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HomeMy WebLinkAboutAIC2015040 - CCC PlansL _- I Harbor Island Residence 24 Harbor Island Newport Beach, CA PROJECT DIRECTORY OWNER: CIVIL SOCAL LLC TOAL ENGINEERING INC. 10006 ROSEHILLS ROAD 139 AVENIDA NAVARRO, CITY OF INDUSTRY, CA 90601 SAN CLEMENTE, CA 92672 PHONE: (562) 463-4000 PHONE: (949) 492-8586 CONTACT: BLAKE QUINN CONTACT: CALEB RIOS ARCHITECT/DESIGN SOILS RITNER GROUP, INC. GEOFIRM 503 32ND STREET, SUITE 130 801 GLENNEYRE STREET, SUITE - F NEWPORT BEACH, CA 92663 LAGUNA BEACH, CA 92651 PHONE: (949) 999-3255 PHONE: (949) 494-2122 CONTACT: RON RITNER CONTACT: ERIK HILDE P.G. LANDSCAPE FOREST STUDIO EPT DESIGN LANDSCAPE ARCHITECTURE 332 FOREST AVE. SUITE 4 844 EAST GREEN STREET, SUITE 201 LAGUNA BEACH, CA 92651 PASADENA, CA 91101 PHONE: (949) 497-0202 PHONE: (626) 795-2008 CONTACT: BOB WHITE CONTACT: BRADLEY FRANKEL STRUCTURAL T-24 WILLIAM SIMPSON & ASSOCIATES HERITAGE ENERGY GROUP 23 ORCHARD, SUITE 250 470 WALD LAKE FOREST, CA 92630 IRVINE, CA 92618 PHONE: (949) 206-9929 PHONE: (949) 789-7221 CONTACT: MICHAEL A. FARAG CONTACT: RUDY SAINS ABBREVIATIONS VICINITY MAP AB ANCHOR BOLT FAU FORCED AIR UNIT NG NATURAL GRADE T & B TOP AND BOTTOM A/C AIR CONDITIONING FDN FOUNDATION NIC NOT IN CONTRACT TC TRASH COMPACTOR ALT ALTERNATE FF FINISH FLOOR NO NUMBER TEL TELEPHONE AL ALUMINUM FG FUEL GAS / FINISH GRADE NTS NOT TO SCALE T & G TONGUE AND GROOVE APPROX APPROXIMATELY FIN FINISH TOC TOP OF CURB AD AREA DRAIN FJ FLOOR JOIST OC ON CENTER TOM TOP OF MASONRY FLR FLOOR Opp OPPOSITE TOP TOP OF PAVING BLDG BUILDING FLUOR FLUORESCENT OPT OPTIONAL TOW TOP OF WALL BLKG BLOCKING FOM FACE OF MASONRY OSA OUTSIDE AIR TV TELEVISION BM BEAM FOS FACE OF STUD TYP TYPICAL BTM BOTTOM FT FOOT/FEET PB PUSH-BUTTON TB TOWEL BAR FTG FOOTING PLYWD PLYWOOD TPD TOILET PAPER DISPENSER CI CAST IRON FD FLOOR DRAIN PR PAIR TEMP GL TEMPERED GLASS CJ CEILING JOIST PSF POUNDS/SQUARE FOOT CLG CEILING GA GAUGE PSI POUNDS/SQUARE INCH UBC UNIFORM BUILDING CODE CLR CLEAR GALV GALVANIZED PTDF PRESSURE TREATED UNFIN UNFINISHED COL COLUMN GD GARBAGE DISPOSAL DOUGLAS FIR UON UNLESS OTHERWISE NOTED CONC CONCRETE GLB GLUE LAMINATED BEAM PVC POLY VINYL CHLORIDE CONST CONSTRUCTION GI GALVANIZED IRON VERT VERTICAL CONT CONTINUOUS GL GLASS / GLAZING R RADIUS VTR VENT THROUGH ROOF CURT CURTAIN GYP BD GYPSUM WALLBOARD RAG RETURN AIR GRILLE V VOLTS HC HOLLOW CORE RD ROOF DRAIN D DRYER HDR HEADER RDWD REDWOOD W WASHER DBL DOUBLE HORIZ HORIZONTAL REFR REFRIGERATOR W/ WITH DF DRINKING FOUNTAIN REINF REINFORCING WC WATER CLOSET DET DETAIL INSUL INSULATION REQ'D REQUIRED WD WOOD DIA DIAMETER INT INTERIOR RJ ROOF JOIST WDW WINDOW DIAG DIAGONAL RO ROUGH OPENING WH WATER HEATER DIM DIMENSION LB LAG BOLT WI WROUGHT IRON DH DOUBLE HUNG LTWT LIGHTWEIGHT SC SOLID CORE W/O WITHOUT DN DOWN SS SELECT STRUCTURAL DWG DRAWING MAS MASONRY SH SINGLE HUNG DS DOWNSPOUT MAX MAXIMUM SHTG SHEATHING DR DOOR MB MACHINE BOLT SHOW SHOWER DISP DISPOSAL MC MEDICINE CABINET SIM SIMILAR MFR MANUFACTURER SL SLIDING EA EACH MIN MINIMUM S & P SHELF AND POLE ELEV ELEVATOR MO MASONRY OPENING SS SERVICE SINK EQ EQUAL STAG STAGGERED EQUIP EQUIPMENT STD STANDARD EW EACH WAY SQ SQUARE EXT EXTERIOR EL ELEVATION Wert nextayF oct:t4 To Ben Idea I=rom Harbor Island Corrirunity Association 10 Ciiy of hleu�port Beach cro Total ProFertY tvtanagement; Planning Departinen€: :230 Dupont Dr Ire Ste: t10 . too C uic Center. Strive Itv.Mt CQ 9261 Regsxrding 24 Harbor Island :Prapcseal new F?esldence Dear.Mn2deba On September ?3, the board of the Harbor. Island Community Association carefu y revreu+ed the: glans as subn ifted by Mrs, Q rtn and the arrhrtect Vtt had concerns 4604easer.m!1t located peturei ri lass 24 and 26 aK this space; is for the use of ernergenr veh�les, trucks, and carry why come orrta the island We were pleased to see thatthe tuinns uricierstand the nea»ssity of tFte easement aridhave,rrodified..thearRlans to miove sei�ral exenor walls inside stye property tine Thsr piczns Aire vi ry aftrattlue and suitl be q;gredt imprvc ment Their gonad icssie is ry iriu<h in eiiidenee arui.mm lerrtetit' ocher homes. on the island as well. The board. unanimously reccrrsiinerids,approva! of the plans for ? Harbor Island. _ Slnreceiy, _ INDEX OF DRAWINGS ARCHITECTURAL C1-1 COVER SHEET CALIFORNIA GREEN RESIDENTIAL MINIMUM REQUIREMENTS 1QGN-1 GN-2 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS SP-1.1 ARCHITECTURAL SITE PLAN (1/8" = V-0") SCH-1.1 WINDOW SCHEDULE SCH-1.2 WINDOW SCHEDULE SCH-2.1 DOOR SCHEDULE SCH-2.2 DOOR SCHEDULE Al-1.1 SLAB EDGE PLAN (3/16" = V-0") A1-2.1 BASEMENT LEVEL FLOOR PLAN (3/16" = V-0") A1-2.2 MAIN LEVEL FLOOR PLAN (3/16" = V-0") Al-2.3 UPPER LEVEL FLOOR PLAN (3/16" = V-0") A1-2.4 CLERESTORY LEVEL FLOOR PLAN (3/16" = V-0") Al-3.1 ROOF PLAN (3/16" = V-0") A14.1 BUILDING SECTIONS (3/16" = V-0") A14.2 BUILDING SECTIONS (3/16" = V-0") A14.3 BUILDING SECTIONS (3/16" = V-0") A14.4 BUILDING SECTIONS (3/16" = V-0") A1-5.1 EXTERIOR ELEVATIONS (3/16" = V-0") Al-5.2 EXTERIOR ELEVATIONS (3/16" = V-0") Al-6.1 BASEMENT LEVEL UTILITY PLAN (3/16" = V-0") A1-6.2 MAIN LEVEL UTILITY PLAN (3/16" = V-0") A1-6.3 UPPER LEVEL UTILITY PLAN (3/16" = V-0") A1-7.1 BASEMENT LEVEL REFLECTED CEILING PLAN (3/16" = V-0") Al-7.2 MAIN LEVEL REFLECTED CEILING PLAN (3/16" = V-0") Al-7.3 UPPER LEVEL REFLECTED CEILING PLAN (3/16" = V-0") Al-8.1 BASEMENT LEVEL AREA OVERLAY PLAN (3/16" = V-0") Al-8.2 MAIN LEVEL AREA OVERLAY PLAN (3/16" = V-0") A1-8.3 UPPER LEVEL AREA OVERLAY PLAN (3/16" = V-0') D-1.1 ARCHITECTURAL DETAILS D-1.2 ARCHITECTURAL DETAILS D-1.3 ARCHITECTURAL DETAILS D-1.4 ARCHITECTURAL DETAILS D-2.1 ARCHITECTURAL DETAILS D-3.1 ARCHITECTURAL DETAILS D-4.1 ARCHITECTURAL DETAILS D-4.2 ARCHITECTURAL DETAILS T-24.1a TITLE-24 ENERGY COMPLIANCE SHEET T-24.1b TITLE-24 ENERGY COMPLIANCE SHEET T-24.MM TITLE-24 ENERGY COMPLIANCE SHEET - MANDATORY MEASURES MECHANICAL ' 0 BASEMENT LEVEL MECHANICAL PLAN (3/16" = V-0") M2.0 MAIN LEVEL MECHANICAL PLAN (3/16" = V-0") M3.0 UPPER LEVEL MECHANICAL PLAN (3/16" = V-0") ELECTRICAL E-1 ELECTRICAL SYMBOLS LIST, ABBREVIATIONS & KEY PLAN E-2 SITE PLAN E-3 BASEMENT PLAN - LIGHTING E-4 BASEMENT PLAN - POWER & SYSTEMS E-5 MAIN LEVEL PLAN - LIGHTING E-6 MAIN LEVEL PLAN - POWER & SYSTEMS E-7 UPPER LEVEL PLAN - LIGHTING E-8 UPPER LEVEL PLAN - POWER & SYSTEMS E-9 PANEL SCHEDULES E-10 SINGLE LINE DIAGRAM E-11 LUTRON WIRING DIAGRAM E-12 TITLE 24 & CAL GREEN MANDATORY MEASURES PROJECT DATA PROJECT NOTES: PROJECT ADDRESS 01. DEFERRED SUBMITTAL TO BE REVIEWED BY PROJECT ARCHITECT 24 HARBOR ISLAND OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL NEWPORT BEACH, CA. 92660 FOR PLAN CHECK OR APPROVAL BY THE CITY. ASSESOR'S PARCEL NUMBER: 050-230-40 LOT 24 & 25 - TRACT 802 2. SEPARATE PERMIT(S) IS/ARE REQUIRED FOR ACCESSORY BUILDING, GENERAL NOTES: LANDSCAPE, PATIO COVERS, FENCES, SWIMMING POOL, RETAINING WALL, DEMOLITION, ETC. 1. THE SDRC CONSULTING ARCHITECT IS TO ATTEND ON -SITE MEETINGS WITH THE UTILITY COMPANIESTO SPECIAL INSTRUCTIONS: FIRE SPRINKLER SYSTEM -NFPA 13D DETERMINE ALLOWABLE LOCATIONS. A MINIMUM OF 48 HOURS WRITTEN NOTICE FOR OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF THE MEETING IS REQUIRED. SHEATHING INSPECTION Q DEFERRED SUBMITTALS: FIRE SPRINKLER - NFPA 13D SYSTEM 2• REQUIRED HERS TESTING AND/OR VERIFICATION MUST BE THROUGHOUT INCLUDING DONE BY A CERTIFIED HOME ENERGY RATER UNDER THE ATTIC SUPERVISION OF A CEC-APPROVED HERS PROVIDER USING PROJECT DESCRIPTION: CEC APPROVED TESTING AND/OR VERIFICATION METHODS' PROPOSED USE: NEW SINGLE FAMILY DETACHED AND MUST BE REPORTED ON THE CF-4R INSTALLATION NUMBER OF STORIES: 2 CERTIFICATE. CONSTRUCTION TYPE: V-B OCCUPANCY: R-1 DWELLINGS, U- GARAGES 0 3. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL FIRE SPRINKLERS: R3132 Q REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND SYSTEM RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE =REDRC. UDING ATTIC PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR 0 COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. ZONING: R-1 Q 4. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THEPUBLIC CODE COMPLIANCE: 2013 CALIFORNIA RESIDENTIAL CODE WORKS DEPARTMENT. 2013 CALIFORNIA MECHANICAL CODE 2013 CALIFORNIA PLUMBING CODE 1 5. A Cal -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS 2013 CALIFORNIA ELECTRICAL CODE DEEPER THAN 5'-0" AND FOR SHORING AND UNDERPINNING. 2013 CALIFORNIA ENERGY CODE CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE 6. THE BASEMENT AND CRAWL AREAS ARE NOT PROPOSED AS . 2013 CALIFORNIA ENERGY EFFICIENCY NOR SHALL EVER BE INTENDED AS LIVABLE AREA AND SHALL STANDARDS CODE NEVER BE CONVERTED TO LIVABLE AREA DUE TO ITS ELEVATION CITY OF NEWPORT BEACH REGULATIONS BELOW CURRENT BASE FLOOD LEVEL. AND ORDINANCES INSPECTION PROGRAM: 1. DEPUTY INSPECTORS ARE REQUIRED TO BE REGISTERED WITH THE CITY OF NEWPORT BEACH. 2. SPECIAL AND / OR DEPUTY INSPECTIONS SHALL BE PROVIDED DURING CONSTRUCTION ON THE FOLLOWING TYPES OF WORK: PLUMBING P1.0 SPECIFICATIONS, FIXTURES SCHEDULES, LEGEND P1.1 DUPLEX SEWAGE EJECTOR DETAIL, PLUMBING DETAILS P2.0 SITE PLUMBING PLAN P3.0 BASEMENT PLUMBING PLAN P4.0 MAIN LEVEL PLUMBING PLAN P5.0 UPPER LEVEL PLUMBING PLAN P6.0 ROOF PLUMBING PLAN P7.0 BASEMENT PLUMBING PLAN P8.0 MAIN LEVEL PLUMBING PLAN Q P9.0 UPPER LEVEL PLUMBING PLAN P10A WASTE & VENT RISER DIAGRAMS P11.0 HOT AND COLD WATER RISER DIAGRAMS P12.0 GAS RISER DIAGRAM REVERSE REVERSE OSMOSIS RISER DIAGRAM STRUCTURAL SH-1 TEMPORARY SHORING - GENERAL NOTES SH-2 BASEMENT / SHORING PLAN SH-3 TEMPORARY SHORING DETAILS S-1 BASEMENT LEVEL FOUNDATION PLAN S-2 FIRST FLOOR FRAMING PLAN S-3 SECOND FLOOR FRAMING PLAN S-4 ROOF FRAMING PLAN SD-0 STRUCTURAL NOTES & SCHEDULES SD-1 STRUCTURAL GENERAL NOTES SD-1A STRUCTURAL GENERAL NOTES SD-2 FOUNDATION DETAILS SD-3 FLOOR FRAMING DETAILS SD=4 ROOF FRAMING DETAILS HFX1 HFX - SERIES PANELS - TYP. ANCHORAGE DETAILS HFX2 HFX - SERIES PANELS - TYP. FRAMING DETAILS HFX3 HFX - SERIES PANELS - TYP. FLOOR SYSTEM DETAILS CIVIL C-01 TITLE SHEET C-02 PRECISE GRADING AND DRAINAGE PLAN C-03 SECTIONS AND DETAILS C-04 EROSION CONTROL PLAN C-05 SOILS ENGINEER'S RECOMMENDATIONS - 1 C-06 SOILS ENGINEER'S RECOMMENDATIONS - 2 1-1 TOPOGRAPHIC SURVEY LANDSCAPE L0.00 TITLE SHEET L1.01 CONSTRUCTION PLAN L1.02 CONSTRUCTION DETAILS Al L2.01 IRRIGATION PLAN L2.10 MASTER IRRIGATION LEGEND & NOTES L2.11 IRRIGATION DETAILS L3.01 PLANTING PLAN L3.02 PLANTING DETAILS DEWATERING 01 WELL & DISCHARGE LAYOUT 02 DESILTING TANK DETAIL DRAWING 2 03 DEWATERING NOTES 04 DEWATERING NOTES 05 DEWATERING NOTES 06 DEWATERING NOTES 07 DEWATERING NOTES PORTION OF WORK REQUIRING INSPECTION CONTINUOUS PERIODIC DESCRIPTION, LOCATIONS, REMARKS, ETC. EXPANSION / EPDXY ANCHORS X --- --- ALL STRUCTURAL WELDING X --- --- SHEAR WALL NAILING --- X --- STRUCTURAL MASONRY --- X GROUTING, STEM AND FOOTING REINF. "HERS" VERIFICATION --- X BUILDING SECTION± SECTION INDICATOR X SHEET NUMBER DETAIL REFERENCE SECTION INDICATOR X SHEET NUMBER LEGEND REVISION REFERENCE A< REVISION NUMBER Planning Criteria Setbacks: Front 15' Rear 15' Side Yard 1 4' Side Yard 2 11.5' Maximum Height: Flat Roof (less than 3:12 pitch) 24' Pitched Roof (greater than 3:12 pitch) 29' FAR: Site Area 18,111 s.f. Buildable Area 10,640 s.f. MAXIMUM FLOOR AREA LIMIT: Buildable Area 10,640 x 2 = 21,280 s.f. OPEN SPACE REQUIREMENTS: Buildable Area 10,640 s:f. 15% x Buildable Area Open Space Required 1,596 s.f. Area Tabulation Main Level: Main Living 2,921 Sq. Ft. Media/Game Room 1,553 Sq. Ft. Bedroom 4/Studio Upper Level: Master Suite 1,952 Sq. Ft. Bedroom 2 & 3 883 Sq. Ft. Bedroom 5 / Gym 945 Sq. Ft. Total Living 8,254 Sq. Ft. Basement 2,669 Sq. Ft. Entry Porch 158 Sq. Ft. Covered Porch 434 Sq. Ft. Covered Terrace 225 Sq. Ft. 3 Car Garage 1,083 Sq. Ft. Golf Cart Garage/Shop 421 Sq. Ft. 9,758 Sq. Ft. (Total Living + Golf Cart + 3 Car Garage ) FLOOR PLAN, SOFFIT/UTILITY, &ELEVATION KEYNOTE �X <- PLAN NOTE REFERENCE NUMBER BUILDING DEPARTMENT SUBMITTAL: REVISIONS: 05-12-16 BUILDING DEPARTMENT CORRECTIONS & COASTAL COMMISSION. CORRECTIONS 0 07-28-16 BUILDING DEPARTMENT CORRECTIONS C aliforwa Coastal Commission. South Coast District Office APPROVED 1-16 Permit too._-----> ---- 4_ I_AA*� EFrECI'1VE /_/� 7 liate:------___._ -1----- ritnerGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2016 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: HARBOR ISLA RESIDENCE 24 Harbor Island Newpo� Beach, CA 92660 I� � O Lot 24 & 25 of Tract 802 APN: 050-230-40 RECEIVE South Coast Region TELEPHONE: SEP 2 12017 FAX: CALIFORNIA COASTALhhC�^OMMISSi` PROJECT MANAGER: 'RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 15002 PROJECT CAD FILE: 15002-PLN-COVER SHEET TITLE: COVER SHEET 00 N N SHEET NUMBER: +� N 0 C O U O U a W v� PLOT REFERENCE DATE: 07-28-16 m AWk Architectural Site Plan SCALE: 1/8"= 1'-0" `r General Notes: Area Tabulation Planning Criteria Al �,,,OCL ,�, 0 i To Ben Zdeba From Harbor Bland Community Association City Newport Beach I REGt7RRtNGREQUESTED BY* RepoHugh ted en,Clerk-Rec al Records,Orangec° County Hugh Nguyen, Clerk -Recorder 1. Refer to Site Drainage Plan sheet 5. Additions, remodels or renovations of a single family Maln Level: Main Living 2,921 Sq. Ft. Setbacks: Front 15 of doTotal Property Managemerrt Planning Department :fit Ri, � c?tiV� Ste tt�f� WH NRECORDEDMAILTO: ' 2� Q� 1������ii�l for existing grade elevations and 9 home with an existing g pool require the suction outlet Rear 15, too Civic meter Dtkm Irvine, CA 92612 * R G 0 P 1 b: 8 a A S M AND MAIL p 2416UQ046498ti 12t40 ni 09t26t16 finish grade elevations. of the existing pool, spa, or toddler pool to be Media/Game Room 1 553 S Ft. q• Side Yard 1 4' 3 NAME, SoGal Land Ga., LLG 90 413 a02 P13 1Bedroom 0.60 0X0 0,00 20,00 0.00.0001000= upgraded so as to be equipped with an approved 4/Studio Side Yard 2 Regar,du inn 24 Harbor island- Proposed new Residence ADDRESS: P.O. Box 226788 Los Angeles, CA90022 2. Surveyor or Engineer shall permanently anti -entrapment cover meeting the current standards U Upper Level pp Maximum Height: € Mr. xdeha monument property corners or offsets of ASTM or ASME per section 115920 HSC. Master Suite 1,952 Sq. Ft. Flat Roof (less than 3:12 pitch) 24' On September23, the ardoftheHarborhitnICort munityrAssociatron ; before starting grading. Bedroom 2 & 3 883 Sq. Ft. Pitched Roof (greater than 3:12 pitch) 29' - s�ACEAt�oaETHlsI+NEt3F9RRECgtROEftSUBE 1; carefully reviewed the plans cis submitted by Mrs. Quinn and the architect. We had cort rns about the easement , lots 24 are! 26 as this space TITLEORRERNo, ESCROWNO-_ APNNO.,z060-2 0 . F 6. The discharge of pollutants to an storm drainage g . p yBedroom 5 / Gym 945 Sq. Ft. FAR: GRANT i�EED ,, , Is for the use of emergency vehicles, tr�,�, a tars why, come onto the � DOCUMENTARYTR.ANSFEriTAxlS �A Tt�PERFECTIOTMER3ER 3. Fences Gates Walls Planter boxes Patio covers , ° ' ' system is prohibited. No solid waste petroleum Site Area 18,111 s.f. ishxnttf. trite u�arfa pseud to see that the Quinf� ande�ts�ruf the nsity, of the easement and hemodifiedtheir plansto move several, riiorwalis,ins 5ignetureofa8ewtamorAgent determining tax- Finn Name and other freestanding structures cannot exceed 6' byproducts, soil particulate, construction waste Total Living 8,254 Sq. Ft. Buildable Area 10,640 s.f. the property line:. T plans every attractiveandwili great ...-Computed onfull yelue,7trnopertyeonveyed;OR measured from Natural Grade within required side materials, or wastewater generated on construction improvement heir goodtaste i r much in evidence and complements�,.Xomputedonwivelueiesvetue*f other lutes on the island as 1A78i1. liens oret�'rietenceis ainingattime ofaa;e• y and setback. sites orb construction activities shall be laced, y p Basement 2,669 Sq. Ft. MAXIMUM FLOOR AREA LIMIT: FOR AVALUABLIECONSIDERATION, receiptofwhich ishereby acknowledged, conveyed or discharged into the street, gutter or Entry Porch Covered Porch 158 Sq. Ft. 434 Sq. Ft. Buildable Area 10,640 x 2 = 21,280 s.f. 4. Finish grade within 10 feet of the new structure/ storm drain system. Covered Terrace 225 Sq. Ft. The board unanimously recommendse�pprtl of the plal^ts for 24 Harbor Island, SoGat Land Co., LLG; a California Limited Liability campany o addition shall be sloped a minimum of 2 away /o OPEN SPACE REQUIREMENTS: herebY GRANT(s) W from the building for drainage purpose. 7. In Accordance with Planning Area 6 (PA6) of the 3 Car Garage 1,083 Sq. Ft. Buildable Area 10,640 s.f. Si socalLand��.,LLGacaiifo,ieLitetiLiebiiic,aRY Headlands Development and Conservation Plan Golf Cart Garage/Shop 421 Sq. Ft. a 15 /o x Buildable Area The fokwing described real property in the City of Newport.Beegh, County of Orange. State of California, described as follows: PARCEL 1 OF LOT MERGER NO LM 2015.100RECORDED 2016 AS INSTRUMENT NO; 2016 oho q(b9 s 1 OF OFFICIALRECORDS. THIS DEED tS BEING RECORDED TO CONFORM WITH LOT MERGER NO, LM 2015.001 RECORDED +CW y d I ZD16 AS INSTRUMENT NO.2016 C1(}t�tVfa� ��'7 OFOFFICIAL RECORtIS. Dated; c $late of California County of tut' et BLAKE.QUiNN, MAMAGit SoCal Land Co., LLG An i3 c t before me, (taere ihserk nampe and ` tifte of the cer); personally appeared -M ek F. t2t , hh irn# a proved to me on the basis of satisfactory evidence to be the personA whose name(s) islare subscribed to the within instrument t n to y cu do or c knrr an':iz r ce �,� et. iti to s cstt t cste 16 r i-es cryty the acknowledged to me tha helsheAhey executed the same in t 1 aUths2nz�! !caps ties); and that, by Ts"_ Brfthtei{ %ignattaeis) on the instrument the persons or'the entity upon ,t*as 4ri-,end r,u. the taetntu r�ss ac a „cr o va d,ty of viet.do vme tt. -- behalf of which the person(s) adpd, executed the Instrument, I - •,- _ certify under PENALTY OF` PERJURY under the laws of the State of California that the foregoing paragraph Is true and &PEL f, REY correct Camr r.s<.rLan#11tiE67 NotaryPualitomiaWITNESSmyha ndo rat I, Lars hsv�l k Signature iNAH TM'ST _5RUENTSTO:SAMEA$IPSO (HDCP), This house is a Single -Family Dwelling. Total Gross Area (Total Living + Golf Cart + 3 Car Garage ) 9,758 Sq. Ft. Open Space Required 1,596 s.f. Open Space Provided 3.912 s.f. PROJECT ADDRESS 24 HARBOR ISLAND NEWPORT BEACH, CA. 92660 ASSESOR'S PARCEL NUMBER: 050-230-40 LOT 24 & 25 - TRACT 802 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: /" 05-12-16 BUILDING DEPARTMENT CORRECTIONS & COASTAL COMMISSION CORRECTIONS %l Z` 07-28-16 BUILDING DEPARTMENT CORRECTIONS ritnerGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2016 © expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. 4MWI TW PROJECT: 24 Harbor Island Newport Beach, CA 92660 Lot 24 & 25 of Tract 802 APN: 050-230-40 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 15002 PROJECT CAD FILE: 15002-PLN-SITE SHEET TITLE: ARCHITECTURAL SITE PLAN California Coastal Commission Sotlil7 Coast District Office/ r� '1 iiOV E-D Cf� J �J portIlit rD------_---- f By: 61 -t tak,,,:------------- SHEET NUMBER: CD 0 N 03 N 5 t N N C O 2 L O U N 0 't3 PLOT REFERENCE DATE: 07-28-16 7a. i tIA A BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: 05-12-16 BUILDING DEPARTMENT CORRECTIONS & COASTAL COMMISSION CORRECTIONS /2\ 07-28-16 BUILDING DEPARTMENT CORRECTIONS r i t n e rIGROUP 503 32ND STREET, SUITE 130 h NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 Slab Edge Plan SCALE: 3/16" = 1'-0" SLAB NOTES 1. THIS ARCHITECTURAL FOUNDATION PLAN IS FOR DIMENSIONAL INFORMATION ONLY. THE CONTRACTOR SHALL REFER TO THE STRUCTURAL FOUNDATION PLAN FOR ALL STRUCTURAL REQUIREMENTS. THE CONTRACTOR SHALL NOTIFY THE ARCHITECT IF THERE IS ANY DISCREPANCY BETWEEN THE ARCHITECTURAL FOUNDATION PLAN AND THE STRUCTURAL FOUNDATION PLAN. 2. FOOTINGS SHALL BE EXAMINED AND CERTIFIED IN WRITING BY THE PROJECT SOIL / GEOLOGY ENGINEER PRIOR TO EMA INSPECTIONS AND PLACEMENT OF CONCRETE. 3. VERIFY ALL INFORMATION REGARDING CONCRETE SLAB, FOUNDATION, AND RETAINING WALLS, WITH STRUCTURAL AND CIVIL ENGINEER'S DRAWINGS. SLAB LEGEND 4. REFER TO STRUCTURAL DRAWINGS FOR SHEAR WALLS AND HOLD DOWN LOCATIONS AND SIZES. FINISH SLAB TO FINISH SLAB DIMENSION NOTE: REFER TO 5. DEPRESSED SLAB FOR MATERIAL THICKNESS REFER 1%W CIVIL DRAWINGS FOR TO LEGEND. ADDITIONAL SLAB ELEVATION INFORMATION 6. PROVIDE ELECTRICAL CONDUIT BELOW SLAB FOR FLOOR OUTLETS, KITCHEN ISLAND OUTLETS AND APPLIANCES. SLOPE SLOPE SLOPE TO DRAIN 1/8" PER VERIFY LOCATION WITH INTERIOR DESIGN DRAWINGS TO FOOT U.N.O. 7. SURVEYOUR TO FILE A CORNER RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. RITNER GROUP, INC. 2016 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: HARBOR ISLAND RESIDENCE 24 Harbor Island Newport Beach, CA 92660 Lot 24 & 25 of Tract 802 APN: 050-230-40 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW D RAW N BY: PROJECT NUMBER: 15002 PROJECT CAD FILE: 15002-PLN-FLOOR SHEET TITLE: SLAB EDGE PLAN California Coastal C'or:zmission South Coast District Office APPI OVED .Permit lay: _ ,!'"�'�rsw• �, SHEET NUMBER: Al-1 01 to O N 0 N 75 N CU a) U) c O U a) L L O U a a) 0 m PLOT REFERENCE DATE: 07-28-16 i No BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: 05-12-16 BUILDING DEPARTMENT CORRECTIONS & COASTAL COMMISSION CORRECTIONS 07-28-16 BUILDING DEPARTMENT CORRECTIONS r I t n e r G R O U P 503 32ND STREET, SUITE 130 vo Q NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2016 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: Basement Level - Floor Plan SCALE: 3/16" = V-0" FLOOR PLAN NOTES FLOOR PLAN KEY NOTES WALL LEGEND Area Tabulation 1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND SHALL BE EQUIPPED WITH A BATTERY BACK UP. CRC R314 & CRC R315.3 2. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH AN EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 drn CBC 1203.4.2.1, CMC T44 3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE CONTROLS. PER CPC. 4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS OF WATER PER FLUSH, LAVATORIES FAUCETS NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI, SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303 5. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME. CGC 4.303.2 6. LANDSCAPE IRRIGATION WATER USE SHALL HAVE WEATHER BASED CONTROLLERS. CGC 4.304.1 7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED 65% OF THE ETo. (TIER 1) 8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE RECYCLED. CGC 4.408.1 9. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL (CONTAINING INFORMATION FOR MAINTAINING APPLIANCES, ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION. CGC 4.410.1 10. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE COVERED CGC 4.504.1 11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND 4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2 12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19% BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. THE MOISTURE CONTENT MUST BE DETERMINED BY THE CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC SECTION 4.505.3 13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A HUMIDISTAT. CGC 4.506.1 14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM R4.2 INSULATION. CGC 5.507.1 15. PROVIDE NON -REMOVABLE BACKFLOW PREVENTION DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC. 16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE AT WATER HEATERS. PER CPC. 17. HEATING AND AC SHALL BE SIZED AND SELECTED BY ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT. THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONE OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2 18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE CHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETE AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION FORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICAL TO BE FILED WITH THE APPROVED PLANS. 19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD FRAME FLOOR CONSTRUCTION CONTAINING CONCEALED SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW THE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BE INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE DOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULD DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC. 20, PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER. PER CMC. 21. FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER INSTRUCTIONS. 22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF THE FACTORY -BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY -BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTION. CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES. F1 SYMBOL CONC. BASEMENT Main Level: 16 36"SUB-ZERO REFRIGERATOR /FREEZER 27 FLAT CASED OPENING 45 WATER CLOSET TO BE 30- MIN. WIDE WITH WALL AS SELECTED BY OWNER 24" IN FRONT OF TOILET. LOW FLUSH Main Living 2,921 Sq. Ft. 1 LINE OF CABINET(S) ABOVE 28 DECORATIVE WOOD BEAMS TOILETS 1.28 GALLONS PER FLUSH 2 CABINET(S) 17 SUB -ZERO UNDER COUNTER REFRIGERATOR AS SELECTEC BY OWNER 29 HANDRAIL 46 LAUNDRY SINK LOW WALL Media/Game Room 1,553 Sq. Ft. Bedroom 4/Studio 3 OPEN SHELVES 18 SUB -ZERO WINE REFRIGERATOR 30 GUARDRAIL 47 WASHER SPACE. PROVIDE RECESSED HOT AND 2 X 4 STUD WALL 4 BUILT-IN MILLWORK COLD WATER BIBBS, PROVIDE FLOOR DRAIN Upper Level: 19 DISHWASHER AS SELECTED BY OWNER 31 LOW WALL 2 X 6 STUD WALL 11111MMIMMI Master Suite 1,952 Sq. Ft. 48 DRYER SPACE PROVIDE DRYER VENT TO PROJECT: HARBOR ISLAND RESIDENCE 24 Harbor Island Newport Beach, CA 92660 Lot 24 & 25 of Tract 802 APN: 050-230-40 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 15002 PROJECT CAD FILE: 15002-PLN-FLOOR SHEET TITLE: BASEMENT LEVEL 5 KITCHEN ISLAND 20 TRASH RECYCLING BIN 32 LOW LINEN OUTSIDE AIR PER CMC T' FLOOR PLAN 2 X 8 STUD WALL }E+ =, {'� �F�:< #� 6 PANTRY WITH SHELVES 21 MASONRY FIREPLACE MANUFACTURES 33 BUILT-IN BUNK BED 49 LAUNDRY CHUTE Bedroom 2 & 3 883 Sq. Ft. 7 BAR SINK ISOKERN MODEL MAGNUM 28 GAS BURNING CALIFORNIA COASTAL COMMISSION OR APPROVED EQUAL, ICC ESR-2316. 34 BUILT-IN WARDROBE 50 HANGING DRIP DRY WITH DRAIN ON Bedroom 5 / Gym 945 Sq. Ft. SOUTH COAST DISTRICT 8 36" FARM HOUSE SINK WITH GARBAGE DISPOSAL 9 24" FARM HOUSE SINK WITH GARBAGE DISPOSAL 22 10 WOLF 48" GAS RANGE / OVEN AS SELECTED BY OWNER 11 VENT HOOD TO OUTSIDE AIR 12 30" WOLF BUILT-IN OVEN AS SELECTED BY OWNER 23 13 30" WOLF MICROWAVE DRAWER AS SELECTED BY OWNER 14 30" WOLF WARMING DRAWER AS SELECTED BY OWNER 15 48" SUB -ZERO PRO SIDE BY SIDE 24 REFRIGERATOR / FREEZER AS SELECTED BY OWNER 25 26 INSTALL IN ACCORDANCE WTH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTION, AND APPLICABLE CODES MASONRY FIREPLACE MANUFACTURES ISOKERN MODEL MAGNUM 36 GAS BURNING OR APPROVED EQUAL, ICC ESR-2316. INSTALL IN ACCORDANCE WTH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTION, AND APPLICABLE CODES MASONRY FIREPLACE MANUFACTURES ISOKERN MODEL MAGNUM 48 GAS BURNING OR APPROVED EQUAL, ICC ESR-2316. INSTALL IN ACCORDANCE WTH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTION, AND APPLICABLE CODES 9I:44, A_Lfl=1:lz l:A fitl STONE/BRICK VENEER STONE/BRICK OPENING 35 SHELF AND POLE 36 DOUBLE SHELF AND POLE 37 VANITY 38 LAVATORY 39 FREE STANDING TUB 40 MUDSET CERAMIC TILE SEAT 41 HOT MOPPED SHOWER PAN WITH MUDSET CERAMIC TILED WAINSCOT TO 84" AFF W/ PRESSURE BALANCE THERMOSTATIC MIXING VALVE. 42 BUILT-IN SOAP NICHE 43 TEMPERED GLASS SHOWER DOOR 44 TUB/SHOWER WITH MUDSET CERAMIC TILED WAINSCOT WITH PRESSURE BALANCE THERMOSTATIC MIXING VALVE FLOOR 51 TANKLESS WATER HEATER 52 FLOOR SINK 53 SERVICE SINK 54 MECHANICAL EQUIPMENT 55 ELEVATOR MODEL LLT-950 BY RESIDENTIAL ELEVATOR, INC. OR APPROVED EQUAL, ASME/ANSI A17.1 NATIONAL SAFETY CODES FOR ELEVATORS SECTION 5.3 56 ENCLOSED KENNEL 57 DOG RUN 58 42" BUILT-IN BBQ 59 SAFE 60 WATER PURIFICATION / WATER CONDITIONER SYSTEMS LOCATION 61 RADIANT HEAT BOILER LOCATION A D B C Interior Elevation Key Total Living Basement Entry Porch Covered Porch Covered Terrace 3 Car Garage Golf Cart Garage/Shop 8,254 Sq. Ft. 2,669 Sq. Ft. 158 Sq. Ft. 434 Sq. Ft. 225 Sq. Ft. 1,083 Sq. Ft. 421 Sq. Ft. SPECIAL CONDITION COMPLIANCE DOCUMENT CDP NO.5 -/Av - da CONDITION NO. ACCEPT�D BY: DATE: .. SHEET NUMBER: Total Gross Area 9,758 Sq. Ft. (Total Living + Golf Cart + 3 Car Garage ) Al ff 1 O N 0 N N co C U 2 L 0 U Q N 0 m PLOT REFERENCE DATE: 07-28-16 -,, W122 121 fO Bio-Filtr tion Planter ......... „.......... ...___.,..Hid -6" _-===Planter=== __-___i�----------------- 4'-92" �_- --- _ ... _ .I 8'-2- 13.79'T.O. I_ .._.' __ .._. I /YVL VV VV ` / VV.VV I • • vr+v■ �� ■-■■ ■v --- _. I ._._- .._. , 1n l..11 In Main Level - Floor Plan SCALE: 3/16" = 1'-0" FLOOR PLAN NOTES FLOOR PLAN KEY NOTES WALL LEGEND Area Tabulation 1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND SHALL BE EQUIPPED WITH A BATTERY BACK UP. CRC R314 & CRC R315.3 2. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH AN EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfm CBC 1203.4.2.1, CMC T44 3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE CONTROLS. PER CPC. 4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS OF WATER PER FLUSH, LAVATORIES FAUCETS NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI, SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303 5. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME. CGC 4.303.2 6. LANDSCAPE IRRIGATION WATER USE SHALL HAVE WEATHER BASED CONTROLLERS. CGC 4.304.1 7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED 65% OF THE ETo. (TIER 1) 8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE RECYCLED. CGC 4.408.1 9. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL (CONTAINING INFORMATION FOR MAINTAINING APPLIANCES, ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION. CGC 4.410.1 10. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE COVERED CGC 4.504.1 11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND 4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2 12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19% BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. THE MOISTURE CONTENT MUST BE DETERMINED BY THE CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC SECTION 4.505.3 13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A HUMIDISTAT. CGC 4.506.1 14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM R4.2 INSULATION. CGC 5.507.1 15. PROVIDE NON -REMOVABLE BACKFLOW PREVENTION DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC. 16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE AT WATER HEATERS. PER CPC. 17. HEATING AND AC SHALL BE SIZED AND SELECTED BY ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT. THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONE OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2 18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE CHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETE AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION FORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICAL TO BE FILED WITH THE APPROVED PLANS. 19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD FRAME FLOOR CONSTRUCTION CONTAINING CONCEALED SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW THE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BE INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE DOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULD DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC. 20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER. PER CMC. 21. FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER INSTRUCTIONS. 22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF THE FACTORY -BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY -BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTION. CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES. BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: 05-12-16 BUILDING DEPARTMENT CORRECTIONS & COASTAL COMMISSION CORRECTIONS 07-28-16 BUILDING DEPARTMENT CORRECTIONS r i t n e r G R 0 U P 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2016 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: HARBOR ISLAND RESIDENCE 24 Harbor Island Newport Beach, CA 92660 Lot 24 & 25 of Tract 802 APN: 050-230-40 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 15002 PROJECT CAD FILE: 15002-PLN-FLOOR XX SYMBOL CONC. BASEMENT F` '�,'���- FI'� Main Level: 16 36" SUB -ZERO REFRIGERATOR/ FREEZER 27 FLAT CASED OPENING 45 WATER CLOSET TO BE 30" MIN. WIDE WITH WALL 5?5c' AS SELECTED BY OWNER 24" IN FRONT OF TOILET. LOW FLUSH Main Living 2,921 Sq. Ft. 1 LINE OF CABINET(S) ABOVE 28 DECORATIVE WOOD BEAMS TOILETS 1.28 GALLONS PER FLUSH SHEET TITLE: 2 CABINET(S) 17 SUB -ZERO UNDER COUNTER REFRIGERATOR AS SELECTEC BY OWNER 29 HANDRAIL 46 LAUNDRY SINK LOW WALL Media/Game Room 1,553 Sq. Ft. Bedroom 4/Studio 3 OPEN SHELVES 18 SUB -ZERO WINE REFRIGERATOR 30 GUARDRAIL 47 WASHER SPACE. PROVIDE RECESSED HOT AND 2 X4 STUD WALL MAIN LEVEL COLD WATER BIBBS, PROVIDE FLOOR DRAIN Upper Level: 4 BUILT-IN MILLWORK 19 DISHWASHER AS SELECTED BY OWNER 31 LOW WALL 2 X 6 STUD WALL I I I i pp Master Suite 1,952 Sq. Ft. 5 KITCHEN ISLAND 20 TRASH RECYCLING BIN 32 LOW LINEN 48 DRYER SPACE. PROVIDE DRYER VENT TO OUTSIDE AIR PER CMC _-...r 2 X 8 STUD WALL r�:����. � ��r'.��tr+�# FLOOR /� PLAN �" Bedroom 2 & 3 883 S Ft. q' 6 PANTRY WITH SHELVES 21 MASONRY FIREPLACE MANUFACTURES 33 BUILT-IN BUNK BED 49 LAUNDRY CHUTE 7 BAR SINK ISOKERN MODEL MAGNUM 28 GAS BURNING OR APPROVED EQUAL, ICC ESR-2316. 34 BUILT-IN WARDROBE 50 HANGING DRIP DRY WITH DRAIN ON Bedroom 5 / Gym 945 Sq. Ft. CcAii coma Coastal Corurisslon Q fv. r, - t b; t .rt ntr; 8 36" FARM HOUSE SINK WITH GARBAGE DISPOSAL 9 24" FARM HOUSE SINK WITH GARBAGE DISPOSAL 10 WOLF 48" GAS RANGE / OVEN AS SELECTED BY OWNER 11 VENT HOOD TO OUTSIDE AIR 12 30" WOLF BUILT-IN OVEN AS SELECTED BY OWNER 13 30" WOLF MICROWAVE DRAWER AS SELECTED BY OWNER 14 30" WOLF WARMING DRAWER AS SELECTED BY OWNER 15 48" SUB -ZERO PRO SIDE BY SIDE REFRIGERATOR / FREEZER AS SELECTED BY OWNER INSTALL IN ACCORDANCE WTH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTION, AND APPLICABLE CODES 22 MASONRY FIREPLACE MANUFACTURES ISOKERN MODEL MAGNUM 36 GAS BURNING OR APPROVED EQUAL, ICC ESR-2316. INSTALL IN ACCORDANCE WTH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTION, AND APPLICABLE CODES 23 MASONRY FIREPLACE MANUFACTURES ISOKERN MODEL MAGNUM 48 GAS BURNING OR APPROVED EQUAL, ICC ESR-2316. INSTALL IN ACCORDANCE WTH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTION, AND APPLICABLE CODES 24 FIREPLACE HEARTH 25 STONE/BRICK VENEER 26 STONE/BRICK OPENING 35 SHELF AND POLE 36 DOUBLE SHELF AND POLE 37 VANITY 38 LAVATORY 39 FREE STANDING TUB 40 MUDSET CERAMIC TILE SEAT 41 HOT MOPPED SHOWER PAN WITH MUDSET CERAMIC TILED WAINSCOT TO 84" AFF W/ PRESSURE BALANCE THERMOSTATIC MIXING VALVE. 42 BUILT-IN SOAP NICHE 43 TEMPERED GLASS SHOWER DOOR 44 TUB/SHOWER WITH MUDSET CERAMIC TILED WAINSCOT WITH PRESSURE BALANCE THERMOSTATIC MIXING VALVE FLOOR 51 TANKLESS WATER HEATER 52 FLOOR SINK 53 SERVICE SINK 54 MECHANICAL EQUIPMENT 55 ELEVATOR MODEL LLT-950 BY RESIDENTIAL ELEVATOR, INC. OR APPROVED EQUAL, ASME/ANSI A17.1 NATIONAL SAFETY CODES FOR ELEVATORS SECTION 5.3 56 ENCLOSED KENNEL 57 DOG RUN 58 42" BUILT-IN BBQ 59 SAFE 60 WATER PURIFICATION / WATER CONDITIONER SYSTEMS LOCATION 61 RADIANT HEAT BOILER LOCATION A D4( B C Interior Elevation Key Total Living Basement Entry Porch Covered Porch Covered Terrace 3 Car Garage Golf Cart Garage/Shop Total Gross Area (Total Living + Golf Cart + 3 Car Garage ) 8,254 Sq. Ft. 2,669 Sq. Ft. 158 Sq. Ft. 434 Sq. Ft. 225 Sq. Ft. 1,083 Sq. Ft. 421 Sq. Ft. �c�U oa3_ _.3.i _ tce h' i'ilit D l By: - Pei ----- Date: ..__..-_--__/ SHEET NUMBER: 9,758 Sq. Ft. Al ■ 2 PLOT REFERENCE DATE: 07-28-16 m or Upper Level - Floor Plan SCALE: 3/16"=V-0" FLOOR PLAN NOTES 1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND SHALL BE EQUIPPED WITH A BATTERY BACK UP. CRC R314 & CRC R315.3 2. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH AN EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfm CBC 1203.4.2.1, CMC T44 3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE CONTROLS. PER CPC. 4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS OF WATER PER FLUSH, LAVATORIES FAUCETS NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI, SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303 5. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME. CGC 4.303.2 6. LANDSCAPE IRRIGATION WATER USE SHALL HAVE WEATHER BASED CONTROLLERS. CGC 4.304.1 7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED 65% OF THE ETo. (TIER 1) 8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE RECYCLED. CGC 4.408.1 9. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL (CONTAINING INFORMATION FOR MAINTAINING APPLIANCES, ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION. CGC 4.410.1 10. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE COVERED CGC 4.504.1 11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND 4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2 12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19% BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. THE MOISTURE CONTENT MUST BE DETERMINED BY THE CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC SECTION 4.505.3 13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A HUMIDISTAT. CGC 4.506.1 14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM R4.2 INSULATION. CGC 5.507.1 15. PROVIDE NON -REMOVABLE BACKFLOW PREVENTION DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC. 16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE AT WATER HEATERS. PER CPC. 17. HEATING AND AC SHALL BE SIZED AND SELECTED BY ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT. THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONE OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2 18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE CHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETE AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION FORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICAL TO BE FILED WITH THE APPROVED PLANS. 19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD FRAME FLOOR CONSTRUCTION CONTAINING CONCEALED SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW THE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BE INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE DOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULD DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC. 20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER. PER CMC. 21. FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER INSTRUCTIONS. 22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF THE FACTORY -BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY -BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTION. CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES. FLOOR PLAN KEY NOTES lxxl SYMBOL 16 1 LINE OF CABINET(S) ABOVE 17 2 CABINET(S) 3 OPEN SHELVES 18 4 BUILT-IN MILLWORK 19 5 KITCHEN ISLAND 20 6 PANTRY WITH SHELVES 21 7 BAR SINK 8 36" FARM HOUSE SINK WITH GARBAGE DISPOSAL 9 24" FARM HOUSE SINK WITH GARBAGE DISPOSAL 22 10 WOLF 48" GAS RANGE./ OVEN AS SELECTED BY OWNER 11 VENT HOOD TO OUTSIDE AIR 12 30" WOLF BUILT-IN OVEN AS SELECTED BY OWNER 23 13 30" WOLF MICROWAVE DRAWER AS SELECTED BY OWNER 14 30" WOLF WARMING DRAWER AS SELECTED BY OWNER 15 48" SUB -ZERO PRO SIDE BY SIDE 24 REFRIGERATOR / FREEZER AS SELECTED BY OWNER 25 36" SUB -ZERO REFRIGERATOR / FREEZER AS SELECTED BY OWNER SUB -ZERO UNDER COUNTER REFRIGERATOR AS SELECTEC BY OWNER SUB -ZERO WINE REFRIGERATOR DISHWASHER AS SELECTED BY OWNER TRASH RECYCLING BIN MASONRY FIREPLACE MANUFACTURES ISOKERN MODEL MAGNUM 28 GAS BURNING OR APPROVED EQUAL, ICC ESR-2316. INSTALL IN ACCORDANCE WTH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTION, AND APPLICABLE CODES MASONRY FIREPLACE MANUFACTURES ISOKERN MODEL MAGNUM 36 GAS BURNING OR APPROVED EQUAL, ICC ESR-2316. INSTALL IN ACCORDANCE WTH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTION, AND APPLICABLE CODES MASONRY FIREPLACE MANUFACTURES ISOKERN MODEL MAGNUM 48 GAS BURNING OR APPROVED EQUAL, ICC ESR-2316. INSTALL IN ACCORDANCE WTH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTION, AND APPLICABLE CODES FIREPLACE HEARTH STONE/BRICK VENEER STONE/BRICK OPENING 27 FLAT CASED OPENING 28 DECORATIVE WOOD BEAMS 29 HANDRAIL 30 GUARDRAIL 31 LOW WALL 32 LOW LINEN 33 BUILT-IN BUNK BED 34 BUILT-IN WARDROBE 35 SHELF AND POLE 36 DOUBLE SHELF AND POLE 37 VANITY 38 LAVATORY 39 FREE STANDING TUB 40 MUDSET CERAMIC TILE SEAT 41 HOT MOPPED SHOWER PAN WITH MUDSET CERAMIC TILED WAINSCOT TO 84" AFF W/ PRESSURE BALANCE THERMOSTATIC MIXING VALVE. 