HomeMy WebLinkAbout00 - Non-Agenda Item - CorrespondenceReceived after Agenda Printed
May 24, 2022
Non -Agenda Item
From: Joe Garrett
To: City Clerk"s Office
Subject: Re: 611 Poppy ADU
Date: May 20, 2022 12:15:25 PM
Attachments: 200801-Popmy House 220307-4 (2) (1) (1).odf
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content is safe.
I am sorry,
I forgot to add these attached ADU plans to the email.
Thanks,
Joe
On Fri, May 20, 2022 at 12:08 PM Joe Garrett <udinvestmentsn.umail.com> wrote:
Dear City Council,
Since I have a few minutes I thought I would give you a summary of what I will be
bringing up at the council meeting on Tuesday in the public discussion.
I have been working with bothe the City and The State of California ADU Department of
Housing and Community Development for over a year.
This property is not in the Coastal Zone / Commission area.
I had a zoom call with Gerlinda Bernd and Mike Van Gordner at the State of California
Housing and Community Development Department in charge of the ADU Ordinance and
my architect and this is what they have told me.
What this boils down to is very simple.
• I have the right to build an ADU in the two -unit duplex I am planning to build.
• The question is whether I am forced to build the two units first and then come back
after the Certificate of Occupancy on the two units and get a permit and build the
ADU OR build everything out at the same time.
• The City of Newport has the ability to choose the option they want.
Building the ADU in a two-step process is a huge problem for these reasons:
• It may not be possible to finance in two steps. (Extremely complicated and not
feasible for me)
• It is a burden to the applicant and will cost them much more money. (If they can
qualify at all)
• Some applicants will definitely not be able to do this because of the extra expense
and inability to finance and qualify for the loan to build.
• It creates more expense for the City in the Planning and Building Department and
further strains resources and increases their costs as they have to do this process
twice and not once. (Plan check, Admin, building inspectors, etc..)
• It makes no sense as you end up with the same product whether you do this in
one step or two with only the difference in more time and money for the
Applicant and the City both.
If the City really does want to increase and support ADUs as they say to help meet their
RHNA requirements and save money for the City and Applicant, then it makes no sense to
do this process in two steps.
That's it. Very simple.
The City can either support the process and do this in one step, or make it more costly for
everyone, including the City and to do this in two steps and knock out a large number of
I people due to financing constraints, time, and money.
The State leaves this up to the council to decide.
I would think this would be an easy and logical decision.
Thanks,
Joe Garrett
611 Poppy Avenue,
Corona Del Mar, CA 92625
(949) 205-9237
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611 0 Y AVE N W ORT ACH 92625
VICINITY MAP
PROJECT SUMMARY
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PROJECT DESCRIPTION DEMOLISH EXISTING BUILDING ON SITE AND
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PROJECT ADDRESS 611 POPPY AVE, NEWPORT BEACH, CA 92625
A2.0 BASEMENT PLAN
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A2.1 FIRST FLOOR PLAN
OWNER NAME JOE
A2.2 SECOND FLOOR PLAN
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Del Mar, CA 92625 �.
