HomeMy WebLinkAbout2.0_Barnard Residence_PA2023-0018
CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
October 3, 2024
Agenda Item No. 2
SUBJECT: Barnard Residence (PA2023-0018)
▪ Coastal Development Permit
▪ Variance
SITE LOCATION: 3907 Seashore Drive
APPLICANT: Ritner Group INC.
OWNER: The Amended and Restated Kenneth A. Barnard and Stephanie S.
Barnard Revocable Living Trust
PLANNER: Oscar Orozco, Assistant Planner
949-644-3219, oorozco@newportbeachca.gov
PROJECT SUMMARY
A request for a coastal development permit to demolish an existing two-unit dwelling and
construct a new 2,318-square-foot, three-story, two-unit dwelling with an attached 444-
square-foot, two-car garage and two carport spaces in the VE Special Flood Hazard Area
(VE Flood Zone). Additionally, the applicant requests a variance from Title 20 (Planning
and Zoning) and Title 21 (Local Coastal Program Implementation Plan) of the Newport
Beach Municipal Code (NBMC) to construct three exterior entry stairs, one within the front
setback facing West Ocean Front and two entirely within interior side setbacks. The front
stairs are approximately 5 feet, 4 inches in height, measured to the highest guardrail and
the side stairs are approximately 7 feet, 9 inches in height, measured to the highest
guardrail. A variance is required because the NBMC restricts stairs, platforms, and
landings within the side setback to 18 inches maximum, measured from existing grade,
and restricts fences, hedges, and walls (including guardrails and handrails) to 6 feet
maximum, measured from existing grade. Further, the NBMC restricts the height of fences,
hedges, and walls (including guardrails and handrails) within the front setback to 42 inches
maximum, measured from existing grade. The project complies with all other development
standards and no other deviations are requested.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, because it has no potential to have a significant
effect on the environment; and
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3)Adopt Resolution No. PC2024-021, approving the Coastal Development Permit and
Variance filed as PA2023-0018 (Attachment No. PC 1).
VICINITY MAP
GENERAL PLAN ZONING
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE Two-Unit Residential (RT) Two-Unit Residential
(R-2) Two-unit residential
NORTH RT R-2 Two-unit residential
SOUTH RT R-2 Single- and two-unit residential
EAST RT R-2 Single- and two-unit residential
WEST Parks and Recreation
(PR)
Parks and Recreation
(PR) Beach
Subject
Property
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INTRODUCTION
Project Setting
The subject property is a 2,093-square-foot beachfront lot located on the westerly side of
Seashore Drive, between 39th and 40th Streets. The site is currently developed with an
existing 3,640-square-foot, three-story duplex with an attached two-car garage. The
property abuts the public beach. The site includes an approximately 9.5-foot-deep patio,
which is permitted to encroach onto the public beach by the Oceanfront Encroachment
Policy (Appendix C) of the Local Coastal Program (LCP) Implementation Plan.
Figure 1: Aerial view of the subject property abutting the beach
Background
VE Special Flood Hazard Area
The property is located within the VE Flood Zone (15), which is a Flood Zone designated
by the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps
(FIRMs) affecting 139 ocean fronting properties between 28th Street and 48th Street
(Figure 2 below). The FIRMs became effective March 21, 2019.
Subject
Property
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Figure 2: Properties within the VE Flood Zones
New development within the VE Flood Zone (15) is required to meet FEMA design criteria
and the City’s Building Code, which require the first floor of the dwelling to be elevated
approximately 3 to 5 feet above the ground. Specifically, in the VE Flood Zone, the first
floor of the dwelling is required to be at or above the Base Flood Elevation (BFE) of 15
feet based on the North American Vertical Datum of 1988 (NAVD 88), and the City
requires an additional 1 foot of freeboard to the bottom of the lowest horizontal structural
member. Therefore, the lowest horizontal structural member must be at an elevation of
16 feet NAVD 88. Including the floor system, the finished floor of new residential dwellings
in the VE Flood Zone is typically at an elevation of 17.5 feet NAVD 88.
The FEMA construction design criteria requires that new developments utilize pilings,
posts, piers, or columns to raise the main dwelling and maintain an open foundation free
of obstructions for those areas located below the BFE as shown in Figure 3 below.
Garages are allowed to be located below the BFE, provided they are constructed with
breakaway walls per the National Flood Insurance Program (NFIP). Additionally, raising
the residential structure requires an elevated stair system to access the dwelling;
Condition of Approval No. 28 is included to ensure that the stairs are an open design and
constructed of flood damage resistant material per the NFIP.
Subject Property
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Figure 3: Conceptual design for a raised structure with an open foundation per FEMA
construction design criteria
In the event of wave action, these structures are designed and engineered to allow water to
flow below the elevated floor system without damaging the foundation or creating substantial
debris. Figure 4 on the following page provides an example of an elevated foundation.
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Figure 4: Example of a raised foundation on piers/piles.
Challenges for Development in the VE Flood Zone
Compliance with the new VE Flood Zone design criteria presents several challenges for
new residential development to also meet the requirements of Title 20 (Planning and
Zoning) and Title 21 (Local Coastal Program Implementation Plan) of the NBMC.
Specifically, the VE Flood Zone design criteria significantly limit the means of access to
the dwelling.
For example, the NBMC allows stairs, landings, platforms, steps, and similar features to
encroach into the side setback up to 18 inches from existing grade. Similarly, the NBMC
allows fences, hedges, and walls, including guardrails and handrails, to encroach into the
side setback up to 6 feet from existing grade. However, for new residential dwellings in
the VE Flood Zone, the existing grade may be 5 or more feet below the new finished floor,
making access impossible within the side setback without a variance for the maximum
height of accessory structures. The City is in the process of amending the NBMC to
remedy the challenges related to access to the dwelling.
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Pending Zoning Code and LCP Amendments
On March 26, 2019, the City Council adopted Resolution No. 2019-31 initiating an
amendment to Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program
Implementation Plan) of the NBMC to modify the setback encroachment regulations for
residential properties in the VE Flood Zone.
On June 27, 2023, the City Council adopted Ordinance No. 2023-10 to amend Title 20
(Planning and Zoning) and approved Resolution No. 2023-37 authorizing the submittal of
a Local Coastal Program Amendment (LCPA) to the California Coastal Commission
(CCC) for approval to amend Title 21 (Local Coastal Program Implementation Plan). The
amendments will create a Special Food Hazard Area (VE) Overlay Zoning District to
modify certain development standards for properties in the VE Flood Zone. The VE
Overlay District would allow for the construction of raised patios, steps, landings,
platforms, terraces, stairs, guardrails, handrails, and similar features for access to exceed
the height limits for accessory structures within side, rear, and front setbacks, subject to
certain limitations.
The LCPA was deemed complete on April 15, 2024, and will be scheduled for a future
hearing date for consideration by the CCC. Until the CCC approves the LCPA, the VE
Overlay District will not be effective in Title 20 (Planning and Zoning) or Title 21 (Local
Coastal Program Implementation Plan) and a variance is necessary to authorize
deviations to setback standards.
Project Description
The applicant proposes to demolish an existing two-unit dwelling and construct a new
2,318-square-foot, three story, two-unit dwelling with an attached 444 square-foot two-car
garage and two carport spaces in the VE Flood Zone. The proposed residence features a
contemporary design, which utilizes split-level living spaces, balconies and decks, and a
third floor, which is stepped back to reduce bulk and mass. The proposed structure includes
a raised foundation at 17.25 feet NAVD 88, which is supported by caissons to meet the
minimum finished floor requirements of the VE Flood Zone. The structures below the
required base flood elevation are designed as breakaway walls or are open construction to
allow water to flow through them. They are also designed to be consistent with ASCE 24
(American Society of Civil Engineers) Section 4.5.12. The project includes hardscape, walls,
and drainage facilities.
DISCUSSION
Analysis
General Plan, Local Coastal Plan, and Zoning Code
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The site is categorized as Two-Unit Residential (RT) by the General Plan Land Use
Element and Two Unit Residential– 30.0-39.9 DU/AC (RT-E) by the Coastal Land Use
Plan (CLUP). It is located within the Two-Unit Residential (R-2) Zoning District and
Coastal Zoning District. The two-unit dwelling is a permitted use within these
designations. With the exception of the requested deviations for maximum stair and
guardrail height in the side setback areas, the proposed residence complies with all other
applicable development standards of the R-2 Zoning and Coastal Zoning Districts, as
illustrated in Table 1 below:
Table 1: Zoning and Coastal Zoning Development Standards
Development Feature Required Proposed
Setbacks (min.)
Front (West Ocean Front)
Rear (Street)
Left Side (West)
Right Side (East)
5 feet
0 feet
3 feet
3 feet
5 feet1
7 inches
3 feet
3 feet
Height (max.)
Flat Roof
Sloped Roof
24 feet
29 feet
24 feet
29 feet
Floor Area Limit (max.) 2,877 sq. feet 2,762 sq. feet
Third Floor Area (max.) No Maximum 262 sq. ft.
Parking (min.) 2 spaces per unit; 1 in a
garage and 1 covered or
in a garage
2 spaces in a garage and 2
spaced covered
3rd Floor Stepbacks 15 feet 15 feet
1 The project also includes balconies that are permitted to encroach 3 feet into the front setback
that fronts the public beach pursuant to Sections 20.30.110(D)(5) and 21.30.110(D)(5) (Setback
Regulations and Exceptions – Balconies Abutting East Ocean Front and West Ocean Front)
Title 20 - Variance Findings
A variance is requested for two entry stairs to exceed the maximum height limit in the side
setbacks and one entry stair to exceed the maximum height limit in the front setback. A
variance is a request to waive or modify certain standards when, because of special
circumstances applicable to the property, including location, shape, size, surroundings,
topography, or other physical features, the strict application of the development standards
otherwise applicable to the property denies the property owner privileges enjoyed by other
property owners in the vicinity and in the same zoning district.
Section 20.52.090(F) (Variances, Findings and Decision) of the Zoning Code requires the
Planning Commission to make the following findings before approving a variance:
A. There are special or unique circumstances or conditions applicable to the subject
property (e.g., location, shape, size, surroundings, topography, or other physical
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features) that do not apply generally to other properties in the vicinity under an
identical zoning classification;
B. Strict compliance with Zoning Code requirements would deprive the subject
property of privileges enjoyed by other properties in the vicinity and under an
identical zoning classification;
C. Granting of the Variance is necessary for the preservation and enjoyment of
substantial property rights of the applicant;
D. Granting of the Variance will not constitute a grant of special privilege inconsistent
with the limitations on other properties in the vicinity and in the same zoning district;
E. Granting of the Variance will not be detrimental to the harmonious and orderly
growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the
public convenience, health, interest, safety, or general welfare of persons residing
or working in the neighborhood; and
F. Granting of the Variance will not be in conflict with the intent and purpose of this
Section, this Zoning Code, the General Plan, or any applicable specific plan.
Entry Stairs
The project includes two entry stairs within the side setback to provide primary access to
the dwelling units. There is an additional set of stairs in the front setback to provide access
from the dwelling to the beach and ocean beyond. The three stairs are shown below in
Figure 5. Due to the VE Zone flood hazard standards requiring a raised finished floor,
stairs are necessary to reach the finished floor from the lower existing grade.
Figure 5: Side East Elevation of Entry Stairs
Side Entry Stairs
Front Entry Stairs
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Figure 6: Side West Elevation of Entry Stairs
Side Setback
The existing grade within the side setback is approximately 12.07 feet NAVD 88, which
is 5.18 feet lower than the required 17.25-foot finished floor of the two-unit dwelling. The
proposed top of landing for the side entry stairs is approximately 4 feet and 4 inches
above existing grade, which exceeds the maximum 18-inch height requirements for steps
in the side setback. The required guardrail exceeds the height of the platform by 42-
inches, the minimum height required per building code, for a total height of 7 feet 9 inches
above existing grade. This height exceeds the 6-foot maximum height for fences, hedges,
and walls, within side setbacks. Condition of Approval no. 8 requires that 40% of the
guardrails are open throughout to help ensure light and air are not blocked by the
guardrail.
Properties outside of the VE flood zone are typically able to accommodate an entryway
in the side setback without the necessity of stairs. Strict compliance with the Zoning Code
would require the dwelling’s main entryway stairs be relocated into the interior of the
residence thereby reducing the amount of livable area on a modest-sized lot.
Furthermore, the intent of the Zoning Code is to prevent the alteration of topography within
side setback areas, also known as raising the grade, to be significantly higher than the
existing grade. A raised grade within the side setback area can create privacy issues with
neighboring properties. This project does not create a raised side yard that encourages
congregation, rather the stairs provide access to the dwelling. Finally, the footprint of the
entryway stairs is relatively small compared to the overall length of the side setback. The
Side Entry Stairs
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entry stair along the south side setback occupies 17 lineal feet within the setback, or 22%
of the setback. The entry stair along the north side setback occupies 13 feet 10 inches
within the setback or 17% of the setback.
Front Setback
The project contains an additional set of stairs in the front setback abutting the beach.
These stairs run parallel with the front property line and are intended to provide direct
access from the residence to the beach below. The existing patio grade is 14.72 feet
NAVD 88, 2.53 feet lower than the required 17.25-foot NAVD 88 finished floor of the two-
unit dwelling. The guardrails, which are the tallest element of the stairs are a maximum
height of 5 feet, 4 inches above the existing grade.
Neighboring properties, as well as the existing property, include existing ocean front
patios which are directly accessible from the residence (Figure 6). Direct access from the
residence to the patio is necessary for enjoyment of ocean front property.
Figure 7: Existing Oceanfront Patios
Section 20.30.040 (Fences, Hedges, Walls, and Retaining Walls) of the NBMC permits
accessory stairs, including required guardrails, within the front setback to a maximum
height of 42-inches above existing grade. Compliant stairs with guardrail are infeasible
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due to the VE Flood Zone created condition of a high finished-floor and a low existing
patio grade. Like the side stairs, the front stairs are to be constructed with open cable
railing to minimize visual impacts.
Coastal Development Permit Findings
The subject property is located within the Coastal Zone and, therefore, the proposed
project requires a coastal development permit. Per Section 21.52.015(F) of NBMC, the
required findings to approve a coastal development permit are as follows:
A. Conforms to all applicable sections of the certified Local Coastal Program; and
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.
Land Use and Development Standards
The proposed two-unit dwelling is consistent with the Two Unit Residential Coastal Land
Use and Coastal Zoning District. With exception of the requested side setback
encroachments, the proposed structure complies with all applicable residential
development standards, including floor area limitation, setbacks, height, and parking. The
proposed deviations to the maximum stair and guardrail heights within the side setback
comply with Section 21.52.090 (Relief from Implementation Plan Development
Standards) of the NBMC, which allows for a waiver or modification of certain standards
of the Implementation Plan because of special circumstances.
Coastal Hazards
Since the subject property abuts the ocean, a coastal hazards report was provided by the
Applicant. The report, prepared by GeoSoils, Inc., dated November 9, 2022, concludes
that the project will be reasonably safe from wave runup, overtopping, and future sea level
rise. The estimates assume an approximate 3.2-foot increase from sea level rise over the
next 75 years (i.e. the life of the structure). The maximum water elevation is 7.7 feet NAVD
88, therefore the future sea level is estimated to reach approximately 10.9 feet NAVD 88
(the likely range for sea level rise over 75-year design life of the structure based on low
risk aversion estimates for sea level rise provided by the State of California, Sea Level
Rise Guidance: 2018 Update). Additionally, the maximum water elevation using the
medium-high risk aversion estimate (0.5% probability) is 13.7 feet NAVD 88. The finished
floor elevation of the first floor of the proposed structure is approximately 17.25 feet NAVD
88, which complies with the minimum 9.0-foot NAVD 88 elevation standard for new
structures and exceeds the minimum requirements for future sea level rise (10.9 feet and
13.7 feet NAVD 88).
The project will be reviewed for compliance with building code and FEMA standards prior
to issuance of a building permit. As previously stated, the VE Flood Zone mapped at the
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site requires a base flood elevation (BFE) of 15 feet NAVD 88, and the City requires an
additional one foot of freeboard to the bottom of the lowest horizontal structural member.
Therefore, the project has been designed with a raised finished floor of 17.5 feet NAVD
88 with a pile foundation to withstand potential wave overtopping in compliance with the
FEMA VE Flood Zone standards.
Public Views and Access
The property is not located adjacent to a coastal viewpoint as identified in the Coastal Land
Use Plan. The nearest coastal viewpoint is Newport Island Park and is not visible from the
site. The Property is located adjacent to Seashore Drive, where intermittent views of the
beach are provided at intersections with street ends. As currently developed, the existing
property and other residences along Seashore Drive impede views of the ocean from
Seashore Drive and provide very limited opportunities to see the beach through side
setbacks. The property is located mid-block, and existing views of the beach are available
along the 39th and 40th Street ends. The project would not block any existing views through
the project site, as there are no existing views through the site. Additionally, the proposed
two-unit dwelling complies with all applicable Title 21 (Local Coastal Program
Implementation Plan) development standards and maintains a building footprint consistent
with the expected neighborhood pattern of development. Most existing homes in the
neighborhood are not yet built on a raised slab, per the FEMA design guidelines and the
City’s Building Code. This could make the project appear taller than adjacent residences
until future development occurs and neighboring properties are also built on raised slabs.
Lateral access is available on the beach in front of the property and along the West Ocean
Front Alley to the rear of the property. Vertical access to the beach is available at the 39th
Street end and 40th Street end from Balboa Boulevard. The project does not involve the
removal or creation of additional street parking spaces. The project design does not include
any unique features in the rear of the property that could obstruct access or create hazards
for the motorists or pedestrians on Seashore Drive. The carport posts are setback
approximately two feet from the property line, which would allow the residents additional
visibility to the bike path and street as they enter and exit the garage.
Scenic and Visual Quality Protection
The property is located between the first public roadway and paralleling the ocean, therefore,
NBMC Section 21.30.100 (Scenic and Visual Quality Protection) is applicable. City staff has
conducted an initial evaluation of the project site and determined that the proposed
development does not have the potential to significantly impact a public view or a viewshed,
or the scenic and visual qualities of the coastal zone due to the fact that it is in-line
development located in the middle of the block. The project will replace an existing two-unit
dwelling with a new two-unit dwelling that complies with applicable development standards.
The project also complies with the City’s Residential Development Standards and Design
Criteria that restrict the location of third floors. Although not required, the project proposes a
relatively small third floor totaling 262 square feet. The third floors accommodate a family
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room, bedroom, bathroom, and covered balcony, which complies with the additional 15-foot
stepback standards from the front and rear setback lines. Compliance with third floor location
standards minimize the appearance of bulk and scale from the adjacent beach, neighboring
properties, and street.
Relief from Implementation Plan Development Standards Findings
Per Section 21.52.090 (Relief from Implementation Plan Development Standards) of the
NBMC, the Planning Commission may approve a waiver to a development standard of
the Implementation Plan only after making all the following findings:
A. Whether or not the development is consistent with the certified Local Coastal
Program to the maximum extent feasible; and
B. Whether or not there are feasible alternatives that would provide greater
consistency with the certified Local Coastal Program and/or that are more
protective of coastal resources.
C. The granting of the variance is necessary due to special circumstances applicable
to the property, including location, shape, size, surroundings, topography, and/or
other physical features, the strict application of the development standards
otherwise applicable to the property denies the property owner privileges enjoyed
by other property owners in the vicinity and in the same coastal zoning district; and
D. The modification or variance complies with the findings required to approve a
coastal development permit in Section 21.52.015(F);
E. The modification or variance will not result in development that blocks or
significantly impedes public access to and along the sea or shoreline and to coastal
parks, trails, or coastal bluffs;
F. The modification or variance will not result in development that blocks or
significantly impairs public views to and along the sea or shoreline or to coastal
bluffs and other scenic coastal areas;
G. The modification or variance will not result in development that has an adverse
effect, either individually or cumulatively, on coastal resources, including wetlands,
sensitive habitat, vegetation, or wildlife species; and
H. The granting of the modification or variance will not be contrary to, or in conflict
with, the purpose of this Implementation Plan, nor to the applicable policies of the
certified Local Coastal Program.
As previously discussed, the proposed development is consistent with the certified Local
Coastal Program to the maximum extent possible without depriving the applicant of
access into the two-unit dwelling. Staff has analyzed the alternatives of the variance and
believes that the proposed project is necessary for a viable project while it does not cause
a detriment to the surrounding neighborhood, public views, or public access.
An alternative to the side yard entry stairs is to have the entrance door at the side yard
grade level and to design a stair system within the buildable area. Stairs within the
buildable area count as floor area but reduce the opportunity for practical living areas
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such as living rooms and bedrooms on narrow lots. The proposed project already has
difficult design constraints due to being located within the VE Flood Zone. Interior stairs
would not provide greater consistency with the LCP and are not more protective of coastal
resources.
Designing a separate entrance on each side of the two-unit dwelling that is within the
buildable area is not reasonable. The lot is 25 feet wide with 3-foot side setbacks on each
side, leaving a 19-foot-wide buildable width. If each entrance is at least 3 feet deep on
each side, that would leave a width of 13 feet for living area. Thus, the lot is not wide
enough to allow for separate entrances for both the dwelling units. Therefore, the side
yard entry is the most feasible means of entry for the dwelling units.
Summary and Alternatives
In conclusion, the project will allow the new construction of a two-unit dwelling that is
consistent with the Title 20 and Title 21 amendments (VE Overlay District) that have been
approved by the City Council and pending review with the CCC. The project is designed
to be consistent with the FEMA design criteria and the variance will allow the dwellings to
have entry stair access in the side setback up to the raised foundation as required.
Neighboring properties outside of the VE Flood Zone are not subject to the same
requirements and these design hardships are the basis for findings of the variance.
Additionally, the project is consistent with the Coastal Land Use and Zoning District, aside
from the side setback encroachments. Staff believes the findings for approval can be
made to support the proposed project and the facts in support of the required findings are
presented in the draft Resolution (Attachment No. PC 1). The following alternatives are
available to the Planning Commission should they feel the facts are not in evidence of
support for the proposed application:
1. The Planning Commission may suggest an alternative design to reduce the
number of entry stairs that are necessary to alleviate concerns. If the changes are
substantial, the item should be continued to a future meeting to allow redesign of
the project; or
2. If the Planning Commission does not believe the facts in support of finding can be
made, the Planning Commission may deny the application request.
Environmental Review
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no
potential to have a significant effect on the environment.
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Class 3 exempts the construction of limited numbers of new, small structures, including
up to three single-family dwellings or up to six dwelling units within multi-unit structures in
urbanized areas. The Project includes demolition of an existing two-unit dwelling and
construction a new two-unit dwelling.
The exceptions to this categorical exemption under Section 15300.2 of the CEQA
Guidelines 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.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to all owners of property
and residential occupants within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways) including the applicant and posted on the
subject property at least 10 days before the scheduled meeting, 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.
Prepared by: Submitted by:
_________________________
Oscar Orozco
Assistant Planner
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Project Description and Justification Letter
PC 3 Project Plans
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Attachment No. PC 1
Draft Resolution with Findings and Conditions
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RESOLUTION NO. PC2024-021
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, APPROVING A COASTAL
DEVELOPMENT PERMIT AND VARIANCE TO ALLOW THE
DEMOLITION OF AN EXISTING TWO-UNIT DWELLING AND
CONSTRUCTION OF A TWO-UNIT DWELLING, ATTACHED
GARAGE, AND CARPORT FOR THE PROPERTY LOCATED AT
3907 SEASHORE DRIVE (PA2023-0018)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Ritner Group Inc. (“Applicant”), on behalf of Kenneth A. Barnard
and Stephanie S. Barnard, Trustees of The Amended and Restated Kenneth A. Barnard
and Stephanie S. Barnard Revocable Living Trust, Dated December 29, 2005 (“Owner”),
concerning property located at 3907 Seashore Drive, and legally described as Lot 4 of
Block 39, Third Addition to Newport Beach Tract, in the city of Newport Beach, County of
Orange, State of California, as per map recorded in Book 3, page 31 of Miscellaneous
Maps, in the Office of the County Recorder of said county (“Property”).
2. The Applicant requests a coastal development permit to demolish an existing two-unit
dwelling and construct a new 2,318-square-foot, three story, two-unit dwelling with an
attached 444-square-foot two-car garage and two carport spaces in the VE Special
Flood Hazard Area (“VE Flood Zone”). Additionally, the Applicant requests a variance
to construct three exterior entry stairs, one within the front setback facing West Ocean
Front and two entirely within interior side setbacks. The front stairs are approximately 5
feet, 4 inches in height, measured to the highest guardrail, where fences, hedges, and
walls are limited to 24 inches in height (including guardrails and handrails) from existing
grade. The side stairs are approximately 7 feet, 9 inches in height, measured to the
highest guardrail where stairs, platforms, and landings are limited to 18 inches in height
and fences, hedges, and walls (including guardrails and handrails) are limited to 6 feet
in height, measured from existing grade (“Project”). The project complies with all other
development standards and no other deviations are requested.
3. The Property is categorized as Two-Unit Residential (RT) by the General Plan Land Use
Element and is located within the Two-Unit Residential (R-2) Zoning District.
4. The Property is located within the Coastal Zone. The Coastal Land Use Plan category
is Two-Unit Residential - 30.0 – 39.9 DU/AC (RT-E) and the Coastal Zoning District is
Two Unit Residential (R-2).
5. The City Council adopted Resolution No. 2019-31 on March 26, 2019, initiating an
amendment to Title 20 (Planning and Zoning) (“Title 20”) and Title 21 (Local Coastal
Program Implementation Plan) (“Title 21”) of the Newport Beach Municipal Code
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(“NBMC”) to modify the setback encroachment regulations for residential properties in
the VE Flood Hazard Area.
6. The City Council adopted Ordinance No. 2023-10 on June 27, 2023, to amend Title 20 to
create a Special Flood Hazard Area (VE) Overlay Zoning District to modify certain
development standards for properties subject to special flood hazards as identified by the
Federal Emergency Management Agency (“FEMA”) in the Flood Insurance Study (“FIS”)
for Orange County, California and Incorporated Area with accompanying FEMA Flood
Insurance Rate Maps (“FIRM”). The VE Overlay District allows for the construction of
raised patios, steps, landings, platforms, terraces, stairs, guardrails, handrails, and similar
features for access to exceed the height limits for accessory structures within side, rear,
and front setbacks, subject to certain limitations.
7. The City Council also approved Resolution No. 2023-37 on June 27, 2023, to authorize
staff to submit a Local Coastal Program Amendment (“LCPA”) to amend Title 21 to create
the Special Flood Hazard Area (VE) Overlay District to modify certain development
standards for properties subject to special flood hazards as identified by the FEMA in the
FIS for Orange County, California and Incorporated Area with accompanying FEMA
FIRMs. The amendments to Title 21 largely mirror the amendments proposed for Title 20.
8. The LCPA was submitted to the California Coastal Commission (“CCC”) and deemed
complete on April 15, 2024. Because the CCC has not yet approved the LCPA, and
Ordinance No. 2023-10 to amend Title 20 is not yet in effect, a variance is necessary to
authorize the proposed encroachments in the side setbacks.
9. A public hearing was held on October 3, 2024, in the Council Chambers located at 100
Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the
hearing was given in accordance with California Government Code Section 54950 et
seq. (“Ralph M. Brown Act”) and Chapters 20.62 and 21.62 (Public Hearings) of the
NBMC. Evidence, both written and oral, was presented to, and considered by, the
Planning Commission at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The Project is exempt from the California Environmental Quality Act (“CEQA”) pursuant to
Sections 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the California Code of Regulations, Title 14, Division 6, Chapter 3 (CEQA Guidelines)
because it has no potential to have a significant effect on the environment.
2. Class 3 exempts the construction of limited numbers of new, small structures, including
up to three single-unit dwellings or up to six dwelling units within multi-unit structures in
urbanized areas. The Project includes the demolition of one existing two-unit dwelling
and construction of a new two-unit dwelling with within the Two-Unit Residential (R-2)
Zoning District and the Two-Unit Residential (R-2) Coastal Zone District.
3. The exceptions to this categorical exemption under Section 15300.2 of the CEQA
Guidelines are not applicable. The Project’s location does not impact an environmental
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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.
Variance
In accordance with Subsection 20.52.090(F) (Variances – Findings and Decision) of the NBMC,
the following findings and facts in support of such findings are set forth herein:
Finding:
A. There are special or unique circumstances or conditions applicable to the subject
property (e.g., location, shape, size, surroundings, topography, or other physical
features) that do not apply generally to other properties in the vicinity under an identical
zoning classification.
Facts in Support of Finding:
1. The Property is located on Seashore Drive and faces West Ocean Front between 39th
Street and 40th Street. The Property is located within the VE Flood Zone (15 feet), which
is a Special Flood Hazard Area designated by the FEMA FIRMs. This Special Flood
Hazard Area designation took effect on March 21, 2019, and affects 166 beachfront
properties between 28th Street and 48th Street.
2. New development within the VE Flood Zone (15 feet) is required to meet FEMA design
criteria and the City’s Building Code, which require new structures to be elevated
through the use of pilings, posts, piers or columns to raise the first floor of the structure
to be at or above the Base Flood Elevation (“BFE”) of 15 feet North American Vertical
Datum of 1988 (“NAVD 88”), and the City requires an additional one foot of freeboard to
the bottom of the lowest horizontal structural member. These structures are designed
and engineered to allow water to flow below the elevated floor system without damaging
the foundation or creating substantial debris. Therefore, the Project has been designed
with a raised finished floor of approximately 17.25 feet NAVD 88.
3. Compliance with the VE Flood Zone design criteria presents several challenges for new
residential development to also meet the requirements of Title 20 and Title 21 of the
NBMC related to encroachments in setback areas. Specifically, the NBMC limits steps,
landings, platforms, and similar features to 18 inches maximum within side setbacks.
The NBMC also limits fences, hedges, and walls (including guardrails or handrails) to 6
feet from existing grade within side setbacks. In this case, the Property has an existing
grade in the side yard which ranges from a high point of 13.32 feet NAVD 88 to a low
point of 11.33 feet NAVD 88, where the finished floor is at 17.25 feet NAVD 88 or
between 3.93 feet and 5.92 feet from existing grade. Therefore, typical stairs, landings,
handrails, and similar features that provide access from the street, side yard, or front
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yard cannot be accommodated within the side setbacks.
4. Other properties in the VE Flood Zone would also be subject to these same special or
unique circumstances. However, most properties in the City that are within the Zoning
District would not be subject to the same FEMA requirements.
5. The Applicant seeks a variance for two entry stairs to exceed the maximum height in the
side setback to provide access to each unit. The proposed top of landing height for both
entry stairs in setback is approximately 4 feet, 4 inches above existing grade, which
exceeds the maximum 18-inch height allowance for steps in the side yard setback. The
proposed handrails and guardrails associated with the two entry stairs would reach a
height of approximately 7 feet, 9 inches and would not exceed the minimum height
required by the California Building Code (“CBC”), as certified in Title 15 (Buildings and
Construction) of the NBMC. Due to the elevation difference between the existing grade
and the required finished floor, exterior entry stairs are not feasible without relief from
the maximum allowed height.
6. The Applicant seeks a variance for one entry stair to exceed the maximum height in the
front setback to provide access to the beach. The proposed top of landing height for the
entry stairs in front setback is approximately 5 feet, 4 inches (guardrail included) above
existing grade, which exceeds the maximum 42-inch height allowance for fences,
hedges, and walls in the front setback. The proposed handrails and guardrails
associated with the entry stair would not exceed the minimum height required by the
California Building Code (“CBC”), as certified in Title 15 (Buildings and Construction) of
the NBMC. Due to the elevation difference between the existing grade and the required
finished floor, exterior entry stairs are not feasible without relief from the maximum
allowed height.
Finding:
B. Strict compliance with Zoning Code requirements would deprive the subject property of
privileges enjoyed by other properties in the vicinity and under an identical zoning
classification.
Facts in Support of Finding:
1. Facts in support of Finding A are hereby incorporated by reference.
2. Strict compliance with Title 20 and Title 21 of the NBMC would deprive the Project of
livable floor area as the Property is 25 feet in width, which is relatively narrow for typical
R-2 Zoned properties in the City. Similarly zoned properties with similar or even larger
widths outside of the VE Flood Zone can construct an entryway facing the side yard
setback without the necessity of entry stairs. A compliant design would require
redesigning the floor plan to pull the three entry stairs out of the side yard setback and
into the buildable area of the home. This relocated design would reduce the amount of
practical living area by about 95 square feet on a modest sized 2,009-square-foot lot.
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3. Strict compliance with Title 20 and Title 21 of the NBMC would deprive the Property of
direct access from the dwelling onto the front yard patio that fronts the public beach.
Neighboring properties, as well as the existing Property, include patio areas abutting the
beach which is directly accessible from the dwelling. Title 20 and Title 21 of the NBMC
permit accessory stairs, including guardrails, to be a maximum height of 42 inches from
existing grade in the front setback. The Project is designed with features in the front
setback that comply with the 42-inch height allowance with the exception of the required
safety railing. However, the entry stairs in the side setback that provide direct access to
the beach from the elevated first floor would not be feasible, as the limit is 18 inches
maximum from existing grade. Without entry stairs in the side setback, residents of Unit
B would be required to travel down an entry stair that is incorporated into the building
area to exit the dwelling unit with no direct access to the beach. Without the
encroachment, access to the dwelling would be from the garage entry at the rear of the
property, which is not typical of other R-2 Zoned properties.
Finding:
C. Granting of the variance is necessary for the preservation and enjoyment of substantial
property rights of the Applicant.
Facts in Support of Finding:
1. Facts in support of Finding A and B are hereby incorporated by reference.
2. The Applicant is requesting a means of direct access to the front patio through stairs
which encroach into the side setback area that leads to the beach front. Direct access
onto the front patio is a significant benefit of the Property that has existed since the
residences were originally constructed and is necessary for the enjoyment of the beach
front property.
3. The Applicant is requesting three sets of entry stairs for the two-unit dwelling within the
front and side setback that allow for direct access into each dwelling unit. Without these
entry stairs, the only way to access the units would be to enter from the garage level
and travel up the internal stairway onto the main level with the elevated finished floor.
Residences of similar lot size and topography located outside of the VE Flood Zone
have side yard access into the dwelling that complies with Title 20 and Title 21 the
NBMC because the finished floor is on, or near, the existing ground. Direct access into
the dwelling without needing to travel through the garage level is necessary for the
enjoyment of substantial property rights of the Applicant.
Finding:
D. Granting of the variance will not constitute a grant of special privilege inconsistent with
the limitations on other properties in the vicinity and in the same zoning district.
Facts in Support of Finding:
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1. Facts in support of Finding A are hereby incorporated by reference.
2. Facts in support of Finding C are hereby incorporated by reference.
3. Residences of similar lot size and topography located outside of the VE Flood Zone or
constructed prior to the new flood hazard requirements are typically able to
accommodate access stairs in the side and front yard setbacks without deviations from
development standards. The requested deviations for the Project will provide privileges
that are consistent with other properties in the vicinity.
4. Further, the City is currently processing an LCPA with the CCC which would allow these
encroachments to be permitted without a variance. The amendments to Title 20 of the
NBMC were approved by the City Council on June 27, 2023 (Ordinance No. 2023-10).
The Project is consistent with the allowed encroachments proposed in the amendments.
Therefore, the requested deviations are expected to be typical of new development in
the VE Flood Zone.
Finding:
E. Granting of the variance will not be detrimental to the harmonious and orderly growth of
the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working
in the neighborhood.
Fact in Support of Finding:
1. The entry stairs from the balcony into the front setback are not detrimental to
surrounding properties. The front yard setback contains the lowest three steps of the
staircase which do not reach the 42” height limit for fences, hedges and walls in the
front yard setback. The guardrails will be designed with open metal material to minimize
the visual impact to neighboring properties and individuals along the beach.
2. The granting of entry stairs is not detrimental to the neighborhood, as the entry stairs
and landings are not visible from neighboring properties. The maximum height for entry
stairs in a side yard setback area is 18 inches from existing grade, and the maximum
height for accessory guardrails is 6 feet from existing grade. The proposed entryway
stairs in the side setback are 4 feet, 4 inches high from existing grade, which exceeds
the Title 20 and Title 21 standards by 2 feet, 8 inches. The proposed handrails and
guardrails associated with the two entry stairs would reach a height of approximately 7
feet, 9 inches and would not exceed the minimum height required by the CBC as
certified in Title 15 (Buildings and Construction) of the NBMC for safety purposes.
Although the proposed guardrails and handrails may be visible to the adjacent
properties at about 7 feet, 9 inches above grade, they are designed with open metal
material to minimize the visual impact from the neighboring properties. The handrails
and guardrails would also be oriented so that they run along the sides of the staircases
and do not directly face the street, which would also minimize visual impacts.
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Finding:
F. Granting of the variance will not be in conflict with the intent and purpose of this section,
this Zoning Code, the General Plan, or any applicable specific plan.
Facts in Support of Finding:
1. Granting the variance request would not increase the density beyond what is planned
for the area, and will not result in additional traffic, parking, or demand for other services.
2. The three entry stairs are not in conflict with the intent of the maximum 18-inch height
standard in Title 20 and Title 21 of the NBMC. The three guardrail and handrail systems
are not in conflict with the intent of the 6-foot maximum height standard in Title 20 and
Title 21 of the NBMC. The intent of the Code is to prevent the re-grading of setback
areas to be significantly higher than the existing grade and to prevent high raised decks,
landings, patios, platforms, steps, or similar structures in the side setbacks that abut
neighboring side yards and potentially impact privacy. The proposed entry stairs are
intended for access into the two units. Additionally, the 6-foot maximum height standard
for fences, hedges, and walls including guardrail and handrails, is to allow for adequate
light and air into neighboring setbacks and to prevent the appearance of the building
being walled off from surrounding areas. In this case, the guardrails and handrails will
be comprised of open metal material which will reduce the appearance of bulk and allow
the passage of light into adjacent spaces.
3. The Property is not located within a specific plan area.
Coastal Development Permit
In accordance with NBMC Subsection 21.52.015(F) (Coastal Development Permits - Findings
and Decision), the following findings and facts in support of such findings as set forth:
Finding:
G. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. With exception of the requested variance for the entry stair deviations, the Project
complies with applicable residential development standards including, but not limited to,
floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 2,877 square feet and the proposed floor
area is 2,762 square feet.
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b. The Project provides the minimum required setbacks, which are 5 feet along the
front property line abutting West Ocean Front and three feet along each side
property line. There is no required setback along the property line abutting
Seashore Drive.
c. The Project includes one single-car garage for each dwelling unit and one covered
carport for each dwelling unit for a total of four parking spaces, which complies
with the minimum parking requirement for two-unit dwellings.
d. The highest guardrail is less than 24 feet from established grade (17.25 feet NAVD
88) and the highest ridge is no more than 29 feet from established grade, which
comply with the maximum height requirements. Pursuant to Section 21.30.060(B)
(Height of Structures and Measurement) of the NBMC, the minimum required top
of slab elevation for interior living areas of all new development within flood hazard
areas shall be as established by the FIRM recognized by the Building Division as
part of flood safety requirements and maps adopted by the Council. The Property
is located in the VE Flood Zone and the minimum required top of slab elevation
shall be at least 17.25 feet NAVD 88. Pursuant to 21.30.060(B) (Height of
Structures and Measurement) of the NBMC, the height of a principal structure
shall be measured from the top of slab elevation. Therefore, the established grade
for the Property is 17.25 feet NAVD 88, and the maximum elevation allowed for a
guardrail or flat roof is 41.25 feet NAVD 88 and 46.25 feet NAVD 88 for a sloping
roof (minimum 3:12 pitch).
2. The neighborhood is predominantly developed with two and three-story, single-unit and
two-unit dwellings. The proposed design, bulk, and scale of the development are
consistent with the existing and anticipated neighborhood pattern of development.
3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc.,
dated November 9, 2022, for the Project. The report concludes that the Project will be
reasonably safe from wave overtopping and future sea level rise. The estimates assume
an approximate 3.2-foot increase from sea level rise over the next 75 years (i.e. the life
of the structure). The maximum water elevation is 7.7 feet NAVD 88; therefore, the future
sea level is estimated to reach approximately 10.9 feet NAVD 88 (the likely range for sea
level rise over 75-year design life of the structure based on low risk aversion estimates
for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018
Update). Additionally, the maximum water elevation using the
medium-high risk aversion estimate (0.5% probability) is 13.7 feet NAVD 88. The finished
floor elevation of the first floor of the proposed structure is approximately 17.25 feet
NAVD 88, which complies with the minimum 9.0-foot NAVD 88 elevation standard for
new structures and exceeds the minimum requirements for future sea level rise (10.9
feet NAVD 88).
4. The Coastal Hazards Report and Sea Level Rise Analysis also evaluates the potential
for shoreline erosion and wave action at the site. The report concludes that future wave
runup will likely not reach the site under severely eroded beach conditions and extreme
storms. The report states that this section of Newport Beach does experience short term
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erosion, but that the erosion is temporary and largely the result of an energetic winter.
The report concludes that the sandy beach in front of the property is typically over 350
feet wide and has provided adequate protection for the property over the last several
decades. The Project will not need shoreline protection over the life of the development.
5. The Project will be reviewed for compliance with CBC and FEMA standards prior to
issuance of a building permit. The Project has been designed with a raised finished floor
of 17.25 feet NAVD 88, in compliance with FEMA standards. The residential structure is
also required to have a pile foundation. Therefore, although unlikely to occur at the
Property over the life of the development, the structure has been designed to withstand
potential wave action or overtopping in compliance with the FEMA VE Flood Zone
standards.
6. The Project does not include the construction of any shoreline protective devices such as
seawalls or bulkheads. By nature, any features below the design flood elevation (16 feet
NAVD 88) must be open to allow water to flow freely below the raised foundation. For
example, stairs in the side setbacks are required to have open treads so water may flow
through them. This is a fundamental building requirement in the VE Flood Zone. This is
required for any structures (except those specifically exempted like elevators) that are
located below the design flood elevation. Therefore, the proposed encroachments would
not result in the creation of new shoreline protective devices. Further, pursuant to Section
21.30.030(C)(3)(i)(iv) (Protective Structures) of the NBMC, the Owner will be required to
enter into an agreement with the City waiving any potential right to protection to address
situations in the future in which the development is threatened with damage or destruction
by coastal hazards (e.g., waves, erosion, and sea level rise).
7. The Owner will also be required to acknowledge any hazards present at the site and
unconditionally waive any claim to damage or liability against the decision authority,
consistent with Section 21.30.015(D)(3)(c) (Waterfront Development) of the NBMC. Both
requirements are included as conditions of approval that will need to be satisfied prior to
final building inspection, and prior to the issuance of building permits, respectively.
8. The Property is located in an area known for the potential of seismic activity and liquefaction.
All projects are required to comply with the CBC and Building Division standards and
policies. Geotechnical investigations specifically addressing liquefaction are required to be
reviewed and approved prior to the issuance of building permits. Permit issuance is also
contingent on the inclusion of design mitigation identified in the investigations. Construction
plans are reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
9. The Property is located on a wide beach, approximately 250 feet from the mean high tide
line. A Construction Erosion Control Plan was provided to implement temporary Best
Management Practices (“BMPs”) during construction to minimize erosion and
sedimentation and to minimize pollution of runoff and coastal waters derived by construction
chemicals and materials. The Project design also addresses water quality through the
inclusion of a post-construction drainage system that includes drainage and percolation
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features designed to retain dry weather and minor rain event runoff on-site. Any water not
retained on-site is directed to the City’s storm drain system.
10. Pursuant to Section 21.35.050 (Water Quality and Hydrology Plan) of the NBMC, due to
the proximity of the development to the shoreline and the development containing more
than 75% impervious surface area, a Water Quality and Hydrology Plan (“WQHP”) is
required. A preliminary WQHP has been prepared for the Project by DNZ Engineering. The
WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for
BMPs, use of an LID approach to retain the design storm runoff volume on site, and
documentation of the expected effectiveness of the proposed BMPs.
11. Although the Project does not propose any landscaping, condition of approval No. 9 and
No. 10 requires drought-tolerant species be planted should the Applicant choose to
revise the Project to include landscaping. Prior to issuance of building permits, the final
landscape plan will be reviewed to verify invasive species are not planted.
12. The Property is not located adjacent to a coastal viewpoint as identified in the Coastal Land
Use Plan. The nearest coastal viewpoint is Newport Island Park and is not visible from the
site. The Property is located adjacent to Seashore Drive, where intermittent views of the
beach are provided at intersections with street ends. As currently developed, the existing
property and other residences along Seashore Drive impede views of the ocean from
Seashore Drive and provide very limited opportunities to see the beach through side yard
setbacks. The Property is located in the middle of the block, and existing views of the beach
are available along the 39th and 40th Street ends. The Project would not block any existing
views through the project site, as there are no existing views through the site. Additionally,
the proposed two-unit dwelling complies with all applicable Title 21 development standards
and maintains a building footprint consistent with the expected neighborhood pattern of
development.
13. The Property is located in the viewshed of the public beach, which is not a designated
viewpoint but provides scenic views of the ocean. The Project will replace an existing two-
unit dwelling with a new two-unit dwelling that complies with applicable development
standards. The Project also complies with the City’s Residential Design Standards provided
in Title 20 (Planning and Zoning) of the NBMC that restrict the size and location of third
floors. Although not required, the Project proposes a third floor of only 262 square feet to
accommodate a family room, bedroom, bathroom and covered balcony, which meets the
additional 15-foot stepback standards from the front and rear setback lines. Compliance
with third floor standards minimize the appearance of bulk and scale from the adjacent
beach, neighboring properties, and street.
14. The Project would be constructed with a finished floor that is between 3.39 feet and 5.92
feet above the existing beach elevation and the overall height of the structure will appear
higher than neighboring properties. However, as the other 165 properties along the beach
from 24th Street to 48th street redevelop, they will also be required to comply with the VE
Flood Zone construction standards that necessitate raised foundations on caissons.
Therefore, the Project does not have the potential to degrade the visual quality of the
Coastal Zone or result in significant adverse impacts to public views.
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Finding:
H. 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 Property is located between the nearest public road and the sea or shoreline. Section
21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC requires
that the provision of public access bear a reasonable relationship between the requirement
and the Project’s impact and be proportional to the impact. In this case, the Project
replaces an existing two-unit dwelling located on standard R-2 lot with a new two-unit
dwelling. Therefore, the Project does not involve a change in land use, density or intensity
that will result in increased demand on public access and recreation opportunities.
Furthermore, the Project is located in the middle of the block, and designed and sited
(appropriate height, setbacks, etc.) so as not to block or impede existing public access
opportunities.
2. Vertical access to the beach is available at the 39th and 40th Street-ends. Lateral access
is available on the beach. The Project design does not include any unique features in the
rear of the property that could obstruct access or create hazards for the motorists or
pedestrians on Seashore Drive. The carport posts are setback approximately two feet from
the property line, which would allow the residents additional visibility to the bike path and
street as they enter and exit the garage.
3. The Project does not involve the removal or creation of additional street parking spaces.
In accordance with NBMC Section 21.52.090 (Relief from Implementation Plan Development
Standards), the Planning Commission may approve a waiver to a development standard of the
Implementation Plan only after making the following findings:
Finding:
I. The Planning Commission has considered the following:
i. Whether or not the development is consistent with the certified Local Coastal
Program to the maximum extent feasible; and
ii. Whether or not there are feasible alternatives that would provide greater consistency
with the certified Local Coastal Program and/or that are more protective of coastal
resources.
