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Home My WebLink About06_Cappy's Cafe MUP, CDP, and LM_PA2023-0191 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT January 30, 2025 Agenda Item No. 6 SUBJECT: Cappy’s Cafe (PA2023-0191) ▪ Minor Use Permit ▪ Coastal Development Permit ▪ Lot Merger SITE LOCATION: 5930 West Coast Highway and 205, 206, and 207 60th Street APPLICANT: Government Solutions, Inc OWNER: 5930 W Coast Highway LLC PLANNER: Jenny Tran, Associate Planner 949-644-3212 or jtran@newportbeachca.gov LAND USE AND ZONING • General Plan Land Use Plan Category: Visitor Serving Commercial (CV) • Zoning District: Commercial Visitor-Serving (CV) • Coastal Land Use Plan Category: Visitor Serving Commercial - (0.0 - 0.75 FAR) (CV-A) • Coastal Zoning District: Commercial Visitor-Serving (CV) PROJECT SUMMARY The applicant is requesting a minor use permit and coastal development permit to remove an existing temporary outdoor dining patio and construct a permanent 440-square-foot outdoor dining patio for an existing restaurant. The existing restaurant has a Type 47 (On- Sale General Eating Place) Alcoholic Beverage Control (ABC) License and provides live entertainment, which would continue as part of the project. No changes to the operational characteristics of the existing restaurant are requested and no late hours (i.e. after 11:00 p.m.) are proposed. Additionally, the applicant is requesting a lot merger to merge three underlying legal lots into one lot. If approved, this Minor Use Permit would supersede Use Permit No. UP1980, Use Permit No. UP862, and Accessory Outdoor Dining Permit No. 25. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) and Section 15315 under Class 15 (Minor Land Divisions) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment; and 1 Cappy’s Café (PA2023-0191) Zoning Administrator, January 30, 2025 Page 2 3) Adopt Draft Zoning Administrator Resolution No. _ approving the Minor Use Permit, Coastal Development Permit, and Lot Merger filed as PA2023-0191 (Attachment No. ZA 1). 2 Cappy’s Café (PA2023-0191) Zoning Administrator, January 30, 2025 Page 3 DISCUSSION • The property is developed with an existing 2,947 square-foot restaurant (i.e., Cappy’s Café) with a 228 square-foot outdoor dining area permitted with the approval of Accessory Outdoor Dining Permit No. 25 (Attachment No. ZA 3). The restaurant also has a Type 47 (On-Sale General – Eating Place) Alcoholic Beverage Control (ABC) License and includes live entertainment, which were permitted with the approval of Use Permit No. 862 (Attachment No. ZA 4) and Use Permit No. 1980 (Attachment No. ZA 5). • As part of the City’s response to the COVID-19 Pandemic with Emergency Order No. 2020-005, on May 28, 2020, the Community Development Director approved Emergency Temporary Use Permit No. UP2020-007 and Emergency Coastal Development Permit No. CD2020-023 that allowed temporary outdoor dining with 12 tables in the rear parking lot of the existing restaurant (i.e., Cappy’s Café). • On July 2, 2020, the Community Development Director approved Emergency Temporary Use Permit No. UP2020-063 and Emergency Coastal Development Permit No. CD2020-052 that allowed an increase for 20 tables of outdoor dining approximately 1,800 square-feet in the parking lot of Cappy’s Café. The outdoor dining temporarily displaced 14 parking spaces. • After termination of the Emergency Order on June 22, 2021, the Zoning Administrator approved Limited Term Permit No. XP2021-005 and Coastal Development Permit No. CD2021-036 on December 16, 2021, to allow a reduction to an 800 square-foot outdoor dining area for up to one year term. On December 23, 2022, the Zoning Administrator approved an extension of time of Limited Term Permit No. XP2021- 005 and Coastal Development Permit No. CD2021-036 for a one-year term to expire on December 30, 2023. Shortly thereafter, the applicant applied for permits to authorize the construction of a permanent outdoor patio. • The project proposes to remove the temporary outdoor dining patio and construct a new 440-square-foot permanent outdoor dining patio. No changes to the operational characteristics are proposed. The existing restaurant will continue to operate with a Type 47 ABC License and live entertainment and the Newport Beach Police Department (NBPD) has provided appropriate conditions of approval for the continued operation. • The Land Use Element of the General Plan designates the project site as Visitor Serving Commercial (CV) and the property is located in the Commercial Visitor- Serving (CV) Zoning District, which is intended to provide for accommodations, goods, and services intended to primarily serve visitors to the City of Newport Beach. The outdoor dining patio is an accessory to the existing restaurant that serves both residents and visitors to the City. 3 Cappy’s Café (PA2023-0191) Zoning Administrator, January 30, 2025 Page 4 • Pursuant to Section 21.40.040 (Off-Street Parking Spaces Required), a Food Service (i.e. restaurant) use requires one parking space per every 30 to 50 square- feet of net public area, including outdoor dining patio exceeding 25% of the interior net public area. The restaurant operates during daytime hours for breakfast and lunch only and is closed during typical dinner hours. The parking lot also accommodates both bicycle parking and motorcycle parking and during peak hours, restaurant staff is available to direct patrons to available parking spaces to assist in managing the flow of traffic. Staff believes a requirement of one parking space per 50 square-feet of net public area is appropriate for the existing restaurant. The project requires 30 parking spaces, and 33 parking spaces are provided. • Portions of the existing parking spaces have encroached on the adjacent property in the rear at APN 114-170-70, known as the Semeniuk Slough, with historical aerial imagery showing the location of the parking spaces for at least 60 years. A condition of approval has been included to require the owner/operator of the restaurant to inform the City should the owner/operator no longer have authorization to park on the adjacent parcel. Figure 1 below shows a historical aerial image from 1965 with vehicles partially parked on the adjacent property. Figure 1: Historical aerial imagery from 1965 for the existing restaurant with vehicles parked partially on APN 114-170-70. 4 Cappy’s Café (PA2023-0191) Zoning Administrator, January 30, 2025 Page 5 • The existing restaurant is developed over two underlying lots and the outdoor dining patio is located on a third underlying lot. The project proposes a lot merger to consolidate the three underlying lots into one single lot (Attachment No. ZA 7). • The property is located within the coastal zone. The Coastal Land Use Plan category is Visitor Serving Commercial – (0.0 – 0.75 FAR) (CV-A) and it is located within the Commercial Visitor-Serving (CV) Coastal Zone District. A coastal development permit is requested as the project results in an increase in required parking spaces. • The properties along West Coast Highway in this area of West Newport are developed with various commercial uses such as retail sales, a hotel, and several restaurants. The restaurant will continue to provide a convenient commercial service for residents and visitors to the City and the outdoor dining patio will provide an additional amenity for patrons to enjoy an outdoor dining experience in proximity to the coast. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) and Section 15315 under Class 15 (Minor Land Divisions) 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. The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing use. The project involves the removal of a temporary outdoor dining patio and the construction of a new outdoor dining patio that will be maintained on a permanent basis for an existing restaurant which is considered a negligible expansion of the existing use. The Class 15 exemption allows the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and Zoning; no variances or exceptions are required; all services and access to the proposed parcels are available; the parcel was not involved in a division of a larger parcel within the previous two years; and the parcel does not have an average slope greater than 20%. This exemption includes a lot merger of three underlying lots that will not result in the creation of any new parcels and will comply with the conditions specified above. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding 5 Cappy’s Café (PA2023-0191) Zoning Administrator, January 30, 2025 Page 6 intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the city website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 20 (zoning and Planning) and Title 21 (Local Coastal Program [LCP] Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: ____________________________ Jenny Tran, Associate Planner LAW/jt Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Accessory Outdoor Dining Permit No. 25 ZA 4 Use Permit No. 862 ZA 5 Use Permit No. 1980 ZA 6 Project Plans ZA 7 Lot Merger 6 Attachment No. ZA 1 Draft Resolution 7 RESOLUTION NO. ZA2025-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A MINOR USE PERMIT, COASTAL DEVELOPMENT PERMIT, AND LOT MERGER FOR AN OUTDOOR DINING PATIO AT AN EXISTING RESTAURANT LOCATED AT 5930 WEST COAST HIGHWAY AND 205, 206, AND 207 60TH STREET (PA2023-0191) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Government Solutions, Inc., with respect to property located at 5930 West Coast Highway and 206 60th Street, and legally described as Lots 4, 5, 6, and 7 of Block 159 of the River Section Tract and property located at 205 and 207 60th Street, and legally described as Lots 14 and 15 of Block 160 of the River Section Tract. The applicant is requesting approval of a minor use permit, coastal development permit, and lot merger. 2. On June 21, 1962, the Planning Commission approved Use Permit No. 862 to allow the sale of beer and wine for the existing restaurant. Subsequently, on April 23, 1981, the Planning Commission approved Use Permit No. 1980, to allow live entertainment for the existing restaurant. 3. On October 20, 1997, the Planning Commission approved Accessory Outdoor Dining Permit No. 25 to allow a 262 square-foot accessory outdoor dining area for the existing restaurant. 4. As part of the City’s response to the COVID-19 Pandemic with Emergency Order No. 2020-005, on May 28, 2020, the Community Development Director approved Emergency Temporary Use Permit No. UP2020-007 and Emergency Coastal Development Permit No. CD2020-023 that allowed temporary outdoor dining with 12 tables in the rear parking lot of the existing restaurant (i.e., Cappy’s Café). 5. On July 2, 2020, the Community Development Director approved Emergency Temporary Use Permit No. UP2020-063 and Emergency Coastal Development Permit No. CD2020- 052 that allowed an increase for 20 tables of outdoor dining approximately 1,800 square- feet in the parking lot of Cappy’s Café. The outdoor dining temporarily displaced 14 parking spaces. 6. After termination of the Emergency Order on June 22, 2021, the Zoning Administrator approved Limited Term Permit No. XP2021-005 and Coastal Development Permit No. CD2021-036 on December 16, 2021, to allow a reduction to an 800 square-foot outdoor dining area for up to one year term. On December 23, 2022, the Zoning Administrator approved an extension of time of Limited Term Permit No. XP2021-005 and Coastal 8 Zoning Administrator Resolution No. ZA2025-### Page 2 of 16 10-18-21 Development Permit No. CD2021-036 for a one-year term to expire on December 30, 2023. 7. The applicant is requesting a minor use permit and coastal development permit to remove an existing temporary outdoor dining patio and construct a permanent 440-square-foot outdoor dining patio for an existing restaurant. The existing restaurant has a Type 47 (On- Sale General Eating Place) Alcoholic Beverage Control (ABC) License and provides live entertainment, which would continue as part of the project. No changes to the operational characteristics of the existing restaurant are requested and no late hours (i.e. after 11:00 p.m.) are proposed. Additionally, the applicant is requesting a lot merger to merge three underlying legal lots into one lot. If approved, this Minor Use Permit would supersede Use Permit No. UP1980, Use Permit No. UP862, and Accessory Outdoor Dining Permit No. 25. 8. The subject property is designated Visitor Serving Commercial (CV) by the General Plan Land Use Element and is located within the Commercial Visitor-Serving (CV) Zoning District. 9. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Visitor Serving Commercial – (0.0 – 0.75 FAR) (CV-A) and it is located within the Commercial Visitor-Serving (CV) Coastal Zoning District. 10. A public hearing was held on January 30, 2025, online via Zoom. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) and Section 15315 under Class 15 (Minor Land Divisions) 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 Class 1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing use. The project involves the removal of a temporary outdoor dining patio and the construction of a new outdoor dining patio that will be maintained on a permanent basis for an existing restaurant which is considered a negligible expansion of the existing use. 3. The Class 15 exemption allows the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and Zoning; no variances or exceptions are required; all services and access to the proposed parcels are available; the parcel was not involved in a division of a larger parcel within the previous two years; and the parcel does not have 9 Zoning Administrator Resolution No. ZA2025-### Page 3 of 16 10-18-21 an average slope greater than 20%. This exemption includes a lot merger of three underlying lots that will not result in the creation of any new parcels and will comply with the conditions specified above. SECTION 3. REQUIRED FINDINGS. Minor Use Permit In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits - Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan; Facts in Support of Finding: 1. The General Plan land use category for the property is Visitor Serving Commercial (CV), which is intended to provide for accommodations, goods, and services intended to primarily serve visitors to the City of Newport Beach. The restaurant is located on West Coast Highway in West Newport and accommodates both residents and visitors to the City. The restaurant has a temporary outdoor dining patio that was constructed as a result of the COVID-19 Pandemic and the project proposes to remove the temporary outdoor dining patio and construct a new permanent outdoor dining patio to enhance the existing restaurant. 2. The property is in the West Newport area and pursuant to Land Use Element Policy LU 3.3 (Opportunities for Change) of the General Plan, the West Newport area supports the consolidation of retail and visitor-serving commercial uses, and new residential opportunities. The existing restaurant serves as a visitor-serving commercial use and the project proposes to consolidate three underlying lots into a single lot for the benefit of the restaurant and to allow construction of the outdoor dining patio. 3. The property is not part of a specific plan. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; Facts in Support of Finding: 1. The property is in the Commercial Visitor-Serving (CV) Zoning District that is intended to provide for areas appropriate for accommodations, goods, and services intended to serve primarily visitors to the City. The existing restaurant is within an area that is heavily frequented by both residents and visitors to the City and the outdoor patio area will 10 Zoning Administrator Resolution No. ZA2025-### Page 4 of 16 10-18-21 provide an additional amenity to the restaurant for visitors to enjoy an outdoor dining experience in proximity to the coast. 2. A Food Service, Eating and Drinking Establishment land use (i.e., a restaurant) is allowed in the CV Zoning District with approval of a minor use permit. 3. The property is within the coastal zone and pursuant to Section 21.40.040 (Off-Street Parking Spaces Required), a Food Service use requires one parking space per every 30 to 50 square-feet of net public area, including outdoor dining areas exceeding 25% of the interior net public area. The restaurant operates during daytime hours for breakfast and lunch only and is closed during typical dinner hours. The parking lot also accommodates both bicycle parking and motorcycle parking and during peak hours, restaurant staff is available to direct patrons to available parking spaces to assist in managing the flow of traffic. The restaurant offers live entertainment within the interior of the restaurant; however, no dancing is permitted and there is no stage for patrons to congregate. Therefore, Staff believes a requirement of one parking space per 50 square-feet of net public area is appropriate for the existing restaurant. 