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HomeMy WebLinkAbout01_Burnham Residence Coastal Development Permit_PA2017-108COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www. newportbeachca. gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT July 13, 2017 Agenda Item No. 1 SUBJECT: Burnham Residence CDP (PA2017-108) SITE LOCATION: 2502 Crestview Drive Coastal Development Permit No. CD2017-048 APPLICANT: Cynthia Childs, Architect OWNER: Kirby Burnham PLANNER: Gregg Ramirez, Senior Planner 949-644-3219, gram irez(a-) newportbeachca. gov GENERAL PLAN/ZONING DISTRICT • General Plan: RS -D (Single -Unit Residential Detached) • Zoning District: R-1 (Single -Unit Residential) • Coastal Land Use Plan: RSD -B (Single -Unit Residential Detached — (6.0 — 9.9 DU/AC)) • Coastal Zoning District: R-1 (Single -Unit Residential) PROJECT SUMMARY A Coastal Development Permit (CDP) to allow the demolition of an existing single-family residence and attached garage and the construction of a new one-story, 2,315 square foot single-family residence with an attached garage. The project also includes hardscape, drainage, and landscaping. The proposed residence complies with all applicable development standards including height, setback, and floor area limits. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 1 Burnham Residence CDP Zoning Administrator, July 13, 2017 Page 2 3) Adopt Draft Zoning Administrator Resolution No. approving Coastal Development Permit No. CD2017-048 (Attachment No. ZA 1). DISCUSSION Land Use and Development Standards The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A Coastal Development Permit is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. The property consists of a legal lot, developed with a single-family residence. The neighborhood is predominantly developed with one and two-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development because the project complies with all development standards. The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as illustrated in Table 1 below. • Vehicular access is provided at the rear of the property via a 20 -foot City easement. The 10 -foot portion of easement located on the subject property (the other 10 -feet is located on the property to the south) is regulated as an alley setback and no above grade structures are permitted in order to allow unobstructed vehicle access. OR • Vehicular access is provided at the rear of the property via a 20 -foot City easement. The 10 -foot portion of the easement is located on the subject property and regulated as an alley setback, and no above grade structures are permitted in order to allow TmpIt: 01/17/17 2 Table 1 — Development Standards Development Standard Standard Proposed' Setbacks (min.) Front 10 feet 10 feet Sides 3 feet 4 feet Rear 10 feet 10 feet Allowable Floor Area 5,440 square feet 2,315 square feet (Including garage) Open Space 408 square feet 1,920+ s uare feet Parking 2 -car garage 2 -car garage (413 sq.ft.) Height 24 feet flat roof 29 feet sloped roof 19.75 feet sloped roof • Vehicular access is provided at the rear of the property via a 20 -foot City easement. The 10 -foot portion of easement located on the subject property (the other 10 -feet is located on the property to the south) is regulated as an alley setback and no above grade structures are permitted in order to allow unobstructed vehicle access. OR • Vehicular access is provided at the rear of the property via a 20 -foot City easement. The 10 -foot portion of the easement is located on the subject property and regulated as an alley setback, and no above grade structures are permitted in order to allow TmpIt: 01/17/17 2 Burnham Residence CDP Zoning Administrator, July 13, 2017 Page 3 unobstructed vehicle access. The other 10 -feet is located on the property to the south. Hazards • The property is not located on the shoreline. The finished floor elevation of 13.81 feet (NAVD) exceeds the minimum 9 -feet (NAVD) standard by nearly five feet. Impacts from sea level rise is not anticipated at this time for the 75 -year life of the proposed improvements. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The property is not located within 100 feet of coastal waters. Project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features to retain dry weather and minor rain event run-off on-site. Any water not retained on- site is directed to the City's storm drain system. Public Access • The project site is located between the nearest public road and the sea or shoreline in the private community of Bayshores. However, the subject property currently does not provide public access or recreational opportunities. The re -development of the site will not alter nearby public access and public access points to the shore can be found along Coast Highway, the Balboa Peninsula and nearby Castaways Park. Re- development will not affect public recreation, access or views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Tmp1[: 01/17/17 3 Burnham Residence CDP Zoning Administrator, July 13, 2017 Page 4 Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 2,315 square -foot single-family residence and attached 2 -car garage. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: i 1 Gregg R&4irez Senior Planner BW/gbr Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmpl[: 01/17/17 4 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-048 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR GARAGE LOCATED AT 2502 CRESTVIEW DRIVE (PA2017-108) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Cynthia Childs, Architect, with respect to property located at 2502 Crestview Drive, requesting approval of a Coastal Development Permit. 2. The lot at 2502 Crestview Drive is legally described as Lot 38 of Tract 1140. 3. The applicant proposes to demolish a 1 -story single-family residence and 2 -car garage and construct a new 2,315 -square -foot, 1 -story, single-family residence with attached 413 -square -foot, 2 -car garage. The design includes hardscape, drainage, and landscaping. The project complies with all applicable development standards and no deviations are requested. 4. The subject property is located within the R-1 (Single -Unit Residential) Zoning District and the General Plan Land Use Element category is RS -D (Single -Unit Residential Detached). 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD -B (Single -Unit Residential Detached — 6.0-9.9 DU/AC) and Coastal Zoning District is R-1 (Single -Unit Residential). 6. A public hearing was held on July 13, 2017, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures). 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the N Zoning Administrator Resolution No. #### Paqe 2 of 7 demolition of one single-family residence and the construction of a new 2,315 -square - foot, single-family residence and attached 413 -square -foot, 2 -car garage. