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HomeMy WebLinkAbout09_Godber Residence Coastal Development Permit No. PA2017-027 COMMUNITY DEVELOPMENT DEPARTMENT VPLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 cq��FOF�NvP 949-644-3200 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT June 15, 2017 Agenda Item No. 9 SUBJECT: Godber Residence (PA2017-027) SITE LOCATION: 20 Beacon Bay • Coastal Development Permit No. CD2017-011 APPLICANT: Entitlement Advisors OWNER: Rick Godber PLANNER: Benjamin M. Zdeba, AICP, Associate Planner 949-644-3253, bzdeba@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT • Coastal Land Use Category: Two-Unit Residential — (10.0 — 19.9 DU/AC) (RT-C) • Coastal Zoning District: Two-Unit Residential (R-2) • General Plan: Two-Unit Residential (RT) • Zoning District: Two-Unit Residential (R-2) PROJECT SUMMARY A request for a coastal development permit to allow the demolition of an existing single- family residence with attached garage and the construction of a new, approximately 4,281 square-foot, single-family residence with a 572-square-foot attached garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices and landscaping. 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 1 Godber Residence CDP Zoning Administrator, June 15, 2017 Page 2 3) Adopt Draft Zoning Administrator Resolution No. approving Coastal Development Permit No. CD2017-011 (Attachment No. ZA 1). DISCUSSION Land Use and Development Standards • The subject property is located in the R-2 Coastal Zoning District, which provides for single-and two-unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan and Zoning Code. • The neighborhood is predominantly developed with two-story single-family residences. Most of the newer residences have a rooftop deck and a partial third- story. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. • The proposed development conforms to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as illustrated in Table 1. Table 1 —Development Standards Development Standard Reg uired/Al lowed _ Pro osed Setbacks min. Front water 15 feet 15 feet Sides 3 feet 4 feet, 3 inches Second Front street 3 feet 3 feet Allowable Floor Area 5,435 s uare feet 4,853 square feet Allowable 3rd Floor Area 407 square feet 406 square feet Open Space 407 square feet 439 square feet Parking 3-car garage 3-car garage Height 24 feet flat roof 24 feet flat roof 29 feet sloped roof 29 feet sloped roof • The property is located in the Appeal Area; therefore, a coastal development permit is required and a waiver for de minimis development cannot be issued. Hazards • The development fronts the Newport Bay, but is separated from the shoreline by a public bayfront parcel. The project site is not protected by a bulkhead. • The finished floor elevation of the proposed structure is 9.67 MSL (NAVD 88), which is higher than the 9.00 MSL (NAVD88) minimum elevation standard. A waterproofing curb is proposed be constructed around the perimeter of the TmpIC 01/17/17 Godber Residence CDP Zoning Administrator, June 15, 2017 Page 3 dwelling that would protect against flooding up to an elevation of approximately 11.7 feet (NAVD88). • A Coastal Hazard and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated March 17, 2017, for the project. The report concludes it is very unlikely that any type of wave will reach the site even considering a 4.5-foot sea level rise and that the proposed project is reasonably safe from the shoreline erosion due to lack of wave or wakes that can erode sand from the beach. Overall, the analysis concludes that the proposed project will be safe from flooding hazards for the next 75 years. • 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 draft Resolution includes a condition of approval requiring acknowledgement of the hazards present at the project site. Also included is a condition of approval requiring an agreement to waive the rights to construct future shoreline protection devices. Water Quality • 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 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 CPPP has been reviewed and approved by the City's Engineer Geologist. Construction plans and activities will be required to adhere to the approved CPPP. • 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 a Low Impact Development 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. Tmp1[:01/17/17 3 Godber Residence CDP Zoning Administrator, June 15, 2017 Page 4 • Conditions of Approval Nos. 16 through 20 are included in the draft Resolution to help ensure best management and low impact development practices are adhered to during construction. Public Access • The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. • Vertical access to the bay front is available immediately west of the site at the intersection of Beacon Bay and Reef Cove where there is a small public beach with access to the water. • Lateral access along the public beach to the south will not be impeded as proposed and conditioned. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 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. The Class 3 exemption includes 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-2 Coastal Zoning District. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners of property and residential occupants within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled 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. TmpIC 01/17/17 4 Godber Residence CDP Zoning Administrator, June 15, 2017 Page 5 As the project site is located in an Appeal Area, an "aggrieved person,"as the term is defined by the Coastal Act, may appeal the final action on this Coastal Development Permit application to the California Coastal Commission or it may be appealed by the Coastal Commission. For additional information about filing an appeal, contact the Planning Division at 949-644- 3200. Prepared by: 14w— EaArfinpAdeba, AICP ssociat tanner JWC/bmz Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmpl[:01/17/17 Attachment No. ZA 1 Draft Resolution RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-011 FOR THE DEMOLITION OF AN EXISTING SINGLE-UNIT RESIDENCE AND THE CONSTRUCTION OF A NEW SINGLE-UNIT RESIDENCE WITH APPURTENANCES LOCATED AT 20 BEACON BAY (PA2017-027) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Entitlement Advisors on behalf of Rick Godber, Property Owner, with respect to property located at 20 Beacon Bay, and legally described as Parcel 20 as shown on Page 42 of Records Book 9 in the Office of the Recorder of the County of Orange, 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 approximately 4,281 square-foot, single-family residence with a 572-square-foot attached garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices and landscaping. 3. The General Plan Land Use Element designation for the subject property is Two-Unit Residential (RT) and it is located within the Two-Unit Residential (R-2) Zoning District. 4. The Coastal Land Use Plan category for the subject property is Two-Unit Residential — (10.0— 19.9 DU/AC) (RT-C) and it is located within the Two-Unit Residential (R-2) Coastal Zoning District. 5. A public hearing was held on June 15, 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 hearing 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 hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15303, 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), because it has not potential to have a significant effect on the environment. Zoning Administrator Resolution No. ZA2017-### Page 2 of 7 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-2 Coastal Zoning District. 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 approximately 5,435 square feet and the proposed floor area is 4,853 square feet. b. The proposed development complies with the required setbacks, which are 15 feet along the waterfront property line, 3 feet along each side property line and 3 feet along the property line abutting Beacon Bay. A roof cover is permitted to encroach up to 14 feet, 6 inches into the required 15-foot waterfront setback per Variance No. VA0342 for Lots 1 through 22. c. The highest guardrail is less than 24 feet from established grade and the highest ridge is 29 feet from established grade, which comply with the maximum height requirements. d. The project includes garage parking for a total of three vehicles, meeting the minimum three-car garage parking requirement for single-family residences with more than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two-story single-family residences. Most of the newer residences have a rooftop deck and a partial third-story. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The development fronts the Newport Bay, but is separated from the shoreline by a public bayfront parcel. The project site is not protected by a bulkhead. The finished floor elevation of the proposed structure is 9.67 MSL (NAVD 88), which is higher than the 9.00 MSL (NAVD88) elevation standard. A waterproofing curb is proposed be constructed around the perimeter of the dwelling that would protect against flooding up to an elevation of approximately 11.7 feet (NAVD88). oa-27-17 g Zoning Administrator Resolution No. ZA2017-### Page 3 of 7 4. A Coastal Hazard and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated March 17, 2017, for the project. The report concludes it is very unlikely that any type of wave will reach the site even considering a 4.5-foot sea level rise and that the proposed project is reasonably safe from the shoreline erosion due to lack of wave or wakes that can erode sand from the beach. Overall, the analysis concludes that the proposed project will be safe from flooding hazards for the next 75 years. 5. 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. 6. 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 Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. A CPPP has been reviewed and approved by the City's Engineer Geologist. 7. 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. 8. 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 project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. oa-z7-17 9 Zoning Administrator Resolution No. ZA2017-### Page 4 of 7 2. Vertical access to the bay front is available immediately west of the site at the intersection of Beacon Bay and Reef Cove where there is a small public beach with access to the water. 3. Lateral access along the public beach to the south will not be impeded as proposed and conditioned. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-011, 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 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 15TH DAY OF JUNE, 2017. Patrick J. Alford, Zoning Administrator oa-z7-17 10 Zoning Administrator Resolution No. ZA2017-### Page 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 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. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. A case is pending before the California Supreme Court (Lynch v. California Coastal Commission (2014) 229 Cal.AppAth 658), which may affect this condition. If the Court finds the California Coastal Commission is unable to limit future shoreline protection, this condition shall be null and void without further action by either party. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs)of every kind and nature whatsoeverwhich may arise from or in any manner relate (directly or indirectly) to City's approval of development. 4. There shall be no encroachments into the public beach. 5. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 6. Coastal Development Permit No. CD2017-011 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. 7. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 8. 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. oa-z7-17 11 Zoning Administrator Resolution No. ZA2017-### Page 6 of 7 9. 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. 10. 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. 11. 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. 12. Prior to issuance of the building permits, the approved Construction Pollution Prevention Plan (CPPP) and Water Quality and Hydrology Plan (WQHP) shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and WQHP and any changes could require separate review and approval by the Building Division. 13. Prior to the issuance of building permits, the applicant shall submit a final 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. 14. 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. 15. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 16. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 17. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the CPPP. oa-z7-17 12 Zoning Administrator Resolution No. ZA2017-### Page 7 of 7 18. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 19. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 20. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 21. 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. 22. 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 Local Coastal Program of the Newport Beach Municipal Code. 23. 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 Godber Residence including, but not limited to, Coastal Development Permit No. CD2017-011 (PA2017-027). 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/orthe 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. oa-27-17 13 Attachment No. ZA 2 Vicinity Map 14 ` - + ON40 �lQ 1 JAW o fro e o _ . m =Q HARBOR IScc LAND DR G - ® arc o + Y LL Q • ' ,.'f• BEACON LU 'r�,Aila� �.+y'1!S'"�r. "�--�► BAY - - �. v°PJB �� N BAY FRONT ALLEY N ♦ (�� �Qt1�' Jtp W ' Ui P w > a ��v PJB Q Q D C = w s q�F PJ P~ OQ Newport Beach Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided, however,The City of GIS Newport Beach and its employees and agents disclaim any and all responsibility from or relating to �taE�'P°Hr any results obtained in its use. 0 417 833 Ft Imagery: 2009-2013 photos provided by Eagle u s Feet Imaging www.eagleaerial.com 616/2017 15 Attachment No. ZA 3 Project Plans 1( N W o=m 0 W Z W Q m xx �5�y =WPOWXX _z rZLLWLLOwUgw _ jOWF�a Wo 002WFUW TW Y OO~U O m F U F Z PRIVATE RESIDENCE LLXz-F app-WW 00", c6w - Wx S w J x m O S W�W e a co nBaybo-MO~Za 20 �mw�zoauOULL OOZ=¢ KN4g§ UU-Ul0 LL�W Om t/1 z J N W H>W O �aWo� Nz��F � 2UW tK-�¢p aow5�9Fm d§9WOO4D6N <�wWozau,Newport w W ~�U1�J11 W CA , 92660 Qz QQF W2o=� F U z2o F F y LL O Q O�U -�O Q 3 Z o 2 QzZH3J WLL~QOQz g U' wo z-0 W W m W W U U0(6O w}NSU W ?�a�g� � zra0 mooawwm<<W < CONSULTANT LIST PROJECT INFORMATION SHEET INDEX cn F- OWNER RICK and MARY GODBER PROPOSED SQUARE FOOTAGE STRUCTURAL U A-0.0 COVER SHEET 20 BEACON BAY, APN/ACCESSOR PARCEL NO. 988-880-30 1 ST FLOOR GROSS 2,348.07 SF W `o NEWPORT BEACH CA. 92662 S-1 GENERAL NOTES &TYPICAL DETAILS - SCOPE OF WORK DEMOLISH EXISTING TWO STORY SFR AND TWO-CAR 2ND FLOOR GROSS 2,106.32 SF ARCHITECTURAL GARAGE. CONSTRUCT A NEW THREE STORY. SINGLE S-1.1 TYPICAL DETAILS o FAMILY RESIDENCE WITH ATTACHED THREE CAR GARAGE, 3RD FLOOR GROSS 406.42 SF T ARCHITECT SINCLAIR ASSOCIATES ARCHITECTS A.I.A. ROOF DECK, LANDSCAPING AND HARDSCAPE. SCOPE OF A-1.0 SURVEY PLAN - 1/8":1'-0" SCALE S-1.2 TYPICAL DETAILS v WESTWOOD VILLAGE STUDIOS WORK TO ALSO INCLUDE NEW SITE WALLS, PLANTERS, GRAND TOTAL 4 V,860.80 SF 10956 WEYBURN AVENUE, STUDIO 200 PILASTERS, AND GATES TO PROPERTY. A-1.1 SITE PLAN - 1/4":1'-0"SCALE S-1.3 TYPICAL DETAILS A/ w LOS ANGELES, CA. 90024 UNDER SEPARATE PERMIT/ RETAINING WALLS OVER 4 FT HIGH FROM THE BOTTOM MAXIMUM AREA 39.14' X 100.00' A-1.2 VARIANCE SHEET S-2 FOUNDATION PLAN LL W PHONE: 310.824.9420 ALLOWABLE FOOTAGE Q z DEFERRED SUBMITTAL OF THE FOUNDATION TO THE TOP OF THE WALL, LOT SIZE 3,914.00 SQ. FT. a FAX: 310.824.9430 MASONRY OR CONCRETE FENCES OVER 3.5 FT A-2.01 AREA CALCULATIONS- 1/8":1'-0"SCALE S-3 SECOND FLOOR FRAMING PLAN '^ N EMAIL: RSINCLAIR@SINCLAIRARC.COM HIGH.PROPERTY LINE WALLS, ELEVATOR,AND STONE SETBACKS �/+ 0. VENEER ANCHORAGE. FRONT 3'-0" A-2.1 FIRST FLOOR KEYPLAN - 1/4":1'-0"SCALE S-4 3RD FLOOR/ LOW ROOF FRAMING PLAN W w LANDSCAPE ARCHITECT PETER PHILIPS SIDES 3'-0" PHILIPS DESIGN ALL PERMITS RELATED TO THE PROPOSED PROJECT REAR 15'-0" A-2.2 FIRST FLOOR DIMENSION PLAN - 1/4":1'4" SCALE S-5 ROOF FRAMING PLAN Q g LANDSCAPE ARCHITECTURE SHALL BE ISSUED AT THE SAME TIME, OR SEPARATE Q > 25622 EASTWIND DR. PLANS AND PLAN REVIEW WILL BE REQUIRED FOR ITEMS BUILDABLE LOT 2,717.48 SQ. FT. A-2.3 SECOND FLOOR KEYPLAN- 1/4":1'-0" SCALE S-6 DETAILS o NOT ISSUED WITH THIS REVIEW. O DANA POINT, CA. 92629 A-2.4 SECOND FLOOR DIMENSION PLAN - 1/4":1'-0"SCALE S-7 DETAILS U PHONE 949/388-5161 O vi HVAC, LOCATION AND SOUND ATTENUATION DESIGN. MAXIMUM SQ. FT. 5,434.96 SQ. FT. w pete@philips-design.com A-2.5 THIRD FLOOR KEYPLAN - 1/4":1'-0"SCALE S-8 DETAILS 3: www.philips-design.com PARCEL SIZE �/� o 3,914.00 SF (.089 OF AN ACRE) FIRE A-2.6 THIRD FLOOR DIMENSION PLAN - 1/4":1'-0"SCALE S-9 DETAILS '^ N SPRINKLERS: V+ SURVEYOR APEX LAND SURVEYING, INC. ZONING R-BI (BALBOA ISLAND) a. NEW CONSTRUCTION REQUIRES INSTALLATION OF A FIRE A-2.7 ROOF PLAN - 1/4":1'-0"SCALE S-10 DETAILS o SPRINKLER SYSTEM THROUGHOUT THE STRUCTURE. HUNTINGTON BEACH, CA 92646 N PHONE 714.488.5006 LOT DIMENSIONS b. SPRINKLER DRAWINGS AND HYDRAULIC CALCULATIONS TO BE A-3.1 EXTERIOR ELEVATIONS- 1/4":1'-0" SCALE S-11 STEEL FRAME DETAILS 39.14'X 100' = 3,914 SQ. FT. �/ ui FAX 714.333.4440 SUBMITTED TO PLAN CHECK AND APPROVED PRIOR TO ISSUING ri THE BUILDING PERMIT OR OBTAIN FIRE SPRINKLER PERMIT PRIOR A-3.2 EXTERIOR ELEVATIONS- 1/4":1'4' SCALE S-12 STEEL FRAME DETAILS Z EMAIL: APEXLSINC@GMAIL.COM LEGAL DESCRIPTION MAP SOURCE MAP 251 PG 46 LOT 20 TO CALLING FOR ROOF SHEATHING INSPECTION. > A-4.1 BUILDING SECTIONS- 1/4":1'-0" SCALE S-13 STEEL FRAME DETAILS J Z COMMUNITY ASSOCIATION BEACON BAY COMMUNITY ASSOCIATION CIVIL FORKERT ENGINEERING &SURVEYING, INC. APPLICABLE CODES 2010 CRC; 2010 CBC; 2010 CPC; 2010 CEC; 2010 CMC; 2008 A-4.2 BUILDING SECTIONS- 1/4":1'-0" SCALE U m 22311 BROOKHURST ST, STE 203 Building Energy Efficiency Standards Z 3 HUNTINGTON BEACH, CA 92646 NEWPORT BEACH PLANNING GUIDELINES (BEES); 2010 California Green Building Standards Code (CALGreen); A-4.3 BUILDING SECTIONS- 1/4":1'-0" SCALE PHONE 714.963.6793 &Chapter 15 of the Newport FAX 714.963.7296 LOT AREA 3,924.00Beach Municipal Code(NBMC). A-5.1 FIRST FLOOR REFLECTED CEILING PLAN FORKERTENGINEERING.COM /A EMAIL: TOMR V/ o� BUILDABLE PAD 100.00'- 1 155'' FT.-3'=82' 39.14'-T-T=33.14' HEIGHT CERTIFICATION INSPECTION REQUIRED. "HEIGHT TO BE CERTIFIED"AT RIDGE A-5.2 SECOND FLOOR REFLECTED CEILING PLAN SOILS ENGINEER COAST GEOTECHNICAL, INC. 82' x 33.14'=2,717.48 SQ. FT. AREA AND ROOF DECK RAIL ELEVATION POINTS ON THE EXTERIOR A-5.3 THIRD FLOOR REFLECTED CEILING PLAN W 14747 ARTESIA BLVD,SUITE 1-D ELEVATIONS. N LA MIRADA,CA 90636 INSIDE BUILDING ENVELOPE. V A-6.1 DOOR SCHEDULE Z O PHONE: 714.521.0169 MAXIMUM SQ. FT. GARAGE INCLUDED IN CALCULATION. APPROVAL IN CONCEPT EMAIL: COASTGEOTEC@SBCGLOBAL.NET W = LOT AREA- BUILDING SETBACKS x 2 A-6.2 WINDOW SCHEDULE v 2,717.48 x 2 =5,434.96 SQ. FT. MAXIMUM. TABLE 3306.1 0 w A-7.1 DETAILS STRUCTURAL SHAH ENGINEERING GROUP INC PROTECTION OF PEDESTRIANS r LU 28039 SMYTH DRIVE, #200 NOTE: DECK OPEN ON TWO SIDES (50% OPEN) DOES W o NOT COUNT AS SQUARE FOOTAGE WITH HEIGHT OF DISTANCE FROM TYPE OF PROTECTION A-7.2 DETAILS a VALENCIA, CA 91355 REGARD TO MAX SQ. FT. CONSTRUCTION CONSTRUCTION TO LOT LINE REQUIRED 3: PHONE: 661.702.8300 A-7.3 DETAILS LU z FAX: 661.702.8400 LESS THAN 5 FEET CONST. RAILINGS EMAIL: KAMAL@SHAH-ENGINEERING.COMTHIRD FLOOR LIMITATIONS. ALLOWED FLOOR AREA 15% OF TOTAL BUILDABLE AREA. 8 FEET OR LESS 5 FEET OR MORE NONE A-7.4 DETAILS Q m 2,717.48 X .15 15%) Z BARRIER TITLE-24 CONSULTANT HERITAGE ENERGY GROUP 407.62 SQ. FT. LESS THAN 5 FEET WALKWA&COVERED A-7.5 DETAILS 470 WALD THIRD FLOOR SETBACK 15' FROM FRONT REAR SETBACK A-7.6 DETAILS d m IRVINE, CA 92618 LINES. 5 FEET OR MORE BUT NOT MORE THAN BARRIER& COVERED PHONE: 949.789.7221 LOGGIAS ALLOWED IF ONE SIDE 1/4 THE HEIGHT OF CONSTRUCTION WALKWAY A-7.7 DETAILS FAX' 949'789'7222 OPEN OR 50%OPEN DOES NOT MORE EMAIL: RUDY@HERITAGEENERGYGROUP.COM COUNT AS HABITABLE ROOM SQ. FT. THAN 8 5 FEET OR MORE BUT BETWEEN 1/4 AND BARRIER A-7.8 DETAILS OPEN VOLUME AREA 15% OF BUILDABLE AREA OF PROPERTY FEET 1/2 THE HEIGHT OF CONSTRUCTION A-7.9 DETAILS Z HAZARD ANALYSIS DAVID SKELLY OF LOT.407.62 SQ. FT. 5 FEET OR MORE BUT EXCEEDING 1/2 O ~ ti PHONE: 760.438.3155 THE HEIGHT OF CONSTRUCTION NONE A-7.10 DETAILS fn W r EMAIL: DSKELLY@GEOSOILS.COM AVERAGE NATURAL GRADE ANG 9.62 +9.67 + 9,80 +9.75= 38.84/4 W (1) N N 9.71 ELEVATION ANG A-7.11 DETAILS W J CITY NOTES PRIOR TO PERFORMING ANY WORK IN CITY RIGHT-OF-WAY, AN ENCROACHMENT A-7.12 DETAILS H 2 MAIN RESIDENCE SETBACKS PER HOA. VERIFIED BY PLANNING DEPT. PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT U) Q A-7.13 DETAILS V ~ FRONT SETBACK T-0" STREETFRONT NOTICE: SIDE SETBACK 4'-3" HOA SIDEYARD SETBACK, 3'-O" NB PLANNING SETBACK CONSTRUCTION DEBRIS OR OTHER MATERIAL DESTINED FOR THE DUMP MUST BE W J m Q A-7.14 DETAILS VICINITY MAP SIDE SETBACK 20'-0 HOA ESTRADA FRONTAGE. 4'-3" FROM PROPERTY LINE HAULED BY HAULERS LICENSED BY THE CITY OF NEWPORT BEACH. NB PLANNING SETBACK. A-7.15 DETAILS 0 CO Z MEASURED FROM THE CENTERLINE OF THE ESTRADA SIDEWALK TREES SHALL NOT BE PLANTED TRIMMED REMOVED OR RELOCATED WITHIN THE () Q W Q REAR SETBACK 15'-O" YACHT BASIN OR BULKHEAD FRONTAGE. CITY RIGHT-OF-WAY WITHOUT PRIOR WRITTEN APPROVAL FROM THE GENERAL EXCEPTIONS: BAYFRONT RESIDENCES MAY HAVE PATIO COVERS ATTACHED PROVIDED SERVICES DEPARTMENT. O LANDSCAPE 0 THE COVERS EXTEND NO FURTHER THAN WITHIN 6"OF THE PL. PATIO COVER POSTS MAX SIZE 6'x6" ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT GLASS WIND BREAKS ON WEST END OF PATIO NOT TO EXCEED 50%. RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, L-1 HARDSCAPE PLAN ° WINDOW SASH 21/2" MAX. CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE REVISIONS PROPERTY OR TO OBTAIN COMMUNITY ASSOCIATION APPROVAL OF PLANS. YOU L-2 HARDSCAPE DETAILS PROJECTIONS OF EAVES AND F.P. CHIMNEYS CAN PROJECT MAX. V-0" SHOULD CONTACT YOUR COMMUNITY ASSOCIATION PRIOR TO COMMENCEMENT OF NOVEMBER 9,2016 Q INTO SETBACK. ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. L-3 LIGHTING PLAN ^ r ' SIDE YARD FENCING 6-O" MAX FROM NATURAL GRADE CCC.JAN.17,2017 Q j _ FRONT SETBACK YARD FENCING MAX. 3'-0" L-4 IRRIGATION PLAN A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5 AND FOR 4_4 BASE HEIGHT ZONE i SHORING AND UNDERPINNING. L-4.1 IRRIGATION DETAILS ;. BLDG HEIGHT 29'-0" FROM AVERAGE NATURAL GRADE (ANG) ESTABLISHED A LICENSED SURVEYOR SHALL COMPLETE FEMA ELEVATION CERTIFICATE AND SUBMIT L-5 TREE& PLANTING PLAN BY THE FOUR BE CORNERS. IF ADJOINING NEIGHBORS ANG IS IT TO BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION. L-5.1 TREE& PLANTING DETAILS HIGHER PER SURVEY, PLANNING WILL CONSIDER EQUALING NEIGHBORS ANG 29'-0"SLOPED MIN 3:12 = ELEV. 38.71 MAX. BLDG. HEIGHT. 24'-0" FLAT TOP OF 3RD FLOOR 42" HIGH HOLDS ON FINAL CIVIL GUARDRAIL.ANG=9.71'ANG, SEE SURVEY. THE FOLLOWING HOLD(S) ON FINAL WILL BE APPLIED TO YOUR BUILDING PERMIT: REVIEWING AGENCIES CITY OF NEWPORT BEACH PLANNING C-1 TITLE SHEET D ARC& DEPARTMENT-APPROVAL IN CONCEPT CALIFORNIA COASTAL ❑ HEIGHT CERTIFICATION OR CRITICAL ROOF HEIGHT ELEVATIONS. G� Z C-2 PRECISE GRADING A . q COMMISSION COASTAL PLAN CHECKER-FERNI SI BEACON J e Y s� ' BAY COMMUNITY ASSOCIATION. LANDSCAPE CERTIFICATION - FOR PROJECTS REQUIRING LANDSCAPE C-3 SECTIONS DOCUMENTATION PACKAGE, APPLICANT MUST PROVIDE THIRD-PARTY STAMPED AND '135116 Q TYPE OF CONSTRUCTION - SIGNED CERTIFICATES OF COMPLETION (APPENDIX E OF DESIGN STANDARDS). C-4 SOILS RECOMMENDATIONS S' Ren/ T 24 9�Opo A�� OCCUPANCY SCALE: AS SHOWN USE _ DATE: JULY 12,2016 BUILDER'S NOTES: T-24.1A TITLE 24 ENERGY COMPLIANCE SHEET JOB: - STORIES 3 1. 