HomeMy WebLinkAbout01 - 121 34th St. Condo-Conv. and Parcel Map_PA2012-155fiEWPOo COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING DIVISION
U$ 3300 Newport Boulevard, Building C, Newport Beach, CA 92663
(949) 644 -3200 Fax: (949) 644 -3229
CgCIFURN�P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
March 14, 2013
Agenda Item # 1
SUBJECT: 121 34TH STREET CONDOMINIUM CONVERSION - (PA2012 -155)
• Condominium Conversion No. CC2012 -004
• Parcel Map No. NP2012 -009
• County Tentative Parcel Map No. 2012 -118
APPLICANT: Christopher Hall (Trustee of Kevin G. Hall Revocable Trust)
PLANNER: Jason Van Patten, Planning Technician
(949) 644 -3234, jvanpatten @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: R -2 (Two -Unit Residential)
• General Plan: RT (Two -Unit Residential)
PROJECT SUMMARY
A condominium conversion in conjunction with a tentative parcel map application for
two -unit condominium purposes. The existing duplex was constructed in 1975 and
remodeled in 2011 to condominium standards, with the Building permit finaled on February
29, 2012. No exceptions to Title 19 (Subdivision Code) development standards are
proposed with this application.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Condominium
Conversion No. CC2012 -004 and Parcel Map No. NP2012 -009 (Attachment No. ZA
1).
• The existing 2,821- square -foot duplex was remodeled in 2011 to condominium
standards with separate utility connections for each unit.
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121 34th Street Condominium Conversion and Parcel Map
March 14, 2013
Page 2
• One garage parking space and one tandem carport parking space are provided
for each dwelling unit, which satisfies the off - street parking requirements of
Chapter 20.40 (Off- Street Parking) of the Municipal Code.
• A tentative parcel map for two -unit condominium purposes has been submitted in
conjunction with the condominium conversion application for the purpose of
creating two separate ownership units.
ENVIRONMENTAL REVIEW
The project has been reviewed, and qualifies for a Class 1 (Existing Facilities) categorical
exemption pursuant to Title 14 of the California Code of Regulations (Section 15315,
Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental
Quality Act). The Class 1 exemption involves negligible or no expansion of an existing
use. This classification includes the division of existing multiple - family or single - family
residences into common - interest ownership, and subdivision of existing commercial or
industrial buildings, where no physical changes occur which are not otherwise exempt.
PUBLIC NOTICE
Notice of this hearing was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights -of -way and
waterways) including the applicant, and posted on the subject property at least ten (10)
days prior to the decision date, 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
An appeal may be filed with the Director of Community Development or City Clerk, as
applicable, within fourteen (14) days following the date the action or decision was rendered
unless a different period of time is specified by the Municipal Code. For additional
information on filing an appeal, contact the Planning Division at (949) 644 -3200.
Prepared by:
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Jas Van Patten
Planning Technician
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3
Attachments
121 34th Street Condominium Conversion and Parcel Map
March 14, 2013
Page 3
ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Site Plan, Floor Plans, and Elevations
ZA 4 Parcel Map No. NP2012 -009
County Tentative Parcel Map No. 2012 -118
4
Attachment No. ZA 1
Draft Resolution
5
0
RESOLUTION NO. ZA2013 -0 ##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING CONDOMINIUM
CONVERSION NUMBER CC2012 -004 AND TENTATIVE
PARCEL MAP NUMBER NP2012 -009 FOR A TWO -UNIT
CONDOMINIUM DEVELOPMENT LOCATED AT 121 34TH
STREET (PA2012 -155)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Christopher Hall, Trustee of Kevin G. Hall Revocable Trust,
with respect to property located at 121 34th Street, and legally described as Parcel 1 in
the City of Newport Beach, County of Orange, State of California, as per Map filed in
Book 67, Page 45 of Parcel Maps, in the office of the County Recorder of said county.
2. The applicant requests a condominium conversion in conjunction with a tentative parcel
map to convert an existing duplex that was remodeled to condominium standards in
2011, to a two -unit condominium project.
3. The subject property is located within the R -2 (Two -Unit Residential) Zoning District and
the General Plan Land Use Element category is RT (Two -Unit Residential).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RT -E (Two -Unit Residential).
5. A public hearing was held on March 14, 2013, in the City Hall Council Chambers, 3300
Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of
the meeting was given in accordance with the Newport Beach Municipal Code.
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project has been reviewed, and qualifies for a Class 1 (Existing Facilities) categorical
exemption pursuant to Title 14 of the California Code of Regulations (Section 15315,
Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental
Quality Act).
2. The Class 1 exemption involves negligible or no expansion of an existing use. This
classification includes the division of existing multiple - family or single - family
residences into common - interest ownership, and subdivision of existing commercial or
industrial buildings, where no physical changes occur which are not otherwise exempt.
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3. The proposed project involves the conversion of an existing duplex into a two -unit
condominium development.
SECTION 3. REQUIRED FINDINGS.
Condominium Conversion
In accordance with Section 19.64.070 (Conversion of Rental Units to Ownership) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings
are set forth:
Finding:
A. The minimum number, and the design and location of off- street parking spaces shall
be provided in conformance with the provisions of Chapter 20.40 (Off - Street Parking),
in effect at the time of approval of the conversion.
Facts in Support of Finding:
A -1. The existing duplex consists of 2,821 square feet, and contains two, single -car
garages with two covered carports.
A -2. The four spaces provided meet the code requirement (two per unit) specified in
Chapter 20.40 (Off- Street Parking) of the Zoning Ordinance.
Finding:
B. Each dwelling unit within a building shall have a separate sewer connection to the City
sewer.
Facts in Support of Finding:
B -1. The existing duplex was remodeled with two separate sewer connections to the City
sewer.
B -2. A special inspection completed by the Building Division on January 28, 2013, confirmed
that each unit is served by its own sewer and piping.
Finding:
C. Each sewer lateral shall be retrofitted /fitted with a cleanout at the property line.
Facts in Support of Finding:
C -1. The existing duplex was remodeled with two separate sewer cleanouts located at the
property line.
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C -2. A special inspection completed by the Building Division on January 28, 2013, confirmed
that each unit has an approved cleanout installed at the property line.
Finding:
D. Each dwelling unit shall maintain a separate water meter and water meter connection.
Facts in Support of Finding:
D -1. The existing duplex was remodeled with two separate water meters and water meter
connections.
D -2. A special inspection completed by the Building Division on January 28, 2013, confirmed
that each unit is served by its own water meter and piping.
Finding:
E. The electrical service connection shall comply with the requirements of Chapter 15.32
of the NBMC.
Facts in Support of Finding:
E -1. The existing duplex was remodeled with an electrical service connection that was at such
time, determined to be in compliance with the requirements of Chapter 15.32.
Finding:
F. The applicant for a condominium conversion shall request a special inspection from
the Building Division for the purpose of identifying any building safety violations. The
applicant shall correct all identified safety violations prior to approval of a final map for
the condominium conversion.
Facts in Support of Finding:
F -1. A special inspection was completed by the Building Division on January 28, 2013, and
one safety violation was identified.
Finding:
G. Permanent lot stakes and tags shall be installed at all lot corners by a licensed
surveyor or civil engineer unless otherwise required by the City Engineer.
Facts in Support of Finding:
G -1. As conditioned, the project will comply with this requirement prior to recordation of the
final parcel map.
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Finding:
H. For residential conversions, the project shall be consistent with the adopted goals and
policies of the General Plan, particularly with regard to the balance and dispersion of
housing types within the City.
Facts in Support of Finding:
H -1. The project site is designated as RT (Two -Unit Residential) by the Land Use Element
of the General Plan, and RT -E (Two -Unit Residential) by the Coastal Land Use Plan
(CLUP). The proposed two -unit project is consistent with the RT land use category and
RT -E coastal land use category, which is intended to provide for a range of two- family
dwelling units such as duplexes and townhomes.
H -2. An existing two -unit duplex will be converted into a two -unit condominium project. The
residential density on the site will remain the same.
Finding:
The establishment, maintenance or operation of the use or building applied for shall
not, under circumstances of the particular case, be detrimental to the health, safety,
peace, comfort and general welfare of person 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.
Facts in Support of Finding:
1 -1. The application of project conditions will ensure the health, safety, peace, comfort, and
general welfare of persons residing or working in the neighborhood and the City.
1 -2. The proposed project to convert an existing duplex into two condominiums is located
on a property site within the R -2 Zoning District which allows for two - units.
1 -3. Public improvements are required of the applicant per the Municipal Code and
Subdivision Map Act.
Tentative Parcel map
The Zoning Administrator determined in this case, that the proposed parcel map is consistent
with the legislative intent of Title 20 of the Newport Beach Municipal Code and is approved
based on the following findings per Section 19.12.070 (Required Findings for Action on
Tentative Maps) of Title 19 (Subdivision Code):
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Finding:
A. The proposed map and the design or improvements of the subdivision are consistent
with the General Plan and any applicable specific plan, and with applicable provisions
of the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
A -1. The proposed parcel map is for two -unit condominium purposes. The existing duplex
was remodeled in 2011 to condominium standards. The residential density on the site
(two- units) will remain the same. The proposed subdivision and improvements are
consistent with the density of the R -2 Zoning District and the `Two -Unit Residential'
General Plan Land Use designation.
A -2 The proposed parcel map does not apply to any specific plan area.
Finding:
B. The site is physically suitable for the type and density of development.
Facts in Support of Finding:
B -1. The lot is physically suitable for two -unit development because it is regular in shape
and has a slope of less than 20 percent.
Finding:
C. The design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage nor substantially and avoidably injure fish or wildlife or
their habitat. However, notwithstanding the foregoing, the decision making body may
nevertheless approve such a subdivision if an environmental impact report was prepared
for the project and a finding was made pursuant to Section 21081 of the California
Environmental Quality Act that specific economic, social or other considerations make
infeasible the mitigation measures or project alternatives identified in the environmental
impact report.
