sent: Monday, April 01, 2019 11:59 PM To: Crager, Chelsea Subject: Notice of Public Hearing - Project File No.: PA2018-249 - Filing Date: November 8, 2018 - Applicant: Ritner Group, Inc. Dear Chelsea, I will not be able to attend the public hearing for the property located at 7006 West Ocean Front in Newport Beach, CA 92663. I do not approve of the demolition and construction of a new three-story residence at 7006 West OceanFront in Newport Beach, CA. My husband and I own a condo at 7003 1/2 Seashore Drive. Our condo is located very close to 7006 Ocean Front Walk. The new three-story residence will completely block the small ocean view that we now have. I am in favor of a new two story home, but not a three story home. Best Regards, Paul and Stephanie Couchot i 29 Attachment No. ZA 4 Project Plans 03/13/2018 20 The Flanagan Residence 7006 West Oceanfront Ave. Newport Beach, CA PROJECT DIRECTORY OWNER: FLANAGAN RESIDENCE 506 SIGNAL ROAD NEWPORT BEACH, CA 92663 PHONE: (949) 533-8840 CONTACT: JOSEPH FLANAGAN ARCHITECT/DESIGN RITNER GROUP, INC. 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 PHONE: (949) 999-3255 CONTACT: RON RITNER FOREST STUDIO 332 FOREST AVE. SUITE 4 LAGUNA BEACH, CA 92651 PHONE: (949) 497-0202 CONTACT: BOBWHITE STRUCTURAL RIGHT ENGINEERING 26040 ACERO, SUITE 100 MISSION VIEJO, CA 92691 PHONE: (949) 855-2300 CONTACT: RAID GHOULI CIVIL FORKERT ENGINEERING 22311 BROOKHURST ST. SUITE 203 HUNTINGTON BEACH, CA 92646 PHONE: (714) 963-6793 CONTACT: TOM RUIZ SOILS GEOFIRM 801 GLENNEYRE STREET, SUITE - F LAGUNA BEACH, CA 92651 PHONE: (949) 494-2122 CONTACT: ERIK HILDE P.G. LANDSCAPE MOLLY WOOD GARDEN DESIGN 1660 ORANGE AVENUE COSTA MESA, CA 92627 PHONE: (949) 548-1611 CONTACT: MOLLY WOOD T-24 HERITAGE ENERGY GROUP 470 WALD IRVINE, CA 92618 PHONE: (949) 789-7221 CONTACT: RUDY SAINS ABBREVIATIONS VICINITY MAP HuntingtonBeach v Santa Ana River Trail Frog House Q 17006 west Oceanfront w Mow/ PROJECT SITE Lar chow © �F •!© Cappy's Cafe West -' Newport Park Go gle N AB ANCHOR BOLT FAU FORCED AIR UNIT NG NATURAL GRADE T & B TOP AND BOTTOM A/C AIR CONDITIONING FDN FOUNDATION NIC NOT IN CONTRACT TC TRASH COMPACTOR ALT ALTERNATE FF FINISH FLOOR NO NUMBER TEL TELEPHONE AL ALUMINUM FG FUEL GAS / FINISH GRADE NTS NOT TO SCALE T & G TONGUE AND GROOVE APPROX APPROXIMATELY FIN FINISH TOC TOP OF CURB AD AREA DRAIN FJ FLOOR JOIST OC ON CENTER TOM TOP OF MASONRY FLR FLOOR OPP OPPOSITE TOP TOP OF PAVING BLDG BUILDING FLUOR FLUORESCENT OPT OPTIONAL TOW TOP OF WALL BLKG BLOCKING FOM FACE OF MASONRY OSA OUTSIDE AIR TV TELEVISION BM BEAM FOS FACE OF STUD TYP TYPICAL BTM BOTTOM FT FOOT/FEET PB PUSH-BUTTON TB TOWEL BAR FTG FOOTING PLYWD PLYWOOD TPD TOILET PAPER DISPENSER Cl CAST IRON FD FLOOR DRAIN PR PAIR TEMP GL TEMPERED GLASS CJ CEILING JOIST PSF POUNDS/SQUARE FOOT CLG CEILING GA GAUGE PSI POUNDS/SQUARE INCH UBC UNIFORM BUILDING CODE CLR CLEAR GALV GALVANIZED PTDF PRESSURE TREATED UNFIN UNFINISHED COL COLUMN GD GARBAGE DISPOSAL DOUGLAS FIR LION UNLESS OTHERWISE NOTED CONC CONCRETE GLB GLUE LAMINATED BEAM PVC POLY VINYL CHLORIDE CONST CONSTRUCTION GI GALVANIZED IRON VERT VERTICAL CONT CONTINUOUS GL GLASS / GLAZING R RADIUS VTR VENT THROUGH ROOF CURT CURTAIN GYP BD GYPSUM WALLBOARD RAG RETURN AIR GRILLE V VOLTS HC HOLLOW CORE RD ROOF DRAIN D DRYER HDR HEADER RDWD REDWOOD W WASHER DBL DOUBLE HORIZ HORIZONTAL REFR REFRIGERATOR W/ WITH DF DRINKING FOUNTAIN REINF REINFORCING WC WATER CLOSET DET DETAIL INSUL INSULATION REQ'D REQUIRED WD WOOD DIA DIAMETER INT INTERIOR RJ ROOF JOIST WDW WINDOW DIAG DIAGONAL RO ROUGH OPENING WH WATER HEATER DIM DIMENSION LB LAG BOLT WI WROUGHT IRON DH DOUBLE HUNG LTWT LIGHTWEIGHT SC SOLID CORE W/O WITHOUT DN DOWN SS SELECT STRUCTURAL DWG DRAWING MAS MASONRY SH SINGLE HUNG DS DOWNSPOUT MAX MAXIMUM SHTG SHEATHING DR DOOR MB MACHINE BOLT SHOW SHOWER DISP DISPOSAL MC MEDICINE CABINET SIM SIMILAR MFR MANUFACTURER SL SLIDING EA EACH MIN MINIMUM S & P SHELF AND POLE ELEV ELEVATOR MO MASONRY OPENING SS SERVICE SINK EQ EQUAL STAG STAGGERED EQUIP EQUIPMENT STD STANDARD EW EACH WAY SQ SQUARE EXT EXTERIOR EL ELEVATION BUILDING SECTION X SECTION INDICATOR X SHEET NUMBER DETAIL REFERENCE X SECTION INDICATOR X SHEET NUMBER LEGEND REVISION REFERENCE OX < REVISION NUMBER FLOOR PLAN, SOFFIT/UTILITY, &ELEVATION KEYNOTE X❑ < PLAN NOTE REFERENCE NUMBER 10. RECYCLE AND OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE NON -HAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH SECTION 4.408.1 CalGreen CODE. 11. DEFERRED SUBMITTAL TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY. SPECIAL INSTRUCTIONS: FIRE SPRINKLER SYSTEM - NFPA 13D OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION DEFERRED SUBMITTALS: FIRE SPRINKLER - NFPA 13D SYSTEM THROUGHOUT INCLUDING ATTIC HVAC EQUIPMENT AND DUCTWORK ENCROACHMENT PERMIT PROJECT DESCRIPTION: PROPOSED USE: NUMBER OF STORIES: CONSTRUCTION TYPE OCCUPANCY: 191V 211111011=101:1121:�19 ZONING: R-2 NEW SINGLE FAMILY DETACHED V -B R-2 DWELLINGS, U- GARAGES REQUIRED, CRC SEC. R313.3 SYSTEM - NFPA 13D SYSTEM THROUGHOUT INCLUDING ATTIC PER R309.6, R313.1, R313.2 & R313.3 CODE COMPLIANCE: 2016 CALIFORNIA RESIDENTIAL CODE 2016 CALIFORNIA MECHANICAL CODE 2016 CALIFORNIA PLUMBING CODE 2016 CALIFORNIA ELECTRICAL CODE 2016 CALIFORNIA ENERGY CODE 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE 2016 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODE CITY OF NEWPORT BEACH REGULATIONS AND ORDINANCES SOILS REPORT: PREPARED BY: GEOFIRM REPORT No 18-8398 DATED 10-08-18 INSPECTION PROGRAM: 1. DEPUTY INSPECTORS ARE REQUIRED TO BE REGISTERED WITH THE CITY OF NEWPORT BEACH. 2. SPECIAL AND / OR DEPUTY INSPECTIONS SHALL BE PROVIDED DURING CONSTRUCTION ON THE FOLLOWING TYPES OF WORK: INDEX OF DRAWINGS ARCHITECTURAL C1.1 COVER SHEET GN -1 CALIFORNIA GREEN RESIDENTIAL MINIMUM REQUIREMENTS GN -2 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS SP -1 ARCHITECTURAL SITE PLAN (1/4" = 1'-0") SCH1.1 WINDOW SCHEDULE SCH1.2 WINDOW TYPES SCH2.1 DOOR SCHEDULE SCH2.2 DOOR TYPES A1.1 SLAB EDGE PLAN (1/4" = V-0") A2.1 MAIN LEVEL FLOOR PLAN (1/4" = V-0") A2.2 SECOND LEVEL FLOOR PLAN (1/4" = 1'-0") A2.3 THIRD LEVEL FLOOR PLAN (1/4" = 1'-0") A3.1 ROOF PLAN (1/4" = V-0") A4.1 BUILDING SECTIONS (1/4" = 1'-0") A4.2 BUILDING SECTIONS (1/4" = V-0") A5.1 EXTERIOR ELEVATIONS (1/4" = V-0") A5.2 EXTERIOR ELEVATIONS (1/4" = V-0") A6.1 UTILITY PLANS (1/4" = V-0") A7.1 MECHANICAL LAYOUT PLANS (1/4" = 1'-0") A8.1 REFLECTED CEILING PLANS (1/4" = 1'-0") A9.1 OVERLAY PLANS (1/4" = V-0") D-1.1 ARCHITECTURAL DETAILS D-1.2 ARCHITECTURAL DETAILS D-2.1 ARCHITECTURAL DETAILS D-3.1 ARCHITECTURAL DETAILS D-4.1 ARCHITECTURAL DETAILS PROJECT DATA PROJECT ADDRESS 7006 WEST OCEANFRONT AVE. NEWPORT BEACH, CA. 92663 ASSESSOR'S PARCEL NUMBER: 045-031-05 LOT 4, BLOCK J - SEASHORE COLONY TRACT GENERAL NOTES: 1. THE UTILITY CONSULTING ENGINEER IS TO ATTEND ON-SITE MEETINGS WITH THE UTILITY COMPANIES TO DETERMINE ALLOWABLE LOCATIONS. A MINIMUM OF 48 HOURS WRITTEN NOTICE FOR THE MEETING IS REQUIRED. 2. REQUIRED HERS TESTING AND/OR VERIFICATION MUST BE DONE BY A CERTIFIED HOME ENERGY RATER UNDER THE SUPERVISION OF A CEC-APPROVED HERS PROVIDER USING CEC APPROVED TESTING AND/OR VERIFICATION METHODS AND MUST BE REPORTED ON THE CF -4R INSTALLATION CERTIFICATE. 3. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTAC YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 4. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 5. A Cal -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5-0" AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 6. THE PROJECT LANDSCAPE AREA SHALL BE LESS THAN 500 sf 7. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 8. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT EXCEED 42" FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONT YARD SETBACK AREA. 9. ALL PERMITS RELATED TO THE PROPOSED PROJECT SHALL BE ISSUED AT THE SAME TIME, OR SEPARATE PLANS AND PLAN REVIEW WILL BE REQUIRED FOR ITEMS NOT ISSUED WITH THIS REVIEW. a. ACCESSORY STRUCTURES, DETACHED PATIO COVERS AND TRELLIS b. MASONRY OR CONCRETE FENCES OVER 3.5 FT HIGH c. RETAINING WALLS OVER 4' FROM BOTTOM OF FOUNDATION TO TOP OF WALL PORTION OF WORK REQUIRING INSPECTION CONTINUOUS PERIODIC DESCRIPTION, LOCATIONS, REMARKS, ETC. EXPANSION / EPDXY ANCHORS X --- --- ALL STRUCTURAL WELDING X --- --- SHEAR WALL NAILING --- X --- STRUCTURAL MASONRY --- X GROUTING, STEM AND FOOTING REINF. "HERS" VERIFICATION --- X TITLE SHEET C-2 GRADING PLAN C-3 SECTIONS STRUCTURAL SN -1 STRUCTURAL GENERAL NOTES SN -2 STRUCTURAL GENERAL NOTES SN -3 STRUCTURAL GENERAL NOTES S-1.1 2ND FLOOR FRAMING AND FOUNDATION PLAN S-1.2 ROOF FRAMING AND 3RD FLOOR FRAMING PLAN SD -1 FOUNDATION DETAILS SD -2 STRUCTURAL DETAILS SD -3 STRUCTURAL DETAILS SSW1 STEEL STRONG WALL ANCHORAGE DETAILS SSW2 STEEL STRONG WALL FRAMING DETAILS Ft. CIVIL C-1 TITLE SHEET C-2 GRADING PLAN C-3 SECTIONS C-4 EROSION CONTROL PLAN C-4 SOILS REPORT RECOMMENDATIONS 1-1 TOPOGRAPHIC SURVEY Plannina Criteria Setbacks Front 5' Rear 5' Side Yard 1 3' Side Yard 2 3' Maximum Height: 450 Sq. Ft. Flat Roof (less than 3:12 pitch) 24' Pitched Roof (greater than 3:12 pitch) 29' Development Standards R-1 Zone FAR: Site Area 2,250 Sq. Ft. Buildable Area 1,560 Sq. Ft. MAXIMUM FLOOR AREA LIMIT: Buildable Area 1,560 x 2 = 3,120 Sq. Ft. Maximum Upper Level 1,560 x 20% _ Building Area 312 Sq. Ft. OPEN SPACE REQUIREMENTS: Open Space 1,560 x 15% _ Requirement 234 Sq. Ft. Open Space Entry Court (Main Level) 88 Sq. Ft. Porch (Second Level) 146 Sq. Ft. Proposed Open Space 234 Sq. Ft PARKING REQUIREMENTS 2 Car off Street Parking Minimum Minimum Interior dimensions for Parking spaces in residential zoning for a lot width 30'-0" feet or less is 17'-6"x19'-0" (20.40) City of Newport Beach Area Tabulation Living Area: Main Level Living 977 Sq. Ft. Second Level Living 1,342 Sq. Ft. Third Level Living 310 Sq. Ft. Total Living 2,629 Sq. Ft. 2 Car Garage 450 Sq. Ft. BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: ritnerGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Aver Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010 -PLN -COVER Total Building 3,079 Sq. Ft. SHEET TITLE: Second Level Master Bedroom Porch 196 Sq. Ft. Third Level Covered Outdoor Terrace 284 Sq. Ft. Open Roof Terrace 468 Sq. Ft. COVER SHEET PROJECT SCOPE: DEMOLITION OF EXISTING TWO-STORY DUPLEX, GARAGE AND ASSOCIATED LANDSCAPING. SHEET NUMBER: CONSTRUCT NEW THREE-STORY 2,629 s.f. SINGLE FAMILY RESIDENCE WITH AN ATTACHED 450 s.f. TWO CAR GARAGE. THE PROJECT INCLUDES HARDSCAPE AND SUBSURFACE DRAINAGE FACILITIES WITHIN THE CONFINES OF THE PRIVATE PROPERTY. ■ PLOT REFERENCE DATE: 01-25-19 rn t N 0 E CO N ry n n U CAL GREEN - Residential Minimum Requirements CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION (%lvaK��c 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915 www.newportbeachca.gov (949) 644-3200 CALGREEN - RESIDENTIAL MINIMUM REQUIREMENTS Scope 1. 2016 California Green Building Standards Code (CG) is applicable to all new residential buildings, including but not limited to, dwellings, apartment houses, condominiums, hotels, and other types of dwellings containing sleeping accommodations with or without common toilets or cooking facilities regulated by the Department of Housing and Community Development (HCD-1). (NBMC 15.11.010, CG Section 101.3.1). 2. 2016 California Green Building Standards Code (CG) is applicable to additions or alterations of existing residential buildings where the addition or alteration increases the building's conditioned area, volume, or size. The requirements shall apply only to and/or within the specific area of the addition or alteration. (301.1.1) Energy Efficiency 3. New one and two family dwellings and townhouses with attached private garages shall install a listed nominal 1 inch inside diameter raceway to accommodate a dedicated 2081240 volt branch circuit. (4.106.4.1) a. The raceway shall originate at the main service or subpanel and terminate into a listed cabinet, box, or enclosure in close proximity to the proposed location of an EV charger. b. The service panel or subpanel shall provide capacity to install a minimum 40 ampere dedicated branch circuit and space reserved for installation of a branch circuit overcurrent protective device. c. The service panel or subpanel circuit directory shall identify the overcurrent protective devices space reserved for future EV charging as "EV CAPABLE." d. The raceway termination location shall be permanently and visibly marked as "EV CAPABLE." CorrtizARESIDENTiAL CALGraonMandatoryMessures 01/1012017 1 Material Conservation and Resources Efficiency 4. Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or other similar method. (4.406.1) 5. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (4.408.1, 4.408.3) Water Efficiency and Conservation 6. New residential developments with an aggregate landscape area equal to or greater than 500 square feet shall comply with City's water efficient landscape ordinance. (4.304.1, NBMC 14.17) 7. Plumbing fixtures and fittings shall comply with the following (4.303.1): FIXTURE TYPE SEALANTS MAXIMUM FLOW RATE Single Showerheads 2.0 gpm @ 80 psi Multiple Showerheads Combine flow rate of 2.0 gpm @80 psi Residential Lavatory Faucets 1.2 gpm @ 60psi' Common and Public use Lavatory Faucets 0.5 gpm @60 psi Kitchen Faucets 1.8 m @ 60 psi Metering Faucets 0.25 gallons per cycle maximum Water Closets 1.28gallons/flush' Cove base adhesives Wall Mounted Urinal 0.125gallons/flush All Other Types of Urinal 0.5 gallonsMush 100 1. Includes single and dual flush water closets with an effective flush rate of 1.28 gallons or less when tested per ASME A122,19.233.2 for single flush and ASME Al 12.19.14 for dual flush toilets. 2. Lavatory faucets shall not have a flow rate less than 0.8 gpm at 20 psi. Environmental Quality 8. Moisture content of building materials used in wall and floor framing is checked before enclosure according to one of the following (4.505.3): a. Moisture content shall be determined with either a probe -type or contact -type moisture meter. Equivalent moisture verification methods may be approved by the enforcing agency and shall satisfy requirements found in Section 101.8 of this code. b. Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) from the grade stamped end of each piece to be verified. c. At least three random moisture readings shall be performed on wall and floor framing with documentation acceptable to the enforcing agency provided at the time of approval to enclose the wall and floor framing. 9. Aerosol paints and coatings shall meet the Product -weighted MIR Limits for ROC in Section 94522(a)(2) and other toxic requirements in Sections 94522(e)(1) and (f)(1) of the California Code of Regulations, Title 17, commencing with Section 94520. (4.504.2.3) 10. Carpet and carpet systems shall be compliant with of the following (4.504.3): a. Carpet and Rug Institute's Green Label Plus Program. b. California Department of Public Health Specification 01350. c. NSF/ANSI 140 at the Gold level. d. Scientific Certifications Systems Indoor Advantage TM Gold 11. Minimum 80% of floor area receiving resilient flooring shall comply with one of the following (4.504.4): a. VOC emission limits defined in the Collaborative for High Performance Schools (CHIPS) High Performance Product Database. b. Products certified under UL GREENGUARD Gold. c. Certified under the Resilient Floor Covering Institute (RFCI) FloorScore program. d. California Department of Public Health Specification 01350. CorrListIRESIDENTIAL GALGIeenMandatoryMessures 0111012017 2 12. Adhesives, sealants and caulks shall be compliant with volatile organic compound (VOC) limits set forth in Table 4.504.1 or Table 4.504.2. (4.504.2.1) ADHESIVE VOC LIMIT 1'2 Less Water and Less Exempt Compounds in Grams per Liter SEALANTS ARCHITECTURAL APPLICATIONS VOC LIMIT Indoor carpet adhesives 50 Carpet pad adhesives 50 Outdoor carpet adhesives 150 Wood flooring adhesive 100 Rubber floor adhesives 60 Subfloor adhesives 50 Ceramic tile adhesives 65 VCT and asphalt the adhesives 50 Drywall and panel adhesives 50 Cove base adhesives 50 Multipurpose construction adhesives 70 Structural glazing adhesives 100 Single -ply roof membrane adhesives 250 Other adhesives not specifically listed 50 SPECIALTY APPLICATIONS 350 PVC welding 510 CPVC welding 490 ABS welding 325 Plastic cement welding 250 Adhesive primer for plastic 550 Contact adhesive 80 Special purpose contact adhesive 250 Structural wood member adhesive 140 Top and trim adhesive 250 SUBSTRATE SPECIFIC APPLICATIONS 250 Metal to metal 30 Plastic foams 50 Porous material (except wood 50 Wood 30 Fiberglass 80 1. If an adhesive is used to bond dissimilar substrates together, the adhesive with the highest VOC content shall be allowed. 2. For additional information regarding methods to measure VOC content specified in table, see South Coast Air Quality Management Oistrict Rule 1168. SEALANT VOC LIMIT Less Water and Less Exempt Compounds in Grams per Liter SEALANTS VOC LIMIT Architectural 250 Marine deck 760 Nonmembrane roof 300 Roadway 250 Single -ply roof membrane 450 _ Other 420 SEALANT PRIMERS Bituminous roof coatings Architectural Nonporous Porous 250 775 _ Modified bituminous 500 Marine deck 760 Other 750 CorrListIRESIDENTIAL CALGreenMandataryMeasures 01/1012017 3 13. Paints, stains, and other coatings shall be compliant with VOC and other toxic compound limits set forth in Table 4.504.3, (4.504.2.2) VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS ' (Grams of VOC per Liter of Coating, Less Water and Less Exempt Compounds FORMALDEHYDE LIMITS Maximum formaldehyde Emissions in Parts per Million COATING CATEGORY VOC LIMIT Flat coatings 50 Nonflat coatings 100 Nonflat-hi h gloss coatings 150 Specialty Coatings 0.09 Aluminum roof coatings 400 Basementspecialty coatings 400 Bituminous roof coatings 50 Bituminous roof primers 350 Bond breakers 350 Concrete curing compounds 350 Concrete/masonry sealers 100 Driveway sealers 50 Dry fog coatings 150 Faux finishing coatings 350 Fire resistive coatings 350 Floor coatings 100 Form -release compounds 250 Graphic arts coatings (signpaints) 500 High temperature coatings 420 Industrial maintenance coatings 250 Low solids coatings' 120 Magnesite cement coatings 450 Mastic texture coatings 100 Metallic pigmented coatings 500 Multicolor coatings 250 Pretreatment wash primers 420 Primers, sealers, and undercoaters 100 Reactive penetrating sealers 350 Recycled coatings 250 Roof coatings 50 Rust preventative coatings 250 Shellacs Clear Opaque 730 550 Specialty rimers, sealers and undercoaters 100 Stains 250 Stone consolidants 450 Swimming pool coatings 340 Traffic marking coatings 100 Tub and tile refinish coatings 420 Waterproofing membranes 250 Wood coatings 275 Wood preservatives 350 Zinc -rich primers 340 1. Grams of VOC per liter of coating, including water and including exempt compounds. 2. The specified limits remain in effect unless revised limits are listed in subsequent columns in the table. 3. Values in this table are derived from those specified by the California Air Resources Board, Architectural Coatings Suggested Control Measure, February 1, 2008. More information is available from the Air Resources Board, CorrLisl%RESIDENTIAL CALGreenMandaloryMeasures 01!1012017 4 14. Particleboard, medium density fiberboard (MDF) and hardwood plywood used in interior or exterior of the building shall comply with low formaldehyde emission standards as set forth in Table 4.504.5 below (4.504.5): PRODUCT FORMALDEHYDE LIMITS Maximum formaldehyde Emissions in Parts per Million LIMIT Hardwood plywood veneer core 0.05 Hardwood lywood composite core 0.05 Particleboard 0.09 Medium density fiberboard 0.11 Thin medium density fiberboard 0.13 1. Values in this table are derived from those specified by the California Air Resources Board, Air Toxics Control Measure for Composite Wood as tested in accordance with ASTM E 1333-96(2002). For additional information, see California Code of Regulations, Title 17, Sections 93120 through 93120.12 2. Thin medium density fiberboard has a maximum thickness of 5116 inch (8 mm). 15. All duct and other related air distribution component openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the building inspector to reduce the amount of water, dust and debris, which may enter the system until final startup of the HVAC equipment. (4.504.1) 16. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside the building. Unless functioning as a component of whole house ventilation system, fans must be controlled by a humidity control capable of adjustment between a relative humidity rage of less than or equal to 50% to maximum 80%. (4.506.1) 17. Duct systems are sized, designed and equipment is selected using the following methods (4.5072): a. Establish heat loss and heat gain values according to ANSI/RCCA 2 Manual J-2011 (Residential Load Calculation), ASHRAE handbooks or equivalent design methods. b. Size duct systems according to ANSIIACCA 1 Manual D-2014 (Residential Duct Systems), ASHRAE handbooks or other equivalent design software or methods. c. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 (Residential Equipment Selection) or other equivalent design software or methods Installer and Special Inspector Qualifications 18. HVAC system installers shall be trained and certified or work under direct supervision of trained and certified installers in the proper installation of HVAC systems. (702.1) 19. HVAC special inspectors must be qualified and able to demonstrate competence in the discipline they are inspecting. (702.2) Documentations 20. An operation and maintenance manual, CD, web -based reference or other approved media shall be provided by the builder to the building occupant or owner at the final inspection. It shall include operation and maintenance instruction of the equipment and appliances. (4.410.1) 21. Documentation shall be provided to verify that finish materials used comply with VOC limits as set forth in Tables 4.504.1, 4.504.2, & 4.504.3. (4.504.2.4) 22. Documentation shall be provided to verify that composite wood products used comply with formaldehyde limits as set forth in Tables 4.504.5. (4.504.5.1) 23. Documentation which shows compliance with CAL Green code including construction documents, plans, specifications, builder or installer certification, and inspection reports and verification shall be available at the final inspection. (703.1) 24. CAL Green Documentation Compliance Certification form (City form) is required to be submitted to the Building Inspector prior to final building inspection. (Section 703.1) CorrLlstIRESIDENTIAL CALGreenMandatoryMeasures 01/10/2017 5 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: ritnerlG 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 ROUP TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "Jit of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010-GBC NOTES SHEET TITLE: CAL GREEN RESIDENTIAL REQUIREMENTS SHEET NUMBER: GN -1 PLOT REFERENCE DATE: 01-25-19 22 rn LC) N O (0 E U) N ryn U Residential Construction Minimum Requirements Notes CITY OF NEWPORT BEACH l.1 - i n COMMUNITY DEVELOPMENT DEPARTMENT v >�+ s BUILDING DIVISION , 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915 1,il �, www.newi2ortbeachca.gov 1 (949) 644-3200 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS - Applicable Standards: 2016 California Residential Code (CRC); 2016 California Building Code (CBC); 2016 California Plumbing Code (CPC); 2016 California Electrical Code (CEC); 2016 California Mechanical Code (CMC); 2016 Building Energy Efficiency Standards (BEES); 2016 California Green Building Standards Code (Cal Green); & Chapter 15 of the Newport Beach Municipal Code (NEMC) GENERAL: 1. Residential building undergoing permitted alterations, additions or improvements shall replace non-compliant plumbing fixtures with water -conserving plumbing fixtures meeting the requirements of 2016 California Green Building Standards Code, Section 4.303. Plumbing fixture replacement is required prior to issuance of a certificate of occupancy or final inspection by the Chief Building Official. (Civil Code, Section 1101.1 et seq., NBMC 15.11.010) 2. Issuance of a building permit by the City of Newport Beach does not relieve applicants of the legal requirements to observe covenants, conditions and restrictions, which may be recorded against the property or to obtain plans. You should contact your community associations prior to commencement of any construction authorized by this permit. 3. Prior to performing any work in the city right-of-way an encroachment permit must be obtained from the Public Works Department. 4. A site survey by a licensed surveyor shall be required prior to foundation concrete pour. 5. Garage ceiling height. The minimum unobstructed vertical clearance for parking spaces shall be seven feet, except that the front four feet may have a minimum vertical clearance of four feet. (NBMC 20.40.090 A 4) 6. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (Cal Green 4.408.1, 4.408.3) 7. Stairways shall not be less than 36 inches clear width. (CRC 311.7.1) The minimum head clearance shall be 6%8" measured vertically from the sloped line adjoining tread nosing. (CRC 311.7.2) 8. Advisory Note: Homeowners Association (HOA) approval may be required for this improvement. 9. Additional permits are required for detached structures including but not limited to: a. Accessory structures, detached patio covers, and trellises, b. Masonry or concrete fences over 3.5 ft. high, C. Retaining walls over 4 ft. high from the bottom of the foundation to the top of the wall. 2016CorrLIst\RESIDENTIALConstructionMinimumReq 06/25/2018 1 CONSTRUCTION: 10, Pedestrian protection adjacent to public way to be as follows: 11. All exterior lath and plaster shall have two layers of Grade D paper over wood base sheathing. (CRC R703.7.3, CBC 2510.6) 12. Wall covering of showers or tubs with showers shall be of cement plaster, tile, or approved equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall be cement board or cement plaster. (CRC R307.2, CBC 1210.2.3) 13. Safety glazing shall be provided at the following hazardous locations: (CRC R308.4, CBC 2406.4) a. Swinging, bi-fold, and sliding doors. b. When located within 60 inches above the floor of wet surfaces such as tubs, showers, saunas, steam rooms, or outdoor swimming pool. C. Glazing adjacent to doors: i. Within a 24 inch arc of either vertical edge of doors and within 60 inches of walking surface. ii. Where the glazing is on a wall perpendicular to the plane of the door in a closed position and within 24 inches of the hinge side of an in -swinging door. d. Where glazing area is more than 9 sq. ft. in area, with the bottom edge less than 18 inches above the floor, top edge more than 36 inches above floor, and within 36 inches of a walking surface, measured horizontally. e. Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the adjacent walking surface of stairways, landings between flights of stairs and ramps. f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above the landing and within 60 inches horizontally of the bottom tread. g. Glazing in guards and railings. 14. All doors from the house into the pool area shall be equipped with an approved alarm or an approved alternate drowning prevention safety feature. (CBC 3109.4.4.2) 15. Smoke alarms shall be installed in the following locations (CRC R314.3, CBC 907.2.11.2, 907.2.11.3 & 907.2.11.4): a. In each sleeping room. b. Outside each separate sleeping area in the immediate vicinity of the bedrooms. C. On each additional story, including basements and habitable attics. 2016CorrList\RESIDENTIALConstructionMinimumReq 06/25/2018 2 d. Not less than 3 feet horizontally from the door or opening of a bathroom that contains a bathtub or shower. e. A minimum of 20 feet horizontally from any permanently installed cooking appliance. f. Smoke alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R314.4 & R314.5 or CBC 907.2.11.5 & 907.2.11.6. 16. Carbon monoxide alarms shall be installed in the following locations (CRC R315.3): a. Outside of each sleeping area in the immediate vicinity of the bedroom(s). b. On every level of the dwelling unit including basements. C. Where a fuel -burning appliance is located within a bedroom or its attached bathroom, a carbon monoxide alarm shall be installed within the bedroom. Carbon monoxide alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R315. 