A2.3 THIRD FLOOR PLAN
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OWNER ADDRESS 611 POPPY AVE, NEWPORT BEACH, CA 92625
A2.4 ROOF PLAN
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A3.1 a BUILDING ELEVATIONS COLORED
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A3.1 b BUILDING ELEVATIONS
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A3.2a BUILDING ELEVATIONS COLORED
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A3.2b BUILDING ELEVATIONS
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PROPOSED BUILDING HEIGHT 27'-2" (29--0" MAX. ALLOWED)
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PROPOSED BUILDING AREA
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SETBACK
APN: 459 231 17
FRONT SETBACK 20'-0" (20'-0" MIN. REQUIRED)
SIDE SETBACK 3'-0" (3'-0" MIN. REQUIRED)
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REAR SETBACK 5-0" (5-0" MIN. REQUIRED)
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BUILDING CODE
ZONING NOTES
GENERAL NOTES
OCCUPANCY R-3/U
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PARKING 2 (REQUIRED)
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APPLICABLE CODES:
1. FENCES, HEDGES, WALLS, RETAINING WALLS,
1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF
2 (PROVIDED)
0
2019 CALIFORNIA BUILDING CODE
GUARDRAILS AND HANDRAILS OR ANY COMBINATION
NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF
FIRE SPRINKLER NFPA 13D (OBTAIN FIRE SPRINKLER PERMIT
W
2019 CALIFORNIA GREEN BUILDING STANDARDS CODE
THEREOF SHALL NOT EXCEED 42 INCHES FROM
THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS,
PRIOR TO CALLING FOR ROOF SHEATHING
2019 CALIFORNIA ELECTRICAL CODE
EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE
CONDITIONS AND RESTRICTIONS WHICH MAY BE
INSPECTION)
2019 CALIFORNIA MECHANICAL CODE
REQUIRED FROM SETBACK AREA
RECORDED AGAINST THE PROPERTY OR TO OBTAIN
2019 CALIFORNIA PLUMBING CODE
PLANS. YOU SHOULD CONTACT YOUR COMMUNITY
LOT AREA 3,538 SF
2019 CALIFORNIA RESIDENTIAL CODE
ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY
2019 CALIFORNIA ENERGY CODE
CONSTRUCTION AUTHORIZED BY THIS PERMIT.
BUILDABLE AREA 2,231 SF
CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE
2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-
FLOOR AREA LIMIT 2,231 X 1.5 = 3,347 SF
OF-WAY AN ENCROACHMENT PERMIT MUST BE
LEGENDOBTAINED
FROM THE PUBLIC WORKS DEPARTMENT.
FIRST FLOOR
3. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS
DEEPER THAN 5 FT. AND FOR SHORING AND
2ND FLOOR
SUBTOTAL
AL Aluminum DETAIL ENLARGEMENT REF.
BALC Balconv
UNDERPINNING.
BLDG Buildinq
GARAGE
CL Center Line DETAIL REFERENCE
CLG CeilingCLO
TOTAL
# SECTION CUT
LOT COVERAGE
CLR Closet
CONC Concrete
CONT Continuous DETAIL REFERENCE
EXISTING UNIT
DBL Double
DIM Dimension
PROPOSED UNIT
DN Down INTERIOR ELEVATION REF.
DS Down Spout
PARKING SPACE
Job No.:
m
DWG Drawing
ELEC Electrical GRID LINES
PROPOSED LANDSCAPE AREA
Drawn:
MM
W
ELEV Elevation
Checked:
BID Date:
EQ Equal REVISION NUMBER
EXIST Existing
EXT Exterior x-# NOTE REFERENCE
D Floor Drain
Finish Floor or 0 DOOR
PUBLIC WORKS NOTES
CONSTRUCTION NOTES
Date Issues Revisions:
DEFERRED SUBMITTAL
FG Finish Grade
FH Fire Hydrant O WINDOW
FHC Fire Hose Cabinet
FL Floor ® SMOKE DETECTOR
1. 1. A PUBLIC WORKS DEPARTMENT ENCROACHMENT
1. CONTRACTOR TO PROVIDE PAINT/COLOR SAMPLE FOR
FOS Face of Stud
PERMIT INSPECTION IS REQUIRED BEFORE THE
ARCHITECT/OWNER'S APPROVAL PRIOR PAINTING.
DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF
FOW Face of Wall (Finish)' FAN
BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED.
2. CONTRACTOR TO PROVIDE STAIR SHOP DRAWINGS FOR
RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY
FT Foot or Feet
AT THE TIME OF PUBLIC WORKS DEPARTMENT
ARCHITECT/OWNER'S APPROVAL PRIOR INSTALLATION.
THE CITY.
FX Fire Extinguisher FLUORESCENT LIGHTING
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INSPECTION, IF ANY OF THE EXISTING PUBLIC
3. CONTRACTOR TO PROVIDE GUARDRAIL/HANDRAIL SHOP
GYP Gypsum Board CEILING RECESSED
IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED,
DRAWINGS FOR ARCHITECT/OWNER'S APPROVAL PRIOR
1. FIRE SPRINKLERS SYSTEM IN ACCORDANCE WITH NFPA 13D
GEN General
NEW CONCRETE SIDEWALK, CURB AND GUTTER,
INSTALLATION.