Facts in Support of Finding:
C -1. This project has been reviewed, and it has been determined that it qualifies for a Class
1 categorical exemption pursuant to Title 14 of the California Code of Regulations
(Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California
Environmental Quality Act). The Class 1 (Existing Facilities) exemption involves
negligible or no expansion of an existing use. This classification includes the division
of existing multiple - family or single - family residences into common - interest ownership,
and subdivision of existing commercial or industrial buildings.
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Finding:
D. The design of the subdivision or the type of improvements is not likely to cause serious
public health problems.
Facts in Support of Finding:
D -1. The proposed parcel map is for residential condominium purposes. Construction
associated with the project will comply with all Building, Public Works, and Fire Codes,
which are in place to prevent serious public health problems. Public improvements will
be required of the developer per Section 19.28.010 (General Improvement
Requirements) of the Municipal Code and Section 66411 of the Subdivision Map Act.
All ordinances of the City and all Conditions of Approval will be complied with.
Findinq:
E. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision. In this connection, the decision making body may
approve a map if it finds that alternate easements, for access or for use, will be
provided and that these easements will be substantially equivalent to ones previously
acquired by the public. This finding shall apply only to easements of record or to
easements established by judgment of a court of competent jurisdiction and no
authority is hereby granted to the City Council to determine that the public at large has
acquired easements for access through or use of property within a subdivision.
Facts in Support of Finding:
E -1. The design of the development will not conflict with easements acquired by the public
at large, for access through, or use of property within the proposed development,
because there are no public easements located on the property.
Finding:
F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act,
if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a
subdivision of the land would not be too small to sustain their agricultural use or the
subdivision will result in residential development incidental to the commercial
agricultural use of the land.
Facts in Support of Finding:
F -1. The property is not subject to the Williamson Act because the subject property is not
designated as an agricultural preserve and is less than 100 acres in area.
F -2. The site developed for residential use lies in a residentially zoned area.
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Finding:
G. That, in the case of a "land project" as defined in Section 11000.5 of the California
Business and Professions Code: (1) There is an adopted specific plan for the area to
be included within the land project; and (2) the decision making body finds that the
proposed land project is consistent with the specific plan for the area.
Facts in Support of Finding:
G -1. The property is not a "land project" as defined in Section 11000.5 of the California
Business and Professions Code because the existing subdivision does not contain 50
or more parcels.
G -2. The project is not located within a specific plan area.
Finding:
H. That solar access and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map
Act.
Facts in Support of Finding:
H -1. The proposed parcel map and improvements are subject to Title 24 of the California
Building Code that requires new construction to meet minimum heating and cooling
efficiency standards depending on location and climate. The Newport Beach Building
Division enforces Title 24 compliance through the plan check and inspection process.
The existing duplex was constructed in compliance with Title 24.
Finding:
The subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City's share of the
regional housing need and that it balances the housing needs of the region against the
public service needs of the City's residents and available fiscal and environmental
resources.
Facts in Support of Finding:
1 -1. The proposed parcel map is consistent with Section 66412.3 of the Subdivision Map
Act and Section 65584 of the California Government Code regarding the City's share
of the regional housing need. The residential density on the site will remain the same,
which allows two units in the R -2 Zoning District. Therefore, the parcel map for
condominium purposes will not affect the City in meeting its regional housing need.
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Finding:
J. The discharge of waste from the proposed subdivision into the existing sewer system
will not result in a violation of existing requirements prescribed by the Regional Water
Quality Control Board.
Facts in Support of Finding:
J -1. Wastewater discharge into the existing sewer system will remain the same and does
not violate Regional Water Quality Control Board (RWQCB) requirements.
Finding:
K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
Facts in Support of Finding:
K -1. The proposed parcel map is for two -unit condominium purposes. The proposed
subdivision and improvements are consistent with the Coastal Land Use Plan
designation RT -E (Two -Unit Residential).
K -2. The subject property conforms with public access policies of Chapter Three of the
Coastal Act because the new development maintains public access from the nearest
public roadway to the shoreline and along the coast.
K -3 Recreation policies contained within Chapter Three of the Coastal Act are not
applicable to the subject property.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Condominium
Conversion No. CC2012 -004 and Tentative Parcel Map No. NP2012 -009 subject to the
conditions set forth in Exhibit A, which is attached hereto and incorporated by reference.
2. This action shall become final and effective fourteen days after the adoption of this
Resolution unless within such time an appeal is filed with the Director of Community
Development in accordance with the provisions of Title 20 Planning and Zoning, of the
Newport Beach Municipal Code.
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PASSED, APPROVED AND ADOPTED THIS 141h DAY OF MARCH, 2013.
LM
Brenda Wisneski, AICP, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
1. A parcel map shall be recorded. The map shall be prepared on the California
coordinate system (NAD88). Prior to recordation of the map, the surveyor /engineer
preparing the map shall submit to the County Surveyor and the City of Newport Beach
a digital - graphic file of said map in a manner described in Section 7 -9 -330 and 7 -9 -337
of the Orange County Subdivision Code and Orange County Subdivision Manual,
Subarticle 18. The map to be submitted to the City of Newport Beach shall
comply with the City's CADD Standards. Scanned images will not be accepted.
2. Prior to recordation of the parcel map, the surveyor /engineer preparing the map shall
tie the boundary of the map into the Horizontal Control System established by the
County Surveyor in a manner described in Sections 7 -9 -330 and 7 -9 -337 of the
Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle
18. Monuments (1- inch iron pipe with tag) shall be set on each lot corner unless
otherwise approved by the Subdivision Engineer. Monuments shall be protected in
place if installed prior to completion of construction project.
3. As per California Fire Code Section 903.2.8, an automatic sprinkler system shall be
installed throughout all new buildings in a Group R occupancy. Each unit will require
separate utilities for the fire sprinklers.
4. Smoke alarms shall be installed outside of each separate dwelling unit sleeping area
in the immediate vicinity of bedrooms, and on every level of a dwelling unit including
basements.
5. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
6. The applicant shall reconstruct the existing broken and /or otherwise damaged
concrete curb, gutter, sidewalk and alley panels along the 34th Street frontage. Limits
of reconstruction are at the discretion of the Public Works inspector.
7. Additional public works improvements, including street and alley reconstruction work
may be required at the discretion of the Public Works Inspector.
8. All existing overhead utility connections shall be placed underground.
9. All private, non - standard improvements within the 34th Street or alley public right -of-
way shall be removed.
10. All above ground improvements shall stay clear of the alley setback.
11. Each dwelling unit shall be served by its individual water meter and sewer lateral and
cleanout. Each water meter and sewer cleanout shall be installed with a traffic -grade
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box and cover. Water meters and sewer cleanouts shall be located within the public
right -of -way.
12. Each unit shall be served with individual gas and electrical service connection and
shall maintain separate utility meters.
13. Two -car parking, including one enclosed garage space, shall be maintained on site for
each dwelling unit per requirements of the Zoning Code.
14. In compliance with the requirements of Chapter 9.04, Section 901.4.4, of the Newport
Beach Municipal Code, approved street numbers or addresses shall be placed on all
new and existing buildings in such a location that is plainly visible and legible from the
street or road fronting the subject property. Said numbers shall be of non - combustible
materials, shall contrast with the background, and shall be either internally or
externally illuminated to be visible at night. Numbers shall be no less than 4 inches in
height with a 1 -inch- wide stroke.
15. An approved encroachment permit is required for all work activities within the public
right -of -way.
16. A Public Works Department encroachment permit inspection is required before the
Building Division permit final can be issued. At the time of Public Works Department
inspection, if any of the existing public improvements surrounding the site are
damaged, new concrete sidewalk, curb and gutter, and alley /street pavement will be
required and 100 percent paid by the owner. Said determination and the extent of the
repair work shall be made at the discretion of the Public Works Inspector.
17. All improvements shall comply with the City's sight distance requirement. See City
Standard 110 -L.
18. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right -of -way could
be required at the discretion of the Public Works Inspector.
19. All on -site drainage shall comply with the latest City Water Quality requirements.
20. Prior to the recordation of the parcel map, the applicant shall apply for a building
permit for description change of the subject project development from "duplex" to
"condominium." The development will not be condominiums until this permit is
finaled. The building permit for the new construction shall not be finaled until after
recordation of the parcel map.
21. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
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22. This approval was based on the particulars of the individual case and does not in and
of itself or in combination with other approvals in the vicinity or Citywide constitute a
precedent for future approvals or decisions.
23. Prior to the recordation of the parcel map, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
24. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties,
liabilities, costs and expenses (including without limitation, attorney's fees,
disbursements and court costs) of every kind and nature whatsoever which may arise
from or in any manner relate (directly or indirectly) to City's approval of the 121 34th
Street Condominium Conversion and Parcel map including, but not limited to,
Condominium Conversion No. CC2012 -004 and Parcel map No. NP2012 -009
(PA2012 -155). This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorneys' fees, and other expenses
incurred in connection with such claim, action, causes of action, suit or proceeding
whether incurred by applicant, City, and /or the parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set
forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this
condition.
25. The parcel map shall expire if the map has not been recorded within 24 months of the
date of approval, unless an extension is granted by the Planning Director in
accordance with the provisions of Section 19.16 of the Newport Beach Municipal
Code.
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Attachment No. ZA 2
Vicinity Map
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Condominium Conversion No. CC2012-004
Parcel Map No. NP2012-009
PA2012-155
121 34th Street
22
Attachment No. ZA 3
Site Plan, Floor Plans, and Elevations
23
24
15.04.370 Amendment to Section 1709.1.
Section 1709.1 is amended to read as follows:
SECTION 170°1.1 General. Where required by the
provisions of Section 1709.2 or 1709.3, the owner shall
employ the registered design professional in.
responsible charge for the structural design, or
another registered design professional designated by
the registered design professional in responsible charge
for the structural design, to perform structural
observations as defined in Section 1702.
