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HomeMy WebLinkAbout02_Bakshi Residence Coastal Development Permit_PA2018-057Memorandum CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT 100 Civic Center Drive Newport Beach, California 92660 949 644-3200 newportbeachca.gov/communitydevelopment To: Zoning Administrator From: Liane Schuller, Contract Planner Date: June 14, 2018 Re: Item No. 2 — Bashki Residence CDP No. 2018-022 (PA201 The captioned item was continued from the Zoning Administrator hearing of May 10, 2018, to allow the applicant an opportunity to provide supplemental information in support of his request to maintain an existing curb cut and driveway access from Park Avenue. On May 15, 2018, the applicant met with Public Works staff and provided supplemental survey information and a turning radius exhibit for review by the City's Traffic Engineer. Based upon that information, the Traffic Engineer has determined that insufficient maneuvering space exists to provide vehicular ingress and egress from the alley, and that the proposed project should retain and maintain use of the existing curb cut off of Park Avenue. The staff report prepared for the initially scheduled hearing date of May 10, 2018, is attached. There have been no changes to the project design as summarized and evaluated in the attached report. Attachments: Email correspondence between Public Works and Applicant Supplemental Survey Information and Turning Radius Exhibit Staff Report of May 10, 2018 Schuller, Liane From: Keely, David Sent: Tuesday, May 15, 2018 1:25 PM To: brandon@brandonarchitects.com Cc: Schuller, Liane Subject: 127 Jade Ave Hi Brandon, Thank you for the additional information regarding the project at 127 Jade Avenue. I reviewed the additional information with the Traffic Engineers. Since the structure (1705 Park Avenue) across the alley is only setback 2'4" from the alley and the bollards for the gas meter is setback 4" from property line, the Traffic Engineer has determined that there is not sufficient maneuvering spaces to provide access via the alley. The proposed project may retain the existing curb cut off of Park Avenue. Thanks David Keely, P.E. Senior Civil Engineer City of Newport Beach, Public Works Department Tel: (949) 644-3349 9 s O cD d d ¢ LEGEND TITLE REPORT/EASEMENT NOTES BASIS OF BEARINGS 127 JADE AVENUE THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE -0--0-0- - WOOD FENCE (WDF) NEWPORT BEACH, CA 92662 OF JADE AVENUE BEING N00°00'00"E PER RS 2007-1110, RSB 252/50. BLOCK WALL - BRICK SURFACE (APN: 050-183-22) ACU AIR CONDITION UNIT NO TITLE REPORT PROVIDED. CATV . a e .' - - CABLE TELEVISION PULLBOX CONCRETE SURFACE o - CENTERLINE LLLLI PARK AVE. FF - FINISH FLOOR LLLLI - TILE SURFACE ITE FFG - FINISHED FLOOR GARAGE BENCHMARK INFORMATION J FH - FIRE HYDRANT BENCHMARK NO: NB3-20-92 a Q Q FL - FLOWLINE LEGAL DESCRIPTION SCOCS O\4" OCS CSK S DESCRIBED BY 2002 - FUND 3 3 ALUMINUM BENCHMARK DITAMPED U Lu J w of FS - FINISHED SURFACE "NB3-2092", SET IN THE TOP OF A 1 FT. WIDE BY 2 FT. TALL CONCRETE WALL. MONUMENT w < a } o GM - GAS METER REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF BALBOA ISLAND Q Q GP - GUARD POST STATE OF CALIFORNIA DESCRIBED AS FOLLOWS: BRIDGE AND MARINE AVENUE, 18 WESTERLY OF THE CENTERLINE OF MARINE AVENUE AND ON THE SOUTHERLY SIDE OF THE MONUMENT IS SET LEVEL WITH THE WALL. NG RW - NATURAL GROUND RIGHT OF WAY LOT 16, BLOCK 3, SECTION 5, BALBOA ISLAND, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 8, ELEVATION: 8.364 FEET (NAVD88), YEAR LEVELED 1992 S. BAY FRONT N o SCO SEWER CLEANOUT PAGE 9 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. N SMH - SEWER MANHOLE TC - TOP OF CURB VICINITY MAP WDF - WOOD FENCE NO SCALE WM - WATER METER WV - WATER VALVE () - EXISTING ELEVATION - 1/2" IRON PIPE WITH TAG STAMPED'LS 2312' O MONUMENT TO BE SET TBM - TEMPORARY BENCHMARK SET ON A WATER METER (WM) ELEVATION = 7.42 FEET z 0 a o: U (J7 W O Z (7.64)TCD" (.09PARK 7)F AVENUE D FS . 705It ° r(6.92) 92 D SCO Q ❑ (7.57)TC C 6TIC (7.59)TC 7. V D CURB L7.55LTC p D (6D95)FS° D (7.01 FS p(6.91)FS (6.92)FS p 6.89(6.93)FS SMH N mp 6.79) ° Fl S 6.77 Ij D- ° ° p FS - D D p D ° D p 6.85 - eFs.77) - ✓ FsD p D - - p D �, GRAPHIC SCALE f] Q z - o ° D p D D O ° - 4 Q 4 8 1,6 Ll ❑ t` D I ° 6? 80 FS P, ° x(6.76) p - D D SMH D p D p I D ° p LL J J X Q (6.64)FL D 6.81 FS 67.19 TC 6.83 FS (6.66 )FL ° 7.27 TC CURB c7n33 TC (7.30)TC v ° D C7 66.558 D ( IN FEET) 1 INCH = 8 FT. ® Q ULL 13 (6.68)FL (6.65)FL n (6.65)FL (6.65)FL (6P58)FL c F! L ° PROPERTY' D p m �° Q N Z p D° 7.48 pl (7.25) [� FS D D (7.50) D p D �)� 7.50 FS / ° D 7.51 (7.54) FSZ 7.31 TC 6.88 FL ( ) U- I p o O� D W6 In FS ° / � N89°58'45"W 85.10' ACU FS p D FS D o m W -��RW ° __ o 75.6;6Tr 7.7NG ° �� Z�W (7.54) DRIVEWAY F Lu_ -SFS U0 __ - 7 (7.75) I 7,-57 , NG FS�1 1; FiSI- D P, p ❑� Q 0 l` 1 j � I O (0 L, 7.74) -I-1- 7 'STA'LRs��������- / Z (7.74)///////////// / (30.80) / v� 1 j �_� ��,� ,� ���� ,�- / / 1 / / FFG ////// . 7.-47., �; - / CHIMNEY TOP / � ��� ��- 7:55 ," / 30.99 / -FSi n FS �, - / L / / - i�_1-1�l�- / PROPERTY LAT 16 o FH p D o W z > _ M / CHIMNEY TOP c� Lii / z z z /_ RIDGE3 / �� -,� / -63 / LII€ C /r� 1 n -1� - FS / 28.90 / - - FS �-]- ///////� 0R����� RIDGE ( ) 7 7.168 1 -1 -1 � o o (7.59),TC p ° 7.19 I FS Lu �i V) N I a � o / o EXISTING 1^ / �(� FS-� //��//� Q� �Q ��LQIJVID 8-Q3 1 o (7.03)FL D �.�. o BUILDING o O `� �� N FS D p L m o^ 7.9FLn j GP &IvoZj/ RAIL F EXISTING FF = O Z D O a BUILDING00 D IT 00 ° 1.^.////////////////////////////////////////�///////////�/�//////////� �s 1 <� (7.57) PROPERTY L, 7.80 7.94 �� 7.89 6.51 7.85 1= >r � D N89°5956"E > p 1 0D 04 �00 .4- z Q w v Y o 0 D (7.59) �` FS LINE FS �� _ NG _ FS_ _ FS T ° - - -20.00' - n - - \ D 7.27 g 0 LO ¢ _ II N- ¢ o w U� S ^�, EPB c� �.I 8.31 w FS77////x/� 'w Jil'�/ EXISTING GM -❑ N89°59'567 85.70' n (7.89) ����////�����//��/�///// / 7.65 TC (7. 14) FL 7.63 TC S I' FS p BUILDING o (31EXISTING.07) / RIDGE / � (7.00)FL D ^ 5' U)o y(20.50) BUILDING C4 ° C'4 RIDGE R/W� 206 p p ° SURVEYOR'S NOTES D 1. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE. (V N Q Lu N z U N U Lu �r _ > _ 00 Q w w � OC pmo 0 N0 Q O T W z LO SG 5/14/2018 �g QOMIN/C� �G PAUL D. CRAFT, P.L.S. 8516 DATE 4<U v C) LICENSE RENEWAL DATE 12/31/18 of Q a a No. 8516 ' 2 NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE Exp. 12/31/18 STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE w qTF PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING OF CAL\ DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION w REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE Li CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER EXPRESSED OR IMPLIED. N a - SHEET NO. 1 1 OF s O cD I II I I I EXISTING NEIGHBORING DRIVEWAY I I I I 7- [V -2'-33/4" I. w 5'-0" 7'- 3 3/4" 4'-61/2" I L� M EXISTING DRIVEWAY w I OL 13.42' T.O.F. (E.) 7.66 FS V O m �? __GATE I I O I I � I I I I I I Y EQU w I KEYNOTELEGEND 1 2 3 DRAIN LINE- IN WALUFROM ABV. (REF. CIVIL DWGS. & DETAILS) OVERFLOW DRAINLINE--IN WALL/ FROM ABOVE(TERMINATE ABV. EXT. FLATWORK PROTECTIVE BOLLARD PER. STRUCT. CLR� s ♦�♦�♦� 5 SIDE YARD SETBACK CD FRONT YARD SETBACK C, PROPERTY LINE ♦ • e� CENTERLINE OF STREET 9 co 10 TRIASH AR 11 12 HARDSCAPE - COLORED & SCORED CONCRETE (AS SELECTED) PER. LAND. ARCH. I CONCRETE STEPS ON GRADE - REF. CIVIL DWGS. 14 MAIN SERVICE PANEL, 400 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) �.y��iti�i�♦��► EXISTING STRUCTURE - NOT A PART 16 (E.) SIDEWALK, CURB AND GUTTER PER C.N.B. STANDARDS -REF. CIVIL DWGS. I C? 18 T_- 19 - 2'-45/8" (E.) GAS METER LOCATION (REF. SURVEY& CIVIL DWGS) 21 � 22 1 (E.) WATER VALUE LOCATION (REF. SURVEY& CIVIL DWGS) ` (E.) SEWER C.O. LOCATION (REF. SURVEY & CIVIL DWGS.) 24 5'-0" GATE LL HARDSCAPE ro IL— — —� ai 31 _ 0.. o rn. UP l 27 a -- J 28 C.L. TO P.L. 29 - M i TRASH LOCATION - SCREEN FROM STREET AS NEEDED DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) [33 BBQ, PROVIDED GAS STUB -OUT - G.C. TO COORD. W/. OWNER 2'wN E O C U m� -'■� EXISTING PROTECTIVE BOLLARD AND RAIL W'0 N N L � o .. c N - % N O O N ® ♦ ♦♦♦� PwbR. EZZ mI- v0U 0O1`00��w o w _ LL ca Q mu Um Uo aaoa'Ea REVISIONS NO. I REVISION DATE ' Q _ .III ll�ll h it _ •R►II 11'(Dop . -1 mg . 4rk♦ N ����i' e► A I Zvi w I KEYNOTELEGEND 1 2 3 DRAIN LINE- IN WALUFROM ABV. (REF. CIVIL DWGS. & DETAILS) OVERFLOW DRAINLINE--IN WALL/ FROM ABOVE(TERMINATE ABV. EXT. FLATWORK PROTECTIVE BOLLARD PER. STRUCT. CLR� REAR YARD SETBACK 5 SIDE YARD SETBACK 6 FRONT YARD SETBACK C, PROPERTY LINE 8 CENTERLINE OF STREET 9 CENTERLINE OF ALLEY 10 TRIASH AR 11 12 HARDSCAPE - COLORED & SCORED CONCRETE (AS SELECTED) PER. LAND. ARCH. I CONCRETE STEPS ON GRADE - REF. CIVIL DWGS. 14 MAIN SERVICE PANEL, 400 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 15 EXISTING STRUCTURE - NOT A PART 16 (E.) SIDEWALK, CURB AND GUTTER PER C.N.B. STANDARDS -REF. CIVIL DWGS. I C? 18 T_- 19 - 2'-45/8" (E.) GAS METER LOCATION (REF. SURVEY& CIVIL DWGS) 21 � 22 1 (E.) WATER VALUE LOCATION (REF. SURVEY& CIVIL DWGS) ` (E.) SEWER C.O. LOCATION (REF. SURVEY & CIVIL DWGS.) 24 5'-0" GATE LL HARDSCAPE ro IL— — —� ai 31 _ 0.. o rn. UP l 27 a -- J 28 C.L. TO P.L. 29 - M i TRASH LOCATION - SCREEN FROM STREET AS NEEDED DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) [33 BBQ, PROVIDED GAS STUB -OUT - G.C. TO COORD. W/. OWNER 2'wN E O C U m� EXISTING NEIGHBORS SECOND STORY LJ d 13.57' .W. I LL - F_ -7 — — EXISTING NEIGHBORING STRUCTURE 11.16' y TOP OF STONE VENEER WALL - o O M N (REF. CIVIL DWG.) --C.C. 9.00' T.O.S. o N LL 0 0 C1 LL M 13.57' T.W. (E.) 7.8 FS L�ALLEY PARKING EXHIBIT 2 1/4" = 1'-0" -L 831 ARCHITECTURAL SITE PLAN 1/4" = 1'-0" TRUE NORTH PROJECT NORTH NOTE: SEE SHEET A-3 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, 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. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. LANDSCAPE NOTES: 1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING AREAS WITH REPECTIVE HEIGHTS AND MATERIALS. ROJECT NAME KEYNOTELEGEND 1 2 3 DRAIN LINE- IN WALUFROM ABV. (REF. CIVIL DWGS. & DETAILS) OVERFLOW DRAINLINE--IN WALL/ FROM ABOVE(TERMINATE ABV. EXT. FLATWORK PROTECTIVE BOLLARD PER. STRUCT. 4 REAR YARD SETBACK 5 SIDE YARD SETBACK 6 FRONT YARD SETBACK 7 PROPERTY LINE 8 CENTERLINE OF STREET 9 CENTERLINE OF ALLEY 10 CURB 11 INTERIOR STAIRS/STEPS - REF. PLANS 12 HARDSCAPE - COLORED & SCORED CONCRETE (AS SELECTED) PER. LAND. ARCH. 13 CONCRETE STEPS ON GRADE - REF. CIVIL DWGS. 14 MAIN SERVICE PANEL, 400 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 15 EXISTING STRUCTURE - NOT A PART 16 (E.) SIDEWALK, CURB AND GUTTER PER C.N.B. STANDARDS -REF. CIVIL DWGS. 17 EXISTING DRIVEWAY APPROACH - REF. CIVIL DWGS. & LANDSCAPE DWGS. 18 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED/DEMOLISHED 19 LINE OF ROOF ABOVE 20 (E.) GAS METER LOCATION (REF. SURVEY& CIVIL DWGS) 21 (E.) SEWER M.H. (REF. SURVEY & CIVIL DWGS) 22 1 (E.) WATER VALUE LOCATION (REF. SURVEY& CIVIL DWGS) 23 (E.) SEWER C.O. LOCATION (REF. SURVEY & CIVIL DWGS.) 24 (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DWGS.) 25 (E.) FIRE HYDRANT- PROTECT IN PLACE 26 PROVIDE GAS STUB -OUT FOR EXTERIOR FIRE -PIT PER OWNER 27 CMU WALL W/. STONE VENEER 28 WOOD FENCE ABV. CMU WALL W/. STONE VENEER 29 (N.) PROPERTY LINE WALL -CONCRETE FOOTING NOT TO EXCEED 6' MAX HT. ABV. NATRAL GRADE. - REF. LANDSCAPE p 0 y N U l0 d �_ C TRASH LOCATION - SCREEN FROM STREET AS NEEDED DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) [33 BBQ, PROVIDED GAS STUB -OUT - G.C. TO COORD. W/. OWNER 2'wN E O C U m� EXISTING NEIGHBORS SECOND STORY EXISTING PROTECTIVE BOLLARD AND RAIL NOTE: SEE SHEET A-3 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, 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. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. LANDSCAPE NOTES: 1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING AREAS WITH REPECTIVE HEIGHTS AND MATERIALS. ROJECT NAME N N BAKSHI RESIDENCE TATUS 0 FIRST CHECK �a c c M O m C H U U< o U U W ° cl) ro "' N L QJ Q Q T Y ro y y c U o0 U 'o M rr c — ro w 2 d' N U ~ Q'>.� LLI Q CD 3 C) �— o �o o� z N� E � ro� Y 0 O A 1p d 00MEU 0- r � u7 r LL r O 0- W Cfl 2 > O U) Q Q LL y W 0 z Q 0 = ir on z Do Q Q 2l ONW O 00 , CO W N N -Z c O� z 0 W �a c c M O m Lu m W o _ = Lu cl) w Q Lu Q Q m N r I PROJECT ARCHITECT I BRANDON LINSDAY DOCUMENT VALID UPON Brandon R,��� Linsday C-35799 n_21 -1,.n ORIGINAL SIGNATURE o h JOB NO, 127-2018 DATE 5/03/2018 SHEET NO. A-0.0 -Z c O� c°p c9zm va�Z 'o �a c c M O m E1° mp.3 Cm & m a TZN00 .�... N O� ry n3Q �m._aL z Qt '-cU�>'O Ewa Uwm c amE _1 LL C3 mp,m ui�v w 2 d' N U ~ Q'>.� LLI Uo Z m o c m m v y a Q r.At Z c N y m m 2 w NF O9K Tc O 1 m p da.c /fi 0 O A 1p d 00MEU 0- \L m � °E3�.°1a�L LL p 0 y N U l0 d �_ C D T � D� C N c L ty OE 2'wN E O C U m� Ua`v�°w mt�� W'0 N N L � o .. c N - % N O O N EZZ mI- v0U 0O1`00��w o w _ LL ca Q mu Um Uo aaoa'Ea REVISIONS NO. I REVISION DATE JOB NO, 127-2018 DATE 5/03/2018 SHEET NO. A-0.0 4�EVVPOQT o e� CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT cticoaN01' SUBJECT: Bakshi Residence (PA2018-057) Coastal Development Permit No. CD2018-022 SITE LOCATION: 127 Jade Avenue APPLICANT: Brandon Architects, Inc. OWNER: Bob Bakshi PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov LAND USE AND ZONING May 10, 2018 Agenda Item No. • General Plan: RT (Two -Unit Residential) • Zoning District: R -BI (Balboa Island) • Coastal Land Use Category: RT -E (Two Unit Residential - 30.0 - 39.9 DU/AC) • Coastal Zoning District: R -BI (Balboa Island) PROJECT SUMMARY The applicant requests a coastal development permit (CDP) to allow the demolition of an existing two-story residential duplex, and the construction of a new three-story, 2,329 - square -foot, single-family residence and attached 397 -square -foot, two -car garage. The project will include hardscape, landscape and subsurface drainage facilities all located 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 4). RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2018-022 (Attachment No. ZA 1). 