4. The indoor net public area for the restaurant is 1,032 square-feet. The restaurant has an existing 228 square-foot outdoor dining patio along the side of the restaurant, and the project proposes a new 440 square-foot outdoor dining patio at the rear of the property for a total outdoor dining area of 668 square-feet. Of the 668 square-feet, 258 square-feet may be excluded from the parking calculations (25% of the indoor net public area). In total, 30 parking spaces are required and there are 33 parking spaces provided. 5. The property at 5930 West Coast Highway will provide 13 parking spaces and the property at 205 and 207 60th Street will provide 20 parking spaces. Although the parking spaces are on different properties, the properties are owned in common, and a recorded parking agreement has been in place since 1961 to ensure the parking remains available for use by the restaurant. 6. Seven parking spaces are located partially on the adjacent property at APN 114-170- 70, known as the Semeniuk Slough. Historical aerial imagery shows the location of the parking spaces in this area for at least 60 years. A condition of approval has been included to require the owner/operator of the restaurant to obtain rights to use this area Location/Description Net Public Area (SQ. FT) Parking Spaces Required Parking Rate Indoor Net Public Area 1,032 21 1 per 50 sq. ft. Outdoor Dining Patio (Excluded from Parking) 258 0 0 Outdoor Dining Patio (Included in Parking) 410 9 1 per 50 sq. ft. Total 1,700 30 1 per 50 sq. ft. 11 Zoning Administrator Resolution No. ZA2025-### Page 5 of 16 10-18-21 and inform the City should the owner/operator no longer have authorization to park on the adjacent parcel. 7. Use Permit No. 862 approved on June 21, 1962, by the Planning Commission allowed for the sale of beer and wine at the restaurant. Since then, the restaurant has operated with a Type 47 (On-Sale General – Eating Place) ABC License for over 30 years which, at the time the license was modified, did not require an amendment to the use permit. The existing restaurant will continue to operate with a Type 47 ABC License and the Newport Beach Police Department (NBPD) has provided conditions of approval to ensure the restaurant will continue to operate without potential conflicts with the surrounding land uses. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; Facts in Support of Finding: 1. The new outdoor dining patio does not substantially change the operational characteristics of the existing restaurant. The outdoor dining patio would serve as an accessory to the existing restaurant and would complement the dining experience for patrons of the establishment with additional seating options. 2. Use Permit No. 1980 approved on April 23, 1981, to allow live entertainment for the restaurant and included conditions of approval to confine all live entertainment and any accompanying music to the interior of the restaurant facility. Condition of Approval No. 2 is included to retain this condition. 3. The restaurant will remain complementary to the other uses along West Coast Highway which include retail stores, a hotel, and several restaurants. Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and Facts in Support of Finding: 1. The project site is located on West Coast Highway in West Newport that has heavy vehicular traffic and pedestrian activity. The property has operated as a restaurant for over 60 years and as Cappy’s Café for over 40 years. The restaurant has operated with a temporary outdoor dining patio since May 2020 with no major issues and the project will allow the restaurant to retain a permanent outdoor dining patio. 12 Zoning Administrator Resolution No. ZA2025-### Page 6 of 16 10-18-21 2. The property is accessible from West Coast Highway and 60th Street. The additional parking located at 205 and 207 60th Street is accessed through the property with a dedicated unobstructed drive aisle. Additionally, restaurant staff will assist in guiding patrons to available parking spaces during peak hours. 3. The project has been reviewed by the City’s Public Works Department and Fire Prevention Division (Fire Department) to ensure adequate public and emergency vehicle access, public services, and utilities are provided on the property. Finding: E. Operation of the use at the location proposed would 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 of the proposed use. Facts in Support of Finding: 1. Fact 7 in support of Finding B is hereby incorporated by reference. 2. The project includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance within the facility, adjacent properties, or surrounding public areas, sidewalks, or parking lots of the restaurant, during business hours, if directly related to the patrons of the establishment. 3. The outdoor dining area is situated behind the restaurant towards the rear of the property and is not adjacent to West Coast Highway. Adequate access is provided through the property and the outdoor dining area will not obstruct any required access or parking. 4. The existing restaurant operates primarily during typical breakfast and lunchtime hours and no late hours are proposed. The restaurant has served as a local establishment for residents and visitors to the West Newport area and the outdoor dining area will add an additional amenity for patrons to the restaurant. Coastal Development Permit In accordance with Section 21.52.015(F) (Coastal Development Permits - Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: F. Conforms to all applicable sections of the certified Local Coastal Program; 13 Zoning Administrator Resolution No. ZA2025-### Page 7 of 16 10-18-21 Facts in Support of Finding: 1. The Coastal Land Use Plan (CLUP) designates the property as Visitor Serving Commercial (CV-A) which is intended to provide for accommodations (e.g., hotels, motels, hostels), goods, and services intended to primarily serve visitors to the City of Newport Beach. The property is developed with an existing restaurant that has served the City for over 60 years and the project proposes an outdoor dining patio in an area that currently has a temporary outdoor dining patio. 2. The project complies with applicable development standards including, but not limited to, floor area limitation, setbacks, and height. a. The project proposes to merge three lots that will total approximately 7,991 square-feet. The maximum floor area limitation is 3,999.5 square-feet (0.50 FAR) (after the lot merger) and the total floor area of the existing restaurant is 2,947 square-feet. b. The CV Coastal Zoning District only requires a side setback when a property abuts a residential use and only requires a rear setback when the property abuts either an alley or a residential use. No front setback is required. As the subject property does not abut any residentially zoned properties and abuts open space to the rear, no building setbacks are required. c. The base height limit for the CV Zoning District is 26 feet for flat elements and 31 feet for sloping roofs (minimum 3:12 slope). The proposed outdoor dining patio is approximately 15-feet, six-inches. d. The restaurant, with the proposed outdoor dining patio, requires 30 parking spaces and the property provides 33 on-site parking spaces. No on-street parking spaces along West Coast Highway will be removed or impacted. Therefore, public parking will not be impacted as part of the project. 3. The property has no native vegetation, habitat, or landscaping on-site or along the West Coast Highway frontage. The proposed outdoor dining patio has no potential to impact biological resources. 4. The closest public viewpoint is approximately 180-feet to the north of the property at Newport Shores Park, as designated in the CLUP. An existing structure at 6001 Coast Boulevard sits between Newport Shores Park and the outdoor dining patio and, therefore, is not visible from this viewpoint. 5. The nearest coastal view road is at the intersection of West Coast Highway and Superior Avenue which is over 2,500 feet east of the property. The project is located entirely on private property and is not within proximity of this intersection to inhibit any coastal views. Additionally, the outdoor dining patio is designed to complement the existing restaurant. The project does not have the potential to degrade the visual quality of the coastal zone or result in significant adverse impacts to public view. 14 Zoning Administrator Resolution No. ZA2025-### Page 8 of 16 10-18-21 Finding: G. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone; Facts in Support of Finding: 1. The project site is not 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 proposes a permanent outdoor dining area for an existing restaurant to complement the existing business and adequate parking is provided. Therefore, the project does not involve a change in land use, density, or intensity that will result in increased demand for public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 2. Vertical and lateral access to the beach is available at the intersection of West Coast Highway and Prospect Street approximately 630-feet west of the property. The project proposes an outdoor dining area that is entirely on private property and does not include any features that would obstruct access along this route. Lot Merger In accordance with Section 19.68.030(H) (Lot Mergers – Required Findings) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: H. Approval of the merger will not, under the circumstances of this particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City, and further that the proposed lot merger is consistent with the legislative intent of this title; Facts in Support of Finding: 1. The project is consistent with the purpose and intent pursuant to Section 19.04.020 (Purpose and Applicability) of the NBMC. The lot merger will not result in the creation of additional parcels, as it will remove two interior lot lines to merge three underlying lots into one single lot. The proposed outdoor dining patio will be constructed entirely within the merged lot. 2. The proposed outdoor dining patio will be subject to the requirements of Title 20 (Planning and Zoning), which is intended to promote orderly development, protect 15 Zoning Administrator Resolution No. ZA2025-### Page 9 of 16 10-18-21 neighborhood character, and preserve public health, safety, and general welfare of the City. Further, the project has been reviewed by the Building Department, Public Works Department, and Fire Department. Finding: I. The lots to be merged are under common fee ownership at the time of the merger; Fact in Support of Finding: 1. The three underlying lots to be merged are under common ownership, as evidenced by the Preliminary Title Report submitted with the application. Finding: J. The lots as merged will be consistent or will be more closely compatible with the applicable zoning regulations and will be consistent with other regulations relating to the subject property including, but not limited to, the General Plan and any applicable Coastal Plan or Specific Plan; Facts in Support of Finding: 1. Facts in support of Finding A are hereby incorporated by reference. 2. Facts in support of Finding F are hereby incorporated by reference. 3. The existing restaurant and temporary outdoor dining patio are currently constructed across lot lines. The lot merger will allow the existing restaurant and new outdoor dining patio to be constructed entirely on one lot. Finding: K. Neither the lots as merged nor adjoining parcels will be deprived of legal access as a result of the merger; Fact in Support of Finding: 1. No adjoining parcels will be deprived of legal access as a result of the merger. The west side of the property will continue to be accessed by 60th Street. Additionally, the alley on the east side of the property will remain. Finding: L. The lots as merged will be consistent with the pattern of development nearby and will not result in a lot width, depth or orientation, or development site that is incompatible with nearby lots. In making this finding, the review authority may consider the following: 16 Zoning Administrator Resolution No. ZA2025-### Page 10 of 16 10-18-21 i. Whether development of the merged lots could significantly deviate from the pattern of development of adjacent and/or adjoining lots in a manner that would result in an unreasonable detriment to the use and enjoyment of other properties. ii. Whether the merged lots would be consistent with the character or general orientation of adjacent and/or adjoining lots. iii. Whether the merged lots would be conforming or in greater conformity with the minimum lot width and area standards for the zoning district. Facts in Support of Finding: 1. Any development on the merged lots will be required to meet all applicable development standards and, therefore, will not significantly deviate from the pattern of development of adjacent and/or adjoining lots in a manner that would result in an unreasonable detriment to the use and enjoyment of other properties. 2. The restaurant currently has a temporary outdoor patio that was installed during the COVID-19 Pandemic that crosses over an underlying lot line. The project will allow a permanent outdoor dining patio to be constructed within a smaller footprint that would not be constructed across lot lines. 3. The parcels that front West Coast Highway vary in size with the adjacent lot at 6000 West Coast Highway approximately at 5,100 square-feet and the next property at 6030 West Coast Highway approximately at 17,700 square-feet. The merged lot for the project will be approximately 7,991 square-feet. The new lot would generally be consistent with the lot sizes in the vicinity of the property. 4. The CV Zoning District does not have a minimum lot area or lot width. The existing property at 5930 West Coast Highway has a lot area of 5,049 square feet and a 0.50 FAR, which allows for a 2,524.5 square-feet structure. The existing restaurant is approximately 2,947 square feet and exceeds the allowed FAR (0.58 FAR) for that single parcel. The lot merger will merge three underlying lots, which will allow the maximum square footage to be 3,999.5 square feet. Therefore, the existing restaurant will be in compliance with the 0.50 FAR limitation. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this project is categorically exempt from the California Environmental Quality Act pursuant to Section 15301 under Class 1 (Existing Facilities) and Section 15315 under Class 15 (Minor Land Divisions) 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. 17 Zoning Administrator Resolution No. ZA2025-### Page 11 of 16 10-18-21 2. The Zoning Administrator of the City of Newport Beach hereby approves the minor use permit, coastal development permit, and lot merger subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program (LCP) Implementation Plan), of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. 4. This resolution supersedes Use Permit No. 862, Use Permit No. 1980, and Accessory Outdoor Dining Permit No. 25 which upon vesting of the rights authorized by this minor use permit, coastal development permit, and lot merger (PA2023-0191), shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 30TH DAY OF JANUARY 2025. _____________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 18 Zoning Administrator Resolution No. ZA2025-### Page 12 of 16 10-18-21 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. Live entertainment and any accompanying music shall be confined to the interior of the restaurant facility. 3. The hours of operation for the restaurant shall be between 6:00 a.m. and 11:00 p.m., daily. 4. The owner/operator shall obtain rights for the use of private property located at APN 114-170-70 for parking. Should the parking spaces on APN 114-170-70 no longer be available for use by the owner/operator, the owner/operator shall immediately notify the Community Development Director. The Community Development Director shall establish a reasonable period of time in which one of the following shall occur: 1) Substitute parking acceptable to the Director, or 2) the size or intensity of use authorized by this Minor Use Permit is reduced in proportion to the parking spaces lost, or 3) the owner or operator of the project must obtain a parking reduction pursuant to NBMC Section 20.40.110 and Section 21.40.110 (Adjustments to Off-Street Parking Requirements) rendering the parking on APN 114-170-70 unnecessary. 5. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 6. 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 Minor Use Permit, Coastal Development Permit, and Lot Merger. 