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HomeMy WebLinkAbout05_Hubmerman Residence Coastal Development Permit_PA2018-171CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT September 27, 2018 Agenda Item No. 5 SUBJECT: Hubmerman Residence (PA2018-171) Coastal Development Permit No. CD2018-076 SITE LOCATION: 808 Via Lido Nord APPLICANT: Brandon Architects, Inc. OWNER: Bernie Hubmerman PLANNER: Chelsea Crager, Associate Planner 949-644-3227, ccrager@newportbeachca.gov LAND USE AND ZONING General Plan: RS-D (Single-Unit Residential Detached) Zoning District : R-1 (Single-Unit Residential) Coastal Land Use Category: RSD-C (Single-Unit Residential Detached - (10.0 - 19.9 DU/AC) Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY The applicant requests a coastal development permit (CDP) to allow the demolition of an existing single-family residence and construction of a new two-story, 5,646-square-foot, single-family residence with an attached 691-square-foot, three-car garage. The project includes landscape, hardscape, and subsurface drainage facilities all within the confines of private property. The site is protected by an existing private bulkhead that will be reinforced in conjunction with the proposed construction. The design complies with all applicable development standards and no deviations are requeste. All improvements are shown on the attached project plans (Attachment No. ZA 3). RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), 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. CD2018-076 (Attachment No. ZA 1). 1 Hubmerman Residence CDP (PA2018-171) Zoning Administrator, September 27, 2018 Page 2 DISCUSSION Land Use and Development Standards  The project is located in the R-1 Zoning District, which allows a maximum of one residential dwelling unit on a single legal lot, and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area.  The property consists of one legal lot containing an existing single-family residence. The neighborhood is predominantly developed with two-story, single-family residences. The design, bulk, and scale of the proposed development is consistent with the anticipated neighborhood pattern of development.  The proposed single-family residence and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below: Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (street) 4 feet 4 feet Sides 4 feet 4 feet Front (water) 10 feet 10 feet Allowable Floor Area 7,904 square feet 6,338 square feet Open Volume Area 593 square feet 593 square feet Parking 3-car garage 3-car garage Height 24 feet flat roof 29 feet sloped roof 24 feet sloped roof Hazards  The lowest finished first floor elevation of the proposed residence is 12.18 feet North American Vertical Datum of 1988 (NAVD88), which exceeds the minimum required 9.00-foot (NAVD88) elevation standard.  The existing development includes a private seawall/bulkhead along the waterway. A Bulkhead Condition Report prepared by PMA Consulting, Inc., dated July 11, 2018, concludes that the existing seawall wall is in good condition without noticeable evidence of distress. In order to protect the proposed new development, the report recommends that the wall be reinforced and repaired and provides specific recommendations on how this should be accomplished. Once the wall has been reinforced and repaired, it is not anticipated that the wall will need further repair or replacement in the next 75 years. 2 Hubmerman Residence CDP (PA2018-171) Zoning Administrator, September 27, 2018 Page 3  A project-specific Coastal Hazards Analysis Report was prepared by PMA Consulting, Inc., dated July 11, 2018. The report concludes that flooding, wave run up and erosion will not significantly impact this property over the expected life of the proposed development, provided the existing seawall is reinforced and repaired as recommended.  Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction.  The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality  Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the project site’s proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) was prepared by Forkert Engineering & Surveying, Inc., dated July 24, 2018. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices (BMPs), use of a low-impact development approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance.  The project design addresses water quality with a construction erosion control plan that outlines temporary BMPs to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property.  The project includes a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on- site. Any water not retained on-site is directed to the City’s storm drain system. 3 Hubmerman Residence CDP (PA2018-171) Zoning Administrator, September 27, 2018 Page 4 Public Access  The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public’s ability to gain access to, use, and/or view the coast and nearby recreational facilities. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities.  The residential lot does not currently provide nor does it inhibit public coastal access. The proposed scope of work involves the removal and replacement of an existing single-family residence with a new single-family residence. Development will occur within the confines of private property, and existing coastal access conditions will not be affected. Coastal access is currently provided and will continue to be provided by small public beach areas on Lido Isle with access to the water.  The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family home with a new single-family home that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence, and the 4 Hubmerman Residence CDP (PA2018-171) Zoning Administrator, September 27, 2018 Page 5 construction of a new two-story, 5,646-square-foot, single-family residence and attached 691-square-foot, two-car garage in the R-1 Zoning District. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the NBMC. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: GBR/cc 5 Hubmerman Residence CDP (PA2018-171) Zoning Administrator, September 27, 2018 Page 6 Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 RESOLUTION NO. ZA2018-## A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-076 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW TWO-STORY, SINGLE-FAMILY RESIDENCE AND ATTACHED THREE-CAR GARAGE AT 808 VIA LIDO NORD (PA2018-171) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects, Inc. (“Applicant”), on behalf of Bernie Hubmerman (“Owners”), with respect to property located at 808 Via Lido Nord, requesting approval of a coastal development permit. 2. The property is legally described as Lot 347 and the Southeasterly Half of Lot 348 of Tract 907. 3. The applicant proposed the demolition of an existing single-family residence and construction of a two-story, 5,646-square-foot, single-family residence with an attached 691-square-foot, three-car garage. The project includes landscape, hardscape and subsurface drainage facilities. The site is protected by an existing private bulkhead that will be reinforced in conjunction with the proposed construction. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated RS-D (Single-Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single-Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-C (Single-Unit Residential Detached - 10.0 - 19.9 DU/AC) and the property is located within the R-1 (Single-Unit Residential) Coastal Zone District. 6. A public hearing was held on September 27, 2018, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to and considered by the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or 8 Zoning Administrator Resolution No. ZA2018-### Page 2 of 9 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and construction of a new two-story, 5,646-square-foot, single-family residence with an attached 691- square-foot, three-car garage in the R-1 Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 7,904 square feet and the proposed gross floor area is 6,338 square feet. b. The proposed development will provide the minimum required setbacks, which are four (4) feet along the front property line abutting Via Lido Nord, four (4) feet along each side property line, and ten (10) feet along the front property line abutting the waterway. c. The highest guardrail and the highest roof ridge are no more than 24 feet, measured from the established grade level of 11.67 feet (North American Vertical Datum of 1988), which complies with the maximum height limitation. d. The project includes enclosed garage parking for three vehicles, which complies with the minimum parking requirement for single-family residences with more than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two-story, single-family residences. The proposed design, bulk, and scale of the development will be consistent with the existing neighborhood pattern of development and expected future development. 3. The existing development includes a priva te seawall/bulkhead along the waterway. A Bulkhead Condition Report prepared by PMA Consulting, Inc., dated July 11, 2018, concludes that the cast-in-place wall is in good condition. In order to protect the 9 Zoning Administrator Resolution No. ZA2018-### Page 3 of 9 proposed new development, the report recommends that the wall be reinforced and repaired, and provides specific recommendations on how this should be accomplished. Once the wall has been reinforced and repaired, it is not anticipated that the wall will need further repair or replacement in the next 75 years. 4. 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. 5. A project-specific Coastal Hazards Analysis Report was prepared by PMA Consulting, Inc., dated July 11, 2018. The report concludes that flooding, wave run up and erosion will not significantly impact this property over the life of the proposed development, provided the existing seawall is reinforced and repaired as recommended. 6. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the project site’s proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) was prepared by Forkert Engineering & Surveying, Inc., dated July 24, 2018. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices (BMPs), use of a low-impact development approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 7. 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. 8. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system. 9. New landscaping will be verified for compliance with NBMC Section 21.30.075. A condition of approval is included that requires drought-tolerant, and prohibits invasive, species (Condition of Approval No. 14). Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 10 Zoning Administrator Resolution No. ZA2018-### Page 4 of 9 10. The property is not located near designated public viewpoints or coastal view roads and will not impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone . Facts in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public’s ability to gain access to, use, and/or view the coast and nearby recreational facilities. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 2. The residential lot does not currently provide nor does it inhibit public coastal access. The proposed scope of work involves the removal and replacement of an existing single-family residence with a new single-family residence. Development will occur within the confines of private property, and existing coastal access conditions will not be affected. Coastal access is currently provided and will continue to be provided by adjacent small public beach areas with access to the water. 3. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identif y any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family home with a new single-family home that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coast al Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 11 Zoning Administrator Resolution No. ZA2018-### Page 5 of 9 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-076, 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 compli ance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 27TH DAY OF SEPTEMBER, 2018. _____________________________________ Patrick J. Alford, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2018-### Page 6 of 9 EXHIBIT “A” CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Coastal Development Permit No. CD2018-076 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 4. 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. 5. 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 wa iving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. 6. The existing private seawall/bulkhead shall be reinforced and repaired, in keeping with the recommendations provided in the Bulkhead Condition Report prepared by PMA Consulting, Inc., dated July 11, 2018. 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. 13 Zoning Administrator Resolution No. ZA2018-### Page 7 of 9 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. Best Management Practices and Good Housekeeping Practices shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan . 11. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 12. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the coastal development permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this coastal development permit. 13. Prior to issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 14. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 15. All landscape materials and irrigation systems shall be maintained in accordanc e with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigatio n systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 16. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 17. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 14 Zoning Administrator Resolution No. ZA2018-### Page 8 of 9 18. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 19. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 20. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 21. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 22. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 23. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Hubmerman Residence including, but not limited to, Coastal Development 15 Zoning Administrator Resolution No. ZA2018-### Page 9 of 9 Permit No. CD2018-076 (PA2018-171). 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. 16 Attachment No. ZA 2 Vicinity Map 17 VICINITY MAP Coastal Development Permit No. CD2018-076 PA2018-171 808 Via Lido Nord Subject Property 18 Attachment No. ZA 3 Project Plans 19 Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00" Distance N E 1 1 A101 SIM R @ 7 1/2"20 1i NORTH ARROW PROPERTY LINE TAG SECTION INDICATOR ROOM TAG (NAME / AREA) CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG WINDOW TAG DOOR TAG WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) ALUMINUM CONCRETE EARTH GYPSUM - PLASTER INSULATION - RIGID MASONRY - BRICK/STONE MASONRY - CONCRETE BLOCK PLYWOOD / GLU-LAM TIMBER SAND STEEL WOOD JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT T-1.0 08/17/18 2018-12TITLE SHEETLIDO BEACH HOUSE LIDO BEACH HOUSEMR. BERNIE HUBERMAN808 VIA LIDO NORDNEWPORT BEACH, CA92663CDP 808 VIA LIDO NORDNEWPORT BEACH, CA 92663PM: CAITLIN SMITH JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT T-1.0 08/17/18 2018-12TITLE SHEETLIDO BEACH HOUSE LIDO BEACH HOUSEMR. BERNIE HUBERMAN808 VIA LIDO NORDNEWPORT BEACH, CA92663CDP 808 VIA LIDO NORDNEWPORT BEACH, CA 92663PM: CAITLIN SMITH REF. 8/T-1.0FLOOR AREA HEIGHT NBMC (NEWPORT BEACH MUNICIPAL CODE) CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC, 2016 CPC, AND 2016 CMC, 2016 CAL GREEN R-3 / U 1-HR. CODES: OCCUPANCY CLASSIFICATION OCCUPANCY SEPARATIONS (GARAGE) OCCUPANT LOAD TYPE OF CONSTRUCTION OWNER: ARCHITECT: N/AALLOWABLE BLDG. AREA (PER CBC TBL. 503) FLOOR & FLOOR-CEILINGS N/A BRANDON ARCHITECTS, INC. CHRISTOPHER BRANDON, LIC: C-31637 151 KALMUS DR. STE. G-1 COSTA MESA, CA 92626 P: 714.754.4040 WWW.BRANDONARCHITECTS.COM STRUCTURAL ENGINEER:CIVIL ENGINEER: GENERAL CONTRACTOR:LANDSCAPE DESIGNER: SURVEYOR:SOILS ENGINEER: SITE ~17 V-B - SPRK'R. 2 STORY THE SUBJECT PROPERTY IS LOCATED ON LIDO ISLAND, NEWPORT BEACH CA ON VIA LIDO NORD. THE LOT IS APPROXIMATELY 5,394 S.F, IT IS ZONED R1 AND THE PROPOSED RESIDENCE IS APPX. 6,159 S.F. THE PROPERTY INCLUDES AN EXISTING SINGLE FAMILY RESIDENCE AND GARAGE TO BE DEMOLISHED. CLIENT PROPOSES TO BUILD A SINGLE STORY RESIDENCE OF APPX. 5,444 S.F. WITH 4-CAR GARAGE OF APPX. 715 S.F., TO BE WOOD FRAMED WITH A SLAB FOUNDATION. THE PROJECT WILL BE A TRADITIONAL BEACH HOUSE DESIGN INCLUDING BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN ‘OPEN’ LIVING FLOOR PLAN WHICH MAXIMIZES POTENTIAL VIEWS FROM LIVING SPACES AS WELL AS OUTDOOR PATIOS AND BALCONIES. THE EXTERIOR WILL BE PRIMARILY WOOD SIDING, WITH SOME USE OF METAL AND STONE. THE RESIDENCE WILL HAVE APPROXIMATELY (5) BEDROOMS AND (6) FULL BATHS. THE PROGRAM WILL INCLUDE THE FOLLOWING: LIVING ROOM, DINING ROOM, EAT-IN KITCHEN, NOOK, PANTRY, MASTER SUITE, 2 MASTER BATHS, 2 MASTER WALK IN CLOSETS, 4 SECONDARY BEDROOMS WITH ATTACHED CLOSETS AND BATHS, LAUNDRY ROOM, HOME OFFICE WITHIN MASTER SUITE, AND A MASTER BALCONY. FIRE SPRINKLER: NFPA 13D YES DEFERRED SUBMITTALS 8PROJECT STATISTICS 5 3 1 249 10 AGENCIES & PUBLIC SERVICES VICINITY MAP/ PROJECT DESCRIPTION MATERIAL LEGEND ANNOTATION LEGEND CODE REVIEW SHEET LISTSITE INFORMATION11 7 6SPECIAL INSPECTIONS PROJECT DIRECTORYPROJECT DIRECTORY PROJECT DESCRIPTION: LIDO BEACH HOUSE BRANDON ARCHITECTS, INC.MR. BERNIE HUBERMAN 808 VIA LIDO NORD NEWPORT BEACH, CA 92663 BUILDING AREA SCHEDULE Name AREA COMMENTS FIRST FLOOR 2455 SF SECOND FLOOR 3191 SF 5646 SF GARAGE 691 SF 691 SF GRAND TOTAL 6338 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS ENTRY COURTYARD 283 SF PARTIALLY COVERED PATIO 210 SF COVERED MASTER BALCONY 112 SF UNCOVERED SLOPED ROOF 3061 SF FLAT ROOF 511 SF GRAND TOTAL 4177 SF SHEET #DRAWING TITLE T-1.0 TITLE SHEET T-1.1 GENERAL ARCHITECTURAL NOTES T-1.2 SUPPLEMENTAL NOTES & DOCUMENTS SUR TOPOGRAPHIC SURVEY A-0.0 ARCHITECTURAL SITE PLAN AP-1 BUILDING AREA PLANS G-02 PRECISE GRADING PLAN G-04 EROSION CONTROL PLAN L-1 LANDSCAPE PLAN (REF. ONLY) L-2 CONSTRUCTION PLAN L-3 CONSTRUCTION DETAILS L-4 LIGHTING PLAN L-5 IRRIGATION PLAN L-6 IRRIGATION DETAILS L-7 IRRIGATION DETAILS L-8 PLANTING PLAN L-9 PLANTING SPECIFICATIONS AND DETAILS A-1.0 3-DIMENSIONAL VIEWS A-2.0 FLOOR PLAN A-2.1 FLOOR PLAN A-3.0 ROOF PLAN A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-4.1 EXTERIOR ELEVATIONS A-5.0 BUILDING SECTIONS S1 FOUNDATION PLAN SW-0 REINFORCE EXISTING SEAWALL SW-1 REINFORCE EXISTING SEAWALL SW-2 REINFORCE EXISTING SEAWALL INTERIOR DESIGNER: TBD DIG ALERT: 1.800.227.2600 SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 SOUTHERN CALIFORNIA GAS: 1.800.427.2000 CITY WATER & SEWER: 1.949.644.3011 PACIFIC BELL TELEPHONE: 1.800.750.2355 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.: 1.949.644.3311 CITY OF NEWPORT BEACH PLANNING DEPT.: GENERAL INFOMATION: 1.949.644.3200 ZONING INFORMATION:1.949.644.3204 CITY OF NEWPORT BEACH BUILDING DEPT.: GENERAL:1.949.644.3275 PERMITS:1.949.644.3288 INSPECTIONS:1.949.644.3255 NEWPORT BEACH FIRE DEPARTMENT:1.949.644.3106 ORANGE COUNTY HEALTH SERVICES:1.714.834.3882 NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY FOR REVIEW. C.N.B. NOTE:CHRISTOPHER BRANDON, PRINCIPAL ARCHITECT IS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING. (NBMC 15.02.010) 1.LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE SUBMITTAL (FOR H.O.A. PURPOSES). 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. 4. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 5. FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 6. GLASS GUARD/HANDRAILS 1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD 2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS 3. HOA REQS. HT. CERTIFICATION AT FRAMING & MATERIAL COMPLETION. LEGAL DESCRIPTION: LOT INFORMATION: ZONED: R-1 SITE AREA:5,394.61 S.F. BUILDABLE AREA: 3,952 S.F. TOTAL ALLOWABLE AREA (CITY): 2 x 3,952 S.F. = 7,904 S.F. TOTAL ALLOWABLE AREA (HOA): 1.7 x 3,952 S.F. = 6,718.4 S.F. TOTAL OPEN AREA REQUIRED: .15 x 3,952 S.F. = 592.8 TOTAL OPEN AREA PROVIDED: 593.12 S.F. > 592.8 S.F. TOTAL LANDSCAPED AREA: EXISTING BUILDING INFORMATION: EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED EXISTING S.F. = 3,153 S.F. (500 S.F.) GARAGE (4BEDS. TTL.) ZONING INFORMATION: FRONT SETBACK: 4 FT. FRONT SETBACK: 10 FT. LEFT SETBACK: 4 FT. RIGHT SETBACK: 4 FT. APN: 423 271 10 LOT 347 AND THE SOUTHEASTERLY ONE-HALF OF LOT 348, TRACT NO. 907, CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA M.M. 107/1-7 808 VIA LIDO NORD, NEWPORT BEACH, CA 92663 NO. REVISION DATENO. REVISION DATE TITLE 24 CONSULTANT: TBD LOT COVERAGE: TOTAL ROOF COVERAGE = 3,748.28 S.F. 25% FLAT ROOF ALLOWABLE (HOA): 937.07 S.F. TOTAL FLAT ROOF AREA = 511 S.F. PLAMEN PETROV PMA CONSULTING, INC. 28161 CASITAS CT., LAGUNA NIGUEL, CA 92677 P:714.717.7542 APEX LAND SURVEYING, INC. PAUL CRAFT, LIC. NO. 8516 HUNTINGTON BEACH, CA 92646 P: 714.488.5006 F: 714.333.4440 TOM RUIZ FORKETT ENGINEERING 22311 BROOKHURST ST, HUNTINGTON BEACH, CA 92646 P: 714 963 6793 EXT 234 DAVID A PEDERSEN INC. LANDSCAPE ARCHITECT 20271 ACACIA ST., STE. 120 NEWPORT BEACH, CA 92660 P: 949.251.8999 F: 949.251.0899 WWW.DPLANDSCAPE.COM ANDREW PATTERSON PATTERSON CUSTOM HOMES 15 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 P: 949.723.1800 COAST GEOTECHNICAL, INC. MING-TARNG CHEN, LIC. NO. 54011 1200 W. COMMONWEALTH FULLERTON, CA 92833 P: 714.870.1211 W.O.# 555018-01 LANDSCAPE AREA SCHEDULE NAME AREA COMMENTS L1 43 SF FIRST FLOOR L3 150 SF L2 24 SF L4 122 SF GRAND TOTAL 340 SF 20 VIA LIDONORD℄LOT 347POR. LOT 348TRACT NO. 907M.M. 28/25-36LOT 346VIAXANTHE℄POR. LOT 348N29°00'00"E 22.50'N61°00'00"W 59.94'N29°00'00"E 90.00'N61°00'00"W 59.94'N29°00'00"E 90.00'N61°00'00"W 40.56'[BASIS OF BEARINGS] BASIS OF BEARINGS BENCHMARK INFORMATIONBENCHMARK NO: NB3-21-92DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISKSTAMPED "NB3-21- 92", SET IN THE NORTHWEST CORNER OF A 4 FT. BY 10 FT.CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE SOUTHWESTCORNER OF THE INTERSECTION OF VIA LIDO NORO AND VIA KORON, 40 FT.WESTERLY OF THE CENTERLINE OF VIA KORON AND 20 FT. SOUTHERLY OF THECENTERLINE OF VIA LIDO NORO. MONUMENT IS SET LEVEL WITH THE SIDEWALK.ELEVATION: 11.912 FEET (NAVD88), YEAR LEVELED 2015THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINEOF VIA LIDO NORD HAVING A BEARING OF N61°00'00"W PER TRACT NO. 907,M.M. 28/25-36.VICINITY MAPGRAPHIC SCALELEGAL DESCRIPTIONREAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:LOT 347 AND THE SOUTHEASTERLY ONE-HALF OF LOT 348 OF TRACTNO. 907, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 28, PAGES 25TO 36 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTYRECORDER OF SAID COUNTY.PAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/18Exp. 12/31/18No. 8516P ROFESSI ONALLANDSURVEYORP AUL D OMINICKCRAFTSTATEOFCALI FOR N IA TITLE REPORT/EASEMENT NOTES808 VIA LIDO NORDNEWPORT BEACH, CA 92663(APN: 423-271-10)NO TITLE REPORT PROVIDED.CONCRETE SURFACE1 1TOPOGRAPHIC MAP 808 VIA LIDO NORD NEWPORT BEACH, CA 92663 APN: 423-271-10 LEGENDEXISTING ELEVATION( )ACASPHALT PAVEMENTFOUND EXISTING LEAD AND TAG STAMPED 'LS4653'TEMPORARY BENCHMARKTBMWATER METERWMBLOCK WALLLCCENTERLINEEGEDGE OF GUTTERGM GAS METEREPBELECTRICAL PULL BOXFSFLFINISHED SURFACEFLOWLINESET ON A WATER METER (WM)HUNTINGTON BEACH, CALIFORNIA 92646 PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COM ELEVATION = 11.68'TOP OF DOCKTDFFGFINISH FLOOR GARAGESEARCHED, FOUND NOTHING, SET NOTHING1. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESSMH SEWER MANHOLETOP OF CURBTCACU AIR CONDITION UNITCATV CABLE TV BOXFFFINISH FLOOREMHELECTRICAL MANHOLEEVTELECTRICAL VAULTNG NATURAL GROUNDTELEPHONE MANHOLETMHTOP OF WALLTWWATERWOOD SURFACE8/27/201821 UP UPS.Y.S.B.4' - 0"S.Y.S.B.4' - 0"F.Y.S.B. 10' - 0"15' - 5"12.25' T.O.S. F.Y.S.B. 4' - 0"VIA LIDO NORDN61° 00' 00" W 59.94'N61° 00' 00" W 59.94'N29° 00' 00" E 90.00' N29° 00' 00" E 90.00' GUEST BATH LAUNDRY BUTLER'S PANTRY PWDR. DRY PANTRY FOYER STAIRS C.C. ELEV. 3-CAR GARAGE DINING GREAT ROOM NOOK 12.25' T.O.S. 12.25' T.O.S. 12.25' T.O.S. KITCHEN F.O.F.3' - 9 1/2"F.O.F.4' - 1 1/4"F.O.F.2' - 8 5/8"F.O.F.2' - 11 5/8"OUTDOOR DINING PATIO LOUNGE SEATING PLANTINGWATER FEATURE ENTRY 1 2 3 4 5 6 7 8 9 9 10 UP F.O.F.7' - 9"7' - 11"F.O.F.22' - 7 7/8"22' - 8 3/8"F.O.F.4' - 0"4' - 0 1/2"F.O.F.3' - 10 1/2"4' - 0 1/2"F.O.F. 16' - 0" 16' - 0 1/2" F.O.F. 10' - 0" 11 F.O.F. 15' - 8 1/2" 15' - 9" F.O.F. 10' - 0" 10' - 0 1/2"F.O.F.5' - 5 1/8"5' - 5 5/8"F.O.F.4' - 0"4' - 0 1/2"F.O.F. 7' - 1" 7' - 1 1/2" 4' - 0 1/2" F.O.F. 6' - 0 3/8" 6' - 2 3/8" 12 12 12 12 12 12 12 13 13 13 13 (E.) DOCK (PROTECT IN PLACE) 14 15 16 17 18 18 19 CLR. 20' - 0"CLR.30' - 3 1/4"CLR. 22' - 6 3/8" 20 21 P.L. TO STREET C.L. 22' - 6" 21' - 9 1/4"8 3/4" 22 22 22 22 22 22 12.75' (N.) T.W. 23 23 24 25 25 25 26 26 26 26 26 26 27 27 28 TRASH B. ARBORS, TRELLISES, AND SIMILAR GARDEN STRUCTURES MAY BE ALLOWED TO ENCROACH INTO REQUIRED FRONT, SIDE, AND REAR SETBACK AREAS SUBJECT TO THE FOLLOWING LIMITS: I. THE MAXIMUM FOOTPRINT OF THE STRUCTURE SHALL NOT EXCEED SIXTEEN(16) SQUARE FEET; AND II. THE MAXIMUM HEIGHT OF THE STRUCTURE SHALL NOT EXCEED NINE FEET. NOT A PART GUEST BEDROOM ENTRY COURTYARD 25 29 MOVABLE BBQ PLANTER BOXPLANTERPLANTER30 15.75' (N.) T.R. 11.54' (E.) FS 8.60' (E.)TW 11.65' (E.) FS 15.75' (N.) T.R. 15.75' (N.) T.R. (GLAS ELEVATOR) 31 15.75' (N.) T.W. 11.42' (E.) FS (N.) STAIRS NOT A PART (BY SEP. PERMIT) 32 32 32 33 13.00' 13.00' 34 35 35 35 12.99' STONE CAP 13.00' 12.75' JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-0.0 08/17/18 2018-12ARCHITECTURAL SITE PLANLIDO BEACH HOUSE LIDO BEACH HOUSEMR. BERNIE HUBERMAN808 VIA LIDO NORDNEWPORT BEACH, CA92663CDP 808 VIA LIDO NORDNEWPORT BEACH, CA 92663Designer JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-0.0 08/17/18 2018-12ARCHITECTURAL SITE PLANLIDO BEACH HOUSE LIDO BEACH HOUSEMR. BERNIE HUBERMAN808 VIA LIDO NORDNEWPORT BEACH, CA92663CDP 808 VIA LIDO NORDNEWPORT BEACH, CA 92663Designer KEYNOTE LEGEND 1 (E.) GAS METER(S) - REF. CIVIL DWGS. 2 (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DWGS.) 3 (E.) CABLE TV BOX 4 (E.) ELECTRICAL PULL BOX 5 (E.) SEWER M.H. (REF. SURVEY & CIVIL DWGS.) 6 (E.) EDISON VAULT 7 (E.) ELECTRICAL MANHOLE 8 (E.) TELEPHONE MANHOLE 9 (E.) VENT 10 CUSTOM WATER FEATURE - LESS THAN 18" OF WATER AT OVERFLOW 11 FIRE PIT LOC'N., PROVIDE GAS AS NEEDED 12 (E.) ON-SITE TREE TO BE REMOVED 13 (N.) GATE - PER LANDSCAPE DESIGNER (MAX. 5' - 6" HT. ABOVE NATURAL GRADE) 14 FIREPLACE - PREFABRICATED, GAS ONLY, 'TOWN & COUNTRY' TC42 ANSI Z21.50-2014/ CSA 2.22-2014 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. DIRECT VENT GAS APPLIANCE MUST COMPLY W/. THE CALGREEN CODE REQUIREMENT AND MUST COMPLY WITH ANSI Z21.50.) 15 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 16 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 17 RESIDENTIAL ELEVATOR - 'ROCKY MOUNTAIN' OR EQUIV., SHAFT SIZE = 60" X 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 18 WATER HEATER - TANK - SIZE PER T-24 REPORT REF. DTL. 1/AD-1 19 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 20 CURB 21 GUTTER 22 (E.) PROPERTY LINE WALL TO REMAIN (PROTECT IN PLACE) 23 LINE OF TRELLIS ABV. 24 LINE OF SECOND FLOOR ABOVE 25 LINE OF ROOF ABOVE 26 OUTLINE OF EXISTING BUILDING - TO BE DEMOLISHED 27 TILE/STONE PAVERS ON CONCRETE SETTING BED OVER 'WESTCOAT ALX' W.P. MEMBRANE CLASS 'A' ASSEMBLY (ESR-2201) REF. DTL. 10/AD-1 28 PLANTED AREA - COORDINATE WITH LANDSCAPE DESIGNER 29 EXTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 12/AD-1 30 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON 31 (N.) PROPERTY LINE WALL (5' - 6" MAX. ABV. N.G.) - STUCCO FINISH TO MATCH 32 PLANTED AREA - COORDINATE WITH LANDSCAPE DESIGNER 33 (E.) STAIR TO BE REMOVED 34 BBQ, AS SEL. - PROVIDE NATURAL GAS 35 (E.) SITE WALL TO BE REMOVED/DEMOLISHED TRUE NORTH 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. 