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HomeMy WebLinkAbout05_Clemons Residence Coastal Development Permit_PA2018-070Q �EWPpRT o e? CITY OF NEWPORT BEACH / ZONING ADMINISTRATOR STAFF REPORT _, clt'p VL ' SUBJECT: Clemons Residence (PA2018-070) Coastal Development Permit No. CD2018-030 SITE LOCATION: 10 Linda Isle APPLICANT: Brandon Architects OWNER: Gordon Clemons PLANNER: David S. Lee, Planning Technician 949- 644-3225, dlee@newportbeachca.gov LAND USE AND ZONING June 14, 2018 Agenda Item No. 5 • General Plan: RS -D (Single -Unit Residential, Detached) • Zoning District: R-1 (Single -Unit Residential) • Coastal Land Use Category: RSD -B (Single Unit Residential Detached) — (6.0 — 9.9 DU/AC) • Coastal Zoning District: R-1 (Single -Unit Residential) PROJECT SUMMARY A request for a coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a new 4,360 -square -foot single-family residence with a 600 -square -foot, attached three -car garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 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. CD2018-030 (Attachment No. ZA 1). 03/13/2018 2 Clemons Residence Zoning Administrator, June 14, 2018 Page 2 DISCUSSION Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with two- and three- story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Hazards The project site is protected by an existing cast -in-place concrete bulkhead with the top of the bulkhead elevation at 9.15 feet (NAVD88). A Bulkhead Conditions Report (Attachment ZA 3) was prepared by William Simpson & Associates, Inc. on May 24, 2018, and concluded that the existing concrete bulkhead was in good condition. The existing bulkhead is proposed to be reinforced to support the existing cantilevered deck, which includes a curb height of 9.15 feet NAVD88. The Bulkhead Conditions Report concluded that the reinforced bulkhead with the cantilevered deck will protect the proposed development and adjacent development. Tmplt 04/03/18 Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front (Street) 25 25 Front(Water) 10 10 Sides 4 4 Allowable Floor Area 6,607 4,960 Open Space (min.) 496 552 Parkin min. 3 -car garage 3 -car garage Height (max.) 24 feet flat roof 29 feet sloped roof 24 feet flat roof 26 feet sloped roof Hazards The project site is protected by an existing cast -in-place concrete bulkhead with the top of the bulkhead elevation at 9.15 feet (NAVD88). A Bulkhead Conditions Report (Attachment ZA 3) was prepared by William Simpson & Associates, Inc. on May 24, 2018, and concluded that the existing concrete bulkhead was in good condition. The existing bulkhead is proposed to be reinforced to support the existing cantilevered deck, which includes a curb height of 9.15 feet NAVD88. The Bulkhead Conditions Report concluded that the reinforced bulkhead with the cantilevered deck will protect the proposed development and adjacent development. Tmplt 04/03/18 Clemons Residence Zoning Administrator, June 14, 2018 Page 3 • A Coastal Hazards Analysis Report (Attachment ZA 4) was prepared by William Simpson & Associates, Inc. on May 24, 2018. The report concludes that with the reinforced bulkhead and existing cantilevered deck at a height of 9.15 NAVD88, the project will not be impacted by potential coastal hazards, including sea level rise over the next 75 years. The anticipated low range sea level rise over the 75 - year economic life of structure is 8.45 feet (NAVD88); therefore the existing bulkhead and cantilevered deck is sufficient to protect the project site. The need for a new shoreline -protective device is not anticipated. Furthermore, if the bulkhead is found to not adequately protect the development for the actual sea level rise over the next 75 years, the bulkhead assembly allows an increase in height without further seaward encroachment. • Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property ownerwill be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. 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 applicant provided an Erosion Control Plan to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. The Erosion Control Plan will be reviewed by the City's Engineer Geologist. Construction plans and activities will be required to adhere to the approved Erosion Control Plan. • Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 2,500 square feet of impervious surface area, a Water Quality Management Plan (WQMP) is required. A WQMP prepared by Forkert Engineering & Surveying, Inc., dated March 21, 2018, has been submitted and will be reviewed by the City's Tmplt 04/03/18 Clemons Residence Zoning Administrator, June 14, 2018 Page 4 Engineer Geologist. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 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 run-off and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access The project site is located on Linda Isle between the nearest public road and the sea. Implementation Plan Section 21.30A.040 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 single- family residence with a new single-family residence. Therefore, the project does not involve a change in land use 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 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 may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single- family home with a single-family residence that complies with all applicable LCP 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. The Class 3 exemption includes the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located in the R-1 Coastal Zoning District. Tmplt 04/03/18 J Clemons Residence Zoning Administrator, June 14, 2018 Page 5 PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: David S. L e, Assistant Planner JM/dl Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Bulkhead Conditions Report ZA 4 Coastal Hazards Analysis Report ZA 5 Project Plans Tmplt 04/03/18 15 Attachment No. ZA 1 Draft Resolution 03/13/2018 6 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-030 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE LOCATED AT 10 LINDA ISLE (PA2018-070) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Caitlin Smith of Brandon Architects, with respect to property located at 10 Linda Isle, and legally described as Lot 10 of Tract 4003, requesting approval of a Coastal Development Permit. 2. The applicant proposes the demolition of an existing single-family residence and the construction of a new 4,360 -square -foot single-family residence with a 600 -square -foot attached three -car garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 3. The subject property is located within the Single -Unit Residential (R-1) Zoning District and the General Plan Land Use Element category is Single -Unit Residential Detached (RS- D). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single Unit Residential Detached - (6.0 - 9.9 DU/AC) (RSD -B) and the Coastal Zoning District is Single -Unit Residential (R-1). 5. A public hearing was held on June 14, 2018, in the Corona del Mar Conference Room (Bay E-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place, and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15303 Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 7 Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 8 2. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located in the R-1 Coastal Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 6,607 square feet and the proposed floor area is 4,960 square feet. b. The proposed development complies with the required setbacks, which are 25 feet along the property line abutting Linda Isle, 4 feet along each side property line, and 10 feet along the property line abutting the water. The highest guardrail/parapet is 24 feet from established grade and the highest ridge is 26 feet from established grade. The proposed development complies with all height requirements. The proposed development provides a three -car garage, meeting the minimum garage requirement for a single-family residence exceeding 4,000 square feet in habitable floor area. e. The proposed development meets the minimum 9.0 (NAVD88) top of slab elevation requirement for interior living areas of new structures. 2. The neighborhood is predominantly developed with two- and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The project site is protected by an existing cast -in-place concrete bulkhead with the top of the bulkhead elevation at 9.15 feet (NAVD88). A Bulkhead Conditions Report was prepared by William Simpson & Associates, Inc. on May 24, 2018, and concluded that the existing concrete bulkhead was in good condition. The existing bulkhead is proposed to be reinforced to support the existing cantilevered deck, which includes a curb height of 9.15 feet NAVD88. The Bulkhead Conditions Report concluded that the reinforced bulkhead with the cantilevered deck will protect the proposed development and adjacent development. 01-03-17 g Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 8 4. A Coastal Hazards Analysis Report (Attachment ZA 4) was prepared by William Simpson & Associates, Inc. on May 24, 2018. The report concludes that with the reinforced bulkhead and existing cantilevered deck at a height of 9.15 NAVD88, the project will not be impacted by potential coastal hazards, including sea level rise over the next 75 years. The anticipated low range sea level rise over the 75 -year economic life of structure is 8.45 feet (NAVD88); therefore the existing bulkhead and cantilevered deck is sufficient to protect the project site. The need for a new shoreline -protective device is not anticipated. Furthermore, if the bulkhead is found to not adequately protect the development for the actual sea level rise over the next 75 years, the bulkhead assembly allows an increase in height without further seaward encroachment. 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 6. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 7. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather run-off and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 8. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 2,500 square feet of impervious surface area, a Water Quality Management Plan (WQMP) is required. A WQMP prepared by Forkert Engineering & Surveying, Inc., dated March 21, 2018, has been submitted and will be reviewed by the City's Engineer Geologist. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 9. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought -tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted 01-03-17 9 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 8 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 located on Linda Isle between the nearest public road and the sea. Implementation Plan Section 21.30A.040 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 single-family residence with a new single-family residence. Therefore, the project does not involve a change in land use 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 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 may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family home with a single-family residence that complies with all applicable LCP 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. CD2018-030, 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. 01-03-17 10 Zoning Administrator Resolution No. ZA2018-### Paqe 5 of 8 PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF JUNE, 2018. Patrick J. Alford, Zoning Administrator 01-03-17 22 Zoning Administrator Resolution No. ZA2018-### Paqe 6 of 8 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 4. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoeverwhich may arise from or in any manner relate (directly or indirectly) to City's approval of development. 5. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 6. Coastal Development Permit No. CD2018-030 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 7. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 8. 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. 01-03-17 12 Zoning Administrator Resolution No. ZA20184t## Paqe 7 of 8 9. 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. 10. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 11. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 12. Prior to issuance of a building permit, a Water Quality Management Plan (WQMP) shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved WQMP and any changes could require separate review and approval by the Building Division. 13. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plan species and water efficient irrigation design. The plans shall be approved by the Planning Division. 14. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 15. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 16. 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 either the current business owner, property owner, or the leasing agent. 17. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 21 Planning and Zoning of the Newport Beach Municipal Code. 18. 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 01-03-17 13 01-03-17 Zoning Administrator Resolution No. ZA2018-### Paqe 8 of 8 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 Clemons Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2018-030 (PA2018-070). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 7 Attachment No. ZA 2 Vicinity Map 03/13/2018 215 VICINITY MAP Coastal Development Permit No. CD2018-030 PA2018-070 10 Linda Isle 03/13/2018 10 Attachment No. ZA 3 Bulkhead Conditions Report 03/13/2018 27 � WILLIAM SIMPSON & ASSOCIATES, INC. __. CONSULTING STRUCTURAL ENGINEERS 23 ORCHARD, SUITE 250 H. (949) 206-9929 LAKE FOREST, CA 92630 FAX(949)206-9955 www.wsase.com a - mail: mail@wsase.com May 24, 2018 Caitlin Smith Brandon Architects 151 Kalmus Drive G-1 Costa Mesa, CA 92626 RE: BULKHEAD CONDITIONS REPORT FOR COASTAL DEVELOPMENT PERMIT APPLICATION Address: 10 Linda Isle Newport Beach, CA 92660 WSA Job #7229 Dear Ms. Smith, William Simpson & Associates, Inc., (WSA) is pleased to provide this report in accordance with Section 21.30.15.E.3 of City of Newport Beach Municipal Code. STATEMENT OF THE PREPARER'S QUALIFICATIONS Plamen Petrov, P.E., the preparer of this report, holds a Master of Science in Structural Engineering from University of Architecture, Structural Engineering & Geodesy of Sofia, Bulgaria, and is a Licensed Civil Engineer by the State of California Certificate No. C66947. For the last 19 years of his professional career he has been actively involved in the design and entitlement of many Waterfront Developments such as custom homes, seawalls, piers, platforms, floating docks and marinas. A great number of Bulkhead Condition Reports prepared by him have been reviewed and accepted/approved by California Coastal Commission. All the above being said, Plamen Petrov, P.E. shall be considered a qualified preparer for the Bulkhead Conditions Report on this project. OBSERVATION A cursory observation of the existing seawall/bulkhead was conducted by a representative of our office on March 27, 2018. Observed was the visible/exposed portion of the waterfront face of the seawall. Due to the site conditions, tie -backs were not observed. FINDINGS The jetted -in pre -cast concrete panels and cast -in-place concrete coping were found in a generally good condition, without noticeable evidence of distress. IN CONCLUSION Upon review of the available Architectural Drawings for the proposed development on the site, we conclude that the existing seawall is required to protect the proposed principal structure. To do so, the seawall wall shall be reinforced/repaired in a manner like the one reflected on the enclosed preliminary drawing S-2. Once reinforced/repaired in accordance with the aforementioned drawing, no additional repair or replacement of the seawall shall be anticipated in the next 75 years. The above conclusion was prepared based on the existing conditions, proposed drawings, and within the inherent limitations of this study, in accordance with generally acceptable engineering principles and practices. We make no further warranty, either expressed or implied. William Simpson & Associates, Inc. appreciates the opportunity to work with you towards the successful completion of your project. Should you have any questions regarding this report, please give us a call. Respectfully submitted, Plamen Petrov, P.E. Senior Project Manager Enclosures: Preliminary Seawall Drawing SW -2 Masoud Jafari, S.E. Principal 19 in mti R Om � O 2 9 T g93 H D 4 C a'§34S r 4 III - V?23 x?'s�a Fm4 y 9es p.9 O R O O O III h i 0 on, AMm^4 3q; � m as �oA4p� �Rq£ OR B 55� T3t3�a O�'n c o$A O m d y > A 2 mo>9.. Ivaco . = FR ao £$z 4�,4� s 4�Hi r m a pa F8h ,q on Inas MF> Ez � h § �E R _ �x E�3m 5 4 ¢ rA y7 01 N v oas° a C I y 2 _ ''¢ A �,. x -o al is Cg R - 0 >P§ MCI cR�R m� �.�.n O I 2a 6 a �e'a� F p 22 nF �3. �N /.IP\ I 1 II I I' nFv p T N=eN x CrS I _ A j f i .6i Ir N RR e i oA zqm O \ I I li - �n in _ _y r Z" Ro�U II ea��git T... nSmo" AS I'I g64a q gRG F n 3 - 7449 rcns,nx - pi�y�� �y'L a S tll WILLIAM SIM PSON ASSOCIATES, INC. CONSULTING STRUCTURAL ENGINEERS R FORCING T10'. EYniTINO SEAWALL LOC11TE0 fL QW ORT CA NOW 0.rvER / APPLICANT Mr. Gordon Clemons 1221 West Coast Highway, Apt. 206 d d p a' S'?. g^+� 4') ws 4" Newport Beech, CA 02663 tN. - oerAlls esnwa Attachment No. ZA 4 Coastal Hazards Analysis Report 03/13/2018 21 WILLIAM SIMPSON & ASSOCIATES, INC. P CONSULTING STRUCTURAL ENGINEERS 23 ORCHARD, SUITE 250 PH. (949) 206-9929 LAKE FOREST, CA 92630 FAX(949)206-9955 ww.wsase.com a -mail: m a i l na w s a s e. c o May 24, 2018 Caitlin Smith Brandon Architects 151 Kalmus Drive G-1 Costa Mesa, CA 92626 RE: COASTAL HAZARDS ANALYSIS REPORT Mr. Gordon Clemons; Applicant 10 Linda Isle City of Newport Beach, County of Orange WSA Job #7229 Dear Ms. Smith, Pursuant to your request, William Simpson & Associates, Inc., (WSA) is pleased to provide this Coastal Hazards Analysis Report for the proposed development at the subject site. The site is adjacent to Newport Bay; thus, it may be subject to Coastal Hazards such as, flooding, wave runup, and erosion. This study investigates the potential for the aforementioned hazards to impact the proposed development on the site over the next 75 years and addresses compliance with Coastal Hazards Analysis Report requirements and standards of NBMC Section 21.30.15.E.2. STATEMENT OF THE PREPARER'S QUALIFICATIONS Plamen Petrov, P.E., the preparer of the Coastal Hazards Analysis Report on this project, holds a Master of Science in Structural Engineering from University of Architecture, Structural Engineering & Geodesy of Sofia, Bulgaria, and is a Licensed Civil Engineer by the State of California Certificate No. C66947. For the last 19 years of his professional career he has been actively involved in the design and entitlement of many Waterfront Developments such as custom homes, seawalls, piers, platforms, floating docks and marinas. A great number of Coastal Hazards Analysis Reports prepared by him have been reviewed and accepted/approved by California Coastal Commission. All the above being said, Plamen Petrov, P.E. shall be considered a qualified preparer for the Coastal Hazards Analysis Report on this project. Requirements in Appendix A for Step 1: Establish the project sea level rise ranee for the proposed project's planning horizon (life of proiect) using the current best available science. LOW As reflected on the enclosed Table 1 Sea Level Rise Projection for California (NRC 2012) and Figure 3.3, over the project's planning horizon of 75 years, the estimated Sea Level Rise appears to be between 1.25' and 5.00', which is the sea level rise for the proposed project. Based on the highest high tides of+7.38'MLLW (7.20'NAVD88 with 0.3 feet correction for the wave setup) recorded in the project area, the above established range of Sea Level Rise will account eventually for bay water levels in the range of+8.45'NAVD88 and +12.2'NAVD88. It shall be noted, that NRC 2012 may no longer be considered the best available science for assessing SLR, since the April 2017 "Rising Seas in California" by the California Ocean Protection Council (COPC) provides more current SLR estimates within a probability frame work. See enclosed table from COPC 2017. Requirements in Appendix A for Step 2: Determine how physical impacts from sea level rise may constrain the project site, includine erosion, structural and Eeoloaic stability, floodinE, and inundation. According to the attached Architectural Site Plan, top of l't floor slab elevation of the proposed development is at +10.27' NAVD88, which is 1.27' below the current Base Flood Elevation established for the area. The highest high tide reached in Newport Beach of+7.38' MLLW is approximately 3.07' below the finished slab of the proposed development. As we well know, majority of the public streets in Newport Bay area are currently at much lower elevations that the subject site and they will flood due to Sea Level Rise way before the development on this site becomes subject to flooding. FLOODING HAZARD The primary hazard due to flooding from the ocean waters for this site, like majority of the sites located adjacent to Newport Bay, would be due to long term sea level rise. The current water levels in Newport Bay are reflected on the enclosed Tide Planes & Tidal Datum — City of Newport Beach STD -599-L. As reflected on the enclosed preliminary drawing S-2 for the proposed Seawall Repair/Reinforcing, top of existing cantilevered concrete deck is at +9.15' NAVD88 (North American Vertical Datum 1988) which equals +9.33'MLLW and is in compliance with the current City of Newport Beach Waterfront Projects Guidelines and Standards. The highest high tides in Newport Beach threaten flooding of low-lying terrain. Historically, the highest high tides have reached approximately 7.38 ft above MLLW. This has occurred twice: January 28, 1983 and January 10, 2005. While sea levels have been rising for decades, higher rates of raise are forecasted for the coming century as a consequence of climate change — see enclosed Sea Level Change Graph. Increases can be attributed to warmer temperatures, which cause water to expand, as well more liquid mass caused by melting of ice caps. Current estimates of future sea level rise generally fall in the range of 1-3 ft for the year 2100. A United States Environmental Protection Agency study puts these figures in a probabilistic perspective, suggesting there was a 50% chance that sea level rise would exceed 0.4, 0.7 and 1.5 It by 2025, 2050 and 2100, respectively, and a 10% chance that sea level rise would exceed 0.6, 1.1 and 2.9 ft by 2025, 2050 and 2100, respectively. On August 12, 2015, California Coastal Commission unanimously adopted Sea Level Rise Policy Guidance: Interpretive Guidelines for Addressing Sea Level Rise in Local Coastal Programs and Coastal Development Permits. According to this Document, the sea -level rise 23 projections for California (NRC 2012) are 1, 2 and 5.5 ft by 2030, 2050 and 2100 respectively. Global warming may impact flooding in other ways as well. Warmer water could intensify North Pacific storms, bringing greater wind and wave energy to shoreline in winter and higher intensity precipitation. In order to review the historical tides, Flow Simulations, LLC has obtained tide heights data form the NOAA (National Oceanic and Atmospheric Administration) Center for Operational Oceanographic Products and Services (CO-OPS) "Tides and Currents" website, http://co- ops.nos.noaa.gov/ (Data accessed April, 2008). Year-long records of hourly tide predictions and measurements for Station ID: 9410660 (Los Angeles) have been accessed for 1982-2007. In addition, year-long records of hourly tide predictions have been accessed for 2008-2020. All tide heights have been saved in units of feet relative to MLLW and relative to GMT (Greenwich Mean Time). Los Angeles has been chosen because it is the nearest NOAA tide station with tide measurement data. A review of benchmark data for Los Angeles versus Newport Harbor shows that tide heights typically differ by less than an inch. For example, NOAA benchmarks data reports than the mean tide range at Newport Beach harbor is 3.76 ft versus 3.81 ft at Los Angeles, a difference of 0.05 If or 0.6 inches. Hourly NTRs (Non -Tide Residuals) have been obtained for years 1982-2007 by subtracting the predicted tide heights from the measured tide heights. Positive NTR corresponds to higher tides than predicted and negative NTR correspond to lower tides than predicted. To characterize the magnitude and frequency of historical NTRs during the winter season when maximum astronomical tides occur, hourly NTRs for the months of December, January and February have been compiled for each year between 1982/83 and 2006/07 and rank ordered. From this ranking the 98" percentile NTRs have been extracted; this corresponds to 2% exceedance probability. To further explore the association between NTR and strong El Nino conditions, the 98`h percentile NTR for each winter (2% exceedance probability) has been plotted versus ONI (Oceanic Nino Index) as shown in the enclosed Figure 3.1 and positive correlation has been identified (R2 =0.72, p<0.05). The implication for coastal flooding is not only that the probability of coastal flooding, or flood risk, varies from year to year depending on climatic conditions in addition to astronomical factors, but that the stronger El Nino the greater the coastal flood risk. There are important exceptions to this trend, however. Figure 3.1 shows two instances where NTR exceeded 0.5 ft even though ONI values have been between 0 and 1 °C corresponding to El Nino neutral or weak El Nino conditions. On the other hand, Figure 3.1 also shows that 2% exceedance probability NTR values never exceeded 0.5 ft when ONI values have been less than zero (i.e., during La Nina conditions). This suggests that coastal flood risk is minimized during La Nina