HomeMy WebLinkAbout04_Chhatrisa Residence CDP_PA2022-0261CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 11, 2023
Agenda Item No. 4
SUBJECT: Chhatrisa Residence (PA2022-0261)
▪Coastal Development Permit
SITE LOCATION: 1233 Blue Gum Lane
APPLICANT: JJAB Design LLC, Jason Blackmore
OWNER: Iris S Chhatrisa Family Trust
PLANNER: Oscar Orozco, Assistant Planner
949-644-3219 or oorozco@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached)
•Zoning District: PC22 (Westcliff Grove)
•Coastal Land Use Plan Category: RSD-A (Single Unit Residential Detached) – (0.0
–5.9 DU/AC)
•Coastal Zoning District: PC22 (Westcliff Grove)
PROJECT SUMMARY
A request for a coastal development permit to allow the construction of a 1,000-square-foot,
two-bedroom accessory dwelling unit (ADU) above an existing two (2)-car garage. The
project includes a 229-square-foot addition to the existing 487-square-foot garage and an
interior remodel to the existing 2,551-square-foot dwelling unit. The project also includes
additional appurtenances such as site walls, a trash enclosure, and an exterior staircase.
No landscaping is proposed as part of the project. The project complies with all
development standards and no deviations from the Newport Beach Municipal Code (NBMC)
are requested.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the environment;
and
3)Adopt Draft Zoning Administrator Resolution No. _ approving the Coastal
Development Permit (Attachment No. ZA 1).
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Chhatrisa Residence (PA2022-0261)
Zoning Administrator, May 11, 2023
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DISCUSSION
Land Use and Development Standards
• The subject property is in the PC22 (Westcliff Grove) Coastal Zoning District, which
provides for detached single-unit residential development, including ADUs, and is
consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A
coastal development permit is required, and the property is not eligible for a waiver
for de minimis development because the property is in the Coastal Commission
Appeal Area.
• The property currently consists of one legal lot developed with an existing 3,038-
square-foot single-family residence. The neighborhood is predominantly developed
with two (2)-story, single-family residences. The proposed design, bulk, and scale
of the development are consistent with the existing neighborhood pattern of
development and expected future development consistent with applicable
development standards.
• The ADU provides sleeping, sanitation, and food preparation facilities with
independent exterior access to comprise a separate dwelling unit as defined by
Chapters 20.70 and 21.70 (Definitions) of the Zoning Code and Coastal Land Use
Plan. The construction of a new ADU will result in an increase in the number of on-
site dwelling units. Therefore, there will be no net loss in dwelling units, in accordance
with the requirements of SB330.
• The proposed ADU conforms to all applicable development standards including lot
coverage, setbacks, height, and off-street parking as evidenced by the project plans
and illustrated in Table 1 below.
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Chhatrisa Residence (PA2022-0261)
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Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 20 feet 20 feet 1 inch
Side (primary dwelling unit) 5 feet 12 feet 3 inches
Rear (primary dwelling
unit)
10 feet 58 feet
Side (ADU) 4 feet 12 feet 3 inches
Rear (ADU) 4 feet 58 feet
Parking (min.) 2-car garage 2-car garage
Height (max.) 28-feet 26-foot sloped roof
Lot Coverage (max.) 60 percent 45 percent
ADU Floor Area (max.) 1,000 square feet 1,000 square feet
Hazards
•The property is not located in an area known for the potential of seismic activity. All
projects are required to comply with the California Building Code (CBC) and Building
Division standards and policies. Construction plans are reviewed for compliance with
approved investigations and CBC before building permit issuance.
•The finished floor elevation of the proposed ADU is 84.54 feet (NAVD 88), which
complies with the minimum 9.00-foot (NAVD 88) elevation standard.
Water Quality
•The property is located approximately 1,200 feet of coastal waters. Under Section
21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code, a
Construction Pollution Prevention Plan (CPPP) is required to implement temporary
Best Management Practices (BMPs) during construction to minimize erosion and
sedimentation and to minimize pollution of runoff and coastal waters derived from
construction chemicals and materials. A CPPP has been provided and construction
plans and activities will be required to adhere to the CPPP.
Public Access and Views
•The project site is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a
reasonable relationship between the requirement and the project’s impact and be
proportional to the impact. In this case, the project will construct a new ADU on a site
currently developed with an existing single unit dwelling resulting in a net increase of
one dwelling unit. Therefore, the project does not involve a change in land use or
intensity that will result in increased demand for public access and recreation
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Chhatrisa Residence (PA2022-0261)
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opportunities. Furthermore, the project is designed and sited (appropriate height,
setbacks, etc.) so as not to block or impede existing public access opportunities.
•Vertical and lateral access to Upper Newport Bay is available adjacent to the site
along the Castaways Park trail system which is accessible from Dover Drive. Access
to Castaways Park trail is located approximately 50 feet west of the property. The
proposals of this project are within private property and do not include any features
that would obstruct access to these routes.
•The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal
viewpoint is along the Castaways Park trail system and is not visible from the site.
The proposed accessory dwelling unit complies with all applicable Local Coastal
Program (LCP) development standards and maintains a building envelope consistent
with the existing neighborhood pattern of development. Additionally, the project does
not contain any unique features that could degrade the visual quality of the coastal
zone.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3
because it has no potential to have a significant effect on the environment.
Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
construction of a 1,000-square-foot, two (2)-bedroom accessory dwelling unit (ADU) above
an existing two (2)-car garage. The project also includes a 229-square-foot addition to the
existing 487-square-foot garage and an interior remodel to the existing 2,551-square-foot
dwelling unit.
There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would
invalidate the use of this exemption. The project location does not impact an environmental
resource of hazardous or critical concern, does not result in cumulative impacts, does not have
a significant effect on the environment due to unusual circumstances, does not damage scenic
resources within a state scenic highway, is not a hazardous waste site, and is not identified as
a historical resource.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
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Chhatrisa Residence (PA2022-0261)
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subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the city website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director by the provisions of Title 21 (Local Coastal Program [LCP]
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal
to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of
Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For
additional information on filing an appeal, contact the Planning Division at 949-644-3200.
Prepared by:
CC/oo
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
6
01-10-2023
RESOLUTION NO. ZA2023-####
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
COASTAL DEVELOPMENT PERMIT TO CONSTRUCT A 1,000
SQUARE-FOOT, TWO (2)-BEDROOM ACCESSORY DWELLING
UNIT, 229-SQUARE-FOOT ADDITION AND AN INTERIOR
REMODEL LOCATED AT 1233 BLUE GUM LANE (PA2022-0261).
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Jason Blackmore of JJAB Design LLC, on behalf of Pravin
Chhatrisa, concerning the property located at 1233 Blue Gum Lane, requesting approval
of a coastal development permit. The property is legally described as Lot 1 of Tract 9620
(“Property”).
2.The applicant requests a coastal development permit to allow the construction of a 1,000-
square-foot, two (2)-bedroom accessory dwelling unit (ADU) above an existing two (2)-car
garage. The project includes a 229-square-foot addition to the existing 487-square-foot
garage and an interior remodel to the existing 2,551-square-foot dwelling unit. The project
also includes additional appurtenances such as site walls, a trash enclosure, and an
exterior staircase. No landscaping is proposed as part of the project. The project
complies with all development standards and no deviations from the Newport Beach
Municipal Code (NBMC) are requested.
3.The subject property is designated RS-D (Single Unit Residential Detached) by the
General Plan Land Use Element and is located within the PC22 (Westcliff Grove) Zoning
District.
4.The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD-A (Single Unit Residential Detached), and it is located within the PC22
(Westcliff Grove) Coastal Zone District.
5.A public hearing was held on May 11, 2023, online via Zoom. A notice of the time, place,
and purpose of the hearing was given by the Newport Beach Municipal Code (NBMC).
Evidence, both written and oral, was presented to and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1.This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section, Division 6, Chapter 3, Guidelines for Implementation of the California
Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of
Small Structures) because it has no potential to have a significant effect on the
environment.
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Zoning Administrator Resolution No. ZA2023-####
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01-10-2023
2.Class 3 exempts the demolition of up to three (3) single-family residences and additions
of up to 10,000 square feet to existing structures. The proposed project consists of the
construction of a 1,000-square-foot, two (2)-bedroom ADU above an existing two (2)-car
garage. The project also includes a 229-square-foot addition to the existing 487-square-
foot garage and an interior remodel to the existing 2,551-square-foot dwelling unit.
3.The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings, and Decision)
of the Newport Beach Municipal Code, the following findings, and facts in support of such
findings are set forth:
Finding:
A.Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1.The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a.The maximum lot coverage allowed is 60 percent, and the proposed lot coverage
is 45 percent.
b.The maximum floor area of a two-bedroom ADU is 1,000 square feet, and the
proposed accessory dwelling unit is 1,000 square feet.
c.The proposed development provides the minimum required setbacks, which are 20
feet along the front property line abutting Blue Gum Lane, 5-feet along each side
property line, and 10-feet along the rear property line. The proposed project will
construct a 1,000-square-foot, two-bedroom accessory dwelling unit (ADU) above an
existing two-car garage. The project includes a 229 square-foot addition to the
existing 487-square-foot garage and an interior remodel to the existing 2,551-square-
foot dwelling unit. The project also includes additional appurtenances such as site
walls, a trash enclosure, and an exterior staircase.
d.The highest ridge of the proposed ADU is 26 feet, which complies with the
maximum height of 28 feet from the established grade.
e.The project includes garage parking for a total of two (2) vehicles, complying with
the minimum two (2)-car garage parking requirement for single-family residences.
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01-10-2023
The project is exempt from providing the minimum one (1)-car garage parking spot
for ADUs, given the property is located within one half mile walking distance to the
Dover-Castaways transit stop located along Dover Drive.
2.The neighborhood is predominantly developed with two (2)-story, single-family
residences. The proposed design, bulk, and scale of the development are consistent
with the existing neighborhood pattern of development.
3.The ADU provides sleeping, sanitation, and food preparation facilities with independent
exterior access to comprise a separate dwelling unit as defined by Chapters 20.70 and
21.70 (Definitions) of the Zoning Code and Coastal Land Use Plan. The construction of a
new ADU will result in an increase in the number of on-site dwelling units. Therefore, there
will be no net loss in dwelling units, in accordance with the requirements of SB330.
4.The property is in an area known for the potential of seismic activity. All projects are
required to comply with the California Building Code (CBC) and Building Division standards
and policies. Construction plans are reviewed for compliance with approved investigations
and CBC before building permit issuance.
5.The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal
viewpoint is located approximately 1,400 feet southeast of the site at a scenic overlook
located along the Castaways Park trail system and is not visible from the site. The
proposed ADU complies with all applicable Local Coastal Program (LCP) development
standards and maintains a building envelope consistent with the existing neighborhood
pattern of development. Additionally, the project does not contain any unique features that
could degrade the visual quality of the coastal zone.
6.The project will construct one (1) ADU on the property. Therefore, the project will not
affect the City in meeting its regional housing needs and is not considered a reduction
of density under SB330.
7.The finished floor elevation of the proposed ADU is 84.54 feet (NAVD 88), which
complies with the minimum 9.00-foot (NAVD 88) elevation standard.
Finding:
B.Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Facts in Support of Finding:
1.The project site is located in Westcliff Grove between the nearest public road and the
Newport Back Bay waterway. Implementation Plan Section 21.30A.040 requires that the
provision of public access bear a reasonable relationship between the requirement and the
project’s impact and be proportional to the impact. In this case the project will construct a
new ADU on a site currently developed with an existing single unit dwelling resulting in a
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Zoning Administrator Resolution No. ZA2023-####
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01-10-2023
net increase of one dwelling unit. Therefore, the project does not involve a change in land
use or intensity that will result in increased demand for public access and recreation
opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks,
etc.) so as not to block or impede existing public access opportunities.
2.Vertical and lateral access to Upper Newport Bay is available adjacent to the site along the
Castaways Park trail system which is accessible from Dover Drive. Access to Castaways
Park Trail is located approximately 50 feet west of the property. The proposals of this
project are within private property and do not include any features that would obstruct
access to these routes.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act under Section 15303
under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has
no potential to have a significant effect on the environment.