1 1/2" FINISH FLOOR THICKNESS T-24.1 B TITLE 24 ENERGY COMPLIANCE SHEET 2. 11/8" PLYWOOD SUBFLOOR FLOOD HAZARD ZONE A LICENSED SURVEYOR SHALL COMPLETE FEMA 3. 11/8" PLYWOOD SUBFLOOR ON UPPER DECK T-24MM MANDATORY MEASURES ELEVATION CERTIFICATE AND SUBMIT TO BUILDING GLUED& SCREENED DOWN INTO FRAMING PER S.E. DEPARTMENT INSPECTOR DURING FINAL INSPECTION. A-0.0 TOP OF SLAB OR FOOTING (NOT TO BE CONFUSED WITH TOP OF FINISHED FLOOR)OR FIRST FLOOR CRAWL SPACE TO BE 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) 2 N J W ~� W Z U w r wr O m LEGEND TITLE REPORT/EASEMENT NOTES BENCHMARK INFORMATION W W a Z CL d F Z LL W LL o w U J W 20 BEACON BAY ¢ ozW,�°or �w� BENCHMARK NO.: N64-39-77 °m o w °a LL NEWPORT BEACH, CA 92660 ii::� - BLOCK WALL ® - ° �= wr �Farw BRICK SURFACE (APN: 988-880-30) a o z J ° DESCRIBED BY OCS 2002- FOUND 3 314" OCS ALUMINUM BENCHMARK DISK a o °o�Fz =w AC ASPHALT PAVEMENT r~ o a o m a°- o STAMPED "NB4-39-77", SET IN THE NORTHEAST CORNER OF A 4.3 FT. BY 4.8 FT. p f w °W_ a w EASEMENTS PLOTTED HEREON AND LISTED BELOW ARE PER "SCHEDULE B" IN A TITLE REPORT w x v w z w CL - CENTERLINE CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER p o wm w J m a o=w F w PREPARED BY ORANGE COAST TITLE COMPANY OF SOUTHERN CALIFORNIA -ORANGE COUNTY EP - EDGE OF PAVEMENT OF THE INTERSECTION OF BAYSIDE DRIVE AND HARBOR ISLAND DRIVE, 64.6 FT. m w a o z a _ DIVISION, ORDER NO. 350-1749677-11, DATED JUNE 11, 2016. s z a w FF FINISH FLOOR a CONCRETE SURFACE SOUTHERLY OF THE CENTERLINE EASTERLY OF THE CENTERLINE O OF BAYOR ISLAND DRIVE AND 38 FT.S DE DRIVE. MONUMENT IS SET LEVEL 0 o z o a FFG FINISH FLOOR GARAGE ITEM 10: AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, IN FAVOR OF THE VICINITY MAP z w� w xa LL z 10 WITH THE SIDEWALK. o o z a m a FS - FINISHED SURFACE CITY OF NEWPORT BEACH, RECORDED 3/20/2001 AS INSTRUMENT NO. 2001-159276, O.R. O F J m o W w z F w? o Q Bqy NO SCALE oaw Fwm _ -oro NG - NATURAL GROUND S/� cn y y y ELEVATION: 10.859 FEET(NAVD88), YEAR LEVELED: 2011 Q F z PC - PALM TREE CLUSTER w y - (� a o 2 w f o-o§ �° w GRASS SURFACE R SCO SEWER CLEANOUT y y y x N� a woo z ° LEGAL DESCRIPTION �o° o T o � z o� = SMH - SEWER MANHOLE REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, p' 0 1 z _ -o o�m LL O Q o J O 2 0 a �z ° TC - TOP OF CURB STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: a z F x Y, o m° w TW - TOP OF WALL BASIS OF BEARINGS p m o W W � J W u w a z 0, W2 Dow 2 a w u < WM WATER METER LOT 20,AS SHOWN UPON A RECORD OF SURVEY MAP RECORDED IN BOOK 9 PAGE 42 THE BASIS OF BEARINGS USED ON THIS SURVEY IS THE U.S. 3 z x ° W J Z O u w AND 43 OF RECORD OF SURVEYS, ON FILE IN THE OFFICE OF THE COUNTY RECORDER BULKHEAD LINE AS SHOWN AS EAST 3390.35 TO U.S. STA. 101, SHOWN z m ��x i z r a v EXISTING ELEVATION HARBOR ISLANp m o o a w W m a a m a ( ) - OF ORANGE COUNTY, CALIFORNIA, TOGETHER WITH CERTAIN PORTIONS OF ADJOINING ON RECORD OF SURVEY 93-1072 AS FILED IN R.S.B. 142/50. O� DR. ® - FOUND LEAD AND TAG STAMPED -LS 4653' LOTS F, H, AND I OF SAID MAP, DESCRIBED AS FOLLOWS: Q - MONUMENT TO BE SET Q I Z I TBM - TEMPORARY BENCH MARK SET ON THAT PORTION OF LOT"I" FRONTING LOT 20 AND THE PROLONGATION OF THE SOUTH I m A WATER METER LINE OF LOT 20, WESTERLY 20 FEET TO THE CENTER OF LOT F AND EXTENDING I I SOUTHWARD 28 FEET TO THE U.S. BULKHEAD LINE. BEACON BAY I ELEVATION = 9.42 FEET SITE w I cm UJI THAT PORTION OF LOT"H" FRONTING LOT 20 AND THE PROLONGATION OF THE NORTH o LINE OF LOT 20, WESTERLY 20 FEET TO THE CENTER OF LOT F AND EXTENDING NORTHWARD 32 FEET. N zQ = o m THAT PORTION OF LOT"F" FRONTING LOT 20 AND EXTENDING WESTWARD 20 FEET TO V THE CENTER LINE OF LOT F. w I J Q W C7 Z '^ a v/ 0 1 O W w I I H Q J_ J N � o 32' (35.62) N M V Q nn RIDGE [7 Oco 10 3 28 _ M 10 Z T ❑ o N 0� r U 33.80 �5 ��. I (6.24) 0 <` J NO ROOF O��ti EXISTING O� p NG ® J X Q Q \ Q 0 BUILDING Q o,°'\ Q Q w 9.4AC 9.6EP I \ \ \ ° \� ��\\\\'�\\\\\\\\\\\\\\\\\\ \\\\\\\\\\ \\\\\\\\\\\\\\\\\\\\\\ \\\\\\\\\\ \\\\\\\ .\\\\\ u w Q L) N z J F9 O1 10.74 6' TALL 101.74 10.54 PROPERTY. x(10.44) 0.48 8.90 FS A _FS N00°00'00"E 900.00' ` FS (� Q m 9'59 o) V) WALL 1V9 FS LINE s� FS FS } EP (9.69) 9.95 Ilp�l'd+1 X m S 49. 6 . i71 9. 6a - 1- fI[�Y AC PAVEMENT - _ J S T FS. (9.SIF p .. NG 98) DO ❑ l IL --- ISS (9.52) V GRAPHIC SCALE ^ Q (9.36) SCO \\ \\ \ \\\ \\\ \\\\\\ v \ -------� \ 1 .5' TALL 6.27 4 4 4 8 1,6 Z W W m AC PROPERTY q rn \ CHIMNEY TOP i \ WALL NG O ( IN FEET ) Z z Z LINE PROPOSED (7 98) U.S. BULKH ' D O 1 INCH = 8 FT. I I 0 \ \ NG LINA a O d m �} LAT 20 EXISTING r STRUCTURE co / w � WI a \ BUILDING I \ IW / o o�� w \ (� I o nnn W Z ® oC4 w \ (9.76) LEIS CEJ �O� O�� O(Q 33.49 \ p u W m 9.52 \ � � 0 \ I EP \ FFG ° ° RIDGE I AVERAGE NATURAL GRADE @PROPOSED STRUCTURE 'o Q z (� o AC.36) \ G\°U° o ° R9 14 00 I PROPERTY POINT 1 - 9.90 a Lu a � 9.83 I 0��� \ LINE 6.69 m \ POINT 2 - 9.50 a Q ��� FF I Q �h� \ NG POINT 3 - 9.62 r\\�\\ 1 I POINT 4 - 9.67 = W v (9.42) 1 \\\�r\\�\7�\\\\\ \\\\r\\�\\\\\\ . L-1 \r--\J` 9.75 W J oD 3 Q � o O \\\\\�\\\\\\ \ \\\\\\\\ \ \\\\ \\\\ . \\\\\\\\\\ II 41 WM - -- - -------- 9.73 I v, -------- NG (6.94) 38.69 / 4 = TOTAL AVERAGE 9.67 A.N.G. o N = _ 11-- Fc! ti 596.93 C8.061 9.691 !//N� W N W P-iOPERLY - I - _f1-`FS 8.06 S 9._691 L NE - Z�` Z 4 8.56 J NG --p N (j o FS aF. Ic SEE NG -77q H ( 10.02)TC WTgE V00°00'00'E 900.00' ryG.05) NG.60O(9.43)EP 10.49 TW REE 11.9.33 (9.64)FS E 1 .5' TALL (10.00)TW SURVEYOR'S NOTES V' U SMH WALL 9.05 (7.95)NG 1. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY Z Qm CURB Ll 0.021 9 28 FS (8.86) (8.91 )/ CORNERS OR OFFSETS BEFORE STARTING GRADING. C) Z NG (9.55) NG NG (8. 18) _� N 9.96 TC NG NG a 10 FS PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE. �( Q Lu (9.48)EP W U /BEEF COVE � � Q o AVERAGE WIDTH LOT = Q U M REVISIONS -_ _ _ ___ _ _ QD _ _ _ _ _ _ _ _• _ _ n' _ _____ _ _ _�__- _ _�_ _ _ _ __ _ _ 1 �1 m O NOVEMBER 9,2016Q . ° 100.00' co ZL OCCC.JAN. 17,2017 o co Q W rn 0`OokL LA/VZ)Oco MIN/C� SG O < w 50'-0" 50'-0" o_Q T { 0 m cl) '"� a No. 8516 y A ^ Exp. 12/31/16 C:) L.L s�grF OF CAL\FN Q ��SGaq SCy(TF 100.00' ILL. 4� o�P� tick°� -Irl p,t w o.C�1e35A1I6 I� �n Renu Q 10/31/2016 z T�FOF cP����Q PAUL D. CRAFT, P.L.S. 8516 DATE LICENSE RENEWAL DATE 12/31/16 �= SCALE: 1/8"=V-0-- NOTE: -0"NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE ~ w N DATE: JULY 12,2016 STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY AC) o JOB: - Lu LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE �x a co PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION SHEET NO. z REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, v EITHER EXPRESSED OR IMPLIED. OF A-1 .0 a 1g 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 w w 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 RESIDENTIAL LOTS , REGARDLESS OF THEZ w z w z z 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 SETBACK AREA ENCROACHMENTS ALLOWED y�_ 5 a 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 =w,o u_ K a <z BY THE ZONING CODE, A MIN OF 36" WIDE r z w w w o w p a 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 PASSAGEWAY SHALL BE MAINTAINED WITH AT o z w�� o�Ni w� 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..** 0 o m o w o o a m w 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 ?=W m <F w w o LANDSCAPED AREAS WHERE POSSIBLE. 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. THE PRINCIPLE STRUCTURE. THE o z 3= A NEW SEWER CLEANOUT NEEDS TO BE INSTALLED ON }o o m r z FOR CHIMNEY CAP AND SPARK ARRESTOR.THE ALL ABANDONED WATER LEAVING SEDIMENT TRAPPED AND A0.0 FOR FURTHER INFORMATION. A PUBLIC WORKS APPROVED ENCROACHMENT PERMIT IS REQUIRED a O�z-�a m a d z-o 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. THE EXISTING SEWER LATERAL PER STD-406-L PASSAGEWAY SHALL BE FREE OF ANY m o E w 3- USE OF LOW WATER CONSUMPTION PLANTS AND PROPER IRRIGATION w - v t u ADJACENT TO THE PROPERTY LINE IN THE PUBLIC ENCROACHMENTS OR OBSTRUCTIONS FROM w ww E m w u m z s o w 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 FOR ALL NON- =w a z m o m w a w PROPERLY LOCATE AND GROUP PLANTS TO AVOID OVERWATERING AND FUTURE FIRE PIT SHALL NOT BE INSTALLED STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF- ALLEY RIGHT-OF-WAY. GROUND LEVEL TO A HEIGHT OF 8'-O" w w a w a v o L z u ALL WORK RELATED TO WASTEWATER IN THE PUBLIC z a o m o D x m o LL IRRIGATION RUN OFF. UNDER COMBUSTIBLE CONSTRICTION AND WAY. INCLUDING MECHANICAL EQUIPMENT, AND z ❑a 0 v MUST BE INSTALLED PER MANUFACTURE RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 °o z=a °a a�- INSTALLATION INSTRUCTIONS THAT BEARS THE L 0 T 21 LICENSED SANITATION SEWER CONTRACTOR OR AN A OTHER ITEMS ATTACHED TO ORD TACHED z 0 K N w w _g a N HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF LICENSED GENERAL ENGINEERING CONTRACTOR. / FROM THE PRINCIPLE STRUCTURE FENCES o�z w a a x w w o DEBRIS. LISTING AGENCY'S LOGO. r o a w z u F EXISTING BUILDING AND WALLS MAY ENCROACH UP Ty 6". UawFwv --opo t-�¢w �w3oFE CATCH BASINS WITH GRAVEL FILLED BOTTOMS INCORPORATED INTO DRAINAGE SEE SECTION BEAM TO JOIST CONDITION T a¢LL w =o z z N SYSTEM TO PROVIDE FILTRATION OF RUN OFF PRIOR TO DISCHARGE INTO BAY. / / �o�w w vU' 'm z° w, N N p Vai} 0 m X a N o = � ,15-0"SETBACK w EXISTING 6-0"HIGH WALL voazo 2 o 3 Ow 6'-0"HIGH GATES IN SETBACK A3.1 6'-0"HIGH WALL U-0"HIGH GATES IN SETBACK EXISTING T-6"HIGH WALL 0'-6" CLEAR. LL STRUCTURES ¢Z w w'> �w v v z ABOVE EXISTING GRADE ABOVE EXISTING GRADE TO'FACE'O BRICK AT BASE.- � ; a z o o m a F a �... : E) z xza DUwU zgawgH }zmau PC TSLIMLINE CONDENSER NOOOOOr00n 10D.00 r TRASH CONTAINERS Q v�o 0awwmaa�na If J Ld PR P LI L1 L (p" W SO TE E n01 F71 w 4 FT SHOWER SPRAY. . v O P IE - SEE PLUMBING::. U I LJ ��Lu 1, SCHEDULE W o v ILIF-L,- FI-111LIFE _F FIE 7 FIL ?FF] FL-1 11 �u . . o ER-2 I IRA ( 12" ex > w,��; BARUJIQ a..JK'� z a ' 1 V A4.2 ELE�ATZSR FL _ LOLu VE A4.2 T FLASH WATERQ uwJJ I HEATERS ABOVE CARS BENCH L w LuO 44 IN STORAG O' GOLF CART L W w Lu I SIS CABINET Q g \ a - E 10 G 6 U Q 0 J� 2 F.F. 2 . o A4.1 ___76 I A4:1 N W w � I O w G EAT ROO ''^^ � r �� - 3-CAR GARAGE COOKTOP& I - I cn o - - - - Cp7 w DBL. OVENS M . : C/) N O O MI PE O - BELOW I I` ❑ LLf w z - - LLI Q r 1 I O 2 TITCHEZ I 1. . `J A3.2 O z Cd A3.1 O LL ❑ W m g W p SLOPE GARAGE ]T36" E PANTRY a Z 2"OVERALL I U Z ROIT : .: .. ' 1 m m z - V z � .. 19,_0„ 15,_ �. - CLEAR SIDING DOORS ) o I_ 3TRACKS ALROSS_ V+ - F ENTIRE OPENING 1 - - ENTRY F.F.E. o 1 A4.1 1 FAMILYROOM <„ - 9 �I ll N �I' : A4.1. U V Z > II ® - LLJ a DTN IN?F.P. POW 1 t� Q a rl Q LLJ w > I CON . CURB TO r I•'".'w:'`=�`', o " .. 17.5' LEV. @ :m � O II ;t WINDOW SILLIF Lu �� L T e i vOL BEN4 H/DEAN Q a } m M1 > oO MAXIMUM 42"ABOVE EXISTING GRADE w FOR FENCE&GATE AND EXTERIOR ELEVATIONS. SEE NOTE 41 &42 �� y �� .. ♦1 0 9`9"CLEA.12• . 1 `PR PERTY LINE o r r r 00 00 0 .. a � • Z ll- Ill- SITE PLAN 1 0 - N _ „ .. .. o W r N _ � A3:2 J 1/4 1 0 , ISTING.'OLIVE SUBZERO WINE � Q O EE EEP& PANEL-READY O r ... EMO E&" J O ~ R V .. O. H C I • ' • REPLACE 3 TREES 4.2 R (K P REA Y EROSION&SILTATION CONTROL .. . . .. .. ., .. . U ROT.ECT),: fW3:0 MODEL � // W m 1. GENE L GRADING REQUIREMENTS DEPARTMENT OF BUILDING AND SAFETY. MADE PART 14. A LICENS .S VEYOR 0R CIVIL ENGINEERSHALL LAY OUT STRUCTURES ON. 2fi., IN THE EVENT.EXCAVATION.REVEAL UN AYORABLE C OfONS, T: SERVICES SOILS. :. SURV RECORD J m Q PROVIDE 2 LAYERS OF OF THIS'PLAN. SHALL PROVIDE A CERTIFIEDPLAN INDICATING THA F ENGINEER AND,OR GEOLOGIST MAY B Q SANDBAGS AT PROPERTY LINE - " . . " .'. .. .: .: ... . . . .. !`7dyi ` ' I- ACOORDANCELVt( jYjfiEA.P.,PROVED'P,hANS.:THES R ALSO ^^ Z l_ �Y .. FOR EROSION CONTROL AS i N 2. GEOLO IC AND SAILS REPORT PREPARED BY COAST GEOTECHNICAL INC. (W:Q, 39,31.10..01, .. . F HE IOR TO SETTING RI G AND LA, .,G. UT 27. LOCATE AIC-COMPRESSOR PADS PER LANDSCAPE ARCHITECT'S.PLAN..VERIFY. ; , �{ P� �p �yF� SURV RTO FILE E SHOWN PER THE CITY OF DATED ANUARY.28;2010)AND ALL:ADDE.NDUM THERETO.fS MADE PART.OF THIS.PLAN,, : R �/f�L N M( F ORMATION. REQUIREMENTS WITH LOCAL GOVERNING.AGENCIES PRIORTO COMMENCING ANY Q W � NEWPORT BEACH;TYP. RECOMMENDATIONS IN THE ABOVE STATED REPORTS TO BE STRICTLY FOLLOWED. © O RECO OF SURVEY CONTRACTOR TO INSTALL SILT 15. THE BUILDING PERMIT APP.LICgTIONJS.FOR,TkE DEFINED,.SCOPE dF WORK ASOU DEESIGNED BYTHELANDSCAPE ARCH TECT.SC U REEKED FROM VIEW.:$CREENING.SHALL�BE COUN URVEYOR. D N E O F I SHAL SUBMITTE I I - PRIOR FOUNDATI FENCING AT PERIMETER OF ALL FO 7fNGS'SHALL B''FO NDED'I TO NATURAL UNDISTURBED SOIL OR FOUNDED INTO E U N RA ,. ... ` ,. S1�iEET ONLY. THIS PERMIT APPLICATION DOES NOT INCLUDE LANDSCAPE ELEMEN PROPERTY IN CONJUNCTION 3. CERTIFI D'RECOMPACTED FILL PER.000NTYOF ORANGE SPECIFICATIONS. COUNTY. 'HARDSCAPE POOL/SPA/FOUNTAIN ' ,. 28. ANY DOORS LEADING DIRECTLY TO'POOLAREA'WITHOUT AN'APPROVED.PObL ENCLOSURE' DDD GRAD WITH CONSTRUCTION FENCE. INSPECTION APPROVALS AND CERTIFICATION REQUIRED. LICENSED SOILS ENGINEER TO � � AN ALARM SYSTEM SHALL BE INSTALLED PER THE REQUIREMENTS OF THE CITY OF NEWPORT REVISIONS SILT FENCE ALLOWS WATER TO INSPECT AND CERTIFY RECOMPACTION AS RECOMMENDED BY ABOVE STATED GEOLOGIC 16. THIS PERMIT APPLICATION DOES NOT INCLUDE MECHANICAL, PLUMBING AND ELECTRICAL BEACH. OVER EXCAVATION CUT 52 CY PASS THROUGH LEAVING AND SOILS REPORTS. PERMITS. OVER EXCAVATION FILL 44 CY NOVEMBER 9,2016 Q SEDIMENT TRAPPED AND 29. PLANS FOR SINGLE FAMILY DWELLINGS AND DUPLEXES ARE NOT CHECKED FOR RETAINED. CONTRACTOR TO COASTAL COMMISSION APPROVAL LETTER AND ALL ADDENDUM THERETO SHALL BE PART 17. THE OWNER'S REPRESENTATIVE WILL PROCESS PLANS THROUGH PLAN CHECK REVIEW FOR THE PLUMBING,MECHANICAL AND ELECTRICAL CODE COMPLIANCE. THESE FIELDS ARE SUBJECT KEEP CLEAN DURING WET 4. OF THIS PLAN. BUILDING PERMIT ONLY. CONTRACTOR WILL BE RESPONSIBLE TO SIGN AND OBTAIN THE TO FIELD INSPECTION. CCC.JAN. 17,2017 Q SEASON. BUILDING PERMIT ON BEHALF OF THE OWNER. CITY GRADING PRE-INSPECTION REPORT PLAN TAG SHALL BE PART OF THE PLAN. 30. SEPARATE PERMIT IS REQUIRED FOR EACH BUILDING OR STRUCTURE, SEE COVER SHEET 5. 18. CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL OTHER PERMITS, INCLUDING ELECTRICAL, FOR A LIST OF SPECIFIC ITEMS REQUIRING SEPARATE PERMITS. PEDESTRIAN PROTECTION ALL CONCENTRATED DRAINAGE INCLUDING ROOF WATER SHALL BE CONDUCTED AT A MECHANICAL, PLUMBING AND LANDSCAPE PERMITS. ANY APPLICATION FORMS OR DRAWINGS 6. SLOPE OF 2/° MINIMUM.-SEE PRECISE GRADING PLAN. REQUIRED FOR SAID PERMITS WILL BE PREPARED BY THE SUBCONTRACTOR AND REMUNERATION 31. PROVIDE HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM STREET-SEE LANDSCAPE SHALL BE INCLUDED IN BID. ARCHITECT'S DRAWINGS. -FOR PEDESTRIAN PROTECTION; A LICENSED SURVEYOR OR CIVIL ENGINEER SHALL PROVIDE MONITORING OF A CONSTRUCTION FENCE IS 7. IMPROVEMENTS ON ADJACENT PROPERTIES AND SUBMIT A WEEKLY REPORT TO THE 19. INSPECTION REQUIRED FOR POOL EQUIPMENT LOCATION AND SET UP POOL UNDER SEPARATE 32. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS OVER REQUIRED AROUND THE CONTRACTOR ON A DAILY BASIS THROUGH OUT THE DURATION OF THE PROJECT. PERMIT. 50% PER NBMC 15.43.015. PERIMETER OF THE PROPERTY AT 72"TO 84"HIGH. NO TRENCHES OR EXCAVATIONS&OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED 20. THE SOILS ENGINEER IS TO APPROVE THE KEY OR BOTTOM AND LEAVE A CERTIFICATE ON THE 33. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN -WHEN REQUIRED,A FENCE 8. TO DESCEND, OR, OBTAIN NECESSARY PERMIT FROM THE STATE OF CALIFORNIA DIVISION SITE FOR THE GRADING INSPECTOR. THE GRADING INSPECTOR IS TO BE NOTIFIED BEFORE ANY THE PUBLIC RIGHT-OF-WAY AS NEEDED. BARRIER AND WALKWAY COVER OF INDUSTRIAL SAFETY PRIOR TO THE ISSUANCE OF A BUILDING OR GRADING PERMIT. (HSC GRADING BEGINS AND FOR BOTTOM INSPECTION, BEFORE FILL IS PLACED. FILL MAY NOT BE �c�EDARC& IS TO BE CONSTRUCTED PER CBC 17922.5 EFF. 3-6-76). PLACED WITHOUT APPROVAL OF THE GRADING INSPECTOR. 34. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5'-0"AND FOR SHORING A.S/� . 3306.5-7. SEE TABLE ON SHEET AND UNDER PINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. A0.0 FOR FURTHER INFORMATION. THE CONSTRUCTION OR DEMOLITION OF ANY BUILDING, STRUCTURE, SCAFFOLDING OR 21. GENERAL SURVEY NOTE: THE EXTERIOR BOUNDARY SHOWN HERE WAS OBTAINED FROM THE 9, FALSE WORK MORE THAN 3 STORIES OR 36' IN HEIGHT, REQUIRES A PERMIT FROM THE RECORDED DATA OR PHYSICAL SURVEYS BY OTHERS. THE INFORMATION SHOWN HEREON IS 35. FIELD INSPECTIONS TO REVIEW AND APPROVE UNDERGROUND SERVICE REQUIREMENTS W 048516 STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY PRIOR TO THE ISSUANCE OF A NOT TO BE CONSTRUED AS A TRACT MAP, RECORD OF SURVEY OR RECORD ABLE DOCUMENT. CONCRETE PLACEMENT. -_. e BUILDING PERMIT. (HSC 17922.5, EFFECTIVE 3-6-76). THE DATA PRESENTED IS FOR CONSTRUCTION STAKING AND MUST BE CHECKED AGAINST LEGAL S� - SURVEYS BEFORE PROCEEDING WITH GRADING OR CONSTRUCTION, 36. ALL FENCE CAPS TO BE LOCATED WITHIN THE PROPERTY LINE 9�OF OAL� A SEPARATE SET OF LANDSCAPE&CIVIL DRAWINGS WILL COMPLETE THIS ARCHITECTURAL 10. PLAN, INCLUDING INFORMATION ON POOL/SPA, GRADING, DRAINAGE, RETAINING WALLS, 22. ALL TOPOGRAPHICAL INFORMATION SHOWN HEREON WAS OBTAINED FROM SURVEYS BY 37. PLANTER FLUSH WITH BAY FRONT SIDEWALK- PLANTS, GROUND COVER AND SHRUBS NOT TO "POOLS, SPAS,WALLS, FENCES, HARDSCAPE, PLANTING MATERIAL, LIGHTING AND IRRIGATION. OTHERS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL CONTOURS AND EXCEED 24" SCALE: 1/4"=V-0" PATIO COVERS AND OTHER ESTABLISHING DRAINAGE PATTERNS PRIOR TO COMMENCING GRADING OR CONSTRUCTION. u') DATE: JULY 12,2016 FREESTANDING STRUCTURES CONTRACTOR TO INFORM ARCHITECT OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, 38. PROVIDE SAND BAGS AT PROPERTY LINES FOR EROSION CONTROL PER THE CITY OF / I JOB: REQUIRE SEPARATE REVIEWS 11. LANDSCAPE AND CIVIL DRAWINGS. 23. DURING CONSTRUCTION OF THE STRUCTURE LOT DRAINAGE MUST BE MAINTAINED. IT IS NEWPORT BEACH uJ Z AND PERMITS." SUGGESTED THAT AFTER THE FOUNDATIONS ARE POURED AND THE UTILITY TRENCH ALL GRADES SHALL SLOPE 2% MINIMUM AWAY FROM BUILDING AND BE A MINIMUM OF 6" COMPLETED,THE DRAINAGE PROVISIONS, INCLUDING BERMS, BE RESTORED TO DRAIN TOWARD 39. ALL FENCE WALL CAPS SHALL BE LOCATED WITHIN THE PROPERTY LINE. SETBACK DIMENSIONS 12. BELOW WOOD SILL PLATE AT PERIMETER OF BUILDING. SEE GRADING PLAN FOR STREET, OR OTHER APPROVED DRAINAGE DEVICES. NO RUNOFF SHALL BE DISCHARGED OVER ADDITIONAL INFORMATION. ANY SLOPE DIRECTED ONTO ADJACENT PROPERTIES. THIS SHOULD BE DONE BEFORE THE 40. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5 FEET AND FOR SHORING AND LUMBER FOR FRAMING IS PLACED ON THE LOT. UNDERPINNING. A-1 1 **SETBACK DIMENSIONS SHOWN FOR GRADES SPECIFIED TO BE LESS THAN 6" FROM WOOD SILL PLATES AND FOR AREAS FROM FACE OF THE FOUNDATION 13. WHERE CONCRETE PAVING IS ADJACENT TO BUILDING, SILL PLATES SHALL BE PROTECTED 24. ALL ROOF DRAINAGE TO BE TAKEN TO THE STREET OR OTHER APPROVED DRAINAGE PATH VIA 41. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE TO PROPERTY LINE TO BE THE WITH A CONTINUOUS STRIP OF W.R. GRACE 4000 BITUTHENE WATERPROOFING MEMBRANE NON-EROSIVE DEVICES; SEE CIVIL DRAWINGS FOR MORE INFORMATION. SEPARATE REVIEWS AND PERMITS. ZONING SETBACK PLUS THE COVERED WITH GALVANIZED SHEET METAL FLASHING, BOTH PROJECTING 6" BELOW WOOD EXTERIOR BUILDING MATERIAL SILL PLATE AND 6"ABOVE GRADE.WIDTH OF WATERPROOFING WILL VARY ACCORDING TO 25. EDISON COMPANY APPROVAL IS REQUIRED METER LOCATION PRIOR TO INSTALLATION. 42. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANY COMBINATION THICKNESS..** GRADE ELEVATION. THEREOF SHALL NOT EXCEED 42" FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED SETBACK AREA(S). 1 LOT 21 EXISTING BUILDING zwNz w=m= mxwco m5�w v =x¢ xwroNwaaz rzW wwOwU WOFo ZzFoa= 2 15-0"SETBACK i o w'o w-Po: � SSW Jr�r r A3.1 0'-6"CLEAR ALL STRUCTURES i$r�ro m F cgi=z TO FACE OF BRICK AT BASE ap�ZOQaWy3o U-0" HIGH WALL 2'-0" HIGH WALL w r m m ~ PC SLIMLINE CONDENSER NOO°OQ QO't ,o0 00� TRASH CONTAINERS v~w a m a o Z =wammo-Waw th,11I Flu g w<z o a wr g¢ Y PROPERTY LINE rg z¢Emaw�xmnz ?�oarw�¢y U A4.3 A4.2 A4.3 yo�zmar>wo w " m w FOOT SHOWER SPRAY. �QwowNz �F� r WAT RSOFTENER N m r rm¢x�w3oF� �o�Wwy���o� Q & PURIFIER SCHEDULE? w ¢ SEE PLUMBING i a a LL w o- z m - - - _2 E4 E5 I wsom3�=u�i�¢w - --- - - - - - - - - - - - - SEE CIVIL PLAN ---- - r- � i Wowo3 � r-- -� 3:•T •w. .,. �s.fi F.S. 8.50' o�zaxgo¢ zr I :1 R) 7.S n 4'.�VLi4`d..�y {%d� FY ft. TnTnTn � oQo�oJ��3ow • .,mac,Y.{�K,. ,�✓C - - I I I I E6 .:,T�s ' +.iu)e •+' Q�z�x>rwHFU I II (T) 12 +@"'`rel u� ,.+'' BAR ww3JwUUaz 1 ---- ---- ------- -- - - - - - - - - - - - 1 u�Mzwa� z:U) 102 ER2 i I I I :^a",�*> :�• >7V,''.,�?. �; T1 Li�1g"ILJ W a ._ .ELEVATOR.- ., ----y4.O.:•-,nary. _ . . - I . nTT .� . _ z r m a �- I . A4.2 r T^` 1 } A4.2 w000amwmaama --J L. \��JJ I - - - -- - - - - - - FLASH WATER L_ __� - - - - - - - - - - - - - - - - - LJILJILJ � w HEATERS ROVE CARS BENCH - - - - - - - - - - - - - w z I I IN STORAG� J T n T n I p } GOLF CART GARAGE F.F.E. / IS - 1 LJ i LJ a �, v _ I _ _ _ F.F.E. -FRS - - - - - - - rn w I 10.11 S/SCABINET / J I 9.67' 9T7r - - - - - - - - - - n N a I GARAGE F.F.E. F.F.E. I / 1 L - --o 10A2 - - -I-- - - J 101 514" 9.67' 103 I i - - -\- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - LJ o a _ _ _ _ _ _ _ _ \\ 2 _ _ . .I _ _ - . 2 - _ _ _ . . _ _ - _. . - -�-/ - - -- - - - - - - - . . . . . .EXTERIOR LOGGIA - 2ngO 6 _ 2 T o a I w I I I I / G EATROO I - - - - - - - - - - - - - - - - U 13-CAR GARAGE I U a O I I ¢ -I� COOKTOP& i � i•� i � i � - -I-� - - - -- - - - - - - - - - - - - - - - - - - - - - - - O LL^LL/ J c� C7 DBL. OVENS - - - - -- - - E. Y + C 0 w OW i w z I � �_� _ _ ,,I - - - - BELOW I I 9.67 I - - - 1%MIN.SLOPE- - - - - - - ] ` W z 1 p I v 2 KITC EN - - - - - - - - - - - - - - T I O 1 O '^ o A3.2 O i I w I _ _ I I O A3.1 v+ O _ - ' - - - - - - - - - -- - - - - - - - - - - - - _ O W = w O I N - - - - - - - - - - - - - - - - - O c7 W I J _ - - - - - - - - - - - - - - H g O 2LOVERALOPE �GE 3 '�W PANTRY �r �r T� T(- O m Z I - J J "ZER` I I I \`\[ I I Z o 75 \l 0 19,_0„ I 04 I - - - - - - - - - - -�/ ` I15t0 � N (� CLEAR - - - - - - - - - - - - - - - - - - 7 IDI KSACRaSS ` -I L - - o I - - - - - - - - - - - - - - I{LI-� DOORS \���p 3' _ ] ENTIRE OPENING 1 - - '^ N 1 sE, BACK J ENTRY I i LO UGONVIt 1 cn A4.1 I . I .I .�- _ FAMIL ROOM _ . . _ . . _ . . _ . . T/ N 0Tl A4.1 Q r T _ _ EI1 1 - "` 105 F.F.E. wnz 9.67 - - - - - - - - - - -I- - - - - - - � _ � - - - C - - - ui _ - - - - -- - - - E9 NG I I - - - - \ _ - BOOK SES ABOVE 4 ii F.P. POW 1 L. WIND O SEATS II, - - __- / I I CONC. CURB TO J 11.5' ELEV. � u OF - F - - I - _ -- - - WINDOW SILL U - - - - - - - - -- - - - I C ER P RC - - - - - - TbOLBEIV�H/DE�K- - - - - - - - F - - -_- � - - - - - - T� �r / 2 I I I I I 0 OH , I H _ _ _ - - I I / c PORC�iWING It rl r EB IILu I I I III I I o U 0-9" CLEAR tt -I _I-___ 11 I 1 11 I I 1 1 11 I I 1 I Il I -t I- tt - -I i- -H Z¢ y 11 1 � GLASS ENCLOSED PAVILION � � - � - - - � _ _ - = - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - v 40% ENCLOSED 6"SETBACK Lu c=i _ _ a - - - - - - - - - - LLL), m PROPERTY LINE � - - � - w - - - - -• - - - - - - - - - oo°0000t �oo.