1/4" = 1'-0"1 ARCHITECTURAL SITE PLAN PROJECT NORTH 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. GENERAL NOTE: SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. NO. REVISION DATENO. REVISION DATE 22 DWDWT 2455 SF FIRST FLOOR 691 SF GARAGE 283 SF ENTRY COURTYARD 210 SF PATIO B C D E F 51' - 10 1/4"A 15' - 5"20' - 0 1/8"21' - 10 3/8"24' - 11 1/2"6' - 0" 18' - 10"24' - 11 1/2"6' - 0" 20' - 11 1/4"21' - 10 3/8"33' - 2 3/8"18' - 7 7/8"17' - 1 1/4"16' - 1 1/8"14' - 9 3/8"23' - 11 5/8" G H 41' - 0"3' - 7"35' - 7 3/4"1' - 2"13' - 11"3' - 1 1/2" 2' - 2 3/8"32' - 0 3/4"147 SF 1 43 SF L1 70 SF 2 150 SF L3 24 SF L2 122 SF L4 3191 SF SECOND FLOOR 112 SF MASTER BALCONY C A B D G H JI F E 15' - 5"18' - 8"11' - 1 1/4"24' - 11 1/2"4' - 8" 3' - 2 7/8"1' - 2"40' - 7 1/8"24' - 11 1/2"6' - 0"51' - 10 1/4"16' - 3"3' - 10 1/8"9' - 0"6' - 8 3/8"9' - 0"3' - 2 1/4"21' - 3 3/4"11' - 10 5/8"14' - 9 3/8"1' - 2 3/4"24' - 7 1/2"14' - 9 3/8"18' - 8 3/4"21' - 10 3/8"1' - 2 3/4"11' - 10 5/8"K 6' - 0" 41' - 0"3' - 11"4' - 4 7/8" 3' - 2 1/8" 4' - 4 7/8" 161 SF 114 SF 2 29 SF 3 30 SF 4 29 SF 5 53 SF 7 17 SF 6 22' - 8 3/4"3061 SF SLOPED ROOF 511 SF FLAT ROOF JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT AP-1 08/17/18 2018-12BUILDING AREA PLANSLIDO BEACH HOUSE LIDO BEACH HOUSEMR. BERNIE HUBERMAN808 VIA LIDO NORDNEWPORT BEACH, CA92663CDP 808 VIA LIDO NORDNEWPORT BEACH, CA 92663Designer BUILDING AREA SCHEDULE Name AREA COMMENTS FIRST FLOOR 2455 SF SECOND FLOOR 3191 SF 5646 SF GARAGE 691 SF 691 SF GRAND TOTAL 6338 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS ENTRY COURTYARD 283 SF PARTIALLY COVERED PATIO 210 SF COVERED MASTER BALCONY 112 SF UNCOVERED SLOPED ROOF 3061 SF FLAT ROOF 511 SF GRAND TOTAL 4177 SF LOT INFORMATION: NO. REVISION DATE 1/8" = 1'-0"1 FIRST FLOOR AREA PLAN 1/8" = 1'-0"2 SECOND FLOOR AREA PLAN FIRST FLOOR LIVING A B C D E 6' - 0" X 15' - 5" = 24' - 11 1/2" X 51' - 10 1/4 = 1294.19 21' - 10 3/8" X 33' - 2 3/8" = 725.85 20' - 6 1/8" X 17' - 1 1/4" = 350.81 F 21' - 5 5/8" X 16' - 1 1/8" = TOTAL: SF GARAGE 24' - 6" X 15' - 6 3/8" = TOTAL: SF SECOND FLOOR LIVING A B C D 6' - 0" X 15' - 5" = 92.5 4' - 8" X 11' - 1 1/4 = 51.81 24' - 11 1/2" X 51' - 10 1/4" = 1294.19 40' - 7 1/8" X 21' - 3 3/4" = 865.15 TOTAL: SF E F G H 1' - 2 3/4" X 16' - 3" = 19.97 1' - 2 3/4" X 9' - 0" = 11.06 18' - 8 3/4" X 11' - 10 5/8" = 21' - 10 3/8" X 11' -10 5/8" = I J 1' - 2 3/4" X 9' - 0" = 11.06 24' - 7 1/2" X 15' - 6 3/8" = ZONED: R-1 SITE AREA:5,394.61 S.F. BUILDABLE AREA: 3,947.45 S.F. TOTAL ALLOWABLE AREA (CITY): 2 x 3,947.45 S.F. = 7,894.9 S.F. TOTAL ALLOWABLE AREA (HOA): 1.7 x 3,947.45 S.F. = 6,710.66 S.F. TOTAL OPEN AREA REQUIRED: .15 x 3,947.45 S.F. = 592.12 TOTAL OPEN AREA PROVIDED: 729 S.F. > 592.12 S.F. TOTAL LANDSCAPED AREA: LOT COVERAGE: TOTAL ROOF COVERAGE = 3,748.28 S.F. 25% FLAT ROOF ALLOWABLE (HOA): 937.07 S.F. TOTAL FLAT ROOF AREA = 746.36 S.F. 1/8" = 1'-0"3 ROOF PLAN OPEN AREA CALCS: G H 6' - 0" X 35' - 0 1/8" = 18' - 10" X 18' - 7 7/8 = TOTAL: SF OPEN AREA CALCS: K 6' - 0" X 18' - 8" = TOTAL: SF 1.22 - 1 3/4" X 22' - 8 3/4" = TOTAL: 511 SF FLAT ROOF METAL ROOF OVERALL SLOPED ROOF SF: 2972 SF PROPOSED METAL ROOF SF: 151.27 SF PERCENTAGE OF METAL: 5% ROOF CALCULATIONS (HOA REQ'D) HOA OPEN AREA BREAKDOWN: 1 2 3' - 7" X 41' - 0" = 146.92 32' - 3/4" X 2' - 2 3/8 = 70.47 3 13' - 11" X 3' - 1 1/2 = 43.49 TOTAL: 260.88 HOA OPEN AREA BREAKDOWN: 1 2 3' - 11" X 41' - 0" = 160.58 3' - 2 1/4" X 4' - 4 7/8 = 14.04 3 9' - 0" X 3' - 2 1/8 = 28.59 TOTAL: 332.25 5 9' - 0" X 3' - 2 1/8 = 28.59 4 6' - 8 3/8" X 4' - 4 7/8 = 29.51 6 3' - 10 1/8 X 4' - 4 7/8 = 16.94 7 16' - 3 X 3' - 2 7/8 = 53.99 OPEN AREA SCHEDULE PER HOA NAME AREA COMMENTS 1 147 SF FIRST FLOOR 2 70 SF FIRST FLOOR L1 43 SF FIRST FLOOR L3 150 SF L2 24 SF L4 122 SF 1 161 SF SECOND FLOOR 2 14 SF SECOND FLOOR 3 29 SF SECOND FLOOR 4 30 SF SECOND FLOOR 5 29 SF SECOND FLOOR 6 17 SF SECOND FLOOR 7 53 SF SECOND FLOOR GRAND TOTAL 889 SF 23 24 25 PROJECT LOCATION VICINITY MAP NOT TO SCALEMONROVIA HIG H W A Y FR E E W A Y JAMBOREEHIG H W A Y WEST BALBOA BALBOA PENI N S U L A BALBOAISLAND BLVDPLACENTIA 17TH ST 15TH ST SUPERIORCOASTAVE SANTA ANA AVE2 0 T H S T DOVER1 8 T H S TBLVD 1 5 T H S TNEWPORTAVE IRVINETUSTIN1 9 T H S T DRAVEAVE55 FREEWAY7 3 MACARTHURRD E A S T JOAQUI NMIGUEL C O R O N A D E L M A R C O A S T SAN NEWPORTHILLS COASTDRIVEBONITA AVEROAD FORD S A N RD BISON BLVDCANYON DRDR UNIVERSITY AVECAMPUS DRC A M P U S D R FREEW A Y 73 CITY OF COSTA MESA CITY OF IRVINE PACIFIC OCEAN JOHN WAYNE AIRPORT UPPER NEWPORT BAY NEWPORT CENTER UP UP GUEST BATH LAUNDRY BUTLER'S PANTRY PWDR. DRY PANTRY WINE FOYER STAIRSELEV. 3-CAR GARAGE DINING GREAT ROOM KITCHEN W.M.SYNTHETIC TURF DOG RUN FIRE RING PLANTER BOXESFOUNTAINCONCRETE SIDE YARD GAS STUB FOR PORTABLE GRILL LANDSCAPE ARCHITECTURAL PLANS FOR THE HUBERMAN RESIDENCE LIGHTING PLAN L-6 L-7 L-8 L-5 L-4 L-2 L-1 SHEET INDEX: COVER SHEET CONSTRUCTION PLAN IRRIGATION PLAN PLANTING PLAN PLANTING SPECS.COVERSHEET1 L-3 CONSTRUCTION DETAILS L-9 NOTES: 1. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS, AND SERVICES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION ELEMENTS AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN. 2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR. 3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL-OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK. 4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH THE NATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR ALL COSTS INCURRED DUE TO DAMAGE AND / OR REPLACEMENT OF SAID UTILITIES, INCLUDING DELAYS. 5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS AND / OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT IMMEDIATELY. ALL WORK RELATED TO THE PROBLEM AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE. 6. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT / OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER. 7. CONTRACTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY CODES AND REQUIREMENTS. CONTRACTOR SHALL BRING TO THE ATTENTION OF THE OWNER AND THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION ANY KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS' ASSOCIATION. 8. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. 9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJECT. 10. CONTRACTOR SHALL INSTALL THIS PROJECT UTILIZING THE LANDSCAPE INDUSTRIES'S B. M. P. BEST MANAGEMENT PRACTICES. NOTICE TO HOMEOWNER: HOME OWNER SHALL PROCESS PLANS THROUGH THE HOME OWNER’S ASSOCIATION PRIOR TO ANY CONSTRUCTION. ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE THE APPLICANT OF LEGAL REQUIREMENT TO OBSERVE COVENANTS, CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN COMMUNITY ASSOC. APPROVAL. SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIG ALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIG ALERT IDENTIFICATION NUMBER CALL UNDERGROUND SERVICE ALERT. TOLL FREE 1-800-422-4133 (TWO WORKING DAYS BEFORE YOU DIG) IRRIGATION DETAILS IRRIGATION DETAILS LANDSCAPE ARCHITECTURAL PLANS FORBERNIE HUBERMAN808 VIA LIDO NORD • NEWPORT BEACH, CA 92663DATE: DRAWN BY:D.P. 7-9-18 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 9 L- 26 UP UP GUEST BATH LAUNDRY BUTLER'S PANTRY PWDR. DRY PANTRY WINE FOYER STAIRSELEV. 3-CAR GARAGE DINING GREAT ROOM KITCHEN W.M.6 CONSTRUCTIONPLAN2 STONE STEPPING PADS SET ON 4" MORTAR BASE, ALLOW ±5" BETWEEN EACH FOR PLANTING. GAS STUB WITH QUICK DISCONNECT FITTING FOR PORTABLE GAS GRILL. GRILL TO BE ±40" IN HEIGHT. EXISTING PROPERTY LINE WALL, PROTECT IN PLACE. WOOD SIDE YARD GATE - PAINT WHITE TO MATCH HOUSE. FOUNTAIN FEATURE. FOUNTAIN PROVIDED BY OWNER - CONTRACTOR SHALL INSTALL AND PROVIDE POWER AND FOUNTAIN FILL VALVE. CONCRETE SIDE YARD WITH CONTROL JOINTS AS SHOWN AND EXPANSION JOINT AT BASE OF HOUSE. POT DRAIN LOCATION - SEE DRAINAGE PLAN. CONSTRUCTION BID ITEMS: CONTRACTOR SHALL PROVIDE AN ITEMIZED BID COST FOR EACH OF THE FOLLOWING. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 GENERAL: CONTRACTOR SHALL BE IN CHARGE OF PROCESSING ALL PERMITS WHERE NEEDED . NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT / OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER . MASONRY CONTRACTOR SHALL COORDINATE WITH DRAINAGE CONTRACTOR, IRRIGATION CONTRACTOR AND ELECTRICIAN TO ENSURE THAT ALL SLEEVES AND CROSSINGS ARE PROVIDED PRIOR TO PLACING OF PAVING, CONCRETE , ETC . ALL CONSTRUCTION SHALL CONFORM TO ALL LOCAL CODES AND ORDINANCES. FINISH SURFACE OF CONCRETE OR HARDSCAPE SURFACE TO BE A 3" MINIMUM BELOW STUCCO SCREED; VERIFY IN FIELD AND ADJUST GRADES IF NECESSARY TO ACHIEVE THIS. CHECK WITH GOVERNING CODES FOR REQUIREMENTS AND COMPLY WITH IF DIFFERENT . CONTRACTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY CODES AND REQUIREMENTS . CONTRACTOR SHALL BRING TO THE ATTENTION OF THE OWNER AND THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION ANY KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS' ASSOCIATION. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJECT. GENERAL NOTES AND SPECIFICATIONS 1. GENERAL NOTICE TO CONTRACTORS ALL CONTRACTORS AND SUBCONTRACTORS PERFORMING WORK SHOWN ON OR RELATED TO THESE PLANS SHALL CONDUCT THEIR OPERATIONS SO THAT ALL EMPLOYEES ARE PROVIDED A SAFE PLACE TO WORK AND THE PUBLIC IS PROTECTED . ALL CONTRACTORS AND SUBCONTRACTORS SHALL COMPLY WITH THE "OCCUPATIONAL SAFETY AND HEALTH REGULATIONS" OF THE U.S. DEPARTMENT OF LABOR, AND WITH THE STATE OF CALIFORNIA DEPARTMENT OF INDUSTRIAL RELATIONS' "CONSTRUCTION SAFETY ORDERS". THE OWNER AND OWNERS' REPRESENTATIVES SHALL NOT BE RESPONSIBLE IN ANY WAY FOR THE CONTRACTOR'S AND SUBCONTRACTOR'S COMPLIANCE WITH SAID REGULATIONS AND ORDERS . CONTRACTOR FURTHER AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY: THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS: AND THAT THE CONTRACTOR SHALL DEFEND , INDEMNIFY AND HOLD THE OWNER AND HIS REPRESENTATIVE HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR HIS REPRESENTATIVE. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO ASCERTAIN THE LOCATION OF ALL UNDERGROUND UTILITIES OR STRUCTURES FROM FIELD INVESTIGATIONS AND AVAILABLE RECORDS PRIOR TO COMMENCING ANY EXCAVATION. 2. CONCRETE AND REINFORCING STEEL: CEMENT FOR CONCRETE SHALL BE A STANDARD BRAND MEETING THE REQUIREMENTS FOR TYPE V CEMENT OF ASTM SPECIFICATIONS C-150 "PORTLAND CEMENT". MINIMUM COMPRESSIVE STRENGTH OF ALL CONCRETE SHALL BE 3,500 PSI IN 28 DAYS. WITH A 5" MAX. SLUMP. AT A MINIMUM THICKNESS OF FOUR INCHES OVER 1" SAND BASE AND 90% COMPACTED NATIVE SOIL. (DRIVEWAY MIN . THICKNESS OF 6 INCHES) THE LARGEST PRACTICAL SIZE OF COARSE AGGREGATE UP TO 1/2" SHALL BE USED IN THE CONCRETE . MINIMUM CONCRETE CLEAR COVERAGE OF REINFORCING STEEL SHALL BE AS FOLLOWS: FOOTINGS: CONCRETE PLACED AGAINST EARTH...3" CONCRETE PLACED AGAINST FORMS EXPOSED TO EARTH.. 2" SLABS..1 1/2" ALL REINFORCING STEEL SHALL BE DEFORMED BARS IN ACCORDANCE WITH ASTM A-615 - GRADE 40. ALL BARS AT SPLICES IN CONCRETE SHALL LAP AS FOLLOWS: GRADE 40 IS 40 DIAMETER LAP. ALL REINFORCING STEEL, ANCHOR BOLTS , DOWELS, AND OTHER INSERTS SHALL BE SECURELY FASTENED IN THE FORMS BEFORE PLACING THE CONCRETE . REINFORCING STEEL SHALL BE SECURELY TIED IN PLACE WITH #16 DOUBLE ANNEALED STEEL WIRE. BARS SHALL BE SUPPORTED ON WELL-CURED CONCRETE BLOCKS OR APPROVED METAL CHAIRS. WIRE FABRIC SHALL CONFORM TO "STANDARD SPECIFICATIONS FOR WELD WIRE FABRIC FOR CONCRETE REINFORCEMENT", "ASTM A-185-64". ALL CONCRETE WORK SHALL RECEIVE 1/2" "FIBERMIX STEALTH MULTIFILAMENT FIBERS" AT 2 LBS. PER CU. YD. ALL CONCRETE FLAT WORK AND OR STONE SUB-BASE SHALL RECEIVE NO. 3 BAR AT 18 INCHES ON CENTER , CHAIRED IN PLACE ALONG CENTER OF SLAB. DRIVE CONCRETE FLAT WORK SHALL RECEIVE NO. 4 BAR AT 12 INCHES ON CENTER , CHAIRED IN PLACE ALONG CENTER OF SLAB. DRIVE CONCRETE SHALL BE A MINIMUM THICKNESS OF 6 INCHES. ALL CONCRETE SHALL BE UNDERLAIN WITH A VAPOR BARRIER CONSISTING OF A PLASTIC FILM (TEN MIL POLYVINYL CHLORIDE OR EQUIVALENT) AT A MINIMUM . THE VAPOR BARRIER SHOULD BE PROPERLY LAPPED AND SEALED. SINCE THE VAPOR BARRIER WILL PREVENT MOISTURE FROM DRAINING FROM FRESH CONCRETE , A BETTER CONCRETE FINISH CAN USUALLY BE OBTAINED IF AT LEAST TWO INCHES OF SAND IS SPREAD OVER THE VAPOR BARRIER PRIOR TO PLACEMENT OF CONCRETE . 3. MASONRY: UNIT MASONRY SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-90 GRADE N. MINIMUM COMPRESSIVE STRENGTH SHALL BE FOR THE GROSS SECTION OF BLOCK. CEMENT FOR MASONRY MORTAR SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-150 "PORTLAND CEMENT", TYPE 1. MORTAR SHALL BE 1:3 1/2 CEMENT AND SAND MIX WITH 1/4 PART APPROVED HYDRATED LIME OR LIME PUTTY , TYPE M OR S. GROUT SHALL BE 1:3:2 CEMENT , SAND, AND 3/8" PEA GRAVEL MIX WITH A SLUMP OF 8" TO 11". DRYPACK SHALL BE 1:3 CEMENT AND SAND MIX . ALL REINFORCING STEEL SHALL BE INTERMEDIATE GRADE PERFORMED BARS CONFORMING TO ASTM A-615, GRADE 40 . REINFORCING STEEL SHALL BE LOCATED AT THE CENTER OF THE WALL UNLESS OTHERWISE NOTED ON THE PLANS, I.E. RETAINING WALLS. SPLICES OF REINFORCING STEEL SHALL LAP 40 DIAMETERS OR 2'-0" MINIMUM . ALL REINFORCING STEEL, ANCHOR BOLTS , DOWELS AND OTHER INSERTS SHALL BE SECURELY ANCHORED IN PLACE PRIOR TO GROUT . TUMBLED RANDOM SQ. AND RECTANGLE BLUE STONE HARDSCAPE, SLOPE TO DRAIN. GROUT SHALL BE TIGHT AND UNIFORM ±1/2". SUBMIT SAMPLE FOR APPROVAL. 16 INCH HIGH STONE FACE FIRE RING WITH CUSTOM PRE-CAST CONCRETE CAP. WOOD ENTRY GATE. SEE ARCHTECTS PLANS. COBBLE STONE DRIVE OVER 6 INCH CONCRETE BASE. SYNTHETIC TURF OVER CONRETE AS DOG RUN. 4 FT HIGH OPEN IRON GATE. PAINT BLACK. 1 2 3 4 4 55 7 7 8 9 9 10 11 12 12 12 13 42 INCH HIGH GLASS GUARD RAILING, BY HOME BUILDER. 