2.The Zoning Administrator of the City of Newport Beach hereby approves the Coastal
Development Permit, subject to the conditions outlined in Exhibit “A,” which is attached
hereto and incorporated by reference.
3.This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director by the provisions of Title 21 Local Coastal Program
(LCP) Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14
California Code of Regulations, Sections 13111 through 13120, and Section 30603 of
the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 11TH DAY OF MAY, 2023.
___________________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1.The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2.This approval does not authorize any new or existing improvements (including
landscaping) on California Coastal Permit Jurisdiction, State tidelands, public beaches,
or the public right-of-way. Any improvements located on tidelands, submerged lands,
and/or lands that may be subject to the public trust shall require a coastal development
permit (CDP) approved by the California Coastal Commission (Coastal Commission).
Before the issuance of building permits, the applicant shall provide a copy of said coastal
development permit or CDP waiver or documentation from the Coastal Commission that
subject improvements are not subject to the permit requirements of the Coastal Act
and/or not located within the permit jurisdiction of the Coastal Commission.
3.No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter the sensitive habitat, receiving waters, or storm
drains or result in impacts to environmentally sensitive habitat areas, streams, the
beach, wetlands or their buffers. No demolition or construction materials shall be stored
on public property.
4.The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA).
In compliance with the MBTA, grading, brush removal, building demolition, tree
trimming, and similar construction activities shall occur between August 16 and January
31, outside of the peak nesting period. If such activities must occur inside the peak
nesting season from February 1 to August 15, compliance with the following is required
to prevent the taking of native birds under MBTA:
A.The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B.It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
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5.The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
6.Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stockpiles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
7.Trash and debris shall be disposed of in proper trash and recycling receptacles at the
end of each construction day. Solid waste, including excess concrete, shall be disposed
of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
8.Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
9.The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
10.The applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may be caused by the revocation of this
Coastal Development Permit.
11.This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained are detrimental to the public health, and welfare or materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained to constitute a public nuisance.
12.Before the issuance of building permits, the applicant shall submit a final drainage plan.
The plan shall be subject to review and approval by the Building Division.
13.Before issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
14.Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday,
and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are
not allowed on Saturdays, Sundays, or Holidays.
15.All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified periods unless the ambient noise level is higher:
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Between the hours of 7:00 AM
and 10:00 PM
Between the hours of 10:00
PM and 7:00 AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
16.Before the issuance of the building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
17.Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
18.This Coastal Development Permit No. PA2022-0261 shall expire unless exercised within
24 months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
19.To the fullest extent permitted by law, the applicant shall indemnify, defend and hold
harmless the City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and
expenses (including without limitation, attorney’s fees, disbursements, and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City’s approval of Chhatrisa Residence, including but not limited to,
Coastal Development Permit PA2022-0261. This indemnification shall include, but not
be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and
other expenses incurred in connection with such claim, action, causes of action, suit, or
proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all the City's costs, attorneys'
fees, and damages, which the City incurs in enforcing the indemnification provisions
outlined in this condition. The applicant shall pay to the City upon demand any amount
owed to the City under the indemnification requirements prescribed in this condition.
Building Division
20.Show the ratio of construction valuation on the building permit to market value for
existing dwelling is less than 50% (NBMC 15.02.060). See Building Code Policy NBMC
15.50 for options for determining construction valuation and market value. If the ratio is
50% or greater of the dwelling, the project shall comply with all requirements for new
construction including (1) fire sprinkler per NFPA 13D, (2) the equivalent of a capillary
break beneath the concrete slab on grade according to California Green Building
Standards Code Section 4.505.2.1 and (3) a whole house fan according to the Energy
Code.
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21.If the area of reconstruction is greater than 2,000sf and 50% of total conditioned and
unconditioned floor area, the dwelling will be required to be equipped with an NFPA 13D
fire sprinkler system (NBMC 15.04.090). Reconstruction is defined as alterations
including removal of interior finished surface materials like gypsum board from wall, floor
and roof framing. Graphic representations of areas where interior finished surface
materials have been removed from ceilings and walls, and replaced with new will be
required on plans.
22.The floor and deck separating the existing garage and its addition from the second floor
ADU, and the wall separating the garage from the exterior exit stairway serving the ADU,
shall be 1-hour fire resistance rated according to testing requirements in ASTM E119,
UL263 or Section 703.2.2 of the 2022 California Building Code (CRC R302.3).
23.Exterior walls supporting the 1-hour rated floor and deck assemblies described in item
3 shall be 1-hour rated as described in item 3 (CRC R302.3.1). See lines A, C and 2 on
structural floor framing plan.
24.Fire rated floor and deck assemblies described in item 3 shall extend to and be tight
against exterior walls, and fire rated wall assemblies shall extend from foundation to
underside of deck and floor sheathing (R302.3).
25.Penetrations of fire rated deck, floor and wall assemblies described in item 3 shall be
protected as described in CRC R302.4.
26.Where the garage will be used by occupants of the ground floor dwelling and the second
floor ADU, the fire rated separation described in CRC R302.6 shall be a complete 1-
hour rated wall assembly and the door between the garage and the ground floor dwelling
shall be at least 45-min rated with self-closing and self-latching hardware (CRC R302.3,
R302.6).
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Attachment No. ZA 2
Vicinity Map
15
VICINITY MAP
Coastal Development Permit
(PA2022-0261)
1233 Blue Gum Lane
Subject Property
Subject Property
16
Attachment No. ZA 3
Project Plans
17
24"
30
"
15"
15
"
TYPICAL TOILET MINIMUM CLARENCE REQUIREMENTS
SCOPE OF WORK
- ADDITION OF 2 BERDOOM 1,000 SF ACCESSORY DWELLING UNIT- ADDITION OF 229 SF IN (E) GARAGE- INTERIOR REMODEL- NO LANDSCAPE WORK PROPOSED
DEFERRED SUBMITTALS:HVAC EQUIPMENT SOUND ATTENUATION
DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD ANDCERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY.GENERAL INFORMATION
CODE INFORMATION
SHEET INDEX
LEGEND
PROJECT TEAM
VICINITY MAP
H/C/G
2019 CALIFORNIA BUILDING CODEBUILDING STANDARDS ADOPTED BY THE COMMISSION FOR THE 2019 CALIFORNIA BUILDING CODE (PART 2 OF TITLE 24), BASED ON THE 2018INTERNATIONAL BUILDING CODE.
2019 CALIFORNIA RESIDENTIAL CODEBUILDING STANDARDS ADOPTED BY THE COMMISSION FOR THE 2019 CALIFORNIA RESIDENTIAL CODE (PART 2.5 OF TITLE 24), BASED ON THE 2018INTERNATIONAL RESIDENTIAL CODE. ALL NEW RESIDENTIAL BUILDINGS ARE REQUIRED TO BE EQUIPPED WITH AUTOMATIC FIRE SPRINKLER.
2019 CALIFORNIA ELECTRICAL CODEBUILDING STANDARDS ADOPTED BY THE COMMISSION FOR THE 2019 CALIFORNIA ELECTRICAL CODE (PART 3 OF TITLE 24), BASED ON THE 2020NATIONAL ELECTRICAL CODE.
2019 CALIFORNIA MECHANICAL CODEBUILDING STANDARDS ADOPTED BY THE COMMISSION FOR THE 2019 CALIFORNIA MECHANICAL CODE (PART 4 OF TITLE 24), BASED ON 2018 UNIFORMMECHANICAL CODE.
2019 CALIFORNIA PLUMBING CODEBUILDING STANDARDS ADOPTED BY THE COMMISSION FOR THE 2019 CALIFORNIA PLUMBING CODE (PART 5 OF TITLE 24), BASED ON THE 2018 UNIFORMPLUMBING CODE.
2019 CALIFORNIA ENERGY CODEBUILDING STANDARDS ADOPTED BY THE COMMISSION FOR THE 2019 CALIFORNIA ENERGY CODE.
2019 CALIFORNIA GREEN BUILDING STANDARDS CODEBUILDING STANDARDS ADOPTED BY THE COMMISSION FOR THE 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (PART 11 OF TITLE 24). ALL NEWRESIDENTIAL AND NON-RESIDENTIAL BUILDINGS SHALL COMPLY.
NEWPORT BEACH MUNICIPAL CODE WHERE APPLICABLE
2
7
2A2.1
NEW WORK KEYNOTE
DEMOLITION KEYNOTE
SECTION CUT CALLOUT
NEW WALL
DEMOLITION WALL
NEW DUPLEX
VALVE - HOT/COLD/GAS
EXISTING WALL
NEW ARC-FAULT CIRCUITINTERRUPTER DUPLEXAFCI
EXISTING RESIDENCE SQ FT 2,551 SQ FTEXISTING GARAGE SQ FT 487 SQ FT
ADDITION (GARAGE) 229 SQ FTADDITION (ADU)1,000 SQ FT
NEW TOTAL SQ FT: 4,267 SQ FT
AREA OF NEW CONSTRUCTION
DOWN LIGHT
A WINDOW TAG
LIGHT SWITCH
1 DOOR TAG
FAN VENT - 50 CFM MIN
NEW GROUND-FAULT CIRCUITINTERRUPTER DUPLEXGFCI
C TV CABLE TV
CO
JOB ADDRESS:1233 BLUE GUM LANENEWPORT BEACH, CA 92660
TOTAL STORIES:TWO STORY
OCCUPANCY TYPE: GROUP R3/U
CONST. TYPE: VB - NON-SPRINKLER
APN:425-121-01
ZONING:PC-22
TOTAL BEDROOM COUNT: 3 + 2 A.D.U.
OCCUPANCY SENSOR
GENERAL NOTES
ARCHITECTURALA0 PROJECT DATA, SITE PLANA1 DEMOLITION PLAN - 1ST FLOORA2 NEW FLOOR PLAN - 1ST FLOORA3 NEW FLOOR PLAN - 2ND FLOORA4 ROOF PLANA5 EXTERIOR ELEVATIONSA6 EXTERIOR ELEVATIONS
TITLE 24T-1 TITLE 24 REPORTT-2 TITLE 24 REPORT
CLEARANCE FOR WATER CLOSETS TO BE A MINIMUMOF 24" IN FRONT ND 15" FROM CENTER TO ANY SIDEWALL OR OBSTRUCTION.
SMOKE DETECTOR - UL 217RATED
SMOKE/CARBON MONOXIDEDETECTOR - UL 2034/2075RATED
LOT COVERAGE
LOT SIZE:9,493 SQ FT
TOTAL EXISTING COVERED :3,814 SQ FTPERCENTAGE EXISTING COVERED:40%PERCENTAGE EXISTING OPEN: 60%
TOTAL PROPOSED COVERED:4,272 SQ FTPERCENTAGE PROPOSED COVERED: 45%PERCENTAGE PROPOSED OPEN: 55%
LOT COVERAGE INCLUDES STRUCTURES, EAVES, OVERHANGS,ACCESSORY STRUCTURES, AND DECKS MORE THAN 30" IN HEIGHT
CONSTRUCTION NOTES FOR STREET IMPROVEMENTS
PROJECT LOCATION
DESIGNER
JJAB DESIGNJASON BLACKMORE600 ANTON BOULEVARDCOSTA MESA, CA 92626949.274.6585
TITLE 24 ENERGY ANALYSISPERFECT DESIGN2416 W. VALLEY BLVDALHAMBRA, CA 91803T: 626.289.8808PERFECTAAA@AOL.COM
STRUCTURAL ENG.