¢o� z I w 2 w w A3.2 W z U EXISTING OLIVE SUBZERO WINE COLUMN I ~ m REMOVE & TREE (KEEP & PANEL READY Q z REPLACE 3 TREES PROTECT) IW30 MODEL > a Lu a m FIRST FLOOR KEY PLAN REEF COVE 2 NOTE: 2 N 1 A4.3 A4.2 3" BRICK THICKNESS ASSEMBLY TO lA4.3 n 9� 2" BRICK Z 1/4 = 1 'O 1"SCRATCH/BROWN COAT QZ 0 a. nwr U) cn CD CD FLOOR PLAN NOTES Y Q 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. w O 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 } 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 O -1 "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. J m Q 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 FLOOR PLAN LEGEND RS. ELEVATOR SHAFT SHALL � j 2. PROVIDE ALL NECESSARY APPLIANCES AS REQUIRED. SEE AICAL SUPPLY LINES AND PPLIANCE SCHEDULE AND EN ECTRICAL POWER ANECTIONS TO ALL RC ITECTURADRY S TO FOR DRATN AS NAGE IiNFON ON PLANS. SEE CIIVIL AND INCHERISERS ENDS SHHALLND EBEORETISER NOR LESS THAN 12 INCHES BEYOND THE BOTTOM URNED OR SHALL HAVE ROUNDED TERMINATIONS OR 45 PROVIDE RESIDENTIAL HOUR SEPOARATION ON ENC OS DR W/FOLDING ENTRY OFOACE OF FRAM NG AND HALL BE 1❑ PLAN NOTE REFERENCE. Q W Q PLANS. 17. CAST-IRON TUB. 12"X 12"MINIMUM ACCESS PANEL TO BATHTUB TRAP BENDS. [C.B.C. 10131 ENCLOSED AT TOP OF SHAFT(CBC 711.2). w O M 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 009 DOOR REFERENCE. SEE DOOR C) 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 K 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. REVISIONS 19. PROVIDE STATE FIRE MARSHAL APPROVED SMOKE ALARMS DETECTORS INFORMATION AT GRADE AND SLAB LEVELS. SEE REFERENCED ARCHITECTURAL NOVEMBER 9,2016 Q 5. RANGE. TO BE PROVIDED WITH FUEL GAS AND/OR ELECTRICAL SUPPLY AS (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. Q 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 CCC.JAN. 17,2017 2 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. SQ-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'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 ©-I & 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. BASEMENT SHORING. SEE STRUCTURAL DRAWINGS FOR MORE INFO. 34. 22'1 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 cagD ARCy7 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) V� Z A $4cTFp� 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 CIRCULATING PUMP,VERIFY WITH T-24 ENERGY CALCULATIONS&PLUMBING36. INSTALL HOSE BIBS @ ALL DECKS SEE PLUMBING PLAN.VERIFY LOCATION WITH 51. WHOLE BUILDING VENTILATION 99.00 SURFACE (F.S.)ELEVATION REFERENCE. 10. DISHWASHER. SEE APPLIANCE SCHEDULE. PLANS. PROVIDE APPROVED ANCHOR STRAP PER C.P.C. 510.5.P+T VALVES ARCHITECT AND OWNER. PROVIDE WHOLE BUILDING MECHANICAL VENTILATION SYSTEM SHALL BE OUTSIDE. STRAPPED @ TOP& BOTTOM WITH 1 1/2"X 16"GA. STRAP WITH 3/8"X 8" 0,013516 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 PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY 5/A7.1 DETAIL REFERENCE. SEE SHEET AND s Ren FLOOR LEVEL. PROVIDE 3"STEEL PIPE X36" EMBEDED IN CONCRETE SLAB FOR AIR SYSTEM. NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOTF �`y� `�0Q ACCEPTABLE IN LIEU OF PROVIDING WHOLE BUILDING VENTILATION. BEES 150(o), DRAWING NUMBER INDICATED. OFCP4 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 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'-0" 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: JULY 12,2016 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: r n _ ARE UNACCEPTABLE. R-21 AT ALL INTERIOR WALLS (WOOD CONSTRUCTION) OWNER/ARCHITECT APPROVAL. GROUT COLOR TO MATCH STONES MID RANGE 2,349 CONDITIONED SF/100 SF = 23.49 CFM -ONLY ONE 6"STAIR CAN ENCROACH INTO THE REQUIRED 19'-0"DEPTH OF THE `/ J JOB. R-30 IN ROOF COLOR, FLUSH AND SACK GROUT. 3 BEDROOMS + 1 =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 -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. TOTAL CFM VENTILATION REQUIRED=53.49 cfm 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 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 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 15. PROVIDE SHOWER ENCLOSURES AT ALL SHOWER STALLS NOT SPECIFIED 42. WINE ROOM LAYOUT AND EQUIPMENT SPECIFICATIONS PER WINE STORAGE 50 DBA(55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR S CONSENT)PER ELSEWHERE. ENCLOSURES SHALL BE A MINIMUM HEIGHT OF 6-6" MEASURED CONSULTANT. SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT 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. M�j LOT 21 EXISTING BUILDING zw�o x5wz w=mwZ Oxw 100'_0" y,Wuo t aw � rzwwOwU wZOFozxOa= 3'-0" 15'-0"SETBACK z w ¢ a W o mw,ow, 7r�rwu A3.1 U-13"CLEAR ALL FACE OFBRICKATBASE OaOw¢ aw�3❑ xo 41'_8y212'_0 28' 3�2 14'_6" a°w z ° r ~w uw�mumr r> PC SLIMLINE CONDENSER N00°QQ'QO' 100 00 TRASH CONTAINERS a w a m a r o Z xw¢xmo-waw ��w�z oairo� Y PROPERTY LINE w =Naz zx x- Lu o m A4.3 A4.2 o w A4.3 FOOT SHOWER SPRAY. a w ow N z F 20 WAT R SOFTENER m w N SEE PLUMBING >v a = z m & PURIFIER N SCHEDULE u a w w<w o w NKU O m J wo wpw ❑� x Lv 11 _ QoF �zwzo= r T \ II II N ,,;c^a �5,:<n•,.;s T yO zO :1 7.5 TTITI m¢y=u ��xOu¢m3Ozwo «_ r-- — — — — — — — — — I \ I ISM (T) 12 N .LSA yw... '. .SY r. BAR a0zr3 mow'-`~Q~ z illp (y 'rx.Syh.?i.'•,CSi.A'le. :J. fL Z O P: N w w�7 1 ER2 \ _�I \� ^. _ 1LJ1LJILJ Z 1 U3ozo �,N=� W — - -- - - -[FLASH -- -- F m ------�. T I •T �_ w m o w o _ \ \ \ i A4.2 mooa�wmaawa WP ER - - - - - - - - - - - - - - LI1LTL - - - - - - - - - - w I HEATERS IBOVE C RS BENCH - - - __ _ _ _ _ _ _ - - - - - - - - - - w SLIDING POCKET DOORS BY "SKY FRAME" Z I IN STORAGZ J 4 �r T a ALL 3 DOORS SEPARATELY AUTOMATED > GOLF CART / I IS - - _ - J 1'-0" I I 1'-0" I - - - - - - - - U T U W/3 FLOOR RAILS ACROSS ENTIRE SPAN.EACH GLASS N Lu I S/S CABINET i - a OF 3 POSITIONS EL CAN SLIDE TO ANY _ _ _ _ _ _ U a I L I- J 6 o 61. 6' I X6'_6.. 3 1 _1�2, M -7- I - 18-7- - - - - - - - - - - - - - - - - - - - u 2 o W p._6.1 18'- ' 0'_ I - - - - - - - - - - - 1 D'r - o 2 - - - - -I _- -- 2 —. . " I EXTERIOR LOGGIA P22 6' 2 \ v A4.1 . '— T - - - - - - - - - - - - - I A4.1 T o �y w i m `L J I I 2 011 4' p'1 9 p 3 6 / I G EAT ROO �t U cai Q -I� COOKTOP& i � i•� i � i � - - - - - - - � - - - - - - - - - - - - - - - - - - -- - 0� Lu 3-CAR GARAGE - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ - - - - o- - - - - - - - - - - ^ C6 C� _ DBL. OVENS - - - - - - - - + C w O W i w z r I -� - - - m BELOW I I - - - - 1k MIN.SLOPE- - - - - ` G r Q - + W 1 \ O I I U 2 N _ _ _ ° p'_6" 0'_6" KITC EN p'_6.. � 1._0} M - -M - - - - - - - - - - 00 i� A3.2 � O I I -1 w I 3'_6" 8._ p,. 3 - - - - - - - - - - - - - - - - - -- - - - - - - - - o A3.1 - o I � � _ - - - - - - - I � � oo M M O W _ FE- - 0 - - - - - - N \ / — —— — — mag SLOPE GARAGE a 36'WGIDE PANTRY o - - - - - - - - - - I � zi*W ZI L 2"OVERALL "ZERO �r T� T� — I47/f • O va 1- 19.01, r - - - - - - - - - - - - - - - - -'- - - - - \ I15't0'i O wCLEAR SIDING DOORS L - 3- - - - - - -8, 1 " 8'-1111 `r' 36'_7" LN I IRE 10HENIN -3 ACKSACROI SEfiBACK - - _ ENTRYCON�/ _FAMIL ROOM _5 IN - ON - - _ A4.1 o 1 I ' n 12'_11" 71 - - - -' - 164 - - - - - - - 513" ui _ - - -.- - - - - - -1 z I I - Oii ,; F.P. M - - - � �- - - - - / \ - w ¢ II POW 1 - - - C 9 > �2 I - / I \ NC. URB TO z SII 21. 1. 2 v I 11. ' EL V. @ m J" \ \ \ —� �• '� — — — I — — — — — / I I WI Do SILL V >- - - - - - - - - - - - P \ _ �J TTbOL BE 1�H/DEET 4 - - - - - - - F -_-_ -_-_� \_ _ \ - "T 11 - - - - -� j I I 2 \ OPEN SPACE CALCULATION: -FPO ii 11-941, - — - - I \ - - M - _ \ FIRST FLOOR- Li I? I- — 1 4 —1-�- —14- — — a—I rI �l —I — —I d--I-� — � I --�-� —I � © 63.63 S.F. W m h -ti— tt —I v 11 1 1 11 11 1 I 1 11 11 11 0'4" CLEAR SECOND FLOOR SEE A-2.4 FOR DIMENSIONS in - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 03 20608SF W11 11 = _ _ _ _ _ ® 98.44 S.F. Q r% N - - - - - - PROPERTY LINE 'I - � �w - - - - - - - -- -- - - - - - �- - - - - - m i ' 00000,001, 100.¢0, z I w o 2 o w 435.53 S.F. TOTAL OPEN SPACE >407.62 SF. W z 6'_4" 101.0 6' U 12'_10" 41.3 14'_2y2" 5'_3" 13'_9" 1 _91, } EXISTING OLIVE SUBZERO WINE COLUMN m 3'_0" 15'_611 Q zREMOVE & o REPLACE 3 TREES--J100'-0" PROTECT) IW30 MODEL a 1 REEF COVE 2 a 2 A4.3 A4.2 A4.3 Z d O ti FIRST FLOOR DIMENSION PLAN g N N 10J 1/4" = 1 '-0" w o � � a > > u- 0 Q W Q O � U REVISIONS NOVEMBER 9,2016 Q CCC.JAN.17,2017 Q ARC/,.2r J��•(A.S/4'C �C.� W .01 M e S� Ren 9�OF CAL ! SCALE: 1/4"=V-0" DATE: JULY 12,2016 JOB: A-2.2 �21 LOT 21 / I EXISTING BUILDING zwmz w=mz . / EwflW a Ho� ¢z Z W O W F g m 5R n LLZ°FW LL�zmUr°nax 2 16-0"SETBACK �O?�wgOaWo U-6" �U WpFU��=W A3.1 m❑=~Wz ��rz�w�S p a° �° mZ4-FapwN- ❑ �Wfr¢ 3- W LL'�W JZmU°W x W Q K W N00°00'00" 100.00' . 4w�OZwKQ�WyaW �Ox�~-Fx Z m' Uo0 < O ? !¢ -mW_ _ _ _ 2 A .3 Wxajw�Q Z 4�Owl m a 2 x Q¢W x O Z N ��� V w Ud2-fLx WQ25 W O W ( K ) ( K )ABOVE - - /� BOo V> - - - L - - - - - - �- - - - - - - - - - - - M I ws°`�3 �,?Z: w �J �J v x❑ wo _° x m LLpW ❑� L UOZQx F❑OF wLL ffR7.50„ DN. 6( @T 0'I ® C I Q�z�3 �w'-`�� Z 1HO@ ' w zo5 R mQ--- 7 Uco - - 201 firohAdE . . I . I . .I . . - - - - - . . - . . - . . - . . - . . - - . . - . . 1 z3MZW �Q❑0w0 x U' w wO P: m W W U Q p N W W}N H LL LL A4.2 I •EL=Cd;R._ � 1 � I. � I. - I� -I ' - A4.2 m�oaw-wmzx� u STORAGE r GLASS CLEARSTORY 2"THK. V+ I 7 SEE 2/A-4.1 m I i OABOVE 201 MASTER CLOSET Z12 H UE10 42 FOLD-DOWN IROG'BO= _ - . - . . A4.1 = rn M I 1 67' 04TT 208 I I CY cQi �J202 III II Lu M KID'S BUNK RM. S F.F.E. 213 214 I aj w J O W I II I LAUNDRY I I 9.67' F.F.E. W Q N 1 19.67' 1 Wo A3.2 SZ-) I 205 I ;,: J W w O I 209 215 I O g a - -- -- -- - --- -- - - - W Z I I II 1210 216 D z Q r ' o W BENCH \ �+ 203 S w z BEDRO M3 BEDROOM 2 _ _ ` 3: " I I MA TER BATH ITTI AREA I o m 212 'w 1 tL3 ACK - -� \ J,y I O 1 �/, O �"TJ o A4.1 I y�,�.� BATH . DAATH ��]L0.`I�JIJ o a27 -3 BATH 211 z 206 WINDOW [-w ` WINDOW Q Q VANITY SEAT t; _ ) ;> SEAT U m LKI ) K czi Lu R �I I M I I i P v w P oOP I A o L = j 11M 11T r aF vLu it Z v c' U W = - - - - - - - - - - - - - - -JL_ co NOO°OO'OO" 100.0' NOTE: ROUGH PLUMB FO W o FUTURE FREESTANDING 2 ALL GLASS DOORS BATH TUB. A3 2 I (FRAMELESS) I W Z Q a > z 0 SECOND FLOOR KEY PLAN REEF COVE 2 2 a A4.3 A4.2 A4.3 z 1/4 - 1 0 z a gCn LU W cn ( N FLOOR PLAN NOTES Y -� 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. 0 O } 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 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 0 "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 Q 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 (n z 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. z Q W Q PLANS. BENDS. [C.B.C. 1013] ENCLOSED AT TOP OF SHAFT(CBC 711.2). O 17. CAST-IRON TUB. 12"X 12" MINIMUM ACCESS PANEL TO BATHTUB TRAP 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'SDOOR REFERENCE. SEE DOOR u V 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. LJ 4. REFRIGERATOR/FREEZER. PROVIDE PURIFIED COLD WATER SUPPLY LINE TO ICE U)DETAILING PER CERAMIC TILE INSTITUTE STANDARDS. FORCE PER C.B.C. SEE STRUCTURAL DETAILS FOR MORE INFO. ENGINEER OF ANY DISCREPANCIES. WINDOW REFERENCE. SEE WINDOW K 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. REVISIONS INFORMATION AT GRADE AND SLAB LEVELS. SEE REFERENCED ARCHITECTURAL NOVEMBER 9,2016 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. 1 ALARMS SHALL BE HARD WIRED TO SEPARATE CIRCUIT WITH BATTERY BACK UP HATCH INDICATES ARCH/SOFFIT ABOVE. REQUIRED. SEE APPLIANCE SCHEDULE. 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 CCC.JAN. 17,2017 Q 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. QS-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 QC-I & 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. 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. 50. KITCHEN VENTILATION l (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 ARCN,T 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) ELEVATIONS SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE-UPC710.1 24. GAS FIRED HI-RECOVERY WATER HEATER WITH R-5 INSULATION BLANKET AND FINISHED FLOOR(F.F.E.)OR FINISHED J o ly CIRCULATING PUMP,VERIFY WITH T-24 ENERGY CALCULATIONS & PLUMBING 36. INSTALL HOSE BIBS @ ALL DECKS SEE PLUMBING PLAN.VERIFY LOCATION WITH 51. WHOLE BUILDING VENTILATION F.F.E.� SURFACE (F.S.) ELEVATION REFERENCE. 10. DISHWASHER. SEE APPLIANCE SCHEDULE. PLANS. PROVIDE APPROVED ANCHOR STRAP PER C.P.C. 510.5.P+T VALVES ARCHITECT AND OWNER. 99.00 PROVIDE WHOLE BUILDING MECHANICAL VENTILATION SYSTEM SHALL BE OUTSIDE. STRAPPED @ TOP& BOTTOM WITH 1 1/2"X 16" GA. STRAP WITH 3/8"X 8" PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY o.C13516 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 6 Reo/i.9✓ e AIR SYSTEM. NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT FLOOR LEVEL. PROVIDE 3"STEEL PIPE X36" EMBEDED IN CONCRETE SLAB FOR ACCEPTABLE IN LIEU OF PROVIDING WHOLE BUILDING VENTILATION. BEES 150(0), DRAWING NUMBER INDICATED. 9 OF OAV`�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 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: 1/4"=V-0" 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: JULY 12,2016 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 2,349 CONDITIONED SF/100 SF = 23.49 CFM -ONLY ONE 6"STAIR CAN ENCROACH INTO THE REQUIRED 19'-0"DEPTH OF THE v J JOB. R-30 IN ROOF COLOR, FLUSH AND SACK GROUT. 3 BEDROOMS + 1 =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 -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. TOTAL CFM VENTILATION REQUIRED=53.49 cfm THE 19'4"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 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 A- 2.3 15. PROVIDE SHOWER ENCLOSURES AT ALL SHOWER STALLS NOT SPECIFIED 42. WINE ROOM LAYOUT AND EQUIPMENT SPECIFICATIONS PER WINE STORAGE 50 DBA(55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR S CONSENT)PER ELSEWHERE. ENCLOSURES SHALL BE A MINIMUM HEIGHT OF 6'-6"MEASURED CONSULTANT. SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT 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. LOT 21 I EXISTING BUILDING zw�z w=mZ =xw� x5�w 10010" Z 10 NW�'wz-�o—o=xowwo�awroa 0z0aa If-u 40 15-0"SETBACK o , omwzsW xwF- A3.1 0' 6^ �ommz W on JS~o 2H wu d0Z0�70 z0 �w F uvi Wm3> w�'UW JZ FU W xW<wm OmUaw N00°00'00" 100.00' m�¢ma UO- a - - - - - - - - - - - - - - - - - - - - - - - - ��Wxz oa'oFr ooz$QOx"a�_ Y A4.3 A4.2 A4.3 ~O� wwmmZIL Z w! w,*j =� O z¢ w¢� wz L) U-w F w m--Q F U ih QK�Ud K a = Q =W3OFm CJ m �� 2aQiy W xO�iZ N \ \ — — — — — — — — — — — — — — — — — — — — — — — — — — — — w N O w 3 in wm OF=0,d O N a OWp � g+ m R) DN' 6(R @7 0" r w=°°-,Q= oxByow \ \ I (T) 12 I15( )@1 " _ � 1 0 _ww UU z 3'_0" 2'-0" 3'- �f' m 1 in N ih - _ W �3ozWxZ m=Uw EL TOR'-. .iT .I '�' '_�, '� _I . — . . _ . . _ . . — z o o a m Z�w \ (n 1 U W ¢pUw U �.arwa I I � L � I A4.2 m�oa�wmaa� a v STORAGE v co o GLASS CLEARSTORY 2"THK. o SEE 2/A-4.1 rn 6'-10" 6'-10" 6' 6'-0" 1 6" 4'-51 11'_4" IJd'-8'Y 4'-0" U v 0'-6" I - /2 p_g I MASTER CLOSET 0,4„I 0'_6” I W 0'_4„ 0, 6„ 1._0.. N 1._0.. - 17'-4" PTC o 2 N 3'-0" 6" 3'-5" 11'-11" 42" OLD-DO N 2112 H2 A4.1 '_ _ �' IR01QiIQG'BO . — . . — . . — I m v a (y) R m -KID'S BUNK RM. III III DIII 2':1" J S 11-1101, 6'_0.. I I co Lu ��, 711,_9,. O r Lu I II I LAUNDRY I I 0-6 W ^ Q z a b ED Q� 0. TL=lvl A3.2 N O cn r m6) O Lu, . w 0 " A1 0_q 06, 0_6 0' 6, L O g \\ \ 2' 8" 5'-2" 13,_0, 3,_0,. 2'_ " 0" 6,_0„ 4'_E*" , 6,_9" \ 6'-6" (3) _ > \ \\ \ ❑ BENCH 6 \ W U \ \ x " 01-61, I O w \ \ \ \ U z BEDRO 3 I BEDROO 2 ITTI ARE 3' 0" \\ \\ \ \\ m - o / � (�� - �o Lu ASTER BATH '^ o SET3ACK \ \ — Qt N o V�J/a 0'-4" 1 v+ ❑ A4.1 A4.1 All, _ \ BATH Ld LOBATH °\ \ ' io LO - rnN �/3 BAT 3,_1,. " \ 0'-11" I.L 4'_10" 4' 3" I w \ \\ \ \ I Q Q VANITY WINDOW :k;Fs s WINDOW D \\ \ \ \ \iv SEA "fo i^~�y`rs;�+�;rr„'S'yn'. SEATU >- Lu OPEN SPACE CALCULATION: ` \\ \\ \ F H i i \ \ _ i\ \ I \ \ i ! ; F N \ \\ \ FIRST FLOOR- — — — — — — Qi 67.38 S.F. - - U - - - - - - - U v o © 63.63 S.F. W U " r v m C? < SECOND FLOOR- SEE A-2.4 FOR DIMENSIONS ° w w Z v 03 206.08 S.F. Lu = - - - - - - — — - - — - - - - - - - - — - - - - — - - — — — ® 98.44 S.F. w co /x/00°00'00" 100,¢0 NOTE: ROUGH PLUMB FO i PLEASE SEE OPEN SPACE Lu p FUTURE FREESTANDING 2 ALL GLASS DOORS CALCUL TION ON SHEET A-2.2 BATH TUB. (FRAMELESS) 435.53 S.F. TOTAL OPEN SPACE >407.62 SF. LL! z 3'-2" 30'-10" 18h9" 10'-0" 9'-6" 4'-9" L } I 8'-0" 77' 1 -9 _0" 13'_3" ' " m ; z 0 100'-0" aIn 1 REEF COVE 2 2 A4.2 Z A4.3 A4.3 Q J Z a Z 0 H r� SECOND FLOOR DIMENSION PLAN - cn N o 1/4" = 1 '-0" oo � � J LL H N Z 00 U U Lu REVISIONS NOVEMBER 9,2016 Q CCC.JAN.17,2017 Q ARCH7T W .01 M e S� Ren 9�OF CAL ! SCALE: 1/4"=V-0" DATE: JULY 12,2016 JOB: A-2.4 LOT 21 EXISTING BUILDING zw�z www,= Z W xwroNrtxaaz rz WwoSW WZOFoz ax THIRDFLOOR SETBACK A3.1 THIRDFLOOR SETBACK 15'-D"SETBACK 2 o F oo z ¢ w o 0'-6"CLEAR �wFUwo�xFw Y O U U m r U F Z 22.6„ 58,_0„ Oap-rap�3p 42" GUARDRAIL HEIGHT FIRE TABLE 18"WIDE 3/4"THK. W v v w r> FURNITURE PIECE STEEL PLATE Ww =W QKm OmUQ NDDO00'00" 00.00' PAINTED TOP RAIL z m a U X0 i o r� = Fx � � - - - 2F - - - U oo z m z a OOZSQ KNa� A4.3 A4.2 A4.3 No=z�¢ waW=� o N U m (V O N V a W O W w z¢~U~ U � WZ�w=_ _ Q (V LL Q ,e9KjcQjd =¢30r K — - t- - - - - - - - �- - P#S •( IV\ I r0 O W ❑ ZO2 = VIII I I L o oNw �=QrZo I Ilof sR " 7 0 / / I I - - - -- I a=ww� �w�u� z L I-L 11 -- - SKYLIGHT J_I_L L.LL J-1 IL LI L.I_ Q 3- o 1 1 U "j2 W �¢OUQQ U V' �O x m w W U Q A4.2 1i - . . _ . A4.2 mooamwmaamQ _ EL�PROR' T-1 T � . I. -I . . fT-F�TI7 FI �� Fes,. z� 5wP �>z�a0 \ I A7.5 N LEVf T-0" O \l �/ GALLERY E11 I 9I L _ T Lu POWD R - _ _ _ _ _ _ _ _ kr o PITCH " 2 2:12 2 I . I . I . � o A4.1 301 F / I \ F.F.E. W L1 / /I \29.67' M I i.. a X, M U aj ZLu 1 W 0 N / / 302 \ \ W 1 O O W (W7 W - - - - I I F.F.E. - - - - - - - - - - - - - - - r g M Z I - - - I - 29.077 - - - �I 1 - - - - -- O) Q > W I I I WA Nd U U E I \ Zo L- F.F.E. III 1 \ O Q U) 29.67' i / A7.5Lu (n o 3' 0" I S PITCH '^ N 1 S ACK .8:12 . 1 V+ 0 I ITCH N 21_0„ \ / 312 I z II Q z II T J Ijl W - - - J Z i t I I ` I I 75 l i N I o J y/ O 5 -- - - - C Y OQ � Y C� W o m M - _ m - - - - _ m w M m r r o - o W F w v Z U in _ DEEP Uz ih U) N W = 12" INTO FLOOR. _ �r - - �r -lam 0 2'-2"ABOVE 3RD _. m FLOOR DECK NDDO00'00" 100.¢0' I W o ALL CHASE AREAS/ATTIC-LIKE 18"WIDE 3/4"THK. STEEL ALL CHASE AREAS)ATTIC-LIKE SPACES UNDER 6-0" IN HEIGHT 2 PLATE PAINTED TOP RAIL SPACES UNDER 6'-0" IN HEIGHT 3: A3.2 W w z H Qz > z 0 In REEF COVE 2 2 THIRD FLOOR KEY PLAN 1 a IN 1 A4.3 A4.2 A4.3 Z 1/4 = 1 -0 a z aa.. v5wr } cn N N FLOOR PLAN NOTES Y a 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. w O 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 PER CERAMIC TILE INSTITUTE STANDARDS. PROVIDE 70" HIGH NON ABSORBENT NOR MORE THAN 38"ABOVE A } "FIREPLACE MODEL#DV48N/P BY SPARK MODERN FIRES". WALL ADJACENT TO SHOWER AND AP ROVED SHATTTER RESISTANT MA ERIIALS SHHALLL BE CONT NUOUSTHE LANDINGS LENGTH OF THENOSING OD44. A P STAIRS AND AT LEAST ONE CLOSET LAYOUTERINTER OR DESIGNER/OWNER OR CLOSET CONSULTANT. Q J m Q 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 FLOOR PLAN LEGEND IL 2. PROVIDE ALL NECESSARY APPLIANCES AS REQUIRED. SEE APPLIANCE SCHEDULE ANDLECTRICAL SUPPLY LINES AND OEILECTRICAL POWER ARCHITECTURAL NECTIONS TO ALL LAUNDRY OR DRAOOMS TO TN AS NAGE IiNFON ON PLANS. SEE CAVIL AND INCHES BEYOND RISER. ENDS SHHALLEBEORETISER NOR LESS THAN 12 INCHES BEYOND THE BOTTOM URNED OR SHALL HAVE ROUNDED TERMINATIONS OR 45 PROVIDE RESIDENTIAL HOUR SEPARATION ON ENCLOSED R w/FOLDING ENTRY OORS. ELEVATOR SHAFT SHALL ACE OF FRAMING AND SHALL BE PLAN NOTE REFERENCE. 0 Q W Q PLANS. BENDS. [C.B.C. 10131 ENCLOSED AT TOP OF SHAFT(CBC 711.2). W 17. CAST-IRON TUB. 12"X 12" MINIMUM ACCESS PANEL TO BATHTUB TRAP O 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 009 DOOR UE E RENCE. SEE DOOR 0: (� 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 DETAILING PER CERAMIC TILE INSTITUTE STANDARDS. FORCE PER C.B.C. SEE STRUCTURAL DETAILS FOR MORE INFO. ENGINEER OF ANY DISCREPANCIES, WINDOW REFERENCE. SEE WINDOW 4. MAKERREFRIWITH RECESSED S PROVIDE PURIFIED COLD WATER SUPPLY LINE TO ICE 18. RECESSED MIRRORED MEDICINE CABINET. K SCHEDULE. REVISIONS MAKER WITH RECESSED SHUT OFF VALVE.SEE APPLIANCE SCHEDULE. 29. FURR WALL. COORDINATE WITH ELECTRICAL, PLUMBING,AND MECHANICAL VENTS. 47. CONCEALED FLOOR DRAIN. SEE CIVIL ENGINEER'S DRAWINGS FOR ALL DRAINAGE INFORMATION AT GRADE AND SLAB LEVELS. SEE REFERENCED ARCHITECTURAL NOVEMBER 9,2016 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. 1 ALARMS SHALL BE HARD WIRED TO SEPARATE CIRCUIT WITH BATTERY BACK UP HATCH INDICATES ARCH/SOFFIT ABOVE. REQUIRED. SEE APPLIANCE SCHEDULE. 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 CCC.JAN.17,2017 Q 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. 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 QC-I SCHEDULE. EXHAUST DUCT. DUCT LENGTH IS LIMITED TO 14'-0"WITH A MAXIMUM OF(2) IMMEDIATE VICINITY OF THE BEDROOM & LIGHTING PLANS FIXTURE SCHEDULES)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. BASEMENT SHORING. SEE STRUCTURAL DRAWINGS FOR MORE INFO. 34. 22"x30" MINIMUM ATTIC ACCESS. ACCESS SHOWN AT LOCATIONS WHERE ATTIC UPDIRECTION, 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 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) Z IN 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 CIRCULATING PUMP,VERIFY WITH T-24 ENERGY CALCULATIONS &PLUMBING36. INSTALL HOSE BIBS @ ALL DECKS SEE PLUMBING PLAN.VERIFY LOCATION WITH 51. WHOLE BUILDING VENTILATION 99.00 SURFACE (F.S.) ELEVATION REFERENCE. 10. DISHWASHER. SEE APPLIANCE SCHEDULE. PLANS. PROVIDE APPROVED ANCHOR STRAP PER C.P.C. 510.5.P+T VALVES ARCHITECT AND OWNER. PROVIDE WHOLE BUILDING MECHANICAL VENTILATION SYSTEM SHALL BE OUTSIDE. STRAPPED @ TOP& BOTTOM WITH 1 1/2"X 16" GA. STRAP WITH 3/8"X 8" 018516 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 PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY 5/A7.1 DETAIL REFERENCE. SEE SHEET AND s Reo e FLOOR LEVEL. PROVIDE 3"STEEL PIPE X36" EMBEDED IN CONCRETE SLAB FOR AIR SYSTEM. NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT ACCEPTABLE IN LIEU OF PROVIDING WHOLE BUILDING VENTILATION. BEES 150(0), DRAWING NUMBER INDICATED. 9�4F CAL 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 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'-0" 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: JULY 12,2016 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: r n _ ARE UNACCEPTABLE. R-21 AT ALL INTERIOR WALLS (WOOD CONSTRUCTION) OWNER/ARCHITECT APPROVAL. GROUT COLOR TO MATCH STONES MID RANGE 2,349 CONDITIONED SF/ 100 SF= 23.49 CFM -ONLY ONE 6"STAIR CAN ENCROACH INTO THE REQUIRED 19'-0"DEPTH OF THE v J JOB. R-30 IN ROOF COLOR, FLUSH AND SACK GROUT. 