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 5,440 square feet and the proposed floor area is 2,315 square feet. b. The proposed development provides the minimum required setbacks, which are 10 feet along the front property line abutting Crestview Drive, 3 feet along each side property line and 10 feet along the rear property. C. The highest ridge is approximately 20 feet from established grade, which complies with the 29 -foot maximum height limit. d. The project includes garage parking for a total of two, complying with the minimum two -car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with one- and two-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The property is not located on the shoreline. The finished floor elevation of 13.81 feet (NAVD88) exceeds the minimum 9 -feet (NAVD88) standard by nearly five feet. Impacts from sea level rise is not anticipated at this time for the 75 -year life of the proposed improvements. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation 06-02-2017 Zoning Administrator Resolution No. #### Paqe 3 of 7 identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. 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. 6. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought tolerant and prohibits invasive species. Final landscape plans will be reviewed to verify invasive species are not planted. Finding: 8. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The project site is located between the nearest public road and the sea or shoreline in the private community of Bayshores. However, the subject property currently does not provide public access or recreational opportunities. The re -development of the site will not alter public access and nearby public access to the shore along Coast Highway, the Balboa Peninsula and nearby Castaways Park. Re -development will not affect public recreation, access or views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-048, 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. 06-02-2017 8 Zoning Administrator Resolution No. #### Paqe 4 of 7 PASSED, APPROVED, AND ADOPTED THIS 13TH DAY OF JULY, 2017. Patrick J. Alford, Zoning Administrator 06-02-2017 9 Zoning Administrator Resolution No. #### Paqe 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL (project specific conditions are italicized) 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. 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. 3. Best Management Practices (BMPs) and Good Housekeeping Practices (GNP's) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 4. 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. 5. 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. 6. 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. 7. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. 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. 10. 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 06-02-2017 2� Zoning Administrator Resolution No. #### Paqe 6 of 7 to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 11. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A," shall be incorporated into the Building Division and field sets of plans. 12. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 13. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 14. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 15. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water -efficient irrigation design. The plans shall be approved by the Planning Division. 16. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 17. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 18. 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. 19. This Coastal Development Permit No. CD2017-048 (PA2017-108) 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. 06-02-2017 22 Zoning Administrator Resolution No. #### Paqe 7 of 7 20. 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 Burnham Residence CDP including, but not limited to, Coastal Development Permit No. CD2017-048 (PA2017-108). 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. 06-02-2017 12 Attachment No. ZA 2 Vicinity Map 13 VICINITY MAP Coastal Development Permit No. CD2017-048 (PA2017-108) 2502 Crestview Drive M Attachment No. ZA 3 Project Plans 15 VICINITY MAP LEGEND PROJECT INFORMATION SHEET INDEX SITE LOCATION FF FINISH FLOOR ELEVATION PL PROPERTY LINE PROJECT DESCRIPTION SEPARATE PERMITS REQUIRED: PUBLIC WORKS DEPARTMENT NOTE ARCHITECTURAL SHEETS 2502 Crestview Dr, Newport Beach, CA 92663 TC TOP OF CURB (EX.) EXISTING New construction of a I -story Single Family Residence with attached garage. 1. An additional plumbing permit is required when other gas outlets are 1. A Public Works Department encroachment permit inspection is required T-1 Title Sheet & Site Plan U FG FINISH GRADE CL CENTERLINE installed i.e., B -B -Q, Exterior Fireplace, Fire Pit, etc. before the Building Department Permit Final can be issued. At the time T-2 Door Schedule, Window Schedule, Interior Finish "' FL FLOW LINE PA PLANTING AREA LEGAL DESCRIPTION 2. Obtain fire -sprinkler permit prior to calling for roof sheathing inspection. of Public Works Department inspection, if any of the existing public Schedule, Appliance / Plumbing Schedule e,lip. O N Lin 3• Pool, spas, walls, fences, patio covers, and other freestanding structures improvements surrounding the site is damaged, new concrete sidewalk, T-3 General Note and Specifications, General Residential FS FINISH SURFACE DN DOWN Lot #38 of Track #1140, A.P.N. 049-182-02 curb and gutter, and alley/street pavement will be required. Additionally, Construction Minimum Reguirement CID require separate review and permit. if existing utilities infrastructure are deemed substandard, a new 1 -inch T-4 Test Reports a — PROJECT DATA PER CRC 2010 4. Separate approval and permits required for exterior HVAC installation. water service, water meter box, sewer lateral and/or cleanout with box CG.1 Cal Green Notes c- MM� Fr-�I Occupancy: 5. Masonry or concrete fences over 3.5ft. high. and lid will be required. 100% of the cost shall be burned by the property CG.2 Cal Green Notes °° Pd �''" "` VB,RS- Construction Type: VB, Sprinklered 6. Accessory structures detached patio covers and trellis. ry P owner (Municipal Codes 14.24.020 and 14.08.030. Said determination ( P ) T-24.1 Ener Code & Standards T-24.2 PROJECT DIRECTORY a Zoning: R-1 7. Retaining walls over 4 ft. high from the bottom of the foundation to and the extent of the repair work shall be made at the discretion of the Ener Energy Calculations - CF1R \v the top of the wall. Public Works Inspector. 