conditions. The enclosed Figure 3.2 shows the height of monthly maximum high tides through 2020 based on astronomical factors. There are two peaks per year corresponding to maximum high tides in summer and winter. The graph in Figure 3.2 also reflects the 4.4 -year cycle reported by Zetler and Flick (1985) and Flick (1986). The Newport Beach Peninsula portion of the Pacific Institute California Flood Risk Map is shown herein as OE S Quadrangle. The dark blue colored areas show the areas where a 100 -year sea level rise of 55 inches is added to the existing FEMA coastal flood elevation shown in light blue. Obviously, the entire Newport Bay area will be affected if sea level rises 66 inches (5.5 feet) by the year 2100. If the sea level rises in the next several decades as currently estimated, regional measures to mitigate the potential flooding hazard shall be taken. Since finished floor/slab elevation of the proposed development is at +10.27' NAVD88, it will remain below the High Tide approximately till year 2070. Eventually, the concrete deck may have to be raised in accordance with enclosed STD -601-L to accommodate the actual see level at that time. WAVE RUNUP Wave runup is the uprush of water from wave action on a shore barrier intercepting Stillwater level. On steeply sloped shorelines, the rush of water up the surface of the natural beach, including dunes and bluffs, or the surface of a manmade structure, such as revetment or vertical wall, can result in flood elevations higher than those of the crest of wind -driven waves. See wave Runup Sketch below. Wave Runup Sketch Due to its location, this site is not a subject to typical ocean waves and the associated wave runup. Bay generated waves that may arrive at this site are very small wind waves and boat wakes. These types of waves are generally dampened by the moored vessels and dock systems located in front of the site and have no significant energy and runup effect. Tsunami type waves that approach from the ocean shoreline will likely not reach the site for several reasons. There is no significant near field source of a tsunami like the geologic conditions of some other places on Earth such as Japan, for example. A far field tsunami reaching the ocean shoreline will likely not reach the site because of the distance and developments between the shoreline and this site. A near or far field tsunami propagating into Newport Bay proper would likely cause a seiche or standing wave on the order of 1.3 feet traveling within the bay. Even at the highest anticipated tide in Newport Beach of+7.38'MLLW (+7.20'NAVD88) this shall not result in overtopping of the bulkhead/seawall. Due to its very infrequent occurrence — 500 -year recurrence interval — tsunami should not be considered a significant impact over the life of the proposed structure -75 years. EROSION HAZARD Erosion refers to the wearing or washing away of coastal lands. Beach erosion is a chronic problem along many open ocean shores of the United States. In order to meet the needs for comprehensive analysis of shoreline movement, the United States Geological Survey has conducted analysis of historical shoreline changes along open ocean sandy shores of the conterminous United States and has produced an Open -File Report 2006-1219 entitled "National Assessment of Shoreline Change Part 3: Historical Shoreline Change and Associated Coastal land Loss Along Sandy Shorelines of the California Coast". The report looks at survey data of the following periods: 1800s, 1920s -1930s, and 1950s -1970s, whereas the lidar shoreline is from 1998-2002. The report looks at both long-term and short-term changes. According to the report, the average rate of long-term shoreline change for the State of California was 0.2±0.1 m/yr, and accretional trend. The average rate of short-term shoreline change for the state was erosional; with an average rate of -0.2±0.4 m/yr. The beach footprint of this site is stabilized and not subject t4,5 significant long-term erosion. Review and analysis of historical aerial photographs and field measurements for seawall repairs in the area show no change in the position of the shoreline over the last several decades. The future shoreline changes over the next 75 years are assumed to be the same as in the previous several decades. However, there is a rapid rate of sea level rise predicted in the next 75 years. If that prediction holds true, the rapid sea level rise may accelerate shoreline erosion, but it shall not impact the structure on the subject lot over its economic life. CONCLUSION In conclusion, flooding, wave runup and erosion will not significantly impact this property over the proposed life of the development. Once the existing seawall/bulkhead is repaired/reinforced in a manner like the one reflected on the enclosed preliminary drawing S-2, need for a new shoreline protective devise is not anticipated over the economic life of the proposed development to protect it from flooding, wave runup or erosion. If found not adequate for the actual sea level rise over the next 75 years, the bulkhead assembly allows to be increased in height without further seaward encroachment. The above conclusion was prepared based on the existing conditions, proposed drawings, current projection of future sea level rise, and within the inherent limitations of this study, in accordance with generally acceptable engineering principles and practices. We make no further warranty, either expressed or implied. William Simpson & Associates, Inc. appreciates the opportunity to work with you towards the successful completion of your project. Should you have any questions regarding this report, please give us a call. Respectfully submitted, Plamen Petrov, P.E. Senior Project Manager Enclosures: Location Map Aerial View Table 1 (NRC 2012) & Sea Level Change Graph Figure 3.3 Table from COPC 2017 Masoud Jafari, S.E. Principal 20 Topographic Survey Architectural Site Plan City of Newport Beach Tide Planes & Tidal Datum — STD -599-L City of Newport Beach — STD -60 1-L Figure 3.1 Figure 3.2 Newport Beach OE S Quadrangle Preliminary Seawall Drawing S-2 27 WILLIAM SIMPSON & ASSOCIATES, INC. 10 LINDA ISLE CONSULTING STRUCTURAL ENGINEERS NEWPORT BEACH, CA 92660 23 ORCHARD, SUITE 250 A (949) 206-9929 LAKE FOREST, CA 92630 F (949) 206-9955 JOB. 7229 SHT. DES. PBP DATE 04/03/18 AERIAL VIEW Table 1. Sea Level Rise Projections for California (NRC 2012) TIME NORTH OF CAPE SOUTH OF CAPE PERIOD* MENDOCINO MENDOCINOMendocino Cape Vermeer and Rahmstorf -2 — 9 in 2 — 12 in by 2030 (-4—+23 cm) (4 — 30 cm) ofAIFI, A2, 81 andAR4 1 -1-19 in 5 — 24 in by 2050 (-3—+48 cm) (12 — 61 cm) Pti 4-56 in 17-66 in by 2100 (10 —143 cm) (42 —167 cm) *with Year 2000 as a baseline 7.0 6.0 1.0 A OPC High ■ OPC Low — e CA Coastal Conservancy USACE / NRC III Vermeer and Rahmstorf _ Mean and Range _ Note: see text for descriptions ofAIFI, A2, 81 andAR4 1 1F� P 20/Z Pti 0� ■ AR4 ■ I , 0.09 2010 C 2020 2030 2040 2050 2060 20070,,-, 220080 7 2090 - 212100 Year Z47,(/IWC/'' . Cf01Z `ZC9Z Figure 3.3 Comparison of USACE/NRC III Projections of Sea Level Rise with Vermeer and Rahmstorf (2009), (Adopted from Vermeer and Rahmstorf 2009) and OPC and California State Coastal Conservancy Recommendations 30 (c) La Jolla Feet above . . . 7997-2009 mean CHANCE CHANCE 6796 proba- S% probability O.probability 50% probability Year / Percentile SLR meets or bility SLR is SLR meets or SLR meets or exceeds... between... exceeds... exceeds... 2030 0.5 0.4-0.6 0.7 0.9 2050 0.9 0.7-1.2 1.4 2.0 2100 (R(P 2.6) 1.7 1.1-2.5 3.3 5.8 2100 (R(P 4.5) 2.0 1.3-2.8 3.6 6.0 2100 (RCP 8.5) 2.6 1.8-3.6 4.6 7.1 2100 (H++) 10 2150 (R(P 2.6) 2.5 1.5-3.9 5.7 11.1 2150 (RLP 4.5) 3.1 1.9-4.8 6.5 11.8 2150 (R(P 8.5) 4.3 3.0-6.1 7.9 13.3 2150 (H++) 22 TABLE FROM CALIFORNIA OCEAN PROTECTION COUNCIL 2017 REGARDING CURRENT SLR ESTIMATES AND PROBABILITIES Jl I IIIIIIIIIIIIIII m -y n a'. LINDA r` 4 a� r ��� F• 3 .N� m_4 d � Q \ mm 0 Y J - 3. �oc:RB pH'E Fm3g'�g' RRS?£ P`d gq Qggki�� g! i qg o $c�a3q o� ti 'op o y9 TOPOGRAPHIC SURVEY eiipon�� 6a� c 10 LINDA ISLE Lail%® NEWPORT BEACHCA 92660 APN: 050-4]11 �3 ---------------------- LINDA ISLE f / I I EI II II _J (U. S. Survey Foot) Mean Mean Sea. Level 2.76' _ (N --- ------------- --11\GV029) 2.72' C Mean Neap Low Tides m N Mean Low Water 0.93' _ -- (NAVD88) 0_38' -- Mean Lower Low Vater -UF o Lowest -2.14' Lands of or Limit Pueblo or Rancho after Theory kl - Tidelands lie between mean high and mean of low neap tides. Law Limit State patent of public lands (Civil Code 830) Limit U.S. patent to individual per (Civil Code 830) U.S. patent to individual per state Borax Ca=olidated v. City of Los Angeles. (1935) 296 U.S.. 10) Theory #2 - Tidelands lie between mean of all high and mean of all low tides. Information was taken from National Ocean Service CLOS), Office of Ocean and Earth Science (OES), Tidal Datum sheet - Publication Date 07/17/89 CITY OF NEWPORT BEACH BUILDING DEPARTMENT TIDE PLANES & TIDAL DATUM I BIRLDWO DTRr:CTOR RELATIONSHIPS I"`" n��""" Scale: N.T.S Dnte: JULY 2004 U.S. SURVEY FOOT) DRAWING NO. STD -5 4 2-#4 CONT. EPDXY-COATED PROPERTY, BULKHEAD PER ASTM A934 OR OTHER BAYWARD 8.. LIMIT 8" CONCRETE BLOCK WALL ADDED TO TOP OF EXISTING BULKHEAD ELEVATION + 10.0 M.L.L.W. #5 @ 24" O.C. DRILL AND EPDXY BARS PER CO W , q MANUFACTURER'S RECOMMENDATIONS INTO Y EXISTING COPING > N 2" .� TOP OF IMPROVEMENTS---__.— o 0 ROUGHEN FOR BOND 6. — q D AND APPLY EPDXY MIN. oo EXISTING TIE ROD--\ o EXISTING COPING /\\ EXISTING BULKHEAD ALTERNATE"A" (CONCRETE BLOCK) oio PROPERTY, BULKHEAD 11/2" CHAMFER (TYPICAL) OR OTHER BAYWARD LIMIT #4 CONT. EPDXY COATED A934 CONCRETE: fc = 5,000 PSI (MIN.) 8„ ELEVATION + 10.0 �M.L.L.W. W/C RATIO = 0.40 (MAX.) b N #5 @ 24" O.C. DRILL AND EPDXY BARS PER W MANUFACTURER'S RECOMMENDATIONS r �' Q INTO EXISTING COPING 6„ > MIN. TOP OF IMPROVEMENTS D ROUGHEN FOR BOND ° AND APPLY EPDXY D" EXISTING TIE ROD BONDING AGENT PERD MANUFACTURER'S RECOMMENDATIONS. ALTERNATE "B" EXISTING COPING (POURED -IN-PLACE CONCRETE) i, EXISTING BULKHEAD Do NOTE: v EPDXY SHALL CONFORM TO ASTM C881 STANDARD AND BE USED IN STRICT ACCORD WITH THE MANUFACTURERS PRINTED INSTRUCTIONS. CITY OF NEWPORT BEACH DETAIL FOR RAISING BULKHEADS REV. 01/17 APPROVED: PUBLIC WORKS DIRECTOR Drawn: R. OKADA Date: JULY 2004 Scale. 1� T�7 • 1T •S• DRAWING NO. STD_�—L 1.5 0.5 C0] -0.5 -1 Los Angeles, 1982/83-2006/07 0 0 0 O 0. RZ=0.72, p<0.05 0 0 Q 0 0 0 0. 0 0 -s -2 -1 0 1 2 3 Oceanic Nino index (ONI) Tor Dec -Jan -Feb CC) Figure 3. 1. A plot of 2% exceedance probability NTR versus ONI shows significant correlation (R'=0.72, p<0.05), but note that NTR exceeding 0.5 ft have also occurred during weak El Nino and El Nino neutral winters (0<ONI<1). 3C 7.5 7 a, ME 6.5 O ER M 551 1 1 1 I 1 1 1 I I 1 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Figure 3.2. Monthly maximum high tides for Los Angeles between 2008 and 2020. There are two peaks per year corresponding to maximum high tides in summer and winter. Note also the 4.4 year cycle reported by Zetler and Flick (1985) and Flick (1986). 37 ® California Flood Risk: Sea Level Rise "°""' INSTITUINewport Beach OE S Quadrangle I ue• ` �lewma:w iro7_nwfe�mml 0 0.35 0.5 1 15 R l O Mlles ry �cm mpHM wme I ... .zfoo�rt 0 0.5 1 3 3 N emmim.. aeuw� Mllamners meeogmaaewueaa �o�imwmaumaipur�®miyYum Sa.mWr®c m�NiNm: evti M1 we�ii ms rvwpnitN3reun nmMww molfdw111— Float .wrem vew wama oP: ro...oarai... anuaM moo�^W b� ' ��_J wrv�esnimwme M�b9 4�91u: N Beall Nawryn Ball *mpuuw in mti R Om � O 2 9 T g93 H D 4 C a'§34S r 4 III - V?23 x?'s�a Fm4 9es O R O III i on, AMm^4 y p.9 O O h m 0 as 3q; �oA4p� �Rq£ � OR B 55� T3t3�a O�'n c o$A O m d y > A 2 mo>9.. Ivaco . = FR ao £$z 4�,4� s 4�Hi r m a pa F8h ,q on Inas MF> Ez � h § �E R _ �x E�3m 5 4 ¢ rA y7 01 N v oas° a C I y 2 _ ''¢ A �,. x -o al is Cg R - 0 >P§ MCI cR�R m� O I 2a 6 a �e'a� F p 22 �.�.n nF �3. �N /.IP\ I 1 II I I' nFv p T N=eN x CrS I _ A j f i .6i Ir N RR e i oA zqm O \ I I li - �n in _ _y r Z" Ro�U II ea��git T... nSmo" AS I'I g64a q gRG F n 3 - 7449 rcns,nx - pi�y�� �y'L a S tll WILLIAM SIM PSON ASSOCIATES, INC. CONSULTING STRUCTURAL ENGINEERS R FORCING T10'. EYniTINO SEAWALL LOC11TE0 fL QW ORT CA NOW 0.rvER / APPLICANT Mr. Gordon Clemons 1221 West Coast Highway, Apt. 206 d d p a' _ S'?. g^+� 4') ws 4" Newport Beech, CA 02663 tN. - oErAR-E �m.m..... u:5n.ne Attachment No. ZA 5 Project Plans 03/13/2018 40 U Z WAVFRLY OR c� I P 41�k h Ustawaya Park l (1) PROJECT DESCRIPTION: Il ..LTNbATglr �ko-° tOOA 011� 0P 41QfORKIOWNLLaI.RTI �, OP ND Ortel ,s I y+�NcroN ay <o Newport Ditties `p�Y'MO P OTNq O _T �E 'p C S V Q�SITE �'' sky 0 _' WEST CLEMONS RESIDENCE bey °R V / g pT �u MARtlOH ISLAND pip > O rf74 O "rip o - y 1j i s BAY IRU, IN �'NUM1I ON IpF G THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA IN THE AREA KNOWN AS LINDA ISLE ON THE EAST SIDE ADJACENT TO THE SAND. THE LOT IS APPROXIMATE 45' WIDE BY 124' DEEP, IT IS ZONED R1 AND IS APPROXIMATELY 5,578 S.F. THE PROPERTY INCLUDES AN EXISTING 2 -STORY SINGLE FAMILY RESIDENCE AND ATTACHED GARAGE TO BE DEMOLISHED. THE CLIENT PROPOSES TO BUILD A 2 -STORY RESIDENCE OF APPX. 4,357 S.F. PARKING WILL INCLUDE A 3- CAR GARAGE OF APPX. 624 S.F. TO BE WOOD FRAMED WITH A SLAB FOUNDATION. THE RESIDENCE CONSIST OF A MASTER SUITE, BATH AND WALK -IN -CLOSET, 4 SECONDARY BEDROOMS WITH ATTACHED BATHS, GREAT ROOM, DINING ROOM, LARGE EAT -IN KITCHEN, LOUNGE, LAUNDRY ROOM, DEN, A POWDER ROOM. OUTDOOR SPACES INCLUDING COURTYARD AND BALCONY WILL BE MAXIMIZED AND INTEGRATED INTO THE MODERN PLAN TO ACHIEVE INDOOR/OUTDOOR LIVING SPACES AND TO MAXIMIZE OCEAN/BAY VIEWS. THE PROJECT WILL BE A SOFT MODERN DESIGN AND THE EXTERIOR WILL BE PRIMARILY BRICK VENEER AND STUCCO. BUILDING COMPONENTS AND MATERIALS WILL BE OF HIGH QUALITY AND DURABLE. VICINITY MAP/ PROJECT DESCRIPTION/ SCOPE OF WORK 10 LINDA ISLE, NEWPORT BEACH, CA 92660 11 (ANNOTATION LEGEND 10 I PROJECT STATISTICS 81 SITE INFORMATION 5 I CODE REVIEW SHEET # DRAWING TITLE T-1.0 TITLE SHEET 1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD DIG ALERT: 1.800.227.2600 ARCHITECT: OWNER: TOPOGRAPHIC SURVEY ARCHITECTURAL SITE PLAN SUR ALUMINUM 2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS � rU a O w cD z� BRANDON ARCHITECTS, INC. GORDON CLEMONS C-2 PRECISE GRADING PLAN C-3 SECTIONS C-4 C-5 EROSION CONTROL PLAN SOILS REPORT RECOMMENDATIONS LANDSCAPE COVER SHEET 151 KALMUS DR. STE. G-1 1221 WEST COAST HIGHWAY, APT. 206 L-2 CONSTRUCTION PLAN L-3 CONSTRUCTION DETAILS SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 COSTA MESA, CA 92626 NEWPORT BEACH, CA 92663 e IRRIGATION DETAILS L-7 L-8 PLANTING PLAN IRRIGATION & PLANTING SPECS A-1.0 3-DIMENSIONAL VIEWS P: 714.754.4040 FIRST FLOOR PLAN ` SECOND FLOOR PLAN CONCRETE ROOF PLAN SOUTHERN CALIFORNIA GAS: 1.800.427.2000 WWW BRANDONARCHITECTS.COM EXTERIOR ELEVATIONS BUILDING SECTIONS BUILDING SECTIONS A-5.2 BUILDING SECTIONS r N N _ % N m 0 9 0 S N L S1 FOUNDATION PLAN ��//�� cJ m N d U. _ F O FD1 FOUNDATION DETAILS C N V M N.� p °O mr W n_ va 2 ; U'� TU N o rowo w° SPECIAL INSPECTIONS 6 CITY WATER &SEWER: 1.949.644.3011 N af N Q mSQ� REVISIONS EARTH STRUCTURAL ENGINEER: CIVIL ENGINEER: PACIFIC BELL TELEPHONE: 1.800.750.2355 FARHAD MANSHADI LIC. NO. C36840 FORKETT ENGINEERING 1. LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR ESI/FME, INC. TOM RUIZ GYPSUM -PLASTER CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE CITY OF NEWPORT BEACH 1800 E. 16TH ST., STE. B P: 714 963 6793 BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE PUBLIC WORKS DEPT.: 1.949.644.3311 SANTA ANA, CA 92701 22311 BROOKHURST ST. - SUBMITTAL (FOR H.O.A. PURPOSES). P: 714.835.2800 HUNTINGTON BEACH, CA 92626 F: 714.835.2819 " 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING CITY OF NEWPORT BEACH PLANNING DEPT.: INSULATION - RIGID STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. GENERAL INFOMATION: 1.949.644.3200 GENERAL CONTRACTOR: INTERIOR DESIGNER: ZONING INFORMATION: 1.949.644.3204 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. PATTERSON CUSTOM HOMES TBD 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 CITY OF NEWPORT BEACH BUILDING DEPT.: 15 CORPORATE PLAZA, STE. 150 NEWPORT BEACH, CA 92660 PROPERTY PATIO OR OPENING. GENERAL: 1.949.644.3275 P 949.723.1800 PERMITS: 1.949.644.3288 MASONRY -CONCRETE BLOCK 4 A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR INSPECTIONS: 1.949.644.3255 SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. NEWPORT BEACH FIRE DEPARTMENT: 1.949.644.3106 SURVEYOR: SOILS ENGINEER: APEX LAND SURVEYING, INC. RMCCARTYH CONSULTING, INC. PLYWOOD / GLU-LAM TIMBER 5. FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER PAUL CRAFT, LIC. NO. 8516 ROBERT MCCARTHY LIC. 2490 DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN ORANGE COUNTY HEALTH SERVICES: 1.714.834.3882 HUNTINGTON BEACH, CA 92646 23 CORPORATE PLAZA, STE 150 FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. P: 714.488.5006 NEWPORT BEACH, CA 92660 F:714.333.4440 P: 714.870.1211 -- SAND 6. SEAWALL FILE # 8199-00 DATED: _ - NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY LANDSCAPE DESIGNER: STEEL FOR REVIEW. DAVID A PEDERSEN INC. C.N.B. NOTE: CHRISTOPHER BRANDON, ARCHITECT IS THE DESIGN LANDSCAPE ARCHITECT ACACIA STE. 120 PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR NEW PORT BEACCHH NEW, CA 92660 WOOD REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, P: 949.251.8999 F: 949.251.0899 INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH WWW.DPLANDSCAPE.COM THE DESIGN OF THE BUILDING. (NBMC 15.02.010) MATERIAL LEGEND 9 DEFERRED SUBMITTALS 7 AGENCIES & PUBLIC SERVICES 4 PROJECT DIRECTORY 2 BUILDING AREA SCHEDULE LEGAL DESCRIPTION: CODES: NBMC (NEWPORT BEACH MUNICIPAL CODE) CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC, NORTH ARROW APN: 050 471 33 2016 CPC, AND 2016 CMC, 2016 CAL GREEN NAME AREA COMMENTS LOT 10, TRACT NO. 4003, CITY OF NEWPORT BEACH, FIRST FLOOR 2019 SF COUNTY OF ORANGE, STATE OF CALIFORNIA OCCUPANT LOAD —17 N 90 00' 00" E PROPERTY LINE TAG SECOND FLOOR 2341 SF M.M. 188/13-19 OCCUPANCY CLASSIFICATION R-3 / U Distance SIM TOTAL LIVING 4360 SF LOT INFORMATION: OCCUPANCY SEPARATIONS (GARAGE) 1 -HR. 1 SECTION INDICATOR 3 -CAR GARAGE 600 SF ZONED: R-1 FLOOR & FLOOR -CEILINGS N/A Al01 / TOTAL GARAGE 600 SF SITE AREA: 5,577.50 S.F. BUILDABLE AREA: 3,303.87 S.F. TYPE OF CONSTRUCTION V -B - SPRK'R. GRAND TOTAL 4960 SF REQ'D. OPEN VOLUME = 3,303.87 x.15 = 495.58 S.F. (T- 6" HT. MIN.) Room name ROOM TAG (NAME / AREA) OPEN VOLUME PROVIDED = 552 S.F. > 495.56 S.F. FIRE SPRINKLER: NFPA 13D YES 150 SF OUTDOOR AREA SCHEDULE HEIGHT 2 STORY _ SIM EXISTING BUILDING INFORMATION: FLOOR AREA REF. 8/T-1 1 � CALL -OUT TAG NAME AREA COMMENTS PORCH SF (COVERED) EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED ALLOWABLE BLDG. AREA N/A EXISTING S.F. = 3,400 S.F. (483 S.F.) GARAGE (4 BEDS. TTL.) 35 ENTRY 35 SF (COVERED) (PER CBC TBL. 503) Name ELEVATION INDICATOR COURTYARD 321 SF (UNCOVERED) ZONING INFORMATION: Elevation M. BALCONY 107 SF A REVISION FLAG GRAND TOTAL 564 SF FRONT SETBACK: 10 FT. REAR SETBACK: 25 FT. LEFT SETBACK: 4 FT. 20 R @ 71/2" STAIR TAG (NO. OF RISER & HEIGHT) LANDSCAPE AREA SCHEDULE RIGHT SETBACK: 4 FT. 1i WALL TAG NAME AREA COMMENTS BUILDABLE AREA: 3,303.87 S.F. 101 DOOR TAG LANDSCAPE 1 184 SF COASTAL CALCULATIONS: LANDSCAPE 2 128 SF 3,303.87 X 2 = 6607.74 S.F. ALLOWABLE LANDSCAPE 4 3 SF 4960 < 6607.74 = 1,647.74 S.F. SURPLUS 1i WINDOW TAG LANDSCAPE 3 3 SF KEYNOTE TAG GRAND TOTAL 318 SF 11 (ANNOTATION LEGEND 10 I PROJECT STATISTICS 81 SITE INFORMATION 5 I CODE REVIEW SHEET # DRAWING TITLE T-1.0 TITLE SHEET T-1.1 GENERAL ARCHITECTURAL NOTES T-1.2 SUPPLEMENTAL NOTES & DOCUMENTS r /'1 V J TOPOGRAPHIC SURVEY ARCHITECTURAL SITE PLAN SUR U � U N A-0.0 � rU a O w cD z� C-1 COVER SHEET C-2 PRECISE GRADING PLAN C-3 SECTIONS C-4 C-5 EROSION CONTROL PLAN SOILS REPORT RECOMMENDATIONS LANDSCAPE COVER SHEET J L-1 L-2 CONSTRUCTION PLAN L-3 CONSTRUCTION DETAILS L-4 LIGHTING PLAN L-5 IRRIGATION PLAN L-6 IRRIGATION DETAILS L-7 L-8 PLANTING PLAN IRRIGATION & PLANTING SPECS A-1.0 3-DIMENSIONAL VIEWS A-2.0 FIRST FLOOR PLAN A-2.1 SECOND FLOOR PLAN A-3.0 ROOF PLAN A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-4.1 A-5.0 A-5.1 EXTERIOR ELEVATIONS BUILDING SECTIONS BUILDING SECTIONS A-5.2 BUILDING SECTIONS r N N _ % N m 0 9 0 S N L S1 FOUNDATION PLAN ��//�� cJ m N d U. _ F O FD1 FOUNDATION DETAILS 3 I SHEET LIST 1 DJECT NAME U CLEMONS RESIDENCE \TUS a CDP � of O r /'1 V J a E N 0Lu <0 3:D U � U N 0 > >_ M GNU> (0 � rU a O w cD z� U U Z O Ld -j N L d Q Lu 0 J U H C oa U a w� C — A Q U m Oz m o c m m a CM 3 K Q m z C)- 0 �o z o� N� Q E v B NC aUD m r Y 2 Q N U_ N - O � � M W L. W VN U o OQNU a wO Uaw � of O �Qm U U) ~ z 0Lu <0 3:D W Z 0 > >_ M GNU> (0 o O w cD z� W VN 0 Z Q W i -°° TLZ d.°�Q32 U C Q m W 0 Cn w Z Z O Ld -j M Q Lu 0 J J V o DOCUMENT VALID UPON ORIGINAL SIGNATURE DATE JOB NO. 2017-10 DATE 05/15/2018 SHEET NO T-1.0 42 ° N C Oz C O � ° 9 m 01§ i -°° TLZ d.°�Q32 c c �m '0 m m ❑d T C Z mm F c 2 Q�L yL N 3 Q m y 4J U L ¢ Q >' O L O N 0 y C ° N U L C C a amE m H F- S> o¢ N a U U 0 m y o W U m Oz m o c m m a K Q m z z° Q m m m O'o IliTp,N O NF L' O . M_. N Q�o�OT.~�E>: m �".c°-Eo°°---rn B NC aUD 2 Q N U_ N - O C N C L S m°5 w °'E"o=a2 U &Z S E mo; c 0 w o° o 9.6 m E y a a m o. o m c r N N _ % N m 0 9 0 S N L t E"°o of ��//�� cJ m N d U. _ F O C N V M N.� p °O mr W n_ va 2 ; U'� TU N o rowo w° n3 m �C) ¢=o J U L a� E N af N Q mSQ� REVISIONS DATE JOB NO. 2017-10 DATE 05/15/2018 SHEET NO T-1.0 42 LEGEND ® — BLOCK WALL 4/25/2018 CATV — CABLE TV BOX — CENTERLINE EG — EDGE OF GUTTER as 4 FF — FINISHED FLOOR a FFG — FINISHED FLOOR GARAGE � ❑ FL — FLOWLINE FS — FINISHED SURFACE FTN — FOUNTAIN L9 NG — NATURAL GROUND C7 TB — TOP OF BULKHEAD U TC — TOP OF CURB Z _ TD — TOP OF DOCK N WM — WATER METER J () — EXISTING ELEVATION W O — SEARCHED, FOUND NOTHING; SET a NOTHING N0. T.B.M. — TEMPORARY BENCHMARK SET ON A WATER METER (WM) ELEVATION = 9.84 FEET BRICK SURFACE CONCRETE SURFACE CURVE DATA CURVE DELTA RADIUS LENGTH Cl 01°05'22" 356.00' 6.77' C2 101005'22" 1 480.00' 9.13' TITLE REPORT/EASEMENT NOTES 10 LINDA ISLE NEWPORT BEACH, CA 92660 APN: 050-471-33 NO TITLE REPORT PROVIDED. 0 — 6' EASEMENT FOR DRAINAGE PURPOSES LEGAL DESCRIPTION REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: LOT 10 OF TRACT NO. 4003 AS SHOWN ON A MAP RECORDED IN BOOK 188, PAGES 13 TO 19 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. BENCHMARK INFORMATION BENCHMARK NO: NB4-39-77 DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "11134-39-77", SET IN THE NORTHEAST CORNER OF A 4.3 FT. BY 4.8 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF BAYSIDE DRIVE AND HARBOR ISLAND DRIVE, 64.6 FT. EASTERLY OF THE CENTERLINE OF HARBOR ISLAND DRIVE AND 38 FT. SOUTHERLY OF THE CENTERLINE OF BAYSIDE DRIVE. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEVATION: 10.859 FEET (NAVD88), YEAR LEVELED 2011 BASIS OF BEARINGS THE BEARINGS SHOWN HEREON ARE PER TRACT NO. 4003, M.M. 188/13-19, RECORDS OF ORANGE COUNTY. VICINITY MAP NO SCALE GRAPHIC SCALE 4 Q 4 8 1,6 ( IN FEET ) 1 INCH = 8 FT. SURVEYOR'S NOTES SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE. n z 0 z 0 a U N W D C) U W 0 O Ofa r O = o U 0400 W W\ J II Q w o o O) ul U D o M k ❑ 4/25/2018 �iN SG cA�m PAUL D. CRAFT, P.L.S. 8516 DATE N� Y < LICENSE RENEWAL DATE 12/31/18 mm am f7 z� � ❑ Exp. 12/31/18 0t W L9 LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE ® U L3 0 C7 v W 1° V° U Q in Z _ W � N = m W J REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE Z� W 0 I a SHEET N0. EITHER EXPRESSED OR IMPLIED. Z p z =0. D C) U W 0 O Ofa r O = o U 0400 W W\ J II Q w o o O) ul U D o M \ 4/25/2018 �iN SG cA�m PAUL D. CRAFT, P.L.S. 8516 DATE Y < LICENSE RENEWAL DATE 12/31/18 a a No. 8516 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 JTq �Q TF LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE v W OF CALF PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION = REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE N CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, SHEET N0. EITHER EXPRESSED OR IMPLIED. C) C) N Q cy) U ('? .. T 2 � U Q LO LL] 0 OQ I Lu Z 1i n co 0 n z FL 39 EC 27 F1 .39 E( CD 11 L J I co LO 0 1 - 0 o _ jp�26-73/4" _ n - - -26-53/4" Fo.F 34 16 y- ---------------- --------------- I 14'-0" - (E.) 2ND FLR. WD. ���;1;11111111111111111 II 11111 111111 ���� � 1,',1,1 ;ins II ! 11111 ';1;1;1;1;1;1;1M G�O I,I,I,I,I,I,I :� xl ;1,1 6 L� _0- ---1- ON_= 1;1;1;111;1;1;1; 1111111111111 BEDROOM 1111111111!1!11 r B. ARBORS, TRELLISES, AND SIMILAR GARDEN STRUCTURES MAY BE 111111111 ALLOWED TO ENCROACH INTO REQUIRED FRONT, SIDE, AND REAR mi 11111 I SETBACK AREAS SUBJECT TO THE FOLLOWING LIMITS: IM 0 I. THE MAXIMUM FOOTPRINT OF THE STRUCTURE SHALL NOT EXCEED SIXTEEN(16) SQUARE FEET; AND M II. THE MAXIMUM HEIGHT OF THE STRUCTURE SHALL NOT EXCEED NINE W M FEET. ���;1;11111111111111111 II 11111 111111 ���� � 1,',1,1 ;ins II ! 11111 ';1;1;1;1;1;1;1M G�O I,I,I,I,I,I,I :� xl ;1,1 6 L� _0- ---1- ON_= 1;1;1;111;1;1;1; 1111111111111 BEDROOM 1111111111!1!11 r 1J'-3 V2' CLR (E.) 2ND FLR. DR. < p N 0 N' 0'. T W T W W PLANTED ENTRY I PLANTED j --------_L (HARDSCAPEI) L - - - - - - - - - - - -- ^ STAIRS BATH #1 FOYERI ___ ___ z 0 T r T7 A i EXISTING STRUCTURE (NOT A PART) (E.) 1ST FLR.WD' - _ _- ' - - - - - �,- (E.) 2ND FLR.WD. (E.) IST FLR WD. A T T A W O O P b W 25 A N720 59'22" W 124.00' moo — — son, ANN' — (TURF) ro --- � 5 PLANTED ---------_ — ---_. LOUNGE PANTRY KITCHEN b m 25 11 0 0 m A ❑� II b w 23 0 T A I 12.75'T R o — — 29 \\ 19 1/ 29 I I 9.25'(E) FS of I — 1T-55/8" —_� 17'-35/8" 1 LL F.D.F.28 (E.) DOCK (NOT IN SCOPE OF WORK) KEYNOTELEGEND PROPERTYLINE SIDE YARD SETBACK 111111111 REAR YARD SETBACK mi 11111 I } 1 IM 0 ,Ijlpjljrri M (N.) CUSTOM WOOD GATE - PER OWNER, STAIN & SEAL, ARCH TO APPRV. (MAX. 6' HT. ABOVE NATURAL GRADE). PROVIDE MAIL SLOT IN DOOR PER HOA. SHALL NOT BE LOCATED OUTSIDE OF BUILDING SETBACKS. W M 1111�611lo1lsIs o � 0 616666/161 a 0 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) IZ I CENTERLINE OF STREET (E.) ON-SITE TREE TO BE REMOVED (E.) STREET TREE TO REMAIN - PROTECT IN PLACE I I 4'- 9 1/2" I�IIIIIIIIIL'L'111111L'llllllllll�l (N.) PLANTED ;�;���;�;���� 111111;1; _ 15 ;1;1;1;1;1111 j 117/111/1 j11111111111111111 11;1;1;111111111111111111 17 FIREPLACE - PREFABRICATED, WOOD BURNING,'HEATILATOR' BIRMINGHAM 42" STLYE "BIR42" [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 18 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 19 1 I I 21 ,1,1,1,1,1;1;1,1,,1,1 1 1 1111,11111,1�;,1JIM 22 h1 _ ;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;; 24 VEHICLE- MINIMUM PARKING DIMENSIONS ON PLANS 25 (E.) PROPERTY LINE WALL TO REMAIN - PROTECT IN PLACE 26 DRAINAGE EASEMENT, REF. SURVEY 27 (N.) SITE LANDSCAPE WALL TO MATCH EXISITING HEIGHT, MATERIAL, AND COLOR, MUST COMPLY WITH HOA GUILDLINES. 