42 BUILT-IN SOAP NICHE 43 TEMPERED GLASS SHOWER DOOR 44 TUB/SHOWER WITH MUDSET CERAMIC TILED WAINSCOT WITH PRESSURE BALANCE THERMOSTATIC MIXING VALVE 45 WATER CLOSET TO BE 30" MIN. WIDE WITH 24" IN FRONT OF TOILET. LOW FLUSH TOILETS 1.28 GALLONS PER FLUSH 46 LAUNDRY SINK 47 WASHER SPACE. PROVIDE RECESSED HOT AND COLD WATER BIBBS, PROVIDE FLOOR DRAIN 48 DRYER SPACE. PROVIDE DRYER VENT TO OUTSIDE AIR PER CMC 49 LAUNDRY CHUTE 50 HANGING DRIP DRY WITH DRAIN ON FLOOR 51 TANKLESS WATER HEATER 52 FLOOR SINK 53 SERVICE SINK 54 MECHANICAL EQUIPMENT 55 ELEVATOR MODEL LLT-950 BY RESIDENTIAL ELEVATOR, INC. OR APPROVED EQUAL, ASME/ANSI A17.1 NATIONAL SAFETY CODES FOR ELEVATORS SECTION 5.3 56 ENCLOSED KENNEL 57 DOG RUN 58 42" BUILT-IN BBQ 59 SAFE 60 WATER PURIFICATION / WATER CONDITIONER SYSTEMS LOCATION 61 RADIANT HEAT BOILER LOCATION WALL LEGEND CONC. BASEMENT WALL LOW WALL 2 X 4 STUD WALL MMMEMMEMME 2X6STUD WALL 11! 1: 11';;; 11. 2 X 8 STUD WALL A D4(:�B C Interior Elevation Key Area Tabulation Main Level: Main Living Media/Game Room Bedroom 4/Studio Upper Level: Master Suite Bedroom 2 & 3 Bedroom 5 / Gym Total Living Basement Entry Porch Covered Porch Covered Terrace 3 Car Garage Golf Cart Garage/Shop Total Gross Area (Total Living + Golf Cart + 3 Car Garage ) 2,921 Sq. Ft. 1,553 Sq. Ft. 1,952 Sq. Ft. 883 Sq. Ft. 945 Sq. Ft. 8,254 Sq. Ft. 2,669 Sq. Ft. 158 Sq. Ft. 434 Sq. Ft. 225 Sq. Ft. 1,083 Sq. Ft. 421 Sq. Ft. 9,758 Sq. Ft. BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: J\ 05-12-16 BUILDING DEPARTMENT CORRECTIONS & COASTAL COMMISSION CORRECTIONS 07-28-16 BUILDING DEPARTMENT CORRECTIONS r i t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2016 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: HARBOR ISLAND RESIDENCE 24 Harbor Island Newport Beach, CA 92660 Lot 24 & 25 of Tract 802 APN: 050-230-40 TELEPHONE: FAX: RR PROJECT MANAGER: PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 15002 PROJECT CAD FILE: 15002-PLN-FLOOR SHEET TITLE: UPPER LEVEL FLOOR PLAN Casif&nda Coastal Commission �SoUth Omst .District Office Fay. ERFF'ECi,IvE Date a � SHEET NUMBER: Al -2.3 (0 0 N 0 N i N CU W 0 C O U O U a O 0 PLOT REFERENCE DATE: 07-28-16 .. 0 �N �o J 00 O CU CU Z C U O m I- -----------------------------------------------------------------------------------------------------------------------�---------------------------------------------------------------------------------------------------- - --- J I H 1-4.4 1-4.4 1-4.4 Property Line N32 058108 "E 157. 64' --------------------------------------------------------------------------- G F ---------------------- 1-4.3 E__ -_._._._._._. E 1-4.3 ............r 0 Lo BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: /� \ 05-12-16 BUILDING DEPARTMENT CORRECTIONS & COASTAL COMMISSION CORRECTIONS 07-28-16 BUILDING DEPARTMENT CORRECTIONS r i t n e r GROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2016 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: RESIDENCE 24 Harbor Island Newpo� Beach, CA 92660 Lot 24 & 25 of Tract 802 APN: 050-230-40 TELEPHONE: FAX: Hui N32058'08"E 163.33' Property Line C I e resto Plan! Level - Floor SCALE: 3/16" = V-0" PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: FLOOR PLAN NOTES FLOOR PLAN KEY NOTES WALL LEGEND Area Tabulation PROJECT NUMBER: 15002 PROJECT CAD FILE: 15002-PLN-FLOOR 1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH 9. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL 17. HEATING AND AC SHALL BE SIZED AND SELECTED BY CONC. BASEMENT THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL (CONTAINING INFORMATION FOR MAINTAINING APPLIANCES, ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT. SYMBOL36" Main Level: ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION. THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONE 16 AS SELECTED BY OWNER 24" IN FRONT OF TOILET. LOW FLUSH Main Living 2,921 Sq. Ft. SUB -ZERO REFRIGERATOR! FREEZER 27 FLAT CASED OPENING 45 WATER CLOSET TO BE 30" MIN. WIDE WITH WALL x<`•.S>���. SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON CGC 4.410.1 OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2 1 LINE OF CABINET(S) ABOVE AS 28 DECORATIVE WOOD BEAMS TOILETS 1.28 GALLONS PER FLUSH MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND 17 SUB -ZERO UNDER COUNTER LOW WALL SHEET TITLE: SHALL BE EQUIPPED WITH A BATTERY BACK UP. 10. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO 18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED 2 CABINET(S) REFRIGERATOR AS SELECTEC BY OWNER 29 HANDRAIL 46 LAUNDRY SINK Media/Game Room 1,553 Sq. Ft. CRC R314 & CRC R315.3 BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE COVERED CGC 4.504.1 CHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETE 3 OPEN SHELVES 2 X 4 STUD WALL Bedroom 4/Studio CLERESTORY LEVEL 2. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION 18 SUB -ZERO WINE REFRIGERATOR 30 GUARDRAIL 47 WASHER SPACE. PROVIDE RECESSED HOT AND SIMILAR FIXTURES SHALL BE PROVIDED WITH AN 11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN FORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICAL COLD WATER BIBBS, PROVIDE FLOOR DRAIN Upper Level: 4 BUILT-IN MILLWORK 19 DISHWASHER AS SELECTED BY OWNER 31 LOW WALL 2 X 6 STUD WALL pp EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfm SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND TO BE FILED WITH THE APPROVED PLANS. 48 DRYER SPACE. PROVIDE DRYER VENT TO Master Suite 1,952 Sq. Ft. CBC 1203.4.2.1, CMC T4-4 4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET 5 KITCHEN ISLAND AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2 19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD 20 TRASH RECYCLING BIN 32 LOW LINEN OUTSIDE AIR PER CMC 2 X 8 STUD WALL « _ ..` _;>: } -fT FLOOR PLAN 3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH FRAME FLOOR CONSTRUCTION CONTAINING CONCEALED k« PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE 12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19% SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW 6 PANTRY WITH SHELVES 21 MASONRY FIREPLACE MANUFACTURES 33 BUILT-IN BUNK BED 49 LAUNDRY CHUTE Bedroom 2 & 3 883 Sq. Ft. CONTROLS. PER CPC. BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE THE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BE ISOKERN MODEL MAGNUM 28 GAS BURNING CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE 7 BAR SINK OR APPROVED EQUAL, ICC ESR-2316. 34 BUILT-IN WARDROBE 50 HANGING DRIP DRY WITH DRAIN ON Bedroom 5 / Gym 945 Sq. Ft. California Coastal Colunission 4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF DOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULD 8 36" FARM HOUSE SINK WITH INSTALL IN ACCORDANCE WTH THE FLOOR OF WATER PER FLUSH, LAVATORIES FAUCETS WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY GARBAGE DISPOSAL MANUFACTURER'S PUBLISHED 35 SHELF AND POLE A -)oLah Coast District Office P 1 O E-D NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN THE MOISTURE CONTENT MUST BE DETERMINED BY THE EQUAL AREAS. PER CBC. INSTALLATION INSTRUCTION, AND 51 TANKLESS WATER HEATER A >�� ; �� , FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI, CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC APPLICABLE CODES 36 DOUBLE SHELF AND POLE Total Living 8,254 Sq. Ft. I'errj�it tvo.- _ 1���6--,6e4 SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303 SECTION 4.505.3 20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST 9 24" FARM HOUSE SINK WITH 52 FLOOR SINK EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER. GARBAGE DISPOSAL 22 MASONRY FIREPLACE MANUFACTURES 37 VANITY D4(:� B Basement 2,669 Sq. Ft. .t-�- ��•�.� 5. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER 13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED PER CMC. 10 WOLF 48" GAS RANGE /OVEN ISOKERN MODEL MAGNUM 36 GAS BURNING 53 SERVICE SINK Ent Porch 158 S Ft. L�' - - - • _ ----_----- HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A OR APPROVED EQUAL, ICC ESR-2316. 38 LAVATORY Entry q EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL HUMIDISTAT. CGC 4.506.1 21. FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OTHER AS SELECTED BY OWNER INSTALL IN ACCORDANCE WTH THE 54 MECHANICAL EQUIPMENT Covered Porch 434 Sq. Ft. Ef FEC11VE BE DESIGNED C CGC4.303.2 MANUFACTURER'S PUBLISHED 39 FREE STANDING TUB SO THAT ONLY ONE HEAD IS ON AT A TIME. 14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE ACCORDANCE WITH THEIR LISTING AND MANUFACTURER 11 VENT HOOD TO OUTSIDE AIR q' ---_ Covered Terrace 225 S Ft. Date: -----y-_y-- --, - 4 INSTALLATION INSTRUCTION, AND 55 ELEVATOR MODEL LLT-950 BY - INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN INSTRUCTIONS. APPLICABLE CODES 40 MUDSET CERAMIC TILE SEAT RESIDENTIAL ELEVATOR, INC. OR Interior 6 LANDSCAPE IRRIGATION WATER USE SHALL WEATHER BASED CONTROLLERS. CGC 4 304.1 R4.2 INSULATION. CGC 5.507.1 IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM 22 DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE 12 SELECTED BY OWNER LF BUILT-IN EN AS APPROVED EQUAL, ASME/ANSI A17.1 Elevation Key 3 Car Garage 1,083 S Ft. 23 MASONRY FIREPLACE MANUFACTURES 41 HOT MOPPED SHOWER PAN WITH MUDSET NATIONAL SAFETY CODES FOR ELEVATORS g q• SHEET NUMBER: TERMINATION OF THE FACTORY -BUILT CHIMNEYS EXCEPT ISOKERN MODEL MAGNUM 48 GAS BURNING CERAMIC TILED WAINSCOT TO 84" AFF W/ SECTION 5.3 7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION 15. PROVIDE NON -REMOVABLE BACKFLOW PREVENTION WHERE SUCH SHROUDS ARE LISTED AND LABELED 13 30" WOLF MICROWAVE DRAWER OR APPROVED EQUAL, ICC ESR-2316. PRESSURE BALANCE THERMOSTATIC Golf Cart Garage/Shop 421 Sq. Ft. DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC. FOR USE WITH THE SPECIFIC FACTORY -BUILT CHIMNEY AS SELECTED BY OWNER INSTALL IN ACCORDANCE WTH THE MIXING VALVE. 56 ENCLOSED KENNEL 65% OF THE ETo. (TIER 1) SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S PUBLISHED 16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE MANUFACTURER'S INSTALLATION INSTRUCTION. 14 30" WOLF WARMING DRAWER INSTALLATION INSTRUCTION, AND 42 BUILT-IN SOAP NICHE 57 DOG RUN Total Gross Area 9,758 S Ft. 8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE AT WATER HEATERS. PER CPC. CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE AS SELECTED BY OWNER APPLICABLE CODES q RECYCLED. CGC 4.408.1 PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE 43 TEMPERED GLASS SHOWER DOOR 58 42" BUILT-IN BBQ (Total Living + Golf Cart MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS 15 48" SUB -ZERO PRO SIDE BY SIDE 24 FIREPLACE HEARTH + 3 Car Garage ` MANDATORY MEASURES. REFRIGERATOR / FREEZER AS 44 TUB/SHOWER WITH MUDSET 59 SAFE g 1 Al ■ 4 SELECTED BY OWNER 25 STONE/BRICK VENEER CERAMIC TILED WAINSCOT WITH PRESSURE BALANCE THERMOSTATIC 60 WATER PURIFICATION / WATER CONDITIONER 26 STONE/BRICK OPENING MIXING VALVE SYSTEMS LOCATION 61 RADIANT HEAT BOILER LOCATION PLOT REFERENCE DATE: 07-28-16 i L _ I BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: 05-12-16 BUILDING DEPARTMENT CORRECTIONS & ATTIC AREA: 1 ATTIC AREA: 4 ATTIC AREA 77 VENTILATION REQUIRED: VENTILATION REQUIRED: VENTILATION REQUIRED: ATTIC AREA =1,384 SQ. FT. / 300 = 4.61 SQ. FT. ATTIC AREA = 272 SQ. FT. / 150 = 1.81 SQ. FT. ATTIC AREA = 91 SQ. FT. / 150 = 0.60 SQ. FT. X 144 = 664 SQ. IN. X 144 = 261 SQ. IN. X 144 = 87 SQ. IN. VENTILATION PROVIDED: VENTILATION PROVIDED: VENTILATION PROVIDED: (10) O'HAGIN TAPERED VENT(S) 72.00 SQ. IN. EA. = 720 SQ. IN. (4) O'HAGIN TAPERED VENT(S) 72.00 SQ. IN. EA. = 288 SQ. IN. (2) O'HAGIN TAPERED VENT(S) 72.00 SQ. IN. EA. = 144 SQ. IN. TOTAL = 720 SQ. IN. TOTAL = 288 SQ. IN. TOTAL = 144 SQ. IN. ATTIC AREA: 2 ATTIC AREA: 5 ATTIC AREA: 8 VENTILATION REQUIRED: VENTILATION REQUIRED: VENTILATION REQUIRED: ATTIC AREA = 218 SQ. FT. / 150 = 1.45 SQ. FT. ATTIC AREA = 211 SQ. FT. / 150 = 1.40 SQ. FT. ATTIC AREA = 165 SQ. FT. / 150 = 1.10 SQ. FT. X 144 = 209 SQ. IN. X 144 = 203 SQ. IN. X 144 = 158 SQ. IN. VENTILATION PROVIDED: VENTILATION PROVIDED: VENTILATION PROVIDED: (3) O'HAGIN TAPERED VENT(S) 72.00 SQ. IN. EA. = 216 SQ. IN. (3) O'HAGIN TAPERED VENT(S) 72.00 SQ. IN. EA. = 216 SQ. IN. (3) O'HAGIN TAPERED VENT(S) 72.00 SQ. IN. EA. = 216 SQ. IN. TOTAL = 216 SQ. IN. TOTAL = 216 SQ. IN. TOTAL = 216 SQ. IN. ATTIC AREA: 3 ATTIC AREA: 6 ATTIC VENT OPENINGS SHALL HAVE CORROSION -RESISTANT WIRE MESH VENTILATION REQUIRED: VENTILATION REQUIRED: OR OTHER APPROVED MATERIAL WITH 1/8" INCH MINIMUM AND 1/4" INCH ATTIC AREA = 82 SQ. FT. / 150 = 0.54 SQ. FT. ATTIC AREA = 105 SQ. FT. / 150 = 0.70 SQ. FT. MAXIMUM OPENING X 144 = 78 SQ. IN. X 144 = 101 SQ. IN. VENTILATION PROVIDED: VENTILATION PROVIDED: (2) O'HAGIN TAPERED VENT(S) 72.00 SQ. IN. EA. = 144 SQ. IN. (2) O'HAGIN TAPERED VENT(S) 72.00 SQ. IN. EA. = 144 SQ, IN. TOTAL = 144 SQ. IN. TOTAL = 144 SQ. IN. Line of Building Envelope Typical N32058'08"E 163.33' Property Line Roof Plan SCALE: 3/16" = 1'-0" ATTIC AREA TABULATIONS ROOF PLAN NOTES ROOF KEY NOTES ROOF LEGEND 1. CONTRACTOR SHALL VERIFY AREA OF ALL ATTIC VENTS WITH MANUFACTURER. 2. ALL ROOF SHEATHING EDGES SHALL BE BLOCKED AND NAILED PER STRUCTURAL PLANS. IN ADDITION, CONTRACTOR SHALL ALSO PROVIDE MIN. BLOCKING AND NAILING AS REQUIRED BY THE ROOFING MFR. 3. PROVIDE CLASS A ROOF WITH FIRESTOP TO PREVENT ENTRUSSION OF FLAMES AND EMBERS OR 1 LAYER OF No. 72 ASTM CAP SHEET 4. PROVIDE NOT LESS THAN 26 GA. GALV. FLASHING OVER No. 72 ASTM CAP SHEET. 5. ROOF GUTTERS SHALL BE PROVIDED WITH THE MEANS TO PREVENT ACCUMULATION OF LEAVES AND DEBRIS. 6. ATTIC VENTS SHALL MEET THE FOLLOWING REQUIREMENTS, CBC 1203.2 SYMBOL 1 FIRE -RETARDANT -TREATED WOOD SHINGLES BY: FSR TREATMENT, INC. ESR-1410 NO. 1 GRADE WESTERN RED CEDAR SHINGLES COMPLYING WITH IBC SECTION 1508.9.6 AND SECTION 4.1 OF THE ESR-1410 REPORT, OVER SOLID SHEATHING COVERED WITH ONE LAYER OF 1/4" THICK DENS -DECK ROOF BOARD MANUFACTURED BY GEORGIA PACIFIC CORP. 2 STANDING SEAM ROOFING ZINC FINISH (CLASS "A") BY INTERLOCK ROOFING SYSTEMS ICC REPORT No. ER-4479 OR APPROVED EQUAL. INSTALL PER MANUFACTURER'S SPECIFICATIONS ANDPRINTED INSTALLATION INSTRUCTIONS 3 BUILT-UP (CLASS "A") MODIFIED BITUMEN ROOFING OVER EXTERIOR GRADE ROOF SHEATHING 1/4": 12" MINIMUM SLOPE U.N.O. 4 LINE OF ROOF BELOW 5 LINE OF BUILDING BELOW 6 26 GA. GALV. METAL SADDLE AT CHIMNEYS. 7 CHIMNEY CAP, REFER TO EXTERIOR ELEVATIONS 8 DECORATIVE CAP, REFER TO EXTERIOR ELEVATIONS 9 26 GA. GALV. METAL GUTTER TYPICAL 10 26 GA. GALV. METAL DOWNSPOUT TYPICAL 11 ROOF DRAIN & OVERFLOW SEE DETAIL 25/D-1.3 CONNECTED TO DRAINAGE SYSTEM 12 CLOAKED VENT TILES 13 PARAPET INDICATES ROOF PITCH AND x : 12 DIRECTION OF ROOF SLOPE INDICATES LOCATION OF METAL DOWNSPOUT. IDS INDICATES O'HAGIN'S CLOAKED VENT TAPERED VENT OR APPROVED EQUAL. NET FREE AREA 72 SQ. IN. HATCHING INDICATES ATTIC ZONES WITH ATTIC VENTILATION COASTAL COMMISSION CORRECTIONS 0 07-28-16 BUILDING DEPARTMENT CORRECTIONS ritnerGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2016 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: HARBOR ISLAND RESIDENCE 24 Harbor Island Newpo� Beach, CA 92660 Lot 24 & 25 of Tract 802 APN: 050-230-40 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 15002 PROJECT CAD FILE: 15002-PLN-FLOOR SHEET TITLE: ROOF PLAN California Coastal Coiruziission Soule Coast District Office APPROVED Pete?iitNo. /6.. CO -__-�, __---,l-vim By:. re--...._ O 04 EFFEC1,1VE !1//J % I [ Date: ------------ ,.�- 75 04 SHEET NUMBER: N N 0 C O U A1�3ml 2 U e O PLOT REFERENCE DATE: 07-28-16 m BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: 05-12-16 BUILDING DEPARTMENT CORRECTIONS & COASTAL COMMISSION CORRECTIONS 0 07-28-16 BUILDING DEPARTMENT CORRECTIONS Section "A" SCALE: 3/16" = 1'-0" ritnerGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2016 @expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: HARBOR ISLAND RESIDENCE 24 Harbor Island NewpM Beach, CA 92660 Lot 24 & 25 of Tract 802 APN: 050-230-40 Section T if SCALE: 3/16" = 1'-0" SECTION NOTES 1. REFER TO STRUCTURAL ENGINEER DRAWINGS. 2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERING DRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION. 3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB -FLOOR SHEATHING MATERIAL. SECTION KEY NOTES OSYMBOL 1 TYPICAL EXTERIOR WALL ASSEMBLY: A. SMOOTH STUCCO FINISH. B. STONE VENEER (WHERE OCCURS) C. WIRE LATH OVER MIN. TWO LAYERS GRADE D BUILDING PAPER. D. PLYWOOD SHEATHING OR SHEAR PANELS (WHERE INDICATED). E. 2X WALL FRAMING WITH INSULATION PER T-24. F. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED) 2 TYPICAL FLOOR/CEILING ASSEMBLY: A. FLOOR FINISH - SEE PLAN. B. SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT. ENGINEER. C. FLOOR JOISTS - PER STRUCT. ENGINEER. D. 2X WOOD FURRING (WHERE OCCURS). E. GYPSUM WALLBOARD (TYPE "X" WHERE OCCURS). 3 TYPICAL STAIR ASSEMBLY: A. CONT. HANDRAIL SECURELY FASTENED TO WALL @ 36" MAX., 34" MIN. ABOVE TREAD @ NOSING. B. FINISH MATERIAL PER PLAN. C. 5/8" THICK RISERS. D. 1-1/8" THICK TREADS. E. MIN. (4) 2 X 14 STRINGERS AT STRAIGHT RUN. F. (1) 2 X 8 AT FRONT & BACK OF TREADS AT RADIAL RUN. G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. REFER TO STRUCTURAL DRAWINGS. H. POSITIVE CONNECTION TO FLOOR PER STRUCTURAL DRAWINGS. J. 1/2" GYPSUM BOARD MIN. AT WALLS AND CEILINGS OF ALL USABLE SPACE UNDER STAIRS. 4 CONCRETE MAT SLAB. SEE STRUCTURAL DWGS. 5 CONCRETE FDN. SEE STRCT. DWGS. 6 2x WOOD FRAMING. 7 WOOD I -JOISTS. SEE STRUCTURAL DWGS 8 WOOD CONVENTONAL FRAMED ROOF. SEE STRUCTURAL DRAWINGS. 9 ROOF RAFTERS 10 WOOD BEAM 11 ROOF SHEATHING 12 DECK SHEATHING 13 PLYWOOD ROOF SHEATHING. SEE STRCT. DWGS. 14 CONCRETE STEM WALL 15 CONCRETE RETAINING WALL 16 INSULATION, SEE TITLE 24 17 RIGID INSULATION 18 MIN. 1/2" GYP BD AT WALLS AND CLGS COMMON TO HOUSE AND GARAGE, AND AT USEABLE SPACE UNDER STAIRS, TYP GRADE ESTABLISHMENT Area for Determining slope Caculation A.N.G. Point # 1 11.889' A.N.G. Point # 2 10.666' A.N.G. Point # 3 10.787' A.N.G. Point # 4 12.492' Total 45.834' Divided by 4 A.N.G. (Average Natural Grade) 11.458' INSULATION SCHEDULE CEILING R-30 EXTERIOR WALL R-13 & R-19 RAISED FLOOR R-19 SLAB EDGE NONE DUCT R-6 ELEVATION NOTES NOTE: THE MINIMUM REQUIRED TOP OF SLAB ELEVATION FOR INTERIOR LIVING AREAS OF ALL NEW STRUCTURES BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF SHALL BE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF A GRADE "D" PAPER OVERALL WOOD BASED PRINCIPAL STRUCTURE SHALL BE MEASURED FROM THE SHEATHING. AND UNDER ALL GROUT BASE MINIMUM REQUIRED TOP OF SLAB ELEVATION. MASONRY VENEERS. C.B.C. SECTION 1402.1 VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALL PENETRETIONS INCLUDING DOORS, WINDOWS ROOFING MATERIAL: FIRE -RETARDANT -TREATED WOOD SHINGLES AND VETS PER DETAILS. BY: FSR TREATMENT, INC ESR-1410 No. 1 GRADE WESTERN RED CEDAR SHINGLES COMPLYING WITH IBC SECTION 1508.9.6 AND EXTERIOR FINISH: PAINTED LAP CEDAR SIDING SECTION 4.1 OF THE ESR-1410 REPORT, OVER SOLID SHEATHING COVERED WITH ONE LAYER OF STONE / 2" THICK CUT VENEER PER C.B.C. 1/4 " THICK DENS -DECK ROOF BOARD BRICK VENEER: ADHERED MASONRY VENEER SHALL COMPLY MANUFACTURED BY GEORGIA PACIFIC CORP. WITH THE APPLICABLE REQUIREMENTS OF SECTION 1405.10.1 AND SECTION 6.1 AND 6.3 OF STANDING SEAM ROOFING TMS 401/ACI 530/ASCE 5. ZINC FINISH (CLASS "A") BY INTERLOCK ROOFING SYSTEMS [CC REPORT No. ER-4479 OR DOORS / WINDOWS: WOOD WINDOWS AND DOORS APPROVED EQUAL. INSTALL PER BY. SEMI -TRANSPARENT STAIN MANUFACTURER'S SPECIFICATIONS COLOR: AND PRINTED INSTALLATION (3) COATS INSTRUCTIONS. BUILT-UP ROOF (CLASS "A") DOORS / WINDOWS: STEEL WINDOWS AND DOORS MODIFIED BITUMEN ROOFING OVER BY: EXTERIOR GRADE ROOF SHEATHING FACTORY FINISH 1/4":12" MINIMUM SLOPE U.N.O. COLOR: GUTTERS / 5" DIAMETER HALF ROUND COPPER GUTTER CHIMNEY CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHER DOWNSPOUTS: TERMINATION: THAN ANY PORTION OF THE BUILDING WITHIN 10'-0", BUT SHALL NOT BE LESS THAN T-0" ABOVE THE HIGHEST POINT WHERE THE CHIMNEY EAVES, SEMI -TRANSPARENT STAIN PASSES THROUGH THE ROOF. R1003.9 RAFTER TAILS, COLOR: &BEAMS STAIN: (3) COATS ADDRESS: ADDRESSES SHALL BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET FRONTING THE GARAGE DOORS SEMI -TRANSPARENT STAIN PROPERTY. ADDRESS NUMBERS SHALL BE 4 & GATES: COLOR: INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTH (3) COATS AND OF CONTRASTING COLOR TO THEIR BACKGROUND. R319.1 CRC. TELEPHONE: FAX: ELEVATION KEY NOTES I-1 WOOD SHINGLE ROOF 13 STEEL DOOR / WINDOW PROJECT MANAGER: RR 2] METAL ROOF 14 WOOD GARAGE DOOR PROJECT DESIGNER: BW WOOD RAFTER TAILS 15 WOOD SHUTTER DRAWN BY: PROJECT NUMBER: 15002 WOOD TRELLIS 16 WOOD GUARDRAIL - REFER TO DETAIL PROJECT CAD FILE: 15002-PLN-ELEV WOOD BRACE 17 APPLIED BRICK VENEER WOOD TRIM DETAILING 18 APPLIED STONE VENEER SHEET TITLE: ElWOOD BEAM 19 LOW WALL - REFER TO LANDSCAPE PLANS BUILDING 8❑ WOOD COLUMN 20 WOOD GATE g❑ WOOD SHINGLES 21 DECORATIVE LIGHT FIXTURE SECTIONS C��1llf0!"Il1%1 c 1 o'SJst7+ C01"'IIl1SS10I] HOUSE STREET NUMBER VISIBLE & SUtltil C )agt District Ufflce 10 WOOD SIDING 22 LEGIBLE FROM STREET ^ �> �„ _�� T't,OV.,�J (4" HIGH 1"WIDE) CRC R319 I'elnlit ido.__ -r,L 11 WOOD ENTRY DOOR Y3 BUILT-IN BBQ D 13y: „_ N 12 - Z_ WOOD DOOR/ WINDOW - --- -y -- �- CD 24 DECORATIVE CAP EE.F%C11VE-Y- Date:,7 4 25 75 CHIMNEY CAP N CU SHEET NUMBER: N c O Al �4m 1 U U a m 0 d� PLOT REFERENCE DATE: 07-28-16 m Section „c„ SCALE: 3/16" = 1'-0" Section 11 Dn SCALE: 3/16" = V-0" SECTION NOTES 1. REFER TO STRUCTURAL ENGINEER DRAWINGS. 2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERING DRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION. 3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB -FLOOR SHEATHING MATERIAL. SECTION KEY NOTES OSYMBOL 1 TYPICAL EXTERIOR WALL ASSEMBLY: A. SMOOTH STUCCO FINISH. B. STONE VENEER (WHERE OCCURS) C. WIRE LATH OVER MIN. TWO LAYERS GRADE D BUILDING PAPER. D. PLYWOOD SHEATHING OR SHEAR PANELS (WHERE INDICATED). E. 2X WALL FRAMING WITH INSULATION PER T-24. F. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED) 2 TYPICAL FLOOR/CEILING ASSEMBLY: A. FLOOR FINISH - SEE PLAN. B. SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT. ENGINEER. C. FLOOR JOISTS - PER STRUCT. ENGINEER. D. 2X WOOD FURRING (WHERE OCCURS). E. GYPSUM WALLBOARD (TYPE "X" WHERE OCCURS). 3 TYPICAL STAIR ASSEMBLY: A. CONT. HANDRAIL SECURELY FASTENED TO WALL @ 36" MAX., 34" MIN. ABOVE TREAD @ NOSING. B. FINISH MATERIAL PER PLAN. C. 5/8" THICK RISERS. D. 1-1/8" THICK TREADS. E. MIN. (4) 2 X 14 STRINGERS AT STRAIGHT RUN. F. (1) 2 X 8 AT FRONT & BACK OF TREADS AT RADIAL RUN. G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. REFER TO STRUCTURAL DRAWINGS. H. POSITIVE CONNECTION TO FLOOR PER STRUCTURAL DRAWINGS. J. 1/2" GYPSUM BOARD MIN. AT WALLS AND CEILINGS OF ALL USABLE SPACE UNDER STAIRS. 4 CONCRETE MAT SLAB. SEE STRUCTURAL DWGS. 5 CONCRETE FDN. SEE STRCT. DWGS. 6 2x WOOD FRAMING. 7 WOOD I -JOISTS. SEE STRUCTURAL DWGS 8 WOOD CONVENTONAL FRAMED ROOF. SEE STRUCTURAL DRAWINGS. 9 ROOF RAFTERS 10 WOOD BEAM 11 ROOF SHEATHING 12 DECK SHEATHING 13 PLYWOOD ROOF SHEATHING. SEE STRCT. DWGS. 14 CONCRETE STEM WALL 15 CONCRETE RETAINING WALL 16 INSULATION, SEE TITLE 24 17 RIGID INSULATION 18 MIN. 1/2" GYP BD AT WALLS AND CLGS COMMON TO HOUSE AND GARAGE, AND AT USEABLE SPACE UNDER STAIRS, TYP GRADE ESTABLISHMENT Area for Determining slope Caculation A.N.G. Point # 1 11.889' A.N.G. Point # 2 10.666' A.N.G. Point # 3 10.787' A.N.G. Point # 4 12.492' Total 45.834' Divided by 4 A.N.G. (Average Natural Grade) 11.458' INSULATION SCHEDULE CEILING R-30 EXTERIOR WALL R-13 & R-19 RAISED FLOOR R-19 SLAB EDGE NONE DUCT R-6 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: 0 05-12-16 BUILDING DEPARTMENT CORRECTIONS & COASTAL COMMISSION CORRECTIONS 07-28-16 BUILDING DEPARTMENT CORRECTIONS r i t n e r G R 0 U P 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2016 @expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: HARBOR ISLAND RESIDENCE 24 Harbor Island Newport Beach, CA 92660 Lot 24 & 25 of Tract 802 APN: 050-230-40 TELEPHONE: FAX: ELEVATION NOTES ELEVATION KEY NOTES WOOD SHINGLE ROOF 13 STEEL DOOR /WINDOW NOTE: THE MINIMUM REQUIRED TOP OF SLAB ELEVATION FOR BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF PROJECT MANAGER: RR INTERIOR LIVING AREAS OF ALL NEW STRUCTURES SHALL BEAT LEAST 9.00 (NAND 88). THE HEIGHT OF A GRADE "D" PAPER OVER ALL WOOD BASED � METAL ROOF 14 WOOD GARAGE DOOR SHEATHING. AND UNDER ALL GROUT BASE PROJECT DESIGNER: BW PRINCIPAL STRUCTURE SHALL BE MEASURED FROM THE MASONRY VENEERS. C.B.C. SECTION 1402.1 MINIMUM REQUIRED TOP OF SLAB ELEVATION. 3❑ WOOD RAFTER TAILS 15 WOOD SHUTTER DRAWN BY: VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALL PROJECT NUMBER: 15002 PENETRETIONS INCLUDING DOORS, WINDOWS 4❑ WOOD TRELLIS 16 WOOD GUARDRAIL - REFER TO DETAIL BY: FSR TREATMENT, INC ESR-1410 ROOFING MATERIAL: FIRE -RETARDANT -TREATED WOOD SHINGLES AND VETS PER DETAILS. PROJECT CAD FILE: 15002-PLN-ELEV No. 1 GRADE WESTERN RED CEDAR SHINGLES H1 WOOD BRACE 17 APPLIED BRICK VENEER COMPLYING WITH IBC SECTION 1508.9.6 AND EXTERIOR FINISH: PAINTED LAP CEDAR SIDING SECTION 4.1 OF THE ESR-1410 REPORT, OVER SOLID SHEATHING COVERED WITH ONE LAYER OF STONE ! 2" THICK CUT VENEER PER C.B.C. WOOD TRIM DETAILING 18 APPLIED STONE VENEER SHEET TITLE: 1/4 " THICK DENS -DECK ROOF BOARD BRICK VENEER: ADHERED MASONRY VENEER SHALL COMPLY MANUFACTURED BY GEORGIA PACIFIC CORP. WITH THE APPLICABLE REQUIREMENTS OF WOOD BEAM 19 LOW WALL - REFER TO LANDSCAPE PLANS BUILDING SECTION 1405.10.1 AND SECTION 6.1 AND 6.3 OF STANDING SEAM ROOFING TMS 401/ACI 530/ASCE 5. ZINC FINISH (CLASS "A") 8WOOD COLUMN 20 WOOD GATE BY INTERLOCK ROOFING SYSTEMS DOORS / WINDOWS: WOOD WINDOWS AND DOORS SECTIONS ICC REPORT No. ER-4479 OR BY: ❑g WOOD SHINGLES 21 DECORATIVE LIGHT FIXTURE APPROVED EQUAL. INSTALL PER SEMI -TRANSPARENT STAIN MANUFACTURER'S SPECIFICATIONS COLOR: HOUSE STREET NUMBER VISIBLE & California Coastal Coimiiission AND PRINTED INSTALLATION 10 WOOD SIDING 22 (3) COATS LEGIBLE FROM STREET South, Coast District Office INSTRUCTIONS. (4" HIGH 1" WIDE) CRC R319 APPROVED `'� �0 CO " 11 WOOD ENTRY DOOR 23 BUILT-IN BBQ T ermit I`o.,.,.-_ _ __-....-- gq BUILT-UP ROOF (CLASS A) DOORS / WINDOWS: STEEL WINDOWS AND DOORS N MODIFIED BITUMEN ROOFING OVER BY: By: ., EXTERIOR GRADE ROOF SHEATHING FACTORY FINISH 12 WOOD DOOR / WINDOW GO 24 DECORATIVE CAP (V 1/4":12" MINIMUM SLOPE U.N.O. COLOR: r Ef'rrCT'IVE � ----- , 25 CHIMNEY CAP ---- Date: - ---o w� -_- GUTTERS / 5" DIAMETER HALF ROUND COPPER GUTTER CHIMNEY CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHER ' DOWNSPOUTS: TERMINATION: THAN ANY PORTION OF THE BUILDING WITHIN N 10'-0", BUT SHALL NOT BE LESS THAN T-0" ABOVE SHEET NUMBER: +� THE HIGHEST POINT WHERE THE CHIMNEY N EAVES, SEMI -TRANSPARENT STAIN PASSES THROUGH THE ROOF. R1003.9 Q RAFTER TAILS, COLOR: C & BEAMS STAIN: (3) COATS C ADDRESS: ADDRESSES SHALL BE PLAINLY VISIBLE AND ;F, LEGIBLE FROM THE STREET FRONTING THE U GARAGE DOORS SEMI -TRANSPARENT STAIN PROPERTY. ADDRESS NUMBERS SHALL BE 4 Al �402 2 & GATES: COLOR: INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTH O (3) COATS AND OF CONTRASTING COLOR TO THEIR C) BACKGROUND. R319.1 CRC, 4-; Q) m PLOT REFERENCE DATE: 07-28-16 m Section "E' SCALE: 3/16" = 1'-0" ELEVATION NOTES 4 o4 N rlv M CO eathing 271' th a Section T SCALE: 3/16" = V-0" W. Chimne 849' c 25 17 T.O. Sheathing Maximum Building Height - EL. 40.458' 40.25' 0 T T Maximum Building Height - EL. 40.458' c e Roof realer than 3:12 itch __ ________N _ Pitched Roof greater an pitch) Pith d------------------------------ pitch) - - - _...._.. Height Certification Required Height Certification Requred 12 1 \ 4 _ a i 1- I Q -- T.PL. T.O. Sheathing 0 I ❑- I1 I I 38.771 - - - - -- -- - - T.O. Sheathin..._,.__37.729' _.. _..:i } I I 35.863' _.._.._ ❑C -- ; 1 , - �- ._�.❑. 12 D , ' T.O. Chimne I _ Q , Maximum Building Height EL. - - - - -- - ------ - --- - _ _ 0- c 35.119' i I I € _ { Flat Roof Less than 3.12 pitch) h) - --- -_ -_------------------------ I I I } _? _ } }__....._......._......_.._.............. ----- -- _ I -_ Hei ht Certification Required - ' -- j �l n - - - - ^-� --- - - " 5' 11� - - - T 1 - --- - - - �❑ .------:---;------'-r-- --- ---`<"-'- -----'----- i -^ , .,i 1 0 l] T <Y, --- I T.PL. i ✓ ,... rr 1 12 D 1.4 ;. p , ��. ._ ... ... ._.... i i 5 , 5 I � T.PL. 4 - - - I - 31.623 } _..._.::: I f j _...._.0 I i \ T.PL. 4 I I ( } -- -- ---¢ _ _ -- _ 1...._-;......: .......... If. 30.207 _:. �T_PL. ' ! � � 15 Hall12 �� 28.625 I E __.._❑_ -- - - - 1 -❑ -.... _........... ................ Stair .............._........._.___..... __............................. r---, f I i ❑ ... r. .................... j I 8.5 ,.. •i�'l T.O. Parapet . ............. ... �T_PL. I I I I I 3 2 -- - - -- -- Q 26.458' ------ I...L ...-.1_....i j -J Li❑..❑..` - ❑ 17 O, Div f € i i i i - -- r--� jj N o ` ; i I I 1 ; , I ; I I I (, T.O. Sheathing -_ --- - - - - - -- - ------ --- -- ------- ---------- -- -------- ------ - I T.O. 9 fL I v....._. ... - - - - Sheathing m Div € € i I 113 I9 I 3.515 -- -'a 123.771' I - 2 R - --- - . I I �. ( i I T.O. N : . i : . - Ix Sheathing € € i I I 12, : I II ; € jj ! € i _.._._..---------- _ - - __ - - - - - - - - I __..._.._..._.._....---....._._.........._.._.................._. T.PL. 1.771 \ 4 2.542 I ------Li Li - - - --i __ F. (,.F 3 r..._.__.._.__ ` T.PL. -- 20 542' L ! i I D-4.1 Li I I I - I . 2 y.. `Iv 17 o M,.... ....,.�El _ ..._.� Dirty - Co . �I I I ❑ F_ - 3C Laundry Kitchen I� Bath 4 - - 3E 2 8 T.O. 3D _ 1 Sheathing :' =_ _ --__-- S eathin I I I �o. ............................................_.........._. � Bath 4 - - - - - � . _......... _ � `� �z.._.._......_...__.............._........_s>'� �<��._........... .__ _..................... ----__ _._ .. .. _.-. �12.271� 11 i 11.458 ANG 11.458 ANG 13 14 4 7 r 15 16 2 D-4.1 � v 16 T.O. Slab - Crawl Space 6.958' 15 Cr Mech/Stor 3 4 Mech/Stor 1 4 I I FF T O. Slab 2.364' _ T.O. Slab 2.3.64' _ Section "G" SCALE: 3/16" = V-0" NOTE: THE MINIMUM REQUIRED TOP OF SLAB ELEVATION FOR INTERIOR LIVING AREAS OF ALL NEW STRUCTURES SHALL BE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF A PRINCIPAL STRUCTURE SHALL BE MEASURED FROM THE MINIMUM REQUIRED TOP OF SLAB ELEVATION. ROOFING MATERIAL: FIRE -RETARDANT -TREATED WOOD SHINGLES BY: FSR TREATMENT, INC ESR-1410 No. 1 GRADE WESTERN RED CEDAR SHINGLES COMPLYING WITH IBC SECTION 1508.9.6 AND SECTION 4.1 OF THE ESR-1410 REPORT, OVER SOLID SHEATHING COVERED WITH ONE LAYER OF 1/4 " THICK DENS -DECK ROOF BOARD MANUFACTURED BY GEORGIA PACIFIC CORP. STANDING SEAM ROOFING ZINC FINISH (CLASS "A") BY INTERLOCK ROOFING SYSTEMS ICC REPORT No. ER-4479 OR APPROVED EQUAL. INSTALL PER MANUFACTURER'S SPECIFICATIONS AND PRINTED INSTALLATION INSTRUCTIONS. BUILT-UP ROOF (CLASS "A') MODIFIED BITUMEN ROOFING OVER EXTERIOR GRADE ROOF SHEATHING 1/4":12" MINIMUM SLOPE U.N.O. GUTTERS / 5" DIAMETER HALF ROUND COPPER GUTTER DOWNSPOUTS: EAVES, SEMI -TRANSPARENT STAIN RAFTER TAILS, COLOR: & BEAMS STAIN: (3) COATS GARAGE DOORS SEMI -TRANSPARENT STAIN & GATES: COLOR: (3) COATS ELEVATION KEY NOTES ❑ WOOD SHINGLE ROOF 13 STEEL DOOR / WINDOW ❑ METAL ROOF 14 WOOD GARAGE DOOR ❑ WOOD RAFTER TAILS 15 WOOD SHUTTER ❑ WOOD TRELLIS 16 WOOD GUARDRAIL - REFER TO DETAIL ❑ WOOD BRACE 17 APPLIED BRICK VENEER ❑ WOOD TRIM DETAILING 18 APPLIED STONE VENEER 7❑ WOOD BEAM 19 LOW WALL - REFER TO LANDSCAPE PLAN 8❑ WOOD COLUMN 20 WOOD GATE ❑ WOOD SHINGLES 21 DECORATIVE LIGHT FIXTURE 10 WOOD SIDING 22 HOUSE STREET NUMBER VISIBLE & LEGIBLE FROM STREET (4" HIGH 1" WIDE) CRC R319 11 WOOD ENTRY DOOR 23 BUILT-IN BBQ 12 WOOD DOOR / WINDOW 24 DECORATIVE CAP 25 CHIMNEY CAP ❑ SECTION KEY NOTES XX SYMBOL 1 TYPICAL EXTERIOR WALL ASSEMBLY: A. SMOOTH STUCCO FINISH. B. STONE VENEER (WHERE OCCURS) C. WIRE LATH OVER MIN. TWO LAYERS GRADE D BUILDING PAPER. D. PLYWOOD SHEATHING OR SHEAR PANELS (WHERE INDICATED). E. 2X WALL FRAMING WITH INSULATION PER T-24. F. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED) 2 TYPICAL FLOOR/CEILING ASSEMBLY: A. FLOOR FINISH - SEE PLAN. B. SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT. ENGINEER. C FLOOR JOISTS - PER STRUCT. ENGINEER. D FURRING WHERE OCCURS). D. 2X WOO N E. GYPSUM WALLBOARD (TYPE X WHERE OCCURS). 3 TYPICAL STAIR ASSEMBLY: A. CONT. HANDRAIL SECURELY FASTENED TO WALL @ 36" MAX., 34" MIN. ABOVE TREAD @ NOSING. B. FINISH MATERIAL PER PLAN. C. 5/8" THICK RISERS. D. 1-1/8" THICK TREADS. E. MIN. (4) 2 X 14 STRINGERS AT STRAIGHT RUN. F. (1) 2 X 8 AT FRONT & BACK OF TREADS AT RADIAL RUN. G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. REFER TO STRUCTURAL DRAWINGS. H. POSITIVE CONNECTION TO FLOOR PER STRUCTURAL DRAWINGS. J. 1/2" GYPSUM BOARD MIN. AT WALLS AND CEILINGS OF ALL USABLE SPACE UNDER STAIRS. BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D" PAPER OVER ALL WOOD BASED SHEATHING. AND UNDER ALL GROUT BASE MASONRY VENEERS. C.B.C. SECTION 1402.1 VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALL PENETRETIONS INCLUDING DOORS, WINDOWS AND VETS PER DETAILS. EXTERIOR FINISH: PAINTED LAP CEDAR SIDING STONE / 2" THICK CUT VENEER PER C.B.C. BRICK VENEER: ADHERED MASONRY VENEER SHALL COMPLY WITH THE APPLICABLE REQUIREMENTS OF SECTION 1405.10.1 AND SECTION 6.1 AND 6.3 OF TMS 401/ACI 530/ASCE 5. DOORS / WINDOWS: WOOD WINDOWS AND DOORS BY: SEMI -TRANSPARENT STAIN COLOR: (3) COATS DOORS / WINDOWS: STEEL WINDOWS AND DOORS BY: FACTORY FINISH COLOR: CHIMNEY CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHER TERMINATION: THAN ANY PORTION OF THE BUILDING WITHIN 10'-0", BUT SHALL NOT BE LESS THAN T-0" ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. R1003.9 ADDRESS: ADDRESSES SHALL BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET FRONTING THE PROPERTY. ADDRESS NUMBERS SHALL BE 4 INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTH AND OF CONTRASTING COLOR TO THEIR BACKGROUND. R319.1 CRC. GRADE ESTABLISHMENT Area for Determining slope Caculation A.N.G. Point # 1 11.889' A.N.G. Point # 2 10.666' A.N.G. Point # 3 10.787' A.N.G. Point # 4 12.492' Total 45.834' Divided by 4 A.N.G. (Average Natural Grade) 11.458' BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: A\ 05-12-16 BUILDING DEPARTMENT CORRECTIONS & COASTAL COMMISSION CORRECTIONS /2 \ 07-28-16 BUILDING DEPARTMENT CORRECTIONS ritnerGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2016 @expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: HARBOR ISLAND RESIDENCE 24 Harbor Island Newpo� Beach, CA 92660 SECTION NOTES 1. REFER TO STRUC TURAL TURAL ENGINEE DRAWINGS. Lot 24 & 25 of Tract 802 2. DETAILS REFERENCED IN THESE DRAWINGS ARE APN: 050-230-40 FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERING DRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION. TELEPHONE: 3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP FAX: OF SUB FLOOR SHEATHING MATERIAL. 4. FOR THE RADIANT BARRIER INSTALLATION REQUIREMENTS, REFER TO SHEET T-24MM OF THE TITLE-24 PROJECT MANAGER: RR PROJECT DESIGNER: BW 4 CONCRETE MAT SLAB. SEE STRUCTURAL DWGS. 5 CONCRETE FDN. SEE STRCT. DWGS. 6 2x WOOD FRAMING. 7 WOOD I -JOISTS. SEE STRUCTURAL DWGS 8 WOOD CONVENTONAL FRAMED ROOF. SEE STRUCTURAL DRAWINGS. 9 ROOF RAFTERS 10 WOOD BEAM 11 ROOF SHEATHING 12 DECK SHEATHING 13 PLYWOOD ROOF SHEATHING. SEE STRCT. DWGS. 14 CONCRETE STEM WALL 15 CONCRETE RETAINING WALL 16 INSULATION, SEE TITLE 24 17 RIGID INSULATION 18 MIN. 1/2" GYP BD AT WALLS AND CLGS COMMON TO HOUSE AND GARAGE, AND AT USEABLE SPACE UNDER STAIRS, TYP INSULATION SCHEDULE CEILING R-30 EXTERIOR WALL R-13 & R-19 RAISED FLOOR R-19 SLAB EDGE NONE DUCT R-6 California Coastal Commission (South Coast District Office DRAWN BY. PROJECT NUMBER: 15002 PROJECT CAD -FILE: 15002-PLN-ELEV SHEET TITLE: BUILDING SECTIONS APPP O V Erg By: ---- / 04 IVE 00 Date: � 7 ----- r N SHEET NUMBER: N ra, fn O U Al 111111111111114m3 2 U W 0 rn PLOT REFERENCE DATE: 07-28-16 m 4 N 4 rM O..--II 7 t0 4 rn N N b`r CO Maximum Building Height - EL. 40.458' Pitched Roof (greater than 3:12 pitch) - ------- -------------- --------- --------- eight- Height Certification RequiredQ �i 1 J Maximum Building Height - EL. 35.458' T.O. Chim. ----- Flat Roof (Less than 3_12 pitch) 35.119' ---18 ------- Height Certification Required Al aj- I i 23 D-1.4 T.PL. �28.625-- -� T.PL. - v 26.458' - - I - - - I T.O. �- Sheathing 21.771 - - - - 20.542' 16 0 T.O. Sheathing 12.271' Bath 4 11.458 ANG I I I I I 14 ----------------------- T.PL. 38.771' - - 13 9 ---- j- 12 12 3 All 16 8 12 2 Stair Hall T.O. Sheathing 23.515'^ (13 9 3G in 6 4.1 J_ IN ro 7 T.O. Slab - Crawl Space 6.958' W 0 N Maximum Building Height - EL. 40.458' Pitched Roof (greater than 3:12 pitch) Height Certification Required Q 1 I= J (CD �. a I I I Section "H" SCALE: 3/16" = 1'-0" Section "K" 0 T.O. Chimnev Maximum Building Height - EL, 40.458' Pitched Roof (greater than 3.12 pitch) - -------------------------------------------- Height Certification RequiredQ ( 1 J d° T.O. Chimney 35.119' 23 " - 12 D-1.4 i 5 p ------------------------------------------- T.O. Sheathing 35.863' 12 9.5 13 9 12 Master Suite 13 SCALE: 3/16" = 1'-0" Maximum Building Height - EL. 40.458' Pitched Roof (greater than 3:12 pitch) ------------------------------------------------------------------------------------------------------------------------------------------ Height Certification RequiredQ 1 (I c J � d� 21 a T.PL. 'xr; 4%---------32.041' ,K 16 I Walk-inCo Closet 1 T.O. Sheathing _......._._ ____..__.......