WILLIAM SIMPSON & ASSOC.23 ORCHARD, SUITE 250LAKE FOREST, CA 92630T: 949.206.9929MAIL@WSASE.COM
1. ALL CONSTRUCTION SHALL COMPLY WITH THE 2019 CBC, CEC, CPC, CMC, AND ALL LOCAL CODES AND ORDINANCES & 2019 CALIFORNIARESIDENTIAL CODE.2. A STAMPED SET OF APPROVED PLANS SHALL BE KEPT AT THE JOB SITE AT ALL TIMES.3. THE CONTRACTOR SHALL VISIT THE JOB SITE AND VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS. PRIOR TO THE COURSE OFCONSTRUCTION.4. ANY DISCREPANCIES BETWEEN THE DRAWINGS AND THE ACTUAL SET OF DRAWINGS SHALL BE BROUGHT TO THE ATTENTION OF THE OWNERAND DESIGNER PRIOR TO PROCEEDING WITH CONSTRUCTION.5. THE CONTRACTOR IS RESPONSIBLE FOR PROTECTING ANY ON-SITE UTILITIES FROM DAMAGE DURING THE COURSE OF CONSTRUCTION.6. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE RESIDENCE OVER SCALED DIMENSIONS.7. THE CONTRACTOR SHALL PROVIDE ALL NECESSARY PERMITS AND INSPECTION, OTHER THEN PLAN CHECK AND BUILDING PERMIT FEESPROVIDED BY THE OWNER.8. ALL EQUIPMENT, WORK AND MATERIALS SHALL COMPLY WITH ALL APPLICABLE CODES AND GOVERNING AGENCIES.9. THE CONTRACTOR SHALL MAINTAIN LIABILITY INSURANCE TO PROTECT HIMSELF AND HOLD THE DESIGNER AND OWNER HARMLESS FROM ANYCLAIM FOR DAMAGES FOR INJURY OR PROPERTY DAMAGE DURING THE COURSE OF THE CONTRACT.10. FIRE INSURANCE SHALL BE MAINTAINED BY THE OWNER.11. TEMPORARY POWER, WATER, WORKERS TOILET FACILITIES AND MATERIAL STORAGE SHALL BE PROVIDED BY THE CONTRACTOR.12. THE CONTRACTOR SHALL PROTECT ALL FINISHED WORK AND ADJACENT SURFACES FROM DAMAGE DURING COURSE OF CONSTRUCTION ANDSHALL REPLACE AND OR REPAIR ANY AND ALL DAMAGES CAUSED BY THE WORKERS OR DUE TO CONSTRUCTION.13. ALL CONSTRUCTION WASTE AND DEBRIS MUST BE CONTAINERIZED AT ALL TIMES. UPON COMPLETION OF THE WORK ALL AREAS SHALL BE LEFTBROOM SWEPT AND ALL DEBRIS SHALL BE REMOVED FROM THE SITE.14. DIMENSIONS ON FLOOR PLANS, SECTIONS AND DETAILS ARE SHOWN TO THE FACE OF STUD, CENTERLINE OF COLUMN, FACE OF MASONRY,FACE.15. DOOR LOCATIONS NOT ESTABLISHED BY DIMENSIONS SHALL BE CENTERED IN WALL OR BE LOCATED 4 1/2" FROM ADJACENT WALL TO ALLOWFOR DOOR CASING.16. NAILING FOR DIAPHRAGMS AND SHEAR WALLS MUST BE INSPECTED PRIOR TO COVERING.17. NAILING INSPECTION IS REQUIRED FOR ALL GYPSUM AND LATH AFTER INSTALLATION BEFORE TAPING AND FINISHING, CORNERS BEADS TO BENAILED. GYPSUM BOARD SPACING TO BE 3/8" MAXIMUM. GYPSUM AND LATH SHALL BE NAILED TO ALL STUDS AND TO TOP AND BOTTOM PLATES.18. PROVIDE HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM STREET BEFORE, DURING AND AFTER CONSTRUCTION.19. THE RESIDENCE COMPLIES WITH STATE ENERGY STANDARDS TITLE 24 PART 6.20. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREE STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS.21. RESIDENCE TO COMPLY WITH 2016 CBC REGARDING THE PROTECTION OF PEDESTRIANS DURING CONSTRUCTION. PLUMBING REQUIREMENTSFOR ALL NEW BUILDINGS OR REMODELS THAT INVOLVE PLUMBING FIXTURES ARE REQUIRED TO HAVE THE FLOW RATES AS LISTED BELOW: THEFLOW RATE REQUIREMENTS ARE PER THE 2016 CALIFORNIA PLUMBING CODE SECTION 403.0 & 2016 CALIFORNIA GREEN BUILDING STANDARDSCODE SECTION 4.303.22. BATHROOM / LAVATORY FAUCETS: 1.2 GALLONS PER MINUTE AT 60PSI23. SINGLE HEAD SHOWER / BATHTUB: 1.8 GALLONS PER MINUTE AT 80PSI MULTIPLE SHOWER HEADS SERVING ONE SHOWER: THE FLOW RATE OFALL SHOWER HEADS COMBINED AT 1.8 GALLONS PER MINUTE AT 80PSI, CONTROLLED BY A SINGLE VALvE, OR SHOWER SHALL BE DESIGNED TOALLOW ONLY ONE SHOWER HEAD OR OUTLET TO BE IN OPERATION AT A TIME.24. ALL BUILDING ALTERATIONS TO A SINGLE-FAMILY HOME, EXISTING PLUMBING FIXTURES IN THE ENTIRE HOUSE THAT DO NOT MEET COMPLIANTFLOW RATES NEED TO BE UPGRADED. WATER CLOSETS WITH A FLOW RATE IN EXCESS OF 1.6 GPF WILL NEED TO BE REPLACED WITH WATERCLOSETS WITH A MAXIMUM FLOW RATE OF 1.28 GPF. SHOWERS WITH A FLOW RATE IN EXCESS OF 2,5 GPM WILL NEED TO BE REPLACED WITHSHOWERHEADS WITH A MAXIMUM FLOW RATE OF 1.8 GPM. LAVATORY WITH A FLOW RATE IN EXCESS OF 2.2 GPM WILL NEED TO BE REPLACEDWITH LAVATORY WITH A MAXIMUM FLOW RATE OF 1.2 GPM (1.8 GPM FOR KITCHEN FAUCETS).25. APPLICATIONS FOR WHICH NO PERMIT IS ISSUED WITHIN 180 DAYS FOLLOWING THE DATE OF APPLICATION SHALL AUTOMATICALLY EXPIRE.(R105.3.2 CRC)26. EVERY PERMIT ISSUED SHALL BECOME INVALID UNLESS WORK AUTHORIZED IS COMMENCED WITHIN 180 DAYS OR IF THE WORK AUTHORIZED ISSUSPENDED OR ABANDON FOR A PERIOD OF 180 DAYS. A SUCCESSFUL INSPECTION MUST BE OBTAINED WITHIN 180 DAYS. A PERMIT MAY BEEXTENDED IF A WRITTEN REQUEST STATING JUSTIFICATION FOR EXTENSION AND AN EXTENSION FEE IS RECEIVED PRIOR TO EXPIRATION OFTHE PERMIT AND GRANTED BY THE BUILDING OFFICIAL. NO MORE THAN ONE (1) EXTENSION MAY BE GRANTED. PERMITS WHICH HAVE BECOMEINVALID SHALL PAY A REACTIVATION FEE OF APPROXIMATELY 50% OF THE ORIGINAL PERMIT FEE AMOUNT WHEN THE PERMIT HAS BEENEXPIRED FOR UP TO SIX (6) MONTHS. WHEN A PERMIT HAS BEEN EXPIRED FOR A PERIOD IN EXCESS OF ONE (1) YEAR, THE REACTIVATION FEESHALL BE APPROXIMATELY 100% OF THE ORIGINAL PERMIT FEE. (R105.5 CRC)27. EFFECTIVE JAN 1, 2014, SB 407 REQUIRES REPLACEMENT OF ALL NONCOMPLIANT PLUMBING FIXTURES IN PROPERTIES BUILT ON OR BEFOREJAN 1, 1994 WITH WATER-CONSERVING PLUMBING FIXTURES.28. CONCRETE SLAB AND UNDER-FLOOR INSPECTIONS SHALL BE MADE AFTER IN-SLAB OR UNDER-FLOOR REINFORCING STEEL AND BUILDINGSERVICE EQUIPMENT, CONDUITS, PIPING OR OTHER ANCILLARY BUILDING TRADE PRODUCTS OR EQUIPMENT ARE INSTALLED, BUT BEFORE ANYCONCRETE IS PLACED OR FLOOR SHEATHING IS INSTALLED, INCLUDING THE SUBFLOOR. (R109.1.1.1)29. ROUGH INSPECTION OF PLUMBING, MECHANICAL, GAS AND ELECTRICAL SYSTEMS SHALL BE MADE PRIOR TO COVERING OR CONCEALMENT,BEFORE FIXTURES OR APPLIANCES ARE SET OR INSTALLED, AND PRIOR TO FRAMING INSPECTION. (R109.1.2)30. THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FOR ALLPERMITS ISSUED AFTER AUGUST 21, 2022 AS REQUIRED BY NBMC SECTION 15.02.09531. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORING AND UNDERPINNING.
TRANSIT BUS STOP
DISTANCE 0.3 MILES
1. REMOVE NON STANDARD MATERIALS WITHIN THE PUBLIC RIGHT OF WAY AND1. AN ENCROACHMENT PERMIT IS REQUIRED FOR ALL OWRK WITHIN THE PUBLICRIGHT OF WAY.2. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE ISDAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, ALLEY/STREETPAVEMENT, AND OTHER PUBLIC IMPROVEMENTS WILL BE REQUIRED BY THECITY AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. ADDITIONALLY,IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALLBE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND14.08.030). SAID DETERMINATION AND THE EXTENT OF THE RECONSTRUCTIONWORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKSINSPECTOR. CONTRACTOR IS RESPONSIBLE TO MAINTAIN THE PUBLIC RIGHTOF WAY AT ALL TIMES DURING THE CONSTRUCTION PROJECT. A STOP WORKNOTICE MAY BE ISSUED FOR ANY DAMAGE OR UNMAINTAINED PORTION OFTHE PUBLIC RIGHT OF WAY.3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.4. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.5. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALLBE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR ORAN A LICENSED GENERAL ENGINEERING CONTRACTOR.
PARKING REQUIRED: 2PARKING PROVIDED: 2ADU PARKING REQUIRED: 0 - SEE VICINITY MAP
ESTABLISH EXISTING FLOOR HEIGHT
84.67 + 84.37 + 84.66 + 84.41 = 84.54
SETBACK REQUIRMENTS
ALL SETBACKS ARE MEASURED TO FACE OF FINISH
EP GM
(E) EXISTINGRESIDENCE
(E) GARAGE
2 1/8" = 1'-0"SITE PLAN
16'
-
1
"
(E) WALKW
A
Y
DO
V
E
R
D
R
I
V
E
B
L
U
E
G
U
M
L
A
N
E
(E) LAWN
(E) LAWN
(E) LAWN
(E) HARDSCAPE
(E) HARDSCAPE
(E) HARDSCAPE
(E) HARDSCAPE
(E) DRIVEWAY
SID
E
W
A
L
K
PAR
K
W
A
Y
33'-3"
15'-11"
(E) PLANTING
(E) PLANTING
(E) PLANTING(E) POOL (E) SPA
(E
)
B
B
Q
PROPERTY LINE
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
(N
)
G
A
R
A
G
E
AN
D
S
E
C
O
N
D
ST
O
R
Y
A
D
U
(N) TRASHENCLOSUREAND AC UNIT
17'-2"
7'-9"
12'
-
3
"
13
'
-
1
"
(E) TREE TO BEPROTECTED IN PLACE
(E) TREE TO BEPROTECTED IN PLACE
4'-0"
6'-0"
61.
4
7
'
2
2
.
3
9
'
141.90'
32
.
4
7
'
PR
O
P
E
R
T
Y
L
I
N
E
40
.