17. All fenestrations on windows and doors shall have U -factors (0.32 max) and Solar Heat Gain Coefficient (SHGC=0.25 max) values in accordance with T-24 energy calculations. All fenestrations must have temporary and permanent labels. TEMPORARY GENERATOR: 18. Hand operated construction tools powered by electricity must use power provided by Southern California Edison through a temporary pole or available outlet. In the rare case where electricity is not readily available and a portable temporary generator is necessary, then the following restrictions must be adhered to.- a. o:a. Must be portable and may be easily relocated. b. Temporary generators are to be located a minimum distance from any property line according to the following table: Time in Use CBC TABLE 3306.1 PROTECTION OF PEDESTRIANS Required Setback HEIGHT OF CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE TYPE OF PROTECTION REQUIRED Hours Less than 5 feet Construction railings 8 feat or less 5 feet or more None > 1 day Less than 5 feet Barrier and covered walkway 5 feet or more. but not more than one-fourth the height of construction Barrier and covered walkway More than 8 feel 5 feet or more, but between one-fourth and one-half the height of construction Barrier 5 feet or more, but exceeding one-half the height of construction None 11. All exterior lath and plaster shall have two layers of Grade D paper over wood base sheathing. (CRC R703.7.3, CBC 2510.6) 12. Wall covering of showers or tubs with showers shall be of cement plaster, tile, or approved equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall be cement board or cement plaster. (CRC R307.2, CBC 1210.2.3) 13. Safety glazing shall be provided at the following hazardous locations: (CRC R308.4, CBC 2406.4) a. Swinging, bi-fold, and sliding doors. b. When located within 60 inches above the floor of wet surfaces such as tubs, showers, saunas, steam rooms, or outdoor swimming pool. C. Glazing adjacent to doors: i. Within a 24 inch arc of either vertical edge of doors and within 60 inches of walking surface. ii. Where the glazing is on a wall perpendicular to the plane of the door in a closed position and within 24 inches of the hinge side of an in -swinging door. d. Where glazing area is more than 9 sq. ft. in area, with the bottom edge less than 18 inches above the floor, top edge more than 36 inches above floor, and within 36 inches of a walking surface, measured horizontally. e. Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the adjacent walking surface of stairways, landings between flights of stairs and ramps. f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above the landing and within 60 inches horizontally of the bottom tread. g. Glazing in guards and railings. 14. All doors from the house into the pool area shall be equipped with an approved alarm or an approved alternate drowning prevention safety feature. (CBC 3109.4.4.2) 15. Smoke alarms shall be installed in the following locations (CRC R314.3, CBC 907.2.11.2, 907.2.11.3 & 907.2.11.4): a. In each sleeping room. b. Outside each separate sleeping area in the immediate vicinity of the bedrooms. C. On each additional story, including basements and habitable attics. 2016CorrList\RESIDENTIALConstructionMinimumReq 06/25/2018 2 d. Not less than 3 feet horizontally from the door or opening of a bathroom that contains a bathtub or shower. e. A minimum of 20 feet horizontally from any permanently installed cooking appliance. f. Smoke alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R314.4 & R314.5 or CBC 907.2.11.5 & 907.2.11.6. 16. Carbon monoxide alarms shall be installed in the following locations (CRC R315.3): a. Outside of each sleeping area in the immediate vicinity of the bedroom(s). b. On every level of the dwelling unit including basements. C. Where a fuel -burning appliance is located within a bedroom or its attached bathroom, a carbon monoxide alarm shall be installed within the bedroom. Carbon monoxide alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R315. 17. All fenestrations on windows and doors shall have U -factors (0.32 max) and Solar Heat Gain Coefficient (SHGC=0.25 max) values in accordance with T-24 energy calculations. All fenestrations must have temporary and permanent labels. TEMPORARY GENERATOR: 18. Hand operated construction tools powered by electricity must use power provided by Southern California Edison through a temporary pole or available outlet. In the rare case where electricity is not readily available and a portable temporary generator is necessary, then the following restrictions must be adhered to.- a. o:a. Must be portable and may be easily relocated. b. Temporary generators are to be located a minimum distance from any property line according to the following table: Time in Use Required Required Setback BW Setback from from Adjacent Hours Property Line Structures 0 - 1 day 10 feet 5 feet > 1 day 20 feet 5 feet C. If the minimum distance cannot be achieved, then the generator shall be located the most extreme distance practical to inhibit noise. Other methods to inhibit noise may be utilized when practical. d. May be operational for a maximum of five consecutive calendar days. After five consecutive calendar days of use, power shall be provided through the use of a temporary power pole. e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM Monday through Friday. No use on the weekends or federal holidays. 2016 CorrList\RESIDENT1ALConstructlorMinimumReq 06/25/2018 3 FIREPLACE: 19. All fireplaces: a. Factory -built fireplaces, chimneys and all of their components shall be listed and installed in accordance with their listing and manufacturer's installation instructions. (CRC R1004.1) b. Factory built wood burning fireplaces shall be qualified at the U.S. EPA's Voluntary Fireplace Program Phase 2 emissions level. C. Decorative shrouds shall not be installed at the termination yof factory -built chimneys except where such shrouds are listed and labeled for use with the specific factory -built chimney system and are installed in accordance with manufacturer's installation instructions. (CRC R1005.2 & CMC 802.5.2.4) d. Horizontal openings are not allowed, for exhaust vents, in walls closer than 3 feet to a property line. (Tables R302.1(1)&(2)). Horizontal vent caps shall be 2 feet clear from property lines. e. Exhaust openings shall not be directed onto walkways. (R303.5.2) 20. Solid fuel burning fireplaces: a. Provide a permanently anchored gaseous fuel burning pan to the firebox of a solid fuel burning fireplace. b. Solid fuel burning fireplace must comply with the California Energy Standards mandatory measures. C. Chimney shall extend at least 2 ft. higher than any portion of the building within 10 ft., but shall not be less than 3 ft, above the highest point where the chimney passes through the roof. (CRC R1003.9) d. Liquid fueled fireplaces are not allowed for interior use. 21. Direct vent gas appliance fireplace: a. Direct vent sealed -combustion gas appliance fireplace must comply with the Cal Green code requirements and must comply with ANSI Z21.50. (Cal Green 4.503.1) MECHANICAL: 22. Rooms containing bathtubs, showers, spas and similar fixtures shall be provided with an exhaust fan with humidity control sensor having a minimum capacity of 50 CFM ducted to terminate outside the building. (CRC R303.3, Cal Green 4.506.1, CBC 1203.5.2.1, CMC 402.5) 23. Where water closet compartment is independent of the bathroom or shower area, a fan will be required in each area. Bathrooms shall have an exhaust fan with humidity control sensor, min. 50 CFM capacity. (CRC R303.3.) 24. Where whole house fans are used in bathroom areas, the fan must run continuously and shall not be tied to a humidity control sensor. (Cal Green 4.506.1) 25. The clothes dryer vent shall not exceed 14 ft. in overall length with maximum two 90 degree elbows. (CMC 504.4.2.1) 26. Environmental air ducts shall terminate min. 3 feet from property line or openings into building, and 10 feet from a forced air inlet. (CMC 502.2.1) 27. Mechanical equipment shall be installed per the manufacture's installation instructions. (CMC 303.1) 28. Domestic range vents to be smooth metallic interior surface. (CMC 504.3) 2016 CorrList\RESIDENTIALConstructionMinimumReq 06/25/2018 4 29. Supply and return air ducts to be insulated at a minimum of R-6. (Cal Energy Code Table 150.1-A.) PLUMBING: 30. Separate water meters are required for all new duplexes. Separate fire risers are required at each water meter. 31. Plumbing Fixtures: a. New Construction & Addition/Alterations that increases condition space area, volume, or size (Cal Green 4.303.1): i. Comply with CAL Green Mandatory Requirements b. Addition & Alteration: Existing fixtures shall be replaced to meet the following requirements: i. Shower Heads: 2.0 gpm @ 80 psi ii. Lavatory Faucets: 1.2 gpm @ 60 psi iii. Kitchen Faucets: 1.8 gpm @ 60 psi iv. Water Closet: 1.28 gallons per flush 32. Clearance for water closet to be a minimum of 24 inches in front, and 15 inches from its center to any side wall or obstruction. (CPC 402.5) 33. The water heater burner to be at least 18 inches above the garage floor, if located in a garage. (CPC 507.13) 34. Install a 3 irlch diameter by 3 ft. tall steel pipe embedded in concrete slab for protection of water heaters located in garage. (CPC 507.13.1) 35. Water heaters to be strapped at top and bottom with 1 t/2' x 16 gauge strap with 3/8" diameter. X 3" lag bolt each end. (CPC 507.2) 36. ABS and PVC drain waste and vent piping material is limited to 2 stories maximum. (CPC 701.2(2) (a). and 903.1.1) 37. ABS and PVC roof and deck drain material is limited to 2 stories maximum. (CPC 1101.4) 38. Roof and deck drain systems inside the building are required to be installed with directional DWV drainage fittings. (CPC 1101.4 and & 706.0) 39. Cleanouts are required within 2 feet of the connection between the interior roof and deck drain piping system, and the exterior onsite storm drain system. (CPC 1101.13) 40. All hose bibbs are to have vacuum breakers. (CPC 603.5.7) 41, The maximum amount of water closets on a 3 inch horizontal drainage system line is 3. (CPC Table 703.2) 42. The maximum amount of water closets on a 3 inch vertical drainage system line is 4. (CPC Table 703.2) 43. Provide gas line with a min capacity of 200,000 btu for water heater. (Cal Energy Code 150.0(n)) 44. Provide a condensate drain no more than 2 inches above the base of the water heater space. (Cal Energy Code 150.0 (n)) 45. Provide a straight vent pipe from the water heater space to the outside termination from the water heater space. (Cal Energy Code 150.0 (n)) 46. Insulate all hot water pipes. (Cal Energy Code 150.0 (j) (2), and CPC 609.11). 2016CorrLlst\RESIDENTIALConstructionMinimumReq 06/25/2018 55 47. Isolation valves are required for tankless water heaters on the hot and cold supply lines with hose bibbs on each valve, to flush the heat exchanger. (Cal Energy Code 110.3 (7)) ELECTRICAL: 48. Electrical service to be underground for new construction, replacement building, or addition to an existing building exceeds fifty (50) percent of the gross floor area of the existing building. (NBMC 15.32.015) 49. Edison Company approval is required for meter location prior to installation. 50. Field inspectors to review and approve underground service requirement prior to concrete placement. 51. Service equipment and subpanels to have a min '30" wide by 36" deep clear work space.(CEC 110.26) 52. All lighting is required to be high efficacy. (California energy code section 150. (k) and Table 150.0-A.) 53. Provide a listed 1 inch raceway to accommodate a dedicated 208/240 -volt circuit for future electrical vehicle (EV) charger. (Cal Green 4.106.4) 54. All receptacle outlets are required to be listed tamper resistant (CEC 406.12 and 250.52) 55. Combination type AFCI circuit breakers are required for all 120 volt single phase 15/20 amp branch circuits. Except for bathrooms, garages, and outdoors. (CEC 210.12) 56. At a minimum, one dedicated 20 amp circuit is required for a bathroom. (CEC 210.11(C)(3)) 57. GFCI protection is required for all receptacle outlets located outdoors, garages, accessory buildings, bathrooms, crawl spaces, kitchens, laundry areas, kitchen dishwasher branch circuit, garbage disposal, all areas within 6 feet of a sink, and all receptacles within 6 feet of a bathtub or shower stall. (CEC 210.8) 58. Receptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9 (C)) 59. Subpanels are not allowed to be located in bathrooms or clothes closets. (CEC 240.24 (D) and (E). 60. Circuits sharing a grounded conductor (neutral) with two ungrounded (hot) conductors must use a two pole circuit breaker or an identified handle tie. (CEC 210.4(6)) Group non - cable circuits in panel (CEC 210.4(D)) 61. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area, and pantry, must have a min of 2 dedicated 20 amp circuits. (CEC 210.52 (13)(1) 62. Kitchen counter tops 12 inches or wider must have a receptacle outlet. (CEC 210.52(C)) 63. Kitchen counter tops must have receptacle outlets so no point along the counter walls is more than 24 inches from a receptacle. (CEC 210.52 (C)) 64. Island and peninsular counter tops must have at least one receptacle. (CEC 210.52(C)( 1),(2),and (3)) 65. The spacing for general receptacle outlets must be located so that no point on any wall, fixed glass, or cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A)) 66. Hallways 10 feet or more must have at least one receptacle outlet. (CEC 210.52(H)) 2016CorrList�RESIDENTIALConstructionMinim umReq 05/25/2018 6 67. Garages shall have at least one receptacle for each car space on the interior. The branch circuit supplying the receptacles shall not serve outlets outside of the garage. (CEC 210.52 (G) (1). 68. Laundry rooms must have at least one dedicated 20 amp receptacle circuit. (CEC 210.11(C) (2)). 69. Provide 120V receptacle within 3 feet of water heater. (Cal Energy Code 150.0 (n) 1 A.) FOUNDATION: 70. Weep screed for stucco at the foundation plate line shall be a minimum 'of 4 inches above the earth or 2 inches above paved areas. (CRC R703.7.2.1, CBC 2512.1.2) 71. Fasteners and connectors (nails, anchor bolts, etc.) in contact with preservative -treated wood shall be of hot -dipped zinc -coated galvanized steel, stainless steel, silicon bronze or copper. (CRC R317.3, CBC 2304.10.5.1) 72. Anchor bolts shall include steel plate washers, a minimum of 0.229" x 3" x 3" in size, between sill plate and nut. (CRC R602.11.1, CBC 2308.3.2, Acceptable alternate SDPWS 4.3.6.4.3) 2016 CorrList\RESIDENTIALConstructlonMinlmumReq 06/25/2018 7 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: ritnerGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block r'J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010-GN2 SHEET TITLE: RESIDENTIAL CONSTRUCTION 0 IMA [NJ "T REQUIREMENTS SHEET NUMBER: GN -2 PLOT REFERENCE DATE: 01-25-19 23 O u7 N O t0 E U) d) u Iffi, V _ v A, Plant Palette: (13.00) Aeonium Urbicum "Salad Bowl" SSP Crassula Arboresscens "Blue Wave" N G~SAND Senedio Decary II - Madagascar Senecio (14.67) (12.99) TD +24" Top N G~SAND of Wall (Existing) (12.70) NG -SAND Planter 1 lu WI( 1 PI ntPalett : ( ott d la ts) Aso ed Succulents - ccoent m, yp 1 +2R" lop NNW2 ...... � dau ■ ■,■N J A.N.G. Point 3 14.68 TD I +36" op of Wa I 001 -1 -lis lu di i FS-' KI■■'01 WIN. 111 Lot 5 3-11 2 N35°57'30"E 75.00' Property Li C`3I C- �.-] H Oilj - ) -4" CMU wall +72" Top of Wall New 2660 wood gate *j 1211 W,1164% A.N.G. Point 4 13.61' - II II —II II II II ul II I - X100 II II II II II II I -' - II_IL�� 111L 1111111111 1111111 iiiiiii.1111111111111illIT?��I'llilill.111111111111ii,rilliillillilillillilI .......... I `v 17'-6" x 19'-0" min. v I Parking Required I v � 1 \ / 13.56 ` FFG I 1 I /X\ I / \ 1 / ` I � I / ` / I \ I / \ I / ` / I \ (1 U d .5 F (12.84) Planter (1 S U) ) 3 °5 '3 "E 75,00 Property -Line --- —SAND NG -- --------- --- -------------------------------------------------- 1 Plant Palette: (13.65) (13.74) Aeonium Urbicum "Salad Bowl" SSP FS FS (13.09) ; Crassula Arboresscens "Blue Wave" NG -SAND Senedio Decary II - Madagascar Senecio U-)C� A.N.G. LO Point 2 1 .72) 13.59' NG `" Lot 3 Existing wood gate A.N.G. Point 1 13.45' I I I (13.35) I11 (12.68) 0 FS FL CO Cfl , � U) I �U- (13.45) FS (12.74) L FL I I I I s= , I� C � I O 7'-6„ 71_611 e arci (12.81) M I FL o � P SLI I I I P I 11^^ vJ I 2' 6 Uj I i Io" II M � o� zm I O I I e 2 wo I ( ) 13.26 FS (12.92) I FL o (13.03) (12.87) WM FL �I (13.13) , FS I I Architectural Site Plan RR PROJECT DESIGNER: BW D RAW N BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010 -PLN -SITE SCALE: 1/4" = 1'-0" General Notes: Area Tabulation Planning Criteria Living Area: Setbacks: 1. Refer to Site Drainage Plan sheet 6. The discharge of pollutants to any storm drainage 10. A Public Works Department Encroachment Permit Main Level Living 977 Sq. Ft. Front 5' for existing grade elevations and system is prohibited. No solid waste, petroleum inspection is required before the Building Department Second Level Living 1,342 Sq. Ft. Rear Side Yard 1 5' 3' finish grade elevations. byproducts, soil particulate, construction waste Permit Final can be issued. At the time of Public Works Third Level Living 310 Sq. Ft. Side Yard 2 3' materials, or wastewater generated on construction Department inspection, if any of the existing public Total Living 2,629 Sq. Ft. Maximum Height: 2. Surveyor or Engineer shall permanently sites or by construction activities shall be placed, improvements surrounding the site is damaged, new 2 Car Garage 450 Sq. Ft. Flat Roof (less than 3:12 pitch) 24' monument property corners or offsets conveyed or discharged into the street, gutter or concrete sidewalk, curb and gutter, and alley/street Pitched Roof (greater than 3:12 pitch) 29' before starting grading. storm drain system. pavement will be required. Additionally, if existing Total Building 3,079 Sq. Ft. utilities infrastructure are deemed substandard, a new Second Level Development Standards R-1 Zone 3. Fences, Gates, Walls, Planter boxes, Patio covers, 7. In Accordance with Planning Area 6 (PA6) of the 1 -inch water service, water meter box, sewer lateral Master Bedroom Porch 196 Sq. Ft. FAR: and other freestanding structures cannot exceed 6' Headlands Development and Conservation Plan and/or cleanout with box and lid will be required. 100% Third Level Site Area 2,250 Sq. Ft. measured from Natural Grade within required side (HDCP), This house is a Single -Family Dwelling. of the cost shall be borne by the property owner Covered Outdoor Terrace 284 Sq. Ft. Buildable Area 1,560 Sq. Ft. yard setback. (Municipal Codes 14.24.020 and 14.08.030). Said Open Roof Terrace 468 Sq. Ft. MAXIMUM FLOOR AREA LIMIT: 8. An approved encroachment permit is required for determination and the extent of the repair work shall Buildable Area 1,560 x 2 - 3,120 Sq. Ft. 4. Finish grade within 10 feet of the new structure/ all work activities within the public right-of-way, be made at the discretion of the Public Works Inspector. addition shall be sloped a minimum of 2 % away public easement and on city facilities. 0 Grade Establishment Maximum Upper Level 1,560 x 20% from the building for drainage purpose. 11. There is no work proposed in the Public right of way or Building Area 312 Sq. Ft. 9. All work related to wastewater in the public on the area controlled by the Annual Ocean Front Area for Determining slope Caculation 5. Additions, remodels or renovations of a single family right-of-way shall be performed by a C-42 licensed Encroachment Permit. A.N.G. Point # 1 13.45' OPEN SPACE REQUIREMENTS: home with an existing pool require the suction outlet Sanitation Sewer Contractor or an A Licensed A.N.G. Point # 2 13.59' of the existing pool, spa, or toddler pool to be General Engineering Contractor. A.N.G. Point # 3 A.N.G. Point # 4 13.58' 13.61' Open Space Requirement 1,560 x 15% _ 234 Sq. Ft. upgraded so as to be equipped with an approved Total 54.23' Open Space anti -entrapment cover meeting the current standards Entry Court (Main Level) 88 Sq. Ft. of ASTM or ASME per section 115920 HSC. Divided by 4 Porch (Second Level) 146 Sq. Ft. A.N.G. (Average Natural Grade) 13.56' PROJECT ADDRESS 7006 WEST OCEANFRONT AVE. NEWPORT BEACH, CA. 92663 ASSESSOR'S PARCEL NUMBER: 045-031-05 LOT 4, BLOCK J - SEASHORE COLONY TRACT Proposed Open Space 234 Sq. Ft PARKING REQUIREMENTS: 2 Car off Street Parking Minimum Minimum Interior dimensions for Parking spaces in residential zoning for a lot width 30'-0" feet or less is 17'-6"x19'-0" (20.40) City of Newport Beach BUILDING DEPARTMENT SUBMITTAL: 02-04-19 REVISIONS: 1& 03-15-19 Building Department Corrections r i t n e r I G R 0 U P 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 © expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW D RAW N BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010 -PLN -SITE SHEET TITLE: ARCHITECTURAL SITE PLAN co a> n rn SHEET NUMBER: M 0 c 0 U O sp_i L 0 U a� r) PLOT REFERENCE DATE: 03-15-19 m 24 WINDOW SCHEDULE WINDOW NOTES WINDOW Wo w Z o U) Q J Z CO 0 FENESTRATION Iron Frame Windows DETAILS J J ._ �'cr_ J U Q vi o 1. All Glazing to be true divided lites. w WINDOW p Q Q w w a, w U Z Z GLAZING 2. All Glazing to be dual Pane Glazing with a minimum of one tempered pane SYM ROOM NAME DESCRIPTION W p p w ~ Z Q C o o _ Q w w p w m - REMARKS J Q U CD MANUFACTURE CBC 708A 3. The General Contractor, Framer and Door and Window Installer are SIZE TYPE FRAME FINISH H J M S Q Q p Left Ri ht O W w Z U w z � 2 � to verify all Door and Window Openings with the ShopDrawings and field Dimensions this Schedul fortheWIDTH HEIGHT MATERIAL p = � � g � � o conditions. provided n are purpose of the preparation of the Door and Window Shop Drawings. All rough opening dimensions are to be coordinated with the Door First Floor Windows and Window Shop Drawings. ( Failure to do so is the Responsibility of the General Contractor and Sub Contractor.) Iron Frame Windows By: Steelworks Etc. Inc. Windows & Doors W101 Dining -Desk 3'-0" 3'-6" A Wood Factory Stain Wired Brushed Finish Casement - - - - 2W2H - 1 - • • • Dual Pane - 34 .35 Kolbe Windows & Doors W104 Kitchen 6'-0" 7'-0" C Steel Frame Factory Finish Fixed unit with one Casement opening - - - - 3W3H - 1 • - • Dual Pane Tempered - _ Steelworks Etc. Inc. Windows &Doors Wood Windows 1. All Glazing to be true divided lites. 2. All Glazing to be Dual Pane Glazing with a minimum of one tempered pane CBC 708A 3. The General Contractor, Framer and Door and Window Installer are to verify all Door and Window Openings with the Shop Drawings and field conditions. Dimensions provided on this Schedule are for the purpose of the preparation of the Door and Window Shop Drawings. All rough opening dimensions are to be coordinated with the Door and Window Shop Drawings. ( Failure to do so is the Responsibility of the General Contractor and Sub Contractor.) Wood Windows By: Kolbe Windows & Doors Second Floor Windows W201 Stair 2'-6" 4'-0" A Wood Factory Stain Wired Brushed Finish Casement - - - - 2W2H - 2 • - • • Dual Pane Tempered .34 .35 Kolbe Windows & Doors General notes 1. Fenestrations must have temporary and permanent labels 2. Ducts must be sealed and field verified by a HERS certified W202 Stair Landing 2'-6" 4'-0" A Wood Factory Stain Casement - - - - 2W2H - 1 • - • • Dual Pane Tempered Kolbe Wired Brushed Finish .34 .35 Windows &Doors special inspector. 3. The load resistance of glass under uniform load shall be determined in accordance with ASTM E 1300. Glazing notes W203 Stair Landing2'-6" 4'-0" A Wood Factory Stain Wired Brushed Finish Casement - - - - 2W2H - 1 - • • • Dual Pane Tempered p .34 .35 Kolbe Windows & Doors W204 Master Wic 2'-0" 2'-6" A Wood Factory Stain Wired Brushed Finish Casement - - - - 2W2H - 1 - • • Dual Pane - .34 .35 Kolbe Windows & Doors 1. Each pane of safety glazing installed in hazardous locations shall be identified (acid etched, sand blasted, ceramic fired, etc) by a manufacturer's designation, the manufacturer or installer and W205 Master Bath - We 2'-0" 2'-6" A Wood Factory Stain Casement - - - - 2W2H - 1 - • • • Dual Pane - .34 .35 Kolbe Windows & Doors Wired Brushed Finish the safety glazing standard which it complies. Multi -pane assemblies shall be identified per CRC R308.1. [CRC R308.1] 2. Glazing in swinging, sliding, and bifold doors 9 square feet or less shall be a minimum category classification of I ( CPSC 16 CFR 1201) W206 Master Bath - Shower 2'-0" 2'-6" A Wood Factory Stain Wired Brushed Finish Casement - - - - 2W2H - 1 - • • Dual Pane Tempered .34 .35 Kolbe Windows & Doors W207 Master Bedroom 2'-6" 4'-0" A Wood Factory Stain Casement - - - - 2W2H - 1 - • • • Dual Pane - .34 .35 Kolbe and II (CPSC 16 CFR 1201) when more than 9 square feet or sliding. R308.3.1 R308.3.1] Wired Brushed Finish Windows & Doors [Table (1), 3. Glazing over 9 square feet in area with bottom edge less than 18" above the floor and exposed top edge greater than 36" above W208 Bath 2 2'-0" 3'-0" Facto Stain _ _ _ _ _ _ • • • Dual Pane Tempered Kolbe Wired Brushed Finish .34 .35 Windows & Doors the floor be R308.4.3] shall safety glazed. [CRC 4. Glazing in doors and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathrooms showers less than 5' above the standing W209 Bedroom 2 5'-0" 4'-0" B Wood Factory Stain Wired Brushed Finish French Casement - - - - 4W2H - 1 • • • • Dual Pane- 34 .35 Kolbe Windows & Doors surface shall have a minimum category classification of II (CPSC 16 CFR 1201). [ CRC Table R308.3.1 (1) & 308.4.5] W210 Bath 3 2'-0" 3'-0" A Wood Factory Stain Casement - - - - 2W2H - 1 - • • • Dual Pane Tempered .34 .35 Kolbe Wired Brushed Finish Windows & Doors Egress Notes 1. Every sleeping room shall have at least one operable emergency escape W211 Bunk Room 2'-6" 4'-0" A Wood Factory Stain Casement Left hinge, Right hinge _ _ _ _ 2W2H - 3 • • • • Dual Pane - Kolbe Wired Brushed Finish - (1) (2) .34 .35 Windows &Doors and rescue opening (Window or Door). Emergency escape and rescue openinig shall open directly in a public way, or to a yard or court that opens to a public way. W212 Bunk Room 5'-0" 4'-0" B Wood Factory Stain French Casement - - - - 4W2H - 1 • • • • Dual Pane - .34 .35 Kolbe Wired Brushed Finish Windows &Doors 2. All bedrooms, basements or rooms used for sleeping shall have Kolbe W213 Laundry 2'-6" 4'-0" A Wood Factory Stain Wired Brushed Finish Ct Casement - - - - 2W2H - 1 - • • • Dual Pane - .34 .35 Windows & Doors emergency rescue windows or doors. CRC R310.1: a. Minimum net clear opening of 5.7 square feet b. Minimum net clear opening of 5 square feet at grade level floor c. Minimum net clear opening width of 20 inches d. Minimum net clear height of 24 inches e. Window sill height of not more than 44 inches above the floor Note: in order to meet the minimum clear opening of 5.7 square feet, either the width or height, or both, must exceed the minimum dimension (see figure Below). The net clear opening dimensions required shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. Third Floor Windows Min. Clear m Casement W301 Stair 2'-6" 3'-6" A Wood Facto Stain Wired Brushed Finish Fixed - - - - 2W2H - 3 - - • Dual Pane Tem Tempered .34 .35 Kolbe Windows & Doors W302 Stair Landing 2'-6" 3'-6" A Wood Factory Stain Wired Brushed Finish Casement - (1) Left hinge, (2) Right hinge - - - - 2W2H - 2 Dual Pane Tempered .34 .35 Kolbe Windows & Doors W303 Bath 4 2'-0" 2'-6" A Wood Factory Stain Wired Brushed Finish Casement - - - - 2W2H - 1 - • • • Dual Pane Tempered .34 .35 Kolbe Windows & Doors W304 Bedroom 4 2'-6" 3'-6" A Wood Factory Stain Wired Brushed Finish Casement - - - - 2W2H - 1 - • • • Dual Pane - .34 .35 Kolbe Windows & Doors W304 Stair 2'-0" Dia - D Wood Factory Stain_ Wired Brushed Finish Awning _ _ _ 1 W1 H _ 1 _ • • • Dual Pane Tempered .34 .35 Kolbe Windows & Doors BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e rIGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: PROJECT DESIGNER DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE: SHEET TITLE: 18010 18010-SCH 11 WINDOW SCHEDULE SHEET NUMBER: SCH-1 01 PLOT REFERENCE DATE: 01-25-19 215 O N O (0 E U) d) u Iffi, WINDOW TYPES WINDOW NOTES Iron Frame Windows 1. All Glazing to be true divided lites. 