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Home My WebLink About20190926_Staff_Report07/25/19 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT September 26, 2019 Agenda Item No. 3 SUBJECT: Stupin Residence (PA2019-100) Coastal Development Permit No. CD2019-033 SITE LOCATION: 3312-3318, 3322 and 3324 Via Lido APPLICANT: Andrew and Julie Stupin OWNER: Andrew Stupin (Via Lido Group II, LLC. and Palos V Investments, LLC.) PLANNER: Liz Westmoreland, Assistant Planner lwestmoreland@newportbeachca.gov, 949-644-3234 LAND USE AND ZONING General Plan Land Use Plan Category: RM (Multiple-Unit Residential) Zoning District : RM (Multi-Unit Residential) Coastal Land Use Plan Category: RM-D (Multiple Unit Residential - 20.0 - 29.9 du\ac) Coastal Zoning District: RM (Multi-Unit Residential) PROJECT SUMMARY The applicant requests a coastal development permit to allow the construction of a 7,868 - square-foot, three-story single-family residence with four garage spaces consisting of 983 square feet. The project also includes the repair, reinforcement, and raising of an existing bulkhead. No work is proposed bayward of the existing bulkhead. The design includes a pool, spa, hardscape, walls, landscaping, and drainage facilities. The project complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction of 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. CD2019-033 (Attachment No. ZA 1). 1 Stupin Residence (PA2019-100) Zoning Administrator, September 26, 2019 Page 2 Tmplt: 07/25/19 BACKGROUND The subject application was previously scheduled for a Zoning Administrator hearing on September 12, 2019. Prior to the hearing, an error in the public noticing labels was discovered. Thus, the hearing was rescheduled to a later date in order to provide adequate notice pursuant to Implementation Plan (IP) and Zoning Code requirements. Staff has received multiple public comments regarding the proposed project (Attachment No. ZA 3). In particular, staff received preliminary comments from the California Coastal Commission in a letter dated September 13, 2019. Comments were primarily related to the reduction in density at the site and consistency with the Coastal Land Use Plan (CLUP). Staff has included responses to comments below as well as within the draft resolution (Attachment No. ZA 1). DISCUSSION Land Use and Development Standards The subject property is located in the RM Coastal Zoning District, which provides for multi- and single-unit residential development and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit (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. On March 16, 2018, the Community Development director approved Staff Approval No. SA2018-006 finding the demolition of a four-unit residential structure on the project site to be in compliance with Zoning Code Chapter 20.34 and Local Coastal Program Implementation Plan Chapter 21.34 (Conversion or Demolition of Affordable Housing). The staff approval concluded that there will be no conversion of residential to nonresidential uses, and none of the units are and/or were occupied by low- and moderate income families or persons. On August 9, 2019, Tentative Parcel Map No. NP2018-012 and associated Coastal Development Permit No. CD2019-045 were approved for the subject property to create one building site from two existing lots containing multiple ownerships. The approved parcel map shall be recorded prior to issuance of building permits for this project. The subject neighborhood contains a variety of uses and development types, with no uniform pattern or consistent design style. The block contains single-family residences and duplexes containing two stories. The Lido Villas townhome project is currently under construction across Via Lido to the west, which consists of three-story structures designed to a height of approximately 34 feet. The St. James Episcopal 2 Stupin Residence (PA2019-100) Zoning Administrator, September 26, 2019 Page 3 Tmplt: 07/25/19 Church is located to the south at the corner of Via Lido and Via Malaga. The Lido Park condominium building located further south near the Lido Bridge reaches a height of more than 100 feet and contains approximately 55 dwelling units. Lastly, commercial buildings are located to the north at the corner of Via Oporto and Via Lido near Lido Marina Village. The proposed design, height, and bulk of the development would not be out of scale with the existing development in the area, which varies in height and bulk. The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Bay) 10 feet 10 feet Sides 7.5 feet 7.5 feet Front (Via Lido) 4 feet 4 feet Allowable Floor Area (max.) 10,110 square feet 8,851 square feet Allowable 3rd Floor Area (max.) N/A 1,097 square feet Open Space (min.) 867 square feet >2,600 square feet Parking (min.) 3-car garage 4-car garage (total spaces) Height (max.) 28 feet flat roof 33 feet sloped roof 28 feet flat roof 33 feet sloped roof Hazards A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils Inc. dated April 24, 2019, for the project. The current maximum bay water elevation is 7.72 NAVD88 (North American Vertical Datum of 1988 (NAVD88) and may exceed the current 7.5 feet NAVD88 top of bulkhead elevation (8.8 feet NAVD88 with existing low height walls) during high tide or storm events. According to the report, the estimated sea level rise at the site appears to be between 1.25 and 5.00 feet over the next 75 years, accounting for bay water levels rising in the r ange of 8.45 feet to 12.2 feet NAVD88. Specifically, the report analyzes future sea level rise scenarios assuming a 2.9-foot increase in the maximum water level over the next 75 years (i.e. the life of the structure). Therefore, the sea level is estimated to reach approximately 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). Once the existing seawall/bulkhead is raised per the report’s recommendations, flooding, wave runup, and erosion will not significantly impact this property over the proposed 75-year economic life of the development. As conditioned, a waterproofing curb is required to be constructed around the perimeter of the dwelling that would protect against flooding up to an elevation of 10.6 feet (NAVD88). Flood shields (sand bags and other barriers) can be deployed across 3 Stupin Residence (PA2019-100) Zoning Administrator, September 26, 2019 Page 4 Tmplt: 07/25/19 the openings to protect and prevent flooding to the structure. The report concludes that the proposed project will be safe from flooding hazards for the next 75 years with the reinforced/raised bulkhead and a flood protection curb. Therefore, the project has been conditioned to raise or cap the bulkhead and include a curb structure up to 10.6 feet (NAVD88). The finished floor elevation of the proposed single-family residence is 10.0 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. The Coastal Hazard Report concludes that the bay water elevation (currently 7.7 feet NAVD88) will not exceed the proposed flood protection curb around the single-family residence at 10.6 feet (NAVD88 datum) for the anticipated 75-year life of the structure. 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 final building inspection, and prior to the issuance of building permits, respectively. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality The property is adjacent to the bay. Pursuant to Section 21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMP’s) during construction to minimize erosion and sedimentation and to minimize pollution runoff into coastal waters derived from construction chemicals and materials. A CPPP has been provided and construction plans and activities will be required to adhere to the CPPP. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent 4 Stupin Residence (PA2019-100) Zoning Administrator, September 26, 2019 Page 5 Tmplt: 07/25/19 of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared for the project by Forkert Engineering & Surveying Inc. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 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. Public Access and Views The existing project site includes large curb cuts for access to the three existing garages. No on-street parking is currently provided in front of the property. The project would consolidate the existing driveways to create two separate garages that fulfill the 3-car garage-parking requirement. By reconfiguring and reducing the size of curb cuts, the project would result in the creation of one new street parking space, which would be available to the public in compliance with Section 21.40.070. Alternatively, if the applicant proposed one larger (3-car) garage in lieu of two smaller garages, the same number of on-street spaces would be created. The project site is located near Lido Park and Via Lido Bridge, which are designated public viewpoints in the Coastal Land Use Plan and offer public views of the West Lido Channel. These viewpoint areas contain benches for viewing the bay and resting, but no other park amenities such as picnic areas or bathrooms. Site evaluation revealed that the proposed three-story design is consistent with the existing building heights in the general area, in particular the adjacent Lido Villas project, the St. James Church, and Lido Park condos. Additionally, views of the site from Lido Park are currently obscured by large trees along the sidewalk, and the bay is not visible through the project site. The project site would remain visible from the Lido Bridge viewpoint, but the bay would not be obstructed by the project, since it is on the opposite side of the water. The project will replace two existing multi-unit structures with a new single-family residence that complies with all applicable development standards, including the 10- foot front setback along the bay and height limitations for the zoning district. The existing interior setbacks between the two buildings would be removed and the new single-family residence would be built across this area. There are no views through this area from the bay or street at present. The two proposed side yard setbacks will be larger, instead of approximately 3 feet they will be approximately 7.5 feet wide, providing enhanced visual relief from the existing parking lot adjacent to the site. 5 Stupin Residence (PA2019-100) Zoning Administrator, September 26, 2019 Page 6 Tmplt: 07/25/19 The project design reduces the appearance of bulk and mass through the incorporation of third floor setbacks, steep roof pitches, and open space areas. For example, the Via Lido frontage includes a front porch on the first floor that provides almost six additional feet of setback area from the street. The roof above this porch area has a 6:12 pitch, providing additional visual relief. The roof areas along the side property lines also have steep pitches, with the majority of the roofline in these areas at 9:12 and 10:12 slopes. The third floor living space is setback approximately 16-24 feet from the Via Lido setback line, and the mass is concentrated within the center of the building envelope. Lastly, as viewed from across the bay, the third floor is setback more than 20 feet from the setback line with an open roof deck in the center of the massing. Thus, the project incorporates design features beyond the requirements of the code in order to provide visual relief and additional building modulation. Responses to Comments from California Coastal Commission The project is located within the RM (Multi-Unit Residential) Coastal Zoning District, which allows multiple-unit and single-unit development pursuant to IP Section 21.18.020 (Residential Coastal Zoning Districts Land Uses). Further, according to IP Section 21.10.030.B (Authority – Relationship to Coastal Land Use Plan), it is intended that all provisions of the IP be consistent with the CLUP and that any development or land use in compliance with the regulations of the IP will also be consistent with the CLUP. Table 21.18-1 (Allowed Uses) of the IP lists the allowed uses in the RM-D zone, which specifically allows single-unit dwellings. Thus, the proposed single-family development is consistent with allowed land uses within the IP and CLUP. The RM-D Coastal Land Use Designation includes a density range of 20.0 -29.0 dwelling units per acre (du/ac). However, the subject site is less than 0.2 of an acre and the density ranges are not intended to establish minimum densities on individual sites, but rather to evaluate neighborhoods on a regional scale. The IP does not include development standards that require residential structures to adhere to any minimum density limits (Table 21.18 -4). The IP, Zoning Code, and General Plan only include maximum density limits for RM/RM -D, resulting in a maximum density limit of 20 dwelling units per acre, or three units maximum for this site. The project proposes a density of approximately 5.6 du/acre, which complies with the maximum density limits. Based on the lot area of approximately 8,150 square feet, a maximum of three dwelling units could be constructed on the site per General Plan and Zoning maximum allowed density. Construction of a new single-family residence results in only two fewer units than the maximum limit of three dwelling units allowed by the General Plan, Zoning Code, and IP, representing a negligible reduction that will not impact the City’s progress in meeting its Regional Housing Need Assessment (RHNA) housing targets. The City of Newport Beach has exceeded 6 Stupin Residence (PA2019-100) Zoning Administrator, September 26, 2019 Page 7 Tmplt: 07/25/19 its current total RHNA housing needs of 5 dwelling units for the current 5 th cycle. Revised Regional Housing Needs Assessment (RHNA) numbers for the 2021 - 2029 6th cycle are currently under preparation and will be addressed through an upcoming Housing Element Update process. The California Coastal Commission has approved several coastal development permits for single-family development and/or reduced density developments on RM zoned lots in the City of Newport Beach. Staff reviewed approvals that occurred prior to the 2017 certification of the City’s IP (when the City could not authorize CDPs), but after Coastal Commission’s 2005 certification of the CLUP and utilized it as the standard of review. The majority of coastal development permits for RM zoned lots authorized by the Coastal Commission during that period allowed development below the density range specified in the CLUP . A notable example is the Echo Beach condominium project, authorized under CDP No. 5-08-154. The project included the development of 24 condominium units and the demolition of 54 apartment units, resulting in a net loss of 30 dwelling units at the site. The project included a site-specific density of approximately 16 du/acre, where the CLUP density range for the site is high, at 30-39.0 du/ac. There are several other instances between 2005 and 2017 where the Coastal Commission authorized reductions in density for smaller lots, with no discussion or concern related to CLUP density ranges. Thus, approval of the proposed project is consistent with other projects authorized by the Coastal Commission and found consistent with the CLUP. The improvements to the bulkhead (including the proposed cap) require a Coastal Development Permit (CDP) from the City of Newport Beach. The improvements do not require the use of mechanized equipment on the bay or beach, and the City may authorize these improvements pursuant to the IP with the approval of a CDP. As shown on the Post-LCP Certification Permit and Appeal Jurisdiction Map (July 11, 2018), the line of the California Coastal Commission’s jurisdiction is coterminous with the bulkhead line, thereby authorizing the City to permit improvements to the bulkhead that do not result in bayward encroachment or a replacement bulkhead. Lastly, the improvements would not impact public trust areas, submerged lands, or tidelands. Prior to the approval of the Tentative Parcel Map No. NP2018-012 (CD2018-045) that merged the two lots, each property owner was permitted to establish and utilize a separate pier. However, the proposed project includes the construction of a single- family residence and only one dock may be permitted pursuant to Harbor Code Section 17.35.020. Therefore, a condition of approval has been included to require the property owner to obtain an Approval in Concept from the City of Newport Beach and final approval from the Coastal Commission to eliminate one of the existing docks. 7 Stupin Residence (PA2019-100) Zoning Administrator, September 26, 2019 Page 8 Tmplt: 07/25/19 The existing site includes six dwelling units. Therefore, the demolition of existing structures and construction of one single-family residence would reduce the overall number of residents that are reliant on shoreline protection devices and may be impacted by sea level rise in the future. Additionally, although the project site would include a reduction in density from existing conditions, other developments in the area have resulted in an increase in density. For example, the Lido Villas project is under construction directly across Via Lido, which replaced existing commercial buildings with 23 residential dwelling units that are within the RM-D Coastal Land Use Designation. These residential uses are separated from the shoreline and associated hazards, in keeping with adaptation strategie s of the Coastal Commission Residential Adaptation Policy Guidance. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the construction of up to three single-family residences in an urbanized area. The proposed project includes the construction of a new 8,851-square-foot single- family residence with attached garages. 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 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. 8 Stupin Residence (PA2019-100) Zoning Administrator, September 26, 2019 Page 9 Tmplt: 07/25/19 Prepared by: ______________________________ Liz Westmoreland, Assistant Planner JM/law Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Public Comments ZA 4 Project Plans 9 07/25/19 Attachment No. ZA 1 Draft Resolution 10 05-14-19 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-033 TO CONSTRUCT A NEW THREE-STORY SINGLE-FAMILY RESIDENCE AND TWO ATTACHED GARAGES LOCATED AT 3312-3318, 3322, AND 3324 VIA LIDO (PA2019-100) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1.An application was filed by Andrew and Julie Stupin, with respect to property located at 3312-3318, 3322, 3324 Via Lido, requesting approval of a coastal development permit. 2.The lots at 3312-3318 Via Lido are legally described as Lots 1 and 2 of Tract 1622, in the City of Newport Beach, County of Orange, State of California, as per Map Recorded in Book 47, Miscellaneous Maps, in the Office of the County Assessor of Said County, except the Northwesterly 28 feet of said Lot 2. The property at 3322 and 3324 Via Lido is legally described as Parcel 2 of PM2009-125, in the City of Newport Beach, County of Orange, State of California, as per Map recorded in Book 373, Pages 21 & 22 or said Parcel Maps in the Office of the County Recorder of Said County 3.The applicant requests a coastal development permit (CDP) to allow the construction of a 7,868 square-foot, three-story single-family residence with four garage spaces containing 983 square feet in aggregate. The project also includes the repair, reinforcement, and raising of an existing bulkhead. No work is proposed bayward of the existing bulkhead. The design includes a pool, spa, hardscape, walls, landscaping, and drainage facilities. The project complies with all applicable development standards and no deviations are requested. 4.The subject property is designated RM (Multiple-Unit Residential) by the General Plan Land Use Element and is located within the RM (Multi-Unit Residential) Zoning District. 5.The subject properties are located within the coastal zone. The Coastal Land Use Plan category is RM-D (Multiple Unit Residential - 20.0 - 29.9 du\ac) and it is located within the RM (Multi-Unit Residential) Coastal Zone District. 6.On March 16, 2018, the Community Development director approved Staff Approval No. SA2018-006 finding the demolition of a four-unit residential structure in compliance with Zoning Code Chapter 20.34 and Local Coastal Program Implementation Plan Chapter 21.34 (Conversion or Demolition of Affordable Housing). The staff approval concluded that there will be no conversion of residential to nonresidential uses, and none of the units are and/or were occupied by low- and moderate income families or persons. 