Facts in Support of Finding:
1. The proposed deviations for entry stairs within front and side setbacks are designed to
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be consistent with the Coastal Land Use Plan and Title 21 to the maximum extent
feasible. The deviations are also consistent with the LCPA that is currently being
processed with the CCC. The proposed top of landing height for the staircases in the
side setback is approximately 4 feet, 4 inches, which exceeds the maximum 18-inch
height requirements for steps in the side yard setback. The existing patio grade is 14.72
feet NAVD 88, 2.53 feet lower than the required 17.25-foot NAVD 88 finished floor of
the two-unit dwelling. The guardrails, which are the tallest element of the stairs are a
maximum height of 5 feet, 4 inches above the existing grade.
2. The existing grade below the proposed stairs is 12.07 feet NAVD 88, which is 5.18 feet
lower than the required 17.25-foot NAVD 88 finished floor for the dwelling. Exterior
entryways into the two units are not feasible without relief from the maximum stair and
fence height limits. The three entry stairs are designed to the minimum height necessary
to provide access to the units while meeting safety standards of the CBC as certified in
Title 15 (Buildings and Construction) of the NBMC.
3. An alternative to the entry stairs for the two-unit dwelling is to have the entrance at the
side yard grade level and to design a stair system within the buildable area outside of
the setback. Stairs within the buildable area count as floor area but reduce the
opportunity for practical living areas such as living rooms and bedrooms. The Project is
already significantly impacted by the minimum design requirements of the VE Flood
Zone. Interior stairs would not provide greater consistency with the LCP and are not
more protective of coastal resources.
4. Designing a separate entrance on each side of the two-unit dwelling that is within the
buildable area is not realistic. The lot is 2,009 square feet and 25-feet wide with 3-foot
side setbacks on each side, leaving a 19-foot-wide buildable frontage. If each entrance
is at least three feet deep on each side, that would leave a width of 13 feet for living
area. Thus, the lot is not wide enough to allow for separate entrances for both the units.
Therefore, the side yard entry is the most feasible means of entry for the two-unit
dwelling.
Finding:
J. The granting of the variance is necessary due to special circumstances applicable to the
property, including location, shape, size, surroundings, topography, and/or other
physical features, the strict application of the development standards otherwise
applicable to the property denies the property owner privileges enjoyed by other property
owners in the vicinity and in the same coastal zoning district.
Fact in Support of Finding:
Facts in Support of Finding A above are hereby incorporated by reference.
Finding:
K. The variance complies with the findings required to approval a coastal development
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permit in NBMC Section 21.52.015(F).
Fact in Support of Finding:
Facts in Support of Findings G and H above are hereby incorporated by reference.
Finding:
L. The variance will not result in development that blocks or significantly impedes public
access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs.
Facts in Support of Finding:
1. Facts 12 and 13 in support of Finding G are hereby incorporated by reference.
2. Facts in support of Finding H are hereby incorporated by reference.
Finding:
M. The variance will not result in development that blocks or significantly impairs public
views to and along the sea or shoreline or to coastal bluffs and other scenic coastal
areas.
Facts in Support of Finding:
1. Fact 12 and 13 in support of Finding G above is hereby incorporated by reference.
2. Although the Property allows for 6-foot-tall walls in the side setback, the interior side
yards of the Property with the Project encroachments are designed with guard rails
with open metal material to minimize the visual impact from the neighboring
properties and to soften the visual impacts of the building mass.
Finding:
N. The variance will not result in development that has an adverse effect, either individually
or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation
or wildlife species.
Fact in Support of Finding:
The Property is not located on or near coastal resources such as wetlands, sensitive habitat,
vegetation, or wildlife species. There are no other coastal resources in the immediate area that
could be affected by the proposed redevelopment.
Finding:
O. The granting of the variance will not be contrary to, or in conflict with, the purpose of this
33
Planning Commission Resolution No. PC2024-021
Page 14 of 20
Implementation Plan, nor to the applicable policies of the Local Coastal Program.
Fact in Support of Finding:
1. Facts in Support of Finding G above are hereby incorporated by reference.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby finds this Project is
categorically exempt from the California Environmental Quality Act 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.
2. The Planning Commission of the City of Newport Beach hereby approves PA2023-0018
to allow a Variance and Coastal Development Permit, subject to the conditions set forth in
Exhibit “A,” which is attached hereto and incorporated herein 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 in accordance with the provisions of Title 21 (Local Coastal Program
Implementation Plan), of the NBMC. 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 NBMC and Title 14 California Code of Regulations, Sections 13111
through 13120, and Section 30603 of the California Public Resources Code.
PASSED, APPROVED, AND ADOPTED THIS 3RD DAY OF OCTOBER, 2024.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Mark Rosene, Chair
BY:_________________________
David Salene, Secretary
34
Planning Commission Resolution No. PC2024-021
Page 15 of 20
Attachment(s): Exhibit A – Conditions of Approval
35
Planning Commission Resolution No. PC2024-021
Page 16 of 20
EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
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. The Project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The Applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
4. The Variance and Coastal Development Permit filed as PA2023-0018 shall expire unless
exercised within 24 months from the date of approval as specified in Section 20.54.060
and Section 21.54.060 of the NBMC, unless an extension is otherwise granted by the
Community Development Director.
5. This Variance and Coastal Development Permit may be modified or revoked by the
Planning Commission should they determine that the proposed uses or conditions under
which it is being operated or maintained is detrimental to the public health, welfare or
materially injurious to property or improvements in the vicinity or if the Property is
operated or maintained so as to constitute a public nuisance.
6. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Variance and Coastal
Development Permit or the processing of a new Variance and Coastal Development
Permit.
7. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
8. The guardrails and handrails located within the side setbacks (associated with the stair
encroachments) shall be constructed of glass or open material so that 40% of the
guardrails are open throughout.
9. Prior to the issuance of building permits, the Applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. These plans shall incorporate
drought tolerant plantings and water efficient irrigation practices, and the plans shall be
approved by the Planning Division.
36
Planning Commission Resolution No. PC2024-021
Page 17 of 20
10. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
11. Prior to final building permit inspection, an agreement in a form approved by the City
Attorney between the Owner and the City shall be executed and recorded waiving rights
to the construction of future shoreline protection devices to address the threat of damage
or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff
retreat, sea level rise, or other natural hazards that may affect the property, or
development of the property, today or in the future. The agreement shall be binding
against the Owners and successors and assigns.
12. Prior to the issuance of a building permit, the Owner shall submit a notarized signed
letter acknowledging all hazards present at the site, assuming the risk of injury or
damage from such hazards, unconditionally waiving any claims of damage against the
City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which
may arise from or in any manner relate (directly or indirectly) to City’s approval of
development. This letter shall be scanned into the plan set prior to building permit issuance.
13. 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 pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
37
Planning Commission Resolution No. PC2024-021
Page 18 of 20
14. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Erosion Control Plan.
15. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
16. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. 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.
17. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
18. 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.
Noise-generating construction activities are not allowed on Saturdays, Sundays or
Holidays.
19. 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 either the
property owner or the leasing agent.
20. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
21. To the fullest extent permitted by law, the Applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages, actions,
causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses
(including without limitation, attorney’s fees, disbursements and court costs) of every kind
and nature whatsoever which may arise from or in any manner relate (directly or indirectly)
to City’s approval of Barnard Residence including, but not limited to a variance and
coastal development permit. This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such
proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages which City incurs in enforcing the indemnification provisions set forth in this
38
Planning Commission Resolution No. PC2024-021
Page 19 of 20
condition. The Applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
Building Division
22. The Applicant is required to obtain all applicable permits from the City’s Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
23. The Applicant shall employ the following best available control measures (“BACMs”) to
reduce construction-related air quality impacts:
Dust Control
• Water all active construction areas at least twice daily.
• Cover all haul trucks or maintain at least two feet of freeboard.
• Pave or apply water four times daily to all unpaved parking or staging areas.
• Sweep or wash any site access points within two hours of any visible dirt deposits
on any public roadway.
• Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty
material.
• Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
• Require 90-day low-NOx tune-ups for off road equipment.
• Limit allowable idling to 30 minutes for trucks and heavy equipment.
Off-Site Impacts
• Encourage carpooling for construction workers.
• Limit lane closures to off-peak travel periods.
• Park construction vehicles off traveled roadways.
• Wet down or cover dirt hauled off-site.
• Sweep access points daily.
• Encourage receipt of materials during non-peak traffic hours.
• Sandbag construction sites for erosion control.
Fill Placement
• The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded.
• Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10 percent soil moisture content in the
top six-inch surface layer, subject to review/discretion of the geotechnical
engineer.
24. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a Water
Quality Management Plan (WQMP) for the proposed project, subject to the approval of
the Building Division and Code and Water Quality Enforcement Division. The WQMP
39
Planning Commission Resolution No. PC2024-021
Page 20 of 20
shall provide appropriate Best Management Practices (BMPs) to ensure that no
violations of water quality standards or waste discharge requirements occur.
25. A list of “good housekeeping” practices will be incorporated into the long-term post-
construction operation of the site to minimize the likelihood that pollutants will be used,
stored or spilled on the site that could impair water quality. These may include frequent
parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful
fertilizers or pesticides, and the diversion of storm water away from potential sources of
pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list
and describe all structural and non-structural BMPs. In addition, the WQMP must also
identify the entity responsible for the long-term inspection, maintenance, and funding for
all structural (and if applicable Treatment Control) BMPs.
26. Walls located below the Design Flood Elevation (DFE) shall be designed as breakaway
walls per the National Flood Insurance Program (NFIP) 60.3(e)(5).
27. Elevators shall be designed per the American Society of Civil Engineers (ASCE) 24
Section 7.5.
28. Stairs located below the DFE shall be constructed of flood damage resistant material
and be of open design per NFIP 60.3(e)(5) and ASCE 24 Section 8.1.
Public Works Department
29. The Applicant shall install a new sewer clean out on the existing sewer lateral per City
Standard 406.
30. The Applicant shall relocate the water meter to the public right of way per City Standard
502.
31. Each unit shall be served by separate sewer and water service.
Fire Department
32. NFPA 13D fire Sprinkler system required
33. Separate water meters shall be provided for each unit of the two-unit residence.
40
Attachment No. PC 2
Project Description and Justification Letter
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503 32nd Street. Suite 130 Newport Beach California 92663 ph.949.584.8987 ritnergroup.com
August 15, 2024
Oscar Orozco
City of Newport Beach
Planning Division
100 Civic Center Drive
Newport Beach, CA
Project: 3907 Seashore Drive
Newport Beach, CA
PC2023-2325
Owner: Ken & Stephanie Barnard
VARIANCE REQUEST.
Justification
PROJECT SUMMARY:
We are requesting a Coastal Development Permit for demolition of an existing duplex and for construction
of a new, 2,318-square foot, duplex with an attached 444-square foot, two-car garage and two-car carport
in the VE Special Flood Hazard Area 15’ (VE Flood Zone). Additionally, we are requesting a variance
from the building code for the following deviations:
1. To construct exterior entryway stairs for Unit A that is 60 inches in height to landing with a 42-
inch-high iron picket guardrail in the South side yard setback, where the maximum allowable
height is 18 inches measured from top of grade.
2. To construct exterior stairway stairs for Unit B that is 60 inches in height to landing, with a 42-inch
iron picket guardrail in the North side yard setback, where the maximum allowable height is 18
inches measured from existing grade.
3. To construct exterior access stairs to oceanfront (emergency exit) that is 60 inches in height to
deck, with a 42-inch glass guardrail in the West (front) setback.
We believe these variances to be necessary for several reasons and that they would meet the required
conditions for variance approval as provided by Section 20.52.090F.
Single Unit A Residence Entryway Stairs in Side-yard Setback
VE Zone 15’ flood hazard requirements dictate that the first level finish floor be elevated above existing
grade. It is therefore necessary to introduce stairs into the side yards when direct access to a unit occurs.
The proposed top of landing for the single unit entrance is approximately 60 inches above existing grade
which exceeds the maximum allowable 18-inch height requirement for steps in a side yard setback. The
existing grade below the proposed stairs is 12 feet NAVD 88, which is 5.25 feet lower than the required
EL 17.25 finished floor for the single unit residence. The proposed introduction of a stair into the side yard
is necessary and will require relief from the current maximum height code requirements.
Strict compliance with the existing Zoning Code would require applicants to locate entry stairs (a newly
introduced requirement) within the confines of the building envelope, which would ultimately reduce the
project’s livable area. Prior to introduction of the VE Zone requirements, applicants for new construction
were typically able to access the garage as well as conditioned areas directly from grade, adhering to the
allowable code requirements without the introduction of a stair. This design practice is still common for
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Barnard Duplex
Page 2
August 15, 2024
3907 Seashore Drive Variance Request Justification.doc
parcels located outside of the VE Zone. Allocation of floor area for these newly required stairs and
landings has unduly burdened new compact lot design solutions within the Zone which now yield smaller
square footage than their counterparts. Taking into consideration the inherent challenges associated with
designing 19’ wide houses with garages, it becomes unreasonable to further reduce an applicant’s
potential habitable area by 60 or 70 feet (times two) to accommodate these newly introduced regulations.
To find an equitable solution for the elevated entry requirement, while yielding a comparable buildable
area to neighboring properties, this Variance Application contemplates a design that integrates the
vertical transition (stairs and landings) into the side yards rather than within the building envelope. To
minimize visual impact associated with the stairs for each of the neighboring properties, we are proposing
an open riser concrete tread with iron pickets (refer to architectural plans and details) per VE Zone
compliance certification requirements.
The granting of side yard entryway into Unit A is not detrimental to the surrounding neighborhood, as the
entryway stairs will not be visible from neighboring properties since it would be lower in height than the
allowable new side yard fences ((refer to architectural drawings).
Single Unit B Residence Entryway Stairs in Side-yard Setback
VE Zone 15’ flood hazard requirements dictate that the first level finish floor be elevated above existing
grade. It is therefore necessary to introduce stairs into the side yards when direct access to a unit occurs.
The proposed top of landing for the single unit entrance is approximately 60 inches above existing grade
which exceeds the maximum allowable 18-inch height requirement for steps in a side yard setback. The
existing grade below the proposed stairs is 12 feet NAVD 88, which is 5.25 feet lower than the required
EL 17.25 finished floor for the single unit residence. The proposed introduction of a stair into the side yard
is necessary and will require relief from the current maximum height code requirements.
Strict compliance with the existing Zoning Code would require applicants to locate entry stairs (a newly
introduced requirement) within the confines of the building envelope, which would ultimately reduce the
project’s livable area. Prior to introduction of the VE Zone requirements, applicants for new construction
were typically able to access the garage as well as conditioned areas directly from grade, adhering to the
allowable code requirements without the introduction of a stair. This design practice is still common for
parcels located outside of the VE Zone. Allocation of floor area for these newly required stairs and
landings has unduly burdened new compact lot design solutions within the Zone which now yield smaller
square footage than their counterparts. Taking into consideration the inherent challenges associated with
designing 19’ wide houses with garages, it becomes unreasonable to further reduce an applicant’s
potential habitable area by 60 or 70 feet (times two) to accommodate these newly introduced regulations.
To find an equitable solution for the elevated entry requirement, while yielding a comparable buildable
area to neighboring properties, this Variance Application contemplates a design that integrates the
vertical transition (stairs and landings) into the side yards rather than within the building envelope. To
minimize visual impact associated with the stairs for each of the neighboring properties, we are proposing
an open riser concrete tread with iron pickets (refer to architectural plans and details) per VE Zone
compliance certification requirements.
The granting of side yard entryway into Unit B is not detrimental to the surrounding neighborhood, as the
entryway stairs will not be visible from neighboring properties since it would be lower in height than the
allowable new side yard fences ((refer to architectural drawings).
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August 15, 2024
3907 Seashore Drive Variance Request Justification.doc
Access Stairs to Oceanfront (Emergency Exit) in Front Setback
Due to VE Zone 15’ flood hazard requirements for higher finished floor, an additional set of stairs are
necessary to provide access from the residence to the oceanfront, as well as providing a second exit
down to grade level (on the west side) in the event of an emergency or natural disaster. The proposed top
of landing for Unit A access stair is approximately 60-inches high, which exceeds the maximum 18-inch
height requirement for steps in a side yard setback. The existing grade below the proposed stair is
approximately 12 feet NAVD 88, which is 5.25 feet lower than the required EL 17.25 finished floor for Unit
A. Due to the elevation difference between the existing grade and the required finished floor, exterior
access / emergency stairs from the Unit A residence is not feasible without relief from the existing
maximum height requirement.
Elevated structures also may present emergency access challenges. This application contemplates
integrating stairs descending from Unit A deck (ocean side) to the sand below as a second exit to ground
level. Adherence to code requirements for stairway construction will necessitate introducing handrails and
guardrails to the stair design, which violates the maximum allowable height requirements within the front
setback. Resulting railing encroachments are designed in accordance with the VE Zone compliance
certification requirements.
The granting of access stairs to oceanfront is not detrimental to the surrounding neighborhood, as the
access stairs will provide a second access to ground level with minimum visual impact to surrounding
properties.
Summary
Occasionally, introduction of new regulations may create unintended consequences. As the recent
addition of VE Zone 15’ regulations are layered on top of the existing Zoning Code, evidence of potential
impact to subject properties come to light. We have annotated a few potential inequities that may
influence the viability of future sensible design for compact housing in the area. Adherence to all building
codes is indeed essential for the safety and wellbeing of residents, however competing codes may be in
tension with one another at times. It becomes important to evaluate the intent of a singular code and its
impact on another. VE Zone 15’ regulations are an important step towards ensuring future safety for
design and construction in areas where designated. It should not however, unnecessarily devalue subject
properties by significantly reducing potential buildable area available to applicants when a viable
alternative is available.
One purpose for the Variance process is to provide an opportunity for the Planning Commission to
interpret potential overlap and tension between multiple codes and stakeholders. We are asking that you
evaluate the merits of these proposed solutions. They may help to bridge the gaps that currently exist and
potentially lead to a future update to the Zoning Code.
Regards,
Ron Ritner, AIA
Principal
RITNER GROUP, INC
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Attachment No. PC 3
Project Plans
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DETAIL REFERENCE
SHEET NUMBER
SECTION INDICATOR
REVISION NUMBER
REVISION REFERENCE
PLAN NOTE REFERENCE NUMBER
FLOOR PLAN, SOFFIT/UTILITY,&ELEVATION KEYNOTE
SECTION INDICATOR
SHEET NUMBER
BUILDING SECTION
PROPOSED USE: NEW DUPLEXNUMBER OF STORIES: 3
CONSTRUCTION TYPE: V-B
OCCUPANCY: R-3 DWELLINGS, U- GARAGES
FIRE SPRINKLERS: REQUIRED, CRC SEC. R313.3
SYSTEM - NFPA 13D SYSTEM
THROUGHOUT INCLUDING ATTIC
PER R309.6, R313.1, R313.2 & R313.3
ABBREVIATIONS
XX
XX
X X
WITHOUTW/O
WROUGHT IRONWI
WATER HEATERWH
WINDOWWDW
WOODWD
WATER CLOSETWC
WITHW/
WASHERW
VERTICALVERT
UNLESS OTHERWISE NOTEDUON
UNFINISHEDUNFIN
UNIFORM BUILDING CODEUBC
TYPICALTYP
TELEVISIONTV
TOP OF WALLTOW
TOP OF PAVINGTOP
TOP OF MASONRYTOM
TOP OF CURBTOC
TONGUE AND GROOVET & G
TELEPHONETEL
TRASH COMPACTORTC
T & B TOP AND BOTTOM
SQUARESQ
STANDARDSTD
STAGGEREDSTAG
SERVICE SINKSS
SHELF AND POLES & P
SLIDINGSL
SIMILARSIM
SHOWERSHOW
SHEATHINGSHTG
SINGLE HUNGSH
SELECT STRUCTURALSS
SC SOLID CORE
ROUGH OPENINGRO
ROOF JOISTRJ
REQUIREDREQ'D
REINFORCINGREINF
REFRIGERATORREFR
REDWOODRDWD
ROOF DRAINRD
RETURN AIR GRILLERAG
RADIUSR
POLY VINYL CHLORIDEPVC
PRESSURE TREATEDPTDF
POUNDS/SQUARE INCHPSI
POUNDS/SQUARE FOOTPSF
PAIRPR
PLYWOODPLYWD
PUSH-BUTTONPB
OPTIONALOPT
OPPOSITEOPP
ON CENTEROC
NOT TO SCALENTS
NUMBERNO
NOT IN CONTRACTNIC
NG NATURAL GRADE
MASONRY OPENINGMO
MINIMUMMIN
MANUFACTURERMFR
MEDICINE CABINETMC
MACHINE BOLTMB
MAXIMUMMAX
MASONRYMAS
LAG BOLTLB
INTERIORINT
INSUL INSULATION
HORIZONTALHORIZHEADERHDRHCHOLLOW CORE
GLUE LAMINATED BEAMGLB
GARBAGE DISPOSALGD
GALVANIZEDGALV
GAUGEGA
FOOTINGFTG
FOOT/FEETFT
FACE OF STUDFOS
FACE OF MASONRYFOM
FLUORESCENTFLUOR
FLOORFLR
FLOOR JOISTFJ
FINISHFIN
FUEL GAS / FINISH GRADEFG
FINISH FLOORFF
FOUNDATIONFDN
FORCED AIR UNITFAU
EXTERIOREXT
EACH WAYEW
EQUIPMENTEQUIP
EQUALEQ
ELEVATORELEV
EA EACH
DOWNSPOUTDS
DRAWINGDWG
DOWNDN
DOUBLE HUNGDH
DIMENSIONDIM
DIAGONALDIAG
DIAMETERDIA
DETAILDET
DRINKING FOUNTAINDF
DOUBLEDBL
D DRYER
CONT CONTINUOUS
CONST CONSTRUCTION
CONC CONCRETE
COL COLUMN
CLR CLEAR
CLG CEILING
CJ CEILING JOIST
CI CAST IRON
BTM BOTTOM
BM BEAM
BLKG BLOCKING
BLDG BUILDING
APPROXIMATELYAPPROX
ALUMINUMAL
ALTERNATEALT
AIR CONDITIONINGA/C
ANCHOR BOLTAB
DOUGLAS FIR
AD AREA DRAIN
CURTAINCURT
DR DOOR
EL ELEVATION
FD FLOOR DRAIN
DISPOSALDISP
GI GALVANIZED IRON
GL GLASS / GLAZING
LTWT LIGHTWEIGHT
OSA OUTSIDE AIR
TB TOWEL BAR
TPD TOILET PAPER DISPENSER
TEMPERED GLASSTEMP GL
VTR VENT THROUGH ROOF
V VOLTSGYPSUM WALLBOARDGYP BD
A4.1 BUILDING SECTIONS (1/4" = 1'-0")
ARCHITECTURAL
A3.1
CODE COMPLIANCE:
SPECIAL INSTRUCTIONS: FIRE SPRINKLER SYSTEM - NFPA 13D
OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF
SHEATHING INSPECTION
DUPLEX SHALL HAVE INDEPENDENT FIRE RISERS FROM EACH
SEPARATE WATER METER.
A4.2A4.3
RITNER GROUP, INC.
503 32ND STREET, SUITE 130
NEWPORT BEACH, CA 92663
(949) 584-8987PHONE:
ARCHITECT
RON RITNERCONTACT:
OWNER:
LAGUNA HILLS, CA 92653
Email:
WILLIAM GUIDERO DESIGN
425 30th STREET #23
NEWPORT BEACH, CA 92663
(949) 675-2626PHONE:
BILL GUIDEROCONTACT:
STRUCTURALRIGHT ENGINEERING26040 ACERO SUITE 100MISSION VIEJO, CA 92691(949) 855-2300PHONE:CONTACT: RAID GHOULI
INDEX OF DRAWINGS
COVER SHEET
A5.1 EXTERIOR ELEVATIONS (1/4" = 1'-0")
PROJECT DIRECTORY
BARNARD FAMILY TRUST
26081 MERIT CIRCLE #113
CONTACT: STEPHANIE BARNARD
A2.2 THIRD LEVEL FLOOR PLAN (1/4" = 1'-0")A2.3
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
C1.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-COVER
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Lot 4, Block 39
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
N
ROOF PLAN (1/4" = 1'-0")
BUILDING SECTIONS (1/4" = 1'-0")BUILDING SECTIONS (1/4" = 1'-0")
PROJECT DESCRIPTION:
SOILS
EGA CONSULTANTS
375-C MONTE VISTA AVENUE
COSTA MESA, CA 92627
(949) 642-9309PHONE:
DAVID WORTHINGTONCONTACT:
CIVIL
FORKERT ENGINEERING INC.
22311 BROOKHURST ST. # 203
HUNTINGTON BEACH, CA 62646
(714) 963-6793PHONE:
CONTACT: THOMAS RUIZ
T-24ENERGY CODE WORK1 PARK PLAZA, SUITE 600IRVINE, CA 92614(949) 240-1867PHONE:CARLY NOBLECONTACT:
LANDSCAPEERIC FENMORE2732 EAST COAST HIGHWAY SUITE ACORONA DEL MAR, CA 92625(949) 673-5450PHONE:CONTACT: ERIC FENMORE
C1.1 COVER SHEET
LEGEND
INSPECTION PROGRAM:
1. DEPUTY INSPECTORS ARE REQUIRED TO BE REGISTERED WITH
THE CITY OF NEWPORT BEACH.
VICINITY MAP
2. SPECIAL AND / OR DEPUTY INSPECTIONS SHALL BE PROVIDED
DURING CONSTRUCTION ON THE FOLLOWING TYPES OF WORK:
A5.2 EXTERIOR ELEVATIONS (1/4" = 1'-0")
SP-1 ARCHITECTURAL SITE PLAN (1/4" = 1'-0")
SECOND LEVEL FLOOR PLAN (1/4" = 1'-0")
ZONING: R-2
A2.1 MAIN LEVEL FLOOR PLAN (1/4" = 1'-0")
PROJECTSITE
PROJECT ADDRESS
3907 SEASHORE DRIVE
NEWPORT BEACH, CA. 92663
ASSESOR'S PARCEL NUMBER: 423-326-05
LOT 4, BLOCK 39 - BOOK 3, PAGE 31
CIVIL
C-4
C-2
SECTIONSC-3
EROSION CONTROL PLAN
PRECISE GRADING PLAN
C-1 TITLE SHEET
SCH1.1 WINDOW SCHEDULE & TYPES
SCH2.1 DOOR SCHEDULE & TYPES
A6.1 GARAGE & MAIN LEVEL ELECTRICAL PLAN (1/4" = 1'-0")
A6.2 SECOND & THIRD LEVEL ELECTRICAL PLAN (1/4" = 1'-0")
A1.1 SLAB EDGE PLAN (1/4" = 1'-0")
A8.1 REFLECTED CEILING PLANS (1/4" = 1'-0")
D1.1 ARCHITECTURAL DETAILS
D2.1D3.1D4.1 ARCHITECTURAL DETAILS
D4.2 ARCHITECTURAL DETAILS C-5 GEOTECH RECOMMENDATIONS
A9.1 GARAGE LEVEL & MAIN LEVEL OVERLAY PLANS (1/4" = 1'-0")
SOILS REPORT: PREPARED BY: EGA CONSULTANTS
REPORT No WG411.1 DATED 12-13-22
PROJECT SCOPE:
DEMOLITION OF EXISTING TWO-STORY DUPLEX, GARAGE AND
ASSOCIATED LANDSCAPING.
CONSTRUCT NEW THREE-STORY 2,318 s.f. DUPLEX WITH AN
ATTACHED 444 s.f. TWO CAR GARAGE AND TWO CAR CARPORT.
THE PROJECT INCLUDES HARDSCAPE AND SUBSURFACE DRAINAGE
FACILITIES WITHIN THE CONFINES OF THE PRIVATE PROPERTY AND
NO LANDSCAPING.
DESIGN
SURVEY
1 OF 1 TOPOGRAPHIC MAP
Allowable Floor Area:
Allowable combined
Exception : Sec 20.48.180.A.1.b.i
Planning Criteria
SETBACKS:
0'Front
5'2nd Front
3'Side Yard 1
MAXIMUM HEIGHT:
24'Flat Roof (less than 3:12 pitch)
29'Pitched Roof (greater than 3:12 pitch)
FAR:
2,009.77 Sq. Ft.Site Area
MAXIMUM FLOOR AREA LIMIT:
Buildable Area
2,876.66 Sq. Ft.Buildable Area 1,438.33 x 2 =
3'Side Yard 2
1,438.33 Sq. Ft.
Development Standards R-2 Zone
PARKING REQUIREMENTS:
2 Car off Street Parking Minimum
Minimum Interior dimensions for Parkingspaces in residential zoning for a lot width30'-0" feet or less is 17'-6"x19'-0"(20.40) City of Newport Beach
Area Tabulation
Living Area:
2 Car Garage
First Level Living
590 Sq.Ft.Second Level Living
596 Sq.Ft.
262 Sq.Ft.Third Level Living
1,448 Sq.Ft.Total Living
Total Building Area
290 Sq.Ft.
870 Sq.Ft.
Unit A Unit B
444 Sq.Ft.
880 Sq.Ft.
1,176 Sq.Ft.
262 Sq.Ft.
2,318 Sq.Ft.
2,762 Sq.Ft.
Total
69 Sq.Ft.Second Level Deck 69 Sq.Ft.
Carport 275 Sq.Ft.
THIRD FLOOR LIMITATIONS:
Only subsection (A)(2)(c) applyFloor & Deck Area:
15' from Front & Rear Setback LinesLocation of Structure:
388 Sq.Ft.Roof Level Deck 494 Sq.Ft. 882 Sq.Ft.
556 Sq.Ft.Total Roof Deck 529 Sq.Ft. 1,085 Sq.Ft.
99 Sq.Ft.Main Level Deck 35 Sq.Ft. 134 Sq.Ft.
580 Sq.Ft.
A9.2 SECOND LEVEL & THIRD LEVEL OVERLAY PLANS (1/4" = 1'-0")
Barnard Duplex
3907 Seashore Drive
Newport Beach, CA
T24.1a TITLE 24 ENERGY COMPLIANCE REPORT
T24.1b TITLE 24 ENERGY COMPLIANCE REPORT
ARCHITECTURAL DETAILSARCHITECTURAL DETAILS
STRUCTURAL
S-1.3
S-1.1 1ST FLOOR FRAMING PLANS-1.2
2ND FLOOR FRAMING PLAN
FOUNDATION PLAN
SN-1 STRUCTURAL GENERAL NOTES
S-1.4 3RD FLOOR FRAMING PLANS-1.5 ROOF FRAMING PLAN
SN-2 STRUCTURAL GENERAL NOTES
SN-3 STRUCTURAL GENERAL DETAILS
SD-1 FOUNDATION DETAILSSD-1.1 FOUNDATION DETAILSSD-2 FRAMING DETAILS
SD-3 FRAMING DETAILS
SD-4 FRAMING DETAILSSD-5 FRAMING DETAILSSD-6 GRADE BEAM INFORMATION
T24.1c TITLE 24 ENERGY COMPLIANCE REPORTT24.1d TITLE 24 ENERGY COMPLIANCE REPORT
T24.1e TITLE 24 ENERGY COMPLIANCE REPORT
PROJECT DATA
2022 CALIFORNIA RESIDENTIAL CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA ENERGY CODE
2022 CALIFORNIA GREEN BUILDING
STANDARDS CODE
2022 CALIFORNIA ENERGY EFFICIENCY
STANDARDS CODE
2022 CALIFORNIA BUILDING CODE
FOR STRUCTURAL PROVISIONS ONLY
CHAPTER 15 OF THE NEWPORT BEACH
MUNICIPAL CODE (NBMC)
GENERAL NOTES:
1. THE UTILITY CONSULTING ENGINEER IS TO ATTEND
ON-SITE MEETINGS WITH THE UTILITY COMPANIES
TO DETERMINE ALLOWABLE LOCATIONS. A
MINIMUM OF 48 HOURS WRITTEN NOTICE FOR
THE MEETING IS REQUIRED.
2. REQUIRED HERS TESTING AND/OR VERIFICATION MUST BE
DONE BY A CERTIFIED HOME ENERGY RATER UNDER THE
SUPERVISION OF A CEC-APPROVED HERS PROVIDER USING
CEC APPROVED TESTING AND/OR VERIFICATION METHODS
AND MUST BE REPORTED ON THE CF-4R INSTALLATION
CERTIFICATE.
3. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT
BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL
REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND
RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE
PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTAC
YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT
OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.
4. PRIOR TO PERFORMING ANY WORK IN THE CITYRIGHT-OF-WAY
AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE
PUBLIC WORKS DEPARTMENT.
5. A Cal-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS
DEEPER THAN 5'-0" AND FOR SHORING AND UNDERPINNING.
CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT.
6. THE SETBACKS TO BE MEASURED FROM FACE OF FINISH
7. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER
FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS
AND PERMITS.
8. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS
AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT
EXCEED 42" FROM EXISTING GRADE PRIOR TO CONSTRUCTION
WITHIN THE REQUIRED FRONT YARD SETBACK AREA.
9. ALL PERMITS RELATED TO THE PROPOSED PROJECT SHALL BE
ISSUED AT THE SAME TIME, OR SEPARATE PLANS AND PLAN
REVIEW WILL BE REQUIRED FOR ITEMS NOT ISSUED WITH THIS
REVIEW. PROVIDE ADDITIONAL PERMIT WORKSHEETS FORTHE FOLLOWING:
a. ACCESSORY STRUCTURES, DETACHED PATIO COVERS AND
TRELLISES OR GAZEBOS.
b. MASONRY OR CONCRETE FENCES OVER 3.5 FT ABOVE GRADE,
OR, WITHIN OF 3' FEET OF THE PROPERTY LINE.
c. RETAINING WALLS OVER 4' FROM BOTTOM OF FOUNDATION TO
TOP OF WALL AND ANY RETAINING WALL WITHIN 3 FT OFPROPERTY LINE REGARDLESS HEIGHT.
d. ELECTRICAL AND PLUMBING FOR EXTERIOR IMPROVEMENTS
DETACHED FROM THE HOUSE (i.e. BARBEQUE, FOUNTAIN,
FIRE FEATURE).
BUILDING SITE IS LOCATED IN A SPECIAL FLOOD HAZARD AREA
(SFHA) VE15, ESTABLISHED IN FIRM DATED MARCH 21, 2019.
BASE FLOOD ELEVATION (BFE) IS 15 FEET NAVD88. BOTTOM OF THELOWEST HORIZONTAL MEMBER TO BE CLEAR ONE FOOT ABOVE
THE BFE, USING NORTH AMERICA VERTICAL DATUM 1988 (NAVD88).
STRUCTURES CONSTRUCTED IN WHOLE, OR IN PART, IN FLOOD
HAZARD AREAS (V ZONES) AS ESTABLISHED IN FIRM DATED
MARCH 21, 2019 SHALL CONFORM TO THE REQUIREMENTS OF
NBMC 15.50 AND IN ACCORDANCE WITH ASCE 24 SUBJECT TO
LIMITATION OF THIS CODE SECTION 15.50.100.
ENCLOSED AREAS BELOW FLOOD ELEVATION SHALL COMPLY WITH
ASCE 24-14 CHAPTER 4.6.
THE BOTTOM OF THE LOWEST HORIZONTAL STRUCTURAL MEMBER
OF THE LOWEST FLOOR SHALL BE ELEVATED IN CONFORMANCE
WITH THE MINIMUM REQUIREMENTS OF TABLE 4-1 OF ASCE 24-13.
DEEP FOUNDATION DESIGN SHALL COMPLY WITH SECTION 4.5.5 OF ASCE 24-14.
NOTE:
a. A LICENSED SURVEYOR SHALL COMPLETE A FEMA ELEVATION (EC) AND
SUBMIT THE EC FOR REVIEW AND APPROVAL FROM THE CITY'S
COMMUNITY RATING SYSTEM (CRS) COORDINATOR PRIOR TO REQUESTING
FINAL INSPECTION.b. AN APPROVE EC MUST BE SUBMITTED TO THE BUILDING DEPARTMENT
INSPECTOR DURING FINAL INSPECTION.
c. ALL MECHANICAL, GAS, AND ELECTRICAL EQUIPMENT SERVICING THE
BUILDING (INCLUDING DUCTS) MUST BE AT LEAST ONE FOOT ABOVE
THE BFE (NAVD88).
15.
16.
DEFERRED SUBMITTALS: - FIRE SPRINKLER - NFPA 13D SYSTEM
THROUGHOUT INCLUDING ATTIC
- MECHANICAL EQUIPMENT AND DUCTWORK
- ENCROACHMENT PERMIT
- SOLAR PV SYSTEM WITH MIN. 3.0 kWdc FOR
DWELLING UNIT "A" AND UNIT "B" MUST BE
OBTAIN UNDER A SEPARATE REVIEW & PERMIT
A 5 kWh BATTERY SYSTEM IS REQUIRED FOR
EACH UNIT.
- SOUND ATTENUATION DESIGN FOR
HVAC EQUIPMENT PER ARI STD. 275
- EXTERIOR STAIRS SHOP DRAWINGS
GN-1 CALIFORNIA GREEN RESIDENTIAL MINIMUM REQUIREMENTS/
GN-2 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS
HOUSING CRISIS ACT COMPLIANCE FOR DEMOLITONS/30 DAY NOTICE OF INTENT TO EXCAVATE/
RECYCLE AND OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE
NON-HAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN
ACCORDANCE WITH SECTION 4.408.1 CalGreen CODE.
DEFERRED SUBMITTAL TO BE REVIEWED BY PROJECT ARCHITECT
OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL
FOR PLAN CHECK OR APPROVAL BY THE CITY.
THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT
IS LIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FOR ALL
PERMITS ISSUED AFTER AUGUST 21, 2019. NBMC SECTION 15.02.095
PROVIDE A PROJECT INFORMATION SIGN FOR PROJECTS REQUIRING
FENCING (NEW STRUCTURE OR ADDITION AND REMODEL TO AN
EXISTING STRUCTURE WITH A COMBINED FLOOR AREA EXCEEDING
SEVENTY-FIVE (75) PERCENT OF THE FLOOR AREA OF THE PROPOSED
STRUCTURE) IN DESIGNATED "HIGH DENSITY AREAS". PROJECT SIGN
SHALL COMPLY WITH NBMC SECTION 15.60.030.
EVIDENCE OF THE 30 DAY NOTIFICATION FOR COMPLETE DEMOLITION
OR EXCAVATION TO THE ADJOINING PROPERTIES AS REQUIRED BY
NBMC SECTION 15.02.120 SHALL BE SUBMITTED TO THE RESPONSIBLE
ENTITY UNDER THE CITY OF NEWPORT BEACH.
10.
11.
12.
13.
14.
17.
18.
19.
20.
SD-7 FRAMING SHEET
WSW1 STRONG-WALL WSW
WSW1.1 STRONG-WALL WSW
WSW2 STRONG-WALL WSWWSW3 STRONG-WALL WSWWSW4 STRONG-WALL WSW
D5.1 ARCHITECTURAL RATED WALL DETAILS
GARAGE DEMO PLANC-3.1
49
CAL GREEN
RESIDENTIAL
MINIMUM
REQUIREMENTS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
GN-1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-GBC1
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client RevisionsCAL GREEN - Residential Minimum Requirementsfor Demolitions
Housing Crisis Act Compliance
50
RESIDENTIAL
CONSTRUCTION
MINIMUM
REQUIREMENTS
Residential Construction Minimum Requirements Notes
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
GN-2
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-GN2
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
Grading General Notes
51
LOT 5
LOT 3
Alley
Se
a
s
h
o
r
e
D
r
i
v
e
35'-034"
918"
Up
9R
20'-412"3'-9"
4'-7"
11
58"
5'-812"
13.10
11.17 FL11.67
11.13 FL
312"
1'-0"
4'-
5
"
FS
75'-8"
26'-012"
16'-11"
55'-412"5'-812"
29'-4"
13'-7"
13'-7"
75'-8"
10'-10"
3'-712"
1'-0"
34'-1112"
1'-0"
35'-0"
19'-5"
2'-4"
1'-
5
12"
2'-6"
19
'
-
1
1
18"
17'
-
6
"
E.G. El. 13.50
19'-1012"
13.02FS
FS
(14.72)
11.27 TC11.63
11.36 TC11.76 FS
0.9%
2.3%Up
8R
Up7R
7.9%
1.1%
8%
3.4%
3.4%
1.7%
11.76 FS(11.6) NG
0.6%
FS 17.25
BreakawayLanding
Exisisting
Hardscapeto Remain
FS
FSUp7R
B
A4.1
G
A4.3
E
A4.2
A
A4.1
13.30 FS
Dn 4R
1 2 7
14.70
FS
3 5
Up6R
Crawl Space
Garage
D
A4.2
FA4.3
C
A4.1
4
3'-7
"
16
'
-
1
0
"
678"
3'-
3
12"
5'-
5
"
3'-0
"
6'-
4
14"
914"
2'-314"4'-434"
3'-138"2'-1"14'-258"
6'-
6
12"
812"
5'-
1
12"
4'-1012"3'-1038"
2'-4
78"
17'-6" x 19'-0" min.Parking Required
41
D001
Open
Treads at
10.25" Each
49
38
22
47
48
312"
312"3'-
3
12"
3'-
0
"
812"
46
38
Unit A
Unit B
6"
3'-0"2'-0"
5'-0" Setback
3'-
0
"
Se
t
b
a
c
k
4'-7"24'-9"5'-6"
3'-0
"
Se
t
b
a
c
k
1'-0
"
2'-
1
"
3'-0
"
1"5'-0"1'-0"
7'-4"6'-0"
2'-1"
6'-0"7'-012"
FS
(14.70)
13.67FS 13.55FS-GB
2%
2%
2%
2%
2%
6"
6"
434"
6"
12.07 FS-GB
12.63
FS
12.30
FS
2%
2%
FS - GB
11.76
3'-
0
"
Se
t
b
a
c
k
11
.
7
6
F
S
3'-
0
"
Se
t
b
a
c
k
Dashed line Indicates
1 Hour Fire
Resistance-Rated wall 14'-7"
N3
9
5
3
'
3
0
"
W
2
5
.
0
3
'
Wall or floor between house Living area
and garage shall be 5/8" type "X" Gyp. Bd.
on garage side of wall or floor/ceiling.
Rated separation must extend
from floor level to roof sheathing.
1 3/4" thick self-closing
& self-latching,tight
fitting 45 minute
rated door
The entire Carport and Garage
ceiling shall be 5/8" type "X" Gyp. Bd.
1W1
1W1
N52 46'30"E 54.46'Property Line
N39 35'30"W 1.00'Property Line
N52 46'30"E 25.00'
Pr
o
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t
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L
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N3
9
3
5
'
3
0
"
W
2
6
.
0
2
'
Pro
p
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t
y
L
i
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e
N52 46'30"E 79.33'
Property Line
3'-0
"
Se
t
b
a
c
k
Trash Binsbelow water heaters
1.9%
11.
6
7
F
S
718"
2'-
5
78"5516
"578"1'-234"438"
21316
"
5516"
1'-234"578"
6
10
58"
1'-0"678"
718"
518"
W10x77
W10X77
HSS5x5x1/4
Line of Fireplace
projection above
1W11W5
Water
Meter Duplex shall be
serviced by
separate Utilities(water & Gas)
Duplex shall be serviced
by separate Utilities(water & Gas)
Gasmeters
412"
718"
6"6"
6"6"
10
18"9"
HSS5x5x1/4
W10x77
11
14"
614"
278"918"
W10x30
6"6"
W10x30
538"
614"
278"918"W10x77
518"
278"
1'-0"
514"
212"
D002
D104
DoorAbove
OpenTreadsstairs
OpenTreadsstairs
Open
Treads
stairs
Open
Treads
stairs
11.84 TC
13.63 TC
13.30 FS
2%
13.38 TC13.30 FS TC
11.84 0.8%
19'-0" Minimum interior clear
17
'
-
6
"
M
i
n
i
m
u
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i
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t
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c
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a
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3.7%
12.07 FS-GB
12.04 FS
12.04 FS
11.90 FS-GB
Architectural Site Plan SCALE: 1/4" = 1'-0"
ARCHITECTURAL
SITE PLAN
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
SP-1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-SITE
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Lot 4, Block 39
Bld
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
PROJECT ADDRESS
3907 SEASHORE DRIVENEWPORT BEACH, CA. 92663ASSESOR'S PARCEL NUMBER: 423-326-05LOT 4, BLOCK 39 BOOK 3, PAGE 316. The discharge of pollutants to any storm drainage
system is prohibited. No solid waste, petroleum
byproducts, soil particulate, construction waste
materials, or wastewater generated on construction
sites or by construction activities shall be placed,
conveyed or discharged into the street, gutter or
storm drain system.
7. In Accordance with Planning Area 6 (PA6) of the
Headlands Development and Conservation Plan
(HDCP), This house is a Single-Family Dwelling.
8. An approved encroachment permit is required for
all work activities within the public right-of-way,
public easement and on city facilities.
9. 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.
General Notes:
1. Refer to Site Drainage Plan sheet
for existing grade elevations and
finish grade elevations.
2. Surveyor or Engineer shall permanently
monument property corners or offsets
before starting grading.
3. Fences, Gates, Walls, Planter boxes, Patio covers,
and other freestanding structures cannot exceed 6'
measured from Natural Grade within required side
yard setback.
4. Finish grade within 10 feet of the new structure/
addition shall be sloped a minimum of 2 % away
from the building for drainage purpose.
5. Additions, remodels or renovations of a single family
home with an existing pool require the suction outlet
of the existing pool, spa, or toddler pool to be
upgraded so as to be equipped with an approved
anti-entrapment cover meeting the current standards
of ASTM or ASME per section 115920 HSC.
10. 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.
Allowable Floor Area:
Allowable combined
Exception : Sec 20.48.180.A.1.b.i
Planning Criteria
SETBACKS:
0'Front 5'2nd Front
3'Side Yard 1
MAXIMUM HEIGHT:
24'Flat Roof (less than 3:12 pitch)
29'Pitched Roof (greater than 3:12 pitch)
FAR:
2,009.77 Sq. Ft.Site Area
MAXIMUM FLOOR AREA LIMIT:
Buildable Area
2,876.66 Sq. Ft.Buildable Area 1,438.33 x 2 =
3'Side Yard 2
1,438.33 Sq. Ft.
Development Standards R-2 Zone
PARKING REQUIREMENTS:
2 Car off Street Parking Minimum
Minimum Interior dimensions for Parkingspaces in residential zoning for a lot width30'-0" feet or less is 17'-6"x19'-0"(20.40) City of Newport Beach
Area Tabulation
Living Area:
2 Car Garage
First Level Living 590 Sq.Ft.Second Level Living 596 Sq.Ft.
262 Sq.Ft.Third Level Living
1,448 Sq.Ft.Total Living
Total Building Area
290 Sq.Ft.
870 Sq.Ft.
Unit A Unit B
444 Sq.Ft.
880 Sq.Ft.1,176 Sq.Ft.
262 Sq.Ft.
2,318 Sq.Ft.
2,762 Sq.Ft.
Total
69 Sq.Ft.Second Level Deck 69 Sq.Ft.
Carport 275 Sq.Ft.