At the conclusion of each significant construction stage,
the structural observer shall submit to the building
official a written statement that the site visits have
been made and identify any reported deficiencies that,
to the best of the structural observer ?s knowledge,
have not been resolved.
(Ord. 2007 -19 ? 3 (part), 2007)
15.04.380 Amendment to Section 1709.2.
Section 1709.2 is amended to read as follows:
SECTION 1709.2 Structural observations for seismic
resistance. Structural observations shall be provided
for those structures included in Seismic Design
Category D, E or F, as determined in Section 16131
where one or more of the following conditions exist:
1. The structure is classified as occupancy category
III or IV in accordance with Section 1604.5.
2. The height of the structure is greater than 75
Feet (22,860 mm) above the base.
3. The structure is classified as occupancy category
I or II in accordance with Section 1604.5, is greater
than two stories in height, and a lateral design is
required for the structure or portion thereof.
4. When so designated by the registered design
professional in responsible charge of the design.
5. When such observation is specifically required by
the building official.
(Ord. 2007 -19 ? 3 (part), 2007)
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A3 FIRST FLOOR PLAN & SECOND FLOOR PLAN
A4 EXTERIOR ELEVATIONS, ROOF PLAN, DECK PLAN
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A5 EXTERIOR ELEVATIONS
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2 Working Days Before You Dig
SCALE
I/8” =1' —O"
SSW 1 THRU 4 SIMPSON STEEL STRONG WALL
CLIENT INFO:
HALL RESIDENCE
PROJECT DESCRIPTION:
PROPOSED FIRST FLR & GARAGE
REMODELED & SECOND FLOOR,
ADDITION & REMODEL
PROJECT ADDRESS:
121 34th STREET
NEWPORT BEACH, CA. 92661
LEGAL DESCRIPTION:
NEWPORT CITY PARCEL 1 BLK 34 AND
EXISTING PROPERTY CHARACTERISTICS
USED DESCRIPTION: DUPLEX
NO. OF STORIES:
2
NO. OF UNITS:
2
YEAR BUILT:
XX
APN
XXXX
LOT AREA
2568 SQ. FT
OCCUPANCY
R3fU
CONST. TYPE
VB
Existing floor area
SQUARE FOOTAGE TABULATION
LOT AREA:
2,568 SY
SET BACKS:
773 S.F
NET BUILDABLE:
1 -,797 S.F
MAX. BUILDABLE:
2 x 1,797 S.F = 3,594 S.F
Existing floor area
Added floor area
I Total sq. ftg
First Floor
1,471 s.f
83 &IF
1,554 s.f
Second Floor
1,026 s.f
241 s.f
1,267 s.f
Total
2,497 s.f
324 s.f
2,821 s.f
(Less than 3,594 Max)
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Drawn Br: MLR
Revision #:
Job Number:
1105
Sheet:
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371-011
361-211
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EXISTING/ DEMO SECOND FLOOR PLAN
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101-311
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22' -10"
REMOVE 4 RELOCATE _
EXISTING 3' -0" NIGH EXISTING WINDOW - - _ _ _ - EXISTING 6' -O"
WOOD FENCE �- _ . I-1IGN WOOD FENCE
- W/ GATE
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_ -- DOOR
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(E) BDRM 2 r
uP I� I� II I I O D _ DENO (E)
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AS SHOWN - REMOVE 4 RELOCAT
DEMO (E) STAIRS \ \\ J EXISTING F.A.0
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S PORTION OF WALL
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ATHROOM DEMO PORTION OF
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1 III O nnnR
EXISTING /DEMO FIRST FLOOR PLAN
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(2)E.N
SCALE
1/4"=11-011
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scale: AS NOTED
Drawn By: MLR
Revision #:
Job Number:
1105
Sheet:
A2
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51-011
NOTE:
- REMOVE ALL BLOWN CEILING
TEXTURE THROUGHOUT
- SEPERATE ALL ELECTRICAL FOR
EACH UNIT
B
II pl_011
I nll ^1 -00 11�� H
GENERAL FLOOR PLAN NOTES
371 -011 B
n 2 1
I -011
`tV LIGHT &VENTILATION
II NEW BATHROOM SHALL BE PROVIDED
231-11
81 -,III
�t
li0 _
—
32 S.F
WITH AN EXHAUST FAN WITH A CAPACITY
OF 50 CFM. DUCTLESS FANS ARE NOT
T= 1_5 @
I,"
—
CIO
3
T= = IS
C
ACCEPTABLE. CBC 1203.4.2.1/ GMT T -4 -4
ACV
1
_
STAIRS
—
l})
_I
_ STAIRS TO ROOF DECK
R- IG 7125"
PROVIDE MAXIMUM RISER OF 7.125 INCHES
MIN TREADS OF 11 INCHES
CID
I
(N) 5040
PROVIDE A NOSING BETWEEN .75" * 125" ON
(N)
6040
DRYER VEN
CAP BETWEEN
JOIST
(E)
W/ I' -10 "x3'_2"
FLR
1
O
AC)i
r
— —
O
I
(Y1
51-011
NOTE:
- REMOVE ALL BLOWN CEILING
TEXTURE THROUGHOUT
- SEPERATE ALL ELECTRICAL FOR
EACH UNIT
B
II pl_011
I nll ^1 -00 11�� H
GENERAL FLOOR PLAN NOTES
371 -011 B
n 2 1
I -011
`tV LIGHT &VENTILATION
II NEW BATHROOM SHALL BE PROVIDED
42" HIGH TEMP. �O N (E) BAI - �, -�g. o
O DIMENSION OF 4TO 6.25 INCHES WITH A MAX
GLASS PANEL
BREAKFAST (E) w w x
GUARDRAIL BAR +42" �,U �j0 �,V p GROSS- SECTION OF 2.25 INCHES. CBC 1012.3
�o �U (N) M. BDRM 1 CLEAR SPACE BETWEEN HANDRAIL AND WALL
(E) DECK r PR. OF 3068 ? @�J ^ SHALL BE MIN. 1.5 INCHES. CBC 1012.6
Y8"/FT SLOPE FOLD 68 -I
(N) COUNTER
TOP +36" r - - - -, MECH, PLUMBING &ELECTRICAL
PROVIDE WATER PROOF
�uzj ALL NEW TOILETS SHALL BE LOW FLUSH, 1.6
MEMBRANE O/ DECK FLR w Q a 1z GALLONS PER FLUSH
(E) BDRM (E) BDRM r) - - -- u� PROVIDE CAL PLANCTRICAL AS REQUIRED. SEE
44" NIGH SOLID p
OD 1- w (E) LIV.RM O O L,�pU� ����� ALL NEW ELECTRICAL LIGHTING OUTLETS $
GUARDRAIL SOLID
dJ (N) SMOKE DETECTORS IN BEDROOMS SHALL BE
2x8 CAP O -
30 "x30" _ ON AN ARC FAULT CIRCUIT INTERRUPTOR
3 ATTIC I
(E) GUTTER 4 ACCESS (E) BA .I.0
I ALL NEW SMOKE DETECTORS REQUIRED TO BE
DOWNSPOUT I I O L INSTALLED IN EXISTING BEDROOMS $ EXISTING
(N) M.BDRM (277 sf) R
231-11
81 -,III
�t
li0 _
—
32 S.F
WITH AN EXHAUST FAN WITH A CAPACITY
OF 50 CFM. DUCTLESS FANS ARE NOT
T= 1_5 @
I,"
—
5 4
3
T= = IS
C
ACCEPTABLE. CBC 1203.4.2.1/ GMT T -4 -4
— . — — J
_
STAIRS
—
l})
STAIRS TO FIRST FLR
R= 1/ @ 7.125"
_ STAIRS TO ROOF DECK
R- IG 7125"
PROVIDE MAXIMUM RISER OF 7.125 INCHES
MIN TREADS OF 11 INCHES
42" HIGH TEMP. �O N (E) BAI - �, -�g. o
O DIMENSION OF 4TO 6.25 INCHES WITH A MAX
GLASS PANEL
BREAKFAST (E) w w x
GUARDRAIL BAR +42" �,U �j0 �,V p GROSS- SECTION OF 2.25 INCHES. CBC 1012.3
�o �U (N) M. BDRM 1 CLEAR SPACE BETWEEN HANDRAIL AND WALL
(E) DECK r PR. OF 3068 ? @�J ^ SHALL BE MIN. 1.5 INCHES. CBC 1012.6
Y8"/FT SLOPE FOLD 68 -I
(N) COUNTER
TOP +36" r - - - -, MECH, PLUMBING &ELECTRICAL
PROVIDE WATER PROOF
�uzj ALL NEW TOILETS SHALL BE LOW FLUSH, 1.6
MEMBRANE O/ DECK FLR w Q a 1z GALLONS PER FLUSH
(E) BDRM (E) BDRM r) - - -- u� PROVIDE CAL PLANCTRICAL AS REQUIRED. SEE
44" NIGH SOLID p
OD 1- w (E) LIV.RM O O L,�pU� ����� ALL NEW ELECTRICAL LIGHTING OUTLETS $
GUARDRAIL SOLID
dJ (N) SMOKE DETECTORS IN BEDROOMS SHALL BE
2x8 CAP O -
30 "x30" _ ON AN ARC FAULT CIRCUIT INTERRUPTOR
3 ATTIC I
(E) GUTTER 4 ACCESS (E) BA .I.0
I ALL NEW SMOKE DETECTORS REQUIRED TO BE
DOWNSPOUT I I O L INSTALLED IN EXISTING BEDROOMS $ EXISTING
(N) M.BDRM (277 sf) R
Req'tl P
Providetl
96.01
—
32 S.F
Ventilation (4%) 8
T= 1_5 @
I,"
_ _
t S.F
T= = IS
11"
L — . — . —
— . — — J
_
(E) 3628
(N) 5040
PROVIDE A NOSING BETWEEN .75" * 125" ON
(N)
6040
DRYER VEN
CAP BETWEEN
JOIST
(E)
W/ I' -10 "x3'_2"
FLR
DowN
SPOUT
AC)i
BEDROOMS 4 NEW HALLWAYS SHALL RECEIVE
THEIR PRIMARY POWER FROM THE BUILDINGS
WIRING (U.N.0) 4 SHALL BE HARDWIRED WITH
BATTERY BACKUP AND AUDIBLE ALARM. IF
CEILING IS VAULTED 24" OR MORE, AN
— —
— —
—
—
—
—
—
—
STAIRWAYS WITH SOLID RISERS WHERE
ADDITIONAL SMOKE DETECTOR IS REQUIRED AT
95.03'
VAULTED CLG. CLEARANCE FROM AIR DUCTS
31 -711
1III -0U
�-t
ql_ 11
V �'F
51 -1111
p _
TREAD DEPTH IS LESS THAN 11"
MUST BE MAINTAINED.