2. SWIMMING POOL
HT Heiqht INCANDESCENT LIGHTING
C�
AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.
4. CONTRACTOR TO PROVIDE ROOFING SAMPLE FOR
MASONRY OR CONCRETE FENCES OVER FT. HIGH OR WITH IN FT.OF THE
HVAC Air Conditioning WALL MOUNTED
ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE
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ARCHITECT/OWNERS APPROVAL PRIOR INSTALLATION.
3. 3.5 3
LWC Light Weight Concrete
ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER
5. CONTRACTOR TO PROVIDE DOOR/WINDOW SHOP
PROPERTY LINE.
MECH Mechanical INCANDESCENT LIGHTING
SERVICE, WATER METER BOX, SEWER LATERAL AND/OR
DRAWINGS FOR ARCHITECT/OWNER'S APPROVAL PRIOR
4. RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION
MTL Metal CEILING MOUNTED
CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100%
INSTALLATION.
TO THE TOP OF THE WALL
NG Natural Grade F- TELEPHONE OUTLET
F THE T HALL BE BORNE BY THE PROPERTYCONTRACTOR
O COS S O O
T PR VIDE LIGHT SWITCH AMPLE FOR
6 O O G S C S O
SHEET TITLE:
NTS Not To Scale
OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).
ARCHITECT/OWNER'S APPROVAL PRIOR INSTALLATION.
OC On Center N COMPUTER DATA OUTLET
SAID DETERMINATION AND THE EXTENT OF THE REPAIR
7. CONTRACTOR TO PROVIDE TILE SAMPLE FOR
CONSULTANTS
PL Property Line
WORK SHALL BE MADE AT THE DISCRETION OF THE
ARCHITECT/OWNER'S APPROVAL PRIOR INSTALLATION.
COVER
RD Roof Drain
PUBLIC WORKS INSPECTOR. CONTRACTOR IS
8. CONTRACTOR TO PROVIDE CABINET SHOP DRAWINGS
SHEET
REQ'D Required ry TELEVISION / CABLE OUTLET
RESPONSIBLE TO MAINTAIN THE PUBLIC RIGHT OF WAY
FOR ARCHITECT/OWNER'S APPROVAL PRIOR
Q
RM Room
SCH Schedule
AT ALL TIMES DURING THE CONSTRUCTION PROJECT. A
INSTALLATION.
TAG DESIGN WORKS STRUCTURE LANDSCAPE
Q
S3 THREE-WAY SWITCH
STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGE
JOHNNY LU, AIA, LEED AP, C30396 WPH STRUCTURAL DESIGN CONSULTANTS L.I.U. LANDSCAPE
SF Square Feet
OR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF
411 E. HUNTINGTON DR., SUITE 308 641 S. ALMIRANTE DR. 9422 E LAS TUNAS DR
SHT Sheet S SINGLE -POLE SWITCH
S I M Similar
WAY.
ARCADIA, CA 91006 WEST COVINA, CA 91791 TEMPLE CITY, CA 91780
SPEC Specification CEILING MOUNTED
T: 626.446.5300 T: 562.277.5649 T: 626.888.9915
J❑
STRUC'Structural JUNCTION BOX
TC Top Of Curb
CIVIL SOIL SURVEYOR
TG Top Of Grade GFI OUTLET W/GROUND-FAULT
CIVILSCAPES EGA CONSULTANTS, LLC CIVILSCAPES
TOP Top of Paraphet � CIRCUIT -INTERRUPTER
28052 CAMINO CAPISTRANO DAVID A. WORTHINGTON 28052 CAMINO CAPISTRANO
TW Top Of Wall
LAGUNA NIGUEL, CA 92677 375-C MONTE VISTA AVE. LAGUNA NIGUEL, CA 92677
SHEET #
TYP Typical DUPLEX RECEPTACLE OUTLET
T: 949.464.8115 COSTA MESA, CA 92627 T: 949.464.8115
WC Water Closet
E: INFO@CIVILSCAPES.COM T: 949.642.9309 E: INFO@CIVILSCAPES.COM
WD Wood "HALF -HOT" OUTLET
T 1
WIC Walk In Closet SPLIT -WIRED RECEPTACLE
5
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SKYDECK
UNIT A
Building Area Legend
U
ADU
1
BALCONY
UNIT A
Building Area Legend
> W
ADU
UNIT
1
FFFi
UNIT B
0
Building Area Legend
UNIT A GARAGE