5 Bakshi Residence Zoning Administrator, May 10, 2018 Page 2 Land Use and Development Standards The project is located in the R -BI Zoning District, which allows a maximum of two residential dwelling units on a single legal lot, 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 single- and two-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development because the development meets all development standards for the construction of a single-family residence. The proposed single-family residence and accessory structures conform to al applicable development standards, including floor area limit, setbacks, height, anc off-street parking as evidenced by the project plans and illustrated in Table 1 below: Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front 10 feet 10 feet Sides 3 feet 3 feet Rear 5 feet 5 feet Floor Area 2,726 square feet 2,726 square feet Open Volume Area Not applicable(R-BI) N/A Allowable Third Floor Area Not applicable R -BI N/A Parking 2 -car garage 2 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards • The project site is located approximately 140 feet from the bay front and is separated from the water by Jade Avenue, East Bay Front alleyway, a row of existing residential development and the Bay Front promenade. • The finished first floor elevation of the interior living area of the proposed residence is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum required 9.00 -foot (NAVD88) elevation standard. The finished floor elevation of the garage (i.e., not living area) is 7.86 feet (NAVD88) with an approximately 2 -percent slope driveway connecting to the existing alley. N Bakshi Residence Zoning Administrator, May 10, 2018 Page 3 • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The 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. • The property is not located on the shoreline nor is it located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on- site. Any water not retained on-site is directed to the City's storm drain system. Public Access • The project site is an inland lot on Balboa Island, and is located between the nearest public road and the sea or shoreline. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing residential duplex with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. • The residential lot does not currently provide nor does it inhibit public coastal access. Lateral access is provided by the nearby bay front public sidewalk and public beach. Vertical access to the bay front area is provided at various public street -ends throughout Balboa Island, with the nearest vertical access provided along Park Avenue immediately north of the project site. • The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. 7 Bakshi Residence Zoning Administrator, May 10, 2018 Page 4 Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing residential duplex with a new single-family residence that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public 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 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 residential duplex and construction of a new three-story, 2,329 -square -foot, single-family residence and attached 397 -square - foot, two -car garage in the R -BI Zoning District. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the NBMC. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. N Prepared by: ne Schuller Contract Planner RU/Is Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Bakshi Residence Zoning Administrator, May 10, 2018 Page 5 0 Attachment No. ZA 1 Draft Resolution 10 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-022 TO DEMOLISH AN EXISTING RESIDENTIAL DUPLEX AND CONSTRUCT A NEW THREE-STORY, SINGLE-FAMILY RESIDENCE WITH AN ATTACHED TWO -CAR GARAGE AT 127 JADE AVENUE (PA2018-057) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects, Inc. ("Applicant'), on behalf of Bob Bakshi ("Owner"), with respect to property located at 127 Jade Avenue, requesting approval of a coastal development permit ("CDP"). 2. The property is legally described as Lot 16, in Block 3 of Tract 103, 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, 2,329 -square -foot, single-family residence and attached 397 -square -foot, two - car garage. The project will include hardscape, landscape, and subsurface drainage facilities all located 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 -BI (Balboa Island) 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 -BI (Balboa Island) Coastal Zone District. 6. A public hearing was held on May 10, 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. 11 Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 7 2. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing residential duplex, and the construction of a new 2,329 -square -foot single-family residence and 397 -square -foot, two -car garage in the R -BI Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Newport Beach Municipal Code ("NBMC") Section 21.52.015 (Coastal Development Permits, Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. A. The total proposed floor area, including the residence and enclosed parking, is 2,726 square feet, which complies with the maximum allowable floor area limit of 2,726 square feet. B. The proposed development will provide the minimum required setbacks, which are ten (10) feet along the front property line abutting Jade Street, three (3) feet along each side property line, and five (5) feet along the rear property line abutting the alley. C. The highest guardrail is no more than 24 feet and the highest roof ridge is no more than 29 feet, measured from the established grade level of 9 feet based on the North American Vertical Datum of 1988 ("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 single- and two- family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development because the development meets all development standards for the construction of a single-family residence. 3. The project site is located approximately 140 feet from the bay front and is separated from the water by Jade Avenue, East Bay Front alleyway, a row of existing residential 12 Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 7 development and the Bay Front promenade. The finished first floor elevation of the interior living area of the proposed residence is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88) elevation standard, which complies with the minimum required 9 -foot (NAVD88) elevation standard. The finished floor elevation of the garage (i.e., not living area) is 7.86 feet (NAVD88) with an approximately 2 -percent slope driveway connecting to the existing street. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. 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. 6. The property is not located on the shoreline nor is it located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 7. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). Condition of Approval No. 11 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. 8. 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. Fact in Support of Finding: 1. The project site is an inland lot on Balboa Island, and is located between the nearest public road and the sea or shoreline. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be 13 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 7 proportional to the impact. In this case, the project replaces an existing residential duplex with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 2. The residential lot does not currently provide nor does it inhibit public coastal access. Lateral access is provided by the nearby bay front public sidewalk and public beach. Vertical access to the bay front area is provided at various public street -ends throughout Balboa Island, with the nearest vertical access provided along Park Avenue immediately north of the project site. 3. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing residential duplex with a new single-family residence that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public 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. CD2018-022, 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 10TH DAY OF MAY, 2018. Patrick J. Alford, Zoning Administrator In Zoning Administrator Resolution No. ZA2018-### Pace 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. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Coastal Development Permit No. CD2018-022 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits and Extensions), unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. 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. 6. 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. 7. 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). 8. 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. 9. 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. 10. Prior to issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division.. 15 Zoning Administrator Resolution No. ZA2018-### Paqe 6 of 7 11. 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. 12. 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. 13. 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. 14. 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. 15. 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. 16. 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. 17. 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. 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. 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 Bakshi Residence including, but not limited to, Coastal Development Permit No. CD2018-022 (PA2018-057). This indemnification shall include, but not be limited to, 10 Zoning Administrator Resolution No. ZA2018-### Paqe 7 of 7 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. 17 Attachment No. ZA 2 Vicinity Map 18 VICINITY MAP Coastal Development Permit No. CD2018-022 11FOOSIM 127 Jade Avenue 19 Bakshi Residence Zoning Administrator, May 10, 2018 Page 9 Attachment No. ZA 3 Project Plans 20 U Z � I'RUMp r N'URY ORF i r— a C IiANuou LSLAND 06R VUt 2 j ISEAION (SAV � '1 BALBOA ISLAND CHANNEL a / eo00gST6 �/j`/� !G'h Vvy i a wALa ��'F4- oe a" y BAY fRUHiU NT ALLFV ry /�, � WLu 4 Po- , Z ; o- K BALBOA Av[ > Q a-. o _ U. o< < s P.. . 2 < R°"" nvFPARK AVE m ASS ITE Nd a > HIP] ti PAY FRONT ALLEY 5 7 -n Mr -1 _ — p BAY FROM 5 -. J) PROJECT DESCRIPTION: THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON BALBOA ISLAND. THE LOT IS APPROXIMATELY 30' WIDE BY 85DEEP, IT IS ZONED R -BI AND IS APPX. 2,554 S.F. THE PROPETY INCLUDES AN EXISTING 2 STORY DUPLEX RESIDENCE TO BE DEMOLISHED. CLIENT PROPOSES TO BUILD A NEW 3 STORY SINGLE FAMILY RESIDENCE OF APPX. 2,329 S.F. INCLUDING AN ATTACHED 2 -CAR GARAGE OF APPX. 397 S.F. TO BE WOOD FRAMED WITH A SLAB ON GRADE AND A ROOF -TOP VIEW DECK. THE PROJECT WILL BE OF AN TRANSITIONAL EASTERN SEABOARD INSPIRED DESIGN, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN 'OPEN' LIVING FLOOR PLAN WHICH MAXIMIZES POTENTIAL VIEWS FROM LIVING SPACES. PARKING WILL BE PROVIDED IN THE FORM OF A 2 -CAR GARAGE. THE HOME WILL CONSISTING PRIMARILY OF HORIZONTAL WOOD SIDING AND SOME USE OF STONE. THE HOME WILL HAVE (3) BEDROOMS, (4) FULL BATHS, (1) HALF BATH. VICINITY MAP/ PROJECT DESCRIPTION BAKSHI RESIDENCE 127 JADE AVE, NEWPORT BEACH, CA 92662 SAND ALUMINUM 1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD 2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS DIG ALERT: 1.800.227.2600 ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY COSTA MESA, CA 92626 NEWPORT BEACH, CA 92662 SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 FOR REVIEW. W W W.BRANDONARCHITECTS.COM CONCRETE Name SOUTHERN CALIFORNIA GAS: 1.800.427.2000 4 90 00'00" E EARTH CITY WATER &SEWER: 1.949.644.3011 SPECIAL INSPECTIONS 6 N/A SITE AREA: 2,554 S.F. BUILDABLE AREA: 1,685 S.F. BALCONY REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, W�,; WOOD INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH PACIFIC BELL TELEPHONE: 1.800.750.2355 1. LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR I THE DESIGN OF THE BUILDING. (NBMC 15.02.010) MATERIAL LEGEND 9 1 DEFERRED SUBMITTALS - 101 GYPSUM -PLASTER CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE SUBMITTAL (FOR H.O.A. PURPOSES). CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.: 1.949.644.3311 (UNCOVERED) 2 -CAR GARAGE 397 SF 260 SF (COVERED) INSULATION -RIGID 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. CITY OF NEWPORT BEACH PLANNING DEPT.: GENERAL INFOMATION: 1.949.644.3200 Room name ROOM TAG (NAME / AREA) 0 GRAND TOTAL 2726 SF 2,726 S.F. MAX 1712 SF 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. ZONING INFORMATION: 1.949.644.3204 x— MASONRY - BRICK/STONE SOUND LEVEL NOT TO EXCEED 50dBA (55d BA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BEAT ADJACENT PROPERTY PATIO OR OPENING. CITY OF NEWPORT BEACH BUILDING DEPT.: GENERAL: 1.949.644.3275 PERMITS: 1.949.644.3288 J k. MASONRY - CONCRETE BLOCK 4 A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA INSPECTIONS: 1.949.644.3255 m �C) o.= N U T_U. U o PLYWOOD / GLU-LAM TIMBER PERMIT. 5. FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. NEWPORT BEACH FIRE DEPARTMENT: 1.949.644.3106 ORANGE COUNTY HEALTH SERVICES: 1.714.834.3882 - - SAND NOTE DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR - 151 KALMUS DR. STE. G-1 ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY COSTA MESA, CA 92626 NEWPORT BEACH, CA 92662 P: 714.754.4040 FOR REVIEW. W W W.BRANDONARCHITECTS.COM STEEL Name AREA COMMENTS 4 90 00'00" E C.N.B. NOTE: CHRISTOPHER BRANDON, ARCHITECT IS THE DESIGN PATIO FIRST FLOOR LIVING PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR N/A SITE AREA: 2,554 S.F. BUILDABLE AREA: 1,685 S.F. BALCONY REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, W�,; WOOD INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH , (COVERED) I THE DESIGN OF THE BUILDING. (NBMC 15.02.010) MATERIAL LEGEND 9 1 DEFERRED SUBMITTALS 7 150 SF SIM 1 CALL -OUT TAG �A101 Name Ai ELEVATION INDICATOR Elevation OWNER: BRANDON ARCHITECTS, INC. BUILDING AREA SCHEDULE 151 KALMUS DR. STE. G-1 NORTH ARROW COSTA MESA, CA 92626 NEWPORT BEACH, CA 92662 P: 714.754.4040 OCCUPANT LOAD W W W.BRANDONARCHITECTS.COM NAME Name AREA COMMENTS 4 90 00'00" E PROPERTY LINE TAG PATIO FIRST FLOOR LIVING 939 SF N/A SITE AREA: 2,554 S.F. BUILDABLE AREA: 1,685 S.F. BALCONY SECOND FLOOR LIVING 1273 SF SIM WALL TAG MASTER BALCONY 180 SF (COVERED) THIRD FLOOR LANDING 116 SF 1 467 SF SECTION INDICATOR 101 TOTAL LIVING 2329 SF 142 SF (UNCOVERED) 2 -CAR GARAGE 397 SF 260 SF (COVERED) 1i TOTAL GARAGE 397 SF Room name ROOM TAG (NAME / AREA) 0 GRAND TOTAL 2726 SF 2,726 S.F. MAX 150 SF SIM 1 CALL -OUT TAG �A101 Name Ai ELEVATION INDICATOR Elevation OWNER: BRANDON ARCHITECTS, INC. OUTDOOR AREA SCHEDULE 151 KALMUS DR. STE. G-1 REVISION FLAG COSTA MESA, CA 92626 NEWPORT BEACH, CA 92662 P: 714.754.4040 OCCUPANT LOAD W W W.BRANDONARCHITECTS.COM NAME AREA COMMENTS 20 R @ 71/2" STAIR TAG (NO. OF RISER & HEIGHT) PATIO 448 SF (UNCOVERED) N/A SITE AREA: 2,554 S.F. BUILDABLE AREA: 1,685 S.F. BALCONY 38 SF (COVERED) 1i WALL TAG MASTER BALCONY 180 SF (COVERED) YES 1057 S.F. OPEN VOLUME PROVIDED ROOF DECK 467 SF (UNCOVERED) 101 DOOR TAG DECK 142 SF (UNCOVERED) FLOOR AREA CABANA1 260 SF (COVERED) 1i WINDOW TAG CABANA 177 SF (COVERED) 0 KEYNOTE TAG Grand total 1712 SF 11 (ANNOTATION LEGEND 10 I PROJECT STATISTICS ARCHITECT: OWNER: BRANDON ARCHITECTS, INC. BOB BAKSHI 151 KALMUS DR. STE. G-1 127 JADE AVE. COSTA MESA, CA 92626 NEWPORT BEACH, CA 92662 P: 714.754.4040 