1 of 1 Existing Survey � of OWNER LOT 2. An encroachment agreement is required for all non-standard C-1 Grading Plan Title Sheet Beach Scott Burnham DEFERRED SUBMITTALS: improvements within the public right of way. All non-standard C-2 To o and Demo Plan P Pizzeria Mo za McDonald's JustFoodFortiogs E 2502 Crestview Dr. Total Lot Size (40'x 100'): = 4,000 SF Deferred submittals are to be reviewed by the project architect or engineer improvements shall comply with City Council Policy L-6 and L-18. C-3 Precise Grading Plan t1 WI ed 8 Newport Beach, CA 92663 Buildable Area (34'x 80'): = 2,720 SF of record and certified prior to submittal for plan review. P P 3. All work related to wastewater in the public right -of --way shall be C-4 Grading Sections and Details European O Ph. Floor Area Limitation 2 x buildable area): = 5 440 SF ( ) 1. Residential Fire S rinkler S stem - obtain fire s rinkler ermit rior P y P P P performed by a C-42 licensed Sanitation Sewer Contractor or an C-5 Erosion Control Plan Pacific Coast Hwy Collectibles on PCH ARCHITECT to calling for roof sheathing inspection. A Licensed General Engineering Contractor. A-1 Proposed First Floor Plan P (Design Professional in Re Responsible Charge) EXISTING GRADE ESTABLISHMENT 2. Solar Panels if applicable PP 3. Submit sound attenuation design for HVAC equipment per ARI 4. An encroachment permit is required for all work within the Public A-2 Proposed Roof Plan A-3 Proposed Reflected Ceiling Plan, First Floor (12.92 + 12.84 + 12.13 + 11.90) - 4 = 12.44 E.G. r,rps�; CA, o� r�esn„ " or Cynthia Childs, Architect Std.275. Sound level not to exceed 50 dBA (55 dBA with timer, Ri ht-of-Wa g y A-4 Proposed Elevations 25°2cr.,t.°nw Contact: Cynthia Childs 65 dBA with timer and neighbors' conset) per Section 10.26.045 A-5 Proposed Elevations A-6 Proposed Sections 2732 East Coast Hwy, Ste. B PROPOSED NEW RESIDENCE of theN.B.M.C. A-7 Proposed Sections Corona del Mar, CA 92625 Ph./Fax (949) 718-3528 Proposed First Floor: = 1,902 SF NOTE A-8 Proposed Sections VltftAPPLICABLE a ° CODES A-9 Proposed Sections P Total Proposed Livable Space: = 1,902 SF %sryb 1. Construction shall comply with 2013 CRC, 2013 CMC, 2013 CPC,1❑ (Ex.) 5'-0"ht. Block Wall 10 (N.) Exterior Shower w/ drain gays = 2013 CEC, and Chapter 15 of the NEMC, 2008 BEES, 2013 Cal Green h0r eo o Proposed Garage : = 413 SF 2 Gate not to exceed 11 Ex. 5'-0"ht. Wood Fence ❑ ❑ ( ) SPECIAL INSPECTIONS 6'-0"ht. AEG. 12 (Ex.) 6'-0"ht. Wood Fence 3❑ (N.) Picket Fence STRUCTURAL SHEETS Sl General Notes Total Proposed New Residence and Garage: = 2,315 SF 1. Refer to Structural Plans, sheet S1, for list of required special S2 Foundation Plan Proposed Cov'd Porch; = 37 SF inspections. ® (Ex.) Palm Tree to remain S3 Roof Framing Plan 2. Structural oservation is required. S4 Typical Details CifC1e0 � PROPOSED LANDSCAPE AREA 3. Deputy hspecial inspection is required. (Ex.) Gas Meter SS Construction Details mina Proposed Planting Area: = 275 SF GENERAL NOTE © (Ex.) Water Meter Proposed Hardscape Area: = 1,373 SF 1. Issuance of a building permit by the city of Newport Beach does not 7Electrical Panel ) = Total Landscape area: 1 648 SF a` relieve applicants of the legal requirements to observe covenants, PP g be ® Fountain conditions and restrictions which may recorded against the property or (N.) Sro� CONTRACTOR to obtain plans. You should contact your community associations prior to T.B.D. commencement of any construction authorized by this permit.9❑ Trash Area c c v iFIT1tS1IY PROPOSED SITE PLAN SCALE: 1/4" = F-0" TRUE NORTH PROJEC NORTH 0 0 0 W M 0 r - 0C %I R I DRAWN S. Y. CHECKED C. C. DATE 06/28/2017 SCALE AS NOTED JOB NO. SHEET T-1 10 o w U Z Q� M U � N U c-,,, O N Lin n c`0 t 03 CID o No a MM� Fr-�I N Z "'mow N a o 0 0 \v cJ � V DRAWN S. Y. CHECKED C. C. DATE 06/28/2017 SCALE AS NOTED JOB NO. SHEET T-1 10 o w U Z Q� M U � N o 03 ZZ o No a MM� Fr-�I N Z DRAWN S. Y. CHECKED C. C. DATE 06/28/2017 SCALE AS NOTED JOB NO. SHEET T-1 10 17 P U LEGEND TITLE REPORT/EASEMENT NOTES BENCHMARK INFORMATION a- 6 2502 CRESTVIEW DRIVE BENCHMARK NO.: NB4-39-77 P.C.H. ¢ p: BLOCK WALL - BRICK SURFACE NEWPORT BEACH, CA 92663 (APN: 049-182-02) DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK -0--0-)- - WOOD FENCE (WDF) STAMPED "NB4-39-77", SET IN THE NORTHEAST CORNER OF A 4.3 FT. BY 4.8 FT. LLJ AC - ASPHALT PAVEMENT 4 a. NO TITLE REPORT PROVIDED. CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER o I CATV - CABLE TV BOX a .4 Q Q CONCRETE SURFACE OF THE INTERSECTION OF BAYSIDE DRIVE AND HARBOR ISLAND DRIVE, 64.6 FT. EASTERLY OF THE CENTERLINE OF HARBOR ISLAND DRIVE AND 38 FT. CRESTVIEW DR - CENTERLINE SOUTHERLY OF THE CENTERLINE OF BAYSIDE DRIVE. MONUMENT IS SET LEVEL WITH THE SIDEWALK. EG - EDGE OF GUTTER LEGAL DESCRIPTION SITE z EPB - ELECTRICAL PULL BOX ELEVATION: 10.859 FEET (NAVD88), YEAR LEVELED: 2011 O FF FINISHED FLOOR REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA DESCRIBED AS FOLLOWS: v� FFG FINISHED FLOOR GARAGE FL - FLOWLINE PARCEL 1: LOT 38 IN TRACT NO. 1140, AS SHOWN ON A MAP RECORDED IN BOOK 36, PAGE 28 9p �� O FS - FINISHED SURFACE OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY. o� GM - ICV - GAS METER IRRIGATION CONTROL VALVE PARCEL 2: BASIS OF BEARINGS p VISTA DR �m NG - NATURAL GROUND A NOW EXCLUSIVE APPURTENANT EASEMENT FOR INGRESS AND EGRESS OVER THE BASIS OF BEARINGS SHOWN HEREON IS THE CENTERLINE OF CIRCLE DRIVE 1111 f 1 PRIVATE STREETS AND OTHER AREAS DESCRIBED IN THAT CERTAIN EASEMENT BEING N19051'25"E AS SHOWN ON RSB 282/33, RECORDS ORANGE COUNTY. PC - PALM TREE CLUSTER DEED TO THE IRVINE COMPANY, A WEST VIRGINIA CORPORATION, RECORDED ON TC - TOP OF CURB AUGUST 14,1974 IN BOOK 11220, PAGE 1008, OF OFFICIAL RECORDS OF ORANGE WDF - WOOD FENCE COUNTY. N WM - WATER METER o () - EXISTING ELEVATION SEARCHED, FOUND NOTHING; TO BE z a 0 MONUMENTED PRIOR TO GRADING VICINITY MAP T.B.M. - TEMPORARY BENCHMARK NO SCALE SET ON A WATER METER (WM). ELEVATION = 11.86 FEET 1 20 EXISTING BUILDING �00 ° 112.38) tD 0 AC (13.02)TC 12.44 FL (12.47) (31.44) (27.35) FS 11.84 CHIMNEY TOP RIDGE \ p FL (12.55) WM I 12.08 FS ° N m(12.68) Q M Z M EG NG a /V0 /� �� �� 12.91) PROPERTY Q i,50 13.03 5' TALL ( LINE Q NO2 50 14 W 900.09 (11 .82)� FL 12 04 � 0 r U NG WDF NG - - p(12.19) FS tL p J X 12.44 EG(12,•90) (13.05)TC ;POC }�} 12.74 �F '�5'N1(AL1L FS a CATV U I' E9 ��, H� (12.88) ES) N LfiFS WALL y a Z .. to 1(12.41)FL FS ���������������������������������������������������� (12.56) �'�T _ NG a p ° D 0 10 Z Qtn - AC PAVEMENT CURB & GUTTER PROPERTY 'I 61) FS2 C04) LINE J m 0 NG2 ��������������������\ p X Z It Ill 1 EXISTING 24.63 BUILDING 12.56 12.94 of 13.O6J RIDGE p 11.73 FS rn ° (11.96) FS ❑ L7 IL Q rl (12.67) AC AC \ (12.95)TC 12.33 FL FS a FSS 13.30 FL \ FF (12.57) \ ° �p °(11.97 p p FS M W Q ZW _ (12.34) EG LOT 38 FFG ❑ ❑ PROPERTY Hn n _ \\\ Lr17Q�� IJV O� ❑ 4700 \ DRIVEWAY p LINE NE° YI p ° J o Z I ❑ d ,,�M 19 °' KoKo OOD� o ° o D �PALME�at�o: p J 0 12 :'9'x`' (25.62) ,NG T CHIMNEY TOP `1.