7
1
'
116.28'
(N) 3' HIGH WALL
(E) WALL 5'-7
"7'-
5
"
(N) 3'HIGHWALL
16
'
-
6
"
3'-0
"
20'-1
"
15
'
-
8
"
18'
-
8
"
(N) 6' HIGH WALL
20'-1"
(E) WALLTO REMAIN
STOCKPILEMANAGEMENT
TEMPORARYCONCRETEWASHOUTBASINWITHLINER
TEMPORARY EROSION CONTROL
TEMPORARY EROSION CONTROL
A0
AND SITE PLANPROJECT INFORMATION
PREPARED BY
PROJECT
DATE
SHEET
220802
JJB
09.28.2022
NEW 2 BED ADUAND REMODEL
1233 BLUE GUM LANENEWPORT BEACH, CA 92660
PRAVIN CHATRISA1233 BLUE GUM LANENEWPORT BEACH, CA 92660
600 ANTON BOULEVARD11TH FLOOR
COSTA MESA, CA 92626949.274.6585
JJABDESIGN@GMAIL.COMJASON BLACKMORE
18
DEMOLITION KEYNOTES
1. DASHED LINES ON DEMO PLANS REPRESENT WALLS, DOORS, SOFFITS, CASEWORK, ETCTO BE REMOVED. PATCH & REPAIR EXISTING ADJOINING AREAS TO REMAIN.2. THE CONTRACTOR SHALL NOT CONSIDER DEMOLITION AND ALTERATION NOTES TO BEALL-INCLUSIVE. IT IS CONTRACTOR'S RESPONSIBILITY TO INSPECT AND ASSESS EACHAREA AND TO FULFILL THE INTENT OF THE DESIGN INDICATED BY THE CONTRACTDOCUMENTS.3. THE CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS WITHIN THECONTRACT LIMITS AND NOTIFY THE ARCHITECT IMMEDIATELY IN WRITING OF ANYDEVIATION FROM CONTRACT DOCUMENTS NECESSITATED BY FIELD CONDITIONS ORITEMS NOT COVERED.4. MAINTAIN ACCESS TO EXITS AND EXIT STAIRS AT ALL TIMES. FIRE ALARM AND SMOKEDETECTION SYSTEM SHALL REMAIN OPERATIONAL AT ALL TIMES. PROTECT SMOKEDETECTORS AS REQUIRED AND IN CONFORMANCE WITH CODES AND LOCALAUTHORITIES HAVING JURISDICTION.5. FOR ALL SURFACES SCHEDULED TO REMAIN, PATCH AND MATCH SURFACES DISTURBEDBY DEMOLITION OR REMOVAL OF EQUIPMENT OR UTILITIES. INSTALL PATCHING TO MATCHADJACENT WORK IN FINISH, STRUCTURAL QUALITIES, COURSING OF MASONRY, ANDOTHER CHARACTERISTICS. PATCH SURFACES TO COMPLY WITH FIRE RATINGS,SMOKE-TIGHT RATINGS, ACOUSTICAL CRITERIA AND OTHER PERFORMANCE CRITERIAINDICATED.6. PROVIDE TEMPORARY PARTITIONS/DUST PROTECTION (RATED AND/OR NON-RATED) ASREQUIRED. REVIEW LOCATIONS OF TEMPORARY PARTITIONS/DUST PROTECTION WITHOWNER AND DESIGNER PRIOR TO START OF WORK.7. HAZARDOUS MATERIAL NOTE: CONTRACTOR SHALL STOP WORK AND INFORM OWNERIMMEDIATELY IN WRITING OF ANY HAZARDOUS MATERIAL ENCOUNTERED OR THOUGHTTO BE HAZARDOUS MATERIAL. THE OWNER, AFTER RECEIVING WRITTEN NOTICE SHALLINSTRUCT CONTRACTOR ON HOW TO PROCEED.8. ALL WORK SHALL BE DONE IN PROTECTED SPACE. NO DUST OR DIRT SHALL TRAVELFROM CONSTRUCTION AREA TO ADJACENT AREAS. TEMPORARY DUST PROTECTIONSHALL BE ERECTED PRIOR TO START OF WORK.9. PRIOR TO ANY DEMOLITION, THE CONTRACTOR SHALL COORDINATE BRACING ANDMAINTAIN THE STRUCTURAL INTEGRITY OF THE REMAINING ELEMENTS OF THE BUILDINGAND ITS SYSTEMS AS REQUIRED. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THESUPPORT OF ADJACENT STRUCTURES DURING DEMOLITION AND NEW CONSTRUCTIONWORK. THE CONTRACTOR SHALL PROVIDE ALL TEMPORARY SHORING, SCAFFOLDING,ETC., WHICH ARE NECESSARY TO PREVENT COLLAPSE, SUBSIDENCE, DEFLECTION ORANY OTHER TYPE OF DAMAGE. REPAIR SPRAY FIREPROOFING DAMAGED DURINGDEMOLITION WORK TO ITS REQUIRED ASSEMBLY AND FIRE RATING AS SCHEDULED ONARCHITECTURAL DRAWINGS.10. CONTRACTOR SHALL REVIEW ALL ITEMS TO BE DEMOLISHED WITH OWNER TO IDENTIFYANY ITEMS TO BE SALVAGED PRIOR TO START OF DEMOLITION.11. ANY FLOOR OPENINGS SHALL BE COVERED DURING DEMOLITION AND CONSTRUCTION
GENERAL NOTES
LEGEND
WALL TO BE DEMOLISHED
DOOR TO BE DEMOLISHED
WINDOW TO BE DEMOLISHED
1 1/4" = 1'-0"
DEMOLITION 1ST FLOOR PLAN
1
2
3
4
REMOVE PLUMBING FIXTURES, FIXTURES AND CABINETS
REMOVE WALL
REMOVE DOOR
REMOVE WINDOW
WSHR DRYER
FAU
DN
REFER
(E) CLT
(E) MASTERBEDROOM
(E) BEDROOM 3 (E) BEDROOM 2
(E) FAMILY ROOM
(E) DINING ROOM
(E) LIVING ROOM
(E) KITCHEN
(E) GARAGE
(E) CLT
(E) CLT(E) CLT
(E
)
C
L
T
(E) BATH
(E) BATH
(E) LAUNDRY
(E) MASTERBATH
1
1
1
2
2
3 3
333
44
4
1
1
5 REMOVE FIREPLACE AND CHIMNEY
5
1
A1
1ST FLOOR PLANEXISTING
PROJECT
CLIENT
CONTENT
PREPARED BY
PROJECT
DATE
SHEET
220802
JJB
09.28.2022
NEW 2 BED ADUAND REMODEL
1233 BLUE GUM LANENEWPORT BEACH, CA 92660
PRAVIN CHATRISA1233 BLUE GUM LANENEWPORT BEACH, CA 92660
600 ANTON BOULEVARD
11TH FLOORCOSTA MESA, CA 92626949.274.6585
JJABDESIGN@GMAIL.COMJASON BLACKMORE
19
NEW WALL
EXISTING WALL
LEGEND
WINDOW TAG
DOOR TAG
CO
SMOKE DETECTOR - UL 217 RATED
SMOKE/CARBON MONOXIDEDETECTOR - UL 2034/2075 RATED
1A5
1 1/4" = 1'-0"NEW WORK 1ST FLOOR PLAN
SEE GENERAL NOTE 7
1A6
NEW GROUND-FAULT CIRCUITINTERRUPTER DUPLEXGFCI
LIGHT SWITCH$
NEW ARC-FAULT CIRCUITINTERRUPTER DUPLEX
FAN VENT, SEE NEW WORK NOTE 7
HIGH EFFICACY DOWN LIGHT
AFCI
WALL LIGHTING
HIGH EFFICACY WATER PROOFLIGHT WITH GLASS COVER
2A6
2A5
HIGH EFFICACY LED EXTERIOR LIGHT
02
01
VACANCY SENSOR$
DIMMER
D
DOOR SCHEDULE
MARK WD HGT THK
SIZE GLAZING NOTES
1234567891011121314
3'-0"8'-0"2'-6"2'-8"6'-0"6'-0"2'-8"2'-8"2'-6"2'-6"8'-0"15'-0"15'-0"16'-0"
7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"
2"1 1/4"2"2"1 1/4"1 1/4"2"2"2"2"1 1/4"NANA1 3/4"
--
------------------
--
WSHR DRYER
FAU
DN
REFER
(E) CLT
(E) MASTERBEDROOM
(E) BEDROOM 3 (E) BEDROOM 2
(E) FAMILY ROOM
(E) DINING ROOM
(E) LIVING ROOM
(N) KITCHEN
(E) GARAGE
(E) CLT
(E) CLT(E) CLT
(E
)
C
L
T
(E) BATH
(E) BATH(E) LAUNDRY
(E) MASTERBATH
DW
PANTRY
3'-6"3'-9"
3'-0"
8'-0
"
(N)
S
K
Y
L
I
G
H
T
(N
)
V
A
U
L
T
E
D
VA
U
L
T
E
D
(E
)
S
K
Y
L
I
G
H
T
(N
)
S
K
Y
L
I
G
H
T
VA
U
L
T
E
D
VA
U
L
T
E
D
(E
)
S
K
Y
L
I
G
H
T
VA
U
L
T
E
D
CABINET
30'-11"12'-0"
22'
-
0
"
5'-5"
8'-
7
"
7'-3"
2'-4
"
12'
-
0
"
12'-5"11'-7"
13
'
-
6
"
11'-11"7'-10"
8'-0
"
21'-11"
17'
-
9
"
12'-3"
2'-9
"
3'-
1
1
"
12'-6"
12
'
-
5
"
16'-5"
16
'
-
9
"
12'-4"8'-5"13'-0"
16
'
-
0
"
9'-
4
"
15'-0"
2'-
4
"
9'-1"
6'-3"
6'-2
"
2'-
1
1
"
10
'
-
0
"
8'-10"
12'
-
1
1
"
12'
-
1
"
5'-0
"
2'-0"
(N
)
V
A
U
L
T
E
D
VA
U
L
T
E
D
VA
U
L
T
E
D
CO
CO
UP
3'-6
"
3'-6"
7'-5
"
5'-7
"
8'-2"
15'
-
9
"
20'-1"
PROPERTY LINE
P
R
O
P
E
R
T
Y
L
I
N
E
141.90'
32
.
4
7
'
20'-1"
20'
-
0
"
20'-0"
24"X30"ATTICACCESS
$$
W/H
$
GFCI
GFCI
GFCI
GFCI
GFCI
GFCI
GFCI GFCI
GFCI
GFCI
AFCI
N
WINDOW SCHEDULE
MARK Width HEIGHT
SIZE NOTES
1234
4'-0"6'-0"6'-0"8'-0"
3'-6"3'-6"3'-6"2'-0"
--------
GLAZ.
