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Home My WebLink About09_Altieri Residence Coastal Development Permit_PA2017-154o��,EwP°R CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT u : a C'C/FOMN�' SUBJECT: Altieri Residence (PA2017-154) Coastal Development Permit No. CD2017-065 SITE LOCATION: 6310 West Ocean Front APPLICANT: Ron Ritner Group, Inc. OWNER: Paul & Carol Altieri PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN February 27, 2018 Agenda Item No. 9 • Coastal Land Use Category: RT -E (Two Unit Residential — 30.0-39.9 DU/AC) • Coastal Zoning District: RT -E (Two Unit Residential — 30.0 - 39.9 DU/AC) • General Plan: RT (Two -Unit Residential) • Zoning District: R-2 (Two -Unit Residential) PROJECT SUMMARY A coastal development permit (CDP) to allow the demolition of an existing two-story duplex and construction of a new three-story 2,475 -square -foot, single-family residence with an attached 519 -square -foot, two car garage. The project includes hardscape and subsurface drainage facilities within the confines of 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 3). 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); and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2017-065 (Attachment No. ZA 1). 1 Altieri Residence Zoning Administrator, February 27, 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 two-story, residential duplex. The neighborhood is predominantly developed with two- and three-story residential structures. The design, bulk, and scale of the proposed development is consistent with the existing and anticipated neighborhood pattern of development. The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as illustrated in Table 1 below. Hazards A project -specific Coastal Hazard and Wave Runup Study was prepared by William Simpson & Associates, Inc., dated July 14, 2017. The report concludes that flooding, wave runup and erosion will not significantly impact this property over the proposed life of the development. There is therefore no anticipated need for a shoreline protection device over the life of the proposed development. The finished first floor elevation of the proposed living area is 15.00 feet (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. The finished garage slab is 14.00 feet (NAVD 88). 9 Table 1 — Development Standards Development Standard Standard Proposed Setbacks (min.) Front 5 feet 5 feet Sides 3 feet 3 feet Rear 5 feet 5 feet Floor Area 3,120 square feet 2,994 square feet Third Floor Area 312 square feet 272 square feet Open Volume Area 234 square feet 296 square feet Parking 2 -car garage 2 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards A project -specific Coastal Hazard and Wave Runup Study was prepared by William Simpson & Associates, Inc., dated July 14, 2017. The report concludes that flooding, wave runup and erosion will not significantly impact this property over the proposed life of the development. There is therefore no anticipated need for a shoreline protection device over the life of the proposed development. The finished first floor elevation of the proposed living area is 15.00 feet (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. The finished garage slab is 14.00 feet (NAVD 88). 9 Altieri Residence Zoning Administrator, February 27, 2018 Page 3 • Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • The property is located in an area known for the potential of seismic activity and liquefaction. A project -specific Geotechnical Investigation prepared by Geofirm, dated June 22, 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 • 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, Inc., dated December 28, 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 required to comply with the approved WQHP. • 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 as the property is located more than 200 feet from the mean high tide line. • 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. 3 Altieri Residence Zoning Administrator, February 27, 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. Lateral beach access is provided by the public beach seaward of the project site. Vertical access points are located at street -ends throughout the neighborhood, including Cedar Street, immediately west of the project site. • There are no designated public viewpoints or coastal view roads near the project site, per the Coastal Land Use Plan. Due to the distance of the proposed development from public viewpoints and the project's compliance with all applicable development standards, including height and setbacks, the project will not significantly impact existing coastal views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition, 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 two-story duplex and construction of a new three-story 2,475 -square -foot, single-family residence with an attached 519 -square -foot, two 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 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 0 Altieri Residence Zoning Administrator, February 27, 2018 Page 5 Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: �� L' ne Schu ler ontract Planner BMZ/Is Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 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. CD2017-065 TO DEMOLISH AN EXISTING RESIDENTIAL DUPLEX AND CONSTRUCT A NEW THREE-STORY SINGLE-FAMILY RESIDENCE WITH AN ATTACHED TWO -CAR GARAGE AT 6310 WEST OCEAN FRONT (PA2017-154) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Ron Ritner of Ritner Group, Inc., ("Applicant'), on behalf of Paul and Carol Altieri ("Owners"), with respect to property located at 6310 West Ocean Front, requesting approval of a coastal development permit. 2. The property at 6310 West Ocean Front is legally described as Lot 6, Block C, Seashore Colony Tract, in the City of Newport Beach, County of Orange, State of California. 3. The Applicant proposes to demolish an existing residential duplex and construct a new three-story, 2,475 -square -foot, single-family residence with an attached 519 -square -foot, two -car garage. The project will include hardscape and subsurface drainage facilities within the confines of 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 -Family Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RT -E (Two Unit Residential — 30.0-39.9 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 27, 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 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 7 Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 7 2. Class 3 exempts the demolition, 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 two-story duplex and construction of a new three-story 2,475 -square -foot, single-family residence with an attached 519 -square -foot, two -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: 1. 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 2,994 square feet, which complies with the maximum allowable floor area limit of 3,120 square feet. b. The proposed development will provide the minimum required setbacks, which are five (5) feet along the front and rear property lines, 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 14.53 feet (NAVD88), which complies with the maximum height limitation. d. The project includes enclosed garage parking for two vehicles, in compliance with the minimum parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story residences. The proposed design, bulk, and scale of the development will be consistent with the existing neighborhood pattern of development and expected future development. 3. The development fronts a sandy beach area of more than 200 feet in width. The project site is not protected by a bulkhead or any other shoreline protective device. The finished first floor elevation of the proposed dwelling is 15.00 feet (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. The finished garage slab elevation is 14.00 feet (NAVD 88). 4. A project -specific Coastal Hazard and Wave Runup Study was prepared by William Simpson & Associates, Inc., dated July 14, 2017. The report concludes that flooding, 0 Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 7 wave runup and erosion will not significantly impact this property over the proposed life of the development. There is therefore no anticipated need for a shoreline protection device over the life of the proposed development 5. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 6. The 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. 7. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQHP prepared by William Simpson & Associates, Inc., dated July 14, 2017, has been reviewed and approved by the City's Engineer Geologist The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of 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. 8. 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 9. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). Condition of Approval No. 13 is included to require drought -tolerant, and prohibits invasive, species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 10. The property is not located near designated public viewpoints or coastal view roads and will not impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. 0 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 7 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. Lateral beach access is provided by the public beach seaward of the project site. Vertical access points are located at street -ends throughout the neighborhood, including Cedar Street, immediately west of the project site. 3. There are no designated public viewpoints or coastal view roads near the project site, per the Coastal Land Use Plan. Due to the distance of the proposed development from public viewpoints and the project's compliance with all applicable development standards, including height and setbacks, the project will not significantly impact existing coastal views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-065, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 27TH DAY OF FEBRUARY, 2018. Patrick J. Alford, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2018-### Page 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns 3. 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. 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. 5. 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). 6. 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. 7. 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. 11 Zoning Administrator Resolution No. ZA2018-### Paqe 6 of 7 8. 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. 9. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 10. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 11. 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. 12. 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. 13. 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. 14. 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. 15. 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. 16. 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. 17. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance 12 Zoning Administrator Resolution No. ZA2018-### Paqe 7 of 7 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. Coastal Development Permit No. CD2017-065 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. 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 Altieri Residence including, but not limited to, Coastal Development Permit No. CD2017-065 (PA2017-154). 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. 13 Attachment No. ZA 2 Vicinity Map 14 VICINITY MAP ,A Subject Property r. o 0 I�.'N Coastal Development Permit No. CD2017-065 PA2017-154 6310 West Ocean Front 15 Attachment No. ZA 3 Project Plans 1( The Altien Residence 6310 West Oceanfront Ave. PROJECT DIRECTORY OWNER: 6310 OCEAN FRONT LLC 206 DRIFTWOOD NEWPORT BEACH, CA 92663 PHONE: (800) 494-3708 CONTACT: PAUL ALTIERI ARCHITECT/DESIGN RITNER GROUP, INC. 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 PHONE: (949) 999-3255 CONTACT: RON RITNER FOREST STUDIO 332 FOREST AVE. SUITE 4 LAGUNA BEACH, CA 92651 PHONE: (949) 497-0202 CONTACT: BOB WHITE STRUCTURAL ESI/FME INC. STRUCTURAL ENG 1800 E. 16TH ST. SUITE B SANTA ANA, CA 92701 PHONE: (714) 835-2800 CONTACT: - AB ANCHOR BOLT A/C AIR CONDITIONING ALT ALTERNATE AL ALUMINUM APPROX APPROXIMATELY AD AREA DRAIN BLDG BUILDING BLKG BLOCKING BM BEAM BTM BOTTOM Cl CAST IRON CJ CEILING JOIST Cl CEILING CLR CLEAR COL COLUMN CONC CONCRETE CONST CONSTRUCTION CONT CONTINUOUS CURT CURTAIN D DRYER DBL DOUBLE DF DRINKING FOUNTAIN DET DETAIL DIA DIAMETER DIAG DIAGONAL DIM DIMENSION DH DOUBLE HUNG DN DOWN DWG DRAWING DS DOWNSPOUT DR DOOR DISP DISPOSAL EA EACH ELEV ELEVATOR EQ EQUAL EQUIP EQUIPMENT EW EACH WAY EXT EXTERIOR EL ELEVATION CIVIL TOAL ENGINEERING INC. 139 AVENIDA NAVARRO, SAN CLEMENTE, CA 92672 PHONE: (949) 492-8586 CONTACT: CALEB RIOS SOILS GEOFIRM 801 GLENNEYRE STREET, SUITE - F LAGUNA BEACH, CA 92651 PHONE: (949) 494-2122 CONTACT: ERIK HILDE P.G. LANDSCAPE STUDIO BERZUNZA P.O. BOX 4804 ORANGE, CA 92863 PHONE: (714) 795-8080 CONTACT: VLADIMIR BERZUNZA T-24 HERITAGE ENERGY GROUP 470 WALD IRVINE, CA 92618 PHONE: (949) 789-7221 CONTACT: RUDY SAINS Newport Beach, CA PROJECT SITE ABBREVIATIONS FAU FORCED AIR UNIT FDN FOUNDATION FF FINISH FLOOR FG FUEL GAS / FINISH GRADE FIN FINISH FJ FLOOR JOIST FLR FLOOR FLUOR FLUORESCENT FOM FACE OF MASONRY FOS FACE OF STUD FT FOOT/FEET FTG FOOTING FD FLOOR DRAIN GA GAUGE GALV GALVANIZED GO GARBAGE DISPOSAL GLB GLUE LAMINATED BEAM GI GALVANIZED IRON GL GLASS / GLAZING GYP BD GYPSUM WALLBOARD HC HOLLOW CORE HDR HEADER HORIZ HORIZONTAL INSUL INSULATION INT INTERIOR LB LAG BOLT LTWT LIGHTWEIGHT MAS MASONRY MAX MAXIMUM MB MACHINE BOLT MC MEDICINE CABINET MFR MANUFACTURER MIN MINIMUM MO MASONRY OPENING VICINITY MAP NG NATURAL GRADE NIC NOT IN CONTRACT NO NUMBER NTS NOT TO SCALE OC ON CENTER OPP OPPOSITE OPT OPTIONAL OSA OUTSIDE AIR PB PUSH-BUTTON PLYWD PLYWOOD PR PAIR PSF POUNDS/SQUAREFOOT PSI POUNDS/SQUARE INCH PTDF PRESSURE TREATED UNFIN DOUGLAS FIR PVC POLY VINYL CHLORIDE R RADIUS RAG RETURN AIR GRILLE RD ROOF DRAIN RDWD REDWOOD REFR REFRIGERATOR REINF REINFORCING REQ'D REQUIRED RJ ROOF JOIST RO ROUGH OPENING Sc SOLID CORE SS SELECT STRUCTURAL SH SINGLE HUNG SHTG SHEATHING SHOW SHOWER SIM SIMILAR SL SLIDING S & P SHELF AND POLE SS SERVICE SINK STAG STAGGERED STD STANDARD SQ SQUARE LEGEND PROJECT NOTES: 1. DEFERRED SUBMITTAL TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY. 2. SEPARATE PERMIT(S) IS/ARE REQUIRED FOR LANDSCAPE, FENCES, RETAINING OR SITE WALLS, DEMOLITION, HVAC EQUIPMENT SPECIAL INSTRUCTIONS: FIRE SPRINKLER SYSTEM - NFPA 13D OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION DEFERRED SUBMITTALS: FIRE SPRINKLER- NFPA 13D SYSTEM THROUGHOUT INCLUDING ATTIC N HVAC EQUIPMENT AND DUCTWORK T & B TOP AND BOTTOM TC TRASH COMPACTOR TEL TELEPHONE T & G TONGUE AND GROOVE TOC TOP OF CURB TOM TOP OF MASONRY TOP TOP OF PAVING TOW TOP OF WALL TV TELEVISION TYP TYPICAL TB TOWEL BAR TPD TOILET PAPER DISPENSER TEMP GL TEMPERED GLASS UBC UNIFORM BUILDING CODE UNFIN UNFINISHED UON UNLESS OTHERWISE NOTED VERT VERTICAL VTR VENT THROUGH ROOF V VOLTS W WASHER W/ WITH WC WATER CLOSET WD WOOD WDW WINDOW WH WATER HEATER WI WROUGHT IRON W/O WITHOUT BUILDING SECTION DETAIL REFERENCE REVISION REFERENCE FLOOR PLAN, SOFFIT/UTILITY, ^� SECTION INDICATOR X SECTION INDICATOR &ELEVATION KEYNOTE SHEET NUMBER SHEET NUMBER A< REVISION NUMBER LX]PLAN NOTE REFERENCE NUMBER PROJECT DESCRIPTION: ARCHITECTURAL DETAILS PROPOSED USE: NEW SINGLE FAMILY DETACHED NUMBER OF STORIES: 2 CONSTRUCTION TYPE: V -B OCCUPANCY: R-1 DWELLINGS, U- GARAGES FIRE SPRINKLERS: REQUIRED, CRC SEC. R313.3 D4.1 SYSTEM - NFPA 13D SYSTEM D4.2 THROUGHOUT INCLUDING ATTIC STRUCTURAL MASONRY PER R309.6, R313.1, R313.2 & R313.3 ZONING: R-1 CODE COMPLIANCE: 2016 CALIFORNIA RESIDENTIAL CODE 2016 CALIFORNIA MECHANICAL CODE 2016 CALIFORNIA PLUMBING CODE 2016 CALIFORNIA ELECTRICAL CODE 2016 CALIFORNIA ENERGY CODE 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE 2016 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODE CITY OF NEWPORT BEACH REGULATIONS AND ORDINANCES SOILS REPORT: PREPARED BY: GEOFIRM. REPORT No 17-8091 DATED JUNE 22, 2017 INSPECTION PROGRAM: 1. DEPUTY INSPECTORS ARE REQUIRED TO BE REGISTERED WITH THE CITY OF NEWPORT BEACH. 2. SPECIAL AND / OR DEPUTY INSPECTIONS SHALL BE PROVIDED DURING CONSTRUCTION ON THE FOLLOWING TYPES OF WORK: INDEX OF DRAWINGS ARCHITECTURAL C1-1 COVER SHEET GN -1 CALIFORNIA GREEN RESIDENTIAL MINIMUM REQUIREMENTS GN -2 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS T24.1a TITLE 24 ENERGY COMPLIANCE SHEET T24.1b TITLE 24 ENERGY COMPLIANCE SHEET T24.MM MANDATORY MEASURES SP -1.1 ARCHITECTURAL SITE PLAN (1/4" = V-0") SCH1.1 WINDOW SCHEDULE SCH1.2 WINDOW TYPES SCH2.1 DOOR SCHEDULE SCH2.2 DOOR TYPES A1.1 SLAB EDGE PLAN (1/4" = V-0") A2.1 MAIN LEVEL FLOOR PLAN (1/4" = V-0") A2.2 SECOND LEVEL FLOOR PLAN (1/4" = 1'4") A2.3 THIRD LEVEL FLOOR PLAN (1/4" = V-0") A3.1 ROOF PLAN (1/4" = V-0") A4.1 BUILDING SECTIONS (1/4" = V-0") A4.2 BUILDING SECTIONS (1/4" = V-0") A4.3 BUILDING SECTIONS (1/4" = V-0") A5.1 EXTERIOR ELEVATIONS (1/4" = V-0") A5.2 EXTERIOR ELEVATIONS (1/4" = V-0") A6.1 MAIN LEVEL ELECTRICAL PLAN (1/4" = 1'-0") A6.2 SECOND LEVEL ELECTRICAL PLAN (1/4" = V-0") A6.3 THIRD LEVEL ELECTRICAL PLAN (1/4" = V-0") A7.1 MAIN LEVEL MECHANICAL PLAN (1/4" = V-0") A7.2 SECOND LEVEL MECHANICAL PLAN (1/4" = V-0") A7.3 THIRD LEVEL MECHANICAL PLAN (1/4" = V-0") A8.1 MAIN LEVEL REFLECTED CEILING PLAN (1/4" = V-0") A8.2 SECOND AND THIRD LEVEL REFLECTED CEILING PLANS (1/4" = V-0") A9.1 OVERLAY PLANS (1/4" = V-0") D1.1 ARCHITECTURAL DETAILS D1.2 ARCHITECTURAL DETAILS D2.1 WOOD WINDOW DETAILS D2.2 STEEL WINDOW DETAILS D3.1 WOOD DOOR DETAILS D3.2 STEEL DOOR DETAILS D4.1 ARCHITECTURAL DETAILS D4.2 ARCHITECTURAL DETAILS STRUCTURAL SGN STRUCTURAL GENERAL NOTES S-1 MAT SLAB PLAN S-2 FRAMING PLANS FD1 FOUNDATION DETAILS SD1 STRUCTURAL DETAILS SD2 STRUCTURAL DETAILS PROJECT DATA CIVIL C-01 TITLE SHEET C-02 PRECISE GRADING PLAN C-03 DETAILS C-04 EROSION CONTROL PLAN C-05 TOPOGRAPHIC SURVEY C-06 SOILS REPORT RECOMMENDATIONS PROJECT ADDRESS 6310 WEST OCEANFRONT AVE. NEWPORT BEACH, CA. 92663 ASSESOR'S PARCEL NUMBER: - LOT 6, BLOCK C - TRACT - GENERAL NOTES: 1. THE SDRC CONSULTING ARCHITECT IS TO ATTEND ON-SITE MEETINGS WITH THE UTILITY COMPANIES TO DETERMINE ALLOWABLE LOCATIONS. A MINIMUM OF 48 HOURS WRITTEN NOTICE FOR THE MEETING IS REQUIRED. 2. REQUIRED HERS TESTING AND/OR VERIFICATION MUST BE DONE BY A CERTIFIED HOME ENERGY RATER UNDER THE SUPERVISION OF A CEC-APPROVED HERS PROVIDER USING CEC APPROVED TESTING AND/OR VERIFICATION METHODS AND MUST BE REPORTED ON THE CF -4R INSTALLATION CERTIFICATE. 