Loading...
HomeMy WebLinkAbout04_1706 East Ocean Front Coastal Development Permit_PA2017-030 �e�EWPoRr COMMUNITY DEVELOPMENT DEPARTMENT r U ? PLANNING DIVISION t00 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 Cq�/FO R��P 949-644-3200 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT May 25, 2017 Agenda Item No. 4 SUBJECT: 1706 East Ocean Front Coastal Development Permit No. CD2017-013 (PA2017-030) SITE LOCATION: 1706 E. Ocean Front APPLICANT: Entitlement Advisors, LLC OWNER: Patrick Burcher PLANNER: Melinda Whelan, Assistant Planner (949) 644-3221, mwhelan(a)newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Coastal Zoning District: R-1 (Single-Unit Residential) • Coastal Land Use Category: RSD-C (Single Unit Residential — 10.0-19.9 DU/AC) • Zone: R-1 (Single-Unit Residential) • General Plan: RSD (Single-Unit Residential Detached) PROJECT SUMMARY A request for a Coastal Development Permit for the demolition of an existing single-family dwelling and attached garage and the construction of a new 3,649 square foot single- family dwelling with a 400-square-foot attached garage. The development also includes hardscape, drainage, and landscaping. The development will meet all applicable development standards including height, setbacks, and floor area limitations. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 2 1706 East Ocean Front Coastal Development Permit Zoning Administrator, May 25, 2017 Page 2 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2017-013 (Attachment No. ZA 1). DISCUSSION • The subject property is located in the R-1 Coastal Zoning District which is consistent with the City's Coastal Land Use Plan, General Plan and Zoning Code. The property is located in the Appeal Area and therefore a Coastal Development Permit is required and a Waiver for De Minimis Development cannot be issued. • The subject property is currently developed with a single-family dwelling on a lot designated for residential development. • The proposed single-family dwelling and accessory structures conform to all applicable development standards including floor area limit, setbacks, height, and off-street parking (two garage spaces). • Pursuant to Section 21.30.15E.2., a Geotechnical Investigation has been prepared and concluded that due to the substantial width of beach between the water and the subject property impacts from wave run-up, high-tide conditions, storm waves and rise of sea level are not anticipated. It further concluded shoreline protection devices are not necessary. The proposed development complies with the minimum 9.00 MSL (NAVD88) with a proposed finished floor of 14.29 MSL (NAVD88). • The project site is located within an existing block of residences that have existing frontages on the shoreline and redevelopment will not affect public recreation, access, or views. • The residential lot does not currently provide nor inhibit public coastal access. The property is located adjacent to the public beach and multiple access points are provided at street ends throughout the Balboa Point area and along the East Ocean Front boardwalk. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. • The property is located within 100 feet of coastal waters. Pursuant to Section 21.35.030 of the Municipal Code, a Construction Pollution Prevention Plan (CPPP) T,„p¢:01/12/17 1706 East Ocean Front Coastal Development Permit Zoning Administrator, May 25, 2017 Page 3 is required to implement temporary Best Management Practices (BMP's) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. A CCCP has been reviewed and approved by the City's Engineer Geologist. Construction plans and activities will be required to adhere to the approved CCCP. • Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. The WQHP has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. • The design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The property is not located near Public View Points or Coastal View Roads, as designated in the Coastal Land Use Plan, and will not impact public coastal views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property and residents 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 or call for review 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. Tr„p¢:01/12/17 3 1706 East Ocean Front Coastal Development Permit Zoning Administrator, May 25, 2017 Page 4 Prepared by: Melinda Whelan Assistant Planner GBR/msw Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans T,„p¢:01/12/17 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-013 FOR A NEW SINGLE- FAMILY RESIDENCE LOCATED AT 1706 EAST OCEAN FRONT (PA2017-030) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Patrick Burcher, with respect to property located at 1706 East Ocean Front, and legally described as Lot 2, Block C in Tract 00518 requesting approval of a Coastal Development Permit. 2. The applicant proposes the demolition of an existing single-family residence with attached garage and the construction of a new 3,649-square-foot single-family residence with a 400- square foot attached garage. The proposed development includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 3. The subject property is located within the Single-Unit Residential (R-1)Zoning District and the General Plan Land Use Element category is Single-Unit Detached (RS-D). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single-Unit Residential Detached (RSD-C) and the Coastal Zoning District is R-1. 5. A public hearing was held on May 25, 2017 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. 1. This project is categorically exempt 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 (CEQA) under Class 3 (New Construction or Conversion of Small Structures). 2. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located in the R-1 Coastal Zoning District. Zoning Administrator Resolution No. ZA2017-### Page 2 of 6 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 4,760 square feet and the proposed floor area is 4,048.51 square feet. b. The proposed development complies with the required setbacks, which are 10 feet along the ocean front property line, 3 feet along each side property line and 0 feet along the rear alley property line. c. The highest guardrail/parapet is less than 24 feet from established grade and the highest ridge is 29 feet from established grade. The proposed development complies with all height requirements. d. As the proposed development includes less than 4,000 square feet of livable floor area, a two-car garage is required. The proposed development provides a two-car garage. 2. The neighborhood is predominantly developed with two-and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. Pursuant to Section 21.30.15E.2., a Geotechnical Investigation has been prepared and concluded that due to the substantial width of beach between the water and the subject property, impacts from wave run-up, high-tide conditions, storm waves and rise of sea level are not anticipated. It further concluded shoreline protection devices are not necessary. The proposed development complies with the minimum 9.00 MSL (NAVD88) with a proposed finished floor of 14.29 MSL (NAVD88). 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 04-27-17 Zoning Administrator Resolution No. ZA2017-### Page 3 of 6 5. The property is located within 100 feet of coastal waters. Pursuant to Section 21.35.030 of the Municipal Code, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary BestManagement Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. A CCCP has been reviewed and approved by the City's Engineer Geologist. 6. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. The WQHP has been reviewed and approved by the City's Engineer Geologist The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 7. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought tolerant and prohibits invasive species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The existing residential lot does not currently provide nor inhibit public coastal access. The proposed development will remain within the existing residential lot. The property is located adjacent the public beach and multiple access points are provided at street ends throughout the Balboa Point area and along the East Ocean Front boardwalk. 2. The property is not located near Public View Points or Coastal View Roads, as designated in the Coastal Land Use Plan, and will not impact public coastal views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-013, 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 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community 04-z7-17 g Zoning Administrator Resolution No. ZA2017-### Page 4 of 6 Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 25th DAY OF MAY, 2017. Patrick J. Alford, Zoning Administrator 04-27-17 9 Zoning Administrator Resolution No. ZA2017-### Page 5 of 6 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 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. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Prior to issuance of the building permits, the approved CCCP and WQHP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CCCP and WQHP and any changes could require separate review and approval by the Building Division. 4. Coastal Development Permit No. CD2017-013 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 5. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 6. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 7. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 8. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 9. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 04-27-17 20 Zoning Administrator Resolution No. ZA2017-### Page 6 of 6 10. Prior to the issuance of building permits, the applicant shall submit a landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 11. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 12. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 13. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 14. 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 21 Planning and Zoning of the Newport Beach Municipal Code. 15. 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 1706 East Ocean Front Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-013 (PA2017-030). 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. 04-z7-17 11 Attachment No. ZA 2 Vicinity Map 12 VICINITY MAP � y � �� �+yah �/ � ,' ~� a ,,� �•` � I vifa ' a t CDP No. CD2017-013 PA2017-030 1706 E. Ocean Front Attachment No. ZA 3 Project Plans 14 J Z m W Z J Z N DF, < FW <F N m_ 0NKLL¢ iWFO_ F Z LL W LL O W U oz OFOi FOai ONOrcpo<NLL x H J F Wi¢~tt W O >OO V O m H U F Z OOaO W Fina 3:Wp 0 HhUvi FNF> iW x U W J ZPRIVATE RESIDENCE p]F U W N�¢m aUO-Z¢ Beach , East 3�NFUwUKj0UJO wN�N�OriUWWmILLLL� wD�a¢�F w _0JNwZ<, F>wFO WW.W<WN- .-F2F�OLL5mw. 0<Dz i ¢wowmw WOWWWK > 3NJ1706 OceanfrontFOZxW20� UFmzxx � oQo�,20< zo mzz F3iHuFU ¢?foW' F> � U 3OZoRw ZOW mgW = F azUU wmoaw >¢K a ¢mNewport _FUpLLU¢ Cn U W CONSULTANT LIST PROJECT INFORMATION SHEET INDEX U OWNER PATRICK AND ROSEMARY BURCHER PROPOSED SQUARE FOOTAGE A-0.0 COVER SHEET CIVIL W 1706 OCEANFRONT E APN/ACCESSOR PARCEL NO. 048-212-30 LL NEWPORT BEACH CA. 92662 1ST FLOOR GROSS 1,939.09 SF C-1 TITLE SHEET Q a 2ND FLOOR GROSS 2,067.69 SF ARCHITECTURAL N C-2 PRECISE GRADING PLAN o SCOPE OF WORK DEMOLISH EXISTING TWO STORY DUPLEX AND TWO-CAR GARAGE. CONSTRUCT ANEW THREE STORY. SINGLE 3RD FLOOR GROSS 41.73 SF ARCHITECT SINCLAIR ASSOCIATES ARCHITECTS A.I.A. FAMILY RESIDENCE WITH ATTACHED TWO CAR GARAGE, A-0.1 NOTES, FORMS AND SPECIFICATIONS C-3 SECTIONS W 5 WESTWOOD VILLAGE STUDIO ROOF DECK, LANDSCAPING AND HARDSCAPE. SCOPE OF GRAND TOTAL 4,048.51 SF Q 10956 WEYBURN AVENUE, STUDIO 200 WORK TO ALSO INCLUDE NEW SITE WALLS, PLANTERS, A-0.2 NOTES, FORMS AND SPECIFICATIONS C-4 SOILS REPORT RECOMMENDATIONS LOS ANGELES, CA. 90024 PILASTERS, AND GATES TO PROPERTY. °o0 MAXIMUM AREA 40.00'X 80.00' A-1.0 SURVEY PLAN - 1/8":1'-0" SCALE PHONE: 310.824.9420 ALLOWABLE FOOTAGE U 0 FAX: 310.824.9430 UNDER SEPARATE PERMIT/ DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT LOT SIZE O w A-1.1 SITE PLAN - 1/4":1'-0" SCALE EMAIL: RSINCLAIR@SINCLAIRARC.COM DEFERRED SUBMITTAL ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR T-24 � TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY. SETBACKS A-2.01 AREA CALCULATIONS - 1/8":1'-0" SCALE 6 FRONT 10' -01, o LANDSCAPE ARCHITECT PETER PHILIPS RETAINING WALLS OVER 4 FT HIGH FROM THE BOTTOM OF SIDES T-0" A-2.2 FIRST FLOOR DIMENSION PLAN - 1/4":1'-0" SCALE T-24.1A TITLE 24 ENERGY COMPLIANCE SHEET o PHILIPS DESIGN THE FOUNDATION TO THE TOP OF THE WALL, MASONRY OR REAR 01-01, N LANDSCAPE ARCHITECTURE CONCRETE FENCES OVER 3.5 FT HIGH.PROPERTY LINE A-2.4 SECOND FLOOR DIMENSION PLAN - 1/4":1'-0" SCALE T-24.1B TITLE 24 ENERGY COMPLIANCE SHEET w BUILDABLE LOT 34'X 70' z WALLS, ELEVATOR, AND STONE VENEER ANCHORAGE. 25622 EASTWIND DR. 1' w 2,380.00 SF A-2.6 THIRD FLOOR DIMENSION PLAN - 1/4": -0" SCALE > DANA POINT, CA. 92629 T-24MM MANDATORY MEASURES Q PHONE 949/ 388-5161 ALL PERMITS RELATED TO THE PROPOSED PROJECT SHALL z BE ISSUED AT THE SAME TIME, OR SEPARATE PLANS AND MAXIMUM SQ. FT. 2,380 X 2 = 4,760 SQ. FT. A-2.7 ROOF PLAN - 1/4":1'-0" SCALE J pete@philips-design.com m www.philips-design.com PLAN REVIEW WILL BE REQUIRED FOR ITEMS NOT ISSUED A-2.8 IN-SLAB DUCTING LAYOUT- 3/16" = 1'-0" SCALE V w WITH THIS REVIEW. Z 3 FIRE SPRINKLERS: STRUCTURAL A-3.1 EXTERIOR ELEVATIONS - 1/4":1'-0" SCALE o CIVIL/ SURVEYOR FORKERT ENGINEERING & SURVEYING, INC. HVAC, LOCATION AND SOUND ATTENUATION a. NEW CONSTRUCTION REQUIRES INSTALLATION OF A FIRE (n 22311 BROOKHURST ST, STE 203 DESIGN.ELEVATOR,FIRE SPRINKLER SPRINKLER SYSTEM THROUGHOUT THE STRUCTURE.EQUP A-3.2 EXTERIOR ELEVATIONS - 1/4":1'-0" SCALE S-1 GENERAL NOTES & TYPICAL DETAILS HUNTINGTON BEACH, CA 92646 NFPA-13D W PHONE 714.963.6793 PARCEL SIZE 3,177.00 SF (.07 OF AN ACRE) b. SPRINKLER DRAWINGS AND HYDRAULIC CALCULATIONS TO BE A-4.1 BUILDING SECTIONS - 1/4":1'-0" SCALE S-1.1 TYPICAL DETAILS U FAX 714.963.7296 SUBMITTED TO PLAN CHECK AND APPROVED PRIOR TO ISSUING EMAIL: TOMR@FORKERTENGINEERING.COM ZONING R-BI (BALBOA ISLAND) THE BUILDING PERMIT OR OBTAIN FIRE SPRINKLER PERMIT PRIOR A-4.2 BUILDING SECTIONS - 1/4":1'-0" SCALE S-1.2 TYPICAL DETAILS Z TO CALLING FOR ROOF SHEATHING INSPECTION. W w N A-4.3 BUILDING SECTIONS - 1/4":1'-0" SCALE S-1.3 TYPICAL DETAILS SOILS ENGINEER EGA CONSULTANTS, LLC LOT DIMENSIONS 40'X 80' z APPLICABLE CODES 2013 CRC; 2013 CBC; 2013 CPC; 2013 CEC; 2013 CMC; 2013 f/) = _ 375-CCOST MESA VISTA AVENUE A-5.1 FIRST FLOOR REFLECTED CEIL. PLAN - 1/4":1'-0" SC. S-1.4 TYPICAL DETAILS COSTA MESA, CA 92627 Building Energy Efficiency Standards WZ a PHONE: 949.642.9309 LEGAL DESCRIPTION MAP SOURCE TRMGreen StandardsA-5.2 SECOND FLOOR REFLECTED CEIL. PLAN - 1/4":1'-0"_00618 (BEES); 2013 California GBuilding Code (CALGreen); SC. S-2 FOUNDATION PLAN w � m FAX: 949.642.1290 DOCUMENT MM 017 33-36 LOT 2, BLOCK C & Chapter 15 of the Newport IJ J o EMAIL: WORTHY10@AOL.COM Beach Municipal Code (NBMC). A-5.3 THIRD FLOOR REFLECTED CEIL. PLAN - 1/4":1'-0" SC. S-3 SECOND FLOOR FRAMING PLAN O AUGUST 31, 2016 COMMUNITY ASSOCIATION BALBOA PENINSULA POINT ASSOCIATION Q PROJECT NO. RL973.1 HEIGHT CERTIFICATION INSPECTION REQUIRED. "HEIGHT TO BE CERTIFIED" AT RIDGE A-5.4 INTERIOR ELEVATIONS - 3/8":1'-0" SC. S-4 THIRD FLOOR/LOW ROOF FRAMING PLAN z STRUCTURAL SHAH ENGINEERING GROUP INC NEWPORT BEACH PLANNING GUIDELINES AND ROOF DECK RAIL ELEVATION POINTS ON THE EXTERIOR S-5 ROOF FRAMING PLAN 28039 SMYTH DRIVE, #200 3,177 SQ. FT. ELEVATIONS. A-5.5 INTERIOR ELEVATIONS - 3/8":1'-0" SC. d 34'X 70' SQ. FT. VALENCIA, CA 91355 LOT AREA A-5.6 INTERIOR ELEVATIONS - 3/8":1'-0" SC. S-6 DETAILS GAR PHONE: 661.702.8300 BUILDABLE PAD 380 SQ. FT. APPROVAL IN CONCEPT GARAGE INCLUDED IN CALCULATION. A-6.1 DOOR SCHEDULE - 1/4":1'-0" SCALE S-7 DETAILS FAX: 661.702.8400 LOT AREA- BUILDING SETBACKS X 2 EMAIL: KAMAL@SHAH-ENGINEERING.COM MAXIMUM SQ. FT. 2,380 X 2 SPRINKLERS: TABLE 3306.1 A-6.2 WINDOW SCHEDULE - 1/4":1'-0" SCALE S-8 DETAILS 4,760 SQ. FT. A SPRINKLER DRAWINGS AND HYDRAULIC PROTECTION OF PEDESTRIANS LLI TITLE-24 CONSULTANT HERITAGE ENERGY GROUP CALCULATIONS TO BE SUBMITTED TO A-7.1 DETAILS S-9 DETAILS 470 WALD NOTE: DECK OPEN ON TWO SIDES (50% OPEN) DOES PLAN CHECK AND APPROVED PRIOR TO HEIGHT OF DISTANCE FROM TYPE OF PROTECTION IRVINE, CA 92618 NOT COUNT AS SQUARE FOOTAGE WITH ISSUING A BUILDING PERMIT OR CONSTRUCTION CONSTRUCTION TO LOT LINE REQUIRED A-7.2 DETAILS S-10 DETAILS O PHONE: 949.789.7221 REGARD TO MAX SQ. FT. PROVIDE A NOTE ON THE DRAWING STATING: "OBTAIN FIRE SPRINKLER LESS THAN 5 FEET CONST. RAILINGS A-7.3 DETAILS S-11 STEEL FRAME DETAILS I- FAX: 949.789.7222 8 FEET OR LESS W EMAIL: RUDY@HERITAGEENERGYGROUP.COM OPEN VOLUME AREA MINIMUM 357 SQ. FT. < 384 SQ. FT. OPEN SPACE PERMIT PRIOR TO CALLING FOR ROOF 5 FEET OR MORE NONE A-7.4 DETAILS S-12 STEEL FRAME DETAILS W U r SHEATHING INSPECTION." _ CD B REVISE BUILDING DATA ON COVERLESS THAN 5 FEET BARRIER& COVERED A-7.5 DETAILS S-13 STEEL FRAME DETAILS N WAVE STUDY DAVID SKELLY THIRD FLOOR LIMITATIONS. ALLOWED FLOOR AREA 15% OF TOTAL BUILDABLE AREA. SHEET TO IDENTIFY THAT BUILDING Is WALKWAY Cl) PHONE: 760.438.3155 357 SQ. F.T EQUIPPED WITH FIRE SPRINKLER A-7.6 DETAILS W (1) r FAX: 760.931.0915 SYSTEM IN ACCORDANCE WITH NFPA 5 FEET OR MORE BUT NOT MORE THAN BARRIER & COVERED W Z A EMAIL: DSKELLY@GEOSOILSINC.COM THIRD FLOOR SETBACK 15' FROM FRONT OF REAR 13D 1/4 THE HEIGHT OF CONSTRUCTION WALKWAY A-7.7 DETAILS > 0 SETBACK LINES. 