THIRD FLOOR LIMITATIONS:
Only subsection (A)(2)(c) applyFloor & Deck Area:
15' from Front & Rear Setback LinesLocation of Structure:
388 Sq.Ft.Roof Level Deck 494 Sq.Ft. 882 Sq.Ft.
556 Sq.Ft.Total Roof Deck 529 Sq.Ft. 1,085 Sq.Ft.
99 Sq.Ft.Main Level Deck 35 Sq.Ft. 134 Sq.Ft.
580 Sq.Ft.
0'-7 3/4"9'-3 1/4"
52
WINDOW NOTES
First Floor Windows
DESCRIPTION MANUFACTURE
REMARKS
ROOM NAMESYM
WIDTH HEIGHT
TYPE MATERIAL
WINDOW
W I N D O W S C H E D U L E
SIZE FRAME
DIV
I
D
E
D
L
I
T
E
S
HA
R
D
W
A
R
E
MA
T
E
R
I
A
L
QU
A
N
T
I
T
Y
W101
U-
V
A
L
U
E
FENESTRATION
LO
W
-
E
G
L
A
S
S
RE
T
R
A
C
T
A
B
L
E
Left Right
(O
u
t
s
i
d
e
Family - Unit "A"
W102
-2C
-1C
IN
S
I
D
E
( O
P
E
R
A
B
L
E
W
I
N
D
O
W
S
O
N
L
Y
)
OP
E
R
A
T
I
N
G
DIR
E
C
T
I
O
N
GLAZING
1
3'-0"2'-0"-1ACasement
FINISH
Hin
g
e
s
i
d
e
)
6'-0"5'-0"French Casement
Dual Pane
SH
G
C
DETAILS
H
WINDOW
J S SC
R
E
E
N
S
M
Casement
A
Min.
C
l
e
a
r
20"Min. Clear
Dual Pane
Dual Pane
Master WC - Unit "A"Wood
W201
W202
Master Wic - Unit "A"
----
-
Second Floor Windows
Tempered
-3'-6"2'-0"
Dual Pane
1. All Glazing to be true divided lites.
All Glazing to be dual Pane Glazing with a minimum of one tempered pane2.
Iron Frame Windows
The General Contractor, Framer and Door and Window Installer are3.to verify all Door and Window Openings with the Shop Drawings andfield conditions. Dimensions provided on this Schedule are for the
All rough opening dimensions are to be coordinated with the Doorpurpose of the preparation of the Door and Window Shop Drawings.
and Window Shop Drawings. ( Failure to do so is the Responsibilityof the General Contractor and Sub Contractor.)
Iron Frame Windows By:
Steelworks Etc. Inc. Windows & Doors
1. All Glazing to be true divided lites.
All Glazing to be Dual Pane Glazing with a minimum of one tempered pane2.
Wood Windows
The General Contractor, Framer and Door and Window Installer are3.to verify all Door and Window Openings with the Shop Drawings andfield conditions. Dimensions provided on this Schedule are for the
All rough opening dimensions are to be coordinated with the Doorpurpose of the preparation of the Door and Window Shop Drawings.
and Window Shop Drawings. ( Failure to do so is the Responsibilityof the General Contractor and Sub Contractor.)
Wood Windows By:
Kolbe Windows & Doors
General notes
Fenestrations must have temporary and permanent labels
Ducts must be sealed and field verified by a HERS certified
1.
2.
special inspector.
The load resistance of glass under uniform load shall be3.
determined in accordance with ASTM E 1300.
Glazing notes
Each pane of safety glazing installed in hazardous locations
Glazing in swinging, sliding, and bifold doors 9 square feet or less
1.
2.shall be a minimum category classification of I ( CPSC 16 CFR 1201)
Glazing over 9 square feet in area with bottom edge less than 18"3.
above the floor and exposed top edge greater than 36" above
shall be identified (acid etched, sand blasted, ceramic fired, etc)by a manufacturer's designation, the manufacturer or installer andthe safety glazing standard which it complies. Multi-pane assemblies
shall be identified per CRC R308.1. [CRC R308.1]
and II (CPSC 16 CFR 1201) when more than 9 square feet or sliding.
[Table R308.3.1 (1), R308.3.1]
the floor shall be safety glazed. [CRC R308.4.3]
Glazing in doors and enclosures for hot tubs, whirlpools, saunas,4.steam rooms, bathrooms showers less than 5' above the standing
surface shall have a minimum category classification of II (CPSC 16CFR 1201). [ CRC Table R308.3.1 (1) & 308.4.5]
Egress Notes
Every sleeping room shall have at least one operable emergency escape
All bedrooms, basements or rooms used for sleeping shall have
1.
2.emergency rescue windows or doors. CRC R310.1:
and rescue opening (Window or Door). Emergency escape and rescueopeninig shall open directly in a public way, or to a yard or court that
opens to a public way.
a. Minimum net clear opening of 5.7 square feet
b. Minimum net clear opening of 5 square feet at grade level floor
Note: in order to meet the minimum clear opening of 5.7 square feet, eitherthe width or height, or both, must exceed the minimum dimension (see
figure Below). The net clear opening dimensions required shall be obtainedby the normal operation of the emergency escape and rescue openingfrom the inside.
c. Minimum net clear opening width of 20 inchesd. Minimum net clear height of 24 inches
e. Window sill height of not more than 44 inches above the floor
CBC 708A
CBC 708A
A CasementWood --
Wood Tempered .32 .23
Kolbe
Windows & Doors
1'-10"4'-0"D AwningMaster shower - Unit"A"WoodW203 -1-Dual Pane
2
3'-6"2'-0"
-2
A Casement
Dual Pane
Bath 2 Wood
W204
W205 Master Suite - Unit "A"-4'-6"1'-6"
Dual Pane
A CasementWood -
W206
Master Bath - Unit "A"4'-0"3'-6"E Pocket SliderWood 1 Single Pane-Tempered
Dine 6'-0"7'-0"
W207
4'-6"2'-6"A CasementMaster Suite - Unit "A"Wood
-1 Dual Pane
Kolbe
Windows & Doors
Kolbe
Windows & Doors
Kolbe
Windows & Doors
Kolbe
Windows & Doors
KolbeWindows & Doors
KolbeWindows & Doors
KolbeWindows & Doors
.32 .23
.32 .23
- -
.32 .23
.23
.23
French Casement ----.32 .23
-
-
-
-
-
-
-
-
-
-Tempered
Tempered-
----
----
----
----
-
Tempered
W301 Stair Hall
Third Floor Windows
6'-0"4'-0"B Wood
-1 Dual Pane-KolbeWindows & Doors.32 .25
----Fixed
W302 Bath 3 2'-6"1'-8"A Wood
-1 Dual Pane----
Tempered
KolbeWindows & Doors.32 .23Casement
W303 Office 4'-0"1'-8"A Wood
-1 Dual Pane-----.32 .23Casement
-
KolbeWindows & Doors
Paint Grade Interior
Clad Exterior
Paint Grade InteriorClad Exterior
Paint Grade InteriorClad Exterior
Paint Grade InteriorClad Exterior
Paint Grade InteriorClad Exterior
Paint Grade InteriorClad Exterior
Paint Grade InteriorClad Exterior
Paint Grade InteriorClad Exterior
Paint Grade InteriorClad Exterior
Paint Grade InteriorClad Exterior
Paint Grade InteriorClad Exterior
Wood Paint Grade InteriorClad Exterior
1'-8"
4'-0
"
W303
-
-
-
-
Kolbe
Windows & Doors
-
-
W I N D O W T Y P E S
ABCE
4'-0"
6'-
0
"
W301
W103 -2B Dual Pane Tempered-Kitchen - Unit "A"5'-0"1'-0"Fixed -----Wood Paint Grade InteriorClad Exterior .32 .25
Kolbe
Windows & Doors
W304 Office 4'-0"9'-6"F Wood (2) Casements mold togetherPaint Grade InteriorClad Exterior 1 Dual Pane .32 .23
KolbeWindows & Doors------
1'-8"
2'-6
"
W302
Tempered
9'-6"
4'-0
"
W304
- -
.32 .23
-
4'-6"2'-4"A CasementBedroom 2 WoodW208 -2 Dual Pane KolbeWindows & Doors.23-----Paint Grade InteriorClad Exterior
4'-0"4'-0"B FixedStair Hall - Unit "A"WoodW209 -1 Dual Pane KolbeWindows & Doors.25----TemperedPaint Grade InteriorClad Exterior --
3'-0"2'-0"A CasementStair - Unit "B"WoodW210 -1 Dual Pane KolbeWindows & Doors.25----TemperedPaint Grade InteriorClad Exterior -
4'-0"2'-0"B FixedStair - Unit "B"WoodW211 -1 Dual Pane KolbeWindows & Doors.25----TemperedPaint Grade InteriorClad Exterior - -
4'-0"2'-6"B FixedFamily Volume - Unit "B"WoodW212 Paint Grade InteriorClad Exterior -3 Dual Pane----- -KolbeWindows & Doors.25-
3'-0"2'-0"B FixedWoodW213Paint Grade InteriorClad Exterior -2----- -
4'-0"4'-8"C French CasementWoodW214Paint Grade InteriorClad Exterior -1----
Dual Pane KolbeWindows & Doors.25-
Dual Pane KolbeWindows & Doors.25-
3'-0"1'-8"A CasementMaster Bath - Unit "B"WoodW215 Paint Grade InteriorClad Exterior
4'-0"2'-4"A CasementMaster - Unit "B"WoodW216 Paint Grade InteriorClad Exterior
-1----Dual Pane KolbeWindows & Doors.25Tempered
-2----Dual Pane KolbeWindows & Doors.25-
-
W104
-1A Dual Pane TemperedPowder3'-6"2'-0"Casement ----Wood Paint Grade InteriorClad Exterior .32 .23
Kolbe
Windows & DoorsW105
Dual Pane Tempered----.32 .23
Kolbe
Windows & DoorsW106
-1A Dual Pane TemperedBath 4 3'-0"2'-0"Casement -----Wood Paint Grade InteriorClad Exterior .32 .23
Kolbe
Windows & DoorsW107
-1A Dual Pane TemperedKitchen/Hall - Unit "B"3'-0"2'-0"Casement -----Wood Paint Grade InteriorClad Exterior .25 Kolbe
Windows & DoorsW108
-1A Dual Pane TemperedKitchen - Unit "B"4'-0"2'-0"Casement -----Wood Paint Grade InteriorClad Exterior .25 Kolbe
Windows & DoorsW109
-2A Dual Pane -Family - Unit "B"4'-0"2'-0"Casement ----Wood Paint Grade InteriorClad Exterior .25 Kolbe
Windows & DoorsW110
-2A Dual Pane TemperedFamily/Stair - Unit "B"4'-0"2'-0"Casement ----Wood Paint Grade InteriorClad Exterior .25 Kolbe
Windows & Doors
Family Volume - Unit "B"
Family Volume - Unit "B"
-1
-
CBedroom 3 5'-0"4'-8"French CasementWoodPaint Grade InteriorClad Exterior
W111
-1B Dual Pane TemperedFamily - Unit "B"3'-6"2'-0"Fixed ----Wood Paint Grade InteriorClad Exterior .25 Kolbe
Windows & DoorsW112
-1F Dual Pane -Family 3'-6"7'-0"XOX - (2) Casement, (1) Fixed Mold together ----Wood Paint Grade InteriorClad Exterior .25 Kolbe
Windows & Doors
- -
2'-0"
3'-6
"
W201
2'-0"
3'-0
"
W104 W107
4'-0"
1'-1
0
"
W203
3'-6"
4'-0
"
W204
2'-4"
W208
4'-
6
"
2'-6"
W206
4'-
6
"
W207
4'-0"
4'-0
"
W209
2'-0"
4'-
0
"
W109
2'-6"
4'-0
"
W212
2'-0"
4'-0
"
W211
2'-0"
3'-0
"
W213
4'-8"
4'-0
"
W214
2'-0"
3'-6
"
W105
2'-4"
4'-
0
"
W216
7'-0"
6'-0
"
W102
5'-0"
6'-0
"
W101
1'-0"
5'-0
"
W103
1'-8"
3'-0
"
W215
4'-8"
5'-0
"
W106
W108 W202 W210W111W110
2'-0"
3'-
6
"
W111
7'-0"
3'-
6
"
W113 D
F
W113
-1A Dual Pane TemperedPantry3'-0"2'-0"Casement ----Wood Paint Grade InteriorClad Exterior .32 .23
Kolbe
Windows & Doors-
Fenestrations must have temporary and permanent labels5.
prior to final Building Inspection Approval.
Fenestrations must have temporary and permanent labels5.prior to final Building Inspection Approval.
.35
.35
.35
.35
.34
.35
.32
.32
.32
.32
.35
.34
.34
.34
.35
.35
.35
1'-6"
W205
4'-
6
"WINDOW SCHEDULE
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
SCH-1.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-SCH11
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BG
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Lot 4, Block 39
Bld
g
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D
e
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C
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
53
DOOR NOTES
Garage Level Doors
DESCRIPTIONROOM NAMESYM
WIDTH HEIGHT
QTY FINISH
DOOR
D O O R S C H E D U L E
SIZE MATERIALTHICKNESS FINISHMATERIAL
FRAME DETAILS
S MATERIAL
THRESHOLD
REMARKS MANUFACTURE
D101
D102
D103
D104
D105
D201
D202
D203
D204
D205
D206
D207
D208
D209
D106
2'-6"Master Suite
U-VALUE
FENESTRATION
115'-0"
1Master Bath - WC
2'-4" 7'-0"1
LITES
DIVIDED
Wood S.C. - Pocket Wood
GLAZING
2'-4"
Master Wic
SecondLevel Doors
SHGCJH
Master Bath
1
2'-6 1 Wood Wood
12'-8"
12'-4"
WoodWood
Wood Wood
Wood Wood
1Master Bath 2'-4"
Bath 2
1
7'-0"
7'-0"
7'-0"
7'-10"
Wood (4) Panel Sl. Gl. Dr.
Wood
Wood
S.C.
Wood
Wood
1. All Glazing to be true divided lites.
All Glazing to be dual Pane Glazing with a minimum of one tempered pane2.
Iron Frame Doors
The General Contractor, Framer and Door and Window Installer are3.to verify all Door and Window Openings with the Shop Drawings andfield conditions. Dimensions provided on this Schedule are for the
All rough opening dimensions are to be coordinated with the Doorpurpose of the preparation of the Door and Window Shop Drawings.
and Window Shop Drawings. ( Failure to do so is the Responsibilityof the General Contractor and Sub Contractor.)
Iron Frame Doors By:
1. All Glazing to be true divided lites.
All Glazing to be Dual Pane Glazing with a minimum of one tempered pane2.
Wood Doors
The General Contractor, Framer and Door and Window Installer are3.to verify all Door and Window Openings with the Shop Drawings andfield conditions. Dimensions provided on this Schedule are for the
All rough opening dimensions are to be coordinated with the Doorpurpose of the preparation of the Door and Window Shop Drawings.
and Window Shop Drawings. ( Failure to do so is the Responsibilityof the General Contractor and Sub Contractor.)
Wood Doors By:
General notes
Fenestrations must have temporary and permanent labels
Ducts must be sealed and field verified by a HERS certified
1.
2.special inspector.
The load resistance of glass under uniform load shall be3.determined in accordance with ASTM E 1300.
Glazing notes
Each pane of safety glazing installed in hazardous locations
Glazing in swinging, sliding, and bifold doors 9 square feet or less
1.
2.
shall be a minimum category classification of I ( CPSC 16 CFR 1201)
Glazing over 9 square feet in area with bottom edge less than 18"3.above the floor and exposed top edge greater than 36" above
shall be identified (acid etched, sand blasted, ceramic fired, etc)
by a manufacturer's designation, the manufacturer or installer andthe safety glazing standard which it complies. Multi-pane assembliesshall be identified per CRC R308.1. [CRC R308.1]
and II (CPSC 16 CFR 1201) when more than 9 square feet or sliding.[Table R308.3.1 (1), R308.3.1]
the floor shall be safety glazed. [CRC R308.4.3]
Glazing in doors and enclosures for hot tubs, whirlpools, saunas,4.steam rooms, bathrooms showers less than 5' above the standingsurface shall have a minimum category classification of II (CPSC 16
CFR 1201). [ CRC Table R308.3.1 (1) & 308.4.5]
Egress Notes
Every sleeping room shall have at least one operable emergency escape
All bedrooms, basements or rooms used for sleeping shall have
1.
2.emergency rescue windows or doors. CRC R310.1:
and rescue opening (Window or Door). Emergency escape and rescue
openinig shall open directly in a public way, or to a yard or court thatopens to a public way.
a. Minimum net clear opening of 5.7 square feetb. Minimum net clear opening of 5 square feet at grade level floor
Note: in order to meet the minimum clear opening of 5.7 square feet, either
the width or height, or both, must exceed the minimum dimension (seefigure Below). The net clear opening dimensions required shall be obtainedby the normal operation of the emergency escape and rescue opening
from the inside.
c. Minimum net clear opening width of 20 inches
d. Minimum net clear height of 24 inchese. Window sill height of not more than 44 inches above the floor
CBC 708A
CBC 708A
TYPE
B
C Wood
Stair Hall/Lau. closet
Bedroom 2
Master Suite
2'-4"
Pantry
18'-0"3'-0"
Family - Unit "A"
E
17'-0"2'-6"Stair/Hall Wood WoodA
1Powder Wood WoodA
17'-0"3'-0"Entry - Unit "B"Wood WoodE
Entry - Unit "A"
7'-0"2'-4"
1 3/4"
S.C. - Dutch with Glazing Stone---
.34 .23
D301
Office 11'-8" 7'-0"
Third Level Doors
S.C. - Pocket
Sliding Glass Doors - (4) panels
7'-0"
7'-0"
7'-0"
7'-0"
S.C.
S.C.
KolbeWindows & Doors
KolbeWindows & Doors
KolbeWindows & Doors
KolbeWindows & Doors
KolbeWindows & Doors
Kolbe
Windows & Doors
Kolbe
Windows & Doors
Kolbe
Windows & Doors
Kolbe
Windows & Doors
Kolbe
Windows & Doors
Kolbe
Windows & Doors
Kolbe Windows & Doors
Steelworks Etc. Inc. Windows & Doors
.34 .23
S.C. - Tight Fitting 45 Min.
Self closing & Self Latching
17'-10"16'-4"C
1 3/4"
1 3/4"
1 3/4"
S.C.
Sl. Gl. Dr. - (4) Panels Stone---
Dual Pane Tempered
Dual Pane Tempered
.34 .25
A
B
C
A
A
A
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
A1 3/4"
Stone---Dual Pane Tempered
1 Wood S.C.
D302
Bath 3 2'-4" 7'-0"
1 Wood French Dr.
D303
Elevator/Deck 2'-6" 7'-0"
1 Wood Barn Dr. on a steel track
D304
Office 3'-8" 7'-1"
A
D
B
1 3/4"
1 3/4"
1 3/4"
1 3/4"
Wood
Wood
Wood
KolbeWindows & Doors
KolbeWindows & Doors
KolbeWindows & Doors
Paint Grade Paint Grade
Paint Grade Paint Grade
Paint Grade Paint Grade
Paint Grade Paint Grade
Paint Grade Paint Grade
Paint Grade Paint Grade
Paint Grade
Fenestrations must have temporary and permanent labels5.
17'-0"2'-0"B S.C. - Pocket
Wood
Wood
Wood
Paint Grade InteriorClad Exterior
Paint Grade InteriorClad Exterior Paint Grade InteriorClad Exterior
KolbeWindows & Doors
KolbeWindows & Doors
Wood
Wood
Wood
Paint Grade InteriorClad Exterior
1 3/4"
1 3/4"
1 3/4"
Paint Grade
Paint Grade
Paint Grade
Self Closing & LatchingTight fitting 45 Minute Dr.
1 WoodA1 3/4"
Paint Grade InteriorClad Exterior Paint Grade InteriorClad Exterior
Kolbe
Windows & Doors
Wood S.C.WoodPaint Grade Paint Grade1 3/4"
S.C.
Paint Grade InteriorClad Exterior Paint Grade InteriorClad Exterior Stone---Dual Pane Tempered .32 .23
1 WoodABedroom 3 2'-6" 7'-0" 1 3/4"S.C.WoodPaint Grade Paint Grade
1 WoodABath 4 2'-4"7'-0"1 3/4"S.C.WoodPaint Grade Paint Grade
D107
D108
D O O R T Y P E S
2'-10"
6'-8
"
D213
3'-8"
7'-1
"
D303
16'-10"
7'-6
"
D001
D304
11'-8"
7'-0
"
A
BC
D
E
F
G
H
I
Kolbe
Windows & Doors
2'-6"
7'-0
"
D104
Paint Grade InteriorClad Exterior Paint Grade InteriorClad Exterior Stone---Dual Pane Tempered .34 .23
Paint Grade Paint Grade
2'-4"
7'-0
"
D201D203
2'-4"
7'-0
"
D105
2'-8"
7'-0
"
D208
D102
16'-4"
7'-1
0
"
5'-0"
7'-0
"
D212
WoodS.C.Paint Grade Paint Grade
Paint Grade Paint Grade Kolbe
Windows & Doors
D210 -----------
D211 Master Bedroom 12'-6"Wood Wood7'-0"A1 3/4"S.C.Paint Grade Paint Grade
D212 Hall 15'-0"Wood Wood7'-0"F1 3/4"S.C. - Bi-fold (4) PanelsPaint Grade Paint Grade
1 Wood S.C. with GlazingEntry2'-10" 6'-8"E1 3/4"Paint Grade InteriorClad ExteriorD213 Wood ---Paint Grade InteriorClad Exterior .34 .25StoneDual Pane Tempered
Kolbe
Windows & Doors
Kolbe
Windows & Doors
KolbeWindows & Doors
KolbeWindows & Doors
Paint Grade Paint Grade
S.C. - with GlazingPaint Grade InteriorClad Exterior Paint Grade InteriorClad Exterior .34 .25Stone---Dual Pane Tempered
1 WoodAKitchen/Hall 2'-4" 7'-0" 1 3/4"S.C.WoodPaint Grade Paint GradeD109
1 WoodDFamily - Unit "B"2'-6" 7'-0" 1 3/4"French Dr.WoodD110 .34 .25Stone---Dual Pane Tempered
KolbeWindows & Doors
KolbeWindows & Doors
Kolbe
Windows & Doors
Kolbe
Windows & DoorsPaint Grade InteriorClad Exterior Paint Grade InteriorClad Exterior
2'-0"
7'-0
"
D103
2'-6"
7'-0
"
D110D302
3'-0"
7'-0
"
D106
3'-0"
7'-0
"
D101
First Level Doors
D001 17'-6"16'-10"GEntry - Unit "A"Wood Wood1 3/4"Paint GradePaint Grade KolbeWindows & Doors
D205
15'-0"
7'-1
0
"
D107 D108D204D109D207D202D211D206D209D301
prior to final Building Inspection Approval.
S.C. - Automatic roll-upSectional garage Door
D002 16'-8"3'-0"Elevator Wood WoodAS.C. - Tight Fitting 45 Min.Self closing & Self Latching1 3/4"Paint GradePaint Grade
Metal
KolbeWindows & DoorsSelf Closing & Latching
Tight fitting 45 Minute Dr.Metal
3'-0"
6'-8
"
D002
DOOR SCHEDULE
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
SCH-2.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-SCH21
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
54
Slope
1.6%
12.58 TC12.20 FS
Finish Pad = 10.71
4" concrete2" sand4" gravel
Concrete
Garage Slab
LOT 5
LOT 3
Alley
Se
a
s
h
o
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D
r
i
v
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1'-
6
"
15'-838"
69'-1112"
1'-
6
"
1'-6"
18'
-
1
0
"
1'-6"
72'-8"
9'-512"
15'
-
1
0
"
37'-4"
10'-1"14'-1"9'-6"
32'-712"
3'-9"7'-012"8'-6"
B
A4.1
GA4.3
E
A4.2
A
A4.1
1 2 735
D
A4.2
F
A4.3
C
A4.1
4
678"
7"
5"
518"
3"
6"
16
'
-
1
0
"
914"
6'-658"15'-838"14'-1"
17'
-
6
"
1'-5
12"
19
'
-
1
1
18"
1'-0"
1'-0"
1'-0"14'-258"2'-1"5'-538"
5'-1
0
"
3'-0
"
7'-
1
12"4'-434"
2'-
1
0
12"
434"6'-0"
9"4'-6"9"3'-538"2'-1"14'-258"1'-0"13'-7"1'-0"
9"
4'-4
"
9"
2'-
4
12"
6"
1'-
0
14"
3'-
1
12"
1'-
8
14"
5'-812"
3'-0"
Curb Footingper Structural
Curb Footing
per Structural
Crawl Space
Garage
Elevator
Pit
12.30 FS
11.63
FS
11
58"
11.76
FS-GB
11.76 FS
Carport
11.67
FSSlope1.1%
2%
2%
3.6%
12.51 TC12.07 FS
17.25 Top
13.10
FS
12.07 FS-GB
1.7%
2%
2%
13.92TC
14.72
FS
13.30
FS
13.67
FS
2%
2%
1.9%Swale
FF= 17.25
Existing = (13.50)
(Raised concrete over native sand)
13.02
FS Slope3.4%
11.76FS3'-
1
"
3'-1
"
3'-1"16'-11"
20'-0"
6'-0"7'-4"
1'-
0
"
2'-1
"
11.40 FS
N52 46'30"E 79.33'Property Line
N3
9
3
5
'
3
0
"
W
2
6
.
0
2
'
Pro
p
e
r
t
y
L
i
n
e
N52 46'30"E 54.46'Property Line N52 46'30"E 25.00'
N39 35'30"W 1.00'
Property Line
N3
9
5
3
'
3
0
"
W
2
5
.
0
3
'
Pr
o
p
e
r
t
y
L
i
n
e
718"
1'-6"1'-6"1'-6"1'-212"
1'-612"4'-512"5'-012"2'-0"3'-812"4'-912"
1'-
6
"
1'-
6
"
6"
1'-
6
"
6"
6"
6"
438"578"
718"
1'-234"
1'-114"1134"
11'-418"
738"738"
558"
1'-1
1
78"
6
Cassionper Structural
W10x77 HSS 5x5x1/4
W10x77
W10x77
W10x77 6"6"
314"
5516"
11316"
6"6"
Line of Fireplace
projection above
6"6"
718"
412"
6"
514"
6"
918"278"
538"
614"
W10x30
918"278"614"
11
14"
HSS 5x5x1/4 W10x30
1'-6
"
1"1'-
3
"
518"1'-
7
34"
1'-
1
"
1'-
0
34"
1'-
1
"
234"
438"578"478"
13.38 TC13.30 FS
13.38 TC
13.30 FS(13.3 NG)
2%
13.55
FS-GB
13.63 TC13.30 FS
12.97 FS13.05 TC
12.55 FS
12.58 TC
12.50 FS
(12.4 NG)2.7%12.45 FS
(12.07) NG
12.25 FS
12.63 TC12.55 FS S=2.9%
11.84 TC
Slope0.8%
Slope0.6%
11.84 TC12.57 TC12.07 FS
12.49 FS
2.3%
Slope7.9%
11.27 TC
11.13 FS
11.36 TC11.17 FL
Slope8%
19'-0" Minimum Interior clear dimension6"
13.18 TC
13.06 FS
4'-0"
12.04 FS
Slope
3.7%
S=1.4%S=1%
(11.6) NG
3"
11.90 FS-GB
(11.9) NG
Slab Edge Plan SCALE: 1/4" = 1'-0"
SLAB EDGE PLAN
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A1.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
SLOPE
TO DRAIN SLOPE TO DRAIN 1/8" PERFOOT U.N.O.
FINISH SLAB TO FINISH SLAB
DIMENSION NOTE: REFER TOCIVIL DRAWINGS FORADDITIONAL SLAB ELEVATIONINFORMATION
SLAB LEGEND
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 NOTES
4. REFER TO STRUCTURAL DRAWINGS FOR SHEAR
WALLS AND HOLD DOWN LOCATIONS AND SIZES.
5. DEPRESSED SLAB FOR MATERIAL THICKNESS REFER
TO LEGEND.
6. PROVIDE ELECTRICAL CONDUIT BELOW SLAB FOR FLOOR
OUTLETS, KITCHEN ISLAND OUTLETS AND APPLIANCES.
VERIFY LOCATION WITH INTERIOR DESIGN DRAWINGS
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.
55
LOT 5
LOT 3
Alley
Se
a
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h
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D
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i
v
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35'-034"
918"
Up
9R
20'-412"3'-9"
4'-7"
11
58"
5'-812"
13.10
11.17 FL11.67
11.13 FL
312"
1'-0"
4'-
5
"
FS
75'-8"
26'-012"
16'-11"
55'-412"5'-812"
29'-4"
13'-7"
13'-7"
75'-8"
10'-10"
3'-712"
1'-0"
34'-1112"
1'-0"
35'-0"
19'-5"
2'-4"
1'-
5
12"
2'-6"
19
'
-
1
1
18"
17'
-
6
"
E.G. El. 13.50
19'-1012"
13.02FS
FS
(14.72)
11.27 TC11.63
11.36 TC11.76 FS
0.9%
2.3%Up
8R
Up7R
7.9%
1.1%
8%
3.4%
3.4%
1.7%
11.76 FS(11.6) NG
0.6%
FS 17.25
BreakawayLanding
Exisisting
Hardscapeto Remain
FS
FSUp7R
B
A4.1
G
A4.3
E
A4.2
A
A4.1
13.30 FS
Dn4R
1 2 7
14.70
FS
3 5
Up6R
Crawl Space
Garage
D
A4.2
FA4.3
C
A4.1
4
3'-
7
"
16'
-
1
0
"
678"
3'-3
12"
5'-
5
"
3'-
0
"
6'-
4
14"
914"
2'-314"4'-434"
3'-138"2'-1"14'-258"
6'-6
12"
812"
5'-
1
12"
4'-1012"3'-1038"
2'-4
78"
17'-6" x 19'-0" min.Parking Required
41
D001
Open
Treads at
10.25" Each
49
38
22
47
48
312"
312"3'-
3
12"
3'-
0
"
812"
46
38
Unit A
Unit B
6"
3'-0"2'-0"
5'-0" Setback
3'-
0
"
Se
t
b
a
c
k
4'-7"24'-9"5'-6"
3'-0
"
Se
t
b
a
c
k
1'-0
"
2'-
1
"
3'-0
"
1"5'-0"1'-0"
7'-4"6'-0"
2'-1"
6'-0"7'-012"
FS
(14.70)
13.67FS 13.55FS-GB
2%
2%
2%
2%
2%
6"
6"
434"
6"
12.07 FS-GB
12.63
FS
12.30
FS
2%
2%
FS - GB
11.76
3'-
0
"
Se
t
b
a
c
k
11
.
7
6
F
S
3'-
0
"
Se
t
b
a
c
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Dashed line Indicates
1 Hour Fire
Resistance-Rated wall 14'-7"
N3
9
5
3
'
3
0
"
W
2
5
.
0
3
'
Wall or floor between house Living area
and garage shall be 5/8" type "X" Gyp. Bd.
on garage side of wall or floor/ceiling.
Rated separation must extend
from floor level to roof sheathing.
1 3/4" thick self-closing
& self-latching,tight
fitting 45 minute
rated door
The entire Carport and Garageceiling shall be 5/8" type "X" Gyp. Bd.
1W1
1W1
N52 46'30"E 54.46'Property Line
N39 35'30"W 1.00'Property Line
N52 46'30"E 25.00'
Pr
o
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N3
9
3
5
'
3
0
"
W
2
6
.
0
2
'
Pro
p
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L
i
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N52 46'30"E 79.33'
Property Line
3'-0
"
Se
t
b
a
c
k
Trash Binsbelow water heaters
1.9%
11
.
6
7
F
S
718"
2'-
5
78"5516
"578"1'-234"438"
21316
"
5516
"
1'-234"578"
6
10
58"
1'-0"678"
718"
518"
W10x77
W10X77
HSS5x5x1/4
Line of Fireplace
projection above
1W11W5
Water
Meter Duplex shall be
serviced by
separate Utilities
(water & Gas)
Duplex shall be servicedby separate Utilities(water & Gas)
Gasmeters
412"
718"
6"6"
6"6"
1018"9"
HSS5x5x1/4
W10x77
11
14"
614"
278"918"
W10x306"6"
W10x30
538"
614"
278"918"W10x77
518"
278"
1'-0"
514"
212"
D002
D104
DoorAbove
OpenTreadsstairs
OpenTreadsstairs
OpenTreads
stairs
OpenTreads
stairs
11.84 TC
13.63 TC
13.30 FS
2%
13.38 TC13.30 FS TC
11.84 0.8%
19'-0" Minimum interior clear
17
'
-
6
"
M
i
n
i
m
u
m
i
n
t
e
r
i
o
r
c
l
e
a
r
3.7%
12.07 FS-GB
12.04 FS
12.04 FS
11.90 FS-GB
Garage Level - Floor Plan SCALE: 1/4" = 1'-0"
GARAGE LEVEL
FLOOR PLAN
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A2.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
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Lot 4, Block 39
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
Area Tabulation
Living Area:
2 Car Garage
First Level Living 590 Sq.Ft.Second Level Living 596 Sq.Ft.
262 Sq.Ft.Third Level Living
1,448 Sq.Ft.Total Living
Total Building Area
(Buildable Area) 1,438.33 Sq.Ft. x 2 = 2,876.66 Sq.Ft.Maximum Floor Area :
290 Sq.Ft.
870 Sq.Ft.
Unit A Unit B
444 Sq.Ft.
880 Sq.Ft.
1,176 Sq.Ft.
262 Sq.Ft.
2,318 Sq.Ft.
2,762 Sq.Ft.
Total
max allowable
69 Sq.Ft.Second Level Deck 69 Sq.Ft.
388 Sq.Ft.Roof Level Deck 882 Sq.Ft.
Total Roof Deck 1,085 Sq.Ft.
Carport 275 Sq.Ft.
580 Sq.Ft.
99 Sq.Ft.Main Level Deck 35 Sq.Ft. 134 Sq.Ft.
529 Sq.Ft.556 Sq.Ft.
494 Sq.Ft.
FLOOR PLAN KEY NOTES
SYMBOLXX
A
Elevation Key
D
C
B
Interior
20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUSTEXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER.PER CMC.
21. FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OTHERCOMPONENTS SHALL BE LISTED AND INSTALLED INACCORDANCE WITH THEIR LISTING AND MANUFACTURERINSTRUCTIONS.
22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THETERMINATION OF THE FACTORY-BUILT CHIMNEYS EXCEPTWHERE SUCH SHROUDS ARE LISTED AND LABELEDFOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEYSYSTEM AND ARE INSTALLED IN ACCORDANCE WITHMANUFACTURER'S INSTALLATION INSTRUCTION.CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BEPERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACEMUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDSMANDATORY MEASURES.
23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESSTHAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUMOF 30 INCH DIAMETER CIRCLE. PER CPC 408.6
24. HANDRAILS:
a. HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHESWITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. R311.7.8.3item 1
b. HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHESSHALL COMPLY WITH R311.7.8.3 item 2.
c. HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTIONBY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THELANDING, VOLUTE OR TURNOUT ON LOWEST TREAD.R311.7.8.2 Exception 1&2.
1 LINE OF CABINET(S) ABOVE
2 CABINET(S)
3 BUILT-IN MILLWORK
4 KITCHEN ISLAND
5 PANTRY WITH SHELVES
6 24" FARM HOUSE SINK WITHGARBAGE DISPOSAL
7 30" FARM HOUSE SINK WITHGARBAGE DISPOSAL
8 24" GAS RANGE / OVENAS SELECTED BY OWNER
9 WOLF 36" GAS RANGE / OVENAS SELECTED BY OWNER
10 WOLF OVEN AS SELECTED BY OWNER
11 WOLF MICROWAVE OVEN ASSELECTED BY OWNER
12 VENT HOOD TO OUTSIDE AIR,MINIMUM EXHAUST RATE FOR THE
KITCHEN RANGES SHALL FOLLOWTABLE 150.0-G. BEES 150(o) Exc. 5 TO150.2(a), & ASHRAE Std. 62,2.MINIMUM EXHAUST RATE FOR UNIT "A"IS 250 CFM AND FOR UNIT "B" IS 280 CFM.REFER TO TABLE 150.0-H ON SHEET A-6.1NOTE # 54 FOR MINIMUM DUCT SIZE.UNIT "A" WILL HAVE AN 8" DUCT,& UNIT "B" WILL HAVE AN 9" DUCT.
13A SUB-ZERO PRO REFRIGERATORSELECTED BY OWNER
WALL LEGENDFLOOR PLAN NOTES
1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCHTHAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALLALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBONMONOXIDE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP.CRC R314 & CRC R315.3
2. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS ANDSIMILAR FIXTURES SHALL BE PROVIDED WITH ANEXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfmCBC 1203.4.2.1, CMC T4-4
3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITHPRESSURE BALANCE OR THERMOSTATIC MIXING VALVECONTROLS. PER CPC.
4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONSOF WATER PER FLUSH, LAVATORIES FAUCETSNO MORE THAN 1.5 GPM AT 60 PSI, KITCHENFAUCETS 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 SHOWERHEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOTEXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALLBE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME.CGC 4.303.2
6. LANDSCAPE IRRIGATION WATER USE SHALL HAVEWEATHER BASED CONTROLLERS. CGC 4.304.1
7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATIONDESIGN WHERE POTABLE WATER USE DOES NOT EXCEED65% OF THE ETo. (TIER 1)
8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BERECYCLED. 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 TOBE SEALED, AND MECHANICAL EQUIPMENT IS TO BECOVERED CGC 4.504.1
11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED INSECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPETAND COMPOSITION WOOD PRODUCTS. CGC 4.504.2
12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19%BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURECONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODSSPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OFWATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION.THE MOISTURE CONTENT MUST BE DETERMINED BY THECONTRACTOR BY ONE OF THE METHODS LISTED IN CGCSECTION 4.505.3
13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTEDDIRECTLY TO THE OUTSIDE AND CONTROLLED BY AHUMIDISTAT. CGC 4.506.1
14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVEINSULATED COVERS OR LOUVERS WHICH CLOSE THE FANIS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUMR4.2 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 OUTSIDEAT WATER HEATERS. PER CPC.
17. HEATING AND AC SHALL BE SIZED AND SELECTED BYACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT.THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONEOF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2
18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSEDCONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLECHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETEAND SIGN THE GREEN BUILDING STANDARDS CERTIFICATIONFORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICALTO BE FILED WITH THE APPROVED PLANS.
19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOODFRAME FLOOR CONSTRUCTION CONTAINING CONCEALEDSPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOWTHE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BEINSTALLED SO THAT THE AREA OF THE CONCEALED SPACEDOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULDDIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC.
13B REFRIGERATOR SELECTED BY OWNER
14 DISHWASHER AS SELECTED BY OWNER
15 TRASH RECYCLING BIN
16A PREFABRICATED METAL FIREPLACE:BY:"ORTAL" MODEL ORTAL MINIMAL130 TRADITIONAL 42" GAS ONLYDIRECT VENT OR APPROVED EQUAL.INSTALL IN ACCORDANCE WITH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTIONS, AND APPLICABLE CODESANSI Z21.88/CSA 2.33
16B MASONRY FIREPLACE MANUFACTURESMASON-LITE MODEL MGFP-39 ORAPPROVED EQUAL. ICC REPORT ESR-2401TESTED AND LISTED BY PFS CORP., USAREPORT No. 08-154
16C PREFABRICATED METAL FIREPLACE:BY:EMPIRE COMFORT SYSTEMS,MODEL DVD42FP, GAS ONLY DIRECT-VENTOR APPROVED. INSTALL IN ACCORDANCEWITH THE MANUFACTURER'S PUBLISHEDINSTALLATION INSTRUCTIONS, ANDAPPLICABLE CODES. CERTIFIED INACCORDANCE WITH AMERICAN NATIONALSTANDARD/CSA STANDARDANSI Z221.88 / CSA 2.33 AND BYUNDERWRITERS LABORATORIES AS ADIRECT-VENT GAS FIREPLACE HEATER.
17 FIREPLACE HEARTH
18 EXTERIOR FINISH OPENING
ONE HOUR
CONSTRUCTION
LOW WALL
2 X 6 STUD WALL
2 X 4 STUD WALL
2 X 8 STUD WALL
19 FLAT DRYWALL OPENING
20 FLAT CASED OPENING
21 DECORATIVE WOOD BEAMS
22 HANDRAIL
23 GUARDRAIL
24 LOW WALL
25 LOW LINEN
26 SHELF AND POLE
27 DOUBLE SHELF AND POLE
28 LAVATORY
29 PEDESTAL SINK
30 MUDSET CERAMIC TILE SEAT
31 HOT MOPPED SHOWER PAN WITH MUDSETCERAMIC TILED WAINSCOT TO 84" AFF W/PRESSURE BALANCE THERMOSTATICMIXING VALVE
32 BUILT-IN SOAP NICHE
33 TEMPERED GLASS SHOWER DOOR
34 WATER CLOSET TO BE 30" MIN WIDE WITH24" IN FRONT OF TOILET. LOW FLUSHTOILETS 1.28 GALLONS PER FLUSH
35 WASHER SPACE. PROVIDE RECESSED HOT ANDCOLD WATER BIBBS, PROVIDE FLOOR DRAIN.
36 DRYER SPACE. PROVIDE DRYER VENT TOOUTSIDE AIR PER CMC
37 STACKED WASHER & DRYER, PROVODECOLD WATER BIBBS, PROVIDE FLOOR DRAIN
38 INSTANTANEOUS TANKLESSWATER HEATER .94 EF / 199,000 Btu/hr
39 MECHANICAL EQUIPMENT
40 ATTIC ACCESS
41 LINE OF FLOOR ABOVE
42 DECK DRAIN & OVERFLOW
43 ROOF DRAIN
44 BUILT-UP ROOFING AT MECHANICAL WELL
45 MOUNTED AC UNITREFER TO MECHANICAL PLANS
46 ELEVATOR MODEL LLT-950 (TRACTION)HOR HP4 MG 12 RH RAIL, FRONT/REAROPENINGS BY RESIDENTIAL ELEVATOR INC.OR APPROVED EQUAL, ELEVATOR SHAFTBELOW DESIGN FLOOD ELEVATIONSHALL COMPLY WITH ASCE 24-14 SEC. 7.5ASME/ANSI A17.1 NATIONAL SAFETY CODESFOR ELEVATORS SECTION 5.3
47 CONCRETE GARAGE FLOOR
48 CONCRETE DRIVEWAY
49 BREAKAWAY WALL
50 DRYER EXHAUST VENT TO OUTSIDE AIR, DUCTSHALL TERMINATE NO LESS THAN 3'-0" FEETFROM OPENINGS INTO THE BUILDING.(502.2.1 CMC)
REINFORCEMENT FOR GRAB BARS - R327.1.1
AT LEAST ONE BATHROOM ON THE ENTRY LEVEL SHALL BEPROVIDED WITH REINFORCEMENT INSTALLED IN ACCORDANCEWITH THIS SECTION. WHERE THERE IS NO BATHROOM ON THEENTRY LEVEL, AT LEAST ONE BATHROOM ON THE SECOND OR
THIRD FLOOR OF THE DWELLING SHALL COMPLY WITH THISSECTION.
1. REINFORCEMENT SHALL BE SOLID LUMBER OR OTHERCONSTRUCTION MATERIALS APPROVED BY THE ENFORCINGAGENCY.
2. REINFORCEMENT SHALL NOT BE LESS THAN 2 BY 8 INCHNOMINAL LUMBER, [1 1/2" INCH BY 7 1/4" ACTUAL DIMENSION]
OR OTHER CONSTRUCTION MATERIAL PROVIDING EQUALHEIGHT AND LOAD CAPACITY. REINFORCEMENT SHALL BELOCATED BETWEEN 32" INCHES AND 39 1/4" INCHES ABOVETHE FINISHED FLOOR FLUSH WITH THE WALL FRAMING.
3. WATER CLOSET REINFORCEMENT SHALL BE INSTALL ONBOTH SIDE WALLS OF THE FIXTURE, OR ONE SIDE WALLAND THE BACK WALL.
4. SHOWER REINFORCEMENT SHALL BE CONTINUOUS WHEREWALL FRAMING IS PROVIDED.
5. BATHTUB AND COMBINATION BATHTUB/SHOWERREINFORCEMENT SHALL BE CONTINUOUS ON EACH END OFTHE BATHTUB AND THE BACK WALL. ADDITIONALLY, BACKWALL REINFORCEMENT FOR A LOW GRAB BAR SHALL BEPROVIDED WITH THE BOTTOM EDGE LOCATED NO MORETHAN 6" INCHES ABOVE THE BATHTUB RIM.
EXCEPTIONS:
1. WHERE THE WATER CLOSET IS NOT PLACED ADJACENT TO ASIDE WALL CAPABLE OF ACCOMMODATING A GRAB BAR, THEBATHROOM SHALL HAVE PROVISIONS FOR INSTALLATION OFFLOOR MOUNTED, FOLDAWAY OR SIMILAR ALTERNATE GRABBAR REINFORCEMENTS APPROVED BY THE ENFORCINGAGENCY.
2. REINFORCEMENT SHALL NOT BE REQUIRED IN WALLFRAMING FOR PRE-FABRICATED SHOWER ENCLOSURESAND BATHTUB WALL PANELS WITH INTEGRAL FACTORY-INSTALLED GRAB BARS OR WHEN FACTORY-INSTALLEDREINFORCEMENT FOR GRAB BARS IS PROVIDED.
3. SHOWER ENCLOSURES THAT DO NOT PERMIT INSTALLATIONOF REINFORCEMENT AND/OR GRAB BARS SHALL BEPERMITTED, PROVIDED REINFORCEMENT FOR INSTALLATIONOF FLOOR-MOUNTED GRAB BARS OR AN ALTERNATEMETHOD IS APPROVED BY THE ENFORCING AGENCY.
4. BATHTUBS WITH NO SURROUNDING WALLS , OR WHEREWALL PANELS DO NOT PERMIT THE INSTALLATION OFREINFORCEMENT SHALL BE PERMITTED, PROVIDEDREINFORCEMENT FOR INSTALLATION OF FLOOR-MOUNTEDGRAB BARS ADJACENT TO THE BATHTUB ON AN ALTERNATEMETHOD IS APPROVED BY THE ENFORCING AGENCY.
5. REINFORCEMENT OF FLOORS SHALL NOT BE REQUIRED FORBATHTUBS AND WATER CLOSETS INSTALLED ON CONCRETESLAB FLOORS.
DOCUMENTATION FOR GRAB BAR REINFORCEMENT - R327.1.1.1
INFORMATION AND/OR DRAWINGS IDENTIFYING THE LOCAIONOF THE GRAB BAR REINFORCEMENT SHALL BE PLACED IN THEOPERATION AND MAINTENANCE MANUAL IN ACCORDANCE WITHTHE CALIFORNIA GREEN BUILDING STANDARDS CODE.SECTION 4.410.1.
SOUND TRANSMISSION CONTROL NOTES
1. SOUND INSULATION NOTES:a. APPROVED ACOUSTICAL SEALANT SHALL BEPROVIDED ALONG THE JOINT BETWEEN THE FLOORAND THE SEPARATION WALL.b. ALL PENETRATIONS INTO SOUND-RATED PARTITIONSOF FLOOR-CEILING ASSEMBLIES SHALL BE SEALEDWITH AN APPROVED PERMANENT RESILIENTSEALANT.c. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES,AND APPLIANCE VENTS LOCATED IN SOUNDASSEMBLIES SHALL BE ISOLATED FROM THEBUILDING CONSTRUCTION BY MEANS OF RESILIENTSLEEVES, MOUNTS, OR MINIMUM 1/4" THICKAPPROVED RESILIENT MATERIAL.EXCEPTION: GAS PIPING NEED NOT BE ISOLATED.d. METAL VENTILATING AND CONDITIONED AIR DUCTSLOCATED IN SOUND ASSEMBLIES SHALL BE LINED.e. MINERAL FIBER INSULATION SHALL BE INSTALLEDIN JOIST SPACES TO A POINT 12" BEYOND THE PIPEOR DUCT, WHENEVER A PLUMBING PIPE OR DUCTPENETRATES A FLOOR-CEILING ASSEMBLY OR WHERESUCH UNIT PASSES THROUGH THE PLANE OF THEFLOOR-CEILING WITHIN A WALL.
