Loading...
HomeMy WebLinkAbout02 - 34th St Condo Conversion - PA2013-174COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915 (949) 644 -3200 Pax: (949) 644 -3229 www. newportbeachca.00v CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT October 24, 2013 Agenda Item No. 2: SUBJECT: ZFRT 34th Street Condominium Conversion - (PA2013 -174) 3401 Balboa Boulevard and 131 34th Street Condominium Conversion No. CC2013 -002 APPLICANT: Bill Caskey 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 to convert an existing duplex into a two -unit condominium project. No waivers of Title 19 development standards for condominium conversions are proposed with this application. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Condominium Conversion No. CC2013 -002 (Attachment No. ZA 1). DISCUSSION • The property is located on the Balboa Peninsula at the intersection of Balboa Boulevard and 34th Street in the R -2 (Two -Unit Residential) Zoning District. • The property is developed with a duplex built to condominium standards containing separate utility connections for each unit. The building permit was issued June 13, 2006 and construction was finaled March 22, 2007. 1 9 ZFRT 34th Street Condominium Conversion Zoning Administrator October 24, 2013 Page 2 • The Land Use Element of the General Plan designates the site as RT (Two-Unit Residential).The existing duplex is consistent with this designation. • The existing duplex was originally intended to be developed as condominiums. A tentative parcel map for condominium purposes was filed and approved concurrent with construction of the units. However, construction was completed prior to the recordation of the parcel map, and subsequently, the building was finaled as a duplex instead of a two -unit condominium. As a result, a condominium conversion is required. • This condominium conversion application is for the purpose of regulating the conversion of the existing rental units to condominiums and to mitigate any hardships placed upon tenants affected by the conversion. • Tentative Parcel Map No. NP2005 -049 was approved by the Zoning Administrator on October 17, 2005, and the final map (No. 2005 -204) was recorded with the County of Orange on November 9, 2007, which satisfies a general requirement of Municipal Code Chapter 19.64 (Conversion of Rental Units to Ownership). • One garage parking space and one tandem carport parking space are provided for each dwelling unit within the duplex, and the project satisfies the off - street parking requirements of Chapter 20.40 (Off- Street Parking) of the Municipal Code, and the requirements of Modification Permit No. MD2005 -105 which permitted a reduced interior width of 8 feet 9' /z inches for each single car garage. • Pursuant to Section 19.64.040 (Tenant Notification), existing tenants have been notified informing them of this application and their rights with regards to their tenancy. • A special inspection of the duplex for the purpose of identifying building safety violations was conducted on September 25, 2013. One safety violation was identified regarding the size of bedroom windows. The project is conditioned so that the applicant resolves all building safety violations prior to the conversion of rental units to ownership. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). This exemption authorizes minor alterations to existing structures involving negligible or no expansion of use including but not limited to the division of existing multiple - family or single - family residences into common - interest ownership, and subdivision of existing TmpIC07 -18 -13 ZFRT 34th Street Condominium Conversion Zoning Administrator October 24, 2013 Page 3 commercial or industrial buildings, where no physical changes occur which are not otherwise exempt. The proposed project involves the division of an existing duplex where no significant physical changes are proposed. PUBLIC NOTICE Notice of this application 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 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: An appeal may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644 -3200. Prepared by: Jas Van Patten Planning Technician JM /jvp Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Site Photographs ZA 4 Project Plans TmpIC07 -18 -13 J Attachment No. ZA 1 Draft Resolution 5 w RESOLUTION NO. ZA2013 -0 ## A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING CONDOMINIUM CONVERSION NO. CC2013 -002 FOR A TWO -UNIT DUPLEX LOCATED AT 3401 BALBOA BOULEVARD AND 131 34T" STREET (PA2013 -174) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by Bill Caskey, with respect to property located at 3401 Balboa Boulevard and 131 34th Street, and legally described as Parcel 1 of Parcel Map No. 2005 -204, requesting approval of a condominium conversion. 2. The applicant proposes a condominium conversion to convert an existing duplex into a two -unit condominium project. No waivers of Title 19 development standards for condominium conversions are proposed with this application. 3. The subject property is located within the Two -Unit Residential (R -2) Zoning District and the General Plan Land Use Element category is Two -Unit Residential (RT). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two -Unit Residential (RT -E). 5. A public hearing was held on October 24, 2013, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. 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 Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act, Class 1 (Existing Facilities). 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. The proposed project involves the conversion of an existing duplex into a two -unit condominium development. 7 Zoning Administrator Resolution No. ZA2013 -0## Paqe 2 of 7 SECTION 3. REQUIRED FINDINGS. In accordance with Section 19.64.070 (Standards for Condominium Conversion) 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 the Zoning Ordinance in effect at the time of approval of the conversion. Facts in Support of Finding: A -1. Each unit of the existing duplex provides a single -car garage, and a tandem carport space, for a total of four spaces. A -2. The four spaces provided meet the number of spaces required (2 per unit) pursuant to Section 20.40.040 (Off- Street Parking Spaces Required). The design and location are in conformance with provisions of Chapter 20.40 (Off- Street Parking) of the Zoning Code, and Modification Permit No. MD2005 -105 which granted a reduced width for each garage parking space. A -3. Modification Permit MD2005 -105 was approved October 17, 2005 and permitted an interior garage width of 8 feet 9' /z inches, due to the narrow lot width of 25 feet. 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 constructed with two separate sewer connections to the City sewer. 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 constructed with two separate sewer cleanouts located at the property line. 0 Zoning Administrator Resolution No. ZA2013 -0## Pace 3 of 7 Finding: D. Each unit shall maintain a separate water meter and water meter connection. Facts in Support of Finding: D -1. The existing duplex was constructed with two separate water meters and water meter connections. Finding: E. The electrical service connection shall comply with the requirements of Chapter 15.32 (Underground Utilities) of the Newport Beach Municipal Code. Facts in Support of Finding: E -1. The existing duplex was constructed 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 September 25, 2013, and one safety violation was identified. The bedroom windows did not meet minimum egress opening size requirements. F -2. As conditioned, the project will not be condominiums until all safety violations have been corrected. Finclincr 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. 