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HomeMy WebLinkAbout04_3803 Marcus Avenue CDP_PA2017-185CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: 3803 Marcus Avenue CDP (PA2017-185) SITE LOCATION: 3803 Marcus Avenue • Coastal Development Permit No. CD2017-079 APPLICANT: The William Scott Upshall Family Trust OWNER: The William Scott Upshall Family Trust PLANNER: Melinda Whelan, Assistant Planner 949-644-3221, mwhelanp_newportbeachca.gov GENERAL PLAN/ZONING DISTRICT December 14, 2017 Agenda Item No. 4 • General Plan: RT (Two -Unit Residential) • Zoning District: R-2 (Two -Unit Residential) • Coastal Land Use Category: RT -D (Two Unit Residential) — (20.0-29.9 DU/AC) • Coastal Zoning District: R-2 (Two -Unit Residential) PROJECT SUMMARY A Coastal Development Permit (CDP) for the demolition of an existing duplex and the construction of a new, approximately 3,431 -square -foot, three-story single-family dwelling including a 493 -square -foot two -car garage. The propject includes the repair and reinforcement of the existing bulkhead inlcuding raising the hieght of the bulkhead. The development also includes hardscape, drainage, and landscaping. The proposed development complies with all applicable development standards including height, setbacks and floor area limits. No deviations are requested. The CDP does not propose any development bayward of the exisitng bulkhead. 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), because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2017-079 (Attachment No. ZA 1). oami2on 1 3803 Marcus Avenue CDP Zoning Administrator, December 14, 2017 Page 2 Land Use and Development Standards • The subject property is located in the R-2 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan and Zoning Code. A Coastal Development Permit is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. The property currently consists of one legal lot developed with a duplex. The neighborhood is predominantly developed with two -and three-story, single-family residences and duplexes. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. • The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 —Development Standards Develo ment Standard Standard Proposed Setbacks min. Front Rivo Alto waterway) 20 feet 20 feet Sides 3 feet 3 feet Second Frontage Marcus 4 feet 4 feet Allowable Floor Area 3,341 square feet 3,257 square feet Allowable 3rd Floor Area 343 square feet 284 square feet Open Space 258 square feet 265 square feet Parking 2 -car garage 2 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards • The development fronts the Rivo Alto Waterway of the Newport Bay and is a private bay front parcel. The project site is protected by an existing bulkhead with an elevation of 7.46 feet MLLW (7.26 NAVD88). The proposed project includes the repair and reinforcement of the existing bulkhead to an elevation of 10 feet MLLW (9.82 NAVD88). A Coastal Hazard, Sea Level Rise Analysis, and Bulkhead Condition Report was prepared for the project by William Simpson & Associates, Inc. dated August 25, 2017. The report concluded that due to the reinforced and repaired bulkhead that it is unlikely that flooding, wave runup and erosion will not significantly impact this property over the proposed life of the development. Additionally, the need for a new shoreline protective device is not anticipated over TmpIC 10/10/17 3803 Marcus Avenue CDP Zoning Administrator, December 14, 2017 Page 3 the economic life of the proposed development. Furthermore, if the bulkhead is found to not adequately protect the development for the actual sea level rise over the next 75 to 100 years, the bulkhead assembly allows an increase in height without further seaward encroachment. The bay water elevation (currently maximum 7.62 NAVD88) is estimated to rise to 9.12 NAVD88 based on the minimum estimates for sea level rise provided by the National Research Council 2012 SLR estimates. Therefore, the retrofitted bulkhead with a height of 10 feet MLLW (9.82 NAVD88) is sufficient to protect the poject site. The finish floor elevation of the proposed dwelling is + 9.00 feet NAVD 88, which complies with the minimum 9.00 MSL (NAVD88) elevation standard. The sill of the home is fully waterproofed to 18 inches above the finished floor that would help protect against flooding up to an elevation of 10.5 feet (NAVD88). Flood shields (sand bags and other methods) can be deployed across the openings to prevent flooding to the structure. The Coastal Hazard Report concludes that the bay water elevation (currently with hightides 7.80 NAVD88) will not exceed the proposed finished floor elevation (9.00 NAVD88) beyond the year 2100 using the minimum estimates for sea level rise from the National Research Council 2012 SLR estimates. • Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property ownerwill be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • 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. Water Quality • Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), 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 Tmpl[: 10/10/17 3803 Marcus Avenue CDP Zoning Administrator, December 14, 2017 Page 4 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 LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access The project site is on private property on the Rivo Alto Waterway; 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 on the abutting property directly to the north of the subject property located at Newport Island Park. Additional access is provided approximately 150 feet to the north at the terminus of 39th Street and approximately 150 feet to the south at the terminus of Marcus Avenue. • The closest Public View Point is located at Newport Island Park on the abutting property to the north. The redevelopment of the existing residential property that is in compliance with height and setbacks will not impact coastal views from this park. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of a duplex and the construction of a new 3,257 -square -foot single-family residence including a two -car attached garage. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding Tmpl[: 10/10/17 .y. 3803 Marcus Avenue CDP Zoning Administrator, December 14, 2017 Page 5 intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director 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. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: O (i j� Melinda Whelan Assistant Planner GBR/msw Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmp1C. 10/10/17 .rJ Attachment No. ZA 1 Draft Resolution 08/17/2017 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-079 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR GARAGE LOCATED AT 3803 MARCUS AVENUE (PA2017-185) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by The William Scott Upshall Family Trust, with respect to property located at 3803 Marcus Avenue requesting approval of a coastal development permit. 2. The lot at 3803 Marcus Avenue is legally described as Lot 2, Block 338, Canal Section. 3. The applicant proposes Coastal Development Permit (CDP) for the demolition of an existing duplex and the construction of a new, approximately 3,431 -square -foot, three- story single-family dwelling including a 493 -square -foot two -car garage. The propject includes the repair and reinforcement of the existing bulkhead inlcuding raising the hieght of the bulkhead. The development also includes hardscape, drainage, and landscaping. The proposed development complies with all applicable development standards including height, setbacks and floor area limits. No deviations are requested. The CDP does not propose any development bayward of the existing bulkhead. 4. The subject property is designated RT (Two -Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two -Family Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two Unit Residential (RT -D) and it is located within the Two -Unit Residential (R-2) Coastal Zone District. 6. A public hearing was held on December 14, 2017, in the Corona del Mar Conference Room (Bay E-1 st 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, because it has no potential to have a significant effect on the environment. 08-15-2017 Zoning Administrator Resolution No. #### Paqe 2 of 8 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of a duplex and the construction of a new 3,257 -square -foot single-family residence and attached two -car garage. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, 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: 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 3,341 square feet and the proposed floor area is 3,257 square feet. b. The proposed development provides the minimum required setbacks, which are 20 feet along the Rivo Alto Waterway of the Bayfront, 4 feet along the second frontage of Marcus Avenue, and 3 feet along each side property line. The highest guardrail is less than 24 feet from established grade (9.00 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. The project includes garage parking for a total of two vehicles, complying with the minimum two -car garage parking requirement for single-family residences with 4,000 square feet or less of habitable floor area. 2. The neighborhood is predominantly developed with two -and three-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The development fronts Rivo Alto Waterway of the Newport Bay and is a private bay front parcel. The project site is protected by an existing bulkhead with an elevation of 7.46 feet MLLW (7.26 NAVD88). The proposed project includes the repair and reinforcement of the existing bulkhead to an elevation of 10 feet MLLW (9.82 NAVD88). The finished floor elevation of the proposed dwelling is 9.00 MSL (NAVD 88), which 08-15-2017 8 Zoning Administrator Resolution No. #### Paqe 3 of 8 complies with the minimum 9.00 MSL (NAVD88) elevation standard. The sill of the home is fully waterproofed to 18 inches above the finished floor that would help protect against flooding up to an elevation of 10.5 feet (NAVD88). Flood shields (sand bags and other methods) can be deployed across the openings to prevent flooding to the structure. 4. A Coastal Hazard, Sea Level Rise Analysis, and Bulkhead Condition Report was prepared for the project by William Simpson & Associates, Inc. dated August 25, 2017. The report concluded that due to the reinforced and repaired bulkhead that it is unlikely that flooding, wave runup and erosion will not significantly impact this property over the proposed life of the development. Additionally, the need for a new shoreline protective device is not anticipated over the economic life of the proposed development. Furthermore, if the bulkhead is found to not adequately project the development for the actual sea level rise over the next 75 to 100 years, the bulkhead assembly allows an increased in height without further seaward encroachment. The bay water elevation (currently maximum 7.62 NAVD88) is estimated to rise to 9.12 NAVD88 based on the minimum estimates for sea level rise provided by the National Research Council 2012 SLR estimates. Therefore, the retrofitted bulkhead with a height of 10 feet MLLW (9.82 NAVD88) is sufficient to protect project site. 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 6. 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. 7. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 8. 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. A WQHP prepared by Forkert Engineering & Surveying, Inc., dated August 30, 2017, 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 08-15-2017 9 Zoning Administrator Resolution No. #### Paqe 4 of 8 approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs 9. 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 10. The closest Public View Point is located at Newport Island Park on the abutting property to the north. The redevelopment of the existing residential property that is in compliance with height, setbacks, will not impact coastal views from this park. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. Finding: 8. 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: The project site is located between the nearest public road and the sea or shoreline; the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. 2. Vertical access to the bay front is available on the abutting property directly to the north of the subject property located at Newport Island Park. Additional access is provided approximately 150 feet to the north at the terminus of 391'' Street and approximately 150 feet to the south at the terminus of Marcus Avenue. 3. The public beach is also the start of a six -foot -wide public sidewalk providing lateral access and views of the bay along the bay front in front of the project site. The sidewalk is located within a 10 -foot -wide right-of-way that would allow for future widening and maintenance of the sidewalk. 4. The closest Public View Point is located at Newport Island Park on the abutting property to the north. The redevelopment of the existing residential property that is in compliance with height and setbacks will not impact coastal views from this park. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 08-15-2017 2� Zoning Administrator Resolution No. #### Paqe 5 of 8 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-079, 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 14TH DAY OF DECEMBER 2017. Patrick J. Alford, Zoning Administrator 08-15-2017 22 Zoning Administrator Resolution No. #### Paqe 6 of 8 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. Waiver of Future Protection for Properties with Approved Bulkheads — 21.30.030.C.3(i) 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 including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 3. Acknowledgement of Hazards for Waterfront Development - 21.30.015.D.3(c) 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 whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. 4. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 5. The Coastal Development Permit does not authorize any development seaward of the private property. 6. 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. 7. Best Management Practices (BMP's) and Good Housekeeping Practices (GNP's) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 08-15-2017 12 Zoning Administrator Resolution No. #### Paqe 7 of 8 8. 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. 9. 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. 10. 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. 11. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 12. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 13. 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. 14. 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. 15. 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. 16. 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. 17. Prior to issuance of the building permits, the approved WQHP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved WQHP and any changes could require separate review and approval by the Building Division. 08-15-2017 i3 Zoning Administrator Resolution No. #### Paqe 8 of 8 18. 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. 19. 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. 20. 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. 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 the current property owner or agent. 22. This Coastal Development Permit No. CD2017-079 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. 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 3803 Marcus Avenue Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-079 (PA2017-185). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 08-15-2017 1� �1 Attachment No. ZA 2 Vicinity Map 08/17/2017 25 VICINITY MAP Coastal Development Permit No. CD2017-079 IWY_XIIIMFool 4**11M M FTM�_�R-�'iTRa Attachment No. ZA 3 Project Plans oa/17/2017 17 U Z (4) PROJECT DESCRIPTION: 3200 UPSHALL CUSTOM HOME THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON THE BALBOA PENINSULA AT MARCUS AVENUE ON THE RIVE ALTO AND BY NEWPORT ISLAND PARK. THE LOT IS APPROXIMATELY 29' WIDE BY 100' DEEP, IT IS ZONED R2 AND IS APPX. 2,857 S.F. THE PROPERTY INCLUDES AN EXISTING DUPLEX RESIDENCE AND GARAGE TO BE DEMOLISHED. THE CLIENT PROPOSES TO BUILD A NEW 3 -STORY SINGLE FAMILY RESIDENCE APPX. 3,256 S.F. TO BE WOOD FRAMED WITH A SLAB FOUNDATION AND ROOF-TOP/VIEW DECKS. THE PROJECT WILL BE OF A EAST COAST TRADITIONAL DESIGN, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN 'OPEN' FLOOR PLAN AS WELL AS OUTDOOR PATIOS, DECKS, LOGGIA, AND BALCONIES. PARKING WILL BE PROVIDED IN THE FORM OF 2 CAR GARAGE. THE EXTERIOR WILL BE PRIMARILY NATURAL WOOD SIDING, BOARD & BATTEN SIDING, AND WOOD PANELING, WITH SOME USE OF BRICK AND METAL. THE HOME WILL HAVE APPROXIMATELY 3 BEDROOMS AND 4.5 BATHS.THE PROGRAM MAY INCLUDE THE FOLLOWING: EAT -IN KITCHEN, GREAT ROOM, DINING ROOM, MASTER SUITE, MASTER BATH, WALK IN CLOSET, 2 SECONDARY BEDROOMS WITH ATTACHED BATHS AND CLOSETS, LAUNDRY ROOM, A POWDER ROOM, AND BONUS ROOM/YOGA RETREAT. PROJECT DESCRIPTION AND JUSTIFICATION (L.C.P.): 1. PROJECT CONFORMS TO APPLICABLE SECTIONS OF THE CERTIFIED LOCAL COASTAL PROGRAM. 2. PROJECT DOES NOT PROVIDE PUBLIC ACCESS THROUGH ITS PRIVATE PROPERTY. THERE IS A NEIGHBORING PARK WITH PUBLIC ACCESS TO THE HARBOR/RIVE ALTO. ALSO LOCATED NEARBY AT THE END OF 38TH STREET THERE ARE ACCESSIBLE PUBLIC BEACHES. VICINITY MAP/ PROJECT DESCRIPTION 3803 MARCUS AVE., NEWPORT BEACH, CA. (1) NORTH ARROW N 99000' 000° E PROPERTY LINE TAG Distance 1 SIM SECTION INDICATOR 10� Room name ROOM TAG (NAME / AREA) 150 SF SIM 1 CALL -OUT TAG A101 Name ELEVATION INDICATOR Elevation REVISION FLAG 20 R @ 71/2" STAIR TAG (NO. OF RISER & <1i> WALL TAG 101 DOOR TAG 1i WINDOW TAG KEYNOTE TAG 11 (ANNOTATION LEGEND BUILDING AREA SCHEDULE Name 1. REF. STRUCT. SHT. FOR SPECIAL INSPECTIONS BY STRUCTURAL ENGINEER FIRST FLOOR LIVING ALUMINUM SECOND FLOOR LIVING 1325 SF THIRD FLOOR LIVING 2. HERS VERIFICATION REQUIRED -REFERENCE T-24 3. FEMA ELEVATION CERTIFICATED REQUIRED BY IICENSED SURVEYOR TTL. LIVING ,.' CONCRETE 493 SF TTL. GARAGE 493 SF GRAND TOTAL 3,256 SF 3431 S.F. MAX SPECIAL INSPECTIONS 6 1 -HR. EARTH 1.800.750.2355 WILLIAM SIMPSON & ASSOCIATE, INC. SW -0 1. LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR V -B - SPRK'R. GYPSUM -PLASTER CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE LAKE FOREST, CA 92630 SUR BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE 3 STORY W W W. W SASE.COM SUBMITTAL (FOR H.O.A. PURPOSES). REF. 8/T-1 3 INSULATION -RIGID 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING (PER CBC TBL. 503) STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 00 N� 200 MASONRY - BRICK 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH Y Of TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. M � MASONRY - CONCRETE BLOCK 4. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND z m`c°x-m 2.T -0 2 FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF U) OSHA PERMIT. .... __... _.. a PLYWOOD / GLU-LAM TIMBER 5. FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER M n 3 U0 O= O N U= DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. N L)� Ua. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING H no. SQ0 REVISIONS INSPECTION. SAND NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL STEEL AGENCY FOR REVIEW. C.N.B. NOTE: CHRISTOPHER BRANDON, ARCHITECT IS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR WOOD REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR 1 COMPATIBILITY WITH THE DESIGN OF THE BUILDING. (NBMC 15.02.010) MATERIAL LEGEND 9 DEFERRED SUBMITTALS 7 (1) NORTH ARROW N 99000' 000° E PROPERTY LINE TAG Distance 1 SIM SECTION INDICATOR 10� Room name ROOM TAG (NAME / AREA) 150 SF SIM 1 CALL -OUT TAG A101 Name ELEVATION INDICATOR Elevation REVISION FLAG 20 R @ 71/2" STAIR TAG (NO. OF RISER & <1i> WALL TAG 101 DOOR TAG 1i WINDOW TAG KEYNOTE TAG 11 (ANNOTATION LEGEND BUILDING AREA SCHEDULE Name AREA COMMENTS FIRST FLOOR LIVING 1154 SF SECOND FLOOR LIVING 1325 SF THIRD FLOOR LIVING 284 SF TTL. LIVING 2763 SF 2 -CAR GARAGE 493 SF TTL. GARAGE 493 SF GRAND TOTAL 3,256 SF 3431 S.F. MAX OUTDOOR AREA SCHEDULE NAME LEVEL SIDE BALCONY SECOND FLOOR T.O.S. (TYP.) FRONT BALCONY SECOND FLOOR T.O.S. (TYP.) REAR BALCONY SECOND FLOOR T.O.S. (TYP.) VIEW DECK THIRD FLOOR COSTA MESA, CA 92626 ROOF DECK THIRD FLOOR W Grand total 1.949.644.3011 3-DIMENSIONAL VIEWS FLOOR PLAN ROOF PLAN EXTERIOR ELEVATIONS & MATERIAL SCHEDULE 10 I PROJECT STATISTICS d. 81 SF 107 SF 52 SF 335 SF 88 SF 663 SF DIG ALERT: SOUTHERN CALIFORNIA EDISON SOUTHERN CALIFORNIA GAS: CITY WATER & SEWER: CITY OF NEWPORT BEACH PUBLIC WORKS DEPT P: 1.949.644.3311 F: 1.949.644.3318 CITY OF NEWPORT BEACH PLANNING DEPT General Information Line: (949)644-3200 Zoning Information Line: (949)644-3204 CITY OF NEWPORT BEACH BUILDING DEPT., (949) 644-3275 General Administration (949) 644-3288 Permit Counter (949) 644-3255 Inspection Requests NEWPORT BEACH FIRE DEPARTMENT: 100 Civic Center Dr. Newport Beach CA 92660 P: 949.644.3106 ORANGE COUNTY HEALTH SERVICES: PO BOX 355 SANTA ANA, CA 92702 P: 714.834.3882 AGENCIES & PUBLIC SERVICES LEGAL DESCRIPTION LOT 2 BLOCK 338 APN 423.075.02 LOT INFORMATION: ZONED: R-2 SITE AREA: 2,857 S.F. BUILDABLE AREA: 1715.32 S.F. TOTAL ALLOWABLE AREA: 2 x 1715.32 S.F. = 3430.64 S.F. REQ'D. OPEN VOLUME = 1715.32 x.15 = 257 S.F. (T-6" HT. MIN.) OPEN VOLUME PROVIDED = 266 S.F. (SEE SHT. AP -1) TOTAL ALOWABLE THIRD FLOOR AREA IF APPLICABLE _ 20%(1715.32)= 343 S.F. EXISTING BUILDING INFORMATION: EXISTING DUPLEX W/ GARAGE TO BE DEMOLISHED EXISTING S.F. = 1899 S.F. ZONING INFORMATION TOTAL BUILDING AREA = 3,257 S.F. FRONT SETBACK (HARBOR): 20' FT. FRONT SETBACK (MARCUS AVE.): 4 FT. LEFT SETBACK: 3 FT. RIGHT SETBACK: 3 FT. 81 SITE INFORMATION GENERAL CONTRACTOR: SPINNAKER DEVELOPMENT 428 32ND ST. NEWPORT BEACH, CA 92663 P: 949.544.5801 SURVEYOR: D.WOOLLEY & ASSOCIATES 2832 WALNUT AVE. STE. A TUSTIN, CA 92780 P.714.734.8462 INTERIOR DESIGNER: BROOKE WAGNER DESIGN 2732 E. COAST HWY. SUITE C. CORONA DEL MAR, CA 92625 PROJECT ARCHITECT: BRANDON ARCHITECTS, INC. BRANDON LINSDAY, AIA 151 KALMUS DR., SUITE G-1 COSTA MESA, CA 92626 P: 714.754.4040 F: 714.754.4004 www.Brandonkch itects.com OWNER: THE WILLIAM SCOTT UPSHALL FAMILY TRUST 1204 SUNCAST LANE, SUITE 2 EL DORADO HILLS, CA 95762 CIVIL ENGINEER: FORKERT ENGINEERING & SURVEYING, INC. THOMAS M. RUIZ, P.E. 2231 BROOKURST ST., STE. 203 HUNTINGTON BEACH, CA 92646 P:714.963.6793 LANDSCAPE DESIGNER: MICHAEL D WILKES MD WIKES DESIGN +CONSULTING 590 THALIA STREET LAGUNA BEACH, CA 92651 949.637.1050 SOILS ENGINEER: R MCCARTHY CONSULTING, INC. 23 CORPORATE PLAZA, STE 150 NEWPORT BEACH, CA 92660 4 PRINCIPAL ARCHITECT: 1.800.227.2600 1 2 T-1.1 BRANDON ARCHITECTS, INC. A-0.0 L-2.0 CHRISTOPHER BRANDON, AIA 1.714.895.0246 151 KALMUS DR., SUITE G-1 2016 CAL GREEN COSTA MESA, CA 92626 1.800.427.2000 P: 714.754.4040 F: 714.754.4004 W www. BrandonArchitects.com 1.949.644.3011 3-DIMENSIONAL VIEWS FLOOR PLAN ROOF PLAN EXTERIOR ELEVATIONS & MATERIAL SCHEDULE OCCUPANCY SEPARATIONS (GARAGE) 1 -HR. STRUCTURAL ENGINEER: 1.800.750.2355 WILLIAM SIMPSON & ASSOCIATE, INC. SW -0 MASOUD JAFARI, PRINCIPAL S.E. V -B - SPRK'R. 23 ORCHARD, SUITE 250 FIRE SPRINKLER: NFPA 13D LAKE FOREST, CA 92630 SUR P: 949.206.9929 3 STORY W W W. W SASE.COM AGENCIES & PUBLIC SERVICES LEGAL DESCRIPTION LOT 2 BLOCK 338 APN 423.075.02 LOT INFORMATION: ZONED: R-2 SITE AREA: 2,857 S.F. BUILDABLE AREA: 1715.32 S.F. TOTAL ALLOWABLE AREA: 2 x 1715.32 S.F. = 3430.64 S.F. REQ'D. OPEN VOLUME = 1715.32 x.15 = 257 S.F. (T-6" HT. MIN.) OPEN VOLUME PROVIDED = 266 S.F. (SEE SHT. AP -1) TOTAL ALOWABLE THIRD FLOOR AREA IF APPLICABLE _ 20%(1715.32)= 343 S.F. EXISTING BUILDING INFORMATION: EXISTING DUPLEX W/ GARAGE TO BE DEMOLISHED EXISTING S.F. = 1899 S.F. ZONING INFORMATION TOTAL BUILDING AREA = 3,257 S.F. FRONT SETBACK (HARBOR): 20' FT. FRONT SETBACK (MARCUS AVE.): 4 FT. LEFT SETBACK: 3 FT. RIGHT SETBACK: 3 FT. 81 SITE INFORMATION GENERAL CONTRACTOR: SPINNAKER DEVELOPMENT 428 32ND ST. NEWPORT BEACH, CA 92663 P: 949.544.5801 SURVEYOR: D.WOOLLEY & ASSOCIATES 2832 WALNUT AVE. STE. A TUSTIN, CA 92780 P.714.734.8462 INTERIOR DESIGNER: BROOKE WAGNER DESIGN 2732 E. COAST HWY. SUITE C. CORONA DEL MAR, CA 92625 PROJECT ARCHITECT: BRANDON ARCHITECTS, INC. BRANDON LINSDAY, AIA 151 KALMUS DR., SUITE G-1 COSTA MESA, CA 92626 P: 714.754.4040 F: 714.754.4004 www.Brandonkch itects.com OWNER: THE WILLIAM SCOTT UPSHALL FAMILY TRUST 1204 SUNCAST LANE, SUITE 2 EL DORADO HILLS, CA 95762 CIVIL ENGINEER: FORKERT ENGINEERING & SURVEYING, INC. THOMAS M. RUIZ, P.E. 2231 BROOKURST ST., STE. 203 HUNTINGTON BEACH, CA 92646 P:714.963.6793 LANDSCAPE DESIGNER: MICHAEL D WILKES MD WIKES DESIGN +CONSULTING 590 THALIA STREET LAGUNA BEACH, CA 92651 949.637.1050 SOILS ENGINEER: R MCCARTHY CONSULTING, INC. 23 CORPORATE PLAZA, STE 150 NEWPORT BEACH, CA 92660 4 PROJECT DIRECTORY T-1.0 1 2 T-1.1 CODES: NBMC (NEWPORT BEACH MUNICIPAL CODE) A-0.0 L-2.0 CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC, 2016 CPC, AND 2016 CMC, 2016 CAL GREEN PRECISE GRADING PLAN OCCUPANT LOAD —17 W OCCUPANCY CLASSIFICATION R-3 / U 3-DIMENSIONAL VIEWS FLOOR PLAN ROOF PLAN EXTERIOR ELEVATIONS & MATERIAL SCHEDULE OCCUPANCY SEPARATIONS (GARAGE) 1 -HR. FOUNDATION PLAN FLOOR & FLOOR -CEILINGS N/A SW -0 TYPE OF CONSTRUCTION V -B - SPRK'R. SITE PLAN & ELEVATIION DETAILS BUILDING AREA PLANS FIRE SPRINKLER: NFPA 13D YES SUR HEIGHT 3 STORY FM FLOOR AREA REF. 8/T-1 3 ALLOWABLE BLDG. AREA N/A (PER CBC TBL. 503) Z 5 I CODE REVIEW SHEET # DRAWING TITLE T-1.0 TITLE SHEET T-1.1 GENERAL ARCHITECTURAL NOTES A-0.0 L-2.0 ARCHITECTURAL SITE PLAN COASTAL PLANTING PLAN N � � U C2 PRECISE GRADING PLAN C3 SECTIONS AND EROSION CONTROL PLAN W D_3 n O>, ps0 `� 2-p 'r, O O N - N A-1.0 A-2.0 A-3.0 A-4.0 3-DIMENSIONAL VIEWS FLOOR PLAN ROOF PLAN EXTERIOR ELEVATIONS & MATERIAL SCHEDULE S1 FOUNDATION PLAN amE C6N H O a 0 .p p 6O SW -0 STRUCT GENERAL NOTES & VICINITY MAP SWA SW -2 AP -1 SITE PLAN & ELEVATIION DETAILS BUILDING AREA PLANS U -o N N N SUR TOPOGRAPHIC SURVEY 3 I SHEET LIST 1 20JECT NAME UPSHALL CUSTOM HOME -ATUS Z O�Q O J Q ~ C.D.P. SUB. #2 o <LLa U t- JJZ Z J Q Z) C V �E N � � U Ua D) U � W D_3 n O>, ps0 `� 2-p 'r, O O N - N M N L N O amE C6N H O a 0 .p p 6O F-_ S _ pNa UW - UK m ¢ ni 2 o0 U U -o N N N c ca aL) < a��aa Q m z T m a m c s FM 3 3 UQ � �o Z 00 N� 200 H J Y Of � M � IM r F_ ui U Z O�Q O J Q ~ C 2 c Z -p TLZ Q� o <LLa U t- JJZ Z J Q Z) C V o 0 Z LL] (noF_C)CCcc o 1��U)w� T( L y L N L m c c Q— N 0 L W D_3 n O>, ps0 `� 2-p 'r, O O N - N M >, O N C U :aW mrc O amE C6N H O a 0 .p p 6O F-_ S _ pNa UW - UK m ¢ ni 2 p d Q U = O TL N O. N N N O< aL) < a��aa Q m z T m a m c s FM cn C UQ = LLI 3 = 200 H J M °o Of J W � Q «O2CN=CI'E O d p N L C z m`c°x-m 2.T -0 2 U) C L OO U O O LLI a J Up O C 0- TU N O E.0 W O W d M n 3 U0 O= O N U= DOCUMENT VALID UPON * BRANDON f* No. C-37837 ORIGINAL SIGNATURE DATE JOB NO. 3803-2017 DATE 11/29/2017 SHEET NO T-1.0 12 N N N C Z C O � pN O p Z O `o c c Z -p TLZ Q� c m m❑ o To K m m T C Z mm C m T( L y L N L m c c Q— N 0 L D_3 n O>, ps0 `� 2-p 'r, O O N - N (/� C �- oE >. n >, O N C U :aW mrc amE C6N H O a 0 .p p 6O F-_ S _ pNa UW - UK m ¢ ni 2 p d Q U = O TL N O. U m Oz m o c m m a < a��aa Q m z T m a m c s z c Q O Z�o�pT.