UNIT B GARAGE
THRID FLOOR
1 /8" = 1'-0"
SECOND FLOOR
1 /8" = 1'-0"
FIRST FLOOR
1 /8" = 1'-0"
III III III III III III III III,
III-1 I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 11-
GROUND FLO
1 /8 1 1'-0"
4
2
III III III III III III III III III=
=1=1=1 I—III=1=1=1=1=------------
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- III III III III III III III III III=
I I I I I I I-1 I I-1 I I—III—III—III—III=1 I I=1 I I=1 I I=1 I I=1
III III III III III III III III III III=
I I II II IIIIIII II II ( I I I I I I I I —III —III —III —III —III —III —III —III —I
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III III III III III III III III III III III II
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UNIT A AREA SCHEDULE
Name
Area
Level
UNIT A
839 SF
FIRST
677 SF
FLOOR
SECOND
UNIT A
FLOOR
UNIT A
250 SF
THRID
FLOOR
UNIT A
202 SF
GROUND
GARAGE
FLOOR
Grand total:
1969 SF
4
UNIT B AREA SCHEDULE
Name Area
Level
UNIT B
1170 SF
FIRST
FLOOR
UNIT B
GARAGE
202 SF
GROUND
FLOOR
Grand total: 1373 SF
2
ADU Area Schedule
Name Area Level
ADU 65 SF FIRST
FLOOR
ADU 1129 SF SECOND
FLOOR
Grand total: 1195 SF
2
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SHEET #
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37
38
39
KEYNOTES
DESCRIPTION
LINE OF BUILDING/ROOF ABOVE
TREEWELL
KNOX BOX
5
LOT 13
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(130-92)
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1.80
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KEYNOTES
KEYNOTES
KEYNOTES
SYMBOL
DESCRIPTION
SYMBOL
DESCRIPTION
SYMBOL
DESCRIPTION
30
CLOSE ABANDONED DRIVE APPROACH WITH STANDARD
CONCRETE CURB, GUTTER AND SIDEWALK. SEE CIVIL
PLANS.
17
ELECTRICAL PANEL
9
BACKFLOW PREVENTOR(S) - SEE CIVIL PLANS
18
TELEPHONE TERMINAL BACKBOARD
6" CONCRETE CURB
10
SEWER LINE - SEE PLUMBING PLANS
IRRIGATION METER
31
HANDICAP ACCESSIBLE PARKING SPACE FOR RESIDENTIAL
UNIT - 2% SLOPE MAX IN ANY DIRECTION
23
11
32
ACCESSIBLE RAMP - 8.33% SLOPE MAX. WITH HANDRAIL
WHERE OCCURS
24
LONG-TERM BIKE RACK IN LOCKABLE BIKE STORAGE ROOM
12
FUTURE STANDPIPE(CLASS 1) LOCATION - SEE FIRE
SPRINKLER SYSTEM DWG'S. (DEFERRED SUBMITTAL)
25
SHORT-TERM BIKE RACK
33
WATER FEATURE
13
ELEVATOR WITH THE STRETCHER REQUIREMENTS OF
BUILDING CODE 3002.4. PROVIDE 90 MINUTE FIRE RATED
DOOR. PROVIDE STAR OF LIFE SIGNAGE.
26
CONCRETE STAIR
34
INTERNATIONAL SYMBOL OF ACCESSIBILITY SIGN-
INDICATE THE DIRECTION TO ACCESSIBLE BUILDING
ENTRANCES
27
LANDSCAPE AREA
14
15
DRAINAGE DEVICE - SEE CIVIL AND PLUMBING PLANS
EXISTING FIRE HYDRANT - SEE CIVIL PLANS
35
ELECTRIC CHARGING STATION FOR FUEL -EFFICIENT
VEHICLES
28
PARKING STRIPING
29
HANDICAP ACCESSIBLE PARKING SPACE(S)
16
PROPOSED NEW FIRE HYDRANT - SEE CIVIL PLANS
36
SLATE STONE PAVING
3
2
4
CF
KEYNOTES
SYMBOL DESCRIPTION
1 STREET CURB - SEE CIVIL PLAN
2 NEW CURB CUT FOR DRIVEWAY ENTRY -SEE CIVIL PLANS
3 WATER METER(S) - SEE CIVIL PLANS AND PLUMBING PLANS
4 GAS METER - SEE PLUMBING PLANS
5 ELECTRICAL SWITCHGEAR -SEE ELECTRICAL DWG'S.,
PROVIDE 4" HIGH CONC. PAD WHEN LOCATED @ EXTERIOR
OF BUILDING.