2' SETBACK MORE 0 U FROM SIDEYARD SETBACK LINE. DEFERRED SUBMITTALS TO BE REVIEWED BY THAN 8 5 FEET OR MORE BUT BETWEEN 1/4 AND BARRIER A-7.8 DETAILS U LOGGIAS ALLOWED IF ONE SIDE PROJECT ARCHITECT OR ENGINEER OF RECORD FEET 1/2 THE HEIGHT OF CONSTRUCTION A-7.9 DETAILS OPEN DOES NOT COUNT AS AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN 5 FEET OR MORE BUT EXCEEDING 1/2 HABITABLE ROOM SQ. FT. CHECK OR APPROVAL BY THE CITY." THE HEIGHT OF CONSTRUCTION NONE A-7.10 DETAILS VICINITY MAP W OPEN VOLUME AREA 15% OF BUILDABLE AREA OF A-7.11 DETAILS D. PROPERTY OF LOT. PRIOR TO PERFORMING ANY WORK IN CITY RIGHT-OF-WAY, AN ENCROACHMENT CITY NOTES PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT A-7.12 DETAILS MAIN RESIDENCE SETBACKS FRONT SETBACK 10'-0" OCEANSIDE A-7.13 DETAILS LEFT SETBACK T-0" NOTICE: REVISIONS RIGHT SETBACK T-0" CONSTRUCTION DEBRIS OR OTHER MATERIAL DESTINED FOR THE DUMP MUST BE A-7.14 DETAILS REAR SETBACK 0'-0" ALLEY HAULED BY HAULERS LICENSED BY THE CITY OF NEWPORT BEACH. PROJECTIONS OF EAVES AND F.P. CHIMNEYS CAN A-7.15 DETAILS ° PROJECT MAX. V-0" INTO SETBACK (WITH EXCEPTION TREES SHALL NOT BE PLANTED TRIMMED REMOVED OR RELOCATED WITHIN THE A-7.16 DETAILS OF ZERO SETBACK LINE) CITY RIGHT-OF-WAY WITHOUT PRIOR WRITTEN APPROVAL FROM THE GENERAL SERVICES DEPARTMENT. SIDE YARD FENCING 6'-0" MAX FROM NATURAL GRADE E-0.1 FIRST FLOOR POWER & LIGHTING PLAN FRONT SETBACK YARD FENCING MAX. 3'-0" ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT BASE HEIGHT ZONE RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, E-0.2 SECOND FLOOR POWER & LIGHTING PLAN CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE E-0.3 THIRD FLOOR POWER & LIGHTING PLAN j BLDG HEIGHT 29'-0" FROM AVERAGE NATURAL GRADE (ANG) ESTABLISHED PROPERTY OR TO OBTAIN COMMUNITY ASSOCIATION APPROVAL OF PLANS. YOU BY THE FOUR BE CORNERS. 29'-0" SLOPED MIN 3:12 AND SHOULD CONTACT YOUR COMMUNITY ASSOCIATION PRIOR TO COMMENCEMENT OF E-0.4 LIGHTING FIXTURES 24'-0" FLAT TOP OF 3RD FLOOR 42" HIGH GUARDRAIL. ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. MAXIMUM HEIGHTS. ` ANG = 14.29' ELEVATION SEE A1.0 \GDA s cy7T�c� TYPE OF CONSTRUCTION TYPE V-B SPR SHORING AND UNDERPINNING. LANDSCAPE 00 ° A LICENSED SURVEYOR SHALL COMPLETE FEMA ELEVATION CERTIFICATE AND SUBMIT o.cts�i_6 OCCUPANCY R3/U R3= 3412.32 SF DECKS=645 SF IT TO BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION. L-1 HARDSCAPE PLAN sT Ren/ _ ;j- U= 636.3 SF ROOF EXTERIOR LOGGIAS =470 SF L-2 HARDSCAPE DETAILS OFC -� USE SFD SUBJECT HOLDS ON FINAL L-3 LIGHTING PLAN SCALE: AS SHOWN PROPERTY STORIES 3 DATE: MAY 10,2016 THE FOLLOWING HOLD(S) ON FINAL WILL BE APPLIED TO YOUR BUILDING PERMIT: L-4 IRRIGATION PLAN JOB: - • - FLOOD HAZARD ZONE A LICENSED SURVEYOR SHALL COMPLETE FEMA HEIGHT CERTIFICATION OR CRITICAL ROOF HEIGHT ELEVATIONS. L-4.1 IRRIGATION DETAILS ELEVATION CERTIFICATE AND SUBMIT TO BUILDING L-5 TREE & PLANTING PLAN DEPARTMENT INSPECTOR DURING FINAL INSPECTION. © LANDSCAPE CERTIFICATION - FOR PROJECTS REQUIRING LANDSCAPE DOCUMENTATION PACKAGE, APPLICANT MUST PROVIDE THIRD-PARTY STAMPED AND L-5.1 TREE & PLANTING DETAILS A-0.0-O.O OF FINISHED FLOOR) OR FIRST FLOOR CRAWL SPACE TO BE TOP OF SLAB OR FOOTING (NOT TO BE CONFUSED WITH TOP SIGNED CERTIFICATES OF COMPLETION (APPENDIX E OF DESIGN STANDARDS). ^ AT OR OVER ELEVATION: 9.0 MSL (NORTH AMERICAN VERTICAL DATUM (NAVD)88). NATION GEODEDIC VERTICAL DATUM (NGVD) = NAVD -2.4'. NBMC 15.50.200(c) 1 15 ABBREVIATIONS �-�wz s'- �,w9 w.,w< z wF O�O wU¢ A.C. ASPHALT CONCRETE 1-Z w W w w CATV CABLE TELEVISION o=w,_w o mo w FO�nOm-O mw CHS CHISLED sF�riQ�¢w0 C.O. CLEAN OUT �J3�� CONC CONCRETE o 0 6 U F z DI DROP INLET FND. L & T DS DOWNSPOUTm u w y on,nZ u w W U w m Zw¢mm0-O¢w DWY DRIVEWAY �wimdGo��a E ELECTRIC 5>aN23'18'01"E 200.00" ( STREET EG EDGE OF GUTTER o o z a a o w i¢! °' - - - - - - - - _ _ _ _ ED EXTRA DEPTH FOOTING v v N a TREW _ _ _ _ EP EDGE OF PAVEMENT o'-z Q�w a >w o F N--UF EXIST EXISTING w F� MW w�w'U � FD FOUND �mr<Q Z9jv�i�- FL FLOWLINE 0o��w�woir FF FINISH FLOOR it �`"o W-w FG FINISH GRADE F000io3ZO2i FP FINISH PAD ¢i¢Q�F?gFmLL FS FINISH SURFACE 0Q0'0 o<3ow G GAS ¢Z Z� J W u o~Z GB GRADE BREAK mo2ommzwwu¢ GFF GARAGE FINISH FLOOR 3 z °�'z w w GFP GARAGE FINISH PAD z m -x i z w a v HH HANDHGLE mo0a mwm¢¢m¢ HP HIGH POINT I.P. IRON PIPE IE INVERT ELEVATION o L LENGTH L a OG ORIGINAL GROUND r °' PA PLANTER AREA U ro PB PULL BOX o PL PROPERTY LINE W PROP PROPOSED - - - - - - P.U.E. PUBLIC UTILITY EASEMENT N - - - - - - - - - - - - - - L&T LEAD AND TAG T MON. MONUMENT i MTR METER - - - - - - - I1 cai SEARCHEDSECHED NTG NOTHING FD. NOTHING I �2 65 I FDA NOTHING I R/W RIGHT OF WAY w \3 I I RSR RISER cD \38A I SDWK SIDEWALK a \A25 I SCO SEWER CLEANOUT S.F.N. SEARCHED FOUND NOTHING 0 /A O SMH SEWER MANHOLE V� J I I M TEMPORARY OFENCHMARK W Y TCTOPCURB Q TOP OF RIDGE I I I TF TOP OF FOOTING r _J I TG TOP OF GRATE Q � > 35.54 I TOC TOP OF CONCRETE o TOP OF RIDGE TS TOP OF SEAL O TIN TOP 1 i I I I I F WALL VLT VAULT �O w WM WATER 1 I I I WV WATER VALVE V+ N 38.39 _ o TOP OF RIDGE I o 37.39 TOP Of RIDGE I 10' W I z 1 1 3a tW /098 F` Q \3 55 qr / I fG \069 ADJACENT RESIDENCE \33g 4 � g2 6 m I 1 Z co 1 SEARCHED FD. NOTHING '(`d SN FENCWOODE iv - - - (� 69 \8�;, EG \8 p99F0 FENCE vi L ,j' a \669 \6,0 \A. \q� \A 29 N22'52'00'E 80.00' 4A6 `q\0 \3662 g1 "1:39 v (�{(���J� rr''���� \a 63 \6 59 O\R. 4\4\t O\q 29 (GONG) 445 \A9` \p;18 \A 69 O\459 p53 O\AAA (CONC) - mG \2�� O\,R\ O 1 W \6 �" - \6�1- 14.°9 DI .O 91 SEARCHEDLu J\6\9 I ,643 �A��/L), \ J/ \2 \2�3 1 FD. NOTHING LLI Z O 2 LOT H 14.64 (GONG) o r\D, $ G.O. � S \6 FF .\ D MIDPOINT OF LOT WIDTH W U I ^o ml °\\66 I 1 = 39.82' x40,_0„ ¢ W \625 ��• • ' - 1 R o <1 I = MIN 2 CAR GARAGE W 0 F- 6 26 . ` WAIL 1 4�` \q6\ u� 80.00' Q o \633 @ (GRASS) o O6 SW m 9' 3 32 I O\652 n Oa FG ° `0 PROPOSED PROJECT A.N.G. z m /J 2�2 1 ,�.ry�0 O\A`a a.4 Fw o ( °FG 1 POINT 1 - 14.14 a \5 l 8W" I j POINT 2 - 14.33 (CONC) ``9 J POINT 3 - 14.45 O aow aow (SAND) 1 . . . `. '. \A. Q 1 POINT 4 - 14.14 o M Iw 263 LLI ¢ 1 = 14.29 fn a3 I ppp\���6?9 �' . '. ` . `. FQO�1'T ' 007 57.16 / 4 a SF I L? zFc A.N.G. z 1a' 1 \619 \695 6 Q1J��j� \A9° \ 55 `p 4S `A 49 1 O \a 62 L -L I - --- - \662 `A6'5 4\6 \43 '� / O Z "(PLANNOTER 4.7 I 65 6T'I 6g `693 � 4\a O/ \A 05 6 20/ / \ -(,�DNG)11 1669 25 g351 O g04 \g9 99 RAO 4.05 50 A pg b (CONIC) 80.00' IL `84�6 FG (DIRT) \392 4. (GONG) 92 \4'y5 O (CONC) O\A\l g yLT O `A 93 19 p22 \3' \A 36 \A3` PLANTER \A q6 O\16 U) N O I W rv, r \69 1 O4_0 sFST `544 'L n —N22'36'00"E 80.00' (OpNO, ,R2° \39R `q OT —,832°\ 250 ( /; .99 N ,\q9 I FND. L & T DETAIL OF LOT WIDTH CALCULATION L > - - - - - - - - - - - - - - - - - - - - - - — ///�yy/ ca \90 pA fG J' ��6 / I SEARCHED 1 LS 6902 C SEARCHED ADJACENT RESIDENCE FD. NOTHING '^FD. NOTHING U) I \ 1 1 18.22 T 1 F` W W 37.39 I ``°\ 14.22 FG TOP OF RIDGE LL I 1 37.34 TOP OF RIDGE 33.23 TOP OF RIDGE I 1 I REVISIONS 33.18 1 I TOP OF RIDGE I 1 I 37.34 269 TOP OF RIDGE 37.28 TOP OF RIDGE 41 I I 1 \52 I I 2 6- — — — — — — — — — — — �49 FND. L & T 1 \a 59 SEARCHED 1 - - - - - - - - I 1 FND. L & T v O1PQDAHCI 1 F0. NOTHING 1 1 1 LS 6902 �� A,S C�A O\\66 111_81 0.C13516 1 I I V ypT ReDH Q Q 9TEOF CAv\F6 SCALE: 1/8"=V-0" DATE: MAY 10,2016 OWNER/DEVELOPER: PREPARED BY: I_AND SG BASIS OF BEARING: BENCHMARK: LEGAL DESCRIPTION: SHEET: JOB: - PATRICK BURGHER FORKERT ENGINEERING & SURVEYING, INC. �'� �� A FO �G THE NORTHWEST PROPERTY LINE OCS BENCHMARK-NB14-71 LOT 2 OF BLOCK C OF TRACT NO. 518 TOPOGRAPHIC SURVEY 1706 OCEAN FRONT E. 22311 BROOKHURST ST, STE 203 C) c ��F�� HAVING A BEARING OF N 22° 52'00" E DRAWN: AC NEWPORT BEACH, CA 92661 HUNTINGTON BEACH, CA 92646 Exp. -;0z AS SHOWN OF TRACT MAP 518. EL= 7.828 (NAVD88)YEAR LEVELED-2015 CHCK'D: TR (714) 963-6793 * 9-30-17 1706 OCEAN FRONT E. 1 2/22/17 REVISED PER PLAN CHECK JN 9000 �9T� �S 5660 OQMICHAEL A. FOR RT NEWPORT BEACH, CALIFORNIA A-1 .0 NO. DATE R E V 1 S 1 0 N S DATE: 5/23/16 OF CA��F MICHAEL A. FORKERT DATE WATER QUALITY BEST MANAGEMENT PRACTICES FIREPLACES AND BBQS WATER METER&SERVICE EROSION &SILTATION CONTROL PEDESTRIAN PROTECTION PUBLIC WORKS REQUIREMENTS SETBACK DIMENSIONS FIREPLACES AND BBQS THAT ORIGINATE FROM CONTRACTOR TO VERIFY IF THE -PROVIDE 2 LAYERS OF SANDBAGS - FOR PEDESTRIAN PROTECTION; A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION **SETBACK DIMENSIONS PLANTING AREAS AND VINE POCKETS INCORPORATED INTO THE HARDSCAPE THE EXTERIOR OF A RESIDENCE ARE NOT EXISTING SERVICE IS SUFFICIENT AT PROPERTY LINE FOR EROSION A CONSTRUCTION FENCE IS IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN SHOWN FROM FACE OF THE PAVING DRAINS TO LANDSCAPE WHEREVER POSSIBLE. ALLOWED TO EXCEED A HEIGHT OF 24 FEET TO SERVE PROPOSED CONTROL AS SHOWN PER THE CITY REQUIRED AROUND THE BE ISSUED.AT THE TIME OF PUBLIC WORKS INSPECTION, IF ANY OF FOUNDATION TO PROPERTY NOTE: RESIDENTIAL LOTS , REGARDLESS OF THE z w y? S2.9 ABOVE THE 9.00 ELEVATION. IF A FIREPLACE RESIDENCE. IF SUFFICIENT IN OF NEWPORT BEACH;TYP. PERIMETER OF THE PROPERTY AT THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS LINE TO BE THE ZONING LANDSCAPE WATER FEATURE SETBACK AREA ENCROACHMENTS ALLOWED F o m a a m SURFACE DRAINAGE DIRECTED INTO LANDSCAPE AREAS ON PROPERTY TO ORIGINATES WITHIN THE RESIDENCE, IT CAN SIZE; CONTRACTOR TO PROTECT -CONTRACTOR TO INSTALL SILT 72"TO 84" HIGH. DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER,AND SETBACK PLUS THE EXTERIOR 1. LANDSCAPE PLANTING r z w w w o w c w RETAIN SIGNIFICANT AMOUNTS OF WATER RUN OFF ON SITE. ONLY BE IN PLACE. IF IN-SUFFICIENT, FENCING AT PERIMETER OF WHEN REQUIRED,A FENCE ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY BUILDING MATERIAL BY THE ZONING CODE, A MIN OF 36" WIDE w o x 0 z-0 w FIRST FLOOR o0wrwoR<wr AS TALL AS THE BUILDING DEPARTMENT CONTRACTOR TO SUPPLY PROPERTY IN CONJUNCTION WITH BARRIER AND WALKWAY COVER THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR THICKNESS.** PASSAGEWAY SHALL BE MAINTAINED WITH AT i° o w °a w w • GARAGE APRON 8x30 = 240 0owoa� `ww ROOF GUTTERS TO TIE INTO DRAINAGE SYSTEM, DAYLIGHT, OR FLOW INTO REQUIRES FOR ABSOLUTE MINIMUM REQUIRED APPROPRIATE CITY STANDARD CONSTRUCTION FENCE. SILT FENCE IS TO BE CONSTRUCTED PER CBC WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS LEAST ONE SIDE SETBACK AREA ADJACENT TO DRAW PLUS,AN ADDITIONAL 2 FEET IN HEIGHT FOR NEW METER AND SERVICES. ALLOWS WATER TO PASS THROUGH 3306.5-7. SEE TABLE ON SHEET INSPECTOR. THIRD FLOOR LANDSCAPED AREAS WHERE POSSIBLE. ' ' � � THE PRINCIPLE STRUCTURE. THE � FOR CHIMNEY CAP AND SPARK ARRESTOR.THE ALL ABANDONED WATER LEAVING SEDIMENT TRAPPED AND AO.0 FOR FURTHER INFORMATION. A PUBLIC WORKS APPROVED ENCROACHMENT PERMIT IS REQUIRED A NEW SEWER CLEANOUT NEEDS TO BE INSTALLED ON •HEDGE 2 x 40 = 80 0 w 0 r¢ w m 3 THE EXISTING SEWER LATERAL PER STD-406-L PASSAGEWAY SHALL BE FREE OF ANY w w arc m o- a w USE OF LOW WATER CONSUMPTION PLANTS AND PROPER IRRIGATION ZONING CODE ALLOWANCE IS LIMITED TO 2 SERVICES SHALL BE CAPPED AT RETAINED. CONTRACTOR TO KEEP FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. ADJACENT TO THE PROPERTY LINE IN THE PUBLIC • SPA 9 x 9 = 81 ENCROACHMENTS OR OBSTRUCTIONS FROM F WP15pmolu,ru TECHNIQUES AND TAKING INTO CONSIDERATION SUN/SHADE EXPOSURE TO FEET IN WIDTH AND 4 FEET IN DEPTH. BBQ AND MAIN. CLEAN DURING WET SEASON. A CITY ENCROACHMENT AGREEMENT IS REQUIRED F R ALL NON- GROUND LEVEL TO A HEIGHT OF 8'-O" 3-6 m 0'a E 00 a PROPERLY LOCATE AND GROUP PLANTS TO AVOID OVERWATERING AND ALLEY RIGHT-OF-WAY. a FUTURE FIRE PIT SHALL NOT BE INSTALLED STANDARD PRIVATE IMPROVEMENTS WITHIN THE P C RIGHT-OF- ALL WORK RELATED TO WASTEWATER IN THE PUBLIC TOTAL SQ. FT. OF 0 o i i<� a a R IRRIGATION RUN OFF. UNDER COMBUSTIBLE CONSTRICTION AND 1 2 WAY. 2 RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 INCLUDING MECHANICAL EQUIPMENT, AND u 0 F m w w�i'w a y MUST BE INSTALLED PER MANUFACTURE WATERFEATURES =401 SQ. FT. z w t m�w a r->w o A4.3 A4.3 A4.2 LICENSED SANITATION SEWER CONTRACTOR OR AN A OTHER ITEMS ATTACHED TO OR DETACHED o N o a w HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF INSTALLATION INSTRUCTIONS THAT BEARS THE a w w y? 20 LICENSED GENERAL ENGINEERING CONTRACTOR. FROM THE PRINCIPLE STRUCTURE. FENCES w F a w 3-- r DEBRIS. LISTING AGENCY'S LOGO. 5 m>o w x m z m w r AND WALLS MAY ENCROACH UP TO 6". �a 1W02� a w CATCH BASINS WITH GRAVEL FILLED BOTTOMS INCORPORATED INTO DRAINAGE 80-0 <Wa m 3 0 0,w w 0 w SYSTEM TO PROVIDE FILTRATION OF RUN OFF PRIOR TO DISCHARGE INTO BAY. 2 0 2 m�0 3 0'D m 8'-0 3/4" 6'-11" 3'-6" 10'-4 1/2" A3.1 23'-4 1/2" 17'-8" o a o o a 3 z o 5"-0" HIGH GATE 400 AMP ELEC. TWD CAST IRO IN WALL LEADER ACCES ORY STRUCTURE 5"-0" HIGH GATE FROM a D z� .g 0 FROM EXISTING 3-0 DISTRIBUTION BOX CONDENSER HEAD LOCATIONS TOP OF*PERIMETER WALL EXISTING GRADE 4 UPLIGHTS PER TREE o o w 12 w F WATERFALL WALL 5-o0wwmwroa TRASH STORAGE 5'-0" GRADE (VERIFY LOAD CAL S.) LOCATION (SEE CIVIL PLAN) 6'-0" M . FROM 0' w a<o u w 0 ABOVE EXT. GRADE PROPERTY LINE 80•O�rr EXISTI GRADE - m 3~ '<¢m a moowm m r---WateiW l%FO(mt----- - Do op [ �LE < 32' RO TI E ~ b� Ll �• cn `"' ~ ��� jr�-] N :TACK LI �� L Q io h o H 1 O E SE 1 - rn - L./ a. it - - s 6 - - - - - - U D OPEN VOLUMN AREA: �, DISH PANTRY FIRST FLOOR 273 SQ. FT. m 8 w z SECOND FLOOR 111 SQ. FT. DO° op ( < F v 0 0 (T) 0 14.29' MUD ROOM I F•F•E• I V y TOTAL OPEN VOLUME SPACE 384 SQ. FT. >357 SQ. FT. REQUIRED 0 �I - IIB H BAT 14.29' T6L w _ DINING L Q a c o A4.271 FOOD S - w RO Y'S OFC. UNDRY PANTRY I KIT HEN I �I I Q Q 5 J TREE GRATE F.E. W S_ o F.F.E. . \ { M o 14.29' L- w - 14.29' Y U Q 3 N. W vim! N ivLo UP:3(R)@T 56" 1? LEV 1 I FLOOR TO CEIL. ❑ g `i J I I F.F.E. I I N UI ELEVATOR- GLASS DOOR �/ j J 1 _ 05' VA UNI LO TIO RM 1 Z w GE ILI J �� � A31 v ` Z36WF36542/F f E y � O J ED O ND S - i ¢ }BL D T H E F M - a � IIw H C T� _ cl)o III 0 000 D 000 z 2 I - ING F G A I- 2 O R W - t_ - - -C G AG I I I I A4.1 Tillm _ - I F F w SEE CIVIL PLANS FOR 14. SLOTTED TRENCH DRAINS Z _ ACROSS THE ALLEY& o F 2 O HEATILATOR �� F W 3 UPLIGHTS @ _ OOP LL I I BIR bP:18(R)@6.75" -n ��- a BEACH RPOPERTY LINES Q F m GARAGE DOORS - - - _ BUNK ROOM ENTRY n ����� _ _ I F.P. B. 17(T)@12" TDr n�n n Z U (TYP.) 2 o LL x W z 14.29' 5' ` � � I T-0"xT-10"SPA INFINITY W ug m P DER �- - - °� EDGE ALL AROUND. 18" HIGH W 0 - Q ° ----- -- MAX. FROM EXISTING GRADE o O 0Li z � L - INI GA S A4.1 SLO CLOSET A4.1 0 TO 8' 1 0 DEc I I ; F q o ❑❑ ❑ FIF, IF=i d LAI T - - o I LIT] ChSF TRACK LINr - �I 0 D D 00 01 0 !p BaneM1 FT /CIL =71 F__r Lu� � C 71 _ _ LOCKABLE CALL BOX F.F.E. 5"-0" HIGH GATE FROM. 2"x8"THICK WALL 6 UPLIGHTS(SEE ELEC POOL EQUIPMENT ST RAGE Z TO PHONE LINES IN 80 00rr I PLAN) UNDER STAIRS. ELE . BOILE HOUSE AUTO UNLOCK 12.53' EXISTING GRADE I FLASH. UNIT TOP OF GARAGE IQ ROOF RIDGE 2 I ¢ ENTR DOOR I Z () ti 1CDSITE PLAN CURB Ir A3.2 Ir CD 35-33/4" '-13/4" 4'-3" '-13/4" 15'-113/4" '-15/8" 9'-113/8" /J/� L� N L1. H 60,_0" 1/4 = 1 -O ACCESSORY STRUCTURE W Z A 1 TOP OF PERIMETER WALL EROSION &SILTATION CONTROL A4.3 6-0" MAX. FROM EXISTING GRADE A4.3 A4.2 V PROVIDE 2 LAYERS OF 1. GENERAL GRADING REQUIREMENTS' DEPARTMENT OF BUILDING AND SAFETY IS MADE PART 13. A LICE NS SURVEYOR OR CIVIL ENGINEER SHALL LAY OUT STRUCTURES ON THE SITE AND 23. ALL ROOF DRAINAGE TO BE TAKEN THE STREET OR OTHER APPROVED DRAINAGE PATH VIA SURVEY RECORD OF THIS PLAN. SHALL PROVIDE A CERTIFIED PLAN INDICATING THAT THE STRUCTURES ARE LOCATED IN NON-EROSIVE DEVICES; SEE CIVIL DRAWINGS FOR MORE INFORMATION. SANDBAGS AT PROPERTY LINE ACCORDANCE WITH THE APPROVED PLANS.THE SAME SURVEYOR OR ENGINEER SHALL ALSO SURVEYOR TO FILE A CORNER RECORD OR FOR EROSION CONTROL AS 2. GEOLOGIC AND SOILS REPORT PREPARED BY COAST GEOTECHNICAL INC. (W.O. 393110-01, CERTIFY ALL RIDGE HEIGHTS PRIOR TO SETTING RIDGE BEAMS AND LAYING OUT ROOF RAFTERS. 