(N) FIXED
(N) SLIDING
56789101112131415161718
(E) SLIDING
(E) SLIDING
(E) SLIDING(E) SLIDING(E) SLIDING
3'-6"1'-10"3'-6"8'-0"(E) FIXED
(E) FIXED
(E) FIXED(E) FIXED
(E) FIXED(E) FIXED(E) FIXED(E) FIXED(E) FIXED
TEMPTEMP
------------
------
--
4'-8"7'-8"4'-8"4'-8"4'-8"
5'-8"5'-8"5'-8"3'-0" 5'-0"3'-0" 5'-0"3'-0" 5'-0"5'-0"5'-0"5'-0"5'-0"5'-0"
3'-0"
3'-0"3'-0"
4'-0"
5'-0"1516171819
8'-0" 7'-0" 1 1/4" TEMP
(N) WOOD
(N) WOOD(N) WOOD
(N) SLIDING
TEMP
TEMPTEMP (N) BI-FOLD(N) BI-FOLD
(N) SLIDING(N) WOOD
(N) WOOD(N) WOOD(N) WOOD(N) WOOD(N) WOOD(N) WOOD
(N) WOOD
(E) WOOD
(E) SLIDING(E) SLIDINGTEMPTEMP(E) WOOD------------
6'-0" 7'-0"2'-8"5'-10"5'-10"
7'-0"7'-0"7'-0"
1A7
SEE GENERAL NOTE 19
SEE GENERAL NOTE 13
SEE NEW WORKKEYNOTE 8,9
1.5" MAX THRESHOLD
TEMP
TEMP
U-FAC:0.3 SHGC:0.23(N) SLIDING U-FAC:0.3 SHGC:0.23(N) SLIDING U-FAC:0.3 SHGC:0.23U-FAC:0.3 SHGC:0.23
U-FAC:0.3 SHGC:0.23
U-FAC:0.3 SHGC:0.23U-FAC:0.3 SHGC:0.23
U-FAC:0.3 SHGC:0.23
REFER TO SHEET A3 FOR ALL NOTES
A2
1ST FLOOR PLAN
NEW WORK
PROJECT
CLIENT
CONTENT
PREPARED BY
PROJECT
DATE
SHEET
220802
JJB
09.28.2022
NEW 2 BED ADUAND REMODEL
1233 BLUE GUM LANENEWPORT BEACH, CA 92660
PRAVIN CHATRISA1233 BLUE GUM LANENEWPORT BEACH, CA 92660
600 ANTON BOULEVARD
11TH FLOORCOSTA MESA, CA 92626949.274.6585
JJABDESIGN@GMAIL.COMJASON BLACKMORE
20
2A7
1 1/4" = 1'-0"
NEW WORK 2ND FLOOR PLAN
DECKING TO BE OF IGNITION RESITANT MATERIALTHAT COMPLIES WITH SFM 12-7A-4 AND SFM-7A-5
NEW WALL
EXISTING WALL
LEGEND
WINDOW TAG
DOOR TAG
CO
SMOKE DETECTOR - UL 217 RATED
SMOKE/CARBON MONOXIDEDETECTOR - UL 2034/2075 RATED
NEW GROUND-FAULT CIRCUITINTERRUPTER DUPLEXGFCI
LIGHT SWITCH$
NEW ARC-FAULT CIRCUITINTERRUPTER DUPLEX
FAN VENT, SEE NEW WORK NOTE 7
HIGH EFFICACY DOWN LIGHT
AFCI
WALL LIGHTING
HIGH EFFICACY WATER PROOFLIGHT WITH GLASS COVER
HIGH EFFICACY LED EXTERIOR LIGHT
02
01
OCCUPANCY SENSOR$
DIMMER
D
DOWN
DECK
RE
F
E
R
WSH
R
DR
Y
E
R
BENCH
11'-1134"13'-10"11'-2"
10'
-
0
"
9'-
2
12"
7'-9"
5'-9
12"
OVEN
2'-0"3'-0"8'-0"
2'-
0
"
6'-
0
"
8'-5
"
3'-0
"
3'-0"7'-9"
38'-734"
25
'
-
1
0
12"
3'-1"
3'-0"
DW
VA
U
L
T
E
D
C
E
I
L
I
N
G
VAU
L
T
E
D
C
E
I
L
I
N
G
VA
U
L
T
E
D
C
E
I
L
I
N
G
(N) BEDROOM 2(N) BEDROOM 1
(N) KITCHEN
(N) LIVING ROOM
(N) BATHROOM
(N) BATHROOM
(N) CLST
(N) CLST
(N) CLST
$$
$
$
$
$$
$
$
AFCI
AFCI
AFCI
AFCI
AFCI
AFCI
AFCI
AFCI AFCI
AFCI
AFCI
AFCI
AFCI
AFCI
GFCIWP
GFCI GFCI GFCI
GFCI
GFCI
$
$
CO
2'-6"2'-6"
2'-6"2'-6"
4'-
0
"
3'-
3
12"
3'-312"
3'-0"
12'
-
8
"
20'-1
"
12'
-
5
"
PROPERTY LINE
PROPERTY LINE
P
R
O
P
E
R
T
Y
L
I
N
E
61
.
4
7
'
141.90'
116.28'
3'-0"
6'-7"
20'-1
"
SLOPE0.25 : 12
$
30"X30"ATTICACCESS
1. CONTRACTOR TO FIELD VERIFY ALL SIZES AND TYPES PRIOR TO ORDERING WINDOWS AND DOORS.2. WINDOW EMERGENCY ESCAPE AND RESCUE OPENING PER R310.1 - WHERE EMERGENCY ESCAPE AND RESCUEOPENINGS ARE PROVIDED THEY SHALL HAVE THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44 INCHES (1118MM) MEASURED FROM THE FLOOR. WINDOWS MINIMUM NET CLEAR OPENING OF 5.7 FEET, THE MINIMUM NET CLEAROPENING WIDTH SHALL BE 20 INCHES (508 MM). WINDOW MINIMUM NET CLEAR OPENING HEIGHT SHALL BE 24 INCHES(610 MM).3. ALL DOORS SHALL BE 1-3/4" THICK UNLESS NOTED OTHERWISE.4. ALL INTERIOR DOORS SHALL BE UNDERCUT 3/4" A.F.F. UNLESS NOTED OTHERWISE.5. TEMPERED GLASS IS REQUIRED IN ALL LOCATIONS ESTABLISHED BY THE IBC. THOSE ARE AS FOLLOWS:1. ALL GLAZING IN DOORS.2. GLAZING WITHIN 24" OF THE EDGE OF A DOOR AND THE BOTTOM EDGE OF GLASS IS LESS THAN 18" ABOVE THEWALKING SURFACE.3. ANY GLAZING THAT MEETS ALL FOUR OF THE FOLLOWING CRITERIA: THE BOTTOM EDGE IS LESS THAN 18"ABOVE WALKING SURFACE, AND THE PANE IS GREATER THAN 9 SQUARE FEET, AND THE TOP EDGE IS GREATERTHAN 36" ABOVE WALKING SURFACE, AND A WALKING SURFACE IS WITHIN 36" OF THE OPENING. (THE OUTBOARDPANE OF INSULATED GLASS UNITS DOES NOT NEED TO BE TEMPERED IF THE BOTTOM EDGE OF GLASS IS 25' ORMORE ABOVE GRADE.)4. ALL GLAZING IN GUARDS AND RAILINGS.5. ANY GLAZING WITHIN 60" OF A STAIRWAY, LANDING, OR RAMP IF THE BOTTOM EDGE IS LESS THAN 60" ABOVEWALKING SURFACE (ONLY IF NO GUARDRAIL IS PROVIDED).6. ANY GLAZING WITHIN 60" HORIZONTALLY OF THE BOTTOM TREAD OF A STAIRWAY IF THE BOTTOM EDGE IS LESSTHAN 60" ABOVE THE NOSE OF THE TREAD (ONLY IF NO GUARDRAIL IS PROVIDED).6. ALL HOLLOW METAL DOOR FRAMES IN MASONRY SHALL BE GROUTED SOLID.7. REFER TO THE FLOOR PLANS FOR EXACT LOCATIONS OF DOORS AND DIRECTION OF DOOR SWINGS.8. VERIFY ALL DIMENSIONS IN FIELD PRIOR TO FABRICATION.9. DIMENSIONS SHOWN ARE NOMINAL AND/OR ROUGH OPENINGS, CONTRACTOR TO ACCOUNT FOR JOINTS, SHIMS,SEALANT, ETC.10. SOME FRAME TYPES ARE REPEATED AS SIMILAR OR OPPOSITE. SEE ELEVATIONS OR PLANS FOR QUANTITIES,LOCATIONS AND INSTALLATION.11. EXIT DOORS SHALL BE OPERABLE FROM INSIDE WITHOUT USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. (CBC1008.1.8)12. THE FORCE FOR OPENING DOORS SHALL NOT EXCEED 5LBS. (CBC 1008.1.2)13. SWINGING DOOR AND GATE SURFACES WITHIN 10 INCHES (255 MM) OF THE FINISH FLOOR OR GROUND MEASUREDVERTICALLY SHALL HAVE A SMOOTH SURFACE ON THE PUSH SIDE EXTENDING THE FULL WIDTH OF THE DOOR OR GATE.PARTS CREATING HORIZONTAL OR VERTICAL JOINTS IN THESE SURFACES SHALL BE WITHIN 1/16 INCH (1.6 MM) OF THESAME PLANE AS THE OTHER. CAVITIES CREATED BY ADDED KICK PLATES SHALL BE CAPPED.14. LANDINGS OR FINISH FLOORS AT THE REQUIRED EGRESS DOOR SHALL NOT BE MORE THAN 1-1/2" LOWER THAN THE TOPOF THE THRESHOLD. CRC 311.1
DOOR SCHEDULE, FRAME TYPE & WINDOW GENERAL NOTES
NEW WORK KEYNOTES
GENERAL NOTES
1. TOILET (1.28 GAL./FLUSH MAX.) CENTERLINE OF TOILET TO BE A MINIMUM 15" FROM ADJACENT VERTICAL SURFACE2.SHOWER, HOT-MOPPED METAL SHOWER PAN WITH 4" CURB. TILE FINISH AT FLOOR AND WALLS TO 72" ABOVE FLOOR. PROVIDE TEMPERED GLASSENCLOSURE AND SHOWER DOOR. PLUMB SHOWER HEAD AT 80' ABOVE FLOOR. VERIFY HEIGHT OF TILE AND SHOWER WITH OWNER.3.ESCAPE WINDOW MIN. 20"X24" CLEAR DIMENSION.4. PROVIDED TEMPERED GLASS AT INDICATED AREA, AND IN ANY PANEL THAT METS ALL OF THE FOLLOWING CONDITIONS.- EXPOSED AREA OF AN INDIVIDUAL PANE GREATER THAN 9 SQ. FT.- EXPOSED BOTTOM EDGE LESS THAN 18' ABOVE THE FLOOR.- EXPOSED TOP EDGE GREATER THAN 36" ABOVE THE FLOOR.- ONE OR MORE WALKING SURFACESS WITH 36" HORIZONTALLY OF THE GLAZING.- GLAZING IN RAILINGS REGARDLESS OF HEIGHT ABOVE WALKING SURFACES.5. PROVIDE WEATHER-RESISTANT GYPSUM WALLBOARD AT ALL ROOMS SUBJECT TO MOISTURE , WATER CLOSET COMPARTMENTS, LAUNDRY ROOMSAND WALLS WITH PLUMBING FIXTURES. CEMENT PLASTER, TILE OR APPROVED EQUAL TO 72" ABOVE DRAINAT SHOWERS OR TUB WITH SHOWERS.MATERIALS OTHER THAN STRUCTURAL ELEMENTS SHALL BE MOISTURE RESISTANT (CRC R307.2)6. INSULATION:- EXTERIOR WALLS - R-13- CEILING JOISTS AT SECOND FLOOR - R-30- FLOOR JOISTS - R-197. PROVIDE FAN CAPABLE OF 5 MIN. AIR CHANGES PER HOUR. MIN. 50 C.F.M. IN BATHROOM AND MIN 100 C.F.M. IN KITCHEN CMC TABLE 403.78. LANDING OR FLOOR AT REQUIRED EGRESS DOOR SHALL HAVE A LENGTH MEASURED IN DIRECTION OF TRAVEL OF NOT LESS THAN 36 INCHES. THESLOPE SHALL NOT EXCEED 1/4 UNIT VERTICAL IN 12 UNITS HORIZONTAL (2 PERCENT)9. AT EXTERIOR DOOR LANDINGS, THE DISTANCE BELOW THE TOP OF THRESHOLD: EGRESS DOORS - 1.5" MAX WHERE DOOR SWINGS OVER LANDINGOR 7.75" MAX WHERE DOOR DOES NOT SWING OVER LANDING.10. CEMENT, FIBER-CEMENT OR GLASS MAT GYPSUM BACKERS IN COMPLIANCE WITH ASTM C1288,C1288 OR C1325 SHALL BE USED AS A BASE FORWALL TILE IN TUB AND SHOWER AREAS AND CEILING AND WALL PANELS IN SHOWER AREAS. WATER- RESISTANT GYPSUM BACKING BOARD SHALLBE USED AS A BASE FOR TILE IN WATER CLOSET COMPARTMENT WALLS WHEN INSTALLED IN ACCORDANCE WITH GA-216 OR ASTM C840 REGULARGYPSUM WALLBOARD IS PERMITTED UNDER TILE OR WALL PANELS IN OTHER WALL AND CEILING AREAS WHEN INSTALLED IN ACCORDANCE WITHGA-216 OR ASTM C840. WATER-RESISTANT GYPSUM BOARD SHALL NOT BE USED IN THE FOLLOWING LOCATIONS: (CBC 2509.2)A. OVER A VAPOR RETARDER.B. IN AREAS SUBJECT TO HIGH HUMIDITY, SUCH AS SAUNAS, STEAM ROOMS OR GANG SHOWER ROOMS.C. ON CEILINGS WHERE THE FRAME SPACING EXCEEDS 12" O.C. FOR 1/2" THICK AND MORE THAN 16" O.C. FOR 5/8" THICK.