------- 23.771' _ I_ -- 12T ---- .PL. _ a 4 22.542' Section IfJ" SCALE: 3/16" = 1'-0" Maximum Building Height - EL. 40.458' Pitched Roof (greater than 3:12 pitch) Height Certification Required I �I J i d� 2Ia. T.PL. �22_45 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: 05-12-16 BUILDING DEPARTMENT CORRECTIONS & COASTAL COMMISSION CORRECTIONS 07-28-16 BUILDING DEPARTMENT CORRECTIONS N Section "L" o SCALE: 3/16" = 1'-0" ELEVATION NOTES r NOTE: THE MINIMUM REQUIRED TOP OF SLAB ELEVATION FOR BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF r I t n ler G R O U P INTERIOR LIVING AREAS OF ALL NEW STRUCTURES GRADE "D" PAPER OVER ALL WOOD BASED SHALL BE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF A SHEATHING. AND UNDER ALL GROUT BASE PRINCIPAL STRUCTURE SHALL BE MEASURED FROM THE MINIMUM REQUIRED TOP OF SLAB ELEVATION. MASONRY VENEERS. C.B.C. SECTION 1402.1 503 32ND STREET, SUITE 130 VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALL NEWPORT BEACH, CA 92663 PENETRETIONS INCLUDING DOORS, WINDOWS ROOFING MATERIAL: FIRE -RETARDANT -TREATED WOOD SHINGLES AND VETS PER DETAILS. TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 BY: FSR TREATMENT, INC ESR-1410 No. 1 GRADE WESTERN RED CEDAR SHINGLES EXTERIOR FINISH: PAINTED LAP CEDAR SIDING RITNER GROUP, INC. 2016 @ expressly reserves all COMPLYING WITH IBC SECTION 1508.9.6 AND common law copyright and property rights in these plans. SECTION 4.1 OF THE ESR-1410 REPORT, OVER These plans are not to be reproduced, changed or SOLID SHEATHING COVERED WITH ONE LAYER OF copied in an form or manner whatsoever, nor are the 1/4 THICK DENS -DECK ROOF BOARD STONE / 2" THICK CUT VENEER PER C.B.C. P Y Y MANUFACTURED BY GEORGIA PACIFIC CORP. BRICK VENEER: ADHERED MASONRY VENEER SHALL COMPLY to be assigned to any third party without first obtaining WITH THE APPLICABLE REQUIREMENTS OF the express written permission and consent of STANDING SEAM ROOFING SECTION 1405.10.1 AND SECTION 6.1 AND 6.3 OF RITNER GROUP, INC. ZINC FINISH (CLASS "A") TMS 401/ACI 530/ASCE 5. BY INTERLOCK ROOFING SYSTEMS [CC REPORT No. ER-4479 OR DOORS / WINDOWS: WOOD WINDOWS AND DOORS STAMP: APPROVED EQUAL. INSTALL PER BY: MANUFACTURER'S SPECIFICATIONS SEMI -TRANSPARENT STAIN INSTPRINTED RUCTIONS. (3) (3O TRUCTONSOATS BUILT-UP ROOF CLASS "A" DOORS / WINDOWS: STEEL WINDOWS AND DOORS DNA MODIFIED BITUMEN ROOFING OVER BY: RIT EXTERIOR GRADE ROOF SHEATHING FACTORY FINISH toy 1/4":12" MINIMUM SLOPE U.N.O. COLOR: REN Bt3 017 'Z GUTTERS / 5" DIAMETER HALF ROUND COPPER GUTTER CHIMNEY CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHER fi C'AA DOWNSPOUTS: TERMINATION: THAN ANY PORTION OF THE BUILDING WITHIN - 10'-0', BUT SHALL NOT BE LESS THAN 3'-0" ABOVE THE HIGHEST POINT WHERE THE CHIMNEY EAVES, SEMI -TRANSPARENT STAIN PASSES THROUGH THE ROOF. R1003.9 PROJECT: RAFTER TAILS, COLOR: & BEAMS STAIN: (3) COATS ADDRESS: ADDRESSES SHALL BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET FRONTING THE GARAGE DOORS SEMI -TRANSPARENT STAIN PROPERTY. ADDRESS NUMBERS SHALL BE 4 & GATES: COLOR: INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTH (3) COATS AND OF CONTRASTING COLOR TO THEIR BACKGROUND. R319.1 CRC. ELEVATION KEY NOTES GRADE ESTABLISHMENT HARBOR ISLAND 1❑ WOOD SHINGLE ROOF 13 STEEL DOOR / WINDOW Area for Determining slope Caculation A.N.G. Point # 1 11.889' RESIDENCE aMETAL ROOF 14 WOOD GARAGE DOOR A.N.G. Point # 2 10.666' A.N.G. Point # 3 10.787' 3 ❑ ❑ A.N.G. Point # 4 12.492' 24 Harbor Island WOOD RAFTER TAILS 15 WOOD SHUTTER Total 45.834' Divided by 4 Newport Beach, CA 92660 4 WOOD TRELLIS 16 WOOD GUARDRAIL -REFER TO DETAIL A.N.G. (Average Natural Grade) 11.458' WOOD BRACE 17 APPLIED BRICK VENEER FWOOD TRIM DETAILING 18 APPLIED STONE VENEER 7� .WOOD BEAM 19 LOW WALL - REFER TO LANDSCAPE PLANS SECTION NOTES g❑ WOOD COLUMN 20 WOOD GATE 1. REFER TO STRUCTURAL ENGINEE DRAWINGS. Lot 24 & 25 Of Tract 802 El WOOD SHINGLES 21 DECORATIVE LIGHT FIXTURE APN: 050-230-40 2. DETAILS REFERENCED IN THESE DRAWINGS ARE WOOD SIDING HOUSE STREET NUMBER VISIBLE & FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN 10 22 LEGIBLE FROM STREET INTENT. REFER TO ENGINEERING (4" HIGH 1" WIDE) CRC R319 DRAWINGS PREPARED BY OTHERS FOR DETAILED 11 WOOD ENTRY DOOR 23 BUILT-IN BBQ INFORMATION. TELEPHONE: 12 WOOD DOOR / WINDOW 3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP 24 DECORATIVE CAP FAX: OF SUB FLOOR SHEATHING MATERIAL. 25 CHIMNEY CAP 4. FOR THE RADIANT BARRIER INSTALLATION REQUIREMENTS, REFER TO SHEET T-24MM OF THE TITLE-24 OSYMBOL 1 TYPICAL EXTERIOR WALL ASSEMBLY: 4 CONCRETE MAT SLAB. SEE STRUCTURAL DWGS. A. SMOOTH STUCCO FINISH. B. STONE VENEER (WHERE OCCURS) 5 CONCRETE FDN. SEE STRCT. DWGS. C. WIRE LATH OVER MIN. TWO LAYERS GRADE D BUILDING PAPER. 6 2x WOOD FRAMING. D. PLYWOOD SHEATHING OR SHEAR PANELS (WHERE INDICATED). 7 WOOD I -JOISTS. SEE STRUCTURAL DWGS E. 2X WALL FRAMING WITH INSULATION PER T-24. F. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE 8 WOOD CONVENTONAL FRAMED ROOF. SEE REQUIRED) STRUCTURAL DRAWINGS. 2 TYPICAL FLOOR/CEILING ASSEMBLY: 9 ROOF RAFTERS A. FLOOR FINISH - SEE PLAN. B. SUBFLOOR SHEATHING MATERIAL GLUED AND 10 WOOD BEAM SCREWED, THICKNESS PER STRUCT. ENGINEER. C. FLOOR JOISTS - PER STRUCT. ENGINEER. 11 ROOF SHEATHING D. 2X WOOD FURRING (WHERE OCCURS). E. GYPSUM WALLBOARD (TYPE "X" WHERE 12 DECK SHEATHING OCCURS). 13 PLYWOOD ROOF SHEATHING. SEE STRCT. DWGS. 3 TYPICAL STAIR ASSEMBLY: A. CONT. HANDRAIL SECURELY FASTENED 14 CONCRETE STEM WALL TO WALL @ 36" MAX., 34" MIN. ABOVE TREAD @ NOSING. 15 CONCRETE RETAINING WALL B. FINISH MATERIAL PER PLAN. C. 5/8" THICK RISERS. 16 INSULATION, SEE TITLE 24 D. 1-1/8" THICK TREADS. E. MIN. (4) 2 X 14 STRINGERS AT STRAIGHT RUN. 17 RIGID INSULATION F. (1) 2 X 8 AT FRONT & BACK OF TREADS AT RADIAL RUN. 18 MIN. 1/2" GYP BD AT WALLS AND G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. CLGS COMMON TO HOUSE AND GARAGE, REFER TO STRUCTURAL DRAWINGS. AND AT USEABLE SPACE UNDER STAIRS, TYP H. POSITIVE CONNECTION TO FLOOR PER STRUCTURAL DRAWINGS. J. 1/2" GYPSUM BOARD MIN. AT WALLS AND CEILINGS OF ALL USABLE SPACE UNDER STAIRS. INSULATION SCHEDULE CEILING R-30 EXTERIOR WALL R-13 & R-19 RAISED FLOOR R-19 SLAB EDGE NONE DUCT R-6 PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 15002 PROJECT CAD FILE: 15002-PLN-ELEV SHEET TITLE: BUILDING SECTIONS California Coastal Cot-i ission Soull, Coarse District Office A1'PR0Vf_--D CD f .4o. " O By: N 06 V N r N SHEET NUMBER: N 0 to c O U Al iiiiiiilliiili4m4 U 4- lL W 0 rn PLOT REFERENCE DATE: 07-28-16 m 4 C" BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: 05-12-16 BUILDING DEPARTMENT CORRECTIONS & COASTAL COMMISSION CORRECTIONS L 07-28-16 BUILDING DEPARTMENT CORRECTIONS T.O. Slab 2.364' ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------ Front Elevation SCALE: 3/16" = 1'-0" Left Side E Levati o n SCALE: 3/16" = 1'-0" SECTION NOTES 1. REFER TO STRUCTURAL ENGINEER DRAWINGS. 2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERING DRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION. 3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB -FLOOR SHEATHING MATERIAL. SECTION KEY NOTES OSYMBOL 1 TYPICAL EXTERIOR WALL ASSEMBLY: A. SMOOTH STUCCO FINISH. B. STONE VENEER (WHERE OCCURS) C. WIRE LATH OVER MIN. TWO LAYERS GRADE D BUILDING PAPER. D. PLYWOOD SHEATHING OR SHEAR PANELS (WHERE INDICATED). E. 2X WALL FRAMING WITH INSULATION PER T-24. F. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED) 2 TYPICAL FLOOR/CEILING ASSEMBLY: A. FLOOR FINISH - SEE PLAN. B. SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT. ENGINEER. C. FLOOR JOISTS - PER STRUCT. ENGINEER. D. 2X WOOD FURRING (WHERE OCCURS). E. GYPSUM WALLBOARD (TYPE "X" WHERE OCCURS). 3 TYPICAL STAIR ASSEMBLY: A. CONT. HANDRAIL SECURELY FASTENED TO WALL @ 36" MAX., 34" MIN. ABOVE TREAD @ NOSING. B. FINISH MATERIAL PER PLAN. C. 5/8" THICK RISERS. D. 1-1/8" THICK TREADS. E. MIN. (4) 2 X 14 STRINGERS AT STRAIGHT RUN. F. (1) 2 X 8 AT FRONT & BACK OF TREADS AT RADIAL RUN. G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. REFER TO STRUCTURAL DRAWINGS. H. POSITIVE CONNECTION TO FLOOR PER STRUCTURAL DRAWINGS. J. 1/2" GYPSUM BOARD MIN. AT WALLS AND CEILINGS OF ALL USABLE SPACE UNDER STAIRS. 4 CONCRETE MAT SLAB. SEE STRUCTURAL DWGS. 5 CONCRETE FDN. SEE STRCT. DWGS. 6 2x WOOD FRAMING. 7 WOOD I -JOISTS. SEE STRUCTURAL DWGS 8 WOOD CONVENTONAL FRAMED ROOF. SEE STRUCTURAL DRAWINGS. 9 ROOF RAFTERS 10 WOOD BEAM 11 ROOF SHEATHING 12 DECK SHEATHING 13 PLYWOOD ROOF SHEATHING. SEE STRCT. DWGS. 14 CONCRETE STEM WALL 15 CONCRETE RETAINING WALL 16 INSULATION, SEE TITLE 24 17 RIGID INSULATION 18 MIN. 1/2" GYP BD AT WALLS AND CLGS COMMON TO HOUSE AND GARAGE, AND AT USEABLE SPACE UNDER STAIRS, TYP GRADE ESTABLISHMENT Area for Determining slope Caculation A.N.G. Point # 1 11.889' A.N.G. Point # 2 10.666' A.N.G. Point # 3 10.787' A.N.G. Point # 4 12.492' Total 45.834' Divided by 4 A.N.G. (Average Natural Grade) 11.458' INSULATION SCHEDULE CEILING R-30 EXTERIOR WALL R-13 & R-19 RAISED FLOOR R-19 SLAB EDGE NONE DUCT R-6 ELEVATION NOTES NOTE: THE MINIMUM REQUIRED TOP OF SLAB ELEVATION FOR INTERIOR LIVING AREAS OF ALL NEW STRUCTURES BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF SHALL BE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF A GRADE "D" PAPER OVERALL WOOD BASED PRINCIPAL STRUCTURE SHALL BE MEASURED FROM THE SHEATHING. AND UNDER ALL GROUT BASE MINIMUM REQUIRED TOP OF SLAB ELEVATION. MASONRY VENEERS. C.B.C. SECTION 1402.1 VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALL PENETRETIONS INCLUDING DOORS, WINDOWS ROOFING MATERIAL: FIRE -RETARDANT -TREATED WOOD SHINGLES AND VETS PER DETAILS. BY: FSR TREATMENT, INC ESR-1410 No. 1 GRADE WESTERN RED CEDAR SHINGLES COMPLYING WITH IBC SECTION 1508.9.6 AND EXTERIOR FINISH: PAINTED LAP CEDAR SIDING SECTION 4.1 OF THE ESR-1410 REPORT, OVER SOLID SHEATHING COVERED WITH ONE LAYER OF STONE / 2" THICK CUT VENEER PER C.B.C. 1/4 " THICK DENS -DECK ROOF BOARD BRICK VENEER: ADHERED MASONRY VENEER SHALL COMPLY MANUFACTURED BY GEORGIA PACIFIC CORP. WITH THE APPLICABLE REQUIREMENTS OF SECTION 1405.10.1 AND SECTION 6.1 AND 6.3 OF STANDING SEAM ROOFING TMS 401/ACI 530/ASCE 5. ZINC FINISH (CLASS "A") BY INTERLOCK ROOFING SYSTEMS ICC REPORT No. ER-4479 OR DOORS / WINDOWS: WOOD WINDOWS AND DOORS APPROVED EQUAL. INSTALL PER BY: MANUFACTURER'S SPECIFICATIONS SEMI -TRANSPARENT STAIN AND PRINTED INSTALLATION COLOR: (3) COATS INSTRUCTIONS. BUILT-UP ROOF (CLASS "A') DOORS / WINDOWS: STEEL WINDOWS AND DOORS MODIFIED BITUMEN ROOFING OVER BY: EXTERIOR GRADE ROOF SHEATHING FACTORY FINISH 1/4":12" MINIMUM SLOPE U.N.O. COLOR: GUTTERS / 5" DIAMETER HALF ROUND COPPER GUTTER CHIMNEY CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHER DOWNSPOUTS: TERMINATION: THAN ANY PORTION OF THE BUILDING WITHIN 10'-0", BUT SHALL NOT BE LESS THAN T-0" ABOVE THE HIGHEST POINT WHERE THE CHIMNEY EAVES, SEMI -TRANSPARENT STAIN PASSES THROUGH THE ROOF. R1003.9 RAFTER TAILS, COLOR: & BEAMS STAIN: (3) COATS ADDRESS: ADDRESSES SHALL BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET FRONTING THE GARAGE DOORS SEMI -TRANSPARENT STAIN PROPERTY. ADDRESS NUMBERS SHALL BE 4 & GATES: COLOR: INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTH (3) COATS AND OF CONTRASTING COLOR TO THEIR BACKGROUND. R319.1 CRC. ELEVATION KEY NOTES 171 WOOD SHINGLE ROOF H] METAL ROOF H] WOOD RAFTER TAILS 4❑ WOOD TRELLIS ElWOOD BRACE 6❑ WOOD TRIM DETAILING ❑7 WOOD BEAM 8❑ WOOD COLUMN ❑g WOOD SHINGLES 10 WOOD SIDING 11 WOOD ENTRY DOOR 12 WOOD DOOR / WINDOW 13 STEEL DOOR / WINDOW 14 WOOD GARAGE DOOR 15 WOOD SHUTTER 16 WOOD GUARDRAIL - REFER TO DETAIL 17 APPLIED BRICK VENEER 18 APPLIED STONE VENEER 19 LOW WALL - REFER TO LANDSCAPE PLANS 20 WOOD GATE 21 DECORATIVE LIGHT FIXTURE 22 HOUSE STREET NUMBER VISIBLE & LEGIBLE FROM STREET (4" HIGH 1" WIDE) CRC R319 23 BUILT-IN BBQ 24 DECORATIVE CAP 25 CHIMNEY CAP ritnerGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2016 @expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: HARBOR ISLAND RESIDENCE 24 Harbor Island Newpo� Beach, CA 92660 Lot 24 & 25 of Tract 802 APN: 050-230-40 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 15002 PROJECT CAD FILE: 15002-PLN-ELEV SHEET TITLE: EXTERIOR ELEVATIONS California Coastal Commission Soult: Coast District Office APPROVED Permit No. _®-_� Date: -_-__. --- _ 1 •1[[�[ _-m SHEET NUMBER: Al iliiiiiiiiiiiii5m 1 CD O N 0 N 75 j i N N 0 N C O 4- 0 O i L O 0 4_j a N 0 O PLOT REFERENCE DATE: 07-28-16 re— M� Maximum Building Height - EL. 40.458' Pitched Roof (greater than 3:12 pitch) - - - ----------- Height Certification RequiredQ i 1 c. J d' a ! Maximum Building Height - EL. 35.458' Flat Roof (Less than 3:12 pitch) ---------------------------------------------- Height Certification RequiredAi T.PL. �32 04042' - - - - - E 12 10 T.O. Sheathing 23.771' � T.PL. 2254f ---------- 12 4 p T.PL. 19.858'� - - - - - 12 T.O. �- Sheathin 2.27,' 1.458' ANG 11�Existing rel T.O. Sheathin 39.849' 1 ----- --------- 10.09'NG 10.14' NG 10.875' FG �17 15 Existing 12 4 12 Existing 8 �5_ �21 37 17 1 25 17 25 _T.PL. 32.042$ 0�.1 .- 00 16 T.O. Sheathing 23.771' T.P4 i 2 ---- t2 4� ------------------------------------------ T.O.( Maximum Building Height - EL. 40.458' Pitched Roof (greater than 3-:1-2-pitch)---- Height Certification Required 1 i Maximum Building Height - EL. 35.458' Flat Roof (Less than 3.12 pitch) e Height Certification Required A (D CL iv ( r 18 25 )f. m a I ' x 3 w § �c s sl ( RA JAI L r r 0r, j Existing __ Existing EAdstin BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: /\ 05-12-16 BUILDING DEPARTMENT CORRECTIONS & COASTAL COMMISSION CORRECTIONS 07-28-16 BUILDING DEPARTMENT CORRECTIONS N Rear Elevation SCALE: 3/16" = V-0" T I ----- L-4 - - - -- T.O. Slab 1.884' Right Side Elevation SCALE: 3/16" = 1'-I SECTION NOTES SECTION KEY NOTES GRADE ESTABLISHMENT ELEVATION NOTES ELEVATION KEY NOTES 1. REFER TO STRUCTURAL ENGINEER DRAWINGS. O SYMBOL Area for Determining slope Caculation ❑1 WOOD SHINGLE ROOF 13 STEEL DOOR / WINDOW 2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN 1 TYPICAL EXTERIOR WALL ASSEMBLY: 4 CONCRETE MAT SLAB. SEE STRUCTURAL DWGS. A.N.G. Point # 1 A.N.G. Point # 2 11.889, 10.666' NOTE: THE MINIMUM REQUIRED TOP OF SLAB ELEVATION FOR INTERIOR LIVING AREAS OF ALL NEW STRUCTURES BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D" PAPER OVER ALL WOOD BASED METAL ROOF 14 WOOD GARAGE DOOR INTENT. REFER TO ENGINEERING DRAWINGS PREPARED A. SMOOTH STUCCO FINISH. B. STONE VENEER WHERE OCCURS ( ) 5 CONCRETE FDN. SEE STRCT. DWGS. A.N.G. Point # 3 10.787' SHALL BE AT LEAST 9.00 (NAVD 88 THE HEIGHT OF A )' PRINCIPAL STRUCTURE SHALL BE MEASURED FROM THE SHEATHING. AND UNDER ALL GROUT BASE BY OTHERS FOR DETAILED INFORMATION. C. WIRE LATH OVER MIN. TWO LAYERS GRADED A.N.G. Point # 4 12.492' MINIMUM REQUIRED TOP OF SLAB ELEVATION. MASONRY VENEERS. C.B.C. SECTION 1402.1 WOOD RAFTER TAILS 15 WOOD SHUTTER 3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB -FLOOR SHEATHING MATERIAL. BUILDING PAPER. D. PLYWOOD SHEATHING OR SHEAR PANELS 6 2x WOOD FRAMING. Total Divided by 4 45.834' VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALL INCLUDING DOORS, WINDOWS WOOD TRELLIS 16 WOOD GUARDRAIL - REFER TO DETAIL (WHERE INDICATED). 7 WOOD I -JOISTS. SEE STRUCTURAL DWGS A.N.G. (Average Natural Grade) 11.458' ROOFING MATERIAL: FIRE -RETARDANT -TREATED WOOD SHINGLES AND VETS PER DETAILS. AND VET PER E. 2X WALL FRAMING WITH INSULATION PER T-24. F. 5/8" GYPSUM WALLBOARD TYPE "X" WHERE ( 8 WOOD CONVENTONAL FRAMED ROOF. SEE o. FSR TREATMENT, INC ESR-1410 H1 WOOD BRACE 17 APPLIED BRICK VENEER No. 1 GRADE WESTERN RED CEDAR SHINGLES N REQUIRED) STRUCTURAL DRAWINGS. COMPLYING WITH IBC SECTION 1508.9.6 AND EXTERIOR FINISH: PAINTED LAP CEDAR SIDING 2 TYPICAL FLOOR/CEILING ASSEMBLY: 9 ROOF RAFTERS A. FLOOR FINISH - SEE PLAN. B. SUBFLOOR SHEATHING MATERIAL GLUED AND 10 WOOD BEAM SCREWED, THICKNESS PER STRUCT. ENGINEER. C. FLOOR JOISTS - PER STRUCT. ENGINEER. 11 ROOF SHEATHING D. 2X WOOD FURRING (WHERE OCCURS). E. GYPSUM WALLBOARD (TYPE "X" WHERE 12 DECK SHEATHING OCCURS). 13 PLYWOOD ROOF SHEATHING. SEE STRCT. DWGS. 3 TYPICAL STAIR ASSEMBLY: INSULATION SCHEDULE CEILING R-30 EXTERIOR WALL R-13 & R-19 RAISED FLOOR R-19 SLAB EDGE NONE DUCT R-6 ritnerGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2016 @expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: HARBOR ISLAND RESIDENCE 24 Hata Island Newpal Beach, CA 92660 Lot 24 & 25 of Tract 802 APN: 050-230-40 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 15002 PROJECT CAD FILE: 15002-PLN-ELEV SECTION 4.1 OF THE ESR-1410 REPORT, OVER s] WOOD TRIM DETAILING 18 APPLIED STONE VENEER SHEET TITLE: SOLID SHEATHING COVERED WITH ONE LAYER OF STONE / 2" THICK CUT VENEER PER C.B.C. 1/4 " THICK DENS -DECK ROOF BOARD MANUFACTURED BY GEORGIA PACIFIC CORP. BRICK VENEER: ADHERED MASONRY VENEER SHALL COMPLY WITH THE APPLICABLE REQUIREMENTS OF d7 WOOD BEAM 19 LOW WALL - REFER TO LANDSCAPE PLANS EXTERIOR SECTION 1405.10.1 AND SECTION 6.1 AND 6.3 OF STANDING SEAM ROOFING "A") TMS 401/ACI 530/ASCE 5. 8❑ WOOD COLUMN 20 WOOD GATE ZINC FINISH (CLASS BY INTERLOCK ROOFING SYSTEMS / WOOD WINDOWS AND DOORS E L EVAT I 0 N S ICC REPORT No. ER-4479 OR DOORS WINDOWS: BY: ❑9 WOOD SHINGLES 21 DECORATIVE LIGHT FIXTURE APPROVED EQUAL. INSTALL PER MANUFACTURER'S SPECIFICATIONS SEMI -TRANSPARENT STAIN HOUSE STREET NUMBER VISIBLE & California Coastal Comalission A. CONT. HANDRAIL SECURELY FASTENED 14 CONCRETE STEM WALL AND PRINTED INSTALLATION COLOR: 10 WOOD SIDING 22 LEGIBLE FROM STREET Solt l2 Coast District Office TO WALL @ 36" MAX., 34" MIN. ABOVE (3) COATS APPROVE INSTRUCTIONS. (4" HIGH 1' WIDE) CRC R319 D TREAD @ NOSING. 15 CONCRETE RETAINING WALL 1'errnit _- B. FINISH MATERIAL PER PLAN. 11 WOOD ENTRY DOOR -> -- -.--.- __„ p C. 5/8" THICK RISERS. BUILT-UP ROOF (CLASS "A") DOORS / WINDOWS: STEEL WINDOWS AND DOORS 23 BUILT-IN BBQ N 16 INSULATION, SEE TITLE 24 MODIFIED BITUMEN ROOFING OVER BY: [3y: -/-2- 'y`!`'=�. D. 1-1/8" THICK TREADS. E. MIN. (4) 2 X 14 STRINGERS AT STRAIGHT RUN. 17 RIGID INSULATION EXTERIOR GRADE ROOF SHEATHING FACTORY FINISH 12 WOOD DOOR/WINDOW ❑ EFFECI'1VE -__--_ F. (1) 2 X 8 AT FRONT & BACK OF TREADS AT 1/4 :12 MINIMUM SLOPE U.N.O. COLOR: 24 DECORATIVE CAP �I / >% liate:_ _ "�_ RADIAL RUN. 18 MIN. 1/2" GYP BD AT WALLS AND 25 CHIMNEY CAP --_.... _.... G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. CLGS COMMON TO HOUSE AND GARAGE, GUTTERS / 5" DIAMETER HALF ROUND COPPER GUTTER CHIMNEY CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHER ' REFER TO STRUCTURAL DRAWINGS. AND AT USEABLE SPACE UNDER STAIRS, TYP DOWNSPOUTS: TERMINATION: THAN ANY PORTION OF THE BUILDING WITHIN N H. POSITIVE CONNECTION TO FLOOR PER ICU STRUCTURAL DRAWINGS10'-0', BUT SHALL NOT BE LESS THAN 3'-0" ABOVE .� J. 1/2" GYPSUM BOARD MIN.. WALLS AND THE HIGHEST POINT WHERE THE CHIMNEY SHEET NUMBER: . CEILINGS OF ALL USABLE SPACE UNDER.EAVES, SEMI -TRANSPARENT STAIN PASSES THROUGH THE ROOF. R1003.9 STAIRS. RAFTER TAILS, COLOR: C & BEAMS STAIN: (3) COATS O ADDRESS: ADDRESSES SHALL BE PLAINLY VISIBLE AND 0 LEGIBLE FROM THE STREET FRONTING THE N GARAGE DOORS SEMI -TRANSPARENT STAIN PROPERTY. ADDRESS NUMBERS SHALL BE 4 Al iiiiiiiiiiiiil502 tr & GATES: COLOR: INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTH O (3) COATS AND OF CONTRASTING COLOR TO THEIR U BACKGROUND. R319.1 CRC. a O 0 PLOT REFERENCE DATE: 07-28-16 m k. CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Calculation Description: Title 24 Analysis Input file Name: 15165SFR.xml CF1 R-PRF-01 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD Page 1 of 16 Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml CF1 R-PRF-01 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD Page 2 of 16 Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml CF1 R-PRF-01 Page 3 of 16 E'M,0;0'�maomova GENERAL INFORMATION 01 Project Name Harbor Island Residence 02 Calculation Description Title 24 Analysis 03 Project Location 24 Harbor Island 04 City Newport Beach 05 Standards Version Compliance 2015 06 Zip Code 92660 07 Compliance Manager Version BEMCmpMgr 2013-4 (744) 08 Climate Zone CZ6 09 Software Version EnergyPro 6.6 10 Building Type Single Family 11 Front Orientation (deg/Cardinal) 45 12 Project Scope Newly Constructed 13 Number of Dwelling Units 1 14 Total Cond. Floor Area (ft2) 8254 15 Number of Zones 4 16 Slab Area (ft2) 0 17 Number of Stories 2 18 Addition Cond. Floor Area N/A 19 Natural Gas Available Yes 20 Addition Slab Area (ft2} N/A 21 Glazing Percentage (%) 24.4% ENERGY USE SUMMARY 04 05 06 07 08 Energy Use (kTDV/ft2-yr) Standard Design Proposed Design Compliance Margin Percent Improvement Space Heating 5.25 3.09 2.16 41.1 % Space Cooling 4.41 7.80 -3.39 -76.9% IAQ Ventilation 0.69 0.69 0.00 0.0% Water Heating 3.61 2.33 1.28 35.5% Photovoltaic Offset ---- 0.00 0.00 ---- Compliance Energy Total 13.96 13.91 0.05 0.4% Registration Number: 215-N648957iC-000000000-0000 Registration Date/Time: 2016-09-12 16:11:56 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 HERS Provider: CaICERTS inc. Report Generated at: 2016-09-12 15:56:15 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml REQUIRED SPECIAL FEATURES The following are features that must be installed as condition for meeting the modeled energy performance for this computer analysis. • Window overhangs and/or fins HERS FEATURE SUMMARY The following is a summary of the features that must be field -verified by a certified HERS Rater as a condition for meeting the modeled energy performance for this computer analysis. Additional detail is provided in the building components tables below. Building -level Verifications: • IAQ mechanical ventilation Cooling System Verifications: • Minimum Airflow • Verified EER • Verified SEER • Refrigerant Charge • Fan Efficacy Watts/CFM HVAC Distribution System Verifications: • Duct Sealing Domestic Hot Water System Verifications: • -- None - ENERGY DESIGN RATING s" This is the sum of the annual TDV energy consumption for nergy iise component&'irtetuded it the PeCforrtlance compliance, app ' ach ford he;Stanclard Design Building (Energy Budget) and the annual ;, TDV energyconsumption for lighting and com onents ,, ulated b Trtle"24" Part 6 9 cif as'doriles iappliance p g g p €tot,eg y ( t c s�and cpnsuriterelectronies)'antl accounting for the annual TDV energy offset by an on -site renewable energy system. rk Reference Energy Use Energy Design Rating Margin Percent Improvement Total Energy (kTDV/f2-yr)* 48.04 ��,7 99 0.05 0.1% * includes calculated Appliances and Miscellaneous Energy Use (AMEU) BUILDING - FEATURES INFORMATION 01 02 03 04 05 06 07 Project Name Conditioned Floor Area (ft2) Number of Dwelling Units Number of Bedrooms Number of Zones Number of Ventilation Cooling Systems Number of Water Heating Systems Harbor Island Residence 8254 1 5 4 0 2 Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-12 16:11:56 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 CF1 R-PRF-01 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD Page 4 of 16 Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml OPAQUE SURFACES 01 02 03 04 05 06 07 08 Name Zone Construction Azimuth Orientation Gross Area (ft2) Window & Door Area (ft2) Tilt (deg) Back Wall Main Level - Main Living R-19 Wall 225 Back 566 343 90 Back Wall 2 Main Level - Main Living R-13 Wall 225 Back 56 35.5 90 Back Wall 3 Main Level - Main Living R-13 Wall 225 Back 56 35.5 90 Right Wall Main Level - Main Living R-19 Wall 315 Right 670 176.995 90 Front Wall Main Level - Main Living R-19 Wall 45 Front 276 116 90 Left Wall Main Level - Main Living R-19 Wall 135 Left 619 260.5 90 Interior Surface Main Level - Main Living»_Garage- R-19 Walli 493 21 Roof Attic Main Level - Main Living R-30 Roof Attic RB 278 Roof Attic 2 Main Level - Main Living R-30 Roof Attic RB 350 Raised Floor Main Level - Main Living R-19 Floor Crawlspace 2877 Back Wall 4 Upper Level - Master Suit R-19 Wall 225 Back 320 154 90 Back Wall 5 ' "FU er Level - s er ui ,; PP Mat S t 3 : , : �i �, Wail, Back 56 2 2 90 Back Wall a 6 ' r L y J= U e eel aster tat Pp Ik( s` R 1 " .< 3 I y Wa � 22 5 �� 13 a x 10, 56 22 90 Wall 2 PPeLev I MasterSut y Aa.7 R 19ma ight E 520 94WRight 90 Front Wall 2 Sr:." U er Level ter Suit:,-.,, M Su t P a 6 P M R-19 Wali �° � 45 ° ` Front � 0 a' 224 10 90 Left Wall 2 Upper Level - Master Suit - R-19 Wall 135 Left 520 83.5 90 Roof Attic 3 Upper Level - Master Suit R-30 Roof Attic RB 463 Roof Attic 4 Upper Level - Master Suit R-30 Roof Attic RB 404 Roof Attic 5 Upper Level - Master Suit R-30 Roof Attic RB 1085 Raised Floor 2 Upper Level - Master Suit R-19 Floor Crawlspace 200 Back Wall 7 Upper Level - Bedroom 5 / R-19 Wall 225 Back 69 6 90 Right Wall 3 Upper Level - Bedroom 5 / R-19 Wall 315 Right 216 26 90 Front Wall 3 Upper Level - Bedroom 5 / R-19 Wall 45 Front 257 60 90 Left Wall 3 Upper Level - Bedroom 5 / R-19 Wall 135 Left 216 26 90 Roof Attic 6 Upper Level - Bedroom 5 / R-30 Roof Attic RB 800 Roof Attic 7 Upper Level - Bedroom 5 / R-30 Roof Attic RB 145 Raised Floor 3 Upper Level - Bedroom 5 / R-19 Floor Crawlspace 806 Back Wall 8 Game/Studio/Bdrm.2,3 & 4 R-19 Wall 225 Back 485 137.5 90 Right Wall 4 Game/Studio/Bdrm.2,3 & 4 R-19 Wall 315 Right 892 240 90 Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-12 16:11:56 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml HERS Provider: CaICERTS inc. Report Generated at: 2016-09-12 15:56:15 CF1 R-PRF-01 Page 7 of 16 WINDOWS 01 02 03 04 05 06 07 08 09 10 Name Type Surface (Orientation -Azimuth) Width (ft) Height (ft) Multipli er Area (ft2) U-factor SHGC Exterior Shading 0-107 Window Back Wall (Back-225) ---- ---- 1 95.0 0.32 0.35 Insect Screen (default) D108 Window Back Wall (Back-225) ---- ---- 1 21.0 0.30 0.35 Insect Screen (default) D108 2 Window Back Wall (Back-225) ---- ---- 1 108.0 0.30 0.35 Insect Screen (default) W102 Window Back Wall (Back-225) ---- ---- 1 67.5 0.32 0.35 Insect Screen (default) W105 Window Back Wall (Back-225) --- ---- 1 26.5 0.34 0.35 Insect Screen (default) W104 Window Back Wall (Back-225) ---- ---- 1 9.0 0.34 0.35 Insect Screen (default) W109 Window Back Wall (Back-225) ---- ---- 1 16.0 0.34 0.35 Insect Screen (default) W105 2 Window n; Back Wall 2 (Back-225) ---- ---- 1 26.5 0.32 0.35 Insect Screen (default) W104 2 Window Back Wall 2 (Back-225) ---- ---- 1 9.0 0.34 0.35 Insect Screen (default) W105 3 Window = Back Wall 3 (Back-225) ---- ---- 1 26.5 0.32 0.35 Insect Screen (default) W104 3 Window � Back Wall 3,(Back-225) ---- ---- 1 9.0 0.34 0.35 Insect Screen (default) W107 Window ;Right I,Va[f (Right 315) 1 35.0 0.34 0.35 Insect Screen (default) W106 Window 3 Right'Wall (Right 315) a ,,. „ 3 Q 5.5 f)727 12.0 0.34 0.35 Insect Screen (default) ) Window RI h Rph�3�5 y:.;. „ 032 035 In act Screen (defaul t) W 112 Window Right II"F Ri h - 1 tWa t3 5 � •-. 9 n( g:�a y 3 ,• - r x' - 'f°'` < 36 .0 a 0. 4 3 0 35 Insect Screen default (default) D113 Window Right Wall Ri ht-315 9 g ( g ) ---- ---- 1" 5.0 0.32 0.35 Ins r Insect Screen (default) W114 Window Right Wall (Right-315) ---- --- 1 35.0 0.34 0.35 Insect Screen (default) D106 Window Front Wall (Front-45) ---- ---- 1 95.0 0.32 0.35 Insect Screen (default) French Door Window Front Wall (Front-45) ---- ---- 1 21.0 0.30 0.35 Insect Screen (default) W116 Window Left Wall (Left-135) ---- ---- 1 81.0 0.34 0.35 Insect Screen (default) W115 Window Left Wall (Left-135) ---- ---- 1 54.0 0.32 0.35 Insect Screen (default) D1110 Window Left Wall (Left-135) ---- ---- 1 99.0 0.30 0.35 Insect Screen (default) D109 Window Left Wall (Left-135) ---- ---- 1 20.5 0.30 0.35 Insect Screen (default) W103 Window Left Wall (Left-135) ---- ---- 1 6.0 0.34 0.35 Insect Screen (default) D224 Window Back Wall 4 (Back-225) ---- ---- 1 42.0 0.32 0.35 Insect Screen (default) D225 Window Back Wall 4 (Back-225) ---- ---- 1 42.0 0.30 0.35 Insect Screen (default) W222 Window Back Wall 4 (Back-225) ---- --- 1 16.0 0.34 0.35 Insect Screen (default) W221 Window Back Wall 4 (Back-225) 1 32.0 0.34 0.35 Insect Screen (default) W220 Window Back Wall 4 (Back-225) - 1 22.0 0.34 0.35 Insect Screen (default) Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-12 16:11:56 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 HERS Provider: CaICERTS inc. Report Generated at: 2016-09-12 15:56:15 HERS Provider: CaICERTS inc. Report Generated at: 2016-09-12 15:56:15 CF1 R-PRF-01 Page 5 of 16 Front Wall 4 Game/Studio/Bdrm.2,3 & 4 R-19 Wall 45 Front 349 49.5 90 Left Wall 4 Game/Studio/Bdrm.2,3 & 4 R-19 Wall 135 Left 1001 148.5 90 Interior Surface 2 Game/Studio/Bdrm.2,3 & 4»_Garage- R-13 Walll 120 0 Roof Attic 8 Game/Studio/Bdrm.2,3 & 4 R-30 Roof Attic RB 191 Roof Attic 9 Game/Studio/Bdrm.2,3 & 4 R-30 Roof Attic RB 431 Roof Attic 10 Game/Studio/Bdrm.2,3 & 4 R-30 Roof Attic RB 666 Raised Floor 4 Game/Studio/Bdrm.2,3 & 4 R-19 Floor Crawlspace 1553 Garage wall rear -Garage- Garage Exterior Wall 270 specify - 63 0 90 Garage wall right -Garage- Garage Exterior Wall 0 specify - 234 0 90 Garage wall front -Garage- Garage Exterior Wall 90 specify - 432 252 90 Garage wall left -Garage- Garage Exterior Wall 180 specify - 261 0 90 Garage wall rear 2 Garage_ Garage Exterior Wall 225 Back 113 0 90 Garage wall right 2 _Garage- Garage Exterior Wall 315 Right 264 0 90 Garage wall front 2 Garage= _Garage Exterior Wall 45 Front 242 63 90 Garage wall left 2 9 _ Gara a 0 - (� ara Ex I II to Wa 0 r �.5r�i:? 1 5 3_ Left 2 4 6 0 90 Raised Floor 5 Gar a e -77 1 'Floor a � 10 83Is Raised Floor 6 Glaa g e z R 1 loor Crawls ce F Pa Fi �� 3 421 OPAQUE SURFACES - Cathedral Ceilings 01 02 03 04 05 06 07 08 09 10 11 Orientatlo Skylight Area Roof Rise Roof Roof Tilt Roof Roof Framing Name Zone Type n Area (ft2) (ft2) (x In 12) Pitch (deg) Reflectance Emittance Factor Roof Cathedral Main Level - Main R-30 Roof Cathedral Front 321 0 0.2 0.02 0.95 0.1 0.85 0.1 Living Roof Cathedral 2 Game/S3 dio Bdrm.2, R-30 Roof Cathedral Front 153 0 0.2 0.02 0.95 0.1 0.85 0.1 Garage -Garage- Garage Roof Front 279 0 0.2 0.02 0.95 0.1 0.85 0.1 GarageRoof -Garage- Garage Roof Front 421 0 4 0.33 18.43 0.1 0.85 0.1 Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-12 16:11:56 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml HERS Provider: CaICERTS inc. Report Generated at: 2016-09-12 15:56:15 CF1 R-PRF-01 Page 8 of 16 W220 2 Window Back Wall 5 (Back-225) ---- ---- 1 22.0 0.34 0.35 Insect Screen (default) W220 3 Window Back Wall 6 (Back-225) ---- ---- 1 22.0 0.34 0.35 Insect Screen (default) W218 Window Right Wall 2 (Right-315) ---- ---- 1 12.0 0.34 0.35 Insect Screen (default) W216 Window Right Wall 2 (Right-315) ---- 1 20.0 0.34 0.35 Insect Screen (default) W217 Window Right Wall 2 (Right-315) ---- ---- 1 13.5 0.34 0.35 Insect Screen (default) W215 Window Right Wall 2 (Right-315) ---- ---- 1 13.5 0.34 0.35 Insect Screen (default) W214 Window Right Wall 2 (Right-315) ---- ---- 1 35.0 0.34 0.35 Insect Screen (default) W223 Window Front Wall 2 (Front-45) ---- ---- 1 10.0 0.34 0.35 Insect Screen (default) W224 Window Left Wall 2 (Left-135) ---- ---- 1 22.5 0.34 0.35 Insect Screen (default) D223 Window Left Wall 2 (Left-135) ---- ---- 1 42.0 0.30 0.35 Insect Screen (default) W302 Window Left Wall 2 (Left-135) ---- ---- 1 19.0 0.32 0.35 Insect Screen (default) W303 Window Back Wall 7 (Back-225) ---- ---- 1 6.0 0.32 0.35 Insect Screen (default) W213 Window Right Wall 3 (Right-315) ---- ---- 1 20.0 0.34 0.35 Insect Screen (default) W303 2 Window Right Wall 3 (Right 315) -- 1 6.0 0.32 0.35 Insect Screen (default) W212 Window "' "`"" "` ' " "" " Front Wall 3 (Front 45) - - 1 27.0 0.34 0.35 Insect Screen (default) W21 0 Window ' Front ,all"3 Front-45 x W 1 27.0 0.34 0.35 Insect Screen default W303 3 Window F, ro "Nall3 „�5) _., 0.32 0.35 Insect Screen (default) W211 Window " Left (Left-1 3S) ,.- n (default) W 303 4 i Window - L W" Il L'"" ' 1 Left a ,3 ( eft 35},y „ � _� t= '�;, 3, - -=�.- :�, 9� �.. ; 1,�-�, �YF 6.0 'kd 0.32 0.35 Insect Screen (default) W117 Window Back Wall 8 (Back-225) ---- ---- 1 60.5 0.32 0.35 Insect Screen (default) W119 Window Back Wall 8 (Back-225) ---- ---- 1 33.0 0.32 0.35 Insect Screen (default) W201 Window Back Wall 8 (Back-225) ---- ---- 1 36.0 0.34 0.35 Insect Screen (default) W301 Window Back Wall 8 (Back-225) ---- ---- 1 8.0 0.32 0.35 Insect Screen (default) W117 2 Window Right Wall 4 (Right-315) ---- 1 16.5 0.32 0.35 Insect Screen (default) D127 Window Right Wall 4 (Right-315) ---- ---- 1 28.0 0.30 0.35 Insect Screen (default) W118 Window Right Wall 4 (Right-315) ---- ---- 1 7.0 0.34 0.35 Insect Screen (default) W119 2 Window Right Wall 4 (Right-315) ---- ---- 1 55.0 0.32 0.35 Insect Screen (default) W124 Window Right Wall 4 (Right-315) ---- ---- 1 15.0 0.34 0.35 Insect Screen (default) W123 Window Right Wall 4 (Right-315) ---- ---- 1 12.0 0.34 0.35 Insect Screen (default) W203 Window Right Wall 4 (Right-315) ---- ---- 1 37.0 0.34 0.35 Insect Screen (default) W205 Window Right Wall 4 (Right-315) ---- ---- 1 24.5 0.34 0.35 Insect Screen (default) W208 Window Right Wall 4 (Right-315) --- ---- 1 37.0 0.34 0.35 Insect Screen (default) W301 2 Window Right Wall 4 (Right-315) -- ---- 1 8.0 0.32 0.35 Insect Screen (default) Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-12 16:11:56 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 HERS Provider: CaICERTS inc. Report Generated at: 2016-09-12 15:56:15 ZONE INFORMATION 01 02 03 04 05 06 07 Zone Name Zone Type HVAC System Name Zone Floor Area (ft2) Avg. Ceiling Height Water Heating System 1 Water Heating System 2 Main Level - Main Living Conditioned Main Level - Main Livingl 2921 10 DHW Sys 1 Upper Level - Master Suit Conditioned Upper Level - Master Suitt 1952 9 DHW Sys 1 Upper Level - Bedroom 5 / Conditioned Upper Level - Bedroom 5 /3 945 9 DHW Sys 1 Game/Studio/Bdrm.2,3 & 4 Conditioned Game/Studio/Bdrm.2,3 & 44 2436 9 DHW Sys 3 "*� 9- f 3.. 01 FIE Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-1216:11:56 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 HERS Provider: CaICERTS inc. Report Generated at: 2016-09-12 15:56:15 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml CF1 R-PRF-01 Page 6 of 16 ATTIC 01 02 03 04 05 06 07 08 Name Construction Type Roof Rise Roof Reflectance Roof Emittance Radiant Barrier Cool Roof Attic Main Level - Main Living Attic RoofMain Level - Main Ventilated 4.55732 0.1 0.85 Yes No Living Attic Upper Level - Master Attic RoofUpper Level - Ventilated 5.91522 0.1 0.85 Yes No Suit Master Suit Attic Upper Level - Bedroom Attic Roof Upper Level - Ventilated 4.15344 0.1 0.85 Yes No 5 / Bedroom 5 / Attic Game/Studio/Bdrm.2,3 Attic & 4 RoofGame/Studio/Bdrm.2,3 Ventilated 7.17857 0.1 0.85 Yes No &4 ! K3 r "I A4 f �. 3 F :..:,�...IN IEE "A Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-12 16:11:56 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - C17111-04072016-744 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml HERS Provider: CalCERTS inc. Report Generated at: 2016-09-12 15:56:15 CF1 R-PRF-01 Page 9 of 16 W119 3 Window Front Wall 4 (Front-45) ---- ---- 1 10.0 0.32 0.35 Insect Screen (default) W209 Window Front Wall 4 (Front-45) ---- ---- 1 31.5 0.34 0.35 Insect Screen (default) W301 3 Window Front Wall 4 (Front-45) - -- 1 8.0 0.32 0.35 Insect Screen (default) W121 Window Left Wall 4 (Left-135) ---- ---- 1 4.0 0.34 0.35 Insect Screen (default) W122 Window Left Wall 4 (Left-135) ---- ---- 1 4.0 0.34 0.35 Insect Screen (default) W125 Window Left Wall 4 (Left-135) ---- ---- 1 20.0 0.34 0.35 Insect Screen (default) W120 Window Left Wall 4 (Left-135) ---- ---- 1 4.0 0.34 0.35 Insect Screen (default) W117 3 Window Left Wall 4 (Left-135) ---- ---- 1 16.5 0.32 0.35 Insect Screen (default) W207 Window Left Wall 4 (Left-135) ---- ---- 1 24.5 0.34 0.35 Insect Screen (default) W206 Window Left Wall 4 (Left-135) ---- ---- 1 24.5 0.34 0.35 Insect Screen (default) W201 2 Window Left Wall 4 (Left-135) ---- ---- 1 12.5 0.34 0.35 Insect Screen (default) W202 Window Left Wall 4 (Left-135) ---- ---- 1 12.5 0.34 0.35 Insect Screen (default) W301 4 Window <, Left Wall 4 (Left-1 35) - 1 8.0 0.32 0.35 Insect Screen (default) DOORS _ 01 0vie2t2 .�. , 03 04 Name �� -, �3 .. � � °Sxfe of Bsiildln �� �9 ea ft2 Area ( ) -f U actor Doorim � „Ri ht W II fa � „✓&:, 0.50 Door 2 .,,K, Irtenor Surface ` ,r 21.0 0.50 Door 3 Left Wall 4 18.0 0.50 Door 4 Garage wall front 63.0 0.50 Door 5 Garage wall front 63.0 0.50 Door 6 Garage wall front 63.0 0.50 Door 7 Garage wall front 63.0 0.50 Door 8 Garage wall front 2 63.0 0.50 OVERHANGS AND FINS 01 02 03 04 05 O6 07 08 09 10 11 12 13 14 Overhang Left Fin Right Fin Window Depth Dist Up Left Extent Right Extent Flap Ht. Depth Top Up DistL Bot Up Depth Top Up Dist R Bot Up W106 0 0 0 0 0 0 0 0 0 0 0 0 0 Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-12 16:11:56 HERS Provider: CaICERTS inc. CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 Report Generated at: 2016-09-12 15:56:15 FI TITLE 24 ENERGY CONSULTANTS 470 Wald Irvine, CA 92618 T: 949-789-7221 F: 949-789 -7222 w w w w w d' N w HARBOR ISLAND RESIDENCE 24 Harbor Island Newport Beach, CA 92660 JobNumber: 15165 T24.1 a CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1 R-PRF-01 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Page 10 of 16 Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml OPAQUE SURFACE CONSTRUCTIONS 01 02 03 04 05 06 07 Total Cavity Winter Design Construction Name Surface Type Construction Type Framing R-value U-value Assembly Layers • Inside Finish: Gypsum Board • Cavity/Frame: no insul. /2x4 • Roof Deck: Wood Siding/sheathing/decking Garage Roof Cathedral Ceilings Wood Framed Ceiling 2x4 @ 16 in. O.C. none 0.484 • Roofing: Light Roof (Asphalt Shingle) • Inside Finish: Gypsum Board • Cavity/Frame: no insul. /2x4 • Exterior Finish: Wood Garage. Exterior Wall Exterior Walls Wood Framed Wall 2x4 @ 16 in. O.C. none 0.302 Siding/sheathing/decking • Floor Surface: Carpeted Floors Over • Floor Deck: Wood Siding/sheathing/decking R-19 Floor Crawlspace Crawlspace <: Wood Framed Floor 2x6 @ 16 in. O.C. R 19 0.049 • Cavity/Frame: R-19/2x6 • Cavity / Frame: no insul. / 2x4 Top Chrd • Roof Deck: Wood Siding/sheathing/decking Attic RoofMain Level - Main 2x4 Top Chord of Roof Truss @ 24 • Tile Gap: present Living Attic Roofs '1Nood Framed Ceiling in. O.C. none 0.400 • Roofing: 10 PSF (Rooffile) Ceiling (below Ce s be o 9 ( �. x: �� � . �;; >a � ';,,. f . r i Fini h: m Board Ins de s Gypsum oa .1 2x4 Cavity Frame: R-9 / Ca t Y R-30 Roof Attic RB attic Wood Fra d Celli �.., 2x4' 24 m'0. @ C ;, R 30 0.032 - in •Over Floor Joists: R 20 9 insul. _ , 9 �; �� ' J ..., x ., -�� '� n r �� � .,,� �,�-��rassz � �a ram` � -� •Inside Finish: Gypsum Board Cavity/Frame: R-30/2x10 _ f x •Roof Deck: Wood Siding/sheathing/decking • Tile Gap: present R-30 Roof Cathedral Cathedral Ceilings Wood Framed Ceiling 2x10 @ 16 in. O.C. R 30 0.036 • Roofing: Light Roof (Metal Tile) • Inside Finish: Gypsum Board • Cavity / Frame: R- 19 / 2x6 • Exterior Finish: Wood R-19 Wall Exterior Walls Wood Framed Wall 2x6 @ 16 in. O.C. R 19 0.069 Siding/sheathing/decking • Inside Finish: Gypsum Board • Cavity/Frame: R-13/2x4 • Exterior Finish: Wood R-13 Wall Exterior Walls Wood Framed Wall 2x4 @ 16 in. O.C. R 13 0.095 Siding/sheathing/decking • Inside Finish: Gypsum Board - Cavity/Frame: R-19/2x6 R-19 Walli Interior Walls Wood Framed Wall 2x6 @ 16 in. O.C. R 19 0.067 • Other Side Finish: Gypsum Board • Cavity / Frame: no insul. / 2x4 Top Chrd • Roof Deck: Wood Siding/sheathing/decking Attic RoofUpper Level - Master 2x4 Top Chord of Roof Truss @ 24 • Tile Gap: present Suit Attic Roofs Wood Framed Ceiling in. O.C. none 0.400 • Roofing: 10 PSF (RoofTile) Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-1216:11:56 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml HERS Provider: CaICERTS inc. Report Generated at: 2016-09-1215:56:15 CF1 R-PRF-01 Page 13 of 16 HVAC - HEAT PUMPS 01 02 03 04 05 06 07 08 09 10 Name Type Heating HSPF/COP Cap 47 Cap 17 Cooling SEER EER Zonally Controlled Multispeed Compressor HERS Verification Heat Pump System 3 SplitHeatPump 8.6 61000 48000 15.5 9.45 Yes No Heat Pump System 3-hers-cool Heat Pump System 4 SplitHeatPump 8.6 61000 48000 16 13 Yes No Heat Pump System 4-hers-cool HVAC - COOLING UNIT TYPES 01 02 03 04 05 06 07 Efficiency Multi -speed Name System Type EER SEER Zonally Controlled Compressor HERS Verification Cooling Component 1 SplitA rCond 13 16 Zonally Controlled Single Speed Cooling Component 1-hers-cool Cooling Component 2 - ° - SplitAirCond - 13 16 7 Zonally Controlled Single Speed Cooling Component 2-hers-cool HVAC COOLING - HERS VERIFICATION 01 3 02, 03 i a , f � 04 05 06 Nam e ">� r Verified Airflow Airflow Tar et g Verified EER Verified SEER ed Verified Refrigerant Charge Cage Cooling Component 1-hers-cool Required 275 Required Required Required Cooling Component 2-hers-cool Required 275 Required Required Not Required Heat Pump System 3-hers-cool Required 350 Not Required Required Not Required Heat Pump System 4-hers-cool Required 350 Required Required Not Required Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-1216:11:56 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 HERS Provider: CaICERTS inc. Report Generated at: 2016-09-12 15:56:15 HVAC SYSTEM HEATING AND COOLING LOADS SUMMARY Project Name Harbor Island Residence Date 4/25/2016 System Name Main Level - Main Living Floor Area 2,921 ENGINEERING CHECKS SYSTEM LOAD Number of Systems 0 COIL CFM Total Room Loads 1,660 Return Vented Lighting Return Air Ducts Return Fan Ventilation 0 Supply Fan Supply Air Ducts TOTAL SYSTEM LOAD COOLING PEAK COIL HTG. PEAK Heating System Sensible I Latent CFM Sensible Output per System 89,000 34,477 2,241 648 23,929 Total Output Btuh 0 0 Output Btuh/s ft 0.0 1,202 1,242 Cooling System 0 0 Output per System 46,500 0 0 0 0 Total Output Btuh 0 0 2,241 0 Total Output Tons 0.0 1 1,202 1,242 Total Output Btuh/s ft 0.0 Total Output s ft/Ton 0•0 36,881 26,413 Air System CFM per System 1,680 HVAC EQUIPMENT SELECTION Airflow cfm 0 16/13/90 0 0 0 Airflow cfm/sgft 0.00 Airflow cfm/Ton 0.0 Outside Air % 0.0 % Total Adjusted System Output (Adjusted for Peak Design conditions) TIME OF SYSTEM PEAK 0 0 0 Jan 1 AM Outside Air cfm/sgft 0.00 Note: values above given at ARI conditions Aug 3 PM HEATING SYSTEM PSYCHROMETRICS Airstream Temperatures at Time of Heating Peak HVAC SYSTEM HEATING AND COOLING LOADS SUMMARY Project Name Harbor Island Residence Date 4/25/2016 System Name Upper Level - Bedroom 5 / Gym Floor Area 945 ENGINEERING CHECKS SYSTEM LOAD Number of Systems 0 COIL CFM Total Room Loads 360 Return Vented Lighting Return Air Ducts Return Fan Ventilation 0 Supply Fan Supply Air Ducts TOTAL SYSTEM LOAD COOLING PEAK COIL HTG. PEAK Heating System Sensible Latent CFM Sensible Output per System 89,000 7,577 725 180 6,652 Total Output Btuh 0 0 Output Btuh/s ft 0•0 264 345 Cooling System 01 0 Output per System 46,500 0 0 0 0 Total Output Btuh 0 0 264 8,105 725 0 Total Output Tons 0.0 345 Total Output Btuh/s ft 0.0 Total Output s ft/Ton 0.0 7,342 Air System CFM per System 1,680 HVAC EQUIPMENT SELECTION Airflow cfm 0 16/13/90 0 0 0 Airflow cfm/sgft 0.00 Airflow cf nrron 0.0 Outside Air % 0-0% Total Adjusted System Output (Adjusted for Peak Design conditions) TIME OF SYSTEM PEAK 0 0 0 Jan 1 AM Outside Air cfm/s ft 0.00 Note: values above given at ARI conditions Aug 3 PM HEATING SYSTEM PSYCHROMETRICS Airstream Temperatures at Time of Heating Peak AAE CF1 R-PRF-01 Page 11 of 16 • Floor Surface: Carpeted • Floor Deck: Wood Siding/sheathing/decking • Cavity/Frame: no insul. /2x12 R-0 Floor No Crawlspace Interior Floors Wood Framed Floor 2x12 @ 16 in. O.C. none 0.196 • Ceiling Below Finish: Gypsum Board • Cavity / Frame: no insul. / 2x4 Top Chrd • Roof Deck: Wood Siding/sheathing/decking Attic RoofUpper Level - 2x4 Top Chord of Roof Truss @ 24 • Tile Gap: present Bedroom 5 / Attic Roofs Wood Framed Ceiling in. O.C. none 0.400 • Roofing: 10 PSF (RoofTile) • Cavity / Frame: no insul. / 2x4 Top Chrd Attic • Roof Deck: Wood Siding/sheathing/decking RoofGame/Studio/Bdrm.2,3 & 2x4 Top Chord of Roof Truss @ 24 • Tile Gap: present 4 Attic Roofs Wood Framed Ceiling in. O.C. none 0.400 • Roofing: 10 PSF (RoofTile) • Inside Finish: Gypsum Board • Cavity / Frame: R- 13 / 2x4 R-13 Walll Interior Walls Wood Framed Wall 2x4 @ 16 in. O.C. R 13 0.092 • Other Side Finish: Gypsum Board BUILDING ENVELOPE - HERS VERIFICATION 01 02 03 04 Quality Insulation InstalIation`(Q,I_1) .QulitY a liationgf Spr#yfom Insulation nvelo a Air Leakage Bufldin .,., a CFM50 Not Required .