~�Ei 3 = Q ry N U N C R d'O O C L C L S W m ,G °' E"O �L L U Loam E�;cy OU W O W O- 0 F:E 2 p o m c a «O2CN=CI'E O d p N L C m`c°x-m 2.T -0 2 C L OO U O O LLI -- EIEto_=0� J Up O C 0- TU N O E.0 W O W d n 3 U0 O= O N U= N L)� Ua. N H no. SQ0 REVISIONS DATE JOB NO. 3803-2017 DATE 11/29/2017 SHEET NO T-1.0 12 DEFINITIONS: (AS USED IN THESE SPECIFICATIONS) . OWNER SHALL MEAN THE WILLIAM SCOTT UPSHALL FAMILY TRUST 0 CONTRACTOR SHALL MEAN: LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT . ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., CHRISTOPHER BRANDON PRINCIPAL 0 SPECIFICATIONS SHALL MEAN- WRITTEN SPECIFICATIONS IN THE PLANS OR THE"PROJECT MANUAL' (IF PROVIDED FOR THIS PROJECT) 0 CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME. 1. CODES/GENERAL PROVISIONS ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY W ITH ALL PROVISIONS OF THE APPLICABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB -CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL NOT BE LIMITED TO THOSE AS LISTED IN "CODE REVIEW" BOX. T-1) ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING: THE BUILDING CODES, 2016 EDITIONS, AS ADOPTED BY CALIFORNIA, ALL APPLICABLE RELATED SPECIALTY CODES. THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 7 OF THE CALIFORNIA CIVIL CODE (THE �RIGHT TO REPAIR ACT"). ANY WORK TIME RESTRICTIONS IMPOSED BY THE CITY OF NEWPORT BEACH. THE MANUFACTURERS REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS. 2. FEES: CONTRACTOR AND HIS SUB -CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPTTHE GENERAL BUILDING PLANCHECK FEE AND REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE. 3. CONTRACTOR'S SURVEY' CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS. 4. COORDINATION OF CONSTRUCTION: CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OFASSEMBLYAND PERFORMANCE OF ALL WORK INA SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB -CONTRACTORS. CONTRACTOR SHALL PROVIDE SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR AGREES TO BIND EVERY SUB -CONTRACTOR BY THE TERMS OF THE CONTRACTAS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB -CONTRACTOR'S WORK. 5. CLEAN-UP: ALL SUB -CONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR. & TESTS AND PERMITS: CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME. 7. GUARANTEES' CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORKAND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS. IT IS UNDERSTOOD BY CONTRACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND WARRANTY PERIODS. CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB -CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL OTHER WORK DAMAGED AS A RESULT THEREBY WILL BE EXECUTED IN A TIMELY MANNER AT THE CONVENIENCE OF THE OWNER AND W ITHOUT COST TO OWNER. 8. WAIVER OF LIENS - CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUB -CONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE. 9. ROLL OF ARCHITECT DURING CONSTRUCTION: THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS AGREEMENT WITH OWNER AND RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB -CONTRACTORS, OR ANY OF THEIR AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK. WITHIN (10) CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER. ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY SENT TO THE OWNER, OR THE OWNERS REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN 1 0. A.I.A. GENERAL CONDITIONS: THE CURRENT GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALLAPPLY AS THOUGH IT WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE"GENERAL NOTES" ON THIS SHEET ARE INTENDED TO SUMMARIZE AND COMPLIMENT THE A.I.A. GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN WORDING OCCUR. 1 1. EXTRAS: OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER, ARCHITECT AND CONTRACTOR. BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL. 12. SUBSTITUTIONS: SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB -CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTEDTOARCHITECT IN WRITING FORAPPROVAL OR DENIAL. IF MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECTS AND OWNER'S DECISION. WHERE THE TERM "OR EQIJAL� IS USED IN DRAWINGS OR SPECS IT SHALL BE UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. 13. INSURANCE: CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROADFORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION. 14. SCOPE OF DRAWINGS AND SPECIFICATIONS: THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB -CONTRACTOR FINDS ANY DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO OBUEC'r1ONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALLCONTRACTORS ARE REQUIREOTO REVIEW ANDTREATTHEM AS AWHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OFTHE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATEDAS APPLICALBETO OTHER TRADES. IN CAB OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNERT OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY -STANDARD LEVEL OF QUALITY AND DETAIL, AND THE ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE ERRORS AND OMMISIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (e.g. SCHEMATIC ELECTRICAL PLANS). 15. DIMENSIONS ON DRAWINGS: FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALET AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB -CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS. DRAWINGS ARE NOT TO BE SCALED UNLUESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR" IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (�/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90* OR 45' UNLESS NOTED OTHERWISE. 16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS: SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY -STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-1997: AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR LESSEN THE SUBMITTING CONTRACTORS RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL. ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING. CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING ANDJOR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURERS CUTS FOR ALL FIXTURES AND EQUIPMENT CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA, THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED WORK IN THE CONSTRUCTION DOCUMENTS. " BY ARCHITECT, ARE FOR VERIFCATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED ERRORS AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUTREVIEW. SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH. 17. ERRORS AND OMISSIONS ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTORAND TO THE CONTRACTOR BY THE SUB -CONTRACTOR IN WRITING- IN EVENT OF FAILURE OF SUB -CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY SET FORTH IN BOTH. 18. BARRICADES: CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES. 19. TEMPORARY BRACING AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS TO THE STRUCTURAL FRAME, SUB -CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING, FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUTADDIMONAL COST TO OWNER. CONTRACTOR AND HIS SUB -CONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS. 20. TOXIC SUBSTANCES REMOVAL: PRIOR TO ANY WORK BEING PERFORMED, WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR SUBSTANCES AS REQUIRED BYTHE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION AND APPLICATION REQUIREMENTS. 21. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON. 22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES. 23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS. 24. USE 2KS MINIMUM STUDS FOR PLUMBING WALLS 25. MAXIMUM FLOW RATE STANDARDS SET BY THE CURRENT CALIFORNIA GREEN CODE - G.C. TO VERIFY PRIOR TO PURCHASE AND INSTAL. OF ANY FIXTURES. 26. EXTERIOR DECKS, BALCONIES, AND STAIRWAYS SEALED UNDERNEATH SHALL BE WATERPROOFED- ARCH. TO APPV. METHOD OF WATERPROOFING - G.C. TO SUBMIT SPECIFICATIONS. 27. SPECIAL INSPECTION IS REQUIRED FOR THE FOLLOWING: . FOUNDATION INSPECTION BY SOILS ENGINEER PRIOR TO CONCRETE POUR AND: . PER SOILS REPORT OVER EXCAVATION, RECOMPACTION, FOOTING DEPTH, UTILITY TRENCH BACK FILL . RETAINING WALL BACK FILL, PRE SATURATION OF SLAB AREAS, EXTERIOR FLAT WORK AREAS. . ALL TO BE ADDRESSED IN A REPORT PRESENTED TO BUILDING DEPT. PRIOR TO FINAL . ALL FIELD WELDING OF STRUCTURAL STEEL . INSTALLATION OF ALL HIGH STRENGTH BOLTS . CERTIFICATION OF WELD,& BOLTING TO BE GIVEN TO BUILDING DEPARTMENT PRIOR TO FRAMING INSPECTION. 28. MAX. TEMP. OF 120* TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. @SHOWERS& TUBS. 29. MAINTENANCE INFORMATION: THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAJNTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE. 30. AFTER INSTALLING WALL, CEILING, ORFLOOR INSULATION, THE INSTALLERSHALL MAKE AVAILABLE TO THE ENFORCEMENT AGENCY OR POST INA CONSPICUOUS LOCATION IN THE BUILDING A CERTIFICATE SIGNED BYTHE INSTALLER STATING THAT THE INSTALLATION IS CONSISTENTWITH THE PLANSAND SPECIFICATIONS FOR WHICH THE BUILDING PERMITWAS ISSUED. THE CERTIFICATE SHALLALSO STATIETHE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION, THE INSTALLED R -VALUE, AND (IN APPLICATIONS OF LOOSE FILL INSULATION) THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENTWITH THE MANUFACTURER'S LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED R -VALUE. 31. ON PROJECTS WITH EXCAVATIONS THAT WILL BE LOWER THAN ADJOINING PROPERTIES, 30 DAY NOTICE IS LEGALLY REQUIRED BY THE OWNERS & CONTRACTORS TO THE ADJOINING PROPERTY OWNERS OUTSIDE THE SETBACK AREA. 32. DISTANCE FROM THE FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS. 33. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. CBC 1203.4.3.2.1, CMC T-4-4 34. SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOWING HAZARDOUS LOCATIONS; CBC 2406.3 A. SWINGING AND SLIDING DOORS B. WHEN LOCATED WITHIN 60- INCHES OF THE FLOOR SURFACE IN TUBS, SHOWERS, SUANAS, OR STEAM ROOMS. C. WITHIN A 24 -INCH ARC OF EITHER VERTICAL EDGE OF DOORS AND WITHIN 60 -INCHES OF WALKING SURFACE. D. WHERE GLAZING AREA IS MORE THAN 9 SQ. FT. IN AREA, WITH A BOTTOM EDGE LESS THAN 18 -INCHES ABOVE THE FLOOR AND TOP EDGE MORE THAN 36 -INCHES ABOVE FLOOR. E. ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36 -INCHES HORIZONTALLY OF WALKING SURFACE AND WITHIN 604NCHES ABOVE WALKING SURCFACE. F. ADJACENT TO STAIRWAYS WITHIN 60 -INCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60 -INCH ABOVE NOSE OF TREAD. 35. CLEARANCE FOR WATER CLOSET TO BE A MINIMUM OF 24 -INCHES IN FRONT AND 15 -INCHES FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. CPC 407.5 36. THE NETAREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALLALSO BE CAPABLE OF ENCOMPASSING A 30 -INCH DIAMETER CIRCLE. CPC 411.7 37. WALL COVERINGS OR SHOWERS OR TUBS WITH SHOWERS SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL, TO A HEIGHT OF NOT LESS THAN 70 -INCHES ABOVE DRAIN INLET. PROVIDE CEMENT BOARD OR CEMENT PLASTER BACKING FOR TILE. CBC 1210.3 38. MIN. 5/8"TYPE'X` MOISTURE RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS 39. EXTERIOR LATH AND PLASTER PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING. CBC 2510.6 40. THE WATER HEATER BURNER TO BE AT LEAST 18 -INCHES ABOVE THE GARAGE FLOOR, IF LOCATED IN A GARAGE. CPC 508.14 41. PROVIDE A 3 -INCH DIAMETER BY 3 -FOOT TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS IN GARAGE. CPC 508.14 42. WATER HEATERS TO BE STRAPPED AT TOP AND BOTTOM WITH 1-1/2" X 16 GAUGE STRAP WITH 3/8" DIA. X 3" LAG BOLT EACH IND. CPC 508.2 43. DRYER: THE CLOTHES DRYERS VENT SHALL NOT EXCEED 14- FEET IN OVERALL LENGTH. CMC 504.3.2 DRYER VENT TERM INATION M UST BE 3 FT. CLEAR FROM OPEN INGS INTO THE BU ILDING ( DOORS AND OPERABLE W INDOW 5) . CMC 504 �5 PROVIDE A M IN. I 00 SQ. IN. OPENING IN THE DRYER DOOR. CMC. 504.3.2 44. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R314.3): A. IN EACH SLEEPING ROOM. B. OUTSIDE EACH SEPERATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS C. ON EVERY LEVEL OF DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS. SMOKE ALARMS SHALL BE HARDWIRED W ITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5 45. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R315.3): A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S) B. ON EVERY LEVEL OFTHE DWELLING UNIT INCLUDING BASEMENTS. CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 &R314.5 46. ALL RECEPTACLE OUTLETS IN BATHROOMS, ABOVE KITCHEN COUNTERTOP, CRAWL SPACES, GARAGE, ROOFTOPS, OUTDOOR OUTLETS, WITHIN 6 -FEET OF WET BAR SINK/LAUNDRY SINK TO BE PROTECTED BY GROUND FAULT CIRCUIT INTERRUPTER (GFCI) CEC 21 G.8 47. ALL 120V SINGLE PHASE, 15 AND 20 AMP OUTLETS (RECEPTACLES, LIGHTING, SMOKE DETECTORS, ETC.) TO BE PROTECTED BY COMBINATION TYPE ARG -FAULT CIRCUIT INTERRUPTER (AFCI) CEC 210.12 GENERALNOTES 48. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS �50%. NBMC 12.32.015 49. INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE PRIOR TO CONCRETE PLACEMENT. 50. UTILITY COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. 51. FACTORY -BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING ',*Mglzl=i:iw-Tol= DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY -BUILT CHIMNEY SYSTEMS AND ARE INSTAI I ED IN ACCORDANCE WITH MANUFACTURERS INSTALLATION INSTRUCTIONS R1005ANG. CMC (802.5.2.4) PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX IN A SOLD FUEL BURNING FIREPLACE. SOLID FUEL BRUNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES."GAS APPLIANCE FIREPLACE MUST COMPLY W ITH THE CALGREEN CODE REQUIRMENTS.� 53. ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH ANAPPROVED ALARM ORAN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. CBC 3109.4.4.2 54. GENERAL CONTRACTOR, CONTRACTORS, SUB -CONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHT TO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES WITH LEGIBLE HAND WRITTEN NOTES AND/OR WRITING (FAX, EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS, PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTING CONDITIONS AND SUGGEST PROPOSAUS) FOR SOLUTION (SKETCH, DRAWING, AND/OR WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS. 55. ISSUANCE OF A BUILDING PERMIT DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDEDAGANSTTHE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 56. LAND. WALLS LOCATED IN FRONT AND BACK OF PROPERTY SHALL NOT EXCEED 42" HT. REFER. LAND. DWGS FOR LOC'T. 57. LAND. WALLS LOCATED BTW. NEIGHBORS SHALL BE SHARED ON PROP. LINE. REFER. LAND. DINGS AND SEE ATTACHED DOCUMENT FOR"AGRREMENTTO BUILD A FENCE OR WALL CENTERED OVER THE PROPERTY WALL." 58. ALL INTERIOR AND EXTERIOR JOINTS BETWEEN DIFFERENT MATERIALS OR FINISHES SHALL RECEIVE A BEAD OF CAULKING OR SEALANT TO FORM A REVEAL TO MATCH COLOR OF ADJACENT SURFACE. COORDINATE COLORS WITH ARCHITECT. 59. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS. BID SHALL BE BASED ON THE MOST STRINGENT REQUIREMENT. 60. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS, ERRORS, OMISSIONS, OR DISCREPANCIES IN THE DRAWINGS, PROJECT MANUAL, OR CONTRACT DOCUMENTS PRIOR TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS. 61. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING. 62. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTORS EXPENSE. 63. CONSTRUCTION PERSONNEL SHALL BE CONFINED TO THE LIMITS OF THE CONSTRUCTION AREA. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED. CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION. 64. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES. 65. CONTRACTOR SHALL PROVDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE CAUSED BY INSUFFICIENT PROTECTION. 66. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS. 67. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO PROCEED, SIGNED BY THE ARCHITECT & OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR. 68. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE -RATED SEPARATION WITHIN THE BUILDING'S CONSTRCUTION ARE REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE SEPARATIONS. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR ITS SUBCONTRACTORS, FROM THOSE MATERIALS DRAW IN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY. SPECIFIC SEQUENCES OR METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A"U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED. 69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPOR THE IMPOSED LOAD. 70. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BYTHE MANUFACTURERS. 71. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFYICOORDINATE UTILITY REQUIREMENTS FOR ALL OWNERNENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES. 72. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE MANUFACTURERS. PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES, OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE CONTRACTOR SHALL MAINTAIN A CURRENT SET 73. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS -BUILT CIVIL, LANDSCAPE, ARCHITECTURAL, MECHANICAL, PLUMBING ELECTRICAL AND FIRE OF AS -BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST. 74. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED AIRES, CLEAN ALL FLOORING, MILLWORK, LIGHT FIXTURES, GLASS, ETC. AND UNCOVERAND VACUUM OUTALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANTS MOVE -IN. GENERAL NOTES CONTINUNED 0 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915 WWwriewportbeachca.gov 1 (949) 644-3200 CALGREEN - RESIDENTIAL MINIMUM REQUIREMENTS Scope 1 . 2016 California Green Building Standards Code (CG) is applicable to all new residential buildings, including but not limited to, dwellings, apartment houses, condominiums, hotels, and other types of dwellings containing sleeping accommodations with or without common toilets or cooking facilities regulated by the Department of Housing and Community Development (HCD-1). (NBIMC 15.1 1.01 0, CG Section 101.3.1). 2. 2016 California Green Building Standards Code (CG) is applicable to additions or afteri or existing residential buildings where the addition or alteration increases the building's conditioned area, volume, or size. The requirements shall apply only to and/or within the specific area of the addition or alteration. (301. 1.1) Energy Efificlen 3. New one and two family dwellings and townhouses with attached private garages shall install a listed . nominal 1 inch inside diameter raceway to accommodate a dedicated 20aZ40 volt branch circuit (4.106.4.1) a. The mwway shall originate at the main service or subpart and terminate into a listed cabinet, box, or enclosure in close proximity to the proposed location of an EV charger. b. The service panel or subpanel shall provide capacity to install a minimum 40 ampere dedicated branch Gircuit and space reserved for installation of a branch circuit overcurrent protective device. C. The service panel or subparsel circuit directory shall identify the overcurrent protective devices space resewed for future EV charging as "EV CAPABLE." d. The raceway termination location shall be permanently and visibly Marked as "EV CAPABLE." Csm_I.m.R.CA.m.n..ndwaae­­ NPui.17 1 & AND DR. DOOR Z ANGLE D.S. DOWN SPOUT 9 AT D.S.P. DRY STAND PIPE 0.5 i @60 psi DWG. DRAWING 11 DIAMETER OR ROUND P�� g::,1on r,cycle maximum _L PERPENDICULAR (E-) EXISTING # POUND OR NUMBER 1 0.5 gallons/flush 100 FL PROPERTY LINE, PLATE Other adhesives not specifically listed EACH A.B. ANCHOR BOLT E.J. EXPANSION JOINT ABV. ABOVE EL.. ELEVATION A/C AIR CONDITIONING ELEC. ELECTRIC A.C. ASPHALT CONCRETE ELEV. ELEVATOR ACOUS. ACOUSTICAL EMER. EMERGENCY A.D. AREA DRAIN ENCL. ENCLOSURE ADH. ADHESIVE E.P. ELECTRIC PANEL ADJ. ADJUSTABLE EQ. EQUAL / EQUIVALENT AL. ALUMINUM EQPT./EQPM. EQUIPMENT ALT. ALTERNATE E.W. EACH WAY ANOD. ANODIZED EXST. EXISTING A.P. ACCESS PANEL EXH. W/. APPX. APPROXIMATELY EXPO. ROOF DRAIN LEADER APPVD. APPROVED EXT. EXTERIOR ARCH. ARCHITECTURAL E.G. EXISTING GRADE ASB. RECTANGULAR W.C. L. ASSY. ASSEMBLY F. FIXED AUTO. AUTOMATIC F.A. FIRE ALARM B. BATH FAC. FACTORY BD. BOARD F.C.O. FLOOR CLEAN OUT BEL. BELOW F.D. FLOOR DRAIN BET. BETWEEN FDN. FOUNDATION BITUM. BITUMINOUS F.E. FIRE EXTINGUISHER BLDG. BUILDING F.E.C. FIRE EXTINGUISHER CABINET BLK. BLOCK F.G. FINISH GRADE BLK'G. BLOCKING F.H. FLAT HEAD BM. BEAM FIN. FINISH B.C. BY OWNER/BY OTHERS FIX./FIXT. FIXTURE BOT. BOTTOM F.J. FLOOR JOIST BR. BEDROOM F.L. FLOW LINE B.W. BACK OF WALK, BOT. OF WALL FLASH. FLASHING S.C. FLR. FLOOR CAB. CABINET FLUOR. FLUORESCENT C.B. CATCH BASIN F.O.C. FACE OF CONCRETE/FACE OF CURB CEM. CEMENT F.O.F. FACE OF FINISH C.G. CORNER GUARD F.O.S. FACE OF STUD/FACE OF STRUCTURE CHAN. CHANNEL F.O.M. FACE OF MASONRY CHG. CHANGE FP. FIREPLACE C.I. CAST IRON F.S. FLOOR SINK C.J. CONTROL JOINT/ CONST. JOINT FT. FOOT OR FEET CILG. CEILING /CEILING JOIST FTG. FOOTING CLKG. CAULKING FURR. FURRING CLR. CLEAR FUT. FUTURE CNTR. COUNTER F.V. FIELD VERIFY CONIC. CONCRETE MIR' . MIRROR COND. CONDITION GA. GAUGE MISCELLANEOUS ION GALV. GALVANIZED CONT. CONTRACTOR/ CONTINUOUS G.B. GRAB BAP/GPADE BEAM CORR. CORRIDOR, CORROSIVE G.C. GENERAL CONTRACTOR CTSK. GEN. GENERAL CTR. GENTER G.F.I. GROUND FAULT INTERRUPT DBL. DOUBLE G.I. GALVANIZED IRON DECO. DECORATIVE GL. G.L.B. GLASS GLU-LAM BEAM DEPT. DEPARTMENT GND. GROUND DET. DETAIL GR GRADE D.F. DRINKING FOU NTAIN/DOUG LASS FIR GY�. GYPSUM DIA. DIAMETER G.P. GRADE PLANE DIAG. DIAGONAL T.C. TOP OF CURB DIM. DIMENSION NUMBER T.CL. DN. DOWN H. HIGH TEL. TELEPHONE H.B. HOSE BIB NOT TO SCALE TEMP. H.C. HOLLOW CORE Oil. OVER HD. HARD 5 1 ABBREVIATIONS Material Conservation and Resources Efficienc 4. Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or other similar method. (4.406.1) 5. Utilize one of the city's approved franchise haulerto recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (4.408.1, 4.408.3) Water Efficiency and Conservation 6. New residential developments with an aggregate landscape area equal to or greater than 500 square feet shall comply with City's water efficient landscape ordinance. (4.304.1, NBMC 14.17) 7. Plumbing fixtures and filings shall comply with the following (4.303.1): FIXTURE TYPE CDC TABLE 3306.1 PROTECTION OF PEDESTRIANS MAXIMUM FLOW RATE Single Showerheads 2.0 gpm @ 80 psi - Multiple Showerheads Combine flow nalls of 2.0 gpm 080 psi Residential Lavatory Faucets 1.2 gpm @ 60 Psi Common and Public use Lavatory Faucets 0.5 i @60 psi Kitchen Faucets 1.8 gpm a 60 psi Metering Faucets - P�� g::,1on r,cycle maximum Water Closets 1 N g ":L Wall Mounted Urinal 0.125 gallonstflush . I All Other Types of Urinal 1 0.5 gallons/flush 100 1. Includessingle and dual lushwatercloyeaWth an effectivellush ratedi.28 gallons orlessahen tested pel A122.19.233.2for sil lush and ASME At 1219,14 ba dual flush mlers 2, _.1a, isucate shoat not have. flow .to less than 0.8,,m at 20 de, Environmental Cluallit 8. Moisture content of building materials used in wall and floor framing is checked before enclosure according to one of the following (4.505.3): a. Moisture Content shall be determined with either a probe -type or contact -type moisture meter. Equivalent moisture verification methods may be approved by the enforcing agency and shall satisfy requirements found in Section 101.8 of this code. b. Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 ni from the grade stamped end of each piece to be verified. c. At least three random moisture readings shall be performed on wall and floor framing with documentation acceptable to the enforcing agency provided at the time of approval to enclose the wall and floor framing. 