28 ;;;;;;;;I�i.;I;N;1;;;i 29 _ ,LIL1•L1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1 ASSOCIATION BRICK FINISH MUST EXTEND TO THE FACE OF ALL BUILDING ELEMENTS- FACE OF BLDG, FENCE, SITE WALLS, RAISED PLANTERS AND ON GRADE PLANTERS. 31 ASSOCIATION PARKING/ DRIVEWAY EASEMENT 32 ASSOCIATION WALKWAY EASEMENT - NO BLDG. ELEMENTS MAY ENCROACH INTO COMMON WALKWAY EASEMENT, INCLUDING ROOF ELEMENTS, LIGHT FIXTURES, ETC. PER HOA GUIDELINES 33 (N.).RAISED PLANTER- PROVIDE NEW CMU SUB WALL ADJACENT TO P.L. WALL 34 TRENCH DRAIN, REF. CIVIL .LLLLLLLLLLLLLLLLLLLLLy.i.l.l. WATER HEATER - TANK - SIZE PER T-24 REPORT REF. DTL. 1/AD-1 - WATER HEATERS SHALL BE WALL -MOUNTED A MINIMUM OF 48 INCHES ABOVE THE GARAGE FINISH FLOOR N N Ov Wa —49 - M 49 d C N N -- o �.. c A l0 % N O O O E 0 U ;1'I'1;I;1;I;I;1;I'I'I'I'1�1;I;I;I;I�j dry 10m `_'oma `0 1- - I I�4;I�1;11;1'1'1;I;1;I;I;I;I;1'1'1;I;1;I;1;I;I;1 I�I�I�II�61`I�I�I,I�I�I�I�661�1�1,1�1�1�1�1 o w o W d D ca :F � $ LL mu Od Oo E¢ .661�1�-UNIO 1�1i1i6111i1l1 j1;1�1�1;1 -I- -i-i-l- >I,I,I REVISIONS I1;I;1;I;1;1;1;PP1�1�1�1;1;1;1;IPI;1�1�1;1 REVISION DATE 11111x1 ;1' • • • • • •;r�l; ' 1I��1;I �1�1�1;1;1;1�1�11 11111411��Iillljl;l;l;l;l;l;l;l;lj1;1;1;1;1;1;1;1;1 � - 11111111111111 X1;1 111�I�II 11111111111111111111111111111111111111 11;1;'Ij�',1111;1; ';I 1'11' 1111111111111111x111111111111111111111111111111111111111 I 11111'!'11;1 III111IIIiIiIiIlia I1I1 IiIi64Ii661iIi6 ' 111111 ` • .. •. 11111111111 '..•• ` ` IIIIIIIIIIII IId�l�lld�l�l�1�1 � I1dd Id�l�l� �'�'�� �;�;�;�;" 9 ILII I II�IIIIIIIIIIIIII1111 11 o ' .1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.111��j 1 1,1,11;1,11 �1�61�1��66666661�66666666�66661�6661�61�661�6661�I�61�IIQ!� 0 Illllllllili ,11111�U 1111111�J111111�1�1�1 ' 12 1,1,1,1,1,1III I,I I,I,I,I,I,I,I,I,II 1 I llijl,l PLANTED 166111.116111.61�11'lll.l� 1J'-3 V2' CLR (E.) 2ND FLR. DR. < p N 0 N' 0'. T W T W W PLANTED ENTRY I PLANTED j --------_L (HARDSCAPEI) L - - - - - - - - - - - -- ^ STAIRS BATH #1 FOYERI ___ ___ z 0 T r T7 A i EXISTING STRUCTURE (NOT A PART) (E.) 1ST FLR.WD' - _ _- ' - - - - - �,- (E.) 2ND FLR.WD. (E.) IST FLR WD. A T T A W O O P b W 25 A N720 59'22" W 124.00' moo — — son, ANN' — (TURF) ro --- � 5 PLANTED ---------_ — ---_. LOUNGE PANTRY KITCHEN b m 25 11 0 0 m A ❑� II b w 23 0 T A I 12.75'T R o — — 29 \\ 19 1/ 29 I I 9.25'(E) FS of I — 1T-55/8" —_� 17'-35/8" 1 LL F.D.F.28 (E.) DOCK (NOT IN SCOPE OF WORK) 11'-T DINING F.O.F. I{ 14 PATIO 10.23' T.O.S.Q I (EXISTING DECK TO 14 •�I 1 REMAIN AS IS) o I 101- 1" 1 - - - F.O.F. L — LLL556[�]JJ i E V �. PWDR. 1 QURTYARD I �J I I 5 L- J (HARDSCAPE) 1 14]I SLOPE PER CIVIL 3 -CAR GARAGE 35 I o U 10-0 F.Y.S.B. PORCH D GREAT ROOM (COVERED) I I. m LL I `v I I I I N I 16'-1„ F.O.F. 36,-8., CLR SPA EQUIP. -- — — — ---- — -Z -- -- - ---- --- ---- ----- r-- -- - - -� t — — — — — _ — -- -PLANTED ---- -- --- --- J -- - _ _ _ — 2 -6 - < S --- - m--- jfRASH AREA- --- --- --- ------ ----- ---- - moi---- - - -- --- -- --- ---- -- ----- ------ - _ _ --- ------- -----�--- - - — ---- PLANTED � 8 ~ } (TURF) r 14 r 77 o o --26 33 26 o_ v o LL - 5- �1 0 0 26 PLANTED _Z U N m v v I v v LL a v W L-1 � , d v v LL I I 23 PLANTINGS �"> LL 7 INEENNED 'NED GEN' m__� 4000 0000 'EMENEEND 4000 GEN' GENEEMEN' 4000 0000 'EMENEEND 4000 GEN' 'EMENEEND GEN' GEN' 'EMENEEND mom, Non, moommomm, com, mom, somb"O'm immm mmmmmmmm� immm immm mmmmmmmm� mimm immm _m*_ N* N* immm immm immommomw mimm Non, Immommow mom, Non, moommomm, ma'amb moommomm, mom, son, Non, ummiv!!.me,� N710 54' 00" W 124.00 - Et 25 25 LL�_i� 25 4O1 CIO I'Jfil I'JLiI O o KEYNOTELEGEND PROPERTYLINE SIDE YARD SETBACK 4'- 10 318" I I I REAR YARD SETBACK I } 1 IM 0 11'-T DINING F.O.F. I{ 14 PATIO 10.23' T.O.S.Q I (EXISTING DECK TO 14 •�I 1 REMAIN AS IS) o I 101- 1" 1 - - - F.O.F. L — LLL556[�]JJ i E V �. PWDR. 1 QURTYARD I �J I I 5 L- J (HARDSCAPE) 1 14]I SLOPE PER CIVIL 3 -CAR GARAGE 35 I o U 10-0 F.Y.S.B. PORCH D GREAT ROOM (COVERED) I I. m LL I `v I I I I N I 16'-1„ F.O.F. 36,-8., CLR SPA EQUIP. -- — — — ---- — -Z -- -- - ---- --- ---- ----- r-- -- - - -� t — — — — — _ — -- -PLANTED ---- -- --- --- J -- - _ _ _ — 2 -6 - < S --- - m--- jfRASH AREA- --- --- --- ------ ----- ---- - moi---- - - -- --- -- --- ---- -- ----- ------ - _ _ --- ------- -----�--- - - — ---- PLANTED � 8 ~ } (TURF) r 14 r 77 o o --26 33 26 o_ v o LL - 5- �1 0 0 26 PLANTED _Z U N m v v I v v LL a v W L-1 � , d v v LL I I 23 PLANTINGS �"> LL 7 INEENNED 'NED GEN' m__� 4000 0000 'EMENEEND 4000 GEN' GENEEMEN' 4000 0000 'EMENEEND 4000 GEN' 'EMENEEND GEN' GEN' 'EMENEEND mom, Non, moommomm, com, mom, somb"O'm immm mmmmmmmm� immm immm mmmmmmmm� mimm immm _m*_ N* N* immm immm immommomw mimm Non, Immommow mom, Non, moommomm, ma'amb moommomm, mom, son, Non, ummiv!!.me,� N710 54' 00" W 124.00 - Et 25 25 LL�_i� 25 4O1 CIO I'Jfil I'JLiI O o - (E) 15T FLR. WD. ��.� ,.,, , �c.� ,u, r�r�. �r�,�i,�o. �w i. �c.� .u, r�r�. ". �. �w i. _.. -----'------------------------------------------- --------------- ----------------------(E.)2NDFLR.WD.'S---------------------------------------------------------------- ------------------ EXISTING STRUCTURE (NOT A PART)cl N W 18T FLR. WD. L,.... (E.) 2ND FLR. WD.'Stc.1 tai 1. vrcrv"i, vu. L 1. tc.1 101 ren. vvu. LV� 1. — � — - (9.32) TB F TRUE NORTH PROJECT NORTH LEGAL DESCRIPTION: APN: 050 471 33 LOT 10, TRACT NO. 4003, CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA M.M. 188/13-19 GRADE PLANE POINTS: PT. 1 - 9.26' PT. 2 - 9.39' PT. 3 -10.16' PT. 4 - 10.13' 38.94/ 4 = 9.74 n GRADE PLANE EXHIBIT 3/16" = 1'-0" 12.80' T.R. 9.30'(E) FS 12.62 T.R. AN 9.12' (E) FS 21 12.62' T.R. io 9.18'9.18' (E) FSFS TARCHITECTURAL SITE PLAN_ 1/4" = 1'-0" 1 2 KEYNOTELEGEND PROPERTYLINE SIDE YARD SETBACK 4'- 10 318" I I I REAR YARD SETBACK I FRONT YARD SETBACK IM 0 OUTLINE OF EAVES, OVERHANGS, BALCONIES AND PATIO/PORCH COVERS ABV. M (N.) CUSTOM WOOD GATE - PER OWNER, STAIN & SEAL, ARCH TO APPRV. (MAX. 6' HT. ABOVE NATURAL GRADE). PROVIDE MAIL SLOT IN DOOR PER HOA. SHALL NOT BE LOCATED OUTSIDE OF BUILDING SETBACKS. W M (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DWGS.) o � 0 (E.) GAS METER LOCATION (REF. SURVEY & CIVIL DWGS.) a 0 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) IZ I CENTERLINE OF STREET (E.) ON-SITE TREE TO BE REMOVED (E.) STREET TREE TO REMAIN - PROTECT IN PLACE I I 4'- 9 1/2" CABLE TV JUNCTION BOX 14 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 15 (E.) DRIVEWAY APPROACH- PROTECT -IN PLACE PER SECTION C- COUNCIL POLICY L-2 EXECPTION. 16 (E.) SURFACE TO REMAIN AS -IS -PROTECT IN PLACE - (E) 15T FLR. WD. ��.� ,.,, , �c.� ,u, r�r�. �r�,�i,�o. �w i. �c.� .u, r�r�. ". �. �w i. _.. -----'------------------------------------------- --------------- ----------------------(E.)2NDFLR.WD.'S---------------------------------------------------------------- ------------------ EXISTING STRUCTURE (NOT A PART)cl N W 18T FLR. WD. L,.... (E.) 2ND FLR. WD.'Stc.1 tai 1. vrcrv"i, vu. L 1. tc.1 101 ren. vvu. LV� 1. — � — - (9.32) TB F TRUE NORTH PROJECT NORTH LEGAL DESCRIPTION: APN: 050 471 33 LOT 10, TRACT NO. 4003, CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA M.M. 188/13-19 GRADE PLANE POINTS: PT. 1 - 9.26' PT. 2 - 9.39' PT. 3 -10.16' PT. 4 - 10.13' 38.94/ 4 = 9.74 n GRADE PLANE EXHIBIT 3/16" = 1'-0" 12.80' T.R. 9.30'(E) FS 12.62 T.R. AN 9.12' (E) FS 21 12.62' T.R. io 9.18'9.18' (E) FSFS TARCHITECTURAL SITE PLAN_ 1/4" = 1'-0" 1 2 KEYNOTELEGEND PROPERTYLINE SIDE YARD SETBACK 3 REAR YARD SETBACK 4 FRONT YARD SETBACK 5 OUTLINE OF EAVES, OVERHANGS, BALCONIES AND PATIO/PORCH COVERS ABV. 6 (N.) CUSTOM WOOD GATE - PER OWNER, STAIN & SEAL, ARCH TO APPRV. (MAX. 6' HT. ABOVE NATURAL GRADE). PROVIDE MAIL SLOT IN DOOR PER HOA. SHALL NOT BE LOCATED OUTSIDE OF BUILDING SETBACKS. 7 (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DWGS.) 8 (E.) GAS METER LOCATION (REF. SURVEY & CIVIL DWGS.) 9 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 10 11 12 CENTERLINE OF STREET (E.) ON-SITE TREE TO BE REMOVED (E.) STREET TREE TO REMAIN - PROTECT IN PLACE 13 CABLE TV JUNCTION BOX 14 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 15 (E.) DRIVEWAY APPROACH- PROTECT -IN PLACE PER SECTION C- COUNCIL POLICY L-2 EXECPTION. 16 (E.) SURFACE TO REMAIN AS -IS -PROTECT IN PLACE 17 FIREPLACE - PREFABRICATED, WOOD BURNING,'HEATILATOR' BIRMINGHAM 42" STLYE "BIR42" [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 18 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 19 MOVEABLE BBQ UNIT- COORDINATE W/. OWNER -PROVIDE POWER & GAS AS REQ'D. BY MFG'R. 20 PROVIDE GAS STUB -OUT FOR EXTERIOR FIRE -PIT PER OWNER, MAX. HT NOT TO EXCEED 24' PER CITY REGULATIONS. 21 (N.) EXTERIOR GLASS GUARDRAIL TO BE ACID -ETCHED WITH -AVIPROTEK T' BY WALKER TEXTURES OR SIMILAR PRODUCT TO REDUCE POSSIBLE BIRD STRIKES - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 4,13 & 14/AD-1 22 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 23 (N.) ON-SITE TREE SPECIMEN - CRAPE MYRTLE - VERIFY LOGIN. W/. OWNER. 24 VEHICLE- MINIMUM PARKING DIMENSIONS ON PLANS 25 (E.) PROPERTY LINE WALL TO REMAIN - PROTECT IN PLACE 26 DRAINAGE EASEMENT, REF. SURVEY 27 (N.) SITE LANDSCAPE WALL TO MATCH EXISITING HEIGHT, MATERIAL, AND COLOR, MUST COMPLY WITH HOA GUILDLINES. 28 (E.) PLANTER TO BE REMOVED. 29 COUNTERTOP -AS SELECTED 30 ASSOCIATION BRICK FINISH MUST EXTEND TO THE FACE OF ALL BUILDING ELEMENTS- FACE OF BLDG, FENCE, SITE WALLS, RAISED PLANTERS AND ON GRADE PLANTERS. 31 ASSOCIATION PARKING/ DRIVEWAY EASEMENT 32 ASSOCIATION WALKWAY EASEMENT - NO BLDG. ELEMENTS MAY ENCROACH INTO COMMON WALKWAY EASEMENT, INCLUDING ROOF ELEMENTS, LIGHT FIXTURES, ETC. PER HOA GUIDELINES 33 (N.).RAISED PLANTER- PROVIDE NEW CMU SUB WALL ADJACENT TO P.L. WALL 34 TRENCH DRAIN, REF. CIVIL 35 WATER HEATER - TANK - SIZE PER T-24 REPORT REF. DTL. 1/AD-1 - WATER HEATERS SHALL BE WALL -MOUNTED A MINIMUM OF 48 INCHES ABOVE THE GARAGE FINISH FLOOR ;OJECT NAME CLEMONS RESIDENCE ATUS `oco c9zm v a�Z HOA THIRD CHECK r /1 E V J N p O N U m Y Q W z U U W ZO Q W QE N L =� m m 2 y C U:aUmo,m '0 I U -a 1 c V Z m o c m m v C Q G7 3 3 O � 01 0 V 1 O O dma.c p0 C � m � Y m "r' O N N U= C l0 N T 0 C N c L ty U o O< - 2 _j < ILL COO Z 0 p3: 3: OCL c"> Z Q C14 ILL O o 0 z W Z W `oco c9zm v a�Z O = UQ cl) w m W O Z W z OLLfJ L l0 Cm.�... N c.?_''ry a3¢ moat ZO Q W QE J =� DOCUMENT DOCUMENT VALID UPON 1 ORIGINAL SIGNATURE NOTE: 1. SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). 2. CITY REQUIRED SEWER CLEAN OUT MUST BE LOCATED IN PUBLIC RIGHT OF WAY. CLEAN OUT MUST NOT BE INSTALLED IN 5'-0" ASSOCIATION WALKWAY EASEMENT AND 20'-0" ASSOCIATION DRIVEWAY/PARKWAY STALL EASMENT. 3. CONTRACTOR SHALL PROVIDE DRIP PANS THROUGHOUT CONSTRUCTION FOR WORKERS CARS. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO PAVERS IN ADJACENT PARKING STALLS. 4. WHERE RAISED PLANTER IS PROPOSED AT CONCRETE BLOCK PROPERTY LINE WALL PROVIDE CMU SUB WALL ADJACENT TO PROPERTY LINE WALL. PER III. "ARCHITECTURAL STANDARDS" SECTION, ITEM N013.H. 5. ACCESSORY STRUCTURES, INCLUDING FENCES, HEDGES, WALLS, AND RETAINING WALLS, ARE LIMITED TO 6 FEET IN THE SIDE AND REAR SETBACKS AND 42 INCHES IN FRONT SETBACKS 6.ALL SETBACKS ARE MEASURED FROM PROPERTY LINE TO FACE OF FINISH. 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 JOB NO. DIMENSIONS, DO NOT SCALE PLANS. 2017-10 C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS DATE OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY 05/16/2018 BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY SHEET NO. 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. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND U A,,,,000 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. -4 .2 N a N c Q ry `oco c9zm v a�Z a o c c O m m m ❑ c mZ2L, So T 0 y d N L l0 Cm.�... N c.?_''ry a3¢ moat ZO T p L N A a QE Ewa d 0a �1 LL U:aUmo,m '0 I 1 V Z m o c m m v y ¢ m z c N y m m; 2 ¢ N '.• U) "' 0 c N N C19�Tp�N ONF 1 dma.c p0 0- C O y'C LL O N N U= C l0 N T 0 C N c L ty O U d O N E a C 10 N N Ov Wa —49 - M 49 d C N N -- o �.. c A l0 % N O O O E 0 U dry 10m `_'oma `0 1- - I U o w o W d D ca :F � $ LL mu Od Oo E¢ H 2 9¢ N REVISIONS NO. F REVISION DATE NOTE: 1. SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). 2. CITY REQUIRED SEWER CLEAN OUT MUST BE LOCATED IN PUBLIC RIGHT OF WAY. CLEAN OUT MUST NOT BE INSTALLED IN 5'-0" ASSOCIATION WALKWAY EASEMENT AND 20'-0" ASSOCIATION DRIVEWAY/PARKWAY STALL EASMENT. 3. CONTRACTOR SHALL PROVIDE DRIP PANS THROUGHOUT CONSTRUCTION FOR WORKERS CARS. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO PAVERS IN ADJACENT PARKING STALLS. 4. WHERE RAISED PLANTER IS PROPOSED AT CONCRETE BLOCK PROPERTY LINE WALL PROVIDE CMU SUB WALL ADJACENT TO PROPERTY LINE WALL. PER III. "ARCHITECTURAL STANDARDS" SECTION, ITEM N013.H. 5. ACCESSORY STRUCTURES, INCLUDING FENCES, HEDGES, WALLS, AND RETAINING WALLS, ARE LIMITED TO 6 FEET IN THE SIDE AND REAR SETBACKS AND 42 INCHES IN FRONT SETBACKS 6.ALL SETBACKS ARE MEASURED FROM PROPERTY LINE TO FACE OF FINISH. 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 JOB NO. DIMENSIONS, DO NOT SCALE PLANS. 2017-10 C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS DATE OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY 05/16/2018 BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY SHEET NO. 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. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND U A,,,,000 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. -4 .2 GRADING NOTES: 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHANDTW1 LL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STIR ANDTW1 EETS, CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE. PRECISE GRADING PLAN 10 LINDA ISLE NEWPORT BEACH, CALIFORNIA DOCUMENTATION 1. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADED GROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES. HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION. 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOB SPECIFICATIONS. 3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLOGIC FACTORS. CONSTRUCTION NOTES: NEWPORT BAY VICINITY MAP NTS QUANTITIES REQUIRED INSPECTIONS 1. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 2. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB -GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. GRADING FILLS/CUTS 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLDTWO LACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF, SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANLYON. 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DIVISION MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY TNLHE BUILDING DIVISION. 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC. 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREALTMENT TO THE BUILDING DIVISION FOR APPROVAL. 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DIVISION PRIOR TO CONSTRUCTION. 15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIV10 ALELY FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED. 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TES10 ALTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. NO. DATE R E V I S 1 0 N S DRAWN: SC CHCK'D: TR DATE: 4/2/18 ARCHITECT: BRANDON ARCHITECTS 151 KALMUS DRIVE STE. B-160 COSTA MESA, CA 92626 (714)754-4040 OWNER/DEVELOPER: GORDON CLEMONS 1221 WEST COAST HIGHWAY APT. 206 NEWPORT BEACH, CA 92663 2. THE CONTRACTOR SHALL SATISFY HIMSELF AS TO THE QUANTITIES SHOWN ON THESE PLANS AS PART OF HIS BID AND SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES FOUND. 3. ALL CONSTRUCTION SHALL CONFORM TO THE CITY OF NEWPORT BEACH BUILDING CODE OF THE LATEST EDITIONS, AS AMENDED TO DATE, UNLESS OTHERWISE NOTED. 4. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED PERMITS PRIOR TO COMMENCEMENT OF GRADING OPERATIONS. 5. CONTRACTOR SHALL NOTIFY "UNDERGROUND SERVICE ALERT" AT 1-800-4224133 FORTY EIGHT (48) HOURS PRIOR TO CONSTRUCTION. ABBREVIATIONS LEGEND & SYMBOLS ARCH A.C. C.O. DG DS EXIST BFF BFP CONC DWY EMH EP FD FL FF FG FP FS GB GFF GFP GM HH HP I.P. IE L&T MH MON. NTG OG PA PL PROP R/W S.F.N. SD WK SMH T.B.M. TC TF TG TOC T.O.R. TOS TW WM PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714)963-6793 JN 9504 ARCHITECTURAL ASPHALT CONCRETE CLEAN OUT DECOMPOSED GRANITE DOWNSPOUT EXISTING BASEMENT FINISH FLOOR BASEMENT FINISH PAD CONCRETE DRIVEWAY ELECTRIC MANHOLE EDGE OF PAVEMENT FOUND FLOWLINE FINISH FLOOR FINISH GRADE FINISH PAD FINISH SURFACE GRADE BREAK GARAGE FINISH FLOOR GARAGE FINISH PAD GAS METER HANDHOLE HIGH POINT IRON PIPE INVERT ELEVATION LEAD AND TACK MANHOLE MONUMENT NOTHING ORIGINAL GROUND PLANTER AREA PROPERTY LINE PROPOSED RIGHT OF WAY SEARCHED FOUND NOTHING SIDEWALK SEWER MANHOLE TEMPORARY BENCHMARK TOP OF CURB TOP OF FOOTING TOP OF GRATE TOP OF CONCRETE TOP OF RIDGE TOP OF SLAB TOP OF WALL WATER METER QROFESSIC O�O�p S M. 45, <, 0 �z 0.586 7 A * EXP. 12-31-16 sT cIvIL �s OF CAS -\FOS 238.4 FS (234.77) TC o 234.77 1% 240 --------- 6"W --------- --------- 8"SWR--------- THOMAS M. RUIZ DATE PROPOSED ELEVATION EXISTING ELEVATION EXISTING ELEVATION ATRIUM DRAIN FLOW LINE PROPERTY LINE EXIST CONTOUR PROPOSED CONTOUR PROP WALL DRAIN PIPE EXIST FENCE EXIST BUILDING UTILITY -WATER UTILITY -SEWER STREET LIGHT FIRE HYDRANT CATV HH ELECTRICAL HH WATER METER SOILS ENGINEER/GEOLOGIST: R MCCARTHY CONSULTAING, INC 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 PH: 949-629-2539 REPORT NO: 20180221-2 DATE: MARCH 15, 2018 BENCHMARK: BENCHMARK NO: NB4-39-77 ELEVATION: 10.859 FEET (NAVD88) YEAR LEVELED 2011 GENERAL NOTES: 1. A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100 % OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 3. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR 5. SEPARATE PERMIT FOR WALLS AND FENCES SHALL BE OBTAINED AT THE SAME TIME AS THE BUILDING PERMIT. 6. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT EARTHWORK RAW CUT: 77 CY RAW FILL: 177 CY OVER-X(f4'): 944 CY SHEETINDEX C1 TITLE SHEET C2 PRECISE GRADING PLAN C3 SECTIONS C4 EROSION CONTROL PLAN C5 SOILS REPORT RECOMMENDATIONS SURVEY NOTE: SURVEYOR SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. LEGAL DESCRIPTION: LOT 10 OF TRACT NO. 4003 AS SHOWN ON A MAP RECORDED IN BOOK 188, PAGES 13 TO 19 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. TITLE SHEET 10 LINDA ISLE NEWPORT BEACH, CALIFORNIA SHEET: Cl 1O CONSTRUCT 5" MIN CONCRETE DRIVEWAY, FINISH PER ARCHITECTURAL PLANS 473 SF EROSION CONTROL O CONSTRUCT 4" MIN CONCRETE HARDSCAPE, FINISH PER ARCHITECTURAL PLANS 1361 SF 3O INSTALL 4" SQ GRATE DRAIN 7 EA 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. PRIVATE ENGINEERS NOTICE TO CONTRACTOR(S) ®INSTALL TRENCH DRAIN PER DETAIL SHEET C2 17 LF 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15. 1. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES AND/OR STRUCTURES SHOWN ON THESE PLANS WERE OBTAINED BY A SEARCH OF THE AVAILABLE RECORDS. APPROVAL OF THESE PLANS BY THE CITY DOES NOT CONSTITUTE A REPRESENTATION AS TO SO INSTALL 8" CATCH BASIN WITH FILTER INSERT PER DETAIL, SHEET C2 2 EA 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING THE ACCURACY OR COMPLETENESS OF THE LOCATION OR THE EXISTENCE OR NONEXISTENCE OF ANY UTILITY AND/OR STRUCTURE © INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN 262 LF DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN WITHIN THE LIMITS OF THIS PROJECT. THE CONTRACTOR IS REQUIRED TO TAKE ALL DUE PRECAUTIONARY MEANS TO PROTECT THE PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. UTILITIES OF RECORD OR NOT OF RECORD OR NOT SHOWN ON THESE PLANS.7O INSTALL 8" CATCH BASIN PER DETAIL, SHEET C2 2 EA 4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. ® INSTALL SUMP PUMP AND 1.5" DISCHARGE LINE PER DETAIL, SHEET C2 2 EA REQUIRED INSPECTIONS 1. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 2. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB -GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. GRADING FILLS/CUTS 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLDTWO LACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF, SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANLYON. 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DIVISION MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY TNLHE BUILDING DIVISION. 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC. 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREALTMENT TO THE BUILDING DIVISION FOR APPROVAL. 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DIVISION PRIOR TO CONSTRUCTION. 15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIV10 ALELY FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED. 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TES10 ALTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. NO. DATE R E V I S 1 0 N S DRAWN: SC CHCK'D: TR DATE: 4/2/18 ARCHITECT: BRANDON ARCHITECTS 151 KALMUS DRIVE STE. B-160 COSTA MESA, CA 92626 (714)754-4040 OWNER/DEVELOPER: GORDON CLEMONS 1221 WEST COAST HIGHWAY APT. 206 NEWPORT BEACH, CA 92663 2. THE CONTRACTOR SHALL SATISFY HIMSELF AS TO THE QUANTITIES SHOWN ON THESE PLANS AS PART OF HIS BID AND SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES FOUND. 3. ALL CONSTRUCTION SHALL CONFORM TO THE CITY OF NEWPORT BEACH BUILDING CODE OF THE LATEST EDITIONS, AS AMENDED TO DATE, UNLESS OTHERWISE NOTED. 4. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED PERMITS PRIOR TO COMMENCEMENT OF GRADING OPERATIONS. 5. CONTRACTOR SHALL NOTIFY "UNDERGROUND SERVICE ALERT" AT 1-800-4224133 FORTY EIGHT (48) HOURS PRIOR TO CONSTRUCTION. ABBREVIATIONS LEGEND & SYMBOLS ARCH A.C. C.O. DG DS EXIST BFF BFP CONC DWY EMH EP FD FL FF FG FP FS GB GFF GFP GM HH HP I.P. IE L&T MH MON. NTG OG PA PL PROP R/W S.F.N. SD WK SMH T.B.M. TC TF TG TOC T.O.R. TOS TW WM PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714)963-6793 JN 9504 ARCHITECTURAL ASPHALT CONCRETE CLEAN OUT DECOMPOSED GRANITE DOWNSPOUT EXISTING BASEMENT FINISH FLOOR BASEMENT FINISH PAD CONCRETE DRIVEWAY ELECTRIC MANHOLE EDGE OF PAVEMENT FOUND FLOWLINE FINISH FLOOR FINISH GRADE FINISH PAD FINISH SURFACE GRADE BREAK GARAGE FINISH FLOOR GARAGE FINISH PAD GAS METER HANDHOLE HIGH POINT IRON PIPE INVERT ELEVATION LEAD AND TACK MANHOLE MONUMENT NOTHING ORIGINAL GROUND PLANTER AREA PROPERTY LINE PROPOSED RIGHT OF WAY SEARCHED FOUND NOTHING SIDEWALK SEWER MANHOLE TEMPORARY BENCHMARK TOP OF CURB TOP OF FOOTING TOP OF GRATE TOP OF CONCRETE TOP OF RIDGE TOP OF SLAB TOP OF WALL WATER METER QROFESSIC O�O�p S M. 45, <, 0 �z 0.586 7 A * EXP. 12-31-16 sT cIvIL �s OF CAS -\FOS 238.4 FS (234.77) TC o 234.77 1% 240 --------- 6"W --------- --------- 8"SWR--------- THOMAS M. RUIZ DATE PROPOSED ELEVATION EXISTING ELEVATION EXISTING ELEVATION ATRIUM DRAIN FLOW LINE PROPERTY LINE EXIST CONTOUR PROPOSED CONTOUR PROP WALL DRAIN PIPE EXIST FENCE EXIST BUILDING UTILITY -WATER UTILITY -SEWER STREET LIGHT FIRE HYDRANT CATV HH ELECTRICAL HH WATER METER SOILS ENGINEER/GEOLOGIST: R MCCARTHY CONSULTAING, INC 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 PH: 949-629-2539 REPORT NO: 20180221-2 DATE: MARCH 15, 2018 BENCHMARK: BENCHMARK NO: NB4-39-77 ELEVATION: 10.859 FEET (NAVD88) YEAR LEVELED 2011 GENERAL NOTES: 1. A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100 % OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 3. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR 5. SEPARATE PERMIT FOR WALLS AND FENCES SHALL BE OBTAINED AT THE SAME TIME AS THE BUILDING PERMIT. 6. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT EARTHWORK RAW CUT: 77 CY RAW FILL: 177 CY OVER-X(f4'): 944 CY SHEETINDEX C1 TITLE SHEET C2 PRECISE GRADING PLAN C3 SECTIONS C4 EROSION CONTROL PLAN C5 SOILS REPORT RECOMMENDATIONS SURVEY NOTE: SURVEYOR SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. LEGAL DESCRIPTION: LOT 10 OF TRACT NO. 4003 AS SHOWN ON A MAP RECORDED IN BOOK 188, PAGES 13 TO 19 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. TITLE SHEET 10 LINDA ISLE NEWPORT BEACH, CALIFORNIA SHEET: Cl CONSTRUCTION NOTES: 1O CONSTRUCT 5" MIN CONCRETE DRIVEWAY, FINISH PER ARCHITECTURAL PLANS O CONSTRUCT NEWPORT BEACH, CA 92660 4" MIN CONCRETE HARDSCAPE, FINISH PER ARCHITECTURAL PLANS 3O INSTALL 4" SO GRATE DRAIN BASEMENT FINISH FLOOR ® INSTALL TRENCH DRAIN PER DETAIL SHEET C2 OINSTALL DWY 8" CATCH BASIN WITH FILTER INSERT PER DETAIL, SHEET C2 © INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN 0 INSTALL 8" CONCRETE CATCH BASIN PER DETAIL, SHEET C2 ® INSTALL SUMP PUMP AND 1.5" DISCHARGE LINE PER DETAIL, SHEET C2 NO. I DATE R E V I S 1 0 N S 9.69 FS i w J U Q z_ J I DRAWN: SC CHCK'D: TR DATE: 4/1118 4" PERFORATED PIPE 6" MIN WIDE PEDESTRIAN SAFE DIMENSIONS DETERMINED BY FRAME & GRATE 3/8"SLOT GRATE FRAME DIMENSIONS, OPENING. EAST JORDAN IRON USE FRAME AS FORM 3" WORKS OR EQUAL (800) 874-4100 #4 REBAR TOP & BOTTOM O P: n tav�p tav p2e%A/av/p.'av/p .0 at7-,".e'.)a.)at7-,".e'.)at7-,".e'.)at7-,p FILL THIS PORTION WCRUSHED <.� <.�3�.<.