ELECTRICAL/LIGHTING GENERAL NOTES
1. ALL LUMINARIES SHALL BE HIGH EFFICIENCY, AND LIGHTING IN BATHROOMS, GARAGES, ALUNDRY ROOMS AND UTILITYROOMS SHALL BE CONTROLLED BY A VACANCY SENSOR. IN OTHER ROOMS LIGHTING SHALL BE CONTROLLED BY AVACANCY SENSOR OR DIMMER. CLOSETS THAT ARE LESS THAN 70 SQUARE FEET ARE EXEMPT FROM THIS REQUIREMENT.2. OUTDOOR LIGHTING TO BE HIGH EFFICIENCY AND CONTROLLED BY MOTION SENSOR WITH INTEGRATEDPHOTO-CONTROL/MOTION SENSOR (WITH OVERRIDE).3. LUMINARIES RECESSED IN INSULATED CEILING MUST MEET REQUIREMENTS OF 150(K)12.4. HIGH EFFICIENCY LUMINARIES MUST BE PIN BASED.5. BATHROOM OUTLETS SHALL BE ON A DEDICATED 20 AMP CIRCUIT.6. SPECIFY TAMPER RESISTANT OUTLETS PER CEC 210.52 AND 406.11.7. ALL BRANCH CIRCUITS THAT SUPPLY 125 VOLT SINGLE PHASE, 15 AND 20 AMP CIRCUITS AND LIGHTING INSTALLED INDWELLING UNITS SHALL BE PROTECTED BY AN TYPE ARC-FAULT CIRCUIT INTERRUPTER(S) (AFCI). CEC 210.12REQUIREMENT IS FOR ENTIRE CIRCUIT NOT JUST THE OUTLETS. REQUIREMENT IS FOR ALL OUTLETS8. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATION (R314.3):8.a. IN EACH SLEEPING ROOM(S).8.b. OUTSIDE EACH SEPARATING SLEEPING AREA N IMMEDIATE VICINITY OF THE BEDROOMS.8.c. ON EVERY LEVEL OF DWELLING INCLUDING BASEMENTS AND HABITABLE ATTICS.8.d. SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED INACCORDANCE WITH SECTIONS R3.14.4 & R314.5.8.e. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R315.3):8.a. OUTSIDE EACH SLEEPING AREA IN IMMEDIATE VICINITY OF THE BEDROOM(S).8.b. ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS.8.c. CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESSEXEMPTED IN ACCORDANCE WITH SECTIONS R315.1.1 & R315.1.2.9. ALL RECEPTACLE OUTLETS IN BATHROOMS, ABOVE KITCHENS COUNTERTOPS, CRAWL SPACES, GARAGE, ROOFTOPS,OUTDOOR OUTLETS WITHIN 6'-0" OF WET BAR SINK/LAUNDERY SINK TO BE PROTECTED BY GROUND FAULT CIRCUITINTERRUPTER (GFCI). CEC 210.810. ALL RECEPTACLES OUTLETS SHALL BE LISTED AS TAMPER RESISTANT RECEPTACLE PER CEC SECTION 406.1111. PANEL LOAD SCHEDULES AND SINGLE LINE DIAGRAMS TO BE PROVIDED DURING INSPECTION.
1. ALL BATHROOMS TO HAVE AN ENERGY STAR COMPLIANT EXHAUST FAN, DUCTED TO TERMINATE OUTSIDE THE BUILDING,WITH ADJUSTABLE HUMIDISTAT CONTROL BETWEEN THE RELATIVE HUMIDITY RANGE OF 50-80%2. CONTRACTOR TO FIELD VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION3. BATHROOM / LAVATORY FAUCETS: 1.2 GALLONS PER MINUTE AT 60PSI4. SINGLE HEAD SHOWER / BATHTUB: 1.8 GALLONS PER MINUTE AT 80PSI MULTIPLE SHOWER HEADS SERVING ONE SHOWER:THE FLOW RATE OF ALL SHOWER HEADS COMBINED AT 2.0 GALLONS PER MINUTE AT 80PSI, CONTROLLED BY A SINGLEVALUE, OR SHOWER SHALL BE DESIGNED TO ALLOW ONLY ONE SHOWER HEAD OR OUTLET TO BE IN OPERATION AT A TIME.5. TOILETS / WATER CLOSETS: 1.28 GALLONS PER FLUSH. URINALS: 0.5 GALLONS PER FLUSH, BATHROOM / LAVATORYFAUCETS: 1.2 GALLONS PER MINUTE AT 60PSI, KITCHEN FAUCETS: 1.8 GALLONS PER MINUTE AT 60PSI6. R-13 MINIMUM IN ALL EXTERIOR WALLS AND R-19 FOR ALL CEILINGS.7. 5/8" TYPE "X" GYPSUM WALL BOARD IN ALL LOCATIONS.8. CLEARANCE FOR WATER CLOSETS TO BE A MINIMUM OF 24" IN FRONT & 15" FROM CENTER TO ANY SIDE WALL OROBSTRUCTION.9. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN CLEAR FLOOR AREA,AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30" DIAMETER CIRCLE.10. WALL COVERING OF SHOWERS SHALL BE CEMENT PLASTER, TILE OR APPROVED EQUAL, TO A HEIGHT OF 72" ABOVE DRAININLET. PROVIDE CEMENT BOARD OR CEMENT PLASTER BACKING FOR TILE. CPC 407.511. EXTERIOR LAH AND PLASTER: PROVIDE 2 LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING. CBC 2510.612. THE WATER HEATER BURNER TO BE AT LEAST 18" ABOVE GARAGE FLOOR, IF LOCATED IN A GARAGE. CPC 508.1413. PROVIDE 3" DIA. BY 3'-0" TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS INGARAGE.14. WATER HEATERS TO BE STRAPPED TOP AND BOTTOM WITH 1-1/2" X 16 GAUGE STRAP WITH 3/8" DIAMETER X 3" LAG BOLTEACH END. CPC 508.215. PROVIDE CLOTHES DRYER MOISTURE DUCT (4" MIN DIA) TO THE OUTSIDE AND EQUIPPED WITH A BACK-DRAFT DAMPER.THE CLOTHES DRYER VENT SHALL NOT EXCEED 14'-0" IN OVER ALL LENGTH WITH 2 ELBOWS. CMC 504.3.216. FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED AND SHALL BEINSTALLED IN ACCORDANCE WITH THE CONDITIONS O THE LISTING. R1004.117. FIREPLACES: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT TERMINATION OF FACTORY-BUILT CHIMNEY SYSTEMSAND RE INSTALLED IN ACCORDANCE WITH MANUFACTURE'S INSTALLATION INSTRUCTIONS. R1005.218. SMOKE ALARMS AND CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR PRIMARY POWER FROM THE BUILDING WIRING,SHALL BE EQUIPPED WITH BATTERY BACKUP AND INTERCONNECTED PER R314.3, R314.4 AND R315.119. PROVIDE 20 MINUTE FIRE RATED DOOR WITH SELF CLOSING AND SELF LATCHING DEVICE
N
1A5
1A6
2A6 2A5
1A7
SEE NEW WORKKEYNOTE 8,9
1.5" MAX THRESHOLD
SEE NEW WORKKEYNOTE 8,9
1.5" MAX THRESHOLD
(N) 44" HIGHGUARDRAIL
SEE NEW WORKKEYNOTE 7
DOOR SCHEDULE
MARK WD HGT THK
SIZE GLAZING NOTES
1234567891011121314
3'-0"8'-0"2'-6"2'-8"6'-0"6'-0"2'-8"2'-8"2'-6"2'-6"8'-0"15'-0"15'-0"16'-0"
7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"
2"1 1/4"2"2"1 1/4"1 1/4"2"2"2"2"1 1/4"NANA1 3/4"
--
------------------
--
WINDOW SCHEDULE
MARK Width HEIGHT
SIZE NOTES
1234
4'-0"6'-0"6'-0"8'-0"
3'-6"3'-6"3'-6"2'-0"
--------
GLAZ.
(N) FIXED
(N) SLIDING
56789101112131415161718
(E) SLIDING
(E) SLIDING
(E) SLIDING(E) SLIDING(E) SLIDING
3'-6"1'-10"3'-6"8'-0"(E) FIXED
(E) FIXED
(E) FIXED(E) FIXED
(E) FIXED(E) FIXED(E) FIXED(E) FIXED(E) FIXED
TEMPTEMP
------------
------
--
4'-8"7'-8"4'-8"4'-8"4'-8"
5'-8"5'-8"5'-8"3'-0" 5'-0"3'-0" 5'-0"3'-0" 5'-0"5'-0"5'-0"5'-0"5'-0"5'-0"
3'-0"
3'-0"3'-0"
4'-0"
5'-0"1516171819
8'-0" 7'-0" 1 1/4" TEMP
(N) WOOD
(N) WOOD(N) WOOD
(N) SLIDING
TEMP
TEMPTEMP (N) BI-FOLD(N) BI-FOLD
(N) SLIDING (N) WOOD
(N) WOOD(N) WOOD(N) WOOD(N) WOOD(N) WOOD(N) WOOD
(N) WOOD
(E) WOOD
(E) SLIDING(E) SLIDINGTEMPTEMP(E) WOOD------------
6'-0" 7'-0"2'-8"5'-10"5'-10"
7'-0"7'-0"7'-0"
TEMP
TEMP
U-FAC:0.3 SHGC:0.23(N) SLIDING U-FAC:0.3 SHGC:0.23(N) SLIDING U-FAC:0.3 SHGC:0.23U-FAC:0.3 SHGC:0.23
U-FAC:0.3 SHGC:0.23
U-FAC:0.3 SHGC:0.23U-FAC:0.3 SHGC:0.23
U-FAC:0.3 SHGC:0.23
NEW FLOOR AREA CALCULATION
38'-7 3/4" X 25'-10 1/2" = 1,000 SF
A3
2ND FLOOR PLAN
NEW WORK
PROJECT
CLIENT
CONTENT
PREPARED BY
PROJECT
DATE
SHEET
220802
JJB
09.28.2022
NEW 2 BED ADUAND REMODEL
1233 BLUE GUM LANENEWPORT BEACH, CA 92660
PRAVIN CHATRISA1233 BLUE GUM LANENEWPORT BEACH, CA 92660
600 ANTON BOULEVARD
11TH FLOORCOSTA MESA, CA 92626949.274.6585
JJABDESIGN@GMAIL.COMJASON BLACKMORE
21
9A7
1A5
1A6
2A6
2A5
1 1/4" = 1'-0"
ROOF PLAN
1
ROOF KEYNOTES
OWENS CORNING ASPHALT SHINGELS ESR-1372 CLASS"A" ROOF - INSTALLATION OF ROOFING SHALL BE INACCORDANCE WITH MANUFACTURES SPECIFICATIONS.SUBSTITUTE MANUFACTURERS MUST BE ICC APPROVED.2 LAYERS OF VAPOR BARRIER FOR SLOPES LESS THEN4:12.
GENERAL NOTES
2ND FLOOR ATTIC AREA 462 SQ. FT.462 / 150 = 3.08 SQ. FT.
TOTAL VENTILATION REQUIRED 3.08 SQ. FT.