2. All Glazing to be dual Pane Glazing with a minimum of one tempered pane 2'-0" 2'-0" 2'-6" 2'-6" 3'-0" CBC 708A 3. The General Contractor, Framer and Door and Window Installer are to verify all Door and Window Openings with the Shop Drawings and field conditions. Dimensions provided on this Schedule are for the purpose of the preparation of the Door and Window Shop Drawings. All rough opening dimensions are to be coordinated with the Door and Window Shop Drawings. ( Failure to do so is the Responsibility of the General Contractor and Sub Contractor.) N q - Iron Frame Windows By: Steelworks Etc. Inc. Windows & Doors Liu - W204 LL W205 W208 W206 W210 W301 W101 Wood Windows W303 W302 W201 1. All Glazing to be true divided lites. W304 W202 2. All Glazing to be Dual Pane Glazing with a minimum of one tempered pane W203 CBC 708A W207 3. The General Contractor, Framer and Door and Window Installer are W211 to verify all Door and Window Openings with the Shop Drawings and field conditions. Dimensions provided on this Schedule are for the W213 purpose of the preparation of the Door and Window Shop Drawings. All rough opening dimensions are to be coordinated with the Door and Window Shop Drawings. ( Failure to do so is the Responsibility of the General Contractor and Sub Contractor.) H J S Wood Windows By: - - - A Kolbe Windows & Doors D- ID D - General notes 1. Fenestrations must have temporary and permanent labels 2. Ducts must be sealed and field verified by a HERS certified special inspector. 3. The load resistance of glass under uniform load shall be determined in accordance with ASTM E 1300. 5-0" Glazing notes 1. Each pane of safety glazing installed in hazardous locations shall be identified (acid etched, sand blasted, ceramic fired, etc) by a manufacturer's designation, the manufacturer or installer and the safety glazing standard which it complies. Multi -pane assemblies shall be identified per CRC R308.1. [CRC R308.1] 2. Glazing in swinging, sliding, and bifold doors 9 square feet or less b shall be a minimum category classification of I ( CPSC 16 CFR 1201) and 11 (CPSC 16 CFR 1201) when more than 9 square feet or sliding. [Table R308.3.1 (1), R308.3.1] 3. Glazing over 9 square feet in area with bottom edge less than 18" above the floor and exposed top edge greater than 36" above the floor shall be safety glazed. [CRC R308.4.3] W209 4. Glazing in doors and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathrooms showers less than 5' above the standing W212 surface shall have a minimum category classification of II (CPSC 16 CFR 1201). [ CRC Table R308.3.1 (1) & 308.4.5] Egress Notes 1. Every sleeping room shall have at least one operable emergency escape and rescue opening (Window or Door). Emergency escape and rescue H J S openinig shall open directly in a public way, or to a yard or court that opens to a public way. 2. All bedrooms, basements or rooms used for sleeping shall have D- D- D- emergency rescue windows or doors. CRC R310.1: a. Minimum net clear opening of 5.7 square feet b. Minimum net clear opening of 5 square feet at grade level floor c. Minimum net clear opening width of 20 inches d. Minimum net clear height of 24 inches 6-0" e. Window sill height of not more than 44 inches above the floor Note: in order to meet the minimum clear opening of 5.7 square feet, either the width or height, or both, must exceed the minimum dimension (see figure Below). The net clear opening dimensions required shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. 20" ' 0 Min. Clear r` Is c� m QU W1 04 H J S CCasement 2'-0" W305 H J S D D- D- D- BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: ritnerGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: PROJECT DESIGNER DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE: SHEET TITLE: 18010 18010-SCH 11 WINDOW TYPES SHEET NUMBER: SCH-1 02 PLOT REFERENCE DATE: 01-25-19 20 O N O (0 E U) d) u Iffi, DOOR SCHEDULE DOOR NOTES DOOR FRAME DETAILS THRESHOLD FENESTRATION Iron Frame Doors SYM ROOM NAME DESCRIPTION DIVIDED GLAZING REMARKS MANUFACTURE 1. All Glazing to be true divided lites. SIZE QTY TYPE MATERIAL FINISH MATERIAL FINISH H J S MATERIAL LITES U -VALUE SHGC 2. All Glazing to be dual Pane Glazing with a minimum of one tempered pane CBC 708A WIDTH HEIGHT THICKNESS 3. The General Contractor, Framer and Door and Window Installer are to verify all Door and Window Openings with the Shop Drawings and First Floor Doors field conditions. Dimensions provided on this Schedule are for the purpose of the preparation of the Door and Window Shop Drawings. All rough opening dimensions are to be coordinated with the Door and Window Shop Drawings. ( Failure to do so is the Responsibility of the General Contractor and Sub Contractor.) D101 Entry 4'-0" 7'-0" - 1 F Steel Frame Factory French Dr. Steel Frame Factory Stone 2W3H Dual Pane Tempered _ _ Steelworks Etc, Inc. Finish Finish Windows & Doors Iron Frame Doors By: Steelworks Etc. Inc. Windows & Doors D102 Living 17'-6" 7'-0" - 1 G Steel Frame Factory Bi -Fold Doors (6) Panels Steel Frame Factory - - - Stone 6W1H Dual Pane Tempered - - Steelworks Etc, Inc. Windows & Doors Finish Finish D103 Kitchen 2'-6" 6'-8" 1 3/4" 1 C Wood Factory Stain Wired Brushed Finish S.C. - with Glazing Wood Factory Stain Wired Brushed Finish 2W2H Dual Pane Tempered Kolbe Windows & Doors Wood Doors 1. All Glazing to be true divided lites. D104 2'-4" 6'-8" 1 3/4" 1 A Wood Factory Stain S.C.Pantry Wood Factory Stain Kolbe Wired Brushed Finish Wired Brushed Finish Windows & Doors 2. All Glazing to be Dual Pane Glazing with a minimum of one tempered pane CBC 708A 3. The General Contractor, Framer and Door and Window Installer are Openings Shop D105 Powder 2'-4" 6'-8" 1 3/4" 1 A Wood Factor Stain y S.C. -Pocket Wood Factor Stain y Kolbe Windows & Doors Wired Brushed Finish Wired Brushed Finish to verify all Door and Window with the Drawings and field conditions. Dimensions provided on this Schedule are for the D106 Powder 2'-4" 6'-8" 1 3/4" 1 B Wood Factory Stain Wired Brushed Finish S.C. Wood Factory Stain Wired Brushed Finish Stone Kolbe Windows & Doors purpose of the preparation of the Door and Window Shop Drawings. All rough opening dimensions are to be coordinated with the Door and Window Shop Drawings. ( Failure to do so is the Responsibility of the General Contractor and Sub Contractor.) D107 House -Garage 2'-8" 6'-8" 1 3/4" 1 A Wood Factory Stain S.C. - Tight Fitting 20 Min. Wood Factory Stain Metal Self Closing Kolbe Wired Brushed Finish Self closing & Self Latching Wired Brushed Finish and Self Latching Windows & Doors Wood Doors By: Kolbe Windows & Doors D108 Storage 2'-6" 6'-8" 1 3/4" 1 B Wood Factory Stain S.C. Wood Factory Stain Kolbe Wired Brushed Finish Wired Brushed Finish Windows & Doors D109 Garage 2'-6" 6-8 1 3/4" 1 B Wood Factory Stain Wired Brushed Finish S.C. Wood Factory Stain Wired Brushed Finish Kolbe Windows & Doors General notes 1. Fenestrations must have temporary and permanent labels Kolbe D110 Garage 16'-0" 8'-0" 1 3/4" 1 1 Wood Factory Stain Wired Brushed Finish S.C. - Sectional Garage Door Wood Factory Stain Wired Brushed Finish Windows & Doors 2. Ducts must be sealed and field verified by a HERS certified special inspector. 3. The load resistance of glass under uniform load shall be determined in accordance with ASTM E 1300. Glazing notes 1. Each pane of safety glazing installed in hazardous locations shall be identified (acid etched, sand blasted, ceramic fired, etc) Second Floor Doors by a manufacturer's designation, the manufacturer or installer and the safety glazing standard which it complies. Multi -pane assemblies shall be identified per CRC R308.1. [CRC R308.1] D201 K�HWired Master Wic 2'-6" 6'-8" 1 3/4" 1 A Wood Factory Stain S.C. Wood Factory Stain Kolbe Brushed Finish Wired Brushed Finish Windows & Doors 2. Glazing in swinging, sliding, and bifold doors 9 square feet or less shall be a minimum category classification of I ( CPSC 16 CFR 1201) D202 Master Bath - We 214" 6'-8" 1 3/4" 1 A Wood Factory Stain S.C. Wood Factory Stain Kolbe and II (CPSC 16 CFR 1201) when more than 9 square feet or sliding. R308.3.1 R308.3.1] Wired Brushed Finish Wired Brushed Finish Windows & Doors [Table (1), 3. Glazing over 9 square feet in area with bottom edge less than 18" above the floor and exposed top edge greater than 36" above D203 Master Bath 2'-6" 6'-8" 1 3/4" 1 A Wood Factory Stain S.C. - Pocket Wood Factor Stain y Kolbe Wired Brushed Finish Wired Brushed Finish Windows &Doors the floor shall be safety glazed. [CRC R308.4.3] 4. Glazing in doors and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathrooms showers less than 5' above the standing D204 Master Bath 8'-5" 7'-0" - 1 H Steel Frame Factory Finish Sliding Glass Doors - (2) panels Steel Frame Factory Finish _ _ _ Stone 2W1 H Dual Pane Tempered _ _ Steelworks Etc, Inc. Windows & Doors surface shall have a minimum category classification of II (CPSC 16 CFR 1201). [ CRC Table R308.3.1 (1) & 308.4.5] D205 Master Bedroom 2'-8" 6'-8" 1 3/4" 1 A Wood Factory Stain S.C. -Pocket Wood Factory Stain Kolbe Wired Brushed Finish Wired Brushed Finish Windows & Doors s EgresNotes 1. Every sleeping room shall have at least one operable emergency escape D206 Master Bedroom 12'-0" 7'-0" - 1 H Steel Frame Factory Finish Sliding Glass Doors - (3) panels Steel Frame Factory Finish - - - Stone 3W1 H Dual Pane Tempered - - Steelworks Etc, Inc. Windows &Doors and rescue opening (Window or Door). Emergency escape and rescue openinig shall open directly in a public way, or to a yard or court that opens to a way. D207 Mechanical Closet 2'-8" 6'-8" 1 3/4" 1 A Wood Factory Stain S.C. Wood Factory Stain Kolbe Wired Brushed Finish Wired Brushed Finish Windows & Doors public 2. All bedrooms, basements or rooms used for sleeping shall have Kolbe D208 Bath 2 2'-4" 6'-8" 1 3/4" 1 A Wood Factory Stain S.C. Wood Factory Stain emergency rescue windows or doors. CRC R310.1: Wired Brushed Finish Wired Brushed Finish Windows & Doors a. Minimum net clear opening of 5.7 square feet b. Minimum net clear opening of 5 square feet at grade level floor D209 Bedroom 2 - Wic 2'-4" 6'-8" 1 3/4" 1 A Wood Factory Stain S.C. Wood Factory Stain Kolbe c. Minimum net clear opening width of 20 inches d. Minimum height 24 inches Wired Brushed Finish Wired Brushed Finish Windows & Doors net clear of e. Window sill height of not more than 44 inches above the floor D210 Bedroom 2 2'-8" 6'-8" 1 3/4" 1 A Wood Factory Stain Wired Brushed Finish S.C. Wood Factory Stain Wired Brushed Finish Kolbe Windows & Doors Note: in order to meet the minimum clear opening of 5.7 square feet, either the width or height, or both, must exceed the minimum dimension (see figure Below). The net clear opening dimensions required shall be obtained by the normal operation of the emergency escape and rescue opening D211 Bath 3 214" 6'-8" 1 3/4" 1 A Wood Factory Stain S.C. Wood Factory Stain Kolbe Wired Brushed Finish Wired Brushed Finish Windows & Doors from the inside. D212 Bunk Room - Wic 2'-4" 6'-8" 1 3/4" 1 A Wood Factory Stain Wired Brushed Finish S.C. Wood Factory Stain Wired Brushed Finish Kolbe Windows & Doors D213 Bunk Room 2'-8" 6'-8" 1 3/4" 1 A Wood Factory Stain Wired Brushed Finish S.C. Wood Factory Stain Wired Brushed Finish Kolbe Windows & Doors D214 Hall 2'-8" 6'-8" 1 3/4" 1 A Wood Factory Stain Wired Brushed Finish S.C. - Pocket Wood Factory Stain Wired Brushed Finish Kolbe Windows & Doors D215 Laundry 2'-8" 6'-8" 1 3/4" 1 A Wood Factory Stain Wired Brushed Finish S.C. Wood Factory Stain Wired Brushed Finish Kolbe Windows & Doors Third Floor Doors D301 Bath 4 2'-0" 6'-6" 1 3/4" 1 A Wood Factory Stain Wired Brushed Finish S.C. Wood Factory Stain Wired Brushed Finish Stone Kolbe Windows & Doors D302 K�gWired Bath 4 2'-4" 6'-6" 1 3/4" 1 A Wood Factory Stain Brushed Finish S.C. Wood Factory Stain Wired Brushed Finish Kolbe Windows & Doors D303 K�Wired Bedroom 4 - Wic 2'-4" 6'-6" 1 3/4" 1 A Wood Factory Stain Brushed Finish S.C. Wood Factory Stain Wired Brushed Finish Kolbe Windows & Doors D304 Bedroom 4 - Mech Roof 2'-6" 6'-6" 1 3/4" 1 D Wood Factory Stain Wired Brushed Finish S.C. with Glazing18" Dia. Wood Factory Stain Wired Brushed Finish - - - Stone 1 W1 H Dual Pane Tempered - - Kolbe Windows & Doors D305 Bedroom 4 2'-8" 6'-6" 1 3/4" 1 A Wood Factory Stain S.C. Wood Factory Stain Kolbe Wired Brushed Finish Wired Brushed Finish Windows & Doors D306 Bedroom 4 6'-0" 6'-6" 1 3/4" 1 J Wood Factory Stain Wired Brushed Finish Sliding Glass Doors - (2) Panels Wood Factory Stain Wired Brushed Finish - - - Stone 2W1 H Dual Pane Tempered - - Kolbe Windows & Doors D307 Hall 2 2'-8" 6'-6" 1 3/4" 1 E Wood Factory Stain Wired Brushed Finish French Door Wood Factory Stain Wired Brushed Finish - - - Stone 2W1 H Dual Pane Tempered - - Kolbe Windows & Doors BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: PROJECT DESIGNER DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE: SHEET TITLE: I! I No 18010 18010-SCH21 DOOR SCHEDULE SHEET NUMBER: SCH-201 PLOT REFERENCE DATE: 01-25-19 27 O N O (0 E U) d) u Iffi, 0 ao 17'-6" D107 H J S H J S D- A D- A D- K D- D- D- G 0 ti 0 8'-5" D204 sTaT� 12'-0" 2'-4" D104 D208 D105 D209 D202 D211 D212 2'-0" D301 2'-4" t�7 Ile 2'-6" tr7 lit 2'-8" D201 D107 D213 D203 D205 D214 D207 D215 D210 2'-4" D302 D303 lit 2'-6" D106 D108 D206 D109 2'-8" D305 16'-0" D117 2'-8" D307 2'-6" X D103 H J S H J S H J S (:�:)L - ) =)L D- D- D- D- D- D- E D- D- (:�:)LD- C DOOR NOTES Iron Frame Doors 1. All Glazing to be true divided lites. 2. All Glazing to be dual Pane Glazing with a minimum of one tempered pane CBC 708A 3. The General Contractor, Framer and Door and Window Installer are to verify all Door and Window Openings with the Shop Drawings and field conditions. Dimensions provided on this Schedule are for the purpose of the preparation of the Door and Window Shop Drawings. All rough opening dimensions are to be coordinated with the Door and Window Shop Drawings. ( Failure to do so is the Responsibility of the General Contractor and Sub Contractor.) Iron Frame Doors By: Steelworks Etc. Inc. Windows & Doors Wood Doors 1. All Glazing to be true divided lites. 2. All Glazing to be Dual Pane Glazing with a minimum of one tempered pane CBC 708A 3. The General Contractor, Framer and Door and Window Installer are to verify all Door and Window Openings with the Shop Drawings and field conditions. Dimensions provided on this Schedule are for the purpose of the preparation of the Door and Window Shop Drawings. All rough opening dimensions are to be coordinated with the Door and Window Shop Drawings. ( Failure to do so is the Responsibility of the General Contractor and Sub Contractor.) Wood Doors By: Kolbe Windows & Doors General notes 1. Fenestrations must have temporary and permanent labels 2. Ducts must be sealed and field verified by a HERS certified special inspector. 3. The load resistance of glass under uniform load shall be determined in accordance with ASTM E 1300. Glazing notes 1. Each pane of safety glazing installed in hazardous locations shall be identified (acid etched, sand blasted, ceramic fired, etc) by a manufacturer's designation, the manufacturer or installer and the safety glazing standard which it complies. Multi -pane assemblies shall be identified per CRC R308.1. [CRC R308.1] 2. Glazing in swinging, sliding, and bifold doors 9 square feet or less shall be a minimum category classification of I ( CPSC 16 CFR 1201) and II (CPSC 16 CFR 1201) when more than 9 square feet or sliding. [Table R308.3.1 (1), R308.3.1] 3. Glazing over 9 square feet in area with bottom edge less than 18" above the floor and exposed top edge greater than 36" above the floor shall be safety glazed. [CRC R308.4.3] 4. Glazing in doors and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathrooms showers less than 5' above the standing surface shall have a minimum category classification of 11 (CPSC 16 CFR 1201). [ CRC Table R308.3.1 (1) & 308.4.5] Egress Notes 1. Every sleeping room shall have at least one operable emergency escape and rescue opening (Window or Door). Emergency escape and rescue openinig shall open directly in a public way, or to a yard or court that opens to a public way. 2. All bedrooms, basements or rooms used for sleeping shall have emergency rescue windows or doors. CRC R310.1: a. Minimum net clear opening of 5.7 square feet b. Minimum net clear opening of 5 square feet at grade level floor c. Minimum net clear opening width of 20 inches d. Minimum net clear height of 24 inches e. Window sill height of not more than 44 inches above the floor Note: in order to meet the minimum clear opening of 5.7 square feet, either the width or height, or both, must exceed the minimum dimension (see figure Below). The net clear opening dimensions required shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR 4'-0" PROJECT DESIGNER: BW 6-0" r-6" D RAW N BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010-SCH21 D306 D101 D304 H J S H J S H J S D- D- A D- H D- D- D- B 16'-0" D117 2'-8" D307 2'-6" X D103 H J S H J S H J S (:�:)L - ) =)L D- D- D- D- D- D- E D- D- (:�:)LD- C DOOR NOTES Iron Frame Doors 1. All Glazing to be true divided lites. 2. All Glazing to be dual Pane Glazing with a minimum of one tempered pane CBC 708A 3. The General Contractor, Framer and Door and Window Installer are to verify all Door and Window Openings with the Shop Drawings and field conditions. Dimensions provided on this Schedule are for the purpose of the preparation of the Door and Window Shop Drawings. All rough opening dimensions are to be coordinated with the Door and Window Shop Drawings. ( Failure to do so is the Responsibility of the General Contractor and Sub Contractor.) Iron Frame Doors By: Steelworks Etc. Inc. Windows & Doors Wood Doors 1. All Glazing to be true divided lites. 2. All Glazing to be Dual Pane Glazing with a minimum of one tempered pane CBC 708A 3. The General Contractor, Framer and Door and Window Installer are to verify all Door and Window Openings with the Shop Drawings and field conditions. Dimensions provided on this Schedule are for the purpose of the preparation of the Door and Window Shop Drawings. All rough opening dimensions are to be coordinated with the Door and Window Shop Drawings. ( Failure to do so is the Responsibility of the General Contractor and Sub Contractor.) Wood Doors By: Kolbe Windows & Doors General notes 1. Fenestrations must have temporary and permanent labels 2. Ducts must be sealed and field verified by a HERS certified special inspector. 3. The load resistance of glass under uniform load shall be determined in accordance with ASTM E 1300. Glazing notes 1. Each pane of safety glazing installed in hazardous locations shall be identified (acid etched, sand blasted, ceramic fired, etc) by a manufacturer's designation, the manufacturer or installer and the safety glazing standard which it complies. Multi -pane assemblies shall be identified per CRC R308.1. [CRC R308.1] 2. Glazing in swinging, sliding, and bifold doors 9 square feet or less shall be a minimum category classification of I ( CPSC 16 CFR 1201) and II (CPSC 16 CFR 1201) when more than 9 square feet or sliding. [Table R308.3.1 (1), R308.3.1] 3. Glazing over 9 square feet in area with bottom edge less than 18" above the floor and exposed top edge greater than 36" above the floor shall be safety glazed. [CRC R308.4.3] 4. Glazing in doors and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathrooms showers less than 5' above the standing surface shall have a minimum category classification of 11 (CPSC 16 CFR 1201). [ CRC Table R308.3.1 (1) & 308.4.5] Egress Notes 1. Every sleeping room shall have at least one operable emergency escape and rescue opening (Window or Door). Emergency escape and rescue openinig shall open directly in a public way, or to a yard or court that opens to a public way. 2. All bedrooms, basements or rooms used for sleeping shall have emergency rescue windows or doors. CRC R310.1: a. Minimum net clear opening of 5.7 square feet b. Minimum net clear opening of 5 square feet at grade level floor c. Minimum net clear opening width of 20 inches d. Minimum net clear height of 24 inches e. Window sill height of not more than 44 inches above the floor Note: in order to meet the minimum clear opening of 5.7 square feet, either the width or height, or both, must exceed the minimum dimension (see figure Below). The net clear opening dimensions required shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR 4'-0" PROJECT DESIGNER: BW 6-0" r-6" D RAW N BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010-SCH21 D306 D101 D304 SHEET TITLE: DOOR TYPES SHEET NUMBER: SCH-202 PLOT REFERENCE DATE: 01-25-19 rn Ln N O E U) N ryn n U H J S H J S H J S D- D- D- J D- D- D- F D- D- D- D SHEET TITLE: DOOR TYPES SHEET NUMBER: SCH-202 PLOT REFERENCE DATE: 01-25-19 rn Ln N O E U) N ryn n U U-- -- -%1511, 16 �I00 co - ih aD � o r— — — — — — - - I II I �I� I I N I I E � I I I I I I I I I I I I I I 5'-0" S�etbac I I I I I - I Mb0 I D N `r o A4.2 .— _ II N I I I I I I I I I I I I I I I I I I 1 q" I I I N I I �� , I 7T I ------ _--- - Y U � I 1 CO �„ Slab Edge Plan A B C A-4.1 A-4.1 63'-9" L. A B C A-4.1 A-4.1 A-4.1 SLAB NOTES 1. THIS ARCHITECTURAL FOUNDATION PLAN IS FOR DIMENSIONAL INFORMATION ONLY. THE CONTRACTOR 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 STRUCTURAL FOUNDATION 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. �i SCALE: 1/4" = 1'-0" BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r l t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 4'-8"8'-8" I 3'4" 4'-0" 4. REFER TO STRUCTURAL DRAWINGS FOR SHEAR I 26-1" Lot 4, Block "J" of the WALLS AND HOLD DOWN LOCATIONS AND SIZES. I 17'-0" FINISH SLAB TO FINISH SLAB Seashore Colony Tract 5. DEPRESSED SLAB FOR MATERIAL THICKNESS REFER DIMENSION NOTE: REFER TO CIVIL DRAWINGS FOR M.M. 7/25 TO LEGEND. ADDITIONAL SLAB ELEVATION 6-74 13'-34„ 6. PROVIDE ELECTRICAL CONDUIT BELOW SLAB FOR FLOOR OUTLETS, KITCHEN ISLAND OUTLETS AND APPLIANCES. SLOPE � SLOPE TO DRAIN 1/8" PER TELEPHONE: VERIFY LOCATION WITH INTERIOR DESIGN DRAWINGS TO DRAIN FOOT U.N.O. FAX: 7. SURVEYOUR TO FILE A CORNER RECORD OF SURVEY WITH 6,_2„' THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. 6" 6' i� N SIN � 27 Concrete ui I 29 Concrete D-4.1 Curb Typical I D-4.1 Curb Typical 10" 4'-4" 7'-8" 3'-4" 6" 4'-0" 6" 21'-4" 3'-9" 6" `° W10x68 a Steel Column _ =IN II m I > W10x30 Concrete------------- ------------------------------- I Steel Column 4„ Slab Typical I Conduit under Slab to I 30 Island for Electrical T.O. Slab 14.00' - F.FL. 14.125' -'Uj N I Slope u 8„ 2% p) (D I Concrete Garage Slab 4" I See Structural 42'-6" I 21'-3" 1„ 52 W10x68 I 20'-0" Minimum Steel Column I Concrete Encased = 27 Concrete Concrete Slab Typical S 1 10-" I Electrode W10x30 4" {^ .. Curb Typical 2 I Steel Column N I 25 D-4.1 2'-62„ ,. 18'-12 2'-6„ 1,_4„ 2,_8„ 22'-12 " 41'-72' 63'-9" A B C A-4.1 A-4.1 A-4.1 SLAB NOTES 1. THIS ARCHITECTURAL FOUNDATION PLAN IS FOR DIMENSIONAL INFORMATION ONLY. THE CONTRACTOR 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 STRUCTURAL FOUNDATION 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. �i SCALE: 1/4" = 1'-0" BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r l t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010 -PLN -FLOOR SHEET TITLE: SLAB EDGE PLAN SHEET NUMBER: A1.1 PLOT REFERENCE DATE: 01-25-19 29 rn u7 N O (0 E U) N ry In U SLAB LEGEND 4. REFER TO STRUCTURAL DRAWINGS FOR SHEAR Lot 4, Block "J" of the WALLS AND HOLD DOWN LOCATIONS AND SIZES. FINISH SLAB TO FINISH SLAB Seashore Colony Tract 5. DEPRESSED SLAB FOR MATERIAL THICKNESS REFER DIMENSION NOTE: REFER TO CIVIL DRAWINGS FOR M.M. 7/25 TO LEGEND. ADDITIONAL SLAB ELEVATION INFORMATION 6. PROVIDE ELECTRICAL CONDUIT BELOW SLAB FOR FLOOR OUTLETS, KITCHEN ISLAND OUTLETS AND APPLIANCES. SLOPE � SLOPE TO DRAIN 1/8" PER TELEPHONE: VERIFY LOCATION WITH INTERIOR DESIGN DRAWINGS TO DRAIN FOOT U.N.O. FAX: 7. 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. PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010 -PLN -FLOOR SHEET TITLE: SLAB EDGE PLAN SHEET NUMBER: A1.1 PLOT REFERENCE DATE: 01-25-19 29 rn u7 N O (0 E U) N ry In U Main Level - Floor Plan FLOOR PLAN NOTES 4'-8" 2'-6" 8'-8" 6-421 T-4" 4'-0" 5'-6" 4'-24" Property Line N35 -100 D 101 W 102 CV � I 1 A.N.G. Point 3 VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN 13.58' 1 I _ -IN � 2'-6" 8'-8" 6-421 T-4" 4'-0" 5'-6" 4'-24" Property Line N35 -100 D 101 W 102 CV � I 1 11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN I II 'I _ -IN � SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND -------- -------- ��N ---- --r I I IN N � EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER. 32 I 1 I I I I I I 7 52 EQUAL, WITH ECO -STEEL CHIMNEY UL103 r I I I I I I WOLF 48" GAS RANGE / OVEN GAS FUEL BURNING PAN IS REQUIRED TO MEET 3'-0 iiIiiI iuIiI6;i�S 6-9" ii 21 21. FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OTHER I I SUB -ZERO 36" PRO REFRIGERATOR 32 19 7-811' 2 I I I I Living 1 V, I 8'-11" Clg 11 11 I Storagiei 1I 1I Stone I I III INSTRUCTIONS. SIMILAR FIXTURES SHALL BE PROVIDED WITH AN I I I I I I WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. � TRASH RECYCLING BIN I I I I I I I I 36 I I I I I I 23 1 I I I I I I I I I I I I I 1I1I1i TfII ash IIII 2 I I I I I I I I I I I I I I I I I I 3 18 ------------- SECTION 4.505.3 39 3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH I JiiI1iiI __IIiIL _11 I BinS I I Entry I I I I I I I I I I 5'-2" -52 I I T.O. Slab 14.00'i i F.FL. 14.125' I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 2 _ _ - _7_ � B A-4.1 163'-9" I 26-1 " 2'-6" 20'-7" 16-44" 21 24 4'-3" � /A "E 75.00 D-4,1 D-4.1 A.N.G. Point 4 61 13.61' I - - - - - - - - - - - - - - - - - - - - - - - - - - - 1Ij________ 11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN CABINET(S) 24 II 'I 1I �I SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND 20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND Il11i11 4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET GARBAGE DISPOSAL EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER. SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON 7 - EQUAL, WITH ECO -STEEL CHIMNEY UL103 r da WOLF 48" GAS RANGE / OVEN GAS FUEL BURNING PAN IS REQUIRED TO MEET iiIiiI iiIiiI iuIiI6;i�S SHALL BE EQUIPPED WITH A BATTERY BACK UP. ii 21 21. FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OTHER CRC R314 & CRC R315.3 SUB -ZERO 36" PRO REFRIGERATOR 32 19 7-811' 2 16'u_1I 16RI 1 V, I 1 11 11 11 I Storagiei 1I 1I III INSTRUCTIONS. SIMILAR FIXTURES SHALL BE PROVIDED WITH AN FULL HEIGHT LINEN CABINET WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. TRASH RECYCLING BIN EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfm 36 DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE 1I1I1i TfII ash IIII PEDESTAL SINK TERMINATION OF THE FACTORY -BUILT CHIMNEYS EXCEPT 18 ------------- SECTION 4.505.3 39 3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH I JiiI1iiI __IIiIL _11 I BinS 5-0, sletback LINE OF FLOOR ABOVE SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH CONTROLS. PER CPC. 22 DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A MANUFACTURER'S INSTALLATION INSTRUCTION. HUMIDISTAT. CGC 4.506.1 CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE 4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS - -------------- I I PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE OF WATER PER FLUSH, LAVATORIES FAUCETS 14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS D108 INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN MANDATORY MEASURES. FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI, 101" 2"113'-6" 1 1 R4.2 INSULATION. CGC 5.507.1 23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESS ------- 1 --------------------------------------- I 15. PROVIDE NON -REMOVABLE BACKFLOW PREVENTION 't0�i'--- 6'-6" 2 1 DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC. EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL 1'-9- Minimum 17'-6"' x 19'-0" ,' I 24. HANDRAILS: BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME. 5'-8" PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE 1 1 21 6. 11 CGC 4.303.2 AT WATER HEATERS. PER CPC. 5' HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS 2 1 � Clear Dimension at Garage SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHES 6. LANDSCAPE IRRIGATION WATER USE SHALL HAVE 17. 1 I I I '14 I r-Lrt1� -� - WEATHER BASED CONTROLLERS. CGC 4.304.1 ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT. item 1 SIN I � I I 7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2 b. HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHES DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED SHALL COMPLY WITH R311.7.8.3 item 2. /// 18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED Wall or floor between house Living area I I I M CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE c. �N 8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE i i F � 9 RECYCLED. CGC 4.408.1 AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION 7 I LANDING, VOLUTE OR TURNOUT ON LOWEST TREAD. 