%2.61 (12.09) ap ° ������� FS FS ° ° 0 8 4 0 8 16 24 w 1 ® (12.91)TCPAL'� p GM 00 (12.92) (13.11) LJ L 7 1 i H 1 1112.5:6 U2.,49J EPB ❑� CATV SCALE: 1"=8' 0 a ° (12.26)FL NG FS 13.15 p FS FS 'v(� p f �� Q o 04 � I (12.29) EG 12.53 = _ _ � NG '' 12.87 6' TALL 12.69 12.46 PROPERTY 12.54 ICV (11.93) NO2 5023 W 100.09 FS LINE FS 12.00 11.65 FS A N C1404 w I z Q � � Y W WDFFS F� Fa p \ ¢ _� Q w (12.50) M (12.26) ������������� ���������������������������������������������������������������������� ° 11.65 ¢o N conn o � ACLO (36.67) EXISTING FL (12.87)TC CHIMNEY TOP (35.41) Z (12.20)FL BUILDING RIDGE 1 � M Q W SURVEYOR'S NOTES N 1. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY 1 CORNERS OR OFFSETS BEFORE STARTING GRADING. (, vT 0� / PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE. 0 Q a 1 1 1 I..LI y MI w T O I O W o `�j Cn w 1 �►�' 0 UOQ z ® N 1 O � \O�PL LA/VO SG N 1 W �g O09IN/C� PAUL D. CRAFT, P.L.S. 8516 DATE 7 Z LICENSE RENEWAL DATE 12/31/16 T Q n a No. 8516 NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE J STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A rT9 �Q LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE TF w OF CAOPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING o DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION N REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE SHEET NO. CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER EXPRESSED OR IMPLIED. 1 1 OF 17 CONSTRUCTION NOTES: O CONSTRUCT 5" MIN CONCRETE DRIVEWAY O CONSTRUCT 4" MIN CONCRETE HARDSCAPE O3 INSTALL 4" SQ GRATE DRAIN ® INSTALL 4" ATRIUM GRATE DRAIN OINSTALL 3" CHANNEL DRAIN © INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN O7 CONSTRUCT 3"4 DRAIN THRU CURB PER CNB STD PLAN 184-L ®INSTALL PERFORATED TRENCH DRAIN PER DETAIL SHEET C2 ( INSTALL TRENCH DRAIN PER DETAIL SHEET C2 10 CONSTRUCT 4" MIN CONCRETE WALK PER CNB STD 180-L 11 INSTALL 4" SEWER LATERAL AND CLEAN OUT WITH TRAFFIC COVER PER STD PLAN -406-L. GENERAL NOTES: 1. 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. 2. SEPARATE PERMIT FOR FENCES AND WALLS SHALL BE OBTAINED AT THE SAME TIME AS THE BUILDING PERMIT. 3. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT -OF- WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 4. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. 5. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. 6. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT 12 68 13.02 TC EXISTING BUILDING G 12.44 FL 31.4 27 5 AC 12.4 \6 AC PAVEMENT 2.67 AC 12.50 N0. DATE 10 10 6" TOPSOIL MIN -I 14" PVC SDR 35 FRENCH DRAIN PERFORATION o BOTTOM 3/4"CRUSHED ROCK FILTER CLOTH 12" LAP 12" ® TOP nPERFORATED DRAIN/ U TRENCH DETAIL NTS i PROJECT 1' MIN HEIGHT PROPERTY 2 BAGS MIN. GRAVEL BAG DETAIL NTS 12.55 4" PVC SDR 35 PIPE DIMENSIONS DETERMINED BY GRATE FRAME DIMENSIONS, USE FRAME AS FORM 6" MIN WIDE PEDESTRIAN SAFE FRAME & GRATE 3/8"SLOT OPENING. EAST JORDAN IRON WORKS OR EQUAL (800) 874-4100 3" #4 REBAR �� - OP & BOTTOM aws o 0 FILL THIS PORTION Wf CRUSHED ROCK AFTER POURIN GRATE SUPPORT CURB. CRUSHED ROCK W/ 12" FILTER CLOTH A- DIG A 24" WIDE FS 18" DEEP TRENCH B- PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE C- FILL BOTTOM 8' OF THE TRENCH W/ CRUSHED ROCK D- FORM AND POUR PERIMETER CONCRETE CURB E- FILL THE REST OF THE TRENCH W/ CRUSHED ROCK TO 4" FROM TOP OF TRENCH TRENCH DRAIN 9 NTS 8" MIN vm �v c�"�R EXISTING .. GROUND PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE NTS 13.03 Z N NG 5' TALL 00 o a N WDF PROP WALL - - '91 N NO2'50'14"W 100.09' EXIST l - 12. - -. .. - - . . I I � ABBREVIATIONS ARCH ARCHITECTURAL A.C. ASPHALT CONCRETE C.O. CLEAN OUT DG DECOMPOSED GRANITE DS DOWNSPOUT (E) EXISTING ED EXTRA DEPTH FOOTING EP EDGE OF PAVEMENT E PB ELECTRIC PULL BOX FD FOUND FL FLOWLINE FF FINISH FLOOR FP FINISH PAD FS FINISH SURFACE FG FINISH GRADE GB GRADE BREAK GFF GARAGE FINISH FLOOR GFP GARAGE FINISH PAD HH HANDHOLE HP HIGH POINT 1. P. IRON PIPE IE INVERT ELEVATION OG ORIGINAL GROUND PA PLANTER AREA PL PROPERTY LINE PROP PROPOSED L&T LEAD AND TACK MON. MONUMENT (N) NEW NTG NOTHING R/W RIGHT OF WAY SDWK SIDEWALK T.B.M. TEMPORARY BENCHMARK TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE TOC TOP OF CONCRETE TS TOP OF SEAL TW TOP OF WALL (11.84) /I17 I !! 11.82 CAN (12.04) I I �R 12.56 13.02 TC 2% -- 3:5% 11 BBQ \ 1:13 65 TG 13.2 13.4 I. `'� � � 5 i .. FS. I ..:. .� -12.94 IE i CURB PLACE GRAVEL BAGS I 2% P�TG 12.61 (12.04) PLACE NEW SEWER C.O. TO PREVENT RUNOFF 13.75 FROM SITE (TYP) FS _ _ON EXIST LATERAL FIELD VERIFY LATERAL 1 10 PA I PA 5 (12.56) 2% JOIN I 2 \ N (11.96) PICKET FENCE _ I N�.. N N 7:... 13.7513.75 11.73 FS (11.971 I� 24.6312.57 r0 I RIDGE j Jw J "1 a � al^ DRIVEWAY I coDN PLACE GRAVEL BAGS z TO PREVENT RUNOFF FROM SITE (TYP) FF=14.00 FP=12.89 a a ALLEY & UTILITY EASEMENT 1 (12.87)TC R E V I S 1 0 N S m 0 o-��0 0 0 0 o��w �' �`• J NO2'50'23"W 100.09' ICV Z g 6' TALL (12 69) o 12.46 EXIST FENCE o n g (11.93) (12.67)D_ WDF IR mri c�i FS (12.54) �i I 36.67 EXISTING BUILDING DESIGNED: ARCHITECT: OWNER/DEVELOPER: CYNTHIA CHILDS, ARCHITECT SCOTT BURNHAM 2502 CRESTVIEW DRIVE DRAWN: MJ UNIQUE CUSTOM HOMES 2732 EAST COAST HWY NEWPORT BEACH, CA 92663 CHCK'D: TR SUITE B CORONA Del MAR, CA 92625 DATE: 5/26/17 (949)718-3528 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714)963-6793 JN 9340 Q?,OFESS/p� S M.co L6 2 NO. 58627 * EXP. 12-31-18 OF CAS_* THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: BENCHMARK: BENCHMARK NO.: NB4-39-77 ELEVATION: 10.859 FEET (NAVD88) YEAR LEVELED: 2011 LEGAL DESCRIPTION: PARCELI: LOT 38 IN TRACT NO. 1140, AS SHOWN ON A MAP RECORDED IN BOOK 36, PAGE 28 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY. PARCEL2: A NOW EXCLUSIVE APPURTENANT EASEMENT FOR INGRESS AND EGRESS OVER PRIVATE STREETS AND OTHER AREAS DESCRIBED IN THAT CERTAIN EASEMENT DEED TO THE IRVINE COMPANY, A WEST VIRGINIA CORPORATION, RECORDED ON AUGUST 14, 1974 IN BOOK 11220, PAGE 1008, OF OFFICIAL RECORDS OF ORANGE COUNTY. PRECISE GRADING PLAN 2502 CRESTVIEW DRIVE NEWPORT BEACH, CALIFORNIA CATV 1 "=4' SHEET: C2 (12.00) 12 FLOOR PLAN NOTES o KEY NOTES FLOOR PLAN LEGEND FRAMING NOTES CONTRACTOR NOTES HVAC NOTES STAIR NOTES 1❑ FM 1 - Plantation, recess so that bottom of firebox is 3/4" below hearth stone. 