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HomeMy WebLinkAbout03_Anderson Residence CDP_PA2018-252CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Anderson Residence (PA2018-252) Coastal Development Permit No. CD2018-117 SITE LOCATION: 6710 West Ocean Front APPLICANT: Brandon Architects OWNER: Mr. and Mrs. Anderson PLANNER: Melinda Whelan, Assistant Planner 949-644-3221, mwhelan@newportbeachca.gov LAND USE AND ZONING February 28, 2019 Agenda Item No. 3 • General Plan: RT (Two -Unit Residential) • Zoning District: R-2 (Two -Unit Residential) • Coastal Land Use Category: RT -E (Two -Unit Residential — 30.0-39.9 DU/AC) • Coastal Zoning District: R-2 (Two -Unit Residential) PROJECT SUMMARY A request for a coastal development permit to allow the demolition of an existing single- family dwelling and the construction of a new three-story, 2,606 -square -foot, single-family residence and an attached 450 -square -foot, two -car garage. The proposed development includes landscape, hardscape, and subsurface drainage facilities. The design complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2018-117 (Attachment No. ZA 1). 03/13/2018 2 Anderson Residence (PA2018-252) Zoning Administrator, February 28, 2019 Page 2 Land Use and Development Standards • The subject property is located in the R-2 Coastal Zoning District, which provides for single- and two -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with two- and three- story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. The existing 15 -foot encroachment of the patio is allowed pursuant to Title 21 Appendix C Oceanfront Encroachment Policy Guidelines and is conditioned to require that an encroachment permit be maintained from Public Works. The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Hazards • The development fronts the public beach known as West Ocean Front and is separated by the Pacific Ocean by a wide sandy beach, approximately 450 feet wide. The project site is not protected by a bulkhead. The finished floor elevation of the proposed dwelling is 13.88 feet North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.00 -foot Tmple 04/03/18 Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front 5 feet 5 feet Sides 3 feet 3 feet Rear 5 feet 5 feet Allowable Floor Area 3,106 square feet 3,056 square feet Allowable 3'd Floor Area 310 square feet 310 square feet Open Space min. 233 square feet 244 square feet Parkin min. 2 -car garage 2 -car aaraae Height (max.) 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards • The development fronts the public beach known as West Ocean Front and is separated by the Pacific Ocean by a wide sandy beach, approximately 450 feet wide. The project site is not protected by a bulkhead. The finished floor elevation of the proposed dwelling is 13.88 feet North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.00 -foot Tmple 04/03/18 Anderson Residence (PA2018-252) Zoning Administrator, February 28, 2019 Page 3 (NAVD88) elevation standard. A Coastal Hazard Report and Wave Runup Study prepared by PMA Consulting, Inc., dated February 14, 2019, indicates a maximum sea level rise of 2.90 feet over the next 75 years resulting in a future sea level elevation of 10.62 feet (NAVD88). The report concludes it is very unlikely that any type of wave will reach the site even considering a 2.90 -foot sea level rise and that the proposed project is reasonably safe from shoreline erosion due to the lack of wave or wakes that can erode sand from the beach. Overall, the analysis concludes that the proposed project will be safe from flooding hazards for the next 75 years. Furthermore, the report concluded that due to the distance of the property from the current mean high tide line (approximately 450 feet), it is unlikely that the mean high tide line will reach the property within the next 75 years. • Pursuant to Newport Beach Municipal Code (NEMC) 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 a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The project design addresses water quality with a construction erosion control plan and a post -construction drainage system that includes drainage and percolation features designed to retain dry weather run-off and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access and Views • The project site is located in West Newport between the nearest public road and the sea. NBMC Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family Tmple 04/03/18 Anderson Residence (PA2018-252) Zoning Administrator, February 28, 2019 Page 4 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. • Vertical access to the public beach is available adjacent to the project site at the terminus of Orange Street and West Ocean Front public beach. Along this area in the public right-of-way are City planters and walls that were permitted pursuant to the Title 21 Appendix C Oceanfront Encroachment Policy Guidelines. This area is maintained by the City and the planting heights are limited by this policy. • Additional vertical access is provided approximately 150 feet south of the subject at the terminus of Colton Street and West Ocean Front public beach. Lateral access to these public beaches is provided behind the subject property on Seashore Drive. • West Ocean Front Park is approximately 100 feet north of the project site along Seashore Drive. The replacement of the existing single-family dwelling with a new single-family residence that complies with all of the applicable development standards does not impact access or use of the Park. • The existing 15 -foot encroachment of the patio is allowed pursuant to Title 21 Appendix C Oceanfront Encroachment Policy Guidelines and is conditioned to require an encroachment permit from Public Works be maintained consistency. The existing patio does not affect public views or access to the public beach. • Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project will replace an existing single-family dwelling with a new single-family residence that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 3,056 square -foot, single-family residence and attached two -car garage. Tmple 04/03/18 J Anderson Residence (PA2018-252) Zoning Administrator, February 28, 2019 Page 5 PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Program 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: Melinda Whelan Assistant Planner JM/msw Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmple 04/03/18 Attachment No. ZA 1 Draft Resolution 03/13/2018 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-117 TO DEMOLISH AN EXISTING SINGLE-FAMILY DWELLING AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED TWO -CAR GARAGE LOCATED AT 6710 WEST OCEAN FRONT (PA2018- 252) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by Brandon Architects ("Applicant'), on behalf of Mr. and Mrs. Anderson ("Owner'), with respect to property located at 6710 West Ocean Front, requesting approval of a coastal development permit. 2. The lot at 6710 West Ocean Front is legally described as Lot 6, Block G, Quitclaim Deed, Newport Beach Tract . 3. The applicant proposes a coastal development permit to allow the demolition of an existing single-family dwelling and the construction of a new three-story, 2,606 -square -foot, single- family residence and an attached 450 -square -foot, two -car garage. The proposed development includes landscape, hardscape, and subsurface drainage facilities. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated RT (Two -Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two -Unit Residential — (30.0-39.9 DU/AC) (RT -E) and it is located within the Two -Unit Residential (R-2) Coastal Zoning District. 6. A public hearing was held on February 28, 2019, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures). 05-15-2018 7 Zoning Administrator Resolution No. ZA2019-### Paqe 2 of 9 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 3,056 square -foot, single- family residence and attached two -car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. 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: 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 3,106 square feet and the total proposed floor area is 3,056 square feet. b. The proposed development provides the minimum required setbacks, which are five feet along the front property line on West Ocean Front, three feet along each side property line and five feet along West Ocean Front Alley. C. The highest guardrail is less than 24 feet from established grade (13.33 feet North American Vertical Datum of 1988 [NAVD88]) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. The project includes garage parking for a total of two vehicles, complying with the minimum two -car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story, single- and two-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 05-15-2018 2 Zoning Administrator Resolution No. ZA2019-### Paqe 3 of 9 3. The development fronts the public beach known as West Ocean Front and is separated by the Pacific Ocean by a wide sandy beach. The finished floor elevation of the proposed dwelling is 13.88 feet (NAVD88), which complies with the minimum 9.00 -foot (NAVD88) elevation standard. A Coastal Hazard Report and Wave Runup Study prepared by PMA Consulting, Inc., dated February 14, 2019, indicates a maximum sea level rise of 2.90 feet over the next 75 years resulting in a future sea level elevation of 10.62 feet (NAVD88). The report concludes it is very unlikely that any type of wave will reach the site even considering a 2.90 -foot sea level rise and that the proposed project is reasonably safe from shoreline erosion due to the lack of wave or wakes that can erode sand from the beach. Overall, the analysis concludes that the proposed project will be safe from flooding hazards for the next 75 years. Furthermore, the report concluded that due to the distance of the property from the current mean high tide line (approximately 450 feet), it is unlikely that the mean high tide line will reach the property within 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. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 6. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City's storm drain system. 7. Proposed landscaping complies with NBMC Section 21.30.075. A condition of approval is included that requires drought -tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 8. The public beach is directly in front of the subject property, with views oriented towards the Pacific Ocean. Additional access and views are provided adjacent to the property at the terminus of Orange Street and the West Ocean Front. Along this area in the public right - 05 -15-2018 9 Zoning Administrator Resolution No. ZA2019-### Paqe 4 of 9 of -way are City planters and walls that were permitted pursuant to the Title 21 Appendix C Oceanfront Encroachment Policy Guidelines. This area is maintained by the City and the planting heights are limited by this policy. 9. An investigation of the project site and surrounding area did not identify any other public view opportunities. The project will replace an existing single-family dwelling 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 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. Finding: 8. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: The project site is located in West Newport between the nearest public road and the sea. NBMC Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing duplex with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 2. The project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. Vertical access to the public beach is available adjacent to the project site at the terminus of Orange Street and West Ocean Front public beach. Additional vertical access is provided approximately 150 feet south of the subject at the terminus of Colton Street and West Ocean Front public beach. Lateral access to these public beaches is provided behind the subject property on Seashore Drive. 