� ROCK AFTER POURINGGRATE ,11 SUPPORT CURB. CRUSHED ROCKW1 �I 24" FILTER CLOIT hH A- DIG A 24" WIDE X 18" DEEP TRENCH 8- PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE C- FILL BOTTOM 8" OF THE TRENCH W CRUSHED ROCK D- FORM AND POUR PERIMETER CONCRETE CURB E- FILL THE REST OF THE TRENCH W/ CRUSHED ROCK TO 4" FROM TOP OF TRENCH TRENCH DRAIN 4 NTS I I I I 10.06 TC 10.13 5 (9.80)FS FS 6 9.35 FIL I ~ w z 9.8 rn EG 006 z IFL to .0 T 10.09 � - d I (9.74)FS FS 10 22 00 EXIST WALL FS a v) PROTECT ------�j--�' - T3.45)CAN F- EG9.45TG PA JE 8.62 IE --. PA I❑ ] i . 2 2 nFBI EXIST DWY r; s \ (10.22) DS 10.40 FS FS. (9.71)FS L 10.14 .1010 FSI 1 GUTTER TOP VIEW I a 10.19 FG 10.37 I 18' 4 w FS i CURB 5- I d OVERFLOW OPENING 4"DRAIN-OUT ELEVATION VIEW n 8" CATCH BASIN J NTS FG 8" CATCH BASIN 4"DRAIN-IN EXISTING BUILDING y a r� 111111111111-� 111�31J1111N X111 11111111 a - N72'S9'22" W 124.00' TURF -- a ! TV U PA 1 - - ra PA o DS DISCHARGE DOWNSPOUT ONTO SPLASH PAD OR HARDSCAPE CURB -� PA oz S oN oNi RIDGE FF=10.27 �z I �u- awl FP= 9.35 \ j 9.41 i I AI --SED Z 1 9.97 TC ----- 4 ROCK j CONCRETE O, ' ra "JA',. ------ ------ I I 2" SAND z ,^>I PA�,_ IL )10201 DISCHARGE DOWNSPOUT wi :jI � x'0.49 5--10. 48 �-� I ONTO SPLASH PAD OR I T jZ a.ye Iv I, 9�1150.40 TG. / I G. 8 57 1E. 9 84 1016 1: I. FS I. �I 10.15 11 FG- _ _ X-� a o w ., J x.38 M a l��lll ill»i. Pe ARCHITECT: OWNER/DEVELOPER: PREPARED BY: BRANDON ARCHITECTS GORDON CLEMONS FORKERT ENGINEERING & SURVEYING, INC. 151 KALMUS DRIVE 1221 WEST COAST HIGHWAY 22311 BROOKHURST ST, STE 203 STE. B-160 APT. 206 HUNTINGTON BEACH, CA 92646 COSTA MESA, CA 92626 NEWPORT BEACH, CA 92663 (714) 963-6793 (714) 754-4040 JN 9504 FG FS DS SFS I HARDSCAPE I 9.41 _ .Z i 0.52 RIDGE ❑ 9z30= I �I NIB LOWW=Iz- 9.61ELEVATOR / \ EXISTING -5 I NGW % 2% BUILDING i - NI¢- �_IZ SPA 10.14 1% (B.S P.) % RAISED DECK 27 I w o I N u���/ I o �1 8" CONIC C.B. 10.20 10.10 TG 10.77 TC 10 29 27 I o FS 9.40 IE 7 6" CURB 9.60 1 10.4110.77 TC 10.07 S 10 20'10.17 I FG -3-- - - - T. �I DS I FS 8" CURB FG OS FS "I .. DS. 1 - PA l 0 .402 FTN � "vInAul �E L71 ''A T - - - T=7 - N -7-15 4-0 -0 =7-N715400W 124.00' M,10.46 EXIST WALL 9.81 o a PROTECT FS- " - - - - - - - - - - - - - - - - - - a >lll 77 1177 l�Tio.11»Tlll»Tlll»Tl EXISTING /1 w BUILDING w v=v /QROFESS/p�\ S M. �G EGc � � z N0.58627 m * EXP. 12-31-18 S'T C[W- �P OF CA0\ 3 THOMAS M. RUIZ DATE 4" AR o BENCHMARK: 7 v BENCHMARK NO: N134-39-77 23 CORPORATE PLAZA, SUITE 150 N NEWPORT BEACH, CA 92660 ELEVATION: 10.859 FEET (NAVD88) 3 f � 1.5" DISCHARGE 8" CATCH BASIN n SUMP PUMP DETAIL a NTS NTS SOILS ENGINEER/GEOLOGIST: BENCHMARK: R MCCARTHY CONSULTAING, INC BENCHMARK NO: N134-39-77 23 CORPORATE PLAZA, SUITE 150 CLEAN OUT NEWPORT BEACH, CA 92660 ELEVATION: 10.859 FEET (NAVD88) PH: 949-629-2539 YEAR LEVELED 2011 REPORT NO: 20180221-2 EXISTING DATE: MARCH 15, 2018 BASEMENT FINISH FLOOR LEGAL DESCRIPTION: LOT 10 OF TRACT NO. 4003 AS SHOWN ON A MAP RECORDED IN BOOK 188, PAGES 13 TO 19 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. e PER ABBREVIATIONS ARCH ARCHITECTURAL A.C. ASPHALT CONCRETE C.O. CLEAN OUT DG DECOMPOSED GRANITE DS DOWNSPOUT EXIST EXISTING BFF BASEMENT FINISH FLOOR 8FP BASEMENT FINISH PAD CONIC CONCRETE DWY DRIVEWAY EMH ELECTRIC MANHOLE EP EDGE OF PAVEMENT FD FOUND FL FLOWLINE FF FINISH FLOOR FG FINISH GRADE FP FINISH PAD FS FINISH SURFACE GB GRADE BREAK GFF GARAGE FINISH FLOOR GFP GARAGE FINISH PAD GM GAS METER HH HANDHOLE HP HIGH POINT I.P. IRON PIPE IE INVERT ELEVATION L&T LEAD AND TACK MH MANHOLE MON. MONUMENT NTG NOTHING OG ORIGINAL GROUND PA PLANTER AREA PL PROPERTY LINE PROP PROPOSED R/W RIGHT OF WAY S.F.N. SEARCHED FOUND NOTHING SDWK SIDEWALK SMH SEWER MANHOLE T.B.M. TEMPORARY BENCHMARK TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE TOC TOP OF CONCRETE T.O.R. TOP OF RIDGE TOS TOP OF SLAB TW TOP OF WALL WM WATER METER PRECISE GRADING PLAN 10 LINDA ISLE NEWPORT BEACH, CALIFORNIA SHEET: C2 415 NO. I DATE A WALL 6" CURB DECKING FIL I GLASS 10.77 TC GUARDI I I I 2%-------------------------FF-10.27 EXIST GROUND - ---- --- - --------------------- _ - - - - - - - - - - - - - - - - - - - L - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 7. \ \ / 1 ------------------------------------------------------- --� //'` LT EXIST FS --------------------------- -- -------------------J II OVER -X I I I EXIST SEAWALL II II SECTION A -A I I I I I A I I IL If If IL EXIST WALL _ 2.2' 1 9'EXIST WALL PROTECT 4.1' 1 4' 1.8' 2.2' PROTECT I FL FIL EXIST WALL 1 II EXIST WALL 1 6" CURB I � PROTECT 10.7PROTECT 7 TC 2% 2% FF=10.27 FF=10.27 FF -10.27 ° 2% 2% 1----------- EXIST GROUND __--_ -__ EXIST GROUND ------ �--------------------------------------- � -- - EXIST GROUND EXIST GROUND - ----- \ ------- -_________ ___ - - - - - - - - - - I \ I r ---------------------------------------------.i // LJ I I r--- / \� -/ __ --, I 2 2 L I L_J -J OVER -X SWALE DETAIL SECTION B -B SWALE DETAIL 1"=3' 1"=6' 1"=3' R E V I S 1 0 N S DRAWN: SC CHCK'D: TR DATE: 4/2/18 ARCHITECT: OWNER/DEVELOPER: PREPARED BY: BRANDON ARCHITECTS GORDON CLEMONS FORKERT ENGINEERING & SURVEYING, INC. 151 KALMUS DRIVE 1221 WEST COAST HIGHWAY 22311 BROOKHURST ST, STE 203 STE. B-160 APT. 206 HUNTINGTON BEACH, CA 92646 COSTA MESA, CA 92626 NEWPORT BEACH, CA 92663 (714) 963-6793 (714)754-4040 JN 9504 Q?,OFESS/p� S C* M, RGA NO. 58627 A * EXP. 12-31-16 3'T CIV II- �\P OF CNI-NF_ THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: R MCCARTHY CONSULTAING, INC 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 PH: 949-629-2539 REPORT NO: 20180221-2 DATE: MARCH 15, 2018 BENCHMARK: BENCHMARK NO: NB4-39-77 ELEVATION: 10.859 FEET (NAVD88) YEAR LEVELED 2011 A FL I I I DECKING PEDESTAL (TYP) FF=10.27 -- - 19 -_ = _ 19 EXIST FS I 1 LEGAL DESCRIPTION: LOT 10 OF TRACT NO. 4003 AS SHOWN ON A MAP RECORDED IN BOOK 188, PAGES 13 TO 19 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. RAISED DECK DETAIL 111=31 I I I I I I I I I I I I I I I I I I I t6„ SECTIONS 10 LINDA ISLE NEWPORT BEACH, CALIFORNIA GUARDRAIL SHEET: C3 40 EROSION CONTROL 1. IN CASE OF EMERGENCY, CALL JIM COLLINS AT 949-613-5260 2. A STANDBY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT. 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONTER REQUIRED. 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS AND DEBRIS THAT MAY CREATE POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF PROPERLY. 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT TO THE DESCRETION OF THE FIELD ENGINEER. ADDITIONAL DEVICES, AS NEEDED, SHALL BE INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ON SITE. 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMEBER 1 AND APRIL 15 OF THE FOLLOWING YEAR WIHOUT THE APPROVAL OF THE BUILDING OFFICIAL. 9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESSES. THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRSENTING CHANGES MUST BE SUBMITTED FOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE SDISCHARGE OF NON -STORM WATER FROM THE PROJECT SITE AT ALL TIMES. 11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, ARE DRAINS, NATURAL DRAINAGE COURSES, OR WIND. 12. STOCKPILES OF EARTH AND OTHER CONSTRUC- TION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OR WIND OR WATER 13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT CONTAMINATE THE SOILS AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE THE BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASED INTO THE DRAINAGE SYSTEM. 14. EXCESS WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE SISPOSED OF AS A SOLID WASTE. 15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMP'S ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS 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. 20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS. I i Ii I 1 i Ii I 1 i I i BMP FACTS SHEET WM-1 MATERIAL DELIVERY AND STORAGE PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS AREA. WM-2 MATERIAL USE HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE PROPERLY HANDELED IN ORDER TO REDUCE THE RISK OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYESS THAT APPLY SUCH MATERIALS. WM-4 SPILL PREVENTION AND CONTROL IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL PROPOSED MATERIALS. IDENTIFY THE METHODS, BY WHICH ACCIDENTAL SPILLS WILL BE CLEANED AND PROPERLY DISPOSED OF. WM-5 SOLID WASTE MANAGEMENT PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER POLLUTION AND PREVENT WIND DISPERSAL. WM-6 HAZARDOUS WASTE MANAGEMENT HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANY SPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. WM-7 CONTAMINATED SOIL MANAGEMENT PREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORMWATER FROM CONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY CONDUCTING PRE -CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING CONTAMINATED SOIL PROMPTLY. WM-8 CONCRETE WASTE MANAGEMENT STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT IN DESIGNATED AREAS AWAY FROM DRAINS, DITCHES, STREETS, AND STREAMS. CONCRETE WASTE DEPOSITED ON-SITE SHALL SET UP, BE BROKEN APART, AND DISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR ALL CONCRETE WASTE. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT UNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACILITIES ON-SITE ARE REQUIRED TO BE IN COMPLIANCE WITH LOCAL HEALTH AGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. TC -1 STABILIZED CONSTRUCTION ENTRANCE A STABILIZED ENTRACE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR ADJACENT PROPERTY. MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROCK OR PAVED. SE -1 SILT FENCE SE -3 SEDIMENT TRAP SE -8 GRAVEL BAGS ERODED SEDIMENTS MUST BE RETAINED ON-SITE AND NOT PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT MAY BE WAIVED AT THE SOLE DISCRETION OF THE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED SUFFICIENT. BMP FACTS SHEET ALL BMP'S SHALL BE IN ACCORDANCE WITH MODEL BMP'S FROM THE CALIFORNIA STORMWATER BMP HANDBOOK FOR CONSTRUCTION AT W W W.CABMPHANDBOOKS.COM EC1 CONSTRUCT GRAVEL BAG EROSION CONTROL ALONG PROPERTY LINES EXCEPT DRAIVEWAY APPROACHES. THE SAND BAGS SOULD BE 24" WIDE AND 10" HIGH. MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS SHEET #SE -8. EC2 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET #WM-9. EC3 CONSTRUCT MATERIALS STORAGE ARE IN ACCORDANCE WITH BMP FACTS SHEET #WM-1. EC4 EXISTING WALL TO REAMAIN. PROTECT IN PLACE. i WIN' i I WITH ND -D ----- ------ - I--------`� - -�- - - - - - - - - - - - - - - - - - - - - - - ----------------------------------------- - - - - E::] - - - ol/I�T�III�T/TII�TIfII�T�fII�T�lI»T�lI�T�I/IIT�I/I�l��II�TIIII�T�III�T�lI»T�II»T�IIIT�IIIIl�I� PLACE GRAVEL BAGS AND FENCE EC1 WITH WIND SCREEN EROSION CONTROL PLAN EROSION CONTROL LEGEND O,� PLACE GRAVEL BAGS WITH WIND SCREEN FENCE 8" MIN EXISTING GROUND PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE 'L i PROJECT PROPERTY MIN HEIGHT 2 2 BAGS MIN. GRAVEL BAG DETAIL NTS NTS ARCHITECT: BRANDON ARCHITECTS 151 KALMUS DRIVE STE. B-160 COSTA MESA, CA 92626 (714) 754-4040 OWNER/DEVELOPER: GORDON CLEMONS 1221 WEST COAST HIGHWAY APT. 206 NEWPORT BEACH, CA 92663 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9504 QRpFESS/D ��p S M' p `Fy CC* G Z p m NO. 58627 A * EXP. 12-31-16 * ST CIV I111L OF CAV�Fp� THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: R MCCARTHY CONSULTAING, INC 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 PH: 949-629-2539 REPORT NO: 20180221-2 DATE: MARCH 15, 2018 BENCHMARK: BENCHMARK NO: NB4-39-77 ELEVATION: 10.859 FEET (NAVD88) YEAR LEVELED 2011 LEGAL DESCRIPTION: LOT 10 OF TRACT NO. 4003 AS SHOWN ON A MAP RECORDED IN BOOK 188, PAGES 13 TO 19 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EROSION CONTROL PLAN 10 LINDA ISLE NEWPORT BEACH, CALIFORNIA SHEET: C4 DRAWN: SC CHCK'D: TR DATE: 4/2/18 NO. DATE R E V I S 1 O N S NO. I DATE March 15, 2018 File No: 8199-00 Report No: 20180221-2 Page: 9 4. Our calculations indicate that potential seismic settlement due to both liquefaction and consolidation of dry sand layers within the upper 10 feet is about 0.42 to 0.59 -inch. S. Groundwater has been encountered at a depth of about 7 feet below existing site grades and is not expected to be a significant factor during construction. 6. The near surface materials that were encountered were expected to have a low expansion potential. 7. The existing near surface soils may be disturbed by excavation or demolition. Removal, scarification and re -compaction to provide a uniform compacted fill cap within the upper 3 feet is recommended. 8. Grading and construction methods will need to consider lateral and subjacent support of adjacent structures and property improvements. 9. Although the probability of fault rupture across the property is low, ground shaking may be strong during a major earthquake. 10. Tsunami potential for this site is considered moderate; although historically such effects have been subdued in southern California due to topographic protection from distant seismic events and the rarity of significant offshore earthquakes. 11. Adverse surface discharge onto or off the site is not anticipated provided proper civil engineering design and post -construction site grading are implemented. 12. The proposed structure should be supported by a thickened slab foundation supported entirely within recompacted fill materials. 13. Additional subsurface exploration should be done following demolition activities or at the time of the initial excavation cuts during grading to verify the preliminary findings contained herein. Sire Preparation and Gradira 1. General Site grading should be performed in accordance with the requirements of the City of Newport Beach, the recommendations of this report, and the Standard Grading Guidelines in Appendix D. All excavations should be supervised and approved in writing by a representative of this firm. Rmt nh'cort vr"rr. 23 corporate Raza, sure 150, iiwq ft Beach, CA 92660 March 15, 2018 File No: 8199-00 Report No: 20180221-2 Page: 30 2. Demolition and Clearing Deleterious materials, including those from the demolition of the existing concrete, vegetation, organic matter and trash, should be removed and disposed of off-site. Subsurface elements of demolished structures should be completely removed, including any trench backfills, abandoned foundations, cisterns, utility lines, etc. 3. Suborade Preparation Excavations should be made to remove an soils disturbed b demolition v v undocumented fill and wrficial materials where encountered within theranted building 9 areas. A minimum removal depth of 3 feet is recommended [o remove the existing upper materials and provide uniform bearing conditions below foundation and slab areas. Removals should be followed by 6 -inches of scarification and re -compaction. These remedial excavations should be made within the planned building footprint and the influence zone of footings. Deeper excavations may be necessary to remove unsuitable materials, if encountered. Excavations during grading should be replaced with compacted engineered fill. The horizontal limits of overexcavation should be outlined by the Geotechnical Engineer based on grading and foundation plans when these are available for review. Removals below significant hardsope improvements such as driveways, patios, and sidewalks should be sufficient to remove existing disturbed or loose surface soil. Removal depths of 24 -inches are expected to be adequate in exterior areas; however, boundary conditions for removals under exterior improvements may be better addressed subsequent to demolition when equipment can expose the site materials for evaluation and when improvement limits are identified on the plan. The depths of overexcavation should be reviewed by the Geotechnical Engineer or Geologist during the actual construction. Any surface or subsurface obstructions, or questionable material encountered during grading, should be brought immediately to the attention of the Geotechnical Engineer for recommendations. 4. Fill Soils The on-site soils are anticipated to be suitable for use as compacted fill. Fill soils should be free of debris, organic matter, cobbles and concrete fragments greater than 5 -inches in diameter. Soils imported to the site for use as fill below foundation and slab areas should be predominantly granular, non -expansive, non -plastic and approved by the Geotechnical Engineer prior to importing. R M[CaMy ConWlting, I.. 23 corporate Raza, Sire 150, Nv. ft Beam, CA 92660 March 15, 2018 File No: 8199-00 Report No: 20180221-2 Page: li 5. Shrinkage Shrinkage losses are expected to be negligible overall. This does not include clearing losses from demolition that could result in volume reductions for available fill soils. 6. Expansive Soils Expansion tests should be performed during grading to determine the expansion potential of the processed fill materials. On-site surface soils encountered during our investigation were determined to be silty and clayey sands with a low expansion potential. 7. Compaction Standard The on-site soils are anticipated to be generally suitable for use as compacted fill. Highly organic and oversize materials must be removed prior to compaction. Fill materials should be placed at above optimum moisture content and compacted under the observation and testing of the Soil Engineer. The recommended minimum density for compacted material is 90 percent of the maximum density as determined by ASTM: D1557-12. S. Temporary Construction Slopes Temporary slopes exposing on-site materials should be cut in accordance with Cal/OSHA Regulations. It is anticipated that the exposed on-site earth materials may be classified as Type B and C soil, and temporary cuts of 1:1 (horizontal: vertical) or flatter may be appropriate to heights of 3 feet or less; however, the material exposed in temporary excavations should be evaluated by the Contractor during construction. Dry or conning sands may require Batter laybacks. Temporary construction slopes should not be left exposed overnight unless approved in writing by the Geotechnical Consultant. Excavations should proceed in a manner so as not to remove lateral or bearing support of adjacent properties or structures. Along property lines, cuts of 1:1 or flatter are typically prudent and are required by the City of Newport Beach. Care will be needed along the property lines. The soils exposed in the excavation cuts should be observed by the Geotechnical Consultant during excavation. The safety and stability of temporary construction slopes and cuts is deferred to the General Contractor, who should implement the safety practices as defined in Section 1541, Subchapter 4, of Cal/OSHA T8 Regulations (2006). The Geotechnical Consultant makes no warranties as to the stability of temporary cuts. Soil conditions may vary locally and the Contractor(s) should be prepared to remedy local instability if necessary. Contract documents should be written in a manner that places the Contractor in the position of responsibility for the stability of all temporary excavations. Stability of excavations is also time dependent. RM[CaNry CoMWGng, Inc. 23 corporate Raza, cote 150, Na,port Beaty, CA 92660 DRAWN: SC CHCK'D: TR R E V I S O N S I DATE: 4/2/18 March 15, 2018 File No: 8199-00 Report No: 20180221-2 Page: 12 If unsupported property line cuts are made, the Contractor should monitor the performance of adjacent structures and improvements during construction. If movement or distress is noted, appropriate remedial measures should be immediately implemented. 9. Adjacent Procell Assessments and Monitonna The following measures may be considered in order to reduce the potential risks of damage, and perceived damage, to adjoining improvements: . Visual inspections and walk-throughs of each of the adjacent properties should be arranged in order to document pre-existing conditions and damages. . Measurements of all existing damages observed, including crack lengths, widths and precise locations should be made. . Photographs should be taken to accompany written notes that refer to damages or even lack of damages. Video may also be considered; however, videos that attempt to show these types of damages are often lacking in detail. . Floor level surveys of nearby structures may be considered especially if pre- existing damage is evident. . Vibrations from construction equipment may be monitored with portable seismographs during excavation. . Surveys to monitor lateral and vertical position of adjacent improvements and shoring elements is recommended. . It is recommended that the Project Geologist be on-site dump excavation in order to evaluate conditions as the project advances. Construction activities, particularly excavation equipment, produce vibrations that can be felt by occupants of adjoining properties. People will often be annoyed by the noise and vibration caused by construction activities, which prompts them to personally perform detailed inspections of their property for damage. Pre-existing damage, that previously went unnoticed, can be unfairly attributed to current construction activities, particularly when pre -construction property inspections are not performed. At that point, it may be difficult to determine what caused the damage, especially damages such as wall separations, cracks in drywall, stucco and masonry. Other common problems that may be Scrutinized can include uneven doors, sticking windows, file cracks, leaning patio posts, fences, gates, etc. Implementation of measures such as those listed above can help avoid conflicts by monitoring construction activities that may be problematic as well as provide valuable data to defend against unwarranted claims. Foundation Design 1. General It is anticipated that foundation elements for the planned residential stmcture will bear in compacted fill and will utilize a slab -on -grade foundation. Rm[ "comrutin%Ino 23 corporate Raza, cote 150, ri rq n Beaty, G 92660 March 15, 2018 File No: 8199-00 Report No: 20180221-2 Page: 13 The near surface materials are expected to exhibit a low expansion potential. The following recommendations are based on the geotechnical data available and are subject to revision based on conditions actually encountered in the field. Foundations and slabs should be designed for the intended use and loading by the structural engineer. Our recommendations are considered to be generally consistent with the standards of practice. They are based on both analytical methods and empirical methods derived from experience with similar geotechnical conditions. These recommendations are considered the minimum necessary for the likely soil conditions and are not intended to supersede the design of the Structural Engineer or criteria of 9 governingagencies. 2. Bearing Capacity for Foundations The allowable bearing opacity for conventional spread and/or continuous footings having a minimum width of 15 inches and founded a minimum of 24 -inches below the lowest adjacent grade in re -compacted fill should not exceed 1,500 pounds per square foot. This value may be increased by one-third for short-term wind or seismic loading. A continuous perimeter footing to a minimum depth of 24 -inches is also recommended. Spread footings should be connected to the foundation system using grade beams tied in not less than two directions. Actual footing depths and widths should be governed by CBC requirements and the structural engineering design. 