2. A SOUND TRANSMISSION CLASS (STC) RATING OF NOT LESSTHAN 50 BASED ON LAVATORY TESTING (45 IF FIELD TESTED)IS REQUIRE (NBMC 15.05.203, CBC 1206.2)
3. A SOUND TRANSMISSION CLASS (STC) RATING ANDIMPACT INSULATION CLASS (IIC) RATING OF NOT LESS THAN50 BASED ON LABORATORY TESTING (45 IF FIELD TESTED)IS REQUIRED. (NBMC 15.05.230, CBC 1206.2, 1206.30)
LINE INDICATESMINIMUM 0.5-HOURFIRE-RESISTANCE-RATED SINGLE WALL
LINE INDICATES THE
MINIMUM 1-HOURFIRE-RATED WALL
1W1
LINE INDICATESMINIMUM 0.5-HOURFIRE-RESISTANCE-RATED DOUBLE WALL
1W2
1W3
LINE INDICATES
OCCUPANCYSEPARATION WALL
1W5
LINE INDICATES THEMINIMUM 1-HOUR
FIRE-RATED LOW WALL
1W4
REFER TO T-24 SHEETS FOR CF1R FORMS AND COMPLIANCE INFORMATION
INSULATION SCHEDULE
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.32 U-factor, 0.23 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.23 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-30 (2x4) plus R-15 (2x4) below roof deckRoof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HVAC - HEAT PUMPHeating: 10.5 HSPFCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV.ZVRXWKHDVWIDFLQJWLOWBattery Storag: 5kWh; 95% charging/discharging
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.35 U-factor, 0.25 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-38 (2x4)
Roof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HVAC - HEAT PUMPHeating: 9.5 HSPFCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV.ZVRXWKHDVWIDFLQJWLOWBattery Storage: 5kWh; 95% charging/discharging
Unit "A"Unit "B"
NOTE: BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
56
N52 46'30"E 54.46'
N3
9
3
5
'
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"
W
2
6
.
0
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'
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9
5
3
'
3
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"
W
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5
.
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3
'
LOT 5
LOT 3
N52 46'30"E 79.33'
Alley
Se
a
s
h
o
r
e
D
r
i
v
e
6'-0"
75'-8"
Dn9R
Up17R
5'-812"
4'-112"
75'-8"
7'-9"
Pdr
4'-112"
2'-6"10'-112"
11'-4"3'-9"
35'-512"
20'-412"
3'-712"
7'-012"2'-10"
4'-1012"
8'-6"
3'-2"
FS
13'-4"
3'-3
12"
10'-112"
5'-212"
Dine
Entry
Unit "A"
Kitchen
3'-3"3'-912"
F.F. El. 17.25
F.S. El. 17.00
Deck
(13.30)
Dn4R
FS
3'-3"
4'-9"6'-7"
3'-0"
(14.72)
FS
13.10 FS 17.25
BreakawayLanding
Exisisting Hardscape
to Remain
NO NEW IMPROVEMENTS
PLANNED FOR THE
OCEANFRONT
ENCROACHMENT AREA
FS
14.72 Dn8R
Dn7R
Ba 4
Dn
7R
pantry
FS
16.84
Dn5R
Up14R
34'-6"
10'-7"25'-012"
8'-4"
5'-0"
9'-412"
3'-712"
1'-4"
7'-912"
4'-9"6'-5"
4'-8"
2'-912"
4'-812"
22'-3"12'-3"
10"
3'-1012"7'-6"
11
'
-
1
0
"
7'-
0
"
Bed 3
6'-
2
"
4'-2"
18
'
-
1
0
"
Kit
10
"
Family
F.F. El. 20.01
19.73FS
30'-11"
B
A4.1
G
A4.3
E
A4.2
A
A4.1
1 2 735
D
A4.2
FA4.3
C
A4.1
4
17.36FS
5'-3"8'-3"2'-734"3'-414"10'-112"
4'-0
"
1'-
1
12"
3'-
1
12"
512"
3'-8
12"
3'-9
"
1'-4
12"
1'-3"1'-3"3'-5"3'-
1
12"
2"
1'-9"
1'-
1
0
14"
1'-11"2'-9"3'-812"
3'-
3
12"
2'-0
"
3'-5
"
1'-112"
7'-
0
12"
2'-1
1
"
5'-
0
"
5"
3'-0
"
312"
3'-
3
12"
512"
2"
10'
-
3
"
512"
3'-514"
3'-312"2'-614"3'-512"1'-234"
3'-1
0
"
3'-
0
"
3'-7
"
3'-
3
14"
914"
3'-
0
34"
3'-
1
"
3'-8"
(7) 12"Open Treads
1'-
6
12"1'-6
12"
3'-934"4'-412"6'-5"6'-0"6'-5"11"1'-7"3'-0"
1'-
7
34"
3'-
2
34"
2'-
1
12"
2'-3"2'-9"
W112
W111
W108W107W103W103W102
W101
W101 W105
W106 W109 W110 W110
W113
6'-
0
34"
5'-9
14"
D110
D109
D108
D107
D106
D104
D101
D105
D102
16A
144 7 15
391221
1'-0
"
1'-
5
12"
712"34
3
3034282
33
Fully adhered waterproofDeck membrane ICCESR-2701 "Life Deck AL"
over sloped EPS deck
System ICC ESR-1962
Slope2%
22
1/2" Gyp. board understairs and enclosed
side of walls
3113A
D103
412"3'-1"
3'-11"
5
6'-
7
34"
2'-
1
12"
214"
2'-
6
12"
2'-712"1'-112"2'-234"
Treads at10.25" Each
Open
Treads at10.25" Each
46
22
Fully adhered waterproofDeck membrane ICCESR-2701 "Life Deck AL"over sloped EPS deck
System ICC ESR-1962
23
18
'
-
1
0
"
Op
e
n
Tre
a
d
s
a
t
12
"
E
a
c
h
23
6'-
6
34"
1114"
(6) 12"
OpenTreads
(5) 11"Open Treads (6) 11"Open Treads
(3) 11"Treads
11"
Slope2%
4'-212"
2"
5'-612"
23
5'-
4
"
4'-1
1
12"
4'-
4
12"
13B
8
12
4
6 14
4'-1134"2'-6"
5'-4"
28
2
2322
15
1
2
2223
W104
10
11
Unit "B"
3'-
0
"
1'-112"
3'-6"4'-512"4'-512"
5'-1
1
12"
2'-
0
"
6"
1'-
5
58"
1'-
3
"
8'-
2
"
8'-
2
"
1'-
3
"
1'-7"
SittingBenchSittingBench
10
1316
"
558"558"
558"
3 3
2'-
1
"
3'-
0
"
Se
t
b
a
c
k
40
Bathroom at Entry level shall
be provided with reinforcementfor grab bars
1'-
1
"
2'-
0
"
1"
1'-0
"
3'-
1
"
3'-
1
"
3'-
1
"
3'-
1
"
3'-
0
"
Se
t
b
a
c
k
2'-0"
5'-0" Setback
3'-0
"
Se
t
b
a
c
k
3'-
0
"
Se
t
b
a
c
k
Line ofFireplaceabove
1W2
Dashed line Indicates
1 Hour Fire Rated wall
1W3
Property Line
Property Line
Pro
p
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t
y
L
i
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e
Pr
o
p
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r
t
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L
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e
1W1
1W1
1W1
1W1
N52 46'30"E 25.00'
N39 35'30"W 1.00'Property Line
Dashed line Indicates
1 Hour Fire
Resistance-Rated wall
FS 12.60
6
W10x77
W10x77
61316"
61316"
10
1316
"
42
42
W111
Dn
6R
Dn3R
Main Level - Floor Plan SCALE: 1/4" = 1'-0"
MAIN LEVEL
FLOOR PLAN
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A2.2
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
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Lot 4, Block 39
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
Area Tabulation
Living Area:
2 Car Garage
First Level Living 590 Sq.Ft.Second Level Living 596 Sq.Ft.
262 Sq.Ft.Third Level Living
1,448 Sq.Ft.Total Living
Total Building Area
(Buildable Area) 1,438.33 Sq.Ft. x 2 = 2,876.66 Sq.Ft.Maximum Floor Area :
290 Sq.Ft.
870 Sq.Ft.
Unit A Unit B
444 Sq.Ft.
880 Sq.Ft.1,176 Sq.Ft.
262 Sq.Ft.
2,318 Sq.Ft.
2,762 Sq.Ft.
Total
max allowable
69 Sq.Ft.Second Level Deck 69 Sq.Ft.
388 Sq.Ft.Roof Level Deck 882 Sq.Ft.
Total Roof Deck 1,085 Sq.Ft.
Carport 275 Sq.Ft.
580 Sq.Ft.
99 Sq.Ft.Main Level Deck 35 Sq.Ft. 134 Sq.Ft.
529 Sq.Ft.556 Sq.Ft.
494 Sq.Ft.
FLOOR PLAN KEY NOTES
SYMBOLXX
A
Elevation Key
D
C
B
Interior
20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUSTEXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER.PER CMC.
21. FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OTHERCOMPONENTS SHALL BE LISTED AND INSTALLED INACCORDANCE WITH THEIR LISTING AND MANUFACTURERINSTRUCTIONS.
22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THETERMINATION OF THE FACTORY-BUILT CHIMNEYS EXCEPTWHERE SUCH SHROUDS ARE LISTED AND LABELEDFOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEYSYSTEM AND ARE INSTALLED IN ACCORDANCE WITHMANUFACTURER'S INSTALLATION INSTRUCTION.CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BEPERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACEMUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDSMANDATORY MEASURES.
23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESSTHAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUMOF 30 INCH DIAMETER CIRCLE. PER CPC 408.6
24. HANDRAILS:
a. HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHESWITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. R311.7.8.3item 1
b. HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHESSHALL COMPLY WITH R311.7.8.3 item 2.
c. HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTIONBY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THELANDING, VOLUTE OR TURNOUT ON LOWEST TREAD.R311.7.8.2 Exception 1&2.
1 LINE OF CABINET(S) ABOVE
2 CABINET(S)
3 BUILT-IN MILLWORK
4 KITCHEN ISLAND
5 PANTRY WITH SHELVES
6 24" FARM HOUSE SINK WITHGARBAGE DISPOSAL
7 30" FARM HOUSE SINK WITHGARBAGE DISPOSAL
8 24" GAS RANGE / OVENAS SELECTED BY OWNER
9 WOLF 36" GAS RANGE / OVENAS SELECTED BY OWNER
10 WOLF OVEN AS SELECTED BY OWNER
11 WOLF MICROWAVE OVEN ASSELECTED BY OWNER
12 VENT HOOD TO OUTSIDE AIR,MINIMUM EXHAUST RATE FOR THE
KITCHEN RANGES SHALL FOLLOWTABLE 150.0-G. BEES 150(o) Exc. 5 TO150.2(a), & ASHRAE Std. 62,2.MINIMUM EXHAUST RATE FOR UNIT "A"IS 250 CFM AND FOR UNIT "B" IS 280 CFM.REFER TO TABLE 150.0-H ON SHEET A-6.1NOTE # 54 FOR MINIMUM DUCT SIZE.UNIT "A" WILL HAVE AN 8" DUCT,& UNIT "B" WILL HAVE AN 9" DUCT.
13A SUB-ZERO PRO REFRIGERATORSELECTED BY OWNER
WALL LEGENDFLOOR PLAN NOTES
1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCHTHAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALLALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBONMONOXIDE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP.CRC R314 & CRC R315.3
2. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS ANDSIMILAR FIXTURES SHALL BE PROVIDED WITH ANEXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfmCBC 1203.4.2.1, CMC T4-4
3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITHPRESSURE BALANCE OR THERMOSTATIC MIXING VALVECONTROLS. PER CPC.
4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONSOF WATER PER FLUSH, LAVATORIES FAUCETSNO MORE THAN 1.5 GPM AT 60 PSI, KITCHENFAUCETS 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 SHOWERHEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOTEXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALLBE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME.CGC 4.303.2
6. LANDSCAPE IRRIGATION WATER USE SHALL HAVEWEATHER BASED CONTROLLERS. CGC 4.304.1
7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATIONDESIGN WHERE POTABLE WATER USE DOES NOT EXCEED65% OF THE ETo. (TIER 1)
8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BERECYCLED. 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 TOBE SEALED, AND MECHANICAL EQUIPMENT IS TO BECOVERED CGC 4.504.1
11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED INSECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPETAND COMPOSITION WOOD PRODUCTS. CGC 4.504.2
12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19%BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURECONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODSSPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OFWATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION.THE MOISTURE CONTENT MUST BE DETERMINED BY THECONTRACTOR BY ONE OF THE METHODS LISTED IN CGCSECTION 4.505.3
13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTEDDIRECTLY TO THE OUTSIDE AND CONTROLLED BY AHUMIDISTAT. CGC 4.506.1
14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVEINSULATED COVERS OR LOUVERS WHICH CLOSE THE FANIS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUMR4.2 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 OUTSIDEAT WATER HEATERS. PER CPC.
17. HEATING AND AC SHALL BE SIZED AND SELECTED BYACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT.THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONEOF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2
18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSEDCONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLECHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETEAND SIGN THE GREEN BUILDING STANDARDS CERTIFICATIONFORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICALTO BE FILED WITH THE APPROVED PLANS.
19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOODFRAME FLOOR CONSTRUCTION CONTAINING CONCEALEDSPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOWTHE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BEINSTALLED SO THAT THE AREA OF THE CONCEALED SPACEDOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULDDIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC.
13B REFRIGERATOR SELECTED BY OWNER
14 DISHWASHER AS SELECTED BY OWNER
15 TRASH RECYCLING BIN
16A PREFABRICATED METAL FIREPLACE:BY:"ORTAL" MODEL ORTAL MINIMAL130 TRADITIONAL 42" GAS ONLYDIRECT VENT OR APPROVED EQUAL.INSTALL IN ACCORDANCE WITH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTIONS, AND APPLICABLE CODESANSI Z21.88/CSA 2.33
16B MASONRY FIREPLACE MANUFACTURESMASON-LITE MODEL MGFP-39 ORAPPROVED EQUAL. ICC REPORT ESR-2401TESTED AND LISTED BY PFS CORP., USAREPORT No. 08-154
16C PREFABRICATED METAL FIREPLACE:BY:EMPIRE COMFORT SYSTEMS,MODEL DVD42FP, GAS ONLY DIRECT-VENTOR APPROVED. INSTALL IN ACCORDANCEWITH THE MANUFACTURER'S PUBLISHEDINSTALLATION INSTRUCTIONS, ANDAPPLICABLE CODES. CERTIFIED INACCORDANCE WITH AMERICAN NATIONALSTANDARD/CSA STANDARDANSI Z221.88 / CSA 2.33 AND BYUNDERWRITERS LABORATORIES AS ADIRECT-VENT GAS FIREPLACE HEATER.
17 FIREPLACE HEARTH
18 EXTERIOR FINISH OPENING
ONE HOUR
CONSTRUCTION
LOW WALL
2 X 6 STUD WALL
2 X 4 STUD WALL
2 X 8 STUD WALL
19 FLAT DRYWALL OPENING
20 FLAT CASED OPENING
21 DECORATIVE WOOD BEAMS
22 HANDRAIL
23 GUARDRAIL
24 LOW WALL
25 LOW LINEN
26 SHELF AND POLE
27 DOUBLE SHELF AND POLE
28 LAVATORY
29 PEDESTAL SINK
30 MUDSET CERAMIC TILE SEAT
31 HOT MOPPED SHOWER PAN WITH MUDSETCERAMIC TILED WAINSCOT TO 84" AFF W/PRESSURE BALANCE THERMOSTATICMIXING VALVE
32 BUILT-IN SOAP NICHE
33 TEMPERED GLASS SHOWER DOOR
34 WATER CLOSET TO BE 30" MIN WIDE WITH24" IN FRONT OF TOILET. LOW FLUSHTOILETS 1.28 GALLONS PER FLUSH
35 WASHER SPACE. PROVIDE RECESSED HOT ANDCOLD WATER BIBBS, PROVIDE FLOOR DRAIN.
36 DRYER SPACE. PROVIDE DRYER VENT TOOUTSIDE AIR PER CMC
37 STACKED WASHER & DRYER, PROVODECOLD WATER BIBBS, PROVIDE FLOOR DRAIN
38 INSTANTANEOUS TANKLESSWATER HEATER .94 EF / 199,000 Btu/hr
39 MECHANICAL EQUIPMENT
40 ATTIC ACCESS
41 LINE OF FLOOR ABOVE
42 DECK DRAIN & OVERFLOW
43 ROOF DRAIN
44 BUILT-UP ROOFING AT MECHANICAL WELL
45 MOUNTED AC UNITREFER TO MECHANICAL PLANS
46 ELEVATOR MODEL LLT-950 (TRACTION)HOR HP4 MG 12 RH RAIL, FRONT/REAROPENINGS BY RESIDENTIAL ELEVATOR INC.OR APPROVED EQUAL, ELEVATOR SHAFTBELOW DESIGN FLOOD ELEVATIONSHALL COMPLY WITH ASCE 24-14 SEC. 7.5ASME/ANSI A17.1 NATIONAL SAFETY CODESFOR ELEVATORS SECTION 5.3
47 CONCRETE GARAGE FLOOR
48 CONCRETE DRIVEWAY
49 BREAKAWAY WALL
50 DRYER EXHAUST VENT TO OUTSIDE AIR, DUCTSHALL TERMINATE NO LESS THAN 3'-0" FEETFROM OPENINGS INTO THE BUILDING.(502.2.1 CMC)
REINFORCEMENT FOR GRAB BARS - R327.1.1
AT LEAST ONE BATHROOM ON THE ENTRY LEVEL SHALL BEPROVIDED WITH REINFORCEMENT INSTALLED IN ACCORDANCEWITH THIS SECTION. WHERE THERE IS NO BATHROOM ON THEENTRY LEVEL, AT LEAST ONE BATHROOM ON THE SECOND OR
THIRD FLOOR OF THE DWELLING SHALL COMPLY WITH THISSECTION.
1. REINFORCEMENT SHALL BE SOLID LUMBER OR OTHERCONSTRUCTION MATERIALS APPROVED BY THE ENFORCINGAGENCY.
2. REINFORCEMENT SHALL NOT BE LESS THAN 2 BY 8 INCHNOMINAL LUMBER, [1 1/2" INCH BY 7 1/4" ACTUAL DIMENSION]
OR OTHER CONSTRUCTION MATERIAL PROVIDING EQUALHEIGHT AND LOAD CAPACITY. REINFORCEMENT SHALL BELOCATED BETWEEN 32" INCHES AND 39 1/4" INCHES ABOVETHE FINISHED FLOOR FLUSH WITH THE WALL FRAMING.
3. WATER CLOSET REINFORCEMENT SHALL BE INSTALL ONBOTH SIDE WALLS OF THE FIXTURE, OR ONE SIDE WALLAND THE BACK WALL.
4. SHOWER REINFORCEMENT SHALL BE CONTINUOUS WHEREWALL FRAMING IS PROVIDED.
5. BATHTUB AND COMBINATION BATHTUB/SHOWERREINFORCEMENT SHALL BE CONTINUOUS ON EACH END OFTHE BATHTUB AND THE BACK WALL. ADDITIONALLY, BACKWALL REINFORCEMENT FOR A LOW GRAB BAR SHALL BEPROVIDED WITH THE BOTTOM EDGE LOCATED NO MORETHAN 6" INCHES ABOVE THE BATHTUB RIM.
EXCEPTIONS:
1. WHERE THE WATER CLOSET IS NOT PLACED ADJACENT TO ASIDE WALL CAPABLE OF ACCOMMODATING A GRAB BAR, THEBATHROOM SHALL HAVE PROVISIONS FOR INSTALLATION OFFLOOR MOUNTED, FOLDAWAY OR SIMILAR ALTERNATE GRABBAR REINFORCEMENTS APPROVED BY THE ENFORCINGAGENCY.
2. REINFORCEMENT SHALL NOT BE REQUIRED IN WALLFRAMING FOR PRE-FABRICATED SHOWER ENCLOSURESAND BATHTUB WALL PANELS WITH INTEGRAL FACTORY-INSTALLED GRAB BARS OR WHEN FACTORY-INSTALLEDREINFORCEMENT FOR GRAB BARS IS PROVIDED.
3. SHOWER ENCLOSURES THAT DO NOT PERMIT INSTALLATIONOF REINFORCEMENT AND/OR GRAB BARS SHALL BEPERMITTED, PROVIDED REINFORCEMENT FOR INSTALLATIONOF FLOOR-MOUNTED GRAB BARS OR AN ALTERNATEMETHOD IS APPROVED BY THE ENFORCING AGENCY.
4. BATHTUBS WITH NO SURROUNDING WALLS , OR WHEREWALL PANELS DO NOT PERMIT THE INSTALLATION OFREINFORCEMENT SHALL BE PERMITTED, PROVIDEDREINFORCEMENT FOR INSTALLATION OF FLOOR-MOUNTEDGRAB BARS ADJACENT TO THE BATHTUB ON AN ALTERNATEMETHOD IS APPROVED BY THE ENFORCING AGENCY.
5. REINFORCEMENT OF FLOORS SHALL NOT BE REQUIRED FORBATHTUBS AND WATER CLOSETS INSTALLED ON CONCRETESLAB FLOORS.
DOCUMENTATION FOR GRAB BAR REINFORCEMENT - R327.1.1.1
INFORMATION AND/OR DRAWINGS IDENTIFYING THE LOCAIONOF THE GRAB BAR REINFORCEMENT SHALL BE PLACED IN THEOPERATION AND MAINTENANCE MANUAL IN ACCORDANCE WITHTHE CALIFORNIA GREEN BUILDING STANDARDS CODE.SECTION 4.410.1.
SOUND TRANSMISSION CONTROL NOTES
1. SOUND INSULATION NOTES:a. APPROVED ACOUSTICAL SEALANT SHALL BEPROVIDED ALONG THE JOINT BETWEEN THE FLOORAND THE SEPARATION WALL.b. ALL PENETRATIONS INTO SOUND-RATED PARTITIONSOF FLOOR-CEILING ASSEMBLIES SHALL BE SEALEDWITH AN APPROVED PERMANENT RESILIENTSEALANT.c. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES,AND APPLIANCE VENTS LOCATED IN SOUNDASSEMBLIES SHALL BE ISOLATED FROM THEBUILDING CONSTRUCTION BY MEANS OF RESILIENTSLEEVES, MOUNTS, OR MINIMUM 1/4" THICKAPPROVED RESILIENT MATERIAL.EXCEPTION: GAS PIPING NEED NOT BE ISOLATED.d. METAL VENTILATING AND CONDITIONED AIR DUCTSLOCATED IN SOUND ASSEMBLIES SHALL BE LINED.e. MINERAL FIBER INSULATION SHALL BE INSTALLEDIN JOIST SPACES TO A POINT 12" BEYOND THE PIPEOR DUCT, WHENEVER A PLUMBING PIPE OR DUCTPENETRATES A FLOOR-CEILING ASSEMBLY OR WHERESUCH UNIT PASSES THROUGH THE PLANE OF THEFLOOR-CEILING WITHIN A WALL.
2. A SOUND TRANSMISSION CLASS (STC) RATING OF NOT LESSTHAN 50 BASED ON LAVATORY TESTING (45 IF FIELD TESTED)IS REQUIRE (NBMC 15.05.203, CBC 1206.2)
3. A SOUND TRANSMISSION CLASS (STC) RATING ANDIMPACT INSULATION CLASS (IIC) RATING OF NOT LESS THAN50 BASED ON LABORATORY TESTING (45 IF FIELD TESTED)IS REQUIRED. (NBMC 15.05.230, CBC 1206.2, 1206.30)
LINE INDICATESMINIMUM 0.5-HOURFIRE-RESISTANCE-RATED SINGLE WALL
LINE INDICATES THE
MINIMUM 1-HOURFIRE-RATED WALL
1W1
LINE INDICATESMINIMUM 0.5-HOURFIRE-RESISTANCE-RATED DOUBLE WALL
1W2
1W3
LINE INDICATES
OCCUPANCYSEPARATION WALL
1W5
LINE INDICATES THEMINIMUM 1-HOUR
FIRE-RATED LOW WALL
1W4
REFER TO T-24 SHEETS FOR CF1R FORMS AND COMPLIANCE INFORMATION
INSULATION SCHEDULE
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.32 U-factor, 0.23 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.23 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-30 (2x4) plus R-15 (2x4) below roof deckRoof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HVAC - HEAT PUMPHeating: 10.5 HSPFCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV.ZVRXWKHDVWIDFLQJWLOWBattery Storag: 5kWh; 95% charging/discharging
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.35 U-factor, 0.25 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-38 (2x4)Roof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HVAC - HEAT PUMPHeating: 9.5 HSPFCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV.ZVRXWKHDVWIDFLQJWLOWBattery Storage: 5kWh; 95% charging/discharging
Unit "A"Unit "B"
NOTE: BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
57
LOT 5
LOT 3
Alley
Se
a
s
h
o
r
e
D
r
i
v
e
75'-8"
312"312"4'-7"
4'-8
12"
Dn
17R
Up
15R
15'-7"
3'-8"
31'-412"
3'-8"
19'-112"
7'-11"
12'-3"
12'-7"
3'-7"
3'-8"12'-512"
34'-6"
4'-3"
7'-712"
5'-0"
11"11'-4"7'-912"
75'-8"
10'-7"
3'-712"
2'-2"
Master
Suite
2'-912"
4'-2"
10'-2"
4'-2"
6'-112"
15'-7"18'-11"
2'-8"
21'-212"
4'-312"3'-112"1'-612"3'-912"3'-712"7'-2"
4'-
2
"
12'-212"9'-0"
3'-2"
7'-
0
"
18
'
-
1
0
"
5'-9"
11
'
-
1
0
"
Ba 2
Ma
Bath Bed 2
Wic
F.F. El. 27.24
3'-912"3'-10"
3'-0"
Dn
14R
Ma
Bedroom open to
below
Ma
Bath
F.F. El. 28.96 Attic
3'-10"4'-912"
2'-1
0
"
5'-
3
"
4'-2
"
2'-5
"
Up14R
B
A4.1
G
A4.3
E
A4.2
A
A4.1
1 2 735
D
A4.2
FA4.3
C
A4.1
4
23
Fully adhered waterproofDeck membrane ICCESR-2701 "Life Deck AL"over sloped EPS deck
System ICC ESR-1962
4'-212"6'-1"7'-812"4'-1012"
1'-7"
9'-5
"
18
'
-
1
0
"
9'-
5
"
1'-3"1'-2"
2'-5"4'-6"3'-3"
1'-0
"
4'-6
"
3'-
6
"
1'-
6
"
3'-
2
"
6'-
2
"
512"11'-4"
1'-4
"
1'-4
"
1'-
5
"
4'-
9
"
1'-1012"2'-4"2'-812"2'-1"
4'-0"5'-0"
4'-1012"3'-9"
3'-7
"
2'-
7
"
1'-1
0
12"
9'-3"
1'-3"1'-3"
2'-
1
1
"
6'-
7
"
2'-1"1'-2"
2'-
1
1
"
712"
2'-
4
"
2"
3'-
5
12"
5'-
1
1
12"
3'-
6
12"3'-
6
12"
3'-
3
12"
3'-
3
12"
3'-112"6'-314"3'-312"512"
2"
1'-
9
"
3'-
5
12"
3'-
4
"
8"
3'-3
12"
512"3'-112"
2'-10"312"
3'-
2
"
8'-712"
4'-234"512"6'-134"2'-1112"6'-10"
6'-0"9'-1114"
11
'
-
8
12"
3'-
4
12"
2"
2'-
1
1
"
8'-9
12"
512"
3'-
5
12"
3'-
1
12"
3'-7"
3'-514"
4"
3'-1112"1'-512"
4'-314"
Treads at10.25" Each
Treads at10.25" Each
4'-512"1'-1"
15'-112"
2"
3'-7
"
8'-
3
12"
3'-
3
"
3'-8
12"
2"
3'-134"9'-434"3'-912"3'-11"3'-912"
Treads at10.5" Each
D212
D211 D209
D213
D208
D207
D206
D204
D203
D202
D205
D201
2'-11"
W206 W201 W207 W210 W211
W212
W212
W212
W213W214W213W215W216
W209
W208W208
W202W203
W204
3'-034"3'-034"
16C
23
28
30
2
34
31
25
26
3
30
3127 45
37
36
Slope
2%
35
1/2" Gyp. board under
stairs and enclosedside of walls
22
39
34
28
46
2
26 3
1'-
6
"
23
21'-
6
"
34
28
31 30
33
33
W2
0
5
W216
5"
212"
33
44
22
22
Adhered
Brick Veneer
Unit "A"
Unit "B"
8'-2"1'-7"
W206
1'-2"1'-2"11"
Roof
Below
2'-0"
263
8
W
D
Gat
e
50
50
Bathroom at Second level shall
be provided with reinforcement
for grab bars
3'-
1
"
2'-
0
"
2'-
1
"
1"
3'-
1
"
3'-
1
"
2"
11
"
W2
0
5 3'-
1
"
3'-
1
"
3'-0
"
Se
t
b
a
c
k
3'-
0
"
Se
t
b
a
c
k
5'-0" Setback
3'-0
"
Se
t
b
a
c
k
3'-
0
"
Se
t
b
a
c
k
3'-
3
"
1W3
1W1
1W1
1W2
1W1
Dashed line Indicates
1 Hour FireResistance-Rated wall
Dashed line Indicates
1 Hour Fire Rated wall
42
42
1W4
Property Line
Property Line
Pr
o
p
e
r
t
y
L
i
n
e
Pro
p
e
r
t
y
L
i
n
e
Slope2%
N52 46'30"E 25.00'
N52 46'30"E 54.46'
N3
9
5
3
'
3
0
"
W
2
5
.
0
3
'
N39 35'30"W 1.00'Property Line
N52 46'30"E 79.33'
N3
9
3
5
'
3
0
"
W
2
6
.
0
2
'
6
W10x77
512"512"
512"
W10x77
101316
"
1'-0
316"
101316
"
1'-
0
316
"
Attic access
from below of
deck
Second Level - Floor Plan SCALE: 1/4" = 1'-0"
SECOND LEVEL
FLOOR PLAN
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A2.3
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
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4
D
e
l
t
a
2
PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
Area Tabulation
Living Area:
2 Car Garage
First Level Living 590 Sq.Ft.Second Level Living 596 Sq.Ft.
262 Sq.Ft.Third Level Living
1,448 Sq.Ft.Total Living
Total Building Area
(Buildable Area) 1,438.33 Sq.Ft. x 2 = 2,876.66 Sq.Ft.Maximum Floor Area :
290 Sq.Ft.
870 Sq.Ft.
Unit A Unit B
444 Sq.Ft.
880 Sq.Ft.1,176 Sq.Ft.
262 Sq.Ft.
2,318 Sq.Ft.
2,762 Sq.Ft.
Total
max allowable
69 Sq.Ft.Second Level Deck 69 Sq.Ft.
388 Sq.Ft.Roof Level Deck 882 Sq.Ft.
Total Roof Deck 1,085 Sq.Ft.
Carport 275 Sq.Ft.
580 Sq.Ft.
99 Sq.Ft.Main Level Deck 35 Sq.Ft. 134 Sq.Ft.
529 Sq.Ft.556 Sq.Ft.
494 Sq.Ft.
FLOOR PLAN KEY NOTES
SYMBOLXX
A
Elevation Key
D
C
B
Interior
20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUSTEXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER.PER CMC.
21. FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OTHERCOMPONENTS SHALL BE LISTED AND INSTALLED INACCORDANCE WITH THEIR LISTING AND MANUFACTURERINSTRUCTIONS.
22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THETERMINATION OF THE FACTORY-BUILT CHIMNEYS EXCEPTWHERE SUCH SHROUDS ARE LISTED AND LABELEDFOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEYSYSTEM AND ARE INSTALLED IN ACCORDANCE WITHMANUFACTURER'S INSTALLATION INSTRUCTION.CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BEPERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACEMUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDSMANDATORY MEASURES.
23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESSTHAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUMOF 30 INCH DIAMETER CIRCLE. PER CPC 408.6
24. HANDRAILS:
a. HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHESWITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. R311.7.8.3item 1
b. HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHESSHALL COMPLY WITH R311.7.8.3 item 2.
c. HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTIONBY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THELANDING, VOLUTE OR TURNOUT ON LOWEST TREAD.R311.7.8.2 Exception 1&2.
1 LINE OF CABINET(S) ABOVE
2 CABINET(S)
3 BUILT-IN MILLWORK
4 KITCHEN ISLAND
5 PANTRY WITH SHELVES
6 24" FARM HOUSE SINK WITHGARBAGE DISPOSAL
7 30" FARM HOUSE SINK WITHGARBAGE DISPOSAL
8 24" GAS RANGE / OVENAS SELECTED BY OWNER
9 WOLF 36" GAS RANGE / OVENAS SELECTED BY OWNER
10 WOLF OVEN AS SELECTED BY OWNER
11 WOLF MICROWAVE OVEN ASSELECTED BY OWNER
12 VENT HOOD TO OUTSIDE AIR,MINIMUM EXHAUST RATE FOR THE
KITCHEN RANGES SHALL FOLLOWTABLE 150.0-G. BEES 150(o) Exc. 5 TO150.2(a), & ASHRAE Std. 62,2.MINIMUM EXHAUST RATE FOR UNIT "A"IS 250 CFM AND FOR UNIT "B" IS 280 CFM.REFER TO TABLE 150.0-H ON SHEET A-6.1NOTE # 54 FOR MINIMUM DUCT SIZE.UNIT "A" WILL HAVE AN 8" DUCT,& UNIT "B" WILL HAVE AN 9" DUCT.
13A SUB-ZERO PRO REFRIGERATORSELECTED BY OWNER
WALL LEGENDFLOOR PLAN NOTES
1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCHTHAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALLALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBONMONOXIDE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP.CRC R314 & CRC R315.3
2. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS ANDSIMILAR FIXTURES SHALL BE PROVIDED WITH ANEXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfmCBC 1203.4.2.1, CMC T4-4
3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITHPRESSURE BALANCE OR THERMOSTATIC MIXING VALVECONTROLS. PER CPC.
4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONSOF WATER PER FLUSH, LAVATORIES FAUCETSNO MORE THAN 1.5 GPM AT 60 PSI, KITCHENFAUCETS 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 SHOWERHEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOTEXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALLBE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME.CGC 4.303.2
6. LANDSCAPE IRRIGATION WATER USE SHALL HAVEWEATHER BASED CONTROLLERS. CGC 4.304.1
7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATIONDESIGN WHERE POTABLE WATER USE DOES NOT EXCEED65% OF THE ETo. (TIER 1)
8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BERECYCLED. 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 TOBE SEALED, AND MECHANICAL EQUIPMENT IS TO BECOVERED CGC 4.504.1
11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED INSECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPETAND COMPOSITION WOOD PRODUCTS. CGC 4.504.2
12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19%BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURECONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODSSPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OFWATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION.THE MOISTURE CONTENT MUST BE DETERMINED BY THECONTRACTOR BY ONE OF THE METHODS LISTED IN CGCSECTION 4.505.3
13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTEDDIRECTLY TO THE OUTSIDE AND CONTROLLED BY AHUMIDISTAT. CGC 4.506.1
14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVEINSULATED COVERS OR LOUVERS WHICH CLOSE THE FANIS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUMR4.2 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 OUTSIDEAT WATER HEATERS. PER CPC.
17. HEATING AND AC SHALL BE SIZED AND SELECTED BYACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT.THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONEOF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2
18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSEDCONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLECHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETEAND SIGN THE GREEN BUILDING STANDARDS CERTIFICATIONFORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICALTO BE FILED WITH THE APPROVED PLANS.
19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOODFRAME FLOOR CONSTRUCTION CONTAINING CONCEALEDSPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOWTHE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BEINSTALLED SO THAT THE AREA OF THE CONCEALED SPACEDOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULDDIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC.
13B REFRIGERATOR SELECTED BY OWNER
14 DISHWASHER AS SELECTED BY OWNER
15 TRASH RECYCLING BIN
16A PREFABRICATED METAL FIREPLACE:BY:"ORTAL" MODEL ORTAL MINIMAL130 TRADITIONAL 42" GAS ONLYDIRECT VENT OR APPROVED EQUAL.INSTALL IN ACCORDANCE WITH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTIONS, AND APPLICABLE CODESANSI Z21.88/CSA 2.33
16B MASONRY FIREPLACE MANUFACTURESMASON-LITE MODEL MGFP-39 ORAPPROVED EQUAL. ICC REPORT ESR-2401TESTED AND LISTED BY PFS CORP., USAREPORT No. 08-154
16C PREFABRICATED METAL FIREPLACE:BY:EMPIRE COMFORT SYSTEMS,MODEL DVD42FP, GAS ONLY DIRECT-VENTOR APPROVED. INSTALL IN ACCORDANCEWITH THE MANUFACTURER'S PUBLISHEDINSTALLATION INSTRUCTIONS, ANDAPPLICABLE CODES. CERTIFIED INACCORDANCE WITH AMERICAN NATIONALSTANDARD/CSA STANDARDANSI Z221.88 / CSA 2.33 AND BYUNDERWRITERS LABORATORIES AS ADIRECT-VENT GAS FIREPLACE HEATER.
17 FIREPLACE HEARTH
18 EXTERIOR FINISH OPENING
ONE HOUR
CONSTRUCTION
LOW WALL
2 X 6 STUD WALL
2 X 4 STUD WALL
2 X 8 STUD WALL
19 FLAT DRYWALL OPENING
20 FLAT CASED OPENING
21 DECORATIVE WOOD BEAMS
22 HANDRAIL
23 GUARDRAIL
24 LOW WALL
25 LOW LINEN
26 SHELF AND POLE
27 DOUBLE SHELF AND POLE
28 LAVATORY
29 PEDESTAL SINK
30 MUDSET CERAMIC TILE SEAT
31 HOT MOPPED SHOWER PAN WITH MUDSETCERAMIC TILED WAINSCOT TO 84" AFF W/PRESSURE BALANCE THERMOSTATICMIXING VALVE
32 BUILT-IN SOAP NICHE
33 TEMPERED GLASS SHOWER DOOR
34 WATER CLOSET TO BE 30" MIN WIDE WITH24" IN FRONT OF TOILET. LOW FLUSHTOILETS 1.28 GALLONS PER FLUSH
35 WASHER SPACE. PROVIDE RECESSED HOT ANDCOLD WATER BIBBS, PROVIDE FLOOR DRAIN.
36 DRYER SPACE. PROVIDE DRYER VENT TOOUTSIDE AIR PER CMC
37 STACKED WASHER & DRYER, PROVODECOLD WATER BIBBS, PROVIDE FLOOR DRAIN
38 INSTANTANEOUS TANKLESSWATER HEATER .94 EF / 199,000 Btu/hr
39 MECHANICAL EQUIPMENT
40 ATTIC ACCESS
41 LINE OF FLOOR ABOVE
42 DECK DRAIN & OVERFLOW
43 ROOF DRAIN
44 BUILT-UP ROOFING AT MECHANICAL WELL
45 MOUNTED AC UNITREFER TO MECHANICAL PLANS
46 ELEVATOR MODEL LLT-950 (TRACTION)HOR HP4 MG 12 RH RAIL, FRONT/REAROPENINGS BY RESIDENTIAL ELEVATOR INC.OR APPROVED EQUAL, ELEVATOR SHAFTBELOW DESIGN FLOOD ELEVATIONSHALL COMPLY WITH ASCE 24-14 SEC. 7.5ASME/ANSI A17.1 NATIONAL SAFETY CODESFOR ELEVATORS SECTION 5.3
47 CONCRETE GARAGE FLOOR
48 CONCRETE DRIVEWAY
49 BREAKAWAY WALL
50 DRYER EXHAUST VENT TO OUTSIDE AIR, DUCTSHALL TERMINATE NO LESS THAN 3'-0" FEETFROM OPENINGS INTO THE BUILDING.(502.2.1 CMC)
REINFORCEMENT FOR GRAB BARS - R327.1.1
AT LEAST ONE BATHROOM ON THE ENTRY LEVEL SHALL BEPROVIDED WITH REINFORCEMENT INSTALLED IN ACCORDANCEWITH THIS SECTION. WHERE THERE IS NO BATHROOM ON THEENTRY LEVEL, AT LEAST ONE BATHROOM ON THE SECOND OR
THIRD FLOOR OF THE DWELLING SHALL COMPLY WITH THISSECTION.
1. REINFORCEMENT SHALL BE SOLID LUMBER OR OTHERCONSTRUCTION MATERIALS APPROVED BY THE ENFORCINGAGENCY.
2. REINFORCEMENT SHALL NOT BE LESS THAN 2 BY 8 INCHNOMINAL LUMBER, [1 1/2" INCH BY 7 1/4" ACTUAL DIMENSION]
OR OTHER CONSTRUCTION MATERIAL PROVIDING EQUALHEIGHT AND LOAD CAPACITY. REINFORCEMENT SHALL BELOCATED BETWEEN 32" INCHES AND 39 1/4" INCHES ABOVETHE FINISHED FLOOR FLUSH WITH THE WALL FRAMING.
3. WATER CLOSET REINFORCEMENT SHALL BE INSTALL ONBOTH SIDE WALLS OF THE FIXTURE, OR ONE SIDE WALLAND THE BACK WALL.
4. SHOWER REINFORCEMENT SHALL BE CONTINUOUS WHEREWALL FRAMING IS PROVIDED.
5. BATHTUB AND COMBINATION BATHTUB/SHOWERREINFORCEMENT SHALL BE CONTINUOUS ON EACH END OFTHE BATHTUB AND THE BACK WALL. ADDITIONALLY, BACKWALL REINFORCEMENT FOR A LOW GRAB BAR SHALL BEPROVIDED WITH THE BOTTOM EDGE LOCATED NO MORETHAN 6" INCHES ABOVE THE BATHTUB RIM.
EXCEPTIONS:
1. WHERE THE WATER CLOSET IS NOT PLACED ADJACENT TO ASIDE WALL CAPABLE OF ACCOMMODATING A GRAB BAR, THEBATHROOM SHALL HAVE PROVISIONS FOR INSTALLATION OFFLOOR MOUNTED, FOLDAWAY OR SIMILAR ALTERNATE GRABBAR REINFORCEMENTS APPROVED BY THE ENFORCINGAGENCY.
2. REINFORCEMENT SHALL NOT BE REQUIRED IN WALLFRAMING FOR PRE-FABRICATED SHOWER ENCLOSURESAND BATHTUB WALL PANELS WITH INTEGRAL FACTORY-INSTALLED GRAB BARS OR WHEN FACTORY-INSTALLEDREINFORCEMENT FOR GRAB BARS IS PROVIDED.
3. SHOWER ENCLOSURES THAT DO NOT PERMIT INSTALLATIONOF REINFORCEMENT AND/OR GRAB BARS SHALL BEPERMITTED, PROVIDED REINFORCEMENT FOR INSTALLATIONOF FLOOR-MOUNTED GRAB BARS OR AN ALTERNATEMETHOD IS APPROVED BY THE ENFORCING AGENCY.
4. BATHTUBS WITH NO SURROUNDING WALLS , OR WHEREWALL PANELS DO NOT PERMIT THE INSTALLATION OFREINFORCEMENT SHALL BE PERMITTED, PROVIDEDREINFORCEMENT FOR INSTALLATION OF FLOOR-MOUNTEDGRAB BARS ADJACENT TO THE BATHTUB ON AN ALTERNATEMETHOD IS APPROVED BY THE ENFORCING AGENCY.
5. REINFORCEMENT OF FLOORS SHALL NOT BE REQUIRED FORBATHTUBS AND WATER CLOSETS INSTALLED ON CONCRETESLAB FLOORS.
DOCUMENTATION FOR GRAB BAR REINFORCEMENT - R327.1.1.1
INFORMATION AND/OR DRAWINGS IDENTIFYING THE LOCAIONOF THE GRAB BAR REINFORCEMENT SHALL BE PLACED IN THEOPERATION AND MAINTENANCE MANUAL IN ACCORDANCE WITHTHE CALIFORNIA GREEN BUILDING STANDARDS CODE.SECTION 4.410.1.
SOUND TRANSMISSION CONTROL NOTES
1. SOUND INSULATION NOTES:a. APPROVED ACOUSTICAL SEALANT SHALL BEPROVIDED ALONG THE JOINT BETWEEN THE FLOORAND THE SEPARATION WALL.b. ALL PENETRATIONS INTO SOUND-RATED PARTITIONSOF FLOOR-CEILING ASSEMBLIES SHALL BE SEALEDWITH AN APPROVED PERMANENT RESILIENTSEALANT.c. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES,AND APPLIANCE VENTS LOCATED IN SOUNDASSEMBLIES SHALL BE ISOLATED FROM THEBUILDING CONSTRUCTION BY MEANS OF RESILIENTSLEEVES, MOUNTS, OR MINIMUM 1/4" THICKAPPROVED RESILIENT MATERIAL.EXCEPTION: GAS PIPING NEED NOT BE ISOLATED.d. METAL VENTILATING AND CONDITIONED AIR DUCTSLOCATED IN SOUND ASSEMBLIES SHALL BE LINED.e. MINERAL FIBER INSULATION SHALL BE INSTALLEDIN JOIST SPACES TO A POINT 12" BEYOND THE PIPEOR DUCT, WHENEVER A PLUMBING PIPE OR DUCTPENETRATES A FLOOR-CEILING ASSEMBLY OR WHERESUCH UNIT PASSES THROUGH THE PLANE OF THEFLOOR-CEILING WITHIN A WALL.