3 BEDROOMS + 1 =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 -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. TOTAL CFM VENTILATION REQUIRED=53.49 cfm 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 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 A-2.5 15. PROVIDE SHOWER ENCLOSURES AT ALL SHOWER STALLS NOT SPECIFIED 42. WINE ROOM LAYOUT AND EQUIPMENT SPECIFICATIONS PER WINE STORAGE 50 DBA(55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR S CONSENT)PER ELSEWHERE. ENCLOSURES SHALL BE A MINIMUM HEIGHT OF 6-6" MEASURED CONSULTANT. SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT 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. LOT 21 EXISTING BUILDING W z z 1001_011 i =w=p��5az 20 J Z,, W rcnax -6" 4'-9" 15'-0"SETBACK r o W.o w; ° a w LL U-16" CLEAR xom xowmxo �xw w ❑ r 19'_6„ A3.1 18'_9" 4'-6" 10'_6„ 4'-6" 2'-5" a o O r i w Z — F a o — ❑ 42" UARDRAIL HEIG FIRE TABLE 18"WIDE 3/4"THK. w w v F w W:ZmU FURNITURE PI CE STEEL PLATE NO0°OQ'00" 100.00' PAINTED TOP RAIL w r r z o zaow ❑ mmxow — — — — — — — — — — — — — — — — — 2 — — — — — — — Z�FmoW � =�aZ °ozia°�' a�2 NO CION A4.3 N _ N A4.2 A4.3 -N Uoowo�W,z,wp C7 O ¢W W W Z r W U Q iv Qttyod m orx r or '? M m " �a� LL �UOQwzW —="D — — — — — — — — — — ¢� � a �iO JOwa Ow N N r I I — OenLT j > rx � r �m m I � D67 ° @11II awww � w ��az SKYUGHT LI� L1� 1, L LI LI1 1 U3�zo � z �=Uw 14L9 ELE�7C7dR'— 71 I . �. _ . . _ — — h T—F—FT I I FI I. T—�� — . . — . . — . . — . . — — ?qa Q- x i ❑z t a Y A4.2 I A4.2 m❑oamwmaam ¢ = I I r FL 66 I I A7.5 I o T-0" �l r/ GALLERY r "w Y - L o r � , � o PITCH 2 i� POWDR — — — I — - - '�` �i — — 2:12 7 2 r N _ A4.1 I ol 6,_6, / r 6-0 I fh I A4.1 m M� s ' 4 co QQ Z Q _6 W = i\ = W 1 O I H 0,_6„ 1 " I p 1 0 A3.2 O d a 2 \p'\1 O A3.1 O -p �' 2 \ 3' 611 uj W I I m • g > W Z I wA Nd U I \ Z g L - III EV Q 0 O Lu I A7.5 w 3' 0" S PITCH //� 1 SE ACK -6' - 0'-6' - 1 V/ O 1� .8:� a o I \ 0 I fCH N 2,_0„ 6,_ , /�/ LL w II w I III Q Q IILuJ Z ISI I% Io II O VGo r N (V / l I -- :-I v/11 Iti I —. I �� Y O W M V¢ A .5 O Y LLm Y M ° a w ¢ — — — Q SWC M ¢ U F-- r o P1 W. o w r- w z 0 `I m m W = — — 12" INTO FLOOR. — a 0 2'-2"ABOVE 3RD - m FLOOR DECK NOOOOO'00" 100•po' I W ALL CHASE AREAS/ATTIC-LIKE 18"WI AL E 3/4"THK. STEEL L CHASE AREAS /ATTIC-LIKE 0 SPACES UNDER 6-0" IN HEIGHT 2 PLATE DAINTED TOP RAIL SPACES UNDER 6-0" IN HEIGH 3 19}6" 18[9" 19'-6" W z I I 0. a_9., m 58'-6" 0, 19'-9" > z 0 100'-0" Q Lu a o 1 REEF COVE 2 2 A4.3 A4.2 A4.3 z aZ a0Hti THIRD FLOOR DIMENSION PLAN o cn cn N J 1/4" = 1 '-0" z r co Z 0 wo = U H REVISIONS NOVEMBER 9,2016 Q CCC.JAN. 17,2017 Q AR \p��PDA.S Nr(TFp� � O0� W0.C13516 P 9\FOF CAL��O SCALE: 1/4"=V-0" ' DATE: JULY 12,2016 U /1 JOB: A-2.6 15 / LOT 21 / EXISTING BUILDING N J W ~WW2 my U 2 0=f/1O =�OW 81 0N z°m gsaam¢O`2a W a W 0 A3.1 aoipo=Fzxw UW = WAS �2W JF FW oapQdoN3o W K 5 W z Z m U U W =waWmo- aw N00°00'00" 100.00' w ~Z U m�a m d U U- Q zao JOOao�w O�JQQOtn W J 1 0" 6'-0" MAX. Nv rt_-W za z3 oA4.3 A4.2 A4.3 o 2_p^ ELEV. SHAFT 30 S.F. '-0 0'-7" ¢Jwm,oa�uwvw= or T.O.W.EAVE EAVE ¢ m=W zi's y 'R 01 ELEV. 38.67' mwswoWo O O xwo N W W W LLJ O O w 3 m J W '. L !W-5 QQ 1 .�: � � ... Q� z F W 2 o N F �zu0ax�o2oow PITCH I' PITCH PITCH (5)EQUAL KYLIGHTS PITCH PITCH T�-- ° x_ o W N w w 1 I� o AT \ SOLAR G Y. TRIPLE PA E 99% UV BL CK i - - 3 z m=u w - 8:1?- _ uw2 . 8:12 . _8:12. 12 . -_ _ I . _ I . 1 z o U a u A4.2 •� • Im�oawwmaama !. I IN ELEV. 32. T T.O.SKYLI T FINISH F rn III f \ c1cK till 111111 111111 111111 JI1111 111111 \ \ \ \ \ \ \ \ \ \ W 2 \ \ \ LE 38 67' . FL(�T A M L�800 1 H \ \ \ EL V .6 O�LAT �AM TrAL R F FFN�IS \ I 2 \ O cli O N POLA \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ w O _ I z 111111 111.71101111 1111 111 W 11 111111 IIIHIJ 111111 IIIHII Mflll�fljl 11 O Ill Hill 111111 111111 illill 11W OOI CRICKET -Y _ 1. W IT 11 111111 111111 111111 111111111111111 Q Q) g \ Q - Q s PITCH PITCH \ Z p �+ Q o - I i r. j - - -I Er - I 1 I_ J - - v i E. 8.12 U 8.12 W r - CRICKEt C�ICK _� � 2 � .. n \ 2 N rf - 1 S 3 ACK I = PITC y' TCH _ L . 3 �y� d5�� M r PITCH / 1 V� O 1= ) ➢ 2• 3 C CH riC T -•812_ _ �. o w 1 '�- 12 RO • . .. , `� w '�• �� CJ = - A4.1 = Q D - w �`� r i I . e\ - 3:12 �_ }:12 L w 3 3:12 I_ � ^/ u L �I �� J l \ 1,_9„ `PITCH \' 38 6T - ELEV. 38. - I Z - 8.12 - - - - - - - - - - - - - - - - - - _ f.O. PYRAMI = T.O. PYR) Co co -- \ - I 8:12 - ELEV. 33.17 r.0. HANDRAIL ` PROOF- ROOF N o U } J I I - - - __ �� 2,_0„ -J 3 -i - r .. - J _ -L -i r---- = r� '4=2 p LL AVE - - - - - a - -0" w o - - - ' - - - - - - - - LLI M CID IN W M Mm U v 4 v 'v o r o 'v w z v 8 w ET Q oSHED ROOF ZINC I o N00�00 00 100•�0 ISHED ROOF ZINC w p STANDING SEAM ROOF STANDING SEAM ROOF a 1" STANDING SEAM 2 •1"STANDING SEAM LLI z I A3.2 I I � a a > z 0 a o ROOF PLANREEF COVE 2 2 " 1 A4.3 A4.2 A4.3 1/419 = 1 '-0" z 0 inw � z cn N N J H LLLO L � � 0 ""I m Q ROOFING MATERIAL: ROOF SLOPE RS AND ROOF DRAINS NOTES: LEGEND: I Z 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 XX.XX' RIDGE HEIGHT N w Q FIRE RETARDANT-TREATED WOOD SHINGLES BY: PITCH SHALL SLOPE LESS THAN 1.5:12. JOINTS EVERY 30 FEET MAXIMUM. 1" HIGH STANDING SEAM ZINC ROOFING, O FSR TREATMENT, INC ESR-1410 SEE IMAGE. NO. 1 GRADE WESTERN RED CEDAR SHINGLES 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. U COMPLYING WITH IBC SECTION 1508.9.6 AND AND AWAY FROM THE BUILDING. SECTION 4.1 OF ESR-1410 REPORT, OVER 3. UNLESS SPECIFIED OTHERWISE, RAIN WATER LEADERS ARE EXPOSED AND LOCATIONS = _ :0 DOWN SPOUTS ZINC FLATSEAM DORMER ROOFING, SEE IMAGE SOLID SHEATHING COVERED WITH ONE 3. IN THE ABSENCE OF SLOPES SHOWN ON THE STRUCTURAL DRAWINGS OR ARE SHOWN ON THE ROOF DRAWING ABOVE. REVISIONS LAYER OF Y4"THICK DENS-DECKROOF BOARD ARCHITECTURAL DRAWINGS, THE ROUGH CARPENTER SHALL PROVIDE REQUIRED MANUFACTURED BY GEORGIA PACIFIC CORP. SHIMMING BELOW ROOF SHEETING TO ALLOW FOR PROPER SLOPE TO DRAIN. 4. PROVIDE DOME WIRE BASKET AT EACH RAIN WATER LEADER AND ROOF DRAIN. OVERFLOW SCUPPERS WOOD CEDAR SHINGLE NOVEMBER 9,2016 Q ® ® FIRE TREATED ONE HOUR, 4. NO OBSTACLE SHALL PREVENTWATER FLOW TOWARD DRAINS AND AWAY FROM 5. CONTRACTOR SHALL TEST ALL CONCEALED DOWNSPOUTS FOR WATER LEAKAGE PRIOR SEE IMAGE. STANDING SEAM ROOFING& FLUSH SEAM ROOFING BUILDING. TO CLOSING UP BUILDING AND SHALL PROVIDE A 10 YEAR WARRANTY AGAINST GREY WEATHERED HAMPTON STAIN. CCC.JAN. 17,2017 Q \\ \ \ ZINC FINISH (CLASS"A") BY INTERLOCK ROOFING SYSTEMS LEAKAGE. \ \ ICC REPORT NO. ER-4479 OR APPROVED EQUAL. INSTALL PER MAUFACTURER'S SPECIFICATIONS AND PRINTED 6. FINISH TO MATCH ROOF MATERIAL. SEE MATERIALS&COLOR INDEX ON COVER SHEET. INSTALLATION INSTRUCTIONS. ROOF PENETRATION EXPOSED DOWNSPOUTS AT ALL LOCATIONS UNLESS NOTED OTHERWISE. CHIMNEY DIMENSIONS 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). 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'-0" PER THE WITH ARCHITECT PRIOR TO INSTALLATION. ROOF MATERIAL CITY OF NEWPORT BEACH REQUIREMENTS. 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 REQUIRED FLUE LENGTH FROM THE FURNACE TO THE CAP IS PROVIDED WITHIN THE FITTING WITHIN THE ABOVE REQUIREMENTS. Ep Aq� 3. CONTINUOUS WATERPROOFING AT ALL ROOF PENETRATIONS SHALL BE PROVIDED 5 Hij. WITH W.R. GRACE 4000 BITUTHENE WRAPPING AND 28 GA STAINLESS STEEL ATTIC.ALLOWING THE CAP TO BE THE MINIMUM HEIGHT ABOVE THE FINISHED ROOFING FLASHING AND COUNTER FLASHING.ALL JOINTS AT STAINLESS STEEL SHALL BE MATERIALS AS ALLOWED BY CODE. J op SOLDERED. I I 2. WHERE POSSIBLE, GROUP PLUMBING VENTS AND CONCEAL IN DORMER VENTS AND/OR SKYLIGHT MANUFACTURER w 0.0 3516 4. COLOR OF ALL EXPOSED VENTS AND ROOF STACKS TO MATCH ADJACENT ROOF CHIMNEYS. SEE VENT NOTES ON SITE PLAN. Renes MATERIAL, UNLESS SPECIFIED OTHERWISE BY ARCHITECT. SKYLIGHT PER ACRALIGHT SKYLIGHTS. ESR-2415. TRIPLE PANE T9 OQ ROOF MATERIAL 3. EXACT LOCATIONS OF MECHANICAL OR PLUMBING VENTS TO BE APPROVED BY THE TEMPERED LAMINATED HEAT STRENGTHENED GLAZING PER TITLE 24 S ARCHITECT PRIOR TO INSTALLATION. OF GA�-�F DECK & BALCONY COATING 1. ROOF UNDERLAYMENT INSTALLED PER MANUFACTURER'S RECOMMENDATIONS AND CHIMNEY NOTES SCALE: 1/4"=V-0" -Westcoat WP ALX Under Tile. ICC ESR-2201 SPECIFICATIONS OR APPROVED EQUAL. DATE: JULY 12,2016 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 2. MOCK-UP OF PITCHED ROOF INSTALLATION SHALL BE APPROVED BY ARCHITECT AND ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. R1003.9 BALCONY. JOB' OWNER PRIOR TO PROCEEDING WITH WORK. -TO BE INSTALLED BY MANUFACTURE TRAINED INSTALLERS ONLY. 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 ^. RIDGE BEAMS ARE SET AND RAFTERS ARE LAYED OUT. ELEVATION NOTES 8 20 9 28 2 1. EXTERIOR STAIR RISER, SEE MATERIAL AND FINISH INDEX. RISE AND RUN PER 16. SIDE YARD ACCESS GATES. m _ x 5 m xwroNrtaaz 2 1 LANDSCAPE ARCHITECT'S DRAWINGS. ALSO REFER TO CIVIL PLANS FOR FINISHED r z a w a o w a 0 7" 0'-7" A4.1 A4.1 A4.2 SURFACE ELEVATIONS AT TOP AND/OR BOTTOM OF STAIRS. 17. GUARDRAILS SHALL BE A MINIMUM HEIGHT OF 42" MEASURED FROM TOP OF FINISHED o z o~ a= 1'- " + SURFACE T.O.F.S. UNLESS NOTED OTHERWISE. OPEN GUARDRAILS SHALL HAVE =F w < a w w 2. FINISHED GRADE.ALL SITE WORK TO BE COMPACTED IN STRICT ACCORDANCE WITH ( ) �v w o xF �J x=o 2" BRICK VENEER, WOOD CEDAR THE SOILS ENGINEER'S RECOMMENDATIONS AND SPECIFICATIONS. INTERMEDIATE MEMBERS SPACED SUCH THAT NO SPHERE OF 4" DIAMETER SHALL x o x't o m F A=z WHITE WASHED. SHINGLES o 3. WALL CAP PER MATERIAL AND FINISH INDEX. WHERE WALL IS USED AS A GUARDRAIL: PASS THROUGH. (-" MAX BETWEN GLASS PANELS). REFER TO DETAILS FOR MORE o a o a 9 a w w 3 SEE IMAGE 1 HR FIRE TREATED ;I NFO. w m v F w y TOP OF WALL SHALL NOT BE LESS THAN 36"ABOVE FINISHED SURFACE. AT STAIRS A =w Q x m o m w Q w io Q� HANDRAIL SHALL BE INSTALLED AT NO HIGHER THAN 34"ABOVE NOSE OF TREADS. 18. SLOPE ALL DECK SURFACES 2%TOWARDS DRAINS. SEE ARCHITECTURAL PLANS N w� w' �_�z v QmaUO- MAX. BLDG. HT. �- I MAX. BLDG. HT AND/OR DRAINAGE PLANS. w z o a o o a 38.67' 1 1111/1 111 1 Ti 38.67' 4. WOOD CASING,TRIM, BANDING,AND COLUMNS; PAINTED, TYP. 19. CONTINUOUS METAL WEEP SCREED (MATERIAL PER SPECIFICATIONS). LOCATE WEEP U o-N 5. ASPHALT SHINGLE ROOF. SEE COVER SHEET. SCREED AT LOWEST POSSIBLE POINT OF CONCRETE FOOTING AND SILL PLATE o,Z a >w o UNDERLAYMENT PER MANUFACTURER. JUNCTURE(SEE DETAILS). u a w g w w z�w v F m--U F !'Exz axx3nwx 9 u 4 20. PROVIDE APPROVED SPARK ARRESTORS AT TOPS OF ALL FIREPLACE CHIMNEY'S. x a¢w w x o ,Z a 6. BUILT-OUT WOOD EAVE. SEE DETAILS FOR MORE INFORMATION. o a -X o a w w b --`-- !OJN TOP OF CHIMNEY CAP SHALL NOT EXCEED 4'ABOVE ANY ROOF OR HORIZONTAL x v °wx o x MAX. 3RD FLR. DECK Qwgwowaw SURFACEWITHIN' 10'.o . : � II RAILINGHEIGHT 24'-0" 7. COPPER EXPOSED GUTTER(5")AND EXPOSED DOWNSPOUTS (3"). SEE MATERIAL AND wxow3 mw\ o FINISH INDEX.ALL DOWNSPOUTS TIE INTO SUB-SURFACE DRAINAGE SYSTEM PER ¢m<a_ w z o°xw r- - - - -' T.O. 42"GUARDRAIL _- - - - - - - - T.O. 42"GUARDRAILCIVIL. ALSO, SEESPECIFICATIONS. 21. LIGHT FIXTURE LOCATION. OWNER APPROVED FIXTURE. SEE ELECTRICAL SHEETS z m x -o� m w 33.17' o� 33.17' FOR EXACT LOCATIONS. m z m a x m- Oa O�cI O��O w Q�ww3 �wUV~ z j I 8. COPPER CHIMNEY CAPS. PREFABRICATED U.N.O.ALSO, SEE SPECIFICATIONS. 22. SITE WALLS. SEE GRADING PLANS FOR ELEVATIONS. SEE STRUCTURAL ENGINEER'S ¢z o w o w a a KI DRAWINGS FOR CONSTRUCTION. PROVIDE GRAVEL BACK-FILL AND DRAINAGE AT ci 3 M z w x zQ o v w v �ax5t °x}zxau i� FOOTING OF WALL(SEE STRUCTURAL AND CIVIL ENGINEER'S DETAILS). SEE GRADING vz-i o o a m w m a Q Q 3RD FLOOR F.F.E. - III'. 3RD FLOOR F.F.E. PLAN FOR DRAINS. PROVIDE WATERPROOFING SYSTEM (SEE SPECIFICATIONS)AT ALL 9. CUSTOM STEEL WINDOWS AND DOORS WITH TRUE DIVIDED LITES. SEE MATERIAL % RETAINING WALLS. Y 29.67' ''-,- L: ..- - 29.67' Y AND FINISH INDEX AND DOOR AND WINDOW SCHEDULES FOR MANUFACTURER, FINISH T.O. DBL PLATE11 1111 11 1111 11 1111 Hill 111 11 111111 111 11 1 1 1111 11 T.O. DBL PLATE AND GENERAL NOTES. 23. PROVIDE GARAGE VENTING PER U.B.C. REQUIREMENTS. V N 28.34' 28.34' Z 10. CURB MOUNTED SKYLIGHT. SEE MANUFACTURER'S SPECIFICATIONS FOR MORE 24. ADDRESS SIGN @ 6'A.F.F. CvN _ = INFORMATION. A } w w 25. METAL CLAD DOORS AND WINDOWS. SEE MATERIAL AND FINISH INDEX AND DOOR o _ = Lu 11. GLASS ON ALL SWINGING DOORS: GLAZING WITHIN 18"OF THE ADJACENT FLOOR AND WINDOW SCHEDULES FOR MANUFACTURER, FINISH,AND GENERAL NOTES. o w } C7 WALKING SURFACE SHALL BE FULLY TEMPERED. o a0 0 26. TREATED WOOD OVERLAPPING CLAPBOARD SIDING;4"CUSTOM MILLED HORIZONTAL. m I� O w w m 12. GARAGE DOORS. DOUGLAS FIR, PAINTED,WITH TRANSOM WINDOWS PER FINAL SELECTION AND COLOR TO BE DETERMINED BY OWNER AND ARCHITECT. T zo 0 j MANUFACTURER. SEE MATERIAL AND FINISH INDEX AND DOOR SCHEDULE FOR CONTRACTOR TO PROVIDE 5'-0"x5'-0"MOCK UP FOR APPROVAL BY OWNER AND \ , / w SPECIFICATIONS. ARCHITECT. V U 0 4'_3" o vi m _ `_° m 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 Lu 12 <N �' GLASS TO BE ORN X TYPE AT ALL CANAL FACING GUARDRAILS TO MINIMIZE BIRD_ DETERMINED BY OWNER AND ARCHITECT. CONTRACTOR TO PROVIDE 5'-0"x5'-0" MOCK ILU " 2 3 STRIKE POTENTIAL. UP FOR APPROVAL BY OWNER AND ARCHITECT. a 2ND FLOOR F.F.E. 2ND FLOOR F.F.E. 19.67 j n 19.61 = 14. PROVIDE GAS LINE 28. CEDAR SHINGLES;GREY WEATHERED HAMPTON STAIN. ONE HOUR FIRE TREATED. U) 0 IT T.O. DBL PLATE _ T.O. DBL PLATE - 29. EXTERIOR COLD WATER SHOWER SHOWER HEAD MAY NOT EXCEED 6'-0" IN HEIGHT VW+ w 18.34' 18.34' 15. STONE VENEER. ELDORADO STONE ICC ES EVALUATION REPORT ESR 1215 ANCHOR PER MANUFACTURE. AVG WEIGHT DOES NOT EXCEED 15 LBS PER SQUARE WITHIN THE SIDE YARD SETBACK. c'! THE PAVILLION STEEL WINDOWS 1:101:1013E] �= ❑ ® FOOT-PROVIDE 5'-0"x5'-0"MOCK-UP FOR OWNER AND ARCHITECT APPROVAL. g 30. FEMA FLOOD VENTING SHALL CONSIST OF TWO OPPOSING VENTS, BOTTOM OF Q TO HAVE A MAXIMUM SASH OF OPENINGS TO BE WITHIN 1 FOOT FROM GRADE AND BELOW THE TOP OF CONCRETE 2-1/2" IN WIDTH. CURB SUPPORTING THE SILL PLATE. PROVIDE ONE INCH OF OPENING PER FOOT OF r ' 0 o O \ / SKI, A ' o FLOOR AREA. NBMC 15.50.200(D) �./ OR T.O. CONC. CURB 11.50' SEE AUTOM C ORS O'^ w N N N CONSULTANT PLANS FOR HEIGHT \ / \ /: \ a D V+ cs o GARAGE F.F.E. E7 \ I GARAGE F.F.E. OL 10.02' \ 10.02' a 1ST FLOOR F.F.E. 1STFLOORF.F.E. A.N.G. 9.67' HOLDS ON FINAL ui 9.67' 9.67' THE FOLLOWING HOLD(S) ON FINAL WILL BE APPLIED TO YOUR BUILDING PERMIT: z F.S. - 8.50' 2 4'-3 1/2" HEIGHT CERTIFICATION OR CRITICAL ROOF HEIGHT ELEVATIONS. J z 2 ROOF RIDGE co 2" BRICK ENEER, ZINC ROOF I ALL EXTERIO SIDINGS TO BE ® U i WHITE WASHED. 1"STANDING SEAM WOOD CEDA SHINGLES. LANDSCAPE CERTIFICATION - FOR PROJECTS REQUIRING LANDSCAPE w DOCUMENTATION PACKAGE,APPLICANT MUST PROVIDE THIRD-PARTY STAMPED AND Z 3 SEE IMAI•Iz SEE IMAGE. REY m FINISH GRADE SIGNED CERTIFICATES OF COMPLETION (APPENDIX E OF DESIGN STANDARDS). @ 8.50' I WEATHERED HAMPTON STAIN ,w o 10 ELEVATION - SOUTH z 1/411 - 11-011 W o W W 0 8 20 2 2 1 28 A4.3 A4.2 A4.3 W z 2 0'-6" 2-0 ZINC METAL FLAT ZINC METAL FLAT Q co SEAM DORMER fro SEAM DORMER Ti O dao I �� ZINC CUPOLA d m MAX. BLDG. HT. �' .I MAX. BLDG. HT. N 38.67' 38.67' 12 12 12 WOOD CEDAR SHINGLES (n 4' 0" CURVING SWJOPS AT ENDS 1 HR FIRE TREATED Z I Z io CURVIN SWOOPS i � MAX. 3RD FLR. DECK O (n W r o AT ENDS I RAILING HEIGHT 24'-0" o a (n N O T.0. 42"GUARDRAIL - - - - - - - - - - - r - - - - - - - - T.0. 42"GUARD RAIL ° > J N 33.17' I . - . - 111111 11 IH 11111 It 11 1,11 lilt 1 11 Lu ll %H I till 111111 111111 11111 L 33.17' Lu ~ LIJ O ~ I _I 1911 111111 1111 1 111111 11 111 111111 litill 111111 111111 1111111 111111 111111 Illill 111111 1111 1 111111 11111111 1 Hli 11 Hill illill 1111 1 illill 11111 U M I M 12NIA I 11 111 1111 11 1111 till litill 11 I 111pi 11 1111 11 1111 1111 11 I"Ill 11 1 Ill Illill 11111 111111 111111 ED n J Q Mff� III III 111 111111 111111 1111 Itill 11111 111111 11111 1111111 illill 111111 11111 11111 11111 1 Hill Illill 1111`71 111111 111111 111111 1 1111 11 111111 lHil 111111 111111 kiiii IlIli I III I III 1 11111 3RD FLOOR F.F.E. 4 D (( 3RD FLOOR F.F.E. O Q 29.67' 29.67' a � (n Z T.O. DBL P28 34' . Lu - . - . - . - . - . Illy 11 11111111111 11111 11111 111 111111 Ji 1111 T.O. DBL PLAT_ Lu O = z � 111 lilt] iiiiii 1111 11 till 11 Hli 11 1 11 11 11 111111 111111 111111 11 Hill I Ili 11 Hill 11 Hill 11 till 11 111 11 1111 11;I I I I 11111 Ill 111111 illill 11 z = X U CURV G SWOOPS } W AT E DS _ c0 c� A w �j o 1111 11 1111 11 111" 1111 111111 111111 11 1 ill 111111 111111 Ili 1 11 till illill I'N V IMI 11 11 1111 11 w • w o (9 REVISIONS 0 0 p ZINC ROOF O O L L a0 00 a 1" STANDING I a m NOVEMBER 9,2016 Q SEAMillIlillill _w 1111 11 1111 111111 bi 11 11 1 11 111 11 1111 11 1111 11 HEI-ji 111 111111 111111 111111 111111 111111 1 1111 111111 111111 111111 111111 1111 it 11 1111 1 111 Ill III I z 11 Ill 1 11 1111 11 Ll IIMI 11 11 11�111111!11111111 iii 111111111ill ' \ / \ / I J CCC.JAN.17,2017 Q N 12 12 o N 12 2 0 = Tj IllHillHillHliilltill �4 N 3 o 2ND FLOOR F.F.E. liltillill N 2ND FLOOR F.F.E. 19.61 y1 1111 11"I'll 11 1111 '1[ 1114 1111 11 1111 Hill 111111 111111 lill 1 111111 11 1111 11 1111 111111 11 1111 11 1111 11 rr.11 11 1111 11 1111 11 1111 ill iiiiii ill] [] Hill 111111 1 Hll 111111 1111111711111 1111 1 111111 111111 111111 111111 1111 1 IIINI 11111 111111 111111 111111 111111 111111 111111 111111 111111 111111 1 19.67' v T.O. DBL PLATEHill Ill 1 111111 1 11 11 11111111 11111 Illill 11111 111111 11111 1 illill ill 11 Illill 111111 111111 111111 11 Ill] 1111111 Ill 11 Hll 11 lilt 11 Irr-n7111 111111 41 111111 111111 11 ill 111111 111111 illill illill lill 1 111111 111111 11 lilt 11 ill illill Illill 111111 111111 11 ill illill ill 11 Illill 111111 111111 111111 11 Hill illill Illill 111111 11111111 T.O. DBL PLATE 18.34' 18.34' ILILLIMILILILI 11111 111111 111111 11111 11 ill iiiiii I ill 111111 111111 11111 ILI ILLILIM ILL 1111 111111 111111 11 1 11111 11 ill 11111 111111 111111 11111111 AL_ 11 till 11 till 11 1111 11 till 11 Hill 11 Hill 11 11 Ill j 1 1111 111111 111111 Jill -FF Hill 1 1111 11 1111 11 1111 11 1111 111111 1 111111 111111 lifill illill Illill 111111 111111 111111 111111 Hill 1111111 Illill 111111 111111 111111 illill Illill Illill 111111 ill 11 111111 111111 111111 1 ------- 11 Illill 11 1111 11 1111 11 1111 11 1111 11 1111 11 11 1111 111111 11 1111 11 1111 11 1111 11 1111 11 1111 11 1111 11111 1 1111 'It 1111 11 1111 11 IL 1 111111 111111 11 1111 11 1111 11 1111 11 11 LL 11 A I I iiiiii illill illill till Ill 1 11 1111 11 1111 11 1111 11 1111 11 11 o C B 10.02'I o ARCH/ 1111111111111 lill Hill Illill 111111 1 All 11 11 till 11 till 11 1111 11 Hill 11 Hill 11 Hill 11 till 11 till 11 1 •(A S/ TFc Eo 1 11 11 11 rtil 1 1 11 11 till 11 1111 11 Hill 11 Hill 11 lirrrrriiii 11 11 11 1111 111111 11 1111 11 E6 -- -A / ES E4 3 GA E F.S. � 11 Ill I I I Hill Illill 111111 illill 11 Hill 11 Hill ill ill Illill Ill T.O. CONC. CURB 10.17' SEE 11 till 11 11.1.1-11-Aill 11 Hli 11 Hill Ill 11 Ill iiiiii Illill 111111/111111 ill I I I ill 11 1111 ii-w 11 1111 11 1111 11 1111 11 III[ILTILINII-Tw CONSULTANT PLANS FOR HEIGHT Ill", It 11 11 1 Ill 11 1111 11 1111 11 1111 11 1111 11 1111 11 1111 11 11 111111 1 1111 11 11 LI 11 1111 11 IIAI 11 1111 1 111111 111111 11 111111 11 1111 11 1111 11 11 1111 11 1111 11 N 11 11 1111 11 1111 11 1111 ill rLLO-11 11 1111 11 El 11 1111 11/1111 11 1111 11 11 1111 111111 111111 11 1111 11 1111 11 1111 11 1111 11 1111 11 111048516 GARAGE F.F.E. \ / / \ / GARAGE F.F.E. S�q Reo/ �6 10.02' 10.02' �4F CAI-I� 1ST FLOOR F.F.E. --- ---- 1ST FLOOR F.F.E. A.N.G. 9.61 9.67' SCALE: 1/4p'=1'-0" o F.S. - 8.50' 2 2 STEPDOWN TO HOUSE F.F.E. DATE: JULY 12,2016 @ 9.67'SEE CIVIL SECTION C-3 T-0" ROOF RIDGE ROOF RIDGE 0'-6" 2" BRICK VENEER, I WEEP SCREED ALL EXTERIOR SIDINGS TO BE WHITE WASHED. I WOOD CEDAR SHINGLES. SEEIMAGE SEE IMAGE. GREY WEATHERED 15'-O" I I HAMPTON STAIN A-3. 1 ELEVATION - 11 /4" = 1 '-0" ELEVATION NOTES EXwz W zWm- 'N �Z z 1. EXTERIOR STAIR RISER, SEE MATERIAL AND FINISH INDEX. RISE AND RUN PER 16. SIDE YARD ACCESS GATES. E w r oa -,g a z 2 1 28 2 g 1 g 20 LANDSCAPE ARCHITECT'S DRAWINGS. ALSO REFER TO CIVIL PLANS FOR FINISHED z LL w LL ° w uo g w A4.2 A4.1 A4.1 0'4" 0'-4 SURFACE ELEVATIONS AT TOP AND/OR BOTTOM OF STAIRS. 17. GUARDRAILS SHALL BE A MINIMUM HEIGHT OF 42" MEASURED FROM TOP OF FINISHED o z �:o o-m a= + 1' 4" 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 x o _ ¢W w=o (7 W❑f- U�- w ZINC WOOD C DAR THE SOILS ENGINEER'S RECOMMENDATIONS AND SPECIFICATIONS. INTERMEDIATE MEMBERS SPACED SUCH THAT NO SPHERE OF 4" DIAMETER SHALL i o?,z m t g=u PASS THROUGH. W MAX BETWEN GLASS PANELS). REFER TO DETAILS FOR MORE a°z a° p'~2�w CUPO A 1i SHINGL 3. WALL CAP PER MATERIAL AND FINISH INDEX. WHERE WALL IS USED AS A GUARDRAIL: INFO. ( ) o w o X a a w m 3 9 1 HR FIRE TREATED TOP OF WALL SHALL NOT BE LESS THAN 36"ABOVE FINISHED SURFACE. AT STAIRS A w w�w� z m W �p o HANDRAIL SHALL BE INSTALLED AT NO HIGHER THAN 34"ABOVE NOSE OF TREADS. 18. SLOPE ALL DECK SURFACES 2%TOWARDS DRAINS. SEE ARCHITECTURAL PLANS w w<w a F io r z u MAX. BLDG. HT MAX. BLDG. HT. AND/OR DRAINAGE PLANS. z a W m Z o 38.67 I J 38.67 4. WOOD CASING,TRIM, BANDING,AND COLUMNS; PAINTED, TYP. o o Z=¢ °a a _ 19. CONTINUOUS METAL WEEP SCREED (MATERIAL PER SPECIFICATIONS). LOCATE WEEP U U-N o a r w o¢ y 111111 Hill 11111 11111 ]ITT] XllTI 111T.11 1111 111 1 Ill I ill 1 5. ASPHALT SHINGLE ROOF. SEE COVER SHEET. SCREED AT LOWEST POSSIBLE POINT OF CONCRETE FOOTING AND SILL PLATE o z �>w o Y T JUNCTURE SEE DETAILS). w°a w z F w S UNDERLAYMENT PER MANUFACTURER. ( ) u a_w w m--°- u I I'_ I It 11 11 Till 11 IT 11 11 IT 11 11 IT 11 111111 111111 11 1 11111 Hit 11 lifil liTil 1 6 mva '�3m� a `O 20. PROVIDE APPROVED SPARK ARRESTORS AT TOPS OF ALL FIREPLACE CHIMNEY'S. =a¢LL w =o z o m N [n 6. BUILT-OUT WOOD EAVE. SEE DETAILS FOR MORE INFORMATION. u a -a°W<w o w % 11 Jill 11 11 111111 111111 it MAX. 3RD FLR. DECK TOP OF CHIMNEY CAP SHALL NOT EXCEED 4'ABOVE ANY ROOF OR HORIZONTAL a o g w w m J m z u � ¢w a3 owa w SURFACE WITHIN' 10. N N 0 0) R:, � N oTill ill 11 1 111111111 Ill ]ITT]] 111111 11111111 RAILING HEIGHT 24'-0" 0 7. COPPER EXPOSED GUTTER(5")AND EXPOSED DOWNSPOUTS (3"). SEE MATERIAL AND w o°o= ~3 z o FINISH INDEX.ALL DOWNSPOUTS TIE INTO SUB-SURFACE DRAINAGE SYSTEM PER ¢x<z w z o z m r T.O.42"GUARDRAIL - - _- _- - _ T.O. 42"GUARDRAIL 21. LIGHT FIXTURE LOCATION. OWNER APPROVED FIXTURE. SEE ELECTRICAL SHEETS ° z y x E o! -m 6 o� 33.1 T �_ 33.17' FOR EXACT LOCATIONS. ¢ 3 w LL w z CIVIL. ALSO, SEE SPECIFICATIONS. O o J u g o a 3:z ° 111 11 LI-H 11 It K I Na--- SSU OW N 8. COPPER CHIMNEY CAPS. PREFABRICATED U.N.O.ALSO, SEE SPECIFICATIONS. 22. SITE WALLS. SEE GRADING PLANS FOR ELEVATIONS. SEE STRUCTURAL ENGINEER'S a z o o m a F a 11 Till IT 1411 IT I IT 11 H IT �I Hill I IT IT 11 o.'� DRAWINGS FOR CONSTRUCTION. PROVIDE GRAVEL BACK-FILL AND DRAINAGE AT 3 z w a zd o v w v ?�aag >zmau Till ill 11 Ill IT 11 IT H IIII� FOOTING OF WALL(SEE STRUCTURAL AND CIVIL ENGINEER'S DETAILS). SEE GRADING y o o a°w m¢¢° ¢ 3RD FLOOR F.F.E. 3RD FLOOR F.F.E. PLAN FOR DRAINS. PROVIDE WATERPROOFING SYSTEM (SEE SPECIFICATIONS)AT ALL 9. CUSTOM STEEL WINDOWS AND DOORS WITH TRUE DIVIDED LITES. SEE MATERIAL RETAINING WALLS. 29.67 --- (! 1 29.67 AND FINISH INDEX AND DOOR AND WINDOW SCHEDULES FOR MANUFACTURER, FINISH T.O. DBL PLATE j I T.O. DBL PLATE AND GENERAL NOTES. 23. PROVIDE GARAGE VENTING PER U.B.C. REQUIREMENTS. V o 28.34' 4 . 28.34' •I Illill ill 11 111111 1 ill 11111 11111 Ili 10. CURB MOUNTED SKYLIGHT. SEE MANUFACTURER'S SPECIFICATIONS FOR MORE 24. ADDRESS SIGN @ 6'A.F.F. N w I W INFORMATION. 25. METAL CLAD DOORS AND WINDOWS. SEE MATERIAL AND FINISH INDEX AND DOOR o = z1 111111 Hill 111111 Ill Ili] z = 11. GLASS ON ALL SWINGING DOORS: GLAZING WITHIN 18"OF THE ADJACENT FLOOR AND WINDOW SCHEDULES FOR MANUFACTURER, FINISH,AND GENERAL NOTES. W M 0 4 I O WALKING SURFACE SHALL BE FULLY TEMPERED. 