Loading...
HomeMy WebLinkAbout06_Skjonsby Residence Coastal Development Permit_PA2017-2504�EVVPOQT o e� CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT `,c,FoaN0" February 15, 2018 Agenda Item No. 6 SUBJECT: Skjonsby Residence (PA2017-250) SITE LOCATION: 16 Beacon Bay Coastal Development Permit No. CD2017-107 APPLICANT: Charles d'Arcy, d'Arcy and Associates Architecture, Inc. OWNER: Greg and Hanna Skjonsby PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT • General Plan: RT (Two -Unit Residential) • Zoning District: R-2 (Two -Unit Residential) • Coastal Land Use Category: RT -C Two -Unit Residential - (10.0- 19.9 DU/AC) • Coastal Zoning District: R-2 (Two -Unit Residential) PROJECT SUMMARY The applicant requests a coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a new three-story, 4,061 -square - foot, single-family residence with an attached 706 -square -foot, three -car garage. The project includes landscape, hardscape, and subsurface drainage facilities all located within the confines of the private property. The design complies with all applicable development standards and no deviations are requested. All improvements are shown on the attached project plans (Attachment No. ZA 4). 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. CD2017-107 (Attachment No. ZA 1). 1 Skjonsby Residence, Coastal Development Permit Zoning Administrator, February 15, 2018 Page 2 Land Use and Development Standards The project is located in the R-2 Zoning District, which allows single- and two -unit residential development, and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A CDP 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 consists of one legal lot containing an existing single-family residence. The neighborhood is predominantly developed with two-story single-family residential structures. Most of the newer residences have a rooftop deck and a partial third story. The design, bulk, and scale of the proposed development is consistent with the existing and anticipated neighborhood pattern of development. The proposed single-family residence 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: Hazards The finished first floor elevation of the proposed residence is 10.17 feet (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. A project -specific Coastal Hazards Analysis Report was prepared by GeoSoils, Inc., dated September 27, 2017. The report concludes that the proposed development is reasonably safe from coastal hazards for the next 75 years, including shoreline movement, waves and wave run up, and flooding from moderate future sea level rise. 9 Table 1 — Development Standards Development Standard Standard Pro osed Setbacks min. Front street 3 feet 3 feet Sides 3 feet 5 feet Front water 15 feet 15 feet Allowable Floor Area 5,560 square feet 4,767 square feet Open Volume Area 418 square feet 464 square feet Third Floor Area 418 square feet 416 square feet Parking 3 -car garage 3 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards The finished first floor elevation of the proposed residence is 10.17 feet (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. A project -specific Coastal Hazards Analysis Report was prepared by GeoSoils, Inc., dated September 27, 2017. The report concludes that the proposed development is reasonably safe from coastal hazards for the next 75 years, including shoreline movement, waves and wave run up, and flooding from moderate future sea level rise. 9 Skjonsby Residence, Coastal Development Permit Zoning Administrator, February 15, 2018 Page 3 • 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. A project -specific Geotechnical Investigation prepared by Coast Geotechnical, Inc. on October 30, 2017, provides recommendations relative to grading, drainage and foundation design. 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 • A Construction Pollution Prevention Plan (CPPP) prepared by Toal Engineering, dated September 11, 2017, provides recommendations for temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. Construction plans and activities will be required to adhere to the CPPP. • Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the project site's proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) was prepared by Toal Engineering, dated September 6, 2017. The WQHP has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a low -impact development (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. 3 Skjonsby Residence, Coastal Development Permit Zoning Administrator, February 15, 2018 Page 4 Public Access • The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. • The residential lot does not currently provide nor does it inhibit public coastal access. Vertical access to the bay front is available west of the site at the intersection of Shelter Cove and Beacon Bay and east of the site at the intersection of Reef Cove and Beacon Bay where public beach access points are located. • Lateral access along the public beach to the south of the site will not be impeded as proposed and conditioned. • The project site is not located near any public Coastal Viewpoints. 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 construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 4,061 -square -foot, single-family residence with an attached 706 - square -foot, three -car garage in the R-2 Zoning District. 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 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 0 Skjonsby Residence, Coastal Development Permit Zoning Administrator, February 15, 2018 Page 5 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: Lam_ 2LI ne Sch ontract Planner BMZ/Is Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Description and Justification ZA 4 Project Plans 5 Attachment No. ZA 1 Draft Resolution 0 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-107 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE-STORY SINGLE-FAMILY RESIDENCE WITH AN ATTACHED THREE -CAR GARAGE AT 16 BEACON BAY (PA2017-250) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Charles d'Arcy of d'Arcy & Associates Architecture, Inc. ("Applicant"), on behalf of Greg and Hanna Skjonsby ("Owners"), with respect to property located at 16 Beacon Bay, requesting approval of a coastal development permit. 2. The property is legally described as Lot 16, in the City of Newport Beach, County of Orange, State of California, as shown by map filed in Book 9, pages 42 and 43 of Record of Surveys, in the office of the County Recorder of said County. 3. The applicant proposes to demolish an existing single-family residence and to construct a new three-story, 4,061 -square -foot, single-family residence with an attached 706 -square - foot, three -car garage. The project includes hardscape, landscape, and subsurface drainage facilities all located within the confines of the private property. The design complies with all applicable development standards and no deviations are requested. 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 -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RT -C (Two -Unit Residential, 10.0 — 19.9 DU/AC) and the property is located within the R-2 (Two -Unit Residential) Coastal Zone District. 6. A public hearing was held on February 15, 2018, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place, and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or 7 Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 8 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition and construction of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 4,061 -square -foot single-family residence with an attached 706 -square -foot, three -car garage in the R-2 Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), 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 total proposed floor area, including the residence and enclosed parking, is 4,767 square feet, which complies with the maximum allowable floor area limit of 5,560 square feet. B. The proposed development will provide the minimum required setbacks, which are three (3) feet along the front property line abutting the street, fifteen (15) feet along the front property line facing the water, and three (3) feet along each side property line. C. The highest guardrail is no more than 24 feet and the highest roof ridge is no more than 29 feet, measured from the established grade level of 9.69 feet (NAVD88), which complies with the maximum height limitation. D. The project includes enclosed garage parking for three vehicles, in compliance with the minimum parking requirement for single-family residences with 4,000 square feet or more of habitable floor area. 2. The neighborhood is predominantly developed with two-story single-family residences. Most of the newer residences have a rooftop deck and a partial third story. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The development fronts the Newport Bay, but is separated from the shoreline by a public bayfront parcel. The project site is not protected by a bulkhead or any other shoreline protective device. The finished first floor elevation of the interior living area of the CP Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 8 proposed residence is 10.17 feet (NAVD88), which complies with the minimum required 9.00 -foot (NAVD88) elevation standard. 4. The property is located in an area known for the potential of seismic activity and liquefaction. A project -specific Geotechnical Investigation prepared by Coast Geotechnical, Inc., dated October 30, 2017, provides recommendations relative to grading, drainage and foundation design. 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. 5. A project -specific Coastal Hazards Analysis Report was prepared by GeoSoils, Inc., dated September 27, 2017. The report concludes that the proposed development is reasonably safe from coastal hazards for the next 75 years including shoreline movement, waves and wave run up, and flooding with moderate future sea level rise. The proposed development will neither create nor contribute significantly to erosion, geologic instability, or destruction of the site or adjacent area. 6. A Construction Pollution Prevention Plan (CPPP) prepared by Toal Engineering, dated September 11, 2017, provides recommendations for temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. Construction plans and activities will be required to adhere to the CPPP. 7. The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 8. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because the development contains more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) was prepared by Toal Engineering, dated September 6, 2017. The WQHP has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a low -impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. The WQHP has been reviewed and approved by the City's Engineer Geologist. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 9. The proposed development includes a post -construction drainage system with drainage and percolation features designed to retain dry weather and minor rain event run-off on- site. Any water not retained on-site will be directed to the City's storm drain system. 0 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 8 10. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). Condition of Approval No. 16 is included to require drought -tolerant, and prohibit invasive, species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 11. The property is not located near designated public viewpoints or coastal view roads and will not impact public coastal views. Findinq: 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: 1. The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. 2. The residential lot does not currently provide nor does it inhibit public coastal access. Vertical access to the bay front is available west of the site at the intersection of Shelter Cove and Beacon Bay and east of the site at the intersection of Reef Cove and Beacon Bay where there are small public beach access points. 3. Lateral access along the public beach to the south will not be impeded as proposed and conditioned. 4. The project site is not located near any public Coastal View Points. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-107, 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. 10 Zoning Administrator Resolution No. ZA2018-### Paqe 5 of 8 PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF FEBRUARY, 2018. Patrick J. Alford, Zoning Administrator 11 Zoning Administrator Resolution No. ZA2018-### Page 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. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. 4. There shall be no encroachments into the public beach. 5. 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. 6. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 7. 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. 8. 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. 12 Zoning Administrator Resolution No. ZA2018-### Paqe 7 of 8 9. 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. 10. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 11. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 12. 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. 13. 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. 14. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 15. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development Permit 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. 16. Prior to issuance of a building permit, the approved CPPP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and any changes could require separate review and approval by the Building Division. 17. Prior to the issuance of a building permit, 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. 18. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 19. 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. 13 Zoning Administrator Resolution No. ZA2018-### Paqe 8 of 8 20. Coastal Development Permit No. CD2017-107 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. 21. 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 Skjonsby Residence including, but not limited to, Coastal Development Permit No. CD2017-107 (PA2017-250). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. In Attachment No. ZA 2 Vicinity Map 15 VICINITY MAP Coastal Development Permit No. CD2017-107 PA2017-250 16 Beacon Bay 10 Attachment No. ZA 3 Project Description and Justification W017.25o JResidential I Commercial I Mixed -Use .d'Arcy & Associates November 27, 2017 City of Newport Beach, Planning Department Coastal Development Permit: 16 Beacon Bay Existing Conditions: The 4,000 sqft site of 16 Beacon Bay (APN 050 21108) has a single family home that contains 2,587 sqft. It contains 3 bedrooms and 2 bathrooms. The site falls within the Beacon Bay Community Association as well as the local Coastal Zone Program. Proposed Development: Demolition of existing residence, followed by the new construction of 4 bedroom, 4.5 bath home totaling approximately 4,041 gross sqft floor area 3 -story residence with a 704 sqft garage. The proposed residence's first floor will feature a 3 car garage, entry court, great room, dining room and kitchen. The second floor will contain the Master suite as well as two additional bedrooms with en suite baths. The third floor will have the fourth bedroom, which will be used as an office/gym with outdoor roof decks on both the front and rear of the property. The home has been designed for a future elevator, with stacked storage rooms (wine and linen closets) 18 Technology Drive Suite 158 . Irvine, CA 92618 . 949.407.7760 . www.darcyarchitecture.com 12 Skjonsby Residence, Coastal Development Permit Zoning Administrator, February 15, 2018 Page 10 Attachment No. ZA 4 Project Plans 19 PA2017-250 SKJONSBY RESIDENCE 16 BEACON BAY NEWPORT BEACH, CA 92660 W I *ARTIST RENDERING PROJECT DESCRIPTION PROJECT LOG CODE ANALYSIS OVERVIEW PROJECT DATA PROJECT TEAM SHEET INDEX NEW 3 -STORY, 4 BEDROOM, 4.5 BATH, SINGLE-FAMILY DETACHED RESIDENCE. PROPOSED DATE DESCRIPTION PROJECT TYPE: 3 STORY DETACHED SINGLE FAMILY RES. PROJECT ADDRESS: 16 BEACON WAY, NEWPORT BEACH, CA OWNER SHEET # DESCRIPTION CONSTRUCTION TO BE APPROXIMATELY 4,041 GROSS SQFT WITH A 704 SQFT 3 -CAR GARAGE. 92660 GENERAL EXISTING RESIDENCE TO BE DEMOLISH UNDER SEPARATE PERMIT. 2017.29.17 COASTAL DEVELOPMENT PERMIT SUBMITTAL CONSTRUCTION TYPE: VB APN: 050 211 08 GREG & HANNA SKJONSBY A000 COVER SHEET PROJECT JUSTIFICATION (PER NBMC 21.52.015'P - FINDINGS AND DECISION) 16 BEACON BAY 1. PROJECT CONFORMS TO ALL APPLICABLE SECTIONS OF THE CERTIFIED LOCAL COASTAL OCCUPANCY: R-3 COMMUNITY ASSOC: BEACON BAY COMMUNITY ASSOCIATION NEWPORT BEACH, CA 92660 A010 GENERAL NOTES PROGRAM A011 GENERAL NOTES & ABBREVIATIONS 2. PROJECT CONFORMS TO THE PUBLIC ACCESS AND PUBLIC RECREATION POLICIES OF FIRE SPRINKLER: SPRINKLERED NFPA-13D TRACT NO: MM 003 07 LOT 16 CHAPTER G ARCHITECTURAL .. THE PUBLIC'S RIGHT OF ACCESS TO THE DEVELOPMENT DOES NOT INTERFERE WITH HS APPLICABLE CODES: LOT AREA: 4,000 SQFT (40'x 100') ARCHITECTURAL DESIGN TEAM A040 CITY OF N.B. AREA CALCS FIRST FLOOR SEA •• ADEQUATE ADJACENT PUBLIC ACCESS, CURRENTLY LOCATED WITHIN 400' OF THE 2016 CALIFORNIA RESIDENTIAL CODE LAND USE: RS -D (SINGLE UNIT RESIDENTIAL DETACHED) CHARLES d'ARCY BOB WHITE A041 CITY OF N.B. AREA CALCS SECOND FLOOR SUBJECT PROPERTY ON BEACON BAY, IS NOT IMPACTED BY THE DEVELOPMENT OF 2016 CALIFORNIA PLUMBING CODE d'ARCY & ASSOC. ARCHITECTURE, INC. FOREST STUDIO A042 CITY OF N.B. AREA CALCS THIRD FLOOR THE PROPOSED SINGLE-FAMILY RESIDENCE. ALL ADJACENT PUBLIC BEACH ACCESS 2016 CALIFORNIA MECHANICAL CODE ZONING DISTRICT: R-2 (TWO UNIT RESIDENTIAL) A050 CITY OF N.B. GRADE EXHIBIT LOCATIONS ARE CURRENTLY MAINTAINED BY COMMUNITY ASSOCIATION, AND 2016 CALIFORNIA ELECTRICAL CODE 18 TECHNOLOGY DRIVE 332 FOREST AVE, STE.4 A0 ARCHITECTURAL SITE PLAN SOME INCLUDE PARKING AND/OR BOAT SLIPS. 2016 CALIFORNIA ENERGY CODE COASTAL: YES IRVINE, CA 92618 LAGUNA BEACH, CA 92651 A22000 SLAB PROFILE PLAN 2016 CALIFORNIA GREEN BUILDING CODE PH: 949.407.7760 PH. 949.497.0202 A210 1ST FLOOR PLAN - REFERENCE ALL LOCAL ORDINANCES AND REQUIREMENTS LIQUEFACTION ZONE: YES chanes@darcyarchitecture.com bob@foreststudio.com A211 1ST FLOOR PLAN - DIMENSIONED SETBACK MAP: S-7 A220 2ND FLOOR PLAN - REFERENCE FRONT YARD: 3'-0" (3'-0"+ PROPOSED) A221 2ND FLOOR PLAN - DIMENSIONED SIDE YARD: 3'-0" (5'-2"+ PROPOSED) A230 3RD FLOOR PLAN - REFERENCE REAR YARD: 15-0" (15'-4"+ PROPOSED) SURVEY CIVIL A231 3RD FLOOR PLAN - DIMENSIONED A250 ROOF PLAN MAXIMUM BUILDING HEIGHT: 2 '-0" (3:12 SLOPE OR GREATER) A260 EXTERIOR ELEVATIONS 244'-0" FLAT ROOF MARK PETRIE ADAM TOAL A261 EXTERIOR ELEVATIONS A270 BUILDING SECTIONS SOUTH COAST SURVEYING TOAL ENGINEERING INC. FIRE SPRINKLER: SPRINKLERED NFPA13-D 3214 CLAY STREET 139 AVENIDA NAVARRO BUILDABLE AREA: (82'x 34') 2,788 SF NEWPORT BEACH, CA 92625 SAN CLEMENTE, CA 92672 CIVIL (2788 x 2) 5,576 SF MAX FLOOR AREA PH: 949 .631.8840 PH: C-1 PRELIMINARY GRADING PLAN (2788 x 15%) 418.2 MIN OPEN VOLUME AREA l@toalengin atoal@toalengineering.com 1 OF I EXISTING TOPOGRAPHIC SURVEY (2788 x 15%) 418.2 MAX 3RD FLOOR AREA LOCATION MAP PROJECT LOCATION BEACON BAY DRAWING SYMBOLS Q REVISION DESIGNATION ____O WALL TAG KEYNOTE REFERENCE # DETAIL REFERENCE SHT DETAIL NUMBER OVER SHEET NUMBER BUILDING SECTION REFERENCE # SECTION NUMBER OVER SHT SHEET NUMBER # EXTERIOR ELEVATION REFERENCE SHT ELEVATION NUMBER OVER SHEET NUMBER A D1 Al INTERIOR ELEVATION REFERENCE D SHT B INTERIOR ELEVATION NUMBER OVER SHEET NUMBER C1 Bl ELEVATION NUMBER OUTER C x ENLARGED AREA REFERENCE X PLAN NUMBER OVER SHEET NUMBER MUNICIPALITY NOTES BUILDING AREA: FIRST FLOOR AREA: SECOND FLOOR AREA: THIRD FLOOR AREA: 1,454.6 SF 2,174.4 SF 415.8 SF TOTAL LIVING AREA (R3): 4,044.8 SF GARAGE, MECH & STORAGE (U): 703.5 SF TOTAL BUILDING AREA (R3 + U): OUTDOOR COVERED AREA: 4,748.3 SF 781.6 SF LANDSCAPE PETE PHILIPS PHILIPS DESIGN 25622 EASTWIND DRIVE DANA POINT, CA 92629 PH: 949.338.8097 pete@philips-design.com SOILS/GEOTECH DAN HERC COAST GEOTECHNICAL, INC. 1200 WEST COMMONWEALTH FULLERTON, CA 92833 PH: 714.870.1211 coostgeotec@sbcglobal.net L-1 L-2 L-3 L-4 L-4.1 L-5 L-5.1 HARDSCAPE PLAN HARDSCAPE DETAILS LIGHTING PLAN IRRIGATION PLAN IRRIGATION DETAILS PLANTING PLAN PLANTING DETAILS TOTAL SHEETS IN SET: 28 LJJ ry Lu IL Z ui O 1 Lu LJ J 0 J V) Q :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE Lu U z Lu 0 W m c� z 0 Q�� F NO CV � Q mU -7 OU UQ Q w Lu °° m I-__ NO ry .