9 Zoning Administrator Resolution No. ZA2013 -0## Paqe 4 of 7 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 General Plan does not include any specific goals for the dispersion of rental housing within the area. Housing Program 2.1.1 of the Housing Element of the General Plan which restricts the conversion of rental units to condominiums in developments containing 15 or more units does not apply. H -2. Although the conversion from rental to ownership will reduce the number of rental opportunities in the area, the elimination of two rental units will not create a detrimental impact to housing opportunities in the area or City, as two units represents a very small fraction of the City's supply of rental housing (estimated to be approximately 17,500 units). Finding: 1. The establishment, maintenance or operation of the use or building applied for shall not, under the circumstances of the 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. Facts in Support of Finding: 1 -1. The proposed project is to convert an existing duplex into two condominiums on property located within the R -2 zoning district. 1 -2. The use of the property will continue to be for two -unit residential purposes and there is no evidence suggesting this use has been detrimental to the health, safety, peace, comfort, and welfare of those residing or working in the neighborhood, or the City. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Condominium Conversion No. CC2013 -002, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 10 Zoning Administrator Resolution No. ZA2013 -0## Paqe 5 of 7 2. This action shall become final and effective 14 days after the adoption of this Resolution unless within such time an appeal is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 24th DAY OF OCTOBER, 2013. In Brenda W isneski, AICP, Zoning Administrator 11 Zoning Administrator Resolution No. ZA2013 -0## Paqe 6 of 7 EXHIBIT "A" 1 K 61 i 111 r [ � P► t.YOl9V G\ > > Z : � YL I M I Planning Division Conditions 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. No more than two dwelling units shall be permitted on the site. 4. Two -car parking, including one enclosed garage space and one covered or enclosed parking space, shall be provided on site for each dwelling unit per requirements of the Zoning Code and Modification Permit No. MD2005 -105. All parking spaces shall be maintained clear of obstructions for the parking of vehicles at all times. 5. 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. 6. Prior to the final of the building permit for description change, the applicant shall resolve all building safety violations identified in the special inspection. 7. Prior to the final of the building permit for description change, the applicant shall provide an updated site plan that depicts the curved wall at the corner of Balboa Boulevard and 34th Street. The wall shall be located outside of the easement area (approximate 3.08 feet by 3.08 feet by 4.36 -foot triangle area), as described in Detail A of Parcel Map No. 2005 -204. 8. The applicant shall verify that monuments (1 inch iron pipe with tag) are set On Each Lot Corner. 9. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code. 10. 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 12 Zoning Administrator Resolution No. ZA2013 -0## Paqe 7 of 7 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 ZFRT 34th Street Condominium Conversion including, but not limited to CC2013 -002 (PA2013 -174). 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. Building Department Conditions 11. Any building modifications or alterations may require the sound rating to be verified by wall and floor ceiling assembly where the units are adjoined or overlapped for a minimum STC 50. 12. Any building modifications or alterations may require penetration of light fixtures or other MPE systems in the one hour fire and sound rated assembly quantified to meet the required fire rating and sound rating (STC 50). 13. Any building modifications or alterations may require that all walls that support fire resistive floor assemblies meet one hour fire resisting assembly. 14. Any building modifications or alterations may require stairway elements to have an approved fire rating and sound rating assembly where the stairs of each individual unit overlap the other. Details substantiating the requirements shall be verified. 15. Any building modifications or alterations may require area over the garage or carports to meet the required fire resistive assembly and sound rating including light penetrations or MPE systems. 16. Utilities for each unit shall be independent. Each unit shall include independent water meter, independent fire riser, independent electrical service and independent plumbing system. 13 14 Attachment No. ZA 2 Vicinity Map 15 9 or 2j 2� <'• v .,. Y. S °'i, 0 VI / \� �S � ' ?�►�e aoA °�, \��. 2�2',�1 ? �� °moo \Subject Property �'P \ I 'PV. � �'o�B 9� �✓ � � °o %�I vCo9 os s � I A \9 � .i9 � � �►, lam, �S' � r I7�1 - �� � �� %��A a9 CFO •�i��s. +'R. � \�2���9 .. \ /v °� „�.. , s w o5 � ✓�/°>r ,, 's � � COs °off,, .nP \g'S �ryi ZF \ IBS 9� O /A^ 'S Doti ,� , , �� � �� �� • ��� S A h' Newport Beach Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of GI$ Newport Beach and its employees and agents disclaim any and all responsibility from or relating to ��'rogr any results obtained in its use. ° m 0 100 200 _ Imagery: 2009 -2011 photos provided by Eagle Feet Imaging www.eagieaerial.com 9/26/2613 10 Attachment No. ZA 3 Site Photographs 17 I IaAw� LIM wrm� a at -1 /I Attachment No. ZA 4 Project Plans 19 20 H h �A tl1 N /'-0' " a m Gl � I O ti w U SITE PLAN NOTES ALL ROOF DRAINA6E SHALL BE CONDUCTED TO FINISH &RAVE VIA APPROVED ALL &RAVIN& TO CONFORM TO CA 70, UBG (2001 L-D,) ROOF 6UTTER5 AND Z70MSPOUM TO CONCRETE SPLASH BLOCKS GOND7.GT TO STREET - THROU&H F0S511. FILTER IN AN APPROVED DEVICE. REFER TO ATTACHED 6RADIN55 PLAN FOR SITE VRAIr4A6t- .' -ANV arrImLl. CALCUI.ATION5 ALL SURFACE DRAINAGE SHALL SLOPE ANIAY FROM BUILVIN6 A MINIMUM 155 FOR MAINTAIN 30" CLEAR ACCESS AROUND BUlLVIN&. 5' -O" DISTANCE 0M1NJ IN THE EVENT EXCAVATIONS REVEAL UNFAVORABLE COAVIVOAP,, SZRVICE5 OF A SURFACE DRAINAGE SHALL BE CONDUCTED TO APPROVED DISPOSAL AREA (STREET) SOILS ENGINEER AND /OR 6EOL0615T MAY BE REQUIRED. AITH MINIK M DISTANCE SLOPE FOR LAND50APE AND A.G. PAVEMENT OFF 2 % CONCRETE PAVEMENT OF I % MINIMUM 61VEN ELEVATION MAY BE AP -WTED TO PROVIDE ADEQUATE DRIVEWAYS AND SURFACE PAYlN6 TO CONFORM TO TITLE 23, 5EG. 23 05104 DRAINAGE (7'ER NOTE #1) APPROVED SEISMIC SHUT - OFF VALVE WILL BE INSTALLED ON THE FUEL &A5 LINE ON THE NO TRENCHES OR EXCAVATION 5 FT. OR MORE IN DEPTH INTO AHIGH A PER50N IS DOAN STREAM SIDE IF THE UTILITY AND BE R1611PLY CONNECTED TO THE EXTERIOR OF THE REQUIRED TO DE-SCEND ARE PERMITTED W /TROUT OBTAINING NEGE55ARY PERMIT FROM BUILDIN6 OR STRUCTURE CONTAIN /N6 THE FUEL 6A5 LINE. THE STATE OF CALIFORNIA, DIVISION OF INDUSTRIAL 5APE7Y (OSHA) PRIOR TO ISSUANCE OF BUILDIN6 OR 6RADIN6 PERMITS. I .• � .� � „` ..' ' � PROVIDE PEDESTRIAN DIST. FROM 57RUG7 TO PROP LINE (SO) PROTECTION ALL SUBSURFACE PIPES OR CONDUITS SHALL SLOPE I Z TO DAY'- L16HT (MIN) PROTECTION ADJACENT TO PUBLIC R16HT OF AAY 5B < 6' PENCE d CANOPY SECURE PERMISSION FROM COUNTY ENGINEER FOR GONSTRU.LTION, 6RAOIN6 AND /OR AS FOLLOAS: 5B < (H67- OF STRUGT 14) PENCE $ CANOPY DISCHAROE OF DRAINAGE A17HIN STREET R16HT- 0F -AAAY. (5TRUGT H712) > 55 > STRU07 H(5714) FENCE ONLY PROVISIONS SHALL BE MADE FOR CONTRIBUTORY DRAINAGE AT ALL TIMES. SB > (STRUGT H6 7/2) NONE ENGINEER MUST SET GRADE 57AKES FOR ALL DRAINAGE DEVICES AND OBTAIN WHEN REQUIRED FENCE AND CANOPY TO BE CONSTRUCTED PER /JBG 33033 AND INSPECTION BEFORE PGURlN6. .7 3303.7.4. BUILDER SHALL STAKE AND FLA6 PROPER7*7' LINES IN ACCORDANCE AITH A LICENSED PROVIDE A SEPARATE APPLICATION FOR: 6RADIN6 / DRAINAGE, • PATIO COVER; MASONRY SURVEY MAP. OR CONCRETE FENCES OVER 3'-0", MOOD FENCES OVER 6' -0". CENTERLINE OF BALBOA BLVD. 5 =1' REAR YARD SETBACK / � I I I i I I O I I DS. FROM — =F— — r I _ I-GAR GARAGE I _ (!1-f OCCUPANCY) I SLOPE I � MIN � MIN. ' I' I HR. RA7TEP SEPARATION WALL / STG 50 I I SLOPE I Z MIN. ' I ' ' I-GAR &ARA6E I — . ' (71-1 OCCUPANCY) �l © o .