9. Aerosol paints and coatings shall meet the Product -weighted MIR Limits for ROC in Section 94522(a)(2) and other toxic requirements in Sections 94522(e)(1) and (1)(1) of the California Code of Regulations, Title 17, commencing with Section 94520. (4.504.2.3) 10. Carpet and carpet systems shall be compliant with of the following (4.504.3): a. Carpet and Rug Institute's Green Label Plus Program. b. California Department of Public Health Specification 01350. c. NSFIANSI 140 at the Gold level. d. Scientific Certifications Systems Indoor Advantagend Gold 11. Minimum 80% of floor area receiving rasilient flooring shall Comply with one of the following (4.504.4): a. VOC emission limits defined in the Collaborative for High PerFormance Schools (CHIPS) High Performance Product Database. b. Products certified under UL GREENGUARD Gold. c. Certified under the Resilient Floor Covering Institute (RFCI) Floorscore program. d. Calffornia Department of Public Health Specification 01350, Cortist�RESiO��ALCALGmnMmd�We.sum GlAram17 2 CAL GREEN - RESIDENTIAL MANDATORY MEASURES � ''. CITY OF NEWPORT BEACH . .. ...... � " - COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 100 Civic Center Drive I P 0 Box 1768 1 Newport Beach, CA 92658-8915 0 -D .ne��qr,�s��aqo,, 1(949)644-3200 (SR, I - RESIDENTIAL CONSTRUCTION IMINI[MUM REQUIREMENTS Applicable Standards: 2016 California Residential Code (ORC); 2016 California Building Code (CBC); 2016 California Plumbing Code (CPC); 2016 California Electrical Code (CIEC); 2016 California Mechanical Code (CIII 2016 Building Energy Efficiency Standards (SEES); 2016 California Green Building Standards Code (Cal Green); 8, Chapter 15 of the Newport Beach Municipal Code (NBMC) GENERAL: I . Residential building undergoing permitted alterations, additions or improvements shall replace non-compliant plumbing fixtures with water -conserving plumbing Fixtures meting the requirements of 2016 California Green Building Standards Code, Section 4.303. Plumbing future replacement is required prior to issuance of a Certificate of occupancyorfinal inspection by the Chief Building Official. (Civil Code, Section 1101. I at seq., NBMC 15.1 1.010) 2. Issuance of a building permit by the City of Newport Beach does not relieve applicants of the legal requirements to observe covenants, conditions and restrictions which my be recorded against the property or to obtain plans. You should contact your community associations prior to commencement of any construction authorized by this permit. 3. Prior to performing any mrk In the city right-of-way an encroachment permit must be obtained from the Public Works Department, 4. A site survey by a licensed surveyor shall be required prior to foundation concrete pour. 5 Garage calling height. The minimum unobstructed vertical clearrance for parking spaces shall be seven feet, exoept that the front four feet may have a minimum vertical clearance of four feet. (NBMC20.40.09OA4) 6 Ublize one of the city's approved franchise hauler to recycle andhor salvage a minimum of 65% of the nonhazardous Construction and demolition waste. (Cal Green 4 408A,4A08 3) 7. Stairways shall not be less than 36 inches clear width. (CRC 311.7.1) The minimum head clearance shall be 6%8" measured vertically from the sloped line adjoining tread nosing. (CRC 311.7.2) I ��I-Roue.rubmalumen..'aw-.11,yusiolift, I CONSTRUCTION: 8. Pedestrian protection adjacent to public my to be as followill 9. All exterior lath and plaster shall have two layers of Grade D paper over mod base sheathing. (CRC R703.7.3, CBC 2510.6) 10. Wall Covering of showars or tubs with showers shall be of Cement plaster, file, or approved equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall be cement board or cement plaster. (CRC R307.2, CBC 1210.2.3) 11. Safety glazing shall be provided at the following hazardous locations: (CRC R308.4, CDC 2406.4) a. Swinging, bi-fold, and sliding doom. b. When located within 60 inches above the floor of wat surfaces such as tubs, showers, saunas, steam rooms, or outdoor swimming pool. 0. Glazing adjacent to doom: i. Within a 24 inch arc of either vertical edge of doors and Within 60 inches of walking surface. ii. Willem the glazing is on a wall perpendicular to the plane of the door in a closed position and Within 24 inches of the hinge side of an tri -swinging door. d. Where glazing area is more than 9 sq. ft. in area, wth the bottom edge less than 18 inches above the floor, top edge more than 36 inches above floor. and within 36 inches of a walking surface, measured horizontally. a. Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the adjacent walling surface of stairways, landings fietween flights of stairs and ramps. f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above the landing and within 60 inches horizontally of the bottom tread. 9. Glazing In guards and railings. 12. All doors from the house into the pool area shall be equipped with an approved alarm or an approved afternate, drowning prevention safety feature. (CBC 3109.4.4.2) 13. Smadke alarms shall be Installed in the following locations (CRC R314.3. CEIC 907.2.11.2,907.2�11.3&907.2.11.4): a. In each sleeping mom. It. Outside each separate sleeping area in the immediate vicinity of the bedrooms. am"anuou"Mana.voson-ass..1�411imagoin, 2 4 1 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 12. Adhesives, sealants and caulks shall be compliant with volatile organic compound (VOC) limits set forth in Table 4.504.1 or Table 4.504.2. (4.504.2.1) ADHESIVE VOC LIMIT 1,2 (Less Water and Less Exempt Compounds in Grams per Liter) CDC TABLE 3306.1 PROTECTION OF PEDESTRIANS ARCHITECTURAL APPLICATIONS HEIGHT OF CONSTRUC11011 DUANCE FROM C�RU�M TO LOT UNE lYPE OF PROnCTION REQUIRED Carpet pad adhesives L. than 5 read Comarruelonmilings afteeld'seas 5lestarsom Nons Rubber floor adhesives Lesistmen5fied therlerandconernedwalkshoy 50 51astardam, taftnet.fluen ormeloydrintleshadam dearmainuallon real and veamns, walloseary Morelm.8fteart lifiestornmere. befilgatenelart one-hourgir am on"aftheireight d babithruclon Ishormar 50 5(mlw�,bW�now�imeWamdcm�om No. . 9. All exterior lath and plaster shall have two layers of Grade D paper over mod base sheathing. (CRC R703.7.3, CBC 2510.6) 10. Wall Covering of showars or tubs with showers shall be of Cement plaster, file, or approved equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall be cement board or cement plaster. (CRC R307.2, CBC 1210.2.3) 11. Safety glazing shall be provided at the following hazardous locations: (CRC R308.4, CDC 2406.4) a. Swinging, bi-fold, and sliding doom. b. When located within 60 inches above the floor of wat surfaces such as tubs, showers, saunas, steam rooms, or outdoor swimming pool. 0. Glazing adjacent to doom: i. Within a 24 inch arc of either vertical edge of doors and Within 60 inches of walking surface. ii. Willem the glazing is on a wall perpendicular to the plane of the door in a closed position and Within 24 inches of the hinge side of an tri -swinging door. d. Where glazing area is more than 9 sq. ft. in area, wth the bottom edge less than 18 inches above the floor, top edge more than 36 inches above floor. and within 36 inches of a walking surface, measured horizontally. a. Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the adjacent walling surface of stairways, landings fietween flights of stairs and ramps. f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above the landing and within 60 inches horizontally of the bottom tread. 9. Glazing In guards and railings. 12. All doors from the house into the pool area shall be equipped with an approved alarm or an approved afternate, drowning prevention safety feature. (CBC 3109.4.4.2) 13. Smadke alarms shall be Installed in the following locations (CRC R314.3. CEIC 907.2.11.2,907.2�11.3&907.2.11.4): a. In each sleeping mom. It. Outside each separate sleeping area in the immediate vicinity of the bedrooms. am"anuou"Mana.voson-ass..1�411imagoin, 2 4 1 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 12. Adhesives, sealants and caulks shall be compliant with volatile organic compound (VOC) limits set forth in Table 4.504.1 or Table 4.504.2. (4.504.2.1) ADHESIVE VOC LIMIT 1,2 (Less Water and Less Exempt Compounds in Grams per Liter) HEADER ARCHITECTURAL APPLICATIONS VOC LIMIT Indoor Carpet adhesives so Carpet pad adhesives 50 Outdoor carpet adhesives 150 Wood flooring adhesive 100 Rubber floor adhesives - 60 Sulyfloor adhesives 50 Ceramic file adhesives 65 1 VCT and asphalt tile adhesives 50 1 Drywall and panel adhesives 50 Cove base adhesives 50 Multipurpose construction adhesives 70 si Structural glazing adhe ves 100 Single -ply roof membrane adhesives 250 Other adhesives not specifically listed 50 SPECIALTY APPLICATIONS ::: PVC welding 510 CPVC welding 490 ABS welding 325 Plastic cement welding 250 1 Adhesive primer for plastic 550 1 Contact adhesive 80 Special purpose contact adhesive 250 Structural wood member adhesive 140 Top and trim adhesive 250 SUBSTRATE SPECIFIC APPLICATIONS PARALLEL STRAND LAMINATE Metal to metal 30 Plastic foams 50 s material (except ood) _ 50 I W,o-.'-.0aU 30 I Fiberglass 1 80 - 1, If an adhoeiveis used to bond dRommighirsubstratesto,other the adlbmrm�h the higheaVOC contentshall tmnfl�. 2. For addItional intorm.do, regarding methaustomeasureVOC, content soecriedin table, seeSouth Carol Air Quality Management Carl Rule 1168 SEALANT VOC LIMIT (Less Water and Less Exempt Compounds in Grams per Lite ) HEADER PERIM. SEALANTS VOC LIMIT Architecture] HARDWOOD 250 Marine deck U.B.C. 760 Nonmembrane roof P.LAM. 300 Roadway H.M. 250 Single -ply roof membrane PLASTER 450 Other HORIZONTAL 420 PLUMBING SEALANT PRIMERS HR. Architectural Nonporous Porous PLYWD. 250 775 Modified bituminous HT./HGT. 500 Marine deck ::: 760 Other HEATING VENTILATING/l COND. 750 Cad.reft�sDENIALCALGreerMandalu,neesums GIAM017 3 C. On each additional story, including basements and habitable attics. d. Not less than 3 feet horizontally from the door or opening of a bathroom that Contains a bathtub or shower, a. A minimum of 20 feet horizontally from any permanently installed Cooking appliance. I. Smoke alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R314.4 & R314.5 or CBC 907.2.11.5 & 907.2.11.6. 14. Carbon monoxide alarms sha 11 be installed in the following locations (CRC R315.3): a . Outside of each sleeping area in the immediate vicinity of the bedroom(s). b. On every level of the dwelling unit including basements. C. Where a fuel -burning appliance is located within a bedroom or its attached bathroom, a carbon monoxide alarm shall be installed within the bedroom, Carbon monoxide alarm shall be hardWmd with battery back-up and interconnected unless exempted In accordance with CRC R315. 15. All fenestrations on windows and doom shall have U-factDm (0.32 max) and Solar Heat Gain Coefficient (SHGC=0.32 max) values in accordance with T-24 energy Calculations. All fenestrations must have temporary and permanent labels. TEMPORARY GENERATOR: 16. Hand operated construction tools powered by electricity must use power provided by Southern California Edison through a temporary pole or available outlet. In the rare case where electricity is not readily available and a portable temporary generator is necessary, then the following restrictions must be adhered to: a . Must be portable and my be easily relocated. b, Temporary generators are to be located a minimum distance from any pimperty line according to the following table: Required Required Setback Time in Use u Setback from from Adjacent � HO IS � Property Line I Structures day I 0 feet 5 feet I � 1 day I 20feet 1 5 feet C. If the minimum distance Cannot be achieved, then the generator shall be located the most extreme distance practical to inhibit noism. Other methods to inhibit noise may be utilized when practical. d. May be operational for a maximum of five Consecutive calendar days. After five consecutive Calendar days of use, power shall be provided through the use of a temporary power pole. a. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM Monday through Friday. No use on the weekends or federal holidays. ..�,�,�.,...--..,..-�.".P.11 3 HDR. HEADER PERIM. PERIMETER U. HDWD. HARDWOOD PL. PLATE/PROPERTY LINE U.B.C. HDWR. HARDWARE P.LAM. PLASTIC LAMINATE U.G. H.M. HOLLOW METAL PLAS. PLASTER U.L. HORIZ. HORIZONTAL PLUMB. PLUMBING UNF. HR. HOUR PLYWD. PLYWOOD U.N.C. HT./HGT. HEIGHT PNT. PAINT(ED) UR. HVAC HEATING VENTILATING/l COND. P.O.C. POINT OF CONNECTION 500 - High temperature coatings - 420 PR. PAIR V. I.D. INSIDE DIAMETER/INTERIOR DESIGNER PROJ. PROJECTION VENT. IN. INCH PSL. PARALLEL STRAND LAMINATE VERT. INSUL. INSULATION PT. POINT VER. INT. INTERIOR Roof coatings - 50 V.T.R. INV. INVERPINVERTED R.A. RETURN AIR 1 00 Stains 250 RAD. RADIUS W. JAN. JANITOR R.D. ROOF DRAIN W/. JT. JOINT R.D.L. ROOF DRAIN LEADER WD. JST. JOIST RECPT. RECEPTACLE W.H. KIT. KITCHEN RECT. REF. RECTANGULAR W.C. L. LOW/LINEN REFR./ R/F. REFRIGERATOR W.I. WP. L.A. LANDSCAPED AREA REG. REGISTER W.W.M LAB. LABORATORY REINF. REINFORCEMENT LAM. LAMINATE REQ'D. REQUIRED LAV. LAVATORY RESIL. RESILIENT' LBS. POUNDS RET. RETAIN(ING), RETURN LFA LOAD FROM ABOVE RM. ROOM L.H. LEFT HAND R.O. ROUGH OPENING LKR. LOCKER R.R. ROOF RAFTER LT. LIGHT RWD. REDWOOD LUM. LUMINOUS S. SOUTH MAINT. MAINTENANCE S.A. SUPPLYAIR MAS. S.C. SOLID CORE MAT. MATERIAL S.C.D. SEAT COVER DISPENSER MAX. MAXIMUM SCHED. SCHEDULE M.B. METAL BOLT S.D. SUB DRAINISOAP DISPENSER M.C. MEDICINE CABINET SEC. SEL. SECTION SELECTED MECH. MECHANICAL SH. SHELF MEMB. MEMBRANE SHT. SHEET MET./MTL. METAL SHT'G. SHEATHING MFR/MFGR. MANUFACTURER Sim. SIMILAR M.H.' MAN HOLE SIMP. SIMPSON MIN MINIMUM S.J. SOFFIT JOIST MIR' . MIRROR S.S. STAINLESS STEEL misc. MISCELLANEOUS S.SK. SERVICE SINK M.O. MASONRYOPENING STA. STATION mos. MOSAIC STD. STANDARD MTD. MOUNTED STL. STEEL MUL. MULLION STOR. STORAGE (N.) NEW STRUCT. STRUCTURAL N. NORTH SUSP. SUSPENDED NAT. NATURAL SYM. SYMMETRICAL N.I.C. NOT IN CONTRACT T. TREAD N.G. NATURAL GRADE T.C. TOP OF CURB NO. NUMBER T.CL. TIME CLOCK NOM. NOMINAL TEL. TELEPHONE N.T.S. NOT TO SCALE TEMP. TEMPERED Oil. OVER TER. TERRAZZO O.A. OVERALL T.F. TOP OF FENCE OBS. OBSCURE TAG. TONGUE AND GROOVE O.C. ON CENTER THK. THICK O.D. OUTSIDE DIAMETER (DIMENSION) T.P. TOP OF PAVING/PILASTER O.F.D. OVERFLOW DRAIN T.PL. TOP OF PLATE OFF. OFFICE T.O.S. TOP OF STRUCTURE/SLAB OPNG. OPENING TRANS. TRANSFORMER OPP. OPPOSITE T.S. TOP OF STEP T.W. TOP OF WALL TYP. TYPICAL 13. Paints, stains, and other coatings shall be compliant with VOC and other toxic compound limits set forth in Table 4.504.3. (4.504.2.2) VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS zlj (Grams of VOC per Liter of Coating, Less Water and Less Exempt Compounds I FORMALDEHYDE LIMITS' (Maximum formaldehyde Emissions in Parts per Million) COATING CATEGORY I VOC LIMIT - Flat coatings 1 - 50 Nonflat coatings I 1 00 - Nonflat-high gloss coatings 1 150 Specialty Coatings 0.05 Aluminum roof coatings 400 Basement s2ecialty coatings 400 Bituminous roof coatings 50 Bituminous roof primers - 350 Bond breakers 350 Concrete curing compounds _ 350 Concrete/masonry sealers 100 Driveway sealers 50 Dry fog coatings 150 Faux finishing coatings 350 Fire resistive coatings 350 Floor coatings 100 Form -release compounds - 250 Graphic arts coatings (sign paints) 500 - High temperature coatings - 420 Industrial maintenance coatings - 250 Low solids coatings' 120 Magnesite Cement coatings _ 450 Mastic texture coatings 100 Metallic pigmented Coatings - 500 Multicolor coatings 250 Pretreatment wash primers - 420 Primers, sealers, and undercoatem 100 Reactive penetrating sealers 350 Recycled coatings - 250 Roof coatings - 50 Rust preventative coatings - 250 Shellacs Clear Opaque 730 550 1 Specialty primers, sealers and undencoaterm 1 00 Stains 250 Stone consolidants - 450 Swimming pool coatings 340 I raffic marking coatings - 100 Tub and tile refinish coatings - 420 Waterproofing membranes 250 Wood coatings _ 275 wood preservatives _ 350 -_ rZinc-rich Primers I _ j�o - T GramsdVOCparlifted-ofcoraing, Indualogwaterand holudrigaxonnetwunpool 2 The adecified! limits remain in effied unless nawyed birds am listed in subsei,uent alumns In the tame, 3, Values In this table are carried fil these smelled by the Callonnot Ar Resources Board, Andriftectural Casings Suggested Control Measure, February 1. good. Mae mformation is available ran line Air Rescumear Bal FIREPLACE: 16, Adl fireplaces: a. Factory -built fireplaces, chimneys and all of their components shall be listed and installed in accordance with their listing and manufacturry's installation instructions. (CRC R1004.1) b. Factory built mod burning fireplams shall be qualified at the U.S. EPA's Voluntary Fireplace Program Phase 2 emissions level and be in accordance Wth the California Green Building Standards Code, Chapter 4, and Division 4.5. C. Decorative shrouds shall not be installed at the termination of factory -built chimneys except where such shrouds are listed and labeled for use with the specific factory -built chimney system and are installed in accordance with manufflacturnar's installation instructions. (CRC R1005.2 & CMC 802.5.2.4) 17. Solid fuel burning fireplaces: 13� Provide a permanently anchored gaseous fuel burning pan to the firebox of a solid fuel burning fireplace. b. Solid fuel burning fireplace must Comply with the California Energy Standards mandatory measures. C. Chimney shall extend at least 2 ft. higher than any portion of the building Within 1 0 ft., but shall not be less than 3 ft. above the highest point where the chimney passes through the roof. CRC R1003.9) d. Liquid fueled fireplaces are not allowed for interior use. 18. Direct vent gas appliance fireplace: a. Direct vent seggled-combustion gas appliance fireplace most comply with the Cal Green Code requirements and must Comply with ANSI Z21.50. (Cal Green 4.5l MECHANICAL: 19. Rooms writaining bathtubs, showers, spas and similar fixtures shall be provided with an exhaust fan with humidity Control sensor having a minimum capacity of 50 CFM ducted to terminate outside the builking. (CRC R303.3, Cal Green 4.5D6.1, CBC 1203.5.2.1, CMC 402.5) 20. Where water closet compartment is independent of the bathroom or shower area. a fan will be required in each area. Bathrooms shall haye an exhaust fan with humidity Control sensor, min. 50 CFM Capacity. CRC R303.3.) 21. Where whole house fans are used in bathroom areas, the fan must run continuously and shall not be tied to a humidity control sensor. (Cal Green 4.506.1) 22. The clothes dryer vent shall not exceed 14 ft. in overall length with maximum two 90 degree ellbows. CNIC 504.4.2.1) 23. Environmental air ducts shall terminate min. 3 feet from property line or openings into building, and 10 feet from a forced air inlet. (CMC 5021A) 24. Mechanical equipment shall be installed per the manufacture's installation instructions. CMC 303.1) 25. Domestic range vents to be smooth metallic intenorsurface. (CMI 26. Supply and return air ducts to be insulated at a minimum of R-6. (Cal Energy Code Table 150.1-A.) I..,.",."����..�...'�,-�".V�.P.I 4 31n.1117 4 UNDER UNIFORM BULIDING CODE UNDERWRITER'S LABORATORY UNFINISHED UNLESS NOTED OTHERWISE URINAL VERTICAL VENTILATING VERTICAL VERIFY VENT THROUGH ROOF WEST, WIDE, WIDTH WITH WOOD WATER HEATER WATER CLOSET WROUGHT IRON WELDED WIRE MESH 14. Particleboard, medium density fiberboard (MOF) and hardwood plywood used in interior or exterior of the building shall comply with low formaldehyde emission standards as set forth in Table 4.504.5 below (4,504.5): 1. Values in this table are derved ran theam assured! by me Carlisle Air Resources Boal Air Tmim Comm! Measure or Composite Wood as tested in aimardamee Win AS`FM E 1333-96l Foradditionad information, see Caheama Ceds &Re,umfierejitle 17, bacteria 931M through 931XI2 2 Thin medium densitylbermand has a maNmum mickness offiflainch r8mm), 15. All duct and other related air distribution component openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the building inspector to reduce the amount of "ter, dust and debris, which may enter the system until final startup of the HVAC equipment. (4.504.1) 16. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside the building. Unless functioning as a component of whole house ventilation system, fans must be controlled by a humidity control capable of adjustment between a relative humidity rage of less than or equal to 50% to maximum 80%. (4.506. 1) 17. Duct systems are sized, designed and equipment is selected using the following methods (4.507.2): Load Calculation), ASHRAE handbooks or equivalent design methods. a. Establish heat loss and heat gain values according to ANSUACCA 2 Manual J-201 I (Residential b. Size duct systems according to ANSIACCA 1 Manual D-2014 (Residential Duct Systems), ASHRAE handbooks or other equivalend design Software or methods. c. Select heating and cooling equipment according to ANSIIACCA 3 Manual S-2014 (Residential Equipment Selection) or other equivalent design software or methods Installer and Special Inspector Qualifications 18. HVAC system installers shall be trained and certified or work under direct supervision of trained and certified installers in the proper installation of HVAC systems. (702.1) 19. HVAC special inspectors must be qualified and able to demonstrate competence in the discipline they are inspecting. (702.2) Documentations 20. An operation and maintenance manual, CD, web -based reference or other approved media shall be provided by the builder to the building occupant or owner at the final inspection. It shall include operation and maintenance instruction of the equipment and appliances. (4.410.1) 21, Documentation shall be provided to verify that finish materials used comply with VOC limits as set forth in Tables 4.504.1, 4.504.2, & 4.504.3. (4.504.2.4) 22. Documentation shall be provided to verify that composite wood products usod comply with formaldehyde limits asset forth in Tables 4.504-5. (4.504.5.1) 23. Documentation which shows compliance with CAL Green code including Construction documents, plans, specifications, builder or installer certification, and inspection reports and verification shall be available at the final inspection. (703.1) 24. CAL Green Documentation Compliance Certification form (City form) is required to be submitted to the Building Inspector prior to final building inspection. (Section 703.1) Cor�MWESIDEN�ALCALGme�Nat�nsums GIAM017 5 PLUMBING: 27 Plumbing Fixtures: a . Now Construction & Addition/Afterations that increases condition space area. volume. or size (Cal Green 4.303.1): I. Comply with CAL Green Mandatory Requirements b. Addition & Afteration: Existing fixtures shall be replaced to meet the following requirements: I. Showar Heads: 2.0 gpm @ 80 psi ii. Lavatory Faucets: 1.2 gpm @ 60 psi Ill. Kitchen Faucets: 1.8 gpm @ 60 psi iv. WaterCloset: 1.28 gallons per flush 28. Clearance for water closet to be a minimum of 24 inches in front, and IS inches fmm its Center to any side wall or obstruction. (CPC All 29. The water heater burner to be at least I 8 Inches above the garage floor. if located in a garage. (CPC 507,13) 30. Install a 3 inch diameter by 3 ft. tall steel pipe embedded in mracreter slab for protection of water heaters located in garage. (CPC 507.13.1) 31. Water heaters to be strapped at top and bottom with 1 1W x 16 gauge strap with 3W dia meter. X S' Is g bolt each end. (CPC 507.2) 32. AIRS and PVC drain waste and vent piping material is limited to 2 stories maximum. (CPC 701.2(2) (a). and 903.1.1) 33. ABS and PVC roof and deck drain material is limited to 2 stories maximum. (CPC 1101.4) 34. Roof and deck drain systems inside the building are required to be installed with directional DWV drainage fittings. (CPC 1101.4 and 9 706.0) 35. Clearrouts are required within 2 feet of the Connection between the interior roof and deck drain piping system, and the exterior onsite storm drain system. (CPC 1101.13) 36. All hose bibbs are to have vacuum breakers. (CPC 603.5.7) 37. The maximum amount of water closets on a 3 inch horizontal drainage system line is 3. (CPC Table 703.2) 38. The maximum amount of water closets on a 3 inch vertical drainage system line is 4. (CPC Table 703.2) 39. Provide gas line with a min Capacity of 200,000 btu for water heater. (Cal Energy Code 150.0l 40. Provide a condensate drain no more than 2 inches above the base of the water heater space. (Cal Energy Code 150.0 (n)) 41. Provide a straight vent pipe from the water heater space to the outside termination from the water heater space. (Cal Energy Code 150.0 (n)) 42. Insulate a 11 hot mter pipes. (Cal Energy Code 150.0 Q) (2), and CPC 609.1 1). 43. Isolation valves are required for tankless water heaters on the hot and mid supply lines with hose bibbs on each valve, to flush the heat exchanger. (Cal Energy Code 110.3 (7)) aRa1.Uav`MbFRF.ea_....._..�,.Vr0l 5 ELECTRICAL: 44. Electrical service to be underground for new Construction, replacement building, or addition to an existing building exceeds fifty (50) percent of the gross fbor area of the existing building. IN BIMC 15 32.01 5) 45. Edison Company approval is required for meter location priorto installation. 46. Field Inspectors to review and approve underground service requirement prior to Concrete placement. 47. Service equipment and subpanels to have a min 30" wide by 36" deep clear work spac*.(CEC 110.26) 48. All lighting is required to be high efficancy. (California energy code Section 150. (k) and Table 150.0-A.) 49. Provide a listed one inch rameway to accommodate a dedicated 2081240 -vol circuit for future electrical vehicle (EV) charger. (Cal Green 4.106.4) 50. All receptacle outlets are required to be listed tamper resistant (CIEC 406.12 and 250.52) 51. Combination type AFC1 circuit breakers are required for all 120 volt single phase 15/20 amp branch circuits. Except for bathroom, garages. and outdoors. (CEC 210.12) $2. At a minimum, one dedicated 20 amp circuit is required for a bathroom. (CEO 21 0.1 1 (C)(3)) 63. GFCI protection is required for all receptacle outlets located outdoors. garages, accessory buildings, bathrooms, crawl spaces, kitchens, laundry areas, kitchen dishwasher branch circuit, garbage disposal, all areas within 6 feet of a sink, and all receptacles within 6 feet of a bathtub or shomr stall. (CEC 210.8) 54. Receptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9 (C)) ts. (CEC 240.24 55. Subparrels are not allowed to be located in bathrooms or clothes close ID) and (E). 