2. A SOUND TRANSMISSION CLASS (STC) RATING OF NOT LESSTHAN 50 BASED ON LAVATORY TESTING (45 IF FIELD TESTED)IS REQUIRE (NBMC 15.05.203, CBC 1206.2)
3. A SOUND TRANSMISSION CLASS (STC) RATING ANDIMPACT INSULATION CLASS (IIC) RATING OF NOT LESS THAN50 BASED ON LABORATORY TESTING (45 IF FIELD TESTED)IS REQUIRED. (NBMC 15.05.230, CBC 1206.2, 1206.30)
LINE INDICATESMINIMUM 0.5-HOURFIRE-RESISTANCE-RATED SINGLE WALL
LINE INDICATES THE
MINIMUM 1-HOURFIRE-RATED WALL
1W1
LINE INDICATESMINIMUM 0.5-HOURFIRE-RESISTANCE-RATED DOUBLE WALL
1W2
1W3
LINE INDICATES
OCCUPANCYSEPARATION WALL
1W5
LINE INDICATES THEMINIMUM 1-HOUR
FIRE-RATED LOW WALL
1W4
REFER TO T-24 SHEETS FOR CF1R FORMS AND COMPLIANCE INFORMATION
INSULATION SCHEDULE
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.32 U-factor, 0.23 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.23 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-30 (2x4) plus R-15 (2x4) below roof deckRoof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HVAC - HEAT PUMPHeating: 10.5 HSPFCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV.ZVRXWKHDVWIDFLQJWLOWBattery Storag: 5kWh; 95% charging/discharging
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.35 U-factor, 0.25 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-38 (2x4)Roof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HVAC - HEAT PUMPHeating: 9.5 HSPFCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV.ZVRXWKHDVWIDFLQJWLOWBattery Storage: 5kWh; 95% charging/discharging
Unit "A"Unit "B"
NOTE: BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
58
LOT 5
LOT 3
Alley
Se
a
s
h
o
r
e
D
r
i
v
e
5'-4"
F.F. El. 36.46
A /
C
Dn
15R
46
3'-2"
4'-212"
17'-11"57'-9"
75'-8"
8'-5"
16'-512"
75'-8"
57'-9"
1'-3"
6'-112"
17'-11"
2'-
0
"
14
'
-
1
0
"
18
'
-
1
0
"
8'-012"
2'-0
"
3'-10"
18
'
-
1
0
"
3'-
1
"
3'-
1
"
Office
Ba 3
Roof Deck A
7'-2"
8"
6'-4"
7'-2"
7'-
2
"15'-0"
T.O. RailEl 41.25'
A/C Well
B
Roof
Dn
14R
Deck Setback
Minimum
15'-0"
to Roof
Deck High Point
B
A4.1
G
A4.3
E
A4.2
A
A4.1
1 2 735
D
A4.2
FA4.3
C
A4.1
4
28.90 FSLanding below
3'-11"
1'-
2
12"
7'-
2
"
3'-3
12"
6'-6"4'-6"6'-11"
11
"
1'-
1
0
12"
212"3'-2"4'-5"8'-3"
10"
5'-
9
"
712"
3'-
6
"
5'-
8
"
512"4'-7"312"
312"
1'-
5
12"
4'-
3
12"
1'-3"1'-3"
2'-1112"
3'-034"3'-034"
5'-1134"3'-412"
1'-
1
0
"
2'-
5
12"
3'-
4
12"
3'-3
12"
3'-3
12"
W304
W303 W302
W301
D302
D301
D304
5'-
1
1
12"
4'-1
1
"
3'-4
"
8"
45
23
16B
Fully adhered waterproofDeck membrane ICCESR-2701 "Life Deck AL"
over sloped EPS deck
System ICC ESR-1962
Treads at 10.5" Each
6'-6"4'-6"6'-11"
48'-9"
14'-5"8'-612"
Slo
p
e
2%
Slo
p
e
2%23
42
23
Treads at10.25" Each Fully adhered waterproofDeck membrane ICC
ESR-2701 "Life Deck AL"over sloped EPS deck
System ICC ESR-1962
9'-0"
512"
10'-6"
23 22
Roof Below
Roof Below
Roof
Below
2'-0"6'-0"26'-6"
22
30
31
33
D303
34 29
40
A / C
45
5"
5'-0
"
44
44
Adhered BrickVeneer
Unit "A"
Spa by
others
6'-0"
Built-in
Counter
3'-3"
CoveredDeck
Roof Below
3'-
4
"
2'-712"
4'-712"
12
'
-
1
0
12"
1'-
1
0
"
1'-1
1
12"
3'-912"
2'-0"3'-0"
1'-0
"
2"
2'-0
"
5'-0"
Setback
3'-
0
"
Se
t
b
a
c
k
2'-
7
"
3'-
0
"
Se
t
b
a
c
k
3'-
0
"
Se
t
b
a
c
k
6"
2'-7
"
4'-3
"
6"
3'-7
"
8"
3'-0
"
Se
t
b
a
c
k
3'-
3
"
2"
3'-
1
"
2'-
1
"
"A" T
r
a
v
e
l
D
i
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t
a
n
c
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24'-4
"
"B" Travel Distance15'-1"
"C
"
T
r
a
v
e
l
D
i
s
t
a
n
c
e
8'-7
"
"D" Travel Distance1'-9 3/4"
2638 WD
Gate
Total TravelDistance 49'-9 3/4"
26
3
8
W
D
Gat
e
Dashed line Indicates1 Hour FireResistance-Rated wall
1W1
1W1
1W1
Dashed line Indicates
1 Hour Fire Rated wall
1W3
1W3
3'-114"
4242
42
Deck High Point
Slo
p
e
2%
Slo
p
e
2%
42
42
Slo
p
e
2%
Property Line
Property Line
Pr
o
p
e
r
t
y
L
i
n
e
Slop
e
2%
3'-
3
"
Property Line
N39 35'30"W 1.00'Property Line
N3
9
5
3
'
3
0
"
W
2
5
.
0
3
'
N3
9
3
5
'
3
0
"
W
2
6
.
0
2
'
Pro
p
e
r
t
y
L
i
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N52 46'30"E 54.46'
N52 46'30"E 25.00'
3'-0"
7'-
0
"
7'-0"3'-1
1
"
Deck HighPoint
3'-
1
1
"
Slo
p
e
2%
6
Spa under separatereview and permit
3:1
2 Unit B
Slo
p
e
2%
42
Un
i
t
A
42
Third Level - Floor Plan SCALE: 1/4" = 1'-0"
THIRD LEVEL
FLOOR PLAN
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A2.4
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
Area Tabulation
Living Area:
2 Car Garage
First Level Living
590 Sq.Ft.Second Level Living
596 Sq.Ft.
262 Sq.Ft.Third Level Living
1,448 Sq.Ft.Total Living
Total Building Area
(Buildable Area) 1,438.33 Sq.Ft. x 2 = 2,876.66 Sq.Ft.Maximum Floor Area :
290 Sq.Ft.
870 Sq.Ft.
Unit A Unit B
444 Sq.Ft.
880 Sq.Ft.
1,176 Sq.Ft.
262 Sq.Ft.
2,318 Sq.Ft.
2,762 Sq.Ft.
Total
max allowable
69 Sq.Ft.Second Level Deck 69 Sq.Ft.
388 Sq.Ft.Roof Level Deck 882 Sq.Ft.
Total Roof Deck 1,085 Sq.Ft.
Carport 275 Sq.Ft.
580 Sq.Ft.
99 Sq.Ft.Main Level Deck 35 Sq.Ft. 134 Sq.Ft.
529 Sq.Ft.556 Sq.Ft.
494 Sq.Ft.
FLOOR PLAN KEY NOTES
SYMBOLXX
A
Elevation Key
D
C
B
Interior
20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUSTEXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER.PER CMC.
21. FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OTHERCOMPONENTS SHALL BE LISTED AND INSTALLED INACCORDANCE WITH THEIR LISTING AND MANUFACTURERINSTRUCTIONS.
22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THETERMINATION OF THE FACTORY-BUILT CHIMNEYS EXCEPTWHERE SUCH SHROUDS ARE LISTED AND LABELEDFOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEYSYSTEM AND ARE INSTALLED IN ACCORDANCE WITHMANUFACTURER'S INSTALLATION INSTRUCTION.CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BEPERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACEMUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDSMANDATORY MEASURES.
23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESSTHAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUMOF 30 INCH DIAMETER CIRCLE. PER CPC 408.6
24. HANDRAILS:
a. HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHESWITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. R311.7.8.3item 1
b. HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHESSHALL COMPLY WITH R311.7.8.3 item 2.
c. HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTIONBY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THELANDING, VOLUTE OR TURNOUT ON LOWEST TREAD.R311.7.8.2 Exception 1&2.
1 LINE OF CABINET(S) ABOVE
2 CABINET(S)
3 BUILT-IN MILLWORK
4 KITCHEN ISLAND
5 PANTRY WITH SHELVES
6 24" FARM HOUSE SINK WITHGARBAGE DISPOSAL
7 30" FARM HOUSE SINK WITHGARBAGE DISPOSAL
8 24" GAS RANGE / OVENAS SELECTED BY OWNER
9 WOLF 36" GAS RANGE / OVENAS SELECTED BY OWNER
10 WOLF OVEN AS SELECTED BY OWNER
11 WOLF MICROWAVE OVEN ASSELECTED BY OWNER
12 VENT HOOD TO OUTSIDE AIR,MINIMUM EXHAUST RATE FOR THE
KITCHEN RANGES SHALL FOLLOWTABLE 150.0-G. BEES 150(o) Exc. 5 TO150.2(a), & ASHRAE Std. 62,2.MINIMUM EXHAUST RATE FOR UNIT "A"IS 250 CFM AND FOR UNIT "B" IS 280 CFM.REFER TO TABLE 150.0-H ON SHEET A-6.1NOTE # 54 FOR MINIMUM DUCT SIZE.UNIT "A" WILL HAVE AN 8" DUCT,& UNIT "B" WILL HAVE AN 9" DUCT.
13A SUB-ZERO PRO REFRIGERATORSELECTED BY OWNER
WALL LEGENDFLOOR PLAN NOTES
1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCHTHAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALLALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBONMONOXIDE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP.CRC R314 & CRC R315.3
2. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS ANDSIMILAR FIXTURES SHALL BE PROVIDED WITH ANEXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfmCBC 1203.4.2.1, CMC T4-4
3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITHPRESSURE BALANCE OR THERMOSTATIC MIXING VALVECONTROLS. PER CPC.
4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONSOF WATER PER FLUSH, LAVATORIES FAUCETSNO MORE THAN 1.5 GPM AT 60 PSI, KITCHENFAUCETS 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 SHOWERHEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOTEXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALLBE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME.CGC 4.303.2
6. LANDSCAPE IRRIGATION WATER USE SHALL HAVEWEATHER BASED CONTROLLERS. CGC 4.304.1
7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATIONDESIGN WHERE POTABLE WATER USE DOES NOT EXCEED65% OF THE ETo. (TIER 1)
8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BERECYCLED. 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 TOBE SEALED, AND MECHANICAL EQUIPMENT IS TO BECOVERED CGC 4.504.1
11. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED INSECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPETAND COMPOSITION WOOD PRODUCTS. CGC 4.504.2
12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19%BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURECONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODSSPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OFWATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION.THE MOISTURE CONTENT MUST BE DETERMINED BY THECONTRACTOR BY ONE OF THE METHODS LISTED IN CGCSECTION 4.505.3
13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTEDDIRECTLY TO THE OUTSIDE AND CONTROLLED BY AHUMIDISTAT. CGC 4.506.1
14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVEINSULATED COVERS OR LOUVERS WHICH CLOSE THE FANIS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUMR4.2 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 OUTSIDEAT WATER HEATERS. PER CPC.
17. HEATING AND AC SHALL BE SIZED AND SELECTED BYACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT.THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONEOF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2
18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSEDCONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLECHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETEAND SIGN THE GREEN BUILDING STANDARDS CERTIFICATIONFORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICALTO BE FILED WITH THE APPROVED PLANS.
19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOODFRAME FLOOR CONSTRUCTION CONTAINING CONCEALEDSPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOWTHE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BEINSTALLED SO THAT THE AREA OF THE CONCEALED SPACEDOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULDDIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC.
13B REFRIGERATOR SELECTED BY OWNER
14 DISHWASHER AS SELECTED BY OWNER
15 TRASH RECYCLING BIN
16A PREFABRICATED METAL FIREPLACE:BY:"ORTAL" MODEL ORTAL MINIMAL130 TRADITIONAL 42" GAS ONLYDIRECT VENT OR APPROVED EQUAL.INSTALL IN ACCORDANCE WITH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTIONS, AND APPLICABLE CODESANSI Z21.88/CSA 2.33
16B MASONRY FIREPLACE MANUFACTURESMASON-LITE MODEL MGFP-39 ORAPPROVED EQUAL. ICC REPORT ESR-2401TESTED AND LISTED BY PFS CORP., USAREPORT No. 08-154
16C PREFABRICATED METAL FIREPLACE:BY:EMPIRE COMFORT SYSTEMS,MODEL DVD42FP, GAS ONLY DIRECT-VENTOR APPROVED. INSTALL IN ACCORDANCEWITH THE MANUFACTURER'S PUBLISHEDINSTALLATION INSTRUCTIONS, ANDAPPLICABLE CODES. CERTIFIED INACCORDANCE WITH AMERICAN NATIONALSTANDARD/CSA STANDARDANSI Z221.88 / CSA 2.33 AND BYUNDERWRITERS LABORATORIES AS ADIRECT-VENT GAS FIREPLACE HEATER.
17 FIREPLACE HEARTH
18 EXTERIOR FINISH OPENING
ONE HOUR
CONSTRUCTION
LOW WALL
2 X 6 STUD WALL
2 X 4 STUD WALL
2 X 8 STUD WALL
19 FLAT DRYWALL OPENING
20 FLAT CASED OPENING
21 DECORATIVE WOOD BEAMS
22 HANDRAIL
23 GUARDRAIL
24 LOW WALL
25 LOW LINEN
26 SHELF AND POLE
27 DOUBLE SHELF AND POLE
28 LAVATORY
29 PEDESTAL SINK
30 MUDSET CERAMIC TILE SEAT
31 HOT MOPPED SHOWER PAN WITH MUDSETCERAMIC TILED WAINSCOT TO 84" AFF W/PRESSURE BALANCE THERMOSTATICMIXING VALVE
32 BUILT-IN SOAP NICHE
33 TEMPERED GLASS SHOWER DOOR
34 WATER CLOSET TO BE 30" MIN WIDE WITH24" IN FRONT OF TOILET. LOW FLUSHTOILETS 1.28 GALLONS PER FLUSH
35 WASHER SPACE. PROVIDE RECESSED HOT ANDCOLD WATER BIBBS, PROVIDE FLOOR DRAIN.
36 DRYER SPACE. PROVIDE DRYER VENT TOOUTSIDE AIR PER CMC
37 STACKED WASHER & DRYER, PROVODECOLD WATER BIBBS, PROVIDE FLOOR DRAIN
38 INSTANTANEOUS TANKLESSWATER HEATER .94 EF / 199,000 Btu/hr
39 MECHANICAL EQUIPMENT
40 ATTIC ACCESS
41 LINE OF FLOOR ABOVE
42 DECK DRAIN & OVERFLOW
43 ROOF DRAIN
44 BUILT-UP ROOFING AT MECHANICAL WELL
45 MOUNTED AC UNITREFER TO MECHANICAL PLANS
46 ELEVATOR MODEL LLT-950 (TRACTION)HOR HP4 MG 12 RH RAIL, FRONT/REAROPENINGS BY RESIDENTIAL ELEVATOR INC.OR APPROVED EQUAL, ELEVATOR SHAFTBELOW DESIGN FLOOD ELEVATIONSHALL COMPLY WITH ASCE 24-14 SEC. 7.5ASME/ANSI A17.1 NATIONAL SAFETY CODESFOR ELEVATORS SECTION 5.3
47 CONCRETE GARAGE FLOOR
48 CONCRETE DRIVEWAY
49 BREAKAWAY WALL
50 DRYER EXHAUST VENT TO OUTSIDE AIR, DUCTSHALL TERMINATE NO LESS THAN 3'-0" FEETFROM OPENINGS INTO THE BUILDING.(502.2.1 CMC)
REINFORCEMENT FOR GRAB BARS - R327.1.1
AT LEAST ONE BATHROOM ON THE ENTRY LEVEL SHALL BEPROVIDED WITH REINFORCEMENT INSTALLED IN ACCORDANCEWITH THIS SECTION. WHERE THERE IS NO BATHROOM ON THEENTRY LEVEL, AT LEAST ONE BATHROOM ON THE SECOND OR
THIRD FLOOR OF THE DWELLING SHALL COMPLY WITH THISSECTION.
1. REINFORCEMENT SHALL BE SOLID LUMBER OR OTHERCONSTRUCTION MATERIALS APPROVED BY THE ENFORCINGAGENCY.
2. REINFORCEMENT SHALL NOT BE LESS THAN 2 BY 8 INCHNOMINAL LUMBER, [1 1/2" INCH BY 7 1/4" ACTUAL DIMENSION]
OR OTHER CONSTRUCTION MATERIAL PROVIDING EQUALHEIGHT AND LOAD CAPACITY. REINFORCEMENT SHALL BELOCATED BETWEEN 32" INCHES AND 39 1/4" INCHES ABOVETHE FINISHED FLOOR FLUSH WITH THE WALL FRAMING.
3. WATER CLOSET REINFORCEMENT SHALL BE INSTALL ONBOTH SIDE WALLS OF THE FIXTURE, OR ONE SIDE WALLAND THE BACK WALL.
4. SHOWER REINFORCEMENT SHALL BE CONTINUOUS WHEREWALL FRAMING IS PROVIDED.
5. BATHTUB AND COMBINATION BATHTUB/SHOWERREINFORCEMENT SHALL BE CONTINUOUS ON EACH END OFTHE BATHTUB AND THE BACK WALL. ADDITIONALLY, BACKWALL REINFORCEMENT FOR A LOW GRAB BAR SHALL BEPROVIDED WITH THE BOTTOM EDGE LOCATED NO MORETHAN 6" INCHES ABOVE THE BATHTUB RIM.
EXCEPTIONS:
1. WHERE THE WATER CLOSET IS NOT PLACED ADJACENT TO ASIDE WALL CAPABLE OF ACCOMMODATING A GRAB BAR, THEBATHROOM SHALL HAVE PROVISIONS FOR INSTALLATION OFFLOOR MOUNTED, FOLDAWAY OR SIMILAR ALTERNATE GRABBAR REINFORCEMENTS APPROVED BY THE ENFORCINGAGENCY.
2. REINFORCEMENT SHALL NOT BE REQUIRED IN WALLFRAMING FOR PRE-FABRICATED SHOWER ENCLOSURESAND BATHTUB WALL PANELS WITH INTEGRAL FACTORY-INSTALLED GRAB BARS OR WHEN FACTORY-INSTALLEDREINFORCEMENT FOR GRAB BARS IS PROVIDED.
3. SHOWER ENCLOSURES THAT DO NOT PERMIT INSTALLATIONOF REINFORCEMENT AND/OR GRAB BARS SHALL BEPERMITTED, PROVIDED REINFORCEMENT FOR INSTALLATIONOF FLOOR-MOUNTED GRAB BARS OR AN ALTERNATEMETHOD IS APPROVED BY THE ENFORCING AGENCY.
4. BATHTUBS WITH NO SURROUNDING WALLS , OR WHEREWALL PANELS DO NOT PERMIT THE INSTALLATION OFREINFORCEMENT SHALL BE PERMITTED, PROVIDEDREINFORCEMENT FOR INSTALLATION OF FLOOR-MOUNTEDGRAB BARS ADJACENT TO THE BATHTUB ON AN ALTERNATEMETHOD IS APPROVED BY THE ENFORCING AGENCY.
5. REINFORCEMENT OF FLOORS SHALL NOT BE REQUIRED FORBATHTUBS AND WATER CLOSETS INSTALLED ON CONCRETESLAB FLOORS.
DOCUMENTATION FOR GRAB BAR REINFORCEMENT - R327.1.1.1
INFORMATION AND/OR DRAWINGS IDENTIFYING THE LOCAIONOF THE GRAB BAR REINFORCEMENT SHALL BE PLACED IN THEOPERATION AND MAINTENANCE MANUAL IN ACCORDANCE WITHTHE CALIFORNIA GREEN BUILDING STANDARDS CODE.SECTION 4.410.1.
SOUND TRANSMISSION CONTROL NOTES
1. SOUND INSULATION NOTES:a. APPROVED ACOUSTICAL SEALANT SHALL BEPROVIDED ALONG THE JOINT BETWEEN THE FLOORAND THE SEPARATION WALL.b. ALL PENETRATIONS INTO SOUND-RATED PARTITIONSOF FLOOR-CEILING ASSEMBLIES SHALL BE SEALEDWITH AN APPROVED PERMANENT RESILIENTSEALANT.c. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES,AND APPLIANCE VENTS LOCATED IN SOUNDASSEMBLIES SHALL BE ISOLATED FROM THEBUILDING CONSTRUCTION BY MEANS OF RESILIENTSLEEVES, MOUNTS, OR MINIMUM 1/4" THICKAPPROVED RESILIENT MATERIAL.EXCEPTION: GAS PIPING NEED NOT BE ISOLATED.d. METAL VENTILATING AND CONDITIONED AIR DUCTSLOCATED IN SOUND ASSEMBLIES SHALL BE LINED.e. MINERAL FIBER INSULATION SHALL BE INSTALLEDIN JOIST SPACES TO A POINT 12" BEYOND THE PIPEOR DUCT, WHENEVER A PLUMBING PIPE OR DUCTPENETRATES A FLOOR-CEILING ASSEMBLY OR WHERESUCH UNIT PASSES THROUGH THE PLANE OF THEFLOOR-CEILING WITHIN A WALL.
2. A SOUND TRANSMISSION CLASS (STC) RATING OF NOT LESSTHAN 50 BASED ON LAVATORY TESTING (45 IF FIELD TESTED)IS REQUIRE (NBMC 15.05.203, CBC 1206.2)
3. A SOUND TRANSMISSION CLASS (STC) RATING ANDIMPACT INSULATION CLASS (IIC) RATING OF NOT LESS THAN50 BASED ON LABORATORY TESTING (45 IF FIELD TESTED)IS REQUIRED. (NBMC 15.05.230, CBC 1206.2, 1206.30)
LINE INDICATESMINIMUM 0.5-HOURFIRE-RESISTANCE-RATED SINGLE WALL
LINE INDICATES THE
MINIMUM 1-HOURFIRE-RATED WALL
1W1
LINE INDICATESMINIMUM 0.5-HOURFIRE-RESISTANCE-RATED DOUBLE WALL
1W2
1W3
LINE INDICATES
OCCUPANCYSEPARATION WALL
1W5
LINE INDICATES THEMINIMUM 1-HOUR
FIRE-RATED LOW WALL
1W4
REFER TO T-24 SHEETS FOR CF1R FORMS AND COMPLIANCE INFORMATION
INSULATION SCHEDULE
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.32 U-factor, 0.23 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.23 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-30 (2x4) plus R-15 (2x4) below roof deckRoof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HVAC - HEAT PUMPHeating: 10.5 HSPFCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV.ZVRXWKHDVWIDFLQJWLOWBattery Storag: 5kWh; 95% charging/discharging
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.35 U-factor, 0.25 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-38 (2x4)Roof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HVAC - HEAT PUMPHeating: 9.5 HSPFCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV.ZVRXWKHDVWIDFLQJWLOWBattery Storage: 5kWh; 95% charging/discharging
Unit "A"Unit "B"
NOTE: BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
59
RIDGE
VALLEY
T.O. Rail
El 41.25'
Top of
RidgeEl 46.25'
A/C Well
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15'-0"
Minimum Setback to Roof5'-0"
Setback
SetbackMinimum
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N52 46'30"E 25.00'N39 35'30"W 1.00'Property Line
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13:12
Roof Plan SCALE: 1/4" = 1'-0"
ROOF PLAN
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A3.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
ROOF LEGENDROOF KEY NOTES
1 STANDING SEAM METAL ROOFINGCOLOR: WEATHERED ZINC FINISH (SRI = 22)(CLASS "A") BY PETERSEN STANDING SEAMMETAL ROOFING, ICC REPORT No. ESR-4173OR APPROVED EQUAL. INSTALL PERMANUFACTURER'S SPECIFICATIONS ANDPRINTED INSTALLATION INSTRUCTIONS
2 BUILT-UP (CLASS "A")MODIFIED BITUMEN ROOFING OVEREXTERIOR GRADE ROOF SHEATHING1/4" : 12" MINIMUM SLOPE U.N.O.
3 STONE PAVING OVERDEX-O-TEX WEATHERWEAR
ROOF AND DECK COVERINGICC ESR REPORT 1757INSTALL PER MANUFACTURER SPECIFICATIONS
4 LINE OF BUILDING BELOW
5 LINE OF ROOF BELOW
6 26 GA GALV METAL SADDLE AT CHIMNEY
7 CHIMNEY CAP
SYMBOLXX
DS
INDICATES ROOF PITCH AND
DIRECTION OF ROOF SLOPE
INDICATES LOCATION OF METAL
DOWNSPOUT.
ROOF PLAN NOTES
x : 121. CONTRACTOR SHALL VERIFY AREA OF ALLATTIC VENTS WITH MANUFACTURER.
2. ALL ROOF SHEATHING EDGES SHALL BEBLOCKED AND NAILED PER STRUCTURAL
PLANS. IN ADDITION, CONTRACTOR SHALLALSO PROVIDE MIN. BLOCKING AND NAILINGAS REQUIRED BY THE ROOFING MFR.
3. PROVIDE CLASS A ROOF WITH FIRE STOP TOPREVENT INTRUSION OF FLAMES ANDEMBERS OR 1 LAYER OF No. 72 ASTM CAP SHEET
4. PROVIDE NOT LESS THAN 26 GA. GALV. FLASHINGOVER No. 72 ASTM CAP SHEET.
5. ROOF GUTTERS SHALL BE PROVIDED WITH THEMEANS TO PREVENT ACCUMULATION OFLEAVES AND DEBRIS. CBC 705A.4
6. ATTIC VENTS SHALL MEET THE FOLLOWINGREQUIREMENTS, CBC 1203.
7. OPENINGS SHALL HAVE CORROSION RESISTANT WIRE
MESH OR OTHER APPROVED MATERIAL WITH 18" MINIMUM AND 14" MAXIMUM OPENING.
8. 50% OF THE REQUIRED VENTILATION AREA MUST BELOCATED AT LEAST 3 FOOT ABOVE EAVE OR CORNICE
VENTS WITH THE BALANCE PROVIDED BY EAVE OR CORNICE VENTS.
8 COPPER METAL GUTTER TYPICAL
9 COPPER METAL DOWNSPOUT TYPICAL
10 DECK DRAIN PER DETAIL -
BY:THUNDERBIRD PRODUCTS, INCICC - ES REPORT PMG-1212CONNECTED TO DRAINAGE SYSTEM
11 CLOAKED VENT TILESSHEET METAL VENTS
12 GUARDRAIL
13 BUILT-UP CRICKET 2% MIN
14 ROOF MOUNTED COMPACT AC UNITREFER TO MECHANICAL PLANS & SPECIFICATIONS
INDICATES OCLOAKED VENT
SHEET METAL OR APPROVED EQUAL.NET FREE AREA 72 SQ. IN.
HATCHING INDICATES ATTIC ZONES
WITH ATTIC VENTILATION
HATCHING INDICATESROOF DECK AREAS
TOTAL = 144 SQ. IN.
SQ. IN.144SQ. IN. EA. =72DORMER VENT - LOW PROFILE
SQ. FT. / =150X 144 =
VENTILATION REQUIRED:
ATTIC AREA =
VENTILATION PROVIDED:
(2)
119
ATTIC AREA: 1
0.79114 SQ. FT.SQ. IN.
TOTAL = 360 SQ. IN.
SQ. IN.360SQ. IN. EA. =72DORMER VENT - LOW PROFILE
SQ. FT. / =150
X 144 =
VENTILATION REQUIRED:ATTIC AREA =
VENTILATION PROVIDED:
(5)
318
ATTIC AREA: 2
2.11
305
SQ. FT.
SQ. IN.
SHEET METALOR APPROVED EQUAL
SHEET METAL
OR APPROVED EQUAL
60
6'-
1
0
12"
10
34"
T.Pl.EL. 28.01
1'-1
"
T.Pl.EL. 18.93
Master
Suite
T.O.Shtg.EL. 37.54
8'-
0
"
7'-7
18"
T.O.Shtg.EL. 20.01
T.O.Shtg.
EL. 28.90
T.O.Railing
EL. 41.25
3'-
8
"
HP of Garage
EL. 12.07
1'-
0
58"
7'-
0
34"
Kitchen
hB.O.Hdr.
EL. 27.07
T.Pl.EL. 36.49
7'-0
34"
SetbackSetback
T.O.Slab
EL. 17.25
24
'
-
0
"
3'-0"3'-0"
3 12
3
2
2
7B
4
16
4
16
6'-5
78"
6'-7
58"
7'-
1
58"
T.O.BM
EL. 44.17
T.O.BMEL. 44.02
Flat RoofMaximum Height 24'-0"
EL.41.25
29
'
-
0
"
Sloped Roof RidgeMaximum Height 29'-0"EL.46.25
Pro
p
e
r
t
y
L
i
n
e
2'-51516"
R-15
16
R-30
16
R-21
R-30
USE "HANDI FOAM" CLOSE CELL AT UNVENTED RAFTER BAYS
AND DECK JOIST (TO BE INSTALLED BY A CERT. ICP ADHESIVE
SEALANTS INC.) R-30 INSULATION (6R VALUE PER INCH 5 INCHMINIMUM EQUALS R-30) FILL ALL RAFTER BAYS AND JOISTCAVITIES CAVITIES COMPLETELY TO MEET FLAME SPREADINDEX REQUIRED. TYPICAL AT VOLUME CEILING AND DECK JOISTS.
B.O.Slab
EL. 16.00 ofUnit A
8'-
0
"
T.O.Shtg.
EL. 28.90
T.O.Shtg.EL. 20.01
10
34"
7'-
7
18"
1'-0
58"
1'-
1
"
7'-0
34"
T.Pl.EL. 18.93
T.Pl.
EL. 28.01
T.O.RailingEL. 41.25
H.P. of GarageEL. 12.07
6'-1
0
12"
3'-
8
"
T.O.Shtg.EL. 37.54
Living Room
Carport
T.O.SlabEL. 17.25
24
'
-
0
"
3'-0"3'-0"
SetbackSetback
3 12
7'-
7
18"
3
16
2
16 4
4
7A
6'-
5
78"
6'-7
58"
T.Pl.EL. 36.49
T.O.BMEL. 44.02T.O.BMEL. 44.17
29'
-
0
"
Pro
p
e
r
t
y
L
i
n
e
Sloped Roof RidgeMaximum Height 29'-0"EL.46.25
Flat RoofMaximum Height 24'-0"EL.41.25
Pro
p
e
r
t
y
L
i
n
e
R-30
R-21
R-3016
16
R-21
USE "HANDI FOAM" CLOSE CELL AT UNVENTED RAFTER BAYSAND DECK JOIST (TO BE INSTALLED BY A CERT. ICP ADHESIVESEALANTS INC.) R-30 INSULATION (6R VALUE PER INCH 5 INCHMINIMUM EQUALS R-30) FILL ALL RAFTER BAYS AND JOISTCAVITIES CAVITIES COMPLETELY TO MEET FLAME SPREADINDEX REQUIRED. TYPICAL AT VOLUME CEILING AND DECK JOISTS.
8'-
1
"
7'-
7
12"
T.Pl.EL. 26.16
T.Pl.EL. 35.32
B.O.SlabEL. 16.00
T.Pl.EL. 44.02
T.O.Slab
EL. 17.25
T.O.
SheathingEL.36.40
B.O.Hdr.EL. 43.46
7'-
0
34"
8'-
1
1
"
T.O. Shtg.
EL. 27.24
9'-
0
"
29
'
-
0
"
3'-0"
Setback
3'-0"
Setback
3 12
T.Pl.
EL. 44.56
T.Pl.EL. 43.61
T.O.
SheathingEL.36.40
7'-2
58"
8'-
2
"
8"
9"9"
7D
25
4
16
7A
2
4
3
1
4
16
Pro
p
e
r
t
y
L
i
n
e
24
'
-
0
"
Sloped Roof RidgeMaximum Height 29'-0"
EL.46.25
Flat RoofMaximum Height 24'-0"EL.41.25
Pro
p
e
r
t
y
L
i
n
e
R-15
R-3016
R-15
R-38
16
R-15
16
16
R-30
USE "HANDI FOAM" CLOSE CELL AT UNVENTED RAFTER BAYSAND DECK JOIST (TO BE INSTALLED BY A CERT. ICP ADHESIVESEALANTS INC.) R-30 INSULATION (6R VALUE PER INCH 5 INCHMINIMUM EQUALS R-30) FILL ALL RAFTER BAYS AND JOISTCAVITIES CAVITIES COMPLETELY TO MEET FLAME SPREADINDEX REQUIRED. TYPICAL AT VOLUME CEILING AND DECK JOISTS.
3'-
8
34"
HP of GarageEL. 12.07
3'-
1
1
316
"
Section "B"SCALE: 1/4" = 1'-0"
BUILDING
SECTIONS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A4.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-ELEV
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22012
Lot 4, Block 39
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
Section "A"SCALE: 1/4" = 1'-0"Section "C"SCALE: 1/4" = 1'-0"
1. REFER TO STRUCTURAL ENGINEER DRAWINGS.
2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERINGDRAWINGS PREPARED BY OTHERS FOR DETAILED
INFORMATION.
3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB FLOOR SHEATHING MATERIAL.
SECTION NOTES
SECTION KEY NOTES
1. TYPICAL ROOF ASSEMBLY:
A: STANDING SEAM METAL ROOF BY: CUSTOM BILT METALSB: RATED UL-580 CLASS 90
C: TABLE 1 TILE WEIGHT - psfD: UNDERLAYMENTE: PLYWOOD SHEETING MATERIAL GLUED AND SCREWED .THICKNESS PER STRUCTURAL ENGINEER
2. TYPICAL FLOOR / CEILING ASSEMBLY
A: FLOOR FINISH : SEE PLANB: GYPCRETEC: SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWEDTHICKNESS PER STRUCTURAL ENGINEERD: FLOOR JOISTS PER STRUCTURAL ENGINEERE: 2x WOOD FURRING (WHERE OCCURS).F: 5/8" GYPSUM WALLBOARD ( TYPE "X" WHERE REQUIRED)
3. TYPICAL DECK / CEILING ASSEMBLY
A: STONE PAVERS OVER FULL MORTAR BEDB: SLOPED EPS DECK SYSTEMC: ELASTOMERIC SHEET WATERPROOFINGD: SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWEDTHICKNESS PER STRUCTURAL ENGINEERE: DECK JOIST PER STRUCTURAL ENGINEER
4. TYPICAL EXTERIOR WALL ASSEMBLY
A: HARDBOARD SIDING BY "JAMES HARDIE" OR EQUALB: BRICK VENEER WHERE OCCURSC: WIRE LATH OVER MIN. 2 LAYERS GRADE "D" BUILDINGPAPERD: PLYWOOD SHEATHING OR SHEAR PANELS WHEREINDICATED ON STRUCTURAL PLANSE: 2x WALL FRAMING WITH INSULATION PER TITLE 24CALCULATIONSF: 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)
5. TYPICAL INTERIOR WALL ASSEMBLY
A: 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)EACH SIDEB: 2x WOOD FRAMING PER STRUCTURAL PLANS
6. TYPICAL STAIR ASSEMBLY
A: CONTINUOUS HANDRAIL SECURELY FASTENED TO WALL AT36" MAXIMUM AND 34" MINIMUM ABOVE TREAD AT NOSINGB: FINISH MATERIAL PER PLANC: 5/8" THICK RISERSD: 1 1/8" THICK TREADSE: MINIMUM (3) 2 x 12 STRINGERS AT STRAIGHT RUNF: (1) 2 x 8 AT FRONT AND BACK OF TREADS AT RADIAL RUNG: 2 x 8 JOISTS AT 16" O.C. MINIMUM AT LANDING. REFER TOSTRUCTURAL DRAWINGSH: POSITIVE CONNECTION TO FLOOR. REFER TO STRUCTURALPLANS FOR CONNECTION.I: 5/8" GYPSUM BOARD (TYPE "X" WHERE REQUIRED) ATWALLS AND CEILINGS OF ALL USABLE AREA UNDER STAIR
SYMBOLX
7A CONCRETE SLAB. SEE STRUCTURAL DWGS.
7B GARAGE CONCRETE SLAB
7C CONCRETE STEM WALL
7D CONCRETE CAISSON
8 2x WOOD FRAMING
9 WOOD I-JOISTS. SEE STRUCTURAL DWGS
10 WOOD CONVENTIONAL FRAMED ROOF. SEESTRUCTURAL DRAWINGS.
11 2x CEILING JOIST
12 PLYWOOD ROOF SHEATHING. SEE STRUCT. DWGS.RADIANT BARRIER TO BE INSTALLED PERTITLE 24, REFER TO SHEET T-24.MM FORINSTALLATION METHODS
13 2 x T&G FLOOR SHEATHING
14 STEEL BEAMS WRAPPED IN WOOD
15 EXPOSED RAFTER TAIL
16 INSULATION, SEE TITLE 24
17 RIGID INSULATION
18 COPPER GUTTER / DOWNSPOUT
19 WOOD GUARDRAIL DETAILINGWITH HORIZONTAL STAINLESS STEELCABLE RAILING - PER DETAIL 12 / D4.2
20 GLASS GUARDRAIL
21 WOOD SIDING
22 WOOD CEILING / SOFFIT /FALSE CEILING BEAMS REFER TOREFLECTED CEILING PLANS
23 DRYWALL CEILING / SOFFITREFER TO REFLECTEDCEILING PLANS TYPICAL
24 WOOD DOORS & WINDOWS
25 LOUVERED BREAKAWAY WALL
REFER TO T-24 SHEETS FOR CF1R FORMS AND COMPLIANCE INFORMATION
INSULATION SCHEDULE
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.32 U-factor, 0.23 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.23 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-30 (2x4) plus R-15 (2x4) below roof deckRoof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HVAC - HEAT PUMPHeating: 10.5 HSPFCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV.ZVRXWKHDVWIDFLQJWLOWBattery Storag: 5kWh; 95% charging/discharging
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.35 U-factor, 0.25 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)
No attic-Roof: R-30 (2x10)Roof attic: R-38 (2x4)Roof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HVAC - HEAT PUMPHeating: 9.5 HSPFCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV.ZVRXWKHDVWIDFLQJWLOWBattery Storage: 5kWh; 95% charging/discharging
Unit "A"Unit "B"
NOTE: BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIALNOTE: BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
NOTE: BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
61
8'-
1
"
T.O.Sheathing
EL.36.40
8'-
1
1
"
T.O.SlabEL. 17.25
T.Pl.EL. 35.32
T.Pl.EL. 26.16
T.O. Shtg.
EL. 27.24
B.O.SlabEL. 16.00
B.O.Hdr.EL. 43.46
7'-
0
34"
T.Pl.EL. 44.02
7'-
7
12"
Living
Master
Suite
Setback
3'-0"3'-0"
Setback
29
'
-
0
"
2'-0"
24
'
-
0
"
T.O.Slab
EL. 17.25
2'-
0
"
1
3
2
2
4
16
16
16
4
6"
3'-
0
34"
24
'
-
0
"
Sloped Roof RidgeMaximum Height 29'-0"
EL.46.25
Flat RoofMaximum Height 24'-0"
EL.41.25
R-21
R-30
R-21
USE "HANDI FOAM" CLOSE CELL AT UNVENTED RAFTER BAYSAND DECK JOIST (TO BE INSTALLED BY A CERT. ICP ADHESIVESEALANTS INC.) R-30 INSULATION (6R VALUE PER INCH 5 INCHMINIMUM EQUALS R-30) FILL ALL RAFTER BAYS AND JOISTCAVITIES CAVITIES COMPLETELY TO MEET FLAME SPREAD
INDEX REQUIRED. TYPICAL AT VOLUME CEILING AND DECK JOISTS.
Office
Ba 4Bedroom 3
Entry
B.O.Hdr.
EL. 43.46
T.Pl.EL. 26.16
8'-1
1
"
7'-
0
34"
T.O.SlabEL. 17.25
8'-
1
"
7'-7
12"
T.O.
SheathingEL.36.40
B.O.SlabEL. 16.00
T.Pl.EL. 35.32
Porch
T.Pl.EL. 44.02
T.O. Shtg.EL. 27.24
17.25 T.O.
Landing
8'-
0
34"Kitchen
312
3'-0"
T.O.Slab
EL. 17.25
29
'
-
0
"
3'-0"
SetbackSetback
13.06 FS
1 1216
42
7A
2
11
8 16
3
3'-
0
34"
6"
Sloped Roof Ridge
Maximum Height 29'-0"EL.46.25
Flat RoofMaximum Height 24'-0"
EL.41.25
Pro
p
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L
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Pro
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L
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16
16
R-21
R-30
R-21
R-30
13.18 TC 13.10 TC 13.02 FS
BUILDING
SECTIONS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A4.2
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-ELEV
O:\
2
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22012
Lot 4, Block 39
Bld
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D
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C
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
Section "D"SCALE: 1/4" = 1'-0"
Section "F"SCALE: 1/4" = 1'-0"
1. REFER TO STRUCTURAL ENGINEER DRAWINGS.
2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERINGDRAWINGS PREPARED BY OTHERS FOR DETAILED
INFORMATION.
3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB FLOOR SHEATHING MATERIAL.
SECTION NOTES
SECTION KEY NOTES
1. TYPICAL ROOF ASSEMBLY:
A: STANDING SEAM METAL ROOF BY: CUSTOM BILT METALSB: RATED UL-580 CLASS 90
C: TABLE 1 TILE WEIGHT - psfD: UNDERLAYMENTE: PLYWOOD SHEETING MATERIAL GLUED AND SCREWED .THICKNESS PER STRUCTURAL ENGINEER
2. TYPICAL FLOOR / CEILING ASSEMBLY
A: FLOOR FINISH : SEE PLANB: GYPCRETEC: SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWEDTHICKNESS PER STRUCTURAL ENGINEERD: FLOOR JOISTS PER STRUCTURAL ENGINEERE: 2x WOOD FURRING (WHERE OCCURS).F: 5/8" GYPSUM WALLBOARD ( TYPE "X" WHERE REQUIRED)
3. TYPICAL DECK / CEILING ASSEMBLY
A: STONE PAVERS OVER FULL MORTAR BEDB: SLOPED EPS DECK SYSTEMC: ELASTOMERIC SHEET WATERPROOFINGD: SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWEDTHICKNESS PER STRUCTURAL ENGINEERE: DECK JOIST PER STRUCTURAL ENGINEER
4. TYPICAL EXTERIOR WALL ASSEMBLY
A: HARDBOARD SIDING BY "JAMES HARDIE" OR EQUALB: BRICK VENEER WHERE OCCURSC: WIRE LATH OVER MIN. 2 LAYERS GRADE "D" BUILDINGPAPERD: PLYWOOD SHEATHING OR SHEAR PANELS WHEREINDICATED ON STRUCTURAL PLANSE: 2x WALL FRAMING WITH INSULATION PER TITLE 24CALCULATIONSF: 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)
5. TYPICAL INTERIOR WALL ASSEMBLY
A: 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)EACH SIDEB: 2x WOOD FRAMING PER STRUCTURAL PLANS
6. TYPICAL STAIR ASSEMBLY
A: CONTINUOUS HANDRAIL SECURELY FASTENED TO WALL AT36" MAXIMUM AND 34" MINIMUM ABOVE TREAD AT NOSINGB: FINISH MATERIAL PER PLANC: 5/8" THICK RISERSD: 1 1/8" THICK TREADSE: MINIMUM (3) 2 x 12 STRINGERS AT STRAIGHT RUNF: (1) 2 x 8 AT FRONT AND BACK OF TREADS AT RADIAL RUNG: 2 x 8 JOISTS AT 16" O.C. MINIMUM AT LANDING. REFER TOSTRUCTURAL DRAWINGSH: POSITIVE CONNECTION TO FLOOR. REFER TO STRUCTURALPLANS FOR CONNECTION.I: 5/8" GYPSUM BOARD (TYPE "X" WHERE REQUIRED) ATWALLS AND CEILINGS OF ALL USABLE AREA UNDER STAIR
SYMBOLX
7A CONCRETE SLAB. SEE STRUCTURAL DWGS.
7B GARAGE CONCRETE SLAB
7C CONCRETE STEM WALL
7D CONCRETE CAISSON
8 2x WOOD FRAMING
9 WOOD I-JOISTS. SEE STRUCTURAL DWGS
10 WOOD CONVENTIONAL FRAMED ROOF. SEESTRUCTURAL DRAWINGS.
11 2x CEILING JOIST
12 PLYWOOD ROOF SHEATHING. SEE STRUCT. DWGS.RADIANT BARRIER TO BE INSTALLED PERTITLE 24, REFER TO SHEET T-24.MM FORINSTALLATION METHODS
13 2 x T&G FLOOR SHEATHING
14 STEEL BEAMS WRAPPED IN WOOD
15 EXPOSED RAFTER TAIL
16 INSULATION, SEE TITLE 24
17 RIGID INSULATION
18 COPPER GUTTER / DOWNSPOUT
19 WOOD GUARDRAIL DETAILINGWITH HORIZONTAL STAINLESS STEELCABLE RAILING - PER DETAIL 12 / D4.2
20 GLASS GUARDRAIL
21 WOOD SIDING
22 WOOD CEILING / SOFFIT /FALSE CEILING BEAMS REFER TOREFLECTED CEILING PLANS
23 DRYWALL CEILING / SOFFITREFER TO REFLECTEDCEILING PLANS TYPICAL
24 WOOD DOORS & WINDOWS
25 LOUVERED BREAKAWAY WALL
REFER TO T-24 SHEETS FOR CF1R FORMS AND COMPLIANCE INFORMATION
INSULATION SCHEDULE
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.32 U-factor, 0.23 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.23 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-30 (2x4) plus R-15 (2x4) below roof deckRoof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HVAC - HEAT PUMPHeating: 10.5 HSPFCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV.ZVRXWKHDVWIDFLQJWLOWBattery Storag: 5kWh; 95% charging/discharging
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.35 U-factor, 0.25 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-38 (2x4)Roof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HVAC - HEAT PUMPHeating: 9.5 HSPFCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV.ZVRXWKHDVWIDFLQJWLOWBattery Storage: 5kWh; 95% charging/discharging
Unit "A"Unit "B"
NOTE: BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
NOTE: BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
62
T.O.Shtg.EL. 20.01
T.Pl.EL. 44.02
H.P. of GarageEL. 12.07
T.O.Sheathing
EL.36.40
8'-1
"
8'-
1
1
"
T.Pl.
EL. 35.32
T.O.Slab
EL. 17.25
T.O. Shtg.EL. 27.24
B.O.Slab
EL. 16.00
T.Pl.
EL. 26.16
7'-0
34"
B.O.Hdr.EL. 43.46
7'-
7
12"
T.Pl.EL. 18.93
T.Pl.
EL. 28.01
6'-
1
0
12"
8'-
0
"
1'-1
"
7'-7
18"
T.O.Shtg.EL. 28.90
1'-0
58"
10
34"
3'-
8
"
T.O.RailingEL. 41.25
T.O.Shtg.EL. 37.54
Master
Closet
Master
Suite Bath 2
Attic
Roof Deck
8'-0
34"
Two-Story
Living
Dine
Carport
Garage
StorageBath 4Open
Air
Open
Air
Kitchen
B.O.Hdr.EL. 27.07
7'-0
34"
7'-
0
34"
7'-0
34"
B.O.Hdr.EL. 34.30
B.O.Hdr.
EL. 34.30
2'-0"3'-0"
5'-0"
2nd Front Setback
29'
-
0
"
20
3
3
20
2
20
6E
1 10
3
4
192
25
7B
7D
8
7A
7D 25
16
1616
6E
6C
6D
7'-0
34"
6"
3'-0
34"
8'-0
34"
T.Pl.EL. 36.49
6"
6"
3'-
0
34"
3'-0
34"
6D
6C 3'-
8
"
3'-
8
"Spa byOthers
3'-
0
34"
Pro
p
e
r
t
y
L
i
n
e
24
'
-
0
"
Sloped Roof RidgeMaximum Height 29'-0"
EL.46.25
Flat RoofMaximum Height 24'-0"
EL.41.25
Pro
p
e
r
t
y
L
i
n
e
16
R-21
R-21
R-30
R-30 R-30
16
16
R-3016
R-21
6"
61516
"
USE "HANDI FOAM" CLOSE CELL AT UNVENTED RAFTER BAYSAND DECK JOIST (TO BE INSTALLED BY A CERT. ICP ADHESIVESEALANTS INC.) R-30 INSULATION (6R VALUE PER INCH 5 INCHMINIMUM EQUALS R-30) FILL ALL RAFTER BAYS AND JOISTCAVITIES CAVITIES COMPLETELY TO MEET FLAME SPREAD
INDEX REQUIRED. TYPICAL AT VOLUME CEILING AND DECK JOISTS.
USE "HANDI FOAM" CLOSE CELL AT UNVENTED RAFTER BAYSAND DECK JOIST (TO BE INSTALLED BY A CERT. ICP ADHESIVESEALANTS INC.) R-30 INSULATION (6R VALUE PER INCH 5 INCHMINIMUM EQUALS R-30) FILL ALL RAFTER BAYS AND JOISTCAVITIES CAVITIES COMPLETELY TO MEET FLAME SPREAD
INDEX REQUIRED. TYPICAL AT VOLUME CEILING AND DECK JOISTS.