- 10011 EXISTIN6 CONCRETE CURB 4 &UTTER EXISTIN6 CONCRETE SIDEAALK� N 0 ti N i 6 7 I D q It I /T I ld I 14I is L — _ R-D �ERTN I H RTESPAAO HAALL / STG 50 —V PROPOSED 3- STORY- 2896 SF DUPLEX RESIDENCE (R -3) TYPE V WITH ATTACHED 2 -CAR GARAGE (U -1) LIVING AREA FIN. FLR. ELEV.: 11.75' MSL NGVD 29 / 1995 0 C ADJUSTMENT 95.07' 95 =1" D.S. FROM ROOF CITY TREES NOTES: REMOVAL OF ANY CITY TREE5 REQUIRES PRIOR APPROVAL FROM GENERAL 5ERVICE5 DEPT PER MUNICIPAL CODE SECTION 13.09.010 TREES ARE REQUIRED TO BE PLANTED IN PARKAAY ABUTTING THE BUILDIN& SITE IF A NEW BUILDING IS CONSTRUCTED. PROVIDE TREES IN THE PARKA'AY ADJOININ6 THIS SITE TO THE SATISFACTION OF THE GENERAL SERVICES DEPT. 949 - 644 -3083. APPROVAL PROM 6ENERAL SERVICES IS REQUIRED ON THE BUILDING INSPECTION CARD PRIOR TO FINAL INSPECTION. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. 4 -0C S-l" 51-0" MIN. 5E7BAGK (70.03) FL JOIN EXIST NEA 12" MIN. BORDER I O 6ROOVE5 AT 314" O.G. NEA CONCRETE CURB RAMP AT CORNER OP STREET INTERSECTION PER GlTY STD. • i - I � :. i I .• � .� � „` ..' ' � � (u/ GGGUPANGY) ' s ~,. AT 45 DE6REE5 8'..O ".... .• :�..,... I. ,. •i'SLOPE 'l, %• MIN. 1,12 CURB•RAMP G AT CURB RAMP � , /f CLEAKy ' I-CAR CARPORT (lhlOCOUPANGY) DS. FROM — =F— — r I _ I-GAR GARAGE I _ (!1-f OCCUPANCY) I SLOPE I � MIN � MIN. ' I' I HR. RA7TEP SEPARATION WALL / STG 50 I I SLOPE I Z MIN. ' I ' ' I-GAR &ARA6E I — . ' (71-1 OCCUPANCY) �l © o .- 10011 EXISTIN6 CONCRETE CURB 4 &UTTER EXISTIN6 CONCRETE SIDEAALK� N 0 ti N i 6 7 I D q It I /T I ld I 14I is L — _ R-D �ERTN I H RTESPAAO HAALL / STG 50 —V PROPOSED 3- STORY- 2896 SF DUPLEX RESIDENCE (R -3) TYPE V WITH ATTACHED 2 -CAR GARAGE (U -1) LIVING AREA FIN. FLR. ELEV.: 11.75' MSL NGVD 29 / 1995 0 C ADJUSTMENT 95.07' 95 =1" D.S. FROM ROOF CITY TREES NOTES: REMOVAL OF ANY CITY TREE5 REQUIRES PRIOR APPROVAL FROM GENERAL 5ERVICE5 DEPT PER MUNICIPAL CODE SECTION 13.09.010 TREES ARE REQUIRED TO BE PLANTED IN PARKAAY ABUTTING THE BUILDIN& SITE IF A NEW BUILDING IS CONSTRUCTED. PROVIDE TREES IN THE PARKA'AY ADJOININ6 THIS SITE TO THE SATISFACTION OF THE GENERAL SERVICES DEPT. 949 - 644 -3083. APPROVAL PROM 6ENERAL SERVICES IS REQUIRED ON THE BUILDING INSPECTION CARD PRIOR TO FINAL INSPECTION. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. 4 -0C S-l" 51-0" MIN. 5E7BAGK (70.03) FL JOIN EXIST NEA 12" MIN. BORDER I 6ROOVE5 AT 314" O.G. NEA CONCRETE CURB RAMP AT CORNER OP STREET INTERSECTION PER GlTY STD. NEA 112 INCH LIP BEVELED s AT 45 DE6REE5 8'..O ".... NEW 6° AIDE CONCRETE I 1,12 CURB•RAMP G AT CURB RAMP , /f P.S. THE MAXIMUM HE16147 OF THE NEW CONCRETE BLOCK WALLS AND X000 6ATE5 IN 7?e FRONT YARD SETBACK IS 3 =0" AS MEASURED FROM THE EXISTIN6 NA7URAL GRADE. A SEPARATE PERMIT l5 REQUIRED. N.B. SEWER NOTES EX1571NO SERER LATERAL TO BE GHANSED AND A GLEAN -OUT INSTALLED IF THE EXISTIN6 5EPAER DOES NOT COMPLY WITH CITY STANDARD AND THE TOTAL COST OF THE CONSTRUCTION EXCEEDS 5055 OF THE VALUE OF THE EXISTING 5TRlIGTURE. PLEASE SEE PUBLIC AORKS STANDARD DETAIL ON SHEET E-4. AS PER CITY REQUIREMENTS THE EXISTING SEWER LATERAL TO BE CHANGED AND A GLEAN -OUT INSTALLED TO COMPLY WITH CITY STANDARD IF ANY OF THE FOLLOAIN6 CONDITIONS OCCUR. THIS RILL DETERMINED BY THE BUILDING INSPECTOR- A. ALTERATION TO THE BUILDING SEWER IS DONE. B. ADDITIONAL PLUMBING FIXTURES REQUIRE INCREASE IN SIZE OF BVILOIN6 SERER LINE. G. WHEN 6 OR MORE FIXTURE UNITS ARE ADDED TO AN EXISTING UNDERSIZED PLUMBING SYSTEM. D. AHEN IT I5 FOUND THAT THE BUILDING SEVER 15 INSTALLED IN AN ILLEGAL OR UNSANITARY MANNER. E. IF AREA OF ADDITION l5 GREATER THAN SO$ OF EXISTING AREA. F IF AREA OF STRUCTURAL REMODEL + ADDITION l5 GREATER THAN 50% OF EXISTING AREA. SETBACK 4" /0=/° AREA OF PROPOSED EASEMENT TO ACCOMMODATE THE CURB ACCESS RAMP AS PER PARCEL MAP NO, NP2005 049 CONDITION NO: 7 4 . n I' -0" - - - -- 1� 4' -0" �Y 3 kv kk WN W� 4'-6' 1 N /O'-6" PLANNING DEPARTMENT NOTES: w I th M U POOLS, SPAS, HALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE PERMITS AND REVIEWS. ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE THE APPLICANT OF LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS AHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN COMMUNITY ASSOCIATION APPROVAL OF PLANS. CHIMNEY (AND CHIMNEY GAPS ETC.) HE16HT5 PERMITTED ONLY AS REQUIRED BY U.B.G. OR MAMIrACTURER SPECIFICATIONS PLUS ADDITIONAL 12" MAXIMUM FOR GAP / SPARK ARRE57OR. SITE PLAN FEMA ELEVATION CERTIPICATE MUST BE COMPLETED BY A LICENSED SURVEYOR AND SUBMITTED TO THE BUILDING / NSPEGTOR AFTER THE FIRST FLOOR IS POURED OR CONSTRUOTEP Qlet. PLAN CHECK I 04-14 -2006 let. PLAN CHECK ? 05 -18 -2006 z O a M � (Z) N t` O � cl U H a, ON U H U w M ocq • � N • a � w � a,4Z°` Ba Ill u O O 'd o 0 N ag8e ��N g� o tv�ZK in s > ffln h M �yp"a5j5� �^yQ � 2(Q �?Q4YLL�OQ�iO���gQQ[1iQ�41 QR04ESSIOry� �� PV REZgFj �Lc " 2 No. 41 10 sr club �r\e- 1 V O rr�� U op Q M A � h ��� u`�° a M Pq DATE 511712006 5,48 PM FRQ/F.CTM 2008-15 DRAWNEY.• SH=d SP -I V oQ 9 4 m °o 9 4� P m N C Q 4 v a 9 N 5_I" SLAB PLAN KEY SLOPE INDICATES 51OPE OF SLAB AND VIRE67ION ® INDICATES FIRST FLOOR PLUMBING FIXnIRES %?/lull INOIGATE5 O /REGTION AND HEIGHT OF STEP (-r .�� IN SLAB OR FLOOR jl n INOIGATE5 5ECONO FLOOR PLUMBIN6 FIXTURES JI J' SLAB PLAN NOTES 1. THIS DRAW/N6 15 POP PIMVLS'ONAL PURPG5E5 O.VLY. 2. REFER TO 57R.LTURAL DRAWlN65 FOR HOLOOWN5, FOOTING DETAILS AND INFORMATION NOT SHOWN ON DIMENSION SLAB PLAN. 8. PLUMBING FIXTURES CONDUIT- TI::¢OUEH SLnB, VENT LOGAVON5 ETC. ARE APPROXIMATE UNLE55 01MEN5IONED. WILDER TO VERIFY LOCATIONS 4. SLOPE ALL PORCHES, PATIOS, 5TOOP5 AND HAR115CAPE MATERIAL AWAY FROM THE WILOIN6 I /4" PER FOOT Mlffit, M. S. ALL WOOD SILLS AND SLEEPER5 IN CONTACT WITH CONCRETE TO BE PRESSURE TREATED. 7'T'-//' 17'-60 2B' -2" 20:20 4, -0. Q I I I I L---- - - - - -- i O I I m 4 crO _ I— — — —�- — — �� GI IL ' - - - - - - - - - - I I I I D l" MIN. A -6 I I I I Q A -6 SLOPE trA ,z l J _ - - - -- - r - - -w � I I I n QII I I o4 I II r r I I 4 4. 4" r I m l" MIN. /" MIN. 4 I 4 51-OPE � I I I I i I I 0..• I QRpFESS10ryq� PJREZ4 4'-O" 8'-6" 62 =1" r No. 41068 &p.313110� Ar 9�OFCA� \E� 1 e Afi I DIMENSIONED SLAB PLAN __ Q _ Q1st. PLAN CHECK I 04-14 -2006 lot. PLAN CHECK 0$ -18 -2006 z O !1 M oO t\ z N �z� we U;Lq W Q W w M ~' O N M C) w � �zO1 O , O l� HIS �IjUfig N My US ME LL 9�- m o H q rO T q� U N N N � U M q n h a a W �NaM� DATE 5/77/2006 5,4510M PROJECT # 2005 -1'5 DRAWNBY: SKEET A- Lo L 4 h 4 h PtHMITTEE'SACKNOWLEDCMENT: CITY OF NEWPORT BEACH BUILDING DEPARTMENT / 3\O N L ) SYMBOL LEGEND I6 INDICATES A PLAN NOTE OR FIXTURE GALL -DUI: SEE PLAN NOTES ON SHEET A-4. ONEW DOOR 5YMBOL. SEE SHEET A -4 FOR DOOR SCHEDULE. ONEH WINDOW 5YMBOL. 5EE SHEET A-4 FOR HINDOW SCHEDULE. NOTE: ALL ITEMS SHALL BE FIELD VERIFIED HITH THE OWNERS DURING THE B/DDINO PHASE. OWNER TO SELECT, CONTRACTOR TO INSTALL ALWAYS. NEW WALL LEGEND NEW2X4OR3X4W000STUDSAT 16m O.G. kVTH R -13 INSULATION AT ALL EXTERIOR WALLS. REFER TO 57'RUGTVRAL PLANS FOR LOCATION OF 3 X 6TV05 NEW LOW WALL OR STAIR WALL U51N5 2 X 4 WODD 57VOS AT 160 D.G. UNLE55 NOTED OTHERWISE. NEW 2 X 6 HOOD STV05 AT 16" O.G. WITH R -14 INSULATION AT ALL EXTERIOR WALLS. (ALSO USE AS A PLUMBING HALL) NEW 1 -H0UR RATED / 57G 50 PARTY WALL SEE PLANS FOR LOCATIONS ANO ALSO DETA/L a2 / 0-2. FIRST FLOOR PLAN PARTY WALL NOTES ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES AND APPLIANCE VENTS LOCATED IN S:XX ASSEMBLIES SHALL BE ISOLATED FROM BOLDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES MOUNT'S OR MINIMUM 114" THICK APPROVED RESILIENT MATERIAL. (EXCEPTION: GAS PIPING NEED NDT BE ISOLATED) METAL VENTILATING ANO CONDITIONED AIR DVG75 LOCATED IN 5OUN0 ASSEMBLIES SHALL BE LINEO. (EXCEPTION: DUG75 SERVING ONLY EXIT WAYS, KITCHEN COOKING FACILITIES AND BATHROOMS NEED NOT BE LINED) MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12" BEYOND THE PIPE OR DVGT HHENEVER A PLUMBING PIPE, OR DUCT PENETRATES A FLOOR CEILING ASSEMBLY OR A94ERE SUCH A UNIT PASSES THROVISH A PLANE OF THE FLOOR CEILING A55EMBLY HITNIN A HALL. HALL MOUNTED LAVATORIES AND TOILETS ARE NOT PERMITTED ON SOUND RATED PARTITIONS. QIst. PLAN CHECK 1 04 -14 -2006 lst. PLAN CHECK 05 -18 -2006 FIELD REVISION 7 11-03 -2006 Q1 r�Di� N O O U H Q ON • N M � Q • O W Q ly W $ gg- � � �=FIL µq� O O rr�^ v1 CU N N W .v � q x a �NaM� D.1TE 11/312006 10:24 AM PROJECTS 2005 -15 DRI PUNY. SHEETA A -1 ca I I� 1 4 h 4 U 06 9 0 m a 0 v m c 6 9 6 I SYMBOL LEGEND I6 INDICATES A PLAN NOTE OR FIXTURE GALL -OUT 5EE PLAN NO7E5 ON SHEET A-4. ONEW DOOR SYMBOL. 