3. 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. 4. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 5. A Cal -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5'-0" AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 6. THE PROJECT LANDSCAPE AREA SHALL BE LESS THAN 500 sf 7. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 8. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT EXCEED 42" FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONT YARD SETBACK AREA. 9. ALL PERMITS RELATED TO THE PROPOSED PROJECT SHALL BE ISSUED AT THE SAME TIME, OR SEPARATE PLANS AND PLAN REVIEW WILL BE REQUIRED FOR ITEMS NOT ISSUED WITH THIS REVIEW. 10. RECYCLE AND OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE NON -HAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH SECTION 4.408.1 CalGreen CODE. PORTION OF WORK REQUIRING INSPECTION CONTINUOUS PERIODIC DESCRIPTION, LOCATIONS, REMARKS, ETC. EXPANSION / EPDXY ANCHORS X Side Yard 2 3' ALL STRUCTURAL WELDING X --- 24' SHEAR WALL NAILING 29' X FAR: STRUCTURAL MASONRY --- X GROUTING, STEM AND FOOTING REINF. "HERS" VERIFICATION MAXIMUM FLOOR AREA LIMIT: X Buildable Area 1,560 x 2 = 3,120 Sq. Ft. Maximum Upper Level 1,560 x 20% _ Building Area 312 Sq. Ft. Plannina Criteria Setbacks Front 5' Rear 5' Side Yard 1 3' Side Yard 2 3' Maximum Height: Total Building Flat Roof (less than 3:12 pitch) 24' Pitched Roof (greater than 3:12 pitch) 29' Development Standards R-1 Zone FAR: 170 Sq. Site Area 2,250 Sq. Ft. Buildable Area 1,560 Sq. Ft. MAXIMUM FLOOR AREA LIMIT: 302 Sq. Buildable Area 1,560 x 2 = 3,120 Sq. Ft. Maximum Upper Level 1,560 x 20% _ Building Area 312 Sq. Ft. OPEN SPACE REQUIREMENTS: Open Space 1,560 x 15% _ Requirement 234 Sq. Ft Open Space Entry Court (Main Level) 116 Sq. Ft. Entry Court (Second Level) 63 Sq. Ft. Master Bedroom Deck 117 Sq. Ft. Proposed Open Space 296 Sq. Ft. PARKING REQUIREMENTS 2 Car off Street Parking Minimum Minimum Interior dimensions for Parking spaces in residential zoning for a lot width 30'-0" feet or less is 17'-6"x19'-0" (20.40) City of Newport Beach Area Tabulation Living Area Main Level Living Second Level Living Third Level Living 865 Sq. 1,341 Sq. 269 Sq. Ft. Ft. Ft. Total Living 2,475 Sq. Ft. 2 Car Garage 519 Sq. Ft. Total Building 2,994 Sq. Ft. Second Level Master Bedroom Deck 170 Sq. Ft. Third Level Covered Outdoor Living 302 Sq. Ft. Roof Terrace 425 Sq. Ft. BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: Q12-14-17 Building Department Comments Q02-02-18 Building Department Comments r i t n e rIGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 17001 PROJECT CAD FILE: 17001 -PLN -COVER SHEET TITLE: COVER SHEET SHEET NUMBER: C1.1 PLOT REFERENCE DATE: 01-09-18 00 I N O N O U) C E E 0 U c E M CL N 0 O c 'o Cal CAL GREEN - Residential Minimum Requirements b G TtiY OF NEWPOUT Ift-kC _00M VIUNITY DEVELOPMENT DEPARTMENT BUILIDING'DIVISION] 100 CivicLCenterfD7ij P}O4. Box 1Z68ti Newport Beach, -CA 92658=8915. -w.neweortbeaclica.eov I (949)t644-3200 [CAL -GREEN - RESIDENTI[ AL 1VQNIMUMrREQUIREMEN, TS n n c n SG)❑ nr n 2. 20116 California Green Building Sr tandardsl Com i(CG) is rapphc =Co [additions, or alterations of existing_residenfial ,buildings, where the addition iorralteration Increases the building si conditioned area, volume, or size. The requirements=shall apply -o In y to, and/orcwithln the specificsarea of the Ldditio-E0 alteration. [(30r1JIAE1 ❑ Energy Efficiency, 3. [ w-666mdt Lo-famdyidwellings-and townhouses with=attached privafee--garages shall insfalha Ind nom mal�l IOCh imside_diamet�er iaceway to !accommodate a dedicated 208/240 volt bronchi cls, cwt., r r r, rt^ n n nnR-- a. The racewa shall ori inate= t the m In - - - - e - - y� g a a service or subpanel and terminate into a listed cabinet; box or enclosure unclose=proximity to the !proposed -location of an EV ctsarger b The service panel or subpanel shallCprovilde, capacity tLoo insta11 a i»�i�40ja pere dedicated branchcircuitpp space reserved- fortnstallation=ofdbrandc_rcult�ov_ercurrentprotectivedevice. n -, n n -, rrr Lr - u n ❑ r c The service panel or sut pa, net cirouit directory shall identify -the overcurrent-protective devices space reserved-foofuture_EUlcharging las " EV �CAPAB LE r ❑ D T -he raceway-terrnination location shall be permaneritly and visibly marked as "[EV CAP,ABLE;' CorrCistIRE510ENiTIALCACGreenManOalaryMeas ru es 07/10/2017. �MafWialLConservation and iResources=Effrcib- ❑4] Annularrspaces around -pipes, electriccables,rcondults-or, otherr ope iij insole/bottom plates at �ti�ln �l�� "]`oar s by n. exterior walls ,shall be protected, !against the! ,passage of rodents by closing]such ropenings� with cement mortar, concrete masonryor-other similacmethod. (4'.406.1) r5� ['Utilize one of the i f [s a rovedLfranctusehauler to]recycle and%or salvage=a minlmumiof 6i 5° off L y 1 &n nonhazardous coostrucliontand demolitionwaste I,e (4'408:.)E,4['408.3) B FNew� identfal developments th-ah aggregate -landscape area equal to or greate�than� square feekshall comply with Cuty-s=waterefficientlandscape ordlnanee (,4:304.1, NBMG}14.-0 7 Plumoingfixtoresandlfitlingsshall-complywithtthelfollowin-g](4303Fi) =" FIXTURET M=- ,_MAXIMUM=FLOWiRATE� Sln WShowerheads� _ _ Z2 0 m @ 80'p`si,�- LMultiple Showel;tieads 2-Cmobine[flowrate 20[ 7£s tResidential LavatoFVIFaucels °?T2 rnr =50 si 1 Commonsand Publicluse Lravator Faucets -015 mr I 0 sl - rKitc;h(MeteringeFF _aucets _ _1"8 ms `60 sl Faucets _ tits l ._'0 251 allons er : cle maximum_ LWater Closets _ _ _ ,1728E allons/flus_h" CWalflMounted Urinal i :0:125=allons/flushiL � All OthercT es of Urinah d _'0,5 allons/flush '- 1. 1LIncludes single and dual Bush water closets with an effective flush'mte of.1;28 gallons orlesswhen.lestedL ASME A122'19:233.2 for single flush and-ASME A112.,19A4 for dual Rushtoilafct 2havalory-faucets Lshall not have a flow rate less than 0l6. spin ..-at:20 psi: 8'. Moisture content of 6ulldun_9 mater, las used inrwalll and iftoctr framing _is !checked-before_e Icnosure according to -one -of thefollowing{4[505 3); a rrMoisture content shale determined, with eithersa probe type 05,confacf-type moisture' metaf] EqulvalentFmoisT re verification methods may approved -by. the enforcngragency and -shall satisfy re_qulremants found in [Section 10'1'8=of, this code, r u 2 s J Moisture readings shall betaken at a point[2ifeet[(610-fqm) to=4=feat (12199 mm,)]fromRh]grade ti ��ti.. t ,stamped lend of -each piec�e to berverlfied. c. At le sa f (three random ]moisture❑readings [ahaIIIbe�Prformed on ,wall[and' fl� fnaminggi ithI d cumentatlon acceptable}toZhe[iforcin9 agencyprovlded adtheftime_if approval to encloserthe R �ROCC in Section) �alifotrntia_C_ode of L ❑_rL 10lnGarpiet=a car p_et_syste_m"Ifaall?be compliant witFi of the follow, g (4:504.3); Ea. �pc and Rug Institutes Greenl Label Plus Program. 6. ;California,Departmentrof Public Heath iSpecifcafion-C1:350i L,- o. NSF/ANSI 140althe-Gold level. d. Scientific Certifications-Systemslindoor kdvanfageTi� Gold L1. Minimum 80% of flooraa recti Ivi ngresllient flooring comply -with one -oflthe following (4-504:4): a. VOC Fe_misss%�lim ttsldefioed rin the Collaborative for High [Performance=Schools (C PH S) Highl Performance Product Database. rb'., productsrcertifi�edlundeU�L16RE-ENGIJARD Gold? ❑ c. Certifedrunder-the Resilient Floor Covering] Institute=(REGI)=FloorScoreprogcam. L. California Department of.Public Health L'pecification 0=1350: Cer1IstIRE910ENTIAL CALGreeMadal/2lLt ury 017, s ION G] 3 i 1-2. Adhes ve ealants and caws shall be compliant with volatile_organic_compoundr(_V_OC) limits set forth in Tab�4[ 04 1 oar Table 4.504.2. (4.504.211), ADHESIVEIVOC�LIMIT`ta �^ _ LessJWater_and-Less-E eem trCom ounds-inlGramsl erjLite� LARCHITECTURALrAPPLICATIONS _ _ _`- _t: VO.C-LIMIT [Indoor -car et -adhesives- - _ _ 50 Car of ad�'adheslvesL Warinedeck] [Outdoor car et adhesives I4Nonmembrane roof LWood-flooringadhesive— - _ -iJ'1,00_�_ i [Rdbbe_rLfloo adhesives; ^ _ _ L:__160_i_� ESutiflo_or adhesives '011ie CCeramrc the a_dhe_siv-e_s _ 4� - 1 165 L [,VCTland as n`alttele adhesives ' Architectural Nonporous] 4 Dr"allrandC oriel adhesives _ I�`50� _500 [Cove7liaseadhhesives io Marine deck _ `�`� 1�50Cv ] Multi ur ose construction adhesives - _ FStructu�al glazing,adhesives7 100 Sun le,pl roofamembrane-adhesives j= 250 O.theadhesivesificall listed .not s ec 50� _SPECIALT--Y_APPLICATIONS r _ ?[=250 kPVC_'weldin �- _ `_ ----T510 1 rCEVC wetdio iABSjWeIding LPlasticcement,'weldin' _ X250 Adhesives rimWfor�plastic _ -_ - - �_ 550 I Contact adhesiv_e� _ Z�_K--� lfS °ecial_ ur ose_contact-adhesive 1 250 {FStructurel-woodimembeCadheslvel -M1 . 140 [T,o rand]trim_adhesiveF� Tit I�_ 250 J_V ]SUBSTRATE SPECIFIC APPLICATIONS ] MMetaJto metal' - J_ I Shellac ,Clear - - - O a ueL _ rPlastii,jaams I S 3e 6 i 5 1 tTp rimers sealer as ridundercoaters10O Porous material,-e"xce ltwood _ 1Wood, - TFiber `lass 1, If an adhesive is used to bond dissimilarsubstrates togeT r, the adhesive with the highest VOCcoetent'shalrbe allowed 2. For additvonal information-negari ingmethods measure VOC content spedried in table, see-SouttrCoast Air (ualityManagemenl DistdclRule 1166, u ❑ uUL -❑ u- u SEALANT VOC (Less Water andl_Less�Ex_e_mpt Com LIMIT ounds=in-bram_sj _er_Liter�_ II SEALANTS J - - - JE77LVO_C[LIMI_. jFArctiitectural =1o0—= Warinedeck] : E_f� 760 I4Nonmembrane roof 300�T [Roadwa 400 _250 Single=ply roof membrane— J =450 '011ie r420L-_1 (� �y _____==SEALANTrPRIMER_S, ' Architectural Nonporous] - - - 52501 775 _ tModdiedsbituminous _500 I50 io Marine deck _ `�`� ='760 ___l _ bother�` 350]-___1 tCorrtlst1RE51DENIALCALGreenMandatoryM ae sLres-01!10!2011 a 131 13. Paints, stains,-andbther coatings shalllbe compliantmithLVOC-andEdfherdoxic-compound limits -set IfohI4_i&Table 4.504 3 (4�� VOC-CONTENT LIMITS'ARCHITECTURALTCOATINGS (GramsVOfCrper Lrterlof�CCoating _ Less Water and]Less Exempt Com_ pounds' C_OATING_CATEG_ORY _ i) �:1VOC LIMIT [Flaticoatings J _ - - F --L50:- I -Nonflat`:coatin s =1o0—= CNodflat-hi h. loss.coatin s _' -_150= u S ecialt' Coaiin s - _ 77Aluminumaoofcoatln s _ 400 rBasement s exalt coatin s LBltumrnous roof coatin LBituminous_roof rlmersl LBondlgreakers Concretelcunn xom ounds__ -i��350 FConcrete/mason. ]'sealers _ _ _ �' 1:00 o DriQWa -sealers _ I50 _ 4°Dryfo coatin s -, FFaux finlshin' coatin s ~_ 350]-___1 Fire eslstivecoafin , Floor co`atln s Form=release compounds _ 250 [Gra hitartss coatis sl nF aints _ _ X500[--1 ;IHI g IT t_em eirature6691 i n -g sL _ _ _ �420C lnd]stfiapmaintenance-coatin s _ --- _ ?[=250 ILL"oWsolids coatin s -_ - _ I_Ma nesite.cementcoatin s _ ]F-120 _ IIIA 450 1 _ Mastictexta coatings _ I,F_[100F_ C rMetall c i ment_edcna_tin s�= I, �T500�` _ tMult c`ol _r coatin s _ - - t PretreatmenQA rimers _ - 'F_ _ -_ - I i 250 ❑420F � ' Primers,iseailers-and undercoaters _ l `M=- �100r LReactt_ve enetr.atin =seale I _�=350> f 'LRec tied coatin s I[Roof[coatln sr &Rust preventative coatings L i�t_250L �� I Shellac ,Clear - - - O a ueL _ (7301 550]_-_I S 3e 6 i 5 1 tTp rimers sealer as ridundercoaters10O ,(=Stains _ 1F_250E__:____` R Slone Eaonsolidants LSwimmm - ool coatings, - j 340 _ - -- 1�� - �- ,tTraffic mackin coatin (Usti and hie ref nish-coatin s __ 7420 ,Waterroofinmembranes ZW"o clF atin s = - — - - - 275=---,,, �Wcods �eservatives - -- - - _ - - I----7350= Zinc=ticWpiri_m`ers water and including exempt seised limits are listed in sub pecified by the"California Air rCbrLIs11RESIDENTALCALGieenMandaFa Measures 0111012017E r4 n Costings Suggested Control Measure; 14. FORMALDEHYDE[LIMITS Maximum fo_rmaldeli de Emissions'in Parts, e6M (III on ]PRODUCT FHardwood I ood veneer DRAWN BY: [Hardwood`l ood core (Tite core PROJECT NUMBER: FParticIeb08rd7 _ �0 091 Medwmidensit fiberboard _ _ u l __0'.11 _ ?;Thinimedium`=d"ensu fiberboard i � ��1�0.113�� i�Values in -this table are-derived'fmm these'specified by the California Air, ResourcesLBoard, �AipToxics Control Measure -for Composite wootl asL tested in accordance -with ASTM E 1333-96(2602),2F6, addf anal! iniormaronsee''CalAornia Codo otfRegulafioas;Tide 17, Sections 193120 -through 9312Q12� 2AET n medium-densilyfitrerboard has a maximumthickness°f 5/16 inch( mm). L5. All duct aricl def related air distribution component openings shall [be covered] with gape, plastic; sheef metal or othermethods=ac ec ptable t,o,,'�thlebuildinginispectlof to reduce -the amount -o water, -dust d debriswim�Lyertri system ntianyllfinal,❑sartaplof�AC quipme7ntitJ54`Lr Bathroom exhaust -fans shall be] ENERGY, STAR compliant and bel ducted, to terminate outside the bulldln Unless function n I asacm n 0 o tint of whole house ventllahon s s m f f to aosl must bei confroled byfa humidity Sol capabl st em nt betty relative h mlidltty� g uofllss,than Lor equal=to 50°/a to -maximum 80%%. (4L� 11T 17. Ducts stems are sized; des ned and equipment is_selectedrusin ,iheif to lowin hods 4507-2- a: Establish,heat loss=and heatgain .values=according to=ANSI/ACCA=2-ManualjjJ=2011 (Resldentlal L ad. Calculation); ASHRAErhandbooks or�eguiuivalept design -i ethods, u u C L Size duct sy crass according to __CCA, [Manual ID=2014 (Residential Duch ystems); ASHRAE_handbooks-or-other egawalent deslg t software -or men c Selecting and cooling egpipm_enttuac d ng to ANSI(ACC3 Manua] -S2014 CResideotial Equipment-Selection)]or other equivalent desgnEoftwareior methods I'nstalleraaadfSpecrale9nspectoc,_QUalificatrons„ i EP HVAC sysietallers=shall be rained and certifed-or work under d rl ectsupervison f trained and certifiediostallers in the proper Installattonlof HVAC�slems. (702.0 )� � n Ti n n rr n nP n n n 1:9] HVAC special=inspectors' mustrbe=qualifted and -able to -demonstrate -competence in title disciplinesthey are Inspecting ,(702.2) 2 ope�ationland maintenance nanualuGDi, web-bas_e_d referenceE6r oother aipproved medaishaLib provldedby, (the builder to (Ithe building ccupant or owner at the flnalrnspec o It shall it cI operation=ands aintenancelinstruchon-of the=egwpmerit-and appliances. (4 4,10.1) 21. Documentation Shall,biprovidedRo verify that finish materials used complylwith-VOC7fmits_as set m r f�in�Tables 4.504'a,r4-504t2�'8 4.-504.3: (4.504:2.-4) 22, Documentation❑ shall, be provided [to,erifyl that composite woodl pri oducts, fused comply with) formLaltlehiyde limits as set forthjin Tables 4.504 5� (4.504:.5_A) 23. Documentatlon[which [-shows compliance:Fwitfi`C�L Green code inclu� I cons rudion documents] plansdpeclficationa, builder -or, Installer certification; and Inspection reports -and verification (shall be Eavaileble-atthe final inspectift ,(703x), [241.LCAL Greenl ocumetation Compk trio a Certification form�(City form) is -required foibelsubmlfted=o the Building Inspe� prior to fir alJbuld'ing inspection: (Section 703.1) n ° Cor�1LESIDENTIALCALGreenMandatory-Messrues-01/101208, 151 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: Q12-14-17 Building Department Comments Q02-02-18 Building Department Comments r I n e rIGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 17001 PROJECT CAD FILE: 17001-GBC NOTES SHEET TITLE: CAL GREEN RESIDENTIAL MINIMUM REQUIREMENTS 00 N O N O <n C SHEET NUMBER: al E O U w. GN -1 0 Residential Construction Minimum Requirements Notes CITY OF 'NEWPORTE'AICH ,COMMUNIT_YdDE VELOPMENTrDEPARTMENTr BUILDING DIY ISIDIY ISI ON 1o01CiviclCenier Drive -I PP 0 Box 1768Newport,Beach; CA 92658-6915. www:newoortbeachca.gov-i) (949)1644-3200 1[tESWENTi IAL rCWT,I I143A'ATI NhMU0MiREQU[REMENTSi Cal ifdmiajBuil di ng--_ ectrical. Code=(CEC); fficiency Standards- F4 tandardst'4 Chapterl5 ofthe ¢GENER%L 4, Resdential ]tiuil g un_deergoiufpermitted alterations, additions or replaceaon compliant plumbingrflxtures with water -conserving plum th-e, re rrie nts of 2016' California. Green Building EStandaids= C 1 et=seq.,, shall 2 Issu Lce of a Ebbui d g permit by hit of Newport Beachdoes-not relieve appliic� of the legal requirements to observe-covenant�Tconddions and restrictions; -which maybe re_c_orded )against the property or to obtain plans. You] should, contact"your community associations_pnorto,commencement of any construcbom authorized by=this permiti priorito�pertorming any, Work] In, the city right -of way An encroachment permit -must be robtalnedtfrom the iPUblic iWorks Department! 4 Asite=surveyby, alicensed-surveyor shall bereq_red priorto=foundatlon,concrete pour: 5. [Garage ce lingEheight, The m1 inimum,unobstructed] vertical clear canefor-packing spaces ]sF all[be sevenlfeet, a cx ept_that_the front_fourfeet rnayhavea, minimum vertical,clearance r J, ofLfourfeet. (NBMC 20.401090 4-4) Utilize one of the_city' appiro_v_ed] franchise haumo lerr�ecycle and/or salvage_a minimum -of ff 650/6] of[ the nonhazardous construction and delition,ste iwa. (CairtGreen ]4.408:1,, L4.40.8. ) L Stairways] r, , n. Iin ,-'s Stairways shall-nouoe less than 36 Inches clear width. (CIRC -311.7.1)] The minimum head � rr� (� )� �clearance shallLe 6 ^-$r measured vertically from the_sloped)ine=adjoining treadsiog. (CRG311�7:2) 81. imtlprove Note: HomeownerslAssoc4tion (HOA)' approval may ibe required for this 9. Additional permitsare re,pire&fordetached lstrudures including -but not limited to a„ Accessory)strucEtures,'detached lpatio covers, i andtrellises; il aonryrconcretelfencesover311 5,ft.hihMsnodl'I c'Retaingws4hm thefoun dationEto=the4op of=e wall. Id., Not les than 13' feetlho'rizontally from orlopeningl;of a bathroom[that sl tt m [the door, contains'al bathtub lon shower., e EA minimum of 20 [feet] horizontally from =any permanently installed cooking appliance. f.] Smoke alarms, be,h'ardwir,ed withlbattery�back-up and interconnected unless exempted Inl accordance I with' CRCI R3,14A & R314.5 or, ',CBC 907:2';111.5 & 907 2211.6. 