0 - o of 26. TREATED WOOD OVERLAPPING CLAPBOARD SIDING;4"CUSTOM MILLED HORIZONTAL. N m m 4 O wa111111 111111 Hill Hill E10 I w mm m 12. GARAGE DOORS. DOUGLAS FIR, PAINTED,WITH TRANSOM WINDOWS PER FINAL SELECTION AND COLOR TO BE DETERMINED BY OWNER AND ARCHITECT. T Eo Op O a0 z MANUFACTURER. SEE MATERIAL AND FINISH INDEX AND DOOR SCHEDULE FOR CONTRACTOR TO PROVIDE 5'-0"x5'-0"MOCK UP FOR APPROVAL BY OWNER AND a l a SPECIFICATIONS. ARCHITECT. V v No I 4'-3" om 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 W m 7� J ( ) I o N 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 2ND FLOOR F.F.E. 12 UP FOR APPROVAL BY OWNER AND ARCHITECT. _ nai 2ND FLOOR F.F.E. STRIKE POTENTIAL. Hill Ij 28. CEDAR SHINGLES;GREY WEATHERED HAMPTON STAIN. ONE HOUR FIRE TREATED. �/1 `) 19.67' MR= 1911 11 IT ill I IT 11 11 IT I .67' e 14. PROVIDE GAS LINE V o - T.O. DBL PLATE T.O. DBL PLATE - 29. EXTERIOR COLD WATER SHOWER SHOWER HEAD MAY NOT EXCEED 6'-0" IN HEIGHT W w 18.34' 18.34' 15. STONE VENEER. ELDORADO STONE ICC ES EVALUATION REPORT ESR 1215 WITHIN THE SIDE YARD SETBACK. O ANCHOR PER MANUFACTURE. AVG WEIGHT DOES NOT EXCEED 15 LBS PER SQUARE g 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 Q > OPENINGS TO BE WITHIN 1 FOOT FROM GRADE AND BELOW THE TOP OF CONCRETE 0 CURB SUPPORTING THE SILL PLATE. PROVIDE ONE INCH OF OPENING PER FOOT OF O 4 / \ 4 FLOOR AREA. NBMC 15.50.200(D) Eo o o O w 12 12. x ; L_ E2 E1 Is -2 V) O GARAGE F.F.E. 9 GARAGE F.F.E. o 0 10.02' JIL=/ \ -' 10.02' 0 1ST FLOOR F.F.E. - - _ 1ST FLOOR F.F.E. A.N.G. 9.67' W HOLDS ON FINAL 9.67' r T T 9.67' THE FOLLOWING HOLD(S) ON FINAL WILL BE APPLIED TO YOUR BUILDING PERMIT: z I I I 3" Q 'a 4'-3 1/2'---77 EQ ❑ HEIGHT CERTIFICATION OR CRITICAL ROOF HEIGHT ELEVATIONS. J z ul ROOF RIDGE co ALL EXTERIOR SIDIN TO BE 2" BRICK VENEER, U > WOOD CEDAR SHINGL S. WHITE WASHED. ❑ LANDSCAPE CERTIFICATION - FOR PROJECTS REQUIRING LANDSCAPE w DOCUMENTATION PACKAGE,APPLICANT MUST PROVIDE THIRD-PARTY STAMPED AND Z 3 SEE IMAGE. GREY WEATHERED SEE IMAGE SIGNED CERTIFICATES OF COMPLETION (APPENDIX E OF DESIGN STANDARDS). HAMPTON STAIN I ,w o 10 ELEVATION - NORTH Z 11411 - 11-011 w o w w 0 a 2 9 2 28 2 8 20 w A4.3 A4.2 A4.3 W z p 0'-6" 0'-6" ~ 4 ZINC METAL FLAT N ao ZINC METAL FLAT 2'0 Q m SEAM DORMER 4 SEAM DORMER MAX 0 U ZINC CUPOLA 12 2" BRICK VENEER, WHITE d MAX. BLDG. HT h J _ WASHED. SEE IMAGE J MAX. BLDG. HT. o 38.67' 38.67' N �Q WOOD CEDAR 12 S. SHINGLES 1 HR CURVING SWQOPS AT ENDS 8 8 �tio Z Z io FIRE TREATED ® 8 I 3 io -- 4'-0" - O O 1` CURVING WOOPS AT ENDS MAX. 3RD FLR. DECK N W o777 b) 1111111 1 RAILING HEIGHT 24'-0" o a (_� ((7 N T.O. 42"GUARDRAIL - - - - - - - - - - - - - - - - - - - - - - - T.O. 42"GUARDRAIL rn W Q 33.1711 it 11-rtt I IT 11 1)111 111111 11 1 - 33.1 T 11 11 IT IIIIIIIII IN, TI ITT Iiijil Ill 111 111111 ill 11 Ill 11 �l 1111 M I 12 L 12 1911 HITT I W O C 8 N mm Q 3RD FLOOR F.F.E. Q 4 3RD FLOOR F.F.E. Q 5 J 29.67' IT 11 11 IT 11 11 IT 11 11 IT 29.67' Z T.O. DBL PLATE T.O. DBL PLATE Q W Q 28.34' 28.34' O w11 HITT HIT 1 111111 111111 111111 111111 111111 1 1111 11 1111 11 1111 11.11111 Till 11 1111 11 Hli 11 Hill 11 Hill 1 11 Ilull HuH 111111 111111 A LI 11 11 ill Illill Illin ilill X O ' I CURVING SWOOPS111111 111111 Till I 1 11 1111 11 11 11 11 1111 11 1111 1 11III WINDOWS ON HOUSE w W U _ AT ENDS Ffl WOOD& METAL CLAD z _ (7 O W Lill u J 1 IT 11 11 IT 11 11 IT J O0 11 11 1111 11 1111 11 IT I 111 IT IT I O O OIll IIITlI IIITII Ill O O P ZINC ROOF t o m REVISIONS m NOVEMBER 9,2016 1 m a SEAM STANDING Eo o w 1 � 0 12 12 is ED III 111 1111 11\11-11 d X o CCC.JAN.17,2017 Q 11 111111 111111 Illill 111111 lI1IL4NlI1[ will 11111 111111 111111 win 111111 11111[ 111111 11111111N Q N qTill [111111TillTillHliTillIllHill O 2 Q 3 N O _i< IlTll HITT 111111 111111 Till IT [Ill It iiii it iiii it Tim Till n till I win iiiiiii iiii it Till I I I I I Till 11111 11111 11 1 11 IT 11 11 IT 11 11 IT I 2ND FLOOR F.F.E. N 2ND FLOOR F.F.E. 19.67' fllthtll *11 tt-il 1`111 IT 11 H LI 11 U _ _ _ 19.67' 11 111111 111111 Hill T.O. DBL PLATE _ T.O. DBL PLATE 18.34' 18.34' Ill it 111111 111111 11111 _LF I Jim THE PAVILLION STEEL WINDOWS TO HAVE A MAXIMUM SASH OF o C 2-1/2" IN WIDTH. o � , Cy 11 Hll 11 Till 11 11 o Eo O \ F F a D a D a DI r 11 It IT II IT IT FIXED X. _ .. - IT 11 111 O .048516 GARAGE F.F.E. o GARAGE F.F.E. s�9 Reo/ ,a. ,. _., - E8 � 10.02' I 10.02' 4F CAL e 1ST FLOOR F.F.E. ------ - ---:. ------ - - - = 1ST FLOOR F.F.E. A.N.G. 9.6T 9.6T 9.6T SCALE. 1/4..=1•-8., 0 3:_p:, t { .. 01 g„ F.S. - 8.50' JOB: CROOFrI1 DATE. JULY 12,2016 Al I WASHED2" BRICK. SEE IMAGE HITE 1"VZISTANDING SEAM 9 ROOF RIDGE WASHED2"BRICK. SEE IMAGE ENTRY 2 1"STANDZINC ING SEAM � ROOF RIDGE I WOOD CEDAR SHINGLES.OR SIDIBE WASHED2" BRICK. IMAGEWHITE SEE IMAGE. GREY WEATHERED HAMPTON STAIN A-3. 20 ELEVATION - WEST 1 /41V = 1 '-0" 217 1 2 2 9 A4 3 A4.2 5 A4.3 21 a w SECTION NOTES n(Xwz Wy _wz w=w< w_ ZINC METAL FLAT ryo �o ZINC METAL FLAT i w r o w w a`¢_z SEAM DORMER AM DORMER 1. CONCRETE SLAB BASE MATERIAL AND MEMBRANE: SHALL BE PROPERLY LAPPED AND SEALED TO PREVENT MOISTURE INFILTRATION °o°w o p w PER STRUCTURAL ENGINEER'S PLANS AND SPECIFICATIONS. UNDER-SLAB = ZINC CUPOLA CRI KET w a~¢w o 2°w❑ °w w= MAX. BLDG. HT. 12 12 12 12 MAX. BLDG. HT. WATERPROOFING PER SPECIFICATIONS. INSTALL PER MANUFACTURER'S RECOMMENDATIONS. VERIFY EACH OF THE FOLLOWING PRIOR TO POURING a r z a o?~o T. 12 F1 2 12 12 MAX. BLD238.67' 38.67' CONCRETE: o w F y v ui F 3 w �p WOOD CEDAR 12 8� �8 o Fw Jzmo=www p, SHINGLES 1 HR CURVING SWOOPS AT ENDS ,.;,;];r?,�;:;i: 'q�l=;r.?°[?;,; {{ Q`�' a. ALL IN-SLAB ELECTRICAL AND LOW VOLTAGE ON ELECTRICAL PLANS. Z z�m a o IS-'z LL FIRE TREATED © 8 BEYOND b. ALL FLOOR DRAINS ON PLUMBING PLANS. NOTE: NO WATER LINES TO RUN o ¢ o D Q, ¢ s Ai �- U SPA, SEE HEET A7.6 CURVING SWOOPS MAX. 3RD FLR. DECK ° IN CONCRETE SLAB OR UNDER-FLOOR WITH THE EXCEPTION OF THE ti m a =N a v LAfAT ENDS KITCHEN ISLAND AND ANY FLOOR HEATING SYSTEMS WHERE APPLICABLE. z o 5 z¢ III i >w o OPEN ILING HEIGHT 24'-0" U1 - O U o C. ALL HVAC AND APPLIANCE DUCTING. O z ' � SKYLIGHT � Uaw ~wN--cwi� � °i d. ALL FINISH FLOOR THICKNESS FOR SPECIFIED FLUSH TRANSITION Y" a °�3 5 E T.O. 42"GUARDRAIL - - - - - - - - - - - - T.O.42"GUARDRAIL TOLERANCE). ( =a a u w=o a Q z w 33.17 ?' 33.17 e. ALL ROOF DRAINS AND IN-SLAB LEADER OUTLETS. EXPANSION JOISTS AT Q o a a 3 N oo w a o w 12 q 30161 111111 Ill GARAGE SLABS. SEE STRUCTURAL PLANS FOR GRID DIMENSIONS. F o 0 0= 0 3 z oWm �- 8 cv SPA N �.:/ 12 in in 0 z mlm oQ3Wp ROOF DECK 2. SEE STRUCTURAL ENGINEER'S DRAWINGS FOR ALL FOOTING SIZES AND y oz 3RD FLOOR F.F.E. ro Q4 3RD FLOOR FEE U1oz�= a�LL�� 0 "ll DETAILS. ¢ ww� �w Uo¢ Z 29.67' f /�. . o 29.67 �Z�o� y�wwoF n- 3. FINISHED GRADE. ALL SITE WORK TO BE COMPACTED IN STRICT ACCORDANCE g 3 06 z}m= w T.O. DBL PLATE i T.O. DBL PLATE ° M3w a�d o o w v 28.34' � ' � �� - 28.34' WITH THE SOILS ENGINEER'S RECOMMENDATIONS AND SPECIFICATIONS. y�o a�'� = w F 4. CONTINUOUS STAINLESS STEEL WEEP SCREED. LOCATE WEEP SCREED AT O Z I F7 - x LOWEST POSSIBLE POINT OF CONCRETE FOOTING AND SILL PLATE JUNCTURE. w CURVING SWOOPS Z uj = 5. WALL CONSTRUCTION: 2"X 6"STUDS AT PLATE WALL BEARING. A AT ENDS T THICKENED V ry o w i' 209 F I 215 w o O,• WALL CONDITIONS FURR WALL WITH 2"X 4"STUDS TO THICKNESS SHOWN IN m o d x �$ CLEARSTORY H _ o ❑ PLANS. SEE STRUCTURAL ENGINEER'S PLANS FOR SPACING AND v O F O \ O EN/ ZINC ROOF w U n a° � 203 x w 1 W/2"THK. K U�j m SPECIFICATIONS. FIRE BLOCK STUDS AT CEILINGS ANDIOR AT 10'VERTICAL o° O 204 211 D D 1"STANDING N x MEMBERS J o INCREMENTS MEASURED FROM TOP OF SUBFLOOR. Lu ro M BATH BATH 3 BED OOM 3 A 2 BE ROOM 2 ¢ N MAS ER BATH SK PING AREA SEAM a 6. INTERIOR STUD WALLS 2X6 . SPACING PER STRUCTURAL ENGINEER'S 17 10 12 w J / \ 12 o P DRAWINGS. ALL INTERIOR WALLS TO RECEIVE 5/8"GYP. BIRD. (TYPE'X'ON THE N 50 ;rq v Q 3 ;NT N WALLS AND CEILING OF GARAGE). COLOR AND FINISH PER INTERIOR T m N - DESIGNER/ARCHITECT/OWNER. 'i1 Q 2ND FLOOR F.F.E. 2ND FLOOR F.F.E. 7. THERMAL INSULATION: PROVIDE R-30 AT ALL EXTERIOR WALLS, IN ROOF, AND V O 19.67' 19.67' 'v ALL FLOOR JOIST AREAS INTERIOR AND EXTERIOR. PROVIDE R-19 AT ALL w T.O. DBL PLATE T.O. DBL PLATE INTERIOR WALLS. SEE TITLE-24 ENERGY REPORT. W 18.34' T&G 18.34 8. FLOOR JOISTS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING, o DROP 1 _ BLOCKING AND SPECIFICATIONS. PREMIUM GRADE. '^ U) BEAM i 9. FLOOR SHEATHING: PLYWOOD PER STRUCTURAL ENGINEER. V+ J 1 -0 TV o w 10. SUB-FLOOR: 1-1/2"LIGHT WEIGHT CONCRETE FOR LEVELING PURPOSES ONLY. W i g M T-0" m KITCHEN E6 v 0'-9" = o EXISTING CONCRETE SLAB FOUNDATION IS AT DIFFERENT ELEVATIONS. r Q BEYOND ---------- - cp E3 ) /' m E4 104 I ING m Eo 11. DECK SHEATHING:SEE STRUCTURAL DRAWING FOR SIZE, SPACING AND o 3-CAR GARAGE AMIL ROOM/ ENTRY LOUNGE CONVERSATION/ SPECIFICATIONS. SLOPE SHEATHING 1/4" PER V-0"TO DRAINS MINIMUM.VERIFY O 2" BRICK VENEER, 0 SEATING PAVILLION WHITE WASHED. INSTALLATION WITH DECK MANUFACTURER'S SPECIFICATIONS AND U SEE IMAGE RECOMMENDATIONS. VERIFY WEIGHT OF ADDITIONAL GROUTING FOR THE GARAGE F.F.E. :n OWNER APPROVED MOCK-UP WITH STRUCTURAL ENGINEER BEFORE O w 0 10.02' _SLO E 2" VE LL _ o 2 14 FABRICATION. '^ 3: id idN cs 1'TFLOORF.F.E. A.N.G. 9.67' 'V+ N / / / . .. ..• 9.67' DECK WATERPROOFING TO BE INSTALLED IN STRICT ACCORDANCE WITH v' O // // / / // _1/ // // // // // // , // // // // // // // // // FIN H E N MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. CONTRACTOR TO Q ❑ \\ \\ \\ \\ \\ \ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \ \\ \\ \\ .s .A' \\ \ NEW ALL MATERIAL, N \/ 01` I�C, \//\//\/ /\//\ //\/ f�DG V A !� 13. NEW ROOF MATERIAL, SEE ROOF PLAN FOR MORE INFORMATION. PROVIDE NEW z \\/\\/\\/\\/ \\/\\/\\/\\ / / \\ \ 0 ATTIC VENTING AS NEEDED. SEE TITLE 24 REPORT FOR MORE INFORMATION. W /� \/\/\/\/\ \/\/\/\/\ 14. ROOF SHEATHING:SEE STRUCTURAL DRAWING FOR THICKNESS AND NAILING Q Z // // // // // // // // SPECIFICATION. co \\ \\ \\ \\ \\ \ \\ \\ \\ \\ \\ \\ \ \\ \ \ \\ \\ \\ \\ \\ \\ \\ ' ) ❑ 15. ROOF RAFTERS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING U w AND SPECIFICATIONS. MOCK-UP RAFTERS TO DETERMINE AND VERIFY RIDGE 3 BEAMS DO NOT EXCEED MAXIMUM HEIGHT AS REQUIRED BY THE CITY OF NEWPORT BEACH.CONTRACTOR TO OBTAIN CERTIFIED SURVEYOR TO CONFIRM ° STRUCTURAL �/� BEAM CEILING 15'-0" ALL MOCKED-UP RIDGE BEAMS BEFORE RIDGE BEAMS ARE SET AND RAFTERS 7 r ARE LAID OUT. SECTION 16. PROVIDE DRAFT STOPS WITHIN'ATTICS, MANSARDS, OVERHANGS, AND SIMILAR W o 1 CONCEALED SPACE FORMED OF COMBUSTIBLE CONSTRUCTION. [91.708.3.1.2.2] V (3000 SQ. FT. &60' MAX.) Z 1/4" = 1 '-O" 17. CEILING JOISTS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING Q 1 2 2 AND SPECIFICATIONS.VAULTS TO BE CONSTRUCTED WITH PLYWOOD GUSSETS. m SEE INTERIOR ELEVATIONS FOR RADIUS AND INTERSECTION POINTS IF NOT 15 5 2 4.3 9 A4.2 8 A4.3 SPECIFIED IN BUILDING SECTIONS. [JPO 18. PROVIDE APPROVED SPARK ARRESTORS AT TOPS OF ALL FIREPLACE 3 CRIPPLE WALL 6 ZINC METAL FLAT BENT TUBE STEEL ZINC METAL FLAT STRUCTURE BEAMS CHIMNEY'S. SEE DETAIL. W z SEAM DORMER TO FOLLOW DORMER SEAM DORMER WRAPPED WITH T&G ABOVE a 19. NOT USED m ZINC CUPOLA 20. NOT USED MAX. BLDG. HT. 7 MAX. BLDG. HT 38.67' 38.67' f1 0 WOOD CEDAR 21. WINDOWS AND DOORS.SEE DOOR AND WINDOW SCHEDULES.GLASS ON ALL N SHINGLES 1 HR SWINGING DOORS: GLASS WITHIN 18"OF THE ADJACENT WALKING SURFACE FIRE TREATED ® \ SHALL BE FULLY TEMPERED. \ \ I MAX. 3RD FLR. DECK 22. LIGHT FIXTURE LOCATION. OWNER APPROVED FIXTURE. Z SKYLIGHT ILINGHEIGHT24'-0" o O rn T.O. 42"GUARDRAIL - - - - Ef. - - - - - - - - - - - T.O.42"GUAR 23. GLASS GUARDRAILS AND BALCONIES. GUARDRAILS SHALL BE A MINIMUM HEIGHT OF Z fn W r 33.17' FIRE 33.17' 42"MEASURED FROM TOP OF FINISHED SURFACE (T.O.F.S.)UNLESS OTHERWISE O (n fn O TA NOTED. 3/4"CLEAR OPENING MAXIMUM BETWEEN GLASS PANELS. SHOP-DRAWINGS - J N / TO BE APPROVED BY OWNER AND ARCHITECT. SEE DETAILS. FINISH SURFACE FOR V Q M 21m � GUARD RAILS AT CANTILEVERED DECK AT WATER LINE IS AT TOP OF SAND. SEE LuT ROO DECK 12 DIMENSIONS FOR OVERALL HEIGHT. O 3RD FLOOR F.F.E. Q 4 3RD FLOOR F.F.E. V 29.67' 29.67' 24. "DRESS"STONE VENEER(NATURAL SANTA BARBARA STONE VENEER), SEE MATERIAL AND T.O. DBL PLATE T.O. DBL PLATE FINISH INDEX ON ELEVATION SHEETS OR COVER SHEET. Z Q m 28.34' 28.34' 25. PROVIDE HANDRAIL AT ONE OR BOTH SIDES OF STAIR AS SHOWN. THE TOP OF Z r Z HANDRAILS AND HANDRAIL EXTENSIONS SHALL NOT BE PLACED LESS THAN 34 (x7 W I Q) INCHES NOR MORE THAN 38"ABOVE LANDINGS AND THE NOSING OF TREADS. J Q Y - w HANDRAILS SHALL BE CONTINUOUS THE FULL LENGTH OF THE STAIRS AND AT LEAST O O O n OPEN z x ONE HANDRAIL SHALL EXTEND IN THE DIRECTION OF THE STAIR RUN NOT LESS THAN = U O o w F } 4 12 INCHES BEYOND THE TOP RISER NOR LESS THAN 12 INCHES BEYOND THE m A L L I I FO D-DO N O M z � m BOTTOM RISER. ENDS SHALL BE RETURNED OR SHALL HAVE ROUNDED Lu w TERMINATIONS OR BENDS. [U.B.C. 1003.3.3.6] T _ I ONI BOARD -� a REVISIONS KIDS' B N ° I O SEE DETAILS. O O x N MASTER CLOSET J MASTER SUITE '� W ROO (6 2 a- NOVEMBER 9,2016 Q q o 12 / 0 26. ENCLOSED USABLE SPACE UNDER INTERIOR STAIRS REQUIRES 1/2" GYPBOARD ON N 'v q / -, 12 N WALLS AND CEILINGS PER CBC 1009.5.3. SLOPE � N o 2 N CCC.JAN.17,2017 Q 1/4" = 1'-0" N 27. GARAGES BENEATH HABITABLE ROOMS SHALL BE SEPARATED BY NO LESS THAN 5/8 2ND FLOOR F.F. Jh �� �0� 2ND FLOOR F.F.E. INCHES TYPE X GYPSUM BOARD APPLIED TO THE UNDERSIDE OF FLOOR FRAMING. 19.67' 19.67' PROVIDE MINIMUM ''/z INCH GYPSUM BOARD ON THE GARAGE SIDE ELSEWHERE. TABLE T.O. DBL PLATE I T.O. DBL PLATE R302.6 18.34' \ 18.34' T&G 28. OPENINGS IN 1-HOUR OCCUPANCY SEPARATION SHALL 8E OF EQUAL FIRE __--_-----i RESISTANCE (1-HOUR). DOORS SHALL BE SELF-CLOSING, SOLID CORE WITH 20 / 2 1/2"x 2 112" MINUTE LABEL. SEE DOOR SCHEDULE. SQUARE LATTICE m M 3'-0" i TV j B ELO RIOR o 29. EXPOSED STRUCTURAL FRAMING. REFER TO CEILING&ARCH PLAN AND r A _ o STRUCTURAL ENGINEER'S DRAWINGS FOR LUMBER SIZES. VERIFY WITH ARCHITECT rn ? (E3 ) /' E4 KIT EN ' E6 �- --------_ ro PRIOR TO ORDERING LUMBER. ALL CONNECTIONS SHALL BE CONCEALED. 3-CAR GARAGE AMIL OOM T REA 00 2 \ 30. ELEVATOR SHAFT SHALL PROVIDE 1-HOUR SEPARATION ON ENCLOSED FACE OFA 3CH7Tt�c g v I I °O°® •• •OpO I I FRAMING AND SHALL BE ENCLOSED AT TOP OF SHAFT(UBC 711.2). GARAGE F.F.E. 0 10.02' _SLO E 2" VE LL _ o 31 ELEVATOR PIT DEPTH PER MANUFACTURER VERIFY WITH STRUCTURAL :: �; •• • .•. .. ' ' 7 32. NOTHING ON DECK TO EXCEED 24'-0"HIGH FROM F.F.E. 9.00 S29 R 04 e 1 ST FLOOR F.F.E. A.N.G. 9.6 eo /\/\\/\/\\/ / .• :+ / / / / / / / / / •.;,� /,/ �� .� •:, FINISHED SURFACE iv 33. TREATED WOOD OVERLAPPING CLAPBOARD SIDING;4"CUSTOM MILLED HORIZONTAL. �4F CAL \//\ \ :.s. // //\//\//\//\//\//\//\//\/ . :' / \//\//\ \//\//\//\//\//\//\//\//\//\//\//\/ //\//\//\//\//\//\//\// //\//\ \/" \//\//\// . .'• : // // // // // / \ \ \ FINAL \\ \\ \\ \\ \ 3 SELECTION AND COLOR TO BE DETERMINED BY OWNER AND ARCHITECT. CONTRACTOR SCALE: U4"=1'-0" TO PROVIDE 5'-0"x5'-0" MOCKUP FOR APPROVAL BY OWNER AND ARCHITECT. DATE: JULY 12,2016 \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ JOB: - \ \\ \\ \\ \ \ \\ \\ \\ \\ \ \ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \ \\ \\ \\ \\ \\ \ \\ \\ 34. TREATED WOOD 12"T&G, VERTICAL SIDING. FINAL SELECTION AND COLOR TO BE / DETERMINED BY /\ / 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. ECTION WATERPROOFING AND FRENCH DRAIN TO BE INSTALLED PER MANUFACTURER'S a -d= 1 OPEN CUBBY HOLES STRUCTURAL SPECIFICATIONS AND RECOMMENDATIONS. SEE COVER SHEET FOR BASEMENT ^ T02 -1S/4 BEAM CEILING 15'-0" WATERPROOFING, LARR AND I.C.B.O. NUMBERS. 9 1 2 15 2 ~WWN � 21 A4. 9 A4. N SECTION NOTES =w2� wN=w< 1. CONCRETE SLAB BASE MATERIAL AND MEMBRANE: N r a x x o g ti xwro'� �aaz SKYLIGHT a-o x o i a x rz WwaOWU W SHALL BE PROPERLY LAPPED AND SEALED TO PREVENT MOISTURE INFILTRATION o o WWo W 4 O W<N LL PER STRUCTURAL ENGINEER'S PLANS AND SPECIFICATIONS. UNDER-SLAB x w r= ¢w¢Wo MAX. BLDG. HT. 12 MAX. BLDG. HT WATERPROOFING PER SPECIFICATIONS. INSTALL PER MANUFACTURER'S o o m F F z 38.67' n 12 12 38.67' RECOMMENDATIONS. VERIFY EACH OF THE FOLLOWING PRIOR TO POURING o a o_-r a o y 3 W 8 CONCRETE: U W ow u 2 E F r W / \ "' 1 BENT TUBE STEEL w W<W m z u { xwazmof,Za5 8 8 TO FOLLOW DORMER r r p -x W r- "' 8 a. ALL IN-SLAB ELECTRICAL AND LOW VOLTAGE ON ELECTRICAL PLANS. z W<m a cri�=zo¢ b. ALL FLOOR DRAINS ON PLUMBING PLANS. NOTE: NO WATER LINES TO RUN o L a a o N 2 - - IN CONCRETE SLAB OR UNDER-FLOOR WITH THE EXCEPTION OF THE ou-x❑ a r w D¢ - - - - - - MAX. 3RD FLR. DECK zxtwww xmaZ KITCHEN ISLAND AND ANY FLOOR HEATING SYSTEMS WHERE APPLICABLE. -o�z as a,r 5 w o OPEN (LING HEIGHT 24'-0" r �0 o a w z?w F q SKYLIGHT 4 C. ALL HVAC AND APPLIANCE DUCTING. u a r u ° d. ALL FINISH FLOOR THICKNESS FOR SPECIFIED FLUSH TRANSITION Y" L O. 42"GUARDRAIL - - - - - - - - - - - - - - - - T.O.42"GUARDRAIL ( a a -w =0 3�z 33.17' 33.17' TOLERANCE). Xo2,w °�M¢ott L e. ALL ROOF DRAINS AND IN-SLAB LEADER OUTLETS. EXPANSION JOISTS AT a w x a 3 N o W a u w _ GARAGE SLABS. SEE STRUCTURAL PLANS FOR GRID DIMENSIONS. 0-00"m ¢o o w o 3:2 0 _ 12 a_�Qz� Wzoxmr 7 M urzax �o Fi-yW \g 2. SEE STRUCTURAL ENGINEER'S DRAWINGS FOR ALL FOOTING SIZES AND °_�°-�a= �°0 w o 3RD FLOOR F.F.E. Q 4 3RD FLOOR F.F.E. z r a r W r F u DETAILS. a w w 3 W 2 u z 29.67' K 29.67' v �z� �orn�a� 3. FINISHED GRADE. ALL SITE WORK TO BE COMPACTED IN STRICT ACCORDANCE y-_ a T.O. DBL PLATE T.O. DBL PLATE L) z w a<o�w u ft lip a WITH THE SOILS ENGINEER'S RECOMMENDATIONS AND SPECIFICATIONS. ? W 5 °k>z z a u 28.34' F- = 28.34' v�o D it o w im < � I � F- 4. CONTINUOUS STAINLESS STEEL WEEP SCREED. LOCATE WEEP SCREED AT Lu CURVING SWOOPS LOWEST POSSIBLE POINT OF CONCRETE FOOTING AND SILL PLATE JUNCTURE. 2 W U � Z AT ENDS K o K 1 = 5. WALL CONSTRUCTION: 2"X 6"STUDS AT PLATE WALL BEARING. AT THICKENED c�n/ N D V� ❑ o O O I o WALL CONDITIONS FURR WALL WITH 2"X 4"STUDS TO THICKNESS SHOWN IN m _ 2-_0" T-0" w c7 o ro ~ M cm) w Z b OJ PLANS. SEE STRUCTURAL ENGINEER'S PLANS FOR SPACING AND N w - - - - - L L SAFE O z J m SPECIFICATIONS. FIRE BLOCK STUDS AT CEILINGS AND/OR AT 10'VERTICAL a F X INCREMENTS MEASURED FROM TOP OF SUBFLOOR. W o a O KIDS UNK O \ d 6. INTERIOR STUD WALLS(2X6). SPACING PER STRUCTURAL ENGINEER'S M 12 i R M STORAGE MASTER SUITE o p 4 DRAWINGS. ALL INTERIOR WALLS TO RECEIVE 5/8"GYP. BIRD. (TYPE'X'ON THE co - - _ 12 a N WALLS AND CEILING OF GARAGE). COLOR AND FINISH PER INTERIOR T m N 4�'.- '=""� / - L 0 2 N' DESIGNER/ARCHITECT/OWNER. i 2ND FLOOR F.F.E. p 2ND FLOOR F.F.E. 7. THERMAL INSULATION: PROVIDE R-30 AT ALL EXTERIOR WALLS, IN ROOF, AND V u 19.67' I 19.67' ALL FLOOR JOIST AREAS INTERIOR AND EXTERIOR. PROVIDE R-19 AT ALL w T.O. DBL PLATE ¢ T.O. DBL PLATE INTERIOR WALLS. SEE TITLE-24 ENERGY REPORT. W 18.34' _ \ 18.34' g. FLOOR JOISTS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING, Q T&G 11 IXBLOCKING AND SPECIFICATIONS. PREMIUM GRADE. 'w 1 c/, U / 2"x2" SQUARE 9. FLOOR SHEATHING: PLYWOOD PER STRUCTURAL ENGINEER. J M \ [/ Lu Lu w TV I E RIOR LATTICE o 10. SUB-FLOOR: 1-1/2"LIGHT WEIGHT CONCRETE FOR LEVELING PURPOSES ONLY. g m T-0" PPPEEE///[[[ _ LOG IA 0'-9" o EXISTING CONCRETE SLAB FOUNDATION IS AT DIFFERENT ELEVATIONS. m M O N ----------- > 3 ELEVATOR E4 E5 F - 7 F - 7 F- - -1 F- - -1 W E6 11. DECK SHEATHING:SEE STRUCTURAL DRAWING FOR SIZE,SPACING AND Q ❑ SHAFT SPECIFICATIONS. SLOPE SHEATHING 1/4" PER V-0"TO DRAINS MINIMUM.VERIFY ' O SLIf�1llIN I TkASH p REA 00 2 \ U Q 0 3-CAR GARAGE P DER R 2 `N INSTALLATION WITH DECK MANUFACTURER'S SPECIFICATIONS AND v (xOND� RS CO TV�IINERS RECOMMENDATIONS. VERIFY WEIGHT OF ADDITIONAL GROUTING FOR THE GARAGE F.F.E. 2 OWNER APPROVED MOCK-UP WITH STRUCTURAL ENGINEER BEFORE O 3 0 10.02' SL 2' E L o FABRICATION. 0 1ST FLOOR F.F.E. A.N.G. 9.67 NX '^ N 1 • • . . : . •.' r, 9.67' V+ \ / .•: / / / / / / / / / `; ' •' ' ' " �: 12. DECK WATERPROOFING TO BE INSTALLED IN OMME DATION .CON WITH F N HED RFACE o \// / \//\ / WARRANTY• MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS.CONTRACTOR TO Q N \\ \NMI/\\ \\ \ \ \ \\ \\ \\ \\ \\ \\ \\ �, \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \ \\ \\ \\ R r \\ \\ \\ \\ \\ \ \\ \\ 13. EW ROOF MAT RIIAL, SEE ROOF PLAN FOR MORE INFORMATION. PROVIDE NEW D ``" ATTIC VENTING AS NEEDED. SEE TITLE 24 REPORT FOR MORE INFORMATION. w \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ Q 14. ROOF SHEATHING: SEE STRUCTURAL DRAWING FOR THICKNESS AND NAILING z / / SPECIFICATION. � ❑ \j \\ 15. ROOF RAFTERS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING W AND SPECIFICATIONS. MOCK-UP RAFTERS TO DETERMINE AND VERIFY RIDGE Z BEAMS DO NOT EXCEED MAXIMUM HEIGHT AS REQUIRED BY THE CITY OF ;9 STRUCTURAL BEAM TO NEWPORT BEACH.CONTRACTOR TO OBTAIN CERTIFIED SURVEYOR TO CONFIRM w o CAVITY JOIST TRANSITION 15'-0" ALL MOCKED-UP RIDGE BEAMS BEFORE RIDGE BEAMS ARE SET AND RAFTERS 75 ARE LAID OUT. 0 W m SECTION 16. PROVIDE DRAFT STOPS WITHIN ATTICS, MANSARDS, OVERHANGS, AND SIMILAR V N CONCEALED SPACE FORMED OF COMBUSTIBLE CONSTRUCTION. [91.708.3.1.2.2] 1 (3000 SQ. FT. &60' MAX.) Z 1/4" = 1 '-0" W 17. CEILING JOISTS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING Q w 1 2 1 AND SPECIFICATIONS.VAULTS TO BE CONSTRUCTED WITH PLYWOOD GUSSETS. m SEE INTERIOR ELEVATIONS FOR RADIUS AND INTERSECTION POINTS IF NOT (n r A4.2 A4.1 y 5 8 11 A4.1 0'-4" 0'-4" SPECIFIED IN BUILDING SECTIONS. W p 18. PROVIDE APPROVED SPARK ARRESTORS AT TOPS OF ALL FIREPLACE WOOD CEDAR 6 CHIMNEY'S. SEE DETAIL. W z SHINGLES �a 19. NOT USED 1 HR FIRE TRE ED ^ _ a co 20. NOT USED > U m MAX. BLDG. HT. MAX. BLDG. HT. U 38.6738.67 a 112 I, I' 21. WINDOWS AND DOORS.SEE DOOR AND WINDOW SCHEDULES.GLASS ON ALL M ,mooQ 3 [_ SWINGING DOORS: GLASS WITHIN 18"OF THE ADJACENT WALKING SURFACE SHALL BE FULLY TEMPERED. II MAX. 3RD FLR. DECK 22. LIGHT FIXTURE LOCATION. OWNER APPROVED FIXTURE. V) Z c RAILING HEIGHT 24'-0" o _ Z O � ti T.O. 42"GUARDRAIL T OPEN ,- T.O.42"GUARDRAIL rn 23. GLASS GUARDRAILS AND BALCONIES. GUARDRAILS SHALL BE A MINIMUM HEIGHT OF O N W r 33.17' 33.17' 42"MEASURED FROM TOP OF FINISHED SURFACE (T.O.F.S.)UNLESS OTHERWISE N (n N N NOTED. 3/4"CLEAR OPENING MAXIMUM BETWEEN GLASS PANELS. SHOP-DRAWINGS _j / \ ill H UIN I TO BE APPROVED BY OWNER AND ARCHITECT. SEE DETAILS. FINISH SURFACE FOR U Q GUARD RAILS AT CANTILEVERED DECK AT WATER LINE IS AT TOP OF SAND. SEE W SLOPE ROOF DIMENSIONS FOR OVERALL HEIGHT. ( ) O % 3RD FLOOR F.F.E. 1/4"= 1'-0" IT 3RD FLOOR F.F.E. 29.67' 29,87 24. "DRESS"STONE VENEER(NATURAL SANTA BARBARA STONE VENEER), SEE MATERIAL AND ( T.O. DBL PLATE T.O. DBL PLATE Y FINISH INDEX ON ELEVATION SHEETS OR COVER SHEET. Z Q m 28.34' 28.34' 25. PROVIDE HANDRAIL AT ONE OR BOTH SIDES OF STAIR AS SHOWN. THE TOP OF (n Z = I I = HANDRAILS AND HANDRAIL EXTENSIONS SHALL NOT BE PLACED LESS THAN 34 J N W Q c0 w O INCHES NOR MORE THAN 38"ABOVE LANDINGS AND THE NOSING OF TREADS. Q = J OPEN O z = HANDRAILS SHALL BE CONTINUOUS THE FULL LENGTH OF THE STAIRS AND AT LEAST O STAIRW LL ONE HANDRAIL SHALL EXTEND IN THE DIRECTION OF THE STAIR RUN NOT LESS THAN m U o o C7 12 INCHES BEYOND THE TOP RISER NOR LESS THAN 12 INCHES BEYOND THE Lu BOTTOM RISER. ENDS SHALL BE RETURNED OR SHALL HAVE ROUNDED ❑ o o ❑ m a 213 w z EO 00 TERMINATIONS OR BENDS. [U.B.C. 1003.3.3.6] 0_ X REVISIONS 0 HALL BEDROOM 2 0 < SEE DETAILS. NOVEMBER 9,2016 Q q q 26. ENCLOSED USABLE SPACE UNDER INTERIOR STAIRS REQUIRES 1/2" GYPBOARD ON N12 Q N WALLS AND CEILINGS PER CBC 1009.5.3. 3 N CCC.JAN. 17,2017 Q 2ND FLOOR F.F.E. 2ND FLOOR F.F.E. 27. GARAGES BENEATH HABITABLE ROOMS SHALL BE SEPARATED BY NO LESS THAN 5/8 INCHES TYPE X GYPSUM BOARD APPLIED TO THE UNDERSIDE OF FLOOR FRAMING. 19.67' 19.67' Y PROVIDE MINIMUM 1/2 INCH GYPSUM BOARD ON THE GARAGE SIDE ELSEWHERE. TABLE T.O. DBL PLATE T.O. DBL PLATE R302.6 18.34' 18.34' 28. OPENINGS IN 1-HOUR OCCUPANCY SEPARATION SHALL BE OF EQUAL FIRE o DROP RESISTANCE (1-HOUR). DOORS SHALL BE SELF-CLOSING, SOLID CORE WITH 20 /BEAM 1'_0„ MINUTE LABEL. SEE DOOR SCHEDULE. 4 CONDEN�ER \ PEN 4 29. EXPOSED STRUCTURAL FRAMING. REFER TO CEILING&ARCH PLAN AND co YARD Y O o STRUCTURAL ENGINEER'S DRAWINGS FOR LUMBER SIZES. VERIFY WITH ARCHITECT 4'-3 5/8" � PRIOR TO ORDERING LUMBER. ALL CONNECTIONS SHALL BE CONCEALED. � - - - 7 �I'fCHE E Y � c�EOARCy 4'-3" 30. ELEVATOR SHAFT SHALL PROVIDE 1-HOUR SEPARATION ON ENCLOSED FACE OF Gia Z A. FRAMING AND SHALL BE ENCLOSED AT TOP OF SHAFT(UBC 711.2). J o ly / SLOP 1/o I 31. ELEVATOR PIT DEPTH PER MANUFACTURER. VERIFY WITH STRUCTURAL. 0.C 1355 6 1ST FLOOR F.F.E. 1ST FLOOR F.F.E. A.N.G. 9.67' 32. NOTHING ON DECK TO EXCEED 24'-0" HIGH FROM F.F.E. 9.00 9.67' >.: :., 9.67' q 1FO4 FINISHED SURFACE FINISHED SURFACE 33. TREATED WOOD OVERLAPPING CLAPBOARD SIDING;4"CUSTOM MILLED HORIZONTAL. OF CAL 9.58' y. \\ .\\ \\ \\ . ' j\ 9.58' FINAL SELECTION AND COLOR TO BE DETERMINED BY OWNER AND ARCHITECT. CONTRACTOR SCALE: 114"=1'-0" 1 \� / TO PROVIDE 5' 0"x5' 0" MOCK UP FOR APPROVAL BY OWNER AND ARCHITECT. DATE: JULY 12,2016 JOB: - 34. TREATED WOOD 12"T&G, VERTICAL SIDING. FINAL SELECTION AND COLOR TO BE \ \ DETERMINED BY OWNER AND ARCHITECT. CONTRACTOR TO PROVIDE 6-0"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 a �d�� ECTION SPECIFICATIONS AND RECOMMENDATIONS. SEE COVER SHEET FOR BASEMENT WATERPROOFING, LARR AND I.C.B.O. NUMBERS. 