7.A public hearing was held on August 9, 2018, and a Tentative Parcel Map (NP2018-012) and Coastal Development Permit (CD2018-045) were approved. The approval authorized 11 Zoning Administrator Resolution No. #### Page 2 of 11 05-14-19 demolition of the existing two-unit residential condominium structure and four-unit residential apartment structure, and the consolidation of the two properties into one parcel for future use as a single-building site. The approval did not authorize any new construction. 8. A public hearing was held on September 26, 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 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction of up to three single-family residences in an urbanized area. The proposed project includes the construction of a new 8,851-square-foot single- family residence with attached garages. 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 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 10,110 square feet and the proposed floor area is 8,851 square feet. 12 Zoning Administrator Resolution No. #### Page 3 of 11 05-14-19 b. The proposed development provides the minimum required setbacks, which are 4 feet along the front property line abutting Via Lido, 7.5 feet along each side property line and 10 feet along the front property line facing Newport Bay. c. The highest guardrail is less than 28 feet from established grade (10.12 feet NAVD88) and the highest ridge is no more than 33 feet from established grade, which comply with the maximum height requirements. d. The project includes garage parking for a total of four vehicles, complying with the minimum three-car garage-parking requirement for single-family residences with more than 4,000 square feet of habitable floor area. e. The project is located within the RM (Multi-Unit Residential) Coastal Zoning District, which allows multiple-unit and single-unit development pursuant to IP Section 21.18.020 (Residential Coastal Zoning Districts Land Uses). Further, according to IP Section 21.10.030. B (Authority – Relationship to Coastal Land Use Plan), it is intended that all provisions of the IP be consistent with the CLUP and that any development or land use in compliance with the regulations of the IP will also be consistent with the CLUP. Table 21.18-1 (Allowed Uses) of the IP lists the allowed uses in the RM-D zone, and specifically allows single-unit dwellings. Thus, the proposed single-family development is consistent with allowed land uses within the IP and CLUP. 2. The RM-D Coastal Land Use Designation includes a density range of 20.0-29.0 dwelling units per acre (du/ac). However, the subject site is less than 0.2 of an acre and the density ranges are not intended to establish minimum densities on individual sites, but rather to evaluate neighborhoods on a regional scale. The IP does not include development standards that require residential structures to adhere to any minimum density limits (Table 21.18-4). The IP, Zoning Code, and General Plan only include maximum density limits for RM/RM-D, resulting in a maximum density limit of 20 dwelling units per acre, or three units maximum for this site. The project proposes a density of approximately 5.6 du/acre, which complies with the maximum density limits. 3. Construction of a new single-family residence results in only two fewer units than the maximum limit of three dwelling units allowed by the General Plan, Zoning Code, and IP representing a negligible reduction that will not impact the City’s progress in meeting its Regional Housing Need Assessment (RHNA) housing targets. The City of Newport Beach has exceeded its current total RHNA housing needs of 5 dwelling units for this cycle. Revised RHNA numbers for the 2021-2029 6th cycle are currently under preparation and will be addressed through an upcoming Housing Element Update process. 4. The California Coastal Commission has approved several coastal development permits for single-family development and/or reduced density developments on RM zoned lots in the City of Newport Beach, prior to the Certification of the City’s IP. The majority of coastal development permits authorized by the Coastal Commission since 2005 allowed development below the density range specified in the CLUP, which was the standard of review at that time. Thus, approval of the proposed project is consistent with other projects authorized by the Coastal Commission and found consistent with the City’s CLUP. 13 Zoning Administrator Resolution No. #### Page 4 of 11 05-14-19 5. The existing site includes six dwelling units, which are nonconforming because they the maximum allowed density. The demolition of existing structures and construction of one single-family residence would reduce the overall number of residents that are reliant on shoreline protection devices and may be impacted by sea level rise in the future. Additionally, although the project site would include a reduction in density from existing conditions, other developments in the area have resulted in an increased density in the area. For example, the Lido Villas project is under construction directly across Via Lido, which replaced existing commercial buildings with 23 residential dwelling units that are within the RM-D Coastal Land Use Designation. These residential uses are separated from the shoreline and associated hazards, in keeping with adaptation strategies of the Coastal Commission Residential Adaptation Policy Guidance. 6. The subject neighborhood contains a variety of uses and development types, with no uniform pattern or consistent design style. The block contains single-family residences and duplexes containing two stories. The Lido Villas townhome project is currently under construction across Via Lido to the west, which consists of three-story structures designed to a height of approximately 34 feet. The St. James Episcopal Church is located to the south at the corner of Via Lido and Via Malaga. The Lido Park condominium building located further south near the Lido Bridge reaches a height of more than 100 feet and contains approximately 55 dwelling units. Lastly, commercial buildings are located to the north at the corner of Via Oporto and Via Lido near Lido Marina Village. The proposed design, height, and bulk of the development would not be out of scale with the existing development in the area, which varies in height and bulk. 7. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc. dated April 24, 2019, for the project. The current maximum bay water elevation is 7.7 NAVD88 (North American Vertical Datum of 1988 (NAVD88) and may exceed the existing 7.5 feet NAVD88 top of bulkhead elevation (8.8 feet NAVD88 with existing low height walls) during high tide or storm events. According to the report, the estimated sea level rise at the site appears to be between 1.25 and 5.00 feet over the next 75 years, accounting for bay water levels rising in the range of +8.45 feet to +12.2 feet NAVD88. Specifically, the report analyzes future sea level rise scenarios assuming a 2.9-foot increase in the maximum water level over the next 75 years (i.e. the life of the structure). Therefore, the sea level is estimated to reach approximately 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). Once the existing seawall/bulkhead is raised per the report’s recommendations, flooding, wave runup, and erosion will not significantly impact this property over the proposed 75-year economic life of the development. As conditioned, a waterproofing curb is required to be constructed around the perimeter of the dwelling that would protect against flooding up to an elevation of 10.6 feet (NAVD88). Flood shields (sand bags and other barriers) can be deployed across the openings to protect and prevent flooding to the structure. The report concludes that the proposed project will be safe from flooding hazards for the next 75 years with the reinforced/capped bulkhead and a flood protection curb. Therefore, the project has been conditioned to raise or cap the bulkhead and include a curb structure up to 10.6 feet (NAVD88). 14 Zoning Administrator Resolution No. #### Page 5 of 11 05-14-19 8. The improvements to the bulkhead including the proposed cap require a Coastal Development Permit (CDP) from the City of Newport Beach. The improvements do not require the use of mechanized equipment on the bay or beach, and the City may authorize these improvements pursuant to the IP with the approval of a CDP. As shown on the Post-LCP Certification Permit and Appeal Jurisdiction Map (July 11, 2018), the line of the California Coastal Commission’s jurisdiction is coterminous with the bulkhead line, thereby authorizing the City to permit improvements to the bulkhead that do not result in bayward encroachment or a replacement bulkhead. Lastly, the improvements would not impact public trust areas, submerged lands, or tidelands. 9. The finished floor elevation of the proposed single-family residence is 10.0 feet (NAVD88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. The Coastal Hazard Report concludes that the ba y water elevation (currently 7.7 feet NAVD88) will not exceed the proposed flood protection curb around the single-family residence at 10.6 feet (NAVD88 datum) for the anticipated 75-year life of the structure. 10. 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 final building inspection, and prior to the issuance of building permits, respectively. 11. 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. 12. The property is located adjacent to the bay. 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. 13. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared for the project by Forkert Engineering & Surveying Inc. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of 15 Zoning Administrator Resolution No. #### Page 6 of 11 05-14-19 an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 14. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought-tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted 15. The project site is located near Lido Park and Via Lido Bridge, which are designated public viewpoints in the Coastal Land Use Plan and offer public views of the West Lido Channel. These viewpoint areas contain benches for viewing the bay and resting, but no other park amenities such as picnic areas or bathrooms. Site evaluation revealed that the proposed three-story design is consistent with the existing building heights in the general area, in particular the adjacent Lido Villas project, the St. James Church, and Lido Park condos. Additionally, views of the site from Lido Park are currently obscured by large trees along the sidewalk, and the bay is not visible through the project site. The project site would remain visible from the Lido Bridge viewpoint, but views of the bay would not be obstructed by the project since it is on the opposite side of the water. 16. The project will replace two existing multi-unit structures with a new single-family residence that complies with all applicable development standards, including the 10-foot front setback along the bay and height limits for the zoning district. The existing interior setbacks between the two buildings would be removed, and the structure would be built across this area. There are no views through this area from the bay or street at present. The two proposed side yard setbacks will be larger, instead of approximately 3 feet they will be approximately 7.5 feet wide, providing enhanced visual relief from the existing parking lot adjacent to the site. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone . Fact in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact, and be proportional to the impact. In this case, the project replaces existing multi-family structures with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. The site is located adjacent to a CM (Commercial Recreational and Marine) Coastal Zoning District, which contains a marine related use (Windward Sailing Club). The project site would continue to be used for residential use, and would not include any features or operational characteristics that could affect operations at the sailing club. 16 Zoning Administrator Resolution No. #### Page 7 of 11 05-14-19 2. Vertical and lateral access to the water are available near the project site by the entrance to the Via Lido Bridge. There is a small access point by Lido Park with lateral access via a boardwalk along the bay. The project is located on the opposite side of the Via Lido Bridge and does not include any features that would obstruct access along these routes. 3. The existing development on-site includes two separate multi-family structures, each utilizing a separate driveway. The separate driveways would be reconfigured and consolidated as part of this project, which would result in a shorter curb cut. Therefore, a new street parking space would be created as part of the project, which would be available to the public. 4. Prior to the approval of the Tentative Parcel Map No. NP2018-012 that merged the two lots, each property owner was permitted to establish and utilize a separate pier. However, the property is proposed to be developed as a single-family residence and only one dock may be permitted pursuant to Harbor Code Section 17.35.020. Therefore, a condition of approval has been included to require the property owner to obtain an Approval in Concept from the City of Newport Beach and final approval from the Coastal Commission to remove one of the existing docks. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No.CD2019-033, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compli ance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 26TH DAY OF SEPTEMBER, 2019. _____________________________________ James Campbell, Interim Zoning Administrator 17 Zoning Administrator Resolution No. #### Page 8 of 11 05-14-19 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. Prior to final inspection of building permits for the new residence, the existing seawall shall be reinforced and capped to 10.6 feet (NAVD88) minimum in accordance with the recommendations provided in the report prepared by GeoSoils Inc. on April 24, 2019 and as identified in the approved plans. All improvements at the property shall occur landward of the existing bulkhead. 3. Prior to issuance of building permits, the project plans shall be updated to reflect that a waterproofing curb will be constructed around the proposed residence as an adaptive flood protection device up to 10.6 feet (NAVD88). Flood shields (sand bags and other barriers) can be deployed across the openings to protect and prevent flooding to the structure as necessary. 4. After demolition of existing residential structures and prior to the issuance of any building permits for new construction, the Parcel Map authorized under NP2018-012 (CD2018- 045) shall be recorded with the County of Orange. 5. Prior to the issuance of building permits for the single -family residence, an approval in concept for removal of one existing dock shall be reviewed and approved by the City of Newport Beach. The applicant shall provide proof of final approval from the California Coastal Commission. A copy of the approval shall be scanned into the construction plan set for the new single-family residence. 6. 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 including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 7. 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, uncondition ally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. This letter shall be scanned into the plan set prior to building permit issuance. 18 Zoning Administrator Resolution No. #### Page 9 of 11 05-14-19 8. 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 public property. 9. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right -of-way (except improvements in the Via Lido right-of way that are required by Public Works). 10. This Coastal Development Permit does not authorize any development seaward of the private property. 11. 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 followin g 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. 12. Best Management Practices (BMP’s) and Good Housekeeping Practices (GHP’s) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 13. 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. 14. 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. 19 Zoning Administrator Resolution No. #### Page 10 of 11 05-14-19 15. 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. 16. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 17. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 18. 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. 19. 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. 20. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 21. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 22. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 23. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 24. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the approved CPPP and WQHP/WQMP and any changes could require separate review and approval by the Building Division. 25. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non -invasive 20 Zoning Administrator Resolution No. #### Page 11 of 11 05-14-19 plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 26. 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. 27. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 28. 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. 29. This Coastal Development Permit No. CD2019-033 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. 30. 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 Stupin Residence including, but not limited to, Coastal Development Permit No. CD2019-033 (PA2019-100). 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. 