7. This Minor Use Permit, Coastal Development Permit, and Lot Merger filed as PA2023- 0191 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 8. This Minor Use Permit, Coastal Development Permit, and Lot Merger may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 19 Zoning Administrator Resolution No. ZA2025-### Page 13 of 16 10-18-21 9. Any change in operational characteristics, expansion in area, or other modification to the approved plans, may require an amendment to this Minor Use Permit, Coastal Development Permit, and Lot Merger or the processing of a new Minor Use Permit, Coastal Development Permit, and Lot Merger. 10. 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. 11. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 12. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 13. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control) of the NBMC and other applicable noise control requirements of the NBMC. 14. 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 current business owner, property owner, or the leasing agent. 15. Construction activities shall comply with Section 10.28.040 (Construction Activity – Noise Regulations) of the NBMC, 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. 16. No outside paging system shall be utilized in conjunction with this establishment. 17. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 18. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right-of-way. 20 Zoning Administrator Resolution No. ZA2025-### Page 14 of 16 10-18-21 19. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 20. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 21. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 22. Storage outside of the building in the front, sides, or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 23. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 24. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to the City’s approval of Cappy’s Cafe including but not limited to, Minor Use Permit, Coastal Development Permit, and Lot Merger (PA2023-0191). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit, or proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages, which the City incurs in enforcing the indemnification provisions outlined in this condition. The applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition. Fire Department 25. New elevator shall be gurney-accommodating in accordance with Article 30 of the California Building Code (2001 edition). 21 Zoning Administrator Resolution No. ZA2025-### Page 15 of 16 10-18-21 26. Automatic fire sprinklers shall be required for all new construction. The sprinkler system shall be monitored by an Underwriters Laboratories (UL) certified alarm service company. 27. A Soil Gas Investigation and Mitigation Plan shall be prepared by a licensed California Civil Engineer and Certified Geologist and submitted to the City’s Building Division and Fire Department for review and approval. 28. Fire extinguishers and emergency exit lighting shall be provided in accordance with the Newport Beach Fire Department. 29. Any heating elements or use of liquid petroleum gas for heating shall be reviewed and approved by the Newport Beach Fire Department. Building Division 30. 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. Public Works 31. Prior to the issuance of building permits, the lot merger shall be submitted to the Public Works Department for final map review and approval. All applicable fees shall be paid and the approved final map (lot merger) shall be recorded with the County recorder. Police Department 32. All owners, managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages within 60 days of hire. This training must be updated every three years regardless of certificate expiration date. The certified program must meet the standards of the certifying/licensing body designated by the State of California. The establishment shall comply with the requirements of this section within 60 days of approval. Records of each owner’s manager’s and employee’s successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 33. The applicant shall comply with all federal, state, and local laws, and all conditions of the Alcoholic Beverage License. Material violation of any of those laws or conditions in connection with the use is a violation and may be cause for revocation of the use permit. 34. No games or contests requiring or involving the consumption of alcoholic beverages shall be allowed. 22 Zoning Administrator Resolution No. ZA2025-### Page 16 of 16 10-18-21 35. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs which are clearly visible to the exterior shall constitute a violation of this condition. 36. The operator of the facility shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by patrons, food service operations, and mechanical equipment. Pre-recorded music may be played in the tenant space, provided exterior noise levels outlined below are not exceeded. All noise generated by the proposed use shall comply with the provisions of NBMC Chapter 10.26 (Community Noise Control) and other applicable noise control requirements of the NBMC. 37. All owners, managers and employees must abide by all laws and conditions of the Alcoholic Beverage License. 38. No outdoor sound system, loudspeakers, or paging system shall be permitted in conjunction with the facility. 39. Proper signs indicating, “No Alcohol Beyond this Point” should be displayed at all patio exits. 40. The outdoor patio must be licensed by the Department of Alcoholic Beverage Control prior to alcohol service being conducted. 41. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 23 Attachment No. ZA 2 Vicinity Map 24 VICINITY MAP Minor Use Permit, Coastal Development Permit, and Lot Merger (PA2023-0191) 5930 West Coast Highway and 205, 206, and 207 60th Street Subject Property (Restaurant and Outdoor Dining Patio) Subject Property (Parking) Subject Property (Parking) Subject Property (Restaurant and Outdoor Dining Patio) 25 Attachment No. ZA 3 Accessory Outdoor Dining Permit No. 25 26 27 28 29 30 31 32 33 34 Attachment No. ZA 4 Use Permit No. 862 35 36 37 38 39 40 Attachment No. ZA 5 Use Permit No. 1980 41 42 43 44 45 46 47 48 49 50 51 52 53 Attachment No. ZA 6 Project Plans 54 (3$&,),&&2$67+:< 6767 7+67 352-(&76,7(&2$67$/%/9' /$1&$67(567 1(:32576+25(6'5 %2'<2):$7(5 (;,67,1*5(67$85$17 UUPGHVLJQFRP_ &$0,12&$3,675$1268,7(6$1-8$1&$3,675$12&$ 12 5(9,6,21 '$7( 352-(&70$1$*(5 '5$:1%< &+(&.('%< '$7( 352-(&7180%(5 6+((7 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6&$/( $ $ $&5</,&72)5$0,1*'(7$,/ 6&$/( $ $ $&5</,&72($9('(7$,/ 6&$/( $ 3(53(1',&8/$5$&&3$5.,1* 6&$/( $ $&&3$5.,1*67$//6,*1 6&$/( $ 6,*13267)227,1* 6&$/( $ $&&72:,1*6,*1$&&67$// 68 DETAIL REFERENCE BUBBLE WITH LEADER DRAG STRUT CONNECTION MOMENT CONNECTION WIDE FLANGE STEEL COLUMN NUMBER OF EVENLY SPACED STEEL HSS TUBE COLUMN WELDED WIRE FABRIC ELEVATION OF WALL OR FRAME SLOPED SURFACE INDICATES SAND OR GROUT INDICATES GRAVEL EARTH LAYER NORTH ARROW SLOPE FULL HEIGHT SECTION INDICATOR DETAIL REFERENCE BUBBLE BEAM CAMBER AT MID-SPAN SPECIAL STUD SPACING SEE TYPICAL DOUBLE ANGLE BRACE STEEL IN CROSS SECTION FULL HEIGHT STIFFENER CONNECTION STEPPED FOOTING TOP/BOTTOM OF ELEVATIONS TOP OF STEEL ± ELEVATION MEMBER SPLICE STEEL HSS OR PIPE COLUMN (WWF LAYER) STEPPED SURFACE; FLOOR DEPRESSION ANGLE BRACE SHEAR STUDS STEEL DETAILS - S- BOT OF EL = (-X'-X") BOTTOM STEPPED FOOTING WOOD POST XXX'-X" INDICATES SHEAR WALL TYPE AND LENGTH, PER SHEAR WALL SCHEDULE INDICATES HEADER @ OPENING PER HEADER SCHEDULE INDICATES SPAN AND DIRECTION OF PREFABRICATED ROOF TRUSS (BY OTHERS) INDICATES SPAN AND DIRECTION OF ROOF RAFTER OR FLOOR JOIST WITH WEB STIFFENERXX INDICATES BEARING WALL SHADED AREA INDICATES CALIFORNIA FRAMING SHADED AREA INDICATES FOOTPRINT OF FLOOR ABOVE INDICATES SPAN AND DIRECTION OF ROOF RAFTER OR FLOOR JOISTXX INDICATES EXTENTS OF FRAMING OR OTHER STRUCTURAL ELEMENT INDICATES TOP PLATE SPLICE NAILING PER SCHEDULE INDICATES PAD FOOTING TYPE PER SCHEDULE 1x INDICATES SHEAR WALL STRAP / HOLDOWN TYPE PER SCHEDULE X F1 S-101 SH E E T I N D E X , AB B R E V I A T I O N S , & S Y M B O L S INDICATES BEARING CMU WALL BELOW INDICATES BEARING CMU WALL ABOVE INDICATES NON-BEARING CMU WALL BELOW INDICATES NON-BEARING CMU WALL ABOVE INDICATES EXISTING BEARING CMU WALL INDICATES BEARING CONCRETE WALL BELOW INDICATES EXISTING NON-BEARING CMU WALL INDICATES NON-BEARING CONCRETE WALL BELOW INDICATES BEARING CONCRETE WALL ABOVE INDICATES NON-BEARING CONCRETE WALL ABOVE INDICATES EXISTING NON-BEARING CONCRETE WALL INDICATES BEARING WOOD WALL BELOW INDICATES BEARING WOOD WALL ABOVE INDICATES PLYWOOD SIDE FOR SHEARWALL INDICATES NON-BEARING WOOD WALL BELOW INDICATES NON-BEARING WOOD WALL ABOVE INDICATES EXISTING BEARING WOOD WALL INDICATES EXISTING NON-BEARING WOOD WALL INDICATES EXISTING BEARING CONCRETE WALL KSI FOOTING HEIGHT INCLUDE INFORMATION INCL INFO JST INSP INT JOINT JOIST KIPS ID I-JST IN IF HT INCH GRADE BEAM HORIZONTALGROUND HIGH POINT H or HORIZ HP GB GRND FACE OF MASONARY FOOT; FEET FOM FJ ELEVATOR EDGE NAIL EMBEDMENT EXISTING EXTERIOR EACH WAY EQUAL OR EQUIVALENT EXIST or (E) FDN EW ELEV ES EQUIP EQ STRUCTURAL STEEL SHAPES WT, ST, MT MC AMERICAN STD CHANNEL SHAPE MISC CHANNEL SHAPE THRU THK T & G T & B TOC TO TB STRUCT STIFF STL SW THREADED TEMPERATURE; TEMPORARY STIFFENERS STEEL STANDARD AMERICAN WOOD PRESERVERS ASSOCIATION CONSTRUCTION JOINT; CONTROL JOINT COMPLETE JOINT PENETRATION WELD DIAPHRAGM DRAWING DIAMETER DOWEL EACH FACE ELEVATION EF EL DWL EACH DIM DIAG CONTRACTOR CONSTRUCTION CUBIC FOOT PENNY (NAIL OR BAR DIA) CONNECTION; CONNECT CONCRETE DBL CU FT d DETAIL CONSTR CONTR CJP CONT CONN CONC BEARING CENTER OF GRAVITY CENTER TO CENTER CANTILEVER CAMBER COMPRESSION COLUMN CONCRETE MASONRY UNIT CLR COMP CMU CJ CL BTWN BLOCKING BN BM BLOCK BLDG ASTM AITC SPECS SN SPCG SHTG SEP PSI PVMT # PSL SHEATHING SHEET SECTION PARTIAL JOINT PENETRATION WELD REINFORCE; REINFORCING PARALLEL STRAND LUMBERPAVEMENT REFERENCE REQUIRED PLATE WASHER PREFABRICATED PLYWOOD ORIGINAL OD PI L PC OPP NO or # OC MIN (N) MFR PONDS PER LINEAL FOOT PROPERTY LINE PERPENDICULARADDL APPROXIMATEARCHITECTURAL; ARCHITECT ADJACENT ARCH APA AESS ALUM ALT ADJ ANCHOR BOLT AMERICAN CONCRETE INSTITUTE AB LINEAL FOOT POUND(S) LOW POINT LEVEL OR LAMINATED VENEER LUMBER MACHINE BOLT MASONRY MATERIAL LINEAL; LINEAR LONG SLOTTED HOLES LONG LEG VERTICAL LF LT WT MAS MAX MATL LVL LLV LLH AMERICAN PLYWOOD ASSOCIATION) KIPS PER SQUARE INCH FTG HORIZONTALLY SLOTTED HOLESHSH INSIDE DIAMETER INSIDE FACE I-JOIST INSPECTION INTERIOR JT K GALVANIZED HANGER GLUED LAMINATED BEAM HGR GR GLB GALV GA GRADE GAUGE FACE OF CONCRETE FIELD NAIL FLANGE FLOOR JOIST FRAMING FACE OF WALLFACE OF STUD FT FRMG FOWFOS FN FOC FLGFLR FIN FLOOR FINISH ENGINEER EACH SIDE EQUIPMENT FOUNDATIONEXT ENGR ENEMBED TYPICALTYP PIPE-X PIPE-XX HSS C PIPE L W WWF WD WP W/O W/ UNO VSH VERT UT DBL EXTRA STRONG PIPE SHAPE EXTRA STRONG PIPE SHAPE HOLLOW STRUCTURAL SECTION STANDARD PIPE SHAPESTRUCT TEE SHAPE ANGLE SHAPE W SHAPE WELDED WIRE FABRICWORK POINT; WATERPROOF WOOD WITHOUTWITHVERTICAL SLOTTED HOLES ULTRA-SONIC TEST UNLESS NOTED OTHERWISE VERTICAL TOP or T THR TOW TOS TOF TEMP STIRR SYM SS SSL STGR STD SQ TOP OF STEEL/TOP OF SLAB TOP OF CURB; TOP OF CONCRETE THICKNESS/THICK THROUGH TOP OF WALL TOP TOP OF FOOTING TONGUE & GROOVE TOP AND BOTTOM TOP OF TIE BEAM SYMMETRICALSHEAR WALLSTRUCTURAL STIRRUP SHORT SLOTTED HOLES STAINLESS STEEL STAGGER SQUARE AWPA AMERICAN SOCIETY FOR TESTING MATERIALS AMERICAN INSTITUTE OF TIMBER CONSTRUCTION DOUGLAS FIR/LARCHDF DIMENSION DIAGONAL ELECTRICAL EXPANSION JOINT DWG ELEC EJ EA DIAPH DN DOWN CENTER DEPARTMENT DOUBLE COUNTERSINK; COUNTERSUNK CONTINUE; CONTINUOUS CTR DEPT DET CTSK BETWEEN CLEARANCE; CLEAR CENTER LINE CAST-IN-PLACE COL CIP BRG CAM OR C CANT CG CC BUILDING BOUNDARY NAIL BOTTOM AMERICAN WELDING SOCIETY BLK BOT OR B BRC BLKG BRACE BEAM AWS SOG SIM SCHED RF Ø SHT SECT REINF REF REQD PREFAB PLY PT PW PSF PJP PROP SPECIFICATIONS SLAB ON GRADE SHEAR NAIL SPACING SIMILAR ROUND; DIAMETER ROOF SEPARATION SCHEDULE POUNDS PER SQUARE INCH POUNDS PER SQUARE FOOT POUND; NUMBER PRESSURE TREATED PROPERTY MECHANICAL NEW NORTH ON CENTER NOT TO SCALE NUMBER OPENING OPPOSITE OUTSIDE FACE ORIENTED STRAND BOARD OPPOSITE HAND MINIMUM; MINUTE OUTSIDE DIAMETER MISCELLANEOUS MANUFACTURER PARA OR // PLF PL PLCS P OR PL. PERP OPNG OSB ORIG OH OF NTS MECH MISC N PLYWOOD INDEX PRECAST; PIECE PLATE PLACES PARALLEL ARCHITECTURAL EXPOSED STRUCTURAL STEEL AMERICAN NATIONAL STANDARDS INSTITUTE AMERICAN INSTITUTE OF STEEL CONSTRUCTION ADDITIONAL ANCHOR ALTERNATE ALUMINUM APPROVED ENGINEERED WOOD ASSOCIATION (FORMERLY THE ANCH APPROXAPPVD ANSI AISC ACI LIGHTWEIGHT MAXIMUM LONG LEG HORIZONTAL MB LPLSH LIN LB(S) OR # DIA OR Ø LAMINATED STRAND LUMBERLSL ABOVE AND BELOWA & B RR ROOF RAFTER POST ABOVEPA FLOOR TIE ABOVEFTA KING POSTKP WO WHERE OCCURS ABOVEABV KING STUDKS TS TRIMMER STUD INDICATES CONTINUOUS FOOTING TYPE PER SCHEDULEC1 SHEET INDEXWALL TYPESSYMBOLS ABBREVIATIONS S-101 S-101 - SHEET INDEX, ABBREVIATIONS, & SYMBOLS S-102 S-102 - GENERAL NOTES S-103 S-103 - GENERAL NOTES S-104 S-104 - SPECIAL INSPECTIONS & TESTS S-201 S-201 - FOUNDATION PLANS S-202 S-202 - ROOF FRAMING PLAN S-301 S-301 - TYPICAL CONCRETE DETAILS S-302 S-302 - CONCRETE DETAILS S-401 S-401 - TYPICAL WOOD DETAILS DO DO OVER HEADERHDR N:\ 2 8 0 0 \ 2 8 7 4 - 0 1 - C O 2 2 - 5 9 3 0 - W e s t - C o a s t - H w y - R e s t a u r a n t - A d d i t i o n \ S t r u c t u r a l \ C o n D o c s \ S h e e t - F i l e s \ 2 8 7 4 - 0 1 - C O 2 2 - S 1 0 1 . d w g , S 1 0 1 , O c t 22 , 2 0 2 4 9 : 0 9 a m , C P r e s s l e r PROJECT MANAGER DRAWN BY PROJECT NUMBER CHECKED BY SHEET October 16, 2024 2874-01-CO22 DATE NO.REVISION DATE CA P P Y ' S C A F E 59 3 0 W E S T C O A S T H W Y , NE W P O R T B E A C H , C A 9 2 6 6 3 A. MERCADO M. DOREMUS M. DOREMUS TH I R D S U B M I T T A L S E T THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF RRM DESIGNGROUP AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS ORUSED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIEDPROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH THESE DRAWINGSOR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESERESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEWSHALL NOT BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.RRM DESIGN GROUP COPYRIGHT 2023RRM IS A CALIFORNIA CORPORATION rrmdesign.com | (805) 543-1794 3765 S. Higuera, San Luis Obispo, CA 93401 CONSULTANT AGENCY PRELIMINARY NOT FOR CON S T R U C T I O N 69 S-102 N:\ 2 8 0 0 \ 2 8 7 4 - 0 1 - C O 2 2 - 5 9 3 0 - W e s t - C o a s t - H w y - R e s t a u r a n t - A d d i t i o n \ S t r u c t u r a l \ C o n D o c s \ S h e e t - F i l e s \ 2 8 7 4 - 0 1 - C O 2 2 - S 1 0 2 . d w g , S 1 0 2 , O c t 22 , 2 0 2 4 9 : 0 9 a m , C P r e s s l e r PROJECT MANAGER DRAWN BY PROJECT NUMBER CHECKED BY SHEET October 16, 2024 2874-01-CO22 DATE NO. REVISION DATE CA P P Y ' S C A F E 59 3 0 W E S T C O A S T H W Y , NE W P O R T B E A C H , C A 9 2 6 6 3 A. MERCADO M. DOREMUS M. DOREMUS TH I R D S U B M I T T A L S E T THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF RRM DESIGNGROUP AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS ORUSED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIEDPROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH THESE DRAWINGSOR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESERESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEWSHALL NOT BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.RRM DESIGN GROUP COPYRIGHT 2023RRM IS A CALIFORNIA CORPORATION rrmdesign.com | (805) 543-1794 3765 S. Higuera, San Luis Obispo, CA 93401 CONSULTANT AGENCY PRELIMINARY NOT FOR CON S T R U C T I O N 1. ALL WORK SHALL CONFORM TO THE MINIMUM STANDARDS OF THE FOLLOWING CODES AND STANDARDS: A. 2022 CALIFORNIA BUILDING CODE, PART 2, VOLUME 2 OF 2, AND TITLE 24 C.C.R. 2022 EDITION ANDLATEST REVISIONS (INCLUDING SUPPLEMENTS AND ERRATA) HEREIN REFERRED TO AS “THE CODE”. B. ANY OTHER REGULATING AGENCIES WHICH HAVE AUTHORITY OVER ANY PORTION OF THE WORK,INCLUDING THE STATE OF CALIFORNIA DIVISION OF OCCUPATIONAL SAFETY AND HEALTH (CAL/OSHA). C. CODES & STANDARDS REFERENCED IN THE CODE OR LISTED IN THESE NOTES AND SPECIFICATIONS. 2. ALL DRAWINGS ARE CONSIDERED TO BE A PART OF THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALLBE RESPONSIBLE FOR THE REVIEW AND COORDINATION OF ALL DRAWINGS AND SPECIFICATIONS PRIOR TO THE START OF CONSTRUCTION. ANY DISCREPANCIES THAT OCCUR SHALL BE BROUGHT TO THE ATTENTION OFTHE ARCHITECT PRIOR TO START OF CONSTRUCTION SO THAT A CLARIFICATION CAN BE ISSUED. ANY WORKPERFORMED IN CONFLICT WITH THE CONTRACT DOCUMENTS OR ANY CODE REQUIREMENTS SHALL BECORRECTED BY THE CONTRACTOR AT THEIR OWN EXPENSE AND AT NO EXPENSE TO THE OWNER ORARCHITECT. 3. NOTES AND DETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER GENERAL NOTES AND TYPICAL DETAILS.WHERE NO DETAILS ARE GIVEN, CONSTRUCTION SHALL BE AS SHOWN FOR SIMILAR WORK. 4. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS PRIOR TO STARTING CONSTRUCTION. THE ARCHITECT SHALLBE NOTIFIED OF ANY DISCREPANCIES OR INCONSISTENCIES. IN NO INSTANCE SHALL DIMENSIONS BE SCALEDFROM THE DRAWINGS. 