14 14 LANDSCAPE ARCHITECTURAL PLANS FORBERNIE HUBERMAN808 VIA LIDO NORD • NEWPORT BEACH, CA 92663DATE: DRAWN BY:D.P. 7-9-18 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 9 L- 27 CONSTRUCTIONDETAILS3 FIRE PIT 12 16"5.25"7.25" 1/4" TAP PLUG FOR MANIFOLD PRESSURE CHECK B11.75" (+/- 2")13.75" (+/- 2") A C HEARTH PRODUCTS CONTROLS 3050 PLAINFIELD RD. KETTERING, OH 45432 TOLL FREE: 1-877-433-7001 PHONE: (937) 433-7000 FAX: (937) 433-0704 www.hpcfire.com ISOMETRIC VIEW SIDE ELEVATION ELECTRONIC IGNITION RECOMMENDED ENCLOSURE SIZE PLAN VIEW Hearth Products Controls Co CSA CERTIFIED-OUTDOOR USE ONLY FOR COMMERCIAL AND RESIDENTIAL USE 771-047 EI SQUARE PAN- FLAME SENSING WITH ELECTRONIC HOT SURFACE IGNITION AVAILABLE IN: ●120VAC OR 24VAC ●On/Off OR Hi/Low MATERIAL: 304 STAINLESS STEEL Hi/Lo MODELS HAVE A 40% REDUCTION IN BTU ON LOW SETTING REVISION DATE 10/20/2016 Notes: 1. PROPER VENTING ● ENCLOSURES: Recommend 4 each 18 sq.in. vents on opposing sides (Minimum 2 each 18 sq.in. vents). ● BOWLS (Copper, concrete or metal) - Bowl to be raised above mounting surface minimum of 3/4" gap; Bowl to have a minimum of 6" diameter hole in bottom 2. GAS SUPPLY - FOR USE WITH FIXED PIPING SYSTEMS ONLY - NOT FOR USE WITH SMALL TANKS. ● Natural Gas: Operating Supply Pressure: Minimum: 6.0" W.C.; Maximum: 7.0" W.C. ● LP Gas: Operating Supply Pressure: Minimum: 10.0" W.C.; Maximum: 11.0" W.C. IMPORTANT: Ensure any flex line that may be used from the permanent main fuel supply to the product is rated to the stated max btu of the product and certified to ANSI Z21.75*CSA 6.27. 3. MODIFCATION OF PRODUCT WILL VOID ANY CERTIFICATION AND WARRANTY. 4.FOLLOW ALL MANUFACTURER INSTALLATION INSTRUCTIONS AND LOCAL CODES. 5. ALL DIMENSIONS ARE CONSIDERED TRUE AND REFLECT MANUFACTURER'S SPECIFICATIONS AS OF THE REVISION DATE. 6. DO NOT SCALE DRAWING. 7. THESE DRAWINGS ARE FOR SIZING AND PLANNING PURPOSES. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT. THE MANUFACTURER'S RESPONSIBLE FOR THE ACCURACY OF THE DRAWING. 8.CONTRACTOR'S NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetails.com/info REFERENCE NUMBER 771-047. PART NUMBERS STND BTU DIMENSION CHART A" B"C" 18FSSEI-SQ 90K 18 12 54 24FSSEI-SQ 150K 24 18 54 30FSSEI-SQ 200K 30 24 54 36FSSEI-SQ 250K 36 30 72 42FSSEI-SQ 400K 42 36 80 3 3'-0" 2 8" 1. STONE TO MATCH HOUSE 2. PRE-CAST CONCRETE CAP 3. HPC HEARTH PRODUCTS CONTROLS CO. ELECTRONIC INGNITION SYSTEM INTERLINK PAN FIRE PIT INSERT ELECTRONIC IGNITION EL. MODEL 18FSSEI-SQ 90K BTU. INSTALL PER HPC INSTALATION DETAIL. (TRIM ROUND) 1. TOOLED OR SAWCUT CONTROL JOINT - MIN. 1/8" WIDE x 1/3 DEPTH OF CONCRETE WHERE SHOWN ON PLAN. 2. CONCRETE PAVING AND OR CONCRETE SUB-BASE FOR STONE, BRICK ETC.. - SEE PLAN 3. THICKENED EDGE 8" THICK FOR WALKING SURFACES, 10" THICK FOR DRIVEWAY. 4. REBAR PER CONSTRUCTION PLAN. 5. FINISH LANDSCAPE GRADING. NOTE: MAINTAIN 3" CLEAR BETWEEN REBAR AND EARTH. 2" MIN. PROVIDE SAND BED AND / OR BASE MIX OVER COMPACTED 9000% SUBGRADE. 12" MIN. TYPICAL HARDSCAPE THICKENED EDGE 1 23 45 3" MIN. 6" MAX 4"1 2 3 4 5 1. CONCRETE PAD W/ STONES ON TOP 2. FINISH GRADE 3. SUB-BASE MATERIAL REFER TO SPECIFICATIONS 4. COMPACTED SUBGRADE 5. DECORATIVE ROCK, TURF OR GROUNDCOVER (SEE FINISH SCHEDULE OR PLANTING PLAN) STONE STEPPING PADS 1. PROVIDE MIN. OF 1/2" OVERHANG FOR STUCCO FACED WALLS. 2. PROVIDE MIN. OF 3/4" OVERHANG FOR STONE FACED WALLS. 3. WALL CAP - SEE CONSTRUCTION PLAN. WALL CAP OVERHANG SCALE: 1" = 2'-0" 12 3 1/4"1" SAW CUT1/4" R. CONTROL JOINT / SAW CUT DETAIL 1. SECOND POUR 2. # 4 REBAR AS STEEL DOWEL 3. SAW CUT OR TOOLED CONTROL JOINT, SEE CONSTRUCTION PLAN 4. SPEED DOWEL SLEEVE (800) 531-3355 5. FIRST POUR 6. COMPACTED SOIL 7. POLYFELT FOAM EXPANSION. 8. SELF-LEVELING DECK-O-SEAL EXPANSION MASTIC COLOR TO MATCH CONC., FINISH WITH SILICA SAND FOR CONCRETE PAVING COLOR AND TEXTURE, SEE CONSTRUCTION PLAN. COLD JOINT EXPANSION JOINT 1 2 3 4 5 6 72 81 5 EXPANSION JOINT / SPEED DOWEL DETAIL 1/2"1/2"1/4" R. 1. SIDE OF HOUSE 2. WEEP SCREED 3. HARDSCAPE SURFACE. 4. SELF-LEVELING DECK-O-SEAL EXPANSION MASTIC COLOR TO MATCH CONC., FINISH WITH SILICA SAND 5. 3/ 8" POLYFELT FOAM EXPANSION. 6. COMPACTED SOIL FOR HARDSCAPE TYPE, SEE CONSTRUCTION PLAN. EXPANSION JOINT AT HOUSE 3/8" 1/4" R.4"MIN1"MIN1 2 3 4 5 6 1. FLOAT VALVE 2. FLOW CONTROL UNIT 3. FLEXIBLE PVC PIPE. 4. PUMP W/ CORD. SIZE AS REQUIRED. 5. UNION 6. OVERFLOW, PLUMB TO DRAIN SYSTEM 7. SUPPLY LINE. SIZE AS REQUIRED 8. RETURN LINE 3 X SIZE OF SUPPLY LINE. 9. DIRECT BURIAL PLASTIC BASIN WITH LID. 10. CONNECT PUMP TO GFCI CIRCUIT 11. PLUMB TO STATIC POTABLE WATER SOURCE. ENSURE SOURCE IS ISOLATED FROM DOMESTIC WATER BY RP BACKFLOW 1 2 3 4 5 6 7 8 9 10 11 TYPICAL FOUNTAIN PUMP INSTALLATION LANDSCAPE ARCHITECTURAL PLANS FORBERNIE HUBERMAN808 VIA LIDO NORD • NEWPORT BEACH, CA 92663DATE: DRAWN BY:D.P. 7-9-18 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 9 L- 28 UP UP GUEST BATH LAUNDRY BUTLER'S PANTRY PWDR. DRY PANTRY WINE FOYER STAIRSELEV. 3-CAR GARAGE DINING GREAT ROOM KITCHEN W.M.SCALE: 1/8"-1'-0" IF DISTANCES FROM TRANSFORMER EXCEED RECOMMENDED LENGTHS AND WATTAGES, EXCESSIVE VOLTAGE DROP WILL OCCUR AND LIGHT OUTPUT WILL GREATLY DIMINISH. CENTER TRANSFORMERS WHENEVER POSSIBLE. MAKE CABLE RUNS AS SHORT AS POSSIBLE TO REDUCE VOLTAGE DROP . SIZE CABLE AND TRANSFORMERS PROPERLY FOR EACH PROJECT. ALLOW ROOM FOR GROWTH OR ADDITIONS TO THE SIGHTING SYSTEM. IT IS RECOMMENDED TO USE EYELET , FLANGE SPADE, OR SPADE TERMINAL CONNECTORS WHEN ATTACHING CABLE TO TERMINAL BLOCK STUDS. THIS ENABLES ADDITIONAL SETS OF CABLE TO BE USED AND REDUCES THE POSSIBILITY OF STRAY WIRES TO TOUCH FROM ONE CONDUCTOR TO ANOTHER. IF THIS HAPPENS, ARCHING WILL OCCUR CAUSING A SUPER HEATED CONDITION AT THE TERMINAL BLOCK. CAUTION: HALOGEN LIGHTS OPERATED BELOW 10 VOLTS CONTINUOUSLY WILL BLACKEN AND HAVE BOTH LIFE AND LIGHT OUTPUT LESS THAN THE ABOVE FIGURES . FLUORESCENT LIGHTS WILL NOT OPERATE UNDER 10 VOLTS. VOLTAGE DROP IS INHERENT IN ALL LIGHTING SYSTEMS. MAKE CABLE RUNS AS SHORT AS POSSIBLE FROM TRANSFORMER. CENTER THE TRANSFORMER WHENEVER POSSIBLE AND MAKE MULTIPLE RUNS TO ACHIEVE THE DESIRED COVERAGE. CONTRACTOR SHALL USE SILICONE- FILLED SAFETY WIRE CONNECTORS BY "KING CONNECTORS" MODEL NO. KING-6T FOR DIRECT BURRIAL LOW-VOLTAGE LIGHTING SYSTEMS. GENERAL LIGHTING NOTES: ALL LIGHTING FIXTURES AND ELECTRICAL INSTALLATION SHALL BE IN CONFORMANCE WITH THE NATIONAL ELECTRICAL CODES AND LOCAL GOVERNMENTAL AGENCY, PERMIT REQUIREMENTS AND STATE HEALTH AND SAFETY REQUIREMENTS . CONTRACTOR SHALL VERIFY LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. CONTRACTOR SHALL BE HELD LIABLE FOR ANY DAMAGES INCURRED . ALL ELECTRICAL FIXTURES ARE SHOWN SCHEMATICALLY FOR APPROXIMATE LOCATIONS AND QUANTITIES REQUIRED . FINAL LOCATIONS TO BE VERIFIED ON SITE BY THE CONTRACTOR AT NIGHT. CONTRACTOR SHALL COORDINATE ALL SLEEVING REQUIRED WITH MASONRY AND OTHER SUBCONTRACTORS AS REQUIRED . CONTRACTOR SHALL SIZE AND CIRCUIT ALL ELECTRICAL REQUIREMENTS PER MANUFACTURERS REQUIREMENTS . ALL CABLE MUST BE INSTALLED A MINIMUM OF 12 INCHES BELOW GRADE. PVC SCH 40 SLEEVING SHALL BE PROVIDED UNDER ALL HARDSCAPE AREAS. ALL GROUND-MOUNTED FIXTURE SHALL HAVE A MINIMUM OF 18” OF EXCESS CABLE BURIED AT EACH FIXTURE FOR POSSIBLE RE POSITIONING AND OR MAINTENANCE. CONTRACTOR SHALL PROVIDE OWNER WITH ALL MANUFACTURERS GUARANTEE LITERATURE. LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION . LEAVE 36" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR FUTURE RELOCATION. STAKE MOUNTED LIGHTING FIXTURE . SEE LIGHTING PLAN LEGEND FOR TYPE , COLOR & LAMP. SCALE: NOT TO SCALE TYPICAL LANDSCAPE AREA LIGHT SHRUB PLANTING AREAS 5 64123 7 8 9 1. FINISH GRADE 2. 2" IN G.C., FLUSH IN LAWN 3. VALVE BOX (SEE SPECS.) 4. WATER PROOF CONNECTOR 5. 24" LINEAR LENGTH OF WIRE, COILED. 6. BRICK ( 1 OF 4 ) 7. PVC SWEEP ELLS, 8. 1 CU. FT. PEA GRAVE (MIN) 9. GRAY PVC SCH 40 WHEN SPECIFIED DIRECT BURIAL OTHERWISE. RUN ALL WIRES ADJACENT TO IRRIGATION MAIN LINE WHEN POSSIBLE. WIRE PULL BOX / JUNCTION BOX12" MIN.7 TYPICAL RECESS WALL LIGHT STEP LIGHT SIMILAR TOP VIEW SCALE: NOT TO SCALE LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION . LEAVE 18" MIN . LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. WALL LIGHT FIXTURE . SEE LIGHTING PLAN LEGEND FOR TYPE . BLOCK WALL - SEE CONSTRUCTION PLAN BLUE ENT W/ SWEEPS AS REQUIRED THIS FIXTURE IS DESIGNED FOR DOWNLIGHTING ONLY . DO NOT USE IN AN UPLIGHT POSITION WATERPROOF ALL SLEEVE ENDS W/ SILICONE TO PREVENT WATER SEEPAGE. LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION . LEAVE 18" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. SPIKE MOUNT SPOT LIGHT FIXTURE . SEE LIGHTING PLAN LEGEND FOR TYPE . TYPICAL DIRECTIONAL SPOT LIGHT SHRUB PLANTING AREAS SCALE: NOT TO SCALE FINISH GRADE LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION . LEAVE 18" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. SPIKE MOUNT FLOOD LIGHT FIXTURE . SEE LIGHTING PLAN LEGEND FOR TYPE. TYPICAL FLOOD LIGHT SCALE: NOT TO SCALE FINISH GRADE 1 CU. FT. OF COARSE GRAVEL LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION . LEAVE 18" MIN . LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. WELL LIGHT FIXTURE . SEE LIGHTING PLAN LEGEND FOR TYPE . SET FIXTURE FLUSH WITH FINISH GRADE IN LAWN AREAS. INSTALL THIS MODEL IN DRAINED AREAS. DO NOT INSTALL IN LOCATIONS THAT ARE SUBJECT TO STANDING WATER AS IT IS NOT AN UNDERWATER LIGHT. TYPICAL WELL LIGHT LAWN AREA SCALE: NOT TO SCALE VOLTAGE GUIDELINE TOTAL WATTAGE OF RUN LINEAR FT. OF # 12/2 WIRE FROM THE TRANSFORMER TO THE FIRST LAMP 40 WATTS 80 WATTS 108 WATTS 128 WATTS 144 WATTS 180 WATTS VOLTAGE TAP TO BE USED AT TRANSFORMER 25 LN. FT. 50 LN. FT. 75 LN. FT. 100 LN . FT. 150 LN. FT. 200 LN. FT. 250 LN. FT. 300 LN. FT. 350 LN. FT. 400 LN. FT. 450 LN. FT . 500 LN. FT . 550 LN. FT . 600 LN. FT . 650 LN. FT . 700 LN. FT . 750 LN. FT . 800 LN. FT . 12 V 12 V 12 V 13 V 13 V 13 V12 V 12 V 12 V 13 V 14 V 14 V12 V 12 V 13 V 13 V 14 V 14 V12 V 13 V 14 V 14 V 15 V 16 V13 V 14 V 15 V 16 V 16 V 18 V14 V 14 V 16 V 17 V 18 V 20 V14 V 16 V 17 V 18 V 20 V 20 V15 V 17 V 18 V 20 V 20 V15 V 18 V 20 V 15 V 20 V 15 V 20 V 16 V 17 V 17 V 18 V 18 V 20 V 20 V 20 V 20 V HOW TO USE DIFFERENT VOLT TAPS. EXAMPLE: If the first light tests at 8 volts, subtract 8 volts form 12 volts, which equals 4 volts. Now add the 4 volts back into 12 volts and that will equal 16 volts (thus) 12 VOLTS -8 VOLTS = 4 VOLTS 12 VOLTS + 4 VOLTS = 16 VOLTS CONTRATOR SHALL RUN MINIMUM OF 8 GUAGE WIRE FROM THE TRANSFORMER FOR THE FIRST 15 FT., PRIOR TO THE REDUCTION OF WIRE SIZE. WIRE SIZE UNDER 14 GUAGE IS NOT PERMITTED FOR THIS PROJ. LIGHTING CABLE / DISTANCE CHART CABLE TYPE RECOMMENDED DISTANCE FROM TRANSFORMER (SINGLE RUN) MAXIMUM WATTAGE (LOAD) O N E C I R C U I T 2 C O N D U C T O R S 18 / 2 20 FEET 100 WATTS 200 WATTS 250 WATTS 300 WATTS 300 WATTS 300 WATTS 16 / 2 150 FEET 14 / 2 80 FEET 12 / 2 100 FEET 10 / 2 150 FEET 8 / 2 200 FEET 2 C I R C U I T S 3 C O N D U C T O R S 12 / 3 200 FEET 600 WATTS, (300 WATTS PER CIRCUIT) 10 / 3 250 FEET 600 WATTS, (300 WATTS PER CIRCUIT)LIGHTING PLAN4 T SYMBOL DESCRIPTION / COLOR MFG.MODEL NO. LAMP VOLTAGE NOTES: TRANSFORMERS SHALL BE A TOP 300 WATT TOP LIGHTS TRANSFORMER BY TOP W/ INTEGRAL TIMER ) CONTACT BRETT BROWNING AT TOP LIGHTS INC. TO PLACE ORDER 877-867-5596 (CELL 949-422-4563)T COPPER AREA LANDSCAPE / PATH LIGHT, 12” HIGH, "SMALL HAT"TOP TOP-PL-340-MBR 2 WATT LED 12 LOCATE ±12" AWAY FROM ANY WALK OR PATIO. ± 18" FROM MOW EDGE. COPPER DIRECTIONAL UP LIGHT W/ LARGE SHROUD TOP 142-MBR 12TOP6 WATT LED SHINE IN MID BRANCHES OF TREE COPPER DIRECTIONAL FLOOD LIGHT TOP-UL-150-MBR 12TOPPAR 36 FLOOD 6 ALT WATT LED SHINE IN LOWER BRANCHES OF SHRUB OR VINE. LOUVERED BRASS RECESS LIGHT.TOP-SL-LGBX SL-CVR534-MBR (3) 2 WATT LED 12TOP LOCATE 2" BELOW WALL CAP. INSTALL FLUSH TO WALL, WIRES IN BLUE ENT. AND OR IN STEP FACE. L I G H T I N G L E G E N D LANDSCAPE ARCHITECTURAL PLANS FORBERNIE HUBERMAN808 VIA LIDO NORD • NEWPORT BEACH, CA 92663DATE: DRAWN BY:D.P. 7-9-18 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 9 L- 29 UP UP GUEST BATH LAUNDRY BUTLER'S PANTRY PWDR. DRY PANTRY WINE FOYER STAIRSELEV. 3-CAR GARAGE DINING GREAT ROOM KITCHEN W.M.SCALE: 1/8"-1'-0" 808 VIA LIDO NORD NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH DAVID A. PEDERSEN 6-21-18 3895 DAVE@DPLANDSCAPE.COM949-251-8999 20271 ACACIA ST. NEWPORT BEACH CA. SUITE 120 1-30-19 6-21-18 ·         TURF AREA DOES NOT EXCEED 25% OF LANDSCAPE PLANTING AREA (PROHIBITED ON SLOPE AREAS AND PARKWAYS LESS THAN 10 FEET WIDE) ·         75% OF LANDSCAPE AREA MUST BE PLATED WITH CLIMATE ADAPTED PLANTS WITH AN AVERAGE WUCOLS PLANT FACTOR OF 0.3. ·         COMPOST AT A RATE OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES 3-INCH MULCH LAYER APPLIED TO ALL PLANTING AREAS (EXCLUDING TURF AREAS) AUTOMATIC IRRIGATION CONTROLLERS WITH MANUAL SHUT-OFF VALVES STATEMENT, “I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO).” POINT OF CONNECTION MAKE IRRIGATION POINT OF CONNECTION INTO WATER SERVICE LINE DIRECTLY DOWNSTREAM OF EXISTING LOT WATER METER. VERIFY EXACT LOCATION IN THE FIELD AND ADJUST AS NECESSARY. INSTALL BALL VALVE AT POC FOR IRRIGATION SYSTEM ISOLATION. EXTEND MAINLINE AS SHOWN TO SIDE YARD FOR IRRIGATION EQUIPMENT LOCATION. INSTALL BACKFLOW PREVENTER DOWNSTREAM OF BALL VALVE PER ALL LOCATE CODES. FINAL BACKFLOW PREVENTER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. PIPING BETWEEN THE POC AND THE BACKFLOW PREVENTER TO BE 1" TYPE 'K' COPPER INSTALL MASTER VALVE DOWNSTREAM OF BACKFLOW DEVICE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIRECTIONS. INSTALL FLOW SENSOR DOWNSTREAM OF MASTER VALVE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIRECTIONS. MAXIMUM DEMAND IS 5 GPM. MINIMUM DESIGN PRESSURE AT POC IS 60 PSI. CONTRACTOR SHALL TAKE A DIRECT PRESSURE MEASUREMENT AT THE POC PRIOR TO START OF WORK. IF STATIC PRESSURE IS GRATER THAN 80 PSI. INSTALL PRESSURE REGULATOR WITH BACKFLOW ASSEMBLY PER THESE PLANS AND SET TO 60 PSI. IF STATIC PRESSURE IS BETWEEN 60 PSI AND 80 PSI, DO NOT INSTALL PRESSURE REGULATOR. IF STATIC PRESSURE IS LESS THAN 60 PSI. NOTIFY LANDSCAPE ARCHITECT IN WRITING. DO NOT PROCEED WITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. CONTROLLER INSTALL IRRIGATION CONTROLLER OUTSIDE HOUSE AS SHOWN ON THE PLANS. FINAL CONTROLLER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. THE IRRIGATION CONTRACTOR SHALL COORDINATE 120V AC POWER TO THE FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND / OR ELECTRICAL CONTRACTOR AS NECESSARY, AND PAY ALL ASSOCIATED COST. THE IRRIGATION CONTRACTOR SHALL MAKE ALL FINAL CONNECTIONS PER LOCAL CODES. MOUNT, GROUND, AND WIRE ALL THE CONTROL EQUIPMENT PER THE MANUFACTURER'S DIRECTIONS, THESE PLANS, AND PER ALL LOCAL CODES. SLEEVING MAINLINE AND VALVES SHOWN OUTSIDE OF PLANTED AREAS FOR CLARITY ONLY. INSTALL ALL IRRIGATION EQUIPMENT IN ADJACENT PLANTED AREAS EXCEPT WHERE SLEEVING IS SHOWN ON THE PLANS. ALL PIPES AND WIRES THAT MUST RUN UNDER HARDSCAPE TO BE SLEEVED IN SCH 40 PVC SLEEVES ACCORDING TO THE SLEEVING CHART. DRIP LINE SYSTEMS SHRUB AREAS AS SHOWN SHALL BE IRRIGATED WITH DRIP LINE IRRIGATION. INSTALL ALL DRIP LINE SYSTEMS PER THE MANUFACTURER'S DIRECTIONS AND RECOMMENDATIONS. CONTRACTORS NOT FAMILIAR WITH DRIP LINE SYSTEM INSTALLATION SHALL CONTACT THE MANUFACTURER'S REPRESENTATIVE PRIOR TO START OF WORK FOR ON-SITE PRODUCT AND INSTALLATION TRAINING. 