56. Circuits sharing a grounded Conductor neutrali with two ungrounded (hot) conductom must u a a two pole circuit breaker or an identified handle tie. (CEC 210.4l Group non-casle, circuits in panel (CEC 210.4(D)) 57. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area. and pantry, must have a min of 2 dedicated 20 amp circuits. (CEC 210.52 (13)(1) 58. Kitchen counter tops 12 inches or wider must have a receptacle outlet. (CEC 210.52(C)) 59. Kitchen Counter tops must have receptacle outlets So no point along the counter walls is more than 24 inches from a receptacle. (CEC 210-52 (C)) 60. Island and peninsular counter tops must have at least one receptacle. (CEC 210.52(C)(1).(2),and (3)) 61. The spacing for general receptacle outlets most be located so that no point on any wall, fixed glass, or Cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A)) 62. Hallways 10 feet or more must have at least one receptacle outlet, (CEC 210.52(H)) 63. Garages shall have at least one receptacle for each Car space on the interior. The branch circuit supplying the receptacles shall not serve outlets outside of the garage. (CEC 210.52 (G) (1). ... nuawshey"RAL....'s-reqoVdArl, 6 64, Laundry room must have at least one dedicated 20 amp receptacle circuit. (CEC 21 0.1 I (C) (2)). 65. Provide 120V receptacle within 3 feet of wate r heater. (Cal Energy Code 150.0 (n) 1 A.) FOUNDATION: 66. Weep screed for stucco at the foundation plate line shall be a minimum of 4 Inches above the earth or 2 inches above paved areas. CFC Fl CBC 2512.1.2) 67. Fasteners and Connectors (nails, anchor bolts, etc.) in Contact with preservative -treated mod shall be of hot -dipped zinc -coated galvanized steel, stainless steel, silicon bronze or copper. (CRC R317.3, CBC 2304.1 0�5.1) 68. Anchor bolts shall include steel plate washers, a mininflum of 0.229" x 3" x 3" in size, bartmen sill plate and nut. (CRC R602.11.1. CBC 2308.3.2. Acceptable alternate SDPWS 4.3.6.4.3) 1 2 3 �OJ ECT NAME UPSHALL CUSTOM HOME FORMALDEHYDE LIMITS' (Maximum formaldehyde Emissions in Parts per Million) LU PRODUCT Cn LIMIT Hardwood plywood veneer core 0.05 Hardwood plywood composite core 0.05 Particleboard W Go 0 - 2 - - 0.09 Medium cle Ds!ty filogbo rrd 0.11 - �___ Thin mediurinclis ,fie board' , f 0.13 - 1. Values in this table are derved ran theam assured! by me Carlisle Air Resources Boal Air Tmim Comm! Measure or Composite Wood as tested in aimardamee Win AS`FM E 1333-96l Foradditionad information, see Caheama Ceds &Re,umfierejitle 17, bacteria 931M through 931XI2 2 Thin medium densitylbermand has a maNmum mickness offiflainch r8mm), 15. All duct and other related air distribution component openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the building inspector to reduce the amount of "ter, dust and debris, which may enter the system until final startup of the HVAC equipment. (4.504.1) 16. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside the building. Unless functioning as a component of whole house ventilation system, fans must be controlled by a humidity control capable of adjustment between a relative humidity rage of less than or equal to 50% to maximum 80%. (4.506. 1) 17. Duct systems are sized, designed and equipment is selected using the following methods (4.507.2): Load Calculation), ASHRAE handbooks or equivalent design methods. a. Establish heat loss and heat gain values according to ANSUACCA 2 Manual J-201 I (Residential b. Size duct systems according to ANSIACCA 1 Manual D-2014 (Residential Duct Systems), ASHRAE handbooks or other equivalend design Software or methods. c. Select heating and cooling equipment according to ANSIIACCA 3 Manual S-2014 (Residential Equipment Selection) or other equivalent design software or methods Installer and Special Inspector Qualifications 18. HVAC system installers shall be trained and certified or work under direct supervision of trained and certified installers in the proper installation of HVAC systems. (702.1) 19. HVAC special inspectors must be qualified and able to demonstrate competence in the discipline they are inspecting. (702.2) Documentations 20. An operation and maintenance manual, CD, web -based reference or other approved media shall be provided by the builder to the building occupant or owner at the final inspection. It shall include operation and maintenance instruction of the equipment and appliances. (4.410.1) 21, Documentation shall be provided to verify that finish materials used comply with VOC limits as set forth in Tables 4.504.1, 4.504.2, & 4.504.3. (4.504.2.4) 22. Documentation shall be provided to verify that composite wood products usod comply with formaldehyde limits asset forth in Tables 4.504-5. (4.504.5.1) 23. Documentation which shows compliance with CAL Green code including Construction documents, plans, specifications, builder or installer certification, and inspection reports and verification shall be available at the final inspection. (703.1) 24. CAL Green Documentation Compliance Certification form (City form) is required to be submitted to the Building Inspector prior to final building inspection. (Section 703.1) Cor�MWESIDEN�ALCALGme�Nat�nsums GIAM017 5 PLUMBING: 27 Plumbing Fixtures: a . Now Construction & Addition/Afterations that increases condition space area. volume. or size (Cal Green 4.303.1): I. Comply with CAL Green Mandatory Requirements b. Addition & Afteration: Existing fixtures shall be replaced to meet the following requirements: I. Showar Heads: 2.0 gpm @ 80 psi ii. Lavatory Faucets: 1.2 gpm @ 60 psi Ill. Kitchen Faucets: 1.8 gpm @ 60 psi iv. WaterCloset: 1.28 gallons per flush 28. Clearance for water closet to be a minimum of 24 inches in front, and IS inches fmm its Center to any side wall or obstruction. (CPC All 29. The water heater burner to be at least I 8 Inches above the garage floor. if located in a garage. (CPC 507,13) 30. Install a 3 inch diameter by 3 ft. tall steel pipe embedded in mracreter slab for protection of water heaters located in garage. (CPC 507.13.1) 31. Water heaters to be strapped at top and bottom with 1 1W x 16 gauge strap with 3W dia meter. X S' Is g bolt each end. (CPC 507.2) 32. AIRS and PVC drain waste and vent piping material is limited to 2 stories maximum. (CPC 701.2(2) (a). and 903.1.1) 33. ABS and PVC roof and deck drain material is limited to 2 stories maximum. (CPC 1101.4) 34. Roof and deck drain systems inside the building are required to be installed with directional DWV drainage fittings. (CPC 1101.4 and 9 706.0) 35. Clearrouts are required within 2 feet of the Connection between the interior roof and deck drain piping system, and the exterior onsite storm drain system. (CPC 1101.13) 36. All hose bibbs are to have vacuum breakers. (CPC 603.5.7) 37. The maximum amount of water closets on a 3 inch horizontal drainage system line is 3. (CPC Table 703.2) 38. The maximum amount of water closets on a 3 inch vertical drainage system line is 4. (CPC Table 703.2) 39. Provide gas line with a min Capacity of 200,000 btu for water heater. (Cal Energy Code 150.0l 40. Provide a condensate drain no more than 2 inches above the base of the water heater space. (Cal Energy Code 150.0 (n)) 41. Provide a straight vent pipe from the water heater space to the outside termination from the water heater space. (Cal Energy Code 150.0 (n)) 42. Insulate a 11 hot mter pipes. (Cal Energy Code 150.0 Q) (2), and CPC 609.1 1). 43. Isolation valves are required for tankless water heaters on the hot and mid supply lines with hose bibbs on each valve, to flush the heat exchanger. (Cal Energy Code 110.3 (7)) aRa1.Uav`MbFRF.ea_....._..�,.Vr0l 5 ELECTRICAL: 44. Electrical service to be underground for new Construction, replacement building, or addition to an existing building exceeds fifty (50) percent of the gross fbor area of the existing building. IN BIMC 15 32.01 5) 45. Edison Company approval is required for meter location priorto installation. 46. Field Inspectors to review and approve underground service requirement prior to Concrete placement. 47. Service equipment and subpanels to have a min 30" wide by 36" deep clear work spac*.(CEC 110.26) 48. All lighting is required to be high efficancy. (California energy code Section 150. (k) and Table 150.0-A.) 49. Provide a listed one inch rameway to accommodate a dedicated 2081240 -vol circuit for future electrical vehicle (EV) charger. (Cal Green 4.106.4) 50. All receptacle outlets are required to be listed tamper resistant (CIEC 406.12 and 250.52) 51. Combination type AFC1 circuit breakers are required for all 120 volt single phase 15/20 amp branch circuits. Except for bathroom, garages. and outdoors. (CEC 210.12) $2. At a minimum, one dedicated 20 amp circuit is required for a bathroom. (CEO 21 0.1 1 (C)(3)) 63. GFCI protection is required for all receptacle outlets located outdoors. garages, accessory buildings, bathrooms, crawl spaces, kitchens, laundry areas, kitchen dishwasher branch circuit, garbage disposal, all areas within 6 feet of a sink, and all receptacles within 6 feet of a bathtub or shomr stall. (CEC 210.8) 54. Receptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9 (C)) ts. (CEC 240.24 55. Subparrels are not allowed to be located in bathrooms or clothes close ID) and (E). 56. Circuits sharing a grounded Conductor neutrali with two ungrounded (hot) conductom must u a a two pole circuit breaker or an identified handle tie. (CEC 210.4l Group non-casle, circuits in panel (CEC 210.4(D)) 57. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area. and pantry, must have a min of 2 dedicated 20 amp circuits. (CEC 210.52 (13)(1) 58. Kitchen counter tops 12 inches or wider must have a receptacle outlet. (CEC 210.52(C)) 59. Kitchen Counter tops must have receptacle outlets So no point along the counter walls is more than 24 inches from a receptacle. (CEC 210-52 (C)) 60. Island and peninsular counter tops must have at least one receptacle. (CEC 210.52(C)(1).(2),and (3)) 61. The spacing for general receptacle outlets most be located so that no point on any wall, fixed glass, or Cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A)) 62. Hallways 10 feet or more must have at least one receptacle outlet, (CEC 210.52(H)) 63. Garages shall have at least one receptacle for each Car space on the interior. The branch circuit supplying the receptacles shall not serve outlets outside of the garage. (CEC 210.52 (G) (1). ... nuawshey"RAL....'s-reqoVdArl, 6 64, Laundry room must have at least one dedicated 20 amp receptacle circuit. (CEC 21 0.1 I (C) (2)). 65. Provide 120V receptacle within 3 feet of wate r heater. (Cal Energy Code 150.0 (n) 1 A.) FOUNDATION: 66. Weep screed for stucco at the foundation plate line shall be a minimum of 4 Inches above the earth or 2 inches above paved areas. CFC Fl CBC 2512.1.2) 67. Fasteners and Connectors (nails, anchor bolts, etc.) in Contact with preservative -treated mod shall be of hot -dipped zinc -coated galvanized steel, stainless steel, silicon bronze or copper. (CRC R317.3, CBC 2304.1 0�5.1) 68. Anchor bolts shall include steel plate washers, a mininflum of 0.229" x 3" x 3" in size, bartmen sill plate and nut. (CRC R602.11.1. CBC 2308.3.2. Acceptable alternate SDPWS 4.3.6.4.3) 1 2 3 �OJ ECT NAME UPSHALL CUSTOM HOME -ATUS LU C.D.P. SUB. #2 Cn � E " lassaaas Q0 0 " U = . U < W C-) , Z a i U LU W Go 0 - 2 - - 1-__ = V. 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SUB. #2 r /1 o E V J � o N U OJ U �� � U Lu A 6 N O L h ` z O 2 U N — C U N O O � C _N tO o a N 3 z c3 �ISTING U APART Z NOT APART NEWPORT ISLAND PARK /y�o W cn r I 20 � LL 17 LL 13.00'T.W. 13.00'T.W. o d 13.00'T.W. o 91 25 -' d 21 25 p n 8'04 E'G 25 21 25 7J8' E.G. 21 1 s M 7.75' E.G: — — N53 40 44 E 100.00 - ------ --- --- — --- —— ————————————————————-- L- o LL coLL o _ O ' n - N o 1 14 LL o 28 2♦8 0 o —PLANTER o o o o LL o oLL --------------------------------------- -M LL -- - - - - - - ------------------------- --M 3 15 0 NATIVE LANDSCAPING PER L.D.= o Q I r �y M li i9 DROUGHT TOLERANT AND o c LL "v �i v v LL i i i iI-- -- ----------- y - - - - RIVE ALTO �� - � w U G LO I DINING -__ �/ � z O ¢ vi J 00 9.00'T.O.S. 06 0 U J_ J_ �IIII F.Y.S.B. ( �� Q LQL Q O z I O U p 1 I, = 9.00' T.O.S. 22 �� z � ¢ Z) N (E.) DOCK - -I 22 23 r 4' z a C LO (70 REMAIN, PROTECT IN PLACE) GREAT ROOM ----- T NOTE: PROVIDE MIN 5/8' TYP'X'GYP BOARD /,' N R.Y.S.B. 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CHRISTOPHER O. * BRANDON No, C-31837 N� N. 12131/20 2� n ARCHITECTURAL SITE PLAN ORIGINAL SIGNATURE 1 1/4" = 1'-0" o0 goo 9po m Z 9 Z 'o T C OO N Am /-cm-1mo 8,� RIa sz2 '�T2 O TRUE NORTH PROJECT NORTH r 0 -. r 'may o.� - 19 3Qm� m oat zO T O L a 0 a Q mho E>. Ti U c wcd d t:.50 0 o 0 LL 10 um am vi �v " > d W g—U U m Z m o c m m v QmZm1 0.�m� 'vnJ Z Q N L N C N N J col Z U O ~ N E O N c m w w ° E 3= 4- L vac >ov p y N U� C l0 N Of T- CO '00 C N C L ty a 0 E v c cLi U a=Z s m� N� W 1 2, w v d O 'n � .�. 0 C L m x t m o 0 0 1-- �- d x-0 Gyd-d.>_0 U NL NN V -IF Uv UN a����° W_o LL Q.a 'OiaUi O -= `o Q a� c'C 200 a. N H a a- Q h$ Q 9 REVISIONS NO. REVISION DATE NOTE: SEE SHEET A-3 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, JOB NO, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE 3803-2017 PROPERTY OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY DATE ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED 10/18/2017 BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN SHEET NO. ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. n LANDSCAPE NOTES: i■■� 1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. , ` ■ 2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING AREAS WITH REPECTIVE HEIGHTS AND MATERIALS. KEYNOTE LEGEND 1 PROPERTY LINE 2 FRONT YARD SETBACK 3 SIDE YARD SETBACK 4 REAR YARD SETBACK 5 CENTERLINE OF STREET 6 (E.) PROPERTY LINE WALL TO REMAIN (PROTECT IN PLACE) 7 (E.) DOCK RAMP - PROTECT IN PLACE 8 (E.) SEA WALL TO BE EXTENDED PER STRUCTURAL RECOMMENDATION. 9 (E.) GAS METERS) -REF. CIVIL DWGS. 10 VEHICLE -MINIMUM PARKING DIMENSIONS ON PLANS 11 FAU -PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. (CMC 904.1) 12 (E.) FIRE PIT -TO BE REMOVE 13 (E.) PLANTER - TO BE REMOVE 14 CURB 15 GUTTER i6 (E.)SIDEWALK-NOTA PART 17 EXISTING STRUCTURE -NOTA PART 18 (E.) SEWER C.O. LOCATION (REF. SURVEY 8 CIVIL DWGS) 19 (E.) WATER METER LOCATION (REF. SURVEY& CIVIL DWGS.) 20 (E.) TELEPHONE PULL BOX 21 EXISTING PROPERTY LINE CHAIN LINK FENCE, -PROTECT IN PLACE TO REMOVE MUST GET ENCROACHMENT PERMIT AND SHARED P.L. AGREEMENT WITH THE CITY OF NEWPORT BEACH 22 OUTLINE OF EXISTING BUILDING-T08E DEMOLISHED 23 INTERIOR STAIRS/STEPS -REF. PLANS 24 WATER HEATER -TANK-LESS (ON DEMAND) WALL -MOUNT +44" MIN.,'TAKAGI' OR EQUIV. -VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE ADEQUATE N.G. CONN.) 25 (N.) PROPERTY LINE WALL, STUCCO FINISH, MAX 6' ABV. N.G., ON OWNER'S SIDE OF THE PROPERTY. SHARED P.L. WALL NEEDS AGREEMENT WITH CITY OF NEWPORT BEACH. 26 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON 27 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. -PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 28 ROOF/EAVE ABOVE. REFERENCE FLOOR PLANS AND ROOF PLANS FOR EAVE PROJECTIONS WA W'LY FACE OF WALL (0.33' W'LY OF P.L.) DOCK EXISTING DOCK AND OOD RAMP - NOT A PARTS� qq v �i'�s I� I ve'aIVIP W'LY FACE OF WALL (0.46' W'LY OF P.L.) EXISTING PARK - NOT A PART N53040'44"E i z LOT EXISTING 2 -STORY RESIDENTIAL HOUSE - TO BE DEMOPLISHED a, ADDRESS: 3303 MAR( < NEWPORT BEACH, m 2 -STORY RESIDENTAL HOUSE i PQ ��IRE PIT I ®o - 2` --D-1� 41, EXISTING STRUCTURE - NOT A PART PEDESTRIAN FENCE EXISTING STRUCTURE - NOT A PART DEMO PLAN CRITERIA NOTES: - SITE TO BE FENCED ON ALL SIDES. - EXISTING SQUARE FOOTAGE OF BUILDING IS 2,750 S.F. - EXISTING BEDROOM COUNT IS SIX (6). - ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST. - SEWER LINE SHALL BE CAPPED. - ALL BASEMENT FILL (IF APPLICABLE) SHALL BE CLEAN AND UNIFORM. - STREETS AND SIDEWALKS ARE TO REMAIN CLEAR AND CLEAN. - PEDESTRAIN CANOPY PROTECTION REQUIRED IF DEMOLITION WITHIN 10 FEET OF PUBLIC SIDEWALK. - INSTALL GRAVELBAGS, 2 BAGS HIGH (SE -6) AROUND THE PERIMETER OF THE PROPERTY. - EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15. - BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30%. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50%. - TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. EXISTING STRUCTURE INFORMATION: EXISTING DUPLEX, 2,000 S.F. 3 BEDROOM 3 BATH, TO BE DEMOLISHED DEMOLITION PLAN cn 0 N n C D m z c m NOTE: GRAVEL BAGS PLACED PER DETAIL BELOW ARE MIN. REQUIREMENT & ADDITIONAL BAGS SHOULD BE PLACED AT THE DESCRETION OF THE GENERAL CONTRACTOR & DEMO CONSULTANT IN RESPONSIBLE CHARGE. s z 2 ELEVATION 2 GRAVEL BAGS DETAIL 3/4" = 1'-01' P.L SECTION ZOJECT NAME UPSHALL CUSTOM HOME CBC TABLE 3306.1 PROTECTION OF PEDESTRIANS Lu HEIGHT OF CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE TYPE OF PROTECTION REQUIRED e Less Own 5 feel Canalrodton ratltn s B feat or teas S feet or more None � U A 6 N Less than 5 feel Bonier and covemd walkvm a.3 ,n 2. 2 m O N- N 5 feet or mare, but not more Than ane -fourth the hei hl of eonstmdion Senior and covered w8lkwe mom than 3 deet. 5 feet or more, but between one-fourth and ane -half the he N of construction Darner U S feet or more, but exceedi one-half the height of construction Name EXISTING STRUCTURE - NOT A PART DEMO PLAN CRITERIA NOTES: - SITE TO BE FENCED ON ALL SIDES. - EXISTING SQUARE FOOTAGE OF BUILDING IS 2,750 S.F. - EXISTING BEDROOM COUNT IS SIX (6). - ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST. - SEWER LINE SHALL BE CAPPED. - ALL BASEMENT FILL (IF APPLICABLE) SHALL BE CLEAN AND UNIFORM. - STREETS AND SIDEWALKS ARE TO REMAIN CLEAR AND CLEAN. - PEDESTRAIN CANOPY PROTECTION REQUIRED IF DEMOLITION WITHIN 10 FEET OF PUBLIC SIDEWALK. - INSTALL GRAVELBAGS, 2 BAGS HIGH (SE -6) AROUND THE PERIMETER OF THE PROPERTY. - EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15. - BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30%. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50%. - TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. EXISTING STRUCTURE INFORMATION: EXISTING DUPLEX, 2,000 S.F. 3 BEDROOM 3 BATH, TO BE DEMOLISHED DEMOLITION PLAN cn 0 N n C D m z c m NOTE: GRAVEL BAGS PLACED PER DETAIL BELOW ARE MIN. REQUIREMENT & ADDITIONAL BAGS SHOULD BE PLACED AT THE DESCRETION OF THE GENERAL CONTRACTOR & DEMO CONSULTANT IN RESPONSIBLE CHARGE. s z 2 ELEVATION 2 GRAVEL BAGS DETAIL 3/4" = 1'-01' P.L SECTION ZOJECT NAME UPSHALL CUSTOM HOME -ATUS Lu C.D.P. SUB. #2 C'o e C C �o N U m C-) Y LU � U A 6 N L @ C@ C. @ 0 m N � L a.3 ,n 2. 2 m O N- N � L O h `� O 2 U t0 C U — �o o� DC = wF- W c a N 0�LL, am 3 : U m Oz m o c m m -Np =3 Z O m — Q � o c v W m o z Q v 3 o ry N U@ C R d'U x v Q � U o Ems; �y a v o o M F- LU U Z 0 U) J ~ 2 U o <LL( o JJ Z Z J Q Z) C V Z W(noF_C)CCcc o 1��U)w0) N N n Z o@ Lu O p D rT 2 C C O T C Z mm C m TO L y L N L @ C@ C. @ 0 m N � L a.3 ,n 2. 2 m O N- N N N N O aL) U:pW mrc -E Fm a N N H O a 0 -p 0 0 N S o-° -O 'a U@ nN @ m N d UQ wF- W 0�LL, am : U m Oz m o c m m -Np H M 00 zQ IJ J Q W Qz -ON maOE o°1LLn ^J 3 o ry N U@ C R d'U LL N C L S � U o Ems; �y a O M Y@N C N C@ •- 'O d DOCUMENT VALID UPON *' BRANDON I. No. C31837 ORIGINAL SIGNATURE JOB NO. 3803-2017 DATE 10/18/2017 SHEET NO D-1 21 N N n Z o@ O p D rT � T L Zco, @ .O Q C C T C Z mm C m TO L y L N L @ C@ C. @ 0 m N � L a.3 ,n 2. 2 m O N- N (n C �- U:pW mrc -E a N N H O a 0 -p 0 0 N S o-° -O 'a U@ nN @ m N d wF- W O Q : U m Oz m o c m m -Np af Nn pomoa Q z �L zQ �`@ N @FF zQ N L �L o Q a N 5 Z�oit -ON maOE o°1LLn ^J 3 o ry N U@ C R d'U LL N C L S � U o Ems; �y o @ami O Y@N C N C@ •- 'O d @`c°x"mdmopE JE N -K= 0 O C d S@ (n N U O O N.- (n9 —L.. E 0 0 0~ 3 F N G U (p O CU'0 N W O Tw W N c w ma E.0 a.3 OF -0 QHS d O v T V N �0 Q N CC p.2]N If -�p0r'nSQ� REVISIONS NO. REVISION DATE JOB NO. 3803-2017 DATE 10/18/2017 SHEET NO D-1 21 M A 0 WIC 0 N O (O 00 W (J7 Mr- �rw� Dmo>o>0w> W ;;� mm�DcnmmOOmO>z 0r Cf) --I pc��O�moz_ cm)m Zzm=z<z�inzz�D *r-0OmzMMZmODzc�Tmmz��omzxmz�0<O Dm=m-n� W=mDD0G)D mm mOzmzm 0Z DDD XCDOX D� ;rNZ ;Umr mW -iGZjppm -i-�-i0- c�pmmOomc D-j*O�_<r— —>MCX ODX0=Cn 0 iZ'C;U nim pmm�Ox*xzWpmzm �r<mpm mop<�D� Dnm�DmOOm cm,� mO>mZ� Z� mm�r- =m r- r- z�p� 0 �Z�tD �OOmD D°'mmcn cncmn a)0C-) �� ADD- OOzX�z Dp�OmD cm00Zrcmm ^�Zm zz��cn� 0�m�rr c�� Z��zD=C)� m mm m Dv' ==CD m�Z IC(mj mW m=Dpm==C O ZXM> zXmm�m �rDD pm �Zz �� Z ��Dm xmc0u -n)o00— OmOzW� oX z(nnmmr=cn� Omr-m -0 -0r D D OmDXXmcncC m 00 �D mU)DO"Cn OO:E>MC o ��p0m-0mm� � -nzO r�mzZ7m r�D�cmi�� m m� ��m mcn m 0 -A OmzG)m� mD�m�O m� p0 �55 cm 0 m zm0v D,ZOjc�m�C �OnnG) -n �� no Om 0mo = 0 �m0D m�COm W ��m=_�0�0 mp �D0 mW m;u mD��Zn r���m� 00 �m Cn> r m0m� mOzmD� ADD -4 o �z mm ppm m D -i�cnm m m0 G0 X Oz 2 A m r 20 zC G) m G) 0 zm O 22 (nx o O �o Cn m G) 0 D 0 M M z r G) z 0 M. D. 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O v 3 m D N J O 3 N `JG O J J N N a y m m GENERAL NOTES: CONSTRUCTION NOTES: DESIGNED: ARCHITECT: BRANDON ARCHITECTS 3001 RED HILL AVE BDG1, SUITE102 COSTA MESA, CA 92626 (714)754-4040 OWNER/DEVELOPER: THE WILLIAM SCOTT UPSHALL FAMILY TRUST 1204 SUNCAST LANE, SUITE 2 EL DORADO HILLS, CA 95762 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9396 �9QROFESS10k9 �i S M' P <F2 h�0 r n N0. 58627 m * EXP. 12-31-18 * sT c�11 as �� OF CA�FO� SOILS ENGINEER/GEOLOGIST: R MCCARTHY CONSULTING, INC. 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 (949) 629-2539 REPORT NO: 20170310-1 DATE: MARCH 31, 2017 BENCHMARK: OCS BM NB2-7-77 ELEVATION= 8.565 (NAVD88) YEAR LEVELED= 2002 LEGAL DESCRIPTION: LOT 2 OF BLOCK 338 OF MAP OF CANAL SECTION NEWPORT BEACH. PRECISE GRADING PLAN 3803 MARCUS AVENUE NEWPORT BEACH, CALIFORNIA SHEET: C2 ABBREVIATIONS 1. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION ISO CHCK'D: TR REQUIRED BEFORE THE BUIDLING DEPTARTMENT PERMIT FINAL CAN BE CONSTRUCT 6" MIN CONCRETE DRIVEWAY NO. DATE R E V I S 1 0 N S ARCH ARCHITECTURAL ISSUED. AT THE TIME OF THE PUBLIC WORKS DEPARTMENT INSPECTION, O CONSTRUCT 4" MIN CONCRETE WALK DIMENSIONS DETERMINED PROP 4" DRAIN IAN SAFE 6" MIN WIDE PEDESTRIAN A. C. ASPHALT CONCRETE BY GRATE FRAME OUTLET FRAME & GRATE 3 8 C.O. CLEAN OUT IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE 3 INSTALL 4" FLAT GRATE DRAIN DIMENSIONS, USE FRAME OPENING. EAST JORDAN IRON DG DECOMPOSED GRANITE S DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND AS FORM 3^ WORKS OR EQUAL (800) 874-4100 DS DOWNSPOUT ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE ® INSTALL 4" ATRIUM GRATE DRAIN I #4 REBAR EXIST EXISTING OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK r TOP &BOTTOM BFF BASEMENT FINISH FLOOR SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 5 INSTALL 9" CATCH BASIN WITH FILTER INSERTED PER DETAIL ON SHEET C2 GRATE b -"""""""'"-� '� -,„ � , °•' b ��, ,. BFP CONC BASEMENT FINISH PAD CONCRETE 2. SEPARATE PERMIT FOR FENCES AND WALLS SHALL BE OBTAINED AT THE © INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN FS ^� � rag y>""4u=:_g7.o '��a °` DWY EMH DRIVEWAY ELECTRIC MANHOLE SAME TIME AS THE BUILDING PERMIT. OINSTALL TRENCH DRAIN PER DETAIL SHEET C2 9° CATCH BASIN - '.'V :� ,• '>. EXTEND 30 MIL MEMBRANE ie�Y�e�Y�e�Y�e�Y�e:Y, �'C�'C�'C�'C�'C, EP FD EDGE OF PAVEMENT FOUND DOWN 24" ON GARAGE SIDE ;������,� :��Y�e �y�e �y�e �y�e �Y� FILL THIS PORTION W CRUSHED FL FLOWLINE 3. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT -OF- WAY ® REMOVE AND REPLACE EXSITING CONCRETE DRIVEWAY APPROACH PER STD PLAN -162-L - - - ROCK AFTER POURINGI GRATE FF FINISH FLOOR SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER I SUPPORT CURB. FG FINISH GRADE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. O9 REMOVE AND REPLACE ASPHALT WITH 12"W x 12"D FULL DEPTH A.C. PATCHBACK. INVERT CRUSHED ROCK W 12" FP FS FINISH PAD FINISH SURFACE TACK COAT ALL JOINT SURFACES PRIOR TO PLACEMENT. PER PLAN CRESCENT FILTER FILTER CLOTH BY REM INC. GB GRADE BREAK 4. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD A- DIG A 24" WIDE X 18" DEEP TRENCH GFF GARAGE FINISH FLOOR IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD B- PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE GFP GARAGE FINISH PAD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L -6.r21 9° CATCH BASIN C- FILL BOTTOM 8" OF THE TRENCH W/ CRUSHED ROCK GM GAS METER J ANDOTUOFPERIMETER D_ FILL ETE CURB HH WITH FILTER INSERT THE RES THE REN HO W/ CRUSHED ROCK TO 4" FROM TOP OF TRENCH HP HIGHDHOLE POINT 5. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NTS I.P. IRON PIPE NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE TRENCH DRAIN IE INVERT ELEVATION COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED O NTS L&T MH LEAD AND TACK MANHOLE AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT MON. MONUMENT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY NTG NOTHING CONSTRUCTION AUTHORIZED BY THIS PERMIT OG ORIGINAL GROUND PA PLANTER AREA PL PROPERTY LINE 6. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK PROP PROPOSED ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY R/W RIGHT OF WAY S.F.N. SEARCHED FOUND NOTHING SDWK SIDEWALK SMH SEWER MANHOLE T.B.M. TEMPORARY BENCHMARK TC TOP OF CURB TF TOP OF FOOTING EARTHWORK TGGRATE TOC TOP OF CONCRETE T.O.R. TOP OF RIDGE RAW CUT: 0 CY TW TOP OF WALL RAW FILL: 48 CY WM WATER METER 15' 23 DESIGNED: ARCHITECT: BRANDON ARCHITECTS 3001 RED HILL AVE BDG1, SUITE102 COSTA MESA, CA 92626 (714)754-4040 OWNER/DEVELOPER: THE WILLIAM SCOTT UPSHALL FAMILY TRUST 1204 SUNCAST LANE, SUITE 2 EL DORADO HILLS, CA 95762 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9396 �9QROFESS10k9 �i S M' P <F2 h�0 r n N0. 