- 0 Lu Z 11 .29.17 COVER SHEET SCALE: AS NOTED A000 20 = HARBOR ISLAND DR n D m m m < m m O O O o / PROJECT LOCATION BEACON BAY DRAWING SYMBOLS Q REVISION DESIGNATION ____O WALL TAG KEYNOTE REFERENCE # DETAIL REFERENCE SHT DETAIL NUMBER OVER SHEET NUMBER BUILDING SECTION REFERENCE # SECTION NUMBER OVER SHT SHEET NUMBER # EXTERIOR ELEVATION REFERENCE SHT ELEVATION NUMBER OVER SHEET NUMBER A D1 Al INTERIOR ELEVATION REFERENCE D SHT B INTERIOR ELEVATION NUMBER OVER SHEET NUMBER C1 Bl ELEVATION NUMBER OUTER C x ENLARGED AREA REFERENCE X PLAN NUMBER OVER SHEET NUMBER MUNICIPALITY NOTES BUILDING AREA: FIRST FLOOR AREA: SECOND FLOOR AREA: THIRD FLOOR AREA: 1,454.6 SF 2,174.4 SF 415.8 SF TOTAL LIVING AREA (R3): 4,044.8 SF GARAGE, MECH & STORAGE (U): 703.5 SF TOTAL BUILDING AREA (R3 + U): OUTDOOR COVERED AREA: 4,748.3 SF 781.6 SF LANDSCAPE PETE PHILIPS PHILIPS DESIGN 25622 EASTWIND DRIVE DANA POINT, CA 92629 PH: 949.338.8097 pete@philips-design.com SOILS/GEOTECH DAN HERC COAST GEOTECHNICAL, INC. 1200 WEST COMMONWEALTH FULLERTON, CA 92833 PH: 714.870.1211 coostgeotec@sbcglobal.net L-1 L-2 L-3 L-4 L-4.1 L-5 L-5.1 HARDSCAPE PLAN HARDSCAPE DETAILS LIGHTING PLAN IRRIGATION PLAN IRRIGATION DETAILS PLANTING PLAN PLANTING DETAILS TOTAL SHEETS IN SET: 28 LJJ ry Lu IL Z ui O 1 Lu LJ J 0 J V) Q :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE Lu U z Lu 0 W m c� z 0 Q�� F NO CV � Q mU -7 OU UQ Q w Lu °° m I-__ NO ry .- 0 Lu Z 11 .29.17 COVER SHEET SCALE: AS NOTED A000 20 PA2017-250 DIVISION 1 - GENERAL REQUIREMENTS 1. SUBCONTRACTOR WORKMANSHIP WILL BE OF QUALITY TO PASS INSPECTIONS BY LOCAL AUTHORITIES, LENDING INSTITUTIONS, ARCHITECT OR OWNER. ANY ONE, OR ALL, OF THE ABOVE MENTIONED ENTITIES MAY OBSERVE WORKMANSHIP AT ANY TIME, AND ANY CORRECTIONS NEEDED TO SATISFY INDUSTRY STANDARDS FOR QUALITY OF BUILDING WILL BE DONE IMMEDIATELY. FIELD VISITS BY THE ARCHITECT'S REPRESENTATIVE ARE FOR OBSERVATION FOR CONFORMANCE WITH THE AESTHETIC DESIGN INTENT ONLY AND SHALL NOT BE CONSTRUED AS INSPECTION OR APPROVAL OF CONSTRUCTION. 2. SCHEDULE: EACH SUBCONTRACTOR SHALL START HIS WORK PROMPTLY, PURSUE IT DILIGENTLY, AND COMPLETE IT IN ACCORDANCE WITH CONTRACTOR'S BUILDING SCHEDULE. IT IS MUTUALLY UNDERSTOOD THAT SCHEDULE IS SUBJECT TO CHANGE WITHOUT NOTICE AS CIRCUMSTANCES WARRANT. 3. MATERIALS STORAGE: ALL MATERIALS, MACHINERY, AND EQUIPMENT SHALL BE STORED IN A MANNER APPROVED BY CONTRACTOR, IN A PLACE DESIGNATED BY CONTRACTOR. FIRE HAZARD SHALL BE MINIMIZED BY ALL REASONABLE MEANS. STORAGE PLACES SHALL BE PROMPTLY VACATED UPON REQUEST BY CONTRACTOR AND LEFT IN BROOM -CLEAN CONDITION. 4. CLEANUP: EACH SUBCONTRACTOR, UNLESS SPECIFICALLY EXEMPTED BY THE TERMS OF THE SUB -CONTRACT AGREEMENT, SHALL BE RESPONSIBLE FOR CLEANING UP AND REMOVING FROM THE JOB SITE ALL TRASH AND DEBRIS NOT LEFT BY OTHER SUBCONTRACTORS. BUILDER WILL DETERMINE HOW SOON AFTER SUBCONTRACTOR COMPLETES EACH PHASE OF HIS WORK THAT TRASH AND DEBRIS WILL HAVE TO BE REMOVED FROM THE SITE. 5. JOB PROTECTION: WHILE IT IS THE RESPONSIBILITY OF EACH SUBCONTRACTOR TO COOPERATE FULLY WITH THE JOB SUPERINTENDENT IN PROTECTING ALL WORK THROUGH THE ENTIRE COURSE OF CONSTRUCTION, SPECIAL ATTENTION MUST BE GIVEN TO PROTECTION OF ALL FINISH WORK PERFORMED AFTER COMPLETION OF PLASTERING, STUCCOING, OR DRYWALL. ALL SUBCONTRACTORS SHALL FULLY COOPERATE WITH JOB SUPERINTENDENT IN PROTECTING THE GOOD CONDITION OF ALL FINISH FLOORS, WALLS, CABINET WORK AND COUNTERTOPS, THROUGHOUT THE HOUSE. NO TOOLS OR MATERIALS SHALL EVER BE PLACED ON AN UNPROTECTED FINISH SURFACE. SUBCONTRACTORS WILL BE BACK -CHARGED FOR ANY DAMAGE WHICH MAY REASONABLY BE ASCRIBED TO THEM; FOR THIS REASON, EACH SUBCONTRACTOR SHALL BE RESPONSIBLE FOR PROMPTLY NOTIFYING JOB SUPERINTENDENT OF ANY DAMAGE EXISTING PRIOR TO THE START OF HIS WORK. 6. CODE REQUIREMENTS: THE CALIFORNIA BUILDING CODE, 2016 EDITION, AS ADOPTED BY THE LOCAL JURISDICTION, AND ALL APPLICABLE RELATED SPECIALTY CODES. 7. SPECIFICATION AND DRAWING EXPLANATION: FOR CONVENIENCE OF REFERENCE AND TO FACILITATE THE LETTING OF CONTRACTS AND SUBCONTRACTS, THESE SPECIFICATIONS ARE SEPARATED INTO TITLED SECTIONS. SUCH SEPARATIONS SHALL NOT, HOWEVER, OPERATE TO MAKE THE ARCHITECT AN ARBITER TO ESTABLISH LIMITS TO CONTRACTS BETWEEN THE CONTRACTOR AND SUBCONTRACTOR. 8. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY -STANDARD LEVEL OF QUALITY AND DETAIL, AND THEY 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 THEM TO THE ATTENTION OF AN APPROPRIATE OWNER REPRESENTATIVE 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 EVENT ALL CONTRACTORS PROCEED AT THEIR OWN RISK IF THEY FAIL TO VERIFY AND FIELD MEASURE 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. 9. IN USING THESE PLANS FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THE WORK. IN CASE OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD. 10. "OR EQUAL": THE CONTRACTOR SHALL SUBMIT FOR THE OWNER'S WRITTEN APPROVAL, ALL MATERIALS OR EQUIPMENT, WHICH IS CONSIDERED "OR EQUAL" TO THAT SPECIFIED. 11. RELATED DOCUMENTS: A. GENERAL REQUIREMENTS OF CONSTRUCTION SHALL BE AS DESCRIBED IN THE AMERICAN INSTITUTE OF ARCHITECT'S STANDARD DOCUMENT NO. A201 INCLUDING ALL SUPPLEMENTARY GENERAL CONDITIONS SHALL APPLY TO THE PERFORMANCE OF CLIENT, GENERAL CONTRACTOR AND SUBCONTRACTORS. B. ENERGY COMPLIANCE: REFER TO THE CURRENT ENERGY COMPLIANCE REPORT AS PROVIDED BY CLIENT FOR CONSTRUCTION COMPONENTS NECESSARY FOR COMPLIANCE. C. STRUCTURAL ENGINEERING: REFER TO THE CURRENT STRUCTURAL CALCULATIONS BY THE STRUCTURAL ENGINEER FOR BACK-UP STRUCTURAL INFORMATION. D. THE GENERAL CONTRACTOR SHALL OBTAIN A COMPLETE LISTING OR COPIES OF ALL RELATED DOCUMENTS NOT LISTED HERE FROM CLIENT, NECESSARY TO PROPERLY EXECUTE ALL WORK. DIVISION 2 - SITE WORK 1. REFER TO GRADING AND DRAINAGE PLANS BY OTHERS FOR ALL GRADING AND DRAINAGE SPECIFICATIONS, NOTES, AND DETAILS TO BE USED ON THIS PROJECT. ALL CIVIL ENGINEER'S REQUIREMENTS TAKE PRECEDENCE OVER THE REQUIREMENTS HEREIN. 2. ALL SITE WORK, GRADING, EXCAVATING, CUTTING, FILLING COMPACTION, ETC., SHALL CONFORM TO RECOMMENDATIONS OF THE SOILS REPORT AND CIVIL ENGINEER'S PLANS. ANY DEVIATION FROM THOSE RECOMMENDATIONS IS THE SOLE RESPONSIBILITY OF THE GENERAL CONTRACTOR. 3. LOCATE EXISTING UTILITIES BY HAND EXCAVATION, DISCONNECT, SEAL OR CAP AT CONNECTION TO SERVICE LINES IN ACCORDANCE WITH UTILITY REQUIREMENTS BEFORE STARTING SITE -CLEARING OPERATIONS. 4. EXCAVATIONS: ALL EXCAVATIONS, GRADING AND FOOTINGS SHALL CONFORM TO THE RECOMMENDATIONS OF THE SOIL ENGINEER. 5. PROVIDE TERMITE AND DECAY PROTECTION. 6. ALL FILL OR IMPORTED SOILS TO BE CERTIFIED BY SOILS ENGINEER 7. FINISH GRADE SURROUNDING BUILDING SHALL BE GRADED TO DIRECT SURFACE RUN OFF AWAY FROM FOUNDATIONS AT A MINIMUM SLOPE OF 5%, AND FOR A MINIMUM DISTANCE OF 10 FEET, MEASURED PERPENDICULAR TO THE FACE OF THE WALL, TOWARD A WATER DISPOSAL AREA OR SUBDRAIN SYSTEM APPROVED BY THE CIVIL AND SOILS ENGINEERS. WHERE PHYSICAL OBSTRUCTIONS OR LOT LINES PROHIBIT 10 FEET OF HORIZONTAL DISTANCE A 5% MINIMUM SLOPE SHALL BE PROVIDED TO AN APPROVED ALTERNATIVE METHOD OF DIVERTING WATER AWAY FROM THE FOUNDATION, SWALES USED FOR THIS PURPOSE SHALL BE SLOPED A MINIMUM OF 2%. IMPERVIOUS SURFACES WITHIN 10 FEET OF THE FOUNDATION SHALL BE SLOPED A MINIMUM OF 2% AWAY FROM THE BUILDING. VERIFY REQUIREMENTS WITH FINAL SOILS REPORT. THE MORE STRINGENT SHALL PREVAIL. 8. REFER TO LANDSCAPE DRAWINGS FOR ADDITIONAL HARDSCAPE AND AREA DRAIN INFORMATION DIVISION 3 - CONCRETE AND FOUNDATIONS REFER TO STRUCTURAL DRAWINGS FOR STRUCTURAL NOTES 2. ALL FOOTINGS SHALL BEAR ON FIRM NATURAL SOILS OR APPROVED COMPACTED FILL TO A MINIMUM DEPTH SHOWN ON DRAWINGS AND SHALL CONFORM TO THE SOIL REPORT. 3. PRIOR TO POURING FOOTINGS OR SLAB, CONTRACTOR SHALL INSURE THAT ALL FORMS AND TRENCHES ARE FREE OF DEBRIS AND ALL REINFORCING ANCHOR BOLTS, AND OTHER INSERTS ARE IN PLACE, SECURELY ATTACHED, INCLUDING WORK OF OTHERS. CMW 11e1 rI1Z [.MiVA11►11bDPN71 � VLlRa7;l:3;IW ;[:"►n AiaTATNz•].7nuH g1►169: [el:71.7 5. CEMENT CONTRACTOR SHALL VERIFY THAT FOUNDATION PLANS CONFORM TO FLOOR PLANS BEFORE COMMENCING WORK. ALL FORMWORK SHALL CONFORM EXACTLY TO PLAN DIMENSIONS. WHEN FORMS ARE SQUARED, DIAGONALS SHALL BE WITHIN 3/8" OF EQUAL. VERIFY LOCATION OF ALL SPECIAL TIES DOWN ANCHOR BOLTS AS SHOWN ON DETAIL PLANS. LAYOUTS SHALL BE CHECKED WITH 1/4" PLANS. 6. ALL FORM LUMBER SHALL BE STRAIGHT; ALL SCREEDS SHALL BE STRAIGHT. ALL POINTS ON THE BUILDING SLABS SHALL BE WITHIN PLUS OR MINUS 1/8" OF ESTABLISHED GRADE ELEVATION WITHIN 12' RADIUS. ALL FORM LUMBER FURNISHED BY CONCRETE SUBCONTRACTOR. 7. HEIGHT AND WIDTH OF ALL FOOTING TRENCHES SHALL BE AS PER PLAN; ALL FOOTINGS SHALL BE CLEANED BEFORE CONCRETE IS POURED. SLABS SHALL BE TROWELED SMOOTH AND LEVEL AROUND ALL PLUMBING PIPES, ELECTRIC CONDUIT AND MISCELLANEOUS IRON STRAPS PROTRUDING THEREFROM. SLABS SHALL BE SPRAYED WITH HUNT'S PROCESS CURING COMPOUND OR APPROVED EQUAL IMMEDIATELY AFTER FINISH TROWELING. PLAN DIMENSIONS SHALL BE CHANGED ONLY WITH THE CONSENT AND APPROVAL OF THE ARCHITECT. 8. CEMENT CONTRACTOR SHALL PERFORM ANY DRYPACKING OPERATIONS NEEDED BY THE FRAMING CONTRACTOR IN BRINGING HIS TOP PLATE LINES TO A LEVEL CONDITION. 9. CEMENT CONTRACTOR SHALL PROMPTLY REMOVE ANY ANCHOR BOLTS OR OTHER STEEL INADVERTENTLY MISPLACED IN OR AT OPENINGS AND SHALL PATCH ANY SURFACE DAMAGE CAUSED BY THE REMOVAL THEREOF. 10. CEMENT CONTRACTOR SHALL FURNISH ALL CONCRETE, ROCK, SAND, MESH, MEMBRANE, ANCHOR BOLTS WITH NUTS AND WASHERS, ANCHOR STRAPS, FORM MATERIALS, HUNT'S PROCESS COMPOUND, REINFORCING STEEL, AND IMBEDS UNLESS SPECIFICALLY EXCLUDED. 11. AFTER COMPLETION OF POURING EACH SLAB, CEMENT CONTRACTOR SHALL REMOVE ALL FORM LUMBER, MISCELLANEOUS LUMBER AND CEMENT DEBRIS, LEAVING JOB SITE CLEAR AND GRADED SMOOTH FOR OTHER WORKMEN. 12. AN IMAGINARY LINE FROM THE BOTTOM CORNER OF ANY FOOTING, EXTENDING DOWNWARD AT 45 TO THE HORIZONTAL SHALL NOT INTERSECT ANY EXCAVATION FOR GAS, SEWER OR DRAINAGE PURPOSES. 13. ALL WORK SHALL COMPLY WITH CBC CHAPTER 19 AND ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCE STANDARDS OF THE AMERICAN CONCRETE INSTITUTE (ACI), AND THE PORTLAND CEMENT ASSOCIATION (PCA), CURRENT EDITIONS. DIVISION 4 - MASONRY 1. NOT USED DIVISION 5 - METALS 1. ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCE STANDARDS OF THE AMERICAN WELDING SOCIETY, INC. (AWS), CURRENT EDITION. 2. REFER TO STRUCTURAL PLANS AND DETAILS OR SHOP DRAWINGS BY OTHERS FOR SIZES, MATERIAL AND ATTACHMENTS. 3. SELECT ALL METALS EXPOSED TO, OR IN CONTACT WITH AIR, MOISTURE, CORROSIVE ATMOSPHERIC CONDITIONS, OTHER METALS AND OTHER CONSTRUCTION MATERIALS FOR MAXIMUM CORROSION RESISTANCE, AND LACK OF STAINING AND NEGATIVE REACTIVITY WITH OTHER CONSTRUCTION MATERIALS. WHERE APPROPRIATE AND APPROVED BY CLIENT -PROVIDED METAL SPECIALIST, FLASHING EXPOSED TO ENVIRONMENTAL EXPOSURE MAY BE HOT DIPPED GALVANIZED OR PROPERLY PRIMED AND PAINTED SHEET METAL TO PREVENT RUST OR CORROSION. DIVISION 6A - ROUGH CARPENTRY 1. REFER TO STRUCTURAL DRAWINGS FOR STRUCTURAL NOTES, DETAILS AND SPECIFICATIONS. 2. ALL LUMBER IN CONTACT WITH CONCRETE OR MASONRY WITHIN 8" OF GRADE TO BE PRESSURE TREATED WEST COAST DOUGLAS FIR OR FOUNDATION GRADE REDWOOD PER CBC 2304.12.1.2. 3. ALL PLYWOOD EXPOSED TO WEATHER SHALL BE EXTERIOR GRADE AND EXTERIOR GLUE. 4. FRAMING SHALL BE DONE IN A WORKMANLIKE MANNER BY SKILLED MECHANICS. 5. THE FRAMING CONTRACTOR AND HIS EMPLOYEES SHALL USE DUE CARE IN THE HANDLING OF ALL BUILDING MATERIALS USED OR TO BE USED IN THE FRAMING CONSTRUCTION. THIS MEANS THAT MATERIALS ON THE JOB IN ADVANCE OF THE ACTUAL TIME FOR THEIR INCORPORATION IN THE STRUCTURE SHALL BE STOCKPILED AND MAINTAINED BY THE CONTRACTOR IN A MANNER CALCULATED TO MINIMIZE WARPAGE, TWISTING, WEATHERING AND OTHER FORMS OF DETERIORATION. 6. ALL WALLS SHALL BE LEVEL, PLUMB, STRAIGHT, AND SQUARE WITH RESPECT TO ALL OTHER WALLS, IN THE STRUCTURE UNLESS OTHERWISE INDICATED IN THE PLANS. IF SHIMMING IS NECESSARY TO BRING A GIVEN WALL TO A LEVEL CONDITION, SUCH SHIMMING SHALL BE DONE ONLY AT THE BOTTOM PLATE, AND ANY SPACE BETWEEN BOTTOM PLATE AND THE CONCRETE SLAB SHALL BE PROMPTLY DRY PACKED WITH A SUITABLE MIXTURE OF SAND AND CEMENT. 7. THE DIMENSIONS OF THE ACTUAL CONSTRUCTION SHALL CONFORM IN ALL RESPECTS TO THE DIMENSIONS SPECIFIED IN THE PLANS, OR TO SUCH DIMENSIONS, WHICH ARE OF NECESSITY PROVIDED BY OR AGREED TO BY THE CONTRACTOR. 8. ALL WOOD -FRAMING MEMBERS SHALL BE WELL NAILED IN ACCORDANCE WITH APPLICABLE BUILDING CODES. ALL EXTERIOR NAILS SHALL BE GALVANIZED. ALL NAILS PROTRUDING THROUGH FINISH SURFACES ("SHINERS") SHALL BE CLIPPED FLUSH WITH FINISH SURFACE OR IF NECESSARY, REMOVED AND REPLACED. 9. WHERE DESIRED BY THE CONTRACTOR, SUCH POSTS, BEAMS, HANDRAILS, AND OTHER FINISH MEMBERS INSTALLED IN -THE -ROUGH SHALL BE FASTENED WITH MACHINE BOLTS OR LAG BOLTS IN LIEU OF NAILS. ALL NAILS IN WOOD SIDING SHALL BE SET FLUSH WITH SURFACE OF WOOD USING NAIL SET TO AVOID HAMMER MARKS OR "GOLF BALLS ALL NAILS IN SIDING SHALL BE SET TO A LINE. ALL EXTERIOR NAILS SHALL BE GALVANIZED. ALL PLYWOOD SUBFLOOR SHALL BE 32/16 MINIMUM PLYWOOD INDEX. 10. ALL WALLS SHALL BE TEMPORARILY BRACED UNTIL JOISTS OR RAFTERS ARE NAILED IN PLACE, SUFFICIENT ADDITIONAL BRACES SHALL ALSO BE EMPLOYED TO MAINTAIN THE PLUMBNESS, SQUARENESS AND STRAIGHTNESS OF ALL WALLS UNTIL THE CONSTRUCTION HAS ADVANCED TO A POINT WHERE ALL PORTIONS OF THE BUILDING ARE HELD RIGID, IN THE PROPER POSITION. WHEN TEMPORARY BRACES ARE REMOVED, FRAMING CONTRACTOR SHALL REMOVE ALL NAILS PLACED IN CONNECTION THEREWITH, LEAVING THE FRAMING FREE OF RANDOM MISCELLANEOUS NAILS. 11. PARTICULAR CARE SHALL BE USED IN FRAMING WALLS ADJACENT TO THE LOCATION OF THE FINISH OF CABINET WORK, COUNTER, MARBLE, FORMICA, CERAMIC TILE, STAIRWAYS, WARDROBES, LAUNDRY AREAS, BATHTUBS, SHOWERS, EXTERIOR DOOR FRAMES, ALUMINUM SLIDING DOORS AND ANY OTHER FINISH WORK DEPENDENT UPON CORRECT AND SUFFICIENT FRAMING. ALL LUMBER WILL BE TIGHT FIT TO WITHIN 0 INCH. 12. ALL WALLS SHALL BE PLUMB WITHIN PLUS OR MINUS 1/8" IN 4 FEET. WALLS SHALL BE STRAIGHT WITHIN 1/8" + OR - TO 16 FEET. ALL CORNERS SHALL BE SQUARED AND PLUMB. STUDS MUST FIT TIGHTLY AT TOP AND BOTTOM PLATES. 13. FRAMING CONTRACTOR WILL SUPPLY ALL BUILDING PAPER UNDER EXTERIOR SIDING. 14. FRAMING CONTRACTOR IS TO SUPPLY ALL MOISTSTOP OR BITUTHENE PAPER USED AT EXTERIOR DOORS AND WINDOW FRAMES, UNLESS THE PAPER COMES WITH THE FRAMES. 15. FRAMING CONTRACTOR WILL SUPPLY AND APPLY APPROVED MASTIC CAULKING MATERIAL AT ALL POINTS IN THE FRAMING WHERE IN THE OPINION OF THE CONTRACTOR, LEAKS ARE APT TO OCCUR. THIS SHALL INCLUDE, BUT IS NOT LIMITED TO, ALL EXTERIOR SILLS, FLASHINGS, WINDOWS, ALL F.A.U. SILLS, ETC. SPECIAL CARE SHALL BE USED IN THE APPLICATION OF ALL BUILDING PAPERS TO PREVENT LEAKS. 16. AT EACH OPENING ONE TRIMMER SHALL BE NAILED SOLID TO KING STUD, THE OTHER TRIMMER SHIMMED NO MORE THAN 1" FROM ITS KING STUD. TRIMMERS SHALL BE SHIMMED WITH SHIM SHINGLES AND NAILED SOLIDLY WITH 16D NAILS. NO BENT NAILS OR LOCK NAILS SHALL BE USED AT EDGES OF TRIMMERS. 17. DOOR JAMBS SHALL BE PLUMB WITH 0 INCH TOLERANCE, BOTTOM AND HEAD SHALL BE LEVEL WITH O INCH TOLERANCE. AMPLE NAILS SHOULD BE USED SO THAT HEAD JAMBS ARE NAILED SOLIDLY TO HEADERS, WITH 8D OR 16D CASING NAILS; NO HAMMER MARKS WILL BE ALLOWED ON JAMBS OR HEAD JAMBS. 18. SIDES OF ALL WINDOWS SHALL BE PLUMB WITH 0 INCH TOLERANCE; BOTTOM AND HEAD SHALL BE LEVEL WITH 0 INCH TOLERANCE. AMPLE NAILS SHOULD BE USED IN FASTENING WINDOW AT TOP, BOTTOM AND SIDES TO PREVENT FRAME FROM BEING TWISTED OUT OF LINE, 19. PROVIDE ALL CUTTING, BACKING, FURRING, FRAMING, ETC. NECESSARY FOR OTHER TRADES. 20. FIRE BLOCKS AND DRAFT STOPS: PER CBC SECTION 718. FIRE BLOCK AT ALL INTERSECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES AND AT A MAXIMUM OF 10'-0" INTERVALS WITHIN CONCEALED SPACES. 21. HEADERS AND BEAMS: 1 1/2" MINIMUM BEARING, AND SHALL BE 2 - 2X4 ON EDGE OVER OPENINGS LESS THAN 30". (U.N.O. ON PLANS). 22. PROVIDE 4X4 POSTS OR 2 - 2X4 STUDS UNDER ALL BEAMS AND WALLS OR AS NOTED. 23. ALL SUBSILLS, OVER 8'-0" IN LENGTH, SHALL BE DOUBLE 2X4. 24. PROVIDE WOOD BACKING FOR ALL OTHER TRADES AS REQUIRED. 25. OVERHANGS: TO BE 1x6 SPRUCE T&G SOLID FROM FASCIA TO PLATE. SEE DETAIL 26. ALL NAILS IN STRAP CONNECTORS SHALL BE SIMPSON "N" NAILS OR APPROVED EQUAL. GALVANIZED WHERE EXPOSED TO WEATHER. 27. EXTERIOR WOOD. ALL EXPOSED FASCIAS, BARGE BOARDS, ETC. TO BE S4S, PER DETAILS. 28. EXTERIOR PLYWOOD: 3/8" THICK EXTERIOR GRADE PLYWOOD, RESAWN TEXTURE. APA 303-18-S. NO WOOD PATCHES. INSTALL PLYWOOD AND NON -VENEERED PANELS PER APA -CONSTRUCTION GUIDELINES. 29. PRIMARY SLOPES: BUILT UP ROOFS, WATERPROOF BALCONY DECKS AND ALL EXTERIOR HORIZONTAL SURFACES REGARDLESS OF SIZE OR DIMENSION (HORIZONTAL SURFACES OF SURFACE -APPLIED TRIM, POTSHELVES AND OTHER SIMILAR SURFACES) ARE TO BE FRAMED WITH SLOPE 1/4" (2%) PER FOOT MINIMUM, TO ENSURE WATER DRAINAGE WITHOUT PUDDLING. DIVISION 613 - FINISH CARPENTRY 1. SUPPLIER OF ALL FINISH MATERIALS AND MILLWORK, INTERIOR AND EXTERIOR WILL BE NOTIFIED OF DELIVERY 30 DAYS PRIOR TO DELIVERY. A DELAY IN SUPPLYING AND DELIVERING OF THESE MATERIALS CONSTITUTES A DELAY IN PRODUCTION, WHICH CANNOT BE TOLERATED BY THE OWNER. 2. ALL INTERIOR FINISH AND TRIM MATERIAL SHALL BE CLEAR GRADE "B" OR BETTER KILN DRIED D.F. INTERIOR PANELING AS PER PLANS. 3. ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCE STANDARDS OF THE WOODWORK INSTITUTE OF CALIFORNIA (WIC), CURRENT EDITION. 4. WORKMANSHIP: ALL JOINTS BETWEEN ADJACENT WOOD MEMBERS SHALL BE SQUARELY AND NEATLY CUT; SHALL BE TIGHTLY JOINED; SHALL BE SOLIDLY FASTENED WITH NAILS, SCREWS, OR GLUE, OR ANY COMBINATION OF THESE AS GOOD WORKMANSHIP DEMANDS. IF A SLIGHT CRACK REMAINS, IT SHOULD BE FILLED; IF ANY ROUGH WOOD BURRS REMAIN FROM THE SAW CUTS, THEY SHOULD BE REMOVED AND THE JOINT SANDPAPERED. ALL WOOD MEMBER ADJOINING PLASTER SHALL BE TIGHTLY FITTED UP TO THE PLASTER; ANY CRACK OR JOINT REMAINING VISIBLE TO THE EYE SHALL BE MINIMAL AND UNIFORM, AND IF NECESSARY, FILLED. WOOD TRIM WILL BE APPLIED AT ANY PLACE DESIGNATED BY JOB SUPERINTENDENT IN ORDER TO CLOSE CRACKS BETWEEN WOOD AND DRYWALL OR STUCCO. 