5EE SHEET A-4 FOR DOOR SCHEDULE. ONEW WINDOW SYMBOL. SEE SHEET A-4 FOR WINDOW SCHEDULE. NOTE: ALL 17EM5 SHALL BE FIELD VERIFIED WITH 7NE OWNERS DURING THE BIDDING PHASE. OWNER TO SELECT, CONTRACTOR TO IN57-ALL ALWAYS. NEW WALL LEGEND NEW2X4OR3X4WOODSWSAT 16" O.G. WITH R -15 INSULATION AT ALL EXTERIOR WALL5. REFER TO STRUCTURAL PLANS FOR LOCATION OF S X STUDS NEW LOW WALL OR 57A /R WALL USING 2 X 4 WOOD STUDS AT 16" O.G. UNLESS N07FO O7HERW156. NEW 2 X 6 WOOD STUDS AT 16" O.G. WITH R -19 INSULATION AT ALL EXTERIOR WALLS. (ALSO USE AS A PLUMBING WALL) NEW I-HOUR RATED / 57C 50 PARTY WALL SEE PLANS FOR LOCATIONS AND ALSO DETAIL %2 /D 2. FIRST FLOOR PLAN PARTY WALL NOTES ALL RIGID CONDUIT, DUCTS, PLJMBIN6 Pl.° 5 AND AFPLIF.NGE VE475 LOCATED IN SOUND A55EMBLIES SHALL -DE /SOLATEP FROM BUILDING CON57RUCT/ON BY MEANS OF RESILIENT SLEEVES MOW75 OR MINIMUM 114" THICK APPROVED RESILIENT MATERIAL. (EXCEPTION: GAS 1-11-lN5 NEED NOT Be METAL VENTILATING AND CONDlT10ACD AIR L'UU�75_LOCATED IN -50UW ASSEMBLIES SHALL BE LINED. (L-XCZFTION: DUCTS SERVING ONLY EXIT WAY5, KITCHEN COOKING FACILITIES AND BATHROOMS NEED NOT BE LINED) MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT/2" BEYOND THE PIPE OR DUCT WHENEVER A PLUMBING PIPE, OR DUCT PENETRATES A FLOOR CEILING ASSEMBLY OR WHERE SUCH A UNIT PASSES THROUGH A PLANE OF THE FLOOR CEILING ASSEMBLY WITHIN A WALL. WALL MOUNTED LAVATORIES AND TOILETS ARE NOT PERMITTED ON SOUND RATED PARTITIONS. SEE ALSO E REVISIONS ON SHEERS) Q(et. PLAN CHECK I 04 -14 -2006 let. PLAN CHECK 1 05 -18 -2006 z a M c O owa� U Z U N • o W � O m• NW Z I W U� WzQy FU`'y2IiYLLOU ��I�UUI4GG�JJQ YIOOY OB yW��p- ��3ZQg OyW� }Xi o U W � U ��TT ti -z,NaM� DATE 5/17/2006 5:5/ PM PRQIECT % 200"' -15 DRAWNBY: &q=# A -1 H u a 0 m m° m 61 c 3 6 9 Q a I SYMBOL LEGEND I I6 INDICATES A PLAN NOTE OR FIXTURE GALL -OUT. SEE PLAN NOTES ON SHEET A-4. ONEW DOOR 5YMBOL. SEE SHEET A-4 FOR DOOR SCHEDULE. ONEW WINDOW SYMBOL. SEE SHEET A-4 FOR WINDOW SCHEDULE. NOTE. ALL ITEM5 SHALL BE FIELO VERIFIED WITH THE OWNERS DUR/N0 THE BIDOIN& PHASE. OWNER TO SELECT, CONTRACTOR TO INSTALL ALWAYS. NEW WALL LEGEND NEW2X4OR5X4N'0005TUOSAT I6" O.G. WITH R -13 INSULATION AT ALL EXTERIOR WALL 5. REFER TO 5TRU.TURAL PLANS FOR LOCATION OP 3 X STU05 NEW LOW WALL OR STAIR WALL USIN& 2 X 4 A000 57UD5 AT 16" O.G. UNLESS NOTED OTHERWISE. NEW 2 X 6 WOOD 5TLOS A716'0.6. WITH R -lq INSULATION AT ALL EXTERIOR WALL5. (ALSO USE AS A PLUMBING WALL) NEW I -HOUR RATED / 57C 50 PARTY WALL SEE PLANS FOR LOCATIONS AND ALSO DETAIL #2 /D 2. SECOND FLOOR PLAN PARTY WALL NOP-ES ALL Rl6/D CONDUIT, DUCTS, VENTS LOCATED IN -561,V0, FROM DU/LDINB GONSTRUGTION BY MEAN5 OF RE51L1EN'i' 5LLEVES MOUNTS OR MINIMUM I 140 THICK APPROVED RE -sZoNT MATERIAL. (FXGEPTION: OAS PIPING NEED NOT BF 1501-ATED) METAL VENTILATlNO AND CONDITION= Ale Z-k= _LOCATED IN SOUND ASSEMBLIE5 SHALL BE LINE';. (r-xc FTIO.V: DUCTS SERVING ONLY EXIT WA)-5, KITCHEN GOOKINO FACILITIES AND BATHROOMS NEED NOT BE LINED) MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12° BEYOND THE PIPE OR DU:TWHENEVER A PLUMBING PIPE, OR DUCT PENETRATES A FLOOR GEILIN6 A55EMBLY OR WHERE SUCH A UNIT PASSES THROI,ISH A PLANE OF THE FLOOR GEILINS ASSEMBLY WITHIN A WALL. WALL MOUNTED LAVATORIES AND TOILETS ARE NOT PERMITTED ON SOUND RATEO PARTITIONS. - SCALE: 7/77 V -0" Qlet. PLAN CHECK I 04-14 -2006 let. PLAN CHECK 05 -18 -2006 O a ry M owa01� U Q o m ~' O v CA M �/• O d O , O gg0 i= z o zt N 3 Lq N V V N 2� W o � U Q 0z U a �N�M DATE 5//712006 5:51 PM PROJECT # 2005-15 DRAWNBY. sH=4 A -2 S U . 4 N 's u a ro a 'o V m m m c 6 9 0 9 O. SYMBOL LEGEND I6 /ND /GATES A PLAN NOTE OR FIXTURE GALL -OUT. SEE PLAN NOTES ON SHEET A-4. ONEW DOOR SYMBOL. SEE SHEET A-4 FOR DOOR SCHEDULE ONEW WINDOW SYMBOL. SEE SHEET A-4 FOR WINDOW SCHEDULE. NOTE: ALL ITEMS SHALL BE FIELD VERIFIED X1TH THE OWNERS DURING THE BIDDING PHASE. ONWER TO SELECT, CONTRACTOR TO INSTALL ALHA115. NEW WALL LEGEND NEH2X4OR5X4HOODSTUDSAT 16" O.G. WITH R -13 INSULATION AT ALL EXTERIOR HALL5. REFER TO STRUCTURAL PLANS FOR LOCATION OF 3 X STUDS NEW LOW X ALL OR STAIR WALL USING 2 X 4 kV00 STUDS AT I6" O.G. UNLE55 NOTED 07HERWISE NEW 2 X 6 ROOD STUDS AT 16" O.G. WITH R -19 INSULATION AT ALL EXTERIOR WALLS. (ALSO USE AS A PLUMBING kALW NEW 1-HOUR RATED / 570 50 PARTY HALL SEE PLAN5 FOR LOCATIONS ANO ALSO DETAIL #2 / D-2. THIRD FLOOR PLAN PARTY WALL 10 0- ES ALL R1611P CONDUIT, 0UGT5,'P1.U,01N6 PIPES AND A,Pf L.'.ANC? VENTS LOCATED IN SOUND A55EMBLIE6 Sl-ll,LL,BE ,S0LATED FROM BUILDING CONSTRUCTION BY MEANS OF R651;ENT'6LE'rVES MOUNTS OR MINIMUM 114" THICK APPROVED RESILIENT MATERIAL. (ExcEPTION. OAS PIPING NEED NOT BE- 1501-ATED) METAL VENTILATING AND CONDITIONE•J AIR D(5;] LOCATED IN 5000 ASSEMBLIES SHALL BE L1NED.. iE:CEPTON: DUCTS 5ERVIN6 ONLY EXIT WAYS, KITCHEN GOOKIN6 FAZ:A./TIES AND BATHROOMS NEED NOT BE LINED) MINERAL FIBER INSULATION SHALL BE IN57ALLE0 IN JOIST SPACES TO A POINT 12" BEYOND THE PIPE OR DLI:T AREAEVER A PLUMBING PIPE, OR DUCT PENETRATES A FLOOR GEILIN6 ASSEMBLY OR WHERE SUCH A UNIT PASSES THROUGH A PLANE OF THE FLOOR GEILIN6 ASSEMBLY Wl7HlN A WALL. WALL MOUNTED LAVATORIES AND 701LET5 ARE NOT PERMITTED ON SOUND RATED PARTITION5. SCALE: 114" = 1' -0" Qlot. PLAN CHECK l 04-14 -2006 Ist. PLAN CHECK 05 -18 -2006 F-4 � 01 � a � O M r/ C-4 C) O w an u ON N M • a o w 4z� O, O ® d 7 a Od B� U1Z0 �On 1y'pyyp(( Z pZ QY��q�qKFYQ��Qppyycci��� �O�L��F�K �FFL� aiiioC� €OU N O O U N U cn Q t DATE 5/17/2006 5,43 PM PBa ECT # 2005 -I5 DRAWNBY: SHEET# A -3 DOOR SCHEDULE PLAN NOTE LEGEND ❑ INDICATES PLAN NOTE LEGEND SYhIBOL - SEE NUr'18ER BELOW TYPE GLAZING KITCHENS: GARAGES. I. TWO COMPARTMENT PORCELAIN CAST IRON SINK WITH GARBAGE 55. SEE DETAIL #2 ON SHEET 0-2 FOR A ONE HOUR / SIC 50 RAr/N6 BETWEEN FRENCH DOORS DISPOSAL BY "KOHLER" MODEL SELECTED BY OWNER - VERIFY OWNER TO SELECT A &ARACE AND LIVING SPACE: 2 DIMENSIONS WITH MANUFAG71,RER5 SPECIFICATIONS W/CHROME FAUCET, 2 =6" X 21. i" VINYL FIXED SELECTED BY OWNER EQUIPPED WITH AERATORS AND SHALL NOT EXCEED 56. 716HT FITTING, SELF GLOSIN6, 20 MIN RATED DOOR AT GARAGE TO DRYWALL A WATER FLOW RATE OF 2.5 GAL PER MINUTE. (1,196 GPG) 2' -0" X 6'_8" DWELLING 2. DISHWASHER BY KITCHEN A10" MODEL KUDSOIFL55 - VERIFY DIMENSIONS 57 14" X 6" LOWER AND UPPER SCREENED 6ARA6E VENT. PLAN LOCATIONS - _ WITH MANUFAG7URER5 SPECIFICATIONS. I ARE APPROXIMATE, LOCATE BETWEEN ACTUAL STUD FRAMING. 3. 36" SLIDE IN RANGE BY 'KITCHEN AID' MODEL KDRP467K55 WITH WALL 36. PRE - MANUFACTURED 6ARA6E DOOR BY "SUMMIT" "COUNTRY" COLLECTION 2-6'X 4 =6" MOUNT COMMERCIAL STYLE CANOPY HOOD BY KITCHEN A/D" MODEL SINGLE HUNG MODEL 030000 OR EQUAL AS SELECTED BY OWNER PR 2' -0" x W-8" KWGU52OJ5S. VERIFY 011% - 910NS WITH MANUFACTURES SPECIFICATIONS. 6' -0" NONE POWDER UNIT 1 Iq 3q 4" DIA CONCRETE FILLED PIPE BUMPER 4. MICROWAVE OVEN BY 'KITCHEN AID" MODEL KGMS185J55 DUAL RA 5m PANEL DOS SEE DETAIL #1 ON D-2 FOR A 1 -HOUR / 5TG 50 SEPARATION RATING. VERIFYV/MEN5/ON5 WITH MANUFACTURERS SPECIFICATIONS STONE / TILE D-/ WATER HEATERS and FORCED AIR UNITS: 4 S. ENTERTAINMENT SINK BY 'KOHLER" WITH &ARBA6E DISPOSAL MODEL HOLLOW CORE H000 NONE GARAGE UNIT I SELECTED BY OWNER VERIFY DIMENSIONS WITH MANUF. SPECIFICATIONS 40. "TAKA61" TANKLE55 WATER HEATER MODEL NO T -K51 OR EQUAL. 6. 42" W/DE SIDE BY 5 /DE BUILT -1N REFR/6ERATOR BY l:ITGHEN A/D" MODEL 6 INSTALL PER MANUFACTURERS SPECIFICATIONS SEE DETAIL #1 ON D -2 FOR A I -HOUR / 5TG 50 SEPARATION RATIN6. KSSG420MU - VERIFY DIMENSIONS WITH MANUFACTURERS SPECIFICATIONS 41. LOCATION OF FORGED AIR UNIT. SEE T17ZE 24 FOR MORE INFORMATION NOTE: ALL WINDOWS TO BE CLAD EXTERIOR / SEALED WOOD INTERIORS REFER TO FLOOR PLANS FOR TEMPERED CLASS (Y6) LOCAT70NS BY W/LOARD' OR EGKUAL N07E SIZES ON PLANS ARE TOTAL: ALL TEMPERED CLAZIN6 MUST BE ETCH MARKED /ND /CATION 50. IN FLED AND /NGHEs NOT PER GATALOC PROVIDE COLD WATER SUPPLY LINE FOR ICE- MAKER. 