OCCUPANT LOAD W W W.BRANDONARCHITECTS.COM M.M. 8/9 STRUCTURAL ENGINEER: BURKE STRUCTURAL ENGINEERS, PC 151 KALAMUS, BLDG. E-140 COSTA MESA, CA 92626 P:657.289.0460 GENERAL CONTRACTOR: WATERPOINTE CUSTOM HOMES 610 NEWPORT CENTER DR. SUITE 890 NEWPORT BEACH, CA 92660 P: 949.644.8900 SURVEYOR: APEX LAND SURVEYING, INC. PAUL CRAFT, LIC. NO. 8516 HUNTINGTON BEACH, CA 92646 P: 714.488.5006 F: 714.333.4440 INTERIOR DESIGNER BROOKE WAGNER DESIGN 2732 E. COAST HIGHWAY, STE. C CORONA DEL MAR CA 92625 P:949.612.2716 CIVIL ENGINEER: TOM RUIZ FORKETT ENGINEERING 22311 Brookhurst St, Huntington Beach, CA 92646 P: 714 963 6793 Ext 234 LANDSCAPE DESIGNER: TBD SOILS ENGINEER: EGA CONSULTANTS, LLC. 375-C MONTE VISTA AVE. COSTA MESA, CA 92627 P.949.642.9303 MEP ENGINEERS: GMEP ENGINEERS 26439 RANCHO PARKWAYS., STE #120 LAKE FOREST, CA 92630 P.949.267.9095 AGENCIES & PUBLIC SERVICES 4 PROJECT DIRECTORY 1 2 NBMC (NEWPORT BEACH MUNICIPAL CODE) LEGAL DESCRIPTION: CODES: CALIFORNIA CODES: 2016 CBC, 2016 CRC, 2016 CFC, APN: 050 183 22 2016 CEC, 2016 CPC, AND 2016 CMC, 2016 CAL GREEN LOT 16, BLOCK 3, SECTION 5, BALBOA ISLAND, SUPPLEMENTAL NOTES & DOCUMENTS = CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA OCCUPANT LOAD —17 M.M. 8/9 OCCUPANCY CLASSIFICATION R-3 / U LOT INFORMATION: OCCUPANCY SEPARATIONS (GARAGE) 1 -HR. ZONED: R -BI BALBOA ISLAND FLOOR & FLOOR -CEILINGS N/A SITE AREA: 2,554 S.F. BUILDABLE AREA: 1,685 S.F. 3-DIMENSIONAL VIEWS FLOOR PLAN ROOF PLAN EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-4.1 TOTAL ALLOWABLE AREA: 1.5 x 1685 + 200 = 2,726 S.F. TYPE OF CONSTRUCTION V -B - SPRK'R. OPEN VOLUME REQUIREMENT:.15 X 1685 = 252.6 S.F. FIRE SPRINKLER: NFPA 13D YES 1057 S.F. OPEN VOLUME PROVIDED apm Q zz HEIGHT 3 STORY EXISTING BUILDING INFORMATION: B N m— Qcmiow°T. 0Ei FLOOR AREA REF. 8/T-1.0 EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED N U_ m Q 2 O EXISTING S.F. - 2,171 S.F. (640 S.F.) GARAGE (5 BEDS. TTL.) ALLOWABLE BLDG. AREA N/A w '= a 2 mL O (PER CBC TBL. 503) z m c mma°m O w O U m = a a ° ZONING INFORMATION: LOT COVERAGE (INCLUDING EAVES): 1,883.92 ST PERCENTAGE OF LOT COVERAGE (PROPOSED): 73.8% PERCENTAGE OF LOT COVERAGE (EXISTING): 58.3% FRONT SETBACK: to FT. REAR SETBACK: 5 FT. LEFT SETBACK: 3 FT. RIGHT SETBACK: 3 FT. BUILDABLE AREA: 1,685 S.F. 81 SITE INFORMATION 5 I CODE REVIEW SHEET#1 DRAWING TITLE T-1.0 TITLE SHEET T-1.1 GENERAL ARCHITECTURAL NOTES T-1.2 SUPPLEMENTAL NOTES & DOCUMENTS = TOPOGRAPHIC SURVEY ARCHITECTURAL SITE PLAN SUR Z A-0.0 W O C2 PRECISE GRADING PLAN C4 EROSION CONTROL PLAN Cl) Lu Q A-1.0 A-2.0 A-3.0 A-4.0 3-DIMENSIONAL VIEWS FLOOR PLAN ROOF PLAN EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-4.1 EXTERIOR ELEVATIONS A-5.0 BUILDING SECTIONS A-5.1 BUILDING SECTIONS 3 I SHEET LIST 1 )JECT NAME BAKSHI RESIDENCE TUS CDP f /1 '0 E V J N U Z � U N C = UQ1 Y Z U � U L U U o0 U -o c ro In � 0 a LU o z(0 j Mi z d Q LEGEND TITLE REPORT/EASEMENT NOTES BASIS OF BEARINGS 127 JADE AVENUE THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE -0-0-0- - WOOD FENCE (WDF) NEWPORT BEACH, CA 92662 OF JADE AVENUE BEING N00°00'00"E PER RS 2007-1110, RSB 252/50. - BLOCK WALL - BRICK SURFACE (APN: 050-183-22) ACU - AIR CONDITION UNITNO TITLE REPORT PROVIDED. LLj - CENTERLINE CONCRETE SURFACE 4. °' ' o FF - FINISH FLOOR LLLLI PARK AVE. FFG - FINISHED FLOOR GARAGE LLLIL - TILE SURFACE SITE FH - FIRE HYDRANT BENCHMARK INFORMATIONLi J FL - FLOWLINE BENCHMARK NO: NB3-20-92 aJ FS - FINISHED SURFACE DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED LEGAL DESCRIPTION U w N GM - GAS METER "NB3-2092", SET IN THE TOP OF A 1 FT. WIDE BY 2 FT. TALL CONCRETE WALL. MONUMENT a w NG - NATURAL GROUND REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF BALBOA ISLAND Q a SCO - SEWER CLEANOUT STATE OF CALIFORNIA DESCRIBED AS FOLLOWS: BRIDGE AND MARINE AVENUE, 18 WESTERLY OF THE CENTERLINE OF MARINE AVENUE AND ON THE SOUTHERLY SIDE OF THE MONUMENT IS SET LEVEL WITH THE WALL. SMH - SEWER MANHOLE LOT 16, BLOCK 3, SECTION 5, BALBOA ISLAND, IN THE CITY OF NEWPORT BEACH, ELEVATION: 8.364 FEET (NAVD88), YEAR LEVELED 1992 V)TC - TOP OF CURB COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 8, S. BAY FRONT � c) WDF - WOOD FENCE PAGE 9 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. WM - WATER METER WV - WATER VALVE VICINITY MAP () - EXISTING ELEVATION NO SCALE ® - 1/2" IRON PIPE WITH TAG STAMPED'LS 2312' 0 - MONUMENT TO BE SET TBM - TEMPORARY BENCHMARK SET ON A WATER METER (WM) ELEVATION = 7.42 FEET z 0 a U N W O Z (7.64)TC" (7.09)FS D D 7.05 AVENUE D FS / p I p Dr -6.92 SCO 0 (7.57)TC D 7.67 TC 7.59 TC D CURB 7.55 TC C7.6V TC Dp I (6.93)FS (6D95)FS ° (7.01)FS p I 6.89 Nm 7(6.91)FS p ,6.79) V D D Bs D 7 p p D p SMH o 0 m(6.92)FS Ill a F/ S p i6.77> c(6.77) Fs. o FS D D p D GRAPHIC SCALE m Z- 0 p os p D D o V D (6.76) D D p p 6?80 FS D SMH ° p D 6.81 FS D p D D I' p 4 Q? 4 8 1,6 ( IN FEET) ® 0 t` J LL J Q Q (6.64)FL 6.83 FS 7.19 TC (7,27 TC CURB c7n33 TC D (7.30)TC (6.66)FL (6.65)FL n (6.65)FL (6.65)FL p c (6.68)FL p (6.58)FL (3 _ X6.58) 2 °� / D rn FL 1 INCH = 8 FT. U IL C7 D -tog 3 ' v p 7 48 (7 5p) p PROPERTY D p o D ° ° 7 50 LINE Q W m p I p 141 I D U 4 N- pl (7.25) FS D FS p 7.31 TC FS p N8905845"W 85.90 FS D 'FS 51 (7 5FS (6.88)FL � o D m ACU p D C X D m o s_6,6T r 7.74 7.75 ° p p DRIVEWAY _- - 7 -7, 1i n� ❑ NG (7.75) O QD o m Z p i Z ,. W ❑ a S•���-NG I vo % / ��FS�17 �7����FSi= �11////1L111111//����/// �T O I (n // 1 1 1 i -I -11 -I -11-I-11 -I-I D� / (7.74) SA,'I-RS �� �� / (30.80) / co / i� �� 1 FFG ///// % 1 p p L9 r Q Z - CHIMNEY TOP p - 7.-47,' -�- / D v / 30.99 //1- FSi - � Z Z 0 FS / PROPERTY C o FH //m�� ���-,��� 7i -g3 - / LOT 1 M }.w / CHIMNEY TOP o z / / �� n ;; / -LINE 17-1, ,,,,� FS / 28.90 / C o c M �� 29.13 �i iFSi�� ��///////� M�n RIDGE RIDGE X! �� „ ❑❑❑��❑L�V / r7�68)-1 �p (7.59 TC p D I FS.19 LLI o ��' D cn 7 I a o / EXISTING / ��� / n � FSS-� o (7.03)r o N t1^ / BUILDING ///�/// o QLD o ❑Q �❑LL- HP -03 I= o D Ld j� FS D O N 7.97 / O / % cO 1 / 8.27 / o �� p O n _j n FF o �i=� EXISTING �❑❑❑ ❑ FF = Z rL D p p p ��_ BUILDING ��//�� I ° o _ o IJUJ ❑ ❑�❑ _ L7.7,0- BZ CURB D p p ci D \ 00 z r N D 7.57 PROPERTY 7.80 7.94 7.89 6.51 (7 73) 7 85 i N89°59'56 E FS7 r l w w J II z Q Y U w FS LINE FS _ �� _ NG _ FS_ _ 2_0.00 _ _ ^_j D -- -7.65 TC _ \ °i7.27) 0 N i o GME] N8905956"E 85.90' n N rel' 8.31 (7.89) - �� EX E:lN //;;7 F� S / /EXISTING (31.07) / 7.63 TC5. / BUILDING RIDGE ^ U) (7.00)FL o x(20.50) D N RIDGE ^ •� I L�❑� 20b p p SURVEYOR'S NOTES D 1. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE. (V QD N Q Lu � =)Q N NZ U N U w r 2 > _ 00 Q WLaLJLo 0� p m O 0 qg N O^ Q O T 0 _ W L p I_ LA/VO \' QOMINIC� SG CD �L PAUL D. CRAFT, P.L.S. 8516 DATE 4<U C) LICENSE RENEWAL DATE 12/31/16 of Q ' a- a No. 8516 X NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A Exp. 12/31/16 LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE w fJ �Q PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING OF CAL\E DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION v W REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE ui CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, _ EITHER EXPRESSED OR IMPLIED. N cl- SHEET NO. 1 1 OF Mi z Lu J J Ll I IL r I1 J L F � J ENCROACHMENT PERMIT AGREEMENT IS RED D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. ALL NON- STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18 — — I I I 10 \ I 16 10 .. . _. CITY CORNER DEDICATI N CL. TO FACE OF CURB I I II I 1 I � I I 27 I WOOD FENCE * L"J I $ I (E.) 7.67 FS i I I ENCROACHMENT PERMIT AGREEMENT IS REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. ALL NOW STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L- 18 I I I I I \ / I n ARCHITECTURAL SITE PLAN 1/4" = 1'-0" (4) TRUE NORTH PROJECT NORTH 1 2 KEYNOTELEGEND DRAIN LINE -IN WALUFROM ABV. (REF. CIVIL DWGS. & DETAILS) 1 OVERFLOW DRAINLINE--IN WALU FROM ABOVE (TERMINATE ABV. EXT. FLATWORK 3 PROTECTIVE BOLLARD PER. STRUCT. 4 REAR YARD SETBACK 5 SIDE YARD SETBACK 6 FRONT YARD SETBACK 7 PROPERTYLINE 8 CENTERLINE OF STREET 9 CENTERLINE OF ALLEY 10 CURB 11 INTERIOR STAIRS/STEPS - REF. PLANS 12 HARDSCAPE- COLORED &SCORED CONCRETE (AS SELECTED) PER. LAND. ARCH. 13 CONCRETE STEPS ON GRADE- REF. CIVIL DWGS. 14 MAIN SERVICE PANEL, 400 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 15 EXISTING STRUCTURE - NOT A PART 16 (E.) SIDEWALK, CURB AND GUTTER PER C.N.B. STANDARDS - REF. CIVIL DWGS. 17 EXISTING DRIVEWAY APPROACH - REF. CIVIL DWGS. & LANDSCAPE DWGS. 18 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED/DEMOLISHED 19 LINE OF ROOF ABOVE 20 (E.) GAS METER LOCATION (REF. SURVEY & CIVIL DWGS) 21 (E.) SEWER M.H. (REF. SURVEY & CIVIL DWGS) 22 (E.) WATER VALUE LOCATION (REF. SURVEY & CIVIL DWGS.) 23 (E.)SEWER C.O. LOCATION (REF. SURVEY &CIVIL DWGS.) 24 (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DWGS.) 25 (E.) FIRE HYDRANT- PROTECT IN PLACE 26 PROVIDE GAS STUB -OUT FOR EXTERIOR FIRE -PIT PER OWNER 27 CMU WALL W/. STONE VENEER" 28 WOOD FENCE ABV. CMU WALL W/. STONE VENEER" 29 (N.) PROPERTY LINE WALL -CONCRETE FOOTING NOT TO EXCEED 6' MAX HT. ABV. NATRAL GRADE. - REF. LANDSCAPE 30 TRASH LOCATION -SCREEN FROM STREET AS NEEDED 31 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 32 BBQ, PROVIDED GAS STUB -OUT- G.C. TO COORD. W/. OWNER NOTE: SEE SHEET A-3 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, 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. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. LANDSCAPE NOTES: 1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING AREAS WITH REPECTIVE HEIGHTS AND MATERIALS. ROJECT NAME BAKSHI RESIDENCE TATUS ` oo c° z m v a� Z CDP Cn 'n E ma EZ 20y 20 U a. T m m a m U U W° L m C m m O� m a3Q_«mat Z N w �oim mo��d � t m 1 fcUo>'sE=a O''O-W fm'Cc mE T N N y WC U o0 U tf C — ml Q> L m N w~ Q c� 3 O N Q N � O � d U) U) CI O z N� E � J O `m-. \t m m °E3�-L �y LL r H O 0- W O Z C4 >� O 07 Q LL y W U z Q 0 = on Lu m Q Q 2l ONW O m , m LLI z W 0 U U Lu 0 Lu L LuQ Q ti N r DOCUMENT VALID UPON ORIGINAL SIGNATURE JOB NO, 127-2018 DATE 2/05/2018 SHEET NO. A-0.0 2? �a m�Z0 Om ` oo c° z m v a� Z c c� O m am KQ o ma EZ 20y 20 T m m a m L m C m m O� m a3Q_«mat Z w �oim mo��d Q fcUo>'sE=a O''O-W fm'Cc mE 1 J n N E.5 a N aa p 0 LL U:aU m 2,m umi�a Q> L m N w~ O 6 O V Z m o c m m v y Z c N y m N 2 Q m m U) U) 9� pE N C N �T�m O V1F 1 Z'E Z J O `m-. \t m m °E3�-L �y LL v 6N > :2. v O m N U« C m D T � D0 C m c t ty f—m 4 OO N E a C U U as�m�m mN O v 1 C- d W „mmcm m« a d O m m 10 X m m m o m « u m J G y m-« X m u o O = mrZ mm `_'�mv Ou- 0 o w owca m n/ LL m=u a= 3 Qa�oa'Z w Om Oo REVISIONS NO. I REVISION DATE JOB NO, 127-2018 DATE 2/05/2018 SHEET NO. A-0.0 2? CONSTRUCTION NOTES: ABBREVIATIONS ARCO1 ARCHITECTURAL EARTHWORK A. C. ASPHALT CONCRETE CONSTRUCT 6" MIN CONCRETE DRIVEWAY C.O. CLEAN OUT RAW CUT: 18 CY DG DECOMPOSED GRANITE ( CONSTRUCT 4" MIN CONCRETE HARDSCAPE DS DOWNSPOUT RAW FILL: 33 CY EXIST EXISTING 3OINSTALL 4" SQ GRATE DRAIN OVER-X(f3'): 221 CY BFF BASEMENT FINISH FLOOR BFP BASEMENT FINISH PAD ®INSTALL TRENCH DRAIN PER DETAIL SHEET C2. CONC CONCRETE DWY DRIVEWAY 50 INSTALL PERFORATED/TRENCH DRAIN PER DETAIL SHEET C2 EMH ELECTRIC MANHOLE EP EDGE OF PAVEMENT FD FOUND ©INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN FL FLOWLINE 7O CONSTRUCT 3"0 DRAIN THRU CURB PER CNB STD PLAN 184-L FF FINISH FLOOR FG FINISH GRADE FP FINISH PAD ®REMOVE EXISTIING CONCRETE AND PLANT SOD. FS FINISH SURFACE GB GRADE BREAK OINSTALL 6" CATCH BASIN WITH FILTER INSERT PER DETAIL SHEET C2. GFF GARAGE FINISH FLOOR GFP GARAGE FINISH PAD GM GAS METER HH HANDHOLE HP HIGH POINT I.P. IRON PIPE 7.64 TC IE INVERT ELEVATION PARK AVE � (7.09)FS L&T LEAD AND TACK L - - - - ?761 MH MANHOLE MON. MONUMENT NTG NOTHING OG ORIGINAL GROUND 4" PERFORATED PIPE PA PLANTER AREA (7.05) PL PROPERTY LINE 6" MIN WIDE PEDESTRIAN SAFE PROP PROPOSED DIMENSIONS DETERMINED BY FRAME & GRATE 3/8"SLOT R/W RIGHT OF WAY GRATE FRAME DIMENSIONS, OPENING. EAST JORDAN IRON S.F.N. SEARCHED FOUND NOTHING USE FRAME AS FORM "WORKS OR EQUAL (800) 874-4100 1 SDWK SIDEWALK H4REBAR SMH SEWER MANHOLE �������%l'%lzlI'%���'111 � • iTOP & BOTTOM T.B.M. TEMPORARY BENCHMARK TC TOP OF CURB TF TOP OF FOOTING 6s°: 7.59 TC CURB(757)TC 7.67 TC (6.95)FS (6.91)FS (7.01)FS TG TOP OF GRATE 7.55 TC TOC TOP OF CONCRETE (6.92)FS T.O.R. TOP OF RIDGE TOP OF WALL FILL THIS PORTION W/ CRUSHED 1 WM WATER METER G TW ROCK AFTER POURIN GRATE SUPPORT CURB. CRUSHED ROCK W1 24" - I FS N (6.85) FILTER CLO hh�i (6.77) A- DIG A 24" WIDE X 18" DEEP TRENCH (6'77) B- PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE 1`� C- FILL BOTTOM 8" OF THE TRENCH W/ CRUSHED ROCK D- FORM AND POUR PERIMETER CONC ETE CURB / E- FILL THE REST OF THE TRENCH W/ CRUSHED ROCK TO 4" FROM TOP OF TRENCH o 1 M n TRENCH DRAIN 7 Y NTS 16.5' I ' 4 I L(6.76) 1 r � ow I CURB 6.81 V V I 712 (7.48) - 1 w ,� w �S- p F w3 (7.50) 3 oN 7.31 TC 7 25.. 0 8� o o 7.20 °' �} ..7.20 n ~� (7.51) (7.54) (6.88)FL FS .� N z ro R REMOV.E�S- z- '� m FS FS• o ACU EXIST�FENCE O - - ��.� .vN89'S8'45",W 8,5.10' W m m ti W m .v .. a 47?40TG �� T �. 1.%_ -�� �� / NATER -FE ...;0.5%.. -8.72. 4: :DRIVEWAY: to-► /' E E U E.. � � 1 .. ,. BB L I 8.77 FS C� 7.65 .. .. .7:85 FS I / 1} - .. ..I. i i \ 1I I - FS . 7.75L... ..(\�5) FSIDS O I 8.70 J I /� 0/ T} 1 �� /. AREA OF 7.65 GFF /. / 11.16. TW N 8.64 /i/g, j DEDICATION /- d`t STAIRS / 4°DRAIN-OUT 4"DRAIN-IN .r. - FS DS ps/: % 19 16 TW: 8 75 ... .. 8.87 .. FS o ) - �F�' % FS < FS (7.74 I / 1 "0 Bo) IC Nf I 1 (7.47) I I 5�, /; CRESCENT FILTERI BY REM INC. I LLJp - i .SF87 - I - %iI `�' 8.58 TG 9 (30.99) / y 7.90 IE J Cf TOP VIEW Q 1 / - (7.63 r 1 }(^ ) / W ON 1 � � 2 8.64 ' (7.90) ' GFP= I - 1 --------- .� RIDGE: �� 1':' FS % v. ' EXIST REMOVE I 15.5 GRATE PROTECT I ^ rl 0 29.13 I - 1 ..bl / 11.16 TW FG I - � RIDGE x v SEWER C.0'.- N I o I - I FF=9.00 8.87 m (7.68) j 7.5s TC uJ OVERFLOW 8" CATCH BASIN �� 5' m 5' I FS ° N. �g//�o (7.03)FL Q OPENING p1 I - - - - - - 1 ' 271 cd c� N a % b W EXISTING I I I 'CIA / \ 0 3 � � BUILDING I 1 _� W3 Q 4"DRAIN-OUT 4"DRAIN-IN I o I �:.I I IE PER PLAN I o I" -1 7.68 I 1 1 7 5 _, � �0 I g I I Fs _'7s7) I I I v % g CRESCENT INC. BY REM z . I i i (8:27) .� �z ELEVATION VIEW I I EXISTING 1'y 8.62 / 6.2' 13.8' I.. I BUILDING I ..,-'FS 20' CLEAN 'OUTS' / I. m': `7.68 DS 7.86 GFF 7.77 'F. - W 8.58 90 E 9 6" CATCH BASIN Fs. FG CURB 9 NTS I0 N .. - 8.75 I I 8.75 8.75 7.69 7.62 .. --FS GB--� - =- - = - --- ... -- ---- .- -^-- ---- -.N'1----2- ----------G.DS---------- --F9DS-- -8.70'-357. .10%� -'' 7.50 TG .. 0.5% '� I - FS�. p 1 4 6.67 I.E. - . SWALE . . 1% I � I 1% FS 7.85 .. I. ,o (.7:57) ....-; .. .