0 New exterior wall, 2x6 wood studs @ 16" o.c. V o � Hearth stone to be flush with wood floor New interior wall, 2x6 wood studs @ 16" ac. Fl. Distance from face of the foundation to property line to be zoning setback plus wall finish See sheeet T-3 for Residential Construction Minimum Requirements Hl. HVAC contractor to locate thermostats for FAU efficiency. (Verify location with owner) Sl. Stairways and Landings per CBC 1003.3.3. Maximum 7-3/4"" rise -Minimum 10" inn, 6-8" vertical 0 y cq C, G, to accommodate interior pocket door and/or plumbing thickness (minimum). Cl. All garage doors, between house & garage, to be 1 '/d' self-closing solid wood slab, H2. Submit sound attenuation design for HVAC equipment per ARI Std275. Sound level not to headroom, minimum. Clear width to be 36" min. Trash Area 0 New 2x4 interior wall, 2x4 wood studs @ 16" o.c. F2. All exterior wall to be 2x4, all interior walls to be 2x4, U.N.O. O self latching and 20 min. rated. exceed 50 dBA (55 dBA with timer, 65 dBA with timer) per Section 10.26.045 of the N.B.M.C. S2. Handrails to be 34" to 38" high. Grip width to be 1 1/4" min to 2" max. Maximum clearance O O Nz � "�� r l v ❑3 2'x 3' Skylight ® I -hour rated wall - See detail F3. All interior walls that house pocket doors or have plumbing drain lines to be 2x6, U.N.O. P P S C2. Provide 5/8" type "x" gypsum board at all garage walls, ceiling and on individual posts per CBC 302.4. Location of measurement to be at adjacent property patio or opening. between balusters to be less than 4". Handrail ends shall have rounded Germination of bends. cq F4. All dimensions are to face of stud. U.N.O. C3. All sum board to have STRAIGHT corners "smooth texture" throughout. Vert with owner gyp g (Verify ) H3. HVAC contractor will be responsible for all city of Newport Beach sound calculations and pennits. S3. Provide guardrail per CBC 509. Guardrail to resist 20#/ft horizontal load at top of rail. ® Tankless Water Heater below. OI Door symbol with door number, refer to door schedule F5. Provide 2x blocking for mirrors, towel bars, hooks, toilet paper dispensers, shelving, handrailsC4. Laundry chute shall have a one how' interior wall covering or 26 gage galvanized metal with all H4. HVAC contractor to provide adequate zones at the second floor and the first floor. CBC Table 16-B. Max. clear opening less than 4" Min height = 42" Tankless Water Heater shall be vented vertically through the roof. and artwork. See interior elevations for more information. openings protected by not less than a self closing solid wood door 13/8 inch thick pr equivalent S4. Provide guards where the open side is more than 30 inches above the floor or grade below. 5 ❑ Attic Access (D Window symbol with window letter, refer to window F6. Provide training for soap and shampoo niches at all baths and showers. See detail. per CBC 711.6, if applicable ELECTRICAL NOTES CBC 1013 1. © Gate A schedule F7. Provide framing for custom medicine cabinets at baths (if applicable) see detail. El. Elecnical Contractor to verify height of outlets located above any work surface or countertop to S5. Stain grade treads with painted risers at all stairs. 1 F8. All plywood below B.F.E. to be pressure treated. PLUMBING NOTES Line of Roof above D B Indicates interior elevations key avoid interference with countertop or splash material design. S6. Provide 5/8" type "X" drywall at walls and ceiling below stairway. F9. Allow 15 "clear minimum from centerline of all water closets to adjacent finish surfaces, clearance P 1. Plumbing contractor to provide reverse osmosis outlets with 3/8" vinyl plastic to all kitchen faucets, E2. See electrical plans for more information and notes. S7. Provide a nosing between 3/4" and 1-1/4" on stairways with solid treads where thread depth ® Stainless Steel Clothes Rod C for water closet to be a minimum of 24" in front. faucets, refrigerators, icemakers, bars and bathrooms. (Verify with owner.) E3. Provide 400 amp electrical panel, bonded and grounded. Provide (1) 20 ft. #4 rebar (ufer) is less than 11" F10. Fireplace hearth dimensions per CBC 3102.7.12 P2. Hot and cold water in Laundry Room and for washer to be installed in recessed box and (I) cold water ground to the main water shut-off. See detail 20/D -I ❑H.B. 9 Electrical Panel Hose bibb Fit. Provide 2" clearance to framing around firebox and chimney or thickness from lining to dryer as not to be seen. with drains and below top of washer and dry 10 Raised Hearth � H.B. Hose bibb, recessed in brass box combustibles to be 12". CBC 2113.19 APPLIANCE SCHEDULE Exterior combustion air ducts shall be listed components of the fireplace, and installed P3. Provide heating facilities per CBC 1204.1 (Refer to energy calculations, sheet T-24) LANDSCAPE, NOTES 11 Medicine Cabinets --F H2O Cold Water Connection for Appliance or Pot Filler P4. Net area of shower enclosures shall be not less than 1,024 sq. in (7.1 sq. ft.) of floor area Al. Refer to sheet T-2 in accordance with their listing and manufacturer instructions. CBC 2111.13.1 and a minimum of 30" diameter circle. Ll. See landscape drawings for gate, fence and garden wall designs, Separate permit is required for �-�- Fuel gas line F12. FMI Plantation 48" fireplace, GAS ONLY, ICC ESR #2316, refer to Sheet T-5 for test reports. P5. All plumbing fixtures shall comply with the maximum flow rates as noted in the Residential fences, retaining walls, pools, spas, garden structures. 12 ❑ Exterior Shower wd drain See detail 12 / D3. Minimum Construction Requirements. See sheet T-3. L2. All walls, fences, and pilasters shall not exceed a height of 3' as measured from natural Loose key valve for fact gas 1. Fire place shall be a listed solid fuel burning fireplace that must have an anchored gaseous grade within the front yard setbacks. No walls, fences, gates shall exceed a height of 6' as measured from PLUMBING SCHEDULE Appliances symbol, refer to appliance schedule, sheet T-2 fuel burning plan within the firebox and shall comply with the California Energy Standards. from natural grade within the side yard setbacks. 2. Provide a glass door covering the entire hearth opening. CEC 150.0(c)IA PL -1. Refer to sheet T-2 O Plumbing fixture symbol, refer to plumbing schedule, 3. The gas log should be permanently fixed to the hearth slab. sheet T-2 4. Provide seismic anchorage per the ESR listing. - - - - Property Line F13. 1 -hour wall assembly at wall less than 3' from property line. See detail 11, 12/D-2 - - - - Setback Line ° A - 1 A e 91 d' Q C D E F G H 1 2 A9 A9 3 4 A9 5 A9 6 A9 7 A9 8 100'-0" 10'-0" 80'-0" 10'-0" Setback Utility Easement 3" 18'-9" 17-0" 44'-0" & Setback Y-9" 13'-0" 23'-8" 20'-4" 3'-11/2" 1-71/2" 6-6" 6-6" 13'-4" 6'-10" 3'-6" 3'4" 17-0" Ilk 11 Ile 2'-1.. 9'-6" 1'-9" Y-7" 3,_Y 1'-9" 11_9" Hedge I Extension of Ex. CMU Bloc c Fence 12 41 R/ - - - Q P.A. ° ° ° - TYR �i - ° d ° ,� °d d d °d d ° , d Od° U ° Adriswirig zd ° °d ° e9 d d 4° M 17 r 4 ° d 20 dd dn° Fountain dnoYn d ° d d' d ° d P.A. ° ° d a ` - - - - - -- ° ° --� ,. T- d ° Lawn --- `--�\\ ------ l3 -i i- 'i ---� r -- ---- -firUl -d--- a----,°. B B.Q \ -i r--- / 0 Od 4, D2 \> A li 1 I I I1 'i' / / ® 3 ®�d 6 °°° _ ad // 1 COV' R ------1 I�i --- - L-- L --J O 34' \ ----I'�\I 3 4 3 4 '° d ° zs d Walk PORCH - - - - r - - - - \ I\ /�� IM ST ° d 1 F -I m INTERIOR - - - J B&D- F___ i = MASTE 4 ° d °d _ z COURTYARD - - - \ / r - -17 A N W. C. d ° ° ° ° d d L J J --1 STE -----.