16, CarbonLmonoxi ee alarm�shalb�installed�in the`following 16cations-(CRC R315L3�): a. Outsidelofeach sleeping -area -in thelimmediate vicinit'y�of the; bedroom(s). ti. On.every levello5the-dwelling,urit,inclading basements''. c. Wh re e a fuel -burning pa pliance is located iwithin a bedroom or its -attached bathro mama , abonl rcarin no oxide-alarmishallibeInstalled withindhe-bedroom. Carbon monoxide,alarms shall]be hardwired With battery back-up=and interconnected unless exempted imaccordanceLltb CRCrR31�5� J u J 1E7. [AII fenestrationsLonLwindows-an d i doorsshall havelUi factors (032 maz) and Solar eat Gain Coefficient-(SHGC=0.25 max) values inaccordancewith T,24tenergy calculations.. iAlLfenestratst-have temp- rarytanlabels - T OR -R GENERATORS: 18 Handl operated' construction tLolscpowered by electricity must s )power prov�,by [Souther�liforn�disonl[hroughr-altempo�ry=poleoriaval outlet In therareLase whereielectricitylsriot readilyLavailable and, a portable -tem ora_rygenerator-is necessary,, lhennthe following restrictions must beEadtI red toto: Must Jportable=and[rnay, brie —easily,relocated. [b. Temporary,Lgenerafors are ttolbefoc' ale&a minimum distance from any, Ip_roperty line ingEtotthe=followingtaatile? c� d, e. Time in Use Required I Required Setback Hours Setback from from Adjacent PROJECT NUMBER: Property -Line Structures 0 1 dad 0?feeti r6 5 feet 7 L--s>1i nn Ifltn r,n n Fm -Ne be achieveditherl the genwafor[shallbe located' ItCemostextremeCdstance_practicalto]inhibitnoise Other methods_toinhibitinoise may ba utilized] when- ctical) ` U U ] E—n n + ,rt' u U May, be operational `f_or a maximum of fire consecutive calendar days. After five. consecutive calendarCdays of use; power[§hall be provided thr uo gh the userof-a temporaryJpower pole. Usage ie [limited Ito weekdays between the,ihours `from-8:001AM and' [3.30CPM Monday through IFridayl No use on the;weekendsor federal Iholidays. PL^UMBINGJ ,,�` __ 3o; Plumbing Fixtures:) a_ Neww�onstr Yion & Addition/Alterations that increases icondition space area, volume, or slzet(CaI Green 4.303.0[); I., Comply with CAL Green Mandatory Requirements' b. Addition `&sAlteration: Existing' -fixtures shall Le replaced) to meet the following requirements �E I. 'Shower Heads, �,'01gpm1da 80 psi iii. Lavatory;Fauc6ts: 1.2lgpm(@-60 psi Iii)'. kitchen Faucets: �11.8gpm @'60 ps1 iv. Water Closet: 1!28�gallons_p re flush' 31, Clearance for,waterclose to be a Prmimmum=of 24 inches in'front, Candn1151 inches from its - center -to ts center to=anysidewall or obstruction. (CPUC tO2u5) 32 the watenheater,bucner torbe at lea st 183 inches ab, ave the [garagefloor', If locaie�d info garage�C 507,13)[ 33 � Install_a 3finch=diai etenby-3,ftttalll§teel=pipeLembedded-in concrete=sl'a`b-fortipr6tketionof Water heate saocated in -garage. (CP -C 507I13.ip m Water-heaiers to be stra_p_peda� to"n�d bottom with � MV Lx16gau_yEPstrap� With- 3/8" ]diameter. X 3 thLbolieach end:.2j) -35. 3_5. [ABS andLPVC=draimwasteiand2ventrpiping Imateriallis l m fed[to 2 -stories maz mum. (CPC 701g2)(a) and=903.1.1). 36: TABS and]PLVC roof4iidldeck=drain_material islimited-to_2-storieslmaximum. (CPCJlCOI=4), 37Roof-and dem ra n -systems inside the building are ,required totie=installed wit"ifectional' DWV-_dralna ee-flttln s (CPC 11.01S4rand[&]06.0) 38 Cleanouts are required Ith n 2 feel of a conn LionLbetween the inYenonroof anddeckl grain piping systtm, and the -exterior onsde storm' draln]system (GPC 1101.0 39: All h—os-elbibbs_are.tohave vacuumbreakers. (CP_C=603]5:7)] 400 The maximum=amount of (water closefs Waz inch horizontal "drainage=system line is 3, (CPC`Table 703:2) u u 41] The maximum amount ofwaferclosets on a'3inch-vertical dramageLsysfem-I ne is`4.[(CPC] Table 703:2)_ -42 Provide -gas line-withsa min -capacity of, 200;000 btu for water healer. (Cal ghergy Cog 150.0(n)) 43 Provide a condens te ergdrat in_noLmoreRhan 2'inct es abovthese_of e-.. bathe warhe teatef space -(Cal Eny Code 150-Oi(n)) , 44, Provide astraight vent 'pipe -from,the,waterlheaterls ace to theloutside terminationlfrom P , ,, i, i, the water heaterspace. (Cal Energy Code 1[5.0.0 n)) 45. Insulate all hot waterpipes, i(Cal-EnergyCod,e 150.0 ,(j) L( and CP-C609,11)t 46, Isolation' Valves are required for, t'anklesslwater, heaters on thelhot ,and Icold lsupply lines with hose Hibbs on 'each,valvei�to flush the, heat lexch'angers(Cal 'Energy166deI L 10,.L ,(t'7)) A 670 Laundry, rooms must havelatl least one 'dedicated L20 amporeceptacle, circuit!,(CECI 210.11(aC)l (2))'. 68. Prov de120V receptacle witim feet of rate heater. (CalIEne�gy_Code] 150:0 (n) L1=A.) ,FOUNDATION; 691. Weep screed for stucco at the foundation (plate line shall be a minimum of 4l inchesabove, � � y the earth o012 inches=above p ivedLareas. i(CRC&O03:72 1, LCBC 251'2.1[2) 70l Fasteners -and connectors (nails, anchl5rlbolts] etcetc) n- contact with preservative treated wood shall be of hot- i' t i or copper) ICRC R31713p CBC2304{10 5.ljvanized'steel, stainless steel, sdfcon, bronze 71. Anchorbolts'shallLinclude steel plateLwashers, a minimum-um0:229"Lz 3"L-t'3"iMEsiie, Mtween`sillLplate and nut: (CRCR602.11 l,,JCBCt230813�2JAcceptabie alternate-"DFP 4.3.6.4F3) 12016 [oriL st\RESIDENTIALConstru nonM nimumReq 05/04/201] 1, 1016 Carr0st%RE5IDENTIALConstrudonm,iiimgmReLq 05/00/201/ t'3 L L o i on MinimumReq 0505/09%20177016 L5] :Comtist\RESIDENTIALConstiudiosiMinimumReq 05/09/2017 7, 2016 CarrList\RESIOENTIAtnstrutti CONSTRUCTION:1 9 Pedes an, protection adjacent to public way to be as followssy 911., All exterior lathrand plaster shalPhave two -layers (of —Grade D paper[over-wood, base [sheathing'. (CRC[ 8703 7, 3, CBC251, I ' 121 Wall coveringloNshowetsor tubs withJshowers shall be of, demerit plaster, tile, or approved equal, tbWheight=of not less -than[ 72inches above drain linlet._Backiilig for tile4shall be cementtioacd or.cement plaster. (CRC=R307r2; CBC 121.0 213). 13 [SLJ afety_glazrnglshall be provided at the following hazardous locations: (CRC _;R308'.4, CBC 240614)) a. Swinging, bI fold; and sliding di ^Dors' b, When located withm60 inches'above the floor of wet surfaces=such asttubs,, showers, saunas; steam rooms, Ioroutdoor--swimming pool.. c: Glazing adjacent,todoors: i, [Within a-241inch=arc of either_vertical edge=ofrdoors-and thin 601 incfies=of walking surf e ii: Where-t�glang is`oo[a wallper endiculartto-the planes of-theldoor in -a closed]position andrwithln,'2i 4 nchesr of, therhinnge:side of-an-in-§%-inging door d'. M7here glazinglarearis,more thanr9 sq[ff'. imarea,wth the, bottom;edge [less than 18 inches above thefloorltopledge more,than[36-inches above floor, asdEwithin 36ihches oft' a walkin surface, mueasuredKhorizontallyJ Ce. azing whre e the bottom expexp soed edge -of the glazing'. is less than 36 inches [above 1, ,ane ofthdLadjacentwalking surface of stairways landings b�tweerl flighTs=of starsiand ramps'. [f' GI zingjadjacent to the landing 'at the bottom ofadairwaywhere the _glazing'is less than E36 inches above) tel landing and within Linches horizontallyof -the Lbottorn4read g]. [Glazing in guards -and -railings,, 14. [AIF doors=from thehouserinto the pool areashall beq ippedwitfi=an-app d alarm or , [an-approved=aiternateEdrowning preventiovasafety feature. (CBC=3109!4...4:2) 15jSmokealarmsjsh811 be installedd�inli fe ollowigjOOa ions(CRCR314'3,[CBC_9.07-2.11.2 907.-2.113 &,907:2.11.4): - La In-eachjsleeping�room. i Outside=each-separate=sleeping area intheimmEdiafe-vicinity of the bedrooms, C. On -each additionalrstory, including basement's and habitable=attics_ Q016iCmrlrstU1E51DENTIAI'CogslrGnonMmTmumReq 05/04/2017 '21 Qi 'FIREPLACE: 9.1 All fireplaces; I'a. Factory' built'fireplaces, chimneys andTalliof their components, shall be listed and i , I, ,i, [installed in accordance with their listing and manufacturer'_s installation ,ins tructions-(RCRR1004.1)' b [Factory built wood burning fireplaces-shallbe.qualifiedattheU.S,LEPA's[voluntary Fireplace) Plrogram, IPhasel I2I [emissions level and be in accordance', with the California Greeh Building S�tandardslCodl,, Lcha,pter 4; and Division 4:5: d, Decorative shrouds, shall [not ]beE Installed aI the -termination ferry=built chimneys [except [where such Ishirouds]',are 11isted[and labeled for use, with the 1 specific) `factory -built chimney system and are installed In 'accordancel with menufacturers,instailationl instructions.) (CRC R1005.2 & CMCI802.5.2.4) 20. [Solidrfuel burning`fireplaces: u Ea. Provldea permanently Janchored-gaseouiing s fuel burrpanto the firebox of a -solid fuel burningfireplace., bF Solid fuel burning fireplace must c6ngplylWith the CalifomiaiEnergy ;Standards mandatory measures. C, [Chimney flney, shall ext_end-at-IeasY2 ft higher[ thanCanytportlon of the building within l0 ft. but shall not be less than 3 ft. abov h hi h e t e T est omb where the -ch mn C C g P I ey passes -through thU,Ieroof. (CRCRiO03,9) d. LIquid fueled firepl arenot_allowed for interior use: C21. Directvent-gasiappliancef�place': a.[ Direct vent sealed -combustion gas applia cn a fireplace-mustrcomply-with the -Cal EGree cn odee q it nts na d rnustcomolvwithi2NSl'Z21'.50. (Cal, Green 4L60311_ 22. bathtubC showers, 23 Where iwaietiosert1compartme]nt is independent of -the bathro_omior shower area; a fan= wIlhbe reguired In]each area:lBathrooms shall have an exhaust_fan withrhu ridlty control senCsor mim 50_CFM capacity, (CRC,R303'.3)E - f 24 SWhe�whole Fiouse�fa s are -u edrin�baihroom areas, theJTan' mustLun continuouslyod �n �- shall-no7be lied ti o=a h6mk2ity'control sensgfr (Gal ' -' - 5061) 25: cT,he clothes dryer event=shall not exceed 14j ft. in overall length with imaximumi two 90- [d'eg Ee,elbowS. (CMC,504-4u21Y 126; Environmental; airductt� IlFtermmate min�3i!feet from pr�rty line=or--openings into building Jandr10;feet fromra forced aiEinletl. (CMC=502:2:1[)1 27? Mechanical e uj men2t shal be nstalled�-etlthe manufacture's ''installation instructions: l q , P - CCMC�303:11 f - E28. Domestic]range vents to be smooth] metallic Interior surface] (-CMC 504.-3) 1290 [Supply, indlreturnFaitductsto[be insulatedlatlaminimum ofiR=6.:(CaI-Energy-Code`Table 1.50F1uA) 201ECo UQ t\RESiDENTIALCO st ur t"MimmumReq,05/04/2017 r4] EEC LTRICALF _ Electricals service Ioi �be. underground for new construction, rieplacement building, or Ito, an existln I build 9 r 47. addition i g u g )exceeds fifty 1(50) [percent loflthe gross) floo�r,area'of the In existing building. (NBMC 15;32 015) 4811 Edison=Company approval is=requite rur meter IocationLprior ofinitallatiom 49 Field inptors toLreview and approve underground sl ervi�requirementpriootoconcrete F lacement.l 501,; ServiceLiequipment and ssu`bPaneis to]have{a min 30 wide, by '3 deep clear work ispace=(CEC11026) 510 All lighting is required to be hi'g'h efficacy., (California, energy, ,code, section 150.1 (k) and Table 150!0,-A:) 52. Provide a listed 1-inch1raceway to=accommodate dedicated=20872.40-volt circcuit=for future electricailvehicle (EU) chargerh(Cal Grne14.1.06.4.)' 531 All receptacle outlets are retjuiredlto'; be] listed tamper resists ntl (CEC1406412 and 250152) 54. Combination type AFCI circuit breakers are, required for all t20lvoltlsngl'e phase 1t' 5/20 Eaamp branch circuits. Except -for bathrooms; garages; and Ioutdoors~(CEC21D.,I: 55. At a minlmum n �� ( -one] dedicated 0 m Circuit 2 a cI curt Is � it -_ _, � [ 1 ; f E e u edl fo-Ir a bathroom. E CECT P q ( 210-11(C)(3)): 56. GFCI protection is requgedifor--all rece7 leoudets=located outdoorsfgarages, accessory, buildings bathrooms crawl spaces, kitchens; laundry area ks Itchen dishwasher 1h' anch5 n I� L� - � op a �� I- u� clrcuit,'garbage disposal'; allareas within 6-feettof_a,sink-ancIallireceptaces =withini6-feet of a baLF thtubor shower stall�(CEC210.8) o 571Receptacle outlets are not-aliowed iwithin or ovela' bathtub=or-shower stall. (CEC 406.9 (C)) -581 Subpi nels-ane.not-alloweddo betocated in!bathrooms-ortclothes=closet's. (CEC240:244(0)] and (E), 591 Circuits sharing a grounded �conductor(neutral)]With' two] ungrounded'(hot)',cond'uctorsE must=use a two pole arc'uit.breaker or an_identified handletie. (CEC-210.4(B)) Group non; cable-circuits=ln panel(CEC,.210L4(D))1 -60' The receptacle_ outletsrthafs_erve kitchenrcounterltops dining room,-rb�eakfast a�ea� d ice. pantry, mus hav_e_a mU- Lin of2rdedlcated20?amptcircuits�(CEC210:521(B)(1_), '6li Kitchen counter tops' 122 inches or -wider must=haws a receptacle outlet. ,( EC C 210.52(0)) 62 :� Kitchercounter=tops must -h va a receptacle out s solno point along the]counter =walls s more thani24 inchesrfroma-receptacle. (CEC210 5 (2 63„ Island and 'peninsular counter] tops] must have at' leash one] receptacle, LCEC21.0.52(C)( 1Y(2),arid (3))1 64 The spacing for -general rece6f6de_outlets must be to ac ted so that no Mint on an -y] wall; dixed=glass, or_cabinetslis-over]6 feet' from -a receptacle outlet. LC_EC 21.0752(A)) 65' [Hallways 101feet=or, more must]have=at-least[one-receptacle=outlet. ,(CECr210�52(H)) 66. garages shall _have atjleast one receptacle foreachjcar space;onithie inteoo .`Tlhe ch circuit—supplying—the receptaclesisheil notserveoutlets outside'of tF e=garage) (CEC_210.52 [(GW),' .20160 5(QENTIALConstructionMinimumReq C5%098017] -6; M BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: Q12-14-17 Building Department Comments Q02-02-18 Building Department Comments r i t n e rIGROU P 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: -� _---" f 3306�1� - I__OF P_ROT- CBIONBLE PEDESTRIANS — __ � HEIGHT -OF` c_ CONSTRUCTIONAL—_ n n ' f>—J�- '- d `T,YPEOF: PRO{TECTION— JDISTANCEI FROM CONSTRUCTION �T011-91 INE -REOUIRED'.�-, I� PROJECT NUMBER: Less-itian'5 feet_ - _ _ - I�Conatrucbod railings I i 8 feet or less IT 17001-GN2 -� 5 feet or more - .. _ - None _ s than 5 feel _ [Barrier and covered.walkwa j, r L — _- - ii i� is na-,�� _5 iee6dr more, -but not more than one-(ounh the he, ht--o(construcbon _� ,Border and wvered walkwa a More than 8 feet'] Ili' 5 feet 1 r � `� r--� - r-'- __w but between ane -fourth the height ormore, snit one-half of _ I ,.construe'' a r__,., , i ., r ,. flan. _ � _ Barner_�- - - one-half , .. 5 Leet or mare,-butexceedm __thehel hl of construcuon,l. _ iNone I 1 911., All exterior lathrand plaster shalPhave two -layers (of —Grade D paper[over-wood, base [sheathing'. (CRC[ 8703 7, 3, CBC251, I ' 121 Wall coveringloNshowetsor tubs withJshowers shall be of, demerit plaster, tile, or approved equal, tbWheight=of not less -than[ 72inches above drain linlet._Backiilig for tile4shall be cementtioacd or.cement plaster. (CRC=R307r2; CBC 121.0 213). 13 [SLJ afety_glazrnglshall be provided at the following hazardous locations: (CRC _;R308'.4, CBC 240614)) a. Swinging, bI fold; and sliding di ^Dors' b, When located withm60 inches'above the floor of wet surfaces=such asttubs,, showers, saunas; steam rooms, Ioroutdoor--swimming pool.. c: Glazing adjacent,todoors: i, [Within a-241inch=arc of either_vertical edge=ofrdoors-and thin 601 incfies=of walking surf e ii: Where-t�glang is`oo[a wallper endiculartto-the planes of-theldoor in -a closed]position andrwithln,'2i 4 nchesr of, therhinnge:side of-an-in-§%-inging door d'. M7here glazinglarearis,more thanr9 sq[ff'. imarea,wth the, bottom;edge [less than 18 inches above thefloorltopledge more,than[36-inches above floor, asdEwithin 36ihches oft' a walkin surface, mueasuredKhorizontallyJ Ce. azing whre e the bottom expexp soed edge -of the glazing'. is less than 36 inches [above 1, ,ane ofthdLadjacentwalking surface of stairways landings b�tweerl flighTs=of starsiand ramps'. [f' GI zingjadjacent to the landing 'at the bottom ofadairwaywhere the _glazing'is less than E36 inches above) tel landing and within Linches horizontallyof -the Lbottorn4read g]. [Glazing in guards -and -railings,, 14. [AIF doors=from thehouserinto the pool areashall beq ippedwitfi=an-app d alarm or , [an-approved=aiternateEdrowning preventiovasafety feature. (CBC=3109!4...4:2) 15jSmokealarmsjsh811 be installedd�inli fe ollowigjOOa ions(CRCR314'3,[CBC_9.07-2.11.2 907.-2.113 &,907:2.11.4): - La In-eachjsleeping�room. i Outside=each-separate=sleeping area intheimmEdiafe-vicinity of the bedrooms, C. On -each additionalrstory, including basement's and habitable=attics_ Q016iCmrlrstU1E51DENTIAI'CogslrGnonMmTmumReq 05/04/2017 '21 Qi 'FIREPLACE: 9.1 All fireplaces; I'a. Factory' built'fireplaces, chimneys andTalliof their components, shall be listed and i , I, ,i, [installed in accordance with their listing and manufacturer'_s installation ,ins tructions-(RCRR1004.1)' b [Factory built wood burning fireplaces-shallbe.qualifiedattheU.S,LEPA's[voluntary Fireplace) Plrogram, IPhasel I2I [emissions level and be in accordance', with the California Greeh Building S�tandardslCodl,, Lcha,pter 4; and Division 4:5: d, Decorative shrouds, shall [not ]beE Installed aI the -termination ferry=built chimneys [except [where such Ishirouds]',are 11isted[and labeled for use, with the 1 specific) `factory -built chimney system and are installed In 'accordancel with menufacturers,instailationl instructions.) (CRC R1005.2 & CMCI802.5.2.4) 20. [Solidrfuel burning`fireplaces: u Ea. Provldea permanently Janchored-gaseouiing s fuel burrpanto the firebox of a -solid fuel burningfireplace., bF Solid fuel burning fireplace must c6ngplylWith the CalifomiaiEnergy ;Standards mandatory measures. C, [Chimney flney, shall ext_end-at-IeasY2 ft higher[ thanCanytportlon of the building within l0 ft. but shall not be less than 3 ft. abov h hi h e t e T est omb where the -ch mn C C g P I ey passes -through thU,Ieroof. (CRCRiO03,9) d. LIquid fueled firepl arenot_allowed for interior use: C21. Directvent-gasiappliancef�place': a.[ Direct vent sealed -combustion gas applia cn a fireplace-mustrcomply-with the -Cal EGree cn odee q it nts na d rnustcomolvwithi2NSl'Z21'.50. (Cal, Green 4L60311_ 22. bathtubC showers, 23 Where iwaietiosert1compartme]nt is independent of -the bathro_omior shower area; a fan= wIlhbe reguired In]each area:lBathrooms shall have an exhaust_fan withrhu ridlty control senCsor mim 50_CFM capacity, (CRC,R303'.3)E - f 24 SWhe�whole Fiouse�fa s are -u edrin�baihroom areas, theJTan' mustLun continuouslyod �n �- shall-no7be lied ti o=a h6mk2ity'control sensgfr (Gal ' -' - 5061) 25: cT,he clothes dryer event=shall not exceed 14j ft. in overall length with imaximumi two 90- [d'eg Ee,elbowS. (CMC,504-4u21Y 126; Environmental; airductt� IlFtermmate min�3i!feet from pr�rty line=or--openings into building Jandr10;feet fromra forced aiEinletl. (CMC=502:2:1[)1 27? Mechanical e uj men2t shal be nstalled�-etlthe manufacture's ''installation instructions: l q , P - CCMC�303:11 f - E28. Domestic]range vents to be smooth] metallic Interior surface] (-CMC 504.-3) 1290 [Supply, indlreturnFaitductsto[be insulatedlatlaminimum ofiR=6.:(CaI-Energy-Code`Table 1.50F1uA) 201ECo UQ t\RESiDENTIALCO st ur t"MimmumReq,05/04/2017 r4] EEC LTRICALF _ Electricals service Ioi �be. underground for new construction, rieplacement building, or Ito, an existln I build 9 r 47. addition i g u g )exceeds fifty 1(50) [percent loflthe gross) floo�r,area'of the In existing building. (NBMC 15;32 015) 4811 Edison=Company approval is=requite rur meter IocationLprior ofinitallatiom 49 Field inptors toLreview and approve underground sl ervi�requirementpriootoconcrete F lacement.l 501,; ServiceLiequipment and ssu`bPaneis to]have{a min 30 wide, by '3 deep clear work ispace=(CEC11026) 510 All lighting is required to be hi'g'h efficacy., (California, energy, ,code, section 150.1 (k) and Table 150!0,-A:) 52. Provide a listed 1-inch1raceway to=accommodate dedicated=20872.40-volt circcuit=for future electricailvehicle (EU) chargerh(Cal Grne14.1.06.4.)' 