21 07/25/19 Attachment No. ZA 2 Vicinity Map 22 07/25/19 VICINITY MAP Coastal Development Permit No. CD2019-033 PA2019-100 3312-3318, 3322 and 3324 Via Lido Subject Property 23 07/25/19 Attachment No. ZA 3 Public Comments 24 Sept. 12, 2019, Zoning Administrator Agenda Comments Comments submitted by: Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229) Item 2. Stupin Residence Coastal Development Permit No. CD2019- 033 (PA2019-100) I believe the draft resolution of approval contains at least one easily-corrected error in the proposed legal description in Section 1.2 (handwritten page 8): “The lots at 3312-3318, 3322, 3324 Via Lido are legally described as Lots 1 and 2 of Tract 1622, in the City of Newport Beach, County of Orange, State of California, as per Map Recorded in Book 47, Miscellaneous Maps, in the Office of the County Assessor of Said County. E, except the Northwesterly 28 feet of said Lot 2. The property at 3322 and 3324 Via Lido is legally described as Parcel 2 of PM2009-125, in the City of Newport Beach, County of Orange, State of California, as per Map recorded in Book 373, Pages 21 & 22 or said Parcel Maps in the Office of the County Recorder of Said County.” [To explain, my understanding is Lots 1 and 2 of Tract 1622 were originally each 40 feet wide. Combining the two, but taking away 28 feet leaves the 52 feet width of the currently 4- unit 3312-3318 parcel which is what is being described in the first sentence. The currently 2- unit 3322/3324 parcel – described in the second sentence – adds another 41.5 feet as shown on handwritten page 24.] In this connection, to avoid violation of the City’s prohibition against building a structure over lot lines, it would appear the present CDP application must be accompanied by a separate application for a lot merger. The California Supreme Court has decided in Pacific Palisades Bowl Mobile Estates, LLC v. City of Los Angeles, 55 Cal.4th 783 (2012) that all subdivision in the Coastal Zone – independent of whether it changes intensity of development in theory or practice – requires a CDP. Even without that, this lot merger surely will require a CDP since its clear purpose is to permit a very substantial reduction in the density of residential development – and a reduction that would not be possible without it (from the six units currently existing to just one). In view of that, it does not seem proper to me to separate the construction proposal from the lot merger proposal it will require. I hope this item will return with the whole proposal, not just a part of it. Or has the lot merger already been approved? Zoning Administrator - September 12, 2019 Item No. 2b Additional Materials Received Stupin Residence Coastal Development Permit (PA2019-100) 25 From: Don and Judy Cole <lagunahouse@me.com> Sent: Tuesday, September 17, 2019 8:02 AM To: Westmoreland, Liz Subject: Fwd: Stupin Residence (PA2019-100)- Coastal Development Permit Hearing Thursday, Sept. 12 Follow Up Flag: Follow up Flag Status: Flagged Good morning again! One more question- what is the responsibility of the City and/or the homeowner if the development/structural requirements of a significantly larger home damages the foundation, sea wall or structure, etc. of the neighboring property. We understand that this has become an issue with McMansions affecting smaller homes or cottages. Thank you again, Don & Judy Cole Begin forwarded message: From: Don and Judy Cole <lagunahouse@me.com> Subject: Stupin Residence (PA2019-100)- Coastal Development Permit Hearing Thursday, Sept. 12 Date: September 17, 2019 at 7:47:11 AM PDT To: Liz Westmoreland <lwestmoreland@newportbeachca.gov> Good morning Liz, Further to our other comments, could you please advise on whether or not the Stupin CDP application must be accompanied by a separate application for a lot merger to avoid violation of the City’s prohibition against building a structure over lot lines? If so, has this been done? Can you also clarify what the density requirements are for a single family residence in an RM zone? We would also like to know why the notice was only posted on the property at 3312-3318 and not on 3322-3324? This is misleading. Thank you so much, Don & Judy Cole Begin forwarded message: 26 From: Don and Judy Cole <lagunahouse@me.com> Subject: Re: Stupin Residence (PA2019-100)- Coastal Development Permit Hearing Thursday, Sept. 12 Date: September 11, 2019 at 12:46:39 PM PDT To: "Westmoreland, Liz" <LWestmoreland@newportbeachca.gov> Thank you so much Liz! We really appreciate it! Sent from my iPhone On Sep 11, 2019, at 8:03 AM, Westmoreland, Liz <LWestmoreland@newportbeachca.gov> wrote: Good Morning Don and Judy, Thank you for your comments. They have been included in the public record for the project and will be reviewed by the Zoning Administrator. I wanted to follow up with you to let you know we have moved the item to Thursday, September 26th at 3:00 pm. We are going to completely re-notice the hearing and make sure all applicable individuals are included in the mailing list. Please contact me with any questions or comments. Best Regards, <image003.jpg>LIZ WESTMORELAND Community Development Department Assistant Planner lwestmoreland@newportbeachca.gov 949-644-3234 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 | newportbeachca.gov From: Don and Judy Cole <lagunahouse@me.com> Sent: Friday, September 06, 2019 3:52 PM To: Westmoreland, Liz <LWestmoreland@newportbeachca.gov> Cc: Dixon, Diane <ddixon@newportbeachca.gov>; Avery, Brad <bavery@newportbeachca.gov>; Duffield, Duffy <dduffield@newportbeachca.gov>; Muldoon, Kevin <kmuldoon@newportbeachca.gov>; Herdman, Jeff <jherdman@newportbeachca.gov>; Brenner, Joy <JBrenner@newportbeachca.gov>; O'Neill, William 27 <woneill@newportbeachca.gov> Subject: Stupin Residence (PA2019-100)- Coastal Development Permit Hearing Thursday, Sept. 12 Liz, Thank you for meeting with us yesterday to discuss the proposed project next door to us. As we mentioned, we are unable to attend the hearing and we want to comment on a few issues for the record. First, there has not been proper notice for this hearing/project consistent with the provisions of the Municipal Code. Our understanding is that when the application is filed with the City, the applicant is required to post on the property a sign saying an application is pending (see NBMC Sec. 21.50.080). This was never done. When and if a hearing is scheduled, the City must post notice of the hearing on the property at least 10 days in advance (NMBC Sec. 21.62.020.B.3). The applicant is responsible for keeping them posted continuously, throughout the process (including until all possibility of appeal has ended). While the sign was reportedly posted on Friday, August 30, it was removed by someone sometime over the weekend. It was not there when we returned home from our long weekend on Tuesday, September 3. If it were not for a friend, we would not have been aware of the hearing. As soon as we heard, we notified you that the notice was no longer up. There is still no posting up and it is disappointing there is no enforcement of the code. Strangely, we also have not received the mailed notice to date. Second, is the issue of height. The relaxed height standard in the RM zone is intended to allow construction of multi-unit structures. We feel using the relaxed RM height standard to build a single family home is not appropriate- especially on the water. In fact, the City is supposedly considering doing something about tall single family homes in RM zones and it will be a subject of this coming Tuesday's 28 4:00 p.m. City Council Study Session. Also related is the density issue per the Coastal Land Use plan. While single family homes are allowed in RM Zones, it should only be if they meet the density requirements. The City needs to be consistent in the application of this requirement. Based upon these issues, we request a continuance. Thank you again for your consideration. Don & Judy Cole 3326 Via Lido 29 From: Xinyu Li <xinyu.r.li@gmail.com> Sent: Wednesday, September 18, 2019 11:28 AM To: Westmoreland, Liz Subject: Hearing on Stupin Residence Follow Up Attachments: 499D7665-550B-4BF9-9A45-3D6CE42F2F39.jpeg; 1CC0557F-A134- 40A9-B27E-827FF77928B9.jpeg; 1875BBF8-9D62-47FD-B41F- 9D40CD7FCF5D.jpeg Follow Up Flag: Follow up Flag Status: Flagged Dear Liz, My name is Xinyu Li, I purchased 3305 Via Lido Lot#201 Tract#17555 on August 26th 2019 with a price of USD 2,300,000 with ocean premium view $525,000, total $2,902,111. The recent hearing on Stupin Residence right across from my residence is a huge concern to me. Our ocean will be completely blocked by this proposed 3 stories 33 feet tall 7,868 sq ft new construction so we strongly do not favor this construction application to be approved. Please take our concern into your final decision making process, I truly appreciate it. Thank you so much for meeting and talking with us patiently yesterday. Please see photos attached to show our view will be completely blocked by Stupin Residence. Best Regards, Xinyu Li Resident Owner 30 1875BBF8-9D62-47FD-B41F-9D40CD7FCF5D.jpeg 31 1CC0557F-A134-40A9-B27E-827FF77928B9.jpeg 32 499D7665-550B-4BF9-9A45-3D6CE42F2F39.jpeg 33 STATE OF CALIFORNIA - NATURAL RESOURCES AGENCY GAVIN NEWSOM, Governor CALIFORNIA COASTAL COMMISSION South Coast Area Office 301 E Ocean Blvd, Suite 300 Long Beach, CA 90802-4302 (562) 590-5071 Page 1 of 2 September 13, 2019 Liz Westmoreland, Assistant Planner Newport Beach Community Development Department 100 Civic Center Drive, First Floor Bay B Newport Beach, CA 92660 RE: Coastal Development Permit Application No. CD2019-033 (Stupin) Ms. Westmoreland: Thank you for the invitation to comment on the referenced local coastal development permit application for development of a 7,868 sq. ft. single family home and 983 sq. ft. four-car garage at 3312, 3318, 3322 and 3324 Via Lido in Newport Beach. The proposed project is located within the City of Newport Beach’s Local Coastal Program (LCP) jurisdiction; thus the standard of review for the coastal development permit application is the policies of the Newport Beach LCP. The City of Newport Beach may process a coastal development permit application, which may be appealed to the Coastal Commission. Coastal Commission staff have reviewed the City staff report prepared for a previously scheduled September 12, 2019 Design Review Board hearing, which we understand has been postponed. Coastal Commission staff are concerned the proposed project is not consistent with LCP policies on land use and development. The inconsistencies should be addressed through changes to the project design and/or changes to the City’s findings before the application is rescheduled for a hearing. The site is zoned RM-D (Multiple Unit Residential) in the certified Land Use Plan, a component of the LCP. Land Use Plan Page 2-2, Table 2.1.1-1, states that “the RM category is intended to provide primarily for multi-family residential development containing attached or detached dwelling units.” RM-D is one of the higher density zoning designations within the RM category, with a referenced density of 20.0 – 29.9 dwelling units per acre. The proposed project plans identify the site area as 8,160 square feet, which is equivalent to approximately .19 acres; thus the zoning in the certified LCP suggests the site should support 4-5 dwelling units. Commission staff notes the site includes two lots which were recently improved with a four unit structure and a duplex structure (six total units). These structures were demolished pursuant to a local coastal development permit less than a year ago and there do not appear to be changed circumstances that would justify such a dramatic reduction in density (to one single family home) on a site with two lots zoned for multiple units. Land Use Plan Policy 2.1.2 states: Districts are uniquely identifiable by their common functional role, mix of uses, density/intensity, physical form and character, and/or environmental setting. Newport Beach’s coastal zone districts are in transition as existing viable districts are enhanced, underperforming properties are revitalized, and opportunities are provided to accommodate the City’s fair share of regional housing needs.” 34 Coastal Development Permit Application No. CD2019-033 (Stupin) Coastal Commission staff comments Page 2 of 2 Land Use Plan Policy 2.1.2-1 states: “Development in each district and corridor shall adhere to policies for land use type and density/intensity contained in Table 2.1.1-1, except as modified in Sections 2.1.3 to 2.1.8.” The proposed project site is in the Balboa Peninsula district as designated by the certified Land Use Plan. Land Use Plan policies 2.15-1 through 2.15-11 contain standards for development in the Balboa Peninsula district, in both residential and commercial areas. None of those policies encourage the consolidation of multiple residential lots or reduction in housing density. Whil e consolidations and reductions in housing density are not expressly prohibited by the Land Use Plan, the change in land use proposed by the subject application is plainly inconsistent with the zoning and with Land Use Policies 2.1.2 and 2.12-1. Those policies state that the zoning has been established in order to accommodate the City’s fair share of regional housing needs and that density shall be consistent with the zoning unless modified elsewhere in the LCP. In addition to being inconsistent with the zoning, the proposed project design appears to show the retention of two existing docks and the retention/relocation of two curb cuts. Thus it appears the applicant is seeking to retain the benefits of two lots zoned for multiple unit residential development while seeking to develop a single family home which is inconsistent with the zoning. Finally, the applicant’s hazards analysis and project design appear to rely on a 2.9-foot increase in the maximum water level over the next 75 years (the low risk scenario), which is not consistent with the best available science. The applicant’s geotechnical consultant and City staff’s draft special conditions recommend elevation of the bulkhead and construction of a curb, which will require a coastal development permit from the Coastal Commission. In closing, Coastal Commission staff suggests that the City re-analyze the proposed project for consistency with the LCP, specifically the land use map and policies on housing density. As proposed the project is plainly inconsistent; thus it should be revised or denied a coastal development permit. Please note that the comments provided herein are preliminary in nature; more specific comments may be appropriate as the project develops. We hope that these comments are useful, and respectfully reserve the opportunity to comment more specifically at a later date. Commission staff requests notification of any future activity associated with this project or related projects. Please call me at (562) 590-5071 if you have any questions. Thank you for the opportunity to comment on the proposed project. Sincerely, Zach Rehm Senior Planner cc: Jim Campbell, Deputy Community Development Director, City of Newport Beach Amber Dobson, District Manager, CCC Karl Schwing, Deputy Director, CCC 35 Tmplt: 07/25/19 Attachment No. ZA 4 Project Plans 36 Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00" Distance N E 1 1 A101 SIM R @ 7 1/2"20 1i NORTH ARROW PROPERTY LINE TAG SECTION INDICATOR ROOM TAG (NAME / AREA) CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG WINDOW TAG DOOR TAG WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) ALUMINUM CONCRETE EARTH GYPSUM -PLASTER INSULATION -RIGID MASONRY -BRICK/STONE MASONRY -CONCRETE BLOCK PLYWOOD / GLU-LAM TIMBER SAND STEEL WOOD JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT T-1.0 7/19/19 201837TITLE SHEETSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT T-1.0 7/19/19 201837TITLE SHEETSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON REF. 8/T-1.0FLOOR AREA HEIGHT NBMC (NEWPORT BEACH MUNICIPAL CODE) CALIFORNIA CODES: 2016 CRC, 2016 CFC, 2016 CEC, 2016 CPC, AND 2016 CMC, 2016 CAL GREEN R-3 / U 1-HR. CODES: OCCUPANCY CLASSIFICATION OCCUPANCY SEPARATIONS (GARAGE) OCCUPANT LOAD TYPE OF CONSTRUCTION OWNER: ARCHITECT: N/AALLOWABLE BLDG. AREA (PER CBC TBL. 503) FLOOR & FLOOR-CEILINGS N/A BRANDON ARCHITECTS, INC. 151 KALMUS DR. STE. G-1 COSTA MESA, CA 92626 P: 714.754.4040 WWW.BRANDONARCHITECTS.COM STRUCTURAL ENGINEER:CIVIL ENGINEER: GENERAL CONTRACTOR:LANDSCAPE DESIGNER: SURVEYOR:SOILS ENGINEER: SITE 1 UNIT V-B -SPRK'R. 3 STORY THE PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON THE WATER AT BALBOA PENINSULA ON THE WEST SIDE OF THE BAY NEAR THE INTERSECTION OF VIA LIDO AND VIA MALAGA. THE LOT/PARCEL IS APPROXIMATELY 93.5’WIDE BY 90’DEEP, ZONED AS RM (MULTI-UNIT RESIDENTIAL) AND APPROXIMATELY IS 11,098 S.F.. THE PROPERTY PREVIOUSLY WAS TWO SEPARATE LOTS THAT CONSOLIDATED AND EXISTING MULTI-FAMILY RESIDENCES AND GARAGES HAVE BEEN DEMOLISHED/WILL BE. CLIENT PROPOSES TO BUILD A NEW 3-STORY SINGLE FAMILY RESIDENCE OF APPX. 7,876 S.F. WITH TWO 2-CAR GARAGES OF APPX. 983 S.F. THE PROGRAM MAY INCLUDE BUT NOT BE LIMITED TO THE FOLLOWING: LARGE EAT-IN KITCHEN W/. ISLAND & BUTLER’S PANTRY, GREAT ROOM WITH A FIREPLACE, DINING AREA, POWDER ROOM,ELEVATOR, A LARGE MASTER SUITE WITH A FIREPLACE, GENEROUS MASTER BATH WITH WALK-IN CLOSETS, 4 SECONDARY BEDROOMS WITH ATTACHED BATHS & CLOSETS, LAUNDRY ROOM, A HOME OFFICE/GYM, A DEN/GAME ROOM, AND A FAMILY ROOM. PARKING FOR 5 CARS (ONE CARPORT) WILL BE ACCOUNTED FOR WITH ACCESS OFF OF VIA LIDO. THE PATIO/OPEN COVERED AREA ARRANGED WITH A STRONG CONNECTION TO INDOOR LIVING SPACES. OUTDOOR AMENITIES INCLUDE A LAP POOL (PARALLEL TO THE BAY) AND A SPA, FIRE FEATURES, A BBQ/OUTDOOR KITCHEN AREA, AND COMFORTABLE OUTDOOR COVERED LOUNGE AREA (LOGGIA) AND A LARGE ENTERTAINING ROOF DECK. THE PROJECT IS OF A TRANSITIONAL/INDUSTRIAL BEACH HOUSE DESIGN WITH AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN ‘OPEN’LIVING PLAN WITH LOTS OF GLAZING WHICH STRIVES TO MAXIMIZE LIGHT AND WATER VIEWS FROM LIVING SPACES AS WELL AS OUTDOOR PATIOS, COURTYARDS, AND DECKS. THE EXTERIOR MATERIALS WILL BE OF RICH QUALITY AND HIGH DURABILITY; TO BE CONSISTING PRIMARILY OF, NATURAL STONE VENEER, SMOOTH STUCCO VENEER, NATURAL SLATE, AND STANDING SEAM METAL ROOFING, EXPANSIVE STEEL DOORS AND WINDOWS, AND THE USE OF STEEL AND WOOD DECORATIVE ACCENTS. FIRE SPRINKLER: NFPA 13D YES DEFERRED SUBMITTALS 8PROJECT STATISTICS 5 3 1 249 10 AGENCIES & PUBLIC SERVICES VICINITY MAP/ PROJECT DESCRIPTION MATERIAL LEGEND ANNOTATION LEGEND CODE REVIEW SHEET LISTSITE INFORMATION11 7 6SPECIAL INSPECTIONS PROJECT DIRECTORYPROJECT DIRECTORY PROJECT DESCRIPTION: STUPIN RESIDENCE BRANDON ARCHITECTS, INC.ANDREW & JULIE STUPIN C/O. COASTLINE REAL ESTATE INVESTMENTS 215TH STREET HUNTINGTON BEACH, CA 92648 PATTERSON CUSTOM HOMES ANDREW PATTERSON 15 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 P: 949.723.1800 DAVID A. PEDERSEN, INC. DAVID PEDERSEN 20271 ACACIA ST., SUITE 120 NEWPORT BEACH, CA 92660 P: 949.251.8999 F: 949.251.0899 BUILDING AREA SCHEDULE NAME AREA COMMENTS FIRST FLOOR AREA 2948 SF SECOND FLOOR AREA 3823 SF THIRD FLOOR AREA 1097 SF 7868 SF GARAGE 2 487 SF GARAGE 1 496 SF 983 SF GRAND TOTAL 8850 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS REAR YARD 521 SF PARTIAL COVER ENTRY 255 SF COVERED LOGGIA 283 SF COVERED PATIO 336 SF COVERED DRIVEWAY 251 SF REAR YARD 2 416 SF DRIVEWAY 2 245 SF MASTER BALCONY 138 SF OFFICE/GYM BALCONY 181 SF GRAND TOTAL 2628 SF APEX LAND SURVEYING, INC. PAUL CRAFT C: 714.488.5006 APEXLSINC@GMAIL.COM FMH ENGINEERING, INC. FADY HAKIM, PE 410 GODDARD, SUITE 200 IRVINE, CA 92618 P: (949) 245 -8000 WWW.FMHENGINEERING.COM COAST GEOTHECHNICAL, INC. MING-TRANG CHEN 1200 W. COMMONWEALTH AVE. FULLERTON, CA 92833 P: 714.870.1211 E: COASTGEOTEC@SBCGLOBAL.NET FORKERT ENGINEERING & SURVEYIN, INC. THOMAS M. RUIZ, P.E. 22311 BROOKHURT ST., STE 203 HUNTINGTON BEACH, CA 92646 P: 714.963.6793 INTERIOR DESIGNER: DETAILS A DESIGN FIRM KEVIN SMITH 9272 JERONIMO ROAD, SUITE 109 IRVINE, CA 92618 P:949.716.1880 DIG ALERT: 1.800.227.2600 SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 SOUTHERN CALIFORNIA GAS: 1.800.427.2000 CITY WATER & SEWER: 1.949.644.3011 PACIFIC BELL TELEPHONE: 1.800.750.2355 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.: 1.949.644.3311 CITY OF NEWPORT BEACH PLANNING DEPT.: GENERAL INFOMATION: 1.949.644.3200 ZONING INFORMATION:1.949.644.3204 CITY OF NEWPORT BEACH BUILDING DEPT.: GENERAL:1.949.644.3275 PERMITS:1.949.644.3288 INSPECTIONS:1.949.644.3255 NEWPORT BEACH FIRE DEPARTMENT:1.949.644.3106 ORANGE COUNTY HEALTH SERVICES:1.714.834.3882 NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY FOR REVIEW. C.N.B. NOTE:CHRISTOPHER BRANDON, PRINCIPAL ARCHITECT IS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING. (NBMC 15.02.010) 1.LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE SUBMITTAL (FOR H.O.A. PURPOSES). 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. 4. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 5. FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 6. GLASS GUARD/HANDRAILS 7. SEAWALL REPAIR UNDER SEPARATE SUBMITTAL & PERMIT, NECESSARY REPAIRS SHALL BE DONE IN CONJUNCTION W/. BUILDING NEW STRUCTURE. 1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD 2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS LEGAL DESCRIPTION: LOT INFORMATION: ZONED: RM SITE AREA:8,160.15 S.F. BUILDABLE AREA: 5,778.25 S.F. TOTAL ALLOWABLE AREA: 1.75 X 5,778.25 S.F. = 10,110.19 S.F. MIN. OPEN VOLUME REQ'D: 5,778.25 S.F. X 15% = 866.74 S.F. OPEN VOLUME PROVIDED: 2,628 S.F.