3. West Ocean Front Park is approximately 100 feet north of the project site along Seashore Drive. The replacement of the existing single-family dwelling with a new single-family residence that complies with all of the applicable development standards does not impact access or use of the Park. 4. The existing 15 -foot encroachment of the patio is allowed pursuant to Title 21 Appendix C Oceanfront Encroachment Policy Guidelines and is conditioned to require an encroachment permit from Public Works be maintained consistently. The existing patio does not affect public views or access to the public beach. SECTION 4. DECISION. 05-15-2018 1O Zoning Administrator Resolution No. ZA2019-### Paqe 5 of 9 NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-117, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 28TH DAY OF FEBRUARY 2019 Patrick J. Alford, Zoning Administrator 05-15-2018 11 Zoning Administrator Resolution No. ZA2019-### 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. Prior to the issuance of a certificate of occupancy, 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 to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. 4. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 5. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 6. This Coastal Development Permit does not authorize any development seaward of the private property. 7. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity. 8. 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. 05-15-2018 12 Zoning Administrator Resolution No. ZA2019-### Paqe 7 of 9 9. 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. 10. 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. 11. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 12. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 13. 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. 14. 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. 15. Prior to the issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 16. Prior to the issuance of a building permit, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 17. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 18. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development 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. 19. Prior to the issuance of a building permit, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought -tolerant plantings, non- invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 05-15-2018 1 S Zoning Administrator Resolution No. ZA2019-### Paqe 8 of 9 20. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 21. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 22. 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. 23. An encroachment permit shall be maintained as required from the Public Works Department for the existing 15 -foot patio encroachment, pursuant to Title 21, Appendix C (Oceanfront Encroachment Policy Guidelines). 24. If future changes to the patio encroachment are determined by the Coastal Commission to be located within its permit jurisdiction, authorization from the Coastal Commission shall be required. 25. This Coastal Development Permit No. CD2018-117 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. 26. 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. 05-15-2018 '1-/+ Zoning Administrator Resolution No. ZA2019-### Paqe 9 of 9 27. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless the 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 related (directly or indirectly) to the City's approval of the Anderson Residence including, but not limited to, Coastal Development Permit No. CD2018-117 (PA2018-252). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by the applicant, the City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of the City's costs, attorneys' fees, and damages, which the 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. 05-15-2018 15 Attachment No. ZA 2 Vicinity Map 03/13/2018 10 VICINITY MAP Coastal Development Permit No. CD2018-117 PA2018-252 6710 West Ocean Front 03/13/2018 1 `� Attachment No. ZA 3 Project Plans 03/13/2018 28 U Z (T) PROJECT DESCRIPTION: THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON W OCEAN FRONT. THE LOT IS APPDXIMATLY 30.00' WIDE BY 75.00' DEEP, IT IS ZONED R-2 AND IS APPX. 2,250 S.F. THE PROPERTY INCLUDES A 2 STORY SINGLE FAMILY RESIDENCE TO BE DEMOLISHED. CLIENT PROPOSES TO BUILD A NEW 3 STORY SINGLE FAMILY RESIDENCES OF APPX. 2,624 S.F. INCLUDING AN ATTACHED 3 -CAR GARAGE OF APPX. 461 S.F. TO BE WOOD FRAMED WITH A SLAB FOUNDATION. THE PROJECT WILL BE OF A CONTEMPORARY DESIGN. THE HOME WILL INCLUDE BUT WILL NOT BE LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES, PARKING WILL BE PROVIDED IN THE FORM OF A 2 -CAR GARAGE. THE EXTERIOR MATERIALS WILL BE OF A RICH QUALITY AND HIGH DURABILITY; CONSISTING PRIMARILY OF STUCCO, HORIZONTAL WOOD SIDING, AND THE USE OF SOME METAL & STONE. THE HOME WILL HAVE (3) BEDROOM, (4) FULL BATH, (1) HALF BATH AND A BONUS ROOM VICINITY MAP/ PROJECT DESCRIPTION ANDERSON BEACH RETREAT 6710 OCEANFRONT W., NEWPORT BEACH, CA 92663 ALUMINUM CONCRETE EARTH GYPSUM - PLASTER INSULATION - RIGID MASONRY - BRICK/STONE MASONRY -CONCRETE BLOCK PLYWOOD / GLU-LAM TIMBER i SAND STEEL WOOD MATERIAL LEGEND (1) NORTH ARROW N 99000' 000° E PROPERTY LINE TAG Distance 1 SIM' SECTION INDICATOR A101 / Room name ROOM TAG (NAME / AREA) 150 SF SIM 1 CALL -OUT TAG A101 Name Elevation ELEVATION INDICATOR "I REVISION FLAG 20 R @ 7 1/2" STAIR TAG (NO. OF RISER & HEIGI- 1i WALL TAG 101 DOOR TAG 1i WINDOW TAG J71 KEYNOTE TAG 11 (ANNOTATION LEGEND 1.800.227.2600 1.714.895.0246 1.800.427.2000 1.949.644.3011 1.800.750.2355 1.949.644.3311 1.949.644.3200 1.949.644.3204 1.949.644.3275 1.949.644.3288 1.949.644.3255 1.949.644.3106 1.714.834.3882 91 DEFERRED SUBMITTALS 1 7 1 AGENCIES & PUBLIC SERVICES BUILDING AREA SCHEDULE Name 1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD DIG ALERT: 965 SF 2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS 1330 SF THIRD FLOOR 310 SF SOUTHERN CALIFORNIA EDISON: 2606 SF 2 -CAR GARAGE SOUTHERN CALIFORNIA GAS: L-1.0 450 SF GRAND TOTAL SPECIAL INSPECTIONS 6 CITY WATER &SEWER: S1 PACIFIC BELL TELEPHONE: 1. LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR F"N- x O o O -O CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE T N td BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE CITY OF NEWPORT BEACH U SUBMITTAL (FOR H.O.A. PURPOSES). PUBLIC WORKS DEPT.: 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING CITY OF NEWPORT BEACH PLANNING DEPT,: Q STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. WE CD GENERAL INFOMATION: � 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. ZONING INFORMATION: 00 N� SOUND LEVEL NOT TO EXCEED 50dBA (55d BA WITH TIMER, 65dBA WITH TIMER AND w LLI C N N V NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BEAT ADJACENT CITY OF NEWPORT BEACH BUILDING DEPT.: r � PROPERTY PATIO OR OPENING. GENERAL: W 4. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR PERMITS: LU SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA INSPECTIONS: 0°sow O Tw PERMIT. mO -0 _r.. dP-30x0 nx o O U NEWPORT BEACH FIRE DEPARTMENT: N C C nK N 5. FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER a m 5 a J < REVISIONS DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN ORANGE COUNTY HEALTH SERVICES: FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 6. GLASS GUARD/HANDRAILS 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) 1.800.227.2600 1.714.895.0246 1.800.427.2000 1.949.644.3011 1.800.750.2355 1.949.644.3311 1.949.644.3200 1.949.644.3204 1.949.644.3275 1.949.644.3288 1.949.644.3255 1.949.644.3106 1.714.834.3882 91 DEFERRED SUBMITTALS 1 7 1 AGENCIES & PUBLIC SERVICES BUILDING AREA SCHEDULE Name AREA COMMENTS FIRST FLOOR 965 SF SECOND FLOOR 1330 SF THIRD FLOOR 310 SF P: 714.754.4040 2606 SF 2 -CAR GARAGE 450 SF L-1.0 450 SF GRAND TOTAL 3056 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS MASTER BALCONY 218 SF OPEN VOLUME ENTRY 26 SF OPEN VOLUME GRAND TOTAL 244 SF 10 I PROJECT STATISTICS LEGAL DESCRIPTION APN: 045 034 10 LOT 6 , BLOCK G, CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA OR_00533_9 LOT INFORMATION: ZONED: R-2 SITE AREA: 2250 S.F. BUILDABLE AREA: 1,553 SF TOTAL ALLOWABLE AREA: 1,553 x 2 S.F. = 3,106 S.F. REQ'D OPEN VOLUME = 1,553 S.F. X .15 = 233 S.F. MAX. THIRD FLR. ALLOWABLE = 1,553 S.F X.2 = 310.6 S,F. OPEN VOLUME PROVIDED = 244 S.F. EXISTING BUILDING INFORMATION: EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED EXISTING S.F. = 1,818 S.F. (3 BEDS. TTL.) ZONING INFORMATION: FRONT SETBACK: 5 FT. REARS ETBACK 5 FT. LEFT SETBACK: 3 FT. RIGHT SETBACK: 3 FT. 81 SITE INFORMATION ARCHITECT: OWNER: BRANDON ARCHITECTS, INC. DARIN & LORI ANDERSON 151 KALMUS DR. STE. G-1 2221 ARBUTUS ST. COSTA MESA, CA 92626 NEWPORT BEACH, CA 92660 P: 714.754.4040 C: 949.338.9394 W W W.BRANDONARCHITECTS.COM EROSION CONTROL PLAN STRUCTURAL ENGINEER: TBD GENERAL CONTRACTOR: TBD CIVIL ENGINEER: FORKETT ENGINEERING TOM RUIZ P: 714 963 6793 22311 BROOKHURST ST. HUNTINGTON BEACH, CA 92646 TITLE 24 CONSULTANT: TBD SURVEYOR: SOILS ENGINEER: RDM SURVEYING EGA CONSULTANTS, INC. RON MIEDEMA LIS. 4653 375-C MONTE VISTA AVE. 23016 LAKE FOREST DR. #409 COSTA MESA, CA 92627 LAGUNA HILLS, CA 92653 P: 949.642.9309 P: 949.858.2924 F: 949.642.1290 F: 949.858.3438 DATED: FEB. 28,2018 REPORT NO. BA094.1 4 PROJECT DIRECTORY 2 CODES: NBMC (NEWPORT BEACH MUNICIPAL CODE) CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC, 2016 CPC, AND 2016 CMC, 2016 CAL GREEN OCCUPANT LOAD 1 UNIT OCCUPANCY CLASSIFICATION R-3 / U OCCUPANCY SEPARATIONS (GARAGE) 1 -HR. FLOOR & FLOOR -CEILINGS N/A TYPE OF CONSTRUCTION V -B - SPRK'R. FIRE SPRINKLER: NFPA 13D YES HEIGHT 3 STORY FLOOR AREA REF. 8/T-1.0 ALLOWABLE BLDG, AREA N/A (PER CBC TBL. 503) 5 I CODE REVIEW SHEET # DRAWING TITLE T-1.0 TITLE SHEET T-1.1 T-1.2 SUR A-0.0 GENERAL ARCHITECTURAL NOTES SUPPLEMENTAL NOTES & DOCUMENTS TOPOGRAPHIC SURVEY ARCHITECTURAL SITE PLAN AP -1 BUILDING AREA PLANS C2 GRADING PLAN C4 EROSION CONTROL PLAN L-1.0 LANDSCAPE PLAN A-1.0 A-2.0 A-3.0 A-4.0 3-DIMENSIONAL VIEWS FLOOR PLAN ROOF PLAN EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-5.0 BUILDING SECTIONS S1 FOUNDATION PLAN 3 I SHEET LIST 1 OJECT NAME DERSON BEACH RE STUS CDP r /1 E c � c N O c c� m � acza m rnm d c ma �Oma 0 N U U T .- a n 3 a m o L 'n -O U U Wai° c U. o o c U:aw mCc mE n C6 m LZ F"N- x O o O -O T N td y WC U o0 U 'O z a m m m O Q c� 3 WE CD �— � �o z 00 N� Y L a'6 cNEo s0 O` N [V pU w LLI C N N V Y r N 0 U C N D� O r � M � W r r z 0 U) Q CC U W o z� a ¢ wU H M o 06 of 0 ma cr� z<a> Z N W O 0 N Z rn Q M CD WCfl FM N Q 00 z Lu 0Z Lu QLuFM m �W0� 00 W t-'�: Luz z Q PROJECT MANAGER/ARCHITECT CAITLIN SMITH DOCUMENT VALID UPON ORIGINAL SIGNATURE DATE JOB NO. 2017-76 DATE 10/18/2018 SHEET NO T-1.0 19 L N N S N N 2 c � c N O c c� m acza m rnm d c ma �Oma 0 L m g `m n 3 a m o L 'n -O N o E > a c U. o o c U:aw mCc mE n C6 m LZ F"N- x O o O -O U F a U Es O TL z a m m m O Q WE O d N U% Y L a'6 cNEo s0 O` N [V pU w LLI C N N V r N 0 U C N D� O m m= 1p 0030 LU L �_, C6 J 0°sow O Tw mO -0 _r.. dP-30x0 nx o O U N C C nK N a m 5 a J < REVISIONS DATE JOB NO. 2017-76 DATE 10/18/2018 SHEET NO T-1.0 19 & AND DR. DOOR HDR. HEADER PERIM. PERIMETER U. UNDER DEFINITIONS. (AS USED IN THESE SPECIFICATIONS) PROJECT NAME L ANGLE D.S. DOWN SPOUT HDWD. HARDWOOD PL. PLATE/PROPERTY LINE U.B.C. UNIFORM BULIDING CODE 61. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE DARIN & LORIN ANDERSON ANDERSON BEACH RETREAT @ AT D.S.P. DRY STAND PIPE HDWR. HARDWARE P.LAM. PLASTIC LAMINATE U.G. UNDERGROUND NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING. . SHALL r. CENTERLINE DWG. DRAWING H.M. HOLLOW METAL PLAS. PLASTER U.L. UNDERWRITER'S LABORATORY COOWNERCONTRACTOR HALL CONTRACTORSHALLMEAN: LICENSED GENERAL STATUS 0 DIAMETER OR ROUND HORIZ. HORIZONTAL PLUMB. PLUMBING UNF. UNFINISHED 62. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING • ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., CHRISTOPHER BRANDON PRINCIPAL CDP L PERPENDICULAR (E.) EXISTING HR. HOUR PLYWD. PLYWOOD U.N.O. UNLESS NOTED OTHERWISE STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE. • SPECIFICATIONS SHALL MEAN: WRITTEN SPECIFICATIONS IN THE PLANS OR THE "PROJECT MANUAL" (IF PROVIDED FOR THIS PROJECT) # POUND OR NUMBER EAST, ENTRY HT./HGT. HEIGHT PINT. PAINT(ED) UR. URINAL • CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME. Ill PROPERTY LINE, PLATE E.J. EACH HVAC HEATING VENTILATING/AIR COND. P.O.C. POINT OF CONNECTION 63. CONSTRUCTION PERSONNEL SHALL BE CONFINED TO THE LIMITS OF THE CONSTRUCTION AREA. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED. `D E f1 A.B. ANCHOR BOLT EL.. EXPANSION JOINT PR. PAIR V. VERTICAL CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION. to 0 " ABV. ABOVE ELEVATION I.D. INSIDE DIAMETER/INTERIOR DESIGNER PROJ. PROJECTION VENT. VENTILATING I- w A/C AIR CONDITIONING ELEC. ELEV. ELECTRIC IN. INCH INSULATION PSL. PARALLEL STRAND LAMINATE VERT. VERTICAL 64. CONTRACTOR TO REMOVE RELOCATE OR RE-ROUTE AS NECESSARY ELECTRICAL TELEPHONE WATER SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL W 1. CODES/GENERAL PROVISIONS: BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY W ITR ALL PROVISIONS OF THEAPPLICABLEANYONE T vi r A.C. ASPHALT CONCRETE EMER. ELEVATOR INSUL. PT. POINT VER. VERIFY COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES. CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABORANO/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND S v Ca) U ACOUS. ACOUSTICAL EMERGENCY INT. INTERIOR R.A. RETURN AIR V.T.R. VENT THROUGH ROOF IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUTSHALL "CODE d Lu A.D. AREA DRAIN ENCL. E.P.ELECTRIC ENCLOSURE PANEL INV. INVERT/INVERTED RAD. RADIUS 65. CONTRACTOR SHALL PROVDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE NOT BE LIMITED TO THOSE AS LISTED IN REVIEW" BOX.(T-i) ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING: w « � m a ADH. ADHESIVE EQ. EQUAL /EQUIVALENT JAN. JANITOR R.D. ROOF DRAIN W. WEST, WIDE, WIDTH CAUSED BY INSUFFICIENT PROTECTION. THE BUILDING CODES, 2016 EDITIONS, AS ADOPTED BY CALIFORNIA ALL APPLICABLE RELATED SPECIALTY CODES. � v AL. ADJUSTABLE EQPT./EQPM. EQUIPMENT JT. JOINT R.D.L. ROOF DRAIN LEADER W/• WITH THE FUNCTIONALITYSTANDARDS SET FORTH IN TITLE HECALIFORNIA CIVIL CODE "RIGHT TO REPAIR ACT'). N m AL. ALUMINUM E.W. EACH WAY JST. JOIST RECPT. RECEPTACLE WD. WOOD 66. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS. ANY WORK TIME RESTRICTIONS IMPOSED BY THE CITY OF NEWPORT BEACH. T w ALT. ALTERNATE RECT. RECTANGULAR W.H. WATER HEATER THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FORANY INCORPORATED PRODUCTS. ANDD. ANODIZED EXST. EXISTING EXHAUST KIT. KITCHEN REF. REFERENCE W.C. WATER CLOSET 67. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO 2. FEES: c v U A.P. ACCESS PANEL EXH. EXPO. EXPOSED L. LOW/LINEN REFR./ R/F. REFRIGERATOR W.I. WROUGHT IRON PROCEED, SIGNED BY THE ARCHITECT R OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR. CONTRACTOR AND HIS SUBCONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, STATE LAWS THE GENERAL BUILDING PLANCHECK AND c /M�� - APPX. APPROXIMATELY EXT. EXTERIOR L.A. LANDSCAPED AREA REG. REGISTER WP. WATERPROOF FEESCOUNTYFOR SAID CONTRACTOR TOILET REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET I..L -m ARCH. APPROVED REINF. REINFORCEMENT W.W.M. WELDED WIRE MESH 68. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRCUTION ARE REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE. ARCH. ARCHITECTURAL E.G. EXISTING GRADE LAB. LABORATORY LAMINATE RESIL. REQUIRED COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIREcm 3. SL 3 ASB. ASBESTOS LAM. LAV. LAVATORY RESIL. RESILIENT' SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR IT'S CONTRACTOR VISIT CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL N .. �i = ASSY. ASSEMBLY F. FIXED LBS. POUNDS RET. RETAIN(ING), RETURN SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY. SPECIFIC SEQUENCES OR VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLYAND IN W RITING OF DISCREPANCIES BETWEEN ACTUAL Z AUTO. AUTOMATIC F.A. FIRE ALARM LFA LOAD FROM ABOVE RM. ROOM METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED. CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS. y - B. BD. BATH BOARD FAC. F.C.O. FACTORY FLOOR CLEAN OUT FLOOR DRAIN LKR. LEFT HAND LOCKER R.O. R.R. ROUGH OPENING ROOF RAFTER 69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER' 4. COORDINATION OF CONSTRUCTION: CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND O _ = o Q v BEL. BELOW F.D. LT. LIGHT RWD. REDWOOD ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPOR THE IMPOSED LOAD. PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE z = o BET. BETWEEN FDN. FOUNDATION LUM. LUMINOUS SOUTH SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR N BITUM. BITUMINOUS F.E. FIRE EXTINGUISHER S. S.A. SUPPLY AIR 70. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED,INSTALLED,CONNECTED,ERECTED,USED, CLEANED AND CONDITIONED AS DIRECTED BY THE AGREES TO BIND EVERY SUB-CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK. , > . BLDG. BUILDING F.E.C. FIRE EXTINGUISHER CABINET MAINT. MAINTENANCE MANUFACTURERS. 5. CLEAN-LIP: E Q BLK. BLOCK F.G. F.H. FINISH GRADE FLAT HEAD MAS. MASONRY S.C. S.C.D. SOLID CORE SEAT COVER DISPENSER ALL SUB-CONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF HEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE AWFULLY REMOVED FROM HE Y BLK'G. BLOCKING MAT. MATERIAL SCHED. SCHEDULE 71. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNERIVENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES. SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR. BM. B.O. BEAM BY OWNER/BY OTHERS FIN. FIX./PIXY. FINISH FIXTURE MAX. M.B. MAXIMUM METAL BOLT S.D. SUB DRAIN/SOAP DISPENSER 72. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE 6. TESTS AND PERMITS: �y� u - co - r BOT. BOTTOM F.J. FLOOR JOIST M.C. MEDICINE CABINET SEC. SECTION MANUFACTURERS. CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME. BR. BEDROOM F.L. FLOW LINE MECH. MECHANICAL SEL. SELECTED 7. GUARANTEES: B.W. BACK OF WALK, BOT. OF WALL FLASH. FLASHING MEMB. MEMBRANE SH. SHT. SHELF SHEET 73. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL,LANDSCAPE,ARCHITECTURAL, MECHANICAL, PLUMBING CONTRACTOR SHALL GUARANTEE ALLWORK, MATERIALS AND PRODUCTS FOR ONEYEAR AFTER THE DATE OF ACCEPTANCE OF HE WORKAND CONTRACTOR SHALL REPAIROR REPLACE, ORCAUSE TO BE REPAIRED OR REPLACEDANY CAB. CABINET FLR. FLOOR MET./MTL. METAL ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORKWHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONEYEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR FLUOR. FLUORESCENT MFR./MFGR. MANUFACTURER SHT'G. SHEATHING CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND IS YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE AW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF C.B. CEM. CATCH BASIN CEMENT F.O.C. FACE OF CONCRETE/FACE OF CURB M.H. MAN HOLE SIM. SIMP. SIMILAR SIMPSON REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST. GUARANTEES ARE MORE STRICT O FOR LONGER PERIODS. GUARANTEES AMORE STRICT FOR LONE ONG IT IS UNDERSTOOD BY CONTRACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND C.G. CHAN. CORNER GUARD CHANNEL F.O.F. F.O.S. FACE OF FINISH FACE OF STUD/FACE OF STRUCTURE MIN. MIR. MINIMUM MIRROR S.J. SOFFIT JOIST 74. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED ARES CLEAN ALL FLOORING MILLWORK LIGHT FIXTURES GLASS ETC. AND UNCOVER AND VACUUM OUT WARRANTY PERIODS. CONTRACTOR SHALL BE RESPONSIBLE FORA WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY • CHG. CHANGE F.O.M. FACE OF MASONRY MISC. MISCELLANEOUS S.S. STAINLESS STEEL ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN. N. HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OFACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIRANO REPLACEMENTOF SUCH DEFECTIVE WORK AND ALL FP. FIREPLACE M.O. MASONRY OPENING S.SK. SERVICE SINK OTHER WORK DAMAGED ASA RESULT THEREBY WILL BE EXECUTED INATIMELY MANNER AT THE CONVENIENCE OF THE OW NER AND WITHOUT COST TO OWNER. C.I. CAST IRON F.S. FLOOR SINK STA. STATION C.J. JOINT CONTROL JOINT/ CONST. JOINT FT. FOOT OR FEET MOS. MOSAIC STD. STANDARD S.WAIVER OF LIENS: CLG. CEILING /CEILING FTG. FOOTING MTD. MOUNTED STOL. STEEL CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUB-CONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABORAS THEY BECOME AVAILABLE. CLKG. CAULKING PURR. FURRING MUL. MULLION STRU STORAGE 9. ROLL CONSTRUCTION: CLR. CLEAR PUT. FUTURE (N.) NEW STRUCT. STRUCTURAL ACT THE ARCHITECT WILL NOT ACT AS THE OWNERS REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS AGREEMENT WITH OWNER AND HI EARCHITECTWILLNOT CNTR. COUNTER F.V. FIELD VERIFY N. NORTH SUSP. SUSPENDED RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF HE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECTWILL NOTBE RESPONSIBLE OR HAVE CONTROL OR CONC. CONCRETE NAT. NATURAL SYM. SYMMETRICAL CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS, OR ANY OF THEIR COND. CONDITION GA. GAUGE N.I.C. NOT IN CONTRACT AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK. ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN CONST. CONSTRUCTION GALV. GALVANIZED N.G. NATURAL GRADE T. T.C. TREAD TOP OF CURB (WITH WITHIN(10)CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER. Z O CONT. CONTRACTOR/ CONTINUOUS G.B. GRAB BAR/GRADE BEAM NO. NUMBER T.CL. TIME CLOCK U) CORR. CORRIDOR. CORROSIVE G.C. GENERAL CONTRACTOR NOM. NOMINAL TEL. TELEPHONE 10. A.I.A. GENERAL CONDITIONS: Q � CTSK. COUNTERSUNK GEN. GENERAL N.T.S. NOT TO SCALE HE CURRENT GENERAL CONDITIONS OF HE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY AS THOUGH T WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN "GENERAL o W CTR. CENTER G.F.I. GROUND FAULT INTERRUPT TEMP. TEMPERED THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE NOTES" ON THIS SHEET ARE INTENDED TO O/. OVER TER. TERRAZZO SUMMARIZE AND COMPLIMENT THE A.I.A. GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN WORDING OCCUR. 01-= DBL. DOUBLE IRON O.A. OVERALL T.&G. TONGUE AND GROOVE z Z u)( 0 DECO. DECORATIVE GL. G.L.B. GALVANIZED GLU-LAM BEAM OBS. OBSCURE THK. THICK 11. EXTRAS: OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, HE CONTRACT SUM BEING ADJUSTED TO HE MUTUAL SATISFACTION OF HE OWNER, ARCHITECT AND CONTRACTOR. h Q Cn Q DEPT. DEPARTMENT GND. GROUND O.C. ON CENTER T.P. TOP OF PAVING BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL. � � � m DET. DETAIL GR GRADE O.D. OUTSIDE DIAMETER (DIMENSION) T.PL. TOP OF PLATE � O I- D.F. DRINKING FOUNTAIN/DOUGLASS FIR GYP. GYPSUM O.F.D. OFF. OVERFLOW DRAIN OFFICE T.O.S. TOP OF STRUCTURE/SLAB 2. SUBSTITUTIONS: SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF 0 -Jm� DIA. DIAMETER G.P. GRADE PLANE OPNG. OPEN ING TRANS. TRANSFORMER MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM "OR LL 06 O DIAG. DIM. DIAGONAL DIMENSION OPP. OPPOSITE T.S. T.W. TOP OF STEP TOP OF WALL SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. W HERE THE TERM EQUAL" IS USED IN DRAW INGS OR SPECS IT SHALL BE UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL - 2� Z Q D_ O DN. DOWN H. HIGH TYP. TYPICAL ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. W H.B. HOSE BIB 3. INSURANCE: zj Q C\l W co H.C. HD. HOLLOW CORE HARD CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROADFORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS Q ❑ N Z U) UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION. ABBREVIATIONS 2 GENERAL NOTES CONTINUED 14. SPECIFICATIONS: DRAWINGS AN SAND THESE DRAW INGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING THESE TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO OBJECTIONS TO HE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON HE DRAWINGS. IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICALBE TO OTHER TRADES. IN CAS OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY -STANDARD LEVEL OF QUALITY AND DETAIL, AND THE ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE ERRORS AND OMMISIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING INA TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (e.g. SCHEMATIC ELECTRICAL PLANS). co Q0 15. DIMENSIONS ON DRAWINGS: co FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION N FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS. DRAWINGS ARE NOT TO BE SCALED UNLUESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR"ca Z IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (TI-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" W ITHOUTAPPROVAL BY ARCHITECT. WALL ANGLES ARE ETHER 90" OR 45" UNLESS NOTED OTHERWISE. J ON / C1 16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS: SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IFAT ALL, ONLY PURSUANT TO THE INDUSTRY PROTOCOL SET FORTH IN AIA DOCUMENT A201-1997; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR Il -STANDARD LL LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FORAN INAPPROPRIATE SUBMITTAL. ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW / 1 7 `J HESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT ui O FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING. z M co CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA, W THE CONTRACTOR REPRESENTS THAT HEISHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED ( 1 WORK IN THE CONSTRUCTION DOCUMENTS. ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED"BY ARCHITECT, ARE FOR OF ADHERENCE THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS UJ O � IT AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAW INGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP HOP DRAWINGS DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT O REVIEW. O /� LL w SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH. ui= 17. ERRORS AND OMISSIONS: (O ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR Q BY THE SUBCONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HEW ILL BE HELD RESPONSIBLE FOR THE RESULTS OF ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOTTHE OTHER SHALL BE PROVIDED AS THOUGH FULLY SET FORTH IN BOTH. 18. BARRICADES: CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES. 19. TEMPORARY BRACING: AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING, FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS W ELLAS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COSTTO OWNER. CONTRACTOR AND HIS SUBCONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS. 20. TOXIC SUBSTANCES REMOVAL: PRIOR TO ANY WORK BEING PERFORMED, WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR PROJECT MANAGER/ARCHITECT SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION AND APPLICATION REQUIREMENTS. Designer 21, NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON. 22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES. DOCUMENT VALID UPON 23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS. 24. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS 25. MAXIMUM FLOW RATE STANDARDS SET BY THE CURRENT CALIFORNIA GREEN CODE- G.C. TO VERIFY PRIOR TO PURCHASE AND INSTAL. OF ANY FIXTURES. 26. EXTERIOR DECKS, BALCONIES, AND STAIRWAYS SEALED UNDERNEATH SHALL BE WATERPROOFED- ARCH. TO APPV. METHOD OF WATERPROOFING - G.C. TO SUBMIT SPECIFICATIONS. 27. SPECIAL INSPECTION IS REQUIRED FOR THE FOLLOWING: FOUNDATION INSPECTION BY SOILS ENGINEER PRIOR TO CONCRETE POUR AND: PER SOILS REPORT: OVER EXCAVATION, RECOMPACTION, FOOTING DEPTH, UTILITY TRENCH BACK FILL RETAINING WALL BACK FILL, PRE SATURATION OF SLAB AREAS, EXTERIOR FLAT WORK AREAS. ALL TO BE ADDRESSED IN A REPORT PRESENTED TO BUILDING DEPT. PRIOR TO FINAL ` ALL FIELD W ELDING OF STRUCTURAL STEEL INSTALLATION OF ALL HIGH STRENGTH BOLTS CERTIFICATION OF WELD, & BOLTING TO BE GIVEN TO BUILDING DEPARTMENT PRIOR TO FRAMING INSPECTION. 28. MAX. TEMP. OF 120" TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES NP. @ SHOWERS & TUBS. ORIGINAL SIGNATURE 29. MAINTENANCE INFORMATION: T THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE a m O M LABEL MAYBE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE. ui = 9 p m 30. AFTER INSTALLING WALL, CEILING, OR FLOOR INSULATION, THE INSTALLER SHALL MAKE AVAILABLE TO THE ENFORCEMENT AGENCY OR POST IN A CONSPICUOUS LOCATION IN THE BUILDING A CERTIFICATE SIGNED BYTHE INSTALLER STATING THAT THE INSTALLATION IS CONSISTENT WITH THE PLANS AND SPECIFICATIONS FOR WHICH THE BUILDING PERMIT WAS ISSUED. THE CERTIFICATE SHALL ALSO STATE THE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION, � -oac c 0 ZO , d a m O THE INSTALLED R-VALUE, AND APPLICATIONS OF LOOSE FILL INSULATION) THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT W ITH THE MANUFACTURER'S LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED R- 2 m p C, m Z (IN O mm , QI �U T d O VALUE. m a T9 t In a Y N zag,.-`°_°' 31. ON PROJECTS WITH EXCAVATIONS THAT WILL BE LOWER THAN ADJOINING PROPERTIES, 30 DAY NOTICE IS LEGALLY REQUIRED BY THE OWNERS & CONTRACTORS TO THE ADJOINING PROPERTY OWNERS OUTSIDE THE SETBACK AREA. 32. DISTANCE FROM THE FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS. J o' Q w z 0.0 - a a N O 6 O a 0.0 - N t m V O T o E Ti IIIIIIIIIIIIIII Q U'-W mCc�mE I-.- 33. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. CBC 1203.4.3.2.1, CMC T-44 /�/ cd 9 0 H N S o o y 34. SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOW ING HAZARDOUS LOCATIONS: CBC 2406.3 w :3 0 h a M h j d A. SWINGING AND SLIDING DOORS F Q d `m d o LOCAED WITHIN B. WHEN SURFAACCE.S THEOEROFUDOORS RFACE IAND p M O c o , � RC OF EI HEREVERT CAL EDGOF C. WITHIN A 24-INCH WITHIN 60-INCHES OF WALKING U Um K `m `m a c a D. WHERE GLAZING AREA IS MORE THAN 9 SQ. FT. IN AREA, WITH A BOTTOM EDGE LESS THAN 18-INCHES ABOVE THE FLOOR AND TOP EDGE MORE THAN 36-INCHES ABOVE FLOOR. p = c E. ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36-INCHES HORIZONTALLY OF WALKING SURFACE AND W ITHIN 60-INCHES ABOVE WALKING SURCFACE. Z Q y m F. ADJACENT TO STAIRWAYS WITHIN 60-INCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60-INCH ABOVE NOSE OF TREAD. c �+ O90X TO,N O NF 35. CLEARANCE FOR WATER CLOSET TO BE A MINIMUM OF 24-INCHES IN FRONT AND 15-INCHES FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. CPC 407.5 p mma.cr:: d 5 Q M p C n ~ N E - 38. THE NET AREA OF THE SHOW ER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. CPC 411.7 m = ;� E 3 = $ a a a ma v m= m p 1 N 0_ C N d 37. WALL COVERINGS OR SHOWERS OR TUBS WITH SHOWERS SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL, TO A HEIGHT OF NOT LESS THAN 70-INCHES ABOVE DRAIN INLET. PROVIDE CEMENT BOARD OR CEMENT PLASTER N JE T m o a c y BACKING FOR TILE. CBC 1210.3 LJ� = o Y m E v cc a a 38. MIN. 5/8" TYPE W MOISTURE RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS Q 'w c ' o D8 o` , ��j Y E w 5 N � m c 39. EXTERIOR LATH AND PLASTER: PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING. CBC 2510.6J - v c N .W c 40. THE WATER HEATER BURNER TO BE AT LEAST 18-INCHES ABOVE THE GARAGE FLOOR, IF LOCATED IN A GARAGE. CPC 508.14 < m x = N m o 00 E X r U N a n 5 t m 41. PROVIDE A 3-INCH DIAMETER BY 3-FOOT TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS IN GARAGE. CPC 508.14 m , m L o 42. WATER HEATERS TO BE STRAPPED AT TOP AND BOTTOM WITH 1-1/2"X 16 GAUGE STRAP WITH 3/8" DIA. X 3" LAG BOLT EACH IND. CPC 508.2 W E!ES aH= Fv = P > > N ofOt OW o.�W 43. DRYER: -o m THE CLOTHES DRYERS VENT SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH. CMC 504.3.2 DRYER VENT TERMINATION MUST BE 3 FT. CLEAR FROM OPENINGS INTO THE BUILDING( DOORS AND OPERABLE WINDOWS) . CMC 504.5 PROVIDE A MIN. 100 SQ. IN. OPENING IN THE DRYER DOOR. CMC. 504.3.2 ui ` ^ .". y .a u = m a= o T c ' pU H v U d v owz_ H- ta. < 44. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R314.3): A. IN EACH SLEEPING ROOM. REVISIONS B. OUTSIDE EACH SEPERATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS C. ON EVERY LEVEL OF DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS. NO. REVISION DATE SMOKE ALARMS SHALL BE HARDWIRED W ITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5 45. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R315.3): A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S) B. ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS. CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5 46. ALL RECEPTACLE OUTLETS IN BATHROOMS, ABOVE KITCHEN COUNTERTOP, CRAWL SPACES, GARAGE, ROOFTOPS, OUTDOOR OUTLETS, WITHIN 6-FEET OF WET BAR SINK/LAUNDRY SINK TO BE PROTECTED BY GROUND FAULT CIRCUIT INTERRUPTER (GFCI) DEC 210.8 47, ALL 120V SINGLE PHASE, 15 AND 20 AMP OUTLETS (RECEPTACLES, LIGHTING, SMOKE DETECTORS, ETC.) TO BE PROTECTED BY COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER (AFCI) CEC 210.12 48. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50%. NBMC 12.32.015 49. INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE PRIOR TO CONCRETE PLACEMENT. 50. UTILITY COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. 51. FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING 52. FIREPLACE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEY SYSTEMS AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS R1005ANG. CMC (802.5.2.4) PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX INA SOLD FUEL BURNING FIREPLACE. SOLID FUEL BRUNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES." GAS APPLIANCE FIREPLACE MUST COMPLY WITH THE CALGREEN CODE REQUIRMENTS' 53. ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM ORAN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. CBC 3109.4.4.2 54. GENERAL CONTRACTOR, CONTRACTORS, SUBCONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHT TO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES WITH LEGIBLE HAND WRITTEN NOTES AND/OR WRITING (FAX, EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS, PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTING CONDITIONS AND SUGGEST PROPOSAL(S) FOR SOLUTION (SKETCH, DRAWING, AND/OR JOB NO, WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS. 2017-76 55. ISSUANCE OF A BUILDING PERMIT 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. DATE 56. LAND. WALLS LOCATED IN FRONT AND BACK OF PROPERTY SHALL NOT EXCEED 42" HT. REFER. LAND. DWGS FOR LOUT. 10/18/2018 57. LAND. WALLS LOCATED BTW. NEIGHBORS SHALL BE SHARED ON PROP. LINE. REFER. LAND. DWGS AND SEE ATTACHED DOCUMENT FOR "AGRREMENT TO BUILD A FENCE OR WALL CENTERED OVER THE PROPERTY WALL." SHEET NO. 58. ALL INTERIOR AND EXTERIOR JOINTS BETWEEN DIFFERENT MATERIALS OR FINISHES SHALL RECEIVE A BEAD OF CAULKING OR SEALANT TO FORM A REVEAL TO MATCH COLOR OF ADJACENT SURFACE. COORDINATE COLORS WITH ARCHITECT. 59. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS. BID SHALL BE BASED ON THE MOST STRINGENT REQUIREMENT. 60. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS, ERRORS, OMISSIONS, OR DISCREPANCIES IN THE DRAWINGS, PROJECT MANUAL, OR CONTRACT DOCUMENTS PRIOR TII,,,,,,,I 1 TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS. ■ GENERAL NOTES I - 'o CITY OF NEWPORT BEACH a` c fL COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915 www.newportbeachca.Qov 1(949)644-3200 CALGREEN - RESIDENTIAL MINIMUM REQUIREMENTS Scope 1. 2016 California Green Building Standards Code (CG) is applicable to all new residential buildings, including but not limited to, dwellings, apartment houses, condominiums, hotels, and other types of dwellings containing sleeping accommodations with or without common toilets or cooking facilities regulated by the Department of Housing and Community Development (HCO-1). (NBMC 15.11.010, CG Section 101.3.1). 2. 