5. SEE ARCHITECTURAL DRAWINGS FOR THE FOLLOWING: A. SIZE AND LOCATION OF ALL DOOR AND WINDOW OPENINGS, EXCEPT AS NOTED B. SIZE AND LOCATION OF ALL INTERIOR AND EXTERIOR NON-BEARING PARTITIONS UNLESSNOTED AND/OR DETAILED ON THE STRUCTURAL DRAWINGS C. SIZE AND LOCATION OF ALL CONCRETE CURBS, EQUIPMENT PADS, PITS, FLOOR DRAINS, SLOPES, DEPRESSED AREAS, CHANGE IN LEVEL, CHAMFERS, GROOVES, INSERTS, ETC D. SIZE AND LOCATION OF ALL FLOOR AND ROOF OPENINGS EXCEPT AS SHOWN E. FLOOR AND ROOF FINISHES F. MISCELLANEOUS DRAINAGE AND WATERPROOFING G. ALL FIREPROOFING REQUIREMENTS INCLUDING FIREPROOFING OF STRUCTURAL STEEL H. DIMENSIONS NOT SHOWN ON STRUCTURAL DRAWINGS 6. SEE MECHANICAL, PLUMBING AND ELECTRICAL DRAWINGS FOR THE FOLLOWING: A. PIPE RUNS, SLEEVES, HANGERS, TRENCHES, WALL AND SLAB OPENINGS, ETC.,EXCEPT AS SHOWN OR NOTED. B. ELECTRICAL CONDUIT RUNS, BOXES, OUTLETS IN WALLS AND SLABS. C. CONCRETE INSERTS FOR ELECTRICAL, MECHANICAL OR PLUMBING FIXTURES. D. SIZE AND LOCATION OF MACHINE OR EQUIPMENT BASES, ANCHOR BOLTS FOR MOTOR MOUNTS. 7. SEE CIVIL DRAWINGS FOR THE FOLLOWING: A. HEIGHT AND/OR ELEVATION OF:a. FINISHED SURFACE b. TOP OF WALL c. TOP OF GRADE d. FINISHED GRADE e. SLOPE B. SITE CONCRETE WALKWAYS, CURBS & PAVING 8. THE CONTRACT STRUCTURAL DRAWINGS AND SPECIFICATIONS REPRESENT THE FINISHED STRUCTURE. THEY DONOT INDICATE THE METHOD OF CONSTRUCTION. THE CONTRACTOR SHALL PROVIDE ALL MEASURESNECESSARY TO PROTECT THE STRUCTURE DURING CONSTRUCTION. SUCH MEASURES SHALL INCLUDE, BUT NOT BE LIMITED TO, BRACING, SHORING FOR LOADS DUE TO CONSTRUCTION EQUIPMENT ETC. THECONTRACTOR IS RESPONSIBLE FOR PROVISION OF TEMPORARY SHORING AND OTHER CONSTRUCTION AIDS,INCLUDING ALL ENGINEERING OF SUCH SYSTEMS, FOR TEMPORARY SUPPORT OF NEW AND/OR EXISTING STRUCTURAL ELEMENTS AS REQUIRED FOR ERECTION AND OTHER CONTRACTOR'S MEANS AND METHODS OFCONSTRUCTION (UNO). OBSERVATION VISITS TO THE SITE BY THE STRUCTURAL ENGINEER SHALL NOT INCLUDE INSPECTION OF THE ABOVE ITEMS OR CONCERN CONSTRUCTION MEANS AND METHODS OR CONSTRUCTIONSAFETY. 9. BACKFILL SHALL NOT BE PLACED BEHIND EXTERIOR AND INTERIOR RETAINING WALLS UNTIL THE CONCRETE /CMU HAS ACHIEVED FULL DESIGN STRENGTH. FOR BRACED WALLS SUPPORTED BY STRUCTURAL DIAPHRAGMS.BACKFILL SHALL NOT BE PLACED BEHIND THE WALL UNTIL THE DIAPHRAGM HAS BEEN INSTALLED , AND FORCONCRETE DIAPHRAGMS, HAS ACHIEVED FULL DESIGN STRENGTH. 10. THE CONTRACT STRUCTURAL DRAWINGS SHOW THE BUILDING IN ITS FINAL INTENDED POSITION. CONTRACTORSHALL MAKE PROVISIONS IN THE LAYOUT OF THE BUILDING TO TAKE INTO ACCOUNTS SHRINKAGE, CREEP,SHORTENING, ETC.. 11. OPENINGS, POCKETS, ETC., LARGER THAN 6" SHALL NOT BE PLACED IN CONCRETE SLABS, DECKS, WALLS,UNLESS SPECIALLY DETAILED ON THE STRUCTURAL DRAWINGS. NOTIFY THE STRUCTURAL ENGINEER WHENDRAWINGS BY OTHERS SHOW OPENINGS, POCKETS, ETC., LARGER THAN 6" NOT SHOWN ON THE STRUCTURALDRAWINGS, BUT WHICH ARE LOCATED IN STRUCTURAL MEMBERS. 12. ASTM SPECIFICATIONS ON THE DRAWINGS SHALL BE THE VERSION REFERENCED IN CHAPTER 35 OF THE CODEOR AS REFERENCED IN THE APPLICABLE DESIGN STANDARD. 13. CONTRACTOR SHALL INVESTIGATE SITE DURING CLEARING AND EARTHWORK OPERATIONS FOR FILLEDEXCAVATIONS OR BURIED STRUCTURES, SUCH AS CESSPOOLS, CISTERNS, FOUNDATIONS, ETC. IF ANY SUCHSTRUCTURES ARE FOUND, THE STRUCTURAL ENGINEER AND GEOTECHNICAL ENGINEER SHALL BE NOTIFIEDIMMEDIATELY. 14. CONSTRUCTION MATERIAL SHALL BE SPREAD OUT IF PLACED ON FRAMED ROOF OR FLOOR. LOAD SHALL NOTEXCEED THE DESIGN LIVE LOAD PER SQUARE FOOT. THE CONTRACTOR TO DESIGN AND PROVIDE ADEQUATE SHORING AND/OR BRACING WHERE STRUCTURE HAS NOT ATTAINED DESIGN STRENGTH. 15. CONTRACTOR SHALL COORDINATE SHORING WITH DRAWINGS OF RECORD TO INSURE PROVISIONS FOR POCKETS, BLOCKOUTS, OFFSETS, STEPPED FOOTINGS AND ANY OTHER ITEMS AFFECTED BY THE SHORING.SHORING IS NOT THE RESPONSIBILITY OF THE SEOR. CONTRACTOR TO SUBMIT ANY SHORING DESIGN AND DRAWINGS FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. 16. AN UNDERGROUND SERVICE ALERT INQUIRY IDENTIFICATION NUMBER MUST BE OBTAINED AT LEAST TWO WORKING DAYS BEFORE STARTING WORK WITH THIS PERMIT. A. FOR PROJECTS IN SOUTHERN CALIFORNIA TELEPHONE NO. 1-800-422-4133.B. FOR PROJECTS IN NORTHERN CALIFORNIA TELEPHONE NO. 1-800-227-2600. GENERAL 2. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE. DRAWINGS SHALL NOT BE SCALED. 3. SEE ARCHITECTURAL DRAWINGS FOR DIMENSION NOT NOTED ON STRUCTURAL DRAWINGS. 4. SEE ARCHITECTURAL AND/OR CIVIL DRAWINGS FOR FINISH FLOOR ELEVATIONS. 5. SEE ARCHITECTURAL DRAWINGS FOR ALL TOP OF SHEATHING AND/OR ROOF ELEVATIONS. 6. THE CONTRACTOR SHALL REVIEW AND VERIFY ALL DIMENSIONS PRIOR TO STARTING CONSTRUCTION. THEARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES OR INCONSISTENCIES. DIMENSIONS 1. DEAD LOADS: 2. FLOOR LIVE LOADS: (2022 CBC SECTION 1603.1.1) *1.5 x OCCUPANCY SERVED 3. ROOF LIVE LOADS (2022 CBC SECTION 1603.1.2) 4. ROOF SNOW LOADS (2022 CBC SECTION 1603.1.3): 5. WIND DESIGN DATA (2022 CBC SECTION 1603.1.4) : 6. EARTHQUAKE DESIGN DATA (2022 CBC SECTION 1603.1.5): 7. GEOTECHNICAL INFORMATION (2022 CBC SECTION 1603.1.6):REFER TO FOUNDATION GENERAL NOTES 8. FLOOD DESIGN DATA: (2022 CBC SECTION 1603.1.7)__________________________________________________________________________________ _________________________________________. SITE AND OCCUPANCY PARAMETERS PARAMETER VALUE REFERENCE RISK CATEGORY II 2022 CBC TABLE 1604.5 SEISMIC IMPORTANCE FACTOR I = 1.0 ASCE 7-16 TABLE 1.5-2 MAPPED SPECTRAL RESPONSE ACCELERATIONS: S S =2022 CBC 1613.2.1 S 1 = SITE CLASS 2022 CBC 1613.2.2 SPECTRAL RESPONSE COEFFICIENTS: S DS =2022 CBC 1613.2.4 S D1 = COMPONENTS & CLADDING WIND PRESSURES (PSF) LOCATION COMPONENT TRIBUTARY AREA (SQ FT) 10 100 500 ROOF ZONE 1 ZONE 2e ZONE 2n ZONE 2r ZONE 3e ZONE 3r ALL ZONES OVERHANG ZONE 1 ZONE 2e ZONE 2n ZONE 2r ZONE 3e ZONE 3r WALL ZONE 4 ZONE 5 POSITIVE BUILDING PARAMETERS PARAMETER VALUE REFERENCE SEISMIC DESIGN CATEGORY SDC = 2022 CBC 1613.2.5 BASIC SEISMIC FORCE RESISTING SYSTEM LIGHT FRAME (WOOD) WALLS SHEATHED WITH WOODSTRUCTURAL PANELS RATED FORSHEAR RESISTANCE ASCE 7-16 TABLE12.2-1RESPONSE MODIFICATION FACTOR R = 6 12 SYSTEM OVERSTRENGTH FACTOR Ωo = 3 DEFLECTION AMPLIFICATION FACTOR Cd = 4 DESIGN BASE SHEAR V =ASCE 7-16 12.8.1 SEISMIC RESPONSE COEFFICIENTS Cs =ASCE 7-16 12.8.1.1 ANALYSIS PROCEDURE USED EQUIVALENT LATERAL FORCE PROCEDURE ASCE 7-16 12.8 DEAD LOADS LOCATIONS UNIFORM (PSF) ROOF:________ FLOOR:________ EXTERIOR BEARING WALLS:________ INTERIOR BEARING WALLS:________ INTERIOR NON BEARING WALLS:________ ROOF LIVE LOADS OCCUPANCY OR USE UNIFORM(PSF)CONC.(LBS)REFERENCE ROOF ORDINARY FLAT, PITCHED AND CURVED ROOFS (THAT ARE NOT OCCUPIABLE)20 ___2022 CBC TABLE 1607.1 SNOW DESIGN DATA PARAMETER VALUE REFERENCE GROUND SNOW LOAD Pg = 0 PSF ASCE 7-16 7.2 WIND DESIGN DATA PARAMETER VALUE REFERENCE ULTIMATE DESIGN WIND SPEED (3-SEC GUST)VULT = 90 MPH 2022 CBC FIG. 1609.3 NOMINAL DESIGN WIND SPEED (3-SEC GUST)VASD = 70 MPH 2022 CBC 1609.3.1 EXPOSURE CATEGORY C 2022 CBC 1609.4.3 INTERNAL PRESSURE COEFFICIENT:GCpi = ± 0.18 ASCE 7-16 TABLE 26.13-1 DESIGN INFORMATION FLOOR LIVE LOADS OCCUPANCY OR USE UNIFORM (PSF) CONC. (LBS)REFERENCE RESIDENTIAL ONE- AND TWO- FAMILY DWELLINGS UNINHABITABLE ATTICS WITHOUT STORAGE UNINHABITABLE ATTICS WITH STORAGE HABITABLE ATTICS AND SLEEPING AREAS ALL OTHER AREAS 1020 3040 ___ 2022 CBC TABLE1607.1 RESIDENTIAL HOTELS AND MULTIFAMILY DWELLINGS PRIVATE ROOMS AND CORRIDORS SERVING THEM PUBLIC ROOMS AND CORRIDORS SERVING THEM 40100 ___ RESIDENTIAL: BALCONIES AND DECKS *60 ___ASCE 7-16 TABLE 4.3-1 1. GEOTECHNICAL INFORMATION AND FOUNDATION DESIGN IS BASED ON THE FOLLOWING:A. DESIGN LATERAL SOIL LOADS ARE IN ACCORDANCE WITH 2022 CBC TABLE 1610.1B. ALLOWABLE FOUNDATION BEARING AND LATERAL PRESSURES ARE IN ACCORDANCE WITH 2022 CBC TABLE 1806.2C. VALUES LISTED SHALL BE VERIFIED BY A LICENSED GEOTECHNICAL ENGINEER 2. SPREAD OR CONTINUOUS FOOTINGS: NOTES: A. THE ALLOWABLE CAPACITY MAY BE INCREASED BY ONE-THIRD WHEN CONSIDERING LOADS OFSHORT DURATION SUCH AS WIND OR SEISMIC FORCES. B. THE ALLOWABLE LATERAL RESISTANCE CAN BE TAKEN AS THE SUM OF THE FRICTIONAL RESISTANCEAND PASSIVE RESISTANCE . C. THE UPPER 0 FOOT OF SOIL NOT PROTECTED BY PAVEMENT SHALL BE NEGLECTED WHENCALCULATING PASSIVE RESISTANCE. D. COMPACTED FILL SHOULD BE PREPARED AS FOLLOWS: A MIN OF 12" OF COMPACTED FILL SHALL BEPROVIDED, COMPACTED TO A MIN OF 90 PERCENT MODIFIED PROCTOR IN ACCORDIANCE WITH ASTM D 1557 (2022 CBC 1804.6) E. MAY BE DOUBLED FOR ISOLATED POLES PER 2022 CBC 1806.3.4 4. WHERE NOT SHOWN ON THE DRAWINGS, CONTRACTOR TO PROVIDE FOR DESIGN AND INSTALLATION OF ALLCRIBBING, SHEATHING AND SHORING REQUIRED AND SHALL BE SOLELY RESPONSIBLE FOR ALL EXCAVATIONPROCEDURES INCLUDING LAGGING, SHORING, AND PROTECTION OF ADJACENT PROPERTY, STRUCTURES, STREETS, AND UTILITIES IN ACCORDANCE WITH ALL NATIONAL, STATE AND LOCAL SAFETY ORDINANCES. 5. CONTRACTOR TO PROVIDE FOR DE-WATERING OF EXCAVATIONS FROM SURFACE WATER, GROUND WATERAND/OR SEEPAGE. 6. EXCAVATION FOR FOOTINGS SHALL BE APPROVED BY THE INSPECTOR OR GEOTECHNICAL ENGINEER PRIORTO PLACING CONCRETE AND REINFORCING. 7. ALL EXCAVATIONS SHALL BE PROPERLY BACKFILLED. DO NOT PLACE BACKFILL BEHIND RETAINING WALLSBEFORE CONCRETE OR GROUT HAS ATTAINED FULL DESIGN STRENGTH. CONTRACTOR SHALL PROVIDE FORDESIGN, PERMITS AND INSTALLATION OF SUCH BRACING. 8. FOOTING BACKFILL AND UTILITY TRENCH BACKFILL WITHIN BUILDING AREA SHALL BE MECHANICALLY COMPACTED IN LAYERS IN ACCORDANCE WITH THE GEOTECHNICAL INVESTIGATION REPORT ANDAPPROVED BY THE GEOTECHNICAL ENGINEER. FLOODING WILL NOT BE PERMITTED. ALL FILLS USED TOSUPPORT FOUNDATIONS SHALL BE INSPECTED BY THE GEOTECHNICAL ENGINEER REPRESENTATIVE PER SECTION 1705.6 OF THE CODE. 9. ALL ABANDONED FOOTINGS, UTILITIES, ETC. SHALL BE REMOVED. NEW FOOTINGS MUST EXTEND INTOUNDISTURBED SOILS. ELEMENT ALLOWABLE BEARINGCAPACITY (PSF) A ALLOWABLE LATERAL RESISTANCE B PASSIVE RESISTANCE (PSF/FT BELOWGRADE) E COHESION (PSF) POLE FOOTING 1,500 100 120 FOUNDATION EXISTING CONDITIONS 1. ALL INFORMATION SHOWN ON THE PLANS RELATIVE TO EXISTING CONDITIONS IS GIVEN AS THE BEST PRESENT KNOWLEDGE FROM PLANS SUPPLIED BY THE OWNER, BUT WITHOUT GUARANTEE OF ACCURACY. 2. WHERE ACTUAL CONDITIONS ARE NOT IN ACCORDANCE WITH THE INFORMATION PRESENTED, THE ARCHITECTAND/OR STRUCTURAL ENGINEER SHALL BE NOTIFIED IMMEDIATELY. NO MODIFICATIONS OF THE PLANS FORNEW CONSTRUCTION SHALL BE MADE WITHOUT THE WRITTEN APPROVAL OF THE ARCHITECT. EXISTING UNDERGROUND UTILITIES 1. THE ARCHITECT AND ENGINEERS ARE NOT RESPONSIBLE FOR THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES WHETHER OR NOT SHOWN ON THE DRAWINGS. DRAWINGS, IF ANY, IS APPROXIMATE. THECONTRACTOR SHALL EXERCISE EXTREME CAUTION IN EXCAVATING AND TRENCHING ON THE SITE. THECONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT AND/OR STRUCTURAL ENGINEER SHOULD ANYSUCH UNIDENTIFIED CONDITIONS BE DISCOVERED. 2. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGES WHICH MAY RESULT FROM HIS FAILURE TOEXACTLY LOCATE AND PRESERVE ALL EXISTING UNDERGROUND UTILITIES. 3. AN UNDERGROUND SERVICE ALERT INQUIRY IDENTIFICATION NUMBER MUST BE OBTAINED AT LEAST TWOWORKING DAYS BEFORE STARTING WORK WITH THIS PERMIT.A. FOR PROJECTS IN SOUTHERN CALIFORNIA TELEPHONE NO. 1-800-422-4133. B. FOR PROJECTS IN NORTHERN CALIFORNIA TELEPHONE NO. 1-800-227-2600. MATERIAL ASTM STANDARD PORTLAND CEMENT (TYPE II)A C150 CONCRETE AGGREGATES (HARDROCK)C33 CONCRETE AGGREGATES (LIGHTWEIGHT)C C330 WATERB C1602 COAL FLY ASH OR POZOLLAN (CLASS F)C618 NATURAL OR MANUFACTURED SAND C33 SLAG C989 CONCRETE LOCATION IN STRUCTURE MINIMUM STRENGTH (PSI)DENSITY (PCF)MAX SLUMP (IN±1) MAXWATER/CEMENTRATIO SLAG/FLY ASHA (MAX) CONCRETE FOUNDATIONS, GRADEBEAMS, TIE BEAMS 3,000 150 4 0.5 0.15 CONCRETE SLAB ONGRADE 2,500 150 4 0.45 0.15 1. ALL CONCRETE CONSTRUCTION SHALL CONFORM WITH CHAPTER 19 OF THE CODE AND WITH THEPROVISIONS OF ACI 318-19. 2. CONCRETE MATERIALS SHALL BE IN ACCORDANCE WITH THE FOLLOWING STANDARDS: A. FOR SOILS WITH HIGH CONCENTRATIONS OF SULFATES (EXPOSURES S2 OR S3 PER ACI 318-19 TABLE 19.3.2.1) PORTLAND CEMENT SHALL BE TYPE V. VERIFY WITH PROJECT GEOTECHNICAL REPORT. B. WATER SHOULD ONLY BE ADDED AT THE BATCH PLANT. IN NO CASE SHALL THE DESIGN WATER/ CEMENTRATIO BE EXCEEDED. C. PUMICE AGGREGATE SHALL NOT BE USED. 3. CONCRETE MIXES SHALL BE PROPORTIONED BASED ON SECTION 26.4.3 OF ACI 318-19, WHICH REFERENCES ACI 301-20 ARTICLE 4.2.3. MIX DESIGNS SHALL INCLUDE DOCUMENTATION OF MIX AVERAGE COMPRESSIVESTRENGTH THROUGH FIELD TEST DATA OR TRAIL MIXTURES IN ACCORDANCE WITH ACI 301-20 ARTICLE 4.2.3.4.SCHEDULE OF STRUCTURAL CONCRETE STRENGTHS AND LOCATIONS (UNO): A. AS MEASURED BY CEMENTITIOUS WEIGHT 4. READY MIXED CONCRETE SHALL BE MIXED AND DELIVERED IN ACCORDANCE WITH THE REQUIREMENTS OFASTM C94 OR C685. 5. DEPOSITING AND CONVEYING OF CONCRETE SHALL CONFORM TO SECTION 26.5 OF ACI 318-19 ANDPROJECT SPECIFICATIONS. 6. ALL CONCRETE SURFACES AGAINST WHICH NEW CONCRETE IS TO BE PLACED SHALL BE CLEANED AND ROUGHENED TO 1/4" AMPLITUDE. 7. ALL REINFORCING BARS, ANCHOR BOLTS AND OTHER CONCRETE INSERTS SHALL BE WELL SECURED IN POSITION PRIOR TO PLACING CONCRETE. 8. PROVIDE SLEEVES FOR PLUMBING AND ELECTRICAL OPENINGS IN CONCRETE BEFORE PLACING. DO NOT CUT ANY REINFORCING WHICH MAY CONFLICT. CORING IN CONCRETE IS NOT PERMITTED WITHOUT SEORAPPROVAL. NOTIFY THE SEOR IN ADVANCE OF CONDITIONS NOT SHOWN ON THE DRAWINGS. SEE THE DRAWINGS FOR ADDITIONAL RESTRICTIONS ON THE PLACEMENT OF OPENINGS IN SLABS AND WALLS. 9. PIPES EMBEDDED IN CONCRETE: A. CONCRETEa. PIPES LARGER THAN 1-1/2" DIAMETER SHALL NOT BE EMBEDDED IN STRUCTURAL CONCRETEEXCEPT WHERE SPECIFICALLY APPROVED BY SEOR.b. NO CONDUITS SHALL BE PLACED IN CONCRETE FILL OVER METAL DECK.c. PIPES SHALL NOT DISPLACE OR INTERRUPT REINFORCING BARS. d. DO NOT STACK CONDUITS, SPACE EMBEDDED PIPES AND CONDUITS AT A MINIMUM OF 3DIAMETERS CLEAR FROM OTHER EMBEDDED PIPES/CONDUITS AND REBAR. 1. REINFORCING BARS SHALL CONFORM TO THE REQUIREMENTS OF CHAPTER 19 OF THE CODE AND WITH THEPROVISIONS OF ACI 318-19, ASTM A706, GRADE 60 UNO. ASTM A615 GR 60 STEEL MAY BE SUBSTITUTED FORASTM A706 GR60 STEEL PER ACI 318-19 SECTION 20.2.2.5 PROVIDED THE FOLLOWING CONDITIONS ARE MET: A. THE ACTUAL YIELD STRENGTH BASED ON MILL TESTS DOES NOT EXCEED THE SPECIFIED YIELD STRENGTH BYMORE THAN 18,000 PSI.B. THE RATIO OF THE ACTUAL ULTIMATE TENSILE STRESS TO THE ACTUAL YIELD STRENGTH IS NOT LESS THAN 1.25.C. WHERE REINFORCEMENT COMPLYING WITH ASTM A615 IS TO BE WELDED, CHEMICAL TESTS SHALL BE PERFORMED TO DETERMINE WELDABILITY IN ACCORDANCE WITH SECTION 26.6.4 OF ACI 318-19. 2. BARS SHALL BE CLEAN OF RUST, GREASE, OR OTHER MATERIALS LIKELY TO IMPAIR BOND. ALL REINFORCING BAR BENDS SHALL BE MADE COLD. 3. WELDED WIRE REINFORCEMENT (WWR), PLAIN OR DEFORMED, SHALL CONFORM TO ASTM A185. WELDED DEFORMED WIRE REINFORCEMENT (WWR) SHALL CONFORM TO ASTM A1064. ALL WWR FOR STAIR PANS ANDALL WWR FOR CONCRETE FILL ON METAL DECK TO BE PLAIN WWR. PROVIDE LAPS PER ACI 318-19 SECTION 25.5.3 OR 25.5.4 MINIMUM. WWR SHALL BE SUPPORTED ON APPROVED CHAIRS. 4. REINFORCING BAR LAP SPLICES SHALL BE MADE AS INDICATED ON THE DRAWINGS. LAP ALL HORIZONTAL BARS AT CORNERS AND INTERSECTIONS. STAGGER ALL SPLICES UNLESS NOTED OTHERWISE ON PLANS. A. MINIMUM LAP SPLICE LENGTH FOR REINFORCING STEEL BARS IN CONCRETE SHALL BE PER ACI 318-19SECTION 25.5.2 AND THE REINFORCING SCHEDULE ON THE DRAWINGS. B. MINIMUM LAP SPLICE LENGTH FOR REINFORCING STEEL BARS IN MASONRY SHALL BE PERTMS 042-16 SECTION 6.1.6.1.1 AND THE REINFORCING SCHEDULE ON THE DRAWINGS. 5. ALL BARS SHALL BE MARKED SO THEIR IDENTIFICATION CAN BE MADE WHEN THE FINAL IN-PLACE INSPECTION ISMADE. ALL REINFORCING CONFORMING TO DIFFERING ASTM SPECIFICATIONS AND/OR OF DIFFERINGGRADES SHALL BE CLEARLY MARKED TO DIFFERENTIATE THEM FROM OTHER REINFORCING STEEL IFCONCURRENTLY PRESENT ON SITE. 6. WHERE WELDING OF REINFORCING IS APPROVED BY THE STRUCTURAL ENGINEER, IT SHALL BE DONE BY AWSCERTIFIED WELDERS USING E80XX OR APPROVED ELECTRODES. WELDING PROCEDURES SHALL CONFORM TOTHE REQUIREMENTS OF STRUCTURAL WELDING CODE- REINFORCING STEEL", AWS-D1.4-15. REINFORCING BARS TO BE WELDED SHALL CONFORM TO THE REQUIREMENTS OF ASTM A706. 7. REINFORCING STEEL SHALL BE ACCURATELY PLACED AND ADEQUATELY SUPPORTED BEFORE THE CONCRETE ISPLACED AND SHALL BE SECURED AGAINST DISPLACEMENT DURING CONSTRUCTION WITHIN PERMITTEDTOLERANCES. ADEQUATE SUPPORTS ARE ALSO NECESSARY TO KEEP THE REINFORCING STEEL AT THE PROPER DISTANCE FROM THE FORMS. USE WIRE BAR SUPPORTS, PRECAST CONCRETE SUPPORTS, SPACERS, BOLSTERS,REINFORCEMENT OR OTHER MEANS OF SUPPORT PER THE "CRSI MANUAL OF STANDARD PRACTICE", LATESTEDITION. 8. REINFORCING STEEL SHALL BE DETAILED IN ACCORDANCE WITH THE "CRSI MANUAL OF STANDARD PRACTICEFOR DETAILING REINFORCED CONCRETE STRUCTURES", LATEST EDITION. 9. COMPLETE AND DETAILED REINFORCING PLACEMENT DRAWINGS SHALL BE PREPARED AND SUBMITTED TO THE ARCHITECT FOR APPROVAL BY THE SEOR PRIOR TO FABRICATION IN ACCORDANCE WITH THE SPECIFICATIONSAND APPLICABLE CODES. THESE DRAWINGS SHALL BE AVAILABLE ON THE JOB SITE PRIOR TO PLACING OFCONCRETE. THE REINFORCING PLACEMENT DRAWINGS SHALL INCLUDE ALL PRIMARY REINFOREMENT, LAP SPLICES, TIES, DOWELS, HEADED U-DOWELS, EMBED PLATES, ANCHOR BOLTS, ETC. AREAS OF CONGESTIONSHALL BE DETAILED SUFFICIENTLY TO DEMONSTRATE THAT PLACEMENT OF REBAR MEETS SPACINGREQUIREMENTS OF ACI 318-19. 