1 and garage (R-2 to U-1) shall b� 5/8" type R311.7.8.2 Exception 1&2. 9. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL N TO BE FILED WITH THE APPROVED PLANS. i i N N 8 o - _-- 19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD E, "X" Gyp. Bd. on garage side,of wall or CGC 4.410.1 I I FRAME FLOOR CONSTRUCTION CONTAINING CONCEALED ging I i -L61] SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW 10. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO THE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BE BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE I flpor/ceiling. Rated separation must extend I COVERED CGC 4.504.1 1" Cog 19IL -r-1 =-------- DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC. I from floor level to roof sheathing. I 1 Q l o I I \x' I I I 1 I I tone 17 I I I 1 1 � I� _ 15 I 1 1 1 I �� �� I I 1 � I� 24 I 5 0 Kitchen 2 1 I � - I 2 Car garage 20,° e D110 I ,8'-8"Clg I I I I 1 I I I z I I J I T I Concrete I -- ---- -�'� C1 I ------------- ---- Stone 411 D107 i i I I i 21 I -0 19 o I 21'-3" i 1 �; 1 3/4" thick self-closing 4 0 52111 10 T 11 ----- N ' I & self-latching,tight I - - - - -- ------------- - - r. 40 1 I fitting 20 minute 41 4,11 - SIN 1 rated d000r I I I 09 1 0 _V171 ----- -----------------------------------------77777777T 7777777 �wmmwIIIIIII,11111111 r____1 I I - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - A.N.G. Slope W101 47 Shower Outdoor 51 D109 Slope Point 2 1% � 1% 1 13.59' N3505 '3 "E 75.00' D106 Main Service 400 AMP A.N.G.Point 1 4'-4211 3'-11" 3'-112 " T-92' ground from UFER to gas to 13.45' cold water with 1/0 AWG 8'-321. 7'-1011 8'-3 401 211 11 I. 71 3,1 71 911 2'-8 11 19'-52 11 41'-721"1 22'-12" I 63'-9" 2'-6" A B C A-4.1 A-4.1 A-4.1 1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH 11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN CABINET(S) 24 3 THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL 4 SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND 20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND FARM HOUSE SINK WITH 28 4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET GARBAGE DISPOSAL EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER. SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON 7 AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2 EQUAL, WITH ECO -STEEL CHIMNEY UL103 PER CMC. MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND WOLF 48" GAS RANGE / OVEN GAS FUEL BURNING PAN IS REQUIRED TO MEET AS SELECTED BY OWNER 31 9 SHALL BE EQUIPPED WITH A BATTERY BACK UP. 12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19% 21. FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OTHER CRC R314 & CRC R315.3 SUB -ZERO 36" PRO REFRIGERATOR 32 BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE AS SELECTED BY OWNER COMPONENTS SHALL BE LISTED AND INSTALLED IN SU -ZERO 24" UNDER COUNTER REPORT No. F14-100 TO ANSI Z21.50 2014. CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS 13 ACCORDANCE WITH THEIR LISTING AND MANUFACTURER 2. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND AS SELECTED BY OWNER SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF 34 INSTRUCTIONS. SIMILAR FIXTURES SHALL BE PROVIDED WITH AN FULL HEIGHT LINEN CABINET WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. 15 TRASH RECYCLING BIN EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfm 36 THE MOISTURE CONTENT MUST BE DETERMINED BY THE 22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE CBC 1203.4.2.1, CMC T4-4 17 CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC PEDESTAL SINK TERMINATION OF THE FACTORY -BUILT CHIMNEYS EXCEPT 18 LOW WALL SECTION 4.505.3 39 WHERE SUCH SHROUDS ARE LISTED AND LABELED 3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH PRESSURE BALANCE THERMOSTATIC 40 20 FOR USE WITH THE SPECIFIC FACTORY -BUILT CHIMNEY PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE 13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED LINE OF FLOOR ABOVE SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH CONTROLS. PER CPC. 22 DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A MANUFACTURER'S INSTALLATION INSTRUCTION. HUMIDISTAT. CGC 4.506.1 CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE 4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE OF WATER PER FLUSH, LAVATORIES FAUCETS 14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN MANDATORY MEASURES. FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI, IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303 R4.2 INSULATION. CGC 5.507.1 23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESS THAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUM 5. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER 15. PROVIDE NON -REMOVABLE BACKFLOW PREVENTION OF 30 INCH DIAMETER CIRCLE. PER CPC 408.6 HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC. EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL 24. HANDRAILS: BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME. 16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE CGC 4.303.2 AT WATER HEATERS. PER CPC. a. HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHES 6. LANDSCAPE IRRIGATION WATER USE SHALL HAVE 17. HEATING AND AC SHALL BE SIZED AND SELECTED BY WITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. R311.7.8.3 WEATHER BASED CONTROLLERS. CGC 4.304.1 ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT. item 1 THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONE 7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2 b. HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHES DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED SHALL COMPLY WITH R311.7.8.3 item 2. 65% OF THE ETo. (TIER 1) 18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE c. HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTION 8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE CHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETE BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE RECYCLED. CGC 4.408.1 AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION LANDING, VOLUTE OR TURNOUT ON LOWEST TREAD. FORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICAL R311.7.8.2 Exception 1&2. 9. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL TO BE FILED WITH THE APPROVED PLANS. (CONTAINING INFORMATION FOR MAINTAINING APPLIANCES, ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION. 19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD CGC 4.410.1 FRAME FLOOR CONSTRUCTION CONTAINING CONCEALED SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW 10. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO THE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BE BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE COVERED CGC 4.504.1 DOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULD DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC. FLOOR PLAN KEY NOTES I XX I SYMBOL 1 LINE OF CABINET(S) ABOVE 23 2 CABINET(S) 24 3 OPEN SHELVES 25 4 BUILT-IN MILLWORK 26 5 KITCHEN ISLAND 27 6 FARM HOUSE SINK WITH 28 EXPOSED 4x6 WOOD RAFTER GARBAGE DISPOSAL MASONRY FIREPLACE MANUFACTURES 29 7 BAR SINK EQUAL, WITH ECO -STEEL CHIMNEY UL103 30 8 WOLF 48" GAS RANGE / OVEN GAS FUEL BURNING PAN IS REQUIRED TO MEET AS SELECTED BY OWNER 31 9 VENT HOOD TO OUTSIDE AIR 10 SUB -ZERO 36" FREEZER MASONRY FIREPLACE MANUFACTURES AS SELECTED BY OWNER 11 SUB -ZERO 36" PRO REFRIGERATOR 32 80D48 GAS OR APPROVED EQUAL. AS SELECTED BY OWNER 12 SU -ZERO 24" UNDER COUNTER REPORT No. F14-100 TO ANSI Z21.50 2014. REFRIGERATOR AS SELECTED BY OWNER 13 PERLICK 24" BEVERAGE CENTER 33 STORAGE CLOSET AS SELECTED BY OWNER BUILT-IN BUNK BED 34 14 DISHWASHER AS SELECTED BY OWNER FULL HEIGHT LINEN CABINET 35 15 TRASH RECYCLING BIN SHELF AND POLE 36 16 CONCRETE COUNTER FACE AND COUNTERTOP DOUBLE SHELF AND POLE 37 17 LINE OF WALL BELOW COUNTER PEDESTAL SINK 38 18 LOW WALL HOT MOPPED SHOWER PAN WITH MUDSET 39 19 FIXED TRANSOM WINDOW ABOVE PRESSURE BALANCE THERMOSTATIC 40 20 LINE OF DECK BELOW 41 21 LINE OF FLOOR ABOVE 42 22 LINE OF FLOOR BELOW 43 WRAPPED FLOOR BEAMS 44 WRAPPED WOOD POST 45 WRAPPED WOOD BEAM 977 Sq. Ft. 1,342 Sq. Ft. 310 Sq. Ft. Total Living 46 DECORATIVE CEILING BEAMS 450 Sq. Ft. 8x EXPOSED WOOD BEAM 3,079 Sq. Ft. 8x EXPOSED WOOD POST 47 EXPOSED WOOD RIDGE 196 Sq. Ft. EXPOSED 4x6 WOOD RAFTER 48 MASONRY FIREPLACE MANUFACTURES 49 ISOKERN MODEL MAGNUM 48" OR APPROVED 468 Sq. Ft. EQUAL, WITH ECO -STEEL CHIMNEY UL103 ICC REPORT ESR -2316. A PERMANENT ANCHORED 50 GAS FUEL BURNING PAN IS REQUIRED TO MEET AQMD RULE 445. 51 MASONRY FIREPLACE MANUFACTURES ISOKERN MODEL MAXIMUS 48" DIRECT VENT 80D48 GAS OR APPROVED EQUAL. 52 TESTED AND LISTED BY PFS CORP., USA REPORT No. F14-100 TO ANSI Z21.50 2014. 53 FIREPLACE HEARTH 54 STORAGE CLOSET 55 BUILT-IN BUNK BED 56 LOW LINEN CABINET 57 FULL HEIGHT LINEN CABINET 58 SHELF AND POLE 59 DOUBLE SHELF AND POLE LAVATORY 60 PEDESTAL SINK 61 FREE STANDING TUB 62 HOT MOPPED SHOWER PAN WITH MUDSET CERAMIC TILES WAINSCOT TO 84" AFF W/ PRESSURE BALANCE THERMOSTATIC MIXING VALVE MUDSET CERAMIC TILE SEAT TEMPERED GLASS SHOWER DOOR AND ENCLOSURE TUB/SHOWER WITH MUDSET CERAMIC TILED WAINSCOT WITH PRESSURE BALANCE THERMOSTATIC MIXING VALVE WATER CLOSET TO BE 30" WIDE WITH 24" IN FRONT OF TOILET. LOW FLUSH TOILETS 1.28 GALLONS PER FLUSH LAUNDRY SINK WASHER SPACE. PROVIDE RECESSED HOT AND COLD WATER BIBBS. PROVIDE FLOOR DRAIN DRYER SPACE. PROVIDE DRYER VENT TO OUTSIDE AIR PER CMC. TANKLESS WATER HEATER, REFER TO TITLE 24 CALCULATIONS MECHANICAL EQUIPMENT CLOSET MECHANICAL EQUIPMENT IN ATTIC ROOF DRAIN WITH OVERFLOW TRENCH DRAIN WITH OVERFLOW STUCCO PARAPET STUCCO OVER WOOD FRAMED MECHANICAL SCREEN WALL BUILT-UP ROOFING ROOF MOUNTED AC UNIT IN MECHANICAL WELL REFER TO MECHANICAL PLANS GUARDRAIL HANDRAIL DECK SEALED UNDERNEATH WITH "LIFE DECK AL" ICC ESR -2701 OR APPROVED EQUAL WALL LEGEND ONE HOUR CONSTRUCTION LOW WALL 2 X 4 STUD WALL 2 X 6 STUD WALL 2 X 8 STUD WALL A D 0 B C Interior Elevation Key I I I I I II II II I _ E A-4.2 I SCALE: 1/4" = 1'-0" Area Tabulation Living Area: Main Level Living Second Level Living Third Level Living 977 Sq. Ft. 1,342 Sq. Ft. 310 Sq. Ft. Total Living 2,629 Sq. Ft. 2 Car Garage 450 Sq. Ft. Total Building 3,079 Sq. Ft. Second Level Porch 196 Sq. Ft. Third Level Covered Deck 284 Sq. Ft. Open Roof Deck 468 Sq. Ft. BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010 -PLN -FLOOR SHEET TITLE: MAIN LEVEL FLOOR PLAN SHEET NUMBER: A2.1 PLOT REFERENCE DATE: 01-25-19 so rn N O (0 E U) d) u Iffi, A B A-4.1 A-4.1 I I 68'-9" 2'-6" 4'-8" 8'-8" I I Y -I00 7 : M U) O F � 1 I N I E - 10'-71 8'-102" 1 �ICo -0 CV i y� i� �� t o I I I I ii � -' --- �1 C14 I I I I I I I I I I 61.211 161 -9-21" I I i ii ii I 4 I I o I I I I I 0 D-4.1 v i i Zo M U) Second Level - Floor Plan FLOOR PLAN NOTES D206 r 4'-62" C A-4.1 52'-11 " I 24'-9" T-6" 9'-6" 71.911 T-211 9'-621, 21.4211 23 24 Dryer Vent to Outside Air Property Line 35°5 '30"E 75.00 D-4.1 D-4.1 W207 52 W203 W201 W201 W202 37 4 Ep 49 50 I c I -IN I I I I I M I I I I I I I I I MeterI I I Bedroom 811-01' Clg Wood I I I I 40 i 2 40 i i D203 -- c ® I I I I ® I I I I I I I I I I I I I I 2'-6" 4'i M. Ba 26 8'-0" Clg I I I I I I I I I I I I tT IUp , ad 15R1 1 15" 1 25 411 1 LO a I. ------ Ir M211 41_01 61 Hall 81F811 irltV 8'-0" Clg 2'-811 31211 4'-6" �',I10" 3',8' 1 i D205 _I I I - N Cn 36 36 �, 1 I I I I 11 i 38 i I I 1 1 1 T.O. Gyperete 23.864' F.FL. 23.989' --- --- -- -- - - --- -- -- ---'- 43 mim 22 1r ds InIt I 11I} 5 ' e 1 u 16 1 1 II I 3,� 25 1 1 --SII --Z D2141 I I I I I I 4 61 410„ 1 4'-3" X111 E6 2 5'-9" Wood L0 ----- -1 ----- CA - 45D202 o 011 447„3Bedroom 2 9" -C8'-0" Clg Wood I I I 4 60 W206 W205 47 W204 W209 D-4,2 N35°5 '30" 75.00' Property Line I II I I II 11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN I M I I l a THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL 4 21.611 Laundry Ii Z-16" Setback I 8'-0" C l I i D215 Wood W213 O I I of I I I I AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2 61 , �I I IN MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND I IY �I M JII 2 6,1 I I I Slope III III - 38 W I I -6" I 1 C) CD o ao O - N CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS ; ;Porch A -D4.2 35 SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF 1�S,etback I 1 8-0 Clg SIMILAR FIXTURES SHALL BE PROVIDED WITH AN FULL HEIGHT LINEN CABINET WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. O L I M i i Tile - EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfm 36 THE MOISTURE CONTENT MUST BE DETERMINED BY THE � s O a Y 11 I I 62 I I EI CBC 1203.4.2.1, CMC T4-4 17 CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC l of I 00 I LOW WALL SECTION 4.505.3 z I I l I PRESSURE BALANCE THERMOSTATIC 40 I I N PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE I BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED N _I SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH M U) Second Level - Floor Plan FLOOR PLAN NOTES D206 r 4'-62" C A-4.1 52'-11 " I 24'-9" T-6" 9'-6" 71.911 T-211 9'-621, 21.4211 23 24 Dryer Vent to Outside Air Property Line 35°5 '30"E 75.00 D-4.1 D-4.1 W207 52 W203 W201 W201 W202 37 4 Ep 49 50 I c I -IN I I I I I M I I I I I I I I I MeterI I I Bedroom 811-01' Clg Wood I I I I 40 i 2 40 i i D203 -- c ® I I I I ® I I I I I I I I I I I I I I 2'-6" 4'i M. Ba 26 8'-0" Clg I I I I I I I I I I I I tT IUp , ad 15R1 1 15" 1 25 411 1 LO a I. ------ Ir M211 41_01 61 Hall 81F811 irltV 8'-0" Clg 2'-811 31211 4'-6" �',I10" 3',8' 1 i D205 _I I I - N Cn 36 36 �, 1 I I I I 11 i 38 i I I 1 1 1 T.O. Gyperete 23.864' F.FL. 23.989' --- --- -- -- - - --- -- -- ---'- 43 mim 22 1r ds InIt I 11I} 5 ' e 1 u 16 1 1 II I 3,� 25 1 1 --SII --Z D2141 I I I I I I 4 61 410„ 1 4'-3" X111 E6 2 5'-9" Wood L0 ----- -1 ----- CA - 45D202 o 011 447„3Bedroom 2 9" -C8'-0" Clg Wood I I I 4 60 W206 W205 47 W204 W209 D-4,2 N35°5 '30" 75.00' Property Line I II I I II W20840 40 W210 W211 2 2 - -- - -- - -- - -- _14 2'-11,1 2'-5211 11.9211 41.3 2,1 1'-711 51-011 711 6'-11211 5'-42' 61.111 11611 4'-121' S1-611 51.611 1'-92 T-6" 4'-0" 1'-9" 1'-10" 2'-6" 7'-2" 18'-5" 5'-72ol '1 11'-011 5'-321' 51.911 68'-9" A B C A-4.1 A-4.1 A-4.1 1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH 11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN CABINET(S) 24 3 THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL 4 21.611 Laundry Ii Z-16" Setback I 8'-0" C l I i D215 Wood W213 O I I _ `n I I I I AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2 EQUAL, WITH ECO -STEEL CHIMNEY UL103 W211 O MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND I IY �I M JII C YI cmn of M I 38 W I o 0- 1 Co �° o Bunk oI C z N Room 8'-0" Clg (n I W212 SU -ZERO 24" UNDER COUNTER REPORT No. F14-100 TO ANSI Z21.50 2014. CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS Wood I I 35 SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF I I W211 I I I I W20840 40 W210 W211 2 2 - -- - -- - -- - -- _14 2'-11,1 2'-5211 11.9211 41.3 2,1 1'-711 51-011 711 6'-11211 5'-42' 61.111 11611 4'-121' S1-611 51.611 1'-92 T-6" 4'-0" 1'-9" 1'-10" 2'-6" 7'-2" 18'-5" 5'-72ol '1 11'-011 5'-321' 51.911 68'-9" A B C A-4.1 A-4.1 A-4.1 1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH 11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN CABINET(S) 24 3 THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL 4 SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND 20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND FARM HOUSE SINK WITH 28 4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET GARBAGE DISPOSAL EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER. SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON 7 AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2 EQUAL, WITH ECO -STEEL CHIMNEY UL103 PER CMC. MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND WOLF 48" GAS RANGE / OVEN GAS FUEL BURNING PAN IS REQUIRED TO MEET AS SELECTED BY OWNER 31 9 SHALL BE EQUIPPED WITH A BATTERY BACK UP. 12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19% 21. FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OTHER CRC R314 & CRC R315.3 SUB -ZERO 36" PRO REFRIGERATOR 32 BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE AS SELECTED BY OWNER COMPONENTS SHALL BE LISTED AND INSTALLED IN SU -ZERO 24" UNDER COUNTER REPORT No. F14-100 TO ANSI Z21.50 2014. CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS 13 ACCORDANCE WITH THEIR LISTING AND MANUFACTURER 2. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND AS SELECTED BY OWNER SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF 34 INSTRUCTIONS. SIMILAR FIXTURES SHALL BE PROVIDED WITH AN FULL HEIGHT LINEN CABINET WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. 15 TRASH RECYCLING BIN EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfm 36 THE MOISTURE CONTENT MUST BE DETERMINED BY THE 22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE CBC 1203.4.2.1, CMC T4-4 17 CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC PEDESTAL SINK TERMINATION OF THE FACTORY -BUILT CHIMNEYS EXCEPT 18 LOW WALL SECTION 4.505.3 39 WHERE SUCH SHROUDS ARE LISTED AND LABELED 3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH PRESSURE BALANCE THERMOSTATIC 40 20 FOR USE WITH THE SPECIFIC FACTORY -BUILT CHIMNEY PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE 13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED LINE OF FLOOR ABOVE SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH CONTROLS. PER CPC. 22 DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A MANUFACTURER'S INSTALLATION INSTRUCTION. HUMIDISTAT. CGC 4.506.1 CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE 4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE OF WATER PER FLUSH, LAVATORIES FAUCETS 14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN MANDATORY MEASURES. FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI, IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303 R4.2 INSULATION. CGC 5.507.1 23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESS THAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUM 5. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER 15. PROVIDE NON -REMOVABLE BACKFLOW PREVENTION OF 30 INCH DIAMETER CIRCLE. PER CPC 408.6 HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC. EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL 24. HANDRAILS: BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME. 16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE CGC 4.303.2 AT WATER HEATERS. PER CPC. a. HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHES 6. LANDSCAPE IRRIGATION WATER USE SHALL HAVE 17. HEATING AND AC SHALL BE SIZED AND SELECTED BY WITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. R311.7.8.3 WEATHER BASED CONTROLLERS. CGC 4.304.1 ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT. item 1 THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONE 7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2 b. HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHES DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED SHALL COMPLY WITH R311.7.8.3 item 2. 65% OF THE ETo. (TIER 1) 18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE c. HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTION 8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE CHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETE BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE RECYCLED. CGC 4.408.1 AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION LANDING, VOLUTE OR TURNOUT ON LOWEST TREAD. FORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICAL R311.7.8.2 Exception 1&2. 9. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL TO BE FILED WITH THE APPROVED PLANS. (CONTAINING INFORMATION FOR MAINTAINING APPLIANCES, ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION. 19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD CGC 4.410.1 FRAME FLOOR CONSTRUCTION CONTAINING CONCEALED SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW 10. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO THE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BE BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE COVERED CGC 4.504.1 DOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULD DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC. FLOOR PLAN KEY NOTES I XX I SYMBOL 1 LINE OF CABINET(S) ABOVE 23 2 CABINET(S) 24 3 OPEN SHELVES 25 4 BUILT-IN MILLWORK 26 5 KITCHEN ISLAND 27 6 FARM HOUSE SINK WITH 28 EXPOSED 4x6 WOOD RAFTER GARBAGE DISPOSAL MASONRY FIREPLACE MANUFACTURES 29 7 BAR SINK EQUAL, WITH ECO -STEEL CHIMNEY UL103 30 8 WOLF 48" GAS RANGE / OVEN GAS FUEL BURNING PAN IS REQUIRED TO MEET AS SELECTED BY OWNER 31 9 VENT HOOD TO OUTSIDE AIR 10 SUB -ZERO 36" FREEZER MASONRY FIREPLACE MANUFACTURES AS SELECTED BY OWNER 11 SUB -ZERO 36" PRO REFRIGERATOR 32 80D48 GAS OR APPROVED EQUAL. AS SELECTED BY OWNER 12 SU -ZERO 24" UNDER COUNTER REPORT No. F14-100 TO ANSI Z21.50 2014. REFRIGERATOR AS SELECTED BY OWNER 13 PERLICK 24" BEVERAGE CENTER 33 STORAGE CLOSET AS SELECTED BY OWNER BUILT-IN BUNK BED 34 14 DISHWASHER AS SELECTED BY OWNER FULL HEIGHT LINEN CABINET 35 15 TRASH RECYCLING BIN SHELF AND POLE 36 16 CONCRETE COUNTER FACE AND COUNTERTOP DOUBLE SHELF AND POLE 37 17 LINE OF WALL BELOW COUNTER PEDESTAL SINK 38 18 LOW WALL HOT MOPPED SHOWER PAN WITH MUDSET 39 19 FIXED TRANSOM WINDOW ABOVE PRESSURE BALANCE THERMOSTATIC 40 20 LINE OF DECK BELOW 41 21 LINE OF FLOOR ABOVE 42 22 LINE OF FLOOR BELOW 43 WRAPPED FLOOR BEAMS 44 WRAPPED WOOD POST 45 WRAPPED WOOD BEAM 977 Sq. Ft. 1,342 Sq. Ft. 310 Sq. Ft. Total Living 46 DECORATIVE CEILING BEAMS 450 Sq. Ft. 8x EXPOSED WOOD BEAM 3,079 Sq. Ft. 8x EXPOSED WOOD POST 47 EXPOSED WOOD RIDGE 196 Sq. Ft. EXPOSED 4x6 WOOD RAFTER 48 MASONRY FIREPLACE MANUFACTURES 49 ISOKERN MODEL MAGNUM 48" OR APPROVED 468 Sq. Ft. EQUAL, WITH ECO -STEEL CHIMNEY UL103 ICC REPORT ESR -2316. A PERMANENT ANCHORED 50 GAS FUEL BURNING PAN IS REQUIRED TO MEET AQMD RULE 445. 51 MASONRY FIREPLACE MANUFACTURES ISOKERN MODEL MAXIMUS 48" DIRECT VENT 80D48 GAS OR APPROVED EQUAL. 52 TESTED AND LISTED BY PFS CORP., USA REPORT No. F14-100 TO ANSI Z21.50 2014. 53 FIREPLACE HEARTH 54 STORAGE CLOSET 55 BUILT-IN BUNK BED 56 LOW LINEN CABINET 57 FULL HEIGHT LINEN CABINET 58 SHELF AND POLE 59 DOUBLE SHELF AND POLE LAVATORY 60 PEDESTAL SINK 61 FREE STANDING TUB 62 HOT MOPPED SHOWER PAN WITH MUDSET CERAMIC TILES WAINSCOT TO 84" AFF W/ PRESSURE BALANCE THERMOSTATIC MIXING VALVE 11'-2" 13'-0" MUDSET CERAMIC TILE SEAT TEMPERED GLASS SHOWER DOOR AND ENCLOSURE TUB/SHOWER WITH MUDSET CERAMIC TILED WAINSCOT WITH PRESSURE BALANCE THERMOSTATIC MIXING VALVE WATER CLOSET TO BE 30" WIDE WITH 24" IN FRONT OF TOILET. LOW FLUSH TOILETS 1.28 GALLONS PER FLUSH LAUNDRY SINK WASHER SPACE. PROVIDE RECESSED HOT AND COLD WATER BIBBS. PROVIDE FLOOR DRAIN DRYER SPACE. PROVIDE DRYER VENT TO OUTSIDE AIR PER CMC. TANKLESS WATER HEATER, REFER TO TITLE 24 CALCULATIONS MECHANICAL EQUIPMENT CLOSET MECHANICAL EQUIPMENT IN ATTIC ROOF DRAIN WITH OVERFLOW TRENCH DRAIN WITH OVERFLOW STUCCO PARAPET STUCCO OVER WOOD FRAMED MECHANICAL SCREEN WALL BUILT-UP ROOFING ROOF MOUNTED AC UNIT IN MECHANICAL WELL REFER TO MECHANICAL PLANS GUARDRAIL HANDRAIL DECK SEALED UNDERNEATH WITH "LIFE DECK AL" ICC ESR -2701 OR APPROVED EQUAL WALL LEGEND ONE HOUR CONSTRUCTION LOW WALL 2 X 4 STUD WALL 2 X 6 STUD WALL 2 X 8 STUD WALL A DB ( > C Interior Elevation Key O 2 LU U O SCALE: 1/4" = 1'-0" Area Tabulation Living Area: Main Level Living Second Level Living Third Level Living 977 Sq. Ft. 1,342 Sq. Ft. 310 Sq. Ft. Total Living 2,629 Sq. Ft. 2 Car Garage 450 Sq. Ft. Total Building 3,079 Sq. Ft. Second Level Porch 196 Sq. Ft. Third Level Covered Deck 284 Sq. Ft. Open Roof Deck 468 Sq. Ft. BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010 -PLN -FLOOR SHEET TITLE: SECOND LEVEL FLOOR PLAN SHEET NUMBER: A2.2 PLOT REFERENCE DATE: 01-25-19 rn N O (0 E co d) 'd Iffi, 2'-6" 4'-8" A B C A-4.1 A-4.1 A-4.1 68'-9" 16'-9" I 14'-0" I 18'4" I 17'-6" 8'-8" 3'-5" 1'-4,.3'-6" 10" T-6" 10" 3'-6" 6" 4'-3" 3'-2" 3'-2" 3'-2" 4'-3" 11'-4" L. 10 8 24 D-1.2 D-4.1 N35° '30'E 7 .00' Property Line 13 7 15 18 61 ��o 60 n n n n W301 W301 301 W302 II II I I I I I I I I _ I II II II II II II SIN I I III %; �I� Dn 22 N 'r,I[IMICI ; �, II I I I � II I I I II I I I e SIII IIII ;�. 3 IrJ 15R D-4.1 58 E i.n ti I' .I P = I I "A I• I I I I I I c I I a 1 151 e 3" W302 LO N _J1___11---11_ _1L___LL---L_CN _ I_I__ =I I I 1 15'-0" Setback I--1� --- 714 --- 4T--TT---TT --- rr- 16 _ 41/1-0-2-2 '-7 3' -" -7-" I I "ICV 4 I I I I 2" II II 2 1 p DD30W�d all 7-O" 1 M 11 11 18 �D305 7'-0" _ O CI I I orc=____= O 55 I I I I Vol CI I - T.O. Roof N ll 60 I I b I I N Sheathing I I 1 1 1 1 Stonel I I I L20 I I U I I 32.729' I _ I I D-4.1 T i i I D304 _ o 5'-0° Seth k T.O. Deck--1-1----I1---11___11---1L---LLQ LL- N = IIIIIIII --------- -- - rr rr- I I ��uuull O Y S"I°pe I r 7T ---TT TT--- � _ Cl) Y I U 1 /o Sheathing I I 2 o N O U 1 I I o D 26 .- -.- J +- I 32.561 I ' I < 12 U I I D306 I A-4.2 � > N (n �I ; ; Bed 4 y o I HUN O Q O O M o �I I I ii ii ii ii �o 58 U oo d -0 I a 10" 6" 2'-8" 1 1 1 1 6'41110" 1 1 1 12'-8" 1 1 6" 7'-0" Clg 7 I Q 1, L) co Wood o I �I I W304 e0M 7S,9 D302 F.F4.1133.072' N �,----1 � I I D303 I _104 1 ----- ----- M o 11 -' 1 1 B 4 0 38 N o -0" CIg 46 I I 0 4 D301 Wood LL 58 _IN 47 c I I I �Y) Wlc El❑ Y U 41 � I 60 U)N35°57'30" 75.00' Property Line V-4" 2'-8" 6" 6" 2'-8" 6" 40 it? op 4'-6" 5'-10" T-8" 4'-52" 4'-32' 3'-6" 1'-9" 4'-0" 01 '01 16'-9" 14'-0" 8'-9" 5'-3" Third Level - Floor Plan FLOOR PLAN NOTES 15'-4" 11'-4" 2'-6" 30'-9" 14'-0" 21'-6" 68'-9" A B ii C A-4.1 A-4.1 A-4.1 1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH 11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN CABINET(S) 24 3 THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL 4 SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND 20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND FARM HOUSE SINK WITH 28 4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET GARBAGE DISPOSAL EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER. SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON 7 AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2 EQUAL, WITH ECO -STEEL CHIMNEY UL103 PER CMC. MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND WOLF 48" GAS RANGE / OVEN GAS FUEL BURNING PAN IS REQUIRED TO MEET AS SELECTED BY OWNER 31 9 SHALL BE EQUIPPED WITH A BATTERY BACK UP. 12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19% 21. FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OTHER CRC R314 & CRC R315.3 SUB -ZERO 36" PRO REFRIGERATOR 32 BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE AS SELECTED BY OWNER COMPONENTS SHALL BE LISTED AND INSTALLED IN SU -ZERO 24" UNDER COUNTER REPORT No. F14-100 TO ANSI Z21.50 2014. CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS 13 ACCORDANCE WITH THEIR LISTING AND MANUFACTURER 2. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND AS SELECTED BY OWNER SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF 34 INSTRUCTIONS. SIMILAR FIXTURES SHALL BE PROVIDED WITH AN FULL HEIGHT LINEN CABINET WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. 15 TRASH RECYCLING BIN EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfm 36 THE MOISTURE CONTENT MUST BE DETERMINED BY THE 22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE CBC 1203.4.2.1, CMC T4-4 17 CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC PEDESTAL SINK TERMINATION OF THE FACTORY -BUILT CHIMNEYS EXCEPT 18 LOW WALL SECTION 4.505.3 39 WHERE SUCH SHROUDS ARE LISTED AND LABELED 3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH PRESSURE BALANCE THERMOSTATIC 40 20 FOR USE WITH THE SPECIFIC FACTORY -BUILT CHIMNEY PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE 13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED LINE OF FLOOR ABOVE SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH CONTROLS. PER CPC. 22 DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A MANUFACTURER'S INSTALLATION INSTRUCTION. HUMIDISTAT. CGC 4.506.1 CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE 4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE OF WATER PER FLUSH, LAVATORIES FAUCETS 14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN MANDATORY MEASURES. FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI, IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303 R4.2 INSULATION. CGC 5.507.1 23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESS THAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUM 5. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER 15. PROVIDE NON -REMOVABLE BACKFLOW PREVENTION OF 30 INCH DIAMETER CIRCLE. PER CPC 408.6 HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC. EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL 24. HANDRAILS: BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME. 16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE CGC 4.303.2 AT WATER HEATERS. PER CPC. a. HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHES 6. LANDSCAPE IRRIGATION WATER USE SHALL HAVE 17. HEATING AND AC SHALL BE SIZED AND SELECTED BY WITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. R311.7.8.3 WEATHER BASED CONTROLLERS. CGC 4.304.1 ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT. item 1 THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONE 7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2 b. HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHES DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED SHALL COMPLY WITH R311.7.8.3 item 2. 65% OF THE ETo. (TIER 1) 18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE c. HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTION 8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE CHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETE BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE RECYCLED. CGC 4.408.1 AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION LANDING, VOLUTE OR TURNOUT ON LOWEST TREAD. FORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICAL R311.7.8.2 Exception 1&2. 9. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL TO BE FILED WITH THE APPROVED PLANS. (CONTAINING INFORMATION FOR MAINTAINING APPLIANCES, ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION. 19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD CGC 4.410.1 FRAME FLOOR CONSTRUCTION CONTAINING CONCEALED SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW 10. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO THE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BE BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE COVERED CGC 4.504.1 DOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULD DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC. FLOOR PLAN KEY NOTES I XX I SYMBOL 1 LINE OF CABINET(S) ABOVE 23 2 CABINET(S) 24 3 OPEN SHELVES 25 4 BUILT-IN MILLWORK 26 5 KITCHEN ISLAND 27 6 FARM HOUSE SINK WITH 28 EXPOSED 4x6 WOOD RAFTER GARBAGE DISPOSAL MASONRY FIREPLACE MANUFACTURES 29 7 BAR SINK EQUAL, WITH ECO -STEEL CHIMNEY UL103 30 8 WOLF 48" GAS RANGE / OVEN GAS FUEL BURNING PAN IS REQUIRED TO MEET AS SELECTED BY OWNER 31 9 VENT HOOD TO OUTSIDE AIR 10 SUB -ZERO 36" FREEZER MASONRY FIREPLACE MANUFACTURES AS SELECTED BY OWNER 11 SUB -ZERO 36" PRO REFRIGERATOR 32 80D48 GAS OR APPROVED EQUAL. AS SELECTED BY OWNER 12 SU -ZERO 24" UNDER COUNTER REPORT No. F14-100 TO ANSI Z21.50 2014. REFRIGERATOR AS SELECTED BY OWNER 13 PERLICK 24" BEVERAGE CENTER 33 STORAGE CLOSET AS SELECTED BY OWNER BUILT-IN BUNK BED 34 14 DISHWASHER AS SELECTED BY OWNER FULL HEIGHT LINEN CABINET 35 15 TRASH RECYCLING BIN SHELF AND POLE 36 16 CONCRETE COUNTER FACE AND COUNTERTOP DOUBLE SHELF AND POLE 37 17 LINE OF WALL BELOW COUNTER PEDESTAL SINK 38 18 LOW WALL HOT MOPPED SHOWER PAN WITH MUDSET 39 19 FIXED TRANSOM WINDOW ABOVE PRESSURE BALANCE THERMOSTATIC 40 20 LINE OF DECK BELOW 41 21 LINE OF FLOOR ABOVE 42 22 LINE OF FLOOR BELOW 43 WRAPPED FLOOR BEAMS 44 WRAPPED WOOD POST 45 WRAPPED WOOD BEAM 977 Sq. Ft. 1,342 Sq. Ft. 310 Sq. Ft. Total Living 46 DECORATIVE CEILING BEAMS 450 Sq. Ft. 8x EXPOSED WOOD BEAM 3,079 Sq. Ft. 8x EXPOSED WOOD POST 47 EXPOSED WOOD RIDGE 196 Sq. Ft. EXPOSED 4x6 WOOD RAFTER 48 MASONRY FIREPLACE MANUFACTURES 49 ISOKERN MODEL MAGNUM 48" OR APPROVED 468 Sq. Ft. EQUAL, WITH ECO -STEEL CHIMNEY UL103 ICC REPORT ESR -2316. A PERMANENT ANCHORED 50 GAS FUEL BURNING PAN IS REQUIRED TO MEET AQMD RULE 445. 51 MASONRY FIREPLACE MANUFACTURES ISOKERN MODEL MAXIMUS 48" DIRECT VENT 80D48 GAS OR APPROVED EQUAL. 52 TESTED AND LISTED BY PFS CORP., USA REPORT No. F14-100 TO ANSI Z21.50 2014. 53 FIREPLACE HEARTH 54 STORAGE CLOSET 55 BUILT-IN BUNK BED 56 LOW LINEN CABINET 57 FULL HEIGHT LINEN CABINET 58 SHELF AND POLE 59 DOUBLE SHELF AND POLE LAVATORY 60 PEDESTAL SINK 61 FREE STANDING TUB 62 HOT MOPPED SHOWER PAN WITH MUDSET CERAMIC TILES WAINSCOT TO 84" AFF W/ PRESSURE BALANCE THERMOSTATIC MIXING VALVE 6-2" I Oo I I 54 I I I 1 6-0'' (Setback I 54 I �I I 11 .J W 57 I U) J O > LL M I I C 01 a0 N dI o0 56 Z I I I I I I I I I T.O. Roof Sheathing 32.947' U I 54 LL I o I I I I MUDSET CERAMIC TILE SEAT TEMPERED GLASS SHOWER DOOR AND ENCLOSURE TUB/SHOWER WITH MUDSET CERAMIC TILED WAINSCOT WITH PRESSURE BALANCE THERMOSTATIC MIXING VALVE WATER CLOSET TO BE 30" WIDE WITH 24" IN FRONT OF TOILET. LOW FLUSH TOILETS 1.28 GALLONS PER FLUSH LAUNDRY SINK WASHER SPACE. PROVIDE RECESSED HOT AND COLD WATER BIBBS. PROVIDE FLOOR DRAIN DRYER SPACE. PROVIDE DRYER VENT TO OUTSIDE AIR PER CMC. TANKLESS WATER HEATER, REFER TO TITLE 24 CALCULATIONS MECHANICAL EQUIPMENT CLOSET MECHANICAL EQUIPMENT IN ATTIC ROOF DRAIN WITH OVERFLOW TRENCH DRAIN WITH OVERFLOW STUCCO PARAPET STUCCO OVER WOOD FRAMED MECHANICAL SCREEN WALL BUILT-UP ROOFING ROOF MOUNTED AC UNIT IN MECHANICAL WELL REFER TO MECHANICAL PLANS GUARDRAIL HANDRAIL DECK SEALED UNDERNEATH WITH "LIFE DECK AL" ICC ESR -2701 OR APPROVED EQUAL 6-2" WALL LEGEND ONE HOUR CONSTRUCTION LOW WALL 2 X 4 STUD WALL 2 X 6 STUD WALL 2 X 8 STUD WALL A D4( B C Interior Elevation Key SCALE: 1/4" = 1'-0" Area Tabulation Living Area: Main Level Living Second Level Living Third Level Living 977 Sq. Ft. 1,342 Sq. Ft. 310 Sq. Ft. Total Living 2,629 Sq. Ft. 2 Car Garage 450 Sq. Ft. Total Building 3,079 Sq. Ft. Second Level Porch 196 Sq. Ft. Third Level Covered Deck 284 Sq. Ft. Open Roof Deck 468 Sq. Ft. BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010 -PLN -FLOOR SHEET TITLE: THIRD LEVEL FLOOR PLAN SHEET NUMBER: A2.3 PLOT REFERENCE DATE: 01-25-19 S rn N O (0 E U) d) u Iffi, Roof Plan ATTIC AREA TABULATIONS ATTIC AREA: 1 ROOF LEGEND VENTILATION REQUIRED: H ATTIC AREA = 475 SQ. FT. / 150 = 3.16 SQ. FT. X 144 = 456 SQ. IN. VENTILATION PROVIDED: DIRECTION OF ROOF SLOPE (7) METAL ROOF VENT(S) 75.0 SQ. IN. EA. = 525 SQ. IN. TOTAL = 525 SQ. IN. ATTIC VENT OPENINGS SHALL HAVE CORROSION -RESISTANT WIRE MESH OR OTHER APPROVED MATERIAL WITH 1/16" INCH MINIMUM AND 1/8" INCH MAXIMUM OPENING ROOF PLAN NOTES 1. CONTRACTOR SHALL VERIFY AREA OF ALL ATTIC VENTS WITH MANUFACTURER. 2. ALL ROOF SHEATHING EDGES SHALL BE BLOCKED AND NAILED PER STRUCTURAL PLANS. IN ADDITION, CONTRACTOR SHALL ALSO PROVIDE MIN. BLOCKING AND NAILING AS REQUIRED BY THE ROOFING MFR. 3. PROVIDE CLASS A ROOF WITH FIRE STOP TO PREVENT INTRUSION OF FLAMES AND EMBERS OR 1 LAYER OF No. 72 ASTM CAP SHEET 4. PROVIDE NOT LESS THAN 26 GA. GALV. FLASHING OVER No. 72 ASTM CAP SHEET. 5. ROOF GUTTERS SHALL BE PROVIDED WITH THE MEANS TO PREVENT ACCUMULATION OF LEAVES AND DEBRIS. CBC 705A.4 6. ATTIC VENTS SHALL MEET THE FOLLOWING REQUIREMENTS, CBC 1203. 7. OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH OR OTHER APPROVED MATERIAL WITH $' MINIMUM AND!," MAXIMUM OPENING. 8. 50% OF THE REQUIRED VENTILATION AREA MUST BE LOCATED AT LEAST 3 FOOT ABOVE EAVE OR CORNICE VENTS WITH THE BALANCE PROVIDED BY EAVE OR CORNICE VENTS. �i SCALE: 1/4" = V-0" BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: ritnerGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 ROOF KEY NOTES ROOF LEGEND H SYMBOL INDICATES ROOF PITCH AND x : 12 Lot 4, Block "J" of the DIRECTION OF ROOF SLOPE Seashore Colony Tract 1 STANDING SEAM ROOFING ZINC FINISH 10 STUCCO PARAPET M.M. 7/25 (CLASS "A") BY INTERLOCK ROOFING SYSTEMS ICC REPORT No. ER -4479 OR 11 STUCCO OVER WOOD FRAME APPROVED EQUAL. INSTALL PER MECHANICAL SCREEN WALL INDICATES LOCATION OF METAL MANUFACTURER'S SPECIFICATIONS AND DOWNSPOUT. PRINTED INSTALLATION INSTRUCTIONS 12 ROOF DRAIN & OVERFLOW TELEPHONE: CONNECTED TO SUB -GRADE DS ° 2 BUILT-UP ROOF (CLASS "A") DRAINAGE SYSTEM FAX: MODIFIED BITUMEN ROOFING OVER EXTERIOR GRADE ROOF SHEATHING 13 ROOF MOUNTED AC UNIT IN INDICATES METAL ROOF VENT 1/4":12" MINIMUM SLOPE U.N.O. MECHANICAL WELL NET FREE AREA 75 SQ. IN. 3 LINE OF BUILDING BELOW 14 GALV. METAL CRICKET BELOW THUNDERBIRD PRODUCTS OR APPROVED EQUAL 4 LINE OF ROOF BELOW 15 METAL ROOF VENT PROJECT MANAGER: RR PROJECT DESIGNER: BW 5 LINE OF DECK GUARDRAIL HATCHING INDICATES ROOF DRAWN BY: 6 COPPER METAL GUTTER TYPICAL ATTIC SPACE PROJECT NUMBER: 18010 7 COPPER METAL DOWNSPOUT TYPICAL PROJECT CAD FILE: 18010 -PLN -FLOOR 8 CHIMNEY CAP, REFER TO DETAIL HATCHING INDICATES BUILT-UP 9 TERRACE DECKING SLOPE TO DRAIN ROOFING, REFER TO DETAILS SHEET TITLE: ROOF PLAN SHEET NUMBER: A3.1 PLOT REFERENCE DATE: 01-25-19 S3 rn N O (0 E 07 d) u Iffi, �N 0o Section "C" ELEVATION NOTES T.PL. EL. 40.155' 12 D-1.1 T.O Sheathing EL. 3_2.947' - - T.PL EL3-1 EL. 31.864' W c J r ofEL 3'-1" T.O.Gyperete EL. 23.864' - - - - �T.PL. EL.22.75' TABLE 1 - TILE WEIGHT 11.0 (psf) EXTERIOR WALL - 2x8 (MIN. CLASS "A") OVER UNDERLAYMENT, T.O Slab EL. 14.00' BY AMERICAN SLATE OR APPROVED RAISED FLOOR EQUAL, INSTALL PER MANUFACTURER'S SLAB EDGE A.N.G. EL. 13.56' ROOFING MATERIAL: SLATE TILE "FAIRWEATHER WAY" - ICC ESR - CEILING TABLE 1 - TILE WEIGHT 11.0 (psf) EXTERIOR WALL - 2x8 (MIN. CLASS "A") OVER UNDERLAYMENT, EXTERIOR WALL - 2x6 BY AMERICAN SLATE OR APPROVED RAISED FLOOR EQUAL, INSTALL PER MANUFACTURER'S SLAB EDGE SPECIFICATIONS AND PRINTED DUCT INSTALLATION INSTRUCTIONS. BUILT-UP BUILT-UP ROOF (CLASS "A") ROOFING: MODIFIED BITUMEN ROOFING OVER 1 EXTERIOR GRADE ROOF SHEATHING 00 0 0...0 0 00 1/4":12" MINIMUM SLOPE U.N.O. SMOOTH STUCCO PAINTED 3 -COAT EXTERIOR PLASTER BY: MERLEX "P-100" FINISH: 7/8" THICK THREE -COAT PORTLAND CEMENT PLASTER A.N.G. EL. 13.56' W/ SMOOTH FINISH OVER LATH AND BUILDING PAPER (PROVIDE W LAYERS OF GRADE D PAPER AT SHEAR WALLS, AND WOOD SHEATHING) GUTTERS/ 5" DIAMETER HALF ROUND COPPER GUTTERS AND DOWNSPOUTS: DOWNSPOUTS - ALL COPPER TO BE DARK BROWN IN COLOR BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D" PAPER OVER ALL WOOD BASED SHEATHING AND UNDER ALL GROUT BASED MASONRY VENEERS. VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALL PENETRATIONS INCLUDING DOORS AND WINDOWS PER DETAILS CHIMNEY CHIMNEY SHALL EXTEND AT LEAST Z HIGHER THAN ANY TERMINATION: PORTION OF THE BUILDING WITH IN 10'-0", BUT SHALL NOT BE LESS THAN T ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. T.O. 18 24 Chimney Cap D-1.1 EL.44.478' T.O. Roof Sheathing EL.42.478' o CV --------------------------- --- ---- ----- --------------------------- 3 p T.O. Wall Hdr.r EL.36.447' IAII _IM Maximum Building Height EL. 42.56' Height to be certified at all Ridges and Parapets ----------------------------------------------------- 1'-78" 1 T.PL. D-3.1 � � EL. 40.155' � Hdr. r I D-3.1 I I 15 -1 , I (0 II 1 8 5 3'-18 II T.O Sheathing - - EL. 32.947 II --�-- T.PL.IF __ EL. 31.864' II II I 18 jl a) 14 18 � I CL I T D-1.1 a` Bunk Room 2 Laundry 1 Hall r-18° l �I T.O.Gyperete 18 2 Car Garage EE �� 6 ELEVATION KEY NOTES 1❑ SLATE ROOF BUILT-UP ROOF ❑2 ElEXPOSED WOOD RAFTER TAILS COLOR - STAIN EXPOSED WOOD RAFTER COLOR - STAIN 5] EXPOSED WOOD BEAM COLOR - STAIN 6] EXPOSED T&G ROOF SHEATHING COLOR - PAINTED WHITE ElWOOD TRIM WRAPPED STEEL FRAMING COLOR - STAIN ❑8 SMOOTH STUCCO - TROWEL FINISH ❑9 SMOOTH STUCCO LOW WALL 10 SMOOTH STUCCO LOW WALL E 11 WOOD DOORS & WINDOWS COLOR PAINTED EL. 23_864' a, T.PL. EL. 22.75' II II II II II II II I II II II II II II II T.O Slab EL. 14.00' A.N.G. EL. 13.56' E12 GARAGE DOORS COLOR - PAINTED WHITE WOOD GUARDRAIL DETAILING 13 WITH HORIZONTALS STAINLESS STEEL E CABLE RAILING - COLOR - PAINTED WHITE 14 CHIMNEY CAP - STONE PAVER E COLOR- 15 GUTTERS / DOWNSPOUT 16 DIRECT VENT TERMINATION CAP E REFER TO MANUFACTURER SPECIFICATIONS E17 STONE TILE SILL TRIM ANTIQUE FINISH E18 STONE CAP TILE ANTIQUE FINISH E19 STONE COUNTER TOP ANTIQUE FINISH 20 EXTERIOR LIGHT FIXTURE 21 HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM E STREET (MINIMUM 4" HIGH x 1" WIDE) CRC R319 0 bo w 80 0 N SCALE: 1/4" = V-0" SECTION NOTES 1. REFER TO STRUCTURAL ENGINEER DRAWINGS. 2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERING DRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION. 3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB FLOOR SHEATHING MATERIAL. INSULATION SCHEDULE CEILING R-30 EXTERIOR WALL - 2x8 R-19 EXTERIOR WALL - 2x6 R-19 RAISED FLOOR R-19 SLAB EDGE NONE DUCT R-6 THE MINIMUM DUCT INSULATION IS R-6.0 IN CLIMATE ZONES 6, 7 AND 8 PER SECTION 150.1(c)9 T.O. Chimney Cap EL.44.478' Maximum Building Height EL. 42.56' Heiaht to be certified at all Ridaes and Parapets EL. 13.56' EL. 13.56' Section "A" SCALE: 1/4" = 1'-0" N Section "B" SECTION KEY NOTES V-7$" T.PL. EL. 40.155' I I � I I I � I 1 � I I 18 T.O Sheathing EL. 32.947' -- ----� T.PL. _ _ _ EL. 31.864' - I I I c _j, I I n O EL I � I I T.O.Gyperete j EL. 23.864' T.PL. --�--_j EL. 22.75' I I I I I � I I � I I I I I � I I I I I T.O Slab EL. 14.00' I A.N.G. EL. 13.56' SYMBOL OX 1 TYPICAL EXTERIOR WALL ASSEMBLY: A. SMOOTH STUCCO FINISH. B. STONE 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). 3 Stair Hall T.O. Roof Sheathing EL.42.478' PA room 4 Maximum Building Height EL. 42.56' Height to be certified at all Ridges and Parapets Bedroom 2 2 Bath 4 3 TYPICAL STAIR ASSEMBLY: A. CONT. HANDRAIL SECURELY FASTENED TO WALL @ 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. 4 TYPICAL ROOF ASSEMBLY: A. SLATE ROOF TILE "FAIRWEATHER WAY" ICC - ESR REPORT TABLE 1 TILE WEIGHT 11.0 psf B. UNDERLAYMENT C. PLYWOOD SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT ENGINEER D. ROOF RAFTERS - PER STRUCT. ENGINEER E. 2 x WOOD FURRING (WHERE OCCURS) T.PL. EL. 40.155' �N T.O Sheathing - - - - EL. 32.947' T.PL. 3'-1EL. 31.864' " 0 c J c C 6 19 Kitchen T.O.Gyperete - - � - - EL. 23.864' T.PL. EL. 22.75' 1 00 0 0...0 0 00 T.O Slab -_- ' --EL. 14.00_� t, A.N.G. EL. 13.56' 3 TYPICAL STAIR ASSEMBLY: A. CONT. HANDRAIL SECURELY FASTENED TO WALL @ 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. 4 TYPICAL ROOF ASSEMBLY: A. SLATE ROOF TILE "FAIRWEATHER WAY" ICC - ESR REPORT TABLE 1 TILE WEIGHT 11.0 psf B. UNDERLAYMENT C. PLYWOOD SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT ENGINEER D. ROOF RAFTERS - PER STRUCT. ENGINEER E. 2 x WOOD FURRING (WHERE OCCURS) T.PL. EL. 40.155' �N T.O Sheathing - - - - EL. 32.947' T.PL. 3'-1EL. 31.864' " 0 c J c C CL, ofCL T.O.Gyperete - - � - - EL. 23.864' T.PL. EL. 22.75' 1 18 T.O Slab -_- ' --EL. 14.00_� t, A.N.G. EL. 13.56' 5 TYPICAL DECK / CEILING ASSEMBLY A. DEX-O-TEX WEATHERWEAR SYSTEM ICC REPORT ESR -1757 B. ELASTOMERIC SHEET WATERPROOFING C. SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT. ENGINEER. D. DECK JOISTS - PER STRUCT. ENGINEER E. GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED BY CODE). 6 CONCRETE SLAB. SEE STRUCTURAL DWGS. 7 2x WOOD FRAMING 8 WOOD I -JOISTS. SEE STRUCTURAL DWGS 9 WOOD FLOOR FRAMING 10 WOOD CONVENTIONAL FRAMED ROOF. SEE STRUCTURAL DRAWINGS. 11 EXPOSED WOOD RAFTER 12 EXPOSED WOOD RAFTER TAIL 13 EXPOSED WOOD BEAM 14 2x T&G ROOF SHEATHING 0 ao 80 0 N SCALE: 1/4" = 1'-0" 15 ROOF SHEATHING 16 BUILT-UP ROOFING OVER ROOF FRAMING 17 WOOD WRAP STEEL BEAM 18 INSULATION, SEE TITLE 24 19 DECORATIVE WOOD BEAMS BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010-PLN-ELEV SHEET TITLE: BUILDING SECTIONS SHEET NUMBER: A4.1 PLOT REFERENCE DATE: 01-25-19 rn N O c0 E 07 N ryn r-) U —ICN Im Building Height EL. 42.56' Height to be certified at all Ridges and Parapets ---------------------------------------------------------------------------------------------------------------- T.PL. EL. 40.155' -- -- -- T.O. Wall EL.36.447' 1 9 T.O. Parapet - EL. 33.447' 5 T cm ih T.O Sheathing %0e EL. 32.947' -4- 4_ EL. 32.864' �I _ji 18 7 a, al Bunk Room Wic 1 T.O.Gyperete EL. 23.864' — _ 55 s EL. 22.75' 18 2 Car Garage 6 T.O Curb EL. 14.00' A.N.G. 1� 15 T.O. Roof Sheathing EL.42.478' 3 C 10 DBedroom a Wic Bedroom 2 2 Kitchen n 24 14 D-1.1 T.O. Chimney Cap EL.44.478' 1 14 O Covered Roof Deck 5 8 18 00 EE ------------------------------------- T.O. Beam — EL. 40.197' 13 4 Open Roof D-4.2 Deck L;,CO F_ 1.0 Sheathing — — — — EL. 32.727' EL. 31.864' 19 D-4.1 ID o CL IIIPorch i1 a bo cv Master Bedroom "' T.O.Gyperete EL. 23.864' � ------- --- 1 jin 8 ii T.O Slab EL. 14.00' --------------------------------------------------------------------------- A.N.G. EL. 13.56' Section "D" SCALE: 1/4" = 1'-0" Section "E" ELEVATION NOTES ROOFING MATERIAL: SLATE TILE "FAIRWEATHER WAY" - ICC ESR - CEILING TABLE 1 - TILE WEIGHT 11.0 (psf) EXTERIOR WALL - 2x8 (MIN. CLASS "A") OVER UNDERLAYMENT, EXTERIOR WALL - 2x6 BY AMERICAN SLATE OR APPROVED RAISED FLOOR EQUAL, INSTALL PER MANUFACTURER'S SLAB EDGE SPECIFICATIONS AND PRINTED DUCT INSTALLATION INSTRUCTIONS. BUILT-UP BUILT-UP ROOF (CLASS "A") ROOFING: MODIFIED BITUMEN ROOFING OVER SUBFLOOR SHEATHING MATERIAL GLUED AND EXTERIOR GRADE ROOF SHEATHING C. 5/8" THICK RISERS. 1/4":12" MINIMUM SLOPE U.N.O. SMOOTH STUCCO PAINTED 3 -COAT EXTERIOR PLASTER BY: MERLEX "P-100" FINISH: 7/8" THICK THREE -COAT PORTLAND CEMENT PLASTER DECK JOISTS - PER STRUCT. ENGINEER W/ SMOOTH FINISH OVER LATH AND BUILDING PAPER E. MIN. (3) 2 X 14 STRINGERS AT STRAIGHT RUN. (PROVIDE W LAYERS OF GRADE D PAPER AT SHEAR GYPSUM WALLBOARD (TYPE "X" WHERE WALLS, AND WOOD SHEATHING) GUTTERS/ 5" DIAMETER HALF ROUND COPPER GUTTERS AND DOWNSPOUTS: DOWNSPOUTS - ALL COPPER TO BE DARK BROWN RADIAL RUN. IN COLOR BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D" G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. PAPER OVER ALL WOOD BASED SHEATHING AND CONCRETE SLAB. SEE STRUCTURAL DWGS. UNDER ALL GROUT BASED MASONRY VENEERS. VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALL PENETRATIONS INCLUDING DOORS AND WINDOWS H. POSITIVE CONNECTION TO FLOOR PER PER DETAILS CHIMNEY CHIMNEY SHALL EXTEND AT LEAST Z HIGHER THAN ANY TERMINATION: PORTION OF THE BUILDING WITH IN 10'-0", BUT SHALL NOT BE LESS THAN T ABOVE THE HIGHEST POINT WHERE J. 1/2" GYPSUM BOARD MIN. AT WALLS AND THE CHIMNEY PASSES THROUGH THE ROOF. ELEVATION KEY NOTES 1❑ SLATE ROOF ❑2 BUILT-UP ROOF ElEXPOSED WOOD RAFTER TAILS COLOR - STAIN EXPOSED WOOD RAFTER COLOR - STAIN FEXPOSED WOOD BEAM COLOR - STAIN FEXPOSED T&G ROOF SHEATHING COLOR - PAINTED WHITE ElWOOD TRIM WRAPPED STEEL FRAMING COLOR - STAIN ❑8 SMOOTH STUCCO - TROWEL FINISH ❑9 SMOOTH STUCCO LOW WALL 10 SMOOTH STUCCO LOW WALL 11 WOOD DOORS & WINDOWS COLOR - PAINTED E12 GARAGE DOORS: COLOR - PAINTED WHITE WOOD GUARDRAIL DETAILING 13 WITH HORIZONTALS STAINLESS STEEL E CABLE RAILING - COLOR - PAINTED WHITE 14 CHIMNEY CAP - STONE PAVER E COLOR- 15 GUTTERS / DOWNSPOUT 16 DIRECT VENT TERMINATION CAP E REFER TO MANUFACTURER SPECIFICATIONS E17 STONE TILE SILL TRIM ANTIQUE FINISH 18 STONE CAP TILE ANTIQUE FINISH E19 STONE COUNTER TOP ANTIQUE FINISH 20 EXTERIOR LIGHT FIXTURE 21 HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM E STREET (MINIMUM 4" HIGH x 1" WIDE) CRC R319 SECTION NOTES 1. REFER TO STRUCTURAL ENGINEER DRAWINGS. 2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERING DRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION. 3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB FLOOR SHEATHING MATERIAL. INSULATION SCHEDULE 5 CEILING R-30 EXTERIOR WALL - 2x8 R-19 EXTERIOR WALL - 2x6 R-19 RAISED FLOOR R-19 SLAB EDGE NONE DUCT R-6 THE MINIMUM DUCT INSULATION IS R-6.0 IN CLIMATE ZONES 6, 7 AND 8 PER SECTION 150.1(c)9 SECTION KEY NOTES OX SYMBOL 1 TYPICAL EXTERIOR WALL ASSEMBLY: A. SMOOTH STUCCO FINISH. B. STONE 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). ------------ 1 T.O Sheathing — — — — EL. 32.727' T.PL. — EL. 31.864' Q e J T' aIN Q, OIa` T.O.Gyperete — — — — EL. 23.864' � T.O Slab — — ' — EL. 14.00 A.N.G. EL. 13.56' Im SCALE: 1/4" = 1'-0" 3 TYPICAL STAIR ASSEMBLY: 5 TYPICAL DECK / CEILING ASSEMBLY 15 ROOF SHEATHING A. CONT. HANDRAIL SECURELY FASTENED A. DEX-O-TEX WEATHERWEAR SYSTEM 16 BUILT-UP ROOFING OVER ROOF FRAMING TO WALL @ 36" MAX., 34" MIN. ABOVE ICC REPORT ESR -1757 TREAD @ NOSING. B. ELASTOMERIC SHEET WATERPROOFING 17 WOOD WRAP STEEL BEAM B. FINISH MATERIAL PER PLAN. C. SUBFLOOR SHEATHING MATERIAL GLUED AND C. 5/8" THICK RISERS. SCREWED, THICKNESS PER STRUCT. ENGINEER. 18 INSULATION, SEE TITLE 24 D. 1-1/8" THICK TREADS. D. DECK JOISTS - PER STRUCT. ENGINEER E. MIN. (3) 2 X 14 STRINGERS AT STRAIGHT RUN. E. GYPSUM WALLBOARD (TYPE "X" WHERE 19 DECORATIVE WOOD BEAMS F. (1) 2 X 8 AT FRONT & BACK OF TREADS AT REQUIRED BY CODE). RADIAL RUN. G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. 6 CONCRETE SLAB. SEE STRUCTURAL DWGS. REFER TO STRUCTURAL DRAWINGS. H. POSITIVE CONNECTION TO FLOOR PER 7 2x WOOD FRAMING STRUCTURAL DRAWINGS. J. 1/2" GYPSUM BOARD MIN. AT WALLS AND 8 WOOD I -JOISTS. SEE STRUCTURAL DWGS CEILINGS OF ALL USABLE SPACE UNDER STAIRS. 9 WOOD FLOOR FRAMING 4 TYPICAL ROOF ASSEMBLY: 10 WOOD CONVENTIONAL FRAMED ROOF. SEE STRUCTURAL DRAWINGS. A. SLATE ROOF TILE "FAIRWEATHER WAY" ICC - ESR REPORT 11 EXPOSED WOOD RAFTER TABLE 1 TILE WEIGHT 11.0 psf B. UNDERLAYMENT 12 EXPOSED WOOD RAFTER TAIL C. PLYWOOD SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT ENGINEER 13 EXPOSED WOOD BEAM D. ROOF RAFTERS - PER STRUCT. ENGINEER E. 2 x WOOD FURRING (WHERE OCCURS) 14 2x T&G ROOF SHEATHING BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010-PLN-ELEV SHEET TITLE: BUILDING SECTIONS SHEET NUMBER: A4.2 PLOT REFERENCE DATE: 01-25-19 3,5 rn N O c0 E 07 N ryn U MO b> Right Side Elevation T.O. Roof Sheathing EL.42.478' ----------------------------------------------------------------------------------------------------------------------- T.PL. EL. 40.197' 4 II 13 D-4 2 18 - E__1 1%co II � II T.O Sheathing EL. 32.727 - - - - - ----------=------------------------ --------------------------------------------- ------------------------------------------------------ ----------------------------- - - - - - - - - --------------------------------------------- T.PL. - ---------- 1 E 11 D-1.2 C Hatched area indicates projections Elo within T of Property Line required to be One Hour construction Refer to details (No openings permitted) A.N.G. EL. 13.56' Front Elevation T.O. 14 24 Chimney Cap D-1.1 EL.44.478' 4 1 0 N EL. 31.864' Hdr. 4 4 D-4.1 13 D-4.2 11 CL 01 CL M 8 T.O.Gyperete EL. 23.864' - - - --__- - 11 _________________________________- a _ ih Hdr. IN T.O Slab EL. 14.00' -- -- -- -- A.N.G. EL. 13.56' 27 D-4.1 115 1 T.O. Roof Sheathing EL.42.478' 3C Hdr. C 0 C0 Fill T.O Sheathing EL. 32.947' ELEVATION NOTES 1 T.O. Chimney Cap EL.44.478' 14 24 D-1.1 - - 1 1 T.PL. EL. 40.197 � - r -= J 1 � I I II Ii II 1 l 15 II II I II o ch 1.0 Sheathing --i---------- --------------- C.0 EL. 32.727' T-1" �T.PL. EL. 31.864' 4 J, D-4.1 Q ofa M c� T.O.Gyperete EL. 23.864' T-1 " 11 ' D-3.1 SIN 12 D-3.1 T.O Slab 1 7 EL. 14.00' A.N.G. 27 13 EL. 13.56' D-4.1 D-3.1 I I 1 I I l I 9 D-1.2 II II it 5 D-3.1 ROOFING MATERIAL: SLATE TILE "FAIRWEATHER WAY" - ICC ESR - • (MIN. CLASS "A") OVER UNDERLAYMENT, BY AMERICAN SLATE OR APPROVED EQUAL, INSTALL PER MANUFACTURER'S SPECIFICATIONS AND PRINTED INSTALLATION INSTRUCTIONS. BUILT-UP BUILT-UP ROOF (CLASS "A") ROOFING: MODIFIED BITUMEN ROOFING OVER EXTERIOR GRADE ROOF SHEATHING 1/4":12" MINIMUM SLOPE U.N.O. SMOOTH STUCCO PAINTED 3 -COAT EXTERIOR PLASTER BY: MERLEX "P-100" FINISH: 7/8" THICK THREE -COAT PORTLAND CEMENT PLASTER W/ SMOOTH FINISH OVER LATH AND BUILDING PAPER (PROVIDE W LAYERS OF GRADE D PAPER AT SHEAR WALLS, AND WOOD SHEATHING) GUTTERS/ 5" DIAMETER HALF ROUND COPPER GUTTERS AND DOWNSPOUTS: DOWNSPOUTS - ALL COPPER TO BE DARK BROWN IN COLOR BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D" PAPER OVER ALL WOOD BASED SHEATHING AND UNDER ALL GROUT BASED MASONRY VENEERS. VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALL PENETRATIONS INCLUDING DOORS AND WINDOWS PER DETAILS Mi 51i CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY TERMINATION: PORTION OF THE BUILDING WITH IN 10'-0", BUT SHALL NOT BE LESS THAN 3' ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. m E 11 D-1.2 C Hatched area indicates projections Elo within T of Property Line required to be One Hour construction Refer to details (No openings permitted) A.N.G. EL. 13.56' Front Elevation T.O. 14 24 Chimney Cap D-1.1 EL.44.478' 4 1 0 N EL. 31.864' Hdr. 4 4 D-4.1 13 D-4.2 11 CL 01 CL M 8 T.O.Gyperete EL. 23.864' - - - --__- - 11 _________________________________- a _ ih Hdr. IN T.O Slab EL. 14.00' -- -- -- -- A.N.G. EL. 13.56' 27 D-4.1 115 1 T.O. Roof Sheathing EL.42.478' 3C Hdr. C 0 C0 Fill T.O Sheathing EL. 32.947' ELEVATION NOTES 1 T.O. Chimney Cap EL.44.478' 14 24 D-1.1 - - 1 1 T.PL. EL. 40.197 � - r -= J 1 � I I II Ii II 1 l 15 II II I II o ch 1.0 Sheathing --i---------- --------------- C.0 EL. 32.727' T-1" �T.PL. EL. 31.864' 4 J, D-4.1 Q ofa M c� T.O.Gyperete EL. 23.864' T-1 " 11 ' D-3.1 SIN 12 D-3.1 T.O Slab 1 7 EL. 14.00' A.N.G. 27 13 EL. 13.56' D-4.1 D-3.1 I I 1 I I l I 9 D-1.2 II II it 5 D-3.1 ROOFING MATERIAL: SLATE TILE "FAIRWEATHER WAY" - ICC ESR - TABLE 1 - TILE WEIGHT 11.0 (psf) (MIN. CLASS "A") OVER UNDERLAYMENT, BY AMERICAN SLATE OR APPROVED EQUAL, INSTALL PER MANUFACTURER'S SPECIFICATIONS AND PRINTED INSTALLATION INSTRUCTIONS. BUILT-UP BUILT-UP ROOF (CLASS "A") ROOFING: MODIFIED BITUMEN ROOFING OVER EXTERIOR GRADE ROOF SHEATHING 1/4":12" MINIMUM SLOPE U.N.O. SMOOTH STUCCO PAINTED 3 -COAT EXTERIOR PLASTER BY: MERLEX "P-100" FINISH: 7/8" THICK THREE -COAT PORTLAND CEMENT PLASTER W/ SMOOTH FINISH OVER LATH AND BUILDING PAPER (PROVIDE W LAYERS OF GRADE D PAPER AT SHEAR WALLS, AND WOOD SHEATHING) GUTTERS/ 5" DIAMETER HALF ROUND COPPER GUTTERS AND DOWNSPOUTS: DOWNSPOUTS - ALL COPPER TO BE DARK BROWN IN COLOR BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D" PAPER OVER ALL WOOD BASED SHEATHING AND UNDER ALL GROUT BASED MASONRY VENEERS. VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALL PENETRATIONS INCLUDING DOORS AND WINDOWS PER DETAILS CHIMNEY CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY TERMINATION: PORTION OF THE BUILDING WITH IN 10'-0", BUT SHALL NOT BE LESS THAN 3' ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. 3 2 D-2.1 Maximum Building Height EL. 42.56' Height to be certified at all Ridges and Parapets - - - - - - - - - - - - - - - - - - ------------------------------------1 T.PL. EL. 40.155' - - - - - - - - - - - - - - - - - - - T.O. Wall EL.36.447' T.O. Parapet 18 EL. 33.447' 9 T.O Sheathing ___________________ - - - - EL. 32.947' ____________ T.PL. EL. 31.864 Hdr,12 J a 2 -I d IT T.O.Gyperete - - EL. 23.864' --------------------------- ----------------------- - - - T.PL. ------------------------------- -- - , - EL. 22.75' T.O Curb '-_EL. 14.00' A.N.G. EL. 13.56' 29 D-4.1 ELEVATION KEY NOTES ❑1 SLATE ROOF BUILT-UP ROOF ❑2 ElEXPOSED WOOD RAFTER TAILS COLOR - STAIN ElEXPOSED WOOD RAFTER COLOR - STAIN ElEXPOSED WOOD BEAM COLOR - STAIN EXPOSED T&G ROOF SHEATHING COLOR - STAIN ElWOOD TRIM WRAPPED STEEL FRAMING COLOR - STAIN ❑8 SMOOTH STUCCO - TROWEL FINISH ❑9 SMOOTH STUCCO LOW WALL 10 STEEL DOORS & WINDOWS COLOR - BLACK WOOD DOORS & WINDOWS 11 COLOR - STAIN WIRE BRUSHED CEDAR GARAGE DOORS: 12 COLOR - STAIN E WIRE BRUSHED CEDAR WOOD GUARDRAIL DETAILING 13 WITH HORIZONTALS STAINLESS STEEL H CABLE RAILING - COLOR - STAIN 14 CHIMNEY CAP - STONE PAVER E COLOR- L-0100 MO 0) SIN N SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0" 15 GUTTERS / DOWNSPOUT 16 DIRECT VENT TERMINATION CAP E REFER TO MANUFACTURER SPECIFICATIONS E17 STONE TILE SILL TRIM ANTIQUE FINISH 18 STONE CAP TILE ANTIQUE FINISH 19 STONE COUNTER TOP ANTIQUE FINISH 20 EXTERIOR LIGHT FIXTURE 21 HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM E STREET (MINIMUM 4" HIGH x 1" WIDE) CRC R319 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: rItnerGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010-PLN-ELEV SHEET TITLE: BUILDING ELEVATIONS SHEET NUMBER: A5.1 PLOT REFERENCE DATE: 01-25-19 rn N O (0 E 4) Mu T.O. Roof 1 131 14 Sheathing D-3.1 EL.42.478' ---------------------------- ------- 3 1 r_78rr 12 T.PL. EL. 40.197' O • I - � i ri�I,ao J �p �ICL M T.O Sheathing a EL. 32.727' T.PL. EL. 31.864' U 11 Covered -IN _ Roof Dec n n 11 D-3.1 Maximum Building Height EL. 42.56' Height to be certified at all Ridges and Parapets ---------- ---------------------------------------------------------- 1 T.PL. EL. 40.155' II II N II � 15 I Lr I I m I I , CLa0 i^ 8 d ii I 4 M iii : i D-4.2 I I T.O Sheathing I I EL. 32.947' `JJJJ�v� I EL. 31.864' D3.1 D3.1 D3.1 1014D-3 0 D3.1 11 N 0 I - 0 b.)' N Eo r W Open Deck Elevations SCALE: 1/4" = V-0" �N F_ T Eo Left Side Elevation Maximum Building Height EL. 42.56' 3 Height to be certified at all Ridges and Parapets ------------------------------------- ---------------------------------------------------------------------- T.PL. -------------------------------T.PL. EL. 40.155' -- - -- -- -- -- -- Hdr. T.O. Wall EL.36.447'IN 9 N T.O. Parapet 1 g EL. 33.447' T.O Sheathing EL. 32.947' - - -------------------------------------- --- _______________ ____________ T.PL. 4- ----------------------------- EL. ______EL. 31.864' Hdr. C J o T V N Q O 1p AlLLo-104 CO T.O.Gyperete 11 EL. 23.864' -------- _________________________________________==� ------------------ ----------- ................ L____� EL. 22.75' T.O Curb EL. 14.00' \ A.N.G. R EL. 13.56' I 29 D-4.1 T.O. Roof Sheathing EL.42.478' bo CO 31 a 24 T.O. 18 D-1.1 Chimney Cap EL.44.478' T.O. Roof Sheathing EL.42.478' 0 CV T.PL. 11 SLATE TILE "FAIRWEATHER WAY" - ICC ESR - EL. 40.155' , TABLE 1 - TILE WEIGHT 11.0 (psf) I 3 , I I 15 i I I I I I � T.O Sheathing I I I I EL. 32.947' - - - - INSTALLATION INSTRUCTIONS. �T.PL. - - - - EL. 31.864' --- Hdr. �I�, MODIFIED BITUMEN ROOFING OVER 11 �Ia EXTERIOR GRADE ROOF SHEATHING al SMOOTH STUCCO 3'-1" FINISH: T.O.Gyperete EL. 23.864' - - - - T.PL. EL. 22.75' WALLS, AND WOOD SHEATHING) GUTTERS/ 24 DOWNSPOUTS: D-3.1 r BUILDING PAPER: 25 Eo D-3.1 , T.O Slab 8 VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALL EL. 14.00' PENETRATIONS INCLUDING DOORS AND WINDOWS A.N.G. Hdr. T.O.Wall EL.36.447' 12 D -1.1W F-18 3 D 1 T.O. Parapet EL. 33.447' Maximum Building Height EL. 42.56' Height to be certified at all Ridges and Parapets V-78 r Hdr. II II I 1 II _E1 W II g 1 115 II I II --------------------- --------2'_18" ----------------------- ---------------- I - - - - ------- ----1---- II D-2.1 II II 8 it =' JI D-2.1 � Q II I �I $' D-2.101 A. __________________________________ ______= it � II I I I I I �I II I I I' I II I �I II I �I II I 112 I 27 D-4.1 A.N.G. Rear Elevation SCALE: 1/4" = V CY)IN r ifl T.O Sheathing EL. 32.947' 1 2 14 D-1.1 T.O. Chimney Cap EL.44.478' -------------' 13 u I u u u u u II II O II CV II II II II io T... rD-1.2 ---------------- ______ ________----------------__---------_ ----------------- ----ii-------------- ----- II I I /C II rwII II II II II II II II II II II II II II II II II II II II II I I Hdr. II II II II 6 D-2.1 SIN II � 40 11% II ti II II II II II II 10 15 8 10 Q13.1 4 7 D-2.1 8 D-2.1 ELEVATION NOTES ROOFING MATERIAL: SLATE TILE "FAIRWEATHER WAY" - ICC ESR - TABLE 1 - TILE WEIGHT 11.0 (psf) (MIN. CLASS "A") OVER UNDERLAYMENT, BY AMERICAN SLATE OR APPROVED EQUAL, INSTALL PER MANUFACTURER'S SPECIFICATIONS AND PRINTED INSTALLATION INSTRUCTIONS. BUILT-UP BUILT-UP ROOF (CLASS "A") ROOFING: MODIFIED BITUMEN ROOFING OVER EXTERIOR GRADE ROOF SHEATHING 1/4":12" MINIMUM SLOPE U.N.O. SMOOTH STUCCO PAINTED 3 -COAT EXTERIOR PLASTER BY: MERLEX "P-100" FINISH: 7/8" THICK THREE -COAT PORTLAND CEMENT PLASTER W/ SMOOTH FINISH OVER LATH AND BUILDING PAPER (PROVIDE W LAYERS OF GRADE D PAPER AT SHEAR WALLS, AND WOOD SHEATHING) GUTTERS/ 5" DIAMETER HALF ROUND COPPER GUTTERS AND DOWNSPOUTS: DOWNSPOUTS - ALL COPPER TO BE DARK BROWN IN COLOR BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D" PAPER OVER ALL WOOD BASED SHEATHING AND UNDER ALL GROUT BASED MASONRY VENEERS. VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALL PENETRATIONS INCLUDING DOORS AND WINDOWS PER DETAILS CHIMNEY CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY TERMINATION: PORTION OF THE BUILDING WITH IN 10'-0", BUT SHALL NOT BE LESS THAN T ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. T.O. Roof Sheathing EL.42.478' M T.O. Beam EL. 40.19�7' h� T.O. Beam r� EL. 39.176' _ MND L0I00 ZO r � F_ 12 D-3.1 113 I ELEVATION KEY NOTES SLATE ROOF ElBUILT-UP ROOF ElEXPOSED WOOD RAFTER TAILS COLOR - STAIN ElEXPOSED WOOD RAFTER COLOR - STAIN ElEXPOSED WOOD BEAM COLOR - STAIN ElEXPOSED T&G ROOF SHEATHING COLOR - STAIN ElWOOD TRIM WRAPPED STEEL FRAMING COLOR - STAIN ❑8 SMOOTH STUCCO - TROWEL FINISH 4 D-4.2 T.O Sheathing EL. 32.727' ------------- ----------------------- T.PL.- EL. 31.864' 4 CD 16 A' r_orr �I al 04 13 Z-) T.O.Gyperete EL. 23.864' � "' ---------------------- Hatched area indicates projections within 3' of Property Line required to be One Hour construction Refer to details (No openings permitted) 11 D-1.2 T.O Slab -- A.N.G. 27 EL. 13.56' D-4.1 SMOOTH STUCCO LOW WALL 10 STEEL DOORS & WINDOWS COLOR - BLACK WOOD DOORS & WINDOWS 11 COLOR - STAIN WIRE BRUSHED CEDAR GARAGE DOORS: 12 COLOR - STAIN E WIRE BRUSHED CEDAR WOOD GUARDRAIL DETAILING 13 WITH HORIZONTALS STAINLESS STEEL H CABLE RAILING - COLOR - STAIN H14 CHIMNEY CAP - STONE PAVER COLOR - O Eo M 100 O N SCALE: 1/4" = 1'-0" 15 GUTTERS / DOWNSPOUT 16 DIRECT VENT TERMINATION CAP E REFER TO MANUFACTURER SPECIFICATIONS E17 STONE TILE SILL TRIM ANTIQUE FINISH E18 STONE CAP TILE ANTIQUE FINISH 19 STONE COUNTER TOP ANTIQUE FINISH 20 EXTERIOR LIGHT FIXTURE 21 HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM E STREET (MINIMUM 4" HIGH x 1" WIDE) CRC R319 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010-PLN-ELEV SHEET TITLE: BUILDING ELEVATIONS SHEET NUMBER: A5.2 PLOT REFERENCE DATE: 01-25-19 rn N O E CO N ryn n U TT n n n n n n Stair tread Lights, connect to nhotocell tvn.- Third Level - Utility Plan Dryer vent to outside air Refer to Electrical Second Level - Utility Plan HB - t F - - - - - - - - - - - - - - - - II II FG; ; -------------- _--- I F - - - -- - --� - - - - I I I EY I I �/ I II I I I �y I I I I 1 1 O I I A j j ► II -T Living I j j � Stone I I vl I I I I 1 1 I I Lo I I I I I I I I I I I I I I I I I I I I I I I - - - - - - -'7-71-7 I L -FL I I GFI WP ----I-------------------- Main Level - Utility Plan GFI WP FL _L4-- Entry I I I I I I I I I I I I I I I I N35057'30"E 75.00' Provide in Kitchen local exhaust system vented to outdoors with rate = 100 cfm - - - - - - - - - - - - - �-- -- - - Connect to II II II II II .1I ✓1 Cc hne tII 1 iIIiIIi IIIiIIi I I I Photocell Li hts e 11 1 11 11 LED 1 II II I IStOr iI COnrI tO II ILED Photo�ell L_J-_1iL _ _I IIIII II I I I II I S it r d I sBtoff i T I Irrigation I I GFI I Control II II I I I I LED I M T I I IIII II IM CO I 1 1 t o 1 I I 2 Car Garage I I I 8'-8" Outlet for (/' I W I Concrete Garage I I I LED I7, Plug for I opener Elec. Carl �\ Verify loci tion � � I I i I u GFI SCALE: 1/4" = 1'-0" Whole House Ventilation fan, see Whole Building Ventilation system summary SCALE: 1/4" = 1'-0" ELECTRICAL LEGEND ELECTRICAL PLAN NOTES HB+ A GFI WP 25 N35°57'30"E 75.00' D-4.1 I I I I I I I i I 1 I I I I I 20'-0" Minimum i i it I i II Concrete Encased I I Electrode II LED i I I I I I I Main Service 40 AMP ground from UFER to gas to cold water with 1/0 AWG RECESSED FLUORESCENT CEILING FIXTURE 1 1. ALL ELECTRICAL WORK SHALL BE IN 36. HIGH EFFICACY LUMINARIES FOR RESIDENTIAL LIGHTING SHALL SHALL BE I.C. RATED CANS CONFORMANCE WITH LOCALLY ADOPTED CONTAIN ONLY HIGH EFFICACY LAMPS SHALL NOT CONTAIN A BUILDING CODE AND ADMENDMENTS. ALL MEDIUM SCREW BASE SOCKET (E24/E26). A HIGH EFFICACY ELECTRICAL WORK SHALL ALSO CONFORM LAMP HAS A LAMP EFFICACY THAT IS NO LOWER THAN LED RECESSED CAN LIGHT I SHALL BE I.C. RATED CANS WITH THE LOCAL BUILDING ENERGY EFFICACIES CONTAINED IN TABLE 150-C. BALLASTS FOR LAMPS EFFICIENCY STANDARDS. RATED 13 WATTS OR GREATER SHALL BE ELECTRONIC AND SHALL LED RECESSED CAN - EYEBALL / SHALL BE I.C. RATED CANS HAVE AN OUTPUT FREQUENCY NO LESS THAN 20 kHz. 2. PROVIDE SERVICE PANEL WITH U.F.E.R. GROUND AND BARE COPPER WIRE BONDED TO 37. ALL NEW HVAC EQUIPMENT MUST HAVE AN EFFICIENCY RATING UNDERGROUND COLD WATER PIPE. OF EER 13 [2008 EES 1121 LED CEILING SURFACE MOUNT LIGHT 3. PROVIDE RECEPTACLE AND GAS SUPPLY TO 38. ALL HEATING SYSTEMS SHALL HAVE AN AUTOMATIC THERMOSTAT FORCED AIR UNIT. PROVIDE A QUICK WITH A CLOCK MECHANISM WHICH THE BUILDING OCCUPANT CAN LED WALL SURFACE MOUNT LIGHT (AT +72" U.0 N.) DISCONNECT AT ALL MECHANICAL MANUALLY PROGRAM TO AUTOMATICALLY SET BACK THE EQUIPTMENT AND A SERVICE RECEPTACLE THERMOSTAT SET POINTS AT LEAST 4 PERIODS WITHIN 24 HOURS WITHIN 25 FEET. [2008 EES 150(i)] FLUORESCENT FIXTURE 4. PROVIDE APPROVED CEILING MOUNTED SMOKE 39. ALL POWER AND LIGHTING OUTLETS IN FAMILY ROOM, PARLORS, DETECTORS AS SHOWN ON PLAN WITH LIBRARIES, DEN, BEDROOM, SUNROOMS, RECREATION ROOMS, WALL FLUORESCENT FIXTURE (AT +7TU.O.N.) PERMANENT WIRING AND BATTERY BACK- UP, HALLWAYS AND SIMILAR AREAS ARE TO BE PROTECTED BY A LOCATED A MIN. OF TIN FRONT OF THE LISTED AFCI BREAKER". KITCHENS, BATHROOMS AND BASEMENTS KITCHEN SIDE OF THE RETURN AIR GRILL. ARE EXEMPT FROM THIS REQUIREMENT. [CEC 210.12(A)] DUPLEX OUTLET AFCI PROVIDE AN ADDITIONAL DETECTOR NEAR THE TOP OF A VAULTED OR HIGH CEILING, IF THE 40. AT LEAST ONE OUTSIDE WEATHERPROOF 120 VOLT RECEPTACLE VAULT IS 24" HIGHER THAN THE HALLWAY TO OUTLET INSTALLED WITHIN THE PERIMETER OF THE BALCONY, DECK SPECIAL PURPOSE DUPLEX OUTLETI.E. W.P. - G.F.I. ( ) THE BEDROOMS. DETECTORS SHALL BE OR PORCH AND LOCATED NOT MORE THAN 6 1/2" FEET ABOVE THE INSTALLED A MINIMUM OF 24" FROM ROOM FINISH SURFACE. EXCEPTION: AREAS LESS THE 20 SQUARE FEET REGISTERS AND SHALL BE INTERCONNECTED. ARE NOT REQUIRED TO HAVE A RECEPTACLE INSTALLED. CEC 210.52(E) (3) SWITCHED DUPLEX OUTLET AFCI 5. ALL RECEPTACLES IN GARAGE, BATHROOM, OUTDOORS, AND WITHIN THE KITCHEN SHALL 41. ALL 15- AND 20- AMPERE, 125- AND 250 -VOLT NON-LOCKING HAVE GFI CIRCUIT PROTECTION. EACH RECEPTACLES THAT ARE INSTALLED ON THE EXTERIOR OF A RANGE/DRYER 220V OUTLET BATHROOM SHALL BE ON A SINGLE DEDICATED DWELLING UNIT AND LOCATED IN DAMP OR WET LOCATIONS, SHALL 20A CIRCUIT. BE LISTED AS WEATHER -RESISTANT TYPE. [CEC 406.9(A) & (B)] TELEPHONE OUTLET 6. PROVIDE SEPARATE CIRCUITS FOR ALL 42. ANY FIXED APPLIANCE SUCH AS DISPOSAL, DISHWASHER, CLOTHES ANTICIPATED LOADS AS REQUIRED BY CODE WASHER, DRYER, BUILT-IN HEATER, OR ANY OTHER FIXED APPLIANCE GREATER THAN 20 AMPS. WITH 1/4 H.P. MOTOR OR LARGER, SHALL BE ON A SEPARATE #12 CATV TELEVISION OUTLET (TELEVISION) AWG WIRE BRANCH CIRCUIT. EACH DWELLING UNIT SHALL HAVE 7. KITCHEN GENERAL LIGHTING - HIGH EFFICACY INSTALLED THEREIN AN INDIVIDUAL DISPOSAL CIRCUIT SUPPLIED THERMOSTAT OR UP TO 50% OF THE TOTAL WATTAGE CAN WITH MINIMUM #12 AWG WIRE AND A 15 AMP INDICATING -TYPE BE LOW EFFICACY ALL HIGH -EFFICACY AND SWITCH. [ CEC 210.23 & 2201 LOW -EFFICACY MUST BE CONTROLLED UNDER -COUNTER OR CONCEALED OUTLETS SEPARATELY 43. RECESSED LIGHTING INSTALLED IN AN INSULATED CEILING SE: SHALL 8. BATHROOMS - HIGH EFFICACY OR MANUAL -ON A. LISTED AS AT/IC CEILING MOUNTED CUP. OUTLET OCCUPANCY SENSOR B. SEALED AND/OR CONTAIN A GASKET C. RECESSED FIXTURES INSTALLED IN A RATED CEILING FLOOR OUTLET AFCI 9. KITCHEN COUNTER CIRCUITS SHALL BE DIVIDED SHALL HAVE A SECONDARY RATED ASSEMBLY EQUAL INTO TWO SEPARATE CIRCUITS. ALL SMALL TO THE RATING PENETRATING. APPLIANCE CIRCUIT SHALL BE ON A MIN. 20 CEILING FLUORESCENT FIXTURE AMP. CIRCUIT. REFRIGERATORS CANNOT BE 44. UTILITY SERVICE TO BE UNDERGROUND WHEN THE PROPERTY IS ON EITHER OF THESE CIRCUITS, BUT MAY BE DEVELOPED WITH A NEW OR RE -LOCATED MAIN BUILDING OR ON CIRCUITS WITH THE RANGE CLOCK AND/OR ALTERATIONS EXCEED 50% OF VALUE AND/OR AREA OF THE SINGLE POLE SWITCH HOOD. EXISTING BUILDING/ THREE-WAY SWITCH, FOUR-WAY SWITCH 10. RECESSED FIXTURES - MUST BE RATED FOR 45. ALL NEW CONSTRUCTION, INTERIOR OR EXTERIOR ALTERATIONS, INSULATION CONTACT (IC -RATED), AIRTIGHT REPAIRS, OR ADDITIONS REQUIRING A PERMIT AND HAVING A (ASTME283) AND SEALED W/ A GASKET OR VALUATION IN EXCESS OF $1,000, OR WHEN ONE OR MORE SLEEPING SINGLE POLE SWITCH - DIMMER CAULK BETWEEN HOUSE AND CEILING ALL ROOMS ARE ADDED OR CREATED, THE ENTIRE DWELLING SHALL HIGH -EFFICACY AND LOW -EFFICACY MUST BE PROVIDED WITH DETECTORS LOCATED AS REQUIRED FOR A NEW USER DEFINED SWITCH /V -VACANCY SENSOR CONTROLLED SEPARATELY DWELLING. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS: 11. GFI RECEPTACLES IN GARAGE OR AT PATIO SHALL PUSH BOTTOM NOT BE ON KITCHEN COUNTER CIRCUIT. A. IN EACH SLEEPING ROOM B. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE CHIMES 12. LIGHTS IN CLOTHES CLOSETS TO COMPLY AS VICINITY OF THE BEDROOMS FOLLOWS: C. ON EACH ADDITIONAL STORY OF THE DWELLING, INCLUDING EXHAUST FAN A. CLOSET LESS THAN 70 SQ. FT. HAVE NO BASEMENTS AND HABITABLE ATTICS BUT NOT INCLUDING LIGHTING OR CONTROL REQUIREMENTS. CRAWL SPACES AND UNINHABITABLE ATTICS. IN DWELLINGS OR SMOKE I CARBON MONOXIDE DETECTOR B. CLOSET GREAT THAN 70 SQ. FT. EACH AND DWELLING UNITS WITH SPLIT LEVELS AND WITHOUT AN UL 2034/2075 ALARMS EVERY PERMANENTLY INSTALLED LIGHTING INTERVENING DOOR BETWEEN THE ADJACENT LEVELS, A FIXTURE MUST COMPLY WITH THE SMOKE ALARM INSTALLED ON THE UPPER LEVEL SHALL STANDARDS, BY MEANS OF BEING HIGH SUFFICE FOR THE ADJACENT LOWER LEVEL PROVIDED THAT GAS KEY & GAS EFFICACY, CONTROLLED BY MANUAL -ON THE LOWER LEVEL IS LESS THAN ONE FULL STORY BELOW OCCUPANCY SENOR, OR CONTROLLED BY THE UPPER LEVEL A DIMMER. D. WHEN MORE THAN ONE SMOKE ALARM IS REQUIRED TO BE HOSE BIBB INSTALLED WITHIN AN INDIVIDUAL DWELLING UNIT THE ALARM 13. FIXTURES USED TO MEET FLUORESCENT DEVICES SHALL BE INTERCONNECTED IN SUCH A MANNER THAT REQUIREMENTS SHALL NOT CONTAIN THE ACTUATION OF ONE ALARM WILL ACTIVATE ALL OF THE MEDIUM -BASED INCANDESCENT LAMP SOCKETS. ALARMS IN THE INDIVIDUAL UNIT. 14. FIXTURES THAT WEIGH MORE THAN 6 POUNDS OR 46. ALL NEW CONSTRUCTION, INTERIOR OR EXTERIOR ALTERATIONS, EXCEED 16 -INCHES IN ANY DIMENSION SHALL NOT BE REPAIRS, OR ADDITIONS REQUIRING A PERMIT AND HAVING A SUPPORTED BY THE SCREW SHELL OF A LAMP VALUATION IN EXCESS OF $1,000„ AN APPROVED CARBON MONOXIDE HOLDER. ALARM SHALL BE INSTALLED IN DWELLING UNITS AND IN SLEEPING UNITS WITHIN WHICH FUEL -BURNING APPLIANCES ARE INSTALLED AND 15. ALL BATHROOM FANS TO BE 50 CFM'S MINIMUM. IN DWELLING UNITS THAT HAVE ATTACHED GARAGES SHALL BE PROVIDE A MINIMUM OF FIVE (5) AIR CHANGES PER PROVIDED WITH A CARBON MONOXIDE ALARM IN ACCORDANCE HOUR. WITH SECTION R315.1. 16. OUTDOOR RECEPTACLES SHALL BE LISTED AS A. CARBON MONOXIDE ALARMS SHALL ONLY BE REQUIRED IN THE WEATHER RESISTANT SPECIFIC DWELLING UNIT OR SLEEPING UNIT FOR WHICH PER SECTION 406.9(B)(1). THE PERMIT WAS OBTAINED. CARBON MONOXIDE ALARMS REQUIRED BE SECTION R315.1 AND R315.2 SHALL BE INSTALLED 17. DOORS THAT PROVIDE DIRECT ACCESS TO THE IN THE FOLLOWING LOCATIONS: SWIMMING POOL SHALL BE PROVIDED WITH AN B. OUTSIDE OF EACH SEPARATE DWELLING UNIT SLEEPING AREA APPROVED POOL ALARM OR APPROVED BARRIER IN THE IMMEDIATE VICINITY OF THE BEDROOM(S) PER CITY POOL ORDINANCE. C. ON EVERY LEVEL OF A DWELLING UNIT INCLUDING BASEMENTS D. WHERE MORE THAN ONE CARBON MONOXIDE ALARM IS 18. SC EDISON APPROVAL IS REQUIRED FOR METER REQUIRED TO BE INSTALLED WITHIN THE DWELLING UNIT OR LOCATION PRIOR TO INSTALLATION. WITHIN A SLEEPING UNIT THE ALARM SHALL BE INTERCONNECTED IN A MANNER THAT ACTIVATION OF ONE ALARM SHALL ACTIVATE 19. RECEPTACLES SHALL BE INSTALLED SO THAT NO ALL OF THE ALARMS IN THE INDIVIDUAL UNIT POINT ALONG THE FLOOR LINE IN ANY WALL SPACE IS MORE THAT 6 FEET, MEASURED HORIZONTALLY, 47. CARBON MONOXIDE ALARMS COMBINED WITH SMOKE ALARMS SHALL FROM AN OUTLET IN THAT SPACE. RECEPTACLE COMPLY WITH BOTH SECTIONS R314 AND SECTION R315, ALL APPLICABLE OUTLETS SHALL, INSOFAR AS PRACTICABLE, BE STANDARDS, AND REQUIREMENTS FOR LISTINGS AND APPROVAL BY SPACED EQUAL DISTANCES APART. (C.B.C. 210-52) THE OFFICE OF THE STATE FIRE MARSHAL, FOR SMOKE ALARMS 20. MINIMUM OF (1) 20 AMP CIRCUIT FOR BATHROOM(S) 48. ALL RECEPTACLES WITHIN REACH SHALL BE TAMPER RESISTANT OUTLET. SUCH CIRCUIT SHALL HAVE NO OTHER PER CEC 406.11 OUTLETS. THIS CIRCUIT MAY SERVE MORE THAN ONE BATHROOM. CEC 210-23(a). 49. ALL NON-GFCI OUTLETS SHALL BE AFIC PER CEC 210.12 21. PROVIDE A MINIMUM OF 1-20 AMP LAUNDRY 50. ALL INSTALLED LUMINARIES SHALL BE HIGH -EFFICACY IN BRANCH CIRCUIT. SUCH CIRCUIT SHALL HAVE ACCORDANCE WITH TABLE 150.0-A PER CEC 150(K)1A. NO OTHER OUTLETS. CEC 210-11(C)(2) 51. IN BATHROOMS, GARAGE, LAUNDRY ROOMS, AND UTILITY ROOMS, 22. PROVIDE A MINIMUM OF 2-20 AMP SMALL AT LEAST ONE LUMINAIRE IN EACH OF THESE SPACES SHALL BE APPLIANCE CIRCUITS FOR THE KITCHEN CONTROLLED BY A VACANCY SENSOR. CEC 150.0(K)J COUNTERTOPS. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS. LOADS SHALL BE BALANCED. CEC 210-11(C)(1) 23. FIELD INSPECTOR TO REVIEW AND APPROVE UNDERGROUND SERVICE REQUIREMENT PRIOR TO CONCRETE PLACEMENT. 24. ALL STAIRS SHALL HAVE AN ILLUMINATION LEVEL ON TREADS RUNS OF NOT LESS THAN 1 FOOT CANDLE (11 lux) CBC 1205.4 25. PROVIDE IN KITCHENS LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM 26. SMOKE DETECTORS ARE NOT TO BE LOCATED IN KITCHEN, GARAGE, OR WITHIN 3 FEET FROM DOOR TO KITCHEN OR BATHROOM OR SUPPLY AIR REGISTERS 27. ALL DOORS FROM HOUSE TO POOL YARD MUST BE EQUIPPED WITH ALARM OR PROVIDE AN ALTERNATE DROWNING PREVENTION SAFETY FEATURE PER CBC 3109.4.4.2 28. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH AN EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE CBC 1203.4.2.1, CMC T-4-4. 29. FOR CFM OF EXHAUST FANS AND SONES LEVELS REFER TO MECHANICAL 30. ALL EXHAUST FANS SHALL BE CONTROLLED BY A HUMIDISTAT. 31. AIR MOVING EQUIPMENT MUST MEET REQUIREMENTS FOR SOUND OF 1 SONE FOR CONTINUOUS USE, OR 3 SONE FOR INTERMITTENT USE. 32. DRYER VENT MIN. 4" DIAMETER TO THE OUTSIDE, EQUIPPED WITH A BACK -DRAFT DAMPER. DUCT LENGTH IS LIMITED TO 14' WITH 2 ELBOWS. OTHER LENGTHS OR SIZES AS PERMITTED OR REQUIRED BY THE MANUFACTURER'S INSTALLATION INSTRUCTIONS AND APPROVED BY THE BUILDING OFFICIAL. (SUBMIT A REQUEST FOR MODIFICATIONS) CMC 504.3.2.2. 33. LED LUMINARIES MUST BE CERTIFIED AND QUALIFIED AS HIGH EFFICACY. 34. AT LEAST ONE HIGH EFFICACY LUMINARIES IN EACH BATHROOM IS REQUIRED. SECTION 150.0(K) 35. ALL HIGH EFFICACY LUMINARIES (INCLUDING RECESSED CAN FIXTURES) SHALL CONTAIN PIN BASED SOCKETS UNLESS SPECIFICALLY APPROVED BY THE ENERGY COMMISSION. [2008 EES 150(k) 1] �i SCALE: 1/4" = 1'-0" WHOLE BUILDING VENTILATION SYSTEM SUMMARY ALL LOW-RISE RESIDENTIAL BUILDING ARE REQUIRED TO HAVE A VENTILATION SYSTEM AND SATISFY OTHER REQUIREMENTS TO ACHIEVE ACCEPTABLE INDOOR AIR QUALITY (IAQ). THE ENERGY COMMISSION ADOPTED THE REQUIREMENTS OF ASHRAE STANDARD 62.2-2007, EXCEPT THAT OPENING AND CLOSING WINDOWS (ALTHOUGH PERMITTED BY ASHRAE) IS NOT AN ACCEPTABLE OPTION FOR PROVIDING WHOLE -BUILDING VENTILATION IN CALIFORNIA. THE FOLLOWING BULLET POINTS SUMMARIZE THE KEY REQUIREMENTS FOR MOST RESIDENCE: 1. A WHOLE BUILDING MECHANICAL VENTILATION SYSTEM SHALL BE PROVIDED. 2. KITCHENS AND BATHROOMS SHALL HAVE LOCAL EXHAUST SYSTEMS VENTED TO THE OUTDOORS. 3. CLOTHES DRYERS SHALL BE VENTED TO THE OUTDOORS. 4. VENTILATION AIR SHALL COME FROM OUTDOORS AND SHALL NOT BE TRANSFERRED FROM THE ADJACENT DWELLING UNITS, GARAGES OR CRAWL SPACES. 5. VENTILATION SYSTEM CONTROLS SHALL BE LABELED AND THE HOME OWNER SHALL BE PROVIDED WITH INSTRUCTIONS ON HOW TO OPERATE THE SYSTEM. 6. COMBUSTION APPLIANCES SHALL BE PROPERLY VENTED AND AIR SYSTEMS SHALL BE DESIGNED TO PREVENT BACK DRAFTING. 7. THE WALL AND OPENINGS BETWEEN THE HOUSE AND THE GARAGE SHALL BE SEALED. 8. HABITABLE ROOMS SHALL HAVE WINDOWS WITH A VETILAION AREA OF AT LEAST 4% OF THE FLOOR AREA. 9. MECHANICAL SYSTEMS INCLUDING HEATING AND AIR CONDITIONING SYSTEMS THAT APPLY AIR TO HABITABLE SPACES SHALL HAVE MERV 6 FILTERS OR BETTER. 10. AIR INLET (NOT EXHAUST) SHALL BE LOCATED AWAY FROM KNOWN CONTAMINANTS. 11. AIR MOVING EQUIPMENT USED TO MEET EITHER THE WHOLE BUILDING VENTILATION REQUIREMENTS OR THE LOCAL VENTILATION EXHAUST REQUIREMENT SHALL BE RATED IN TERMS OF AIRFLOW AND SOUND: A. ALL CONTINUOUSLY OPERATING FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE. B. INTERMITTENTLY OPERATED WHOLE BUILDING VENTILATION FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE. C. INTERMITTENTLY OPERATED LOCAL EXHAUST FANS SHALL BE RATED AT A MAXIMUM OF 3.0 SONE. D. REMOTELY OPERATED AIR -MOVING EQUIPMENT (MOUNTED OUTSIDE OF HABITABLE SPACES) NEED TO MEET SOUND REQUIREMENTS IF THERE IS AT LEAST 4 FEET OF DUCTWORK BETWEEN THE FAN AND THE INTAKE GRILL. 12. A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 100 CFM IS REQUIRED FOR THE KITCHEN RANGE HOOD AND A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 50 CFM IS REQUIRED FOR THE BATH FAN. MINIMUM WHOLE BUILDING MECHANICAL VENTILATION (THE FOLLOWING INFORMATION AND CALCULATIONS ARE PER ASHRAE 62.2 RESIDENTIAL INDOOR AIR QUALITY AND MECHANICAL VENTILATION REPORT - REFER TO REPORT FOR MORE INFORMATION) CONTINUOUS VENTILATION CALCULATION: (MIN. AIRFLOW MEASURED @ 0.25" FOR CONTINUOUS OPERATION) (CFA / 100) + 7.5 (# OF BEDROOMS + 1) = VENTILATION RATE (MINIMUM CFM @ 0.25") REQUIRED: HOUSE VENTILATION RATE (CFM) = 2,633 / 100 + 7.5 x 4+1) = cfm 26.33 + 37.5 = 63.83 cfm BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r l t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 @expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010 -PLN -FLOOR SHEET TITLE: UTILITY PLANS SHEET NUMBER: A6.1 PLOT REFERENCE DATE: 01-25-19 3g rn Lr) N O (0 E Z5 U) a) ryn 0 U Fl. n n n n n n Third Level - Mechanical layout Plan Second Level - Mechanical Layout Plan EQUIPMENT LIST CU -1 AIR CONDITIONER - 2 TON 16 SEER 230 / 1 ph, 25 amps, 76dba FURNACE - F -1 95% AFUE TORQUE SINGLE SPEED FAN MOTOR UPFLOW COIL - ADP LC18/36T9B R410A HIGH EFFICIENCY FURNACE - F -2 95% AFUE TORQUE SINGLE SPEED FAN MOTOR UPFLOW COIL - ADP LC18/36T9B R410A HIGH EFFICIENCY T-1 THERMOSTAT (2) - LENNOX WIRED CONTROLS T-2 THERMOSTAT -HONEYWELL T6 -PRO PROGRAMMABLE EF -1 BROAN CEILING EXHAUST FAN MODEL 670 (OR EQUAL) 50 CFM, 115 V 1" DIA. FURNISH WITH BACKDRAFT DAMPER ROUTE 4" DIA. EXHAUST TO ROOF/WALL AND TERMINATE WITH FACTORY ROOF/WALL CAP. EF -2 BROAN CEILING EXHAUST FAN MODEL 670 (OR EQUAL) 50 CFM, 115 V 1" DIA. FURNISH WITH BACKDRAFT DAMPER ROUTE 4" DIA. EXHAUST TO ROOF/WALL AND TERMINATE WITH FACTORY ROOF/WALL CAP. EF -3 BROAN MODEL QTXE110S (OR EQUAL) 90 CFM @.025 - 6" DIA. FLEXIBLE METAL DUCT WITH A MAXIMUM LENGTH OR 125MINUS 15FOR EACH ELBOW. EF -4 BROAN MODEL - (OR EQUAL) 100 CFM @.025 - 6" DIA. FLEXIBLE METAL DUCT WITH A MAXIMUM LENGTH OR 125MINUS 15' FOR EACH ELBOW. O STEEL STAMPED FACE SUPPLY AIR DIFFUSER/REGISTER SIZE AND SHAPE TO BE DETERMINED O STEEL STAMPED FACE SIDEWALL SUPPLY AIR DIFFUSER/REGISTER, SIZE AND SHAPE TO BE DETERMINED MECHANICAL PLAN NOTES 1. ALL BATHROOM FANS TO BE 50 CFM'S MINIMUM. PROVIDE A MINIMUM OF FIVE (5) AIR CHANGES PER HOUR. A MAXIMUM SOUND RATING OF 3 SONE FOR INTERMITTENT OPERATION, BE LISTED AS ENERGY STATE RATED AND CONTROLLED BY A HUMINDITY CONTROL UNLESS EXEMPTED ELSEWHERE. SCALE: 1/4" = V-0° 2• PROVIDE IN KITCHENS LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM, A MAXIMUM SOUND RATING OF 3 SONE FOR INTERMITTENT OPERATION IS REQUIRED. SCALE: 1/4" = 1'-0" 3. SMOKE DETECTORS AND CARBON MONOXIDE ALARM IN ACCORDANCE WITH SECTION R315.1 SHALL BE INSTALLED AS FOLLOWS: A.WHERE MORE THAN SMOKE DECTECTOR / CARBON MONOXIDE ALARM IS REQUIRED TO BE INSTALLED WITHIN THE DWELLING UNIT OR WITHIN A SLEEPING UNIT THE ALARM SHALL BE INTERCONNECTED IN A MANNER THAT ACTIVATION OF ONE ALARM SHALL ACTIVATE ALL OF THE ALARMS IN THE INDIVIDUAL UNIT. B. SMOKE DETECTORS/ CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR PRIMARY POWER FROM THE BUILDING WIRING (HARD WIRED) AND SHALL BE EQUIPPED WITH A BATTERY BACK-UP. 4. DUCTS MUST BE SEALED AND FIELD VERIFIED BY A "HERS" CERTIFIED SPECIAL INSPECTOR. 5. ALL R-6 FLEX DUCT AND RECTANGULAR AS NEEDED PER PLAN WRAPPED TO R6 INSULATION VALUES. 6. UNVENTED GAS LOG HEATERS SHALL NOT BE USED IN A FACTORY BUILT FIREPLACE UNLESS THE FIREPLACE SYSTEM HAS BEEN SPECIFICALLY TESTED, LISTED FOR SUCH USE PER UL127 AND CRC 1004.4 MECHANICAL LEGEND FEXHAUST FAN SDOSMOKE / CARBON MONOXIDE DETECTOR CM UL 2034/2075 ALARMS ROUND DUCT UNDER FLOOR FRAMING ROUND DUCT WHOLE BUILDING VENTILATION SYSTEM SUMMARY ALL LOW-RISE RESIDENTIAL BUILDING ARE REQUIRED TO HAVE A VENTILATION SYSTEM AND SATISFY OTHER REQUIREMENTS TO ACHIEVE ACCEPTABLE INDOOR AIR QUALITY (IAQ). THE ENERGY COMMISSION ADOPTED THE REQUIREMENTS OF ASHRAE STANDARD 62.2-2007, EXCEPT THAT OPENING AND CLOSING WINDOWS (ALTHOUGH PERMITTED BY ASHRAE) IS NOT AN ACCEPTABLE OPTION FOR PROVIDING WHOLE -BUILDING VENTILATION IN CALIFORNIA. THE FOLLOWING BULLET POINTS SUMMARIZE THE KEY REQUIREMENTS FOR MOST RESIDENCE: 1. A WHOLE BUILDING MECHANICAL VENTILATION SYSTEM SHALL BE PROVIDED. 2. KITCHENS AND BATHROOMS SHALL HAVE LOCAL EXHAUST SYSTEMS VENTED TO THE OUTDOORS. 3. CLOTHES DRYERS SHALL BE VENTED TO THE OUTDOORS. 4. VENTILATION AIR SHALL COME FROM OUTDOORS AND SHALL NOT BE TRANSFERRED FROM THE ADJACENT DWELLING UNITS, GARAGES OR CRAWL SPACES. 5. VENTILATION SYSTEM CONTROLS SHALL BE LABELED AND THE HOME OWNER SHALL BE PROVIDED WITH INSTRUCTIONS ON HOW TO OPERATE THE SYSTEM. 6. COMBUSTION APPLIANCES SHALL BE PROPERLY VENTED AND AIR SYSTEMS SHALL BE DESIGNED TO PREVENT BACK DRAFTING. 7. THE WALL AND OPENINGS BETWEEN THE HOUSE AND THE GARAGE SHALL BE SEALED. 8. HABITABLE ROOMS SHALL HAVE WINDOWS WITH A VENTILATION AREA OF AT LEAST 4% OF THE FLOOR AREA. 9. MECHANICAL SYSTEMS INCLUDING HEATING AND AIR CONDITIONING SYSTEMS THAT APPLY AIR TO HABITABLE SPACES SHALL HAVE MERV 6 FILTERS OR BETTER. '0. AIR INLET (NOT EXHAUST) SHALL BE LOCATED AWAY FROM KNOWN CONTAMINANTS. 11. AIR MOVING EQUIPMENT USED TO MEET EITHER THE WHOLE BUILDING VENTILATION REQUIREMENTS OR THE LOCAL VENTILATION EXHAUST REQUIREMENT SHALL BE RATED IN TERMS OF AIRFLOW AND SOUND: A. ALL CONTINUOUSLY OPERATING FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE. B. INTERMITTENTLY OPERATED WHOLE BUILDING VENTILATION FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE. C. INTERMITTENTLY OPERATED LOCAL EXHAUST FANS SHALL BE RATED AT A MAXIMUM OF 3.0 SONE. D. REMOTELY OPERATED AIR -MOVING EQUIPMENT (MOUNTED OUTSIDE OF HABITABLE SPACES) NEED TO MEET SOUND REQUIREMENTS IF THERE IS AT LEAST 4 FEET OF DUCTWORK BETWEEN THE FAN AND THE INTAKE GRILL. 