EXISTING DRYER VENT SHALL BE A MIN. VENT
1/ 1 -211
10
221 -� 1
101 -811
111
DN
121 -1011
ill-loll
51 -01
SIZE
TWO OF O DEGREE ELBOWS. 1 PROVIDE MAKE lUP
AIR EQUALING 100 SO. IN. WHEN DRYER IS
UP
O
MIN. WIDTH OF STAIRS SHALL NOT BE LESS
INSTALLED IN AN ENCLOSED ROOM (UMC 504.3)
SHOWER /TUB COMBO SHALL BE PROVIDED WITH
INDIVIDUAL CONTROL PRESSURE BALANCE
to roof
DOWN -'
THAN 36"
_ —
(E)
6028
C>7
PRESSURE BALANCE THERMOSTATIC MIXING
VALVE TYPE THAT PROVIDES SCALD AND
THERMAL SHOCK PROTECTION (2007 CPC 418.0)
EXISTING/ REMODELED SECOND FLOOR PLAN
SCALE
FURNACE IN ATTIC MAX DISTANCE FROM
deck
SPOUT
m
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION
OPENING SHALL BE 20' W /SOLID PLYWOOD
3
1
FLOOR FROM ATTIC ACCESS AND A MIN.
T,201-311
22" WIDE. MIN. X 30" DEEP PLATFORM IN FRONT
401 -011
11 -011
11_ 411 21-
LEVEL ON TREAD RUNS OF NOT LESS THAN I
SWITCHED FIREBOX.
DOORINEAR FURNACE
(E) 6050 _ _ —
`�0��
`���4J
FOOT CANDLE (11 LUX) CBC 1205.4
—
-
1
FRENCH DOOR
w/ NARROW
i%
HANDRAILS
_ —
m
STILES
1131
HANDRAIL HEIGHT SHALL BE 34 TO 36 INCHES
51
511
pll
31_plll
1 m
ABOVE NOSING OF TREAD
6
(E) ?��J
F
(E)
2rFJ
�
HANDRAIL WITH CIRCULAR CROSS- SECTION
LO
s8
LIN
68
LIN
66d
SHALL HAVE A DIAMETER OF 1.25 TO 2 INCHES
o
to
d-
to
�I -011
21- nll
X
HANDRAIL WITH OTHER THAN CIRCULAR
CROSS- SECTION SHALL HAVE A PERIMETER
42" HIGH TEMP. �O N (E) BAI - �, -�g. o
O DIMENSION OF 4TO 6.25 INCHES WITH A MAX
GLASS PANEL
BREAKFAST (E) w w x
GUARDRAIL BAR +42" �,U �j0 �,V p GROSS- SECTION OF 2.25 INCHES. CBC 1012.3
�o �U (N) M. BDRM 1 CLEAR SPACE BETWEEN HANDRAIL AND WALL
(E) DECK r PR. OF 3068 ? @�J ^ SHALL BE MIN. 1.5 INCHES. CBC 1012.6
Y8"/FT SLOPE FOLD 68 -I
(N) COUNTER
TOP +36" r - - - -, MECH, PLUMBING &ELECTRICAL
PROVIDE WATER PROOF
�uzj ALL NEW TOILETS SHALL BE LOW FLUSH, 1.6
MEMBRANE O/ DECK FLR w Q a 1z GALLONS PER FLUSH
(E) BDRM (E) BDRM r) - - -- u� PROVIDE CAL PLANCTRICAL AS REQUIRED. SEE
44" NIGH SOLID p
OD 1- w (E) LIV.RM O O L,�pU� ����� ALL NEW ELECTRICAL LIGHTING OUTLETS $
GUARDRAIL SOLID
dJ (N) SMOKE DETECTORS IN BEDROOMS SHALL BE
2x8 CAP O -
30 "x30" _ ON AN ARC FAULT CIRCUIT INTERRUPTOR
3 ATTIC I
(E) GUTTER 4 ACCESS (E) BA .I.0
I ALL NEW SMOKE DETECTORS REQUIRED TO BE
DOWNSPOUT I I O L INSTALLED IN EXISTING BEDROOMS $ EXISTING
(N) M.BDRM (277 sf) R
Req'tl P
Providetl
Ligth area (8 %) 1
17.36 S.F 3
32 S.F
Ventilation (4%) 8
8.68 S.F t
t6 S.F
5 4 51 211 �I �I C EGRESS
_ _ ALL BEDROOMS SHALL PROVIDE ONE EGRESS
31'21 3 '3
LINE OF SOFFIT W _ _ — WINDOW
MEETING
AREA OF NOT LESS THAFOLLOWING: 7 SO. FT
qq FOR NV AC DUCT A MINIMUM CLEAR 24 INCH HEIGHT AND 20 INCH
B I H! ABOVE THE 4 SILL HEIGHT
) NOT OVER 44 INCHE
2`� 4 NOT 4 COLD _ _ -
- WATER +48"
961.01 NEW TANK ESS
SECURED _ _ _ —(E) GUY
— HINGES _ ARE
WATER HE TER _ (N) I I I I I I 1 WATER PROOFING
_ w
I , (E) PWER PROVIDE WATER PROOF MEMBRANE OVER
NEW 3' -0" NIGH WOO — — �w STO. 21E M n POLE BALCONY FLOOR
FENCE p_ — (N) 2626 /
NEW — ) `b A EXTOERIORSHALLO SCREED AT NEW STUCCO
FULL HT. DRYER _ _ — — s /8" TYPE 'X' GYP BD -I
PANTRY VENT _ _ e _ AT WALLS 4 CEILING ADD WATER
— W CABINET_ _ — GAS - _ - W/ FIRETAPED AT (N) STAIRS To SECOND FLR METER *DIVIDE CONSTRUCTION
PIPE AS NEEDED
, 5640 WINDOW _ STOR R= 16 @ 7.125" TEMPERED GLAZING SHALL BE PROVIDED AT
O (AT) NEW LOCATION — _ GAS LINEN FAU (E BA (N) BA -' T= 15 @ Ir'
1 �(E HATER SWINGING AND SLIDING GLASS DOORS
PANTRY (N) GARAGE Ln WALL COVERING OF SHOWERS OR TUBS WITHIN
l m SHOWERS SHALL BE OF CEMENT PLASTER,TILE
A AUNDRY L�pU YA /FT SLOPE I OR APPROVED EQUAL TO A HEIGHT OF NOT LES
yAs � _� 00 THAN 70 INCHES ABOVE DRAIN INLET. CBC 2410.
„ NEW PR. OF 6e = NEW s /a° TYPE 'X' NEW R -19 INSUL W/ Ch
NEW 3'-0" 2668 BI -FOLD RAG I \P GYP GYP BD W/ RES LI T /e TYPE X GYP BD M NECESSARY WHEREEN W ADDITION 15 S ATTACHED
HIGH BLOCK DOOR 18" HIGH - s' " s II (E) CARPORT w
FENCE INFILL W/ GONG. (Y7 8 CHANNELS @ 24 .0 FIRETAPED AT TO EXISTING HOUSE
TO MATCH (E) PLATFORM 45/S" TYPE 'X' G P / GARAGE SIDE
Ys " /FT SLOPE PATCH 4 REPAIR (E) DRYWALL /PAINT WHERE
FLOOR LEVEL �� SECOND LAYER = O 1 J NEW INTERIOR WALLS ARE ADDED TO EXISTING
AT HOUSE L (p� FIRETAPE
E LIV.RM ry = - -I IN -FILL FRAME NEW WALLS WHERE WINDOWS
ai ) o A # DOORS ARE REMOVED
NEw R -I9 IN5UL AT CEILING NEW N_ = PATCH 4 REPAIR E STUCCO AS NECESSARY
CO 5 CABINETS NEW SOUND NEw R -19 INSUL AT CEILING ( )
w N W/ /a" TYPE 'X' GYP BD z z 1 w/ 5 /a" TYPE 'X' GYP BD WHERE EXISTING WINDOWS /DOORS ARE REMOVE,
�^ N � Q FIRETAPED RESILIENT �' (N) BDRM = (N) - WALL FIRETAPED. RESILIENT REPLACE OR NEW WINDOWS /DOORS ARE INSTAL
U) CHANNELS @ 24" O.0 4 5 /a' 00 CHANNELS @ 24" O.0 4 5 /e"
noTYPE 'X' GYP B. TYP CEILING 19 'r' M. BDRM TYPE 'X' GYP B. TYP CEILING L0 1
„ E KIT = zj TO oR �E�E�) (N) GARAGE � j
GAT 3'-0" 3 (N) FOYER AT HOUSE "
/SLOPE
(N) BDRM (702 sf) Req'U Provitled
Ligth area (8 %) 8.76 S.F 20 S.F
Ventilation (4%)
Req'U
P ovitl
Ligth area (8 %)
72.40 S.F
4.08 S.F
70 S.F
6.20 S.F
t S.F
L — . — . —
— . — — J
HALLWAYS SHALL BE BATTERY OPERATED
SMOKE DETECTORS.