24. EDISON COMPANY APPROVAL IS REQUIRED METER LOCATION PRIOR TO INSTALLATION. RECORD OF SURVEY WITH THE OFFICE OF SHOWN PER THE CITY OF DATED JANUARY 28,2010)AND ALL ADDENDUM THERETO IS MADE PART OF THIS PLAN. SEE ROOF PLAN FOR MORE INFORMATION. COUNTY SURVEYOR. EVIDENCE OF FILING NEWPORT BEACH;TYP. RECOMMENDATIONS IN THE ABOVE STATED REPORTS TO BE STRICTLY FOLLOWED. 25. IN THE EVENT EXCAVATION REVEAL UNFAVORABLE CONDITIONS, THE SERVICES OF THE SOILS SHALL BE SUBMITTED TO BUILDING INSPECTOR W -CONTRACTOR TO INSTALL SILT 14. THE BUILDING PERMIT APPLICATION IS FOR THE DEFINED SCOPE OF WORK AS OUTLINED ON THIS ENGINEER AND OR GEOLOGIST MAY BE REQUIRED. PRIOR TO FOUNDATION INSPECTION. �. FENCING AT PERIMETER OF 3, ALL FOOTINGS SHALL BE FOUNDED INTO NATURAL UNDISTURBED SOIL OR FOUNDED INTO SHEET ONLY. THIS PERMIT APPLICATION DOES NOT INCLUDE LANDSCAPE ELEMENTS, PROPERTY IN CONJUNCTION CERTIFIED RECOMPACTED FILL PER COUNTY OF ORANGE SPECIFICATIONS. COUNTY HARDSCAPE, POOL/SPA/FOUNTAIN 26. LOCATE A/C COMPRESSOR PADS PER LANDSCAPE ARCHITECT'S PLAN.VERIFY GRADING WITH CONSTRUCTION FENCE. INSPECTION APPROVALS AND CERTIFICATION REQUIRED. LICENSED SOILS ENGINEER TO REQUIREMENTS WITH LOCAL GOVERNING AGENCIES PRIOR TO COMMENCING ANY SILT FENCE ALLOWS WATER TO INSPECT AND CERTIFY RECOMPACTION AS RECOMMENDED BY ABOVE STATED GEOLOGIC 15. THIS PERMIT APPLICATION DOES NOT INCLUDE MECHANICAL, PLUMBING AND ELECTRICAL CONSTRUCTION. COMPRESSORS MUST BE SCREENED FROM VIEW. SCREENING SHALL BE OVER EXCAVATION CUT 52 CY PASS THROUGH LEAVING AND SOILS REPORTS. PERMITS. DESIGNED BY THE LANDSCAPE ARCHITECT. REVISIONS OVER EXCAVATION FILL 44 CY SEDIMENT TRAPPED AND RETAINED.CONTRACTOR TO 4. CITY GRADING PRE-INSPECTION REPORT PLAN TAG SHALL BE PART OF THE PLAN. 16, THE OWNER'S REPRESENTATIVE WILL PROCESS PLANS THROUGH PLAN CHECK REVIEW FOR THE 27. ANY DOORS LEADING DIRECTLY TO POOL AREA WITHOUT AN APPROVED POOL ENCLOSURE; KEEP CLEAN DURING WET BUILDING PERMIT ONLY. CONTRACTOR WILL BE RESPONSIBLE TO SIGN AND OBTAIN THE AN ALARM SYSTEM SHALL BE INSTALLED PER THE REQUIREMENTS OF THE CITY OF NEWPORT SEASON. 5. ALL CONCENTRATED DRAINAGE INCLUDING ROOF WATER SHALL BE CONDUCTED AT A BUILDING PERMIT ON BEHALF OF THE OWNER. BEACH. SLOPE OF 2% MINIMUM.-SEE PRECISE GRADING PLAN. 17. CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL OTHER PERMITS, INCLUDING ELECTRICAL, 28. PLANS FOR SINGLE FAMILY DWELLINGS AND DUPLEXES ARE NOT CHECKED FOR PEDESTRIAN PROTECTION 6. A LICENSED SURVEYOR OR CIVIL ENGINEER SHALL PROVIDE MONITORING OF MECHANICAL, PLUMBING AND LANDSCAPE PERMITS. ANY APPLICATION FORMS OR DRAWINGS PLUMBING,MECHANICAL AND ELECTRICAL CODE COMPLIANCE. THESE FIELDS ARE SUBJECT IMPROVEMENTS ON ADJACENT PROPERTIES AND SUBMIT A WEEKLY REPORT TO THE REQUIRED FOR SAID PERMITS WILL BE PREPARED BY THE SUBCONTRACTOR AND REMUNERATION TO FIELD INSPECTION. CONTRACTOR ON A DAILY BASIS THROUGH OUT THE DURATION OF THE PROJECT. SHALL BE INCLUDED IN BID. -FOR PEDESTRIAN PROTECTION; 29. SEPARATE PERMIT IS REQUIRED FOR EACH BUILDING OR STRUCTURE, SEE COVER SHEET A CONSTRUCTION FENCE IS 7. NO TRENCHES OR EXCAVATIONS 5'OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED 18. INSPECTION REQUIRED FOR POOL EQUIPMENT LOCATION AND SET UP POOL UNDER SEPARATE FOR A LIST OF SPECIFIC ITEMS REQUIRING SEPARATE PERMITS. REQUIRED AROUND THE TO DESCEND, OR, OBTAIN NECESSARY PERMIT FROM THE STATE OF CALIFORNIA DIVISION PERMIT. PERIMETER OF THE PROPERTY OF INDUSTRIAL SAFETY PRIOR TO THE ISSUANCE OF A BUILDING OR GRADING PERMIT. (HSC 30. PROVIDE HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM STREET-SEE LANDSCAPE AT 72"TO 84"HIGH. 17922.5 EFF. 3-6-76). 19. THE SOILS ENGINEER IS TO APPROVE THE KEY OR BOTTOM AND LEAVE A CERTIFICATE ON THE ARCHITECT'S DRAWINGS. -WHEN REQUIRED,A FENCE SITE FOR THE GRADING INSPECTOR. THE GRADING INSPECTOR IS TO BE NOTIFIED BEFORE ANY BARRIER AND WALKWAY COVER 8. THE CONSTRUCTION OR DEMOLITION OF ANY BUILDING, STRUCTURE, SCAFFOLDING OR GRADING BEGINS AND FOR BOTTOM INSPECTION, BEFORE FILL IS PLACED. FILL MAY NOT BE 31. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS OVER srD ARC IS TO BE CONSTRUCTED PER CBC FALSE WORK MORE THAN 3 STORIES OR 36' IN HEIGHT, REQUIRES A PERMIT FROM THE PLACED WITHOUT APPROVAL OF THE GRADING INSPECTOR. 50% PER NBMC 15.43.015. ` y/TF 3306.5-7.SEE TABLE ON SHEET STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY PRIOR TO THE ISSUANCE OF A �G �1 A• AO.0 FOR FURTHER INFORMATION. BUILDING PERMIT. (HSC 17922.5, EFFECTIVE 3-6-76). 20. GENERAL SURVEY NOTE:THE EXTERIOR BOUNDARY SHOWN HERE WAS OBTAINED FROM THE 32. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN " p0 RECORDED DATA OR PHYSICAL SURVEYS BY OTHERS. THE INFORMATION SHOWN HEREON IS THE PUBLIC RIGHT-OF-WAY AS NEEDED. A SEPARATE SET OF LANDSCAPE&CIVIL DRAWINGS WILL COMPLETE THIS ARCHITECTURAL 9. NOT TO BE CONSTRUED AS A TRACT MAP, RECORD OF SURVEY OR RECORD ABLE DOCUMENT. 0.013 16 PLAN, INCLUDING INFORMATION ON POOL/SPA, GRADING, DRAINAGE, RETAINING WALLS, THE DATA PRESENTED IS FOR CONSTRUCTION STAKING AND MUST BE CHECKED AGAINST LEGAL 33. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5'-0"AND FOR SHORING sT Ren HARDSCAPE, PLANTING MATERIAL, LIGHTING AND IRRIGATION. SURVEYS BEFORE PROCEEDING WITH GRADING OR CONSTRUCTION, AND UNDER PINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. OFC 10. CONTRACTOR TO INFORM ARCHITECT OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, 21. ALL TOPOGRAPHICAL INFORMATION SHOWN HEREON WAS OBTAINED FROM SURVEYS BY 34. FIELD INSPECTIONS TO REVIEW AND APPROVE UNDERGROUND SERVICE REQUIREMENTS "POOLS, SPAS,WALLS, FENCES, LANDSCAPE AND CIVIL DRAWINGS. OTHERS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL CONTOURS AND CONCRETE PLACEMENT. SCALE: 1/4"=V-0" PATIO COVERS AND OTHER ESTABLISHING DRAINAGE PATTERNS PRIOR TO COMMENCING GRADING OR CONSTRUCTION. DATE: MAY 10,2016 FREESTANDING STRUCTURES 11. ALL GRADES SHALL SLOPE 2% MINIMUM AWAY FROM BUILDING AND BE A MINIMUM OF 6" 35. ALL FENCE CAPS TO BE LOCATED WITHIN THE PROPERTY LINE JOB: - REQUIRE SEPARATE REVIEWS BELOW WOOD SILL PLATE AT PERIMETER OF BUILDING. SEE GRADING PLAN FOR 22. DURING CONSTRUCTION OF THE STRUCTURE LOT DRAINAGE MUST BE MAINTAINED. IT IS AND PERMITS." ADDITIONAL INFORMATION. SUGGESTED THAT AFTER THE FOUNDATIONS ARE POURED AND THE UTILITY TRENCH 36. PLANTER FLUSH WITH BAY FRONT SIDEWALK- PLANTS, GROUND COVER AND SHRUBS NOT TO i COMPLETED,THE DRAINAGE PROVISIONS, INCLUDING BERMS, BE RESTORED TO DRAIN TOWARD EXCEED 24" SETBACK DIMENSIONS 12. FOR GRADES SPECIFIED TO BE LESS THAN 6" FROM WOOD SILL PLATES AND FOR AREAS STREET, OR OTHER APPROVED DRAINAGE DEVICES. NO RUNOFF SHALL BE DISCHARGED OVER WHERE CONCRETE PAVING IS ADJACENT TO BUILDING, SILL PLATES SHALL BE PROTECTED ANY SLOPE DIRECTED ONTO ADJACENT PROPERTIES. THIS SHOULD BE DONE BEFORE THE 37. PROVIDE SAND BAGS AT PROPERTY LINES FOR EROSION CONTROL PER THE CITY OF NOTE: GRASS STEPS 15'-0" OUTSIDE WITH A CONTINUOUS STRIP OF W.R. GRACE 4000 BITUTHENE WATERPROOFING MEMBRANE LUMBER FOR FRAMING IS PLACED ON THE LOT. NEWPORT BEACH PROPERTY LINE PER NEW A-1 1 **SETBACK DIMENSIONS SHOWN COVERED WITH GALVANIZED SHEET METAL FLASHING, BOTH PROJECTING 6"BELOW WOOD PROPOSED ORDINANCE FROM FACE OF THE FOUNDATION SILL PLATE AND 6"ABOVE GRADE. WIDTH OF WATERPROOFING WILL VARY ACCORDING TO 38. ALL FENCE WALL CAPS SHALL BE LOCATED WITHIN THE PROPERTY LINE. UPON CALIFORNIA COASTAL TO PROPERTY LINE TO BE THE GRADE ELEVATION. COMMISSION APPROVAL. ZONING SETBACK PLUS THE 39. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5 FEET AND FOR SHORING AND EXTERIOR BUILDING MATERIAL UNDERPINNING. THICKNESS.** 1 ? 171- 1 2 2 A4.3 A4.3 A4.2 NZ iwwz S,N SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD.275. SOUND LEVEL NOT TO EXCEED 50 xw�0_ Z W O W U DBA (55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S CONSENT) PER SECTION 10.26.045 OF THE NBMC. LOCATION OF a-o o x o o i F o a i MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. LOCATE EQUIPMENT IN EQUIPMENT WELL ON ROOF IF KITCHEN LOCAL EXHAUST SYSTEM 0 of w of ora w m NECESSARY. a�w 9; o 2 VENTED TO OUTDOOR�SHALL HAVE U'o w, A3.1 A MINIMUM EXHAUST TE OF 100cfm. a z Q o a o i o 400 AMP ELEC. CAST IRON IN WALL LEADER BEES 150(o), Exc. 5 to 152(a)&ASHRAE ACCESSORY STRUCTURE WATERFALL WALL g w o 2 no";_N 3> DISTRIBUTION BOX HEAD LOCATIONS w w a m m o m u a w (VERIFY LOAD CALCS.) (SEE CIVIL PLAN) Std. 62.2 TOP OF PERIMETER WALL w�W d p o luz u 80.00ff 6-13" MAX. 3�wmzoa'ooa U Ot� t' F O� 0�� zo~00�1arcNx>wo U O-N w a w 0 vi n O Ll O U a w w w z w LIP � �6QUaN¢ro�p w+ _ _ 11 w ONDENSE 1 0 4 2 �wUOZ�Zr�U SEE CIVIL PLANS FOR - - - U UNITS o o F o 0 o 0 3 on z SLOTTED TRENCH DRAINS _ _ BEACACROSS THE ALLEY&N RPOPERTY LINES 8 T,u,j; DISH PANTRY <z z w 3 J DO o u Ga0 OO :3( 13 - 5oro WzUo11 12 289 1 .. .. zga� rzoN>� 1 18 MUD ROOM I F.F.E. I I �.., -Nooan�maama 14 B H BAT 14.29' t o�0 103 O\\\ O I 104 O I I I - E9 DINING N �Oo 1 2 _3D / 2 ( N 1 20 MI '. 1 ro A4.2 R 11 12 SELF LOSIN 20' 5 6 I 7 14 FTE E o ROE Y'S OFC. 110 ° R 01 UNDRY S PAAN RY KIT HE N I 3 ( I \ 11 12 14.29' JUL W \\ 11 12 12 30" w L O � O z - a co ' 1 1 ep 2(7)@11 I I OO ` v, O WQUA F- ELEVATOR- 111 I ❑ I I W J 1 IA S Tki BIT LE VA UNI LO TIO RM. 45 - 1 2 4 12 I I 11 0 Q g cJ I O S S LLB SEP AT GE ILI m `J A3.2 O _ _ �� A3.1 o ii Y ESS AN INC S / p' O M \ hYP x Psu BOA ED O ND S - 1z, \ ¢ - O 1 5' f°.P D T THE ER DE - _ I ' 1 v F- L - ( FLo R AMI P VID BL H DCT TSE F� - F.F.E. I J W O MIN'I,,UM INC YPS p 14.29, w 2 ON GA GE E ING F G A 4 0 4 2 '^ N R RO - A4.1 O v�+ 0 G G - - - - 107 -I O 14.2 ❑ I= OP $ 108 HEATILATOR > 25 3g F.P. BIR50 UP:18(R)@6.75" L z - _ BUNK ROOM ENTRY 17O@7 12„ J --1- -�-- - --- - -- - SEE CIVIL PLANS FOR t ' 'w F.F.E. "' 14 29' 09 18 e SLOTTED TRENCH DRAINS Z ACROSS THE ALLEY& '^ m - P cn DER (106} - - - - I BEACH RPOPERTY LINES o 7 Lu 1 .- . 5/ 7.8 ❑ f 1 V T ENCH D IN SLOPE CLOSET I A4.1 Z IN SHOWER IN I W N r 15 1 O I 2539 w F- ¢ mor _ W Z UI I �I E11 v 0 w O g p _, i I BnM Q Lu 0 E3 _ � � u � L� � I '�� � ul U ro �J P1 F- O 00 ED �u � I CEILING STORAGE 2'-6" DEEP CABINET 80.00�� BRICK CEILING @ BRICK 2/A7.8 > z F.F.E. RACKS ABOVE FOR STORAGE ABOVE WALLS IN HALLWAY HANDRAIL 12.53' GARAGE @ CEILING CAR HOODS 3'-0"x7'-0"STEEL DOOR DETAIL T. O. GARAGE 8'-0"CLEARANCE I� ROOF RIDGE 2 W/TRANSOM TO I ENTRY DOOR ACCESSORY STRUCTURE I d CURB A3.2 MATCH DOORS IN TOP OF PERIMETER WALL ROOM 6-0" MAX. LuH 1 2 2 Z 0) A4.3 A4.3 A4.2 Q J Z r FIRST- FLOOR KEY PLAN W °- 1/4 - 1 0 CD FLOOR PLAN NOTES O r 16. DEPRESSED 4" FLOOR. PROVIDE TILE FINISH PER INTERIOR ELEVATIONS AT O Z A 1. PROVIDE ALL NECESSARY FUEL GAS SUPPLY LINES WITH SHUTOFF VALVES TO ALL 27. PROVIDE HANDRAIL AT ONE OR BOTH SIDES OF STAIR AS SHOWN. THE TOP OF 43. MAXIMUM 1/2" DROP AT DOOR THRESHOLD FOR DOORS TO SWING OUT. O IC GAS FIRED OPERATED APPLIANCES. SEE APPLIANCE SCHEDULE AND PLUMBING PLANS. SHOWER STALL FLOOR AND WALLS TO CEILING HEIGHT. U.N.O.TILE DETAILING HANDRAILS AND HANDRAIL EXTENSIONS SHALL NOT BE PLACED LESS THAN 34 INCHES -i V PER CERAMIC TILE INSTITUTE STANDARDS. PROVIDE 70" HIGH NON ABSORBENT NOR MORE THAN 38"ABOVE LANDINGS AND THE NOSING OF TREADS. HANDRAILS 44. 18"DEEP SHELF AND POLE(@ 12"FROM FINISHED WALL)AT ALL CLOSETS. FINAL ` "FIREPLACE MODEL#DV48N/P BY SPARK MODERN FIRES". DIRECT VENT GAS ONLY WALL ADJACENT TO SHOWER AND APPROVED SHATTER RESISTANT MATERIALS SHALL BE CONTINUOUS THE FULL LENGTH OF THE STAIRS AND AT LEAST ONE CLOSET LAYOUT PER INTERIOR DESIGNER/OWNER OR CLOSET CONSULTANT. FLOOR PLAN LEGEND FOR SHOWER ENCLOSURE-91.807.1.3, 91.2406.4(5), 91.11158.9.6,7,8. BATH & HANDRAIL SHALL EXTEND IN THE DIRECTION OF THE STAIR RUN NOT LESS THAN 12 2. PROVIDE ALL NECESSARY ELECTRICAL SUPPLY LINES AND CONNECTIONS TO ALL LAUNDRY ROOMS TO DRAIN AS SHOWN ON PLANS. SEE CIIVIL AND INCHES BEYOND THE TOP RISER NOR LESS THAN 12 INCHES BEYOND THE BOTTOM 45. RESIDENTIAL ELEVATOR w/FOLDING ENTRY DOORS. ELEVATOR SHAFT SHALL APPLIANCES AS REQUIRED. SEE APPLIANCE SCHEDULE AND ELECTRICAL POWER ARCHITECTURAL FOR DRAINAGE INFO. RISER. ENDS SHALL BE RETURNED OR SHALL HAVE ROUNDED TERMINATIONS OR PROVIDE 1-HOUR SEPARATION ON ENCLOSED FACE OF FRAMING AND SHALL BE 1❑ PLAN NOTE REFERENCE. PLANS. 17. CAST-IRON TUB. 12"X 12" MINIMUM ACCESS PANEL TO BATHTUB TRAP BENDS. [C.B.C. 1013] ENCLOSED AT TOP OF SHAFT(CBC 711.2). W W CONNECTION. PROVIDE SOLID TRAP AT TUBS WITHOUT ACCESS PANELS. FINISH DOOR REFERENCE. SEE DOOR 3. UNDER COUNTER REFRIGERATOR. PROVIDE ALL NECESSARY ELECTRICAL SUPPLY LINES 28. GUARDRAIL TO 42"A.F.F. VOID SPACES SHALL MEASURE LESS THAN 4 INCHES IN ANY 46. VERIFY STRUCTURAL ENGINEER'S DRAWINGS AND ELEVATOR MANUFACTURER'S 009 AND CONNECTIONS AS REQUIRED. AT WALLS TO CEILING HEIGHTS PER INTERIOR ELEVATIONS. U.N.O.TILE DIRECTION (3/4" BETWEEN GLASS PANELS). GUARDRAIL MUST HANDLE LATERAL SPECIFICATIONS FOR ELEVATOR PIT DEPTH. ALERT ARCHITECT AND STRUCTURAL SCHEDULE. DETAILING PER CERAMIC TILE INSTITUTE STANDARDS. FORCE PER C.B.C. SEE STRUCTURAL DETAILS FOR MORE INFO. ENGINEER OF ANY DISCREPANCIES. 4. REFRIGERATOR/FREEZER. PROVIDE PURIFIED COLD WATER SUPPLY LINE TO ICE O WINDOW REFERENCE. SEE WINDOW MAKER WITH RECESSED SHUT OFF VALVE. SEE APPLIANCE SCHEDULE. 18. RECESSED MIRRORED MEDICINE CABINET. 29. FURR WALL. COORDINATE WITH ELECTRICAL, PLUMBING, AND MECHANICAL VENTS. 47. CONCEALED FLOOR DRAIN. SEE CIVIL ENGINEER'S DRAWINGS FOR ALL DRAINAGE SCHEDULE. INFORMATION AT GRADE AND SLAB LEVELS. SEE REFERENCED ARCHITECTURAL REVISIONS 5. RANGE. TO BE PROVIDED WITH FUEL GAS AND/OR ELECTRICAL SUPPLY AS 19. PROVIDE STATE FIRE MARSHAL APPROVED SMOKE ALARMS(DETECTORS). 30. WALL CONSTRUCTION: DETAIL. CONCEALED LINEAR BRICK SLOT DRAIN DESIRED AT ALL DRAINS U.N.O. HATCH INDICATES ARCH/SOFFIT ABOVE. REQUIRED. SEE APPLIANCE SCHEDULE. ALARMS SHALL BE HARD WIRED TO SEPARATE CIRCUIT WITH BATTERY BACK UP 2"X 6"STUDS AT 16"O.C.AT THICKENED WALL CONDITION (1)2"X 6"STUD AT BEARING SEE CEILING AND ARCH DIAGRAMS. AS REQUIRED BY ELECTRICAL CODE. DETECTORS SHALL BE INTERCONNECTED AND (1)2"X 4"STUD, 16"O.C. SPACING. 48. WINDOW/PRIVACY SHADE POCKETS IN CEILING. STRUCTURAL ENGINEER TO PROVIDE 6. KITCHEN RANGE HOOD (MIN.100 cfm REQ'D)WITH VENTS CONNECTED TO ROOF MOUNTED AND SOUND AN ALARM AUDIBLE IN ALL SLEEPING ROOMS. PART OF SECURITY BLOCKING ACCORDINGLY IN ALL AREAS DENOTED. SEE ELECTRICAL PLAN FOR THESE EXHAUST FANS. VERIFY VENTING REQUIREMENTS WITH MANUFACTURER'S SPECIFICATIONS. SYSTEM CONTRACT. 31. ENCLOSED USABLE SPACE UNDER INTERIOR STAIRS REQUIRES 1/2"GYPBOARD ON LOCATIONS REQUIRING POWERIZED SHADES. SMOKE DETECTOR. SEE POWER& WALLS AND CEILING. C.B.C. 1009.5.3. So- I LIGHTING PLANS FIXTURE SCHEDULE FOR 7. CONVECTION/MICROWAVE OVEN. SEE APPLIANCE SCHEDULE.VENTING AS 20. PROVIDE RECESSED HOT AND COLD WATER AND DRAIN STANDPIPE AT WASHER. 49. AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED IN DWELLING DETAILS. REQUIRED BY MANUFACTURER'S SPECIFICATIONS. PROVIDE J.R. SMITH FLOOR DRAIN UNDER WASHER. 32. PROVIDE 5/8"TYPE"X" GYP. BOARD ON THE CEILING AND ALL WALLS OF GARAGES& UNITS AND IN SLEEPING UNITS THAT HAVE ATTACHED GARAGES OR FUEL OF ROOMS ADJACENT TO GARAGE BUT WITHIN GARAGE OCCUPANCY SEPARATION. BURNING APPLIANCES SHALL HAVE CARBON MONOXIDE ALARM SHAL BE CARBON MONOXIDE ALARM . SEE POWER 8. KITCHEN SINK WITH 1 H.P. MIN. GARBAGE DISPOSAL. SEE PLUMBING FIXTURE 21. VENT DRYER TO OUTSIDE AIR. 4 INCH DIAMETER, SMOOTH GALVANIZED, METAL PROVIDED OUTSIDE OF EACH SEPARATE DWELLING UNIT SLEEPING AREA IN THE CH & LIGHTING PLANS FIXTURE SCHEDULE SCHEDULE. EXHAUST DUCT. DUCT LENGTH IS LIMITED TO 14'-0"WITH A MAXIMUM OF(2) IMMEDIATE VICINITY OF THE BEDROOM(S)AND ON EVERY LEVEL OF A DWELLING FOR DETAILS. ELBOWS. PROVIDE WEATHER HOOD WITH DAMPER AT FINISH OF EXTERIOR WALL. 33. FURR DOWN CEILING FOR MECHANICAL. UNIT INCLUDING BASEMENTS(R315)SHALL BE INTERCONNECTED(UL 217). 9. PLUMBING FIXTURE AND HARDWARE. SEE SCHEDULE. LOW FLOW TOILETS(1.6 2 (R) @_�7.50"\ STAIRS SHOWING UP/DOWN TRAVEL GP FLUSH)SHOWER HEAD(2.5 G.P.M.) FAUCETS(2.2 G.P.M.)PER WATER 22. NO USED 34. 22"x30" MINIMUM ATTIC ACCESS. ACCESS SHOWN AT LOCATIONS WHERE ATTIC UP / DIRECTION, NUMBER AND SIZE OF RISERS CONSERVATION CODE REQUIREMENTS.AN APPROVED BACKFLOW PREVENTER IS EXCEEDS 30" IN HEIGHT.ACCESS PER CBC 1505.1. 