58627 m * EXP. 12-31-18 * sT c�11 as �� OF CA�FO� SOILS ENGINEER/GEOLOGIST: R MCCARTHY CONSULTING, INC. 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 (949) 629-2539 REPORT NO: 20170310-1 DATE: MARCH 31, 2017 BENCHMARK: OCS BM NB2-7-77 ELEVATION= 8.565 (NAVD88) YEAR LEVELED= 2002 LEGAL DESCRIPTION: LOT 2 OF BLOCK 338 OF MAP OF CANAL SECTION NEWPORT BEACH. PRECISE GRADING PLAN 3803 MARCUS AVENUE NEWPORT BEACH, CALIFORNIA SHEET: C2 DRAWN: MJ CHCK'D: TR DATE: 8/30/17 NO. DATE R E V I S 1 0 N S 23 EROSION CONTROL 1. IN CASE OF EMERGENCY, CALL JIM COLLINS AT 949-613-5260 2 A STANDBY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT. 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONTER REQUIRED. 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS AND DEBRIS THAT MAY CREATE POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF PROPERLY. 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT TO THE DESCRETION OF THE FIELD ENGINEER. ADDITIONAL DEVICES, AS NEEDED, SHALL BE INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ON SITE. 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMEBER 1 AND APRIL 15 OF THE FOLLOWING YEAR WIHOUT THE APPROVAL OF THE BUILDING OFFICIAL. 9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESSES. THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRSENTING CHANGES MUST BE SUBMITTED FOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE SDISCHARGE OF NON -STORM WATER FROM THE PROJECT SITE AT ALL TIMES. 11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, ARE DRAINS, NATURAL DRAINAGE COURSES, OR WIND. 12. STOCKPILES OF EARTH AND OTHER CONSTRUC- TION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OR WIND OR WATER. 13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT CONTAMINATE THE SOILS AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE THE BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASED INTO THE DRAINAGE SYSTEM. 14. EXCESS WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE SISPOSED OF AS A SOLID WASTE. 15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMP'S ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS A40% CHANCE OF QUARTER INCH OR MORE OF PREDICTED PRECIPITATION, AND AFTER ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT THE PROJEFT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL (COPIES OF THE SELF -INSPECTION CHECKLIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUEST). 16. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. 17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 18. ANY SLOPES WITH DISTURBED SOIL OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER. 19. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS. 20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS. BMP FACTS SHEET WM-1 MATERIAL DELIVERY AND STORAGE PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS AREA. WM-2 MATERIAL USE HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE PROPERLY HANDELED IN ORDER TO REDUCE THE RISK OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYESS THAT APPLY SUCH MATERIALS. WM-4 SPILL PREVENTION AND CONTROL IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL PROPOSED MATERIALS. IDENTIFY THE METHODS, BY WHICH ACCIDENTAL SPILLS WILL BE CLEANED AND PROPERLY DISPOSED OF. WM-5 SOLID WASTE MANAGEMENT PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER POLLUTION AND PREVENT WIND DISPERSAL. WM-6 HAZARDOUS WASTE MANAGEMENT HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANY SPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. WM-7 CONTAMINATED SOIL MANAGEMENT PREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORMWATER FROM CONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY CONDUCTING PRE -CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING CONTAMINATED SOIL PROMPTLY. WM-8 CONCRETE WASTE MANAGEMENT STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT IN DESIGNATED AREAS AWAY FROM DRAINS, DITCHES, STREETS, AND STREAMS. CONCRETE WASTE DEPOSITED ON-SITE SHALL SET UP, BE BROKEN APART, AND DISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR ALL CONCRETE WASTE. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT UNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACILITIES ON-SITE ARE REQUIRED TO BE IN COMPLIANCE WITH LOCAL HEALTH AGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. TC -1 STABILIZED CONSTRUCTION ENTRANCE A STABILIZED ENTRACE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR ADJACENT PROPERTY. MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROCK OR PAVED. SE -1 SILT FENCE SE -3 SEDIMENT TRAP SE -8 GRAVEL BAGS ERODED SEDIMENTS MUST BE RETAINED ON-SITE AND NOT PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT MAY BE WAIVED AT THE SOLE DISCRETION OF THE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED SUFFICIENT. BMP FACTS SHEET ALL BMP'S SHALL BE IN ACCORDANCE WITH MODEL BMP'S FROM THE CALIFORNIA STORMWATER BMP HANDBOOK FOR CONSTRUCTION AT W W W.CABMPHANDBOOKS.COM EC1 CONSTRUCT GRAVEL BAG EROSION CONTROL ALONG PROPERTY LINES EXCEPT DRAIVEWAY APPROACHES. THE SAND BAGS SOULD BE 24" WIDE AND 10" HIGH. MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS SHEET #SE -8. EC2 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET #WM-9. EC3 CONSTRUCT MATERIALS STORAGE ARE IN ACCORDANCE WITH BMP FACTS SHEET #WM-1. EC4 EXISTING WALL TO REAMAIN. PROTECT IN PLACE. EC5 EXISTING FENCE TO REAMAIN. PROTECT IN PLACE. EROSION CONTROL PLAN EROSION CONTROL LEGEND 1' MIN HEIGHT 2 BAGS MIN. PLACE GRAVEL BAGS WITH WIND SCREEN FENCE GRAVEL BAG DETAIL NTS 8" MIN EXISTING GROUND PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE NTS 24 DESIGNED: ARCHITECT: BRANDON ARCHITECTS 3001 RED HILL AVE BDG1, SUITE102 COSTA MESA, CA 92626 (714) 7544040 OWNER/DEVELOPER: THE WILLIAM SCOTT UPSHALL FAMILY TRUST 1204 SUNCAST LANE, SUITE 2 EL DORADO HILLS, CA 95762 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9396 QooFESS/Qu ��49o�p S M. R `EG �� r m NO. 58627 m * EXP. 12-31-18 * sx cnnk ,s 9� OF CAV�FO� SOILS ENGINEER/GEOLOGIST: R MCCARTHY CONSULTING, INC. 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 (949) 629-2539 REPORT NO: 20170310-1 DATE: MARCH 31, 2017 BENCHMARK: OCS BM NB2-7-77 ELEVATION= 8.565 (NAVD88) YEAR LEVELED= 2002 LEGAL DESCRIPTION: LOT 2 OF BLOCK 338 OF MAP OF CANAL SECTION NEWPORT BEACH. EROSION CONTROL PLAN 3803 MARCUS AVENUE NEWPORT BEACH, CALIFORNIA SHEET: C4 DRAWN: MJ CHCK'D: TR DATE: 10/4/17 N0. DATE R E V S 0 N S 24 PROJECT NAME UPSHALL CUSTOM HOME STATUS C.D.P. SUB. #2 �o N U D7 C-) �Y � U WN N � L y U z O � _ c U �o o� DC Y Q : m — - C) m— �a z <� oc o o (j F- Q L Q o ° � g IM of o II I ISI I I I��I�I I ISI I ISI � I� LL J J Z �,,� �� II I��I II II��I�I%I%I I�� / RI / I� I�// � Imo/ w F— Q CO 0 1- 11I ® �l ISI L%I ISI \ Lu N i LU d) 0 aFm� 3 NORTH WEST AXON 4 NORTH EAST AXON Q <m M ~ J °o J W Qz a DOCUMENT VALID UPON nG SOUTH WEST AXON SOUTH EAST AXON ��S�o AR�y�r� F u U v CHRISTOPHER Q. * BRANDON No. C-31837 N� N. 12131120 2� ea ORIGINAL SIGNATURE >, OZ Z c O d 7 IZ O C 0] pl Z N m T O O 0<5 4 O L @ O C m O N N a m E- 02. m ami oo. Z T @ a @ C WD z@am O��LTmmo� D \ m L c C C OC@ L O@ 3 ry N 9 � N O'O 9 d 0 m L E 22 @ L� @ X @ ¢ o Fo E Lu 2 N / @ L _ U� p@ L O W O - W d /� M Hno--.oQ =SQ� REVISIONS NO. REVISION DATE JOB NO. 3803-2017 DATE 10/18/2017 SHEET NO. A-1.0 25 KfintArjoA r-- -- -- --. I N I 2 A-5.1 I I I 54 A 5.1 A5.1 T-53/4" T-13/4" 1 1, 6'-5314" It 6'-71/2" 3'-6118" i_ T-35/8" 8"-J_ - 2'-11518" i- 3'-61/8" - S-31/2" ,_ 3'-4" _ T-67/8" to BUILT-IN N N - 5'-11•. I v r a O I N I I 2 A-5.0 I _ I I o L-- -- -- - 3'-57/8" 75- 10 1/2" 11'-3114" 4'-0" I- 3'-83/8" _ T-2114" ,_ T-1518" I I GR OOM I I I I Ell DINING 31'- 1 l" 4'-105/8" ,- 4'-9.1/4" 1, ° 3 O ;:iQcX1E:W 4'- 111/2" 4'-1" I;■. 1 m / I 1 II _ I PROJECT NAME UPSHALL CUSTOM HOME - � eaeeM�eesse 0STORAGE #2 4, WITH EXCEPTION THAT NATURAL VENTILATION 5 0 ' THROUGH DOORS AND WINDOWS IS NOT AN I 7 �- Cn N E VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152 V J 7 m � m " MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR U < EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 moi■ o�t,� CFM FOR EACH OCCUPANT (ONE OCCUPANT PER LIJ G /fid 16'-1114" 2 EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND Z L SUPPLYAIR. 12 a 10'-0" 9'-93/4" ii e G - _ � T! o a STAIRS U CH WHOLE -BUILDING VENTILATION REQUIREMENT). r / ; o m co OVEN -�---fi T rt--- f OVEN it 7,-0,CLR 4'-1" 1 2'-93/8" 2'-73/8" 1'-1" 3'-13/4" 1'-4112" 2'-3718" L. 2'-9318" 20'-2, 14'-0" 7 3 �- 5'-3114" 4'-8314" 3'-5" 1'-35/8", 5'-1118" 1'-6318" 8'-6112" '-03/8" L -- -'' - Q � o c v METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. 6/A-3.0 &MAT. SCHED. A-4 -COLOR AS SEL., ARCH. TO APPV. m 0 CLR. - - F - - - - - - - - - - - - - - - - 4 30 18 - - - - ° 3 O ;:iQcX1E:W 4'- 111/2" 4'-1" I;■. 1 m / I 1 II _ I A 5.0 A 5.1 A5.1 A5.0 1 1 3 3 A-5.0 A-5.1 A-5.1 A-5.0 4'-1" FIRST FLOOR PLAN 1/4" = 1'-0" PROJECT NAME UPSHALL CUSTOM HOME STATUS VENTILATION PER ASHRAE STANDARD 62.2-2013 SECTION C.D.P. SUB. #2 4, WITH EXCEPTION THAT NATURAL VENTILATION 5 LAUNDRY SINK -AS SEL. THROUGH DOORS AND WINDOWS IS NOT AN FURNISHINGS - AS SELECTED 7 �- Cn N E VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152 V J 7 10 11 m " MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR U < EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 14 C v CFM FOR EACH OCCUPANT (ONE OCCUPANT PER LIJ 5'-0" BEDROOM +1). VENTILATION TO BE PROVIDED BY 16'-1114" 2 EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND Z L SUPPLYAIR. 12 a 10'-0" 9'-93/4" 2 - _ � T! o a STAIRS U CH WHOLE -BUILDING VENTILATION REQUIREMENT). r / ; o m co OVEN -�---fi T rt--- f OVEN it 7,-0,CLR 4'-1" 1 2'-93/8" 2'-73/8" 1'-1" 3'-13/4" 1'-4112" 2'-3718" L. 2'-9318" 20'-2, 14'-0" 7 3 �- 5'-3114" 4'-8314" 3'-5" 1'-35/8", 5'-1118" 1'-6318" 8'-6112" '-03/8" L -- -'' - Q � o c v METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. 6/A-3.0 &MAT. SCHED. A-4 -COLOR AS SEL., ARCH. TO APPV. m 0 CLR. - - F - - - - - - - - - - - - - - - - 4 30 18 - - - - - - - - - - 3 - - - - - - - - - -- I 6 d I NLoTli q AD -1 3 0" 15 11 AD -1 17 AD -1 13 12 11 24 10 ° 31 11 AD -1 - - - - - - - - - - - m -31 v _ 14'-i ill" 3'-33/8" V-81/2" - 17'-11" 2'-31/2" T-43/4" AD -1 785/8" T-21/8'_ 3'-3518" 17'-55/8" 20'-91/4" - 22'-71/4" - 14'-7" A 5.0 A 5.1 A5.1 A5.0 1 1 3 3 A-5.0 A-5.1 A-5.1 A-5.0 4'-1" FIRST FLOOR PLAN 1/4" = 1'-0" 1 1 3 3 A-5.0 A-5.1 A-5.1 A-5.0 (1) SECOND FLOOR PLAN 2 1/4" = 1'-0" 2 5.1 2 41 2 A-5.0 MECHANICAL VENTILATION NOTE: 1. PROVIDE WHOLE BUILDING MECHANICAL PROJECT NAME UPSHALL CUSTOM HOME STATUS VENTILATION PER ASHRAE STANDARD 62.2-2013 SECTION C.D.P. SUB. #2 4, WITH EXCEPTION THAT NATURAL VENTILATION 5 LAUNDRY SINK -AS SEL. THROUGH DOORS AND WINDOWS IS NOT AN FURNISHINGS - AS SELECTED 7 �- Cn N E VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152 V J z o (a)). FOR CONTINUOUS WHOLE -BUILDING VENTILATION, 11 m " MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR U < EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 14 C v CFM FOR EACH OCCUPANT (ONE OCCUPANT PER LIJ 5'-0" BEDROOM +1). VENTILATION TO BE PROVIDED BY 16'-1114" 2 EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND 17'-103/4" L SUPPLYAIR. 20 o 10'-0" 9'-93/4" 2 12'-11/4" 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM 23 0 VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF U o a WHOLE -BUILDING VENTILATION REQUIREMENT). 26 o m co 27 DECKIBALCONY DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 o a N CALCULATIONS: 11" 4'-1" 1 2'-93/8" 2'-73/8" 1'-1" 3'-13/4" 1'-4112" 2'-3718" L. 2'-9318" '1'-011318 14'-0" 7 3 113181'-0 5'-3114" 4'-8314" 3'-5" 1'-35/8", 5'-1118" 1'-6318" 8'-6112" '-03/8" 36 Q � o c v METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. 6/A-3.0 &MAT. SCHED. A-4 -COLOR AS SEL., ARCH. TO APPV. m 0 - - F - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- I NLoTli q o N 36 15 11 AD -1 17 AD -1 13 12 11 24 10 ° 11 AD -1 m v v AD -1 N ;z w l 15 14 ^ o AD- - 26 27 =4Li❑ r - SEAT 2'-6" 2'-53/4" 6'-61/2" 2'-53/4" 26 11 N BUILT-IN BUILT-IN 27 21 17//� MIN 6" 27 7:12 v N U AD -1 N 26 \�� / 27 /�/ 26 FD 1 8 30" 7 CLR \ 5'-10314" 34 \ �M/n, / P ° / MIN. 7:12 \� 35 ,-. ZM1N LAUNDRY /- _ /\ BATH # FLOOR DRAIN / r 13 r ❑ 28 25 \ M 19 o BEDROOM #25 I BARN DOOR -Apr � 1 5 V � - 4'-61/4" 4'- 11 314" o / 181 H L WAY - I �, ❑ \\ 15R@0'-71/4" 61/41'-9318" '-07/8"61/1'-8118') '-03/ 22 8'-3" 1'-63/8" W 2'-37/8' / 5'-0" ❑ 4'-0112" 36 17 15 R @ 0'- 7 1 /4" TV / Fo ° io 20 2a I N 15 N 37 AeV 16 MASTER SUITE a J L ;t W.LE56C• 37 /- 3'-6"-- __ EL TO - 22 EAVE- / -SLR: -- 16 MASTER BATH W.I.C. a - - 15 6 ---- - ------ 17' 6:: 2,_6" ❑ n`S/ / 25 a'-1 va^ / 0 , 17 --- ___aR. _ 2: --6"_RE - BEDROOM #3 #3 - M 251BA EAVE 7:12 (WAC - - - - 22 24 25 1 8 2 7 o TUB7:12 30" �. 23 7 N 22 30.. 23 n 11 15'-0" MIN. �y fn m v W.I.C. rn N 2,-6" MIN. CLR. _ AD -1 11 314" 2' - 6" 8' - 0 1/2" 2' - 6" / 11 3/4" 28 2 9 - _ - - - - - - r 7, 0" - - - - - - v ° - 2'-0' M 0 V iiiiiiiiiiiiiiiiiiiiiillllllllllllllm CLR. MIN. I N 30 30 N 24 17 18 18 20 24 21 22 I c MAX.. 0 0 I 0 L-- -- - -- -- 11" -- 4'-1" -- -- 2'-93/8" -- 10'-6112" - 2' - - - - -- 7/8" T-43/4" 3'-6" -- 3'-13/4" -- 7-81/2" - - - - 3'-65/8" 3'-10116" -- 4'-103/4" 1'-93 - - - - 8'-03/4" -- 2'-13/8" -- 4'-03/8" -- 3'-3314" --J 1'-61/8" 5'-0" 16'-0314" 21'-9" 7'-43/4" 16'-10114" 8'-101/4" 20'- 0 1/2" 75'- 11" 4'-01/2" 1 1 3 3 A-5.0 A-5.1 A-5.1 A-5.0 (1) SECOND FLOOR PLAN 2 1/4" = 1'-0" 2 5.1 2 41 2 A-5.0 MECHANICAL VENTILATION NOTE: 1. PROVIDE WHOLE BUILDING MECHANICAL PROJECT NAME UPSHALL CUSTOM HOME STATUS VENTILATION PER ASHRAE STANDARD 62.2-2013 SECTION C.D.P. SUB. #2 4, WITH EXCEPTION THAT NATURAL VENTILATION 5 LAUNDRY SINK -AS SEL. THROUGH DOORS AND WINDOWS IS NOT AN FURNISHINGS - AS SELECTED 7 ACCEPTABLE ALTERNATIVE TO WHOLE -BUILDING Cn N E VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152 V J z o (a)). FOR CONTINUOUS WHOLE -BUILDING VENTILATION, 11 m " MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR U < EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 14 C v CFM FOR EACH OCCUPANT (ONE OCCUPANT PER LIJ .- BEDROOM +1). VENTILATION TO BE PROVIDED BY 17 2 EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND H L SUPPLYAIR. 20 o 21 2 U 0 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM 23 0 VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF U o a WHOLE -BUILDING VENTILATION REQUIREMENT). 26 o m co 27 DECKIBALCONY DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 o a N CALCULATIONS: 29 INTERIOR GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9AD-1 UNIT: 3,257 S.F. MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOGIN. W/. SO. CA. EDISON 3 (0.03)3,257 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 7 3 97.71 CFM + (7.5 x 4) = 127.71 CFM REQ'D. L 34 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. C) m - 36 Q � o c v METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. 6/A-3.0 &MAT. SCHED. A-4 -COLOR AS SEL., ARCH. TO APPV. m 0 z a� KEYNOTE LEGEND 1 COUNTERTOP -AS SELECTED 2 BASE CABINET - BUILT-IN, FINISH AS SEL. 3 KITCHEN EXHAUST HOOD -PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. 4 DISHWASHER -AS SELECTED 5 LAUNDRY SINK -AS SEL. 6 FURNISHINGS - AS SELECTED 7 TOILET - MIN. 24"CLR. IN FRONT, MIN. 30" CLR. W IDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 8 SINK -ASSELECTED(VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 4 BASE CABINET- SINK UNIT, BUILT-IN, FINISH AS SEL. 10 WATER HEATER -TANK -LESS (ON DEMAND) WALL -MOUNT +44" MIN., TAKAGI' OR EQUIV. -VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE ADEQUATE N.G. CONN.) 11 VEHICLE -MINIMUM PARKING DIMENSIONS ON PLANS 12 IFAU -PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. (CMC 904.1) 13 REFRIGERATOR- VERIFY APPLIANCE W/. OWNER 14 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1) 15 RESIDENTIAL ELEVATOR -'GARAVENTA LIFT, UPGRADE DOOR PACKAGE STYLE 5; SHAFT SIZE = 62" x 63 1/2" CLEAR, SLAB DEPRESSION REQ'D PER MFGR. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 16 GARAGE DOOR - CUSTOM BUILT, ARCH. TO APPV. 17 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 18 OUTLINE OF EXISTING BUILDING -TO BE DEMOLISHED 19 COOK -TOP - VERIFY APPLIANCE W/. OWNER & I.D. - PROVIDE HOOD CAPABLE OF 100 CFM/MIN. VERIFY W/. MFGR. 20 FIREPLACE - PREFABRICATED, GAS ONLY,'TOWN AND COUNTRY,' MODEL TC42 [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN INSTALLED IN ACCORDANCE THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 21 WASHER - PROVIDE HOOK-UPS & POWER - INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. & SIZE 22 ISHELF AND POLE- BUILT IN, FINISH AS SEL. 23 BATHTUB - AS SELECTED (VERIFY LOGN. OF FIXTURES W/. OWNER) 24 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #4 ON SCHEDULE 25 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE 26 OVERFLOW DRAIN PER DTL. 11/AD-1 27 DECKIBALCONY DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 28 SHOWER - HOT -MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA. CIRCLE MIN., REF. DTL. 23/AD-1 29 INTERIOR GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9AD-1 30 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOGIN. W/. SO. CA. EDISON 31 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1) 32 HEARTH, AS DIMENSIONED - HEARTH THICKNESS TO BE 2" MIN. (3/8" THK. IF FIRE BOX IS 8" HIGH MIN.) 33 STAIR MOUNTED HANDRAIL (34" - 38" ABV. NOSING, 36" TYP.), SIM. TO DTL. 2/AD-1 34 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 35 FIREPLACE - PREFABRICATED, GAS ONLY - MONTIGO, MODEL'RP620' [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY Wl. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 36 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 37 METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. 6/A-3.0 &MAT. SCHED. A-4 -COLOR AS SEL., ARCH. TO APPV. DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. DOCUMENT VALID UPON STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 c��c�l ARC'y�T�(, FOOT CANDLE PER CRC R303.6 ROUGH FRAMING: j CHRISTOPHERG. a ALL EXTERIOR WALL TO BE FRAMED WITH 2 X 6 STUDS * BRANDON SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" u,� No. C-3 72t ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD y N. 12/31f20 "HERS VERIFICATION REQUIRED- REFERENCE T-24.1 FIRE RATED CEILING ASSY. REF. DTL. 7/AD-1 ORIGINAL SIGNATURE D EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 TZ r� �-Q ,-60 o a ° z d O INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 m a; z 2- 2 0 a3¢ moat - NEW WALL - 2 x 6 STUDS @ 16" O.C. y0m2 o O`° d m E fn Ui F o 0 o p'Z NEW WALL - 2 x 4 STUDS @ 16„ O.C. s - WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. cm) o s = aA Z c y m m ® Q9TpN ON CONCRETE RETAINING WALL -REF. STRUCTURAL o � mw 1 y T- N ¢was CONCRETE MASONRY WALL - 6" CMU U.N.O. °D O 0 NU_ O N � CO 00 E 0 1 d - DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED Z aw " C O L O O i d 0 Q STUD @16"O.C. „oarg E-.. N C U. 12 t lC 0 N N ® WINDOW - REFERENCE SCHEDULE (IfN vo ° x- tit 0 O 80 Et`L-'NNU'SfiV O m�aF r`m�zE2 DOOR - REFERENCE SCHEDULE LL a ¢uS¢ REVISIONS CABINET - BUILT IN CASEWORK NO. REVISION DATE L J 0 COLUMN -REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS -ONLY APPLIANCE PLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) JOB NO, LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 3803-2017 DATE 10/18/2017 SHEET NO. 101 DOOR TAG - REFERENCE SHEET A-8 1i WINDOW TAG -REFERENCE SHEET A-8 0 A�200KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. A PLAN LEGEND 2 =� Q Lu � m O o m r DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. DOCUMENT VALID UPON STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 c��c�l ARC'y�T�(, FOOT CANDLE PER CRC R303.6 ROUGH FRAMING: j CHRISTOPHERG. a ALL EXTERIOR WALL TO BE FRAMED WITH 2 X 6 STUDS * BRANDON SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" u,� No. C-3 72t ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD y N. 12/31f20 "HERS VERIFICATION REQUIRED- REFERENCE T-24.1 FIRE RATED CEILING ASSY. REF. DTL. 7/AD-1 ORIGINAL SIGNATURE D EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 TZ r� �-Q ,-60 o a ° z d O INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 m a; z 2- 2 0 a3¢ moat - NEW WALL - 2 x 6 STUDS @ 16" O.C. y0m2 o O`° d m E fn Ui F o 0 o p'Z NEW WALL - 2 x 4 STUDS @ 16„ O.C. s - WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. cm) o s = aA Z c y m m ® Q9TpN ON CONCRETE RETAINING WALL -REF. STRUCTURAL o � mw 1 y T- N ¢was CONCRETE MASONRY WALL - 6" CMU U.N.O. °D O 0 NU_ O N � CO 00 E 0 1 d - DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED Z aw " C O L O O i d 0 Q STUD @16"O.C. „oarg E-.. N C U. 12 t lC 0 N N ® WINDOW - REFERENCE SCHEDULE (IfN vo ° x- tit 0 O 80 Et`L-'NNU'SfiV O m�aF r`m�zE2 DOOR - REFERENCE SCHEDULE LL a ¢uS¢ REVISIONS CABINET - BUILT IN CASEWORK NO. REVISION DATE L J 0 COLUMN -REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS -ONLY APPLIANCE PLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) JOB NO, LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 3803-2017 DATE 10/18/2017 SHEET NO. 101 DOOR TAG - REFERENCE SHEET A-8 1i WINDOW TAG -REFERENCE SHEET A-8 0 A�200KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. A PLAN LEGEND 2 H- uj z O�Z U � J U O Q LL ¢ I, Z J J Z Q Z) N 0-1 z WtnO~0(0 O I-��(nW o) Lu m 0 N N co 0LLJ N QU �/� �/ r vJ U T 1) LL] J co �° J � Q z am DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. DOCUMENT VALID UPON STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 c��c�l ARC'y�T�(, FOOT CANDLE PER CRC R303.6 ROUGH FRAMING: j CHRISTOPHERG. a ALL EXTERIOR WALL TO BE FRAMED WITH 2 X 6 STUDS * BRANDON SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" u,� No. C-3 72t ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD y N. 12/31f20 "HERS VERIFICATION REQUIRED- REFERENCE T-24.1 FIRE RATED CEILING ASSY. REF. DTL. 7/AD-1 ORIGINAL SIGNATURE D EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 TZ r� �-Q ,-60 o a ° z d O INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 m a; z 2- 2 0 a3¢ moat - NEW WALL - 2 x 6 STUDS @ 16" O.C. y0m2 o O`° d m E fn Ui F o 0 o p'Z NEW WALL - 2 x 4 STUDS @ 16„ O.C. s - WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. cm) o s = aA Z c y m m ® Q9TpN ON CONCRETE RETAINING WALL -REF. STRUCTURAL o � mw 1 y T- N ¢was CONCRETE MASONRY WALL - 6" CMU U.N.O. °D O 0 NU_ O N � CO 00 E 0 1 d - DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED Z aw " C O L O O i d 0 Q STUD @16"O.C. „oarg E-.. N C U. 12 t lC 0 N N ® WINDOW - REFERENCE SCHEDULE (IfN vo ° x- tit 0 O 80 Et`L-'NNU'SfiV O m�aF r`m�zE2 DOOR - REFERENCE SCHEDULE LL a ¢uS¢ REVISIONS CABINET - BUILT IN CASEWORK NO. REVISION DATE L J 0 COLUMN -REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS -ONLY APPLIANCE PLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) JOB NO, LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 3803-2017 DATE 10/18/2017 SHEET NO. 101 DOOR TAG - REFERENCE SHEET A-8 1i WINDOW TAG -REFERENCE SHEET A-8 0 A�200KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. A PLAN LEGEND 2 1 1 3 3, A-5.0 A-5.1 A-5.1 A-5 40'-75/8" 21'-85/8° 18'-71/4" 6'-61/4" 12'-6114" 6'-83/4" 1V-101/2" o 3' -3 1/4" '-0" 3111/4"'8 3- oLL 1ARARK LLO 2 O LL N LL N N LL M 12 13 4'MAX k -- -- -- -- -- -- -- -- -- o N M - N 85/8" n1' -01/2" 15 � 13 a I TRELLIS (BELOW) m BUILT-IN BENCH o I L 24'-37/8" 8518" - • 27 F.O.F. 11 11 v 2 I AD 1 D-1 0 9:12 Ly -0. AD -1 6:12 I DESK I - N - - - - - - - - - - - J L - v ❑ ❑ N �'' 1'-01/2" 8'-0" I o 15 s 9 ��� ;� YOGA ROOM ��� m Fo_F. j C8 s 2 21 A-7.0 32 28 OFFICE z7 - - 15 1z I 1 4 = m 11 N °° S a Y 15R@0'-71/4" 4 4 f VIEW DECK y, �- ? - o TRELLIS (BELOW) + 2 '�n�,`a ih > @o _ _ - - NOTE: ALL 3RD FLOOR DECK o 10 7 AD -1 o No ' IMPROVEMENTS/STRUCTURES MAXIMUM 32 88 II- 15 24' FROM GRADE PLANE (33' MAX) �_ 31.42' DN 31 30 20 , 32.53' 31.42' N 3 h 15' - 0" 4'-0' LL 32.13' _ _ N J N ------ 4 _ THIRD FLOOR SETBACK R.Y.S.B. "�Iy io I I 20, - 0" 15- 0" FRONT YARD SETBACK THIRD FLOOR SETBACK j 6:12_ F1 4 I 2 ° MiN 7 01-4 SPA~ OR J " ¢ p 8 9 11 A-5.1 6 o.- -- - - - - - - 3' 3' - 6„ 1 -- LR.-- - CLR:-- - -- -- -- -- EQ EQ - J � NOTE: ALL 3RD FLOOR DECK PR VEMENTS/STRUCTURES MAXIMUIV 21 FROM GRADE PLANE (33' MAX) tr T-0" I 3'-9314' F.O.F. 2 50 28ILL]o13LL 4'-05/8"- 3'-101/8' I 11" 7 01-4 /It PRIDE GAS STU FIRE PIT. RIFY LOC'N. NER AND G. UP Z � MiN 8 30.51' OR J " ¢ p 8 9 11 A-5.1 6 o.- -- - - - - - - 3' 3' - 6„ 1 -- LR.-- - CLR:-- - -- -- -- -- EQ EQ - J � 2 1 2-101/4" BATH A 17 \ DRI�SAUNA 1s 15 i i \ SHWR 29 / � � \ N W °? 29 SCREEN ®� 5 C.'S U tr 11 r 15 I 3'-9314' F.O.F. 2 50 28ILL]o13LL 4'-05/8"- 3'-101/8' �' h ` 2 9 32.61' 23/4" N_ io 11 SOFA BUILT-IN DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION SEE TITLE 24 PART 6 FIG. 100.1-A 5. EITHER (SEE TITLE ) u- J J Z o a N Z J_ J Z) N c fyQ SHINGLES OR WOOD SHAKES, OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONT. Om UNDERLAYMENT IS INSTALLED. A CONT. LAYER SHALL BE CONSIDERED TO EXIST IF SHTG., ROOFING PAPER Q AD -1 in I 32.88' N O - - - N f--- 40'-75/8" 21'-85/8" AD 1 7 01-4 3 \ A-5.1 1 o N A-5.0 U �� I p IL- N O A. J 12-6114" U CLR. CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE Z 0 } Q J 28ILL]o13LL 4'-05/8"- 3'-101/8' 4'-10314' -/ 5�--9314" �� 10'-81/2" 18'-71/4" ll6'-fit/4" h ` 2 U N UN T-10314" O Q LL U Q II I y I A-5.1 I I I I I I 2 I A-5.0 I I I 5.0 A 5.1 A 5.1 ' A 5 n THIRD FLOOR PLAN Lir-1/4' =V-0" 1 1 3 3 A-5.0 A-5.1 A-5.1 A-5.0 2 A-5.1 12 SLOPE PER PLAN INSULATION (PER PLANS) 2x ROOF RAFTER(PER STRUCT.) INTERIOR FINISH (PER PLANS, WHERE OCCURS) 1 1 3 3 A-5.0 A-5.1 PRODUCT LISTING: ICC # ESR -2048, CB -150 STANDING SEAM METAL (ZINC OR EQUIV.)