SMOKE DETECTORS INSTALLED IN NEW
(E) 3628
(N) 5040
(N)
6040
DRYER VEN
CAP BETWEEN
JOIST
(E)
W/ I' -10 "x3'_2"
FLR
DowN
SPOUT
(-n
BEDROOMS 4 NEW HALLWAYS SHALL RECEIVE
THEIR PRIMARY POWER FROM THE BUILDINGS
WIRING (U.N.0) 4 SHALL BE HARDWIRED WITH
BATTERY BACKUP AND AUDIBLE ALARM. IF
CEILING IS VAULTED 24" OR MORE, AN
— —
— —
—
—
—
—
—
—
—
ADDITIONAL SMOKE DETECTOR IS REQUIRED AT
95.03'
VAULTED CLG. CLEARANCE FROM AIR DUCTS
121 -711
31 -711
1III -0U
�-t
ql_ 11
V �'F
51 -1111
MUST BE MAINTAINED.
EXISTING DRYER VENT SHALL BE A MIN. VENT
1/ 1 -211
10
221 -� 1
101 -811
111
-211
121 -1011
ill-loll
51 -01
SIZE
TWO OF O DEGREE ELBOWS. 1 PROVIDE MAKE lUP
AIR EQUALING 100 SO. IN. WHEN DRYER IS
INSTALLED IN AN ENCLOSED ROOM (UMC 504.3)
SHOWER /TUB COMBO SHALL BE PROVIDED WITH
INDIVIDUAL CONTROL PRESSURE BALANCE
THERMOSTATIC VALVES OR A COMBONATION
PRESSURE BALANCE THERMOSTATIC MIXING
VALVE TYPE THAT PROVIDES SCALD AND
THERMAL SHOCK PROTECTION (2007 CPC 418.0)
EXISTING/ REMODELED SECOND FLOOR PLAN
SCALE
FURNACE IN ATTIC MAX DISTANCE FROM
OPENING SHALL BE 20' W /SOLID PLYWOOD
3
1
FLOOR FROM ATTIC ACCESS AND A MIN.
T,201-311
22" WIDE. MIN. X 30" DEEP PLATFORM IN FRONT
401 -011
11 -011
11_ 411 21-
SWITCHED FIREBOX.
DOORINEAR FURNACE
5 4 51 211 �I �I C EGRESS
_ _ ALL BEDROOMS SHALL PROVIDE ONE EGRESS
31'21 3 '3
LINE OF SOFFIT W _ _ — WINDOW
MEETING
AREA OF NOT LESS THAFOLLOWING: 7 SO. FT
qq FOR NV AC DUCT A MINIMUM CLEAR 24 INCH HEIGHT AND 20 INCH
B I H! ABOVE THE 4 SILL HEIGHT
) NOT OVER 44 INCHE
2`� 4 NOT 4 COLD _ _ -
- WATER +48"
961.01 NEW TANK ESS
SECURED _ _ _ —(E) GUY
— HINGES _ ARE
WATER HE TER _ (N) I I I I I I 1 WATER PROOFING
_ w
I , (E) PWER PROVIDE WATER PROOF MEMBRANE OVER
NEW 3' -0" NIGH WOO — — �w STO. 21E M n POLE BALCONY FLOOR
FENCE p_ — (N) 2626 /
NEW — ) `b A EXTOERIORSHALLO SCREED AT NEW STUCCO
FULL HT. DRYER _ _ — — s /8" TYPE 'X' GYP BD -I
PANTRY VENT _ _ e _ AT WALLS 4 CEILING ADD WATER
— W CABINET_ _ — GAS - _ - W/ FIRETAPED AT (N) STAIRS To SECOND FLR METER *DIVIDE CONSTRUCTION
PIPE AS NEEDED
, 5640 WINDOW _ STOR R= 16 @ 7.125" TEMPERED GLAZING SHALL BE PROVIDED AT
O (AT) NEW LOCATION — _ GAS LINEN FAU (E BA (N) BA -' T= 15 @ Ir'
1 �(E HATER SWINGING AND SLIDING GLASS DOORS
PANTRY (N) GARAGE Ln WALL COVERING OF SHOWERS OR TUBS WITHIN
l m SHOWERS SHALL BE OF CEMENT PLASTER,TILE
A AUNDRY L�pU YA /FT SLOPE I OR APPROVED EQUAL TO A HEIGHT OF NOT LES
yAs � _� 00 THAN 70 INCHES ABOVE DRAIN INLET. CBC 2410.
„ NEW PR. OF 6e = NEW s /a° TYPE 'X' NEW R -19 INSUL W/ Ch
NEW 3'-0" 2668 BI -FOLD RAG I \P GYP GYP BD W/ RES LI T /e TYPE X GYP BD M NECESSARY WHEREEN W ADDITION 15 S ATTACHED
HIGH BLOCK DOOR 18" HIGH - s' " s II (E) CARPORT w
FENCE INFILL W/ GONG. (Y7 8 CHANNELS @ 24 .0 FIRETAPED AT TO EXISTING HOUSE
TO MATCH (E) PLATFORM 45/S" TYPE 'X' G P / GARAGE SIDE
Ys " /FT SLOPE PATCH 4 REPAIR (E) DRYWALL /PAINT WHERE
FLOOR LEVEL �� SECOND LAYER = O 1 J NEW INTERIOR WALLS ARE ADDED TO EXISTING
AT HOUSE L (p� FIRETAPE
E LIV.RM ry = - -I IN -FILL FRAME NEW WALLS WHERE WINDOWS
ai ) o A # DOORS ARE REMOVED
NEw R -I9 IN5UL AT CEILING NEW N_ = PATCH 4 REPAIR E STUCCO AS NECESSARY
CO 5 CABINETS NEW SOUND NEw R -19 INSUL AT CEILING ( )
w N W/ /a" TYPE 'X' GYP BD z z 1 w/ 5 /a" TYPE 'X' GYP BD WHERE EXISTING WINDOWS /DOORS ARE REMOVE,
�^ N � Q FIRETAPED RESILIENT �' (N) BDRM = (N) - WALL FIRETAPED. RESILIENT REPLACE OR NEW WINDOWS /DOORS ARE INSTAL
U) CHANNELS @ 24" O.0 4 5 /a' 00 CHANNELS @ 24" O.0 4 5 /e"
noTYPE 'X' GYP B. TYP CEILING 19 'r' M. BDRM TYPE 'X' GYP B. TYP CEILING L0 1
„ E KIT = zj TO oR �E�E�) (N) GARAGE � j
GAT 3'-0" 3 (N) FOYER AT HOUSE "
/SLOPE
(N) BDRM (702 sf) Req'U Provitled
Ligth area (8 %) 8.76 S.F 20 S.F
Ventilation (4%)
(N) BDRM (755 sf)
Req'U
P ovitl
Ligth area (8 %)
72.40 S.F
4.08 S.F
70 S.F
(N) BDRM (755 sf)
Req'U
P ovitl
Ligth area (8 %)
72.40 S.F
24 S
Ventilation (A %)
6.20 S.F
t S.F
O (E) 4028 (N) 5040 (N) 6040
EXISTING 3' -0"
I HIG WOOD FENCE W/ SECURED I
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101 211 51_411 -011 _911 _CII HIGH NO CD FENCE
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101 - nll 21 -811 111-�O / 11
51_011 851 0° O �O 51_011 WALLLEGEND
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Sheet:
A3M
I"
r
m
0
GENERAL EXTERIOR ELEVATION NOTES
44" HIGH SOLID
STAIRS
GUARDRAIL W/
PROVIDE MAXIMUM RISER OF 7.75 INCHES
0
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PROVIDE DEX -O -TEX
Sheet:
MECH, PLUMBING & ELECTRICAL
A4
HATER MEMBRANE �`
NEW WINDOWS TO
AGE
OVER DECK
I
MATCH EXISTING
EXISTING DRYER VENT SHALL BE A MIN. VENT
(N) DECK
SIZE OF 4" MAX LENGTH IS 14 FT INCLUDING
' '
TWO 90 DEGREE ELBOWS. PROVIDE MAKE UP
YB /FT SLOPE
6
44" HIGH SOLID
=
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C, / °
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NEW GLASS RAIL
/ J
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W /TEMP PANEL
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ALL BEDROOMS SHALL PROVIDE ONE EGRESS
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OPENABLE AREA OF NOT LESS THAN 5.7 SQ. FT
WALL* ALLOW 6" ABV. 44" HIGH SOLID
—
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A MINIMUM CLEAR 24 INCH HEIGHT AND 20 INCH
ROOF SLOPE TO RIDGE
m
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_ _ _ _ P.
ABOVE THE (310.4)
FIELS 2x8 CAP
VERIFY
2x10 TRIM ALL
_
AROUND EXCEPT
CONSTRUCTION
AT STAIRS
TEMPERED GLAZING SHALL BE PROVIDED AT
-------------
- - - - --
SWINGING AND SLIDING GLASS DOORS
_
'
PATCH 4 REPAIR (E) EXTERIOR STUCCO AS
NECESSARY WHERE NEW ADDITION IS ATTACHED
TO EXISTING HOUSE
IN -FILL FRAME NEW WALLS WHERE WINDOWS
DOORS ARE REMOVED
PROVIDE NEW GUTTERS
AND DOWNSPOUTS AT
FF
PATCH $ REPAIR (E) STUCCO AS NECESSARY
EACH END
- - --
WHERE EXISTING WINDOWS /DOORS ARE REMOVE,
L
REPLACE OR NEW WINDOWS /DOORS ARE INSTAL
WATER PROOFING
NEW ROOF DECK PLAN
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-
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/ /// // / /// :''� / 1 /j
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SEE SHEET El FOR GENERAL
//
ELECTRICAL NOTES.
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44" NIGH SOLID
i
-- --
GUARDRAIL W/
P.L
2x8 CAP
V. GFI /WP
- --
--------
- - - - --
NEW WINDOWS SHALL
---------------
- - - - --
MATCH EXISTING. ADD
2x4 TRIM AT TOP,
2x4 TRIM @ ALL
_ CORNER /EDGES
2x4
TRIM
SIDES $ 2x6 AT SOT.