-.,. .. •(7.8)}� DN_ ..:-�. ..' (7.94)._ 7.89... (. ) Q � ^ N 1J i ( ) l Y w �w w N N z ~ 0 3 CD ~ w GM ❑ W N89'59'56"E 85.10' ? J' -__-------- cd n m `-� .0(O^------�----(ON-_�---------- Z- -� ------------------- 1 ^ DI 1 0 0 9 1 (8.310 "6 3 (7.89) 3 ---- -0 0 3 I I (7.14)FL o 6 1 31.07) 6 1 if I / EXISTING IDGE 1 N I( BUILDING EXISTING (7.00)FL RI m nwr ARCHITECT: OWNER/DEVELOPER: PREPARED BY: FESS/0 SOILS ENGINEER/GEOLOGIST: BENCHMARK: LEGAL DESCRIPTION: SHEET: oeR '�� PRECISE GRADING BRANDON ARCHITECTS BOB BAKSHI FORKERT ENGINEERING & SURVEYING, INC. 9 M• EGA CONSULTANTS, LLC BENCHMARK NO: NB3-20-92 THE LOT IS LEGALLY DESCRIBED AS LOT 16 OF 151 KALMUS DR. 24075 MAGIC MOUNTAIN PKWY 22311 BROOKHURST ST, STE 203 611� i 375-C MONTE VISTA AVE BLOCK 3, OF SECTION 5 THE BALBOA ISLAND 127 JADE AVE C2 DRAWN: SC SUITE G-1 VALENCIA, CA 91355 HUNTINGTON BEACH, CA 92646 m TRACT, AS PER MAP RECORDED IN BOOK 8, COSTA MESA, CA 92626 NO. 58627 m COSTA MESA, CA 92627 ELEVATION: 8.364 FEET (NAVD88) A PAGE 9 OF MISCELLANEOUS MAPS, RECORDS CHCK'D: TR (714) 754-4040 (71 JN99516793 * EXP. 12-31-18 * P: (949)642-9309 YEAR LEVELED 1992 OF ORANGE COUNTY, CALIFORNIA. NEWPORT BEACH, CALIFORNIA APN: 050-183-22 j;'CNIL ��P P. O. BA961.1 NO. DATE R E V I S 1 0 N S DATE: 3/1/18 9 OF CAV�Fp� THOMAS M. RUIZ RCE 58627 DATED JUNE 28, 2016 24 EROSION CONTROL 1. IN CASE OF EMERGENCY. CALL JIM COLLINS AT 949-613-5260 2. A STANDBY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT. 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAYBE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONTER REQUIRED. 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS AND DEBRIS THAT MAY CREATE POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF PROPERLY. 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT TO THE DESCRETION OF THE FIELD ENGINEER. ADDITIONAL DEVICES, AS NEEDED, SHALL BE INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ON SITE. 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMEBER 1 AND APRIL 15 OF THE FOLLOWING YEAR WIHOUT THE APPROVAL OF THE BUILDING OFFICIAL. 9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESSES. THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRSENTING CHANGES MUST BE SUBMITTED FOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE SDISCHARGE OF NON -STORM WATER FROM THE PROJECT SITE AT ALL TIMES. 11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, ARE DRAINS, NATURAL DRAINAGE COURSES, OR WIND. 12. STOCKPILES OF EARTH AND OTHER CONSTRUC- TION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OR WIND OR WATER. 13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT CONTAMINATE THE SOILS AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE THE BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASED INTO THE DRAINAGE SYSTEM. 14. EXCESS WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE SISPOSED OF AS A SOLID WASTE. 15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMP'S ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS A 40% CHANCE OF QUARTER INCH OR MORE OF PREDICTED PRECIPITATION, AND AFTER ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT THE PROJEFT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL (COPIES OF THE SELF -INSPECTION CHECKLIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUEST). 16. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. 17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 18. ANY SLOPES WITH DISTURBED SOIL OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER. 19. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS. BMP FACTS SHEET WM-1 MATERIAL DELIVERY AND STORAGE PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS AREA. WM-2 MATERIAL USE HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE PROPERLY HANDELED IN ORDER TO REDUCE THE RISK OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYESS THAT APPLY SUCH MATERIALS. WM-4 SPILL PREVENTION AND CONTROL IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL PROPOSED MATERIALS. IDENTIFY THE METHODS, BY WHICH ACCIDENTAL SPILLS WILL BE CLEANED AND PROPERLY DISPOSED OF. WM-5 SOLID WASTE MANAGEMENT PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER POLLUTION AND PREVENT WIND DISPERSAL. WM-6 HAZARDOUS WASTE MANAGEMENT HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANY SPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. WM-7 CONTAMINATED SOIL MANAGEMENT PREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORMWATER FROM CONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY CONDUCTING PRE -CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING CONTAMINATED SOIL PROMPTLY. WM-8 CONCRETE WASTE MANAGEMENT STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT IN DESIGNATED AREAS AWAY FROM DRAINS, DITCHES, STREETS, AND STREAMS. CONCRETE WASTE DEPOSITED ON-SITE SHALL SET UP, BE BROKEN APART, AND DISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR ALL CONCRETE WASTE. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT UNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACILITIES ON-SITE ARE REQUIRED TO BE IN COMPLIANCE WITH LOCAL HEALTH AGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. TC -1 STABILIZED CONSTRUCTION ENTRANCE A STABILIZED ENTRACE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR ADJACENT PROPERTY. MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROCK OR PAVED. SE -1 SILT FENCE SE -3 SEDIMENT TRAP SE -8 GRAVEL BAGS ERODED SEDIMENTS MUST BE RETAINED ON-SITE AND NOT PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT MAY BE WAIVED AT THE SOLE DISCRETION OF THE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED SUFFICIENT. BMP FACTS SHEET ALL BMP'S SHALL BE IN ACCORDANCE WITH MODEL BMP'S FROM THE CALIFORNIA STORMWATER BMP HANDBOOK FOR CONSTRUCTION AT W W W.CABMPHANDBOOKS.COM EC1 CONSTRUCT GRAVEL BAG EROSION CONTROL ALONG PROPERTY LINES EXCEPT DRAIVEWAY APPROACHES. THE SAND BAGS SOULD BE 24" WIDE AND 10" HIGH. MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS SHEET #SE -8. EC2 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET #WM-9. EC3 CONSTRUCT MATERIALS STORAGE ARE IN ACCORDANCE WITH BMP FACTS SHEET #WM-1. 20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS. PARK AVE i i O EROSION CONTROL PLAN 1,=8, EROSION CONTROL LEGEND CD� PLACE GRAVEL BAGS PLACE FENCE WITH WIND SCREEN V MIN HEIGHT 2 BAGS MIN. i GRAVEL BAG DETAIL NTS 8" MIN 44 EXISTING GROUND PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE NTS i i PROJECT PROPERTY i 25 ARCHITECT: BRANDON ARCHITECTS 151 KALMUS DR. SUITE G-1 COSTA MESA, CA 92626 (714) 754-4040 OWNER/DEVELOPER: BOB BAKSHI 24075 MAGIC MOUNTAIN PKWY VALENCIA, CA 91355 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (71 JN 9511793 QROFESS/O rMS M• !�2 R' NO. 58627 A * EXP. 12-31-18 * S'T CN0. 9TFOF CAS-�FOTHOMAS M. RUIZ RCE 58627 SOILS ENGINEER/GEOLOGIST: EGA CONSULTANTS, LLC 375-C MONTE VISTA AVE COSTA MESA, CA 92627 P: (949)642-9309 DATED JU E928, 2016 BENCHMARK: BENCHMARK NO: N63-20-92 ELEVATION: ED 1 FEET (NAVD88) YEAR LEVELED 1992 LEGAL DESCRIPTION: THE LOT IS LEGALLY DESCRIBED AS LOT 16 OF BLOCK 3, OF SECTION 5 THE BALBOA ISLAND TRACT, AS PER MAP RECORDED IN BOOK 8, PAGE 9 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. APN:050-183-22 EROSION CONTROL PLAN 127 JADE AVE NEWPORT BEACH, CALIFORNIA SHEET: C4 DRAWN: SC CHCK'D: TR DATE: 3/1/18 N0. DATE R E V I S I 0 N S 25 PROJECT NAME BAKSHI RESIDENCE -� STATUS CDP - � /1 N E � V J� � O N V \� W C O _ H U o - _ , a � � � • i �' � � o ZcoLu No • � ONW a. .. e ju yiliyII W UJ 2 U a — � �� —. • �� :iii %/i /� I ui AXONOMETRIC -NORTHEASTAXONOMETRIC - NORTHWEST %iiI' Iy%I lilill�cn W O P: Z 111 > Q a a m N r AXONOMETRIC - SOUTHEAST AXONOMETRIC -SOUTHWEST � DOCUMENT VALID UPON ORIGINAL SIGNATURE Zo� dom �sZ @.@Qa \ @ 00 o c @ � C / ���I I ma cQ min EOm o��>.o. 6-5EE a .O @ @ N O U vJ U � o T r N U ``^^ F O - ' o ZQa O C N U m a@ @ O O _ a @ o @ m a '@ 1 jj�- Z Lu a " O F = m o \SVA SVA r�� V/Till /I� O@s OW OaW@ o" Til �yViv vj y, !� lilill I I��I I Iw I I�I� � I%iI�I j I%I �l ISIS � �I\I y A - /I�//I moi ASA k / i� // JOB NO. ISI � �A 127-2018 DATE 2/05/2018 \\ / SHEET NO. AIIIIIIIIIIIIil 00 IiI ;Iii 20 3 4 2 A-4.0 1 A-5.0 A-5.0 A-5.0 A-5.0 5'-11/2" 69'-101/4" 4 I 1 10'-1112" -6-43/4" V- 7 3/4"_ -4' - 5 7/8" - -.5' - 9 7/8"_ -11 1 114-' `90 0116 1' - 8" 16'- 6" l'- 1 Y 2'- 5 7/8" 2'-33/8" 2'- 2 1/8" L, T- 0" 3' - 0" 2' - 5 5/8" 4--57/8" Z-4117 T- 5 3/8" 11" 5'- 2 7/8" 11" 10'- 6 112" T- 1 3/4" 2'- 3" \2° ro 4 O \ \ 3 \ LEV. EQh II \ 31 31 32 2 32 r �� �� 2 '-fi 118" 3'-11/2" 4'-8112" vo 18-37/8�hELEV. g O AIV. �* CLR. I � 7 ABV. � _ 1x81/4'1'-951813 2'-107/8" 1'-4187'-10718" TAI 7 4-CLR_ Q N 27 O O AD -1 m 3/4" 12 '-01/8" '-53/4" 2'-4112" 3'-113/8" 1'-01/8" O > > 14 15R@0'-73/4" 3 0 o 3 18 �- A-5.1 - - - 2 A-5.1 w w 14 _ � �� 2 -CAR GARAGE w w o a o o o r; T- 1 7/8" 3 CLR 2 3 1 m PWDR. - 7 w A-4.1 2 10 2 11 3 T I T KITCHEN I DINING' GREAT ROOM N 1 A-4.1 8 5 � 7 15r' ro �T� %. I 1 I N � o n "15 % - 13 PA TRY 11 z 3 26 I A-5.1 T T T / 9 4 3 5 ( 17 _ �` 6Q r N M � I 18 = VEN o DW - - - -- "' - [V N N 90 O 31 32 C 14'- 4 5/8" 4'- 6" 8' - 6 7/8" 5' - 2 5/8" T - 9" 11 318" 4' -11 1/8" 5 118" 6' 5" 5' - 5" 1 3/4" 2' - 3" - - - - 18=-105/8" - - - - 5'-10314" - - - 13'-9318"- - - - 8'-8318" - - - - - - 17'-2114'- - - - 5'-43/4" 69'- 10 1/4" f 2 FIRST FLOOR PLAN 3 4 2 1 A-5.0 A-5.0 A-4.0 A-5.0 A-5.0 1/4" = 1'-0" 3 4 2 1 A-4.0 A-5.0 11 5'-0112" 47'-10" 4 22'-21/8" 10'-0112" f .13'-1 - -6'-45/8". -5'-43/4"- _10'-73/4" - d2'-3718" - _I17/8 14'-61/4". el 7 42 6 5/8" w 107/8", 3'-0518' 2'-6" 2'-6" 3'-31/2" 10"i" 3'-5112" 2'-105/8" 67/86"1.4'-33/8" 2'-21/8" 3'-0" T-0" 2'-55/8" 4'-5718" 1'-61/8'1'-11112" 3'-51/2" 4318" 2'-13/4" 2'-85/8° 11" T-55/8" 3'-1" 3'-03/4" 11" 7" ii" m AD -1 34 32 33 7 n 6 33 33 o F 43 2% MIN. ❑ I 2 o _ _ - - STEAM SEA v 2°° A-5.1 u 2 9 15 8- CLR.. Q \\\ 1\ 11 °/ SHWW / N O MiN 4 32 s' 20 _ J� FLOOR DR.41N T U ELEV. - Q+ ^J -- -/-❑ 10 ,_. LAUNDRY27 - -- ti* g. ------ W. 19 0 0 21 25 I 12 ST Ra ❑ - -- 23 T_1112" HEATER ABV. ❑ 35 C26DE CLR. 11 / " \ 3 �� A-5.1 BEDROOM #3 P7 2 43 A-5.1 10 O 2 3 18 J -4 I I MASTER SUITE MASTER I _(:24)BUILT-IN 17 16 BALCONY N J N 2rI I ° 21 33 I 1 A-4.1 28 I DRESSER � -- I- CLR. V 2 I I DEN 1 2 3 - U - °�� - HEATER ABV. %J.J. BATH 23 z I 1 23 11 �A11 n ❑ � 1 � 10 M C m 22 �, 1 I W.I.C. HERS 22 I 1 A-5.1 I MECH. 20 zs 10 _ 2 3 24 , \ \ - - - - - ao /SHWR. ° TUB FAU EFAU SEAT SHWR.1 SEAT _ BUILT-IN ` ❑ / BUILT-IN - irm I 11 12 35 13 14 15 35 33 o T-65/8" 4'-01/8" 1'-81/8" 8'-9" 1'-11518". 2'-3" T-03/4" T-7112" 3'-75/8" 2'-3114" Z-41/8" 6'-5" 2'-41/8" T-1" 3'-0314" 11" 7" 11" .T-67/8"� �T-6314". 14'-73/4"�rim -18'-37/8 X16'-5114" 3'-113/4 1'-6" w 0I 5'- 0 112" 64'- 6 1/2" 5'- 53/4" 10'- 0112" 2 3 4 A-4.0 2 1 A-5.0 A-5.0 A-5.0 A-5.0 n SECOND FLOOR PLAN 1/4" = 1'-0" 3 4 2 1 A-5.0 A-5.0 A-5.0 A-4.0 A-5.0 f 24' -01/1 21' - 0 318" 4 40'- 0 5/8" f 15'- 8 3/8" l' -1 318" 4'- 9 318" 10'- 7 3/4" 4' - 5 7/8" 26' -- 8 7/8" _ 2'-2118" T-0" T-0" 2'-55/8" In 17 M CN r` 36 11 A-5.1 6- 0 33.00' T.R. 33.00' T.R. A-5.1 CLR. `� �� 1 6 29 BENCH z�/oON.'�- v cJi ELEV. ----\- s f____ MECH. 2%MIN. -� 7:12 37 27 OO 0 25 m - J ------ SPA BY 31 STAIRS 37 39 7:12 PERMIT ❑ ❑ ----- a 15 12 zr IN. 30.82' co IROOF DECK tT�a TOP OF FIREPLACE jL F 31.96' T.R. \\\ 15 R o' - 7 1/2" 15 N° � 3 3 @ 28.67 T.O.S. 28 ti ro A-5.1 I 36 43 ro 15 30 CATWALK 33 m 41 I A-5.1 ? 30 • 38 cO 2'-15/8" 9'-2518" T-91/8" 1'-41/4" m © _ _ 29 MUST REMAIN 100% OPEN 34 f MUST REMAIN 100% OPEN A-4.1 2 N 118J- - 7 z \ 2°h MIN. �. uj UP 1 1 A-4.1 W N � 11 28 p 1 2, BATH #4 SERVING o VIEW DECK 36 7:12 19 ti CABANA 00 \ °�1i 2 ° 28.45'T.0 S- I \ 10 6 � � 5 • � � \ �„ 2'- 28 ' - 73/4" m w s l 1 37 28.67 T.O.S. \ CUR. J ? ?I 7:12 I 1 l _ G p 2 2510 MIN. 2 1 �1 24 43 z%MN. o I M \ 1 SHWR , SEA - 31.96' T.R. �o BUILT-INS N � BUILT-INS \ N N h N %I 21 22 23 24 25 � � N I LI4'-711/2" 10'-51/6" 6'-2112" 2'-33/8" - 5 - _ - - - _ - _ I - - - 21'-7118" - 5'-7114" 14'-41/2" _T-103/8 6' T-7112"- 8'- 3 3/4" 1 41'- 6 7/8" 14'- 3 3/8" 20'- 11 1/4" 2 THIRD FLO R PLAN 3 a 2 1 �1/4" = 1'-0= 1'-0, A-5.0 A-5.0 A-4'0 A-5.0 A-5.0 KEYNOTE LEGEND 1 FURNISHINGS - AS SELECTED 2 COUNTERTOP -AS SELECTED PROJECT NAME BASE CABINET- BUILT-IN, FINISH AS SEL. MECHANICAL VENTILATION NOTE: REFRIGERATOR- VERIFY APPLIANCE W/.OWNER 5 LAUNDRY SINK - AS SEL. BAKSHI RESIDENCE 1. PROVIDE WHOLE BUILDING MECHANICAL STATUS RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR) VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION CDP 9 4, WITH EXCEPTION THAT NATURAL VENTILATION 10 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. THROUGH DOORS AND WINDOWS IS NOT AN SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 12 ACCEPTABLE ALTERNATIVE TO WHOLE -BUILDING r/1 E VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING 8 SELF LATCHING (R302.5.1) o (a)). FOR CONTINUOUS WHOLE -BUILDING VENTILATION, 16 m " MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR FIREPLACE- PREFABRICATED, GAS ONLY,' ASTERIA' MODEL GEORGIAN 50" [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. DIRECT VENT GAS APPLIANCES MUST COMPLY W/. CAL GREEN CODE REQUIREMENTS AND MUST COMPLY WITH ANSI 221.50. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) o' ro EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 19 ¢ »- U U CFM FOR EACH OCCUPANT (ONE OCCUPANT PER w _ BEDROOM +1). VENTILATION TO BE PROVIDED BY 22 N EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SHELF AND POLE - BUILT IN, FINISH AS SEL. ro L SUPPLYAIR. 25 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.)- UNITS TO BE SCREENED FROM VIEW W/. 42" HIGH FENCING PER C.N.B. REQ -TS. - UNIT TOP TO NOT EXCEED HOA'S 14 FEET MAX HT. 26 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT o ro 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM 2 INTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4/AD-1 VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF IU v -moo WHOLE -BUILDING VENTILATION REQUIREMENT). M DRAIN LINE - IN WALUFROM ABV. (REF. CIVIL DWGS. & DETAILS) CALCULATIONS: OVERFLOW DRAINLINE--IN WALL/ FROM ABOVE(TERMINATE ABV. EXT. FLATWORK T a UNIT: 2,331 S.F. 34 ; (0.03)2,331 S.F.+ [7.5 CFM x OCC. (BED. +1)] WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #4 ON SCHEDULE 36 69.93 CFM + (7.5 x 4) = 99.93 CFM REQ'D. z Zi 3 38 Cm 39 WOOD SCREENING WALL FOR A/C.UNITS-(OWNERTO APPV. FINISH) Q > o v 41 PROVIDE GAS STUB -OUT FOR EXTERIOR FIRE -PIT PER OWNER o c TRELLIS - ARCH. TO APPV. PROFILES z N� KEYNOTE LEGEND 1 FURNISHINGS - AS SELECTED 2 COUNTERTOP -AS SELECTED 3 BASE CABINET- BUILT-IN, FINISH AS SEL. 4 REFRIGERATOR- VERIFY APPLIANCE W/.OWNER 5 LAUNDRY SINK - AS SEL. 6 DISHWASHER -AS SELECTED 7 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR) 8 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM PER BEES 150(o), EXC. 5 TO 152(a) & ASHRAE STD. 62.2- INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. - VENT TO EXTERIOR 9 DOUBLE OVEN -AS SELECTED 10 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 11 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 12 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 13 UPPER CABINET- BUILT-IN, FINISH AS SEL. 14 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING 8 SELF LATCHING (R302.5.1) 15 1-112" MAX. STEP AT OUT SWING DOORS (R311.3.1) 16 ENCLOSED USEABLE SPACE UNDER STAIRWAY USE 5/8" TYPE'X' GYP. BD. FINISH TYP. (1/2" MIN.) (CRC R302.7) 17 FIREPLACE- PREFABRICATED, GAS ONLY,' ASTERIA' MODEL GEORGIAN 50" [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. DIRECT VENT GAS APPLIANCES MUST COMPLY W/. CAL GREEN CODE REQUIREMENTS AND MUST COMPLY WITH ANSI 221.50. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 18 PROTECTIVE BOLLARD PER. STRUCT. 19 RESIDENTIAL ELEVATOR -CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE = 54" X 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 20 WATER HEATER -TANK -LESS (ON DEMAND -DIRECT VENT) WALL -MOUNT +44" MIN.,'NORITZ' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. INSTALL PER MFGR. SPEC. 21 WASHER- PROVIDE HOOK-UPS & POWER 22 BATHTUB -AS SELECTED (VERIFY LOC'N. OF FIXTURES W/.OWNER) 23 SHELF AND POLE - BUILT IN, FINISH AS SEL. 24 FIREPLACE- PREFABRICATED, GAS ONLY,'DAVINCI' CUSTOM FIREPLACE (ANSI Z21.50B), FULL BAY CONFIGURATIONS [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 25 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.)- UNITS TO BE SCREENED FROM VIEW W/. 42" HIGH FENCING PER C.N.B. REQ -TS. - UNIT TOP TO NOT EXCEED HOA'S 14 FEET MAX HT. 26 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT 27 INTERIOR STAIR MOUNTED RAILING - 34"-38" ABV. NOSING, REF. DTLS. 2, 8/AD-1 28 INTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4/AD-1 29 EXTERIOR GLASS GUARDRAIL W/. HANDRAIL- MIN. 42" HEIGHT -4" MAX. SPHERE OPENING, REF, DTLS. 2,4/AD-1 30 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT 31 DRAIN LINE - IN WALUFROM ABV. (REF. CIVIL DWGS. & DETAILS) 32 OVERFLOW DRAINLINE--IN WALL/ FROM ABOVE(TERMINATE ABV. EXT. FLATWORK 33 EXTERIOR GUARDRAIL - MIN. 42" HIGH -4" MAX. SPHERE OPENING 34 DECK DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 35 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #4 ON SCHEDULE 36 ZINC STANDING SEAM METAL ROOFING - COLOR AS SELECTED - REF. MAT. SCHED. A/A-4.0 37 ALUMINUM GUTTER- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 38 STEP IN FLOORISLAB - 6" U.N.O. 39 WOOD SCREENING WALL FOR A/C.UNITS-(OWNERTO APPV. FINISH) 40 SHOWER - HOT -MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 70" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA. CIRCLE MIN. (CPC 411.7) 41 PROVIDE GAS STUB -OUT FOR EXTERIOR FIRE -PIT PER OWNER 42 TRELLIS - ARCH. TO APPV. PROFILES 43 DECK WATERPROOFING PER MAT. SCHED. - A-4.0 INSTALL PER MFGR. SPECS I-_ 1r O D- W O Z m = Q Q Ir Y LU U z Q p = on Lu Z 00 Q Q ?: 0 L O m CD W E � � ro� Y z r � M � W � I-_ 1r O D- W O Z m = Q Q Ir Y LU U z Q p = on Lu Z 00 Q Q ?: 0 L O m CD W N N z 0 W 0 Lu m W o Lu LII Q SOO III TRUE NORTH PROJECT NORTH W Q M W ~ N DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. DOCUMENT VALID UPON STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 ROUGH FRAMING: ALL EXTERIOR WALL TO BE FRAMED WITH 2 X 6 STUDS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 ORIGINAL SIGNATURE O TZ C D EXT. FIRE RATED PARTITION REF. DTL. 14/AD-1 o 'Moo 0 T L Z c O Q - N O Q' O ZQ K 2 m mor=m D INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 m a; Z B Lm T em o a3a ua m._at - NEW WALL - 2 x 6 STUDS @ 16" O.C. N mc (n O)O �_ d E ® NEW WALL - 2 x 4 STUDS @ 16" O.C. UH a 0 ° U :amgm v0i�v L N O- WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. o _ 9 a Z c M y m m Z a N E W a N N N O NF CONCRETE RETAINING WALL -REF. STRUCTURAL o Q9mw yTOR a U 0 CONCRETE MASONRY WALL - 6" CMU U.N.O. N 3 L R d N Ud U O N O y _ O N pO z vOEa=2t DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED a g 0 r o0� �; m STUD @16"O.C. r N 0 0 C, a Em`o.�aNimaom WINDOW - REFERENCE SCHEDULE ° ° x= 0 m ^ = ' 0 0 O 02 `L-' lON V -Smv O - O � o W O .�` W d �r m a= o s K w- w DOOR -REFERENCE SCHEDULE � � 0-0- v <w- � a REVISIONS CABINET - BUILT IN CASEWORK NO. REVISION I DATE L_ J D COLUMN -REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS -ONLY APPLIANCE IDPLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) JOB NO, LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 127-2018 DATE <1i> WALL TAG - REFERENCE SHEET A-7.0 SHEET NO. 2/05/2018 101 DOOR TAG - REFERENCE SHEET A-7.0 1i WINDOW TAG - REFERENCE SHEET A-7.0 KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. A 2NO A PLAN LEGEND 2:�L UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATIIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. �12 12 SLOPE PER PLAN AIR -PERMEABLE - INSULATION (PER PLANS) 2x ROOF RAFTER - (PER STRUCT.) INTERIOR FINISH - (PER PLANS, WHERE OCCURS) VALLEY DETAIL CONT. LOCK STRIP, SOLDERED CLEATS @ 18" O.C. MAX. DOUBLE FOLD 3/4" LOCK, ALT. METHOD rJ METAL ROOFING DETAIL 1 1/2" = V-0" I 2 I THIRD FLOOR T.O.S. 7:12 3 I A-5.1 I � 0 8 -1.4-2314' 7:12 1 I A-5.1 I Q THIRD FLOOR T.O.S. I- 3' - 9" 1' -3518 PRODUCT LISTING: ICC # ESR -2048, CB -150 STANDING SEAM METAL (ZINC OR EQUIV.) - REF. MAT. SCHED. A/A-5, CLASS W ASSY. FASTENERS PER MFGR. INSTRUCTIONS 15/32" CDX PLYWD. SHTG. MIN. (REF. STRUCT) MIN. 30# ROOF FELT- (2) LAYERS GAF VERSASHIELD UNDERLAYMENT 12"-16" x x 3 4 2 1 A-5.0 A-5.0 A-5.0 A 4.0 A-5.0 a o THIRD FLOOR T.O.S. THIRD FLOOR T.O.S. THIRD FLOOR T.O.S. N 3 n 04 I ROOF PLATE -1'- 0 I, ri v o 4 i 1' - It 35/8" 8'-87/8" 2 31.96' r 1 37.84' A-5.1 3:12 - - 3:12 HT. CERT. REQ'D. - ROOF PLATE -1' - 0"- n ROOF PLATE +1'-2" ;p 38'- 4" 23'- 9 3/8" 2 314- 37.96' - M 1. HT. CERT. REQ'D. ROOF DECK 1 37.84' REF. A-2/0 4 - ro 4 r3:12 HT. CERT. REQ'D. j118" 1 39'- 9 7/8" 1 A-5.1 ROOFPLATE4 PLATEN ROOFPLATE 4 t+) N --- - L --=v0 31.96' 3:12 VIEW DECK THIRD FLOOR T.O.S. 3:12 - I REF. A-2/0 I M 33.00' 0 ni04 UP 1 - HT. CERT. REQ'D. I 1 A-4.1 23/4 34'- 11 7/8" 1 37.96' HT. CERT. REQ'D. 3 I I 7:12 f� 1 I N I N .. M I - 1 - / 1'-35/8', 8'-8718" \A 3.12. 3:12• • 17 m - - ROOF PLATEROOF PLATE - - a - - - - - - - - - m - - - - - - - - -- 3 -3 4 A 4.0 2 1 A-5.0 A-5.0 A-5.0 4 RAKE DETAIL 1" = 1'-0.. ROOFING PER PLAN & MAT. SCHED. ROOF SHTG PER STRUCT. 2X SOLID BLK'G., FOR CONDITIONS WITHIN 5 FEET OF PROPERTY LINE DOUBLE 2x SOLID BUCG. IS REQUIRED METAL DRIP EDGE, 1/4" MIN. (TYP.) 3x6 WD. FASCIA, AS SEL. BY ARCH. 2x6 T&G, DOUGLAS FIR OR EQUIV. 4x6 STAIN GRADE OUTLOOKER @ 30" O.C. (VERIFY W/. ARCH.) 2X ROOF RAFTERS 2X ROOF RAFTERS, REF. STRUCT. FOR TRANSITION INTERIOR FINISH PER PLANS EXT. STUCCO FINISH - REF. ELEV. & MAT. SCHED. TYVEK OR EQUIV. BLD'G. WRAP PLYWD. SHT'G. (PER STRUCT.) 3 EAVE DETAIL 1 1/2" = 1'-0" 2 WOOD SHINGLE ROOFING 1 1/2" = 1'-0" WOOD SHINGLE NOTES: 'FSR TREATMENT, INC.' CLASS'A' ROOFING ASSY. ICC# ESR -1410 1. SHINGLES TO BE NO. 1 GRADE WESTERN RED CEDAR W/. A MAX. MOISTURE CONTENT OF 25% 2. SHINGLES TO BE INSTALLED ON SOLID SHTG. IN ACCORDANCE WITH CBC TABLE 1507.8 3. FASTENERS MUST BE HOT -DIPPED GALVANIZED W/. ZINC COATING WTS. IN ACC. W/. ASTM A 153, OR S.S. 4. STARTER COURSES AT THE EAVE MUST BE DOUBLED, W/. FIRST COURSE BEING FULL-SIZE TREATED SHINGLES, SUPPLIED BY 'CHEMCO, INC.' 15" OR 18" TREATED SHINGLES MAY BE USED FOR THE FINAL COURSE AT THE RIDGE. 5. PRODUCTS LISTED AS'CLASS B' SHINGLES MUST BE INSTALLED O/. SPACED OR SOLID SHTG. COVERED EITHER W/. ONE LAYER OF 1-1/4" DENS -DECK ROOF BOARD, MANUFACTURED BY GEORGIA PACIFIC CORP., OR W/. ONE LAYER MINERAL -SURFACED CAP SHEET COMPLYING W/. ASTM D 3909. WHERE UNDERLAYMENT IS REQ'D., THE UNDERLAYMENT SHALL BE INSTALLED OVER THE DENS -DECK BOARD OR MINERAL -SURFACED CAP SHEET. FASTENER LENGTH FOR THE SHAKES MUST BE INCREASED FOR THE THICKNESS OF THE DENS -DECK BOARD OR CAP SHEET. THE DENS -DECK BOARDS MUST BE FASTENED TO SPACED OR SOLID SHT'G. USING A MIN. OF FOUR FASTENERS PER BOARD TO AVOID PANEL SHIFTING PRIOR TO INSTALLATION OF THE SHAKES. THE MINERAL -SURFACED CAP SHEET MUST BE INSTALLED WITH 2" OVERLAPS ON THE SIDES AND ENDS, AND ATTACHED W/. A SUFFICIENT NUMBER OF FASTENERS TO HOLD THE SHEET IN PLACE PRIOR TO INSTALLATION OF THE SHAKES. 6. AUTOMATIC SPRINKLERS TO BE INSTALLED THROUGHOUT & IN ATTIC AREAS IN ACCORDANCE WITH C.N.B. STANDARDS (PROVIDE SEPARATE APPLICATION, REF. 8/T-1) 7. EAVES TO BOXED 1 -HR. ASSEMBLY PER NBMC 15.04.220 ROOF PLAN TRUE NORTH PROJECT NORTH KEYNOTE LEGEND FASTENERS PER NOTE #3 UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: 2 LENGTH TO BE � /1 PLYWD. SHT'G. PER STRUCT. DETERMINED BY 1. AT UNVENTED ENCLOSED RAFTER ASSEMBLY PROVIDE \ UNDERLAYMENT LAYER, 1X SLEEPER OVER ROOF UNDERLAYMENT FOR MIN. 1/4" \ SOLID 2x DBL. BLK'G. REF. NOTE #5 VENTED AIR SPACE SEPARATE WOOD SHAKE OR \ ROOFING MATERIAL, REF. PLANS (2) PER SHINGLE/SHAKE SHINGLE AND ROOFING UNDERLAYMENT TO MEET TO ARCH. REQUIREMENT OF THE SECTION R806.5 OF CBC \ EXPOSURE & OVERLAP PER y 30# ROOF FELT MIN., TYP. CBC TABLE 1507.8.6 2. NO INTERIOR CLASS I VAPOR RETARDER SHALL BE \ INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE 2x ROOF RAFTERS (REF. STRUCT'L.) Q UNVENTED ATIIC ASSEMBLY OR ON THE CEILING SIDE OF \ THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. N Q > o �v \ z EAVE FLASHING W/. DRIP (BY ROOFING \ E E MFGR.) TO MATCH ROOF m � Y 12 1/2" CDX PLYWD. SHT'G. \ \ SLOPE PER PLAN MIN. (REF. STRUCT) CONT. WOOD FASCIA PAINT & SEAL - r (MIN. 4:12 SHAKES) \ VERIFY SIZE &FINISH W/. ARCH. (MIN. 3:12 SHINGLES) \ MIN. 2 LAYERS 15# ROOF FELT O/. CAP KYNAR PAINTED ALUM. GUTTER- HALF \ SHT. ROUND. COLOR TO MATCH ROOF \ MIN. CAP SHT. -REF. NOTE #5 ABV. 4x6 WOOD RAFTER -VERIFY PROFILE W/. ARCH 2x T&G OL BLDG. WRAP - AIR -PERMEABLE \ PAINT &SEAL. INSULATION CAULK & SEAL (PER PLANS) THERMAL BATT INSUL'N. 2x ROOF RAFTER EXTERIOR VENEER - REF. PLANS & (PER STRUCT.) ELEVS. 'TYVEK' OR EQ. BLDG. WRAP INTERIOR FINISH (PER PLANS, WHERE PLYWD. SHTG. (PER STRUCT-L.) OCCURS) INTERIOR FINISH, PER PLAN 3 EAVE DETAIL 1 1/2" = 1'-0" 2 WOOD SHINGLE ROOFING 1 1/2" = 1'-0" WOOD SHINGLE NOTES: 'FSR TREATMENT, INC.' CLASS'A' ROOFING ASSY. ICC# ESR -1410 1. SHINGLES TO BE NO. 1 GRADE WESTERN RED CEDAR W/. A MAX. MOISTURE CONTENT OF 25% 2. SHINGLES TO BE INSTALLED ON SOLID SHTG. IN ACCORDANCE WITH CBC TABLE 1507.8 3. FASTENERS MUST BE HOT -DIPPED GALVANIZED W/. ZINC COATING WTS. IN ACC. W/. ASTM A 153, OR S.S. 4. STARTER COURSES AT THE EAVE MUST BE DOUBLED, W/. FIRST COURSE BEING FULL-SIZE TREATED SHINGLES, SUPPLIED BY 'CHEMCO, INC.' 15" OR 18" TREATED SHINGLES MAY BE USED FOR THE FINAL COURSE AT THE RIDGE. 5. PRODUCTS LISTED AS'CLASS B' SHINGLES MUST BE INSTALLED O/. SPACED OR SOLID SHTG. COVERED EITHER W/. ONE LAYER OF 1-1/4" DENS -DECK ROOF BOARD, MANUFACTURED BY GEORGIA PACIFIC CORP., OR W/. ONE LAYER MINERAL -SURFACED CAP SHEET COMPLYING W/. ASTM D 3909. WHERE UNDERLAYMENT IS REQ'D., THE UNDERLAYMENT SHALL BE INSTALLED OVER THE DENS -DECK BOARD OR MINERAL -SURFACED CAP SHEET. FASTENER LENGTH FOR THE SHAKES MUST BE INCREASED FOR THE THICKNESS OF THE DENS -DECK BOARD OR CAP SHEET. THE DENS -DECK BOARDS MUST BE FASTENED TO SPACED OR SOLID SHT'G. USING A MIN. OF FOUR FASTENERS PER BOARD TO AVOID PANEL SHIFTING PRIOR TO INSTALLATION OF THE SHAKES. THE MINERAL -SURFACED CAP SHEET MUST BE INSTALLED WITH 2" OVERLAPS ON THE SIDES AND ENDS, AND ATTACHED W/. A SUFFICIENT NUMBER OF FASTENERS TO HOLD THE SHEET IN PLACE PRIOR TO INSTALLATION OF THE SHAKES. 6. AUTOMATIC SPRINKLERS TO BE INSTALLED THROUGHOUT & IN ATTIC AREAS IN ACCORDANCE WITH C.N.B. STANDARDS (PROVIDE SEPARATE APPLICATION, REF. 8/T-1) 7. EAVES TO BOXED 1 -HR. ASSEMBLY PER NBMC 15.04.220 ROOF PLAN TRUE NORTH PROJECT NORTH KEYNOTE LEGEND 1 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE 2 CHIMNEY CAP/SPARK ARRESTOR- [DTL. 21/AD-11 (NOTE: DECORATIVE SHROUDS SHALL NOT BE � /1 INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE V � LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN U ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 3 ROOF FASCIA, KYNAR PAINTED ALUM. ACM PANELING (OLD COUNTRY MILLWORKS -CHAMPAGNE -GREY) - W° EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 4 ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. tOJECT NAME BAKSHI RESIDENCE ATUS CDP � /1 N E V � O � U N U T .- a C-) U W° � t T N td y WC U o0 U 'CI Q c� 3 z C N Q > o �v � o z N� Q E E m � Y r � r I- D_ O 0- W O Z 2 > m O U) Q Q LL Y WU Q02 on Lu m Q Q 2 O N W O m , co N NN cy) U U Lu H O W W LuQ Q ti N DOCUMENT VALID UPON ORIGINAL SIGNATURE o 'Moo c Z C r maZ9 NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHTG. (F.O.S.) TYP. m c z 15 0 � - o U.N.O. EAVE DIMS. ARE FROM FACE OF SHTG. TO FACE OF FINISH FASCIAt ' a n3¢mEwm oat O T O L S N N S t cU°>,o Eca -'-m'Cc amUi Fwo a O p 0 .. h N 2 ".TV N 9 O FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC VENTILATION CALCS. w o V y Z o c m m v ¢mZc�m�O m� 0dX @ O NF A ROOF PLAN LEGEND U O O LO - p y N U= c f N� T D c O C N c L y% °L�E-p ROOF VENTILATION NOTES: (CRC R806) Z a g o f U N p1L > 1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED Q DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH J m c n @ a 1O m SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. a m 10 L^ a=_ p p E P x VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS c @ v _ � .>_ � p HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSION -RESISTANT WIRE LL N " N 0 CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF O 2 p c U w 0 w 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF -po°F $ CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR. O 6 a= y u O m O p NN r�mCLK HEd'w 2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE L.I_ r a nv ¢ VENTILATED. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET; 1. IN CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED REVISIONS ON THE WARM -IN -WINTER SIDE OF THE CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE NO. REVISION DATE REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF TEH REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED. 3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MIN. OF A 1" SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHT'G. AND AT THE LOCATION OF THE VENT. 4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G.'S INSTALLATION INSTRUCTIONS. INSTALLATION OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQTS. OF SECTION R903. INSTALLATION OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R703.1. 5. UNVENTED ATTIC ASSEMBLIES SPACES BETWEEN THE CEILING JOISTS OF THE TOP STORY AND THE ROOF RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES (SPACES BETWEEN CEILINGS THAT ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE STRUCTURAL ROOF SHT'G. AT THE TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE MET: 1. THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO INTERIOR CLASS I VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD SHINGLES OF SHAKES ARE USED, A MIN. 1/4" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHTG. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16, JOB NO. ANY AIR -IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III 127-2018 VAPOR RETARDER COATING OR COVERING IN DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION (SEE TITLE 24, PART 6, FIG. 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE DATE AIR PERMEABILITY OF THE INSULATION DIRECTLY UNDER THE STRUCTURAL ROOF SHTG. (NO 2/05/2018 INSULATION SHALL BE REQ'D. WHEN ROOF TILES, WOOD SHINGLES OR WOOD SHAKES, OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONT. UNDERLAYMENT IS INSTALLED. A CONT. LAYER SHALL SHEET NO. BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT, LAYER WHICH HAS A PERM RATE OF NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD.); 5.1. AIR -IMPERMEABLE INSULATION ONLY. INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHTG. 5.2. AIR -PERMEABLE INSULATION ONLY. IN ADDITION TO THE AIR -PERMEABLE INSULATION INSTALLED DIRECTLY BELOW THE STRUCTURAL SHT'G., RIDGE BOARD OR SHEET INSULATION W/. AN R - VALUE OR R-4 SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHTG. FOR CONDENSATION CONTROL. 5.3. AIR -IMPERMEABLE AND AIR -PERMEABLE INSULATION. THE AIR - IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE AImI300 STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. THE AIR -PERMEABLE INSULATION SHALL BE INSTALLED DIRECTLY UNDER TH AIR -PERMEABLE INSULATION. 5.4. WHERE PREFORMED INSULATION BOARD IS USED AS THE AIROIMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER. 2�5? MAX. RIDGE HEIGHT \J 38.00' ROOFATE _ LW-ROOF PL 35.6T MAX FLAT 33.00' n VIEW DECK 29.36' THIRD FLR. T.O.S. (TYP 28.67' rh ROOF PLT. DECK 28.45' THIRD FLOOR PLT. v 27.58' SECOND FLOOR T.O.S. (TYYP_T _ 19.33' SECOND FLOOR PLATE (TYP.)_ 18.25' FIRST FLOOR T.O.S. 9.00' GRADE PLANE______ 9.00' rb_MAX. HEIGHT__ 00' rm--, ROOF-Frffk�TE IN al MAX FLAT 33.00' /h THIRD FLR. T.OS. (TYP.) _ - 28.67' rh THIRD FLOOR PLT._ _ _ _ _ NUT 27.58' zo SECOND FLOOR T_O�TYPP _ 3' SECOND FLOOR PLATE (TYP- 18.25' FIRST FLOOR T.O.S. 9.00' GRAD_E_PLANE _____ 9.00' PI L. -----------------------------------------MAX. RIDGE HEIGHT 38.00' n RIGHT ELEVATION '* I 1/4' = V -0 - 0 a N _____MAXRIDGE HEIGHT 38.00'' -- --------------MAX FLAT M 33.00' m VIEW DECK 29.36' _ THIRD FLR. T.O.S. (TYP.) Il — — — — 28.67' — — — ROOF PLT. DECK 28.45' THIRD FLOOR PLT. 27.58' r O � N 0 N SECOND FLOOR T.O.S. (TYPP 191-T.33' SECOND FLOOR PLATEITYP. 18.25' _____GRADE PLANE 9.00'' n LEFT ELEVATION I Ir– 11/4" = 1'-0" ROOF PLATE 35.67' MAX FLAT 33.00' THIRD FLR. T.O.S. TYP. 28,67 ROOF PLT. DECK — — 28.45'' THIRD FLOOR PLT. n 27.58' SECOND FLOOR T.O.S. (TYP.) n 19.33' _SECOND FLOOR PLATE (TYP.) IL 18.25' 9.00' v GRADE PLANE 9.00' LT17110a* , :049f AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOEYOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN@ABSSOCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT: CUSTOM COLLECTION ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE: 541-885-7412 OR 800-535-3936 FAX: 541-884-3331 WEB: WWW.JELD-WEN.COM BI -FOLD DOORS (AS OCCURS) MANUFACTURER: LACANTINA DOORS, INC. PRODUCT: CUSTOM BI -FOLD DOOR SYSTEM ADDRESS: 3817 OCEAN RANCH BLVD., STE. 114, OCEANSIDE, CA 92056 PHONE: 760.298.5030 FAX: 760.734.1591 WEB: WWW.LACANTINADOORS.COM ALUMINUM -WOOD LIFT -N -SLIDE DOORS MANUFACTURER: PACIFIC ARCHITECTURAL MILLWORKS PRODUCT: SLIDE & SEAL DOORS ADDRESS: 1435 W. PIONEER ST. BREA, CA 92821 PHONE: 562.905.3200 FAX: 562.694.6794 WEB: WWW.PACMILLWORK.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER: WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM CEMENT BASED WOOD SIDING: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 ;KNSNZia ]911kI:4DEbill \ I011:4bT47_1 V almyd/aI1m APPLICATION: SHIPLAP 4"/ CODE: ICC# NER-405 EXTERIOR STONE VENEER SUPPLIER: KRC ROCK, NATURAL STONE & BOULDER SUPPLY 700 N. TWIN OAKS VALLEY RD. SAN MARCOS, CA 92069 P: 760.744.1036 STONE TYPE:TBD COLOR: TBD APPLICATION: TBD THICKNESS: 1" - 1.5" NOMINAL WEIGHT: <10 PSF. METAL ROOFING: ( CLASS 'A' ) MANUFACTURER: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA 91710 P: 909.664.1500 PRODUCT: STANDING SEAM METAL ROOFING, CB -150 (NON -REFLECTIVE) COLOR:TBD NOTES: USE CONTINUOUS 16" PANS - VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL 1/A-4 WEIGHT: APPX. 2 PSF. CODE: ICC # ESR -2048, CB -150 GUTTERS: MATERIAL: METAL - COPPERIALUM. PAINTED KYNAR SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS WWW .RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT. WOOD & GLASS WOOD SHINGLE ROOFING: PRODUCT: WOOD SHINGLE - FIRE TREATED MFGR: FSR TREATMENT, INC. WWW.FIRESMARTROOFING.COM COLOR: NATURAL APPLICATION: CLOSED VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING (REF. DTL. 2/A-3) CODE: CLASS A ASSEMBLY (ICC# ESR -1410) WEIGHT: N/A WATERPROOF DECK MEMBRANE: TUFFLEX POLYMERS 10880 POPLAR AVE. FONTANA,CA P'909.349.2016 WWW ,TUFFLEXPOLYMERS.COM CODE: ICC # ESR -2505 FLASHING & WEATHERSTRIPPING: PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. A I MATERIAL SCHEDULE NOTE: REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS. KEYNOTE LEGEND 1 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE 2 ZINC STANDING SEAM METAL ROOFING - COLOR AS SELECTED - REF. MAT. SCHED. AIA -4.0 3 4" WOOD SIDING SHIPLAP - PER MAT. SCHEDULE" 4 STONE VENEER COLUMN - REF. DTL. 8/AD-1 & REF. MAT. SCHED. AIA -4.0 5 _ BOARD & BATTEN WOOD SIDING - REF. MAT. SCHED. AIA -4.0 6 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 7 ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO U L ARCH. 8 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-11 (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT Y co THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED N C FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. o0 INSTRUCTIONS. CMC 802.4.2.4) 9 ROOF FASCIA, KYNAR PAINTED ALUM. ACM PANELING (OLD COUNTRY MILLWORKS-CHAMPAGNE-GREY)-EAVE ro AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 10 MAIN SERVICE PANEL, 400 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 11 DECO. WOOD TRIM'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE 12 TEMPERED GLASS - 1/2" THK. (MIN. 3/8") ARCH. TO APPROVE PANEL SIZE & HARDWARE 13 EXTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING 14 1 DECO. WD. PANELING - PAINT GRADE - COLOR AS SEL. 15 1 DECO. WOOD WINDOW SHUTTERS :OJ ECT NAME BAKSHI RESIDENCE ATUS CDP NH LL O 0- W O Z N 2 > m O U) Q Q LL Y W 0 z Q p = ir on Do Q Z Q ?: ONW O m , m W N N V J N U � z N U UQ1 Y U � Lum m W +- U L — � U T Y co y N C Q o0 U U -o ro C7 3 z �3 3 Om m Q � o 0 0 z N� Q E A Y NH LL O 0- W O Z N 2 > m O U) Q Q LL Y W 0 z Q p = ir on Do Q Z Q ?: ONW O m , m W N N z 0 W 0 Lu � m W O Lu Ili Q Lu Q N DOCUMENT VALID UPON ORIGINAL SIGNATURE w Z LLI O� Q Lu Lu = —i (-) LLI (n 0 s E IY LLI LU I— F--- Lu 2 REVISIONS o m Z c r m 0, -OO �.tZ maZ9 c c50 m� R m m 0$ c m T m L Cc Z 0 T m a t m c m£ m o n3a y m._2 _O T O L� O m N C m O O E L C U� T O E C mr c am fn F-_0 o a�`6 U:aU mam umi� wyam m�> ~ oi .6 10 `oa=X v U m Z O c m A a Z c m y m m Z a m m C m O 9 w T O m O m 0 dm m.cr:: m z m w m aH m- R- d C m (Oj m CO 3 - N m�°E .a -L 0 0 o 0 p y N U- C m d T O L C m C t o..JSw E�a 0 o m m E m; c nc N OZ o m£ m � 'O '.m-. C— m� c m= gy m Z6°°oo u m:;x 5L3 r n -Sy U 5 O I- -5-Nu I- O m u U m H -2 U E K DATE JOB N0, 127-2018 DATE 2/05/2018 SHEET NO. A-4 00 29 MAX_RIDGE HEIGHT _----------- 38.00' ------------------- rk --3-- ROOF PLATE 35.67 HL �3 u--- ------------------ - q ------------------- =.i FLAT v 36D K 29 9 36' - - - - - - - ROOF PLT. DECK 28.45' Ak-SECOND FLOOR T.O.S. faPj .33' SECOND FLOOR PLATE (TYPPP.) - - - 18.25' FIRST FLOOR T.O.S. 9.00' GRADE PLANE_____ 9.00' 11 \ ME ROOF PLATE 1 ------------------------ 11 VIEW • • • , ROOF PLT. DECK - \ Z LL � LL m Q - - - 7 _ SECOND FLOOR T.0.3TYP.) 19.33—' CI _------ _---------------- - - - - -- ------ -SECOND FLOOR PL ATE --------CTYP.)n PL � i � PL I 3 7 n IH177_171)�IFHH=L J II=- r Jl --- - - —ice _ _? _ O I � I � I 37.84' HT. CERT. REQ'Dlil� 1 HT MAX. RIDGE HEIGHT -------------------------9--- ---- 2-3' 3:72 38.00, 1 � ROOFPLATE - - - - - - - - - - -. -- - - 35.67' 2rh 18q 19\ _ _ _ __ ___ 96' MAX - HT. CERT3REQ'D 30 -- rbL THIRD _ - T.O.S.LP- _ 8.67' Q THIRD FLOORPLT. --------- - 27.58' SECOND FLOOR T.O.S_(TYP.)_ _ v 19.33' SECOND FLOOR PLATE L Imo - v 18.25' PL I 9.00' v _GRADE PLANE 9.00' FRONT ELEVATION o 37.96' CERT 8 MAX. RIDGE HEIGHT `= 38.00' 6 ---- - ------ROOFPLATE 35.67' A20\ 4 ----- ----------- --------------- MAX FLAT 33.00' WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOEYOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN@ABSSOCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT: CUSTOM COLLECTION ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE: 541-885-7412 OR 800-535-3936 FAX: 541-884-3331 WEB: WWW.JELD-WEN.COM BI -FOLD DOORS (AS OCCURS) MANUFACTURER: LACANTINA DOORS, INC. PRODUCT: CUSTOM BI -FOLD DOOR SYSTEM ADDRESS: 3817 OCEAN RANCH BLVD., STE. 114, OCEANSIDE, CA 92056 PHONE: 760.298.5030 FAX: 760.734.1591 WEB: WWW.LACANTINADOORS.COM ALUMINUM -WOOD LIFT-NSLIDE DOORS MANUFACTURER: PACIFIC ARCHITECTURAL MILLWORKS PRODUCT: SLIDE & SEAL DOORS ADDRESS: 1435 W. PIONEER ST. BREA, CA 92821 PHONE: 562.905.3200 FAX: 562.694.6794 WEB: WWW.PACMILLWORK.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER: WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM CEMENT BASED WOOD SIDING: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 COLOR: PAINTED-DUNN EDWARDS: WHITE APPLICATION: SHIPLAP 4'Y CODE: ICC# NER-405 EXTERIOR STONE VENEER SUPPLIER: KRC ROCK, NATURAL STONE & BOULDER SUPPLY 700 N. TWIN OAKS VALLEY RD. SAN MARCOS, CA 92069 P: 760.744.1036 STONE TYPE:TBD COLOR:TBD APPLICATION: TBD THICKNESS: 1"- 1.5" NOMINAL WEIGHT: <10 PSF. METAL ROOFING: ( CLASS 'A' ) MANUFACTURER: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA 91710 P'909.664.1500 PRODUCT: STANDING SEAM METAL ROOFING, CB -150 (NON -REFLECTIVE) COLOR:TBD NOTES: USE CONTINUOUS 16" PANS - VERIFY W/. ARCH. SIZE & LOON. OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL 1/A-4 WEIGHT: APPX. 2 PSF. CODE: ICC # ESR -2048, CB -150 GUTTERS: MATERIAL: METAL - COPPER/ALUM. PAINTED KYNAR SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS WWW. RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WOOD SHINGLE ROOFING: PRODUCT: WOOD SHINGLE - FIRE TREATED MFGR: FSR TREATMENT, INC. WWW.FIRESMARTROOFlNG.COM COLOR: NATURAL APPLICATION: CLOSED VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING (REF. DTL. 2/A-3) CODE: CLASS A ASSEMBLY (ICC# ESR -1410) WEIGHT: N/A WATERPROOF DECK MEMBRANE: TUFFLEX POLYMERS 10880 POPLAR AVE. FONTANA,CA P'909.349.2016 W W W.TUFFLEXPOLYMERS.COM CODE: ICC # ESR -2505 FLASHING & WEATHERSTRIPPING: PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. PLEj u q _ 4 -❑ . - �a 7 Cis � �I . 5 J 10�L O FIRST FLOOR T.O.S. GRADE PLANE I I -SECOND FLOOR T.O.S. LTYP 19.33' SECOND FLOOR PLATEJYP. 18.25' GRADE PLANE 9.00' REARELEVATION KEYNOTELEGEND 1 2 4" WOOD SIDING SHIPLAP - PER MAT. SCHEDULE" \ 4" WOOD SIDING SHIPLAP - PER MAT. SCHEDULE" 4 STONE VENEER COLUMN - REF. DTL. 8/AD-1 & REF. MAT. SCHED. A/A4.0 5 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 6 ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DW GS. TO N U ARCH. 7 BOARD & BATTEN WOOD SIDING - REF. MAT. SCHED. AIA -4.0 8 o r O THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT W HERE SUCH SHROUDS ARE LISTED AND LABELED _THIRD FLR T.O.S_ffYP.) n 28.67' V - - - -THIRD FLOOR PLT 27.58' NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. U L INSTRUCTIONS. CMC 802.4.2.4) 1L z LL � V Y ro DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 10 PROTECTIVE BOLLARD PER. STRUCT. 1 12 1DECO. WOOD WINDOW SHUTTERS U U -o M rr c — ro U y Z m O c m m v Q CD 3 z �3 3 m z <m Q9� Tp.N O NF c Q o 0 0 z N� E A J � y c N 00O CNcaty r � - - - 5 u� 1..1..,1 E m w 6.Ovr V ® ® 10 \ O ® ® v d Cy r N L '� p -5 121 Y u N N X- O N— p u p0 U w 11 EZZ NIm- I V-SPo - q MATERIAL SCHEDULE Xa ca u = v a= 3 m e MO a-2 U d w ui REVISIONS NO. I REVISION I DATE NOTE: REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS. PLEj u q _ 4 -❑ . - �a 7 Cis � �I . 5 J 10�L O FIRST FLOOR T.O.S. GRADE PLANE I I -SECOND FLOOR T.O.S. LTYP 19.33' SECOND FLOOR PLATEJYP. 18.25' GRADE PLANE 9.00' REARELEVATION KEYNOTELEGEND 1 2 4" WOOD SIDING SHIPLAP - PER MAT. SCHEDULE" 3 4" WOOD SIDING SHIPLAP - PER MAT. SCHEDULE" 4 STONE VENEER COLUMN - REF. DTL. 8/AD-1 & REF. MAT. SCHED. A/A4.0 5 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 6 ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DW GS. TO N U ARCH. 7 BOARD & BATTEN WOOD SIDING - REF. MAT. SCHED. AIA -4.0 8 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-11 (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT m THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT W HERE SUCH SHROUDS ARE LISTED AND LABELED m +� FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. U L INSTRUCTIONS. CMC 802.4.2.4) 9 ROOF FASCIA, KYNAR PAINTED ALUM. ACM PANELING (OLD COUNTRY MILLWORKS -CHAMPAGNE -GREY) - EAVE AS Y ro DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 10 PROTECTIVE BOLLARD PER. STRUCT. 11 EXTERIOR GUARDRAIL -MIN. 42" HIGH - 4" MAX. SPHERE OPENING 12 1DECO. WOOD WINDOW SHUTTERS :OJ ECT NAME BAKSHI RESIDENCE ATUS CDP r /1 E V J N U � 2w Mo3c m a sZ 'i7m 2 o N U UQ1 Y U � W m m +� U L — � U T Y ro y N C o0 U U -o M rr c — ro U y Z m O c m m v Q CD 3 z �3 3 m z <m Q9� Tp.N O NF c Q m > o r 0 0 z N� E A J � y c N 00O CNcaty r � M u� 1..1..,1 H O 0- w o zC4 c G > M O Q L Y w U Lu Do Q Q 2 N w O m , m cn LLI DOCUMENT VALID UPON ORIGINAL SIGNATURE JOB NO, 127-2018 DATE 2/05/2018 SHEET NO. A-4.1 so N vn c Z ry N O =N -pp -:EZ maZ9 I c50 m� f0 2w Mo3c m a sZ 'i7m 2 o T> m N a N N C N d 3< N N o n a O T OZ a N N N C(nI.MO .0_ d L c U T O E c d U' -w mmc wa E //) l/ i z~O w p d' N_ d� � U a> t a N d O U y Z m O c m m v a Z c N y m m m z <m Q9� Tp.N O NF z dma.cr o d 5 Z mww�.H - N E U p- d < C p y'C m�°E3°a'La L1] vm> »v p U� C f0 J y c N 00O CNcaty Lu a—O N I 'm E m w 6.Ovr V N mg E- > O v d Cy r N L '� p -5 �mx �2ooE' Y u N N X- O N— p u p0 U w EZZ NIm- I V-SPo - owo�wd Xa ca u = v a= m e MO a-2 U d w REVISIONS NO. I REVISION I DATE JOB NO, 127-2018 DATE 2/05/2018 SHEET NO. A-4.1 so 2 3 1 1 3 2 A-5.1 A-5.1 A-5.1 A-5.1 A-5.1 A-5.1 MAX. RIDGE HEIGHT ---------- 4 MAX. RIDGE HEIGHT MAX RIDGE -HEIGHT _ ____ 3:12 ___ 15 ____ __MAX_RIDG_E_HEIGHT� 38.00,------------------------------------------------------------------------------------------------------------------------38.00'38.00-----------------------------------------3------------------------------ -38.00' ROOFPLATE-------- �35.67'--------I:_ - - -------ROOFPLATES 35.67' IC A U VIEW DECKSERVING MAX FLAT MAX FLAT MAX FLAT 33.00--------------------------------------------- 1 ----- -- -----------------------------------33.00' 33.00' 33.00' -'12oM 3300' LL910T.DECK / UH7VIEW DECK11_ - - 24.36--- --- - --- THIRD FLR. T.O.S. TYP.j LE THIRD FLR. T_O�TYP�$OOFPLT-- --------- ROOF - 28.45DEC' �.67 - - - - - - - - - - - - 29.67'v THIRD FLOOR PLL --_-------_-- ---- THIRD -FLOOR --- 'U-27.58• ----------- - ------ 0 m 16 N 5 2 LL 1 AS SEC3 ' OND FLOOR T.O.S. TYP. 19.3 rjhL_ SECOND FLOOR PLATE IT YP) - - - - - - - - - - --- P 18.25' JIB � M - \ W.I.C. 0 27 " � N � i SECOND FLOOR T.O.S. P. SECOND FLOOR T.O.S. TYP. 13 19.33' 19.33' - - - - - SECOND FLOOR PLATE TYP. SECOND FLOOR PLATE (TYP.)