50. KITCHEN VENTILATION 1 (T) @ 11" &TREADS. REQUIRED FOR DRAINAGE PIPING SERVING FIXTURES LOCATED BELOW THE 23. PROVIDE PLUMBING LOOP FOR WATER SOFTENER. EXHAUST SYSTEM REQUIRED FOR KITCHEN TO VENT OUTSIDE WITH RATE OF 100 D ARC ELEVATION OF THE NEXT UPSTREAM MANHOLE COVER, FIXTURES ABOVE SUCH 35. DECK : SLOPE TO DRAINS @ 2%. SEE DETAILS AND CIVIL PLANS. CFM MIN. BEES 150(o), Exc. 5 TO 152(a) 5 A.S7 y7TF ELEVATIONS SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE-UPC710.1 24. GAS FIRED HI-RECOVERY WATER HEATER WITH R-5 INSULATION BLANKET AND OL F.F.E. FINISHED FLOOR (F.F.E.)OR FINISHED �G Np�O� CIRCULATING PUMP,VERIFY WITH T-24 ENERGY CALCULATIONS&PLUMBING36. INSTALL HOSE BIBS @ ALL DECKS SEE PLUMBING PLAN.VERIFY LOCATION WITH 51. ALL EXTERIOR WALL REQUIRES R19 INSULATION-TYP. 99.00 SURFACE (F.S.)ELEVATION REFERENCE. v o0 10. DISHWASHER. SEE APPLIANCE SCHEDULE. PLANS. PROVIDE APPROVED ANCHOR STRAP PER C.P.C. 510.5.P+T VALVES ARCHITECT AND OWNER. OUTSIDE. STRAPPED @ TOP& BOTTOM WITH 1 1/2"X 16"GA. STRAP WITH 3/8"X 8" 0.018 16 11. UPPER CABINETS. SEE INTERIOR ELEVATIONS. LAG BOLT AT EACH END. WATER HEATER BURNER TO BE AT 18"ABOVE GARAGE 37. PROVIDE GARAGE VENTING PER CALCULATIONS ON A-0.0 5/A7.1 DETAIL REFERENCE. SEE SHEET AND s Renes FLOOR LEVEL. PROVIDE 3"STEEL PIPE X36" EMBEDED IN CONCRETE SLAB FOR DRAWING NUMBER INDICATED. �q O 12. BUILT-IN CABINETRY. SEE INTERIOR ELEVATIONS. PROTECTION OF WATER HEATER. PROVIDE DRAIN PAN + LINE PER CHAPTER 5, 38. FMI SENTINEL DIRECT VENT GAS FIREPLACE MODEL DVF42. S CPC AND SECTION 608.5 INSTALL PER MANUFACTURER SPECIFICATIONS& RECOMMENDATIONS. OF CAV�F 13. EXHAUST FAN WMINIMUM CAPACITY OF 50 CFM FOR ALL ROOMS CONTAINING ANSI 221.50, PFS 09-99. GARAGE STORAGE 9 DOWNSPOUT SCALE: 1/4"=V-0" BATHTUBS AND/OR SHOWERS.VENT EXHAUST FANS TO OUTSIDE AIR WITH 25. PROVIDE THERMAL INSULATION IN ALL WALLS THROUGHOUT RESIDENCE. R-21 AT ALL EXTERIOR WALLS WOOD CONSTRUCTION DATE: MAY 10,2016 BACKDRAFT DAMPER. SEE ELEC. PLANS FOR DESIRED LOCATIONS. DUCTLESS FANS ( ) 39. STONE VENEER TO BE SELECTED. MOCKUP SAMPLE TO BE INSTALLED ON SITE FOR INTERIOR GARAGE ENCROACHMENTS: JOB: ARE UNACCEPTABLE. R-21 AT ALL INTERIOR WALLS (WOOD CONSTRUCTION) OWNER/ARCHITECT APPROVAL. GROUT COLOR TO MATCH STONES MID RANGE -ONLY ONE 6"STAIR CAN ENCROACH INTO THE REQUIRED 19'-0" DEPTH OF THE R-30 IN ROOF COLOR, FLUSH AND SACK GROUT. GARAGE. THE STEP CAN HAVE A MAXIMUM DEPTH OF 18". 14. PROVIDE MR. STEAM UNIT AT SHOWER STALLS WHERE NOTED. SEE APPLIANCE R-30 AT ALL FLOOR JOISTS -CABINETRY IS ALLOWED TO ENCROACH A MAXIMUM OF 4'-0" INTO THE FRONT OF SCHEDULE. STEAM ENCLOSURE SHALL BE POLISHED ALUMINUM FRAME WITH 40. BUILT IN IRONING BOARD, PROVIDE POWER. THE 19'-0"GARAGE DEPTH BUT MUST BE MINIMUM OF 4'-0"ABOVE THE GARAGE HOPPER WINDOW ABOVE DOOR. SHATTERPROOF CLEAR GLASS ENCLOSURE TO FLOOR. BE MANUFACTURED BY METEC SHOWER DOOR CO. FINISH CEILING AS WALLS AND 26. FAN UNIT FOR ROOF MOUNTED HEAT PUMPS. PROVIDE CONDENSATE LINE DRAIN '(/A//� SLOPE 1/4" PER FOOT. TO NEAREST SINK. PROVIDE NIGHT SETBACK THERMOSTAT. SEE T-24 FOR 41. DECK OVER FLOW SCUPPERS. SEE SPECS FOR MORE INFORMATION. •; I A-2. 1 SUMMARY OF SIZE AND MODEL. HVAC EQUIPMENT SHALL COMPLY PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 15. PROVIDE SHOWER ENCLOSURES AT ALL SHOWER STALLS NOT SPECIFIED 42. WINE ROOM LAYOUT AND EQUIPMENT SPECIFICATIONS PER WINE STORAGE SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT ELSEWHERE. ENCLOSURES SHALL BE A MINIMUM HEIGHT OF 6'-6" MEASURED CONSULTANT. FROM FINISH FLOOR U.N.O.APPROVED SHATTERPROOF CLEAR GLASS PROPERTY PATIO OR OPENING. LOCATE EQUIPMENT IN EQUIPMENT WELL ON ROOF IF ENCLOSURE TO BE MANUFACTURED BY METEC SHOWER DOOR CO. NECESSARY. SEPARATE PERMIT IS REQUIRED FOR HVAC. t 1Q 80.0„ 2 2 q� A4.3 A4.3 A4.2 t�Wz my v 0. 8'-072" 61'-10" 10'-1 2" 0'-6" 0'-6" Y " " " 219'5-02T-06-11T-6T-33-0T-0 _ izwZ OrLL FoW 0. z¢O raW°¢U ax O0 N O 1 O°a V1 LL ir�r iWiar =° 2 �Ow❑FU FgrU 400 AMP ELEC. I A3.1 I I uwzwa=ry=w DISTRIBUTION BOX F w a W o o 0 a w (VERIFY LOAD CAL S.) W K 6 W-,z m U U W 80.00" _ _ _ LL (n w m a U rc i O¢ U°U y O d r w�E yj O O Z o z T w Q 2 5 w Z L -1WB� w1 11 ��F� pl � � OO - fn°°z¢x LLr>w° _ '-3' o r, aw-w W ZEIN IDIJ n N -Q \ U- r N UrU O 1� i1 Ih r n ���-1LL-�JJ I N ON'.. E SE 1 to _ _ 5 6� '� I� ��. r� - - - - - O �; I �o�wwy��rc�a Ll x zm y a N,a3°O�LL�w 8 - U 1. 7- 1S % o ° g=QQFZoomF } THR sH D q DISH PANTRY g< 0:12 o 13:, ° mub W Z D UrZ x-❑r��LL N QD w w 3 w .r F U i� OO OO :3( O �� 3'-2'p T6'-5y2'.' ,_5/2, 1,_6„ z 3 z F a a o v w v 0 o a1 1 5-O LLW ii rGi�°oy maw LLa in o (T) 11 cn p� MUDROOM I I mooaw'�m¢¢rLLna o O �I I M 1 F B H BAT 4'-10" 6'-0' 2'-0" 3'-6" 3' 6" r F 3'•6' 3'-6" — '�% _ _- - �� DINING N � a N �'. v S FOO .I . W r A4.2 �. UND Y PANT Y I LLRO Y'S OFC. KIT HENco Lo L W = � o \ U -- 30" �1 1 I - --------- 6"- UP:3(R)@7. J N— y 04 z I I I 2(T)@11 I O LEV ELEVATOR- h I I W I= _ QUI T 9�2 1 10" t �N - J 0 1 _ I RM. , — - - M N I III 1 o z Q s iv A3.2 - _ O n o Q > M �' 36�2/F 19 363d�/F V�IK E } 0, - 00 A3.1 M v ' 1 0 V IW M I VIII V f/) _ M 0 R RO T — A4.1 O � o N N 0' „ „ 9 I- 3'_8" 5'-11 \ -'-1 N � W _ OP I HEATILA O 0 v Q _ .0 � IR P: 8(R)@6. 5" z BUNK ROOM e I ENTRY T 17(T)@ " —I —I, J m F.P. B } 2 - 9 - ; ....1 U w 1 5,_32„ JP. M o q I �- a� F-L L I 1 F-1 7 LLI t 00 \ J CLO ET <,.> o c? li A4.1 Z 1 �\ _ _ I_ j -P - T- !2" YP BOA D U DE AIR W <O Z Q U S -Ji I i —��— r `<h g ^10 �`? Bench z U I o ul m — — W hn q n M, �,_ OPP _ .. .. .. .. M LLQ o t o 80.00" > z W Z I� ROOF RIDGE � I � ENTRY DOOR I d A3.2 19.8„ V 10'-72" 5'-0" 8'-62" 4'-6" 11 _2„ 2'-4" Z 12 Lol8'-1" 61'-10" 210'-1" 10 10J W A4.3 A4.3 A4.2 � (1)80.0„ Z Z 00 Z10 U FFIRST FLOOR DIMENSION PLAN 1/4 = 1 -0 z0 O V O J H LL H � W � a LL REVISIONS gED ARCy7 A. ♦ \' 018 1.6 Ran V OFC SCALE: 1/4"=V-0" DATE: MAY 10,2016 JOB: - Z A-2.2 19 1 2 2 A4.3 A4.3 A4.2 iwwz �N z Z N J2W� �JWa N�xK rN x w r O rG a¢ Z LL W LL O W U LL ZOFO0 FOai ONO��O¢NW w r HIS&HER BUILT-IN DRESSER I STEAM SHOWER W/SLIDI[1G I CITY OF NEWPORTBEACH ADDTIONAL NOTES 'o w 2 m P O x z a W/SHOE RACK ABOVE A3.1 FRAMELESS SHOWER D R. LLo o U¢J oy 3°_' �Fa - D SLOPE CEILING TO BACK WALL. LANDINGS OR FLOORS AT THE REQUIRED EGRESS DOOR SHALL NOT BE MORE THAN 1 %z INCHES LOWER THAN THE TOP OF THE THRESHOLD. w w cri w 7 z m cri w THE EXTERIOR LANDING OR FLOOR SHALL NOT BE MORE THAN 7'%INCHES BELOW THE TOP OF THE THRESHOLD PROVIDED THE DOOR DOES F w x z v SO.oOi� NOT SWING OVER THE LOWER LANDING OR FLOOR.R311.3.1 z H c�m LL rc i O¢ DOUBLE POLE _ SINGLE POLE _ - - - _ _ _ _ _ _ _ _ _ _ _ _ _ o o z i< a a¢ PROVIDE SECTION AND DETAILS OF INTERIOR AND EXTERIOR STAIRWAY SHOWING: z x-N o w r w J z z Y wo5z<�¢r>wo U a. MAXIMUM RISE OF 7.75 INCHES AND MINIMUM RUN(TREAD)OF 10 INCHES.R311.7.4 u¢w g w j Z w�u Na wrXZS'wy 11 O w O O O I / I O \\\ I b. PROVIDE A NOSING BETWEEN 0.75"AND 1.25"ON STAIRWAYS WITH SOLID RISERS WHERE TREAD DEPTH IS LESS THAN 11". i a r¢r W x 0 z_Z r _ 3 4 _ - - 5 6 - - - - ��\�� - \\- I R311.7.4.3 AND EXCEPTION I a w m w"'y W w a OU¢ HANDRAILS SHALL SATISFY THE FOLLOWING: N G uLLi o f rc r w Co JZ WZ PROVIDE A MINIMUM OF ONE CONTINUOUS HANDRAIL ON STAIRWAYS WITH 4 OR MORE RISERS AND AT ALL OPEN SIDES .R311.7.7 z x-oma N e o b. HANDRAIL HEIGHT SHALL BE 34 TO 38 INCHES ABOVE THE NOSING OF TREADS.R311.7.7.1 y a g J Ox 3 o m Q HIS VA IITY HERS I �\ NDzF wLL��o 44 12 I \� C. HANDRAIL WITH CIRCULAR CROSS-SECTIONS SHALL HAVE A DIAMETER OF 1 .25 TO 2 INCHES.R311.7.7.3 ITEM a�z w o xo y y a F u O N 2 1121181 I \\\ zgw"zraaoowo 9 13 I I I I I \� d. HANDRAILS WITH OTHER THAN CIRCULAR CROSS-SECTIONS SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHES WITH A moo a 1'u m¢¢rLLn a -IvdU' MAXIMUM CROSS-SECTION OF 2.25 INCHES.R311.7.7.3 ITEM 1 E1 24 46' I I a. HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHES SHALL COMPLY WITH R311.7.7.3 ITEM 2. I f. HANDRAIL SHALL BE CONTINUOUS WITHOUT INTERRUPTION BY NEWEL POST OR OTHER OBSTRUCTION,EXCEPT AT THE LANDING, F.F.E. MAST BATH 10 SITTING I _ MASTER CLO. OFFI E I M VOLUTE,OR TURNOUT ON LOWEST TREAD.R311.7.7.2,EXCEPTION 1 &2. 1 24� 206 I A I I - I i 1 g. CLEAR SPACE BETWEEN HANDRAIL AND WALL SHALL BE 1.5 INCHES MINIMUM.R311.7.7.2 GUARDS(GUARDRAILS)SHALL MEET THE FOLLOWING: o PROVIDE GUARDS WHERE THE OPEN SIDE IS MORE THAN 30 INCHES MEASURED VERTICALLY TO THE FLOOR OR GRADE BELOW Lu BEDROOM 2 5/A7 8 I I i� I AT ANY POINT WITHIN 36 INCHES HORIZONTALLY TO THE EDGE OF THE OPEN SIDE.R312.1 N 15 16 209 \ I I �i� b. GUARD HEIGHT SHALL BE A MINIMUM OF 42 INCHES.R312.2 TRENCH D IN SL 208 \ I , HVAC UNIT TO DRAIN 17 0 O \� 10 IN EN H C. OPENINGS BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE THE PASSAGE OF A 4 INCH DIAMETER SPHERE.R312.3 ¢ LOCATION d. THE TRIANGULAR OPENINGS FORMED BY THE RISER,TREAD AND BOTTOM RAIL SHALL PRECLUDE THE PASSAGE OF A 6 INCH U 0 �I DIAMETER SPHERE.R312.3 EXCEPTION 1. w w BALCONIES TO SLOPE 204 a. OPENINGS BETWEEN INTERMEDIATE BALUSTERS ON THE OPEN SIDE OF STAIRS SHALL PRECLUDE THE PASSAGE OF A 4-3/8 w Y"=T-0"&SHEET OVERFLOW 205 LIN. F.P. O INCHES DIAMETER SPHERE.312.3 EXCEPTION 2. Q Q TO TRENCH DRAIN BELOW 15 16 O O N 0 Q /� o I I {�J \) I OQ WHERE A WINDOW SILL IS LOCATED HIGHER THAN 72" ABOVE ADJACENT GRADE OR FINISHED SURFACE ON THE OPPOSITE SIDE, THE Vn 0 �1 II I �/ 207 N I I I LOWEST PART OF THE OPENING SHALL BE 24"MINIMUM ABOVE THE ROOM FINISH FLOOR SURFACE.OPERABLE SECTIONS OF WINDOW W D� 30"X30" LINEN ELEV/�TOR- 211 O W = l II I � � SHALL NOT PERMIT OPENINGS THAT ALLOW PASSAGE OF 4 INCH SPHERE WHERE SUCH OPENINGS ARE LOCATED WITHIN 24 INCHES OF ` C9 Z . \ ATTIC ACCESS O CHUTE 45 \\ / THE FINISHED FLOOR.R312.2.1 r Q g J 1 _ 1 \ 00 1 A3.2 NET AREA OF SHOWER ENCLOSURE SHALL BE NOT LESS THAN 1,024 SQ.INCH(7.1 SQ.FT.)OF FLOOR AREA,AND A MINIMUM OF 30 INCHES o F_ MASTE SUITE 10.1" O A3.1 = 0 DIAMETER CIRCLE. CPC 408.60 SETBACK ' 1 II 5/A7.8 _ALIGN J 201 BOOKCASES J O w NCW RAIN 24 I I A-7.5 r ` CHIMNEY SHALL EXTEND AT LEAST 2 FT.HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT.,BUT SHALL NOT BE LESS THAN 3 FT. /A 2 !, S 44 - _ 2 v ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF.R1003.9 V�! N A4.1 _O PST F.E. OP A4.1 0 CLO. I FAMI ROOM I O Q 202 2 .46' 1/ N Ld F.F.E. O 24� I I z BEDROOM 3 ELEC. FIXTURE PER FJE0.4 Q CH- ENT5 A 8 ECH-VENT 1/A7.7 j D - - - HANDRAIL J m T NCH DRAIN I S OWER DETAIL - F2 20 12 18 27 z 203 BATH 3 7 II \K: I o 9 13 15 1 Z I UP� 8(R)@6.75" DN.,18(R) 6.7 271 P I w 1 Q I 17(T)@12" 17M 1 1 - .. . _ - . . _ . . - . . Lu IL V 7 77 24.46' 0 I I W O OL IL i- L I � r W U O O R I -0" STEEL GLA S DOOR ` -t0 z w 7' FIRST FLOOR THIRD FLOOR v/ (ALL THREE FLOORS W/ m I L m LINE BELOW LINE ABOVE TRANSOM 21A7.8 2/A7.8 ' w o W of _I HANDRAIL _ _ _ HANDRAIL DETAIL DETAIL T > w 80.00" z 11 I ,1 ck ROOF RIDGE 2 I y ENTRY DOOR I d Ir A3.2 Ir (2) FULL LENGTH BOOK CASES (12" DEEP)W/STORAGE BELOW @30" IN HEIGHT 1 2 2 Z W A4.3 A4.3 A4.2 J Z SECOND FLOOR KEY PLANW ° 1 /� Y /T11 = 1 '-0„ M N FLOOR PLAN NOTES 0 Z >, 1. PROVIDE ALL NECESSARY FUEL GAS SUPPLY LINES WITH SHUTOFF VALVES TO ALL 16. DEPRESSED 4" FLOOR. PROVIDE TILE FINISH PER INTERIOR ELEVATIONS AT 27. PROVIDE HANDRAIL AT ONE OR BOTH SIDES OF STAIR AS SHOWN. THE TOP OF 43. MAXIMUM 1/2"DROP AT DOOR THRESHOLD FOR DOORS TO SWING OUT. O M GAS FIRED OPERATED APPLIANCES. SEE APPLIANCE SCHEDULE AND PLUMBING PLANS. SHOWER STALL FLOOR AND WALLS TO CEILING HEIGHT. U.N.O.TILE DETAILING HANDRAILS AND HANDRAIL EXTENSIONS SHALL NOT BE PLACED LESS THAN 34 INCHES LL FLOOR PLAN LEGEND U PER CERAMIC TILE INSTITUTE STANDARDS. PROVIDE 70" HIGH NON ABSORBENT NOR MORE THAN 38"ABOVE LANDINGS AND THE NOSING OF TREADS. HANDRAILS 44. 18"DEEP SHELF AND POLE(@ 12"FROM FINISHED WALL)AT ALL CLOSETS. FINAL "FIREPLACE MODEL#DV48N/P BY SPARK MODERN FIRES". GAS ONLY DIRECT VENT WALL ADJACENT TO SHOWER AND APPROVED SHATTER RESISTANT MATERIALS SHALL BE CONTINUOUS THE FULL LENGTH OF THE STAIRS AND AT LEAST ONE CLOSET LAYOUT PER INTERIOR DESIGNER/OWNER OR CLOSET CONSULTANT. FOR SHOWER ENCLOSURE-91.807.1.3, 91.2406.4(5), 91.1115B.9.6,7,8. BATH & HANDRAIL SHALL EXTEND IN THE DIRECTION OF THE STAIR RUN NOT LESS THAN 12 PLAN NOTE REFERENCE. Z 2. PROVIDE ALL NECESSARY ELECTRICAL SUPPLY LINES AND CONNECTIONS TO ALL LAUNDRY ROOMS TO DRAIN AS SHOWN ON PLANS. SEE CIVIL AND INCHES BEYOND THE TOP RISER NOR LESS THAN 12 INCHES BEYOND THE BOTTOM 45. RESIDENTIAL ELEVATOR w/FOLDING ENTRY DOORS. ELEVATOR SHAFT SHALL O APPLIANCES AS REQUIRED. SEE APPLIANCE SCHEDULE AND ELECTRICAL POWER ARCHITECTURAL FOR DRAINAGE INFO. RISER. ENDS SHALL BE RETURNED OR SHALL HAVE ROUNDED TERMINATIONS OR PROVIDE 1-HOUR SEPARATION ON ENCLOSED FACE OF FRAMING AND SHALL BE DOOR REFERENCE. SEE DOOR L) PLANS. BENDS. [C.B.C. 10131 ENCLOSED AT TOP OF SHAFT(CBC 711.2). 009 SCHEDULE. W 17. CAST-IRON TUB. 12"X 12" MINIMUM ACCESS PANEL TO BATHTUB TRAPN W 3. UNDER COUNTER REFRIGERATOR. PROVIDE ALL NECESSARY ELECTRICAL SUPPLY LINES CONNECTION. PROVIDE SOLID TRAP AT TUBS WITHOUT ACCESS PANELS. FINISH 28. GUARDRAIL TO 42"A.F.F. VOID SPACES SHALL MEASURE LESS THAN 4 INCHES IN ANY 46. VERIFY STRUCTURAL ENGINEER'S DRAWINGS AND ELEVATOR MANUFACTURER'S O WINDOW REFERENCE. SEE WINDOW �. AND CONNECTIONS AS REQUIRED. AT WALLS TO CEILING HEIGHTS PER INTERIOR ELEVATIONS. U.N.O.TILE DIRECTION (3/4" BETWEEN GLASS PANELS). GUARDRAIL MUST HANDLE LATERAL SPECIFICATIONS FOR ELEVATOR PIT DEPTH. ALERT ARCHITECT AND STRUCTURAL SCHEDULE. DETAILING PER CERAMIC TILE INSTITUTE STANDARDS. FORCE PER C.B.C. SEE STRUCTURAL DETAILS FOR MORE INFO. ENGINEER OF ANY DISCREPANCIES. 4. REFRIGERATOR/FREEZER. PROVIDE PURIFIED COLD WATER SUPPLY LINE TO ICE MAKER WITH RECESSED SHUT OFF VALVE. SEE APPLIANCE SCHEDULE. 18. RECESSED MIRRORED MEDICINE CABINET. 29. FURR WALL. COORDINATE WITH ELECTRICAL, PLUMBING, AND MECHANICAL VENTS. 47. CONCEALED FLOOR DRAIN. SEE CIVIL ENGINEER'S DRAWINGS FOR ALL DRAINAGE HATCH INDICATES ARCH/SOFFIT ABOVE. REVISIONS 5. RANGE. TO BE PROVIDED WITH FUEL GAS AND/OR ELECTRICAL SUPPLY AS 19. PROVIDE STATE FIRE MARSHAL APPROVED SMOKE ALARMS (DETECTORS). 30. WALL CONSTRUCTION: INFORMATION AT GRADE AND SLAB LEVELS. SEE REFERENCED ARCHITECTURAL SEE CEILING AND ARCH DIAGRAMS.DETAIL. CONCEALED LINEAR BRICK SLOT DRAIN DESIRED AT ALL DRAINS U.N.O. REQUIRED. SEE APPLIANCE SCHEDULE. ALARMS SHALL BE HARD WIRED TO SEPARATE CIRCUIT WITH BATTERY BACK UP 2"X 6"STUDS AT 16"O.C.AT THICKENED WALL CONDITION (1)2"X 6"STUD AT BEARING SMOKE DETECTOR. SEE POWER& AS REQUIRED BY ELECTRICAL CODE. DETECTORS SHALL BE INTERCONNECTED AND (1)2"X 4"STUD, 16"O.C. SPACING. 48. WINDOW/PRIVACY SHADE POCKETS IN CEILING. STRUCTURAL ENGINEER TO PROVIDE LIGHTING PLANS FIXTURE SCHEDULE FOR 6. KITCHEN RANGE HOOD (MIN.100 cfm REQ'D)WITH VENTS CONNECTED TO ROOF MOUNTED AND SOUND AN ALARM AUDIBLE IN ALL SLEEPING ROOMS. PART OF SECURITY BLOCKING ACCORDINGLY IN ALL AREAS DENOTED. SEE ELECTRICAL PLAN FOR THESE EXHAUST FANS. VERIFY VENTING REQUIREMENTS WITH MANUFACTURER'S SPECIFICATIONS. SYSTEM CONTRACT. 31. ENCLOSED USABLE SPACE UNDER INTERIOR STAIRS REQUIRES 1/2"GYPBOARD ON LOCATIONS REQUIRING POWERIZED SHADES. DETAILS. WALLS AND CEILING. C.B.C. 1009.5.3. 7. CONVECTION/MICROWAVE OVEN. SEE APPLIANCE SCHEDULE. VENTING AS 20. PROVIDE RECESSED HOT AND COLD WATER AND DRAIN STANDPIPE AT WASHER. 49. AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED IN DWELLING CARBON MONOXIDE ALARM . SEE POWER REQUIRED BY MANUFACTURER'S SPECIFICATIONS. PROVIDE J.R. SMITH FLOOR DRAIN UNDER WASHER. 32. PROVIDE 5/8"TYPE"X"GYP. BOARD ON THE CEILING AND ALL WALLS OF GARAGES & UNITS AND IN SLEEPING UNITS THAT HAVE ATTACHED GARAGES OR FUEL &LIGHTING PLANS FIXTURE SCHEDULE OF ROOMS ADJACENT TO GARAGE BUT WITHIN GARAGE OCCUPANCY SEPARATION. BURNING APPLIANCES SHALL HAVE CARBON MONOXIDE ALARM SHAL BE FOR DETAILS. 8. KITCHEN SINK WITH 1 H.P. MIN. GARBAGE DISPOSAL. SEE PLUMBING FIXTURE 21. VENT DRYER TO OUTSIDE AIR. 4 INCH DIAMETER, SMOOTH GALVANIZED, METAL PROVIDED OUTSIDE OF EACH SEPARATE DWELLING UNIT SLEEPING AREA IN THE ) IMMEDIATE VICINITY OF THE BEDROOM(S)AND ON EVERY LEVEL OF A DWELLING 2 (R) @ 7.50" STAIRS SHOWING UP/DOWN TRAVEL ( SCHEDULE. EXHAUST DUCT. DUCT LENGTH IS LIMITED TO 14'-0"WITH A MAXIMUM OF 2 Up DIRECTION, NUMBER AND SIZE OF RISERS ELBOWS. PROVIDE WEATHER HOOD WITH DAMPER AT FINISH OF EXTERIOR WALL. 33. FURR DOWN CEILING FOR MECHANICAL. UNIT INCLUDING BASEMENTS(R315)SHALL BE INTERCONNECTED(UL 217). 1 (T) @ 11" / &TREADS. 9. PLUMBING FIXTURE AND HARDWARE. SEE SCHEDULE. LOW FLOW TOILETS (1.6 GP FLUSH)SHOWER HEAD(2.5 G.P.M.) FAUCETS(2.2 G.P.M.)PER WATER 22. BASEMENT SHORING. SEE STRUCTURAL DRAWINGS FOR MORE INFO. 34. 22"x30" MINIMUM ATTIC ACCESS. ACCESS SHOWN AT LOCATIONS WHERE ATTIC CONSERVATION CODE REQUIREMENTS.AN APPROVED BACKFLOW PREVENTER IS EXCEEDS 30" IN HEIGHT.ACCESS PER CBC 1505.1. 