6 TRANSFORMER/ELECTRICAL VAULT - SEE ELECTRICAL
PLANS
7 DETECTOR CHECK / FDC, PROVIDE 1" CONDUIT TO
BUILDING FIRE SPRINKLER RISER
8 P.I.V., PROVIDE 1" CONDUIT TO BUILDING FIRE SPRINKLER
RISER - SEE CIVIL PLANS
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5' - 0" SETBACK
49' - 3"
33' - 4"
30' - 4"
Drawn:
Checked:
BID Date:
Date Issues / Revisions:
GROUND
FLOOR
1 /4„ = 1'-019
KEYNOTE BASEMENT PLAN
KEYNOTE BASEMENT PLAN
KEYNOTE BASEMENT PLAN
SYMBOL DESCRIPTION
Detail SYMBOL
DESCRIPTION
SYMBOL
Detail DESCRIPTION
Detail
SHEET TITLE:
19 CONCRETE COLUMN CAP ABOVE, SEE
7,12 / SD4 11
ACCESSIBLE VAN PARKING SPACE
6 / A6.0 2
LINE OF BUILDING ABOVE
GROUND
STRUCTURAL PLANS
20 UNDERGROUND FILTRATION SYSTEM
C-1 , C2
8'-2" HEAD CLEARANCE TO BE MAINTAINED
3
LINE OF SLAB DROP/STEP ABOVE
FLOOR PLAN
12
FROM GARAGE ENTRY TO ACCESSIBLE
Q
VEHICULAR PARKING
4
2-HR. EXHAUST SHAFT AND DUCTS ROUTE
19 / A6.1
13
CRASH BAR FOR LOW HEADROOM CLEARANCE
ABOVE, SEE MECH. PLANS. PROVIDE DAMPER
5
TANKLESS WATER HEATER
14
TREEWELL WITH SPECIFIED WATERPROOFING
AND DRAIN
6
UNIT COMMUNICATION CABINET AND
15
SPECIFIED WATERPROOFING, TYP, WITH
17 / A6.0
ELECTRICAL PANEL, SEE ELECTRICAL PLANS
SUBDRAIN PIPE, SEE CIVIL
7
ELECTRICAL PANELS AND TELEPHONE, SEE
16
TRASH/RECYCLE AREA WITH GATE
13 / A6.5
ELECTRICAL PLANS
8
TRENCH DRAIN, SEE CIVIL PLANS
SHEET #
17
GARAGE EXHAUST FAN SYSTEM, SEE
MECHANICAL PLANS
9
CATCH BASIN, SEE CIVIL PLANS
18
CONCRETE STAIR WITH HANDRAIL
1, 2 & 3 / 10
SUMP PUMP, SEE CIVIL PLANS
A2.0
A6.3
5
4
3
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A4.1
5'-0"SETBACK 6'-2"
4'-51/2"
5'-1"
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10'-71/2"
4'-5"
5'-11" 3'-101/2"
13'-0"
3'-111/2"
T-6"
8'-0"
2'-81/2"
A4.2
13'-81/2"
2'I5"
2'-43/4"
5'-113/4"
Date Issues /Revisions:
FIRST
1 /4" = 1'-0"
FLOOR
FLOOR PLAN KEYNOTE
FLOOR PLAN KEYNOTE
SYMBOL
DESCRIPTION Detail
SYMBOL
DESCRIPTION Detail
SHEET TITLE:
11
ACCESSIBLE POWDER ROOM- MIN. 36" X 48" AT 6/A6.0
1
OUTLINE OF BUILDING ABOVE
TOILET AND
2
2-HR EXHAUST DUCT SHAFT FROM BASEMENT. 19 / A6.1
FIRST FLOOR
MIN. 30" X 48" AT SINK FLOOR SPACE
PROVIDE DAMPER
PLAN
12
CMU PRIVACY WALL UP TO 6 FT. FROM
3
CMU FENCE WALL
EXISTING GRADE
4
RAISED PLANTING/PLANTING AREA, SEE A6.0
Q
13
CMU PRIVACY WALL UP TO 10 FT. FROM
LANDSCAPE PLANS
EXISTING GRADE
5
ACCESSIBLE RAMP AT 8.33% MAX.