NEW DECK— ELECTRICAL PLAN
SCALE
"
I/4 =1' -0"
03
= 2x10 TRIM ALL
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44" NIGH SOLID
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44" HIGH SOLID
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EXISTING /NEW - RIGHT SIDE ELEVATION
EXISTING
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EXISTING
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NEW EXISTING NEW WINDOWS TO
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44" HIGH SOLID
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Revision #:
Job Number:
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Sheet:
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GENERAL EXTERIOR ELEVATION NOTES
`n
STAIRS
EXISTING ROOF
FRAMING
BUILT -UP ROOF
„ HIGH
7.75 INCHES
$
TO DRAIN Ya” PER
44 SOLID
0
MIN. TREADSMOF 10 INCHES
FT.
GUARDRAIL W/
0
0
2x8 CAP
PROVIDE A NOSING BETWEEN .75" 4 1.25" ON
N
APPLY DEX -O -TEX
STAIRWAYS WITH SOLID RISERS WHERE
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NEW 2X4 CRIPPLE
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STUDS @ 16" O.0 MIN.
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DECK �, -'
W /TEMP PANEL
THAN 36"
42" HIGH Al G" ASV
DECK JST @
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ALL STAIRWAYS SHALL NAVE AN ILLUMINATION
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NEW 2" DECK WEEP
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NEW 2X4
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HANDRAIL HEIGHT SHALL BE 34 TO 36 INCHES
EXISTING FRAMING
STUDS @
INSUL
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NEW 2X4 STUDS
(E) DECK
44" HIGH SOLID
HANDRAIL WITH CIRCULAR CROSS - SECTION
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M. BDRM
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HANDRAIL WITH OTHER THAN CIRCULAR
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GROSS - SECTION SHALL HAVE A PERIMETER
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AS NOTED
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DIMENSION OF 4TO 6.25 INCHES WITH A MAX
EXISTING FLOOR
LEVEL EXISTING
NEW R -13 INSUL
=
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CROSS - SECTION OF 2.25 INCHES. CBG 1012.3
Sheet:
FRAMING
EXIST'G 2x12 DECK FLOOR Al
- _T \ \\ \
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NEW GLASS RAIL
CLEAR SPACE BETWEEN HANDRAIL AND WALL
DECK JST
EPDXY GONG
W /TEMP PANEL
SHALL BE MIN. 1.5 INCHES. CBC 1012.6
AT 16" O.
-
NEW FLUSH BM
NEW 2" DECK WEEP
3 Ys" X 11 Y4 PSL
P L
HOLE FOR DRAINAGE
EGRESS
II
- - --
- WHERE OCCURS
NEW R -13 INSUL. W/ 5%''I TYPE
NEW INSUL AT CEILING
NEW INSUL
AT CEILING
ALL BEDROOMS SHALL PROVIDE ONE EGRESS
'X' GYP BD w/ RESILIENT CHANNELS
` T
` T
GYP BD
R -Iq EXISTING DECK
WINDOW MEETING ALL OF THE FOLLOWING AN
@ 24" O.0 4 s /e' TYPE GYP
BD FIRETAPED LIENT
FIRETAPED RE51
ADD 2X12 JST @ 16" O.0
INSUL FRAMING
OPENABLE AREA OF NOT LESS THAN 5.7 SQ. FT
W/ SECOND LAYER OF IRETAPE
CHANNELS @ 24 OC & /a
CHANNELS @ 24
a
O.0 & /a' SEARING ON HALL 4 NAILED
„
EXISTING NEW Y2 GYP
BD.i -I�
A MINIMUM CLEAR 24 INCH HEIGHT AND 20 INCH
TYPE B.GTYPBCDEILING
TYPE X'YGYP BLIENT
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CEILING w/ 2 ROWS OF I6d STAGGER
NEW 2X4 STUDS
WIDTH, AND A SILL HEIGHT NOT OVER 44 INCHE
N I I
(N) I I
(N) GARAGE
(E)
@ 12" O C
CARPORT
FRAMING
-
(E) LIV
@ 16 O.0
ABOVE THE FLOOR (310.4)
M. BDRM
NEw R -13 INSUL
CONSTRUCTION
FILL W/I EW
5 /s" TYPE 'X' GYP BD
EXISTING
CONC. M TCN
FIRETAPED AT
GONG SLAB
EXISTING CONC.
TEMPERED GLAZING SHALL BE PROVIDED AT
GARAGE SIDE Y4 /FT SLO PE
(E) HOWyE LEVEL
Y4
/FT SLOPE
SLAB
II
SWI GI G AND SLIDING GLASS DOORS
F F
PATCH 4 REPAIR (E) EXTERIOR STUCCO AS
--
NECESSARY WHERE NEW ADDITION IS ATTACHED
TO EXISTING HOUSE
IN -FILL FRAME NEW WALLS WHERE WINDOWS
NATURAL GRADE
DOORS ARE REMOVED
PREDRILL 5/8 "0 x G" DEEP
HOLES IN EXIST FOOTING
EXISTING CONC
EXISTING GONG
EXISTING GONG
PATCH 4 REPAIR (E) STUCCO AS NECESSARY
FOR NEW #4 x 36" LONG
FOOTING
FOOTING
FOOTING
WHERE EXISTING WINDOWS /DOORS ARE REMOVE,
OWELS @ 15" O.C.
REPLACE OR NEW WINDOWS /DOORS ARE INSTAL
INSERTED w/ SIMP. "SET"
EPDXY ANCHOR SYSTEM
WATER PROOFING
PER ICBO #5279
PROVIDE WATER PROOF MEMBRANE OVER
BALCONY FLOOR
PROVIDE STUCCO SCREED AT NEW STUCCO
EXTERIOR WALLS
BUILDING SECTION 'A'
BUILDING SECTION 'B'
SCALE
I /4CA -0
1 /4"= I' —0"
44" NIGH SOLID
GUARDRAIL Al
44" HIGH SOLID
44" NIGH SOLID
NEW 2X4 CRIPPLE
2x10 D1 #2
2x8 CAP @
GUARDRAIL W/
2x8 CAP
GUARDRAIL W/
2x8 CAP
STUDS @ 16" O.0
A T LANDING G
AT
APPLY DEX -O -TEX
O/ STAIRS
NEW I 3/4'x11 Y4" DECK
NEW GLASS RAIL
; „JST @ 12” O.CRIP
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W /TEMP PANEL
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R= 16 C-
7.125"
P.L
T= IS @
11"
44" HIGH SOLID
SOLID 44" HIGH
\J
GUARDRAIL W/
—NEW
GUARDRAIL K/
INSUL
INSU STUDS @
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4X4
2x8 CAP
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NEW 2X4 STUDS
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11
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ADD 2X12 JST @ 16" NEW 5 /a" TYPE 'X' GYP BD
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NAILED W/ RESILIENT CHANNELS
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-I
TYP 'X'
AT LANDING
-
W/ 2 ROWS OF 16d STAGGER @ 24" O.0 4 5 /e' TYPE 'X'
2X6 DF #2 F.J
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NEW 16" WIDE
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WEEP SCREED
F.F - - - --
STAIRS TO
5EGOND
I
FLR R= 16
@ 7.125"
L
NATURAL GRADE
EXISTING GONG
4
FOOTING
SD
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BUILDING SECTION 'D'
BUILDING SECTION 'C'
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Revision #:
Job Number:
1105
Sheet:
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Revision #:
NOTE #II
Job Number:
1105
Sheet:
1
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WALL MOUNTED INCANDESCENT
SEE ELEC.
NOTE #Iq FAN
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WALL WASH
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CAN LIGHTS- EXTERIOR
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EXHAUST FAN
MINIMUM CAPACITY OF 50 CFM
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VERIFY SEE
(N DR
DECK
NOTE #I
NOTE #11
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FAN t LIGHT COMBO
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NOTE:
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EXISTING ELECTRICAL
TO REMAIN.
2G GA.
DRAIN PAN
IE IL 7E C IEZ 7I C A IC N ®TIE S
UNDER WASHER 4 l
DRYER
(E) BDRM
I
(E) BDRM - - -'
SEE EI-E6
OT
1. ELECTRICAL CONTRACTOR TO SIZE MAIN PANEL, SIZE AND LOCATE SUB PANELS AS REQUIRED.
O
I
2. ALL WORK AND MATERIALS TO BE PER N.E.C., ALL BUILDING DEPT. CODES AND ADOPTED
ORDINANCES.
\ (E) LIV.RM
3. REVIEW SYMBOLS SCHEDULE - ALL FIXTURES AND EQUIPMENT TO BE SUPPLIED COMPLETE.
O
4. ALL OUTLETS IN GARAGE, LAUNDRY, BATHS AND EXTERIOR TO BE ON GROUND
FAULT CIRCUITS.
(E) BA
5. PROVIDE GFI OUTLETS AT ALL KITCHEN COUNTER TOP OUTLETS WITNING 6' OF ALL SINKS.
( m
OO
0
II-
L J
6. PROVIDE OUTLETS AT WALL COUNTER SPACE IN KITCHEN EXCEEDING 12" 50, THAT NO POINT
15 MORE THAN 24" FROM AN OUTLET
GFI/WP a
GENERAL LIGHTING IN KITCHEN t BATHROOMS SHALL BE FLUORESCENT.
I7.
8. PROVIDE A MIN. OF TWO 20 AMP SMALL APPLIANCE CIRCUITS SERVING THE COUNTERS IN
B
THE KITCHEN PER CEC 210 -52
1
9. ALL RECESSED INCANDESCENT FIXTURES SHALL BE THERMALLY PROTECTED. PROVIDE
IC
OR DC TYPE FIXTURES WITH 3" AIR SPACE AROUND FIXTURE UNLESS NOTED OTHERWISE BY
MANUFACTURER.