5. DOOR HANGING: ALL WOOD SCREWS WILL BE PLACED AS FOLLOWS: FIRST, A PILOT HOLE SHALL BE MADE, THE DIAMETER OF WHICH SHALL NOT EXCEED THE DIAMETER OF THE SCREW TO BE PLACED (MEASURE THE SCREW DIAMETER FROM THE BOTTOM OF THE THREAD CHANNEL AT THE AVERAGE WIDTH OF THE SCREW; SECOND, INSERT SCREW AND TIGHTEN WITH A SCREWDRIVER. UNDER NO CIRCUMSTANCES SHALL ANY WOOD SCREW BE DRIVEN INTO PLACE WITH A HAMMER. THIS SHALL APPLY TO THE INSTALLATION OF ALL BUTTS, LOCKSETS, OR PARTS THEREOF, FINISH HARDWARE AND ACCESSORIES, LAGSCREWS, AND SHALL BE ACCEPTED THROUGHOUT THE JOB AS A BASIC PRINCIPLE OF ACCEPTABLE CARPENTRY. 6. ALL INTERIOR AND EXTERIOR DOORS SHALL BE SO HUNG THAT THE CLEARANCE BETWEEN TOP AND SIDES OF EACH DOOR AND THE DOOR JAMB AND HEAD ADJACENT SHALL NOT EXCEED 1/16" (THE THICKNESS OF A NEW UNITED STATES TEN CENT PIECE SHALL BE AN ACCEPTABLE GAUGE), TO PRODUCE A UNIFORM CLEARANCE AT ALL POINTS ALONG TOP AND SIDES OF THE DOOR. 7. DOOR BOTTOM CLEARANCES: ANY DOOR SWINGING OPEN OVER A HARD FLOOR SURFACE SHALL BE CUT AS TO CLEAR FLOOR BY 1/2", ANY DOOR SWINGING OPEN OVER A CARPETED FLOOR SHALL BE VERIFIED FOR DIMENSION OF UNDERCUT AND BE CUT AS TO CLEAR FLOOR BY V; IF, AS DOOR SWINGS COMPLETELY OPEN, IT PASSES OVER ANY POINT THE ELEVATION OF WHICH REDUCES CLEARANCE BELOW THESE STANDARDS, IT SHALL BECOME THE RESPONSIBILITY OF FINISH CARPENTRY SUBCONTRACTOR TO IMMEDIATELY NOTIFY JOB SUPERINTENDENT OF THE CONDITION SO THAT REMEDIAL ACTION MAY BE TAKEN. 8. BEFORE HANGING ANY DOOR, SAID DOOR SHALL BE THOROUGHLY INSPECTED FOR WARPAGE OR OTHER DAMAGE OR DETERIORATION WHICH MAY PREVENT A COMPLETELY SATISFACTORY FINISH JOB; IN THE EVENT A DOOR IS UNSATISFACTORY FOR HANGING, JOB SUPERINTENDENT SHALL BE IMMEDIATELY NOTIFIED SO THAT A REPLACEMENT MAY BE PROMPTLY SUPPLIED TO DOOR HANGER. FINISH CARPENTER AT NO COST WILL DO ANY REWORK TO BUILDER, UNLESS JOB SUPERINTENDENT, IN WRITING, ACCEPTS WORK. 9. NO DOOR SHALL BE INSTALLED IN ANY OPENING, THE HEAD JAMB OF WHICH IS NOT LEVEL OR THE SIDE JAMBS OF WHICH ARE NOT PLUMB, STRAIGHT, AND SQUARE; NEITHER SHALL ANY DOOR BE HUNG IN AN OPENING THE JAMBS OF WHICH HAVE BEEN DAMAGED IN ANY WAY WHICH WOULD INTERFERE WITH A SATISFACTORY FINISH JOB; SUCH DAMAGE IS TO BE PROMPTLY REPORTED TO FIELD SUPERINTENDENT SO THAT REPAIRS MAY BE ARRANGED. ALL DOORS TO BE HUNG OR ADJUSTED TO STAY IN AN OPEN POSITION. 10. HARDWARE: PROVIDE 3 -BUTT HINGES (1-1 /2 PAIR) ON ALL DOORS 6-8" AND OVER IN HEIGHT. ALL HARDWARE TO BE INSTALLED AS PER INSTRUCTION OF JOB SUPERINTENDENT. 11. CABINETS: PER INTERIOR DESIGNER SPECIFICATIONS 12. ENTRY DOORS: 1-3/4" THICK SOLID WOOD, EXTERIOR GRADE WITH TEMPERED GLASS PANEL AS DETAILED ON PLANS. DOORS SHALL BE AS SELECTED BY OWNER. 13. INTERIOR DOORS: 1-3/8" THICK, SOLID CORE - RAISED PANEL SHALL BE AS SELECTED BY CLIENT TO MATCH EXISTING. 14. BI -FOLD DOORS: TO MATCH TYPICAL INTERIOR DOORS, RAISED PANEL. 15. FRENCH DOORS: 1-3/4" THICK SOLID WOOD WITH DIVIDED LITES AS INDICATED ON ELEVATIONS. 16. THRESHOLD PAN: AT ALL DOORS ON EXTERIOR WALLS, PROVIDE 1 PIECE CORROSION RESISTANT THRESHOLD SILL PAN INTEGRATED WITH ADJACENT FLASHING. 17. EXTERIOR TRIM: S4S DOUGLAS FIR. ALL WRAPS AROUND TRIM SHALL BE MITERED. CHAMFER EXPOSED BEAM ENDS. 18. INTERIOR TRIM: KILN DRIED VERTICAL GRAIN FIR. DIVISION 7 - THERMAL AND MOISTURE PROTECTION 1. ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCE STANDARDS OF THE NATIONAL ROOFING CONTRACTORS ASSOCIATION (NBCA), THE ROOF TILE INSTITUTE (RTI), THE WESTERN STATES ROOFING CONTRACTORS ASSOCIATION (WSRCA), SHEET METAL AND AIR CONDITIONING CONTRACTORS NATIONAL ASSOCIATION, INC. (SMACNA), AND ASPHALT ROOFING MANUFACTURERS ASSOCIATION (ARMA), ALL THE CURRENT EDITIONS. 2. MEMBRANE ROOF: CLASS A RATED ROOF ASSEMBLY. 'FIBERTITE' MEMBRANE ROOF SYSTEM, LISTED UL790,THE SEAMAN CORPORATION. INSTALL OVER MINIMUM 30 POUND FELT UNDERLAYMENT IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS. COLOR TO BE SAND/ALMOND WITH SMOOTH FINISH. 3. EXTERIOR OPENINGS: FLASH ALL EXTERIOR OPENINGS WITH APPROVED WATERPROOF BUILDING PAPER TO EXTEND UNDER THE BUILDING PAPER BEHIND THE WALL FINISH PER CODE. EXTERIOR OPENINGS EXPOSED TO WEATHER SHALL BE FLASHED IN SUCH A MANNER AS TO MAKE THEM WEATHERPROOF, PER CBC 1405.4. 4. ALL FRAMING AND/OR DECORATIVE PLANT -ON AND TRIM EXPOSED TO THE WEATHER AND EXTENDING INTO WALL FRAMING SHALL BE FLASHED AND HAVE PROTECTIVE TREATMENT. ALL BEAMS, OUTLOOKERS, AND CORBELS REQUIRE SHEET METAL FLASHING. 5. FLASHING: 26 GAUGE CORROSION RESISTANT METAL MINIMUM, LAP JOINTS AND FILL WITH MASTIC/SEALANT, U.N.O. 6. SELECT ALL METALS EXPOSED TO, OR IN CONTACT WITH AIR, MOISTURE, CORROSIVE ATMOSPHERIC CONDITIONS, OTHER METALS AND OTHER CONSTRUCTION MATERIALS FOR MAXIMUM CORROSION RESISTANCE, AND LACK OF STAINING AND NEGATIVE REACTIVITY WITH OTHER CONSTRUCTION MATERIALS. WHERE APPROPRIATE AND APPROVED BY CLIENT -PROVIDED METAL SPECIALIST, FLASHING EXPOSED TO ENVIRONMENTAL EXPOSURE MAY BE HOT DIPPED GALVANIZED OR PROPERLY PRIMED AND PAINTED SHEET METAL TO PREVENT RUST OR CORROSION. 7. INSTALL ROOFING AND WALL CORROSION RESISTANT METAL FLASHING PER MANUFACTURER'S INSTRUCTION INCLUDING THE USE OF FASTENERS AND ANCHORING DEVICES IN HIGH WIND AREAS, CAREFULLY INCORPORATING FLASHING SCUPPERS, JACKS, SLEEVES, ROOF DRAINS, SKYLIGHTS, ETC., SUPPLIED BY OTHERS. 8. MOISTURE BARRIER: REFER TO SOILS REPORT RECOMMENDATION. 9. WINDOW FLASHING: UNLESS NOTED IN WRITING BY THE OWNER, FLASH DOOR, WINDOW & WALL LOUVERED OPENINGS PER AAMA 2400-02, W/ 12" WIDE "MOISTOP" FLASHING SYSTEM BY FORTIFIBER CORPORATION, OR APPROVED EQUAL. INSTALL PER MANUFACTURER'S INSTRUCTIONS. CAULK FLASHING WITH MATERIAL APPROVED AND TESTED BY FLASHING MANUFACTURER, FLASHING TO MEET ASTM E2112 STANDARDS. 10. ELASTOMERIC SHEET MEMBRANE: FLASHING ON ALL NON -VERTICAL STUCCO SURFACES AND BENEATH COPINGS: PROVIDE SELF-SEALING, SELF -HEALING, FULLY ADHERING, COMPOSITE FLEXIBLE FLASHING CONSISTING OF 36 MIL THICK PLIABLE AND HIGHLY ADHESIVE RUBBERIZED ASPHALT COMPOUND BOUNDED COMPLETELY AND INTEGRALLY TO 4 MIL THICK, HIGH DENSITY, TWO PILES OF CROSS LAMINATED POLYETHYLENE FILM TO PRODUCE AN OVERALL 40 MIL THICKNESS; PROTECTED FROM CONTAMINATION FROM DUST OR DIRT BY A SILICONE -COATED RELEASE SHEET, TO BE REMOVED IMMEDIATELY BEFORE INSTALLATION. FLASHING SHALL BE "VYCOR" WALL MEMBRANE BY W.R. GRACE & CO. OR APPROVED EQUAL. COMPLETE WITH SURFACE CONDITIONERS AND RUBBERIZED ASPHALT -BASED TERMINATION MASTIC AS REQUIRED FOR PROPER WATER -TIGHT INSTALLATION. MEMBRANE NEED NOT BE APPLIED OVER FOAM TRIM UNLESS SHOWN OTHERWISE ON PLANS. 11. BUILDING PAPER: ALL WEATHER -EXPOSED SURFACES SHALL HAVE A WEATHER -RESISTIVE BARRIER PER CBC 1402.2, "60 -MINUTE JUMBO TEX" BY FORTIFIBER CORPORATION, OR APPROVED EQUAL- GRADE'D', TO PROTECT THE INTERIOR COVERING. BUILDING PAPER AND FELT SHALL BE FREE FROM HOLES AND BREAKS OTHER THAN THOSE CREATED BY FASTENERS AND CONSTRUCTION SYSTEM DUE TO ATTACHING OF THE BUILDING PAPER, AND SHALL BE APPLIED OVER STUDS OR SHEATHING OF ALL EXTERIOR WALLS, SUCH PAPER SHALL BE APPLIED HORIZONTALLY WITH UPPER LAYER LAPPED OVER LOWER SHEET NOT LESS THAN 2". WHERE VERTICAL JOINTS OCCUR, PAPER SHALL BE LAPPED NOT LESS THAN 6". 12. FURNISH AND INSTALL FIRE, THERMAL AND SOUND INSULATION COMPLETE, INCLUDING ALL ENERGY COMPLIANCE REQUIREMENTS. INSULATION REQUIREMENTS INDICATED IN CF -IR FORMS TO SUPERSEDE ALL INFORMATION GIVEN. 13. THERMAL INSULATION: INSTALL BATTS BETWEEN JOISTS, AT ALL CEILINGS OF CONDITIONED AREAS EXPOSED TO ROOF OR ATTIC AREAS INCLUDING VERTICAL WALLS SEPARATING CONDITIONED AREAS FROM ATTICS BETWEEN CEILINGS AND ROOF -KNEE WALLS, AND BETWEEN STUDS AT ALL EXTERIOR WALLS. BATTS SHALL BE SECURELY INSTALLED AND TIGHTLY FITTED WITHOUT COMPRESSING THE NORMAL LOFT THICKNESS. PROVIDE INSULATION STOPS/BAFFLES AS REQUIRED TO PREVENT OBSTRUCTION OF VENTS. 14. WATERPROOF DECKING: CLASS A RATED FIRE ASSEMBLY. FURNISH AND INSTALL DECK COVERING COMPLETE AND WATERTIGHT, PER MANUFACTURER'S INSTRUCTIONS. INSTALL A NATIONALLY RECOGNIZED TRAFFIC BEARING ELASTOMERIC MEMBRANE DECK SYSTEM. AN EXAMPLE IS WEATHERWARE BY DEX-O-TEX, ICC REPORT NO. 1338, OR CLIENT SELECTED SUBSTITUTE, STRICTLY FOLLOW ALL RECOMMENDATIONS REGARDING STABILITY OF FLOOR, POSITIVE SLOPE AWAY FROM LIVING AREAS, UNITIZED FLASHING AT ALL EDGE, CORNER AND VERTICAL SURFACE CONDITIONS, REINFORCING TAPE AT SUBFLOOR JOINTS, AND METAL REINFORCING AT INSIDE OR OUTSIDE (I.E.: STAIR NOSING) CORNERS, ETC. WATERPROOF DECKS SHALL BE FLOOD TESTED. COLOR AND TEXTURE TO MATCH EXISTING. 15. PROVIDE CORROSION RESISTANT GUTTERS AND DOWNSPOUTS AS REQUIRED BY THE SOILS REPORT AND AS NOTED ON ROOF PLAN. DOWNSPOUTS SHALL DISCHARGE INTO A SEPARATE SUBSURFACE DRAINAGE SYSTEM OR ONTO SPLASH BLOCK WHOSE LOCATIONS ARE APPROVED BY THE CIVIL AND SOILS ENGINEERS. DOWNSPOUTS SHALL NOT DISCHARGE ONTO WATERPROOF WALKING SURFACES, ACCESS PATHS, STAIRS OR INTO PLANTING AREAS ADJACENT TO STRUCTURAL FOUNDATIONS. 16. PROVIDE ATTIC CROSS VENTILATION AT ALL ATTIC AREAS PER MOST STRINGENT REQUIREMENTS OF APPLICABLE CITY, COUNTY, CODE OR ROOF MATERIAL MANUFACTURER. VENT OPENINGS SHALL BE COVERED WITH CORROSION RESISTANT METAL MESH WITH MESH OPENINGS OF 1/4" IN DIMENSION. THE GENERAL CONTRACTOR SHALL NOTIFY THE ARCHITECT SHOULD ANY ENCLOSED AREA BE DISCOVERED IN THE FIELD FOR WHICH REQUIRED VENTILATION HAS NOT BEEN PROVIDED PRIOR TO THE APPLICATION OF FINISH MATERIALS. 17, CRAWL SPACE / FOUNDATION VENT- PROVIDE CROSS VENTILATION AT ALL ENCLOSED AREAS EXPOSED TO GRADE PER CODE REQUIREMENTS. VENT OPENINGS SHALL BE COVERED WITH CORROSION RESISTANT METAL MESH WITH MESH OPENINGS 1/4" DIMENSION. 18, VENT DRYER TO OUTSIDE AIR WITH MINIMUM 4" DIAMETER SMOOTH METAL DUCT WITH BACK DRAFT DAMPER PER CODE AND LOCAL JURISDICTIONAL REQUIREMENTS. LENGTH OF RUN AND NUMBER OF BENDS TO BE MINIMIZED. DUCT RUNS EXCEEDING MAXIMUM ALLOWED BY CODE SHALL BE OVERSIZED TO ENSURE ADEQUATE AIR FLOW IN ACCORDANCE WITH APPROVED CALCULATIONS BY OTHERS. 19. THERMAL INSULATION: INSTALL BATTS BETWEEN JOISTS, AT ALL CEILINGS OF CONDITIONED AREAS EXPOSED TO ROOF OR ATTIC AREAS INCLUDING VERTICAL WALLS SEPARATING CONDITIONED AREAS FROM ATTICS BETWEEN CEILINGS AND ROOF -KNEE WALLS, AND BETWEEN STUDS AT ALL EXTERIOR WALLS. BATTS SHALL BE SECURELY INSTALLED AND TIGHTLY FITTED WITHOUT COMPRESSING THE NORMAL LOFT THICKNESS. PROVIDE INSULATION STOPS/BAFFLES AS REQUIRED TO PREVENT OBSTRUCTION OF VENTS. DIVISION 8 - DOORS, WINDOWS AND GLASS 1. ALL GLASS AND GLAZING SHALL COMPLY WITH CBC CHAPTER 24 AND MUST BE LABELED SAFETY GLAZING FOR IMPACT WHERE REQUIRED. 2. TEMPERED GLASS: PROVIDE SAFETY GLAZING PER CBC 2406. ALL GLASS IN OPERABLE DOORS TO BE TEMPERED GLASS. ALL GLASS LESS THAN 18" ABOVE ADJACENT WALKING SURFACE SHALL BE TEMPERED. 3. WEATHERSTRIPPING: ALL EXTERIOR DOORS AND WINDOWS TO BE FULLY WEATHER-STRIPPED PER LOCAL CODES AND TITLE 24 REQUIREMENTS. 4. REFER TO CONSTRUCTION DOCUMENTS FOR DOOR AND WINDOW SIZES. 5. MATERIALS: GLASS: GRADE TO BE DSB AND SSB AND AS REQUIRED CBC CHAPTER 24. ALL GLASS TO BE FLOAT GLASS QUALITY. CAULKING COMPOUND: SHALL BE SUITABLE GRADE FOR APPLICATION, PER INDUSTRY STANDARD. FLEXIBLE TYPE. COLOR: NEUTRAL. WEATHERSTRIPPING: VINYL BEAD TYPE AT HEAD AND JAMBS OF ALL EXTERIOR DOORS. 6. DOORS: COLOR AND FINISH TO MATCH EXISTING. REFER TO PLANS FOR SIZES AND DESCRIPTION OF ALL DOORS. 7. WINDOWS: COLOR AND FINISH TO MATCH EXISTING. REFER TO PLANS FOR SIZE AND DESCRIPTION OF ALL WINDOWS. WINDOWS SHALL HAVE FACTORY INTEGRATED NAILING FINS AT ALL 4 SIDES IN WHICH TO ATTACH PERIMETER FLASHING MATERIALS. 8. DUAL GLAZING: PROVIDE DUAL GLAZING AT ALL WINDOWS, TO MATCH EXISTING. 9. EGRESS WINDOWS: ESCAPE OR RESCUE WINDOWS SHALL HAVE A MINIMUM NET CLEAR OPENABLE AREA OF 5.7SF, OR 5.OSF AT GRADE LEVEL PER CBC 1030.2. THE MINIMUM NET CLEAR OPENABLE HEIGHT DIMENSION SHALL BE 24", AND MIN. WIDTH DIMENSION SHALL BE 20" PER CBC 1030.2.1. EGRESS WINDOWS SHALL HAVE A FINISHED SILL HEIGHT NOT MORE THAN 44" ABOVE THE FINISHED FLOOR, PER CBC 1030.3. 10. LIGHT AND VENTILATION: GUEST ROOMS AND HABITABLE ROOMS WITHIN A DWELLING UNIT SHALL BE PROVIDED WITH NATURAL LIGHT BY MEANS OF A GLAZED EXTERIOR OPENINGS WITH AN AREA NOT LESS THAN 8 -PERCENT OF THE FLOOR AREA, PER CBC 1205.2. GUEST ROOMS AND HABITABLE ROOMS WITHIN A DWELLING UNIT SHALL BE PROVIDED WITH NATURAL VENTILATION BY MEANS OF OPENABLE EXTERIOR OPENINGS WITH AN AREA NOT LESS THAN 4 -PERCENT OF THE FLOOR AREA, PER CBC 1203.5.1. DIVISION 9A - DRYWALL 1. NAILING: EMBEDMENT INTO STRUCTURAL FRAMING PER CODE AND MANUFACTURER REQUIREMENTS. FASTENER LENGTH TO BE INCREASED WHERE STRUCTURAL PANELING IS A COMPONENT OF THE WALL SYSTEM. SEE PLANS FOR LOCATION OF STRUCTURAL PANELING. THE SUBCONTRACTOR, AT HIS OPTION, MAY USE WALLBOARD SCREWS IN LIEU OF NAILS AS ALLOWED BY THE RATED ASSEMBLY EVALUATION TEST REPORT AND LOCAL CODE REQUIREMENTS. ALL DRYWALL TO BE INSPECTED PRIOR TO TAPING. 2. INTERIOR WALLS SHALL BE COVERED WITH ONE LAYER 1/2" THICK MIN. GYPSUM WALLBOARD, SCREWED DIRECTLY TO STUDS AND JOISTS, WITH ALL SEAMS TAPED AND FILLED FLUSH WITH APPROVED JOINT COMPOUND IN ACCORDANCE WITH THE MANUFACTURER'S SPECIFICATIONS. ALL NAIL HEADS SHALL BE DIMPLED AND SPACKLED FLUSH WITH COMPOUND. GYPSUM WALLBOARD TEXTURES TO MATCH EXISTING. CORNERS TO MATCH EXISTING. WHERE INDICATED ON PLANS, AT ALL I -HOUR DIVISION WALLS INSTALL ONE LAYER OF 5/8" THICK FIRE -RATED GYPSUM WALLBOARD. ALL STAIRWELLS TO HAVE 2 LAYERS 5/8" TYPE'X' GYPSUM DRYWALL AT STORAGE BELOW. 3. DRYWALL SHALL NOT BE INSTALLED UNTIL BUILDING IS WEATHER TIGHT, PER CBC 2508.2.11. 4. FLOORS METAL FRAMES, TRACKS, AND WOOD JAMBS AND FINISH MATERIALS TO BE THOROUGHLY CLEANED TO FIELD SUPERINTENDENT'S APPROVAL. 5. UNDER NO CIRCUMSTANCES WILL SHEET ROCK BE APPLIED OVER CROOKED OR BOWED STUDS. ALL WALLS WILL BE IN A SATISFACTORY CONDITION FOR PAINTING. THE PAINTING AND JOB SUPERINTENDENTS TO APPROVE WALLS PRIOR TO PAINTING. 6. DRYWALL CONTRACTOR TO REMOVE ALL HIS DEBRIS FROM JOB SITE. 7. PROVIDE WATER RESISTANT DRYWALL AT ALL BATH AND KITCHEN AREAS, PER CBC 2508 8. GARAGE WALLS, CEILING OR COLUMNS ADJACENT TO OR UNDER DWELLING WHICH SUPPORT OCCUPANCY SEPARATION SHALL BE PROTECTED WITH 5/8" TYPE'X' WALLBOARD AS WELL AS UNDERSIDE OF STAIRS, EXPOSED ROMEX AND BACK OF ELECTRICAL PANEL. 9. SUPPORTS SHALL BE PLACED PER CBC 2504, NOT TO EXCEED THE SPACING SET FORTH IN TABLE 25-G FOR SINGLE -PLY APPLICATION AND TABLE 25-H FOR TWO-PLY APPLICATION. FASTENERS SHALL NOT BE SPACED LESS THAN 3/8" FROM EDGES AND ENDS OF GWB. FASTENERS AT THE TOP AND BOTTOM PLATES OF VERTICAL ASSEMBLIES, OR THE EDGES AND ENDS OF HORIZONTAL ASSEMBLIES PERPENDICULAR TO SUPPORTS, AND THE WALL LINE MAY BE OMITTED EXCEPT ON SHEAR -RESISTING ELEMENTS OR FIRE -RESISTIVE ASSEMBLIES, PER CBC 2511.3. FASTENERS SHALL BE APPLIED IN SUCH A MANNER AS TO NOT FRACTURE THE FACE PAPER WITH THE FASTENER HEAD. 10. SINGLE -PLY APPLICATION: PER CBC 2508.3. ALL EDGES AND ENDS OF GWB SHALL OCCUR ON THE FRAMING MEMBERS, EXCEPT THOSE EDGES AND ENDS THAT ARE PERPENDICULAR TO THE FRAMING MEMBERS. ALL EDGES AND ENDS OF GWB SHALL BE IN MODERATE CONTACT EXCEPT IN CONCEALED SPACES WHERE FIRE -RESISTIVE CONSTRUCTION OR DIAPHRAGM ACTION IS NOT REQUIRED. 11. TWO-PLY APPLICATION: PER CBC 2508.4. THE BASE SHALL BE APPLIED IN THE SAME FASHION AS SINGLE -PLY APPLICATION. THE FACE PLY OF GWB MAY BE APPLIED WITH GYPSUM WALLBOARD JOINT COMPOUND OR APPROVED ADHESIVE FURNISHING FULL COVERAGE BETWEEN THE PLIES OR WITH FASTENERS IN ACCORDANCE WITH TABLE 2508.5. WHEN THE FACE PLY IS INSTALLED WITH JOINT COMPOUND OR ADHESIVE, THE JOINTS OF THE FACE NEED NOT OCCUR ON SUPPORTS. TEMPORARY NAILS OR SHORING SHALL BE USED TO HOLD FACE PLY IN POSITION UNTIL THE JOINT COMPOUND OR ADHESIVE DEVELOPS ADEQUATE BOND. DIVISION 913 - STUCCO 1. ALL STUCCO SHALL CONFORM TO CHAPTER 25 OF THE CBC. EXTERIOR STUCCO SHALL BE MINIMUM 7/8" THICK, 3 -COAT WORK SHALL BE USED PER CBC 2512, WITH A CORROSION RESISTANT LATH AND LATH ATTACHMENTS PER CBC 2510. THE PROPORTION OF AGGREGATE TO CEMENTITIOUS MATERIALS SHALL BE SET FORTH IN TABLE 2507.21. 2. PLASTERING CONTRACTOR SHALL PROTECT ALL MASONRY, FIREPLACES AND WOOD PANELING AND EXPOSED WOODWORK PRIOR TO START OF PLASTERING OPERATION. IN ANY EVENT, HE SHALL MAKE CERTAIN THAT ALL FINISH SURFACES ARE CLEAN AND FREE OF PLASTER UPON COMPLETION OF HIS WORK. ALL METAL FRAMES SHALL BE KEPT CLEAN AS THE SHEET ROCK PLASTERING WORK PROCEEDS. ALL JAMBS AND FRAMES SHALL BE WASHED FREE OF STRAY PLASTER AS WORK PROGRESSES. ALL WINDOWS AND DOOR TRACKS SHALL BE KEPT FREE OF PLASTER AND DEBRIS. PLASTERER TO REMOVE ALL HIS DEBRIS FROM THE JOB SITE. 3. ALL CORNER BEAD AND MILCOR SHALL BE SET STRAIGHT PLUMB, LEVEL SQUARE, AS THE JOB REQUIRES, WHERE THERE ARE MARGINS, THEY SHALL BE EVEN AND UNIFORM. WHERE MILCOR JOINTS MIGHT BREAK IN THE MIDDLE OF A WINDOW HEAD, THEY SHALL BE BROKEN AT THE LEAST OBVIOUS POINT, SUCH AS A POST. MILCOR MITERS SHALL BE NEAT AND SQUARE. 4. STUCCO: AS MANUFACTURED BY OMEGA, OR APPROVED SIMILAR. COLOR TO MATCH EXISTING, AS SELECTED BY OWNER. HAND TROWELED FINISH TO MATCH EXISTING, AS SELECTED BY OWNER. 6. BACKING OR A CORROSION RESISTANT LATH SHALL PROVIDE SUFFICIENT RIGIDITY TO PERMIT PLASTER APPLICATION, PER CBC 2510. PROVIDE EXPANDED METAL LATH AT SOFFITS AND HORIZONTAL SURFACES OVER 2 LAYERS GRADED' BUILDING PAPER OVER FRAMING. INA VERTICAL ASSEMBLY, LATH WIRE IS TO BE LAPPED NO LESS THAN 2". WHERE NO EXTERNAL CORNER REINFORCEMENT IS USED, LATH SHALL BE FURRED OUT AND CARRIED AROUND CORNERS AT LEAST AT LEAST ONE SUPPORT ON FRAME CONSTRUCTION. 7. WEEP SCREED: A WEEP SCREED SHALL BE PROVIDED AT OR BELOW THE FOUNDATION PLATE LINE ON ALL EXTERIOR STUD WALLS. THE SCREED SHALL BE PLACED A MINIMUM OF 6 INCHES ABOVE GRADE AND 2 INCHES ABOVE PAVED SURFACES AND SHALL BE OF A TYPE, WHICH WILL ALLOW TRAPPED WATER TO DRAIN TO THE EXTERIOR OF THE BUILDING. THE WEATHER -RESISTIVE BARRIER AND EXTERIOR LATH SHALL COVER AND TERMINATE ON THE ATTACHMENT FLANGE OF THE SCREED, PER CBC 2512.1.2. 8. 3 -COAT STUCCO APPLICATION: BASE COATS (SCRATCH AND BROWN COAT) TO BE APPLIED (PER CBC SECTION 2512) AND MOIST CURED AS SET FORTH IN TABLE 2512.6, PER CBC 2512.6. FINISH COAT TO BE APPLIED IN ACCORDANCE WITH TABLE 2512.6, PER CBC 2512.6. ALLOW 48HRS TYPICALLY BETWEEN COATS. DIVISION 9C - FLOORING 1. MATERIALS AND COLORS TO BE SELECTED BY OWNER AND INTERIOR DESIGNER 2. MATERIALS SHALL BE APPLIED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS. 3. TILE ON FLOOR, SLAB OR WOOD FRAMING SHALL BE INSTALLED PER THE TILE COUNCIL OF AMERICA STANDARDS, INCLUDING ALL EXPANSION AND CONTROL JOINTS. 4. PROVIDE WATERPROOF MEMBRANE BENEATH TILE OVER WATER RESISTANT BACKING BOARD AS RECOMMENDED BY MANUFACTURER AND THE CERAMIC TILE INSTITUTE AND TILE COUNCIL OF AMERICA STANDARDS AT ALL AREAS SUBJECT TO MOISTURE AND WATER (I.E., TUBS/SHOWERS). 5. PROVIDE POSITIVE SLOPE AT TILE SEATS WITHIN SHOWERS AND AT FLOOR TOWARDS FLOOR DRAIN 6. SEE FLOOR PLANS FOR LOCATION OF NEW FLOORING. DIVISION 9E - PAINTING & FINISHING 1. ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCE STANDARDS OF THE PAINT HANDBOOK BY GUY WEISMANTEL, �__ CURRENT EDITION. Lij 2. PROVIDE PAINTING WORK AS INDICATED AND SPECIFIED, COMPLETE INCLUDING PREPARATION OF SURFACES OTHER THAN �__ THOSE THAT ARE FACTORY PRIMED. 