14
30" X 30" CONCRETE SLAB OPENING FOR
6
CONCRETE STAIR WITH HANDRAIL 1, 2 & 3 /
P-TRAP
A6.3
15
WATER FEATURE 17 / A6.0
7
PILASTER WITH H.T. WOOD TRELLIS
16
BENCH 13 / A6.5
8
ELEVATOR WITH THE STRETCHER A6.6
17
TANKLESS WATER HEATER
REQUIREMENTS OF BUILDING CODE 3002.4.
18
X
PROVIDE 90 MINUTE FIRE RATED DOOR.
SHEET #
19
X
9
DOWNSPOUT SEE PLUMBING DWGS P-4.0
20
X
10
TREE WELL FOR A TREE WITH A MATURE
A2.1
HEIGHT OF 25 FT EXTEND DOWN TO NATURE
SOIL BELOW SUBTERRANEAN PARKING
5
4
3
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BID Date:
I
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1
A4.2
SECOND FLOOR
Date: Issues / Revisions:
1 /4" = 1'-0" 1
FLOOR PLAN KEYNOTE
FLOOR PLAN KEYNOTE
SYMBOL
DESCRIPTION
Detail SYMBOL DESCRIPTION Detail
SHEET TITLE:
11
ACCESSIBLE POWDER ROOM- MIN. 36" X 48" AT
6/A6.0 1 OUTLINE OF BUILDING ABOVE
TOILET AND
2 2-HR EXHAUST DUCT SHAFT FROM BASEMENT. 19 / A6.1
SECOND
MIN. 30" X 48" AT SINK FLOOR SPACE
PROVIDE DAMPER
FLOOR PLAN
12
CMU PRIVACY WALL UP TO 6 FT. FROM
3 CMU FENCE WALL
EXISTING GRADE
4 RAISED PLANTING/PLANTING AREA, SEE A6.0
Q
13
CMU PRIVACY WALL UP TO 10 FT. FROM
LANDSCAPE PLANS
EXISTING GRADE
5 ACCESSIBLE RAMP AT 8.33% MAX.
14
30" X 30" CONCRETE SLAB OPENING FOR
6 CONCRETE STAIR WITH HANDRAIL 1, 2 & 3 /
P-TRAP
A6.3
15
WATER FEATURE
17 / A6.0 7 PILASTER WITH H.T. WOOD TRELLIS
16
BENCH
13 / A6.5 8 ELEVATOR WITH THE STRETCHER A6.6
17
TANKLESS WATER HEATER
REQUIREMENTS OF BUILDING CODE 3002.4.
18
X
PROVIDE 90 MINUTE FIRE RATED DOOR.
SHEET #
19
X
9 DOWNSPOUT SEE PLUMBING DWGS P-4.0
20
X
10 TREE WELL FOR A TREE WITH A MATURE
A2.2
HEIGHT OF 25 FT EXTEND DOWN TO NATURE
SOIL BELOW SUBTERRANEAN PARKING
5
4
3
2
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FLOOR PLAN KEYNOTE
FLOOR PLAN KEYNOTE
SYMBOL
DESCRIPTION
Detail
SYMBOL
DESCRIPTION
Detail
11
ACCESSIBLE POWDER ROOM- MIN. 36" X 48" AT
TOILET AND
MIN. 30" X 48" AT SINK FLOOR SPACE
6/A6.0
1
OUTLINE OF BUILDING ABOVE
2
2-HR EXHAUST DUCT SHAFT FROM BASEMENT.