10. MILL TEST REPORTS FOR GRADE 60 BARS SHALL BE SUBMITTED TO THE INSPECTOR OF RECORD PRIOR TO PLACEMENT OF CONCRETE PER ACI 318-19SECTION 26.13.2.3 OF THE CODE. 11. WHEN REQ'D, INSPECTION OF CONCRETE SHALL INCLUDE INSPECTION DURING INSTALLATION OF REINFORCING STEEL. INSPECTION SHALL BE SCHEDULED SO THAT PLACEMENT OF REINFORCING STEEL,CONDUIT, SLEEVES, AND EMBEDDED ITEMS MAY BE CORRECTED PRIOR TO PLACEMENT OF OVERLYING GRIDSOR REINFORCING STEEL. 12. CONCRETE PROTECTION FOR REINFORCEMENT 13. MECHANICAL BAR SPLICE CONNECTIONS SHALL CONFORM TO THE REQUIREMENTS OF ACI 318-19 SECTION 25.5.7 USE OF MECHANICAL CONNECTIONS SHALL BE APPROVED BY THE STRUCTURAL ENGINEER. SPLICESMUST BE TESTED AS INDICATED IN THE CONCRETE REINFORCEMENT SPECIFICATION. ACCEPTABLE PRODUCTSINCLUDE: LENTON STANDARD COUPLERS (IAPMO-ES 0129) LENTON FORM SAVERS, TYPE SA (IAPMO-ES 0129)LENTON WELDABLE HALF COUPLERS (IAPMO-ES 0129)LENTON LOCK COUPLERS PER (IAPMO-ES 0129) NOTE THAT REBAR ATTACHED TO PLATE USING LENTON WELDABLE HALF COUPLERS SHALL BE ASTM A706 PER IAPMO-ES 0129. ALL MECHANICAL BAR SPLICE CONNECTIONS IN SPECIAL STRUCTURAL WALLS, SPECIAL MOMENT FRAMES AND CONCRETE DIAPHRAGMS SHALL BE TYPE 2 CONFORMING TO THE REQUIREMENTS OF ACI 318-19SECTION 18.2.7 & 18.12.7.4 THE FOLLOWING MINIMUM CONCRETE COVER SHALL BE PROVIDED FORREINFORCEMENT IN CAST-IN-PLACE CONCRETE (NON-PRESTRESSED):MINIMUM COVER, IN. A. CONCRETE CAST AGAINST AND PERMANENTLY EXPOSED TO EARTH 3 B. CONCRETE EXPOSED TO EARTH OR WEATHER: NO.6 THROUGH NO. 18 BAR NO.5 BAR, W31 OR D31 WIRE & SMALLER 2 1 12" C. CONCRETE NOT EXPOSED TO WEATHER OR IN CONTACT WITH GROUND: SLABS, WALLS, JOISTS: NO.14 AND NO.18 BARS NO.11 BAR & SMALLER BEAMS, COLUMNS: PRIMARY REINFORCEMENT TIES, STIRRUPS, SPIRALS 1 12" 34" 1 12" REINFORCING STEEL 1. GEOTECHNICAL INFORMATION AND FOUNDATION DESIGN IS BASED ON THE FOLLOWING GEOTECHNICALREPORTS AND SUPPLEMENTS/ADDENDUMS. COPIES OF THE REPORTS AND SUPPLEMENTAL LETTERS SHALL BEAVAILABLE AT THE JOBSITE AT ALL TIMES. 2. SPREAD OR CONTINUOUS FOOTINGS: NOTES:A. THE ALLOWABLE CAPACITY MAY BE INCREASED BY ONE-THIRD WHEN CONSIDERING LOADS OF SHORT DURATION SUCH AS WIND OR SEISMIC FORCES. B. THE ALLOWABLE LATERAL RESISTANCE CAN BE TAKEN AS THE SUM OF THE FRICTIONAL RESISTANCE AND PASSIVE RESISTANCE WITH THE LESSER REDUCED BY 33 PERCENT. C. THE UPPER 6 INCHES OF SOIL NOT PROTECTED BY PAVEMENT SHALL BE NEGLECTED WHEN CALCULATING PASSIVE RESISTANCE. D. COMPACTED FILL SHOULD BE PREPARED PER SECTION 6.0 GEOTECHNICAL EVALUATION REPORT 4. SLAB ON GRADE SUPPORT SHALL BE PER THE GEOTECHNICAL INVESTIGATION REPORT AND TYPICAL DETAILS IN THE CONSTRUCTION DOCUMENTS. 5. WHERE NOT SHOWN ON THE DRAWINGS, CONTRACTOR TO PROVIDE FOR DESIGN AND INSTALLATION OF ALL CRIBBING, SHEATHING AND SHORING REQUIRED AND SHALL BE SOLELY RESPONSIBLE FOR ALL EXCAVATIONPROCEDURES INCLUDING LAGGING, SHORING, AND PROTECTION OF ADJACENT PROPERTY, STRUCTURES,STREETS, AND UTILITIES IN ACCORDANCE WITH ALL NATIONAL, STATE AND LOCAL SAFETY ORDINANCES. 6. CONTRACTOR TO PROVIDE FOR DE-WATERING OF EXCAVATIONS FROM SURFACE WATER, GROUND WATER AND/OR SEEPAGE. 7. EXCAVATION FOR FOOTINGS SHALL BE APPROVED BY THE INSPECTOR OR GEOTECHNICAL ENGINEER PRIOR TO PLACING CONCRETE AND REINFORCING. 8. ALL EXCAVATIONS SHALL BE PROPERLY BACKFILLED. DO NOT PLACE BACKFILL BEHIND RETAINING WALLSBEFORE CONCRETE OR GROUT HAS ATTAINED FULL DESIGN STRENGTH. CONTRACTOR SHALL BRACE ORPROTECT ALL BUILDING AND PIT WALLS BELOW GRADE FROM LATERAL LOADS UNTIL ATTACHING FLOORS ARE COMPLETELY IN PLACE AND HAVE ATTAINED FULL DESIGN STRENGTH. CONTRACTOR SHALL PROVIDE FORDESIGN, PERMITS AND INSTALLATION OF SUCH BRACING. 9. EXCAVATIONS SHALL BE CUT SQUARE AND SMOOTH, WITH LEVEL BOTTOMS. 10. FOOTING BACKFILL AND UTILITY TRENCH BACKFILL WITHIN BUILDING AREA SHALL BE MECHANICALLYCOMPACTED IN LAYERS IN ACCORDANCE WITH THE GEOTECHNICAL INVESTIGATION REPORT ANDAPPROVED BY THE GEOTECHNICAL ENGINEER. FLOODING WILL NOT BE PERMITTED. ALL FILLS USED TO SUPPORT FOUNDATIONS SHALL BE INSPECTED BY THE GEOTECHNICAL ENGINEER REPRESENTATIVE PERSECTION 1705.6 OF THE CODE. 11. ALL ABANDONED FOOTINGS, UTILITIES, ETC. SHALL BE REMOVED. NEW FOOTINGS MUST EXTEND INTOUNDISTURBED SOILS. 12. PIPES WITHIN THE ZONE OF INFLUENCE OF BUILDING OR SITE ELEMENT FOUNDATIONS SHALL BE INCREASED INLEAN CONCRETE AT THE DIRECTION OF THE GEOTECHNICAL ENGINEER OF RECORD. ELEMENT ALLOWABLEBEARING CAPACITY(PSF) A ALLOWABLE LATERAL RESISTANCE B PASSIVE RESISTANCE (PSF/FT BELOWGRADE) FRICTION RESISTANCE (COEFFICIENT OFFRICTION) BUILDING FOUNDATION 1,000 200 AT A DEPTH OF 12 INCHES, PLUS 200 FOREACH ADDITIONAL ONEFOOT OF EMBEDMENT TOA MAXIMUM OF 2,000 0.2 (ULTIMATE) REPORT/ADDENDUM TITLE PREPARED BY DATE PROJECT # PRELIMINARY GEOTECHNICAL INVESTIGATION PROPOSED CAPPY'S CAFEPATIO ADDITION 5930 WEST COASTHIGHWAY NEWPORT BEACH, CALIFORNIA G3 SOILWORKS 9/04/24 1-1278 FOUNDATION 70 S-103 N:\ 2 8 0 0 \ 2 8 7 4 - 0 1 - C O 2 2 - 5 9 3 0 - W e s t - C o a s t - H w y - R e s t a u r a n t - A d d i t i o n \ S t r u c t u r a l \ C o n D o c s \ S h e e t - F i l e s \ 2 8 7 4 - 0 1 - C O 2 2 - S 1 0 3 . d w g , S 1 0 3 , O c t 22 , 2 0 2 4 9 : 0 9 a m , C P r e s s l e r PROJECT MANAGER DRAWN BY PROJECT NUMBER CHECKED BY SHEET October 16, 2024 2874-01-CO22 DATE NO. REVISION DATE CA P P Y ' S C A F E 59 3 0 W E S T C O A S T H W Y , NE W P O R T B E A C H , C A 9 2 6 6 3 A. MERCADO M. DOREMUS M. DOREMUS TH I R D S U B M I T T A L S E T THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF RRM DESIGNGROUP AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS ORUSED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIEDPROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH THESE DRAWINGSOR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESERESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEWSHALL NOT BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.RRM DESIGN GROUP COPYRIGHT 2023RRM IS A CALIFORNIA CORPORATION rrmdesign.com | (805) 543-1794 3765 S. Higuera, San Luis Obispo, CA 93401 CONSULTANT AGENCY PRELIMINARY NOT FOR CON S T R U C T I O N 1. STRUCTURAL STEEL SHALL BE DETAILED, FABRICATED AND ERECTED BY AN APPROVED AND LICENSEDFABRICATOR IN ACCORDANCE WITH AISC 360-16 AND CHAPTER 22 OF THE CODE. 2. ALL STRUCTURAL STEEL SHALL CONFORM TO THE ASTM DESIGNATION AS INDICATED BELOW (UNO): 3. THE STRUCTURAL STEEL FABRICATOR SHALL FURNISH SHOP DRAWINGS OF ALL STEEL FOR REVIEW ANDAPPROVAL BY THE AOR AND SEOR PRIOR TO FABRICATION. 4. BOLT HOLES USED IN STEEL SHALL BE 1/16" LARGER IN DIAMETER THAN NOMINAL SIZE OF BOLT USED, EXCEPT ASNOTED. 5. ALL STRUCTURAL STEEL SURFACES THAT ARE ENCASED IN CONCRETE, MASONRY, SPRAY ON FIREPROOFING, OR ARE ENCASED BY BUILDING FINISH, SHALL BE LEFT UNPAINTED, EXCEPT AS REQUIRED FOR DESIGNATION OFPROTECTED ZONES. 6. PRIOR TO FABRICATING PLATES, MEMBERS, OR OTHER STEEL ASSEMBLIES ATTACHED TO REINFORCEDCONCRETE/MASONRY USING POST-INSTALLED ANCHORS, CONTRACTOR SHALL LOCATE ALL REINFORCEMENT AND CONFIRM CONSTRUCTABILTY OF ANCHOR LOCATIONS. SHOULD CONFLICTS WITH REINFORCEMENTOCCUR, CONTRACTOR SHALL COORDINATE AND SUBMIT ALTERNATE ANCHOR LOCATIONS AND REVISEDSTEEL FABRICATIONS TO SEOR FOR REVIEW AND APPROVAL. DO NOT CUT OR DAMAGE EXISTINGREINFORCEMENT. 7. REFER TO ARCHITECTURAL DRAWINGS FOR STEEL FINISH. ALL STRUCTURAL STEEL AND MISCELLANEOUS METALEXPOSED TO THE WEATHER SHALL BE HOT DIP GALVANIZED AFTER FABRICATION. PROTECT FIELD WELDSEXPOSED TO THE WEATHER VIA PRIME AND PAINT OR BRUSH / COLD GALVANIZING. REFER TO ARCHDRAWINGS FOR STEEL FINISH. 8. ALL ARCHITECTURALLY EXPOSED STRUCTURAL STEEL (AESS) SHALL CONFORM TO REQUIREMENTSOF AISC 303-22. 9. ALL WELDING IS TO BE DONE BY CERTIFIED WELDERS USING E70XX ELECTRODES (UNO). ALL WELDS SHALL BE INCONFORMANCE WITH THE PROJECT SPECIFICATIONS AND THE CODE FOR WELDING IN BUILDINGCONSTRUCTION (AWS D1.1-15) OF THE AMERICAN WELDING SOCIETY. SEE SPECIAL INSPECTIONS SECTION FORWELDING INSPECTION REQUIREMENTS. ALL WELDING FOR ELEMENTS OF THE LATERAL FORCE RESISTING SYSTEMSHALL PER AWS D1.8-16. 10. THE CONTRACTOR SHALL SUBMIT ALL WELDING PROCEDURE SPECIFICATIONS FOR REVIEW AND APPROVAL BYSEOR. THE SUBMITTED WELDING PROCEDURES SHALL INCLUDE ONLY THOSE PROCEDURES RELEVANT TO THISPROJECT. ALL WELDED JOINTS SHALL BE PREQUALIFIED PER AWS OR BE QUALIFIED BY TEST PER AWS. APROCEDURE QUALIFICATION RECORD (PQR) SHALL BE INCLUDED WITH THE WPS IF THE WELDING PROCEDUREOR JOINT IS QUALIFIED BY TESTING. THE ELECTRODE MANUFACTURER AND PRODUCT/TRADE NAME SHALL BE IDENTIFIED IN THE WPS IN ADDITION TO THE AWS ELECTRODE CLASSIFICATION NAME. A COPY OF THEELECTRODE MANUFACTURER'S TECHNICAL DATA SHEETS WITH THE RECOMMENDED WELDING PARAMETERSSHALL BE SUBMITTED WITH THE WPS. 11. 100 PERCENT ULTRASONIC TESTING IS REQUIRED FOR ALL COMPLETE JOINT PENETRATION GROOVE WELDS. 12. IF INTERMIXING OF WELD FILLER MATERIAL IS REQUIRED AT SPECIFIC WELDED JOINTS, AND IF ONE OF THE FILLERMETALS IS FCAW-S, SUBMIT A WELDING PROCEDURE SPECIFICATION (WPS) AND QUALIFY BY TESTING. 13. DISCONTINUITIES IN WELDS CREATED BY ERRORS OR BY FABRICATION OR ERECTION OPERATIONS, SUCH AS STRUCTURAL STEEL STRUCTURAL STEEL MATERIALS SHAPE ASTM/GRADE W SHAPES, WT SHAPES A992 PLATES (INCLUDING BASE PLATES)A572 ANGLES, CHANNELS A36 HSS A500 GRB HIGH STRENGTH BOLTES (AS NOTED ON DRAWINGS)A325/F1852, A490SC/F2280SC A325SC/F1852SC ANCHOR RODS (UNLESS NOTED ON DRAWINGS)F1554 GR36 COMMON/MACHINE BOLTS A307 GR A 1. FRAMING LUMBER SHALL MEET THE FOLLOWING MINIMUM STANDARDS EXCEPT WHERE OTHERWISE NOTED: 2. FLOOR JOISTS SHALL BE GRADE STAMPED “S-DRY” WHICH INDICATES A MOISTURE CONTENT NOT EXCEEDING19 PERCENT. 3. ALL SOLE PLATES AND TOP PLATES SHALL BE GRADE STAMPED “KD” WHICH INDICATES KILN DRIED WITH AMOISTURE CONTENT NOT EXCEEDING 15 PERCENT AT BUILDINGS WITH 4 OR MORE STORIES. 4. STUD WALLS SHOWN ON PLANS ARE NONBEARING PARTITIONS WALLS, BEARING WALLS OR SHEAR WALLSBELOW THE FRAMING LEVEL, UNLESS NOTED OTHERWISE. STUDS SHALL BE SIZE AND SPACING AS NOTED IN THEDRAWINGS, SEE PLANS AND ARCHITECTURAL DRAWINGS. UNLESS OTHERWISE NOTED. 5. MINIMUM FRAMING NAILING SHALL CONFORM TO CBC TABLE 2304.10.2. ALL NAILS SHALL BE COMMON WIRE NAILS. PREDRILL NAIL HOLES TO 70% OF NAIL SHANK DIAMETER WHERE NAILING TENDS TO SPILT WOOD. 6. UNLESS OTHERWISE NOTED, ALL WOOD SILL PLATES UNDER BEARING, EXTERIOR, OR SHEAR WALLS IN CONTACT WITH CONCRETE OR MASONRY SHALL BE BOLTED TO THE CONCRETE OR MASONRY WITH 5/8” Ø X 12” BOLTSW/ 0.229" X 3" X 3" PLATE WASHER (GALV) AT 4'-O”' O.C. BEGINNING AT 9" O.C. MAXIMUM FROM EACH END OF THE PLATES. THE BOLTS SHALL EXTEND A MINIMUM OF 7” INTO THE CONCRETE OR MASONRY. (POWDERDRIVEN PINS AT 1/3 OF THE BOLT SPACING OR 24” O.C. MAXIMUM MAY BE SUBSTITUTED FOR THE ANCHORBOLTS AT INTERIOR NON-SHEAR WALLS ONLY). 7. PRESERVATIVE TREATMENT: A. WOOD MEMBERS SHALL BE PRESERVATIVE TREATED IN ACCORDANCE WITH AITC 109-07, STANDARD FORPRESERVATIVE TREATMENT, BASED ON THE SERVICE CONDITION PER THE USE CATEGORIES (UC#) SPECIFIED IN AWPA U1-20. a. UC1 - INTERIOR CONSTRUCTION, ABOVE GROUND, DRY - NO PRESERVATIVE TREATMENT REQUIRED.b. UC2 - INTERIOR CONSTRUCTION, ABOVE GROUND, WET - PRESERVATIVE TREATMENT REQUIRED IFTHE HUMIDITY OR MOISTURE CONDENSATION IS 20% OR GREATER. c. UC3 - EXTERIOR CONSTRUCTION ABOVE GROUND - PRESERVATIVE TREATMENT REQUIRED. B. FOR ALL TREATED WOOD MEMBERS, ALL CUTS, HOLES OR INJURIES SUCH AS ABRASIONS OR HOLES FROMREMOVAL NAILS AND SPIKES WHICH MAY PENETRATE THE TREATED ZONE SHALL BE FIELD TREATED INACCORDANCE WITH AWPA M4-15. THE FOLLOWING FILED TREATMENTS SHALL BE USED: a. BORED HOLES: HOLES FOR CONNECTORS OR BOLTS MAY BE TREATED BY PUMPING COAL TAR ROOFING CEMENT MEETING ASTM D5643 INTO HOLES USING A GREASE GUN OR SIMILAR DEVICE.b. EXTERIOR: COPPER NAPHTHENATE.c. INTERIOR: INORGANIC BORON PRESERVATIVES LIMITED TO USE IN APPLICATIONS NOT IN CONTACT WITH GROUND AND CONTINUOUSLY PROTECTED FROM LIQUID WATER. C. ALL LUMBER IN CONTACT WITH CONCRETE SHALL BE PRESSURE TREATED LUMBER WITH AWPA TREATMENTC2 USING EITHER ALKALINE QUAT (ACQ TYPE B AND D), COPPER AZOLE (CBA-A, CA-B), OR SODIUMBORATES (SBX). ANCHOR BOLTS, FASTENERS, AND METAL FRAMING CONNECTORS IN CONTACT WITH PRESSURE TREATED LUMBER SHALL BE HOT-DIPPED GALVANIZED TO A RATING OF G-185 PER ASTM A653. 8. PROVIDE 2 STUDS UNDER ALL 4 X 10 AND LARGER BEAMS OR HEADERS AT SPANS 6 FEET OR LONGER, UNLESS OTHERWISE NOTED. WHERE POSTS OR MULTIPLE STUDS UNDER BEAMS OR HEADERS ARE CALLED FOR ONDRAWINGS THOSE POSTS OR MULTIPLE STUDS SHALL BE CARRIED TO THE FOUNDATION/PODIUM LEVEL. 9. PROVIDE THE FOLLOWING BLOCKING AS A MINIMUM, UNLESS SHOWN OTHERWISE: 2x FULL DEPTH SOLID BLOCKING BETWEEN JOISTS OVER SUPPORT. 2x FULL DEPTH SOLID BLOCKING BETWEEN JOISTS OVER AND BELOW PARTITION WALLS. 10. DOUBLE JOISTS UNDER PARTITIONS RUNNING PARALLEL TO JOISTS, UNLESS SUPPORTED BY A WALL BELOW OR SHOWN OTHERWISE. NAIL DOUBLED JOISTS WITH 16d AT 12” O.C., STAGGERED. 11. BRIDGING SHALL BE 2 X SOLID BLOCKS, INSTALLED AS FOLLOWS:ROOF JOISTS MORE THAN 10" DEPTH, 8'-O” O.C. MAXIMUM, NOT MORE THAN 8'-0' FROM SUPPORT. FLOOR JOISTS MORE THAN 10” DEPTH, 8'-O” O.C. MAXIMUM, NOT MORE THAN 8'-0' FROM SUPPORT. 12. JOIST HANGERS AND OTHER METAL FRAMING ACCESSORIES ARE REFERRED TO ON PLANS BY PARTICULARTYPE AS MANUFACTURED BY SIMPSON STRONG-TIE COMPANY, STOCKTON, CALIFORNIA. ACCESSORIES OF OTHER MANUFACTURES WITH EQUIVALENT LOAD CARRYING CHARACTERISTICS MAY BE USED WITH APPROVALBY SEOR. 13. FIRE STOPPING, BACKING FOR INTERIOR FINISHES, NONBEARING WALLS, AND OTHER NON-STRUCTURALFRAMING ARE NOT NECESSARILY SHOWN ON STRUCTURAL DRAWINGS. REFER TO ARCHITECTURAL DRAWINGS. SAWN LUMBER PROPERTIES USE SIZE SPECIES GRADE REFERENCE MUDSILLS 2x4 D.F.STANDARD OR BETTERPRESSURE TREATED 2022 CBC 2303.1.92x6 AND LARGER D.F.NO. 2 OR BETTERPRESSURE TREATED 2x REDWOOD FOUNDATION GRADE HORIZONTAL FRAMING LUMBER ROOF JOISTS AND RAFTERS 2x D.F.NO. 2 WCLIB &WWPA FLOOR JOISTS 2x D.F.NO. 2 HEADERS AND BEAMS 4x D.F.NO. 2 ANY OTHER HORIZONTAL 4x4 AND SMALLER D.F.NO. 2 6x6 AND LARGER D.F.NO. 1 VERTICAL FRAMING LUMBER TOP PLATES 2x D.F.NO. 2 WCLIB &WWPASTUDS2x4 & 3x4 D.F.STUD 2x6 & 2x8 D.F.NO. 2 POSTS 4x4 & 4x6 POSTS D.F.NO. 2 6x6 & LARGER POSTS D.F.NO. 1 ALL OTHER FRAMING LUMBER ALL OTHER FRAMING LUMBER,UNO ALL SIZES D.F.STANDARD & BETTER WCLIB &WWPA SAWN LUMBER GENERAL:USE ALL SPECIFIED FASTENERS AS SPECIFIED ON PLANS. IF NOT INDICATED ON PLANS PROVIDE FASTENERS PER MFR'SAPPROVED ICC-ESR REPORT OR PRODUCT LITERATURE HOLDOWNS:1. DO NOT OVER TIGHTEN NUTS ON TIE-DOWN ANCHOR RODS OR BOLTS. TIGHTEN ANCHOR ROD NUTS ONE-THIRD TO ONE HALF TURN BEYOND FINGER TIGHT2. INSTALL ALL HOLDOWNS TIGHT TO END STUDS/POST, DO NOT USE FILLER BLOCKS. FOR MISALIGNED ANCHORBOLTS, EXTEND THE ANCHOR ROD AT A 1:6 (HORIZ/VERT) USING A COUPLER WITH EQUIVALENT ANCHOR RODAND INSTALL THE HOLDOWN HIGHER ON END STUD / POST3. FOR HOLDOWNS THAT BOLT TO END POSTS, INSTALL THE HEAD OF THE BOLT TO THE BRACKET SIDE, AND ON THE SIDE OPPOSITE THE BRACKET, INSTALL A WASHER BETWEEN THE NUT AND THE STUD / POSTS TIE DOWN & COLLECTOR STRAPS: 1. TIE DOWN AND COLLECTOR STRAPS SHALL BE INSTALLED STRAIGHT AND TRUE. DO NOT FOLD, BEND, KINK OROTHERWISE ALTER CONNECTOR STRAPS 2. INSTALL TIE DOWN STRAPS DIRECT TO POST IN LIEU OF OVER SHEATHING. STRAPS MAY BE INSTALLED ON THEUNSHEATHED SIDE OF THE END STUDS / POSTS HARDWARE AND CONNECTORS 1. WOOD STRUCTURAL PANELS SHALL MEET THE FOLLOWING MINIMUM STANDARDS EXCEPT WHERE OTHERWISENOTED: TABLE NOTES: A. WOOD STRUCTURAL PANELS SHALL CONFORM TO THE REQUIREMENTS FOR THEIR TYPE INACCORDANCE WITH THE FOLLOWING VOLUNTARY STANDARDS BY THE ENGINEERED WOOD ASSOCIATION (APA): a. VOLUNTARY PRODUCT STANDARD, STRUCTURAL PLYWOOD, PS 1-09 b. VOLUNTARY PRODUCT STANDARD, PERFORMANCE STANDARD FOR WOOD-BASEDSTRUCTURAL-USE PANELS, PS 2-10 B. WOOD STRUCTURAL PANELS SHALL BE IDENTIFIED BY THE APA TRADEMARK INDICATING CONFORMANCE TO THE APPLICABLE VOLUNTARY STANDARD C. WHERE PANELS ARE EXPOSED TO REPEATED WETTING AND REDRYING, LONG-TERM EXPOSURE TO WEATHER, OR CONDTIONS OF SIMILAR SEVERITY, "EXTERIOR" APA RATED PLYWOOD SHEATHING SHALLBE USED. C-D “EXPOSURE 1" APA RATED PLYWOOD SHEATHING (CDX) SHALL NOT BE USED FORCONDITIONS INVOLVING LONG-TERM EXPOSURE TO WEATHER.a. EXCEPTION: WOOD STRUCTURAL PANEL ROOF SHEATHING EXPOSED TO THE OUTDOORS ON THE UNDERSIDE IS PERMITTED TO BE "EXPOSURE 1" TYPE. b. WOOD STRUCTURAL PANELS TO BE USED AS SIDING SHALL COMPLY WITH ANSI/APA PRP-210. D. ORIENTED STRAND BOARD (OSB) WITH EQUIVALENT CLASSIFICATION AND RATINGS MAY BE USED IN LIEUOF PLYWOOD FOR WOOD STRUCTURAL PANEL WALL SHEATHING. 