-REF. MAT. SCHED. AIA -5, CLASS W ASSY. FASTENERS PER MFGR. INSTRUCTIONS 15/32" CDX PLYWD, SHT'G. MIN. (REF. STRUCT) MIN. 30# ROOF FELT- (2) LAYERS GAF VERSASHIELD UNDERLAYMENT CONT. LOCK STRIP, VALLEY DETAIL SOLDERED 12"-16" ATS @ 18" O.C. MAX. ARCH. TO UBLE FOLD \V3/4" LOCK, ALT. METHOD 6 METAL ROOFING DETAIL 1 1/2" = 1'-0" OVERHANG PER PLANS MIN. 24" TO PL. ROOFING MATERIAL (REF. PLANS) OIL 30# ROOF FELT & COX PLYWD. ROOF SHTG. (PER STRUCT'L.) rJ RAKE DETAIL 1 1/2" = 1'-0" ROOFING MFGR.) TO MATCH ROOF CAULK & SEAL BASE FLASHING CONT. BUILT-UP FASCIA & SHOW. BD. -ARCH. TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERS CAULK & SEAL 2x SOFFIT FRM'G. 1x T&G SOFFIT O/. TYVEK (OR EQUIV.. PAINT (ARCH. TO APPV) "1 -HR COND. - PROVIDE 1 LAYER OF 5/8" TYPE W GYP. BD. 2x BLK'G. EXTERIOR FINISH - REF. PLANS & MAT. SCHED. THERMAL BATT INSUL'N. 'TYVEK' OR EQ. BLDG. WRAP COX PLYWD. SHTG. (PER STRUCT'L.) INTERIOR FINISH, PER PLAN (WHERE OCCURS) `NOTE: FOR 1 HR. RATING PROVIDE 1 LAYER TYPE'X' DRYWALL AT EAVE PER NOTE ABV. (EAVES W/IN. 5' OF PROP. LINE) ROOF OH'G. DIM (REF. PLAN) 'MAX. 24" FROM PL. W/. 1 -HR. COND. PLYWD. SHTG. PER STRUCT. \ SOLID 2x BLK'G. \ ROOFING MATERIAL, REF. PLANS \ 30# ROOF FELT MIN., TYP. \ 2x ROOF RAFTERS (REF. STRUCT'L.) BASE FLASHING EAVE FLASHING W/. DRIP (BY ROOFING MFGR.) TO MATCH ROOF 2X BLK'G. \ CONT. WOOD FASCIA, PAINT FIN. - VERIFY SIZE & FINISH W/. ARCH. 2x SOFFIT FRM'G 1xT&G O/. BLDG. WRAP - STAIN& SEAL, ARCH. TO APR'V. CAULK & SEAL THERMAL BATT INSULIN. EXTERIOR VENEER - REF. PLANS & ELEVS. 'TYVEK' OR EQ. BLDG. WRAP PLYWD. SHT'G. (PER STRUCTL.) INTERIOR FINISH, PER PLAN It "NOTE: FOR 1 HR. RATING PROVIDE 1 LAYER TYPE W DRYWALL AT EAVE PER NOTE ABV. (EAVES W/IN. 5' OF PROP. LINE) 4 EAVE DETAIL 1 1/2" = 1'-0" �J n ROOF PLAN LZt 1-/4' -=V-0" FASTENERS PER NOTE #3 LENGTH TO BE DETERMINED BY UNDERLAYMENT LAYER, REF. NOTE #5 (2) PER SHINGLE/SHAKE EXPOSURE & OVERLAP PER CBC TABLE 1507.8.6 INSULATION (PER PLANS) 2x ROOF RAFTER (PER STRUCT.) INTERIOR FINISH (PER PLANS, WHERE OCCURS) 3 SHINGLE ROOFING 1 1/2" = 1'-0" NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHTG. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA FILLED REGION INDICATES ATTIC SPACE- REF. ATTI VENTILATION CALCS. A ROOF PLAN LEGEND ROOF VENTILATION NOTES: (CRC R806) 1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECT TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE 8 VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENIN( SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENS LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSION -RESISTANT WIRE CLOTH SCREENING, HARDWAR CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENIN( IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQTS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR. 2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET; 1. IN CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON l %A/A ORA IAI \A/IMI CD mnC nC YUC rCu IAV] O Art CA 0T AWOL Anm RAnMC rU AAI enol MC rUe DMMI IIDOM MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED. 3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MIN. OF A 1"SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHT'G. AND AT THE LOCATION OF THE VENT. 2OJECT NAME UPSHALL CUSTOM HOME -ATUS RESIDENTIAL ELEVATOR-'GARAVENTA LIFT, UPGRADE DOOR PACKAGE SME 5; SHAFT SIZE = 62" x 63 112" CLEAR, SLAB DEPRESSION REQ'D PER MFGR. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION C.D.P. SUB. #2 r /1 o E V J � o N U OJ U �� F- Z U U LuN CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE Z 0 } Q J � L _ h ` 2 U N UN O O Q LL U Q DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION SEE TITLE 24 PART 6 FIG. 100.1-A 5. EITHER (SEE TITLE ) u- J J Z o a N Z J_ J Z) N 3 fyQ SHINGLES OR WOOD SHAKES, OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONT. Om UNDERLAYMENT IS INSTALLED. A CONT. LAYER SHALL BE CONSIDERED TO EXIST IF SHTG., ROOFING PAPER Q ti o c v O 0 � o (n W oc z a� CHIMNEY SHALL EXTEND AT LEAST Z HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) =� a OR SHEET INSULATION W/. AN R -VALUE OR R-4 SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL uj d � M v � 0 W cn r 4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G.'S INSTALLATION INSTRUCTIONS. INSTALLATION OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQTS. OF SECTION R903. INSTALLATION OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQTS. OF SECTION R703.1. 5. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OF THE TOP STORY AND THE 1 RESIDENTIAL ELEVATOR-'GARAVENTA LIFT, UPGRADE DOOR PACKAGE SME 5; SHAFT SIZE = 62" x 63 112" CLEAR, SLAB DEPRESSION REQ'D PER MFGR. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION ROOF RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES SPACES BETWEEN CEILINGS THAT ARE COUNTERTOP -AS SELECTED APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE STRUCTURAL ROOF � SHTG. AT THE TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE PERMITTED IF ALL OF THE SINK- AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) FOLLOWING CONDITIONS ARE MET: 1. THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE F- Z U BUILDING THERMAL ENVELOPE. 2. NO INTERIOR CLASS I VAPOR RETARDERS ARE INSTALLED ON THE (- CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE Z 0 } Q J UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD SHINGLES OF SHAKES ARE USED, A MIN. 1/4" 0 C) AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE ROOFING UNDERLAYMENT ABOVE THE � 'rVENTED STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16, ANY AIR -IMPERMEABLE INSULATION SHALL g < Q BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III VAPOR RETARDER COATING OR COVERING IN O Q LL U Q DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION SEE TITLE 24 PART 6 FIG. 100.1-A 5. EITHER (SEE TITLE ) u- J J Z ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION DIRECTLY Z J_ J Z) N UNDER THE STRUCTURAL ROOF SHT'G. (NO INSULATION SHALL BE REQ'D. WHEN ROOF TILES, WOOD fyQ SHINGLES OR WOOD SHAKES, OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONT. ILI UNDERLAYMENT IS INSTALLED. A CONT. LAYER SHALL BE CONSIDERED TO EXIST IF SHTG., ROOFING PAPER Z W f/) O LU 0 N OR ANY CONT. LAYER WHICH HAS A PERM RATE OF NO MORE THAN ONE PERM UNDER THE DRY CUP O 0 � o (n W METHOD.); 5.1. AIR -IMPERMEABLE INSULATION ONLY. INSULATION SHALL BE APPLIED IN DIRECT CONTACT CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHTG, 5.2. AIR -PERMEABLE INSULATION ONLY. IN ADDITION CHIMNEY SHALL EXTEND AT LEAST Z HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) TO THE AIR -PERMEABLE INSULATION INSTALLED DIRECTLY BELOW THE STRUCTURAL SHTG., RIDGE BOARD OUTDOOR SHOWER OR SHEET INSULATION W/. AN R -VALUE OR R-4 SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL uj ROOF SHTG. FOR CONDENSATION CONTROL. 5.3. AIR -IMPERMEABLE AND AIR -PERMEABLE INSULATION. THE AIR -IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE ^ STRUCTURAL ROOF SHTG. FOR CONDENSATION CONTROL. THE AIR -PERMEABLE INSULATION SHALL BE L.L INSTALLED DIRECTLY UNDER TH AIR -PERMEABLE INSULATION. 5.4. WHERE PREFORMED INSULATION BOARD 11 LL IS USED AS THE AIROIMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER OF EACH TREATED SHINGLES MAY BE USED FOR THE FINAL COURSE AT THE RIDGE. INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER. O KEYNOTELEGEND 1 RESIDENTIAL ELEVATOR-'GARAVENTA LIFT, UPGRADE DOOR PACKAGE SME 5; SHAFT SIZE = 62" x 63 112" CLEAR, SLAB DEPRESSION REQ'D PER MFGR. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 2 COUNTERTOP -AS SELECTED 3 BASE CABINET- BUILT-IN, FINISH AS SEL. 4 SINK- AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 5 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) SEP. PERMIT REQ'D, REF. 7/T-1 DEF. SUBMT'L. #2 6 INTERIOR GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9AD-1 7 INTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 9/AD-1 8 DECK/BALCONY DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 9 OVERFLOW DRAIN PER DTL. 11/AD-1 10 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. SAIDA 11 METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. 6/A-3.0 & MAT. SCHED. A-4 - COLOR AS SEL., ARCH. TO APPV. 12 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 13 ROOF FASCIA- EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 14 ROOF RAFTERS - REF. STRUCT. 15 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE 16 SHOWER - HOT -MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 7Z' HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA. CIRCLE MIN., REF. DTL. 23/AD-1 17 TOILET - MIN. 24" CUR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 18 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 19 CHIMNEY SHALL EXTEND AT LEAST Z HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 20 OUTDOOR SHOWER 21 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. DOCUMENT VALID UPON iI BRANDON I 1 No. C31637 ORIGINAL SIGNATURE o Z c O� WOOD SHINGLE NOTES: N N co N OLLJ 'FSR TREATMENT, INC.- CLASS W ROOFING ASSY. ICC# ESR -1410 �Z do+mEo QU 1. SHINGLES TO BE NO. 1 GRADE WESTERN RED CEDAR W/. A MAX. MOISTURE UQ LL] U cwm�Dc amE CONTENT OF 25% J co �° 2. SHINGLES TO BE INSTALLED ON SOLID SHTG. IN ACCORDANCE WITH CBC TABLE w Qz ¢ Z c y m m$ 1507.8 dtr¢ OTORN O NF 3. FASTENERS MUST BE HOT -DIPPED GALVANIZED W/. ZINC COATING WTS. IN ACC. ¢. CO N C L tD In E D .°1a s a W/. ASTM A 153, OR S.S. T D C O zo E-o�cti z 4. STARTER COURSES AT THE EAVE MUST BE DOUBLED, W/. FIRST COURSE BEING a O v� N `- T � N O v coC- JE vi O 'AmM C ^ FULL-SIZE TREATED SHINGLES, SUPPLIED BY'CHEMCO, INC.' 15" OR 18" L.L y " 0, % O 11 LL 0 L N U O O Z V) --F WTI TREATED SHINGLES MAY BE USED FOR THE FINAL COURSE AT THE RIDGE. 0 O "O as :F 5. PRODUCTS LISTED AS'CLASS B' SHINGLES MUST BE INSTALLED O/. SPACED OR 12 FL - an-DD¢oi$Qw REVISIONS NO. I REVISION I DATE SOLID SHT'G. COVERED EITHER W/. ONE LAYER OF 1-1/4" DENS -DECK ROOF BOARD, SLOPE PER PLAN MANUFACTURED BY GEORGIA PACIFIC CORP., OR W/. ONE LAYER MINERAL - MIN. 4:12 SHAKES ( ) 1/2" COX PLYWD. SHTG. SURFACED CAP SHEET COMPLYING W/. ASTM D 3909. WHERE UNDERLAYMENT IS (MIN. 3:12 SHINGLES) MIN. (REF. STRUCT) REQ'D., THE UNDERLAYMENT SHALL BE INSTALLED OVER THE DENS -DECK BOARD MIN. 2 LAYERS 15# OR MINERAL -SURFACED CAP SHEET. FASTENER LENGTH FOR THE SHAKES MUST ROOF FELT O/. CAP BE INCREASED FOR THE THICKNESS OF THE DENS -DECK BOARD OR CAP SHEET. SHT. THE DENS -DECK BOARDS MUST BE FASTENED TO SPACED OR SOLID SHTG. USING MIN. CAP SHT. - REF. A MIN. OF FOUR FASTENERS PER BOARD TO AVOID PANEL SHIFTING PRIOR TO NOTE #5 ABV. INSTALLATION OF THE SHAKES. THE MINERAL -SURFACED CAP SHEET MUST BE INSTALLED WITH 2" OVERLAPS ON THE SIDES AND ENDS, AND ATTACHED W/. A SUFFICIENT NUMBER OF FASTENERS TO HOLD THE SHEET IN PLACE PRIOR TO 6. AUTOMATIC SPRINKLERS TO BE INSTALLED THROUGHOUT & IN ATTIC AREAS IN ACCORDANCE WITH C.N.B. STANDARDS (PROVIDE SEPARATE APPLICATION, REF. r j 8/T-1) // 7. EAVES TO BOXED 1 -HR. ASSEMBLY PER NBMC 15.04.220 DOCUMENT VALID UPON iI BRANDON I 1 No. C31637 ORIGINAL SIGNATURE o Z c O� -OO �.tZ a;Z.- N N co N OLLJ ma �Z do+mEo QU a3¢ wmoat c/ ) UQ LL] U cwm�Dc amE AE -5 o J co �° J w Qz ¢ Z c y m m$ Z r, N L N c N N dtr¢ OTORN O NF p dmac r:: d 5 ¢. CO N C L tD In E D .°1a s a DOCUMENT VALID UPON iI BRANDON I 1 No. C31637 ORIGINAL SIGNATURE JOB NO, 3803-2017 DATE 10/18/2017 SHEET NO A-3.0 o Z c O� -OO �.tZ a;Z.- c c50 mg ma �Z do+mEo a3¢ wmoat O T O L S N N S �F-o. U cwm�Dc amE AE -5 o U:aU m am u°'i �v U 2 Z m O c m m v ¢ Z c y m m$ Z r, N L N c N N dtr¢ OTORN O NF p dmac r:: d 5 ¢. CO N C L tD In E D .°1a s a v�D3-Dvv p T D C O zo E-o�cti z I'm m O D0E cc w U a O v� N `- T � N O v coC- JE vi O 'AmM C ^ Zp l0 % Em O O E L.L y " 0, % O 11 LL 0 L N U O O Z V) --F WTI 0 O "O as :F 0 c 'C ac) a a U N 6E- FL - an-DD¢oi$Qw REVISIONS NO. I REVISION I DATE JOB NO, 3803-2017 DATE 10/18/2017 SHEET NO A-3.0 MAX. RIDGE HEIGHT _ ___________ 38.00' rh ROOF PLATE 36.00' ------ MAX FLAT ------------ 33.00' THIRD FLOOR THIRD FLOOR PLATE - _ 27.92' - - - - SECOND FLOOR T.O.S. (T v 19.83 - - SECOND FLOOR PLATE Q v18.75' FIRSTFLOOR MAX. RIDGE HEIGHT___ 38.00' jb_ROOF PLATE - 36.00' [�MAX FLAT ---- -- v 33.00' THIRD FLOOR �J 29.00' Lb_THIRD FLOOR PLATE 27.92' SECOND FLOOR T.O�T 1983, -- SECOND FLOOR PLATE 18.75' ------ GRADE PLANET.O.S.) 9.00' 2 A-5.0 32 37.91' HT. HTCERT. REDID ------ ------------ 2 A-5.1 37.91' h HT. CER MOORE Ewa MEN Mr. MEN Ill MEN Ell ml EEE ME mull ME 011111111 IN MEN me OEM MEN Mill AA 1 1 1 11 111111111 oil I mI�I�IIIIIIIIIIIilllllllll I illElll Ilil� I �II nnnnnnnnnnnmm�nnnnnnnn® �■nnnIN �I 0 1 _____________________ MAX RIDGE HEIGHT 38.00'� ----------------ROOFPLATE 36.00' _ MAX FLAT --------------------------------- IFLOOR R O-- 33.00' THIRD FLOn - - - - - 29 - - - - THIRD FLOOR PLATE .I 27.92' PL. SECOND FLOOR T_OSATYP. - - 19.83' SECOND FLOOR PLATELTYP.) �} 18.75' V rh MAX. RIDGE HEIGHT 38.00' lk ROOF PLATE - - - - - - - - - - 36.00' rh MAX FLAT 33.00' ------------------- THIRD FLOOR 00 - - - -- THIRD FLOOR PLATE - - - - - 27.92' Q�_ SECOND FLOOR T.OS. (_TYY_ _ J 19.83' SECOND FLOOR PLATE (TYPPj 18.75' 5 0 FIRST FLOOR T.O.S DE PLANET.05iiii �9O------------ Egg __ _ 9.0 _ GRADE PLANE FIRST FLOOR (T.O.S.) = =III=III=III= =i F 1=III- REAR ELEVATION - NORTHEAST �� 1 1 A-5.0 A-5.1 3 3 A-5.1 A-5.0 MAX. RIDGE HEIGHT 38.00' _ - - - - -ROOF PLATE 36.00' MAX FLAT 33.00' THIRD FLOOR 29.00' - THIRD FLOOR PLATE 27.92' SECOND FLOOR T.O.S. (TYP.) n 19.83' �-w iECOND FLOOR PLATETYP.YAL 18.75' _ _ _ _ GRADE PLANE 9.00' FIRST FLOOR T.O.S. IT ELEVATION - SOUTHWEST ., iia„ _ �.-nn 3 A-5.0 37.91' i_MAX. _---- HEIGHTHT. CERT. REQ'D ----------------------------------------------------- --1 ------ <J 6 7 --- 3. ROOF PLATE - --- - ------------------------- - 36.00' 32.88' rh MAX FLAT____ HT CERT. REQ'D 33.00' --------- o, ____________________I----------------- _u___ F- n .N 11111111111 WOOD CORBEL, VERIFY DETAIL W/. ARCH & ENG. 2 WOOD SIDING - REF. DTL. 9/AD-1 & MATERIAL SCHEDULE A-4 3 MM 4 11 11171 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE 6 71[l IEEI ROOF FASCIA- EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 8 ROOF -STANDING SEAM METAL W/. SS. METAL ZINC FINISH -REF. MAT. SCHED. 9 GARAGE DOOR -CUSTOM BUILT, ARCH. TO APPV. 10 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 11 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON 12 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE 13 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING WAN. 10', BUT SHALL NOT BE LESS THAN T ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 14. METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. ,sill 1 _____________________ MAX RIDGE HEIGHT 38.00'� ----------------ROOFPLATE 36.00' _ MAX FLAT --------------------------------- IFLOOR R O-- 33.00' THIRD FLOn - - - - - 29 - - - - THIRD FLOOR PLATE .I 27.92' PL. SECOND FLOOR T_OSATYP. - - 19.83' SECOND FLOOR PLATELTYP.) �} 18.75' V rh MAX. RIDGE HEIGHT 38.00' lk ROOF PLATE - - - - - - - - - - 36.00' rh MAX FLAT 33.00' ------------------- THIRD FLOOR 00 - - - -- THIRD FLOOR PLATE - - - - - 27.92' Q�_ SECOND FLOOR T.OS. (_TYY_ _ J 19.83' SECOND FLOOR PLATE (TYPPj 18.75' 5 0 FIRST FLOOR T.O.S DE PLANET.05iiii �9O------------ Egg __ _ 9.0 _ GRADE PLANE FIRST FLOOR (T.O.S.) = =III=III=III= =i F 1=III- REAR ELEVATION - NORTHEAST �� 1 1 A-5.0 A-5.1 3 3 A-5.1 A-5.0 MAX. RIDGE HEIGHT 38.00' _ - - - - -ROOF PLATE 36.00' MAX FLAT 33.00' THIRD FLOOR 29.00' - THIRD FLOOR PLATE 27.92' SECOND FLOOR T.O.S. (TYP.) n 19.83' �-w iECOND FLOOR PLATETYP.YAL 18.75' _ _ _ _ GRADE PLANE 9.00' FIRST FLOOR T.O.S. IT ELEVATION - SOUTHWEST ., iia„ _ �.-nn 3 A-5.0 37.91' i_MAX. _---- HEIGHTHT. CERT. REQ'D ----------------------------------------------------- --1 ------ <J 6 7 --- 3. ROOF PLATE - --- - ------------------------- - 36.00' 32.88' rh MAX FLAT____ HT CERT. REQ'D 33.00' --------- o, ____________________I----------------- _u___ F- n .N EMISSION_ 11 IMMIN 1■ . 11 I )= �_ AAf=AAS I � I A. l� MMI MMI jlk SECOND FLOOR T.O . (TYP.)- v 19.83' IF 1 SECOND FLOOR PLS E YP. r -- R �J W-) 20 (1 m m � ••- � • IRS II 3 1 ' A-5.1 A-5.1 37.91' � HT. CER 72 ------------------------------------------------------ 11 32.88' 32.88' T HT. CERT. REQ'D- _ HT. CERT. REQ'D 19 1j VIII I l�j, _ '9'72 m * N m 16 a TYP. 12 13 "H71 18 L 5� 95 �i 14 ml .. - 11111111111 WOOD CORBEL, VERIFY DETAIL W/. ARCH & ENG. 2 WOOD SIDING - REF. DTL. 9/AD-1 & MATERIAL SCHEDULE A-4 3 MM 4 METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. 6/1 & MAT. SCHED. A-4 - COLOR AS SEL., ARCH. TO APPY. 5 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE 6 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. -PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 7 ROOF FASCIA- EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 8 ROOF -STANDING SEAM METAL W/. SS. METAL ZINC FINISH -REF. MAT. SCHED. 9 GARAGE DOOR -CUSTOM BUILT, ARCH. TO APPV. 10 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 11 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON 12 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE 13 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING WAN. 10', BUT SHALL NOT BE LESS THAN T ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 14. METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. ,sill EXT. ADHERED STONE VENEER - REF. MATERIAL SCHEDULE SHT. A-4.0, DTL. 8/ADA 16 W OOD TRELLIS SHAPED TAIL, ARCH TO APPV. 17 8 18 EXTERIOR GUARDRAIL MIN. 42' HEIGHT 19 9 20 WOOD CORBEL, VERIFY DETAIL W/. ARCH & ENG. d � M v � 0 W cn r M EMISSION_ 11 IMMIN 1■ . 11 I )= �_ AAf=AAS I � I A. l� MMI MMI jlk SECOND FLOOR T.O . (TYP.)- v 19.83' IF 1 SECOND FLOOR PLS E YP. r -- R �J W-) 20 (1 m m � ••- � • IRS II 3 1 ' A-5.1 A-5.1 37.91' � HT. CER 72 ------------------------------------------------------ 11 32.88' 32.88' T HT. CERT. REQ'D- _ HT. CERT. REQ'D 19 1j VIII I l�j, _ '9'72 m * N m 16 a TYP. 12 13 "H71 18 L 5� 95 �i 14 ml .. - I Lill 11111111111 WOOD CORBEL, VERIFY DETAIL W/. ARCH & ENG. 2 WOOD SIDING - REF. DTL. 9/AD-1 & MATERIAL SCHEDULE A-4 3 MM 4 METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. 6/1 & MAT. SCHED. A-4 - COLOR AS SEL., ARCH. TO APPY. 5 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE 6 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. -PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 7 ROOF FASCIA- EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 8 ROOF -STANDING SEAM METAL W/. SS. METAL ZINC FINISH -REF. MAT. SCHED. 9 GARAGE DOOR -CUSTOM BUILT, ARCH. TO APPV. 10 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 11 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON 12 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE 13 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING WAN. 10', BUT SHALL NOT BE LESS THAN T ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 14. METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 15 EXT. ADHERED STONE VENEER - REF. MATERIAL SCHEDULE SHT. A-4.0, DTL. 8/ADA 16 W OOD TRELLIS SHAPED TAIL, ARCH TO APPV. 17 8 18 EXTERIOR GUARDRAIL MIN. 42' HEIGHT 19 9 20 WOOD CORBEL, VERIFY DETAIL W/. ARCH & ENG. d � M v � 0 W cn r M I Lill 11111111111 WOOD CORBEL, VERIFY DETAIL W/. ARCH & ENG. 2 WOOD SIDING - REF. DTL. 9/AD-1 & MATERIAL SCHEDULE A-4 3 MM 4 METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. 6/1 & MAT. SCHED. A-4 - COLOR AS SEL., ARCH. TO APPY. 5 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE 6 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. -PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 7 ROOF FASCIA- EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 8 ROOF -STANDING SEAM METAL W/. SS. METAL ZINC FINISH -REF. MAT. SCHED. 9 GARAGE DOOR -CUSTOM BUILT, ARCH. TO APPV. 10 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 11 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON 12 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE 13 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING WAN. 10', BUT SHALL NOT BE LESS THAN T ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 14. METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 15 EXT. ADHERED STONE VENEER - REF. MATERIAL SCHEDULE SHT. A-4.0, DTL. 8/ADA 16 W OOD TRELLIS SHAPED TAIL, ARCH TO APPV. 17 EXTERIOR GLASS GUARDRAIL MIN 42" HEIGHT 4' MAX. SPHERE OPENING, REF. DTLS. 4 & 191 1 18 EXTERIOR GUARDRAIL MIN. 42' HEIGHT 19 EXTERIOR GUARDRAIL W/. GLASS - TEMPERED & LAMINATED, MIN. 42ABV. F.F., <4" MAX. SPHERE OPENING, REF. DTLS. 14/ADA 20 WOOD CORBEL, VERIFY DETAIL W/. ARCH & ENG. d � M v � 0 W cn r M RIDGE HEIGHT 38.00' ROOF PLATE 36.00' MAX FLAT 33.00' THIRD FLOOR % 29.00' V FLOOR PLATE, R T.O.S. CTYR n 19.83'',-W R PLATE IrYP.) 18.75' GRADE PLANE 9.00' 1 RIGHT SIDE ELEVATION - SOUTHEAST ------ ------------------------------------------ MAX. RIDGE HEIGHT ------------------------------------------------------------- ---- 21D 38.00' - - ADA ------------------------------------------------------ROOFPLATE /l 36.00' V ---------__ MAX FLAT __________________________________________ 33.00' n THIRD FLOOR _N t 29.00, - THIRD FLOOR PLATE _r 27.92' V II III II II _ _ _ _ _ _ _ _ _ _ _ _ SECOND FLOOR T.O.S�TYPE k2O -------------------------EODLOPLAELTP�18.75'7 WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOE YOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN ,ABSSOCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT: CUSTOM COLLECTION ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE: 541-885-7412 OR 800-535-3936 FAX: 541-884-3331 WEB: WWW.JELD-WEN.COM BI -FOLD DOORS (AS OCCURS) MANUFACTURER: LACANTINA DOORS, INC. PRODUCT: CUSTOM BI -FOLD DOOR SYSTEM ADDRESS: 3817 OCEAN RANCH BLVD., STE. 114, OCEANSIDE, CA 92056 PHONE: 760.298.5030 FAX: 760.734.1591 WEB: WWW.LACANTINADOORS.COM ALUMINUM -WOOD LIFT-NSLIDE DOORS MANUFACTURER: PACIFIC ARCHITECTURAL MILLWORKS PRODUCT: SLIDE & SEAL DOORS ADDRESS: 1435 W. PIONEER ST. BREA, CA 92821 PHONE: 562.905.3200 FAX: 562.694.6794 WEB: WWW.PACMILLWORK.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER: WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM CEMENT BASED WOOD SIDING: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P'909.356.6366 COLOR: PAINTED-DUNN EDWARDS: WHITE APPLICATION: SHIPLAP 5" CODE: ICC# ESR -1844 BRICK VENEER: MANUFACTURER: ELDORADO STONE. LLC 1200 INDUSTRY STREET EVERETT, WA. 98203 P: 425-407-0107 STONE TYPE: CAPISTRANO ADOBE (ARCH. TO VERIFY) COLOR: PAINTED WHITE, OWNER AND ARCH TO APPY. APPLICATION: RUNNING BOND, RUSTIC GROUT (ARCH. TO APPV.) THICKNESS: 1" -1.5" NOMINAL WEIGHT: LESS THAN 12 LBS. / S.F. APPROVALS: ICC ESR - 1215 BOARD & BATTEN SIDING: PRODUCT: WOOD WINDSOR 1 OR EQUIV. MANUFACTURER: TBD. COLOR: COLOR AS SEL. (ARCH. TO APPV.) APPLICATION: PER DTL. 13/ADA METAL ROOFING: (CLASS'A' ) MANUFACTURER: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA 91710 P: 909.664.1500 PRODUCT: STANDING SEAM METAL ROOFING, CB -150 (NON -REFLECTIVE) COLOR: STORM GRAY - ARCH. TO APPROVE NOTES: USE CONTINUOUS 16" PANS - VERIFY W/. ARCH. SIZE & LOGIN. OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL 1/A-4 WEIGHT: AFFIX. 2 PSF. CODE: ICC # ESR -2048, CB -150 WOOD SHINGLE ROOFING: PRODUCT: WOOD SHINGLE - FIRE TREATED MFGR: FSR TREATMENT, INC. WWW-FIRESMARTROOFING.COM COLOR: NATURAL APPLICATION: CLOSED VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING (REF. DTL. 2/1 CODE: CLASS A ASSEMBLY (ICC# ESR -1410) WEIGHT: N/A GUTTERS: MATERIAL: METAL - ALUM. PAINTED KYNAR SHAPE: HALF ROUND(5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS W W W.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: TUFFLEX POLYMERS 10880 POPLAR AVE. FONTANA,CA P: 909.349.2016 W W W.TUFFLEXPOLYMERS.COM CODE: ICC # ESR -2505 FLASHING & WEATHERSTRIPPING: PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. A MATERIAL SCHEDULE KEYNOTE LEGEND 1 WOOD CORBEL, VERIFY DETAIL W/. ARCH & ENG. 2 WOOD SIDING - REF. DTL. 9/AD-1 & MATERIAL SCHEDULE A-4 3 BRICK VENEER - REF. DTL. 9/AD-1 & MATERIAL SCHEDULE 4 METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. 6/1 & MAT. SCHED. A-4 - COLOR AS SEL., ARCH. TO APPY. 5 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE 6 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. -PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 7 ROOF FASCIA- EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 8 ROOF -STANDING SEAM METAL W/. SS. METAL ZINC FINISH -REF. MAT. SCHED. 9 GARAGE DOOR -CUSTOM BUILT, ARCH. TO APPV. 10 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 11 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON 12 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE 13 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING WAN. 10', BUT SHALL NOT BE LESS THAN T ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 14. METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 15 EXT. ADHERED STONE VENEER - REF. MATERIAL SCHEDULE SHT. A-4.0, DTL. 8/ADA 16 W OOD TRELLIS SHAPED TAIL, ARCH TO APPV. 17 EXTERIOR GLASS GUARDRAIL MIN 42" HEIGHT 4' MAX. SPHERE OPENING, REF. DTLS. 4 & 191 1 18 EXTERIOR GUARDRAIL MIN. 42' HEIGHT 19 EXTERIOR GUARDRAIL W/. GLASS - TEMPERED & LAMINATED, MIN. 42ABV. F.F., <4" MAX. SPHERE OPENING, REF. DTLS. 14/ADA 20 WOOD CORBEL, VERIFY DETAIL W/. ARCH & ENG. 2OJECT NAME UPSHALL CUSTOM HOME -ATUS uml C.D.P. SUB. #2 r /1 o E N V J cD O N U rn U d U m � L _ h ` 2 U ml c UN - O c UQ o a N 3 zc3 a 3 O m - Q ti o c v oc z a� Qz =� a d � M v � 0 W cn r F - v� z O�Q U O J U J_ J J_ ¢ ~ _ U O QLL¢ cl Z J J Z N0-1 Co Lu 0 N z W tn0~0� O H��(nW 0) uml 0 N CO 0 N ME QU cr UQ W J co 0° J � Qz cn am M DOCUMENT VALID UPON * I BRANDON I No. C-31637 ORIGINAL SIGNATURE o czc r °3 m Om -OO-:Ezm9Z9 c c50 m� m Z 2 rndm 2 O 0.3¢ w m oat mho. ETa W O�iFom0 U) U:aUm amt lJ / W O K N � do U Z~b< ,=w m arzc mIn y mm� L Z Q N L N c N N r Q O9� TORN O 10 p dma. TJ- mDmmwm�m- ¢ C O m O W ;3-;9°- WO y N U N m m 9 U J t 2 o i o aat m L LLI U o. 6 mEE m� 0 o m m ; c o U m 0 E- T (L•VL " 0 0 O m= O Q o C N m _ m m U m d K>> U mate. Z m m U O O W W E Z Z $�� L Ir X210 p 1'$�0 r -o m 'mF 6 Q o U = o = - CC m u >._ O om a p o 0 WG a cCa�Km REVISIONS NO. I REVISION DATE JOB NO, 3803-2017 DATE 10/18/2017 SHEET NO A-4.0 FOUNDATION PLAN SCALE: 1/4" =1'-0" FOUNDATION PLAN NOTES 1. FOR DIMENSIONS NOT SHOWN, SEE ARCHITECTURAL DRAWINGS. 