_
—1
10. ALL SWITCHES TO BE GROUPED WITH SINGLE COVER PLATES WHERE SHOWN ADJACENT
95.03'
ON PLANS. VERIFY LOCATIONS W/ OWNER IN FIELD
DRYER VENT W/
II.
ALL NEW SMOKE DETECTORS REQUIRED TO BE INSTALLED IN EXISTING BEDRROM5 t
CAP BETWEEN FLR
CENTRALLY LOCATED HALLWAYS SHALL BE BATTERY OPERATED t HARDWIRE SMOKE
_GIST
DETECTORS.
12. IN
NEW CONSTRUCTION SMOKE DETECTORS IN SLEEPING AREAS AND IN HALLWAYS
SHALL RECEIVE THEIR PRIMARY POWER FROM THE BLDG WIRING (U.N.0) t SHALL BE
SEE SHEET A4 FOR
HARDWIRE WITH BATTERY BACKUP AND AUDIBLE ALARM, IF CEILING 15 VAULTED 24" OR
ELECTRICAL AT ROOF
MORE, AND ADDITIONAL SMOKE DETECTOR IS REQUIRED AT VAULTED Cl-G. CLEARANCE FROM
AIR DUCTS MUST BE MAINTAINED.
DECK.
14. PROVIDE BATHROOM WITH MECHANICAL VENTILATION SYSTEM CAPABLE OF PROVIDING
5 AIR CHANGES PER HOUR
IS. IN ALL NEW CONSTRUCTION PROVIDE ARC -FAULT RECEPTACLES IN BEDROOMS. NEW
RECEPTACLES SHALL BE ROTECTED E C ARC -FAULT PROTECTION DEVICE (PER CODE)
16. NEW ADDITION /REMODELS PROVIDE ARC -FAULT RECEPTACLES IN NEW BEDROOMS.
SECOND F L O O R ELECTRICAL
SCALE
/ ,1 II _, 1 -OII
`-t
R NEW
RECEPTACLES SHALL BE ROTECTED BY AN ARC -FAULT PROTECTION DEVICE (PER NEW OUTLETS
BREAKER SHALL TO BE ADDED TO THE EXIST'G PANEL TO PREVENT ARCHING @ NEW OUTLET
IF
NEW BREAKER DOES NOT FIT IN THE EXIST'G PANEL A NEW SUBPANEL MUST BE PROVIDED.
17
A MAXIMUM OF 50% OF THE TOTAL RATED WATTAGE OF PERMANENTLY INSTALLED LUMINARIES
IN KITCHENS MAY BE LOW EFFICACY AND MUST BE SEPARATELY SWITCHED FROM THE HIGH
NOTE:
EFFICACY (FLUORESCENT) FIXTURES.
-ALL EXISTING BEDROOMS t HALLWAYS LEADING TO BEDROOMS
13
LIGHTING IN BATHROOMS, GARAGES, LAUNDRY AND UTILITY ROOMS MUST BE HIGH EFFICACY
SHALL BE EQUIPPED WITH SMOKE DETECTORS. IF NO SMOKE
LIGHTING. INSTEAD OF HIGH EFFICACY LIGHTING, OCCUPANT SENSORS THAT CANNOT BE
DETECTORS EXIST INSTALL NEW BATTERY OPERATED SMOKE
TURNED OFF MAY BE INSTALLED.
DETECTORS AS NEEDED.
19
LIGHTING INSTALLED IN BEDROOMS, LIVING AREAS AND FAMILY ROOMS MUST BE HIGH
EFFICACY UNLESS CONTROLLED BY A DIMMER.
- ALL ELECT. LIGHTING OUTLET $ SMOK DE CTORS SHALL BE ON
20
ALL RECESSED CAN LIGHTS MUST BE IC RATED (APPROVED FOR 0 CLEARANCE TO i
AN ARC FAULT CIRCUIT INTERRUPTOR 5
4
INSULATION) AND SHALL BE CERTIFIED "AT" (AIRTIGHT).
- SEPERATE ALL ELECTRICAL FOR E UNIT
—
I
21
OUTDOOR LIGHTING SHALL BE HIGH EFFICACY UNLESS CONTROLLED BY A NOTION SENSOR.
_
_
22.
SEE ALSO TITLE 24 t NFIR FOR ADDITIONAL NOTES
INSTALL NEW CA
I LIGHT
23.
VERIFY WITH OWNERS LOCATION OF WIRING FOR AUDIO, VISUAL t ALARMS SYSTEMS
_
— —
AT UNDERSIDE O.
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(GENERAL NOTES
I. THIS PROJECT AND ALL WORK ASSOCIATED WITH PROJECT SMALL CONFORM TO THE 2010 EDITION
OF THE CALIF. BLDG. CODE AS ADOPTED AND AMENDED BY LOCAL JURISDICTION, ALONG NITM
THE C.A.C. TITLE 24 HANDICAP REQUIREMENTS, AMERICANS WITH DISABILITIES AND ANY OTHER
CODES (UNIFORM MECHANICAL CODE, UNIFORM PLUMBING CODE, UNIFORM FIRE CODE, 2010 NATIONAL
ELECTRICAL CODE, ETC.) AND ORDINANCES ENFORCED BY LOCAL JURISDICTION. IN CASES WHERE
REQUIREMENTS CONFLICT, THE MOST RESTRICTIVE REQUIREMENT HILL BE USED.
2. THE TERM "ARCHITECT" AS USED IN THESE DOCUMENTS REFERS TO
STEVE E. A. FALK, A.I.A.
2428 E.S REDWOOD DR.
ANAHEIM, CA. 92806
3. THE ARCHITECT ASSUMES NO RESPONSIBILITY FOR THE COMPLETENESS OF PLANS FOR BID PURPOSE
PRIOR TO THE ISSUANCE OF THE BUILDING PERMIT. THE GENERAL CONTRACTOR AND ALL
SUBCONTRACTORS SHALL VERIFY ALL DIMENSIONS AND CONDITIONS ON THE JOB SITE PRIOR TO THE
BEGINNING OF CONSTRUCTION AND REPORT IMMEDIATELY ANY DISCREPANCIES TO TI4E ARCHITECT.
4. CONTRACTOR IS RESPONSIBLE FOR EXAMINING ALL CONTRACT DOCUMENTS, FIELD CONDITIONS, AND
CONFIRMING THAT WORK IS BUILDABLE AS SHOWN BEFORE PROCEEDING WITH CONSTRUCTION. IF
THERE ARE ANY QUESTIONS REGARDING THESE OR OTHER COORDINATION ITEMS, THE CONTRACTOR
IS RESPONSIBLE FOR OBTAINING CLARIFICATION FROM THE ARCHITECT BEFORE PROCEEDING WITH WORK.
5. THE GENERAL CONTRACTOR SMALL COORDINATE WITH "OTHER" CONTRACTORS (SUBCONTRACTORS)
PER REQUIREMENTS ESTABLISHED BY OWNER, TENANT, OR BOTH, HHICH ARE UNDER SEPARATE
CONTRACT NITM THE OWNER, OR TENANT, OR BOTH
G. THE CIVIL STRUCTURAL, MECHANICAL, ELECTRICAL, PLUMBING AND LANDSCAPE DRAWINGS, AND JOB
SPECIFICATIONS ARE SUPPLEMENTARY TO ARCHITECTURAL CONSTRUCTION DRAWINGS. ANY DISCREPANCY
BETWEEN THESE DOCUMENTS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE ARCHITECT
FOR CLARIFICATION
7. THE INTENT OF DRAWINGS AND SPECIFICATIONS IS TO INCLUDE ALL LABOR, MATERIALS AND SERVICES
NECESSARY FOR THE COMPLETION OF ALL NORK SMOHN, DESCRIBED, OR REASONABLY IMPLIED, BUT NOT
LIMITED TO THAT EXPLICITLY INDICATED IN THE CONTRACT DOCUMENTS
8. CONTRACTOR SMALL MAINTAIN RECORD DOCUMENTS OF CONSTRUCTION CHANGES AND SMALL PROVIDE
SAID DOCUMENTATION TO THE ARCHITECT UPON COMPLETION OF CONSTRUCTION. NO EXCEPTION ALLOWED
°I. PROJECT SPECIFICATIONS ARE AN INTEGRAL PART OF THESE PLANS — SUBSTITUTIONS FOR SPECIFIED
MATERIALS REQUIRE THE WRITTEN APPROVAL FROM THE ARCHITECT
10. CONTRACTOR FOR THE PROJECT SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED BUILDING
PERMITS PRIOR TO STARTING CONSTRUCTION
IL PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE CONTRACTOR SHALL HAVE EVIDENCE OF CURRENT
WORKMAN'S COMPENSATION INSURANCE COVERAGE ON FILE NITM THE DEPARTMENT IN COMPLIANCE WITH
SECTION 3800 OF THE CALIFORNIA LABOR CODE
12. ALL REQUESTS FOR SUBSTITUTIONS OF ITEMS SPECIFIED SHALL BE SUBMITTED IN WRITING AND KILL
BE CONSIDERED ONLY IF BETTER SERVICE FACILITIES, A MORE ADVANTAGEOUS DELIVERY DATE, OR A
LONER PRICE WITH CREDIT TO THE OWNER /TENANT HILL BE PROVIDED NITMOUT SACRIFICING QUALITY,
APPEARANCE AND FUNCTION. UNDER NO CIRCUMSTANCES HILL THE ARCHITECT BE REQUIRED TO PROVE
THAT A PRODUCT PROPOSED FOR SUBSTITUTION IS OR IS NOT OF EQUAL QUALITY TO THE PRODUCT
SPECIFIED
13. THE GENERAL CONTRACTOR SMALL NOTIFY THE ARCHITECT IMMEDIATELY OF ANY SPECIFIED MATERIALS
OR EQUIPMENT NMICM ARE EITHER UNAVAILABLE OR THAT HILL CAUSE A DELAY IN THE CONSTRUCTION
COMPLETION SCHEDULE. THE CONTRACTOR SHALL SUBMIT CONFIRMATIONS OF DELIVER DATES FOR
ORDERS OF MATERIALS AND EQUIPMENT HAVING LONG LEAD TIMES.