> 866.74 S.F. EXISTING BUILDING INFORMATION: THE EXISTING TWO-UNIT RESIDENTIAL CONDOMINIUM STRUCTURE AND FOUR-UNIT RESIDENTIAL APARTMENT STRUCTURE DEMOLISHED, REF. ZA2018-097, NP2018-012, CD2018-045, AND PA2018-100 ZONING INFORMATION: FRONT SETBACK: 4 FT. OCEAN FRONT SETBACK: 10 FT. LEFT SETBACK: 7'-6" FT. (0.08 X 93.57' = 7.48') RIGHT SETBACK: 7'-6" FT. (0.08 X 93.57' = 7.48') APN: 423-123-12 & 423-123-21 THE PROPERTY AT 3312-3318 VIA LIDO IS LEGALLY DESCRIBED AS LOTS 1 AND 2 OF TRACT 1622, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 47, MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY ASSESSOR OF SAID COUNTY. EXCEPT THE NORTHWESTERLY 28 FEET OF SAID LOT 2. THE PROPERTY AT 3322 AND 3324 VIA LIDO IS LEGALLY DESCRIBED AS PARCEL 2 OF PM2009-125, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 373, PAGES 21 & 22 OR SAID PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PROPERTIES CONSOLIDATED TO ONE PARCEL REF. ZA2018-097, NP2018-012, CD2018-045, AND PA2018-100 3322 VIA LIDO, NEWPORT BEACH, CA 92663 LANDSCAPE AREA SCHEDULE NAME AREA COMMENTS PLANTED 745 SF GRAND TOTAL 745 SF TITLE 24 CONSULTANT: GMEP ENGINEERS JUSTIN BOSTWICK, PM 26439 RANCHO PKWY S #120 LAKE FOREST, CA 92630 P: 949-267-9095 NO. REVISION DATENO. REVISION DATE TOTAL LIVING TOTAL GARAGE GRAND TOTAL SHEET #DRAWING TITLE T-1.0 TITLE SHEET T-1.1 GENERAL ARCHITECTURAL NOTES T-1.2 SUPPLEMENTAL NOTES & DOCUMENTS SUR TOPOGRAPHIC SURVEY A-0.0 ARCHITECTURAL SITE PLAN A-0.3 GRADE PLANE EXHIBIT A-0.4 AREA PLANS SW-0 GENERAL NOTES (FOR REFERENCE) SW-1 SITE PLAN & ELEVATION (FOR REFERENCE) SW-2 DETAILS (FOR REFERENCE) SW-3 DETAILS (FOR REFERENCE) C2 PRECISE GRADING PLAN C4 EROSION CONTROL PLAN L-PLANTING PLAN A-1.0 3-DIMENSIONAL VIEWS A-2.0 MAIN LEVEL FLOOR PLAN A-2.1 SECOND LEVEL FLOOR PLAN A-2.2 THIRD LEVEL FLOOR PLAN A-3.0 ROOF PLAN A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-4.1 EXTERIOR ELEVATION A-5.0 BUILDING SECTIONS A-5.1 BUILDING SECTIONS A-5.2 BUILDING SECTIONS A-5.3 BUILDING SECTIONS A-5.4 BUILDING SECTIONS A-5.5 BUILDING SECTIONS GRAND TOTAL GRAND TOTAL 37 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT T-1.1 7/19/19 201837GENERAL ARCHITECTURAL NOTESSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON 1GENERAL NOTES ABBREVIATIONS 2 DEFINITIONS: SPECIFICATIONS SHALL MEAN: WRITTEN SPECIFICATIONS IN THE PLANS OR THE "PROJECT MANUAL" (IF PROVIDED FOR THIS PROJECT) CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME. CONTRACTOR SHALL MEAN: AMDREW & JULIE STUPIN, C/O. COASTLINE REAL ESTATE ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., CHRISTOPHER BRANDON PRINCIPAL OWNER SHALL MEAN: (AS USED IN THESE SPECIFICATIONS) LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT 1. CODES/GENERAL PROVISIONS: ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICIABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL NOT BE LIMITED TO THOSE AS LISTED IN "CODE REVIEW" BOX. (T-1) ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING: THE BUILDING CODES, 2016 EDITIONS, AS ADOPTED BY CALIFORNIA, ALL APPLICABLE RELATED SPECIALTY CODES. THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 7 OF THE CALIFORNIA CIVIL CODE (THE "RIGHT TO REPAIR ACT"). ANY WORK TIME RESTRICTIONS IMPOSED BY THE CITY OF NEWPORT BEACH. THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS. 2. FEES: CONTRACTOR AND HIS SUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING PLANCHECK FEE AND REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE. 3. CONTRACTOR'S SURVEY: CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS. 4. COORDINATION OF CONSTRUCTION: CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR AGREES TO BIND EVERY SUB-CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK. 5. CLEAN-UP: ALL SUB-CONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR. 6. TESTS AND PERMITS: CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME. 7. GUARANTEES: CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORK AND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS. IT IS UNDERSTOOD BY CONTRACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND WARRANTY PERIODS. CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL OTHER WORK DAMAGED AS A RESULT THEREBY WILL BE EXECUTED IN A TIMELY MANNER AT THE CONVENIENCE OF THE OWNER AND WITHOUT COST TO OWNER. 8. WAIVER OF LIENS: CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUB-CONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE. 9. ROLL OF ARCHITECT DURING CONSTRUCTION: THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS AGREEMENT WITH OWNER AND RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS, OR ANY OF THEIR AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK. ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN WITHIN (10) CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER. 10. A.I.A. GENERAL CONDITIONS: THE CURRENT GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY AS THOUGH IT WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE "GENERAL NOTES" ON THIS SHEET ARE INTENDED TO SUMMARIZE AND COMPLIMENT THE A.I.A. GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN WORDING OCCUR. 11. EXTRAS: OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER, ARCHITECT AND CONTRACTOR. BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL. 12. SUBSTITUTIONS: SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM "OR EQUAL" IS USED IN DRAWINGS OR SPECS IT SHALL BE UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. 13. INSURANCE: CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROADFORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION. 14. SCOPE OF DRAWINGS AND SPECIFICATIONS: THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS. IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICALBE TO OTHER TRADES. IN CAS OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL, AND THE ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE ERRORS AND OMMISIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (e.g. SCHEMATIC ELECTRICAL PLANS). 15. DIMENSIONS ON DRAWINGS: FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS. DRAWINGS ARE NOT TO BE SCALED UNLUESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR" IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (+/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90° OR 45° UNLESS NOTED OTHERWISE. 16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS: SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-1997; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL. ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING. CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA, THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED WORK IN THE CONSTRUCTION DOCUMENTS. ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED" BY ARCHITECT, ARE FOR VERIFCATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT REVIEW. SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH. 17. ERRORS AND OMISSIONS: ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY SET FORTH IN BOTH. 18. BARRICADES: CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES. 19. TEMPORARY BRACING: AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING, FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER. CONTRACTOR AND HIS SUB-CONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS. 20. TOXIC SUBSTANCES REMOVAL: PRIOR TO ANY WORK BEING PERFORMED, WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION AND APPLICATION REQUIREMENTS. 21. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON. 22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES. 23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS. 24. USE 2x6 MINIMUM STUDS FOR PLUMBING WALLS 25. MAXIMUM FLOW RATE STANDARDS SET BY THE CURRENT CALIFORNIA GREEN CODE - G.C. TO VERIFY PRIOR TO PURCHASE AND INSTAL. OF ANY FIXTURES. 26. EXTERIOR DECKS, BALCONIES, AND STAIRWAYS SEALED UNDERNEATH SHALL BE WATERPROOFED- ARCH. TO APPV. METHOD OF WATERPROOFING - G.C. TO SUBMIT SPECIFICATIONS. 27. SPECIAL INSPECTION IS REQUIRED FOR THE FOLLOWING: * FOUNDATION INSPECTION BY SOILS ENGINEER PRIOR TO CONCRETE POUR AND: * PER SOILS REPORT: OVER EXCAVATION, RECOMPACTION, FOOTING DEPTH, UTILITY TRENCH BACK FILL * RETAINING WALL BACK FILL, PRE SATURATION OF SLAB AREAS, EXTERIOR FLAT WORK AREAS. * ALL TO BE ADDRESSED IN A REPORT PRESENTED TO BUILDING DEPT. PRIOR TO FINAL * ALL FIELD WELDING OF STRUCTURAL STEEL * INSTALLATION OF ALL HIGH STRENGTH BOLTS * CERTIFICATION OF WELD, & BOLTING TO BE GIVEN TO BUILDING DEPARTMENT PRIOR TO FRAMING INSPECTION. 28. MAX. TEMP. OF 120° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. @ SHOWERS & TUBS. 29. MAINTENANCE INFORMATION: THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE. 30. AFTER INSTALLING WALL, CEILING, OR FLOOR INSULATION, THE INSTALLER SHALL MAKE AVAILABLE TO THE ENFORCEMENT AGENCY OR POST IN A CONSPICUOUS LOCATION IN THE BUILDING A CERTIFICATE SIGNED BY THE INSTALLER STATING THAT THE INSTALLATION IS CONSISTENT WITH THE PLANS AND SPECIFICATIONS FOR WHICH THE BUILDING PERMIT WAS ISSUED. THE CERTIFICATE SHALL ALSO STATE THE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION, THE INSTALLED R-VALUE, AND (IN APPLICATIONS OF LOOSE FILL INSULATION) THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT WITH THE MANUFACTURER'S LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED R- VALUE. 31. ON PROJECTS WITH EXCAVATIONS THAT WILL BE LOWER THAN ADJOINING PROPERTIES, 30 DAY NOTICE IS LEGALLY REQUIRED BY THE OWNERS & CONTRACTORS TO THE ADJOINING PROPERTY OWNERS OUTSIDE THE SETBACK AREA. 32. DISTANCE FROM THE FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS. 33. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. CBC 1203.4.3.2.1, CMC T-4-4 34. SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOWING HAZARDOUS LOCATIONS: CBC 2406.3 A. SWINGING AND SLIDING DOORS B. WHEN LOCATED WITHIN 60- INCHES OF THE FLOOR SURFACE IN TUBS, SHOWERS, SUANAS, OR STEAM ROOMS. C. WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF DOORS AND WITHIN 60-INCHES OF WALKING SURFACE. D. WHERE GLAZING AREA IS MORE THAN 9 SQ. FT. IN AREA, WITH A BOTTOM EDGE LESS THAN 18-INCHES ABOVE THE FLOOR AND TOP EDGE MORE THAN 36-INCHES ABOVE FLOOR. E. ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36-INCHES HORIZONTALLY OF WALKING SURFACE AND WITHIN 60-INCHES ABOVE WALKING SURCFACE. F. ADJACENT TO STAIRWAYS WITHIN 60-INCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60-INCH ABOVE NOSE OF TREAD. 35. 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 407.5 36. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. CPC 411.7 37. WALL COVERINGS OR SHOWERS OR TUBS WITH SHOWERS SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL, TO A HEIGHT OF NOT LESS THAN 70-INCHES ABOVE DRAIN INLET. PROVIDE CEMENT BOARD OR CEMENT PLASTER BACKING FOR TILE. CBC 1210.3 38. MIN. 5/8" TYPE 'X' MOISTURE RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS 39. EXTERIOR LATH AND PLASTER: PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING. CBC 2510.6 40. THE WATER HEATER BURNER TO BE AT LEAST 18-INCHES ABOVE THE GARAGE FLOOR, IF LOCATED IN A GARAGE. CPC 508.14 41. PROVIDE A 3-INCH DIAMETER BY 3-FOOT TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS IN GARAGE. CPC 508.14 42. WATER HEATERS TO BE STRAPPED AT TOP AND BOTTOM WITH 1-1/2" X 16 GAUGE STRAP WITH 3/8" DIA. X 3" LAG BOLT EACH IND. CPC 508.2 43. DRYER: THE CLOTHES DRYERS VENT SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH. CMC 504.3.2 DRYER VENT TERMINATION MUST BE 3 FT. CLEAR FROM OPENINGS INTO THE BUILDING ( DOORS AND OPERABLE WINDOWS) . CMC 504.5 PROVIDE A MIN. 100 SQ.IN. OPENING IN THE DRYER DOOR. CMC. 504.3.2 44. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R314.3): A. IN EACH SLEEPING ROOM. B. OUTSIDE EACH SEPERATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS C. ON EVERY LEVEL OF DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS. SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5 45. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (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. CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5 46. ALL RECEPTACLE OUTLETS IN BATHROOMS, ABOVE KITCHEN COUNTERTOP, CRAWL SPACES, GARAGE, ROOFTOPS, OUTDOOR OUTLETS, WITHIN 6-FEET OF WET BAR SINK/LAUNDRY SINK TO BE PROTECTED BY GROUND FAULT CIRCUIT INTERRUPTER (GFCI) CEC 210.8 47. ALL 120V SINGLE PHASE, 15 AND 20 AMP OUTLETS (RECEPTACLES, LIGHTING, SMOKE DETECTORS, ETC.) TO BE PROTECTED BY COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER (AFCI) CEC 210.12 48. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50%. NBMC 12.32.015 49. INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE PRIOR TO CONCRETE PLACEMENT. 50. UTILITY COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. 51. FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING 52. FIREPLACE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEY SYSTEMS AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS R1005.4NG. CMC (802.5.2.4) PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX IN A SOLD FUEL BURNING FIREPLACE. SOLID FUEL BRUNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES." GAS APPLIANCE FIREPLACE MUST COMPLY WITH THE CALGREEN CODE REQUIRMENTS." 53. 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 54. GENERAL CONTRACTOR, CONTRACTORS, SUB-CONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHT TO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES WITH LEGIBLE HAND WRITTEN NOTES AND/OR WRITING (FAX, EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS, PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTING CONDITIONS AND SUGGEST PROPOSAL(S) FOR SOLUTION (SKETCH, DRAWING, AND/OR WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS. 55. ISSUANCE OF A BUILDING PERMIT 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. 56. LAND. WALLS LOCATED IN FRONT AND BACK OF PROPERTY SHALL NOT EXCEED 42" HT. REFER. LAND. DWGS FOR LOC'T. 57. LAND. WALLS LOCATED BTW. NEIGHBORS SHALL BE SHARED ON PROP. LINE. REFER. LAND. DWGS AND SEE ATTACHED DOCUMENT FOR "AGRREMENT TO BUILD A FENCE OR WALL CENTERED OVER THE PROPERTY WALL." 58. ALL INTERIOR AND EXTERIOR JOINTS BETWEEN DIFFERENT MATERIALS OR FINISHES SHALL RECEIVE A BEAD OF CAULKING OR SEALANT TO FORM A REVEAL TO MATCH COLOR OF ADJACENT SURFACE. COORDINATE COLORS WITH ARCHITECT. 59. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS. BID SHALL BE BASED ON THE MOST STRINGENT REQUIREMENT. 60. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS, ERRORS, OMISSIONS, OR DISCREPANCIES IN THE DRAWINGS, PROJECT MANUAL, OR CONTRACT DOCUMENTS PRIOR TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS. HEATING VENTILATING/AIR COND. DRINKING FOUNTAIN/DOUGLASS FIRD.F. EA. E.P. ENCL. EMER. ELEV. ELEC. EL. E.J.E. DWG. D.S.P. D.S. DR. DN. DIM. DIAG. DIA. EACH EXPANSION JOINT ELEVATION ELEVATOR EMERGENCY ENCLOSURE ELECTRIC PANEL ELECTRIC DIAMETER DIAGONAL DIMENSION DOWN SPOUT DRY STAND PIPE EAST, ENTRY DOWN DOOR DRAWING DET. DEPT. DBL. CTR. CTSK. CORR. CONT. CONST. COND. CONC. CNTR. CLR. CLKG. CLG. C.J. C.I. CHG. CHAN. C.G. CEM. C.B. CAB. CONCRETE CONDITION CONSTRUCTION CONTRACTOR/ CONTINUOUS CORRIDOR, CORROSIVE COUNTERSUNK DEPARTMENT COUNTER CENTER DOUBLE DETAIL CATCH BASIN CORNER GUARD CAST IRON CONTROL JOINT/ CONST. JOINT CAULKING CABINET CEMENT CHANNEL CHANGE CEILING CLEAR LOAD FROM ABOVE JANITOR KITCHEN LANDSCAPED AREA LABORATORY LAMINATE LAVATORY POUNDS LEFT HAND LOCKER LUMINOUS MAINTENANCE MASONRY LBS. LFA MAS. MAINT. LUM. LT. LKR. L.H. LIGHT LAV. LAM. LAB. L.A. L. KIT. JST. JT. JAN. JOINT JOIST LOW/LINEN HOSE BIB HOLLOW CORE HARDWOOD HARDWARE HEIGHT HOLLOW METAL GALVANIZED IRON GLU-LAM BEAM GROUND GYPSUM HORIZONTAL INSULATION INTERIOR INVERT/INVERTED INSIDE DIAMETER/INTERIOR DESIGNER HDWR. I.D. HVAC INV. INT. INSUL. IN. HR. HORIZ. H.M. HT./HGT. HOUR INCH GYP. GR. GND. G.L.B. GL. G.I. HDWD. HD. H.C. H.B. H.HIGH HARD GLASS GRADE AREA DRAINA.D. B.W. BR. B. BOT. BM. BLK'G. BLK. BLDG. BITUM. BET. BD. AUTO. ASSY. ASB. ARCH. APPX. A.P. ANOD. ALT. AL. ADJ. ADH. BITUMINOUS BLOCKING BATH BEDROOM BACK OF WALK, BOT. OF WALL BOARD BETWEEN BUILDING BLOCK BEAM BOTTOM ADHESIVE ADJUSTABLE ALUMINUM ALTERNATE ANODIZED ACCESS PANEL APPROXIMATELY ARCHITECTURAL ASBESTOS ASSEMBLY AUTOMATIC PL LC ACOUS. A.C. A/C A.B. # ∅ @ & ANGLE CENTERLINE DIAMETER OR ROUND PERPENDICULAR POUND OR NUMBER PROPERTY LINE, PLATE ANCHOR BOLT AIR CONDITIONING ASPHALT CONCRETE ACOUSTICAL AT AND FINISH GRADE FLAT HEAD FIXTURE FLOW LINE FLASHING FLUORESCENT FACE OF CONCRETE/FACE OF CURB FACE OF FINISH FACE OF STUD/FACE OF STRUCTURE FACE OF MASONRY FIREPLACE FLOOR SINK FOOT OR FEET FOOTING FURRING FUTURE GALVANIZED GRAB BAR/GRADE BEAM GENERAL GROUND FAULT INTERRUPTG.F.I. GEN. G.B. GALV. GA. FUT. FURR. FTG. FT. F.S. FP. GAUGE F.O.M. F.O.S. F.O.F. F.O.C. FLUOR. FLR. FLASH. F.L. FIX./FIXT. FIN. F.H. F.G. FINISH FLOOR EQUIPMENT EXISTING EXHAUST EXPOSED EXTERIOR FIRE ALARM FLOOR CLEAN OUT FLOOR DRAIN FOUNDATION FIRE EXTINGUISHER FIRE EXTINGUISHER CABINET EQPT./EQPM. F.E.C. F.E. FDN. F.D. F.C.O. F.A. F. EXT. EXPO. EXH. EXST. FIXED SOUTHS. SUPPLY AIR SOLID CORE SCHEDULE SECTION SHELF SHEET SHEATHING SIMILAR SOFFIT JOIST SERVICE SINK STATION STANDARD STEEL STORAGE STRUCTURAL SUSPENDED SYMMETRICAL STAINLESS STEEL SEAT COVER DISPENSER SUB DRAIN/SOAP DISPENSER S.S. SUSP. STRUCT. STOR. SYM. STL. STD. STA. S.SK. S.C.D. SHT'G. SCHED. S.D. S.J. SIM. SHT. SH. SEC. S.C. S.A. PLUMBING PLYWOOD POINT OF CONNECTION PROJECTION POINT RETURN AIR RADIUS ROOF DRAIN RECEPTACLE RECTANGULAR REFERENCE REFRIGERATOR ROOF DRAIN LEADER REGISTER REQUIRED RESILIENT' ROOM REDWOOD REINFORCEMENT ROUGH OPENING RETAIN(ING), RETURN RECT. REINF. RESIL. REQ'D. REFR./ R/F. RET. R.O. RWD. RM. REG. REF. R.D.L. RECPT. PROJ. PLYWD. PLUMB. R.D. RAD. R.A. PT. PR. PNT. PAIR MOUNTEDMTD. MULLION NORTH NATURAL NUMBER NOMINAL NOT TO SCALE OVER OVERALL OBSCURE OFFICE OPENING OPPOSITE PERIMETER PLATE/PROPERTY LINE PLASTER NOT IN CONTRACT NATURAL GRADE OVERFLOW DRAIN PLASTIC LAMINATE OUTSIDE DIAMETER (DIMENSION) O/. P.LAM. O.F.D. PERIM. OPNG. O.D. PLAS. PL. OPP. OFF. OBS. O.A. N.G. N.I.C. N.T.S. NOM. NO. NAT. N. MUL. MATERIAL MAXIMUM MECHANICAL MEMBRANE METAL MAN HOLE MINIMUM MIRROR MOSAIC MEDICINE CABINET MANUFACTURER MISCELLANEOUS MASONRY OPENING MAX. MEMB. MECH. M.O. MISC. MFR./MFGR. M.C. MOS. MIR. MIN. M.H. MET./MTL. MAT. TYPICALTYP. UNIFORM BULIDING CODE UNDERWRITER'S LABORATORY UNLESS NOTED OTHERWISE VENT THROUGH ROOF WEST, WIDE, WIDTH V.T.R. WP. W.I. W.C. W.H. W. WD. W/.WITH WOOD WATER HEATER WATER CLOSET WROUGHT IRON WATERPROOF U.N.O. U.L. U.B.C. VERT. VENT. UR. UNF. U.UNDER UNFINISHED URINAL VENTILATING VERTICAL TOP OF PAVING TOP OF STRUCTURE/SLAB TONGUE AND GROOVE TOP OF CURBT.C. T.&G. T.W. T.O.S. T.PL. T.P. TER. TEMP. TEL. T.CL. TRANS. THK.THICK TRANSFORMER TIME CLOCK TELEPHONE TEMPERED TERRAZZO TOP OF PLATE TOP OF WALL T.TREAD PAINT(ED) P.O.C. EQ.EQUAL / EQUIVALENT FIELD VERIFYF.V. (E.)EXISTING NEW(N.) VER.VERIFY FACTORYFAC. B.O.BY OWNER/BY OTHERS GENERAL CONTRACTORG.C. APPV'D.APPROVED BEL.BELOW ON CENTERO.C. ABV.ABOVE HDR.HEADER SELECTEDSEL. METAL BOLTM.B. PARALLEL STRAND LAMINATEPSL. ROOF RAFTERR.R. /CEILING JOIST FLOOR JOISTF.J. SIMPSONSIMP. T.S.TOP OF STEP UNDERGROUNDU.G. V.VERTICAL W.W.M.WELDED WIRE MESH EACH WAYE.W. DECO.DECORATIVE EXISTING GRADEE.G. GRADE PLANEG.P. 61. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING. 62. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE. 63. CONSTRUCTION PERSONNEL SHALL BE CONFINED TO THE LIMITS OF THE CONSTRUCTION AREA. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED. CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION. 64. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES. 65. CONTRACTOR SHALL PROVDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE CAUSED BY INSUFFICIENT PROTECTION. 66. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS. 67. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO PROCEED, SIGNED BY THE ARCHITECT & OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR. 68. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRCUTION ARE REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR IT'S SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY. SPECIFIC SEQUENCES OR METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED. 69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER' ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPOR THE IMPOSED LOAD. 70. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE MANUFACTURERS. 71. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES. 72. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE MANUFACTURERS. 73. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL, LANDSCAPE, ARCHITECTURAL, MECHANICAL, PLUMBING ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES, OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST. 74. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED ARES, CLEAN ALL FLOORING, MILLWORK, LIGHT FIXTURES, GLASS, ETC. AND UNCOVER AND VACUUM OUT ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN. GENERAL NOTES CONTINUED NO. REVISION DATE 38 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT T-1.2 7/19/19 201837SUPPLEMENTAL NOTES &DOCUMENTSSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON CAL GREEN -RESIDENTIAL MANDATORY MEASURES RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 2 1 3 NO. REVISION DATE 39 LOT 1TRACT NO. 1622M.M. 47/39PARCEL 1PARCEL 2P.M.B. 2009-125N63°23'21"E 90.00'Δ=04°50'00" R=275.66' L=23.25'N26°36'39"W 18.27'Δ=11°01'06" R=275.66' L=53.01'N63°23'21"E 79.52'N26°36'39"W 52.07'N26°36'39"W 41.50' VIA LIDO ℄N63°23'21"E 89.02'BASIS OF BEARINGS BENCHMARK INFORMATIONBENCHMARK NO: NB3-18-88DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISKSTAMPED "NB3-18-88", SET IN THE TOP OF A CONCRETE BRIDGE ABUTMENT.MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTIONOF WEST LIDO CHANNEL AND VIA LIDO, 19 FT. SOUTHEASTERLY OF THECENTERLINE OF VIA LIDO AND 0.3 MILES SOUTHEASTERLY OF NEWPORTBOULEVARD. MONUMENT IS SET 5 FT. BELOW THE BRIDGE DECK.ELEVATION: 18.418 FEET (NAVD88), YEAR LEVELED 2015VICINITY MAPGRAPHIC SCALELEGAL DESCRIPTION3312 VIA LIDO:REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:LOTS 1 AND 2 IN TRACT 1622, IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDEDIN BOOK 47, PAGE 39 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THECOUNTY RECORDER OF SAID COUNTY.3324 VIA LIDO:REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:PARCEL 2 OF PM 373-21 OF CONDO PROJECT 933-94 LOCATED ON APN423-123-21.PAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/20STATEOFCALI FORN IA PAUL DOMINICKCRAFTExp. 