- - - - 18.25� 18.25' PI 6 - GRT RO M I 7 2 7 f � 8 QIIII FIRST FLOOR T.O.S. - 9.00LT' Q g ODE PLANE --IF m. m. 77 �. � I I I1 I I1 I I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 FIRST FLOOR (T.O. 9.SJ0'I1 7 FIRST FLOOR (T. 0 9.00' _____GRADE PLANE GRADE PLANE___ 9.00' 9.00' TRANSVERSE SECTION P.L. 6 14 11 7 14 SECOND FLOOR T.O.S. (TYP. 19.33' - - - - - - - - - -SECOND FLOOR PLATE 18.25' P.L. FIRST FLOOR T.O.S. 9.00' GRADE PLANE 9.00' -� i n TRANSVERSE SECTION G 1/4" = 1'-0" 1 3 2 A-5.1 A-5.1 A-5.1 1 3 2 A-5.1 A-5.1 A-5.1 MAX_RIDG_E_HEIGHT_________________________________________________________________________MAX_RIDGE _HEIGHTQIIII_ MAX. RIDGE HEIGHT___ 12______3: 12_ ___ 3 MAX._RIDGE HEIGHT 38.00, ------------------33:1----- -------= 38.00' 38.00' 3� \�-----/ �_�f \_-------------------------------- 38.00' LATE r1hj J4 ROOF ------------- - - - - --------- ---------------------- --------ROOF 35.67' ROOFPLATE----------.-..------ -- - - - - - - - - - - - -- ------ ----- --------- -------ROOF 35.67 O' O' 20 19 18 MAX FLAT PO /19 /18 ROOF DECK MAX FLAT MAX FLAT ROOF DECK ELEV. MAX FLAT 33.00 -------------------- -- ------ -- ----- � ----- - ------ ----------------------------------------------------------------------33.00' 33.00,------------------ -------------- - -- ----- -- ----- - ------ ------------------------- -- ---------------_ --------------------33.00' CABANA 1 CABANA 2 z LL1.7? 2 � LL Q THIRD FLR. T.O.S. (TYP.) _ _ _ _ _ _ _ _ _ THIRD FLR. T.O.S. (TYP, THIRD FLR. T.O.S. (TYP.) _ _ _ - _ _ _ _ _ _ - THIRD FLR. T.0 S. (TYP.) 28.67 28.67' 67' 28.67' INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-13 MIN. 2 x 6 CONST. OR LARGER = R-19 RAISED FLOOR: R-30 MIN. ROOF: R-30 (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME :OJ ECT NAME BAKSHI RESIDENCE ATUS 1 CDP z r /1 E N V J p � U N U a EXTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING C-) U Lu ° AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE 8 o 0 t Z v> WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE m � E C ~Q o0 U0 U 'O m � Y FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE rn Q c� 3 FIRE -BLOCKING & DRAFT -STOP NOTE KEYNOTE LEGEND 1 SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER z H - FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS O N - (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A 5 EXTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES Q 0 - AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE 8 o 0 MAINTAINED. Z v> WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE p E FIRE BLOCKS. ~Q � STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 14 m � Y FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE rn FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND 0 Q Q 18 u- Y LU U HORIZONTAL. FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE - FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND -TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS. DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR -CEILING ASSEMBLIES. DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS KEYNOTE LEGEND 1 SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER 2 H - AREAS. TEMPERED GLASS ENCLOSURE - 1/2" THK. (MIN. 3/8" THK..) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) O CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-11 (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 5 EXTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING ATTICS. UPPER CABINET - BUILT-IN, FINISH AS SEL. 0 - COUNTERTOP -AS SELECTED 8 BASE CABINET- BUILT-IN, FINISH AS SEL. DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM Z W N WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE p Z CO WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. ~Q N STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 14 LU 15 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE rn DRAFT STOP CONSTRUCTION. 0 Q Q 18 u- Y LU U DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN %-INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL m O m m E m; c m PANEL, 3/8 -INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. z m Q = OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES Z 00 Q CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. 2l !� N W O E '`O - w w 0 m,m THIRD FLOOR PLT._ - - - - -- --- ----- - - 27.58' 427.58' ----- IRDFLOOR PLT. HIRD FLOOR PLT. _---_ -_ -------= -.__---I DFL -RP 27.58 i MECH. 2 1LMMI#3 5 D N " �CJR 23 27 ELEV. M N ..� \ N zo � LL O N Q N ❑ SECOND FLOOR T.O.S.(TYPE _ _ _ _ _ SECOND FLOOR T.O.S. (TYP.) I SECOND FLOOR T.O.S. (TYP.) _ _ _00 _ _ _ _ _ _ _ _SECOND FLOOR T.O.S. (TYP.) v 19.33' 19.3-3' v v 19.33' 19.3-3' 0 SECOND FLOOR PLATE (TYP.)- - - = _ -SECOND FLOOR PLATE (TYP.) SECOND FLOOR PLATE TYP. 18.25 - - -- ----- -- - ----- = 18.25' V V8.25 -- --- - - ----------- ---- ----- -----= -SECOND FLOOR PLATET1825� P.L. P.L. IP.L. P.L. 6 I EL E I IP. a 2 -CAR GARAGE PANTRY PWDR. KITELEV. " 7 14 e 0 FIRST FLOOR T.O.S. I FIRST FLOOR T.O.S. FIRST FLOOR T.O.S. \ FIRST FLOOR T.O.S. 9.00' 9.00' 9.00' ---III 9.00' GRADE PLANE _____ _ _ ______GRADE PLANE GRADE PLANEi' GRADE PLANE 9.00'-------- --- -- 6 9.00' 9.00'----- -. e - , - ------ 9.00' __5 I1 I1111111 = _I =11111 III=IIII " I M I IIII 1 I 1 1 I III 1 11 1 I III 1 I I III I ISI -III I III I -III III III- I III III III I I I I III III III -III III III -III -III- III1111 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 IIIIII-III -IIII III -11111 -III- -III -I IIIIIIIII-III IIIIIIIII-III IIIIII-III IIIIIIIIII I TRANSVERSE SECTION 1/4" = 1'-0" �I TRANSVERSE SECTION ' 1/4" = 1'-0" W KEYNOTE LEGEND 1 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT 2 FURNISHINGS - AS SELECTED 3 TEMPERED GLASS ENCLOSURE - 1/2" THK. (MIN. 3/8" THK..) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) 4 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-11 (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 5 EXTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING 6 UPPER CABINET - BUILT-IN, FINISH AS SEL. 7 COUNTERTOP -AS SELECTED 8 BASE CABINET- BUILT-IN, FINISH AS SEL. 9 DISHWASHER -AS SELECTED 10 LAUNDRY SINK - AS SEL. 11 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT 12 INTERIOR STAIR MOUNTED RAILING - 34"-38" ABV. NOSING, REF. DTLS. 2, 8/AD-1 13 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 14 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM PER BEES 150(o), EXC. 5 TO 152(a) & ASHRAE STD. 62.2- INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. - VENT TO EXTERIOR 15 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE 16 WATER HEATER -TANK-LESS (ON DEMAND -DIRECT VENT) WALL -MOUNT +44" MIN.,'NORITZ' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. INSTALL PER MFGR. SPEC. 11 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 18 SINK -AS SELECTED VERIFY COUNTER OR WALL MOUNT FIXTURES W1. OWNER) THIRD FLOOR PLT._ - - - - -- --- ----- - - 27.58' 427.58' ----- IRDFLOOR PLT. HIRD FLOOR PLT. _---_ -_ -------= -.__---I DFL -RP 27.58 i MECH. 2 1LMMI#3 5 D N " �CJR 23 27 ELEV. M N ..� \ N zo � LL O N Q N ❑ SECOND FLOOR T.O.S.(TYPE _ _ _ _ _ SECOND FLOOR T.O.S. (TYP.) I SECOND FLOOR T.O.S. (TYP.) _ _ _00 _ _ _ _ _ _ _ _SECOND FLOOR T.O.S. (TYP.) v 19.33' 19.3-3' v v 19.33' 19.3-3' 0 SECOND FLOOR PLATE (TYP.)- - - = _ -SECOND FLOOR PLATE (TYP.) SECOND FLOOR PLATE TYP. 18.25 - - -- ----- -- - ----- = 18.25' V V8.25 -- --- - - ----------- ---- ----- -----= -SECOND FLOOR PLATET1825� P.L. P.L. IP.L. P.L. 6 I EL E I IP. a 2 -CAR GARAGE PANTRY PWDR. KITELEV. " 7 14 e 0 FIRST FLOOR T.O.S. I FIRST FLOOR T.O.S. FIRST FLOOR T.O.S. \ FIRST FLOOR T.O.S. 9.00' 9.00' 9.00' ---III 9.00' GRADE PLANE _____ _ _ ______GRADE PLANE GRADE PLANEi' GRADE PLANE 9.00'-------- --- -- 6 9.00' 9.00'----- -. e - , - ------ 9.00' __5 I1 I1111111 = _I =11111 III=IIII " I M I IIII 1 I 1 1 I III 1 11 1 I III 1 I I III I ISI -III I III I -III III III- I III III III I I I I III III III -III III III -III -III- III1111 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 IIIIII-III -IIII III -11111 -III- -III -I IIIIIIIII-III IIIIIIIII-III IIIIII-III IIIIIIIIII I TRANSVERSE SECTION 1/4" = 1'-0" �I TRANSVERSE SECTION ' 1/4" = 1'-0" W N N -mm -:z z m a Z 9 Z 0 W 0 Lu � m W O L c U o T O E c d U'-LLlm�c amE Lu LU Q Lu Q MQ W ti N z m c m m Z Q m N C N m DOCUMENT VALID UPON ORIGINAL SIGNATURE v27 o c Z c 'Moo -mm -:z z m a Z 9 m- m o c m� m a T? m .N d 2 N d 3 Q N N O n L O T H .2 N ma N c(n O)O '_ m L c U o T O E c d U'-LLlm�c amE O H 2 0.0 m 9 U�aUm$m vimN W O K N_ o U ~ O a m m d N >.t d U m Z m O c m m v Q Z m m$ z m c m m Z Q m N C N m Od' TO�m O NF O Q dm L.CL4: m 5 Z m m T~ m _ 0 U O Q C O y'C m o° ME 3= 0 9 d U O m N Um d 9 = C LLIa°;yE��t T 0'o C N c L ty m O m m E m; c m V dc9r m D7T � N O 'O c- d JE r' Q� C y m L mo m c Z x dmoom ' _ y m d x - O E '`O - w w v m o c U U a a H o H m� m dim-um-� aU a'2Um H aaoQ w�Q� REVISIONS NO. I REVISION DATE 0 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 0 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. JOB NO, 127-2018 D NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. DATE 2/05/2018 O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. SHEET NO. ® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. AIIIIIIIIIIII,500 CONCRETE RETAINING WALL - REF. STRUCTURAL B SEPARATION LEGEND -�_i MAX. RIDGE HEIGHT_______ C------------------------------------------------------------------------------ 38.00' ROOFPLATE - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 35.67' MAXFLAT----------------- m -°° ------------------------------------------------ �33.00' f I T O O Z LL � LL 000 V Q qia' DECK - - - - - - - - - - - - - - qU� ROOF PLT. DECK v28.45' 0 0 LL N � m Q �t9.33 S�E�_COND FLOOR T.O.S. {TYF� _ U 19 33- _ - - - - - - - rkS82ONDFLOOR PLATE (TYPP� _ __ t� P.L. FIRST FLOOR (T.O.S.) 9.00' ;�_GRADE_P_LANE_____ RAY VIEW DECK J 2 4 3 A-5.0 A-5.0 A-5.0 -------------------------------------------------------------------------------------------------------------------------------------------------MAX_RI-- HEIGHT 38.00' ROOF PLATE - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - --- 36.6T 25 ; SERVING E wr H b4 22 r 21 MAX FLAT CABANA CABANA 2 J 1s F ASTER SUITis 1a 13 DEN t2 J.J. SA H 15 MECH. HERS W I.C. 2s C /Frl 5 14 _ 4 12 13 I�_MAX_RIDGE _HEIGHT ------------------------------------------------------------------------------ 38.00' ROOF PLATE W-) 35.67 ----------------------------------------- MAX FLAT a ------------ -- 33.00' � b VIEW DECK 29.36' THIRD FLR. T.O.S. TYP. 28.67' ROOF PLT. - - - - - - - - - - - g28.45 ---- -- THIRD FLOOR PLT F v 27.58' rh SECOND FLOOR T.O.S_�.Z, v 19.33' Lh SECOND FLOOR PLATE (TYP'� v 18.25' Z LL � LL fV m K Q P.L. e DINING P.L. \ 3 / -C 1 G RA 6 \ 4 \ \ I E2.0 4 3 - A-5.0 3:1� _THIRD FLR. T.O.S. (TYP 28.67' THIRD FLOOR PL . - - - 37.55 T O.S._(TYP.) n 19.33'' PLATE-CTYPI 18.25' - _______GRADE PLANE /1 9.00' LONGITUDINAL SECTION 1/4" = 114" MAX. RIDGE _HEIGHT 38.00' ROOF PLATE STAIRS 34 E V 22 2 MAX FLAT ----------- - - - 81 -- - - ------ - --------------------------- ----------------- >r2 ' III \QIP ,/ LJ \\ - THIRD FLR. T.O.S. LTYP -- - -- - -- --- -- 28.67' - - - - - - - - - - - - - - - -THIRD FLOOR PLT. OIL 27.58 ST El tV LAUNDRl B L o mY 25 26 8 15 9 O1 LL O _SECOND FLOOR T.O.S. YP 19.33`'.) I, SECOND FLOORPLATETTYP.1n 18.25' 4 P.L. KT E V V 4.�C 1 OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE - Ev EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ATUS FIREPLACE - PREFABRICATED, GAS ONLY,'DAVINCI' CUSTOM FIREPLACE (ANSI Z21.50B), FULL BAY CONFIGURATIONS (DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 4 CDP 5 COUNTERTOP -AS SELECTED r /1 N E V J � p DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. N U U< a Y Y .� \ U e y d AREAS. m -- MAINTAINED. 17 t > o INTERIOR STAIR MOUNTED RAILING - 34"-38" ABV. NOSING, REF. DTLS. 2, 8/AD-1 19 Q m � WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE> q C 4 5 6 E FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND LU C4 � - `n HORIZONTAL. m c' E 3 w-' L °- U Y _ p y N U� c m22 2 W�/� DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN /,INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY I�_MAX_RIDGE _HEIGHT ------------------------------------------------------------------------------ 38.00' ROOF PLATE W-) 35.67 ----------------------------------------- MAX FLAT a ------------ -- 33.00' � b VIEW DECK 29.36' THIRD FLR. T.O.S. TYP. 28.67' ROOF PLT. - - - - - - - - - - - g28.45 ---- -- THIRD FLOOR PLT F v 27.58' rh SECOND FLOOR T.O.S_�.Z, v 19.33' Lh SECOND FLOOR PLATE (TYP'� v 18.25' Z LL � LL fV m K Q P.L. e DINING P.L. \ 3 / -C 1 G RA 6 \ 4 \ \ I E2.0 4 3 - A-5.0 3:1� _THIRD FLR. T.O.S. (TYP 28.67' THIRD FLOOR PL . - - - 37.55 T O.S._(TYP.) n 19.33'' PLATE-CTYPI 18.25' - _______GRADE PLANE /1 9.00' LONGITUDINAL SECTION 1/4" = 114" MAX. RIDGE _HEIGHT 38.00' ROOF PLATE STAIRS 34 E V 22 2 MAX FLAT ----------- - - - 81 -- - - ------ - --------------------------- ----------------- >r2 ' III \QIP ,/ LJ \\ - THIRD FLR. T.O.S. LTYP -- - -- - -- --- -- 28.67' - - - - - - - - - - - - - - - -THIRD FLOOR PLT. OIL 27.58 ST El tV LAUNDRl B L o mY 25 26 8 15 9 O1 LL O _SECOND FLOOR T.O.S. YP 19.33`'.) I, SECOND FLOORPLATETTYP.1n 18.25' 4 P.L. KT E V V 4.�C 1 OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE - Ev EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ATUS FIREPLACE - PREFABRICATED, GAS ONLY,'DAVINCI' CUSTOM FIREPLACE (ANSI Z21.50B), FULL BAY CONFIGURATIONS (DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 4 CDP 5 COUNTERTOP -AS SELECTED r /1 N E V J � p DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. N U U< a I 1 OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE - I EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ATUS 16 Arca I rw�rc I.v.a. o _ - FIRST FLOOR T.O.S. // 9.00, Ll GRADE_P_LANE______ _ - _ n _GRADE PLANE 9.00' - - - - ------ 9.00, > _ '- _ .. - n e '- .d a `3- a -� . _= -IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIII ISIIIIIIIIII-III IIIIIIIIIIIIIIIIII-1111 1 II II 1 II I LONGITUDINAL SECTION 4 � 1 2 1/4" = 1'-0., 3 2 A-5.0 A-5.0 A -5.0j A-5.0 MAX. RIDGE _HEIGHT ------------------------------------------------------------------------------------------ �2------- ---3--------MAX_RIDGE _HEIGHT `, 38.00'- f-=----------------------------------------------------------------------------------------------------------------- 38.00'\-1 ,,-b__ROOF PLATE------- - 3.72ROOF PLATE 'U 35.67 - ------------------- i� - ---------- 35.67 CATWALK VIEW DECK MAXFLAT ROOF DECK �MAx3 LAT 33.00�--------------------------------------------------------------------------------------- --- 31 - - ----- ----_- -�---- 18 ----------------------- -------------------------------- -------------- 3.00' � THIRD FLR. T.O_S.