531 All receptacle outlets are retjuiredlto'; be] listed tamper resists ntl (CEC1406412 and 250152) 54. Combination type AFCI circuit breakers are, required for all t20lvoltlsngl'e phase 1t' 5/20 Eaamp branch circuits. Except -for bathrooms; garages; and Ioutdoors~(CEC21D.,I: 55. At a minlmum n �� ( -one] dedicated 0 m Circuit 2 a cI curt Is � it -_ _, � [ 1 ; f E e u edl fo-Ir a bathroom. E CECT P q ( 210-11(C)(3)): 56. GFCI protection is requgedifor--all rece7 leoudets=located outdoorsfgarages, accessory, buildings bathrooms crawl spaces, kitchens; laundry area ks Itchen dishwasher 1h' anch5 n I� L� - � op a �� I- u� clrcuit,'garbage disposal'; allareas within 6-feettof_a,sink-ancIallireceptaces =withini6-feet of a baLF thtubor shower stall�(CEC210.8) o 571Receptacle outlets are not-aliowed iwithin or ovela' bathtub=or-shower stall. (CEC 406.9 (C)) -581 Subpi nels-ane.not-alloweddo betocated in!bathrooms-ortclothes=closet's. (CEC240:244(0)] and (E), 591 Circuits sharing a grounded �conductor(neutral)]With' two] ungrounded'(hot)',cond'uctorsE must=use a two pole arc'uit.breaker or an_identified handletie. (CEC-210.4(B)) Group non; cable-circuits=ln panel(CEC,.210L4(D))1 -60' The receptacle_ outletsrthafs_erve kitchenrcounterltops dining room,-rb�eakfast a�ea� d ice. pantry, mus hav_e_a mU- Lin of2rdedlcated20?amptcircuits�(CEC210:521(B)(1_), '6li Kitchen counter tops' 122 inches or -wider must=haws a receptacle outlet. ,( EC C 210.52(0)) 62 :� Kitchercounter=tops must -h va a receptacle out s solno point along the]counter =walls s more thani24 inchesrfroma-receptacle. (CEC210 5 (2 63„ Island and 'peninsular counter] tops] must have at' leash one] receptacle, LCEC21.0.52(C)( 1Y(2),arid (3))1 64 The spacing for -general rece6f6de_outlets must be to ac ted so that no Mint on an -y] wall; dixed=glass, or_cabinetslis-over]6 feet' from -a receptacle outlet. LC_EC 21.0752(A)) 65' [Hallways 101feet=or, more must]have=at-least[one-receptacle=outlet. ,(CECr210�52(H)) 66. garages shall _have atjleast one receptacle foreachjcar space;onithie inteoo .`Tlhe ch circuit—supplying—the receptaclesisheil notserveoutlets outside'of tF e=garage) (CEC_210.52 [(GW),' .20160 5(QENTIALConstructionMinimumReq C5%098017] -6; M BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: Q12-14-17 Building Department Comments Q02-02-18 Building Department Comments r i t n e rIGROU P 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 17001 PROJECT CAD FILE: 17001-GN2 SHEET TITLE: RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 00 N O N O O C SHEET NUMBER: a2 E O U GN1111111111112 0 PLOT REFERENCE DATE: 01-09-18m o ?0 Z O ry 1 Z Q W U O --- __bike _-. g� ———————-- �o '��s� ° 0 °V7 V,° 0 C o ° o ° 0 ° ° tT ° 77 ° C CEDAR STRE n & �4 � / a e _\05 CDs � 0 T ° *A.N.G.Q - _ _ -0 Vim' 12. Point ° o ° o ° �� \ -.gel *- -- - 15.34 ° o c° �T.W e� Q e 0° o A.N.G. p �. 1 15 ASO 91 ° 1 ° 7. 6 C) c �1� S o ° Point 4 -= -� _ _- - --- -- -- ----------� 4 - ---- 2---J-N 33°29'10" E 75 00�-- of o Property Line ° 63 9 G ' IT 13. ------ -- - -- -- t�� \�----------- T _Q 1� 96 �4 ° _(V p % • \ ° O O ° \ / J 11 8 g _ - -- -- ------------------------- - --------------- ------ - ------ -----I--� --� �- --1- ------ -- ------ -- ---- -- -- °�5------- - - ----------------- M --- ° Y7�\ — — —° ° T --- o Trash 1 __Pin _j p _j I ------------- — — — — E�i h o � I I I p. ° ----------------J Court o ° to l----------------� I I I — h� 1T-6"x19'-0"min. / _ _ _ c — M l I I I I I FP - — Parking Required / I m o 2 611 LI Living I I I 6�� — �� e C � ° 2 _ �ll� �l i a Room — M a I I I I / o 11 III I C _ i e I J � �� II � I� — 9 ----------------� 1 I I 1 — ��-- �T---Iii b �� 2'-6„ -8a I11 �° EXIs In n /2/Car LOT 7 I 865 Sq. 1,341 Sq. 272 Sq. o 11 2,478 Sq. � II 519 Sq. o � acfl) l 1 „ x Gar`age I 51-0- 6-0 J -0'5�I j Seck 11.1T6„Setb ck T6" t o I G 1 o U� °I I Kitchen I I I 11 v/ ��- Ili III ��S III I \�" � �� I I I I I I I I I I I 11 /\ Io e= I / � II b `\�j• I c GA� � �i �� I —ar� ------ — -- I I I I I II I Ij P Vdr 111 -J-1—-- Y S--J_ I----------- --------- --- -- -- ---------- ° Y a) ° M --- -- -- -- -- -- -- ° M ° 1 o . Property Line - - -- - ---- ---�l-- - - 5.1 0 �' N 33 029'51 " E 75.00' p y ne - , o -- C A.N.G. t 48 0 \ ° rd. lecio �U 1� 7 , P 6 Point � 16' -- ��1 -- -- ° -- -- � �I ��5 � ° 15.46' \ e� ° ° 13.76 1 \ �v �2� �� coA , c� e� o ° 0 29so 5e LOT 5 o 5� G o Exls tin g , �� • 601 I 56 � �� o� 'I Se�e� ' ° S� c� 0\ oAa Architectural Site Plan General Notes: 1. Refer to Site Drainage Plan sheet for existing grade elevations and finish grade elevations. 2. Surveyor or Engineer shall permanently monument property corners or offsets before starting grading. 3. Fences, Gates, Walls, Planter boxes, Patio covers, and other freestanding structures cannot exceed 6' measured from Natural Grade within required side yard setback. 4. Finish grade within 10 feet of the new structure/ addition shall be sloped a minimum of 2 % away from the building for drainage purpose. 5. Additions, remodels or renovations of a single family home with an existing pool require the suction outlet of the existing pool, spa, or toddler pool to be upgraded so as to be equipped with an approved anti -entrapment cover meeting the current standards of ASTM or ASME per section 115920 HSC. 6. 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. 7. In Accordance with Planning Area 6 (PA6) of the Headlands Development and Conservation Plan (HDCP), This house is a Single -Family Dwelling. 8. An approved encroachment permit is required for all work activities within the public right-of-way, public easement and on city facilities. 9. 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. 10. 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. Area Tabulation Living Area Main Level Living Second Level Living Third Level Living 865 Sq. 1,341 Sq. 272 Sq. Ft. Ft. Ft. Total Living 2,478 Sq. Ft. 2 Car Garage 519 Sq. Ft. Total Building 2,997 Sq. Ft. Second Level Master Bedroom Deck 170 Sq. Ft. Third Level Covered Outdoor Living 302 Sq. Ft. Roof Terrace 425 Sq. Ft. Grade Establishment Area for Determining slope Caculation A.N.G. Point # 1 13.72' A.N.G. Point # 2 15.45' A.N.G. Point # 3 15.34' A.N.G. Point # 4 13.63' Total 58.14' Divided by 4 A.N.G. (Average Natural Grade) 14.53' PROJECT ADDRESS 6310 WEST OCEANFRONT AVE. NEWPORT BEACH, CA, 92663 ASSESOR'S PARCEL NUMBER: - LOT 6, BLOCK C - TRACT - SCALE: 1/4" = 1'-0" Plannina Criteria Setbacks Front 5' Rear 5' Side Yard 1 3' Side Yard 2 3' Maximum Height: Flat Roof (less than 3:12 pitch) 24' Pitched Roof (greater than 3:12 pitch) 29' Development Standards R-1 Zone FAR: Site Area 2,250 Sq. Ft. Buildable Area 1,560 Sq. Ft. MAXIMUM FLOOR AREA LIMIT: Buildable Area 1,560 x 2 = 3,120 Sq. Ft. Maximum Upper Level 1,560 x 20% = Building Area 312 Sq. Ft. OPEN SPACE REQUIREMENTS: Open Space 1,560 x 15% _ Requirement 234 Sq. Ft. Open Space Entry Court (Main Level) 116 Sq. Ft. Entry Court (Second Level) 63 Sq. Ft. Master Bedroom Deck 117 Sq. Ft. Proposed Open Space 296 Sq. Ft. PARKING REQUIREMENTS: 2 Car off Street Parking Minimum Minimum Interior dimensions for Parking spaces in residential zoning for a lot width 30'-0" feet or less is 17'-6"x19'-0" (20.40) City of Newport Beach BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: Q12-14-17 Building Department Comments Q02-02-18 Building Department Comments r i t n e r I G R 0 U P 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 17001 PROJECT CAD FILE: 17001 -PLN -SITE -PLN SHEET TITLE: ARCHITECTURAL SITE PLAN ra'r V) c SHEET NUMBER: N E 0 U c SP -1 m CL m 0 c PLOT REFERENCE DATE: 01-09-18 M m 20 Slab Edge Plan 64'-7" 6'-3" 8'-0" 4'-9" 3'-7" 12,_5, LEGEND 29'_7, 11'-112' WALLS AND HOLD DOWN LOCATIONS AND SIZES. 1'-7z" FINISH SLAB TO FINISH SLAB 16,_0„ o Iftv CIVIL DRAWINGS FOR TO LEGEND. V ADDITIONAL SLAB ELEVATION � INFORMATION 6. PROVIDE ELECTRICAL CONDUIT BELOW SLAB FOR FLOOR Garage F.S. OUTLETS, KITCHEN ISLAND OUTLETS AND APPLIANCES. SLOPE SLOPE TO DRAIN 1/8" PER 14.00' 5" FOOT U.N.O. 7. SURVEYOUR TO FILE A CORNER RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING i+> FOUNDATION INSPECTION. N Q1 5„ 00 m M Concrete 6'-2" 2 32 0 1" Slab Typical � - io 1" 1" d Varies" Concrete Garage Slab T.O. Slab 15.00' h See Structural F.FL. 15.125' 31„ -0' '-0' 2 8" � 2'-31 20' 12 Conduit under Slab to Island for Electricals Varies ii 20'-0" Minimum Concrete b Concrete Encased Slab Typical � Electrode 19,_111„ 2 io 6rY 02 37,_9„ 2'-9"3'-5211P 3,_3„ 16_6„ 43'-112' 20'-721- 64'-7p' SLAB NOTES THIS ARCHITECTURAL FOUNDATION PLAN IS FOR DIMENSIONAL INFORMATION ONLY. THE CONTRACTOR SHALL REFER TO THE STRUCTURAL FOUNDATION PLAN FOR ALL STRUCTURAL REQUIREMENTS. THE CONTRACTOR SHALL NOTIFY THE ARCHITECT IF THERE IS ANY DISCREPANCY BETWEEN THE ARCHITECTURAL FOUNDATION PLAN AND THE STRUCTURAL FOUNDATION PLAN. 2. FOOTINGS SHALL BE EXAMINED AND CERTIFIED IN WRITING BY THE PROJECT SOIL / GEOLOGY ENGINEER PRIOR TO EMA INSPECTIONS AND PLACEMENT OF CONCRETE. 3. VERIFY ALL INFORMATION REGARDING CONCRETE SLAB, FOUNDATION, AND RETAINING WALLS, WITH STRUCTURAL AND CIVIL ENGINEER'S DRAWINGS. M C51 SCALE: 1/4" = 1'-0" BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: 12-14-17 Building Department Comments Q02-02-18 Building Department Comments r i t n e rIGROUP 503 32ND STREET. SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE SHEET TITLE: 17001 17001 -PLN -FLOOR SLAB EDGE PLAN SHEET NUMBER: A1.1 PLOT REFERENCE DATE: 01-09-18 21 00 N O N O C N E E 0 U c C 0 m SLAB LEGEND 4. REFER TO STRUCTURAL DRAWINGS FOR SHEAR WALLS AND HOLD DOWN LOCATIONS AND SIZES. FINISH SLAB TO FINISH SLAB DIMENSION NOTE: REFER TO 5. DEPRESSED SLAB FOR MATERIAL THICKNESS REFER Iftv CIVIL DRAWINGS FOR TO LEGEND. ADDITIONAL SLAB ELEVATION INFORMATION 6. PROVIDE ELECTRICAL CONDUIT BELOW SLAB FOR FLOOR OUTLETS, KITCHEN ISLAND OUTLETS AND APPLIANCES. SLOPE SLOPE TO DRAIN 1/8" PER VERIFY LOCATION WITH INTERIOR DESIGN DRAWINGS TO DRAIN 4F FOOT U.N.O. 7. SURVEYOUR TO FILE A CORNER RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: 12-14-17 Building Department Comments Q02-02-18 Building Department Comments r i t n e rIGROUP 503 32ND STREET. SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: PROJECT CAD FILE SHEET TITLE: 17001 17001 -PLN -FLOOR SLAB EDGE PLAN SHEET NUMBER: A1.1 PLOT REFERENCE DATE: 01-09-18 21 00 N O N O C N E E 0 U c C 0 m z 0 H z W U 0 CEDAR STREET I I F 1-4. E D C B A 1-4.2 1-4. Al -4.1 Al -4.1 Al -4.1 I 64'-7" I A.N.G. Point 3 57 15.34' I I I I I I I c I I �lili I 20'-0" C I o I I I I I a '-0" S back I 57 II I D103 li LO [V I I I I � II I I JI Y N 00I N M 11 62 I � II 11 I I I Slo e I Cfl 1% iti Z I II 11 II W102 O I 11 112 inN ' am 5 -1g" iM I N I I j 0 111------ AN Point 2 15.45' I I 1 I I I I I FLOOR PLAN NOTES 10, 72.. 6,_3„ 8,_0„ 4,_9„ 16,_0„ 3,_61„ 2,_81" 4,_51„ 2,_31„ " „ 6,_21" 1 14'-5" 1,_71„ 2 2 1--3 2 2 0 2'-9" 1'-0' T -T' 12'-5" 2 1'-4" 16'_0„ I 2 LINE OF STAIR 4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER. 8 SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON Ft. AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2 3, _2„ 3,_1„ 9,_4„ MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND 57 3,_9„ DIRECT VENT TERMINATION CAP 34 SHALL BE EQUIPPED WITH A BATTERY BACK UP. A.N.G. I THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19% 21. FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OTHER 2 19 CRC R314 & CRC R315.3 35 BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE COMPONENTS SHALL BE LISTED AND INSTALLED IN CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS ACCORDANCE WITH THEIR LISTING AND MANUFACTURER 2. oint 4 5 SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF INSTRUCTIONS. OR APPROVED EQUAL, ICC ESR -2316. INSTALL SIMILAR FIXTURES SHALL BE PROVIDED WITH AN LAVATORY WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. D4.3 EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfm IN ACCORDANCE WITH THE MANUFACTURER'S 3 02 9'1 7 .0 ' CBC 1203.4.2.1, CMC T44 Property Line __Point 13.63' TERMINATION OF THE FACTORY -BUILT CHIMNEYS EXCEPT 36B PEDESTAL SINK SECTION 4.505.3 WHERE SUCH SHROUDS ARE LISTED AND LABELED 3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH FOR USE WITH THE SPECIFIC FACTORY -BUILT CHIMNEY 7 PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE 13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH FREE STANDING TUB CONTROLS. PER CPC. DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A MANUFACTURER'S INSTALLATION INSTRUCTION. FIREPLACE HEARTH 64 CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE p N °' � � 38 PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE OF WATER PER FLUSH, LAVATORIES FAUCETS 14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN (V 65 L`4 p N MANDATORY MEASURES. FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI, 39 IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM IT SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303 v R4.2 INSULATION. CGC 5.507.1 23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESS CERAMIC TILED WAINSCOT TO 84" AFF W/ 56 AS SELECTED BY OWNER THAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUM 5. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER 15. PROVIDE NON -REMOVABLE BACKFLOW PREVENTION OF 30 INCH DIAMETER CIRCLE. PER CPC 408.6 HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT EXTERIOR FINISH OPENING DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC. MIXING VALVE --- -- T ^N Trash BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME. 16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE 24 CGC 4.303.2 40 AT WATER HEATERS. PER CPC. 6. LANDSCAPE IRRIGATION WATER USE SHALL HAVE 17. HEATING AND AC SHALL BE SIZED AND SELECTED BY 19 02 1 I 1 2,_8„ 6„ , 3,_7„ o 41 4%10 Bin I PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION I 20 27 HEARTH OVEN W/ WARMING DRAWER59 26 3" THICK WOOD SHELVES Trash \ 17'-6"x19'-0" Min.6'-3" r-3° 4'-0" AS SELECTED BY OWNER 1'-3" 6'-3" I CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE 8. I FF Bin \ Parking Requiredou .}IIIIIIiIIIIII l RECYCLED. CGC 4.408.1 13 I I I I D101 Slope M - \ // I I LivingI I ," 1°/�I SOLID SURFACE COUNTER TOP � _ _ 61 V 1 3//4'/Thick I I 27 I I I I Room I I D104 7 ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION. \ If- losin Self -Latching �z 8'-9" CIg I 1 Concrete - - -III 33 Tight Fitting y g g SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW 44 5 DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO T � T - � T�, D107 1" 0 0 I / \ 20 Minute I I I I I I I 127 I N I I III 3-1�Y TOILETS 1.28 GALLONS PER FLUSH / )Ra Door 1 / 1 1 54 f I I I I I I 13 0„ I I 1 1 3'-10"1 1 2 1'-4" 2 2 1'-8" q 2 h" 45 BAR SINK 15A 2 -Car \ 1 8 1 1 16 1 1 = �� / I „ T-8" T-11" 1 L11 16 I I 1 1 15A 4,_01„ �„ Garage \\ 28 I I I I rt n TI I I 64 1LEE:] 2 21 / 9'-9" Clg \ S I I _= h o o �\ �hI\/ I I 11 J 1 Concrete \\ ------------------ 15C PERLICK 15" ICE MAKER 1 7 // Wall or floor between house I I I I Ir ,4 I 1 2 Living area and garage (kt�3 to N = 1 r' '-o' I I Kitch d 116'-0" 1 117 1 1 I V D105 Nil, / o U-1) shall be 5/8" type "X" Gyp. 18'-9" CIg SIN I Concrete I I 1 1 O 1 1 1 V-3" 6 IT5 9 12'_2" 2 28 I I I I 1�/ /\ I ° 36 / V_----- - Bd. on garage side of wall or \ - � o g 0 door/ceTMng. Rafed-separa 10n Bar _ _ _ _ _ _ _ _ _ _ _ I I I I I I I I I Pdr 44 �N must extend from floor level to _ �N I N I ��N I �- a' cIg Wood CX �° 108 Q roof sheathing. �� 28 h L---11-_-1lh I D106 0 N -J 105 m 103 Y Outdoor --------- 15C 45 17 M Shower M W104 31% Q 28 S�!a A.N.G. 63 b ^ Point 1 13.72' Property LineN 33°29'51 " E 75. 0 ' 4,_11„ 2'-321"2,_61„ 18,_11„ 7'-11" 1 2 2 2'-6" 2 8'-112„ 20'-72- T-8" 9'-10" 16'-0" 64'-7" I I I I 5'-fl '_fl -t H 1-4.3 I 1 to O I W10 co I M I 10 J � � J N Z _ G I 4.3 I LOT 7 J I r I 2 0- F -O"' F-0" Ietback 5'-3 I I I I II I I 1 I II I I I 1 I I1 I ' 1 LqT 5 I 1 I I I I 1 I I 1 I I I I I 1 I I I I I I I i II 1 Main Level - Floor Plan 1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH 11, VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN 32 LOW LINEN THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL 2 SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND 20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST TRASH RECYCLING BIN ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND LINE OF STAIR 4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER. Deck SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON Ft. AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2 PER CMC. MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND OPEN SHELVES49 18 DIRECT VENT TERMINATION CAP 34 SHALL BE EQUIPPED WITH A BATTERY BACK UP. 12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19% 21. FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OTHER 2 19 CRC R314 & CRC R315.3 35 BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE COMPONENTS SHALL BE LISTED AND INSTALLED IN CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS ACCORDANCE WITH THEIR LISTING AND MANUFACTURER 2. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND 5 SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF INSTRUCTIONS. OR APPROVED EQUAL, ICC ESR -2316. INSTALL SIMILAR FIXTURES SHALL BE PROVIDED WITH AN LAVATORY WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfm IN ACCORDANCE WITH THE MANUFACTURER'S THE MOISTURE CONTENT MUST BE DETERMINED BY THE 22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE 52 CBC 1203.4.2.1, CMC T44 PANTRY WITH SHELVES CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC TERMINATION OF THE FACTORY -BUILT CHIMNEYS EXCEPT 36B PEDESTAL SINK SECTION 4.505.3 WHERE SUCH SHROUDS ARE LISTED AND LABELED 3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH FOR USE WITH THE SPECIFIC FACTORY -BUILT CHIMNEY 7 PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE 13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH FREE STANDING TUB CONTROLS. PER CPC. DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A MANUFACTURER'S INSTALLATION INSTRUCTION. FIREPLACE HEARTH HUMIDISTAT. CGC 4.506.1 CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE 4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS 38 PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE OF WATER PER FLUSH, LAVATORIES FAUCETS 14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN 55 INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN MANDATORY MEASURES. FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI, 39 IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM 9 SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303 22 R4.2 INSULATION. CGC 5.507.1 23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESS CERAMIC TILED WAINSCOT TO 84" AFF W/ 56 AS SELECTED BY OWNER THAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUM 5. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER 15. PROVIDE NON -REMOVABLE BACKFLOW PREVENTION OF 30 INCH DIAMETER CIRCLE. PER CPC 408.6 HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT EXTERIOR FINISH OPENING DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC. MIXING VALVE 57 EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL VENT HOOD TO OUTSIDE AIR BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME. 16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE 24 CGC 4.303.2 40 AT WATER HEATERS. PER CPC. 6. LANDSCAPE IRRIGATION WATER USE SHALL HAVE 17. HEATING AND AC SHALL BE SIZED AND SELECTED BY WEATHER BASED CONTROLLERS. CGC 4.304.1 ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT. 25 FLAT CASED OPENING 41 TEMPERED GLASS SHOWER DOOR THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONE 7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2 DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED HEARTH OVEN W/ WARMING DRAWER59 26 3" THICK WOOD SHELVES 42 65% OF THE ETo. (TIER 1) 18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED AS SELECTED BY OWNER CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE 8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE 27 CHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETE PRESSURE BALANCE THERMOSTATIC RECYCLED. CGC 4.408.1 13 AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION MIXING VALVE FORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICAL 9. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL SOLID SURFACE COUNTER TOP TO BE FILED WITH THE APPROVED PLANS. 61 (CONTAINING INFORMATION FOR MAINTAINING APPLIANCES, ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION. 19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD SUB -ZERO PRO REFRIGERATOR43 29 CGC 4.410.1 FRAME FLOOR CONSTRUCTION CONTAINING CONCEALED SELECTED BY OWNER SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW 44 10. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO THE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BE 30 GUARDRAIL BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE 24" IN FRONT OF TOILET. LOW FLUSH INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE 14B SU -ZERO 24 " UNDER COUNTER REFRIG COVERED CGC 4.504.1 DOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULD TOILETS 1.28 GALLONS PER FLUSH SELECTED OWNER DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY LOW WALL 63 EQUAL AREAS. PER CBC. FLOOR PLAN KEY NOTES XX I SYMBOL 1 LINE OF CABINET(S) ABOVE 16 DISHWASHER AS SELECTED BY OWNER 32 LOW LINEN 48 2 CABINET(S) 17 TRASH RECYCLING BIN 33 LINE OF STAIR Deck 170 Sq. Ft. Third Level 3 OPEN SHELVES49 18 DIRECT VENT TERMINATION CAP 34 SHELF AND POLE 4 BUILT-IN MILLWORKQ 2 19 PREFABRICATED METAL FIREPLACE 35 DOUBLE SHELF AND POLE 50 FMI MODEL 36 GAS BURNING 51 5 KITCHEN ISLAND OR APPROVED EQUAL, ICC ESR -2316. INSTALL 36 LAVATORY IN ACCORDANCE WITH THE MANUFACTURER'S 52 6 PANTRY WITH SHELVES PUBLISHED INSTALLATION INSTRUCTION, AND 36B PEDESTAL SINK APPLICABLE CODES 53 7 BROOM CLOSET 37 FREE STANDING TUB 20 FIREPLACE HEARTH 54 8 30" FARM HOUSE SINK WITH 38 MUDSET CERAMIC TILE SEAT GARBAGE DISPOSAL 21 STONE VENEER 55 39 HOT MOPPED SHOWER PAN WITH MUDSET 9 WOLF 48" GAS RANGE /OVEN 22 STONE TRIM CERAMIC TILED WAINSCOT TO 84" AFF W/ 56 AS SELECTED BY OWNER PRESSURE BALANCE THERMOSTATIC 23 EXTERIOR FINISH OPENING MIXING VALVE 57 10 VENT HOOD TO OUTSIDE AIR 24 FLAT DRYWALL OPENING 40 BUILT-IN SOAP NICHE 11 WOLF BUILT-IN OVEN AS 58 SELECTED BY OWNER 25 FLAT CASED OPENING 41 TEMPERED GLASS SHOWER DOOR 12 HEARTH OVEN W/ WARMING DRAWER59 26 3" THICK WOOD SHELVES 42 TUB / SHOWER WITH MUDSET AS SELECTED BY OWNER CERAMIC TILED WAINSCOT WITH 27 DECORATIVE WOOD BEAMS PRESSURE BALANCE THERMOSTATIC 60 13 WOLF MICROWAVE OVEN AS MIXING VALVE SELECTED BY OWNER 28 SOLID SURFACE COUNTER TOP 61 MEDICINE CABINET 14 SUB -ZERO PRO REFRIGERATOR43 29 HANDRAIL SELECTED BY OWNER 44 WATER CLOSET TO BE 30" MIN WIDE WITH 62 30 GUARDRAIL 24" IN FRONT OF TOILET. LOW FLUSH 14B SU -ZERO 24 " UNDER COUNTER REFRIG TOILETS 1.28 GALLONS PER FLUSH SELECTED OWNER 31 LOW WALL 63 45 BAR SINK 15A PERLICK WINE REFRIGERATOR 46 LAUNDRY SINK 64 15B PERLICK 24" BEVERAGE CENTER 47 WASHER SPACE. PROVIDE RECESSED HOT AND 15C PERLICK 15" ICE MAKER COLD WATER BIBBS, PROVIDE FLOOR DRAIN. DRYER SPACE. PROVIDE DRYER VENT TO OUTSIDE AIR PER CMC INSTANTANEOUS TANKLESS WATER HEATER MECHANICAL EQUIPMENT TRENCH DRAIN ATTIC ACCESS ROOF ACCESS LINE OF FLOOR ABOVE FLOOR DRAIN ROOF DRAIN STUCCO OVER CMU WALL REFER TO LANDSCAPE PLANS 42" HIGH MINIMUM GUARDRAIL WALL STUCCO OVER WOOD FRAMED MECHANICAL SCREEN WALL BUILT-UP ROOFING AT MECHANICAL WELL ROOF MOUNTED AC UNIT REFER TO MECHANICAL PLANS STONE PAVER OVER CONCRETE SLAB BASE REFER TO CIVIL AND LANDSCAPE PLANS IPE WOOD LANDING REFER TO LANDSCAPE PLANS 6' TALL IPE WOOD FENCE REFER TO LANDSCAPE PLANS WALL LEGEND ONE HOUR CONSTRUCTION LOW WALL 2 X 4 STUD WALL 2 X 6 STUD WALL 2 X 8 STUD WALL A D B C Interior Elevation Key SCALE: 1/4" = 1'-0" Area Tabulation Living Area Main Level Living Second Level Living Third Level Living 865 Sq. 1,341 Sq. 269 Sq. Ft. Ft. Ft. Total Living 2,475 Sq. Ft. 2 Car Garage 519 Sq. Ft. Total Building 2,994 Sq. Ft. Second Level Deck 170 Sq. Ft. Third Level Covered Deck 302 Sq. Ft. Roof Deck 425 Sq. Ft. BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: Q12-14-17 Building Department Comments Q02-02-18 Building Department Comments r i t n e r I G R 0 U P 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 17001 PROJECT CAD FILE: 17001 -PLN -FLOOR SHEET TITLE: MAIN LEVEL FLOOR PLAN C SHEET NUMBER: O U C A201 CLN 0 t� C 'O PLOT REFERENCE DATE: 01-09-18 IO CIO 22 CEDAR STREET O , ry F 1-4.2 E D C B A Z 1-4.2 I 69'-7" i r i t I LlJ T-7" V-2" 8'-0" 4'-9" 16'_0„ 32,_1„ IF U 1'-3" 5'-6" 1'-3" 2'-3" T-10" T-10" I 3,_10„ I 2'-3" t 10'-72' I 2' 52' 12.1„ 6,_11„ I4 1,0F 01,41 5'-34' 5'-34" 4'-12' 4,_2„ 3'-92' IF 4,_6„ It 2,_5,. O $ It Property Line N 3 °29'10" E 75 00' 18 v I o qa 202 �L M N o W213 M W212 W212 W211 _ F 1111111111 1111111111111 1 � �- r ---- ---- -_ � ILMI v e ee I _ - iv 201 i� N ra (( o l) 36 28 W21 i� 1 m H I Bath � 2 1 201 201 201 � � I •-1N Bedroom;3 1 I D212 D203 io g'_p^ Clg 8,_0„ Clg o >'I cl v1 io N Wood ? 1 2'-112' 3'112, O r J 16-1021"N 7" 2 - 11 I� 210 11 Office '- I o.. l rn 1 ° 1 I 8'_0„ Clg �iN I 25 28 2� iia «� r LL o 1 0 u 13'-52" v 3, 5Z„ 2 6 5 0 2 9 2'-9"D201 3� r 2, 81 3, 11„ 3'-11 N ' 5 c 0 I U _rte, w 0 N 1 _ _ _ - t0 �jN U) N • V -_=M JI --_-- Dzoz a - as 56 Deck - - - - - - 8,_0„Clg in 42 W21 I - - - - - - 28 - Wood c � rn D211 �� ° I T-6" Clg =__ 0 Cp o O W N Stone =__= Master 36 o v M N C? OP1� ill) ZI)2T - Q N N N I Bedroom 28 _ 0 29 24 I '� e e Z _ G I 60 W205 riles Al -4.3 LOT 7 D208 N - - n o ® 20 I M 8'-0„ Clg 37 I I I 128 I I 1�Slope Wood o 2 44 o/ D204 I � 36 n 28 -----------------I-- N I Bbdroorhl2 c ,_6„ `9 Master `IN I I „CIg1 i i D209 Bah 2 Z 51 2'_1�ath ° D207 I \ / �� N 1 1 1 8'-0' Clg 0 t --J4 8, 4,�9 3,_32, D206 35 I 11 54 II W20 Q 20 1s 1 tone �p� aundry 1 1 p IF, i �� I 41 o I ,`]04 V V IC T-2"CI9 �la 1 L J 1 D210 N 1 T-2" Clg 35 34 StoneI I I I WoodLn in li 39 I o 2FD25 1 C? . `N 21 21/ � 1 1 ----- 38 d' 1 1 I 1 a iM------------------------I- / \ _ - J I 18 L --U- �- I I I I L------------ ------------ ----------- ---- - - -- --- ----- --- -- - ------ ---- ---- } -0" etback 1 0 203. N W203 - W206 W207 W208 W208 _ _ I -$ - - - - - - - - Property Line D4.3 N 33 0295 75.00' I I Q 2'-22 9,_6„ 1,_9.. 4,_1„ 2'-12' V-3" 5,_0„ 1,_6„ 1,_7„ 4,_4„ 1,_7„ 7,_0„ 2'-02' I I T-52 ,_ 10,_71„ I 5'-1" 5 2 14'-0" 11'-1" 5'-11" 2 2'-9" 4'-2" I I 67,_1„ I LqT 5 I I I I I I I I I I ' I I I II I I I II I I I I Second Level - Floor Plan FLOOR PLAN NOTES 1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH 11, VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN 32 LOW LINEN THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL 2 SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND 20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST TRASH RECYCLING BIN ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND LINE OF STAIR 4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER. Deck SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON Ft. AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2 PER CMC. 49 MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND OPEN SHELVES 18 DIRECT VENT TERMINATION CAP 34 SHALL BE EQUIPPED WITH A BATTERY BACK UP. 12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19%" 21. FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OTHER CRC R314 & CRC R315.3 BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE COMPONENTS SHALL BE LISTED AND INSTALLED IN 4 BUILT-IN MILLWORK50 19 CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS ACCORDANCE WITH THEIR LISTING AND MANUFACTURER 2. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF INSTRUCTIONS. FMI MODEL 36 GAS BURNING SIMILAR FIXTURES SHALL BE PROVIDED WITH AN WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. 5 KITCHEN ISLAND EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 Cfm OR APPROVED EQUAL, ICC ESR -2316. INSTALL THE MOISTURE CONTENT MUST BE DETERMINED BY THE 22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE CBC 1203.4.2.1, CMC T44 CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC TERMINATION OF THE FACTORY -BUILT CHIMNEYS EXCEPT 52 SECTION 4.505.3 WHERE SUCH SHROUDS ARE LISTED AND LABELED 3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH 36B PEDESTAL SINK FOR USE WITH THE SPECIFIC FACTORY -BUILT CHIMNEY PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE 13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH CONTROLS. PER CPC. 7 DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A MANUFACTURER'S INSTALLATION INSTRUCTION. 37 FREE STANDING TUB HUMIDISTAT. CGC 4.506.1 CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE 4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS FIREPLACE HEARTH PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE 54 OF WATER PER FLUSH, LAVATORIES FAUCETS 14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS 38 NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN MANDATORY MEASURES. 21 FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI, IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM 55 SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303 R4.2 INSULATION. CGC 5.507.1 23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESS HOT MOPPED SHOWER PAN WITH MUDSET 9 WOLF 48" GAS RANGE /OVEN THAN 1,024 Sq In (7.1 Sq. FtL) OF FLOOR AREA, AND A MINIMUM 5. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER 15. PROVIDE NON -REMOVABLE BACKFLOW PREVENTION OF 30 INCH DIAMETER CIRCLE. PER CPC 408.6 AS SELECTED BY OWNER HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC. PRESSURE BALANCE THERMOSTATIC EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL 23 EXTERIOR FINISH OPENING BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME. 16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE VENT HOOD TO OUTSIDE AIR CGC 4.303.2 AT WATER HEATERS. PER CPC. 6. LANDSCAPE IRRIGATION WATER USE SHALL HAVE 17. HEATING AND AC SHALL BE SIZED AND SELECTED BY 40 BUILT-IN SOAP NICHE WEATHER BASED CONTROLLERS. CGC 4.304.1 11 ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT. THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONE 7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION FLAT CASED OPENING OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2 TEMPERED GLASS SHOWER DOOR DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED 65% OF THE I (TIER 1) 18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED HEARTH OVEN W/ WARMING DRAWER59 26 3" THICK WOOD SHELVES 42 CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE 8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE CHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETE CERAMIC TILED WAINSCOT WITH RECYCLED. CGC 4.408.1 AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION 27 DECORATIVE WOOD BEAMS PRESSURE BALANCE THERMOSTATIC FORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICAL 13 9. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL TO BE FILED WITH THE APPROVED PLANS. MIXING VALVE (CONTAINING INFORMATION FOR MAINTAINING APPLIANCES, SELECTED BY OWNER 28 SOLID SURFACE COUNTER TOP ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION. 19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD CGC 4.410.1 FRAME FLOOR CONSTRUCTION CONTAINING CONCEALED 14 SUB -ZERO PRO REFRIGERATOR43 29 SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW 10. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO THE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BE BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE WATER CLOSET TO BE 30" MIN WIDE WITH INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE COVERED CGC 4.504.1 GUARDRAIL DOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULD 24" IN FRONT OF TOILET. LOW FLUSH 146 SU -ZERO 24 " UNDER COUNTER I30 DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY TOILETS 1.28 GALLONS PER FLUSH EQUAL AREAS. PER CBC. SELECTED OWNER FLOOR PLAN KEY NOTES XX I SYMBOL 1 LINE OF CABINET(S) ABOVE 16 DISHWASHER AS SELECTED BY OWNER 32 LOW LINEN 48 2 CABINETS)17 Total Building TRASH RECYCLING BIN 33 LINE OF STAIR Deck 2 Ft. Third Level 49 3 OPEN SHELVES 18 DIRECT VENT TERMINATION CAP 34 SHELF AND POLE 4 BUILT-IN MILLWORK50 19 PREFABRICATED METAL FIREPLACE 35 DOUBLE SHELF AND POLE FMI MODEL 36 GAS BURNING 51 5 KITCHEN ISLAND OR APPROVED EQUAL, ICC ESR -2316. INSTALL 36 LAVATORY IN ACCORDANCE WITH THE MANUFACTURER'S 52 6 PANTRY WITH SHELVES PUBLISHED INSTALLATION INSTRUCTION, AND 36B PEDESTAL SINK APPLICABLE CODES 53 7 BROOM CLOSET 37 FREE STANDING TUB 20 FIREPLACE HEARTH 54 8 30" FARM HOUSE SINK WITH 38 MUDSET CERAMIC TILE SEAT GARBAGE DISPOSAL 21 STONE VENEER 55 39 HOT MOPPED SHOWER PAN WITH MUDSET 9 WOLF 48" GAS RANGE /OVEN 22 STONE TRIM CERAMIC TILED WAINSCOT TO 84" AFF W/ 56 AS SELECTED BY OWNER PRESSURE BALANCE THERMOSTATIC 23 EXTERIOR FINISH OPENING MIXING VALVE 57 10 VENT HOOD TO OUTSIDE AIR 24 FLAT DRYWALL OPENING 40 BUILT-IN SOAP NICHE 11 WOLF BUILT-IN OVEN AS 58 SELECTED BY OWNER 25 FLAT CASED OPENING 41 TEMPERED GLASS SHOWER DOOR 12 HEARTH OVEN W/ WARMING DRAWER59 26 3" THICK WOOD SHELVES 42 TUB / SHOWER WITH MUDSET AS SELECTED BY OWNER CERAMIC TILED WAINSCOT WITH 27 DECORATIVE WOOD BEAMS PRESSURE BALANCE THERMOSTATIC 60 13 WOLF MICROWAVE OVEN AS MIXING VALVE SELECTED BY OWNER 28 SOLID SURFACE COUNTER TOP 61 MEDICINE CABINET 14 SUB -ZERO PRO REFRIGERATOR43 29 HANDRAIL SELECTED BY OWNER 44 WATER CLOSET TO BE 30" MIN WIDE WITH 62 GUARDRAIL 24" IN FRONT OF TOILET. LOW FLUSH 146 SU -ZERO 24 " UNDER COUNTER I30 TOILETS 1.28 GALLONS PER FLUSH SELECTED OWNER 31 LOW WALL 63 45 BAR SINK 15A PERLICK WINE REFRIGERATOR 46 LAUNDRY SINK 64 15B PERLICK 24" BEVERAGE CENTER 47 WASHER SPACE. PROVIDE RECESSED HOT AND 15C PERLICK 15" ICE MAKER COLD WATER BIBBS, PROVIDE FLOOR DRAIN. DRYER SPACE. PROVIDE DRYER VENT TO OUTSIDE AIR PER CMC INSTANTANEOUS TANKLESS WATER HEATER MECHANICAL EQUIPMENT TRENCH DRAIN ATTIC ACCESS ROOF ACCESS LINE OF FLOOR ABOVE FLOOR DRAIN ROOF DRAIN STUCCO OVER CMU WALL REFER TO LANDSCAPE PLANS 42" HIGH MINIMUM GUARDRAIL WALL STUCCO OVER WOOD FRAMED MECHANICAL SCREEN WALL BUILT-UP ROOFING AT MECHANICAL WELL ROOF MOUNTED AC UNIT REFER TO MECHANICAL PLANS STONE PAVER OVER CONCRETE SLAB BASE REFER TO CIVIL AND LANDSCAPE PLANS IPE WOOD LANDING REFER TO LANDSCAPE PLANS 6' TALL IPE WOOD FENCE REFER TO LANDSCAPE PLANS ONE HOUR CONSTRUCTION LOW WALL 2 X 4 STUD WALL 2 X 6 STUD WALL 2 X 8 STUD WALL A D<:> B C Interior Elevation Key SCALE: 1/4" = 1'-0" Area Tabulation Living Area Main Level Living Second Level Living Third Level Living 865 Sq. 1,341 Sq. 269 Sq. Ft. Ft. Ft. Total Living 2,475 Sq. Ft. 2 Car Garage 519 Sq. Ft. Total Building 2,994 Sq. Ft. Second Level Deck 170 Sq. Ft. Third Level Covered Deck 302 Sq. Ft. Roof Deck 425 Sq. Ft. BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: Q12-14-17 Building Department Comments Q02-02-18 Building Department Comments ritnerIGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 17001 PROJECT CAD FILE: 17001 -PLN -FLOOR SHEET TITLE: SECOND LEVEL FLOOR PLAN C SHEET NUMBER: E E O U A202 CL N 0 t� C 'O PLOT REFERENCE DATE: 01-09-18 m 23 z O ry 1 z LL1 U O CEDAR STREET F 1-4.2 E D C B 1-4.2 69'-7" I I I I 2'-6" 6-3" 8'-0" 4'-9" 16-0" 32'-1" 10'-72" I 21,_62., I I 52 3,_6, 2'-72' 3,_7„ 52' I Property Line N3,`_729'10"975.00'__ I I --- 1 1 I H - 1 I I y 1-4.3 I I c I I I J I I I Y OI Q I I� `o M 0 I LL I 11a 15,_0„ L I N cl o __ ------ _ = 60 M C L - CC rn p I L -T111 - o� NI Roof 13,_� 1,_11, ------ -12" N 9„ �,_6„ 2LO 6.0„ c N ^ O D3 �05 "' Ilr - _Ili Terrace I`iOV�re 11, D301 - r� Y 4,_2„ 4,_1„ 1 Z N ,�.t1 `O D303 W302 LOT 7 N tL.iO LIV � lO T�N N 61 I I I 1-4.3 c� �� 9 VO1ICIg Sloe 11i�e Slope 366 55 U m 1% 55 1 c7 61 a 2 I Z 11 C FF - - -1-I - rt -IT- - - - 11 53 �� a Vol Clg - - iM m I 31 15B T11 D304 Wood 302 i� V -4l 11 2' a 56 19 „ ath ' 58 Vol ® N 0O LO J ' 11 ---- -- of `1N - I I\ 11 �N /\xx (V //x\�� 1� , III 2,_6„ 4'-52 N I L------------------------�N--------�-----------_--_. ---- -- --------- ------------ - - - - ----------------------- ------------- - - - - - - -- ---------___----- ----- -- -- I- b x r Y 5'-0' Setback N 304 W304 303 2 0 59 I M U) 28 n -- -- -- - 8 -- -- - -- -- -- -- -- -- - -- -- - -- - -- - '------------ ' ® N3 2 Vrte 75.00' I 2 I 8,_0„ 2'-82' 9'-22' 11 I 12,_421„ 6,_01„ 5,_51„ 5'-1" V-6" T-7" 2 T-7" 11 _11„ 2 I67,_1„ LqT 5 1 1 I I I I I I I 1 1 I I I I I I I I Third Level - Floor Plan FLOOR PLAN NOTES 1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH 11, VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN 32 om THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL 58 N 20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST TRASH RECYCLING BIN ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND LINE OF STAIR 4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER. N SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON Ft. om PER CMC. 49 MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND OPEN SHELVES 18 DIRECT VENT TERMINATION CAP 34 SHALL BE EQUIPPED WITH A BATTERY BACK UP. 12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19% 21. FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OTHER CRC R314 & CRC R315.3 BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE COMPONENTS SHALL BE LISTED AND INSTALLED IN 4 W301 0' CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS ACCORDANCE WITH THEIR LISTING AND MANUFACTURER ' tj ROOMS CONTAINING BATHTUBS SHOWERS SPAS AND SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF O Z. -------------- SIMILAR FIXTURES SHALL BE PROVIDED WITH AN ----- WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. --- KITCHEN ISLAND EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 Cfm OR APPROVED EQUAL, ICC ESR -2316. INSTALL THE MOISTURE CONTENT MUST BE DETERMINED BY THE 22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE O _, N CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC TERMINATION OF THE FACTORY -BUILT CHIMNEYS EXCEPT 52 SECTION 4.505.3 WHERE SUCH SHROUDS ARE LISTED AND LABELED - --- -------_ --------------- '. ------------ ------------- --' FOR USE WITH THE SPECIFIC FACTORY -BUILT CHIMNEY PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE 13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH CONTROLS. PER CPC. 7 DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A MANUFACTURER'S INSTALLATION INSTRUCTION. 