� ! __ , -7 tv E \ M - Linen ° d° A I 1 DINING �% �'-4" F6 ° ° d 1 a O7� ID -z6 l. -I ROAM-� ---� -- L-- �-�-- -\---J9 20,_0„ ° 1 EN I--- -_+�-aux z=oma -- --� ---- 6 B \ ---- MASTER = CLR. O d ° - - - - - - - -------- - - - - - - - N - - r - - ° Q Vt ID 4 c g Hedge Lawn P.A. 1, 2,. / T T \ d g 3^ 4'_l' a 6.. 2'_3" 8'_6" 2'_3" 8.. 6'_4.., ,6._ 1'_8" / A V CLOSET - -°� °°- ---- sh. 2J-CAR GARAGE Picket Fence ° d ° dd d TV./A\ - r 2 1 °D2 D2 Linn Dresser 4, r -----r7 NOOK COAT °ad HALL 5 L ---- D-36 d $ DN., ° ° d 5'_0" 4'4, 1_0.3_0" 2._g. 3.4" 4 ° �°PATIO 4'-0" 1177 ,; L__ � F-7 G d r 3_ 7,1 T IRE P - 9 1111 VEST M ;-,A3 `______ 13 -4 a d 3'-8 3,_8,� d°i Ili ��n� r �ti �- - �� -- rI l7 14 GREAT �F, ) II z A 2 I II B �TI s °d IIII I IIROOMo /' I��\ -1v D 3 '�, ;I--� 11- �JL Ll k' ❑ 21 --- t - --- -2 '�� ° ° ° ID Ll- II ( ) - R lin--- Y M , , ❑ - i _>, / flBEDRROM'13 LAU BEDROOM 2 o ° ° d ° d ID -1 --- i \ A G 4 v/ a ' " " 17 d 10'_0" 1'-0" i A I_ 4 X 11 -0" F T NA12- L----- °°d °rKITCE a d 15 16 ° } sn- -sh.N EC I �_ -- L -J -- I� - --- -- ---J` - --- --- - a ° Seat - ° N L __i L�-___ ° _J L_ _J 11 �, ❑ d ° ° °�d ° © - d°° ° d° ° °a� ° �° e ° -° a ° °° n - _ P.� ' d° , - °d° °° �o 9f \ i�- ° d d - ��°° ° d d�- ° I- dl r --1r°-7` Ojj ° \ G O ° d ° ° 4-° °°OoUWmd a d a ° d JLJ ° d dd o d d ° d° ° d d 11 t�i ItP.d ° d° d d ° ° ° d PAd ° dP.A. P.A°A. °d 11 Hedge 6 1 I 4'-01/2" 3'-31/2" 3'-31/2" 3'41/2" 5'-4" 5'-0" F-6" F-6" 1'-9" 8'-10" 2'-1" T-6" 2'-10" It T-4" 6-0" 6'-8" T-8" 8'-8" 3'-8" 101_4" 2'-8" 3'-0" 5'-7" 2'-1" 12'_8„ 2'-4" 5'4" 201_0" 16.0" 16.0" T-8" 20'_4„ 10'-0" 80'-0" 10'-0" Ik Setback Utility Easement 100'-0" &Setback UC A-9 PROPOSED FIRST FLOOR SCALE: 1/4" = P-0" E 5 F 6 AA 9 7 H U TRUE NORTH PROJECT NORTH a 0 q 0 N IM\ -+ C I 0 o U q 4 � z M V N A8 I REVISIONS BY DRAWN S. Y. CHECKED C.C. DATE 06/28/2017 SCALE AS NOTED JOB NO. SHEET A-1 ?0 o U � z M o � N U Q U �� N 0 y cq C, G, Lnit m OC z c. Q ,,I O � W__4 O O Nz � "�� r l v W o _ a IN N O O �.M� cq DRAWN S. Y. CHECKED C.C. DATE 06/28/2017 SCALE AS NOTED JOB NO. SHEET A-1 ?0 o U � z M o � N Q U Z z Q ,,I � O O Nz DRAWN S. Y. CHECKED C.C. DATE 06/28/2017 SCALE AS NOTED JOB NO. SHEET A-1 ?0 ROOF VENTILATION CALCULATION ROOF PLAN KEY NOTES ATTIC VENT NOTES: (CBC 1203.2) l�New Class "A" Concrete Shingles Monier Lifetile, Cedarlite, Color: Ironwood, see sheet T-6. I. The net free ventilation area shall not be less than 1/150 of the attic area. Install over GAF Versashield underlayment, ICC Report No. ESR -2053, see sheet T-4, for 2. 50% of the required ventilation area must be located at least 3 feet above cave or cornice vents Class "A"roof assembly. with the balance provided by cave or cornice vents. Eave, refer Co detail 1/D-1 3. Openings shall have corrosion resistant wire mesh or other approved material with 1B" min. and 1/4" max. openings. 3 Rake, refer to detail 2/D-1 Ridge / Hip detail, see 5/D -I Provide continuous copper gutters with downspouts to drain lines. See exterior elevations for locations. Sheet Metal Flashing, refer to detail 12/D -I 7❑ Chimney with approved spark arrestor per Section 2113.9.1 of IBC 2006; see detail 13/D-1 8❑ Not used FAU in attic - provide required platform, light and clear working space. See detail 16/D-1, if applicable C D E F G H 1 2 A9 A9 3 4 A9 5 A9 6 A9 7 A9 8 3 1 2 l 5 L >P IL D.S. D.�. ------------ D_S.-.------------------ / III �o o o I 2 iii I I I I I I I B A -s 5 2 A -s it I I I I Iu J I I I I 3 5 I o 9 1'-0" SLOPE SLOPE A II O.H. 6 12 6:1� II I I I I I --- s C ------- TYP. SLOPE SLOPE I` — — — — — — pl I — - - 6:12 6:12 Dormer SLOPE 2 in Attio E.A.U. 9 5 Ca 6 RIDGE SLOPE TYP. D I 9 6:12 F11� i �"� RIDGE I I I I i 5 I 4 9'-6" 6" Dt 1' 0.. 9'-0 O.H. w O.H. A 6 vtiw _ I I q I Dormer c4 (SLOPE SLOPE( � 16:12 6:12 I' -• O — — — — — -- — — — — — — —----------------- -�--- --L ------------------- ----------- ------------------------------ ID.s. D.S. DA. 3' q I M I 7 5 2 3 C D E F G H 1 2 A9 A9 3 4 A9 5 A9 6 A9 7 A9 8 PROPOSED ROOF PLAN TRNI� NORTH PROJECT SCALE: 1/4" = 1'-0" NORTH: DRAWN S. Y. CHECKED C. C. DATE 05/17/2017 SCALE AS NOTED JOB NO. SHEET A-2 20 co M it MAX. RIDGE ALLOWED = 41.44 ACTUAL RIDGE TOP OF PLATE TOP OF WINDON F.F. = 13.81 AVG. E.G. =12.4, PARTIAL NORTH ELEVATION SCALE: 1/4" = F-0" ELEVATON NOTES 1❑ Class "A" Concrete Shingles, see Roof Plan F2 Typical Eave detail, see I/D-I P] Typical Rake detail, see 2/D -I ® False Louver Vent Chimney with Stone Veneer - Provide approved spark arrestor per Section 2113.9.1 of CBC 2013; See Detail 13/13-1 Chimney shall extend at least 2 ft. higher than any portion of the building within 10 ft., but shall not be Tess than 3 ft. above the highest point where the chimney passes through the roof. © Board & Batten Siding, see 9/13-2 Not used ® Not used Aluminum -Clad Wood Doors and Windows, see T-2 for schedules 10 Dutch Entry Door, Stain Grade 0 m N 11 Wood Trim Work @ Doors and Windows, see 7/D-2 12 Paint Grade Wood Columns, see 3/D-1 13 Roof to Wall detail, see 8/D -I 14 Contractor to provide street address on building elevation per NBMC 13.12.2 10 15 Brick Veneer, painted white 16 Exterior Shower with white painted brick 17 Wood Gate not to exceed 6'-0"ht. AEG. l$ Lift -up Teak Counter 19 Open at Top 20 Brick Cap 21 Privacy Glass @ Garage Door MAX. RIDGE ALLOWED = 41.44 MAX. RIDGE ALLOWED = 41.44 ACTUAL RID ib T.O.P. @ COV'D El, O STOP OF W o F.F. = 13.81 AVG. E.G. = I NORTH ELEVATION SCALE: 1/4" = 1'-0" TUAL RIDGE HEIGHT = 32.22 TOP OF PLATE TOP OF WINDOW , 0 F.F. =13_81 AVG. E.G. = 12.44 MAX. RIDGE ALLOWED = 41.44 MAX. RIDGE ALLOWED = 41.44 ACTUAL RIDGE TOP OF PLATE TOP OF WINDON F.F. = 13.81 AVG. E.G. = 12.4, EAST ELEVATION SCALE: 1/4" = F-0" 4CTUAL RIDGE HEIGHT= 32.22 T.O.P. @ COV'D ENTRY Z -TOP OF WINDOW F.F. = 13.81 AVG. E.G. = 12.44 0 a N DRAWN S.Y. CHECKED C.C. DATE 05/17/2017 SCALE AS NOTED JOB NO. SHEET A-4 21 0 i" I ELEVATON NOTES 1� Class "A" Concrete Shingles, see Roof Plan Typical Eave detail, see I/D-I n3 Typical Rake detail, see 2/D-1 ® False Louver Vent F$ Chimney with Stone Veneer - Provide approved spark arrestor per Section 2113.9.1 of CBC 2013; See Detail 13/D -I Chimney shall extend at least 2 ft. higher than any portion of the building within 10 ft., but shall not be less than 3 ft. above the highest point where the chimney passes through the roof. © Board & Batten Siding, see 9/D-2 F7 Not used ® Not used Aluminum -Clad Wood Doors and Windows, see T-2 for schedules 10 Dutch Entry Door, Stain Grade MAX. RIDGE ALLOWED = 41.44 MAX. RIDGE ALLOWED = 41.44 -------------------------------------------------------------------- ACTUAL RIDGE 1 OFPLATE— TOP OF WINDOW F.F. = 13.81 AVG. E.G. = 12.44 SOUTH ELEVATION SCALE: 1/4" =1'-0" ,L RIDGE HEIGHT = 32.22 \ ' OF PLATE ' OF WINDOW = 13.81 _. E.G_= 12.44 L 1 Wood Trim Work @ Doors and Windows, see 7/D-2 12 Paint Grade Wood Columns, see 3/1)-1 