2. Soil Preparation Mulch and Amendments (a) Prior to planting of any materials, compacted soils shall be transformed to a friable condition. On engineered slopes, only amended planting holes need to meet this requirement. (b) Soil amendments shall be incorporated according to the recommendations of the soil report and what is appropriate for plants selected. (c) For landscape installations, compost at a rate of a minimum of four cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of six inches into the soil. Soils with greater than 6% organic matter in the top 6 inches of soil are exempt from adding compost and tilling. (d) A minimum two, three inch (3″) layers of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. To provide habitat for beneficial insects and other wildlife, up to 5% of the landscape are may be left without mulch. Designated insect habitat must be included in the landscape design plan as such. (e) Stabilizing mulching products shall be used on slopes that meet current engineering standards such as those detailed in the USDA/USAID Low Volume Roads Engineering Best Management Practices Field Guide. (f) The mulching portion of the seed/mulch slurry in hydroseeded applications shall meet the mulching requirement. (g) Organic mulch materials made from recycled or postconsumer shall take precedence over inorganic materials or virgin forest products unless the recycled post-consumer 2.3 Soil Management Report A. All planted landscape areas are required to have friable soil to maximize retention and infiltration. On engineered slopes, only amended planting holes need meet this requirement. B. In order to reduce runoff and encourage healthy plant growth, a soil management report shall be completed by the project applicant, or his/her designee, as follows: 1. Submit soil samples to a certified agronomic soils laboratory for analysis and recommendations. (a) Soil sampling shall be conducted in accordance with laboratory protocol, including protocols regarding adequate sampling depth for the intended plants. (b) The soil analysis may include, but is not limited to: 1. soiltexture; 2. infiltration rate determined by laboratory test or soil texture infiltration rate table; 3. pH; 4. total soluble salts; 5. sodium; 6. percent organic matter; and 7. recommendations. 5IRRIGATIONPLANALL PIPING AND RELATED IRRIGATION EQUIPMENT SHOWN IN PAVED AREAS IS FOR CLARITY ONLY, ALL EQUIPMENT TO BE INSTALLED IN PLANTED AREAS WHEN POSSIBLE. THE FINAL LOCATION AND EXACT POSITIONING OF THE IRRIGATION CONTROLLER SHALL BE APPROVED BY THE OWNER PRIOR TO INSTALLATION. THIS IRRIGATION SYSTEM SHALL BE INSTALLED BY A COMPETENT LANDSCAPE CONTRACTOR EXPERIENCED IN IRRIGATION INSTALLATION AND THE BASIC FUNDAMENTALS OF ITS HYDRAULIC DEMANDS. THE IRRIGATION CONTRACTOR SHALL FIELD SELECT ALL IRRIGATION NOZZLES AND ARK PATTERNS TO OBTAIN OPTIMUM HEAD TO HEAD COVERAGE WITH THE MINIMUM OF OVER-SPRAY. THE IRRIGATION CONTRACTOR SHALL GUARANTEE ENTIRE SPRINKLER SYSTEM AGAINST DEFECTIVE MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE YEAR FROM DATE OF APPROVAL. SHOULD ANY REPAIRS BE NECESSARY DURING THE PERIOD , IF DUE TO DEFECTIVE MATERIALS OR WORKMANSHIP, CONTRACTOR SHALL REPAIR AT HIS EXPENSE. OBSTRUCTIONS WHEN VERTICAL OBSTRUCTIONS (UTILITIES BOXES , STREET LIGHTS, TREES , ETC.) INTERFERE WITH THE SPRAY PATTERN OF THE SPRINKLER HEADS SO AS TO PREVENT PROPER COVERAGE, THE IRRIGATION CONTRACTOR SHALL FIELD ADJUST THE SPRINKLER SYSTEM BY INSTALLING A QUARTER CIRCLE OR HALF CIRCLE SPRINKLER HEAD ON EACH SIDE OF THE OBSTRUCTION SO AS TO PROVIDE PROPER COVERAGE. ALL ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER. (TYPICAL) Automatic irrigation controllers utilizing either evapotranspiration or soil moisture sensor data with nonvolatile memory shall be required for irrigation scheduling in all irrigation systems recommending U.S. EPA WaterSense labeled devices as applicable. TORO TMC-424E-OD+TSM-8F SERIES WEATHER - BASED AUTOMATIC ET ADJUSTING 'SMART' IRRIGATION CONTROLLER - WITH IRRITROL CL-100 SERIES 'CLIMATE LOGIC' WIRELESS ET / RAIN SENSOR FEBCO 825YA SERIES REDUCED PRESSURE BACKFLOW PREVENTER - INSTALL WITH WILKINS YBP-80 STRAINER AND WILKINS 500XL SERIES PRESSURE REGULATOR (IF NECESSARY) NIBCO T-580-70 TWO-PIECE BRONZE BALL VALVE - FULL PORT IRRITROL 700-1 SERIES 'ULTRA FLOW' ELECTRIC CONTROL VALVE IRRITROL 700-1 SERIES 'ULTRA FLOW' ELECTRIC CONTROL VALVE - INSTALL WITH 1" 25 PSI SENNINGER PRESSURE REGULATOR AND 1" NETAFIM DISC FILTER BP ET SCH 40 PVC IRRIGATION PRESSURE MAINLINE 18" MIBNIMUM COVER CLASS 200 PVC NON-PRESSURE LATERAL LINE - 12" MINIMUM COVER NETAFIM TLHCVXR5-12XX DRIP LINE TUBING WITH 0.53 GPH EMITTERS AT 12" O.C. - ROS OF TUBING TO BE ABOUT 16" -18" O.C. BURY TUBING 3"-4" BELOW GRADE - STAPLE DOWN FIELD FABRICATED OPERATION INDICATOR / MANUAL FLUSH VALVE ASSEMBLY. EQUIPMENT LEGEND SYMBOL MANUFACTUER / MODEL NUMBER TORO 570Z-6P-COM-OT-POP UP SPRAY HEADS WITH 'PRECISION SPRAY NOZZLE AND CHCK VALVE C ETC BP DRIP FOR POTS LANDSCAPE ARCHITECTURAL PLANS FORBERNIE HUBERMAN808 VIA LIDO NORD • NEWPORT BEACH, CA 92663DATE: DRAWN BY:D.P. 7-9-18 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 9 L- 30 L-6IRRIGATION DETAILS6LANDSCAPE ARCHITECTURAL PLANS FORBERNIE HUBERMAN808 VIA LIDO NORD • NEWPORT BEACH, CA 92663DATE: DRAWN BY:D.P. 7-9-18 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 9 L- 31 L-7IRRIGATION DETAILS7LANDSCAPE ARCHITECTURAL PLANS FORBERNIE HUBERMAN808 VIA LIDO NORD • NEWPORT BEACH, CA 92663DATE: DRAWN BY:D.P. 7-9-18 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 9 L- 32 SCALE: 1/4" = 1'-0" NORTH 0 4 8 12 16 20 24 GRAPHIC SCALE UP UP GUEST BATH LAUNDRY BUTLER'S PANTRY PWDR. DRY PANTRY WINE FOYER STAIRSELEV. 3-CAR GARAGE DINING GREAT ROOM KITCHEN W.M. SYMBOL QUANTITY CAM-YUL 5 DIP-SPL 11 ERO-COR 28 HEL-ARB 1 HEU-SAN 9 HYD-LAC 1 IMP-SPE 13 NAN-HAR 6 OLE-DWF 3 PIT-GOL 3 ROS-ALT 4 SAN-TRI 10 SCA-AEM 6 SOL-JAS 11 DIP-SPL DIPLADENIA SPLENDENS SPLENDID MANDEVILLA FIVE GAL. VINE-LIKE SHRUB TO 2 FT. PINK TRUMPET SHAPED FLOWERS, PARTIAL SHADE. THE FOLLOWING IS A COMPUTERIZED COUNT OF ALL SHRUBS. CONTRACTOR SHALL VERIFY THE FOLLOWING PLANT TOTALS AND NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES BETWEEN THE NUMBER OF PLANTS SHOWN ON THE PLAN AND THE TOTALS LISTED HERE ON. OPH-NAN OPHIOPOGON JAPONICUS 'NANUS' DWARF MONDO GRASS 3"0.C.LUMPING PERENNIAL GRASS LIKE FOLIAGE TO 3” W/ LILAC FLOWERS. GREAT LAWN SUBSTITUTE ERO-COR PINK HERON’S BILL ONE GAL.CLUMPING PERENNIAL TO 3” HIGH BY 12” WIDE W/ ROSE-PINK PETALS & MEGENTA VEINS, BEST IN WELL DRAINED SOIL.ERODIUM CORSICUM IMP-SPE IMPATIENSE ONE GAL. ASSORTED COLORS , EVERGREEN PERENNIAL TO 30”, COLOR ALL YEAR.IMPATIENSE SPECIES HEU-SAN HEUCHERA SANGUINEA 'FIREFLY'FIREFLY CORAL BELLS ONE GAL.PERENNIAL TO 12" W/ SCARLET RED BELL-LIKE FLOWERS ON COMPACT CLUMPING PLANT. GROUND COVER SYMBOL BOTANICAL NAME COMMON NAME SPACING DESCRIPTION COLOR ANNUAL COLOR SEASONAL - 4" POT SIZE 10" O.C . CONTRACTOR TO PLANT A MINIMUM OF 5 FLATS OF COLOR FOR THIS PROJECT SHRUBS SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION CAM-YUL CAMELLIA SASANGUA YULETIDE SASANQUA CAMELLIA 15 GAL.DEEP ROSE-PINK FLOWER ON COMPACT, UPRIGHT SHRUB TO 3’ HYD-LAC HYDRANGEA 'MARIESSI VARIEGATA' LACE CAP HYDRANGEA 15 GAL.LARGE LEAVED SEMI-DECIDUOUS SHRUB TO 4 FT. LARGE FLAT CLUSTERS OF SMALLER BLOSSOMS. VARIEGATED LEAF EDGE. SOL-JAS SOLANUM JASMINOIDES POTATO VINE / JASMINE NIGHTSHADE FIVE GAL.EVERGREEN TWINING VINE W/ PERPETUAL BLOOM OF STAR SHAPED WHITE FLOWERS. (DEER RESISTANT) HEL-ARB HELIOTROPIUM X 'MARINE'HELIOTROPE FIVE GAL. SUB-TROPICAL EVERGREEN SHRUB TO 30" W/ DEEP DARK GREEN LEAVES W/ COBALT BLUE FLOWERS. ROS-ALT ROSA 'ALTISSIMO'RED CLIMBER FIVE GAL. PROFUSE LARGE SINGLE BRIGHT RED BLOOMING CLIMBING ROSE TO 10 FT. (TIE TO WALL) NAN-HAR NANDINA D. HARBOR DWF. DWF. NANDINA FIVE GAL. FEATHERY FOLIAGE LOW GROWING GROUND COVER TO 18” SPREADS BY RUNNERS . PIT-GOL PITTOSPORUM TENUIFOLIUM GOLF BALL GOLF BALL PITTOSPORUM 15 GAL. DENSE EVERGREEN ROUND SHRUB TO 30 INCHES WITH MINT GREEN GLOSSY LEAVES . · Turf area does not exceed 25% of landscape planting area (prohibited on slope areas and parkways less than 10 feet wide) · 75% of landscape area must be plated with climate adapted plants with an average WUCOLS plant factor of 0.3. · Compost at a rate of four cubic yards per 1,000 square feet to a depth of six inches 3-inch mulch layer applied to all planting areas (excluding turf areas) Automatic irrigation controllers with manual shut-off valves Statement, “I agree to comply with the requirements of the prescriptive compliance option to the MWELO).” POD-ELO PODOCARPUS ELONGATUS 'MONMAL'ICEE BLUE PODOCARPUS 24” BOX LOW BRANCHED PYRAMIDAL EVERGREEN TREE TO 12 FT. W/ COOL GRAY BLUE-GREEN SLENDER LEAVES. OLE-DWF OLEA EUROPAEA MONTRA LITTLE OLLIE DWF OLIVE 15 GAL. DWARF OLIVE WITH BLUE GREEN FOLIAGE TAKES PRUNING WELL. SCA-AEM SCAEVOLA AEMULA BLUE WONDER ONE GAL.SPRAWLING SHRUB / GROUND COVER W/ SMALL LIGHT GREEN LEAVES AND ABUNDENT BLUE FLOWERS. SAN-TRI SANSECIERIA TRIFASCIATA 'BLACK GOLD'BLACK GOLD SANSECIERIA FIVE GAL. UPRIGHT PERENNIAL W/ 30 IN. LONG STIFF DARK GREEN LEAVES W/ YELLOW MARGIN FROM BASE. TREES SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION HL CY CY DS DSDS S S S P P P S SS I I I II I NH NH NH NH NH NH I I I I H H H H H H H H H DS DS DS DS DS EE E E E E II I DS DS CY E EE E E ERO-COR PIT-GOL CAM-YUL SCA-AEM DIP-SPL CAM-YUL ROS-ICE IMP-SPE IMP-SPE ROS-ICE ERO-COR IMP-SPE ROS-ALT HEU-SAN SAN-TRI NAN-HAR IMP-SPE SOL-JAS CAM-YUL HYD-LAC HEL-ARB SOL-JAS E E E E E H E E E E E E E E E E E E ERO-COROPH-NAN BETWEEN ALL PADS OPH-NAN BETWEEN ALL PADS SYNTHETIC TURF OVER CONCRETE. POD-ELO DIP-SPL FILL WITH COLOR DS 8 CYCY CAM-YUL LANDSCAPE ARCHITECTURAL PLANS FORBERNIE HUBERMAN808 VIA LIDO NORD • NEWPORT BEACH, CA 92663DATE: DRAWN BY:D.P. 7-9-18 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 9 L- 33 PLANTING SPECIFICATIONS SCOPE OF WORK PROVIDE ALL LABOR, EQUIPMENT, MATERIAL, AND SERVICES NECESSARY TO COMPLETE THE FINISH GRADING, SOIL PREPARATION, PLANTING, AND MAINTENANCE AS SPECIFIED. A. GENERAL WORK PROCEDURES WORK PROCEDURES SHALL FOLLOW BEST CUSTOMARY PRACTICE. 1. ALL MATERIALS SHALL BE BEST AVAILABLE. DO NOT BEGIN SOIL PREPARATION AND PLANTING UNTIL IRRIGATION WORK AROUND PLANTING AREA IS COMPLETE AND TESTED. 2. PREMOISTEN - SPECIAL CARE SHALL BE TAKEN TO PREMOISTEN THE SURFACE 8" OF ALL PLANTING AREAS AND INSURE THAT PLANTS ARE PREVENTED FROM DRYING DURING PLANTING OPERATIONS. 3. WEEDING, BEFORE AND DURING PRELIMINARY GRADING AND FINISH GRADING. ALL WEEDS AND STOLONIFEROUS GRASSES, NUT GRASS AND JOHNSON GRASS, SHALL BE CHEMICALLY ERADICATED OR DUG OUT BY THE ROOTS AND DISPOSED OF OFF SITE. 4. PREMISES SHALL BE KEPT CLEAN AND MAINTAINED FREE OF CONSTRUCTION LITTER, ALL EMPTY CONTAINERS, EMPTY BAGS AND DEBRIS SHALL BE REMOVED FROM THE SITE UPON COMPLETION OF EACH DAYS WORK. ALL WALKS OR  PAVEMENTS SHALL BE SWEPT OR WASHED CLEAN DAILY. B. MATERIALS 1. ORGANIC AMENDMENTS - ORGANIC AMENDMENTS SHALL BE DECOMPOSED NITROGEN STABILIZED COMPOSTED RED WOOD SHAVINGS CULTIVATED INTO TOP 8" OF ALL PLANTING AREAS. 2. HUMATE -PLUS GRANULAR SOIL CONDITIONER BY "TRI-C". 3. COMMERCIAL FERTILIZER - COMMERCIAL FERTILIZER SHALL BE AGRIFORM 18-18-6 COATED PELLETS OR EQUAL 4. SOIL SULFUR - SOIL SULFUR SHALL BE AGRICULTURAL GRADE. 5. POLYMER - POLYMER SHALL BE A SYNTHETIC ACRYLAMID CO-POLYMERS FORMATION AS MANUFACTURED BY TERRA SORB. 6. MULCH - MULCH SHALL BE A SHREDDED BARK MATERIAL AS PRODUCED BY KELLOGG'S "XERIMULCH". 7. PLANTING TABLETS - PLANTING TABLETS SHALL BE 21 GRAM AGRIFORM BLUE CHIP PLANTING TABLETS. 8. PLANTS - ALL PLANTS SHALL BE HEALTHY, OF NORMAL GROWTH, WELL ROOTED, FREE FROM DISEASE, INSECTS, INSECT EGGS AND LARVAE. THE ROOTS SHALL SHOW NO EVIDENCE OF HAVING BEEN RESTRICTED, DEFORMED OR OR BOUND AT ANY TIME. VARIETIES AND SIZE OF PLANTS SHALL BE AS STATED ON THE PLAN. PLANTS SHALL BE SUBJECT TO INSPECTION AND APPROVAL OR REJECTION BY THE OWNER OR HIS REPRESENTATIVE ON THE SITE AT ANY TIME BEFORE OR DURING PROGRESS OF PLANTS SHALL BE REMOVED FROM THE SITE IMMEDIATELY. SPECIAL CARE SHALL BE TAKEN TO INSURE THAT PLANTS IN CONTAINERS ARE ADEQUATELY WATERED. 9. PLANTING MIX - ALL SOIL BACKFILL IMPUTS FOR TREES, SHRUBS, VINES, UNLESS OTHERWISE NOTED, SHALL BE PREPARED SOIL CONSISTING OF 40% NITROLIZED ORGANIC AMENDMENTS AND 60% SUITABLE EXISTING SOIL. PLUS POLYMERS PER THE FOLLOWING AMOUNTS. MYCORRHIZAE SPECIFICATIONS. CONTRACTOR SHALL APPLY TRY-C' ENDO 120 ARBUSCULAR MYCORRHIZAL INOCULUM AT THE FOLLOWING RATES APPLY AT 1 1/2 LBS. PER 1,000 SQ. FT. FOR ALL LANDSCAPE AREAS TILL INTO SOIL W/ AMENDMENTS. (SEE SPECS) FOR BACKFILLED BEDS APPLY AT 5 LBS. PER CUBIC YARD OF MIX. CONTRACTOR SHALL ALSO APPLY 'TRY-C' MYCO PACS PLACE INDIVIDUAL PACKETS ADJACENT TO ALL SHRUB ROOT BALLS AT THE FOLLOWING RATES. 1 GAL = 1 PACK 5 GAL. = 3 PACKS 15 GAL. = 8 PACKS CONTACT TRY-C 1-800-927-3311 FOR SUPPLIERS. C. INSTALLATION. 1. SOIL CONDITIONING (NON SLOPE AREAS) THE FOLLOWING APPLICATION SHALL BE MADE PER 1,000 SQUARE FEET OF AREA AND SHALL BE THOROUGHLY  CULTIVATED INTO THE TOP 8 INCHES OF PREMOISTENED SOIL: 4 CUBIC YARDS ORGANIC AMENDMENT 20 POUND COMMERCIAL FERTILIZER 100 LBS TRI-C HUMATE PLUS GRANULAR SOIL CONDITIONER (AREAS WITH SLOPES GREATER THAN A 3:1 RATIO ARE EXEMPT. 