12/31/20No. 8516PROFES SI ONALLANDSURVEYORTITLE REPORT/EASEMENT NOTES3312 & 3324 VIA LIDONEWPORT BEACH, CA 92663(APN: 423-123-12 & 423-123-21 )NO TITLE REPORT PROVIDED.CONCRETE SURFACE1 1TOPOGRAPHIC MAP 3312 VIA LIDO & 3324 VIA LIDO NEWPORT BEACH, CA 92663 APN: 423-123-12 & 423-123-21 LEGENDEXISTING ELEVATION( )ACASPHALT PAVEMENTTEMPORARY BENCHMARKTBMWATER VALVEWVBLOCK WALLLCCENTERLINEGM GAS METERFSFLFINISHED SURFACEFLOWLINESET ON A WATER METER (WM)HUNTINGTON BEACH, CALIFORNIA 92646 PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COM SEWER MANHOLESMHELEVATION = 10.99 FEETSURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESFFFINISH FLOORNG NATURAL GROUNDTOP OF CURBTCSEARCHED, FOUND NOTHING; SETNOTHINGTHE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF VIA LIDO, BEINGN26°36'39"W PER P.M.B. 377/16-17.BFP BACK FLOW PREVENTORCLFCHAIN LINK FENCEEMHELECTRICAL MANHOLE EPEDGE OF PAVEMENTELPELECTRICAL PANELEPBELECTRICAL PULL BOXEGEDGE OF GUTTERMH MANHOLEPKL PARKING LIGHTSTREET LIGHT PULL BOXSLPBSTORM DRAIN MANHOLESDMHWATER METERWMWROUGHT IRON FENCEWIFCHAIN LINK FENCE (CLF)WROUGHT IRON FENCE (WIF)CATVCABLE TV BOXTILE SURFACEADAREA DRAINBSBOTTOM OF STEPNG~SA NATURAL GROUND; SANDSTREET LIGHTSLTOP OF BULKHEADTBTELEPHONE MANHOLETMHTOP OF STEPTSFOUND MONUMENT7/12/201940 DN UP 2-CAR GARAGE 1 GREAT ROOM FOYER POWDER ELEVATOR DINING ROOM KITCHEN 2-CAR GARAGE 2 W/C.MUD ROOM BUTLER'S KITCHEN S.Y.S.B.7' - 6"S.Y.S.B.7' - 6"OCEAN F.Y.S.B. 10' - 0" F.Y.S.B. 42' - 0" 1 2 3 4 VIA LIDO5 5 6 6 6 7 8 (E.) DOCK (NOT-A-PART) (E.) DOCK (NOT-A-PART)N26°36'39"W 41.50'N26°36'39"W 52.07'N63°23'21"E 79.52'Δ=11°01'06"R= 275.66'L=53.01'Δ=04°50'00"R= 275.66'L=23.25'N26°36'39"W 18.27'N63°23'21"E 90.00'CLR.21' - 0"CLR. 21' - 6 3/8"CLR.21' - 3 3/4"CLR. 21' - 8 3/8" POOL 9 9 9 10 11 SPA (COVERED) (COVERED) YARD 12 12 12 12 12 12 38' - 0" 28' - 5 7/8" 13 13 14 10 POOL BATHF.O.F.3' - 10 7/8"F.O.F.3' - 11"F.O.F.5' - 3 7/8"F.O.F.5' - 6"(NOT-A-PART) (E.) PARKING LOT PLANTED PLANTED PLANTED (NOT-A-PART) EXISTING STRUCTURE 15 16 BBQF.O.F.7' - 6 7/8"F.O.F.7' - 6 7/8"7' - 8 7/8"F.O.F. 12' - 3 1/2" F.O.F. 24' - 9 1/4" 64' - 9 3/8"12' - 5 1/2" 52' - 3 1/8"12' - 6 1/4" 12' - 9 1/8"67' - 2 3/8"10' - 0 1/2" 21' - 4 7/8"40' - 3 1/2"5' - 6" 36' - 0 3/4"3' - 3"11 3/4"3' - 7"1' - 11" 9' - 10 1/4"2' - 8" F.O.F. 10' - 0"9' - 0 1/2"76' - 9 1/2"7' - 8 7/8"F.O.F.9' - 0"2' - 8"17' - 1"2' - 8"32' - 2 1/2"1' - 11"18' - 4"1' - 11"F.O.F. 26' - 3 1/4" F.O.F. 24' - 9 3/4" 6" MAX3" F.O.F. 3' - 9" F.O.F. 12' - 7 1/8" 12' - 9 1/8" F .O .F.3 ' - 1 1 1 /4 "10' - 2"75' - 8"7' - 8 7/8"22' - 5"30' - 10"22' - 5"2' - 6"7' - 8"F.O.F.9' - 11 1/2"11.00' T.O.S.DN 10.00' T.O.S. 10.00' T.O.S. 10.00' T.O.S. 17 17 18 18 16.00' TW (E.) 11.20 FS 16.00' TW (E.) 10.50 BS 16.00' TW (E.) 10.10 TS 14.75' TW (E.) 9.28 BS 14.75' TW (E.) 8.93 BS(E.) 8.93 FS 11.12' TW 11.12' TW (E.) 7.62 FS (BY SEP. PERMIT) (BY SEP. PERMIT) ENTRY (COVERED) 19 19 20 (N.) DRIVEWAY APPROACH18' - 0"(N.) DRIVEWAY18' - 0"20 20 19 21 DN REF. CIVIL DWGS.21 21 22 23 24 24REF. CIVIL DWGS.21 21 25 23 23 PATIO LOGGIA 44' - 2 3/8"GAME ROOM F.O.F.7' - 6"18' - 8 3/4"4' - 9 3/4"7' - 8"POOL EQUIP. S. 26 26 27 27 27 27 28 29 30 31 3030 31 30 31 31 30 31 31 3031 29 29 29 30 31 32 32 20 PARKWAY PARKWAY PARKWAY (REF. CIVIL PLANS) (REF. CIVIL PLANS) (REF. CIVIL PLANS) 10.60' TB10.00' TW NOTE: CONTINUOUS WATERPROOFING TO EXTEND TO 10.60' ELEV. THROUGHOUT FIRST FLOOR WITH T.O.S. LOWER THAN 10.60' TO ADDRESS SLR PER CCC -REF. DTL. 6/AD-1 NOTE: CONTINUOUS WATERPROOFING TO EXTEND TO 10.60' ELEV. THROUGHOUT FIRST FLOOR WITH T.O.S. LOWER THAN 10.60' TO ADDRESS SLR PER CCC -REF. DTL. 6/AD-1 PUE 4' - 0" 33 33 33 PROPOSED ACCESS POINT FOR THE NEW DOCK'S ACCESS -PROVIDE 42" HIGH GUARD ABV. FS/FG UNTIL AFTER THE NEW DOCK'S ACCESS CONSTRUCTED 93' - 6 7/8"94.53'OVERALL LENGTH OF FRONT PROPERTY LINE2 1/2" 3' - 9 1/2" 25 CLR.3' - 8 3/8"13.38' TRASH ON-STREET PARKING SPACE (19'), PER PUBLIC WORKS 5' MIN. HT. FROM OUTSIDE GLASS FENCE/POOL BARRIER 5' MIN. HT. CONT.GLASS FENCE/POOL BARRIER5' MIN. HT. FROM OUTSIDE GLASS FENCE/POOL BARRIER 5' MIN. HT. CONT.GLASS FENCE/POOL BARRIER(N.) STREET LIGHT LOC'N., REF. CIVIL DWGS. 34 34 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-0.0 7/19/19 201837ARCHITECTURAL SITE PLANSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-0.0 7/19/19 201837ARCHITECTURAL SITE PLANSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON KEYNOTE LEGEND 1 CABLE TV JUNCTION BOX (REF. SURVEY & CIVIL) 2 (E.) STREET LIGHT PULL BOX - REF. SURVEY AND CIVIL DWGS. 3 (E.) ELECTRICAL MANHOLE - REF. SURVEY AND CIVIL DWGS. 4 (E.) TELEPHON MANHOLE - REF. SURVEY & CIVIL DWGS. 5 (E.) STREET LIGHT - REF. SURVEY AND CIVIL DWGS. 6 (E.) GAS METER LOCATION, TO BE RELOCATED (REF. SURVEY & CIVIL DWGS.) 7 (E.) WATER VALVE (REF. SURVEY & CIVL DWGS.) 8 CENTERLINE/FLOWLINE OF ALLEY/AVENUE 9 PROPERTY LINE 10 SIDE YARD SETBACK 11 OCEAN FRONT SETBACK 12 FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED 13 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 14 FRONT YARD SETBACK 15 EXISTING STRUCTURE - NOT A PART 16 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER 17 (E.) PROPERTY LINE WALL & WROUGHT IRON FENCE, REF. SURVEY & CIVIL DWGS. - PROTECT IN PLACE 18 (N.) CMU PROPERTY LINE WALL W/. STUCCO FINISH - PAINT AS SELECTED (MAX. 6' ABV. N.G., 42" MAX @ F.Y.S.B) [WALL AND FOOTING ON OWNER'S SIDE] 19 (E.) DRIVEWAY APPROACH OR CURB CUT TO BE REMOVED - REF. SURVEY & CIVL DWGS. 20 NEW DRIVEWAY APPROACH AND/OR CURB CUT - REF. CIVIL DWGS. 21 HARDSCAPE PER LANDSCAPE ARCHITECT/DESIGNER - STONE PAVERS OVER CONCRETE SLAB, REF. LANDSCAPE DWGS. (VERIFY W/. OWNER) 22 HARDSCAPE PER LANDSCAPE ARCHITECT/DESIGNER - COLORED & SCORED CONC., REF. LANDSCAPE DWGS. (VERIFY W/. OWNER) 23 PLANTED AREA PER LANDSCAPE ARCHITECT/DESIGNER - REF. LANDSCAPE DWGS., COORDINATE WITH LANDSCAPE DESIGNER/ARCHITECT 24 NEW DRIVEWAY , PAVEMNT PER LANDSCAPE - REF. CIVIL & LANDSCPAE DWGS. (VRIFY W/. OWNER) 25 LANDSCAPE PAVING SYSTEM PER LANDSCAPE ARCHITECT/DESIGNER - 'TURFBLOCK'/'GRASSCRETE' OR EQUIV., REF. LANDSCAPE DWGS. (ARCH. & OWNER TO APPROVE) 26 (N.) WOOD GATE PER LANDSCAPE - AS SELECTED (MAX. 6' HT. ABOVE NATURAL GRADE) 27 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 28 TRASH LOCATION - SCREEN FROM STREET AS NEEDED 29 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 30 DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS) 31 OVERFLOW DRAIN - REF. DTL. 11/AD-1 32 HARDSCAPE PER LANDSCAPE ARCHITECT/DESIGNER - STONE PAVERS, REF. LANDSCAPE DWGS. (VERIFY W/. OWNER) 33 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 9 & 13/AD-1 34 (N.) STREET TREE - 36" BOX STREET TREE, REF. LAND. & CIVIL DWG.'S NO. REVISION DATENO. REVISION DATE PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 ARCHITECTURAL SITE PLAN DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. LANDSCAPE NOTES: 1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING AREAS WITH REPECTIVE HEIGHTS AND MATERIALS. GENERAL NOTES: 1. SEE SHEET A-3.0.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). 2. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT EXCEED 42 INCHES FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK AREA(S). C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. 41 UPΔ=04°50'00"R=275.66'L=23.25'Δ=11°01'06"R=275.66'L=53.01' LOT 1 TRACT NO. 1622 M.M. 47/39 PARCEL 2 P.M.B. 2009-125 VIA LIDON63°23'21"E 90.00'N26°36'39"W 18.27'N63°23'21"E 79.52'N26°36'39"W 52.07'N26°36'39"W 41.50'℄N63°23'21"E 89.02' (9.62) EG (10.08) AC (10.14)TC (9.46)FL (10.16)TC (9.50)FL (10.39)TC (9.82)FL (10.24)TC (9.56)FL (10.41)TC (9.94)FL (10.80)TC (10.60)FL (10.96)TC (10.48)FL (10.63) EG (10.49) EG (10.29) EG (10.16) FL (10.09) EG (9.94) EG (9.67)EG (9.79)EG (9.71)FL (10.20) AC (10.62) AC (10.87) AC (7.94) FS (9.66) FS (9.63) FS (9.52) FS(9.58) FS (9.50) FS (9.65) FS (9.81)FS (9.83)FS (9.76) FS (9.93) FS (10.03)FS (9.76) FS (10.40)FS (10.36)FS (10.34) FS (10.29) FS (10.16)FS (9.26)FS (11.59) EP (11.80) AC (11.95) EP (11.07)FS (11.20)FS (11.25) FS (10.09) FS (10.07)FS (9.16)FS (8.42)FS (8.40)FS (9.73) FS (9.22)FS(9.32)FS(9.47)FS(10.66)FS (11.11) FS(10.96) NG (10.67) FS (10.39)TC (10.39)FL (10.02) EG (10.18)FSFS (9.46) FS(10.53) NG NG (10.07)NG (9.85)FS (9.64) FS (9.73)FS (27.69) CHIMNEY TOP (9.22) FF (32.71) RIDGE (10.10) TS (9.68) FF (9.48) AD (9.10)FS (8.93)FS (8.87)FS (9.28)BS (7.50)BS(9.33) FF (8.85) FS (9.17) FS (7.50)FS(8.92)TS(9.08) FS (8.81) FS(10.23)TW(10.22)TW(9.13)FS(9.18)FS(7.61)FS (10.40)FS(10.51)BS (11.20) FFG (11.11) FS(10.74)NG(10.66)FS (9.21)BS(10.05)TS(10.21)BS(11.05)TS (10.60) FFG(10.46)FS(30.73) RIDGE (10.99)WM(10.70)SLPB(10.78) WV (10.96) WV (10.40)SLPB(9.91) TMH (9.96) EMH (10.18) SLPB (10.21) CATV (7.61)TB (-1.40)NG~SA(7.63)TB(-3.40)NG~SA(7.60)TB (-4.13)NG~SA (7.51)TB (-4.69)NG~SA (7.48)TB (-3.49)NG~SA (9.28) FS (7.55) TB (9.47) AD (8.41)BS (9.72)TS (9.51) FS (9.41) AD (1.79) DOCK (1.86) DOCK (1.74) DOCK (1.64) DOCK (7.65) TB (7.62) FS (10.92) CATV (10.93) FS (10.66) SCO (11.17)FSEXISTING BUILDING EXISTING BUILDING PROPERTY LINE PROPERTY LINE PROPERTY LINE PARKING LOT DOCK DOCK 6' TALL WALL 6' TALL FENCE 5' TALL WALL GM GMSL STAIRS PROPERTY LINE PROPERTY LINE FOUND MONUMENT FOUND MONUMENT CURB & GUTTER POINT #1 9.63 FS POINT #2 9.08 FS POINT #3 11.17 FS POINT #4 10.60 FFG GRADE PLANE EXHIBIT: POINT #1: 9.63 FS POINT #2: 9.08 FS POINT #3: 11.17 FS POINT #4: 10.60 FFG GRADE PLANE = 40.48/4 = 10.12 AVERAGE SLOPE = 11.17 -9.08/67.40 = 3.10 % 67.40' JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-0.3 7/19/19 201837GRADE PLANE EXHIBITSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON NO. REVISION DATE PROJECT NORTHTRUE NORTH 3/16" = 1'-0"1 GRADE PLANE EXHIBIT 42 DW T DW T WD D 2948 SF FIRST FLOOR AREA 487 SF GARAGE 2 496 SF GARAGE 1 521 SF REAR YARD 255 SF ENTRY 28 SF PLANTED 111 SF PLANTED 77 SF PLANTED 10 SF PLANTED 44 SF PLANTED 86 SF PLANTED 221 SF PLANTED 168 SF PLANTED 283 SF LOGGIA 336 SF PATIO 251 SF DRIVEWAY A F B E C G H K J L D M N O 21' - 4 7/8"1' - 2 1/2"29' - 7 3/4"4' - 5 1/4" 22' - 7 3/8"29' - 7 3/4" 2' - 3 3/8"20' - 4"28' - 3 3/4"6"21' - 5"6"4' - 9 3/4"10' - 11 5/8"10' - 6 1/4"10' - 7 7/8"19' - 3 3/4" 2' - 3 3/8"20' - 4"21' - 7 1/4"9 3/4"22' - 5 3/8"28' - 5 3/4"1' - 4"22' - 5"21' - 7 1/4"31' - 7 3/4"24' - 11"A -21' -4 7/8" X 6" = 10.70 GARAGE B -22' -7 3/8" X 21' -5"= 484.33 GARAGE C -2' -3 3/8" X 6"= 1.14 GARAGE D -1' -2 1/2" X 3' -0" = 3.63 E -29' -7 3/4" X 24' -11" = 738.68 F -4' -5 1/4" X 4' -9 3/4" = 21.36 G -20' -4" X 10' -7 7/8" = 216.68 H -19' -3 3/4" X 10' -6 1/4"= 203.18 J -28' -3 3/4" X 31' -7 3/4" = 895.97 K -20' -4" X 10' -11 5/8" = 223.03 L -2' -3 3/8" X 9 3/4"= 1.85 GARAGE M -22' -5 3/8" X 21' -7 1/4" = 484.97 GARAGE N -28' -5 3/4" X 21' -7 1/4" = 615.27 O -1' -4" X 22' -5" = 29.89 LIVING = 2,947.69 GARAGE = 982.99 TOTAL = 3930.683' - 0"3823 SF SECOND FLOOR AREA 416 SF REAR YARD 2 245 SF DRIVEWAY 2 138 SF MASTER BALCONY 181 SF OFFICE/GYM BALCONY A B C D E F G H J K L M N 2' - 0 1/4"21' - 4 7/8"30' - 10 1/4"9' - 3 3/4"3' - 7 1/4"10' - 7 7/8"22' - 5"24' - 11 1/8"18' - 5"17' - 10 1/8"9 3/8"28' - 10 5/8" 2' - 0 1/8"7' - 4 3/4"5' - 9 3/4"4' - 11"10' - 1 3/8"4' - 6 1/2"2' - 0 1/4"52' - 3 1/8"6' - 10 1/2"10' - 7 7/8"22' - 5"15' - 5"30' - 9 7/8"A -2' -0 1/4" X 10' -7 7/8" = 21.53 B -21' -4 7/8" X 22' -5" = 479.86 C -30' -10 1/4" X 24' -11 1/8" = 769.10 D -9' -3 3/4" X 18' -5" = 171.51 E -3' -7 1/4" X 17' -10 1/8" = 64.31 F -9 3/8" X 20' -8 5/8" = 16.19 G -28' -10 5/8" X 30' -9 7/8" =890.33 H -2' -0 1/8" X 4' -11" = 9.88 J -7' -4 3/4" X 10' -1 3/8"= 74.81 K -5' -9 3/4" X 4' -6 1/2" = 26.40 L -2' -0 1/4" X 10' -7 7/8" = 21.53 M -52' -3 1/8" X 22' -5" = 1171.50 N -6' -10 1/2" X 15' -5" = 105.99 TOTAL = 3822.95 SF20' - 8 5/8"1097 SF THIRD FLOOR AREA A B C D E F G H J 5' - 3 7/8"21' - 11 3/4"6' - 3"16' - 1"7' - 7 1/2"11' - 1 3/8"15' - 5 3/4"3' - 10 1/4"4' - 11 3/8"21' - 2 3/4"7' - 1 7/8"8' - 9 7/8"10' - 3 1/4"10' - 9" 19' - 9 1/4" 5' - 11 1/8" 5' - 1 7/8" 6" A -5' -3 7/8" X 8' -9 7/8" = 46.96 B -21' -11 3/4" X 16' -1" = 353.50 C -11' -1 3/8" X 7' -1 7/8" = 79.54 D -7' -7 1/2" X 6' -3" = 47.66 E -5' -11 1/8" X 21' -2 3/4" = 125.83 F -5' -1 7/8" X 4' -11 3/8" = 25.51 G -6" X 3' -10 1/4" = 1.93 H -10' -9" X 10' -3 1/4" = 110.41 J -19' -9 1/4" X 15' -5 3/4" = 306.04 TOTAL = 1097.37 SF JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-0.4 7/19/19 201837AREA PLANSSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON NO. REVISION DATE 1/8" = 1'-0"1 FIRST FLOOR AREA PLAN 1/8" = 1'-0"2 SECOND FLOOR AREA PLAN 1/8" = 1'-0"3 THIRD FLOOR AREA PLAN BUILDING AREA SCHEDULE NAME AREA COMMENTS FIRST FLOOR AREA 2948 SF SECOND FLOOR AREA 3823 SF THIRD FLOOR AREA 1097 SF 7868 SF GARAGE 2 487 SF GARAGE 1 496 SF 983 SF GRAND TOTAL 8850 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS REAR YARD 521 SF PARTIAL COVER ENTRY 255 SF COVERED LOGGIA 283 SF COVERED PATIO 336 SF COVERED DRIVEWAY 251 SF REAR YARD 2 416 SF DRIVEWAY 2 245 SF MASTER BALCONY 138 SF OFFICE/GYM BALCONY 181 SF GRAND TOTAL 2628 SF LANDSCAPE AREA SCHEDULE NAME AREA COMMENTS PLANTED 745 SF GRAND TOTAL 745 SF TOTAL LIVING TOTAL GARAGE GRAND TOTAL GRAND TOTAL GRAND TOTAL LEGAL DESCRIPTION: LOT INFORMATION: ZONED: RM SITE AREA:8,160.15 S.F. BUILDABLE AREA: 5,778.25 S.F. TOTAL ALLOWABLE AREA: 1.75 X 5,778.25 S.F. = 10,110.19 S.F. MIN. OPEN VOLUME REQ'D: 5,778.25 S.F. X 15% = 866.74 S.F. OPEN VOLUME PROVIDED: 2,628 S.F.> 866.74 S.F. EXISTING BUILDING INFORMATION: THE EXISTING TWO-UNIT RESIDENTIAL CONDOMINIUM STRUCTURE AND FOUR-UNIT RESIDENTIAL APARTMENT STRUCTURE DEMOLISHED, REF. ZA2018-097, NP2018-012, CD2018-045, AND PA2018-100 ZONING INFORMATION: FRONT SETBACK: 4 FT. OCEAN FRONT SETBACK: 10 FT. LEFT SETBACK: 7'-6" FT. (0.08 X 93.57' = 7.48') RIGHT SETBACK: 7'-6" FT. (0.08 X 93.57' = 7.48') APN: 423-123-12 & 423-123-21 THE PROPERTY AT 3312-3318 VIA LIDO IS LEGALLY DESCRIBED AS LOTS 1 AND 2 OF TRACT 1622, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 47, MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY ASSESSOR OF SAID COUNTY. EXCEPT THE NORTHWESTERLY 28 FEET OF SAID LOT 2. THE PROPERTY AT 3322 AND 3324 VIA LIDO IS LEGALLY DESCRIBED AS PARCEL 2 OF PM2009-125, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 373, PAGES 21 & 22 OR SAID PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PROPERTIES CONSOLIDATED TO ONE PARCEL REF. ZA2018-097, NP2018-012, CD2018-045, AND PA2018-100 43 44 45 (* ) (* ) NOTE : A PMA Consulting, Inc.Consulting Structural Engineers28161 Casitas Ct., Laguna Niguel, CA 92677Phone: (714) 717-7542E-Mail: P.Petrov@PMA-BG.comREINFORCE THE EXISTINGSEAWALL/BULKHEAD LOCATED AT:3324 VIA LIDONEWPORT BEACH, CA 92663ANDREW AND JULIE STUPIN215 5th STREET, SUITE AHUNTINGTON BEACH, CA 92648PRELIMINARY FOR AICSW-2A 46 SECTION PLAN NOTES: SECTION 1 1 AA PMA Consulting, Inc.Consulting Structural Engineers28161 Casitas Ct., Laguna Niguel, CA 92677Phone: (714) 717-7542E-Mail: P.Petrov@PMA-BG.comREINFORCE THE EXISTINGSEAWALL/BULKHEAD LOCATED AT:3324 VIA LIDONEWPORT BEACH, CA 92663ANDREW AND JULIE STUPIN215 5th STREET, SUITE AHUNTINGTON BEACH, CA 92648PRELIMINARY FOR AICSW-3A 47 48 49 0 8 16 24 32 40 48 GRAPHIC SCALE SCALE: 1/8" = 1'-0" NORTH POOL EQUIP. P O O L SPA DOCK RAMP DW T DW TDWTGARAGE 1 GARAGE 2 POWDER MUD ROOM FOYER BUTLER'S KITCHEN KITCHEN DINING ROOM GREAT ROOM GAME ROOM ELEVATOR POOL BATH W/C. 11.00' T.O.S.10.00' T.O.S. UP 10.60' TB 10.00' TW VIA LIDO SYMBOL QUANTITY CAM-YUL 5 FEI-SEL 1 HEL-ARB 2 ELA-DEC 14 OLE-DWF 0 RAP-MIN 12 ROS-ICE 9 SAN-TRI 4 SCA-AEM 10 SEN-SER 24 SES-AUT 22 SOL-JAS 5 WIS-ROS 2 SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION TREES MAY-BOA MAYTENUS BOARIA MAYTEN TREE 36” BOX EVERGREEN TREE TO 25 FT. WITH WEEPING HABIT. PRUNE TO DESIRED SHAPE. WIS-ROS WISTRINGIA ROSMARINIFORMIS WESTRINGIA FIVE GAL.EVERGREEN SHRUB TO 5 FT. WITH SMALL WHITE FLOWERS AND ROSEMARY LIKE FOLIAGE. SENECIO SERPENS PUNK PICKLE SEN-SER ONE GAL.SUCCULENT PERENNIAL WITH LIGHT BLUISH GRAY LEAVES, MASS PLANT AS GROUND COVER. FEJ-SEL FEIJOA SELLOWIANA PINEAPPLE GUAVA 24” BOX FAST GROWING EVERGREEN SHRUB / TREE W/ WHITE FLOWERS AND GRAY-GREEN FOLIAGE , EDIBLE FRUIT (MULTI TRUNK). MET-EXC METROSIDEROS EXCELSA NEW ZEALAND CHRISTMAS TREE 24” BOX EVERGREEN W/ EXCEPTIONAL INTEREST. SUPERB, BARK, DARK RED FLOWERS SET WITHIN THE DARK GRAYISH BODY OF FOLIAGE. AJU-REP AJUGA REPTANS ATRO BRONZE AJUGA 6"0.C.LOW GROWING GROUND COVER WITH BRONZE LEAVES AND BLUE FLOWER SPIKES TO 6”. ROS-ICE ROSA ICEBERG (CLIMBER WHEN SPECT.)ICEBERG ROSE FIVE GAL PROFUSE WHITE BLOOMING ROSE, EXCELENT ON FENCES. (CLIMBING WHERE SPECIFIED) GROUND COVER SYMBOL BOTANICAL NAME COMMON NAME SPACING DESCRIPTION COLOR ANNUAL COLOR SEASONAL - 4" POT SIZE 10" O.C. CONTRACTOR TO PLANT A MINIMUM OF ____ FLATS OF COLOR FOR THIS PROJECT OPH-NAN OPHIOPOGON JAPONICUS 'NANUS'DWARF MONDO GRASS 3"0.C.LUMPING PERENNIAL GRASS LIKE FOLIAGE TO 3” W/ LILAC FLOWERS. GREAT LAWN SUBSTITUTE SCA-AEM SCAEVOLA AEMULA BLUE WONDER ONE GAL.SPRAWLING SHRUB / GROUND COVER W/ SMALL LIGHT GREEN LEAVES AND ABUNDENT BLUE FLOWERS. SHRUBS SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION CAM-YUL CAMELLIA SASANGUA YULETIDE SASANQUA CAMELLIA 15 GAL.DEEP ROSE-PINK FLOWER ON COMPACT, UPRIGHT SHRUB TO 3’ SOL-JAS SOLANUM JASMINOIDES POTATO VINE / JASMINE NIGHTSHADE FIVE GAL.EVERGREEN TWINING VINE W/ PERPETUAL BLOOM OF STAR SHAPED WHITE FLOWERS. (DEER RESISTANT) HEL-ARB HELIOTROPIUM X 'MARINE'HELIOTROPE FIVE GAL.SUB-TROPICAL EVERGREEN SHRUB TO 30" W/ DEEP DARK GREEN LEAVES W/ COBALT BLUE FLOWERS. SAN-TRI SANSECIERIA TRIFASCIATA 'BLACK GOLD'BLACK GOLD SANSECIERIA FIVE GAL.UPRIGHT PERENNIAL W/ 30 IN. LONG STIFF DARK GREEN LEAVES W/ YELLOW MARGIN FROM BASE. RAP-MIN RAPHIOLEPIS UMBELLATUS ‘MINOR’DWARF YEDDA HAWTHORNE FIVE GAL.SLOW GROWING COMPACT UPRIGHT SHRUB TO 4 FT. W/ WHITE FLOWER CLUSTERS. ELA-DEC ELAEOCARPUS DECIPIENS 'MONPROUD'LITTLE EMPEROR JAPANESE BLUEBERRY 15 GAL.UPRIGHT EVERGREEN SHUB TO 8 FT. WITH GLOSSY GREEN FOLIAGE THAT TURNS BRIGHT RED BEFORE DROPPING. · TURF AREA DOES NOT EXCEED 25% OF LANDSCAPE PLANTING AREA (PROHIBITED ON SLOPE AREAS AND PARKWAYS LESS THAN 10 FEET WIDE) · 75% OF LANDSCAPE AREA MUST BE PLATED WITH CLIMATE ADAPTED PLANTS WITH AN AVERAGE WUCOLS PLANT FACTOR OF 0.3. · COMPOST AT A RATE OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES 3-INCH MULCH LAYER APPLIED TO ALL PLANTING AREAS (EXCLUDING TURF AREAS) AUTOMATIC IRRIGATION CONTROLLERS WITH MANUAL SHUT-OFF VALVES STATEMENT, “OWNER TO AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO).” SESLERIA AUTUMNALIS AUTUMN MOOR GRASSSES-AUT ONE GAL.GRASS TO 20" TALL, BEARS SPIKE-LIKE SILVER-WHITE (TURNING GOLDEN) FLOWER TASSELS SYNTHETIC TURF SPECIFINCATION YARN TYPE PRIMARY: POLYETHYLENE MONOFILAMENT MEMORY FIBER™ SECONDARY: HEAT SET TEXTURED NYLON MONOFILAMENT YARN COLOR PRIMARY: FIELD/OLIVE GREEN SECONDARY: TURF GREEN/DARK TAN YARN COUNT: PRIMARY: 10,800/6 SECONDARY: 5,040/12 TUFTING CONSTRUCTION: DUAL YARN, SAME ROW BLADE HEIGHT: 2-1/8″ TUFTING GAUGE: 3/8″ FACE WEIGHT: 70 OUNCES TOTAL PRODUCT WEIGHT: 135 OUNCES BACKING PRIMARY: 18 PIC REINFORCED TRI-COMPONENT SECONDARY: 50 OUNCE BIOCEL™ POLYURETHANE, WITH 6 OUNCE NON-WOVEN GEOTEX LAMINATE SEAMING: MICROMECHANICAL BONDING INFILL: 0.75 POUNDS OF RUBBER (OR SAND/RUBBER MIX) LAG-IND LAGERSTROEMIA INDICA 'NATCHEZ'CRAPE MYRTLE 36” BOX DECIDUOUS SMALL TREE NOTED FOR PROLIFIC CLUSTERS OF SHOWY WHITE FLOWERS W/ SMOOTH SHINY TRUNK. TREE PLANTING DETAIL TWICE ROOT BALL WIDTH 18" MIN.1. CLINCH TIE OR EQUAL (4 REQ'D) 2. 10' LODGE POLE STAKES, STAKE SHALL CLEAR ROOT BALL BY 2" TREATED W/ COPPER NAPTHANATE, PLACE AT RIGHT ANGLES TO PREVAILING WINDS. 3. VENTILATED TRUNK GUARD IN TURF AREAS 4. TOP OF ROOT BALL TO BE 1 1/2" ABOVE FINISH GRADE. 5. 4" HIGH WATERING BERM. 6. 2" THICK MULCH LAYER. PER SPEC. 7. FERTILIZER & MYCORRHIZAE TABS (SEE SPECS.) 8. ROUGHEN SURFACE OF ROOT BALL PRIOR TO PLANTING. 1 2 3 4 5 6 7 8 NOTE: ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. 2 X BALL DIA. SHRUB PLANTING DETAIL NOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL.. 1 2 3 4 5 6 7 1. CROWN OF PLANT TO BE 1" ABOVE FINISH GRADE 2. 4" HIGH TEMPORARY BASIN. 3. 2" THICK SHREDDED MULCH DO NOT USE BARK CHIPS WHERE PLAN CALLS FOR MULCH COVER. 4. FERTILIZER AND MYCORRHIZAE TABS (SEE SPECS.) 5. BACKFILL MIX (SEE SPECS.) 6. DIG HOLE A MIN. OF 1 1/2 X THE DEPTH OF THE PLANT CONTAINER 7. COMPACTED BACKFILL PER SPEC. E L E V A T I O N LEGEND 1. WALL 2. EYEBOLTS: 3/8" DIA. EYEBOLTS IN LEAD SHIELDS, PROVIDE 6. 3. FINISH GRADE 4. 