(TP.) _ v 28.67 - �THIRD FLOOR PLT.. - - - - 27.58' SECOND FLOOR T.O.S. (TYP.L _ v 19.33' J SECOND FLOOR PLATE v (TYPP 18.25 RT FLOORNT.O.S. GRADE PLAE_____ 9.00 _ _ P.L. II VIEW I DECK/ 90 ROOF PLT. DECK 28.45 SECOND FLOOR T.O.S. LT .) L 19.33' V SECOND FLOOR PLATE TTYP.) I1 18.25' ------- OB60E_PLANE 9.0� 0' LONGITUDINAL SECTION 3 1/4" = 1'-0" INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-13 MIN. 2 x 6 CONST. OR LARGER = R-19 RAISED FLOOR: R-30 MIN. ROOF: R-30 (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME :OJ ECT NAME 1 OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE - BAKSHI RESIDENCE EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ATUS FIREPLACE - PREFABRICATED, GAS ONLY,'DAVINCI' CUSTOM FIREPLACE (ANSI Z21.50B), FULL BAY CONFIGURATIONS (DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 4 CDP 5 COUNTERTOP -AS SELECTED r /1 N E V J � p DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. N U U< a Y Y .� U U Lu y d AREAS. m -- MAINTAINED. 17 t > o INTERIOR STAIR MOUNTED RAILING - 34"-38" ABV. NOSING, REF. DTLS. 2, 8/AD-1 19 Q m � WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE> q C FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING 0 0 ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR 1 OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE - 2 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT FILL INSULATION MATERIAL SHALL NOT BE USED. FIREPLACE - PREFABRICATED, GAS ONLY,'DAVINCI' CUSTOM FIREPLACE (ANSI Z21.50B), FULL BAY CONFIGURATIONS (DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 4 FIRE -BLOCKING & DRAFT -STOP NOTE 5 COUNTERTOP -AS SELECTED BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. BASE CABINET- BUILT-IN, FINISH AS SEL. 7 DRAFT STOPS. 8 FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. DOUBLE OVEN - AS SELECTED c� 3 (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A 11 7 Y .� TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES 13 L y AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE AREAS. O _ - MAINTAINED. 17 BOARD & BATTEN WOOD SIDING- REF. MAT. SCHED. A/A4.0 > o INTERIOR STAIR MOUNTED RAILING - 34"-38" ABV. NOSING, REF. DTLS. 2, 8/AD-1 19 Q �v FIRE BLOCKS. WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE> z N� FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING O E FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND LU C4 � - `n HORIZONTAL. m c' E 3 w-' L °- U Y _ p y N U� c m22 2 W�/� DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN /,INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY > m W ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR 1 OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE - 2 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT FILL INSULATION MATERIAL SHALL NOT BE USED. FIREPLACE - PREFABRICATED, GAS ONLY,'DAVINCI' CUSTOM FIREPLACE (ANSI Z21.50B), FULL BAY CONFIGURATIONS (DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 4 WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND -TRANSMISSION CONTROL SHALL HAVE FIRE 5 COUNTERTOP -AS SELECTED BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. BASE CABINET- BUILT-IN, FINISH AS SEL. 7 DRAFT STOPS. 8 REFRIGERATOR- VERIFYAPPLIANCE W/.OWNER DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. DOUBLE OVEN - AS SELECTED 10 FLOOR -CEILING ASSEMBLIES. 11 SHELF AND POLE - BUILT IN, FINISH AS SEL. DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS _ BATHTUB -AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 13 SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER 14 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) AREAS. WATER HEATER -TANK -LESS (ON DEMAND -DIRECT VENT) WALL -MOUNT +44" MIN.,'NORITZ' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. INSTALL PER MFGR. SPEC. 16 ATTICS. 17 BOARD & BATTEN WOOD SIDING- REF. MAT. SCHED. A/A4.0 18 INTERIOR STAIR MOUNTED RAILING - 34"-38" ABV. NOSING, REF. DTLS. 2, 8/AD-1 19 DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM 20 O WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE> - WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. O Q Y1 L d 5 - T Z m w m T H m N Eww Z LU C4 DRAFT STOP CONSTRUCTION. O Z m c' E 3 w-' L °- U _ p y N U� c m22 2 W�/� DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN /,INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL co > m PANEL, 3/8 -INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. Q Q 609r O ILL W U OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES zmmx CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. � m Q 2 p 0 Er .-...Lm U O O N , U V I I OcUw �Uw z Do v aoo 2 ONW O m m KEYNOTELEGEND 1 EXTERIOR GUARDRAIL -MIN. 42"HIGH -4" MAX. SPHERE OPENING 2 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT 3 FIREPLACE - PREFABRICATED, GAS ONLY,'DAVINCI' CUSTOM FIREPLACE (ANSI Z21.50B), FULL BAY CONFIGURATIONS (DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 4 UPPER CABINET- BUILT-IN, FINISH AS SEL. 5 COUNTERTOP -AS SELECTED 6 BASE CABINET- BUILT-IN, FINISH AS SEL. 7 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT 8 REFRIGERATOR- VERIFYAPPLIANCE W/.OWNER 9 DOUBLE OVEN - AS SELECTED 10 DISHWASHER -AS SELECTED 11 SHELF AND POLE - BUILT IN, FINISH AS SEL. 12 _ BATHTUB -AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 13 TOILET- MIN. 24" CLR. IN FRONT MIN, 30" CLR. WIDTH REF. CAL GREEN NOTES FOR FLOW RATE INFO. 14 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 15 WATER HEATER -TANK -LESS (ON DEMAND -DIRECT VENT) WALL -MOUNT +44" MIN.,'NORITZ' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. INSTALL PER MFGR. SPEC. 16 VEHICLE -MINIMUM PARKING DIMENSIONS ON PLANS 17 BOARD & BATTEN WOOD SIDING- REF. MAT. SCHED. A/A4.0 18 INTERIOR STAIR MOUNTED RAILING - 34"-38" ABV. NOSING, REF. DTLS. 2, 8/AD-1 19 FURNISHINGS - AS SELECTED 20 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205A) REF. DTL. 3/AD-1 W N N o h Z C . mQm Z u W Ui c m W o LL1 w Q Z v0 C O N (' O) O E N Q Q MQ N o 0 DOCUMENT VALID UPON ORIGINAL SIGNATURE 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 0 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 0 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. JOB NO, 127-2018 0 NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. DATE 2/05/2018 D NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. SHEET NO. WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. CONCRETE RETAINING WALL - REF. STRUCTURAL A 5 ■ 1 B SEPARATION LEGEND o h Z C . mQm r� -pp �.tZ ma Z9 CD a T? m .N d 2 N a3¢ Z v0 C O N (' O) O E N L c U >, E c a E o 0 H U: o am w 0v W Ow m_ m 22-6 U m Z m O c m m v /� V) ¢m Z¢ m m zZ c m m N m m N m OdK 6 O NF T1 O Q Y1 L d 5 - T Z m w m T H m N Eww _ U O" O T Q C p y'C L m c' E 3 w-' L °- U _ p y N U� c m22 2 W�/� T D o C m c t ty co O- O > N E "O 'm C tLj m 609r C O C zmmx pom p 0 Er .-...Lm U O O N , U V I I OcUw �Uw v aoo U mc _U.P U W E Q J REVISIONS NO. REVISION DATE 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 0 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 0 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. JOB NO, 127-2018 0 NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. DATE 2/05/2018 D NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. SHEET NO. WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. CONCRETE RETAINING WALL - REF. STRUCTURAL A 5 ■ 1 B SEPARATION LEGEND Zoning Administrator - June 14, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS Bakshi Residence Coastal Development Permit (PA2018-057) Schuller, Liane From: Steve Bruce <steve@brucemedia.com> Sent: Thursday, May 24, 2018 2:58 PM To: Schuller, Liane Subject: Re: 127 Jade Ave. Project File No. PA2018-057 Liane, If applicant will promise not to park or have any of their guests park in front of their driveway on Park, I would not have an issue. Unfortunately, this has not been the case for the 15 years that I have owned on Jade and used that alley. I don't believe that you or your staff would allow new construction to cut into curb for a new driveway when alley is a simple option. This is virtually new construction and should be treated as such. Public Works staff and city engineer are requested to visit site and imagine a vehicle parked in front of drive way (or park a city vehicle) as they exit alley northbound and have to navigate the right turn onto Park Ave. Left turn is not an option as center island on Park Ave. dictates that only right turn can be made. By recommending approval as designed, Staff is basically giving applicant a free, private parking space for their personal use. In addition, Staff would be approving the removal of one available parking space on Balboa Island. Very unfair to neighbors given the tight parking on Balboa Island. Best Regards, Steve Bruce Steve Bruce Bruce Media steve@brucemedia.com 818-426-2000 www.brucemedia.com 820 Huntington Circle Pasadena, CA 91106 -----Original Message --- From: "Schuller, Liane" <Ischuller@newportbeachca.gov> Date: Thursday, May 24, 2018 at 2:40 PM To: Steve Bruce <steve@brucemedia.com> Subject: RE: 127 Jade Ave. Project File No. PA2018-057 >Good afternoon, Zoning Administrator - June 14, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS Bakshi Residence Coastal Development Permit (PA2018-057) >A follow-up staff report will be prepared and published approximately >one week ahead of the scheduled June 14, 2018, Zoning Administrator hearing. >I can tell you that the applicants have demonstrated to the Public >Works staff and City Engineer that the alleyway is sufficiently >constrained to allow the maintenance and continued use of the existing >driveway curb cut. Staff will be recommending approval of the design as >currently proposed. >Regards, >LIANE SCHULLER >Community Development Department >Contract Planner >Ischuller@newportbeachca.gov >949-644-3237 >CITY OF NEWPORT BEACH >100 Civic Center Drive, First Floor Bay B, Newport Beach, California >92660 1 newportbeachca.gov >-----Original Message ----- >From: Steve Bruce [mailto:steve@brucemedia.com] >Sent: Thursday, May 24, 2018 11:48 AM >To: Schuller, Liane <Ischuller@newportbeachca.gov> >Subject: Re: 127 Jade Ave. Project File No. PA2018-057 >Hello Liane, >I have looked on your website, but see no mention of the garage door Assue related to this property from the minutes of 5/10/18 meeting. >Can you tell me if this has been addressed. Curb cuts have been >eliminated with much of Balboa Island developments when use of alley is possible. >Parking in front of that garage door on Park Ave. continues to make >turns out of alley onto the one way Park Ave. extremely tight. >Please let me know how to address this matter and have plans amended. >Thank you, >Steve Bruce >Steve Bruce >Bruce Media >steve@brucemedia.com >818-426-2000 >www.brucemedia.com >820 Huntington Circle >Pasadena,CA 91106 >-----Original Message— >From: "Schuller, Liane" <Ischuller@newportbeachca.gov> >Date: Tuesday, May 1, 2018 at 10:54 AM >To: Steve Bruce <steve@brucemedia.com> >Subject: RE: 127 Jade Ave. Project File No. PA2018-057 Zoning Administrator - June 14, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS Bakshi Residence Coastal Development Permit (PA2018-057) >>Thank you, and I will share your comments with staff and at the hearing. >>LIANE SCHULLER >>Community Development Department >>Contract Planner >>Ischuller@newportbeachca.gov »949-644-3237 >>----Original Message ----- >>From: Steve Bruce [mailto:steve@brucemedia.comj >>Sent: Tuesday, May 01, 2018 10:25 AM >>To: Schuller, Liane <Ischuller@newportbeachca.gov> >>Subject: Re: 127 Jade Ave. Project File No. PA2018-057 >>Thankyou Liane, >>RE: 127 Jade Ave. >>Project File No: PA2018-057 >>Activity No: CD2018-022 >>I love the project with one very strong objection. The garage door >>should open to the alley, not on Park Ave. For years residents of 127 >>Jade Ave have parked in front of their garage door opening on Park Ave. >>Exiting the alley headed North, drivers can only make a difficult >>right turn which is limited by the center median island on Park Ave. >>When a car is parked there, drivers often require multiple attempts >>to navigate that turn. >>Staff can easily park a vehicle in front of existing garage door and >>see the limited space available to exit alley. >>Curb cuts on the Park Ave. side of project are not necessary if garage >>door simply opens to the rear of property on the alley. >>I am unable to attend the May 10, 2018 Public Hearing and am Zoning Administrator - June 14, 2018 p�� y �{ �InTaEcMt NO. 2a - ADDITIONAL MATERIALS >>submitting this to your for inclusion in the discussion of this QEV fb� i2 �Y16JEC731 Development Permit (PA2018-057) >>Thank you, >>Steve Bruce >>Balboa Island Address: »113 Jade Ave. >>Balboa Island, CA 92662 >>Mailing Address: »820 Huntington Circle >>Pasadena, CA 91106 >>steve@brucemedia.com »818-426-2000 >>-----Original Message ---- »From: "Schuller, Liane" <Ischuller@newportbeachca.gov> >>Date: Tuesday, May 1, 2018 at 9:38 AM >>To: Steve Bruce <steve@brucemedia.com> >>Subject: RE: 127 Jade Ave. >>>Good morning, >>>The final staff report will be on the website tomorrow or Thursday. I >>>have attached a copy for your convenience, with the plans attached. >>>LIANE SCHULLER >>>Community Development Department >>>Contract Planner >>>Ischuller@newportbeachca.gov >>>949-644-3237 >>>CITY OF NEWPORT BEACH >>>100 Civic Center Drive, First Floor Bay B, Newport Beach, California >>>92660 1 newportbeachca.gov »>----Original Message --- >>>From: Steve Bruce [mailto:steve@brucemedia.com] >>>Sent: Monday, April 30, 2018 6:46 PM >>>To: Schuller, Liane <Ischuller@newportbeachca.gov> 4 >>>Subject: 127 Jade Ave. >>>Hello Liane, Zoning Administrator - June 14, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS Bakshi Residence Coastal Development Permit (PA2018-057) >>>I own property at 113 Jade Ave., but reside in Pasadena. Is it >>>possible to see plans for 127 Jade proposed development online? >>>Can you tell me if garage door opening will be in alley or on Park Ave? >>>Thank you, >>>Steve Bruce >>>Steve Bruce >>>Bruce Media >>>818-426-2000