37 FREE STANDING TUB HUMIDISTAT. CGC 4.506.1 CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE 4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS FIREPLACE HEARTH PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE 54 OF WATER PER FLUSH, LAVATORIES FAUCETS 14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS 38 NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN MANDATORY MEASURES. 21 FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI, IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM 55 SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303 1, 43„ 11-4 4 23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESS HOT MOPPED SHOWER PAN WITH MUDSET 9 17 THAN 1,024 Sq In (7.1 Sq. FtL) OF FLOOR AREA, AND A MINIMUM �:N WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER 15. PROVIDE NON -REMOVABLE BACKFLOW PREVENTION OF 30 INCH DIAMETER CIRCLE. PER CPC 408.6 29 HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC. PRESSURE BALANCE THERMOSTATIC EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL 23 EXTERIOR FINISH OPENING BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME. 16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE VENT HOOD TO OUTSIDE AIR CGC 4.303.2 AT WATER HEATERS. PER CPC. 6. LANDSCAPE IRRIGATION WATER USE SHALL HAVE 17. HEATING AND AC SHALL BE SIZED AND SELECTED BY 40 BUILT-IN SOAP NICHE WEATHER BASED CONTROLLERS. CGC 4.304.1 11 ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT. J� 7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION FLAT CASED OPENING OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2 TEMPERED GLASS SHOWER DOOR DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED F] 18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED HEARTH OVEN W/ WARMING DRAWER59 26 3" THICK WOOD SHELVES 42 CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE 8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE J CERAMIC TILED WAINSCOT WITH RECYCLED. CGC 4.408.1 �I AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION 27 DECORATIVE WOOD BEAMS PRESSURE BALANCE THERMOSTATIC 51 13 9. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL cn�v TO BE FILED WITH THE APPROVED PLANS. rF-fi�-�firL� (CONTAINING INFORMATION FOR MAINTAINING APPLIANCES, SELECTED BY OWNER �T SOLID SURFACE COUNTER TOP ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION. 19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD u `IN m CGC 4.410.1 p- CI 14 SUB -ZERO PRO REFRIGERATOR43 29 SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW -1N DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO L .L . 0� OTF 7 E - _ WATER CLOSET TO BE 30" MIN WIDE WITH lV Ln GUARDRAIL DOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULD 24" IN FRONT OF TOILET. LOW FLUSH Y11 SU -ZERO 24 " UNDER COUNTER REFRIG DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY Slope M '�� SELECTED OWNER A�//rill LOW WALL i 63 o li 15A PERLICK WINE REFRIGERATOR al 1 iv /..\III LAUNDRY SINK x,// 05 o p li LL 47 WASHER SPACE. PROVIDE RECESSED HOT AND 15C PERLICK 15" ICE MAKER COLD WATER BIBBS, PROVIDE FLOOR DRAIN. /��\/,�x�\II 2 `i o 35 -IN M LL N 2 14B 45 o e 16 N AN 30 I I --- 1 1 I H - 1 I I y 1-4.3 I I c I I I J I I I Y OI Q I I� `o M 0 I LL I 11a 15,_0„ L I N cl o __ ------ _ = 60 M C L - CC rn p I L -T111 - o� NI Roof 13,_� 1,_11, ------ -12" N 9„ �,_6„ 2LO 6.0„ c N ^ O D3 �05 "' Ilr - _Ili Terrace I`iOV�re 11, D301 - r� Y 4,_2„ 4,_1„ 1 Z N ,�.t1 `O D303 W302 LOT 7 N tL.iO LIV � lO T�N N 61 I I I 1-4.3 c� �� 9 VO1ICIg Sloe 11i�e Slope 366 55 U m 1% 55 1 c7 61 a 2 I Z 11 C FF - - -1-I - rt -IT- - - - 11 53 �� a Vol Clg - - iM m I 31 15B T11 D304 Wood 302 i� V -4l 11 2' a 56 19 „ ath ' 58 Vol ® N 0O LO J ' 11 ---- -- of `1N - I I\ 11 �N /\xx (V //x\�� 1� , III 2,_6„ 4'-52 N I L------------------------�N--------�-----------_--_. ---- -- --------- ------------ - - - - ----------------------- ------------- - - - - - - -- ---------___----- ----- -- -- I- b x r Y 5'-0' Setback N 304 W304 303 2 0 59 I M U) 28 n -- -- -- - 8 -- -- - -- -- -- -- -- -- - -- -- - -- - -- - '------------ ' ® N3 2 Vrte 75.00' I 2 I 8,_0„ 2'-82' 9'-22' 11 I 12,_421„ 6,_01„ 5,_51„ 5'-1" V-6" T-7" 2 T-7" 11 _11„ 2 I67,_1„ LqT 5 1 1 I I I I I I I 1 1 I I I I I I I I Third Level - Floor Plan FLOOR PLAN NOTES 1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH 11, VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN 32 LOW LINEN THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL 2 SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND 20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST TRASH RECYCLING BIN ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND LINE OF STAIR 4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER. Deck SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON Ft. AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2 PER CMC. 49 MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND OPEN SHELVES 18 DIRECT VENT TERMINATION CAP 34 SHALL BE EQUIPPED WITH A BATTERY BACK UP. 12. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19% 21. FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OTHER CRC R314 & CRC R315.3 BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE COMPONENTS SHALL BE LISTED AND INSTALLED IN 4 BUILT-IN MILLWORK 19 CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS ACCORDANCE WITH THEIR LISTING AND MANUFACTURER 2. ROOMS CONTAINING BATHTUBS SHOWERS SPAS AND SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF INSTRUCTIONS. FMI MODEL 36 GAS BURNING SIMILAR FIXTURES SHALL BE PROVIDED WITH AN WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION. 5 KITCHEN ISLAND EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 Cfm OR APPROVED EQUAL, ICC ESR -2316. INSTALL THE MOISTURE CONTENT MUST BE DETERMINED BY THE 22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE CBC 1203.4.2.1, CMC T44 CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC TERMINATION OF THE FACTORY -BUILT CHIMNEYS EXCEPT 52 SECTION 4.505.3 WHERE SUCH SHROUDS ARE LISTED AND LABELED 3. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH 36B PEDESTAL SINK FOR USE WITH THE SPECIFIC FACTORY -BUILT CHIMNEY PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE 13. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH CONTROLS. PER CPC. 7 DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A MANUFACTURER'S INSTALLATION INSTRUCTION. 37 FREE STANDING TUB HUMIDISTAT. CGC 4.506.1 CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE 4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS FIREPLACE HEARTH PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE 54 OF WATER PER FLUSH, LAVATORIES FAUCETS 14. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS 38 NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN MANDATORY MEASURES. 21 FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI, IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM 55 SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303 R4.2 INSULATION. CGC 5.507.1 23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESS HOT MOPPED SHOWER PAN WITH MUDSET 9 WOLF 48" GAS RANGE /OVEN THAN 1,024 Sq In (7.1 Sq. FtL) OF FLOOR AREA, AND A MINIMUM 5. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER 15. PROVIDE NON -REMOVABLE BACKFLOW PREVENTION OF 30 INCH DIAMETER CIRCLE. PER CPC 408.6 AS SELECTED BY OWNER HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC. PRESSURE BALANCE THERMOSTATIC EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL 23 EXTERIOR FINISH OPENING BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME. 16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE VENT HOOD TO OUTSIDE AIR CGC 4.303.2 AT WATER HEATERS. PER CPC. 6. LANDSCAPE IRRIGATION WATER USE SHALL HAVE 17. HEATING AND AC SHALL BE SIZED AND SELECTED BY 40 BUILT-IN SOAP NICHE WEATHER BASED CONTROLLERS. CGC 4.304.1 11 ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT. THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONE 7. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION FLAT CASED OPENING OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2 TEMPERED GLASS SHOWER DOOR DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED 65% OF THE ETo. (TIER 1) 18. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED HEARTH OVEN W/ WARMING DRAWER59 26 3" THICK WOOD SHELVES 42 CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE 8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE CHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETE CERAMIC TILED WAINSCOT WITH RECYCLED. CGC 4.408.1 AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION 27 DECORATIVE WOOD BEAMS PRESSURE BALANCE THERMOSTATIC FORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICAL 13 9. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL TO BE FILED WITH THE APPROVED PLANS. MIXING VALVE (CONTAINING INFORMATION FOR MAINTAINING APPLIANCES, SELECTED BY OWNER 28 SOLID SURFACE COUNTER TOP ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION. 19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD CGC 4.410.1 FRAME FLOOR CONSTRUCTION CONTAINING CONCEALED 14 SUB -ZERO PRO REFRIGERATOR43 29 SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW 10. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO THE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BE BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE WATER CLOSET TO BE 30" MIN WIDE WITH INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE COVERED CGC 4.504.1 GUARDRAIL DOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULD 24" IN FRONT OF TOILET. LOW FLUSH 14B SU -ZERO 24 " UNDER COUNTER REFRIG DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY TOILETS 1.28 GALLONS PER FLUSH EQUAL AREAS. PER CBC. SELECTED OWNER FLOOR PLAN KEY NOTES XX I SYMBOL I II I I I I 1T-621 I I I I ' I I I I I I I ' 1 ' I I I ' I ' I �I � I 1 I 1 I � 1 I I 1 LINE OF CABINET(S) ABOVE 16 DISHWASHER AS SELECTED BY OWNER 32 LOW LINEN 48 2 CABINET(S) 17 TRASH RECYCLING BIN 33 LINE OF STAIR Deck 170 Sq. Ft. Third Level 49 3 OPEN SHELVES 18 DIRECT VENT TERMINATION CAP 34 SHELF AND POLE 50 4 BUILT-IN MILLWORK 19 PREFABRICATED METAL FIREPLACE 35 DOUBLE SHELF AND POLE FMI MODEL 36 GAS BURNING 51 5 KITCHEN ISLAND OR APPROVED EQUAL, ICC ESR -2316. INSTALL 36 LAVATORY IN ACCORDANCE WITH THE MANUFACTURER'S 52 6 PANTRY WITH SHELVES PUBLISHED INSTALLATION INSTRUCTION, AND 36B PEDESTAL SINK APPLICABLE CODES 53 7 BROOM CLOSET 37 FREE STANDING TUB 20 FIREPLACE HEARTH 54 8 30" FARM HOUSE SINK WITH 38 MUDSET CERAMIC TILE SEAT GARBAGE DISPOSAL 21 STONE VENEER 55 39 HOT MOPPED SHOWER PAN WITH MUDSET 9 WOLF 48" GAS RANGE /OVEN 22 STONE TRIM CERAMIC TILED WAINSCOT TO 84" AFF W/ 56 AS SELECTED BY OWNER PRESSURE BALANCE THERMOSTATIC 23 EXTERIOR FINISH OPENING MIXING VALVE 57 10 VENT HOOD TO OUTSIDE AIR 24 FLAT DRYWALL OPENING 40 BUILT-IN SOAP NICHE 11 WOLF BUILT-IN OVEN AS 58 SELECTED BY OWNER 25 FLAT CASED OPENING 41 TEMPERED GLASS SHOWER DOOR 12 HEARTH OVEN W/ WARMING DRAWER59 26 3" THICK WOOD SHELVES 42 TUB / SHOWER WITH MUDSET AS SELECTED BY OWNER CERAMIC TILED WAINSCOT WITH 27 DECORATIVE WOOD BEAMS PRESSURE BALANCE THERMOSTATIC 60 13 WOLF MICROWAVE OVEN AS MIXING VALVE SELECTED BY OWNER 28 SOLID SURFACE COUNTER TOP 61 MEDICINE CABINET 14 SUB -ZERO PRO REFRIGERATOR43 29 HANDRAIL SELECTED BY OWNER 44 WATER CLOSET TO BE 30" MIN WIDE WITH 62 30 GUARDRAIL 24" IN FRONT OF TOILET. LOW FLUSH 14B SU -ZERO 24 " UNDER COUNTER REFRIG TOILETS 1.28 GALLONS PER FLUSH SELECTED OWNER 31 LOW WALL 63 45 BAR SINK 15A PERLICK WINE REFRIGERATOR 46 LAUNDRY SINK 64 15B PERLICK 24" BEVERAGE CENTER 47 WASHER SPACE. PROVIDE RECESSED HOT AND 15C PERLICK 15" ICE MAKER COLD WATER BIBBS, PROVIDE FLOOR DRAIN. DRYER SPACE. PROVIDE DRYER VENT TO OUTSIDE AIR PER CMC INSTANTANEOUS TANKLESS WATER HEATER MECHANICAL EQUIPMENT TRENCH DRAIN ATTIC ACCESS ROOF ACCESS LINE OF FLOOR ABOVE FLOOR DRAIN ROOF DRAIN STUCCO OVER CMU WALL REFER TO LANDSCAPE PLANS 42" HIGH MINIMUM GUARDRAIL WALL STUCCO OVER WOOD FRAMED MECHANICAL SCREEN WALL BUILT-UP ROOFING AT MECHANICAL WELL ROOF MOUNTED AC UNIT REFER TO MECHANICAL PLANS STONE PAVER OVER CONCRETE SLAB BASE REFER TO CIVIL AND LANDSCAPE PLANS IPE WOOD LANDING REFER TO LANDSCAPE PLANS 6' TALL IPE WOOD FENCE REFER TO LANDSCAPE PLANS ONE HOUR CONSTRUCTION LOW WALL 2 X 4 STUD WALL 2 X 6 STUD WALL 2 X 8 STUD WALL A D<:> B C Interior Elevation Key SCALE: 1/4" = 1'-0" Area Tabulation Living Area Main Level Living Second Level Living Third Level Living 865 Sq. 1,341 Sq. 269 Sq. Ft. Ft. Ft. Total Living 2,475 Sq. Ft. 2 Car Garage 519 Sq. Ft. Total Building 2,994 Sq. Ft. Second Level Deck 170 Sq. Ft. Third Level Covered Deck 302 Sq. Ft. Roof Deck 425 Sq. Ft. BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: Q12-14-17 Building Department Comments Q02-02-18 Building Department Comments r i t n e r I G R 0 U P 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 17001 PROJECT CAD FILE: 17001 -PLN -FLOOR SHEET TITLE: THIRD LEVEL FLOOR PLAN C SHEET NUMBER: O U A203W CL N C 'O PLOT REFERENCE DATE: 01-09-18 m 24 CEDAR STREET z � - o F I 1-4. E D C B A Z 1-4.2 1-4.2 Al -4.1 1-4.1 Al 4 1 I I 1 1 I I 1 W I I I U I I 12 24 15 I I I I 15 I T O D4.2 7 s D4.2 D1.1 D1.2 T_T 1z Property Line N 33°29'10" E 75.00' Top of iv Top of N (----_-_- Guardrail N N N Ridge M DS EI 37.50' EI 43.00' We 5 i Top of 1 19 DS 12 DSI - 4 5 04.2 Wall 78' 12 01.1 ATTIC AREA: 1 01.2 _ H , DS �I3:12 r�11 r Hi h point - Ij to 9 p I I o f 01.1 Built -Up Roof U) Nh 2 of deck below w �' `o Q- ` I I I I I I 1 (3 3:12 sealed underneath o 1 o III with "Lifedeck AL" LL LU 1 � i L` 15 covered roof - N � - M W \ P DSI orC ESR -2701 approvedapproved equal. c N \ y 5 N NV D1.1 Top of Refer to detail -/ D1.3 M J 2'-6„ 2'-6,. --I - - - - - I� 24 - Ridge EI 38.50' I V D1.1 0 1 1 22 CO NV Roof Terrace L 28 3 \ / 9<< P� 15 RIDGE , �II �I 01.1 SII \II / II Fi _ z G LOT 7 0'� N 4.3 Top of M Sloped \ / N r FnI 23 ISoffit1/ ��E 334.53' �y(.nto 1RIDGE11141�1 RIDGE �� 16 M a - 12 Z Top of I F11 -11- / \ 1 13 ° 04.2 Wall Top of 30" x 36" EI 37.78' 25 / N Rid e XI \ 9 roof hatch, 01.2 / 29 EI 43.50' 11 concealed L ...........::._:..................:.:.:::::::: II �II 04.3 ........... . . ATTIC , 6 / M \ 01.1 panel in t & g / wood ceiling 1 AREA: 2 N 7of / / \ M Q 11'-22" Parapet 1 \ 20 EI 38.00' J - ------ - ------ Top of - I v Top of 1 `� 5 ;16 N Chimne DS Guardrail N N EI 45.50' EI 37.50' N 33 029'51 " E 75.00' Property Line i 24 12 29 26 1s 9 22 4 4 11 1z 2 23 4 1z I 04.2 04.2 01.2 01.2 01.1 01.1 D1.1 01.1 01.2 I t I 1 HR I I 2 I I LqT 5 1 1 1 1 1 1 1 I I I I I I I I I I I 1 I I I I I I Roof Plan ATTIC AREA: 1 SLATE TILE "FAIRWEATHER WAY" 10 DECORATIVE CAP DRAWN BY: VENTILATION REQUIRED: PROJECT NUMBER: 17001 PROJECT CAD FILE: CLASS "A" OVER UNDERLAYMENT ATTIC AREA = 243 SQ. FT. / 300 = COPPER METAL GUTTER TYPICAL .81 SQ. FT. X 144 = 117 SQ. IN. VENTILATION PROVIDED: 2 BUILT-UP (CLASS "A") (2) DORMER VENT -LOW PROFILE 72 SQ. IN. EA. = 144 SQ. IN. BY: O'HAGIN'S INC EXTERIOR GRADE ROOF SHEATHING SEE DETAIL 4 / D1.2 OR APPROVED EQUAL TOTAL = 144 SQ. IN. ATTIC AREA: 2 CONNECTED TO SITE DRAINAGE SYSTEM 3 STONE PAVING OVER VENTILATION REQUIRED: OVERFLOW TO BE PIPED SEPARATELY R903.4.1 DEX-O-TEX WEATHERWEAR ATTIC AREA = 106 SQ. FT. / 300 = .35 SQ. FT. X 144 = ICC ESR REPORT 1757 51 SQ. IN. VENTILATION PROVIDED: ICC - ES REPORT PMG-1212 (1) DORMER VENT -LOW PROFILE 72 SQ. IN. EA. = 72 SQ. IN. BY: O'HAGIN'S INC 15 RECESSED DECK STRIP DRAIN PER DETAIL 5 / D4.2 5 OR APPROVED EQUAL TOTAL = 72 SQ. IN. ROOF PLAN NOTES 1. CONTRACTOR SHALL VERIFY AREA OF ALL ATTIC VENTS WITH MANUFACTURER. 2. ALL ROOF SHEATHING EDGES SHALL BE BLOCKED AND NAILED PER STRUCTURAL PLANS. IN ADDITION, CONTRACTOR SHALL ALSO PROVIDE MIN. BLOCKING AND NAILING AS REQUIRED BY THE ROOFING MFR. 3. PROVIDE CLASS A ROOF WITH FIRE STOP TO PREVENT INTRUSION OF FLAMES AND EMBERS OR 1 LAYER OF No. 72 ASTM CAP SHEET 4. PROVIDE NOT LESS THAN 26 GA. GALV. FLASHING OVER No. 72 ASTM CAP SHEET. 5. ROOF GUTTERS SHALL BE PROVIDED WITH THE MEANS TO PREVENT ACCUMULATION OF LEAVES AND DEBRIS. CBC 705A.4 6. ATTIC VENTS SHALL MEET THE FOLLOWING REQUIREMENTS, CBC 1203. 7. OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH OR OTHER APPROVED MATERIAL WITH e" MINIMUM AND';' MAXIMUM OPENING. 8. 