2'-6" X 6' -6" l 3/6" 6'-O" NONE 42. LOCATION OF RETURN AIR GRILL - MECH CONTRACTOR TO FIELD VERIFY 7. UNDER COUNTER REFR/6E IZATOR BY 'KITCHEN A/D" MODEL KBGA06XP85 6 DRYWALL 6 VERIFY DIMENSIONS W171H MANUFACTURERS SPECIFICATIONS 43. A/G CONDENSER - MEGH CONTRACTOR TO FIELD VERIFY 6. UNDER COUNTER WINE CELLAR BY "KITCHEN A112' MODEL KUWA244F55 44. ATTIC ACCESS W1774 MINIMUM 50° CLEAR HEADROOM ABOVE. PROVIDE 2' -6" X W -6" VERIFY VIMEA61ON5 WITH MANIUFAC7URER5 SPECIFICATIONS SOLID CORE WOOD WEA7HER STRIP AT AT70 ACGE65 PANEL TO PREVENT DRAFT. q. CABINETRY: 20 -MIN RATED, TIGHT FITTING, SELF CLOSING � rr A. 30" X 30" OF F.A.U. 15 LOCATED IN AT71C) I A. 56" 1410H - LOWER CABINET I B. 22 "X30" (STANDARD ACCESS) B. 34' H16H - LOWER CABINET CARPET o-r ARCHITECTURAL FEATURES: G. 32" H16H - LOWER CABINET PR. 2' 6" x 6' -8" D. 42" HICH - UPPER CABINET 45. NONE E ISLAND - 36" HIGH LOWER CABINET WV STONE COUNTER - MARBLE STONE / TILE OR GRANITE AS SELECTED BY OWNER I INTERIOR SOFFITS /OPENINGS DRYWALL 2 RAISED PANEL DOOR A. FLAT, HE16HT PER PLAN /O. PANTRY Wl7H ADJUSTABLE 5HELVE5 a r B. 5' -O" - FINISH DRYWALL WITH ARCHED HEADER 8 2t-,Om X 6' -8" l 5/8" C. BARREL - SPRING AT 7 -0" TOP AT b' -0" ll. DE5K - 24" DEEP, 32" H16H STONE / TILE D. ARCHED SEE INTERIOR EL.EVA71ONS DRYWALL 2 46. EXTERIOR SOFFl75 / OPENIN65 A. FLAT, HEIGHT PER PLAN LAUNDRYROOMS: BATH 1 UNIT I TILE B. 5' -0" - FINISH STUCCO HIM ARCHED HEADER 2 �J 5' -0" X 6' -413" 13/8" G. BARREL - SPR/N& AT 7' -0" TOP A7,0'-O" 12• WASHER SPACE - PROVIDE PLUMBING CONNECTIONS (WASTE Q WATER) CARPET D. ARCHED SEE EXTERIOR ELEVATIONS 2 RECESSED IN WALL DRYWALL 1 61-0" SEE DETAIL #1 ON V-2 FOR A ! -HOUR / STG 50 SEPARATION RATING. 47 . LINE OF FLOOR ABOVE. 13 DRYER SPACE -VENT TO OUTSIDE A/R /Q 3 =0" X 6 =8" l 3/6" FRENCH DOOR 46 . LINE OF FLOOR BELOW 14. DRYER VENT TO OUTSIDE A/R (MIN. 4" D/AJ PROVIDE BACK DRAFT 1 2 DRYWALL DAMPER DUCT LEN6774 LIMITED TO l4' (LNG 504.3.3) 44 LINE OF CEILING CHANGE. 15. LAUNDRY SINK AS SELECTED BY OWNER - VERIFY 0IMEN5I0N5 WITH 50. LINE OF BEAM ABOVE DRYWALL MANIPAG7URER5 SPECIFICATIONS. /_5/100 WARDROBE DOOR NONE pfESSIp/y 51. 52. LINE OF ROOF STRUG7URE BELOW. 7HRES44OLD - FLOOR MATERIAL CHAN6E CLOSETS, CABINETS, STORAGE: lb. LINEN r : ROOF DECKS and BALCONIES.- 2 H16H - A. 56" H16H - LOWER CABINET �RF1Afj C BEDROOM I UNIT 2 WOOD B. 34" H16H - LOWER CABINET (!) 2t-6'x 6' -6" W/ G. 32" H1644 -LOWER CABINET 53, ROOF DECK AREA: SLOPE 25b MINIMUM FOR DRAINAGE TO DECK MOUNTED No.41088 . J(ilt 671 D. 426 H16H - UPPER CABINET ALL &LAZING MUST BE TEMPERED &LASS AND MU5T BE l e DRAINS WITH OVERFLOW USE VEX- O-TEX" HEATHER GUARD WATER PROOF WOOD (2) 2 =6' x 6 =8" FIX 2 DECKING IGBO # 1556 AT ALL EXPOSED ROOF DECK AREA 5. 17. GL05E7 SHELF s POLE CIV1�EpQa OWNER TO SELECT COLOR AND TEXTURE, THE GENERAL 2 A. SINGLE SHELF / S1NSLE POLE =0" X 7-0" CONTRACTOR SHALL SELECT A CERTIFIED SUB- CONTRACTOR TO INSTALL. ROLL -UP 6ARA6E DOOR B. DOUBLE SHELF /DOUBLE POLE VARIES 2 I8 TILE 54. LOCATION OF 4" DIA. DECK DRAINS WITH OVERFLOW DEVICE. SEE #7 / 0-2 18. SHELVES EG UALLY SPACED 2 VARIES CL05ET L16HT IN& SHALL COMPLY WITH NEC 410-6 FOR MINIMUM CLEARANCE TOTAL: FROM STORAGE SPACE. - - -- 716" 5771000 BATHROOMS: 1q. LAVATORY SINK - -- A. KOHLER" MODEL MEMOIRS K2241 -1 COLOR WHITE OR AS SELECTED FINISH M07ES: 1. 2 COATS FLAT VINYL 4. NATURAL FINISH 2 2 GOATS SEMI -GLOSS ENAMEL $. STAIN 3 SPRAYED ACOUSTIC TEXTURE 6. TAPED JO/N75 AND / COAT FLAT VINYL BY OWNER B. PEDESTAL AS SELECTED BY OWNER 20. 22" DEEP BY 52" TALL VANITY AS SELECTED BY OWNER 21. WALL MOUNTED VANITY MIRROR AS SELECTED BY OWNER 22. TOWEL BAR - PROVIDE BLOCKING AT WALL. 23. WALL MOUNTED MEDICINE GABINEr AS SELECTED BY OWNER. 24. LOW FLUSH TOILET - I.5 6ALLON5 /PLUSH H5C 171121.5bb) WATER CLOSET TO BE 50" MIN. .WITH 24" CLEAR IN FRONT OF TOILET. SEE DETAIL #ll ON 0-2. A. "TORO" MODEL M5664114 COLOR WHITE OR AS SELECTED BY OWNER SEE DETAIL #13 ON SHEET 0-2 FOR CLEARANCE REQUIREMENTS. B. KOHLER" MODEL 'MEMO/R5" K5453 COLOR WHITE OR AS SELECTED BY OWNER. SEE DETAIL #15 ON SHEET D -2 FOR CLEARANCE REQUIRL't- N 25. TOILET PAPER HOLDER - PROVIDE BLOCKING AT WALL. 26, 52" X 60" FIBERSLA55 TUB / SHOWER COMBINATION. PROVIDE CERAMIC TILE WAINSCOT TO 72" ABOVE DRAIN 0M1NJ AND SHATTER RESISTANT ENCLO- PROVIDE ANTI SCALDING TUB AND SHOWER VALVES PER U.B.C. 27. 36" X 60" CERAMIC TILE SHOWER PAN AND CURB W17H CERAMIC TILE WALLS TO 60" ABOVE FLOOR (MUD SET TILE OVER WATER RESISTANT GYP. BOARD) PROVIDE CLEAR TEMPERED &LASS ENCLOSURE AND DOOR (DOOR SHALL HAVE INTEGRAL TOWEL BARI SHOWER HEADS SHALL BE DESIGNED AND MANUF. SO THAT 77-lEY HILL NOT EXCEED A WATER SUPPLY RATE OF 2.5 GALLONS PER MINUTE (11146 C.P.GJ 26. SHAMPOO NICHE 2'T 18" Hl&H TILED SHOWER SEAT THE MAXIMUM FLOW RATE STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION ARE AS FOLLOWS: WATER GLOSETSr 1.6 GALLONS PER FLUSH SHOWER HEA05, 2-5 GALLONS FER MINUTE LAVATORY FAUCETS, 22 GALLONS PER MINUTE LAUNDRY SINK FAUCETS, 22 GALLONS PER MINUTE 12" X 12" ACCESS PANEL IS REQUIRED FOR TUB TRAP SLIP -JOINT OR USE A NON -51-IP (WELDED) JOINT. FIREPLACES: 30. 42" PREFAB METAL FIREPLACE BY MA E5TlC FIREPLACES" OR EQUAL. MODEL SR-42 (ER- 5677). PROVIDE A MINIMUM !6" DEEP NON COMBUST /BLE HEARTH, AND NON - COMBUSTIBLE SURROUNDS PER UBG 3102.7,6 FUEL GAS, 1-005E KEY, LOO LICH7ER AND 6LAS5 DOORS PROVIDE MIN. 2' CLEAR TO FRAMING AROUND FIREBOX AND CHIMNEY. PROVIDE SPARK ARRESTOR AT TERMINATION GAP. INSTALL PER MANUFAG7URER5 5PECIFICA71ONS SEE DETAIL # q / D-2 FOR CLEARANCE REOUIREMEN75. STAIRS: 31. STAIR HAND RAIL: HALL MOUNTED .36" ABOVE NOSE OF ]READ - SEE DETAIL #I2 ON SHEET D -1 32. STAIR TREA 75 AND RISERS: MAXIMUM 6" RISE - MINIMUM q' RUN, 56" CLEAR WIDTH, SEE DETAILS #l7 d #l6 ON D -l. FOR 6=6" VERTICAL HEADROOM - SEE SECTIONS 33. 36" HIGH FALSE BALCONY 61JARDRAIL - SEE DETAILS #10 d Il ON D-.2 54. SEE DETAIL #3 ON SHEET 0-2 FOR WALLS AND CEILING OF USABLE SPACE UNDER STAIRS FOR ONE HOUR / SIC 50 RATING DOOR SCHEDULE O SIZE THICK TYPE GLAZING MANUFACTURER REMARKS - = QTY. / PR. I'-6" x b =6" 151413" FRENCH DOORS TEMPERED OWNER TO SELECT ALL 6LAZ1N& MUST BE TEMPERED &LASS AND MUST BE , / e 2 $ 2 =6" X 21. i" VINYL FIXED DUAL 570NE / TILE ETCH MARKED INDICATING SO. _ - p r p r DRYWALL I 2' -0" X 6'_8" l 3/8" G NONE VINYL CASEMENT - _ 2 I THIS /5 AN E-ORE55 WINDOW AND WHEN OPENED TO A'TO DEGREE ANGLE, 77.1ERE SHALL BE A MIN. OF 20" CLEAR WIDTH I RAISED PANEL DOOR q D 2-6'X 4 =6" _ c`r SINGLE HUNG j PR 2' -0" x W-8" 15/10 6' -0" NONE POWDER UNIT 1 Iq 4 I VINYL AWNING DUAL RA 5m PANEL DOS SEE DETAIL #1 ON D-2 FOR A 1 -HOUR / 5TG 50 SEPARATION RATING. SERVICE UNIT I STONE / TILE D-/ 4 4 2'-4" X 6' -6" 151,90 HOLLOW CORE H000 NONE GARAGE UNIT I CONCRETE 4 /O 6 DRYWALL 6 RAISED PANEL DOOR SEE DETAIL #1 ON D -2 FOR A I -HOUR / 5TG 50 SEPARATION RATIN6. CARPORT WTI CONCRETE o-1 NOTE: ALL WINDOWS TO BE CLAD EXTERIOR / SEALED WOOD INTERIORS REFER TO FLOOR PLANS FOR TEMPERED CLASS (Y6) LOCAT70NS BY W/LOARD' OR EGKUAL N07E SIZES ON PLANS ARE TOTAL: ALL TEMPERED CLAZIN6 MUST BE ETCH MARKED /ND /CATION 50. IN FLED AND /NGHEs NOT PER GATALOC 39 2'-6" X 6' -6" l 3/6" 6'-O" NONE 6ARA6E UNIT 2 CONCRETE wr 5 6 DRYWALL 6 RAISED PANEL DOOR SEE DETAIL A/ ON 02 FOR A 1 -HOUR / 5TG 50 SEPARA770N RATING. CARPORT UNIT 2 CONCRETE - - -- 7/6" STUCCO - 2' -6" X W -6" / 3/8" SOLID CORE WOOD NONE LIVING UN172 CARPET 20 -MIN RATED, TIGHT FITTING, SELF CLOSING � rr 3 I DRYWALL I RAISED PANEL DOOR DINING UNIT 2 CARPET o-r .5 7 PR. 2' 6" x 6' -8" 13/8° HOLLOW CORE WOOD NONE KITCHEN UNIT 2 STONE / TILE 9 I 2 DRYWALL 2 RAISED PANEL DOOR POWDER UNIT 2 STONE /TILE a r DRYWALL 8 2t-,Om X 6' -8" l 5/8" 6' -0" NONE SERVICE UNIT 2 STONE / TILE WOOD DRYWALL 2 DRYWALL 2 RA �D PANEL L70OR BATH 1 UNIT I TILE o-r 2 �J 5' -0" X 6' -413" 13/8" ENTRY DOOR NONE HALLWAY UNIT / CARPET y ° 2 / DRYWALL 1 61-0" SEE DETAIL #1 ON V-2 FOR A ! -HOUR / STG 50 SEPARATION RATING. BEDROOM I UNIT I CARPET D-I D-1 DRYWALL /Q 3 =0" X 6 =8" l 3/6" FRENCH DOOR TEMPERED BEDROOM 2 UNIT/ CARPET ALL 6LAZIN6 MUST BE TEMPERED &L-ASS AND MU5T BE l e 1 2 DRYWALL 2 6' -0" BEDROOM 3 UNIT I ETCH MARKED INDICATING SO. w ar WOOD DRYWALL I /_5/100 WARDROBE DOOR NONE pfESSIp/y BATH 2 UNIT 1 q 2 DRYWALL 2 DRYWALL 2 6 -0" �RF1Afj C BEDROOM I UNIT 2 D-/ WOOD 12 (!) 