2016 California Green Building Standards Code (CG) is applicable to additions or alterations of existing residential buildings where the addition or alteration increases the building's conditioned area, volume, or size. The requirements shall apply only to and/or within the specific area of the addition or alteration. (301.1.1) Energy Efficiency 3. New one and two family dwellings and townhouses with attached private garages shall install a listed nominal 1 inch inside diameter raceway to accommodate a dedicated 208/240 volt branch circuit. (4.106.4.1) a. The raceway shall originate at the main service or subpanel and terminate into a listed cabinet, box, or enclosure in close proximity to the proposed location of an EV charger. b. The service panel or subpanel shall provide capacity to install a minimum 40 ampere dedicated branch circuit and space reserved for installation of a branch circuit overcurrent protective device. c. The service panel or subpanel circuit directory shall identify the overcurrent protective devices space reserved for future EV charging as TV CAPABLE:' d. The raceway termination location shall be permanently and visibly marked as "EV CAPABLE." Co,rLIsnRE51DENTIALCALGreenmandaloryWaWres 06119QO17 1 CAL GREEN - RESIDENTIAL MANDATORY MEASURES RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS Applicable Standards: 2016 California Residential Code (CRC); 2016 California Building Code CBC • 2016 California Plumbing Code (CPC); 2016 California Electrical Code (CEC); 2016 California Mechanical Code (CMC); 2016 Building Energy Efficiency Standards (BEES); 2016 California Green Building Standards Code (Cal Green); & Chapter 15 of the Newport Beach Municipal Code (NBMC) GENERAL: 1. Residential buildingundergoing permitted alterations additions or improvements shall 9 9 P P replace non-compliant plumbing fixtures with water -conserving plumbing fixtures meeting the requirements of 2016 California Green Building Standards Code, Section 4.303. Plumbing fixture replacement is required prior to issuance of a certificate of occupancy or final inspection by the Chief Building Official. (Civil Code, Section 110 1. 1 et seq., NBMC 15.11.010) 2. 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 an construction authorized b this permit. P Y Y 3. Prior to performing any work in the city right-of-way an encroachment permit must be obtained from the Public Works Department. 4. A site survey by a licensed surveyor shall be required prior to foundation concrete pour. 5. Garage ceiling height. The minimum unobstructed vertical clearance for parking spaces shall be seven feet, except that the front four feet may have a minimum vertical clearance of four feet. (NBMC 20.40.090 A 4) 6. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (Cal Green 4.408.1, 4.408.3) 7. Stairways shall not be less than 36 inches clear width. (CRC 311.7. 1) The minimum head clearance shall be 6"-8" measured vertically from the sloped line adjoining tread nosing. (CRC 311.7.2) 8. Advisory Note: Homeowners Association (HOA) approval may be required for this improvement. 9. Additional permits are required for detached structures including but not limited to: a. Accessory structures, detached patio covers, and trellises, b. Masonry or concrete fences over 3.5 ft. high, C. Retaining walls over 4 ft. high from the bottom of the foundation to the top of the wall. 2016 ConLill\RESIDENTIALConslruclionMinimumReq 05/19/2017 1 10. Pedestrian protection adjacent to public way to be as follows: P 1 P Y CBC TABLE 3306.1 PROTECTION OF PEDESTRIANS MAXIMUM FLOW RATE CITY OF NEWPORT BEACH DISTANCE FROM CONSTRUCTION TO LOT LINE TYPE OF PROTECTION REQUIRED r 9. _ U n COMMUNITY MM DEVELOPMENT DEPARTMENT CO U kS= 5 feet or are BUILDING DIVISION c •r .5 2'1Np"� 100 Civic Center Drive P.O. Box 1768 Newport Beach CA 92658-8915 I I P Bander and covered walkway www.newportbeachca.Qov 1 (949) 644-3200 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS Applicable Standards: 2016 California Residential Code (CRC); 2016 California Building Code CBC • 2016 California Plumbing Code (CPC); 2016 California Electrical Code (CEC); 2016 California Mechanical Code (CMC); 2016 Building Energy Efficiency Standards (BEES); 2016 California Green Building Standards Code (Cal Green); & Chapter 15 of the Newport Beach Municipal Code (NBMC) GENERAL: 1. Residential buildingundergoing permitted alterations additions or improvements shall 9 9 P P replace non-compliant plumbing fixtures with water -conserving plumbing fixtures meeting the requirements of 2016 California Green Building Standards Code, Section 4.303. Plumbing fixture replacement is required prior to issuance of a certificate of occupancy or final inspection by the Chief Building Official. (Civil Code, Section 110 1. 1 et seq., NBMC 15.11.010) 2. 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 an construction authorized b this permit. P Y Y 3. Prior to performing any work in the city right-of-way an encroachment permit must be obtained from the Public Works Department. 4. A site survey by a licensed surveyor shall be required prior to foundation concrete pour. 5. Garage ceiling height. The minimum unobstructed vertical clearance for parking spaces shall be seven feet, except that the front four feet may have a minimum vertical clearance of four feet. (NBMC 20.40.090 A 4) 6. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (Cal Green 4.408.1, 4.408.3) 7. Stairways shall not be less than 36 inches clear width. (CRC 311.7. 1) The minimum head clearance shall be 6"-8" measured vertically from the sloped line adjoining tread nosing. (CRC 311.7.2) 8. Advisory Note: Homeowners Association (HOA) approval may be required for this improvement. 9. Additional permits are required for detached structures including but not limited to: a. Accessory structures, detached patio covers, and trellises, b. Masonry or concrete fences over 3.5 ft. high, C. Retaining walls over 4 ft. high from the bottom of the foundation to the top of the wall. 2016 ConLill\RESIDENTIALConslruclionMinimumReq 05/19/2017 1 10. Pedestrian protection adjacent to public way to be as follows: P 1 P Y 11. All exterior lath and plaster shall have two layers of Grade D paper over wood base sheathing. (CRC R703.7.3, CBC 2510.6) 12. Wall coveringof showers or tubs with showers shall be of cement laster, the or roved P PP equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall be 9 9 9 cement board or cement plaster. (CRC R307.2, CBC 1210.2.3) 13. Safetyglazing shall be provided at the following hazardous locations: CRC R308.4 CBC 9 9 P 9 ( , 2406.4) a. Swinging, bi-fold, and sliding doors. b. When located within 60 inches above the floor of wet surfaces such as tubs, showers, saunas, steam rooms, or outdoor swimming pool. C. Glazing adjacent to doors: i. Within a 24 inch arc of either vertical edge of doors and within 60 inches of walking surface. ii. Where the glazing is on a wall perpendicular to the plane of the door in a closed position and within 24 inches of the hinge side of an in -swinging door. d. Where glazing area is more than 9 sq. ft. in area, with the bottom edge less than 18 inches above the floor, top edge more than 36 inches above floor, and within 36 inches of a walking surface, measured horizontally. e. Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the adjacent walking surface of stairways, landings between flights of stairs and ramps. I. Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above the landing and within 60 inches horizontally of the bottom tread. g. Glazing in guards and railings. 14. All doors from the house into the pool area shall be equipped with an approved alarm or an approved alternate drowning prevention safety feature. (CBC 3109.4.4.2) 15. Smoke alarms shall be installed in the following locations (CRC R314.3, CBC 907.2.11.2, 907.2.11.3 & 907.2.11.4): a. In each sleeping room. b. Outside each separate sleeping area in the immediate vicinity of the bedrooms. C. On each additional story, including basements and habitable attics. 2016CorrtistkRE51DEMIALConstructionminimumReq 05/19/2017 2 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS Material Conservation and Resources Efficiency 4. Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or other similar method. (4.406.1) 5. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (4.408.1, 4.408.3) Water Efficiency and Conservation 6. New residential developments with an aggregate landscape area equal to or greater than 500 square feet shall comply with City's water efficient landscape ordinance. (4.304.1, NBMC 14.17) 7. Plumbing fixtures and fittings shall comply with the following (4.303.1): FIXTURE TYPE CBC TABLE 3306.1 PROTECTION OF PEDESTRIANS MAXIMUM FLOW RATE HEIGHT OF CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE TYPE OF PROTECTION REQUIRED Multiple Showerheads Less than 5 feet Construction railings B feet or less 5 feet or are None 0.5 gipm Less than 5 feet Bander and covered walkway 1.8 gipm 5 feet or more. but not more than one-faurth the height of Construction Barrier and covered walkwa More than a feet 5 feet or more, but between one-fourth and one -halt the height of construction Barrier 1.28 5 feet or more but exceeding one-half the height of construction None 11. All exterior lath and plaster shall have two layers of Grade D paper over wood base sheathing. (CRC R703.7.3, CBC 2510.6) 12. Wall coveringof showers or tubs with showers shall be of cement laster, the or roved P PP equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall be 9 9 9 cement board or cement plaster. (CRC R307.2, CBC 1210.2.3) 13. Safetyglazing shall be provided at the following hazardous locations: CRC R308.4 CBC 9 9 P 9 ( , 2406.4) a. Swinging, bi-fold, and sliding doors. b. When located within 60 inches above the floor of wet surfaces such as tubs, showers, saunas, steam rooms, or outdoor swimming pool. C. Glazing adjacent to doors: i. Within a 24 inch arc of either vertical edge of doors and within 60 inches of walking surface. ii. Where the glazing is on a wall perpendicular to the plane of the door in a closed position and within 24 inches of the hinge side of an in -swinging door. d. Where glazing area is more than 9 sq. ft. in area, with the bottom edge less than 18 inches above the floor, top edge more than 36 inches above floor, and within 36 inches of a walking surface, measured horizontally. e. Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the adjacent walking surface of stairways, landings between flights of stairs and ramps. I. Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above the landing and within 60 inches horizontally of the bottom tread. g. Glazing in guards and railings. 14. All doors from the house into the pool area shall be equipped with an approved alarm or an approved alternate drowning prevention safety feature. (CBC 3109.4.4.2) 15. Smoke alarms shall be installed in the following locations (CRC R314.3, CBC 907.2.11.2, 907.2.11.3 & 907.2.11.4): a. In each sleeping room. b. Outside each separate sleeping area in the immediate vicinity of the bedrooms. C. On each additional story, including basements and habitable attics. 2016CorrtistkRE51DEMIALConstructionminimumReq 05/19/2017 2 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS Material Conservation and Resources Efficiency 4. Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or other similar method. (4.406.1) 5. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (4.408.1, 4.408.3) Water Efficiency and Conservation 6. New residential developments with an aggregate landscape area equal to or greater than 500 square feet shall comply with City's water efficient landscape ordinance. (4.304.1, NBMC 14.17) 7. Plumbing fixtures and fittings shall comply with the following (4.303.1): FIXTURE TYPE Required MAXIMUM FLOW RATE Single Showerheads 2.0 gipm @ 80 psi Multiple Showerheads Combine flow rate of 2.0 gpm 80 psi Residential Lavatory Faucets 1.2 gipm @ 60 pSi2 Common and Public use Lavatory Faucets 0.5 gipm 60 psi Kitchen Faucets 1.8 gipm @ 60 psi Metering Faucets 0.25 gallons per cycle maximum Water Closets 1.28 allons/flush' Wall Mounted Urinal 0.125 allons/flush All Other Types of Urinal 0.5 allons/flush 1. Includes single and dual flush water closets with an effective flush rate of 1.28 gallons or leas when tested per ASME A122.19.233.2 for single flush and ASME At 12.19.14 for dual flush toilets. 2. Lavatory faucets shall not have a flow rate less than 0.8 gpm at 20 psi. Environmental Quality 8. Moisture content of building materials used in wall and floor framing is checked before enclosure according to one of the following (4.505.3): a. Moisture content shall be determined with either a probe -type or contact -type moisture meter. Equivalent moisture verification methods may be approved by the enforcing agency and shall satisfy requirements found in Section 101.8 of this code. b. Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) from the grade stamped end of each piece to be verified. c. At least three random moisture readings shall be performed on wall and floor framing with documentation acceptable to the enforcing agency provided at the time of approval to enclose the wall and floor framing. 9. Aerosol paints and coatings shall meet the Product -weighted MIR Limits for ROC in Section 94522(a)(2) and other toxic requirements in Sections 94522(e)(1) and (f)(1) of the California Code of Regulations, Title 17, commencing with Section 94520. (4.504.2.3) 10. Carpet and carpet systems shall be compliant with of the following (4.504.3): a. Carpet and Rug Institute's Green Label Plus Program. b. California Department of Public Health Specification 01350. c. NSF/ANSI 140 at the Gold level. d. Scientific Certifications Systems Indoor Advantage TM Gold 11. Minimum 80% of floor area receiving resilient flooring shall comply with one of the following (4.504.4): a. VOC emission limits defined in the Collaborative for High Performance Schools (CHPS) High Performance Product Database. b. Products certified under UL GREENGUARD Gold. c. Certified under the Resilient Floor Covering Institute (RFCI) FloorScore program. d. California Department of Public Health Specification 01350. CorrListWESIDENTIP CALGraenMandawo Measums 051196017 2 d. Not less than 3 feet horizontally from the door or opening of a bathroom that contains a bathtub or shower. e. A minimum of 20 feet horizontally from any permanently installed cooking appliance. f. Smoke alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R314.4 & R314.5 or CBC 907.2.11.5 & 907.2.11.6. 16. Carbon monoxide alarms shall be installed in the following locations (CRC R315.3): a. Outside of each sleeping area in the immediate vicinity of the bedroom(s). b. On ever level of the dwelling unit including basements. Y 9 9 C. Where a fuel -burning appliance is located within a bedroom or its attached bathroom a carbon monoxide alarm shall be installed within the bedroom. Carbon monoxide alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R315. 17. All fenestrations on windows and doors shall have U -factors (0.32 max) and Solar Heat Gain Coefficient (SHGC=0.25 max) values in accordance with T-24 energy calculations. All fenestrations must have temporary and permanent labels. TEMPORARY GENERATOR: 18. Hand operated construction tools powered by electricity must use power provided by Southern California Edison through a temporary pole or available outlet. In the rare case where electricity is not readily available and a portable temporary generator is necessary, then the following restrictions must be adhered to: a. Must be portable and may be easily relocated. b. Temporary generators are to be located a minimum distance from any property line accordingto the following table: 9 C. If the minimum distance cannot be achieved, then the generator shall be located the most extreme distance practical to inhibit noise. Other methods to inhibit noise may be utilized when practical. d. May be operational for a maximum of five consecutive calendar days. After five consecutive calendar days of use, power shall be provided through the use of a temporary power pole. e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM Monday through Friday. No use on the weekends or federal holidays. 2016 CorrUst\RESIDEMIALConstmctionMinimumReq 05/19/2017 3 12. Adhesives, sealants and caulks shall be compliant with volatile organic compound (VOC) limits set forth in Table 4.504.1 or Table 4.504.2. (4.504.2.1) ADHESIVE VOC LIMIT 1,2 Less Water and Less Exempt Compounds in Grams per Liter Required Required Setback Time in Use Setback from from Adjacent Hours Proner-tv Line Structures 0 - 1 day 10 feet 5 feet > 1 day 20 feet I feet C. If the minimum distance cannot be achieved, then the generator shall be located the most extreme distance practical to inhibit noise. Other methods to inhibit noise may be utilized when practical. d. May be operational for a maximum of five consecutive calendar days. After five consecutive calendar days of use, power shall be provided through the use of a temporary power pole. e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM Monday through Friday. No use on the weekends or federal holidays. 2016 CorrUst\RESIDEMIALConstmctionMinimumReq 05/19/2017 3 12. Adhesives, sealants and caulks shall be compliant with volatile organic compound (VOC) limits set forth in Table 4.504.1 or Table 4.504.2. (4.504.2.1) ADHESIVE VOC LIMIT 1,2 Less Water and Less Exempt Compounds in Grams per Liter FORMALDEHYDE LIMITS' Maximum formaldehyde Emissions in Parts per Million ARCHITECTURAL APPLICATIONS VOC LIMIT Indoor carpet adhesives 50 Carpet pad adhesives 50 Outdoor carpet adhesives 150 Wood flooring adhesive 100 Rubber floor adhesives 60 Subfloor adhesives 50 Ceramic file adhesives 65 VCT and asphalt tile adhesives 50 Drywall and panel adhesives 50 Cove base adhesives 50 Multipurpose construction adhesives 70 Structural glazing adhesives 100 Single -ply roof membrane adhesives 250 Other adhesives not specifically listed 50 SPECIALTY APPLICATIONS 350 PVC welding 510 CPVC welding 490 ABS welding 325 Plastic cement welding 250 Adhesive primer for plastic 550 Contact adhesive 80 Special purpose contact adhesive 250 Structural wood member adhesive 140 Top and trim adhesive 250 SUBSTRATE SPECIFIC APPLICATIONS 250 Metal to metal 30 Plastic foams 50 Porous material (except wood 50 Wood 30 Fiberglass 80 1. If an adhesive is used to bond dissimilar substrates together, the adhesive with the highest VOC content shall be allowed. 2. For additional information regarding methods to measure VOC content specified in table, see South Coast Air Quality Management District Rule 1168, SEALANT VOC LIMIT Less Water and Less Exempt Compounds in Grams per Liter Comist\RE610ENTWL CALGreenMandaloryMeasurea FORMALDEHYDE LIMITS' Maximum formaldehyde Emissions in Parts per Million SEALANTS VOC LIMIT Architectural 250 Marine deck 760 Nonmembrane roof 300 Roadway 250 Single -ply roof membrane 450 Other 420 SEALANT PRIMERS 50 Architectural Nonporous Porous 250 775 Modified bituminous 500 Marine deck 760 Other 750 FIREPLACE: 19. All fireplaces: a. Factory -built fireplaces, Y components chimneys and all of their shall be listed and Y P installed in accordance with their listing and manufacturer's installation instructions. CRC R1004.1 b. Factor built wood burning fireplaces shall be qualified at the U.S. EPA's Voluntary Y 9 P q Y Fireplace Program Phase 2 emissions level and be in accordance with the P 9 California Green BuildingStandards Code Chapter 4 and Division 4.5. P , C. Decorative shrouds shall not be installed at the termination of factory -built except chimneys t where such shrouds are listed and labeled for use with the P specific factory -built chimney system and are installed in accordance with manufacturer's installation instructions. CRC R1005.2 & CMC 802.5.2.4 20. Solid fuel burning fireplaces: a. Provide a permanently anchored gaseous fuel burning pan to the firebox of a solid fuel burning fireplace. lace. b. Solid fuel burningfireplace must comply with the California Ener Standards P PY 9Y mandatory measures. C. Chimneyshall extend at least 2 ft. higher than an portion of the building within 10 9 YP 9 ft., but shall not be less than 3 ft. above the highest point where the chimney 9 P Y passes through the roof. (CRC R1003.9) J. Liquid fueled fireplaces are not allowed for interior use. 21. Direct vent gas appliance fireplace: a. Direct vent sealed -combustion gas appliance fireplace must comply with the Cal Green code requirements and must comply with ANSI Z21.50. (Cal Green 4.503.1) MECHANICAL: 22. Rooms containing bathtubs, showers, spas and similar fixtures shall be provided with an exhaust fan with humidity control sensor having a minimum capacity of 50 CFM ducted to terminate outside the building. (CRC R303.3, Cal Green 4.506.1, CBC 1203.5.2.1, CMC 402.5) 23. Where water closet compartment is independent of the bathroom or shower area, a fan will be required in each area. Bathrooms shall have an exhaust fan with humidity control sensor, min. 50 CFM capacity. (CRC R303.3.) 24. Where whole house fans are used in bathroom areas, the fan must run continuously and shall not be tied to a humidity control sensor. (Cal Green 4.506.1) 25. The clothes dryer vent shall not exceed 14 ft. in overall length with maximum two 90 degree elbows. (CMC 504.4.2.1) 26. Environmental air ducts shall terminate min. 3 feet from property line or openings into building, and 10 feet from a forced air inlet. (CMC 502.2.1) 27. Mechanical equipment shall be installed per the manufacture's installation instructions. (CMC 303.1) 28. Domestic range vents to be smooth metallic interior surface. (CMC 504.3) 29. Supply and return air ducts to be insulated at a minimum of R-6. (Cal Energy Code Table 150.1-A.) 2016 CorrUst\RESIDENTIALConstmctionminimumReq 05/19/2017 4 0(196017 3 13. Paints, stains, and other coatings shall be compliant with VOC and other toxic compound limits set forth in Table 4.504.3. (4.504.2.2) VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS 2,3 (Grams of VOC per Liter of Coating, Less Water and Less Exempt Compounds) FORMALDEHYDE LIMITS' Maximum formaldehyde Emissions in Parts per Million COATING CATEGORY 1 VOC LIMIT Flat coatings 1 50 Nonflat coatings 1 100 Nonflat-hi h gloss coatings 1 150 Specialty Coatings 0.05 Aluminum roof coatings 400 Basementspecialty coatings 400 Bituminous roof coatings 50 Bituminous roof primers 350 Bond breakers 350 Concrete curing compounds 350 Concretelmasonry sealers 100 Driveway sealers 50 Dry fog coatings 150 Faux finishing coatings 350 Fire resistive coatings 350 Floor coatings 100 Form -release compounds 250 Graphic arts coatings (signpaints) 500 High temperature coatings 420 Industrial maintenance coatings 250 Low solids coatings' 120 Magnesite cement coatings 450 Mastic texture coatings 100 Metallic pigmented coatings 500 Multicolor coatings 250 Pretreatment wash primers 420 Primers, sealers, and undercoaters 100 Reactive penetratin sealers 350 Recycled coatings 250 Roof coatings 50 Rust preventative coatings 250 Shellacs Clear Opaque 730 550 Specialty rimers, sealers and undercoaters 100 Stains 250 Stone consolidants 450 Swimming pool coatings 340 Traffic marking coatings 100 Tub and tile refinish coatings 420 Waterproofing membranes 250 Wood coatings 275 Wood preservatives 350 Zinc -rich primers 340 1. Grams of VOC per liter of coating, including water and including exempt compounds. 2. The specified limits remain in effect unless revised limits are listed in subsequent columns in the table. 3. Values in this table are derived from those specified by the California Air Resources Board, Architectural Coatings Suggested Control Measure. February 1, 2008. More information is available from the Air Resources Board. CoffUstWESIDENTIALCALGteenMaMawa Measures 9(196017 4 PLUMBING: 30. Plumbing Fixtures: a. New Construction & Addition/Alterations that increases condition space area volume or size Cal Green 4.303.1 : i. Comply with CAL Green Mandatory Requirements b. Addition & Alteration: Existing fixtures shall be replaced to meet the following requirements: i. Shower Heads: 2.0 gpm @ 80 psi ii. LavatoryFaucets: 1.2 m 60 psi 9P @ iii. Kitchen Faucets: 1.8m psi 9P @ 60 iv. Water Closet: 1.28 allons per flush 9 31. Clearance for water closet to be a minimum of 24 inches in front and 15 inches from its center to any side wall or obstruction. (CPC 402.5) 32. The water heater burner to be at least 18 inches above the garage floor, if located in a ora 507.13 garage. CPC 9 ( ) 33. Install a 3 inch diameter by 3 ft. tall steel pipe embedded in concrete slab for protection of water heaters located inCPC aro e. 507.13.1 9 9 ( ) 34. Water heaters to be strapped at top and bottom with 1 %,' x 16 gauge strap with 3/8" diameter. X 3" lag bolt each end. (CPC 507.2) 35. ABS and PVC drain waste and vent piping material is limited to 2 stories maximum. (CPC 701.2(2) (a). and 903.1.1) 36. ABS and PVC roof and deck drain material is limited to 2 stories maximum. (CPC 1101.4) 37. Roof and deck drain systems inside the building are required to be installed with directional DWV drainage fittings. (CPC 1101.4 and & 706.0) 38. Cleanouts are required within 2 feet of the connection between the interior roof and deck drain piping system, and the exterior onsite storm drain system. (CPC 1101.13) 39. All hose bibbs are to have vacuum breakers. (CPC 603.5.7) 40. The maximum amount of water closets on a 3 inch horizontal drainage system line is 3. (CPC Table 703.2) 41. The maximum amount of water closets on a 3 inch vertical drainage system line is 4. (CPC Table 703.2) 42. Provide gas line with a min capacity of 200,000 btu for water heater. (Cal Energy Code 150.0(n)) 43. Provide a condensate drain no more than 2 inches above the base of the water heater space. (Cal Energy Code 150.0 (n)) 44. Provide a straight vent pipe from the water heater space to the outside termination from the water heater space. (Cal Energy Code 150.0 (n)) 45. Insulate all hot water pipes. (Cal Energy Code 150.0 0) (2), and CPC 609.11). 