VENTILATION PROVIDED:COOL ATTIC POWER ROOF VENT - 1080 CFM, MODEL# CX1000AMWG
1. VERIFY ROOF SLOPE PRIOR TO CONSTRUCTION.2. INSULATION HAS 1" MIN. AIR SPACE ABOVE IN VAULTED CEILING.3. INSTALLATION OF ROOFING SHALL BE IN ACCORDANCE WITH MANUFACTURES SPECIFICATIONS.4. COMPOSITION SHINGLE ROOF OVER LAPPED 30# A.S. FELT (TYP. THRU OUT)5. COORDINATE INSTALLATION OF NEW ROOFING WITH OTHER TRADES. REPORT ANY CONFLICTS WITH ITEMS INSTALLEDBY OTHER TRADES TO DESIGNER.6. ALL ROOF CURBS FOR NEW ROOFTOP EXHAUST FANS , HVAC UNITS AND CONDENSING UNITS SHALL HAVE CURBHEIGHTS THAT WILL ALLOW FOR A MINIMUM OF 8" BASE FLASHING HEIGHTS FOR THE ROOF SYSTEM.7. ALL PLUMBING VENTS SHALL EXTEND ABOVE THE FINISHED SURFACE OF THE ROOF SYSTEM AS REQUIRED TO PROVIDEFOR A MINIMUM OF 8" BASE FLASHING.8. PROVIDE 36" WIDE WALK PADS @ SERVICE SIDE OF ALL MECH. EQUIPMENT.9. ALL EXPOSED METAL FLASHING/ TRIM PIECES TO BE PRE-FINISHED 24 GA. STL. U.N.O.. PROVIDE PRE-FINISHED OR FIELDPAINT FLASHING ONLY AS NOTED.10. R903.4.1 OVERFLOW DRAINS AND SCUPPERS. WHERE ROOF DRAINS ARE REQUIRED, OVERFLOW DRAINS HAVING THESAME SIZE AS THE ROOF DRAINS SHALL BE INSTALLED WITH THE INLET FLOW LINE LOCATED 2 INCHES (51 MM) ABOVETHE LOW POINT OF THE ROOF, OR OVERFLOW SCUPPERS HAVING THREE TIMES THE SIZE OF THE ROOF DRAINS ANDHAVING A MINIMUM OPENING HEIGHT OF 4 INCHES (102 MM) SHALL BE INSTALLED IN THE ADJACENT PARAPET WALLSWITH THE INLET FLOW LOCATED 2 INCHES (51 MM) ABOVE THE LOW POINT OF THE ROOF SERVED. THE INSTALLATIONAND SIZING OF OVERFLOW DRAINS, LEADERS AND CONDUCTORS SHALL COMPLY WITH THE CALIFORNIA PLUMBINGCODE.
11. PROVIDE ICE BREAKS AT ALL PERIMETER AREAS OF STANDING SEAM ROOFING.12. PROVIDE 36" WIDE WALK PADS @ SERVICE SIDE OF ALL MECH. EQUIPMENT. & PROVIDE 36" WIDE WALK PADS AROUNDALL ROOF HATCHES & 72"X72" PADS AT LADDERS.13. ALL EXPOSED METAL FLASHING/ TRIM PIECES TO BE PRE-FINISHED 24 GA. STL. U.N.O.. PROVIDE PRE-FINISHED OR FIELDPAINT FLASHING ONLY AS NOTED.14. GUTTERS - ALL GUTTERS TO BE PRE-FINISHED 24 GA. STL. . PROVIDE PRE-FINISHED GALV. STL. BENT PLATE BRACKETSAND 14GAX1" GALV. STL. SPACERS @ 36" O.C. MAX. - STAGGER W/ EACH OTHER @ 18" O.C.. PROVIDE PRE-FORMED15. GUTTER E.J.'S PER SMACNA FIG. 1-7, TYP. @ 30'-0" MAX.. PROVIDE S.S. SCREENS @ ALL GUTTERS PER SMACNA FIG 1-24.16. ALL DOWNSPOUTS TO BE PRE-FINISHED 24 GA. GALV. STL., PER SMACNA FIG 1-32B. DOWNSPOUTS ARE 6"X6" U.N.O.,LOCATED AS NOTED ON ROOF PLAN. 15GA.X2" GALV. STL. HANGERS @ 48" O.C. MAX. PER SMACNA FIG 1-35B.17. PROVIDE PAINTED 4' TALL CAST ALUM. DOWNSPOUT BOOTS @ ALL DOWN SPOUTS, TIE INTO SUB-GRADE DRAINAGE, RE:CIVIL.18. TAPERED INSULATION TO BE 1/4" PER FOOT MIN. SLOPE TO DRAIN. ROOF PLAN SHOWS TAPERED INSULATION FORGRAPHIC REPRESENTATION ONLY. CONTRACTOR TO VERIFY INSULATION REQUIRED TO SLOPE PRIOR TO MEMBRANEINSULATION.19. PROVIDE TAPERED INSULATION CRICKETS 1/4" PER FOOT MIN. SLOPE @ HIGH SIDE OF ALL MECHANICAL UNITS ANDROOF HATCHES, TO SHED WATER AROUND AND MAINTAIN POSITIVE ROOF DRAINAGE.20. ALL WOOD BLOCKING AT ROOF EDGES, RIDGES, ETC. TO BE 2X FR-WD BLOCKING.21. VERIFY ELEVATION OF ROOF DRAIN RELATIVE TO OVERFLOW SCUPPER PRIOR TO INSTALLATION OF SCUPPERS
LEGEND
AREA OF NEW CONSTRUCTION
ELECTRIC ATTIC VENT (COOL ATTIC POWERROOF VENT - 1080 CFM, MODEL# CX1000AMWG)OR EQUAL
ATTIC VENTILATION CALCULATIONS
NEW VAULTED CEILING AND ROOF ASSEMBLY TO COMPLY WITHCRC R806.5
SL
O
P
E
5 :
1
2
SLO
P
E
5 :
1
2
(N
)SLO
P
E
5 :
1
2
(N
)SL
O
P
E
5 :
1
2
SL
O
P
E
5 :
1
2
(E) SKYLIGHT
(E) SKYLIGHT
(E) SKYLIGHT
(E) SKYLIGHT (E) SKYLIGHT
(E) RIDGE
(N) RIDGE
1
1
TUBULAR SKYLIGHT BY ELITE SOLAR SYSTEMSICC REPORT ESR-1761
18'-7
"
PROPERTY LINE
PROPERTY LINE
P
R
O
P
E
R
T
Y
L
I
N
E
61.
4
7
'
141.90'
32.
4
7
'
116.28'
3'-
0
"
3'-0
"
3'-
0
"
3'-
0
"
1'-6"
1'-6"
1'-6"
5'-0"
4'-5
"
4'-10
"
9'-
8
"
1A7
10A7
A4
ROOF PLAN
PREPARED BY
PROJECT
DATE
SHEET
220802
JJB
09.28.2022
NEW 2 BED ADUAND REMODEL
1233 BLUE GUM LANENEWPORT BEACH, CA 92660
PRAVIN CHATRISA1233 BLUE GUM LANENEWPORT BEACH, CA 92660
600 ANTON BOULEVARD
11TH FLOORCOSTA MESA, CA 92626949.274.6585
JJABDESIGN@GMAIL.COMJASON BLACKMORE
22
8'-
0
"
MATCH EXISTINGSTUCCO FINISH ANDSTYLE. 2 LAYERSGRADE D BUILDINGPAPER BARRIER
ROOFING SHALLMATCH EXISTING,A 30 YEAR SHINGLE.
1 1/4" = 1'-0"EAST ELEVATION
26
'
-
0
"
10'-3 1/2"
(N) FINISH FLOOR (2ND FLR)
8'-0
"
8'-0"
(E) CEILING HEIGHT (1ST FLR)
18'-3 1/2"
(N) CEILING HEIGHT (2ND FLR)
3'-8
"
7 18"
11"
PR
O
P
E
R
T
Y
L
I
N
E
ALL SETBACKS ARE MEASUREDTO FACE OF FINISH
21'-0"
26'-0"
21'-0"
20'-1"
(110.54') 26'-0"
(N) TOP OF ROOF
0'-0" (84.54')
(E) FINISH FLOOR (1ST FLR)
2 1/4" = 1'-0"NORTH ELEVATION
(84.54') 0'-0"
(E) FINISH FLOOR (1ST FLR)
8'-0
"
26
'
-
0
"
(110.54') 26'-0"
(N) TOP OF ROOF
10'-3 1/2"
(N) FINISH FLOOR (2ND FLR)
8'-0
"
8'-0"
(E) CEILING HEIGHT (1ST FLR)
18'-3 1/2"
(N) CEILING HEIGHT (2ND FLR)
MATCH EXISTINGSTUCCO FINISH ANDSTYLE. 2 LAYERSGRADE D BUILDINGPAPER BARRIER
125 12 5
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
ALL SETBACKS ARE MEASUREDTO FACE OF FINISH
9'-2"5'-7"
7'-5"
6'-2"
3'-2"
4'-5"
A5
ELEVATIONS
PROJECT
CLIENT
CONTENT
PREPARED BY
PROJECT
DATE
SHEET
220802
JJB
09.28.2022
NEW 2 BED ADUAND REMODEL
1233 BLUE GUM LANENEWPORT BEACH, CA 92660
PRAVIN CHATRISA1233 BLUE GUM LANENEWPORT BEACH, CA 92660
600 ANTON BOULEVARD11TH FLOOR
COSTA MESA, CA 92626949.274.6585
JJABDESIGN@GMAIL.COMJASON BLACKMORE
23
1 1/4" = 1'-0"
WEST ELEVATION
8'-0
"
26'
-
0
"
10'-3 1/2"
(N) FINISH FLOOR (2ND FLR)
8'-
0
"
8'-0"
(E) CEILING HEIGHT (1ST FLR)
18'-3 1/2"
(N) CEILING HEIGHT (2ND FLR)
EXISTING CONSTRUCTION NEW ADDITION
MATCH EXISTINGSTUCCO FINISH ANDSTYLE. 2 LAYERSGRADE D BUILDINGPAPER BARRIER
ROOFING SHALLMATCH EXISTING,A 30 YEAR SHINGLE.
3'-
8
"
PR
O
P
E
R
T
Y
L
I
N
E
ALL SETBACKS ARE MEASUREDTO FACE OF FINISH
21'-0"
26'-0"
21'-0"
20'-1"
(110.54') 26'-0"
(84.54') 0'-0"
(E) FINISH FLOOR (1ST FLR)
2 1/4" = 1'-0"SOUTH ELEVATION
0'-0" (84.54')
(E) FINISH FLOOR (1ST FLR)
8'-0
"
26
'
-
0
"
10'-3 1/2"
(N) FINISH FLOOR (2ND FLR)
8'-0
"
8'-0"
(E) CEILING HEIGHT (1ST FLR)
18'-3 1/2"
(N) CEILING HEIGHT (2ND FLR)
MATCH EXISTINGSTUCCO FINISH ANDSTYLE. 2 LAYERSGRADE D BUILDINGPAPER BARRIER
3'-8
"
125 12 5
7 18"
11"
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
ALL SETBACKS ARE MEASUREDTO FACE OF FINISH
7'-5"
5'-7"
12'-812"
15'-812"
9'-812"
4'-5"
(110.54') 26'-0"
(N) TOP OF ROOF
STAIR NOTES:
1. HANDRAILSA. PROVIDE CONTINUOUS HANDRAIL FOR STAIRWAY WITH 4 OR MORERISERS.B. HEIGHT OF RAILING ABOVE TREADS - 34" (34" MIN - 38" MAX)C. EXTEND HANDRAILS 12" NOSING OF TOP TREAD AND 12" PLUS TREADWIDTH BEYOND THE BOTTOM OF NOSING.D. RETURN ENDS OF HANDRAILS TO WALL OR POSTE. PROVIDE 1-1/2" CLEAR BETWEEN HANDRAIL AND WALLF. HAND GRIP PORTION OF HANDRAIL SHALL NOT BE LESS THAN 1-1/4"MIN, NOR MORE THAN 2" IN CROSS SECTIONAL DIMENSION.