2. FOR NOTES & INFORMATION NOT SHOWN ON THIS SHEET, SEE SHEET SD -0. 3. FOR GENERAL NOTES, SCHEDULED & LEGENDS SEE SD -1 & SD -1A. 4. FOR SECOND FLOOR FRAMING PLAN SEE S-2. 5. FOR ROOF FRAMING, SEE SHEET S-3. 6. FOR SHEARWALL ANCHOR BOLTS, SEE SCHEDULE B/SDO. 7. FOR WOOD STUD WALL ASSEMBLY, SEE WALL ELEVATION C/SD2A. 8. INSTALL STRAPS AT ALL WINDOWS AND DOORS CORNERS AT SHEARWALLS IN ACCORDANCE WITH DETAIL A/SD-2A, UNLESS LONGER STRAPS HAVE BEEN SPECIFIED ON PLAN. 9. POSTS AT END OF SHEARWALLS SHALL BE FULL HEIGHT TYPICAL U.N.O. LEGEND /— INDICATES TYPE OF SHEARWALL WITH OPENINGS WITH MIN 4xPOST & 1 OR 2 HOLDOWNS AT EACH END & REQUIRED MINIMUM TOTAL LENGTH (Lt) & EFFECTIVE LENGTH (Le) PER B 2 Lt L SD -D INDICATES TYPE OF SHEARWALL WITH MIN 4xPOST & 1 OR 2 HOLDOWNS AT EACH END AND REQUIRED MINIMUM LENGTH (L) PER 3 L SD -0 INDICATES SEISMIC STRAP TYPE AND LENGTH PER 04 L=g SCHEDULw SD -0 INDICATES STEP DOWN/SLAB DEPRESSION w 0 z 0 w z 0 a O LL z K W Z 0 n ■ 2 O D U J Q LL J N N QW�p S � � d 2 0) 2 t) Q �WU OQco U �U)S QUO J Z J S < W C) 2 N J W W Q U) U Q 0 00 c) N N O') Q U Q Lu ry O z r� i t F Q V~ U z Q J n z O Q 0 z D O LL E � 3 0 S 3812 08/25/17 m 0 co r S-1 NJ z¢ Lu ng . LL LoU N z g o YQ 3Z o o F m o OU U2' a D m 0 co r S-1 NJ GENERAL REQUIREMENTS 1. CONSTRUCTION SHALL BE IN CONFORMITY WITH THE 2016 EDITION OF THE CALIFORNIA BUILDING CODE (CBC) AND ALL APPLICABLE LOCAL AND STATE CODES AND ORDINANCES. 2. SITE INSPECTION: THE CONTRACTOR SHALL EXAMINE THE PROJECT SITE & SHALL VERIFY ALL DIMENSIONS LOCATIONS & ELEVATIONS OF THE EXISTING CONSTRUCTION.THE CONTRACTOR SHALL ALSO DILIGENTLY INVESTIGATE THE SITE FOR THE POSSIBLE EXISTENCE & LOCATION OF UNDERGROUND UTILITIES, PRIOR TO ORDERING ANY MATERIAL AND/OR COMMENCING WORK AND SHALL REPORT ANY DISCREPANCIES TO "WILLIAM SIMPSON & ASSOCIATES, INC." HEREINAFTER CALLED "THE ENGINEER". 3. CONTRACTOR SHALL PROVIDE BARRICADES AND PEDESTRIAN PROTECTION AS REQUIRED BY STATE AND LOCAL CODES. 4. CONTRACTOR SHALL CONSULT WITH REPRESENTATIVES OF CITY AND UTILITY COMPANIES CONCERNING AVAILABLE FACILITIES BEFORE COMMENCING WORK OR CONNECTING TO SEWER, PIPING OR WIRING, ETC., AND REPORT ANY PROBLEMS TO THE ENGINEER. 5. CONTRACTOR SHALL FULLY PROTECT ALL ADJACENT PROPERTIES BEFORE COMMENCING ANY WORK. 6. OMISSIONS OR CONFLICTS BETWEEN VARIOUS ELEMENTS OF THE DRAWINGS, NOTES, AND DETAILS SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER AND RESOLVED BEFORE PROCEEDING WITH THE WORK. 7. CONTRACTOR SHALL INSTALL TEMPORARY TOILETS BEFORE START OF JOB. 8. NOTES AND DETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER THESE GENERAL NOTES. 9. TYPICAL DETAILS SHOWN SHALL APPLY WHERE NO SPECIAL DETAIL IS SHOWN. WHERE A DETAIL, TYPICAL DETAIL, SECTION, TYPICAL SECTION, OR A NOTE IS SHOWN FOR ONE CONDITION, IT SHALL ALSO APPLY FOR ALL LIKE OR SIMILAR CONDITIONS UNLESS NOTED OTHERWISE. 10. DRAWINGS TAKE PRECEDENCE OVER SPECIFICATIONS. DETAILED DRAWINGS AND SPECIFICATIONS TAKE PRECEDENCE OVER GENERAL DRAWINGS AND SPECIFICATIONS. 11. WRITTEN DIMENSIONS (NOT SCALED DIMENSIONS) SHALL BE USED. 12. TEMPORARY ERECTION BRACING AND SHORING SHALL BE PROVIDED AS REQUIRED ON ALL STRUCTURES, ADEQUATE TO PROVIDE FULL STRUCTURAL STABILITY AND SAFETY. BRACING SHALL NOT BE REMOVED UNTIL THE ELEMENTS ARE FULLY CONNECTED AND ARE CAPABLE OF SUPPORTING THE DESIGN LOADING. 13. CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 14. THE CONTRACTOR SHALL EXERCISE EXTREME CAUTION NOT TO UNDERMINE ANY ADJACENT STRUCTURE DURING THE COURSE OF CONSTRUCTION. 15. CLEAN UP: NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER THE BAY, STREETS, GUTTERS OR STORM DRAINS. ALL MATERIALS & WASTE SHALL BE REMOVED FROM THE SITE, NBMC 17.32.020. 16. DEMOLITION: ALL MATERIAL FROM THE EXISTING BULKHEAD THAT IS NOT USED AS FILL SHALL BE REMOVED FROM THE SITE & DISPOSED OF IN AN OFFICIAL DUMP SITE. 17. SEE THE LATEST "GENERAL GRADING SPECIFICATIONS" OF THE BUILDING DEPARTMENT FOR THE CITY'S: GENERAL NOTES, EROSION CONTROLS, REQUIRED INSPECTIONS, GRADING FILLS/CUTS & ALL NECESSARY DOCUMENTATION. 18. POOLS, SPAS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 19. ALL A.S.T.M. SPECIFICATIONS NOTED ON THE DRAWINGS SHALL BE IN ACCORDANCE WITH THE LATEST ISSUE OF THE A.S.T.M. 20. OBSERVATION VISITS TO THE PROJECT SITE BY THE ENGINEER SHALL NOT BE CONSTRUED AS ANY INSPECTION AS REQUIRED BY CODE. FOUNDATIONS 1. THE CONTRACTOR SHALL ESTABLISH ALL CONSTRUCTION LINES AND PROCEED WITH THE EXCAVATION OF ALL FOOTINGS AS CALLED FOR ON THE DRAWINGS. 2. FOOTINGS SHALL BEAR ON NATURAL UNDISTURBED UNIFORM EARTH OR ENGINEERED COMPACTED FILL. 3. NO REINFORCING STEEL AND NO CONCRETE SHALL BE PLACED IN ANY EXCAVATION PRIOR TO APPROVAL BY THE BUILDING DEPARTMENT. 4. THE TOP OF ALL EXCAVATIONS SHALL BE PROTECTED AGAINST HEAVY SURCHARGE LOADS AND FROM EROSION DUE TO RAINFALL OR SURFACE RUN-OFF DURING THE ENTIRE CONSTRUCTION PERIOD. 5. THE SOILS REPORT DESCRIBED UNDER ITEMS No.7 BELOW SHALL BE A PART OF THE CONSTRUCTION DOCUMENTS. THE CONTRACTOR SHALL OBTAIN THE SOILS REPORT AND COMPLY WITH ALL RECOMMENDATIONS THEREIN. 6. PAD PREPARATION SHALL BE IN ACCORDANCE WITH THE SOILS REPORT. THE PAD SHALL BE INSPECTED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING ANY CONCRETE. THE PAD SHALL BE KEPT MOIST PRIOR TO THE PLACING OF CONCRETE. 7. FOUNDATION DESIGN IS BASED ON THE RECOMMENDATIONS CONTAINED IN THE SOILS REPORT ON FILE WITH THE BUILDING DEPARTMENT. GRADING NOTES 1. THE ANTICIPATED TOTAL VOLUME OF CUT AND FILL FOR SEAWALL CONSTRUCTION ON THIS PROJECT IS MORE THAN 50 CUBIC YARDS. THUS, GRADING PERMIT IS REQUIRED - SEE ITEM 2 BELOW. 2. WHEN A GRADING PERMIT & PLANS ARE REQUIRED, IF NO GRADING IS ADDRESSED ON THE PLANS - SEE THE CIVIL & ARCHITECTURAL PLANS FOR THE FINISH GRADING ON THE SHORE SIDE OF THE BULKHEAD. 3. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT:OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER SOILS ENGINEER GEOLOGIST CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 4. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT:OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 5. THE PROJECT GEOTECHNICAL ENGINEER SHALL INSPECT & APPROVE ALL AREAS PRIOR THE THE PLACEMENT OF ANY FILL. 6. ALL FILLS SHALL BE INSPECTED, TESTED & APPROVED BY THE GEOTECHNICAL ENGINEER VERIFYING MINIMUM OF 90% REQUIRED RELATIVE COMPACTION AS WELL AS STABILITY. 7. ALL EXCAVATIONS FOR ANCHORS SHALL BE INSPECTED & APPROVED BY THE GEOTECHNICAL ENGINEER PRIOR TO PLACING CONCRETE. 8. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 9. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15. 10. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. SEE DETAILS L & R ON SHEET S-2. 11. LANDSCAPING PLANS SHALL BE SUBMITTED FOR APPROVAL, WORK COMPLETED AND A CERTIFICATE OF CONFORMANCE RECEIVED BY THE CITY GRADING ENGINEER PRIOR TO CLOSURE OF PERMIT, UNLESS WAIVED BY THE CITY GRADING ENGINEER. 12. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND `a MAINTAINED FOR THE DURATION OF THE PROJECT. .13. DATUM: ALL ELEVATIONS ARE BASED ON MLLW DATUM. 0 M O STRUCTURAL GENERAL NOTES BACKFILLING & COMPACTION NOTES 1. ALL BACKFILL SHALL CONFORM TO THE SOILS ENGINEER'S REPORT AND RECOMMENDATIONS. 2. UTILITY TRENCH BACKFILL AND ANY OTHER BACKFILL MUST BE MECHANICALLY COMPACTED. JETTING AND FLOODING SHALL NOT BE PERMITTED. 3. WHERE WALLS ARE BACKFILLED ON ONE SIDE ONLY, PROVIDE SHORING OR OTHER APPROVED MEANS OF LATERAL SUPPORT UNTIL RESISTING ELEMENTS ARE ALL IN PLACE AND HAVE ATTAINED THEIR REQUIRED STRENGTHS. RESISTING ELEMENTS SHALL BE CONCRETE SLABS OR OTHER PERMANENT BUILDING COMPONENTS. 4. UNLESS NOTED OTHERWISE IN THE SOILS REPORT, ALL FILLS SHALL BE COMPACTED TO A MINIMUM OF 90% OF MAXIMUM DENSITY IN ACCORDANCE WITH THE REQUIREMENTS OF THE CBC APPENDIX SECTION 3313. 5. FILTER CLOTH SHALL BE MIRAFI 140N -SERIES NONWOVEN POLYPROPYLENE GEOTEXTILE AS MANUFACTURED BY "TC MIRAFI COMPANY" AND SHALL BE MINIMUM 2.0' WIDE AND BE PLACED ON THE INSIDE FACE OF THE BULKHEAD EXTENDED EQUALLY FROM THE JOINT TO (2.0') BELOW THE FINAL MUDLINE FOR THE ENTIRE HEIGHT OF THE BULKHEAD. 6. COMPACTION REPORT MUST BE SUBMITTED TO AND BE APPROVED BY THE BUILDING DEPARTMENT BEFORE FOUNDATION INSPECTION. 7. A FINAL SOIL REPORT OF COMPACTION & APPROVAL SHALL BE PREPARED BY THE PROJECT GEOTECHNICAL ENGINEER & SUBMITTED FOR BUILDING DEPARTMENT REVIEW AT THE COMPLETION OF THE PROJECT. 8. COMPACT SOIL TO THE REQUIRED RELATIVE DENSITIES PER ASTM 155-91. DO NOT USE HEAVY COMPACTION EQUIPMENT WITHIN 20 FEET OF THE BULKHEAD. 9. ON SITE BROKEN CONCRETE & AC PAVING MAY BE USED AS FILL PROVIDED IT DOES NOT EXCEED 6 INCHES IN SIZE & IS NOT STACKED, LAYERED OR PLACED ABOVE ELEVATION +7.0' & IS APPROVED BY THE GEOTECHNICAL ENGINEER. CONCLUSIONS AND REOMMENDATIONS - PER SOILS REPORTi FROM A SOILS ENGINEERING AND ENGINEERING GEOLOGIC POINT OF VIEW, THE SUBJECT PROPERTY IS CONSIDERED SUITABLE FOR THE PROPOSED CONSTRUCTION PROVIDED THE CONCLUSIONS AND RECOMMENDATIONS IN THE SUPPLEMENTAL GEOTECHNICAL PRINTED ON SHEET (S -OA) ARE INCORPORATED INTO THE DESIGN AND PROJECT SPECIFICATIONS. SOLID SAWN MEMBERS AND GLU-LAM BEAMS 1. ALL WOOD -CONSTRUCTION FINGERS SHALL HAVE FRAMING THAT INCLUDES CROSS -MEMBERS THAT PROVIDE RIGID CONNECTION TO THE FULL-LENGTH STRINGERS. ALL CONNECTIONS SHALL BE MADE USING THRU-BOLTS. A) COMMERCIAL DOCK FRAMING: FOR INDEPENDENT LONG DOCKS THAT FLOAT FREELY AND DO NOT HAVE DOCKS AND/OR FINGERS ATTACHED FOR STABILITY, ALL PRIMARY LOAD CARRYING FRAMING MEMBERS SHALL BE FABRICATED FROM GLUED -LAMINATED BEAM CONSTRUCTION, TO PREVENT WARPAGE OF THE MAJOR MEMBERS, CONTRIBUTING TO DOCK INSTABILITY. 2. ALLOWABLE STRESSES FOR HARBOR STRUCTURES SHALL NOT EXCEED THOSE STATED IN THE "CALIFORNIA BUILDING CODE". 3. TIMBER USED FOR WALKING DECKS SHALL HAVE A MINIMUM NET THICKNESS OF 1)¢ INCHES. 4. TIMBER FOR WALKING SURFACES SHALL BE DOUGLAS FIR, SELECT STRUCTURAL. SAWN TIMBER FOR OTHER FRAMING MEMBERS SHALL BE DOUGLASS FIR, No.1 MINIMUM. 5. GLUED -LAMINATED TIMBER SHALL BE DOUGLASS FIR 24F -VB, INDUSTRIAL GRADE FOR APPLICATION IN WET ENVIRONMENT. FABRICATION SHALL COMPLY WITH PRODUCT STANDARD PS 56-73, "STRUCTURAL GLUED LAMINATED TIMBER". 6. WALKING SURFACES SHALL HAVE A NON-SKID FINISH AND BE MAINTAINED PERIODICALLY OR WHEN WORN AND UNSAFE. TREATED TIMBER DECKING REQUIRES NO FURTHER NON-SKID FINISH. 7. DIMENSIONAL LUMBER IS NOT REQUIRED TO BE PAINTED. HOWEVER, IF THE APPLICANT CHOOSES TO PAINT, SUCH PAINT SHALL BE MAINTAINED TO GOOD CONDITION AND APPEARANCE. 8. PLYWOOD UTILIZED WITHIN DOCK FRAMING SYSTEM SHALL BE EXTERIOR GRADE MATERIAL. PLYWOOD SHALL NOT BE USED AS THE WALKING SURFACE FOR A DOCK SYSTEM, UNLESS THE PRODUCT CAN BE DEMONSTRATED TO THE CITY OF NEWPORT BEACH BUILDING DEPARTMENT THAT IS PROVIDED WITH A FACTORY -APPLIED PROTECTIVE NON-SKID WALKING SURFACE THAT WILL BE DURABLE AND HAS A PROVEN PROCESS FOR PATCHING AND TOUCH-UP. INTERNAL PLYWOOD MEMBERS SHALL BE PROVIDED IN SUCH A MANNER THAT WATER CAN BE EASILY CONVEYED OFF THE TOP SURFACE OF THE PLYWOOD AND NOT POND OR GET TRAPPED, LEADING TO EARLY DETERIORATION AND DRY ROT. 9. WEIGHT OF TREATED DOUGLAS FIR SHALL BE ASSUMED TO BE 35 POUNDS PER CUBIC FOOT. 10. ALL TIMBER SHALL BE MARKED WITH THE APPROPRIATE GRADE OF MATERIAL AND PRESERVATIVE TREATMENT, OR MAY BE SUBJECT TO REJECTION BY THE CITY INSPECTOR. 11. WOOD PRESERVATIVE FOR TIMBER: A) ALL TIMBER PRODUCTS SHALL BE COATED WITH PRESERVATIVE TREATMENT TO RETENTION LIMITS RECOMMENDED BY THE AMERICAN WOOD PRESERVERS ASSOCIATION STANDARD M4 "STANDARD FOR THE CARE OF PRESERVATIVE -TREATED WOOD PRODUCTS" AND AWPA STANDARD C2 "LUMBER, TIMBER, BRIDGE TIES & MINE TIES - PRESERVATIVE TREATMENT BY PRESSURE PROCESSES". B) CURRENT STATE AND FEDERAL ENVIRONMENTAL REQUIREMENTS AND GUIDELINES FOR THE TYPE AND APPLICATION OF PRESERVATIVE TREATMENTS WILL BE STRICTLY ENFORCED. C) ALL LUMBER MUST BEAR A STAMP BY THE AMERICAN LUMBER STANDARDS COMMITTEE FOR CONFORMANCE TO THE AMERICAN PRESERVERS ASSOCIATION STANDARDS. D) FIELD CUTS AND BORED SHALL RECEIVE FIELD -APPLIED PRESERVATIVE TREATMENT IN ACCORDANCE WITH BEST MANAGEMENT PRACTICES. PRESERVATIVE TREATMENT CHEMICALS SHALL NOT BE ALLOWED TO ENTER HARBOR WATERS. 12. ALL BOLT HOLES IN WOOD MEMBERS SHALL BE A MINIMUM OF Y32' TO A MAXIMUM OF KB' LARGER THAN THE BOLT DIAMETER. WOOD MEMBERS WITH HOLES NOT MEETING THE ABOVE CRITERIA SHALL BE REMOVED AND REPLACED. STEEL 1. STRUCTURAL STEEL SHAPES AND PLATES SHALL CONFORM TO A.S.T.M. A572 GRADE 50 OR A992 WITH Fy = 50 KSI. 2. STEEL PIPE COLUMNS AND OTHER STEEL PIPE STRUCTURAL MEMBERS SHALL CONFORM TO A.S.T.M. A53, GRADE B. 3. STRUCTURAL STEEL TUBING SHALL CONFORM TO A.S.T.M. A500, GRADE B, Fy = 46 KSI. 4. BOLTS SHALL CONFORM TO A.S.T.M. A307, UNLESS NOTED OTHERWISE. WHERE HIGH STRENGTH (H.S.) BOLTS ARE SPECIFIED, THEY SHALL BE MINIMUM -$" DIAMETER AND CONFORM TO A.S.T.M. A325 SC CLASS A UNLESS NOTED OTHERWISE ON THE PLANS. THE INSTALLATION OF H.S. BOLTS SHALL BE INSPECTED BY A REGISTERED DEPUTY INSPECTOR APPROVED BY THE BUILDING DEPARTMENT. 5. ALL BOLTS HOLES IN STEEL MEMBERS SHALL BE STANDARD HOLES, U.N.O. 6. STRUCTURAL STEEL "NELSON" STUDS SHALL BE MANUFACTURED FROM C1015, C1017 AND C1020 COLD DRAWN STEEL CONFORMING TO A.S.T.M. A108 -58T. 7. LIGHT GAUGE STEEL MEMBERS SHALL CONFORM TO A.S.T.M. STANDARDS AS FOLLOWS: A) FOR 18 GA. THICK AND LIGHTER STEEL : A446, GRADE A (GALVANIZED) OR A570, GRADE 33 OR A611, GRADE C - ALL HAVING MINIMUM OF 33 KSI YIELD STRENGTH. B) FOR 16 GA. THICK AND HEAVIER STEEL : A446, GRADE D (GALVANIZED) OR A570, GRADE 50 OR A607, GRADE 50 - ALL HAVING MINIMUM OF 50 KSI YIELD STRENGTH. 8. FABRICATION AND ERECTION SHALL CONFORM TO THE 14th EDITION OF A.I.S.C. SPECIFICATIONS. 9. ALL HOLES FOR BOLTS IN STRUCTURAL STEEL SHALL BE DRILLED OR PUNCHED. BURNING OF HOLES SHALL NOT BE PERMITTED. 10. ALL STEEL SHALL BE STAINLESS, HOT DIP GALVANIZED OR EPDXY COATED. WELDING 1. ALL WELDING SHALL BE DONE USING THE SHIELDED ELECTRIC ARC PROCESS BY CERTIFIED WELDERS, USING E70XX ELECTRODES. 2. WELDING OF STEEL REINFORCING BARS SHALL BE DONE WITH LOW HYDROGEN ELECTRODES, A233, CLASS E70XX SERIES. 3. WELDS REQUIRING CONTINUOUS OR PERIODIC SPECIAL INSPECTION NEED NOT HAVE SPECIAL INSPECTION WHEN WELDING IS DONE IN AN APPROVED FABRICATOR'S SHOP, HOWEVER, THE APPROVED FABRICATOR MUST SUBMIT A CERTIFICATE OF COMPLIANCE IN ACCORDANCE WITH THE SECTION 1704.2.2 OF THE CBC. 4. SPECIAL INSPECTION IS REQUIRED FOR ALL FIELD WELDINGS. CONCRETE 1. ALL CONCRETE MIX DESIGNS, CONFORMING TO CBC SECTIONS 1904 & 1905, SHALL BE SUBMITTED TO THE ENGINEER FOR REVIEW AND APPROVAL BEFORE ANY CONCRETE IS PLACED. ALL CONCRETE MIXES SHALL HAVE A MINIMUM CEMENT CONTENT OF 6.0 SACKS OF CEMENT PER CUBIC YARD OF MIX. ALL CONCRETE MIXES SHALL BE CERTIFIED BY A CONCRETE TESTING LABORATORY AND SIGNED BY A CALIFORNIA REGISTERED CIVIL ENGINEER. 2. CONCRETE SHALL HAVE MINIMUM 28 DAY COMPRESSIVE STRENGTH OF 5000 PSI AND A 0.45 WATER -TO -CEMENT RATIO. 3. CONCRETE GROUT SHALL HAVE THE SAME COMPRESSIVE STRENGTH AS THE OTHER CONCRETE AND SHALL BE A SUITABLE MIX CONSISTING OF PEA GRAVEL, SAND, CEMENT AND WATER. MAXIMUM SLUMP SHALL BE 5 INCHES. AN APPROVED SUPERPLASTICIZING ADMIXTURE MAY BE ADDED TO INCREASE THE SLUMP TO MAXIMUM 7.5 INCHES. GROUT UNDER STEEL COLUMN BASE PLATES SHALL BE "RAPID -CET" OR "FIVE STAR GROUT" OR APPROVED EQUAL. 4. CONCRETE SHALL BE DESIGNED FOR PERMEABILITY, STRENGTH, CHEMICAL STABILITY AND ABRASION RESISTANCE, APPROPRIATE FOR ITS APPLICATION. PORTLAND CEMENT SHALL CONFORM TO ASTM C 150 TYPE I OR TYPE II MODIFIED, AND LOW ALKALI. CHEMICAL ADMIXTURES SHALL CONFORM TO ASTM C 494. CHEMICALS DESIGNED TO LIMIT CORROSION OF INTERNAL REINFORCING MAY BE USED. AIR ENTRAINMENT ADMIXTURES SHALL CONFORM TO ASTM C 260. COARSE AND FINE AGGREGATE SHALL CONFORM TO ASTM C 33, AND ASTM C 330 WHERE LIGHTWEIGHT AGGREGATES ARE USED. LIGHTWEIGHT AGGREGATE, IF USED, SHALL CONSIST OF EXPANDED AND COATED SHALE OR EQUIVALENT MATERIAL OF SUFFICIENT STRENGTH AND DURABILITY TO PROVIDE CONCRETE OF THE REQUIRED STRENGTH. 5. CONCRETE TEST SAMPLES SHALL BE TAKEN IN ACCORDANCE WITH A.S.T.M. AND CBC STANDARDS. RESULTS OF THE 7 & 28 DAY TESTS SHALL BE SUBMITTED TO THE ENGINEER FOR HIS RECORDS. SLUMP TESTS ARE REQUIRED FOR ALL TEST SAMPLES AND MUST ALSO BE REPORTED. ADDITIONALLY, ALL LIGHT WEIGHT CONCRETE SAMPLES MUST HAVE THEIR IN-PLACE DENSITIES DETERMINED AND REPORTED. 6. SIDES OF FOOTING PADS MAY BE POURED AGAINST STABLE EARTH. 7. SLURRY CONCRETE, WHERE SPECIFIED OR USED, SHALL HAVE A MINIMUM CEMENT CONTENT OF 1.5 SACKS OF CEMENT PER CUBIC YARD OF MIX. 8. SEE ARCHITECTURAL NOTES FOR COLORED OR TEXTURED CONCRETE. 9. CONCRETE FORM WORK TOLERANCES SHALL BE IN ACCORDANCE WITH CBC AND A.C.I. STANDARDS. 10. ALL STEEL REINFORCING, ANCHOR BOLTS, DOWELS AND OTHER INSERTS SHALL BE SECURED IN POSITION AND INSPECTED BY THE LOCAL BUILDING DEPARTMENT INSPECTOR, PRIOR TO THE PLACING OF ANY CONCRETE. 11. ALL NECESSARY BRACES, STRONGBACKS, PICK-UP INSERTS, BOLTS, ETC., FOR PRECAST CONCRETE PANELS SHALL BE DESIGNED BY OTHERS FOR SAFE ERECTION OF THE PANELS. 12. NO CALCIUM CHLORIDE SHALL NOT BE USED IN ANY CONCRETE. 13. ALL CONCRETE TO BE CURED FOR A MINIMUM OF 3 DAYS BY A METHOD ACCEPTABLE TO THE ENGINEER. FORMS MAY BE STRIPPED ONLY AFTER THE CONCRETE HAS ATTAINED MINIMUM COMPRESSIVE STRENGTH OF 3000 PSI. 14. CHAMFER EXPOSED CORNERS -Y4' U.N.O. ABBREVIATIONS A.B. ............ ANCHOR BOLT DN .............. DOWN A.C. ........... ASPHALT CONCRETE DP ................ DEEP A/C ............ AIR CONDITIONING D.S. ............ DOWNSPOUT A.C.P. ......... ASPHALT CONCRETE PAVING DWGS .......... DRAWINGS ADDL .......... ADDITIONAL (E) ............... EXISTING A.F.F. ......... ABOVE FININSH FLOOR EA ............... EACH ALUM .......... ALUMINUM E.F. ............. EACH FACE ALT ............ ALTERNATE ELEC ............ELECTRICAL ANOD ......... ANODIZED ELEV ............ ELEVATION ARCHT ........ ARCHITECTURAL EMBED ........ EMBEDMENT, EMBEDDED B.B. ............ BOTTOM OF BEAM E.N. ............. EDGE NAILING BET .............. BETWEEN EQ ............... EQUAL BLDG ............ BUILDING E.S. ............. EACH SIDE BLKG ........... BLOCKING E.W. ............. EACH WAY BM ............. BEAM EXIST ........... EXISTING B.N. ............ BOUNDARY NAILING EXP ............. EXPANSION BOT ............. BOTTOM EXT ............. EXTERIOR B.W. ............ BOTTOM OF WALL F.D. ............ FLOOR DRAIN C ................. CHANNEL FDN ............. FOUNDATION CANT .......... CANTILEVER F.F. ..............FINISH FLOOR C.G. ...............CENTER OF GRAVITY F.G. ............FINISH GRADE C.J. ............... CONSTRUCTION JOINT OR FIN TS ............... TUBE STEEL CEILING JOIST ...............FINISH F.J. JOIST CL ................. CENTER LINE ..............FLOOR FLG LLH ..............LONG CLG .............. CEILING ..............FLANGE T.W. ............. CUR ............. CLEAR FLR .............. FLOOR C.M.U. ......... CONCRETE MASONRY UNIT F.O.C. .......... FACE OF CONCRETE COL ............ COLUMN F.O.M. .......... FACE OF MASONRY COMPO ........ COMPOSITION F.O.S. .......... FACE OF STUD CONC .......... CONCRETE F.N. ............. FIELD NAILING CONN .......... CONNECTION F.S. ............. FAR SIDE CONT .......... CONTINUOUS FT ............... FEET OR FOOT CONST ........ CONSTRUCTION FTG ............ FOOTING CORR .......... CORRIDOR GALV ........... GALVANIZED CTR ............ CENTER GA ............... GAUGE DBL ............. DOUBLE G.I. .............. GALVANIZED IRON DET ............. DETAIL GLB ............. GLU-LAM BEAM DF .............. DOUGLAS FIR GLP ............. GLU-LAM PURLIN D.F............. DRINKING FOUNTAIN GYP BD ......... GYPSUM BOARD DIAG ........... DIAGONAL HDR ............. HEADER DIAPH ......... DIAPHRAGM HGR ............. HANGER DIA ............... DIAMETER HK. .............. HOOK DIM ............. DIMENSION HORIZ .......... HORIZONTAL WIRE FABRIC MFD ............. H.P. ............. HIGH POINT HT ............... HEIGHT OFF ............. OFFICE T.F. ............. TOP OF FOOTING H.S. ............. HIGH STRENGTH OPNG ...........OPENING CERTIFIED DEPUTY INSPECTOR IS REQUIRED FOR THE FOLLOWING: T.B. ............. TOP OF BEAM HVAC ........... HEATING/VENTILATING & OPP HD .......OPPOSITE HAND TG ............... TAPERED GIRDER Z AIR CONDITIONING O.S.F. .......... OUTSIDE FACE T.G. ............. TOP OF GIRDER IN ................ INCH P.C. ............ PIPE COLUMN THK ............. THICK INFO ............ INFORMATION PEN ............. PENETRATION THRUTHROUGH ........... UNLESS NOTED OTHERWISE ON PLANS. ALL SPLICES WHEN DETAILED SHALL BE LOCATED WHERE) INT .............. INTERIOR PL ................. PLATE OR PROPERTY LINE T.L. TOP OF LEDGER J.B. JOIST BEARING PILAS PILASTER """""' T.N. ..............TOP OF NAILER J.G. ............. JOIST GIRDER PLYWD ......... PLYWOOD T.O. ..............TOP OF JST ............. JOIST PSF ............. POUNDS PER SQUARE FOOT T.O.P. ......... TOP OF PARAPET/PANEL JT ""•"•''' JOINT PSI ........... POUNDS PER SQUARE INCH T.O.S. TOP OF STEEL K.O............... KNOCKOUT P.T. ............. PRESERVATIVE TREATED ���•������ .............. TOTAL L ................. ANGLE R.D. ............. ROOF DRAIN TRANSF TRANSFER LAT ............. LATERAL REBAR REINFORCING BAR ....... TRANSV ....... TRANSVERSE LDR ............. LEDGER R.B. ............. ROOF BEAM TS ............... TUBE STEEL LG LONG REQD REQUIRED T.S. ............. TOP OF SLAB LLH ..............LONG LEG HORIZONTAL REINF .......... REINFORCING T.W. ............. TOP OF WALL LLV .............. LONG LEG VERTICAL REF ............. REFERENCE TYP ............. TYPICAL LONGIT ........ LONGITUDINAL REV ............. REVISION U.N.O. UNLESS NOTED OTHERWISE L.P. ............. LOW POINT R.J. ............. ROOF JOIST VERT ......... VERTICAL LT ............... LIGHT RM .............. ROOM V.I.F. VERIFY IN FIELD MATL .......... MATERIAL R.O. .............ROUGH OPENING W/ ,,,,,,,,,,,,,,,WITH MAX ............ MAXIMUM SCH ............. SCHEDULE WD WOOD M.B. ............ MACHINE BOLT SECT SECTION ............•• W •...•.•.•.... WIDE FLANGE MATL .......... MATERIAL SHTG ........... SHEATHING W/0 ............ WITHOUT MAX MAXIMUM SHT ............. SHEET W.P. WORK POINT M.B. ............ MACHINE BOLT SIM .............. SIMILAR WR. ............. WATER RESISTANT MECH .......... MECHANICAL S.J. ............... SAWCUT JOINT WT ............... WEIGHT MEZZ .......... MEZZANINE S.P................ SPLICE POINT W.W.F. ..........WELDED WIRE FABRIC MFD ............. MANUFACTURED SPA ............... SPACING X ................. EXTRA STRONG MFR ............. MANUFACTURER SPECS ......... SPECIFICATIONS XX ............... DOUBLE EXTRA STRONG MIN .............. MINIMUM SQ ............... SQUARE MISC ............ MISCELLANEOUS STAGG ........... STAGGERED M.F.O. .......... METAL FRAMED OPENING STD ............... STANDARD MLB ............. MICROLLAM BEAM STIFF ........... STIFFENER M.P.H. ..........MILES PER HOUR STL ............. STEEL MTL ............. METAL S.S. ............. SELECT STRUCTURAL SYMBOLS (N) ............. NEW STRUCT ....... STRUCTURAL N.I.C. ........... NOT IN CONTRACT SYM .......... SYMETRICAL .............. AT NO . ............. NUMBER T & B ......... TOP & BOTTOM CENTER LINE N.S. .... NELSON STUD OR NEAR SIDE T & G ......... TONGUE & GROVE .............. DIAMETER N.T.S. .......... NOT TO SCALE TEMP ........... TEMPERED .............. PLATE OR PROPERTY LINE O.0 . .............ON CENTER E .............. STEP IN FOOTING ANCHOR RODS 1. ANCHOR RODS/TIE-RODS SHALL CONFORM TO A.S.T.M. A722-95 GR 150 TYPE II THREADED REBAR AS MANUFACTURED BY DYWIDAG-SYSTEMS INTERNATIONAL (DSI) WITH DOUBLE CORROSION PROTECTION. 2. ROD TENSIONING: AFTER BACKFILLING & COMPACTING TO TOP OF ANCHOR BEAM, TENSION RODS TO 1,000#. COMPLETE BACKFILL & COMPACTION TO ROUGH GRADE & TENSION RODS TO 5,000#. REINFORCING STEEL GENERAL SPECIAL INSPECTIONS 1. FOR STRUCTURES EXPOSED TO SALT WATER SPLASH OR IMMERSION, REBAR REINFORCEMENT 1. PERIODIC (NON -CONTINUOUS) OR CONTINUOUS SPECIAL INSPECTION BY A CITY W SHALL CONFORM TO ASTM A 706, UNLESS NOTED OTHERWISE ON DETAILS, AND SHALL BE CERTIFIED DEPUTY INSPECTOR IS REQUIRED FOR THE FOLLOWING: W0 EPDXY COATED PER ASTM A 934, AFTER BENDING OF THE REBARS. WELDED WIRE MESH SHALL A) SITE CONCRETE WORK (COPING & ANCHOR BEAM) :........... NON -CONTINUOUS. Z CONFORM TO ASTM A 185 AND SHALL BE EPDXY COATED CONFORMING TO ASTM A 884, WITH B) INSPECT SHEET PILE FOR LENGTH & DAMAGENON-CONTINUOUS. """"""""' Z ALL VISIBLE DEFECTS AND CUT ENDS REPAIR COATED. WIRES USED TO TIE REINFORCING STEEL C) T & G LOCKING OF PANELS : ................................................ NON -CONTINUOUS. W SHALL BE EITHER EPDXY COATED STEEL, OR A 316 STAINLESS STEEL. J .j 2. REINFORCEMENT MARKED CONTINUOUS MAY BE SPLICED BY LAPPING 42 BAR DIAMETERS IN D ) ANCHOR ROD TENSIONING:.................................................... NON -CONTINUOUS. cm CONCRETE AND 48 BAR DIAMETERS IN MASONRY WITH 24 INCH MINIMUM LAP IN EACH CASE, E) GROUTING OF PVC SLEEVES : ................................................ NON_CONTIN000S. � UNLESS NOTED OTHERWISE ON PLANS. ALL SPLICES WHEN DETAILED SHALL BE LOCATED WHERE) F PILING INSTALLATION:............................................................NON CONTINUOUS. W SHOWN ON PLANS. G) HELICAL ANCHORS INSTALLATION IN ACCORDANCE WITH 3. REINFORCING STEEL SHALL BE ACCURATELY PLACED AND SECURED IN POSITION WITH METAL OR SECTION 2.4.2. OF ICC ER -2794: ........................................... NON -CONTINUOUS. CONCRETE BLOCKS, CHAIRS, SPACERS, ETC., AND WIRE TIES BEFORE PLACING ANY CONCRETE. aQz5< SPECIAL INSPECTION IS REQUIRED FOR SEAWALL PANEL CONCRETE IF NOT CAST 4. ADDITIONAL REINFORCING REQUIRED FOR ERECTION OF PRECAST CONCRETE PANELS SHALL BE IN A CERTIFIED YARD. ADDED PER THE CONTRACTOR'S DETAILS. 