3. Settlement iTRR Static settlement is anticipated to be less than rh-inch total and �/4- inch differential between adjacent similarly loaded columns (approximately 25 feet assumed horizontal distance), provided that the recommended site grading is implemented first. These estimates should be confirmed when structural engineering plans are prepared and foundation load conditions are determined. Most of this settlement will occur immediately upon initial loading during construction. Dynamic Potential liquefaction -induced settlement based on current estimates of peak ground accelerations during an earthquake was calculated to be about 0.42 to 0.59 -inch total within the upper 10 feet at our borehole locations (See Appendix E). Seismic settlement below that depth was not analyzed, but may be on the order of about 3 -inches based on past studies of the area. The underlying stratigraphy is fairly uniform below the planned development area; therefore, differential seismic settlement can be estimated as approximately one-half of the total estimated settlement across a span of about 30 feet (Martin & Lew, 1999). Seismically -induced settlements were estimated by using the procedure of Boulanger & Idriss (2010-16) and Tokimatsu and Seed (1987). These methods are based on empirical data from past seismic events that have been studied and are therefore approximate. RMc rthy CorWt,i, Inc 23 Cwpwate Raw, Sate 150, Ne rt Bea N, CA 92W March 15, 2018 File No: 8199-00 Report No: 20180221-2 Page: 14 4. Lateral Resistance Lateral loads may be resisted by passive pressure forces developed in front of the slab/foundation system and by friction acting at the base of the mat slab. Allowable lateral resistance should not exceed 150 pounds per square foot per foot of depth equivalent fluid pressure. Resistance to sliding on be calculated using a coefficient of friction of 0.25. These values may be used in combination per CBC 2016 Section 1806.3.1. S. Footing Reinforcement Two No. 5 bars should be placed at the top and two at the bottom of continuous footings in order to resist potential movement due to various factors such as subsurface imperfections and seismic shaking. Dowelled connections between the slab and footings should be provided and should consist of No. 4 bars at 24 -inches on center maximum spacing. Quantity and placement of reinforcing steel should be determined by the structural engineer. Slab -On -Grade Construction Slabs should be designed in accordance with the 2016 California Building Code and the requirements of the City of Newport Beach. On-site materials were determined to have a very low expansion potential. Concrete floor slabs should be at least 5 inches thick (actual). Slab reinforcement should be determined by the structural engineer; however, the minimum slab reinforcement should consist of No. 4 bars at 12 -inches on -center in each direction placed at the mid -height of the slab (or approved equivalent). These recommendations assume that the subsurface soils have first been placed and compacted as recommended herein. Slabs should be underlain by 4 inches of open graded gravel. Slab undedayment is deferred to the project architect; however, in accordance with the American Concrete Institute, we suggest that slabs be underlain by a 15 -mil thick vapor retarder/barrier (Stego Wrap or equivalent) placed over the gravel in accordance with the requirements of ASTM E:1745 and E: 1643. Slab subgrade soils should be well -moistened prior to placement of the vapor retarder. All subgrade materials should be geotechnically approved prior to placing the gravel for the slab undedayment. The above recommendations are provided for vapor transmission considerations but do not provide for waterproofing of the slab in the local marine environment. If flooding is a concem, additional underiayment measures may be appropriate and should be addressed by the Civil Engineer and/or project architect. Exterior flatwork elements should be a minimum 5 inches thick (actual) and reinforced with No. 4 bars 18 inches on center both ways. Subgrade soils should be well moistened prior to placing concrete. R MRANty cc, AUii , IrK 23 Corporate Raw, cote 150, Nv+ a Bea N, CA 92660 ARCHITECT: BRANDON ARCHITECTS 3001 RED HILL AVENUE BLDG 1, SUITE 102 COSTA MESA, CA 92626 (714)754-4040 OWNER/DEVELOPER: GORDON CLEMONS 1221 WEST COAST HIGHWAY APT. 206 NEWPORT BEACH, CA 92663 March 15, 2018 �_�_ F_iMW_-'_{�f''L1 File No: 8199-00 Report No: 20180221-2 Page: 15 Based on the geotechnical data and site parameters, the following is provided by the USGS (ASCE 7, 2010 - with March 2013 errata) to satisfy the 2016 CBC design criteria: Table 2, Site and Seismic Design Criteria For 2016 DEC Design Parameters Recommended Values Site Class D (Stiff Sol]) Site Longitude (degrees) -117.90115 W Site Latitude (degrees) 33.61311 N Ss (g) 1.727 g Sl (g) 0.637 g SMs (g) 1.727 g SMI (g) 0.955 g SDs (g) 1.151 g SDI (g) 0.637 g Fa 1.0 Fv 1.5 Seismic Design Category D Supporting documentation is also included on Page 6 of this report, Site Classification for Seismic Designand in Appendix F. Structural Design of Retaining Walls 1. Lateral Loads No retaining walls are currently planned at the site. Active pressure forces acting on backfilled retaining walls which support level ground may be computed based on an equivalent fluid pressure of 40 pounds per cubic foot. Restrained retaining walls should add an additional 6H pounds per cubic foot for at -rest loading, where H is the retained height of the soil. Other topographic and structural surcharges should be addressed by the Structural Engineer. Minor wall rotations should be anticipated for walls that are free to rotate at the top and considered in design of walls and adjacent improvements. R ri c r try cortWBng, Irx. 23 corporate Raza, sure 150, NMm n Beaty, CA 92660 March 15, 2018 2 File No: 8199-00 Report No: 20180221-2 Page: 16 The Structural Engineer should determine if there are retaining walls at the site within their purview that will be subject to design lateral loads due to earthquake events. Section 1803.5.12 of the 2016 CBC states that the geotechnical investigation shall include the determination of dynamic seismic lateral earth pressures on foundation walls and retaining walls supporting more than 6 feet (1.83 m) of backfill height due to design earthquake ground motions. No walls are planned and, therefore, the site development is not subject to the design requirements of Section 1803.5.12. A seismic load of 12 ands r cubic foot inverted triangle) may be assumed for the existing sea wall. Po per ( 9 ) Y 9 3. Foundation Bearing V Footings for retaining walls may be designed in accordance with the recommendations provided above for building foundations and should be embedded in compacted fill at a minimum depth of 18 -inches below the lowest adjacent grade. 4. Wall Backfill The on-site granular soils are generally suitable for use as retaining wall backfill. Imported backfill, if needed, should consist of select, non -expansive soil or gravel. Gravel may consist of pea gravel or crushed rock. Where space for compaction equipment is adequate, on-site or imported granular, non -expansive sand materials may be compacted into place in thin lifts per the compaction requirements provided herein. Imported pea gravel or crushed rock should be placed in lifts and tamped or vibrated into place. The lift thickness for gravel is dependent on the type of material and method of compaction. Gravel lifts of 18- to 24 -inches or less are recommended. The Geotechnical Engineer should observe the backfill placement of soil or gravel behind each wall following approval of wall backdrains. Gravel wall backfill material should be covered with a suitable filter fabric such as Mirafi 14ON and capped with on-site soil or concrete. Fill soils should be free of debris, organic matter, cobbles and rock fragments greater than 6 -inches in diameter. Fill materials should be placed in 6- to 8 -inch maximum lifts at above optimum moisture content and compacted under the observation and testing of the Soil Engineer. The recommended minimum density for compacted material is 90 percent of the maximum dry density as determined by ASTM D: 1557-12. Field density tests should be performed at intervals of 2 vertical feet or less within the backfill zone and in accordance with agency requirements at the time of grading. 5. Subdrain An approved exterior foundation subdrain system should be used to achieve control of seepage forces behind retaining walls. The details of such subdrain systems are deferred to the Wall Designer, Builder or Waterproofing Consultant. The subdrain is nna R ric ahr, consulting, Ir[. 23 0i,m aw Raza, sure 150, Ne. ft Beaar, CA 92660 March 15, 2018 File No: 8199-00 Report No: 20180221-2 Page: 17 substitute for waterproofing. Water in subdrain systems should be collected and delivered to suitable disposal locations or facilities. Additional recommendations may be provided when plans are available. 6. Damomoofno and Waterrimfina Waterproofing in consideration of the local marine environment should be installed in accordance with the architectural specifications or those of a waterproofing consultant The criteria in Section 1805 of the 2016 CBC should be followed as a minimum. Hardsorie Design and Constructio Hardscape improvements may utilize conventional foundations in compacted fill. Such improvements should be designed in accordance with the foundation recommendations presented above. Cracking and offsets at joints are possible; however, occurrence may be minimized by appropriate drainage and the use of thickened edge beams to limit moisture transfer below slabs. Concrete flatwork should be divided into as nearly square panels as possible. Joints should be provided at maximum 8 feet intervals to give articulation to the concrete panels (shorter spacing is recommended if needed to square the panels). Landscaping and planters adjacent to concrete flatwork should be designed in such a manner as to direct drainage away from concrete areas to approved outlets. Planters looted adjacent to principle foundation elements should be sealed and drained; this is especially important if they are near retaining wall backfills. Flatwork elements should be a minimum 5 -inches thick (actual) and reinforced with No. 4 bars 18 -inches on center both ways. Subgrade soils should be well moistened prior to placement of concrete. Concrete Construction Comoonents in Contact with Soil The on-site sandy soils are expected to have a low soluble sulfate content; however, due to shallow sea water levels in the area, a moderate exposure to sulfate can be expected for concrete placed in contact with on-site soils. Various components within the concrete may be subject to corrosion over time when exposed to soluble sulfates. To help mitigate corrosion, sulfate resistant cement should be used in concrete that may be in contact with on-site soils or ground source water. Attention to maximum water -cement ratio and the minimum compressive strength may also help mitigate deterioration of concrete components. The results of corrosivity tests on the on-site soil are provided in Appendix C. Type V cement or an appropriate alternate is, therefore, recommended with a maximum water - cement ratio of 0.5 percent. The minimum concrete compressive strength should be at least 4,000 pounds per square inch. R McWrthy ccrcWting, Inc. 23 corporate Raza, cote 150, WN n BwN, CA 92660 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714)963-6793 JN 9504 I? O ESS/01 I OS M. 5& 4L � �z NO.58627 A * EXP. 12-31-16 it sT CtVt1 �s OF CA( -\FOS March 15, 2018 File No: 8199-00 Report No: 20180221-2 Page: 18 It is recommended that a concrete expert be retained to design an appropriate concrete mix to address the structural requirements. In lieu of retaining a concrete expert, it is recommended that the 2013 CBC, Section 1904 and 1905, be utilized which refers to ACI 318. Testing should be performed during grading when fill materials are identified to confirm the sulfate concentration. Metal Construction Components in Contact with Soil Metal rebar encased in concrete, iron pipes, copper pipes, lift shafts, air conditioner units, etc. that are in contact with soil or water that permeates the soil should be protected from corrosion that may result from salts contained in the sail. Recommendations to mitigate damage due to corrosive Soils, if needed, should be provided by a qualified corrosion specialist. The results of corrosivity tests on the on-site soil are provided in Appendix C. Surface and Subsurface Drainage 1. Finished Grade and Surface Drainage Finished grades should be designed and constructed so that no water ponds in the vicinity of footings or retaining walls. Drainage design in accordance with the 2016 CBC, Section 1804.4, is recommended or per local city requirements. Roof gutters should be provided and outflow directed away from structures in a non-erosive manner as specified by the project Civil Engineer or landscape architect. Proper interception and disposal of onsite surface discharge is presumed to be a matter of civil engineering or landscape architectural design. 2. Drainaae and Drainage Devices The performance of the planned foundation and improvements is dependent upon maintaining adequate surface drainage both during and after construction. The ground surface around foundations and improvements should be graded so that surface water will not collect and pond. The impact of heavy irrigation can introduce water into unwanted locations. This may result in seepage or shallow groundwater conditions where previously none existed. Attention to surface drainage and controlled irrigation will significantly reduce the potential for future problems related to water infiltration. Irrigation should be well controlled and minimized. Seasonal adjustments should be made to prevent excessive watering. Sources of uncontrolled water, such as leaky water pipes or drains, should be repaired if identified. The Owner should be aware of the potential problems that could develop when drainage is altered through construction of retaining walls, paved walkways, utility installations or other various improvements. Forced water, incorrect drainage, leaky irrigation systems, R McCarthy coi unry Inc 23 corporate Raza, cote 150, Neuron Beaty, CA 92660 March 15, 2018 File No: 8199-00 Report No: 20180221-2 Page: 19 overwatering or other conditions that could lead to water intrusion problems must be avoided. Area drains should be installed in planter and landscape areas. Planter surfaces should be sloped away from building areas in accordance with code requirements. Roof drainage should be tight -lined into the area drain system or carried to outlets away from building foundations. 3. Infiltration Gravel trenches for limitedriodic water infiltration into the onsite soil is acceptable from Pe P a geologic and geotechnical standpoint if devices are kept least 7 feet awe from 9 09 9 levels P Y building foundations. The water levels are expected to be at a depth of about 7 feet below grade. Introduction of the infiltration water is not expected to raise the water level or create new perched water zones. The infiltration from gravel bench devices will, therefore, not create any geohazards due to modification of groundwater levels. Foundation Plan Review The undersigned should review final foundation plans and specifications prior to their submission to the building official for issuance of permits. The review is to be performed only for the limited purpose of checking for conformance with design concepts and the information provided herein. Review shall not include evaluation of the accuracy or completeness of details, such as quantities, dimensions, weights or gauges, fabrication processes, construction means or methods, coordination of the work with other trades or construction safety precautions, all of which are the sole responsibility of the Contactor. R McCarthy Consulting's review shall be conducted with reasonable promptness while allowing sufficient time in our judgment to permit adequate review. Review of a specific item shall not indicate that R McCarthy Consulting has reviewed the entire system of which the item is a wmponent. R McCarthy Consulting shall not be responsible for any deviation from the Construction Documents not brought to our attention in writing by the Contractor. R McCarthy Consulting shall not be required to review partial submissions or those for which submissions of correlated items have not been received. Utility Trench Backfill Utility trench backfill should be placed in accordance with Appendix D, Standard Earthwork Guidelines. It is the Owner's and Contractor's responsibility to inform Subcontractors of these requirements and to notify R McCarthy Consulting when backfill placement is to begin. It has been our experience that trench backfill requirements are rigorously enforced by the City of Newport Beach. The on-site soils are anticipated to be generally suitable for use as trench backfill; however, silt materials may be difficult to mix and compact to a uniform condition. The use of imported backfill is sometimes more efficient when silt soil materials are at high moisture contents. Fill materials should be placed at near optimum moisture content and compacted under the observation and testing of the Soil Engineer. The minimum dry density required for compacted backfill material is 90 percent of the maximum dry density as determined by ASTM D: 1557-12. RMcf Ccl tiny Im 23 Ox orate Raw, Site 150, Nwr n Beaty, CA 92660 March 15, 2018 Pre -Grade Meetin File No: 8199-00 Report No: 20180221-2 Page: 20 A pre -job Conference should be held with representative of the Owner, Contractor, Architect, Civil Engineer, Geotechnical Engineer, and Building Official prior to commencement of construction to clarify any questions relating to the intent of these recommendations or additional recommendations. General Geotechnical observation and testing during construction is required to verify proper removal of unsuitable materials, check that foundation excavations are clean and founded in competent material, to test for proper moisture content and proper degree of compaction of fill, to test and observe placement of wall and trench backfill materials, and to confirm design assumptions. It is noted that the CBC requires continuous verification and testing during placement of fill, pile driving, and pier/caisson drilling. An R McCarthy Consulting representative shall observe the site at intervals appropriate to the phase of construction, as notified by the Contractor, in order to observe the work completed by the Contractor. Such visits and observation are not intended to be an exhaustive check or a detailed inspection of the Contractor's work but rather are to allow R McCarthy Consulting, as an experienced professional, to become generally familiar with the work in progress and to determine, in general, if the grading and construction is in accordance with the recommendations of this report. R McCarthy Consulting shall not supervise, direct, or control the Contractor's work. R McCarthy Consulting shall have no responsibility for the construction means, methods, techniques, sequences, or procedures selected by the Contractor, the Contractor's safety precautions or programs in connection with the work. These rights and responsibilities are solely those of the Contractor. R McCarthy Consulting shall not be responsible for any acts or omission of any entity performing any portion of the work, including the Contractor, Subcontractor, or any agents or employees of any of them. R McCarthy Consulting does not guarantee the performance of any other parties on the project site, including the Contractor, and shall not be responsible for the Contractor's failure to perform its work in accordance with the Contractor documents or any applicable law, codes, rules or regulations. Construction phase observations are beyond the scope of this investigation and budget and are conducted on a time and material basis. The responsibility for timely notification of the start of construction and ongoing gmtKhnically-involved phases of wnstmction is that of the Owner and his Contractor. We request at least 48 hours' notice when such services are required. Rmc rtny cwmutinry Inc 23 Corporate Raw, site 150, rl awn 86iN, CA 92660 THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: R MCCARTHY CONSULTAING, INC 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 PH: 949-629-2539 REPORT NO: 20180221-2 DATE: MARCH 15, 2018 March 15, 2018 File No: 8199-00 Report No: 20180221-2 Page: 21 Geotechnical Observation/Testing Activities during Grading and Construction The Geotechnical Consultant should be notified to observe and test the following activities during grading and construction: . To observe proper removal of unsuitable materials; . To observe the bottom of removals for all excavations for the building pad grading, trenching, exterior site improvements, etc.; . To observe side cut excavations for grading, retaining walls, trenches, etc.; . To test for proper moisture content and proper degree of compaction of fill; . To check that foundation excavations are clean and founded in competent material; . To check the slab subgrade materials prior to placing the gravel, vapor barrier and concrete; . To check retaining wall subdrain installation; . To test and observe placement of wall backfill materials; . TO test and observe placement of all trench backfill materials; . To test and observe patio, driveway apron and sidewalk subgrade materials; . To observe any other fills or backfills that may be constructed at the site. It is noted that this list should be used as a guideline. Additional observations and testing may be required per local agency, code, project, Contractor and geotechnical requirements at the time of the actual construction. LIMITATIONS This investigation has been conducted in accordance with generally accepted practice in the engineering geologic and soils engineering field. No further warranty, expressed or implied, is made as to the conclusions and professional advice included in this report. Conclusions and newmmendations presented are based on subsurface conditions encountered and are not meant to imply that we have control over the natural site conditions. The samples taken and used for testing, the observations made and the field testing performed are believed representative of the general project area; however, soil and geologic conditions can vary significantly between tested or observed locations. Site geotechnical conditions may change with time due to natural processes or the works of man on this or adjacent properties. In addition, changes in applicable or appropriate standards may occur as a result of the broadening of knowledge, new legislation, or agency requirements. The recommendations presented herein are therefore arbitrarily set as valid for one year from the report date. The recommendations are also specific to the current proposed development. Changes in proposed land use or development may require supplemental investigation or recommendations. Also, independent use of this report without appropriate geotechnical consultation is not approved or recommended. RMr iruw Com bng, Inc 23 Corporate Raw, sate 150, Neuman lkx, r, CA 92660 March 15, 2018 File No: 8199-00 Report No: 20180221-2 Page: 22 Thank you for this opportunity to be of service. If you have any questions, please contact this office. Respectfully submitted, R MCCARTHY CONSULTING, INC. QpoFES& M r( 410 S C P ti h a o+ f oE�.3Gv .R �OrECNN\C'P 1 ofCAL1FrR'e� Poc—_ Robert J. McCarthy Peter G. Anderson Principal Engineer, G.E.2490 Engineering Geologist CEG No. 2596 Registration Expires 3-31-20 Registration Expires: 9-30-19 Date Signed: 3/16/2018 Date Signed: 3/19/2018 KAD:RIM Distribution: (1) Addressee(pdf) (1) Brandon Architects (pdf) Acwmoanviw Illustrations and Aooendices Text Figure - Preliminary Geologic Map of the 30'X 60' Santa Ana Quadrangle Text Figure - Fault Map, Newport Beach, CA Text Figure - CDMG Seismic Hazards Location Map Figure 1 - Geotechnical Plot Plan Figure 2 - Location Map Appendix A - References Appendix B - Field Exploration Figures B-1 through B-3 Appendix C - Laboratory Testing Figures C-1 through C-7 Appendix D - Standard Earthwork Guidelines Appendix E - Results of Liquefaction Analysis Figures E-1 to E-4 Data Interpretations Appendix F - Seismicity Data R ric all comWtiny Inc 23 Cprporate Raw, sure 150, Neuman Beaty, CA 92660 BENCHMARK: BENCHMARK NO: NB4-39-77 ELEVATION: 10.859 FEET (NAVD88) YEAR LEVELED 2011 LEGAL DESCRIPTION: LOT 10 OF TRACT NO. 4003 AS SHOWN ON A MAP RECORDED IN BOOK 188, PAGES 13 TO 19 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. SOILS REPORT RECOMMENDATIONS 10 LINDA ISLE NEWPORT BEACH, CALIFORNIA SHEET: C5 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. 20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS. BMP FACTS SHEET WM-1 MATERIAL DELIVERY AND STORAGE PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS AREA. WM-2 MATERIAL USE HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE PROPERLY HANDELED IN ORDER TO REDUCE THE RISK OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYESS THAT APPLY SUCH MATERIALS. WM-4 SPILL PREVENTION AND CONTROL IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL PROPOSED MATERIALS. IDENTIFY THE METHODS, BY WHICH ACCIDENTAL SPILLS WILL BE CLEANED AND PROPERLY DISPOSED OF. WM-5 SOLID WASTE MANAGEMENT PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER POLLUTION AND PREVENT WIND DISPERSAL. WM-6 HAZARDOUS WASTE MANAGEMENT HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANY SPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. WM-7 CONTAMINATED SOIL MANAGEMENT PREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORMWATER FROM CONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY CONDUCTING PRE -CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING CONTAMINATED SOIL PROMPTLY. WM-8 CONCRETE WASTE MANAGEMENT STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT IN DESIGNATED AREAS AWAY FROM DRAINS, DITCHES, STREETS, AND STREAMS. CONCRETE WASTE DEPOSITED ON-SITE SHALL SET UP, BE BROKEN APART, AND DISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR ALL CONCRETE WASTE. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT UNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACILITIES ON-SITE ARE REQUIRED TO BE IN COMPLIANCE WITH LOCAL HEALTH AGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. TC -1 STABILIZED CONSTRUCTION ENTRANCE A STABILIZED ENTRACE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR ADJACENT PROPERTY. MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROCK OR PAVED. SE -1 SILT FENCE SE -3 SEDIMENT TRAP SE -8 GRAVEL BAGS ERODED SEDIMENTS MUST BE RETAINED ON-SITE AND NOT PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT MAY BE WAIVED AT THE SOLE DISCRETION OF THE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED SUFFICIENT. BMP FACTS SHEET ALL BMP'S SHALL BE IN ACCORDANCE WITH MODEL BMP'S FROM THE CALIFORNIA STORMWATER BMP HANDBOOK FOR CONSTRUCTION AT W W W.CABMPHANDBOOKS.COM 91 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. 92 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET #WM-9. 93 CONSTRUCT MATERIALS STORAGE ARE IN ACCORDANCE WITH BMP FACTS SHEET #WM-1. 94 EXISTING WALL TO REAMAIN. PROTECT IN PLACE. AND FENCE WITH WIND SCREEN EROSION CONTROL PLAN 1"=10' EROSION CONTROL LEGEND CDCDCDCD= PLACE GRAVEL BAGS WITH WIND SCREEN FENCE 8" MIN EXISTING GROUND PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE NTS i PROJECT PROPERTY 1' MIN HEIGHT 2 BAGS MIN. GRAVEL BAG DETAIL NTS 49 ARCHITECT: BRANDON ARCHITECTS 3001 RED HILL AVENUE BLDG 1, SUITE 102 COSTA MESA, CA 92626 (714) 754-4040 OWNER/DEVELOPER: GORDON CLEMONS 1221 WEST COAST HIGHWAY APT. 206 NEWPORT BEACH, CA 92663 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9504 QRpFESS/D ��p S M' R `Fy CC* G Z p m NO. 58627 A * EXP. 12-31-16 * civOFFICE sT-1 OF C'AV�Fp��3' THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: BENCHMARK: BENCHMARK NO: NB4-39-77 ELEVATION: 10.859 FEET (NAVD88) YEAR LEVELED 2011 LEGAL DESCRIPTION: LOT 10 OF TRACT NO. 4003 AS SHOWN ON A MAP RECORDED IN BOOK 188, PAGES 13 TO 19 OF MISCELLANEOUS MAPS IN THE OF THE COUNTY RECORDER OF SAID COUNTY. EROSION CONTROL PLAN 10 LINDA ISLE NEWPORT BEACH, CALIFORNIA SHEET: C.4 DRAWN: SC CHCK'D: TR DATE: 2/26/18 N0. DATE R E V I S 1 0 N S 49 PROJECT NAME CLEMONS RESIDENCE STATUS CDP C E N O m U m U � Lue N N L N cL U i m m y c 0 0 U 'o c — as C7 L o 3 m � o 7 � v �v y , r- - C) ui co- . \ �� VAI z ��Nu �\ ��v, a Lu 6aw v� A \� �:v� > O U �� \Y - LL Z w Z o - Lu N — N z O N (D w O (7 r I Z 0') W I I ij IVAI IVAI IVAI (fl Lu_ %I! 1� I'I jII l Ills l l �I� II\II\I\i1\II\ITI 1�� o°° �Ili1 1I�I111�1= m om \I II I�� III AXONOMETRIC - WEST AXONOMETRIC - NORTH I� II \�I\I II ��II \\I �I%I SII[:31 4i ��II%l i � w v ill i� ISI I 1I �Iv vII J %I II ISI I,II % O cn Q W 0 J V o DOCUMENT VALID UPON AXONOMETRIC - SOUTH L AXONOMETRIC - EAST , _ ORIGINAL SIGNATURE Z Qc @•Oo O m e m e ¢ — � '4 �• � •A AAAA O T � L � m @ "O y r Ucw mr °c o.mE vAvv `6 mF o ao.o 0 0 UmZZmocmm-mo -z a •- a o " � _� ��.. m N C m m C (6 .m.. nn / V M AV A V Z m m a m m N .r' N� �-- U L p E_mF=� 3 o / _ T \\ \\ \\ \ \\ \\III \ I Q m n m U m U.