50. KITCHEN VENTILATION F.F.E. FINISHED FLOOR(F.F.E.)OR FINISHED REQUIRED FOR DRAINAGE PIPING SERVING FIXTURES LOCATED BELOW THE 23. PROVIDE PLUMBING LOOP FOR WATER SOFTENER. EXHAUST SYSTEM REQUIRED FOR KITCHEN TO VENT OUTSIDE WITH RATE OF 100 SURFACEF S ELEVATION REFERENCE. D ARC ELEVATION OF THE NEXT UPSTREAM MANHOLE COVER, FIXTURES ABOVE SUCH 35. DECK : SLOPE TO DRAINS @ 2%. SEE DETAILS AND CIVIL PLANS. CFM MIN. BEES 150(0), Exc. 5 TO 152(x) 99.00 ( ) 5E H7j ELEVATIONS SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE-UPC710.1 24. GAS FIRED HI-RECOVERY WATER HEATER WITH R-5 INSULATION BLANKET AND \p �~ A.S/n7� Fpm CIRCULATING PUMP,VERIFY WITH T-24 ENERGY CALCULATIONS &PLUMBING 36. INSTALL HOSE BIBS @ ALL DECKS SEE PLUMBING PLAN.VERIFY LOCATION WITH 51. WHOLE BUILDING VENTILATIONv o0 10. DISHWASHER. SEE APPLIANCE SCHEDULE. PLANS. PROVIDE APPROVED ANCHOR STRAP PER C.P.C. 510.5.P+T VALVES ARCHITECT AND OWNER. 5/A7.1 DETAIL REFERENCE. SEE SHEET AND OUTSIDE. STRAPPED @ TOP& BOTTOM WITH 1 1/2"X 16" GA. STRAP WITH 3/8"X 8" PROVIDE WHOLE BUILDING MECHANICAL VENTILATION SYSTEM SHALL BE DRAWING NUMBER INDICATED. LAG BOLT AT EACH END. WATER HEATER BURNER TO BE AT 18"ABOVE GARAGE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY o.C18 16 11. UPPER CABINETS. SEE INTERIOR ELEVATIONS. 37. PROVIDE GARAGE VENTING PER CALCULATIONS ON A-0.0 AIR SYSTEM. NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT s Renes FLOOR LEVEL. PROVIDE 3"STEEL PIPE X36" DRAINEMBEDED IN CONCRETE SLAB FOR ACCEPTABLE IN LIEU OF PROVIDING WHOLE BUILDING VENTILATION. BEES 150(o), O DOWNSPOUT !q O 12. BUILT-IN CABINETRY. SEE INTERIOR ELEVATIONS. PROTECTION OF WATER HEATER. PROVIDE DRAIN PAN +LINE PER CHAPTER 5, 38. FMI SENTINEL DIRECT VENT GAS FIREPLACE MODEL DVF42. Exc. 5 TO 152(a)&ASHRAE Std. 62.2 �OFCAV�F CPC AND SECTION 608.5 INSTALL PER MANUFACTURER SPECIFICATIONS& RECOMMENDATIONS. 13. EXHAUST FAN w/MINIMUM CAPACITY OF 50 CFM FOR ALL ROOMS CONTAINING ANSI 221.50, PFS 09-99. 1 cfm= 100 SF+ GARAGE STORAGE SCALE: 1l4"=1'A" BATHTUBS AND/OR SHOWERS.VENT EXHAUST FANS TO OUTSIDE AIR WITH 25. PROVIDE THERMAL INSULATION IN ALL WALLS THROUGHOUT RESIDENCE. 7.5 cfm= 1 OCCUPANT= 1 PER BEDROOM DATE: MAY 10,2016 BACKDRAFT DAMPER. SEE ELEC. PLANS FOR DESIRED LOCATIONS. DUCTLESS FANS R-21 AT ALL EXTERIOR WALLS (WOOD CONSTRUCTION) 39. STONE VENEER TO BE SELECTED. MOCK UP SAMPLE TO BE INSTALLED ON SITE FOR INTERIOR GARAGE ENCROACHMENTS: _ ARE UNACCEPTABLE. R-21 AT ALL INTERIOR WALLS (WOOD CONSTRUCTION) OWNER/ARCHITECT APPROVAL. GROUT COLOR TO MATCH STONES MID RANGE 3,412 CONDITIONED SF/ 100 SF =34.12 CFM -ONLY ONE 6"STAIR CAN ENCROACH INTO THE REQUIRED 19'-0"DEPTH OF THE JOB. R-30 IN ROOF COLOR, FLUSH AND SACK GROUT. 4 BEDROOMS =4 x 7.5 cfm= 30.0 cfm GARAGE.THE STEP CAN HAVE A MAXIMUM DEPTH OF 18". 14. PROVIDE MR. STEAM UNIT AT SHOWER STALLS WHERE NOTED. SEE APPLIANCE R-30 AT ALL FLOOR JOISTS TOTAL CFM VENTILATION REQUIRED=60.12 cfm -CABINETRY IS ALLOWED TO ENCROACH A MAXIMUM OF 4'-0" INTO THE FRONT OF SCHEDULE. STEAM ENCLOSURE SHALL BE POLISHED ALUMINUM FRAME WITH 40. BUILT IN IRONING BOARD, PROVIDE POWER. THE 19'-0"GARAGE DEPTH BUT MUST BE MINIMUM OF 4'-0"ABOVE THE GARAGE HOPPER WINDOW ABOVE DOOR. SHATTERPROOF CLEAR GLASS ENCLOSURE TO FLOOR. BE MANUFACTURED BY METEC SHOWER DOOR CO. FINISH CEILING AS WALLS AND 26. FAN UNIT FOR ROOF MOUNTED HEAT PUMPS. PROVIDE CONDENSATE LINE DRAIN ALL MECHANICAL AND ELECTRICAL EQUIPMENT, SLOPE 1/4" PER FOOT. TO NEAREST SINK. PROVIDE NIGHT SETBACK THERMOSTAT. SEE T-24 FOR 41. DECK OVER FLOW SCUPPERS. SEE SPECS FOR MORE INFORMATION. INCLUDING DUCTS TO BE AT OR ABOVE BASE FLOOD /� -2.3 SUMMARY OF SIZE AND MODEL. ELEVATION OF 9.0 MSL. (NAVD 88). HVAC EQUIPMENT SHALL COMPLY PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED /'1 15. PROVIDE SHOWER ENCLOSURES AT ALL SHOWER STALLS NOT SPECIFIED 42. WINE ROOM LAYOUT AND EQUIPMENT SPECIFICATIONS PER WINE STORAGE SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT ELSEWHERE. ENCLOSURES SHALL BE A MINIMUM HEIGHT OF 6'-6" MEASURED CONSULTANT. FROM FINISH FLOOR U.N.O.APPROVED SHATTERPROOF CLEAR GLASS PROPERTY PATIO OR OPENING. LOCATE EQUIPMENT IN EQUIPMENT WELL ON ROOF IF ENCLOSURE TO BE MANUFACTURED BY METEC SHOWER DOOR CO. NECESSARY. SEPARATE PERMIT IS REQUIRED FOR HVAC. �J 1 IGGRE iwwA �m i Zw WU' ttLIVIEN WALL T-0"WIDE x 7'-0"HIGH Z o w O RACKING W/DRIP IRRIGATION i°°N o wi a°a w o OZWriw A3.1 (3)D�2AINS IN SLOPING PLANTER OF I n o�`-'2 Jzw }i�V > �F mFU2Z STAT LESS STEEL . SEE PLANS FOR LEADER o ow o w r 11033:0 Uw�yr¢j HEAP&CIVIL PLAN FOR SUBSURFACE w J Ja I o 0 z U W w U w 7 Z m r U w DRA Zr SO.00I- - NAGE - - - - - - - - - - - za-woo orw O��¢¢O mwo� HEDGE, SEE WATER yo5z¢was>wo UU_yw rwJwyj Z wpm ww¢r- z - moa r- Nm CALCULATION AI.1 ' I Vawr wy? UFV A Fw¢w J w3o F`-y O O I (hr I I ~6¢U W20z-Ji�N - - 11 2 y 4 6 I 0,2wwyH2rctt ¢W w m>0 O tt o Q w r 3 m J W W w U U¢ I-� .� Qz r?iJ MomO2 u-O n LL w 12"x8" FLAT z�,ozo xaoowcwi B I e I I WOOD HEADER I w3_ >zwa U m❑O amu m¢¢m¢ I PITCH F T L 3:12 F.E. EC I (2) 'x4" EE GUARD RAIL N 1 IR1 ABLE ,61' SQ. rUBE 01 NOTE: POWDER&TO HANIF 50% OF - - - A< EXTERIOR EOMA U J ROOM ABOVE T-0" % O Q z x x x x x x x x x x x x % x x II I � I V3 xI ,I x x I xI x PO2xIx x � Ix x k x x�1 II SKYLIGHTx x x x x x x x x x x x x x x x x x x Il x x x x p I IELEVATI R- x x x x x x x x x x - W ER xJ x x x x x x 45 x x x „ I x x x x x x x g J 1 1 01 �11 1 x x 1 .1 . x xi x x Ix x � x xl x x I x lx I b 1 Q Q > A3.2 1� x1 x x x x x x x x x x x x x x x x x x x x x x - O A3.1 p I k 10.1„ o U Q o x k x. �t x x x x xl x z x x x x x x Ix SETBACK lo II x x xI xII x x x x x x x x x x x x x xI% F.E. I I II W O rw SI I xlxl x x x x Lx - x PITCH I I J 1 � 2 UNI S �I x-�-Xl x x x x x rx xxx x x F. x x x - 2 v [//) 0 A4.1 a Ki I 8 . / .x x• k • xI•x 3 . 1'. _ 0 q x z x x x x x x x x x x x x I Ix x x x x • II O p ELE . 3 .06T. 1 GE PL O D x _ ~ Fx x x x x x x x x > x x x x x x x rn E % Ld _x x % % xxx x x x x %I x % x x J, x I x x x x x x C - - - - - - - x x x\X x x x I x x x x x x x x x x x x 10"X 10" w 2 _ I GAS LANTERN I Q > N x x xI % x x x Ix xxxx Ix xxx x % x Ix x x xI x x lx aG - - _ -_ - - �_ I J x x x X, x x z x z x x x x x U } V w x x .7x5 x x x Z x x x x 1 1 �� � PIZZA OVEIN T T T T (R I PITCH APPLIANCE fFE1 r 1 I /9'CHED�) 3.49: - 1 -I III 1 1 1 1 1 1 1 1 2� 1 1 W 27 3:12 1 (R)MhR75] 1 V .-2/A 8 17(T)@12 A4.1 Z O 7 III W N 7 � ` HANDRAIL --. - w a, L - - - - - - - - - zo - - - - - - - - - - - - - - - - - - - - - 34I W � m V GAS FIXTURE @ 5'-0" PROVIDE ELECTRIC FLOOR v 10 z m FIRST FLOOR HEIGHT PER R/E0.4 HEAT PER CROSS HATCH N m I v F LINE BELOW 2/A7.8 ADAPT TO GAS LANTERN 2/A7.8 AREA OF THIRD FLOOR w W HANDRAIL W/AUTO STARTER _ _ HANDRAIL CHASE UN ER DETAIL DETAIL & IN HEIGHTI 80,00 (4)4'-0" ELEC. RADIANT z HEATERS (BLACK) ROOF RIDGE 2 I BETWEEN BEAMS I d A3.2 x x x x x x NOTE: 1 2 2 x x x x x x PROVIDE FLOOR HEAT PER CROSS W A4.3 A4.3 A4.2 x x x x x x HATCH AREA OF THIRD FLOOR Q Z THIRD FLOOR KEY PLAN 1/4" = 1 '-0" W U N FLOOR PLAN NOTES 0 ( O (n � O z 1. PROVIDE ALL NECESSARY FUEL GAS SUPPLY LINES WITH SHUTOFF VALVES TO ALL 16. DEPRESSED 4" FLOOR. PROVIDE TILE FINISH PER INTERIOR ELEVATIONS AT 27. PROVIDE HANDRAIL AT ONE OR BOTH SIDES OF STAIR AS SHOWN. THE TOP OF MAXIMUM 1/2"DROP AT DOOR THRESHOLD FOR DOORS TO SWING OUT. J O In GAS FIRED OPERATED APPLIANCES. SEE APPLIANCE SCHEDULE AND PLUMBING PLANS. SHOWER STALL FLOOR AND WALLS TO CEILING HEIGHT. U.N.O.TILE DETAILING HANDRAILS AND HANDRAIL EXTENSIONS SHALL NOT BE PLACED LESS THAN 34 INCHES LL V PER CERAMIC TILE INSTITUTE STANDARDS. PROVIDE 70" HIGH NON ABSORBENT NOR MORE THAN 38"ABOVE LANDINGS AND THE NOSING OF TREADS. HANDRAILS 18"DEEP SHELF AND POLE(@ 12"FROM FINISHED WALL)AT ALL CLOSETS. FINAL _ "FIREPLACE MODEL#DV48N/P BY SPARK MODERN FIRES". WALL ADJACENT TO SHOWER AND APPROVED SHATTER RESISTANT MATERIALS SHALL BE CONTINUOUS THE FULL LENGTH OF THE STAIRS AND AT LEAST ONE CLOSET LAYOUT PER INTERIOR DESIGNER/OWNER OR CLOSET CONSULTANT. FLOOR PLAN LEGEND FOR SHOWER ENCLOSURE-91.807.1.3, 91.2406.4(5), 91.1115B.9.6,7,8. BATH & HANDRAIL SHALL EXTEND IN THE DIRECTION OF THE STAIR RUN NOT LESS THAN 12 2. PROVIDE ALL NECESSARY ELECTRICAL SUPPLY LINES AND CONNECTIONS TO ALL LAUNDRY ROOMS TO DRAIN AS SHOWN ON PLANS. SEE CIIVIL AND INCHES BEYOND THE TOP RISER NOR LESS THAN 12 INCHES BEYOND THE BOTTOM RESIDENTIAL ELEVATOR W/FOLDING ENTRY DOORS. ELEVATOR SHAFT SHALL APPLIANCES AS REQUIRED. SEE APPLIANCE SCHEDULE AND ELECTRICAL POWER ARCHITECTURAL FOR DRAINAGE INFO. RISER. ENDS SHALL BE RETURNED OR SHALL HAVE ROUNDED TERMINATIONS OR PROVIDE 1-HOUR SEPARATION ON ENCLOSED FACE OF FRAMING AND SHALL BE PLAN NOTE REFERENCE. PLANS. 17. CAST-IRON TUB. 12"X 12" MINIMUM ACCESS PANEL TO BATHTUB TRAP BENDS. [C.B.C. 1013] ENCLOSED AT TOP OF SHAFT(CBC 711.2). W CONNECTION. PROVIDE SOLID TRAP AT TUBS WITHOUT ACCESS PANELS. FINISH DOOR REFERENCE. SEE DOOR 3. UNDER COUNTER REFRIGERATOR. PROVIDE ALL NECESSARY ELECTRICAL SUPPLY LINES 28. GUARDRAIL TO 42"A.F.F. VOID SPACES SHALL MEASURE LESS THAN 4 INCHES IN ANY VERIFY STRUCTURAL ENGINEER'S DRAWINGS AND ELEVATOR MANUFACTURER'S 009 �- AND CONNECTIONS AS REQUIRED. AT WALLS TO CEILING HEIGHTS PER INTERIOR ELEVATIONS. U.N.O.TILE DIRECTION (3/4" BETWEEN GLASS PANELS). GUARDRAIL MUST HANDLE LATERAL SPECIFICATIONS FOR ELEVATOR PIT DEPTH. ALERT ARCHITECT AND STRUCTURAL SCHEDULE. DETAILING PER CERAMIC TILE INSTITUTE STANDARDS. FORCE PER C.B.C. SEE STRUCTURAL DETAILS FOR MORE INFO. ENGINEER OF ANY DISCREPANCIES. 4. REFRIGERATOR/FREEZER. PROVIDE PURIFIED COLD WATER SUPPLY LINE TO ICE O WINDOW REFERENCE. SEE WINDOW MAKER WITH RECESSED SHUT OFF VALVE. SEE APPLIANCE SCHEDULE. 18. RECESSED MIRRORED MEDICINE CABINET. 29. FURR WALL. COORDINATE WITH ELECTRICAL, PLUMBING, AND MECHANICAL VENTS. CONCEALED FLOOR DRAIN. SEE CIVIL ENGINEER'S DRAWINGS FOR ALL DRAINAGE SCHEDULE. INFORMATION AT GRADE AND SLAB LEVELS. SEE REFERENCED ARCHITECTURAL REVISIONS 5. RANGE. TO BE PROVIDED WITH FUEL GAS AND/OR ELECTRICAL SUPPLY AS 19. PROVIDE STATE FIRE MARSHAL APPROVED SMOKE ALARMS (DETECTORS). 30. WALL CONSTRUCTION: DETAIL. CONCEALED LINEAR BRICK SLOT DRAIN DESIRED AT ALL DRAINS U.N.O. HATCH INDICATES ARCH/SOFFIT ABOVE. REQUIRED. SEE APPLIANCE SCHEDULE. ALARMS SHALL BE HARD WIRED TO SEPARATE CIRCUIT WITH BATTERY BACK UP 2"X 6"STUDS AT 16"O.C.AT THICKENED WALL CONDITION (1)2"X 6"STUD AT BEARING SEE CEILING AND ARCH DIAGRAMS. AS REQUIRED BY ELECTRICAL CODE. DETECTORS SHALL BE INTERCONNECTED AND (1)2"X 4"STUD, 16"O.C. SPACING. WINDOW/PRIVACY SHADE POCKETS IN CEILING. STRUCTURAL ENGINEER TO PROVIDE 6. KITCHEN RANGE HOOD (MIN.100 dm REQ'D)WITH VENTS CONNECTED TO ROOF MOUNTED AND SOUND AN ALARM AUDIBLE IN ALL SLEEPING ROOMS. PART OF SECURITY BLOCKING ACCORDINGLY IN ALL AREAS DENOTED. SEE ELECTRICAL PLAN FOR THESE EXHAUST FANS. VERIFY VENTING REQUIREMENTS WITH MANUFACTURER'S SPECIFICATIONS. SYSTEM CONTRACT. 31. ENCLOSED USABLE SPACE UNDER INTERIOR STAIRS REQUIRES 1/2"GYPBOARD ON LOCATIONS REQUIRING POWERIZED SHADES. SMOKE DETECTOR. SEE POWER& WALLS AND CEILING. C.B.C. 1009.5.3. OS-1 LIGHTING PLANS FIXTURE SCHEDULE FOR 7. CONVECTION/MICROWAVE OVEN. SEE APPLIANCE SCHEDULE. VENTING AS 20. PROVIDE RECESSED HOT AND COLD WATER AND DRAIN STANDPIPE AT WASHER. AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED IN DWELLING DETAILS. REQUIRED BY MANUFACTURER'S SPECIFICATIONS. PROVIDE J.R.SMITH FLOOR DRAIN UNDER WASHER. 32. PROVIDE 5/8"TYPE'I GYP. BOARD ON THE CEILING AND ALL WALLS OF GARAGES & UNITS AND IN SLEEPING UNITS THAT HAVE ATTACHED GARAGES OR FUEL OF ROOMS ADJACENT TO GARAGE BUT WITHIN GARAGE OCCUPANCY SEPARATION. BURNING APPLIANCES SHALL HAVE CARBON MONOXIDE ALARM SHAL BE CARBON MONOXIDE ALARM . SEE POWER 8. KITCHEN SINK WITH 1 H.P. MIN. GARBAGE DISPOSAL. SEE PLUMBING FIXTURE 21. VENT DRYER TO OUTSIDE AIR. 4 INCH DIAMETER, SMOOTH GALVANIZED, METAL PROVIDED OUTSIDE OF EACH SEPARATE DWELLING UNIT SLEEPING AREA IN THE ) IMMEDIATE VICINITY OF THE BEDROOM(S)AND ON EVERY LEVEL OF A DWELLING 0­1 &LIGHTING PLANS FIXTURE SCHEDULE ( SCHEDULE. EXHAUST DUCT. DUCT LENGTH IS LIMITED TO 14'-0"WITH A MAXIMUM OF 2 FOR DETAILS. ELBOWS. PROVIDE WEATHER HOOD WITH DAMPER AT FINISH OF EXTERIOR WALL. 33. FURR DOWN CEILING FOR MECHANICAL. UNIT INCLUDING BASEMENTS(R315)SHALL BE INTERCONNECTED(UL 217). 9. PLUMBING FIXTURE AND HARDWARE. SEE SCHEDULE. LOW FLOW TOILETS (1.6 2 (R) @ 7.50" STAIRS SHOWING UP/DOWN TRAVEL GP FLUSH)SHOWER HEAD(2.5 G.P.M.) FAUCETS(2.2 G.P.M.)PER WATER 22. BASEMENT SHORING. SEE STRUCTURAL DRAWINGS FOR MORE INFO. 34. 22'x30" MINIMUM ATTIC ACCESS. ACCESS SHOWN AT LOCATIONS WHERE ATTIC UP -- DIRECTION, NUMBER AND SIZE OF RISERS CONSERVATION CODE REQUIREMENTS.AN APPROVED BACKFLOW PREVENTER IS EXCEEDS 30" IN HEIGHT.ACCESS PER CBC 1505.1. KITCHEN VENTILATION 1 (T) @ 11" &TREADS. REQUIRED FOR DRAINAGE PIPING SERVING FIXTURES LOCATED BELOW THE 23. PROVIDE PLUMBING LOOP FOR WATER SOFTENER. EXHAUST SYSTEM REQUIRED FOR KITCHEN TO VENT OUTSIDE WITH RATE OF 100 D ARC ELEVATION OF THE NEXT UPSTREAM MANHOLE COVER, FIXTURES ABOVE SUCH 35. DECK : SLOPE TO DRAINS @ 2%. SEE DETAILS AND CIVIL PLANS. CFM MIN. BEES 150(0), Exc. 5 TO 152(a) ELEVATIONS SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE-UPC710.1 24. GAS FIRED HI-RECOVERY WATER HEATER WITH R-5 INSULATION BLANKET AND OL F.F.E. FINISHED FLOOR(F.F.E.)OR FINISHED A•S/NcO� CIRCULATING PUMP,VERIFY WITH T-24 ENERGY CALCULATIONS &PLUMBING36. INSTALL HOSE BIBS @ ALL DECKS SEE PLUMBING PLAN.VERIFY LOCATION WITH 99.00 SURFACE(F.S.) ELEVATION REFERENCE. v o0 10. DISHWASHER. SEE APPLIANCE SCHEDULE. PLANS. PROVIDE APPROVED ANCHOR STRAP PER C.P.C. 510.5.P+T VALVES ARCHITECT AND OWNER. OUTSIDE. STRAPPED @ TOP& BOTTOM WITH 1 1/2"X 16" GA. STRAP WITH 3/8"X 8" 0.018 16 11. UPPER CABINETS. SEE INTERIOR ELEVATIONS. LAG BOLT AT EACH END. WATER HEATER BURNER TO BE AT 18"ABOVE GARAGE 37. PROVIDE GARAGE VENTING PER CALCULATIONS ON A-0.0 5/A7.1 DETAIL REFERENCE. SEE SHEET AND s Renes FLOOR LEVEL. PROVIDE 3"STEEL PIPE X36" EMBEDED IN CONCRETE SLAB FOR DRAWING NUMBER INDICATED. �q 12. BUILT-IN CABINETRY. SEE INTERIOR ELEVATIONS. PROTECTION OF WATER HEATER. PROVIDE DRAIN PAN +LINE PER CHAPTER 5, 38. FMI SENTINEL DIRECT VENT GAS FIREPLACE MODEL DVF42. � �OFCA0l CPC AND SECTION 608.5 INSTALL PER MANUFACTURER SPECIFICATIONS& RECOMMENDATIONS. r9)l DOWNSPOUT 13. EXHAUST FAN W/MINIMUM CAPACITY OF 50 CFM FOR ALL ROOMS CONTAINING ANSI Z21.50, PFS 09-99. GARAGE STORAGE SCALE: 1/4"=V-0" BATHTUBS AND/OR SHOWERS.VENT EXHAUST FANS TO OUTSIDE AIR WITH 25. PROVIDE THERMAL INSULATION IN ALL WALLS THROUGHOUT RESIDENCE. R-21 AT ALL EXTERIOR WALLS WOOD CONSTRUCTION DATE: MAY 10,2016 BACKDRAFT DAMPER. SEE ELEC. PLANS FOR DESIRED LOCATIONS. DUCTLESS FANS ( ) 39. STONE VENEER TO BE SELECTED. MOCKUP SAMPLE TO BE INSTALLED ON SITE FOR INTERIOR GARAGE ENCROACHMENTS: JAB: _ ARE UNACCEPTABLE. R-21 AT ALL INTERIOR WALLS (WOOD CONSTRUCTION) OWNER/ARCHITECT APPROVAL. GROUT COLOR TO MATCH STONES MID RANGE -ONLY ONE 6"STAIR CAN ENCROACH INTO THE REQUIRED 19'-0"DEPTH OF THE R-30 IN ROOF COLOR, FLUSH AND SACK GROUT. GARAGE.THE STEP CAN HAVE A MAXIMUM DEPTH OF 18". 14. PROVIDE MR. STEAM UNIT AT SHOWER STALLS WHERE NOTED. SEE APPLIANCE R-30 AT ALL FLOOR JOISTS -CABINETRY IS ALLOWED TO ENCROACH A MAXIMUM OF 4'-0" INTO THE FRONT OF SCHEDULE. STEAM ENCLOSURE SHALL BE POLISHED ALUMINUM FRAME WITH 40. BUILT IN IRONING BOARD, PROVIDE POWER. THE 19'-0"GARAGE DEPTH BUT MUST BE MINIMUM OF 4'1 ABOVE THE GARAGE HOPPER WINDOW ABOVE DOOR. SHATTERPROOF CLEAR GLASS ENCLOSURE TO FLOOR. BE MANUFACTURED BY METEC SHOWER DOOR CO. FINISH CEILING AS WALLS AND 26. FAN UNIT FOR ROOF MOUNTED HEAT PUMPS. PROVIDE CONDENSATE LINE DRAIN SLOPE 1/4" PER FOOT. TO NEAREST SINK. PROVIDE NIGHT SETBACK THERMOSTAT. SEE T-24 FOR 41. DECK OVER FLOW SCUPPERS. SEE SPECS FOR MORE INFORMATION. ,!� A-2. cJ SUMMARY OF SIZE AND MODEL. HVAC EQUIPMENT SHALL COMPLY PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 15. PROVIDE SHOWER ENCLOSURES AT ALL SHOWER STALLS NOT SPECIFIED 42. WINE ROOM LAYOUT AND EQUIPMENT SPECIFICATIONS PER WINE STORAGE SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT ELSEWHERE. ENCLOSURES SHALL BE A MINIMUM HEIGHT OF 6'-6" MEASURED CONSULTANT. FROM FINISH FLOOR U.N.O.APPROVED SHATTERPROOF CLEAR GLASS PROPERTY PATIO OR OPENING. LOCATE EQUIPMENT IN EQUIPMENT WELL ON ROOF IF ENCLOSURE TO BE MANUFACTURED BY METEC SHOWER DOOR CO. NECESSARY. SEPARATE PERMIT IS REQUIRED FOR HVAC. �1 1 2 2 zwy� wzmQ oxw� mJw rntxrcmrGa¢� F-Z LL W LL O W U 0 Oiroai XOm O w�O¢mw x00 ia~ Wp 2 �ow O FU1-gFU A3.1 I I n°~V°op:z-w 15'1 THIRD FLOOR SET BACKO w rcwrc DECK TRENCH DRAINS TO °w~�U v m~> CAST IRON INWALL LEADERz H m LL rc=o LL � ¢ m0 i°Fw H DS (3 LOCATIONS) --)%- _ _ 80.001,_ _ _ - - - _ o o z i¢o a a i ( Y T.O.W. 12"WIDE PLANTER ' m -- 3 DRAINS TO SLOPING o o z<�a�>W o o S.S. PLANTER LINER i� ¢ z<J m-w, W _ w z M F TRENCH DRAIN OUTLET, x a¢LL W m o ~m ELEV. wrm¢mpW3--,� 3 4 DRAINS TO RUN NDER 5 6 _ _ _ _ 5"WIDE GUTTER _ _ I Y o,w w m� X p m - O I w PLANTER TO EXTI WALL I xo w�W¢w o w ¢N¢a�p OPLL w . . . . . . . . . . .w � H a Fwzo . . 