3. PAINTING SUBCONTRACTOR SHALL COORDINATE WITH FRAMING SUBCONTRACTOR THE INSTALLATION OF ALL EXTERIOR ry WOOD TRIM TO ENSURE THAT ALL SIDES AND CUT ENDS ARE PRIMED PRIOR TO INSTALLATION. PAINTING SUBCONTRACTOR SHALL Lij COORDINATE WITH GYPSUM WALLBOARD, METAL, SHEET METAL, CABINET AND STUCCO SUBCONTRACTORS (AND OTHERS) TO n ENSURE PAINTING CONFORMS WITH CODE AND INDUSTRY STANDARDS AND DOES NOT CONFLICT WITH THE WORK OF OTHERS. 4. ALL MATERIALS SHALL BE DELIVERED TO THE SITE IN SEALED ORIGINAL MANUFACTURER'S CONTAINERS. NO THINNING OF Z MATERIAL SHALL BE ACCEPTABLE. Lij 2 5. COLORS: TO MATCH EXISTING, AS SELECTED BY THE OWNER 6. EACH COAT SHALL BE UNIFORMLY APPLIED, WELL BRUSHED OUT AND FREE OF BRUSH MARKS, RUNS, SAGS OR SKIPS. O 1 7. PAINT FINISHES SHALL BE CUT SHARPLY TO LINE. PROTECT ADJACENT SURFACES. \w 8. SUBCONTRACTOR WILL BE RESPONSIBLE FOR ANY DAMAGE RESULTING FROM OVERSPRAY, AND FOR ALL NECESSARY Lij CLEAN-UP. Q 9. SEMI -GLOSS PAINT TO BE ROLLER OR BRUSH APPLIED. I Q 10. SURFACES SHALL BE CLEAN AND DRY, AND IN SUITABLE CONDITION FOR FINISH SPECIFIED. REMOVE ALL OIL, GREASE, BOND � BREAKING AGENTS, DUST, MILL SCALE AND EFFLORESCENCE. 11. CRACKS, HOLES, AND KNOTS SHALL BE FILLED, SANDED SMOOTH, AND SEALED. WOOD SURFACES, EXCEPT RESAWN WOOD, O SHALL BE SANDED PERFECTLY SMOOTH. SANDING DUST SHALL BE COMPLETELY REMOVED. ' ` :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w U z Lu 0 W m z 0 O GV 0` >- Q mU z= OU UQ QW W m Co H-- �o rV �O IL Lu Z 11 .29. 17 GENERAL NOTES SCALE: N/A A010 :21 PA2017-250 12. TRIM AND OTHER FINISH WORK SHALL BE BACK -PAINTED PRIOR TO INSTALLATION, TO MINIMIZE INCONSISTENT SHRINKAGE. 13. EXTERIOR EXPOSED CONCRETE AND MASONRY: TWO COATS MASONRY PAINT. 14. EXTERIOR WOOD, INCLUDING SIDING, GARAGE DOORS, RAILINGS, FASCIA, EXPOSED BEAMS, ALL TRIM, ETC.: TWO COATS. 15. EXPOSED METAL, INCLUDING VENT PIPES, EXHAUST VENTS, HEATING AND AIR CONDITIONING UNITS, GRILLS, ETC.: TWO COATS OF PAINT OVER ONE COAT OF PRIMER. COLOR TO MATCH ADJACENT SURFACES. 16. ALL EXPOSED EDGES OF TRIM TO BE SAME COLOR AS FACE. 17. SUBCONTRACTOR SHALL SEAL ALL SIX SIDES OF ALL DOORS. 18. THE NUMBER OF COATS NOTED ABOVE SHALL BE CONSIDERED MINIMUM. APPLY ADDITIONAL COATS IF REQUIRED TO PROVIDE FULL AND EVEN COVERAGE THROUGHOUT. 19. FULLY SEAL AND PRIME ALL CUT ENDS OF WOOD MEMBERS IN CONTACT WITH OTHER WOOD MEMBERS. 20. CEILINGS AND WALLS -KITCHENS, NOOKS, BATHROOMS AND INTERIOR SERVICE ROOMS: ONE COAT SEALER AND ONE COAT SEMI -GLOSS ENAMEL, UNO. -ALL OTHER ROOMS: ONE COAT SEALER AND ONE COAT FLAT PAINT, UNLESS NOTED OTHERWISE. 21. DOORS, FRAMES, WOOD BASE, SHELF CLEATS: ONE COAT PRIMER, ONE COAT SEMI -GLOSS ENAMEL. 22. STAIN GRADE CABINETS: ONE COAT SANDING SEALER, ONE COAT STAIN, TWO COATS LACQUER. 23. PAINT GRADE CABINETS, RAILINGS, WOOD CAPS ETC: ONE COAT SEALER AND ONE COAT SEMI -GLOSS ENAMEL. PZNffkVl1;lRW.Y11:715.1011110SI P►I.71l1�►rry\�1 [.1l aR•Iq►�r.Y113yN14.>A 25. LUMINOUS CEILING RECESSES ARE TO BE PAINTED WITH ONE (1) COAT SEALER AND ONE (1) COAT WHITE ENAMEL HIGH GLOSS. 26. ALL EXPOSED INTERIOR WOOD BEAMS TO BE PAINTED TO MATCH CEILING OR SOLID STAIN PER CLIENT. 27. SUBCONTRACTOR SHALL SEAL ALL SIX SIDES OF INTERIOR DOORS IN ROOMS WHICH GENERATE MOISTURE - I.E.: BATHS, KITCHEN, SERVICE ROOMS. 28. THE NUMBER OF COATS NOTED ABOVE SHALL BE CONSIDERED MINIMUM. APPLY ADDITIONAL COATS IF REQUIRED TO PROVIDE FULL AND EVEN COVERAGE THROUGHOUT. DIVISION 10 -SPECIALTY FINISHES 1. FURNISH AND INSTALL COMPLETE IN WORKING ORDER THE ITEMS INDICATED ON THE PLANS AS SPECIFIED HEREIN. 2. THE GENERAL CONTRACTOR TO VERIFY COMPATIBILITY OF ALL ADJACENT FINISH MATERIALS WITH ALL SELECTED FIXTURES AND APPLIANCES, ALL FIXTURES AND APPLIANCES TO BE CEC CERTIFIED. 3. LAVATORY: SHALL BE AS SELECTED BY OWNER, UNDER MOUNTED. 4. LAUNDRY SINK: SHALL BE AS SELECTED BY OWNER, 30" WALL MOUNTED - VERIFY. 5. SHOWER ENCLOSURE: SIZE AS INDICATED ON PLANS; TEMPERED, SHATTERPROOF GLASS ENCLOSURE. FRAME SHALL BE AS SELECTED BY OWNER, MINIMUM 72" HIGH ABOVE DRAIN. 6. DISHWASHER: SHALL BE AS SELECTED BY OWNER, 24" WIDE - VERIFY. 7. RANGE/OVEN: GAS, SLIDE -IN OVEN BELOW: 36" WIDE - VERIFY. 36" EXHAUST HOOD ABOVE, AS SELECTED BY OWNER. 8. MICROWAVE/OVEN/WARMING DRAWER: 30" WIDE- VERIFY, AS SELECTED BY OWNER. 9. REFRIGERATOR: AS SELECTED BY OWNER. PROVIDE 42" WIDE X 84" HIGH SPACE- VERIFY. 1I�1lul��:�q�;a[•7q:7�N7:7[.Y9q:xilq.7:l'c•LI��:�lz•]�n.]xcZ�llWi.7 (:1�YI:1[•7:E9LHl a;71ys 11. SINK: SHALL BE AS SELECTED BY OWNER, STAINLESS STEEL FARMHOUSE SINK WITH DISPOSAL: 42" WIDE - VERIFY. DIVISION 15A -PLUMBING 1. REFER TO PLUMBING DRAWINGS BY OTHERS FOR SPECIFICATIONS, NOTES, AND DETAILS TO BE USED ON THIS PROJECT. SUBCONTRACTOR TO SUPPLY AND SUBMIT TO THE APPROPRIATE APPROVAL AGENCY LOAD CALCULATIONS AND DRAWINGS FOR APPROVAL PRIOR TO COMMENCING WORK. SUBMIT ONE SET TO THE ARCHITECT FOR REVIEW AND CONFORMANCE WITH THE VISUAL DESIGN CONCEPT PRIOR TO COMMENCING WORK. SUBCONTRACTOR SHALL COORDINATE HIS DRAWINGS WITH THE ARCHITECT'S. FOR ALL PLUMBING, THE REQUIREMENTS OF THE PLUMBING DRAWINGS TAKE PRECEDENCE OVER THE REQUIREMENTS HEREIN. 2. SUPPLY ALL LABOR, TRANSPORTATION, MATERIALS, ETC., FOR INSTALLATION OF COMPLETE PLUMBING SYSTEM TO OPERATE ACCORDING TO THE BEST PRACTICES OF THE TRADE AND INCLUDING BUT NOT LIMITED TO: FIXTURES, HOT AND COLD WATER PIPING, EXHAUST FLUES, COMBUSTION AIR, GAS PIPING, DRAINS, SOIL AND VENT PIPING, HOT WATER HEATERS, PIPE INSTALLATION, METERS, VALVES, VAULTS, ETC. ALL MATERIALS, WORK, ETC., TO COMPLY WITH ALL REQUIREMENTS OF ALL LEGALLY CONSTITUTED PUBLIC AUTHORITIES HAVING JURISDICTION INCLUDING ALL COUNTY AND STATE ORDINANCES. 3. CORROSIVE PROPERTIES OF SOIL: FOLLOW ALL RECOMMENDATIONS IN THE FINAL SOILS REPORT FOR ALL MATERIALS WITHIN OR IN PROXIMITY OF SOIL AS NECESSARY. 4. WASTE AND SOIL PIPE: SERVICE WEIGHT, CAST IRON NO -HUB AT FIRST FLOOR OF A TWO-STORY UNIT; ABS WITH ABS SOLVENT ALL OTHER AREAS. 5. VITRIFIED CLAY PIPE: FIRST GRADE, SALT GLAZED; CONFORM WITH ASTM C700; OUTSIDE AND WITHIN 5-0" OF BUILDING. 6. DOMESTIC WATER PIPING: TYPE L OR K COPPER TUBING BELOW GRADE AND SLAB - VERIFY WITH SOIL COMPATIBILITY; ALL OTHER COPPER TUBING SHALL BE TYPE M. FITTINGS - WROUGHT COPPER OR CAST BRONZE. USE NO -LEAD SOLDER. 7. DIELECTRIC ISOLATORS: EPCA TYPE FX, FB OR GX DIELECTRIC UNIONS. 8. VENT PIPING: ABS D2661-68. 9. VALVES, STOPS, CLOCKS: ANTI -SCALDING SHOWER AND TUB VALVES ARE REQUIRED PER APPLICABLE CODE OR CLIENT, SELECTED SUBSTITUTE. 10. DRAINS: SIZED AS REQUIRED. PROVIDE OVERFLOWS AS INDICATED ON PLANS AND AS NECESSARY. 11. AIR CHAMBERS AT EACH END OF HEADERS, SHALL BE 36 -INCHES LONG, ONE PIPE SIZE LARGER THAN HEADER. INDIVIDUAL CHAMBERS SHALL BE 18 INCHES LONG, ONE PIPE SIZE LARGER THAN BRANCH TO FIXTURE. 12. ALL GAS PIPING SHALL CONFORM TO CPC/UPC CHAPTER 12 FOR MATERIALS, INSTALLATION AND TESTING. 13. GAS PIPING IS NOT PERMITTED UNDER STRUCTURES OR SLABS EXCEPT AT KITCHEN COOKING ISLANDS AS ALLOWED BY ADMINISTRATIVE CONSTRUCTION POLICY 88-6. 14. ROUGHING -IN SHALL BE COMPLETED, TESTED AND INSPECTED AS REQUIRED BY CODE BEFORE CLOSING -IN WITH OTHER WORK. 15. OPENINGS IN PIPES, DRAINS, AND FITTINGS SHALL BE KEPT COVERED DURING CONSTRUCTION. 16. PROVIDE SOLID BACKING FOR SECURING FIXTURES. ALL FIXTURES TO BE SET LEVEL. 17. PROVIDE CLEANOUTS AT ENDS OF ALL LINES WHERE REQUIRED BY CODES. 18. BLACK IRON AND GALVANIZED STEEL PIPE JOINTS SHALL BE MADE WITH APPROVED PIPE THREAD COMPOUND. 19. PROVIDE SHUT-OFF VALVES AT EACH FIXTURE. 20. PROVIDE COLD WATER LINE TO REFRIGERATOR SPACE IN RECESSED BOX OR IN CABINET IMMEDIATELY ADJACENT AND ACCESSIBLE TO REFRIGERATOR SPACE. 21. ISOLATE ALL PIPING FROM STRUCTURE WITH FIBER PADDING AND AT ALL PENETRATIONS WITH ELASTIC CAULKING OR SOUND ISOLATORS. 22. ALL VENTS TO LEAD TO OUTSIDE AIR, WHERE POSSIBLE, LOCATE ALL ROOF VENTS TO REAR SIDE OR RIDGES. VENTS TO TERMINATE NOT LESS THAN 10'-0" FROM, OR NOT LESS THAN 3'-0" ABOVE AN OPENABLE WINDOW, DOOR, OPENING, AIR INTAKE, OR VENT SHAFT, OR NOT LESS THAN 3'-0" IN EVERY DIRECTION FROM A LOT LINE, ALLEY AND STREET EXCEPTED. 23. PROVIDE AIR CHAMBERS AT LAVATORY, DISHWASHER AND CLOTHES WASHER WATER CONNECTIONS. SET VERTICALLY AS CLOSE TO FIXTURE AS POSSIBLE. 24. NO ALTERATIONS TO THE STRUCTURAL FRAME, DIAPHRAGMS, CONNECTIONS OR SHEAR PANELS SHALL BE MADE WHICH WOULD COMPROMISE THE DESIGNED STRUCTURAL INTEGRITY OF SUCH ELEMENTS WITHOUT PRIOR WRITTEN APPROVAL FROM THE STRUCTURAL ENGINEER. I��.�:�•�i.u��a:�y:r_�:�:l�:aar:�n�.�ee��i�:�r_�:ila�Yl 26. SUBCONTRACTOR TO SUPPLY AND SUBMIT TO THE APPROPRIATE APPROVAL AGENCY ANY REQUIRED CALCULATIONS AND DRAWINGS FOR APPROVAL PRIOR TO COMMENCING WORK. SUBMIT ONE SET TO THE ARCHITECT FOR REVIEW AND CONFORMANCE WITH THE VISUAL DESIGN CONCEPT PRIOR TO COMMENCING WORK. SUBCONTRACTOR SHALL COORDINATE HIS DRAWINGS WITH THE ARCHITECT'S. 27. VERIFY ALL REQUIREMENTS WITH GOVERNING UTILITY COMPANY. DIVISION 15C - HEATING AND AIR CONDITIONING 1. REFER TO MECHANICAL DRAWINGS BY OTHERS FOR SPECIFICATIONS, NOTES, AND DETAILS TO BE USED ON THIS PROJECT. SUBCONTRACTOR TO SUPPLY AND SUBMIT TO THE APPROPRIATE APPROVAL AGENCY LOAD CALCULATIONS AND DRAWINGS FOR APPROVAL PRIOR TO COMMENCING WORK. SUBMIT ONE SET TO THE ARCHITECT FOR REVIEW AND CONFORMANCE WITH THE VISUAL DESIGN CONCEPT PRIOR TO COMMENCING WORK. SUBCONTRACTOR SHALL COORDINATE HIS DRAWINGS WITH THE ARCHITECT'S. FOR ALL MECHANICAL WORK, THE REQUIREMENTS OF THE MECHANICAL DRAWINGS TAKE PRECEDENCE OVER THE REQUIREMENTS HEREIN. 2. SUPPLY ALL LABOR, TRANSPORTATION, MATERIALS, ETC., FOR INSTALLATION OF A COMPLETE HEATING AND AIR CONDITIONING SYSTEM TO OPERATE ACCORDING TO THE BEST PRACTICES OF THE TRADE INCLUDING, BUT NOT LIMITED TO: MECHANICAL UNITS, DUCTS, REGISTERS, CATWALKS, GRILLES, BOOTS, VENT PIPES, DAMPERS, COMBUSTION AIR, FANS, VENTILATORS, REFRIGERANT LINES, REFRIGERANT, ETC. ALL MATERIALS, WORK, ETC., TO COMPLY WITH ALL REQUIREMENTS OF ALL LEGALLY CONSTITUTED PUBLIC AUTHORITIES HAVING JURISDICTION INCLUDING ALL COUNTY AND STATE ORDINANCES, FURNISH AND INSTALL ALL EQUIPMENT COMPLETE AND OPERABLE. VERIFY ALL MATERIAL INSTALLATION REQUIREMENTS AND LIMITATIONS AT FIRE AND SOUND ASSEMBLIES. 3. DUCTS: CONSTRUCTED, INSTALLED AND INSULATED PER CMC/UMC CHAPTER 6. 4. NO ALTERATIONS TO THE STRUCTURAL FRAME, DIAPHRAGMS, CONNECTIONS OR SHEAR PANELS SHALL BE MADE WHICH WOULD COMPROMISE THE DESIGNED STRUCTURAL INTEGRITY OF SUCH ELEMENTS WITHOUT PRIOR WRITTEN APPROVAL FROM THE STRUCTURAL ENGINEER. 5. EQUIPMENT SHALL COMPLY WITH STATE ENERGY REQUIREMENTS FOR EFFICIENCY. DUCT WORK R -VALUE SHALL ALSO COMPLY WITH STATE ENERGY REQUIREMENTS. SUBCONTRACTOR SHALL COORDINATE HIS DRAWINGS WITH THE ARCHITECT'S. DIVISION 16 - ELECTRICAL 1. REFER TO ELECTRICAL DRAWINGS BY OTHERS FOR SPECIFICATIONS, NOTES, AND DETAILS TO BE USED ON THIS PROJECT. SHALL BE DRAWN BY OTHERS AND SUBMITTED BY THE ELECTRICAL SUBCONTRACTOR TO THE APPROPRIATE APPROVAL AGENCY FOR APPROVAL. SUBMIT ONE SET TO THE ARCHITECT FOR REVIEW OF CONFORMANCE WITH THE VISUAL DESIGN CONCEPT. SUBCONTRACTOR SHALL COORDINATE HIS DRAWINGS WITH THE ARCHITECTS. FOR ALL ELECTRICAL WORK, THE REQUIREMENTS OF THE ELECTRICAL DRAWINGS TAKE PRECEDENCE OVER THE REQUIREMENTS HEREIN. 2. SUPPLY ALL LABOR, TRANSPORTATION, MATERIALS, ETC., FOR INSTALLATION OF COMPLETE ELECTRICAL SYSTEM TO OPERATE ACCORDING TO THE BEST PRACTICES OF THE TRADE INCLUDING, BUT NOT LIMITED TO: FIXTURES, APPLIANCES, WIRING, SWITCHES, OUTLETS, TELEVISION JACKS, SERVICES, GROUNDS, TEMPORARY POWER, JUNCTION BOXES, CONDUIT, SUB -PANELS, ETC. 3. ALL MATERIALS, WORK, ETC., TO COMPLY WITH ALL REQUIREMENTS OF ALL PUBLIC AUTHORITIES HAVING JURISDICTION INCLUDING ALL COUNTY AND STATE ORDINANCES. FURNISH AND INSTALL ALL EQUIPMENT COMPLETE AND OPERABLE. VERIFY ALL MATERIAL INSTALLATION REQUIREMENTS AND LIMITATIONS AT FIRE AND SOUND ASSEMBLIES. 4. WORK AND EQUIPMENT SHALL BE IN ACCORDANCE WITH THE BEST PRACTICES OF THE TRADE AND CONFORM ALL LOCAL GOVERNING AGENCIES. 5. MATERIALS: -SWITCHES: SILENT TYPE. -INTERIOR OUTLETS: DUPLEX TYPE, 15A, 125 VOLT, A.F.C.L. -EXTERIOR OUTLETS: SINGLE WEATHERPROOF TYPE, G.F.C.I. -OUTLETS AND PULL BOXES: GALVANIZED OR SHEARARDIZED. -CONDUIT, CABLE, WIRE: PER PRESENTLY ADOPTED EDITION OF THE N.E.C. -FLUORESCENT TUBES AND BULBS: FULL SPECTRUM 3500K. -RECESSED INCANDESCENT LIGHT FIXTURES: IN THE PROXIMITY OF ATTIC, CEILING OR FLOOR INSULATION SHALL BE I.C. TYPE. 6. ALL MATERIALS SHALL BE NEW AND OF THE SAME MANUFACTURER FOR EACH CLASS OR GROUP OF EQUIPMENT. MATERIALS SHALL BE LISTED AND APPROVED BY UNDERWRITER'S LABORATORIES AND SHALL BEAR THE INSPECTION LABEL WHERE SUBJECT TO SUCH APPROVAL. MATERIALS SHALL MEET THE APPROVAL OF THE DIVISION OF INDUSTRIAL SAFETY AND ALL GOVERNING BODIES HAVING JURISDICTION. MATERIALS SHALL BE MANUFACTURED IN ACCORDANCE WITH APPLICABLE STANDARDS ESTABLISHED BY A.N.S.I., N.E.M.A. AND N.B.F.U.. INSTALL PER MANUFACTURERS' RECOMMENDATIONS. 7. IF ALUMINUM FEEDER CONDUCTORS ARE APPROVED FOR SUBSTITUTION, COPPER ONLY WITHIN UNITS, AND INSTALLED, FINAL CONNECTIONS TO VIBRATING EQUIPMENT SHALL BE COPPER ONLY AND ALL ALUMINUM TERMINATIONS SHALL BE MADE USING A HYPRESS TOOL OR OTHER MANUFACTURER'S RECOMMENDATIONS. PROVIDE ANTI -OXIDE COMPOUND ON ALL ALUMINUM TERMINATIONS. NO ALUMINUM CONDUCTOR SMALLER THAN #4 AWG. 8. CEILING FAN OUTLET BOXES SHALL BE LISTED FOR THE APPLICATION/LOCATION USED. 9. HOUSE SERVICE: VERIFY EXISTING COMPLIANT WITH ADDITIONAL REQUIREMENTS. 10. FIXTURES, SWITCH PLATES, COVERS, ETC.: SHALL BE AS SELECTED BY OWNER. 11. FIRE WARNING SYSTEM: SMOKE DETECTORS AND ALARM SYSTEMS SHALL BE HARD -WIRED WITH BATTERY BACK-UP POWER AND LOW BATTERY SIGNAL AND INSTALLED AS REQUIRED BY CBC SECTION 907. 12. CORROSIVE PROPERTIES OF SOIL: FOLLOW ALL RECOMMENDATIONS IN THE FINAL SOILS REPORT FOR ALL MATERIALS PLACED WITHIN OR IN PROXIMITY OF SOIL AS NECESSARY. 13. PROVIDE SEPARATE CIRCUITS EACH FOR DISHWASHER, GARBAGE DISPOSAL, REFRIGERATOR, RANGE OVEN AND MICROWAVE OVEN. 14. SWITCHED OUTLETS SHALL BE 1/2 HOT. 15. ALL EQUIPMENT INSTALLED OUTDOORS AND EXPOSED TO WEATHER SHALL BE WEATHERPROOF, WITH SEALANT AT ANNULAR SPACE OF ALL BUILDING FINISH PENETRATIONS. 16. PROVIDE GROUND FAULT CIRCUIT INTERRUPTERS, GFCI, AT ALL BATHS, KITCHENS, GARAGES, OUTDOOR AND WET AREA OUTLETS PER CODE REQUIREMENTS. 17. KITCHEN AND BATHROOM LIGHTING SHALL BE IN ACCORDANCE WITH STATE ENERGY MANDATORY REQUIREMENTS. 18. ALL CONDUIT SHALL BE INSTALLED CONCEALED WHERE PHYSICALLY POSSIBLE. ALL EXPOSED CONDUIT SHALL BE INTERMEDIATE METAL CONDUIT OR E.M.T. AND INSTALLED PARALLEL TO OR AT RIGHT ANGLES WITH THE BUILDING WALLS. IF VIEWED BY THE PUBLIC, PAINT TO MATCH SURFACE TO WHICH IT IS ATTACHED. 19. THE COMPLETE ELECTRICAL SYSTEM SHALL BE GROUNDED IN ACCORDANCE WITH THE PRESENTLY ADOPTED EDITION OF THE NEC, ARTICLE #250. 20. USE ONLY COMPETENT AND SKILLED PERSONNEL AND PERFORM ALL WORK, INCLUDING AESTHETIC AS WELL AS ELECTRICAL AND MECHANICAL ASPECTS TO STANDARDS CONSISTENT WITH THE BEST PRACTICES OF THE TRADE. 21. NO ALTERATIONS TO THE STRUCTURAL FRAME, DIAPHRAGMS, CONNECTIONS OR SHEAR PANELS SHALL BE MADE WHICH WOULD COMPROMISE THE DESIGNED STRUCTURAL INTEGRITY OF SUCH ELEMENTS WITHOUT PRIOR WRITTEN APPROVAL FROM THE STRUCTURAL ENGINEER. f���ilgl:�►[ely1.[illjl:ar Z•):/��9:I11�:l�:aLe71.7�[.9xi111:7q.7�►rlI[•l� 23. SMOKE DETECTORS SHALL BE LOCATED PER MANUFACTURER'S REQUIREMENTS AVOIDING DEAD AIR POCKETS AND SHALL BE CENTRALLY LOCATED IN CORRIDORS OR AREA GIVING ACCESS TO EACH SEPARATE SLEEPING AREA, ADJACENT ROOMS AND IN SLEEPING ROOMS - PER MANUFACTURER'S RECOMMENDATIONS. SMOKE DETECTORS MUST BE A MINIMUM OF 3'-0" FROM DUCT OPENINGS. DETECTORS SHALL BE PLACED IN CLOSE PROXIMITY TO STAIRWAY WHEN BEDROOMS ARE LOCATED ON UPPER FLOOR. ALL DETECTORS SHALL BE INTERCONNECTED TO SOUND A SIMULTANEOUS ALARM AUDIBLE IN ALL SLEEPING AREAS OF THE DWELLING UNIT. 24. INSTALLATION HEIGHTS: ALL HEIGHTS GIVEN ARE TO BOTTOM OF FIXTURE OR OUTLET. HEIGHTS TO MEET ALL APPLICABLE DISABLED/ACCESSIBILITY REQUIREMENTS. -EXTERIOR LIGHT FIXTURES TO BE +72" FROM FINISH FLOOR - UNLESS NOTED OTHERWISE -TYPICAL WALL OUTLETS TO BE +12" FROM FINISH FLOOR. -TYPICAL WALL SWITCHES TO BE +36" FROM FINISH FLOOR. -ABOVE-COUNTER OUTLETS AT KITCHEN TO BE +44" FROM FINISH FLOOR. -WALL OUTLET FOR RANGE HOOD TO BE +78" FROM FINISH FLOOR. -ABOVE-COUNTER OUTLETS AT BATH TO BE +38" FROM FINISH FLOOR. -ABOVE-COUNTER OUTLETS AT LINEN OR OTHER MISCELLANEOUS COUNTERS TO BE +44" FROM FINISH FLOOR. -OUTLETS AT SERVICE AREAS TO BE +48" FROM FINISH FLOOR. -JUNCTION BOXES FOR LIGHT FIXTURES N BATHROOM TO BE+84" FROM FINISH FLOOR. -SMOKE DETECTORS LOCATED PER MANUFACTURERS REQUIREMENTS. 25. REFER TO LANDSCAPE DRAWINGS FOR ALL COMMON AREA WALLS AND EXTERIOR LIGHTING SURROUNDING BUILDING NOT INDICATED. 26. VERIFY AND LOCATE ALL OUTLETS PRIOR TO INSTALLATION OF GYPSUM WALLBOARD. LOCATE ALL SWITCHES AND FIXTURES FROM FINISHED FLOOR PER ELECTRICAL PLANS AND NOTES. 