� Q Q REVISIONS NO. REVISION DATE �TIN S I I vv I vvI I vI vI I I I%I I vI v,I ISI JOB No. 2017-10 DATE 05/15/2018 SHEET NO. A-1.0 SD M- o� n M I Lu of 0 io 0 ro z i L-- -- -- -- --�' 2 3 2 A-4.1 3 2 A-5.0 A-5.0 A-5.1 A-5.1 A-5.2 2 EXISTING STRUCTURE (E,) 1ST rLR.WD IL j 2ND FLR.WD� (E) 1ST FLR.WD, (E.) N720 59'22" W 124.00' 3 A-5.2 A PART); v IST FLR. WD. (E.) 1ST FLR. DR. (E.) 1ST FLR. OPENING. LOCI. (E.) 1ST FLR. WD. LOC'T. - - — -- — -- — — — — -- -- -- -- -- -- -- -- ---- -- -- -- ------ -- -- -- -- -- -- -- - -- ------ -- -- -- -- -- -- ---- - -- -- -- ---- -- -- ---- -- -- -- -- -- -- --�--- -- -- ---(E.12ND FLR. WD.'S------------ -- -- -- ---- ---- ------ -- -- -- -- -- ----- -- -- -- -- -- -- ---- -- -- -- -- — -- - 1 2 3 2 3 2 3 A-4.1 A-5.2 K w. 7 MECHANICAL VENTILATION NOTE: 1. PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE -BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152 (a)). FOR CONTINUOUS WHOLE -BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE -BUILDING VENTILATION REQUIREMENT). CALCULATIONS: UNIT: 4,360 S.F. (0.03)4,360 S.F.+ [7.5 CFM x OCC. (BED. +1)] _ 130.8 CFM + (7.5 x 6) = 175.8 CFM REQ'D. KEYNOTELEGEND 1 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #4 ON SCHEDULE 2 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1) 3. KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. -VENT. TO EXT. 4 PROVIDE GAS STUB -OUT PER OWNER, ARCH. TO APPROVE 5 HOSE BIB - RECESSED BRASS, VERIFYLOC'N. & FIXTURE W/. OWNER 6 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 7 1-1/2" MAX. STEP AT OUTSW ING DOORS (R311.3.1) 8 FIREPLACE - PREFABRICATED, WOOD BURNING,'HEATILATOR' BIRMINGHAM 42" STLYE "BIR42" [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 9 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 10 FURNISHINGS - AS SELECTED 11 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 12 DISHWASHER -AS SELECTED 13 KITCHEN SINK -AS SELECTED 14 COUNTERTOP -AS SELECTED 15 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR) 16 BASE CABINET- BUILT-IN, FINISH AS SEL. 17 DOUBLE OVEN -AS SELECTED 18 REFRIGERATOR- VERIFY APPLIANCE W/.OWNER 19 RESIDENTIAL ELEVATOR -'ROCKY MOUNTAIN' OR EQUIV., SHAFT SIZE = 60" X 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 20 TOILET- MIN. 24" CUR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 21 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 22 INTERIOR STAIR MOUNTED GLASS GUARDRAIL - 34"-38" ABV. NOSING, REF. DTLS. 2,3,4,9/AD-1 23 INTERIOR GLASS GUARDRAIL- MIN. 42" HIGH -4" MAX. SPHERE OPENING, REF. DTLS. 4,9/AD-1 24 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) 25 TEMPERED GLASS ENCLOSURE - 1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) 26 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER 27 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 28 CUSTOM BUILT DINING TABLE & KITCHEN ISLAND PER OWNER & ARCH. 29 ASSOCIATION PARKING/ DRIVEWAY EASEMENT 30 ASSOCIATION WALKWAY EASEMENT- NO BLDG. ELEMENTS MAY ENCROACH INTO COMMON WALKWAY EASEMENT, INCLUDING ROOF ELEMENTS, LIGHT FIXTURES, ETC. PER HOA GUIDELINES 31 REAR YARD SETBACK 32 SIDE YARD SETBACK 33 FRONT YARD SETBACK 34 WATER HEATER -TANK - SIZE PER T-24 REPORT REF. DTL. 1/AD-1 - WATER HEATERS SHALL BE WALL -MOUNTED A MINIMUM OF 48 INCHES ABOVE THE GARAGE FINISH FLOOR 35 DRAINAGE EASEMENT, REF. SURVEY 36 TALL CABINET- BUILT-IN, FINISH AS SEL. 37 UPPER CABINET - BUILT-IN, FINISH AS SEL. 38 FREEZER -VERIFY APPLIANCE W/. OWNER 39 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 40 ENCLOSED USEABLE SPACE UNDER STAIRWAY USE 5/8" TYPE'X' GYP. BD. FINISH TYP. (1/2" MIN.) (CRC R302.7) 41 WATER HEATER -TANK -LESS (ON DEMAND -DIRECT VENT) WALL -MOUNT +44"MIN.,'NORITZ' OR EQUIV.- VERIFY SIZE REOV. W/. MFGR. INSTALL PER MFGR. SPEC. FIRST FLOOR PLAN 1/4" = 1 -0 A:� TRUE NORTH PROJECT NORTH *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.6 PLUMBING NOTE: ALL PLUMBING FIXTURES TO COMPLY WITH MAXIMUM FLOW RATES AS NOTED IN RESIDENTIAL CONSTRUCTION MINIMUM REQUIRMENTS- REF. 2/T-1.1. 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. 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 HOA NOTES: 1. AUDIBLE ALARMS ARE NOT PERMITTED. I 13 1 -HR. & SOUND RATED FLR./CLN'G. REF. DTL. 7/AD-1 INTERIOR FIRE RATED PARTITION REF. DTL.7/AD-1 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 NEW WALL - 2 x 6 STUDS @ 16" O.C. NEW WALL - 2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. CONCRETE RETAINING WALL - REF. STRUCTURAL CONCRETE MASONRY WALL - 6" CMU U.N.O. WINDOW - REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET - BUILT IN CASEWORK COLUMN - WOOD, STEEL, REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS -ONLY APPLIANCE PLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS PLAN LEGEND DJECT NAME CLEMONS RESIDENCE \TUS W CDP U n E C/)/1 V J N U � I N v U Q W z U U EDca � Q W N L d — � U m m Z y C UN o0 U U -a r Z >. d U m Z m O c m m v Q co 3 ZZ 3 Qm N c N m � Q m > o v 00 Z Cm - Q U O d LL < c m � Y v N�3-�vv p y NU 0 C m d � W � Q U o OQNU nw * U * LUO Q m Z z wL 0 CL cr) zr.0 C14 QN�w(O o U' 2 Z m W VN Z Q W r -Op �.tZ maZ9 U � Q LLI m W I Z W z OLLfJ L m C m .m�. m c._ ry d 3 Q N N 0 a t � Q W J =� V7— DOCUMENT DOCUMENT VALID UPON ORIGINAL SIGNATURE NO. 1 REVISION I DATE JOB NO. 2017-10 DATE 05/15/2018 SHEET NO A-2.0 52 35 35 35 (E.) o h Z c m Om r -Op �.tZ maZ9 c c50 m� m N m O$ c ma 220 Em T m m d m L m C m .m�. m c._ ry d 3 Q N N 0 a t O T azm o m v N c(n O)00r_ d L c U T O E c d U '- w m cam E UN d 0 U W O K N_ t N ~ O m d Z >. d U m Z m O c m m v Z c m y m ZZ Qm N c N m 0 NF co TO,N O 0 d W a M m m 5 Z Cm - Q U O d LL m ° E m .ma 4-: v N�3-�vv p y NU 0 C m d T 0 0� o N C L ty O dNEc�� P C m m N N O L O U N m N O v C d —_ r m N C d c m v d m N � � L c LL,p x 2 p O m xm -� U E O Lr U)—_ -S fnv O I I - w 'v m o c U U w N V2Ua=16 ma m o U m U O H2�¢9Q WEQ� NO. 1 REVISION I DATE JOB NO. 2017-10 DATE 05/15/2018 SHEET NO A-2.0 52 35 35 35 (E.) II I I IA-5.2 I I I I I I I 2 3 2 3 2 3 A-5.0 A-5.0 A-5.1 A-4.1 A-5.1 A-5.2 A-5.2 2 x x X\<",. EXISTING STRUCTURE (NOT A PART) IS T FLR-WO. (E,) 2ND F )IST FLR.WD. 20 20 20 _ ___ ______(E.)1ST FLR. WD. (E.)1ST FLR. DR. (E.)1ST FLR. OPENING. LOUT. (E.)15T FLR. WD. LOUT. - ____________________________________ ____---lE.12N❑FLR.WD'5--------------------------_____________________ 1 2 3 2 3 2 3 A-5.0 A-5.0 A-5.1 A 4.1 A-5.1 A-5.2 r k 5 MECHANICAL VENTILATION NOTE: 1. PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 622-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE -BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152 (a)). FOR CONTINUOUS WHOLE -BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE -BUILDING VENTILATION REQUIREMENT). CALCULATIONS: UNIT: 4,360 S.F. (0.03)4,360 S.F.+ [7.5 CFM x OCC. (BED. +1)] _ 130.8 CFM + (7.5 x 6) = 175.8 CFM REQ'D. KEYNOTE LEGEND 1 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #4 ON SCHEDULE 2 1-1/2" MAX. STEP AT OUTSWING DOORS (R311.3.1) 3 SHELF AND POLE - BUILT IN, FINISH AS SEL. 4 BATHTUB -AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 5 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 6 LAUNDRY SINK - AS SEL. 7 WASHER -PROVIDE HOOK-UPS & POWER 8 DRYER - DRYER VENT 14' MAX. LENGTH (CMC 504.3.2) PROVIDE GAS STUB -OUT & POWER 9 FURNISHINGS - AS SELECTED 10 TOILET - MIN. 24" CUR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 11 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) OUTLINE OF EXISTING STRUCTURE TO BE REMOVED FIREPLACE - PREFABRICATED, WOOD BURNING,'HEATILATOR' BIRMINGHAM 42" STLYE "BIR42" [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 12 13 14 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 15 SIDE YARD SETBACK 16 FRONT YARD SETBACK 17 ASSOCIATION PARKING/ DRIVEWAY EASEMENT 18 ASSOCIATION WALKWAY EASEMENT- NO BLDG. ELEMENTS MAY ENCROACH INTO COMMON WALKWAY EASEMENT, INCLUDING ROOF ELEMENTS, LIGHT FIXTURES, ETC. PER HOA GUIDELINES 19 REAR YARD SETBACK 20 DRAINAGE EASEMENT, REF. SURVEY 21 EXTERIOR GUARDRAIL- MIN. 42" HEIGHT -4" MAX. SPHERE OPENING, REF. DTLS. 2,4,17/AD-1 22 COUNTERTOP -AS SELECTED 23 SINK -AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 24 BASE CABINET- BUILT-IN, FINISH AS SEL. 25 UPPER CABINET- BUILT-IN, FINISH AS SEL. 26 BATHTUB & SHOWER- PROVIDE TILE W/. CEMENT BACKING MIN. 70" HIGH 27 INTERIOR STAIR MOUNTED HANDRAIL - 34"-38" ABV. NOSING, REF. DTLS. 2,3,4,9/AD-1 28 RESIDENTIAL ELEVATOR -'ROCKY MOUNTAIN' OR EQUIV., SHAFT SIZE = 60" X 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 29 PARAPET WALL - STUCCO CAP TO MATCH PER MAT. SCHED. A-4.0 (SLOPE CAP 2% MIN. TOWARD DECK) 30 LINE OF ROOF ABOVE SECOND FLOOR PLAN 1/4" = 1'-0" TRUE NORTH ( ) PROJECT NORTH *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.6 PLUMBING NOTE: ALL PLUMBING FIXTURES TO COMPLY WITH MAXIMUM FLOW RATES AS NOTED IN RESIDENTIAL CONSTRUCTION MINIMUM REQUIRMENTS- REF. 2/T-1.1. 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. 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 1 -HR. & SOUND RATED FLR./CLN'G. REF. DTL. 7/AD-1 ® INTERIOR FIRE RATED PARTITION REF. DTL.7/AD-1 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 D NEW WALL -2 x6 STUDS @ 16" O.C. O NEW WALL - 2 x 4 STUDS @ 16" O.C. ® WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. 0 CONCRETE RETAINING WALL - REF. STRUCTURAL CONCRETE MASONRY WALL - 6" CMU U.N.O. ® WINDOW - REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET - BUILT IN CASEWORK 13 ® COLUMN - WOOD, STEEL, REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS -ONLY APPLIANCE PLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) � 0 LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS PLAN LEGEND DJECT NAME CLEMONS RESIDENCE \TUS CDP C/)/1 V J n E N z U � U N z � rU a O U U Q N L m z 0 0 N� Uoa M U a - m Q c a z cm 3 z y� O = U Q m >o �v z 0 0 N� W Z m r Y OLLfJ r � r Q U o O< - 2 U < LUO Q co Z zwQ p3: 3: OCL c) z co oQ C14 ILL U' 2 Z m W o h Z c mOm z Q W c c50 m� N O = U Q m W I W Z z OLLfJ d F o 0 Q W O t O N J =� Vo DOCUMENT VALID UPON ORIGINAL SIGNATURE DATE JOB N0, 2017-10 DATE 05/15/2018 SHEET NO A-2.1 s2 o h Z c mOm -pp �.0Zma Z.c c c50 m� N N m O$ c Z B'y'm 2 o d 3 Q N N 0 t O T O L m N N N C (n p) d _- E L U a oc E c d S U '- W m'C cpm E d F o 0 U:aUmgm voi�v O t O N z~ 6 d Z> Z m O c m m v U m J z"¢cm0mmm� (� O9w Tp,N O NF L .0 L 5 LL Q 41 0i O d Z V 0 r N E j, N d~ Q. ❑ p y'C L L.L m °Eo.°1a4 LO- O v = D yN U= 0 0� N C L ty OT o O U J d p Ow E,� C 0� ILL 60vr L p 0 N D% d� O Q d z 'N'NX R O ry L N U O O r U p~ w S F N U o W p W N a� w N= v a= o m m 0 o U U '� //�� U) L c N J K J H 2 REVISIONS DATE JOB N0, 2017-10 DATE 05/15/2018 SHEET NO A-2.1 s2 2 3 2 A-4.1 3 2 3 A-5.0 A-5.0 A-5.1 A-5.1 A-5.2 2 - TELLIS NOTE: B. ABORS, TRELLISES, AND SIMILAR GARDEN STRUCTURES MAY BE ALLOWED TO ENCROACH INTO REQUIRED FRONT,SIDE AND REAR SETBACK AREAS SUBJECTSTFLR.WD. TO THE FOLLOWING LIMITS: (E) i. THE MAXIMUM FOOTPRINT OF ATTIC VENT CALC: 246.83 S.F. ATTIC SPACE THE STRUCTURE SHALL NOT 246.83/150 = 1.65 S.F. = 236.96 S.I. EXCEED SIXTEEN (16) SQUARE FEET; AND DORMER VENTS = 150 S.I. X 2 = 300 S.I. ii. THE MAXIMUM HEIGHT OF THE300 S.I. > 236.96 S.I. (REQ'D) ..__.._. ...... ... __..____ -i _ - EXISTING STRUCTURE (NOT A WO(E.) 2ND FLRW FLR.W D. �� o _4 A -:i n i 5:12 6' 0„ F. - 23 AD -1 34.94' LL 9 5.72' 3 4 21 AD -1 5:12 3 :12 KIM Z161917NIa\17 ;I 16'-95/8" F.O.F. I 1 I A-5.0 I I 2 A-4.0 I I 1 I A-5.1 I >5:1 5:1z H�� 5:12 O 23 4 SECOND FLOOR T..S. I N f N LL' N o'-6" I AD -1 S A-3.0 I SECOND FLOORT00.6. 04 i I F.O.F. 34.97 ljl 34.97' I A-5.2 3 I I .. ..._ i 3 6„ 35.56' I M.(BELOW)Y A-5.2 I A 3.0 A-3.0 � 161 1 I , p II 8 151- 9"4,LL F.O.F. LI 25'- 3 3/4„ 7„ 5:12 5:12 c2' F.O.F. ROOF PLATE (TYP.) 04 34.94' L5:12 5:12 35.72' I . I I -L- - - J - - - - 16 0" o A-3.0 ATTIC VENT CALC: 14 16 LL ROOF PLATE (TYP.) $ 14 3 LL q ROOF PLATE (TYP.) 16 103.79 S.F. ATTIC SPACE ;:� p O 4 3 103.79/150 =.69 S.F. = 99.64 S.I. LL A-3.0 °' A-3.0 L_ - - - - -- + -DORMER VENTS = 150 S.I. X 2 = 300 S.I .- - - - - --- - - - - - - - -- 300 -300 S.I. > 99.64 S.I. (REQ'D) 16 E 1ST FUR WD (E) 1ST FLR DR 16 (E.) 1ST FUR. OPENING. LOUT. (E.) 1ST FUR. WD. LOCI. 16 ..-- - -- - -- - -- ------ ------ - -- - -- - - - -- - -- - -- - -- - -- - - - -- - -- -- - -- - -- - -- - -- - -- - -- - -- - -- -- - - - -- - -- - -- -- - -- - -- - -- - -- - -- - -- - -- -(_ L -- -' `--------------------------------------------------------- - -- - -- - -- - -- - -- - 1 2 3 2 3 2 3 A-4.1 A-5.0 A-5.0 A-5.1 A-5.1 A-5.2 A-5.2 NOTE: ARCH TO APPV. SIZE, COLOR & PROFILE OF EAVE COMPONENTS, G.C. TO PROVIDE MOCK-UPS. ROOFING MATERIALS FASTENERS PER NOTE #3 PER SCHED. LENGTH TO BE DETERMINED BY UNDERLAYMENT LAYER UNDERLAYMENT \ ROOFING MATERIAL PER 3/4" 13/4" -21/4" (MIN. 2 LAYERS 15# FELT) \ SCHED. &DETAILS EXPOSURE & OVERLAP PER CBC TABLE 1507.8.6 & ICC \ 2x SOLID BLKG. REPORT TABLES 1 & 1A \ %1 7 - \ \ MONTEREY 700 CONCRETE \ZINC DRIP EDGE FLASHING PER TILE REF. MATERIAL d. STH'G PER STRUCT. \ SCHEDULE Ate. \ ROOFING MFGR. ROOF RAFTERS - GUTTER SCREEN TO PREVENT - - PER STRUCT. THE ACCUMULATION OF LEAVES AND DEBRIS IN GUTTER PER CBC PRECASTFIR CONC. 705A.4 OF ARCH TO APIPV. 2x FRM'G KEYNOTELEGEND 1 NATURAL SLATE ROOFING - CLASS W - REF. MATERIAL SCHEDULE A/A-6 2 CLASS "A", FLAT "COOL ROOFING" - TPO MEMBRANE - REF. MATERIAL SCHEDULE A/A-4.0 3 1 12" 1" 2" PRECAST CONC. FASCIA INSTALL O/. 1/2" MIN SETTING 5" BED & ANCHORS PER MFGR / I PROPERTY LINE 6 SCRATCH COAT 7 REAR YARD SETBACK 8 ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP D W GS. TO ARCH. 9 SKYLIGHT - SIZE AS DIM. - ARCH. TO APPV. SHOP DW GS.-'ACRALIGHT' OR EQU IV. (REF. DTL. 23/AD-1) ESR -2415 10 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED (ARCH TO APPV) LINE OF WALLS) BELOW SETTING BED ASSOCIATION WALKWAY EASEMENT -NO BLDG. ELEMENTS MAY ENCROACH INTO COMMON WALKWAY EASEMENT, INCLUDING ROOF ELEMENTS, LIGHT FIXTURES, ETC. PER HOA GUIDELINES 13 ASSOCIATION PARKING/ DRIVEWAY EASEMENT 14 INT. FINISH PER PLANS 15 A/C. CONDENSER UNIT - SIZE TBD- PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) 16 MORTAR SETTING BED, TYPE'S' 17 BRICK VENEER 18 PARAPET WALL - STUCCO CAP TO MATCH PER MAT. SCHED. A-4.0 (SLOPE CAP 2% MIN. TOWARD DECK) 0 0 N� O T D C O N 2 Z . zo d E v .9 2a =mE -c �� w m r Y 6=v.L- V N gE T 0 M O v � mgd (MIN. 1/2", MAX. 1-1/4") u01 -_ L 0 02 c 0- C VI d O C PER MAT. SCHED. & DTL. 10 x d m o 0 0 �E LI_.O. 2x FRM'G PER STRUCT. O L)- 0 o w o W 0 0 0 w Odim0 PLYWOOD SHTG PER INSULATION SHTG PER STRUCT. H 2O.9Q WEQJ REVISIONS STRUCT. (PER PLANS) BRICK VENEER PER MAT. SCHED O/. TYVEK OR EQUIV. 2x ROOF RAFTER (PER BLDG. WRAP (MIN. (2) LAYERS STRUCT.) GRADE D PAPER) - REF. 9/AD-1 INTERIOR FINISH 4 RAKE DETAIL 1" = 1'-0" 3 EAVE DETAIL 1 1/2" = 1'-0" (PER PLANS, WHERE OCCURS) DAVINICI-SHAKE TILE NOTES: 'DAVINCI ROOFSCAPES, LLC.' CLASS 'N ROOFING ASSY. ICC# ESR -2119 1. TILES MUST BE FASTENED TO THE SHEATHING W/. EITHER ONE SCREW OR TWO NAILS PER TILE PER ICC REPORT. 2. SOLID SHEATHING MUST BE NOT LESS THAN 7/16 -INCH ORIENTED STRAND BOARD OR 15/32 -INCH WOOD STRUCTURAL PANELS. 3. SCREWS MUST BE MINIMUM NO. 8, FLAT HEADS, COARSE -THREADED WOOD SCREWS, OF ZINC -PLATED STEEL COMPLYING WITH ANSI/ASME B 18.6.1, W/. MIN. 0.120 INCH SHANK DIA., MIN. 0.341 INCH HEAD DIA., AND A LENGTH OF 2 1/2 INCHES. NAILS MUST BE A MIN. NO. 11 GAGE AND HAVE MIN. 5/16 -INCH - DIAMETER HEADS. 4. MONTEREY SHAKE TILES MUST BE INSTALLED ON A MIN. ROOF SLOPE OF 4:12 WHEN INSTALLED W/. ONE LAYER OF UNDERLAYMENT OR 3:12 WHEN INSTALLED OVER SOLID SHEATHING W/. TWO LAYERS OF UNDERLAYMENT. 5. FIRE CLASSIFICATION ASSEMBLY REF. ICC REPORT TABLE 2, SYSTEM 1. ASSEMBLY REQUIRES: WOOD STRUCTURAL PANEL SUBSTRATE, 1/4 -INCH -THICK G -P GYPSUM CORP. "DENS -DECK" COVERBOARD, ASTM D226, TYPE II (NO.30) UNDERLAYMENT, AND THE MONTEREY 1 SHAKE ROOF TILE. V 12 \ SLOPEPER PLAN 1/2" COX PLYWD. SHT' \ NOITE #4) N. SLOPE- REF. MIN. (REF. STRUCT) \ J MIN. 2 LAYERS 15# \ ROOF FELT 01. CAP \ SHT. \ MIN. CAP SHT. - REF. i - NOTE #5 ABV. 2 CONCRETE TILE ROOFING 1 1/2" = 1'-0" MECHANICAL VENTILATION NOTE: 1. PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE -BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152 (a)). FOR CONTINUOUS WHOLE -BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE -BUILDING VENTILATION REQUIREMENT). CALCULATIONS: UNIT: 4,360 S.F. (0.03)4,360 S.F.+ [7.5 CFM x OCC. (BED. +1)] _ 130.8 CFM + (7.5 x 6) = 175.8 CFM REQ'D. n ROOF PLAN 1/4" = 1'-0" TRUE NORTH PROJECT NORTH NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA "NO BLDG. ELEMENTS MAY ENCROACH INTO COMMON WALKWAY EASEMENT, INCLUDING ROOF ELEMENTS, LIGHT FIXTURES, ETC. PER HOA GUIDELINES" FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC VENTILATION CALCS. A ROOF PLAN LEGEND ROOF VENTILATION NOTES: (CRC R806) 1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSION -RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLYTO THE OUTSIDE AIR. 2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET; 1. IN CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM -IN -WINTER SIDE OF THE CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE 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 SHTG. 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 REQ'TS. 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 SHTG. 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, ANY AIR -IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III 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 AIR PERMEABILITY OF THE INSULATION DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. IN 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 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 STRUCTURAL ROOF SHTG. 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. DJECT NAME CLEMONS RESIDENCE KEYNOTELEGEND 1 NATURAL SLATE ROOFING - CLASS W - REF. MATERIAL SCHEDULE A/A-6 2 CLASS "A", FLAT "COOL ROOFING" - TPO MEMBRANE - REF. MATERIAL SCHEDULE A/A-4.0 3 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) 4 CHIMNEY SHALL EXTEND AT LEAST Z HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 101, BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 5 PROPERTY LINE 6 SIDE YARD SETBACK 7 REAR YARD SETBACK 8 ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP D W GS. TO ARCH. 9 SKYLIGHT - SIZE AS DIM. - ARCH. TO APPV. SHOP DW GS.-'ACRALIGHT' OR EQU IV. (REF. DTL. 23/AD-1) ESR -2415 10 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 11 LINE OF WALLS) BELOW 12 ASSOCIATION WALKWAY EASEMENT -NO BLDG. ELEMENTS MAY ENCROACH INTO COMMON WALKWAY EASEMENT, INCLUDING ROOF ELEMENTS, LIGHT FIXTURES, ETC. PER HOA GUIDELINES 13 ASSOCIATION PARKING/ DRIVEWAY EASEMENT 14 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 15 A/C. CONDENSER UNIT - SIZE TBD- PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) 16 DRAINAGE EASEMENT, REF. SURVEY 17 ATTIC DORMER VENT, REF. ATTIC VENT CALCULATIONS ON ROOF PLAN 18 PARAPET WALL - STUCCO CAP TO MATCH PER MAT. SCHED. A-4.0 (SLOPE CAP 2% MIN. TOWARD DECK) n ROOF PLAN 1/4" = 1'-0" TRUE NORTH PROJECT NORTH NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA "NO BLDG. ELEMENTS MAY ENCROACH INTO COMMON WALKWAY EASEMENT, INCLUDING ROOF ELEMENTS, LIGHT FIXTURES, ETC. PER HOA GUIDELINES" FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC VENTILATION CALCS. A ROOF PLAN LEGEND ROOF VENTILATION NOTES: (CRC R806) 1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSION -RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLYTO THE OUTSIDE AIR. 2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET; 1. IN CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM -IN -WINTER SIDE OF THE CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE 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 SHTG. 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 REQ'TS. 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 SHTG. 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, ANY AIR -IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III 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 AIR PERMEABILITY OF THE INSULATION DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. IN 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 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 STRUCTURAL ROOF SHTG. 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. DJECT NAME CLEMONS RESIDENCE \TUS Z CDP C/)/1 V J n E N U U � U N Q LLI m rn YU o a O T O L S N N S U U Lu a -- F o 0 Vb c,jd m N L d Q W W O K N d a> V m m Z U H C oa U a ai Z c N y m m�E c - m r, Z Q N E N C N 0 0- L y cm 3 z y� =r Q . O y '= L Q m >o �v z 0 0 N� O T D C O N 2 Z . zo d E v .9 2a =mE -c �� w m r Y 6=v.L- V N gE T 0 M O v � mgd r � u01 -_ L 0 02 c 0- C VI d O C ^ 10 x d m o 0 0 Q U o O< - 2 U < LUO Q m LL 0 o3: 3:OCL c) Z Q r.0 C14 w (O o U' 2 Z M W o 'Moo Z c Z r -OO �.tZma C)W O U � Q LLI m W o O T O L S N N S Z LU z OLLfJ F o 0 Vb c,jd � Q W W O K N d a> V J =� UC) 7 - DOCUMENT DOCUMENT VALID UPON ORIGINAL SIGNATURE DATE JOB NO. 2017-10 DATE 05/15/2018 SHEET NO A-3.0 ,5 s2 o 'Moo Z c r -OO �.tZma == 5o 0�Z9 m1°mo3=m o� L l0 C m N M. d 3 Q N N O n L O T O L S N N S L O U T O E c d E F o 0 Vb c,jd U:aUm2 voi�v W O K N d a> V TvQ->,tMay'ii Z m O U c m m v ai Z c N y m m�E r, Z Q N E N C N 0 0- L y Q d m 0 5 Z V 6 =r Q . O y '= L mo3E %E, t.-L�- v�3-�vv � p 0 H U� C O T D C O N 2 Z . zo d E v .9 2a =mE -c �� w / 6=v.L- V N gE T 0 M O v � mgd J u01 -_ L 0 02 c 0- C VI d O C ^ 10 x d m o 0 0 �E LI_.O. c N U O O t n- Smv `O �' O L)- 0 o w o W 0 0 0 w Odim0 H -u a ._ 2 m d= O U CLaf af H 2O.9Q WEQJ REVISIONS DATE JOB NO. 2017-10 DATE 05/15/2018 SHEET NO A-3.0 ,5 s2 MAX_R_IDGE HEIGHT--------------- . VJ 38.73' MAX FLAT--------------------- �33.73' ROOF PLATE TYP. 30.77' MAX. HOA ROOF PLATE �30.7T jk_SiECOND FLOOR T.O.S. (TYF .35' -= SECOND FLOOR PLATE (TTY�_ �2CD N FIRST FLOOR v 1023' 9.73' GRADE PLANE F_ n FRONT ELEVATION 1/4" = 1'-0" 1 1 1 A-5.2 A-5.1 A-5.0 MAX. RIDGE HEIGHT 38.73' ---------------------------MAX FLAT 33.73' ROOF PLATETYP. 30.77' MAX. HOA ROOF PLATE 30.77' iA w _ SECOND FLOOR T.O�.S. (TYP.) n 21.35'-C/ -4 _SECOND FLOOR - --IjYP.) 20.27-' v _ FIRST FLOOR(T.O.S.) OL 10.23' GRADE PLANE 9.73' n REAR ELEVATION 1/4" = 1'-0" WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOE YOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN@ABSSOCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM STEEL WINDOWS MANUFACTURER: EUROLINE STEEL WINDOWS & DOORS PRODUCT: CUSTOM STEEL ADDRESS: 1221 E. WARNER AVE. SANTA ANA, CA 92705 PHONE: 877590-2741 WEB: WWW.EUROLINESTEELWINDOWS.COM STEEL PATIO DOORS & STOREFRONT MANUFACTURER: EUROLINE STEEL WINDOWS & DOORS PRODUCT: CUSTOM STEEL ADDRESS: 1221 E. WARNER AVE. SANTA ANA, CA 92705 PHONE: 877-590-2741 WEB: WWW.EUROLINESTEELWINDOWS.COM EXTERIOR STUCCO: MANUFACTURER: MERLEX STUCCO 2911 ORANGE -OLIVE ROAD ORANGE, CA 92865 P: 714.627.1700 COLOR:TBD APPLICATION: THREE -COAT APPL., SMOOTH 7/8" W/. METAL LATH (DIAMOND OR EQUIV.) EXTERIOR STONE VENEER PRODUCT: STONE VENEER COLOR: LIME (WHITE) WASH OR STUCCO FOG APPLICATION: MODULAR STONE COURSE PER ELEVATIONS - REF. DTL. 8/AD-1 THICKNESS: 1" - 1.5" NOMINAL WEIGHT: <8.5 LBS./S.F. SLATE TILE ROOFING: PRODUCT: SLATE/NATURAL STONE MFGR: DAVINCI ROOF SCARES 13890 W. 101 ST STRET LENEXA, KS 66215 1.800.328.4624 COLOR: DARK GRAY, SLATE GRAY-VERI-BLEND TO BE APPROVED BY ARCH. & OWNER APPLICATION: CLOSED VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING CODE: CLASSW ASSEMBLY WEIGHT: APPRX. 12 LBS./S.F. COOL ROOFING: PRODUCT: BUILT-UP COOL ROOFING SYSTEM MFGR: DURO-LAST ROOFING, INC. 525 MORLEY DRIVE SAGINAW, MI 48601 COLOR: WHITE APPLICATION: TBD CODE: CLASS W MIN. REQ'T. (ICC # ESR -1660) WEIGHT: N/A. WOOD DECK COVERING: (CLASS'A' ) PRODUCT: DEX-O-TEX WEATHERWEAR ROOF DECK COVERING MANUFACTURER: CROSSFIELD PRODUCTS CORP. 3000 EAST HARCOURT STREET RANCHO DOMINGUEZ, CA 90221 P'310.8869100 APPLICATION: REAR DECK COLOR:WOOD CODE: ICC# ESR -1757 NOTES: INSTALLATION PER MFGR. REQUIREMENTS. REF. DTL. 4/A-3 WEIGHT: APPX. 1 PSF. GUTTERS: MATERIAL: METAL - COPPER PAINTED KYNAR SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS W W W.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, METAL & GLASS WATERPROOF DECK MEMBRANE: TUFFLEX POLYMERS 10880 POPLAR AVE. FONTANA,CA P: 909.349.2016 W W W.TUFFLEXPOLYMERS.COM CODE: ICC # ESR -2505 FLASHING & WEATHERSTRIPPING: PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. A MATERIAL SCHEDULE NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. KEYNOTE LEGEND 1 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) 2 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN T ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 1 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. 1 1 5 NATURAL SLATE ROOFING - CLASS W - REF. MATERIAL SCHEDULE AIA -6 6 STONE VENEER - REF. DTL. 8/AD-1 & MATERIAL LEGEND 7 ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DINGS. TO ARCH. 8 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33. HOA NOTE: LIGHTING SHAL NOT ENCROACH INTO HOA SETBACKS. 9 A-5.0 10 11 A-5.1 A-5.2 SKYLIGHT -SIZE AS DIM. -ARCH. TO APPY. SHOP DINGS. -'ACRALIGHT' OR EQUIV. (REF. DTL. 23/AD-1) ESR -2415 13 MOVEABLE BBQ UNIT- COORDINATE W/. OWNER -PROVIDE POWER & GAS AS REQ'D. BY MFG'R. 14 STONE SILL -COLOR TO MATCH. ARCH TO APPROVE PROFILE 15_! EXTERIOR GUARDRAIL -MIN. 42" HEIGHT -4" MAX. SPHERE OPENING, REF. DTLS. 2, 4, 17/AD-1 16 EXPOSED STRUCTURAL STEEL MEMBER, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.) 