2t-6'x 6' -6" W/ l 3 /`I" FRENCH DOOR TEMPERED No.41088 . J(ilt 671 ALL &LAZING MUST BE TEMPERED &LASS AND MU5T BE l e TILE WOOD (2) 2 =6' x 6 =8" FIX 2 DRYWALL 2 VARIES CIV1�EpQa ETCH MARKED INDICATING SO. ar 2 WOOD =0" X 7-0" VARIES ROLL -UP 6ARA6E DOOR NONE VARIES 2 I8 TILE WOOD DRYWALL 2 DRYWALL 2 VARIES TOTAL: 35 WINDOW SCHED ULE O SIZE FRAME TYPE GLAZING MANUFACTURER REMARKS QTY. A 2=0" X.51-60 VINYL 51NOLE HUNG DUAL 'MILOARD" VINYL WINDOWS a/ ar 5 $ 2 =6" X 21. i" VINYL FIXED DUAL 570NE / TILE WOOD DRYWALL I DRYWALL 2 G 21-60 X 4' -0" VINYL CASEMENT DUAL DRYWALL I THIS /5 AN E-ORE55 WINDOW AND WHEN OPENED TO A'TO DEGREE ANGLE, 77.1ERE SHALL BE A MIN. OF 20" CLEAR WIDTH I 6' -0" q D 2-6'X 4 =6" VINYL SINGLE HUNG DUAL DRYWALL 2 6' -0" BEE DETAIL 0/ ON 0-2 FOR A ! -HaN / 5TG 50 SEPARATION RATING. POWDER UNIT 1 Iq F 3' -0" X 1=6" VINYL AWNING DUAL 61-O" SEE DETAIL #1 ON D-2 FOR A 1 -HOUR / 5TG 50 SEPARATION RATING. SERVICE UNIT I STONE / TILE WOOD 4 F 4' -0" X5, -6m VINYL SLIDER DUAL GARAGE UNIT I CONCRETE - - -- 2 6 DRYWALL 6 8 -0" SEE DETAIL #1 ON D -2 FOR A I -HOUR / 5TG 50 SEPARATION RATIN6. CARPORT WTI CONCRETE - - -- NOTE: ALL WINDOWS TO BE CLAD EXTERIOR / SEALED WOOD INTERIORS REFER TO FLOOR PLANS FOR TEMPERED CLASS (Y6) LOCAT70NS BY W/LOARD' OR EGKUAL N07E SIZES ON PLANS ARE TOTAL: ALL TEMPERED CLAZIN6 MUST BE ETCH MARKED /ND /CATION 50. IN FLED AND /NGHEs NOT PER GATALOC 39 FINISH SCHED ULE ROOMNAME FLOORING BASE WALLS CEILINGS REMARKS MATERUL FINISH MATERIAL FINISH HGT. ENTRY UNIT I STONE / TILE WOOD DRYWALL I DRYWALL 1 61-00 SEE DETAIL #! ON D -2 FOR A ! -HOUR / 5TG 50 SEPARATION RAT /N6. LIVING UNIT I 570NE / TILE WOOD DRYWALL I DRYWALL / 6' -0" SEE DETAIL #1 ON D -2 FOR A 1 -HOUR / SIC 50 SEPARATION RATING. 0ININ6 UN17 1 STONE / TILE WOOD DRYWALL I DRYWALL I 6' -0" SEE DETAIL Al ON 12-2 FOR A 1 -HOUR / 5TG 50 SEPARATION RATING. KITCHEN UNIT I STONE / TILE WOOD DRYWALL 2 DRYWALL 2 6' -0" BEE DETAIL 0/ ON 0-2 FOR A ! -HaN / 5TG 50 SEPARATION RATING. POWDER UNIT 1 STONE / TILE WOOD DRYWALL 2 DRYWALL 2 61-O" SEE DETAIL #1 ON D-2 FOR A 1 -HOUR / 5TG 50 SEPARATION RATING. SERVICE UNIT I STONE / TILE WOOD DRYWALL 2 DRYWALL 2 6b" 5LF DETAIL Al ON D -2 FOR A I -HOUR / SIC 50 SEPARATION RATING. GARAGE UNIT I CONCRETE - - -- DRYWALL 6 DRYWALL 6 8 -0" SEE DETAIL #1 ON D -2 FOR A I -HOUR / 5TG 50 SEPARATION RATIN6. CARPORT WTI CONCRETE - - -- 7 /6" 57UCCO - 7/8" STUCCO --- 6'-O" SEE DETAIL #/ ON D -2 FOR A 1 -H01,R / 5TG 50 5EPARA77ON RATING. 6ARA6E UNIT 2 CONCRETE - - -- DRYWALL 6 DRYWALL 6 6' -0" SEE DETAIL A/ ON 02 FOR A 1 -HOUR / 5TG 50 SEPARA770N RATING. CARPORT UNIT 2 CONCRETE - - -- 7/6" STUCCO - 7/6" 57I1GCO -- 6' -0" SEE DETAIL *l ON D-2 FOR A !-HOUR / 571C 50 SEPARATION RATING. LIVING UN172 CARPET WOOD DRYWALL I DRYWALL I 6' -O" DINING UNIT 2 CARPET WOOD DRYWALL l DRYWALL I 6=0" KITCHEN UNIT 2 STONE / TILE WOOD DRYWALL 2 DRYWALL 2 6' -0" POWDER UNIT 2 STONE /TILE WOOD DRYWALL 2 DRYWALL 2 6' -0" SERVICE UNIT 2 STONE / TILE WOOD DRYWALL 2 DRYWALL 2 61-0" BATH 1 UNIT I TILE WOOD DRYWALL 2 DRYWALL 2 6' -0" SEE DETAIL #1 ON D -2 FOR A l -HOUR / STG 50 SEPARATION RATING. HALLWAY UNIT / CARPET WOOD DRYWALL / DRYWALL 1 61-0" SEE DETAIL #1 ON V-2 FOR A ! -HOUR / STG 50 SEPARATION RATING. BEDROOM I UNIT I CARPET WOOD DRYWALL I DRYWALL 1 61,00 SEE DETAIL #1 ON 0-2 FOR A 1 -HOUR / STG 50 5EPA TION RATING. BEDROOM 2 UNIT/ CARPET WOOD DRYWALL 2 DRYWALL 2 6' -0" BEDROOM 3 UNIT I CARPET WOOD DRYWALL I DRYWALL I 6=0" pfESSIp/y BATH 2 UNIT 1 TILE WOOD DRYWALL 2 DRYWALL 2 6 -0" �RF1Afj C BEDROOM I UNIT 2 CARPET WOOD DRYWALL I DRYWALL I VARIES No.41088 . J(ilt 671 BATH I UNIT 2 TILE WOOD DRYWALL 2 DRYWALL 2 VARIES CIV1�EpQa BEDROOM 2 UNIT 2 CARPET WOOD DRYWALL I DRYWALL I VARIES BATH 2 UNIT 2 TILE WOOD DRYWALL 2 DRYWALL 2 VARIES ROOF DECK UNIT 2 VEX -0-TEX - - -- 716" 5771000 -- - -- - -- -» FINISH M07ES: 1. 2 COATS FLAT VINYL 4. NATURAL FINISH 2 2 GOATS SEMI -GLOSS ENAMEL $. STAIN 3 SPRAYED ACOUSTIC TEXTURE 6. TAPED JO/N75 AND / COAT FLAT VINYL Q1st. PLAN CHECK I 04-14 -2006 Ist. PLAN CHECK 2 OS- 182006 0, a f'y M 0 0 n U H �z�� � V x Fool w c H C) �4z� W O , O m-09 H py �aap((99yy p ��11,y1^y rpFp N LX QpKFQ O5molo w E awX� w RaRa''ttLL 88 URI, C� �1 O O �jq �qW OUV `Wl V v rte, poz w aai �N�M DATE $1711,20065,43 PM PROJECT # 2005 -15 DRAWNBY. SHEET# 5� 4 N y4 ry a 9 m 'o m N 61 C 6 9 9 v ATTIC VENTILATION AREA I ATTIC AREA. -O- SQ. FT. NO ATTIC - VOLUME CEILING 1/300 AREA 2 74 SQ. IN. ATTIC AREA: 47/ W. FT. VENT RATIO: 11300 REQUIRED VENTILATION: 226 SQ. IN. H16H VENTILATION (50% OF REQUIRED) ll3 W. IN. LOW VENTILATION (50% OF REQUIRED) 113 SQ. IN. SIMPSON DORMER VENT: 120 SO. IN EACH H16H VENTILATION PROVIDED: I VENT LOW VENTILATION PROVIDED, I VENT TOTAL PROPOSED VENTILATION: 240 W. IN. AREA 3 AMC AREA, 152 W. FT. VENT RA T10: 1/300 REQUIRED VENTILATION: 74 SQ. IN. H1644 VENTILATION (5055 OF REQUIRED) 37 W. IN. LOW VENTILATION ($0% OF REQUIRED) 37 W. IN. SIMPSON DORMER VENT: 120 SO. IN EACH 141644 VENTILATION PROVIDED: I VENT LOW VENTILATION PROVIDED: I VENT TOTAL PROPOSED VENTILATION, 240 W. IN. MINIMUM VENT AREA IS 11150 OF ATTIC AREA (OR 11300 OF A771G AREA IF AT LEAST 503N OF THE REQUIRED VENT IS AT LEAST $ FEET ABOVE EAVE VENTS OR CORNICE VENTS) PER 5EC71ON 1505.3 ROOF PLAN SYMBOLS 25: 12 INDICA7E5 SLOPE AND DIRECTION OF ROOF ® INDICATES ATTIC VENT - SEE DETAIL 8 / D2 INDICATES LINE OF WALL BELOW AAA / INDICATE5 ATTIC AREA ROOF PLAN ROOF PLAN NOTES L SLOPED ROOFING: ROOF MATERIAL (GLASS A) (CLAY.' 7IL BY 'VS. TILE" I.GB.O. #5525 OR APPROVED EQUAL OVER - 2 LAYERS 30## FELT. INSTALL PER MANUFAG7URER5 5PEGIFIGAVON5 A COPY OF THE UL REPORT FOR ROOF CC�SR.'N6 -WILL BE REQUIRED AND WILL BE PRESENTED AT TIME OF lNS?EGTI,iN = 2. 5" HALF ROUND COPPER 6U77ER5 AND DOWN5PGti75 -- omr,,; 5 AND OOW45POU75 AT LOCATIONS SHOWN. SIZE OF THE CUTTER DETERMINID PER SPEGIPICATION OF THE UBC SECT. 1506 AND THE U.P.G. APPENDIX 27' TABLE D -3 3. PROVIDE MINIMUM 26 GA. 6ALVV, METAL FLASHING AT ALL VALLEYS AND ROOF TO WALL CONDITIONS 4. THE ROOF SHALL BE FIRE 57OPPED TO PRECLUDE EN77;tY OF FLAME OR ENISER5 UNDER THE ROOF COVERING S. AT ALL CALIFORNIA FRAMED LOCATIONS PROVIDE MIN. 22" X 30" OPENING FOR ACCESS AND FLOW THROUGH VENTILATION TO ADJACENT ATTIC SPACE 6. SEE ATTIC VENTILATION FOR COMPLIANCE INFORMATION. 7. PROVIDE MIN 30" HEAD CLEARANCE AT ATTIC ACCESS WITH 5IN6LE POLE SWITCH TO LIGHT FIXTURE 6. ALL ATTIC VENTS TO HAVE MAX. 114" GALV. IRON METAL MESH SCREENS SCALE. 1/4" =1' -0" Qlet. PLAN CHECK 1 04-14 -2006 let. PLAN CHECK 05 -18 -2006 cl Q H a � M n o w a U [� Q un W W d w filAr wM MN x °.W a Z O N 40 r N_ s€ z Mofip p5}ab��,�s p HiR N I(Hph���y�y�yl Y1 mi ma DR' LL - �� WOO milp O ON CU N W � U A oOn 4 h N fg O Div" 4 "-y `v t M DATE 511712006 5 :43 PM PROJECT # 2005 -15 DRAWNBY: SHEET# A-5 WY018 a-lulub H6,1 ROOF PLAN ROOF PLAN NOTES L SLOPED ROOFING: ROOF MATERIAL (GLASS A) (CLAY.' 7IL BY 'VS. TILE" I.GB.O. #5525 OR APPROVED EQUAL OVER - 2 LAYERS 30## FELT. INSTALL PER MANUFAG7URER5 5PEGIFIGAVON5 A COPY OF THE UL REPORT FOR ROOF CC�SR.'N6 -WILL BE REQUIRED AND WILL BE PRESENTED AT TIME OF lNS?EGTI,iN = 2. 5" HALF ROUND COPPER 6U77ER5 AND DOWN5PGti75 -- omr,,; 5 AND OOW45POU75 AT LOCATIONS SHOWN. SIZE OF THE CUTTER DETERMINID PER SPEGIPICATION OF THE UBC SECT. 1506 AND THE U.P.G. APPENDIX 27' TABLE D -3 3. PROVIDE MINIMUM 26 GA. 6ALVV, METAL FLASHING AT ALL VALLEYS AND ROOF TO WALL CONDITIONS 4. THE ROOF SHALL BE FIRE 57OPPED TO PRECLUDE EN77;tY OF FLAME OR ENISER5 UNDER THE ROOF COVERING S. AT ALL CALIFORNIA FRAMED LOCATIONS PROVIDE MIN. 22" X 30" OPENING FOR ACCESS AND FLOW THROUGH VENTILATION TO ADJACENT ATTIC SPACE 6. SEE ATTIC VENTILATION FOR COMPLIANCE INFORMATION. 7. PROVIDE MIN 30" HEAD CLEARANCE AT ATTIC ACCESS WITH 5IN6LE POLE SWITCH TO LIGHT FIXTURE 6. ALL ATTIC VENTS TO HAVE MAX. 114" GALV. IRON METAL MESH SCREENS SCALE. 