2. TREE AND SHRUB PLANTING a) EXCAVATE PITS WITH VERTICAL SIDES FOR ALL PLANTS, SHRUBS, AND TREES. PITS SHALL BE 1-1/2 TIMES THE DEPTH OF BALLS, AND TWICE THEIR WIDTH. b) TERRA SORB AG POLYMER SHALL BE ADDED TO PLANT BACKFILL PER THE FOLLOWING: 1 TABLE SPOON PER 1 GALLON PLANT 3 TABLE SPOON 5 GALLON PLANT 4 TABLE SPOON 15 GALLON PLANT 2 TABLE SPOON 1/2" CALIPER OF TREE TRUNK FOR SPECIMEN PLANTS LARGER THAN 15 GALLONS. UNUSED EXCAVATED SOIL SHALL BE DISPOSED OF OFF THE THE SITE. SIZE OF CONTAINER NUMBER OF TABLETS WEIGHT GRAMS 1 GALLON 1 21 5 GALLON 2 42 15 GALLON 6 126 BOXED CONTAINER 10 210 d) PLANTING HEIGHT OF SHRUBS AND TREE CROWNS TO BE 1 INCH ABOVE FINISH GRADE UNLESS NOTED OTHERWISE ON PLAN. e) COMPACT SOIL AT BOTTOM OF PIT AND TRAMP FIRMLY. FILL SOIL AROUND BALL OF PLANT USING BACKFILL AS SPECIFIED AND WATER THOROUGHLY f) IMMEDIATELY AFTER PLANTING, STAKE ALL TREES TO PREVENT DAMAGE FROM WIND AS DETAILED. g) GRADE AREAS AROUND PLANTS, TO FINISH GRADE AND DISPOSE OF EXCESS SOIL. h) WATER - IMMEDIATELY AFTER PLANTING, WATER SHALL BE APPLIED TO EACH TREE AND SHRUB, IN SUCH A MANNER AS NOT TO DISTURB BACKFILL OR MULCH, AND TO THE EXTENT THAT ALL MATERIALS IN THE  PLANTING HOLE ARE THOROUGHLY SATURATED. (SEE PLANTING DETAILS FOR VARIATIONS FROM ABOVE.) 3. GROUND COVER AREAS PLANTING PITS FOR GROUND COVERS SHALL BE 4" X 4", OR ADEQUATE TO ACCEPT MATERIAL FROM FLATS WITHOUT CRUSHING OR DEFORMING THE ROOT BALL. PLANT AT SPACINGS AND IN AREAS INDICATED ON THE DRAWINGS. SOIL SHALL BE FIRMLY PRESSED AROUND EACH  PLANT, AND THE EXCESS SOIL REMOVED FROM THE CROWN. EACH SECTION OF GROUND COVER SHALL BE IMMEDIATELY WATERED UPON COMPLETION OF PLANTING, OR WITHIN ONE HOUR. 4. MULCHING OF SHRUB AREAS CONTRACTOR SHALL APPLY A MINIMUM OF TWO INCHES OF KELLOGG’S “XERIMULCH” TO ALL GROUND COVER AND SHRUB PLANTING AREAS AFTER COMPLETION OF ALL PLANT INSTALLATION (ONE CUBIC YARD COVERS 162 SQ. FT. AT TWO INCH DEEP.) AREAS LESS THAN ONE INCH DEEP AFTER SETTLEMENT FOR ONE WEEK SHALL BE REMULCHED TO ACHIEVE THE REQUIRED 1" DEPTH. 5. MAINTENANCE AND GUARANTEE (OPTIONAL - 60 DAYS AS SEPARATE BID ITEM) ALL PLANTING SHALL BE MAINTAINED (BY CULTIVATING, MOWING, WEEDING, WATERING, FEEDING, SPRAYING AND PRUNING) FOR 60 DAYS AFTER COMPLETION AND ACCEPTANCE OF ALL PLANTING. ALL SHRUBS AND TREES NOT LIVING AFTER 60 DAY MAINTENANCE SHALL BE REPLACED. A FINAL INSPECTION SHALL BE MADE BY THE OWNER OR HIS OR HER REPRESENTATIVE TO VERIFY THE FOLLOWING: HEALTHY, PEST FREE PLANT MATERIALS, VIABLE WEED FREE  GROUND COVER AREAS, STAKING OF TREES, ETC. AZALEAS PLANTING AND CARE INSTRUCTIONS PLANTING... AZALEAS ARE SHALLOW-ROOTED AND ARE TO BE PLANTED IN A WELL-DRAINED ACID SOIL MIX . CONTRACTOR SHALL BACK FILL HOLE WITH 40% PEAT MOSS, 40% PINE BARK, AND 20% GOOD , LIGHT SOIL OR SPONGE ROCK IF THE SOIL IS CLAY OR HARD. HOLE SHALL BE AT LEAST THREE TIMES AS WIDE AND A FEW INCHES DEEPER THAN SIZE OF CONTAINER. PLACE PLANT ABOUT 1 INCH ABOVE GROUND LEVEL SO THAT THE ROOTS MAY OBTAIN AIR, THEN TAMP PEAT MIX FIRMLY AROUND THE ROOT BALL. WATER THOROUGHLY, AND MAKE CERTAIN GOOD DRAINAGE IS MAINTAINED. WATERING... SURPRISINGLY, THE WORD “AZALEA” COMES FROM THE GREEK WORD MEANING “DRY”. ACTUALLY, MORE AZALEAS DIE FROM OVER-WATERING THAN FROM ALL OTHER CAUSES. THEY SHOULD BE KEPT MOIST, BUT NEVER SOGGY WET. WATER WELL AND DEEPLY , BUT ONLY AS OFTEN AS YOUR OWN WEATHER CONDITIONS DEMAND. FERTILIZING ... AZALEAS ARE VERY LIGHT FEEDERS , AND THREE TO FOUR FEEDINGS SPACED FROM APRIL THROUGH SEPTEMBER ARE SUFFICIENT. USE A GOOD AZALEA ACID FOOD . AZALEA LEAVES ARE SOMETIMES SUBJECT TO CHLOROSIS, A YELLOWING BETWEEN VEINS. THIS IS USUALLY CAUSED BY A LACK OF IRON, AND WILL MOST OFTEN RESPOND TO AN APPLICATION OR TWO OF CHELATED IRON. PRUNING ... HEAVY PRUNING OF UNDESIRABLE BRANCHES SHOULD BE DONE WHEN PLANTS ARE AT THEIR PEAK OF BLOOM (USE THE BRANCHES AS CUT FLOWERS). MOST VARIETIES OF AZALEAS REQUIRE ONE GOOD PINCHING OR PRUNING OF NEW SPRING GROWTH IN JULY, THUS CREATING MORE BRANCHES AND BUSHINESS FOR FALL BUD SETTING. HOWEVER, WHEN PLANTS ARE YOUNG AND VIGOROUS, ESPECIALLY WITH THE SOUTHERN INDICAS, PRUNING ON NEW GROWTH SHOULD CONTINUE THROUGH SEPTEMBER. PURCHASING... WE RECOMMEND ALL AZALEAS TO BE PURCHASED FROM MILFELDS’ NURSERY WHO SPECIALIZE IN THE GROWING OF SPECIMEN AZALEAS. THEY ARE LOCATED AT 2550 ADAMS STREET. RIVERSIDE, CA (909) 689-7900, (800) 952-GROW .PLANTING SPECIFICATIONS AND DETAILSTREE PLANTING DETAIL TWICE ROOT BALL WIDTH 18" MIN.1. CLINCH TIE OR EQUAL (4 REQ'D) 2. 10' LODGE POLE STAKES, STAKE SHALL CLEAR ROOT BALL BY 2" TREATED W/ COPPER NAPTHANATE, PLACE AT RIGHT ANGLES TO PREVAILING WINDS. 3. VENTILATED TRUNK GUARD IN TURF AREAS 4. TOP OF ROOT BALL TO BE 1 1/2" ABOVE FINISH GRADE. 5. 4" HIGH WATERING BERM. 6. 2" THICK MULCH LAYER. PER SPEC. 7. FERTILIZER & MYCORRHIZAE TABS (SEE SPECS.) 8. ROUGHEN SURFACE OF ROOT BALL PRIOR TO PLANTING. 1 2 3 4 5 6 7 8 NOTE: ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. 2 X BALL DIA. SHRUB PLANTING DETAIL NOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL.. 1 2 3 4 5 6 7 1. CROWN OF PLANT TO BE 1" ABOVE FINISH GRADE 2. 4" HIGH TEMPORARY BASIN. 3. 2" THICK SHREDDED MULCH DO NOT USE BARK CHIPS WHERE PLAN CALLS FOR MULCH COVER. 4. FERTILIZER AND MYCORRHIZAE TABS (SEE SPECS.) 5. BACKFILL MIX (SEE SPECS.) 6. DIG HOLE A MIN. OF 1 1/2 X THE DEPTH OF THE PLANT CONTAINER 7. COMPACTED BACKFILL PER SPEC. E L E V A T I O N LEGEND 1. WALL 2. EYEBOLTS: 3/8" DIA. EYEBOLTS IN LEAD     SHIELDS, PROVIDE 6. 3. FINISH GRADE 4. 12 GA. GALV. WIRE: SECURE VINE TO WIRE     WITH NURSERYMAN'S TAPE. 5. ANGLE TRUNK OF VINE BACK TO WALL AND      REMOVE STAKE & TIE. NOTE: WHEN PLANTING SEVERAL VINES ON ONE WALL, WIRE TRELLIS SHALL BE CONTINUOUS. VINE DETAIL NON-ADHERING TYPE24" TYP.1 2 3 4 5 EDGE OF PLANTING 2/3 O.C. SPACING EQUAL EQUALSPACING O.C.NOTE: ALL MASS PLANTED SHRUBS AND GROUND COVER SHALL BE PLANTED AT EQUAL SPACING (TRIANGULAR) UNLESS OTHERWISE INDICATED ON PLANS. SEE LEGEND FOR SPACING REQUIREMENTS. MULCH ALL PLANTING AREAS PER SPEC. GROUND COVER AND SHRUB SPACING 9LANDSCAPE ARCHITECTURAL PLANS FORBERNIE HUBERMAN808 VIA LIDO NORD • NEWPORT BEACH, CA 92663DATE: DRAWN BY:D.P. 7-9-18 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 9 L- 34 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-1.0 08/17/18 2018-123-DIMENSIONAL VIEWSLIDO BEACH HOUSE LIDO BEACH HOUSEMR. BERNIE HUBERMAN808 VIA LIDO NORDNEWPORT BEACH, CA92663CDP 808 VIA LIDO NORDNEWPORT BEACH, CA 92663Designer NO. REVISION DATE 1 AXONOMETRIC - EAST 2 AXONOMETRIC - NORTH 3 AXONOMETRIC - SOUTH4AXONOMETRIC - WEST 35 UP DWDWT 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. DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED STUD @ 16" O.C. WINDOW - REFERENCE SCHEDULE DOOR - REFERENCE SCHEDULE CABINET - BUILT IN CASEWORK COLUMN -REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) PLAN LEGEND LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 101 1i ?KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. WINDOW TAG - REFERENCE SHEET A-7.0 DOOR TAG - REFERENCE SHEET A-7.0 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). MECHANICAL VENTILATION NOTE: CALCULATIONS: UNIT: 5,674 S.F. (0.03)5,444 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 170.22 CFM + (7.5 x 6) = 215.22 CFM REQ'D. A-4.02 A-4.1 A-4.0 A-4.1 2 1 1 3 A-5.2 3 A-5.2 2 A-5.2 2 A-5.21' - 2"2' - 11 1/2"5' - 6"5' - 5 1/2"1' - 2"4 1/4"5' - 8 5/8"9' - 11 5/8"10' - 0 1/4"5' - 8"DINING NOOK LAUNDRY BUTLER'S PANTRY GUEST BATH 3-CAR GARAGE ELEV. C.C. STAIRS FOYER DRY PANTRY PWDR. ENTRY COURTYARD GREAT ROOM KITCHEN S. R. EAT-IN ISLAND COFFEESEAT D. TV. BEV. DOG DEN (BELOW) ELEV. EQUIP (BELOW) CHUTE. CLOSETCLOSET CLR. 20' - 0" 7' - 1 1/2"72' - 10"10' - 0 1/2" 1' - 2"1' - 11"2' - 3 5/8"9' - 6"1' - 9 5/8"1' - 9 3/8"4' - 7 1/2"6"10' - 11"6"3' - 11 1/4"7' - 4 5/8"7' - 8"6' - 10 5/8"7' - 4 3/8"1' - 8"4' - 10 1/2"1' - 1 1/2"4' - 0 1/2"51' - 10 1/4"4' - 0 1/2"2' - 8"1' - 2"4"13' - 6"4"1' - 2"4"13' - 6"4"1' - 2"6 1/8"2' - 8"1/2"10' - 0"1/2"2' - 8"1' - 5 1/8"6' - 2 3/8"67' - 9 1/8"16' - 0 1/2" 23' - 11 5/8"18' - 10"24' - 11 1/2" 1' - 8"7' - 0 1/4"7' - 7"7' - 0 1/4"1' - 8" 2' - 6 3/8"4' - 9 3/4"4' - 3 3/8"1' - 2"2' - 6 7/8"2' - 6 7/8"10 3/4"7 7/8"4"13' - 6"7"1' - 3"2' - 4"14' - 9 3/8"2' - 7 7/8"8 1/4"9' - 5 1/4"8 1/4"6' - 1 3/8"4' - 4 5/8"4' - 0 1/2"47' - 11 3/4"7' - 11"31' - 4 1/2"16' - 7 1/4"11 1/8"17' - 2 5/8"3' - 3"4' - 1 1/4"4' - 5 1/4"1' - 8"9 1/2"9' - 1 1/4"1' - 3 5/8"1' - 8"4"6' - 0" 3 1/2"4' - 6 1/2"1' - 2" 1 2 3 1 2 3 4 5 6 7 8 1 9 2 56 10 8910 13 14 15 16 17 18 19 20 CLR.30' - 3 1/4"CLR. 22' - 6 3/8"7' - 9"3 A-5.0 3 A-5.0 1 A-5.0 1 A-5.0 2 A-5.1 2 A-5.1 1' - 2" 1' - 2" 1 A-5.1 1 A-5.1 SHOWER A.V. C.L. 2 A-5.0 2 A-5.0 18' - 7 7/8"1 A-5.2 1 A-5.23 5/8"1' - 3"4' - 5 7/8"3 1/2"5' - 6"2' - 0 1/8"12' - 9 1/4"4 12.25' T.O.S. 12.25' T.O.S. 12.25' T.O.S. 1 2 3 4 5 6 7 8 9 R @ 0' - 7 3/8"18 10 5 11 1213 14 15 CLR. 30" MIN. 16171814 18 14 5 3 1/2"4' - 6 1/2"1' - 2" 6' - 0" 19 20 GUEST BEDROOM 2122 21 22 21 23 9 AD-1 AD-1 22 6 AD-1 6 AD-1 24 25 26 13 27 27 7' - 9"CLR. 4' - 0"8 1/2"2' - 8 3/4"5' - 9"10' - 3 5/8"2' - 8 1/2"3' - 11 1/2"1' - 4 5/8"5' - 2 1/4"3' - 10 5/8"1' - 3 3/4"11 5/8"5' - 2 1/8"2' - 7 1/8"6' - 3 3/4"CLR.4' - 10 3/4"CLR. 5' - 2" JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-2.0 08/17/18 2018-12FLOOR PLANLIDO BEACH HOUSE LIDO BEACH HOUSEMR. BERNIE HUBERMAN808 VIA LIDO NORDNEWPORT BEACH, CA92663CDP 808 VIA LIDO NORDNEWPORT BEACH, CA 92663Designer STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 KEYNOTE LEGEND 1 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 2 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 3 INTERIOR HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9/AD-1 4 WINE RACKS - AS SELECTED - PROVIDE SHOP DWGS. TO ARCH & OWNER 5 FURNISHINGS - AS SELECTED 6 INTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 18/AD-1 7 KITCHEN SINK - AS SELECTED 8 FIREPLACE - PREFABRICATED, GAS ONLY, 'TOWN & COUNTRY' TC42 ANSI Z21.50-2014/ CSA 2.22-2014 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. DIRECT VENT GAS APPLIANCE MUST COMPLY W/. THE CALGREEN CODE REQUIREMENT AND MUST COMPLY WITH ANSI Z21.50.) 9 ENCLOSED USEABLE SPACE UNDER STAIRWAY USE 5/8" TYPE 'X' GYP. BD. FINISH TYP. (1/2" MIN.) (CRC R302.7) 10 RESIDENTIAL ELEVATOR - 'ROCKY MOUNTAIN' OR EQUIV., SHAFT SIZE = 60" X 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 11 CUSTOM BUILT KITCHEN ISLAND PER OWNER & ARCH. 12 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. 13 LAUNDRY SINK - AS SEL. 14 BASE CABINET - BUILT-IN, FINISH AS SEL. 15 UPPER CABINET - BUILT-IN, FINISH AS SEL. 16 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 17 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 18 COUNTERTOP - AS SELECTED 19 DOWNSPOUT - METAL OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 20 TALL CABINET - BUILT-IN, FINISH AS SEL. 21 DRAIN LINE - IN WALL/FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.) 22 OVERFLOW DRAIN LINE - IN WALL/ FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.) 23 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON 24 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1) 25 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1) 26 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #6 ON SCHEDULE 27 WATER HEATER - TANK - SIZE PER T-24 REPORT REF. DTL. 1/AD-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. 1/4" = 1'-0"1 FIRST FLOOR PLAN *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 A ROUGH FRAMING: ALL EXTERIOR WALLS 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 NO. REVISION DATE TRUE NORTH PROJECT NORTH HOA NOTE: AVERAGE CURB HEIGHT IS 11.67'. BUILDING HEIGHT CERTIFICATION REQUIRED ONCE ROOF FRAMING IS INSTALLED & ONCE ROOF MATERIAL HAS BEEN INSTALLED SHOWING COMPLIANCE. 36 A-4.02 A-4.1 A-4.0 A-4.1 2 1 1 3 A-5.2 3 A-5.2 2 A-5.2 2 A-5.2 W/C. HER W.I.C.HER BATHBEDROOM #5 BATH #5 BEDROOM #4 BATH #4 BATH #3 W.I.C. ELEV. STORAGE HIS BATH HIS W.I.C. W/C. GYM MASTER RETREAT MASTER SUITE ATRIUM STAIRS BALCONY MASTER BALCONY 2' - 3 1/2"11 12 13 14 16 17 18 19 20 22 3 25 27 28 29 30 31 32 33 35 12 4 6 363738394041 21 23 24 25 2626 28 29 30 32 33 34 35 3637 38 4:12 4:12 4:12 3 A-5.0 3 A-5.0CLR.5' - 0"1 A-5.0 1 A-5.0 2 A-5.1 2 A-5.112' - 4"1 A-5.1 1 A-5.1 STAIR MASTER CLR. 4' - 0"CLR.3' - 6"2 A-5.0 2 A-5.0 1 A-5.2 1 A-5.2 27 26 24 23 15 5 22 21 8' - 4 7/8"70' - 2 5/8"11' - 4 1/2" 24' - 7 1/2"15' - 11 5/8"24' - 11 1/2"4' - 8" 4' - 11 3/8"2' - 3 7/8"2' - 0 7/8"1' - 9 7/8"2' - 3 1/8"3' - 8 3/4"7' - 9 5/8"2' - 1 1/2"2' - 6 1/2" 2' - 5 5/8"9' - 6"3' - 0 3/8"3' - 8 3/4"3' - 5 1/8"2' - 5 5/8"14' - 9 3/8"3' - 10 1/4"1' - 8 1/8"5' - 4 3/4"3' - 10 1/4"3' - 0 1/4"6' - 3 3/4"2' - 1 1/4"4' - 2 1/2"3' - 0 1/4"18' - 7 7/8"4' - 0 1/2"47' - 11 3/4"7' - 11"4' - 0 1/2"51' - 10 1/4"4' - 0 1/2"1' - 5 1/8"15' - 5"18' - 8"11' - 1 1/4"5' - 2 7/8"2' - 5 7/8"2' - 8 7/8"6 5/8"10' - 0"6 5/8"2' - 4 1/4"9 5/8"13' - 6"2' - 0 1/8"2' - 8"1/2"10' - 0"1/2"2' - 8"7' - 2 7/8"72' - 8 5/8"10' - 0 1/2" 66' - 8 5/8"6' - 0" 2' - 7 5/8"10' - 2"2' - 1 5/8"1' - 11 3/8"4' - 5 3/8"11' - 0"6' - 4"4' - 1 1/8"4' - 4 3/8"4' - 3 1/8"10' - 9 1/2"3' - 8 3/4"9 3/4" 1/2" 4' - 9" 1/2" 1' - 2"3' - 2 1/4"9' - 0"6' - 8 3/8"9' - 0"3' - 10 1/8"16' - 3"9"7' - 6"9"3' - 2 3/8"2' - 7"11"9"7' - 6"9"3' - 1 1/2"10' - 0"3' - 1 1/2"4' - 8" 2' - 1 1/2"2' - 6 1/2" 6' - 0" 1/2"4' - 9"1/2"1' - 2" 1' - 2" 1' - 2 3/4" 1' - 2 3/4" SHOWER SEAT SEATSHOWER STEAM SHOWER SEATSHOWER SEAT 12 3 4 5 6 7 8 9 7 10 1112 13 13 14 15 16 SHOWER SEAT 17 17 17 17 12 18 CLR. 2' - 11" CLR. 2' - 8" CLR. 3' - 9" 18 12 6 18 BUITL-INDISP.F.V.4' - 10 3/4"19 19 19 19 19 19 CLR.3' - 6"15 16 15 23.34' T.O.S. 23.34' T.O.S. 23.34' T.O.S. 23.34' T.O.S. 6 (SKYLIGHT ABV.) (SKYLIGHT ABV.) 8 R @ 0' - 7 3/8"18 BEDROOM #3 2' - 6 1/8"10' - 11 1/2"2' - 6" CLR. 18' - 2 5/8"SHELVES2' - 0 1/4"31 9 AD-1 9 AD-1TYP.11"CLR. 4' - 0"CLR.4' - 0"12 AD-1 12 AD-1 7 34 ABV. 11 ABV. 20 20 (GLAS ELEVATOR) 11' - 4"CLR.5' - 0"CLR.5' - 0"CLR. 5' - 0"7' - 4 3/4"7' - 4 3/4"FAU ABV. FAU ABV.10' - 0 3/4"3' - 6 5/8"2' - 7 1/8"8' - 9 3/8"3' - 7 1/4"4' - 1 1/4"2' - 2 1/8"7' - 1 1/2"5' - 11 3/4"11' - 11 1/4"2' - 4 3/4"5' - 10"10' - 6 1/4"6' - 0 3/4"8' - 10 3/4"6' - 8 1/4"6' - 6"6' - 8 3/4"5' - 3 1/2"4' - 8 1/2"1' - 4 5/8"5' - 0 5/8"5' - 9 5/8"5' - 0 3/4"5' - 4 3/4"2' - 3 1/2"3' - 10 3/4"12' - 0 7/8"10 3/4"12' - 4 1/4"2' - 10 3/4"9' - 3 1/4"3' - 10 1/4"1' - 6 5/8"4' - 0 5/8"5' - 10 3/4" 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. DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED STUD @ 16" O.C. WINDOW - REFERENCE SCHEDULE DOOR - REFERENCE SCHEDULE CABINET - BUILT IN CASEWORK COLUMN -REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) PLAN LEGEND LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 101 1i ?KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. WINDOW TAG - REFERENCE SHEET A-7.0 DOOR TAG - REFERENCE SHEET A-7.0 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). MECHANICAL VENTILATION NOTE: CALCULATIONS: UNIT: 5,674 S.F. (0.03)5,444 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 170.22 CFM + (7.5 x 6) = 215.22 CFM REQ'D. JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-2.1 08/17/18 2018-12FLOOR PLANLIDO BEACH HOUSE LIDO BEACH HOUSEMR. BERNIE HUBERMAN808 VIA LIDO NORDNEWPORT BEACH, CA92663CDP 808 VIA LIDO NORDNEWPORT BEACH, CA 92663Designer NO. REVISION DATE 1/4" = 1'-0"1 SECOND FLOOR PLAN STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 KEYNOTE LEGEND 1 INTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 9/AD-1 2 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 3 INTERIOR HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9/AD-1 4 FIREPLACE - PREFABRICATED, GAS ONLY, 'TOWN & COUNTRY' TC42 ANSI Z21.50-2014/ CSA 2.22-2014 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. DIRECT VENT GAS APPLIANCE MUST COMPLY W/. THE CALGREEN CODE REQUIREMENT AND MUST COMPLY WITH ANSI Z21.50.) 