5°xa F,Ix zm x_p u m LL oaow Rmoa3zo `Z7z F 3> LLF°U II gizmoO0 w Wa<a e I e u u u L .1 a I u u u u w I I zoo omwLLiz<aU FL I ELEV. 43.29' mooamu'Smaa ma w 42" IGH LASS _ I T.O. RIDGE PLYWOOD PITCH GUARD RAIL C7 o N w 3:12 EC I o m U " I 3 c� FIR TABLE w 1 _ . I . . . . L W IDE U T R I "' L IN SKYLIGHT OVER 6 I E AFT F. I I I = POWDER ROOM TO71 = rn PROVIDE AVERAGE < T-0" HEIGHT MAX. - - T O. I LL 0 p P W ER RM E 4 29' - 5" GUT O Q z r 4 .29 I YLIG T I I B I I l6() O o 11 1 03 S LIG T o I AT W IIIL T.O.W. AT � 0 E EVAT R I I II r�/^' v, J � EL . 38.11' P WD R ro U - - - - - - _ � - I W ' g Ll J _ Q 00 A3.2 I I n. .. I I - 10-1" O A3.1 Q o O L - SETBACK O Q U) J mWilI C ICK 11 T Ii EV. 43. 9' .O. ID E101 I LOP I I J 3 0" - PITCH � I - I 2 N I r 32� 2 O v) o A4.1 c� I A4.1 Q O BB EL V. Ld 6.0 'T. DG P O y - - - - - - - 1 a 4 0 C ICK T I I I w Q a T9.W - - - I J y EL i 2"HI H GL SS - -EtEV-36.7P - m w UAR RAI GUTTER AT BASE w w - - - - - OF SKYLIGHT Z PITCH PITCH ° r I W 1 � oor 3I12 H 3.5:12 q 3.5:12 A 1s 5"WIDE UTTER 14 I 1 V o w 11 u \ u 13 UAL SKYLIGHTS I (W \ 11DECK 2ND FLOOR n z 0 00 NeZ I W Qo p (12)STRUCTURE BRACES @ SKYLIGHT TO BE ii Q 10 I O' W m �y SKYLIGHT MEMBERS 2"x2" NON-OPERABLE w 2'-0" W 00 of _ - - PER STRUCTURAL PLANS - - - _ - - - - - - - - - - - - o O 80.00" z Q > w z NOTE: I 2I I a COLLECTOR BOXES TO IN WALL A3.2 LEADER HEADS @8808 , TO RUN TO EXTERIOR WALL&TIED TO CIVIL ENGINEERS SUBSURFACE DRAINAGE 1 2 2 LLI A4.3 A4.3 A4.2 Z ROOF PLAN Z °- 1/4 - 1 -0 a J N a LL T 00 Z O cc�, ROOF SLOPE RS AND ROOF DRAINS NOTES: � PITCHED ROOF FINISH MATERIAL 1. ROOF SLOPES ARE SHOWN DIRECTLY ON THE ROOF PLAN DRAWING ABOVE. NO 1. GUTTERS SHALL BE CONSTRUCTED OF 28 GA STAINLESS STEEL WITH 5/8"EXPANSION X)CRIDGE HEIGHT PITCH SHALL SLOPE LESS THAN 1.5:12. JOINTS EVERY 30 FEET MAXIMUM. GENERAL SPECIFICATIONS W 2. ALL FLAT ROOFS AND BALCONIES SHALL SLOPE A MINIMUM OF 2%TOWARD DRAINS 2. GUTTERS SHALL SLOPE 1/16" PER FOOT TOWARD RAIN WATER LEADERS. DIMENSIONS �. AND AWAY FROM THE BUILDING. 3. UNLESS SPECIFIED OTHERWISE, RAIN WATER LEADERS ARE EXPOSED AND LOCATIONS = _ DD DOWN SPOUTS 12"WIDE PANELS 3. IN THE ABSENCE OF SLOPES SHOWN ON THE STRUCTURAL DRAWINGS OR ARE SHOWN ON THE ROOF DRAWING ABOVE. 1"STANDING SEAM ARCHITECTURAL DRAWINGS, THE ROUGH CARPENTER SHALL PROVIDE REQUIRED REVISIONS SHIMMING BELOW ROOF SHEETING TO ALLOW FOR PROPER SLOPE TO DRAIN. 4. PROVIDE DOME WIRE BASKET AT EACH RAIN WATER LEADER AND ROOF DRAIN. WEIGHT ® OVERFLOW SCUPPERS 4. NO OBSTACLE SHALL PREVENTWATER FLOW TOWARD DRAINS AND AWAY FROM 5. CONTRACTOR SHALL TEST ALL CONCEALED DOWNSPOUTS FOR WATER LEAKAGE PRIOR 24 GA STEEL BUILDING. TO CLOSING UP BUILDING AND SHALL PROVIDE A 10 YEAR WARRANTY AGAINST APPROX. 1.313 LB PER SQUARE FOOT LEAKAGE. FIRE RATING 6. FINISH TO MATCH ROOF MATERIAL. SEE MATERIALS&COLOR INDEX ON COVER SHEET. ROOF PENETRATION EXPOSED DOWNSPOUTS AT ALL LOCATIONS UNLESS NOTED OTHERWISE. CHIMNEY DIMENSIONS CLASS"A" 1. VENTS AT FLAT ROOF AND ROOF STACKS SHALL PROJECT ABOVE THE ROOF BY THE 7. CLASS A STANDING SEAM METAL ROOFING BY CUSTOM-BILT METALS (ESR 2048). MATERIALS&COLOR MINIMUM DISTANCE REQUIRED BY APPLICABLE CODES AND SHALL BE LOCATED IN ANY CHIMNEY THAT EXTENDS OVER 24'IN HEIGHT IS TO HAVE A AREAS NOT VISIBLE FROM THE STREET. EXACT LOCATIONS TO BE COORDINATED MAXIMUM WIDTH OF 2'-0"AND A MAXIMUM DEPTH OF 4'1 PER THE STANDING SEAM STEEL ROOF. WITH ARCHITECT PRIOR TO INSTALLATION. ROOF MATERIAL CITY OF NEWPORT BEACH REQUIREMENTS. SEE MATERIALS+FINISH INDEX ON SHT A0.0 FOR MANUFACTURER AND COLOR. MOCK-UP TO BE APPROVED BY ARCHITECT&OWNER. ALL FIREPLACE MANUFACTURER REQUIRED FLUE SIZE TO BE 2. ALL VENTS AND ROOF STACKS TO HAVE RAIN PROTECTION CAPS. 1. FOR FURNACES LOCATED IN ATTIC SPACES,THEY MUST BE POSITIONED SO THAT THE VERIFIED PRIOR TO PUCHASE AND INSTALLATION TO ENSURE FASTENERS 3. CONTINUOUS WATERPROOFING AT ALL ROOF PENETRATIONS SHALL BE PROVIDED REQUIRED FLUE LENGTH FROM THE FURNACE TO THE CAP IS PROVIDED WITHIN THE FITTING WITHIN THE ABOVE REQUIREMENTS. ATTIC.ALLOWING THE CAP TO BE THE MINIMUM HEIGHT ABOVE THE FINISHED ROOFING ALL ROOF FASTENERS SHALL BE INSTALLED PER MANUFACTURERS ARCy�T WITH W.R. GRACE COUNTER R FLASHING. WRAPPING AND 28 GA STAINLESS STEEL MATERIALS AS ALLOWED BY CODE. 6 A'S/N Fc FLASHING AND COUNTER FLASHING. ALL JOINTS AT STAINLESS STEEL SHALL BE RECOMMENDATIONS.ALL FASTENERS TO RESIST WIND LOAD OF NOT LESS � 0t$` SOLDERED. THAN 80 M.P.H. O 2. WHERE POSSIBLE, GROUP PLUMBING VENTS AND CONCEAL IN DORMER VENTS AND/OR SKYLIGHT MANUFACTURER 4. COLOR OF ALL EXPOSED VENTS AND ROOF STACKS TO MATCH ADJACENT ROOF CHIMNEYS. SEE VENT NOTES ON SITE PLAN. UNDERLAYMENT 0.013 1.6 MATERIAL, UNLESS SPECIFIED OTHERWISE BY ARCHITECT. SKYLIGHT PER ACRALIGHT SKYLIGHTS. ESR-2415. TRIPLE PANE d+T Ren/ _ ROOF MATERIAL 3. EXACT LOCATIONS OF MECHANICAL OR PLUMBING VENTS TO BE APPROVED BY THE TEMPERED LAMINATED HEAT STRENGTHENED GLAZING PER TITLE 24 q O ARCHITECT PRIOR TO INSTALLATION. SOLID SHEATHING MUST BE STRUCTURALLY SUFFICIENT TO SUPPORT DESIRED SOF CIII DECK & BALCONY COATING MATERIAL LOAD AND MUST BE AT LEAST 1/2"THICK. SWEEP ROOF SURFACE, BROOM 1. ROOF UNDERLAYMENT INSTALLED PER MANUFACTURER'S RECOMMENDATIONS AND CHIMNEY NOTES CLEAN,AND COVER KNOT HOLES WITH TIM. SEE SPECIFICATIONS. SCALE: 1/4"=V-0" SPECIFICATIONS OR APPROVED EQUAL. -Westcoat WP ALX Under Tile. ICC ESR-2201 DATE: MAY 10,2016 1. CHIMNEYS ARE TO BE 2'-0"ABOVE ANY PORTION OF THE BUILDING WITHIN 10'-0" BUT NOT LESS THAN 3'-0" -LOCATIONS: ROOF DECK, UPPER LEVEL DECK,AND UPPER LEVEL ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. R1003.9 BALCONY. JOB' - 2. MOCK-UP OF PITCHED ROOF INSTALLATION SHALL BE APPROVED BY ARCHITECT AND -TO BE INSTALLED BY MANUFACTURE TRAINED INSTALLERS ONLY. OWNERR PRIOR TO PROCEEDING WITH WORK. 2. SEE DETAILS AND SPECIFICATIONS FOR SPARK ARRESTORS AND CHIMNEY CAPS AS 10 YEAR WRITTEN WARRANTY TO BE PROVIDED BY MANUFACTURE 3. RAFTER MOCK-UP TO DETERMINE AND VERIFY RIDGE BEAMS DO NOT EXCEED SHOWN. CHIMNEY CAPS TO INCLUDE EXHAUSTO CHIMNEY FANS PER SPECIFICATIONS. AND INSTALLER MAXIMUM HEIGHT AS REQUIRED BY THE CITY OF NEWPORT BEACH. CONTRACTOR TO OBTAIN CERTIFIED SURVEYOR TO CONFIRM ALL MOCKED-UP RIDGE BEAMS BEFORE A//� L A n.7 RIDGE BEAMS ARE SET AND RAFTERS ARE LAYED OUT. ,! I - 10 8 20 13 26 2 ELEVATION NOTES N '� W Z W W Z Z N Z N W� a 1 2 1 1. EXTERIOR STAIR RISER, SEE MATERIAL AND FINISH INDEX. RISE AND RUN PER 16. SIDE YARD ACCESS GATES. y i-m w w rc a a O1 i w�0_ LANDSCAPE ARCHITECT'S DRAWINGS. ALSO REFER TO CIVIL PLANS FOR FINISHED ,Z 0 W 0�I V w A4.1 2'-0" A4.1 A4.2 LL-oxoi�oWI MAX SURFACE ELEVATIONS AT TOP AND/OR BOTTOM OF STAIRS. 17. GUARDRAILS SHALL BE A MINIMUM HEIGHT OF 42" MEASURED FROM TOP OF FINISHED °4 0 o 1°o`�W� wa�awo 2. FINISHED GRADE.ALL SITE WORK TO BE COMPACTED IN STRICT ACCORDANCE WITH SURFACE (T.O.F.S.)UNLESS NOTED OTHERWISE. OPEN GUARDRAILS SHALL HAVE o w o Y w METAL ROOF 4'-0"x 2'-0" 10"X 10"GAS THE SOILS ENGINEER'S RECOMMENDATIONS AND SPECIFICATIONS. INTERMEDIATE MEMBERS SPACED SUCH THAT NO SPHERE OF 4" DIAMETER SHALL 42" HIGH GLASS ti PASS THROUGH. s 12"WIDE PANELS CHIMNEYS LANTERN (/a" MAX BETWEN GLASS PANELS). REFER TO DETAILS FOR MORE w w o w n Z E F u w '�' 3. WALL CAP PER MATERIAL AND FINISH INDEX. WHERE WALL IS USED AS A GUARDRAIL: INFO. w rc v w z m o GUARD RAIL P MAX. SIZE � TOP OF WALL SHALL NOT BE LESS THAN 36"ABOVE FINISHED SURFACE. AT STAIRS A �w�"+'a''o��'� 12 12 HANDRAIL SHALL BE INSTALLED AT NO HIGHER THAN 34"ABOVE NOSE OF TREADS. 18. SLOPE ALL DECK SURFACES 2%TOWARDS DRAINS. SEE ARCHITECTURAL PLANS 3 a d m z o E chi o°a MAX. BLDG. HT. _ N 3 3 _ MAX. BLDG. HT. AND/OR DRAINAGE PLANS. o o z i a°� a a 43.29' 43.29' 4. WOOD CASING,TRIM, BANDING,AND COLUMNS; PAINTED,TYP. z o J"ww W a >w o 19. CONTINUOUS METAL WEEP SCREED (MATERIAL PER SPECIFICATIONS). LOCATE WEEP wp �'.o a a - SCREED AT LOWEST POSSIBLE POINT OF CONCRETE FOOTING AND SILL PLATE a w E w y? 0-u 14 IN WALL LEADER 5. ASPHALT SHINGLE ROOF. SEE COVER SHEET. w< a w 3--d HEAD UNDERLAYMENT PER MANUFACTURER. JUNCTURE(SEE DETAILS). i a i LL'w o??z w T.O. DBL PLATE _ _ T.O. DBL PLATE o 5 w rc o 40.61' 40.61' 20. PROVIDE APPROVED SPARK ARRESTORS AT TOPS OF ALL FIREPLACE CHIMNEY'S. T^ 6. BUILT-OUT WOOD EAVE. SEE DETAILS FOR MORE INFORMATION. w o<w SKYLIGHT OVER < 0'-2" TOP OF CHIMNEY CAP SHALL NOT EXCEED 4'ABOVE ANY ROOF OR HORIZONTAL �o_ o i o'er z o x x ¢a 'z- STAIRCASE I E19 \ OPEN/ / 7. COPPER EXPOSED GUTTER(5")AND EXPOSED DOWNSPOUTS (3"). SEE MATERIAL AND SURFACE WITHIN' 10'. o o o<3zo FINISH INDEX.ALL DOWNSPOUTS TIE INTO SUB-SURFACE DRAINAGE SYSTEM PER y z w< '2 w O w a WZF?iJ W!'L~~� - � CIVIL. ALSO, SEE SPECIFICATIONS. 21. LIGHT FIXTURE LOCATION. OWNER APPROVED FIXTURE. SEE ELECTRICAL SHEETS rc c��o�y� w�a FOR EXACT LOCATIONS. 5 3 E cd w z N "w c K X51-a>zwm ? 8. COPPER CHIMNEY CAPS. PREFABRICATED U.N.O.ALSO, SEE SPECIFICATIONS. 22. SITE WALLS. SEE GRADING PLANS FOR ELEVATIONS. SEE STRUCTURAL ENGINEER'S w o o a w uS m a a w a GUTTER @BASE DRAWINGS FOR CONSTRUCTION. PROVIDE GRAVEL BACK-FILL AND DRAINAGE AT OF SKYLIGHT N FOOTING OF WALL(SEE STRUCTURAL AND CIVIL ENGINEER'S DETAILS). SEE GRADING 3RD FLOOR F.F.E. _ 3RD FLOOR F.F.E. PLAN FOR DRAINS. PROVIDE WATERPROOFING SYSTEM(SEE SPECIFICATIONS)AT ALL o 34.61' 34.61' 9. CUSTOM STEEL WINDOWS AND DOORS WITH TRUE DIVIDED LITES. SEE MATERIAL v _ STEEL RETAINING WALLS. AND FINISH INDEX AND DOOR AND WINDOW SCHEDULES FOR MANUFACTURER, FINISH w T.O. DBL PLATE _ _ T.O. DBL PLATE AND GENERAL NOTES. 23. PROVIDE GARAGE VENTING PER U.B.C. REQUIREMENTS. U 33.03 33.03' o ILL �410. CURB MOUNTED SKYLIGHT. SEE MANUFACTURER'S SPECIFICATIONS FOR MORE 24. ADDRESS SIGN @ 6'A.F.F. W o = INFORMATION. "C (D 25. METAL CLAD DOORS AND WINDOWS. SEE MATERIAL AND FINISH INDEX AND DOOR o = 11. GLASS ON ALL SWINGING DOORS: GLAZING WITHIN 18"OF THE ADJACENT FLOOR AND WINDOW SCHEDULES FOR MANUFACTURER, FINISH,AND GENERAL NOTES. = rn q w w WALKING SURFACE SHALL BE FULLY TEMPERED. 11 0 26. TREATED WOOD OVERLAPPING CLAPBOARD SIDING;4"CUSTOM MILLED HORIZONTAL. V FIXED N I 16 a a \ / _ N 12. GARAGE DOORS. DOUGLAS FIR, PAINTED,WITH TRANSOM WINDOWS PER FINAL SELECTION AND COLOR TO BE DETERMINED BY OWNER AND ARCHITECT. A/ w OMANUFACTURER. SEE MATERIAL AND FINISH INDEX AND DOOR SCHEDULE FOR CONTRACTOR TO PROVIDE 5'-0"x5'-0"MOCK UP FOR APPROVAL BY OWNER AND ri w 2 w w SPECIFICATIONS. ARCHITECT. Q a (9 N I I 0 13. GLASS GUARDRAIL w/WOOD PAINTED FRAME. SEE SPECIFICATIONS AND DETAILS. 27. TREATED WOOD 12"T&G,VERTICAL SIDING. FINAL SELECTION AND COLOR TO BE o A IL v M g GLASS TO BE"ORNILUX"TYPE AT ALL CANAL FACING GUARDRAILS TO MINIMIZE BIRD- DETERMINED BY OWNER AND ARCHITECT. CONTRACTOR TO PROVIDE 5'-0"x5'-0" MOCK w 2ND FLOOR F.F.E. _ _ 2ND FLOOR F.F.E. STRIKE POTENTIAL. UP FOR APPROVAL BY OWNER AND ARCHITECT. `W` . o M 24.46' 24.46' - 28. NOT USED r Q 5 w r r b 14. PROVIDE GAS LINE . j T.O. DBL PLATE _ _ T.O. DBL PLATE <v 29. EXTERIOR COLD WATER SHOWER SHOWER HEAD MAY NOT EXCEED 6'-0" IN HEIGHT � ' O 22.86' 22.86 15. STONE VENEER. ELDORADO STONE ICC ES EVALUATION REPORT ESR 1215 ' 1 o IL _" WITHIN THE SIDE YARD SETBACK. V z ANCHOR PER MANUFACTURE. AVG WEIGHT DOES NOT EXCEED 15 LBS PER SQUARE F FOOT-PROVIDE 5'-0"x5'-0"MOCK-UP FOR OWNER AND ARCHITECT APPROVAL. 30. FEMA FLOOD VENTING SHALL CONSIST OF TWO OPPOSING VENTS, BOTTOM OF O w / / \ OPENINGS TO BE WITHIN 1 FOOT FROM GRADE AND BELOW THE TOP OF CONCRETE o CURB SUPPORTING THE SILL PLATE. PROVIDE ONE INCH OF OPENING PER FOOT OF FLOOR AREA. NBMC 15.50.200(D) V O w E9 Q r °D W�< E (4)GAS LANTERNS, °' N m O R/E-0.4 ADAPT FIXTURE Ld ¢ ~ - - M I \ \ n TO GAS X \ a IST FLOOR F.F.E. w 1ST FLOOR F.F.E. U m } 14.29' ----- --- ---- ----------- -- n- ----- ------ --- GARAGEF.F.E. ---`----------- --- GARAGELF E. '^ o 12.40' 10 O9 12.40' V ri Q W 21/4"x8" 4"WIDE 21/4"x8" V BRICK VENEER WOOD SIDING BRICK VENEER Z W m Z ¢ '^ Z U v♦ O Lu x 01ELEVATION - SOUTH 4'-0" W ow 1 -0 MAX. o 2 2 LIVING GREEN WALL 2 9 26 8 20 7'-0"WIDE X 7'-0" HIGH 13 Z A4.2 0'-4 A4.3 0'-4" RACKING W/DRIP A4.3 IRRIGATIONLill d � MAX. PLANTER (3)DRAIN IN METAL ROOF SKYLIGHT ABV. 12 o SEE DETAIL PLANTER BOX 12"WIDE PANELS POWDER ROOM MAX. BLDG. HT. � 3 L MAX. BLDG. HT. Lu 43.29' - 43.29' Z Ih 0 0 T.O. DBL PLATE T.O. DBL PLATE 40.61' -0'2 - - 40.61' 0-2„ \ OPEN (3) LEADER HEADS FROM , C D 18 D E1 ROOF TRENCH DRAIN W w N - - - - - - ' - - �. - - - - - - - - - - - - - - . - - - - J '� . . . . . . . . . . . . .Li.';�.. . . . . . . . .'. . . . . . . . . W (j io � Z >, 3RD FLOOR F.F.E. N 1 3RD FLOOR F.F.E. a/ U 34.61' �k = W w T.O. DBL PLATE Ifft T.O. DBL PLATE w I- �_ 33.03' 33.03' W STEEL W \ I U a �• 0 w ro I L L K K N REVISIONS O 9 I 9 4 ' I A V I A 2ND FLOOR F.F.E. I 2ND FLOOR F.F.E. N 24.46' - • - kH I - 24.46' T.O. DBL PLATETff -- T.O. DBL PLATE 22.86' _= 2 22.86' z � = � z \ \ A7.5 w 71- B w LL M ------- ---- ---- �- -------------------------g-1 D ES C p E5 E4 a SED ARCy`7T ---- p' I ' ACROSS o -If / - / PROPERTY x � � 18 16 N ¢ O o.0 w - �n Ren IST FLOOR F.F.E. 1ST FLOOR F.F.E. P w N A.N.G. 9�OFCAV�FO -------------------- II 14.29' ------ --- --- IIII III IIII 14.29' � w 14.29' ------------- --------I IIII IIII 0 O GARAGE F.F.E. �Tr--- ---- --- __ __�--�_��r _II GARAGEF.F.E. � � SCALE: 1/4"=TA" 12.40' hi-rr - -_ _-III -- --------------------- ----11------------- --L--- ------ U w DATE: MAY 10,2016 L4 L4 NN NN 0 � Q O O I O O In O O CONDENSER LOCATION 11 O JOB: fO 2 1/4"x 8" I 5'-0" HIGH GATE 4"WIDE (3) PLANTER DRAINS ANS (3) LEADERHEADS (CAST IRON) ELEC. DISTRIBUTION 5'-0" HIGH GATE TAPERED APPLIED BRICK VENEER MEASURED FROM EXIST. WOOD SIDING FROM ROOF DECK TRENCH DRAINS BOX LOCATION. MEASURED FROM EXIST. NON-STRUCTURAL GRADE 400AMPS(VERIFY W/ GRADE BEAMS @ 3'-3"O.C. LOAD CLACS.) A-3. 1 ELEVATION - EAST mommol 2 1/41V = 1 '-0" 9 13 26 6 20 ELEVATION NOTES � 1 w Z W w Z Z N Z 2,-O„ yFZR' ��F0 1 2 1 1. EXTERIOR STAIR RISER, SEE MATERIAL AND FINISH INDEX. RISE AND RUN PER 16. SIDE YARD ACCESS GATES. i w�°m rc a¢ A4.2 A4.1 MAX. A4.1 LANDSCAPE ARCHITECT'S DRAWINGS. ALSO REFER TO CIVIL PLANS FOR FINISHED LL a o i g z F o SURFACE ELEVATIONS AT TOP AND/OR BOTTOM OF STAIRS. 17. GUARDRAILS SHALL BE A MINIMUM HEIGHT OF 42" MEASURED FROM TOP OF FINISHED °o 0 o!°o`�w� wa�awo 2. FINISHED GRADE.ALL SITE WORK TO BE COMPACTED IN STRICT ACCORDANCE WITH SURFACE (T.O.F.S.)UNLESS NOTED OTHERWISE. OPEN GUARDRAILS SHALL HAVE THE SOILS ENGINEER'S RECOMMENDATIONS AND SPECIFICATIONS. INTERMEDIATE MEMBERS SPACED SUCH THAT NO SPHERE OF 4" DIAMETER SHALL a o�g o p�2�w PASS THROUGH. a o a o E r n o?3 0 12"WIDE 42" HIGH G SS EXPOSED METAL ROOF (/a" MAX BETWEN GLASS PANELS). REFER TO DETAILS FOR MORE 0 w o w n Z E F u w PLANTER GUARD RAIL COLLECTOR BOX `t 12"WIDE PANELS 3. WALL CAP PER MATERIAL AND FINISH INDEX. WHERE WALL IS USED AS A GUARDRAIL: NFO. w rc 0 w z m° warcm0- aw 1° TOP OF WALL SHALL NOT BE LESS THAN 36"ABOVE FINISHED SURFACE. AT STAIRS A �w� ao 12 TO IN WALL LEDGE 12 o P HANDRAIL SHALL BE INSTALLED AT NO HIGHER THAN 34"ABOVE NOSE OF TREADS. 18. SLOPE ALL DECK SURFACES 2%TOWARDS DRAINS. SEE ARCHITECTURAL PLANS 3 a m z o a v$ MAX. BLDG. HT. _ 3 I HEAD Q 3 N _8 MAX. BLDG. HT. AND/OR DRAINAGE PLANS. °o z 1¢°m 0 a a R 43do .29' 43.294. WOOD CASING,TRIM, BANDING,AND COLUMNS; PAINTED,TYP. ?o m a m 0 w o 19. CONTINUOUS METAL WEEP SCREED (MATERIAL PER SPECIFICATIONS). LOCATE WEEP m 'moa a W- 5. ASPHALT SHINGLE ROOF. SEE COVER SHEET. SCREED AT LOWEST POSSIBLE POINT OF CONCRETE FOOTING AND SILL PLATE w �a w 3 UNDERLAYMENT PER MANUFACTURER. JUNCTURE(SEE DETAILS). T.O. DBL PLATE _ T.O. DBL PLATE o 5 w rc o 40.61' _ 40.61' 20. PROVIDE APPROVED SPARK ARRESTORS AT TOPS OF ALL FIREPLACE CHIMNEY'S. a o w a 6. BUILT-OUT WOOD EAVE. SEE DETAILS FOR MORE INFORMATION. w TOP OF CHIMNEY CAP SHALL NOT EXCEED 4'ABOVE ANY ROOF OR HORIZONTAL 0�z i w z z o i Q1� E 1 7. COPPER EXPOSED GUTTER(5")AND EXPOSED DOWNSPOUTS (3"). SEE MATERIAL AND SURFACE WITHIN' 10'. $<o w o m o<3 z o B Q FINISH INDEX.ALL DOWNSPOUTS TIE INTO SUB-SURFACE DRAINAGE SYSTEM PER < z 3 J w E r°z o � CIVIL. ALSO, SEE SPECIFICATIONS. 21. LIGHT FIXTURE LOCATION. OWNER APPROVED FIXTURE. SEE ELECTRICAL SHEETS rc 0�o m m�w w�a • - FOR EXACT LOCATIONS. ug�5 3 0 z o w'z o 5 w 8. COPPER CHIMNEY CAPS. PREFABRICATED U.N.O.ALSO, SEE SPECIFICATIONS. 22. SITE WALLS. SEE GRADING PLANS FOR ELEVATIONS. SEE STRUCTURAL ENGINEER'S m o o a m m¢¢m a ih o 12 DRAWINGS FOR CONSTRUCTION. PROVIDE GRAVEL BACK-FILL AND DRAINAGE AT n FOOTING OF WALL(SEE STRUCTURAL AND CIVIL ENGINEER'S DETAILS). SEE GRADING 3RD FLOOR F.F.E. _ _ 3RD FLOOR F.F.E. $ �k PLAN FOR DRAINS. PROVIDE WATERPROOFING SYSTEM(SEE SPECIFICATIONS)AT ALL o ~ 34.61' 34.61' 9. CUSTOM STEEL WINDOWS AND DOORS WITH TRUE DIVIDED LITES. SEE MATERIAL v AND FINISH INDEX AND DOOR AND WINDOW SCHEDULES FOR MANUFACTURER, FINISH RETAINING WALLS. Lu T.O. DBL PLATE T.O. DBL PLATE AND GENERAL NOTES. 