�' � o R ` uired t f fl �No R icared .� t vela. _ fr K ''S ;a .,, t p '" - WATER HEATING SYSTEMS`Y` ...:�. '$�%i 4 9 :2A+a" ii-Fez _.:s? :g. Yo-. � .aa cw ,P .3 .> "» lY<. `!&^a.d+ .a✓„>Fa 01 02 `, .> 1, .: 03 , . k , " f 04 '-,; 05 06 Name System Type Distribution Type Water Heater Number of Heaters Solar Fraction (%) DHW Sys 1 - 1/2 DHW Standard DHW Heater 1 2 .0% DHW Sys 3 - 1/1 DHW Standard DHW Heater 3 1 .0% WATER HEATERS 01 02 03 04 05 06 07 08 Name Heater Element Type Tank Type Tank Volume (gal) Energy Factor or Efficiency Input Rating Tank Exterior Insulation R-value Standby Loss (Fraction) DHW Heater 1 Natural Gas Small Instantaneous 0.2 - 0.91 199000-Btu/hr 0 0 DHW Heater 3 Natural Gas Small Instantaneous 0.2 0.91 199000-Btu/hr 0 0 Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-1216:11:56 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml HERS Provider: CaICERTS inc. Report Generated at: 2016-09-1215:56:15 CF1 R-PRF-01 Page 14 of 16 HVAC - DISTRIBUTION SYSTEMS 01 02 03 04 05 06 07 Name Type Duct Leakage Insulation R-value Duct Location Bypass Duct HERS Verification Air Distribution System 1 DuctsCrawl Sealed and tested 6 Crawlspace None Air Distribution System 1-hers-dist Air Distribution System 2 DuctsCrawl Sealed and tested 6 Crawlspace None Air Distribution System 2-hers-dist Air Distribution System 3 DuctsCrawl Sealed and tested 6 Crawlspace None Air Distribution System 3-hers-dist Air Distribution System 4 DuctsCrawl Sealed and tested 6 Crawlspace None Air Distribution System 4-hers-dist HVAC DISTRIBUTION - HERS VERIFICATION 01 <02 03 04 05 06 07 08 Name Duct Leakage .Verification Duct Leakage Target (%) Verified Duct Location Verified Duct Design Buried Ducts Deeply Buried Ducts Low -leakage Air Handler Air Distribution System 1-hers-dist Required 60 Not Required Not Required uired Not Requited Not Required uired --- Air Distribution System 2-hers-dist Requ'd �Nof Requited N.e uired Not Required --- Air Distribution System 3-hers-dist Required 0 -Not Fjequtred P+ NotRequired Not Required Not Required Air Distribution System 4-hers-dist Required,: 6.0 Not Required '„ Not Required Not Required Not Required --- HVAC-FAN SYSTEMS 01 02 03 04 Name Type Fan Power (Watts/CFM) HERS Verification HVAC Fan 1 Single Speed PSC Furnace Fan 0.58 HVAC Fan 1-hers-fan HVAC Fan 2 Single Speed PSC Furnace Fan 0.58 HVAC Fan 2-hers-fan HVAC Fan 3 Single Speed PSC Furnace Fan 0.58 HVAC Fan 3-hers-fan HVAC Fan 4 Single Speed PSC Furnace Fan 0.58 HVAC Fan 4-hers-fan HVAC FAN SYSTEMS - HERS VERIFICATION 01 02 03 Name Verified Fan Watt Draw Required Fan Efficiency (Wafts/CFM) HVAC Fan 1-hers-fan Required 0.58 HVAC Fan 2-hers-fan Required 0.58 HVAC Fan 3-hers-fan Required 0.58 Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-1216:11:56 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 HVAC SYSTEM HEATING AND COOLING LOADS SUMMARY Project Name Harbor Island Residence Date 4/25/2016 System Name Upper Level - Master Suite Floor Area 1,952 ENGINEERING CHECKS SYSTEM LOAD Number of Systems 0 COIL CFM Total Room Loads 883 Return Vented Lighting Return Air Ducts Return Fan Ventilation 0 Supply Fan Supply Air Ducts TOTAL SYSTEM LOAD COOLING PEAK COIL HTG. PEAK Heating System Sensible Latent CFM Sensible Output per System 89,000 18,483 1,498 362 13,432 Total Output Btuh 0 0 Output Btuhls ft 0.0 644 697 Cooling System 0 0 Output per System 46,500 0 0 0_ 0 Total Output Btuh 0 0 1,498 0 Total Output Tons 0•0 1 6441 697 Total Output Btuh/s ft 0.0 Total Output s fUTon 0•0 1 19,772 14,827 Air System CFM per System 1,680 HVAC EQUIPMENT SELECTION Airflow cfm 0 16/13/90 0 0 0 Airflow cfm/s ft 0.00 Airflow cfm/Ton 0.0 Outside Air % 0.0 % Total Adjusted System Output (Adjusted for Peak Design conditions) TIME OF SYSTEM PEAK 01 0 0 Jan 1 AM Outside Air cfm/s ft 0.00 I Note: values above given at ARI conditions Aug 3 PM HEATING SYSTEM PSYCHROMETRICS Airstream Temperatures at Time of Heating Peak HVAC SYSTEM HEATING AND COOLING LOADS SUMMARY Project Name Harbor Island Residence Date 4/25/2016 System Name Game/Studio/Bdrm.2,3 & 4 Floor Area 2,436 ENGINEERING CHECKS SYSTEM LOAD Number of Systems 0 COIL CFM Total Room Loads 1,197 Return Vented Lighting Return Air Ducts Return Fan Ventilation 0 Supply Fan Supply Air Ducts TOTAL SYSTEM LOAD COOLING PEAK COIL HTG. PEAK Heating System Sensible Latent CFM Sensible Output per System 89,000 24,990 1,869 541 19,969 Total Output Btuh 0 0 Output Btuhls ft 0.0 871 1,037 Cooling System 0 0 Output per System 46,500 0 0 0 0 Total Output Btuh 0 0 1,869 0 Total Output Tons 0•0 871 1,037 Total Output Btuh/sgft 0.0 Total Output s ft/Ton 0•0 1 26,732 22,042 Air System CFM per System 1,680 HVAC EQUIPMENT SELECTION Airflow chn 0 16/13/90 0 0 0 Airflow cfm/sgft 0.00 Airflow cfmrron 0.0 Outside Air % 0•0 % Total Adjusted System Output (Adjusted for Peak Design conditions) TIME OF SYSTEM PEAK o 0 0 Jan 1 AM Outside Air cfm/s ft 0.00 Note: values above given at ARI conditions Aug 3 PM HEATING SYSTEM PSYCHROMETRICS Airstream Temperatures at Time of Heating Peak CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml CF1 R-PRF-01 Page 12 of 16 WATER HEATING - HERS VERIFICATION 01 02 03 04 05 06 07 Name Pipe Insulation Parallel Piping Compact Distribution Point -of Use Recirculation Control Central DHW Distribution DHW Sys 1 -1/2 --- --- -- DHW Sys 3 - 1/1 - -- -- SPACE CONDITIONING SYSTEMS 01 02 03 04 05 06 SC Sys Name System Type Heating Unit Name Cooling Unit Name Fan Name Distribution Name Cooling Component 1:Heating Component 1:Air Distribution System 1:HVAC Fan 1:1 Other Heating and Cooling System Heating Component 1 Cooling Component 1 HVAC Fan 1 Air Distribution System 1 Cooling Component 2:Heating Component 2 Air Distribution System 2:HVAC Fan 2:1 ItOther Heating and Cooling System Heating Component 2 Cooling Component 2 HVAC Fan 2 Air Distribution System 2 SPACE CONDITIONING SYSTEMS 01 02 � 03 04 05 06 Name SC Sys a e Y "'T ��Nea S ste e � ml ` � y 3�� YP ��, f it Narine t n n U y�:., i Cool n Unit e> -.> Rm �� g Y.�:q� Fan Name a a e Distribution Name :Heat Pump System 3:Air Distribution S s em ._ P Y Y. t .k..- ,_ _;. __ _ _. He Pum H atm n a. e P ._ 9a <.r°�r „,gym , ,f ,., , � � �. w .1 P s m 3 -- t S.te._ .:4 .,� Y :, -P m 4. e u S ste 3 H _,. Kt Y. r ��;HVAC Fan C a 3 Air Distribution System 3 Y 3.HVAC Fan 3.2 yx�-� � ..t✓oolm S stem 9 Y Heat Pump System Distribution System °° , Heat Pump Heatling at>d : f_ Heat Pump System 4 1 Heat Pump`System 4 r 4HVAC Fan 4 Air Distribution System 4 4:HVAC Fan 4:2 Cooling System HVAC - HEATING UNIT TYPES 01 02 03 Name Type Efficiency Heating Component 1 CntrlFurnace - Fuel -fired central furnace 95 AFUE Heating Component 2 CntrlFurnace - Fuel -fired central furnace 95 AFUE Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-1216:11:56 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 HERS Provider: CaICERTS inc. Report Generated at: 2016-09-12 15:56:15 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CFI R-PRF-01 Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Page 15 of 16 Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml HVAC Fan 4-hers-fan Required 0.58 IAQ (Indoor Air Quality) FANS 01 02 03 04 05 06 Dwelling Unit IAQ CFM IAQ Watts/CFM IAQ Fan Type IAQ Recovery Effectiveness(%) HERS Verification SFam IAQVentRpt 127.54 0.25 Default 0 Required ct, a � , e k 3 ;,­4 I-, �;e , S 1 �� _�,, I HERS Provider: CaICERTS inc. Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-1216:11:56 Report Generated at: 2016-09-12 15:56:15 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD Project Name: Harbor Island Residence Calculation Date/Time: 15:52, Mon, Sep 12, 2016 Calculation Description: Title 24 Analysis Input File Name: 15165SFR.xml HERS Provider: CaICERTS inc. Report Generated at: 2016-09-12 15:56:15 CF1 R-PRF-01 Page 16 of 16 DOCUMENTATION AUTHOR'S DECLARATION STATEMENT 1. 1 certify that this Certificate of Compliance documentation is accurate and complete. Documentation Author Name: Documentation Author Signature: Rudy Sains Company: Signature Date: Heritage Energy Group 2016-09-12 16:09:44 Address: CEA/HERS Certification Identification (If applicable): 470 Wald City/State/Zip: Phone: Irvine, CA 92618 949-584-1052 RESPONSIBLE PERSON'S DECLARATION STATEMENT I certify the following under penalty of perjury, under(the laws of the State of California: 1. I am eligible under Division 3 of the Business and Professions Code to accept responsibility for the building design identified on this Certificate of Compliance. 2. 1 certify that the energy features and performance specifications identified on this Certificate of Compliance conform to the requirements of Title 24, Part 1 and Part 6 of the California Code of Regulations. 3. The building design features or, 1system 'design'features identified. on this Certificate of Compliance are consistent with the information provided on other applicable compliance documents, worksheets, calculations, plans andapecrficatwns submitted 1 e enforcement nG :f r. prpv yYttli this wilding permit application. ..- > 'WIM. �� 2�. .. �...,,� t Responsible Designer Name: Responsible Designer Sigrat rep' �A� Ron Ritner x n c�iiner �... Compan Y; k -; DatSignedtl b Ritner Group, Inc. 2016-09-12 16.11:56� Address: License: 503 32nd St, Ste 130 N/A City/State/Zip: Phone: Newport Beach, CA 92663 949-999-3255 Digitally signed by CaICERTS. This digital signature is provided in order to secure the content of this registered document and in noway implies Registration Provider responsibility for the accuracy of the information. Registration Number: 215-N6489571C-000000000-0000 Registration Date/Time: 2016-09-1216:11:56 CA Building Energy Efficiency Standards - 2013 Residential Compliance Report Version - CF1R-04072016-744 HERS Provider: CaICERTS inc. Report Generated at: 2016-09-12 15:56:15 HVAC SIZING NOTES Note; The loads shown are only one of the criteria affecting the selection of HVAC equipment, Other relevant design factors such as air flow requirements, outside air, outdoor design temperatures, coils sizing, availability of equipment, ovensizing safety margin, etc., must also be considered. It is the HVAC designer's responsibility to consider all factors when selecting the HVAC equipment, 4 / u w aia Irvine CA 92618 T: 949-789-7221 F: 949-789-7222 HARBOR ISLAND RESIDENCE 24 Harbor Island Newpori Beach, CA 92660 job Number: 15165 T2401 b iFx_;­� 1 11 a•.. : '� il' 2013 Low -Rise Residential Mandatory Measures Summary 2013 Low -Rise Residential Mandatory Measures Summary NOTE: Low-rise residential buildings subject to the Standards must comply with all applicable mandatory measures listed, regardless of the rmmnlianre annrnarh used F.rrentinns may annly. Review the resneetive code ,wrtion fnr mnre informatinn. Building Envelope Measures: § 110.6(a)l: Doors and windows between conditioned and unconditioned spaces are manufactured to limit air leakage. § 110.6(a)5: Fenestration products (except field -fabricated windows) have a label listing the certified U-Factor, certified Solar Heat Gain Coefficient SHGC , and infiltration that meets the requirements of § 10-111 (a). § 110.7: Exterior doors and windows are weatherstripped; all joints and penetrations are caulked and sealed. § 110.8(a): Insulation specified or installed meets Standards for Insulating Material. Indicate type and include on the CF2R. § 110.8(i): The thermal emittance and aged solar reflectance values of the cool roofing material meets the requirements of § 110.8(i) when the installation of a cool roof is specified on the CFIR. §110.80): A radiant barrier shall have an emittance of 0.05 or less when the installation of a radiant barrier is specified on the CF1R. Minimum R-30 insulation in wood -frame ceiling; or the weighted average U-factor shall not exceed 0.031. Minimum R-19 in a § 150.0(a): rafter roof alteration. Attic access doors shall have permanently attached insulation using adhesive or mechanical fasteners. The attic access shall be gasketed to prevent air leakage. § 150.0(b): Loose fill insulation shall conform with manufacturer's installed design labeled R-value. § 150.0(c): Minimum R-13 insulation in 2x4 inch wood framing wall or have a U-factor of 0.102 or less (R-19 in 2x6 or 0.074 maximum U- factor). § 150.0(d): Minimum R-19 insulation in raised wood -frame floor or 0.037 maximum U-factor. In Climate Zones 14 and 16 a Class II vapor retarder shall be installed on the conditioned space side of all insulation in all exterior § 150.0(g) l : walls, vented attics and unvented attics with air -permeable insulation. In Climate Zones 1-16 with unvented crawl spaces the earth floor of the crawl space shall be covered with a Class I or Class II § 150.0(g)2: vapor retarder. In a building having a controlled ventilation crawl space, a Class I or Class II vapor retarder shall be placed over the earth floor of § 150.0(g)3: the crawl space to reduce moisture entry and protect insulation from condensation, as specified in the exception to Section 150.0(d). § 150.0(1): Slab edge insulation shall: have a water absorption rate, for the insulation material alone without facings, no greater than 0.3%; have water vapor permeance rate is no greater than 2.0 perm/inch, be protected from physical damage and UV light deterioration; and when installed as part of a heated slab floor meets the requirements of § 110.8 § 150.0(q): Fenestration, including skylights, separating conditioned space from unconditioned space or outdoors shall have a maximum U- factor of 0.58; or the weighted average U-factor of all fenestration shall not exceed 0.58. Fireplaces, Decorative Gas Appliances and Gas Log Measures: § 150.0(e) lA: Masonry or factory -built fireplaces have a closable metal or glass door covering the entire opening of the firebox. §150.0(e)1B: Masonry or factory -built fireplaces have a combustion outside air intake, which is at least six square inches in area and is equipped with a readily accessible, operable, and tight -fitting damper or a combustion -air control device. § 150.0(e)1 C: Masonry or factory -built fireplaces have a flue damper with a readily accessible control. § 150.0(e)2: Continuous burning pilot lights and the use of indoor air for cooling a firebox jacket, when that indoor air is vented to the outside of the building, are prohibited. Space Conditioning, Water Heating and Plumbing System Measures: § 110.0-§ 110.3: HVAC equipment, water heaters, showerheads, faucets and all other regulated appliances are certified to the Energy Commission. § 110.3(c)5: Water heating recirculation loops serving multiple dwelling units meet the air release valve, backflow prevention, pump isolation valve, and recirculation loop connection requirements of § 110.3(c)5. Continuously burning pilot lights are prohibited for natural gas: fan -type central furnaces, household cooking appliances (appli- § 110.5: ances without an electrical supply voltage connection with pilot lights that consume less than 150 Btu/hr are exempt), and pool ands a heaters. § 150.0(h) l : Heating and/or cooling loads are calculated in accordance with ASHRAE, SMACNA or ACCA using design conditions specified in 150.0 h 2. § 150.0(h)3A: Installed air conditioner and heat pump outdoor condensing units shall have a clearance of at least five feet from the outlet of any dryer vent. § 150.0(i): Heating systems are equipped with thermostats that meet the setback requirements of § 110.2(c). §150.00.)lA: Storage gas water heaters with an energy factor equal to or less than the federal minimum standards shall be externally wrapped with insulation having an installed thermal resistance of R-12 or greater. § 150.00)1B: Unfired hot water tanks, such as storage tanks and backup storage tanks for solar water -heating systems, have R-12 external insulation or R-16 internal insulation where the internal insulation R-value is indicated on the exterior of the tank. For domestic hot water system piping, whether buried or unburied: the first 5 feet of hot and cold water pipes from the storage tank, all piping with a nominal diameter of 3/4 inch or larger, all piping associated with a domestic hot water recirculation system § 150.00)2A: regardless of the pipe diameter, piping from the heating source to storage tank or between tanks, piping buried below grade, and all hot water pipes from the heating source to kitchen fixtures must be insulated according to the requirements of TABLE 120.3- A. § 150.00)2B: All domestic hot water pipes that are buried below grade must be installed in a water proof and non -crushable casing or sleeve that allows for installation, removal, and replacement of the enclosed pipe and insulation. 2013 Low -Rise Residential Mandatory Measures Summary § 110.4(b)1: Any pool or spa heating equipment shall be installed with at least 36 inches of pipe between filter and heater or dedicated suction and return lines, or built-up connections for future solar heating. § 110.4(b)2: Outdoor pools or spas that have a heat pump or gas heater shall have a cover. § 110.4(b)3: Pools shall have directional inlets that adequately mix the pool water, and a time switch that will allow all pumps to be set or pro- grammed to run only during off-peak electric demand periods. § 110.5: Natural gas pool and spa heaters shall not have a continuous burning pilot light. § 150.0(p): Residential pool systems or equipment shall meet specified pump sizing, flow rate, piping, filters, and valve requirements. Lighting Measures: § 110.9: All lighting control devices and systems, ballasts, and luminaires shall meet the applicable requirements of § 110.9. § 150.0(k) lA: Installed luminaires shall be classified as high -efficacy or low -efficacy for compliance with § 150.0(k) in accordance with TABLE 150.0-A or TABLE 150.0-B, as applicable. § 150.0(k)1B: When a high efficacy and low efficacy lighting system are combined in a single luminaire, each system shall separately comply with the applicable provisions of § 150.0(k). The wattage and classification of permanently installed luminaires in residential kitchens shall be determined in accordance with § 150.0(k) l C: § 130.0(c). In residential kitchens, the wattage of electrical boxes finished with a blank cover or where no electrical equipment has been installed, and where the electrical box can be used for a luminaire or a surface mounted ceiling fan, shall be calculated as 180 watts of low efficacy lighting er electrical box. § 150.0(k)1D: Ballasts for fluorescent lamps rated 13 watts or greater shall be electronic and shall have an output frequency no less than 20 kHz. Permanently installed night lights and night lights integral to installed luminaires or exhaust fans shall be rated to consume no § 150.0(k) lE: more than 5 watts of power per luminaire or exhaust fan as determined in accordance with § 130.0(c). Night lights do not need to be controlled by vacancy sensors. § 150.0(k)1F: Lighting integral to exhaust fans (except when installed by the manufacturer in kitchen exhaust hoods) shall meet the applicable requirements of 150.0 k . § 150.0(k)2A: High efficacy luminaires must be switched separately from low efficacy luminaires. § 150.0(k)2B: Exhaust fans shall be switched separately from lighting systems. § 150.0(k)2C: Luminaires shall be switched with readily accessible controls that permit the luminaires to be manually switched ON and OFF. § 150.0(k)2D: Controls and equipment are installed in accordance with manufacturer's instructions. § 150.0(k)2E: No control shall bypass a dimmer or vacancy sensor function if the control is installed to comply with § 150.0(k). § 150.0(k)2F: Lighting controls comply with applicable requirements of § 110.9. An Energy Management Control System (EMCS) may be used to comply with dimmer requirements if. it functions as a dimmer § 150.0(k)2G: according to § 110.9; meets Installation Certificate requirements of § 130.4; the EMCS requirements of § 130.5; and all other requirements in 150.0 k 2. An Energy Management Control System (EMCS) may be used to comply with vacancy sensor requirements of § 150.0(k) if. it § 150.0(k)2H: functions as a vacancy sensor according to § 110.9; meets Installation Certificate requirements of § 130.4; the EMCS requirements of § 130.5; and all other requirements in § 150.0(k)2. § 150.0(k)2I: A multiscene programmable controller may be used to comply with dimmer requirements of this section if it provides the functionality of a dimmer according to § 110.9, and complies with all other applicable requirements in § 150.0(k)2. § 150.0(k)3A: A minimum of 50 percent of the total rated wattage of permanently installed lighting in kitchens shall be high efficacy. Kitchen lighting includes all permanently installed lighting in the kitchen except internal lighting in cabinets that illuminate only § 150.0(k)3B: the inside of the cabinets. Lighting in areas adjacent to the kitchen, including but not limited to dining and nook areas, are considered kitchen lighting if they are not separately switched from kitchen lighting. § 150.0(k)4: Permanently installed lighting that is internal to cabinets shall use no more than 20 watts of power per linear foot of illuminated cabinet. § 150.0(k)5: A minimum of one high efficacy luminaire shall be installed in each bathroom; and all other lighting installed in each bathroom shall be high efficacy or controlled by vacancy sensors. § 150.0(k)6: Lighting installed in attached and detached garages, laundry rooms, and utility rooms shall be high efficacy luminaires and controlled by vacancy sensors. § 150.0(k)7: Lighting installed in rooms or areas other than in kitchens, bathrooms, garages, laundry rooms, and utility rooms shall be high efficacy, or shall be controlled by either dimmers or vacancy sensors. Luminaires recessed into ceilings shall: be listed for zero clearance insulation contact (IC) by Underwriters Laboratories or other nationally recognized testing/rating laboratory; have a label that certifies that the luminaire is airtight with air leakage less than 2.0 CFM at 75 Pascals when tested in accordance with ASTM E283; be sealed with a gasket or caulk between the luminaire housing § 150.0(k)8: and ceiling, and shall have all air leak paths between conditioned and unconditioned spaces sealed with a gasket or caulk; and allow ballast maintenance and replacement without requiring cutting holes in the ceiling. For recessed compact fluorescent luminaries with ballasts to qualify as high efficacy for compliance with § 150.0(k), the ballasts shall be certified to the Energy Commission to comply with the applicable requirements in § 110.9. For single-family residential buildings, outdoor lighting permanently mounted to a residential building or other buildings on the same lot shall be high efficacy, or may be low efficacy if it meets all of the following requirements: i. Controlled by a manual ON and OFF switch that does not override to ON the automatic actions of Items ii or iii below; and § 150.0(k)9A: ii. Controlled by a motion sensor not having an override or bypass switch that disables the motion sensor, or controlled by a motion sensor having a temporary override switch which temporarily bypasses the motion sensing function and automatically reactivates the motion sensor within 6 hours; and iii. Controlled by one of the following methods: § 150.00)2C: Pipe for cooling system lines shall be insulated as specified in § 150.06)2A. Piping insulation for steam and hydronic heating systems or hot waters stems with pressure > 15 psig shall meet the requirements in TABLE 120.3-A. § 150.00)3: Insulation is protected from damage, including that due to sunlight, moisture, equipment maintenance, and wind. Insulation exposed to weather shall either be rated for outdoor use or installed with a cover suitable for outdoor service. For § 150.00)3A: example, protected by aluminum, sheet metal, painted canvas, or plastic cover. Cellular foam insulation protected as specified or ainted with coating that is water retardant and provides shielding from solar radiation that degrades the material. Insulation covering chilled water piping and refrigerant suction piping located outside the conditioned space shall have.a Class I § 150.00)3B: or Class II vapor retarding facing, or the insulation shall be installed at the thickness that qualifies as a Class I or Class II vapor retarder. Systems using gas or propane water heaters to serve individual dwelling units shall include: a 120V electrical receptacle within 3 feet of the water heater; a Category III or IV vent, or a Type B vent with straight pipe between the outside termination and the § 150.0(n)l : space where the water heater is installed; a condensate drain that is no more than 2 inches higher than the base of the installed water heater, and allows natural draining without pump assistance; and a gas supply line with a capacity of at least 200,000 Btu/hr. § 150.0(n)2: Recirculating loops serving multiple dwelling units shall meet the requirements of § 110.3(c)5. § 150.0(n)3: Solar water -heating systems and collectors shall be certified and rated by the Solar Rating and Certification Corporation (SRCC) or by a testing agency approved by the Executive Director. Ducts and Fans Measures: All air -distribution system ducts and plenums installed are sealed and insulated to meet the requirements of CMC §601.0, §602.0, §603.0, §604.0, §605.0 and ANSI/SMACNA-006-2006 HVAC Duct Construction Standards Metal and Flexible 3rd Edition. Supply -air and return -air ducts and plenums are insulated to a minimum installed level of R-6.0 (or higher if required by CMC §605.0) or enclosed entirely in directly conditioned space as confirmed through field verification and diagnostic testing (RA3.1.4.3.8). Connections of metal ducts and inner core of flexible ducts are mechanically fastened. Openings shall be sealed § 150.0(m) l : with mastic, tape, or other duct -closure system that meets the applicable requirements of UL 181, UL 181A, or UL 181B or aerosol sealant that meets the requirements of UL 723. If mastic or tape is used to seal openings greater than''/a inch, the combination of mastic and either mesh or tape shall be used. Building cavities, support platforms for air handlers, and plenums defined or constructed with materials other than sealed sheet metal, duct board or flexible duct shall not be used for conveying conditioned air. Building cavities and support platforms may contain ducts. Ducts installed in cavities and support platforms shall not be compressed to cause reductions in the cross -sectional area of the ducts. Factory -Fabricated Duct Systems shall comply with specified requirements for duct construction, connections, and closures; joints § 150.0(m)2: and seams of duct systems and their components shall not be sealed with cloth back rubber adhesive duct tapes unless such tape is used in combination with mastic and draw bands. §150.0(m)3-6: Field -Fabricated Duct Systems shall comply with requirements for: pressure -sensitive tapes, mastics, sealants, and other requirements specified for duct construction; duct insulation R-value ratings; duct insulation thickness; and duct labeling. § 150.0(m)7: All fan systems that exchange air between the conditioned space and the outside of the building must have backdraft or automatic dampers. § 150.0(m)8: Gravity ventilating systems serving conditioned space have either automatic or readily accessible, manually operated dampers except combustion inlet and outlet air openings and elevator shaft vents. Insulation shall be protected from damage, including that due to sunlight, moisture, equipment maintenance, and wind but not § 150.0(m)9: limited to the following: insulation exposed to weather shall be suitable for outdoor service. For example, protected by aluminum, sheet metal, painted canvas, or plastic cover. Cellular foam insulation shall be protected as above or painted with a coating that is water retardant and provides shielding from solar radiation. §150.0(m)10: Flexible ducts cannot have porous inner cores. When space conditioning systems use forced air duct systems to supply conditioned air to an occupiable space, the ducts shall be § 150.0(m)11: sealed and duct leakage tested, as confirmed through field verification and diagnostic testing, in accordance with Reference Residential Appendix RA3. Mechanical systems that supply air to an occupiable space through ductwork exceeding 10 feet in length and through a thermal § 150.0(m)12: conditioning component, except evaporative coolers, shall be provided with air filter devices that meet the requirements of §150.0(m)12. Space conditioning systems that utilize forced air ducts to supply cooling to an occupiable space shall have a hole for the placement of a static pressure probe (HSPP), or a permanently installed static pressure probe (PSPP) in the supply plenum. The § 150.0(m)13: space conditioning system must also demonstrate airflow >_ 350 CFM per ton of nominal cooling capacity through the return grilles, and an air -handling unit fan efficacy:5 0.58 W/CFM as confirmed by field verification and diagnostic testing, in accordance with Reference Residential Appendix RA3. Zonally controlled central forced air cooling systems shall be capable of simultaneously delivering, in every zonal control mode, § 150.0(m)15: an airflow from the dwelling, through the air handler fan and delivered to the dwelling, of > 350 CFM per ton of nominal cooling capacity, and operating at an air -handling unit fan efficacy of 5 0.58 W/CFM as confirmed by field verification and diagnostic testing, in accordance with Reference Residential Appendix RA3. All dwelling units shall meet the requirements of ASHRAE Standard 62.2. Neither window operation nor continuous operation of § 150.0(o): central forced air system air handlers used in central fan integrated ventilation systems are permissible methods of providing the Whole Building Ventilation. § 150.0(o)IA: Whole Building Ventilation airflow shall be confirmed through field verification and diagnostic testing, in accordance with Reference Residential Appendix RA3. Pool and Spa Heating Systems and Equipment Measures: Any pool or spa heating system shall be certified to have: a thermal efficiency that complies with the Appliance Efficiency § 110.4(a): Regulations; an on -off switch mounted outside of the heater that allows shutting off the heater without adjusting the thermostat setting; a permanent weatherproof plate or card with operating instructions; and shall not use electric resistance heating. 2013 Low -Rise Residential Mandatory Measures Summary a. Photocontrol not having an override or bypass switch that disables the photocontrol; or b. Astronomical time clock not having an override or bypass switch that disables the astronomical time clock, and which is programmed to automatically turn the outdoor lighting OFF during daylight hours; or c. Energy management control system which meets all of the following requirements: At a minimum provides the functionality of an astronomical time clock in accordance with § 110.9; meets the Installation Certification requirements in § 130.4; meets the requirements for an EMCS in § 130.5; does not have an override or bypass switch that allows the luminaire to be always ON; and, is programmed to automatically turn the outdoor lighting OFF during daylight hours. For low-rise multifamily residential buildings, outdoor lighting for private patios, entrances, balconies, and porches; and outdoor lighting for residential parking lots and residential carports with less than eight vehicles per site shall comply with one of the § 150.0(k)9B: following requirements: i. Shall comply with § 150.0(k)9A; or ii. Shall comply with the applicable requirements in § 110.9, § 130.0, § 130.2, § 130.4, § 140.7 and § 141.0. § 150.0(k)9C: For low-rise residential buildings with four or more dwelling units, outdoor lighting not regulated by § 150.0(k)9B or 150.0(k)9D shall comply with the applicable requirements in § 110.9, § 130.0, § 130.2, § 130.4, § 140.7 and § 141.0. § 150.0(k)9D: Outdoor lighting for residential parking lots and residential carports with a total of eight or more vehicles per site shall comply with the applicable requirements in § 110.9, § 130.0, § 130.2, § 130.4, § 140.7 and § 141.0. § 150.0(k)10: Internally illuminated address signs shall comply with § 140.8; or shall consume no more than 5 watts of power as determined according to § 130.0(c). § 150.0(k)11: Lighting for residential parking garages for eight or more vehicles shall comply with the applicable requirements for nonresidential garages in § 110.9, § 130.0, § 130.1, § 130.4, § 140.6, and § 141.0. In a low-rise multifamily residential building where the total interior common area in a single building equals 20 percent or less of § 150.0(k)12A: the floor area, permanently installed lighting for the interior common areas in that building shall be high efficacy luminaires or controlled by an occupant sensor. In a low-rise multifamily residential building where the total interior common area in a single building equals more than 20 percent of the floor area, permanently installed lighting in that building shall: § 150.0(k)12B: i. Comply with the applicable requirements in § 110.9, § 130.0, § 130.1, § 140.6 and § 141.0; and ii. Lighting installed in corridors and stairwells shall be controlled by occupant sensors that reduce the lighting power in each space by at least 50 percent. The occupant sensors shall be capable of taming the light fully On and Off from all designed paths of ingress and egress. Solar Ready Buildings: Single family residences located in subdivisions with ten or more single family residences and where the application for a § 110.10(a)1: tentative subdivision map for the residences has been deemed complete, by the enforcement agency, on or after January 1, 2014, shall comply with the requirements of § 110.10 through 110.10 e . § 110.10(a)2: Low-rise multi -family buildings shall comply with the requirements of § 110.10(b) through § 110.10(d). The solar zone shall have a minimum total area as described below. The solar zone shall comply with access, pathway, smoke ventilation, and spacing requirements as specified in Title 24, Part 9 or other Parts of Title 24 or in any requirements adopted by a local jurisdiction. The solar zone total area shall be comprised of areas that have no dimension less than 5 feet and are no less than 80 square feet each for buildings with roof areas less than or equal to 10,000 square feet or no less than 160 square feet each for § 110.10(b)1: buildings with roof areas greater than 10,000 square feet. For single family residences the solar zone shall be located on the roof or overhang of the building and have a total area no less than 250 square feet. For low-rise multi -family buildings the solar zone shall be located on the roof or overhang of the building or on the roof or overhang of another structure located within 250 feet of the building or on covered parking installed with the building project and have a total area no less than 15 percent of the total roof area of the building excluding any skylight area. § 110.10(b)2: All sections of the solar zone located on steep -sloped roofs shall be oriented between 110 degrees and 270 degrees of true north. § 110.10(b)3A: No obstructions, including but not limited to, vents, chimneys, architectural features, and roof mounted equipment, shall be located in the solar zone. Any obstruction, located on the roof or any other part of the building that projects above a solar zone shall be located at least twice § 110.10(b)3B: the distance, measured in the horizontal plane, of the height difference between the highest point of the obstruction and the horizontal projection of the nearest point of the solar zone, measured in the vertical plane. § 110.10(b)4: For areas of the roof designated as solar zone, the structural design loads for roof dead load and roof live load shall be clearly indicated on the construction documents. The construction documents shall indicate: a location for inverters and metering equipment and a pathway for routing of conduit § 110.10(c): from the solar zone to the point of interconnection with the electrical service (for single family residences the point of interconnection will be the main service panel); a pathway for routing of plumbing from the solar zone to the water -heating system. § 110.10(d): A copy of the construction documents or a comparable document indicating the information from § 110.10(b) through § 110.10(c) shall be provided to the occupant. §110.10(e)l: The main electrical service panel shall have a minimum busbar rating of 200 amps. The main electrical service panel shall have a reserved space to allow for the installation of a double pole circuit breaker for a § 110.10(e)2: future solar electric installation. The reserved space shall be: positioned at the opposite (load) end from the input feeder location or main circuit location, and permanently marked as "For Future Solar Electric". HERITAGE ENERGY GROUP 71 E 24 ENERGY CONSULTANTS 470 Wald Irvine, CA 92618 T: 949-789-7221 F: 949-789-7222 GENERAL REQUIREMENTS 1. CONSTRUCTION SHALL BE IN CONFORMITY WITH THE 2013 EDITION OF THE CAUFORNIA BUILDING CODE (CBC) AND ALL APPUCABLE LOCAL AND STATE CODES AND ORDINANCES. 