1/4" =1' -0" Qlet. PLAN CHECK 1 04-14 -2006 let. PLAN CHECK 05 -18 -2006 cl Q H a � M n o w a U [� Q un W W d w filAr wM MN x °.W a Z O N 40 r N_ s€ z Mofip p5}ab��,�s p HiR N I(Hph���y�y�yl Y1 mi ma DR' LL - �� WOO milp O ON CU N W � U A oOn 4 h N fg O Div" 4 "-y `v t M DATE 511712006 5 :43 PM PROJECT # 2005 -15 DRAWNBY: SHEET# A-5 WY018 a-lulub 4 Q U 00 9 0 6 0 9 '0 m m m _c 6 9 a v 0 /5 D-1 ('39421 5' -0• MAX�MLM EJCIEh5/ON ABOVE PERMITTED BLOC. NOT. F/aP VERIFY TOP PLATE 1 hDW HDR FIN PLR 19.969' TOP PLATE 18.968' PDW t0k 27551' a T , F/1L FLR 20485' TOP PLATE 19433' id7W HDR 16.416' e m � FM( FLR 11.75' (3941) 5' -0' MAX1f4M EXTENSION ABOVE PERMITTED BLDG. HOT. FIELD VERIFY TOP PLATE WDW IM 36.655' m FIN FLR 29.969' TOP PLATE 18.968' kDx ),vR. 27551' e i m FIX FLR 20.885' TOP PLA77F 19433' MN NDR 18.416' a 1 , m Qt FIX PLR 1175' I C IJ A IIB I./ BEDROOM 2 VOL. CL6. - UNI r 02 n J SERYIGE D 1 J U SERVICE �b=O• - uW/r aI K 1 15 D -1 ('3942) 5'-O' MAXIhGM EX7EN510M ABOVE PEFZMlrW BLDG. HOT 1i rI -I4: s ;AAEI " 15-0" BUILDING SECTION 'A' SCALE: 114" = 1' -0" 15 D-1 i' 1 T ■v. F.-/ A I IJ BEDROOM l boo•- uWirol IS D-1 (39.81) 5' -0' MAXIJMJM EXTENSION ABOVE PERMITTED BLD6. HOT 1 T I 1 BUILDING SECTION 'B' SCALE: 114" = 1' - -O" I STAIR LAW1146 PROVIDE 3x4 ST M AT FlRsr LEVEL OF TNREE STORY STRZnlRE TYPICAL THRd.6M -OVT 4 4 SECTION NOTES A. ROOF 5MEATH/N6 PER 57RLCnRAL DRAN1N66 B. ROOF FRAMING PER 5TRL nPAL DRAWINSS C. 2X4 OR 3X4 SW MALL - SEE FRAM/NB PLANS D. FLOOR 5HFATMIN6 PER 57MAMRAL DRAWlNES E. FLOOR PRAMIN6 PER 57FC.G7U tAL DRAW/N65 F. 5 /20' 6YPe..1/MBOARD (TYPICAL LME55 NOTED 07/eXhISE) 6. 1400 / 5M 50 RAM$ ATWALL5 AND CMUN6 AT USEABLE SPACE IMM 5TA/R5 - 5EE DErAIL + 3 /D-1 H. I-HaR /5rc 50 R471NO ArALL WALLS, ca.LIN5 Alm FRAM /IS hlFhffiER5 OF 6ARA6E - 5W DETAIL x 1 /D-1 J. INSULA77ON PER 777LE 14 CALCLLATION5 Sir 5hffT T -24 K CONCRETE SLAB AND FO(WATION PER snai N¢AL DRAWW55 L. PROVIDE FIRE STOPS VERTICAL AND H0RIZ0MTAI. IN ENCLOSED SPACES AT l0' -0' INTERVALS MAXIMUM PER UB.C. SEC . 700 M I -haR RA 7W FLOOR /CEXINS A550604) MM M /NII -W 5TC 50 RATW5 - 5EE DETAIL # I / D-2 N 14AV /R RA7M7 MU A55EhftY' MTN M /NIKM SM-50 RATING. Sir DETAIL #210-2 P. EXTERIOR LATH AND PLA57LW PROVIDE Thb LAYERS OF GRADE D' RAPER OVER ALL WOOD BASE SIFATH/N6 CB.C. 2506.4 R VEXC 0-TEX' h£ATHM GUARD WA7ER PROOF DECKING IWO#1338. (3942) 5' -0' MAX1t4M EXT&610N ABOVE FM4ITTED BLDG. MGT. TOP PLATE 35.686' (3442) MAX /MM PERM/T7M BUILDING HEOHrALIOWEO f " I -, FIX FLR. 30.02' TOP PLATE 18.966' H:;R M6r 27551' 4 a 1 a 4 h FIN FLR 20485' TOP PLATE 19433' MM H&T. 18.75' � -I e e `4 T.O.C. 11.75' h19L I� s =l" h0 -7' L et-/w Ll 251-00 REAR ELEVATION SCALE: 1/4" = 1' -0" e j N m � 0 C) p � I FIN PLR 19.969' TOP PLATE 18.968' PDW t0k 27551' a T , F/1L FLR 20485' TOP PLATE 19433' id7W HDR 16.416' e m � FM( FLR 11.75' (3941) 5' -0' MAX1f4M EXTENSION ABOVE PERMITTED BLDG. HOT. FIELD VERIFY TOP PLATE WDW IM 36.655' m FIN FLR 29.969' TOP PLATE 18.968' kDx ),vR. 27551' e i m FIX FLR 20.885' TOP PLA77F 19433' MN NDR 18.416' a 1 , m Qt FIX PLR 1175' I C IJ A IIB I./ BEDROOM 2 VOL. CL6. - UNI r 02 n J SERYIGE D 1 J U SERVICE �b=O• - uW/r aI K 1 15 D -1 ('3942) 5'-O' MAXIhGM EX7EN510M ABOVE PEFZMlrW BLDG. HOT 1i rI -I4: s ;AAEI " 15-0" BUILDING SECTION 'A' SCALE: 114" = 1' -0" 15 D-1 i' 1 T ■v. F.-/ A I IJ BEDROOM l boo•- uWirol IS D-1 (39.81) 5' -0' MAXIJMJM EXTENSION ABOVE PERMITTED BLD6. HOT 1 T I 1 BUILDING SECTION 'B' SCALE: 114" = 1' - -O" I STAIR LAW1146 PROVIDE 3x4 ST M AT FlRsr LEVEL OF TNREE STORY STRZnlRE TYPICAL THRd.6M -OVT 4 4 SECTION NOTES A. ROOF 5MEATH/N6 PER 57RLCnRAL DRAN1N66 B. ROOF FRAMING PER 5TRL nPAL DRAWINSS C. 2X4 OR 3X4 SW MALL - SEE FRAM/NB PLANS D. FLOOR 5HFATMIN6 PER 57MAMRAL DRAWlNES E. FLOOR PRAMIN6 PER 57FC.G7U tAL DRAW/N65 F. 5 /20' 6YPe..1/MBOARD (TYPICAL LME55 NOTED 07/eXhISE) 6. 1400 / 5M 50 RAM$ ATWALL5 AND CMUN6 AT USEABLE SPACE IMM 5TA/R5 - 5EE DErAIL + 3 /D-1 H. I-HaR /5rc 50 R471NO ArALL WALLS, ca.LIN5 Alm FRAM /IS hlFhffiER5 OF 6ARA6E - 5W DETAIL x 1 /D-1 J. INSULA77ON PER 777LE 14 CALCLLATION5 Sir 5hffT T -24 K CONCRETE SLAB AND FO(WATION PER snai N¢AL DRAWW55 L. PROVIDE FIRE STOPS VERTICAL AND H0RIZ0MTAI. IN ENCLOSED SPACES AT l0' -0' INTERVALS MAXIMUM PER UB.C. SEC . 700 M I -haR RA 7W FLOOR /CEXINS A550604) MM M /NII -W 5TC 50 RATW5 - 5EE DETAIL # I / D-2 N 14AV /R RA7M7 MU A55EhftY' MTN M /NIKM SM-50 RATING. Sir DETAIL #210-2 P. EXTERIOR LATH AND PLA57LW PROVIDE Thb LAYERS OF GRADE D' RAPER OVER ALL WOOD BASE SIFATH/N6 CB.C. 2506.4 R VEXC 0-TEX' h£ATHM GUARD WA7ER PROOF DECKING IWO#1338. (3942) 5' -0' MAX1t4M EXT&610N ABOVE FM4ITTED BLDG. MGT. TOP PLATE 35.686' (3442) MAX /MM PERM/T7M BUILDING HEOHrALIOWEO f " I -, FIX FLR. 30.02' TOP PLATE 18.966' H:;R M6r 27551' 4 a 1 a 4 h FIN FLR 20485' TOP PLATE 19433' MM H&T. 18.75' � -I e e `4 T.O.C. 11.75' h19L I� s =l" h0 -7' L et-/w Ll 251-00 REAR ELEVATION SCALE: 1/4" = 1' -0" 4 N T 4 ' �o h Q m F/N FLR 20485' TOP PLATE 19433' HDR. H6r a a 1 1 FIN FLR 11.75'W4 r (39411 - --- 5= O'MAXlhNMEXTEI��UN: ABOVE PERMITTED 8,76. ,-k-r TOP PLATE 55686' MAX/14M FEWITTEP BVILOIN6166HT ALLOAED Y1 PIN FLR 30.01' TOP PLATE 18.968' MM HIST. 27-551' (34.811 4 e j N a 0 C) p owan U C� n U W W w h � pWq o wz E H x ' N M � • ad o W Nt Zo, O , O gg g igg; oz$Q dos ma-MEg3�wM Eaw off LxfxRl� X111/1/ �I���AAA1I��AAAAAAAAAAA�AAA 111 / III/ O U�1111111111 /111/1/111/111W1111111 Q� /IAAAAAAAAAAAAAA�AAAAAAAAA CIA IAAAAAAA��AAA�AAAA W CU � tiz o W U Q %I� I�AAAAAAAAA�AAAAAA Q cz a M DATE 5177/2006 5x49 PM PROJECT k 2005 -15 DRAWNBY: SHEET# A = I I � /IAAAAAA ►AAA�AAAA�_- %IAA��AAAAAAAAAAAA�A�AAAAA � :.- - �IAAAAAAAAAAAAAAAAAAAAAAAA 4 N T 4 ' �o h Q m F/N FLR 20485' TOP PLATE 19433' HDR. H6r a a 1 1 FIN FLR 11.75'W4 r (39411 - --- 5= O'MAXlhNMEXTEI��UN: ABOVE PERMITTED 8,76. ,-k-r TOP PLATE 55686' MAX/14M FEWITTEP BVILOIN6166HT ALLOAED Y1 PIN FLR 30.01' TOP PLATE 18.968' MM HIST. 27-551' (34.811 4 FIN. FLR 20485' TOP PLATE 19433' MDR AST. 16.75' e T.O.C. 11.75'145L 0941 Q° 5 -0' MAXIhRTf PXTEN510N ABOVE PERMITTED BLDG. MOT. ($442) M" 164M BUILDING IC16MrALLOWm NATURAL GRADE PROVIDE BUILDING ADDRESS PER NBMC 1312110 3'-4' FRONT ELEVATION SCALE: 114" =1'-O" 1 TOP OP DECK RAIL 33.02' I 4 m FIN. FLR 30.02' TOP PLATE 18.968' NOR HOT. 1T551' IFIN. FLR 20485' TOP PLATE 19433' HDR AST. I P/M FLR 11.75' MSL 4 e j N a 0 C) p owan U C� n U W W w h � pWq o FIN. FLR 20485' TOP PLATE 19433' MDR AST. 16.75' e T.O.C. 11.75'145L 0941 Q° 5 -0' MAXIhRTf PXTEN510N ABOVE PERMITTED BLDG. MOT. ($442) M" 164M BUILDING IC16MrALLOWm NATURAL GRADE PROVIDE BUILDING ADDRESS PER NBMC 1312110 3'-4' FRONT ELEVATION SCALE: 114" =1'-O" 1 TOP OP DECK RAIL 33.02' I 4 m FIN. FLR 30.02' TOP PLATE 18.968' NOR HOT. 1T551' IFIN. FLR 20485' TOP PLATE 19433' HDR AST. I P/M FLR 11.75' MSL 4 a �o No. 41068 C. �S QIst. PLAN CHECK 1 04 -14 -2006 e 0 C) p owan U C� n U a �o No. 41068 C. �S QIst. PLAN CHECK 1 04 -14 -2006 Ist. PLAN CHECK � 05 -18 -2006 0 C) p owan U C� Z U W W w A \ � pWq o wz E H x ' N M � • ad o W Nt Zo, O , O gg g igg; oz$Q dos ma-MEg3�wM Eaw O O Q� W CU � tiz o W U Q Q cz a M DATE 5177/2006 5x49 PM PROJECT k 2005 -15 DRAWNBY: SHEET# A u 6 0 m 0 0 v m C 6 9 Q V 0 + WI ti N ti U Q n 201-08 .201-09 P 1�— — — o°°� o`g� 51 -0" 51-11 LEFT SIDE ELEVATION W �I M 0 ti U 139821 5=0' MAXIMMEX7ENSION ABOVE PBWnW B W HST. 13482/ 1 F4WF4Ad PERh1IT'I$7 ( BUILDl1�{S FE/SH7'ALL� TOP OF ROIL 32989' p 4t nX aR 29989' TOP F1AM 28.968' 1 PW FM 20885' _ TOP F'LA7E 19833' — i1DN� FOR 18.4/6' 14 `� 1 MR FLR /1.751/ -a Q�i�Cb LDASIW L1FE 15 7FE N nsm SRADE RIGHT SIDE ELEVATION SCALE: 114" = 1' -0" 4 cl 79' -7' 20'-04 Yfi iR Ist. PLAN CHECK 2 05 -16 -2006 h - z h V] O O N I !1 I :1 �z�u W`�`�x¢� 1 PW FM 20885' _ TOP F'LA7E 19833' — i1DN� FOR 18.4/6' 14 `� 1 MR FLR /1.751/ -a Q�i�Cb LDASIW L1FE 15 7FE N nsm SRADE RIGHT SIDE ELEVATION SCALE: 114" = 1' -0" 4 cl 79' -7' 20'-04 Yfi iR h 4 h of 20' -0` t---- - - - - -i --- 7,:r Ist. PLAN CHECK 2 05 -16 -2006 - z n V] O O N I !1 I :1 �z�u h 4 h of 20' -0` t---- - - - - -i --- 7,:r Ist. PLAN CHECK 2 05 -16 -2006 - z V] O O N I !1 I :1 �z�u W`�`�x¢� C7 c'n ~' O • N M � 9 0 0 0 �y aogkp����83�X�r�Lw Deal WtW A O rr� v1 V ►� O a-' W l U � A v N n� w iS ar �N�M - NMI DATE 517712006 5,51 PM PROJECT# 26175 -15 DRAWNBY. SHEET# A -7 _ 1.6 h `4 4 2 m i i i i i i DASFW LIME l5 7FE 20' -0° 1 I F34B2J 5-0' MAXIMM EXTEi+'S/ON ABOVE FBRKtr ED BLOO. HS r. 1 (34M) M K1KMFPRM/T7ID — — —� BUILDIFK F>EWrALLOMV J TOP OF RAIL 82.984' FIFL FM 29.48x' TOP PLAM2M68' F1DNt AM 27351' F/K FLR 20885' — — TOP F'L.ATE /985r HDhC FmR 18.416' i FIX FLR 11.75' F!a d 0 0�1� l,,to /O -/" 20' -0" E1 m m 1 �o 01-08 12 �3 I 9482 I MIDP011 r _ 29.,02 � _ SETBACK OPEN TO F'ROP05ID cA1ePORr n I N i i W I �I Ln a• M X, yti WI U No.41068 EV, 31311 � I WI 0 ti W U Q/st. FLAN GH£-0K 1 04 -14 -2006 Ist. PLAN CHECK 2 05 -16 -2006 z V] O O N O :1 �z�u W`�`�x¢� C7 c'n ~' O • N M � • O W Z .. 