23. PROVIDE GARAGE VENTING PER U.B.C. REQUIREMENTS. U �_ 33.03' - - 33.03' o 10. CURB MOUNTED SKYLIGHT. SEE MANUFACTURER'S SPECIFICATIONS FOR MORE 24. ADDRESS SIGN @ 6'A.F.F. `W` o (4)ELEC XTERIOR SCONCES, = INFORMATION. r a / \ / c� 25. METAL CLAD DOORS AND WINDOWS. SEE MATERIAL AND FINISH INDEX AND DOOR o PER R/E- .4 0 I < x 11. GLASS ON ALL SWINGING DOORS: GLAZING WITHIN 18"OF THE ADJACENT FLOOR AND WINDOW SCHEDULES FOR MANUFACTURER, FINISH,AND GENERAL NOTES. = rn q g w w WALKING SURFACE SHALL BE FULLY TEMPERED. 11 ¢ 0 26. TREATED WOOD OVERLAPPING CLAPBOARD SIDING;4"CUSTOM MILLED HORIZONTAL. V N ¢ �� E15 I O I E14 N � N 12. GARAGE DOORS. DOUGLAS FIR, PAINTED,WITH TRANSOM WINDOWS PER FINAL SELECTION AND COLOR TO BE DETERMINED BY OWNER AND ARCHITECT. A/ MANUFACTURER. SEE MATERIAL AND FINISH INDEX AND DOOR SCHEDULE FOR CONTRACTOR TO PROVIDE 5'-0"x5'-0"MOCK UP FOR APPROVAL BY OWNER AND r� w _ w SPECIFICATIONS. ARCHITECT. Q a N 0 I I 0 13. GLASS GUARDRAIL w/WOOD PAINTED FRAME. SEE SPECIFICATIONS AND DETAILS. 27. TREATED WOOD 12"T&G,VERTICAL SIDING. FINAL SELECTION AND COLOR TO BE o A d CL �_ GLASS TO BE"ORNILUX"TYPE AT ALL CANAL FACING GUARDRAILS TO MINIMIZE BIRD- DETERMINED BY OWNER AND ARCHITECT. CONTRACTOR TO PROVIDE 5'-0"x5'-0" MOCK - o STRIKE POTENTIAL. UP FOR APPROVAL BY OWNER AND ARCHITECT. W . 0 2ND FLOOR F.F.E. _ 2ND FLOOR F.F.E. j� ` 24.46' 24.46' 28. NOT USED r Q g N 0 14. PROVIDE GAS LINE . > T.O. DBL PLATE T.O. DBL PLATE v w 29. EXTERIOR COLD WATER SHOWER SHOWER HEAD MAY NOT EXCEED 6'-0" IN HEIGHT ' O 22.86' 22.86' v 15. STONE VENEER. ELDORADO STONE ICC ES EVALUATION REPORT ESR 1215 ' 1 o ANCHOR PER MANUFACTURE. AVG WEIGHT DOES NOT EXCEED 15 LBS PER SQUARE WITHIN THE SIDE YARD SETBACK. V z FOOT-PROVIDE 5'-0"x5'-0"MOCK-UP FOR OWNER AND ARCHITECT APPROVAL. 30. FEMA FLOOD VENTING SHALL CONSIST OF TWO OPPOSING VENTS, BOTTOM OF O w w OPENINGS TO BE WITHIN 1 FOOT FROM GRADE AND BELOW THE TOP OF CONCRETE o CURB SUPPORTING THE SILL PLATE. PROVIDE ONE INCH OF OPENING PER FOOT OF W FLOOR AREA. NBMC 15.50.200(D) V O F O >%w A _ _ _ _ _ 12 O ❑Vu w oma I o w ZF I E1 w0 z x r w O � N J 1ST FLOOR F.F.E. w z w 1ST FLOOR F.F.E. U 14.29' X W o - 14.29' GARAGE,F.F.E. - w - GARAGE F.F.E. 240' ° L LJ J I� 12.40' 20 O u " W a U M TAPERED APPLIED 4"WIDE (3) UPLIGHTS UN Z m NON-STRUCTURAL WOOD SIDING DRIVEWAY 12" FROM W w rn BEAMS @ 3'-3"O.C. EXTERIOR DOORS. z (n 0 A ELEVATION - NORTH 4, D" W o w 1/4 - 1 -0 MAX. o 9 26 9 8 20 13 21 2 Q � W 1 2 2 > z A4.3 A4.3 A4.2 w EL EXPOSED CHASE UNDER 6'-0" METAL ROOF EXPOSED COLLECTOR 42" HIGH GLASS COLLECTOR BOXES HEIGHT(5'-11y") OF RIDGETO IN 12"WIDE PANELS 14 BOXES TO IN WALL GUARD RAIL 1 HEADS ALL LEDGE � LEDGE HEADS Q1' 9) 12 I 12 0` 12 MAX. BLDG. HT. ? 3.5 I 3.5 3 MAX. BLDG. HT. Lu 43.29' - • - - • - • - - • - 43Z 0 O . - , - , T.O. DBL PLATE T.O. DBL PLATE 2 - LATE Q V � 40.61' METAL ROOF 12 �jo \ OP N / 0' 2" 2 SKYLIGHT TO BE 12"WIDE PANELS O 'EE , NON OPERABLE - J N 12 V W (n q = 12 o31 O O >> _ 3 N V 3RD FLOOR F.F.E. - _ _ 3RD FLOOR F.F.E. �k r ` _ 34.61' 34.61' ^ = W _ T.O. DBL PLATE w W T.O. DBL PLATE J - - c� 33.03' - -- - - - - STEEL 33.03' W 7ILI W m GUTTER @BASE m a a - OF SKYLIGHT 0 2"CLEAR c=7 4 g 2"CLEAR POST&SIDING GAP NEo S S _ S S S N REVISIONS O N O N _ 2ND FLOOR F.F.E. _ 2ND FLOOR F.F.E. N 24.46' 24.46' N T.O. DBL PLATE ------ T.O. DBL PLATE 22.86' - - 22.86' 2 WI 2 Iw A7.5 _ A7.5 Lu G w (L I w 0 O ---------------------- SEDARCy7T p0 ° H Eil H F , c Re Ct Ell im ---- - 1ST FLOOR F.F.E. ��.- -------- ---- --- ----- w - ------ W-1- .-=-7 P 14.29' fill 14.29' 14.29' GARAGE F.F.E. GARAGE F.F.E. SCALE: 1/4"=V-0" 12.40' . - . - . - .. I - . - . - LL . - . - . - . - . - . 12.40' �1 O7 L" DATUM ALL GAS LANTERN Og 10 DATE: MAY 10,2016 4"WIDE _ ANGLED ANGLED ACCE S TO POOL JOB: GATE CALL ROOF RIDGE AT 5'-6"ABOVE ENTRY F.F.E. ENTRY n I� PER R/E-4.0 ADAPTED TO ¢ WALL I DOOR WALL EQUI�MENT WOOD SIDING BOX Q GAS LANTERN 2 1/4"x 8" M BRICK VENEER - WEST A 3.2 ) ELEVATION 1/41V = 1 '-0" 1 METAL ROOF 2 2 12"WIDE PANELS A4.3 A4.3 A4.2 9 15 5 7 15 18 21 8 23 22 6 (2)GAS LANTERNS SECTION NOTES 42" HIGH GLASS mt=� mJrm PER R/E-0.4 ADAPT x w r o n G u¢ GUARDRAIL ti rz LLw LLomV TO GAS LANTERNS ^• 1. CONCRETE SLAB BASE MATERIAL AND MEMBRANE: o z w�w o w t� P SHALL BE PROPERLY LAPPED AND SEALED TO PREVENT MOISTURE INFILTRATION i° or w a°a w wq;To 12 J *b PER STRUCTURAL ENGINEER'S PLANS AND SPECIFICATIONS. UNDER-SLAB o w w 5 w MAX. BLDG. HT. 9 oz 3 �� MAX. BLDG. HT. WATERPROOFING PER SPECIFICATIONS. INSTALL PER MANUFACTURER'S o o 0 g 2 a o o 3 w 43.29' 43.29' RECOMMENDATIONS. VERIFY EACH OF THE FOLLOWING PRIOR TO POURING w y F G w Uw JZE CONCRETE: �wQaQmmo-Uaw ZdU• mLLp�K20ay T.O. DBL PLATE T.O. DBL PLATE a. ALL IN-SLAB ELECTRICAL AND LOW VOLTAGE ON ELECTRICAL PLANS. o o z=¢8 y Q a b. ALL FLOOR DRAINS ON PLUMBING PLANS. NOTE: NO WATER LINES TO RUN ti 8 z m w a 40.61' a 40.61' zrc Jm mw¢r->wo METAL ROOF IN CONCRETE SLAB OR UNDER-FLOOR WITH THE EXCEPTION OF THE y o z¢ LL r_ SEE STRUCTURAL KITCHEN ISLAND AND ANY FLOOR HEATING SYSTEMS WHERE APPLICABLE. u a w o w w z u 'r F m--o rU wrma m�w3--�y 12"WIDE PANELS El& I m U a m o r OPEN C. ALL HVAC AND APPLIANCE DUCTING. u a�LL rc cxi 0 a w�w . d. ALL FINISH FLOOR THICKNESS FOR SPECIFIED FLUSH TRANSITION (y" m❑2 w w w w 2 m o m 12 TOLERANCE). o,uom�°sy�¢w E e. ALL ROOF DRAINS AND IN-SLAB LEADER OUTLETS. EXPANSION JOISTS AT I I Llffz!� 3 CHASE GARAGE SLABS. SEE STRUCTURAL PLANS FOR GRID DIMENSIONS. Wl axww 3�wUV az 3RD FLOOR F.F.E. � � 3RD FLOOR F.F.E. 2. SEE STRUCTURAL ENGINEER'S DRAWINGS FOR ALL FOOTING SIZES AND _ �� 34.61' 34.61' -� = DETAILS. �¢a'¢gra>zw acoi mo0aul u�m¢¢m¢ w T.O. DBL PLATE " .` T.O. DBL PLATE w 3. FINISHED GRADE.ALL SITE WORK TO BE COMPACTED IN STRICT ACCORDANCE 33.03' 33.03' WITH THE SOILS ENGINEER'S RECOMMENDATIONS AND SPECIFICATIONS. �/� w I 0'-2"CLEAR 4. CONTINUOUS STAINLESS STEEL WEEP SCREED. LOCATE WEEP SCREED AT V N POST&SIDING GAP LOWEST POSSIBLE POINT OF CONCRETE FOOTING AND SILL PLATE JUNCTURE. m 5. WALL CONSTRUCTION: 2"X 6"STUDS AT PLATE WALL BEARING. AT THICKENED U U' OPEN (7 WALL CONDITIONS FURR WALL WITH 2"X 4"STUDS TO THICKNESS SHOWN IN W `o q 2 - / - q PLANS. SEE STRUCTURAL ENGINEER'S PLANS FOR SPACING AND g co 201 _ Eo 2 N SPECIFICATIONS. FIRE BLOCK STUDS AT CEILINGS AND/OR AT 10'VERTICAL r c r INCREMENTS MEASURED FROM TOP OF SUBFLOOR. BEDROOM 3 BATH 3 \ I _ m I OPEN TO O Op _ 6. INTERIOR STUD WALLS(2X6). SPACING PER STRUCTURAL ENGINEER'S d I FAMILY 10 I o 9 DRAWINGS. ALL INTERIOR WALLS TO RECEIVE 5/8"GYP. BRD. (TYPE'x ON THE U v N M N WALLS AND CEILING OF GARAGE). COLOR AND FINISH PER INTERIOR n VOID _ n DESIGNER/ARCHITECT/OWNER. W 2ND FLOOR F.F.E. I \rtMo 2ND FLOOR F.F.E. Q z N 24.46' 24.46' N 7. THERMAL INSULATION: PROVIDE R-30 AT ALL EXTERIOR WALLS, IN ROOF, AND y _ ALL FLOOR JOIST AREAS INTERIOR AND EXTERIOR. PROVIDE R-19 AT ALL � o T.O. DBL PLATE T.O. DBL PLATE INTERIOR WALLS. SEE TITLE-24 ENERGY REPORT. _ 22.86' 22.86' W . w 8. FLOOR JOISTS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING, `` g z 2 Z BLOCKING AND SPECIFICATIONS. PREMIUM GRADE. r A7.5 \\ // A7.5 9. FLOOR SHEATHING: PLYWOOD PER STRUCTURAL ENGINEER. Q o Lu OTE: I OFN SLOPING BRICK I 10. SUB-FLOOR: 1-1/2"LIGHT WEIGHT CONCRETE FOR LEVELING PURPOSES ONLY. U Q a I 'TYP.X GYP. BOARD // \\ a EXISTING CONCRETE SLAB FOUNDATION IS AT DIFFERENT ELEVATIONS. N 0 W co a 101 C AT 20 11. DECK SHEATHING: SEE STRUCTURAL DRAWING FOR SIZE, SPACING AND '�^/� 3 2-CAR GARAGE BUNK O CL SE a SPECIFICATIONS.SLOPE SHEATHING 1/4" PER V-0"TO DRAINS MINIMUM.VERIFY V! N o INSTALLATION WITH DECK MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. VERIFY WEIGHT OF ADDITIONAL GROUTING FOR THE v+ o 106 VOID = _ _ = OWNER APPROVED MOCK-UP WITH STRUCTURAL ENGINEER BEFORE Q FABRICATION. �/ w 1ST FLOOR F.F.E. SPA o 1ST FLOOR F.F.E. �+ z 14.29' :;tee . .. 's i •R ,. , t 4�' T 14.29' 12. DECK WATERPROOFING TO BE INSTALLED IN STRICT ACCORDANCE WITH > GARAGE F.F.E. GARAGE F.F.E. MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. CONTRACTOR TO Z ' \ \ > WARRANTY ALL WORK. J 12.40' . . . � •• . .'. . . .. . s.. // • . 12.40' � /\ \//\/\//\/\//\/\/ / /\ " 13. NEW ROOF MATERIAL, SEE ROOF PLAN FOR MORE INFORMATION. PROVIDE NEW U } \/ \ / j° �\ \ \\ /\\/ \/\\/ ' ' \\/\ ATTIC VENTING AS NEEDED. SEE TITLE 24 REPORT FOR MORE INFORMATION. Z \\//\\//\\//\\//\//\\//\\//\\//\// 14. ROOF SHEATHING: SEE STRUCTURAL DRAWING FOR THICKNESS AND NAILING (� 15. ROOF RAFTERS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACINGLu AND SPECIFICATIONS. MOCK-UP RAFTERS TO DETERMINE AND VERIFY RIDGE Z \ \ \ \ \ \ \ \ \ \ ENTRY DOOR \ \ \ \ BEAMS DO NOT EXCEED MAXIMUM HEIGHT AS REQUIRED BY THE CITY OF V TAPERED APPLIED NEWPORT BEACH. CONTRACTOR TO OBTAIN CERTIFIED SURVEYOR TO CONFIRM W NON-STRUCTURAL ALL MOCKED-UP RIDGE BEAMS BEFORE RIDGE BEAMS ARE SET AND RAFTERS w BEAMS @ T-3"O.C. CEILING STORAGE RACK EXISTING RETAINING WALL ARE LAID OUT. z U SEE CIVIL (n 0 _ SECTION PROVIDE DRAFT STOPS WITHIN'ATTICS, MANSARDS, OVERHANGS,AND SIMILAR W Z 1 CONCEALED SPACE FORMED OF COMBUSTIBLE CONSTRUCTION. [91.708.3.1.2.2] w w (3000 SQ. FT. &60' MAX.) U m 1/4" = 1 '-0" 1 2 2 W o of A4.3 A4.3 A4.2 17. CEILING JOISTS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING o 0 15 9 8 5 23 AND SPECIFICATIONS.VAULTS TO BE CONSTRUCTED WITH PLYWOOD GUSSETS. Q w SEE INTERIOR ELEVATIONS FOR RADIUS AND INTERSECTION POINTS IF NOT > Z 6"x 10"WOOD N 6 1"x 4"T&G CEILING 42" HIGH GLASS SPECIFIED IN BUILDING SECTIONS. RAFTERS ri GUARD RAIL Q ^. 18. PROVIDE APPROVED SPARK ARRESTORS AT TOPS OF ALL FIREPLACE d Q CHIMNEY'S. SEE DETAIL. 12 lb 19. NOT USED MAX. BLDG. HT. 3 MAX. BLDG. HT. 43.29' 43.29' 20. NOT USED W T.O. DBL PLATE T.O. DBL PLATE 21. WINDOWS AND DOORS.SEE DOOR AND WINDOW SCHEDULES. GLASS ON ALL 40.61' 40.61' X 10"x 10" GAS SWINGING DOORS: GLASS WITHIN 18"OF THE ADJACENT WALKING SURFACE Z METAL ROOF LANTERN SHALL BE FULLY TEMPERED. Q 12"WIDE PANELS 9, OPEN SEE STRUCTURAL BBQ OPEN OPEN OPEN OPEN 22. LIGHT FIXTURE LOCATION. OWNER APPROVED FIXTURE. I- 312 ° ____ 23. GLASS GUARDRAILS AND BALCONIES. GUARDRAILS SHALL BE A MINIMUM HEIGHT OF Z CD 12 42"MEASURED FROM TOP OF FINISHED SURFACE (T.O.F.S.) UNLESS OTHERWISE O N FIRE ABLE OOF LOP GIA RIO 3 NOTED. 3/4"CLEAR OPENING MAXIMUM BETWEEN GLASS PANELS. SHOP-DRAWINGS 3RD FLOOR F.F.E. ,I 3RD FLOOR F.F.E. TO BE APPROVED BY OWNER AND ARCHITECT. SEE DETAILS. FINISH SURFACE FOR (n ��lccc GUARD RAILS AT CANTILEVERED DECK AT WATER LINE IS AT TOP OF SAND. SEE O Z _ ^� 34.61' 34.61' �k = DIMENSIONS FOR OVERALL HEIGHT. W O T.O. DBL PLATE T.O. DBL PLATE w V 33.03' 33.03' = 24. "DRESS"STONE VENEER(NATURAL SANTA BARBARA STONE VENEER), SEE MATERIAL AND ` J J FINISH INDEX ON ELEVATION SHEETS OR COVER SHEET. ❑ ❑ 25. PROVIDE HANDRAIL AT ONE OR BOTH SIDES OF STAIR AS SHOWN. THE TOP OF CC 0'-2" LEAR TV 0'-2"CLEAR G HANDRAILS AND HANDRAIL EXTENSIONS SHALL NOT BE PLACED LESS THAN 34 G POST& IDING GAP POST&SIDING GAP ❑ INCHES NOR MORE THAN 38"ABOVE LANDINGS AND THE NOSING OF TREADS. o O _ _ _ O O o HANDRAILS SHALL BE CONTINUOUS THE FULL LENGTH OF THE STAIRS AND AT LEAST Lu o: j 'r ONE HANDRAIL SHALL EXTEND IN THE DIRECTION OF THE STAIR RUN NOT LESS THAN � Nco BEDROOM 3 201 CLOSET A E FAMILY 2 7 O N / Eo 2 12 INCHES BEYOND THE TOP RISER NOR LESS THAN 12 INCHES BEYOND THE Pn KAP o BOTTOM RISER. ENDS SHALL BE RETURNED OR SHALL HAVE ROUNDED ROOM ED M I g TERMINATIONS OR BENDS. [U.B.C. 1003.3.3.6] N I I 210 I N SEE DETAILS. REVISIONS n - n 26. ENCLOSED USABLE SPACE UNDER INTERIOR STAIRS REQUIRES 1/2" GYPBOARD ON 0 2ND FLOOR F.F.E. I o o I 2ND FLOOR F.F.E. WALLS AND CEILINGS PER CBC 1009.5.3. m - 24.46' N i� / � N 27. GARAGES BENEATH HABITABLE ROOMS SHALL BE SEPARATED BY NO LESS THAN 5/8 T.O. DBL PLATE T.O. DBL PLATE INCHES TYPE X GYPSUM BOARD APPLIED TO THE UNDERSIDE OF FLOOR FRAMING. 22.86' 22.86' PROVIDE MINIMUM 1/2 INCH GYPSUM BOARD ON THE GARAGE SIDE ELSEWHERE. TABLE w R302.6 z G 28. OPENINGS IN 1-HOUR OCCUPANCY SEPARATION SHALL BE OF EQUAL FIRE Lu NOTE: I RESISTANCE (1-HOUR). DOORS SHALL BE SELF-CLOSING, SOLID CORE WITH 20 MINUTE LABEL. SEE DOOR SCHEDULE. z �'TYP.X GYP. BOARD I w w O " 29. EXPOSED STRUCTURAL FRAMING. REFER TO CEILING &ARCH PLAN AND w w 2-CAR GARAGE 101 BUNK GREAT ROOM a m STRUCTURAL ENGINEER'S DRAWINGS FOR LUMBER SIZES. VERIFY WITH ARCHITECT 4 ❑ O PRIOR TO ORDERING LUMBER. ALL CONNECTIONS SHALL BE CONCEALED. oF o a ou 30. ELEVATOR SHAFT SHALL PROVIDE 1-HOUR SEPARATION ON ENCLOSED FACE OF �aSEO ARpyiT L) w C7 FRAMING AND SHALL BE ENCLOSED AT TOP OF SHAFT(UBC 711.2). �G �1 A. wxz 2% " pe 1ST FLOORI ST FLOOR F.F.EE x - y _ 1ST FLOOR F.F.EE 31. ELEVATOR PIT DEPTH PER MANUFACTURER. VERIFY WITH STRUCTURAL. 14.29' w ° :. ... . • ••... . . ..', '. •. s '•.. . 14 29' o.Ct8 16 ' '• ' °: ``• `° 32. NOTHING ON DECK TO EXCEED 24'-0"HIGH FROM F.F.E. 9.00 GARAGE F.F.E. ~ o Ren x GARAGE F.F.E. sT9 12.40' . • •, 12.40' 33. TREATED WOOD OVERLAPPING CLAPBOARD SIDING;4"CUSTOM MILLED HORIZONTAL. �OFCAV�F \\ \\ \\/ \\ \\\ •' \\ \ . . \\\\\\\\\\\\\\\\\\\\\\\\\\\�][� \\\\\\\\\\\\\\\\\\ \\\ ' • \\\\\\\\\\\\\\\\\\\� FINAL / SELECTION AND COLOR TO BE DETERMINED BY OWNER AND ARCHITECT. CONTRACTOR SCALE: MAY =1'A" \// /\/ .. I I \/ \ \// [ / TO PROVIDE 5'-0"x5'-0" MOCK UP FOR APPROVAL BY OWNER AND ARCHITECT. DATE: MAY 10,2016 \ \\ \\ \\ \\ \ \\ \\ \\ \ \\ \ \ \ \\ \ \\ \\ \\ \\ \ \\ \\ \\ \\ \\ \\ \\ \ 34. TREATED WOOD 12"T&G,VERTICAL SIDING. FINAL SELECTION AND COLOR TO BE JOB. // DETERMINED BY OWNER AND ARCHITECT. CONTRACTOR TO PROVIDE 5'-0"x5'-0" MOCK UP FOR APPROVAL ENTRY DOOR \ BY OWNER AND ARCHITECT. TAPERED APPLIED / 35. RETAINING WALL PER STRUCTURAL ENGINEER'S DRAWINGS AND SPECIFICATIONS. �. NON-STRUCTURAL WATERPROOFING AND FRENCH DRAIN TO BE INSTALLED PER MANUFACTURER'S 2 SECTION 3--0"---/ SPECIFICATIONS AND RECOMMENDATIONS. SEE COVER SHEET FOR BASEMENT BEAMS @ 3'-3" O.C. CEILING STORAGE RACK EXISTING GRADE HVAC UNIT LOCATION 4" FURRING FOR RECESSED EXISTING RETAINING WALL WATERPROOFING, LARR AND I.C.B.O. NUMBERS. @ GARAGE CEILING ELEC. FIXTURES (VERIFY DEPTH SEE CIVIL 1/4" = 1 '-0" OF ORDERED FIXTURES) �s 1 2 2 A4.3 A4.3 A4.2 N ' W SECTION NOTES a 42" HIGH GLASS 1"x 4"T&G CEILING y�_� ��E 15 21 7 9 12 21 8 5 GUARD RAIL 15 23 =w l°°o r v'�w F zIwLL 1. CONCRETE SLAB BASE MATERIAL AND MEMBRANE: o z w F ow Zo r°w F 42" HIGH GLASS 12"WIDE 6 22 10"x 10"GAS SHALL BE PROPERLY LAPPED AND SEALED TO PREVENT MOISTURE INFILTRATION i° P w a P a w o GUARD RAIL PLANTER 10"x 10" 12 LANTERN PER STRUCTURAL ENGINEER'S PLANS AND SPECIFICATIONS. UNDER-SLAB a o w w m�5 WOOD BEAM WATERPROOFING PER SPECIFICATIONS. INSTALL PER MANUFACTURER'S m o Q o a o° o MAX. BLDG. HT Q 3 MAX. BLDG. HT o E o z 3 RECOMMENDATIONS. VERIFY EACH OF THE FOLLOWING PRIOR TO POURING o w p_tov ui w -�5 43.29' 43.29' wwuwnzm V°w CONCRETE: �warc mo- aw tnwJw dl-��zU AlIC FOR HVAC a. ALL IN-SLAB ELECTRICAL AND LOW VOLTAGE ON ELECTRICAL PLANS. o 6 W-a a o y o a T.O. DBL PLATE T.O. DBL PLATE $=s o E�w 3 40.61' b. ALL FLOOR DRAINS ON PLUMBING PLANS. NOTE: NO WATER LINES TO RUN z rc J m E w Q F;wRi o 40.61' IN CONCRETE SLAB OR UNDER-FLOOR WITH THE EXCEPTION OF THE z o z a LL �_ OPEN 3 KITCHEN ISLAND AND ANY FLOOR HEATING SYSTEMS WHERE APPLICABLE. v<w°°w y z F w P u w rtw wws w3o Ru C. 9j C. ALL HVAC AND APPLIANCE DUCTING. i a'a LL'w w o z d. ALL FINISH FLOOR THICKNESS FOR SPECIFIED FLUSH TRANSITION (y" w o m w w y H 2 rc 8 a .`. rn TOLERANCE). wrco'n�jP ww�aw io e. ALL ROOF DRAINS AND IN-SLAB LEADER OUTLETS. EXPANSION JOISTS AT 5 0<a F w z o o m� GARAGE SLABS. SEE STRUCTURAL PLANS FOR GRID DIMENSIONS. o o v o<3�° ya__-fix° ow 12 9 M Qorti3JW"-p�z 9.1 3 1 N 2. SEE STRUCTURAL ENGINEER'S DRAWINGS FOR ALL FOOTING SIZES AND o 2 w y w w a 3RD FLOOR F.F.E. 3RD FLOOR F.F.E. DETAILS. °3 Z w E<o o w w Z2 ui°N Zatiu _ 34.61' 34.61' = moots w'uf ma'<'m T.O. DBL PLATE p 3. FINISHED GRADE.ALL SITE WORK TO BE COMPACTED IN STRICT ACCORDANCE w T.O. DBL PLATE w 33.03' 33.03' J WITH THE SOILS ENGINEER'S RECOMMENDATIONS AND SPECIFICATIONS. �/� 4. CONTINUOUS STAINLESS STEEL WEEP SCREED. LOCATE WEEP SCREED AT V N O / I LOWEST POSSIBLE POINT OF CONCRETE FOOTING AND SILL PLATE JUNCTURE. m 5. WALL CONSTRUCTION: 2"X 6"STUDS AT PLATE WALL BEARING. AT THICKENEDD WALL U Q g Q PLANS.CONDITIONS RUCTURALYENGINEER'S PLANS FOR SPACING ANALL WITH 2"X 4"STUDS TO D SHOWN IN W` `o N m J J OK -� - O Z ^ N SPECIFICATIONS. FIRE BLOCK STUDS AT CEILINGS AND/OR AT 10'VERTICAL r c CLO. CO INCREMENTS MEASURED FROM TOP OF SUBFLOOR. T� o BEDROOM 2 MASTER CLOSET / STER BA H STO. SITTING I.OFFICE I 6. INTERIOR STUD WALLS(2X6). SPACING PER STRUCTURAL ENGINEER'S 2 a o w o DRAWINGS. ALL INTERIOR WALLS TO RECEIVE 5/8"GYP. BIRD. (TYPE')C ON THE U 0 N / \ \ / jo o O N WALLS AND CEILING OF GARAGE). COLOR AND FINISH PER INTERIOR / 0) A / \ N d A DESIGNER/ARCHITECT/OWNER. 