27. SHOULD CONFLICT ARISE BETWEEN THE PLANS OR ANOTHER ELECTRICAL SPECIFICATION OR REQUIREMENT, WHETHER OR NOT SAID REQUIREMENTS ARE A PART OF THESE PLANS, THE MORE STRINGENT SHALL PREVAIL. LJJ V) ry LJJ n Z Lu 2 IZ O I i_u W 0 I Q C/) :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w U z w 0 v I W m 0z O N Q` Q mU Z = OU UQ Q W W m co I- �o � �O Lu Z 11 .29.17 GENERAL NOTES AND ABBREVIATIONS SCALE: N/A A01 1 LT LIGHT ABBREVIATIONS LVR LOUVER MAX MAXIMUM AB ANCHOR BOLT MB MACHINE BOLT ABV ABOVE MC MEDICINE CABINET A/C AIR CONDITIONING MECH MECHANICAL AD AREA DRAIN MEMB MEMBRANE ADJ ADJUSTABLE MET METAL AFF ABOVE FINISHED FLOOR MFR MANUFACTURER AGG AGGREGATE MH MANHOLE AL ALUMINUM MIN MINIMUM ALT ALTERNATE MISC MISCELLANEOUS ANOD ANODIZED MIR MIRROR APPROX APPROXIMATE MTD MOUNTED ASPH ASPHALT MTL MATERIAL BD BOARD MILL. MULLION BLDG BUILDING N NORTH BLK BLOCK NAT NATURAL BLKG BLOCKING NIC NOT IN CONTRACT BM BEAM NO NUMBER BOT BOTTOM NOM NOMINAL BRG BEARING NTS NOT TO SCALE BTU BRITISH THERMAL UNIT BTWN BETWEEN OA OVERALL OBS OBSCURE CAB CABINET OC ON CENTER CPT CARPET OD OUTSIDE DIAMETER CEM CEMENT OFF OFFICE CER CERAMIC CG CORNER GUARD OPP OPPOSITE CI CAST IRON PBD PARTICLE BOARD CJ CEILING JOIST PL PROPERTY LINE CLG CEILING PLUMB PLUMBING CLKG CAULKING PLY PLYWOOD CLR CLEAR PNL PANEL COL COLUMN PR PAIR COMP COMPOSITION PREFAB PRE -FABRICATED CONC CONCRETE PT POST TENSIONED, PRESSURE TREATED CONN CONNECTION PTN PARTITION CONST CONSTRUCTION PVMT PAVEMENT CONT CONTINUOUS CORR CORRIDOR QT QUARRY TILE CR CORROSION RESISTANT R RISER, RADIUS CSMT CASEMENT RAG RETURN AIR GRILLE CTSK COUNTERSUNK REF REFRIGERATOR DBL DOUBLE REG REGISTER DEPT DEPARTMENT REINF REINFORCED DH DOUBLE HUNG RES RESILIENT DIA DIAMETER RD ROOF DRAIN DIAG DIAGONAL RM ROOM DIM DIMENSION RFG ROOFING DISP DISPENSER RO ROUGH OPENING DJ DECK JOIST ROW RIGHT OF WAY DN DOWN RDWD REDWOOD DR DOOR RWL RAIN WATER LEADER DS DOWNSPOUT S SOUTH DSP DRY STANDPIPE SC SOLID CORE DTL DETAIL SECT SECTION DU DWELLING UNIT SF SQUARE FEET DWG DRAWING SH SINGLE HUNG EA EACH SHR SHOWER EJ EXPANSION JOINT SHT SHEET EL ELEVATION SHTG SHEATHING ELEC ELECTRICAL SIM SIMILAR ELEV ELEVATOR S&P SHELF & POLE EMER EMERGENCY SL SLOPE ENCL ENCLOSURE SLDG SLIDING EP ELECTRICAL PANEL SPEC SPECIFICATIONS EQ EQUAL SQ SQUARE EQPT EQUIPMENT SS STAINLESS STEEL EWC ELECTRICAL WATER COOLER STD STANDARD EXH EXHAUST STL STEEL EXP EXPANSION STOR STORAGE EXT EXTERIOR STRUCT STRUCTURAL FA FIRE ALARM SUSP SUSPENDED FBRGL FIBERGLASS SYM SYMMETRICAL FD FLOOR DRAIN SYN SYNTHETIC FND FOUNDATION TB TOWEL BAR FE FIRE EXTINGUISHER TC TOP OF CURB FEC FIRE EXTINGUISHER CABINET TEL TELEPHONE FF FINISH FLOOR TEMP TEMPERED GLASS FG FINISH GRADE TER TERRAllO FIN FINISH T&G TONGUE & GROOVE FJ FLOOR JOIST THK THICK FLR FLOOR TOC TOP OF CONCRETE FLASHG FLASHING TOP TOP OF PARAPET FLUOR FLUORESCENT TOW TOP OF WALL FO FACE OF TP TOP PLATE FRMG FRAMING TPD TOILET PAPER DISPENSER FS FINISH STRUCTURE TR TREAD FTG FOOTING TYP TYPICAL FURR FURRING FX FIXED UC UNDERCUT UNF UNFINISHED GA GAUGE UNO UNLESS NOTED OTHERWISE GALV GALVANIZED UR URINAL GB GRAB BAR GI GALVANIZED IRON VT VINYL TILE GL GLASS VB VAPOR BARRIER GR GRADE VERT VERTICAL GYP GYPSUM W WEST HB HOSE BIBB W/ WITH HC HOLLOW CORE WC WATER CLOSET HDR HEADER WD WOOD HDWD HARDWOOD WDW WINDOW HGT HEIGHT WG WIRE GLASS HM HOLLOW METAL WH WATER HEATER HORIZ HORIZONTAL WI WROUGHT IRON HR HOUR W/O WITHOUT HTG HEATING WP WATERPROOF HVAC HEATING, VENTILATING, AIR CONDITIONING WSCT WAINSCOT WT WEIGHT ID INSIDE DIAMETER SYMBOLS IN TEXT INSUL INSULATION INT INTERIOR X BY & AND JAN JANITOR E CENTER LINE JT JOINT # POUND OR NUMBER (E) EXISTING LB LAG BOLT LAV LAVATORY LBS POUNDS LJJ V) ry LJJ n Z Lu 2 IZ O I i_u W 0 I Q C/) :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w U z w 0 v I W m 0z O N Q` Q mU Z = OU UQ Q W W m co I- �o � �O Lu Z 11 .29.17 GENERAL NOTES AND ABBREVIATIONS SCALE: N/A A01 1 PA2017-250 11 J.V JIXI I GJJ.J J V(1 1 1 -6" X 10'-0" — — — — — _ b -0" X 14'-8 1/2" SQFT 1 ST FLR AREA 250.3 SQFT IST FLR OPEN VOLUME AREAL AREA CALCULATIONS FIRST FLOOR: 2,176.9 SF SECOND FLOOR: 2,169.6 SF THIRD FLOOR (418.2 SF MAX): 415.8 SF TOTAL AREA (5,576 SF MAX): 4,762.3 SF TOTAL OPEN VOLUME AREA (418.2 SF MIN) (250.3 + 213.3) 463.6 SF w ry w n z w 2 EL O 1 w Lu 0 J Q C/) I OW I D ARC yy F CHARLES E. d'ARCY III C� s C-32314 s FEBRUARY 28, 2019 Q RENEWAL DATE 9 Oc r , l \F w U z Lu 0 w rym z O 0 N � Q mU z= OU UQ Q w III co m I-- rV Q IL Lu z 11 .29.17 CITY OF NEWPORT BEACH AREA CALCS FIRST FLOOR SCALE: 1/4" = 1'-0" A040 z PA2017-250 1 YV.V JVfII I/J.J JV(11 4'-0" X 10'-01, 16-0" X 10'-10" - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - '-ND FLR 213.3 SQFT 2ND FLR OPEN VOLUME AREA J AREA CALCULATIONS FIRST FLOOR: 2,176.9 SF SECOND FLOOR: 2,169.6 SF THIRD FLOOR (418.2 SF MAX): 415.8 SF TOTAL AREA (5,576 SF MAX): 4,762.3 SF TOTAL OPEN VOLUME AREA (418.2 SF MIN) (250.3 + 213.3) 463.6 SF w ry w n z w 2 EL O 1 w Lu 0 J Q C/) Q :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w U z Lu 0 w rym z O 0 N � Q mU z= OU UQ Q w III co m I-- rV Q IL Lu z 11 .29.17 CITY OF NEWPORT BEACH AREA CALCS SECOND FLOOR SCALE: 1/4" = 11-0'1 2-4 PA2017-250 I I I I I I I I I I I I I I I I I I I II II O I I II I 1 I I I II I I I I I I I I I I - _ I I L i / a%rte T �1 r I I I I I I I I I I I I I I rr - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - I Y]./ JlXl l .'.VZ I ILY.J JV l I / V.L 0y1 1 8'-2" X 18'-4" 3'-1 1" X 16'-9" 6'-4" X 19'-7 1 /2" 4'-7" X 16-7 1/2" 415.8 SQFT 3RD FLR AREA CALCULATIONS FIRST FLOOR: 2,176.9 SF SECOND FLOOR: 2,169.6 SF THIRD FLOOR (418.2 SF MAX): 415.8 SF TOTAL AREA (5,576 SF MAX): 4,762.3 SF TOTAL OPEN VOLUME AREA (418.2 SF MIN) (250.3 + 213.3) 463.6 SF w V) ry w n Z w 2 EL O 1 w Lu 0 J Q C/) I OW I D ARC yy F CHARLES E. d'ARCY III C� s C-32314 s FEBRUARY 28, 2019 Q RENEWAL DATE oz 9 w U z Lu 0 w m z O 0 N rQ mU OU UQ Q w Lu co Co I— �O IL LL Z 11 .29.17 CITY OF NEWPORT BEACH AREA CALCS THIRD FLOOR SCALE: 1/4" = 1'-0" A042 PA2017-250 :9l N 00 N LLJ W U � 00 U-) D O J W CL - 00 0 U U 0 U NO wi U- O LL- Lt- c M„00'MooS 1 — — — T — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — El 0Z N �I 0 N N I W U � L� W T I (n O m W � CLL - _I I,� O o o) 0 U U 0 U NO wi U- O LL- Lt- c M„00'MooS 1 — — — T — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — El 0Z N �I I I � I m _I I,� O I I'o O I�(--D --------- /I Z o ❑ co 00 I z I � � I� 0 x 1 I 11 Lit II J U- ix O I � � m I �L -- II o 1 /� 1 LL /' -j o ❑I '\\ /X �- I ------❑--� /I\ I / / CQ / m 1 ` 1 /' `� I�I I /' I 1 � 1 o 0 1 / I / I t�llf77 � 1 A 1 I II o 00 --------------------------- I El I I �Q — — — — — — — — — — — — — — � N � nn •nn 1 iX F U --Q) F--------- U � O N �I 00®00 xI 00 00 I � N O O ------ ---- O w w N O O 03 N 00 N W U o �I I I � I m N O O 03 N 00 N W U M,OOOOa00N cn LL - O O 'All � � O O I— U O O O o U 0 LL - CQ Q:) I I�z o �I I I _I I,� O I I'o O I�(--D � Z I II co 00 I z I � � I� I 11 �LL- II J U- O I � � m I �L o 1 o ❑I �- ------❑--� CQ m M,OOOOa00N cn LL - O O 'All � � O O I— U O O O o U 0 LL - CQ Q:) I I�z o I _I I,� O N I'o O I�(--D z Z I II co � co I z I � � I� cr 11 0 II J U- c 0 Q O 0 z Q cd GRADE/SLOPE CALCS GRADE ESTABLISHMENT, PER ZONING CODE 20.30.050 • ESTABLISHMENT OF SLOPE: (10.08-9.20) /81.58= 1.1% • ESTABLISHMENT OF GRADE (5% SLOPE OR LESS): (10.08+10.02+9.20+9.46)/4=9.69 AVERAGE NATURAL GRADE = 9.69' Lu V) rplo Lu I Z Lu O 0 Lu Lu 0 J Q Q :HARLES E. d ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w U z Lu 0 W m z 0 OAF 0 No N � Q co OU UQ wLu °° m F- 110 O Lu z 11 .29.17 CITY OF NEWPORT BEACH GRADE EXHIBIT SCALE: 1/4” = l'-0" A050 PA2017-250 I SITE PLAN NOTES A. ARCHITECTURAL SITE PLAN FOR REFERENCE ONLY, SEE CIVIL AND LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATION B. ALL ACCESSORY STRUCTURES, INCLUDING FENCES, HEDGES, WALLS AND RETAINING WALLS ARE LIMITED TO 6-0" IN SIDE AND REAR SETBACKS AND 42" IN FRONT SETBACKS. ALL ACCESSORY STRUCTURES ARE MEASURED FROM NATURAL GRADE BELOW TO HIGHEST POINT OF STRUCTURE. C. FINISH GRADE WITHIN 10 FEET OF THE NEW STRUCTURE/ADDITION SHALL BE SLOPED A MIN. 2% AWAY FROM THE BUILDING FOR DRAINAGE PURPOSES D. THE DISCHARGE OF POLLUTANTS TO ANY STORM DRAINAGE SYSTEM IS PROHIBITED. NO SOLID WASTE, PETROLEUM BYPRODUCTS, SOIL PARTICULATE, CONSTRUCTION WASTE MATERIALS, OR WASTEWATER GENERATED ON CONSTRUCTION SITES OR BY CONSTRUCTION ACTIVITIES SHALL BE PLACED, CONVEYED OR DISCHARGED INTO THE STREET, GUTTER OR STORM DRAIN SYSTEM. E. ALL DRAINAGE SHALL BE MAINTAINED AND IN ACCORDANCE WITH THE 2016 CALIFORNIA BUILDING CODE. F. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. SITE PLAN KEYNOTES XX SYMBOL 1 HARDSCAPE, PER LANDSCAPE DRAWINGS 2 WATER FEATURE WALL, PER LANDSCAPE DRAWINGS. UNDER SEPARATE PERMIT. 3 EXISTING 72" CMU SITE WALL, TO REMAIN 4 DECOMPOSED GRANITE PAVING, PER LANDSCAPE DRAWINGS 5 TRENCH STYLE AREA DRAIN, PER CIVIL DRAWINGS 6 SITE GATE, PER LANDSCAPE DRAWINGS 7 PLANTING AREA, PER LANDSCAPE DRAWINGS 8 FEATURE TREE LOCATION, PER LANDSCAPE DRAWINGS 9 BBQ GRILL, PER OWNERS SELECTION C 4 B 15-4 1/2" A270 A261 A270 10 PIZZA OVEN, PER OWNERS SELECTION 11 LINE OF ROOF ABOVE 12 BEACH SHOWER, WITH DRIP THRU TEAK DECK AND DRAIN BELOW (TO SEWER), PER CIVIL DRAWINGS 13 TRASH AREA 1 A260 kk w V) ry w n Z Lu 2 n O 1 w Lu 0 J Q V) 0 U E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w U z Lu IN z 0 V) O Q W m 110 11 .29. 17 ARCHITECTURAL SITE PLAN SCALE: 1/8" = 1'-0" A090 3'-2" 81'-5 1/2" 15-4 1/2" 67-5 1 /2'4'-0" 10'-0" 14'-3" p 1 1 /2" r o y — -- -- -- -- -- -- -- -- ----- [n vi >- `n Q > 13 — — — — — — — — — — — — — — — — — — — — 1 — — -- — — — — — — — — — — — — — — — — — — — — — — 12 — — — — — — — — — — — [6 DN aw:16 ----------------- ----- ------------- � — F-- - - - - - - - - ---------� - V - - - - - - - - - - 0--------� -------------------- 0------------------- -I / O i l\ I I� I I �--� I I I F---� ❑ I 8 // j ix\ iX\ iX\ iX\ I\\\ I I I II I I I I \ / 0000 /X\ I ),-)moo aI---------- II I \\ I I I -- /� IX APN: 050 211 08 5 I I I I I II ? a II I I DN A U //\\ Fol I 270 Q Lu u I I I // \\ I I II 8 I X/ - d I II // \ 71 / \ --- ----- -- \� O I 17 I II 9 `si I--- ; \I 260 E= --_H==== o a ❑ I N — — ------------------ I I H6 — — — — — — — — — — — — --El — — — - — — — — — -- -- -- -- -- -I ------------ I _ I N - - - - - - - - - - -- — — — ------------b �--------- - - - - - - - - - - - - - - - - - - - - - - - - � DN o u v Q O o ❑7 3 - 0' 3'-0" 15-0" 51'-7 1/2" 15'-4 1/2" 15'-0" 1 1/2" F.Y.S. ADDITIONAL 3RD FLR SETBACK 100'-0" ADDITIONAL 3RD FLR SETBACK R.Y.S. 1 A260 kk w V) ry w n Z Lu 2 n O 1 w Lu 0 J Q V) 0 U E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w U z Lu IN z 0 V) O Q W m 110 11 .29. 17 ARCHITECTURAL SITE PLAN SCALE: 1/8" = 1'-0" A090 PA2017-250 I Q A\/ SLAB PROFILE NOTES A. ALL DIMENSIONS ARE TO THE FACE OF CONCRETE, U.N.O. B. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. REFER TO STRUCTURAL FOUNDATION PLANS FOR SLAB THICKNESS, HOLD-DOWNS, FOOTINGS AND DETAILS. E. ALL SLAB, CURB AND CONCRETE WALL HEIGHTS SHALL BE FIELD VERIFIED. F. CURBS SHALL BE 6" WIDE, U.N.O, VERIFY WITH STRUCTURAL REQUIREMENTS. G. TYPICAL CONCRETE STOOP, NOT LESS THAN WIDTH OF DOOR OPENING BY 36" IN THE DIRECTION OF TRAVEL, SHALL BE PROVIDED AT EACH EXTERIOR DOOR AS PART OF HARDSCAPE. H. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. SLAB PROFILE NOTES XX SYMBOL 1 CONCRETE CURB, MIN. 8" WIDE, VERIFY WITH STRUCTURAL 2 KITCHEN ISLAND, VERIFY UNDERSLAB REQUIREMENTS FOR ELECT, PLUMBING & MECHANICAL (DOWNDRAFT COOKTOP EXHAUST) 3 TUBE STEEL COLUMN, BOLTED TO FOOTING PER STRUCTURAL 4 RECESS FOR TEAK INLAY AT DECK EDGE, MITER ALL CORNERS. VERIFY REQ'D DEPTH W/ FINAL SPECIFICATION/SELECTION. 5 TRENCH STYLE AREA DRAIN, PER CIVIL DRAWINGS w V) ry^L/ ^w n Z w 2 n O 1 w Lu 0 J Q C/) Q 0' 61 E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w U z Lu 0 V) w ry m z 0 0 N � Q mU z= OU UQ Q w III co co H— O IL Lu Z 11 .29.17 SLAB PROFILE PLAN SCALE: 1/4" = 1'-0" PA2017-250 C 4 B A270 A261 A270 PROPERTY LINE - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - lA lA — — — — — — — — — — — — — — SETBACK LINE — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — - - - — — — — — — — — — — — — — — — — — — — — — 7B - 003 001 002 003 - 004 7D 005 Xi o, X I �Xi p` XIz 14 ` ' ❑ 6B I F i f l P W D R I 4H 8A SB 4H 8A SB 4B 002 �I 'f BG f�REP KITCHEN ABOVE 4A 4D 2S 1 5A `x' 1 42" x \I 36" 00000 x 004 I I----------� / ' 3L 020 I 024 5C /' 4G i--------------------- i I ----------- 3 --------- / II , 3D KITCHEN GREAT ROOM GARAGE 5C SE 03 105 I II I I i� I II LOGGIA II I I A260 I ' ` 023 022 007 v 1AM o01 I �/ sd \WIN / uP 2c '�_V 1 12M 2S '' ``\-� -❑- 2E 1A COURTYARD o06 1 o06 ' I ` ABOVE II ; 025 ISTORAdE I 3c I I 3N I I 10 I I I I I 2S 7 --------J `I e E_ WE FP I 010 009 008 f2M *ABOVE2G *ABOVE 2G 007 005 --O---I------------J 1 A260 FLOOR PLAN NOTES A. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O. B. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. ALL EQUIPMENT, APPLIANCES & FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND 5/8" AT CEILINGS U.N.O. F. UNLESS NOTED OTHERWISE, DOOR JAMBS ARE TO BE DOUBLE STUDDED WITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED IN SPACE. FLOOR PLAN KEYNOTES XX SYMBOL 1 SPATIAL lA LINE OF FLOOR ABOVE 1 B LINE OF FLOOR BELOW 1C 30"x22" MIN ATTIC ACCESS PANEL ID SOFFIT 2 EXTERIORS 2A LOW WALL 2B 48" ISOKERN FIREPLACE WITH SIMPSON DURA -VENT METAL FLUE. INSTALLATION AND USE SHALL BE IN ACCORDANCE W/ MANUFACTURER'S REQUIREMENTS. NON-COMBUSTIBLE FIREPLACE HEARTH SHALL EXTEND AT LEAST 20" IN FRONT AND 12" BEYOND EACH SIDE OF THE F.P. OPENING. COMBUSTIBLE MATERIALS SHALL NOT BE LESS THAN 6" FROM F.P. OPENING. INSTALLED PER ICC -ESR 2316. 2C GAS PIZZA OVEN, WOOD STONE BISTRO 4343 OR APP'D SIM. INSTALL PER MANUF INSTRUCTIONS. 2D LANDSCAPE/PLANTER ELEMENTS IN PLANTER BOXES 2E 36" GAS BBQ, AS SELECTED BY OWNER 2F GATE 2G ADHERED VENEER FINISH 2H 42" H. WOOD GUARDRAIL, PER DTL X/A940 2J 42" H. CABLE GUARDRAIL, PER DTL X/A940 2K DOWNSPOUT FROM ROOF GUTTER 2L FUTURE SPA LOCATION 2M ALUM. WRAPPED TS POST, 6"x6" MAX. FINISHED DIM. 2N OPERABLE LOUVERED SHUTTERS, SEE ELEVATIONS 2P FIXED LOUVERED SCREEN, SEE ELEVATIONS 2Q FLOOR AREA DRAINS, W/ OVERFLOW DRAINS AS REQ'D 2R OVERFLOW TROUGH DRAIN (AT ALL 3RD FLR THRESHOLDS, TYP.) 2S AUTOMATIC ROLL -UP GARAGE DOORS, FINISHED FLUSH WITH EXTERIOR FACE OF GARAGE WALL 3 INTERIORS 3A 2x6 WALL 3B LOW WALL 3C HANDRAIL 3D SHELF & POLE 3E CEILING (BEAM/WRAPPED) 3F 60" LINEAR GAS FIREPLACE 3G 36" LINEAR GAS FIREPLACE 3H BACKING/BLOCKING 3J SOUND BATT 3K OCCUPANCY SEPARATION: MINIMUM 1/2" GYPSUM BOARD AT ALL GARAGE WALLS & CEILINGS. MINIMUM 5/8" TYPE'X' GYPSUM BOARD AT GARAGE CEILINGS BELOW HABITABLE SPACE PER CRC R302.6. 311 20 MIN. FIRE RATED GARAGE DOOR W/ SELF CLOSER 3M FIXED LOUVERED SCREEN, SEE INT. ELEVATIONS 3N WALL MOUNTED TELEVISION LOCATION 4 APPLIANCES 4A 60" GAS COOKTOP, LA CORNUE GRAND PALAIS 180, W/ DOWNDRAFT EXHAUST VENT, PER MANUFACTURER'S REQS. 4B 30" DOUBLE ELECT. OVENS, GAGGENAU 400 SERIES, DIRECT PLUMB STEAM, W/ 30" WARMING DRAWER BELOW 4C 24" DOUBLE WARMING DRAWER, UNDER COUNTERTOP 4D 18" ICE MAKER, UNDER COUNTERTOP 4E 36" BUILT-IN REFRIGERATOR W/ FREEZER DRAWERS. PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL. 4F 30" BUILT-IN REFRIGERATOR W/ REFRIGERATOR DRAWERS. 4G 30" TOWER WINE REFRIGERATOR 4H 24" DISHWASHER UNDER COUNTERTOP 4J STACKED WASHER DRYER LOCATION, 31"MIN CLEAR WIDTH. VENT DRYER TO EXTERIOR PER CMC. 4K WASHER DRYER LOCATION, 60" MIN CLEAR WIDTH. VENT DRYER TO EXTERIOR PER CMC. 4L 24" UNDER COUNTER REFRIDGERATOR 5 MILLWORK 5A KITCHEN ISLAND W/ CABINETS BELOW, COUNTERTOP WITH WATERFALL SIDES, AS SELECTED. HEIGHT AS NOTED. 5B 24" TRASH RECEPTACLE UNDER COUNTERTOP 5C CABINETRY PER INTERIOR ELEVATIONS SD SHELVES PER INTERIOR ELEVATIONS 5E MILLWORK VENEER FINISH, TERMINATE AT INTERIOR CORNER, TYP. 5F DROP DOWN LAUNDRY BOARD PER OWNER SPECIFICATIONS 6 EQUIPMENT 6A CLOSET FORCED AIR MECHANICAL UNIT, PER MECHANICAL PLANS 6B TANKLESS WATER HEATER, PER PLUMBING PLANS 6C AIR CONDITIONING CONDENSER, PER MECHANICAL PLANS 6D PULL-OUT AN RACK 7 MEP 7A ELECTRICAL PANEL 7B METER LOCATIONS (GAS & ELECT) 7C HEATER 7D OUTDOOR SHOWER 8 FIXTURES 8A 36" SINGLE BASIN SINK WITH GARBAGE DISPOSAL 8B 16" SINGLE BASIN SERVICE SINK 8C BATHROOM LAVATORY, AS SELECTED 8D HOT MOPPED SHOWER PAN, SIZE AS NOTED, WITH TILE FINISH TO �— CEILING, AS SELECTED. TILED SHOWER BENCH, AS OCCURS. ui FRAMELESS TEMPERED GLASS ENCLOSURE (SAFETY GLAZING PER V) CRC R308). LINEAR TROUGH DRAIN, PER PLAN. BE 36"x72" FREESTANDING SOAKING TUB, AS SELECTED 8F 30"x60" TUB/SHWR COMBO, WITH TILE FINISH TO CEILING 8G TOILET, AS SELECTED 8H 24" SINGLE BASIN, DEEP SERVICE SINK w I 9 SPECIALTY 9A FUTURE ELEVATOR LOCATION. PROVIDE INFILL FLOOR FRAMING z FOR REMOVAL AT TIME OF INSTALL. w 9B WINE STORAGE SYSTEM, AS SELECTED BY OWNER. CONDITIONED C ROOM W/ MIN R-15 INSULATION, WHISPER KOOL CEILING MOUNT <CL MECHANICAL UNIT, OR APP'D SIM. O 1 Lu w C) J Q V) 0 U :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w U z w 0 w m z O O`� F O NO N �Q mU OUQ Q W LL m m � 1 O Lu Z 11.29.17 REFERENCE FIRST FLOOR PLAN SCALE: 1/4" = 1'-0" A210 29 PA2017-250 I Q A\/ FLOOR PLAN NOTES A. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O. B. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. ALL EQUIPMENT, APPLIANCES & FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND 5/8" AT CEILINGS U.N.O. F. UNLESS NOTED OTHERWISE, DOOR JAMBS ARE TO BE DOUBLE STUDDED WITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED IN SPACE. w V) ry^L/ ^w n Z w 2 EL O 1 w Lu 0 J Q C/) L E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w U z Lu 0 w ry m z 0 0 N D` � Q mU z= OU UQ Q w III co co I Q IL Lu Z 11 .29.17 DIMENSIONED FIRST FLOOR PLAN SCALE: 1/4" = 1'-0" A21 1 PA2017-250 I I 202 2Ny I 225 I C 4 B A270 A261 A270 J PROPERTY LINE I I A 270 I 5 A261 FLOOR PLAN NOTES A. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O. B. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. ALL EQUIPMENT, APPLIANCES & FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND 5/8" AT CEILINGS U.N.O. F. UNLESS NOTED OTHERWISE, DOOR JAMBS ARE TO BE DOUBLE STUDDED WITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED IN SPACE. FLOOR PLAN KEYNOTES XX SYMBOL 1 SPATIAL lA LINE OF FLOOR ABOVE 1 B LINE OF FLOOR BELOW 1C 30"x22" MIN ATTIC ACCESS PANEL ID SOFFIT 2 EXTERIORS 2A LOW WALL 2B 48" ISOKERN FIREPLACE WITH SIMPSON DURA -VENT METAL FLUE. INSTALLATION AND USE SHALL BE IN ACCORDANCE W/ MANUFACTURER'S REQUIREMENTS. NON-COMBUSTIBLE FIREPLACE HEARTH SHALL EXTEND AT LEAST 20" IN FRONT AND 12" BEYOND EACH SIDE OF THE F.P. OPENING. COMBUSTIBLE MATERIALS SHALL NOT BE LESS THAN 6" FROM F.P. OPENING. INSTALLED PER ICC -ESR 2316. 2C GAS PIZZA OVEN, WOOD STONE BISTRO 4343 OR APP'D SIM. INSTALL PER MANUF INSTRUCTIONS. 2D LANDSCAPE/PLANTER ELEMENTS IN PLANTER BOXES 2E 36" GAS BBQ, AS SELECTED BY OWNER 2F GATE 2G ADHERED VENEER FINISH 2H 42" H. WOOD GUARDRAIL, PER DTL X/A940 2J 42" H. CABLE GUARDRAIL, PER DTL X/A940 2K DOWNSPOUT FROM ROOF GUTTER 2L FUTURE SPA LOCATION 2M ALUM. WRAPPED TS POST, 6"x6" MAX. FINISHED DIM. 2N OPERABLE LOUVERED SHUTTERS, SEE ELEVATIONS 2P FIXED LOUVERED SCREEN, SEE ELEVATIONS 2Q FLOOR AREA DRAINS, W/ OVERFLOW DRAINS AS REQ'D 2R OVERFLOW TROUGH DRAIN (AT ALL 3RD FLR THRESHOLDS, TYP.) 2S AUTOMATIC ROLL -UP GARAGE DOORS, FINISHED FLUSH WITH EXTERIOR FACE OF GARAGE WALL 3 INTERIORS 3A 2x6 WALL 3B LOW WALL 3C HANDRAIL 3D SHELF & POLE 3E CEILING (BEAM/WRAPPED) 3F 60" LINEAR GAS FIREPLACE 3G 36" LINEAR GAS FIREPLACE 3H BACKING/BLOCKING 3J SOUND BATT 3K OCCUPANCY SEPARATION: MINIMUM 1/2" GYPSUM BOARD AT ALL GARAGE WALLS & CEILINGS. MINIMUM 5/8" TYPE'X' GYPSUM BOARD AT GARAGE CEILINGS BELOW HABITABLE SPACE PER CRC R302.6. 311 20 MIN. FIRE RATED GARAGE DOOR W/ SELF CLOSER 3M FIXED LOUVERED SCREEN, SEE INT. ELEVATIONS 3N WALL MOUNTED TELEVISION LOCATION 4 APPLIANCES 4A 60" GAS COOKTOP, LA CORNUE GRAND PALAIS 180, W/ DOWNDRAFT EXHAUST VENT, PER MANUFACTURER'S REQS. 4B 30" DOUBLE ELECT. OVENS, GAGGENAU 400 SERIES, DIRECT PLUMB STEAM, W/ 30" WARMING DRAWER BELOW 4C 24" DOUBLE WARMING DRAWER, UNDER COUNTERTOP 4D 18" ICE MAKER, UNDER COUNTERTOP 4E 36" BUILT-IN REFRIGERATOR W/ FREEZER DRAWERS. PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL. 4F 30" BUILT-IN REFRIGERATOR W/ REFRIGERATOR DRAWERS. 4G 30" TOWER WINE REFRIGERATOR 4H 24" DISHWASHER UNDER COUNTERTOP 4J STACKED WASHER DRYER LOCATION, 31"MIN CLEAR WIDTH. VENT DRYER TO EXTERIOR PER CMC. 4K WASHER DRYER LOCATION, 60" MIN CLEAR WIDTH. VENT DRYER TO EXTERIOR PER CMC. 4L 24" UNDER COUNTER REFRIDGERATOR 5 MILLWORK 5A KITCHEN ISLAND W/ CABINETS BELOW, COUNTERTOP WITH WATERFALL SIDES, AS SELECTED. HEIGHT AS NOTED. 5B 24" TRASH RECEPTACLE UNDER COUNTERTOP 5C CABINETRY PER INTERIOR ELEVATIONS SD SHELVES PER INTERIOR ELEVATIONS 5E MILLWORK VENEER FINISH, TERMINATE AT INTERIOR CORNER, TYP. 5F DROP DOWN LAUNDRY BOARD PER OWNER SPECIFICATIONS 6 EQUIPMENT 6A CLOSET FORCED AIR MECHANICAL UNIT, PER MECHANICAL PLANS 6B TANKLESS WATER HEATER, PER PLUMBING PLANS 6C AIR CONDITIONING CONDENSER, PER MECHANICAL PLANS 6D PULL-OUT AN RACK 7 MEP 7A ELECTRICAL PANEL 7B METER LOCATIONS (GAS & ELECT) 7C HEATER 7D OUTDOOR SHOWER 8 FIXTURES 8A 36" SINGLE BASIN SINK WITH GARBAGE DISPOSAL 8B 16" SINGLE BASIN SERVICE SINK 8C BATHROOM LAVATORY, AS SELECTED 8D HOT MOPPED SHOWER PAN, SIZE AS NOTED, WITH TILE FINISH TO CEILING, AS SELECTED. TILED SHOWER BENCH, AS OCCURS. FRAMELESS TEMPERED GLASS ENCLOSURE (SAFETY GLAZING PER CRC R308). LINEAR TROUGH DRAIN, PER PLAN. BE 36"x72" FREESTANDING SOAKING TUB, AS SELECTED 8F 30"x60" TUB/SHWR COMBO, WITH TILE FINISH TO CEILING 8G TOILET, AS SELECTED 8H 24" SINGLE BASIN, DEEP SERVICE SINK 9 SPECIALTY 9A FUTURE ELEVATOR LOCATION. PROVIDE INFILL FLOOR FRAMING FOR REMOVAL AT TIME OF INSTALL. 