20-,S/41V = 1 '-0" .Jo 1 2 1 5 21 A4.15 8 9 11 F-m W 2 mm ° 6 SECTION NOTES zwm- Nwz< xxwc� 5�w v��xrt xwro'� xa¢z 1. CONCRETE SLAB BASE MATERIAL AND MEMBRANE: J W W-oxoi a= SHALL BE PROPERLY LAPPED AND SEALED TO PREVENT MOISTURE INFILTRATION o?o w o o a w LL PER STRUCTURAL ENGINEER'S PLANS AND SPECIFICATIONS. UNDER-SLAB ° MAX. BLDG. HT. MAX. BLDG. HT. WATERPROOFING PER SPECIFICATIONS. INSTALL PER MANUFACTURER'S i o?W,o m F F Z RECOMMENDATIONS. VERIFY EACH OF THE FOLLOWING PRIOR TO POURING a z-F a p?-wo 38.67' 38.67' CONCRETE: wUwJ zrot W mw Q w m Ux-w Q w q r r w J F r r u a. ALL IN-SLAB ELECTRICAL AND LOW VOLTAGE ON ELECTRICAL PLANS. io b. ALL FLOOR DRAINS ON PLUMBING PLANS. NOTE: NO WATER LINES TO RUNo a a o y ow v in IN CONCRETE SLAB OR UNDER-FLOOR WITH THE EXCEPTION OF THE o°z x❑ x r w 3¢ MAX. 3RD FLR. DECK zxjwwwa�WFz KITCHEN ISLAND AND ANY FLOOR HEATING SYSTEMS WHERE APPLICABLE. w m xa o V RAILING HEIGHT 24'-0" 4 C. ALL HVAC AND APPLIANCE DUCTING. v a w°w w z-o x v F m--U r ° V 11 ° d. ALL FINISH FLOOR THICKNESS FOR SPECIFIED FLUSH TRANSITION Y" m 6 a 3 8 m T.O. 42"GUARDRAIL - - - - - T.O.42"GUARDRAIL ( a¢-w =o?S z N 20 33.17' A R 33.17' TOLERANCE). U o m v w w z o wm OPEN 301 e. ALL ROOF DRAINS AND IN-SLAB LEADER OUTLETS. EXPANSION JOISTS AT ¢w a 3 m o w a w EXERCISE OOM io GARAGE SLABS. SEE STRUCTURAL PLANS FOR GRID DIMENSIONS. w o ow o w 0 3 Z owm ax¢z� wzoxmr fh O F z¢x O r F m W 2. SEE STRUCTURAL ENGINEER'S DRAWINGS FOR ALL FOOTING SIZES AND om<2 w U �o<3:z w 3RD FLOOR F.F.E. 3RD FLOOR F.F.E. DETAILS. a=w w 3 w v~< z 29.67' 29.67' e=go: ywwwUF T.O. DBL PLATE T.O. DBL PLATE 3. FINISHED GRADE. ALL SITE WORK TO BE COMPACTED IN STRICT ACCORDANCE v 3 z w x za o v w 28.34' 28.34' WITH THE SOILS ENGINEER'S RECOMMENDATIONS AND SPECIFICATIONS. y,o a�w m a a w a 4. CONTINUOUS STAINLESS STEEL WEEP SCREED. LOCATE WEEP SCREED AT w I I LOWEST POSSIBLE POINT OF CONCRETE FOOTING AND SILL PLATE JUNCTURE. _ ? z = 5. WALL CONSTRUCTION: 2"X 6"STUDS AT PLATE WALL BEARING. AT THICKENED V N o �, o WALL CONDITIONS FURR WALL WITH 2"X 4"STUDS TO THICKNESS SHOWN IN PLANS. SEE STRUCTURAL ENGINEER'S PLANS FOR SPACING AND N m wO N w m SPECIFICATIONS. FIRE BLOCK STUDS AT CEILINGS AND/OR AT 10'VERTICAL O 201 BEDROOM 3 ' IL INCREMENTS MEASURED FROM TOP OF SUBFLOOR. W o 2 aa 6 . INTERIOR STUD WALLS(2X6). SPACING PER STRUCTURAL ENGINEER'S - 9 9 DRAWINGS. ALL INTERIOR WALLS TO RECEIVE 5/8"GYP. BIRD. (TYPE'X'ON THE N WALLS AND CEILING OF GARAGE). COLOR AND FINISH PER INTERIOR T m -' DESIGNER/ARCHITECT/OWNER. 2ND FLOOR F.F.E. 12 2ND FLOOR F.F.E. 7. THERMAL INSULATION: PROVIDE R-30 AT ALL EXTERIOR WALLS, IN ROOF, AND V O 19.67' Q 3 19.67' d ALL FLOOR JOIST AREAS INTERIOR AND EXTERIOR. PROVIDE R-19 AT ALL w T.O. DBL PLATE T.O. DBL PLATE INTERIOR WALLS. SEE TITLE-24 ENERGY REPORT. w 18.34' 18.34' Q z 8. FLOOR JOISTS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING, BLOCKING AND SPECIFICATIONS. PREMIUM GRADE. 'w N -------- N, 0 o = I I l i o 9. FLOOR SHEATHING: PLYWOOD PER STRUCTURAL ENGINEER. w ry w 10. SUB-FLOOR: 1-1/2"LIGHT WEIGHT CONCRETE FOR LEVELING PURPOSES ONLY. i g H 4 EXISTING CONCRETE SLAB FOUNDATION IS AT DIFFERENT ELEVATIONS. Q 102 103 O N r 11. DECK SHEATHING:SEE STRUCTURAL DRAWING FOR SIZE, SPACING AND Q > FAMILY ROOM SPECIFICATIONS. SLOPE SHEATHING 1/4" PER V-0"TO DRAINS MINIMUM.VERIFY 0 INSTALLATION WITH DECK MANUFACTURER'S SPECIFICATIONS AND V 0 RECOMMENDATIONS. VERIFY WEIGHT OF ADDITIONAL GROUTING FOR THE O N OWNER APPROVED MOCK-UP WITH STRUCTURAL ENGINEER BEFORE w FABRICATION. /A 1ST FLOOR F.F.E. 1ST FLOOR F.F.E. A.N.G. 9.67' V) o N 9.67' ► ., . . • • ,: 9.67' 12. DECK WATERPROOFING TO BE INSTALLED IN STRICT ACCORDANCE WITH FINISHED SURFACE \ \ \ FINISHED SURFACE o :•'.• N MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. CONTRACTOR TO 9.58' \ \\ \\ .• . \ \ \ \ \• \ \ •\ \ \ \ \ 9.58' WARRANTY ALL WORK. N .•o. / / / / / / //\// / 13. NEW ROOF MATERIAL, SEE ROOF PLAN FOR MORE INFORMATION. PROVIDE NEW � 11,A\ ATTIC VENTING AS NEEDED. SEE TITLE 24 REPORT FOR MORE INFORMATION. W Q 14 ECIFICATION.G:SEE STRUCTURAL DRAWING FOR THICKNESS AND NAILING SP > It 15. ROOF RAFTERS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING w AND SPECIFICATIONS. MOCK-UP RAFTERS TO DETERMINE AND VERIFY RIDGE Z BEAMS DO NOT EXCEED MAXIMUM HEIGHT AS REQUIRED BY THE CITY OF NEWPORT BEACH.CONTRACTOR TO OBTAIN CERTIFIED SURVEYOR TO CONFIRM /� ° ALL MOCKED-UP RIDGE BEAMS BEFORE RIDGE BEAMS ARE SET AND RAFTERS V/ ARE LAID OUT. UJ0 m SECTION 16. PROVIDE DRAFT STOPS WITHIN'ATTICS, MANSARDS, OVERHANGS, AND SIMILAR N CONCEALED SPACE FORMED OF COMBUSTIBLE CONSTRUCTION. [91.708.3.1.2.2] U ° 1 (3000 SQ. FT. &60' MAX.) Z 1/4" = 1 '-0" W 17. CEILING JOISTS: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR SIZE, SPACING Q 4 1 2 1 AND SPECIFICATIONS.VAULTS TO BE CONSTRUCTED WITH PLYWOOD GUSSETS. w SEE INTERIOR ELEVATIONS FOR RADIUS AND INTERSECTION POINTS IF NOT (n r A4.2 5 8 A4.1 9 11 21 A4.1 SPECIFIED IN BUILDING SECTIONS. [J� p 18. PROVIDE APPROVED SPARK ARRESTORS AT TOPS OF ALL FIREPLACE CHIMNEY'S. SEE DETAIL. [jJ w 19. NOT USED m MAX. BLDG. HT. � MAX. BLDG. HT. � 20. NOT USED 38.67' 71 38.67' f1 0 v 21. WINDOWS AND DOORS.SEE DOOR AND WINDOW SCHEDULES.GLASS ON ALL M ,moo SWINGING DOORS: GLASS WITHIN 18"OF THE ADJACENT WALKING SURFACE �y SHALL BE FULLY TEMPERED. MAX. 3RD FLR. DECK io 22. LIGHT FIXTURE LOCATION. OWNER APPROVED FIXTURE. V) Z o RAILING HEIGHT 24'-O" o m T.O. 42"GUARDRAIL - OPEN - - - T.O.42"GUARDRAIL rn 23. GLASS GUARDRAILS AND BALCONIES. GUARDRAILS SHALL BE A MINIMUM HEIGHT OF O N W r 33.17' 33.17' 42"MEASURED FROM TOP OF FINISHED SURFACE (T.O.F.S.)UNLESS OTHERWISE (n (n N In NOTED. 3/4"CLEAR OPENING MAXIMUM BETWEEN GLASS PANELS. SHOP-DRAWINGS TO BE APPROVED BY OWNER AND ARCHITECT. SEE DETAILS. FINISH SURFACE FOR U J GUARD RAILS AT CANTILEVERED DECK AT WATER LINE IS AT TOP OF SAND. SEE W ~ P DIMENSIONS FOR OVERALL HEIGHT. fq0 � � 3RD FLOOR F.F.E. 1' 3RD FLOOR F.F.E. U - } 29.67' 29.67' 24. "DRESS"STONE VENEER(NATURAL SANTA BARBARA STONE VENEER), SEE MATERIAL AND C7 T.O. DBL PLATE t T.O. DBL PLATE Y FINISH INDEX ON ELEVATION SHEETS OR COVER SHEET. Z Q m 28.34' 28.34' 25. PROVIDE HANDRAIL AT ONE OR BOTH SIDES OF STAIR AS SHOWN. THE TOP OF ~ (n Z F I r HANDRAILS AND HANDRAIL EXTENSIONS SHALL NOT BE PLACED LESS THAN 34 wI INCHES NOR MORE THAN 38"ABOVE LANDINGS AND THE NOSING OF TREADS. Q J Ni z w HANDRAILS SHALL BE CONTINUOUS THE FULL LENGTH OF THE STAIRS AND AT LEAST O M. ONE HANDRAIL SHALL EXTEND IN THE DIRECTION OF THE STAIR RUN NOT LESS THAN m U 9 i J 9 c7 12 INCHES BEYOND THE TOP RISER NOR LESS THAN 12 INCHES BEYOND THE OO BOTTOM RISER. ENDS SHALL BE RETURNED OR SHALL HAVE ROUNDED °' w a w 2 m TERMINATIONS OR BENDS. [U.B.C. 1003.3.3.61 x O n- SEE DETAILS. REVISIONS o MASTER SUITE SITTING AREA O a aNOVEMBER 9,2016 Q 0 0 26. ENCLOSED USABLE SPACE UNDER INTERIOR STAIRS REQUIRES 1/2" GYPBOARD ON N 12 1'0" WALLS AND CEILINGS PER CBC 1009.5.3. CCC.JAN.17,2017 Q 2ND FLOOR F.F.E. 3 2ND FLOOR F19.F.E. 27. GARAGES BENEATH HABITABLE ROOMS SHALL BE SEPARATED BY NO LESS THAN 5/8 INCHES TYPE X GYPSUM BOARD APPLIED TO THE UNDERSIDE OF FLOOR FRAMING. 19.67' .67' q PROVIDE MINIMUM ''/z INCH GYPSUM BOARD ON THE GARAGE SIDE ELSEWHERE. TABLE T.O. DBL PLATE T.O. DBL PLATE R302.6 18.34' 18.34' T&G 28. OPENINGS IN 1-HOUR OCCUPANCY SEPARATION SHALL BE OF EQUAL FIRE RESISTANCE (1-HOUR). DOORS SHALL BE SELF-CLOSING, SOLID CORE WITH 20 TV MINUTE LABEL. SEE DOOR SCHEDULE. 0 29. EXPOSED STRUCTURAL FRAMING. REFER TO CEILING&ARCH PLAN AND o - o STRUCTURAL ENGINEER'S DRAWINGS FOR LUMBER SIZES. VERIFY WITH ARCHITECT a D a D E7 D E PRIOR TO ORDERING LUMBER. ALL CONNECTIONS SHALL BE CONCEALED. GREAT ROOM 30. ELEVATOR SHAFT SHALL PROVIDE 1-HOUR SEPARATION ON ENCLOSED FACE OF �CH7T •(A.S/ FCS • FRAMING AND SHALL BE ENCLOSED AT TOP OF SHAFT(UBC 711.2). 31. ELEVATOR PIT DEPTH PER MANUFACTURER. VERIFY WITH STRUCTURAL. .013516e 2 1ST FLOOR F.F.E. 1ST FLOOR F.F.E. A.N.G. 9.67' 32. NOTHING ON DECK TO EXCEED 24'-0"HIGH FROM F.F.E. 9.00 Sj Ren 9.67' ° ► ., 9.67' 9c FINISHED SURFACE \ \ FINISHED SURFACE 33. TREATED WOOD OVERLAPPING CLAPBOARD SIDING;4"CUSTOM MILLED HORIZONTAL. 4F CAL 9.58' \ \\/\\ ;• \/\/\/\/\ \ \ , /\\/\ 9.58' FINAL \/ SELECTION AND COLOR TO BE DETERMINED BY OWNER AND ARCHITECT. CONTRACTOR TO PROVIDE 5-0"x5'-0" MOCK UP FOR APPROVAL BY OWNER AND ARCHITECT. DATE: JULY 12,2016 JOB: - 34. TREATED WOOD 12"T&G, VERTICAL SIDING. FINAL SELECTION AND COLOR TO BE DETERMINED BY OWNER AND ARCHITECT. CONTRACTOR TO PROVIDE 6-0"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 a �4� SECTION SPECIFICATIONS AND RECOMMENDATIONS. SEE COVER SHEET FOR BASEMENT WATERPROOFING, LARR AND I.C.B.O. NUMBERS. 201 /4" = 1 '-0" �1 F N Q W a WZ n Z O x,jl W z W ¢ 0 UJ � 2W XMQZ I W � O - O w U ¢ 1- Z 0 -= OJ W OZ� ~ WOO,n W F , , D , , <W ~ ¢ Wo U W G = W '2 ~ apo UOc3 HUFW nor ¢ -WWF 2 UwU ' = zU� ,> W m U W 2W U W - Z¢ � m0- ¢W rti xWH- N Z a i7 m p O ¢= O U_ 32 � IzoaXW¢ OOU z = O M ti W D W j z W N K F Wmz N�O ,¢ >W O U , om , Z = UrF ¢ WHW ~ fO W F-o' ¢ - J W 5EPF f K > O a = = Z D W � • , . ! • .f yN 3 Of AFTERAFTER ACL w O U¢ W AFTER ACTh#f OF CITY �CE"Pb..i35 NQ. 342 j . . __ - : -'a`r _; • - - Q WO Q Z m p Z O O N LL COUNCIL ifii' �A DATEt 1-30-57 _. � U Z S - ❑ _m A A i. !: 2 3 4 0 ,0 U o¢ 3zo I QDz , 3: WWu Z INSTRUCTIONS: (READ CAREFULLY) THE APPLICANT OR HIS LEGAL REPRESENTATIVE MUST BE - - W W - ¢ Z PRESENT AT ALL FUSLIC HEARINGS. FILL OUT THIS APPLICATION COMPLETELY. It MUST - ` ` '., HAZARD ANALYSIS Future Tide Levels Due t0 Sea Level Rise K Z 2 o ¢m �W w U ¢ be aceompained by a plot plan in duplicate drawn to scale, and with correct a - - _. -- _. - - dieanaimlee�s owing in detail all boundaries, existing buildings, proposed alter- --"i Geotechnical• Geologic•Coastal• Environmental c?:2 r'�:.r NNi iAL rti ,�- yL e,r. � Na:1aF<A� There have been a number of studies that rovide some redictions as to the amount of z a�' i w a a o 0 w u {�{tions and ad ons. The Applicant must sign variance within thirty (30) days � - � - ,* There are three different potential oceanographic hazards identified at this site;shoreline P P o:� � � x > z rc a v after grant , plication shell be revoked if not used within six months from , - - future SLR in Newport Bay. The City of Newport Beach contracted Everest International N Como W m a <0 < (S ata of epprovalte DD ikd e8 and 89 Budder load _ _ .. .. .. . . ... .._ .. -, -_ 5741 Palmer Way •Carlsbad,Califomia 92010 (760)438-3155 FAX(760)931-0915 www.geosoilsinc.com t erosion,flooding,and waves(wind waves,boat wakes,and tsunami). For ease of review, Consultants, Inc. EICI to r �e Sy san3 January 17,2017 each of these hazards will be analyzed and discussed separately followed by a summary ( ) produce an assessment report on the Balboa Island seawall(s) 2 r lumps�'1h6'f8i`Spp and 1 and 2"o o last Adnidbion) of sego any :. of the analysis including conclusions and recommendations, if necessary. (EICI, 2011). This report provides a comprehensive discussion of future SLR and the L TRACT za11 ..-.,... , '. _ •, a potential for flooding of Balboa Island,and is applicable to the Project site. In addition,the o Mr. Rick Godber U.S.Arm Corps Engineers USACOE has provided a guideline for incorporating sea v 1tSlf. Erosion Hazard y p g ( ) P g p 9 Go Sinclair Associates Architects Inc. m 3. DATE OF HEARING February Eq, 1987TIFE 7aOD P.M. a level chane in civil works projects (USACOE, 2013). The 2013 USACOE guideline 10956 Weyburn Ave, Studio 200 t g p N Los An Angeles,CA 90024 , In an effort to determine ical Chan es in the shoreline osition,aerial hoto ra hs from provides a high,an intermediate,and a IowSLR estimate.The CCC Sea-Level Rise Policy w y.Application is hereby made for a Variants from Section D106i4 to permit: g a PAN L tYP 9 P P 9 P 1oMR;14-00.umr Guidance document was approved in August 2015. The CCC has adopted the National o Neosaco3x2J � the early 1970s to 2016 were reviewed. Due to the differences in tide levels and oblique ery:NJa7ou. _ Research Council 2012 SLR estimates of 16.56 inches to 65.76 inches over the time " - SUBJECT Hazard y OBeacon y Newport Orange County, en. 23rzoo angles of the photos, it is difficult to determine the exact location of the shoreline. _ Coastal Haz Analysis,2 Bay,New o ch,O an e n periodfrom 2000to2100. Figure 3 compares many of the current SLR estimates includinglessom California. LU However,a visual comparison of the most recent and the oldest photographs shows little the USACOE,the CA Coastal Conservancy,CA Ocean Protection Council,the predictions N or no change in the shoreline position(beach width)over the last three decades. A beach a Line d.: The construction of awnings atta9hed to the fronts of the i of leading climate scientists (Vermeer and Rahmstorf), and the NRC/CCC adopted = m 5,Hardship Involved: The Direct rays of the awn damage furniture in the hmsea but not extendl.ng further than sit'inches tick from the. front Dear Mr. Godber: is clearly visible in the 1972 Coastal Records photograph. The future shoreline changes 11nes of said lots. The material and design of said awnings shall be over the next 75 to 100 years can be assumed to be the same as in the previous few estimates. It should be noted that the CCC maximum SLR(the black line)curve is higher a front rooms "rid seriously aeatriaL the neo and enjoyment of ■aid roam., ! aprroved by the Architectural Coam,itbee of the Beacon Hay co-mmuaity than the other SLR projections plotted at all times until the year about 2090. The CCC U Association", Nind Brooks of clear:plate:gleee may be erected on the In accordance with your request and authorization, GeoSoils, Inc. (GSI) is pleased to decades. It is unlikely that there will be any significant change in Newport Bay with of Nesterly side of said awnings and acrossnot'more then one-half of the - ., re ards to the dred m ro ram,the vessel traffic,and waves in the next 75 to 100 ears. minimum SLR line is roughly the same as the USACOE/Intermediate dashed red line. It �/ w front aide. The Easterly side shall not be'enoloeed is manner. provide this discussion regarding the potential coastal hazards, including the impact of g g g p 9 Y is clear thatwhile there is some agreement over the next 30 years, beyond 30 years from 1i w Then^ are _sheets attached to and made.a part or tale mud specific Ins attached - (xothinr shall be constructed that,•in the opinion of the "Architectural future sea level rise (SLR), on the proposed residence at 20 Beacon Bay in It should be noted that the tides or water level at the site do not erode the beach,Erosion c7 certify twat tFia foregoing statements, maps, drawings, plane uW specifications attaoMd committee", will interfere with the view'of the Bay from the adjoining '1 is caused b currents and waves/wakes within the ba A future rise in sea level will not today there is little agreementon SLR projections as evidenced by the large range of SLR z hereto are true and torte t, if ted this Varinace will not adveraely affect parson. ho»sea.) Newport Beach,California.The purpose of this report is to provide the hazard information ,� -��. .,, y Y" in the year 2100. ¢ resi or orldng neighborhood.,:I-further consent to any permit issued in re_ - - - - ; for your permit application requested by the California Coastal Commission(CCC)in the contribute significantly the erosion rate at the site for this reason. Harm ,/jo`n ha' 'arid void i event they-are not true - '`correct. , ". 17 Notice O In On Our work includes a review // 20 January 5, complete A(plicat scope o � Ja 20 f f i e o of theCalifornia Coastal Commission (CCC) Sea-Level Rise (SLR) Policy Guidance • , ,,m.,,,,, ,, °,,,,.,, ,,,o,,; 'yA, Current Flooding Hazard " e o er r Fi ure 1. Goo le Earth ima a with the FEMA flood zone overla Note the relative) wide ■ mrcww w HIRa document (adopted August 2015), a review of the proposed residence plans, a site g g 9 y' Y ao nMn o ,e•r.., Aj beach as a result of frequent nourishment from dredging of the ba navigation channels. The current water levels tides within Newport Ba are well documented. The National rArar �"rs- "m°° "" "° ¢ Fox n ARTFPNTAL NSE ours PLUM M7 COMMISSION ACTION _. inspection,and preparation of this letter report. The CCC Sea-Level Rise Policy Guidance q 9 9 y 9 (tides) P Y _ a m„y a,no „ , a sato ea an .n-(a)a.-z_3 A variance is ro . p,w Oceanographic and Atmos Atmospheric National Ocean Survey tidal data station closest to the __ w,awi,aa^.,aa, �' °^' application subject to requirements of all gavenanental agenC as r ug nryedioticn •- - `. : ). ,.. provides a SLR range,over the time period from 2000 to 2100,of 17 inches to 66 inches. _ . � , P Y „, e and subject to the following: - Project site is located about 1 mile away at the Newport Bay Entrance Station (NOAA, ns •••••• w,a,w.. - "'an10 n� °e•m� o Subject to the amended application submitted by the Beacon Bev `.' .. .. .. , SITE INFORMATION 2013). The current(last tidal epoch)elevations in feet are as follows. t „�'•"�" Ma'°° .> .�•m� - j - 0 _ V Community Association and thespecifications furnished by Co 3 ... )-5 25 •a ...._ - The shoreline fronting this site is located inside Newport Bay, on a channel fronted by MEAN HIGHER HIGH WATER(MHH � L:nd. ._.. .. . Y MEAN HIGH WATER MHW =4.49 W _ w adjacent islands. Figure 1 shows the site and current FEMA flood zone designation, ( ) O The undersigned heresy egress to all the more con - - - "•� MEAN TIDE LEVEL MTL 2.62 �' " - Shaded Zone X. It is our understanding that the soon to be released(2018)FEMA maps ( )- � ,0 0 G� do not change the flood zone designation at this location.Figure 2 is an aerial photograph MEAN SFJ\LEVEL(MSL) =2.59 a '^ N ° of the site down loaded with permission from the Califomia Coastal Records Project - ' ' MEAN LOW WATER(MLW) =0.74 V+ 0 DATES: Filed ,Tan_ Hearing _r2_ blt,nea e_,k n xewapaperagy h _ _,- -, I. website(http://www.r-aliforniacoastline.orgt) and shows the adjacentchannel and Balboa a� _ L DATUM-1988(NAND)=0.0 ■ -_ - o f] .� NORTH AMERICAN VERTICA DAT 9 FINDINGS OF PLANNING CCMMISSION: .. . , ;/ Island. A sand beach fronts the site. This beach is a feeder beach and is regularly .. MEAN LOWER LOW WATER(MLLW)=-0.18 ,e -___ ____--�- =- 444, nourished by dredging projects(channel maintenance)in the area.The proposed project +� a _ -- ---I........._...... .. ........_.._..-•••••......••.•• ......... w of theopinion that the basic is r M awe„+ng a=t.p.iC� ...,.g., - .-:.. .. .... involves the demolition of the existing residence and the construction of a new residence - _` The present maximum historical water elevation at the site inside Newport Bay, including ae -^'r••'••••' '•" ' am- recommended approval Subject to the conditions as abma- - EI Nino effects, is -7.2 feet NAVD88. At -9.7 feet NAVD88, the FF elevation of the x01s 1ne one saw +■� +m aNe moa Jews ,Dao z t •- . - ... .....- essentials within the footprint of the existing residence.The beach fronting the project site w Y Figure 2. The subject site, adjacent navigation channel and Balboa island. ve > is located far enough inside Newport Bay that it will not be subject to waves from the g ) ) 9 proposed single family residences will be 4.45 feet above the MHHW line and 2.50 feet a ocean. Small wind waves may reach the shoreline fronting the site, only if the wind is above the EI Nino water elevation. As a result, the development is to be located at an � z Ir nommen ono Amies on ....' coming from the southwest. However,the fetch is very limited and only waves on the order The proposed new residence has a lowest finished floor at about feet NAVD88. The elevation that would not expose it to flooding from even the highest current tides. Figure 3. Sea level rise predictions by various agencies including the CCC. J That Variance be DRANTRD-DBIt}� on tbmAEN.iED By or city Council - - :. - perimeter walls be constructedwithaconcretecurbtoaboutelevation m an the ,,,,r. lav or ,,,,,",, Sr an the d.y or vs - _ - of inches high can be generated and reach the shoreline. Boat wakes are another source p U > .5.7 - -'- .