2ND FLOOR F.F.E. o 2ND FLOOR F.F.E. 7. THERMAL INSULATION: PROVIDE R-30 AT ALL EXTERIOR WALLS, IN ROOF, AND Q a 24.46' 24.46' - ci N w ALL FLOOR JOIST AREAS INTERIOR AND EXTERIOR. PROVIDE R-19 AT ALL o T.O. DBL PLATE T.O. DBL PLATE INTERIOR WALLS. SEE TITLE-24 ENERGY REPORT. _ 22.86' 22.86' 8. FLOOR JOISTS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING, W i g w BLOCKING AND SPECIFICATIONS. PREMIUM GRADE. Q z Q > ui 9. FLOOR SHEATHING: PLYWOOD PER STRUCTURAL ENGINEER. o 104 105 O 10. SUB-FLOOR: 1-1/2"LIGHT WEIGHT CONCRETE FOR LEVELING PURPOSES ONLY. U Q TAPERED APPLIED > I w EXISTING CONCRETE SLAB FOUNDATION IS AT DIFFERENT ELEVATIONS. U) r OPE1 TO %j a NON-STRUCTURAL [r My{� a 0 11. DECK SHEATHING: SEE STRUCTURAL DRAWING FOR SIZE, SPACING AND '�^/� BEAMS @ T-3"O.C. w m a SPECIFICATIONS.SLOPE SHEATHING 1/4" PER V-0"TO DRAINS MINIMUM.VERIFY V! o p _ ROSEMARY'S ROOM UNDRY PANTRY DINING INSTALLATION WITH DECK MANUFACTURER'S SPECIFICATIONS AND ''/^� N a OFFICE °pew moo° I ES RECOMMENDATIONS. VERIFY WEIGHT OF ADDITIONAL GROUTING FOR THE v+ o OWNER APPROVED MOCK-UP WITH STRUCTURAL ENGINEER BEFORE Q 2°lo FABRICATION. w 1ST FLOOR F.F.E. 1ST FLOOR F.F.E. z 14.29' •: .; .... ; •• ( • •• •• . :� • • 'y ,« rP ..•• • •• ' 14.29' 12. DECK WATERPROOFING TO BE INSTALLED IN STRICT ACCORDANCE WITH > •;. :t. .• s t. • ••;'•• •• • > °i• ' ;• •,r• MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. CONTRACTOR TO a GARAGE F.F.E. :: :. " • ' GARAGE F.F.E. WARRANTY ALL WORK. J 12.40' .. . ., \/ 12.40' \\ \\ \\ \\/\\/\\/\\ •• /\\/\\/\\/\\/\\/\\/\\ \\/\\/\ \\/\\ ` I 13. NEW ROOF MATERIAL, SEE ROOF PLAN FOR MORE INFORMATION. PROVIDE NEW Z /\/ /\/\/\/\/\/\/\/\ \/\/ / ATTIC VENTING AS NEEDED. SEE TITLE 24 REPORT FOR MORE INFORMATION. Z � / /\ \\/\\/\\/\\/\\/\\/\\/\\/\\/\\/\\/\\/\\ \\/\\/\\/\\/\\/\\/\/\/\\/\\/ / \\ \ \ \ \ \ /\\/\\/\\/\\/\\/\\/\\/\/\/ 14. ROOF SHEATHING: SEE STRUCTURAL DRAWING FOR THICKNESS AND NAILING (n \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ SPECIFICATION. - " /// /// /// 15. ROOF RAFTERS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING W \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ AND SPECIFICATIONS. MOCK-UP RAFTERS TO DETERMINE AND VERIFY RIDGE V BEAMS DO NOT EXCEED MAXIMUM HEIGHT AS REQUIRED BY THE CITY OF SECTION \/\//\//\//\ \/\/\ NEWPORT BEACH. CONTRACTOR TO OBTAIN CERTIFIED SURVEYOR TO CONFIRM w 1 ALL MOCKED-UP RIDGE BEAMS BEFORE RIDGE BEAMS ARE SET AND RAFTERS w N ARE LAID OUT. �_ r ° 1/4" = 1 1-O�1 4" FURRING FOR RECESSED EXISTING RETAINING WALL ZO ELEC. FIXTURES(VERIFY DEPTH SEE CIVIL 55 0 _ OF ORDERED FIXTURES) 16. PROVIDE DRAFT STOPS WITHIN'ATTICS, MANSARDS, OVERHANGS,AND SIMILAR Lu Z CONCEALED SPACE FORMED OF COMBUSTIBLE CONSTRUCTION. [91.708.3.1.2.2] w (3000 SQ. FT. &60' MAX.) 0 m Lu O K 2 1 17. CEILING JOISTS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING o 0 A4.2 A4.1 A4.1 AND SPECIFICATIONS.VAULTS TO BE CONSTRUCTED WITH PLYWOOD GUSSETS. Q w SEE INTERIOR ELEVATIONS FOR RADIUS AND INTERSECTION POINTS IF NOT > z SPECIFIED IN BUILDING SECTIONS. 42" HIGH GLASS 1"x 4"T&G CEILING GUARD RAIL 15 23 5 9 23 I 7 12 21 18. PROVIDE APPROVED SPARK ARRESTORS AT TOPS OF ALL FIREPLACE d 6 CHIMNEY'S. SEE DETAIL. 10"x 10" 12 19. NOT USED WOOD BEAM MAX. BLDG. HT 20. NOT USED MAX. BLDG. HT. Q 3 43.29' 43.29' H Lu 21. WINDOWS AND DOORS.SEE DOOR AND WINDOW SCHEDULES. GLASS ON ALL T.O. DBL PLATE T.O. DBL PLATE SWINGING DOORS: GLASS WITHIN 18"OF THE ADJACENT WALKING SURFACE Z 40.61' 40.61' SHALL BE FULLY TEMPERED. Q OPEN 22. LIGHT FIXTURE LOCATION. OWNER APPROVED FIXTURE. . Z U ti o \ 23 42"MEASURED GLASS RFROM TOP OF FINISHED SURFAILS AND BALCONIES. ACE (T.O.F.S.)ILS SHALL BUNLESS E A IIOTHERWISE MUM T OF O N <? E I NOTED. 3/4"CLEAR OPENING MAXIMUM BETWEEN GLASS PANELS. SHOP-DRAWINGS fO TO BE APPROVED BY OWNER AND ARCHITECT. SEE DETAILS. FINISH SURFACE FOR V (n Nq! Opr GUARD RAILS AT CANTILEVERED DECK AT WATER LINE IS AT TOP OF SAND. SEE Z 3RD FLOOR F.F.E. 3RD FLOOR F.F.E. w O DIMENSIONS FOR OVERALL HEIGHT. 34.61' 34.61' �k = w T.O. DBL PLATE T.O. DBL PLATE w 24. "DRESS"STONE VENEER(NATURAL SANTA BARBARA STONE VENEER), SEE MATERIAL AND V 33.03' 33.03' FINISH INDEX ON ELEVATION SHEETS OR COVER SHEET. 25. PROVIDE HANDRAIL AT ONE OR BOTH SIDES OF STAIR AS SHOWN. THE TOP OF CC p p HANDRAILS AND HANDRAIL EXTENSIONS SHALL NOT BE PLACED LESS THAN 34 G INCHES NOR MORE THAN 38"ABOVE LANDINGS AND THE NOSING OF TREADS. TV D HANDRAILS SHALL BE CONTINUOUS THE FULL LENGTH OF THE STAIRS AND AT LEAST Lu c M E16 c ONE HANDRAIL SHALL EXTEND IN THE DIRECTION OF THE STAIR RUN NOT LESS THAN a b w O wJ m 12 INCHES BEYOND THE TOP RISER NOR LESS THAN 12 INCHES BEYOND THE 2 EoC D D FIXED ? �_ BOTTOM RISER. ENDS SHALL BE RETURNED OR SHALL HAVE ROUNDED OFFICE MAS R SUITE O TERMINATIONS OR BENDS. [U.B.C. 1003.3.3.6] SEE DETAILS. o W W o REVISIONS v R a 26. ENCLOSED USABLE SPACE UNDER INTERIOR STAIRS REQUIRES 1/2" GYPBOARD ON A a N I ? d n WALLS AND CEILINGS PER CBC 1009.5.3. 0 2ND FLOOR F.F.E. 2ND FLOOR F.F.E. 27. GARAGES BENEATH HABITABLE ROOMS SHALL BE SEPARATED BY NO LESS THAN 5/8 N 24.46' 24.46' N INCHES TYPE X GYPSUM BOARD APPLIED TO THE UNDERSIDE OF FLOOR FRAMING. T.O. DBL PLATE T.O. DBL PLATE PROVIDE MINIMUM 1/2 INCH GYPSUM BOARD ON THE GARAGE SIDE ELSEWHERE. TABLE 22.86' 22.86' R302.6 28. OPENINGS IN 1-HOUR OCCUPANCY SEPARATION SHALL BE OF EQUAL FIRE RESISTANCE (1-HOUR). DOORS SHALL BE SELF-CLOSING, SOLID CORE WITH 20 MINUTE LABEL. SEE DOOR SCHEDULE. E9 E10 a O b � 29. EXPOSED STRUCTURAL FRAMING. REFER TO CEILING &ARCH PLAN AND iu D D. mD �r STRUCTURAL ENGINEER'S DRAWINGS FOR LUMBER SIZES. VERIFY WITH ARCHITECT E DINI OOM GREAT ROOM PRIOR TO ORDERING LUMBER. ALL CONNECTIONS SHALL BE CONCEALED. 11 P 30. ELEVATOR SHAFT SHALL PROVIDE 1-HOUR SEPARATION ON ENCLOSED FACE OFSsrD AR yiT FRAMING AND SHALL BE ENCLOSED AT TOP OF SHAFT(UBC 711.2). �G �(A S/NcO� 31. ELEVATOR PIT DEPTH PER MANUFACTURER. VERIFY WITH STRUCTURAL. 1ST FLOOR F.F.E. � 1ST FLOOR F.F.E. � o.Ct8 t6 14.29' r •• '. : v, ;. :.' . ;•� ^d'. . . 14.29' 32. NOTHING ON DECK TO EXCEED 24-0 HIGH FROM F.F.E. 9.00 s Renes .�' ,' > T9 GARAGE F.F.E. w •' GARAGE F.F.E. 33. TREATED WOOD OVERLAPPING CLAPBOARD SIDING;4"CUSTOM MILLED HORIZONTAL. �OFCAV�FO 12.40' \. FINAL - \/�\/ SELECTION AND COLOR TO BE DETERMINED BY OWNER AND ARCHITECT. CONTRACTOR SCALE: 1/4"-1'-0" TO PROVIDE 5'-0"x5'-0" MOCK UP FOR APPROVAL BY OWNER AND ARCHITECT. DATE: MAY 10,2016 \\ \\ \\ \ \\ \\ \\ \\ \\ \\ \\ T \\ \\ \ \ \\ \ \\ 34. TREATED WOOD 12"T&G,VERTICAL SIDING. FINAL SELECTION AND COLOR TO BE JOB. DETERMINED BY \/ \//\ X//\ OWNER AND ARCHITECT. CONTRACTOR TO PROVIDE 5'-0"x5'-0" MOCK UP FOR APPROVAL \\//j j/\\ BY OWNER AND ARCHITECT. \ \ \ \ \\ \ 35. RETAINING WALL PER STRUCTURAL ENGINEER'S DRAWINGS AND SPECIFICATIONS. �. WATERPROOFING AND FRENCH DRAIN TO BE INSTALLED PER MANUFACTURER'S SECTION SPECIFICATIONS AND RECOMMENDATIONS. SEE COVER SHEET FOR BASEMENT 2 WATERPROOFING, LARR AND I.C.B.O. NUMBERS. 1/4" = 1 '-0" 20 1 LIVING GREEN WALL 2 2'_p" 1 7'-0"WIDE X 7'-0" HIGH A4.2 A4.1 MAX' A4.1 RACKING W/DRIP w waw a IRRIGATION SECTION NOTES rim iwro_ F-Z LL W LL O W U 6"X 10"WOOD RAFTERS 1. CONCRETE SLAB BASE MATERIAL AND MEMBRANE: 23 5 9 12 7 21 io SHALL BE PROPERLY LAPPED AND SEALED TO PREVENT MOISTURE INFILTRATION 42" HIGH GLASS a0wo aWmio GUARD RAIL 6 1"X 4"T&G CEILING PER STRUCTURAL ENGINEER'S PLANS AND SPECIFICATIONS. UNDER-SLAB o w m-5 12 12 o WATERPROOFING PER SPECIFICATIONS. INSTALL PER MANUFACTURER'S o o o g F p d o 3 w 3 N RECOMMENDATIONS. VERIFY EACH OF THE FOLLOWING PRIOR TO POURING w w i- 3 w z w F. MAX. BLDG. HT. Q MAX. BLDG. HT. CONCRETE:F. F J W. 43.29' 43.29' zaw6mmmSrcxoLL a. ALL IN-SLAB ELECTRICAL AND LOW VOLTAGE ON ELECTRICAL PLANS. o o z=¢ y a a b. ALL FLOOR DRAINS ON PLUMBING PLANS. NOTE: NO WATER LINES TO RUN ti o F m w a i a y T.O. DBL PLATE r u z u r _ T.O. DBL PLATE IN CONCRETE SLAB OR UNDER-FLOOR WITH THE EXCEPTION OF THE y o z¢mar> 4 40.61' 40.61' KITCHEN ISLAND AND ANY FLOOR HEATING SYSTEMS WHERE APPLICABLE. F a w°w o r a r 5--U rU wr�a,�w3--�y C. ALL HVAC AND APPLIANCE DUCTING. i s<LL w m o? y ° U z 1� d. ALL FINISH FLOOR THICKNESS FOR SPECIFIED FLUSH TRANSITION (y" u w m a w o w P OPEN TV Mp TOLERANCE). w ffi w °°x N <w e. ALL ROOF DRAINS AND IN-SLAB LEADER OUTLETS. EXPANSION JOISTS AT g z w z o o m as r--� 00 O N GARAGE SLABS. SEE STRUCTURAL PLANS FOR GRID DIMENSIONS. o a o w 2�o<g'o Q O Z r 2i J W LL r O 2 io _ rcc°womN�wwcaia T o STAIR ELL - 2. SEE STRUCTURAL ENGINEER'S DRAWINGS FOR ALL FOOTING SIZES AND 5 3 o m o w N I DETAILS. �aa'x 5 Hr z w mn 3RD FLOOR F.F.E. ° 3RD FLOOR F.F.E. mooam�maama 34.61' 34.61' �� ~ 3. FINISHED GRADE.ALL SITE WORK TO BE COMPACTED IN STRICT ACCORDANCE WITH THE SOILS ENGINEER'S RECOMMENDATIONS AND SPECIFICATIONS. w T.O. DBL PLATE T.O. DBL PLATE w _ = 4. CONTINUOUS STAINLESS STEEL WEEP SCREED. LOCATE WEEP SCREED AT cnN J 33.03' Q. 33.03' LOWEST POSSIBLE POINT OF CONCRETE FOOTING AND SILL PLATE JUNCTURE. m SLOPING CEILING 5. WALL CONSTRUCTION: 2"X 6"STUDS AT PLATE WALL BEARING. AT THICKENED U Ita \ / j WALL CONDITIONS FURR WALL WITH 2"X 4"STUDS TO THICKNESS SHOWN IN W `o a PLANS. SEE STRUCTURAL ENGINEER'S PLANS FOR SPACING AND (7 o SPECIFICATIONS. FIRE BLOCK STUDS AT CEILINGS AND/OR AT 10'VERTICAL r N rn w OP�N • w m INCREMENTS MEASURED FROM TOP OF SUBFLOOR. T o n 6. INTERIOR STUD WALLS(2X6). SPACING PER STRUCTURAL ENGINEER'S i ? M TER CLO ET FAMILY BATH 3 Z .a v ROOM I DRAWINGS. ALL INTERIOR WALLS TO RECEIVE 5/8"GYP. BRD. (TYPE')C ON THE U N a a WALLS AND CEILING OF GARAGE). COLOR AND FINISH PER INTERIOR �/ w / \ I DESIGNER/ARCHITECT/OWNER. N w N O O O ^ a a ^ 7. THERMAL INSULATION: PROVIDE R-30 AT ALL EXTERIOR WALLS, IN ROOF, AND a 2ND FLOOR F.F.E. L v 2ND FLOOR F.F.E. ALL FLOOR JOIST AREAS INTERIOR AND EXTERIOR. PROVIDE R-19 AT ALL 0 N ^ 24.46' 24.46' N INTERIOR WALLS. SEE TITLE-24 ENERGY REPORT. W _ = w T.O. DBL PLATE T.O. DBL PLATE 8. FLOOR JOISTS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING, g BLOCKING AND SPECIFICATIONS. PREMIUM GRADE. 22.86' ZZ.gg• r = 9. FLOOR SHEATHING: PLYWOOD PER STRUCTURAL ENGINEER. Q -. o 10. SUB-FLOOR: 1-1/2"LIGHT WEIGHT CONCRETE FOR LEVELING PURPOSES ONLY. U Q 0 `l OPEN EXISTING CONCRETE SLAB FOUNDATION IS AT DIFFERENT ELEVATIONS. w w CEILING STORAGE 11. DECK SHEATHING: SEE STRUCTURAL DRAWING FOR SIZE, SPACING AND '�^/� 3 Eo D LAUNDRY RACK SPECIFICATIONS.SLOPE SHEATHING 1/4" PER V-0"TO DRAINS MINIMUM.VERIFY V! j ao INSTALLATION WITH DECK MANUFACTURER'S SPECIFICATIONS AND o 0 R M z UPPER STORAGE RECOMMENDATIONS. VERIFY WEIGHT OF ADDITIONAL GROUTING FOR THE m I - �� ON BACK WALL OWNER APPROVED MOCK-UP WITH STRUCTURAL ENGINEER BEFORE N 2-CAR GARAGE w Q FABRICATION. w J z z 12. DECK WATERPROOFING TO BE INSTALLED IN STRICT ACCORDANCE WITH w 1ST FLOOR F.F.E. 1ST FLOOR F.F.E. Q MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. CONTRACTOR TO 14.29' .. . .. .,,. ...+•.: •�"^. . •.. ;j;. ?� 14WARRANTY ALL WORK. J GARAGE F.F.E. & GARAGE F.F.E. U } 13. NEW ROOF MATERIAL, SEE ROOF PLAN FOR MORE INFORMATION. PROVIDE NEW 12.40' \/ \\\/ \/\\/ /\\/\ • ,. a• •!., / / 12.40' ATTIC VENTING AS NEEDED. SEE TITLE 24 REPORT FOR MORE INFORMATION. Z • /\/\ /\/ ✓ , /\/ /\/\/\ 14. ROOF SHEATHING: SEE STRUCTURAL DRAWING FOR THICKNESS AND NAILING \/ \ \/\ SPECIFICATION. // 15. ROOF RAFTERS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING W \ \\ \\ \\ \\ \\ \\ \ \ \ \ \\ \\ \ \ AND SPECIFICATIONS. MOCK-UP RAFTERS TO DETERMINE AND VERIFY RIDGE V BEAMS NOT EXCEED MAXIMUM HEIGHT AS REQUIRED BY THE CITY OF \ NEWPORTRT BEACH. CONTRACTOR TO OBTAIN CERTIFIED SURVEYOR TO CONFIRM Z � \/ 4'-6"ACCESS DOOR ALL MOCKED-UP RIDGE BEAMS BEFORE RIDGE BEAMS ARE SET AND RAFTERS W W N ARE LAID OUT. r TO ELEV. EQUIPMENT z SECTION16. PROVIDE DRAFT STOPS WITHIN'ATTICS, MANSARDS, OVERHANGS,AND SIMILAR W Z 1 CONCEALED SPACE FORMED OF COMBUSTIBLE CONSTRUCTION. [91.708.3.1.2.2] w w 1/4 = 1ca -0�� (3000 SQ. FT. &60' MAX.) U w U � 17. CEILING JOISTS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING o 0 1 2 21_0" 1 AND SPECIFICATIONS.VAULTS TO BE CONSTRUCTED WITH PLYWOOD GUSSETS. Q w MAX SEE INTERIOR ELEVATIONS FOR RADIUS AND INTERSECTION POINTS IF NOT > z A4.2 A4.1 A4.1 SPECIFIED IN BUILDING SECTIONS. THIRD FLOOR AVERAGE HEIGHT 18. PROVIDE APPROVED SPARK ARRESTORS AT TOPS OF ALL FIREPLACE d CHIMNEY'S. SEE DETAfL. 42" HIGH GLASS 23 2 7 4"x4" STEEL 5 21 9 0 43.29' 19. NOT USED GUARD RAIL POST 6 34.61' 20. NOT USED 12 12 0 8.68' TO T.O. RIDGE MAX. BLDG. HT. Q 3 3 MAX. BLDG. HT. 68' RIDGE DEPTH [- Lu 43.29' 43.29' 8.00' HEIGHT AT RIDGE (n 6.00' HEIGHT @ PLATE 21. WINDOWS AND DOORS.SEE DOOR AND WINDOW SCHEDULES. GLASS ON ALL SWINGING DOORS: GLASS WITHIN 18"OF THE ADJACENT WALKING SURFACE Z T.O. DBL PLATE T.O. DBL PLATE 7.00' AVERAGE HEIGHT LOGGIA SHALL BE FULLY TEMPERED. O 40.61' 40.61' 22. LIGHT FIXTURE LOCATION. OWNER APPROVED FIXTURE. SKYLIGHT P OPE4 Z 23. GLASS GUARDRAILS AND BALCONIES. GUARDRAILS SHALL BE A MINIMUM HEIGHT OF 42"MEASURED FROM TOP OF FINISHED SURFACE (T.O.F.S.) UNLESS OTHERWISE O N R TOP T Fy NOTED. 3/4"CLEAR OPENING MAXIMUM BETWEEN GLASS PANELS. SHOP-DRAWINGS LOG, IA F.P. TO BE APPROVED BY OWNER AND ARCHITECT. SEE DETAILS. FINISH SURFACE FOR V (n C E GUARD RAILS AT CANTILEVERED DECK AT WATER LINE IS AT TOP OF SAND. SEE Z DIMENSIONS FOR OVERALL HEIGHT. W O �� 3RD FLOOR F.F.E. 2% E 3RD FLOOR F.F.E. r 24. "DRESS"STONE VENEER(NATURAL SANTA BARBARA STONE VENEER), SEE MATERIAL AND V 34.61' 34.61' FINISH INDEX ON ELEVATION SHEETS OR COVER SHEET. w T.O. DBL PLATE T.O. DBL PLATE w H = 25. PROVIDE HANDRAIL AT ONE OR BOTH SIDES OF STAIR AS SHOWN. THE TOP OF J 33.03' F 33.03' J HANDRAILS AND HANDRAIL EXTENSIONS SHALL NOT BE PLACED LESS THAN 34 C INCHES NOR MORE THAN 38"ABOVE LANDINGS AND THE NOSING OF TREADS. 0 o HANDRAILS SHALL BE CONTINUOUS THE FULL LENGTH OF THE STAIRS AND AT LEAST Lu a ONE HANDRAIL SHALL EXTEND IN THE DIRECTION OF THE STAIR RUN NOT LESS THAN a 12 INCHES BEYOND THE TOP RISER NOR LESS THAN 12 INCHES BEYOND THE o \ / \ / ION 4 BOTTOM RISER. ENDS SHALL BE RETURNED OR SHALL HAVE ROUNDED LLITERMINATIONS OR BENDS. [U.B.C. 1003.3.3.6] w I BATH 208 O \ N MILY AIRWE I N SEE DETAILS. REVISIONS w I X 26. ENCLOSED USABLE SPACE UNDER INTERIOR STAIRS REQUIRES 1/2" GYPBOARD ON III o w o WALLS AND CEILINGS PER CBC 1009.5.3. CL a 0 N W a 27. GARAGES BENEATH HABITABLE ROOMS SHALL BE SEPARATED BY NO LESS THAN 5/8 2ND FLOOR F.F.E. 2ND FLOORF.F.E. INCHES TYPE X GYPSUM BOARD APPLIED TO THE UNDERSIDE OF FLOOR FRAMING. N 24.46' 24.46' N PROVIDE MINIMUM'/:INCH GYPSUM BOARD ON THE GARAGE SIDE ELSEWHERE. TABLE R302.6 T.O. DBL PLATE T.O. DBL PLATE 22.86' 22.86' 28. OPENINGS IN 1-HOUR OCCUPANCY SEPARATION SHALL BE OF EQUAL FIRE RESISTANCE (1-HOUR). DOORS SHALL BE SELF-CLOSING, SOLID CORE WITH 20 MINUTE LABEL. SEE DOOR SCHEDULE. TV 29. EXPOSED STRUCTURAL FRAMING. REFER TO CEILING &ARCH PLAN AND DINT-11 \11OM E9 E10 VERIFY T&G FURRING STRUCTURAL ENGINEER'S DRAWINGS FOR LUMBER SIZES. VERIFY WITH ARCHITECT DEPTH FOR ELEC. PRIOR TO ORDERING LUMBER. ALL CONNECTIONS SHALL BE CONCEALED. 17. BE ND D D D FIXTURE zo 30. ELEVATOR SHAFT SHALL PROVIDE 1-HOUR SEPARATION ON ENCLOSED FACE OF SED AR0y7T GREAT ROOM -ENTRY X.s/ F _ FRAMING AND SHALL BE ENCLOSED AT TOP OF SHAFT(UBC 711.2). �O �. Nc�O� ITCHE I 31. ELEVATOR PIT DEPTH PER MANUFACTURER. VERIFY WITH STRUCTURAL. v o0 0.018 16 1ST FLOORI ST FLOOR F.F.E� _ 1ST FLOOR F.F.E� 32. NOTHING ON DECK TO EXCEED 24'-0"HIGH FROM F.F.E. 9.00 sT Renes 14.29' " :•' ^ " •: . ' . • :. 14.29' 33. TREATED WOOD OVERLAPPING CLAPBOARD SIDING;4"CUSTOM MILLED HORIZONTAL. ��OFCAV�FQ • • :' r ' •.• :.'.. " •'• FINAL GARAGE F.F.E. w GARAGE F.F.E. SELECTION AND COLOR TO BE DETERMINED BY OWNER AND ARCHITECT. CONTRACTOR SCALE: 1l4"=1'A" 12.40' \ \ \ \\ \ \\ \ \ \\ \ \//\ 12.40' TO PROVIDE 5'-0"x5'-0" MOCK UP FOR APPROVAL BY OWNER AND ARCHITECT. DATE: MAY 10,2016 \i�\i \i\i /\i\i\i\i /\i •.. . /\ \/ JOB: _ // // / •/ // 34. TREATED WOOD 12"T&G,VERTICAL SIDING. FINAL SELECTION AND COLOR TO BE \\ \\ \\ \ \\ \\ \\ \\ \\ \\ \\ \\ \\ \ \ \\ \ \\ DETERMINED BY j \/\ \ / j\/j\/j j \/ OWNER AND ARCHITECT. CONTRACTOR TO PROVIDE 5'-0"x5'-0" MOCK UP FOR APPROVAL BY OWNER AND ARCHITECT. 35. RETAINING WALL PER STRUCTURAL ENGINEER'S DRAWINGS AND SPECIFICATIONS. �-�. WATERPROOFING AND FRENCH DRAIN TO BE INSTALLED PER MANUFACTURER'S 2 SECTION \ \ \ \ \\ \ SPECIFICATIONS AND RECOMMENDATIONS. SEE COVER SHEET FOR BASEMENT WATERPROOFING, LARR AND I.C.B.O. NUMBERS. 1/4 IV = 1 '-0" 7