12 GA. GALV. WIRE: SECURE VINE TO WIRE WITH NURSERYMAN'S TAPE. 5. ANGLE TRUNK OF VINE BACK TO WALL AND REMOVE STAKE & TIE. NOTE: WHEN PLANTING SEVERAL VINES ON ONE WALL, WIRE TRELLIS SHALL BE CONTINUOUS. VINE DETAIL NON-ADHERING TYPE24" TYP.1 2 3 4 5 EDGE OF PLANTING 2/3 O.C. SPACING EQUAL EQUALSPACING O.C.NOTE: ALL MASS PLANTED SHRUBS AND GROUND COVER SHALL BE PLANTED AT EQUAL SPACING (TRIANGULAR) UNLESS OTHERWISE INDICATED ON PLANS. SEE LEGEND FOR SPACING REQUIREMENTS. MULCH ALL PLANTING AREAS PER SPEC. GROUND COVER AND SHRUB SPACING SPECIMEN TREE PLANTING DETAIL LEGEND 1. SPECIMEN TREE, 36" BOX OR LARGER 2. BLACK PVC HOSE WITH 1/8" BRAIDED GALVANIZED STEEL GUY CABLE, USE GALVANIZED CABLE CLAMPS AND TURNBUCKLE, MINIMUM 3 GUYS. 3. 1/2" DIA. X 2" LONG WHITE PVC WARNING DEVICE - TO BE INSTALLED IN PUBLIC AREAS. 4. WATER BASIN- MINIMUM 4" DEPTH, MULCH TO 2" DEPTH AND DEEP WATER TREE IMMEDIATELY UPON PLANTING. REMOVE BASIN AT END OF MAINTENANCE PERIOD. 5. FINISH GRADE, CROWN OF TREE MUST NOT BE PLANTED BELOW THIS LEVEL. 6. AMMENDED BACKFILL MIX - SEE SPECIFICATIONS. TAMP AND SETTLE BACKFILL BEFORE PLANTING SO THAT TREE DOES NOT SINK AFTER PLANTING. BOTTOM 8" UNDER TREE SHALL BE WASHED SAND. 7.TREE ROOTBALL - MUST NOT BE ROOT BOUND. LOOSEN ANY TIGHT PACKED ROOTS. TWICE ROOT BALL WIDTH 10. MODEL 68 DUCKBILL EARTH ANCHOR WITH 1/8" BRAIDED GALVANIZED STEEL CABLE. INSTALL PER MFG. SPECIFICATIONS. 11. ROOTBALL DEPTH PLUS 8" FOR WASHED SAND IF BEDROCK IS ENCOUNTERED DIG AN ADDITIONAL 18". 1 2 3 4 5 6 7 8 9 10 11 9. FERTILIZER TABLETS - SEE SPECIFICATIONS 8. EMPTY 3" DIAMETER PERFORATED PVC DRAIN PIPE FOR AIR AND WATERING, PLACE MIN. 3 PER TREE. 12. 12" Ø AUGURED HOLE X 6' DEEP FILL WITH WASHED SAND.12 NOTE: ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. CY PLANTING PLANSYNTHETIC TURF TO BE DUPONT SELECT LX BY FOREVERLAWN, CONTACT PAUL MC CAUGHEY 909-81`6-4688 FOR INSTALLATION. RM CY RI RI RI RI RI RI CY CY H H E E E E E E E E E E E E E E RM RM RM RM RM RM RM RM RM RM RM WR WR S S SS S S S S S S WIS-ROS SEN-SER ELA-DEC RAP-MIN SES-AUT OPH-NAN MAY-BOA MAY-BOA OPH-NAN SES-AUT FEI-SEL WIS-ROS RAP-MIN SOL-JAS SAN-TRIAJU-REP CAM-YUL ROS-ICESEN-SER SYNTHETIC TURF SES-AUT CAM-YUL HEL-ARB ROS-ICE CAM-YUL SES-AUT SCA-AEM MET-EXC SEN-SER AJU-REP OPH-NAN SYNTHETIC TURF SYNTHETIC TURF SYNTHETIC TURF SYNTHETIC TURF AS STREET TREE LAG-IND AS STREET TREE LAG-IND RI RI RI CY NEW STREET LIGHT LOCATION LANDSCAPE ARCHITECTURAL PLANS FORANDREW AND JULIE STUPIN 3322 VIA LIDO • NEWPORT BEACH, CA 92663DATE: DRAWN BY:D.P. 5-9-19 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER 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 A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO. OF - L-APN: 423-123-12 & 423-123-21LOT 68, TRACT NO. 3357, CITY OF NEWPORT BEACH,COUNTY OF ORANGE50 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-1.0 7/19/19 2018373-DIMENSIONAL VIEWSSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON NO. REVISION DATE 4 AXONOMETRIC - SOUTH 2 AXONOMETRIC - WEST 3 AXONOMETRIC - NORTH 1 AXONOMETRIC - EAST 51 DW T DW T UP NEW WALL -2 x 6 STUDS @ 16" O.C. NEW WALL -2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C. CONCRETE RETAINING WALL -REF. STRUCTURAL CONCRETE MASONRY WALL -6" CMU U.N.O. DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED STUD @ 16" O.C. WINDOW -REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET -BUILT IN CASEWORK COLUMN -REF. STRUCTURAL DWGS. FURNITURE -FOR PRESENTATION PURPOSES ONLY FIREPLACE -PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE -SINK (AS SELECTED) PLUMBING FIXTURE -TOILET (AS SELECTED) PLAN LEGEND LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 101 1i ?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT. WINDOW TAG -REFERENCE SHEET A-7.0 DOOR TAG -REFERENCE SHEET A-7.0 1.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). MECHANICAL VENTILATION NOTE: CALCULATIONS: UNIT: 7,868 S.F. (0.03)7,868 S.F. + [7.5 CFM x OCC. (# of BEDS + 1)] = 236.04 + (7.5 x 6) = 281.04 CFM REQ'D. A-4.11 A-4.1 A-4.0 A-4.0 2 1 2 2 A-5.4 2 A-5.4 1 A-5.4 1 A-5.4 1 A-5.3 1 A-5.3 1 A-5.1 1 A-5.1 2 A-5.3 2 A-5.3 2 A-5.1 2 A-5.1 2 A-5.0 2 A-5.0 2 A-5.2 2 A-5.2 1 A-5.5 1 A-5.5 1 A-5.0 1 A-5.0 2-CAR GARAGE 1 2-CAR GARAGE 2 POWDER MUD ROOM FOYER BUTLER'S KITCHEN KITCHEN DINING ROOM GREAT ROOM GAME ROOM 1 A-5.2 1 A-5.2 ELEVATOR POOL BATH LOGGIA PATIO (COVERED) (COVERED) W/C. STAIRS SPA (BY SEP. PERMIT)CLR.21' - 3 3/4"CLR. 21' - 8 3/8"CLR.21' - 0"CLR. 21' - 6 3/8"L.Y.S.B.7' - 6"R.Y.S.B.7' - 6"OCEAN F.Y.S.B. 10' - 0" F.Y.S.B. 4' - 0"7' - 8 7/8"76' - 9 1/2"9' - 0 1/2"22' - 5"32' - 2 1/2"22' - 2"1' - 11"18' - 4"1' - 11"2' - 8"17' - 1"2' - 8"2' - 3 3/8"64' - 9 3/8"12' - 5 1/2" 52' - 3 1/8"12' - 6 1/4" 19' - 3 1/4"3' - 2 1/8"5' - 2 3/8"19' - 1 1/2"3' - 8"1' - 9 7/8"9' - 10 1/4"2' - 8"7' - 8 7/8"75' - 8"10' - 2"2' - 6"7' - 8"21' - 10 1/2"31' - 11"21' - 10 1/2"9' - 6 3/8"12' - 10 1/4"9' - 6 3/8"1' - 3"8' - 3 3/8"1' - 3"6"1' - 3"3' - 5 1/8"3' - 5 1/8"1' - 3"6"1' - 3"8' - 3 3/8"1' - 3"ENTRY DATUM ENTRY DATUM 1 1 2' - 2 1/2"18' - 0"2' - 2 1/2"5' - 8"4' - 5 7/8"10' - 6 1/4"4' - 5 7/8"5' - 8"2' - 2 1/2"18' - 0"2' - 2 1/2"22' - 5"30' - 10"22' - 5"11 1/8"8' - 8"11 1/8"4' - 4"4' - 4"DN 1' - 3"3' - 5 5/8" 1' - 3"3' - 6 5/8" 1' - 3"6"1' - 3"5' - 10" 1' - 3"6"1' - 3"5' - 10" 12' - 9 1/8"67' - 2 3/8"10' - 0 1/2" 21' - 4 7/8"40' - 3 1/2"3' - 7"1' - 11" 1' - 8"2' - 1"4' - 10 3/4"14' - 7 1/4"5' - 0 3/4"3' - 5 5/8"3' - 2 5/8"1' - 0 3/4"3' - 3"11 3/4"22' - 5"30' - 10"1' - 4 1/2"1' - 11"16' - 9 3/4"2' - 2 1/2"2' - 7 1/4"7' - 8 1/4"9' - 2"6' - 11 5/8"8' - 5 3/4"6' - 11 5/8"1' - 5"28' - 0"1' - 5"1' - 4"9' - 10 1/4"2' - 8" 1' - 4" 1' - 7 1/2" 11' - 4 3/4"1' - 11" 4' - 1 3/4"5' - 3 1/2"3' - 7"1' - 11" 2 2 3 456 7 CLR.3' - 4 1/2"895 10 11 10 11 12 4 6 2 2 CLR.3' - 8 1/2"9 4 5 7 13 13 13 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 12 3 54 7 8 10 9 11 12 13 14 15 16 17 1819 20 ABV. ABV. ABV. ABV.ABV.ABV. ABV. ABV. ABV. ABV. 6 ABV. R F. REF. 14 1' - 6"8' - 9 1/4"4' - 7 7/8" 3 1/8" CLR. 3' - 0" 7 1/8" 1' - 4 1/8"2' - 3" 5 1/4" 4' - 4 3/4" 7 1/4" 3' - 7 3/8"6' - 4 1/2"3' - 6 3/8" 7 1/4" 4' - 4 3/4" 5 1/4" 1' - 4 1/2" 1' - 9 5/8"CLR.5' - 0 1/8"CLR. 5' - 8 1/2" 1' - 0" 6 5/8" 7' - 0 1/8"4' - 10 3/4"5' - 3 7/8"10 5/8"2' - 8 1/2"25' - 8 3/4" 1' - 0" 1' - 9 5/8"4' - 3 1/8"1' - 6"5' - 0 3/4"6' - 6"3' - 11 1/4"1' - 1 1/2"1' - 5"1' - 6 1/8"2' - 5 5/8"9"9' - 8 3/4"6' - 8 7/8"4' - 0"10 1/4" 2' - 1"4' - 10 3/4"1' - 7 7/8" CLR. 11' - 0"1' - 11 3/8"5' - 0 3/4"2' - 6 1/2"ISLAND10' - 1"ISLAND 3' - 6"8' - 11 3/8"2' - 1 7/8"10' - 0 1/2"1' - 4 1/2"8' - 10 3/4"1' - 1 1/4"8' - 4 3/4"1' - 1 1/4"8' - 10 3/4"1' - 10"1' - 9 7/8"11 1/8"4' - 4 3/4"9' - 4 3/4"4' - 4 3/4"11 1/8"2' - 1"1' - 2"8"1' - 9 7/8"8' - 11 3/8"2' - 3 7/8"6' - 1 1/2"35' - 4 1/4"1' - 9 7/8"17' - 9 3/4"4' - 3 3/4"ISLAND 14' - 0"ISLAND4' - 6"2' - 8 1/4"4' - 4 3/4" 7 1/4" 13' - 6 1/4" 7 1/4" 4' - 4 3/4" 1' - 7 3/8" 1' - 6 3/8" SLOPE PER CIVIL SLOPE PER CIVIL SLOPE PER CIVIL SLOPE PER CIVIL 15 16 17 15 16 16 17 16 16 17 16 17 16171617 18 3 5 4 6 5 4 19 6 6 6 20 20 6 5 4 18 19 54 2122 2 213 13 5 5 23 24 2 25252 26 6 5 5 AD-1 18 AD-1 16 AD-1 16 AD-1 22 AD-1 22 6 AD-1 6 AD-1 8 AD-1 8 AD-1 7 AD-1 7 AD-1 7 AD-1 7 AD-1 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-2.0 7/19/19 201837MAIN LEVEL FLOOR PLANSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 KEYNOTE LEGEND 1 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 2 FURNISHINGS - AS SELECTED 3 KITCHEN SINK - AS SELECTED 4 BASE CABINET - BUILT-IN, FINISH AS SEL. 5 COUNTERTOP - AS SELECTED 6 UPPER CABINET - BUILT-IN, FINISH AS SEL. 7 BASE CABINET - BUILT-IN, FINISH AS SEL. 8 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. 9 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 10 FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60), 36" SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 11 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) SIDE VENT IN WALL NOT PERMITTED WITHIN 3' OF PROPERTY LINE. TERMINATION AT TOP OF CHIMNEY. 12 BAR SINK - AS SELECTED 13 FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED 14 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 15 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 16 OVERFLOW DRAIN - REF. DTL. 11/AD-1 17 DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS) 18 19 TRASH COMPACTOR 20 REFRIGERATOR - VERIFY APPLIANCE W/. OWNER 21 KITCHEN EXHAUST HOOD - PROVIDE VENT TO OUTDOOR W/. MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. 22 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.) 23 RESIDENTIAL HYDRAULIC ELEVATOR - 'WAUPACA ELEVATOR COMPANY' OR EQUIV., SHAFT SIZE APPX. = 60" X 68" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 24 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 25 TALL CABINET - BUILT-IN, FINISH AS SEL. 26 WINE RACKS - AS SELECTED - PROVIDE SHOP DWGS. TO ARCH & OWNER DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 FIRST FLOOR PLAN *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 A ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD NO. REVISION DATE 52 WD D UP DN A-4.11 A-4.1 A-4.0 A-4.0 2 1 2 2 A-5.4 2 A-5.4 1 A-5.4 1 A-5.4 1 A-5.3 1 A-5.3 1 A-5.1 1 A-5.1 2 A-5.3 2 A-5.3 2 A-5.1 2 A-5.1 2 A-5.0 2 A-5.0 2 A-5.2 2 A-5.2 1 A-5.5 1 A-5.5 1 A-5.0 1 A-5.0 MASTER SUITE GYM / OFFICEBEDROOM #2 W.I.C. BATH #2 BATH #4 W.I.C. LAUNDRY ELEVATOR BEDROOM #3 W.I.C. BATH #3 MASTER W.I.C. 1 A-5.2 1 A-5.2 W/C. STAIRS W/C. SHOWER SHOWER SHOWER SEATSEAT OCEAN F.Y.S.B. 10' - 0"S.Y.S.B.7' - 6"S.Y.S.B.7' - 6"F.Y.S.B. 4' - 0" 2' - 3 3/8"52' - 3 1/8"24' - 11 3/4" 2' - 2 3/8"52' - 3 1/8"12' - 6 1/4"12' - 5 1/2" 3' - 9 3/8"9' - 6"2' - 9 5/8"4' - 6 3/4"2' - 8 1/8"3' - 8 3/4"4' - 6 3/4"4' - 6 3/4"2' - 9 5/8"9' - 6"3' - 9 3/8" 2' - 1 7/8"6' - 10"2' - 0 1/8"10' - 2"75' - 8"7' - 8 7/8"22' - 5"30' - 10"22' - 5"5' - 9"10' - 11"5' - 9"5' - 9"10' - 11"5' - 9"8:128:126:12 6:12 3' - 2 1/2"2' - 5 1/2"2' - 5 1/2"4' - 10"2' - 5 1/2"2' - 5 1/2"4' - 10"2' - 5 1/2"2' - 5 1/2"3' - 2 1/2"2' - 1 7/8"8' - 10 1/8" 12' - 9 1/8"60' - 5 3/8"16' - 9 1/2" 3' - 11 7/8"2' - 0 1/8"12' - 4 5/8"6' - 0 3/4"2' - 0 7/8"2' - 0 3/8"2' - 3 3/4"5' - 7"2' - 7 1/4"4' - 10 1/2"11' - 11" 12' - 9 1/8"21' - 4 7/8"39' - 0 1/2" 10' - 7 3/8"2' - 1 7/8"3' - 9 3/8"9' - 6"2' - 9 5/8"3' - 7 7/8"1' - 8"2' - 6"7' - 8"W/C. MASTER BATH W/C.7' - 8 7/8"78' - 2"7' - 8"22' - 5"34' - 1"18' - 5"3' - 3"1' - 4"3' - 7 1/4"9' - 5 1/2" 1' - 4"3' - 7 1/4"3' - 3"1' - 5"28' - 0"1' - 5"3' - 6"7' - 8 1/2"7' - 8 1/2"3' - 6"3' - 3 1/4"5' - 7 3/4" 6' - 10 1/2"5' - 7 3/4"9:128:128:12 8:121 2 3 R @ 0' -7 3/4"16 4 5 6 2 7CLR.3' - 0"8 CLR.3' - 0"8 8 CLR. 2' - 6" 945 2 10 11 CLR.3' - 9 3/4"8 12 2 9134CLR.4' - 5 7/8"8 7 SEATSHOWER 7 14 1515 5 4 16 17 17 1718 1 5/8" 19 20 20 197:1219 19 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 26 21 22 23 24 25 ABV. 272829303132 33 34 35 1 2 3 4 5 6 7 8 9 10 11 12 CLR.9' - 9 3/4"CLR.9' - 9 3/4"3' - 1 1/4"2' - 1 1/4"3' - 8 3/4"4' - 1 1/8"1' - 7 5/8"2' - 4 1/8"1' - 10 5/8"5' - 9"1' - 0 5/8"3' - 4 3/8"2' - 0 3/8"3' - 3 5/8"4' - 5"5' - 4"4' - 5"3' - 9"7 3/4"5' - 5"2' - 1 1/8"3' - 7 5/8"4' - 3 1/2"1' - 9"3' - 6 3/4"CLR.5' - 0"CLR. 5' - 8 1/2"3' - 4"2' - 8"11 1/4" 15' - 6 3/4"4' - 1 1/4"2' - 2 1/4"4' - 6 3/4"12' - 4 5/8"3' - 9 5/8"2' - 3 1/8"2' - 0 1/4"2' - 6 1/2"1' - 10 1/4"5' - 7"2' - 7 1/4"4' - 6 1/4" 2' - 10 1/2"3' - 7 1/4"6 3/8"2' - 0 5/8"3' - 5"5' - 0 3/4"2' - 2 1/4"3' - 7 1/4"30' - 5 5/8"10 5/8"1' - 4 1/8"4' - 2 1/2"4' - 0 3/4"6' - 1 3/4"4' - 0 3/4"4' - 8 7/8"3 3/4"3' - 5 5/8"3' - 6 3/4"3' - 7 3/4"1' - 4 1/2"CLR.28' - 0"1' - 11 1/4"15' - 6 3/4"4' - 1 1/4"2' - 11 5/8"3' - 10 3/4"5' - 7 1/4"3' - 0 3/4"16' - 1"6' - 8"5' - 10"3' - 1 1/4"3' - 9 5/8"2' - 3 1/8" 6 1/8" 1' - 6 3/4" 4' - 6 3/4"2' - 2 1/2"7' - 4"2' - 4"4' - 1 1/4" 6' - 10 3/4"6' - 1 1/4"4' - 7 1/4"6" 1' - 11 1/2" 20' - 6 5/8" 4' - 7 1/4" (OPEN TO ABV. & BLW.) FOYER (BLW.)1' - 10 5/8"3' - 4"10 1/8"6"9' - 7 7/8"1' - 5 1/4"8' - 2 1/4"1' - 5 1/4"2' - 6 5/8"4' - 7 3/4"3' - 5 1/8"3' - 5 3/8"2' - 4 1/8"9 5 4 20 20 20 20 21 22 21 21 CLR. 30" MIN. CLR. 30" MIN. CLR. 30" MIN. CLR. 30" MIN. 9 54 7 1 2 4 5 94 5 13 2 23 24 6 259 AD-1 22 14 AD-1 15 AD-1 4 AD-1 6 " M A X . NEW WALL -2 x 6 STUDS @ 16" O.C. NEW WALL -2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C. CONCRETE RETAINING WALL -REF. STRUCTURAL CONCRETE MASONRY WALL -6" CMU U.N.O. DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED STUD @ 16" O.C. WINDOW -REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET -BUILT IN CASEWORK COLUMN -REF. STRUCTURAL DWGS. FURNITURE -FOR PRESENTATION PURPOSES ONLY FIREPLACE -PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE -SINK (AS SELECTED) PLUMBING FIXTURE -TOILET (AS SELECTED) PLAN LEGEND LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 101 1i ?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT. WINDOW TAG -REFERENCE SHEET A-7.0 DOOR TAG -REFERENCE SHEET A-7.0 1.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). MECHANICAL VENTILATION NOTE: CALCULATIONS: UNIT: 7,868 S.F. (0.03)7,868 S.F. + [7.5 CFM x OCC. (# of BEDS + 1)] = 236.04 + (7.5 x 6) = 281.04 CFM REQ'D. JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-2.1 7/19/19 201837SECOND LEVEL FLOOR PLANSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON NO. REVISION DATE PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 SECOND FLOOR PLAN STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD A KEYNOTE LEGEND 1 WORKOUT/GYM EQUIPMENT 2 FURNISHINGS - AS SELECTED 3 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 4 COUNTERTOP - AS SELECTED 5 BASE CABINET - BUILT-IN, FINISH AS SEL. 6 UPPER CABINET - BUILT-IN, FINISH AS SEL. 7 SHELF AND POLE - BUILT IN, FINISH AS SEL. 8 BASE CABINET - BUILT-IN, FINISH AS SEL. 9 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 10 FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60), 36" SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 11 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) SIDE VENT IN WALL NOT PERMITTED WITHIN 3' OF PROPERTY LINE. TERMINATION AT TOP OF CHIMNEY. 12 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 13 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. 14 WASHER AND/OR DRYER - PROVIDE HOOK-UPS, POWER, INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. & SIZE & DRYER VENT 14' MAX. LENGTH (CMC 504.3.2) PROVIDE GAS STUB-OUT 15 DRYER - PROVIDE 4" MIN. DIA. DUCT, 14' MAX. LENGTH INCLUDING (2) 90 DEGREE ELBOWS, DEDUCT TWO(2) FEET FOR EACH 90 DEGREE ELBOW IN EXCESS OF TWO(2) (CMC 504.3.2) 16 COLLECTOR TO MATCH DOWNSPOUT AND GUTTER MAT., REF. AMT. SCHED. A/A-4.0 - ARCH. TOP APPV. 17 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 18 GUTTER - PER MAT. SCHED. A/A-4.0, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 19 FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED 20 PROPERTY LINE 21 SHOWER - HOT-MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA. CIRCLE MIN., REF. DTL. 19/AD-1 22 MASTER SHOWER - PROVIDE RAIN DOME SHOWER HEAD, 2 FIXED HEADS & 1 HAND SHOWER 23 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 24 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" U.N.O.) - MATERIAL AS SELECTED, REF. DTLS. 2, 4/AD-1 25 RESIDENTIAL HYDRAULIC ELEVATOR - 'WAUPACA ELEVATOR COMPANY' OR EQUIV., SHAFT SIZE APPX. = 60" X 68" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 53 T DN DN DN A-4.11 A-4.1 A-4.0 A-4.0 2 1 2 2 A-5.4 2 A-5.4 1 A-5.4 1 A-5.4 1 A-5.3 1 A-5.3 1 A-5.1 1 A-5.1 2 A-5.3 2 A-5.3 2 A-5.1 2 A-5.1 2 A-5.0 2 A-5.0 2 A-5.2 2 A-5.2 1 A-5.5 1 A-5.5 1 A-5.0 1 A-5.0 FAMILY ROOM 1 A-5.2 1 A-5.2 BATH #5 W.I.C. BEDROOM #5 STAIRS ELEVATOR BATH #6 OCEAN F.Y.S.B. 10' - 0"S.Y.S.B.7' - 6"S.Y.S.B.7' - 6"F.Y.S.B. 4' - 0" 18' - 8 3/4"19' - 9 1/4"41' - 0 1/4" 16' - 5 3/8"1' - 9 5/8"8' - 1"8' - 1"1' - 9 5/8"16' - 0 1/2"24' - 11 3/4" 34' - 2"21' - 11 3/4"33' - 10 1/4" 12' - 9 1/8"21' - 4 7/8"2' - 6 5/8"9' - 9 1/2"2' - 6 1/8"3' - 3 7/8"3' - 9 5/8"14' - 5 1/2"2' - 7 1/4"16' - 9 1/2"9' - 1 3/8"75' - 2"9' - 3 1/2"9' - 10"5' - 7 1/4"6' - 9"3' - 6 3/4"5' - 4 7/8"20' - 9 1/8"7' - 2 1/2"3' - 11 1/2"4' - 4 3/8"7' - 8 5/8"F.O.S. OF WALL BLW. THE ROOF 9' - 1 3/8"9' - 10"9' - 7 3/4"33' - 10 1/4"21' - 10"9' - 3 1/2"15' - 5 3/4"4' - 0"30' - 11"2' - 11 1/4"5' - 9 1/2"16' - 0 1/2"1 2 3 3 3 1/4" 8' - 0" 3 1/2" 7' - 7 1/2"1/2"6' - 0 1/2"27' - 9 1/4" 2 1/8" 8' - 0" 10 1/8" 13' - 3"27' - 9 1/4"3' - 8"7' - 8"43 5 R @ 0' -6"3 6 7 R @ 0' -6"3 5 R @ 0' -7 3/4"16 5 8 9 10 11 3 7 CLR. 2' - 9"SEATSHOWER 5' - 8 3/4"10' - 0"1' - 6"7' - 6"1' - 6"10' - 0"4' - 0"3' - 4 1/2"10:1210:1210:1210:121.5:121.5:12 4:124:12 4:1212:12 12:12 12:12 12:1210:128:128:128:128:128:128:1210:129:129:121.5:12 10:12 9:129:1210:12 12 8 10 3 13 13 13 13 13 13 13 13 13 13 13 14 14 14 14 14 15 15 16 16 16 16 37 38 40 41 42 43 44 45 38 39 40 412' - 1"3' - 8 1/2"2' - 11 1/4"44 45 474849 4243 13 14 15 CLR.3' - 4 3/8"(OPEN TO BLW.) FOYER (BLW.)14' - 5 3/4"4' - 9 1/8"2' - 1 7/8"3' - 4 3/4"2' - 11 1/8"2' - 11 1/8"20' - 9 1/8"3' - 9 1/2"3' - 5"2' - 9 1/8"4' - 10 7/8"7' - 10 3/8"1 3/4"CLR.4' - 10 1/8"CLR. 5' - 8 1/2" 5' - 4 3/8"2' - 2 7/8"3' - 0 5/8"4' - 3 1/4"4' - 9 1/2"7' - 1 1/2" 7' - 8" 5' - 4 3/4"4' - 10 3/8"4' - 2 1/8"4' - 4 1/8" 8 1/2"5' - 4 3/4" F.O.S. OF WALL BLW. THE ROOF F.O.S. OF WALL BLW. THE ROOF F.O.S. OF WALL BLW. THE ROOF F.O.S. OF WALL BLW. THE ROOF 3 17 18 19 13 AD-1 4 AD-1 AD-1 22 9 AD-1 CLR. 30" MIN. 12 8 10 NEW WALL -2 x 6 STUDS @ 16" O.C. NEW WALL -2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C. CONCRETE RETAINING WALL -REF. STRUCTURAL CONCRETE MASONRY WALL -6" CMU U.N.O. DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED STUD @ 16" O.C. WINDOW -REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET -BUILT IN CASEWORK COLUMN -REF. STRUCTURAL DWGS. FURNITURE -FOR PRESENTATION PURPOSES ONLY FIREPLACE -PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE -SINK (AS SELECTED) PLUMBING FIXTURE -TOILET (AS SELECTED) PLAN LEGEND LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 101 1i ?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT. WINDOW TAG -REFERENCE SHEET A-7.0 DOOR TAG -REFERENCE SHEET A-7.0 1.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). MECHANICAL VENTILATION NOTE: CALCULATIONS: UNIT: 7,868 S.F. (0.03)7,868 S.F. + [7.5 CFM x OCC. (# of BEDS + 1)] = 236.04 + (7.5 x 6) = 281.04 CFM REQ'D. JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-2.2 7/19/19 201837THIRD LEVEL FLOOR PLANSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON NO. REVISION DATE PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 THIRD FLOOR PLAN STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD A KEYNOTE LEGEND 1 FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60), 36" SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 2 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) SIDE VENT IN WALL NOT PERMITTED WITHIN 3' OF PROPERTY LINE. TERMINATION AT TOP OF CHIMNEY. 3 FURNISHINGS - AS SELECTED 4 PALOFORM, ROBATA 72" CONCRETE FIRE PIT - INSTALL PER MFRG. SPECS & GUIDELINE (PROVIDE GAS & ELEC AS REQ'D.) 5 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 6 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 7 BASE CABINET - BUILT-IN, FINISH AS SEL. 8 BASE CABINET - BUILT-IN, FINISH AS SEL. 9 BAR SINK - AS SELECTED 10 COUNTERTOP - AS SELECTED 11 UPPER CABINET - BUILT-IN, FINISH AS SEL. 12 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 13 SLATE ROOFING. - REF. MATERIAL SCHEDULE SHT. A-4.0 14 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED 15 PROPERTY LINE 16 FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED 17 SHELF AND POLE - BUILT IN, FINISH AS SEL. 18 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" U.N.O.) - MATERIAL AS SELECTED, REF. DTLS. 2, 4/AD-1 19 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 54 UP UP ROOF VENTILATION NOTES: (CRC R806) 1.ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR. 2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET; 1. IN CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF TEH REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED. 3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MIN. OF A 1" SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHT'G. AND AT THE LOCATION OF THE VENT. 4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G.'S INSTALLATION INSTRUCTIONS. INSTALLATION OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R903. INSTALLATION OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R703.1. 5. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OF THE TOP STORY AND THE ROOF RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES (SPACES BETWEEN CEILINGS THAT ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE STRUCTURAL ROOF SHT'G. AT THE TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE MET: 1. THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO INTERIOR CLASS I VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD SHINGLES OF SHAKES ARE USED, A MIN. 1/4" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16, ANY AIR- IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III VAPOR RETARDER COATING OR COVERING IN DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION (SEE TITLE 24, PART 6, FIG. 