17 '4X6 DECO. TIMBER - STAIN & SEAL AS SEL. 18 j STONE HEADER, COLOR TO MATCH - ARCH TO APPROVE PROFILE 19 DOW NSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 2'-0" (E.) PROPERTY LINE WALL TO REMAIN - PROTECT IN PLACE 21 2'-0" Q a >o z 0 0 N� Q E m r Y MAX. MAX. 21 AD -1 MAX_RIDGEHEIGHT g MAXRIDGE HEIGHT Q�� 3873 __ --------- ------------------------------------------------------------------ ------------------------------------------- _________________________ ______ _ 373' z _ 5 12 35.18' S 34.94' MAX_F_LAT------------------ ----------------- ------ --------- 12 -------- - .7 _ _ 33.73' Typ. A-3.0 3 33.73' ROOF PLATE TYP. 5 A-3.0 5 ROOF PLATE TYP. 30.77' A-7.0 30.77 MAX_HOA ROOF PLATE -- � ----- -- 18 _ ----- -- Z ------- HOA ROOF PLAT 30.7T 30.7T 3 Fl 8 A-3.0 - - - 20 1J� 12 11 14 6 15 J 3T, o = o x r x SECOND FLOOR T.O.S. TYP. _ a 5 a 21.35' ENTRY PLATE - - - - - - - - - - - - - - - - - _ SECOND FLOOR T.O.S.TTYP.) n 21.35 7 , SECOND FLOORPLATE�TYP� SECOND FLOOR PLATE (TYPJ ----- 17 -9318" -- olc. I - - - - 18 - - - - - - - - - - - - - - - - - - 18 - - P L - - -� ___ I 20.2r 20.27 TYP. 16 4 4 9" 3" MORE A-7.0 III III LJ - F8 120 4 20 9 1 9 N a 3 ❑❑❑ o= 3 1 • o ❑❑❑ ° L3 0 ❑ ❑ ❑ lig. > iv z ❑ C � ¢ TYP. > a 2 FIRST FLOOR T.O.S. ❑ ❑F.V� J A 7 0 FIRST FLOOR T.O.S. 10.23' 10.23' GRADE PLANE — GRADE PLANE - I 9.79 MAX_R_IDGE HEIGHT--------------- . VJ 38.73' MAX FLAT--------------------- �33.73' ROOF PLATE TYP. 30.77' MAX. HOA ROOF PLATE �30.7T jk_SiECOND FLOOR T.O.S. (TYF .35' -= SECOND FLOOR PLATE (TTY�_ �2CD N FIRST FLOOR v 1023' 9.73' GRADE PLANE F_ n FRONT ELEVATION 1/4" = 1'-0" 1 1 1 A-5.2 A-5.1 A-5.0 MAX. RIDGE HEIGHT 38.73' ---------------------------MAX FLAT 33.73' ROOF PLATETYP. 30.77' MAX. HOA ROOF PLATE 30.77' iA w _ SECOND FLOOR T.O�.S. (TYP.) n 21.35'-C/ -4 _SECOND FLOOR - --IjYP.) 20.27-' v _ FIRST FLOOR(T.O.S.) OL 10.23' GRADE PLANE 9.73' n REAR ELEVATION 1/4" = 1'-0" WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOE YOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN@ABSSOCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM STEEL WINDOWS MANUFACTURER: EUROLINE STEEL WINDOWS & DOORS PRODUCT: CUSTOM STEEL ADDRESS: 1221 E. WARNER AVE. SANTA ANA, CA 92705 PHONE: 877590-2741 WEB: WWW.EUROLINESTEELWINDOWS.COM STEEL PATIO DOORS & STOREFRONT MANUFACTURER: EUROLINE STEEL WINDOWS & DOORS PRODUCT: CUSTOM STEEL ADDRESS: 1221 E. WARNER AVE. SANTA ANA, CA 92705 PHONE: 877-590-2741 WEB: WWW.EUROLINESTEELWINDOWS.COM EXTERIOR STUCCO: MANUFACTURER: MERLEX STUCCO 2911 ORANGE -OLIVE ROAD ORANGE, CA 92865 P: 714.627.1700 COLOR:TBD APPLICATION: THREE -COAT APPL., SMOOTH 7/8" W/. METAL LATH (DIAMOND OR EQUIV.) EXTERIOR STONE VENEER PRODUCT: STONE VENEER COLOR: LIME (WHITE) WASH OR STUCCO FOG APPLICATION: MODULAR STONE COURSE PER ELEVATIONS - REF. DTL. 8/AD-1 THICKNESS: 1" - 1.5" NOMINAL WEIGHT: <8.5 LBS./S.F. SLATE TILE ROOFING: PRODUCT: SLATE/NATURAL STONE MFGR: DAVINCI ROOF SCARES 13890 W. 101 ST STRET LENEXA, KS 66215 1.800.328.4624 COLOR: DARK GRAY, SLATE GRAY-VERI-BLEND TO BE APPROVED BY ARCH. & OWNER APPLICATION: CLOSED VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING CODE: CLASSW ASSEMBLY WEIGHT: APPRX. 12 LBS./S.F. COOL ROOFING: PRODUCT: BUILT-UP COOL ROOFING SYSTEM MFGR: DURO-LAST ROOFING, INC. 525 MORLEY DRIVE SAGINAW, MI 48601 COLOR: WHITE APPLICATION: TBD CODE: CLASS W MIN. REQ'T. (ICC # ESR -1660) WEIGHT: N/A. WOOD DECK COVERING: (CLASS'A' ) PRODUCT: DEX-O-TEX WEATHERWEAR ROOF DECK COVERING MANUFACTURER: CROSSFIELD PRODUCTS CORP. 3000 EAST HARCOURT STREET RANCHO DOMINGUEZ, CA 90221 P'310.8869100 APPLICATION: REAR DECK COLOR:WOOD CODE: ICC# ESR -1757 NOTES: INSTALLATION PER MFGR. REQUIREMENTS. REF. DTL. 4/A-3 WEIGHT: APPX. 1 PSF. GUTTERS: MATERIAL: METAL - COPPER PAINTED KYNAR SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS W W W.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, METAL & GLASS WATERPROOF DECK MEMBRANE: TUFFLEX POLYMERS 10880 POPLAR AVE. FONTANA,CA P: 909.349.2016 W W W.TUFFLEXPOLYMERS.COM CODE: ICC # ESR -2505 FLASHING & WEATHERSTRIPPING: PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. A MATERIAL SCHEDULE NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. DJ ECT NAME KEYNOTE LEGEND 1 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) 2 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN T ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 3 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. 4 GARAGE DOOR - CUSTOM BUILT, REF. SCHED: ARCH TO APPV. SHOP DINGS. PRIOR TO FAB. 5 NATURAL SLATE ROOFING - CLASS W - REF. MATERIAL SCHEDULE AIA -6 6 STONE VENEER - REF. DTL. 8/AD-1 & MATERIAL LEGEND 7 ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DINGS. TO ARCH. 8 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33. HOA NOTE: LIGHTING SHAL NOT ENCROACH INTO HOA SETBACKS. 9 1 (N.) CUSTOM WOOD GATE - PER OWNER, STAIN & SEAL, ARCH TO APPRV. (MAX. 6' HT. ABOVE NATURAL GRADE) 10 11 FURNISHINGS -AS SELECTED EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 12 SKYLIGHT -SIZE AS DIM. -ARCH. TO APPY. SHOP DINGS. -'ACRALIGHT' OR EQUIV. (REF. DTL. 23/AD-1) ESR -2415 13 MOVEABLE BBQ UNIT- COORDINATE W/. OWNER -PROVIDE POWER & GAS AS REQ'D. BY MFG'R. 14 STONE SILL -COLOR TO MATCH. ARCH TO APPROVE PROFILE 15_! EXTERIOR GUARDRAIL -MIN. 42" HEIGHT -4" MAX. SPHERE OPENING, REF. DTLS. 2, 4, 17/AD-1 16 EXPOSED STRUCTURAL STEEL MEMBER, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.) 17 '4X6 DECO. TIMBER - STAIN & SEAL AS SEL. 18 j STONE HEADER, COLOR TO MATCH - ARCH TO APPROVE PROFILE 19 DOW NSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 20 (E.) PROPERTY LINE WALL TO REMAIN - PROTECT IN PLACE 21 1 PARAPET WALL - STUCCO CAP TO MATCH PER MAT. SCHED. A-4.0 (SLOPE CAP 2% MIN. TOWARD DECK) DJ ECT NAME CLEMONS RESIDENCE \TUS W CDP O C/)/1 V J n E N Q Lu m U � U N n rn YU < W z U U Q N L m J =� m m Z U H C oa U a c m cm 3 z y� Q a >o z 0 0 N� Q E m r Y r � Q U) CID U Z Z07N= p OQ U Q W U a- W � U�Qm O O LU Q 0 o ❑ al Lu Z Q C\l (,q O (D z 0') W z Q W O = U � Q Lu m Lu n z W z OLLfJ Q W J =� O DOCUMENT VALID UPON ORIGINAL SIGNATURE N a 'Moo c Z c r -0 a cp �.tZ m9Z9 cc50 m° m z 09c,L 0 sc T T[Y m H d d d 3< N N O n L O T OL N N N C MOO= w d E ,,X L C U T O C a w OmiF oramE Mao I-.N HJN O.N uim0 U m Z m O c — md vO IZ C�mymm� z < mpNQ 0dd�mTc z F5 N w Y TH N E T U O C O H'c W = mD6=��j99 py NU -C MW.� —j U omcamL W=yEc=�° c M 2 OC O L O O� N N J a v o m o > O a o c L.LN 2'sN 82 U W W Lr EZ-50=1I2,0 Z-5 ==U1d I=2vrNE o Vtow3 _�w W NUS -C) REVISIONS NO. I REVISION DATE JOB NO. 2017-10 DATE 05/15/2018 SHEET NO A-4.0 I 54 3 2 A-5.2 A-5.2 MAX. I RIDGE HEIGHT - 38.73' MAX �FLAT-------------------------------------------------------------------------- 33.73' ROOF PLATE TYP. 30.77 C MAX.�HOA ROOF PLATE 30.7T r DEN ROOF PLATE v 30.34' SECOND FLOOR T.O.S.STjPj 21.35' `° ISECOND FLOOR PLATE (TYP.) T N v 20.27' 2 LL v —--— P.L. FIRST FLOOR T.O.S. — — 10.23' DE PLANE 9.73' 4-1 3 A-5.1 4-1 y 34'94 Q4 34.14' � 4 4 -�.1� ---0-- ------------ -------- ---------------------- ----------------------------- 3 A-3.0 17 11 _i LINE TO MECH. WELL BEYOND i� 19 � 18 16 x RV-Fl3 5 x 2 TYP. A-7.0 I � i I 3 TYP. A -7.o 7 6 — m 5 Al rn LL 2 3 2 A-5.1 ---------------------------------------------------------------------------------------------------------------------------------------MAX_RIDGE HEIGHT -------- 38.73'38.73' 33.73' 35.18' 15 HT. CERT. REQU 4 18 AD -1 ------------------------------ 3 ------------------------------------------ - --------------------------------------------------------------------------------------------MAX FLAT 33.73' A-3.0 ROOF PLATETYP. l - 2 TYP. - - - — 30.77 MAX. HOA ROOF PLATE 7r030.77 � 11 11 � DEN ROOF PLATE (TYP.) Il 30.34' 2 3 2 3 2 3 A-5.0 A-5.0 4' MAX. MAX_RIDGE _ HEIGHT ---------------------------------------------- --- l 34.�J4' rel 34.5 P FLAT ----------------------------- --------------------------------- 4s�2--- �� �----------------------------------------- 3 ROOF PLATE TYP. L I_ A-3.0 LINE OF MECH. WELL BEYOND ►I 30.77' MAX. HOA ROOF PLATE — } — — — — — — — — — — — — — — — — — — — — 30.77' ----------- 9 -- 7 � 40 39� 38 LT 36 35, 3 _ s, a, o = I60 60 13 o x o x~ x TYP. 2 16 16 4 A-7.0 1 n SECOND FLOOR T.O.S._(TYP.)_ _ - _ _ _ _ _ _ - g _ _ _ _ _ _ _ _ _ _ _ - _ _ _ - _ _ _ _ _ - 21.35' � 7 v2S0.20NDFLOORPLATE (TYP� r o ------------------- N— TYP.-------------------- -- `� P.L. — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — N KV 0 FIRST FLOOR T.O.S. — 10.23' /TRADE PLANE_ 9.73' aei tl�IICA7 4 3 0 18 y 3 I— _— � A-3.0 17 — — — — — — — — — — — -- — — — — — — — — T�- \TUS 1 CDP mil V J E N STONE VENEER- REF. DTL. 8/AD-1 & MATERIAL LEGEND U � U N NATURAL SLATE ROOFING - CLASS'A' - REF. MATERIAL SCHEDULE A/A-6 T 16 15 a EXTERIOR LIGHTING -TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33. HOA NOTE: LIGHTING SHAL NOT ENCROACH INTO HOA SETBACKS. MINE ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DW GS. TO ARCH. F 4 4X6 DECO. TIMBER - STAIN & SEAL AS SEL. N L m I m w A-7.0 3 m F m H C o 0 23.75' c — A n 14 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT -4" MAX. SPHERE OPENING, REF. DTLS. 2, 4, 17/AD-1 12 3 T61 16 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) v; 19 >o �v z 0 0 N� MEN E ; m O1� >. I .. Q 2002C N L r3 OC r � 5 - N LL 1/Y�/ 1 ui y O O d - U oW 0- X F.V. W 9fr Q NL.. Q J REVISIONS NO. I REVISION DATE i P.L. 13 5 3 11T 51 fl 2TYP. sLEIi 2 4 0 011 M o m W ( Iy 13 1 J I 2 3 2 3 2 3 A-5.0 A-5.0 4' MAX. MAX_RIDGE _ HEIGHT ---------------------------------------------- --- l 34.�J4' rel 34.5 P FLAT ----------------------------- --------------------------------- 4s�2--- �� �----------------------------------------- 3 ROOF PLATE TYP. L I_ A-3.0 LINE OF MECH. WELL BEYOND ►I 30.77' MAX. HOA ROOF PLATE — } — — — — — — — — — — — — — — — — — — — — 30.77' ----------- 9 -- 7 � 40 39� 38 LT 36 35, 3 _ s, a, o = I60 60 13 o x o x~ x TYP. 2 16 16 4 A-7.0 1 n SECOND FLOOR T.O.S._(TYP.)_ _ - _ _ _ _ _ _ - g _ _ _ _ _ _ _ _ _ _ _ - _ _ _ - _ _ _ _ _ - 21.35' � 7 v2S0.20NDFLOORPLATE (TYP� r o ------------------- N— TYP.-------------------- -- `� P.L. — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — N KV 0 FIRST FLOOR T.O.S. — 10.23' /TRADE PLANE_ 9.73' aei tl�IICA7 4 3 0 18 y 3 I— _— � A-3.0 17 — — — — — — — — — — — -- — — — — — — — — T�- 1 A TYP. a i ENTRY PLATE 21.02' u EJECT NAME CLEMONS RESIDENCE \TUS 1 CDP mil V J E N STONE VENEER- REF. DTL. 8/AD-1 & MATERIAL LEGEND U � U N NATURAL SLATE ROOFING - CLASS'A' - REF. MATERIAL SCHEDULE A/A-6 � rU STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. a EXTERIOR LIGHTING -TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33. HOA NOTE: LIGHTING SHAL NOT ENCROACH INTO HOA SETBACKS. MINE ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DW GS. TO ARCH. 8 4X6 DECO. TIMBER - STAIN & SEAL AS SEL. N L m PRECAST CONCRETE FASCIA- ARCH TO APPROVE PROFILE 10 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) m Zm C—)/�� H C o 0 LL c — A STONE SILL - COLOR TO MATCH. ARCH TO APPROVE PROFILE 14 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT -4" MAX. SPHERE OPENING, REF. DTLS. 2, 4, 17/AD-1 cm 3 (N.) CUSTOM WOOD GATE - PER OWNER, STAIN & SEAL, ARCH TO APPRV. (MAX. 6' HT. ABOVE NATURAL GRADE) 16 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) v; INN >o �v z 0 0 N� MEN E ; m O1� >. I .. Q 2002C N L r3 OC r � r U rli'sm K1 J E d W.V 1/Y�/ 1 ui y O O d U oW 0- X 2� 0 2 d.- U= O=w NUS—U�9Uow W 9fr Q NL.. Q J REVISIONS NO. I REVISION DATE 1 A TYP. a i ENTRY PLATE 21.02' u EJECT NAME CLEMONS RESIDENCE \TUS 1 CDP mil V J E N STONE VENEER- REF. DTL. 8/AD-1 & MATERIAL LEGEND U � U N NATURAL SLATE ROOFING - CLASS'A' - REF. MATERIAL SCHEDULE A/A-6 � rU STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. a EXTERIOR LIGHTING -TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33. HOA NOTE: LIGHTING SHAL NOT ENCROACH INTO HOA SETBACKS. U U ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DW GS. TO ARCH. 8 4X6 DECO. TIMBER - STAIN & SEAL AS SEL. N L m PRECAST CONCRETE FASCIA- ARCH TO APPROVE PROFILE 10 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) m Zm C—)/�� H C o 0 LL c — A STONE SILL - COLOR TO MATCH. ARCH TO APPROVE PROFILE 14 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT -4" MAX. SPHERE OPENING, REF. DTLS. 2, 4, 17/AD-1 cm 3 (N.) CUSTOM WOOD GATE - PER OWNER, STAIN & SEAL, ARCH TO APPRV. (MAX. 6' HT. ABOVE NATURAL GRADE) 16 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) v; Q >o �v z 0 0 N� Q E ; m O1� >. m r Y .. Q 2002C N L r3 OC r � r U rli'sm K1 J E d W.V 1/Y�/ 1 ui Q U Z Z (n N = p OQ U Q LU O a- W � C)< DO H o �w< W Z QNU' wC0 O Cir=Zrn FIRST FLOORT.O0.23'.S. KEYNOTE LEGEND 1 GRADE PL�ANE 1 mil 9.73' UJV STONE VENEER- REF. DTL. 8/AD-1 & MATERIAL LEGEND 4 n RIGHT SIDE ELEVATION Z 1/4" = 1'-0" Lu Lu EAD1 w ------------------------------------------------------------------------------------MAX_RIDG_E_HEIGHT� 38.73' U) 35.56' i z C! O _ ..... ---------------------------------------------------------------------MAX l 33.73' V ROOF PLATE TYP. 30.77' uj HOA ROOF PLAT ------------------------- — MAX. E — — 30.77' J s V lit � o =13 k14 AD 1 - - - --- - - - - - - - -� �7 I azo — SPA r =L—I I—�I I I-1 I III -1 I I-1 I I— —1 I —1 —� =1 I I_L i i=W l L -I I=1 1=, I I -i I —1 1—I I I7-771 �1 12 P.L. _SECOND FLOOR T.O.S. 21.35' — — SECOND FLOOR PLATE TTYPE 20.27' FIRST FLOORT.O0.23'.S. 1 _GRADE PLA 9. 73'N I n LEFT SIDE ELEVATION KEYNOTE LEGEND 1 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/Al (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) mil CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 3 STONE VENEER- REF. DTL. 8/AD-1 & MATERIAL LEGEND 4 NATURAL SLATE ROOFING - CLASS'A' - REF. MATERIAL SCHEDULE A/A-6 5 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. 6 EXTERIOR LIGHTING -TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33. HOA NOTE: LIGHTING SHAL NOT ENCROACH INTO HOA SETBACKS. 7 ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DW GS. TO ARCH. 8 4X6 DECO. TIMBER - STAIN & SEAL AS SEL. 9 PRECAST CONCRETE FASCIA- ARCH TO APPROVE PROFILE 10 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 11 STONE HEADER, COLOR TO MATCH - ARCH TO APPROVE PROFILE 12 - - - --- - - - - - - - -� �7 I azo — SPA r =L—I I—�I I I-1 I III -1 I I-1 I I— —1 I —1 —� =1 I I_L i i=W l L -I I=1 1=, I I -i I —1 1—I I I7-771 �1 12 P.L. _SECOND FLOOR T.O.S. 21.35' — — SECOND FLOOR PLATE TTYPE 20.27' FIRST FLOORT.O0.23'.S. 1 _GRADE PLA 9. 73'N I n LEFT SIDE ELEVATION O O U 2 U Q W m W z LL J J O DOCUMENT VALID UPON ORIGINAL SIGNATURE KEYNOTE LEGEND 1 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/Al (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) 2 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 3 STONE VENEER- REF. DTL. 8/AD-1 & MATERIAL LEGEND 4 NATURAL SLATE ROOFING - CLASS'A' - REF. MATERIAL SCHEDULE A/A-6 5 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. 6 EXTERIOR LIGHTING -TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33. HOA NOTE: LIGHTING SHAL NOT ENCROACH INTO HOA SETBACKS. 7 ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DW GS. TO ARCH. 8 4X6 DECO. TIMBER - STAIN & SEAL AS SEL. 9 PRECAST CONCRETE FASCIA- ARCH TO APPROVE PROFILE 10 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 11 STONE HEADER, COLOR TO MATCH - ARCH TO APPROVE PROFILE 12 FURNISHINGS - AS SELECTED 13 STONE SILL - COLOR TO MATCH. ARCH TO APPROVE PROFILE 14 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT -4" MAX. SPHERE OPENING, REF. DTLS. 2, 4, 17/AD-1 15 (N.) CUSTOM WOOD GATE - PER OWNER, STAIN & SEAL, ARCH TO APPRV. (MAX. 6' HT. ABOVE NATURAL GRADE) 16 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 17 A/C. CONDENSER UNIT- SIZE TBD -PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. Q'D. BY C.N.B.) 18 !PLARAPET WALL - STUCCO CAP TO MATCH PER MAT. SCHED. A-4.0 SLOPE CAP 2% MIN. TOWARD DECK) O O U 2 U Q W m W z LL J J O DOCUMENT VALID UPON ORIGINAL SIGNATURE JOB N0, 2017-10 DATE 05/15/2018 SHEET NO. A-4.1 N N O Q ry N L N TLZ -Op {Cp9Z'.CO c c50 m� 9 t- m a �'y'>o 2 L n3:Q �C T m N CO .?a-'' d 3m._t U) U) U U i W� K V y Z m o c m m v O Z c N y m m 1r Z Q N N 2 NF N C\I ZU_�O�O.~NEjr O N O t0 L ma°C NE3°1a�La W a m = = v J p y N U C f0 N r o� cg a m o 9 U W C � 7 a p.- y EC l0 6Cvr V m O1� >. O .. Q 2002C N L r3 OC r U rli'sm K1 J E d W.V 1/Y�/ 1 ui y O O d U oW 0- X 2� 0 2 d.- U= O=w NUS—U�9Uow W 9fr Q NL.. Q J REVISIONS NO. I REVISION DATE JOB N0, 2017-10 DATE 05/15/2018 SHEET NO. A-4.1 MAX. RIDGE HEIGHT 38.73' --- MAX FLAT ----------------------- 33.73' ROOF PLATE TYP. 30.77' rh MAX. HOA ROOF PLATE 30.7T - r _SECOND FLOOR T.00�TYPJ_ _ v 21.35' rh SECOND FLOOR PLATE (TYU 20.27' 0 0 I FIRST FLOOR (T.O.S.) %— 10.23' rh GRADE PLANE 9.73' 1 1 1 1 1 A-5.0 A-5.1 A-5.2 A-5.0 A-5.1 ----------------IfL P.L. 14 I — KEYNOTELEGEND I N 2 c Q VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS - - FURNISHINGS - AS SELECTED 5 —III III—III III—III III—III III—III III—III =1 I1 1 I1 1 I1 1 I1 1 I1 III III—III III—III III—III III—III III—III III—III III—III I —III III—IIII114 1 IF H 1 11 11 1 I1 1I I1= III—III IIIIIIIII—III III—III I J n TRANSVERSE SECTION 1/4" = 1'-0" 2 3 2 A-5.0 A-5.0 MAX. RIDGE HEIGHT_______________________________________________________________________________________________________________________________________________ 38.73' 4 A-3.0 'T'I-.T, i --- --- -- ATTIC N�Jlrl r�or��n,■�a�•■■rn�ro aiiiin'■L'L?�J�i�i`�, rlll ur FOYER III EL ATTIC 113 A-3.0 P.L. KEYNOTELEGEND I N 2 INTERIOR STAIR MOUNTED HANDRAIL - 34"-38" ABV. NOSING, REF. DTLS. 2,3,4,9/AD-1 o LJ I�J o 22 D0LIP 37 D IIII ISI IIII ISI- l II VIII II II (III I I I I I I III I I III IIII�1 ��1 1�1 1.1 III I I III I I I I9 -I I I I I I I I I III I I I I I I III I I III III III III III III III I I 1 1 I I I I I- n TRANSVERSE SECTION 3 A-5.1 23 MAX FLAT------------------------------------------- 15 AD -1 - -- o ATTIC — 21 35 —— ------ —-2%MIN. -- -- �MOAX_HOAROOFPLATE------------ ----- ---------------- r n v DEN 30.34ROOF PLATE (TYl ' 12 22 3 115 RYAN'S i6 ' �1 BEDROOM 23 4 D ° zs 26 1/4" = 1'-0" INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-19 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 DJ ECT NAME CLEMONS RESIDENCE KEYNOTELEGEND 1 RESIDENTIAL ELEVATOR -'ROCKY MOUNTAIN' OR EQUIV, SHAFT SIZE = 60" X 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 2 INTERIOR STAIR MOUNTED HANDRAIL - 34"-38" ABV. NOSING, REF. DTLS. 2,3,4,9/AD-1 3 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 4 FURNISHINGS - AS SELECTED 5 NATURAL SLATE ROOFING - CLASS W - REF. MATERIAL SCHEDULE A/A-6 6 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS Si 7 FLOOR JOISTS - REF. STRUCT. 8 WATER HEATER - TANK - SIZE PER T-24 REPORT REF. DTL. 1/AD-1 - WATER HEATERS SHALL BE WALL -MOUNTED A MINIMUM OF 48 INCHES ABOVE THE GARAGE FINISH FLOOR 9 LINEAR FLUORESCENT FIXTURE - CEILING MOUNT (ALT.RECESS) - HIGH EFFICACY LUMINAIRE 10 TOILET - MIN. 24" CUR. IN FRONT, MIN. 30" CUR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 11 ROOF RAFTERS - REF. STRUCT. 12 CEILING FRAMING - REF. STRUCT. 13 CONCRETE MAT SLAB ON GRADE - REF. STRUCT. & CIVIL DWGS. 14 (E.) PROPERTY LINE WALL TO REMAIN - PROTECT IN PLACE 15 SKYLIGHT- SIZE AS DIM. - ARCH. TO Al SHOP DWGS.-'ACRALIGHT OR EQUIV. (REF. DTL. 23/AD-1) ESR -2415 16 BATHTUB & SHOWER- PROVIDE TILE W/. CEMENT BACKING MIN. 70" HIGH 17 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 18 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 19 DECORATIVE PENDANT LIGHT FIXTURE 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. 23 MAX FLAT------------------------------------------- 15 AD -1 - -- o ATTIC — 21 35 —— ------ —-2%MIN. -- -- �MOAX_HOAROOFPLATE------------ ----- ---------------- r n v DEN 30.34ROOF PLATE (TYl ' 12 22 3 115 RYAN'S i6 ' �1 BEDROOM 23 4 D ° zs 26 1/4" = 1'-0" INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-19 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 DJ ECT NAME CLEMONS RESIDENCE \TUS AIC. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) CDP 38.73' r /1 E N V J U � U N 25 � rU 26 a FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS U U Lu ° -- (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A m N L d - O KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. - VENT. TO EXT. TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES m m U H C oa U a AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE C — A MAX. RIDGE HEIGHT 21 AIC. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) a 38.73' FIRE -BLOCKING & DRAFT -STOP NOTE EXTERIOR GUARDRAIL- MIN. 42" HEIGHT -4" MAX. SPHERE OPENING, REF. DTLS. 2,4,17/AD-1 Q c 3 SINK -AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 25 COUNTERTOP -AS SELECTED 26 BASE CABINET - BUILT-IN, FINISH AS SEL. FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS TALL CABINET- BUILT-IN, FINISH AS SEL. Z 3 UPPER CABINET- BUILT-IN, FINISH AS SEL. (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A ICUSTOM BUILT DINING TABLE & KITCHEN ISLAND PER OWNER & ARCH. - O KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. - VENT. TO EXT. TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES KITCHEN SINK - AS SELECTED 32 DECO WOOD BEAM. PER INT. DESIGNER - STAIN & SEAL AS SEL. ARCH TO APPRV. AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE SHELF AND POLE - BUILT IN, FINISH AS SEL. > o WASHER- PROVIDE HOOK-UPS & POWER MAINTAINED. CEILING FAN - W/. LED FIXTURE, AS SELECTED. REQS: DIMMERIOCCUPANCY SENSOR 36 EXHAUST FAN W/. DUCT- MIN. 50 CFM 37 DEPRESSED SLAB FOR ELEVEVATOR - COOR. WITH ELEVATOR MFGR. & G.C., REF. STRUCT. DRAWINGS Z MAX FLAT ----------------------- FIRE BLOCKS. (N.) EXTERIOR GLASS GUARDRAIL TO BE ACID -ETCHED WITH'AVIPROTEK T BY WALKER TEXTURES OR SIMILAR PRODUCT TO REDUCE POSSIBLE BIRD STRIKES - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 4,13 & 14/AD-1 E v Q 33.73' FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING CONCRETE RETAINING WALL -REF. STRUCTURAL 'O Y ROOF PLATETYP. FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND Z °�xBn°00E 30.77' HORIZONTAL. u� �w���$ owowo a� _ W MAX. HOA ROOF PLATE FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY 9 Q W .tfr . Q J - 30.77 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 - DEN ROOF PLATE (TYP.) /1 FILL INSULATION MATERIAL SHALL NOT BE USED. 30.34' 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. INA 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 SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER SECOND FLOOR T.O.S. TYP. AREAS. 21.35 ATTICS. Q _ _ _ ENTRY PLATE n 21.02 I U DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM U) CO n SECOND FLOOR PLATE i20.27' WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE Z O : N 0 27 WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. p O U) U DRAFT STOP CONSTRUCTION. < W 0a- _J m DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN/. -INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL K L) H (- U) PANEL, 3/8 -INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. Z Z Q O>>O OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES > > O>- fh CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. Z � _ > (O ONU' wCfl O U' , 2 Z rn FIRST FLOORT.O0..23'S. 1 GRADE PLAN 9.73' KEYNOTELEGEND 21 AIC. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) 22 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33. HOA NOTE: LIGHTING SHAL NOT ENCROACH INTO HOA SETBACKS. 23 EXTERIOR GUARDRAIL- MIN. 42" HEIGHT -4" MAX. SPHERE OPENING, REF. DTLS. 2,4,17/AD-1 24 SINK -AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 25 COUNTERTOP -AS SELECTED 26 BASE CABINET - BUILT-IN, FINISH AS SEL. 27 TALL CABINET- BUILT-IN, FINISH AS SEL. 28 UPPER CABINET- BUILT-IN, FINISH AS SEL. 29 ICUSTOM BUILT DINING TABLE & KITCHEN ISLAND PER OWNER & ARCH. 30 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. - VENT. TO EXT. 31 KITCHEN SINK - AS SELECTED 32 DECO WOOD BEAM. PER INT. DESIGNER - STAIN & SEAL AS SEL. ARCH TO APPRV. 33 SHELF AND POLE - BUILT IN, FINISH AS SEL. 34 WASHER- PROVIDE HOOK-UPS & POWER 35 CEILING FAN - W/. LED FIXTURE, AS SELECTED. REQS: DIMMERIOCCUPANCY SENSOR 36 EXHAUST FAN W/. DUCT- MIN. 50 CFM 37 DEPRESSED SLAB FOR ELEVEVATOR - COOR. WITH ELEVATOR MFGR. & G.C., REF. STRUCT. DRAWINGS 38 IUNDER CABINET FIXTURE - FLUORESCENT 39 (N.) EXTERIOR GLASS GUARDRAIL TO BE ACID -ETCHED WITH'AVIPROTEK T BY WALKER TEXTURES OR SIMILAR PRODUCT TO REDUCE POSSIBLE BIRD STRIKES - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 4,13 & 14/AD-1 SIM 1 A101 SECTION INDICATOR Room name ROOM TAG (NAME / AREA) 150 SF SIM 1 A101 CALL -OUT TAG Name ELEVATION INDICATOR Elevation Lu W 0 REVISION FLAG 20R@ 71/2" STAIR TAG (NO. OF RISER & HEIGHT) 1i WALL TAG 101 DOOR TAG 1i WINDOW TAG W KEYNOTE TAG A ANNOTATION LEGEND �i 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 Q 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 pdm a.�r:: d 5 Z o y d~ A EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 U Q .- y O H A INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. D NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. ® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. 0 CONCRETE RETAINING WALL -REF. STRUCTURAL B SEPARATION LEGEND 2 3 A-5.2 MAX. RIDGE HEIGHT ------ ------ 38.73' 15 23 1_1 _AA MAX AD-1 -- -- --- -- S72----------------------------------------------------------------------------------------------73� ATTIC 3 • F2_0] 19 _ A-3.0 IF- - -------- 'T- • 1 - s 33 I a STAIRS LAUNDRY MASTER B, 25 2s MASTER W.I.C. 2a 25 1 4 34 �• n SECOND FLOOR T O_S_jTYPP _ _ _ _ _ _ _ qu 21.35' �SECOND FLOOR PLATE LTYP.)