0 0 0 �y aogkp����83�X�r�Lw Deal WtW A O rr� v1 V ►� O W l U � A v N n� w iS ar �N�M DATE 517712006 5,51 PM PROJECT# 26175 -15 DRAWNBY. SHEET# A -7 r 1 1' � � 1 9 h w' h A Y ._ YYK B ^, G BATN 2 ' WIT r2 ROOF DECK tWIT 02 VOL. GL6. LN/T 02 VOL. GL6. M O r N E BEDROOM 3 � , ' = N K/TGHEN b, O' GL6. - UN /T +rl B -0 GL6. -UNIT A'l 61 Ol GL6. - W/r 02 D -2 CARPORT I Ll � 6 =0' GL6. -UNIT N1 Q hl I / A S BUILDING SECTION "C" SCALE: 114" = 1' -0" CITY OF NEWPORT BEACH BUILDING DEPARTMENT &ONL� APPROVAL OF THESE PLANS DOES NOT CONSTITUTE EXPRESS OR IMPLIED AUTHORIZATION TO CONSTRUCT ANY BUILDING IN VIOLATION OF OR INCONSISTENT WITH THE ORDINANCES, PLANS, AND POLICIES OF THE CITY OF NEWPORT BEACH. THIS APPROVAL DOES NOT GUARANTEE THAT THESE PLANS ARE, IN ALL RESPECTS, IN COMPLIANCE WITH CITY, BUILDING, AND ZONING ORDINANCES, PLANS AND POLICIES. THE CITY OF NEWPORT BEACH RESERVES THE RIGHT TO REQUIRE ANY PERMITTEE TO REVISE THE BUILDING STRUCTURE OR IMPROVEMENT AUTHORIZED BY THESE PLANS BEFORE. DURING OR AFTER CONSTRUCTION, IF NECESSARY TO COMPLY WITH THE ORDINANCES, PLANS AND POLICIES OF THE CITY OF NEWPORT BEACH. PERMITTEE'S ACKNOWLEDGMENT: (SIGNATURE) GARAGE M 6'-O' GL6. - UNIT 01 C r -----1 K � 79 =7" GREAT ROOM 6 =0' GL6. - UNIT #2 i ' 9 Ofolvl�o lO' -1 (39921 5 0' MAXIALM EXTENSION ABOVE PERMITTED BLI70 /Or 104.62) i MAXIMUM PERMITTED BUILDING HEIGHT ALLOP W TOP PLATE 26.968' FIN FLR 20965' 4 4 TOP PLATE 19933' �G bh FV s h i w �I v ~I I �I w U BUILDING SECTION "D " SCALE: 1/4" = 1' -0" Q1st. PLAN CHECK l 04 -14 -2006 lot. PLAN CHECK � 03 -18- ?006 FIELD REVISION D N-03 -2006 Qk O U A W W m W z C N • o W z 0 9z NO d§14MI FILM O Uq r� ``vy �1 N _ q� U N W o � U w 6-4 PLI a �Na�� DATE 1113120045 10,24 AM PAWECT 0 2005 -15 D.VW,VPY. S1EETi 1 G 114D� "l'�lJ'1S1S r ?.e7Ci<o SECTION NOTES A. ROOF ViFA TN/N6 PER 5TMZnNAL CRAHlAKS 6. I -NGGR /5TG 50 RAT7N6 AT WALLS AND CEILING AT M. 141aR RATED F1 00R /CEILING A55EMBLYN7TH M /NIAM IIS A,ELE VIALS UNDER 5TA/R5 - SEE DETAIL X 3 / 0-2 571C-50 RATINS - SEE DErA/L 0110-2 B. ROOF FRAMING PER STRGCTVRAL ORAN /N65 H. / -HOLR /5T6 50 RATING ATALL WALL5, GE /LIN$ AND N. 14l'X.R RATED HALL 055E-0LYH /TH M /NIAN 6TG-50 RATING. G. 2X4 OR 3X4 STUD HALL -SEE FRAM/N6 PLANS h1EM1BE(ZS �' GARAGE. - 5EE DETAIL # 1 /D -2 5EE DErAIL x 2 /D -2 D. FLOOR SHEA7HIN5 PER STRLGTUIPAL DRAN/N55 'l /N5GLAT/ON PER TITLE 24 CALCULATIONS 5EE 5IEET T -24 P. EXTERIOR LATH AND PLASTER PROVIDE TAV LAYER5 OF 694DE V' PAPER OVER ALL N000 BASE SHEATHING K CONCRETE SLAB AND F06WATION PER 57)WnRAL CB.G. 2'x.4 E. FLOOR fRAM1/Nl5 PER 57R(YTLRAL DRAW/NG5 DRAWIH65 O VCX- O-TEX' NEA7HER EUARD HATER PROOF DEGKIN6 F. 5/6' 6YP5UM BOARD (TYPICAL I NLE55 NOTED OnERW 15F) L. PROVIDE FIRE S7OF5 VDMCAL AND HORIZONTAL IN IGEO►1336. ENGL05f 7 SPACES A lO O' INTERRVAL5 MAXIMUM R I -HGLR RATED FLOOR /GE /L1N5 AS5fMXY Q PER UB.G. 5M 706 SEE DETAIL + 16 / 0-1 3 i ' 9 Ofolvl�o lO' -1 (39921 5 0' MAXIALM EXTENSION ABOVE PERMITTED BLI70 /Or 104.62) i MAXIMUM PERMITTED BUILDING HEIGHT ALLOP W TOP PLATE 26.968' FIN FLR 20965' 4 4 TOP PLATE 19933' �G bh FV s h i w �I v ~I I �I w U BUILDING SECTION "D " SCALE: 1/4" = 1' -0" Q1st. PLAN CHECK l 04 -14 -2006 lot. PLAN CHECK � 03 -18- ?006 FIELD REVISION D N-03 -2006 Qk O U A W W m W z C N • o W z 0 9z NO d§14MI FILM O Uq r� ``vy �1 N _ q� U N W o � U w 6-4 PLI a �Na�� DATE 1113120045 10,24 AM PAWECT 0 2005 -15 D.VW,VPY. S1EETi 1 G 114D� "l'�lJ'1S1S r ?.e7Ci<o � I I I h WI O ti N WI W U h 5' -V° L—Jy � I P F-- 5W, BEDROOM 3 01 09 CL.6. - MIT X/ CARPORT U L_ b -0'GL6. - UNITA/ ;?VOL. . BATH 2 uN�r+2 VOL. GL6. SECTION NOTES UNIT +'2 a I-HaR /STG 50 RA77N6 ArWALL5 AfID GE,LINS AT A ROOF 5PEA7HIN6 P13Z 51RL4C7I/R4L DRAW/M66 ,WHSLE SPACE LTDER STAIRS - 5ff DETAIL # 3 / D-2 M. I -HOW RATED FLOOR /GEIL,N6 A55aMYW,TH M/NIMJM 57C-50 RAT1N5 - 5[EDErAIL 7I /D-2 B ROOF PPAM /N6 PSR STRIX7ZRAI. DRAWUUS N. l-HOI/R /5TG 50 R4TIN6 AT ALL MRLL5, CEILIN5 AND IJ 10 1 BUILDING SECTION "C" SCALE: 114" = 1' -0" I h 1 I BATHROOM 2 ,0 0 0.01 GL6. - MIT */ FE BEDROOM 2 8' -0 °GL6. -UNIT �"l 6•-0•a I m GARAGE M 8 -0' GL6. - WT A/ C rN r- K 1J 7W-71 J K /TGHEN 8�0' GL6. - UNI r #2� Dil I FJ KITCHEN ,0=0' GL6 - UNIT Al K 1� GREAT ROOM 8 -0' GL6. -UNIT #2 GREAT ROOM b'-0' GL6. - UN1T nl ZMAL E x x BEDRGYJM l EGXJAL L -GNJAL �i ME I I i N . , BATH / SERVICE PWDR b -0' GL6. $1 01 GL6. 6=0' GL6 UNIT M UNIT #2 UNIT #2 yp Ia I �II�I �j 5' -0" MAXIHM EXTB 101 ABOVE P5qMlT7E7 BLOO HST. i (34.8.21 1 MAX,MIM PL32MITTED — 18UlLVIN6 W16HT ALL OkM J I � \o 10 =1° TOP f 4 4 /5'-0° (3982) 5 -0' MAX/1 -W EXTENSION ABOVE PMZM/= BLDG. H6T. I (34.b2) I MaxIfZMPL32MlT7ED ' B1ILVIN6 /06HT ALLOPED I F/K FI.R 20885' rnA a ere ie naa 4 �i h WI �I s M WI W U No. 41069 E,.3/3110 4 h 4 W h �I Q Lp M 0 ti P M N N 3 tJ O N ` ' 0-2 w WI i CARPORT GARAGE SERY/GE ^ P 6 ,x PORCH b'-0° GL6. - UNIT #2 DAVIT K2 m UNIT #/ I K i ,0 -0' GL6 K E%fiRY I W `ro w1r#/ �yn(h 8wirl6 Y ° w FIR FLR. St-lo WWI' 101-P 1.51-04 Ell m J v BUILDING SECTION "D" SCALE: 114" = 1' -0" $Ek D���tiREVI N Qlet. PLAN CHPCK I 04-14 -2006 let. PLAN CHECK OS -18 -2006 O O 0 W ~ U �z�DU W u V. Q W W M • N M � • O W � a�ZQ. 0 O gg HIND ZEW�VS��a`�o�e�r�U,� O- LL }N �" — w g3R X� mLLw LL Mme � COO O ` Uq W� _ q� v N4 W � q v N a M 2 DAM 517712006 5 :5/ PM PROJECT # 2005 -15 D,UWNBY: SHEET9 A4 m '� 8 2:U SECTION NOTES 6. I-HaR /STG 50 RA77N6 ArWALL5 AfID GE,LINS AT A ROOF 5PEA7HIN6 P13Z 51RL4C7I/R4L DRAW/M66 ,WHSLE SPACE LTDER STAIRS - 5ff DETAIL # 3 / D-2 M. I -HOW RATED FLOOR /GEIL,N6 A55aMYW,TH M/NIMJM 57C-50 RAT1N5 - 5[EDErAIL 7I /D-2 B ROOF PPAM /N6 PSR STRIX7ZRAI. DRAWUUS N. l-HOI/R /5TG 50 R4TIN6 AT ALL MRLL5, CEILIN5 AND FRAMING 1- CF 6AR46E. - SiE DETAIL # I /D-2 K I-HOMR RAW WALL A55EP�LYWl7N MIN/MN 5TG -50 RATING. G. 2X4 OR 3X4 STUD WALL - SEE FRAMIN6 PLANS SEE DETAIL M 2 /D-2 D FLOOR 51EATHINS PER STRLCTURAL DRAMN65 J IN LATION PER 777LE 24 GALCMA7705 $W VEST T -24 P. EXTERRIOR LATH AND PLASTHQ PROVIDE TWO LAYM5 K CONCRETE SLAB AND FOMA770V PER 57R(.pl7LRAL OF GRADE S7' PAPER OVER ALL J%VW BASE SH64TN/N6 E FLOOR FRAhiIALa P6R 57RLG1LRA1.17RAW /N65 !TRAWL C.BC. 2SQ4.4 F. 5 1B' 6YPr.�UM BOARD (M'IGAL LA2E55 NOTID OThMK /5EJ L PROVIDE FIRE STOPS VL3¢T1GAL AND ffOR /ZONTAL IN O VEX-O -7EX' NEA7PER GUARD WATER PROOF DECKING &*X05FD SPACES AT l0' -0' INTERVALS MWKM IGBO+r 1338 PER 1100 SEC. 706 ZMAL E x x BEDRGYJM l EGXJAL L -GNJAL �i ME I I i N . , BATH / SERVICE PWDR b -0' GL6. $1 01 GL6. 6=0' GL6 UNIT M UNIT #2 UNIT #2 yp Ia I �II�I �j 5' -0" MAXIHM EXTB 101 ABOVE P5qMlT7E7 BLOO HST. i (34.8.21 1 MAX,MIM PL32MITTED — 18UlLVIN6 W16HT ALL OkM J I � \o 10 =1° TOP f 4 4 /5'-0° (3982) 5 -0' MAX/1 -W EXTENSION ABOVE PMZM/= BLDG. H6T. I (34.b2) I MaxIfZMPL32MlT7ED ' B1ILVIN6 /06HT ALLOPED I F/K FI.R 20885' rnA a ere ie naa 4 �i h WI �I s M WI W U No. 41069 E,.3/3110 4 h 4 W h �I Q Lp M 0 ti P M N N 3 tJ O N ` ' 0-2 w WI i CARPORT GARAGE SERY/GE ^ P 6 ,x PORCH b'-0° GL6. - UNIT #2 DAVIT K2 m UNIT #/ I K i ,0 -0' GL6 K E%fiRY I W `ro w1r#/ �yn(h 8wirl6 Y ° w FIR FLR. St-lo WWI' 101-P 1.51-04 Ell m J v BUILDING SECTION "D" SCALE: 114" = 1' -0" $Ek D���tiREVI N Qlet. PLAN CHPCK I 04-14 -2006 let. PLAN CHECK OS -18 -2006 O O 0 W ~ U �z�DU W u V. Q W W M • N M � • O W � a�ZQ. 0 O gg HIND ZEW�VS��a`�o�e�r�U,� O- LL }N �" — w g3R X� mLLw LL Mme � COO O ` Uq W� _ q� v N4 W � q v N a M 2 DAM 517712006 5 :5/ PM PROJECT # 2005 -15 D,UWNBY: SHEET9 A4 m '� 8 2:U