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. (NO INSULATION SHALL BE REQ'D. WHEN ROOF TILES, WOOD SHINGLES OR WOOD SHAKES, OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONT. UNDERLAYMENT IS INSTALLED. A CONT. LAYER SHALL BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT. LAYER WHICH HAS A PERM RATE OF NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD.); 5.1. AIR-IMPERMEABLE INSULATION ONLY. INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. 5.2. AIR-PERMEABLE INSULATION ONLY. IN ADDITION TO THE AIR-PERMEABLE INSULATION INSTALLED DIRECTLY BELOW THE STRUCTURAL SHT'G., RIDGE BOARD OR SHEET INSULATION W/. AN R-VALUE OR R-4 SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. 5.3. AIR-IMPERMEABLE AND AIR-PERMEABLE INSULATION. THE AIR-IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. THE AIR-PERMEABLE INSULATION SHALL BE INSTALLED DIRECTLY UNDER THE AIR-PERMEABLE INSULATION. 5.4. WHERE PREFORMED INSULATION BOARD IS USED AS THE AIR IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER. 2x ROOF RAFTER (PER STRUCT.) INTERIOR FINISH (PER PLANS, WHERE OCCURS)* AIR-PERMEABLE INSULATION (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY IN CLIMATE ZONE 6-15 HEADLAP MIN. 2 LAYERS 15# ROOF FELTS (FOR SLOPES <3:12 PROVIDE AN APPROVED SEALED UNDERLAYMENT - ARCH. & OWNER TO APPV.) 1/2" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) SLATE TILES AT THE EAVES OR CORNICE LINE SHALL BE DOUBLED FOR UNDER-EAVES AT FIRST EXPOSED COURSE. UNDER-EAVE SLATE SHALL BE APPX. 3" LONGER THAN EXPOSURE OF FIRST COURSE. SLATE TILES SHALL PROJECT 2" AT THE EAVES AND 1" AT GABLE ENDS. NAILS IN SLATES OVERLAPPING SHEET METALWORK SHALL NOT PUNCTURE THE SHEET METAL. EXPOSED NAILS ARE PERMISSIBLE ONLY IN TOP COURSES WHERE UNAVOIDABLE. EXPOSED NAIL HEADS SHALL BE COVERED WITH ELASTIC CEMENT. HIP SLATES AND RIDGE SLATES SHALL BE LAID IN ELASTIC CEMENT, SPREAD THICKLY OVER UNEXPOSED SURFACE OF UNDER COURSES OF SLATE, NAILED SECURELY IN PLACE AND POINTED WITH ELASTIC CEMENT. MINIMUM (2) COPPER NAILS OF SUFFICIENT LENGTH TO PENETRATE THE ROOF DECKING AT LEAST 3/4" OR THROUGH THE DECKING THICKNESS, WHICHEVER IS LESS MIN. HEADLAP : 4:12 < SLOPE < 8:12 = 4" 8:12 < SLOPE < 20:12 = 3" SLOPE > 20:12 = 2" 12 PER PLAN SLOPE GENERAL NOTES: 4. 3. 2. 1. REF. CBC 1507.7 FLASHING & COUNTERFLASHING. SHALL BE SHT. MTL. MIN. UNCOATED 0.0179" THK. ZINC COATED G90. VALLEY FLSH'G. MIN. 15" WIDE 5. SLATE SHINGLES SHALL COMPLY WITH ASTM C4066. *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATIIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. CONT. BUILT-UP FASCIA & SHDW. BD. -ARCH TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERS COPPER GUTTER AS SEL. ROOFING PER PLAN & MAT. SCHED. O/. ROOFING FELT (MIN. 2 LAYERS 15#) 2x ROOF RAFTERS PER STRUCT. ROOF SHT'G PER STRUCT. EXTERIOR FINISH PER PLANS & MAT. SCHED. COPPER DRIP EDGE (TYP.) 2X SOLID BLK'G. 1x6 T&G SOFFIT PANELS -PAINT & SEAL (COLOR AS SEL.) PROVIDE VENTS FOR ATTIC VENTILATION PER CRC R806 AS NEEDED9 1/4"1 1/2"3/4"5 1/2"3 3/4"OVERHANG PER PLANS 1/4"9 1/4"9 1/4"9 1/4"2X SOFFIT FRM'G TYP. REVEAL -COORD. W/. EAVES RATED MIN. 24" TO PL. FILLED REGION INDICATES ATTIC SPACE-REF. ATTIC VENTILATION CALCS. ROOF PLAN LEGEND 1x T&G SOFFIT O/. TYVEK (OR EQUIV.) PAINT (ARCH. TO APPV.) INTERIOR FINISH, PER PLAN (WHERE OCCURS) 'TYVEK' OR EQ. BLDG. WRAP CDX PLYWD. SHT'G. (PER STRUCT'L.) THERMAL BATT INSUL'N. CAULK & SEAL ROOFING MATERIAL (REF. PLANS) O/. 30# ROOF FELT & CDX PLYWD. ROOF SHT'G. (PER STRUCT'L.) CONT. BUILT-UP FASCIA & SHDW. BD. -ARCH. TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERS CAULK & SEAL BASE FLASHING EAVE FLASHING W/. DRIP (BY ROOFING MFGR.) TO MATCH ROOF EXTERIOR FINISH -REF. PLANS & MAT. SCHED. 2x BLK'G.1"OVERHANG PER PLANS 2x SOFFIT FRM'G. MIN. 24" TO PL. 2x ROOF RAFTER (PER STRUCT.) *INTERIOR FINISH (PER PLANS, AS OCCURS) AIR-PERMEABLE INSULATION (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY MIN. 30# ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) FASTENERS PER MFGR. INSTRUCTIONS 12 SLOPE PER PLAN STANDING SEAM METAL (ZINC OR EQUIV.) -REF. MAT. SCHED. A/A-5, CLASS 'A' ASSY. TYP.6" - 10"6" MIN. DOUBLE FOLD 3/4" LOCK, ALT. METHOD CLEATS @ 18" O.C. MAX. CONT. LOCK STRIP, SOLDERED ARCH. TO APPV. 12"-16"1-1/2" HIGHVALLEY DETAIL PRODUCT LISTING: ICC # ESR-2048, CB-150 *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 1/4" DENSGLASS OR EQUIV. A-4.11 A-4.1 A-4.0 2 2 2 A-5.4 2 A-5.4 1 A-5.4 1 A-5.4 1 A-5.3 1 A-5.3 1 A-5.1 1 A-5.1 2 A-5.3 2 A-5.3 2 A-5.1 2 A-5.1 2 A-5.0 2 A-5.0 2 A-5.2 2 A-5.2 1 A-5.5 1 A-5.5 1 A-5.0 1 A-5.0 1 A-5.2 1 A-5.210:1210:123:123:129:129:129:129:128:128:128:128:128:128:1212:12 12:12 12:12 12:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 10:1210:124:124:124:1210:1210:121.5:12 1.5:12 10:12 10:12 10:12 1 2 1 1 1 1 1 1 2 1 3 3 3 4 4 4 4 4 HT. CERT. REQ'D. 43.08' HT. CERT. REQ'D. 42.98' HT. CERT. REQ'D. 43.08' HT. CERT. REQ'D. 43.08'3:123:123:12HT. CERT. REQ'D. 43.08' HT. CERT. REQ'D. 43.08' HT. CERT. REQ'D. 42.98' 37.17' 37.17' 37.17' 38.66' 43.12' T.O.CHIMNEY 44.62' T.O.CHIMNEY 8:128:126:12 6:12 7:1238.07' T.O. POST 37.83' TR 37.96' TW 37.96' TW R.Y.S.B.7' - 6"L.Y.S.B.7' - 6"F.Y.S.B. 4' - 0" OCEAN F.Y.S.B. 10' - 0"2' - 5 1/8"1' - 2"1' - 0 1/2"2' MAX.4' MAX.4' MAX.2' MAX.JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-3.0 7/19/19 201837ROOF PLANSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON KEYNOTE LEGEND 1 SLATE ROOFING. - REF. MATERIAL SCHEDULE SHT. A-4.0 2 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED 3 GUTTER - PER MAT. SCHED. A/A-4.0, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 4 RECESSED GUTTER - PER MAT. SCHED. A/A-4.0, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 1 1/2" = 1'-0"B SLATE TILE ROOFING 1 1/2" = 1'-0"D EAVE DETAIL 1 1/2" = 1'-0"F RAKE DETAIL NOTE:ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA A 1 1/2" = 1'-0"C METAL ROOFING DETAIL NO. REVISION DATE PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 ROOF PLAN 55 WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOE YOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN@ABSSOCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM STEEL WINDOWS AND DOORS MANUFACTURER: RIVIERA BRONZE -ARCHITECTURAL STEEL WINDOWS AND DOORS ADDRESS: 1895 NORTH VENTURA AVENUE, VENTURA, CA 93001 CONTACT: DEAN BENTLEY PHONE: 805.653.1943 FAX: 805.653.1942 EMAIL: DEAN@RIVIERABRONZE.COM WEB: WWW.RIVIERABRONZE.COM GUTTERS: GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: FLASHING & WEATHERSTRIPPING: MATERIAL: METAL -COPPER/ALUM.PAINTED KYNAR SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.) WESTCOAT -ALX CUSTOM 770 GATEWAY CENTER DRIVE SAN DIEGO, CA 92102 800.250.4519 WWW.WESTCOAT.COM CODE: ICC # ESR-2201 PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. EXTERIOR STONE/MASONRY VENEER SUPPLIER:SEPULVEDA BUILDING MATERIAL 28092 FORBES ROAD LAGUNA NIGUEL,CA 92677 P: 949.347.2100 STONE TYPE:TBD COLOR: LT. CREAM/GRAY, COLOR GROUT TO MATCH APPLICATION: 24" x 48" TILE, TIGHT GROUT THICKNESS: 1" -1.5" NOMINAL WEIGHT: LESS THAN 15 LBS./S.F. SLATE ROOFING: PRODUCT: SLATE, NATURAL STONE SUPPLIER: TBD COLOR:DARK GRAY, TO BE APPROVED BY ARCH. & OWNER APPLICATION: CLOSED VALLEY W./ MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING CODE: CLASS 'A' ASSEMBLY WEIGHT:APPX. 12 PSF. METAL ROOFING: ( CLASS 'A' ) MANUFACTURER: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA 91710 P: 909.664.1500 PRODUCT: STANDING SEAM ZINC ROOFING, CB-150 COLOR: MIDNIGHT BRONZE NOTES:USE CONTINUOUS 16" OR 18" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS. (NO TRANSVERSE SEAMS) REF. DTL. 1/A-3 WEIGHT:APPX. 2 PSF. CODE: ICC # ESR-2048, CB-150 HORIZONTAL WOOD SIDING: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 PRODUCT: HARDIEPLANK® LAP SIDING, SMOOTH COLOR: ARCTIC WHITE, ARCH. TO APPV. APPLICATION: SHIPLAP 4" PLANK CODE: ICC# ESR-2290 EXTERIOR METAL PANELING: KYNAR PAINTED ALUM. MANUFACTURER: OCM, OLD COUNTRY MILLWORK INC. COLOR: DARK BRONZE FINISH: ACM PANEL -ARCH. TO APPROVE SIZING/ REVEAL SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR T.O.S. (TYP.) 22.56' SECOND FLOOR T.O.S. (TYP.) 22.56' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR T.O.S. (TYP.) 32.82' THIRD FLOOR T.O.S. (TYP.) 32.82' GARAGE T.O.C. 10.50' FIRST FLOOR (T.O.S.) 10.00' 1 A-5.1 2 A-5.1 2 A-5.0 1 A-5.0 1 A-5.2 33' - 0"28' - 0"10' - 9 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"12' - 0 3/4"10' - 3 1/8"11' - 3 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"12' - 6 3/4"10' - 3 1/8"7 5 1 3 10 5 9 3 7 3 2 6 5 10 12 3 9 4 7 1 8 :1 2 R 5' - 3 1/4"6:12 HT. CERT. REQ'D. 42.98' HT. CERT. REQ'D. 42.98' HT. CERT. REQ'D. 43.08' HT. CERT. REQ'D. 43.08' 38.66' 43.12' T.O.CHIMNEY 27.68' 38.66' HT. CERT. REQ'D. 44.62' 4 NEW DOCK'S ACCESS BY OTHER NOT A PART 3 1012 8 91113 4 21 322 232425 4 40 39 38 HD. HT.8' - 0"HD. HT. ABV. T.O.S.8' - 1 1/2"HD. HT. ABV. T.O.S.6' - 1 1/2"HD. HT. ABV. T.O.S.8' - 1 1/2"HD. HT. ABV. T.O.S.10' - 1 1/2"PLPL AD-1 21 D A-3.0 D A-3.0 D A-3.0 3 A-7.0 2 A-7.0 9 A-7.0 8 A-7.0 5 A-7.0 5 A-7.0 4 A-7.0 10 AD-1 ENTRY FLOOR (T.O.S.) 11.00' ENTRY FLOOR (T.O.S.) 11.00' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR T.O.S. (TYP.) 22.56' SECOND FLOOR T.O.S. (TYP.) 22.56' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR T.O.S. (TYP.) 32.82' THIRD FLOOR T.O.S. (TYP.) 32.82' GARAGE T.O.C. 10.50' GARAGE T.O.C. 10.50' 2 A-5.4 1 A-5.4 1 A-5.3 2 A-5.3 2 A-5.2 1 A-5.5 6"10' - 3 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"11' - 6 3/4"10' - 3 1/8"33' - 0"28' - 0"6"10' - 3 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"11' - 6 3/4"10' - 3 1/8"1 2 33 2 3 4 5 66 1 7 1 4 8 7 5 4 5 3 :1 2 10 :12 1 0:12 8 :1 2 8:12 8 :1 2 8:12 8 :1 2 8:12 1 0 :1 2 1 0:1 2 3:12 9 4 9 10 8 11 7:12 12 9 8 8 :1 2 8:12 T Y P .R 5' - 3 1 /4 "9 :1 2 HT. CERT. REQ'D. 43.08' HT. CERT. REQ'D. 43.08' HT. CERT. REQ'D. 43.08' 37.17'37.17'37.17' 27.68' 43.12' T.O.CHIMNEY 44.62' T.O.CHIMNEY 11 20 12 7 15 4 23 6 11 36 333435 2 37 R 5' - 3 1/4"HD. HT. ABV. T.O.S.14' - 0"HD. HT. ABV. T.O.S.11' - 7 1/2"HD. HT. ABV. T.O.S.8' - 6"HD. HT. ABV. T.O.S.16' - 3 1/8"HD. HT. ABV. T.O.S.8' - 6"HD. HT. ABV. T.O.S.16' - 3 1/8"HD. HT. ABV. T.O.S.9' - 7 1/2"PL PL F A-3.0 F A-3.0 D A-3.0 AD-1 21 5 A-7.0 4 A-7.0 3 A-7.0 2 A-7.0 F A-3.0 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-4.0 7/19/19 201837EXTERIOR ELEVATIONS &MATERIAL SCHEDULESTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON KEYNOTE LEGEND 1 MASONRY STONE VENEER AS SELECTED - REF. MAT. SCHED. A/A-4.0 2 KYNAR PAINTED ALUM. ACM PANELING (OLD COUNTRY MILLWORKS- TINTED OBSIDIAN/ BLACK)-ARCH TO APPV. SIZE & REVEAL. INSTALL PER MANUF. SPECIFICATIONS REF. 9/AD-1 3 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED 4 WOOD SIDING - REF. MATERIAL SCHEDULE A/A-4.0 5 MDX WOOD PANELING, PAINTED WHITE - ARCH. TO APPV. 6 DECO. WD. CORBEL - VERIFY SIZE & LOC'N. W/. ARCH. 7 SLATE ROOFING. - REF. MATERIAL SCHEDULE SHT. A-4.0 8 CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILE 9 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 10 GUTTER - PER MAT. SCHED. A/A-4.0, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 11 COLLECTOR TO MATCH DOWNSPOUT AND GUTTER MAT., REF. AMT. SCHED. A/A-4.0 - ARCH. TOP APPV. 12 FURNISHINGS - AS SELECTED MATERIAL SCHEDULEA 1/4" = 1'-0"2 LEFT ELEVATION - NORTH 1/4" = 1'-0"1 FRONT ELEVATION -WEST NOTE: REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. NO. REVISION DATE 56 SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR T.O.S. (TYP.) 22.56' SECOND FLOOR T.O.S. (TYP.) 22.56' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR T.O.S. (TYP.) 32.82' THIRD FLOOR T.O.S. (TYP.) 32.82' ROOF DECK PLATE 33.25' ROOF DECK PLATE 33.25' ROOF DECK T.O.S. 34.33' ROOF DECK T.O.S. 34.33' 2 A-5.4 FIRST FLOOR (T.O.S.) 10.00' FIRST FLOOR (T.O.S.) 10.00' 1 A-5.4 1 A-5.3 2 A-5.3 2 A-5.2 1 A-5.5 33' - 0"28' - 0"11' - 3 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"12' - 5 1/4"10' - 8 1/4"1' - 1"10' - 3 1/8"1' - 6 1/8"11' - 3 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"12' - 6 3/4"10' - 8 1/4"1' - 1"10' - 3 1/8"1' - 6 1/8"1 2 3 4 3 :1 2 10 :12 1 0:1 2 7 :1 2 8 :1 2 8:12 9 :1 2 9:12 9 :1 2 9:12 3:123:1 2 5 2 6 7 1 5 1 58 8 6 7 4 :1 2 4:12 5 5 5 9 9 10 3:12 HT. CERT. REQ'D. 43.08' HT. CERT. REQ'D. 43.08' HT. CERT. REQ'D. 42.98' HT. CERT. REQ'D. 43.08' 38.66' 34.73' 43.12' T.O.CHIMNEY 44.62' T.O.CHIMNEY 37.96' TW 37.83' TR NEW DOCK'S ACCESS BY OTHER NOT A PART PROPOSED ACCESS POINT FOR THE NEW DOCK'S ACCESS -PROVIDE 42" HIGH GUARD ABV. FS/FG UNTIL AFTER THE NEW DOCK'S ACCESS CONSTRUCTED ABV.F.F.42" MIN.ABV.F.F.42" MIN.9 9 26 5 567 9 8 14151617 171819 8 46 131415 ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.HD. HT. ABV. T.O.S.8' - 0"HD. HT. ABV. T.O.S.7' - 6"PLPL AD-1 21 AD-1 21 3 A-7.0 4 A-7.0 F A-3.0 5 A-7.0 7 A-7.0 D A-3.0 D A-3.0 4 A-7.0 15 AD-1 14 AD-1 13 AD-1 SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR T.O.S. (TYP.) 22.56' SECOND FLOOR T.O.S. (TYP.) 22.56' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR T.O.S. (TYP.) 32.82' THIRD FLOOR T.O.S. (TYP.) 32.82' ROOF DECK PLATE 33.25' ROOF DECK PLATE 33.25' ROOF DECK T.O.S. 34.33' ROOF DECK T.O.S. 34.33' GARAGE T.O.C. 10.50' FIRST FLOOR (T.O.S.) 10.00' 1 A-5.1 2 A-5.1 2 A-5.0 1 A-5.0 1 A-5.2 33' - 0"28' - 0"7' - 6"1' - 3 1/8"9' - 0"1' - 3 1/8"11' - 3 5/8"1' - 1"10' - 8 1/4"12' - 6 3/4"1' - 6 1/8"10' - 3 1/8"7' - 6"1' - 3 1/8"9' - 0"1' - 3 1/8"10' - 9 5/8"1' - 1"10' - 8 1/4"12' - 0 3/4"1' - 6 1/8"10' - 3 1/8"11 2 7 8 R 5' - 3 1/ 4 " 7 8 7 1 7 6 6 :1 2 5 9 6 12 13 14 1 2 7 5 8:12 4:12 15 15 44.62' T.O.CHIMNEY HT. CERT. REQ'D. 43.08' HT. CERT. REQ'D. 43.08'43.12' T.O.CHIMNEY 38.66' 27.68' 692728 1819 2930 313210 10 49 48 47 ABV. F.F.42" MIN.16 HD. HT. ABV. T.O.S.9' - 1 1/2"HD. HT. ABV. T.O.S.8' - 1 1/2"HD. HT. ABV. T.O.S.6' - 7 1/2"PL PL AD-1 21 D A-3.0 F A-3.0 2 A-7.0 3 A-7.0 4 A-7.0 5 A-7.0 9 A-7.0 8 A-7.0 10 A-7.0 11 WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOE YOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN@ABSSOCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM STEEL WINDOWS AND DOORS MANUFACTURER: RIVIERA BRONZE -ARCHITECTURAL STEEL WINDOWS AND DOORS ADDRESS: 1895 NORTH VENTURA AVENUE, VENTURA, CA 93001 CONTACT: DEAN BENTLEY PHONE: 805.653.1943 FAX: 805.653.1942 EMAIL: DEAN@RIVIERABRONZE.COM WEB: WWW.RIVIERABRONZE.COM GUTTERS: GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: FLASHING & WEATHERSTRIPPING: MATERIAL: METAL -COPPER/ALUM.PAINTED KYNAR SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.) WESTCOAT -ALX CUSTOM 770 GATEWAY CENTER DRIVE SAN DIEGO, CA 92102 800.250.4519 WWW.WESTCOAT.COM CODE: ICC # ESR-2201 PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. EXTERIOR STONE/MASONRY VENEER SUPPLIER:SEPULVEDA BUILDING MATERIAL 28092 FORBES ROAD LAGUNA NIGUEL,CA 92677 P: 949.347.2100 STONE TYPE:TBD COLOR: LT. CREAM/GRAY, COLOR GROUT TO MATCH APPLICATION: 24" x 48" TILE, TIGHT GROUT THICKNESS: 1" -1.5" NOMINAL WEIGHT: LESS THAN 15 LBS./S.F. SLATE ROOFING: PRODUCT: SLATE, NATURAL STONE SUPPLIER: TBD COLOR:DARK GRAY, TO BE APPROVED BY ARCH. & OWNER APPLICATION: CLOSED VALLEY W./ MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING CODE: CLASS 'A' ASSEMBLY WEIGHT:APPX. 12 PSF. METAL ROOFING: ( CLASS 'A' ) MANUFACTURER: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA 91710 P: 909.664.1500 PRODUCT: STANDING SEAM ZINC ROOFING, CB-150 COLOR: MIDNIGHT BRONZE NOTES:USE CONTINUOUS 16" OR 18" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS. (NO TRANSVERSE SEAMS) REF. DTL. 1/A-3 WEIGHT:APPX. 2 PSF. CODE: ICC # ESR-2048, CB-150 HORIZONTAL WOOD SIDING: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 PRODUCT: HARDIEPLANK® LAP SIDING, SMOOTH COLOR: ARCTIC WHITE, ARCH. TO APPV. APPLICATION: SHIPLAP 4" PLANK CODE: ICC# ESR-2290 EXTERIOR METAL PANELING: KYNAR PAINTED ALUM. MANUFACTURER: OCM, OLD COUNTRY MILLWORK INC. COLOR: DARK BRONZE FINISH: ACM PANEL -ARCH. TO APPROVE SIZING/ REVEAL JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-4.1 7/19/19 201837EXTERIOR ELEVATIONSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON NO. REVISION DATE 1/4" = 1'-0"1 OCEAN FRONT ELEVATION - EAST 1/4" = 1'-0"2 RIGHT ELEVATION - SOUTH KEYNOTE LEGEND 1 WOOD SIDING - REF. MATERIAL SCHEDULE A/A-4.0 2 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 3 GUTTER - PER MAT. SCHED. A/A-4.0, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 4 CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILE 5 MASONRY STONE VENEER AS SELECTED - REF. MAT. SCHED. A/A-4.0 6 MDX WOOD PANELING, PAINTED WHITE - ARCH. TO APPV. 7 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED 8 SLATE ROOFING. - REF. MATERIAL SCHEDULE SHT. A-4.0 9 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 9 & 13/AD-1 10 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 9 & 13/AD-1 11 COLLECTOR TO MATCH DOWNSPOUT AND GUTTER MAT., REF. AMT. SCHED. A/A-4.0 - ARCH. TOP APPV. 12 FURNISHINGS - AS SELECTED 13 DECO. WD. CORBEL - VERIFY SIZE & LOC'N. W/. ARCH. 14 KYNAR PAINTED ALUM. ACM PANELING (OLD COUNTRY MILLWORKS- TINTED OBSIDIAN/ BLACK)-ARCH TO APPV. SIZE & REVEAL. INSTALL PER MANUF. SPECIFICATIONS REF. 9/AD-1 15 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 16 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) MATERIAL SCHEDULEA NOTE: REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 57 FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS. FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE- FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS. DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES. DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS. DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION. DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. FIRE-BLOCKING & DRAFT-STOP NOTE INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-13 MIN. 2 x 6 CONST. OR LARGER =R-19 RAISED FLOOR:R-30 MIN. ROOF:R-30 (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME NEW WALL -2 x 6 STUDS @ 16" O.C. U.N.O. NEW WALL -2 x 4 STUDS @ 16" O.C. U.N.O. WALL W/. STONE VENEER -2x STUDS @ 16" O.C. U.N.O. CONCRETE RETAINING WALL -REF. STRUCTURAL SEPARATION LEGEND EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. B ENTRY FLOOR (T.O.S.) 11.00' ENTRY FLOOR (T.O.S.) 11.00' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR T.O.S. (TYP.) 22.56' SECOND FLOOR T.O.S. (TYP.) 22.56' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR T.O.S. (TYP.) 32.82' THIRD FLOOR T.O.S. (TYP.) 32.82' GARAGE T.O.C. 10.50' GARAGE T.O.C. 10.50' 2 A-5.4 1 A-5.4 1 A-5.3 2 A-5.3 2 A-5.2 1 A-5.5 BEDROOM #2 2-CAR GARAGE 2 LAUNDRY MUD ROOMFOYER STAIRS STAIRS BEDROOM #3 2-CAR GARAGE 1 6"10' - 3 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"12' - 0 3/4"10' - 3 1/8"6"10' - 3 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"12' - 0 3/4"10' - 3 1/8"1 2 3 4 5 6 7 8 11 1 0:1 21 0:1 2 3 :1 2 9 :1 2 1 0:1 21 0:12 3:12 7:12 24232221 13 29333435 8"8"ABV. F.F.42" MIN.7 3/4"36" TYP.34" - 38"PL PL18' - 9 1/8"15' - 7 1/4"10' - 2 1/8"11' - 4 3/8"18' - 9 1/8"8 AD-1 8 AD-1 7 AD-1 7 AD-1 7 AD-1 7 AD-1 AD-1 9 A-3.0 D 10 9 ENTRY FLOOR (T.O.S.) 11.00' ENTRY FLOOR (T.O.S.) 11.00' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR T.O.S. (TYP.) 22.56' SECOND FLOOR T.O.S. (TYP.) 22.56' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR T.O.S. (TYP.) 32.82' THIRD FLOOR T.O.S. (TYP.) 32.82' 2 A-5.4 FIRST FLOOR (T.O.S.) 10.00' FIRST FLOOR (T.O.S.) 10.00' 1 A-5.4 1 A-5.3 2 A-5.3 2 A-5.2 1 A-5.5 BEDROOM #5 FAMILY ROOM W.I.C.W.I.C.BATH #3 GAME ROOM GREAT ROOMDINING ROOMKITCHEN BUTLER'S KITCHEN11' - 3 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"1' - 0"11' - 6 3/4"10' - 3 1/8"11' - 3 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"1' - 0"11' - 6 3/4"10' - 3 1/8"9 1 10 3 4 11 12 3 :1 2 3:12 3 :1 2 3:12 9:1210:12 7 :1 2 353433 3534 4241 20212223 1 51 ABV. F.F.42" MIN.TYP.7 3/4"ABV. F.F.34" - 38"PLPL 10' - 5 1/8"10' - 6 5/8"9' - 0"9' - 4"9' - 2 7/8"A-3.0 D AD-1 6 6 7135 10 14 15 7 6 16 17 5 6 713 5 18 19 6667 5 20 20675 Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00" Distance N E 1 1 A101 SIM R @ 7 1/2"20 1i NORTH ARROW PROPERTY LINE TAG SECTION INDICATOR ROOM TAG (NAME / AREA) CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG WINDOW TAG DOOR TAG WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-5.0 7/19/19 201837BUILDING SECTIONSSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON KEYNOTE LEGEND 1 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 2 RESIDENTIAL HYDRAULIC ELEVATOR - 'WAUPACA ELEVATOR COMPANY' OR EQUIV., SHAFT SIZE APPX. = 60" X 68" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 3 FLOOR JOISTS - REF. STRUCT. 