9B WINE STORAGE SYSTEM, AS SELECTED BY OWNER. CONDITIONED ROOM W/ MIN R-15 INSULATION, WHISPER KOOL CEILING MOUNT MECHANICAL UNIT, OR APP'D SIM. w V) Lu I Z Cw CL O 1 Lu w C) J Q V) Q �� A :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE Lu U z Lu 0 W m V) z 0 O`� F O NO N � Q mU Z = O IU LL m m � 1 O Lu Z 11.29.17 REFERENCE SECOND FLOOR PLAN SCALE: 1/4" = 1'-0" A220 s2 PA2017-250 I Q A\` FLOOR PLAN NOTES A. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O. B. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. ALL EQUIPMENT, APPLIANCES & FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND 5/8" AT CEILINGS U.N.O. F. UNLESS NOTED OTHERWISE, DOOR JAMBS ARE TO BE DOUBLE STUDDED WITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED IN SPACE. W V) ry ui n Z W 2 EL O 1 w Lu 0 J Q C/) L E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w U z Lu 0 w ry m z 0 0 N D` � Q mU z= OU UQ Q w III co co I Q IL Lu Z 11 .29.17 DIMENSIONED SECOND FLOOR PLAN SCALE: 1/4" = 1'-0" A221 PA2017-250 C 4 B A270 A261 A270 J PROPERTY LINE SETBACK LINE I I A 270 I 5 A261 FLOOR PLAN NOTES A. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O. B. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. ALL EQUIPMENT, APPLIANCES & FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND 5/8" AT CEILINGS U.N.O. F. UNLESS NOTED OTHERWISE, DOOR JAMBS ARE TO BE DOUBLE STUDDED WITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED IN SPACE. FLOOR PLAN KEYNOTES XX SYMBOL 1 SPATIAL lA LINE OF FLOOR ABOVE 1 B LINE OF FLOOR BELOW 1 C 30"x22" MIN ATTIC ACCESS PANEL 1 D SOFFIT 2 EXTERIORS 2A LOW WALL 2B 48" ISOKERN FIREPLACE WITH SIMPSON DURA -VENT METAL FLUE. INSTALLATION AND USE SHALL BE IN ACCORDANCE W/ MANUFACTURER'S REQUIREMENTS. NON-COMBUSTIBLE FIREPLACE HEARTH SHALL EXTEND AT LEAST 20" IN FRONT AND 12" BEYOND EACH SIDE OF THE F.P. OPENING. COMBUSTIBLE MATERIALS SHALL NOT BE LESS THAN 6" FROM F.P. OPENING. INSTALLED PER ICC -ESR 2316. 2C GAS PIZZA OVEN, WOOD STONE BISTRO 4343 OR APP'D SIM. INSTALL PER MANUF INSTRUCTIONS. 2D LANDSCAPE/PLANTER ELEMENTS IN PLANTER BOXES 2E 36" GAS BBQ, AS SELECTED BY OWNER 2F GATE 2G ADHERED VENEER FINISH 2H 42" H. WOOD GUARDRAIL, PER DTL X/A940 2J 42" H. CABLE GUARDRAIL, PER DTL X/A940 2K DOWNSPOUT FROM ROOF GUTTER 2L FUTURE SPA LOCATION 2M ALUM. WRAPPED TS POST, 6"x6" MAX. FINISHED DIM. 2N OPERABLE LOUVERED SHUTTERS, SEE ELEVATIONS 2P FIXED LOUVERED SCREEN, SEE ELEVATIONS 2Q FLOOR AREA DRAINS, W/ OVERFLOW DRAINS AS REQ'D 2R OVERFLOW TROUGH DRAIN (AT ALL 3RD FLR THRESHOLDS, TYP.) 2S AUTOMATIC ROLL -UP GARAGE DOORS, FINISHED FLUSH WITH EXTERIOR FACE OF GARAGE WALL 3 INTERIORS 3A 2x6 WALL 3B LOW WALL 3C HANDRAIL 3D SHELF & POLE 3E CEILING (BEAM/WRAPPED) 3F 60" LINEAR GAS FIREPLACE 3G 36" LINEAR GAS FIREPLACE 3H BACKING/BLOCKING 3J SOUND BATT 3K OCCUPANCY SEPARATION: MINIMUM 1/2" GYPSUM BOARD AT ALL GARAGE WALLS & CEILINGS. MINIMUM 5/8" TYPE'X' GYPSUM BOARD AT GARAGE CEILINGS BELOW HABITABLE SPACE PER CRC R302.6. 3L 20 MIN. FIRE RATED GARAGE DOOR W/ SELF CLOSER 3M FIXED LOUVERED SCREEN, SEE INT. ELEVATIONS 3N WALL MOUNTED TELEVISION LOCATION 4 APPLIANCES 4A 60" GAS COOKTOP, LA CORNUE GRAND PALAIS 180, W/ DOWNDRAFT EXHAUST VENT, PER MANUFACTURER'S REQS. 4B 30" DOUBLE ELECT. OVENS, GAGGENAU 400 SERIES, DIRECT PLUMB STEAM, W/ 30" WARMING DRAWER BELOW 4C 24" DOUBLE WARMING DRAWER, UNDER COUNTERTOP 4D 18" ICE MAKER, UNDER COUNTERTOP 4E 36" BUILT-IN REFRIGERATOR W/ FREEZER DRAWERS. PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL. 4F 30" BUILT-IN REFRIGERATOR W/ REFRIGERATOR DRAWERS. 4G 30" TOWER WINE REFRIGERATOR 4H 24" DISHWASHER UNDER COUNTERTOP 4J STACKED WASHER DRYER LOCATION, 31"MIN CLEAR WIDTH. VENT DRYER TO EXTERIOR PER CMC. 4K WASHER DRYER LOCATION, 60" MIN CLEAR WIDTH. VENT DRYER TO EXTERIOR PER CMC. 4L 24" UNDER COUNTER REFRIDGERATOR 5 MILLWORK 5A KITCHEN ISLAND W/ CABINETS BELOW, COUNTERTOP WITH WATERFALL SIDES, AS SELECTED. HEIGHT AS NOTED. 5B 24" TRASH RECEPTACLE UNDER COUNTERTOP 5C CABINETRY PER INTERIOR ELEVATIONS 5D SHELVES PER INTERIOR ELEVATIONS 5E MILLWORK VENEER FINISH, TERMINATE AT INTERIOR CORNER, TYP. 5F DROP DOWN LAUNDRY BOARD PER OWNER SPECIFICATIONS 6 EQUIPMENT 6A CLOSET FORCED AIR MECHANICAL UNIT, PER MECHANICAL PLANS 6B TANKLESS WATER HEATER, PER PLUMBING PLANS 6C AIR CONDITIONING CONDENSER, PER MECHANICAL PLANS 6D PULL-OUT AN RACK 7 MEP 7A ELECTRICAL PANEL 7B METER LOCATIONS (GAS & ELECT) 7C HEATER 7D OUTDOOR SHOWER 8 FIXTURES 8A 36" SINGLE BASIN SINK WITH GARBAGE DISPOSAL 8B 16" SINGLE BASIN SERVICE SINK 8C BATHROOM LAVATORY, AS SELECTED 8D HOT MOPPED SHOWER PAN, SIZE AS NOTED, WITH TILE FINISH TO CEILING, AS SELECTED. TILED SHOWER BENCH, AS OCCURS. FRAMELESS TEMPERED GLASS ENCLOSURE (SAFETY GLAZING PER CRC R308). LINEAR TROUGH DRAIN, PER PLAN. BE 36"x72" FREESTANDING SOAKING TUB, AS SELECTED 8F 30"x60" TUB/SHWR COMBO, WITH TILE FINISH TO CEILING 8G TOILET, AS SELECTED 8H 24" SINGLE BASIN, DEEP SERVICE SINK 9 SPECIALTY 9A FUTURE ELEVATOR LOCATION. PROVIDE INFILL FLOOR FRAMING FOR REMOVAL AT TIME OF INSTALL. 9B WINE STORAGE SYSTEM, AS SELECTED BY OWNER. CONDITIONED ROOM W/ MIN R-15 INSULATION, WHISPER KOOL CEILING MOUNT MECHANICAL UNIT, OR APP'D SIM. w V) Lu I Z Cw O 1 Lu Lu n J Q V) Q !ED ARCy/ F :HARLES E. d'ARCY III (� C-32314 FEBRUARY 28, 2019 INC RENEWAL DATE O� Cc — .I \F w U z w 0 W m V) z 0 O NO N � Q mU Z = O IU Lu m m 1O Lu Z 11.29.17 REFERENCE THIRD FLOOR PLAN SCALE: 1/4" = 1'-0" A230 ss PA2017-250 I ON C 4 A270 A261 80'-1 1/2" 13'-8" 29'-6" 7-0" 7-5 1/2" 22'-6" 23'-0" 6'-6" 6'-6" 111 1 /2" 6'4" 10'-6" 6'-3" 6-0" 6-0" PROPERTY LINE SETBACK LINE — — — — — — — — — — — I — — — — — — — — — — — — — — — — — — — — — — — --- — — — — — — — — — — — — — — — C9 — — — — — — — — — — — — — X OII ------ r , STUDIO \`o OUTDOOR LI V*Q I I 10'-0 1/2" 2'-3" �� I TERRACE 2 1 Z\w 5 1/2" 5 1/2" �� 511/2" " 3006 w 2'-11" 4'- 1/2" 3'-11" 6'-4" 3'-11" $" p" 6 4'-9 1/2" 9 1/2" 5'-0 1/2" 1 1/ a w °�� B 4 � I gUl I ° m Mwl 301 i DN O m TERRACE 1 NI hI 04 O \ \ / M El I Eco)l a I I 1171O L 0 I TM A261 A260 e T -m - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - —'- - - - - - - - - - - - - - 1 -7 1/2" 4'-0" " 4'-0" " 4'-0" " 3'-1" 4'-5" 8" 14'_2" 8" 13'-8" 7-6" 15'-6" 4'-0" 16-0" 8'-5 1/211 7-6" 7-6" 80'-1 1/2" 1 260 FLOOR PLAN NOTES A. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O. B. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. ALL EQUIPMENT, APPLIANCES & FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND 5/8" AT CEILINGS U.N.O. F. UNLESS NOTED OTHERWISE, DOOR JAMBS ARE TO BE DOUBLE STUDDED WITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED IN SPACE. Lu V) ry Lu n Z Lu 2 EL O 1 w Lu 0 J Q C/) I OW E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w U z Lu 0 V) w m z 0 O N � Q mU OU Q W Wm mI-- �O IL Lu Z 11 .29.17 DIMENSIONED THIRD FLOOR PLAN SCALE: 1/4" = 1'-0" A231 PA2017-250 ROOF NOTES A. REFER TO STRUCTURAL DRAWINGS FOR ROOF SHEATHING SPECIFICATIONS. B. WHERE NOTED, ROOF TO BE UNVENTED ATTIC ASSEMBLY AND SHALL COMPLY WITH R806.5 • THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE • NO INTERIOR VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE OF THE UNVENTED ATTIC ASSEMBLY • AIR-PERMIABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT WITH THE UNDERSIDE OF THE STRUCTURAL ROOF SHEATHING • RIGID BOARD OR SHEET INSULATION WITH AN R -VALUE OF R-4 SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHEATHING FOR CONDENSATION CONTROL. C. PROVIDE 26 GA. CORROSION RESISTANT METAL FLASHING AT ALL VALLEYS AND WHERE ROOF PITCH CHANGES. D. THE CENTER LINE OF ALL FLASHING FOR VENT PIPES SHALL BE NOT LESS THAN 12" FROM ANY VALLEY. E. ALL ROOF PENETRATIONS SHALL BE INSTALLED AS TO MAKE THEM WATERPROOF. F. GUTTERS AND DOWNSPOUTS SHALL BE PROVIDED AS REQUIRED G. NO MECHANICAL EQUIPMENT SHALL BE LOCATED ON ROOF. H. ROOF TRUSS HEELS TO BE 8" UNLESS NOTED OTHERWISE. SEE STRUCTURAL SHEETS. I. NO PLUMBING VENTS OR SIMILAR ROOF PENETRATIONS ARE TO BE LOCATED FACING THE COURTYARDS. DESIGNATED SOLAR ZONE SPACE REQUIREMENTS [CEC 110.10(B)]: • DESIGNATED SOLAR ZONE SHALL BE LOCATED ON THE ROOF OR OVERHANG OF THE BUILDING. • TOTAL AREA THE DESIGNATED SOLAR ZONE SHALL BE NOT LESS THAN 250 SQUARE FEET. • THE DESIGNATED SOLAR ZONE SHALL HAVE A MINIMUM DIMENSION OF 5 FEET ON ALL SIDES. • THE DESIGNATED SOLAR ZONE SHALL BE UNSHADED, UN -PENETRATED, AND FREE OF ANY OBSTRUCTIONS. INTERCONNECTION [CEC 110.10(C)]: • A PATHWAY SHALL BE PROVIDED FOR ROUTING CONDUIT FROM THE SOLAR ZONE TO THE MAIN SERVICE PANEL. • A PATHWAY SHALL BE PROVIDED FOR ROUTING OF PLUMBING FROM THE SOLAR ZONE TO THE WATER -HEATING SYSTEM. DOCUMENTATION [CEC 110.10(D)]: • A COPY OF THE CONSTRUCTION DOCUMENTS OR A COMPARABLE DOCUMENT INDICATING THE DESIGNATED SOLAR ZONE AND INTERCONNECTION PATHWAY INFORMATION SHALL BE PROVIDED TO THE OCCUPANT. MAIN ELECTRICAL SERVICE PANEL [CEC 110.10(E)]: • MAIN ELECTRICAL SERVICE PANEL SHALL HAVE A MINIMUM BUSBAR RATING OF 200 AMPS • MAIN ELECTRICAL SERVICE PANEL SHALL HAVE A RESERVED SPACE TO ALLOW FOR THE INSTALLATION OF A DOUBLE POLE CIRCUIT BREAKER FOR A FUTURE SOLAR ELECTRIC INSTALLATION. THE RESERVED SPACE SHALL BE POSITIONED AT THE OPPOSITE (LOAD) END FROM THE INPUT FEEDER LOCATION OR MAIN CIRCUIT LOCATION. THE RESERVED SPACE SHALL BE PERMANENTLY MARKED AS "FOR FUTURE SOLAR ELECTRIC". ROOF KEYNOTES 1A26 U w I) ry^L/ ^w n Z w 2 I O 1 w Lu 0 J Q C/) E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w U z Lu 0 V) w m z 0 O N �Q mU Z = Ow W m m �O IL Lu Z 11 .29.17 ROOF PLAN SCALE: 1/4" = 1'-0" A250 I 3:12 y 3:12/El I SYMBOL I I I I 19XX ai 1 STANDING SEAM METAL ROOF BY CUSTOM BILT (ICC ESR 2048) CLASS'A'BY ASSEMBLY W/ ONE LAYER OF TYPE II (NO. 30) UNDERLAYMENT & TWO LAYERS OF GAF VERSA SHIELD FIRE LN Y RESISTANT ROOF DECK PROTECTION 2 GREEN ROOFING SYSTEM, INSTALLED PER MANUFACTURERS SPECS A261 I I I 3 WATERPROOF DECKING, POLYCOAT AQUATIGHT (ICC -ESR 2785) CLASS'A' MIN., W/ AREA DRAIN AND OVERFLOW PER PLAN. a I I STONE TILE FINISH, PER OWNER. O 55 N I 4 GUTTERS AND DOWNSPOUTS SHALL BE PROVIDED AS REQUIRED I I I I 5 FIREPLACE CHIMNEY CAP W/ UL LISTED SHROUD 1A26 U w I) ry^L/ ^w n Z w 2 I O 1 w Lu 0 J Q C/) E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w U z Lu 0 V) w m z 0 O N �Q mU Z = Ow W m m �O IL Lu Z 11 .29.17 ROOF PLAN SCALE: 1/4" = 1'-0" A250 PA2017-250 19 m 11161 15112 L ��ll/711.7: T g I I I I I I FS 10.17' - P - - - - - - - - I I I NORTH COURTYARD ELEVATION ©■m MEM, 19 co E 9.69' w NIz } J V7 w G d , OI o - °I = N ------- ----------- --- I I TP/HDR _ T – I I I 3'_8" (ROOF 0. 0.) N FSFS=1 T FS -EXT I HDI MMT I — 3,_8„ - - (ROOF O. .) - -- FS BOT HDR I I I I I I I FS 10.17' I I 121 181171 14116 RREM ©■m i out 5 NORTH ELEVATION "jj In W } } z �I �I �I d C?f �I --------------- MAX SLOPEDI�OOF38.69' ------- - - - ----- -------------------- -- ---= ------------------------- o - I TPOB q ------------ -MAXFLATOOF3369' I- ------ -- - --- ------------ ----- - --------- -------------- o--- I 1 I 10'-41/2" N (ROOF O.H.) °= 0 = 0 F -INT _ - - - - - --- - - -- - - - F9 -EXT � I 71/ " I I o I N 0 0 0 0 0 o FS m N L - - - -�ia ©■m am 8 T/HDR 19 a a I m7RFS 10.17' AVE. NATURAL RADE 9.69' WEST ELEVATION EXTERIOR ELEVATION NOTES A. REFER TO GENERAL NOTES SHEETS FOR THE GENERAL CONSTRUCTION METHODS AND CONDITIONS. B. ALL VERTICAL DIMENSIONS SHOWN ARE FROM FINISH FLOOR (TOP OF SHEATHING) U.N.O. C. REFER TO CIVIL AND HARDSCAPE PLANS FOR FINISH GRADE ELEVS. AND STEP LOCATIONS. D. WINDOW HEADERS ARE AT X' -X" U.N.O. EXT. ELEVATION KEYNOTES XX SYMBOL 1 7/8" MIN. EXTERIOR CEMENT PLASTER, SMOOTH TROWEL FINISH MOTTLE FINISH COAT, MERLEX P-921, NAVAJO WHITE 2 VERTICAL WOOD SIDING & TRIM, WEATHERED TEAK, OILED 1x4 BOARDS W/ 3/16" STRAIGHT GROOVE, TYP 3 COPPER CLADDING, OIL RUBBED BRONZE FINISH 4 ADHERED VENEER, BOARD FORMED CONCRETE PANELS 5 STANDING SEAM METAL ROOF 6 GUARDRAIL, WEATHERED TEAK 7 GUARDRAIL, STAINLESS STEEL CABLES 8 FIXED FIN SHUTTER, WEATHERED TEAK, OPERATION AS NOTED 9 DOOR / WINDOW, STEEL OR WOOD CLAD - PER SCHEDULE 10 ROLL -UP GARAGE DOOR, WEATHERED TEAK HORIZONTAL TRIM 11 EXTERIOR LIGHT FIXTURE, PER OWNER SELECTION 12 COPPER CHIMNEY SHROUD, OIL RUBBED BRONZE FINISH w V) Lu IL Lu O 1 Lu Lu 0 J Q V) Q IHARLES E. d ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE Lu U z Lu 0 Lu m z O C) NO N O` � Q mU -7 OU UQLu Q Lu °° m I-__ SO ry O o_ w Z 11 .29.17 EXTERIOR ELEVATIONS SCALE: 1/4" = l'-0" A260 so vi w z } J > �I I of of --------f=----� MAX SLOPED j200F — 38.69' I P o — 0 – in _ _ MAX FLAJOOF 33.69' o I I I I (V 0 F -INT \ F9 -EXT BOT C I — �iDR o II I I I O.H') � I�OOF v N o I FS = BOT/ DR 1— - o I I I 19 I I o I FS 10.17' AVE. I I NATURAL NORTH ELEVATION "jj In W } } z �I �I �I d C?f �I --------------- MAX SLOPEDI�OOF38.69' ------- - - - ----- -------------------- -- ---= ------------------------- o - I TPOB q ------------ -MAXFLATOOF3369' I- ------ -- - --- ------------ ----- - --------- -------------- o--- I 1 I 10'-41/2" N (ROOF O.H.) °= 0 = 0 F -INT _ - - - - - --- - - -- - - - F9 -EXT � I 71/ " I I o I N 0 0 0 0 0 o FS m N L - - - -�ia ©■m am 8 T/HDR 19 a a I m7RFS 10.17' AVE. NATURAL RADE 9.69' WEST ELEVATION EXTERIOR ELEVATION NOTES A. REFER TO GENERAL NOTES SHEETS FOR THE GENERAL CONSTRUCTION METHODS AND CONDITIONS. B. ALL VERTICAL DIMENSIONS SHOWN ARE FROM FINISH FLOOR (TOP OF SHEATHING) U.N.O. C. REFER TO CIVIL AND HARDSCAPE PLANS FOR FINISH GRADE ELEVS. AND STEP LOCATIONS. D. WINDOW HEADERS ARE AT X' -X" U.N.O. EXT. ELEVATION KEYNOTES XX SYMBOL 1 7/8" MIN. EXTERIOR CEMENT PLASTER, SMOOTH TROWEL FINISH MOTTLE FINISH COAT, MERLEX P-921, NAVAJO WHITE 2 VERTICAL WOOD SIDING & TRIM, WEATHERED TEAK, OILED 1x4 BOARDS W/ 3/16" STRAIGHT GROOVE, TYP 3 COPPER CLADDING, OIL RUBBED BRONZE FINISH 4 ADHERED VENEER, BOARD FORMED CONCRETE PANELS 5 STANDING SEAM METAL ROOF 6 GUARDRAIL, WEATHERED TEAK 7 GUARDRAIL, STAINLESS STEEL CABLES 8 FIXED FIN SHUTTER, WEATHERED TEAK, OPERATION AS NOTED 9 DOOR / WINDOW, STEEL OR WOOD CLAD - PER SCHEDULE 10 ROLL -UP GARAGE DOOR, WEATHERED TEAK HORIZONTAL TRIM 11 EXTERIOR LIGHT FIXTURE, PER OWNER SELECTION 12 COPPER CHIMNEY SHROUD, OIL RUBBED BRONZE FINISH w V) Lu IL Lu O 1 Lu Lu 0 J Q V) Q IHARLES E. d ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE Lu U z Lu 0 Lu m z O C) NO N O` � Q mU -7 OU UQLu Q Lu °° m I-__ SO ry O o_ w Z 11 .29.17 EXTERIOR ELEVATIONS SCALE: 1/4" = l'-0" A260 so PA2017-250 Z >I >I >I Ili Z ww Lj 0 01 �I1 r MAX SLO ED ROOF 3$ 69' -- --------------------------I------------------------ ---------------------- -------------------------I-------- ----- -----I. e a a s a s I e a e a e a B 8 B 8 d 8 I B 8 B 8 B 8 EAST ELEVATION 3N EXTERIOR ELEVATION NOTES A. REFER TO GENERAL NOTES SHEETS FOR THE GENERAL CONSTRUCTION METHODS AND CONDITIONS. B. ALL VERTICAL DIMENSIONS SHOWN ARE FROM FINISH FLOOR (TOP OF SHEATHING) U.N.O. C. REFER TO CIVIL AND HARDSCAPE PLANS FOR FINISH GRADE ELEVS. AND STEP LOCATIONS. D. WINDOW HEADERS ARE AT X' -X" U.N.O. EXT. ELEVATION KEYNOTES XX SYMBOL 1 7/8" MIN. EXTERIOR CEMENT PLASTER, SMOOTH TROWEL FINISH MOTTLE FINISH COAT, MERLEX P-921, NAVAJO WHITE 2 VERTICAL WOOD SIDING & TRIM, WEATHERED TEAK, OILED 1x4 BOARDS W/ 3/16" STRAIGHT GROOVE, TYP 3 COPPER CLADDING, OIL RUBBED BRONZE FINISH 4 ADHERED VENEER, BOARD FORMED CONCRETE PANELS 5 STANDING SEAM METAL ROOF 6 GUARDRAIL, WEATHERED TEAK 7 GUARDRAIL, STAINLESS STEEL CABLES S FIXED FIN SHUTTER, WEATHERED TEAK, OPERATION AS NOTED 9 DOOR / WINDOW, STEEL OR WOOD CLAD - PER SCHEDULE 10 ROLL -UP GARAGE DOOR, WEATHERED TEAK HORIZONTAL TRIM 11 EXTERIOR LIGHT FIXTURE, PER OWNER SELECTION 12 COPPER CHIMNEY SHROUD, OIL RUBBED BRONZE FINISH ,Lu v ) ^L^'' Lu I..L Z Lu I O 1 Lu Lu 0 J Q V) Q E. d ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE Lu U z Lu 0 v I Lu m z 0 ki NO N � Q co -7 OU UQ Qw Lu °o m I-__ �o ry O w Z 11 .29.17 EXTERIOR ELEVATIONS SCALE: 1/4" = l'-0" A261 S7 PA2017-250 I w NIZ } J N �I }I LYI H w U d O o LY I �I �I -------I_______________________ - TPI— - I - I -- -------------- --------- I - � I I FS -1 T I FS -EXT _ — BOT DR j � I I � J I 28 (ROOF O.H) I FS I I _BOT HDR � ass � I I ! I I CUPB �I W Z J N �I �I W of O d' I M X SLOPED ROOF — — — — — — — — — — — — — — — — — — — — ---— — — — — — — I I� BOB/HDR MAX FLAT ROOF - - ----------- I F302L 3-8" �. 102 F -INT F9 -EXT BOT/r R I I I I I � 3'-8. (ROOF O.H.) II FS BOT/HDR T I I I I ! I CIRB FS 10.17' AV . NATURAL RADE 9.69' I I I SECTION • opo v� 0 I[I I I I I I I ISS BO HDR woo�i��llllllllllll E111 FS -111 T BOTYHDR (ROOF O.Hj) FS m z i BOT HDR T KITCHE 103 I�f �I W Z J N } I W CD O d' I M X SLOPED �OOF'iP AO' � BOB/ DR MAX FLAT ROOF I 3-8" (ROOF O.H.) I N FI - INT F9 -EXT BOT/HDR I I I � 3'-8" ( OOF O.H.) II FS BOT/HDR T i I ! FS 10.17 AL RAD I SECTION 00119 SECTION m W <V) rplo Lu n Z Lu n O 1 Lu Lu 0 J Q V) Q IHARLES E. d ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE Lu U z Lu 0 � I Lu m z 0 O NO � Q co Z= OU UQLu Q Lu °° m �o ry O w Z 11 .29.17 BUILDING SECTIONS SCALE: 1/4" = l'-0" A270 se 2 4 5 A2017-250 A B C -=-=-=-==-=-=-=-==-=-=-=-===36" RCP 0 a b PROPERTY LINE (TYP) 5X INFILTRATION TRENCH L=20j W=1 5' a b A LENGTH=14' K. TOWARDS BEACON BAY SWALE WIDTH=4.8' PROPERTY LINE (TYP) Z 0 8 16 SCALE: 1/8"= 1'-0" OVERFLOW SIDEYARD SWALE LENGTH=85 S=0.29% TOWARDS BEACON BAY. SWALE WIDTH=3.3' MIN 3.90-'.' ..,......:... SURVEY DATE: 02/2017 V. SCALE: N/A DRN.: O.R. FG ' 0 DS DOWNSPOUT JOB NO. 17151 1/g 1� FF FINISH FLOOR �• ���•��:.,..,.\\.y FG FINISH GRADE _100— 1.1,1.1.•.. �: ' FLOW LINE 100.00 SPOT ELEVATION (PROPOSED) FS FINISH SURFACE W GFF GARAGE FINISH FLOOR 100.00 SPOT ELEVATION (MATCH EXISTING) INV 12 ==4"== PROPOSED DRAIN LINE COVERED PROPERTY LINE Z IJ... S ..: DECK — —FM— — PROPOSED FORCE MAIN QJ. I.: Llvl. '.' +'.'.: PROPOSED BEARING/RETAINING WALL TF TOP OF FOOTING . (Y) TOP OF GRATE J TW cn PROPOSED RETAINING WALL lob V :0 I 0 16 -- p�LLL OJ OVERFLOW SWALE LENGTH=14' S=0.28% TOWARDS BEACON BAY SWALE WIDTH=4.8' (TYP) FF=10.17 1. 1� GARAGE s D E n )% 0 15� G 13� j. — h.! S=0.15% TOWARDS BEACON BAY. SWALE WIDTH=4.8' B C 0 LJ EXIST CURB INLET I CATCH BASIN 9.20 TC 8.53 FL I (3.5%) 9 �s9s r 7 � II ISI I I I E F G LEGEND z SURVEY DATE: 02/2017 V. SCALE: N/A DRN.: O.R. CONCRETE PAVING 0 DS DOWNSPOUT JOB NO. 17151 1/g 1� FF FINISH FLOOR --(100)-- CONTOUR (EXISTING) FG FINISH GRADE _100— CONTOUR (PROPOSED) FL OR FL FLOW LINE 100.00 SPOT ELEVATION (PROPOSED) FS FINISH SURFACE W GFF GARAGE FINISH FLOOR 100.00 SPOT ELEVATION (MATCH EXISTING) INV INVERT ==4"== PROPOSED DRAIN LINE P.L. OR R PROPERTY LINE Z _ R.O.W. OR R/W RIGHT OF WAY — —FM— — PROPOSED FORCE MAIN TC TOP OF CURB N PROPOSED BEARING/RETAINING WALL TF TOP OF FOOTING PROPOSED SCREEN WALL TG TOP OF GRATE J TW TOP OF WALL PROPOSED RETAINING WALL CITY OF NEWPORT BEACH NOTES A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1—INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON—STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT—OF—WAY. ALL NON—STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. AN APPROVED CITY OF NEWPORT BEACH ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT—OF—WAY. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF THE COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. ALL WORK RELATED TO DOMESTIC WATER IN THE PUBLIC RIGHT—OF—WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT—OF—WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELEIVE 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 ASSOCIATIONS 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. EXISTING UTILITIES PER CITY OF NEWPORT BEACH GIS WEBSITE. TOPOGRAPHIC SURVEY PROVIDED BY SOUTH COAST SURVEYING. OCS BENCHMARK NB4-39-77, ELEV = 10.859, NAVD88 DATUM \ \\ EXIST CURB INLET CATCH BASINS \ \ CROWN --------------�\ I II � 9.93 TC 9.26 FL I o I I I I F G H PLANS PREPARED BY: TOAL ENGINEERING, INC. O CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 www.toalengineering.com No. 59275 \9TH OFpCA1.\E&�\/ ADAM L. TOAL R.C.E. 59275 DATE: PREPARED FOR: SKJONSBY RESIDENCE 16 BEACON BAY NEWPORT BEACH, CA 92660 949-407-7760 0 a co z 0 N > W DATE: 11/21/17 z SURVEY DATE: 02/2017 V. SCALE: N/A DRN.: O.R. DWG. NO. C O CHID.: A.T. APPD.: A.T. JOB NO. 17151 1/g 1� OF 1 T 10 Ld 0 z `° m of z — D O W ow w (D O z Z _ O 0 m O Q M z O N z LLl M J c0 W DATE: 11/21/17 H. SCALE: N/A SURVEY DATE: 02/2017 V. SCALE: N/A DRN.: O.R. DWG. NO. C O CHID.: A.T. APPD.: A.T. JOB NO. 17151 SHEET 1 OF 1 39 PA2017-250 9.45 FS 9.49 FS A/C FD. SPIKE & WASHER RCE 28328 10' 0/S PL PROD. 9.63 ITS BEACON BAY 9.66 FS 9.74 FS A/C FD. SPIKE & WASHER RCE 2832, 10' 0/S PL PROD. 9.0 SAND rU. i it KLL ZbJZ6 UN. U.Z 8.7 SAND 8.9 SAND 9.72 TBM FD. SPIKE & WASHER 10.05' OFFSET FD. SPIKE & WASHER 10.05' OFFSET EASEMENT NOTE: THE PLAT FOR THIS SURVEY WAS PREPARED WITHOUT A TITLE REPORT. UNPLOTTED EASEMENTS MAY EXIST ON THE SUBJECT PROPERTY. BOUNDARY NOTE: BASIS OF BEARING RSB 293/29 1" = 8' LEGEND TC = TOP CURB FL = FLOW LINE FS = FINISH SURFACE TS = TOP STEP EG = EXISTING GROUND TW = TOP WALL TP = TOP PLANTER TOP = TOP SLOPE TOE = TOE SLOPE FF = FINISH FLOOR GFF = GARAGE FINISH FLOOR TOR = TOP ROOF BW = BACK WALK SCO = SEWER CLEANOUT PP = POWER POLE WV = WATER VALVE WM = WATER METER TBM = TEMPORARY BENCHMARK S.F.N. = SEARCHED FOUND NOTHING = CENTERLINE (�' = PROPERTY LINE 40 PA2017-250 Q Project Name Lo U co c oo M •� o, N t 7C) P N Q a >10 C) o' oUc 3} LU N O N C: 100 N 0 ❑ ❑❑❑❑ ❑ ❑A ❑❑❑ ❑❑11E ❑❑m❑❑❑❑ ❑ ❑❑ ❑JMM ❑❑mFW ❑ ❑❑❑❑❑ Sheet Title ❑ ❑rd ❑❑❑ ❑ ❑❑ �PN�CApF\ �l�O�'��P PHI//AS'9.pO �2 � 597✓ �% DGs9T� nll j ,F � OF CAL��� W Project No. Scale: 1/4" = 1'-0" Date: September 29, 2017 Revision No. Description 10-9-17 Client Meeting 11-21-17 CDP Submittal Sheet No. L=1 41 A 24 El r /f, �- . `. L z❑ PA —1L HARDSCAPE LEGEND I l lr b _ I�✓i ' AO DRIVEWAY, WALKWAY, PATIO PAVING - NATURAL GRAY CONCRETE W/ HONED FINISH TO EXPOSE AGGREGATE, -i , ;' CONCRETE THICKNESS PER SOILS REPORT RECOMMENDATIONS. o o e �❑ y�i';- �'<< - r 11� � I ,,,�� , 1 � ❑� , © SLOT/TRENCH DRAIN LOCATIONS PER CIVIL ENGINEER'S PLANS X24' WOOD STEPS - TEAK WOOD STEPS TO MATCH TEAK FLOORING IN HOUSE SET ON CONCRETE SUBBASE. ✓ L — J y WOOD DECKING - TEAK WOOD DECK, TO MATCH TEAK FLOORING IN HOUSE k aE' F y r�,/ SET ON CONCRETE SUBBASE/OR PER ARCHITECT'S PLANS ON STRUCTURE. ❑ 7771 i�\ iTI❑\ � O WOOD/STEEL GATE AND FENCE -WOOD TO MATCH WOOD COLOR/FINISH ON HOUSE PA o �/ \ REFER TO ARCHITECT'S PLANS. 7 OF LIVING WALL - HEIGHT PER CITY OF NEWPORT BEACH GUIDELINES IN REAR YARD SET BACK. INSTALL _A o O ; �I y . PA ❑�� PER MANUFACTURE'S RECOMMENDATIONS. PROVIDE DRAINAGE, IRRIGATION ETC. �'� /i uJ,ti ��1� � � � /i f � OUTSIDE SHOWER -REFER TO ARCHITECT'S PLANS. j PA 'i - ❑❑% '3- ❑�� � ��; ' BUILT-IN BBQ/PIZZA OVEN - CONC. BLOCK CONSTRUCTION W/STUCCO FINISH TO MATCH HOUSE COUNTER TOPS/APPLIANCES - REFER TO ARCHITECT'S PLANS. HerbId _ PLANTER URNS/BOXES - STUB FOR IRRIGATION AND DRAINAGE PA O GRAVEL PAVING - 1" LAYER GRAVEL OVER ROOF PER ARCHITECT'S PLANS 3rd Floor GRAVEL TO BE CALIFORNIA GOLD BY: SOUTHWEST BOULDER AND STONE (877) 792-7625. 2nd Floor CO 9l °' I I � o I I d ❑ CL o LnO I— ao 00 O rn O C� N �i p EXISTING PROPERTYLINE WALL �n EXISTING PROPERTYLINE WALL N rn N op O = ad C° op �c- — — — — - — M,4O ,00°00S I U C z �ai2fs E z �OEJI" tEU 10.12 Fs U p . 2 FS C PA � o 1W F1 O N N \� z io00 o 2(:6 °' �' , L` — - WOOD D. MS B L-2 BC/iu-lN PLANTtR URNS C L2 O pU / ❑ \ \ / /CD x� x 00 00 Co.m to 00®00 � � J / I p 10.17 FF � JL � ❑ z Cn I a "GRAD/NG LEGEND I I z FF Finish Floor Z A O ❑ .O 995 FF \ / Ip rn pO 10.17 FF N CK 17 FF 2 F .� OCo A Q FS = Finish Surface 7 FG Grade / \ =Finish TW =Top of Wall �✓ � ; / \ O � 10 � O � - TP =Top of Pilaster DETAIL LEGEND C TC =Top of Coping Detail number/letter LU TF =Top of Fence Detail sheet z U P/ - Plantingarea A o - ------- \ Q . m o HARDSCAPE NOTES \ 17 FF z - dam- O ITIRI_ A 1012 FS _ cn - _� _d_ S / U �I A > D LIVING WALL l-_ � I 00 _ SJ --1-.-d = dm's -d'_. -- dsl�- Cn _�- / I L_2 N \ O� N ♦ _ . _� d -gid=l it_ - — H �e Cd r rd dr z PA o '--- f- Living Wall F O 10.12 FS E A, 0 p :. � PA Y _ - d r d_ =s -d -'d d � -� -��_d —� ds-- a) N f Ln Imo. B O �Q12FS C si- -�- -d -dam - d �--d- s- d= —_r—= • PA PA n n n n r — - - --- - = - - -_r-- d d d r r — — — — M,r00,00R00N dd dr d d r d` r d r d I BU/LT-fN EXISTING PROPERTYLINE WALL dam_d- =d 14. Concrete thickness to be the CY)L-2 EXISTING PROF ERTYLINE ~ WALL SCORELINES� N CONCRETE BBQ I— F— Qi Q subbase/slab consistent with recommendations z Q presented in the Geo -technical Report. O �o N I_ Q z � `� � SITE WORK NO TES: � O 00 O 12 o � O " ao •- o O - z CONCEPTUAL GRADING NOTE: ~ pj O O Q ALL FINISH SURFACE ELEVATIONS, TOP OF WALL AND PILASTER HEIGHTS ETC. O ~ O CG SHOWN ON THIS PLAN ARE FOR REFERENCE ONLY. ❑`� ❑ pj REFER TO CIVIL ENGINEER'S PRECISE GRADING AND DRAINAGE PLANS. O (U PLANTING AREA = 214 S°F. PLANTING AREA IS UNDER 500 S.F. NO WATER EFFICIENT GUIDELINES NECESSARY TO COMPLY WITH FOR THIS PROPERTY. Q Project Name Lo U co c oo M •� o, N t 7C) P N Q a >10 C) o' oUc 3} LU N O N C: 100 N 0 ❑ ❑❑❑❑ ❑ ❑A ❑❑❑ ❑❑11E ❑❑m❑❑❑❑ ❑ ❑❑ ❑JMM ❑❑mFW ❑ ❑❑❑❑❑ Sheet Title ❑ ❑rd ❑❑❑ ❑ ❑❑ �PN�CApF\ �l�O�'��P PHI//AS'9.pO �2 � 597✓ �% DGs9T� nll j ,F � OF CAL��� W Project No. Scale: 1/4" = 1'-0" Date: September 29, 2017 Revision No. Description 10-9-17 Client Meeting 11-21-17 CDP Submittal Sheet No. L=1 41 PA2017-250 0 0 O ELEVATION NOTES: I. REFER TO ARCHITECT'S PLANS FOR BBQ APPLIANCES AND EQUIPMENT LIST, VENEER, COUNTERTOP MATERIAL ETC. 2. STUCCO INTERIOR OF ALL STORAGE COMPARTMENTS. 3, SLOPE ALL STORAGE AREAS AT 1% TOWARDS DRAINS. BARBECUE ELEVATION SKJONSBY 1 z'. LEGEND: I. CONCRETE/STONE COUNTER TOPS - TO BE SELECTED 2. STUCCO FINISH TO MATCH HOUSE 3, STORAGE DOORS - TO BE SELECTED 4. BBQ - TO BE SELECTED SCALE 314'= Y 0' IN5PIRATION IMAGER*' NOTE5: LIVING WALL - HEIGHT PER CITY OF NEWPORT BEACH GUIDELINES IN REAR YARD SET BACK. INSTALL PER MANUFACTURE'S RECOMMENDATIONS. PROVIDE DRAINAGE, IRRIGATION ETC. LIVING WALL SKJONSBY SCALE 3/4'= 1=0' 2' X 6" WOOD DECK MEMBERS 1'X 6" BASE LUMBAR CONCRETE SUBASE. SLOPE TO DRAIN DRAIN, CONNECT TO DRAINGE SYSTEM PER CIVIL ENGINEER'S PLANS 90% MIN. COMPACTED SUBGRADE TYPICAL V a c 5ECTION r, - A. III -I 1-1, 11 1-- WOOD DECK/NG/STEPS SKJONSBY SCALE P = T=0' X 6" BASE LUMBAR X 6" WOOD DECK MEMBERS X 3" WOOD DECK LIP ONCRETE FOOTING -R STRUCTURAL ENGINEER NV i E: EXPANDED VIEW NOT TO SCALE URN TO BE SELECTED SEAL INTERIOR OF URN WITH THOMPSON'S OR EQUAL 1-1/2" DRAIN LINE, CONNECT THROUGH SLAB TO SYSTEM. ADD SCREEN AT TOP. PAVING MATERIAL CONCRETE SUBBASE OR DECK BELOW BUILT-IN PLANTER URNS SKY✓ONSBY SCALE.' 1/2" WATER LINE, WITH DRIP TUBING INSIDE DRAIN LINE N Q NN > 10 prn �Q �U 3} 00 LU w N O N 1 N ] Project Name ❑ Fn❑m❑ ❑ ❑A ❑❑m 11111T] 11 1IMFI ❑❑ ❑ ❑❑ ❑LJ MM ❑❑mFM ❑ ❑❑❑❑❑ Sheet Title ❑ ❑rd =❑❑ ❑ ❑EFE /�PNDSCA ,,c {� Pfil2iasq'C, JLl#5978 / W Project No. s9T enll \� F OF Scale: 1/4" = V-0" Date: September 29, 2017 Revision No. Description 10-9-17 Client Meeting 11-21-17 CDP Submittal Sheet No. L=2 o LO U C6 c W C' N V 70 I L a a� W 0- NN > 10 prn �Q �U 3} 00 LU w N O N 1 N ] Project Name ❑ Fn❑m❑ ❑ ❑A ❑❑m 11111T] 11 1IMFI ❑❑ ❑ ❑❑ ❑LJ MM ❑❑mFM ❑ ❑❑❑❑❑ Sheet Title ❑ ❑rd =❑❑ ❑ ❑EFE /�PNDSCA ,,c {� Pfil2iasq'C, JLl#5978 / W Project No. s9T enll \� F OF Scale: 1/4" = V-0" Date: September 29, 2017 Revision No. Description 10-9-17 Client Meeting 11-21-17 CDP Submittal Sheet No. L=2 PA2017-250 00G.= Project Name �E 0 L9 U CO C CO M a N V -0 N Q 01 ON > -1O N 3 w(L N O N C: 1 LON 1111❑❑❑ ❑ ❑A 1111❑ 1111❑ ❑❑m❑❑1111 ❑ ❑❑ ❑ l MM ❑❑mMM ❑ ❑0000 Sheet Title Z�p�DSCgpF W OF Project No. Scale: 1/4” = V-0" Date: September 29, 2017 Revision No. Description 10-9-17 Client Meeting 11-21-17 CDP Submittal Sheet No. L=3 43 I 2 2 2S zl ❑ O O 1 1 i_1 A�7I _—_7 V,L r \<_ ����_�� z _J _;� —I \ V� 2 O�1 Y L- J Y/ _ Th �Oxl�,r��/ 2 - FQ- -_, , � , Y,A-, �`, v II O , _O. I Herb rt�� O 2 3rd Floor 2nd Floor �I- QD ,91 I � I O I I 0 � p p J p Lo C\4 DOr� aj ~ � �` d C N � o N N CQ I rn I O LIGHTING LEGEND LOW VOLTAGE LIGHTING % nn *nn / v y �/�v/ r UP/FLOOD LIGHTS/ ' \J \' �7 C ("` — N111 0l. OOo 00.i — (�{� y� SYMBOL MANUF. QTY. WATTS DESCRIPTION AURORA 5 2.5 UPLIGHT - LSL1 LED SAGO, SOLID BRASS OR COPPER, W/ GROUND STAKE ` Z O o _ C C — I . wer ,r POT/UP LIGHTS u ' \ -board-Storage --- ----.— Paddle Board S AURORA O 13 2 UPLIGHT - HSL11 LED TAOS, SOLID COPPER, W/ GROUND STAKE ����FE7 FE7 � � �IN--GRADE Iv x 11 1 LIGHTS \ Q / OILN I \ AURORA 4 2.5 WALL/STEP LIGHT - LMWL-R RECESSED MICRO WELL LIGHT, BRASS C 1 oI 77J a a rn - 00 PATH LIGHTS O m pj Q AURORA 4 2.5 PATH LIGHT - LPL4 LA JOLLA COPPER/BRASS \ / � � X X IV o0 00 00®00 IL �I � o O IO STEP/WALL LIGHTS - - - - - - - - J / _x1 - AURORA 8 3 WALL/STEP LIGHT -MERIDIAN LSW8, SOLID BRASS 8 COPPER, W/ 1.25 WATT LED LAMP U --------- / �X I— O z TRANSFORMERSL Q m o - 1 12 tL 00 O� n p -z 00 VISTA - HRj 1 1200 TRANSFORMER/TIMER - STAINLESS STEEL O C:) 1 I— Q 7 z Lei - Al -------0 \ �I Q CC m o z oil 100 N \ LL. s LivingWall };�'C � y;;'C Ell .- ❑ u - CC Cr OSI zs nn nn L nn n l �, - - - - - - - - - _ p - - A LIGHTING NOTES M„00,00>OON M„OO,OOo00N O /� �s �s ley � m 1. ALL 12V WIRE TO BE DIRECT BURIAL CABLE BURIED AT A MIN. OF 8” BELOW GRADE ~ ~ O O m z z Z 2. ALL CONNECTIONS TO BE MADE WITH WIRE NUTS ENCASED O LL 17 O N �t O p� �Q V) IN EPDXY PRIOR TO BURIAL tIj pj O O 3. TRANSFORMER LOCATIONS ARE APPROXIMATE AND SHOULD _ O � O p _ o BE FIELD VERIFIED TO THE NEAREST ELEC. OUTLET CG o O O O O Ln O Q O 4. ALL 120V WIRING TO BE IN RIGID CONDUIT 8 INSTALLED PER ALL APPLICABLE CODES, TYPICAL OU ~ O 00 O o 5. ALL SWITCHING LOCATIONS BY HOMEOWNER O(n O � O 6. ALL UP LIGHTS TO BE STANDARD FLOOD LAMPS UNLESS OTHERWISE SPECIFIED O U NOTE' 1. CONTRACTOR TO VERIFY LOCATION CLOCK WITH OWNER. CONTRACTOR TO SUPPLY POWER TO TRANSFORMER/CLOCK AND MAKE ALL NECCESSARY CONNECTIONS. cSi 00G.= Project Name �E 0 L9 U CO C CO M a N V -0 N Q 01 ON > -1O N 3 w(L N O N C: 1 LON 1111❑❑❑ ❑ ❑A 1111❑ 1111❑ ❑❑m❑❑1111 ❑ ❑❑ ❑ l MM ❑❑mMM ❑ ❑0000 Sheet Title Z�p�DSCgpF W OF Project No. Scale: 1/4” = V-0" Date: September 29, 2017 Revision No. Description 10-9-17 Client Meeting 11-21-17 CDP Submittal Sheet No. L=3 43 IA2017-250 ,9l lO 0 I— Q 1. R IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE HIMSELF WITH DO IN ADDITION TO THE CONTROL WIRE SLEEVES SHOWN ON THE DRAWINGS, THE IRRIGATION ALL GRADE DIFFERENCES, LOCATION OF WALLS, RETAINING WALLS, SLOPES, ETC. HE SHALL LLz o COORDINATE HIS WORK WITH THE GENERAL CONTRACTOR AND OTHER SUBCONTRACTORS � OF SUFFICIENT SIZE UNDER AL PAVED AREAS. Q � - w ROADWAYS, PAVPIO, STRUCTURES, ETC. Cal _ lO 0 I— Mfg. 1. R IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE HIMSELF WITH U IN ADDITION TO THE CONTROL WIRE SLEEVES SHOWN ON THE DRAWINGS, THE IRRIGATION ALL GRADE DIFFERENCES, LOCATION OF WALLS, RETAINING WALLS, SLOPES, ETC. HE SHALL a CONTRACTOR SHALL BE RESPONSIBLE FOR THE INSTALLATION OF CONTROL WIRE SLEEVES COORDINATE HIS WORK WITH THE GENERAL CONTRACTOR AND OTHER SUBCONTRACTORS Pattern OF SUFFICIENT SIZE UNDER AL PAVED AREAS. w U� ROADWAYS, PAVPIO, STRUCTURES, ETC. O _ N/A WA O .'O Flood JOINT AND VALVE ASSEMBLES. O 'Q Rainbird WHERE POSSIBLE. AVOID ANY CONFLICTS BETWEEN THE SPRINKLER SYSTEM, PLANTING 00 ALL POP-UP TYPE SPRINKLER HEADS INSTALLED IN SHRUB OR GROUND COVER AREAS AND ARCHITECTURAL- FEATURES. 5 o �- Half GRADE GRADE 3. THE SPRINJQER SYSTEM DESIGN S BASED ON THE MINIMUM OPERATING PRESSURE AND Re nbird THE MAXIMUM FLOW DEMAND SHOWN ON THE IRRIGATION DRAWINGS AT EACH POINT OF z I CONNECTION. THE IRRIGATION OONTRACTORSHALLVERIFYWATER PRESSURE PRIOR TO 5 THATTHE TOP OF THE SPRINKLER HEADS ATE FLUSH WITH ADJACINTSIDEWAJCOR CONSTRUCTION. REPORTANY DIFFERENCE BETWEEN THE WATER PRESSURE INDICATED J— CURB' ON THE DRAWIMGSAND THEACTUAL PRESSURE READING AT THE IRRIGATION POINTOF r. CONNECTION TO THE OWNERS AUTHOR® REPRESENTATIVE. IN THE EVENT PRESSURE 9. ADJUSTING OF ALL HEADS BYTHEIRRICJ+TION CONTRACTOR,SO TFWThIETOP OF THE DIFFERENCES ALE NOT REPORTED PRIOR TO START OF CONSTRUCTION, THE IRRIGATION I� /Y`\,rel/ CONTRACTOR SHALASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. RAINBIRD-ASVF (10)DAYSA.FrER NOTIFICATION BYTHE OWNERS AUTHORIZED REPRESENTATIVE DIQR�L �� �1 THE IRRIGATION CONTRACTOR SHAT FLUSH AND ADJUST ALL SPRINKLER HEADS FOR R S OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES OR DIFFERENCES O OPTIMUM PE VORMANCEAND TO PREVENT OVERSPRAY ONTO WAl6, ROADWAYS AND/OR IN THE AREA DIMENSIONS EGSTTHAT MIGHT NOT HAVE BEEN CONSIDERED IN THE © BUILDINGS AS MUCH AS POSSIBLE. THS SHA..L INCLUDE SELECTING THE BEST DEGREE CSS O Uri DO Ci) O U OOCf) O U (n Cn LL - I.— LL- C0 LO Ln � x I( O Lr OOOO N /I 00®00 V� 48,E zi CIO nn nn nn\ -i n i M„00,00a00N M„00,00°OON 0 � O N LLj N O �Owl rl OU N I— Mfg. 1. R IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE HIMSELF WITH 5. IN ADDITION TO THE CONTROL WIRE SLEEVES SHOWN ON THE DRAWINGS, THE IRRIGATION ALL GRADE DIFFERENCES, LOCATION OF WALLS, RETAINING WALLS, SLOPES, ETC. HE SHALL a CONTRACTOR SHALL BE RESPONSIBLE FOR THE INSTALLATION OF CONTROL WIRE SLEEVES COORDINATE HIS WORK WITH THE GENERAL CONTRACTOR AND OTHER SUBCONTRACTORS Pattern OF SUFFICIENT SIZE UNDER AL PAVED AREAS. FOR THE LOCATION AND THE INSTALLATION OF PIPE SLEEVES THROUGH WALLS, UNDER U� ROADWAYS, PAVPIO, STRUCTURES, ETC. 5. INSTALL ALL PIPE MATERIALS AND E-QUIPMENTAS SHOWN IN DETAILS. USE TEFLON TAPE N/A WA OR TEFLON PIPE DOPE ON ALL PJC MALE PIPE THREADS ON ALL SPRINKLER SWING 2. THIS DESIGN S DWC31AMMATIC. ALL PIPING, VALVES, ETC. SHOWN WITHIN PAVED AREAS Flood JOINT AND VALVE ASSEMBLES. IS FOR DESIGN CLARIFICATION ONLY AND SHAL BE INSTALLED IN PLANTING AREAS Rainbird WHERE POSSIBLE. AVOID ANY CONFLICTS BETWEEN THE SPRINKLER SYSTEM, PLANTING ( /moi i iv A ALL POP-UP TYPE SPRINKLER HEADS INSTALLED IN SHRUB OR GROUND COVER AREAS AND ARCHITECTURAL- FEATURES. 5 Cli vPLI 30 Half GRADE GRADE 3. THE SPRINJQER SYSTEM DESIGN S BASED ON THE MINIMUM OPERATING PRESSURE AND Re nbird THE MAXIMUM FLOW DEMAND SHOWN ON THE IRRIGATION DRAWINGS AT EACH POINT OF S. ALL POP-UP TYPE SPRINKLER HEADS INSTATED IN AREAS SHALL BE INSTALLED SO CONNECTION. THE IRRIGATION OONTRACTORSHALLVERIFYWATER PRESSURE PRIOR TO 5 THATTHE TOP OF THE SPRINKLER HEADS ATE FLUSH WITH ADJACINTSIDEWAJCOR CONSTRUCTION. REPORTANY DIFFERENCE BETWEEN THE WATER PRESSURE INDICATED Qtr. CURB' ON THE DRAWIMGSAND THEACTUAL PRESSURE READING AT THE IRRIGATION POINTOF Item CONNECTION TO THE OWNERS AUTHOR® REPRESENTATIVE. IN THE EVENT PRESSURE 9. ADJUSTING OF ALL HEADS BYTHEIRRICJ+TION CONTRACTOR,SO TFWThIETOP OF THE DIFFERENCES ALE NOT REPORTED PRIOR TO START OF CONSTRUCTION, THE IRRIGATION e /Y`\,rel/ CONTRACTOR SHALASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. RAINBIRD-ASVF (10)DAYSA.FrER NOTIFICATION BYTHE OWNERS AUTHORIZED REPRESENTATIVE DIQR�L �� 10. THE IRRIGATION CONTRACTOR SHAT FLUSH AND ADJUST ALL SPRINKLER HEADS FOR R S OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES OR DIFFERENCES NIBOO BRONZET-113 OPTIMUM PE VORMANCEAND TO PREVENT OVERSPRAY ONTO WAl6, ROADWAYS AND/OR IN THE AREA DIMENSIONS EGSTTHAT MIGHT NOT HAVE BEEN CONSIDERED IN THE © BUILDINGS AS MUCH AS POSSIBLE. THS SHA..L INCLUDE SELECTING THE BEST DEGREE ENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCES SHOULD BE BROUGHTTO THE ZD OFARC TO FIT THE EXSRNG SITE CONDITIONS AND TO THROTTLE THE FLOW CONTROL ATrB4TIONOFTHEOWNERSAUTHORIZEDREPRESENTATIVE. INTHEEVENTTHS AT EACH VALVE TO OBTAIN THE OPTIMUM OPERATING PRESSURE FOR EACH SYSTEM. NOTIFICATION S NOT PERFORMED, THE IRRIGATION CONTRACTOR SHALLASSUME FULL LOCATION AND POWER HOOK-UP W/ OWNERS REP. 0) RESPONSIBILITY FOR ANY REVISIONS NECESSARY. • IRRIGA TION LEGEND RAIN SENSOR - WALL MOUNTED. VERIFIY ACTUAL RAINBIRD RSD RAIN SENSOR LOCATION AND POWER HOOK-UP W/ OWNER'S REP. _ DW DOMESTIC WATER METER - LATERAL PIPING - PVC CLASS 200 FOR 3/4' AND UP, PVC CLASS 315 FOR 1/2' USING DEEP SOCKET DESIGN SCH. 40 FITTINGS Jr 1-1/2' MIAINUNE PIPING - PVC SCHEDULE 40,2' & LARGER SHALL - —IF U W BE CLASS 315. USE DEEP SOCKET DESIGN SCH. 40 FITTINGS � Z Q XF SERIES DRIPUNE - INSTALL PER MFG. SPECS. 2nd Floor RAINBIRD: 12' Emitter Spacing, 0.9 gph Emllter,1.53 gpm Insall dsppline below grade/soll. Use A rA g ccum Relief Valve Kit when Instaleon is below grade/soil. Cn LL - I.— LL- C0 LO Ln � x I( O Lr OOOO N /I 00®00 V� 48,E zi CIO nn nn nn\ -i n i M„00,00a00N M„00,00°OON 0 � O N LLj N O �Owl rl OU N I— Mfg. 1. R IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE HIMSELF WITH 5. IN ADDITION TO THE CONTROL WIRE SLEEVES SHOWN ON THE DRAWINGS, THE IRRIGATION ALL GRADE DIFFERENCES, LOCATION OF WALLS, RETAINING WALLS, SLOPES, ETC. HE SHALL a CONTRACTOR SHALL BE RESPONSIBLE FOR THE INSTALLATION OF CONTROL WIRE SLEEVES COORDINATE HIS WORK WITH THE GENERAL CONTRACTOR AND OTHER SUBCONTRACTORS Pattern OF SUFFICIENT SIZE UNDER AL PAVED AREAS. FOR THE LOCATION AND THE INSTALLATION OF PIPE SLEEVES THROUGH WALLS, UNDER U� ROADWAYS, PAVPIO, STRUCTURES, ETC. 5. INSTALL ALL PIPE MATERIALS AND E-QUIPMENTAS SHOWN IN DETAILS. USE TEFLON TAPE N/A WA OR TEFLON PIPE DOPE ON ALL PJC MALE PIPE THREADS ON ALL SPRINKLER SWING GENERAL IRRIGATION NOTES Mfg. 1. R IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE HIMSELF WITH 5. IN ADDITION TO THE CONTROL WIRE SLEEVES SHOWN ON THE DRAWINGS, THE IRRIGATION ALL GRADE DIFFERENCES, LOCATION OF WALLS, RETAINING WALLS, SLOPES, ETC. HE SHALL Radius CONTRACTOR SHALL BE RESPONSIBLE FOR THE INSTALLATION OF CONTROL WIRE SLEEVES COORDINATE HIS WORK WITH THE GENERAL CONTRACTOR AND OTHER SUBCONTRACTORS Pattern OF SUFFICIENT SIZE UNDER AL PAVED AREAS. FOR THE LOCATION AND THE INSTALLATION OF PIPE SLEEVES THROUGH WALLS, UNDER Rainbi d ROADWAYS, PAVPIO, STRUCTURES, ETC. 5. INSTALL ALL PIPE MATERIALS AND E-QUIPMENTAS SHOWN IN DETAILS. USE TEFLON TAPE N/A WA OR TEFLON PIPE DOPE ON ALL PJC MALE PIPE THREADS ON ALL SPRINKLER SWING 2. THIS DESIGN S DWC31AMMATIC. ALL PIPING, VALVES, ETC. SHOWN WITHIN PAVED AREAS Flood JOINT AND VALVE ASSEMBLES. IS FOR DESIGN CLARIFICATION ONLY AND SHAL BE INSTALLED IN PLANTING AREAS Rainbird WHERE POSSIBLE. AVOID ANY CONFLICTS BETWEEN THE SPRINKLER SYSTEM, PLANTING 7. ALL POP-UP TYPE SPRINKLER HEADS INSTALLED IN SHRUB OR GROUND COVER AREAS AND ARCHITECTURAL- FEATURES. 