50% OF THE REQUIRED VENTILATION AREA MUST BE LOCATED AT LEAST 3 FOOT ABOVE EAVE OR CORNICE VENTS WITH THE BALANCE PROVIDED BY EAVE OR CORNICE VENTS. ROOF KEY NOTES FX -X1 SYMBOL 1 SLATE TILE "FAIRWEATHER WAY" 10 DECORATIVE CAP DRAWN BY: ICC ESR -TABLE 1 WEIGHT 11.0 (psf) PROJECT NUMBER: 17001 PROJECT CAD FILE: CLASS "A" OVER UNDERLAYMENT 11 COPPER METAL GUTTER TYPICAL BY: AMERICAN SLATE OR APPROVED EQUAL INSTALL PER MANUFACTURER SPECIFICATIONS 12 COPPER METAL DOWNSPOUT TYPICAL 2 BUILT-UP (CLASS "A") 13 ROOF DRAIN & OVERFLOW MODIFIED BITUMEN ROOFING OVER Q BY: THUNDERBIRD PRODUCTS, INC. EXTERIOR GRADE ROOF SHEATHING SEE DETAIL 4 / D1.2 1/4": 12" MINIMUM SLOPE U.N.O. ICC - ES REPORT PMG-1212 CONNECTED TO SITE DRAINAGE SYSTEM 3 STONE PAVING OVER Q OVERFLOW TO BE PIPED SEPARATELY R903.4.1 DEX-O-TEX WEATHERWEAR ROOF AND DECK COVERING 14 DECK DRAIN PER DETAIL 12 / D4.3 ICC ESR REPORT 1757 BY:THUNDERBIRD PRODUCTS, INC INSTALL PER MANUFACTURER SPECIFICATIONS ICC - ES REPORT PMG-1212 CONNECTED TO DRAINAGE SYSTEM 4 LINE OF BUILDING BELOW 15 RECESSED DECK STRIP DRAIN PER DETAIL 5 / D4.2 5 LINE OF COUNTER BELOW Q CONNECTED TO DRAINAGE SYSTEM 6 LINE OF BALCONY BELOW 16 PARAPET 7 LINE OF ROOF BELOW 17 CLOAKED VENT TILES Q BY:"OHAGIN'S MANUFACTURING, LLC" 8 26 GA GALV METAL SADDLE AT CHIMNEY ICC -ES -REPORT SBCCI-9650A 9 CHIMNEY CAP, REFER TO DETAIL 22 /D1.1 18 BALCONY RAILING 19 EXPOSED WOOD ROOF FRAMING 20 BUILT-UP CRICKET 2% MIN 21 MANUFACTURED ALUMINUM 0 30" X 36" ROOF HATCH BY:"BABCOCK - DAVIS" MODEL # BA -3630 22 ROOF MOUNTED COMPACT AC UNIT REFER TO MECHANICAL PLANS & SPECIFICATIONS ROOF LEGEND INUIUA I tJ KUUI- HI I UH ANU x: 12 DIRECTION OF ROOF SLOPE INDICATES LOCATION OF METAL DOWNSPOUT. DSL INDICATES O'HAGIN'S CLOAKED VENT STANDARD LINE FOR COMPOSITION SHINGLES OR APPROVED EQUAL. ICC -ES REPORT SBCII-9650A NET FREE AREA 72 SQ. IN. HATCHING INDICATES SOLAR READY ROOFING AREA SCALE: 1/4" = 1'-0" BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: Q12-14-17 Building Department Comments Q02-02-18 Building Department Comments ritnerIGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 17001 PROJECT CAD FILE: 17001 -PLN -FLOOR SHEET TITLE ROOF PLAN c SHEET NUMBER: E E 0 U W A301 CLN c ''E5 PLOT REFERENCE DATE: 01-09-18 M M 25 Co �" �o 14.31 TC A Height to be certified at all ridge and parapets D1.1 15 1 T T- D1.2 Maximum Building Height 43.53'/-- -- ---- J \ C 0 33 o 80 HDR o_ 10 12 io D4.1 29 T.O. 6 Sheathing ,i EL.34.03- TI fr` EL.32.95 Q 2 NF HDR 4 D4.1 = I ` T.O. Gyp Crete EL.24.87 EL.23.75 HDR -J z oo - Eo U 1 A.N.G. \ 14.53' / 14.39 FS 2 Kitchen � TO Slab D4.1 -r Section rrC'r 1 19 D4.1 D4.1 T.O. 5 T.O. Sheathing D1.1 Sheathing EL.43.00 EL.43.50 10 4 D1.1 - -----------\----- ----------- ----� 2 3 \ N 1 T.PL. LLLIEL.41.03 J Ah 19 a- y Lounge 2 4 T.O. LI Sheathing EL.34.03 r 1 0 1 11 1 14.1 it Hall Master Wic 2 3 5 14.1 28 11 TP 1411 owder 7 3 D3.1 1 -JAI Ld 14.30 TC 1 --------------------------------- 34 Q A.N.G. SCALE: 1/4" = V-0" 15 T.O. D1.2 Sheathing 1 EL.43.50 ------------ ----- 3 p T.O. 0 T.O. Sheathing Parape 31 EL.38.50 EL.38. 2 0 a E 0 4 Hatched area indicates projections within T of Property - Line required to be One Hour construction Refer to details (No openings permitted) D4.1 34 Section "A" 4 D1.1 T.PL EL 41 03 c I J 2 a`I 31 T.O. Sheathing EL.34.03 EL.32.95 HDR 5 Hatched area D4.3 indicates projections 20( ihN within T of Property Line required to be One Hour construction Refer to details 8 (No openings permitted re 4.3 -0- EL, 24.8.7 EL.23.75 I HDR 28 I m 4 N " A.N.G. 14.53' Kitchen TO Slab EL 15 00' 14.30 TC 18 6D-4.1 Section "Brr D4.1 T.O. Sheathing EL.43.00 Bedroom 22 2 2 Car Garage n D1.1 D1.1 1 Height to be certified at all ridge and parapets Q Maximum Building Height 43.53' 29' L 3 GD31.1 23 7D3.1 1 T.PL. - - EL.4� 24' - R-38 d c R-19 J R-19 RAISED FLOOR R-19 d NONE E T.O. a Sheathing EL.34.03 T.PY }}�� - EL.32.95 - 4 I� HDR ---F281 4 r` 8 D4.3 �N m Hatched area UD indicates projections within T of Property Line required to be T.O. One Hour construction 25 Gyp Crete Refer to details EL.24.87$ (No openings permittec T�.23.75 EL ? 7 T.Wall 32 Kitchen T.O Slab -- - EL.15.00' a A.N.G. Gara a F.S. 14.53' 34 2 Master Wic U 2 28 2 44.1 Powder Pantry 7 5 D3.1 2 � 3 _- I I D4.1 ----_ z TF --------_-] ---- - 0 U = 2 Car_ - - Garage - 'T n - sI trash trash Tr-� II //-�Jx III x I -- - --------1-/-\_1 SCALE: 1/4" = 1'-0" 131 I I 4 Hatched area Q indicates projections 8 within T of Property Line required to be D4.3 One Hour construction Refer to details 3 (No openings permitted) D4.1 T.Wall EL.20.33 32 \ A•N•G. 14.53' 34� Q 14.23 TC SCALE: 1/4" = 1'-0" SECTION KEY NOTES OX SYMBOL 1. TYPICAL ROOF ASSEMBLY: A: SLATE ROOF TILE "FAIRWEATHER WAY" B: ICC -ESR REPORT # C: TABLE 1 TILE WEIGHT 11.0 psf D: UNDERLAYMENT E: PLYWOOD SHEETING MATERIAL GLUED AND SCREWED. THICKNESS PER STRUCTURAL ENGINEER 2. TYPICAL FLOOR /CEILING ASSEMBLY A: FLOOR FINISH: SEE PLAN B: GYPCRETE C: SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED THICKNESS PER STRUCTURAL ENGINEER D: FLOOR JOISTS PER STRUCTURAL ENGINEER E: 2x WOOD FURRING (WHERE OCCURS). F: 5/8" GYPSUM WALLBOARD ( TYPE "X" WHERE REQUIRED) 3. TYPICAL DECK /CEILING ASSEMBLY A: STONE PAVERS OVER FULL MORTAR BED B: SLOPED EPS DECK SYSTEM C: ELASTOMERIC SHEET WATERPROOFING D: SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED THICKNESS PER STRUCTURAL ENGINEER E: DECK JOIST PER STRUCTURAL ENGINEER 4. TYPICAL EXTERIOR WALL ASSEMBLY A: SMOOTH STUCCO FINISH B: STONE VENEER WHERE OCCURS C: WIRE LATH OVER MIN. 2 LAYERS GRADE "D" BUILDING PAPER D: PLYWOOD SHEATHING OR SHEAR PANELS WHERE INDICATED ON STRUCTURAL PLANS E: 2x WALL FRAMING WITH INSULATION PER TITLE 24 CALCULATIONS F: 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED) 5. TYPICAL INTERIOR WALL ASSEMBLY A: 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED) EACH SIDE B: 2x WOOD FRAMING PER STRUCTURAL PLANS 6. TYPICAL STAIR ASSEMBLY A: CONTINUOUS HANDRAIL SECURELY FASTENED TO WALL AT 36" MAXIMUM AND 34" MINIMUM ABOVE TREAD AT NOSING B: FINISH MATERIAL PER PLAN C: 5/8" THICK RISERS D: 1 1/8" THICK TREADS E: MINIMUM (3) 2 x 12 STRINGERS AT STRAIGHT RUN F: (1) 2 x 8 AT FRONT AND BACK OF TREADS AT RADIAL RUN G: 2 x 8 JOISTS AT 16" O.C. MINIMUM AT LANDING. REFER TO STRUCTURAL DRAWINGS H: POSITIVE CONNECTION TO FLOOR. REFER TO STRUCTURAL PLANS FOR CONNECTION. I: 5/8" GYPSUM BOARD (TYPE "X" WHERE REQUIRED) AT WALLS AND CEILINGS OF ALL USABLE AREA UNDER STAIR 7 CONCRETE SLAB. SEE STRUCTURAL DWGS. 8 2x WOOD FRAMING 9 WOOD I -JOISTS. SEE STRUCTURAL DWGS 10 WOOD CONVENTONAL FRAMED ROOF. SEE STRUCTURAL DRAWINGS. 11 2x CEILING JOIST 12 BUILT-UP ROOFING OVER ROOF FRAMING 13 PLYWOOD ROOF SHEATHING. SEE STRICT. DWGS. RADIANT BARRIER TO BE INSTALLED PER TITLE 24, REFER TO SHEET T-24.MM FOR INSTALLATION METHODS 14 SLATE ROOF SHINGLES 15 STEEL - CLAD FASCIA DETAILING 16 2 x T&G FLOOR SHEATHING 17 STEEL BEAMS WRAPPED IN WOOD 18 EXPOSED RAFTER TAIL 19 INSULATION, SEE TITLE 24 20 RIGID INSULATION 21 RADIANT BARRIER SILVER SHIELD BY FI -FOIL COMPANY OR APPROVED EQUAL. RADIANT BARRIER MUST BE TESTED ACCORDING TO ASTM C-1371 OR ASTM E 408 AND MUST BE CERTIFIED BY THE DEPARTMENT OF CONSUMER AFFAIRS. REFER TO SHEET T-24.MM FOR INSTALLATION METHODS AND NOTES 22 COPPER GUTTER/ DOWNSPOUT 23 WOOD GUARDRAIL DETAILING WITH HORIZONTAL STAINLESS STEEL CABLE RAILING - PER DETAIL 121 D4.2 24 WOOD SIDING 25 WOOD DETAILING 26 WOOD CEILING / SOFFIT / FALSE CEILING BEAMS REFER TO REFLECTED CEILING PLANS 27 DRYWALL CEILING / SOFFIT REFER TO REFLECTED CEILING PLANS TYPICAL 28 WOOD DOORS & WINDOWS 29 STEEL DOORS & WINDOWS 30 SOLID SURFACE STONE TOP 31 STONE TILE WALL CAP 32 STONE VENEER OVER CMU WALL CONSTRUCTION 33 BUILT - IN CABINETRY QeUNDER SLAB MECHANICAL DUCT BY: "AKDUCT" ICC -ES REPORT # PMG-1023 REFER TO MECHANICAL PLANS SECTION NOTES 1. REFER TO STRUCTURAL ENGINEE DRAWINGS. 2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERING DRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION. 3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB FLOOR SHEATHING MATERIAL. FF INSULATION SCHEDULE CEILING R-38 EXTERIOR WALL - 2x8 R-19 EXTERIOR WALL - 2x6 R-19 RAISED FLOOR R-19 SLAB EDGE NONE DUCT R-6 c. . 1�'�'�►�-_.ori■■■It�ri■F7��10ATAI■��■rasp �I � / A11 11�►-' Ili • • � - II III II iml■-�■nn■-i: Master Wic U 2 28 2 44.1 Powder Pantry 7 5 D3.1 2 � 3 _- I I D4.1 ----_ z TF --------_-] ---- - 0 U = 2 Car_ - - Garage - 'T n - sI trash trash Tr-� II //-�Jx III x I -- - --------1-/-\_1 SCALE: 1/4" = 1'-0" 131 I I 4 Hatched area Q indicates projections 8 within T of Property Line required to be D4.3 One Hour construction Refer to details 3 (No openings permitted) D4.1 T.Wall EL.20.33 32 \ A•N•G. 14.53' 34� Q 14.23 TC SCALE: 1/4" = 1'-0" SECTION KEY NOTES OX SYMBOL 1. TYPICAL ROOF ASSEMBLY: A: SLATE ROOF TILE "FAIRWEATHER WAY" B: ICC -ESR REPORT # C: TABLE 1 TILE WEIGHT 11.0 psf D: UNDERLAYMENT E: PLYWOOD SHEETING MATERIAL GLUED AND SCREWED. THICKNESS PER STRUCTURAL ENGINEER 2. TYPICAL FLOOR /CEILING ASSEMBLY A: FLOOR FINISH: SEE PLAN B: GYPCRETE C: SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED THICKNESS PER STRUCTURAL ENGINEER D: FLOOR JOISTS PER STRUCTURAL ENGINEER E: 2x WOOD FURRING (WHERE OCCURS). F: 5/8" GYPSUM WALLBOARD ( TYPE "X" WHERE REQUIRED) 3. TYPICAL DECK /CEILING ASSEMBLY A: STONE PAVERS OVER FULL MORTAR BED B: SLOPED EPS DECK SYSTEM C: ELASTOMERIC SHEET WATERPROOFING D: SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED THICKNESS PER STRUCTURAL ENGINEER E: DECK JOIST PER STRUCTURAL ENGINEER 4. TYPICAL EXTERIOR WALL ASSEMBLY A: SMOOTH STUCCO FINISH B: STONE VENEER WHERE OCCURS C: WIRE LATH OVER MIN. 2 LAYERS GRADE "D" BUILDING PAPER D: PLYWOOD SHEATHING OR SHEAR PANELS WHERE INDICATED ON STRUCTURAL PLANS E: 2x WALL FRAMING WITH INSULATION PER TITLE 24 CALCULATIONS F: 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED) 5. TYPICAL INTERIOR WALL ASSEMBLY A: 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED) EACH SIDE B: 2x WOOD FRAMING PER STRUCTURAL PLANS 6. TYPICAL STAIR ASSEMBLY A: CONTINUOUS HANDRAIL SECURELY FASTENED TO WALL AT 36" MAXIMUM AND 34" MINIMUM ABOVE TREAD AT NOSING B: FINISH MATERIAL PER PLAN C: 5/8" THICK RISERS D: 1 1/8" THICK TREADS E: MINIMUM (3) 2 x 12 STRINGERS AT STRAIGHT RUN F: (1) 2 x 8 AT FRONT AND BACK OF TREADS AT RADIAL RUN G: 2 x 8 JOISTS AT 16" O.C. MINIMUM AT LANDING. REFER TO STRUCTURAL DRAWINGS H: POSITIVE CONNECTION TO FLOOR. REFER TO STRUCTURAL PLANS FOR CONNECTION. I: 5/8" GYPSUM BOARD (TYPE "X" WHERE REQUIRED) AT WALLS AND CEILINGS OF ALL USABLE AREA UNDER STAIR 7 CONCRETE SLAB. SEE STRUCTURAL DWGS. 8 2x WOOD FRAMING 9 WOOD I -JOISTS. SEE STRUCTURAL DWGS 10 WOOD CONVENTONAL FRAMED ROOF. SEE STRUCTURAL DRAWINGS. 11 2x CEILING JOIST 12 BUILT-UP ROOFING OVER ROOF FRAMING 13 PLYWOOD ROOF SHEATHING. SEE STRICT. DWGS. RADIANT BARRIER TO BE INSTALLED PER TITLE 24, REFER TO SHEET T-24.MM FOR INSTALLATION METHODS 14 SLATE ROOF SHINGLES 15 STEEL - CLAD FASCIA DETAILING 16 2 x T&G FLOOR SHEATHING 17 STEEL BEAMS WRAPPED IN WOOD 18 EXPOSED RAFTER TAIL 19 INSULATION, SEE TITLE 24 20 RIGID INSULATION 21 RADIANT BARRIER SILVER SHIELD BY FI -FOIL COMPANY OR APPROVED EQUAL. RADIANT BARRIER MUST BE TESTED ACCORDING TO ASTM C-1371 OR ASTM E 408 AND MUST BE CERTIFIED BY THE DEPARTMENT OF CONSUMER AFFAIRS. REFER TO SHEET T-24.MM FOR INSTALLATION METHODS AND NOTES 22 COPPER GUTTER/ DOWNSPOUT 23 WOOD GUARDRAIL DETAILING WITH HORIZONTAL STAINLESS STEEL CABLE RAILING - PER DETAIL 121 D4.2 24 WOOD SIDING 25 WOOD DETAILING 26 WOOD CEILING / SOFFIT / FALSE CEILING BEAMS REFER TO REFLECTED CEILING PLANS 27 DRYWALL CEILING / SOFFIT REFER TO REFLECTED CEILING PLANS TYPICAL 28 WOOD DOORS & WINDOWS 29 STEEL DOORS & WINDOWS 30 SOLID SURFACE STONE TOP 31 STONE TILE WALL CAP 32 STONE VENEER OVER CMU WALL CONSTRUCTION 33 BUILT - IN CABINETRY QeUNDER SLAB MECHANICAL DUCT BY: "AKDUCT" ICC -ES REPORT # PMG-1023 REFER TO MECHANICAL PLANS SECTION NOTES 1. REFER TO STRUCTURAL ENGINEE DRAWINGS. 2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERING DRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION. 3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB FLOOR SHEATHING MATERIAL. FF INSULATION SCHEDULE CEILING R-38 EXTERIOR WALL - 2x8 R-19 EXTERIOR WALL - 2x6 R-19 RAISED FLOOR R-19 SLAB EDGE NONE DUCT R-6 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: Q12-14-17 Building Department Comments Q02-02-18 Building Department Comments ritnerlGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 17001 PROJECT CAD FILE: 17001-PLN-ELEV SHEET TITLE: BUILDING SECTIONS c SHEET NUMBER: E E 0 U A401 I CL a) c =o PLOT REFERENCE DATE: 01-09-18 m v v IV --/Q2 T.O. Chimney Height to be certified at all ridge and parapets Q2 EL.45.50 22 29 10 28 15 8 D1.1 D1.1 D1.1 T.O. D1.1 D1.1 D4.3 Sheathing 14 EL.43.50 17 Hatched area o Maximum Building m N Height 43.53' 29' indicates projections c -- - - - - -3p -- - - within Tor Property , 12 ------ 2 3 - - - - - -------- --- `-------- Line required to be One Hour construction o \ \ J / / 17 c Refer to details a ` J No openings permitted) \ EL.39.95 -- HDR - I a N O n zo T.O. o Sheathing ,.� EL.34.03 - EL.32.95 I r 4 L z r T.O. Gyp Crete EL23.75 HDR 29 � I m � I Kitchen T.O Slab / A 0 A.N.G. 14.53' 19 D4.1 Section "F" ------------------- Outdoor Living ILI oil 0 WE 0 N 33 12 a, \ / o D4.2 a` 23 -- -----i------U--emThisrep24_ - to - - I RemainlOpen F3 ! 5 / KitchenEF 23 D3.1 -77 ---------------- -"I'l '� D4.3 C 29 I I 9r,I A 14.53' 14.60 TC SCALE: 1/4" = 1'-0" Section "D" R-38 EXTERIOR WALL - 2x8 R-19 T.O. R-19 RAISED FLOOR Height to be certified at all ridge and parapets Q Sheathing DUCT R-6 Sheathing EL.43.00 10 Height to be certified at all ridge and parapets Maximum Building EL.43.00 D1.1 T.O. d c Sheathing T r_D1.1 EL.43.50 28 Maximum Building 1 Y EL.39.9 D1.2 HDR HDR Height 43.53' N I in rn -17 - --- ---- ---------- ------- ---- ---- Sheathing 15 EL.34.03 I T.PL. A.95 12 a3 EV I - -- HDR IT 33 29 ao -I 15 T O.BEAM 24 T.O. Gyp Crete 1 25 c EL.41207 A _ o / {, I �' EL. 39.95 39 95 0 Ha i a HDR HDR - t 15 30 E UtOI r "`I� i � LIVIn 3'I 4 A �`� r` iv I I T.O. I T.O. Sheathing 15 Sheathing ,i EL.34,03- - T�.PL. I I - EL.34A._ 3 Y , �1 -� i� Y - EL.32.95 - 1 I HDR 29 Master Bath `O D1.1 2 I 24 I 9 T.O. Gyp Crete 25 HDR 20.33 TW t v III 29 �\ 29 1'Im / 141 33 I 32 / II 6 II II�,�I* j 00 _N �^ ---= III F I� ',I Kitchen r 14.73 EG COUrt DTII p iIi Ill I, III II, III II IIII . LllLLI lI II,1 j ,1111 III, 7 �ll III Il p l l I A.N.G. Kitchen Ldli II II I� 14.53' T.O SlabI / h -- V0 / 14.50TC 7 A.N.G. 18 14.53' 4 D3.2 34 D4.1 2L Section "D" m N Section "E" SIN r r; EL23.75 1 HDR 29 20.33 TW I/ 32 14.80 EG Kitchen T.O Slab EL.15.00' ,ourt T.O. Chimney EL.45.50 10 2810 T.O. Sheathing )1.1 D1.1 EL.43.50 0 N Master Bath F-91 1 30 1 Kitchen 01I111I'_IME R-38 EXTERIOR WALL - 2x8 R-19 T.O. R-19 RAISED FLOOR R-19 IM Sheathing DUCT R-6 EL.43.00 Height to be certified at all ridge and parapets Maximum Building 17 1 Height 43.53' d c T Y EL.39.9 - HDR HDR N I in rn T.O. Sheathing 15 EL.34.03 I T.PL. A.95 EV I - -- HDR IT 33 29 ao -I 15 24 T.O. Gyp Crete 1 25 _ 7 PL. m N Section "E" SIN r r; EL23.75 1 HDR 29 20.33 TW I/ 32 14.80 EG Kitchen T.O Slab EL.15.00' ,ourt T.O. Chimney EL.45.50 10 2810 T.O. Sheathing )1.1 D1.1 EL.43.50 0 N Master Bath F-91 1 30 1 Kitchen 01I111I'_IME R-38 EXTERIOR WALL - 2x8 R-19 EXTERIOR WALL - 2x6 R-19 RAISED FLOOR R-19 IM NONE I% 0 O o C: 133 1 / 1 18 34 D4.1 22 :D 11 SCALE: 1/4" = V-0" F jT".O.BEAM Ak Hatched area indicates projections within T of Property Line required to be One Hour construction Refer to details (No openings permitted) �N T.O. Sheathing EL.34A3 � 2929 1 A.N.G. SCALE: 1/4" = 1'-0" SECTION KEY NOTES OX SYMBOL 1. TYPICAL ROOF ASSEMBLY: A: SLATE ROOF TILE "FAIRWEATHER WAY" B: ICC -ESR REPORT # C: TABLE 1 TILE WEIGHT 11.0 psf D: UNDERLAYMENT E: PLYWOOD SHEETING MATERIAL GLUED AND SCREWED. THICKNESS PER STRUCTURAL ENGINEER 2. TYPICAL FLOOR /CEILING ASSEMBLY A: FLOOR FINISH: SEE PLAN B: GYPCRETE C: SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED THICKNESS PER STRUCTURAL ENGINEER D: FLOOR JOISTS PER STRUCTURAL ENGINEER E: 2x WOOD FURRING (WHERE OCCURS). F: 5/8" GYPSUM WALLBOARD ( TYPE "X" WHERE REQUIRED) 3. TYPICAL DECK / CEILING ASSEMBLY A: STONE PAVERS OVER FULL MORTAR BED B: SLOPED EPS DECK SYSTEM C: ELASTOMERIC SHEET WATERPROOFING D: SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED THICKNESS PER STRUCTURAL ENGINEER E: DECK JOIST PER STRUCTURAL ENGINEER 4. TYPICAL EXTERIOR WALL ASSEMBLY A: SMOOTH STUCCO FINISH B: STONE VENEER WHERE OCCURS C: WIRE LATH OVER MIN. 2 LAYERS GRADE "D" BUILDING PAPER D: PLYWOOD SHEATHING OR SHEAR PANELS WHERE INDICATED ON STRUCTURAL PLANS E: 2x WALL FRAMING WITH INSULATION PER TITLE 24 CALCULATIONS F: 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED) 5. TYPICAL INTERIOR WALL ASSEMBLY A: 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED) EACH SIDE B: 2x WOOD FRAMING PER STRUCTURAL PLANS 6. TYPICAL STAIR ASSEMBLY A: CONTINUOUS HANDRAIL SECURELY FASTENED TO WALL AT 36" MAXIMUM AND 34" MINIMUM ABOVE TREAD AT NOSING B: FINISH MATERIAL PER PLAN C: 5/8" THICK RISERS D: 1 1/8" THICK TREADS E: MINIMUM (3) 2 x 12 STRINGERS AT STRAIGHT RUN F: (1) 2 x 8 AT FRONT AND BACK OF TREADS AT RADIAL RUN G: 2 x 8 JOISTS AT 16" O.C. MINIMUM AT LANDING. REFER TO STRUCTURAL DRAWINGS H: POSITIVE CONNECTION TO FLOOR. REFER TO STRUCTURAL PLANS FOR CONNECTION. I: 5/8" GYPSUM BOARD (TYPE "X" WHERE REQUIRED) AT WALLS AND CEILINGS OF ALL USABLE AREA UNDER STAIR 7 CONCRETE SLAB. SEE STRUCTURAL DWGS. 8 2x WOOD FRAMING 9 WOOD I -JOISTS. SEE STRUCTURAL DWGS 10 WOOD CONVENTONAL FRAMED ROOF. SEE STRUCTURAL DRAWINGS. 11 2x CEILING JOIST 12 BUILT-UP ROOFING OVER ROOF FRAMING 13 PLYWOOD ROOF SHEATHING. SEE STRICT. DWGS. RADIANT BARRIER TO BE INSTALLED PER TITLE 24, REFER TO SHEET T-24.MM FOR INSTALLATION METHODS 14 SLATE ROOF SHINGLES 15 STEEL - CLAD FASCIA DETAILING 16 2 x T&G FLOOR SHEATHING 17 STEEL BEAMS WRAPPED IN WOOD 18 EXPOSED RAFTER TAIL 19 INSULATION, SEE TITLE 24 20 RIGID INSULATION 21 RADIANT BARRIER SILVER SHIELD BY FI -FOIL COMPANY OR APPROVED EQUAL. RADIANT BARRIER MUST BE TESTED ACCORDING TO ASTM C-1371 OR ASTM E 408 AND MUST BE CERTIFIED BY THE DEPARTMENT OF CONSUMER AFFAIRS. REFER TO SHEET T-24.MM FOR INSTALLATION METHODS AND NOTES 22 COPPER GUTTER/ DOWNSPOUT 23 WOOD GUARDRAIL DETAILING WITH HORIZONTAL STAINLESS STEEL CABLE RAILING - PER DETAIL 121 D4.2 24 WOOD SIDING 25 WOOD DETAILING 26 WOOD CEILING / SOFFIT / FALSE CEILING BEAMS REFER TO REFLECTED CEILING PLANS 27 DRYWALL CEILING / SOFFIT REFER TO REFLECTED CEILING PLANS TYPICAL 28 WOOD DOORS & WINDOWS 29 STEEL DOORS & WINDOWS 30 SOLID SURFACE STONE TOP 31 STONE TILE WALL CAP 32 STONE VENEER OVER CMU WALL CONSTRUCTION Q 33 BUILT - IN CABINETRY 34 UNDER SLAB MECHANICAL DUCT BY: "AKDUCT" ICC -ES REPORT # PMG-1023 REFER TO MECHANICAL PLANS SECTION NOTES 1. REFER TO STRUCTURAL ENGINEE DRAWINGS. 2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERING DRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION. 3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB FLOOR SHEATHING MATERIAL. INSULATION SCHEDULE CEILING R-38 EXTERIOR WALL - 2x8 R-19 EXTERIOR WALL - 2x6 R-19 RAISED FLOOR R-19 SLAB EDGE NONE DUCT R-6 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: Q12-14-17 Building Department Comments Q02-02-18 Building Department Comments ritnerIGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 17001 PROJECT CAD FILE: 17001-PLN-ELEV SHEET TITLE: BUILDING SECTIONS c SHEET NUMBER: E E 0 U A402 CL0 PLOT REFERENCE DATE: 01-09-18 Ib 27 T.O. Sheathing Q EL.43.50 -------- - - 12 -----25 ---�-- --o Heightt�o be c rt --- - ----- � it ified at all ridge and parapets U QI T.O. 2s D4.2 D4.2 31 Guardrail / a- EL.37.50 _ � 1 Roof Terrace l / ------------\-------------------- ----- -------i --- --- - -----------------------f T o / \ Outdoor Living L Soffit 30 EL.34.53 i / T.O. I x Sheathing EL.34103 V T III III III IL EL.32.95 I � I HDR I Master ID4.1 3 Deck I 23 N 04 2 M ter Zo D41 Master Bath Bed om 2 I T.O. I Gyp Crete EL.24.87 _ Ai T.PL. Co Section "G" �N i� HDR 1 � 29 25 \ D4.1 D4.1 T.O. Wall 3 , _ Living Room EL.17.72 D3.2 Kitchen i / TO Slab \ ------------------- A.N.G. 14.53' Infiltration Trench Drain Refer to Civil Plans 4 D1.1 ------------------------------------------------------------ 15 T.PL. 1 D1.2 She m heathin 30 EL.38.50 D1.1 r ----------------------------------------- ------------ ---- a -- q E 15 ai D1.2 T.O. Sheathing EL.34.03 T.PL. A 13.04 FL / Section "H" E�3295- HDR � I I 28 I 25 I T.O. Gyp Crete ,.L EL.24.87 I I I I �ath 3 I I 1. 