2. SITE INSPECTION: THE CONTRACTOR SHALL EXAMINE THE PROJECT SITE & SHALL VERIFY ALL DIMENSIONS LOCATIONS & ELEVATIONS OF THE EXIS TING CONSTRUCTION. THE CONTRACTOR SHALL ALSO DILLIGENTLY INVESTIGATE THE SITE FOR THE POSSIBLE EXISTENCE & LOCATION OF UNDERGROUND UTILITIES, PRIOR TO ORDERING ANY MATERIAL AND/OR COMMENCING WORK AND SHALL REPORT ANY DISCREPANCIES TO "WILLIAM SIMPSON & ASSOCIATES, INC." HEREINAFTER CALLED "THE ENGINEER". 3. CONTRACTOR SHALL PROVIDE BARRICADES AND PEDESTRIAN PROTECTION AS REQUIRED BY STATE AND LOCAL CODES. 4. CONTRACTOR SHALL CONSULT WITH REPRESENTATIVES OF CITY AND UTIUTY COMPANIES CONCERNING AVAILABLE FACILITIES BEFORE COMMENCING WORK OR CONNECTING TO SEWER, PIPING OR WIRING, ETC., AND REPORT ANY PROBLEMS TO THE ENGINEER. 5. CONTRACTOR SHALL FULLY PROTECT ALL ADJACENT PROPERTIES BEFORE COMMENCING ANY WORK. 6. OMISSIONS OR CONFUCTS BETWEEN VARIOUS ELEMENTS OF THE DRAWINGS, NOTES, AND DETAILS SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER AND RESOLVED BEFORE PROCEEDING WITH THE WORK. 7. CONTRACTOR SHALL INSTALL TEMPORARY TOILETS BEFORE START OF JOB. 8. NOTES AND DETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER THESE GENERAL NOTES. 9. TYPICAL DETAILS SHOWN SHALL APPLY WHERE NO SPECIAL DETAIL IS SHOWN. WHERE A DETAIL, TYPICAL DETAIL, SECTION, TYPICAL SECTION, OR A NOTE IS SHOWN FOR ONE CONDITION, IT SHALL ALSO APPLY FOR ALL LIKE OR SIMILAR CONDITIONS UNLESS NOTED OTHERWISE. 10. DRAWINGS TAKE PRECEDENCE OVER SPECIFICATIONS. DETAILED DRAWINGS AND SPECIFICATIONS TAKE PRECEDENCE OVER GENERAL DRAWINGS AND SPECIFICATIONS. 11. WRITTEN DIMENSIONS (NOT SCALED DIMENSIONS) SHALL BE USED. 12. TEMPORARY ERECTION BRACING AND SHORING SHALL BE PROVIDED AS REQUIRED ON ALL STRUCTURES, ADEQUATE TO PROVIDE FULL STRUCTURAL STABIUTY AND SAFETY. BRACING SHALL NOT BE REMOVED UNTIL THE ELEMENTS ARE FULLY CONNECTED AND ARE CAPABLE OF SUPPORTING THE DESIGN LOADING. 13. CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE UMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABIUTY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABIUTY ARISING FROM THE SOLE NEGUGENCE OF THE OWNER OR THE ENGINEER. 14. THE CONTRACTOR SHALL EXERCISE EXTREME CAUTION NOT TO UNDERMINE ANY ADJACENT STRUCTURE DURING THE COURSE OF CONSTRUCTION. 15. CLEAN UP: NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER THE BAY, STREETS, GUTTERS OR STORM DRAINS. ALL MATERIALS & WASTE SHALL BE REMOVED FROM THE SITE. 16. DEMOLITION: ALL MATERIAL FROM THE EXISTING BULKHEAD THAT IS NOT USED AS FILL SHALL BE REMOVED FROM THE SITE & DISPOSED OF IN AN OFFICIAL DUMP SITE. 17. SEE THE LATEST "GENERAL GRADING SPECIFICATIONS" OF THE BUILDING DEPARTMENT FOR THE CITY'S: GENERAL NOTES, EROSION CONTROLS, REQUIRED INSPECTIONS, GRADING FILLS/CUTS & ALL NECESSARY DOCUMENTATION. 18. POOLS, SPAS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 19. ALL A.S.T.M. SPECIFICATIONS NOTED ON THE DRAWINGS SHALL BE IN ACCORDANCE WITH THE LATEST ISSUE OF THE A.S.T.M. 20. OBSERVATION VISITS TO THE PROJECT SITE BY THE ENGINEER SHALL NOT BE CONSTRUED AS ANY INSPECTION AS REQUIRED BY CODE. FOUNDATIONS 1. IN THE ABSENCE OF A SOILS REPORT, THE GOVERNING CODE SHALL APPLY. 2. THE CONTRACTOR SHALL ESTABLISH ALL BUILDING LINES AND PROCEED WITH THE EXCAVATION OF ALL FOOTINGS AS CALLED FOR ON THE DRAWINGS. 3. FOOTINGS SHALL BEAR ON NATURAL UNDISTURBED UNIFORM EARTH OR ENGINEERED COMPACTED FILL. 4. NO REINFORCING STEEL AND NO CONCRETE SHALL BE PLACED IN ANY EXCAVATION PRIOR TO APPROVAL BY THE BUILDING DEPARTMENT. 5. THE TOP OF ALL EXCAVATIONS SHALL BE PROTECTED AGAINST HEAVY SURCHARGE LOADS AND FROM EROSION DUE TO RAINFALL OR SURFACE RUN-OFF DURING THE ENTIRE CONSTRUCTION PERIOD. 6. THE SOILS REPORT DESCRIBED UNDER ITEM NO. 9 BELOW SHALL BE A PART OF THE CONSTRUCTION DOCUMENTS. THE CONTRACTOR SHALL OBTAIN THE SOILS REPORT AND COMPLY WITH ALL RECOMMENDATIONS THEREIN. 7. PAD PREPARATION SHALL BE IN ACCORDANCE WITH THE SOILS REPORT. THE PAD SHALL BE INSPECTED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING ANY CONCRETE. THE PAD SHALL BE KEPT MOIST PRIOR TO THE PLACING OF CONCRETE. 8. NO PIPES OR CONDUITS SHALL EXTEND UNDER ISOLATED COLUMN FOOTINGS OR UNDER CONTINUOUS WALL FOOTINGS UNLESS SPECIFICALLY DETAILED OR APPROVED BY THE ENGINEER AND THE BUILDING OFFICIAL. 9. FOUNDATION DESIGN IS BASED ON THE RECOMMENDATIONS CONTAINED IN THE SOILS REPORT ON FILE WITH THE BUILDING DEPARTMENT. SOILS REPORT PREPARED BY GEOFIRM ADDRESS 801 GLENNEYRE ST., SUITE F LAGUNA BEACH, CA 92651 PHONE NUMBER .................................... (949) 494-2122 FAX NUMBER ...................................... (949) 497-0270 SOILS REPORT DATE ..................................... 07/14/2015 SOILS REPORT NUMBER • .......I....•••••••••••••••••••• •15-7707 SOILS PRESSURE PER SOILS REPORT • • • • • • • • • • • • • . • • 40 PCF ACTIVE & 60 PCF AT -REST ABOVE GROUNDWATER LEVEL, 60 PCF ACTIVE & 92 PCF AT -REST BELOW THE GROUNDWATER, 150 PCF PASSIVE NOT TO EXCEED 1500 PCF GRADING NOTES 1. THE ANTICIPATED TOTAL VOLUME OF EXCAVATION SHALL BE DETERMINED DURING THE PREPARATION OF THE GRADING PLAN FOR THE PROPOSED RESIDENCE. 2. WHEN A GRADING PERMIT & PLANS ARE REQUIRED, IF NO GRADING IS ADDRESSED ON THE PLANS, SEE THE CIVIL & ARCHITECTURAL PLANS FOR THE FINISH GRADING. 3. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIEL INSPECTIONS WILL BE OUTUNED AT THE MEETING. 4. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIEL INSPECTIONS WILL BE OUTLINED AT THE MEETING. 5. THE PROJECT GEOTECHNICAL ENGINEER SHALL INSPECT & APPROVE ALL AREAS PRIOR THE THE PLACEMENT OF ANY FILL. 6. ALL FILLS SHALL BE INSPECTED, TESTED & APPROVED BY THE GEOTECHNICAL ENGINEER VERIFYING MINIMUM OF 90% REQUIRED RELATIVE COMPACTION AS WELL AS STABILITY. 7. ALL EXCAVATIONS FOR ANCHORS SHALL BE INSPECTED & APPROVED BY THE GEOTECHNICAL ENGINEER PRIOR TO PLACING CONCRETE. B. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 9. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON -SITE BETWEEN OCTOBER 15 AND MAY 15. 10. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. 11. LANDSCAPING PLANS SHALL BE SUBMITTED FOR APPROVAL, WORK COMPLETED AND A CERTIFICATE OF CONFORMANCE RECEIVED BY THE CITY GRADING ENGINEER PRIOR TO CLOSURE OF PERMIT, UNLESS WAIVED BY TH CITY GRADING ENGINEER. 12. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. STRUCTURAL GENERAL. NOTES SPECIFICATIONS FOR GRADING 1 SITE CLEANING 1. ALL EXISTING VEGETATION SHALL BE STRIPPED AND HAULED FROM THE SITE. 11 PREPARATION 1. AFTER THE FOUNDATION FOR THE FILL HAS BEEN CLEARED, PLOWED OR SCARIFIED, IT SHALL BE DISCED OR BLADED UNTIL IT IS UNIFORM AND FREE FROM LARGE CLODS, BROUGHT TO A PROPER MOISTURE CONTENT AND COMPACTED TO NOT LESS THAN NINETY PERCENT OF THE MAXIMUM DRY DENCITY IN ACCORDANCE WITH ASTM:D-1557-00 (5 LAYERS - 25 BLOWS PER LAYER; 10 LB HAMMER DROPPED 18"; 4" DIAMETER MOLD). III MATERIALS 1. ON -SITE MATERIALS MAY BE USED FOR FILL, OR FILL MATERIALS SHALL CONSIST OF MATERIALS APPROVED BY THE SOILS ENGINEER AND MAY BE OBTAINED FROM THE EXCAVATION OF BANKS, BORROW PITS OR ANY OTHER APPROVED SOURCE. THE MATERIALS USED SHOULD BE FREE OF VEGETABLE MATTER AND OTHER DELETERIOUS SUBSTANCES AND SHALL NOT CONTAIN ROCKS OR LUMPS GRATER THAN EIGHT INCHES IM MAXIMUM DIMENSION. IV PLACING, SPREADING AND COMPACTING FILL MATERIALS 1. THE SELECTED FILL MATERIAL SHALL BE PLACED IN LAYERS WHICH, WHEN COMPACTED, SHALL NOT EXCEED SIX INCHES IN THICKNESS. EACH LAYER SHALL BE SPREAD EVENLY AND SHALL BE THOROUGHLY MIXED DURING THE SPREADING TO ENSURE UNIFORMITY OF MATERIAL AND MOISTURE OF EACH LAYER. 2. WHERE MOISTURE OF THE FILL MATERIAL IS BELOW THE LIMITS SPECIFIED BY THE SOILS ENGINEER, WATER SHALL BE ADDED UNTIL TO MOISTURE CONTENT IS AS REQUIRED TO ENSURE THOROUGH BONDING AND THOROUGH COMPACTION. 3. WHERE MOISTURE CONTENT OF THE FILL MATERIAL IS ABOVE THE LIMITS SPECIFIED BY THE SOILS ENGINEER THE FILL MATERIAL SHALL BE AERATED BY BLADING OR OTHER SATISFACTORY METHODS UNTIL THE MOISTURE CONTENT IS AS SPECIFIED. 4. AFTER EACH LAYER HAS BEEN PLACED, MIXED AND SPREAD EVENLY, IT SHALL BE THOROUGHLY COMPACTED TO NOT LESS THAN 90 PRCENT OF THE MAXIMUM DRY DENSITY IN ACCORDANCE WITH ASTM: D-1557-00 (5 LAYERS - 25 BLOWS PER LAYER; 10 LB HAMMER DROPPED 18"; 4" DIAMETER MOLD) OR OTHER DENSITY TESTS WHICH WILL ATTAIN EQUIVALENT RESULTS. 5. COMPACTION SHALL BE BY SHEEPSFOOT ROLLER, MULTY-WHEEL PNEUMATIC TIRE ROLLER OR OTHER TYPES OF ACCEPTABLE ROLLERS. ROLLERS SHALL BE OF SUCH DESIGN THAT THEY WILL BE ABLE TO COMPACT THE FILL TO THE SPECIFIED DENSITY. ROLLING SHALL BE ACCOMPLISHED WHILE THE FILL MATERIAL IS AT THE SPECIFIED MOISTURE CONTENT. ROLLING OF EACH LAYER SHALL BE CONTINUOUS OVER THE ENTIRE AREA AND THE ROLLER SHALL MAKE SUFFICIENT TRIPS TO ENSURE THAT THE DESIRED DENSITY HAS BEEN OBTAINED. THE FINAL SURFACE OF THE LOT AREAS TO RECEIVE SLABS ON GRADE SHOULD BE ROLLED TO A DENSE, SMOOTH SURFACE. 6. THE OUTSADE OF ALL FILL SLOPES SHALL BE COMPACTED BY MEANS OF SHEEPFOOT ROLERS OR OTHER SUITABLE EQUIPMENT. COMPACTION OPERATIONS SHALL BE CONTINUED UNTILL THE OUTER NINE INCHES OF THE SLOPE IS AT LEAST 90 PERCENT COMPACTED. COMPACTING OF THE SLOPES NAY BE PROGRESSIVELY IN INCREMENTS OF THREE FEET TO FIVE FEET OF FILL HEIGHT AS THE FILL IS BROUGHT TO GRADE, OR AFTER THE FILL IS BROUGHT TO ITS TOTAL HEIGHT. 7. FIELD DENSITY TEST SHALL BE MADE BE THE SOILS ENGINEER OF THE COMPACTION OF EACH LAYER OF FILL. DENSITY TESTS SHALL BE MADE AT INTERVALS NOT TO EXCEED TWO FEET OF FILL HEIGHT PROVIDED ALL LAYERS ARE TESTED. WHERE THE SHEEPSFOOT ROLLERS ARE USED, THE SOIL MAY BE DISTURBED TO A DEPTH OF SEVERAL INCHES AND DENSITY READINGS SHALL BE TAKEN IN THE COMPACTED MATERIAL BELOW THE DISTURBED SURFACE. WHEN THESE READINGS INDICATE THET THE DENSITY OF ANY LAYER OR PORTION THERE IS BELOW THR REQUIRED 90 PERCENT DENSITY, THE PARTICULAR LAYER OR PORTION SHALL BE REWORKED UNTIL THE REQUIRED DENSITY HAS BEEN OBTAINED. 8. THE SOILS ENGINEER SHALL REVIEW THE GRADING PLANS PRIOR TO GRADING. V INSPECTION THE SOIL ENGINEER SHALL PROVIDE CONTINUOUS SUPERVISION OF THE SITE CLEARING AND GRADING OPERATION SO THAT HE CAN VERIFY THE GRADING WAS DONE IN ACCORDANCE WITH THE ACCEPTED PLANS AND SPECIFICATIONS. VI SEASONAL LIMITATIONS NO FILL MATERIAL SHALL BE PLACED, SPREAD OR ROLLED DURING UNFAVORABLE WEATHER CONDITIONS. WHEN WORK IS INTERRUPTED BY HEAVY RAINS, FILL SHALL NOT BE RESUMED UNTILL THE FIELD TESTS BY THE SOILS ENGINEER INDICATE THE MOISTURE CONTENT AND DENSITY OF THE FILL ARE AS PREVIOUSLY SPECIFIED. VII EXPANSIVE SOIL CONDITIONS WHENEWER EXPANSIVE SOIL CONDITIONS ARE ENCOUNTERED, THE MOISTURE CONTENT OF THE FILL OR RECOMPACTED SOIL SHALL BE AS RECOMMENDED IN THE EXPANSIVE SOIL RECOMMENDATIONS OF THE SOILS REPORT. BACKFILLING & COMPACTION NOTES 1. ALL BACKFILL SHALL CONFORM TO THE SOILS ENGINEER'S REPORT AND RECOMMENDATIONS. 2. UTILITY TRENCH BACKFILL AND ANY OTHER BACKFILL MUST BE MECHANICALLY COMPACTED. JETTING AND FLOODING SHALL NOT BE PERMITTED. 3. WHERE WALLS ARE BACKFILLED ON ONE SIDE ONLY, PROVIDE SHORING OR OTHER APPROVED MEANS OF LATERAL SUPPORT UNTIL RESISTING ELEMENTS ARE ALL IN PLACE AND HAVE ATTAINED THEIR REQUIRED STRENGTHS. RESISTING ELEMENTS SHALL BE CONCRETE SLABS OR OTHER PERMANENT BUILDING COMPONENTS. 4. UNLESS NOTED OTHERWISE IN THE SOILS REPORT, ALL FILLS SHALL BE COMPACTED TO A MINIMUM OF 90% OF MAXIMUM DENSITY IN ACCORDANCE WITH THE REQUIREMENTS OF THE CBC APPENDIX SECTION 3313. 5. FILTER CLOTH SHALL BE MIRAFI 140N-SERIES NONWOVEN POLYPROPYLENE GEOTEXTILE AS MANUFACTURED BY "TC MIRAFI COMPANY" AND SHALL BE MINIMUM 2.0, WIDE AND BE PLACED ON THE INSIDE FACE OF THE BULKHEAD EXTENDED EQUALLY FROM THE JOINT TO (2.0') BELOW THE FINAL MUDLINE FOR THE ENTIRE HEIGHT OF THE BULKHEAD. 6. COMPACTION REPORT MUST BE SUBMITTED TO AND BE APPROVED BY THE BUILDING DEPARTMENT BEFORE FOUNDATION INSPECTION. 7. A FINAL SOIL REPORT OF COMPACTION & APPROVAL SHALL BE PREPARED BY THE PROJECT GEOTECHNICAL ENGINEER & SUBMITTED FOR BUILDING DEPARTMENT REVIEW AT THE COMPLETION OF THE PROJECT. 8. COMPACT SOIL TO THE REQUIRED RELATIVE DENSITIES PER ASTM 155-91. DO NOT USE HEAVY COMPACTION EQUIPMENT WITHIN 20 FEET OF THE BULKHEAD. 9. ON SITE BROKEN CONCRETE & AC PAVING MAY BE USED AS FILL PROVIDED IT DOES NOT EXCEED 6 INCHES IN SIZE & IS NOT STACKED, LAYERED OR PLACED ABOVE ELEVATION +7.0' & IS APPROVED BY THE GEOTECHNICAL ENGINEER. EROSION CONTROL NOTES 1. TEMPORARY EROSION CONTROL DEVICES SHALL BE INSTALLED TO THE SATISFACTION OF THE INSPECTOR. THEY SHALL BE RELOCATED OR MODIFIED AS AND WHEN THE INSPECTOR SO DIRECTS, AS THE WORK PROGRESSES. 2. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM THE STREET AREAS UPON STARTING OPERATIONS AND PERIODICALLY THEREAFTER AS DIRECTED BY THE INSPECTOR. 3. WHEN THE INSPECTOR SO DIRECTS, A 12-INCH BERM SHALL BE MAINTAINED ALONG THE TOP OF THE SLOPE OF THOSE FILLS ON WHICH GRADING IS NOT IN PROGRESS. 4. STAND-BY CREWS SHALL BE ALERTED BY THE OWNER OR CONTRACTOR FOR EMERGENCY WORK DURING RAINSTORMS. 5. EXCEPT WHEN THE INSPECTOR DIRECTS OTHERWISE, ALL DEVICES REQUIRED SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN RAIN IN FORECAST, AND SHALL BE MAINTAINED DURING THE RAINY SEASON (OCTOBER 15 TO APRIL 15). 6. SANDBAGS SHALL BE STOCKPILED ON SITE, READY TO BE PLACED IN POSITION WHEN RAIN IS IN FORECAST, OR WHEN THE INSPECTOR SO DIRECTS. 7. PROVIDE A PLASTIC COVER OVER GRADED SLOPES. PLACE SANDBAGS ON TOP OF PLASTIC TO PREVENT THE PLASTIC COVER FROM MOVING, AND AS DIRECTED BY THE INSPECTOR. STEEL 1. STRUCTURAL STEEL SHAPES, PLATES AND MISCELLANEOUS IRON SHALL CONFORM TO A.S.T.M. A50. 2. STEEL PIPE COLUMNS AND OTHER STEEL PIPE STRUCTURAL MEMBERS SHALL CONFORM TO A.S.T.M. A53, GRADE B. 3. STRUCTURAL STEEL TUBING SHALL CONFORM TO A.S.T.M. A500, GRADE B, Fy = 46 KSI. 4. ALL BOLTS SHALL CONFORM TO A.S.T.M. A307, UNLESS NOTED OTHERWISE. WHERE HIGH STRENGTH (H.S.) BOLTS ARE SPECIFIED, THEY SHALL BE MINIMUM 4" DIAMETER AND CONFORM TO A.S.T.M. A325 SC CLASS A UNLESS NOTED OTHERWISE ON THE PLANS. THE INSTALLATION OF H.S. BOLTS SHALL BE INSPECTED BY A REGISTERED DEPUTY INSPECTOR APPROVED BY THE BUILDING DEPARTMENT. 5. ALL BOLTS HOLES IN STEEL MEMBERS SHALL BE STANDARD HOLES, U.N.O. 6. STRUCTURAL STEEL "NELSON" STUDS SHALL BE MANUFACTURED FROM C1015, C1017 AND C1020 COLD DRAWN STEEL CONFORMING TO A.S.T.M. A108-58T. 7. LIGHT GAUGE STEEL MEMBERS SHALL CONFORM TO A.S.T.M. STANDARDS AS FOLLOWS: A) FOR 18 GA. THICK AND UGHTER STEEL : A446, GRADE A (GALVANIZED) OR A570, GRADE 33 OR A611, GRADE C - ALL HAVING MINIMUM OF 33 KSI YEILD STRENGTH. B) FOR 16 GA. THICK AND HEAVIER STEEL : A446, GRADE D (GALVANIZED) OR A570, GRADE 50 OR A607, GRADE 50 - ALL HAVING MINIMUM OF 50 KSI YEILD STRENGTH. 8. FABRICATION AND ERECTION SHALL CONFORM TO THE 9th EDITION OF A.I.S.C. SPECIFICATIONS AND SHALL BE DONE BY CERTIFIED STEEL FABRICATOR. 9. ALL EXPOSED STRUCTURAL AND MISCELLANEOUS STEEL SHALL BE STAINLESS, HOT DIP GALVANIZED OR EPDXY COATED. AFTER ERECTION IS COMPLETE, TOUCH-UP ALL SHOP PRIMING COATS DAMAGED DURING TRANSPORT AND ERECTION. 10. ALL HOLES FOR BOLTS IN STRUCTURAL STEEL SHALL BE DRILLED OR PUNCHED. BURNING OF HOLES SHALL NOT BE PERMITTED. WELDING 1. ALL WELDING SHALL BE DONE USING THE SHIELDED ELECTRIC ARC PROCESS BY CERTIFIED WELDERS, USING E70XX ELECTRODES. 2. WELDING OF STEEL REINFORCING BARS SHALL BE DONE WITH LOW HYDROGEN ELECTRODES, A233, CLASS E70XX SERIES. WELDS IDENTIFIED AS REQUIRING CONTINUOUS OR PERIODIC SPECIAL INSPECTION NEED NOT HAVE SPECIAL INSPECTION WHEN WELDING IS DONE IN AN APPROVED FABRICATOR'S SHOP, HOWEVER, THE APPROVED FABRICATOR MUST SUBMIT A CERTIFICATE OF COMPUANCE IN ACCORDANCE WITH CBC SECTION 1704.3. WOOD LAGGING 1. ALL ROUGH LUMBER USED FOR LAGGING SHALL BE OF THE FOLLOWING GRADE OF DOUGLAS FIR -LARCH, WITH THE BASE DESIGN VALUES COMPLYING WITH WESTERN WOOD PRODUCTS ASSOCIATION (WWPA) GRADING SPECIFICATIONS, UNLESS OTHERWISE NOTED ON PLANS. A) WOOD LAGGING 2" TO 4" THICK..................................1000E-NO. 1 E) ALL OTHER WOOD LAGGING MEMBERS...............................90OF-NO. 2 2. ALL LUMBER USED FOR PERMANENT LAGGING SHALL BE REDWOOD OR APPROVED PRESSURE TREATED WOOD. SHORING INSTALLATION PROCEDURES & NOTES 1. CONVENTIONAL SHORING PROCEDURE 1. DRILL SHAFTS TO SPECIFIED TIP ELEVATION. 2. PLACE SOLDIER PILE BEAMS. 3. PLACE TWO SACK SLURRY IN SHAFTS FROM BOTTOM OF EXCAVATION TO THE MINIMUM REQUIRED EMBEDMENT. CONTINUE PLACEMENT OF ONE SACK SLURRY UNTIL THE SHAFTS ARE COMPLETELY FILLED UP TO EXISTING GRADE. 4. START EXCAVATION IN LAYERS, MAXIMUM 24" UNSUPPORTED VERTICAL CUT, AT LEAST 5 DAYS AFTER SLURRY PLACEMENT HAS BEEN COMPLETED. 5. CONTINUE WITH THE EXCAVATION AND WOOD LAGGING INSTALLATION FROM THE TOP DOWN UNTIL THE DESIRED SUB -GRADE IS REACHED. 6. TO AVOID SETTLEMENT, PRESSURE GROUT VOIDS/CAVITIES BEHIND LAGGING AS LAGGING IS BEING PLACED FROM THE TOP DOWN. INJECT CEMENT SLURRY THROUGH lh"O HOLES DRILLED IN WOOD LAGGING AT MAXIMUM 2' ON CENTER VERTICAL AND 8' ON CENTER HORIZONTAL. II. SHORING & EXCAVATION NOTES 1. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND IMPROVEMENTS ON ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A REPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING AND WEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED. 2. IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR, GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONS DURING SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING. 3. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING THE SHORING OR EXCAVATION WORK. 4. CONTINUOUS SPECIAL INSPECTION BY A CITY -LICENSED DEPUTY INSPECTOR IS REQUIRED DURING SHORING, EXCAVATION AND REMOVAL OF SHORING. 5. A PRE -CONSTRUCTION MEETING BETWEEN THE SHORING ENGINEER, SOILS ENGINEER, SHORING SUBCONTRACTOR, GENERAL CONTRACTOR AND CITY INSPECTOR SHALL TAKE PLACE PRIOR TO START OF SHORING FOR THE PURPOSE OF PROCEDURAL REVIEW, SOLDIER PILES LAYOUT AND UTILITY IDENTIFICATION/LOCATION. 6. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATION DEEPER THAN 5 FEET AND FOR SHORING AND/OR UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. SOILS ENGINEER TO INSPECT, OBSERVE AND CERTIFY THE FOLLOWINGi 1. FOOTING EXCAVATION AND DESIGN BEARING PRESSURE. 2. ALL GRADING EXCAVATIONS AND SUB GRADE. 3. ALL SOLDIER PILE INSTALLATIONS TO VERIFY THAT THEY HAVE BEEN ADVANCED TO THEIR RECOMMENDED DEPTHS. 4. THE INSTALLATION OF LAGGING AT SOLDIER PILES. ABBREVIATIONS A.B. ............ ANCHOR BOLT FLR ......••••••.• FLOOR PILAS .......... PILASTER A.C. ........... A/C ASPHALT CONCRETE AIR CONDITIONING F.O.C. .......... F.O.M. FACE OF CONCRETE FACE OF MASONRY PLYWD ......... PLYWOOD ............ .......... PSF POUNDS PER SQUARE FOOT A.C.P . ........... ASPHALT CONCRETE PAVING F.O.S. .......... FACE OF STUD PSI ............. POUNDS PER SQUARE INCH ADDL .......... ADDITIONAL F.N. ............. FIELD NAILING P.T. PRESERVATIVE TREATED WOOD A.F.F. ......... ABOVE FININSH FLOOR F.S. ............. FAR SIDE R.D. ........... ROOF DRAIN ALUM .......... ALUMINUM FT ............... FEET OR FOOT REBAR ......... REINFORCING BAR ALT ............ ALTERNATE FTG ............. FOOTING R.B. .. ...... ROOF BEAM ANOD ......... ANODIZED GALV ........... GALVANIZED READ •••�••• REQUIRED ARCHT ........ ARCHITECTURAL GA ••••••••••••••• GAUGE REINF REINFORCING B.B. ............ BOTTOM OF BEAM G.I. .............. GALVANIZED IRON REF ............. REFERENCE BET .............. BETWEEN GLB ............. GLU-LAM BEAM REV ............. REVISION BLDG ............ BUILDING GLP ............. GLU-LAM PURLIN R.J. ............. ROOF JOIST BLKG ........... BLOCKING GYP BD ......... GYPSUM BOARD RM .............. ROOM BM ............. BEAM HDR ............. HEADER R.O. ............ ROUGH OPENING B.N. ,,,,,,,,,,,, BOUNDARY NAILING HGR .............HANGER SCH ............. SCHEDULE BOT ............. BOTTOM HK. .............. HOOK SECT ........... SECTION B.W. ............ BOTTOM OF WALL HORIZ .......... HORIZONTAL SHTG ........... SHEATHING C ................. CHANNEL H.P. ............. HIGH POINT SHT ............. SHEET CANT .......... CANTILEVER HT ............... HEIGHT SIM ............ SIMILAR C.G................ CENTER OF GRAVITY H.S. ............. HIGH STRENGTH S.J................ SAWCUT JOINT C.J. ............... CONSTRUCTION JOINT OR HVAC HEATING/VENTILATING & CEILING JOIST AIR CONDITIONING S.P. ............... SPLICE POINT CL ................. CENTER LINE IN ................ INCH SPA ............... SPACING CLG .............. CEILING INFO ............ INFORMATION SPECS ......... SPECIFICATIONS CLR ............. CLEAR INT .............. INTERIOR SQ ............... SQUARE C.M.U. ......... CONCRETE MASONRY UNIT J.B. ............. JOIST BEARING STAGG ........... STAGGERED COL ............ COLUMN J.G. ............. JOIST GIRDER STD ............... STANDARD COMPO ........ COMPOSITION JST ............. JOIST STIFF ........... STIFFENER CONC .......... CONCRETE JT ............. JOINT STL ............. STEEL CONN .......... CONNECTION K.O. .............. KNOCK OUT S.S. ...... SELECT STRUCTURAL CONT .......... CONTINUOUS L ................. ANGLE STRUCT ....... STRUCTURAL CONST ........ CONSTRUCTION LAT ............. LATERAL SYM ............. SYMETRICAL CORR .......... CORRIDOR LDR ............. LEDGER T & B ......... TOP & BOTTOM CTR ............ CENTER LG ............... LONG T & G ......... TONGUE & GROVE DBL ............. DOUBLE LLH .............. LONG LEG HORIZONTAL TEMP ........... TEMPERED DET ............. DETAIL LLV .............. LONG LEG VERTICAL T.F. ............. TOP OF FOOTING DF .............. DOUGLAS FIR LONGIT ........ LONGITUDINAL T.B. ............. TOP OF BEAM D.F. ............ DRINKING FOUNTAIN L.P. ............. LOW POINT TG ............... TAPERED GIRDER DIAG ........... DIAGONAL LT ............... LIGHT T.G. ............. TOP OF GIRDER DIAPH ......... DIAPHRAGM MATL .......... MATERIAL THK ............. THICK DIA ............... DIAMETER MAX ............ MAXIMUM THRU ........... THROUGH DIM ............. DIMENSION M.B. ............ MACHINE BOLT T.L. .............. TOP OF LEDGER DN .............. DOWN MATL .......... MATERIAL T.N. ..............TOP OF NAILER DP ................ DEEP MAX ........... MAXIMUM T.O. .......... TOP OF D.S. •••••••••••• DOWNSPOUT M.B. '•.........� MACHINE BOLT T.O.P. .......... TOP OF PARAPET/PANEL DWGS .......... DRAWINGS MECH .......... MECHANICAL T.O.S. .......... TOP OF STEEL (E) ............... EXISTING MEZZ .......... MEZZANINE TOT ..............TOTAL EA ............... EACH MFD ............. MANUFACTURED TRANSF ....... TRANSFER •••••••••••• E.F. . EACH FACE MFR MANUFACTURER TRANSV ....... TRANSVERSE ELEC ............ELECTRICAL MIN MINIMUM TS ............... TUBE STEEL ELEV ............ ELEVATION MISC ............ MISCELLANEOUS T.S. ............. TOP OF SLAB EMBED ........ EMBEDMENT, EMBEDDED M.F.O. .......... METAL FRAMED OPENING T.W. ............. TOP OF WALL E.N. ............. EDGE NAILING MLB ............. MICROLLAM BEAM TYP ............• TYPICAL EQ ••••••••••••••. EQUAL M.P.H. .......... MILES PER HOUR U.N.O. .......... UNLESS NOTED OTHERWISE E.S. ............. EACH SIDE MTL .• • • .• METAL VERT ........... VERTICAL E.W. ............. EACH WAY N ) ••••••••••••• NEW V.I.F. ........... VERIFY IN FIELD EXIST .. EXISTING N.I.C. ........... NOT IN CONTRACT W/ ............••• WITH EXP ............. EXPANSION NO. ............. NUMBER WD .............. WOOD EXT ............. EXTERIOR N.S. .. ...NELSON STUD OR NEAR SIDE W ............•••• WIDE FLANGE F.D. FLOOR DRAIN N.T.S. .......... NOT TO SCALE FDN ............. FOUNDATION O.0. .............ON CENTER W/O ............ WITHOUT F.F. .. FINISH FLOOR OFF ............OFFICE W.P. ...............WORK POINT F.G. ............FINISH GRADE OPNG ...........OPENING W.R. ............. WATER RESISTANT FIN ...............FINISH OPP HD .......OPPOSITE HAND WT ............... WEIGHT F.J. .............. FLOOR JOIST O.S.F. .......... OUTSIDE FACE W.W.F. .......... WELDED WIRE FABRIC FLG .............. FLANGE P.C. ............ PIPE COLUMN X ................. EXTRA STRONG PEN ............. PENETRATION XX ............... DOUBLE EXTRA STRONG PL ................. PLATE OR PROPERTY LINE California G'cMstal (;oi=1:tiission South C::ow>t :District office ritrmi(!VE. ���5'D 7 1'er�rit i\�o...e _ - - By: _/ jer y Date: --- ------ SYMBOLS .............. AT CENTER LINE DIAMETER ......... PLATE OR PROPERTY LINE # .............. STEP IN FOOTING VICINITY MAP SCOPE OF WORKi 1. TO PROVIDE TEMPORARY SHORING, AS REQUIRED, FOR BASEMENT CONSTRUCTION OF THE PROPOSED DEVELOPMENT. NOTE TO THE BIDDERSi AFTER THOROUGHLY EXAMINING THE CONSTRUCTION DOCUMENTS AND THE SITE: 1. NOTIFY THE ARCHITECT AND/OR THE ENGINEER IN WRITING, REGARDING ALL DISCREPANCIES REQUIRING CLARIFICATION, PRIOR TO THE "BID SUBMITTAL". 2. IF THE ARCHITECT AND/OR THE ENGINEER IS NOT NOTIFIED, AS REQUIRED PER ITEM #1 ABOVE, IT SHALL MEAN THAT THE CONTRACTOR HAS CONSIDERED ADEQUATE CONTINGENCY IN HIS BID TO COVER ALL COSTS TO COMPLY WITH THE MOST STRINGENT CONDITIONS. 3. THE CONTRACTOR SHALL NOT BE ENTITLED TO ANY ADDITIONAL COMPENSATION FOR ANY DISCREPANCY DISCOVERED AFTER THE "CLOSE OF THE BID". W z I K Z O Z N w Q In U F: � Q � QOr O 0 N QS< `i1 < W O Z O ZF N S (n Q U zwZ (n Z V 33� g � W Oww 0 wm� W ? aN2w a V. E w W w <oxx Z S Z W FO ZO WQwZO <zr9Q �zsaz w w~tea ZoQ <oo< �, �1 0 H z x,oN nzo Q ow�a 0xxa oaww< r O O p O) Z Z w 00 V N >' we W � J J �� ca Q W p� m U J a CZ�F- Q V Coe (00Wa O>.ZZ LLI Z O I - a O CID w Z m 00 cm LL F. 0 aaV) Z� Nv0 Z = � � = Z Q NO mWw �v CC a°DLLI � az =� oC W 400 aW Na 2c 3 W � m Z rn rn 0,� 0) 0 U VL W Z o N �) a Z a> rn E w Lv w rNi■I ~ F- U O Ix 0 0 PO 4 N w rn Z � V N E 0Qd-)_ � Q ow Z 0 3 O U 0 w n a 3 N J 3 �rl ---I S 3812: 1 03/15/16 1 ul �Q d 3a �� t,l vi Q PJ O H 4 oa oa 0 a� o m�� co 1 co Z to c m o 0 CMU7PL (WALL 1:.72 (E) 1 STORY B DG AT 189`Q THE ADJACENT PROPERTY n n mnimmMinmmmnmHIMIUM mrminm nlmmmlmnlmlminmmmnnlnmmmmHlmlminmmmnnlnmmmmHlmtminmmmnnlnmmmmUlmlminmmmnnlnmllmmnlmnnnnnlll iHiimmmiinimmiiiniinimmiiirn I�miimmiinnmimnnnininilimmummmmumoini i RHIRUMIUMMUMHIHIMMHIHIHHIHMMUMHIHmfflnulmlniflin i rT UNDERGROUND SERVICE ALERT / 1 752° 11 MAX TYP P.T. D.F. WD I_LI o Q LAGGING TYP • ` z 60 28 27 N � 26 25 �J I� I O \ O O • / , o I - I P.T. D.F. WD call: TOLL FREE ,' � r? �52 SHIM AS REQD i, 1-800-422-4133 \ JL � \ a ° C TYP cn a_ `— S H - 3 \0 / I ,' O - —1 -_ -�- n2O 19 1821 O O \ O Q 29 ° a ° ° \/ I /.f TWO WORKING DAYS BEFORE YOU DIG Section 4216/4217 of the Government Code requires a Dig Alert Identification Number be issued before a Permit to , Excavate will be valid. For your Dig Alert Identification Number call 8'-3" SLOPED 2'-0" i,, I \ 2'-0„ \ \. i FLAT 1 FLAT i SLOPE DN 1.5: 1 H: V / SLOPE ,DN 1.5: 1 H: Y' PER SOILS REPORT \ \ j PER SOILS REPORT' O-- -- --7./-- -- PROPOSED BASEMENT SEE ' O ; STRUCT DWGS \ 14 TOP OF BASEMENT SLAB=+2.36' NAVD88 / ERIFY WITH ARCHITECTURAL DRAWINGS / O I O i BOT OF BASEMENT SLAB=-0.14' NAVD88 ° ` BOT OF EXCAVATION=-1.14'± NAVD88 % \ i / a PROPOSED CRAWS SPACE SEE j ,/ I \\`\ /� 13 8'-3" SLOPED STRUCT DWGS FLAT TOP OF MAT SLAB=+6.96' NAVD88 ' VERIFY WITH ARCHITECTURAL DRAWINGS BOT OF MAT SLAB=+5.96' NAVD88 1 BOT OF EXCAVATION=+4.96'± NAVD88 I / \ FLAT 1 1 ,, 4—Di I /'' a° / I , I d CI nMC- FlNI 9 r". I L.I. (E) 2 STORY BLDG AT 00 THE ADJACENT PROPERTY r) CAISSON/PILE SCHEDULE CAISSON/PILE ID No. DIAMETER STRUCTURAL STEEL/SOLDIER PILE RETAINED HEIGHT EMBEDMENT LENGTH "D" BELOW BOT OF EXCAVATION TOTAL LENGTH "H" 1 THRU 16 24" W 18 x 97 13.5' MAX 26' MIN 40' MIN 17 THRU 23 24" W 18 x 119 13.5' MAX 28' MIN 42' MIN 24 24" W 16 x 40 7.5' MAX 17' MIN 25' MIN 25 THRU 28 24" W 18 x 50 7.5' MAX 19' MIN 27' MIN 29 & 30 24" W 14 x 22 7' MAX 10' MIN 20' MIN 31 THRU 38 24" W 16 x 31 7' MAX 14' MIN 21' MIN I ; , ° / I � 4 J� I I I j I , d / / ' a / \ \ l , y \ ; .4 FLAT 8'-3" SLOPED 2 0 7 \ FLAT A" SLOPE DN 1.5: 1 H: V PER SOILS REPORT I d \ /' /;E' I 4. i O - - - - - - / O / CONIC BASEMENT WALL OF VARIES THICKNESS TYP CAISSON/PILE IDENTIFICATION NUMBER TYP 30 Q 1 2 3 o oQ 4 5 � N N 31 n32 U) PROPERTY LINE W z o Z Fw- w 0 <0 N < w 19 N C=a dl wF0 � n Q V W N W 5 3O� Q W pwz U w w O 0 0 = z Kwwwu O w a9Tw � wwr-Z 1n K0� CZ W F T u a �oz`- z =zwo O.p WQ�z V Z } U W 0 ZC V aaaaa¢ �xxa o awwa I I I I I I I I I I I I I I I I I I I O GC) Z a a O — M V p 0 V (A > W i- J z J -vm ..I LU in V)ZNF— t� Q w V < V cc 0 LU ' O}ZZ rVlaV I w I z O I (E) CHICKEN WIRE FENCE I I 0 li r Q Z W I 00 LL�� Z 0n �V Q I H T I = Z � � z I V! 0 co o m W 1 a2 a N LLI 3 W a W F- m Z California Coastal Corr?t?2i ,5i0i1 South Coast District Office I AI'PRO V ED _ Permit No.-�_� �6-z W9a v Date: I un E N Ln p W I I CO CO p o0 3 SOLDIER PILE IN CONIC CAISSON 0)M @ MAX 8'-3" O.C. TYP U.N.O., z rn 6-) E SEE SCHEDULE ABOVE I Li a L� O � 0 0 a U,L N N z �< V o r/OIL Q w � � z LL o 0 O U o w Q 3 I I N _J 3 CL OF CAISSON TYP 33 34 35 36 37 38 11530 1 ' ' N - 6'-1 " I� r7 0 N BASEMENT/SHORING PLAN 11.Ci SCALE: Y4"=1'-0" ". PROPERTY LINE I2. N _ - — _ — — _ _ _ _ _ _ _ _ _ — — — — — — — — — — — _ _ _ _ _ — _ — — — — — _ _ _ _ _ _ _ _ _ _ 0 Elf 0 0 C�Q w c zw 3a_ z 3: �a Q o- pQ wN O 2- O d Ui a_ o r? I N I I 00 1 00 Q0 W O 0 SHAFT FILLED WITH SLURRY sH-3c : 12/01/15 W U O Q to U 1— W Q CHIP OUT THE PORTION OF SLURRY, DRAWN WITH DASHED THE <wmo o �/� awzF SOLDIER PILE, SEE PLAN LINE, TO ALLOW FOR THE LAGGING INSTALLATION W �o_ a x N V _w Z 05 0� a SOLDIER PILE, SEE PLAN SOLDIER PILE, SEE PLAN Z No°� \� �• .v �," a '•.A i \� .�\\\�� :Y°• \ /162-12 O za�=w ••.a. \\�j 31162-12 r mmz OF CAISSON &SOLDIER PILE \� aV $ Z " w ►�i i U N \// \wz� U w f . r � •• � .. � � � �//\ter•. � � . ' � h � � l/�// WOOD LAGGING TYP, SEE PLAN r. , PROPERTY LINE a o00¢ �==o I I z a a a a a o aww¢ CONT BAR PLATE � x 6}�„f VARIES SEE PLAN I I VARIES SEE PLAN WOOD LAGGING, SEE CONC CAISSON, PER PLAN, FILLED WELDED TO THE SOLDIER I PLAN & SECTIONS TYP WITH TWO SACK SLURRY TO THE PILE AS SHOWN TYP , BOT OF EXCAVATION AND MINIMUM ONE SACK SLURRY TO GRADE CONC CAISSON BELOW, SEE PLAN NOTE: FOR INFO NOT SHOWN, SEE B NOTE: FOR INFO NOT SHOWN, SEE FF B NOTE: FOR INFO NOT SHOWN, SEE I I I I (E) CMU FENCE ( I I I I I I I I BUILDING WALL, WHERE OCCURS, BY OTHERS, - - E) BLDG & FTG AT THE ADJACENT WALL, WHERE I I I I OCCURS, SEE PLAN i I DEFERRED SUBMITTAL SECTION AT LAGGING N.T.S. A SECTION AT CAISSON N.T.S. B SECTION AT CORNER N.T.S. C OCCURS, SEEP AN I III I I I III I I (E) GRADE AT THE I I I I I I ADJACENT PROPERTY I I FOLLOWS THE (E) GRADE (E) GRADE=T.O. SOLDIER I I ON THE OTHER SIDE OF I PILE VARIES, SEE PLAN ( I THE FENCE WALL ( , N=1 I I I —I II'-___iI I II I Ik --_FFF—Tr-- — I I 1=�—III— -------------- - -1 I El I I=1 11=1 11 1 I 1 1 I M I= —, __1 I I I —I I �- 1 I I I_III -- _ 1 I 1=111- ► X —� I =III=111=III=111-111=1 I I- k111—III_III_III_III—III I ; 111=11=11�- , ,All I L---------------- I y 1511�=I I I=11I=111=III=I I I _j I I 4"0 CONT PERFORATED `` 717=141 I I=1 I I=1 I I=1 I I; . I PIPE W/ PEA GRAVEL =1I I� III-1 1=1I I-1I I; I ° " . , ` ► WRAPPED IN A LAYER :111 1 I M I I- i 4 T • .• * I OF FILTER CLOTH, SEE -III- I z SOILS REPORT & CIVIL ` DWGS Q J 44 I I T SOLDIER I I W o o PILE ••- f I 1 ° • =I ,' I I �� _ I _ _ SOT OF PIPE ELEV=+8.0'MLLW _ — O G Z Z -II=1 Q a a1=1 YI I- I I 0 6 o a o D x =1 I, �,I`y 1, d-1 0>n,q W z illy— I I z J rc v J G H J wI� N 111 _I I I BASEMENT WALL ^ U W C a N m J (0 Z 1 J 00 Q Q V co Z OC I- O C= O LOODAGGING I I wM TYP Qo z Z O SHAFT FILLED WITH SLURRY 4 I I A4 2'-011f I STRUCT MAT SLAB OVER ' SEE PLAN & I MIN 2" WASTE SLAB & 2" a PROTECTION SLAB, SEE 0 NOTES BELOW I I STRUCT DWGS m - -I - m O cm a I V. 0 �! v z a .: _III I _ _ O x _I=III -III—III I _ oC N H Cn J o z Z 1=,=111-- = o N oC v Q 3 W J :111��;I�II I 0 a w O N N; I C W 1=1 I III— V m m n0 — — — — — -- — — =III=1 ' — — — — —— a = 11=111=111=111— ' I I I —I I I —I 11-1 I F_ z oC 0 Lu 0 _ _ I-1 I —I I El I (-_ _ ' _ _ TOP OF CAISSON ELEV=BOT OF N a EXCAVATION=1'-0" BELOW BOT OF a W MAT SLAB (PER SOILS REPORT) W - W a r IMI z -�►IIIII t=1 II .gin I I T ... , 1 I-1 i lEl I11=1 -11�=1► I I ITI=� _ I—III- II�II�111 I1=III. III If III III III- `JE I (D� E �0)0)U w (n . 0) 0) p LL, Z F CONC CAISSON PER TT� Lv 00 vl V1 ~ Z � 4 SCHEDULE ON SHEET SH-2 0,0 0) � o QWIz��E X a. d W N IJ1 Q = I Pw B California mta1 Commission � N _ S®+_ett1 Coat District Office- O Z O ' ^s t'i'r:U VT D Ibpertilit N0— � � U O w J .._,.. p p m � Date: __"_____�___ f1 ��7__� I�1 �/` w rn I■� z Q V V W w -` /, _j o � o Q o. Z U- W >" A � 3 O Ow 3 w ' U N �Qn < 3 O AI .' ` & BOT OF CAISSON C ff S 351 Z U 03/15/16 Y Q LO w O O U_ 2u z NOTES: d a- oa 4 } 1. FOR INFO NOT SHOWN SEE STRUCTURAL DRAWINGS. w o a o a YJ �3 °w 0 2. THE SPACE BETWEEN LAGGING AND BASEMENT WALL a o SHALL BE BACKFILLED WITH PEA GRAVEL WITH FILTER CLOTH, TOPPED WITH 3' COMPACTED SOIL ON to M SITE OR IMPORT APPROVED BY THE SOILS ENGINEER. M 00 AA BB CC SECTION AT SHORING AND BASEMENT WALL N.T.S. FF M W ._,.. wzl""�h9s I.- UNDERGROUND SERVICE ALER call: TOLL FREE 1-800-422-4133 98'-5" 2.4 3.4 BASEMENT LEVEL FOUNDATION PLAN 111 TWO WORKING DAYS BEFORE YOU DIG SCALE: '/4"=1'-0" �p Section 4216/4217 of the Government Code requires a Dig Alert Identification Number be issued before a Permit to Excavate will be valid. For your Dig Alert Identification Number call OF NT OF _ I = I 00 I I I I I I I i I I I I I I I I I I I I California coamli colt unissiv.n Sotltll. Coast Distfict Office APPi>OVED Permit 5 Ba FECTIVE Dare: __-----rv- W U ¢ Z 0 Z N N QN� ww6 U x OOH O ��a3 vNi ¢woo <wOZ o Z rr N In Q U w (n Z cwi33Z W > coz U L W 0 Uw90 LO u MWW .- Z d x —w u = �"mmz In tr ?w-EW x x W Q TUx� N VZwp 0 O L ¢ Z xe u w~Na F Q Ooww 0F Z¢ Z w~NO <owwa aaaaa 0—< T O O �0) 0 Z M V 0 0 V (0},,w J -j c a z J ==et m J 0ZN .. Q- V COOWQ Z \ O O H O Z Cl)r- QILV w z O W V Z W 0 C co W � Z°' W N z Q J V o �= Q o Z oa a Mm o LL Cl) _� w N a (j) 3 m o Z M Ic a 0)LO N Ln M O O W � U N z (9 o0 O 3 z 6-)m E � W Q :D I�■I IC U U O � l (� 00 U� Lo N N W (3) 1 < ~ z D 0 1= 00 W <(� z 0 0 N Q S 3812 07/28/16 z Q 0 N Ln z02Lf Q Z Q 3: Li Q Q -) w � v Q �J OLd F N e O N 00 r 00 M O '-J A L=5' 4 J2 @ 16" O.C. G f , SDO K9x"0i0i00,j (:B I I I I L. -------- -'J m TYP I° I _ J L ui m r — I f • I I I 4 L= 8' I 13 54 L.I I.. 1 I I f1 I. I I I � I. I w°1 bl L r, m I 1 1. I. I I` I 41 J2 @ J16" O.C. 5" THICK CONCRETE SLAB ON GRADE OVER 2" SAND OVER 15 MIL VAPOR BARRIER THAT MEETS J4 16" O.C. ASTM E 1745 CLASS A,B,C OVER 4" BASE OF Xz" OR LARGER CLEAN AGGREGATE AND A CONCRETE CONC SLAB MIX DESIGN WHICH WILL ADDRESS BLEEDING, ol SHRINKAGE AND CURLING. W/#4 @ 16" O.C. LO m EACH WAY @ THE CENTER OF THE SLAB IJ SUPPORTED ON CONC CUBES W/WIRE TIES SPACED @ MAXIMUM 4'-0" O.C. TYP i. I- 1 I _:I I I TYP I: °I 41 U f l 1 I SD2 EQ i i EQ I I 1 I L I S' I to ' m I p I CONT ' _ ' TYPTYP E.N. e 1 I SD2 41 PLYWD� Id SHTG CONC L=5.25' - -- -- -. WALL _ I 1 BELOW ----=( ------ •I s`r f----- °— - -- - d a L I I D 3 3 I g I i L=6.5' L=14.5' �I 1§ I 1 L fl I L--- J2 @ 124" O.C. �I I 'I I= I I, J tI I I I I I I I i 1F I I L= .5' I9 G °-- — - H— L=3.5' 2 -- i 01 CONC SLAB I L=6.5' 2 °I 133 I) • J FLOOR JOIST SCHEDULE 10 z Z y {N TYPE DESIGNATION HANGERS WQ—U F oox o S W�� Q <_< I II I I 14 f l I �oE a I I I l i I I I l I* II J1 14 TJI 210 W L,<-. N z is I I I' W > 01 - c) w H i i= J2 14" TJI 360 "ITS" SZO ao w w w SDO � g l I 8I 9 Liu I p wa-xw w z I �mmz r--° I Lt=21.5' THICKENED EDGE OF SLAB J3 14 TJI 560 n z aw W ao Xti „ --°------- TYP ii N � z W o I I . L= 6.5' p o �awo w J4 3}i x 14 PSL Z T a Z �w �W 1 4 3 r-------'� N w o a p 1 -- — I ° TJ --- ----- i f — A.1 "LBV11 Q��N� °. --_-_a ---�° -. ---------- -- a- °. °. ,.. °�- =--1-°--=----s--- °-=--- _--_.__n ° a ° ° a _ _ ° a ° -� ° °J5 °--------- 5ki x 14 PSL N Za z w Zo a a a a a -------=-------- I 9 L - --- I' 2' oaww¢ Od O I II I..I O m I ' N �' : ° BEAM SCHED �a m r I I III @ I1IIiIIII1IfP1II1I � DESIGNATION SIZE 14I r . I TYP U.N.O. 6 x 4 ° B1 6 X 6 B5 L= OI 2' B2 6 8 x H _______________�_______ _______—__—�______7 2 I i I 1e B13 14 B4 6 x 12 ° I 0 °e L=14' 4 0 � f �' 85 6 x 14 m N I 1 N 12' m i 66 5J�" x 12" GLB 4 Jys @I i. J5 @ 16" O.C. I° I B7 5X x 13 „ GLB ls 1 -.--a----a ----=----=- -- - °-------.-.------- <�--- ---—9----------- - - °dT-----T--.--r--r=-===___ _ ___� ' 68 5J�" x 15" GLB I p I I I � ' 1 � � -i Uo' ; ° �' 3� SD3 I ' B9 5V x 16V GLB r Ial I I I I"_ 1.. O I I I ci N 2 L=39' i� TYP B10 W10 x 19 a 4 0? °y I I � � I 1° 0000 ° G 6 N i .i r 4x10 SD2 611 W10 x 22 V J oC M Y I S° 3 I:d: J ��--cca 6' N 1 1° B12 W10 x 30 Z J U �.Nd'_.1 W C ^ 00 N I° Q _ CL a ���� r- 0° I. B13 W10 x 39 Q_ cO 0 W a ; m Q O O�Z~ O a B14 W12 x 40 \ =0 � V o. 0 U Lli I Z 1315 W12 x 58 N I . °. O of I r P ° LEGEND W =--- —a---=— __-___s__ INDICATES CONC WALLS BELOW V 10 10 L=2O L= 2' 1 I Z i TYP i ----------------- INDICATES STUD WALLS BELOW W I 2 L=7.5' 41 EE Ia L=1.75' INDICATES WALLS ABOVE W 1 --- --------------- a a— a---- — ° a .. °, >rV• J -_._ —-------------- .-- - — I Cq Z J . ° .° t INDICATES SHEAR WALLS WITH HOEDOWNS ABOVE W Z 0) 0_ 3 a z L=7.5' <i i L=7.5' I I� # cc V O U=12' MINIMUM TOTAL LENGTH Q /A 1 It 1 -_J 2 Le=9' EFFECTIVE LENGTH FOR Z Q a O 0 q ; SHEAR WALL WITH OPENINGS SAX✓ B3 J1 @ 24" O.C. O (D 0 d TYP L=16' 2 ° TYP Lt=46' SD2 I Le=39'I EAR 2■4 3■4 2 WALL W/H SDOPNG J2 /@ 12" O.C. °1 i J1 @ 24" O.C. i. _,......_,_a .......::.... , 1 e = I 1 1 I i I I� O2 L=2' SHEAR WALL TOTAL LENGTH O L=13' TOTAL LENGTH OF STRAP SEE SHEET (SD-0)LL INDICATES HEADER / BEAM —•. — — — — — INDICATES SIMPSON STRAP INDICATES FLOOR JOIST INDICATES ROOF JOIST = N a 3 Lij O Z O OO ~ 5 6■3 I a l 1 1 r i i° w L=4.5' r a°11 :I I I a E INDICATES ROOF RAFTER :d .. ° . -- ---- ------ ------ --==--------" 13 L--2' I� ® INDICATES POST ABOVE F 6 -.- --- ® INDICATES POST BELOW N rn rn 0 mI /j, l i O 0) O) N � i @ 1 ', POSE S1Zp,P M■■I LLJ Ld �' o m 24" O.C. ° I5� „ 0 N 3 0 4x 0°1� HO`OOWN Z 0) a)0) E L=14' a'°; HFX STRONGWALL 00 W J L= 5' d �j = 2 1 O o �x @ I° I I °.I --.—a — — — — — — — — ---- — -- —.— �+ J4@16O.C. I� �� Q °.I of 1. 1 b D DETAIL REFERENCE DESIGNATION U i I SD3 DETAIL SHEET NUMBER I° 00 I T� -' 13 L-2' R ELEVATION REFERENCE DESIGNATION ~ V� N coo 04 1 SD3 ELEVATION SHEET NUMBER w H.8 I , I� I— Z . ° I I �' 1 J o o � p Q w<_ w w Q w O o I Z '1 3 1 I O O w 1' V n Q 3 N —1 3 I I 1 3 I I 1 J California Coastal Commission ---- - L South Coast District Office a ° a APPROVED 1 i Permit No. _ _ _ `_�'4 _` L=1.25' EFFECTIVE t/ /m Date: ------------ _____�- MAIN LEVEL FRAMING PLAN ti SCALE: 14"=V-0" 4,A FLOOR NOTES : 1. FOR NOTES & INFORMATION NOT SHOWN ON THIS SHEET, SEE SHEET S-1. 