6'-
1
0
38"
19'-0" Minimum interiorclear dimension7'-
0
"
C
l
e
a
r
4'-0"
7'-
0
"
M
i
n
i
m
u
m
i
n
t
e
r
i
o
r
cle
a
r
d
i
m
e
n
s
i
o
n
T.O.Sheathing
EL.36.40
8'-1
"
T.O.SlabEL. 17.25
T.Pl.
EL. 26.16
8'-
1
1
"
B.O.SlabEL. 16.00
T.O. Shtg.EL. 27.24
T.Pl.EL. 35.32
7'-
0
34"
7'-
7
12"
T.Pl.EL. 44.02
B.O.Hdr.EL. 43.46
T.Pl.EL. 18.93
T.O.Shtg.EL. 20.01
H.P.of Garage
EL. 12.07
3'-
8
"
6'-
1
0
12"
T.Pl.
EL. 28.01
8'-
0
"
7'-
7
18"
10
34"
1'-
1
"
T.O.RailingEL. 41.25
T.O.Shtg.EL. 28.90
T.Pl.EL. 36.49
Master
Bath
Roof Deck Hall
Bedroom 2Master
Suite
Office
Roof Deck
Kitchen
Bedroom 3
Master
BathMaster
Suite
Garage
Carport
Two-Story
Living
B.O.Hdr.
EL. 27.07
7'-0
34"
7'-
0
34"
7'-0
34"
Building Setback
Dine
Kitchen
2'-0"3'-0"
5'-0"15'-0"
2nd Front Setback
29
'
-
0
"
7D
7D
20
20
20
7A
6A
6D
1
2
4
2
8
4
2
25
6G
6A
6E
25
7A
3
16
16
16
6A
10
7'-
0
34"
6"
3'-
0
34"
T.O.Shtg.EL.37.54
3'-
0
34"
6"
6"
3'-
0
34"3'-
8
"
Flat RoofMaximum Height 24'-0"
EL.41.25
24
'
-
0
"
Sloped Roof RidgeMaximum Height 29'-0"
EL.46.25
Pro
p
e
r
t
y
L
i
n
e
Pro
p
e
r
t
y
L
i
n
e
R-30
16
R-30
16
R-21
16
R-30
R-15
R-38
16
R-15
1R-30
16
R-30
1 10
Spa by
Others
USE "HANDI FOAM" CLOSE CELL AT UNVENTED RAFTER BAYS
AND DECK JOIST (TO BE INSTALLED BY A CERT. ICP ADHESIVESEALANTS INC.) R-30 INSULATION (6R VALUE PER INCH 5 INCH
MINIMUM EQUALS R-30) FILL ALL RAFTER BAYS AND JOISTCAVITIES CAVITIES COMPLETELY TO MEET FLAME SPREADINDEX REQUIRED. TYPICAL AT VOLUME CEILING AND DECK JOISTS.
USE "HANDI FOAM" CLOSE CELL AT UNVENTED RAFTER BAYSAND DECK JOIST (TO BE INSTALLED BY A CERT. ICP ADHESIVESEALANTS INC.) R-30 INSULATION (6R VALUE PER INCH 5 INCH
MINIMUM EQUALS R-30) FILL ALL RAFTER BAYS AND JOISTCAVITIES CAVITIES COMPLETELY TO MEET FLAME SPREAD
INDEX REQUIRED. TYPICAL AT VOLUME CEILING AND DECKJOISTS.
19'-0" Minimum interiorclear dimension7'-
0
"
C
l
e
a
r
7'-
0
"
M
i
n
i
m
u
m
i
n
t
e
r
i
o
r
cle
a
r
d
i
m
e
n
s
i
o
n
4'-0"
6'-
1
0
38"
Section "G"SCALE: 1/4" = 1'-0"
BUILDING
SECTIONS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A4.3
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-ELEV
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Lot 4, Block 39
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
Section "F"SCALE: 1/4" = 1'-0"
1. REFER TO STRUCTURAL ENGINEER DRAWINGS.
2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERINGDRAWINGS PREPARED BY OTHERS FOR DETAILED
INFORMATION.
3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB FLOOR SHEATHING MATERIAL.
SECTION NOTES
SECTION KEY NOTES
1. TYPICAL ROOF ASSEMBLY:
A: STANDING SEAM METAL ROOF BY: CUSTOM BILT METALSB: RATED UL-580 CLASS 90
C: TABLE 1 TILE WEIGHT - psfD: UNDERLAYMENTE: PLYWOOD SHEETING MATERIAL GLUED AND SCREWED .THICKNESS PER STRUCTURAL ENGINEER
2. TYPICAL FLOOR / CEILING ASSEMBLY
A: FLOOR FINISH : SEE PLANB: GYPCRETEC: SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWEDTHICKNESS PER STRUCTURAL ENGINEERD: FLOOR JOISTS PER STRUCTURAL ENGINEERE: 2x WOOD FURRING (WHERE OCCURS).F: 5/8" GYPSUM WALLBOARD ( TYPE "X" WHERE REQUIRED)
3. TYPICAL DECK / CEILING ASSEMBLY
A: STONE PAVERS OVER FULL MORTAR BEDB: SLOPED EPS DECK SYSTEMC: ELASTOMERIC SHEET WATERPROOFINGD: SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWEDTHICKNESS PER STRUCTURAL ENGINEERE: DECK JOIST PER STRUCTURAL ENGINEER
4. TYPICAL EXTERIOR WALL ASSEMBLY
A: HARDBOARD SIDING BY "JAMES HARDIE" OR EQUALB: BRICK VENEER WHERE OCCURSC: WIRE LATH OVER MIN. 2 LAYERS GRADE "D" BUILDINGPAPERD: PLYWOOD SHEATHING OR SHEAR PANELS WHEREINDICATED ON STRUCTURAL PLANSE: 2x WALL FRAMING WITH INSULATION PER TITLE 24CALCULATIONSF: 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)
5. TYPICAL INTERIOR WALL ASSEMBLY
A: 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)EACH SIDEB: 2x WOOD FRAMING PER STRUCTURAL PLANS
6. TYPICAL STAIR ASSEMBLY
A: CONTINUOUS HANDRAIL SECURELY FASTENED TO WALL AT36" MAXIMUM AND 34" MINIMUM ABOVE TREAD AT NOSINGB: FINISH MATERIAL PER PLANC: 5/8" THICK RISERSD: 1 1/8" THICK TREADSE: MINIMUM (3) 2 x 12 STRINGERS AT STRAIGHT RUNF: (1) 2 x 8 AT FRONT AND BACK OF TREADS AT RADIAL RUNG: 2 x 8 JOISTS AT 16" O.C. MINIMUM AT LANDING. REFER TOSTRUCTURAL DRAWINGSH: POSITIVE CONNECTION TO FLOOR. REFER TO STRUCTURALPLANS FOR CONNECTION.I: 5/8" GYPSUM BOARD (TYPE "X" WHERE REQUIRED) ATWALLS AND CEILINGS OF ALL USABLE AREA UNDER STAIR
SYMBOLX
7A CONCRETE SLAB. SEE STRUCTURAL DWGS.
7B GARAGE CONCRETE SLAB
7C CONCRETE STEM WALL
7D CONCRETE CAISSON
8 2x WOOD FRAMING
9 WOOD I-JOISTS. SEE STRUCTURAL DWGS
10 WOOD CONVENTIONAL FRAMED ROOF. SEESTRUCTURAL DRAWINGS.
11 2x CEILING JOIST
12 PLYWOOD ROOF SHEATHING. SEE STRUCT. DWGS.RADIANT BARRIER TO BE INSTALLED PERTITLE 24, REFER TO SHEET T-24.MM FORINSTALLATION METHODS
13 2 x T&G FLOOR SHEATHING
14 STEEL BEAMS WRAPPED IN WOOD
15 EXPOSED RAFTER TAIL
16 INSULATION, SEE TITLE 24
17 RIGID INSULATION
18 COPPER GUTTER / DOWNSPOUT
19 WOOD GUARDRAIL DETAILINGWITH HORIZONTAL STAINLESS STEELCABLE RAILING - PER DETAIL 12 / D4.2
20 GLASS GUARDRAIL
21 WOOD SIDING
22 WOOD CEILING / SOFFIT /FALSE CEILING BEAMS REFER TOREFLECTED CEILING PLANS
23 DRYWALL CEILING / SOFFITREFER TO REFLECTEDCEILING PLANS TYPICAL
24 WOOD DOORS & WINDOWS
25 LOUVERED BREAKAWAY WALL
REFER TO T-24 SHEETS FOR CF1R FORMS AND COMPLIANCE INFORMATION
INSULATION SCHEDULE
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.32 U-factor, 0.23 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.23 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-30 (2x4) plus R-15 (2x4) below roof deckRoof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HVAC - HEAT PUMPHeating: 10.5 HSPFCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV.ZVRXWKHDVWIDFLQJWLOWBattery Storag: 5kWh; 95% charging/discharging
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.35 U-factor, 0.25 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-38 (2x4)Roof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HVAC - HEAT PUMPHeating: 9.5 HSPFCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV.ZVRXWKHDVWIDFLQJWLOWBattery Storage: 5kWh; 95% charging/discharging
Unit "A"Unit "B"
NOTE: BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
NOTE: BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
63
8'-1
"
T.O.Shtg.EL. 27.24
T.O.Sheathing
EL.36.40
8'-
1
1
"
T.Pl.
EL. 35.32
T.O.SlabEL. 17.25
T.Pl.
EL. 26.16
B.O.SlabEL. 16.00
7'-0
34"
B.O.Hdr.EL. 43.46
7'-
7
12"
T.Pl.EL. 44.02
3'-0"
Setback
3'-0"
Setback
29'
-
0
"
2'-0
"
T.O.Slab
EL. 17.25
24
'
-
0
"
2'-0"
FS
18
114
312
5
13
14
9
6
14
7
6
9
17
6"
3'-
0
34"
3'-
0
34"
13
6"
3'-0
34"
13
6"
Flat RoofMaximum Height 24'-0"
EL.41.25
Sloped Roof RidgeMaximum Height 29'-0"
EL.46.25
24
'
-
0
"
21
Pro
p
e
r
t
y
L
i
n
e
Pro
p
e
r
t
y
L
i
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e
T.O.
SheathingEL.36.40
1034"
8'-
1
"
T.O.Slab
EL. 17.25
T.Pl.EL. 35.32
T.Pl.EL. 26.16
8'-1
1
"
T.O. Shtg.EL. 27.24
B.O.SlabEL. 16.00
7'-
0
34"
T.Pl.EL. 44.02
B.O.Hdr.
EL. 43.46
7'-7
12"
T.Pl.
EL. 18.93
H.P. of GarageEL. 12.07
T.O.Shtg.
EL. 20.01
7'-7
18"
1'-
0
58"
6'-1
0
12"
T.O.Shtg.EL. 28.90
8'-0
"
3'-
8
"
1'-1
"
T.Pl.EL. 28.01
T.O.Shtg.
EL. 37.54
T.O.Railing
EL. 41.25
7'-
0
34"
B.O.Hdr.EL. 27.07
7'-
0
34"
8'-
0
34"
24' Above
T.O. Slab
29
'
-
0
"
5'-0"
2'-0"3'-0"
2nd Front Setback
15'-0"
Building Setback
2'-
0
"
4'-0"
7'-
0
34"
7'-
0
34"
7'-
0
34"
7'-
0
34"
7'-
0
34"
7'-
1
18"
1
7
13
13
13
2 1
914
14
14
18
6
9
14
20
8
2
65
6
14
9
3 12
6"
3'-0
34"
6"
3'-
0
34"
3'-6
34"
18
7'-
0
34"
8'-
0
34"
3'-6
"
3'-
0
"
1
T.O.Shtg.EL. 36.49
15'-0"
Building Setback
24'
-
0
"
Sloped Roof Ridge
Maximum Height 29'-0"EL.46.25
Flat RoofMaximum Height 24'-0"EL.41.25
Pro
p
e
r
t
y
L
i
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e
Pro
p
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r
t
y
L
i
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e
4"
12
Right Side Elevation SCALE: 1/4" = 1'-0"
BUILDING
ELEVATIONS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A5.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-ELEV
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22012
Lot 4, Block 39
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
Front Elevation SCALE: 1/4" = 1'-0"
ELEVATION NOTES
ROOFING MATERIAL:
ELEVATION KEY NOTES
GUTTERS /DOWNSPOUTS:5" DIAMETER HALF ROUND COPPER GUTTERS ANDDOWNSPOUTS - ALL COPPER TO BE DARK BROWN
IN COLOR
BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D"PAPER OVER ALL WOOD BASED SHEATHING AND
UNDER ALL GROUT BASED MASONRY VENEERS.
VAPOR BARRIER:PROVIDE VAPOR BARRIER AROUND ALL WALLPENETRATIONS INCLUDING DOORS AND WINDOWSPER DETAILS
CHIMNEYTERMINATION:CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANYPORTION OF THE BUILDING WITH IN 10'-0", BUT SHALL NOT
BE LESS THAN 3' ABOVE THE HIGHEST POINT WHERETHE CHIMNEY PASSES THROUGH THE ROOF.
WOOD SIDING:HARDBOARD SIDING BY "JAMES HARDIE"PAINTED. REFER TO COLOR SCHEME
WOOD TRIM:2x WOOD TRIMPAINTED. REFER TO COLOR SCHEME
1 STANDING SEAM METAL ROOF
5
9
3
1 x 9 VERTICAL WOOD SIDING WITH
WOOD DOORS & WINDOWS COLOR - PAINTED REFER TO COLOR SCHEME
EXPOSED WOOD BEAM / CORBELCOLOR - PAINTED 10 GARAGE DOOR :COLOR - PAINTED
3/8" STRAIGHT GROVE
6
REFER TO COLOR SCHEME
COLOR - PAINTED
4
7 CHIMNEY CAP - COPPERCOLOR - NATURAL AGED
8 WOOD ENTRY DOORCOLOR - PAINTED
2 EXPOSED WOOD RAFTER TAILS COLOR - PAINTED
11
12
WOOD GATE :
OPEN METAL GUARDRAIL ANDHANDRAIL DETAILING
COLOR - PAINTEDREFER TO COLOR SCHEME
18
1 x 9 HORIZONTAL WOOD SIDINGWITH 3/8" STRAIGHT GROVECOLOR - PAINTED
15 GUTTERS / DOWNSPOUT
14 WOOD DETAILINGCOLOR - STAIN
DIRECT VENT TERMINATION CAPREFER TO MANUFACTURER SPECIFICATIONS
17
WOOD SOFFIT DETAILINGCOLOR - STAIN16
HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROMSTREET (MINIMUM 4" HIGH x 1" WIDE) CRC R31919
STANDING SEAM PANEL ROOFBY:"CUSTOM-BILT METALS"
CB-2000 2" PREFINISHED ALUMINUMRATED UL-580 CLASS 90TESTED ASTM E-1592, E-1680 & E-1646
REFER TO COLOR SCHEME
EXPOSED WOOD BOXED COLUMNCOLOR - PAINTED
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
13 GLASS GUARDRAIL DETAILING
LOUVERED BREAKAWAY WALL SHALL COMPLY WITH:20 ASCE 24 Sections 4.6.1 & 4.6.2ASCE 7 Section 5.3.3
EXTERIOR LIGHT FIXTURE
21
BRICK VENEER:ADHERED 3/4" - 2" THICK CUT BRICK VENEER
BY WESTLAKE ROYAL STONE OR APPROVEDEQUAL, ICC REPORT No. ESR-1364PAINTED WHITE WITH FLUSH GROUT. VENEER
SHALL NOT EXCEED 15 POUNDS PER SQ. FT.
ADHERED BRICK VENEER
64
T.Pl.
EL. 18.93
HP of GarageEL. 12.07
T.O.Shtg.EL. 20.01
6'-1
0
12"
T.Pl.EL. 28.01
7'-
7
18"
1034"
1'-
0
58"
T.O.Railing
EL. 41.25
T.O.Shtg.EL. 37.54
1'-
1
"
8'-0
"
T.O.Shtg.EL. 28.90
7'-
0
34"
B.O.Hdr.EL. 27.07
3 12
T.O.Slab
EL. 17.25
29
'
-
0
"
3'-0"3'-0"
SetbackSetback
7'-
0
34"
638"
7
1 14
5
12
14 9
6
13
14
14
10
5
Sim.
3'-
8
"
6'-7
58"
T.Pl.EL. 36.49
3'-
6
34"
Sloped Roof RidgeMaximum Height 29'-0"EL.46.25
Flat RoofMaximum Height 24'-0"EL.41.25
24'
-
0
"
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21
8'-
1
"
8'-
1
1
"
T.O. Shtg.
EL. 27.24
B.O.SlabEL. 16.00
T.O.SheathingEL.36.40
T.Pl.EL. 26.16
T.O.SlabEL. 17.25
Sloped Roof Ridge
Maximum Height 29'-0"EL.46.25
T.Pl.EL. 35.32
7'-
0
34"
B.O.Hdr.
EL. 43.46
T.Pl.EL. 44.02
7'-
7
12"
H.P. of Garage
EL. 12.07
T.O.Shtg.
EL. 20.01
T.Pl.EL. 18.93
6'-
1
0
12"
8'-
0
"
10
34"T.Pl.EL. 28.01
T.O.Shtg.
EL. 37.54
7'-
7
18"
3'-
8
"
T.O.Shtg.EL. 28.90
1'-0
58"
T.O.RailingEL. 41.25
T.Pl.EL. 36.49
7'-0
34"
B.O.Hdr.
EL. 27.07
7'-
0
34"
2'-0"3'-0"
5'-0"15'-0"
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Building Setback 2nd Front Setback
29
'
-
0
"
2'-
0
"
24' AboveT.O. Slab
7'-
0
34"
6'-
0
34"
7'-
0
34"
3'-
8
"
6"
3'-
0
34"
1 2
14
1
14
96
20
20
6 14
14
14
13
13
13
8
12
5
14
14
8
3 12
7'-
0
34"
8'-
0
34"
4'-0"
7
6"
3'-
0
34"
3'-
8
"
6'-8
34"
6'-
0
34"
3'-
8
"
3'-6
34"
6"
3'-
0
34"
5'-
1
0
58"
7'-
0
34"
3'-
0
"
4'-0"
4'-6
"
Dryer Ventto outside air
Dryer Exhaust duct
shall terminate noless than 3'-0" from
openings into thebuilding
Dryer Ventto outside air
24
'
-
0
"
Flat RoofMaximum Height 24'-0"
EL.41.25
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13
6'-
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"
M
a
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.
4'-
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M
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.
Left Side Elevation
BUILDING
ELEVATIONS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A5.2
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-ELEV
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
Rear Elevation SCALE: 1/4" = 1'-0"
ELEVATION NOTES
ROOFING MATERIAL:
ELEVATION KEY NOTES
GUTTERS /
DOWNSPOUTS:
5" DIAMETER HALF ROUND COPPER GUTTERS AND
DOWNSPOUTS - ALL COPPER TO BE DARK BROWNIN COLOR
BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D"PAPER OVER ALL WOOD BASED SHEATHING ANDUNDER ALL GROUT BASED MASONRY VENEERS.
VAPOR BARRIER:PROVIDE VAPOR BARRIER AROUND ALL WALL
PENETRATIONS INCLUDING DOORS AND WINDOWSPER DETAILS
CHIMNEYTERMINATION:CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANYPORTION OF THE BUILDING WITH IN 10'-0", BUT SHALL NOTBE LESS THAN 3' ABOVE THE HIGHEST POINT WHERE
THE CHIMNEY PASSES THROUGH THE ROOF.
WOOD SIDING:HARDBOARD SIDING BY "JAMES HARDIE"
PAINTED. REFER TO COLOR SCHEME
WOOD TRIM:2x WOOD TRIMPAINTED. REFER TO COLOR SCHEME
1 STANDING SEAM METAL ROOF
5
9
3
1 x 9 VERTICAL WOOD SIDING WITH
WOOD DOORS & WINDOWS COLOR - PAINTED REFER TO COLOR SCHEME
EXPOSED WOOD BEAM / CORBELCOLOR - PAINTED 10 GARAGE DOOR :COLOR - PAINTED
3/8" STRAIGHT GROVE
6
REFER TO COLOR SCHEME
COLOR - PAINTED
4
7 CHIMNEY CAP - COPPERCOLOR - NATURAL AGED
8 WOOD ENTRY DOORCOLOR - PAINTED
2 EXPOSED WOOD RAFTER TAILS COLOR - PAINTED
11
12
WOOD GATE :
OPEN METAL GUARDRAIL ANDHANDRAIL DETAILING
COLOR - PAINTEDREFER TO COLOR SCHEME
18
1 x 9 HORIZONTAL WOOD SIDINGWITH 3/8" STRAIGHT GROVECOLOR - PAINTED
15 GUTTERS / DOWNSPOUT
14 WOOD DETAILINGCOLOR - STAIN
DIRECT VENT TERMINATION CAPREFER TO MANUFACTURER SPECIFICATIONS
17
WOOD SOFFIT DETAILINGCOLOR - STAIN16
HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROMSTREET (MINIMUM 4" HIGH x 1" WIDE) CRC R31919
STANDING SEAM PANEL ROOFBY:"CUSTOM-BILT METALS"CB-2000 2" PREFINISHED ALUMINUMRATED UL-580 CLASS 90
TESTED ASTM E-1592, E-1680 & E-1646REFER TO COLOR SCHEME
EXPOSED WOOD BOXED COLUMNCOLOR - PAINTED
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
13 GLASS GUARDRAIL DETAILING
LOUVERED BREAKAWAY WALL SHALL COMPLY WITH:20
ASCE 24 Sections 4.6.1 & 4.6.2ASCE 7 Section 5.3.3
EXTERIOR LIGHT FIXTURE
21
BRICK VENEER:ADHERED 3/4" - 2" THICK CUT BRICK VENEERBY WESTLAKE ROYAL STONE OR APPROVED
EQUAL, ICC REPORT No. ESR-1364PAINTED WHITE WITH FLUSH GROUT. VENEERSHALL NOT EXCEED 15 POUNDS PER SQ. FT.ADHERED BRICK VENEER
SCALE: 1/4" = 1'-0"
65
Crawl Space
Garage
HB / withShut Off
Garage DoorOpener
FG
GFI
LED
LED
LED
Connect toPhotocell
GFIWP
SV
PB
S
Connect toLightsabove
Stair treadLights Typ.
GFIWP
Plug forElec. CarVerify location FGUnit B
Unit A
GFIWP
GFIWP
SV
LED
LED
S
CW
Surface
mounted LEDFixture typ.
Connect to
Photocell
GFIWP
GFIWP
Stair tread
Lights Typ.
Stair treadLights Typ.
Connect toPhotocell
LEDLED
LEDLED
LED
LED
Side Yard
Lights Typ.
LEDLED
LED LED
LED
LED LED
HB
Pdr
Dine
Entry
Unit "A"
Kitchen
Deck
Ba 4
pantry
Bed 3
Kit
Family
Provide in Kitchen
local exhaust systemvented to outdoorswith rate = 250 cfm
Two New 225 AMP servicepanels are proposedfor Unit "A" & Unit "B"ground from UFER to gas to coldwater with1/0 AWG
AboveMantelKEY
FG
TV
FG
LED
GFIWP
HB
GFI GFIS
PB
GFI GFI
S
SS
LED
LED LED LED
LED
LED
LED
S D
CW
GFI SSV
GF
I
S
S
LED
SSSD
D
3V
3D
Stair treadLights Typ.
Connect to
Photocell
SSConnect toLightsabove
Connect to
Lights
below
LED
PB
GFIWP
3D3D
GFIWP
SS
PB
3D
SD
CM
SD
CM
SSS
GFI
FL/WP
V S3D
TV
S SD
CM
Connect to
Photocell Stair treadLights Typ.
HB
Stair treadLights Typ.Connect toPhotocell
SV
Stair tread
Lights Typ.
S
3D
Stair tread
Lights Typ.
Connect toLightsabove GFIWP
TV
SS
GFI
GFI
GFI
GFIGFIPB
FG
GFI
GFI
CW
D D
LED
LED
LED
LED
Range outlet shallbe 240V Capable
GFI
Unit "B"LED
HB
S
Switch for
Blinds
LED
LED
GFIWP
LEDLED
Outlet for
Blinds
LED
LED
LED LED
LED
LEDLED
LED
FG
GFIWP
LED
SSD
J-Boxfor Fan
S
GFIWP
SD
HB
S
Outlet belowhandrail forChristmasLights
T
T
J-Boxfor Fan
Sitting Bench Sitting Bench
J-Boxfor Fan
SD
Outlet belowhandrail for
ChristmasLights
GFI
GFI
Provide in Kitchen
local exhaust systemvented to outdoorswith rate = 280 cfm
GFI
Range outlet shall
be 240V Capable
IAQ Fan50 cfm
IAQ Fan30 cfm
Garage Level Electrical Plan SCALE: 1/4" = 1'-0"
GARAGE & MAIN LEVEL
ELECTRICAL
PLAN
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A6.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
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BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
ELECTRICAL LEGEND
FL
KEY F.G.
HB
SD
PB
CM
POWERAPPLIANCE
TV
T
S
S3 S4
SD
SV
MINIMUM WHOLE BUILDING MECHANICAL VENTILATION(THE FOLLOWING INFORMATION AND CALCULATIONS ARE PER ASHRAE 62.2 RESIDENTIAL INDOOR AIR QUALITYAND MECHANICAL VENTILATION REPORT - REFER TO REPORT FOR MORE INFORMATION)
CONTINUOUS VENTILATION CALCULATION: (MIN. AIRFLOW MEASURED @ 0.25" FOR CONTINUOUS OPERATION)(CFA / 100) + 7.5 (# OF BEDROOMS + 1) = VENTILATION RATE (MINIMUM CFM @ 0.25")
CLG
WHOLE BUILDING VENTILATION SYSTEM SUMMARY
ALL LOW-RISE RESIDENTIAL BUILDING ARE REQUIRED TO HAVE A VENTILATION SYSTEM AND SATISFY OTHER REQUIREMENTSTO ACHIEVE ACCEPTABLE INDOOR AIR QUALITY (IAQ). THE ENERGY COMMISSION ADOPTED THE REQUIREMENTS OF ASHRAESTANDARD 62.2-2007, EXCEPT THAT OPENING AND CLOSING WINDOWS (ALTHOUGH PERMITTED BY ASHRAE) IS NOT ANACCEPTABLE OPTION FOR PROVIDING WHOLE-BUILDING VENTILATION IN CALIFORNIA.
THE FOLLOWING BULLET POINTS SUMMARIZE THE KEY REQUIREMENTS FOR MOST RESIDENCE:
1. A WHOLE BUILDING MECHANICAL VENTILATION SYSTEM SHALL BE PROVIDED.
2. KITCHENS AND BATHROOMS SHALL HAVE LOCAL EXHAUST SYSTEMS VENTED TO THE OUTDOORS.
3. CLOTHES DRYERS SHALL BE VENTED TO THE OUTDOORS.
4. VENTILATION AIR SHALL COME FROM OUTDOORS AND SHALL NOT BE TRANSFERRED FROM THE ADJACENT DWELLING UNITS, GARAGES OR CRAWL SPACES.
5. VENTILATION SYSTEM CONTROLS SHALL BE LABELED AND THE HOME OWNER SHALL BE PROVIDED WITH INSTRUCTIONS ON HOW TO OPERATE THE SYSTEM.
6. COMBUSTION APPLIANCES SHALL BE PROPERLY VENTED AND AIR SYSTEMS SHALL BE DESIGNED TO PREVENT BACK DRAFTING.
7. THE WALL AND OPENINGS BETWEEN THE HOUSE AND THE GARAGE SHALL BE SEALED.
8. HABITABLE ROOMS SHALL HAVE WINDOWS WITH A VETILAION AREA OF AT LEAST 4% OF THE FLOOR AREA.
9. MECHANICAL SYSTEMS INCLUDING HEATING AND AIR CONDITIONING SYSTEMS THAT APPLY AIR TO HABITABLE SPACES SHALL HAVE MERV 6 FILTERS OR BETTER.
10. AIR INLET (NOT EXHAUST) SHALL BE LOCATED AWAY FROM KNOWN CONTAMINANTS.
11. AIR MOVING EQUIPMENT USED TO MEET EITHER THE WHOLE BUILDING VENTILATION REQUIREMENTS OR THE LOCAL VENTILATION EXHAUST REQUIREMENT SHALL BE RATED IN TERMS OF AIRFLOW AND SOUND:
A. ALL CONTINUOUSLY OPERATING FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE.B. INTERMITTENTLY OPERATED WHOLE BUILDING VENTILATION FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE.C. INTERMITTENTLY OPERATED LOCAL EXHAUST FANS SHALL BE RATED AT A MAXIMUM OF 3.0 SONE.D. REMOTELY OPERATED AIR-MOVING EQUIPMENT (MOUNTED OUTSIDE OF HABITABLE SPACES) NEED TO MEET SOUND REQUIREMENTS IF THERE IS AT LEAST 4 FEET OF DUCTWORK BETWEEN THE FAN AND THE INTAKE GRILL.
12. A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 100 CFM IS REQUIRED FOR THE KITCHEN RANGE HOOD AND A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 50 CFM IS REQUIRED FOR THE BATH FAN.
ELECTRICAL PLAN NOTES
9. KITCHEN COUNTER CIRCUITS SHALL BE DIVIDEDINTO TWO SEPARATE CIRCUITS. ALL SMALL
APPLIANCE CIRCUIT SHALL BE ON A MIN. 20 AMP.CIRCUIT. REFRIGERATORS CANNOT BE ON EITHEROF THESE CIRCUITS, BUT MAY BE ON CIRCUITSWITH THE RANGE CLOCK AND/OR HOOD.
10. RECESSED FIXTURES - MUST BE RATED FORINSULATION CONTACT (IC-RATED), AIRTIGHT(ASTME283) AND SEALED W/ A GASKET OR CAULK
BETWEEN HOUSE AND CEILING ALL HIGH-EFFICACYAND LOW-EFFICACY MUST BE CONTROLLEDSEPARATELY
11. GFI RECEPTACLES IN GARAGE OR AT PATIO SHALLNOT BE ON KITCHEN COUNTER CIRCUIT.
12. LIGHTS IN CLOTHES CLOSETS TO COMPLY ASFOLLOWS:A. CLOSET LESS THAN 70 SQ. FT. HAVE NOLIGHTING OR CONTROL REQUIREMENTS.B. CLOSET GREAT THAN 70 SQ. FT. EACHAND EVERY PERMANENTLY INSTALLEDLIGHTING FIXTURE MUST COMPLY WITHTHE STANDARDS, BY MEANS OF BEINGHIGH EFFICACY, CONTROLLED BY
MANUAL-ON OCCUPANCY SENOR, ORCONTROLLED BY A DIMMER.
13. FIXTURES USED TO MEET FLUORESCENTREQUIREMENTS SHALL NOT CONTAINMEDIUM-BASED INCANDESCENT LAMP SOCKETS.
14. FIXTURES THAT WEIGH MORE THAN 6 POUNDS OREXCEED 16-INCHES IN ANY DIMENSION SHALL NOTBE SUPPORTED BY THE SCREW SHELL OF A LAMPHOLDER.
15. ALL BATHROOM FANS TO BE 50 CFM'S MINIMUM.PROVIDE A MINIMUM OF FIVE (5) AIR CHANGES PERHOUR.
16. SDG&E APPROVAL IS REQUIRED FOR METERLOCATION PRIOR TO INSTALLATION.
17. RECEPTACLES SHALL BE INSTALLED SO THAT NOPOINT ALONG THE FLOOR LINE IN ANY WALL SPACEIS MORE THAT 6 FEET, MEASURED HORIZONTALLY,FROM AN OUTLET IN THAT SPACE. RECEPTACLEOUTLETS SHALL, INSOFAR AS PRACTICABLE, BESPACED EQUAL DISTANCES APART. (C.B.C. 210-52)
18. MINIMUM OF (1) 20 AMP CIRCUIT FOR BATHROOM(S) OUTLET. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS. THIS CIRCUIT MAY SERVE MORE THAN ONE BATHROOM. CEC 210-11(C)(3).
1. ALL ELECTRICAL WORK SHALL BE INCONFORMANCE WITH LOCALLY ADOPTED
BUILDING CODE AND ADMENDMENTS. ALLELECTRICAL WORK SHALL ALSO CONFORMWITH THE LOCAL BUILDING ENERGYEFFICIENCY STANDARDS.
2. PROVIDE SERVICE PANEL WITH U.F.E.R.GROUND AND BARE COPPER WIRE BONDED TOUNDERGROUND COLD WATER PIPE.
3. PROVIDE RECEPTACLE AND GAS SUPPLY TOFORCED AIR UNIT. PROVIDE A QUICKDISCONNECT AT ALL MECHANICALEQUIPTMENT AND A SERVICE RECEPTACLEWITHIN 25 FEET.
4. PROVIDE APPROVED CEILING MOUNTED SMOKEDETECTORS AS SHOWN ON PLAN WITHPERMANENT WIRING AND BATTERY BACK- UP,LOCATED A MIN. OF 3' IN FRONT OF THEKITCHEN SIDE OF THE RETURN AIR GRILL.PROVIDE AN ADDITIONAL DETECTOR NEAR THETOP OF A VAULTED OR HIGH CEILING, IF THEVAULT IS 24" HIGHER THAN THE HALLWAY TOTHE BEDROOMS. DETECTORS SHALL BEINSTALLED A MINIMUM OF 24" FROM ROOMREGISTERS AND SHALL BE INTERCONNECTED.
5. G.F.C.I. PROTECTION PER CEC 210.8(A) TO ALLALL 120 VOLTS, 15 AND 20 AMP RECEPTACLESINSTALLED IN THE FOLLOWING LOCTIONS:A. BATHROOMSB. GARAGES AND ACCESSORY BUILDINGSC. OUTDOORSD. CRAWL SPACESE. UNFINISHED BASEMENTSF. KITCHENS, WHERE THE RECEPTACLESARE INSTALLED TO SERVE THECOUNTERTOPSG. SINKS, LOCATED IN OTHER THANKITCHENS WHERE RECEPTACLES ARELOCATED WITHIN 6 FEET OF THEOUTSIDE EDGE OF THE SINK. (UTILITY,LAUNDRY, WET BARS, ETC.)
6. PROVIDE SEPARATE CIRCUITS FOR ALLANTICIPATED LOADS AS REQUIRED BY CODEGREATER THAN 20 AMPS.
7. KITCHEN GENERAL LIGHTING - HIGH EFFICACYOR UP TO 50% OF THE TOTAL WATTAGE CANBE LOW EFFICACY ALL HIGH-EFFICACY ANDLOW-EFFICACY MUST BE CONTROLLEDSEPARATELY
8. BATHROOMS - HIGH EFFICACY OR MANUAL-ONOCCUPANCY SENSOR
19. PROVIDE A MINIMUM OF 1-20 AMP LAUNDRY BRANCH CIRCUIT. SUCH CIRCUIT SHALL HAVE
NO OTHER OUTLETS. CEC 210-11(C)(2)
20. PROVIDE A MINIMUM OF 2-20 AMP SMALL APPLIANCE CIRCUITS FOR THE KITCHEN COUNTERTOPS. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS. LOADS SHALL BE BALANCED. CEC 210-11(C)(1)
21. FIELD INSPECTOR TO REVIEW AND APPROVE UNDERGROUND SERVICE REQUIREMENT PRIOR TOCONCRETE PLACEMENT.
22. ALL STAIRS SHALL HAVE AN ILLUMINATIONLEVEL ON TREADS RUNS OF NOT LESSTHAN 1 FOOT CANDLE (11 lux) CBC 1205.4
23. PROVIDE IN KITCHENS LOCAL EXHAUST SYSTEMVENTED TO OUTDOORS WITH RATE = 100 CFM. A MAXIMUM SOUND RATING OF 3 SONEFOR INTERMITTEN OPERATION IS REQUIRED
24. SMOKE DETECTORS ARE NOT TO BE LOCATED INKITCHEN, GARAGE, OR WITHIN 3 FEET FROMDOOR TO KITCHEN OR BATHROOM OR SUPPLY AIR REGISTERS
25. ALL DOORS FROM HOUSE TO POOL YARD MUST BEEQUIPPED WITH ALARM OR PROVIDE AN ALTERNATE DROWNING PREVENTION SAFETY FEATURE PER CBC 3109.4.4.2
26. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH AN EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. A MAXIMUM SOUND RATING OF 3 SONE FORINTERMITTEN OPERATION, BE LISTED AS ENERGYSTATE RATED AND CONTROLLED BY A HUMIDITYCONTROL UNLESS EXEMPTED ELSEWHEREDUCTLESS FANS ARE UNACCEPTABLE CBC 1203.4.2.1, CMC T-4-4.
27. FOR CFM OF EXHAUST FANS AND SONES LEVELSREFER TO MECHANICAL
28. ALL EXHAUST FANS SHALL BE CONTROLLED BY A HUMIDISTAT.
29. AIR MOVING EQUIPMENT MUST MEET REQUIREMENTS FOR SOUND OF 1 SONE FOR CONTINUOUS USE, OR 3 SONE FOR INTERMITTENT USE.
30. THE FOLLOWING SPECIFICATIONS FOR ELECTRICAL DEVICES INSTALLED IN DWELLINGS:
CEC ARTICLE 210 & 406A) RECEPTACLES SHALL BE LISTED AS TAMPER-RESISTANT FOR ALL 15 AND 20 AMPERE RECEPTACLES IN DWELLING UNIT FAMILY, DINING, LIVING, PARLORS, LIBRARIES, DENS, BEDROOMS, SUNROOMS, RECREATION ROOMS, CLOSETS, HALLWAYS, OR SIMILAR ROOMS AND AREAS PER CEC SECTION 406.12B) WEATHER RESISTANT TYPE FOR RECEPTACLES
INSTALLED IN DAMP OR WET LOCATIONS. (OUTSIDE)C) ARC-FAULT CIRCUIT-INTERRUPTER PROTECTION (AFCI) IS REQUIREC FOR ALL 15 AND 20 AMPERE BRANCH CIRCUITS SUPPLYING OUTLETS IN DWELLING UNIT FAMILY, DINING, PARLORS, LIBRARIES, DENS, BEDROOMS, SUNROOMS, RECREATION ROOMS, CLOSETS, HALLWAYS, OR SIMILAR
ROOMS AND AREAS PER CEC SECTION 210.12(A)
31. CLOTHES DRYER MOISTURE EXHAUST DUCTS SHALL TERMINATEOUTSIDE THE BUILDING AND HAVE A BACK-DRAFT DAMPER.EXHAUST DUCT IS LIMITED TO 14' WITH TWO ELBOWS. THISSHALL BE REDUCED 2' FOR EVERY ELBOW IN EXCESS OF TWOOR IN ACCORDANCE WITH THE MANUFACTURER'S INSTALLATION(504.4 CMC)
32. SMOKE DETECTORS AND CARBON MONOXIDE ALARM INACCORDANCE WITH SECTION R315.1 SHALL BE INSTALLED ASFOLLOWS:A. WHERE MORE THAN SMOKE DETECTOR /CARBON MONOXIDE ALARM IS REQUIRED TO BEINSTALLED WITHIN THE DWELLING UNIT ORWITHIN A SLEEPING UNIT THE ALARM SHALL BEINTERCONNECTED IN A MANNER THATACTIVATION OF ONE ALARM SHALL ACTIVATEALL OF THE ALARMS IN THE INDIVIDUAL UNIT.B. SMOKE DETECTORS / CARBON MONOXIDEALARMS SHALL RECEIVE THEIR PRIMARYPOWER FROM THE BUILDING WIRING (HARDWIRED) AND SHALL BE EQUIPPED WITH ABATTERY BACK-UP.
33. LED LUMINAIRES MUST BE CERTIFIED AND QUALIFIED AS HIGH EFFICACY.
34. AT LEAST ONE HIGH EFFICACY LUMINAIRE IN EACH BATHROOM IS REQUIRED. SECTION 150.0(K)
35. HIGH EFFICACY LUMINARIES FOR RESIDENTIAL LIGHTING SHALLCONTAIN ONLY HIGH EFFICACY LAMPS SHALL NOT CONTAIN A MEDIUM SCREW BASE SOCKET (E24/E26). A HIGH EFFICACY LAMP HAS A LAMP EFFICACY THAT IS NO LOWER THAN EFFICACIES CONTAINED IN TABLE 150-C. BALLASTS FOR LAMPS RATED 13 WATTS OR GREATER SHALL BE ELECTRONIC AND SHALLHAVE AN OUTPUT FREQUENCY NO LESS THAN 20 kHz.
36. ALL HIGH EFFICACY LUMINARIES (INCLUDING RECESSED CAN FIXTURES) SHALL CONTAIN PIN BASED SOCKETS UNLESS
ESPECIFICALLY APPROVED BY THE ENERGY COMMISION. [2008 EES 150(k) 1]
37. ALL NEW HVAC EQUIPMENT MUST HAVE AN EFFICIENCY RATING OF EER 13 [2008 EES 112]
38. ALL HEATING SYSTEMS SHALL HAVE AN AUTOMATIC THERMOSTAT WITH A CLOCK MECHANISM WHICH THE BUILDING OCCUPANT CAN
MANUALLY PROGRAM TO AUTOMATICALLY SET BACK THE THERMOSTAT SET POINTS AT LEAST 4 PERIODS WITHIN 24 HOURS [2008 EES 150(i)]
39. ALL POWER AND LIGHTING OUTLETS IN FAMILY ROOM, PARLORS, LIBRARIES, DEN, BEDROOM, SUNROOMS, RECREATION ROOMS, HALLWAYS AND SIMILAR AREAS ARE TO BE PROTECTED BY A "LISTED AFCI BREAKER". KITCHENS, BATHROOMS AND BASEMENTS ARE EXEMPT FROM THIS REQUIREMENT. [CEC 210.12(A)]
40. AT LEAST ONE OUTSIDE WEATHERPROOF 120 VOLT RECEPTACLEOUTLET INSTALLED WITHIN THE PERIMETER OF THE BALCONY, DECKOR PORCH AND LOCATED NOT MORE THAN 6 1/2" FEET ABOVE THEFINISH SURFACE. EXCEPTION: AREAS LESS THE 20 SQUARE FEETARE NOT REQUIRED TO HAVE A RECEPTACLE INSTALLED.CEC 210.52(E) (3)
41. ALL 15- AND 20- AMPERE, 125- AND 250-VOLT NON-LOCKING RECEPTACLES THAT ARE INSTALLED ON THE EXTERIOR OF A DWELLING UNIT AND LOCATED IN DAMP OR WET LOCATIONS, SHALL BE LISTED AS WEATHER-RESISTANT TYPE. [CEC 406.9(A) & (B)]
42. ANY FIXED APPLIANCE SUCH AS DISPOSAL, DISHWASHER, CLOTHES WASHER, DRYER, BUILT-IN HEATER, OR ANY OTHER FIXED APPLIANCE WITH 1/4 H.P. MOTOR OR LARGER, SHALL BE ON A SEPARATE #12 AWG WIRE BRANCH CIRCUIT. EACH DWELLING UNIT SHALL HAVE INSTALLED THEREIN AN INDIVIDUAL DISPOSAL CIRCUIT SUPPLIED WITH MINIMUM #12 AWG WIRE AND A 15 AMP INDICATING-TYPE SWITCH. [ CEC 210.23 & 220]
43. RECESSED LIGHTING INSTALLED IN AN INSULATED CEILING SHALL BE:A. LISTED AS AT/ICB. SEALED AND/OR CONTAIN A GASKETC. RECESSED FIXTURES INSTALLED IN A RATED CEILINGSHALL HAVE A SECONDARY RATED ASSEMBLY EQUALTO THE RATING PENETRATING.
44. OUTDOOR RECEPTACLES SHALL BE LISTED AS WEATHER RESISTANTPER SECTION 406.9(B)(1).
45. DOORS THAT PROVIDE DIRECT ACCESS TO THE SWIMMING POOL SHALL BE PROVIDED WITH AN APPROVED POOL ALARM OR APPROVED BARRIER PER CITY POOL ORDINANCE.
46. ALL NEW CONSTRUCTION, INTERIOR OR EXTERIOR ALTERATIONS,REPAIRS, OR ADDITIONS REQUIRING A PERMIT AND HAVING A
VALUATION IN EXCESS OF $1,000, OR WHEN ONE OR MORE SLEEPINGROOMS ARE ADDED OR CREATED, THE ENTIRE DWELLING SHALLPROVIDED WITH DECTECTORS LOCATED AS REQUIRED FOR A NEWDWELLING. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWINGLOCATIONS:
A. IN EACH SLEEPING ROOMB. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATEVICINITY OF THE BEDROOMSC. ON EACH ADDITIONAL STORY OF THE DWELLING, INCLUDINGBASEMENTS AND HABITABLE ATTICS BUT NOT INCLUDINGCRAWL SPACES AND UNINHABITABLE ATTICS. IN DWELLINGS ORDWELLING UNITS WITH SPLIT LEVELS AND WITHOUT ANINTERVENING DOOR BETWEEN THE ADJACENT LEVELS, ASMOKE ALARM INSTALLED ON THE UPPER LEVEL SHALLSUFFICE FOR THE ADJACENT LOWER LEVEL PROVIDED THATTHE LOWER LEVEL IS LESS THAN ONE FULL STORY BELOWTHE UPPER LEVELD. WHEN MORE THAN ONE SMOKE ALARM IS REQUIRED TO BEINSTALLED WITHIN AN INDIVIDUAL DWELLING UNIT THE ALARMDEVICES SHALL BE INTERCONNECTED IN SUCH A MANNER THATTHE ACTUATION OF ONE ALARM WILL ACTIVATE ALL OF THEALARMS IN THE INDIVIDUAL UNIT.
47. ALL NEW CONSTRUCTION, INTERIOR OR EXTERIOR ALTERATIONS,REPAIRS, OR ADDITIONS REQUIRING A PERMIT AND HAVING AVALUATION IN EXCESS OF $1,000, AN APPROVED CARBON MONOXIDEALARM SHALL BE INSTALLED IN DWELLING UNITS AND IN SLEEPINGUNITS WITHIN WHICH FUEL-BURNING APPLIANCES ARE INSTALLED ANDIN DWELLING UNITS THAT HAVE ATTACHED GARAGES SHALL BEPROVIDED WITH A CARBON MONOXIDE ALARM IN ACCORDANCEWITH SECTION R315.1.