2. TRANSPORTATION, STORAGE, AND HANDLING: A. TRANSPORTATION a. IN TRANSPORTING PANELS ON OPEN TRUCK BEDS, COVER THE BUNDLES WITH A TARP. B. STORAGE a. ALWAYS STORE THE PANELS UNDER COVER WHENEVER POSSIBLE b. WHEN STORING PANELS OUTSIDE STACK THEM ON A LEVEL SURFACE ON TOP OF STRINGERS OROTHER BLOCKING, THREE STRINGERS MINIMUM. c. NEVER LEAVE PANELS IN CONTACT WITH THE GROUND d. COVER THE STACK WITH A PLASTIC TARP, ENSURING THAT THE BUNDLE IS WELL VENTILATED TO PREVENT MILDEW. e. IF MOISTURE ABSORPTION IS EXPECTED, CUT THE STEEL BAND TO PREVENT DAMAGE f. KEEP SANDED OR OTHER APPEARANCE GRADE PANELS AWAY FROM HIGH TRAFFIC AREAS C. HANDLING a. ALWAYS PROTECT ENDS AND EDGES, ESPECIALLY TONGUE AND GROOVE PRODUCTS, FROMPHYSICAL DAMAGE. b. ACCLIMATIZE THE PANELS FOR 24 HOURS MINIMUM BEFORE INSTALLATION BY STANDING THE PANELS ON EDGE WITH A GAP BETWEEN EACH TO ALLOW FOR AIR CIRCULATION OR PER MANUFACTURER'S RECOMMENDATIONS. 3. PLYWOOD ORIENTATION A. ROOF AND FLOOR SHEATHING SHALL BE LAID WITH THE GRAIN OF THE OUTER PILES PERPENDICULAR TO THE FRAMING MEMBERS, SHALL BE CONTINUOUS OVER 2 JOIST BAYS MINIMUM AND END JOINTS SHALLBE JOINED OVER FRAMING AND STAGGERED. LEAVE A 18" GAP BETWEEN PANELS TO ALLOW FOR PANELEXPANSION UNLESS RECOMMENDED OTHERWISE BY THE PANEL MANUF. REFER TO SPECIFIC DETAILS INTHE DRAWINGS FOR FURTHER PARAMETERS. B. PLYWOOD OR OSB WALL SHEATHING MAY BE APPLIED VERTICALLY OR HORIZONTALLY. ALL END JOINTSBE JOINED OVER FRAMING AND STAGGERED. 4. BLOCKING: A. ROOF: ALL ROOF SHEATHING SHALL BE BLOCKED UNLESS SPECIFICALLY ALLOWED ON PLANS. WHEREPERMITTED TO BE UNBLOCKED, ALL UNBLOCKED EDGES SHALL BE TONGUE AND GROOVE. B. ALL FLOOR SHEATHING SHALL BE BLOCKED UNLESS SPECIFICALLY ALLOWED ON PLANS. WHEREPERMITTED TO BE UNBLOCKED, ALL UNBLOCKED EDGES SHALL BE TONGUE AND GROOVE. C. WALLS: ALL SHEAR WALLS SHALL BE FULLY BLOCKED AT PLYWOOD EDGES. 5. FASTENERS B. EQUIVALENT PNEUMATIC DRIVE NAILS MAY BE USED IF FASTENER MANUFACTURER HAS RECEIVED ICC OR IAPMO APPROVAL FOR THE INTENDED US. FASTENERS TO BE SUBSTITUTED SHALL BE EQUIVALENT INLATERAL AND WITHDRAWAL STRENGTH TO THE SIZE OF COMMON NAIL SPECIFIED. C. USE OF MACHINE NAILING IS SUBJECT TO A SATISFACTORY JOB SITE DEMONSTRATION FOR EACHPROJECT AND THE APPROVAL BY THE PROJECT ARCHITECT OR STRUCTURAL ENGINEER. THE APPROVAL IS SUBJECT TO CONTINUED SATISFACTORY PERFORMANCE. MACHINE NAILING WILL NOT BE APPROVEDIN 5/16” PLYWOOD OR OSB SHEATHING. IF NAIL HEADS PENETRATE THE OUTER PLY MORE T HAN WOULDBE NORMAL FOR A HAND HAMMER OR IF MINIMUM ALLOWABLE EDGE DISTANCES ARE NOT MAINTAINED, THE PERFORMANCE WILL BE DEEMED UNSATISFACTORY. D. TYPICAL NAILING SHALL BE 10d AT 6” O.C. AT ALL SUPPORTED EDGES AND OVER SHEAR WALLS, AND10D AT 12” O.C. AT ALL INTERMEDIATE SUPPORTS, UNLESS OTHERWISE NOTED, SEE PLANS AND REFER TOSHEAR WALL SCHEDULE. WOOD STRUCTURAL PANELS (SHEATHING) WOOD STRUCTURAL PANEL PROPERTIES USE PLY BONDCLASSIFICATION C SHEATHINGGRADE PERFORMANCERATING SPAN RATINGRATING B REFERENCE A ROOF 5 EXPOSURE 1 REFER TO TYPICAL DIAPHRAGM SCHEDULE APA 2022 CBC2303.1.5(DOC PS 1-19OR PS 2-18)FLOOR 5 EXPOSURE 1 APA WALL D 5 EXPOSURE 1 REFER TO TYPICAL SHEAR WALL SCHEDULE APA 1. ALL FLOOR SHEATHING SHALL BE GLUED TO THE JOISTS. 2. ADHESIVES SHALL CONFORM TO ASTM D3498 OR THE APA PERFORMANCE SPECIFICATION AFG-O1SCHEDULE. 3. INSTALLATION: A. THE FIELD-GLUED FLOOR SYSTEM SHALL BE INSTALLED ACCORDING TO THERECOMMENDATIONS OF THE APA - ENGINEER WOOD CONSTRUCTION GUIDE-FLOORS AND THEADHESIVE MANUFACTURER. B. GLUE SHALL BE APPLIED TO THE JOISTS AND TO THE GROOVE IN THE EDGE OF THE T & G PANELS. C. GLUE MAY BE APPLIED MANUALLY OR WITH PNEUMATIC OR ELECTRICAL EQUIPMENT. GLUED FLOOR SYSTEM 1. IN ACCORDANCE WITH SECTION 1704.6 OF THE CODE STRUCTURAL OBSERVATIONS SHALL BE PERFORMEDFOR THE FOLLOWING ELEMENTS OF CONSTRUCTION:A. FOUNDATION REINFORCING AND ANCHORAGE, EXCLUDING THE SLAB ON GRADE REINFORCEMENT. B. SHEATHING NAILING FOR THE WOOD LATERAL FORCE-RESISTING SYSTEM, INCLUDING DIAPHRAGMSAND SHEAR WALLS. 2. THE OBJECTIVE OF THE STRUCTURAL OBSERVATION IS TO BECOME FAMILIAR WITH THE PROGRESS AND QUALITY OF THE CONTRACTOR'S WORK AND DETERMINE IF THE WORK IS BEING COMPLETED IN GENERALCONFORMANCE WITH THE APPROVED PLANS AND SPECIFICATIONS A. STRUCTURAL OBSERVATIONS ARE NOT INSPECTIONS AND SHALL NOT BE USED AS A REPLACEMENT FORTHE SPECIAL INSPECTIONS REQUIRED BY THE CODE OR REFERENCED STANDARD OR FOR SPECIALINSPECTIONS REQUIRED IN THIS DOCUMENT. B. THE PERSON COMPLETING THE STRUCTURAL OBSERVATIONS DOES NOT HAVE RESPONSIBILITY FOR ANYACTS OR OMISSIONS BY THE CONTRACTOR OR OF ANY OTHER ENTITY PROVIDING MATERIALS ORSERVICES ON THE PROJECT. 3. ADEQUATE NOTIFICATION SHALL BE PROVIDED TO THE STRUCTURAL ENGINEER PERFORMING OBSERVATIONS,A MINIMUM OF (2) WORKING DAYS, PRIOR TO OBSERVATION OF THE WORK. STRUCTURAL OBSERVATIONS 1. THIS STATEMENT OF SPECIAL INSPECTIONS HAS BEEN PREPARED PURSUANT TO SECTION 1704.3 OF THE CODE .THIS SECTION DETAILS BOTH REQUIRED SPECIAL INSPECTIONS AND TESTS INCLUDING TESTING PER SECTION1705 OF THE CODE. THE FOLLOWING SHALL BE OBSERVED DURING THEIR IMPLEMENTATION: A. GENERAL: a. STRUCTURAL VERIFICATIONS, INSPECTIONS AND TESTS SHALL BE PERFORMED IN ACCORDANCE WITH CHAPTER 17 OF THE CODE AND/OR THE APPLICABLE REFERENCE STANDARD. B. OWNER REQUIREMENTS:a. THE OWNER OR OWNER'S AGENT SHALL EMPLOY ONE OR MORE APPROVED AGENCIES TOPERFORM INSPECTIONS DURING CONSTRUCTION ON THE TYPES OF WORK LISTED IN SECTION 1705 OF THE CODE AND IN THIS STATEMENT OF INSPECTIONS. C. SPECIAL INSPECTOR QUALIFICATIONS: a. THE SPECIAL INSPECTIONS SHALL PROVIDE WRITTEN DOCUMENTATION TO THE BUILDINGOFFICIAL DEMONSTRATING HIS OR HER COMPETENCE AND RELEVANT EXPERIENCE OR TRAINING. THE EXPERIENCE OR TRAINING SHALL BE CONSIDERED RELEVANT WHEN THE DOCUMENTED EXPERIENCE OR TRAINING IS RELATED IN COMPLEXITY TO THE SAME TYPE OFSPECIAL INSPECTION ACTIVITIES FOR PROJECTS OF SIMILAR COMPLEXITY AND MATERIAL QUANTITIES. D. CONTRACTOR REQUIREMENTS: a. SPECIAL INSPECTION IS IN ADDITION TO THE CONTRACTOR'S QUALITY CONTROL INSPECTIONSAND TESTING. THE CONTRACTOR'S QUALITY CONTROL INSPECTIONS AND TESTING SHALL OCCUR PRIOR TO SPECIAL INPECTION AND REPORTS SHALL BE AVAILABLE TO THE SPECIAL INSPECTOR. b. THE CONTRACTOR SHALL ENSURE THAT THE WORK FOR WHICH SPECIAL INSPECTION IS REQUIREDREMAINS ACCESSIBLE AND EXPOSED FOR SPECIAL INSPECTION PURPOSES UNTIL COMPLETION OF THE REQUIRED SPECIAL INSPECTION. c. ANY CONTRACTOR RESPONSIBLE FOR THE CONSTRUCTION OF THE MAIN WIND OR SEISMIC FORCE RESISTING SYSTEM SHALL SUBMIT A WRITTEN STATEMENT OF RESPONSIBILITY TO THEBUILDING OFFICIAL AND OWNER PRIOR TO COMMENCEMENT OF WORK ON THE SYSTEM OR COMPONENT. THE STATEMENT OF RESPONSBILITY SHALL CONTAIN ACKNOWLEDGEMENT OF AWARENESS OF THE SPECIAL INSPECTION REQUIREMENTS CONTAINED IN THE STATEMENT OFSPECIAL INSPECTIONS. E. SPECIAL INSPECTOR REPORT REQUIREMENTS: a. THE SPECIAL INSPECTOR SHALL KEEP RECORD OF INSPECTIONS b. THE SPECIAL INPSECTOR SHALL FURNISH INSPECTION REPORTS TO THE BUILDING OFFICIAL AND TO THE ARCHITECT AND STRUCTURAL ENGINEER OF RECORD. c. REPORTS SHALL INDICATE THAT WORK INSPECTED WAS OR WAS NOT COMPLETED INCONFORMANCE TO APPROVED CONSTRUCTION DOCUMENTS. d. DISCREPANCIES SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE CONTRACTOR FOR CORRECTION. e. IF NOT CORRECTED DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF THE BUILDING OFFICIAL AND THE ARCHITECT AND STRUCTURAL ENGINEER OF RECORD PRIOR TO THECOMPLETION OF THAT PHASE OF WORK. f. A FINAL REPORT DOCUMENTING SPECIAL INSPECTIONS AND CORRECTION OF ANYDISCREPANCIES NOTED SHALL BE SUBMITTED TO THE BUILDING OFFICIAL. STATEMENT OF SPECIAL INSPECTIONS 1. THE FOLLOWING SUBMITTALS SHALL BE SUBMITTED FOR REVIEW AND APPROVAL BY THE ENGINEER: A. STEEL INCLUDING MISC. METALS a. SHOP DRAWINGS FOR FABRICATION AND ERECTION c. SHOP DRAWINGS FOR FABRICATION AND PLACEMENT B. REINFORCING STEEL C. CONCRETE MIX DESIGNS FOR ALL CONCRETE STRENGTHS 3,000 PSI AND ABOVE D. MASONRY INCLUDING BLOCKS, GROUT AND MORTAR E. ROUGH CARPENTRY: WOOD PRODUCT DATA AND MANUFACTURER'S CERTIFICATES 2. BEFORE SUBMITTING EACH SUBMITTAL, (INCLUDES SHOP DRAWINGS, PRODUCT DATA, SAMPLES AND SIMILAR SUBMITTALS), THE CONTRACTOR SHALL HAVE: A. REVIEWED AND COORDINATED EACH SUBMITTAL WITH OTHER SUBMITTALS AND WITH THE REQUIREMENTSOF THE WORK AND THE CONTRACT DOCUMENTS. THIS INCLUDES THE CONTRACTOR REVIEWING ANDVERIFYING THAT THE SUBMITTAL IS COORDINATED AMONG ALL CONSTRUCTION TRADES: B. DETERMINED AND VERIFIED ALL FIELD MEASUREMENTS, QUANTITIES, DIMENSIONS , SPECIFIED PERFORMANCE AND DESIGN CRITERIA, INSTALLATION REQUIREMENTS, MATERIALS, CATALOG NUMBERSAND SIMILAR INFORMATION C. DETERMINED AND VERIFIED ALL INFORMATION RELATIVE TO THE CONTRACTOR'S RESPONSIBILITIES FORMEANS, METHODS, TECHNIQUES, SEQUENCES AND PROCEDURES OF CONSTRUCTION, AND SAFETYPRECAUTIONS AND PROGRAMS. D. REVIEWED AND VERIFIED THAT THE ARCHITECT'S OR ENGINEER'S COMMENTS FROM PREVIOUS SUBMITTAL ROUNDS HAVE BEEN ADDRESSED. 3. EACH SUBMITTAL SHALL BEAR A STAMP OR SPECIFIC WRITTEN CERTIFICATION THAT THE CONTRACTOR HAS SATISFIED THEIR OBLIGATIONS UNDER THE CONTRACT DOCUMENTS WITH RESPECT TO THE CONTRACTOR'SREVIEW AND APPROVAL OF THAT SUBMITTAL. 4. THE CONTRACTOR'S OBLIGATION TO PERFORM AND COMPLETE THE WORK IN ACCORDANCE WITH THECONTRACT DOCUMENTS SHALL BE ABSOLUTE: a. REVIEW AND APPROVAL OF SHOP DRAWINGS BY THE ARCHITECT AND/OR ENGINEER DOES NOT CONSTITUTE APPROVAL OF A CHANGE REQUEST, SUBSTITUTION OR MODIFICATION TO THECONTRACT DRAWINGS. b. THE ARCHITECT AND ENGINEER SHALL BE NOTIFIED OF CHANGE REQUESTS, SUBSTITUTIONS ORMODIFICATIONS TO THE CONTRACT DRAWINGS IN WRITING BEFORE AND SEPARATE FROM THE SUBMITTAL PRIOR TO SUBMISSION. 5. FABRICATION FOR ITEMS IN THESE DOCUMENTS SHALL NOT COMMENCE UNTIL THE SUBMITTAL HAS BEENREVIEWED AND APPROVED BY THE ENGINEER. SUBMITTALS 1. SHOP FABRICATION REQUIRES SPECIAL INSPECTION IN ACCORDANCE WITH CODE SECTION 1704.2.5. EXCEPTION: SHOP SPECIAL INSPECTIONS ARE NOT REQUIRED WHEN WORK IS DONE ON THE PREMISES OFFABRICATOR REGISTERED AND APPROVED TO PERFORM SUCH WORK IN ACCORDANCE WITH CODE SECTION 1704.2.5.1. THE FOLLOWING ACCREDITATIONS MEET THE REQUIREMENTS OF THIS EXCEPTION:A. STEEL BUILDINGS (OR STEEL ELEMENTS IN OTHER BUILDINGS)a. FOR GENERAL STEEL BUILDINGS OR ELEMENTS THE FABRICATOR SHALL BE AN AISC CERTIFIED FABRICATOR IN ACCORDANCE WITH THE AISC CERTIFICATION PROGRAM FOR STRUCTURAL STEEL FABRICATORS (AISC 201-06). b. OTHER ACCREDITATION DEEMED ACCEPTABLE BY THE AUTHORITY HAVING JURISDICTION. c. IF FABRICATION IS PERFORMED BY AN APPROVED FABRICATOR A CERTIFICATE OF COMPLIANCEMUST BE PROVIDED TO THE BUILDING INSPECTOR THAT THE MATERIALS SUPPLIED AND WORKPERFORMED BY THE FABRICATOR ARE IN CONFORMANCE WITH THE CONSTRUCTION DOCUMENTS. d. IF FABRICATION IS NOT PERFORMED BY AN APPROVED FABRICATOR WELDING INSPECTIONREPORTS MUST BE SUBMITTED TO THE BUILDING OFFICIAL BY AN APPROVED TESTING AGENCY. d.a. NONDESTRUCTIVE TESTING (NDT) MAY BE PERFORMED BY THE FABRICATOR, HOWEVERTHE QA AGENCY SHALL REVIEW THE FABRICATOR'S NDT REPORTS. B. WOOD BUILDINGSa. PREFABRICATED WOOD TRUSSES b. STRUCTURAL GLUED LAMINATED TIMBER SHOP FABRICATION 71 S-104 N:\ 2 8 0 0 \ 2 8 7 4 - 0 1 - C O 2 2 - 5 9 3 0 - W e s t - C o a s t - H w y - R e s t a u r a n t - A d d i t i o n \ S t r u c t u r a l \ C o n D o c s \ S h e e t - F i l e s \ 2 8 7 4 - 0 1 - C O 2 2 - S 1 0 4 . d w g , S 1 0 4 , O c t 22 , 2 0 2 4 9 : 0 9 a m , C P r e s s l e r PROJECT MANAGER DRAWN BY PROJECT NUMBER CHECKED BY SHEET October 16, 2024 2874-01-CO22 DATE NO. REVISION DATE CA P P Y ' S C A F E 59 3 0 W E S T C O A S T H W Y , NE W P O R T B E A C H , C A 9 2 6 6 3 A. MERCADO M. DOREMUS M. DOREMUS TH I R D S U B M I T T A L S E T THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF RRM DESIGNGROUP AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS ORUSED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIEDPROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH THESE DRAWINGSOR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESERESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEWSHALL NOT BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.RRM DESIGN GROUP COPYRIGHT 2023RRM IS A CALIFORNIA CORPORATION rrmdesign.com | (805) 543-1794 3765 S. Higuera, San Luis Obispo, CA 93401 CONSULTANT AGENCY PRELIMINARY NOT FOR CON S T R U C T I O N REQUIRED VERIFICATION AND INSPECTIONS STEEL WELDING INSPECTION TASKS PRIOR TO WELDING (AISC 360-16 N.5.4-1)QC QA AWS 2015 D1.1REFERENCE 1. WELDING PROCEDURE SPECIFICATIONS (WPSs) AVAILABLE PP 6.3 2. MANUFACTURER CERTIFICATIONS FOR WELDING CONSUMABLES AVAIALABLE P P 6.2 3. WPS AVAILABLE P P - 4. MATERIAL IDENTIFICATION (TYPE/GRADE)OO 6.2 5. WELDER IDENTIFICATION SYSTEM O O 6.4 6. FIT-UP OF GROOVE WELDS (INCLUDING JOINT GEOMETRY) - JOINT PREPARATION - DIMENSIONS (ALIGNMENT, ROOT OPENING, ROOT FACE, BEVEL) - CLEANLINESS (CONDITION OF STEEL SURFACES) - TACKING (TACK WELD QUALITY AND LOCATION) - BACKING TYPE AND FIT (IF APPLICABLE) OO 6.5.25.225.155.18 5.10, 5.22.1.1 7. FIT-UP OF GROOVE WELDS OF HSS T-, Y-, AND K-JOINTS WITHOUT BACKING (INCLUDING JOINT GEOMETRY) - JOINT PREPARATION - DIMENSIONS (ALIGNMENT, ROOT OPENING, ROOT FACE, BEVEL) - CLEANLINESS (CONDITION OF STEEL SURFACES) - TACKING (TACK WELD QUALITY AND LOCATION) PO -- -- 8. CONFIGURATION AND FINISH OF ACCESS HOLES O O 6.5.2, 5.1.7& AISC 360-16 J1.69. FIT-UP OF FILLET WELDS - DIMENSIONS (ALIGNMENT, GAPS AT ROOT) - CLEANLINESS (CONDITION OF STEEL SURFACES) - TACKING (TACK WELD QUALITY AND LOCATION) OO 5.22.15.155.18 10. CHECK WELDING EQUIPMENT O ___6.2, 5.11 INSPECTION TASKS DURING WELDING (AISC 360-16 N.5.4-2) 1. CONTROL AND HANDLING OF WELDING CONSUMABLES -PACKAGING -EXPOSURE CONTROL OO 6.25.3.1 5.3.2 (SMAW)5.3.3 (SAW) 2. NO WELDING OVER CRACKED TACK WELDS O O 5.18 3. ENVIRONMENTAL CONDITIONS - WIND SPEED WITHIN LIMITS - PRECIPITATION AND TEMPERATURE OO 5.12.15.12.2 4. WPS FOLLOWED - SETTINGS ON WELDING EQUIPMENT - TRAVEL SPEED - SELECTED WELDING MATERIALS - SHIELDING GAS TYPE/FLOW RATE - PREHEAT APPLIED - INTERPASS TEMPERATURE MAINTAINED (MIN/MAX) - PROPER POSITIONS (F, V, H, OH) OO 6.3.3, 6.5.2, 5.5, 5.21 5.6, 5.7 5. WELDING TECHNIQUES - INTERPASS AND FINAL CLEANING - EACH PASS WITHIN PROFILE LIMITATIONS - EACH PASS MEETS QUALITY REQUIREMENTS OO 6.5.2, 6.5.3, 5.24 5.30.1 6. PLACEMENT AND INSTALLATION OF STEEL HEADED STUD ANCHORS P P - INSPECTION TASKS AFTER WELDING (AISC 360-16 N.5.4-3) 1. WELDS CLEANED O O 5.30.1 2. SIZE, LENGTH AND LOCATION OF WELDS P P 6.5.1 3. WELDS MEET VISUAL ACCEPTANCE CRITERIA - CRACK PROHIBITION - WELD/BASE-METAL FUSION - CRATER CROSS SECTION - WELD PROFILES - WELD SIZE - UNDERCUT - POROSITY PP 6.5.3 TABLE 6.1(1)TABLE 6.1(2) TABLE 6.1(3)TABLE 6.1(4), 5.24TABLE 6.1(6) TABLE 6.1(7)TABLE 6.1(8) 4. ARC STRIKES P P 5.29 5. k-AREA PPAISC 360-16 CA3.1c& J10.86. WELD ACCESS HOLES IN ROLLED HEAVY SHAPES AND BUILT-UP HEAVY SHAPES [b]PP - 7. BACKING REMOVED AND WELD TABS REMOVED (IF REQUIRED)PP5.10, 5.31 8. REPAIR ACTIVITIES P P 6.5.3, 5.26 9. DOCUMENT ACCEPTANCE OR REJECTION OF WELDED JOINT OR MEMBER PP6.5.4, 6.5.5 10. NO PROHIBITED WELDS HAVE BEEN ADDED WITHOUT THE APPROVAL OF THE EOR OO - STEELBOLTING INSPECTION TASKS PRIOR TO BOLTING (AISC 360-16 N.5.6-1)QC QA 2014 RCSC SPEC.REFERENCE 1. MANUFACTURER'S CERTIFICATIONS AVAILABLE FOR FASTENER MATERIALS OP 2.1, 9.1 2. FASTENERS MARKED IN ACCORDANCE WITH ASTM REQUIREMENTS OOFIGURE C-2.1, 9.1(SEE ASTMSTANDARDS) 3. CORRECT FASTENERS SELECTED FOR THE JOINT DETAIL (GRADE, TYPE, BOLT LENGTH IF THREADS ARE TO BE EXCLUDED FROM SHEAR PLANE)OO2.3.2, 2.7.2, 9.1 4. CORRECT BOLTING DETAILS SELECTED FOR THE JOINT DETAIL. O O 4, 8 5. CONNECTING ELEMENTS, INCLUDING THE APPROPRIATE FAYING SURFACECONDITION AND HOLE PREPARATION, IF SPECIFIED, MEET APPLICABLEREQUIREMENTS.OO3, 9.1, 9.3 6. PRE-INSTALLATION VERIFICATION TESTING BY INSTALLATION PERSONNELOBSERVED AND DOCUMENTED FOR FASTENER ASSEMBLIES AND METHODSUSED.PO 7, 9.2 7. PROTECTED STORAGE PROVIDED FOR BOLTS, NUTS, WASHERS, AND OTHERFASTENER COMPONENTS OO2.2, 8, 9.1 INSPECTION TASKS DURING BOLTING (AISC 360-16 N.5.6-2) 1. FASTENER ASSEMBLIES, PLACED IN ALL HOLES AND WASHERS AND NUTS AREPOSITIONED AS REQUIRED.OO 8.1, 9.1 2. JOINT BROUGHT TO THE SNUG-TIGHT CONDITION PRIOR TO THE PRE-TENSIONING OPERATION OO 8.1, 9.1 3. FASTENER COMPONENT NOT TURNED BY THE WRENCH PREVENTED FROMROTATING OO 8.2, 9.2 4. FASTENERS ARE PRETENSIONED IN ACCORDANCE WITH THE RCSCSPECIFICATION PROGRESSING SYSTEMATICALLY FROM THE MOST RIGID POINT TOWARD THE FREE EDGES. OO 8.2, 9.2 INSPECTION TASKS AFTER BOLTING (AISC 360-16 N.5.6-3) 1. DOCUMENT ACCEPTANCE OR REJECTION OF BOLTED CONNECTIONS P P ___ REQUIRED VERIFICATION AND INSPECTIONS CONCRETE CONSTRUCTION CODE TABLE 1705.3 SPECIAL INSPECTION OR TEST CO N T I N U O U S PER I O D I C REFERENCED STANDARD CBC REFERENCE 1. INSPECT REINFORCMENT, INCLUDING PRESTRESSING TENDONS, AND VERIFY PLACEMENT.