5 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 6 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 7 FURNISHINGS - AS SELECTED 8 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 9 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 10 RESIDENTIAL ELEVATOR - 'ROCKY MOUNTAIN' OR EQUIV., SHAFT SIZE = 60" X 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 11 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT 12 COUNTERTOP - AS SELECTED 13 EXTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 12/AD-1 14 DOWNSPOUT - METAL OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 15 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0. 16 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 17 CURBLESS SHOWER - PROVIDE 3" SLAB DEPRESSION. 18 BASE CABINET - BUILT-IN, FINISH AS SEL. 19 OUTLINE OF EXISTING BUILDING - TO BE DEMOLISHED 20 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #6 ON SCHEDULE 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. *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 ROUGH FRAMING: ALL EXTERIOR WALLS 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 TRUE NORTH PROJECT NORTH 37 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 DIRECTLY TO 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 SHT'G. AND AT THE LOCATION OF THE VENT. 4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G.'S INSTALLATION INSTRUCTIONS. INSTALLATION OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE 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 SHT'G. AT THE TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE MET: 1. THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO INTERIOR CLASS I VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD SHINGLES OF SHAKES ARE USED, A MIN. 1/4" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 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. (NO 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 SHT'G. 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 SHT'G. 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 SHT'G. FOR CONDENSATION CONTROL. THE AIR-PERMEABLE INSULATION SHALL BE INSTALLED DIRECTLY UNDER THE AIR-PERMEABLE INSULATION. 5.4. WHERE PREFORMED INSULATION BOARD IS USED AS THE AIR IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER. 2x ROOF RAFTER (PER STRUCT.) INTERIOR FINISH (PER PLANS, WHERE OCCURS) INSULATION (PER PLANS) MIN. 2 LAYERS 15# ROOF FELT O/. CAP SHT. 1/2" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) TILES MUST BE FASTENED TO THE SHEATHING W/. EITHER ONE SCREW OR TWO NAILS PER TILE PER ICC REPORT. FASTENERS PER NOTE #3 LENGTH TO BE DETERMINED BY UNDERLAYMENT LAYER 12 SLOPE PER PLAN (MIN. SLOPE- REF. NOTE #4) MONTEREY-SHAKE TILE NOTES: 1. SOLID SHEATHING MUST BE NOT LESS THAN 7/16-INCH ORIENTED STRAND BOARD OR 15/32-INCH WOOD STRUCTURAL PANELS. 2. 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. 3. 'BORAL ROOFING, LLC.' CLASS 'A' ROOFING ASS'Y. ICC# ESR-1017 NAILS MUST BE A MIN. NO. 11 GAGE AND HAVE MIN. 5/16-INCH- DIAMETER HEADS. MIN. CAP SHT. - REF. NOTE #5 ABV. EXPOSURE & OVERLAP PER CBC TABLE 1507.8.6 & ICC REPORT TABLES 1 & 1A 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. 4. 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 SHAKE ROOF TILE. MONTEREY 700 CONCRETE TILE REF. MATERIAL SCHEDULE A- 4. CONT. BUILT-UP FASCIA & SHDW. BD. - ARCH TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERS COPPER GUTTER AS SEL. ROOFING PER PLAN & MAT. SCHED. O/. ROOFING FELT (MIN. 2 LAYERS 15#) 2x ROOF RAFTERS PER STRUCT. ROOF SHT'G PER STRUCT. EXTERIOR FINISH PER PLANS & MAT. SCHED. COPPER DRIP EDGE (TYP.) 2X SOLID BLK'G. 1x6 T&G SOFFIT PANELS - PAINT & SEAL (COLOR AS SEL.) PROVIDE VENTS FOR ATTIC VENTILATION PER CRC R806 AS NEEDED9 1/4"1 1/2"3/4"5 1/2"3 3/4"OVERHANG PER PLANS 1/4"9 1/4"9 1/4"9 1/4"2X SOFFIT FRM'G TYP. REVEAL - COORD. W/. EAVES RATED MIN. 24" TO PL. FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC VENTILATION CALCS. ROOF PLAN LEGEND 1x T&G SOFFIT O/. TYVEK (OR EQUIV.) PAINT (ARCH. TO APPV.) INTERIOR FINISH, PER PLAN (WHERE OCCURS) 'TYVEK' OR EQ. BLDG. WRAP CDX PLYWD. SHT'G. (PER STRUCT'L.) THERMAL BATT INSUL'N. CAULK & SEAL ROOFING MATERIAL (REF. PLANS) O/. 30# ROOF FELT & CDX PLYWD. ROOF SHT'G. (PER STRUCT'L.) CONT. BUILT-UP FASCIA & SHDW. BD. - ARCH. TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERS CAULK & SEAL BASE FLASHING EAVE FLASHING W/. DRIP (BY ROOFING MFGR.) TO MATCH ROOF EXTERIOR FINISH - REF. PLANS & MAT. SCHED. 2x BLK'G.1"OVERHANG PER PLANS 2x SOFFIT FRM'G. MIN. 24" TO PL. A-4.02 A-4.1 A-4.0 A-4.1 2 1 1 3 A-5.2 3 A-5.2 2 A-5.2 2 A-5.2 7' - 8 1/2"7' - 8 1/2"3 A-5.0 3 A-5.0 1 A-5.0 1 A-5.0 2 A-5.1 2 A-5.1 1 A-5.1 1 A-5.1 2 A-5.0 2 A-5.0 1 A-5.2 1 A-5.2 4' - 0 1/2"5' - 5 5/8"7' - 10 1/8"F.O.F.4' - 0 1/2"8 3/4"F.O.F.3' - 3 3/4"F.O.F. 6' - 7 7/8"6 1/4" F.O.F. 6' - 5 3/8"8 3/4" F.O.F. 7' - 8 1/8"8 3/4" F.O.F. 7' - 8 1/8"8 3/4" F.O.F. 7' - 8 1/8"8 3/4" 7' - 2 1/8"3 1/4"7' - 2"22' - 8 3/8"8 3/4"F.O.F.3' - 3 3/4"4' - 0 1/2"16' - 0 1/2" 5 7/8" F.O.F. 10' - 10 5/8" 8 3/4" F.O.F. 15' - 3 3/4" 5 3/4" F.O.F. 9' - 6 3/4"6:126:125:12 5:12 5:125:1235.10' 35.10' 35.59' 42 F.V. 13' - 1 3/8" 1 1 2 3 32 4 5 5 5 6 5 6 FLAT ROOF (2% SLOPE MIN.) 7 7 8 8 8 8 F.Y.S.B. 10' - 0"S.Y.S.B.4' - 0"R.Y.S.B. 4' - 0"S.Y.S.B.4' - 0"91011 9 10 9 10 9 10 10 9 9 10 10 9 9 10 9 10 11 11 11 11 11 8 3/4" 12CLR.12' - 0 1/8"35.67' 34.64'2% MIN.CRICKET 6:126:126:12 6:12 4:12 4:12 AD-1 23 4 A-3.0 5 A-3.0 5 A-3.0 4 A-3.0 5 A-3.0 5 A-3.0 4 A-3.0 5 A-3.0 4 A-3.0 5 A-3.0 4 A-3.0 5 A-3.0 35.67'35.67' 35.67'35.67' 7 13 AD-1 14 AD-1 AD-1 21 2x ROOF RAFTER (PER STRUCT.) INTERIOR FINISH (PER PLANS, WHERE OCCURS) AIR-PERMEABLE INSULATION (PER PLANS) MIN. 30# ROOF FELT- (2) LAYERS GAF VERSASHIELD UNDERLAYMENT 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) FASTENERS PER MFGR. INSTRUCTIONS 12 SLOPE PER PLAN STANDING SEAM METAL (ZINC OR EQUIV.) - REF. MAT. SCHED. A/A-5, CLASS 'A' ASSY. TYP.6" - 10"6" MIN. DOUBLE FOLD 3/4" LOCK, ALT. METHOD CLEATS @ 18" O.C. MAX. CONT. LOCK STRIP, SOLDERED ARCH. TO APPV. 12"-16"1-1/2" HIGHVALLEY DETAIL PRODUCT LISTING: ICC # ESR-2048, CB-150 UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 1/4" DENSGLASS OR EQUIV. STONE FINISH AS OCCUR PER PLAN REF. MAT. SCHED. REF. A/A-4.0 2% MIN. DIAMOND OR EQUIV. SELF FURRING LATH PLYWD. SHT'G., SHEAR PANEL PER STRUCT. ROOF/DECK JOISTS AS OCCUR, REF. STRUCT., PROVIDE INSULATION PER SCHED. 2x SHAPED WOOD CAP VAPOR BARRIER ('TYVEK' OR EQUIV.) MIN. TWO (2) LAYERS OF GRADE 'D' PAPER ROOF SHEATHING, REF. STRUCT. "EVERGUARD® TPO" 45-MIL TO 80-MIL OR "EVERGUARD EXTREME® TPO" 50-MIL TO 80-MIL, FULLY ADHERED WITH "EVERGUARD® LOW VOC TPO BONDING ADHESIVE", APPLIED AT A RATE OF 0.91 GAL/SQ (TOTAL), ½ TO MEMBRANE AND ½ TO SUBSTRATE -REF. ITEM 2A2/APPENDIX A-TABLE 2 OF UL ER1306 FLASH & COUNTER FLASH AS REQ'D.CAP FLASHING6" MIN.PER. MFGR.8" MIN.PER PLANPARAPET HT.MIN. ¼-IN. THICK UNITED STATES GYPSUM CO. SECUROCK® GYPSUM-FIBER ROOF BOARD OR SECUROCK® GLASS-MAT ROOF BOARD MECHANICALLY FASTENED WITH DRILL-TEC™ RHINOBOND® TPO XHD PLATES OR DRILL-TEC™ RHINOBOND® TPO XHD TREAD SAFE PLATES AND DRILL-TEC™ #14 FASTENERS SECURED INTO THE PLYWOOD OR WOOD PLANK WITHIN A MAXIMUM CONTRIBUTORY AREA OF 2.67 S.F. PER FASTENER (12 FASTENERS PER 48 X 96 IN. BOARD) -REF. ITEM C-18/TABLE 6 OF UL ER1306 SUBSTRATE PER STRUCT. BASE FLASHING6" MNI.6" MIN. LAP "EVERGUARD® TPO" NOTE: APPLY EVERGUARD TPO & PVC CUT EDGE SEALANT TO ALL CUT REINFORCED TPO & PVC EDGE - INSTALL PER MFGR. SEPCS & REF. MFGR. MANUAL FOR ADDITIONAL DTL. AND WARRANTY AS WELL AS UL ER1306 WIDTH PER PLAN "EVERGUARD® TPO" WATERPROOFING MEMBRANE 1/4:12 (2%) ≤ SLOPE ≤ 2.5:12 STONE CAP TO MATCH WALL FINISH JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-3.0 08/17/18 2018-12ROOF PLANLIDO BEACH HOUSE LIDO BEACH HOUSEMR. BERNIE HUBERMAN808 VIA LIDO NORDNEWPORT BEACH, CA92663CDP 808 VIA LIDO NORDNEWPORT BEACH, CA 92663Designer KEYNOTE LEGEND 1 SKYLIGHT - SIZE AS DIM. - 'ACRALIGHT' ICC #ESR-2415 OR EQUIV. (REF. DTL. 23/AD-1) 2 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (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) 3 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 (CBC 2113.9) 4 CONCRETE TILE ROOFING - REF. MATERIAL SCHEDULE A-5 & DTL 6/A-4 5 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0. 6 ROOF - STANDING SEAM METAL W/. SS. METAL ZINC FINISH - REF. MAT. SCHED. A-4.0 & DTL. 2/A-3.0 7 PARAPET WALL - DECO. STUCCO CAP (SLOPE CAP 2% MIN.) 8 OUTLINE OF EXISTING BUILDING - TO BE DEMOLISHED 9 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 10 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 11 OUTLINE OF WALLS BELOW 12 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) SEP. PERMIT REQ'D, REF. 7/T-1 DEF. SUBMT'L. #2 1 1/2" = 1'-0"3 CONCRETE TILE ROOFING 1 1/2" = 1'-0"4 EAVE DETAIL 1 1/2" = 1'-0"5 RAKE DETAIL 1/4" = 1'-0"1 ROOF PLAN 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 A NO. REVISION DATE 1 1/2" = 1'-0"2 METAL ROOFING DETAIL TRUE NORTH PROJECT NORTH 3" = 1'-0"6 FLAT ROOF DETAIL 38 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 ALUMINUM CLAD WINDOWS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT: CUSTOM COLLECTION ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE: 541-885-7412 OR 800-535-3936 FAX: 541-884-3331 WEB: WWW.JELD-WEN.COM STEEL PATIO DOORS & CURTAIN WALLS 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 GUTTERS: GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: FLASHING & WEATHERSTRIPPING: MATERIAL: METAL - ALUM. PAINTED KYNAR SHAPE: HALF ROUND (5") (VERIFY W/. ARCH.) TUFFLEX POLYMERS 10880 POPLAR AVE. FONTANA, CA P: 909.349.2016 WWW.TUFFLEXPOLYMERS.COM CODE: ICC # ESR-2505 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. METAL ROOFING: ( CLASS 'A' ) MANUFACTURER: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA 91710 P: 909.664.1500 PRODUCT: STANDING SEAM ZINC ROOFING, CB-150 COLOR: NATURAL ZINC NOTES:USE CONTINUOUS 16" OR 18" PANS - VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS. (NO TRANSVERSE SEAMS) REF. DTL. 1/A- 3 WEIGHT:APPX. 2 PSF. CODE: ICC # ESR-2048, CB-150 FLAT COOL ROOFING: PRODUCT:TPO MEMBRANE MFGR: GAF, EVERGUARD - WWW.GAF.COM COLOR:ENERGY GRAY 322 (COOL COLOR TECH.) APPLICATION: REF. DTL. 4 & 5/A-4 (INSTALL PER MFGR.) CODE:ICC-CLASS A ASSEMBLY (ICC# ESR-1597) UL LISTING-TGU.R1306 TPO FULLY ADHERED CLASS A WEIGHT:N/A CEMENT BASED WOOD SIDING: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 COLOR: PAINTED-DUNN EDWARDS: WHITE APPLICATION: SHIPLAP 6" PLANK CODE: ICC# NER-405 EXTERIOR STONE VENEER SUPPLIER: SEPULVEDA BUILDING MATERIAL 28092 FORBES ROAD LAGUNA NIGUEL, CA. 92677 P: 949.347.2100 STONE TYPE:TBD COLOR: LT. BEIGE & WHITE, COLOR GROUT TO MATCH APPLICATION: 24" X 48" TILE, TIGHT GROUT THICKNESS: 1" - 1.5" NOMINAL WEIGHT: LESS THAN 15 LBS./S.F. CONCRETE TILE ROOFING: PRODUCT: MONTEREY 700 CONCRETE ROOF TILE MFGR: BORAL COLOR: NATURAL, TO BE APPROVED BY ARCH. & OWNER APPLICATION: N/A CODE:ICC # ESR-1017 WEIGHT: 7 LBS./S.F. DECO. WOOD PANELING: PRODUCT: PAINT GRADE MDX MANUFACTURER: TBD COLOR: WHITE (ARCH TO APPRV.) FIRST FLOOR (T.O.S.) 12.25' FIRST FLOOR (T.O.S.) 12.25' MAX. RIDGE HEIGHT 40.67' MAX. RIDGE HEIGHT 40.67' SECOND FLOOR PLATE (TYP.) 22.25' SECOND FLOOR PLATE (TYP.) 22.25' SECOND FLOOR T.O.S. (TYP.) 23.34' SECOND FLOOR T.O.S. (TYP.) 23.34' ROOF PLATE (TYP.) 32.34' GRADE PLANE 11.67' GRADE PLANE 11.67' MAX FLAT 35.67'MAX FLAT 35.67' 3 A-5.2 AVG. T.O.C. 11.67' AVG. T.O.C. 11.67' MAX. ROOF HEIGHT HOA 35.67' MAX. ROOF HEIGHT HOA 35.67' FRONT ROOF PLATE (TYP.) 31.34'ABV. F.F.42" MIN.321 321 11 12 13 14 16 17 18 11 1 A-5.0 2 A-5.1 1 A-5.1 15 10' - 0"1' - 1"8' - 0"11' - 1"10' - 0"1' - 1"9' - 0"11' - 1"29' - 0"24' - 0"P.L. P.L. 1 1 2 3 4 5 3 5 6 3 7 5 :1 2 5:12 5 :1 2 5:12 5 :1 2 5:12 8 9 10 11 12 12 13 14 13 35.10'35.10' 15HD. HT.10' - 6 5/8"HD. HT.8' - 0"HD. HT.7' - 6"HD. HT.8' - 0"2 A-7.0 TYP. 5 A-7.0 TYP. 2 A-7.0 TYP. 3 A-7.0 TYP. 4 A-3.0 4 A-3.0 5 A-3.0 35.46'1' - 0"REAR PLATE (TYP.) 31.84' FIRST FLOOR (T.O.S.) 12.25' FIRST FLOOR (T.O.S.) 12.25' MAX. RIDGE HEIGHT 40.67' MAX. RIDGE HEIGHT 40.67' SECOND FLOOR PLATE (TYP.) 22.25' SECOND FLOOR PLATE (TYP.) 22.25' SECOND FLOOR T.O.S. (TYP.) 23.34' SECOND FLOOR T.O.S. (TYP.) 23.34' ROOF PLATE (TYP.) 32.34' ROOF PLATE (TYP.) 32.34' GRADE PLANE 11.67'GRADE PLANE 11.67' MAX FLAT 35.67' MAX FLAT 35.67' 3 A-5.2 AVG. T.O.C. 11.67' AVG. T.O.C. 11.67' MAX. ROOF HEIGHT HOA 35.67' MAX. ROOF HEIGHT HOA 35.67' LOWER ROOF PLATE (TYP.) 32.09'FRONT ROOF PLATE (TYP.) 31.34' 7 8 9 29 31 32 33 34 12 1 A-5.0 2 A-5.1 1 A-5.1 P.L. P.L.10' - 0"1' - 1"8' - 9"11' - 1"9' - 0"24' - 0"29' - 0"10' - 0"1' - 1"8' - 0"11' - 1"9' - 0"24' - 