13 Roof to Wall detail, see 8/D -I 14 Contractor to provide street address on building elevation per NBMC 13.12.210 1$ Brick Veneer, painted white, see 11/D-1 16 Exterior Shower with white painted brick 17 Wood Gate not to exceed 6'-0"ht. AEG. 18 Lift -up Teak Counter 19 Open at Top 20 Brick Cap 2I Privacy Glass @ Garage Door MAX. RIDGE ALLOWED = 41.44 ------------------------------------- JAL RIDGE HEIGHT = 32.22 )P OF PLATE )P OF WINDOW F. = 13.81 0 iw ----------------------- AVG. E.G. =12.44 PARTIAL SOUTH ELEVATION SCALE: 1/4" = 1'-0" MAX. RIDGE ALLOWED = 41.44 MAX. RIDGE ALLOWED = 41.44 ACTUAL RIDGE HE OF PLATE TOP OF WINDOW F.F. = 13.81 AVG. E.G. = 12.44 NORTH ELEVATION SCALE: 1/4" = 1'-0" JAL RIDGE HEIGHT = 32.22 )P OF PLATE )P OF WINDOW F. = 13.81 VG. E.G. = 12.44 ip M 77MOMMM) DRAWN S. Y. CHECKED C. C. DATE 02/28/2017 SCALE AS NOTED JOB NO. SHEET A-5 22 SECTION NOTES ❑l TYPICAL CLASS "A" SLOPED ROOF ASSEMBLY: A. Class "A" Concrete Shingles Cedar -tile, see Roof plan B. Roofingunderly ment - per manufacturer's recommendations. Y C. Plywood roof sheathing - per structural plans. D. California fill framing (where occurs) E. Roof rafters - per structural plans. F. Ceiling joists - per structural plans. (where occurs) G. Insulation to be R-30 H. 2x Soffit framing. (where occurs) J. 5/8" gypsum board at ceiling. K. Finish ceiling - refer to reflected ceiling plan. 2❑ TYPICAL EXTERIOR WALL ASSEMBLY (AT HOUSE): A. Channel siding, cedar shingles or board -and -batten siding - refer to elevations. B. Building paper C. Plywood sheathing or shear panel per structural plans. D. 2x6 exterior wall framing (unless noted otherwise) E. Insulation to be R-21 F. 5/8" gypsum wallboard. G. Interior finish per interior elevations TYPICAL EXTERIOR WALL ASSEMBLY(AT GARAGE): A. Channel siding, cedar shingles or board -and -batten siding - refer to elevations. B. Building paper a er C. Plywood sheathing or shear panel per structural plans. D. 2x6 exterior wall framing (unless noted otherwise) E. 5/8" type "X" gypsum wallboard. 4❑ TYPICAL INTERIOR WALL ASSEMBLY: A. Wall finish per interior elevations B. 5/8" gypsum wallboard. C. Plywood shear panel - per structural plans. (where occurs) D. 2x wall framing - refer to floor plans. E. Fiberglass batt sound insulatioin to be R-19 F. 5/8" gypsum wallboard at walls and ceiling,. G. Wall finish per interior elevations MAX. RIDGE ALLOWED = 41.44 ACTUAL RIDGE HE OF PLATE TOP OF WINDOW F.F. = 13.81 = 12.44 5 FIRST FLOOR ASSEMBLY A. 3/4" hardwood over 3/4" plywood or stone over mortar or 3/4" gyperete B. Reinforced concrete slab on grade per structural engineer C. Vapor barrier per soils report D. Sand per soils report GARAGE SLAB ON GRADE: A. Reinforced concrete slab on grade per structural plans - slope to drain B. Vapor barrier per soils report C. Sand per soils report ❑7 GARAGE INTERIOR WALLS AND CEILING A. 5/8" type "X" gypsum wallboard 18 1 -hour rated wall or floor -ceiling assembly. see details. 19 Skylight I p FLOOR ASSEMBLY AT EXTERIOR PORCH A. Stone pavers over mortar bed B. Waterproof membrane C. Concrete porch slab per structural plans, sloped to drain. D. Vapor barrier per soils report E. Sand per soils report MAX. RIDGE ALLOWED = 41.44 MAX. RIDGE ALLOWED = 41.44 ACTUAL RIDGE HE T.O.P. @ COV'D ENTRY Z TOP OF WINDC F.F. = 13.81 AVG. E.G. = 12.44 SECTION A SCALE: 1/4" = 1'-0" RIDGE HEIGHT = 32.22 , )F PLATE )F WINDOW 13.81 E.G. = 1 MAX. RIDGE ALLOWED = 41.44 SECTION B SCALE: 1/4" = 1'-0" RIDGE HEIGHT = 32.22 )F PLATE )F WINDOW 13.81 E.G. = 12.44 DRAWN 7MM00) S. Y. CHECKED C. C. DATE 05/17/2017 SCALE AS NOTED JOB NO. SHEET A-6 2S MAX. RIDGE ALLOWED = 41..44 ACTUAL RIDGE HE OF PLATE @ E TOP OF WINDOW F.F. = 13.81 AVG. E.G. =12.44 MAX. RIDGE ALLOWED = 41..44 MAX. RIDGE ALLOWED = 41.44 ACTUAL RIDGE HE TOP OF PLATE TOP OF WINDOW F.F. = 1.3.81 AVG. E.G. = 12.44 SECTION C SCALE: 1/4" = 1'-0" RIDGE HEIGHT = 32.22 )F PLATE )F WINDOW 13.81 E.G. = 12.44 MAX. RIDGE ALLOWED = 41.44 SECTION D SCALE: 1/4" = 1'-0" RIDGE HEIGHT = 32.22 , )F PLATE )F WINDOW 13.81 E.G. = 1.2.44 SECTION NOTES TYPICAL CLASS "A" SLOPED ROOF ASSEMBLY: A. Class "A" Concrete Shingles Cedar -tile, see Roof plan B. Roofing underlayment - per manufacturer's recommendations. C. Plywood roof sheathing - per structural plans. D. California fill framing (where occurs) E. Roof rafters - per structural plans. F. Ceiling joists - per structural plans. (where occurs) G. Insulation to be R-30 H. 2x Soffit framing. (where occurs) J. 5/8" gypsum board at ceiling. K. Finish ceiling - refer to reflected ceiling plan. 2�TYPICAL EXTERIOR WALL ASSEMBLY (AT HOUSE): A. Channel siding, cedar shingles or board -and -batten siding - refer to elevations. B. Building paper C. Plywood sheathing or shear panel per structural plans. D. 2x6 exterior wall framing (unless noted otherwise) E. Insulation to be R-21 F. 5/8" gypsum wallboard. G. Interior finish per interior elevations 3E TYPICAL EXTERIOR WALL ASSEMBLY(AT GARAGE): A. Channel siding, cedar shingles or board -and -batten siding - refer to elevations. B. Building paper C. Plywood sheathing or shear panel per structural plans. D. 2x6 exterior wall framing (unless noted otherwise) E. 5/8" type "X" gypsum wallboard. 4�TYPICAL INTERIOR WALL ASSEMBLY: A. Wall finish per interior elevations B. 5/8" gypsum wallboard. C. Plywood shear panel - per structural plans. (where occurs) D. 2x wall framing - refer to floor plans. E. Fiberglass batt sound insulatioin to be R-19 F. 5/8" gypsum wallboard at walls and ceiling,. G. Wall finish per interior elevations ❑5 FIRST FLOOR ASSEMBLY A. 3/4" hardwood over 3/4" plywood or stone over mortar or 3/4" gyperet B. Reinforced concrete slab on grade per structural engineer C. Vapor barrier per soils report D. Sand per soils report F6 GARAGE SLAB ON GRADE: A. Reinforced concrete slab on grade per structural plans - slope to drain B. Vapor barrier per soils report C. Sand per soils report 7� GARAGE INTERIOR WALLS AND CEILING A. 5/8" type "X" gypsum wallboard 1 -hour rated wall or floor -ceiling assembly. see details. 