___X ACI 318: CH 20, 25.2,25.3, 26.6.1-26.6.3 ___ 2. REINFORCING BAR WELDING: a. VERIFY WELDABILITY OF REINFORCING BARS OTHER THAN ASTM A706 b. INSPECT SINGLE-PASS FILLET WELDS, MAXIMUM 516" AND c. INSPECT ALL OTHER WELDS ___ ___ X X X ___ AWS D1.4ACI 318: 26.6.4 ___ 3. INSPECT ANCHORS CAST IN CONCRETE ___X ACI 318: 26.7 ___ 4. INSPECT ANCHORS POST-INSTALLED IN HARDENED CONCRETE MEMBERS (b) (a) ADHESIVE ANCHORS INSTALLED IN HORIZONTALLY OR UPWARDLY INCLINED ORIENTATIONS TO RESIST SUSTAINED TENSION LOADS (b) MECHANICAL ANCHORS AND ADHESIVE ANCHORS NOT DEFINED IN 4.a. X___ ___ X ACI 318: 26.7.1 ACI 318: 26.7.1 ___ ___ 5. VERIFY USE OF REQUIRED MIX DESIGN ___X ACI 318: CH. 19, 26.4.3, 26.4.4 1904.1, 1904.2 6. PRIOR TO CONCRETE PLACEMENT, FABRICATE SPECIMENS FOR STRENGTH TESTS, PERFORM SLUMP AND AIR CONTENT TESTS, AND DETERMINE THE TEMPERATURE OF THE CONCRETE. X ___ASTM C 172ASTM C 31ACI 318: 26.5, 26.12 ___ 7. INSPECT CONCRETE AND SHOTCRETE PLACEMENT FOR PROPER APPLICATION TECHNIQUES X ___ACI 318: 26.5 ___ 8. VERIFY MAINTENANCE OF SPECIFIED CURING TEMPERATURE AND TECHNIQUES.___X ACI 318: 26.5.3-26.5.5 ___ 9. INSPECT PRESTRESSED CONCRETE FOR: A. APPLICATION OF PRESTRESSING FORCES; AND B. GROUTING OF BONDED PRESTRESSING TENDONS XX ___ ___ACI 318: 26.10 ___ 10. INSPECT ERECTION OF PRECAST CONCRETE MEMBERS.___X ACI 318: 26.9 ___ 11. VERIFY IN-SITU CONCRETE STRENGTH, PRIOR TO STRESSING OF TENDONS IN POST-TENSIONED CONCRETE AND PRIOR TO REMOVAL OF SHORES AND FORMS FROM BEAMS AND STRUCTURAL SLABS ___X ACI 318: 26.11.2 ___ 12. INSPECT FORMWORK FOR SHAPE, LOCATION, AND DIMENSIONS OF THE CONCRETE MEMBER BEING FORMED. ___X ___ SPECIAL INSPECTIONS LISTED FOR CONCRETE ALSO APPLY TO GROUTING OPERATIONS. a. WHERE APPLICABLE, SEE SECTION 1705.13. b. SPECIFIC REQUIREMENTS FOR SPECIAL INSPECTION SHALL BE INCLUDED IN THE RESEARCH REPORT FORTHE ANCHOR ISSUED BY AN APPROVED SOURCE IN ACCORDANCE WITH 17.8.2 IN ACI 318, OR OTHER QUALIFICATION PROCEDURES. WHERE SPECIFIC REQUIREMENTS ARE NOT PROVIDED, SPECIAL INSPECTION REQUIREMENTS SHALL BE SPECIFIED BY THE REGISTERED DESIGN PROFESSIONAL AND SHALLBE APPROVED BY THE BUILDING OFFICIAL PRIOR TO THE COMMENCEMENT OF THE WORK. REQUIRED VERIFICATION AND INSPECTIONS WOOD CODE CHAPTER 17 AND REFERENCED 2018 NDS AND AWC SDPWS-2015 SPECIAL INSPECTION OR TEST CO N T I N U O U S PER I O D I C CBC REFERENCE 4. WOOD LATERAL FORCE-RESISTING SYSTEM WITH FASTENER SPACING OF THE SHEATHING GREATER THAN 4" OC (NOT REQUIRED) - WOOD DIAPHRAGMS - DRAG STRUTS ___ ___1705.12.21705.13.2 72 2 C 2 11 BA EXISTING BUILDING, NOTA PART OF THIS PROJECTHSS6x6x58 TYP UNO2'-0" Ø POLE FTG x 7'-0"DEEP, TYP UNO 12" THK CONC MAT SLABW/ #5 @12" OC, T&B 12" Ø x 14" LONG SMOOTH ROUND DOWEL,COATED W/ GREASE ON ONE END, AND EPOXIEDINTO THE (E) SOG 4" WITH SIMP 'SET XP' @ 18" OC 11 S-302 12 S-302 4" SOG W/ #3 @18" OC,EA WAY, CEN IN SLAB 21 S-302 21 S-302 21 S-302 PER ARCH SLOPE PER ARCH SLOPE S-2011FOUNDATION PLAN SCALE: 1/4" = 1'-0" N:\ 2 8 0 0 \ 2 8 7 4 - 0 1 - C O 2 2 - 5 9 3 0 - W e s t - C o a s t - H w y - R e s t a u r a n t - A d d i t i o n \ S t r u c t u r a l \ C o n D o c s \ S h e e t - F i l e s \ 2 8 7 4 - 0 1 - C O 2 2 - P l a n s . d w g , S 2 0 1 , O c t 2 2 , 2 0 2 4 9 : 0 9 a m , C P r e s s l e r PROJECT MANAGER DRAWN BY PROJECT NUMBER CHECKED BY SHEET October 16, 2024 2874-01-CO22 DATE NO. REVISION DATE CA P P Y ' S C A F E 59 3 0 W E S T C O A S T H W Y , NE W P O R T B E A C H , C A 9 2 6 6 3 A. MERCADO M. DOREMUS M. DOREMUS TH I R D S U B M I T T A L S E T THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF RRM DESIGNGROUP AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS ORUSED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIEDPROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH THESE DRAWINGSOR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESERESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEWSHALL NOT BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.RRM DESIGN GROUP COPYRIGHT 2023RRM IS A CALIFORNIA CORPORATION rrmdesign.com | (805) 543-1794 3765 S. Higuera, San Luis Obispo, CA 93401 CONSULTANT AGENCY PRELIMINARY NOT FOR CON S T R U C T I O N FOUNDATION PLAN NOTES 1. REFER TO THE FOLLOWING SHEETS FOR TYPICAL DETAILS: 2. SEE ARCHITECTURAL/CIVIL DRAWINGS FOR FINISHED FLOOR ELEVATIONS. REFERENCE FINISHED FLOOR ELEVATION = 0'-0" CORRESPONDS TO FINISHED FLOOR ELEVATION. 3. ALL DIMENSIONS SHOWN ARE FROM FACE OF CONCRETE/MASONRY, FACE OF SHEATHING, OR CENTERLINE OF COLUMN. ALL COLUMNS ARE CENTERED IN STUD WALLS, UNO. 4. FOR ANY DIMENSIONAL INFORMATION NOT SHOWN, SEE ARCHITECTURAL/CIVIL DRAWINGS. 5. SEE ARCHITECTURAL/CIVIL DRAWINGS FOR ANY EMBEDDED ITEMS AND ALL EXTERIOR CONCRETE PAVING.6. SEE PLANS AND ARCHITECTURAL/CIVIL DRAWINGS FOR DEPRESSIONS AND/OR SLOPES IN CONCRETESLABS. 7. SEE ARCHITECTURAL, PLUMBING, MECHANICAL AND ELECTRICAL DRAWINGS FOR ADDITIONALEMBEDDED ITEMS AND SLAB PENETRATIONS. 8. THE SOG SUBGRADE SHALL BE PREPARED AS OUTLINED IN DETAIL 52/S-301. THE MAT SLAB SUBGRADESHALL BE PREPARED AS OUTLINED IN DETAIL 54/S-301. 9. BOTTOM OF FOOTING SHALL BE, UNLESS DEEPER FOUNDATIONS ARE REQUIRED BY THE BUILDINGOFFICIAL: 18" BELOW PAD OR ADJACENT GRADE AT PERIMETER, WHICHEVER IS DEEPER, UNO. DESCRIPTION SHEET (S) SYMBOLS AND ABBREVIATIONS S-101 STRUCTURAL GENERAL NOTES S-102 - S-103 TESTING AND INSPECTION S-104 CONCRETE DETAILS S-301 73 2 C 2 11 BA 6x12 LOW 4x8 H I G H 4x8 H I G H 4x8 @ 2 4 " O C 43 S-401 44 S-401 42 S-401 52 S-401 EXISTING BUILDING, NOTA PART OF THIS PROJECT 6x12 LOW 6x12 HIGH6x12 HIGH 6x1 2 L O W PE R A R C H 6x1 2 L O W PER A R C H 4x8 H I G H 6x1 2 L O W PER A R C H 54S-401LOW ROOF DIAPHRAGM 1x T&G PER ARCH W/(2) 8d @ EACH MEMBER TO SUPPORTINGRAFTER, & (3) 8d @ BOUNDARY RAFTERS 6x1 2 H I G H 6x1 2 L O W PE R A R C H HSS COL BEL W/'HHUS46X SKR32' 54S-401HSS COL BEL W/'HHUS46X SKR32' 53S- 4 0 1 LO W HS S C O L B E L 53S- 4 0 1 LO W HS S C O L B E L 53S-401LOWHSSCOL BEL 5 3 S - 4 0 1 LO W H S S CO L B E L 53S-401LOWHSSCOL BEL6x12 LOW PER ARCH 6x12 LOW PER ARCH S-2022ROOF FRAMING PLAN SCALE: 1/4" = 1'-0" N:\ 2 8 0 0 \ 2 8 7 4 - 0 1 - C O 2 2 - 5 9 3 0 - W e s t - C o a s t - H w y - R e s t a u r a n t - A d d i t i o n \ S t r u c t u r a l \ C o n D o c s \ S h e e t - F i l e s \ 2 8 7 4 - 0 1 - C O 2 2 - P l a n s . d w g , S 2 0 2 , O c t 2 2 , 2 0 2 4 9 : 0 9 a m , C P r e s s l e r PROJECT MANAGER DRAWN BY PROJECT NUMBER CHECKED BY SHEET October 16, 2024 2874-01-CO22 DATE NO. REVISION DATE CA P P Y ' S C A F E 59 3 0 W E S T C O A S T H W Y , NE W P O R T B E A C H , C A 9 2 6 6 3 A. MERCADO M. DOREMUS M. DOREMUS TH I R D S U B M I T T A L S E T THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF RRM DESIGNGROUP AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS ORUSED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIEDPROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH THESE DRAWINGSOR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESERESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEWSHALL NOT BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.RRM DESIGN GROUP COPYRIGHT 2023RRM IS A CALIFORNIA CORPORATION rrmdesign.com | (805) 543-1794 3765 S. Higuera, San Luis Obispo, CA 93401 CONSULTANT AGENCY PRELIMINARY NOT FOR CON S T R U C T I O N 1. SEE ARCHITECTURAL DRAWINGS FOR ALL DIMENSIONS AND ELEVATIONS INCLUDING, BUT NOT LIMITED TOTHE FOLLOWING, ALL DIMENSIONS TO BE VERIFIED PRIOR TO CONSTRUCTION: A. GRID DIMENSIONS AND HORIZONTAL CONTROL B. ALL DIMENSIONS, ELEVATIONS, FINISH SURFACE, SLOPES, DRAINS, SLAB DEPRESSIONS, ETC C. LOCATION AND EXTENT OF EXTERIOR WALL ASSEMBLIES AND OPENINGS D. ALL NON STRUCTURAL WALLS 2. REFER TO THE FOLLOWING SHEETS FOR TYPICAL DETAILS: 3. SEE ARCHITECTURAL DRAWINGS FOR ALL TOP OF SHEATHING AND TOP OF WALL ELEVATIONS. 4. SEE ARCHITECTURAL, PLUMBING, MECHANICAL AND ELECTRICAL DRAWINGS FOR SIZE AND LOCATION OFPIPES, DUCTS AND OTHER PENETRATIONS. DESCRIPTION SHEET (S) SYMBOLS AND ABBREVIATIONS S-101 STRUCTURAL GENERAL NOTES S-102 - S-103 TESTING AND INSPECTION S-104 CONCRETE DETAILS S-301 ROOF DETAILS S-401 ROOF FRAMING NOTES 74 A SECT AT FTG CONSTR JT FIRST POUR SECOND POUR ADD #6 x 10'-0" @ 12" OCCEN ON JOINT MAT SLAB PER PLAN LAP SPLICE FTG REINF PER PLANS 112" C L R TYP 112" ELEVATION 3" C L R TYP 112" C L R TYP NOTES: 1. LOCATE CONSTRUCTION JOINT IN MIDDLE 13 OF THE DISTANCE BETWEEN ADJACENT WALLS/COLUMNS.2. CONTRACTOR TO SUBMIT LOCATIONS OF CONSTRUCTION JOINT TO STRUCTURAL ENGINEER OF RECORD FOR APPROVAL. 714" A MAT SLAB CONSTRUCTION JOINT 2874-01-CO22 - S301 - 34 1" = 1'-0" 3" C L R TYP SLAB REINF PER PLAN THI C K N E S S P E R P L A N VAP O R B A R R I E R ( S E E N O T E 1 E ) FR E E D R A I N I N G M A T E R I A L ( S E E N O T E 1 D ) STR U C T U R A L C O M P A C T E D FILL ( S E E N O T E 1 C ) WIDTH (SEE NOTE 1A) NAT I V E F I L L ( S E E N O T E 1 B ) FIN GRADE PE R PLA N 11 T.O. SLAB EL = PER PLAN NOTES: 1. PREPARATION OF THE SLAB SUBGRADE SHALL BE BASED ON THE GEOTEHNICAL INVESTIGATION REPORT ASREFERENCED IN THE FOUNDATION GENERAL NOTES. THE FOLLOWING INFORMATION IS FOR REFERENCE ONLY. A. OVER-EXCAVATION SHALL EXTEND 5 FEET BEYOND PERIMETER FOUNDATION, TO PROPERTY LINES OREXISTING IMPROVEMENTS, WHICHEVER IS LEAST. B. NATIVE MATERIALS a. SHALL BE OVER-EXCAVATED 24" BELOW (E) GRADE, OR THE DEEPEST PLANNED FOOTINGELEVATION; WHICHEVER IS GREATEST. b. THE EXPOSED SURFACE SHALL BE SCARIFIED TO A DEPTH OF 8", MOISTURE CONDITIONED TOOPTIMUM MOISTURE CONTENT OR JUST ABOVE, AND COMPACTED TO A MINIMUM OF 90 PERCENT OF MAXIMUM DRY DENSITY (ASTM D1557). C. STRUCTURAL COMPACTED FILL a. NATIVE SOILS OR NON-EXPANSIVE IMPORT ARE ACCEPTABLE FOR STRUCTURAL FILL. IF USINGIMPORT, SOIL SHALL BE APPROVED BY THE GEOTECHNICAL ENGINEER PRIOR TO PLACEMENT. b. STRUCTURAL FILL SHALL BE PLACED IN HORIZONTAL LAYERS, EACH APPROXIMATELY 8" THICKBEFORE COMPACTION, AND SHOULD BE CONDITIONED WITH WATER TO PRODUCE A SOIL WATER CONTENT NEAR OPTIMUM MOISTURE AND COMPACTED TO A MINIMUM OF90 PERCENT OF MAXIMUM DRY DENSITY (ASTM D1557). D. 18" THICK, CLEAN FREE-DRAINING MATERIAL SUCH AS 1/2" COARSE AGGREGATE.E. REFER TO GEOTECH REPORT AND PROJECT SPECIFICATIONS FOR VAPOR BARRIER. INSTALL PER MANUFACTURER'S RECOMMENDATIONS FOR SEALING OF PENETRATIONS, JOINTS AND EDGES. a. VAPOR BARRIER IS NOT TO BE PUNCTURED DURING CONSTRUCTION OF MAT SLAB. MAT SLAB EDGE AND SUBGRADE PREP 2874-01-CO22 - S301 - 54 NTS 12" MAT SLAB REINF @ CORNERS 2874-01-CO22 - S301 - 32 3/4" = 1'-0" MAT SLAB & REINFPER PLAN(2) TYPICAL SLAB BARS, T&B 36" 36" PLAN PER P L A N 3" CLR MIN, TYP 8-1/2" OVERLAP PER PLAN HSS COL PER PLAN SLIGHT TAPER AWAY FROM POLE TOPREVENT POOLING OF WATER 6"MIN FINISH GRADE (4) #4 VERT BARS (3) #3 TIES @ TOP OF FTG #3 TIE REINF @ 12" OC, TYP #3 TIE REINF @12" OC, TYP. IN LIEUOF INDIVIDUAL TIES, # 3 SPIRALSMAY BE USED W/ 3" PITCH FOR THE FIRST TWO SPIRAL DIAMETERS& 12" PITCH TO THE BOT OF FTGMAINTAINING SPECIFIED COVER STAGGER HOOK @ ALT TIES 135 DEG SEISMIC HOOK @ EA END OF TIE3"D=1-12" DIABEND POLE FOOTING 2874-01-CO22 - S301 - 34 1/2" = 1'-0" MAT SLAB PER PLAN DOWEL TO MATCH,SOG REINF NOTES:1. VALUES ABOVE ARE FOR REINFORCEMENT WITH THE FOLLOWING PARAMETERS: A. GRADE 60 REINFORCEMENT B. NORMAL WEIGHT CONCRETEa. FOR LIGHTWEIGHT CONCRETE MULTIPLY THE VALUES ABOVE BY 1.3 C. NON-EPOXY COATED REINFORCEMENTD. HORIZONTAL BARS WITHOUT 12" OF CONCRETE BELOW (BOTTOM BARS), AND VERTICAL BARS a. FOR TOP BARS WITH 12" OR MORE OF CONCRETE BELOW THE BAR MULTIPLY THE VALUES ABOVE BY 1.3 E. CLEAR SPACING NOT LESS THAN db, CLEAR COVER NOT LESS THAN db AND STIRRUPS THROUGH Ld NOT LESS THAN MIN ORCLEAR SPACING NO LESS THAN 2db AND CLEAR COVER NOT LESS THAN db a. FOR OTHER SPACING AND COVER CONDITIONS MULTIPLY THE VALUES ABOVE BY 1.5 F. REINFORCEMENT NOT IN SHEAR WALLS a. FOR REINFORCEMENT IN SHEAR WALLS MULTIPLY THE VALUES ABOVE BY 1.25 2. THE MULTIPLIERS LISTED IN NOTE 1 ABOVE ARE CUMULATIVE INCREASES IN DEVELOPMENT/LAP SPLICE LENGTH. 3. ALL LAP SPLICES REFERENCED IN THE PLANS SHALL BE CLASS B UNLESS NOTED OTHERWISE. 4. WHEN REINFORCING BARS OF TWO SIZES ARE LAP-SPLICED IN TENSION, USE THE LARGER OF THE TENSION CLASS B, LAP SPLICE LENGTH (ls) OF THE SMALLER BAR, AND THE CLASS A, TENSION DEVELOPMENT LENGTH (ld) OF THE LARGER BAR. CONTACT LAP SPLICE(PREFERRED) NON-CONTACT LAP SPLICE LAP SPLICE MA X = L A R G E R O F CLASS B, UNOls/5 O R 6 " REINFORCING TENSION DEVELOPMENT LENGTH AND LAP SPLICE SCHEDULE BAR SIZE DEVELOPMENT LENGTH, ld(CLASS A LAP SPLICE) LAP SPLICE, ls(CLASS B LAP SPLICE) f'c (psi) f'c (psi) 2,500 3,000 4,000 2,500 3,000 4,000 #3 1'-6"1'-5"1'-3" 2'-0" 1'-10"1'-7" #4 2'-0" 1'-10"1'-7"2'-8" 2'-5"2'-1" #5 2'-6"2'-4"2'-0" 3'-3" 3'-0" 2'-7" #6 3'-0" 2'-9" 2'-5" 3'-11" 3'-7" 3'-2" #7 4'-5" 4'-0" 3'-6" 5'-9" 5'-2" 4'-6" #8 5'-0" 4'-7" 4'-0" 6'-6"5'-11"5'-2" #9 5'-8" 5'-2" 4'-6" 7'-4" 6'-9" 5'-10" #10 6'-5" 5'-10"5'-1"8'-3"7'-7"6'-7" #11 7'-1"6'-6"5'-7"9'-2" 8'-5" 7'-3" REINF DEVELOPMENT LENGTH AND SPLICES 2874-01-CO22 - S301 NTS BAR SIZE D #3 THRU #8 6d #9 THRU #11 8d NOTES: 1. ALL HOOKED BARS SHALL EXTEND AS FAR AS POSSIBLE WITH A MINIMUM 2" END COVER AND WITH EMBEDMENT NOT LESS THAN SHOWN ON THE SCHEDULE UNLESS NOTED OTHERWISE ON PLANS. 2. MINIMUM SIDE COVER = 2 12".3. FOR LIGHTWEIGHT CONCRETE MULTIPLY LENGTHS IN SCHEDULE BY 1.3. STANDARD HOOK DEVELOPMENT LENGTH "ldh" BAR SIZE D "lh"NORMAL WEIGHT 2,500 3,000 4,000 #3 2 1/4"6" 0'-9" 0'-9" 0'-8" #4 3" 8" 1'-0" 0'-11" 0'-10" #5 3 3/4"10"1'-3"1'-2"1'-0" #6 4 1/2"12"1'-6"1'-5"1'-3" #7 5 1/4"1'-2"1'-9"1'-8"1'-5" #8 6"1'-4"2'-0"1'-10"1'-7" #9 9 1/2" 1'-7 1/2"2'-3"2'-1"1'-10" #10 10 3/4"1'-10"2'-7"2'-4"2'-1" #11 12"2'-0 1/2"2'-10"2'-7"2'-3" ldh db 4db 2 12" MIN DD12 d b "lh" 2" CLR MIN HOOK DEVELOPMENT LENGTH(SEE SCHEDULE) FACE OF CONCRETE FOC OR POUR JT @ STD HOOK db REINF HOOK DEVELOPMENT LENGTH AND BENDS 2874-01-CO22 - S301 NTS db 6db D 6 db * db D 135 HOOK 90 HOOK* * PROVIDE 10db EXTENSIONS IN LIEU OF 6db AT ALL FRAME COLUMNS,GIRDERS, SHEAR WALLS AND SHEARWALL BOUNDARY MEMBERS BAR SIZE D #3 1 12" #4 2" #5 2 12"OR 3" MINREINF TIES AND STIRRUPS 2874-01-CO22 - S301 NTS MAT SLAB OPENING 2874-01-CO22 - S301 - 22 NTS 1'-0" MAX 1'- 0 " MA X2"3'3'45° RECTANGULAROR ROUND OPNG (2) #5 x 72" LONG TRIM BARS T&B OF MAT SLAB@ EA CORNER LAP SPLICE LAP SPLICE LAP S P L I C E LA P S P L I C E CONCRETE INTERSECTIONCONCRETE CORNER CONCRETE END 0" T Y P . 0" TY P . 0" TYP 0" TYP DOWELS TO MATCH SIZE &SPCG OF HORIZ REINF, TYP 90 DEG HOOK @ INT BARS PROVIDE 90 DEG STD HOOK, A U-BARMAY BE PROVIDED W/ LAP SPLICE TOHORIZ BARS IN LIEU OF END HOOKS NOTE:REINFORCEMENT SHOWN ON WALL ELEVATION(S), BOUNDARY REINFORCING DETAILS, AND OTHERSPECIFICALLY REFERENCED DETAILS SHALL TAKEPRECEDENCE OVER REINFORCEMENT SHOWN HERE. DOUBLE MAT LAP SPLICE LAP SPLICE LAP S P L I C E LAP S P L I C E CONCRETE INTERSECTIONCONCRETE CORNER CONCRETE END PROVIDE 90 DEG STDHOOK @ SHEAR WALLS (2) BARS TO MATCHWALL VERT REINF MIN (2) BARS TO MATCHWALL VERT REINF MIN (2) BARS TO MATCHWALL VERT REINF MIN DOWELS TO MATCHSIZE & SPCG OFHORIZ REINF, TYP ALT DOWEL DIRECTION @ INTERSECTION SINGLE MAT CONC REINF @ INTERSECTION 2874-01-CO22 - S301 NTS BARS @ SLAB CORNERS 2874-01-CO22 - S301 NTS (2) DIAG ADD BARS TOMATCH MAT SLAB REINFSIZE x 6'-0" @ RE-ENTRANTCORNER T & B SOG PER PLAN EXPANSION JT 2" 8" 12"MIN (2) #4 CONT 4"MIN 112" CL R COV E R @ 4 " LAP SPLICE#4 @ 12" EWBEND AS REQD #4 NOSING BAR TYP, PROVIDE 1 12" MIN COVER EQ EQ LAPSPLICE STD HOOK #4 CONT WHERE ADJACENTWALL OCCURSRISER, TYP 2"CLR WATERSTOP @INT STAIR DOWELS TO MATCH SIZE & SPCG OFNOSING BAR, ALTERNATIVELY, DOWLES MAY BE EPOXIED WITH SIMP SET-XP W/ 4"MIN EMBED (ICC-ESR 2508) NOTE: REFER TO ARCH / CIVIL DRAWINGS FOR LOCATION OF STAIRS AND NUMBER OF RISERS CMU WALL,REFER TOWALL SCHED FOR REINF STD HOOK EQ EQ LAP SPLICERISER, TYP CONC STAIRS ON GRADE 2874-01-CO22 - S301 NTS NOTES: 1. PREPARATION OF THE SLAB SUBGRADE SHALL BE BASED ON THE GEOTECHNICAL INVESTIGATION REPORT AS REFERENCED IN THE FOUNDATION GENERAL NOTES. THE FOLLOWING INFORMATION IS FOR REFERENCE ONLY.A. OVER-EXCAVATION SHALL EXTEND 5 FEET BEYOND PERIMETER FOUNDATION, TO PROPERTY LINES OR EXISTING IMPROVEMENTS, WHICHEVER IS LEAST.B. NATIVE MATERIALSa. SHALL BE OVER-EXCAVATED 24" BELOW (E) GRADE OR 12" BELOW BOTTOM OF FOOTINGS, TO COMPETENT MATERIAL, OR TO 12 THE DEPTH OF THE DEEPEST FILL (MEASURED FROM THE BOTTOMOF THE DEEPEST FOOTING); WHICHEVER IS GREATEST. b. THE EXPOSED SURFACE SHALL BE SCARIFIED TO A DEPTH OF 8", MOISTURE CONDITIONED TO 3 PERCENT OVER OPTIMUM MOISTURE CONTENT AND COMPACTED TO A MINIMUM RELATIVEDENSITY OF 90 PERCENT (ASTM D1557) C. ENGINEERED COMPACTED FILL a. REFER TO THE GEOTECHNICAL INVESTIGATION REPORT FOR RECOMMENDATIONS FOR STRUCTURAL FILL b. STRUCTURAL FILL SHALL BE PLACED IN HORIZONTAL LAYERS, EACH APPROXIMATELY 8" THICK BEFORE COMPACTION, AND SHOULD BE CONDITIONS WITH WATER TO PRODUCE A SOIL WATERCONTENT NEAR OPTIMUM MOISTURE AND COMPACTED TO A MINIMUM RELATIVE DENSITY OF 90 PERCENT (ASTM D1557) D. 4" THICK, CLEAN FREE-DRAINING MATERIAL SUCH AS 12" COARSE AGGREGATE E. REFER TO GEOTECH REPORT AND ARCH DRAWINGS FOR VAPOR BARRIER. INSTALL PER MANUFACTURER'SRECOMMENDATIONS FOR SEALING OF PENETRATIONS, JOINTS AND EDGES. a. VAPOR BARRIER IS NOT TO BE PUNCTURED DURING CONSTRUCTION OF SLAB ON GRADE. F. 2" THICK OPTIONAL SAND LAYER, SHALL BE LIGHTLY MOISTENED PRIOR TO PLACING CONCRETE. TH I C K N E S S P E R P L A N VAP O R B A R R I E R ( S E E N O T E 1 E ) FRE E D R A I N I N G M A T E R I A L ( S E E N O T E 1 D ) STR U C T U R A L C O M P A C T E D FIL L ( S E E N O T E 1 C ) WIDTH (SEE NOTE 1A) NAT I V E F