PROVIDE DAMPER
CMU FENCE WALL
RAISED PLANTING/PLANTING AREA, SEE
LANDSCAPE PLANS
19 / A6.1
12
CMU PRIVACY WALL UP TO 6 FT. FROM
EXISTING GRADE
3
4
A6.0
13
CMU PRIVACY WALL UP TO 10 FT. FROM
EXISTING GRADE
5
ACCESSIBLE RAMP AT 8.33% MAX.
1, 2 & 3 /
A6.3
14
30" X 30" CONCRETE SLAB OPENING FOR
P-TRAP
WATER FEATURE
BENCH
TANKLESS WATER HEATER
6
CONCRETE STAIR WITH HANDRAIL
15
17 / A6.0
7
PILASTER WITH H.T. WOOD TRELLIS
16
13 / A6.5
8
ELEVATOR WITH THE STRETCHER
REQUIREMENTS OF BUILDING CODE 3002.4.
PROVIDE 90 MINUTE FIRE RATED DOOR.
A6.6
17
18
X
19
X
9
DOWNSPOUT SEE PLUMBING DWGS
P-4.0
20 X
2
10
TREE WELL FOR A TREE WITH A MATURE
HEIGHT OF 25 FT EXTEND DOWN TO NATURE
SOIL BELOW SUBTERRANEAN PARKING
1
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SHEET TITLE:
THIRD FLOOR
PLAN
SHEET #
A2.3
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KEYNOTE ROOF PLAN
SYMBOL DESCRIPTION
10 SOLAR -READY ROOF AREA
11 42" HT. GUARDRAIL - THE GUARD SHALL BE
CONSTRUCTED SO AS TO PREVENT THE
PASSAGE OF A SPHERE 21 INCHES IN DIAMETER
12 WOOD TRELLIS
1
7
ROOF LEVEL
1 /4" = 1'-0"
KEYNOTE ROOF PLAN
Detail
SYMBOL
DESCRIPTION
Detail
1
ROOF DRAIN WITH OVERFLOW, SEE PLUMBING
DWG'S.
CRICKET - PROVIDE MINIMUM 1/2" PER FT.
SLOPE
1 & 3 / A6.4
18 / A6.4
2
3
HVAC UNIT(S) WITH PLATFORM(S), SEE
MECHANICAL DWG'S.
SPECIFIED BUILT-UP ROOFING, MINIMUM SLOPE
AT 1 /4" PER FOOT
6 / A6.4
4
5
ROOF PARAPET
3 / A6.2
6
GARAGE EXHAUST VENT, SEE MECHANICAL
PLANS
7
ROOF DRAIN, SEE PLUMBING DWG'S.
8
OVERFLOW DRAIN WITH INLET FLOW LINE 2"
ABOVE LOW POINT OF ROOF AND DISCHARGING
TO A READILY VISIBLE LOCATION
7 / A6.4
9
ROOF ACCESS LADDER/HATCH WITH
GUARDRAIL
17 / A6.4
ROOF NOTES
ROOF MATERIAL: COOL ROOF PRODUCT
GAF: FOUR PLY GAFGLAS BUILT-UP ROOFING SYSTEM WITH
GAFGLAS ENERGYCAP
(A CLASS B MINIMUM ROOF IS REQUIRED PER CITY ORD. #
14.04.110)
UL ER1306-02
SOLAR -READY AREA
TOTAL ROOF AREA = 6,803 S.F.
SOLAR -READY AREA REQUIREMENT
= 1,020 S.F. (15% MIN. OF TOTAL ROOF AREA)
SOLAR -READY AREA PROVIDED = 1,076 S.F. (> 1,020 S.F.)
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SHEET TITLE:
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SHEET #
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Color Color Description
A SW 7006 PURE WHITE
B SW 2849 WESTCHESTER GRAY
C BROWN
D DARK BRONZE
E MATCH TO ADJACENT WALL COLOR
3
ELEVATION MATERIAL
Detail SYMBOL DESCRIPTION
17 EXTERIOR LIGHT FIXTURE, SEE ELECTRICAL
DWG'S.