19 Skylight 10 FLOOR ASSEMBLY AT EXTERIOR PORCH A. Stone pavers over mortar bed B. Waterproof membrane C. Concrete porch slab per structural plans, sloped to drain. D. Vapor barrier per soils report E. Sand per soils report DRAWN S. Y. CHECKED C. C. DATE 05/17/2017 SCALE AS NOTED JOB NO. SHEET A-7 24 0 N MAX. RIDGE ALLOWED = 41.44 ACTUAL RIDGE HE OF PLATE TOP OF WINDOW F.F. = 13.81 AVG. E.G. = 12.44 MAX. RIDGE ALLOWED = 41.44 MAX. RIDGE ALLOWED= 41.44 ACTUAL RIDGE HE TOP OF PLATE TOP OF WINDOW F.F. = 13.81 AVG. E.G. = 12.44 SECTION E SCALE: 1/4" = 1'-0" , RIDGE HEIGHT = 32.22 )F PLATE )F WINDOW _13.81 E.G. = 12.44 0 N MAX. RIDGE ALLOWED= 41.44 SECTION F SCALE: 1/4" = 1'-0" RIDGE HEIGHT = 32.22 )F PLATE )F WINDOW :13.81 E.G. = 1.2.44 0 N SECTION NOTES TYPICAL CLASS "A" SLOPED ROOF ASSEMBLY: A. Class "A" Concrete Shingles Cedar -tile, see Roof plan B. Roofing underlayment - per manufacturer's recommendations. C. Plywood roof sheathing - per structural plans. D. California fill framing (where occurs) E. Roof rafters - per structural plans. F. Ceiling joists - per structural plans. (where occurs) G. Insulation to be R-30 H. 2x Soffit framing. (where occurs) J. 5/8" gypsum board at ceiling. K. Finish ceiling - refer to reflected ceiling plan. 2�TYPICAL EXTERIOR WALL ASSEMBLY (AT HOUSE): A. Channel siding, cedar shingles or board -and -batten siding - refer to elevations. B. Building paper C. Plywood sheathing or shear panel per structural plans. D. 2x6 exterior wall framing (unless noted otherwise) E. Insulation to be R-21 F. 5/8" gypsum wallboard. G. Interior finish per interior elevations TYPICAL EXTERIOR WALL ASSEMBLY(AT GARAGE): A. Channel siding, cedar shingles or board -and -batten siding - refer to elevations. B. Building paper C. Plywood sheathing or shear panel per structural plans. D. 2x6 exterior wall framing (unless noted otherwise) E. 5/8" type "X" gypsum wallboard. 4�TYPICAL INTERIOR WALL ASSEMBLY: A. Wall finish per interior elevations B. 5/8" gypsum wallboard. C. Plywood shear panel - per structural plans. (where occurs) D. 2x wall framing - refer to floor plans. E. Fiberglass batt sound insulatioin to be R-19 F. 5/8" gypsum wallboard at walls and ceiling,. G. Wall finish per interior elevations ❑5 FIRST FLOOR ASSEMBLY A. 3/4" hardwood over 3/4" plywood or stone over mortar or 3/4" gyperete B. Reinforced concrete slab on grade per structural engineer C. Vapor barrier per soils report D. Sand per soils report F6 GARAGE SLAB ON GRADE: A. Reinforced concrete slab on grade per structural plans - slope to drain B. Vapor barrier per soils report C. Sand per soils report 7� GARAGE INTERIOR WALLS AND CEILING A. 5/8" type "X" gypsum wallboard 1 -hour rated wall or floor -ceiling assembly. see details. 19 Skylight 10 FLOOR ASSEMBLY AT EXTERIOR PORCH A. Stone pavers over mortar bed B. Waterproof membrane C. Concrete porch slab per structural plans, sloped to drain. D. Vapor barrier per soils report E. Sand per soils report DRAWN 7MM00) S. Y. CHECKED C. C. DATE 05/17/2017 SCALE AS NOTED JOB NO. SHEET A-8 215 c N MAX. RIDGE ALLOWED = 41.44 ACTUAL RIDGE HE OF PLATE TOP OF WINDOW F.F. = 13.81 AVG. E.G. = 12.44 MAX. RIDGE ALLOWED = 41.44 MAX. RIDGE ALLOWED = 41.44 ACTUAL RIDGE TOP OF PLATE TOP OF WINDO' F.F. = 13.81. AVG. E.G. = 1.2.4 SECTION G SCALE: 1/4" = 1'-0" , RIDGE HEIGHT = 32.22 )F PLATE )F WINDOW 13.81 E.C. = 12.44 MAX. RIDGE ALLOWED = 41.44 . SECTION H SCALE: 1/4" = 1'-0" RIDGE HEIGHT = 32.22 )F PLATE )F WINDOW :13.81 E.G. = 12.44 0 N M SECTION NOTES TYPICAL CLASS "A" SLOPED ROOF ASSEMBLY: A. Class "A" Concrete Shingles Cedar -tile, see Roof plan B. Roofing underlayment - per manufacturer's recommendations. C. Plywood roof sheathing - per structural plans. D. California fill framing (where occurs) E. Roof rafters - per structural plans. F. Ceiling joists - per structural plans. (where occurs) C. Insulation to be R-30 H. 2x Soffit framing. (where occurs) J. 5/8" gypsum board at ceiling. K. Finish ceiling - refer to reflected ceiling plan. 2❑ TYPICAL EXTERIOR WALL ASSEMBLY (AT HOUSE): A. Channel siding, cedar shingles or board -and -batten siding - refer to elevations. B. Building paper C. Plywood sheathing or shear panel per structural plans. D. 2x6 exterior wall framing (unless noted otherwise) E. Insulation to be R-21 F. 5/8" gypsum wallboard. G. Interior finish per interior elevations TYPICAL EXTERIOR WALL ASSEMBLY(AT GARAGE): A. Channel siding, cedar shingles or board -and -batten siding - refer to elevations. B. Building paper C. Plywood sheathing or shear panel per structural plans. D. 2x6 exterior wall framing (unless noted otherwise) E. 5/8" type "X" gypsum wallboard. 4❑ TYPICAL INTERIOR WALL ASSEMBLY: A. Wall finish per interior elevations B. 5/8" gypsum wallboard. C. Plywood shear panel - per structural plans. (where occurs) D. 2x wall framing - refer to floor plans. E. Fiberglass batt sound insulatioin to be R-19 F. 5/8" gypsum wallboard at walls and ceiling,. G. Wall finish per interior elevations ❑5 FIRST FLOOR ASSEMBLY A. 3/4" hardwood over 3/4" plywood or stone over mortar or 3/4" g peret B. Reinforced concrete slab on grade per structural engineer C. Vapor barrier per soils report D. Sand per soils report F6 GARAGE SLAB ON GRADE: A. Reinforced concrete slab on grade per structural plans - slope to drain B. Vapor barrier per soils report C. Sand per soils report 7� GARAGE INTERIOR WALLS AND CEILING A. 5/8" type "X" gypsum wallboard 1 -hour rated wall or floor -ceiling assembly. see details. 19 Skylight 10 FLOOR ASSEMBLY AT EXTERIOR PORCH A. Stone pavers over mortar bed B. Waterproof membrane C. Concrete porch slab per structural plans, sloped to drain. D. Vapor barrier per soils report E. Sand per soils report DRAWN 7MM00) S. Y. CHECKED C. C. DATE 05/17/2017 SCALE AS NOTED JOB NO. SHEET A-9 20 (EX.) CU 2'-0"HT. GA DECORATIVE PAVI1 WALKW, (BLUESTOP 2'-0"HT. PICKET FEN FURNITURE SHOWN F REFERENCE ON (EX.) PAI GAS FIRE DECORATIVE PAVE (BLUESTOP 5 BLUESTONESTEPP IRRIGATION NOTES AND REQUIREMENTS THE PROJECT LANDSCAPE PLANTING AREAS SHALL RECEIVE THE FOLLOWING IRRIGATION SYSTEM: LOW PRECIPITATION SHRUB DRIP SYSTEM AUTOMATICALLY PROGRAMMED WITH AN ELECTRICAL CONTROLLER. SYSTEM COMPONENTS WILL INCLUDE A BRASS GATE VALVE (IN VALVE BOX) AT THE POINT OF CONNECTION, BACK FLOW DEVICE (PER LOCAL CODES), ELECTRICALLY OPERATED REMOTE CONTROL VALVES AND DRIP SYSTEM IN SHRUB BEDS, ALL SUPPLIED BY PVC SCHEDULE 40 MAINLINE AND LATERAL LINES SIZED ACCORDING TO HYDRAULIC CALCULATION. CIRCUITS SHALL BE DETERMINED BY SOLAR ORIENTATION AND PLATING AREA. 100 % COVERAGE SHALL BE ACHIEVED THROUGHOUT THE SYSTEM. SEPARATE VALVE INCLUDED FOR FUTRE POTTED POTTED PLANTS AND TREES 48" AND ABOVE. r ". Amnm nn vimc MULCH NOTE I KEY NOTES ALL PLANTING AREAS TO RECEIVE 3" LAYER VINE POTS WITH IRRIGATION AND OF DECORATIVE BARK MULCH. DRAINAGE PROJECT SUMMARY HARDSCAPE^ AREA: PLANTING AREA: PENCE WUUD PENCE ACCESS GA'Z'E W/ SAND P1N1SH WGGD FENCE PRELIMINARY LANDSCAPE PLAN SCALE: 1/4" = P-0" 1,373 S.F. 275 S.F. T. SIDE YARD SS GATE FLOOR PLAN LEGEND PA = PLANTING AREA R ° a d °d ° Y d a a° a c 4 I a d a ° d ° a4 I ° ° a 4 ° 4, a°4 d a a 4 d d ° d ° ° 4 a d I a a d c4 4 d ° d d a ° - 11 d d d. /Ja d Od `, d d d m a da d d °a ° a° a 4° ° COLORED 4 d d ° CONCRETE PAVING W/ SAND FINISH d ° pO I d dG d ° a a° ° 4 d ° a d a a ° d d g 4 ° ° I 4 ° ° d d ° ° a a 4 ° 4 ° ° m ° 4 e ° d a ° 4 ° a 4 d u d ° °° d ° 4 ° ° d a ° ° a a ° ° ° Ia ° 4 ° ° I ° 4 a a d ° ° ° ° ° J 4 °4 d-- d -- d ° ° ° al d° d d y I dd ° �L ° d YARD ACCESS GAPE TRUE NORTH PROJECT NORTH DRAWN S. Y. CHECKED C. C. DATE 06/28/2017 SCALE AS NOTED JOB NO. SHEET L -I 27