0"29' - 0"3 9 1 5ABV. F.F.42" MIN.6 3 5 16 1' MAX.17 18 1817 1' MAX.6 :1 2 6:12 5 :1 2 5:12 35.59' 19 13 12 13 10 11 5 20 20 5 3 21 22 5 14 13 12 HD. HT.8' - 0"HD. HT.7' - 6"4 A-3.0 5 A-3.0 AD-1 21 12 AD-1 5 A-7.0 TYP. 4 A-7.0 TYP. 3 A-7.0 TYP. 2 A-7.0 TYP. 5 A-7.0 TYP.3"REAR PLATE (TYP.) 31.84' 35.61' JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-4.0 08/17/18 2018-12EXTERIOR ELEVATIONS &MATERIAL SCHEDULELIDO BEACH HOUSE LIDO BEACH HOUSEMR. BERNIE HUBERMAN808 VIA LIDO NORDNEWPORT BEACH, CA92663CDP 808 VIA LIDO NORDNEWPORT BEACH, CA 92663Designer KEYNOTE LEGEND 1 (E.) PROPERTY LINE WALL TO REMAIN (PROTECT IN PLACE) 2 (N.) GATE - PER LANDSCAPE DESIGNER (MAX. 5' - 6" HT. ABOVE NATURAL GRADE) 3 WOOD SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4 4 EXT. ADHERED STONE VENEER - REF. MATERIAL SCHEDULE SHT. A-4, DTL. 8/AD-1 5 DECO. WD. PANELING - PAINT GRADE - COLOR AS SEL. 6 EXTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 12/AD-1 7 CONCRETE TILE ROOFING - REF. MATERIAL SCHEDULE A-5 & DTL 6/A-4 8 DECO STONE HEADER. PAINT & SEAL AS SEL. - ARCH TO APPV. 9 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 10 DECO WOOD HEADER. PAINT & SEAL AS SEL. - ARCH TO APPV. 11 DECO WOOD SILL. PAINT & SEAL AS SEL. - ARCH TO APPV. 12 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 13 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 14 CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILE 15 TRELLIS MEMBER 8X8, SHAPED TAIL, PAINT AND SEAL AS SEL. - ARCH TO APPV. 16 DOWNSPOUT - METAL OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 17 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (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) 18 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 (CBC 2113.9) 19 CONCRETE TILE ROOFING - REF. MATERIAL SCHEDULE A-5 & DTL 6/A-4 20 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE 21 FURNISHINGS - AS SELECTED 22 FIRE PIT LOC'N., PROVIDE GAS AS NEEDED MATERIAL SCHEDULEA NOTE: REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. NO. REVISION DATE 1/4" = 1'-0"1 FRONT ELEVATION 1/4" = 1'-0"2 REAR ELEVATION 39 FIRST FLOOR (T.O.S.) 12.25' FIRST FLOOR (T.O.S.) 12.25' MAX. RIDGE HEIGHT 40.67' MAX. RIDGE HEIGHT 40.67' SECOND FLOOR PLATE (TYP.) 22.25' SECOND FLOOR PLATE (TYP.) 22.25' SECOND FLOOR T.O.S. (TYP.) 23.34' SECOND FLOOR T.O.S. (TYP.) 23.34' ROOF PLATE (TYP.) 32.34'ROOF PLATE (TYP.) 32.34' GRADE PLANE 11.67' GRADE PLANE 11.67' MAX FLAT 35.67' MAX FLAT 35.67' AVG. T.O.C. 11.67' AVG. T.O.C. 11.67' MAX. ROOF HEIGHT HOA 35.67' MAX. ROOF HEIGHT HOA 35.67' LOWER ROOF PLATE (TYP.) 32.09' 2 A-5.2 FRONT ROOF PLATE (TYP.) 31.34' FRONT ROOF PLATE (TYP.) 31.34' 5 1 19 20 3 27 28 30 3 A-5.0 FLAT ROOF 31.34' FLAT ROOF 31.34' 2 A-5.0 1 A-5.2 21 4 P.L.P.L. 3 :1 2 3:125:1 2 4:12 1 1 2 1 1 6 :1 2 OVERHANG 2' - 8 7/8" 2 HD. HT.7' - 6"HD. HT.8' - 1 3/4"HD. HT.7' - 6"HD. HT.8' - 0"35.10'35.45'35.59'3 4 5 6 7 8 7 9 10 11 5 12 5 8' - 0"1' - 1"10' - 0"8' - 0"11' - 1"8' - 9"9' - 0"8' - 0"1' - 1"10' - 0"8' - 0"11' - 1"9' - 0"35.67'1' MAX.2 A-7.0 TYP. 2 A-7.0 TYP.4 A-3.0 5 A-3.0 AD-1 21 5 AD-18 AD-1 151' - 0"REAR PLATE (TYP.) 31.84' REAR PLATE (TYP.) 31.84' FIRST FLOOR (T.O.S.) 12.25' FIRST FLOOR (T.O.S.) 12.25' MAX. RIDGE HEIGHT 40.67' MAX. RIDGE HEIGHT 40.67' SECOND FLOOR PLATE (TYP.) 22.25' SECOND FLOOR PLATE (TYP.) 22.25' SECOND FLOOR T.O.S. (TYP.) 23.34' SECOND FLOOR T.O.S. (TYP.) 23.34' ROOF PLATE (TYP.) 32.34' GRADE PLANE 11.67' GRADE PLANE 11.67' MAX FLAT 35.67' MAX FLAT 35.67' AVG. T.O.C. 11.67'AVG. T.O.C. 11.67' MAX. ROOF HEIGHT HOA 35.67' MAX. ROOF HEIGHT HOA 35.67' 2 A-5.2 FRONT ROOF PLATE (TYP.) 31.34' FRONT ROOF PLATE (TYP.) 31.34' 2 5 6 10 8 9 10 6 36 37 38 39 40 41 3 A-5.0 FLAT ROOF 31.34'FLAT ROOF 31.34' 2 A-5.0 1 A-5.2 35.67'HD. HT.8' - 0"HD. HT.8' - 6"HD. HT7' - 6"ABV. F.F.42" MIN.9 1 1 12 1 9 7 9 P.L.P.L.10' - 0"1' - 1"8' - 0"11' - 1"8' - 0"10' - 0"1' - 1"8' - 0"11' - 1"8' - 0"9' - 0"344 13 14 10 10 12 12 7 8 4 A-3.0 5 A-3.0 3 A-7.0 TYP. 2 A-7.0 TYP. 2 A-7.0 TYP. 5 A-7.0 TYP. 4 A-7.0 TYP. 16 AD-1 21 REAR PLATE (TYP.) 31.84' REAR PLATE (TYP.) 31.84' JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-4.1 08/17/18 2018-12EXTERIOR ELEVATIONSLIDO BEACH HOUSE LIDO BEACH HOUSEMR. BERNIE HUBERMAN808 VIA LIDO NORDNEWPORT BEACH, CA92663CDP 808 VIA LIDO NORDNEWPORT BEACH, CA 92663Designer NO. REVISION DATE KEYNOTE LEGEND 1 W OOD SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4 2 EXT. ADHERED STONE VENEER - REF. MATERIAL SCHEDULE SHT. A-4, DTL. 8/AD-1 3 PARAPET WALL - DECO. STUCCO CAP (SLOPE CAP 2% MIN.) 4 5 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE 6 CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILE 7 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 8 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 9 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 10 (N.) GATE - PER LANDSCAPE DESIGNER (MAX. 5' - 6" HT. ABOVE NATURAL GRADE) 11 FURNISHINGS - AS SELECTED 12 DECO. WD. PANELING - PAINT GRADE - COLOR AS SEL. 13 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (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) 14 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 (CBC 2113.9) 15 TRELLIS MEMBER 8X8, SHAPED TAIL, PAINT AND SEAL AS SEL. - ARCH TO APPV. 16 EXTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 12/AD-1 NOTE: REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS. 1/4" = 1'-0"1 LEFT SIDE ELEVATION 1/4" = 1'-0"2 RIGHT SIDE ELEVATION 40 FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS. FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. 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 OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE- FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS. DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES. DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS 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 WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION. DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. FIRE-BLOCKING & DRAFT-STOP NOTE 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 NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.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. CONCRETE RETAINING WALL - REF. STRUCTURAL SEPARATION LEGEND EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. B FIRST FLOOR (T.O.S.) 12.25' FIRST FLOOR (T.O.S.) 12.25' SECOND FLOOR PLATE (TYP.) 22.25' SECOND FLOOR PLATE (TYP.) 22.25' SECOND FLOOR T.O.S. (TYP.) 23.34' SECOND FLOOR T.O.S. (TYP.) 23.34' ROOF PLATE (TYP.) 32.34' AVG. T.O.C. 11.67' AVG. T.O.C. 11.67' MAX. ROOF HEIGHT HOA 35.67' MAX. ROOF HEIGHT HOA 35.67' 2 A-5.2 FRONT ROOF PLATE (TYP.) 31.34' FRONT ROOF PLATE (TYP.) 31.34' 3 A-5.0 2 A-5.0 1 A-5.2 BEDROOM #5 BATH #5 HER W.I.C. HER W.I.C.HER BATH MASTER SUITE NOOKKITCHEN BUTLER'S PANTRY LAUNDRYGUEST BATHGUEST BEDROOM 41 40 39 35 38 37 36 6 2 56 10 8 910 P.L.P.L. ATTIC 8' - 0"1' - 1"10' - 0"11' - 1"7 28 1224 6 29 11 109 8 7 6 5 29 11 109 8 9 8 25 303126 15 25 26 9 8 32 32 31 25 9 33 34 8 9358 6 5 6 15 36 368' - 0 5/8"8' - 0 5/8"10' - 0"9' - 0 5/8"37 2% MIN. 38 ABV. F.F42" MIN.36 5 A-3.0 5 AD-1 12 REAR PLATE (TYP.) 31.84' REAR PLATE (TYP.) 31.84' FIRST FLOOR (T.O.S.) 12.25' SECOND FLOOR PLATE (TYP.) 22.25' SECOND FLOOR T.O.S. (TYP.) 23.34' MAX FLAT 35.67' 3 A-5.2 AVG. T.O.C. 11.67' MAX. ROOF HEIGHT HOA 35.67' FRONT ROOF PLATE (TYP.) 31.34' 1 A-5.0 2 A-5.1 1 A-5.1 BATH #4 BEDROOM #4 BEDROOM #5 3-CAR GARAGE 18 17 16 15 14 13 12 11 11 3 2 1 BEDROOM #3 1 2 P.L. 3 4 3 2 1 5 6 7 8 9 10 11 12 5 13 6 5 14 P.L. 15 14 5 610' - 0"1' - 1"8' - 0"24' - 0"11' - 1"15 8' - 3"10' - 0"16 17 18 A-3.0 5 A-3.0 4 7 AD-1 7 AD-1 AD-1 6 8 AD-1 REAR PLATE (TYP.) 31.84' FIRST FLOOR (T.O.S.) 12.25' SECOND FLOOR PLATE (TYP.) 22.25' SECOND FLOOR T.O.S. (TYP.) 23.34' 3 A-5.2 AVG. T.O.C. 11.67' MAX. ROOF HEIGHT HOA 35.67' FRONT ROOF PLATE (TYP.) 31.34' 1 A-5.0 FLAT ROOF 31.34' 2 A-5.1 1 A-5.1 HER W.I.C.STAIRS ENTRY COURTYARD C.C. PWDR.LAUNDRY 22 23 4 15 16ABV. F.F.42" MIN.10' - 0"1' - 1"8' - 0"11' - 1"8' - 0"19 20 21 22 P.L. P.L. 23 TYP.7 3/8"TYP. 11" 15 24 25 26 9 8 11 109 8 24 13 21 27 7 10' - 0"2% MIN. 39 AD-1 13 A-3.0 4 AD-1 6 ATTIC REAR PLATE (TYP.) 31.84' Name Elevation A101 1 SIM 101 1i ? 1 1 A101 SIM R @ 7 1/2"20 1i SECTION INDICATOR CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG - REF. KEYNOTE LEGEND THIS SHEET WINDOW TAG - REF. SHEET A-8 DOOR TAG - REF. SHEET A-8 WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) ANNOTATION LEGENDA JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-5.0 08/17/18 2018-12BUILDING SECTIONSLIDO BEACH HOUSE LIDO BEACH HOUSEMR. BERNIE HUBERMAN808 VIA LIDO NORDNEWPORT BEACH, CA92663CDP 808 VIA LIDO NORDNEWPORT BEACH, CA 92663Designer KEYNOTE LEGEND 1 TRELLIS MEMBER 8X8, SHAPED TAIL, PAINT AND SEAL AS SEL. - ARCH TO APPV. 2 TRELLIS MEMBER 8X10, SHAPED TAIL, PAINT AND SEAL AS SEL. - ARCH TO APPV. 3 (N.) GATE - PER LANDSCAPE DESIGNER (MAX. 5' - 6" HT. ABOVE NATURAL GRADE) 4 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 5 CEILING FAN - W/. INCANDESCENT FIXTURE, AS SELECTED 6 FURNISHINGS - AS SELECTED 7 FLOOR JOISTS - REF. STRUCT. 8 BASE CABINET - BUILT-IN, FINISH AS SEL. 9 COUNTERTOP - AS SELECTED 10 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 11 WALL MOUNTED LIGHT FIXTURE, SCONCE 12 CEILING FRAMING - REF. STRUCT. 13 ROOF RAFTERS - REF. STRUCT. 14 TALL CABINET - BUILT-IN, FINISH AS SEL. 15 (E.) CONCRETE SLAB ON GRADE - REF. STRUCT. & CIVIL DWGS. 16 DOWNSPOUT - METAL OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 17 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 18 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 19 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0. 20 PARAPET WALL - DECO. STUCCO CAP (SLOPE CAP 2% MIN.) 21 WOOD SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4 22 EXT. ADHERED STONE VENEER - REF. MATERIAL SCHEDULE SHT. A-4, DTL. 8/AD-1 23 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 24 SHELF AND POLE - BUILT IN, FINISH AS SEL. 25 UPPER CABINET - BUILT-IN, FINISH AS SEL. 26 LAUNDRY SINK - AS SEL. 27 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) SEP. PERMIT REQ'D, REF. 7/T-1 DEF. SUBMT'L. #2 28 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 29 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 30 WASHER - PROVIDE HOOK-UPS & POWER - INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. & SIZE 31 UNDER CABINET FIXTURE - PROVIDE CHANNEL LED LIGHTING, VERIFY W/. OWNER. 32 REFRIGERATOR - VERIFY APPLIANCE W/. OWNER 33 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. 34 KITCHEN SINK - AS SELECTED 35 CUSTOM BUILT KITCHEN ISLAND PER OWNER & ARCH. 36 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 37 EXHAUST FAN W/. DUCT- MIN. 50 CFM 38 EXTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 12/AD-1 39 PROVIDE FAN TO COMPLY W/. WHOLE HOUSE VENTILATION REQUIREMENT - SEE MECH. VENT. NOTE/E-1 (ARCH. TO APPV. LOC'N.) NO. REVISION DATE 1/4" = 1'-0"1 LONGITUDINAL SECTION 1/4" = 1'-0"2 TRANSVERSE SECTION 1/4" = 1'-0"3 TRANSVERSE SECTION 41 LEGENDINDICATES TYPE OF SHEARWALL WITH OPENINGS WITH MIN 4xPOST & 1 OR 2 HOLDOWNS AT EACH END & REQUIRED MINIMUM TOTAL LENGTH (Lt) & EFFECTIVE LENGTH (Le) PER .INDICATES TYPE OF SHEARWALL WITH MIN 4xPOST & 1 OR 2 HOLDOWNS AT EACH END AND REQUIRED MINIMUM LENGTH (L) PER .4ESD-0L=8'INDICATES SEISMIC STRAP TYPE AND LENGTH PER SCHEDULE .INDICATES STEP DOWN/SLAB DEPRESSION.FOUNDATION PLAN NOTES1. FOR DIMENSIONS NOT SHOWN, SEE ARCHITECTURAL DRAWINGS.2. FOR NOTES & INFORMATION NOT SHOWN ON THIS SHEET, SEE SHEET SD-0.3. FOR GENERAL NOTES, SCHEDULED & LEGENDS SEE SD-1 & SD-1A.4. FOR SECOND FLOOR FRAMING PLAN SEE S-2.5. FOR ROOF FRAMING, SEE SHEET S-3.6. FOR SHEARWALL ANCHOR BOLTS, SEE SCHEDULE B/SD0.7. FOR WOOD STUD WALL ASSEMBLY, SEE WALL ELEVATION C/SD2A.8. INSTALL STRAPS AT ALL WINDOWS AND DOORS CORNERS AT SHEARWALLS IN ACCORDANCE WITH DETAIL A/SD-2A, UNLESS LONGER STRAPS HAVE BEEN SPECIFIED ON PLAN. BSD-0BSD-02LtLe3L6x66x66x66x66x66x66x66x66x66x66x64x6HDU56x6HDU86x66x66x66x66x6HDU5HSS4x4x1/2W/NAILERHSS4x4x1/2HSS4x4x1/2HSS4x4x1/2W/NAILER12.323456677AABCDETYP2'-0"TYP2'-0"GB-2GB-2GB-1GB-1GB-1GB-1GB-16x66x6HSS4x4x1/2GB-292'81.5'71.25'92'92'(2)92'(2)81.5'(2)71.25'6x6HSS4x4x1/24'-0"4'-0"ELEVATOR PIT6x6HDU5324'HSS4x4x1/2W/NAILER318'6x6HDU5HSS4x4x1/212" THICK CONC MAT SLAB OVER 2" SAND OVER 15 MIL VAPOR BARRIER THAT MEETS ASTM E 1745 CLASS A,B,C OVER 4" THICK BASE OF 1/2" OR LARGER CLEAN AGGREGATE AND A CONC MIX DESIGN WHICH WILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING W/#4@12" O.C. EACH WAY T&B TYP329' 25'6x6HDU56x6HDU5331' 20'6x6HDU5420'6x6HDU14420'6x6HDU146x6HDU8316'6x6HDU56x6HDU5310'6x6HDU56x6HDU5410'6x6HDU849'6x6HDU86x6HDU86x6HDU1146'(2)92'6x6(2)81.5'6x6HDU56x6HDU5HSS5x5x1/2HSS5x5x1/2GB-1GB-16x66x6GB-1411'6x6HDU51.11.26x6HDU56x6HDU56x6HDU5BSD-2TYP ATGARAGEASD-2TYPEA DIR12' MAXSAW CUT TYP AT GARAGENSD-2ATYP ATFIREPLACEKSD-2TYPOPTIONALDSD-2TYPFSD-2TYP ATCOL TO FDNPSD-2TYP ATEXTERIOR POSTSJSD-2TYP AT HDUTO MAT SLABPROPERTY LINE TYPATYP AT SWW/OPNGSD-2A6'-0" SQx18" DEEP PAD FTG CENTERED AT COL W/#5@12" O.C. EA WAY AT BOT 6'-0" SQx18" DEEP PAD FTG CENTERED AT COL W/#5@12" O.C. EA WAY AT BOT (2)92'(2)92'(E) SEAWALL TO BE REINFORCED UNDER SEPARATE PERMITPMA Consulting, Inc.Consulting Structural Engineers28161 Casitas Ct., Laguna Niguel, CA 92677Phone: (714) 717-7542E-Mail: P.Petrov@PMA-BG.comNo.C 66947REGISTEREDPROFESSIONALEN G IN EERPLAMENPETROV OEASTTFFILACVICLIINROASSIBOROV DRAWNJOB NO.SHEETDATEOFCHECKEDOWNER / APPLICANTPMA CONSULTING, INC.OWNERSHIP OF DOCUMENTSDRAWINGS AND SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE AND SHALL REMAIN THE PROPERTY OF THE ENGINEER WHETHER THE PROJECT FOR WHICH THEY ARE MADEIS EXECUTED OR NOT. THEY ARE NOT TO BE USED BY THE OWNER ON OTHER PROJECTS OR EXTENSIONS TO THIS PROJECT EXCEPT BY THE AGREEMENT IN WRITING AND WITHAPPROPRIATE COMPENSATION TO THE ENGINEER.7/11/2018 8:24:43 AMS-1FOUNDATION PLAN2411807/11/18P.PETROVM.PETROVAHUBERMAN CUSTOM HOMEMr. Bernie Huberman808 Via Lido Nord.,Newport Beach, CA 92663808 Via Lido Nord.,Newport Beach, CA 9266307/11/18NO.REVISIONDATESCALE: 1/4" = 1'-0"FOUNDATION PLANPROJECTNORTH42 43 44 45