2. CONTINUOUS SPECIAL INSPECTIONS IS REQUIRED FOR THE INSTALLATION OF 5. MINIMUM CONCRETE COVER FOR REINFORCING STEEL SHALL BE AS FOLLOWS, UNLESS NOTED ANCHOR BOLTS, ADHESIVE ANCHOR BOLTS, ADHESIVE DOWELS AND Z OTHERWISE. MECHANICAL ANCHORS IN ALL CONCRETE AND MASONRY WORKS. A) CONCRETE BELOW GRADE OR IN CONTACT WITH SOIL: WHEN CAST AGAINST EARTH 3", 3. SPECIAL INSPECTIONS SHALL BE DONE BY ONE OR MORE REGISTERED DEPUTY J WHEN FORMED 2". z (SPECIAL) INSPECTORS, APPROVED BY THE BUILDING DEPARTMENT ONLY, B WALLS ABOVE GRADE: EXTERIOR FACE %", INTERIOR FACE 1". 0 HIRED AND PAID FOR BY THE OWNER. C; PRECAST CONCRETE ELEMENTS: AS DETAILED. 4. SITE VISITS CONDUCTED BY THE ENGINEER ARE MERELY FOR OBSERVATION D) CONCRETE SLAB ON GRADE: REINFORCING STEEL AT CENTER OF SLAB, UNLESS NOTED PURPOSE ONLY AND DO NOT CONSTITUTE AN INSPECTION. V0 5. TWO (2) PROPERLY COMPLETED AND SIGNED COPIES OF THE SPECIAL Z OTHERWISE. INSPECTION AGREEMENT MUST BE SUBMITTED TO THE PERMIT SERVICES 6. REINFORCEMENT DETAILING SHALL BE IN ACCORDANCE WITH CBC SECTION 1907. o' DIVISION PRIOR TO ISSUANCE OF THE PERMIT. 7. ALL TIE WIRES SHALL BE MINIMUM 16 GAUGE, BLACK ANNEALED, CONFORMING TO A.S.T.M. A82. 6. AS A MINIMUM, THE DEPTH OF THE SEAWALL EMBEDMENT INTO THE GROUND 8. ALL REINFORCING BARS SHALL BE FREE OF RUST, GREASE OR OTHER MATERIAL LIKELY TO SHALL BE AS SHOWN ON ELEVATIONS ON (S-1) AND MUST BE ACCURATELY IMPAIR BONDING. 0 9. ALL BENDS IN REINFORCING SHALL BE COLD BENDS. MEASURED BY THE DEPUTY INSPECTOR. A COPY OF THE MEASUREMENT MUST BE NAILING AND FASTENERS 1. ALL NAILS AND FASTENERS SHALL BE CORROSION RESISTANT MEETING ASTM A153 CLASS D, HOT DIP GALVANIZED AND BE ACRYLIC ADHESIVE OR THERMAL PLASTIC RESIN LATEX ADHESIVE COATED. 2. ALL NAILS SHALL BE 16d (0.148" DIAMETER) HELICAL THREAD NAILS, WITH MINIMUM BENDING YIELD STRENGTH OF FyB = 90,000 PSI, U.N.O. 3. NAILING OTHER THAN ROOF OR FLOOR DIAPHRAGM SHOWN ON THE DRAWINGS SHALL BE IN ACCORDANCE WITH TABLE 2304.9.1 OF THE CBC. 4. NAILS FOR ROOF AND FLOOR SHEATHING SHALL HAVE A MIN OF %" PENETRATION INTO THE FRAMING MEMBERS. 5. ALL HARDWARE SHALL BE CORROSION -RESISTANT COMPLYING WITH HDG G185 FINISH AND BE MANUFACTURED BY "SIMPSON STRONG -TIE CO., INC." (OR APPROVED EQUAL), AND SHALL HAVE A VALID ICC NUMBER ON THE PRODUCT. ANY DEVIATION FROM THE APPROVED PRODUCTS MUST BE APPROVED BY THE BUILDING DEPARTMENT, NOT BY THE FIELD INSPECTOR. 6. ALL HARDWARE SHALL BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. BLIND NAILING SHALL NOT BE ACCEPTABLE AND WILL BE REJECTED. 7. WHERE MECHANICAL OR ADHESIVE ANCHORS/DOWELS ARE INDICATED ON DRAWINGS: A) MECHANICAL ANCHORS SHALL BE HILTI KWIK BOLT KB -TZ AND BE INSTALLED IN ACCORDANCE WITH ICC ESR -1917 B) ADHESIVE ANCHORS SHALL BE HILTI "HIT-HY 150 MAX -SD" ADHESIVE INSTALLED IN ACCORDANCE WITH ICC ESR -3013 OR SIMPSON STRONG -TIE "SET -XP EPDXY" ADHESIVE INSTALLED IN ACCORDANCE WITH ICC ESR -2508. C) HOLES SHALL BE DRILLED WITH NON-REBAR-CUTTING DRILL BITS. D) CONTINUOUS INSPECTION IS REQUIRED FOR THE INSTALLATION OF THE ALL ANCHORS/DOWELS BY A REGISTERED SPECIAL INSPECTOR APPROVED BY THE BUILDING DEPARTMENT. THE INSPECTOR SHALL VERIFY THE INSTALLATION OF ANCHORS/DOWELS IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS INCLUDING CLEANLINESS OF DRILL HOLES AND PROPER EMBEDMENT. E) UNLESS NOTED OTHERWISE ON THE DRAWINGS, USE MINIMUM %" DIAMETER AT 24" ON CENTER WITH A MINIMUM OF 5" EMBEDMENT. SUBMITTED TO THE CITY & THE ENGINEER OF RECORD. 7. SPECIAL INSPECTION IS REQUIRED FOR ALL NEW CONCRETE AND MASONRY CONSTRUCTION, INCLUDING REINFORCING STEEL. CONCRETE REPAIR AFTER THE REINFORCING OF THE EXISTING SEAWALL IS COMPLETED IN COMPLIANCE WITH THE REQUIREMENTS AS SHOWN ON THIS SET OF DRAWINGS, IT IS RECOMMENDED THAT THE OWNER SHALL HIRE A COMPANY SPECIALIZING IN STRUCTURAL PRESERVATION TO FIX THE CURRENT CRACKS, WHERE OCCUR, AT THE EXISTING CONCRETE WALL. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATION PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3803 Maras Avenue PROJECT SITE �6 S� yes e�°s VICINITY MAP SCOPE OF WORKi 0 ti� v y v = d s9 32nd Sl L �aP P Q Rudy's 9 5 a z 1. TO REINFORCE THE EXISTING SEAWALL/BULKHEAD BY UTILIZING DYWIDAG TIE -BACKS CONNECTING THE EXISTING CONCRETE COPING TO NEW CONTINUOUS CONCRETE DEADMEN. NOTE TO THE BIDDERSi AFTER THOROUGHLY EXAMINING THE CONSTRUCTION DOCUMENTS AND THE SITE: 1. NOTIFY THE ARCHITECT AND/OR THE ENGINEER IN WRITING, REGARDING ALL DISCREPANCIES REQUIRING CLARIFICATION, PRIOR TO THE "BID SUBMITTAL". 2. IF THE ARCHITECT AND/OR THE ENGINEER IS NOT NOTIFIED, AS REQUIRED PER ITEM #1 ABOVE, IT SHALL MEAN THAT THE CONTRACTOR HAS CONSIDERED ADEQUATE CONTINGENCY IN HIS BID TO COVER ALL COSTS TO COMPLY WITH THE MOST STRINGENT CONDITIONS. 3. THE CONTRACTOR SHALL NOT BE ENTITLED TO ANY ADDITIONAL COMPENSATION FOR ANY DISCREPANCY DISCOVERED AFTER THE "CLOSE OF THE BID". 3 N P o Ba� z� VICINITY MAP SCOPE OF WORKi 0 ti� v y v = d s9 32nd Sl L �aP P Q Rudy's 9 5 a z 1. TO REINFORCE THE EXISTING SEAWALL/BULKHEAD BY UTILIZING DYWIDAG TIE -BACKS CONNECTING THE EXISTING CONCRETE COPING TO NEW CONTINUOUS CONCRETE DEADMEN. NOTE TO THE BIDDERSi AFTER THOROUGHLY EXAMINING THE CONSTRUCTION DOCUMENTS AND THE SITE: 1. NOTIFY THE ARCHITECT AND/OR THE ENGINEER IN WRITING, REGARDING ALL DISCREPANCIES REQUIRING CLARIFICATION, PRIOR TO THE "BID SUBMITTAL". 2. IF THE ARCHITECT AND/OR THE ENGINEER IS NOT NOTIFIED, AS REQUIRED PER ITEM #1 ABOVE, IT SHALL MEAN THAT THE CONTRACTOR HAS CONSIDERED ADEQUATE CONTINGENCY IN HIS BID TO COVER ALL COSTS TO COMPLY WITH THE MOST STRINGENT CONDITIONS. 3. THE CONTRACTOR SHALL NOT BE ENTITLED TO ANY ADDITIONAL COMPENSATION FOR ANY DISCREPANCY DISCOVERED AFTER THE "CLOSE OF THE BID". 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I. -- - - - -- II I (E) RETURN I 1I SEAWALL I I IW W 1"0 THREADED I w DYWIDAG TIE—RODS CL OF CONN TYP ISI - 1"0 HORIZONTAL THREADED DYWIDAG TIE—RODS (N) CONC STEM WALL I I I I I I I I I I I I I I I I I I I I I I 2'-6- - -6 I I I I I I I I I I I I W I r I I I I I I I I I I I I 1 I I H- (E) RAMP/GANGWAY 11I I 29'-0"± I, I I I I IE I I I I K 8'-0" TYP FOR BULKHEAD ELEVATION BALBOA COVES 4'-0" PROPERTY LINE TYP (E) SEAWALL AT NEIGHBORING PROPERTY TYP ____? ------ 4 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT I BUILDING DIVISION STRUCTURAL OBSERVATION GENERAL NOTES 1. STRUCTURAL OBSERVATION IS REQUIRED FOR THIS PROJECT IN 7. IF THE CITY'S FORM IS NOT USED, REPORTS SHALL BE ON STRUCTURAL ACCORDANCEWITHCBC 1710. STRUCTURAL OBSERVATION IS THE. VISUAL OR STAGE OF CONSTRUCTION WHEN THE STRUCTURAL OBSERVATION WILL BE PERFORMED OBSERVER'S LETTERHEAD, STATE SITE. ADDRESS, PLAN CHECK & PERMIT OBSERVATION OF THE STRUCTURAL SYSTEM BY A LICENSED DESIGN SCHEDULED INTERVAL OR STAGE OF CONSTRUCTION NUMBERS, STAGES & ELEMENTS OBSERVED, DATE'OBSERVED, & COMPLETE. PROFESSIONAL FOR GENERAL CONFORMANCE TO THE, APPROVED. - CONTACT INFORMATION. FOR STRUCTURAL OBSERVER. CONSTRUCTION'OOCUMENTS. B. ALL STRUCTURAL OBSERVATIONREPORTS, REGARDLESS OF FORM USED, 2. STRUCTURAL. OBSERVATION DOES NOT WAIVE THE -RESPONSIBILITY FOR THE co) SHALL INCLUDE THE LICENSE'. STAMP & SIGNATURE. OF THE STRUCTURAL REQUIREDINSPECTIONS BY THE CITY OF NEWPORT BEACH. H w OBSERVER. RESPONSIBLE FOR THE PROJECT. 3. THE OWNER, SHALL EMPLOY A LICENSED DESIGN PROFESSIONAL TO PERFORM 9. EACH STRUCTURAL OBSERVATION REPORT SHALL BE GIVEN TO THE OWNER, STRUCTURAL OBSERVATION SITE VISITS, AND TO ISSUE ALL STRUCTURAL J_ OR OWNER'S REPRESENTATIVE, PROJECT CONTRACTOR; AND THE BUILDING OBSERVATION REPORTS': ~.3 INSPECTOR. 4. THE DESIGN ENGINEER SHALL IDENTIFY THE REQUIRED STRUCTURAL 10. THE CONTRACTOR. SHALL RESOLVE ALL DEFICIENCIES & THE FINAL OBSERVATION SITE VISITS ON THE STRUCTURAL OBSERVATION SCHEDULE. PRIOR TO POURING CONCRETE STRUCTURAL OBSERVATION REPORT ISSUED PRIOR TO FINAL INSPECTION OR. 5. THE REQUIRED SITE VISITS SHALL.. AT A MINIMUM INCLUDE THE FOLLOWING: j ACCEPTANCE OF STRUCTURAL WORK BY THE BUILDING INSPECTOR. A. OBSERVATION OF THE FOUNDATION. SYSTEM PRIOR TO FINAL CONCRETE- 11. THE FINAL .STRUCTURAL OBSERVATION REPORT SHALL STATE THAT THE. POUR; 00 STRUCTURAL SYSTEM CONFORMS TO THE APPROVED CONSTRUCTION B. OBSERVATION OF BUILDING FRAMING PRIOR TO CALLING FOR THE. CITY o3 DOCUMENTS & THAT ALL PREVIOUSLY OBSERVED DEFICIENCIES HAVE. BEEN OF NEWPORT BEACH'COMPLETE FRAMING INSPECTION',; AND, Q CORRECTED. C. FINAL OBSERVATION OF THE COMPLETED STRUCTURE. 12. FINAL INSPECTION OR OTHER ACCEPTANCE OF THE STRUCTURAL SYS TEM ADDITIONAL. SITE VISITS- MAY BE NEEDED AS DETERMINED BY THE DESIGN a BY THE CHIEF BUILDING OFFICIAL, OR DESIGNEE, WILL NOT OCCUR UNTIL THE ENGINEER OR STRUCTURAL OBSERVER. W FINAL STRUCTURAL OBSERVATION REPORT IS RECEIVED. 6. THE STRUCTURAL. OBSERVER SHALL PREPARE A STRUCTURAL OBSERVATION 13. THE LICENSED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE SHALL REPORT FOR EACH STAGE OF CONSTRUCTION OBSERVED. THE CITY OF PREPARE ALL CONSTRUCTION DOCUMENT CHANGES RELATING TO THE NEWPORT BEACH 'STRUCTURAL OBSERVATION REPORT' FORM, OR A N STRUCTURAL SYSTEMS. REVIEW & APPROVAL OF SUCH CHANGES BY THE SIMILARLY FORMATTED REPORT, SHALL BE USED FOR ALL STRUCTURAL J CHIEF BUILDING OFFICIAL, OR DESIGNEE, SHALL BE OBTAIN BY THE DESIGN OBSERVATION. REPORT. p PROFESSIONAL AND/OR CONTRACTOR PRIOR TO INSTALLATION AND/OR STRUCTURAL OBSERVATION SCHEDULE SITE ADDRESS: 3803 MARCUS AVENUE PC#: TO BE COMPLETED BY THE DESIGN ENGINEER .AND INCLUDED ON THE CONSTRUCTION DRAWINGS. BASED ON THE PROJECT SCOPE PLEASE IDENTIFY THE ELEMENTS ANDIOR CONNECTIONS THAT REQUIRE STRUCTURAL OBSERVATION. SPECIFY THE INTERVAL OR STAGE OF CONSTRUCTION WHEN THE STRUCTURAL OBSERVATION WILL BE PERFORMED TYPE STRUCTURAL ELEMENTS AND/OR SCHEDULED INTERVAL OR STAGE OF CONSTRUCTION CONNECTIONS TO BE OBSERVED - (D( o co Tl FOOTINGS, SLAB FOUNDATION, ANCHORS. cc N O co) Z N W� H w 0 0 MAT' FOUNDATION, PRESTRESSED CONC. SLAB Z w _ J_ 0 0 CAISSON, PILE, GRADE' BEAM ~.3 0 N 00_ C9 zm ® OTHER: CONC. COPING, STEM WALL DEADMEN, PRIOR TO POURING CONCRETE N & TIE -BACKS CONN. TO THEM j w 44 w O CONCRETE 044 00 ~_ 00 ?a J o3 3 0 MASONRY' Q N z w ❑WOOD OR'MANUFACTURED SREAR..PANELS a QI W w z 0 OTHER. H 0 STEEL MOMENTOR BRACED FRAME N w 0 CONCRETE MOMENT FRAME J J p J c) y 0 MASONRY WALL. FRAME = 0 OTHER; a cy c N 3 0 CONCRETE .)o O Ld a 3 Q azQ N, N < 3 ❑ STEEL DECK N _ a. ❑' WOOD 3 LJJ 0 OTHER: o FINAL N FINAL OBSERVATION & REPORT F WMSTWGi11RN.OES WA110N.GBIER NMS&SC EW! II. If R APPLY DETAIL SW AT THE ENTIRE PERIMETER OF ANY EXCAVATED MATERIAL PILED UP AT THE PROJECT SITE IN COMPLIAQNCE WITH ITEM 6 UNDER "EROSION CONTROL NOTES" ON SHEET S-0. SITE PLAN I N.T.S. 1 Q PROPERTY LINE (N) CONC STEM WALL Lr--- - -- 8- -- --- -- - -- ---- --- f Ir PROPERTY LINE 1 T.O. (N) STEM WALL ELE_V=+9.82'± +1 NAVD88=0.0' MLLW -------------I—------I-- --- I I I I I I I I (N) TIE—BACK(E) CONC COPING PER PLAN TO REMAIN & BE ANCHOR CONN TYP I I REINFORCED TYP Err T=1 11= i III =1I ISI I1 -111--11I (E) RETURN I I (E) DREDGE LINE SEAWALL I I I I I I I I L�--� ---� ---� ---� ---� ---� -- (E) CONC PANEL TO REMAIN TYP TYP ELEVATION Lu a 14 Ill a Lu 0 W (D( o co za cc O co) j0 N W� H w LU � Z w _ J_ Lu a V Z ~.3 N w� N 00_ C9 zm > > W Vm N CC j w 44 w H (n 044 00 ~_ 00 ?a J o3 N.T.S. W wy Q N = cn � a QI W V z < H Z N H J J p J c) y N = a cy c N 3 .)o O Ld a 3 Q azQ N, N < 3 J N Q 3 LJJ o 2 0 N J H-r- W 08/25/17 a 14 Ill a Lu 0 W (D( o co za W O co) j0 N W� H w LU � Z w _ = Lu a V Z ~.3 N w� ya 00_ C9 zm > > W Vm D_ CC j w 44 w H (n 044 00 20 00 ?a o3 N.T.S. W wy W 00 W Mz 08/25/17 a 14 Ill Lu W (D( o co 0 1- Zv` -6 E I- � W W 3 a-; o CL N w� 00_ Q 0� V� O a d Hao 00 r 0_ 00 =) 00 N.T.S. V 0 V� o 0 QI N Lo n N � N < Z E5 J c� 0 a UJB Z cy c N 3 O U O Ld a 3 N, N < 3 08/25/17 31 a n 0 1- I- � 2 a 3 a-; CL N w� 00_ Q 0� V� O a d Hao 00 r 00 N.T.S. V 0 V� 31 32 V-6" QNV 3 11" 7" (N) BLDG WALL, �gn w A (N) CONC CORRUGATED PVC 3" CLR ALL - U 2'-2" WIDE UNDERSSEPARATEG STEM WALL, SEE DETAIL 5-#6 CONT EA FACE SHEATHING (SHOP AROUND TYP - PLANTER PERMIT <=�3 z_ < #4 TIES TYP GROUTED FULL LENGTH) 10-#6 CONT (N) 6" CONC (N) CONC DECK PER PLAN �pww _ w I T.O. (N) STEM WALL ELEV=+9.82'± WALL W/#4@18" m" ROD COUPLER G _-I' Ti (OPTIONAL), SEE - NAVD88=+10.0' MLLW O.C. EA WAY I T.O. (N) SLAB ELEV=+9.0' SLOPE PER CIVIL,. NAVD88=+9.18'± MLLW ��aw� a W w w'r o o Z - - - - - _ iI -III c3 FJ -HNJ O __ /`—M TIT_M lTI X1111111ri Fr— lir 1='' it zw�mi zaizwo e o w Uri = � I I I � I I I �- III-III-III=III=III=III=III=' o Z¢ ° -III I I ILII I I=1I LI r Z 3 0 o q� a w z -_ o HIGHEST HIGH TIDE _ -III -III-11111II1 AREA DRAIN (N) #4 x 1'-0" LGp 1--1 e _ _ 0 e N� IIIIIIIiIII =+7.50' M.L.LW. - PER CIVIL TYP @ 18" O.C. T.O. E COPING ELEV=+7.26' ° ADHESIVE of AVE. NAVD88=+7.46'± ML r� DOWELS e o o T.O. (E, DECK ELEV=+6.84'NAVD88± <oo° -- ° _ 4' EMBED wZ I v .'.-- �- ---- L - - -FORI (N) CONT M <op 2-#5 BOTH WAYS _ o +d I - - ------------ CONC DEAMAN aaaaa w @ ANCHOR RODS of C) 0 TYP SEE B TLI I- ° ° a ANCHOR PLATE 1 x 63i x 6Yz • ,J y ANCHOR NUT NUT BEHIND 2-#5 _ MEAN HIGH TIDE _ - - (N) CONT d 2-#5 EA WAY x 1'-6" LONG VERT & HORIZ BARS =+4.65' M.L.LW. / CONC FTG / W 2- 4 CONT / # @ EACH ANCHOR ROD #4 TIES @ 16" O.C. ¢ = CENTER LINE Q I ° ' I NOTE B FOR INFORMATION NOT SHOWN, SEE DETAILe• NOTE � a w OF CONN TYP °a; 1 / f.. (N) TIE -BACK PER � J FOR INFORMATION NOT SHOWN, SEE DETAILS & e e a 1 <a / PLAN TYP FOR TYP N a (E) CONC PANELS l COUPLER, WHERE READ, Q N LL W � DETAIL N.T.S. A DETAIL N.T.S. B TO REMAIN & BE 1: a SEE G I PROTECTED -' 1 J � I , , I 1 LINE OF TEMPORARY Q y 0) EQ EQ COUPLER -H E DREDGE EXCAVATION FOR J CORRUGATED PVC SHEATHING = Q o LINE/MUDLINE SEAWALL REINFORCING. y _I -.°- EXCAVATE AT SHOWN SHOP GROUTED FULL LENGTH %e: d Lill (� 11=. PRIOR CHIP OUT WITH THE FOLLOWING GROUT = Z 1-III-III-III=111 IIIII�I CONCRETE COPING MIX: = =1 _ ------ ---- =1 1=1 1=III=III=III=I 1-1 III -1 1 BAG 94 LBS.) TYPE III _III -III -III -III -III a. ( 11=IIF J y -III=III=III=III= I I I 1=1 PORTLAND CEMENT `-1 J �) 11=1 11=1 11=1 I I 4.5-5 GAL WATER =III=11111jIIII II=III° II -I Z Q J HEAT SHRINK SLEEVE GROUT SLEEVE (N) FILTER CLOTH INSTALL 0.75 LBS. INTRUSION AID LS 111111111 CENTERED OVER COUPLER AT PANEL JOINTS PER 1°,` 111111111= Q 2 LAYERS OF MOLDABLE DENSO TAPE > NOTES ON SHEET S-0 OR J Q C") DELETE GROUT SLEEVE ON OVER BARE BAR AND COUPLER a 111' SEAL PANEL JOINTS AT �! FIELD CUT TENDONS °° 11 BAYWARD FACE OF PANELS 11 TO AVOID SOIL MIGRATION Q a Z SPACE BETWEEN COUPLER AND BAR I e TO BE LLED \ cc CORROSIONPNHIBITINGLY GREASEH°.tla`1 J I; SEE PLAN V-6" LdO w 3V0 ° z Lu COUPLER INSTALLATION PROCEDURE: PREPARATION FOR FIELD CUT BARS: Ie 1 O = N J 1. APPLY CORROSION INHIBITING GREASE TO THE BARE ENDS OF—I 1. CUT CORROSION PROTECTION AND THREAD BAR WITH AN H r W THE BARS AND THE INSIDE OF THE COUPLER. ABRASIVE SAW (DO NOT USE A TORCH). 2. CONNECT THE TWO BAR ENDS WITH THE COUPLER. EACH END 2. CAREFULLY REMOVE 6" (± Y4") CORRUGATED AND CEMENT SHALL BE SCREWED INTO THE COUPLER HALF THE LENGTH OF THE COUPLER. GROUT FROM THE END OF THE NEW CUT. NOTE 3. TORQUE BAR ENDS TOGETHER (200 FT. LBS). a 4. ADD ANOTHER COAT OF GREASE TO BARE BAR AND COUPLER IN CASE IF PROPOSED BUILDING FOOTINGS INTERFERE G AND WRAP WITH TWO LAYERS OF DENSO TAPE. WITH THE TIE -BACKS, DEEPEN FOOTINGS PER LLI 5. CENTER HEAT SHRINK SLEEVE OVER COUPLER AND APPLY STRUCTURAL ENGINEER OF THE BUILDING REQUIREMENTS H M HEAT UNTIL SLEEVE IS FULLY RECOVERED. AND PROVIDE SCHEDULE 40 PVC SLEEVES FOR MINIMUM co 2" CLEAR DISTANCE AROUND TIE -BACKS. Z (p N O 44 DCP COUPLER DETAIL N.T.S. G TYPICAL SECTION N.T.S. K co) J 0 Xp Za N RAPID SET NON- W Q W V J ANCHOR NUT. SHRINK GROUT Lu => = TORQUE AS a SEAL AROUND HOLE = Q 0 W 0 REQD BEFORE6Yz„± a °d a. BEFORE GROUTING J N a GROUTING CORRUGATED PVC o > > W 1” MIN SHEATHING (SHOP Z m V m COVER °°4 ° GROUTED FULL LENGTH V J as GROUT 1 ° j DYWIDAG THREADBAR O Q 20 �a CHAMFER TYP TUBES 1 PER PLAN LL 3 M a Y2" "V" REVEAL @ -00 �d �aaae ae Z a O 3 2 BAGS MIN. SANDBAGS (TYP) MAX 8'-0' O.C.BEARING W W 00 W f P7/LATEo cc d: M Z ll�lr =p 10 0 ° ° ES 44 °° _E3 (N) #4 EPDXY COATED FOR GROUT °° 5" I.D. STD PIPE (N) 10" TICK 2" ADHESIVE DOWELS @ TUBES a ° °. SLEEVE WELDED TO � � N � � o TYPICAL SECTION TYPICAL ELEVATION CAST -IN-PLACE CONC CLR TYP 1 16" O.C. 6" EMBED TYP - ° BEARING PLATE a Ya w 0) 0 LL.I I ° STEM RETAINING WALL 10 0 / 4 GROUT SLEEVE cn co 0 o o °, 1 ° ° ° ° CORE DRILL (E) COPING � Z p� (N) EPDXY I COATED #4 CONT (N) CONC TYP FOR ANCHOR CONN. Q•1 Z _o Z E SANDBAG VELOCITY REDUCER DETAIL as ° AFTER STRESSING, °' m � @ MAX 12" O.C. 1 0 0 _ TREAT SURFACE WITH ow W Ld a w 1 -III=III=III (E) CONC COPING 1" MIN BONFFILLDING 4' =I I1 I- & PANEL WITHAGENT RAPID SEDT Q -1I MIN AFTER STRESSING NON -SHRINK GROUT CHIP -OUT AND REMOVE ALL 1 0 0 (N) #4 EPDXY - COATED ADHESIVE NOTE: CARE SHALL BE EXERCISED BY THE CONTRACTOR NOT TO CUT ISI U CRACKED & LOOSE CONC1 APPROX 6" TK LAYER AND 1 -a V `a DOWELS @ 24' ANY OF THE EXISTING REINFORCING DURING THE CORE DRILLING ^ : gal O.C. 6" EMBED FOR THE INSTALLATION OF THE CONNECTION SHOWN ABOVE. OR RE -POUR MONOLITHICALLY ' ti°a ` 00{ VELOCITY REDUCER DETAIL N.T.S. L WITH CONC STEM WALL a a CORE DRILL DETAIL N.T.S. Q 1 1 COPING ONC Z_ S a CT REBARS6ATG OPING ~ c U E J o o ------- < w 1 2.1 N = o 0 TWO ROWS OF SANDBAGS 1 0 _° 1 - - - ° a (N) TIE -BACK Z� w 3 O o w a PER PLAN U N 3 THREE BAGS HIGH _ ONE ROW OF SANDBA S m I TWO BAGS HIGH _ 1 a °1 T E OF SLOPE a ESS/ e ----------------------------------------------- – - - ----------------------------------- - -------------------------------------------- 1 ° YC �pUD Jqx- SLOPE Q: (E) CONC PANEL ��Q" s asiz a CURB FACE, 100' MAX. NE ROW OF WHERE OCCURS SANDBAGS BAGSF OF CTWO 0 HIGH 08/25/17 TOE OF SLOPE PROTECTION DETAIL >> F- �F2 > CL N ° NOTE: MTHIS DETAIL SHALL APPLY AT THE ENTIRE PERIMETER OF ANY EXCAVATED MATERIAL PILED UP AT THE PROJECT SITE IN COMPLIANCE WITH ITEM 6 N -UNDER "EROSION CONTROL NOTES" ON SHEET S-0.00 1 N � 3 TOE OF SLOPE PROTECTION N.T.S. R S T SECT. AT COPING & WALL N.T.S. U V o y 32 i PROJECT NAME UPSHALL CUSTOM HOME STATUS C.D.P. SUB. #2 r /1 E V J N o � V N � N U a .- U U • . . R r N L GJ 2 « � y � U a C — n1 CD EF-1-RSTOR LIVING 2 -CAR GARAGE Q SF 493 SF z � �T ij � �— Q >o 00 zy� Q Y FIRST FLOOR AREA PLAN 1/8 - 1 0 5'-01/2" 81 SIF SECOND FLOOR z oda U U) INE MA Ey "M .11 U J_ J J Q U U = 1325 SF LOT INFORMATION: o Q < Q o U ZONED: R-2 Z J J Z q SITE AREA: 2,857 S.F. BUILDABLE AREA: 1715.32 S.F. Q Z) N LC TOTAL ALLOWABLE AREA: 2 x 1715.32 S.F. = 3430.64 S.F. = O Lu 0 NN 71 REQ'D. OPEN VOLUME = 1715.32 x.15 = 257 S.F. (7'-6" HT. MIN.) Z W fnCO OPEN VOLUME PROVIDED = 266 S.F. = (L N J LO TOTAL ALOWABLE THIRD FLOOR AREA IF APPLICABLE = O H (n W O) 20%x(1715.32)= 343 S.F. ILK 'L I —� -LQL -1 11 Lu BUILDING AREA SCHEDULE Name AREA COMMENTS O FIRST FLOOR LIVING 1154 SF SECOND FLOOR LIVING 1325 SF n SECOND FLOOR AREA PLAN THIRD FLOOR LIVING 284 SF 2763 SF N 2 -CAR GARAGE 493 SF 493 SF CO Grand total 3,256 SF N LLJ �— - - - - - - - - - - 1 OUTDOOR AREA SCHEDULE O Q U NAME LEVEL AREA (n = SIDE BALCONY SECOND FLOOR T.O.S. (TYP.) 81 SF (n D U FRONT BALCONY SECOND FLOOR T.O.S. (TYP.) 107 SF U THIRD LOOR LIVING c Q VIEW DECK ) REAR BALCONY SECOND FLOOR T.O.S. (TYP.) 52 SF M LLI 2$4 SF VIEW DECK THIRD FLOOR 335 SF QC m — 335 SF OF DE ROOF DECK THIRD FLOOR 88 SF G Grand total 663 SF 88 SF co --- -- - � 0- LLJ 3 THIRD FLOOR AREA PLAN M u8 - 1 0 DOCUMENT VALID UPON ARCy�TF� .J CHRISTOPHER O. a * BRANDON N No. C-31637 N. 12131MD 2� 17'-93/4' 9 ORIGINAL SIGNATURE M OPEN VOLUME (O.V.) CALCULATIONS: '=oo o O.V.#1 -22'-67/8x5'=112.86S.F. o 0 0 oZ O.V #2 -5'-6"x17'93/4"=97.97 S.F. -o 0 z 10aQ� O.V. #3 -10'-113/8"x5'=54.74 S.F. m`a jQ N'm TOTAL: 265.57 - 266 S.F. K L l0 Cm.L. N O2 ry a3Q �m._at N C (n O) O N d m� o.`., E Tg U'O�w fi °c amE 0° O 9 O REQ'D. OPEN VOLUME = 1715.32 x.15 = 257 S.F. (7'-6" HT. MIN.) " d B B o `oQ >Z.a ay a = 9 Z C O C x n N 266 S.F. OF OPEN VOLUME PROVIDED z Q � Z 'tea' m m . ai IL �l Z. Q N L N C N N L.L Zmo9 C O N C X, '.a .3 E I .2. 15 s a W a m 3- »a n SECOND FLOOR OPEN VOLUME PLAN Q a o E T� CO '�O C N C L a6 00 E -O' �cn a C 9 U N 01 T C•^1 � � u01 V .-Q d C N NL`s O �.. C zN l0 % 0 0 E E y m O O O O E U--SmV J `OF- I 'v m o U w U m a a aF H N C C= a d U -a U REVISIONS NO. REVISION DATE JOB NO, 3803-2017 DATE 11/29/2017 SHEET NO. AP -1 O.V. #2 ' O.V. #3' O.V. #1 N it N I \ 1 I u J O I �• o O.V. #2 ' O.V. #3' O.V. #1 N it N I \ 1 I u J O 9Z 3°) TOPOGRAPHIC SURVEY 3803 MARCUS AVENUE NEWPORT BEACH, CALIFORNIA W BOUNDARY EXHIBIT E NOTE: SEE SHEET 2 FOR TOPOGRAPHIC EXHIBIT SEE SHEET 3 FOR ROOF HEIGHT EXHIBIT LAND AREA: 2,857 SQUARE FEET 0.07 ACRES m N W O O W N N S N o OO 0 O✓ 0 F W o' 10' 20' r J_ LEGAL DESCRIPTION: q O m r m » > LOT 2 OF BLOCK 338, MAP OF CANAL SECTION, FILED IN BOOK 4, PAGE 98 OF SCALE: 1 = 10 C� Q L0 MISCELLANEOUS MAPS, IN THE OFFICE OF THE ORANGE COUNTY RECORDER. U w o Ln N D D U 00 ao w BASIS OF BEARINGS: N c Z THE BEARING OF N36'19'16"W ALONG THE CENTERLINE OF MARCUS AVENUE PER w PARCEL MAP NO. 2005-302, BOOK 368, PAGES 29-30, OF PARCEL MAPS IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, WAS USED ,�1 Q U AS THE BASIS OF BEARINGS FOR THIS SURVEY. O ~ Z U) < 00 BENCHMARK: COUNTY OF ORANGE B.M. NO. N62-7-77 CEJ ELEVATION = 8.565 I DATUM: NAVD88, 1995 ADJUSTMENT ONO DESCRIBED BY OCS 2002 - FOUND 33/4, OCS ALUMINUM BENCHMARK DISK STAMPED "NB2-7-77", SET IN THE SOUTHWEST CORNER OF A 7 FT. BY 4.5 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF SUPERIOR AVENUE AND PACIFIC COAST HIGHWAY, 400 FT. EASTERLY OF THE CENTERLINE OF SUPERIOR AVENUE AND 48 FT. SOUTHERLY OF THE CENTERLINE MEDIAN ALONG PCH. MONUMENT IS SET LEVEL WITH THE SIDEWALK. MONUMENT DESCRIPTIONS: FOUND ROUND SPIKE AND ALUMINUM WASHER STAMPED IS 4599", PER W PARCEL MAP NO. 2005-302, P.M.B. 368/29-30, DOWN 0.19' IN ASPHALT. /p� Q> BOAT SPIKE AND BRASS WASHER STAMPED " LS 5023", PER Q Z PARCEL MAP NO. 2005-302, P.M.B. 368/29-30, FLUSH IN ASPHALT. li FOUND BOAT SPIKE AND BRASS WASHER STAMPED IS 5023", PER ' � p PARCEL MAP NO. 2005-302, P.M.B. 368/29-30, FLUSH IN ASPHALT. Z V- FOUND CHISLED "+", NO REFERENCE. FLUSH IN TOP OF CONCRETE CURB. 4 Y/ j Q U) ACCEPTED AS PRODUCED CENTERLINE OF MARCUS AVENUE. Q U Z O LLJQ w �m O BOUNDARY ESTABLISHMENT NOTES: 0 _ 0 00 OA — SEARCHED, FOUND NOTHING. ESTABLISHED BY PRORATION. ao r7 a - ® w Z \ SURVEY PROCEDURES AND STATED ACCURACY NOTE: 99 ALL MONUMENTS SHOWN HEREON WERE EITHER DOUBLE DETERMINED OR OCCUPIED 99- USING CONVENTIONAL EQUIPMENT. THE LARGEST STANDARD ERROR OF THE � RETRACED POSITION FOR THE MONUMENTS SHOWN ON THE SURVEY, BASED ON LJ OUR ADJUSTMENT WAS 0.017 NORTHING AND 0.022 EASTING AT ONE SIGMA. C) J a U 9IQ, 4 SURVEYOR'S STATEMENT: THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION AT THE REQUEST OF HOLLIE JONES IN JULY, 2017. SURVEY COMPLETED ON: JULY 31, 2017 TREVOR D. RICE P.L.S. NO. 8862 MI N o OO 0 O✓ 0 W W r J_ U) L� O m r m �j J �j Z0 3::0 N D D U MI N OO L Z 0 W W r J_ U) L� 34 TOPOGRAPHIC SURVEY 0 (W? MM Z Z Q 3803 MARCUS AVENUE �_ W U N NEWPORT BEACH, CALIFORNIA R N W Q W N d m p Q N W � p mo / � 6 p N o< W NOTE: W J =W W �t \ Lu af SEE SHEET 1 FOR BOUNDARY EXHIBIT, LAND AREA, LEGAL DESCRIPTION, BASIS OF a BEARINGS, BENCHMARK, MONUMENT DESCRIPTIONS, BOUNDARY ESTABLISHMENT ¢w p NOTES, SURVEY PROCEDURES & STATED ACCURACY NOTE AND SURVEYOR'S o< N 6'y0 STATEMENT. �z j o S > ct 0 Oi. 61� \,�� E SEE SHEET 3 FOR ROOF HEIGHT EXHIBIT oL VY > �a 39 4� o z oY Z / 2 �� z z o0 0 �js LEGEND: W n n Z wQ i O N H Z CH - CHIMNEY -o E - EAST �U M.M. - MISCELLANEOUS MAPS 10' 0' 10' 20' N - NORTH » — OH - OVERHANG Q L0 ?°g \\Q�p �p\.� SCALE : 1 — 10 RH - PROPERTY EHEIGHT E U L li• ,y\1 G S - SOUTH O 00 \ OPOQr\GJ(��OP SWL - SEA WALL SW. - SOUTHWEST O 00 �GLd OF Jiz 'L �' / 1 • \hl GO G X 'rs, `' 0o OPF'y° '►' 0\ 0P Q °F �k, JCh�°P� a U Lei 6+ TOT �F 1- qi J'v OF�F,J �� O N `s ,p d sy2 2�IP 00 �695 �Q�PoF F �� J� Pp Fh�� 00 oR �I�IIIIIIIII �� e0 of of q 's°o III , N r� �OT43 IL 20�� IIIIII cam., . ' Oi O co n O nG /IIIIII / •'• \ PG O F. P N F Jill 0' L, .�� G� O IIIII6� IIIIIIIIIIIIII i�" 41,NP Coro IIIIIIIIIIII �PGP9�IIIIIIIIIII �'�, n\ 16 \ 19 ��P ���P��.,�� � � °�� ° �����III111 IIIIIIIIII o�� ��,C �� illllll. IIIII''III ����I� s� °�� `� / W �, IIIIIIIIIII P , � IIIIIIII�� / . �11,�11 IIIIII �I II °��°`c%'� 3 OG Z w of IIIIIIIIIIII ,,IIIA ����lil' \ �/� ZLL— �� Y♦ W J (n IIIIIIIIIIII../ II ti oPF IIS IIIIII n� Q U Z IIIIII ��1'((111 (7°45):. IIIIII IIIIIIIIj1 s m �' V o (6 84)IT 0 Ld . �► (7.31) l l a ° °°y° s�A 3/ Q °° o os 8.95 WD �F, ®..... III oy° �F o o \ Of IIIi:II �` °oy 0 O 000 W z 7.28 swL E O° F 00 ti0 O W H O� W Q U O_ O m m LLi z o \ W Y V) p p U 0 04 M N It TOPOGRAPHIC EXHIBIT 4 OO w O w = J_ (n L� 315 vwr� — _- 4 `, ROOF HEIGHTS EXHIBIT TOPOGRAPHIC SURVEY 3803 MARCUS AVENUE NEWPORT BEACH, CALIFORNIA 39TH LC037 � 38TH STREET -r 1 NOTE: SEE SHEET 1 FOR BOUNDARY EXHIBIT, LAND AREA, LEGAL DESCRIPTION, BASIS OF BEARINGS, BENCHMARK, MONUMENT DESCRIPTIONS, BOUNDARY ESTABLISHMENT NOTES, SURVEY PROCEDURES & STATED ACCURACY NOTE AND SURVEYOR'S STATEMENT. SEE SHEET 2 FOR TOPOGRAPHIC EXHIBIT LEGEND: CH - CHIMNEY E - EAST M.M. - MISCELLANEOUS MAPS N - NORTH NW. - NORTHWEST OH - OVERHANG P. L. - PROPERTY LINE RH - ROOF HEIGHT S - SOUTH SWL - SEA WALL SW. - SOUTHWEST 41 S F 20' 0' 20' 40' iiiiii SCALE: 1 " = 20' LLI Z p Ld p J Q U W O_ \ 00 G✓ II z o W 0 �o Ld w Z LLJ -i o m Q U Lu W W �2 O IL OfQ m w J Y � 00 O ,w v 000- 00-O N 0 w U L z O LLI Z p Ld p J Q U TIMI N O_ \ 00 G✓ II o Ld w - o m m w W z o Y N p p U TIMI N 00 w�z`� O Ld w = J_ V) LL_ 3o