-• -••°�"- 10.7 feet NAVD88, with additional waterproofing up to about elevation -+11.7 feet w of waves Finally,it is unlikely that a tsunamis could propagate into the NewportBay such that it would significantly impact this site. NAVD88 Z ec cry Schroeder, y e Newport Beach City Plennine Cumuission Newport Beach, California _. . ... V-aHs�' wy, _ LU QD 0 V m Z 0 W 3 0 U Q �/� 00 C0 m F- W O o_ W W Z Qm > z 0 �y L) LL Q W a m 0 N 5 6 7 8 9 10 Z The proposed finished floor is at elevation-9.7 feet NAVD88 with the Beacon Bay Street It should be noted that the site is mapped within the limits of the California Office of CCC SLR GUIDANCE INFORMATION Step4.Identify alternatives to avoid resource impacts and minimize risks throughout REFERENCES U-1 O ti flow line at-9.4 feet NAVD88. As stated before,the present maximum water elevation TABLE I Emergency Services tsunami innundation map, Newport Beach Quadrangle (State of the expected life of the development. N Lu at the site including EI Nino effects is 7.20 feet. Based upon the elevation of the area California,2009).The tsunami inundation maps are very specific as to their use. Their use Step 1. Establish the projected sea level rise range for the proposed project's Everest International Consultants, Inc., 2011, Assessment of seawall structure integrity W co 614 drainage, the Bay water level will exceed the height of the drainage adjacent to the ,' is for evacuation planning only. The limitation on the use of the maps is clearly stated planning horizon using the best available science,which is currently the 2012 NRC The project does not impact resources and minimizesflood risk through the project design, and potential for seawall over-topping for Balboa Island and Little Balboa Island, main = J residence when SLR is 2.2 feet or greater. The bay water elevation will exceed the FF in the PURPOSE OF THIS MAP on every quadrangle of California coastline. In addition, Report. and future implementation of community and site specific SLR adaptation strategies. report, No Project No.,dated April 21. elevation when SLR is greater than 2.5 feet. As depicted in Figure 3, the residence will the following paragraph is taken from the CalOES Local Planning Guidance on Tsunami U.1 O not flood during EI Nino high tides until SLR reaches 2.5 feet above present levels. Using Response concerning the use of the tsunami inundation maps. Using the CCC SLR estimate over the project 75-year design life, the range in the year Step 5. Finalize project design and submit CDP application. NOAA, 2013, Web Site, Maps http://anchor.ned.noaa.gov/states/ca.htm Tidal Datums V V the most aggressive SLR estimate that is in the year 2062, and under the lowest SLR -2092 is between 1.25 feet and 4.5 feet.This is the sea level rise range for the proposed http://www.opsd.nos.noaa.gov/cgi-bin/Websgl/ftp/query_new.pi estimate, not until well after the year 2100. The addition of the waterproofing up to about Inundation projections and resultingplanning maps are to be usedfor emergency project. This SLR range would account for future extreme bay water levels in the range The project architect will incorporate this report into the project design. Z J m Q elevation a year 2092.feet NAVD88 is a SLR adaptation strategy that will protect the sturucte to about the year planningpurposes only. They are not based on a specific earthquake and tsunami. of 8.45 feet NAVD88(7.2 feet NAVD88+ 1.25 feet SLR)and 11.7 feet NAVD88(7.2 feet State of California,County of San Diego,2009,"Tsunami Inundation Map for Emergency Q Q M Z r Areas actually inundated by aspecifc tsunami can varyfrom thosepredicted. The NAVD88+4.5 feet SLR). CONCLUSIONS Planning, Newport Beach Quadrangle," 1:24,000 scale, dated June 1. a/ N Z (n Figure 3 also illustrates that the residence FF elevation is safe from flooding inundation maps are not a prediction of the performance, in an earthquake or Q Q LLJ Q 9 9 until Step 2. Determine how physical impacts from sea level rise may constrain the A review of aerial photographs over the last several decades shows no shoreline USACOE, 2013,"Incorporating Sea Level Change in Civil Works Programs,"ER 1100-2- a approximately 2070 under highest COPC SLR rate. In addition,the project is safe from tsunami, of any structure within or outside of the projected inundation area. > 0 PP Y 9 P 1 flooding until about the year 2100 using the COPC low estimate. Finally, Figure 3 shows project site, including erosion, structural and geologic stability, flooding, and erosion at the site. 8162,dated 31 December � V that under some SLR predictions the residence will be safe beyond the year 2100. The r` The City of Newport Beach and Countyof Orange have clearly marked tsunami evacuation inundation. ° routes for the entire Newport Beach/Bay area. The site has not been subject to flooding, erosion damage, or wave runup attack floodingwill not occur constants but rather only a few times a month at the full moon and - in the y y The discussion herein explains that it is likely that a wave/wake will overtop the beach and past. new moon for a period of about 1 hour.This flooding hazard analysis does not include any # possible flood the site near or after the year 2060. However,the flooding will occur on the REVISIONS temporary flooding associated with wind wave runup. Potential flooding associated with _ REGIONAL HAZARD DISCUSSION street(Beacon Bay)and not at the proposed residence. The finished floor elevation at The proposed residential structure, including the waterproofing, is above any wave runup is considered in the next section. -+9.7 NAVD88 and the perimeter curb up with waterproofing to elevation -+11.7 feet potential coastal hazard including a 4.5 feet sea level rise(11.7 feet-7.2 feet)over NOVEMBER 9,2016 Q The USGS has also developed a model called the Coastal Storm Modeling System NAVD88 is above the historical high bay water plus 4.5 SLR. This is at the upper limit of the next approximate 75 years.The site will be part of a community wide response Wave Runup The calculated maximum wave runup under the current 100-year recurrence interval (CoSMoS)for assessment of the vulnerability of coastal areas to SLR and the 100-year the project SLR range. The Newport Bay area public streets will flood due to SLR long to mitigate SLR hazards. CCC.JAN. 17,2017 Q conditions is just about 7 inches above the 100 year water level. This is below the storm, http://wairus.wr.usgs.goy/coastal processes/cosmos/. The modeling assumes that before the residence will be subject to flooding.There is a public beach fronting the site The potential surface gravity waves(ocean swell)to arrive at this site is nil. Boat wakes elevation of the back of the beach. Any wake/wave runup waters that reach this elevation the shoreline can move (no shore protection device). Using the modeling program,the at this site that may be flooded with SLR. RECOMMENDATIONS and wind waves are the only possible waves that can reach the beach fronting the site. will have a low velocity,no energy,and no erosion capacity. It should be noted that under vulnerability of the Newport Beach area to three different SLR scenarios and the 100-year Both of these types of waves are dampened by the moored vessels and dock systems that future SLR conditions the wake/wave runup will be about the same 7 inches. Looking at storm can be assessed. The program provides information on a 1 meter grid scale. Step 3. Determine how the project may impact coastal resources, considering the Based upon the analysis and discussion herein,the proposed development is reasonably are located in front of, and adjacent to, the site. Boat wakes are small due to speed Figure 3 and adding 7 inches for wave runup shows that the site will be safe from flooding Figure 4 is the output from the CoSMoS for the Newport Beach area. You will note that influence of future sea level rise upon the landscape as well as potential impacts of safe from coastal hazards for the next 75 years including shoreline movement,waves and restrictions and wind waves will be less than 0.75 feet in height with periods of less than until the year 2060. There is no potential hazard from wakes/waves to the proposed under 150 cm(4.9 feet)of SLR the area, the entire Balboa Peninsula and most of Newport sea level rise adaptation strategies that may be used overthe lifetime of the project. wave runup, and flooding with moderate future SLR. The proposed development will 4 seconds. Wave runup and overtopping for the site is calculated using the US Army development until a least the year 2060. Bay, is in the flooding or inundation zone. This illustrates that this is a regional problem neither create nor contribute significantly to erosion,geologic instability,or destruction of Corps of Engineers Automated Coastal Engineering System, ACES. ACES is an which will require a regional solution. The project will not impact coastal resources considering sea level rise. To adapt to SLR the site or adjacent area.There are no recommendations necessary for shore protection interactive computer-based design and analysis system in the field of coastal engineering. Tsunami the beach can be increased in height from-+9 feet NAVD88 to+12 feet NAVD88 in the and it is very unlikely that any form of shore protection will be needed in the next 75 years The methods to calculate wave runup and overtopping implemented within this ACES future. It is important to point out that SLR will not impact this property alone. It will impact with moderate SLR. It should be noted that future flooding hazards due to SLR are shared application are discussed in greater detail in the 2004 Coastal Engineering Manual. A Tsunami are waves generated by submarine earthquakes, landslides,or volcanic action. all of the Newport Bay low lying areas. The public streets on Lido Island, Balboa Island, by all development on Newport Bay. SLR impacts will be a regional problem and only 0.75 foot high wave was used in the ACES wave runup and overtopping analysis with a Lander, at al. (1993) discusses the frequency and magnitude of recorded or observed • /\ and Balboa Peninsula will flood with lower SLR well before the residences flood. Itis very solved by a regional management plan. RC A water level of 7.0 feet NAVD88 and a beach/site elevation of 8.5 feet NAVD88. This tsunami in the southern California area. James Houston(1980)predicts a tsunami of less rlikely that the community will adopt SLR adaptation strategies that are currently being �5 G-D N/T combination of wave and water level represents an approximate 100-year recurrence than 5 feet for a 500-year recurrence interval for this area. Legg,at al. (2002)examined " Newport Beach. These strategies involve raising/replacingthe The opportunity to be of service is sincerely appreciated. If you should have any \per Pj A.S6yc Fpm considered by the City of Ne g interval oceanographic condition under current sea level. Table I below is the computed the potential tsunami wave runup in southern California. While this study is not specific ,. a bulkheads, beaches, and walkways that surround the bay. This is a regional adaptation questions, please do not hesitate to contact me. output from the ACES program for the wave runup analysis. to the site, it provides a first order analysis for the area. The Legg, et al. (2002)report ,•�t .Z strata The project has a site specific SLR adaptation strata to waterproof the a gy. P 1 P P strategy P Respectfully submitted, determined a maximum open ocean tsunami height of less than 2 meters.The maximum �e ..a_ structure up to elevation -•+11.7 feet NAVD88 and to deploy flood shield for the doors. P Y v, W. K gF o.C13516 tsunami runup in the Newport Beach open coast area is less than 1 meters in height. Any 8` ` l Q There are currently several very effective temporary flood control systems such a Quick uc wave, including a tsunami, that approaches the site in will be refracted, modified, and �i�I n•. - cx reduced in height by the Newport jetties, and as it travels into the bay. Due to the Dam. In 40 or more years,when there is a chance that some form of flood shield at theFOF CAi�FOQ infrequent nature and the relatively low 500-year recurrence interval tsunami wave height, residence doors maybe needed,the flood control technology will have greatly improved. rR't' r a and the elevation of the proposed improvements,the site is reasonably safe from tsunami GeoSoils, Inc. 'rearrv^,Fob SCALE: 1/4"=V-0" hazards. Figure 4. Newport Beach coastal area output graphic from USGS CoSMoS analysis. David W. Skelly MS, PE ray-- DATE: JULY 12,2016 JOB: - 8A-1 .2 S2 GENERAL NOTES: CONSTRUCTION NOTES: FS GRATE ABBREVIATIONS lO CONSTRUCT 5" MIN CONCRETE DRIVEWAYAD AREA DRAIN 1. PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING NVERS N CONIC CONCRETE DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF 2O CONSTRUCT 4" MIN CONCRETE HARDSCAPE. pER p� DWY DRIVEWAY THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND EP EDGE OF PAVEMENT �° 4" PVC PERFORATED PIPE FD FOUND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE O INSTALL 4" ATRIUM GRATE DRAIN °ol 36" INTO CRUSHED ROCK FL FLOW LINE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR io FF FINISH FLOOR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER ®INSTALL ARCO SLOTTED DRAIN " 0oj 3/4"CRUSHED ROCK FH FIRE HYDRANT MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE 48"08" DIA FP FINISH PAD -FILTER FABRIC FS FINISH SURFACE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. O INSTALL 4" GRATE DRAIN WITH ROCK SUMP PER DETAIL SHEET C2 DIA FG FINISH GRADE GB GRADE BREAK ©INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN PER PLAN OFF GARAGE FINISH FLOOR 2. SEPARATE PERMIT FOR FENCES AND WALLS SHALL BE OBTAINED AT THE SAME TIME AS THE BUILDING PERMIT. HH HANDHOLE HP HIGH POINT n 3. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF- WAY SHALL BE PERFORMED BY A C-42 LICENSED GRATE DRAIN I.P. IRON PIPE WITH ROCK SUMP IE INVERT ELEVATION SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. OG ORIGINAL GROUND NTS PA PLANTER AREA 4. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT PL PORPERTY LINE PROP PROPOSED OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. L&T LEAD AND TACK MON. MONUMENT 5. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL NTG NOTHING REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST 8" MIN R/W RIGHT OF WAY PROJECT SDWK SIDE WALK THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO PROPERTY F.F. S.F.N. SEARCHED FOUND NOTHING ,,,,,��. mI COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT 1' MIN HEIGHT T.B.M. TEMPORARY BENCHMARK EXISTING GROUND 00 12" CONCRETE TOP OF FOOTING 2 BAGi� q�T_151 I � TOP OF CURB 1F 6. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED T-li =TIT=Ti TG TOP OF GRATE FROM THE PUBLIC WORKS DEPARTMENT. 2" SAND TOC TOP OF CONCRETE PROVIDE APPROPRIATE TRANSITION PLASTIC FILM TOP OF WALL BETWEEN STABILIZED CONSTRUCTION i o- ? FILTER CLOTH TW 7. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON- STANDARD IMPROVEMENTS WITHIN THE PUBLIC � 4" CRUSHED ROCK WM WATER METER ENTRANCE AND STREET WV WATER VALVE RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18." CONSTRUCTION ENTRANCE GRAVEL BAG DETAIL NTS NTS TYPICAL EXTERIOR FINISH GRADE NTS I I I I 3 B ADJACENT BUILDING \ U.S. BULKHEAD LINE 9.44 � \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ 111 J 5 4 3 4 3 31 4 Z ? 3 4 3 3• .48) I I AC PAVEMENT I F 10.74 EXIST c0 10.7FS c0 F- F- c� - c� - G-�F W w w w R w w 8.90 ¢ 6' WALL (70.54) 32' I o 0 Ln o In 00 In 011 F� o o LO 0 10.44 vo v In OD In N z w FS 20 m 00 m aro auT vuT vN am It UC` It U') ¢m / 7.88 UTILITY EASEMENT 9.59 ai of ad ai ai of ao of of nom=) Ep N00'00'00"E 100.00' o !// "" PA " PA PA PA _ . ... .. ..8.80 8.45'IE '' 8.301E . . .. ..-. , : IE 0:47% ._ .. .. ... .. 16 8 95 . 9.71. .:...-...'.. : .. ,.. . .-' ... .'C...' . .. '. 9-69.-':..: . . .. , '2. .. X9.95 9.90 9:9 10:00 9.59'.: .:. 9.59 9.59 . . _ 9.59 - . . .. ..' -. . .. 9.5' j: .'. .. . . .. . . ,. .. F8 .. . . FS .FS.. � .. . .. .. " . ...:. ... Fg , ` . .. . .:.. .: ". s.06 �. .. :-:' -. 11.5 �. .. . 4,5 .. .. . ,: '.._. .. .. .: .. . .. . ... '.: . ., ,:. ... . , ' .' b� . .,: . . -. •.._ . . , L.... �\� : f 1 .. 9.80 (7.96) PA FS / 10.17 TC / 9.59 N1 I. F I,. -�-❑ I / U6 -- FS- - - - 10.17UTC 10.17UTC ® BBQ 9.52 L 9 65:' j = [85 g S82 !-I ELEVATOR FS y 67 EXIST S.C.O. e FS DN' l -9.50 TG 9.36 PROTECT ,7.74 IE AC PLACE GRAVEL BAGS „:.' 10 CURB _ 10.17 TCTO PREVENT RUNOFFFROM SITE (TYP) COVEREDoLOGGIA w NG96 6" CURB 10.17 TC 4 Lu FF=9.67 ROOF DOWNSPOUTS SHALL BE 9.0 Fs Lu 8.5 FG m I CD GFP=8.52 FP=8.17 TIED INTO AREA DRAIN LINE DN Z j 7% ';:� 0 0.5% 12"CONCRETE 0" CURB O I W 2"SAND 7 64 IE Q Q w 4"ROCK \ t o m I oo o Lj 0 9.76 m (952) \\\ Z _'..,. FFG - z A { a a AC 7. L - 6" CURB i FS9 10.17 TC RB 10.17U TC 1 10.17UTC 9.67 i / I -- I PLACE GRAVEL BAGS 9.55 TO PREVENT RUNOFF PA FS : • . w - , I' f -- FROM SITE (TYP) 10.17 TC .... I .: 9.59 10.17UTC � 9S�-j 5 -- ...990 .. FS - A . .. ... . .. :. '9173 . 0.5% ". N 9;6 s PROTECT WM FS N _. PA - L . . . ,,. . -\ �� 9.93 2� 9.50 / I . 9.42 .r.: ., .. 1.67 .: ...FS HP ' .. . , - - FS. GB . . 8.5Z .. .. 9.4E, PA 8.5 . : : . . .. ........ .. \IE ... 8.06 E TURF IE 8.56' - - - - - - - - - - - - � - - �- - - - - - - N00'00'00°E 100.00' 9.05 - - � - - � CO.�OC• ¢� `. ` ./ pp C� a0 w ¢� w o po 't 7.60 10.02 TC FENCE ON X� 0 NaD Nro I (9.43)EP 10.49 TW 6" CURB ~ z ~ ~ z Z g 9.64 FS _ ,r, -. _��-¢� � ¢ `�' v> ¢� 5 5 a �� <r poo a �� __ 1.5' TALL o 0 of n 0 0 CT WALL n CURB (::3 B 6 5 6 �A 9.05 (10.00)TW 7.95 NO COMMUNITY PARK 10.02 a.as z (LOT F) 9.2a ANG ) (a.91) I 9.55 NG I I I I / 8.18 11- 1 �L � JJ 1 -4 DESIGNED: ARCHITECT: OWNER/DEVELOPER: PREPARED BY: QRoFESS/ON SOILS ENGINEER/GEOLOGIST: BENCHMARK: LEGAL DESCRIPTION: SHEET: q� LOT 20,AS SHOWN UPON A RECORD OF SURVEY MAP RECORDED IN BOOK 9 PAGE 42 AND 43 OF RECORD OF SINCLAIR ASSOCIATES SPS M' COAST GEOTECHNICAL, INC. BENCHMARK NO: NB4-39-77 SURVEYS,ON FILE INTI-IEOFFICE OFTHE COUNTY RECORDER OFORANGE COUNTY,CALIFORNIA,TOGETHER PRECISE GRADING RICK AND MARY GODBER FORKERT ENGINEERING & SURVEYING, INC. `� �o RG EGc WITH CERTAIN PORTIONS OF ADJOINING LOTS F,H,AND IOF SAID MAP,DESCRIBED AS FOLLOWS: ^2 ARCHITECTS A.I.A. 20 BEACON BAY, 22311 BROOKHURST ST, STE 203 10 � r z 14747 ARTESIA BLVD, SUITE1-D !V' DRAWN: MJ U THAT PORTION OF LOT"I'FRONTING LOT 20 AND THE PROLONGATION OF THE SOUTH LINE OF LOT 20, 10956 WEYBURN AVENUE m LAMIRADA, CA90638 ELEVATION: 10.859 FEET(NAVD88), WESTERLY 20 FEET TO THE CENTER OF LOT F AND EXTENDING SOUTHWARD 28 FEET TO THE U.S.BULKHEAD NEWPORT BEACH, CA 92662 HUNTINGTON BEACH, CA 92646 `� NO. 58627 � YEAR LEVELED: 2011 LINE. 20 BEACON BAY CHCK'D: TR STUDIO 200 (714) 963-6793 * EXP. 12-31-18 * PH: (714)521-0169 LOSAN G ELES, CA 90024 THAT PORTION OF LOT"H"FRONTING LOT 20 AND THE PROLONGATION OF THE NORTH LINE OF LOT 20, 1 1-19-17 ADDED NOTE FOR CURBS JN 9191 ST CSI` \Q, WESTERLY 20 FEET TO THE CENTER OF LOT F AND EXTENDING NORTHWARD 32 FEET. NEWPORT BEACH, CALIFORNIA N0. DATE R E V I S 0 N S DATE: 12/20/16 (949) 718-3528 9�OF CAVFO�� W.O. 514716-011 ` AF THAT PORTION OF LOT"P'FRONTING LOT 20 AND EXTENDING WESTWARD 20 FEET TO THE CENTER LINE OF DATE: JULY 29, 2016 33 I I CURB 6"CURB GB 10.17 TC 10.17 TC I GARAGE2 I n - - - -EXIST GROUND 7% % �% FF=9.67 0 - - - - - - - I - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - I \ I II EXIST GROUND - J - OVER-X SECTION A-A 1'=4' I I I I I I R R R I II EXIST WALL _ I F PROTECT I I 4.31' EXIST WALL _ i 3.41' 0.84' PROTECT I ONWOOD 6" CURB I PROP WOOD FENCE EXIST 1.5' WALL 2 _ - - - - - EXIST GROUND I 2 I 6"CURB 6"CURB EXIST 1.5' WALL 1 EXIST GROUND I 10.17 TC 10.17 TC 2% FF=9.67 2% - - - - - - - - - - - - - - FF=9_67 - - - - - - - - - - - - - - - - - , - - - - - 1 I EXIST GROUND -FF=9,67 Z- - 2% 1 F- L J - - - - - - - - r - - rJ - - - - - - - - - EXIST GROUND I- - - - - - - - - - - - - - - - - - - i - - - - - - - - - - - L L _ _ _ -i \� _ SLOTTED \ SLOTTED DRAIN - - - - - -�� DRAIN OVER-X SWALE DETAIL SECTION B-B SWALE DETAIL 1"=6' 1"=4' 111=6t DESIGNED: ARCHITECT: OWNER/DEVELOPER: PREPARED BY: QROFESSIOk9 SOILS ENGINEER/GEOLOGIST: BENCHMARK: LEGAL DESCRIPTION: SHEET: O S M, LOT 20,AS SHOWN UPON A RECORD OF SURVEY MAP RECORDED IN BOOK 9 PAGE 42 AND 43 OF RECORD OF SINCLAIR ASSOCIATES �P F COAST GEOTECHNICAL, INC. BENCHMARK NO: NB4-39-77 SURVEYS,ON FILE INTI-IEOFFICE OFTHE COUNTY RECORDER OFORANGE COUNTY,CALIFORNIA,TOGETHER SECTIONS RICK AND MARY GODBER FORKERT ENGINEERING & SURVEYING, INC. ti� �o fG 2 WITH CERTAIN PORTIONS OF ADJOINING LOTS F,H,AND I OF SAID MAP,DESCRIBED AS FOLLOWS: ARCHITECTS A.I.A. 20 BEACON BAY, 22311 BROOKHURST ST, STE 203 �' r z 14747 ARTESIA BLVD, SUITE1-D C3 DRAWN: MJ m ELEVATION: 10.859 FEET NAVD88 , THAT PORTION OF LOT"I"FRONTING LOT 20 AND THE PROLONGATION OF THE SOUTH LINE OF LOT 20, 10956 WEYBURN AVENUE NEWPORT BEACH, CA 92662 HUNTINGTON BEACH, CA 92646 NO. 58627 m LAMIRADA, CA90638 ( WESTERLY 20 FEET TO THE CENTER OF LOT F AND EXTENDING SOUTHWARD 28 FEET TO THE U.S.BULKHEAD 20 BEACON BAY STUDIO 200 A YEAR LEVELED: 2011 LINE. (714) 963-6793 * EXP. 12-31-18 PH: (714)521-0169 CHCK'D: TR * THAT PORTION OF LOT"H"FRONTING LOT 20 AND THE PROLONGATION OF THE NORTH LINE OF LOT 20, LOSANGELES, CA 90024 JN 9191 S \P WESTERLY 20 FEET TO THE CENTER OF LOT F AND EXTENDING NORTHWARD 32 FEET. NEWPORT BEACH CALIFORNIA 1 1-19-17 ADDED NOTE FOR CURBS 718-3528 T CNI� W.0. 514716-011NO. DATE R E V I S 0 N S DATE: 12/20/16 F- (949) qTF OF CAV�Fo� DATE: JULY 29, 2016 THATPORTION OF LOT"P'FRONTING LOT 20 AND EXTENDING WESTWARD 20 FEET TO THE CENTER LINE OF 34 15'-0"SETBACK yz LO U .0'=6"CLEAR. LL STRUCTURES ` � - - _ 00 G00 \i G TOrFACE-Of BRICK AT BASE. o� i C ' t,�r,' �� , ------ -------- PA-- --- -- -- -- -- -- -- -- -- -- -- PA - -- -- --_ _-- ----- PAPA - --- @a V�. 7 EL_ L L_ _ ? � H =11 H 11199i / E L-I F � I / i 0 ^ �.L PA 7 F �� L o — x U w w w r :1 R) 7.5 9.87 FF r�;=•::•.�� p=. ... \. I O I I I TR SH T S (T) 12" x:; BAR B D "Nn R IN FOOT SH WER I OPER-2 I I FLASH WATER k "a 'ate ri ER _ SPRAY. EE O I O I� .' - U PMBI G HEATERS ABOVE CARS ELEVATOR L v L o I c T,V. OVE IN STORAGE 777t� I s8' IG ' BUILT-IN BBC♦f A ' � S HEDU E L 2" Q w WATER SOFTENER BENCH Q(Cic= L w &PURIFIER °' � °- > GOLF CART g D W Q S/S CABINET I (//lI�`7 U JErO G f DL 0 w I � � kja?'t♦'�-fir. �C co l — I BUILT-11V FIRE PST?ROUGH B CO 3-CAR GARAGE I G EAT ROO 9.87 FF 5g S L 2 COOKTOP& l (7 DBL. OVENS Z 4 p BELOW I _' . Q a ® D O 2 O _ KITCHEN 5 U m z w 3 N � — Wa - SLOPE GARAGE 36" E PANTRY 2 2"OVERALL I SU6Le O ISI � G z UuUUI N A 2 �I/ 170" �— 79CLEAR SLIDING DOORS PA Project Name YTRACKS A—OST 0' I ENTIRE OPENING ' � - . - Godber A ENTRY I LO IN O E S I - � FAMILY ROOM TI A N - - 0 0 / -. :- . . • _ Residence wil �.Y °f4 Q APNIACCESSOR PARCEL NO Y POW �1 9.67 FF 9.87 FF - II. �L-F PA . /. LLJ 988-880-30 s?r`-• W PA 9. S 20 Beacon bay TOOL BENCH!DESK Ll Newpo rt Beach , CA -' 92660 H / 9. DD D Y D 9. FS �� H - - r- — -� /\ PA /\ /\ PA PA F: o EAR. e 7_177 _177- - -_ - . . Sheet Title >ta wn . ' PA PA PA PA C p e 777 (EXIST. HOA) (EX/ST. HOW o (EXIST HDA) :: (EXIST. HOA) r Plan _. C . .BUILT.-/N PLANFER URNS (AS4 .': .. 1 . - - . .. . ... : .:a . 0 D . BRICK COLUMNS.WOOD FENCE ELEVATION. : .. . (Community HC.aA� L.7 a HEED D (EXIST HOW . ... . .... . Lawn. FOR;REFERENGE ONLY-REFER TO. ARCWITECTS.PCAN$' - 0 (Comf►iunity HOA)." ...... .... : .: . PA PAPHIt • .. :. .. , .. r 9 l F Ar PFTT 0 t� .. .. .. 0 Promanade to. Dock Promanade to Dock (Community HOA) (Community HOA) . 0 N 0 PA D PA IST H EXlSI (EXST OA) D nl H Project No. OAU, Walk 000 • O :.. : .. .. .., 0 Scale: 114.,= 1,_0„ .. � . . Date: October 21, 2016 Revision No. Description HARDSCAPE LEGEND HARDSCAPE NOTES 10-31-16 Client Review A. Verifyall,elevations at site prior to.poristruction " .. _ 1130-16 CCC, BD Submittal BRICK LOCUMS - CONC. BLOCK CONSTRUCTION W/ WHITE WASHED BRICK VENEER TO MATCH HOUSE 2. Seal all raised.plantersand"retainingWallswithpolyguardmembranesearantorequal. 1.17-17 CCC Q2 AO DRIVEWAY PAVING - SANDBLASTED BLUESTONE COBBLE DRIVEWAY GRADING LEGEND 3. ' All concrete footings to be 6"minimum'below flnishedsurface(FS)orfinisbed TO BE SET ON 6" CONCRETE SUB-BASE: W/ LANTERN - REFER TO ARCHITECT'S PLANS 4. -All electrical wiring shall be within rigid gonduit,BCH:90 PCV,or equal, FF= Finish Floor - '. all exterior electrical outlets shall have G.F.C.I.protection. © WALKWAY, PATIO PAVING - SANDBLASTED BLUESTONE PAVING O WOOD GATE AND FENCE - WOOD TO MATCH WOOD COLOR/FINISH ON HOUSE FS = Finish Surface 5. All gasiirfes,arid electrical conduitto be underground(installation and depth per all TO BE SET ON 4" CONCRETE SUB-BASE REFER TO ARCHITECT'S PLANS. FG = Finish Grade tobepliote(ecodes) t;hazzid or rd,aned;anyexlight. VCpipe.orconduit - to be�proteoted impact;haaard,and direct sunlight. , OUTSIDE SHOWER - REFER TO ARCHITECT'S PLANS. TW= Top of Wall -6. Slopeaflhardscapesurfacesfowardsdrainsatt%min.sfope,typidal. © STONE STEPPERS/PAVING W/ TURF BORDERS - STONE TO MATCH O TP = Top Of Pilaster DETAIL LEGEND : T. 1 Slope all sol surfaces'toward9 drain's at5%min:slope,,typical STONE PAVING MATERIAL. TO BE SET ON 4" CONCRETE SUB-BASE. 6. :All drairi lines shall have I%min.fall tdwardstreet,.storm.drain-connection O FOOT SHOWER - REFER TO ARCHITECT'S PLANS. TC = Top o/ Coping Detail number/letter or point of point of daylight,typical... ..- TF= Top of Fence Detail Aheet 9. Tie all roof drains roto drainage systems,typical. OD STONE STEPS - STEPS TO MATCH ADJACENT PAVING MATERIAL. - _ y SET ON CONCRETE SUBBASE. © PIA = Planting area 10. Install 4"diameter perforated drain lines encased by filter fabric and 3/4"dia. Sheet No. PLANTER URNS/BOXES - STUB FOR IRRIGATION AND DRAINAGE gravel at the base of all raised planters and retaining walls and tie to drainage system. WOOD SIDE YARD GATES - SIDE GATES TO MATCH DOORS ON HOUSE. 6'-0" HIGH GATE TO BE URNS/BOXES TO BE SELECTED. 11. All paving edges walls,curbs,and headers to be chalked out in the field and E SITE WORK NOTES approved by ranclscape architect prior to installation. WOOD TO MATCH WOOD COLOR/FINISH ON HOUSE 12. All finish and sub-base concrete to be 5"thick with#4 bars at 16"both ways 9. O © EXISTING PLANTER AREAS centered in slab on 2"sand base over 90%min.compacted sub grade 6"overall, F BUILT-IN FIRE PIT/TROUGH CONC. BLOCK CONSTRUCTION W/ WHITE WASHED BRICK VENEER TO MATCH HOUSE CONCEPTUAL GRADING NOTE: thickened edge adjacent to all planting areas.See Geo-technical Report. L=1 OM FLAGPOLE PER HOA GUIDELINES ALL FINISH SURFACE ELEVATIONS, TOP OF WALL AND PILASTER HEIGHTS ETC. 13. All finish and sub-base driveway concrete to be 6"thick with#4 bars at 16"both OG BUILT-IN BBQ - CONC. BLOCK CONSTRUCTION W/ WHITE WASHED BRICK VENEER TO MATCH HOUSE SHOWN ON THIS PLAN ARE FOR REFERENCE ONLY. ways centered in slab on 2"sand base over 90% min.compacted sub-grade. Provide COUNTER TOPS/APPLIANCES - REFER TO ARCHITECT'S PLANS. 