27 8 Bedroom 3 5 2 A: SLATE ROOF TILE "FAIRWEATHER WAY" B: ICC -ESR REPORT # EL.2 L.23.75 i I I\ /I 25 15 D4.2 Kitchen TO Slab ,.� EL.15.00' 26 2 Car Garage 7 Garage F.S. --------14.00- ........ -- 31 2 3 5 15 D4.1 D1.1 D1.2 ------ ------------------------ ----------------- 1------------ ------- \ 12 d3 \ 32 25 D1.1 -- ------------- -- ---------------- - 3 28 1 11 �I 2 7 D4.3 \ /,\ Stair Hall T Stair =_______ Hall y U "1731 IL jo IS 5 T.O. n22 D1.1 Sheathing Y EL.43.00 R, 3 D4.1 D4.1 23 D4.1 2 131 11 Bedroom 2 28 D4.1 Maximum Building Height 43.53' 29, ----------------------- d ` T.PL. EL.41.03 T.O. -� Sheathing 15 a EL.38.50 D1.2 24 1 1 24 T.O. Sheathing .03 --- - EL.34PL T.P i EL.32.95 HDR 32 Bath 2 28 �I 25 T.O. I Gyp Crete EL.24.87 77- T.PL. , - - EL.23.75 `f I \ I 26 2 Car Garage 15 fl D4.2 � 7 Kitchen TO Slab EL.15.00' A A.N.G. 13.53 TG .n em 34^ JQ 0 I SECTION KEY NOTES OX SYMBOL 1. TYPICAL ROOF ASSEMBLY: A: SLATE ROOF TILE "FAIRWEATHER WAY" B: ICC -ESR REPORT # C: TABLE 1 TILE WEIGHT 11.0 psf D: UNDERLAYMENT E: PLYWOOD SHEETING MATERIAL GLUED AND SCREWED. THICKNESS PER STRUCTURAL ENGINEER 2. TYPICAL FLOOR /CEILING ASSEMBLY A: FLOOR FINISH: SEE PLAN B: GYPCRETE C: SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED THICKNESS PER STRUCTURAL ENGINEER D: FLOOR JOISTS PER STRUCTURAL ENGINEER E: 2x WOOD FURRING (WHERE OCCURS). F: 5/8" GYPSUM WALLBOARD ( TYPE "X" WHERE REQUIRED) 3. TYPICAL DECK / CEILING ASSEMBLY A: STONE PAVERS OVER FULL MORTAR BED B: SLOPED EPS DECK SYSTEM C: ELASTOMERIC SHEET WATERPROOFING D: SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED THICKNESS PER STRUCTURAL ENGINEER E: DECK JOIST PER STRUCTURAL ENGINEER 4. TYPICAL EXTERIOR WALL ASSEMBLY A: SMOOTH STUCCO FINISH B: STONE VENEER WHERE OCCURS C: WIRE LATH OVER MIN. 2 LAYERS GRADE "D" BUILDING PAPER D: PLYWOOD SHEATHING OR SHEAR PANELS WHERE INDICATED ON STRUCTURAL PLANS E: 2x WALL FRAMING WITH INSULATION PER TITLE 24 CALCULATIONS F: 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED) 5. TYPICAL INTERIOR WALL ASSEMBLY A: 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED) EACH SIDE B: 2x WOOD FRAMING PER STRUCTURAL PLANS 6. TYPICAL STAIR ASSEMBLY A: CONTINUOUS HANDRAIL SECURELY FASTENED TO WALL AT 36" MAXIMUM AND 34" MINIMUM ABOVE TREAD AT NOSING B: FINISH MATERIAL PER PLAN C: 5/8" THICK RISERS D: 1 1/8" THICK TREADS E: MINIMUM (3) 2 x 12 STRINGERS AT STRAIGHT RUN F: (1) 2 x 8 AT FRONT AND BACK OF TREADS AT RADIAL RUN G: 2 x 8 JOISTS AT 16" O.C. MINIMUM AT LANDING. REFER TO STRUCTURAL DRAWINGS H: POSITIVE CONNECTION TO FLOOR. REFER TO STRUCTURAL PLANS FOR CONNECTION. I: 5/8" GYPSUM BOARD (TYPE "X" WHERE REQUIRED) AT WALLS AND CEILINGS OF ALL USABLE AREA UNDER STAIR 7 CONCRETE SLAB. SEE STRUCTURAL DWGS. 8 2x WOOD FRAMING 9 WOOD I -JOISTS. SEE STRUCTURAL DWGS 10 WOOD CONVENTONAL FRAMED ROOF. SEE STRUCTURAL DRAWINGS. 11 2x CEILING JOIST 12 BUILT-UP ROOFING OVER ROOF FRAMING 13 PLYWOOD ROOF SHEATHING. SEE STRCT. DWGS. RADIANT BARRIER TO BE INSTALLED PER TITLE 24, REFER TO SHEET T-24.MM FOR INSTALLATION METHODS 14 SLATE ROOF SHINGLES SCALE: 1/4" = V-0" 15 STEEL - CLAD FASCIA DETAILING 16 2 x T&G FLOOR SHEATHING 17 STEEL BEAMS WRAPPED IN WOOD 18 EXPOSED RAFTER TAIL 19 INSULATION, SEE TITLE 24 20 RIGID INSULATION 21 RADIANT BARRIER SILVER SHIELD BY FI -FOIL COMPANY OR APPROVED EQUAL. RADIANT BARRIER MUST BE TESTED ACCORDING TO ASTM C-1371 OR ASTM E 408 AND MUST BE CERTIFIED BY THE DEPARTMENT OF CONSUMER AFFAIRS. REFER TO SHEET T-24.MM FOR INSTALLATION METHODS AND NOTES 22 COPPER GUTTER/ DOWNSPOUT 23 WOOD GUARDRAIL DETAILING WITH HORIZONTAL STAINLESS STEEL CABLE RAILING - PER DETAIL 121 D4.2 24 WOOD SIDING 25 WOOD DETAILING 26 WOOD CEILING / SOFFIT / FALSE CEILING BEAMS REFER TO REFLECTED CEILING PLANS 27 DRYWALL CEILING / SOFFIT REFER TO REFLECTED CEILING PLANS TYPICAL 28 WOOD DOORS & WINDOWS 29 STEEL DOORS & WINDOWS 30 SOLID SURFACE STONE TOP 31 STONE TILE WALL CAP 32 STONE VENEER OVER CMU WALL CONSTRUCTION 33 BUILT - IN CABINETRY 34 UNDER SLAB MECHANICAL DUCT BY: "AKDUCT" 0 ICC -ES REPORT # PMG-1023 REFER TO MECHANICAL PLANS SECTION NOTES SCALE: 1/4" = V-0" 1. REFER TO STRUCTURAL ENGINEE DRAWINGS. 2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERING DRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION. 3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB FLOOR SHEATHING MATERIAL. INSULATION SCHEDULE CEILING R-38 EXTERIOR WALL - 2x8 R-19 EXTERIOR WALL - 2x6 R-19 RAISED FLOOR R-19 SLAB EDGE NONE DUCT R-6 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: Q12-14-17 Building Department Comments Q02-02-18 Building Department Comments ritnerIGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 17001 PROJECT CAD FILE: 17001-PLN-ELEV SHEET TITLE: BUILDING SECTIONS C SHEET NUMBER: E 0 U A403 CL0 PLOT REFERENCE DATE: 01-09-18 m 22 0 60 io W Right Side Elevation 10 D1.1 20 Trench Drain Refer to Civil Plans % T.O. Sheathing EL.43.00 m W Front Elevation 22 22 D1.1 1� T.O. Chimney EL.45.50 2L Height to be certified at all ridge and parapets T.O. 10 Sheathing 2$ 22 EL.43.50 D1.1 D1.1 T 1 1-- -------- ----- ----- v3 �I. Area to remain Open Kitchen TO Slab EL.15.00' 14.78 TC 5 D1.1 IN L1 Height to be certified at all Hatched area indicates projections within Tof PropertyGO Line required to be One Hour construction Refer to details (No openings permitted) 1 13 13 T.O. Chimney Q ELA5.50 Hatched area 22 indicates projections $ within T of Property D1.1 Line required to be D4,3 One Hour construction I1011 Refer to details 29' (No openings permitted) --- 26 D1.2 T.O.BEAM EL.4� 24 24 --- BIW 16 23 T.O. Sheathing EL.34A3 y 29 DL2 25 16 23 24 17.72 TW I � --- - ------------------ A.N.G. 14.53' 29 2 SCALE: 1/4" = 1'-0" T.O. Sheathing ELA3.50 Maximum Building Height 43.53' 29' 4 D1.-- 2 6 23 1 T.PL. I 5 I EL.41.03 A T.O. T.O. D1.1 - - - Sheathing Para et _ EL.38.50 EL.38.00 \ - ----- 24 -- --------- -- --------- --- -----------I --- r m 2T.O. Sheathing EL.34.03 UL qr T.PL. EL.32.95 Y 0 'n I I I HDR 12 12 � 17 7N Co �$ T.O. 13 12 12 I Gyp Crete EL.24.P8L7� _ TAY i I I EL.23.75 1 ® D3.1 HDR I I 5 2bo 5 N m 3 D3.13 1$ Gara a F.S. 14.49 FS D3.1 D4.1 14'22' 6 T.Kitchen lab 14.55 FS -F_---- ---�- ---------- - EL.15.00' a ELEVATION 5 3 BW D1.1 D4.3 STONE / BRICK Maximum Building PROJECT CAD FILE: Height 43.53' - -- -- -- 12 �-------------------- (MIN. CLASS "A") OVER UNDERLAYMENT, (OR EQUAL) DOES NOT EXCEED 15 POUDS LPER SQ. FT. D4.2 13 BY AMERICAN SLATE OR APPROVED 20 ADHERED MASONRY VENEER SHALL COMPLY WITH THE EQUAL, INSTALL PER MANUFACTURER'S t SPECIFICATIONS AND PRINTED SECTION 6.1 AND 6.3 OF TMS 401/ACI 530/ASCE 5. INSTALLATION INSTRUCTIONS. 16 - - - - - - - - ---- STONE MORTAR: ->- BUILDING PAPER COLOR - WHITE c WIDE OVERGROUTED JOINTS WOOD TRIM: 2x WOOD TRIM J PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D" PAPER OVER ALL WOOD BASED SHEATHING AND SMOOTH STUCCO PAINTED 3 -COAT EXTERIOR PLASTER BY: MERLEX "P-100" UNDER ALL GROUT BASED MASONRY VENEERS. zo 7/8" THICK THREE -COAT PORTLAND CEMENT PLASTER D4.3 n 2 W/ SMOOTH FINISH OVER LATH AND BUILDING PAPER (PROVIDE W LAYERS OF GRADE D PAPER AT SHEAR a PROVIDE VAPOR BARRIER AROUND ALL WALL WALLS, AND WOOD SHEATHING) PENETRATIONS INCLUDING DOORS AND WINDOWS T.O. PER DETAILS GUTTERS/ 5" DIAMETER HALF ROUND COPPER GUTTERS AND heathing SEL 34.03 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY DOWNSPOUTS: DOWNSPOUTS -ALL COPPER TO BE DARK BROWN TERMINATION: PORTION OF THE BUILDING WITH IN 10'-0", BUT SHALL NOT -� -- - BE LESS THAN T ABOVE THE HIGHEST POINT WHERE / i# T.PL. THE CHIMNEY PASSES THROUGH THE ROOF. \ EL -32 95 - Q HDR 12 25 Hatched area D4.2 9 indicates projection p within T of Property 16 Line required to be `o One Hour construction Refer to details (No openings ermitted) T. .Gyp rete -� EL.24.87 - - EL.23.75 I ill 20.73R� I m W Front Elevation 22 22 D1.1 1� T.O. Chimney EL.45.50 2L Height to be certified at all ridge and parapets T.O. 10 Sheathing 2$ 22 EL.43.50 D1.1 D1.1 T 1 1-- -------- ----- ----- v3 �I. Area to remain Open Kitchen TO Slab EL.15.00' 14.78 TC 5 D1.1 IN L1 Height to be certified at all Hatched area indicates projections within Tof PropertyGO Line required to be One Hour construction Refer to details (No openings permitted) 1 13 13 T.O. Chimney Q ELA5.50 Hatched area 22 indicates projections $ within T of Property D1.1 Line required to be D4,3 One Hour construction I1011 Refer to details 29' (No openings permitted) --- 26 D1.2 T.O.BEAM EL.4� 24 24 --- BIW 16 23 T.O. Sheathing EL.34A3 y 29 DL2 25 16 23 24 17.72 TW I � --- - ------------------ A.N.G. 14.53' 29 2 SCALE: 1/4" = 1'-0" T.O. Sheathing ELA3.50 Maximum Building Height 43.53' 29' 4 D1.-- 2 6 23 1 T.PL. I 5 I EL.41.03 A T.O. T.O. D1.1 - - - Sheathing Para et _ EL.38.50 EL.38.00 \ - ----- 24 -- --------- -- --------- --- -----------I --- r m 2T.O. Sheathing EL.34.03 UL qr T.PL. EL.32.95 Y 0 'n I I I HDR 12 12 � 17 7N Co �$ T.O. 13 12 12 I Gyp Crete EL.24.P8L7� _ TAY i I I EL.23.75 1 ® D3.1 HDR I I 5 2bo 5 N m 3 D3.13 1$ Gara a F.S. 14.49 FS D3.1 D4.1 14'22' 6 T.Kitchen lab 14.55 FS -F_---- ---�- ---------- - EL.15.00' a ELEVATION NOTES PROJECT DESIGNER: BW ROOFING MATERIAL: SLATE TILE "FAIRWEATHER WAY" - ICC ESR- STONE / BRICK SOUTHERN BUFF LIMESTONE VENEER ( 1.5" THICK) PROJECT CAD FILE: TABLE 1 - TILE WEIGHT 11.0 (psf) VENEER: BY EL DORADO STONE, ICC REPORT ESR -1215 (MIN. CLASS "A") OVER UNDERLAYMENT, (OR EQUAL) DOES NOT EXCEED 15 POUDS LPER SQ. FT. BY AMERICAN SLATE OR APPROVED ADHERED MASONRY VENEER SHALL COMPLY WITH THE EQUAL, INSTALL PER MANUFACTURER'S APPLICABLE REQUIREMENTS OF SECTION 1405.10.1 AND SPECIFICATIONS AND PRINTED SECTION 6.1 AND 6.3 OF TMS 401/ACI 530/ASCE 5. INSTALLATION INSTRUCTIONS. WOOD SIDING: 1x8 WOOD SIDING OVER GRADE "D" STONE MORTAR: ORCO - MAC PLUS BUILDING PAPER COLOR - WHITE WIDE OVERGROUTED JOINTS WOOD TRIM: 2x WOOD TRIM BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D" PAPER OVER ALL WOOD BASED SHEATHING AND SMOOTH STUCCO PAINTED 3 -COAT EXTERIOR PLASTER BY: MERLEX "P-100" UNDER ALL GROUT BASED MASONRY VENEERS. FINISH: 7/8" THICK THREE -COAT PORTLAND CEMENT PLASTER W/ SMOOTH FINISH OVER LATH AND BUILDING PAPER (PROVIDE W LAYERS OF GRADE D PAPER AT SHEAR VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALL WALLS, AND WOOD SHEATHING) PENETRATIONS INCLUDING DOORS AND WINDOWS PER DETAILS GUTTERS/ 5" DIAMETER HALF ROUND COPPER GUTTERS AND CHIMNEY CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY DOWNSPOUTS: DOWNSPOUTS -ALL COPPER TO BE DARK BROWN TERMINATION: PORTION OF THE BUILDING WITH IN 10'-0", BUT SHALL NOT IN COLOR BE LESS THAN T ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. 29I ?o ELEVATION KEY NOTES SLATE ROOF ❑z BUILT-UP ROOF STEEL CLAD FACIA DETAILING COLOR - MATCH WINDOW FINISH ElEXPOSED WOOD RAFTER TAILS COLOR - STAIN IDEXPOSED WOOD BEAM / CORBEL COLOR - STAIN SMOOTH STUCCO -TROWEL FINISH ❑6 1X8 VERTICAL WOOD SIDING WITH ❑7 3/8" STRAIGHT GROVE COLOR - STAIN 1X4 HORIZONTAL WOOD SIDING WITH 3/8" STRAIGHT GROVE F-8 COLOR - STAIN SOUTHERN BUFF LIMESTONE VENEER E10 CHIMNEY CAP - STONE PAVER COLOR - AGED TERRA COTTA E11 STEEL ENTRY DOOR COLOR - BLACK WOOD DOORS & WINDOWS 12 COLOR - STAIN WIRE BRUSHED CEDAR 13 STEEL DOORS & WINDOWS COLOR - BLACK GARAGE DOORS: 14 COLOR - STAIN WIRE BRUSHED CEDAR WOOD GATE: E15 COLOR - STAIN WIRE BRUSHED CEDAR WOOD GUARDRAIL DETAILING 16 WITH HORIZONTALS STAINLESS STEEL CABLE RAILING - COLOR - STAIN E17 WOOD DETAILING COLOR - STAIN 18 GUTTERS/DOWNSPOUT E 19 EXTERIOR LIGHT FIXTURE SCALE: 1/4" = 1'-0" 2D WOOD TRIM WRAPPED STEEL FRAMING E COLOR - STAIN E21 WOOD SOFFIT DETAILING COLOR - STAIN 22 STONE TILE SILL TRIM ANTIQUE FINISH 23 STONE CAP TILE ANTIQUE FINISH E24 STONE COUNTER TOP ANTIQUE FINISH 25 DIRECT VENT TERMINATION CAP El REFER TO MANUFACTURER SPECIFICATIONS 26 COPPER EYEBROW ENVIRONMENTAL AIR DUCT VENT REFER TO MANUFACTURER SPECIFICATION 27 HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM E STREET (MINIMUM 4" HIGH x 1" WIDE) CRC R319 28 WALL MOUNTED STAINLESS STEEL CABLE RAIL TRELLIS SYSTEM. REFER TO LANDSCAPE PLANS P9 UNDER SLAB MECHANICAL DUCT BY: " AKDUCT" ICC - ER REPORT # PMG-1023 REFER TO MECHANICAL PLANS BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: Q12-14-17 Building Department Comments Q02-02-18 Building Department Comments ritnerlGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave, Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 17001 PROJECT CAD FILE: 17001-PLN-ELEV SHEET TITLE: BUILDING ELEVATIONS C SHEET NUMBER: E E O U W A5m 1 CL0 PLOT REFERENCE DATE: 01-09-18 � m �9 ---------------------------------------------------- SIM c 1 T.PL. T.O. 15 EL�41.03 2 EL.38.50g D4.2 30 a D1.1 Ll L 17111--L T.O. LE —LI Sheathing —LI T EL.32.95 HDR 4 ,z T.O. 18 Gyp Crete EL.24.87 T.PL. EL.23.75 I HDR 17 8 5 I 21 I D3.1 22 Kitchen D3.1 T.O Slab A EL.15.00' k2314.00' 14.53'1413.41 TG 13.68 FS Left Side Elevation ELEVATION NOTES 22 D1.1 A Hatched area $ indicates projections within T of Property D4.3 Line required to be One Hour construction c Refer to details (No openings permitted) Rear Elevation Height to be certified at all ridge and parapets 15 D1.1 D1.2 1 T.O. Sheathing EL.43.00 -------- -- T3 — ----------------------- l12 D1.1 SLATE TILE "FAIRWEATHER WAY" - ICC ESR - VENEER: - DRAWN BY: 17 PROJECT NUMBER: BY AMERICAN SLATE OR APPROVED PROJECT CAD FILE: 7 SPECIFICATIONS AND PRINTED STONE MORTAR: INSTALLATION INSTRUCTIONS. 8 1x8 WOOD SIDING OVER GRADE "D" BUILDING PAPER WOOD TRIM: 5 SMOOTH STUCCO PAINTED 3 -COAT EXTERIOR PLASTER BY: MERLEX "P-100" FINISH: 7/8" THICK THREE -COAT PORTLAND CEMENT PLASTER I 15 II D4.2 I I I I I 12 IN COLOR THE CHIMNEY PASSES THROUGH THE ROOF. I D4.1 A.N.G. lil 14.53' i I T.O. ® ....17 T.Wall SIN r A.N.G. �N 14.53' Kitchen T.O Slab EL.15.00' � -- — 13.41 TG 13.33 TC i Rxdl X' 10 22 15 D1.1 D1.1 T.O. Sheathing EL.43.50 10 Height to be certified at all ridge and parapets q D1.1 Maximum Building N Height 43.53' 29' ------------------- ------ ------ --------------------------------------------------------- J � 12 D4.2D4.2 1 s D4.2 o Area to remain Open 24' 18 1 1 3 1 1 12 I� I �Vlf�l �lwiv im Em, 1, ill _=m il llmlmlll�� nnnnn�i EMISSIO MENOMINEE�. _ _ N ' 11"FIF III FIr mill ��■ ■ IWM1WWM11 ROOFING MATERIAL: SLATE TILE "FAIRWEATHER WAY" - ICC ESR - VENEER: TABLE 1 - TILE WEIGHT 11.0 (psf) DRAWN BY: (MIN. CLASS "A") OVER UNDERLAYMENT, PROJECT NUMBER: BY AMERICAN SLATE OR APPROVED PROJECT CAD FILE: EQUAL, INSTALL PER MANUFACTURER'S SPECIFICATIONS AND PRINTED STONE MORTAR: INSTALLATION INSTRUCTIONS. WOOD SIDING: 1x8 WOOD SIDING OVER GRADE "D" BUILDING PAPER WOOD TRIM: 2x WOOD TRIM SMOOTH STUCCO PAINTED 3 -COAT EXTERIOR PLASTER BY: MERLEX "P-100" FINISH: 7/8" THICK THREE -COAT PORTLAND CEMENT PLASTER VAPOR BARRIER: W/ SMOOTH FINISH OVER LATH AND BUILDING PAPER (PROVIDE W LAYERS OF GRADE D PAPER AT SHEAR WALLS, AND WOOD SHEATHING) GUTTERS/ 5" DIAMETER HALF ROUND COPPER GUTTERS AND DOWNSPOUTS: DOWNSPOUTS -ALL COPPER TO BE DARK BROWN IN COLOR STONE / BRICK SOUTHERN BUFF LIMESTONE VENEER ( 1.5" THICK) VENEER: BY EL DORADO STONE, ICC REPORT ESR -1215 DRAWN BY: (OR EQUAL) DOES NOT EXCEED 15 POUDS LPER SQ. FT. PROJECT NUMBER: ADHERED MASONRY VENEER SHALL COMPLY WITH THE PROJECT CAD FILE: APPLICABLE REQUIREMENTS OF SECTION 1405.10.1 AND SECTION 6.1 AND 6.3 OF TMS 401/ACI 530/ASCE 5. STONE MORTAR: ORCO - MAC PLUS COLOR - WHITE WIDE OVERGROUTED JOINTS BUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D" PAPER OVER ALL WOOD BASED SHEATHING AND UNDER ALL GROUT BASED MASONRY VENEERS. VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALL PENETRATIONS INCLUDING DOORS AND WINDOWS PER DETAILS CHIMNEY CHIMNEY SHALL EXTEND AT LEAST Z HIGHER THAN ANY TERMINATION: PORTION OF THE BUILDING WITH IN 10'-0", BUT SHALL NOT BE LESS THAN T ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. 0 T.Q. Existina Wall SCALE: 1/4" = 1'-0" TO BEAM — _ EL.3� T.O. Sheathing EL.34.03 EL.32Y.95 HDR T.O. Gyp Crete EL.24.87 T� EL.23.75 HDR ELEVATION KEY NOTES 1 SLATE ROOF 2 BUILT-UP ROOF 3 STEEL CLAD FACIA DETAILING COLOR - MATCH WINDOW FINISH EXPOSED WOOD RAFTER TAILS COLOR - STAIN EXPOSED WOOD BEAM / CORBEL COLOR - STAIN ❑6 SMOOTH STUCCO -TROWEL FINISH 1X8 VERTICAL WOOD SIDING WITH 3/8" STRAIGHT GROVE COLOR - STAIN 1X4 HORIZONTAL WOOD SIDING WITH 3/8" STRAIGHT GROVE ❑a COLOR - STAIN MSOUTHERN BUFF LIMESTONE VENEER 10CHIMNEY CAP - STONE PAVER COLOR - AGED TERRA COTTA 11 STEEL ENTRY DOOR COLOR - BLACK WOOD DOORS & WINDOWS 12 COLOR - STAIN WIRE BRUSHED CEDAR 13STEEL DOORS & WINDOWS COLOR - BLACK GARAGE DOORS: E14 COLOR -STAIN WIRE BRUSHED CEDAR WOOD GATE: E15 COLOR -STAIN WIRE BRUSHED CEDAR WOOD GUARDRAIL DETAILING 16 WITH HORIZONTALS STAINLESS STEEL E CABLE RAILING - COLOR - STAIN E17 WOOD DETAILING COLOR - STAIN 18 GUTTERS/DOWNSPOUT 19 EXTERIOR LIGHT FIXTURE 20 WOOD TRIM WRAPPED STEEL FRAMING COLOR - STAIN 21 WOOD SOFFIT DETAILING COLOR - STAIN 22 STONE TILE SILL TRIM ANTIQUE FINISH 23 STONE CAP TILE ANTIQUE FINISH 24 STONE COUNTER TOP ANTIQUE FINISH 25 DIRECT VENT TERMINATION CAP REFER TO MANUFACTURER SPECIFICATIONS 26 COPPER EYEBROW ENVIRONMENTAL AIR DUCT VENT REFER TO MANUFACTURER SPECIFICATION 27 HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM STREET (MINIMUM 4" HIGH x 1" WIDE) CRC R319 28 WALL MOUNTED STAINLESS STEEL CABLE RAIL Q2 TRELLIS SYSTEM. REFER TO LANDSCAPE PLANS 29 UNDER SLAB MECHANICAL DUCT BY: " AKDUCT" ICC - ER REPORT # PMG-1023 REFER TO MECHANICAL PLANS in a 00 BUILDING DEPARTMENT SUBMITTAL: - REVISIONS: Q12-14-17 Building Department Comments Q02-02-18 Building Department Comments r i t n e r I G R 0 U P 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2018 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: ALTIERI RESIDENCE 6310 West Oceanfront Ave. Newport Beach, CA 92663 Lot 6, Block C, Tract - TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 17001 PROJECT CAD FILE: 17001-PLN-ELEV SHEET TITLE: BUILDING ELEVATIONS C SHEET NUMBER: E E O U C A502 CL0 PLOT REFERENCE DATE: 01-09-18 m 30