4 ROOF RAFTERS - REF. STRUCT. 5 UPPER CABINET - BUILT-IN, FINISH AS SEL. 6 COUNTERTOP - AS SELECTED 7 BASE CABINET - BUILT-IN, FINISH AS SEL. 8 DRYER - PROVIDE 4" MIN. DIA. DUCT, 14' MAX. LENGTH INCLUDING (2) 90 DEGREE ELBOWS, DEDUCT TWO(2) FEET FOR EACH 90 DEGREE ELBOW IN EXCESS OF TWO(2) (CMC 504.3.2) 9 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" U.N.O.) - MATERIAL AS SELECTED, REF. DTLS. 2, 4/AD-1 11 CONCRETE FOOTING - REF. STRUCT. 12 FURNISHINGS - AS SELECTED 13 BAR SINK - AS SELECTED 14 SHELF AND POLE - BUILT IN, FINISH AS SEL. 15 WALL MOUNTED LIGHT FIXTURE, SCONCE 16 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 17 WINE RACKS - AS SELECTED - PROVIDE SHOP DWGS. TO ARCH & OWNER 18 TALL CABINET - BUILT-IN, FINISH AS SEL. 19 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 20 REFRIGERATOR - VERIFY APPLIANCE W/. OWNER NO. REVISION DATE 1/4" = 1'-0"1 LONGITUDINAL SECTION 1/4" = 1'-0"2 LONGITUDINAL SECTION ANNOTATION LEGENDA 58 FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS. FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE- FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS. DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES. DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS. DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION. DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. FIRE-BLOCKING & DRAFT-STOP NOTE INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-13 MIN. 2 x 6 CONST. OR LARGER =R-19 RAISED FLOOR:R-30 MIN. ROOF:R-30 (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME NEW WALL -2 x 6 STUDS @ 16" O.C. U.N.O. NEW WALL -2 x 4 STUDS @ 16" O.C. U.N.O. WALL W/. STONE VENEER -2x STUDS @ 16" O.C. U.N.O. CONCRETE RETAINING WALL -REF. STRUCTURAL SEPARATION LEGEND EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. B SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR T.O.S. (TYP.) 22.56' SECOND FLOOR T.O.S. (TYP.) 22.56' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR T.O.S. (TYP.) 32.82' THIRD FLOOR T.O.S. (TYP.) 32.82' ROOF DECK PLATE 33.25' ROOF DECK PLATE 33.25' ROOF DECK T.O.S. 34.33' ROOF DECK T.O.S. 34.33' 2 A-5.4 FIRST FLOOR (T.O.S.) 10.00' FIRST FLOOR (T.O.S.) 10.00' 1 A-5.4 1 A-5.3 2 A-5.3 2 A-5.2 1 A-5.5 FAMILY ROOM BATH #4W.I.C.MASTER SUITEMASTER W.I.C. BEDROOM #5 GAME ROOM GREAT ROOM DINING ROOM KITCHEN BUTLER'S KITCHEN 11' - 3 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"12' - 6 3/4"10' - 8 1/4"1' - 1"5' - 11 7/8"11' - 3 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"12' - 6 3/4"10' - 8 1/4"1' - 1"5' - 11 7/8"1 2 3 4 5 6 7 8 3 :1 2 3:12 9 :1 2 3 :1 2 3:12 10:12 41 44 17 18 28 98 1514 16 17 76 5 ABV. F.F.42" MIN.PL PL9' - 4"9' - 2 7/8"8' - 10 1/2"9' - 0"SOFFIT10' - 0 5/8"SOFFIT10' - 6 5/8"SOFFIT10' - 5 1/8"SOFFIT9' - 5 1/8"A-3.0 D AD-1 6 7 10 7 7 10 20 1118 8 11 15 13 111818 13 1118 ENTRY FLOOR (T.O.S.) 11.00' ENTRY FLOOR (T.O.S.) 11.00' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR T.O.S. (TYP.) 22.56' SECOND FLOOR T.O.S. (TYP.) 22.56' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR T.O.S. (TYP.) 32.82' ROOF DECK PLATE 33.25'ROOF DECK PLATE 33.25' ROOF DECK T.O.S. 34.33' ROOF DECK T.O.S. 34.33' 2 A-5.4 FIRST FLOOR (T.O.S.) 10.00' FIRST FLOOR (T.O.S.) 10.00' 1 A-5.4 1 A-5.3 2 A-5.3 2 A-5.2 1 A-5.5 BATH #5W.I.C. MASTER W.I.C. GAME ROOMGREAT ROOMDINING ROOMKITCHENBUTLER'S KITCHEN GYM / OFFICE MASTER SUITE 11' - 3 5/8"1' - 3 1/8"10' - 8 1/4"1' - 1"5' - 11 7/8"1' - 0"11' - 6 3/4"11' - 9 1/4"11' - 3 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"1' - 0"11' - 6 3/4"10' - 8 1/4"1' - 1"5' - 11 7/8"1 2 7 6 5 3 :1 2 3:12 10 :12 1 0:12 3:1 2 3:12 9:12 7 :1 2 292628 1 51 44 41 PLPL2' - 0 1/2"2' - 3 3/4"SOFFIT10' - 2 1/8"10' - 8 1/8"SOFFIT10' - 6 5/8"19' - 4 1/4"SOFFIT9' - 6 5/8"9' - 2 7/8"9' - 0"AD-1 21 AD-1 6 A-3.0 D 7 7 9 10 10 117 12 13 7 12 1313 8 7 14 15 13 16 17 11 18 8 11 13 13 111817 14 19 19 19 Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00" Distance N E 1 1 A101 SIM R @ 7 1/2"20 1i NORTH ARROW PROPERTY LINE TAG SECTION INDICATOR ROOM TAG (NAME / AREA) CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG WINDOW TAG DOOR TAG WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-5.1 7/19/19 201837BUILDING SECTIONSSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON KEYNOTE LEGEND 1 ROOF RAFTERS - REF. STRUCT. 2 FLOOR JOISTS - REF. STRUCT. 3 DECK FRAMING - REF. STRUCT. 4 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 9 & 13/AD-1 5 RESIDENTIAL HYDRAULIC ELEVATOR - 'WAUPACA ELEVATOR COMPANY' OR EQUIV., SHAFT SIZE APPX. = 60" X 68" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 6 CONCRETE FOOTING - REF. STRUCT. 7 FURNISHINGS - AS SELECTED 8 DECORATIVE PENDANT LIGHT FIXTURE TO BE HIGH EFFICACY, REF. NOTE #5 OF ELECTRICAL NOTES 9 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 10 SHELF AND POLE - BUILT IN, FINISH AS SEL. 11 COUNTERTOP - AS SELECTED 12 WINE RACKS - AS SELECTED - PROVIDE SHOP DWGS. TO ARCH & OWNER 13 UPPER CABINET - BUILT-IN, FINISH AS SEL. 14 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 15 KITCHEN EXHAUST HOOD - PROVIDE VENT TO OUTDOOR W/. MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. 16 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.) 17 KITCHEN SINK - AS SELECTED 18 BASE CABINET - BUILT-IN, FINISH AS SEL. 19 FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60), 36" SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 20 WALL MOUNTED LIGHT FIXTURE, SCONCE NO. REVISION DATE 1/4" = 1'-0"1 LONGITUDINAL SECTION 1/4" = 1'-0"2 LONGITUDINAL SECTION ANNOTATION LEGENDA 59 SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR T.O.S. (TYP.) 22.56' SECOND FLOOR T.O.S. (TYP.) 22.56' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR PLATE (TYP.) 31.56' 2 A-5.4 FIRST FLOOR (T.O.S.) 10.00' FIRST FLOOR (T.O.S.) 10.00' 1 A-5.4 1 A-5.3 2 A-5.3 2 A-5.2 1 A-5.5 LOGGIAPATIO GYM / OFFICE MASTER BATH 11' - 3 5/8"1' - 3 1/8"9' - 0"8' - 9 1/8"1 2 3 4 :1 2 4:1210:12 10:12 3 :1 2 3:12 7 :1 2 8 :1 2 9 :1 2 9:12 9 :1 2 9:12 3:123:1 2 1718 7 6 89 17 16 15 14 46 5 1415 13 2628 PLPL1' - 11 1/2"8' - 11 7/8"14' - 10"AD-1 21 AD-1 15 A-3.0 D 14 AD-1 13 AD-1 85 5 9 9 102 11 12 2 16 16 1717 FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS. FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE- FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS. DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES. DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS. DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION. DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. FIRE-BLOCKING & DRAFT-STOP NOTE INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-13 MIN. 2 x 6 CONST. OR LARGER =R-19 RAISED FLOOR:R-30 MIN. ROOF:R-30 (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME NEW WALL -2 x 6 STUDS @ 16" O.C. U.N.O. NEW WALL -2 x 4 STUDS @ 16" O.C. U.N.O. WALL W/. STONE VENEER -2x STUDS @ 16" O.C. U.N.O. CONCRETE RETAINING WALL -REF. STRUCTURAL SEPARATION LEGEND EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. B SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR T.O.S. (TYP.) 32.82' THIRD FLOOR T.O.S. (TYP.) 32.82' GARAGE T.O.C. 10.50' FIRST FLOOR (T.O.S.) 10.00' FIRST FLOOR (T.O.S.) 10.00' 1 A-5.1 2 A-5.1 2 A-5.0 1 A-5.0 1 A-5.2 GYM / OFFICEBATH #4BATH #2BEDROOM #2 FAMILY ROOM 2-CAR GARAGE 2 BUTLER'S KITCHEN PATIO SECOND FLOOR FINISH 22.69' SECOND FLOOR FINISH 22.69'7' - 6"1' - 3 1/8"8' - 10 1/2"1' - 4 5/8"11' - 3 5/8"10' - 1 5/8"12' - 8 1/4"7' - 6"1' - 3 1/8"8' - 10 1/2"1' - 4 5/8"10' - 9 5/8"6"10' - 1 5/8"12' - 8 1/4"4 3 5 6 2 7 SLOPE PER CIVIL POOL (BY SEP. PERMIT) R 5' - 3 1/4 " 4:12 6 :1 2 7 40 4544 10 ABV. F.F.42" MIN.PL PL A-3.0 F AD-1 15 8 AD-1 7 AD-1 7 AD-1 2 9 5 13 14 3 15 2 8' - 6 5/8"2536 Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00" Distance N E 1 1 A101 SIM R @ 7 1/2"20 1i NORTH ARROW PROPERTY LINE TAG SECTION INDICATOR ROOM TAG (NAME / AREA) CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG WINDOW TAG DOOR TAG WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-5.2 7/19/19 201837BUILDING SECTIONSSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON NO. REVISION DATE 1/4" = 1'-0"1 LONGITUDINAL SECTION KEYNOTE LEGEND 1 FLOOR JOISTS - REF. STRUCT. 2 FURNISHINGS - AS SELECTED 3 BASE CABINET - BUILT-IN, FINISH AS SEL. 4 CONCRETE FOOTING - REF. STRUCT. 5 COUNTERTOP - AS SELECTED 6 UPPER CABINET - BUILT-IN, FINISH AS SEL. 7 ROOF RAFTERS - REF. STRUCT. 8 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 9 WALL MOUNTED LIGHT FIXTURE, SCONCE 10 FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60), 36" SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 11 BAR SINK - AS SELECTED 12 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER 13 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 14 15 WORKOUT/GYM EQUIPMENT 16 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, REF. NOTE #33 OF ELECTRICAL NOTES 17 COLLECTOR TO MATCH DOWNSPOUT AND GUTTER MAT., REF. AMT. SCHED. A/A-4.0 - ARCH. TOP APPV. 1/4" = 1'-0"2 TRANSVERSE SECTION ANNOTATION LEGENDA 60 FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS. FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE- FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS. DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES. DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS. DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION. DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. FIRE-BLOCKING & DRAFT-STOP NOTE INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-13 MIN. 2 x 6 CONST. OR LARGER =R-19 RAISED FLOOR:R-30 MIN. ROOF:R-30 (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME NEW WALL -2 x 6 STUDS @ 16" O.C. U.N.O. NEW WALL -2 x 4 STUDS @ 16" O.C. U.N.O. WALL W/. STONE VENEER -2x STUDS @ 16" O.C. U.N.O. CONCRETE RETAINING WALL -REF. STRUCTURAL SEPARATION LEGEND EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. B SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR T.O.S. (TYP.) 22.56' SECOND FLOOR T.O.S. (TYP.) 22.56' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR T.O.S. (TYP.) 32.82' THIRD FLOOR T.O.S. (TYP.) 32.82' GARAGE T.O.C. 10.50' GARAGE T.O.C. 10.50' FIRST FLOOR (T.O.S.) 10.00' FIRST FLOOR (T.O.S.) 10.00' 1 A-5.1 2 A-5.1 2 A-5.0 1 A-5.0 1 A-5.2 FAMILY ROOM GYM / OFFICE BEDROOM #2 2-CAR GARAGE 2 KITCHEN PATIO 6"10' - 9 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"12' - 6 3/4"10' - 3 1/8"6"10' - 9 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"12' - 6 3/4"10' - 3 1/8"1 2 3 4 5 6 6 SLOPE PER CIVIL POOL (BY SEP. PERMIT) 103231 10 1918 27 28 47 48 49 9 1 2:1 2 3:123:1 2 4 :1 2 ABV. F.F.42" MIN.ABV. F.F.42" MIN.PLPL A-3.0 F AD-1 15 7 AD-1 7 AD-1 8 AD-1 8' - 6 5/8"9' - 4"8 6 9 1011 12 13 ENTRY FLOOR (T.O.S.) 11.00' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR T.O.S. (TYP.) 22.56' SECOND FLOOR T.O.S. (TYP.) 22.56' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR T.O.S. (TYP.) 32.82' ROOF DECK PLATE 33.25' ROOF DECK T.O.S. 34.33' FIRST FLOOR (T.O.S.) 10.00' FIRST FLOOR (T.O.S.) 10.00' 1 A-5.1 2 A-5.1 2 A-5.0 1 A-5.0 1 A-5.2 MASTER SUITE ELEVATOR ELEVATOR LAUNDRY POWDERFOYERELEVATOR DINING ROOM11' - 3 5/8"1' - 3 1/8"10' - 8 1/4"1' - 1"5' - 11 7/8"1' - 0"10' - 3 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"12' - 6 3/4"10' - 3 1/8"12' - 6 3/4"11' - 9 1/4"5 6 6 1 6 7 2 4 POOL (BY SEP. PERMIT) 15 12 1918 4045 44 48 10 :12 3 :1 2 3:12 1 2:1 2 6:12 7 12 ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.PLPL A-3.0 D A-3.0 FAD-1 13 AD-1 15 10' - 0 5/8"10 66 1415 1611 11' - 4 3/8"Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00" Distance N E 1 1 A101 SIM R @ 7 1/2"20 1i NORTH ARROW PROPERTY LINE TAG SECTION INDICATOR ROOM TAG (NAME / AREA) CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG WINDOW TAG DOOR TAG WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-5.3 7/19/19 201837BUILDING SECTIONSSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON NO. REVISION DATE KEYNOTE LEGEND 1 ROOF RAFTERS - REF. STRUCT. 2 FLOOR JOISTS - REF. STRUCT. 3 RESIDENTIAL HYDRAULIC ELEVATOR - 'WAUPACA ELEVATOR COMPANY' OR EQUIV., SHAFT SIZE APPX. = 60" X 68" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 4 CONCRETE FOOTING - REF. STRUCT. 5 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 9 & 13/AD-1 6 FURNISHINGS - AS SELECTED 7 DECK FRAMING - REF. STRUCT. 8 WORKOUT/GYM EQUIPMENT 9 BASE CABINET - BUILT-IN, FINISH AS SEL. 10 COUNTERTOP - AS SELECTED 11 UPPER CABINET - BUILT-IN, FINISH AS SEL. 12 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.) 13 (N.) CMU PROPERTY LINE WALL W/. STUCCO FINISH - PAINT AS SELECTED (MAX. 6' ABV. N.G., 42" MAX @ F.Y.S.B) [WALL AND FOOTING ON OWNER'S SIDE] 14 DRYER - PROVIDE 4" MIN. DIA. DUCT, 14' MAX. LENGTH INCLUDING (2) 90 DEGREE ELBOWS, DEDUCT TWO(2) FEET FOR EACH 90 DEGREE ELBOW IN EXCESS OF TWO(2) (CMC 504.3.2) 15 WASHER AND/OR DRYER - PROVIDE HOOK-UPS, POWER, INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. & SIZE & DRYER VENT 14' MAX. LENGTH (CMC 504.3.2) PROVIDE GAS STUB-OUT 16 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 1/4" = 1'-0"1 TRANSVERSE SECTION 1/4" = 1'-0"2 TRANSVERSE SECTION ANNOTATION LEGENDA 61 INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-13 MIN. 2 x 6 CONST. OR LARGER =R-19 RAISED FLOOR:R-30 MIN. ROOF:R-30 (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME NEW WALL -2 x 6 STUDS @ 16" O.C. U.N.O. NEW WALL -2 x 4 STUDS @ 16" O.C. U.N.O. WALL W/. STONE VENEER -2x STUDS @ 16" O.C. U.N.O. CONCRETE RETAINING WALL -REF. STRUCTURAL SEPARATION LEGEND EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. B FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS. FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE- FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS. DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES. DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS. DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION. DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. FIRE-BLOCKING & DRAFT-STOP NOTE ENTRY FLOOR (T.O.S.) 11.00' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR T.O.S. (TYP.) 22.56' SECOND FLOOR T.O.S. (TYP.) 22.56' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR T.O.S. (TYP.) 32.82' ROOF DECK PLATE 33.25' ROOF DECK T.O.S. 34.33' FIRST FLOOR (T.O.S.) 10.00' FIRST FLOOR (T.O.S.) 10.00' 1 A-5.1 2 A-5.1 2 A-5.0 1 A-5.0 1 A-5.2 MASTER SUITE GREAT ROOM FOYER 11' - 3 5/8"1' - 3 1/8"10' - 8 1/4"1' - 1"5' - 11 7/8"12' - 6 3/4"11' - 9 1/4"1' - 0"10' - 3 5/8"1' - 3 1/8"9' - 0"1' - 3 1/8"7' - 6"12' - 6 3/4"10' - 3 1/8"1 2 3 4 5 4 4 6 7 5 POOL (BY SEP. PERMIT) 12 1918 4045 44 48 7 10 :12 3 :1 2 3:12 1 2:1 2 6:12 ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.PLPL A-3.0 D A-3.0 FAD-1 13 AD-1 14 AD-1 4 AD-1 4 4 4410' - 0 5/8"11' - 5 7/8"ENTRY FLOOR (T.O.S.) 11.00' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR T.O.S. (TYP.) 22.56' SECOND FLOOR T.O.S. (TYP.) 22.56' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR T.O.S. (TYP.) 32.82' ROOF DECK PLATE 33.25' ROOF DECK T.O.S. 34.33' FIRST FLOOR (T.O.S.) 10.00' 1 A-5.1 2 A-5.1 2 A-5.0 1 A-5.0 1 A-5.2 STAIRS STAIRS STAIRS MASTER SUITE GREAT ROOM7' - 6"1' - 3 1/8"9' - 0"1' - 3 1/8"10' - 3 5/8"10' - 3 1/8"11' - 6 3/4"5' - 11 7/8"1' - 1"10' - 8 1/4"1' - 3 1/8"11' - 3 5/8"11' - 9 1/4"12' - 6 3/4"1' - 6 1/8"5 38 9 10 4 11 12 13 POOL (BY SEP. PERMIT) 16 43 6 30 37 4243 3:123:1 2 12:1210:1 2 6 :1 2 1 ABV. F.F.42" MIN.36" TYP.34" - 38"ABV. F.F.42" MIN.ABV. F.F.42" MIN.TYP.7 3/4"TYP. 11" PL PL AD-1 13 AD-1 14 A-3.0 D A-3.0 F AD-1 4 9' - 4"11' - 5 7/8"15' - 7 1/4"SOFFIT10' - 0 5/8"94 14 4 4 14 14 Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00" Distance N E 1 1 A101 SIM R @ 7 1/2"20 1i NORTH ARROW PROPERTY LINE TAG SECTION INDICATOR ROOM TAG (NAME / AREA) CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG WINDOW TAG DOOR TAG WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-5.4 7/19/19 201837BUILDING SECTIONSSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON NO. REVISION DATE KEYNOTE LEGEND 1 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 9 & 13/AD-1 2 DECK FRAMING - REF. STRUCT. 3 FLOOR JOISTS - REF. STRUCT. 4 FURNISHINGS - AS SELECTED 5 ROOF RAFTERS - REF. STRUCT. 6 RESIDENTIAL HYDRAULIC ELEVATOR - 'WAUPACA ELEVATOR COMPANY' OR EQUIV., SHAFT SIZE APPX. = 60" X 68" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 7 CONCRETE FOOTING - REF. STRUCT. 8 BASE CABINET - BUILT-IN, FINISH AS SEL. 9 COUNTERTOP - AS SELECTED 10 UPPER CABINET - BUILT-IN, FINISH AS SEL. 11 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" U.N.O.) - MATERIAL AS SELECTED, REF. DTLS. 2, 4/AD-1 12 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 13 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 14 FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60), 36" SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 1/4" = 1'-0"1 TRANSVERSE SECTION 1/4" = 1'-0"2 TRANSVERSE SECTION ANNOTATION LEGENDA 62 FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS. FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE- FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS. DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES. DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS. DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION. DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. FIRE-BLOCKING & DRAFT-STOP NOTE INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-13 MIN. 2 x 6 CONST. OR LARGER =R-19 RAISED FLOOR:R-30 MIN. ROOF:R-30 (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME NEW WALL -2 x 6 STUDS @ 16" O.C. U.N.O. NEW WALL -2 x 4 STUDS @ 16" O.C. U.N.O. WALL W/. STONE VENEER -2x STUDS @ 16" O.C. U.N.O. CONCRETE RETAINING WALL -REF. STRUCTURAL SEPARATION LEGEND EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. B SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR PLATE (TYP.) 21.30' SECOND FLOOR T.O.S. (TYP.) 22.56' SECOND FLOOR T.O.S. (TYP.) 22.56' ROOF PLATE (TYP.) 40.32' ROOF PLATE (TYP.) 40.32' GRADE PLANE 10.12' GRADE PLANE 10.12' MAX. FLAT ROOF 38.12' MAX. FLAT ROOF 38.12' MAX. RIDGE 43.12' MAX. RIDGE 43.12' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR PLATE (TYP.) 31.56' THIRD FLOOR T.O.S. (TYP.) 32.82' THIRD FLOOR T.O.S. (TYP.) 32.82' GARAGE T.O.C. 10.50' FIRST FLOOR (T.O.S.) 10.00' FIRST FLOOR (T.O.S.) 10.00' 1 A-5.1 2 A-5.1 2 A-5.0 1 A-5.0 1 A-5.2 BEDROOM #5 BATH #5 MASTER W.I.C. BATH #3BEDROOM #3 GAME ROOM 2-CAR GARAGE 1 LOGGIA 7' - 6"1' - 3 1/8"9' - 0"1' - 3 1/8"11' - 3 5/8"10' - 3 1/8"12' - 6 3/4"7' - 6"1' - 3 1/8"9' - 0"1' - 3 1/8"10' - 9 5/8"6"10' - 3 1/8"12' - 6 3/4"MASTER BATH 1 2 3 456 7 SLOPE PER CIVIL 22213 38 39 40 4 36 10 9 11 13 1283 8:12 25 PL PL A-3.0 F A-3.0 F A-3.0 D8' - 6 5/8"10' - 6 5/8"84 9 10 311 3 10 5 8 9 10 12 13 14 15 16 9 5 16 3 17 Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00" Distance N E 1 1 A101 SIM R @ 7 1/2"20 1i NORTH ARROW PROPERTY LINE TAG SECTION INDICATOR ROOM TAG (NAME / AREA) CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG WINDOW TAG DOOR TAG WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-5.5 7/19/19 201837BUILDING SECTIONSSTUPIN RESIDENCE STUPIN RESIDENCEAMDREW & JULIE STUPINC/O. COASTLINE REALESTATE INVESTMENTS215TH STREETHUNTINGTON BEACHCA 92648CDP 3322 VIA LIDO, NEWPORT BEACH, CA 92663JUSTIN JONHSTON NO. REVISION DATE KEYNOTE LEGEND 1 SHELF AND POLE - BUILT IN, FINISH AS SEL. 2 FLOOR JOISTS - REF. STRUCT. 3 FURNISHINGS - AS SELECTED 4 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 5 COUNTERTOP - AS SELECTED 6 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. 7 ROOF RAFTERS - REF. STRUCT. 8 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 9 BASE CABINET - BUILT-IN, FINISH AS SEL. 10 WALL MOUNTED LIGHT FIXTURE, SCONCE 11 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 12 DECORATIVE PENDANT LIGHT FIXTURE TO BE HIGH EFFICACY, REF. NOTE #5 OF ELECTRICAL NOTES 13 BAR SINK - AS SELECTED 14 TEMPERED GLASS ENCLOSURE - MIN. 3/8" THK., GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) 15 UPPER CABINET - BUILT-IN, FINISH AS SEL. 16 EGRESS GATE - 32" MIN. CLR. BY 42" MIN. TALL, SELF-CLOSING & SELF-LATCHING, SHALL BE RELEASABLE OR REMOVEABLE FROM INSIDE W/O. USE OF KET OR TOOL, EXTERIOR RELEASE SHALL BE PROVIDED FOR FIRE DEPARTMENT (R310) 17 FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60), 36" SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 1/4" = 1'-0"1 TRANSVERSE SECTION ANNOTATION LEGENDA 63