I L L (SE E N O T E 1 B ) 1-12" C L R C V R @ 4 " S L A B 2" C L R C V R @ 5 " + S L A B FIN GRADE PERPLA N 1 1 T.O. SLABEL = PER PLAN 1 2 SLAB PER PLAN SLAB ON GRADE EDGE AND SUBGRADE PREP 2874-01-CO22 - S301 - 52 NTS 31 12223242 1424344454 S-301 N:\ 2 8 0 0 \ 2 8 7 4 - 0 1 - C O 2 2 - 5 9 3 0 - W e s t - C o a s t - H w y - R e s t a u r a n t - A d d i t i o n \ S t r u c t u r a l \ C o n D o c s \ S h e e t - F i l e s \ 2 8 7 4 - 0 1 - C O 2 2 - S 3 0 1 . d w g , S 3 0 1 , O c t 22 , 2 0 2 4 9 : 1 0 a m , C P r e s s l e r PROJECT MANAGER DRAWN BY PROJECT NUMBER CHECKED BY SHEET October 16, 2024 2874-01-CO22 DATE NO. REVISION DATE CA P P Y ' S C A F E 59 3 0 W E S T C O A S T H W Y , NE W P O R T B E A C H , C A 9 2 6 6 3 A. MERCADO M. DOREMUS M. DOREMUS TH I R D S U B M I T T A L S E T THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF RRM DESIGNGROUP AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS ORUSED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIEDPROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH THESE DRAWINGSOR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESERESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEWSHALL NOT BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.RRM DESIGN GROUP COPYRIGHT 2023RRM IS A CALIFORNIA CORPORATION rrmdesign.com | (805) 543-1794 3765 S. Higuera, San Luis Obispo, CA 93401 CONSULTANT AGENCY PRELIMINARY NOT FOR CON S T R U C T I O N 21 52 41 75 MAT SLAB EDGE W/ SOG 2874-01-CO22 - S302 - 11 1" = 1'-0" 3" CLR TYP PER PLAN BOT OF FTG EL = PER PLAN 2" C L R MIN E M B E D B E L A D J GRA D E P E R P L A N 3" C L R PROVIDE 34" x 18" SMOOTH ROUND DOWEL@ 12" OC, CEN IN JOINT & LIGHTLY GREASEDON (1) SIDE (ALT: PROVIDE SPEED DOWEL) FTG & REINF PER PLAN SOG PER PLAN MAT SLAB EDGE 2874-01-CO22 - S302 - 11 1" = 1'-0" FTG & REINF PER PLAN 3" CLRTYP PER PLAN BOT OF FTGEL = PER PLAN 2" C L R MIN E M B E D B E L A D J GRA D E P E R P L A N 3" C L R (N) SOG TO (E) FTG 2874-01-CO22 - S302 - 12 1" = 1'-0" (N) SOG & REINF PER PLAN SEE DETAILFOR INFO NOT SHOWN 52 S-301 (E) 2x STUDS WO (E) CONC SLABON GRADE (E) CONT CONC FTG 4"EMBED PROVIDE 34" x 14" SMOOTHROUND DOWEL. SPACINGTO MATCH SLAB REINF W/SIMP 'SET-3G' (ICC-ESR 4057)EXPANSION JOINT 31 12223242 334353 1424344454 S-302 CO N C R E T E D E T A I L S 11 1323 4151 52 N:\ 2 8 0 0 \ 2 8 7 4 - 0 1 - C O 2 2 - 5 9 3 0 - W e s t - C o a s t - H w y - R e s t a u r a n t - A d d i t i o n \ S t r u c t u r a l \ C o n D o c s \ S h e e t - F i l e s \ 2 8 7 4 - 0 1 - C O 2 2 - S 3 0 2 . d w g , S 3 0 2 , O c t 22 , 2 0 2 4 9 : 1 0 a m , C P r e s s l e r PROJECT MANAGER DRAWN BY PROJECT NUMBER CHECKED BY SHEET October 16, 2024 2874-01-CO22 DATE NO. REVISION DATE CA P P Y ' S C A F E 59 3 0 W E S T C O A S T H W Y , NE W P O R T B E A C H , C A 9 2 6 6 3 A. MERCADO M. DOREMUS M. DOREMUS TH I R D S U B M I T T A L S E T THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF RRM DESIGNGROUP AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS ORUSED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIEDPROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH THESE DRAWINGSOR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESERESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEWSHALL NOT BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.RRM DESIGN GROUP COPYRIGHT 2023RRM IS A CALIFORNIA CORPORATION rrmdesign.com | (805) 543-1794 3765 S. Higuera, San Luis Obispo, CA 93401 CONSULTANT AGENCY PRELIMINARY NOT FOR CON S T R U C T I O N 21 76 PERP RAFTER TO BEAM @ ROOF EDGE 2874-01-CO22 - S401 - 44 1" = 1'-0" BM PER PLAN BN T & G PER PLAN& SCHED 3" ± 14"SIMP 'A35' @ 24" OC RAFTER PER PLAN 2x BLKG TO MATCHRAFTER DEPTH NNNNN (2) SIMP 'SDWC' SCREWS x 6" LONG @ EA RAFTER 22°(10° MIN, 30 ° M A X ) STUB BEAM CONN 2874-01-CO22 - S401 - 54 1" = 1'-0" PERP BM, WO BEAM PER PLAN HUC HGR STUB BM HSS COL PERPLAN 116 1 T&B1161 1'-0" MAX 14" KNIFE PL 14 14 4"112" 6" 112" 112" PARALLEL RAFTER TO BEAM @ ROOF EDGE 2874-01-CO22 - S401 - 52 1" = 1'-0" BM PER PLAN BN ROOF SHTG PERPLAN & SCHED SIMP 'A35' @ 24" OC RAFTER PER PLANRIM TO MATCH TYP RAFTER BLKG @48" OC TOMATCH RAFTERS BEAM @ HSS 2874-01-CO22 - S401 - 53 1" = 1'-0" PERP BM, WO BEAM PER PLAN HUC HGRBM ON OTHERSIDE, WO HSS COL PERPLAN 116 1 T&B1161 PERP RAFTER TO BEAM @ ROOF EDGE 2874-01-CO22 - S401 - 42 1" = 1'-0" BM PER PLAN BN T & G PER PLAN& SCHED 3" ± 14" 22°(10° MIN, 3 0 ° M A X ) SIMP 'A35' @ 24" OC RAFTER PER PLAN 2x BLKG TO MATCHRAFTER DEPTH (2) SIMP 'SDWC' SCREWSx 6" LONG @ EA RAFTER PIPE OR TUBE COL PER PLAN SIMP "CCOQ"(ICC-ESR 2604)COL CAP BM PER PLAN END CONDITION MID-SPAN BM SPLICE, WO 2 38" END DISTANCE TO FIRST NAIL, TYP WHEN BM IS NOT CONT OVERPOST PROVIDE SIMP "ST6224"(ICC-ESR 2105) @ BM SPLICE(UNO ON PLANS) PIPE OR TUBE COL PER PLAN SIMP "ECCOQ"(ICC-ESR 2604)COL CAP BEAM TO COL CONNECTION 2874-01-CO22 - S401 - 43 1" = 1'-0" 14" 316TYP (316) @ COL WIDTH = BUCKET WIDTH ECCLOQ ORECCROQ ATPERP BM NAILING SCHEDULE 2874-01-CO22 - S401 - 12 NTS FASTENING SCHEDULE PER 2019 CBC 2304.10.1 CONNECTION FASTENING LOCATION 1. BLOCKING BETWEEN CEILING JOISTS, RAFTERS OR TRUSSES TO TOP PLATE OR OTHER FRAMING BELOW 3-8d COMMON EACH END, TOENAIL 2. BLOCKING BETWEEN RAFTERS OR TRUSS NOT AT THE WALL TO TOP PLATE, TO RAFTER OR TRUSS 2-8d COMMON EACH END, TOENAIL 2-16d COMMON END NAIL 3. FLAT BLOCKING TO TRUSS AND WEB FILLER 16d COMMON @ 6" OC FACE NAIL 4. CEILING JOIST TO TOP PLATE 3-8d COMMON EACH JOIST, TOENAIL 5. CEILING JOIST NOT ATTACHED TO PARALLEL RAFTER, LAPS OVER PARTITIONS 3-16d COMMON FACE NAIL 6. CEILING JOIST ATTACHED TO PARALLEL RAFTER (HEEL JOINT)3-16d COMMON FACE NAIL 7. COLLAR TIE TO RAFTER 3-10d COMMON FACE NAIL 8. RAFTER OR ROOF TRUSS TO PLATE 3-10d COMMON TOENAILb 9. ROOF RAFTER TO RIDGE VALLEY OR HIP RAFTER; OR ROOF RAFTER TO 2-INCH RIDGE BEAM 2-16d COMMON END NAIL 3-10d COMMON TOENAIL 10. STUD TO STUD AND ABUTTING STUDS AT INTERSECTING WALL CORNERS 16d COMMON 16" OC FACE NAIL 11. BUILT-UP HEADER (2" TO 2" HEADER)16d COMMON 16" OC EACH EDGE, FACE NAIL 12. CONTINUOUS HEADER TO STUD 4-10d COMMON TOENAIL 13. TOP PLATE TO TOP PLATE 16d COMMON 16" OC FACE NAIL 14. TOP PLATE TO TOP PLATE, AT END JOINTS 8-16d COMMON EACH SIDE OF END JOINT, FACE NAIL(MINIMUM 24" LAP SPLICE LENGTH EACH SIDE OF END JOINT) 15. BOTTOM PLATE TO JOIST, RIM JOIST, BAND JOIST OR BLOCKING 2-16d COMMON 16" OC FACE NAIL 16. STUD TO TOP OR BOTTOM PLATE 4-8d COMMON TOENAIL 2-16d COMMON END NAIL 17. TOP PLATES, LAPS AT CORNERS AND INTERSECTIONS 2-16d COMMON FACE NAIL 18. JOIST TO SILL, TOP PLATE, OR GIRDER 3-8d COMMON TOENAIL 20. RIM JOIST, BAND JOIST, OR BLOCKING TO TOP PLATE, SILL OR OTHER FRAMING BELOW 8d COMMON 6" OC, TOENAIL 21. 1"x6" SUBFLOOR OR LESS TO EACH JOIST 2-8d COMMON FACE NAIL 22. 2" SUBFLOOR TO JOIST OR GIRDER 2-16d COMMON FACE NAIL 23. BUILT-UP GIRDER AND BEAMS, 2" LUMBER LAYERS 20d COMMON (4" x 0.192")32" OC FACE NAIL AT TOP AND BOTTOMSTAGGERED ON APPOSITE SIDE 24. LEDGER STRIP SUPPORTING JOIST OR RAFTERS 3-16d COMMON EACH JOIST OR RAFTER, FACE NAIL 26. JOIST TO BAND JOIST OR RIM JOIST 3-16d COMMON END NAIL 27. BRIDGING OR BLOCKING TO JOIST, RAFTER OR TRUSS 2-8d COMMON EACH END, TOENAIL NOTES:a. THIS NAILING SCHEDULE SHALL ONLY BE USED IF CONDITION IS NOT OTHERWISE DETAILED OR SPECIFIED ON THE CONSTRUCTION DOCUMENTS. COMMON NAILS SHALL BE USED EXCEPT WHERE OTHERWISE STATEDb. WHERE A RAFTER IS FASTENED TO AN ADJACENT PARALLEL CEILING JOIST IN ACCORDANCE WITH THIS SCHEDULE AND THE CEILING JOIST IS FASTENED TO THE TOP PLATE IN ACCORDANCE WITH THISSCHEDULE, THE NUMBER OF TOENAILS IN THE RAFTER SHALL BE PERMITTED TO BE REDUCED BY ONE NAIL GAP PER DETAIL 12/- SECTION GAP PERDETAIL 12/- H-CLIP WHERE SPECIFIED DIAPHRAGM PANEL JOINTS 2874-01-CO22 - S401 - 31 NTS DIAPH BN PER PLAN & SCHED 2 x 4 FLAT BLKG, WHERE SPECIFIED FLR SHTG PER PLAN & DETAIL 12/- JST PER PLAN, TYP (2) 10d TOE NAILS EA END H-CLIPFLR SHTG PER PLAN & DETAIL 12/- BLKG WHERE SPECIFIED PER SCHED L/3L/3 D/4MA X LENGTH (L) DEP T H , ( D ) D/6MAX D/3MA X 2" 2" 2" M I N NOTES:1. NOTCHING AND BORING NOT PERMITTED IN THE SAME JOIST CROSS SECTION WITHOUT STRUCTURAL ENGINEER'S APPROVAL. 2. NOTCH WIDTHS GREATER THAN SHOWN IN TABLE NOT PERMITTED WITHOUT STRUCTURAL ENGINEER'S APPROVAL.3. NO NOTCHES OR HOLES PERMITTED ANYWHERE IN CANTILEVERED ELEMENTS WITHOUT STRUCTURAL ENGINEER'S APPROVAL NOTCH AND HOLE LIMITATIONS JOIST SIZE MAX HOLE MAX NOTCH DEPTH MAX END NOTCH MAX NOTCH LENGTH2X4NONENONENONENONE 2X6 1 12"78"1 38"1 12" 2X8 2 38"1 14"1 78"2 38" 2X10 3" 1 12"2 38"3" 2X12 3 34"1 78"2 78"3 34" TAPER NOTCH IN LIEU OF SQUARECUT TO REDUCE IMPACT D/3 MAX SAWN LUMBER AND RAFTER JOIST NOTCHING AND BORING LIMITATIONS 2874-01-CO22 - S401 - 41 NTS NO NOTCHING PERMITTEDIN SHADED REGION BOTTOM NOTCHES NOTPERMITTED AT MEMBERS4X AND LARGER D/4MAX D/3 MAX 11 1 1 D/6MA X BORINGS ACCEPTABLE IN HATCHED REGION D/3MIN GYPCRETE, WO(SEE PLAN) DIAPH NAILING PERPLAN & SCHEDFLR SHTG PERPLAN & DETAIL 12/- JST PER PLAN 1-10d 2-10d 2-10d 1-10d PLAN TYP JOIST BLOCKING 2874-01-CO22 - S401 - 32 NTS SIMP 'HUSTF'JST HGR, TYP DBL JST TRIMMER OPNG "D" FOR "D" = 2'-8" MAX,USE (2) JOISTSFOR "D" = 4'-0" MAX, USE (3) JOISTSNOTE:FOR LARGER OPENINGS REFER TO FRAMING PLAN SIMP 'ST12' CENTEREDON JST, TYP EN AROUNDOPNG, TYP SIMP 'ST12' CENTEREDON JST, TYP MULTIPLE JST (OR BMWHERE NOTED ON PLAN) EN ALONG BLKG & JSTFOR A DISTANCE OF 2'-0" @ EA CORNER OF OPNG 2x4 FLATBLKG, TYP OPENING AT FRAMING 2874-01-CO22 - S401 - 33 NTS 31 123242 334353 14344454 S-401 N:\ 2 8 0 0 \ 2 8 7 4 - 0 1 - C O 2 2 - 5 9 3 0 - W e s t - C o a s t - H w y - R e s t a u r a n t - A d d i t i o n \ S t r u c t u r a l \ C o n D o c s \ S h e e t - F i l e s \ 2 8 7 4 - 0 1 - C O 2 2 - S 4 0 1 . d w g , S 4 0 1 , O c t 22 , 2 0 2 4 9 : 1 0 a m , C P r e s s l e r PROJECT MANAGER DRAWN BY PROJECT NUMBER CHECKED BY SHEET October 16, 2024 2874-01-CO22 DATE NO. REVISION DATE CA P P Y ' S C A F E 59 3 0 W E S T C O A S T H W Y , NE W P O R T B E A C H , C A 9 2 6 6 3 A. MERCADO M. DOREMUS M. DOREMUS TH I R D S U B M I T T A L S E T THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF RRM DESIGNGROUP AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS ORUSED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIEDPROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH THESE DRAWINGSOR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESERESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEWSHALL NOT BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.RRM DESIGN GROUP COPYRIGHT 2023RRM IS A CALIFORNIA CORPORATION rrmdesign.com | (805) 543-1794 3765 S. Higuera, San Luis Obispo, CA 93401 CONSULTANT AGENCY PRELIMINARY NOT FOR CON S T R U C T I O N 42 41 23 24 13 77 123$5.,1* 12 3$5.,1* 123$5.,1* 352326('&29(5(''(&. &$33< 6&$)( :&2$67+:< 1(:3257%($&+&$ 3$7,2 &29($3$570(176 :&2$67+:< 1(:3257%($&+&$ :$7(5%$55,(5 :$7(5%$55,(5 :$7(5%$55,(5 $&&(66 ,1287 75$6+ :$7(5%$55,(5 :$7(5%$55,(5 2 21(:$< 21(:$< 2 1(:$< 21(:$<21(:$<21(:$< &2$67+:< 7+67 21(:$< 57<3 3$9(0(17$552:7<3(, '(7$,/$$ 57<3 000 00 :$7(5%$55,(5 :$7(5%$55,(5:$7(5%$55,(5:$7(5%$55,(5 0,1 $'$3$5.,1*67$// '(*5(($1*/('3$5.,1* 287'225',1,1*6758&785( %,.((%,.(67$//6255$&.6 3(53(1',&8/$53$5.,1* 02725&<&/(3$5.,1*67$//6 02725&<&/(3$5.,1*67$//6 (;,67,1*%,.(5$&.$5($725(0$,1$70$;(;7(173266,%/( 29(5)/2:3$5.,1*$5($725(0$,181&+$1*(' %,.((%,.(67$//6255$&.6 $'$3$5.,1*67$// /,0,72):25. /,0 , 7 2 ) : 2 5 . /,0,72):25. 3/ 3/ 3/ 3/ UUPGHVLJQFRP_ &$0,12&$3,675$1268,7(6$1-8$1&$3,675$12&$ 125(9,6,21 '$7( 352-(&70$1$*(5 '5$:1%<&+(&.('%< '$7( 352-(&7180%(5 6+((7 550'(6,*1*5283&23<5,*+7550,6$&$/,)251,$&25325$7,21 &2168/7$17 $*(1&< 7+(,1&/8'(''5$:,1*663(&,),&$7,216,'($6'(6,*16$1'$55$1*(0(1765(35(6(17('7+(5(%<$5($1'6+$//5(0$,17+(3523(57<2)550'(6,*1*5283$1'123$577+(5(2)6+$//%(&23,('',6&/26('7227+(562586(',1&211(&7,21:,7+$1<:25.25352-(&727+(57+$17+(63(&,),('352-(&7)25:+,&+7+(<+$9(%((135(3$5('$1''(9(/23(':,7+2877+(:5,77(1&216(172)550'(6,*1*52839,68$/&217$&7:,7+7+(6('5$:,1*62563(&,),&$7,2166+$//&2167,787(&21&/86,9((9,'(1&(2)$&&(37$1&(2)7+(6(5(675,&7,21668%0,77$/2)7+(6('2&80(176)2538%/,&$*(1&<5(9,(:6+$//127%(&216,'(5('$:$,9(52)550'(6,*1*5283 65,*+76 %,0 : H V W & R D V W + L J K Z D \ 5 H V W D X U D Q W $ G G L W L R Q & 2 B : H V W & R D V W + L J K Z D \ 5 H V W D X U D Q W B Y U Y W $ 0 35 ( / , 0 , 1 $ 5 < 3 $ 5 . , 1 * / $ < 2 8 7 &$ 3 3 < 6 & $ ) ( : ( 6 7 & 2 $ 6 7 + : < 1( : 3 2 5 7 % ( $ & + & $ &2 3. 206 76/ ''30 FO U R T H 6 8 % 0 , 7 7 $ / 6 ( 7 6&$/( 3. 35(/,0,1$5<3$5.,1*/$<287 3ODQ&KHFN5HVSRQVH 3ODQ&KHFN5HVSRQVH 3$5.,1* $'$3$5.,1*5(*8/$53$5.,1* 02725&<&/(3$5.,1* %,.(3$5.,1* 78 &$123<;)7 &$33< 6&$)( :&2$67+:< 1(:3257%($&+&$ 3$7,2 &29($3$570(176 :&2$67+:<1(:3257%($&+&$ :$7(5%$55,(5 :$7(5%$55,(5 :$7(5%$55,(5 $&&(66 ,1287 123$5.,1* 75$6+ :$7(5%$55,(5 :$7(5%$55,(5:$7(5%$55,(5 :$7(5%$55,(5 :$7(5%$55,(5 :$7(5%$55,(5 :$7(5%$55,(5 2 2 2 21(:$< 21(: $ < 21(: $ < 21(:$<21(:$<21(:$< &2$67+:< 7+67 21(:$<(;,67,1*3$9(0(17$552:7<3(,'(7$,/$$ 57<3 57<3 57<3 (;,67,1*087&'6,*15255 57<3 +267(6667$1'$5($ UUPGHVLJQFRP_&$0,12&$3,675$1268,7(6$1-8$1&$3,675$12&$ 12 5(9,6,21 '$7( 352-(&70$1$*(5 '5$:1%< &+(&.('%< '$7( 352-(&7180%(5 6+((7 550'(6,*1*5283&23<5,*+7550,6$&$/,)251,$&25325$7,21 &2168/7$17 $*(1&< 7+(,1&/8'(''5$:,1*663(&,),&$7,216,'($6'(6,*16$1'$55$1*(0(1765(35(6(17('7+(5(%<$5($1'6+$//5(0$,17+(3523(57<2)550'(6,*1*5283$1'123$577+(5(2)6+$//%(&23,('',6&/26('7227+(562586(',1&211(&7,21:,7+$1<:25.25352-(&727+(57+$17+(63(&,),('352-(&7)25:+,&+7+(<+$9(%((135(3$5('$1''(9(/23(':,7+2877+(:5,77(1&216(172)550'(6,*1*52839,68$/&217$&7:,7+7+(6('5$:,1*62563(&,),&$7,2166+$//&2167,787(&21&/86,9((9,'(1&(2)$&&(37$1&(2)7+(6(5(675,&7,21668%0,77$/2)7+(6('2&80(176)2538%/,&$*(1&<5(9,(:6+$//127%(&216,'(5('$:$,9(52)550'(6,*1*5283 65,*+76 %,0 : H V W & R D V W + L J K Z D \ 5 H V W D X U D Q W $ G G L W L R Q & 2 B : H V W & R D V W + L J K Z D \ 5 H V W D X U D Q W B Y U Y W 3 0 (; , 6 7 , 1 * 6 , 7 ( 3 / $ 1 &$ 3 3 < 6 & $ ) ( : ( 6 7 & 2 $ 6 7 + : < 1( : 3 2 5 7 % ( $ & + & $ &2 63 206 76/ ''30 FO U R T H 6 8 % 0 , 7 7 $ / 6 ( 7 6&$/( 63 (;,67,1*6,7( 3ODQ&KHFN5HVSRQVH 79 Attachment No. ZA 7 Lot Merger 80 F:\Users\CDD\Shared\Admin\Planning_Division\Applications\LA&LM\Info_LA_LM_Rev_040218.docx Updated 4/04/18 EXHIBIT “A” CITY OF NEWPORT BEACH LOT MERGER NO. LM PA 2023-0191 (LEGAL DESCRIPTION) OWNER EXISTING PARCEL AP NUMBER PROPOSED PARCELS REFERENCE NUMBERS 5930 W. COAST HIGHWAY, LLC, a California limited liability company 045-115-01 Parcel 1 5930 W. COAST HIGHWAY, LLC, a California limited liability company 045-115-08 Parcel 1 LOTS 4 THROUGH 6 IN BLOCK 159 OF RIVER SECTION, NEWPORT BEACH , AS SHOWN ON A MAP RECORDED IN BOOK 4, PAGE 25 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, STATE OF CALIFORNIA. EXCEPTING THEREFROM THAT PORTION DESCRIBED IN DEED TO THE STATE OF CALIFORNIA RECORDED JULY 27, 1990 AS INSTRUMENT NO. 90-395183 OF OFFICIAL RECORDS OF SAID ORANGE COUNTY. 81 F:\Users\CDD\Shared\Admin\Planning_Division\Applications\LA&LM\Info_LA_LM_Rev_040218.docx Updated 4/04/18 EXHIBIT “B” CITY OF NEWPORT BEACH LOT MERGER NO. LM PA 2023-0191 (MAP) OWNER OWNER OWNER 5930 W. COAST HIGHWAY, LLC, a California limited liability company 045-115-01 Parcel 1 5930 W. COAST HIGHWAY, LLC, a California limited liability company 045-115-08 Parcel 1 82 F:\Users\CDD\Shared\Admin\Planning_Division\Applications\LA&LM\Info_LA_LM_Rev_040218.docx Updated 4/04/18 EXHIBIT “C” CITY OF NEWPORT BEACH LOT MERGER NO. LM PA 2023-0191 (SITE PLAN) OWNER OWNER OWNER 5930 W. COAST HIGHWAY, LLC, a California limited liability company 045-115-01 Parcel 1 5930 W. COAST HIGHWAY, LLC, a California limited liability company 045-115-08 Parcel 1 83 From: Jim Mosher <jimmosher@yahoo.com> Sent: January 29, 2025 12:32 PM To: CDD Subject: Comments on ZA Item 6 (1/30/2025 meeting) Sorry about the slightly late submission, but with regard to Item 6, Cappy’s Café Minor Use Permit, Coastal Development Permit, and Lot Merger (PA2023-0191), based on a very cursory reading: 1. The Vicinity Map on handwritten page 25 is confusing in that it shows different lot lines than in Figure 1 (page 4) or the Lot Merger exhibits (pages 82 and 83). More importantly, there is a triangular parcel to the southeast of the 10' alley, APN 045-115- 10, that seems important to the parking scheme. But it is not indicated (on the Vicinity Map) as part of the "Subject Property." What rights does the applicant have for its use? Is it part of 5930 West Coast Highway? Or does it need to be addressed like APN 114- 170-70? 2.Standard Condition of Approval No. 1 states that "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)." However, the plans provided on this date seem to deal almost exclusively with the patio. What becomes of the plans for restaurant proper that were approved in the earlier use permits being superseded by this one? Also, do conditions need to be preserved ensuring continued access to 205 and 207 60th Street? -- Jim Mosher Zoning Administrator - January 30, 2025 Item No. 6a - Additional Materials Received Cappy's Cafe Minor Use Permit, Coastal Development Permit, and Lot Merger