6"overall,thickened edge adjacent to all edges.See Geo-technical Report. ON EXISTING PROMANADE BRICK PLANTERS - WHITE WASH BRICK TO MATCH BRICK ON HOUSE REFER TO CIVIL ENGINEER'S PRECISE GRADING AND DRAINAGE PLANS. 14. Concrete subbase/slab thickness to be consistent with the recommendations presented in the Geo-technical Report. E o 00 d 00 M •y � N C -d 1/2" CCAS RING WITH HOLES POINTED DOWN ° BACKFILL FIRE PIT W/ DECORATIVE 9 -I„ BRICK CAP VENEER TO MATCH HOUSE GRAVEL OR APPROVED MATERIAL GONG. BLOCK GONST. W/ STUCCO FINISH 5' TO MATCH HOUSE URN TO BE SELECTED I/2" WATER LINE, WITH DRIP TUBING (/) O n El SEAL INTERIOR OF URN WITH INSIDE DRAIN LINE 1.L EXPASION JOINT FIREPIT THOMPSON'S OR EQUAL .— w N o m o 0 0 o m ADJACENT PAVING ON CONCRETE SUBASE. I I-I/2" DRAIN LINE, CONNECT _ CqTHROUGH SLAB TO SYSTEM. � v ° 4 VERTICAL BARS -S 24" O.G. 8 a` ADD SCREEN AT TOP. L ° 3 HORIZ. BARS CONTINUOUS. L Q Q �III11�111= - � I I�IIII�IIII-1 n, N � CONCRETE FOOTINGOCCC.- -III III— W Q a o I— II •�d I� I �I �j � � 2 ,4 '30% COMPACTED SUBGRADE. _ I� , I _ 1L PAVING MATERIAL - —III—III—II —III—II P ELEVATION NOTES: LECzEND: cc CONCRETE BASE FOR FIRE PIT MATERIAL CONCRETE SUBBASE OR DECK BELOW > cc I. REFER TO ARCHITECT'S PLANS FOR BBQ APPLIANCES AND EQUIPMENT LIST, I. STONE COUNTER TOPS - TO BE SELECTED SLOPE TO DRAIN, TIE DRAIN INTO DRAIN SYSTEM Q VENEER, COUNTERTOP MATERIAL ETC. 2. WASHED BRICK VENEER TO MATCH HOUSE DRAIN FOR FIRE PIT 5 v 2. STUCCO INTERIOR OF ALL STORAGE COMPARTMENTS. 3. STORAGE DOORS - TO BE SELECTED 3 3. SLOPE ALL STORAGE AREAS AT Iq TOWARDS DRAINS. 4. BBQ TO BE SELECTED 1/2" CLAS LINE, KEY LOCATION PER OWNER .o wa 5. WARMING DRAWERS - TO BE SELECTED N co N Q A BARBECUE SECTION & ELEVATION a BUILT-IN FIRE PIT c PLANTER URNS Project Name L-2 GODBER SCALE: 3/4'= 1=0' L-2 GODBER SCALE: 3/4'= 1=0' L-2 GODBER SCALE: 1"= Y-0" Godber Residence APN/ACCESSOR PARCEL NO 988-880-30 20 Beacon bay Newport Beach , CA 92660 Sheet Title Hardscape Details I I 00 00 0 0 1 J 70� SOD _ O D D CO CD DC SOC 0� O DOUBLE GATE 0� IF------1 STREET PROMANADE ELEVATION PAINTED WOOD FENCE,GATE, POSTS AND RAIL TO MATCH WOOD ON HOUSE ELEVATION BRICK COLUMNS W/ LANTERNS BRICK VENEER, WHITE WASHED TO MATCH BRICK ON HOUSE REFER TO ARCHITECT'S PLANS Project No. D BRICK COLUMS W/ LA TERNS AND WOOD FENCE AND GA T& L-2 GODBER SCALE.' 3/4'= r-0' Scale: VARIES Date: October 21, 2016 Revision No. Description 10-31-16 Client Review 11-30-16 CCC, BD Submittal 1-17-17 CCC Sheet No. L=2 ❑❑❑❑❑❑❑❑❑ ❑❑ ❑.❑❑.❑❑❑❑❑❑❑ ❑❑ ❑❑/ Z❑ / � � ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ /❑-❑ ❑ ❑ / ❑ I 15'_0"SETBACK -� O LO U -.0'=6"CLEAR. LL STRUCTURES 00 G 00 G! z TOrFACE-Of BRICK AT BASE ' } . ' m- h E - —e i —❑ AL7- —❑ E E — LL -- ❑ — _ 71 7❑ ❑ ❑ ❑ ❑ n E ❑ Q u �� r off❑ ❑ (- - rD FOOTSH WER VV ER-2 AL _ o TR SH T S (T) 12" IrBAR B R IN •r ~ FLASH WATER L — u Ka a ri ER y = SPRAY. EE " U PI U�MBI G HEATERS ABOVE CARSELEVATOR L38 ClefSCHEDUIN STORAGEI COG.= 1L w WATER SOFTENER BENCH Q w &PURIFIER i nn,l o- > GOLF CART S J I W Q L ❑ ❑ ❑ ❑ ❑ U S/S CABINET I � W L ❑ \ . i LLI E ¢ G EAT ROO ❑ ❑ ❑ ❑ ❑ l CO F- a 3-CAR GARAGE COOKTOP& ❑ ❑ ❑ ❑ ❑ I ¢ LLO DBL. OVENS ❑ ❑E ❑ ❑ ❑ ❑ " a o BELOW I I cq ® WZ O 2 ❑ ❑ ❑ ❑ ❑ OQ O — _ KITCHEN i.. 5 U � Z N O fflhI A -� SLOPE GARAGE 36"�xy.-�E PANTRY / ... - .. N 2"OVERALL I SU6Le O ISI - - c G Z uI N La i 19:_0,: �— CLEAR SLIDING DOORS Project Name YTRACKS A-= I I ENTIRE OPENING - _ _ Godber ;ELBA ENTRY I LO N O E S I - (V. FAMILY ROOM TI A N �. J.' D 1 _ ❑ _ ❑ ❑ _ Residence �.Y > II °f4 Q APNIACCESSOR PARCEL NO ¢ POW �1 ❑ II W - - 988 880 30 �..,..Y 20 Beacon bay 1 &1 71 TOOLBENCH/DESK ❑ 8 ❑ ❑ ❑ . . .: 92660 u ❑ � ❑❑❑❑❑❑❑❑❑ Y ❑❑ ❑❑❑ ❑ ❑ ❑I � 0',G"CLEAR. : : e : .. Lawn Sheet Title .. .. 177 .. . ... PlLighting an . .: . .. . .... .. . . ..... ... : . Lawn... ., . .. . . .: .. ... . .: Lawn. . : .: . .. .. .. . .. HOA) . . . 0 0 Communit . HO COminUn%f � _ PHIZ r OF LL= Promanade to. Dock 00000000000 Promanade to Dock (Community HOA) 00 (Community HOA) . Y. .. : .:. : .:'.:.'.. '. :.. o o Lawn'' . .: Exist wn. . . . Commvnit . fiD (Community.HIDA): :.: Walk 0000 Project No. • ( y - D D M . Scale: 1/4"= 1'_0^ - - - Date: October 21, 2016 Revision No. Description LIGHT/NG LEGEND 10-31-16 Client Review LOW VOLTAGE LIGHTING _ 11-30-16 CCC, BD Submittal UP/FLOOD LIGHTS 1-17-17 ccc 2Q SYMBOL MANUF. QTY. WATTS DESCRIPTION O AURORA 11 2.5 UPLIGHT - LSL1 LED SAGO, SOLID BRASS OR COPPER, W/ GROUND STAKE POT/UP LIGHTS OAURORA 2 2 UPLIGHT - HSL11 LED TAOS, SOLID COPPER, W/ GROUND STAKE PATH LIGHTS Sheet No. 1777. T[_J 1 11 1 Ll _1 `11 771 L El L Ll L 11 7� IF-11 F] 0 ELI L Q AURORA 4 2.5 PATH LIGHT - LPL4 LA JOLLA COPPER/BRASS STEP/WALL LIGHTS C AURORA 3 3 WALL/STEP LIGHT - MERIDIAN LSW8, SOLID BRASS & COPPER, W/ 1.25 WATT LED LAMP L w3 TRANSFORMERS 1200 VISTA - HP 1 1200 TRANSFORMER/TIMER - STAINLESS STEEL 3� I V/ / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / 00 15-0 SETBACK O n U 0'-6" CLEAR. LL STRUCTURES 00 TOVFACEOE BRICK AT BA$E. Cn ' I1I00°00'00" 100.00' \ �- -- -J I I — — � J,II %)^i� �� '�'; - - I I .I. ... : ...,. . � � r ui ui � I I I P:1 R 7.5 / ' r -n'._^ .;2-_ _w. -a_. C - 1NETR- Y ) lt'::4+::C. y":.:ori; I. W FOOT SHOWER V\V ER-2 I p I I o I TR SH I T AS I (T) 12" ' , ;; BAR g D Nb€R r LLI— 17J— . .�.isF.:::.-';.H— 3 W IN y L 1 _ SPRAY. EE FLASH WATER 1 I= O I I= p I� L_ — :,;.>� s.:r �. �':<> -- D ER HEATERS ABOVE CARS ELEVATOR J L c c T.V OVE ` Q SPRAY. G 36° lG Y w SCHEDU E IN STORAGE I 7 w WATER SOFTENER BENCH I I a L w w =L z & PURIFIER [ O ° GOLF CART I f U w S/S CABINET \ \ \ � E € IU -C Q 0 0 a Lu Q I GREAT ROO : CO `� C 3-CAR GARAGE Q O) COOKTOP & M w DBL. OVENS �' .M : a) CNo O Z w p ` BELOWLu. U Lu c) 0 2 _ KITCHEN I I d d W v 7L ISI.' .: . . 0 ui Pi f'11 f'11 W O a 36" E W SLOPE GARAGE X- PANTRY /��\�� I N CSS M O 2"OVERALL SUBZERO �� cCq o �' . .. N Ca 19,-0 CLEAR SLIDING DOORS I Project Name C -3-I-RACI S ATOS-S— p, I ENTIRE OPENING I I S . A _ ENTRY LO N O VE S I � . . . : Godber FAMILY ROOM I I SI TI G A 11. N J. 1 ti .«A Residence w o 11 syT. g ` _DIN E71 \ . . . APNIACCESSOR PARCEL NO a L., POW F2 1 1 I I. Q 988-880-30 {,. i I... F _o�-E-�----o-�- C - ---� — — — — 20 Beacon bay TOOL BENCH/DESK � ❑ ❑ — I � Newport Beach , CA - IIL 92660 0'-6' CLEAR . - - - - - - - - - — —' — — �f IU I I I I� IL 1 —ILLI Sheet Title Iii �I I� I �I I� �J -,�--- -- - - - - -- -- tion PROPERTY LINE � Irrigation R � Z] a Plan - " — Lawn ffII Lawn Cominunit ' HOA 00 — ... lzki=:F L;� � . . Commurnt . HOA DSDq{rF : ADJUSTANYIRRIGATIONASNECE.SSARY . IN THISARE FOR NEW WALK WAY. O PH R �r E 4 f m � C C s s 9 l M. I I I I C]D O C FOFp== III Ilull u Promanade to. Dock �D�o00��00� Promanade to Dock �xi t° r a-vin (Community HOA) 00 uy II� (Community HOA) . . �OL��UUD LJDD N C — — D III III III I I E . .. -' - .. . . .. ., . . .. . : ... . . .... . . .: Lawn awn:: . . :. .: ' ..:: . ... ... ..... .. :. :. Co n/t H .. .. ... .. �� � �. .. ,. . . .. . . .. .. � . Project No. Exist : S. (, .mmu Y.: OA) . : ' .... . Walk _ � D� C � - : Scale: 1/4.. = 1'_0" Date: October 21, 2016 GENERAL IRRIGATION NOTES' IRRIGATION LEGEND Revision No. Description 10-31-16 Client Review Symbol Mfg. Model Description Nozzle Screen Radius GPM PSI Pattern Detail — - 11-3o-1s ccc, BD Submittal 1. R IS THE RESPONSIBUrrY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE HIMSELF WITH 5. IN ADDITION TO THE CONTROL WIRE SLEEVES SHOWN ON THE DRAWINGS,THE IRRIGATION _ _ . ALL GRADE DIFFERENCES,LOCATION OF WALLS,RETAINING WALLS,SLOPES,ETC. HE MALL CONTRACTOR 3FW.L RESPONSIBLE FOR THE INSTALLATION OF CONTROL WIRE SLEEVES LA Rainbird PA-8S ROSE Bush Bubbler 1401 N/A N/A 0.25 30 Rood - III III . . : 1-17-17 CCC D COORDINATE HIS WORKWrH THE GENERAL CONTRACTOR AND OTHER SUBCONTRACTORS OF SUFFICIENT SEE UNDER ALL PAVED AREAS. .. FOR THE LOCATION AND THE INSTALLATION OF PIPE SLEEVES THROUGH WALLS,UNDER Ralnblyd 1806-SgM-Pfl$ 6°PWUp Spray Head 5H MPR WA 5 .20 30 Half - - ROADWAYS,PAVING,STRUCTURES,ETC. 8. INSTALLALL PIPE MATERIALS AND EQUIPMENTAS SHOWN IN DETAILS. USETEFLON TAPE .. . OR TEFLON PIPE DOPE ON ALL PJC MALE PIPE THREADS ON ALL SPRINKLER SWING �J Rainbird 180&S M-PRS 6°Pop-Up Spray Head 5Q MPR WA 5 .10 30 Qtr, 2. THIS DESIGN IS DIAGRAMMATIC. ALL PIPING,VALVES,ETC.SHOWN WITHIN PAVED AREAS JOINTAND VALVE ASSEMBLIES IS FOR DESIGN CLARIFICATION ONLYAND SHALL BE INSTALLED IN RANTINGAREAS Symbols Item Manufacturer/Model NOTE: 1.CONTRACTOR SHALL INSTALL PRESSURE COMPENSATING NOZZLE SCREENS IN ALL SPRINM-ER'HEADS . WHERE POSSIBLE. AVOID ANY OONFUCTS BETWEEN THE SPRINKLER SYSTEM,PLANTING T• POP-UP TYPE SPRINKLER HEADS INSTALLED IN SHRUB OR GROUND COVER ARES REQUIRING ADJUSTMENT OF FADIUS.REFER TO MANUFACTURERS'uT.ERATllRE•. AND ARCHITECTURAL FEATURES SHALL BE INSTALLED,SO THAT THE TOP OF THE SPRINKLER HEAD IS VASOVE FINISH e ELECTRIC ATMOSHPERIC REMOTE CONTROL VALVE RAINBIRD-ASVF GRADE, 2.INSTALLXF SERIES DRIPUNE BETWEENALL STEPPERS.AND OR PAVINGW/TURF BORDERS. INSTALL PER MFG.SPECS. 3. THE SPRINKLER SYSTEM DESIGN IS BASED ON THE MINIMUM OPERATING PRESSURE AND N GATE VALVE-UNE SIZE IN VALVE BOX NIBCO BRONZE T-113 USE WITH SENNINGER PRESSURE REDUCERS,INSTALL PER MAUFACTUERS SPECIFICATIONS : THE MAMUM FLOW DEMANDSHOWN ON THE IRRIGATION DRAWINGSAT EACH POINT OF 8. ALL POP-UP TWE SPRINKLER HEADS INSTATED IN AREAS SHAT BE INSTATED SO IRRIGATION CONTROLLER-WALL MOUNTED. VERIFIY ACTUAL RAINBIRD ESP-MC SERIES 3.CONTRACTOR TO LOCATE AND VERIFY POINT OF CONNECTION IN THE FIELD AND APPROVED WITH OWNER/LANDSQAPE ARCHITECT. CONNECTION.THE IRRIGATIONCONTRACTOR%LAL.LVEFUFYWATER PRESSUREPRIORTO THATTHE TOP OF THE SPFUNKFA HEADSARE FLUSH WITH ADJACENT SIDEWALK OR © LOCATION AND POWER HOOK-UP W/OWNERS REP. . . . . . CONSTRUCTION. REPORTAJI'DIFFERENCE BETWEEN THE WATER PRESSURE INDICATED CURB' 4.CONTRACTOR TO CONNECT NEW IRRIGATION MAINLINE TO ENSTING MAINLINE IRRIGATION SYSTEM. ON THE DRAWINGS AND THE ACTUAL PRESSURE READINGATTHE IRRIGATION POINT OF RS RAIN SENSOR-WALL MOUNTED. VERIFY ACTUAL RAINBIRD RSD RAN SENSOR Sheet No. CONNECTION TO THE OWNERSAJIFWRIZED REPRESENTATIVE. IN THE EVENT PRESSURE 9. ADJUSTING OFALL HEADS BY THE IRRIGATION CONTRACTOR,80 THAT THETOP OF THE LOCATION AND POWER HOOKUP W/OWNERS REP. 5.ALSOSPOP-UPS SHALL BE USED: S ALL TURF AREAS,ALONG ALL WALKWAYS AND PAVED PLANTING A AND AROUND EDGES OF LAWN AREAS. DIFPERfIJCESARE NOT REPORTED PRIOR TO START OF CONSTRUCTION,THE IRRIGATION SPRINKLER HEAD IS 1/4'ABOVE FINISH GRADE,SHALL BE ACCOMPLISHED WITHIN TEN ALSO SHRUB SPRAY HEADS AND SHRUB ROTORS SHALL HAVE RISERS IN OPEN PLANTING ARF15 NOT DIRECTLY ADJACENT TO ANY TURF OR PAVED AREAS CONTRACTOR UHALLASSUME FULL RESPONSISIUrY FOR ANY REVISIONS NECESSARY. (10)DAYS AFTER NOTIFICATION BY THE OWNERS AfTHORIIZED REPRESEWATNE. DW DOMESTIC WATER METER - r7 ILI J� I LATERAL PIPING-PJC CLASS 200 FOR 3/4'AND UP,PJC CLASS 315 4. DO NOT WILLFULLY INSTALL THE SPRINKLER SYSTEM AS SHOWN ON THE DRAWINGS WHEN 10. THE IRRIGATION CONTRACTOR SHALL FLUSH ANDADJUSTA L SPRINKLER HEADS FOR FOR 1/2°USING DEEP SOCKET DESIGN SCH.40 FITTINGS LC/NOTE1: �� R IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS,GRADE DIFFERENCES OR DIFFERENCES OPTIMUM PERFORMANCE AND TO PREVENT OVT3SPRAY ONTO WALKS,ROADWAYS AND/OR � � 1-1/0 MAINLINE PIPING-PJC SCHEDULE 40,Z&LARGER SHALL IN THE AREA DIMENSIONS D(STTHAT MIGHT NOT HAVE BEEN CONSIDERED IN THE BUILDINGS AS MUCH AS POSSIBLETHIS SHAT INCLUDE SELECTING THE BEST DEGREE BE CLASS 315. USE DEEP SOCKET DESIGN SCH.40 FfTHNGS THE IRRIGATION CONTRACTOR SHALL FLUSH AND ADJUST ALL SPRINKLER HEADS AND VALVES FOR OPTIMUM ENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCES SHOULD BE BROUGHT TO THE OF ATC TO FR THE IDWNGSITE CONDmONSAND TOTHROTTLE THE FLOW CONTROL COVERAGE,WITH MINIMAL OVERSPRAY ONTO WALKS, STREETS,WALLS, ETC. THIS SHALL INCLUDE SELECTING ATTENTION OF THE OWNERSAUTHORZED REPRESENTATIVE. INTHEEVENTTHIS AT EACH VALVE TO OBTAIN THE OPTIMUM OPERATING PRESSURE FOR EACH SYSTEM. -- XF SERIES DRIPUNE-INSTALL PER MFG.SPECS. RAINBIRD:10 Emitter Spacing,0.9 gph Emitter,1.53 gpm THE COMENSATING SCREEN TO FIT EXISTING SITE CONDITIONS. NOTIFICATION IS NOT PERFORMED,THE IRRIGATION CONTRACTOR SIHALASSUME RJLL Install dripllne below grade/soil. FESPONSIfY FOR REVISIONS NECESSARY Use AlrNaccum Relief Valle KI when Installation Is below grade/soll. (per 100'of tubing) &LfMI �g 0 o 100 2 I 00 np 1 I,II,II M N - 7 I III III II III—� � _ 1 III _ z — — ry IIII IIIA 2 Q III—I 3 •� w / — III-III-- 1 III 5 3 -� - (c2cc=L 4 5 Q OSHRUB SPRAY ON RISER O 6" MINIMUM O BUBBLER HEAD ® 2" MAXIMUM 4 N J b O 5CH. 80 RI5ER ® FINISH GRADE ® 5CH. 80 RIZER ® FINISH GRADE z OCH. 40 ELL6 12" MINIMUM (TPX T)VC 5/ 2" PVC SCH 80 ® (REFER TO SPECIFICATION) O 2-F\10 SGH. 40 ELLS 12" MINIMUM J THREADED NIPPLE 3 (T X T) 8 2" PVC 50H. 80 (REFER TO SPECIFICATIONS) UILING® PVC SCH. 80 NIPPLE CONCRETE SIDE WALKE THREADED NIPPLE I. FIN15H GRADE 5. SCH. 80 PVC NIPPLE - LENGTHQq EDGE OF HARDSGAPE AS REQUIRED O V' MINIMUM O PVC SGH. 80 NIPPLE 2. POP-UP SPRAY HEAD WITH 5 PVC SCH. 40 STREET ELL ANTI-DRAIN VALVE. SET TOP ® 6" MINIMUM N N OF HEAD I/2" ABOVE GRADE 6. 5GH. 8 V 0 PVC STREET ELL TxT PG m SCH. 40 STREET ELL > PVC LATERAL LINE 'C' N 1. SGH. 80 PVG TxT 900 ELL 12 VALGON ANTI-DRAIN Ca 5. PVC LATERAL LINE PIPE AND ® O U FITTING PVC LATERAL LINE VALVE - ADV SERIES 3 4. 5CH. 80 PVC STREET ELL T x T w 0 FOF=UF SF A1' SHRUB SF AY ON RISER 5UB5LEF, ON RISER Project Name Godber 12" 2 Residence MIN. 3 APN/ACCESSOR PARCEL NO i — �11 Ih = 4 ( I 988-880-30 =1I1AI- ;i-- - 20 Beacon ba MIN. - -1 I-IMEH Newport Beach , CA m f ' 11 III= - -111 1, I - 92660 5 i r 6 Sheet Title Irrigation 8 Details a 5 � a OELECTRIC ACTUATED ATMOSPHERIC VACUUM BREAKER/CONTROL VALVE 1. CURB, SIDEWALK, ETC. b. 5xT MAINLINE FITTING (TYP.) O PVC SCH.80 RISER O PVC SCH.40 ELL (S X S) 2. FINISH GRADE 'i. 2 G.F. PEA GRAVEL SUMP 5. ROUND PLASTIC VALVE BOX 8. SGH. 50 PVC NIPPLE FINISH GRADE ® PVC SUPPLY LINE W/ LOCKINO TOP (LABELED q, 5CH. 80 PVC UNION (MAY O PVC LATERAL LINE PIPE O GATE VALVE) BE A PART OF VALVE) REFER TO SPECIFICATIONS PVC THREADED REDUCER ��PN�HIL Asq� IL 4. PLASTIC PIPE SLEEVE (MIN. 4" DIA) E• 5. GATE VALVE (REFER TO NOTE: ALL VALVES TO BE J LEOEND) INSTALLED IN SHRUB AREAS. * �� NT9rF OF CALPrO�\�\P 5ATE VALVE A\/5/r_.,0NTR0L VALVE TJL1 L )=1 1=1 1=1 L! - I-1111 -III-III-III -III-III-1 II III S I-III-III ANTI I -III-III-I Project No. -111 IIII III=III=11 G -III 11111 _ _ IIII III 4 -111=111=11111111111' -I 2 11111111111111 II II II 111111 II II 111 y w - Scale: VARIES 3_I=1 1=111 1=1 1-1 1=1 1-1 4 - Date: October 21, 2016 III=1 I I-1 - III=1 I I=1 I I=1 I I- 3 0 m ® S =11=11=11-1I`I1=11=11=11 w w w -I I-111=111=I I=111=I =111=1 L- appy LLI Revision No. Description I_I=1 1=1 1=1 1=1 1-I 1=1 1-I 1=1 w z z z 2 1111111111111111111111111111111111111111iillll ���? 4 10-31-16 Client Review 11-30-16 CCC, BD Submittal 1-17-17 CCC � I NOT TO 5GALE I- PAVING OR OTHER STRUCTURE 4-FRE55URE LINE(MAIN OR LATERAL). 2-2'-0" MIN. FOR LINES LESS THAN 2 ", 5- DIRECT BURIAL LOW VOLTAGE CONTROL 5'-0" MIN.UNDER PAVEMENT FOR ALL WIRES. I. HARDSGAPE SURFACE NOTES: s Noel-SPRE55 RTERE LATERA LINE. 2. GLEAN BACKFILL AS REaUIRED. • ALL SLEEVES TO BE PVC. 5CH. 80 I. AUTOMATIC CONTROLLER - MOUNT TO BE SET IN 6" LIFTS. REFER TO AND TWICE THE DIAMETER OF THE AS PER MANUFACTURER'S NOTE: SPECIFICATIONS FOR SPECIFIC WORKING PIPE. RECOMMENDATIONS 1. TRENCHING AND BACKFILL SHALL BE PER 5TAHDARD SPECIFICATIONS. MATERIAL AND COMPACTION 2. MINIMUM BACKFILL RELATIVE COMPACTION SHALL BE 110%. REQUIREMENTS. • ALL SLEEVES TO RUN A MIN. OF 2. I OV POWER SUPPLY (TO BE PROVIDED 5. BUNDLE CONTROL WIRES TOGETHR AND TAPE TO PIPE AT 10'-0" INTERVALS. BY ELECTRICAL CONTRACTOR) 5. LATERAL LINE WITH SLEEVE. 2" BEYOND HARDSGAPE EDGES. Sheet No. 5. DIRECT BURIAL WIRES IN GALVANIZED 4. PRE55UPE MAIN LINE WITH SLEEVE. • GLEAN BACKFILL MAY BE CONDUIT ABOVE GRADE TO AUTOMATIC 5UB5TITUTE0 FOR SAND UNDER VALVES IN FIELD 5. GLEAN SAND. WALK5 AND DRIVES. Co. CONTROL WIRES 4 COMPUTER L=4, 1 �■ HARDWARE WIRE SLEEVE. AUTOMATIC/ OONfiROLLER (WALL M40IJNT) TRENr-.,H IN G-7 SLEEV I NO V/ / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / I 00 15-0 SETBACK O n U 0'-6" CLEAR. LL STRUCTURES � TCfFACEOE BRICK AT BASE: Cn ' I1I00°00'00" 100.00' __ __ __ __ __ __ __ __ __ � � Imo` \ C• s°_ °PR(FE :TV LINE ..D O N � 000 0 .��� �d �� �,�� � ; a l 0 0 "Zyj�� 0E �� Em- _ _ ELE _ _ _ FII_7 E m / E— � /� Imo., �y IIIb -- C� P:1 R) 7.51 / ' I ,>�n � _ •:n_ S/SINETRY I ZITR SH J T AS T 12:: 2 Yx : -;�.? B1 � � =w;�:.,:.� , .,,� ' BARFOOTSHOWER �E� p p L :FLASH WATER Z Z L_ — w.>�.»,,.;,.,�,.:� > G.. . .SPRAY. EE �= O � — - Ul\,1:WATER HEATERS ABOVE CARS ELEVATOR O U c T.V. OVEPSVHMBING L ss° I I.. ':.' Q SCHEDU E IN STORAGE ' ` Q w SOFTENER BENCH& PURIFIER [ O ° GOLF CART S -af' Q I f . . U w S/S CABINET \ \ \ E € IO -C G Ay 0 Q af Lu 0 0 a I Q I G EAT ROO : J m `� C 3-CAR GARAGE Q O COOKTOP & / -- I a m (7 DBL. OVENS I' .M ; > m O z w p ` BELOW I 7CI I , ' .:� _ . ' CaCQ m LU U O 2 _ KITCHEN I IF d d W v Z — 07 0 CI Ili ' . . . 0 LU O , SLOPERALGARAGE 36'SUBZERO PANTRY N Q S• .. . 191_0.. 18" high Zinc Pot - TBS I I. CLEAR SLIDING DOORS Project Name Underplant wdh 3 - 1 g. Bacopa I 3 I RACKS AOSS— ENTIRE OPENING .. AC- ENTRY LO N O VE S I �{• ; . ...:.�. Godber FAMILY ROOM I I S TI G A LL. N ,> _ J. ' 1 tia Y = : r Residence 0 0 �"° N� APN/ACCESSOR PARCEL NO 18�1igh-Zinc Po - TBS a - :< POW R=1 C nderplant with > IIr 4, _____ I, w 988-880-30 3 - 1G Cissus r ombifolia - Grape IvyF T1 �-� L_� _ bay 20 Beacon TOOL BENCH/ 71 DESK �[ — �S "\ Newport Beach CA Ci C `�Cu �L �L '—I JI- J l-•R 0 � - - -- -- m - - — —I -- - -- -- _ �: T _ _= -- -_-_ --����— -:-��=S• -t. <� ;• WM �R 0,6:1 CLEAR . ' aWn I . _ .. SheetTttle C,W ` •-- I I `_• n h � • .* ry_W ti—• "':p l`\ y�l�l.."� • n h ��.*_ h •^�"F*` ,y -^_F__^F i ^'Fes' T F Pi- N�� n h Y 'n M � -*N O 1 M , � :t�.�.,•: - : : �I .��� ��I I � - - __ � 1 .. - +t, .,, -- .. _� . � �- F.ROF =KiY.-INS ` . . _, . • �_s �: r_ _- �_a �_s- t- �-r—.•> '� b : � � � _ �s �ifs s ! n %1/1 T,--�..� ... . �' � � _ 4 •� : �� � . . F F `S F>�-; s F "Y T„ < �: �<� C1. #� � �,< � r, -+�� dKi�-� `� Z`,Fi'i. '+ d F +. -F.�J%^� �' �...� f' •, ► ► i, R �, `�'3. 3. -r, d d i, t .. Plant .V .. — �] ' EXISTING PLANTER . \: 1 . 00 REMOVE (3) EX/ST/NG : 00 D k :F fColimrriunl� HOA) :; ffII 0� �LJ HOA TREES . Lawn rr 'ommunity HOA) ... — — , s REPLACE WIT (2) NEW .. _ D�DDD 9 NEW ZEALANDPLACE — - .. J MAS FREE (STD.) CHRISTS ( ) — ' �E�CI�T/NG OLIf�E TR E. lN.: s . .: � . . . REQL,q . E 7F NECKS DDI w .. III III F CAL ' III D C Promanade to. Dock DD�o000�0o� Promanade to Dock t° r a-vin (Community HOA) 00 uy (Community HOA) . �oCl oLJLI LJoDI N 7 . III III III I I C .. " - .. . . .. ., . . .. . : ... . . .... . . .: Lawn LI(CPMMqnj�y HOA).a awn:: . . :. .: ' ..:: ExiSt .. _ :. Co n/t HOW .. .. .. .. . . .. . . Project No. : (, .mmu Y.: . : .... . Walk _ D���C Scale: 1/4.: _ 1._0.: TREE LEGEND (Proposed Tree Options) ��0� Date: October 21, 2016 Symbol Botanical Name Common Name Revision No. Description Size Qty. Height Width Comments Water Use 10-31-16 Client Review 11-30-16 CC, BD Submittal Metrosideros excelsus New Zealand Christmas Tree 36" 2 15' 15' Matching Low III III 1-17-17 CCC z Maint. at 15' PLANT LEGEND Symbol Botanical Name Common Name Size Qty. Height Width Comments Water Use ® Camellia sasanqua 'setsugeka' esp. Camellia 5 gal. 4 4' 4' Espalier Low/Med. csEt Camellia sasanqua 'setsugeka' esp. Camellia 15 gal. 1 3' 3' - Low/Med. f: = Juniperus chinensis 'Blue Point' Blue Point Juniper 15 gal. 2 4' 16" - Low Sheet No. Muhlenbergia dubia Pine Muhly 5 gal. 12 2.5' 2.5' Low f + Nassella tenuissima Mexican Feather Grass 1 gal. 56 18" 18" - Low IS Prunus caroliniana' Bright & Tight' Carolina Cherry 15 gal. 1 4' 18" Low/Med. L�5 OZepherathes candida Zepher Lily 1 gal. 12" O.C. 12" 14" Low/Med. - Marathon II Sod sod - Replace as Low/Med. Q2 Necessary 40 E o 00 d 00 M •y � N C -d GROUNDCOVER - ° SEE PLAN FOR TYPE AND SPACING3"DIA.LODGE POLE TREE STAKE DOWELED OR PEELED R ° WATER d TAP TO NATURAL TOP OF ° qq FROM VIGIN TREE TREE. GREEN PRESERVATIVE aU L= SPACING AS CALLED FINISH GRADE REMOVE AIR POCKETS ROOTBALL F MSH GRADE A A STAKES PERLACE I GAL.TREE OF ROOTBALL . USE TWO FOR IN PLANTING PLAN PLANT LOCATION, SCARIFY THE EDGE HE °w wo w o TREE PLANTING PIT (TYP.) 'ARBOR-GUARD' BY DEEP ROOT CORP. � w FERTILIZER iABLET$ >q 2 CINCH ilES AVAILABLE FROM V.I.T.COMPANY: TYPICAL SEE SPECIFICATIONS 3" TO 1-1/2" LAYER OF A 15561 PRODUCT LANE D-4,HUNTINGTON BEACH,CA 92649 WOOD MULCH - NO CONTACT W/TRUNK q TEL.(114)891.8338. ALLOW 2"MIN.TRUNK CLEARANCE L PROVIDE TEMPORARY WATERING a4 q •— U PREPARE ENTIRE BASIN AT TREES TREE ROOTBALL •• w ��PLANTING AREA SOI O FINISH GRADE q a 4" ABOVE GRADE FOR 36"BOX TREES-TAPER ROOTBALL PL RE L FROM TRUNK i0 FINISH GRADE x DEPTH- , i i i - i iii , U J \ \ \ \ \ \ \ \ SURFACE AMENDED �� J HI H T RETENTION AIN FROM DL i i � i i i i i i 5 G WATER REE ON B S FORMED RO \ \ \ \ \ \ \ \ \ \ \ \ \ � \ \ \ \ \ SOI - S SPECIFICATIONS PLANT PIi EXCAVATION. BASIN RIM MAY BE RACKED OUT � Q oi PRIOR TO OTHER PLANTING WORK AS DIRECTED BY EXISTING SOIL OOT A I FERTILIZER TABLETS 8 –0 LANDSCAPE ARCHITECT N CL SEE SPECIFICATIONS Q U 6" AT GROUNDGOVER, � PREPARED SOIL �FINISHGRADE N � 15" AT SHRUBS NOTES: w BACKFILL 5., nrJ, Q L CONTAINER GROWN SHRUBS - LOOSEN ROOTS AT EDGE PREPARED SOIL 4" COMPACTED PLANT FERTILIZER TABLETS PER ARGONOMIG SOILS REPORT Q PAVING EDGE, CURB, OF ROOTBALL .... BACKFILL BUILDING OR EDGING WHERE SHRUBS d GROUNDGOVER ARE PLANTED IN BEDS, UNDISTURBED NOTE: EXCAVATE ENTIRE BED AND PREPARE ENTIRE BED '-` SPACING DIAGRAM REFERS TO ALL 1 –1/2 X ROOTBALL CONDITION 6" /\ j\\/y/ // // // j PREPARED BAKGFILL PER AfdiONOMIG SOILS REFORi WIDTH OF PLANTING PIT SHALL NOT BE LESS THAN WIDTH PLANTING UNLESS NOTED OTHERWISE 1-1/2 TIMES THE DEPTH OF THE ROOTBALL NOTES: 12" b" ZONE OF OVER-EXCAVATED AND RECOMPACTED NATIVE SOIL m I. FOR STAKING SEE DETAIL 2. PLANT SO THAT TOP OF ROOT Ca BALL IS EVEN WITH THE b iI �l �k � �� � I I �1 FINISHED GRADE 2X DIA. OF ROOT BARRIERS TO BE INSTALLED IF TREE IS WITHIN U ROOT BALL 5' OF HARDSCAPE w 5H U5 FLANTIN fi EE fL �NTIN� Cq NOTE: ALL TREES ARE TO WITHIN 5' OF PAYING TO THEE STA< ING DETAILco CQ BE INSTALLED WITH ROOT BARRIERS. Project Name INSPECTION TUBE Godber PERFORATED 4110 PVC Residence PIPE W/LOOSE FIT CAP. MULCH PRIME AND PAINT GAP APN/ACCESSOR PARCEL NO FLAT BACK WRAP FINISH GRADE PIPE W/FILTER CLOTH. 988-880-30 X1111= 20 Beacon bay TREE BOX SIZE VARIES SEE TREE PLANTING Newport Beach , CA "I TOP OF DEEP ROOT BARRIER n NOTES FOR 92660 MIN, I/2" ABOVE GRADE ml nl DESCRIPTION III III I1JII�orlll�l Elll=_ I=1 SCARIFY SIDES CONTINUOUS PREPARED n in AND BOTTOM OF 48„ : BACKFILL MIXTURE 3' IT m SAND TREE PIT — — m Sheet Title m_ul iii 8"0 AUGERED b , DEEP ROOT BARRIER MODEL 8„ SUMP HOLES Tree & 31-1/2" UB 45-2 PANELS 11/2 X RB. MULCH - = =- == -1 I GRAVEL BACKFILL WIDTH Planting o MIN. DEPTH ENTIRE EXCEPT AT LIGHT WELL ' °w w° PLANTING BED SUMP SCHEDULE Details I I=1 11 = I I =1 11= 11==1 11== i I— uuuml uuuuuuuuuuumllllllllllll111111 uullll COMPACTED BACKFILL CONTINUOUS SOIL EQ, SIZE a OF SUMPS PREPARATION AROUND 8 — — - BETWEEN PLANTINGS 24"BOX OR 0 —III=ITT=III=III=III=III=III=III=III=III=III=III=III=III=III ECQ EQ SMALLER =ITT=ITT=ITT=ITT=ITT=ITI=ITI=ITI=ITI=ITI=ITI=ITI=ITI=ITI—i C 1-1/2 X ROOTBALL — — — — — — — — — — — — — 36" - 48" 2 a�R P„DSCAPe NOTES: LENGTH OF ROOT BARRIER TO EQUAL ULTIMATE DRIP LINE OF TREE 60” E up 2 glFOF �O f FfREFAfRATION ROOT CONT OL 5ARFZER TFREE 5UIf Project No. Scale: VARIES Date: October 21, 2016 Revision No. Description 10-31-16 Client Review 11-30-16 CCC, BD Submittal 1-17-17 CCC Sheet No. L-5. 1