2. TREADSA. ALL TREAD SURFACES TO BE SLIP RESISTANTB. ALL EXPOSED EDGES OF TREADS ARE TO BE SMOOTH, ROUNDED ORCHAMFERED. NO ABRUPT EDGES AT LOWER FRONT EDGE OFNOSING
3. NOSING PROJECTION PAST FACE OR RISER BELOW TO BE 1-1/2"MAXIMUM
4. RISERS ARE SUFFICIENTLY SOLID TO PREVENT PASSAGE OF OBJECTSLARGER THAN 1/4"
5. DIMENSIONS (UNLESS OTHERWISE NOTED)A. RISERS: 7-1/2" MAX 4" MIN VERTICALB. TREADS: 10" MIN HORIZONTAL
6. MAXIMUM VARIATION IN HEIGHT OF RISERS OR WIDTH OF TREADS INANY GIVEN FLIGHT: 1/4"
7. MINIMUM HEADROOM CLEARANCE MEASURED VERTICALLY FROM THEPLANE OF THE CEILING FINISH TANGENT TO THE TREAD NOSING AT THESTAIRWELL: 6'-8" MINIMUM CLEAR
8. MAXIMUM VERTICAL DISTANCE BETWEEN STAIRWAY LANDINGS: 12'-0"
9. STAIR LANDINGS:A. STAIR LANDINGS SHALL BE THE SAME WIDTH AND DEPTH AS THESTAIR IT SERVES WITH MINIMUM DIMENSIONS OF 36" EACH WAYB. PROVIDE HANDRAIL AT STAIRS AND 42" HIGH GUARDRAIL AT STAIRLANDINGS WITH CLEAR SPACE BETWEEN BALLUSTERS ANDHORIZONTAL TOP RAIL AT 4" MIN CLEAR TYPICAL
10. ENCLOSED USABLE SPACE UNDER THE STAIRS SHALL BE PROTECTEDWITH ONE HOUR FIRE RESISTIVE PROTECTION, I LAYER OF 1/2" GYP BOARDON ENCLOSED SIDE.
A6
ELEVATIONS
PROJECT
CLIENT
CONTENT
PREPARED BY
PROJECT
DATE
SHEET
220802
JJB
09.28.2022
NEW 2 BED ADUAND REMODEL
1233 BLUE GUM LANENEWPORT BEACH, CA 92660
PRAVIN CHATRISA1233 BLUE GUM LANENEWPORT BEACH, CA 92660
600 ANTON BOULEVARD11TH FLOOR
COSTA MESA, CA 92626949.274.6585
JJABDESIGN@GMAIL.COMJASON BLACKMORE
24
9 CEILING JOIST PER STRUCTURAL
SLAB PER STRUCTURAL
1
SECTION KEYNOTES
ROOF RAFTER PER STRUCTURAL
2
3
4
5
TOP PLATE
FRAMING
FOOTER PER STRUCTURAL6
INSULATION MIN R-157
INSULATION MIN R-308
BOTTOM PLATE
1
2
3
4
6
7
KITCHEN
GARAGE
LIVING ROOM
8
5
10
10 FLOOR JOIST PER STRUCTURAL
11 INSULATION MIN R-19
11
1 1/4" = 1'-0"
BUILDING SECTION
7 18"
11"
6" DIA. MAX
4-5/8" DIA. MAX
3'-6
"
10-
9
2
3
4
6
7
8
5
KITCHEN BEDROOM #1
GARAGE
BEDROOM #2
BEDROOM #3
1
88
1011
2 1/4" = 1'-0"
BUILDING SECTION
WETHER RESISTANT BARRIER
METAL SHEATHING
CEMENT PLASTER - TEXTURE AND COLORTO MATCH EXISTING
1-1/2" = 1'-0"EXUAST VENT PENITRATION - WALL4
HIGH-STRENGTH BONDING TAPE
EXHAUST VENT
CAULKING
FLASHING
PROVIDE WOOD BLOCKING & SEAL AROUNDPENETRATION WITH MINIMALLY EXPANDINGPOLYURETHANE FOAM OR CAULKING
26 GA CORROSION RESISTANT WEEP SCREED
8" M
I
N
(3
"
T
O
CO
N
C
.
F
I
N
.
)
2"
FINISH GRADE
1-1/2" = 1'-0"WEEP SCREED AT STUCCO3
BUILDING PAPER
4"
M
I
N
5/8" TYPE "X" GYPSUM
NEW FLOOR JOISTS
NEW DOUBLE 5/8" PLYWOODSUB- FLOORING
R302.11 FIREBLOCKING SHALL BE PROVIDED IN THE FOLLOWING LOCATIONS:1. IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACESAND PARALLEL ROWS OF STUDS OR STAGGERED STUDS, VERTICALLY AT CEILING ANDFLOOR LEVELS, AND HORIZONTALLY AT INTERVALS NOT EXCEEDING 10 FEET.2. AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACESSUCH AT SOFFITS, DROP CEILINGS, COVE CEILINGS.3. IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF ASTAIR RUN.4. AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES AND WIRES AT CEILING ANDFLOOR LEVEL, WITH AN APPROVED MATERIAL TO RESIST THE FREE PASSAGE OF FLAMEAND PRODUCTS OF COMBUSTION.5. AT OPEN SPACES AROUND CHIMNEYS AND FIREPLACES SEE SECTION 1003.19(REQUIRED TO BE NON-COMBUSTIBLE MATERIAL).6. FIREBLOCKING OF CORNICES OF A TWO FAMILY DWELLING IS REQUIRED AT THE LINE OFDWELLING UNIT SEPARATION.7. THE MINERAL FIBER INSULATION SHALL HAVE A THERMAL RESISTANCE R VALUE OF 11 ORGREATER AS DETERMINED BY FEDERAL SPECIFICATION HH-I-521E.
1-1/2" = 1'-0"1-HR FIRE AND STC 50 RATED GARAGE CEILING7
NEW MINERAL FIBERINSULATION. SEE NOTE 7
NEW RESILIENT CHANNELS
1/2" STUCCO INSTALLED IN COMPLIANCE W/ASTM C926, ASTM C1063
METAL LATHE INSTALLED IN COMPLIANCEWITH CRC R703.7
8
5/8" TYPE "X" GWB WALLBOARDJOINTS AND NAILHEADS TO BECOVERED WITH TAPE ANDJOINT COMPOUND
JOISTS PER STRUCTURAL
3-1/2" FIBERGLASS INSULATION
NOTE:INSTALL COMPONENTS PERMANUFACTURERSREQUIREMENTS
1-1/2" = 1'-0"
1-HR RATED WALL WITH SOUND RATING 50 STC - UL U305
3"
4"
MIN.
NOTE:ROOF TYPE ANDCONSTRUCTIONMAY VARY
SPUN BOUND ALUMINUM ONEWAY VENT. PRIME AND SETFLANGE IN MASTIC.
SEALANT AT METALJUNCTURE TO MEMBRANE
POLYESTERREINFORCINGMEMBRANE PLY
FIELD CAPMEMBRANE PLY
FIELD BASEMEMBRANE PLIES
SPECIFIED ROOF DECK
LOOSEINSULATION FILL
VENT COVER NOT SHOWN FOR CLARITY
6 1" = 1'-0"
EXUAST VENT PENITRATION - ROOF
INSTALLATION SEQUENCE FOR STRIP FLASHING A ROUGH OPENING TO RECEIVE ANON-FLANGED WINDOW, DOOR, OR FIXTURE:
1. INSTALL 2-INCH BY 3-INCH STRIPS OF WATERPROOFING TAPE ONTO EACH ROUGHOPENING CORNER.2.INSTALL WATERPROOFING TO COVER THE SLOPED SILL / THRESHOLD, 3-INCHES OFTHE WALL FACE, AND 3-INCHES OF EACH JAMB.3.INSTALL WATERPROOFING TAPE TO COVER THE OPENING SIDE OF EACH JAMB, AND3-INCHES OF THE WALL FACE AT THE SILL, JAMB, AND HEAD.
1
2
3
4
POSITIVE DRAINAGE SLOPE
N.T.S.WATER PROOFING AT DOOR AND WINDOW OPENINGS5
4. INSTALL WATERPROOFING TAPETO COVER THE OPENING SIDE OFTHE HEAD, AND A MINIMUM OF3-INCHES OF THE WALL FACE ATTHE HEAD AND JAMBS. (WHEN ATWF WILL BE INSTALLED AT THEHEAD WITH A MASONRY FINISH,EXTEND THE WALL FACEFLASHING COVERAGE TOINTERFACE WITH 2-INCHES OFTHE TWF MEMBRANE.)5. INSTALL THE WINDOW, DOOR, ORFIXTURE, NOT SHOWN.6. INSTALL, ON THE INTERIOR ANDEXTERIOR SIDES OF THE WINDOW,DOOR, OR FIXTURE FRAME, ABACKER ROD AND SEALANT INTHE SPACE BETWEEN THE ROUGHOPENING AND FRAME, NOTSHOWN.
10 1" = 1'-0"NON VENTED ROOF DETAIL
ROOF JOISTS PERSTRUCTURAL
INTERIOR FINISH
INSULATION PERTITLE 24 REPORT
ROOF SHEATHING
#30 ROOFING FELT
ASPHALT SHINGLES
9 1" = 1'-0"
WALL AND EAVE DETAIL
2X8 FASCIA
2X RAFTER TAILS
MATCH EXISTINGROOFING MATERIAL
16"
MATCH EXISTING
PLYWOOD PER STRUCTURAL
NEW SIDING PER PLANS
PROVIDE HOLES IN BLOCKINGAS REQUIRED FOR ATTICVENTILATION
2 LAYER 15 LBS BUILDING PAPER
INSULATION PER TITLE24REPORT CONTINUOUS TO WALL
CONTINUOUS RIDGE VENTWITH VAPOR DIFFUSION PORTINSTALLED PER CRC 806.5
A7
& DETAILSBUILDING SECTION
PROJECT
CLIENT
CONTENT
PREPARED BY
PROJECT
DATE
SHEET
220802
JJB
09.28.2022
NEW 2 BED ADUAND REMODEL
1233 BLUE GUM LANENEWPORT BEACH, CA 92660
PRAVIN CHATRISA1233 BLUE GUM LANENEWPORT BEACH, CA 92660
600 ANTON BOULEVARD
11TH FLOORCOSTA MESA, CA 92626949.274.6585
JJABDESIGN@GMAIL.COMJASON BLACKMORE
25
A8
MISC FORMS
PREPARED BY
PROJECT
DATE
SHEET
220802
JJB
09.28.2022
NEW 2 BED ADUAND REMODEL
1233 BLUE GUM LANENEWPORT BEACH, CA 92660
PRAVIN CHATRISA1233 BLUE GUM LANENEWPORT BEACH, CA 92660
600 ANTON BOULEVARD
11TH FLOORCOSTA MESA, CA 92626949.274.6585
JJABDESIGN@GMAIL.COMJASON BLACKMORE
26
A9
MISC FORMS
PREPARED BY
PROJECT
DATE
SHEET
220802
JJB
09.28.2022
NEW 2 BED ADUAND REMODEL
1233 BLUE GUM LANENEWPORT BEACH, CA 92660
PRAVIN CHATRISA1233 BLUE GUM LANENEWPORT BEACH, CA 92660
600 ANTON BOULEVARD
11TH FLOORCOSTA MESA, CA 92626949.274.6585
JJABDESIGN@GMAIL.COMJASON BLACKMORE
27
28
Mr. Orozco:
We object to this building a second residence on our cul de sac.
As it is now there is nowhere to park on the street and people who
visit have to walk a distance. We do not want a house turned into
an apartment with renters on both levels of the home on 1233
Blue Gum.
We do not know how long these renters will be staying and noise
and parking will be an issue that will neg·atively impact the other
homeowners on the street.
These ADUs should be constructed on a larger street rather than a
small cul de sac with only 6 other houses.
The owner did not get permits before starting this project and that
is not permissible by the city.
We oppose this building.
Thank you--neighbors on Blue Gum
cons,ae-r me suommeo correspondence.
For questions regarding this public hearing item please contact Oscar Orozco, Assistant Planner, at 949-644-3219
or oorozco@newportbeachca.gov, at 100 Civic Center Drive, Newport Beach, CA 92660.
Project File No.: PA2022-0261 Activity: Coastal Development Permit
Zone: PC22 (Westcliff Grove)
I C~.:~.;ia1 Land Use Pt "'n: RSD-A (Single Unit
Residential Detached) _ _'').0 - 5.9 DU/AC)
Location: 1233 Blue Gum L .... ,n.,"
General Plan: RS-D (Single Unit Residential
Detached) ·
Filing Date: January 26, 2023
\
Applicant: JJAB Design LLC, Jason Blackmoie
--•'----~-,1 . ~J--
~--_J
Zoning Administrator - May 11, 2023 Item No. 4a Additional Materials Received AFTER DEADLINE Chhatrisa Residence Coastal Development Permit (PA2022-0261)