14. THE ARCHITECT'S REVIEW OF SHOP DRAWINGS SMALL NOT RELIEVE THE CENTRAL CONTRACTOR OR
SUBCONTRACTOR FROM THE RESPONSIBILITY FOR DEVIATIONS FROM THE DRAWINGS OR SPECIFICATIONS
UNLESS HE MAS, IN WRITING, AND BROUGHT TO THE ATTENTION OF THE ARCHITECT SUCH DEVIATIONS
AT THE TIME OF THE SUBMISSION. NOR SHALL IT RELIEVE THE GENERAL CONTRACTOR FROM
RESPONSIBILITY FOR ERRORS OF ANY SORT IN THE SHOP DRAWINGS
I5. UNLESS OTHERHISE NOTED IN THE CONTRACT DOCUMENTS, THE CONTRACTOR SMALL SUBMIT ONE
BLUEPRINT SET AND ONE SEPIA SET OF SHOP DRAWINGS. SHOP DRAWINGS SMALL INCLUDE DETAILED
FABRICATION AND ERECTION DRAWINGS, SETTING DRAWINGS, DIAGRAMMATIC DRAWINGS, AND MATERIAL
SCHEDULES, LOCATION AND ORIENTATION OF ALL ITEMS SMALL BE CLEARLY INDICATED
16. ANY WORK INSTALLED IN CONFLICT KITH THE CONSTRUCTION DRAWINGS, NITMOUT THE PRIOR APPROVAL
OF THE OWNER AND THE ARCHITECT SHALL BE CORRECTED AT THE CONTRACTOR'S EXPENSE
17. INSTALL ALL MANUFACTURED ITEMS, MATERIALS AND EQUIPMENT IN STRICT ACCORDANCE WITH THE
MANUFACTURER'S SPECIFICATIONS, UNLESS NOTED.
18. PROVIDE TESTS AND INSPECTIONS AS SET FORTH IN CBC SECTION 108 AND CBC CHAPTER 17
1°I. PRIOR TO THE ISSUANCE OF FINAL CERTIFICATE OF OCCUPANCY FOR THIS PROJECT, THE GENERAL
CONTRACTOR SHALL SUBMIT A SIGNED CERTIFICATE TO THE DEPARTMENT OF BUILDING AND SAFETY
STATING THAT ALL WORK PAS BEEN PERFORMED AND MATERIALS INSTALLED ACCORDING TO THE PLANS
AND SPECIFICATIONS AFFECTING NON — RESIDENTIAL ENERGY
20. UNLESS OTHERWISE NOTED OR SMOHN, TYPICAL DETAILS AND GENERAL NOTES ARE KEYED AND /OR
NOTED AS "TYP." OR "TYPICAL" AND USED ONLY ONCE. THEIR FIRST OCCURRENCE IS REPRESENTATIVE
OF ALL SIMILAR CONDITIONS THROUGHOUT THE DOCUMENTS AND SMALL BE USED NMENEVER APPLICABLE
21. ALL VERTICAL DIMENSIONS SMONN ARE FROM FLOOR SLAB, UNLESS OTHERWISE NOTED
22. THE TERM "ALIGN ", AS USED IN THESE DOCUMENTS, SHALL MEAN TO ACCURATELY LOCATE FINISHES IN
THE SAME PLANE
23. PRIOR TO BIDDING, CONTRACTOR AND PIS SUBCONTRACTORS SMALL INSPECT ALL AREAS IN HHICN THE
WORK IS TO BE PERFORMED, AND FIELD VERIFY ALL EXISTING CONDITIONS. NOTIFY ARCHITECT OF ANY
DISCREPANCIES
24. NO HAZARDOUS MATERIALS SMALL BE USED OR STORED HITHIN THE BUILDING NNICH DOES NOT COMPLY
NITN THE UBC TABLES 3 —D THROUGH 3 —G, AND UFCNF., AND STATE AND COUNTY REQUIREMENTS
25. ALL APPLICABLE PERMITS (BUILDING, HAZARDOUS MATERIAL, ECT.) MUST BE OBTAINED PRIOR TO
OCCUPANCY
26. UNLESS OTHERWISE SHOWN OR NOTED, TYPICAL DETAILS AND GENERAL NOTES SMALL BE USED
NMENEVER APPLICABLE
27. DIMENSIONS SHOWN IN FIGURES TAKES PRECEDENCE OVER DIMENSIONS SCALED FROM DRAWINGS. LARGE
SCALE DRAWINGS AND DETAILS TAKE PRECEDENCE OVER SMALLER SCALE DRAWINGS
28. UNLESS OTHERWISE NOTED OR INDICATED ALL DIMENSIONS ON THE PLANS SMALL BE FROM CENTERLINE
OF THE COLUMN TO FACE OF CONCRETE OR FINISHED FACE NALL
2°I. THE CONTRACTOR SHALL CHECK AND VERIFY SIZE AND LOCATION OF DUCT OPENINGS AND PLUMBING
RUNS WITH MECHANICAL CONTRACTOR BEFORE FORMING HALLS, FLOOR, ECT.
30. THE CONTRACTOR SMALL PROVIDE TEMPORARY CONSTRUCTION BARRIERS TO SEPARATE CONSTRUCTION
FROM THE GENERAL PUBLIC, TEMPORARY BARRIERS SMALL MEET THE SAME FIRE RATING AS WOULD THE
RMANENT PARTITION, WHERE A TEMPORARY PARTITION IS PLACED ACROSS A CORRIDOR OR IN ANY NAY
BLOCKS AN EXIT OR CREATES A DEAD END. CONTRACTOR SMALL PROVIDE APPROVED PLANS SHOWING
THESE CONDITIONS AND SMALL BE APPROVED BY THE FIRE DEPARTMENT AUTHORITIES RESPONSIBLE ON
THIS PROJECT. NMERE A TEMPORARY PARTITION IS PLACED WITHIN A CORRIDOR AND STILL ALLOWS
A PATH OF TRAVEL, THE TEMPORARY PARTITION SHALL BE MINIMUM 1 HOUR CONSTRUCTION AND SHALL
ENCLOSE EXTENT OF DEMOLISHED AREA. THE CONTRACTOR SMALL MAINTAIN A 6' -0" MINIMUM CLEAR
HIDTM NITNIN THE CORRIDOR. THE USE OF VISQUEEN OR SIMILAR TYPE OF MATERIAL AS A TEMPORARY
BARRIER WHERE A FIR SEPARATION IS REQUIRED SMALL NOT BE PERMITTED
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Attachment No. ZA 4
Parcel Map No. NP2012 -009
County Tentative Parcel Map No. 2012 -118
34
Traverse PC
PA2012.155 for CC2012.004 NP2012 -009
121 34th Street
Christopher Hall (Trustee of Kevin G. Hall Revocable Trust) - .�J�
TENTATIVE PARCEL MAP
c/L ..,
o
ALLEY
2012
0 N 53
°38'58" E 33.86'
n
FOR CONDOMINIUM PURPOSES
a
PARCEL MAP PMB 67, PAGE 45
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10.57
...........
OWNER- DEVELOPER
11.40
Christopher Hall
9925 summit View Drive
Park City UT 84060
CP CID
SITE ADDRESS
121 34th. Street
Newport Beach CA 92663
11.41
i
30'
R= 2834.83'
A= 96.00'
T= 48.00'
D =1 °56'25"
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Date of Survey June 5, 2012
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34TH. STREET
Ui
STILES SURVEYING
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2209 Carrie Avenue Orange CA 92867
714 538 4276 Fax 714 289 4442
e -mail Icstiles@earthlinl<.net
earthrinl<.net
Traverse PC
PA2012.155 for CC2012.004 NP2012 -009
121 34th Street
Christopher Hall (Trustee of Kevin G. Hall Revocable Trust) - .�J�
ADDITIONAL
MATERIALS
RECEIVED
Items B, 1, 2, 3 and 4: Additional Materials
Zoning Administrator March 14, 2013
Comments on March 14, 2013 Zoning Administrator Agenda
Submitted by: Jim Mosher ( jimmosher(Dyahoo.com ), 2210 Private Road, Newport Beach 92660 (949 -548-
6229)
Item B. Minutes of February 28, 2013
On page 2, line 4 from end: "...Fleming's Stake Steak House ..."
Ifem C. . 121 34th Street Condominium Conversion (PA2012 -155)
Handwritten page 9: Facts in Support of Finding F seem to be missing an essential element: Was the
safety violation corrected? If not, the Finding says approval cannot be granted.
Handwritten page 10: Fact in Support of Finding 1 -3 says "Public improvements are required of the
applicant ..." It is not clear from this part of the Resolution what those improvements would be, and the
Finding to be supported seems only to require that existing public improvements not be damaged, not
that new improvements be provided. The requirement to provide public improvements is again
mentioned in Fact in Support of Finding D -1.
Handwritten page 14, Section 4.2: Is the action appealable under Title 19 as well as Title 20, and does
the same time limit apply?
Handwritten page 16: General comment on conditions: these seem to be largely conditions related to
construction, but Section 1.2 of the resolution says the project involves "an existing duplex that was
remodeled to condominium standards in 2011" and several of the Facts refer to the inspection having
been completed. It would seem to me this is now a change in name only, and it is unclear to me why
so many conditions related to extensive further construction are required?
• Condition 6: Are there actually broken public improvements to be repaired? Or is this
boilerplate?
• Condition 8: Are there actually any overhead utility connections to be undergrounded at this
location? Or is this boilerplate?
• Condition 9: Are there actually illegal improvements to be removed?
Handwritten page 17, Condition 12: "connection" should read "connections"
Handwritten page 35: Does the parcel map adequately describe the location of the two condo
ownership boundaries (one on top of the other as I understand it)?