18 WALL VENT CAP: SPEED I-PRODUCTS-J BLOCK
VENT HOOD IN BROWN OR EQUAL
19 METAL HANDRAIL
20 METAL DOWNSPOUT
21 TILE ROOF
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II III II -III
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2
ELEVATION MATERIAL
Detail
SYMBOL
DESCRIPTION
1
VINYL WINDOWS
2
VINYL SLIDING DOORS
3
VINYL FRENCH DOORS
4
WOOD ENTRY DOORS
STAINED WOOD FLUSH ENTRY DOORS
5
6
MAIN STUCCO - LIGHT SAND FINISH
7
ACCENT STUCCO 1 - LIGHT SAND FINISH
9
ARTISAN SHIPLAP SIDING: ASPYRE COLLECTION
BY JAMESHARDIE
10
PAINTED WOOD TRIM
11
METAL GUARD RAIL
12
METAL GATE & FENCE
13
PAINTED WOOD TRELLIS
PAINTED METAL FLUSH DOOR
PAINTED SECTIONAL GARAGE DOOR
BUILDING SIGNAGE
14
15
16
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BID Date:
Date Issues / Revisions:
Detail SHEET TITLE:
ELEVATIONS
SHEET #
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EAST ELEVATION
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5
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A SW 7006 PURE WHITE
B SW 2849 WESTCHESTER GRAY
C BROWN
D DARK BRONZE
E MATCH TO ADJACENT WALL COLOR
140.68
,-141
- _a
ELEVATION MATERIAL
Detail SYMBOL DESCRIPTION
17 EXTERIOR LIGHT FIXTURE, SEE ELECTRICAL
DWG'S.
18 WALL VENT CAP: SPEEDI-PRODUCTS-J BLOCK
VENT HOOD IN BROWN OR EQUAL
19 METAL HANDRAIL
20 METAL DOWNSPOUT
21 TILE ROOF
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SOUTH ELEVATION
3/16" = 1'-0" 2
ELEVATION MATERIAL
Detail
SYMBOL
DESCRIPTION
1
VINYL WINDOWS
2
VINYL SLIDING DOORS
3
VINYL FRENCH DOORS
4
WOOD ENTRY DOORS
5
STAINED WOOD FLUSH ENTRY DOORS
6
MAIN STUCCO - LIGHT SAND FINISH
7
ACCENT STUCCO 1 - LIGHT SAND FINISH
9
ARTISAN SHIPLAP SIDING: ASPYRE COLLECTION
BY JAMESHARDIE
10
PAINTED WOOD TRIM
11
METAL GUARD RAIL
12
METAL GATE & FENCE
13
PAINTED WOOD TRELLIS
PAINTED METAL FLUSH DOOR
14
15
PAINTED SECTIONAL GARAGE DOOR
16
BUILDING SIGNAGE
1
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Detail SHEET TITLE:
ELEVATIONS
SHEET #
A3.2
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2
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SOUTH EAST VIEW 4
NORTH EAST VIEW
2
SOUTH WEST VIEW 3
NORTH WEST VIEW
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SHEET TITLE:
BUILDING 3D
VIEWS
SHEET #
A3.3
G
5
C:\Users\Chia\Documents\200801-Poppy House_Central_cyangM6SL2.rvt
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39' _- 0"
jh THRID FLOC
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jh SECOND FL
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Ljlk ROOF LEVEL
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Ljlk THRID FLOOR
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SECOND FLOOR
0"
FIRST FLOOR
10'-O"
GROUND FLOOR
D TUM POINT
-0'- 5 1 /2" (130.00)
SECTION 1
3/16" = 1'-0"
5 4 3
SECTION 2
3/16" = 1'-0"
2
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SHEET TITLE:
SECTIONS
SHEET #
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C:\Users\Chia\Documents\200801-Poppy House_Central_cyangM6SL2.rvt
5 4 3 2 1
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ROOF LEVEL
�J 39' - 0"
jlk THRID FLOOR
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ROOF LEVEL
39'-0"
THRID FLOOR
30' - 0"
SECOND FLOOR
20'-0"
FIRST FLOOR
10'-0"
GROUND FLOOR
0' 0"—
D TUM POINT
-0' - 5 1 /2"
SECOND FLOOR
FIRST FLOOR
10'-0"
ROUND FLOOR
0'-0"
D TUM POINT
-0'- 5 1 /2"
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SECTION 4
3/16" = 1'-0"
3/16" = 1'-0"
5 4 3 2 1
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SHEET TITLE:
SECTIONS
SHEET #
G