A. CARBON MONOXIDE ALARMS SHALL ONLY BE REQUIRED IN THESPECIFIC DWELLING UNIT OR SLEEPING UNIT FOR WHICHTHE PERMIT WAS OBTAINED. CARBON MONOXIDE ALARMSREQUIRED BE SECTION R315.1 AND R315.2 SHALL BE INSTALLEDIN THE FOLLOWING LOCATIONS:B. OUTSIDE OF EACH SEPARATE DWELLING UNIIT SLEEPING AREAIN THE IMMEDIATE VICINITY OF THE BEDROOM(S)C. ON EVERY LEVEL OF A DWELLING UNIT INCLUDING BASEMENTSD. WHERE MORE THAN ONE CARBON MONOXIDE ALARM ISREQUIRED TO BE INSTALLED WITHIN THE DWELLING UNIT ORWITHIN A SLEEPING UNIT THE ALARM SHALL BE INTERCONNECTEDIN A MANNER THAT ACTIVATION OF ONE ALARM SHALL ACTIVATEALL OF THE ALARMS IN THE INDIVIDUAL UNIT
48. CARBON MONOXIDE ALARMS COMBINED WITH SMOKE ALARMS SHALLCOMPLY WITH BOTH SECTIONS R314 AND SECTION R315, ALL APPLICABLESTANDARDS, AND REQUIREMENTS FOR LISTINGS AND APPROVAL BYTHE OFFICE OF THE STATE FIRE MARSHAL, FOR SMOKE ALARMS
49. UTILITY SERVICE TO BE UNDERGROUND WHEN THE PROPERTY ISDEVELOPED WITH A NEW OR RE-LOCATED MAIN BUILDING ORALTERATIONS EXCEED 50% OF VALUE AND/OR AREA OF THEEXISTING BUILDING
UNIT "A" - MAIN LEVEL VENTILATION RATE (CFM) = 567 / 100 + 7.5 x 0+1) = cfm5.67 + 7.5 = 13.17 cfm
PROVIDED:
UNIT "A" - SECOND LEVEL VENTILATION RATE (CFM) = 590 / 100 + 7.5 x 2+1) = cfm5.90 + 22.5 = 28.40 cfm
UNIT "A" - THIRD LEVEL VENTILATION RATE (CFM) = 262 / 100 + 7.5 x 1+1) = cfm2.62 + 15.0 = 17.62 cfm
UNIT "B" - MAIN LEVEL VENTILATION RATE (CFM) = 580 / 100 + 7.5 x 1+1) = cfm5.80 + 15.0 = 20.80 cfm
THEREFORE, PROVIDE (1) BROAN-NUTONE 30 CFM OR APPROVED EQUAL: 30 CFM @ .025" - 6" DIA. FLEXIBLE METAL DUCT WITHA MAXIMUM LENGTH OF 125' MINUS 15' FOR EACH ELBOW.
PROVIDED:
UNIT "B" - SECOND LEVEL VENTILATION RATE (CFM) = 290 / 100 + 7.5 x 1+1) = cfm2.90 + 15.0 = 17.90 cfm
THEREFORE, PROVIDE (1) BROAN-NUTONE 30 CFM OR APPROVED EQUAL: 30 CFM @ .025" - 6" DIA. FLEXIBLE METAL DUCT WITHA MAXIMUM LENGTH OF 125' MINUS 15' FOR EACH ELBOW.
Unit "A"
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.35 U-factor, 0.25 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10) w/cool roof: ASR: 0.23; TE: 0.82Roof attic: R-38 (2x4) cool roof: ASR: 0.23; TE: 0.82Roof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HERS MEASURESDucts leakage test - ducts in conditioned space (mandatory)Verified air flow (mandatory)Verified SEER (mandatory)Verified HSPF (mandatory)Verified heat pump rated heating capacity (mandatory)Fan watt draw (mandatory)IAQ Exhaust fan testing (mandatory)Kitchen range hood (mandatory)All pipes insulatedRefrigerant charge verificationQII
HVAC - HEAT PUMPHeating: 10.5 HSPCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV3.0 Kw, southeast facing / 14" tiltBattery Storage: 5kWh; 95% charging/dischargingDeferred submittal, and under separate review and permit
Unit "B"
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.35 U-factor, 0.25 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-38 (2x4)Roof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HERS MEASURESDucts leakage test - ducts in conditioned space (mandatory)Verified air flow (mandatory)Verified SEER (mandatory)Verified HSPF (mandatory)Verified heat pump rated heating capacity (mandatory)Fan watt draw (mandatory)IAQ Exhaust fan testing (mandatory)Kitchen range hood (mandatory)All pipes insulatedRefrigerant charge verificationQII
HVAC - HEAT PUMPHeating: 9.5 HSPCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV3.0 Kw, southeast facing / 14" tiltBattery Storage: 5kWh; 95% charging/dischargingDeferred submittal, and under separate review and permit
50. ELECTRICAL RECEPTACLE OUTLETS, SWITCHES AND CONTROLS SHALL BELOCATED NO MORE THAN 48" MEASURED FROM THE TOP OF THE OUTLETBOX AND NOT LESS THAN 15" MEASURED FROM THE BOTTOM OF THEOUTLET BOX ABOVE THE FINISH FLOOR. (CRC R327.1.2)
51. DOORBELL BUTTONS SHALL NOT BE INSTALLED MORE THAN 48" ABOVETHE EXTERIOR FLOOR OR LANDING. (CRC R327.1.4)
52. AUTOMATIC GARAGE DOOR OPENER INSTALLED IN A RESIDENCE MUSTHAVE AN AUTOMATIC REVERSE SAFETY DEVISE AND A BATTERY BACKUP
FUNCTION THAT IS DESIGNED TO OPERATE WHEN ACTIVATED BECAUSEOF AN ELECTRICAL OUTAGE. AUTOMATIC GARAGE DOOR OPENER SHALLBE UL LISTED IN ACCORDANCE WITH UL 325. (CRC R309.4)
53. ALL HOSE BIBS SHALL BE FITTED WITH A NON-REMOVABLE BACK-FLOWDEVICE. (603.5.7)
54. THE MINIMUM EXHAUST RATE FOR THE KITCHEN RANGE SHALL FOLLOWTABLE 150.0-G. BEES 150(o), EXC. 5 TO 150.2(a), & ASHRAE STD. 62.2.
TABLE 150.0-G
HOOD OVERELECTRIC RANGE HOOD OVERNATURAL GAS RANGE
DWELLING UNIT
FLOOR AREA (ft)
>1500 110 cfm 180 cfm
>1000 - 1500 110 cfm 250 cfm
750 - 1000 130 cfm 280 cfm
<750 160 cfm 280 cfm
THEREFORE, PROVIDE (1) BROAN-NUTONE 20 CFM OR APPROVED EQUAL: 50 CFM @ .025" - 6" DIA. FLEXIBLE METAL DUCT WITHA MAXIMUM LENGTH OF 125' MINUS 15' FOR EACH ELBOW.
THEREFORE, PROVIDE (1) BROAN-NUTONE 50 CFM OR APPROVED EQUAL: 50 CFM @ .025" - 6" DIA. FLEXIBLE METAL DUCT WITHA MAXIMUM LENGTH OF 125' MINUS 15' FOR EACH ELBOW.
THEREFORE, PROVIDE (1) BROAN-NUTONE 30 CFM OR APPROVED EQUAL: 50 CFM @ .025" - 6" DIA. FLEXIBLE METAL DUCT WITHA MAXIMUM LENGTH OF 125' MINUS 15' FOR EACH ELBOW.
55. INDOOR LIGHTING CONTROL NOTES (CEnC SECTION 150.0(k)2)
a. ADDS AUTO-OFF CONTROLS FOR LIGHTING IN DRAWERS AND CABINETS.b. UNDER-SHELF, DISPLAY CABINETS, SWITCHED OUTLETS CONTROLLEDSEPARATE FROM CEILING LIGHTING.c. LIGHTING IN HABITABLE SPACES SHALL HAVE ACCESSIBLE WALLMOUNTED DIMMING CONTROLS.
56. FOR NEW CONSTRUCTION, PROVIDE ENERGY STORAGE SYSTEMS READYSHALL MEET THE FOLLOWING: (CEnC SECTION 150.0(s))a. AT LEAST ONE OF THE FOLLOWING SHALL BE PROVIDED:i. ESS-READY INTERCONNECTION EQUIPMENT WITH A MINIMUMBACKED UP CAPACITY OF 60 AMPS AND A MINIMUM OF FOURESS-SUPPLIED BRANCH CIRCUITS.ii. FOUR OR MORE BRANCH CIRCUITS FROM A SINGLE PANELBOARDSUITABLE TO BE SUPPLIED BY THE ESS: AT LEAST ONE CIRCUIT MUSTSUPPLY THE REFRIGERATOR, LIGHTING CIRCUIT NEAR THE PRIMARYEGRESS, AND A SLEEPING ROOM RECEPTACLE OUTLET.b. SUFFICIENT SPACE RESERVED TO ALLOW FUTURE INSTALLATION OF SYSTEMISOLATION EQUIPMENT OR A TRANSFER SWITCH WITHIN 3 FT. OF THE MAINPANELBOARD.
57. NEW CONSTRUCTION SHALL COMPLY WITH THE FOLLOWINGELECTRIC READINESS REQUIREMENTS (CEnC 150.0(t)-(v)):
a. HEAT PUMP SPACE HEATER READY: IF A NATURAL GAS ORPROPANE FURNACE IS INSTALLED (CEnC 150.0(t)):i. INSTALL DEDICATED 240-VOLT, 30 AMP BRANCH CIRCUITWIRING WITHIN 3 FT. FROM THE FURNACE AND ACCESSIBLETO THE FURNACE WITH NO OBSTRUCTIONS.ii. RESERVE SPACE ON THE MAIN ELECTRICAL SERVICE PANELTO ALLOW FOR THE INSTALLATION OF A DOUBLE POLECIRCUIT BREAKERS FOR FUTURE FURNACE INSTALLATION.
b. ELECTRIC COOKTOP READY: IF A GAS OR PROPANE COOKTOPSERVES INDIVIDUAL DWELLING UNITS, ADD THE FOLLOWING:(CEnC 150.0(u))i. INSTALL DEDICATED 240-VOLT, 50 AMP BRANCH CIRCUITWIRING WITHIN 3 FT. FROM THE COOKTOP ANDACCESSIBLE TO THE COOKTOP WITH NO OBSTRUCTIONS.ii. RESERVE SPACE ON THE MAIN ELECTRICAL SERVICEPANEL TO ALLOW FOR THE INSTALLATION OF A DOUBLEPOLE CIRCUIT BREAKER FOR FUTURE COOKTOPINSTALLATION.c. ELECTRIC CLOTHES DRYER READY: IF A CLOTHES DRYERLOCATION HAS GAS OR PROPANE PLUMBING. ADD THEFOLLOWING (CEnC 150.0(v)) :i. INSTALL DEDICATED 240-VOLT 30 AMP BRANCH CIRCUITWIRING WITHIN 3 FT. FROM THE CLOTHES DRYER AND
ACCESSIBLE TO THE CLOTHES DRYER WITH NOOBSTRUCTIONS.ii. RESERVE SPACE ON THE MAIN ELECTRICAL SERVICEPANEL TO ALLOW FOR THE INSTALLATION OF A DOUBLEPOLE CIRCUIT BREAKER FOR FUTURE CLOTHES DRYERINSTALLATION.
TABLE 150.0-H
>1500 < 50
>1000 - 1500 6
750 - 1000 7
< 25
6
6
< 200
7
8
< 250
8
8
< 75
7
7
< 350
9
9
Main Level Electrical Plan SCALE: 1/4" = 1'-0"
66
Master
Suite
Ba 2
Ma
Bath
Bed 2
Wic
Ma
Bedroom open to
below
Ma
Bath
Attic
GFIWP
LED
HB
GF
I
FL/WP
FL/WP
FL/WP
SSSTV
FG
SSSSS
SS
V
3D
3D
GFIWP
SD
CM
SD
CM
A/C
Disconnect
Stair treadLights, connect tophotocell typ.
Stair tread
Lights, connect to
photocell typ.
FGConnect to
Light above
3D
LED
Dryer outlet shall
be 240V capable
and GFI
FG
GF
ISSSV
S
SS
S
S
3D
Connect toFixtureAbove
Connect to
switch
below
Connectto Lightsbelow
Stair treadLights, connect tophotocell typ.
3D
3D
3
D
S
TV
SD
CM
SD
CM
SV
SD
CM
TV
S
SSV
SSSGFI
V
LED
FG
KEY
Unit "A"
Unit "B"
S
GFI
S
J-Boxfor Fan
SS
S
D
J-Boxfor Fan
S D
J-Boxfor Fan SSS3D
3D
S D
Outlet forBlinds
D
Outlet forBlinds
LED
Outlet forBlindsOutlet forBlinds
T
TS
Master outdoorLighting Switch
T
CabinetBelow
Outlet belowhandrail forChristmasLights
GFI
GF
I
Dryer Vent minimum4" dia. smooth, metal
duct to outside air.
GFI GFI
Dryer outlet shall
be 240V capableand GFI
Dryer Vent minimum
4" dia. smooth, metalduct to outside airProvide Maker air grille
above door with a min.
of 100 Sq. In. of make
up air (504.4.1 CMC)
Provide Maker air grille
above door with a min.
of 100 Sq. In. of makeup air (504.4.1 CMC)
IAQ Fan50 cfm
IAQ Fan30 cfm
Attic Access
from below
At Attic Provide:- 110 outlet
- Light w/Switch
Office
Ba 3
Roof Deck A
B
Roof
Deck
HB
WPGFI
WPGFIFG
KEY
3- One (1) GFI outlet4- One (1) Light fixture (with
protective cover over bulb)
with wall switch
5- One (1) Live land base Phoneline with pigtail (10'-0" min.)per code
1- Main Power:
At Elevator Provide 10/3 with
ground (min. 6") pigtail
connection to house 30 Amp
dedicated circuit2- Cab light Power:12/ 2 with ground (min. 6")pigtail connection to house
20 Amp dedicated circuit
GFI
S
WPGFI
SD
CM
SD
CM
PB
LED
FL/WP
S
LED
LED
TV
GFI
SSSV
S
S
A/C
Disconnect
Connect toSwitch Below
Stair treadLights, connect to
photocell typ.
Connect toPhotocell
S
S
Connectto switchbelow
A/C
Disconnect
3D
D
WPGFI
HB
Stair treadLights, connect tophotocell typ.
Unit "A"
CoveredDeck
LEDLED
Connect to
Photocell
T
CeilingOutlet
LED
WPGFI
LED 3
3
WPGFILED
WPGFI
LED
D FG
WPGFI WPGFI WPGFI
WPGFI
Outlet forChristmaslights at eave
Outlet for
Christmaslights at eave
Outlet forChristmaslights
WPGFI
Spa byothers
Built-in
Counter
CeilingOutlet
CeilingOutlet
IAQ Fan50 cfm
WPGFI
At Attic Provide:- 110 outlet- Light w/Switch
Second Level Electrical Plan SCALE: 1/4" = 1'-0"
SECOND & THIRD LEVEL
ELECTRICAL
PLAN
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A6.2
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
ELECTRICAL LEGEND
FL
KEY F.G.
HB
SD
PB
CM
POWERAPPLIANCE
TV
T
S
S3 S4
SD
SV
MINIMUM WHOLE BUILDING MECHANICAL VENTILATION(THE FOLLOWING INFORMATION AND CALCULATIONS ARE PER ASHRAE 62.2 RESIDENTIAL INDOOR AIR QUALITYAND MECHANICAL VENTILATION REPORT - REFER TO REPORT FOR MORE INFORMATION)
CONTINUOUS VENTILATION CALCULATION: (MIN. AIRFLOW MEASURED @ 0.25" FOR CONTINUOUS OPERATION)(CFA / 100) + 7.5 (# OF BEDROOMS + 1) = VENTILATION RATE (MINIMUM CFM @ 0.25")
CLG
WHOLE BUILDING VENTILATION SYSTEM SUMMARY
ALL LOW-RISE RESIDENTIAL BUILDING ARE REQUIRED TO HAVE A VENTILATION SYSTEM AND SATISFY OTHER REQUIREMENTSTO ACHIEVE ACCEPTABLE INDOOR AIR QUALITY (IAQ). THE ENERGY COMMISSION ADOPTED THE REQUIREMENTS OF ASHRAESTANDARD 62.2-2007, EXCEPT THAT OPENING AND CLOSING WINDOWS (ALTHOUGH PERMITTED BY ASHRAE) IS NOT ANACCEPTABLE OPTION FOR PROVIDING WHOLE-BUILDING VENTILATION IN CALIFORNIA.
THE FOLLOWING BULLET POINTS SUMMARIZE THE KEY REQUIREMENTS FOR MOST RESIDENCE:
1. A WHOLE BUILDING MECHANICAL VENTILATION SYSTEM SHALL BE PROVIDED.
2. KITCHENS AND BATHROOMS SHALL HAVE LOCAL EXHAUST SYSTEMS VENTED TO THE OUTDOORS.
3. CLOTHES DRYERS SHALL BE VENTED TO THE OUTDOORS.
4. VENTILATION AIR SHALL COME FROM OUTDOORS AND SHALL NOT BE TRANSFERRED FROM THE ADJACENT DWELLING UNITS, GARAGES OR CRAWL SPACES.
5. VENTILATION SYSTEM CONTROLS SHALL BE LABELED AND THE HOME OWNER SHALL BE PROVIDED WITH INSTRUCTIONS ON HOW TO OPERATE THE SYSTEM.
6. COMBUSTION APPLIANCES SHALL BE PROPERLY VENTED AND AIR SYSTEMS SHALL BE DESIGNED TO PREVENT BACK DRAFTING.
7. THE WALL AND OPENINGS BETWEEN THE HOUSE AND THE GARAGE SHALL BE SEALED.
8. HABITABLE ROOMS SHALL HAVE WINDOWS WITH A VETILAION AREA OF AT LEAST 4% OF THE FLOOR AREA.
9. MECHANICAL SYSTEMS INCLUDING HEATING AND AIR CONDITIONING SYSTEMS THAT APPLY AIR TO HABITABLE SPACES SHALL HAVE MERV 6 FILTERS OR BETTER.
10. AIR INLET (NOT EXHAUST) SHALL BE LOCATED AWAY FROM KNOWN CONTAMINANTS.
11. AIR MOVING EQUIPMENT USED TO MEET EITHER THE WHOLE BUILDING VENTILATION REQUIREMENTS OR THE LOCAL VENTILATION EXHAUST REQUIREMENT SHALL BE RATED IN TERMS OF AIRFLOW AND SOUND:
A. ALL CONTINUOUSLY OPERATING FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE.B. INTERMITTENTLY OPERATED WHOLE BUILDING VENTILATION FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE.C. INTERMITTENTLY OPERATED LOCAL EXHAUST FANS SHALL BE RATED AT A MAXIMUM OF 3.0 SONE.D. REMOTELY OPERATED AIR-MOVING EQUIPMENT (MOUNTED OUTSIDE OF HABITABLE SPACES) NEED TO MEET SOUND REQUIREMENTS IF THERE IS AT LEAST 4 FEET OF DUCTWORK BETWEEN THE FAN AND THE INTAKE GRILL.
12. A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 100 CFM IS REQUIRED FOR THE KITCHEN RANGE HOOD AND A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 50 CFM IS REQUIRED FOR THE BATH FAN.
ELECTRICAL PLAN NOTES
9. KITCHEN COUNTER CIRCUITS SHALL BE DIVIDEDINTO TWO SEPARATE CIRCUITS. ALL SMALL
APPLIANCE CIRCUIT SHALL BE ON A MIN. 20 AMP.CIRCUIT. REFRIGERATORS CANNOT BE ON EITHEROF THESE CIRCUITS, BUT MAY BE ON CIRCUITSWITH THE RANGE CLOCK AND/OR HOOD.
10. RECESSED FIXTURES - MUST BE RATED FORINSULATION CONTACT (IC-RATED), AIRTIGHT(ASTME283) AND SEALED W/ A GASKET OR CAULK
BETWEEN HOUSE AND CEILING ALL HIGH-EFFICACYAND LOW-EFFICACY MUST BE CONTROLLEDSEPARATELY
11. GFI RECEPTACLES IN GARAGE OR AT PATIO SHALLNOT BE ON KITCHEN COUNTER CIRCUIT.
12. LIGHTS IN CLOTHES CLOSETS TO COMPLY ASFOLLOWS:A. CLOSET LESS THAN 70 SQ. FT. HAVE NOLIGHTING OR CONTROL REQUIREMENTS.B. CLOSET GREAT THAN 70 SQ. FT. EACHAND EVERY PERMANENTLY INSTALLEDLIGHTING FIXTURE MUST COMPLY WITHTHE STANDARDS, BY MEANS OF BEINGHIGH EFFICACY, CONTROLLED BY
MANUAL-ON OCCUPANCY SENOR, ORCONTROLLED BY A DIMMER.
13. FIXTURES USED TO MEET FLUORESCENTREQUIREMENTS SHALL NOT CONTAINMEDIUM-BASED INCANDESCENT LAMP SOCKETS.
14. FIXTURES THAT WEIGH MORE THAN 6 POUNDS OREXCEED 16-INCHES IN ANY DIMENSION SHALL NOTBE SUPPORTED BY THE SCREW SHELL OF A LAMPHOLDER.
15. ALL BATHROOM FANS TO BE 50 CFM'S MINIMUM.PROVIDE A MINIMUM OF FIVE (5) AIR CHANGES PERHOUR.
16. SDG&E APPROVAL IS REQUIRED FOR METERLOCATION PRIOR TO INSTALLATION.
17. RECEPTACLES SHALL BE INSTALLED SO THAT NOPOINT ALONG THE FLOOR LINE IN ANY WALL SPACEIS MORE THAT 6 FEET, MEASURED HORIZONTALLY,FROM AN OUTLET IN THAT SPACE. RECEPTACLEOUTLETS SHALL, INSOFAR AS PRACTICABLE, BESPACED EQUAL DISTANCES APART. (C.B.C. 210-52)
18. MINIMUM OF (1) 20 AMP CIRCUIT FOR BATHROOM(S) OUTLET. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS. THIS CIRCUIT MAY SERVE MORE THAN ONE BATHROOM. CEC 210-11(C)(3).
1. ALL ELECTRICAL WORK SHALL BE INCONFORMANCE WITH LOCALLY ADOPTED
BUILDING CODE AND ADMENDMENTS. ALLELECTRICAL WORK SHALL ALSO CONFORMWITH THE LOCAL BUILDING ENERGYEFFICIENCY STANDARDS.
2. PROVIDE SERVICE PANEL WITH U.F.E.R.GROUND AND BARE COPPER WIRE BONDED TOUNDERGROUND COLD WATER PIPE.
3. PROVIDE RECEPTACLE AND GAS SUPPLY TOFORCED AIR UNIT. PROVIDE A QUICKDISCONNECT AT ALL MECHANICALEQUIPTMENT AND A SERVICE RECEPTACLEWITHIN 25 FEET.
4. PROVIDE APPROVED CEILING MOUNTED SMOKEDETECTORS AS SHOWN ON PLAN WITHPERMANENT WIRING AND BATTERY BACK- UP,LOCATED A MIN. OF 3' IN FRONT OF THEKITCHEN SIDE OF THE RETURN AIR GRILL.PROVIDE AN ADDITIONAL DETECTOR NEAR THETOP OF A VAULTED OR HIGH CEILING, IF THEVAULT IS 24" HIGHER THAN THE HALLWAY TOTHE BEDROOMS. DETECTORS SHALL BEINSTALLED A MINIMUM OF 24" FROM ROOMREGISTERS AND SHALL BE INTERCONNECTED.
5. G.F.C.I. PROTECTION PER CEC 210.8(A) TO ALLALL 120 VOLTS, 15 AND 20 AMP RECEPTACLESINSTALLED IN THE FOLLOWING LOCTIONS:A. BATHROOMSB. GARAGES AND ACCESSORY BUILDINGSC. OUTDOORSD. CRAWL SPACESE. UNFINISHED BASEMENTSF. KITCHENS, WHERE THE RECEPTACLESARE INSTALLED TO SERVE THECOUNTERTOPSG. SINKS, LOCATED IN OTHER THANKITCHENS WHERE RECEPTACLES ARELOCATED WITHIN 6 FEET OF THEOUTSIDE EDGE OF THE SINK. (UTILITY,LAUNDRY, WET BARS, ETC.)
6. PROVIDE SEPARATE CIRCUITS FOR ALLANTICIPATED LOADS AS REQUIRED BY CODEGREATER THAN 20 AMPS.
7. KITCHEN GENERAL LIGHTING - HIGH EFFICACYOR UP TO 50% OF THE TOTAL WATTAGE CANBE LOW EFFICACY ALL HIGH-EFFICACY ANDLOW-EFFICACY MUST BE CONTROLLEDSEPARATELY
8. BATHROOMS - HIGH EFFICACY OR MANUAL-ONOCCUPANCY SENSOR
19. PROVIDE A MINIMUM OF 1-20 AMP LAUNDRY BRANCH CIRCUIT. SUCH CIRCUIT SHALL HAVE
NO OTHER OUTLETS. CEC 210-11(C)(2)
20. PROVIDE A MINIMUM OF 2-20 AMP SMALL APPLIANCE CIRCUITS FOR THE KITCHEN COUNTERTOPS. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS. LOADS SHALL BE BALANCED. CEC 210-11(C)(1)
21. FIELD INSPECTOR TO REVIEW AND APPROVE UNDERGROUND SERVICE REQUIREMENT PRIOR TOCONCRETE PLACEMENT.
22. ALL STAIRS SHALL HAVE AN ILLUMINATIONLEVEL ON TREADS RUNS OF NOT LESSTHAN 1 FOOT CANDLE (11 lux) CBC 1205.4
23. PROVIDE IN KITCHENS LOCAL EXHAUST SYSTEMVENTED TO OUTDOORS WITH RATE = 100 CFM. A MAXIMUM SOUND RATING OF 3 SONEFOR INTERMITTEN OPERATION IS REQUIRED
24. SMOKE DETECTORS ARE NOT TO BE LOCATED INKITCHEN, GARAGE, OR WITHIN 3 FEET FROMDOOR TO KITCHEN OR BATHROOM OR SUPPLY AIR REGISTERS
25. ALL DOORS FROM HOUSE TO POOL YARD MUST BEEQUIPPED WITH ALARM OR PROVIDE AN ALTERNATE DROWNING PREVENTION SAFETY FEATURE PER CBC 3109.4.4.2
26. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH AN EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. A MAXIMUM SOUND RATING OF 3 SONE FORINTERMITTEN OPERATION, BE LISTED AS ENERGYSTATE RATED AND CONTROLLED BY A HUMIDITYCONTROL UNLESS EXEMPTED ELSEWHEREDUCTLESS FANS ARE UNACCEPTABLE CBC 1203.4.2.1, CMC T-4-4.
27. FOR CFM OF EXHAUST FANS AND SONES LEVELSREFER TO MECHANICAL
28. ALL EXHAUST FANS SHALL BE CONTROLLED BY A HUMIDISTAT.
29. AIR MOVING EQUIPMENT MUST MEET REQUIREMENTS FOR SOUND OF 1 SONE FOR CONTINUOUS USE, OR 3 SONE FOR INTERMITTENT USE.
30. THE FOLLOWING SPECIFICATIONS FOR ELECTRICAL DEVICES INSTALLED IN DWELLINGS:
CEC ARTICLE 210 & 406A) RECEPTACLES SHALL BE LISTED AS TAMPER-RESISTANT FOR ALL 15 AND 20 AMPERE RECEPTACLES IN DWELLING UNIT FAMILY, DINING, LIVING, PARLORS, LIBRARIES, DENS, BEDROOMS, SUNROOMS, RECREATION ROOMS, CLOSETS, HALLWAYS, OR SIMILAR ROOMS AND AREAS PER CEC SECTION 406.12B) WEATHER RESISTANT TYPE FOR RECEPTACLES
INSTALLED IN DAMP OR WET LOCATIONS. (OUTSIDE)C) ARC-FAULT CIRCUIT-INTERRUPTER PROTECTION (AFCI) IS REQUIREC FOR ALL 15 AND 20 AMPERE BRANCH CIRCUITS SUPPLYING OUTLETS IN DWELLING UNIT FAMILY, DINING, PARLORS, LIBRARIES, DENS, BEDROOMS, SUNROOMS, RECREATION ROOMS, CLOSETS, HALLWAYS, OR SIMILAR
ROOMS AND AREAS PER CEC SECTION 210.12(A)
31. CLOTHES DRYER MOISTURE EXHAUST DUCTS SHALL TERMINATEOUTSIDE THE BUILDING AND HAVE A BACK-DRAFT DAMPER.EXHAUST DUCT IS LIMITED TO 14' WITH TWO ELBOWS. THISSHALL BE REDUCED 2' FOR EVERY ELBOW IN EXCESS OF TWOOR IN ACCORDANCE WITH THE MANUFACTURER'S INSTALLATION(504.4 CMC)
32. SMOKE DETECTORS AND CARBON MONOXIDE ALARM INACCORDANCE WITH SECTION R315.1 SHALL BE INSTALLED ASFOLLOWS:A. WHERE MORE THAN SMOKE DETECTOR /CARBON MONOXIDE ALARM IS REQUIRED TO BEINSTALLED WITHIN THE DWELLING UNIT ORWITHIN A SLEEPING UNIT THE ALARM SHALL BEINTERCONNECTED IN A MANNER THATACTIVATION OF ONE ALARM SHALL ACTIVATEALL OF THE ALARMS IN THE INDIVIDUAL UNIT.B. SMOKE DETECTORS / CARBON MONOXIDEALARMS SHALL RECEIVE THEIR PRIMARYPOWER FROM THE BUILDING WIRING (HARDWIRED) AND SHALL BE EQUIPPED WITH ABATTERY BACK-UP.
33. LED LUMINAIRES MUST BE CERTIFIED AND QUALIFIED AS HIGH EFFICACY.
34. AT LEAST ONE HIGH EFFICACY LUMINAIRE IN EACH BATHROOM IS REQUIRED. SECTION 150.0(K)
35. HIGH EFFICACY LUMINARIES FOR RESIDENTIAL LIGHTING SHALLCONTAIN ONLY HIGH EFFICACY LAMPS SHALL NOT CONTAIN A MEDIUM SCREW BASE SOCKET (E24/E26). A HIGH EFFICACY LAMP HAS A LAMP EFFICACY THAT IS NO LOWER THAN EFFICACIES CONTAINED IN TABLE 150-C. BALLASTS FOR LAMPS RATED 13 WATTS OR GREATER SHALL BE ELECTRONIC AND SHALLHAVE AN OUTPUT FREQUENCY NO LESS THAN 20 kHz.
36. ALL HIGH EFFICACY LUMINARIES (INCLUDING RECESSED CAN FIXTURES) SHALL CONTAIN PIN BASED SOCKETS UNLESS
ESPECIFICALLY APPROVED BY THE ENERGY COMMISION. [2008 EES 150(k) 1]
37. ALL NEW HVAC EQUIPMENT MUST HAVE AN EFFICIENCY RATING OF EER 13 [2008 EES 112]
38. ALL HEATING SYSTEMS SHALL HAVE AN AUTOMATIC THERMOSTAT WITH A CLOCK MECHANISM WHICH THE BUILDING OCCUPANT CAN
MANUALLY PROGRAM TO AUTOMATICALLY SET BACK THE THERMOSTAT SET POINTS AT LEAST 4 PERIODS WITHIN 24 HOURS [2008 EES 150(i)]
39. ALL POWER AND LIGHTING OUTLETS IN FAMILY ROOM, PARLORS, LIBRARIES, DEN, BEDROOM, SUNROOMS, RECREATION ROOMS, HALLWAYS AND SIMILAR AREAS ARE TO BE PROTECTED BY A "LISTED AFCI BREAKER". KITCHENS, BATHROOMS AND BASEMENTS ARE EXEMPT FROM THIS REQUIREMENT. [CEC 210.12(A)]
40. AT LEAST ONE OUTSIDE WEATHERPROOF 120 VOLT RECEPTACLEOUTLET INSTALLED WITHIN THE PERIMETER OF THE BALCONY, DECKOR PORCH AND LOCATED NOT MORE THAN 6 1/2" FEET ABOVE THEFINISH SURFACE. EXCEPTION: AREAS LESS THE 20 SQUARE FEETARE NOT REQUIRED TO HAVE A RECEPTACLE INSTALLED.CEC 210.52(E) (3)
41. ALL 15- AND 20- AMPERE, 125- AND 250-VOLT NON-LOCKING RECEPTACLES THAT ARE INSTALLED ON THE EXTERIOR OF A DWELLING UNIT AND LOCATED IN DAMP OR WET LOCATIONS, SHALL BE LISTED AS WEATHER-RESISTANT TYPE. [CEC 406.9(A) & (B)]
42. ANY FIXED APPLIANCE SUCH AS DISPOSAL, DISHWASHER, CLOTHES WASHER, DRYER, BUILT-IN HEATER, OR ANY OTHER FIXED APPLIANCE WITH 1/4 H.P. MOTOR OR LARGER, SHALL BE ON A SEPARATE #12 AWG WIRE BRANCH CIRCUIT. EACH DWELLING UNIT SHALL HAVE INSTALLED THEREIN AN INDIVIDUAL DISPOSAL CIRCUIT SUPPLIED WITH MINIMUM #12 AWG WIRE AND A 15 AMP INDICATING-TYPE SWITCH. [ CEC 210.23 & 220]
43. RECESSED LIGHTING INSTALLED IN AN INSULATED CEILING SHALL BE:A. LISTED AS AT/ICB. SEALED AND/OR CONTAIN A GASKETC. RECESSED FIXTURES INSTALLED IN A RATED CEILINGSHALL HAVE A SECONDARY RATED ASSEMBLY EQUALTO THE RATING PENETRATING.
44. OUTDOOR RECEPTACLES SHALL BE LISTED AS WEATHER RESISTANTPER SECTION 406.9(B)(1).
45. DOORS THAT PROVIDE DIRECT ACCESS TO THE SWIMMING POOL SHALL BE PROVIDED WITH AN APPROVED POOL ALARM OR APPROVED BARRIER PER CITY POOL ORDINANCE.
46. ALL NEW CONSTRUCTION, INTERIOR OR EXTERIOR ALTERATIONS,REPAIRS, OR ADDITIONS REQUIRING A PERMIT AND HAVING A
VALUATION IN EXCESS OF $1,000, OR WHEN ONE OR MORE SLEEPINGROOMS ARE ADDED OR CREATED, THE ENTIRE DWELLING SHALLPROVIDED WITH DECTECTORS LOCATED AS REQUIRED FOR A NEWDWELLING. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWINGLOCATIONS:
A. IN EACH SLEEPING ROOMB. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATEVICINITY OF THE BEDROOMSC. ON EACH ADDITIONAL STORY OF THE DWELLING, INCLUDINGBASEMENTS AND HABITABLE ATTICS BUT NOT INCLUDINGCRAWL SPACES AND UNINHABITABLE ATTICS. IN DWELLINGS ORDWELLING UNITS WITH SPLIT LEVELS AND WITHOUT ANINTERVENING DOOR BETWEEN THE ADJACENT LEVELS, ASMOKE ALARM INSTALLED ON THE UPPER LEVEL SHALLSUFFICE FOR THE ADJACENT LOWER LEVEL PROVIDED THATTHE LOWER LEVEL IS LESS THAN ONE FULL STORY BELOWTHE UPPER LEVELD. WHEN MORE THAN ONE SMOKE ALARM IS REQUIRED TO BEINSTALLED WITHIN AN INDIVIDUAL DWELLING UNIT THE ALARMDEVICES SHALL BE INTERCONNECTED IN SUCH A MANNER THATTHE ACTUATION OF ONE ALARM WILL ACTIVATE ALL OF THEALARMS IN THE INDIVIDUAL UNIT.
47. ALL NEW CONSTRUCTION, INTERIOR OR EXTERIOR ALTERATIONS,REPAIRS, OR ADDITIONS REQUIRING A PERMIT AND HAVING AVALUATION IN EXCESS OF $1,000, AN APPROVED CARBON MONOXIDEALARM SHALL BE INSTALLED IN DWELLING UNITS AND IN SLEEPINGUNITS WITHIN WHICH FUEL-BURNING APPLIANCES ARE INSTALLED ANDIN DWELLING UNITS THAT HAVE ATTACHED GARAGES SHALL BEPROVIDED WITH A CARBON MONOXIDE ALARM IN ACCORDANCEWITH SECTION R315.1.
A. CARBON MONOXIDE ALARMS SHALL ONLY BE REQUIRED IN THESPECIFIC DWELLING UNIT OR SLEEPING UNIT FOR WHICHTHE PERMIT WAS OBTAINED. CARBON MONOXIDE ALARMSREQUIRED BE SECTION R315.1 AND R315.2 SHALL BE INSTALLEDIN THE FOLLOWING LOCATIONS:B. OUTSIDE OF EACH SEPARATE DWELLING UNIIT SLEEPING AREAIN THE IMMEDIATE VICINITY OF THE BEDROOM(S)C. ON EVERY LEVEL OF A DWELLING UNIT INCLUDING BASEMENTSD. WHERE MORE THAN ONE CARBON MONOXIDE ALARM ISREQUIRED TO BE INSTALLED WITHIN THE DWELLING UNIT ORWITHIN A SLEEPING UNIT THE ALARM SHALL BE INTERCONNECTEDIN A MANNER THAT ACTIVATION OF ONE ALARM SHALL ACTIVATEALL OF THE ALARMS IN THE INDIVIDUAL UNIT
48. CARBON MONOXIDE ALARMS COMBINED WITH SMOKE ALARMS SHALLCOMPLY WITH BOTH SECTIONS R314 AND SECTION R315, ALL APPLICABLESTANDARDS, AND REQUIREMENTS FOR LISTINGS AND APPROVAL BYTHE OFFICE OF THE STATE FIRE MARSHAL, FOR SMOKE ALARMS
49. UTILITY SERVICE TO BE UNDERGROUND WHEN THE PROPERTY ISDEVELOPED WITH A NEW OR RE-LOCATED MAIN BUILDING ORALTERATIONS EXCEED 50% OF VALUE AND/OR AREA OF THEEXISTING BUILDING
UNIT "A" - MAIN LEVEL VENTILATION RATE (CFM) = 567 / 100 + 7.5 x 0+1) = cfm5.67 + 7.5 = 13.17 cfm
PROVIDED:
UNIT "A" - SECOND LEVEL VENTILATION RATE (CFM) = 590 / 100 + 7.5 x 2+1) = cfm5.90 + 22.5 = 28.40 cfm
UNIT "A" - THIRD LEVEL VENTILATION RATE (CFM) = 262 / 100 + 7.5 x 1+1) = cfm2.62 + 15.0 = 17.62 cfm
UNIT "B" - MAIN LEVEL VENTILATION RATE (CFM) = 580 / 100 + 7.5 x 1+1) = cfm5.80 + 15.0 = 20.80 cfm
THEREFORE, PROVIDE (1) BROAN-NUTONE 30 CFM OR APPROVED EQUAL: 30 CFM @ .025" - 6" DIA. FLEXIBLE METAL DUCT WITHA MAXIMUM LENGTH OF 125' MINUS 15' FOR EACH ELBOW.
PROVIDED:
UNIT "B" - SECOND LEVEL VENTILATION RATE (CFM) = 290 / 100 + 7.5 x 1+1) = cfm2.90 + 15.0 = 17.90 cfm
THEREFORE, PROVIDE (1) BROAN-NUTONE 30 CFM OR APPROVED EQUAL: 30 CFM @ .025" - 6" DIA. FLEXIBLE METAL DUCT WITHA MAXIMUM LENGTH OF 125' MINUS 15' FOR EACH ELBOW.
Unit "A"
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.35 U-factor, 0.25 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10) w/cool roof: ASR: 0.23; TE: 0.82Roof attic: R-38 (2x4) cool roof: ASR: 0.23; TE: 0.82Roof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HERS MEASURESDucts leakage test - ducts in conditioned space (mandatory)Verified air flow (mandatory)Verified SEER (mandatory)Verified HSPF (mandatory)Verified heat pump rated heating capacity (mandatory)Fan watt draw (mandatory)IAQ Exhaust fan testing (mandatory)Kitchen range hood (mandatory)All pipes insulatedRefrigerant charge verificationQII
HVAC - HEAT PUMPHeating: 10.5 HSPCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV3.0 Kw, southeast facing / 14" tiltBattery Storage: 5kWh; 95% charging/dischargingDeferred submittal, and under separate review and permit
Unit "B"
BUILDING SHELLFixed windows: Dual pane/non-metal frame /0.34 U-factpr, 0.25 SHGCOperable windows: Dual pane/non-metal frame /0.35 U-factor, 0.25 SHGCFrench doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCPatio doors: Dual pane/non-metal frame /0.34 U-factor, 0.25 SHGCWalls: R-21 (2x6)Walls: R15 (2x4)No attic-Roof: R-30 (2x10)Roof attic: R-38 (2x4)Roof deck: R-30 (2x10) built-up roofingRaised floor: R-30 (2x10)
HERS MEASURESDucts leakage test - ducts in conditioned space (mandatory)Verified air flow (mandatory)Verified SEER (mandatory)Verified HSPF (mandatory)Verified heat pump rated heating capacity (mandatory)Fan watt draw (mandatory)IAQ Exhaust fan testing (mandatory)Kitchen range hood (mandatory)All pipes insulatedRefrigerant charge verificationQII
HVAC - HEAT PUMPHeating: 9.5 HSPCooling: 18 SEER, 11EERNew ductwork R-6 duct distribution in conditioned space
WATER HEATERTankless94% energy efficiency99% recoveryAll pipes insulated
PV3.0 Kw, southeast facing / 14" tiltBattery Storage: 5kWh; 95% charging/dischargingDeferred submittal, and under separate review and permit
50. ELECTRICAL RECEPTACLE OUTLETS, SWITCHES AND CONTROLS SHALL BELOCATED NO MORE THAN 48" MEASURED FROM THE TOP OF THE OUTLETBOX AND NOT LESS THAN 15" MEASURED FROM THE BOTTOM OF THEOUTLET BOX ABOVE THE FINISH FLOOR. (CRC R327.1.2)
51. DOORBELL BUTTONS SHALL NOT BE INSTALLED MORE THAN 48" ABOVETHE EXTERIOR FLOOR OR LANDING. (CRC R327.1.4)
52. AUTOMATIC GARAGE DOOR OPENER INSTALLED IN A RESIDENCE MUSTHAVE AN AUTOMATIC REVERSE SAFETY DEVISE AND A BATTERY BACKUP
FUNCTION THAT IS DESIGNED TO OPERATE WHEN ACTIVATED BECAUSEOF AN ELECTRICAL OUTAGE. AUTOMATIC GARAGE DOOR OPENER SHALLBE UL LISTED IN ACCORDANCE WITH UL 325. (CRC R309.4)
53. ALL HOSE BIBS SHALL BE FITTED WITH A NON-REMOVABLE BACK-FLOWDEVICE. (603.5.7)
54. THE MINIMUM EXHAUST RATE FOR THE KITCHEN RANGE SHALL FOLLOWTABLE 150.0-G. BEES 150(o), EXC. 5 TO 150.2(a), & ASHRAE STD. 62.2.
TABLE 150.0-G
HOOD OVERELECTRIC RANGE HOOD OVERNATURAL GAS RANGE
DWELLING UNIT
FLOOR AREA (ft)
>1500 110 cfm 180 cfm
>1000 - 1500 110 cfm 250 cfm
750 - 1000 130 cfm 280 cfm
<750 160 cfm 280 cfm
THEREFORE, PROVIDE (1) BROAN-NUTONE 20 CFM OR APPROVED EQUAL: 50 CFM @ .025" - 6" DIA. FLEXIBLE METAL DUCT WITHA MAXIMUM LENGTH OF 125' MINUS 15' FOR EACH ELBOW.
THEREFORE, PROVIDE (1) BROAN-NUTONE 50 CFM OR APPROVED EQUAL: 50 CFM @ .025" - 6" DIA. FLEXIBLE METAL DUCT WITHA MAXIMUM LENGTH OF 125' MINUS 15' FOR EACH ELBOW.
THEREFORE, PROVIDE (1) BROAN-NUTONE 30 CFM OR APPROVED EQUAL: 50 CFM @ .025" - 6" DIA. FLEXIBLE METAL DUCT WITHA MAXIMUM LENGTH OF 125' MINUS 15' FOR EACH ELBOW.
55. INDOOR LIGHTING CONTROL NOTES (CEnC SECTION 150.0(k)2)
a. ADDS AUTO-OFF CONTROLS FOR LIGHTING IN DRAWERS AND CABINETS.b. UNDER-SHELF, DISPLAY CABINETS, SWITCHED OUTLETS CONTROLLEDSEPARATE FROM CEILING LIGHTING.c. LIGHTING IN HABITABLE SPACES SHALL HAVE ACCESSIBLE WALLMOUNTED DIMMING CONTROLS.
56. FOR NEW CONSTRUCTION, PROVIDE ENERGY STORAGE SYSTEMS READYSHALL MEET THE FOLLOWING: (CEnC SECTION 150.0(s))a. AT LEAST ONE OF THE FOLLOWING SHALL BE PROVIDED:i. ESS-READY INTERCONNECTION EQUIPMENT WITH A MINIMUMBACKED UP CAPACITY OF 60 AMPS AND A MINIMUM OF FOURESS-SUPPLIED BRANCH CIRCUITS.ii. FOUR OR MORE BRANCH CIRCUITS FROM A SINGLE PANELBOARDSUITABLE TO BE SUPPLIED BY THE ESS: AT LEAST ONE CIRCUIT MUSTSUPPLY THE REFRIGERATOR, LIGHTING CIRCUIT NEAR THE PRIMARYEGRESS, AND A SLEEPING ROOM RECEPTACLE OUTLET.b. SUFFICIENT SPACE RESERVED TO ALLOW FUTURE INSTALLATION OF SYSTEMISOLATION EQUIPMENT OR A TRANSFER SWITCH WITHIN 3 FT. OF THE MAINPANELBOARD.
57. NEW CONSTRUCTION SHALL COMPLY WITH THE FOLLOWINGELECTRIC READINESS REQUIREMENTS (CEnC 150.0(t)-(v)):
a. HEAT PUMP SPACE HEATER READY: IF A NATURAL GAS ORPROPANE FURNACE IS INSTALLED (CEnC 150.0(t)):i. INSTALL DEDICATED 240-VOLT, 30 AMP BRANCH CIRCUITWIRING WITHIN 3 FT. FROM THE FURNACE AND ACCESSIBLETO THE FURNACE WITH NO OBSTRUCTIONS.ii. RESERVE SPACE ON THE MAIN ELECTRICAL SERVICE PANELTO ALLOW FOR THE INSTALLATION OF A DOUBLE POLECIRCUIT BREAKERS FOR FUTURE FURNACE INSTALLATION.
b. ELECTRIC COOKTOP READY: IF A GAS OR PROPANE COOKTOPSERVES INDIVIDUAL DWELLING UNITS, ADD THE FOLLOWING:(CEnC 150.0(u))i. INSTALL DEDICATED 240-VOLT, 50 AMP BRANCH CIRCUITWIRING WITHIN 3 FT. FROM THE COOKTOP ANDACCESSIBLE TO THE COOKTOP WITH NO OBSTRUCTIONS.ii. RESERVE SPACE ON THE MAIN ELECTRICAL SERVICEPANEL TO ALLOW FOR THE INSTALLATION OF A DOUBLEPOLE CIRCUIT BREAKER FOR FUTURE COOKTOPINSTALLATION.c. ELECTRIC CLOTHES DRYER READY: IF A CLOTHES DRYERLOCATION HAS GAS OR PROPANE PLUMBING. ADD THEFOLLOWING (CEnC 150.0(v)) :i. INSTALL DEDICATED 240-VOLT 30 AMP BRANCH CIRCUITWIRING WITHIN 3 FT. FROM THE CLOTHES DRYER AND
ACCESSIBLE TO THE CLOTHES DRYER WITH NOOBSTRUCTIONS.ii. RESERVE SPACE ON THE MAIN ELECTRICAL SERVICEPANEL TO ALLOW FOR THE INSTALLATION OF A DOUBLEPOLE CIRCUIT BREAKER FOR FUTURE CLOTHES DRYERINSTALLATION.