2. INSTALL Y4" THICK STRUCTURAL I OSB, GLUED ON TOP OF THE FRAMING MEMBERS, AND NAILED IN ACCORDANCE WITH ZONE "B" OF NAILING SCHEDULE ON SHEET SD-0. 03/15/16 Y Q (n w 5 U- Y U Oui <L� w PJ U�i O� dMi N 0 cV 00 N 00 c0 m O 7 2.4 FJ FLOOR JOIST SCHEDULE TYPE DESIGNATION HANGERS J1 14" TJI 210 J2 14" TO 360 "ITS" J3 14" TJI 560 J4 3h x 14 PSL "LBV" J5 5h x 14 PSL BEAM SCHED DESIGNATION I SIZE TYP U.N.O. 1 6 x 4 B1 6 x 6 B2 6 x 8 B3 6x10 B4 6x12 B5 6x14 B6 5X" x 12" GLB B7 5X2" x 13V GLB B8 5V x15" GLB B9 5V x 16V GLB B10 W10 x 19 B11 I W10 x 22 B12 I W10 x 30 B13 I W10 x 39 B14 I W12 x 40 B15 I W12 x 58 B16 5X" x 14" PSL B17 W10 x 49 LEGEND INDICATES WALLS BELOW _ _ _ _ _ _ - INDICATES SHEARWALLS BELOW INDICATES WALLS ABOVE . INDICATES SHEAR WALLS WITH HOLDOWNS ABOVE Lt=12' MINIMUM TOTAL LENGTH 2 Le=9' EFFECTIVE LENGTH FOR SHEAR WALL WITH OPENINGS OL=2' SHEAR WALL TOTAL LENGTH 1 L=13' TOTAL LENGTH OF STRAP SEE SHEET (SD-0) INDICATES HEADER / BEAM ......—•—•—•— INDICATES SIMPSON STRAP INDICATES FLOOR JOIST --- ----- w INDICATES ROOF JOIST - - -- INDICATES ROOF RAFTER ® INDICATES POST ABOVE ® INDICATES POST BELOW 5`ZE POSE /SPP NO`DO� >_ SHEAR WALL BELOW D DETAIL REFERENCE DESIGNATION SD3 DETAIL SHEET NUMBER R ELEVATION REFERENCE DESIGNATION SD3 ELEVATION SHEET NUMBER California Coastal Commission South Coast District Office • W fj K Z 0 Z� �L� -U �a� N -y 4 <w�z o w �z� N O- a,,N w 5 3 F ¢ O 0 ... o wc> wd tw O E W z �mmz W Z=�w= W Q WOX~ Z S z w OF wCC UZ>-0Q V W�aN �wa N Nwow �_ o 0 <00� < z awzo � < � a a a a s o awn T O O CO Z 0VO5 O Co , W V �� he Q J (� Wpm e CO)NZ a_ _O a OM LL�V 0.. V O p W a Z \ Q O Z co ovav Ld Z O W 0 Z LU 0 c m 00 m Z J W�- a a �, JV N z Z c = V Q LL- a m �m W w o J = � LL. Z C4 3 o W O z cc a O W rn rn �14 � o W O 0 m Z rn rn E w W �v aLL- Q O 0 0 to N N W O) Z O 0 v) E . OW Z 0 3 O U Ow 3 N a 4 ;S 3a12' APPROVED r, 6 -oaS� '� 1 Permit No. " D �, , -e _vo ?o- ® z tBy:-- _e-n_avoo® 3.4 UPPER LEVEL FRAMING PLAN ti EFFECTIVE 03/15/16 X TYP @ SHEAR SCALE: /4"=1'-0" 0 Date: ------------- Z- Y SD2 WALL W/ OPNG �j. z N _ � �. U_ (n ZzQ 2Q V) Y< L` P J o N FLOOR NOTES : ° 3 a 1. FOR NOTES & INFORMATION NOT SHOWN ON THIS SHEET, SEE SHEET S-1. N 2. INSTALL W THICK STRUCTURAL I OSB, GLUED ON TOP OF THE FRAMING MEMBERS, AND NAILED IN ACCORDANCE WITH ZONE "B" OF NAILING SCHEDULE n M ON SHEET (SD-0). 0 m 7 2.4 3.4 N 0 �\ N to m 00 r W VERIFY 4 x 4 CONT LDR TYP W/"A35" @ T & B AT EA POST 2 x 6 RR @ 16" O.C. TYP W/"A35" @ 2-2 x TOP PL 6 x 4 HDR TYP 6 x 6 POST @ 4 CORNERS ROOF FRAMING PLAN SCALE: ' 4"=l'-0" BEAM SCHED DESIGNATION SIZE TYP U.N.O. 6 x 4 B1 6 x 6 B2 6 x 8 B3 6x10 B4 6x12 B5 6x14 B6 5Y2'' x 12" GLB B7 5Y2" x 13Y2" GLB B8 5Y2" x 15" GLB B9 5Y2" x 16Y2" GLB B10 W10 x 19 Bll W10 x 22 B12 W10 x 30 B13 W10 x 39 B14 W12 x 40 B15 W12 x 58 B16 HSS 10 x 5 x 3/8 B17 5Y4" x 16" PSL B18 5Y4" x 18" PSL INDICATES WALLS BELOW INDICATES WALLS ABOVE INDICATES SHEAR WALLS WITH HOLDOWNS ABOVE MINIMUM TOTAL LENGTH EFFECTIVE LENGTH FOR SHEAR WALL WITH OPENINGS SHEAR WALL TOTAL LENGTH TOTAL LENGTH OF STRAP SEE SHEET (SD-0) INDICATES HEADER / BEAM INDICATES SIMPSON STRAP INDICATES FLOOR JOIST INDICATES ROOF JOIST INDICATES ROOF RAFTER INDICATES POST ABOVE INDICATES POST BELOW SHEAR WALL BELOW DETAIL REFERENCE DESIGNATION DETAIL SHEET NUMBER ELEVATION REFERENCE DESIGNATION U Z O - Z_ N VI a V U < ¢Or O =wco a Z N W -OF Ui aUw3 w�zz Z U33 < W > r O Z � vwi o�w 3 � wmV z&�wW 0 w��Z T NCO. � N3zwo F- oya�F UZ}Oa N w w�tnu aw,Tm N =pP:0 Q OOP N a I W o z w'zp aaaaa <1 CC' ww¢ T O CD O 00 Z M0 0 „O V co >- ;r W .J -j c a z J =D�m Q O NLu ZCV .. t0 D- a ° LL Q 0- Q V O0Wa \ OH=p vCm'50. W z O W V z W O 04 0) W as v! CL Z OLu = 0 z_ Q �_I V) a 31 LL O !e Ca O El� � 3 O z m a ELEVATION SHEET NUMBER j } L0 o L1J I I � zoo� � � a k■i i11 z 0-) 0) E Q u 0 n=,) j n I— o o a + L �,, QD QD N N W < z �� E w z LL 3 O o L 3 N QJ 3 nia Coastal Commission oast District Office TIVE.,a....�j ROOF NOTES : 1. FOR NOTES & INFORMATION NOT SHOWN ON THIS SHEET, SEE SHEET S-1. 2. INSTALL 3/4" THICK STRUCTURAL I OSB, GLUED ON TOP OF THE FLAT ROOF FRAMING MEMBERS, AND NAILED IN ACCORDANCE WITH ZONE "A" OF NAILING SCHEDULE ON SHEET (SD-0). 3. INSTALL 1%2" THICK STRUCTURAL I OSB, GLUED ON TOP OF SLOPED ROOF FRAMING MEMBERS, AND NAILED IN ACCORDANCE WITH ZONE "A" OF NAILING SCHEDULE ON SHEET (SD-0). S ;38t � •- n 1— -wl 07/28/16 Z Q N Lo c=n Q z c5Q �Q Q m zQ vi Q� o Q O F-- N LLJ o N 00 00 cfl m 0 4e-..mlfk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alifornia Coastal Commission South Coast District Office APPROVED /'' Permit No. �I'lh7 _® m- By: - - -- - EFFE IVE t. / /1^ SHEET INDEX C-01 TITLE SHEET C-02 PRECISE GRADING PLAN C-03 SECTIONS AND DETAILS C-04 EROSION CONTROL PLAN C-05 SOILS REPORT RECOMMENDATIONS - 1 C-06 SOILS REPORT RECOMMENDATIONS - 2 CONSTRUCTION NOTES AND QUANTITY ESTIMATE EARTHWORK CUT E11 EXCAVATION 1750 CY - EMBANKMENT - 50 CY OVEREXCAVATION/RECOMPACTION 650 CY 650 CY EXPORT - 1700 CY TOTAL 2400 CY 2400 CY PROPOSED DISPOSAL SITE: BREA/OLINDA LANDFILL 1942 VALENCIA AVE. BREA, CA 92823 TEL: 1-714-834-4000 1a- CONSTRUCT CONCRETE DRIVEWAY. SEE DETAIL ON SHEET C-03.---------------------------------------------------- 650 S.F. l.�_ CONSTRUCT CONCRETE HARDSCAPE. SEE DETAIL ON SHEET C-03.----------------------------------------------- 2390 S.F. 3�- INSTALL 4" DIA. SCHEDULE 40 PVC PIPE DRAIN SYSTEM. (ASTM D1785)-------------------------------------------- 480 LF. O4 - INSTALL SEWER CLEANOUT WITH TRAFFIC RATED COVER ON EXIST. LATERAL PER CITY OF N.B. STD-406-L--------- 1 EA. 5a- INSTALL BOTTOMLESS TRENCH DRAIN PER DETAIL ON SHEET C-03.-------------------------------------------------- 90 L.F. 6a- INSTALL 6" ATRIUM DRAIN NDS TYPE 90 W/ RISER & ADAPTOR OR EQUAL PER DETAIL ON SHEET C-03. --------- 58 EA. 7�- INSTALL 6" DECK DRAIN NDS TYPE 40 W/ RISER & ADAPTOR OR EQUAL PER DETAIL ON SHEET C-03.----------- 3 EA. 8a- INSTALL 12" ATRIUM DRAIN NDS TYPE 1280 W/ RISER & ADAPTOR OR EQUAL PER DETAIL SHEET C-03.--------- 2 EA. 9a- CONSTRUCT MODIFIED 4" CURB PER CITY OF NEWPORT BEACH STA.182-L TYPE "B".------------------------------- 40 LF. 10 OUTLET 4" PIPE INTO BOTTOMLESS TRENCH DRAIN. (-11.0 INV.)____________________________________________________ 1 EA. 11 CONSTRUCT ENCLOSED BIOFILTRATION PLANTER BOX. SEE DETAIL ON SHEET C-03.______________________----------- 175 S.F. 12 INSTALL 12" CONC. DRAINBOX, BROOKS PRODUCTS TYPE CB-1212 OR EQUAL. ------------------------------------- 1 EA. 13 INSTALL 6" DIA. SCHEDULE 40 PVC PIPE DRAIN SYSTEM. (ASTM D1785)-------------------------------------------- 360 LF. NOTE: QUANTITIES SHOWN HEREON ARE ESTIMATED FOR PERMIT PURPOSES ONLY. CONTRACTOR SHALL PERFORM OWN QUANTITY TAKEOFF FOR BIDDING AND OTHER PURPOSES. OWNER BLAKE & TERRI QUINN c/o RITNER GROUP NEWPORT BEACH, CA 92663 TEL: (949) 999-3255 FAX: (949) 999-3259 LEGAL DESCRIPTION LOT 24 & POR. LOT 25 TRACT 802 ASSESSOR'S PARCEL NO. 050-230-40 TOPOGRAPHIC SURVEYOR APEX LAND SURVEYING. INC. HUNTINGTON BEACH, CA 92646 TEL: (714) 488-5006 FAX: (714) 333-4440 WEB: apexlsincOgmail.com VICINITY MAP NOT TO SCALE ARCHITECT RITNER GROUP NEWPORT BEACH, CA 92663 TEL: (949) 999-3255 FAX: (949) 999-3259 SOILS ENGINEER GEOFIRM, INC. 801 GLENNEYRE ST., SUITE F LAGUNA BEACH, CA 92651 TEL: (949) 494-2122 FAX: (949) 497-0270 CIVIL ENGINEER TOAL ENGINEERING, INC. 139 AVENIDA NAVARRO SAN CLEMENTE, CA 92672 TEL: (949) 492-8586 www.toolengineering.com BASIS OF BEARINGS REFER TO TOPOGRAPHIC SURVEY BENCH MARK REFER TO TOPOGRAPHIC SURVEY CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9 4 9 2. 8 5 8 6 www.toalengineering.com CALEB RIOS R.C.E. 57587 DATE: PREPARED FOR: BLAKE & TERRI QUINN C/o RITNER GROUP NEWPORT BEACH, CA 92663 TEL: (949) 999-3255 FAX: (949) 999-3259 0 a 0 m z 0 (n > w O 00 U Ld � F-Z W 'n g o -17 N N W � O 0 Z W Q Z 0 _ C Ad N N O J DATE: H. SCALE: 09/06/16 N/A SURVEY DATE: V. SCALE: 03/12/14 N/A DRN.: A.M.S. DWG. N0. CHD.: C.R. C _ 0 1 APPD.: C.R. JOB NO. SHEET OF 15431 1 I 6 E C �7 E F G n A 10 A E r G I H K 3 4 5 6 CITY OF NEWPORT BEACH NOTES ❑j — A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1—INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 2M— A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON—STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT—OF—WAY. ALL NON—STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. ❑3 — AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT—OF-WAY AND CITY EASEMENTS. ❑4 — SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. E—SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF THE COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. ©—ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT—OF—WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. M— ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT—OF—WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. SCOPE OF WORK CONSTRUCTION OF NEW CUSTOM, SINGLE FAMILY RESIDENCE AND GARAGE, TOGETHER WITH APPURTENANT HARDSCAPE, LANDSCAPE, AND DRAINAGE IMPROVEMENTS. g�_ — 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. g�— PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT—OF—WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 10 IF THE EXISTING SEWER CLEANOUT IS NOT PER CURRENT STANDARDS, NEW CLEANOUT AND POSSIBLY NEW LATERAL WILL BE REQUIRED PER STD-406—L, WITH A TRAFFIC —GRADE BOX AND COVER. 11 PER CHAPTER 13 OF THE CITY MUNICIPAL CODE, A NEW 36—INCH BOX STREET TREE IS REQUIRED. HOWEVER, BECAUSE THE ROADWAY ON HARBOR ISLAND IS PRIVATE, IT HAS BEEN DETERMINED THAT TREE PLANTING IS IMPRACTICAL AT THE ABUTTING PARKWAY. THEREFORE, THE PROPERTY OWNER SHALL PAY A FEE FOR THE CITY TO PLANT THE THIRTY—SIX INCH (36' BOX TREE AT A LOCATION DESIGNATED BY THE CITY. 12 ABANDONMENT OF SEWER LATERAL SHALL INCLUDE REMOVAL OF THE CLEANOUT RISER, THE 4TT BOX AND THE WYE, IF APPLICABLE. SEWER LATERAL SHALL THEN BE CAPPED WHERE THE WYE USED TO BE. 13 ABANDONMENT OF EXISTING UNUSED WATER SERVICE SHALL INCLUDE CAPPING AT MAIN (CORPORATION STOP) AND REMOVAL OF EXISTING WATER METER, BOX AND COVER. STORM DRAIN LIFT STATION I I €I FOR DRAINS & DOWNSPOUTS I I AT MAIN LEVEL (TO BE I I EXISTING WALL TO RED DESIGNED FOR HIGH I I - PROTECT IN PLACE GROUNDWATER CONDITIONS) I I n ADDITIONAL NOTES 1. ALL ROOFS SHALL BE GUTTERED & DOWNSPOUTS CONNECTED TO STORM DRAIN SYSTEM. 2. BASEMENT LEVEL PAD ELEVATIONS ARE BASED ON 30" MAT SLAB OVER 2" PROTECTION SLAB OVER WATERPROOFING OVER 2" WASTE SLAB. CRAWL SPACE PAD ELEVATIONS ARE BASED ON 12" MAT SLAB OVER 2" PROTECTION SLAB OVER WATERPROOFING OVER 2" WASTE SLAB. ** CONTRACTOR TO VERIFY PAD W/ STRUCTURAL ENGINEER AND SOILS ENGINEER PRIOR TO GRADING. 3. SEE SOIL REPORT FOR ALL OVEREXCAVATION REQUIREMENTS. 4. FOR FOOTING AND FOUNDATION DESIGN, SEE STRUCTURAL PLANS. 5. ALL RECOMMENDATIONS CONTAINED IN THE SOILS REPORT BY GEOFIRM, INC., J.N. 72158-00 DATED JULY 14, 2015 ARE CONSIDERED PART OF THIS PLAN. TOPOGRAPHIC SURVEY BY: APEX LAND SURVEYING. INC. HUNTINGTON BEACH, CA 92646 TEL: (714) 488-5006 FAX: (714) 333-4440 WEB: apexlsinc@gmail.com NOTE TO CONTRACTOR: CIVIL ENGINEER OF RECORD APPROVAL REQUIRED PRIOR TO BACKFILL OF ALL DRAIN PIPES, CONTACT CIVIL ENGINEER TO FIELD VERIFY LOCATION, SIZE, AND DEPTH OF DRAIN SYSTEM. CONSTRUCTION NOTES O1 __ CONSTRUCT CONCRETE DRIVEWAY. SEE DETAIL ON SHEET C-03. 2�— CONSTRUCT CONCRETE HARDSCAPE. SEE DETAIL ON SHEET C-03. U- INSTALL 4" DIA. SCHEDULE 40 PVC PIPE DRAIN SYSTEM. (ASTM D1785) 4o- INSTALL SEWER CLEANOUT WITH TRAFFIC RATED COVER ON EXIST, LATERAL PER CITY OF N.B. STD-406—L. INSTALL BOTTOMLESS TRENCH DRAIN PER DETAIL ON SHEET C-03. 6a— INSTALL 6" ATRIUM DRAIN NDS TYPE 90 W/ RISER & ADAPTOR OR EQUAL PER DETAIL ON SHEET C-03. INSTALL 6" DECK DRAIN NDS TYPE 40 W/ RISER & ADAPTOR OR EQUAL PER DETAIL ON SHEET C-03. INSTALL 12" ATRIUM DRAIN NDS TYPE 1280 W/ RISER & ADAPTOR OR EQUAL PER DETAIL SHEET C-03. CONSTRUCT MODIFIED 4" CURB PER CITY OF NEWPORT BEACH STA.182—L TYPE "B". 10 OUTLET 4" PIPE INTO BOTTOMLESS TRENCH DRAIN. (-11.0 INV.) (5—CONSTRUCT ENCLOSED BIOFILTRATION PLANTER BOX. SEE DETAIL ON SHEET C-03. 12 INSTALL 12" CONC. DRAINBOX, BROOKS PRODUCTS TYPE CB-1212 OR EQUAL. 13 INSTALL 6" DIA. SCHEDULE 40 PVC PIPE DRAIN SYSTEM. (ASTM D1785) I w iL 1 /8" 1'-0" 30' PRIVATE ROADWAY EASEMENT PLANS PREPARED BY: CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 www.toalengineering.com CALEB RIOS R.C.E. 57587 DATE: PREPARED FOR: BLAKE & TERRI QUINN c/o RITNER. GROUP NEWPORT BEACH, CA 92663 TEL: (949) 999-3255 FAX: (949) 999-3259 California Coastal Co is 3ion .__........._,.,..S_OUth..Coast District O ice APPROVED / I Permit No. -® _ .T.. -.,-------- - -- E FE VE U W 0 W w Z Z_ Z g w a z 0 z 0 ry w U W CL w a 0 w a 0 } m O X J m C2 Q o= t�-= N DATE: H. SCALE: 09/06/16 1"=8' SURVEY DATE: V. SCALE: z 03/12/14 N/A DRN.: A:M.S. DWG. NO. C _ 0 2 0 CHD.: C.R. APPD.: C.R. JOB NO. SHEET OF N 15431 2 I 6 �, lj C 0 F A I B I C I D I E G 2 3 DOWNSPOUT — DOWNSPOUT EXTENSION ATTACHED WffH (1) SCREW EACH SIDE FACE OF BUILDING — 4 FF 5 6 NEWPORT BAY BULKHEAD P.L. 14.34 I EXISTING GROUND 15_._.....-_._.__.-- _-- __ ....__._-_TW___.._ __.. _........ ._-.- _ _ ...... __ .. __..___._.._._ ____.... _..___...._....._.... _.._.._.. T.____ _._.__._._.....-_ ___15 15 PROP. RESIDENCE 13 T SLAB = 6.96 TEMPORARY BACKCUT,�� 5.._w..__...__—-____.._... __._... _. _ __..._ .._.._.._.... ..... 5 PER SOILS REPORT ®� < ' ------------------------------- SUBDRAIN PER SOILS REPORT APPROX. GROUNDWATER ELEV. 0-------(GROUNDWATEI? EL€V IS-,J,),_ —___ _ _ _ __ _____ ._r._ _ __ 0 0 — OVER -EXCAVATE EXISTING GROUND SURFACE TO PROVIDE AT LEAST 1 FOOT OF COMPACTED FILL BENEATH THE BOTTOM OF -5. ............ ._.....____.._......__........___.__..._.__ _ ._- __ __-_ __.--- ------------ _ _.____.jHE MAT SLAB PER .SOILS -_REPORT_. -------- -5 -10 -_._ __ .-..... _.. ___ ._.. _ . _ __ __ _.___ ____..__ _. _....___ ._.-___ - _...... _ __ __. __ __._. __ __ . _.____ _._.__..___...___.___._10 -10 c SECTION C2 SCALE.' 1" = 8' LENGTH & WIDTH PER PLAN TOP OF ATRIUM DRAIN VEGETATION 1 7.5'A. 6" DIA. PERE PIPE INV LWATERPROOFING xX PER GRADING PLAN DESIGN BY OTHERS PLANTER WALL STRUCTURAL DESIGN BY OTHERS UNDER SEPARATE PLAN & PERMIT DETAIL ENCLOSED PLANTER BOX NOT TO SCALE TRAFFIC G 12.70 T.G. INLET PIPES) (2-3" FORCE MAINS) FORCE MAIN TO BE DIRECTED DOWNWARD DOWNSPOUT DOWNSPOUT EXTENSION FACE OF BUILDING WALL (TYP.: PER EACH ATTAC A HCHED SIDE WITH (1) SCREW STRUCTURAL PLANS) DOWNSPOUT ADAPTOR. NDS 903 OR EQUAL 4" BLACK ROUND GRATE FIN. GROUND 1. 3" MULCH LAYER PVC RISER (LENGTH � � yV 24" MIN. TOP SOIL / PLANTING MIX VARIES) (NO MORE THAN 30% COMPOST) PVC 45' ELL MIN. INFILTRATION RATE = 2.50/HR. ` DO NOT USE 90' ELLS OR TEES FOR PIPE 3" CHOKER /" -" PEA GRAVEL DRAIN SYSTEM 6" MIN. i" WASHED GRAVEL FG �. 4" PVC SCH. 40 OR AB PVC 45' ELL OR WYE AS A//� %/� SDR 35 DRAIN PIPE SHOWN ON PLANS �.. —DISCHARGE TO CURB AND RD ETAI L GUTTER PER PLAN DOWNSPOUT INLET. NOT TO SCALE 12 DETAIL CATCH BASIN NOT TO SCALE FINISH SURFACE --120x12" CATCH BASIN 4" OUTLET PIPE SLOPE TO INLET DO NOT USE 90' ELLS P.V.C. OR TEES FOR DRAINLINE RISER SYSTEM PVC 45' PVC DRAIN ELL LINE SLOPE PVC D _RAI W LINE PER PLAN — — — — WHERE CONTINUED PVC 45' ELL OR WYE AS SHOWN 8 6 DETAIL ATRIUM DRAIN INLET NOT TO SCALE NOTES 1. THIS DETAIL IS FOR REFERENCE ONLY TO ILLUSTRATE SOILS REPORT REQUIREMENTS. HARDSCAPE DESIGN BY OTHERS. 2. SEE SOILS REPORT FOR OVEREXCAVATION AND SUBGRADE PREPARATION REQUIREMENTS. 0 e SECTION C2 SCALE- 1 " = 8' SURFACE TEXTURE, TILE, PAVERS, ETC. PER LANDSCAPE PLANS SEE SOILS REPORT FOR SUBGRADE REQUIREMENTS a DRIVEWAYS HARDSCAPE A MIN. SLAB THICKNESS 4" 4" C MIN. REINFORCEMENT (O.C. / E.W.) #3024" #3024" D * MAX. SAWCUT OR COLD JT. SPACING 10' 10' *REQUIRED WHERE ADJACENT TO LANDSCAPE AREAS. HARDSCAPE SECTION 1\V 1 1 V JV/'1LL SLOPE TO INLET DO NOT USE 90' ELLS P.V.C. OR TEES FOR DRAINUNE RISER SYSTEM PVC 46 PVC DRAIN ELL LINE SIZE PER SLOPE PVC DRAIN LINE PLAN PER PLAN — — — — WHERE CONTINUED PVC 45' ELL OR WYE AS SHOWN DETAIL FLAT DRAIN INLET NOT TO SCALE IMPERMEABLE GEOMEMBRANE z_ LINER (THICKNESS AND H HARBOR ISLAND ROAD P.L. R/W PRIVATE PUBLIC A o • • MATERIAL TO BE APPROVED N B BY GEOTECHNICAL ENGINEER PRIOR TO INSTALLATION) N NATIVE BACKFILL 24" WIDE TRENCH OA 6" WIDE TRAFFIC RATED FRAME AND GRATE WITH 3/8" SLOT OPENINGS, NDS TYPE 837 OR EQUIVALENT (PH. 800-726-1994). OB FORM AND POUR PERIMETER CONCRETE CURB 10" DEEP BY 6" WIDE. CO INSTALL #4 REBAR TOP AND BOTTOM (TYPICAL). OD INSTALL CRUSHED ROCK 3/4" TO 1" DIA. OE INSTALL MIRAFI FABRIC TYPE 140 N OR EQUIVALENT AROUND GRAVEL. OF FILL REST OF TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH. PLANS PREPARED BY: TOAL ENGINEERING, INC. q CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9, 4 9 2. 8 5 8 6 www.toalengineering.com c� No.57587 CIVIL CALEB RIOS R.C.E. 57587 DATE: PREPARED FOR: BLAKE & TERRI QUINN C/o RITNER GROUP NEWPORT BEACH, CA 92663 TEL: (949) 999-3255 FAX: (949) 999-3259 O &TAIL DEJCID BOTTOMLESS TRENCH DRAIN va NOT TO SCALE Q a 0 Cn z 0 w W U I" z Califorriia Coastal Commission Z South Coast District Office N APPROVED Permit No. -D�q ..... W Ey. !� J O m CONSTRUCTION NOTES _- _____ _ EFFECTIVE `t ,�� Z Z 02 1 CONSTRUCT CONCRETE DRIVEWAY. SEE DETAIL ON SHEET C-03. Date: _o_o. vm_o ®"" O d- 2a— CONSTRUCT CONCRETE HARDSCAPE. SEE DETAIL ON SHEET C-03. U 3� INSTALL 4" DIA. SCHEDULE 40 PVC PIPE DRAIN SYSTEM. (ASTM D1785) L j N 4�- INSTALL SEWER CLEANOUT WITH TRAFFIC RATED COVER ON EXIST. LATERAL PER CITY OF N.B. STD-406-L. O J 5a— INSTALL BOTTOMLESS TRENCH DRAIN PER DETAIL ON SHEET C-03. INSTALL 6" ATRIUM DRAIN NDS TYPE 90 W/ RISER & ADAPTOR OR EQUAL PER DETAIL ON SHEET C-03. 7a— INSTALL 6" DECK DRAIN NDS TYPE 40 W/ RISER & ADAPTOR OR EQUAL PER DETAIL ON SHEET C-03. v�8 — INSTALL 12" ATRIUM DRAIN NDS TYPE 1280 W/ RISER & ADAPTOR OR EQUAL PER DETAIL SHEET C-03. CONSTRUCT MODIFIED 4" CURB PER CITY OF NEWPORT BEACH STA.182-L TYPE V. 10 OUTLET 4" PIPE INTO BOTTOMLESS TRENCH DRAIN. (-11.0 INV.) 11 CONSTRUCT ENCLOSED BIOFILTRATION PLANTER BOX. SEE DETAIL ON SHEET C-03. 12 INSTALL 12" CONC. DRAINBOX, BROOKS PRODUCTS TYPE CB-1212 OR EQUAL. 13 INSTALL 6" DIA. SCHEDULE 40 PVC PIPE DRAIN SYSTEM. (ASTM D1785) DATE: H. SCALE: 09/06/16 N/A SURVEY DATE: V. SCALE: 03/12/14 N/A DRN.: A.M.S. DWG. NO. CHD.: C.R. C - 0 3 APPD.: C.R. JOB NO. SHEET OF 15431 3 6 A B I C I D i3fl''`ir E ( F G I H A B C D E F G H July 14, 2015 Project No: 721-58-00 July 14, 2015 'Project No., 71158-00 Report No: 15-7�01 Report No-, 15-7707 Page No: Page.No; 1.0 Monitoring the potential for cracking during seismic.shakingor as a result:of subsurface Imperfections. Complete documentation of the pre- and post -construction conditions of adjacent improvements should be undertaken. In addition, monitoring of ground movement and Structural Deshm of Retaining Walls construction vibrations should be made as, an integral part of the construction. Such ............ documentation. shouldinclude.: 1.1 Lateral.Loads 1 A sufficient number of photographs toestablish the existing conditionof nearby Ac ive pressure forces act' harged retaining Walls above the groundwater ing on un"surc structures. table which are backfilled With level, free draining granularmaterial may be co uted mp based on an equivalent fluid, pressure of 3 5 pounds per cubic foot. -Restrained walls, 2. Establishment of a sufficient number of ground elevation control stations so that should be d s ed.for an earth pressure, of 60 pounds pe c e ign, r ubic foot equivalent fluid potential subsidence or heave associated with grading and lateralmovement can be dens i . tv above the groundwater tab! . o =d 2.8 pounds per cubic foot below the detected. Monitoring of such points should be accomplished during all gtadirig, I an groundwater tab e. Subterrane 1,.v..l walls helow groundwater should be designed to shoring (if any) and excavation Work, and continued. until retaining walls are bAckfilled resist hydrostatic. loading, The total �earth4nd hydrostatic degignpressure forces actin g or site grading is complete, on subterranean walls may be computed based. on an equivalent fluid pre sur :o s e­f,92 pounds per cubic foot for restrained walls. Structural surchargesfrorn adjacent Shoring structures or i I inprovernems, as well as gro.undwater surcharges, if applicable, should. also be considered inretaining wall desi ri gn, Caissons utilized for shoring/retaining walls should be a minimum 24"inch diameter arid, .embedded at least 5 feet or more into competent sand. Design lateral loading values for a The site is classified as being in Seismic Design Category D (Type 11 occupancy, SD$ > cantilevered pile shoring system should be based upon an e v nt u qui a e A id pressure of 4.0 0.5g, SDI > 0.2g). 'Seismic- design of retaining walls may be based oil th 'Mononobe- pounds per pubic foot above the groundwater level. and a combined active and hydrostatic Okabe method, as up ated by Atik and- Sitar (20 1 0),,using a on a naddilt......al dytianue to d of 2 loading of $0 pounds per pubip foot below the groundwater. 15 pound .4b f �'. 5 per c ir, oot equivalent fluid Pressure, acting at 1/3 H above the baseof the, wall. Final tr c a ineer. desigarequiremonts should boldetermiried by the, 8 u t at e gin e table for piles in be based, upon 150 Lateralpassive resistance belowth groun ay pounds per cubic foot equivalent fluid pressure for sand acting on a tributary area of twice the 2. Retaining Wall Foundations pile diameter. The passive ptessure:should notexceed 1500 pounds per square foot. Piles embedded at least 5 feet into competent �4qd may -use an allowable bearing value of 50QQ Bearing capacity and lateral resistance maybe coniputed using thp,paramQtors presented pounds per square foot. in the foundation sectionsabove.. Vibratory techniques.for placement of piles or steel sheet, lagging should not be utilized., as 3. Subdrains damage to, adjoining property improvements may otherwise. occur, It is the contractor"s, responsibility to. develop appropriate means and methods of construction to avoid damage to The, drainage schernedepicted on Figure �or 4, or an approved aiiprwive shq4ld adjacent properties. used to reduce the potential for seepage forces behind.ret4iiiing walls. To reduce the, risk of possible settlement induced distress on adjacent properties, we 4i Wall Excavations recommend. that shoring elementsalong property boundaries be abandoned in place. It should be recognized that vibrations induced by shoring installation alone may be, sufficient to cause Please refer to the Temporary Construction Slopes,section above. distress to nearby improvements. 'We also suggest.that ground vibration monitoring be ,ed durin co close-,pToNirni o adjacent structures and the perform g , nstruction d up to th ty .1 f WaterproofingConsiderations rotatively high cost of,prqperty inthe area. .If below grade improvements are proposed, the lower portions may be exposed to. continuous Proper installation of shoring is �the responsibilily of the contractor. The adjacent prope gro I undwator, and Waterproofing will be required. Waterproofing �pecific'ations are to be 3 owners must be advised of risks and the owner and builder should provide arrangements to 'developed arid provided by the builder, architect,,or a waterproofing ponsullani. roair gLny possible damages. 4 5 6 APPENDIX E STANDARD GRADING SPECIFICATIONS GENERAL These specifications present the usual and. mimimurrixequiTernents for gradi g,operations Jbserwd by Geofirm or its d 0 o�signatcd representative, No deviation Erom. these specifications will be allowed, except. where specifically superseded in the. geotechnical report signed by a registered polechnical engineer. The placement, spreading, mixing, watering and compaction of the fills in.stript accordance with these guidelines shall be the, solo,w5poiis' i it of thoc.ontra at do.r. The construction, excay. ion, and placement of fill shall be under the directobservation of the soils. engineer signing the soils. report. If unsAtisfktory soil -related conditions exist, the soils engineer shall havethe authority to reject the compacted fill ground and, if necessary, excavation:equi ent w be shut down to �prn . ill permit completion of compa . ction, Conformance wi :these s ecifications will be discussed in the final report issued by the soils engineer, ,SIT.E.PREPARATION All brush, vegetation and other deleterious material:sucbas rubbish shall be collected, piled and removed from t e site prior t ping f eptionablQ i o p14 ill, leaving the site clear and free from Qbj material. Soil, alluviurn, or rock.m 9 no , aterials doterinined by tho sQs en i eras being unsuitablo for placementin compacted fills shall be removed from -the site. Any materia lificorporated as part of a compacted fillmust be approved by the soils engineer. is Thesurface shall then be plowed or scarified to a minimum:depth of 6 inches until the surface free from uneven features that would to d to prevent uniform compaction. by the equipment used, After the area to rocQive fill has been cleared, and scarifie.d, it gliallbe diced or bladed by the contractor until itis uniform and free from large clods, brought to the proper moisture content and compacted to minimum requirements. If the scarified zone is greater than 12 inches in dep ced in lift.5yestricted to 6 inchqs, ,th, the excess shall be removed arid pla Any underground structures such as cesspools, cisterns, mining shafts, turmels, septic tanks., wells, pipe lines or others not located prior to grading are to be removed or treated in a manner prescribed by the soils engineer. MATERIALS Materials for compacted fill shall consist. of materials approved by the soils engineer. These materials may be excavated from the cut area or imported from other approved sources, and. soils July 14, 2015 Pr cqt;N(?; 7215$-00 'pi ,Report Not, 15-7707 ?ageNo:1 14 their work or any health or safety programs orprocedures. The General Contractor shall be solely responsible for jobsite saf6fy, Pre -Grade Meetina A pre -job conference should be held with representative of the owner, contractor, architect, civil engineer., soils engineer, engineering geologist, arid building official prior to commencement of construction to clario any questions relating, to the 'intent. of these reconi end ionspr additional recommendations. in at Observation and Testin The 2013 California Building Code, Section 1705.,6 requires geotechnical observation and testing during const on to verify or of Tucti.. oper removal unsuitable matenals, that foundation ed ; in I co ete excavationsarp clean and found M ntmat at, to t.st for proper m.AsturQ content p pri e and proper degree of co inpaption, of fill, to, test -and observe pla cement of wait and trench backfill materials, arid to confirm d.osigna8sumptims. It is noted that the CBC,requiros continuous verification and testing during placement of fill, pile driving, and pier/paisson drillin A Geofirm repre'soritativ shall A the site at intervals ap Q t th t e - .. sit.J. it , propriat o e s age of construction, as, notified, by the Coxitractor, in order to observe the progress nd q th uality of.' o work completed. by the Contracton Such visits. andobseivation are. not intended to bo,an exhaustive phock.,or �a, detailed inspection.. of the Contractor's work but rather:are to allow Goof. rienced professional, to become generally familiar with the work in rm, as an expe 1 progres and to determine, in. general, if the work is proceeding in accordance with the rewinniondations, o this re port. Geofirtn shall not supervise, direol� or have. control over the Contractor'swork nor have any responsibility for the construction means.,methods, techniques., sequences, of procedures. . 41 I cted by the Contractor nor the Contractor7s safety precautions or programs in connection se e with the work. Those nghts� and res a ponsibi ities ­r I .1 1, esole y those of the Contractor. Geofirm shall not be responsible, for any acts. or omission of the Contractor, subcontractor, any entity performing aftypottion of thei work, or any agents or emplo ees of any of them. Geofirm does not guarantee the performance ofthe Contractor and shall not be responsible for the. Contractors f4ilure to perf Orin its work in accordance with the Contractor docir.nents or any applicable I law, codes. rul . es or regulations. These observations are beyond the sciope. of this 'investigation. and budget and are conducted on a time and material basis. Thb:respon8ibility for timely notification of the start of construction and ongoing geoteclihically involved phases of construction is� that of the owner and his contractor. Typically, at least �4 hours notice is.required, July 14, 2015 Project No: 72158-00 Report Nc -7707 -Page No:� 9 The safety of temporary construction slopes is deferred to the general contractor, who shou Id - implement the safety practices as defined in Section 1541, Subchapter 4, of Cal/OSHA TS Regulations (2006). Shoring should boariticipat 4 whe e we space li itatjQns preclude t orary'slope im layback,in any location where onsite personnel may be, ia:clo8c, proximity to Open excavations, Shoring also should be anticipated where Wet materials. exist. Foundation Desian'Parameters D to the,potpntial we recomin ue, for liquefaction at t e site end that a stiffened, foundation. or mat slab beused for the proposed, structure in accordance with the City of Newport Beach. Building Code Policy No. CBC 1803.5.11-12. Such,a foundation system should.be, founded 'oncompetent soils or properly compac ed fill derivedfrom onsite mat grials, 1 Bearing CgpacAy and Settlement The allowable beating capacity for a mat slab placed on approved recompaded fill. with a thickness of 12 inches or more is 2000 pounds per square foot. I Foundation,settlement 1xig i estimated to be 1/4 total and Y2 inch. difforeatial, from struclur4l load' .4 inch Foundation settlement should occur mostly du ing o tr tio ir Q as up ii tructural elements below an elovation of 8 feet should. be designed. to. Fouridations,and,s wsist. hydrostatic up.lift resulting from a rise in groundwater toa design groundwater elevation of 8 feel. Iteroativply, 4 dosign.grouridw4ter level of 6 feet may be utilized if 4 *ubslab pressure A tot ief system, i . e Joyed. This should consis of an 1 �" thipk� to 1/4 inch,gray 's. mp . . 11 1 . q! blanket Which. is underlain by a goote ilo,filtor fabrics T, 0 s in h Z­ xt h , yste s ould Utili o a pressure -controlled relief valve todisdharge water to sump purrilp when tides exceed 5.5 feet inelevation. 2, Lateral Loads Latora 'loads, m, 4y be resisted by -4 Q an fr t a a t o passive press re forc s d ic io c ing on th bottom of foundations... Passive pressure may be computed from an equivalent. fluid density of 150 pounds per cubic fool above the groundwater table, notto exceed 1,500 pounds per squ4ro,fb9t. A coefficient of friction of 0.25 in n mputirig t be used'i " 00 he ic io e frpt mat r sistwe, Those vglues� ay b e combined witho.utrOwtion and include. 4� fain imu -of7s f in J 5 factor 4, �ety, 3. Reinforcement Foun ations 444 slabs should'be reinforr,,d in confo irqmprit� Q ie e rrna4pp:With the requ structural J o�or. From 4 *Q v. 5 bars gi;�otpdh gin m Jowpow, 4 minirawn of two No should be inoovorated!at the top and bottom of continuous footings in.order to reduce, Jul 14,2015 Project Not: 72.158-00 Re ort No: 15-7707 1-p Page!No� 1.3 recomm nded. ofs should be guttered and discharge cond pted away from. the hous e­ RQ e In z...k nonerosive mm r as Mecifie P, e.d by the project civil engineer or landspape architect.. Pro er' interce tion and disposal of all onsite surface discharge presumed, to. be a. matter of Ovil . , p 1 1 engineering orlands.oape arcluitectural design,. Concrete r Soil soluble sulfate testirignearby indicates low sulfate content. On -site conc, elc: maybe exposed to seawater. It isreco.111,mcnded that a concrete expert be retained to design. an appropriate concrete mix to address the structural arid exposure.requirements. In lieu of retaining a concrete expert., it is recommended that the 2013 California BuildingCode, Section 1,904.1 be utilized I , whi h refers to AC I 1 1 3 . 1 . 8. Ta b1p 4.3. 1, 4.2. L. The, appropriate exposure -iol3ld be evaluated, by t I P architect and/or structural en sl h Foundation Plan Review In order to help assure conformance with recommendations of this report and as a condition�of ...... the use of this. r uld rev" the undersigned sho iew final foundation plans and specifications Pdor to submission of such to the building official for issuance of pp ermits. Suc review is to be performed, only for the limited purpose of checking for conformance with the design concept and the information provided herein. This review shall not include revie w- of the accuracy or completeness of details, such as quantities, dimensions, weights or gauges, fabrication processes, construction means.or methods, coordination of the work with other I.. . ... I F. trades or constructi n, safety precautions, all of which are t p sotp xqsponsiW 0 0 .- ­ 11 1. . h f the Contractor, GeQfirm',sreview $halt be conducted with reaso riable promptness while allowing sufficient time in our to permit adQquate review. Review'of a spepificitern A I t at no. indicate that: Geofirm, has reviewed the entire system of which the. item is a. component. Geofirm shall not be responsible for any deviation ftom the Construction Documents not brought to our atte . on in writing by the Contractor. Geofirm. shall notbe required to review partial submissions or those for which submissions of correlated items have -not been received, . UtilLq Trench Bacidill 'Utility trench backfill-should be placed in accordance with Appendix F, Utility Trench �34c*fill Guidelines. It is the owners and contractors responsibility to inform subcontractors of these, requirements and to no Ge firm when backfiI] pl4cementlis to begin, Avy Jobsite Safety Neither the professional activities of Geofirm, nor the presence of Geofirm's employees and subQonsulta . at5 at a. const ptiQn/project site, shall relieve the General 'Contractor - of it. obligations, duties an.., rQsp d Qnsibilities includin, , but not limited toi construption means, g methods, sequence, techniques or procedures necessary for pQrformia& superintending and coordination the work in accordance, with the contractdocuments and any health or safety Precautions required by any regulatory agencies. Geofirm. and its personnel haveno. authority to exercise any control over any construction contractor or its employees in connection with July 14,2015 Projupt No: 72,158-QQ 15-7707 Report NO: Page, W- .8 RECOMMENDATIONS -rad* 8ite,Preparation and. G 1119 L General Grading is wit - icipated to consist of 'remedial OverexcaVation. and minor export �Of soils to construct proposed building paid and foundation subgtadeg. Grading should be performedin accordance with the recommendations herein and theStand4rd Grading d r co p , tion s o d` S epificaboris in Appendix E. Propessi g, uprexpavation an Q in aQ h 41 be e observed tcsted.and approved in writirig by a rqpr sentative of thig firm, 2. Remedial Grading Remedial grading i rec rpcom action of exislina s.., , ommended to include,mmoval. and loose dr dge fill for the entire si e to a depth that, rovides t t. I .. , -.4 1 1 , .1 , at to si'l do win apte el .a , f of p 'd ton p i on e fill. boneatti. the bottom of proposed. fouridat" elorn . i8. or mat slab. Locally d oper removdisinay, borequired pending field revi6w b y the'"geo'lo'gi8t. "jag high tide levels, saturat As groundwater may be a constructimnuisance dun eQ c conditions'should be anti ipated during owrexpavalimi grading belo . t W he basement level, Subgrado stabilization, such.as the,plaoomoat. of gootextile fitter fabric, crushe d rock, and another layer of fitter fabric should, b 0 antipip4ted,prior to placement of backfill. - Typically, a rock layer of at least. I foot is. required. 3. Removal of Existing I=rovements x " 0 g vogetatio, nic- mat is in n, org4 1 ris .1 . -1 - erials, and/or construction dQb should. bewnioved. and disposed of offlite.. 4. Compaction Standard Onsite anticipated to be soil, materials are, suitable for rp-use, as compacted fill g they are free ofrubble and debris. Materials should be.. laced at 120petce'rit. provid of optimum moisture content and compacted underthe observation and testing of the soil engineer to at least 90 percent of the maximu r in d y densit 4sevaluated', y by ASTM D 1557 Temporga.. Construction �Slopos Temporary slopes exposingonsite materials should be cutin accordance with CaI/OSHA R60at . ions. It is anticipatedt I hat theonsite so I i I Is may . be classified as Type C soil and t orary cuts of 1.5:1 (hori nt .:vertical) up to 20 feetni be f-MP .1 11. ..ay,,,,, zo, al however, th exposed ou sho Id be mpQ appropriate. wma rary i ,avations. u tprial Ja to waiu o . ytfiewntra rduting''constructiQn. 1 ly 14, 2015. HardscaDe Desian and Construction California Coastal Conunission South Coast District Office APPROVED Permit T) �Y:--- EFIFECTIVE Date: ProjectNo; 72158-00 Report No; 15-7707 Page. No:. '12 Hardspapp. improvements may utilize coave0on foundations QuibOdedin recompacted fill . . 1 1. , at designed in accordance with the foundation. reco e dafioAs prp�qjitod above, Concrete flatwork should be divided into as, n.early.squu,e panels. as possible., Joints should be provided at maxinium. 6 feet intervals to give. articulation'to theconerete panels. Landscaping and planters adj acent to concrete flatwork should. be designed in such a manneras to direct reas to 4ppro d outlets. at o p '11pipat drain go 4w rpm concrete a we Planters Joc ed adjacent t n i a 4y foundation. elements.. should, be sealed and Ora ed, Flatwork elements should be a minimum 5 hiches thi and-ninforced with.No,. 4 bars 16 inches on ceritet, both. ways. 'Seismic Desig Basod. on. the gootechnical �dataand. site par meters, the follo.win isprovided, by the USGS a..., g (ASCK 7-1 0),tosatlsfy the 2 13 CB. C design Table 2, Site and $eismic.De ign Cr teria For 2013. CBC Design Parameters Recommended Values S ite. Class F/D* � sit q Longitude (degrees), 117,9203 Site Latitude (degrees) 33,6147 Ss (g) B 1.711 St (g) B 0.632.. SMs . (g) D 1.711 SMI (g) 1) 0.948 9I)s (g) D 1.141 (g) 0 0.632 Fa 1.0 Fv 1.5 Seismic Design Category D 'k$ite Class is, F. As this evaluation assumes the fundamental period of yi ration of proposed I I � . � 1. b � 1 structu W. ros does not. exceed 0.5 so nd, the criteria presented may be based on, a Site. C ass of D -te a v based. goo chnical blow"count data. The structur 1 ongiaeor. should re iew the above, parameters arid the California Building code to evaluate the seismic. design. Finishe-O.G.r.a.d.e.,and S-urface: Dra-in.