5 BE INSTALLED SO THAT THE TOP OF THE SPRINKLER HEAD S V ABOVE FINISH 30 Half GRADE GRADE 3. THE SPRINJQER SYSTEM DESIGN S BASED ON THE MINIMUM OPERATING PRESSURE AND Re nbird THE MAXIMUM FLOW DEMAND SHOWN ON THE IRRIGATION DRAWINGS AT EACH POINT OF S. ALL POP-UP TYPE SPRINKLER HEADS INSTATED IN AREAS SHALL BE INSTALLED SO CONNECTION. THE IRRIGATION OONTRACTORSHALLVERIFYWATER PRESSURE PRIOR TO 5 THATTHE TOP OF THE SPRINKLER HEADS ATE FLUSH WITH ADJACINTSIDEWAJCOR CONSTRUCTION. REPORTANY DIFFERENCE BETWEEN THE WATER PRESSURE INDICATED Qtr. CURB' ON THE DRAWIMGSAND THEACTUAL PRESSURE READING AT THE IRRIGATION POINTOF Item CONNECTION TO THE OWNERS AUTHOR® REPRESENTATIVE. IN THE EVENT PRESSURE 9. ADJUSTING OF ALL HEADS BYTHEIRRICJ+TION CONTRACTOR,SO TFWThIETOP OF THE DIFFERENCES ALE NOT REPORTED PRIOR TO START OF CONSTRUCTION, THE IRRIGATION e SPRINKLER HEAD S 11V A GYVE FINISH GRADE SHAT BEACCOMPLISHED WITHIN TEN CONTRACTOR SHALASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. RAINBIRD-ASVF (10)DAYSA.FrER NOTIFICATION BYTHE OWNERS AUTHORIZED REPRESENTATIVE 4. DO NOTWILIFULLY INSTALL THE SPRINKLER SYSTEM AS SHOWN ON THE DRAWINGSWHEN 10. THE IRRIGATION CONTRACTOR SHAT FLUSH AND ADJUST ALL SPRINKLER HEADS FOR R S OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES OR DIFFERENCES NIBOO BRONZET-113 OPTIMUM PE VORMANCEAND TO PREVENT OVERSPRAY ONTO WAl6, ROADWAYS AND/OR IN THE AREA DIMENSIONS EGSTTHAT MIGHT NOT HAVE BEEN CONSIDERED IN THE © BUILDINGS AS MUCH AS POSSIBLE. THS SHA..L INCLUDE SELECTING THE BEST DEGREE ENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCES SHOULD BE BROUGHTTO THE ZD OFARC TO FIT THE EXSRNG SITE CONDITIONS AND TO THROTTLE THE FLOW CONTROL ATrB4TIONOFTHEOWNERSAUTHORIZEDREPRESENTATIVE. INTHEEVENTTHS AT EACH VALVE TO OBTAIN THE OPTIMUM OPERATING PRESSURE FOR EACH SYSTEM. NOTIFICATION S NOT PERFORMED, THE IRRIGATION CONTRACTOR SHALLASSUME FULL LOCATION AND POWER HOOK-UP W/ OWNERS REP. 0) RESPONSIBILITY FOR ANY REVISIONS NECESSARY. • IRRIGA TION LEGEND RAIN SENSOR - WALL MOUNTED. VERIFIY ACTUAL Symbol Mfg. Model Description Nozzle Screen Radius GPM PSI Pattern Detail p Rainbi d PA SS Rose Bush Bubbler 1401 N/A WA 0.25 30 Flood CO N CKD Rainbird 18WSAM-PRS 6° Pop -Up Spray Head 5H MPR WA 5 .20 30 Half Li b Re nbird 1806SAN1 PRS 5° Pop Up Spray Head 5Q MPRWA 5 10 30 Qtr. LC) O Symbols Item Manufacturer/Model O e ELECTRIC ATMOSHPERICREMOTE CONTROL VALVE RAINBIRD-ASVF H GATE VALVE- UNE SIZE IN VALVE BOX D- D- NIBOO BRONZET-113 © IRRIGATION CONTROLLER - WALL MOUNTED. VERIRY ACTUAL, ZD RAINBIRD ESP -MC SERIES LOCATION AND POWER HOOK-UP W/ OWNERS REP. 0) U • R$ RAIN SENSOR - WALL MOUNTED. VERIFIY ACTUAL RAINBIRD RSD RAIN SENSOR LOCATION AND POWER HOOK-UP W/ OWNER'S REP. _ DW DOMESTIC WATER METER - LATERAL PIPING - PVC CLASS 200 FOR 3/4' AND UP, PVC CLASS 315 FOR 1/2' USING DEEP SOCKET DESIGN SCH. 40 FITTINGS 1-1/2' MIAINUNE PIPING - PVC SCHEDULE 40,2' & LARGER SHALL - U W BE CLASS 315. USE DEEP SOCKET DESIGN SCH. 40 FITTINGS � Z Q XF SERIES DRIPUNE - INSTALL PER MFG. SPECS. -0 RAINBIRD: 12' Emitter Spacing, 0.9 gph Emllter,1.53 gpm Insall dsppline below grade/soll. Use A rA g ccum Relief Valve Kit when Instaleon is below grade/soil. N Civ (per 100' of tubing) I I �Z0 Cn 00 PCO cl0 LOU C6C� 00 o0r) 0 0 6 0 0 0 Q �? Do I_ «� IRRIGATION NOTES THROUGH STRUCTURE I 0i I CIO PIPE PENETRATION FOR IRRIGATION INTO THE PLANTERS. PLUMBING CONTRACTOR SHALL INSTALL A COPPER TYPE W PIPE THROUGH THE PENETRATION AND STUB INTO THE PLANTER LEAVING A MINIMUM 6' STUB FROM THE FINISH SURFACE INSIDE THE PLANTER. / INSTALL A COPPER THREADED FITTING AT THE END OF THE STUB AND CAP WITH A PVC CAP. r- -- yL _ Y - ALL PLANTER PENETRATIONS SHALL BE PROPERLY SEALED TO PREVENT ANY WATER SEEPAGE INTO STRUCTURE. – .— ; U I STUB -OUT COPPER PIPE 6' FROM BUILDING FACE AND A MINIMUN OF 12' COVER FROM FINISH GRADE. THE PLUMBING CONTRACTOR SHALL INSTALL A UNE SIZE COPPER THREADED FITTING AT THE END OF THE STUB WITH A PVC CAP. m m IDENTIFY THE LOCATION OF THE STUB FOR LANDSCAPE CONTRACTOR. aim PLANTING AREA = 214 S F. PLANTING AREA IS UNDER 500 S.F. NO WATER EFFICIENT GUIDELINES NECESSARY TO COMPLY WITH FOR THIS PROPERTY. THE LANDSCAPE CONTRACTOR SHALL RUN THE PVC SUPPLY UNE FROM THE DOMESTIC WATER SOURCE AND MAK THE CONNECTION TO THE COPPER STUB -OUT. f11 COPPER TYPE W PIPE IN STRUCTURE INSTALLED BY PLUMBING CONTRACTOR. FINAL PIPE SIZE AND ROUTING OF THE COPPER PIPE SHALL`BE COMPLETED BY MECHANICAL ENGINEER AND NOTED ON HIS DRAWINGS. Cna z a, lRRIIGATION NOTES �1 r 1 �) ( 'i I NOTE: 1. CONTRACTOR SHALL INSTALL PRESSURE COMPENSATING NOZZLE SCREENS IN ALL SPRINKLER HEADS Q O Cr) REQUIRING ADJUSTMENT OF RADIUS. REFER TO MANUFACTURERS LITERATURE. z a2. INSTALLXF SERIES DRIPUNE BETWEEN ALL STEPPERS AND OR PAVING W/ TURF BORDERS. INSTALL PER MFG. SPECS ~ USE WITH SENNINGER PRESSURE REDUCERS, INSTALL PER MAUFACTUERS SPECIFICATIONS 3, CONTRACTOR TO LOCATE AND VERIFY POINT OF CONNECTION IN THE FIELD AND APPROVED WITH OWNER/LANDSCAPE ARCHITECT. O 4, CONTRACTOR TO CONNECT NEW IRRIGATION MAINLINE TO EXISTING MAINLINE IRRIGATION SYSTEM. 5. POP -UPS SHALL BE USED: IN ALL TURF AREAS, ALONG ALL WALKWAYS AND PAVED SURVACES AND AROUND EDGES OF LAWN AREAS. ALSO SHRUB SPRAY HEADS AND SHRUB ROTORS SHALL HAVE RISERS IN OPEN PLANTING AREAS NOT DIRECTLY ADJACENT TO ANY TURF OR PAVED AREAS LC/ NOTE1: THE IRRIGATION CONTRACTOR SHALL FLUSH AND ADJUST ALL SPRINKLER HEADS AND VALVES FOR OPTIMUM COVERAGE, WITH MINIMAL OVERSPRAY ONTO WALKS, STREETS, WALLS, ETC. THIS SHALL INCLUDE SELECTING THE COMENSATING SCREEN TO FIT EXISTING SITE CONDITIONS. �Z0 O cl0 LOU C6C� O CO d Li 6 CO N CKD �p 0' c� 00 O Li Q O LC) O O aim PLANTING AREA = 214 S F. PLANTING AREA IS UNDER 500 S.F. NO WATER EFFICIENT GUIDELINES NECESSARY TO COMPLY WITH FOR THIS PROPERTY. THE LANDSCAPE CONTRACTOR SHALL RUN THE PVC SUPPLY UNE FROM THE DOMESTIC WATER SOURCE AND MAK THE CONNECTION TO THE COPPER STUB -OUT. f11 COPPER TYPE W PIPE IN STRUCTURE INSTALLED BY PLUMBING CONTRACTOR. FINAL PIPE SIZE AND ROUTING OF THE COPPER PIPE SHALL`BE COMPLETED BY MECHANICAL ENGINEER AND NOTED ON HIS DRAWINGS. Cna z a, lRRIIGATION NOTES �1 r 1 �) ( 'i I NOTE: 1. CONTRACTOR SHALL INSTALL PRESSURE COMPENSATING NOZZLE SCREENS IN ALL SPRINKLER HEADS Q O Cr) REQUIRING ADJUSTMENT OF RADIUS. REFER TO MANUFACTURERS LITERATURE. z a2. INSTALLXF SERIES DRIPUNE BETWEEN ALL STEPPERS AND OR PAVING W/ TURF BORDERS. INSTALL PER MFG. SPECS ~ USE WITH SENNINGER PRESSURE REDUCERS, INSTALL PER MAUFACTUERS SPECIFICATIONS 3, CONTRACTOR TO LOCATE AND VERIFY POINT OF CONNECTION IN THE FIELD AND APPROVED WITH OWNER/LANDSCAPE ARCHITECT. O 4, CONTRACTOR TO CONNECT NEW IRRIGATION MAINLINE TO EXISTING MAINLINE IRRIGATION SYSTEM. 5. POP -UPS SHALL BE USED: IN ALL TURF AREAS, ALONG ALL WALKWAYS AND PAVED SURVACES AND AROUND EDGES OF LAWN AREAS. ALSO SHRUB SPRAY HEADS AND SHRUB ROTORS SHALL HAVE RISERS IN OPEN PLANTING AREAS NOT DIRECTLY ADJACENT TO ANY TURF OR PAVED AREAS LC/ NOTE1: THE IRRIGATION CONTRACTOR SHALL FLUSH AND ADJUST ALL SPRINKLER HEADS AND VALVES FOR OPTIMUM COVERAGE, WITH MINIMAL OVERSPRAY ONTO WALKS, STREETS, WALLS, ETC. THIS SHALL INCLUDE SELECTING THE COMENSATING SCREEN TO FIT EXISTING SITE CONDITIONS. Project Name ❑ F7❑m❑ ❑ ❑E1d ❑❑m ❑ ❑❑ ❑[Jr MT ❑❑MM ❑ Sheet Title Tr ❑❑=❑ \yN�CAP N Project No. Scale: 1/4” = V-0” Date: September 29, 2017 Revision No. Description 10-9-17 Client Meeting 11-21.17 CDP Submittal Sheet No. L=4 �Z0 LOU C6C� CO CO N 0' I N Q D- - D- D- V) NZDw ZD •— 0) U • w r� _ U Q U W � Z Q -0 J N Civ > O CV � a ESU 3-'� d LU ry N Em �0 6 N Project Name ❑ F7❑m❑ ❑ ❑E1d ❑❑m ❑ ❑❑ ❑[Jr MT ❑❑MM ❑ Sheet Title Tr ❑❑=❑ \yN�CAP N Project No. Scale: 1/4” = V-0” Date: September 29, 2017 Revision No. Description 10-9-17 Client Meeting 11-21.17 CDP Submittal Sheet No. L=4 PA2017-250 2:. { F0I==UF SPRAT I. AUTOMATIC CONTROLLER - MOUNT AS PER MANUFACTURER'S RECOMMENDATIONS 2. IIOV POWER SUPPLY (TO BE PROVIDED BY ELECTRICAL CONTRACTOR) 5. DIRECT BURIAL WIRES IN GALVANIZED CONDUIT ABOVE GRADE TO AUTOMATIC VALVES IN FIELD UTOMAfi1G CONTROLLER (WALL MOUNT) ® 6" MINIMUM ® FINISH GRADE O12" MINIMUM (REFER TO SPECIFICATION) BUILDING, HARDSGAPE, CONCRETE SIDE WALK O6" MINIMUM I. CURB, SIDEWALK, ETC. 2. FINISH GRADE 5. ROUND PLASTIC VALVE BOX H/ LOCKING TOP (LABELED GATE VALVE) 4. PLASTIC PIPE SLEEVE (MIN. 4" DIA.) 5. GATE VALVE (REFER TO LEGEND) SATE VALVE 6. 5xT MAINLINE FITTING (TYP.) -f. 2 G.F. PEA GRAVEL SUMP 8. 5GH. aO PVG NIPPLE q. 5GH. 50 PVG UNION (MAY BE A PART OF VALVE) NOTE: ALL VALVES TO BE INSTALLED IN SHRUB AREAS. I- PAVING OR OTHER STRUCTURE 4- PRESSURE LINE (MAIN OR LATERAL). 2- 2'-0" MIN. FOR LINES LESS THAN 2 }", 5- DIRECT BURIAL LON VOLTAGE CONTROL 5'-0" MIN. UNDER PAVEMENT FOR ALL HIRES. 8- LINES GREATER THAN 2 }". NON -PRESSURE LATERA LINE. NOTE: 1. TRENCHING AND BACKFILL SHALL BE PER 5TAHDARD SPECIPICATION5. 2. MINIMUM BACKFILL RELATIVE COMPACTION SHALL BE 90%. 5. BUNDLE CONTROL HIRES TOGETHR AND TAPE TO PIPE AT 0'-0" INTERVALS. TRENC H I NO OBUBBLER HEAD ® SCH. 80 RIZER O2" MAXIMUM ® FINISH GRADE 3 2 -PVC SCH. 40 ELLS (T X T) $ 2" PVG 50H. 80 O 12" MINIMUM (REFER TO SPECIFICATIONS) THREADED NIPPLE �J Ul W W O SHRUB SPRAY ON RISER 3 p - ® PVG 50H. 40 STREET ELL b 6" MINIMUM O SCH. 80 RISER 1 ANTI -DRAIN VALVE - ADV SERIES i 4 O2 PVC SCH. 40 ELLS fcvmm 5 (T X T) 6 2" PVC SCH 8O THREADED NIPPLE U I NOT TO 5GALE I. HARDSGAPE SURFACE NOTES: ® PVC 5GH. 80 NIPPLE I. FINISH GRADE 5. 5GH. 50 PVC NIPPLE - LENGTH SPECIFICATIONS FOR SPECIFIC WORKING PIPE. MATERIAL AND COMPACTION AS REQUIRED REQUIREMENTS. • ALL SLEEVES TO RUN A MIN. OF 5. LATERAL LINE WITH SLEEVE. 2. POP-UP SPRAY HEAD WITH 4. PRE55URE MAIN LINE WITH SLEEVE. • GLEAN BACKFILL MAY BE O PVC SCH. 40 STREET ELL ANTI -DRAIN VALVE. SET TOP 6. SCH. 50 PVG STREET ELL TxT HARDHARE WIRE SLEEVE. OF HEAD 1/2" ABOVE GRADE ® PVC LATERAL LINE 7 5GH. 80 PVG TXT q0° ELL 5. PVC LATERAL LINE PIPE AND FITTING 4. 50H. 80 PVG STREET ELL T x T F0I==UF SPRAT I. AUTOMATIC CONTROLLER - MOUNT AS PER MANUFACTURER'S RECOMMENDATIONS 2. IIOV POWER SUPPLY (TO BE PROVIDED BY ELECTRICAL CONTRACTOR) 5. DIRECT BURIAL WIRES IN GALVANIZED CONDUIT ABOVE GRADE TO AUTOMATIC VALVES IN FIELD UTOMAfi1G CONTROLLER (WALL MOUNT) ® 6" MINIMUM ® FINISH GRADE O12" MINIMUM (REFER TO SPECIFICATION) BUILDING, HARDSGAPE, CONCRETE SIDE WALK O6" MINIMUM I. CURB, SIDEWALK, ETC. 2. FINISH GRADE 5. ROUND PLASTIC VALVE BOX H/ LOCKING TOP (LABELED GATE VALVE) 4. PLASTIC PIPE SLEEVE (MIN. 4" DIA.) 5. GATE VALVE (REFER TO LEGEND) SATE VALVE 6. 5xT MAINLINE FITTING (TYP.) -f. 2 G.F. PEA GRAVEL SUMP 8. 5GH. aO PVG NIPPLE q. 5GH. 50 PVG UNION (MAY BE A PART OF VALVE) NOTE: ALL VALVES TO BE INSTALLED IN SHRUB AREAS. I- PAVING OR OTHER STRUCTURE 4- PRESSURE LINE (MAIN OR LATERAL). 2- 2'-0" MIN. FOR LINES LESS THAN 2 }", 5- DIRECT BURIAL LON VOLTAGE CONTROL 5'-0" MIN. UNDER PAVEMENT FOR ALL HIRES. 8- LINES GREATER THAN 2 }". NON -PRESSURE LATERA LINE. NOTE: 1. TRENCHING AND BACKFILL SHALL BE PER 5TAHDARD SPECIPICATION5. 2. MINIMUM BACKFILL RELATIVE COMPACTION SHALL BE 90%. 5. BUNDLE CONTROL HIRES TOGETHR AND TAPE TO PIPE AT 0'-0" INTERVALS. TRENC H I NO OBUBBLER HEAD ® SCH. 80 RIZER O2" MAXIMUM ® FINISH GRADE 3 2 -PVC SCH. 40 ELLS (T X T) $ 2" PVG 50H. 80 O 12" MINIMUM (REFER TO SPECIFICATIONS) THREADED NIPPLE Scale: Varies Ul W W ® PVG SGH. 50 NIPPLE 3 p EDGE OF HARDSGAPE ® PVG 50H. 40 STREET ELL 11 6" MINIMUM ®VALCON PVG LATERAL LINE 1 ANTI -DRAIN VALVE - ADV SERIES BUBBLER ON RISER OELECTRIC ACTUATED ATMOSPHERIC VACUUM BREAKER/CONTROL VALVE OPVC SCH. 80 RISER FINISH GRADE ®PVC LATERAL LINE PIPE REFER TO SPECIFICATIONS OPVC SCH. 40 ELL (5 X 5) ® PVC SUPPLY LINE OPVC THREADED REDUCER VE3/CONTROL VALVE OCEL Project Name �0 LO J Ib co0) CO N (T Q) (T N i10 N N > o �N a 6U 3� 00 w w N O N C d N El =F]mF-1 El 11E1d FIFIm ❑❑ED ❑❑m07❑❑ 0 00 ❑J FFM ❑❑mFU ❑ 0000❑ Sheet Title �PN��ApF OF Project No. 4 - II Scale: Varies Ul W W 2 Revision No. 3 p di Client Meeting rift V 3 �� daC,Q Z D >» 4 Z t09 fcvmm 5 U I NOT TO 5GALE I. HARDSGAPE SURFACE NOTES: 2. GLEAN BACKFILL AS REQUIRED. • ALL SLEEVES TO BE P\/C. SCH. &0 TO BE SET IN 6" LIFTS. REFER TO AND TWICE THE DIAMETER OF THE SPECIFICATIONS FOR SPECIFIC WORKING PIPE. MATERIAL AND COMPACTION REQUIREMENTS. • ALL SLEEVES TO RUN A MIN. OF 5. LATERAL LINE WITH SLEEVE. 12" BEYOND HARDSGAPE EDGES. 4. PRE55URE MAIN LINE WITH SLEEVE. • GLEAN BACKFILL MAY BE SUBSTITUTED FOR SAND UNDER 5. GLEAN SAND. HALK5 AND DRIVES. 6. CONTROL HIRES $ COMPUTER HARDHARE WIRE SLEEVE. �LEEVINO OCEL Project Name �0 LO J Ib co0) CO N (T Q) (T N i10 N N > o �N a 6U 3� 00 w w N O N C d N El =F]mF-1 El 11E1d FIFIm ❑❑ED ❑❑m07❑❑ 0 00 ❑J FFM ❑❑mFU ❑ 0000❑ Sheet Title �PN��ApF OF Project No. Scale: Varies Date: September 29, 2017 Revision No. Description 10-9-17 Client Meeting 11-21-17 CDP Submittal Sheet No. L-4.1 PA2017-250 coe.-_ Project Name E LO U D_ CO) D_ ❑ M—I�❑m❑ El❑I U ❑❑m DEED ❑❑m❑11D❑❑ ❑ ❑❑ ❑d'MFn ❑❑mom ❑ ❑1100❑ Sheet Title �y1DSCAPj W OF Project No. Scale: 1/4" = 1'-0” Date: September 29, 2017 Revision No. Description 10.9-17 Client Meeting 11-21-17 CDP Submittal Sheet No. L=5 40 TREE LEGEND (Proposed Tree Options) — — — — — — — — — — Symbol Botanical Name Common Name Size Qty. Height at Maturity Width at Maturity Comments Water Use Olea europaea 'Swan Hill' e Olive 48" box 1 16' 14' Field Grown Low/Med. Fruitless II III II II � �. /` Citrus Dwarf/semi-dwarf varieties 24" box 3 4' 4' Field Grown Low/Med. I— - Herb FWFruitless ��� ' ,^ \\ y �4\,¢/%Y' 1 �� ���� PLANT LEGEND "III Av' ; '� i� V •" S" Symbol Botanical Name Common Name Size Qty. Height Width Comments Water Use Agave 'Blue Flame' Blue Flame Agave 1 gal. at Maturity 5 18" at Maturity 18" - Low I (See note) Clssus rhomblfolla Grape Ivy 1g I. 9 18 18 Low 'Plan Muhlenb rgis dubia Pine Muhly 5g l. 5 2.5' 2.5 Low f i/, I / Nassella tenuissima Mexican Feather Grass 1 gal. 38 18" 18" - Low '= y ` \, �U fL f �r �" Prunus caroliniana' Bright & Tight' Carolina Cherry 15 gal. 11 4' 18" - Low Th / k - l� /i\ • Podocarpus elongatus'Icee Blue' Ices Blue Yellow -Wood 15 gal. 2 4' 16" - Low/Med Low/Med. _ 1 FQ- (see Pian note) Zepherathes candida Zepher Lily 1 gal. 4 12" 14" - 2�, - I w I 4111 `! • `, `t, ` �; I3rd Floor 18" high Bronze or Zinc Underplant with 3 Cissus Pot - TBS Grape Ivy 2nd Floor - 1G rhombifolia - (n �I- ,91 I � I o I I 0 ❑ J � 2 L` N o rn I— °o °i V L LO Lo CN rn I rn O O a� o ai of � PC)" ^ *nn / \� ` rL� /inn ("` �"OC , OOo 00 i C� Jf01 �.9 Jf01 j R z O 0 _ U U - r we�_. O U —�� ad --- ---- P dle Board Storage-- -- �\ R - — - �— — —. —_ . ' I -•illi - � '_ L - /-/ � Ln U _ I C� Cn :� 18" high Bronze or Zinc Pot - TBS rn� z / v O OI —IO �� oO CO �• \ Underplant v�ith `— _ °Q 2 - 1G Zeph rathes candida - I Zephe'r Lily L/� X� x 00 00 00®00 IL _ d D Cd (L2 LOQ co o cyi LLJ CD i------- m O 1 00 z I oil � I / I� � t Q / 1— U Living Wall `L Cp I — — _ U I 0_1�'V O CC .. M„00,00"OON M„00,00"00N mal I— cn o CO LL Q z z O � � � O a; (n � d- � (n � N C6 � Q fn op Q (n .— `—z O) CD O O O p O a� o O o ~� O � o 00 00 O`f O CN C C7; O Cn o PLANTING AREA = 214 &F PLANTING AREA IS UNDER 500 S.F. NO WATER EFFICIENT GUIDELINES NECESSARY TO COMPLY WITH cn FOR THIS PROPERTY. r m coe.-_ Project Name E LO U D_ CO) D_ ❑ M—I�❑m❑ El❑I U ❑❑m DEED ❑❑m❑11D❑❑ ❑ ❑❑ ❑d'MFn ❑❑mom ❑ ❑1100❑ Sheet Title �y1DSCAPj W OF Project No. Scale: 1/4" = 1'-0” Date: September 29, 2017 Revision No. Description 10.9-17 Client Meeting 11-21-17 CDP Submittal Sheet No. L=5 40 PA2017-250 MULCH 1-1/2" MIN. DEPTH ENTIRE PLANTING BED CONTINUOUS SOIL PREPARATION AROUND d BETWEEN PLANTINGS E16 TREE BOX SIZE VARIES TOP OF DEEP ROOT BARRIER MIN. 1/2" ABOVE GRADE CONTINUOUS PREPARED BACKFILL MIXTURE 'DEEP ROOT' BARRIER MODEL 7T77 I UB 48-2 PANELS I I I 1" GRAVEL BACKFILL =1 IF III -1 EXCEPT AT LIGHT WELL COMPACTED BACKFILL NOTES: LENGTH OF ROOT BARRIER TO EQUAL ULTIMATE DRIP LINE OF TREE EQ. 1-1/2 X ROOTBALL MULCH FINISH GRADE ii RIB.1 iri r---------- --III =111=III=II�III�� i1 i1 2% m In SAND iI/2 X� WIDTH SUMP SCHEDULE INSPECTION TUBE PERFORATED 4110 PVC PIPE W/LOOSE FIT CAP, PRIME AND PAINT CAP FLAT BACK. WRAP PIPE W/FILTER CLOTH. SEE TREE PLANTING NOTES FOR DESCRIPTION SCARIFY SIDES AND BOTTOM OF TREE PIT 8"O AUGERED SUMP HOLES SIZE OF SUMPS SEE PLAN FOR TYPE 0 36" 48" 2 60" d up 2 CDP Submittal ° AND SPACING3" 4q4 DIA, LODGE POLE TREE STAKE DOWELED OR PEELED WATER d TAP TO NATURAL TOP OF c FROM VIGIN TREE TREE. GREEN PRESERVATIVE L= SPACING AS GALLED FINISH GRADE REMOVE AIR POCKETS ROOITHTBALL GRADE A A STAKES PER 15 GALTREATED. PLACE L. TREETSIDE OF TBALL. USE Tub FOR IN PLANTING PLAN PLANT LOCATION, p w FERTILIZER TABLETS SCARIFY THE EDGE HE TREE PLANTING PIT ITYP.) ARBOR -GUARD' BY DEEP ROOT CORP. 4 TYPICAL �j SEE SPECIFICATIONS 3" TO 1-1/2" LAYER OFP q A 2 CINCH TIES AVAILABLE FROM V.I.T. COMPANY: 15561 PRODUCT LANE D-4, HUNTINGiON BEACH, GA 92649 WOOD MULCH - NO CONTACT W/TRUNK °A 4 TEL. (114) 891-8336. ALLOW 2" MIN. TRUNK CLEARANCE L 0 yy � PROVIDE TEMPORARY WATERING " P> 9 A TI PREPARE ENTIRE BASIN A7 TREES a P A TREE ROOTBALL PLANTING AREA SOI PL RE L FINISH GRADE 4 AROVE GRADE 36 BOX iREE5-iAPER ROOTBALL LL •............... FROM iF31NK 10 FINISH GRADE DEPTH-iiiijuillilluillilluiillilmillilluillilluililI J a / ,i \ \ \ i / i \ \ \ \ \ \ SURFACE AMENDED DED SOI -S 5" HIGH WATER RETENTION 5ASIN FORMED FROM I I lull I� I ­\PRIOR SPECIFICATIONS PLANT PIi EXCAVATION BASIN RIM MAY BE RACKED OUi iO OTHER PLANTING WORK AS DIRECTED BY v EXISTING 501E �- Roo? ALL FERTILIZER TABLETS 8 -0 LANDSCAPE ARCHITECT • • `o SEE SPECIFICATIONS u 6 AT GROUNDCOVER, PREPARED SOIL 15" 15" AT SHRUBS NOTES: BACKFILL 5" 117 L CONTAINER GROWN SHRUBS -LOOSEN ROOTS AT EDGE4" COMPACTED PLANT FERTILIZER TABLETS PER A2GONOMIG SOILS REPORT PAVING EDGE, CURB, OF ROOTBALL PREPARED SOIL BACKFILL BUILDING OR EDGING WHERE SHRUBS d GROUNDGOVER ARE PLANTED IN BEDS, UNDISTURBED NOTE: EXCAVATE ENTIRE BED AND PREPARE ENTIRE BED -- - 1-1/2 X ROOTBALL CONDITION SPACING DIAGRAM REFERS TO ALL g" / // // // // // / PREPARED BAKGFILL PER ARsONOMIG SOILS REPORT PLANTING UNLESS NOTED OTHERWISE WIDTH OF PLANTING PIT SHALL NOT BE LESS THAN NOTES: WIDTH 12° 6" ZONE OF OVER -EXCAVATED AND RECOMPACTED NATIVE SOIL 1-1/2 TIMES THE DEPTH OF THE ROOTBALL 1, FOR STAKING SEE DETAIL 2. PLANT SO THAT TOP OF ROOT BALL IS EVEN WITH THE FINISHED GRADE 2X DIA. OF ROOT BALL ROOT BARRIERS TO BE INSTALLED IF TREE IS WITHIN TRIANCTULAfR 5FAGINCT SH U5 FLANTING 5 OFHARDSCAPE TREE FLANTING NOTE: ALL TREES ARE TO WITHIN 5' OF PAVING TO TREE &TAINGT DETAIL BE INSTALLED WITH ROOT BARRIERS. MULCH 1-1/2" MIN. DEPTH ENTIRE PLANTING BED CONTINUOUS SOIL PREPARATION AROUND d BETWEEN PLANTINGS E16 TREE BOX SIZE VARIES TOP OF DEEP ROOT BARRIER MIN. 1/2" ABOVE GRADE CONTINUOUS PREPARED BACKFILL MIXTURE 'DEEP ROOT' BARRIER MODEL 7T77 I UB 48-2 PANELS I I I 1" GRAVEL BACKFILL =1 IF III -1 EXCEPT AT LIGHT WELL COMPACTED BACKFILL NOTES: LENGTH OF ROOT BARRIER TO EQUAL ULTIMATE DRIP LINE OF TREE EQ. 1-1/2 X ROOTBALL MULCH FINISH GRADE ii RIB.1 iri r---------- --III =111=III=II�III�� i1 i1 2% m In SAND iI/2 X� WIDTH SUMP SCHEDULE INSPECTION TUBE PERFORATED 4110 PVC PIPE W/LOOSE FIT CAP, PRIME AND PAINT CAP FLAT BACK. WRAP PIPE W/FILTER CLOTH. SEE TREE PLANTING NOTES FOR DESCRIPTION SCARIFY SIDES AND BOTTOM OF TREE PIT 8"O AUGERED SUMP HOLES SIZE OF SUMPS 241BOX OR SMALLER 0 36" 48" 2 60" d up 2 TREE eUl-ff= M, CaSJ^ 1.L L W 14F �o LO J C6C� co0) CO N 0` Q) I N i10 ON > 10 prn 6U 3} 00 JJ w N 0 N d LON Project Name ❑ ❑❑❑❑ ❑ ❑E1d ❑❑❑ ❑❑❑ ❑❑m❑❑❑❑ 0 00 ❑❑r ❑ ❑❑❑❑ ❑ 0000❑ Sheet Title 0111011110 0 0 IN 1111 OF Project No. Scale: Varies Date: September 29, 2017 Revision No. Description 10-9-17 Client Meeting 11-21-17 CDP Submittal Sheet No. L-5.1