TABLE 150.0-H
>1500 < 50
>1000 - 1500 6
750 - 1000 7
< 25
6
6
< 200
7
8
< 250
8
8
< 75
7
7
< 350
9
9
Third Level Electrical Plan SCALE: 1/4" = 1'-0"
67
9
2x6
1
Dine Kitchen
Pantry
Entry
Pdr
Unit A
Bath 4
Bedroom 3
Kitchen
Unit B
Family
Deck
Entry
9 9 9 9 9 9 3
9 9 8 9 9 9 9
8
8
8
8
8
8
8
8
9
9
8
9
8
1 1
1
1
1
1
Open to above
1
9
17
3
3
2x6
2x6
Unit B
M Bedroom
M Bath
Unit B
Bath 2Wic
M BathMaster Suite
Bedroom
Unit A
Open to below
Attic
9 9 9 9 9
89
8 8
8
11
8
8
8
1
8
9 8
1
1
1 1
1
1
1
1
9
9
9
999999
9
99999
8
1
9
9
3
1
1
1
1
2x6
Office
Bath 3
Hall
Unit A
9 9
8
8
1
1
8
9
99
8
1
17
6 4 6
4 66
5 4
54
2x6 2x6
2x6
2x6
6
Beam
Beam
BeamRafter
1 2 15
15
2 Car Garage Carport
1
15
15
10
151616
1616
2
Main Level Reflected Ceiling Plan SCALE: 1/4" = 1'-0"
REFLECTED
CEILING PLANS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A8.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
REFLECTED CEILING PLAN KEY NOTES
SYMBOLXX
1 DRYWALL CEILING
2 PLASTER FINISH CEILING
3 T&G SHEATHING
4 T&G ROOF SHEATHING
5 EXPOSED RAFTER TAIL
6 EXPOSED BEAMS AND RAFTERS
7 APPLIED WOOD BEAM
8 DOOR OPENING
9 WINDOW OPENING
10 GARAGE DOOR OPENING
11 FIREPLACE OPENING
12 DRYWALL OPENING
13 CASED OPENING
14 PLASTER OPENING
15 PLASTER SOFFIT
16 WOOD SOFFIT
17 ATTIC ACCESS
Second Level Reflected Ceiling Plan SCALE: 1/4" = 1'-0"Third Level Reflected Ceiling Plan SCALE: 1/4" = 1'-0"
Garage Level Reflected Ceiling Plan SCALE: 1/4" = 1'-0"
68
LOT 5
Pdr
Dine
Entry
Unit "A"
Kitchen
Deck
Ba 4
pantry
Bed 3
Kit
Family
Unit "B"
Total Main Level Living
Unit "B"
"A" = 580.16 sq.ft
Total Main Level Living
Unit "A"
"A" = 596.05 sq.ft
B
Main Level Deck
Unit "A"
"D" = 98.5 sq.ft
Main Level
Deck - Unit "B"
"D" = 35 sq.ft
5'-0" x 7'-0"
D3 = 35 sq.ft
5'-8 1/2" x 15'-10"
D1 = 90.38 sq.ft
15'
-
1
0
"
A
7'-0
"
5'-0"
11
'
-
1
0
"
10'-7"14'-11"4'-0"3'-
2
12"
7'-
0
12"
5'-
1
12"
5'-3"
1014"
5'-812"
A
20'-4 1/2" x 18'-10"
A1 = 383.73 sq.ft
18'
-
1
0
"
18
'
-
0
34"
20'-412"3'-9"
3'-0
"
7'-
1
12"
8'-6"
4'-114"
5'-5
"
3'-
3
12"
10'-1"
3'-9" x 18'-0 3/4"
A2 = 67.73 sq.ft
5'-2 1/2" x 3'-3 1/2"
A3 = 17.12 sq.ft
5'-212"
10'-1" x 5'-5"
A4 = 54.61 sq.ft
4'-1 1/4" x 3'-0"
A5 = 12.31 sq.ft
8'-6" x 7'-1 1/2"
A6 = 60.56 sq.ft
4'-0" x 3'-2 1/2"
A12 = 12.83 sq.ft
18'
-
1
0
"
18'
-
6
"
5'-0" x 11'-10"
A7 = 59.16 sq.ft
5'-0"
10'-7" x 18'-10"
A8 = 199.31 sq.ft
10 1/4" x 7'-0 1/2"
A11 = 6.01 sq.ft
5'-3" x 5'-1 1/2"
A10 = 26.90 sq.ft
14'-11" x 18'-6"
A9 = 275.95 sq.ft
B
2'-812"
3'-
0
"
2'-8 1/2" x 3'-0"
D2 = 8.12 sq.ft
Crawl Space
Garage
26'-0 1/2" x 3'-4 1/2"
G1 = 70.63 sq.ft
21'-2" x 15'-6 1/2"
G2 =328.97 sq.ft
5'-11 3/4" x 3'-0"
G3 = 17.93 sq.ft
1'-7" x 7'-1 1/2"
G4 = 11.28 sq.ft
3'-
4
12"
15'
-
6
12"
21'-2"
5'-1134"
3'-0
"
1'-7"
26'-012"
Total 2 Car Garage
Area
"G" = 443.90 sq.ft
Total Carport Area
"H" = 275 sq.ft
14'-7" x 18'-10"
H1 = 275 sq.ft
14'-7"
18'
-
1
0
"
7'-1
12"
OVERLAY PLANS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A9.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR-OVERLAY
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Lot 4, Block 39
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
2 Car Garage Level - Overlay Plan SCALE: 1/4" = 1'-0"
Main Level - Overlay Plan SCALE: 1/4" = 1'-0"
Allowable Floor Area:
Allowable combined
Exception : Sec 20.48.180.A.1.b.i
Planning Criteria
SETBACKS:
0'Front 5'2nd Front 3'Side Yard 1
MAXIMUM HEIGHT:
24'Flat Roof (less than 3:12 pitch)29'Pitched Roof (greater than 3:12 pitch)
FAR:
2,009.77 Sq. Ft.Site Area
MAXIMUM FLOOR AREA LIMIT:
Buildable Area
2,876.66 Sq. Ft.Buildable Area 1,438.33 x 2 =
3'Side Yard 2
1,438.33 Sq. Ft.
Development Standards R-2 Zone
PARKING REQUIREMENTS:
2 Car off Street Parking Minimum
Minimum Interior dimensions for Parkingspaces in residential zoning for a lot width30'-0" feet or less is 17'-6"x19'-0"(20.40) City of Newport Beach
Area Tabulation
Living Area:
2 Car Garage
First Level Living
590 Sq.Ft.Second Level Living
596 Sq.Ft.
262 Sq.Ft.Third Level Living
1,448 Sq.Ft.Total Living
Total Building Area
290 Sq.Ft.
870 Sq.Ft.
Unit A Unit B
444 Sq.Ft.
880 Sq.Ft.1,176 Sq.Ft.
262 Sq.Ft.
2,318 Sq.Ft.
2,762 Sq.Ft.
Total
69 Sq.Ft.Second Level Deck 69 Sq.Ft.
Carport 275 Sq.Ft.
THIRD FLOOR LIMITATIONS:
Only subsection (A)(2)(c) applyFloor & Deck Area:
15' from Front & Rear Setback LinesLocation of Structure:
388 Sq.Ft.Roof Level Deck 494 Sq.Ft. 882 Sq.Ft.
556 Sq.Ft.Total Roof Deck 529 Sq.Ft. 1,085 Sq.Ft.
99 Sq.Ft.Main Level Deck 35 Sq.Ft. 134 Sq.Ft.
580 Sq.Ft.
Hatching IndicatesGarage Area and
Deck Area
Hatching Indicates
Living Area
Hatching Legend
Area OverlayTabulation
383.72 Sq. Ft.A1:67.73 Sq. Ft.A2:
Total Main Level / Unit A
17.12 Sq. Ft.A3:54.61 Sq. Ft.A4:12.31 Sq. Ft.A5:60.56 Sq. Ft.A6:
596.05 Sq. Ft.Area:
103.28 Sq. Ft.B1:
93.37 Sq. Ft.B2:
Total Second Level / Unit A
114.89 Sq. Ft.B3:
111.12 Sq. Ft.B4:
590.13 Sq. Ft.Area:
59.16 Sq. Ft.A7:199.31 Sq. Ft.A8:
Total Main Level / Unit B
275.95 Sq. Ft.A9:26.90 Sq. Ft.A10:6.01 Sq. Ft.A11:
580.16 Sq. Ft.Area:
12.83 Sq. Ft.A12:
15.20 Sq. Ft.B6:10.10 Sq. Ft.B7:
Total Second Level / Unit B
20.27 Sq. Ft.B8:142.50 Sq. Ft.B9:102.22 Sq. Ft.B10:
290.29 Sq. Ft.Area:
90.27 Sq. Ft.C1:
55.55 Sq. Ft.C2:
Total Third Level / Unit A
96.33 Sq. Ft.C3:
19.89 Sq. Ft.C4:
262.04 Sq. Ft.Area:
Total Main Level Deck / Unit A
90.38 Sq. Ft.D1:
98.5 Sq. Ft.Area:
Total Second Level Deck / Unit A
69 Sq. Ft.E1:
69 Sq. Ft.Area:
308.31 Sq. Ft.F1:
11.37 Sq. Ft.F2:
Total Roof Deck Level / Unit A
10.70 Sq. Ft.F3:
0.80 Sq. Ft.F4:
387.55 Sq. Ft.Area:
56.37 Sq. Ft.F5:
85.72 Sq. Ft.G1:328.97 Sq. Ft.G2:
Total 2 Car Garage Level
17.93 Sq. Ft.G3:
11.28 Sq. Ft.G4:
443.90 Sq. Ft.Area:
Carport
275 Sq. Ft.H1:
275 Sq. Ft.Area:
8.12 Sq. Ft.D2:
Total Main Level Deck / Unit B
35 Sq. Ft.Area:
35 Sq. Ft.D3:
B5:
167.47 Sq. Ft.
33.16 Sq. Ft.F6:
26.62 Sq. Ft.F7:
Total Roof Deck Level / Unit B
87.27 Sq. Ft.F8:
17.62 Sq. Ft.F9:
494.23 Sq. Ft.Area:
92.22 Sq. Ft.F10:237.34 Sq. Ft.F11:
69
LOT 5
Master
Suite
Ba 2
Ma
Bath Bed 2
Wic
Ma
Bedroom open to
below
Ma
Bath
Attic
Unit "A"
Unit "B"
3'-8"31'-412"
18
'
-
1
0
"
31'-112"
31'-1134"
31'-412"
3'-6
12"
3'-7
"
3'-
0
"
5'-
5
"
31'-4 1/2" x 3'-3 1/2"
B1 = 103.28 sq.ft
31'-1 1/2" x 3'-0"
B3 = 93.37 sq.ft
31'-11 3/4" x 3'-7"
B4 = 114.89 sq.ft
31'-4 1/2" x 3'-6 1/2"
B5 = 111.12 sq.ft
3'-8" x 18'-10"
E = 69.04 sq.ft
4'-4 3/4" x 3'-5 1/2"
B6 = 15.20 sq.ft
3'-1 3/4" x 3'-2 1/2"
B7 = 10.10 sq.ft
6'-1" x 3'-4"
B8 = 20.27 sq.ft
9'-4 3/4" x 15'-2"
B9 = 142.50 sq.ft
6'-10" x 14'-11 1/2"
B10 = 102.22 sq.ft
3'-
5
12"4'-434"9'-434"6'-10"
15
'
-
2
"
14'
-
1
1
12"
6'-1"3'-
4
"
3'-134"
3'-2
12"
Total Second Level Living
Unit "B"
"B" = 290 sq.ft
B
Total Second Level Living
Unit "A"
"B" = 590 sq.ft
A
Second Level Deck
Unit "A"
"E" = 69 sq.ft
A
30'-11" x 5'-5"
B2 = 167.47 sq.ft
3'-3
12"
30'-11"
LOT 5
Office
Ba 3
Roof Deck A
B
Roof
Deck
Unit "A"
CoveredDeck
Third level Deck/Stairs
Unit "B"
"F" = 494 sq.ftB
16'-1012"
16'-10 1/2" x 3'-3 1/2"
C2 = 55.55 sq.ft
17'-1 1/2" x 5'-7 1/2"
C3 = 96.33 sq.ft
10'-11 1/2" x 8'-5"
F10 = 92.22 sq.ft
2'-6 3/4" x 6'-10 1/2"
F9 = 17.69 sq.ft
17'-1 1/2" x 3'-3 1/2"
F5 = 56.37 sq.ft
17'-11" x 17'-3 1/2"
F1 = 308.31 sq.ft
16'-5 1/2" x 1'-2 1/2"
C4 = 19.89 sq.ft
17'-9" x 1'-6"
F7 = 26.62 sq.ft
16'-0" x 14'-10"
F11 = 133.5 sq.ft
17'-9"
2'-634"10'-1112"16'-0"
4'-
1
1
"
8'-
5
"
14
'
-
1
0
"
6'-
1
0
12"
Third level Deck
Unit "A"
"F" = 388 sq.ftA
Total Third level Living
Unit "A"
"C" = 262 sq.ftA
16'-7 1/2" x 5'-5"
C1 = 90.27 sq.ft
1'-
2
12"
5'-
7
12"
3'-
3
12"
5'-5
"
16'-512"
17'-112"
7'-0"6'-7"
1'-
7
12"
1'-
7
12"
1'-
2
12"
17
'
-
3
12"
6'-7" x 1'-7 1/2"
F3 = 10.70 sq.ft
8" x 1'-2 1/2"
F4 = 0.80 sq.ft
8"
7'-0" x 1'-7 1/2"
F2 = 11.37 sq.ft
17'-11"
3'-
3
12"
1'-
6
"
1'-1
0
"
18'-212"
18'-2 1/2" x 1'-10"
F6 = 33.16 sq.ft
17'-9" x 4'-11"
F8 = 87.27 sq.ft
16'-712"
17'-112"
Second Level - Overlay Plan SCALE: 1/4" = 1'-0"
OVERLAY PLANS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A9.2
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR-OVERLAY
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Lot 4, Block 39
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
Allowable Floor Area:
Allowable combined
Exception : Sec 20.48.180.A.1.b.i
Planning Criteria
SETBACKS:
0'Front 5'2nd Front 3'Side Yard 1
MAXIMUM HEIGHT:
24'Flat Roof (less than 3:12 pitch)29'Pitched Roof (greater than 3:12 pitch)
FAR:
2,009.77 Sq. Ft.Site Area
MAXIMUM FLOOR AREA LIMIT:
Buildable Area
2,876.66 Sq. Ft.Buildable Area 1,438.33 x 2 =
3'Side Yard 2
1,438.33 Sq. Ft.
Development Standards R-2 Zone
PARKING REQUIREMENTS:
2 Car off Street Parking Minimum
Minimum Interior dimensions for Parkingspaces in residential zoning for a lot width30'-0" feet or less is 17'-6"x19'-0"(20.40) City of Newport Beach
Area Tabulation
Living Area:
2 Car Garage
First Level Living
590 Sq.Ft.Second Level Living
596 Sq.Ft.
262 Sq.Ft.Third Level Living
1,448 Sq.Ft.Total Living
Total Building Area
290 Sq.Ft.
870 Sq.Ft.
Unit A Unit B
444 Sq.Ft.
880 Sq.Ft.1,176 Sq.Ft.
262 Sq.Ft.
2,318 Sq.Ft.
2,762 Sq.Ft.
Total
69 Sq.Ft.Second Level Deck 69 Sq.Ft.
Carport 275 Sq.Ft.
THIRD FLOOR LIMITATIONS:
Only subsection (A)(2)(c) applyFloor & Deck Area:
15' from Front & Rear Setback LinesLocation of Structure:
388 Sq.Ft.Roof Level Deck 494 Sq.Ft. 882 Sq.Ft.
556 Sq.Ft.Total Roof Deck 529 Sq.Ft. 1,085 Sq.Ft.
99 Sq.Ft.Main Level Deck 35 Sq.Ft. 134 Sq.Ft.
580 Sq.Ft.
Third Level Roof Deck - Overlay Plan SCALE: 1/4" = 1'-0"
Hatching IndicatesGarage Area and
Deck Area
Hatching Indicates
Living Area
Hatching Legend
Area OverlayTabulation
383.72 Sq. Ft.A1:67.73 Sq. Ft.A2:
Total Main Level / Unit A
17.12 Sq. Ft.A3:54.61 Sq. Ft.A4:12.31 Sq. Ft.A5:60.56 Sq. Ft.A6:
596.05 Sq. Ft.Area:
103.28 Sq. Ft.B1:
93.37 Sq. Ft.B2:
Total Second Level / Unit A
114.89 Sq. Ft.B3:
111.12 Sq. Ft.B4:
590.13 Sq. Ft.Area:
59.16 Sq. Ft.A7:199.31 Sq. Ft.A8:
Total Main Level / Unit B
275.95 Sq. Ft.A9:26.90 Sq. Ft.A10:6.01 Sq. Ft.A11:
580.16 Sq. Ft.Area:
12.83 Sq. Ft.A12:
15.20 Sq. Ft.B6:10.10 Sq. Ft.B7:
Total Second Level / Unit B
20.27 Sq. Ft.B8:142.50 Sq. Ft.B9:102.22 Sq. Ft.B10:
290.29 Sq. Ft.Area:
90.27 Sq. Ft.C1:
55.55 Sq. Ft.C2:
Total Third Level / Unit A
96.33 Sq. Ft.C3:
19.89 Sq. Ft.C4:
262.04 Sq. Ft.Area:
Total Main Level Deck / Unit A
90.38 Sq. Ft.D1:
98.5 Sq. Ft.Area:
Total Second Level Deck / Unit A
69 Sq. Ft.E1:
69 Sq. Ft.Area:
308.31 Sq. Ft.F1:
11.37 Sq. Ft.F2:
Total Roof Deck Level / Unit A
10.70 Sq. Ft.F3:
0.80 Sq. Ft.F4:
387.55 Sq. Ft.Area:
56.37 Sq. Ft.F5:
85.72 Sq. Ft.G1:328.97 Sq. Ft.G2:
Total 2 Car Garage Level
17.93 Sq. Ft.G3:
11.28 Sq. Ft.G4:
443.90 Sq. Ft.Area:
Carport
275 Sq. Ft.H1:
275 Sq. Ft.Area:
8.12 Sq. Ft.D2:
Total Main Level Deck / Unit B
35 Sq. Ft.Area:
35 Sq. Ft.D3:
B5:
167.47 Sq. Ft.
33.16 Sq. Ft.F6:
26.62 Sq. Ft.F7:
Total Roof Deck Level / Unit B
87.27 Sq. Ft.F8:
17.62 Sq. Ft.F9:
494.23 Sq. Ft.Area:
92.22 Sq. Ft.F10:237.34 Sq. Ft.F11:
70
VALLEY
ROOF SHT'G
SADDLE
VARIES
21005-R-RAKEWALL-2B
RAKE TO WALL
SCALE: 1 1/2" = 1'-0"
21005-R-ROOFWALL-2B
ROOF TO WALL
SCALE: 1 1/2" = 1'-0"
1
2
3
4
515
24
30
27
26
9
10
717
ROOF DRAIN - PRIMARY AND OVERFLOW
SCALE 3" = 1'-0"
3"3"8" MINIMUM5" MIN 5" MIN
RADIANT BARRIER,REFER TO SHEETT-24.MM FOR
INSTALLATION
METHODS
RIDGE / HIP
EAVE
SCALE 1-1/2" = 1'-0"
3
12
FELT UNDERLAYMENT
PLYWOOD SHEATHING
5" DIA. HALF ROUNDCOPPER GUTTER
ROOF FRAMING
PER STRUCTURAL
CORROSION
RESISTANT FLASHING
STANDING SEAM ROOFING -
IN ACCORDANCE WITHMANUF. SPECS
2X FRAMING SEE PLAN
AND STRUC. DWGS.
8"
INTERIOR FINISH
MATERIAL
2x NOMINALT&GSTARTER BOARD -DROP TO TOP FLUSHW/ SHEATHING
FLAT CEILINGMAY OCCUR
1x VERTICAL WOOD
SIDING OVER GRADE "D"
BUILDING PAPER
3 x 5 TAILS SCABBED TO ROOFFRAMING EQUALLY SPACED(ACTUAL SIZE)
GUARDRAIL WALL AT DECK
SCALE 1-1/2" = 1'-0"
FELT UNDERLAYMENT
PLYWOOD SHEATHING
ROOF DECK FRAMINGPER STRUCTURAL
STANDING SEAM ROOFING -IN ACCORDANCE WITH
MANUF. SPECS
2 x WALL CAP
ELASTOMERIC SHEETWATERPROOFING
4"Min.
5" Min.8" Min.5" Min.
OVERFLOW
CLAMPING RING
OVERFLOW
DRAIN LEADER
DEX-O-TEXWHEATHERWEARSYSTEMICC REPORT ESR-1757
DRAIN BOWL
FIBER CANT STRIP TOMATCH HEIGHT OF
SUMP
OVERFLOW DRAIN
2" HIGHER THAN
PRIMARY DRAIN
1x VERTICAL WOOD
SIDING OVER GRADE "D"
BUILDING PAPER
PLYWOODSUBFLOOR
DEX-O-TEX
WATERPROOFMEMBRANE
26 GA SHEET
METAL FLASHING
G.I. SCREED
FLASHING W/
WEEP HOLES
3
12
UNVENTED DECK SPRAY
FOAM INSULATION AT DECK
SHEATHING
NOTE:
USE "HANDI FOAM" CLOSE CELL AT UNVENTED RAFTER BAYSAND DECK JOIST (TO BE INSTALLED BY A CERT. ICP ADHESIVESEALANTS INC.) R-30 INSULATION (6R VALUE PER INCH 5 INCH
MINIMUM EQUALS R-30) FILL ALL RAFTER BAYS AND JOIST
CAVITIES CAVITIES COMPLETELY TO MEET FLAME SPREAD
INDEX REQUIRED. TYPICAL AT VOLUME CEILING AND DECK JOISTS.
EAVE AT DECK FRAMING
SCALE 1-1/2" = 1'-0"
3
12
FELT UNDERLAYMENT
PLYWOOD SHEATHING
5" DIA. HALF ROUND
COPPER GUTTER
ROOF DECK FRAMINGPER STRUCTURAL
CORROSIONRESISTANT FLASHING
STANDING SEAM ROOFING -
IN ACCORDANCE WITH
MANUF. SPECS
2X FRAMING SEE PLAN
AND STRUC. DWGS.
4"
INTERIOR FINISHMATERIAL
2x NOMINALT&G
STARTER BOARD -
DROP TO TOP FLUSH
W/ SHEATHING
1x VERTICAL WOODSIDING OVER GRADE "D"BUILDING PAPER
3 x 5 TAILS SCABBED TO ROOF
FRAMING EQUALLY SPACED
(ACTUAL SIZE HEAVY TIMBER)
SOLID FIRE BLOCKING
UNVENTED DECK SPRAY
FOAM INSULATION AT DECK
SHEATHING
NOTE:
USE "HANDI FOAM" CLOSE CELL AT UNVENTED RAFTER BAYS
AND DECK JOIST (TO BE INSTALLED BY A CERT. ICP ADHESIVESEALANTS INC.) R-30 INSULATION (6R VALUE PER INCH 5 INCHMINIMUM EQUALS R-30) FILL ALL RAFTER BAYS AND JOISTCAVITIES CAVITIES COMPLETELY TO MEET FLAME SPREAD
INDEX REQUIRED. TYPICAL AT VOLUME CEILING AND DECK JOISTS.
BUILT-UP ROOF
SCALE 1-1/2" = 1'-0"
CORROSION RESISTANT
FLASHING
SHEET METAL FINISH
OVER 60 MIN. GRADE "D"BLDG. PAPER
2x4 WOOD TRIMCUT TO FIT
SHEET METAL ROOFING
SLOPED EPS DECK SYSTEM
ICC ESR-1962
DECK SHEATHING
UNDERLAYMENT
ROOF FRAMING
VERTICAL SIDING OVER
60 MIN. GRADE "D" BLDG.
PAPER
FULLY ADHERED
WATERPROOFMEMBRANE
2x6 WOOD TRIM
DRYWALL FINISH
2X WALL FRAMING
20
22012-R-RAKE-02
RAKE
SCALE: 1 1/2" = 1'-0"
8"
2x NOMINALT&G
STARTER BOARD -DROP TO TOP FLUSHW/ SHEATHING
EAVE AT DECK FRAMING
SCALE 1-1/2" = 1'-0"
3
12
FELT UNDERLAYMENT
PLYWOOD SHEATHING
ROOF DECK FRAMING
PER STRUCTURAL
CORROSIONRESISTANT FLASHING
STANDING SEAM ROOFING -IN ACCORDANCE WITHMANUF. SPECS
2X FRAMING SEE PLANAND STRUC. DWGS.
INTERIOR FINISH
MATERIAL
2x WOOD TRIM
1x VERTICAL WOOD
SIDING OVER GRADE "D"
BUILDING PAPER
SOLID FIRE BLOCKING
UNVENTED DECK SPRAY
FOAM INSULATION AT DECK
OR ROOF SHEATHING
NOTE:
USE "HANDI FOAM" CLOSE CELL AT UNVENTED RAFTER BAYSAND DECK JOIST (TO BE INSTALLED BY A CERT. ICP ADHESIVE
SEALANTS INC.) R-30 INSULATION (6R VALUE PER INCH 5 INCH
MINIMUM EQUALS R-30) FILL ALL RAFTER BAYS AND JOIST
CAVITIES CAVITIES COMPLETELY TO MEET FLAME SPREADINDEX REQUIRED. TYPICAL AT VOLUME CEILING AND DECK JOISTS.
ARCHITECTURAL
DETAILS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
D-1.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-DETAILS
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
71
1
2
3
4
5
12
13
14
15
18
19
2025
8
9
10
7
611
10"
3" MIN.
VAPOR BARRIER AT WINDOWS
SCALE 3" = 1'-0"
PLYWOOD SHEATHINGWHERE OCCURS - SEESTRUCTURALDRAWINGS
12" FUTURE FLASH, 6"MIN. OVERLAP
WALL FRAMING - SEE
STRUCTURAL DWGS.
JAMB BEYOND
WINDOW FRAME
NOTE:REFER TO DETAIL 25 / D2.1 FOR FLASHING AND
BUILDING PAPER INSTALLATION REQUIREMENTS
WINDOW HEAD
SCALE 3" = 1'-0"
SIDING OVER 60 MIN.
GRADE 'D' BLDG. PAPER
2x2 WOOD TRIM
34"
PLYWOOD SHEATHINGWHERE OCCURS - SEE
STRUCTURAL
DRAWINGS
12" FUTURE FLASH, 6"
MIN. OVERLAP
WALL FRAMING - SEE
STRUCTURAL DWGS.
SILL BEYOND
WINDOW FRAME
NOTE:
REFER TO DETAIL 25 / D2.1 FOR FLASHING AND
BUILDING PAPER INSTALLATION REQUIREMENTS
WINDOW JAMB
SCALE 3" = 1'-0"
SIDING OVER 60 MIN.
GRADE 'D' BLDG. PAPER
2x2 WOOD TRIM
34"
12" FUTURE FLASH, 6"
MIN. OVERLAP
WALL FRAMING - SEESTRUCTURAL DWGS.
SILL BEYOND
WINDOW FRAME
NOTE:REFER TO DETAIL 25 / D2.1 FOR FLASHING ANDBUILDING PAPER INSTALLATION REQUIREMENTS
WINDOW MULLION
SCALE 3" = 1'-0"
1x WOOD TRIMOVER 60 MIN. GRADE 'D'BLDG. PAPER
WINDOW FRAME
SILL BEYOND
NOTE:REFER TO DETAIL 25 / D-2.1 FOR FLASHING AND
BUILDING PAPER INSTALLATION REQUIREMENTS
WINDOW SILL
SCALE 3" = 1'-0"
PLYWOOD SHEATHINGWHERE OCCURS - SEESTRUCTURAL
DRAWINGS
12" FUTURE FLASH, 6"MIN. OVERLAP
WALL FRAMING - SEESTRUCTURAL DWGS.
JAMB BEYOND
WINDOW FRAME
SIDING OVER 60 MIN.
GRADE 'D' BLDG. PAPER
2x2 WOOD TRIM
34"
CHIMNEY CAP
SCALE 1-1/2" = 1'-0"
2"
2"4'-2"2"
5"1034"5"
SIDE ELEVATION
PLAN VIEW
112"
112"
SECTION
378"1034"1034"378"
2"4'-6"2"
1.5"
1.5"
1.5"
1.5"
4"4'-2"4"
5"1034"378"1034"378"1034"5"
2"2'-912"2"
1.5"
1.5"
1.5"
1.5"
334"2'-2"334"
5"1'-4"5"
FRONT/REAR ELEVATION
112"
2"2"112"
22012-EXT-TRIM-01
EXTERIOR WOOD TRIM
SCALE: 1 1/2" = 1'-0"
FLOOR SHEATHING
2X WOOD CAP
SIDING FINISH OVER
GRADE "D" BLDG. PAPER
FLOOR FRAMING
12"
2x WOOD TRIM
SIDING FINISH OVERGRADE "D" BLDG. PAPER
22012-EXT-WALL-BRK-01
EXTERIOR BREAKAWAY WALL
SCALE: 1 1/2" = 1'-0"
BREAKAWAYLOUVERED WALL
FLOOR FRAMING
2x WOOD TRIM STUCCO OVER COR. RES.METAL LATH OVER 60 MIN.
GRADE "D" BLDG PAPER
G.I. SCREED
1x WOOD TRIM
CONCRETE CURB
ARCHITECTURAL
DETAILS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
D-2.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-DETAILS
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BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
72
VAPOR BARRIER AT DOORS
SCALE 3" = 1'-0"08026-DR-FLSHG-VAPOR-01
3" MIN.
1
2
3
4
5
12
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29
30
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17
16
GARAGE APRON
SCALE: 3" = 1'-0"
14
DOOR THRESHOLD
SCALE 3" = 1'-0"
DOOR THRESHOLD
SCALE 3" = 1'-0"
25 DOOR THRESHOLD
SCALE 3" = 1'-0"
PLYWOOD SHEATHING
WHERE OCCURS - SEE
STRUCTURAL
DRAWINGS
VAPOR BARRIER
WALL FRAMING - SEE
STRUCTURAL DWGS.
SIDING OVER
GRADE 'D' BUILDING
PAPER
NOTE:REFER TO DETAIL 29/D3.1 FOR FLASHINGAND BUILDING PAPER INSTALLATIONREQUIREMENTS
DOOR FRAME
DOOR HEAD
SCALE 3" = 1'-0"
2x2 WOOD TRIM
34"
PLYWOOD SHEATHING
WHERE OCCURS - SEE
STRUCTURAL
DRAWINGS
VAPOR BARRIER
WALL FRAMING - SEE
STRUCTURAL DWGS.
SIDING OVER
GRADE 'D' BUILDINGPAPER
DOOR FRAME
EXTERIOR PLASTER
DOOR JAMB
SCALE 3" = 1'-0"
NOTE:
REFER TO DETAIL 29/D3.1 FOR FLASHING
AND BUILDING PAPER INSTALLATIONREQUIREMENTS
2x2 WOOD TRIM
34"
DOOR THRESHOLD
SCALE 3" = 1'-0"
DOOR THRESHOLD
SCALE 3" = 1'-0"
PLYWOOD SHEATHING
WHERE OCCURS - SEE
STRUCTURALDRAWINGS
VAPOR BARRIER
WALL FRAMING - SEESTRUCTURAL DWGS.
SIDING OVER GRADE
'D' BUILDING PAPER
NOTE:
REFER TO DETAIL 29/D3.1 FOR FLASHING AND
BUILDING PAPER INSTALLATION REQUIREMENTS
EDGE OF WALLBEYOND
DOOR FRAME
DOOR HEAD
SCALE 3" = 1'-0"
2x2 WOOD TRIM
PLYWOOD SHEATHING
WHERE OCCURS - SEESTRUCTURALDRAWINGS
VAPOR BARRIER
WALL FRAMING - SEE
STRUCTURAL DWGS.
SIDING OVER GRADE'D' BUILDING PAPER
NOTE:
REFER TO DETAIL 29/D3.1 FOR FLASHING AND BUILDING
PAPER INSTALLATION REQUIREMENTS
DOOR FRAME
2x2 WOOD TRIM
DOOR JAMB
SCALE 3" = 1'-0"
34"
PLYWOOD SHEATHING
WHERE OCCURS - SEE
STRUCTURALDRAWINGS
VAPOR BARRIER
WALL FRAMING - SEESTRUCTURAL DWGS.
SIDING GRADE 'D'
BUILDING PAPER
NOTE:
REFER TO DETAIL 29/D3.1 FOR FLASHING AND
BUILDING PAPER INSTALLATION REQUIREMENTS
EDGE OF WALL
BEYOND
DOOR FRAME
DOOR HEAD
SCALE 3" = 1'-0"
34"
2x2 WOOD TRIM
PLYWOOD SHEATHING
WHERE OCCURS - SEESTRUCTURALDRAWINGS
VAPOR BARRIER
WALL FRAMING - SEE
STRUCTURAL DWGS.
SIDING OVER GRADE'D' BUILDING PAPER
NOTE:
REFER TO DETAIL 29/D3.1 FOR FLASHING AND BUILDING
PAPER INSTALLATION REQUIREMENTS
DOOR FRAME
2x2 WOOD TRIM
DOOR JAMB
SCALE 3" = 1'-0"
34"
FLOOR FRAMING
ABOVE
PLYWOOD
SHEATHING
SECTIONAL DOOR
VINYL WEATHER
STRIPPING SET IN
WOOD BLOCK
GARAGE DOOR HEAD
SCALE: 3" = 1'-0"
2x FRAMING
STUCCO OVER COR. RES.
METAL LATH OVER 60 MIN.
GRADE "D" BLDG PAPER
1'-0"
GARAGE DOOR JAMB
SCALE: 3" = 1'-0"
STUCCO OVER COR. RES.METAL LATH OVER 60 MIN.GRADE "D" BLDG PAPER
PLYWOOD SHEATHING
WOOD FRAMING AT COLUMN
BREAKAWAY LOUVEREDWALL BELOW
SECTIONAL DOOR
VINYL WEATHER
STRIPPING SET INWOOD BLOCK
BREAKAWAY LOUVEREDWALL BELOW
KITCHEN ISLAND SINK VENT
-
VENT
FIXTURE OUTLETPIPE (TAIL PIECE)
CLEANOUT
2X WALL FRAMING
FLOOR FRAMING
ISLAND SINK
DRAIN
FOOT VENT
HIGH WATER LINE
VENT
IF THE CODE-ALLOWABLE TAIL PIECE
LENGTH DOES NOT PERMIT THE TRAP
TO BE LOCATED BELOW THE FLOOR,A LOOP OR CIRCUIT VENT ARRANGEMENTWILL HAVE TO BE PROVIDED.
ARCHITECTURAL
DETAILS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
D-3.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-DETAILS
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
73
1
2
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5
14
15
23
24
25
29
28
27
26
22
8
9
10
7
6
STAIR AT LANDING
SCALE 1-1/2" = 1'-0"
RUN
10" MIN.
1"
RUN
10" MIN.
1"
STAIR AT LANDING
SCALE 1-1/2" = 1'-0"
STAIR GUARDRAIL
SCALE 1-1/2" = 1'-0"
2" MAX
2" MAX
STAIR HANDRAIL
SCALE 1-1/2" = 1'-0"
STAIR AT CONCRETE CAISSON
SCALE 1-1/2" = 1'-0"
1"
RUN
10" MIN.
1"
1"
STAIR GUARDRAIL / HANDRAIL
SCALE 1-1/2" = 1'-0"
1"
STAIR AT LANDING
SCALE 1-1/2" = 1'-0"
RUN10" MIN.
1"
1"
RUN10" MIN.
1"
1"
STAIR AT LANDING
SCALE 1-1/2" = 1'-0"
RUN 10" MIN.
1 1/2"2"
WALL HANDRAIL
SCALE 1-1/2" = 1'-0"
1 1/2"2"
WALL HANDRAIL
SCALE 1-1/2" = 1'-0"
1x6 VERTICAL WOODSIDING OVER GRADE "D"BUILDING PAPER
RUN
10" MIN.
STAIR AT LANDING
SCALE 1-1/2" = 1'-0"
RUN10" MIN.
1"
STAIR AT LANDING
SCALE 1-1/2" = 1'-0"
STAIR AT GUARDRAIL / HANDRAIL
SCALE 1-1/2" = 1'-0"
1x WOOD SIDING
OVER GRADE "D"
BUILDING PAPER
2x WOOD CAP OVER
ELASTOMERIC SHEET
WATERPROOFING
2x WALL FRAMING
STONE PAVER
OVER MORTAR
BED
ELASTOMERICDECK COATING
G.I. SCREED
G.I. FLASHING
30
ARCHITECTURAL
DETAILS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
D-4.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-DETAILS
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
74
2
4
51520
24
2530
22
10
GUARDRAIL AT ROOF DECK FRAMING
SCALE 1-1/2" = 1'-0"
3
12
FELT UNDERLAYMENT
PLYWOOD SHEATHING
5" DIA. HALF ROUNDCOPPER GUTTER
ROOF DECK FRAMINGPER STRUCTURAL
CORROSION
RESISTANT FLASHING
STANDING SEAM ROOFING -IN ACCORDANCE WITHMANUF. SPECS
2X FRAMING SEE PLANAND STRUC. DWGS.
8"
INTERIOR FINISHMATERIAL
2x NOMINALT&GSTARTER BOARD -
DROP TO TOP FLUSH
W/ SHEATHING
1x VERTICAL WOOD
SIDING OVER GRADE "D"BUILDING PAPER
3 x 5 TAILS SCABBED TO ROOF
FRAMING EQUALLY SPACED
(ACTUAL SIZE HEAVY TIMBER)
2 x WALL CAP
ELASTOMERIC SHEET
WATERPROOFING
ELASTOMERIC SHEETWATERPROOFING
PLYWOOD
SUBFLOOR
DEX-O-TEXWATERPROOFMEMBRANE
26 GA SHEETMETAL FLASHING
DEX-O-TEXWHEATHERWEARSYSTEM
ICC REPORT ESR-1757
1x WOOD SIDING
OVER GRADE "D"
BUILDING PAPER
DECK FRAMING
STANDING SEAMMETAL ROOF
WOOD SIDING
TOP OF DECK
SHEATHING
ELEVATIONSECTION
SOLID FIRE BLOCKING
G.I. SCREED
FLASHING W/WEEP HOLES
2 x WALL CAP
NOTE:
USE "HANDI FOAM" CLOSE CELL AT UNVENTED RAFTER BAYSAND DECK JOIST (TO BE INSTALLED BY A CERT. ICP ADHESIVESEALANTS INC.) R-30 INSULATION (6R VALUE PER INCH 5 INCHMINIMUM EQUALS R-30) FILL ALL RAFTER BAYS AND JOIST
CAVITIES CAVITIES COMPLETELY TO MEET FLAME SPREAD
INDEX REQUIRED. TYPICAL AT VOLUME CEILING AND DECK JOISTS.
UNVENTED DECK SPRAY
FOAM INSULATION AT DECK
SHEATHING
GUARDRAIL
SCALE 1-1/2" = 1'-0"
2X WOOD CAP
DECK FRAMINGPER STRUCTURAL
12"
2x WOOD TRIM
PRIMARY DRAIN AND OVERFLOW ATINSIDE CORNERS OF DECK, REFER TO
PLAN AND DETAIL 20/D-1.1
T&G WOOD SHEATHINGOVER BUILDING PAPER
SLOPE
FULLY ADHERED ELASTOMERIC
DECK MEMBRANE, ICC ESR-2701
"LIFE DECK AL"
G.I. SCREED FLASHING
WITH WEEP HOLES
G.I. FLASHING
DECK SHEATHING
OVERFLOWDRAINPRIMARYDRAIN
SQUARE BASE SHOE
L5"x5"x5/16" STEEL ANGLE
WITH (4) #14x3" COUNTERSUNKWOOD SCREW FOUR IN TO ROWS
5/8" GLASS PANEL GUARDRAIL
TEMPERED WITH EXPOSED
EDGES POLISHED BY GRSGLASS BALUSTRADE GUARDSYSTEM OR APPROVED EQUALICC ESR-3842. INSTALLATION ON
WOOD FRAMING SHALL FOLLOW
FIGURE 4 OF THE ESR-3842
REPORT
GUARDRAIL AT DECK
SCALE 1-1/2" = 1'-0"
ELEVATIONSECTION
SQUARE BASE SHOE
2X WOOD CAP
DECK FRAMING
PER STRUCTURAL
12"
2x WOOD TRIM
PRIMARY DRAIN AND OVERFLOW AT
INSIDE CORNERS OF DECK, REFER TO
PLAN AND DETAIL 20/D-1.1
SLOPE
FULLY ADHERED ELASTOMERIC
DECK MEMBRANE, ICC ESR-2701"LIFE DECK AL"
G.I. SCREED FLASHING
WITH WEEP HOLES
G.I. FLASHING
DECK SHEATHING
WOOD WRAPPED
COLUMN BEYOND
EXT. PLASTER OVERCORROSION RESISTANTMETAL LATH OVER 60
MIN. GRADE "D" BLDG.
PAPER
2x CORNER WOOD TRIM
HORIZONTAL WOOD SIDING
EXT. PLASTER OVERCORROSION RESISTANT
METAL LATH OVER 60
MIN. GRADE "D" BLDG.
PAPER
OVERFLOWDRAIN PRIMARYDRAIN
L5"x5"x5/16" STEEL ANGLE
WITH (4) #14x3" COUNTERSUNK
WOOD SCREW FOUR IN TO ROWS
5/8" GLASS PANEL GUARDRAILTEMPERED WITH EXPOSEDEDGES POLISHED BY GRSGLASS BALUSTRADE GUARD
SYSTEM OR APPROVED EQUAL
ICC ESR-3842. INSTALLATION ON
WOOD FRAMING SHALL FOLLOWFIGURE 4 OF THE ESR-3842REPORT
GUARDRAIL
SCALE 1-1/2" = 1'-0"
5/8" GLASS PANEL GUARDRAILTEMPERED WITH EXPOSED
EDGES POLISHED BY GRS
GLASS BALUSTRADE GUARD
SYSTEM OR APPROVED EQUALICC ESR-3842. INSTALLATION ONWOOD FRAMING SHALL FOLLOWFIGURE 4 OF THE ESR-3842
REPORT
SQUARE BASE SHOE
2X WOOD CAP
CONCRETE DECKPER STRUCTURAL
12"
2x WOOD TRIM
PRIMARY DRAIN AND OVERFLOW AT
INSIDE CORNERS OF DECK, REFER TO
PLAN AND DETAIL 20/D-1.1
T&G WOOD SHEATHINGOVER BUILDING PAPER
SLOPE
FULLY ADHERED ELASTOMERICDECK MEMBRANE, ICC ESR-2701
"LIFE DECK AL"
G.I. SCREED FLASHING
WITH WEEP HOLES
G.I. FLASHING
OVERFLOWDRAINPRIMARYDRAIN
L5"x5"x5/16" STEEL ANGLEWITH (4) #14x3" COUNTERSUNK
WOOD SCREW FOUR IN TO ROWS
ARCHITECTURAL
DETAILS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
D-4.2
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-DETAILS
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REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
75
76
MAP OF THIRD ADDITION TO
NEWPORT BEACH
BLOCK 39
M.M. 3/31
LOT 4
CL
SE
A
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H
O
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E
DR
I
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CL
ALLEY
LOT 5
[B
A
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B
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LOT 3
N52°46'30"E 79.33'
N3
9
°
5
3
'
3
0
"
W
2
5
.
0
3
'
20.02'
N3
9
°
3
5
'
3
0
"
W
2
4
.
9
7
'
N52°46'30"E
N52°46'30"E 54.46'N52°46'30"E 25.00'
N3
9
°
3
5
'
3
0
"
W
2
6
.
0
2
'
N39°35'30"W1.00'
BASIS OF BEARINGS
THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OFSEASHORE DRIVE HAVING A BEARING OF N39°35'30"W PER RECORD OFSURVEY NO. 2016-1204, R.S.B. 290/47.
VICINITY MAP
BENCHMARK INFORMATION
39
0
7
S
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TITLE REPORT/EASEMENT NOTES
3907 SEASHORE DRIVENEWPORT BEACH, CA 92663(APN: 423-326-05)
NO TITLE REPORT PROVIDED
LEGAL DESCRIPTION
REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS:
LOT 4 AND THAT PORTION OF LOT 5 IN BLOCK 39, THIRD
ADDITION TO NEWPORT BEACH, IN THE CITY OF NEWPORT
BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AS PER
MAP RECORDED IN BOOK 3, PAGE 31, OF MISCELLANEOUS
MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID
COUNTY, DESCRIBED AS FOLLOWS:
COMMENCING AT THE MOST EASTERLY CORNER OF LOT 5,THENCE NORTHWESTERLY ALONG THE EXISTING PROPERTYLINE, 10 FEET; THENCE IN A SOUTHWESTERLY DIRECTION 25
FEET; THENCE IN A SOUTHEASTERLY DIRECTION, 1 FOOT;
THENCE IN A NORTHEASTERLY DIRECTION, 25 FEET ALONG
THE EXISTING PROPERTY LINES, TO THE POINT OF BEGINNING.
LC
EXISTING ELEVATION
LEGEND
( )
AC ASPHALT PAVEMENT
SEARCHED, FOUND NOTHING; SETNOTHING
FS
FL
FINISHED SURFACE
FLOWLINE
FFG FINISHED FLOOR GARAGE
CONCRETE SURFACE
T.B.M.TEMPORARY BENCHMARKSET ON A LEAD & TAG STAMPED 'LS 5133'
ELEVATION = 11.22 FEET
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PAUL D. CRAFT, P.L.S. 8516 DATE
NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE
STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A
LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE
PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING
DOCUMENTS ONLY 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.
LICENSE RENEWAL DATE 12/31/24
STATEOFCALIFORNIA
PAUL DOMINICK
CRAFTExp. 12/31/24No. 8516PROFESSIONALLANDSURVEYOR
FF FINISHED FLOOR
WATER VALVEWV
EG EDGE OF GUTTER
GAS METERGM
CENTERLINE
TC TOP OF CURB
GRAPHIC SCALE
BLOCK WALL
NG NATURAL GROUND
BENCHMARK NO: NB2-7-77
DESCRIBED BY OCS 2002 FOUND 3 3\4" OCS
ALUMINUM BENCHMARK DISK STAMPED "NB2-7-77",
SET IN THE SOUTHWEST CORNER OF A 7 FT. BY 4.5
FT. CONCRETE CATCH BASIN. MONUMENT IS
LOCATED IN THE SOUTHEAST CORNER OF THEINTERSECTION OF SUPERIOR AVENUE AND PACIFICCOAST HIGHWAY, 400 FT. EASTERLY OF THECENTERLINE OF SUPERIOR AVENUE AND 48 FT.
SOUTHERLY OF THE CENTER MEDIAN ALONG PCH.
MONUMENT IS SET LEVEL WITH THE SIDEWALK.
ELEVATION: 8.565 FEET (NAVD88), YEAR LEVELED 2015
FOUND MONUMENT AS NOTEDHEREON
TB TOP OF BENCH
WOOD FENCE (WDF)
EPB ELECTRICAL PULL BOX
WATER METERWM
- LEAD AND TAG STAMPED 'LS 5133'
TVLT
SCO SEWER CLEANOUT
MONUMENT NOTES
- LEAD AND TAG STAMPED 'LS 6902'
TELEPHONE VAULT
TF TOP OF FENCE
TS TOP OF STEP
TW TOP OF WALL
OWNER INFORMATION
OWNER: KEN AND STEPHANIE BARNARD
PHONE NUMBER: (949) 456-2300 & (949) 235-9416
ADDRESS: 3907 SEASHORE DRIVE, NEWPORT BEACH, CA 92663
1/26/2024
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RATED WALL
DETAILS
PLOT REFERENCE DATE: 08-14-24
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
D-5.1
SHEET TITLE:
RITNER GROUP, INC. 2024 expressly reserves allcommon 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 ofRITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-DETAILS-RATED
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
1 03-21-24 Bldg. Dept. Corrections and Client Revisions
2 08-14-24 Bldg. Dept. Corrections and Client Revisions
84