-ag-e Finishe 4 grades should be designed and constructed so that nQ water ponds.in the vi.cinity of footings. Drainage design in accordance with. the Califortua Building Code, Section 1804.3 is PREPARED FOR: BLAKE & TERRI QUINN c/o RITNER GROUP NEWPORT BEACH, CA 92663 TEL: (949) 999-3255 FAX: (949) 999-3259 LLJ Z W Z Z (10 < M :Z L.Li :2 0 ry V) 0 77 LLJ 1 RA U) Z 0 > UJ Z "i :5 C14 _J 0 M C2 X < 0 CL It N 0 DATE: H. SCALE: 09/06/16 N/A SURVEY DATE: V. SCALE: Z 03/12/14 N/A DRN.: A.M.S. DWG. NO. C - 0 5 �-2 CHD.: C.R. APPD.: C.R. JOB NO. SHEET OF 15431 5 6 A Aria C 9 L3 F G ANNEk AIM& KEY TO ALTA-SURVEY 1 ITITLE DESCRIPTION TITLE DESCRIPTION 8 ZONING INFORMATION 15 BUILDING HEIGHT REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF 2 TITLE INFORMATION 9 LEGEND 16 VICINITY MAP DESCRIBED AS FOLLOWS: REAL PR OPERTY CALIFORNIA,0 CA FIFPRONII 311 SCHEDULE 'B' ITEMS Foll BASIS OF BEARING BENCHMARK INFORMATION - Fl 7T- 4 11 SURVEYOR'S CERTIFICATE) [11 SURVEYOR'S NOTES 8TsUR;� AREA Fl F5 FLOOD INFORMATION 12 PARKING INFORMATION -l) 1611 CEMETERY NOTE 131 LAND AREA' 1 7 11 mm, ENCROACHMENT LIST 147 FBulu),NG AREA SURVEY AREA 3.35) DOCK 0 VI 11 SURVEYOR'S NOTES 3.48) 7\✓/ BOAT SLIP O 0 BOAT SLIP 3-40) DOCK PARCEL 1: LOTS 24 AND 25 OF TRACT NO. 802, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 24, PAGE 7 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY SAID LAND IS SHOWN ON A MAP FILED IN BOOK 92, PAGE 14 OF RECORD OF SURVEYS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY PARCEL 2: THOSE PORTIONS OF LOT 1, SECTION 34 AND LOT I SECTION 35 BOTH IN TOWNSHIP 6 SOUTH RANGE 10 WEST OF THE SAN BERNARDINO MERIDIAN IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, ACCORDING TO THE OFFICIAL PLAT OF SAID LAND FILED IN THE DISTRICT LAND OFFICE DESCRIBED AS FOLLOWS: BEGINNING AT THE MOST WESTERLY CORNER OFLOT 24 OF TRACT NO. 802, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK24, PAGE 7 OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, THENCE SOUTHEASTERLYALONG THE SOUTHWESTERLY LINES OFLOTS 24 AND25 OF SAID TRACT NO. 802,112.58 FEET TO THE MOST SOUTHERLY CORNER OF SAIDLOT25; THENCE SOUTHWESTERL YAL ONG THE SOUTHWESTERLYPROLONGATION OFTHE SOUTHEA.STERLYLINE OFSAID LOT 25 TO THE LINE OF HIGH TIDE OF THE PACIFIC OCEAN IN NEWPORT BAY, AS DESCRIBED IN AND ESTABLISHED BY JUDGMENT RENDERED IN A C TION NO 23690 IN THE SUPERIOR COURT OF THE S TA TE OF CAL IFORNIA IN AND FOR THE COUNTY OF ORANGE, A CERTIFIED COPY OF WHICH WAS RECORDED JUL Y 12,1928 IN BOOK 181 PAGE 162 OF OFFICIAL RECORDS, THENCE NOR TH WES TERL Y A L ONG SAID HIGH TIDE LINE TO THE SOU TH WES TERL Y EXTENSION OF THE NOR TH WES TERL Y LINE OF SAID LOT 24; THENCE NOR THEA S TERL Y A L ONG SAID LAST MENTIONED LINE TO THE POINT OF BEGINNING. TITLE INFORMATION E2ll THE TITLE INFORMATION LISTED ON THIS SURVEY IS PER TITLE REPORT ORDER A- O-SA-4591116, DATED 212412014AT 7.30AM PREPARED BY FIRSTAMERICAN TITLE COMPANY. ...... 00 3 SCHEDULE 'B' ITEMS NOTES CORRESPONDING TO SCHEDULE "B" OF THE 7TTLE REPORT, 0- ANYAND ALL OFFERS OF DEDICATIONS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES AND/OR PROVISIONS SHOWN OR DISCLOSED BY THE FILED OR RECORDED MAP REFERRED TO IN THE LEGAL DESCRIPTION INCLUDING BUT NOT LIMITED TO 30 FOOT PRIVATE ROADWAY,- 7 FOOT SEWER AND PUBLIC UTILITIES AND A 5 FOOT PRIVATE WALKWA YAND INCIDENTAL PURPOSES AFFECTING SAID LAND. PLOTTED HEREON. (DAN EASEMENT GRANTED TO SOUTHERN CALIFORNIA EDISON COMPANY, FOR THE RIGHT -TO CONSTRUCT AND MAINTAIN AN UNDERGROUND ELECTRICAL SYSTEM AS STATED IN THE DOCUMENT RECORDED AS BOOK4336, PAGE 546 OF OFFICIAL RECORDS. EASEMENT AFFECTS SUBJECT PROPERTYAND IS PLOTTED HEREON. NOTES Col S 7 - 37ANY 4 SURVEYOR'S CERTIFICATE TO., FIRSTAMERICAN TITLE COMPANY: THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE "MINIMUM STANDARD DETAIL REQUIREMENTS FOR AL TAIACSM LAND TITLE SURVEYS, - JOINTL Y ESTABLISHED AND ADOPTED BYAL TA AND NSPS IN 2011 AND INCLUDES ITEMS 2,3,4, 6(A)(B), 7(B)(C), 8, 9, 10(A), I I(A), 13,14,16 AND 20(A) OF TABLE A THEREOF. PURSUANT TO THE ACCURACY STANDARDS AS ADOPTED B YAL TA AND NSPS AND IN EFFECT ON THE DATE OF THIS CERTIFICATION, UNDERSIGNED FURTHER CERTIFIES THAT IN MY PROFESSIONAL OPINION, AS LAND SURVEYOR REGISTERED IN THE STATE OF CALIFORNIA, THE RELATIVE POSITIONAL ACCURACY OF THIS SURVEY DOES NOT EXCEED THAT WHICH IS SPECIFIED THEREIN. PAUL D. CRAFT L BY.' tMA I N 1 DA TE: 712812015 LICENSED LAND SURVEYOR NO.: 8516 0. 0- No. 8516 & DATE OF SUR VE Y- 712812015 CITE DATE OF LAST REVISION: OF CAO'c NOTE SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BYA LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING DOCUMENTS ONL Y CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER EXPRESSED OR IMPLIED. 7TOF/f FLOOD INFORMATION E5ll THIS PROPERTY IS IN ZONEW" OF THE FLOOD INSURANCE RATE MAP, COMMUNITY PANEL NO 06059CO382J WHICH BEARS AND EFFECTIVEDATE OF 1210312009ANDISNOT INA SPECIAL FLOOD HAZARD AREA ZONEW" DENOTES AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FL OODPLAIN. NO FIELD SURVEYING WAS PERFORMED TO DETERMINE THIS ZONEAND AN ELEVATION CERTIFICATE MA Y BE NEEDED TO VERIFY THIS DETERMINATION OR APPL Y FOR VARIANCE FROM THE FEDERAL EMERGENCY MANAGEMENT AGENCY. I THIS PROPERTY COMMUNITY MAP, OMA M EFFECTIVE HAZA Rn V 6 1 CEMETERY NOTE NIA 7 IPOSSIBLE ENCROACHMENT LIST NONE TO STATE 8 ZONING INFORMATION I NOTA VAILABLE AT THIS TIME. .i , R mi 19TAlifflik 01911191:4 NIA 13 LAND AREA 18,111 SQUARE FEET 0- 14 BUILDING AREA NIA 15 BUILDING HEIGHT NIA (n 101 BASIS OF BEARING THE BEARINGS SHOWN HEREON ARE BASED ON THE BEARING NORTH 5 7001'52" WEST BEING THE CENTERLINE FD. (4) O.S.C. T.O. OF HARBOR ISLAND ROAD AS SHOWN ON R. S. B 146133, TIES AROUND M.H. RECORDS OF ORANGE COUNTY SAID LAND IS SHOWN ON A MAP FILED IN BOOK 92, PAGE 14 OF RECORD OF SURVEYS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. APN. 050230-40 I i EXISTING HOUSE EXISTING HOUSE 23 HARBOR ISLAND ROAD 23 HARBOR ISLAND ROAD NEWPORT BEACH, CA 92660 NEWPORT BEACH, CA 92660 0) (13 3 1)TW Q2 (3.41) DOCK (7.31 DOC NEWPORT BAY BOAT SLIP 0 0 8 4 0 SCALE: 1"=8' (7.31) RAMP .40 (3.35 0 Twso) (APN:050-23027) (12.66)(APN: 050-230-27) (8.78) (12.61) 1, 12.65) C� 1271 FS /FS .......... Tw %� T FS\\, FS ... . ........... _,�66 F (7.24) FD. P.K. NAIL ON (12.7'2),/ 4.5' HIGH (12.40) FS --�2.�72 i;:3.31)TW I Tw TOP OF WALL WALL N32058'08"E 157 64' FS 12.74)FS mm JmL_= NEELM 111111 m mW m m m 0 m FSS Q2 . 45 NG F (19.20 4 �2) 8.7 V I Q:� w CD �7_ 2.06 z CD ...... . ...... BULKHEAD Tw �z _jw (Li Tw NO '00 13=j 00 _j W. Z, U- x D \,V = _j (7.33) _�85 w z Lq NO 18 r 0 04 LL 0 LL (n L 3: V)O) r- (D Ki 0 000 CL 0 < DOCK w D _j 0) LO Lo 0 n I.- z Tw 0 3i: 0 j V) 6 110 Q/ M 3r Q:' 0 N a=, w (7.87) >11' <a 0) 06 m C� w Lj_ 0 DOCK ]v ad 10 0 m z z z U_ 0 rli _j _ __ . I !­ ........ . .... .......... W, 1/1 0 Li- W ON! 0 M Z M - w w RAMP w mi(n _j C� 8 V) V) w V w (n (8.44)TW ..68 . ...... 8.05 NO �j �O8 3 (12.36) CAL (8.47 NO FS NG\ ....... . ...... (2.90) (10.04). (11.64)/ Tw /NG 0 DOCK g NO 6.0' HIGH 0 . ..... .... . .................... K 0 Cj- F (i 2.28) 9.13) \v . .. . ...... .51- G �N V J/ \(l 0. 14) NO (10.66 ........... NO J/ (8.49 8.45 TWV i ' i . . ............ . .......... ........ .......... Tw 8.00)NG .......... ... 4 \j \APPROXIMATE 9 BOUNDARY LINE 0 '5' \j F \41 EDGE OF TRAPT NO. 802 M.M. V BRICK . ....... . .......... j ...... . ............. . ..... 24/7 GRASS AREA (9.94) GRASS AREA (12.22) N G_\ 6 .6 BULKHEAD NG FS 1 (3.14) ADJUDICATED MEAN (10.91) J/ .......... .... . ... . ........... . DO K 10.10 HIGH TIDE�/ LINE PER NG NI./ (10.09) (9.91) V CO, fl.91 S ....... . ...... ........... . ....... . ....... R.S.B. 92/14 .............. N _G �NG (12. (10.08) -1 IT-- J/ �9.5 \j/ \1 11 NO 3 . ............. G V I "JA . . .......... (8.50) .......... .... Tw .46)TW V 8.00 NG _71, ........ .. ........... j PROPER U .................. . . .. \Ll O.'34) \1 LINE NG 1 . . ........ 6.0' H GH 24 HARBOR ISLAND ROAD vi CLF '(12.5 (10.44) GRASS AREA NEWPORT BEACH, CA 92660 \v. FS I GRASS AREA \'' I PARCEL2 (APN: 050-,;��0-40) (10.70) PER LEGAL DESCRIPTION L T NG\ >1 N N 0.54) PARCEL V! 16 \11/1 :__ .­l.._[ ....... . . . . PER LEGAL DESCRIPTION j .... ....... V. . . .......... EDGE (8.51)TW (8.54) y GE O�,,,,- IFS\ I Tw����®BRICK .......... .... ........... \,V v...... . ......... (46.74) . . ..... .. ............ FS ✓ ZNG 9 GM 1qG (10.71) NG/ (11.29) N N (972) NG\ \1��O.�30) NO.. .. ... . ... . ........... . . BULKHEAD 8.51)TW/ 15� (8.54)/ (8.1 1)NG v .......... ... U_ 0 U_ S2 0 0 ... . ....... 4/ w Yv \l/ w wad U_ U_ V 3 _j _j aw U Z (00 SCO V \,j w m w m 0 w w w z z a- -2 4 aw-, w � 7Ell, 0 04 w .w 0) CIO Z �F 13 (361 �(l 2.58) 04 ad m ad z V) 0 0 0 0 (10.62) mg NG Uj �,iO.79) 0 \[/(l 1.26) 0\ (1 1.93)FS (12.05) NG ly S� .............. . .. U_ a: 0 v v v 16 24 b _j 0 w V) ''(0 5. -1 L . ..... x IZ25) 1 25) I. .......... ....... . ........ l(l 0.8,15i \JL1. �12 (11.42)/! BULKHEAD. 8.57 9 9 673 FS .. ....... . ...... .. ...... . ..... .. . ........ .. .. . ........ 3 ... ....... 3 .......... . .. _ ­­ ...... . ........ (7.52) /CNF / . / (8�52)TW (16'73 (7.96)NG mi, INV- (10.04) F . . ......... ... ...... ............ ............ L.. .... -- - ---- I ........ . I I FS .... . FS .............. ...... . ....... ... . ....... .. . . ...... . ..... FS\-- .68 ........... .. . ..................... ........ . . .... ....... . . .. 1,/FS (10.52) (10.50) -WALKWAY DOWN GATE +L . . ........ (11.24)- .... . ...... I .......... ........... la89) ....... . ...... ..... ....... . ...... .-09), ­__ ....... . .. . . ........ ....... . ..... .. =FS /FS U 1.52 ....... . ..... [163 33' FS (11.43) FS .......... .. . ........ . ...... . . ........ 11-75 . .... .. -11. . . .......... ... . ........ . ......... ....... . ........ . . ....... 12.14 3" 465: I/Tw TS . . .. ........ ..... 6 1 / FS F-1 FS - 7- FS . ........ 102 . .. . . . . (16.7 4 EXISTING HOUSE . . ........ . . ........ - - ---- ....... . .... . . . ...... . . ..... ...... Tw 26 HARBOR ISLAND ROAD 22 9 NEWPORT BEACH, CA 92660 GENERAL NOTES 1. SURVEYOR HAS RELIED UPON INFORMATION SUPPLIED IN THE CURRENT TITLE 8. SURVEYOR TAKES NO RESPONSIBILITY OF ITEMS OMITTED DUE TO A RESULT OF 14. THIS PLAN IS NOT FOR CONSTRUCTION PURPOSES. IFANY SUCH USES OCCUR REPORT BY FIRSTAMERICAN TITLE COMPANYING, ORDER NO. O-SA-4591116, TO VISUAL OBSTRUCTIONS, SUCH AS AUTOMOBILES, EQUIPMENT& THICK SHRUBBERY. WITHOUT THE WRITTEN AUTHORIZATION OFAPEKLAND SURVEYING, APEX LAND DISCLOSE RECORD EASEMENTS THAT BURDEN OR BENEFIT THIS PROPERTY L NOT BEHELD LIABLE OR RESPONSIBLE. SURVEYING WILL 9. THE BUILDING SQUARE FOOTAGE INDICATED ON THIS PLAN IS BASED ON EXTERIOR 2 BUILDING SETBACK LINES SHOWN HEREON REFLECT THE INFORMATION AS DIMENSIONS AT GROUND LEVEL ONLY. EXPLAINED BY THE CITY REPRESENTATIVE INDICATED HEREON. 15. ALL STATEMENTS WITHIN THE CER TIFICA TION, AND OTHER REFERENCES L OCA TED 10. THIS PLAN AND/OR DATA FILES INCLUDING ALL CONTENTS HEREIN ARE FOR THE ELSEWHERE HEREON, RELATED TO: UTILITIES, IMPROVEMENTS, STRUCTURES, 3. THE PHRASE 'FLOOD HAZARD' WITHIN THE CERTIFICATION HEREON REFERS TO SOLE USES AND PARTIES INDICATED HEREON INCLUDING THEIR SUCCESSORS AND BUILDINGS, PARTY WALLS, PARKING, EASEMENTS, SERVITUDES, AND ASSIGNS. ANY DEVIATION OR MISUSES OF THIS PLAN AND/OR DATA FILES WITHOUT ENCROACHMENTS ARE BASED SOLELY ON ABOVEGROUND, VISIBLE EVIDENCE, 'SPECIAL FLOOD HA2ARDARE4'AS DEFINED BYFEMA AND T14ENFIPANDONLY PRIOR WRITTENAGREEMENTS BYAPEK LAND SURVEYING THE RESPONSIBILITY OF UNLESS ANOTHER SOURCE OF INFORMATION IS SPECIFICALL YREFERENCED REFERS TO THOSE AREAS ON FLOOD INSURANCE RATE MAPS AS BEING WITHIN THE PARTIES USING. SAID DRAWING AND/OR DATA FILES, UPON THE REUSE OF THIS HEREON. ZONES A OR V OF SAID MAPS PLAN AND/ OR DATA FILES APEX LAND SURVEYING RELINQUISHES ALL RESPONSIBILITIES OF THE ACCURACYAND GENERAL CONTENT OF SAID PLAN 16. IF UNDERGROUND UTILITIES OR OTHER STRUCTURES, ZONES, SETBACKANDIOR 4. BY OBSERVATION NO CEMETERIES ARE KNOWN OR FOUND ON SUBJECT AND/OR DATA FILES CONTAINED HEREIN. STREET WIDENING DATA ARE SHOWN HEREON, IT IS FOR INFORMATION ONL Y PROPERTY. HAVING BEEN OBTAINED FROM A GENERAL REQUESTA T THE LOCAL AGENCY'S 11. THERE IS NO EVIDENCE OF EARTH MOVING WORK, EXTERIOR BUILDING PUBLIC COUNTER AND/OR OTHER SOURCES NOT CONNECTED WITH THIS COMPANY 5. NO MONUMENTA TION WAS FOUND OR SETA T THE PROPERTY CORNERS UNLESS CONSTRUCTION OR BUILDING ADDITIONS OBSERVED THAT HAVE BEEN DONE NO REPRESENTATION IS MADE AS TO THE ACCURACY, CURRENCY OR NOTED OTHERWISE. WITHIN RECENT MONTHS COMPLETENESS OF SAID INFORMATION DUE TO CHANGED CONDITIONS NOT REFLECTED IN THE STANDARD RESEARCH PERFORMED FOR THIS PROJECT ANY 6 ASSESSORS PARCEL NUMBER FOR THIS PROPERTY IS 050-23040. 12, THERE IS NO EVIDENCE OF SOLID WASTE DUMP, SUMP OR SANITARY LAND FILL USER OF SAID INFORMATION ARE URGED TO CONTACT THE UTILITY COMPANY OR USE. LOCAL AGENCY DIRECTLY. 7. DISTANCES ARE RECORD AND MEASURED PER R.S.B. 146133, RECORDS OF ORANGE COUNTY, UNLESS NOTED OTHERWISE 13. THROUGH RESEARCH DONEAT THE CITrS &IOR COUNTrS PUBLIC WORKS DEPARTMENTS THERE ARE NO CHANGES IN THE STREET RIGHT OF WAY LINES AS SHOWN HEREON. FURTHERMORE THERE IS NO OBSERVABLE EVIDENCE OFANY RECENT STREET OR SIDEWALK CONSTRUCTION OR REPAIRS. /AOKI. r%r-f% nlin )a% 16 VICINITY MAP 17 BENCHMARK INFORMATION BENCHMARK NO: N64-39-77 DESCRIBED BY OCS 2002 - FOUND 3 314 " OCS ALUMINUM BENCHMARK DISK STAMPED "N64-39-77", SET IN THE NORTHEAST CORNER OFA 4.3 FT BY4.8 FT CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF BA YSIDE DRIVE AND HARBOR ISLAND DRIVE, 64.6 FT EASTERL Y OF THE CENTERLINE OF HARBOR ISLAND DRIVE AND 38 FT. SOUTHERL Y OF THE CENTERLINE OF BAYS/DE DRIVE. MONUMENT IS SET LEVEL WITH THE SIDEWALK ELEVATION: 10.859 FEET (NA V088), YEAR LEVELED 2011 California Coastat Commission South Coast District Office APPROVED p e r m i t N o. By: - _r ---------- EFFEC-fIVE 1 Date: --- ------11----- 15 A_? ------ 1 0.2' CK 0.2 12. 12.9 13.28 (13.23 EPB 13.22 N 13.25 S rl Qm z OM% 0 0� U 13 LL (13 .08) Q 4 FS LL (13.33) Z FFG E3 0 L3 Z < Ul W6 (0 M CO x Z? w (13.09) rF­S­ (12.98 E 4S wM Z_ w z z 0 0 �J_ 0. > V) (13.19) FS w 7) 0 12.98) Is— o- 0 04 '00 LLJ 12.89) Lij LLJ -S in n V) Cl in C n* (12.75 FS (12.77 Co (12.72' FS 12.67 FS 12.97) CO 0 > 0 w 0- C) U J(�N- 0 oC 0 CC O Nw z LLJ Iz Uj w C) CD C:) SHEET NO. LLJ C:) OF ck: �_Q:_ Certificate of Design Appendix B CERTIFICATION OF LANDSCAPE DESIGN I hereby certify that: (1) 1 am a professional appropriately licensed in the State of California to provide professional landscape design services. (2) The landscape design and water use calculations for the property located at (provide street address or parcel number(s)) were prepared by me or under my supervision. (3) The landscape design and water use calculations for the identified property comply with the requirements of the City of Newport Reach Water Efficient Landscape Ordinance (Municipal Code Sections Chanter 14.17 ) and the City of Newpnrt Reach Guidelines for Implementation of the City of Newonrt Reach Water Efficient Landscape Ordinance. (4) The information I have provided in this Certificate of Landscape Design is true and correct and is hereby submitted in compliance with the City of Newenrt Reanh Guidelines for Implementation of the City of Newport RB,arb Water Eff� ient Landscape Ordinance. Print Name Date Signature License Number 844 East Green Street. Suite 201: Pasadena, CA 91101 Address 626.795.2008 nerikssonCa)_eptdesian.com Telephone E-mail Address Landscape Design Professional's Stamp 24 Harbor Island Road Newport Beach, CA L,, Documentatimon DesignTeam LANDSCAPE ARCHITECT EPTDESIGN 844 East Green Street Suite 201 Pasadena, CA 91101 T 1626.795.2008 F 1626,795.2547 Contact: Bradley Frankel ARBORIST Jim Borer P.O. Box 1803 Rancho Cucamona, CA 91729 T 1(909) 997-7020 F 1 (909) 948-8882 Contact: Jim Borer Certified Arborist #: 496 ARCHITECT LAND SURVEYOR Ritner Group Apex Land Surveying, Inc. 503 32nd Street, Suite 130 8512 Oxley Circle Newport Beach, CA 92663 Huntington Beach, CA 92646 P 1(949) 999-3255 F 1 (949) 999-3259 P 1 (714) 488-5006 F 1(714) 333-4440 Contact: Ron Ritner Contact: Paul Craft ARCHITECT ForestStudio 25 S. El Molino Avenue Pasadena, CA 91101 P 1626-683-0708 F 1626-683-0709 Contact: Bob White OWNER Blake and Terri Quinn 1515 East Bay Avenue Newport Beach, CA 92661 CIVIL Toal Engineering, Inc. 139 Avendia Navarro San Clemente, CA 92672 P 1(949) 492-8586 Contact: Andrew Sebilian Sheet Index NO. IN SET SHEET TITLE NO. IN SET 1 of 11 Title Sheet L0.00 2 of 11 Construction Plan L1.01 3-of 11 Construction Details L1,10 4 of 11 Irrigation Plan L2.01 5 of 11 Master Irrigation Legend and Notes L2.10 6 of 11 Irrigation Details L2.11 7 of 11 Planting Plan L3.01 8 of 11 Planting Details L3.10 9 of 11 Precise Grading Plan C1 10 of 11 Grading Sections & Details C2 11 of 11 Grading Sections & Details C3 PROJECT DESCRIPTION Project Type: Applicable Codes • New Landscaping for Custom Single Family • Refer to latest Newport Beach Landscape Residential Development Ordinance • 2013 California Residential Code Scope of Work: • 2013 California Mechanical Code • New Patios, walkways, & driveways (Total = xxx . 2013 California Electrical Code SF) • 2013 California Plumbing Code • Site walls, fences, & gates • Structural Design will conform to the 2013 • Miscellaneous site improvements & garden California Building Code spaces • New Landscaping • New Irrigation system • New Trees California Coastal Commission Zone: R-BI South Coast District Office APPROVED Lot size: xxxx SF t® Occupancy Group: Residential y: P Y p IVE Type of Construction: New Build EFFECT Yp Total Landscape Area: xxx SF Water Supply: Potable Harbor., Island Residence 1 24 Harbor Island Newport Beach, CA 92660 Client "I �5 NF 49 o (/ 01) lw, \\ 7 iIirauon e ctj • �TF , s �*i o, Date OF CA\-�F� Consultant Revisions By Date AIC Submittal BF 11.20.15 0 AIC Corrections BF 12.21.15 Coastal Commission BF 01,13.16 ZL Coastal Commission BF 05,09.16 City Submittal BF 06.14.16 Job Number: E15-012 Design Staff : P.F. Project Manager: B.F. Principal: N.E. Title Sheet AW l (I 11111PIN, NII �I,iIIiIU p,ntllll Jun 20, 2016 -12:01 PM J:\E15-000\E15-012 Quinn Residence\CAD\Sheets\City Submittal\1512 1-0.00-Cover Page.dwg Aam APPROVED BY: DATE APPROVED BY: DATE These drawings are instruments of service. EPTDESIGN shall retain all copyrights, statutory and common law right with regard to f . drawings and the designs contained therein in all formats, including printed and digitized. These drawings are not to be altered in any way, nor assigned to a third party without first obtaining written permission and consent from EPTDESIGN. California Coastal Commission South Coast District Office APPROVED Permit No.---s-:71k�� By: -® /a ®----e--r- . EFFECTIVE Date:------moif11.'� IIZ--_®mm®- Section 4216/4217 of the govemment code requires a dig alert identification number be issued before a'permit to excavate' will be valid. 1-800-227-26W Call (2) working days before you dig. CONSTRUCTION LEGEND For materials, colors, finishes and models, see Master Construction Legend, Sheet LX,XX. ITEM DESCRIPTION DETAIL (D StonePaving "A" Detail G, Sheet L1.02 O Stone Pavement at Driveway Detail E, Sheet L1.02 O Courtyard Wall Detail I, Sheet L1.02 OPedestrian Gate W' See Arch, Plans OMotorized Vehicular Gate See Arch, Plans O Decorative Gravel Paving Detail A, Sheet L3.02 OWood Deck (By Architect) See Arch. Plans O Concrete Paving Detail A,C,& D Sheet L1.02 O Privacy Wall with Pilasters - 6-0" Max HT. Detail K, Sheet L1.02 10 Raised Garden Beds @ 1'-6" HT. Detail Q, Sheet L1.02 11 Garden Fountain Detail 0, Sheet L1.02 12 Raised Gas Fire Pit Detail M, Sheet L1.02 13 Pedestrian Gate "B" - 14 Guard Railing @ Bulk Head (Separate Permit) Detail P, Sheet L1.02 15 Garden Stair Detail H, Sheet L1.02 16 Built-in Gas BBQ & Counter See Arch, Plans 17 Stepping Stone Pavers Detail F, Sheet L1.02 18 Potting Bench/Counter Top - 19 Bio-filtration Planter - Refer to Civil Engineer's Plan - 20 Raised Stone Curb @ Planter Area - 21 Decorative Landscape Wall Detail I, Sheet L1.02 22 Pedestrian Gate "C" - 23 Concrete Driveway Detail B,C, & D Sheet L1.02 24 Decorative Iron Grate at Trench Drain (fBS) - 25 Stone Band (Continuous) at Driveway/Street _ Transition @)Basement Light Well - Refer to Architecture and Structural Plans _ 27 Steel Landscape Edging Detail I Sheet L3.02 2g Wood Deck Stair (By Architect) - 2g Privacy Wall - 3-6" Max HT, Detail K, Sheet L1.02 ABBREVIATION LEGEND ABBREV, DESCRIPTION T.O.W. Top of Wall T.O.P. Top of Pilaster T.O.C. Top of Curb F.G. Finish Grade E.J. Expansion Joint S.J. Score Joint F.O.C. Face of Curb B.O.C. Back of Curb C.O.R. Center of Radius B.C.R. Beginning of Curve Radius E.C.R. End of Curve Radius CL Center Line I'L Property Line O.C. On Center TYP. Typical P.A. Planting Area GENERAL CONSTRUCTION NOTES 1, CONTRACTOR SHALL VERIFY ALL DIMENSIONS, ELEVATIONS GRADES, EXISTING STRUCTURES, AND FIELD CONDITIONS AT THE SITE BEFORE COMMENCING WORK, HE/SHE SHALL IMMEDIATELY NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES, 2. TYPICAL DETAILS SHALL APPLY IN GENERAL CONSTRUCTION WHERE NO DETAILS ARE GIVEN. THE CONSTRUCTION SHALL BE AS FOR SIMILAR WORK, OMISSIONS, AND/OR FIELD CONDITIONS, SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT BEFORE PROCEEDING WITH THE WORK SO INVOLVED. 3. AREAS WITHIN SCOPE OF WORK SHALL BE WEED KILLED WITH AN APPLICATION OF ROUNDUP TEN DAYS PRIOR TO START OF WORK. VERIFY WITH LANDSCAPE ARCHITECT. 4, AREAS TO BE GRADED OR PAVED SHALL BE GRUBBED AND STRIPPED OF ALL VEGETATION, DEBRIS, AND OTHER DELETERIOUS MATERIAL. ALL LOOSE SOIL DISTURBED BY REMOVAL OF TREES, EXISTING FILL AND LOOSE OR DISTURBED TOPSOIL SHALL BE REMOVED, 5. EXCESS SOIL SHALL BE REMOVED FROM SITE. 6. CONCRETE SHALL BE TRANSIT MIXED FROM A LICENSED BATCHING PLANT, WHICH SHALL BE 2500 P.S.I, AT 28 DAYS. ALL EXPOSED FINISHED CONCRETE SHALL HAVE A COLOR ADDITIVE. COLOR AND STRENGTH TO BE SELECTED BY LANDSCAPE ARCHITECT, CONTRACTOR SHALL SUBMIT A 5%5' SAMPLE OF FINISHED CONCRETE TO LANDSCAPE ARCHITECT FOR APPROVAL. 7, REINFORCING STEEL: A.S.T.M, A-615, GRADE 40 FOR ALL REINFORCING, MINIMUM CLEARANCE FOR BARS SHALL BE 3" AT BOTTOM OF FOOTING AND 1 1/2" AT BOTTOM OF SLABS ON GRADE. 8, SLEEVES: CONCRETE CONTRACTOR SHALL PROVIDE PVC UNDER PAVING. THE LOCATIONS SHALL BE COORDINATED WITH THE ELECTRIC CONTRACTOR AND IRRIGATION CONTRACTOR. 9. MORTAR SHALL BE 1: 3 1/2: 1/4 TO 1/2 PARTS BY VOLUME OF PORTLAND CEMENT, TO MORTAR SAND, TO LIME PUTTY. USE NO FIRE CLAY, ADD 1 PINT ADMIXTURE PER SACK OF CEMENT TO INHIBIT EFFLORESCENCE, 10. USE AT LEAST A 1-SACK MIXER. MEASURE PARTS BY VOLUME FOR UNIFORMITY. A. FOR MORTAR, LOAD MORTAR SAND, PORTLAND CEMENT, ADMIXTURE, AND WATER INTO MIXER IN THAT ORDER, AND MIX FOR 3 MINUTES THEN ADD LIME PUTTY AND MIX ADDITIONAL 10 MINUTES. B. FOR GROUT, LOAD PEA GRAVEL, IF USED, SAND, PORTLAND CEMENT, ADMIXTURE, AND WATER INTO THE MIXER FOR 3 MINUTES. USE ENOUGH WATER TO FORM A POURING CONSISTENCY AND COLOR PER PLANS. C. DO NOT USE ANY MORTAR OR GROUT AFTER MORE THAN 1 1/2 HOURS OF ITS INITIAL MIXING, EXCEPT MORTAR MAY BE REfEMPERED. 111, REFER TO MASTER CONSTRUCTION LEGEND FOR ADDITIONAL INFORMATION. 12. IT IS THE CONTRACTOR'S RESPONSIBILTY TO REFER TO PLANTING PLANS TO DETERMINE LOCATION OF SPECIMEN TREES AND TO ROUTE UNDERGROUND STRUCTURES AROUND THESE LOCATIONS, IHarbor Island Residence 24 Harbor Island Newport Beach, CA 92660 Client _ LO aCN �. U g 0) g LO • � CN H o ,O C: � a C t— t-- CID � N L V a — W on — — •— s VLN (V N^^L JD t�J � L CL o c V � V UJ� Z � C W 00 co o, Consultant Revisions 1o(31/n natwn Date TF OFCA��F� By Date AIC Submittal BF 11.20.15 AIC Corrections BF 12.21.15 Coastal Commission BF 01.13.16 0 Coastal Commission BF 05.09.16 City Submittal BF 06.14.16 Job Number: E15-012 Design Staff P.F. Project Manager: B.F. Principal: N.E. Construction Plan Ll 001 Jun 20, 2016-12:58PM J:\E15-000\E15-012 Quinn Residence\CAD\Sheets\City Submittal\1512 L1.01 Construction Plan.dwg L &FAF 0 2 4 8 16 Feet These drawings are instnunents of service. EPTDESIGN shall retain all copyrights, statutory and conanon law right with regard to these drawings and the designs contained therein in all formats, including printed and digitized. These drawings are not to be altered in any way, nor assigned to a third party without first obtaining written permission and consent from EPTDESIGN. ,all 1. C.I.P. CONCRETE FIRE PIT BASIN. NOTES; 1, C.M.U. BUILDUP. 1, 6" x 8" CMU BLOCK 2. STONE VENEER (M), A. PROVIDE GAS LINE & CONNECTION TO FIRE 2. STONE CAP M3S). 1, GROUTED COBBLESTONE PAVING, 1. FINISH GRADE: 2. STONE FINISH - TBS 3. STONE CAP (TBS). PIT. 3. STONE VENEER (TBS), 2. MORTAR SETTING BED, MIN, %' Y2" BELOW F.S. FOR TURF AREAS 3. STEEL REBAR REINFORCEMENT 4, FIRE BRICK TO LINE INSIDE OF CONCRETE B. CONTRACTOR TO COORDINATE LOCATION 4. NOT USED. 3. CONCRETE SUB BASE. -1Y2" BELOW F,S, FOR SHRUB AREAS PER STRUCTURAL ENGINEER BASIN, INSTALL TO BASIN WALL PER OF GAS VALVE KEY & IGNITOR SWITCH W/ 5. STEEL REBAR REINFORCEMENT 4, STEEL REBAR PER GEOTECHNICAL 2, Y4" RADIUS AT EDGE OF WALK, 4, CAST -IN -PLACE CONCRETE MANUFACTURER'S SPECIFICATIONS. OWNER & LANDSCAPE ARCHITECT PRIOR TO 2 PER STRUCTURAL ENGINEER, REPORT, 3, STEEL REBAR REINFORCEMENT PER FOOTING PER STRUCTURAL 5. LAVA ROCK INFILL AS FIRE MEDIUM (OR INSTALLATION, 6. ADJACENT PLANTING AREA. 5, COMPACTED SUBGRADE PER GEOTECHNICAL REPORT. ENGINEER SIMILAR FIRE -RATED MATERIAL TBS). C, CONTRACTOR SHALL INSTALL AN AREA 7. AMENDED PLANTING SOIL. GEOTECHNICAL REPORT. 4. CONCRETE PAVING, SEE CONSTRUCTION 5. AMENDED PLANTING SOIL PER 6. LINEAR GAS LINE MANIFOLD. DRAIN AT BOTTOM/ LOW POINT OF FIRE PIT 11 8, COMPACTED SUB GRADE PER 6. RAKED GROUT JOINTS. I LEGEND FOR COLOR AND FINISH 5 AGRICULTURAL SUITABILITY 7, WASHED PLASTER SAND, BASIN, DRAIN TO GRAVEL SUMP IN GEOTECHNICAL REPORT. 5. SUBBASE PER GEOTECHNICAL REPORT REPORT 8. ADJACENT PAVING PER PLAN. ADJACENT PLANTING AREA, CONFIRM 6 NOTES: 6. COMPACTED SUBGRADE PER 12 6. APPROVED WATER PROOFING 9. No. 3 REBAR @ 12" O.C. (MAX), EACH WAY: LOCATION IN FIELD WITH LANDSCAPE A. REFER TO MASTER CONSTRUCTION GEOTECHNICAL REPORT 8 ,{III 3 COMPOUND 10. COMPACTED SUBGRADE, PER GEOTECHNICAL REPORT. ARCHITECT PRIOR TO INSTALLING PLANT al 1 LEGEND FOR SPECS, COLORS, I I 7, COMPACTED SUB GRADE PER MATERIAL, _ AND FINISH. NOTES: 1 - GEOTECHNICAL REPORT 11 • AREA DRAIN ° B. INSTALL PER MANUFACTURER'S A. SEE CONSTRUCTION PLAN FOR SAWCUT / // // // // / \\ \\ \\ \\ \ \\ \\ 8. FINISH SURFACE OF ADJACENT COURTYARD PAVING"I 1-0' 2-6 " L11 `_�' 2 RECOMMENDATION, AND EXPANSION JOINT LOCATIONS. 2 a %/��//����////\ \\//I r 11 .IB. SUPPORT REBAR WITH CHAIRS, /\//\/\\ \\\ \\\ \\\ \\\ /\///\/ \\\ \\\ e . , � 9• 8" x 8" CMU BLOCK r 11" 2 1 3 SLOPE TO DRAIN CONSTRUCTION LEGEND FOR C COLOR AND FTER INISH. 8 \/\///\///\///\/// /\\///\\\//\\///\\/// / / / / /\/\/ //\\'///\\\ / / / 6 5 3 5 a _'� 6 .... .::.;:'.::::.. 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III=I I I1= _ _ _ _ _ - _ - - - - - - 1 III III III III III III III III III I III III III ----______ --- - -1 I I -III -III-► I I=III-► ► I-1► I -III-► 1=1► I_ =I ► I= I-1 I - _ _-=1 III = 1= I - I -1 I I-1 I I-1 I 1=11 I 3 _ _I I I I- _= I I_ '' ' -I I II I I I III J I I 4 - - - -III III -III III -III -III -III -III -III -III 1-II--- _ _II - -► ►=►II=1 1=1 1=I L III ►II=1 -I =l I I 1= �- -I - IIII I- 3" CLR. -III -III III I'II- - --- I 1=1 I I=1 I I=I I ► ► ►_ - _ 11=1 I I I I I I I I I I I I I I 11= ;,- _ _ 5 ,, - -' 6 7 6 I1=1I11-= II ' I I-11=1 I I 9 11 II // -==. II - - I -III -I I I -III=111=1 1 11 10 II �\-- ._ 1I a , I-11I7 1=1 ' °a 11 I- I1-1= 5 Raised Garden Bed e Pit Courtyard Wall Cobblestone Driveway Paving- Paving -Pedestrian QScale:3/4"=1'-0" �Sca AConcrete I E • • le:3/4"=V-W Scale:3/4"=1'-0" Scale: 11/2"-1'-0" Scale: 2"=1'-0" NOTES: A. THE EXACT SIZE OF THE WATER VESSEL T.B.D. 1. ANTIQUE STONE BASIN - TBS. 1, 2. 8" CMU BLOCK. STEEL REBAR PER STRUCTURAL 1. STONE PAVER -TBS. 2, MORTAR SETTING BED. 1. FINISH GRADE: Y2" BELOW F.S. FOR TURF AREAS -1Y2 BELOW F.S. FOR SHRUB AREAS B. CONTRACTOR TO PROVIDE A REMOTE AUTO -FILL DEVICE & A VARIABLE SPEED RE -CIRCULATING PUMP 2. WATER LINE. 3. ADJACENT GRAVEL PAVING PER PLAN. ENGINEER. 3. COMPACT SUBGRADE PER GEOTECHNICAL REPORT, 4. DECORATIVE GRAVEL OR PLANTING (REFER TO PLAN). 2. 3/e" RADIUS AT EDGE OF PAVING, IN AN ADJACENT PLANTER AREA TO THE SOUTH OF 4. 1 "0 COPPER OVERFLOW STAND PIPE. 3, 4. WALL FINISH -TBS. NOT USED. 5. PROVIDE SUB -SURFACE DRIP IRRIGATION WHERE 3. STEEL REBAR REINFORCEMENT PER GEOTECHNICAL REPORT. THE STONE BASIN. VERIFY LOCATION ON SITE WITH LANDSCAPE ARCHITECT PRIOR TO PURCHASE & 5. BLACK BEACH PEBBLE: 6. CONCRETE BASE, 5. CAST -IN -PLACE CONCRETE FOOTING PLANTED JOINTS OCCUR, PER IRRIGATION PLAN, 6. AMENDED PLANTING SOIL PER AGRICULTURAL 4. CONCRETE PAVING, SEE INSTALLATION. SUBMIT CUT SHEETS FOR REVIEW & 7. ADJACENT PLANTING OR GRAVEL AREA PER 6. PER STRUCTURAL ENGINEER. COMPACTED STRUCTURAL SUBENGINEER. PER SUITABILITY REPORT, CONSTRUCTION LEGEND FOR COLOR AND FINISH APPROVAL BY LANDSCAPE ARCHITECT. C. CONTRACTOR To PROVIDE ELECTRICAL HOOKUP PLAN. 8. COMPACTED SUBGRADE PER 9. GEOTECHNICAL ENGINEER: 5. BASE COURSE AS NEEDED PER FOR PUMP, GEOTECHNICAL REPORT, 7, FINISH GRADE/LOWEST ADJACENT GEOTECHNICAL REPORT D. A PURCHASE ALLOWANCE FOR THE ANTIQUE 9. RECIRCULATING PUMP, 8. GRADE ON NEIGHBORS LOT, PROPERTY BOUNDARY, 6, COMPACTED SUBGRADE PER GEOTECHNICAL REPORT. STONE BASIN SHALL BE DETERMINED FOR BUDGETARY PURPOSES. 10. WATER LINE IN FROM PUMP. 11. WATER LINE IN FROM AUTO -FILL. R 9. PROPOSED GRADE ON SUBJECT 4" (TYP,) VARIES PER PLAN E. THE AREA OF EXPOSED WATER SURFACE SHALL NOT EXCEED 25 SQ FT, 12. WATER LINE OUT TO PUMP. 13. ALL PENETRATIONS THROUGH BASIN SHALL PROPERTY. NOTES: A. SEE CONSTRUCTION PLAN FOR F. NO WATER THAT SPRAYS INTO THE AIR SHALL LAND BE SEALED WATER TIGHT WITH SILICONE 1 4 1 2 3 4 LOCAT10N OF JOINTS B. REBAR TO BE CENTERED IN CONCRETE OUTSIDE OF THE WATER FEATURE OR INTO CAULKING OR OTHER APPROVED 2 5 WITH SUPPORT CHAIRS ADJACENT LANDSCAPE/ HANDSCAPE AREAS, WATERPROOFING COMPOUND. G. THE STONE BASIN SHALL BE APPROVED BY 14. ADJACENT LANDSCAPE EDGING PER PLAN, I L_ a C ' 11 . , OWNER PRIOR TO LANDSCAPE ARCHITECT & 0 C I N -_ . e - - - -1 I I-1 a , d ' t: TION. PURCHASE INSTALLATION. <:<::o:::::" - - ,.., III /�/�\/�� . , . . e a e // / /// .° < u Gi' a d +4'-6" ° ° a ° - III=III=III=III=III=11 -=IIL-- - - - - - - III=III-III- =1 11=III=I 11=1 11=III=111=1 I I=III=I 11=1 I I=III=1 I I=1 1=11 I=1 I I=1 -11I=I I -III-III - - - - - - - - - =1 I -III - -I I -III-I I, III- III -I II 1- I I_I I I_I I I_I I I_I I I -I I I_I I I- I I_I I i I I I, . I 1 I I I =1 . I_I -I -III=1 =I I I=I I I=III=1 I I=III=III I I -III- I-1 I=III=1 I=III=III=III=III-11 . C ! t ;_ I I I I H n e . ., ° ` d ° _-III I !; ; ; I . I_ III Ei I , ` �'k,! �* r `k , '�� z . ,. 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STONE STAIR TREAD: NOTES: 1, VERTICAL ELEMENT (ARCHITECTURE, EQ. 2. ADJACENT PAVING PER PLAN: A. REFER TO MASTER CONSTRUCTION LEGEND PLANTER, WALL, COLUMN, ETC.) WITH 4' MIN, 5' MAX. EQ. 3, MORTAR SETTING BED: FOR ADDITIONAL INFORMATION. SCREED DETAIL PER ARCH, PLANS 3 1 1 1 4. NO.3 REBAR AT 18" O,C., BOTH WAYS, B. CONTRACTOR SHALL PROVIDE SHOP 2, Y4' TOOLED RADIUS - TYP, 4' O.C. MAX. 3 5, NO.4 NOSE REBAR, CONTINUOUS. DRAWINGS OF STONE LAYOUT FOR REVIEW 3. 3/g" FELT EXPANSION JOINT WITH JOINT CAP 4 EQ EQ. EQ. EQ. I 6. STONE VENEER ON RISER FACE, & APPROVAL PRIOR TO INSTALLATION, AND APPROVED MASTIC SEALANT TO MATCH 3 I Ill7. 5 1 1 CAST -IN -PLACE CONCRETE, C. GROUT COLOR T.B.S. 8, DOWELED EXPANSION JOINT. D. CONTRACTOR SHALL PROVIDE (1) MOCKUP 1 ADJACENT PAVING 4. ADJACENT PAVING PER PLAN �' , 4 9. EXPANSION JOINT, SHOWING GROUT JOINT FOR APPROVAL. 5, STRUCTURAL SLAB OR FINISH GRADE BELOW - 5 1" 10. ADJACENT PAVING D, CONTRACTOR SHALL PROVIDE FULL SIZE 2 1 2 11. COMPACTED SUBGRADE PER STONE SAMPLE FOR APPROVAL, NOTE: I I i 1 GEOTECHNICAL REPORT: 3 A. CONTRACTOR SHALL SUBMIT A SAMPLE OF 5 � SEALANT TO OWNER FOR APPROVAL PRIOR � TO CONSTRUCTION 10z4 I I I 4 B. FOR RADIUS OR IRREGULAR JOINT LAYOUT - USE %" THICK FOAM JOINT WITH TEAR AWAY I ), CAP O I 6 I I I I 1 2 u 5 . y ,. ° . ° a d °, ° a. ° .` l 1 s a ° 2 3" 1 ill y 3 , a.. a ° C ° a u ° ` ° °. °. California Coastat Commission I.", M ° 3 ° I ° ° °. k- 11 11 1. 11 11 11 II .1 11 11 I 11 11 11 11 11 11 11 11 11 d A X .. � . 4 °' -_ a' F-z2 6 -111-11I�� I A. ° . ° .° ------------------ I I ° 10 _ _ _ ° 1-III 11= ° 1= -I I - ° ' - s? . / ° . . a'° ° ,' ° /` South Coast District Office APPROVED !6�00$�. Yermit No -i-4 t -A'r`iw� -11 I-11I-111E111E1I I-1I1=111-1I 1E111=III EII1=1 I 1-1I1=III-IIL 1. CONCRETE SEA WELL PER ENGINEER'S PLAN, Elevation - a a ° a dy-- . III=1 I I=1 =1 I1=1 I I -I 11=1 11=1 I I I II l I II I11=11 I 2. ADJACENT PLANTING AREA PER PLAN. _-1II�� I I I -I -_ e. • 8 -III-1I1=_- I I I IEI I1=1_I I-1_I I-1I1=1II-1_I1=i'' � LFECFIVE t I Lm 1j '�"tP u��uJ'-- G �- --a--- � II11� � 111I1,;,1I1- � -I I -I I III -III -El -I 11-I I 3. DECORATivEwooDTOP RAIL 4. 5/8' SQ. TUBULAR STEEL PICKETS. 5. 2 Y' SQ. POST, -1I -III I I III -III -III -I I1=1I1=1I1-'' -I I 1=1 I I -_ _ -I =III -III -III -I I 1=I 11 4 =1 I I I I I -I 11=1 I I I- I -I I I- 11- ' -' ' 1111 6. %' x 1 Y" TUBULAR STEEL BOTTOM RAIL. 1 l-III-111 ; 111 111„ •III- III- 1 5 I I111 7 1 9 111=111 ' I 1=11 I NOTES: i I A. ALL RAIL COMPONENTS TO BE TUBULAR STEEL STOCK WITH ALL CONNECTIONS 11 WELDED AND GROUND SMOOTH. ALL GATE COMPONENTS TO BE PRIMED AND , U ard Rail PAINTED WITH TWO (2) COATS OF PAINT, COLOR TBS. B. CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OF RAIL FABRICATION FOR APPROVAL Courtyard Stairs HScale:3/4°=1'-0" Vertical Expansion Joint D Ref. 0- P(: )�Scale:3/4°=1'-0" Section C. CAP RAIL AT ENDS Scale: 3°=1'-0" Harbor Island Residence 24 Harbor Island Newport Beach, CA 92660 Client N 'mod' ._ i a O 10 N '! No a 11. U_ U_ - g0) - S CN Iq - 0; H K 0 no NSo ra a U) C f- f- a - - L r- 0 � Co 6 o. 0 , g L C) 2 _0 c_ V 0 Z Z - - s . o L a N L 0 �i E N N O a = U a V L_ a) '0 1A CD a � 'o I c W N 00 I ONION ao o% �P\ coIf O i $QOCI Cos e 10/31/17 * to clJ, 01'11 16 �T 9TF OF� CA1 F� Consultant Revisions By Date AIC Submittal BF 11.20.15 0 AIC Corrections BF 12.21.15 Coastal Commission BF 01.13.16 0 coastal Commission BF 05.09.16 City Submittal BF 06.14.16 Job Number: E15-012 Design Staff : P.F. Project Manager: B.F. Principal: N.E. Construction Details L1.02 These drawings are instruments of service. EFTDESIGN shall retain all copyrights, swory and common law right with regard to these drawings and the designs contained therein in all formats, including printed and digit¢ed. These drawings are not to be altered in arty way, nor assigned to a third party without first obtaining written permission and consent from EMESIGN. O c O U (is Jun 20, 2016 -1:01 PM J:\E15-000\E15-012 Quinn Residence\CAD\Sheets\City Submitta1\1512 L1.10 Construction Details.dwg L DATE: 6/16/2016 WUCOLS ZONE: South Coastal LASq. Ft.: 7,790 PROJECT: Blake & Terri Quinn Residence CITY: Newport Beach CIMIS ETo REF. CITY: Newport Beach SLA Sq. Ft.: 280 CLIENT: PREPARED BY: EPTDESIGN Annual Eto: 45.4 Point of Connection -1 MAXIMUM APPLIED WATER ALLOWANCE ETo Total Area SLAArea MAWA Landscape Irrigation MAWA 1 45.4 x 0.62 x ( 7,790 x 0.6 + 280 x 0.3 ) = 122,964 ESTIMATED APPLIED WATER USE ETo Area PF IE ETWU Special Landscaped Area 45.4 x 0.62 x ( 280 x 1.0 / 0.75 ) = 10,490 Cool Season Turf 45.4 x 0.62 x ( 2,197 x 0.7 / 0.75 ) = 57,707 Grasses 45.4 x 0.62 x ( 0 x 0.6 / 0.75 ) = 0 Tree Plantings 45.4 x 0.62 x ( 699 x 0.5 / 0.80 ) = 12,297 Mixed Medium Water Planting Area 45.4 x 0.62 x ( 0 x 0.5 / 0.80 ) = 0 Mixed Low Water Planting Area 45.4 x 0.62 x ( 4,894 x 0.2 / 0.80 ) = 34,441 Mixed Very Low Water Planting Area 45.4 x 0.62 x ( 0 x 0.1 / 0.80 ) = 0 Not Planted/Irrigated 45.4 x 0.62 x 11 x 0.0 / 1.00 ) = 0 TOTAL ETWU = 114,935 IRRIGATION LEGEND SYMBOL F H Q A RAD. MANF. MODEL NO. WITH NOZZLE SIZE & TYPE m m 5' RainBird 1806-SAM-PRS 6-H, Q 3' RainBird 1806 XBA 1800-XS-M O RainBird 1402 on 1802 w/ PA-80 ■ 3'-5' RainBird 5F-B on 1806-SAM-PRS ❑ &-S RainBird 5CST-B on 1806-SAM-PRS e 6'-12' Hunter MP800SR-180 on PRO-I2-PRS40 e 6'-12' Hunter MP800SR-90 on PRO-I2-PRS40 Uo 8'-14, Hunter MP1000-360 on PRO-I2-PRS40 0 8!-14- Hunter MP1000-90/180 on PRO-12-PRS40 9-14' Hunter MP1000-210/270 on PRO-I2-PRS40 Netafim Irrigation Dripline - Techline CV Dripline TLCV9-12 Netaflm Air Relief Valve ►� Netafim TLSOV - Manual Flush Valve 4 Netafim Drip Connector - water Meter Per Civil Wilkins 975XL -1.5" Backllow Preventer H Ntbco T-111 Gate Valve - Line Size 21/2" and smaller. CGrainger 3/4" Brass Hose Bib T-Handle ® RainBird EFB-CP-PRS-D RainBird XCZ-PRB-100-COM OR RainBird RSD-BEx - Rain Sensor ® RainBird ESP-LXME Eydsting Mainline �I III Mainline Lateral Line ____________ PVCSleeves IRRIGATION VALVE CALLOUT: Station No. X-X )(_- ---GPM X X----- Plant Type - Valve Size LATERAL LINE SIZING CHART 3/4" 1 ° NOTE: _ E LATERAL SIZE 1 1 /4" BEBETWEEN TWO IDENTICALTICK --! 11 1 1 /2" MARKS SMALL BE THE SAME. - 2" MINIMUM PIPE SEE IS T: 2112" H 3" Section 4216/4217 of the government code requires a dig alert identification number be issued before a'permit to excavate' will be valid. 14MO-227-2600 or 811 Call (2) worfdng days before you dig. California Coastal Commission South Coast District Office APPROVED Permit No. __-_ 3 y: �N-- o I at -TIVE-o®mr'� NOTE The irrigation design presented in these documents is intended to be diagrammatic. All irrigation equipment, piping and valve locations, etc. shown within paved areas are for design clarification and shall only be installed in planting areas. Irrigation Contractor shall install all remote control valves, quick couplers, and gate valves, in shrub planting areas or as approved by owner's representative & the landscape irrigation designer, Avoid any conflicts between the sprinkler system, planting and architectural features, CONTROL WIRE CONDUIT SIZING CHART SLEEVE SIZE 2' MIN. 2-1/2" 3" 4" WIRES IN SLEEVE 0-16 17-24 25-40 41-48 IRRIGATION SLEEVE SIZING CHART PIPE SIZE 3/4" 1" 1-1/4 1-1/2" 2" 2-1/2" 3" SLEEVE SIZE 3" 3' T 4" 4" 4" 6" IRRIGATION SLEEVE AND CONDUIT NOTES 1. Sleeves are required for all irrigation pipe and control wire conduit under paving (typical). Refer to Irrigation Sleeve Sizes and Control Wire Conduit Charts for appropriate sleeve and conduit sizing. 2. For drawing clarity, not all irrigation sleeves are sized but shall be installed and included as part of the contractor's bid. Also, for drawing clarity, not all conduits and irrigation sleeves are shown. Contractor is responsible for installation for sleeves and conduits of appropriate size under all paved areas as well as all sleeve pipes and conduits that are shown on the drawings. 3. The irrigation contractor shall be responsible for familiarizing themselves with all differences in grade, location of seatwalls, location of retaining walls, etc. The contractor shall be responsible for coordinating all irrigation work with the general contractor, electrical contractor, and all other subcontractors for the location and the installation of irrigation related sleeves through walls, structures, under roadways, paving, etc. Harbor' Island • i11111 ® i i 24 Harbor Island Newport Beach, CA 92660 Client N o Z +~�i • 60 o Q� ,.,_ LL- C O o W) ® .rr 4) �ti N Cr 0, t- t- L0 co No 01 4) U 16 � � c �W�` W X i� C7 a� O,. o v C WMa W ;C LU to 1 1111111 0, ��,%\ wl `w1C� Cr t nature 100117 iratwn ate 4 _ ��K// ate Consultant Revisions By Date AIC Submittal BF 11.20.15 A, .............................................................................................................................:................................................. AIC Corrections BF 12.21.15 _......... . .......................... Coastal Commission BF 01.13.16 Coastal Commission BF 05,09.16 City Submittal BF 06.14.16 Job Number: E15-012 Design Staff : P.F. Project Manager: B.F. Principal: N.E. Irrigation Plan iNN These drawings are instruments of service. EPTDESIGN shall retain all copyrights, statutory and common law right with regard to these drawings and the designs contained therein in all formats, including printed and digitized. These drawings are not to be altered in any way, nor assigned to a third party without first obtaining written permission and consent from EPTDESIGN. O C O U C as ail Jun 20, 2016 - 1:13PM J;\E15-000\E15-012 Quinn Residence\CAD\Sheets\City Submittal\1612 L2.01 Irrigation Plan.dwg L PRESSURE CALCULATIONS FOR DOMESTIC IRRIGATION Project Name and/or Tract#:. Blake & Terri Quinn Date and Source of Information:. 