--------------- 20.27' 10.23' FIRST FLOOR T.O.S. jii PLANE _ 9.73' IIII U 3 22 19' 2 BEDROOM #1 BATH #1 FO EI 19 ��� 4 ]� 18 17 N a 210-4 2 STAIRS J 27 28 1"6j LOUNGE 0 24 U 0 1 rr■r�l rr■rG I KITCHEN 30 31 mms - - - - - - - -----------------------------------MAX. HOA ROOF PLATE 36 77' ---------------------------------------- LAUNDRY PLATE 29.37' 26 1, 18 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ SECOND FLOOR T.O.S. LTyl A-) 21.35' -_3r12 ------------------------------SECOND FLOOR PLATE LTYP.)I 20.27' DIN NG _ I - 38 BULKHEAD RAIL > FIRST FLOOR T.O.S. 10.23 51 - - - - - - - GRADE PLANE dL LONGITUDINAL SECTION DOCUMENT VALID UPON ORIGINAL SIGNATURE o h Z c O0 W ai Z Lu O U Q cn ul m Lu W 0 L C U T O N N E U'_wm do a ,_ LLI Z z O J Q W J =� zZ �i DOCUMENT VALID UPON ORIGINAL SIGNATURE JOB N0, 2017-10 DATE 05/15/2018 SHEET NO. A-500 o h Z c O0 r c c50 m� T .9 m y d N �... L l0 C m .y Nm 92 N a3Qt OT O L N N N C(n MOO= d L C U T O N N E U'_wm do a ,_ 0 w O w N_ U ~ O a t O O. N >. O- UZ m m O c m m v Z = m m zZ m Q N N C N N 0d0� TORN O NF O pdm a.�r:: d 5 Z o y d~ A U Q .- y O H A C O U O N N 0= C M N V L(L^I � C TO N C L ty a��� 2 O d 0 vl C L O �- (J N Of L T 'i N 0 9 0 y V N C 0 C N L Z °�xBn°00E r.. in__-SmV O 1- �w���$ owowo a� _ aNi c'�nUMpU y 9 Q W .tfr . Q J REVISIONS NO. REVISION DATE JOB N0, 2017-10 DATE 05/15/2018 SHEET NO. A-500 1 1 1 1 1 1 A-5.2 A-5.1 A-5.0 A-5.2 MAX._RIDG- HEIGHT--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------MAX RIDGE HEIGHT �38.73.---------------------------------------------------------------------------------------------------------------------------------- 3GHT 15 MAX FLAT �33.7Y------------------------------- ------ 5. ROOF PLATE TYP. 3 L ' 30.77 A-3.0 MAX HOA ROOF PLATE —32 30.77' — --- —-------———— — — — — -- DEN ROOF PLATE (TYP.) r v 30.34' i 'v N NUS ERY m 30 10 D 16 23 �L -L .�. AD 1 2% MIN: 2% MIN. - / STAIRS 0 31 7 rik-SECOND FLOOR T.O.S.YPE _ 35, (T --- - - - - - -— SECOND FLOOR PLATE (TYt� — — — 8 z ------------ 207— .2— ---- _ � d P.L. M M= I 1 31 17 A - ST RS c 14WDR. 7 1 C/C. 20 21 9 I 22 FIRST FLOOR T.O.S. 23 15 10.23' GRADE PLANE — - - - --_ — �-1I II I I" IIIIIIIIIIIIIIIIIIIII-III 1111111 � I=1 I IIIIIIIIIIIIIIIIIIII 1I IIIIIII IIIIIIIIIIIIIIIIII—III—IIIIIIIIIIIIIIIIII111-111—IIIIIIIIIIIIIII—III TRANSVERSE SECTION L 1/4" = 1'-0" 2 A-5.0 �MAX_R_IDGE HEIGHT------------------------------------------------------------------------------ 38.73' 3 A-5.0 ------------------------- 0 AD -1 MAX_F_LAT---------- 5,12 -- • 33.73' ------ -- ---- -z 572 ROOF PLATE TYP. (A_ 3 0 - - - ATTIC 40 30.77' [MAX. HOA ROOF PLATE -I Mu 30.77 n DEN ROOF PLATE (TYP. 30.34' 1 T 31 n F17 1 1 7,==� SECOND FLOOR T.O.S. (TYP.) 35' rk SECOND FLOOR PLATE (TYPPI X 20.2T N O 0 r FIRST FLOOR (T.O.S.) V 10.23' �l 9.GRA 73'DE PLANE 20 0� INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-19 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 DJ ECT NAME 1 CLEMONS RESIDENCE \TUS NATURAL SLATE ROOFING - CLASS'A' - REF. MATERIAL SCHEDULE A/A-6 CDP CHIMNEY CAP/SPARK ARRESTOR.- [DTL. 21/AD-11 (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT 20 E C/)/1 V J N O � FIRE -BLOCKING & DRAFT -STOP NOTE U m UQ CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING WIN. 10% BUT SHALL NOT BE 24 U U W�a FIREPLACE- PREFABRICATED, WOOD BURNING,'HEATILATOR' BIRMINGHAM 42" STLYE "BIR42" [DTL.221AD-1] 26 ___________________________________________ MAX FLAT FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUTOFF ALL CONCEALED DRAFT OPENINGS N L N — � U 33.73' w t0 2 y C = � 3 O O 27 26 11 /' 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. SECOND FLOOR T.O.S.ffYP.)/1 FLOOR -CEILING ASSEMBLIES. 21.35' - - - - - - - SECOND FLOOR PLATE TYP.) DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS 20.27' SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS. DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM Q WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE U WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES.Z Z N = c o DRAFT STOP CONSTRUCTION. 0 QO a DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN /,INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL 2 V 0 Lu Q CO 0 PANEL, 3/8 -INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. _ 6 OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES Z Z LU Q AD -1 CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. Q ?) d FIRST FLOORT.O.S. w z:- - 10 O , C7 � y w C., GRADE P�LANE — 9.7 1 1 SECTION INDICATOR VIII � III � III � III1 1 III1 I I - III � III __I III��IIII��III���III���III���III���III���IIII11IIII��III111III1��III111III IIII I -I I III- Room name ROOM TAG (NAME / AREA) J 150 SF 0 SIM 1 KEYNOTE LEGEND 1 INTERIOR STAIR MOUNTED HANDRAIL - 34'1 NOSING, REF. DTLS. 2, 3, 4, 9/AD-1 2 NATURAL SLATE ROOFING - CLASS'A' - REF. MATERIAL SCHEDULE A/A-6 3 CHIMNEY CAP/SPARK ARRESTOR.- [DTL. 21/AD-11 (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT 20 THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED c — FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. FIRE -BLOCKING & DRAFT -STOP NOTE INSTRUCTIONS. CMC 802.4.2.4) 4 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING WIN. 10% BUT SHALL NOT BE 24 LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 5 FIREPLACE- PREFABRICATED, WOOD BURNING,'HEATILATOR' BIRMINGHAM 42" STLYE "BIR42" [DTL.221AD-1] 26 ___________________________________________ MAX FLAT FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUTOFF ALL CONCEALED DRAFT OPENINGS ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. FIREPLACE MUST COMPLY W/. Q co 3 y 33.73' (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A 30 7 = � 3 VEHICLE -MINIMUM PARKING DIMENSIONS ON PLANS TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 L FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 - ROOF PLATE TYP. AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE 10 O - A-3.0 30.77' MAINTAINED. 13 Q o - ------ 14/AD-1 14 OA ROOF PLATE - - - MAX.- - - - -30.771 FIRE BLOCKS. HOA NOTE: LIGHTING SHAL NOT ENCROACH INTO HOA SETBACKS. 15 CONCRETE MAT SLAB ON GRADE - REF. STRUCT. & CIVIL DINGS. 16 FLOOR JOISTS - REF. STRUCT. W T� O� C N c L ty co 2a- w E I'm O O N N E O� cc O 7 '^LAUNDRY — — — — — — — '.0--, — r' 9 d c N N L O _5 C - - - - - - PLATE /� FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING 0% 22-0 O U Q Y u N d X _ N 29.37' FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND 0 0 o w o W d _ r va'�m-um-� U _U.M U W HORIZONTAL. H 2 W E Q J REVISIONS Y - REVISION DATE FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY 27 26 11 /' 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. SECOND FLOOR T.O.S.ffYP.)/1 FLOOR -CEILING ASSEMBLIES. 21.35' - - - - - - - SECOND FLOOR PLATE TYP.) DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS 20.27' SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS. DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM Q WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE U WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES.Z Z N = c o DRAFT STOP CONSTRUCTION. 0 QO a DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN /,INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL 2 V 0 Lu Q CO 0 PANEL, 3/8 -INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. _ 6 OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES Z Z LU Q AD -1 CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. Q ?) d FIRST FLOORT.O.S. w z:- - 10 O , C7 � y w C., GRADE P�LANE — 9.7 1 1 SECTION INDICATOR VIII � III � III � III1 1 III1 I I - III � III __I III��IIII��III���III���III���III���III���IIII11IIII��III111III1��III111III IIII I -I I III- Room name ROOM TAG (NAME / AREA) J 150 SF 0 SIM 1 KEYNOTE LEGEND 1 INTERIOR STAIR MOUNTED HANDRAIL - 34'1 NOSING, REF. DTLS. 2, 3, 4, 9/AD-1 2 NATURAL SLATE ROOFING - CLASS'A' - REF. MATERIAL SCHEDULE A/A-6 3 CHIMNEY CAP/SPARK ARRESTOR.- [DTL. 21/AD-11 (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT 20 THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED 21 FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. 22 INSTRUCTIONS. CMC 802.4.2.4) 4 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING WIN. 10% BUT SHALL NOT BE 24 LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 5 FIREPLACE- PREFABRICATED, WOOD BURNING,'HEATILATOR' BIRMINGHAM 42" STLYE "BIR42" [DTL.221AD-1] 26 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN 27 ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. FIREPLACE MUST COMPLY W/. 28 THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 6 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED 30 ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 7 VEHICLE -MINIMUM PARKING DIMENSIONS ON PLANS 8 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 33 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 9 DECORATIVE PENDANT LIGHT FIXTURE 10 FURNISHINGS - AS SELECTED 11 UPPER CABINET- BUILT-IN, FINISH AS SEL. 12 (E.) PROPERTY LINE WALL TO REMAIN - PROTECT IN PLACE 13 (N.) EXTERIOR GLASS GUARDRAIL TO BE ACID -ETCHED WITH 'AVIPROTEK T BY WALKER TEXTURES OR SIMILAR 39 PRODUCT TO REDUCE POSSIBLE BIRD STRIKES - MIN. 42" HEIGHT -4" MAX. SPHERE OPENING, REF. DTLS. 4,13 & 40 14/AD-1 14 EXTERIOR LIGHTING -TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33. HOA NOTE: LIGHTING SHAL NOT ENCROACH INTO HOA SETBACKS. 15 CONCRETE MAT SLAB ON GRADE - REF. STRUCT. & CIVIL DINGS. 16 FLOOR JOISTS - REF. STRUCT. A101 CALL -OUT TAG Z 3 TRANSVERSE SECTION Elevation ELEVATION INDICATOR W REVISION FLAG Q 20 R@ 71/2" STAIR TAG (NO. OF RISER & HEIGHT) <i>WALL TAG cn KEYNOTE LEGEND 17 CEILING FRAMING - REF. STRUCT. 18 SKYLIGHT - SIZE AS DIM. - ARCH. TO APPY. SHOP DW GS.-'ACRALIGHT OR EQUIV. (REF. DTL. 23/AD-1) ESR -2415 19 LINEAR FLUORESCENT FIXTURE - CEILING MOUNT (ALT. RECESS) - HIGH EFFICACY LUMINAIRE 20 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W1. OWNER) 21 COUNTERTOP -AS SELECTED 22 BASE CABINET- BUILT-IN, FINISH AS SEL. 23 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 24 SHELF AND POLE - BUILT IN, FINISH AS SEL. 25 LAUNDRY SINK - AS SEL. 26 DISPLAY SHELF - BUILT-IN, FINISH AS SEL. 27 TALL CABINET- BUILT-IN, FINISH AS SEL. 28 STONE HEADER, COLOR TO MATCH -ARCH TO APPROVE PROFILE 29 STONE SILL - COLOR TO MATCH. ARCH TO APPROVE PROFILE 30 PRECAST CONCRETE FASCIA -ARCH TO APPROVE PROFILE 31 EXHAUST FAN W/. DUCT- MIN. 50 CFM 32 CEILING FAN - W/. LED FIXTURE, AS SELECTED. REQS. DIMMERIOCCUPANCY SENSOR 33 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. 34 UNDER CABINET FIXTURE - FLUORESCENT 35 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. - VENT. TO EXT. 36 RANGE - VERIFY APPLIANCE W/. OWNER- PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/, MFGR.) 3F KITCHEN SINK - AS SELECTED 38 CUSTOM BUILT DINING TABLE & KITCHEN ISLAND PER OWNER & ARCH. 39 DECO WOOD BEAM. PER INT. DESIGNER - STAIN & SEAL AS SEL. ARCH TO APPRV. 40 ROOF RAFTERS - REF. STRUCT. 41 PARAPET WALL -ST 101 DOOR TAG uj ,i WINDOW TAG r] KEYNOTE TAG ♦n A ANNOTATION LEGEND Z 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 O ® 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 J INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. D NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. O N rn U 2 U Q W H W W z LL ``J^^ vJ Q J 0 7 - DOCUMENT VALID UPON UCCO CAP TO MATCH PER MAT. SCHED. A-4.0 SLOPE CAP 2% MIN. TOWARD DECK WALL W/. STONE VENEER- 2x STUDS @ 16" O.C. U.N.O. 0 CONCRETE RETAINING WALL - REF. STRUCTURAL B SEPARATION LEGEND 2 3 2 3 A-5.1 A-5.1 A-5.2 A-5.2 3 ----------------------------------------------------------------------------------------------------- --- - - - -- 4------------------------------------------------------------------------------------------------- Z_ r 41 18 l T---� 5:12i � '•' ` �I�I�I■Il�f�l�l�l�l�l�l�l�l�f[SI�I�I�ISI�� \ L c� m7L,, E,, j F1 67 0 � E 0 _F 0 3 -CAR GARAGE 8 0 Oi / ❑ ❑ \ 4 2 5 ` 12 (V 2 7 12 21 22 10 0 11 21 22 34 0 35 37 36 10] 38 11 0 10 1 '- �oo0 0000 — o o — o \ I'lv r 0 15 \\ 1!R �� SLOPE PER CIVIL — ' _ - - IIIIII-III I IIIIIIIIIIIII-III �$ I S I VIII � � IIIIIIIII-III- IIIIIIIIIIIIIIIIIIIII-III I�� I— �� I � I � I - � I I 1=1 I I - � I I 1=1 I I I I I I I I I I I � IIII 111 I II 111 I II 111 I II 111 I II 111 I II 111 I II 111 I II 111 I II 111 I II 111 I I� . I1 I II 111 I II 111 I II 111 I II 111 I II 111 I II 11= � . � � � -III- I-III=1 =1 =1 =1 =1 =1 =1 =1 =111=III=1 I -III- I- III- I-III=1 =1 =1 =1 =1 =1 =1 =1 =111=III=111=III=111=III=111=III=1 =1 =111=III=111=III=111=III=111=III=1 =III=1 (N.) BULKHEAD RAIL v m� ---------------- MAX. RIDGE HEIGHT 38.73' m MAX FLAT 33.73' ROOF PLATE TYP. 30.77' MAX. HOA ROOF PLATE 30.77' _ SECOND FLOOR T.O.S. (TYP.) �p 21.35' vv — SECOND FLOOR PLATETTYPT 20.27' FIRST FLOOR CT.O.S_) Il l LONGITUDINAL SECTION 1/4" = 1'-0" ORIGINAL SIGNATURE o c Z a 'Moo r �.tZ m9Z9 ' v c c50 mg m 39 39 T T[j m H d d ymoat O T O L N N 0 N d F o 0 U:aUmgm voi�v W O K N_ d a> V ~ O a 0 0. N >.t d U m Z m O c m m v zZ Q N'E W C N N \ 9 OvK TORN O80 O pdma.c r::d5T O L U O C O w- m= o E 3 w-' L °- U vm= j9v p y N U C f0 N W T� O� C N c L ty co 2a- w E I'm O O N N E O� cc O \ d N O v CIn '.0--, — r' 9 d c N N L O _5 C zN KITCHEN 0% 22-0 O U Y u N d X _ N � 2 c N U O O L" U —$ Uv `O I- - I- 0 0 o w o W d _ 12 (V 2 7 12 21 22 10 0 11 21 22 34 0 35 37 36 10] 38 11 0 10 1 '- �oo0 0000 — o o — o \ I'lv r 0 15 \\ 1!R �� SLOPE PER CIVIL — ' _ - - IIIIII-III I IIIIIIIIIIIII-III �$ I S I VIII � � IIIIIIIII-III- IIIIIIIIIIIIIIIIIIIII-III I�� I— �� I � I � I - � I I 1=1 I I - � I I 1=1 I I I I I I I I I I I � IIII 111 I II 111 I II 111 I II 111 I II 111 I II 111 I II 111 I II 111 I II 111 I II 111 I I� . I1 I II 111 I II 111 I II 111 I II 111 I II 111 I II 11= � . � � � -III- I-III=1 =1 =1 =1 =1 =1 =1 =1 =111=III=1 I -III- I- III- I-III=1 =1 =1 =1 =1 =1 =1 =1 =111=III=111=III=111=III=111=III=1 =1 =111=III=111=III=111=III=111=III=1 =III=1 (N.) BULKHEAD RAIL v m� ---------------- MAX. RIDGE HEIGHT 38.73' m MAX FLAT 33.73' ROOF PLATE TYP. 30.77' MAX. HOA ROOF PLATE 30.77' _ SECOND FLOOR T.O.S. (TYP.) �p 21.35' vv — SECOND FLOOR PLATETTYPT 20.27' FIRST FLOOR CT.O.S_) Il l LONGITUDINAL SECTION 1/4" = 1'-0" ORIGINAL SIGNATURE JOB N0, 2017-10 DATE 05/15/2018 SHEET NO. A1111111111111501 5:7L o c Z a 'Moo r �.tZ m9Z9 v c c50 mg m 2 m 0$ c ma ZQ2 0 2m T T[j m H d d ymoat O T O L N N 0 N d F o 0 U:aUmgm voi�v W O K N_ d a> V ~ O a 0 0. N >.t d U m Z m O c m m v zZ Q N'E W C N N OvK TORN O80 O pdma.c r::d5T O L U O C O w- m= o E 3 w-' L °- U vm= j9v p y N U C f0 N W T� O� C N c L ty co 2a- w E I'm O O N N E O� cc O d N O v CIn '.0--, — r' 9 d c N N L O _5 C zN 0% 22-0 O U Y u N d X _ N � 2 c N U O O L" U —$ Uv `O I- - I- 0 0 o w o W d _ va'�m-um-� U _U.M U W H 2 W E Q J REVISIONS NO. REVISION DATE JOB N0, 2017-10 DATE 05/15/2018 SHEET NO. A1111111111111501 5:7L 111111.ici111rr11 1 1 1 A-5.0 A-5.1 A-5.2 ------------------ ---------------------------------------- 5 ------------------------------------- ------------------ 22 ------------ IR L ----- -- ----I� LL- .. -------------------- 3 ATTIC u A-3.0� 21 16 _ k ROOF PLATE 4TE TYP. 20 i 33 � i i MASTER .I.C. o m ❑ 47 23 m 14 FLOOR T.O.S. LTYYY – • FLOOR PLATE (TYP 17 19 nnmm�nnnnnnnmm�nnnmmm-e��l CoUT7 LOUNGE L4 L IiDl' 4— Lill Ili till IIIIII—III III III III IIIIIIIIIIIIIII—III III—III III—III � I I I� I I�, I I� I I, I IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII I I- J J � TRANSVERSE SECTION L 1/4" = 1'-0" MAX.RIDGE HEIGHT --------------------------------------------------------------------------------------------------------------L_1 I- --- v - ----------------------- 38.73' 4 ° A-3.0 Lh_S 72 MAX FLAT--------------------- ----- 30.77'MAX. HOA ROOF PLATE /j ROOF PLATELTYP.L wJ 30.77' n- SECOND FLOOR T.O.S. (TYP.)_ _ �J 21.35' SECOND FLOOR PLATE LYS–�= �20.2T n FIRST FLOOR (T.O.S.) v 10.23' 1 GRADE PLANE 9.73' 13 M. BALCOMI AD -1 39 27 ZuI "m I _ a 12% MIN 35 _ - \ -1 3 - 38 MASTER SUITE 27 "' 28 ❑ ❑ ❑ 1 1 1 A-5.2 A-5.1 A-5.0 J _ L KEYNOTE LEGEND 1 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) 2 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 3 SKYLIGHT - SIZE AS DIM. - ARCH. TO APPV. SHOP DWGS.-'ACRALIGHT' OR EQUIV. (REF. DTL. 23/AD-1) ESR -2415 4 FURNISHINGS - AS SELECTED 5 FIREPLACE -PREFABRICATED, WOOD BURNING,'HEATILATOR'BIRMINGHAM 42" STLYE "BIR42" [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. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 6 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 7 SINK -AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES Wt. OWNER) 8 COUNTERTOP -AS SELECTED 9 BASE CABINET- BUILT-IN, FINISH AS SEL. 10 DECORATIVE PENDANT LIGHT FIXTURE 11 CUSTOM BUILT DINING TABLE & KITCHEN ISLAND PER OWNER & ARCH. 12 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. - VENT. TO EXT. 13 RANGE- VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR) 14 FLOOR JOISTS - REF. STRUCT. 15 CONCRETE MAT SLAB ON GRADE - REF. STRUCT. & CIVIL DWGS. 16 WATER HEATER -TANK -LESS (ON DEMAND -DIRECT VENT) WALL -MOUNT +44" MIN.,'NORITZ' OR EQUIV. - VERIFY SIZE REGO. W/. MFGR. INSTALL PER MFGR. SPEC. FIRE BLOCKS. 33 ' a 34 11LON MAX. HOA ROOF PLATE FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING 36 Y 37 30.77' FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND STONE VENEER - REF. DTL. 8/AD-1 & MATERIAL LEGEND 39 PARAPET WALL -STUCCO CAP TO MATCH PER MAT. SCHED. A-4.0 (SLOPE CAP 2% MIN. TOWARD DECK) 40 HORIZONTAL. Mv J Co- o w 2 .�w N IN W yah`-'=mMO dxo FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ME nnmm�nnnnnnnmm�nnnmmm-e��l CoUT7 LOUNGE L4 L IiDl' 4— Lill Ili till IIIIII—III III III III IIIIIIIIIIIIIII—III III—III III—III � I I I� I I�, I I� I I, I IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII I I- J J � TRANSVERSE SECTION L 1/4" = 1'-0" MAX.RIDGE HEIGHT --------------------------------------------------------------------------------------------------------------L_1 I- --- v - ----------------------- 38.73' 4 ° A-3.0 Lh_S 72 MAX FLAT--------------------- ----- 30.77'MAX. HOA ROOF PLATE /j ROOF PLATELTYP.L wJ 30.77' n- SECOND FLOOR T.O.S. (TYP.)_ _ �J 21.35' SECOND FLOOR PLATE LYS–�= �20.2T n FIRST FLOOR (T.O.S.) v 10.23' 1 GRADE PLANE 9.73' 13 M. BALCOMI AD -1 39 27 ZuI "m I _ a 12% MIN 35 _ - \ -1 3 - 38 MASTER SUITE 27 "' 28 ❑ ❑ ❑ 1 1 1 A-5.2 A-5.1 A-5.0 J _ L KEYNOTE LEGEND 1 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) 2 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 3 SKYLIGHT - SIZE AS DIM. - ARCH. TO APPV. SHOP DWGS.-'ACRALIGHT' OR EQUIV. (REF. DTL. 23/AD-1) ESR -2415 4 FURNISHINGS - AS SELECTED 5 FIREPLACE -PREFABRICATED, WOOD BURNING,'HEATILATOR'BIRMINGHAM 42" STLYE "BIR42" [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. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 6 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 7 SINK -AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES Wt. OWNER) 8 COUNTERTOP -AS SELECTED 9 BASE CABINET- BUILT-IN, FINISH AS SEL. 10 DECORATIVE PENDANT LIGHT FIXTURE 11 CUSTOM BUILT DINING TABLE & KITCHEN ISLAND PER OWNER & ARCH. 12 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. - VENT. TO EXT. 13 RANGE- VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR) 14 FLOOR JOISTS - REF. STRUCT. 15 CONCRETE MAT SLAB ON GRADE - REF. STRUCT. & CIVIL DWGS. 16 WATER HEATER -TANK -LESS (ON DEMAND -DIRECT VENT) WALL -MOUNT +44" MIN.,'NORITZ' OR EQUIV. - VERIFY SIZE REGO. W/. MFGR. INSTALL PER MFGR. SPEC. ---------------- MAX. RIDGE HEIGHT 38.73' INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-19 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 DJ ECT NAME CLEMONS RESIDENCE \TUS 17 CDP 18 r /1 E N V J U � U N FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS rn YU 3 a (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A U U w TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES N L d >o _______________________ 33.73' AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE m m CU H C oa U a MAINTAINED. C — A 0 30 F-,] 1 /4" -=V-0- KEYNOTE V-0" FIRST FLOOR T.O: S,_� 10.23' GRADE PLANE 9.73' TRANSVERSE SECTION L FIRE -BLOCKING & DRAFT -STOP NOTE 17 c 3 18 (BRICK SILL) ROWLOCK COURSE - ARCH. TO APPV. SIZE & PROFILE OFFSET. REF. 7/A-13 19 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. 20 FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS 21 3 22 (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A 23 O MAX FLAT TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES 25 >o _______________________ 33.73' AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE 27 0 28 MAINTAINED. 29 0 30 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 31 z ROOF PLATE TYP. 30.77 FIRE BLOCKS. 33 ' a 34 EXHAUST FAN W/. DUCT- MIN. 50 CFM MAX. HOA ROOF PLATE FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING 36 Y 37 30.77' FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND STONE VENEER - REF. DTL. 8/AD-1 & MATERIAL LEGEND 39 PARAPET WALL -STUCCO CAP TO MATCH PER MAT. SCHED. A-4.0 (SLOPE CAP 2% MIN. TOWARD DECK) 40 HORIZONTAL. Mv J Co- o w 2 .�w N W yah`-'=mMO dxo FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR J'2 K VI H 2d9Q W .t.Q � OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE - REVISIONS FILL INSULATION MATERIAL SHALL NOT BE USED. NO. REVISION DATE I? WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND -TRANSMISSION CONTROL SHALL HAVE FIRE an 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. _ _SECOND FLOOR T.O.S._9YP.) /\ DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS 21.35' CI SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER - SECOND FLOOR PLATE TTYP7 n AREAS. _ 20.27' ATTICS. Q DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM V) (O U Z WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE Z U) N 2 WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. O O Q U DRAFT STOP CONSTRUCTION. LLU0 a- CO o DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN '/,INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURALQ V F- } I— o PANEL, 3/8 -INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. ILLZ ZO >w> >Q> O OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES 0_ w . > > 0_ M m CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. Z W � (D 3: O U'CN 2 Z rn F-,] 1 /4" -=V-0- KEYNOTE V-0" FIRST FLOOR T.O: S,_� 10.23' GRADE PLANE 9.73' TRANSVERSE SECTION L SIM I KEYNOTE LEGEND 17 STONE HEADER, COLOR TO MATCH - ARCH TO APPROVE PROFILE 18 (BRICK SILL) ROWLOCK COURSE - ARCH. TO APPV. SIZE & PROFILE OFFSET. REF. 7/A-13 19 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. 20 CEILING FRAMING - REF. STRUCT. 21 ROOF RAFTERS - REF. STRUCT. 22 NATURAL SLATE ROOFING -CLASS'A'- REF. MATERIAL SCHEDULE A/A-6 23 FREEZER- VERIFY APPLIANCE W1. OWNER 24 UPPER CABINET - BUILT-IN, FINISH AS SEL. 25 DOUBLE OVEN - AS SELECTED 26 KITCHEN SINK - AS SELECTED 27 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 2,4,17/AD-1 28 BATHTUB & SHOWER - PROVIDE TILE W/. CEMENT BACKING MIN. 70" HIGH 29 LINEAR FLUORESCENT FIXTURE- CEILING MOUNT (ALT.RECESS) - HIGH EFFICACY LUMINAIRE 30 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 31 WATER HEATER - TANK - SIZE PER T-24 REPORT REF. DTL. 1/AD-1 - WATER HEATERS SHALL BE WALL -MOUNTED A MINIMUM OF 48 INCHES ABOVE THE GARAGE FINISH FLOOR 32 EXTERIOR LIGHTING -TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33. HOA NOTE: LIGHTING SHAL NOT ENCROACH INTO HOA SETBACKS. 33 SHELF AND POLE - BUILT IN, FINISH AS SEL. 34 EXHAUST FAN W/. DUCT- MIN. 50 CFM 35 DECO WOOD BEAM. PER INT, DESIGNER - STAIN & SEAL AS SEL. ARCH TO APPRV. 36 CEILING FAN -Wt. LED FIXTURE, AS SELECTED. REQ'S. DIMMER/OCCUPANCY SENSOR 37 (N.) EXTERIOR GLASS GUARDRAIL TO BE ACID -ETCHED W ITWAVIPROTEK T BY WALKER TEXTURES OR SIMILAR PRODUCT TO REDUCE POSSIBLE BIRD STRIKES -MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 4,13 & 141AD-1 38 STONE VENEER - REF. DTL. 8/AD-1 & MATERIAL LEGEND 39 PARAPET WALL -STUCCO CAP TO MATCH PER MAT. SCHED. A-4.0 (SLOPE CAP 2% MIN. TOWARD DECK) 40 1 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) SIM I N 1 SECTION INDICATOR A101 / ~ b< >.t N d N d mmv Room name ROOM TAG (NAME / AREA) � c 150 SF Lu Ids SIM 1 A101 CALL -OUT TAG Name ELEVATION INDICATOR Elevation OLLfJ 0 REVISION FLAG 20R@71/2' STAIR TAG (NO. OF RISER & HEIGHT) <1i>WALL TAG 101 DOOR TAG 1i WINDOW TAG ? KEYNOTE TAG A ANNOTATION LEGEND co 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 0 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 9 0 d m; a 0 y= �va =m�� EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 3D.77' INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. D NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. ® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. 0 CONCRETE RETAINING WALL - REF. STRUCTURAL B SEPARATION LEGEND W N Z Q W ~ b< >.t N d N d mmv O U � c Q m Lu Ids 0 Z Lu z OLLfJ C] Y1ma.CL Z N w w TH N- 2 ----------------------------------------------- MAX FLAT Q W 33.73' J =� U O r DOCUMENT VALID UPON ORIGINAL SIGNATURE o c Z h C 3 2 3 2 r N O o o`o cEzc' oat Z N a o A-5.1 A-5.1 A-5.0 A-5.0 m a S ZQ 2 m� 2 o` d 3 Q N N O n L OT O L N N N C m MOO= w N �E MAX.RIDGE HEIGHT T O ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- r c 38.73' NFO dood 0.°i -N=> Co'd- o C� AD -1 14 6 72 ---------------- 0 0 u_ - F35 36 F37F32NUSERY #2 0 0 28 8 7 4 � • • T U 141 3a 391 m .LACK'S 4� BEDROOM N 36 U 0 09 Al711 29 10 i 16 AD -1 19 AD -1 _32- 0-31 20-31 3 -CAR GARAGE GREAo DOOM - 30 J COURTYARD -1 5 _ 5 6AD-1 5 —7 ❑ 4 - - 37 - — 1SPAFIM I +1 111 D SLOPE PER CIVIL 1 1I I I—ILII SECOND FLOOR T.O.S. (TYP.) – – 21.3.35' SECOND FLOOR PLATE LL n 20.27''' LONGITUDINAL SECTION 1/4" = 1'-0" JOB NO. 2017-10 DATE 05/15/2018 SHEET NO. A1111111111111502 U �aUN$N viNN w = d'N M > U ~ b< >.t N d N d mmv ♦//�1 VJ Um0mOc z ¢NZCNN Nm� Z Q N.0 N C N N OvK TORN O NF O C] Y1ma.CL Z N w w TH N- 2 ----------------------------------------------- MAX FLAT V O O R 2 p N U y CNt N E -N d 33.73' 3 a .- D N O N N X99 U py NU - O OCNN._ T D C N C L 4S. MAX. HOA ROOF PLATE LJ,J a ° t°, m E - 2 30.77' co o0, cc w ROOF PLATETTYP.� 9 0 d m; a 0 y= �va =m�� 3D.77' Z p N K d m o o N - 0 0 U'S my E 2O ~ ~ J Co- o w 2 .�w N _ D yah`-'=mMO dxo J'2 K VI H 2d9Q W .t.Q � REVISIONS NO. REVISION DATE SECOND FLOOR T.O.S. (TYP.) – – 21.3.35' SECOND FLOOR PLATE LL n 20.27''' LONGITUDINAL SECTION 1/4" = 1'-0" JOB NO. 2017-10 DATE 05/15/2018 SHEET NO. A1111111111111502