12. A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 100 CFM IS REQUIRED FOR THE KITCHEN RANGE HOOD AND A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 50 CFM IS REQUIRED FOR THE BATH FAN. MINIMUM WHOLE BUILDING MECHANICAL VENTILATION (THE FOLLOWING INFORMATION AND CALCULATIONS ARE PER ASHRAE 62.2 RESIDENTIAL INDOOR AIR QUALITY AND MECHANICAL VENTILATION REPORT - REFER TO REPORT FOR MORE INFORMATION) CONTINUOUS VENTILATION CALCULATION: (MIN. AIRFLOW MEASURED @ 0.25" FOR CONTINUOUS OPERATION) (CFA / 100) + 7.5 (# OF BEDROOMS + 1) = VENTILATION RATE (MINIMUM CFM @ 0.25") REQUIRED: HOUSE VENTILATION RATE (CFM) = 2,629 / 100 + 7.5 x 4+1) = cfm 26.33 + 37.5 = 63.83 cfm BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e rIGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 @expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: PROJECT DESIGNER DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE: SHEET TITLE: MECHANICAL I! I No 18010 18010-PLN-MECH LAYOUT PLANS SHEET NUMBER: Main Level - Mechanical Layout Plan SCALE: 1/4" = V-0" A701 PLOT REFERENCE DATE: 01-25-19 S9 O u7 N O (0 E Z3 0 uM 2x6 2x6 Third Level - Reflected Ceiling Plan 4x6 4x6 4x6 Actual 2x6 Actual 2x6 Actual SCALE: 1/4" = V-0" Second Level - Reflected Ceiling Plan /, SCALE: 1/4" = V-0" 1x6 REFLECTED CEILING PLAN KEY NOTES Fx-xl SYMBOL 1 DRYWALL CEILING 2 PLASTER FINISH CEILING 3 T&G SHEATHING 4 T&G ROOF SHEATHING 5 EXPOSED RAFTER TAIL 6 EXPOSED WOOD RAFTER 7 EXPOSED WOOD BEAM 8 EXPOSED WOOD POST 9 APPLIED WOOD BEAM 10 WOOD WRAPPED FLOOR BEAM 11 WOOD WRAPPED BEAM 12 WOOD WRAPPED STEEL BEAM 13 DOOR OPENING 14 WINDOW OPENING 15 GARAGE DOOR OPENING 16 FIREPLACE OPENING 17 CASED OPENING 18 PLASTER OPENING BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e rIGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: PROJECT DESIGNER DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE: SHEET TITLE: REFLECTED 18010 18010 -PLN -FLOOR CEILING PLANS SHEET NUMBER: Main Level - Reflected Ceiling Plan SCALE: 1/4" = -0" A801 PLOT REFERENCE DATE: 01-25-19 40 rn N O E U) ry 0 U Third level Covered Deck "E" = 284 sq.ft 0 M N 14'-0" 3'-102" Third level Living sq.ft Third Open "F" = level Deck 468 sq.ft Side Yard 1 3' 14'-0" 3'-102" 16'-9" 4'-6" 1 5'-10" T-8" 14'-0" Total "C"=310 Third level Living sq.ft Total Level "B" = Second Living 11342 sq.ft Side Yard 1 3' � 5 E I -1 Maximum Height: I 0 ,X� i I 1 " 5-1 '- 253 Development Standards R-1 Zone WIT'_ s .f Site Area 2,250 Sq. Ft. �N Ft. MAXIMUM FLOOR AREA LIMIT: 0000 I------ - -------------------- I I I I I I I I I I I I I I I I I I I I 1 3'-10 1/2" x 4'-1" C4 = 16 sq.ft 0E12 �_ �� �_ 1/2 ' 12'-3" x 3'-10" M 1 19 sq.ft C3 = 47 sq.ft ---------- o0 00 5'-9" 12'-3" 4'-0" x 6'-1" a 7 C2 = 24 sq.ft UUU�UUU ,I �' 1 �� �---y 14'-0" � 0 0 x 15 -11 C1 = 223 sq.ft a 7-o- � UUU�UUU _ o ❑❑--------------------------------- 000 ❑ 00 Buildable Area 1,560 x 2 = 3,120 Sq. Ft. Maximum Upper Level 1,560 x 20% _ Building Area 312 Sq. Ft. Total Second Level Deck Area: "x 12 '- sq.ft 253 Sq. Ft. E2: 19 Sq. Ft. E3: I I I Total Third Level Covered Deck Area: 284 Sq. Ft. BO 21 Sq. Ft. F2: 22 Sq. Ft. - x- 26 Sq. Ft. F4: F4 = 399 sq.ft Total Third Level Open Deck Area: 468 Sq. Ft. G1: 398 Sq. Ft. G2: 3 Sq. Ft. G3: 22 Sq. Ft. G4: 27 Sq. Ft. Total Garage r I 1 � - I -I I 450 Sq. Ft. H1: 88 Sq. Ft. H2: o Total Open Space Area: 234 Sq. Ft. _ LO - 16'-9" 4'-6" 1 5'-10" T-8" 14'-0" Total "C"=310 Third level Living sq.ft Total Level "B" = Second Living 11342 sq.ft 4'-6" x 5'-9" 5'-10" x 3'-9" 3'-8" x 5'-9" F3 = 26 sq.ft F2 = 22 sq.ft F1 = 21 sq.ft Third Level - Overlay Plan SCALE: 1/4" = 1'-0" Second Level Open Space H2 = 146 sq.ft Total Open Space Area "H" = 234 sq 6'-2" x 20'-10 1 D1 = 128.7 sq. 1'-0" x 17'-8" D2 = 17.6 sq.ft 2'-6" x 20'-0" D3 = 50 sq.ft Second Lev( Deck Area "D" = 196 sq 25'-52" 16-12" 17'-6" Second Level - Overlay Plan 0 co N Total Main Level Living "A" = 977 sq.ft First Level - Overlay Plan 16'-8" 4'-0" 15'-12" 6'-82" 4'-3" 17'-0" SCALE: 1/4" = 1'-0" Total Open Space Area "H" = 248 sq.ft Total Garage Area "G" = 450 sq.ft SCALE: 1/4" = 1'-0" Plannina Criteria Setbacks Front 5' Total Level "B" = Second Living 11342 sq.ft Side Yard 1 3' SCALE: 1/4" = 1'-0" Total Open Space Area "H" = 248 sq.ft Total Garage Area "G" = 450 sq.ft SCALE: 1/4" = 1'-0" Plannina Criteria Setbacks Front 5' Rear 5' Side Yard 1 3' Side Yard 2 3' Maximum Height: 110 Sq. Ft. Flat Roof (less than 3:12 pitch) 24' Pitched Roof (greater than 3:12 pitch) 29' Development Standards R-1 Zone FAR: Open Roof Terrace Site Area 2,250 Sq. Ft. Buildable Area 11560 Sq. Ft. MAXIMUM FLOOR AREA LIMIT: D1: Buildable Area 1,560 x 2 = 3,120 Sq. Ft. Maximum Upper Level 1,560 x 20% _ Building Area 312 Sq. Ft. OPEN SPACE REQUIREMENTS: Open Space 1,560 x 15% _ Requirement 234 Sq. Ft. Open Space Entry Court (Main Level) 88 Sq. Ft. Porch (Second Level) 146 Sq. Ft. Proposed Open Space 234 Sq. Ft. PARKING REQUIREMENTS 2 Car off Street Parking Minimum Minimum Interior dimensions for Parking spaces in residential zoning for a lot width 30'-0" feet or less is 17'-6"x19'-0" (20.40) City of Newport Beach Area Tabulation Living Area: Main Level Living Second Level Living Third Level Living 977 Sq. Ft. 1,342 Sq. Ft. 310 Sq. Ft. Total Living 2,629 Sq. Ft. 2 Car Garage 450 Sq. Ft. Total Building 3,079 Sq. Ft. Second Level 110 Sq. Ft. Master Bedroom Porch 196 Sq. Ft. Third Level 977 Sq. Ft. Covered Outdoor Terrace 284 Sq. Ft. Open Roof Terrace 468 Sq. Ft. Area OverlavTabulation Al: 397 Sq. Ft. A2: 89 Sq. Ft. A3: 361 Sq. Ft. A4: 20 Sq. Ft. A5: 110 Sq. Ft. Total Main level 223 Sq. Ft. Area: 977 Sq. Ft. B1: 607 Sq. Ft. 132: 318 Sq. Ft. B3: 417 Sq. Ft. Total Second Level 18010 Area: 1,342 Sq. Ft. Cl: 223 Sq. Ft. C2: 24 Sq. Ft. C3: 47 Sq. Ft. C4: 16 Sq. Ft. Total Third Level Area: 310 Sq. Ft. D1: 128.7 Sq. Ft. D2: 17.6 Sq. Ft. D3: 50 Sq. Ft. Total Second Level Deck Area: 196 Sq. Ft. E1: 253 Sq. Ft. E2: 19 Sq. Ft. E3: 12 Sq. Ft. Total Third Level Covered Deck Area: 284 Sq. Ft. F1: 21 Sq. Ft. F2: 22 Sq. Ft. F3: 26 Sq. Ft. F4: 399 Sq. Ft. Total Third Level Open Deck Area: 468 Sq. Ft. G1: 398 Sq. Ft. G2: 3 Sq. Ft. G3: 22 Sq. Ft. G4: 27 Sq. Ft. Total Garage Area: 450 Sq. Ft. H1: 88 Sq. Ft. H2: 146 Sq. Ft. Total Open Space Area: 234 Sq. Ft. Hatchina Leaend Hatching Indicates Living Area Hatching Indicates Open Deck Area Hatching Indicates Covered Deck Area Hatching Indicates Garage Area Hatching Indicates Open Space Area BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r l t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010 -PLN -AREA SHEET TITLE: OVERLAY PLANS SHEET NUMBER: A9.1 PLOT REFERENCE DATE: 01-25-19 rn N O E U) In 0 U BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e rIGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: PROJECT DESIGNER DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE: SHEET TITLE: 18010 18010 -PLN -DETAILS ARCHITECTURAL DETAILS SHEET NUMBER: D-1.1 PLOT REFERENCE DATE: 01-25-19 4 rn N O E 07 d) Iffi, SLATE TILE ROOFING, INSTALL IN ACCORDANCE WITH MANUF. SPECS FELT UNDERLAYMENT ROOF FRAMING PER STRUCTURAL PLYWOOD SHEATHING 2x6 T&G STARTER BOARD - FLUSH W/ SHEATHING 4 x 6 TAILS SCABBED s 12 TO ROOF FRAMING \ / \ (ACTUAL FINISH 3 DIMENSION) L \ CONTINUOUS COPPER s EDGE STRIP I N DECORATIVE WOOD BEAM MAY OCCUR 5" DIA. HALF ROUND CEILING JOIST 1'-6" COPPER GUTTER INTERIOR FINISH I, MATERIAL I °: EXT. PLASTER OVER CORROSION RESISTANT METAL LATH OVER 60 MIN. GRADE "D" BLDG. PAPER NOTE: FOR WALLS LOCATED WITHIN 3' FROM PROPERTY LINE: PROVIDE FIREBLOCKING FROM w WALL TOP PLATE TO THE 0 O UNDERSIDE OF ROOF SHEATHING K SCALE 1-1/2" = V-0" 22 12 EAVE 2 2'-10" 5-10" 1'-01/2" 9 1'-01/2" 1'-8" 10" 10" 10" 1'-8" 001N SLATE TILE ROOFING, INSTALL IN ACCORDANCE TOTAL OPEN AREA 1 1/2" WITH MANUF. SPECS 900 SQ. IN. - (4 OPENINGS) FELT UNDERLAYMENT TOTAL OPEN AREA 2x6 T&G STARTER 450 SQ. IN. BOARD - FLUSH W/ (2 SIDES) SHEATHING \ 4 x 6 EXPOSED ROOF RAFTER (ACTUAL 12 FINISH DIMENSION) 3 s CONTINUOUS COPPER \ EDGE STRIP STONE PAVER OVER I MORTAR BASE TYP. a 0 SHROUD OPENING TYP. I WITH MIRE MESH AT 7._ �'. co EACH SIDE, REFER TO I I. EXTERIOR ELEVATIONS CHIMNEY CAP I - \ J N BY FIREPLACE MFR. 8„ SHEET METAL FRAME 77. 5" DIA. HALF ROUND 1'-6" COPPER GUTTER STORM COLLAR 440— BY FIREPLACE MFR. EXT. PLASTER OVER SLOPE STONE PAVER OVER CORROSION RESISTANT MORTAR BASE TYP. METAL LATH OVER 60 MIN. GRADE "D" BLDG. PAPER FULLY ADHERED SELF ". SEALING ELASTOMERIC 4" MEMBRANE NOTE: MIN. PLYWOOD SHEATHING ALL AROUND FOR WALLS LOCATED WITHIN 3' METAL CHIMNEY FROM PROPERTY LINE: I' BY FIREPLACE MFR. I` 7/8" EXTERIOR PLASTER OVER PROVIDE FIREBLOCKING FROM z CORROSION RESISTANT WALL TOP PLATE TO THE METAL LATH OVER 60 MIN. UNDERSIDE OF ROOF SHEATHING GRADED' BLDG. PAPER o SCALE 1-1/2" = V-0" SCALE 1-1/2" = V-0" CHIMNEY CAP 24 14 EAVE 4 SLATE SHINGLE ROOFING, SLATE SHINGLE ROOFING, INSTALL IN ACCORDANCE INSTALL IN ACCORDANCE WITH MANUFACTURER WITH MANUFACTURER SPECIFICATIONS SPECIFICATIONS FELT UNDERLAYMENT FELT UNDERLAYMENT 2x6 T&G ROOF SHEATHING PLYWOOD SHEATHING COPPER RAKE FLASHING COPPER RAKE FLASHING — — — — — — — — — — — — — — — — — — INSTALL IN ACCORDANCE — — — — — — — INSTALL IN ACCORDANCE WITH MANUFACTURER N WITH MANUFACTURER >I I SPECIFICATIONS I .: SPECIFICATIONS I ROOF FRAMING I' I; I 4x6 RAFTER I (ACTUAL FINISH I:... DIMENSION) I'; I STUCCO STOP I'.. STUCCO OVER I I - GRADE "D" BUILDING PAPER I._. STUCCO OVER GRADE "D" BUILDING PAPER 4x6 EXPOSED ROOF 8 RAFTER (ACTUAL 8 Q FINISH DIMENSION) o SCALE 1-1/2" = V-0" SCALE 1-1/2" = V-0" 30 25 RAKE 15 RAKE 5 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e rIGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: PROJECT DESIGNER DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE: SHEET TITLE: 18010 18010 -PLN -DETAILS ARCHITECTURAL DETAILS SHEET NUMBER: D-1.1 PLOT REFERENCE DATE: 01-25-19 4 rn N O E 07 d) Iffi, BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r I t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: PROJECT DESIGNER DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE: SHEET TITLE: 18010 18010 -PLN -DETAILS ARCHITECTURAL DETAILS SHEET NUMBER: D-1.2 PLOT REFERENCE DATE: 01-25-19 43 rn N O E 07 d) Iffi, OVERLAPPING SLATE SHINGLE RIDGE CAP FIRE TEST: C.B.C. TABLE 721.1(2) ITEM 15-1.3 SLATE TILE ROOFING, SOUND TEST: NOT APPLICABLE I INSTALL IN EXTERIOR PLASTER OVER ACCORDANCE WITH FRAMING: 2x4 MIN. WOOD STUDS AT 16" O.C. I'' CORROSION RESISTANT MANUF. SPECS MAX. PER STRUCTURAL DRAWINGS. SEE I. METAL LATH OVER 60 MIN. STRUCTURAL DRAWINGS FOR SHEAR PANEL GRADE "D" BLDG. PAPER UNDERLAYMENT STUCCO OVER AND OTHER STRUCTURAL REQUIREMENTS. I: CORROSION BLDG. PAPER Z -BAR FLASHINGRES. 4" I 1x6 T&G ROOF SHEATHING EXTERIOR FINISH MATERIAL: 7/8" PORTLAND " 1 CEMENT PLASTER. PLASTER MIX 1:4 FOR 1x6 CONT. 2" MIN '\ INSULATION SCRATCH COAT AND 1:5 FOR BROWN COAT, BY \ VOLUME, CEMENT TO SAND. CANT STRIP ,. 46 EXPOSED ROOF INSULATION: R-11 BATT. I RAFTER, REFER TO WOOD STUDS BUILT UP ROOFING STRUCTURAL FOR CONCEALED INTERIOR FINISH MATERIAL: ONE LAYER 5/8" J I CONNECTION TYPE -X GYPSUM WALLBOARD APPLIED Z UNDERLAYMENT VERTICALLY OR HORIZONTALLY NAILED WITH 6d SLOPE COOLER OR WALLBOARD NAILS AT 7" O.C. WITH N PER PLAN 5/8" TYPE—X END JOINTS ON NAILING MEMBERS. STAGGER � � — — — — — — — — — — GYP. BD. JOINTS EACH SIDE. — — — — — — — — — — — — — — 6x14 EXPOSED WOOD RIDGE NOTE: USE WATER RESISTANT, FIRE CODE C GYPSUM BOARD IN LIEU OF SPECIFIED GYPSUM ROOF FRAMING o BOARD FACE LAYER UNDER PRE -FABRICATED REFER TO STRUCTURAL FIBERGLASS SHOWER OR BATHTUB UNITS. LL DRAWINGS o o Q � S SCALE 1-1/2" = V-0" SCALE 1-1/2" = V-0" 26 21 16 ONE HOUR EXTERIOR WALL 11 ROOF TO WALL 6 RIDGE / HIP 1 OVERLAPPING SLATE SHINGLE RIDGE CAP EXTERIOR PLASTER OVER 60 MIN. GRADE D BLDG. PAPER SLATE TILE ROOFING, INSTALL IN I: ACCORDANCE WITH ?. CORROSION RES. 1„ MANUF. SPECS Z -BAR FLASHING ---> 2" MIN I" UNDERLAYMENT 1x6 CONT. CORROSION RESISTANT ROOF SHEATHING FLASHING \ SLATE ROOFING REFER TO ROOF PLAN I' UNDERLAYMENT CONT. tA TO TOP OF 1x z_ ROOF SHTG. ROOF FRAMING, REFER ci TO STRUCTURAL C DRAWINGS 8" MIN. RADIANT BARRIER 3 REFER TO TITLE 24 w SPECIFICATIONS FOR o INSTALLATION METHOD � o 0 SCALE 1-1/2" = V-0" SCALE 1-1/2" = V-0" 27 22 17 12 RAKE TO WALL 7 RIDGE / HIP 2 CORROSION RESISTANT VALLEY FLASHING 36" WIDE FELT UNDERLAYMENT CORROSION RESISTANT METAL CLEATS SLATE SHINGLES INSTALL IN ACCORDANCE PER TILE MFR. W/ MANUFACTURER SPECS UNDERLAYMENT PER MFGR SPECS. ROOF SHT'G v MAN 12, o ROOF FRAMING - SEE STRUCT. 0 SCALE 1-1/2" = V-0" 28 23 18 8 VALLEY 3 op EXT. PLASTER OVER GRADE "D" BUILDING PAPER .. CORROSION RESISTANT SADDLE FLASHING PENETRATIONS OF I; FLASH'G NOT PERMITTED SWEAT SHEET AS I REQ. BY MFGR. . 1/2" MIN. PLYWD. SADDLE SLOPE 1/2":12" MIN. SLATE ROOFING �,.. FELT UNDERLAYMENT MFGR SPECS. CORR. RES. I Z -BAR FLASHING ONT. 2x4 CONT.- 1 2x 2x CONT. M� Cf)12 a LU m Q LL 0 0 ROOF FRAMING - SEE STRUCT. VARIES 0. SCALE 1-1/2" = V-0" 29 24 19 14 9 SADDLE / CRICKET 4 NOTES: 1. STEEL CLAMPING RINGS SHALL BE USED ON ALL 3. AFTER COMPLETE INSTALLATION OF THE ROOFING SYSTEM, ROOF AND OVERFLOW DRAINS. CONTRACTOR SHALL INSPECT AND TEST ALL ROOF DRAINS TO ASSURE THAT NO CLOGGING OF THE DRAINAGE SYSTEM 2. IF THE DRAIN SUMP IS RECESSED BELOW THE DECK IS PRESENT. THE ROOF DRAIN LEADER SHOULD BE IN SUCH MORE THAN FOUR INCHES, PLYWOOD OR WOOD CANT STRIP CONDITION THAT THE FULL DIAMETER OF THE DRAIN LEADER SHALL BE INSTALLED TO MEET FLUSH WITH THE TOP OF THE IS CLEAR. SUMP. THE PLYWOOD CANT SHALL BE INSTALLED AT A 45 DEGREE ANGLE, WITH THE TOP AND BOTTOM EDGES MITERED TO FIT FLUSH WITH THE SUBSTRATE. BUILT-UP ROOFING (SEE TYPICAL SECTION) 5" MIN 8" MINIMUM 5" MIN I � � (V OVERFLOW ROOF ROOF DRAIN ASSEMBLY DRAIN ASSEMBLY 4# LEAD FLASHING SHEET - SET INTO RPPF CEMENT OVER THE INSTALLED INTERPLY FELTS PLYWOOD DECK 4 FIBER CANT STRIP TO MATCH HEIGHT OF SUMP 0 a .o SCALE 3" = V-0" 30 25 20 15 ROOF DRAIN - PRIMARY AND OVERFLOW 5 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r I t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: PROJECT DESIGNER DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE: SHEET TITLE: 18010 18010 -PLN -DETAILS ARCHITECTURAL DETAILS SHEET NUMBER: D-1.2 PLOT REFERENCE DATE: 01-25-19 43 rn N O E 07 d) Iffi, BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e rIGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010 -PLN -DETAILS SHEET TITLE: ARCHITECTURAL DETAILS SHEET NUMBER: D-2.1 PLOT REFERENCE DATE: 01-25-19 44 rn N 0 c0 } E U) N 0 U 7/8" EXTERIOR PLASTER ff ,, /`•`-' OVER CORROSION PLYWOOD SHEATHING r RESISTANT METAL LATH WHERE OCCURS - SEE OVER 60 MIN. GRADED' STRUCTURAL BLDG. PAPER DRAWINGS 7/8" EXTERIOR PLASTER WALL INSULATION PER OVER CORROSION TITLE -24 RESISTANT METAL LATH OVER 60 MIN. GRADE 'D' I. BLDG. PAPER 12" FUTURE FLASH, 6" VAPOR BARRIER SEE MIN. OVERLAP 25/D2.1 FOR DETAILS WALL FRAMING - SEE STRUCTURAL DWGS. HEADER �7 I'.:'_ WINDOW FRAME JAMB BEYOND WINDOW FRAME 4 y 0 o NOTE: REFER TO DETAIL 25 / D2.1 FOR FLASHING AND 3 BUILDING PAPER INSTALLATION REQUIREMENTS SCALE: 3" = V-0" SCALE 3" = 1'-0" 26 21 16 11 STEEL WINDOW HEAD 6 WINDOW HEAD 1 7/8" EXTERIOR PLASTER OVER CORROSION PLYWOOD SHEATHING RESISTANT METAL LATH WHERE OCCURS -SEE OVER 60 MIN. GRADE 'D' STRUCTURAL ., ,. BLDG. PAPER DRAWINGS 7/8" EXTERIOR PLASTER WALL INSULATION PER OVER CORROSION TITLE -24 RESISTANT METAL LATH OVER 60 MIN. GRADE 'D' BLDG. PAPER VAPOR BARRIER SEE 12" FUTURE FLASH, 6" _ 25/D2.1 FOR DETAILS MIN. OVERLAP WALL FRAMING - SEE :=.. KING STUD STRUCTURAL DWGS. TRIMMER WINDOW FRAME SILL BEYOND WINDOW FRAME � 5 a NOTE: REFER TO DETAIL 25 / D2.1 FOR FLASHING AND 3 3 BUILDING PAPER INSTALLATION REQUIREMENTS - SCALE: 3" = 1'-0" SCALE 3" = 1'-0" 27 22 17 12 STEEL WINDOW JAMB 7 WINDOW JAMB 2 JAMB BEYOND WINDOW FRAME WALL FRAMING - SEE STRUCTURAL DWGS. 12" FUTURE FLASH, 6" MIN. OVERLAP 7/8" EXTERIOR PLASTER OVER CORROSION RESISTANT METAL LATH OVER 60 MIN. GRADE 'D' BLDG. PAPER PLYWOOD SHEATHING WHERE OCCURS - SEE STRUCTURAL DRAWINGS 5 NOTE: REFER TO DETAIL 25 / D2.1 FOR FLASHING AND 3 BUILDING PAPER INSTALLATION REQUIREMENTS SCALE 3" = 1'-0" 28 23 18 13 8 WINDOW SILL 3 SILL BEYOND WINDOW FRAME io 7/8" EXTERIOR PLASTER OVER CORROSION RESISTANT METAL LATH OVER 60 MIN. GRADE 'D' BLDG. PAPER X X 2 2 12" FUTURE FLASH, 6" MIN. OVERLAP 10" WALL FRAMING - SEE STRUCTURAL DWGS. I � •I WINDOW FRAME SILL BEYOND STEP 1 STEP 2 STEP 3 5 g NOTE: REFER TO DETAIL 25 / D2.1 FOR FLASHING AND BUILDING PAPER INSTALLATION REQUIREMENTS SCALE 3" = 1'-0" 19 14 9 WINDOW MULLION 4 STEP 1 INSTALL 9" MOISTOP SILL FLASHING STEP 2 INSTALL 9" MOISTOP _ JAMB FLASHING cn STEP 3 SEAL BETWEEN FRAME, 3 / /FLANGE � 3" MIN. AND MO INSTALL WINDOW AND AND `{J ALL NAILHEADS WI 4 4 TOP -900 STEP 4 INSTALL 6" MOISTOP JAMB FLASHING STEP 5 INSTALL 12" MOISTOP 2 � 2 Z 2 � n HEAD FLASHING L M STEP 6 APPLY BUILDING PAPER STEP 4 STEP 5 IN WEATHERBOARD FASHION NOTE: THIS DETAIL APPLIES TO ALL PENETRATION: SEE EXTERIOR o ELEVATIONS FOR STUCCO, WOOD TRIM OR OTHER FINISH. z SCALE 3" = 1'-0" VAPOR BARRIER AT WINDOWS 25 20 15 10 5 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r i t n e rIGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 18010 PROJECT CAD FILE: 18010 -PLN -DETAILS SHEET TITLE: ARCHITECTURAL DETAILS SHEET NUMBER: D-2.1 PLOT REFERENCE DATE: 01-25-19 44 rn N 0 c0 } E U) N 0 U BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: ritnerGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: PROJECT DESIGNER DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE: SHEET TITLE: 18010 18010 -PLN -DETAILS ARCHITECTURAL DETAILS SHEET NUMBER: D-3.1 PLOT REFERENCE DATE: 01-25-19 415 rn N O E 07 d) Iffi, PLYWOOD SHEATHING WHERE OCCURS -SEE 7/8" EXTERIOR PLASTER STRUCTURAL OVER CORROSION DRAWINGS RESISTANT METAL LATH GRADED' BUILDING OVER 60 MIN. GRADED' PAPER BLDG.PAPER WALL FRAMING - SEE STRUCTURAL DWGS. k:..: HEADER EXTERIOR PLASTER FINISH X X VAPOR BARRIER VAPOR BARRIER SEE 29/D3.1 FOR DETAILS 1 EDGE OF WALL BEYOND DOOR FRAME DOOR FRAME f 0 0 NOTE: W REFER TO DETAIL 29/D3.1 FOR FLASHING AND SCALE: 3" = V-0" BUILDING PAPER INSTALLATION REQUIREMENTS SCALE 3" = V-0" 21 16 STEEL RECESSED DOOR HEAD 11 6 DOOR HEAD 1 7/8" EXTERIOR PLASTER STEP 1 OVER CORROSION PLYWOOD SHEATHING RESISTANT METAL LATH WHERE OCCURS -SEE OVER 60 MIN. GRADED' STRUCTURAL BLDG. PAPER DRAWINGS GRADED' BUILDING PAPER CID WALL FRAMING - SEE VAPOR BARRIER SEE STRUCTURAL DWGS. 29/D3.1 FOR DETAILS EXTERIOR PLASTER 2 k. ;. KING STUD VAPOR BARRIER TRIMMER �I 1 DOOR FRAME 1 1 DOOR FRAME N Q Q NOTE: 2 2 REFER TO DETAIL 29/D3.1 FOR FLASHING AND BUILDING SCALE: 3" = V-0" PAPER INSTALLATION REQUIREMENTS SCALE 3" = V-0" 22 17 STEEL RECESSED DOOR JAMB 12 7 DOORJAMB 2 BACKER ROD & BACKER ROD & SEALANT SEALANT INSWING STEEL DOOR FRAME DOOR FRAME STONE THRESHOLD STONE THRESHOLD OVER MORTAR BED OVER MORTAR BED FINISH FLOOR ASSEMBLY FINISH FLOOR ASSEMBLY N STEP 2 SIN IF HARDSCAPE HARDSCAPE < a SLAB, REFER TO STRUCTURAL DRAWINGS G.I. PAN FLASHING 4 G.I. PAN FLASHING 3" MIN. 4 4 Q a 4 _70 4 4 ELASTOMERIC WATERPROOF I p ELASTOMERIC WATERPROOF 2-/a MEMBRANE a MEMBRANE a 4 COPPER FLASHING a 4 COPPER FLASHING 4 4 D Q 4 Q APPLY BEAD OF SEALANT Q APPLY BEAD OF SEALANT o AT BOTTOM OF COPPER AT BOTTOM OF COPPER FLASHING FLASHING a 1 1 SCALE 3" = 1'-0" SCALE 3" = V-0" 23 18 STEEL DOOR THRESHOLD 13 8 DOOR THRESHOLD 3 BACKER ROD & SEALANT GYP. BD. INSWING STEEL DOOR FRAME DOOR FRAME STONE THRESHOLD STONE THRESHOLD OVER MORTAR BED OVER MORTAR BED 2x FRAMING N FINISH FLOOR ASSEMBLY FINISH FLOOR ASSEMBLY FLOOR SHEATHING STUCCO OVER COR. RES.METAL LATH — OVER 60 MIN. GRADE "D" BLDG 4 STEP 3 PAPER 3x P.T.D.F. SILL PLATE VAPOR BARRIER f3' _ HEADER HARDSCAPE4 FLOOR FRAMING, REFER TO G.I. PAN FLASHING STRUCTURAL DRAWINGS PLYWOOD SPACER a 4 L ELASTOMERIC WATERPROOF G.I. PAN FLASHING a MEMBRANE STEP 1 STEP 2 STEP 3 STEP 4 ELASTOMERIC WATERPROOF INSTALL 9" MOISTOP INSTALL STUCCO STOP INSTALL 9" MOISTOP APPLY BUILDING PAPER a MEMBRANE JAMB FLASHING OR J -MOLD HEAD FLASHING IN WEATHERBOARD FASHION CORROSION RESISTANT "J" p 4 COPPER FLASHING SCREED Q FULLY ADHERED ELASTOMERIC MOISTOP PRODUCTS BY FORTIFIBER BUILDING PRODUCTS SYSTEMS ! MEMBRANE VINYL WEATHER a STRIPPING SET IN WOOD Q a APPLY BEAD OF SEALANT PAVER TILE OVER BLOCK a AT BOTTOM OF COPPER MORTAR BED a FLASHING a SECTIONAL DOOR 0 4 o 0 a 0 SCALE 3" = V-0" 08026-DR-FLSHG-VAPOR-01 SCALE: 3" = 1'-0" SCALE 3" = 1'-0" SCALE 3" = V-0" VAPOR BARRIER AT DOORS 29 RECESSED GARAGE DOOR HEAD 24 19 STEEL DOOR THRESHOLD 14 9 DOOR THRESHOLD 4 GYP. BD. WALL BEYOND 2x FRAMING CURB BEYOND STUCCO OVER COR. RES.METAL LATH OVER 60 MIN. GRADE "D" BLDG PAPER SLOPE TO >< >< op VAPOR BARRIER DRAIN DECOMPOSED k GRANITE, SEE d LANDSCAPE PLYWOOD SPACER d DRAWINGS ° d FSSLAB °d 00000000000(° 00 00 00 00 CORROSION RESISTANT ° C dd000000000000( ° "J" SCREED O ° d ° 00000 0O 0 0 ° ° a d d a a d ...•;, . • ,:: ;,.; ".., VINYL WEATHER ° a " d d ° ° , STRIPPING SET IN WOOD ° BLOCK Q ° _ v- d° 4 ° d d ° ° o ° ° ° d _ III—I I I=I 11= a SECTIONAL DOOR a SCALE: 3" = V-0"SCALE: 3" = V-0" GARAGE APRON 30 RECESSED GARAGE DOOR JAMB 25 20 15 10 5 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: ritnerGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: PROJECT DESIGNER DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE: SHEET TITLE: 18010 18010 -PLN -DETAILS ARCHITECTURAL DETAILS SHEET NUMBER: D-3.1 PLOT REFERENCE DATE: 01-25-19 415 rn N O E 07 d) Iffi, BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r I t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: PROJECT DESIGNER DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE: SHEET TITLE: 18010 18010 -PLN -DETAILS ARCHITECTURAL DETAILS SHEET NUMBER: D-4.1 PLOT REFERENCE DATE: 01-25-19 40 rn N O (0 E 07 d) Iffi, RUN 10" MIN. 1-1/8" PLYWOOD TREADS TYP. 1" Q 01 w� co r- x� �A- 518" PLYWOOD RISERS TYP. 3-2x12 STRINGERS U p (D EXTERIOR PLASTER LU �:.:' .; : FINISH 2 2x4 P.T.D.F 0SHEAR PANEL AS OCCURS Q 00 U- 2x P.T.D.F. SOLE PLATE W BLDG. PAPER p 0 a CONC.SLAB LU Q 0 ° ELASTOMERIC m a WATER PROOFING LU COPPER FLASHINGSCALE 1-1/2" = 1'-0" F.FL.o F�HARDSCAPE 1x4 P.T.D.F. BLOCKINGSTAIR AT SLAB 21 G.I. STUCCO SCREED W/ WEEP HOLESSUB-FLOOR ° BACKER ROD & PER STRUCTURAL RUN SEALANT 10" MIN. ° EXPANSION JOINT 1-1/8" PLYWOOD TREADS TYP. a ° ° d ° ° ° ° ° ° a APPLY BED OF SEALANT ° a BOTTOM OF COPPER X 1" Q FLASHINGLU _J d co OTd 518" PLYWOOD RISERS TYP. 3-2x12 STRINGERS METAL JOIST THA213 HANGER AT EACH STRINGER BEAM PER STRUCTURAL a 112" GYP. BD. AT WALLS AND CEILING 3 OF USEABLE SPACE a BELOW STAIRS SCALE 1-1/2" = V-0" SCREED AT CONCRETE CURB 27 STAIR AT LANDING 22 RUN 10" MIN. 1-1/8" PLYWOOD TREADS TYP. 1" Q w< CIO �� 518" PLYWOOD RISERS TYP. P 3-2x12 STRINGERS �7 T7777 EXTERIOR PLASTER SUB FLOOR FINISH PER STRUCTURAL .:, -''. BEAM PER STRUCTURAL I .t. LANDING JOIST ' I PER STRUCTURAL o NOTE: 1/2" GYP. BD. SHEAR PANEL AS OCCURS o REFER TO STRUCTURAL AT WALLS AND CEILING g DETAILS FOR CONNECTIONS OF USEABLE SPACE BELOW STAIRS 2x P.T.D.F. SOLE PLATE a SCALE 1-1/2" = 1'-0" STAIR AT LANDING 23 G.I. SCREED WITH Z ° ° WEEP HOLES to ° °d 00 ° d 4 N 5/8" GYP. BD. ad HARDSCAPE 2x STUD FRAMING ° FINISH GRADE 1 1/2" 2" // // / HANDRAIL END SHALL HAVE ROUNDED TERMINATION OR BENDS d° TOP RAIL AS SELECTED r7/,- ° d ° ATTACHED TO CHANNEL ° a d \/ \ ° 1/2" WROUGHT IRON BAR WITH BACK PLATE Z CO 0 00 z C) o Cl)LLI ~ W 0 m Q NOTE: HANDGRIP TO BE A MAXIMUM OF 2" IN CROSS o 0 SECTION SPACED 1 1/2" FROM WALL AND TO A HEIGHT 34" MIN. AND 38" MAX. FROM TREAD NOSING AND LANDINGS. SCALE 1-1/2" = V-0" SCREED AT GARAGE 29 WALL HANDRAIL 24 4 ELECTRICAL SERVICE DISCONNECT APPROVED SYSTEM GROUNDING CLAMPS IF NEUTRAL BUS IS INSULATED FROM THE SHALL BE ACCESSIBLE NEC 250-68 ENCLOSURE, INSTALL A BONDING JUMPER OR SCREW, PER NEC 250-8, NEC 250-28 GROUND ELECTRODE SHALL BE TERMINATED IN A DRY LOCATION IF RE -BAR USED CONNECTION TO ELECTRODE, SEE NEC FOR THE TYPE AND SIZE OF MATERIAL AND CONNECT GROUNDING ELECTRODE PROTECTION OF THE GROUNDING ELECTRODE CONDUCTOR TO GROUNDING CONDUCTOR. NEC 250-62 FOR MATERIAL, ELECTRODE WITH APPROVED NEC 250-64 FOR INSTALLATION AND NEC GROUND CLAMP. SEE NEC 250-70. L 250-66 FOR SIZE. BOND TO METALLIC COLD WATER CONCRETE ENCASE ELECTRODE SYSTEM PER NEC 250-104 20 FT. OR MORE OF 112" DIAMETER 1. ALL NEW CONSTRUCTION REQUIRES A LIFER SERVICE GROUND IN REINFORCING STEEL OR 43/0 BARE THE FOUNDATION. REQUIREMENTS ARE NOT LESS THAN 20 FEET OF COPPER WIRE IN FOOTING. EITHER 1/2" RE -BAR (INSIDE TERMINAL), #3/0 BARE COPPER WIRE, OR SEE NEC 250-50(C). 3/4" GALVANIZED STEEL CONDUIT INSTALLED CORRECTLY. Q 2. IF THE GROUNDING ELECTRODE SYSTEM CONNECTION IS MADE TO THE INTERIOR WATER PIPING SYSTEM, THEN CONNECTION(S) TO THE EXTERIOR WATER PIPE SHALL BE MADE WITHIN THE FIRST 5 FEET OF 4 THE WATER PIPE ENTRANCE TO THE BUILDING. D a Q 4 Q 3. ELECTRICAL EQUIPMENT AND MATERIAL TO BE LISTED FOR THAT USE. a a 4. SECURE AND ENGRAVED NAMEPLATE TO THE FUSE ENCLOSURE FACE, a i� RELAY FUSES MARKED (MFRS, TYPE OR DESIGNATION), (CONTINUOUS CURRENT RATING), (VOLTAGE RATING), (AMPERAGE INTERRPTING RATING). Q Q 20 FT. MINIMUM 5. USE "T TAP" CONNECTIONS ON ALL MULTI -WIRE CIRCUITS WITH COMMON X NEUTRAL. W 6. SWITCHING CIRCUIT BREAKERS MUST BE U.L. LISTED FOR THAT USE. UFER BAR 25 20 15 10 5 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: r I t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2019 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FLANAGAN RESIDENCE 7006 West Oceanfront Ave. Newport Beach, CA 92663 Lot 4, Block "J" of the Seashore Colony Tract M.M. 7/25 TELEPHONE: FAX: PROJECT MANAGER: PROJECT DESIGNER DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE: SHEET TITLE: 18010 18010 -PLN -DETAILS ARCHITECTURAL DETAILS SHEET NUMBER: D-4.1 PLOT REFERENCE DATE: 01-25-19 40 rn N O (0 E 07 d) Iffi, GRADING NOTES: 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE. EROSION CONTROL 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15. 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. 4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. REQUIRED INSPECTIONS 1. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 2. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB -GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. GRADING FILLS/CUTS PRECISE GRADING PLAN 7006 W. OCEANFRONT NEWPORT BEACH, CALIFORNIA DOCUMENTATION 1. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADED GROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES. HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION. 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOB SPECIFICATIONS. 3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLOGIC FACTORS. PRIVATE ENGINEERS NOTICE TO CONTRACTOR(S) 1. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES AND/OR STRUCTURES SHOWN ON THESE PLANS WERE OBTAINED BY A SEARCH OF THE AVAILABLE RECORDS. APPROVAL OF THESE PLANS BY THE CITY DOES NOT CONSTITUTE A REPRESENTATION AS TO THE ACCURACY OR COMPLETENESS OF THE LOCATION OR THE EXISTENCE OR NONEXISTENCE OF ANY UTILITY AND/OR STRUCTURE WITHIN THE LIMITS OF THIS PROJECT. THE CONTRACTOR IS REQUIRED TO TAKE ALL DUE PRECAUTIONARY MEANS TO PROTECT THE UTILITIES OF RECORD OR NOT OF RECORD OR NOT SHOWN ON THESE PLANS. 3. THE CONTRACTOR SHALL SATISFY HIMSELF AS TO THE QUANTITIES SHOWN ON THESE PLANS AS PART OF HIS BID AND SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES FOUND. 4. ALL CONSTRUCTION SHALL CONFORM TO THE CITY OF NEWPORT BEACH BUILDING CODE OF THE LATEST EDITIONS, AS AMENDED TO DATE, UNLESS OTHERWISE NOTED. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED PERMITS PRIOR TO COMMENCEMENT OF GRADING OPERATIONS. 6. CONTRACTOR SHALL NOTIFY "UNDERGROUND SERVICE ALERT" AT 1-800-422-4133 FORTY EIGHT (48) HOURS PRIOR TO CONSTRUCTION. HWY CT LOCATION PACIFIC OCEAN VICINITY MAP NTS CONSTRUCTION NOTES: QUANTITY O CONSTRUCT 6" MIN CONCRETE DRIVEWAY 292 SF O CONSTRUCT 4" MIN HARDSCAPE. 624 SF O3 INSTALL 4" ELATE GRATE DRAIN 3 EA ® INSTALL 4" ATRIUM GRATE DRAIN 1 EA SO INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN 103 LF © INSTALL TRENCH DRAIN PER DETAIL SHEET C2 20 LF O7 CONSTRUCT CONCRETE CURB 88 LF ® INSTALL NEW SEWER C.O. PER STD -406-L ON EXISTING SEWER LATERAL. 1 EA FIELD VERIFY. 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. GENERAL NOTES: 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL 1. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC AREAS. RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING PRIOR TO PLACING OF THE FILL. ABBREVIATIONS LEGEND & SYMBOLS DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. ARCH ARCHITECTURAL 238.4 FSCURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES A.C. ASPHALT CONCRETE PROPOSED ELEVATION INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. C.O. CLEAN OUT (234.77) TC � EXISTING ELEVATION LATERAL o AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100 /o OF THE COST SHALL BE BORNE BY DG DECOMPOSED GRANITE DS DOWNSPOUT - ���., , EXISTING ELEVATION THE PROPERTY OWNER MUNICIPAL CODES 14.24.020 AND 14.08.030 SAID DETERMINATION AND THE EXTENT OF ( )• 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE EXIST EXISTING THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. SOILS ENGINEER. BFF BASEMENT FINISH FLOOR ...... ...... ----% -------- FLOW LINE BFP BASEMENT FINISH PAD 3. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED B.S.P. BY SEPARATE PERMIT ---------------- PROPERTY LINE 8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, CONC CONCRETE FROM THE PUBLIC WORKS DEPARTMENT. INSPECT EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE DWY DRIVEWAY EXIST CONTOUR ACCUMULATION OF, SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND CONSTRUCTED PRIOR TO THE EMH ELECTRIC MANHOLE 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED PLACEMENT OF FILL IN EACH RESPECTIVE CANYON. EP EDGE OF PAVEMENT 240 PROPOSED CONTOUR SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. FD FOUND FL FLOWLINE J PROP WALL 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. FF FINISH FLOOR S�01_--_- 5. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED FG FINISH GRADE _-_--_- DRAIN PIPE PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED FH FP FIRE HYDRANT FINISH PAD EXIST FENCE BY THE SOILS ENGINEER. THE BUILDING DIVISION MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED FS FINISH SURFACE6. SEPARATE PERMIT FOR WALLS AND FENCES SHALL BE OBTAINED AT THE SAME TIME AS THE BUILDING PERMIT. BACKFILLS TO FACILITATE TESTING. GB GRADE BREAK ' ' ' ' ' ' ' ' ' ' ' ' EXIST BUILDING GFF GARAGE FINISH FLOOR __ -____ 6"W --------- - UTILITY -WATER 7. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DIVISION. GMP GARAGE METFI ISH PAD LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED HH HANDHOLE - - -8"SWR - -- -- UTILITY -SEWER AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC. HP HIGH POINT STREET LIGHT TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. I.P. IRON PIPE 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY L L&T INVERT ELEVATION LEAD AND TACK S FIRE HYDRANT STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE MH MANHOLE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING DIVISION FOR APPROVAL. MON. MONUMENT TV CATV HH NTG NOTHING ED 0 ELECTRICAL HH 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE ENGINEERING OG PA ORIGINAL GROUND PLANTER AREA EARTHWORK GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE PB PULL BOX �yM WATER METER BUILDING DIVISION PRIOR TO CONSTRUCTION. PL PROPERTY LINE RAW CUT: 28 CY PROP PROPOSED RAW FILL: 6 CY P.U.E. PUBLIC UTILITY EASEMENT 15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND R/W RIGHT OF WAY OVER -X(±3') 222 CY ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. S.F.N. SEARCHED FOUND NOTHING SDWK SIDEWALK SMH SEWER MANHOLE SHEET INDEX SURVEY NOTE: STL16. STREET LIGHT WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELY T.B. T.B.M. TEMPORARY BENCHMARK Cl TITLE SHEET SURVEYOR SHALL PERMANENTLY MONUMENT PROPERTY FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND TC TOP OF CURB SOILS ENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED. TF TOP OF FOOTING C2 PRECISE GRADING PLAN CORNERS OR OFFSETS BEFORE STARTING GRADING. TG TOP OF GRATE C3 SECTIONS 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. TOC T.O.R. TOP OF CONCRETE TOP OF RIDGE C4 EROSION CONTROL PLAN TOS TOP OF SLAB C5 SOILS REPORT RECOMMENDATIONS 18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS TW TOP OF WALL ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN WM WATER METER CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. DESIGNED BY: ARCHITECT: OWNER/DEVELOPER: PREPARED BY: QROFESS/o SOILS ENGINEER/GEOLOGIST: BENCHMARK: LEGAL DESCRIPTION: SHEET: RITNER GROUP, INC JOE AND MAURA FLANAGAN FORKERT ENGINEERING & SURVEYING, INC. t�,�Op�`PS M' `�2 G� GEOFIRM BENCHMARK NO: 1J-58-80 LOT 4 IN BLOCK J OF SEASHORE COLONY TITLE SHEET Cl 503 32ND STREET SUITE130 NEWPORT BEACH, CA 92663 7006 W OCEANFRONT NEWPORT BEACH, CA 92663 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 �� z NO. 58627 m EXP. 12-31-20 801 GLENNEYRE ST LACUNA BEACH, CA 92651 (949) 494-2122 ELEVATION: 9.274 FEET (NAVD88) YEAR LEVELED 2005 TRACT, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN 7006 W. OCEANFRONT DRAWN: MJ CHCK'D: TR JN 9653 clvi\_ REPORT NO. 18-8398 DATED: OCTOBER 8, 2018 BOOK 7, PAGE 25 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY NEWPORT BEACH, CALIFORNIA ���P F THOMAS M. RUIZ DATE NO. DATE R E V I S 1 0 N S DATE: 1/17/19 OF CAS -f RECORDER OF SAID COUNTY. 13.73 NG—SAND 13.49 NG—SAND NO. DATE 13.52 NU-ZANU R E V I S 1 0 N S STONE WALL STONE WALL DESIGNED BY: ARCHITECT: RITNER GROUP, INC 503 32ND STREET DRAWN: MJ SUITE130 CHCK'D: TR I NEWPORT BEACH, CA 92 DATE: 1/17/19 IV/ OWNER/DEVELOPER: JOE AND MAURA FLANAGAN 7006 W OCEANFRONT NEWPORT BEACH, CA 92663 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9653 QROF ESS/O� M. Z NO. 58627 m * EXP. 12-31-20 C[ - ATF OF CAS -f -ZIZIZ56 THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: GEOFIRM 801 GLENNEYRE ST LAGUNA BEACH, CA 92651 (949) 494-2122 REPORT NO. 18-8398 DATED: OCTOBER 8, 2018 BENCHMARK: BENCHMARK NO: 1J-58-80 ELEVATION: 9.274 FEET (NAVD88) YEAR LEVELED 2005 1 LEGAL DESCRIPTION: LOT 4 IN BLOCK J OF SEASHORE COLONY TRACT, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 7, PAGE 25 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. I ZI 0 o ry o � Q wl 0 U o 0 L0 :12.81) z A � 3 I 13.37 FS I PLACE NEW SEWER C.O. n ON EXIST LATERAL I FIELD VERIFY LATERAL I I I 13.34 12.89 EXIST WM FL PROTECT I 13 36 TG 12 53 IE §3.13) 12.92) 1- I GRADING PLAN 7006 W. OCEANFRONT NEWPORT BEACH, CALIFORNIA SHEET: 1 11=4' C2 42 CONSTRUCTION NOTES: DIMENSIONS DETERMINED PROP 4" DRAIN 6" MIN WIDE PEDESTRIAN SAFE ABBREVIATIONS BY GRATE FRAME OUTLET FRAME & GRATE 318"SLOT 1 CONSTRUCT 6" MIN CONCRETE DRIVEWAY DIMENSIONS, USE FRAME N IRON OPENING. EAST JO DAWORKS OR EQUAL (800) 874-4100 ARCH ARCHITECTURAL AS FORM 3" A. C. ASPHALT CONCRETE 2 CONSTRUCT 4" MIN HARDSCAPE. CSI #4 REBAR C.O. CLEAN OUT TOP &BOTTOM DG DECOMPOSED GRANITE ( INSTALL 4" FLATE GRATE DRAIN _ °'���� �'DS DOWNSPOUT o , EXIST EXISTING ® INSTALL 4" ATRIUM GRATE DRAIN 6?' 0 BFF BASEMENT FINISH FLOOR Y BFP BASEMENT FINISH PAD 50 INSTALL 4„ PVC SDR 35 DRAIN LINE, S=0.01 MIN �; <; �; �; B.S.P. CONC BY SEPARATE PERMIT CONCRETE s a9' -Na alb a a7 ,e.�3�,e.�3�,e.�3�,e.� FILL THIS PORTION W CRUSHED DWY DRIVEWAY © INSTALL TRENCH DRAIN PER DETAIL SHEET C2 ROCK AFTER POURING GRATE EMH ELECTRIC MANHOLE SUPPORT CURB. EP EDGE F PAVEMENT O CONSTRUCT CONCRETE CURB CRUSHED ROCK Wf I 24” I FD FOUND FILTER CLO II HH FL FOUND E ®INSTALL NEW SEWER C.O. PER STD -406—L ON EXISTING SEWER LATERAL. FF FINISH FLOOR FIELD VERIFY. A— DIG A 24" WIDE X 18" DEEP TRENCH FG FINISH GRADE B— PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE FH FIRE HYDRANT C— FILL BOTTOM 8" OF THE TRENCH W/ CRUSHED ROCK FP FINISH PAD D— FORM AND POUR PERIMETER CONCRETE CURB FS FINISH SURFACE E— FILL THE REST OF THE TRENCH W/ CRUSHED ROCK TO 4" FROM TOP OF TRENCH GB GRADE BREAK GFIF GARAGE FINISH FLOOR TRENCH DRAIN 6 GFP GM GARAGE FINISH PAD GAS METER NTS HH HANDHOLE HP HIGH POINT 1. P. IRON PIPE IE INVERT ELEVATION L&T LEAD AND TACK MH MANHOLE MON. MONUMENT NTG NOTHING OG ORIGINAL GROUND PA PLANTER AREA PB PULL BOX PL PROPERTY LINE PROP PROPOSED P.U.E. PUBLIC UTILITY EASEMENT R/W RIGHT OF WAY S.F.N. SEARCHED FOUND NOTHING SDWK SIDEWALK SMH SEWER MANHOLE STLT STREET LIGHT T.B.M. TEMPORARY BENCHMARK TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE TOC TOP OF CONCRETE T.O.R. TOP OF RIDGE TOS TOP OF SLAB TW TOP OF WALL WM WATER METER 13.73 NG—SAND 13.49 NG—SAND NO. DATE 13.52 NU-ZANU R E V I S 1 0 N S STONE WALL STONE WALL DESIGNED BY: ARCHITECT: RITNER GROUP, INC 503 32ND STREET DRAWN: MJ SUITE130 CHCK'D: TR I NEWPORT BEACH, CA 92 DATE: 1/17/19 IV/ OWNER/DEVELOPER: JOE AND MAURA FLANAGAN 7006 W OCEANFRONT NEWPORT BEACH, CA 92663 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9653 QROF ESS/O� M. Z NO. 58627 m * EXP. 12-31-20 C[ - ATF OF CAS -f -ZIZIZ56 THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: GEOFIRM 801 GLENNEYRE ST LAGUNA BEACH, CA 92651 (949) 494-2122 REPORT NO. 18-8398 DATED: OCTOBER 8, 2018 BENCHMARK: BENCHMARK NO: 1J-58-80 ELEVATION: 9.274 FEET (NAVD88) YEAR LEVELED 2005 1 LEGAL DESCRIPTION: LOT 4 IN BLOCK J OF SEASHORE COLONY TRACT, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 7, PAGE 25 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. I ZI 0 o ry o � Q wl 0 U o 0 L0 :12.81) z A � 3 I 13.37 FS I PLACE NEW SEWER C.O. n ON EXIST LATERAL I FIELD VERIFY LATERAL I I I 13.34 12.89 EXIST WM FL PROTECT I 13 36 TG 12 53 IE §3.13) 12.92) 1- I GRADING PLAN 7006 W. OCEANFRONT NEWPORT BEACH, CALIFORNIA SHEET: 1 11=4' C2 42 NO. I DATE EXIST GROUND — A A R E V I S 1 0 N S EXIST GROUND a FL 1.6' 1 1.5' SWALE DETAIL 1 "=2' DESIGNED BY: I ARCHITECT: DRAWN: MJ CHCK'D: TR DATE: 1/17/19 SECTION A 1 "=4' 3.1' FL FL EXIST WALL 3" MIN FS I 1 PROTECT 8" MIN FG I I I I I I I I _ — EXIST GROUND I n FF=14.00 EXIST GROUND ------------------------------------------ OWNER/DEVELOPER: I PREPARED BY: RITNER GROUP, INC JOE AND MAURA FLANAGAN FORKERT ENGINEERING & SURVEYING, INC 503 32ND STREET 7006 W OCEANFRONT 22311 BROOKHURST ST, STE 203 SUITE130 NEWPORT BEACH, CA 92663 HUNTINGTON BEACH, CA 92646 EWPORT BEACH, CA 92663 (714) 963-6793 JN 9653 ,F of ESS/o �O SPS M. l �a NO. 58627 EXP. 12-31-20 J'T CN k �P OF co -f'13 SECTION B 1"=4' THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: GEOFIRM 801 GLENNEYRE ST LAGUNA BEACH, CA 92651 (949) 494-2122 REPORT NO. 18-8398 DATED: OCTOBER 8, 2018 BENCHMARK: BENCHMARK NO: 1J-58-80 ELEVATION: 9.274 FEET (NAVD88) YEAR LEVELED 2005 FL I 1.5' 0n - 'L F I I I I I EXIST WALL II PROTECT I I I I I I I I I I I I I I I I I I I I ' I I I I I I EXIST GROUND ---------- I I I _J I I SWALE DETAIL 1"=2' LEGAL DESCRIPTION: LOT 4 IN BLOCK J OF SEASHORE COLONY TRACT, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 7, PAGE 25 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. SECTIONS 7006 W. OCEANFRONT NEWPORT BEACH, CALIFORNIA SHEET: C3 '4'9 EROSION CONTROL 1. IN CASE OF EMERGENCY, CALL JOE FLANAGAN AT 2. A STANDBY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT. 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONGER REQUIRED. 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS AND DEBRIS THAT MAY CREATE POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF PROPERLY. 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT TO THE DESCRETION OF THE FIELD ENGINEER. ADDITIONAL DEVICES, AS NEEDED, SHALL BE INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ON SITE. 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMBER 1 AND APRIL 15 OF THE FOLLOWING YEAR WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL. 9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESSES. THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRESENTING CHANGES MUST BE SUBMITTED FOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE DISCHARGE OF NON -STORM WATER FROM THE PROJECT SITE AT ALL TIMES. 11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGE COURSES, OR WIND. 12. STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OR WIND OR WATER. 13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT CONTAMINATE THE SOILS AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE THE BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM. 14. EXCESS WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE DISPOSED OF AS A SOLID WASTE. 15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMP'S ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS A 40% CHANCE OF QUARTER INCH OR MORE OF PREDICTED PRECIPITATION, AND AFTER ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT THE PROJECT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL (COPIES OF THE SELF -INSPECTION CHECKLIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUEST). 16. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. 17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 18. ANY SLOPES WITH DISTURBED SOIL OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER. 19. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS. 20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS. BMP FACTS SHEET WM-1 MATERIAL DELIVERY AND STORAGE PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS AREA. WM-2 MATERIAL USE HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE PROPERLY HANDLED IN ORDER TO REDUCE THE RISK OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYEES THAT APPLY SUCH MATERIALS. WM-4 SPILL PREVENTION AND CONTROL IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL PROPOSED MATERIALS. IDENTIFY THE METHODS, BY WHICH ACCIDENTAL SPILLS WILL BE CLEANED AND PROPERLY DISPOSED OF. WM-5 SOLID WASTE MANAGEMENT PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER POLLUTION AND PREVENT WIND DISPERSAL. WM-6 HAZARDOUS WASTE MANAGEMENT HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANY SPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. WM-7 CONTAMINATED SOIL MANAGEMENT PREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORM WATER FROM CONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY CONDUCTING PRE—CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING CONTAMINATED SOIL PROMPTLY. WM-8 CONCRETE WASTE MANAGEMENT STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON—SITE WASHOUT EXCEPT IN DESIGNATED AREAS AWAY FROM DRAINS, DITCHES, STREETS, AND STREAMS. CONCRETE WASTE DEPOSITED ON—SITE SHALL SET UP, BE BROKEN APART, AND DISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR ALL CONCRETE WASTE. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT UNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACILITIES ON—SITE ARE REQUIRED TO BE IN COMPLIANCE WITH LOCAL HEALTH AGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. TC -1 STABILIZED CONSTRUCTION ENTRANCE A STABILIZED ENTRANCE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR ADJACENT PROPERTY. MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROCK OR PAVED. SE -1 SILT FENCE SE -3 SEDIMENT TRAP SE -8 GRAVEL BAGS ERODED SEDIMENTS MUST BE RETAINED ON—SITE AND NOT PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT MAY BE WAIVED AT THE SOLE DISCRETION OF THE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED SUFFICIENT. BMP FACTS SHEET ALL BMP'S SHALL BE IN ACCORDANCE WITH MODEL BMP'S FROM THE CALIFORNIA STORM WATER BMP HANDBOOK FOR CONSTRUCTION AT WWW.CABMPHANDBOOKS.COM EC1 CONSTRUCT GRAVEL BAG EROSION CONTROL ALONG PROPERTY LINES EXCEPT DRIVEWAY APPROACHES. THE SAND BAGS SHOULD BE 24" WIDE AND 10" HIGH. MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS SHEET #SE -8. EC2 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET #WM-9. EC3 CONSTRUCT MATERIALS STORAGE ARE IN ACCORDANCE WITH BMP FACTS SHEET #WM-1. EC4 EXISTING WALL TO REMAIN PROTECT IN PLACE. I I I I �� _L ►/ , x IN L J I I � I I � � I I i � I I i 11�111�11_z/z �1 I EC1 PLACE GRAVEL BAGS AND FENCE WITH WIND SCREEN ---------------------------------------------------- -------- ` P I ��1 I I lli� T r�,7lT� E ill/�lll7ll�/�ll/�ll� K—,, -, -,,PLACE GRAVEL BAGS AND I PROTECT IN PLACE FENCE WITH WIND SCREEN I EROSION CONTROL 1"=6' I PLACE GRAVEL BAGS ANE D FENCE WITH WIND SCREEN C1 CONSTRUCTION ENTRANCE I f—' z� I LL.I Jill QI UI I O l I >I I I i I I EROSION CONTROL LEGEND PLACE GRAVEL BAGS AND FENCE WITH WIND SCREEN PROJECT 1' MIN HEIGHT PROPERTY 2 BAGS MIN. 614/717&/J -771 GRAVEL BAG DETAIL NTS 8" MIN i IEXISTING GROUND I I I PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET I ICONSTRUCTION ENTRANCE NTS I 150 DESIGNED BY: ARCHITECT: RITNER GROUP, INC 503 32ND STREET SUITE130 NEWPORT BEACH, CA 92663 OWNER/DEVELOPER: JOE AND MAURA FLANAGAN 7006 W OCEANFRONT NEWPORT BEACH, CA 92663 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC.�,`�Op�`P 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9653 QROFESS/o/V S M' `�2 c" �� Z801 "� NO. 58627 m EXP. 12-31-20 s�qT CIVI\- ���Q F OF CAS -\F THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: GEOFIRM GLENNEYRE ST LACUNA BEACH, CA 92651 (949) 494-2122 REPORT NO. 18-8398 DATED: OCTOBER 8, 2018 BENCHMARK: BENCHMARK NO: 1J-58-80 ELEVATION: 9.274 FEET (NAVD88) YEAR LEVELED 2005 LEGAL DESCRIPTION: LOT 4 IN BLOCK J OF SEASHORE COLONY TRACT, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 7, PAGE 25 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EROSION CONTROL PLAN 7006 W. OCEANFRONT NEWPORT BEACH, CALIFORNIA SHEET: C4 DRAWN: MJ CHCK'D: TR DATE: 1/17/19 NO. DATE R E V I S 1 0 N S 150 October 8, 2018 Project No: 72413-00 Report No: 18-8398 Page No: 8 RECOMMENDATIONS Site Preparation and Grading 1. General Grading should be performed in accordance with the recommendations herein and the Standard Grading Specifications in Appendix E. Grading is anticipated to consist of remedial overexcavation and minor export of soils to construct proposed building pad and foundation subgrades. Processing, overexcavation and recompaction should be observed, tested and approved in writing by a representative of this firm. 2. Remedial Grading Remedial grading is recommended to include removal and recompaction of existing loose beach deposit for the entire site to a depth of at least 3 feet below existing site grades. Locally deeper removals may be required pending field review by the geologist. 3. Removal of Existing Improvements Existing vegetation, organic materials and/or construction and demolition debris should be removed and disposed of offsite. 4. Compaction Standard Onsite soil materials are anticipated to be suitable for re -use as compacted fill providing they are free of rubble and debris. Materials should be placed at 120 percent of optimum moisture content and compacted under the observation and testing of the soil engineer to at least 90 percent of the maximum dry density as evaluated by ASTM D 1557. 5. Temporary Construction Slopes Although not anticipated, significant temporary slopes exposing onsite materials should be cut in accordance with Cal/OSHA Regulations. It is anticipated that the onsite soils may be classified as Type C soil, and temporary cuts of 1.5:1 (horizontal -.vertical) may be appropriate; however, the material exposed in temporary excavations should be evaluated by the contractor during construction. The safety of temporary construction slopes is deferred to the general contractor, who should implement the safety practices as defined in Section 1541, Subchapter 4, of Cal/OSHA T8 Regulations (2006). October 8, 2018 Project No: 72413-00 Report No: 18-8398 Page No: 9 Shoring should be anticipated where space limitations preclude temporary slope layback, in any location where onsite personnel may be in close proximity to open excavations. Shoring also should be anticipated where wet materials exist. Foundation Design Parameters Due to the potential for liquefaction at the site, we recommend that a stiffened foundation or mat slab be used for the proposed structure in accordance with the City of Newport Beach Building Code Policy No. CBC -1803.5.11-12. Such a foundation system should be founded on properly compacted fill derived from onsite materials. 1. Bearing Capacity and Settlement The allowable bearing capacity for a mat slab placed on approved recompacted fill with a thickness of 12 inches or more is 2,000 pounds per square foot. Foundation settlement from structural loading is estimated to be 3/4 inch total and'/2 inch differential. Foundation settlement should occur mostly during construction. 2. Lateral Loads Lateral loads may be resisted by passive pressure forces and friction acting on the bottom of foundations. Passive pressure may be computed from an equivalent fluid density of 150 pounds per cubic foot above the groundwater table, not to exceed 2,000 pounds per square foot. A coefficient of friction of 0.25 may be used in computing the frictional resistance. These values may be combined without reduction. 3. Reinforcement Foundations and slabs should be reinforced in conformance with the requirements of the structural engineer. From a geotechnical viewpoint, a minimum of two No. 5 bars should be incorporated at the top and bottom of continuous footings in order to reduce the potential for cracking during seismic shaking or as a result of subsurface imperfections. Hardscaue Design and Construction Hardscape improvements may utilize conventional foundations embedded in recompacted fill designed in accordance with the foundation recommendations presented above. Foundations should have a design depth of 18 inches or more. Concrete flatwork should be divided into as nearly square panels as possible. Joints should be provided at maximum 6 feet intervals to give articulation to the concrete panels. Landscaping and planters adjacent to concrete flatwork should be designed in such a manner as to direct drainage away from concrete areas to approved outlets. Planters located adjacent to principal foundation elements should be sealed and drained. October 8, 2018 Project No: 72413-00 Report No: 18-8398 Page No: 10 Flatwork elements should be a minimum 5 inches thick (actual) and reinforced with No. 4 bars 16 inches on center both ways. Seismic Design Based on the geotechnical data and site parameters, the following is provided by the USGS (ASCE 7-10) to satisfy the 2016 CBC design criteria: Table 2, Site and Seismic Design Criteria for the 2016 CBC Design Parameters Recommended Values Site Class D Site Longitude (degrees) -117.9545 Site Latitude (degrees) 33.6285 Ss (g) B 1.677 SI (g) B 0.621 SMs (g) D 1.677 SMI (g) D 0.931 SDs (g) D 1.118 SDI (g) D 0.621 Fa 1.0 Fv 1.5 Seismic Design Category D PGAm (g) 0.682 This evaluation assumes the fundamental period of vibration of proposed structures does not exceed 0.5 second. The structural consultant should review the above parameters and the California Building Code to evaluate the seismic design. Finished Grade and Surface Drainage Finished grades should be designed and constructed so that no water ponds in the vicinity of footings. Drainage design in accordance with the 2016 California Building Code, Section 1804.4 is recommended. Roofs should be guttered and discharge conducted away from the house in a non-erosive manner as specified by the project civil engineer or landscape architect. Proper interception and disposal of all onsite surface discharge is presumed to be a matter of civil engineering or landscape architectural design. October 8, 2018 Concrete Project No: 72413-00 Report No: 18-8398 Page No: 11 Soil soluble sulfate testing indicates negligible sulfate content. On-site concrete may be exposed to seawater. It is recommended that a concrete expert be retained to design an appropriate concrete mix to address the structural and exposure requirements. In lieu of retaining a concrete expert, it is recommended that the 2016 California Building Code, Section 1904.1 be utilized, which refers to ACI 318, Table 4.3.1, and 4.2.1. The appropriate exposure should be evaluated by the architect and/or structural engineer. Utility Trench Backfill Utility trench backfill should be placed in accordance with Appendix F, Utility Trench Backfill Guidelines. It is the owners and contractor's responsibility to inform subcontractors of these requirements and to notify Geofirm when backfill placement is to begin. Foundation Plan Review In order to help assure conformance with recommendations of this report and as a condition of the use of this report, the undersigned should review final foundation plans and specifications prior to submission of such to the building official for issuance of permits. Such review is to be performed only for the limited purpose of checking for conformance with the design concept and the information provided herein. This review shall not include review of the accuracy or completeness of details, such as quantities, dimensions, weights or gauges, fabrication processes, construction means or methods, coordination of the work with other trades or construction safety precautions, all of which are the sole responsibility of the Contractor. Geofirm's review shall be conducted with reasonable promptness while allowing sufficient time in our -judgment to permit adequate review. Review of a specific item shall not indicate that Geofirm has reviewed the entire system of which the item is a component. Geofirm shall not be responsible for any deviation from the Construction Documents not brought to our attention in writing by the Contractor. Geofirm shall not be required to review partial submissions or those for which submissions of correlated items have not been received. Jobsite Safet Neither the professional activities of Geofirm, nor the presence of Geofirm's employees and subconsultants at a construction/project site, shall relieve the General Contractor of its obligations, duties and responsibilities including, but not limited to, construction means, methods, sequence, techniques or procedures necessary for performing, superintending and coordination the work in accordance with the contract documents and any health or safety precautions required by any regulatory agencies. Geofirm and its personnel have no authority to exercise any control over any construction contractor or its employees in connection with their work or any health or safety programs or procedures. The General Contractor shall be solely responsible for jobsite safety. October 8, 2018 Project No: 72413-00 Report No: 18-8398 Page No: 12 Pre -Grade Meetin A pre job conference should be held with representative of the owner, contractor, architect, civil engineer, soils engineer, engineering geologist, and building official prior to commencement of construction, to clarify any questions relating to the intent of these recommendations or additional recommendations. Monitoring Complete documentation of the pre- and post -construction conditions of adjacent improvements should be undertaken. In addition, monitoring of ground movement and construction vibrations should be made as an integral part of the construction. Such documentation should include: 1. A sufficient number of photographs to establish the existing condition of nearby structures. 2. Establishment of a sufficient number of ground elevation control stations so that potential subsidence or heave associated with grading and lateral movement can be detected. Monitoring of such points should be accomplished during all grading, shoring (if any) and excavation work, and continued until retaining walls are backfilled or site grading is complete. Observation and Testin The 2016 California Building Code, Section 1705.6 requires geotechnical observation and testing during construction to verify proper removal of unsuitable materials, that foundation excavations are clean and founded in competent material, to test for proper moisture content and proper degree of compaction of fill, to test and observe placement of wall and trench backfill materials, and to confirm design assumptions. It is noted that the CBC requires continuous verification and testing during placement of fill, pile driving, and pier/caisson drilling. A Geofirm representative shall visit the site at intervals appropriate to the stage of construction, as notified by the Contractor, in order to observe the progress and quality of the work completed by the Contractor. Such visits and observation are not intended to be an exhaustive check or a detailed inspection of the Contractor's work but rather are to allow Geofirm, as an experienced professional, to become generally familiar with the work in progress and to determine, in general, if the work is proceeding in accordance with the recommendations of this report. Geofirm shall not supervise, direct, or have control over the Contractor's work nor have any responsibility for the construction means, methods, techniques, sequences, or procedures selected by the Contractor nor the Contractor's safety precautions or programs in connection with the work. These rights and responsibilities are solely those of the Contractor. October 8, 2018 Project No: 72413-00 Report No: 18-8398 Page No: 13 Geofirm shall not be responsible for any acts or omission of the Contractor, subcontractor, any entity performing any portion of the work, or any agents or employees of any of them. Geofirm does not guarantee the performance of the Contractor and shall not be responsible for the Contractor's failure to perform its work in accordance with the Contractor documents or any applicable law, codes, rules or regulations. These observations are beyond the scope of this investigation and budget and are conducted on a time and material basis. The responsibility for timely notification of the start of construction and ongoing geotechnically involved phases of construction is that of the owner and his contractor. Typically, at least 24 hours' notice is required. LIMITATIONS This investigation has been conducted in accordance with generally accepted practice in the engineering geologic and soils engineering field. No further warranty is offered or implied. Conclusions and recommendations presented are based on subsurface conditions encountered and are not meant to imply a control of nature. As site geotechnical conditions may alter with time, the recommendations presented herein are considered valid for a time period of one year from the report date. The recommendations are also specific to the current proposed development. Changes in proposed land use or development may require supplemental investigation or recommendations. Also, independent use of this report in any form cannot be approved unless specific written verification of the applicability of the recommendations is obtained from this firm. Thank you for this opportunity to be of service. If you have any questions, please contact this office. Respectfully submitted, GEOFIRM F -M HiLDE No .2=. , c IF.fr NEE► * eINEERit�IC3 , . GCt7LgGIST Erik R. Hilde, P.G., 2303 Associate Engineering Geoli ttfic�.�-►o Registration Expires 10-31-19 ERH/ZW:fp Distribution: (5) to Addressee V IM AIv No. ACE 80IS9 Zi Wang, R.0 E 8019 � P Senior Project Engineer sy ctv► Registration Expires 9-30-20 Date Signed: 51 DESIGNED BY: ARCHITECT: RITNER GROUP, INC 503 32ND STREET SUITE130 NEWPORT BEACH, CA 92663 OWNER/DEVELOPER: JOE AND MAURA FLANAGAN 7006 W OCEANFRONT NEWPORT BEACH, CA 92663 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9653 9, pFESS/O � S. Q `Fy �� l Z NO. 58627 m EXP. 12-31-20 * s� CIV1X_ OF CA��FO� THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: GEOFIRM 801 GLENNEYRE ST LAGUNA BEACH, CA 92651 (949) 494-2122 REPORT NO. 18-8398 DATED: OCTOBER 8, 2018 BENCHMARK: BENCHMARK NO: 1J-58-80 ELEVATION: 9.274 FEET (NAVD88) YEAR LEVELED 2005 LEGAL DESCRIPTION: LOT 4 IN BLOCK J OF SEASHORE COLONY TRACT, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 7, PAGE 25 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. SOILS REPORT RECOMMENDATIONS 7006 W. OCEANFRONT NEWPORT BEACH, CALIFORNIA SHEET: C5 DRAWN: MJ CHCK'D: TR DATE: 1/17/19 N0. DATE R E V I S 1 0 N S 51