02/29116, JC Dyer Company Name of Contact Person and Phone Number: Jeff West, (714) 809-3258 P.O.C. Water Meter #:. - Water Meter Size and Type:. Per Civil, TBD Hydraulic Grade Level:. WA Water Meter Elevation:. FT Highest Head Elevation on the System:. FT Basis for Calculations:. Remote Control Valve#; A9 Size of Remote Control Valve:. 1" Demand at Remote Control Valve:. 14 GPM QUANTITY SIZE DESCRIPTION FLOW (GPM) LOSS (PSQ 1 1' Water Meter 14 1 1 1.5' Backflow RP 14 12 - - Pressure Regulator - - 2 - Gate Valve(s) 14 2 - - Gate valves) - - - Master Valve - - - - Flow Sensor - - 253 1.5' Mainline 14 1 - - Mainline - - - - Mainline - - - Mainline - - 1 - Remote Control Valve 14 1 Lateral Line Losses 2 Other Losses (10%) 2 Elevation Loss or Gain LOSS OR GAIN 0 Total 21 PRESSURE (PSI) Pressure Required to Operate Irrigation Head 40 Sub -Total Pressure Required for Irrigation System 61 Total Pressure Required for Irrigation System 70 (Sub -Total Pressure +15%) Static Pressure Available 80 Residual Pressure 10 (Subtract Total Pressure from Static Pressure) WATER EFFICIENT LANDSCAPE WORKSHEET DATE: 6/16/2016 WUCOLS ZONE: South Coastal LA Sq. Ft.: 7,790 PROJECT: Blake & Terri Quinn Residence CITY: Newport Beach CIMIS ETo REF. CITY: Newport Beach SLA Sq. Ft.: 280 CLIENT: PREPARED BY: EPTDESIGN lAnnUal Eto: 45.4 Point of Connection -1 MAXIMUM APPLIED WATER ALLOWANCE ETo Total Area SLAArea MAWA Landscape Irrigation MAWA 45.4 x 0.62 x ( 7,790 x 0.6 + 280 x 0.3 ) = 122,964 ESTIMATED APPLIED WATER USE ETo Area PF IE ETWU Special Landscaped Area 45.4 x 0.62 x ( 280 x 1.0 / 0.75 ) = 10,490 Cool Season Turf 45.4 x 0.62 x ( 2,197 x 0.7 / 0.75 ) = 57,707 Grasses 45.4 x 0.62 x ( 0 x 0.6 / 0.75 ) = 0 Tree Plantings 45.4 x 0.62 x ( 699 x 0.5 / 0.80 ) = 12,297 Mixed Medium Water Planting Area 45.4 x 0.62 x ( 0 x 0.5 / 0.80 ) = 0 Mixed Low Water Planting Area 45.4 x 0.62 x ( 4,894 x 0.2 / 0.80 ) = 34,441 Mixed Very Low Water Planting Area 45.4 x 0.62 x ( 0 x 0.1 / 0.80 ) = 0 Not Planted/Irrigated 45.4 x 0.62 x 11 x 0.0 / 1.00 ) = 0 TOTAL ETWU = 114,935 Plant Type WUCOLS T - Turf H - High M-Medium LVI- Low, Very Low O -;Other Hydrozone Basis PL Plant Type IM= Irrigation Method SU Sun Exposure SO 7 Soil Type St. Slope O -Other Planting Form SE Seed SO = Sod ST Synthetic Turf F- Flat P - Plug Q - :Quart 1G < 1 Gallon 5G 15 Gallon 15G - 15 Gallon 24: 24" Box 36 36" Box 48 48" Box Irrigation Method RD` Random Drip GDiI- Grid Drip LD Linear Drip S - Small Rotor L - Large Rotor B - Bubbler M - Microspray O -:Other HZ Exposure 1-Sun all day 2 - Sun most of the day 3 - Shade most of the day 4- Shade all day GENERAL IRRIGATION NOTES 1. The irrigation contractor shall be responsible for familiarizing themselves with all differences in grade, location of seatwalls, location of retaining walls, etc. The contractor shall be responsible for coordinating all irrigation work with the general contractor, electrical contractor, and all other subcontractors for the location and the installation of irrigation related sleeves through walls, structures, under roadways, paving, etc, 2. The irrigation design presented in these documents is intended to be diagrammatic. All irrigation equipment, piping and valve locations, etc. shown within paved areas are for design clarification and shall only be installed in planting areas. Irrigation contractor shall install all remote control valves, quick couplers, and gate valves, in shrub planting areas or as approved by owner's representative & the landscape irrigation designer. Avoid any conflicts between the sprinkler system, planting and architectural features. 3. The irrigation system design is based upon the minimum operating pressure and the maximum flow demand shown on the irrigation drawings at each point of connection. The irrigation contractor shall verify water pressure prior to construction. Any difference between the water pressure indicated on the drawings and the actual pressure reading at the irrigation point of connection shall be immediately reported in writing to the owner's authorized representative. If the pressure differences are not immediately reported prior to beginning construction, the irrigation contractor shall assume full responsibility for all revisions to the irrigation system deemed necessary by the owner's representative and all costs associated with those revisions. 4. When it is apparent to the landscape contractor in the field that obstructions, grade differences, or differences in the calculated area dimensions exist that may have not been considered in the design of the system, the irrigation contractor shall not willfully install the irrigation system as indicated on the construction drawings. The owner's authorized representative shall be notified in writing of any such obstructions or differences prior to beginning any irrigation installation. If notification is not received prior to beginning installation, the irrigation contractor shall assume full responsibility for all revisions to the irrigation system as deemed necessary by owner's representative and all costs associated with those revisions. 5. The irrigation contractor shall be responsible for installing all control wire sleeving of sufficient size, under all paved areas in addition to the control wire sleeving shown on the drawings. 6. All piping and equipment shall be installed per the irrigation details. Teflon tape or Teflon pipe dope shall be applied to all male PVC pipe threads on all irrigation valve assemblies. 7. All pop-up style irrigation heads located in in shrub or groundcover areas shall be installed so the top of the irrigation head is 1" above finish grade. 8. All pop-up style irrigation heads to be located in turf areas shall initially be installed so the top of the irrigation heads are flush with the adjacent sidewalk or curb. Within 10 days of being notified by the owner's representative, the irrigation contractor shall be responsible for adjusting all turf irrigation heads so the top of the irrigation head is 1/2" above finish grade. 9. The irrigation contractor shall be responsible for flushing and adjusting all irrigation heads for optimum performance and to prevent over spray onto areas not intended for irrigation. This shall include selecting the proper the arc pattern, adjusting the spray radius of the irrigation head with PRS screens and/or also throttling the flow control at each valve to obtain the optimum operating pressure for each system. 10. The irrigation contractor shall be responsible for adjusting the pressure regulator on each electric control valve so the irrigation head farthest and highest in elevation from its associated control valve functions within the operating pressure shown on the irrigation legend (not to exceed 5 PSI above the indicated operating pressure). 11. When installing Rain Bird 1800 series nozzles that require arc patterns other than the standard arc patterns (e.g„ 3600, 180", and 90"), the contractor shall use the appropriate fixed arc pattern (e.g.1200, 2400, 270°). The contractor shall use Rain Bird variable arc nozzles (van) when installing irrigation heads using Rain Bird 1800 series nozzles only when required pattern is not one of the fixed arc patterns. Select the radius of van nozzles to match site conditions. For example: use 8-van where an 8 foot radius is required or a 12-van where a 12 foot radius is required. 12, The irrigation contractor shall be responsible for making field adjustments to the irrigation system by installing a quarter circle or half circle sprinkler head on each side of any vertical element (props, street lights, trees, etc.) which prevents proper coverage by interfering with the spray pattern of the irrigation head. All adjustments shall be made at no additional costs to the owner. 13. Drainage of irrigation water through spray head will not be allowed. Rain Bird SAM feature shall be used to prevent spray head drainage. During construction, the contractor shall change spray bodies from Rain Bird 1800-PRS to 1800-SAM-PRS for spray heads showing signs of draining after the irrigation system has operated from an ON to OFF position. Installation of Rain Bird SAM feature shall be included in the Bid Price of the irrigation system. 14. The irrigation contractor shall be responsible for making the final connection between the power source and the automatic controller. 120 volt electrical power source shall be provided by others at the automatic controller location. 15, Adhesives, sealants and caulks shall meet local or regional airpollution control or south coast AQMD rule 1168 VOC and statewide VOC standards, OBSERVATION SCHEDULING The landscape contractor shall be schedule an irrigation site observation by the irrigation designer, and/or the owners representative, which shall not occur without at least 48 hours prior notification. The following items shall be reviewed: 1. Pre-job/kick-off meeting with contractor, general contractor, and irrigation designer. 2. Mainline, basket strainers, master valves, flow sensors, booster pump installation and operation, installation review prior to backfilling trenches, irrigation mainline pressure test, etc. 3. Finalizing the location for the controller assemblies - landscape contractor shall coordinate with the irrigation designer to verify connection of flow sensors and associated equipment to each controller assembly and for certification/warranty of equipment. 4. Irrigation coverage test - a dynamic pressure test shall be performed by the landscape contractor and shall be observed by the owner (or the owner's representative) and the irrigation designer for each valve during the irrigation coverage test, IRRIGATION LEGEND SYMBOL F H Q A RAD. MANE MODEL NO. WITH NOZZLE SIZE & TYPE Cp ® 5' RairiBird 1806-SAM-PRS 5'-H, Q a RainBird 1806 XBA-1800-XS-090 O RainBird 1402 on 1802 w/ PA-80 ■ 3-6 RainBird 5F-B on 1806-SAM-PRS ❑ 3-6 RainBird 5CST-13 on 1806-SAM-PRS e 6-12, Hunter MP800SR-180 on PRO-I2-PRS40 6-12- Hunter MP800SR-90 on PRO-12-PRS40 @0 8'-14, Hunter MP1000-360 on PRO-I2-PRS40 C 8'-14' Hunter MP1000-90/180 on PRO-I2-PRS40 g 8'-14' Hunter MP1000-210/270 on PRO-I2-PRS40 Netafim Irrigation Dripline - Techline CV Dripline TLCV9-12 Netafim Air Relief Valve N Netafim TLSOV - Manual Flush Valve Netafim Drip Connector O- Water Meter Per Civil 0 Wilkins 975XL -1.5' Backflow Preventer H Nibco T-111 Gate Valve - Line Size 21/2" and smaller. CGrainger 3/4" Brass Hose Bib T-Handle RainBird EFB-CP-PRS-D . RainBird XCZ-PRB-100-COM RO RainBird RSD-BEx - Rain Sensor ❑A RainBird ESP-LXME him Existing Mainline Mainline Lateral Line ___________- PVC Sleeves IRRIGATION VALVE CALLOUT: Station No, X-X X -----GPM X X - Plant Type Valve Size LATERAL LINE SIZING CHART 3/4" ii 1„ NOTE; IZE 1 1 /4" BEB�E�o IDENTICAL TICK -+i+- 1 112" MARKS SHALL BE SIZED THE SAME. 1 MINIMUM PIPE SIZE IS T 21 T 21/2" a/a•. -E 3" DESCRIPTION PSI FLOW RATE IN GPM DETAIL F H Q A, 6" Pop -Up Turf Spray Head 30 - .20 .10 - K/L2,11 6" Xed-Pop Micro -Spray Head 30 - - .52 - K/L2.11 Flood Bubbler on 2" pop-up Spray Head 30 .50 - - - K/12.11 Stream Bubbler on 6" pop-up Spray Head 30 1.50 - - - KU,11 Stream Bubbler on 6" pop-up Spray Head 30 ,5 - - - K/L2.11 12" Pop -Up Shrub Rotary Nozzle 40 - .42 - - K/L2.11 12" Pop -Up Shrub Rotary Nozzle 40 - - .23 - K/L2.11 12" Pop -Up Shrub Rotary Nozzle 40 .75 - - - I`W.11 12" Pop -Up Shrub Rotary Nozzle 40 - .37 .19 - I`W.11 12" Pop -Up Shrub Rotary Nozzle 40 - - - 57 K/1-2,11 Space lateral rows at 12", 30 0.9 GPH Flow Rate Dripper spacing at 12". Install on top of soil per manufacturer's specifications. Application rate: 0.43 in/hr, Time to apply 1/4": 36 minutes. I,J/1-2,11 Install per manufacturers specifications. H/1-2.11 Install per manufacturers specifications. H/1-2.11 See civil engineers plans for additional information. Verify location in field prior to installation. Install within Strong Box A/1-2 11 SBBC-45SS Stainless Steel Enclosure per detail. For mainline sizes 3" and larger, use Nibco F-619-SON, epoxy coated. E/1211 Assemble with stainless steel hardware. Install in a 10" round valve box. Install brass hose bib with a galvanized riser staked to the ground. All connections to be galvanized. _ Remote control valve, Install in rectangle valve box per detail. F/1-2,11 Remote control valve kit with pressure regulating basket filter. L/1-2 11 Install in rectangle valve box per detail. Rain Sensor, Verify location in field, - Irrigation controller assembly with flow sensing and ET capability located 6/1-2 11 per irrigation plans, See irrigation construction notes for more information. Protect in place. - Irrigation Mainline - PVC SCH, 40 IPS white pipe, PVC SCH. 40 IPS for mainline sizes 1" to 2" D/1-2.11 PVC Class 315 IPS for mainline sizes 21/2" to 3" Sleeve mainline per notes and details, Lateral Pipe - PVC SCH. 40 IPS white pipe. Minimum pipe size shall be 3/4" - size laterals per plan. D/1-2 11 PVC SCH. 40 IPS for sizes 3/4" to 21/2" PVC Class 315 IPS for sizes 3" and larger PVC SCH. 40 IPS white pipe - sleeves shall be installed for any mainline, lateral, or wires crossing under hardscape per irrigation construction notes. C/1-2.11 Size to be two times the pipe diameter or wire bundle. PLANT MATERIAL DOMESTIC WATER POINT OF ABBREVIATIONS: CONNECTION EQUIPMENT SIZES: Plant Type: TF Turf ST Synthetic Turf SB Shrub / Ground cover TR Trees V Vines PT P P.O.C.# WM BF MV FS XX XX XX XX CONTROLLER X DOMESTIC WATER METER LOCATION SEE IRRIGATION CONSTRUCTION NOTE # 1 ON SHEET L2.XX ots DP Drip POO - WATER METER WM - WATER METER BF = BACK FLOW MV - MASTER VALVE FS = FLOW SENSOR Hydrozone Matrix 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 Zone Sq-Ft of Total Area Plant Type Planting Form Primary Hydrozone Basis Hydrozone Description Hydrozone Exposure Irrigation Method Irrigation Device/Mfgr/Model/Number Device Flow Rate (GPH) # of Heads or Emitters Calculated Precip Rate (in/hr) Mfgr's Listed Precip Rate Zone GPM Zone Pressure Controller Station Al 41.0010.5% M 60 PL Trees 313 Rainbird 1402 30 4 3.83 N/A 2 30 PSI 1 A2 105.07 1.3% L 5G PL Bio-Filter 4 LD Netafim Techline CV Dripline 0.9 106 0.43 0.43 2 30 PSI 2 A3 252.45 3.1% M 24 PL Shrubs 4 LD NetafimTechline CV Dripline 0.9 253 0.43 0.43 7 30 PSI 3 A4 196.05 2.4% M F, 1G-15G PL Shrubs 2 LD Netafim Techline CV Dripline 0.9 197 0.43 0.43 3 30 PSI 4 A5 2196.56 27.2% T SO PL Sod 2 S Hunter MP1000 0.9 45 0.43 0.43 17 40 PSI 5 A6 1263.25 15.7% L 5G-15G PL Shrubs 1 LD Netafim Techline CV Dripline 0.9 1264 0.43 0.43 19 30 PSI 6 A7 150.01 1.9% M 24 PL Shrubs 2 LD Netafim Techline CV Dripline 0.9 151 0.43 0.43 2 30 PSI 7 A8 16.00 0.2% M 15G PL Vines 4 B Rainbird 1402 30 4 3.83 N/A 2 30 PSI 8 A9 396.37 5.9% LM F, 1G-15G PL Shrubs 4 LD Netafim Techline CV Dripline 0.9 397 0.43 0.43 6 30 PSI 9 A10 61.00 0.8% M 36 PL Trees 4 LD Rainbird 1402 30 8 3.83 N/A 4 3 10 A11 474.50 5.9% M F, 1G-15G PL Shrubs 4 LD NetafimTechline CV Dripline 0.9 475 0.43 0.43 5 30 PSI 11 Al2 36.00 0.49,6' LM 36,60 PL Trees 4 B Rainbird 1402 30 10 3.83 N/A 7 30 PSI 12 A13 130.18 1.6% LM F, 1G-15G PL Shrubs 3 LD NetafimTechline CV Dripline 0.5 131 0.43 0.43 10 30 PSI 13 A14 90.37 1.1% L 5G PL Bio-Filter 3 LD Netafim Techline CV Dripline 0.5 91 0.43 0.43 1 30 PSI 14 A15 32.00 0.49,o' M 5G PL Vines 313 Rainbird 1402 30 8 3.83 N/A 4 30 PSI 15 A16 36.00 0.4% M 36 PL Trees 3 B Rainbird 1402 30 8 3.83 N/A 4 30 PSI 16 A17 369.69 4.6% M F, 1G-15G PL Shrubs 3 LD Netafim Techline CV Dripline 0.6 370 0.43 0.43 6 30 PSI 17 A18 674.99 8.4% M F, 1G-15G PL Shrubs 2 LD NetafimTechline CV Dripline 30 675 0.43 0.43 9 30 PSI 18 A19 18.00 0.2% M 36, 60 PL Trees 213 Rainbird 1402 30 6 3.83 N/A 3 30 PSI 19 A20 84.50 1.01yo M F PL Veg. Garden 2 MS Rainbird 1806 Microspray 30 24 N/A N/A 12 30 PSI 20 A21 243.00 3.0% M 96, 108 PL Trees 113 Rainbird 1402 30 12 3.83 N/A 6 30 PSI 21 A22 264.00 3.3% M 72, 96, 120 PL Trees 1 B Rainbird 1402 30 12 3.83 N/A 6 30 PSI 22 A23 140.39 1.7% M 24 PL Shrubs 2 LD NetafimTechline CV Dripline 0.9 141 0.43 0.43 2 30 PSI 23 A24 798.37 9.9% L 5G-15G PL IShrubs 1 LD lNetafirn Techline CV Dripline 0.9 799 0.43 0.43 12 30 PSI 24 Total 8069.75 California Coastal Commission South Coast District Office APPROVED Permit 110.L By: ---- EFFE((��C:""TI VE Harbor Island Residence 24 Harbor Island Newport Beach, CA 92660 Client N o LO Z1 •_ C14 V C o`er• o N LO O O� a IL U- LL. C 00 S 0) 8 LO - • L-0 0I y LO -o C: � a Cf) C Ir a - - o 00 o• `o Lii rt 011 L � EDE c � -a C V X V C4 a chi) .r.. L V c U LUC W 00 Y 00 0. wig �1 n nature 100117 ; Consultant Revisions By Date AIC Submittal BF 11.20.15 Z AIC Corrections BF 12.21.15 Coastal Commission BF 01.13.16 2 Coastal Commission BF 05,09.16 City Submittal BF 06.14.16 Job Number: E15-012 Design Staff : P.F. Project Manager: B.F. Principal: N.E. Master Irrigation Legend and Notes L2ml 0 Jun 20, 2016-1:15PM J:\E15-000\E15-012 Quinn Residence\CAD\Sheets\City Submitta1\1512 L2.10 Master Irrigation Legend and Notes.dwg These drawings are instruments of service. EPTDESIGN shall retain all copyrights, statutory and common law right with regard to these drawings and the designs contained therein in all formats, including printed and digitized. These drawings are not to be altered in any way, nor assigned to a third parry without first obtaining written permission and consent from EPTDESIGN. 0 O U C ca ,all Drip Valve Scale: NTS F �uuuuu MF inn L LI rw Dripline Island Layout Scale: NTS j/ I l Dripline Layout - Irregular Areas Scale: NTS 1. FINISH GRADE/TOP OF MULCH 2. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING COVER - LID SHALL BE HEAT BRANDED WITH LETTERS "RCV AND STATION NUMBER - REFER TO IRRIGATION SPECIFICATIONS 3. 30" LINEAR LENGTH OF COILED WIRE 4. WATERPROOF CONNECTION - RAINBIRD DB SERIES 5. 1" BALL VALVE 6. ID TAB 7. REMOTE CONTROL VALVE 8. PRESSURE REGULATION QUICK CHECK BASKET FILTER 9. PVC SCH 40 FEMALE ADAPTOR 10. LATERAL PIPE 11. PVC SCH 80 NIPPLE 12. PVC SCH 40 ELL 13. PVC SCH 80 NIPPLE AND PVC SCH 40 ELL 14. PVC SCH 40 TEE OR ELL 15. MAINLINE PIPE 16. 3" MINIMUM DEPTH OF t WASHED GRAVEL 17. PVC SCH 80 NIPPLE NOTES: A. REFER TO MASTER IRRIGATION LEGEND FOR MODEL AND MANUFACTURERS 1. REMOTE CONTROL VALVE WITH DISC FILTER AND PRESSURE REGULATING VALVE 2. DRIP TUBING START CONNECTION MALE ADAPTER 3. PVC OR POLY SUPPLY HEADER 4. DRIP TUBING, SEE LEGEND FOR EMITTER AND LATERAL LINE SPACING 5. ISLAND PERIMETER 6. DRIP TUBING TEE 7. DRIP TUBING ELL 8. MANUAL FLUSH VALVE PLUMBED TO DRIP TUBING 1, MANUAL FLUSH VALVE PLUMBED TO PVC OR POLY 2. AREA PERIMETER 3. DRIP TUBING. SEE LEGEND FOR EMITTER AND LATERAL LINE SPACING 4. DRIP TUBING START CONNECTION MALE ADAPTER 5. PVC OR POLY EXHAUST HEADER 6. DRIP TUBING TEE 7. REMOTE CONTROL VALVE WITH DISC FILTER AND PRESSURE REGULATING VALVE 8. PVC OR POLY SUPPLY HEADER 1. SPRAY BODY 2. PAVING EDGE, HEADER OR WALL 3. SWING JOINT 12" MIN. FOR 6" POPUPS 4. PVC LATERAL LINE 5. PVC ELBOW or TEE 6. BUBBLER OR SPRAY HEAD PER PLAN NOTES: A A. A ALL BE WRAPPED WITH :R IRRIGATION LEGEND FOR IUFACTURERS I 4 d G Bubbler/Spray Popup K Scale: 1 1 /2"=1'-0" CH 1. FINISH GRADE -1" IN TURF - 2" IN GROUND COVER 2. ROUND, PLASTIC VALVE BOX WITH LOCKING COVER SHALL BE BRANDED "GV" - REFER TO IRRIGATION LEGEND 3. 6" o PVC PIPE EXTENSION - LENGTH AS REQUIRED 4. GATE VALVE - REFER TO IRRIGATION LEGEND FOR SPECS. 5. PVC MAINLINE - REFER TO IRRIGATION LEGEND 6. PVC MALE ADAPTER - TWO (2) REQUIRED 7. PEA GRAVEL - TWO (2) CUBIC FEET AT BASE OF VALVE 8. WATER TAG NOTE: ALL THREADS SHALL BE WRAPPED WITH TEFLON TAPE Gate Valve NOTES: 1. REDUCED PRESSURE TYPE BACKFLOW PER A. INSTALL BACKFLOW PREVENTER AS LEGEND REQUIRED BY LOCAL CODES AND 2, BRASS RISER HEALTH DEPARTMENT. VERIFY LOCAL 3. BALL VALVE, INLET SIDE REQUIREMENTS PRIOR TO INSTALLATION, 4. 12" X 18" CONCRETE BASE 5. FROM POINT OF CONNECTION - ADAPT AS REQUIRED 6. TO IRRIGATION SYSTEM - ADAPT AS REQUIRED 7. CONCRETE THRUST BLOCK 8. BRASS 90 DEG ELL, TYP, 1 2 4 �rrit� 5 3'-5' Reduced Pressure Backflow Preventer Scale: 1 "=1'-O" ^ j NTS Remote Control Valve Box Scale: 1 1 /2"-1'-0" rlY�il Hose Bib 1. 30" LENGTH OF COILED WIRE 2. WATER PROOF CONNECTOR - REFER TO IRRIGATION SPECIFICATIONS 3. ID TAG - REFER TO IRRIGATION SPECIFICATIONS 4. RECTANGULAR, PLASTIC VALVE BOX WITH LOCKING COVER - LID SHALL BE HEAT BRANDED WITH LETTERS "RCV" & STATION NUMBER - REFER TO IRRIGATION SPECIFICATIONS 5. FINISH GRADE: -Y' FROM TOP OF BOX LID IN TURF -1 Y2 FROM TOP OF BOX LID IN SHRUB/GC 6. REMOTE CONTROL VALVE - REFER TO IRRIGATION LEGEND 7. SCH. 80 PVC NIPPLE (CLOSE) 8. SCH. 40 PVC ELL 9. SCH. 80 PVC NIPPLE (LENGTH AS REQUIRED) 10. BRICK (1 OF 4) 11. SCH. 80 PVC NIPPLE (2" LENGTH, HIDDEN) AND SCH. 40 PVC ELL 12. PVC MAINLINE PIPE 13. SCH. 40 PVC TEE OR ELL 14. SCH. 40 PVC MALE ADAPTER 15. PVC LATERAL PIPE 16. (3) CUBIC FEET, MIN. OF 3/' MINUS, WASHED GRAVEL NOTE: ALL THREADS SHALL BE WRAPPED WITH TEFLON TAPE 1, BRASS HOSE BIB. 2. FINISH GRADE. 3. GALVANIZED STEEL ELL 4. 6' LONG SCH. 80 THREADED PIPE 5. (2) STAINLESS STEEL SERVICE CLAMPS. 6. 1/2"X36" GALVANIZED STEEL ROD. PVC ELL OR TEE MAINLINE. GALVANIZED RISER, Harbor Island Residence 24 Harbor Island ' Newport Beach, CA 92660 Client 1. IRRIGATION CONTROLLER, PER PLAN. MOUNT TO WALL PER MANUFACTURER SPECIFICATIONS 2. SCH. 80 PVC CONDUIT, SIZE AS REQ., TO 120V POWER SUPPLY 3. SCH. 80 PVC CONDUIT, SIZE AS REQ„ FOR IRRIGATION 91111111111111 CONTROL WIRES. PROVIDE PVC SWEEP ELL BELOW GRADE. C 4. FACE OF WALL C 5. FINISH SURFACE NOTES: Q. A. INSTALL ALL WIRING PER LOCAL CODE. CD B. ALL CONDUIT ABOVE GRADE TO BE SCH, 80 PVC OR RIGID GALVANIZED STEEL. C C. COORDINATE FINAL LOCATION OF CONTROLLER WITH LANDSCAPE ARCHITECT PRIOR TO INSTALLATION Wall Mounted Controller NTS LINE TYPE LOCATION DEPTH PRESSURIZED MAINLINE IN LANDSCAPE 24" UNDER VEH. PAVING 36' LATERAL LINES IN LANDSCAPE 18' UNDER VEH. PAVING 30' O Irrigation Sleeving -- NTS - v % Scale: 1'=1'-0" 1. FINISH GRADE 1 2. ROUND, PLASTIC VALVE BOX 1" WITH LOCKING COVER SHALL 1 BE BRANDED'FV" - REFER TO 1 IRRIGATION LEGEND 3 LINE NG VALVE T SOV BY NIETARM 4. BRICK SUPPORTS (3) 5. V GRAVEL SUMP (1 CUBIC FT) 2 - = 6. 17mm PVC LATERAL _ (OR EXHAUST HEADER) 3 -_ - =1 1 - I - = Manual Line Flushing Valve n T u Trenching Detail H 4) Wo 4 C LOU L O3 z � � L 4 } 5 V 4) s i O V H Wo C a 1. VEHICULAR or PEDESTRIAN PAVING - REFER TO CONSTRUCTION LAYOUT PLANS FOR SPECIFIC CONDITION 2, LATERAL LINE SLEEVING SHALL BE SCH. 40 PVC - SLEEVE DIA. SHALL BE 2 x LATERAL DIA. 3. LATERAL LINE - REFER TO SPECIFICATIONS 4. BACKFILL - 90% RELATIVE COMPACTION N LO Lo NO N 11 %o 01 U_ I_ 00 S g N 11� LO N N LO ,o to: � a O 00 QC>,Q N C� 01 d a � a 0 N � N V W 00 CV COO MINIMUM - REFER TO GEOTECHNICAL REPORT 5. CONTROL WIRE BUNDLE SLEEVING SHALL BEF SON SCH. 40 PVC PIPE do 6. MAINLINE SLEEVING SHALL BE SCH, 40 PVC o� PIPE - SLEEVE DIA. SHALL BE 2 x MAINLINE ��. 1.0 DIA. mgnawre 7. MAINLINE -REFER TO SPECIFICATIONS 0/31/17 1� Date 8. SAND BACKFILL - 6" BASE & 6' OF COVER, d X 01 1 1s �Q -D MIN. 2 � CALF D A. NOTES. ALL IRRIGATION WIRES, LATERALS AND 4 D MAINLINE UNDER HARDSCAPE SHALL BE PLACED IN SLEEVES ConsultantB. IRRIGATION CONTRACTOR SHALL COORDINATE ALL SLEEVING LOCATIONS & SIZES WITH HARDSCAPE CONTRACTOR PRIOR TO BEGINNING CONSTRUCTION C. ALL SLEEVES SHALL EXTEND A MINIMUM OF 12' BEYOND THE EDGE OF THE HARDSCAPE -, SURFACE a a 1. REFER TO IRRIGATION SPECS FOR BACKFILL AND COMPACTION REQUIREMENTS 2. FINISH GRADE 3. NON -PRESSURIZED LATERAL LINE PIPING 4. COMMUNICATION CABLE CONDUIT (WHERE REQUIRED). 5. FLOW SENSOR CABLE AND CONDUIT 6. APPROVED TOP SOIL OR SAND BACKFILL - PROVIDE 3' UNDER PIPE AND 6" ABOVE PIPE 7. CONTROL WIRES BUNDLED AND TAPED AT 1 U-0" INTERVALS - INSTALL ADJACENT TO MAINLINE 8. PRESSURIZED MAINLINE PIPING NOTES: A. MININUM BACKFILL DEPTHS FROM FINISH GRADE TO TOP OF MAINLINE SHALL BE AS FOLLOWS: - 24' IN PLANTING AREAS - 36" UNDER PAVED AREAS B. ALL PLASTIC PIPING SHALL BE SNAKED IN TRENCHES C. TIE A LOOSE 20" LOOP IN WIRING AT ANY CHANGE IN DIRECTION GREATER THAN 300 - UNTIE ANY LOOPS AFTER ALL CONNECTIONS HAVE BEEN MADE California Coastal Commission South Coast District Office APPROVED 5--lb PermitNo.------->-----e--_ ---o By ---- EFFECTIVE �����- r)ate: ----------- ---- Revisions By Date AIC Submittal BF 11.20.15 0 AIC Corrections BF 12.21.15 Coastal Commission BF 01,13.16 ZL Coastal Commission BF 05,09.16 City Submittal BF 06.14.16 Job Number: E15-012 Design Staff : P.F. Project Manager: B.F. Principal: N.E. Irrigation Details L2.11 These drawings are Instruments of service. EPTDESIGN shall retain all copyrights, statutory and common law right with regard to these drawings and the designs contained therein in all formats, including printed and dlgit¢ed. These drawings are not to be altered in arty way, nor assigned to a third parry without first obtaining written permission and consent from EMDESIGN. Jun 20, 2016-1:18PM J:\E15-000\E15-012 Quinn Residence\CAD\Sheets\City Submittal\1512 L2.11 Irrigation Details,dwg Scale: NTS Scale: 1 /2" =1'-O" L s F_ O a. W z PLANTING NOTES 1. IN ALL SHRUB AND GROUNDCOVER AREAS APPLY 2" LAYER OF FOREST FLOOR BARK MULCH PER AGUINAGA FERTILIZER COMPANY, INC. CONTRACTOR SHALL SUBMIT SAMPLE TO LANDSCAPE ARCHITECT FOR APPROVAL. PHONE: (949) 786-9558 FAX: (949) 786-9574 2. ALL CLEARANCE DATA PER LOCAL JURISDICTION'S TREE PLANTING STANDARDS AND GUIDELINES, 3. INSTALL'DEEP ROOT (OR APPROVED EQUAL) TREE ROOT BARRIERS ON ALL TREES WITHIN 6-0" OF SIDEWALKS OR HARD SURFACES, CHECK MANUFACTURERS CALCULATOR CHART FOR NUMBER OF PANELS FOR EACH SIZE TREE, AVAILABLE FROM: DEEP ROOT PARTNERS, LP, 345 LORTON AVENUE, SUITE 305 BURLINGAME, CA, 94010 (800)LV-ROOTS, (415) 344-1464. 4, PROVIDE PHOTOGRAPHS OF PLANT MATERIAL FOR LANDCSAPE ARCHITECT FOR INITIAL APPROVAL. 5. PROVIDE SAMPLES OF DECOMPOSED GRANITE AND GRAVEL INSTALLED PER DETAILS FOR APPROVAL BY LANDSCAPE ARCHITECT. 6, LANDSCAPE ARCHITECT SHALL APPROVE FINAL PLACEMENT OF TREES AND SHRUBS PRIOR TO PLANTING, 7. ALL AREAS SHALL BE GRADED TO SLOPE TO CATCH BASINS OR FLOW LINES AS INDICATED ON THE PLANS OR AS DIRECTED BY THE LANDSCAPE ARCHITECT. SOIL SHALL BE 1 112" BELOW ADJACENT HEADERS AND PAVING IN GROUNDCOVER AREAS AND 1/2" IN LAWN AND DYMONDIA AREAS. 8. SOIL PREP AND BACKFILL PER AGRONOMISTS REPORT, CONTRACTOR RESPONSIBLE TO TAKE SOIL SAMPLE FROM SITE AND SUBMIT TO QUALIFIED SOIL TEST LABORATORY. SUBMIT RESULTS TO LANDSCAPE ARCHITECT. 9. GUARANTEE: ALL PLANT MATERIAL SHALL BE GUARANTEED FOR REPLACEMENT AFTER FINAL INSPECTION AS FOLLOWS: 5 GAL. AND SMALLER-90 DAYS 15 GAL. AND LARGER -ONE YEAR 10. UPON COMPLETION OF ALL PLANTING OPERATIONS,THE PORTION OF THE PROJECT USED FOR THE APPARATUS OF THIS WORK SHALL BE CLEANED OF ALL DEBRIS, SUPERFLUOUS MATERIAL AND EQUIPMENT. ALL SUCH MATERIALS AND EQUIPMENT SHALL BE ENTIRELY REMOVED FROM THE PROJECT SITE, PAVING SHALL BE WASHED CLEAN AT THE COMPLETION OF WORK. 11, PLANT QUANTITIES IN LEGEND ARE FOR REFERENCE ONLY, CONTRACTOR TO PROVIDE AND INSTALL ALL PLANT MATERIAL SHOWN ON PLANS, SHRUB PALETTE AT COURTYARDS 0 0 ^ v v O O v 4 v ....... v Aeonium urbicum Saucer Aeonium Med 5 gal @ 18" o,c. C,D/L3.02 Aspidistra elatior Cast Iron Plant Med 5 gal @ 12" o.c, C,D/L3.02 Buxus japonica Med 15 gal C,D/L3.02 Japanese Boxwood Dianella tasmanica Med 5 gal @ 18" o.c, C,D/L3.02 Tasman Flax Lily Pittosporum'Creme de Menthe' Med 15 gal @ 30" o.c, C,D/L3.02 Dwarf Mock Orange Pittosporum 'tenuifolium'Golf Balls' Med 15 gal @ 24" o.c, C,D/L3,02 Golf Ball Kohuhu Stachys byzantina Med 1 gal @ 18" o.c. C,D/L3.02 Lamb's Ear Verbena bonariensis Med 1 gal C,D/L3.02 Tall Verbena Woodwardia fimbriata Med 5 gal C,D/L3.02 Giant Chain Fern GROUNDCOVER Armeria maritima Med Dirt Flats C,D/L3.02 Sea Thrift Campanula poscharskyana Med Dirt Flats C,D/L3.02 Serbian Bellflower Trachelospermum asiaticum Med 4 gal @ 24" o.c, C,D/L3.02 Asian Jasmine Vinca minor Common Periwinkle Med Dirt Flats C,D/L3.02 VINES Trachelospermum jasminiodes Med 15 gal staked G,C,D/L3.02 Star Jasmine SHRUB PALETTE AT BIO-FILTRATION PLANTERS �\ \ Juncus patens California Gray Rush Low 5 gal @ 12" o,c. C,D/L3.02 Ruscus hypoglossum Low 5 gal @ 18" o,c, C,D/L3.02 Spineless Butcher's Broom GROUNDCOVER (MISC.) Decorative Gravel NA 905 SF E/L3,02 PLANTING LEGEND: Trees SYMBOL NAME WATER SIZE QTY DETAIL REQUIREMENT • Citrus Trees - Species T,B.S. Med 60" Box - STD, Trunk 4'C.T. HT. 2 A,B/L3.02 • Citrus x meyeri Meyer Lemon Tree Med 36" Box - STD. Trunk 2-6" C.T. HT. 1 A,B/L3.02 96" Box - STD. Trunk 30' O.A. HT. X 18' Spread 1 0 Ficus rubiginosa Med 6-6" C.T. HT. 11" Caliper A,B/L3.02 108" Box - STD. Trunk Rusty -Leaf Fig Tree 42' O.A. HT. x 19' Spread 2 8' C.T. HT, 18" Caliper Leptospermum laevigatum Coastal Tea Tree Low 60" Box Multi -Branch 1 A,B/L3.02 72" Box - STD. Trunk 17' O.A. HT. x 14' Spread 1 0 Metrosideros excelsa New Zealand Christmas Tree Med 5'-6" C.T. HT, 9" Caliper A,B/L3.02 96" Box - STD, Trunk 20' O.A. HT. x 16' Spread 1 5'-6" C.T. HT. 15" Caliper 120" Box - Multi -Trunk 21' O.A. HT, x 18' Spread 1 10" Caliper Olea europaea'Swan Hill' Swan Hill Olive Low 60" Box - Multi -Trunk 18' O.A. HT, x 10' Spread 2 A,B/L3.02 (MIN,) Platanus x acerifolia'Bloodgood' London Plane Tree'Bloodgood' Med 36" Box - STD, Trunk 4' C.T. HT. 12 A,B/L3.02 ---------- Linear Root Barrier by Deep Root PLANTING LEGEND SYMBOL NAME WATER REQUIREMENT SIZE QTY DETAIL SHRUB PALETTE AT FRONT YARD r % Carissa macrocarpa Low 5 gal @ 18" oc. C,D/L3.02 Natal Plum Lavandula stoechas'Alba' Low 5 gal @ 18" oc. C,D/L3.02 White Spanish Lavender Olea europaea'Little 011ie' Low 5 gal @ 18" oc. C,D/L3.02 Little 011ie Dwarf Olive Rosmarinus officinalis'Boule' Low 5 gal @ 18" o.c. C,D/L3.02 Boule Rosemary Westringia fruticosa'Smokey Low 15 gal C,D/L3.02 Coast Rosemary Teucrium lucidrys Low 5 gal @ 24" o.c, C,D/L3.02 Germander GROUNDCOVER Rosmarinus officinalis'Prostratus' Low 5 gal @ 18" o.c. C,D/L3.02 Prostrate Rosemary VINES Hardenbersia violacea'White Icicle' Low 15 gal G,C,D/L3.02 White Icicle Hardenbergia SHRUB PALETTE "A" AT REAR YARD 1 Buxus japonica Med 5 gal @ 18" o.c. C,D/L3.02 Japanese Boxwood Buxus japonica (sculpted topiary) Med 15 gal C,D/L3.02 Japanese Boxwood Myrtus communis Med 5 gal @ 18" o.c, C,D/L3.02 True Myrtle Pittosporum crassifolium'compactum Med 15 gal @ 30" o.c. C,D/L3.02 Karo Pittosporum tobira Med 15 gal @ 24" o.c. C,D/L3.02 Dwarf Mock Orange Pelargonium tomentosum Med 5 gal @ 36" o.c, C,D/L3.02 Peppermint -Scented Geranium Phorimum cookianum Med 15 gal @ 24" o,c. C,D/L3.02 Mountain Flax Trachelospermum jasminoides Med 5 gal @ bush form C,D/L3.02 Star Jasmine Verbena bonariensis Med 1 gal @ C,D/L3.02 Tall Verbena GROUNDCOVER Armeria maritima Med Dirt Flats C,D/L3.02 Sea Thrift Campanula poscharskyana Med - C,D/L3.02 Serbian Bellflower Calandrinia grandiflora Med - C,D/L3.02 Rock Purslane Erigeron karvinskianus Med 5 gal @ 24" o.c. C,D/L3.02 Santa Barbara Daisy Stachys byzantina Med 5 gal @ 24" o.c, C,D/L3.02 Lamb's Ear Trachelospermum asiaticum Med 5 gal @ 24" o.c. C,D/L3.02 Asian Jasmine j Paspalum Vaginatum Sod 2085 SF VINES Rosa floribunda 'Climbing Iceberg' Med 15 gal G,C,D/L3.02 Climbing Iceberg Rose • Trachelospermum jasminiodes Med 15 gal staked G,C,D/L3.02 Star Jasmine SHRUB PALETTE "B" AT REAR YARD 3 Carissa macrocarpa Low 5 gal @ 18" o.c. C,D/L3.02 Natal Plum Ceanothus griseus'Yankee Point Low 5 gal @ 36" o.c. C,D/L3.02 Yankee Point Ceanothus Olea europea'Little 011ie' Low 15 gal @ 30" o.c. C,D/L3.02 Little 011ie Dwarf Olive Rosmarinus officinalis'Boule' Low 15 gal @ 24" o.c. C,D/L3.02 Rosemary Westringia fruticosa'Morning Light' Low 5 gal @ 24" o.c. C,D/L3.02 Coast Rosemary GROUNDCOVER Rosmarinus officinalis'Prostratus' Low 5 gal @ 18" o,c. C,D/L3.02 Prostrate Rosemary SHRUB PALETTE FOR CLIPPED PRIVACY HEDGES - Ficus nitida Indian Laurel Fig Med 24" Box @ 24" o.c. C,D/L3.02 Laurus nobilis Sweet Bay Med 24" Box @ 24" o,c, C,D/L3.02 Pittosporum tenuifolium 'Sliver Sheen Med 24" Box @ 36" o.c. C,D/L3.02 Kohuhu California Coastal Commission South Coast District Office APPROVED Permit No-----„5r l_ EITECIT VE 'gate: =,a------011 'r4AA 0 2 4 8 16 Feet Harbor Island Residence 24 Harbor Island Newport Beach, CA 92660 Client � � o C_ N � •= a o C 01 N %0 O� Q� U_ fL C °° 8 g LR vs .� H O -o SO C: a Cf) C I— I— Q — — .Q L o 00 r- �o �a i C.J V a � � c Slim 0 V a em s V o Cy v N 0 O c V c V H 0 C LV 00 00 01 \Y�5S�� coLn gc `°° igrrature 1as1n7 ration e Q \F OF CAO Consultant Revisions By Date AIC Submittal BF 11.20.15 0 AIC Corrections BF 12.21.15 Coastal Commission BF 01.13.16 0 Coastal Commission BF 05.09.16 City Submittal BF 06.14.16 Job Number: E15-012 Design Staff : P.F. Project Manager: B.F. Principal: N.E. Planting Plan L3.ol These drawings are instruments of service. EPTDESIGN shall retain all copyrights, statutory and common law right with regard to these drawings and the designs contained therein in all formats, including printed and digitized. These drawings are not to be altered in any way, nor assigned to a third parry without first obtaining written permission and consent from EPTDESIGN. O L C 0 C ca Jun 20, 2016-1:30PM J:\E15-000\E15-012 Quinn Residence\CAD\Sheets\City Submittal\1512 L3.01 Planting Plan.dwg L Section 4216/4217 of the government code requires a dig alert identification number be issued before a "permit to excavate' will be valid. 1-800-227-2600 Call (2) working days before you dig. 99 ,1 Splice Plate Elevation View @ A2"=1'-0" 1 2 5 4 3'-0" Plan View Steel Edging Scale: N.T.S. or As Shown 1. 3/8" THICK MILD STEEL HEADER. 2. 3/8" x 15" MILD STEEL STAKE @ 3' O.C. OR AS NEEDED PER CONTRACTOR. TACK WELD TO EDGING. 3. NOT USED. 4, STEEL SPLICE PLATE, SPOT WELD TO BACK OF EDGING. 5. BUTT JOINT (NO WELD). 6. NOT USED. 7. FINISH GRADE: -1 1/2" BELOW F.S. FOR TURF AREA -2" BELOW F.S. FOR SHRUB AREAS -1/2" BELOW AT D.G. & GRAVEL AREA -FLUSH AT HANDSCAPE AREAS NOTE: A. CONTRACTOR SHALL VERIFY LAYOUT IN FIELD WITH LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. E I Shrub Planting Scale: NTS Section 1. CROWN OF SHRUB TO BE PLANTED 1"ABOVE FINISH GRADE 2. EARTH WATERING BASIN, NO LARGER THAN ROOTBALL. RAKE OUT AS DIRECTED 3. FINISH GRADE 4. ROOTBALL 5, PLANTING FERTILIZER PACKS PER PLANTING NOTES 6. BACKFILL MIX PER SOILS REPORT RECOMMENDATIONS 7, UNDISTURBED SOIL, SCARIFY SIDES AND BOTTOM OF PIT 1 i 2 3 4 5 6 �� 21/2 TIMES ROOTBALL DIA, 1. VERTICAL SURFACE PER PLANS. 2, STAINLESS STEEL, ale EYESCREW - 9 LOCATIONS, TYP. 3. Y2" LEAD SHIELD EMBEDDED IN DRILLED HOLE. 4. VINE PLANTING PER PLANTING PLAN. 5. FINISH GRADE. 6. STAINLESS STEEL WIRE. NOTES: A. STRING No. 9 GAUGE WIRE BETWEEN EYE SCREWS, HORIZONTALLY ONLY ATTACH WIRE WITH A MIN. OF 4 TURNS AND PAINT EYE SCREWS & WIRE TO MATCH VERTICAL SURFACE. B. ATTACH VINE/ESPALIER WITH GREEN NURSERY TAPE. Elevation EspalierNine Attachment at Wall Scale: NTS Vine Attachment to Column Scale: NTS NOTES: \AN R PET AREA APPLICATIONS, PROVIDE TI-MICROBIAL DEODORIZING MPONENT TO SYNTHETIC TURF INFILL ERIAL PER MANUFACTURER'S SP (CATIONS. B. REFE MASTER CONSTRUCTION . LEGEND ADDITIONAL INFORMATION. C. REFER TO ENGINEER'S DETAILS FOR DRAINAGE IN TION. 6 44 C \-� J, Artificial Lawn (On Grade) Scale: 3/4"=1'-0" 1. COLUMN. 2. EPDXY VINE TIES. SUBMIT SAMPLE TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATION 3. VINE, PER PLANTING PLAN 4. FINISH GRADE 1. SYNTHETIC TURF & ENVIROFILL INFILL MATERIAL. INSTALL PER MANUFACTURERS SPECIFICATIONS 2. MIRAFI MSCAPE GEOTD(TILE FILTER FABRIC T BE INSTALLED PER THE SPECIFICATIONS 0 E SYNTHETIC TURF MANUFACTURER. SLO 0 SUBSURFACE DRAINAGE DEVICES @ MINIMUM SLOPE. 3. CLASS 2 ROAD BASE TO BE CO CTED PER THE SPECIFICATIONS OF TH THE11C TURF MANUFACTURER. 4. GALVANIZED STEEL SPI TO BE PROVIDED @ AN O.C. SPACING P E SPECIFICATIONS OF THE SYNTHETIC MANUFACTURER. 5. ADJACENT PAV PER PLAN, 6. LANDSCAPE LING PER PLAN/ CONSTRUCTION LEGEND. 7. COMP ED SUB -GRADE PER GEOTECNICAL REP 8. S SURFACE DRAINAGE PER CIVIL ENGINEER'S WINGS, FINISH GRADE PER PLAN. 1„ 31/2' (MIN.) 2 u r 0 0 N qz 1. DECGCRATIVE GRAVEL 2. SUkf>ACE OF COMPACTED SUB -GRADE SHALL SLOPE TOWARD AREA DRAINS (HIDDEN BENEATH GRAVEL). 3. FINISH GRADE PER PLAN 4. ADJACENT PAVING 5. LANDSCAPE EDGING PER PLAN/ CONSTRUCTION LEGEND. 6. COMPACTED SUB -GRADE PER GEOTECHNICAL REPORT. NOTES: A. REFER TO MASTER CONSTRUCTION LEGEND FOR GRAVEL SPEC, & SIZE INFORMATION. B. PROVIDE GRAVEL SAMPLE FOR REVIEW & APPROVAL BY OWNER & LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. Decorative Gravel Paving Scale: 1 1 /2"-1'-0" Harbor Island Residence 24 Harbor Island Newport Beach, CA 92660 Client 1. (2) 2- DIAMETER X 8' LONG, FOR 5 GALLON; 19 LONG FOR 15 GALLON AND 24" BOX, 3' DIAMETER X 19 LONG FOR 36" BOX. PLACE _ STAKES AT RIGHT ANGLE TO PREVAILING em WIND OR AS DIRECTED BY LANDSCAPE _ ARCHITECT = 2. (2) V.I.T. CINCH TIES 3. ROOTBALL CROWN 2" ABOVE FINISH GRADE 4. EARTH WATERING BASIN, NO LARGER THAN ROOTBALL, RAKE OUT AS DIRECTED 5. FINISH GRADE 6. UNDISTURBED SOIL, SCARIFY SIDES AND = BOTTOM OF PIT C 7. BACKFILL MIX 8. PLANTING TABLETS. QUANTITY PER e{/� MANUFACTURER SPECIFICATIONS NOTES: A. PLANT PIT SHOWN IS FOR 15 GALLON SIZE - _ FOR LARGER MATERIAL, PLANT PIT SHALL BE 18" LARGER THAN BOX SIZE ON ALL SIDES AND NO DEEPER THAN BOX DEPTH IV B. FOOT TAMP BACKFILL LIGHTLY IN 6"-10' LIFTS C. MAINTAIN A MIN, V-9 RADIUS CLEAR EARTH AREA AROUND TRUNK IN TURF L V V L a a a C Q 1. xx GUAGE 1 Y2 o X 294" GALVANIZED TUBULAR STEEL POLE 2. PLANTING MATERIAL PER PLAN 3. ATTACH PLANTING MATERIAL TO POLE WITH CYNCH TIES - THREE REQUIRED, MINIMUM 4. ROOTBALL CROWN SHALL BE 2" ABOVE FINISH GRADE 5. EARTH WATERING BASIN SHALL BE NO LARGER THAN ROOTBALL - RAKE OUT AS DIRECTED 6. FINISH GRADE 7, PLANTING TABLETS PER PLANTING SPECIFICATIONS 8. BACKFILL MIX PER PLANTING SPECIFICATIONS 9. UNDISTURBED SOIL - SCARIFY SIDES AND BOTTOM OF PIT 4 NOTES: 5 A. PLANT PIT SHOWN IS FOR 15 GALLON SIZE - 6D FOR LARGER MATERIAL, PLANT PIT SHALL BE V-6" LARGER THAN BOX SIZE ON ALL SIDES AND NO DEEPER THAN BOX DEPTH B. FOOT TAMP BACKFILL LIGHTLY IN 6"-10" LIFTS C. MAINTAIN A MIN. V-0' RADIUS CLEAR EARTH AREA AROUND TRUNK IN TURF D. POLE SHALL BE PAINTED BLACK - SUBMIT SAMPLE/SPECIFICATION SHEET TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATION nl ) I �- 111= _ E. SUBMIT SAMPLE OF CYNCH TIES TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATION 9 Alternate Single Leader Tree Staking CScale: 1 /2"= V-0" CE Tree Planting and Staking Scale: 1 /2"= V-0" PLANT LEGEND \ �C \ 2 EQ. 1. PLANTING EDGE (i.e., EDGE OF CURB/ EDGE OF PAVING/ FACE OF WALL, ETC.) 2. CENTER OF PLANT MATERIAL NOTE: ADJUST PLANT SPACING ACCORDINGLY TO ALWAYS BEGIN AND END SPACING WITH A PLANT AT CORNERS/CHANGES IN DIRECTION OF PLANTING EDGE 1/2 SPACING - SEE PLANT LEGEND /SPACING PER\ /SPACING PEf#, w PLANT LEGEND / PLANT LEGEND \\ 1/2 SPACING - SEE PLANT LEGEND Triangular Plant Spacing Scale: 1 /2"=1'4' � o LO N V Wi 0- o 11- Iq N 01 %o O• U- U- 8 8 N LO o �o o: a O 00 Q� N U q� d v c � � c a � ri N > N •L 0 N' o SON W Z co nature -� 10/31/17 Eviaton to �J 1 1 16 �Q y Date lF CP CA\-�FCR Consultant Revisions By Date AIC Submittal BF 11.20.15 zi AIC Corrections BF 12.21.15 Coastal Commission BF 01.13.16 0 Coastal Commission BF 05.09.16 City Submittal BF 06.14.16 Job Number: E15-012 Design Staff : P.F. Project Manager: B.F. Principal: N.E. Planting Details L3.02 These drawings are instruments of service. EPTDESIGN shall retain all copyrights, statutory and common law right with regard to these drawings and the designs contained therein in all formats, including printed and digitized. These drawings are not to be altered in any way, nor assigned to a third party without first obtaining written permission and consent from EPTDESIGN. 'lip Jun 20, 2016-1:23PM J:\E15-000\E15-012 Quinn Residence\CAD\Sheets\City Submittal\1512 L3.10 Planting Details.dwg