46. Isolation valves are required for landless water heaters on the hot and cold supply lines with hose bibbs on each valve, to flush the heat exchanger. (Cal Energy Code 110.3 (7)) 2016 CanList\RESIDEMIALConslrvctionMinimumReq 05/19/2017 5 ELECTRICAL: 47. Electrical service to be underground for new construction replacement building, or 9 P 9, addition to an existingbuilding exceeds fifty 50 percent of the gross floor area of the 9 Y( )P existing building. (NBMC 15.32.015) 48. Edison Company approval is required for meter location prior to installation. 49. Field inspectors to review and approve underground service requirement prior to concrete placement. 50. Service equipment and subpanels to have a min 30" wide by 36" deep clear work s ace. CEC 110.26 P ( ) 51. All lighting is required to be high efficacy. (California energy code section 150. (k) and Table 150.0-A. 52. Provide a listed 1 inch raceway to accommodate a dedicated 208/240 -volt circuit for future electrical vehicle (EV) charger. (Cal Green 4.106.4) 53. All receptacle outlets are required to be listed tamper resistant CEC 406.12 and 250.52 P 9 P ( ) 54. Combination type AFCI circuit breakers are required for all 120 volt single phase 15/20 YP q 9 am branch circuits. Except for bathrooms garages, and outdoors. CEC 210.12 P P .9 9 ( ) 55. At a minimum one dedicated 20 am circuit is required for a bathroom. CEC P q 210.11(C)(3)) 56. GFCI protection is required for all receptacle outlets located outdoors, garages, accessory buildings, bathrooms, crawl spaces, kitchens, laundry areas, kitchen dishwasher branch circuit, garbage disposal, all areas within 6 feet of a sink, and all receptacles within 6 feet of a bathtub or shower stall. (CEC 210.8) 57. Receptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9 (C)) 58. Subpanels are not allowed to be located in bathrooms or clothes closets. (CEC 240.24 (D) and (E). 59. Circuits sharing a grounded conductor (neutral) with two ungrounded (hot) conductors must use a two pole circuit breaker or an identified handle tie. (CEC 210.4(B)) Group non - cable circuits in panel (CEC 210.4(D)) 60. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area, and pantry, must have a min of 2 dedicated 20 amp circuits. (CEC 210.52 (8)(1) 61. Kitchen counter tops 12 inches or wider must have a receptacle outlet. (CEC 210.52(C)) 62. Kitchen counter tops must have receptacle outlets so no point along the counter walls is more than 24 inches from a receptacle. (CEC 210.52 (C)) 63. Island and peninsular counter tops must have at least one receptacle. (CEC 210.52(C)( 1),(2),and (3)) 64. The spacing for general receptacle outlets must be located so that no point on any wall, fixed glass, or cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A)) 65. Hallways 10 feet or more must have at least one receptacle outlet. (CEC 210.52(H)) 66. Garages shall have at least one receptacle for each car space on the interior. The branch circuit supplying the receptacles shall not serve outlets outside of the garage. (CEC 210.52 (G)(1). 2016 CorrUst\RESIDENTIALConstructionMinimumReq 05/19/2017 6 14. Particleboard, medium density fiberboard (MDF) and hardwood plywood used in interior or exterior of the building shall comply with low formaldehyde emission standards as set forth in Table 4.504.5 below (4.504.5): 1. Values in this table are derived from those specified by the California Air Resources Board, All Toxics Control Measure for Composite Wood as tested in accordance with ASTM E 1333.96(2002). For additional information, see California Code of Regulalrons. Title 17, Sections 93120 through 93120.12 2. Thin medium density fiberboard has a maximum thickness of 5/18 inch (8 mark 15. All duct and other related air distribution component openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the building inspector to reduce the amount of water, dust and debris, which may enter the system until final startup of the HVAC equipment. (4.504.1) 16. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside the building. Unless functioning as a component of whole house ventilation system, fans must be controlled by a humidity control capable of adjustment between a relative humidity rage of less than or equal to 50% to maximum 80%. (4.506.1) 17. Duct systems are sized, designed and equipment is selected using the following methods (4.507.2): a. Establish heat loss and heat gain values according to ANSI/ACCA 2 Manual J-2011 (Residential Load Calculation), ASHRAE handbooks or equivalent design methods. b. Size duct systems according to ANSI/ACCA 1 Manual D-2014 (Residential Duct Systems), ASHRAE handbooks or other equivalent design software or methods. c. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 (Residential Equipment Selection) or other equivalent design software or methods Installer and Special Inspector Qualifications 18. HVAC system installers shall be trained and certified or work under direct supervision of trained and certified installers in the proper installation of HVAC systems. (702.1) 19. HVAC special inspectors must be qualified and able to demonstrate competence in the discipline they are inspecting. (702.2) Documentations 20. An operation and maintenance manual, CD, web -based reference or other approved media shall be provided by the builder to the building occupant or owner at the final inspection. It shall include operation and maintenance instruction of the equipment and appliances. (4.410.1) 21. Documentation shall be provided to verify that finish materials used comply with VOC limits as set forth in Tables 4.504.1, 4.504.2, & 4.504.3. (4.504.2.4) 22. Documentation shall be provided to verify that composite wood products used comply with formaldehyde limits as set forth in Tables 4.504.5. (4.504.5.1) 23. Documentation which shows compliance with CAL Green code including construction documents, plans, specifications, builder or installer certification, and inspection reports and verification shall be available at the final inspection. (703.1) 24. CAL Green Documentation Compliance Certification form (City form) is required to be submitted to the Building Inspector prior to final building inspection. (Section 703.1) CorrUstIRESIDENTIALCALGmenMandawo Measums 051196017 5 67. Laundry rooms must have at least one dedicated 20 amp receptacle circuit. (CEC 210.11 C (2)). 68. Provide 120V receptacle within 3 feet of water heater. Cal Ener Code 150.0 n 1 A. P ( 9Y () ) FOUNDATION: 69. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches above the earth or 2 inches above paved areas. CRC R703.7.2.1 CBC 2512.1.2 70. Fasteners and connectors (nails, anchor bolts, etc.) in contact with preservative -treated wood shall be of hot -dipped zinc -coated galvanized steel, stainless steel, silicon bronze or copper. CRC R317.3 CBC 2304.10.5.1 PP ( ) 71. Anchor bolts shall include steelP late washers a minimum of 0.229" x 3" x 3" in size between sill late and nut. CRC R602.11.1 CBC 2308.3.2 Acceptable alternate SCOWS P ( P 4.3.6.4.3) 2016 CouList\RESIDENTIALConslructionminimumReq 05/19/2017 7 1 2 3 OJECT NAME DERSON BEACH 4TUS CDP r /1 FORMALDEHYDE LIMITS' Maximum formaldehyde Emissions in Parts per Million V J PRODUCT U) LIMIT Hardwood plywood veneer core 0.05 Hardwood plywood composite core 0.05 Particleboard %rC,OQZ 0.09 Medium density fiberboard 0.11 Thin medium density fberboard2 0.13 1. Values in this table are derived from those specified by the California Air Resources Board, All Toxics Control Measure for Composite Wood as tested in accordance with ASTM E 1333.96(2002). For additional information, see California Code of Regulalrons. Title 17, Sections 93120 through 93120.12 2. Thin medium density fiberboard has a maximum thickness of 5/18 inch (8 mark 15. All duct and other related air distribution component openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the building inspector to reduce the amount of water, dust and debris, which may enter the system until final startup of the HVAC equipment. (4.504.1) 16. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside the building. Unless functioning as a component of whole house ventilation system, fans must be controlled by a humidity control capable of adjustment between a relative humidity rage of less than or equal to 50% to maximum 80%. (4.506.1) 17. Duct systems are sized, designed and equipment is selected using the following methods (4.507.2): a. Establish heat loss and heat gain values according to ANSI/ACCA 2 Manual J-2011 (Residential Load Calculation), ASHRAE handbooks or equivalent design methods. b. Size duct systems according to ANSI/ACCA 1 Manual D-2014 (Residential Duct Systems), ASHRAE handbooks or other equivalent design software or methods. c. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 (Residential Equipment Selection) or other equivalent design software or methods Installer and Special Inspector Qualifications 18. HVAC system installers shall be trained and certified or work under direct supervision of trained and certified installers in the proper installation of HVAC systems. (702.1) 19. HVAC special inspectors must be qualified and able to demonstrate competence in the discipline they are inspecting. (702.2) Documentations 20. An operation and maintenance manual, CD, web -based reference or other approved media shall be provided by the builder to the building occupant or owner at the final inspection. It shall include operation and maintenance instruction of the equipment and appliances. (4.410.1) 21. Documentation shall be provided to verify that finish materials used comply with VOC limits as set forth in Tables 4.504.1, 4.504.2, & 4.504.3. (4.504.2.4) 22. Documentation shall be provided to verify that composite wood products used comply with formaldehyde limits as set forth in Tables 4.504.5. (4.504.5.1) 23. Documentation which shows compliance with CAL Green code including construction documents, plans, specifications, builder or installer certification, and inspection reports and verification shall be available at the final inspection. (703.1) 24. CAL Green Documentation Compliance Certification form (City form) is required to be submitted to the Building Inspector prior to final building inspection. (Section 703.1) CorrUstIRESIDENTIALCALGmenMandawo Measums 051196017 5 67. Laundry rooms must have at least one dedicated 20 amp receptacle circuit. (CEC 210.11 C (2)). 68. Provide 120V receptacle within 3 feet of water heater. Cal Ener Code 150.0 n 1 A. P ( 9Y () ) FOUNDATION: 69. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches above the earth or 2 inches above paved areas. CRC R703.7.2.1 CBC 2512.1.2 70. Fasteners and connectors (nails, anchor bolts, etc.) in contact with preservative -treated wood shall be of hot -dipped zinc -coated galvanized steel, stainless steel, silicon bronze or copper. CRC R317.3 CBC 2304.10.5.1 PP ( ) 71. Anchor bolts shall include steelP late washers a minimum of 0.229" x 3" x 3" in size between sill late and nut. CRC R602.11.1 CBC 2308.3.2 Acceptable alternate SCOWS P ( P 4.3.6.4.3) 2016 CouList\RESIDENTIALConslructionminimumReq 05/19/2017 7 1 2 3 OJECT NAME DERSON BEACH 4TUS CDP r /1 'o E V J N p � U) N U UU rn 1r � LU - m %rC,OQZ U L - � U +a La Z N C U o0 U a c La `) 0 000 O 6N m. - Q 7 3 Z �3 LUoomm Z au �. C "O 'C-' QU 4, OIL >. 4' .O m C Q a9 > o CD LL! 0 0 z to J C n r Y 0(n-srn L.L 2 :p I ^ v Ll c o O c U U m O m� O W O O r Z O Q 2 lr O LL Z K W Z 0 O Z O U) Q IY U W �H2 ZU)U a U W Z m 06 Q 0 ONZO) V UJ O CIO IX LU LU Z Q Z U O _ 2 LL U Z LJi Q UJ m U� LL O O T_ ti w Z PROJECT MANAGER/ARCHITECT Designer DOCUMENT VALID UPON ORIGINAL SIGNATURE 06 W U :a W m C c a <9 �j a1 F=_Q 0 0OCmNNm U) N0 E¢m >mT w > 0 oT¢ m �✓mCmC 1r IoZcN 'LF10O¢moN5= %rC,OQZ ZO MZ 0TLO Zdo E O V O L E gV L Q @ _ 7 Q `) 0 000 O 6N m. - Z o.. mt4n Ec �O Em LUoomm Z au �. C "O 'C-' QU 4, OIL >. 4' .O m C q1 y 0 m 0 c m c m 12 -O LL! m 2 0 umi a m s c UJo 9x, am 0 0 E J C m m c 0 a'sm-0 'o 0(n-srn L.L 2 :p I ^ v Ll c o O c U U m O m� O W O O N. U T0 '^ Q¢< a m of REVISIONS NO. I REVISION I DATE JOB NO. 2017-76 DATE 10/18/2018 SHEET NO. T-1.2 ORANGE STREET - - - - - - - - - - - - - _� - - - - - -b E - - - 11 Imo. I I � I I o I J a 0 O J U N I- W W K (E.) PLANTER - NOT A PARTENCROACHMENT PERMIT AGREEMENT IS REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. ALL NON - (E.) PLANTER - NOT A PART STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18 — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — 4 — — 16 — — — — — — — — — — — — - I I I I ENCROACHMENT PERMIT / AGREEMENT IS REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. ALL NON- STANDARD IMPROVEMENTS SHALL COMPLY WITH `O 413 o / EXISTING DRIVEWAY CITY COUNCIL POLICY L-6 AND L-18 • / 15.80' T.F. 18.88'T .F. N350 57'49"E 75.00' 1 / ih (E.) 13.50 FS (E.) 13.50 FS __ — — — — — — — V. — — — — — — r — — —— ----- — L ----"v - -- -- -- -- ;gPLANTER LL�N co 21 / a o N (REF. LND DWG.) b y 18.88' T.F. 14.38' T.W. m O oLL� PLANTER y N um O e a ii (E.) 13.46 FS " (REF. LND DWG.) 3 ;t ;t LL (E,) OLLARD I E.B �I — — — — — — o— — — — — II II li u u TI — — — j I 15 15.80' T.F. E. LL u — — E. 13.22 F.S. 5 0 u II II a II II 7 ( ) F.O.F. � 20 II I II II II II II 1 5,- 1„ II II II II II II II II u u II � 19'- 1318" ENTRY 24 CUR. a[L 14 =_ -- L ------ 25 1 1 F.O.F. 11 GREAT ROOM --- --- �______- ELEV. I s T-0" � 8 I CUR. O O 5, .. I p 0 14 12 20 O R.Y.S.B. I h 13.8 ■ m PATIO " 13.88' T.O.S. I a 5'-0" G 17 HARDSCAPE / F.Y.S.B. p Lu I (REF. CIVIL DWGS.) I I LOT/6 -STORY SINGLE FAMILY RESIDENCE I cn BLOCK G - OR_00533_9 2 -CAR GARAGE r - z^ I I Z 2 I PWDR. 7 o en F.O.F. ° I Z z Q DINING I 1 I f OCEANFRONT 1 W ENCROACHMENT KITCHEN 7 -43/4 PERMIT LINE PER L w 23 26 I I I SURVEY , STREET C.L. TO P.L. I I I I I � 15.80' T.F. (E.) 13.22 F.S. 5,-1,. I 19' 6" I �7� CLR. I 0 F.O.F. - o ai HARDSCAPE i i i 1 o u: I TRASH 18 22 (E.)17.14'T.W.t— 4 N (REF. CIVIL DWGS.) c N o 1 M MLL � � 5 o LL N350 57'45"E 75.00' 1 5 o 0 o 0 N1 IL M LL a I � EXISTING RESIDENCE - NOT A PART \ I I � n O n70 0 O Ox, S 0 O z `u. F PT. 1r f — 13.50' FS- n O i m 0 z I m IO � O '� �z O KEYNOTE LEGEND PROPERTY LINE FRONT YARD SETBACK SIDE YARD SETBACK CURB - REPAIR AND REPLACE AS NEEDED (E.) PROPERTY LINE WALL TO REMAIN - PROTECT IN PLACE z (E) WATER METER LOCATION (REF SURVEY& CIVIL DWGS:) 7 (E) UTILITY VAULT LOCATION (REF SURVEY & CIVIL DWGS) 8 EXISTING STRUCTURE -NOTA PART 0z O 10 (E.) WATER METER LOCATION - PROTECT IN PLACE (REF. SURVEY & CIVIL DWGS.) _ x n O CENTERLINE OF ALLEY m (E.)SIDEWALK - NOT A PART 14 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED z STRIP DR. m NEW DRIVEWAY APPROACH PER CITY STDS. - REF. CIVIL DWGS. 17 (N.) LANDSCAPE FENCE - MAX. 42" ABV. N.G. s ;u TRASH LOCATION - SCREEN FROM STREET AS NEEDED I MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) � C7 HARDSCAPE - COLORED & SCORED CONCRETE (AS SELECTED) r O m (� O 22 z 23 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. TI OVERFLOW DRAINLINE--IN WALL/ FROM ABOVE (TERMINATE ABV. EXT. FLATWORK) I � DRAIN LINE - IN WALLIFROM ABV. (REF. CIVIL DWGS. & DETAILS) 4 II< T 8 - 0 IC) P I O o z `r n PT. 4�- 0 13.32' FS 1 770 .7 b�Teiz, sr0 I 0 O (� w zz CONC. w CONIC. �N35057'49"E 75.00' I� C. II II II II II II r II II II II II II % II II II II II II �� (A A II II II II II II ,'..(Q� O II II II II II II I I N Ul 0 C') 00 O �O z 0 7�SOST 0 ASO ?Q�� cl c"\ T� 7 �?S`. is, o S�C� o m 0 O ��, �� 0 0 M ll �S n OS�.60� O O S S 0 7 cfl CONC. CONC. Z PT. 2 z S6� -r 13.42'GF '4 12.73FS O I r m OZ m O n O' m m amu' '06, O '/ A\ o I 12.90FS n n CO C. O ' LIN[ ��� zPT.3 T 13.06' FS CONC. N35057'45"E 75.00' CONC. o x �'?� '�� PT. #2 13.42' sT�,� 9 70 /X S �' PT. #3 13.06' O S PT.# 4 13.32' 0 S �6S�, TOTAL (53.18/4)= 13.33 GRADE PLANE: 13.33' O n GRADE PLANE EXHIBIT 3/16" = 1'-0" ARCHITECTURAL SITE PLAN 1/4" = 1'-0" ? TRUE NORTH PROJECT NORTH 1 2 3 4 5 KEYNOTE LEGEND PROPERTY LINE FRONT YARD SETBACK SIDE YARD SETBACK CURB - REPAIR AND REPLACE AS NEEDED (E.) PROPERTY LINE WALL TO REMAIN - PROTECT IN PLACE 6 (E) WATER METER LOCATION (REF SURVEY& CIVIL DWGS:) 7 (E) UTILITY VAULT LOCATION (REF SURVEY & CIVIL DWGS) 8 EXISTING STRUCTURE -NOTA PART 9 (E.) SEWER M.H. (REF. SURVEY & CIVIL DWGS) 10 (E.) WATER METER LOCATION - PROTECT IN PLACE (REF. SURVEY & CIVIL DWGS.) 11 ICENTERLINE OF STREET 12 CENTERLINE OF ALLEY 13 (E.)SIDEWALK - NOT A PART 14 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 15 (N.) GAS METER LOCATION (REF. CIVIL DWGS) 16 NEW DRIVEWAY APPROACH PER CITY STDS. - REF. CIVIL DWGS. 17 (N.) LANDSCAPE FENCE - MAX. 42" ABV. N.G. 18 TRASH LOCATION - SCREEN FROM STREET AS NEEDED 19 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 20 HARDSCAPE - COLORED & SCORED CONCRETE (AS SELECTED) 21 A/C. CONDENSER UNIT - SIZE TBD- PROVIDE POWER AND SOUND DAMPEN ING PAD AS REQ'D.(SOUND ATT. REQ'D. BY C.N.B.) 22 (N.) WOOD GATE - PER OWNER, STAIN & SEAL, ARCH TO APPRV. (MAX. 6' HT. ABOVE NATURAL GRADE) 23 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. 24 OVERFLOW DRAINLINE--IN WALL/ FROM ABOVE (TERMINATE ABV. EXT. FLATWORK) �o DRAIN LINE - IN WALLIFROM ABV. (REF. CIVIL DWGS. & DETAILS) F25 26 REAR YARD SETBACK )J ECT NAME IERSON BEACH RE TUS CDP r /1 o E V J N p � m y� d o TCCL£ N U UU z =�°mo 0. U Lu° N cd O m '5' O m 9 V N L °J U ~ `o a :5 m am y'o. U mZm Oc axiv ap N Cc, Z c m y m cc N C U o0 U -o 09� Tp�N O mma.c r.. d 5 — ro p Q U O Q cv 3 p N U 0 C N m O �- o �o m.m=a o� z M� O. N N d m mmxEo'_ooE E � U Y 0 m N ' ° o r � M u� a'=° �� Z O (� Q W U 0 0 U U Q Q (i)W co O 06 Of O 0' ZLLJ_QD_o Z E N W CO O ❑ N z rn Q W N m QzQ OU zLL 0 O ZLu Q In Lu cl)Wo� O d W Q Lu Z z 'ROJECT MANAGER/ARCHITECT CAITLIN SMITH DOCUMENT VALID UPON ORIGINAL SIGNATURE GENERAL NOTE: SEE SHEET A-3 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. JOB NO, C.N.B. NOTES: 2017-76 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 DATE RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU 10/18/2018 SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY SHEET NO. CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. _ LANDSCAPE NOTES: A000 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. l2 V cZc Hm0m r� goo �oZ� Z c W` t`0 02 rnm)T- m y� d o TCCL£ t m c' -T' d a Q m N 02 L z =�°mo 0. Q scUo�.o EgEg U .o W m L c a m N cd O ^J I..L '5' O m 9 V LLI U ~ `o a :5 m am y'o. U mZm Oc axiv ap N Cc, Z c m y m cc m � Z ¢ m NF 09� Tp�N O mma.c r.. d 5 1 J p Q U O c m 8 h O ,�m N m�E3=:ws N< LL p N U 0 C N m try oa cS. a at gy m E v� cLi U m.m=a LL.I m�cd cmY3 c 12 N O. N N d m mmxEo'_ooE U T_ 0 m N ' ° o C) a'=° �� m c'�BU v U Q fr H 2O.9Q N.L..QJ REVISIONS NO. I REVISION DATE GENERAL NOTE: SEE SHEET A-3 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. JOB NO, C.N.B. NOTES: 2017-76 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 DATE RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU 10/18/2018 SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY SHEET NO. CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. _ LANDSCAPE NOTES: A000 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. l2 CONC. CONC. 2 STORY Z RESIDENCE 0 CONC. P << S S S z POST ppF paF �ZF 22 b �S CONC. CONC. ti2�� P CONC. �L?� ti2�p CONC. ti2�� ti2�p q CONC. CENTER LINT NORTH PC PC �S h'3 PL F� bb CONC. v CONC. v I a� Spy ab 0 8 16 q� aL tit �q' �� o �h �F p� ' h� S 2Z ti2 P N PROPERTY N ti� O1S S� CONC. o CONC. ^ ti� O1S SCALE 1°=8' CONC. F� �� Q CONC. LINE 2 CONC. CONC. �� X23 � I zh��F 2°4 � 54°34'41 "W 30.00' CONIC. NOTE:RECORD EASEMENTS ARE NOT PLOTTED IP ANY. — �2 P �F b CONIC. o o o '< u � �� CONC. Y40CONC. SURVEYOR OR ENGINEER SHALL PERMANENTLY '<o o CONIC. o CONC. MONUMENT PROPERTY CORNERS OR OFFSETS a + F BEFORE STARTING GRADING. GARAGE �Q 2���� CONC. CON(��a2v o �� _x PROPERTYI z CONC. LINE I I o \ I U U Z CONC, CONC. CONC. CONC. 2.9 uS z ri0� (j S S�� o W ~�� z Q W CONC. U I Z CONC. 6�cl/j + +� 18.0 W25.0 u } W V11-11 SF6l I o I Q I w I Q ,�11 CONC. 44. CONC. u o ' W 0� ti W I�J L CONC. 13.40FS 0 u CONC. o FS I CONC. Q u I I u Z Q a� + Q a z 0 aC>F CONC. tit' `C + + L U -) U U CONC. �C S S C o ti o��F CONC. pq�FShh� hpF pqS CONC. W FS ti3 h 3 h tit' tit' lam. b ti tit �2 ti2 M,p�F lib I z CONC. ���5 ti L) CONC. ti �F � z ti3 b o MU 13.46FS z W CONC. >c CONC. �2 Z I o ti ti CONC. a tia' CONC. U 13.33FS W I CENTER Z E::]LINE P CONC. ti3 CONC. CONC. I J001 LL) P CONC. 16.23TW FSCONC. CONC. �52h P �p�S CONC. CONCti� co PROPERTY CONC N54°34'41"W CONC. CONC. LINE CONC. CONC. LEGEND �1 P q,F CONC. rho CONC. DESCRIPTION I CONC � a CONC. P DECK ��S P CONC. OCEAN FRONT CONC. P # BRICK — ti3� CONC. CONC. ENCROACHMENT PERMIT LINE WALLBUILD PR❑PEING RTY LINE CONC. P� ��S c ��� s CONC. �� S ��?2>a ��� RON <o �tiF h� �F c ti J MIEDEMA A FENCE CONC. CONC. ~� CONC. 1I" * EXNO'P. 96 0319 N. G. NATURAL GRADE CONC. Q P. P. POWER POLE H R�„ WM WATER METER P� F.F. FINISH FLOOR S G.F. GARAGE FLOOR p2� CONC. CONCRETE tea. F. S. FINISH SURFACE Pc M.H. MAN -HOLE P PLANTER A.C. ASPHALT T.G. TOP -GRATE R d M SURVEYING INC TOPOGRAPHIC SURVEY OWNER: LEGAL DESCRIPTION BENCH MARK: ADDRESSOF PROJECT: RON MIEDEMA L.S. 4653 DARIN AND L❑RIE ANDERSON SOUTHWESTERLY 60 FEET OF LOT 6 IN BLOCK G OF THE SHORE COLONY TRACT BENCH MARK #: 1J-58-80 23016 LAKE FOREST DR. #409 DATUM NAVD88 LAGUNA HILLS, CA 92653 6710 SEASHORE DRIVE TOGETHER WITH THE NORTHEASTERLY 15 FEET OF ABANDON OCEAN AVENUE. ELEVATI❑N 9.274 (949) 858-2924 OFFICE JOB: (64-27) DATE: 5-11-2017 NEWPORT BEACH, CA, (949) 858-3438 FAX RDMSURVEYING@COX.NET UPDATED 1/29/18 2s 18'-111/8" 1- 5'-2" 1. 13'-71/4" i.4'-91/2" i 20'- 0 3/4" a N n FIRST FLOOR (T.O.S.) LLr—l-/8' = —V -0 - IV - '-0" G IL-V I/O 10 -Y 0/1 I� LJ- I JfY y 1330 SF THIRD FLOOR 310 SF Q 2606 SF 2 -CAR GARAGE TER o------------------ c- >1 3056 SF Y ts S o Ov r d a 21 Um0m�c mmv M 1 SECOND FLOOR 1330 SF C ^ L1 � ro d~ V 2- R GA GE E�aN'tsO- cm 20 FIRST FL R m ONU- mcNa)�_ 4 F A 965 SF �FC>a cLi pC N E E Q L lCa + ow dd N u' zmf°0La a-ooE — 17'-103/4" 26-13/4" O d V O E:9 U) my �`0`a N J o `_°t ow o.�w� 18'- 11 1/8" 23'-6 3/4" _ -- 20'-0 3/4" a N n FIRST FLOOR (T.O.S.) LLr—l-/8' = —V -0 - IV - '-0" SECOND FLOOR T.O.S. I 1/8" = 1'-0" IrmfFEW 3 THIRD FLOOR T.O.S 1/8" = 1'-0" FIRST FLOOR PLAN A 18'-111/8"X22'-11"= 433.74 B 23'- 6 3/4" X 18'- 11 = 445.72 C 13'-71/4"X4'-111/2"=67.45 D 4'-91/2"X3'-10"=18.36 TOTAL: 965.27 SF FIRST FLOOR PLAN A 19'-01/8"X18'-10"=358.03 B 13'-43/4"X7'-41/2=98.79 C 17'-103/4"X16'-6"=295.28 D 25'- 1 3/4" X 23'- 0" = 578.35 TOTAL: 1,330.45 SF FIRST FLOOR PLAN A 17'- 1 1/4" X 16'- 2 1/2" = 277.23 B 7'-23/4"X4'-71/8"=33.2 TOTAL: 310.43 SF GARAGE E 20'-03/4"X22'-51/4"=450.15 TOTAL: 450.15 SF MASTER BACONY OPEN SPACE F 5'-1"X23'-11"= 121.57 G 19'-01/8"X5'-1"=96.63 TOTAL: 218.2 SF OPEN SPACE CALC. G 5'-2"X5'-0"=25.83 TOTAL: 25.83 SF LOT INFORMATION: ZONED: R-2 SITE AREA: 2250 S.F. BUILDABLE AREA: 1,553 SF TOTAL ALLOWABLE AREA: 1,553 x 2 S.F. = 3,106 S.F. REO'D OPEN VOLUME = 1,553 S.F. X .15 = 233 S.F. MAX. THIRD FLR. ALLOWABLE = 1,553 S.F X .2 = 310.6 S, F. OPEN VOLUME PROVIDED = 244 S.F. BUILDING AREA SCHEDULE Name AREA COMMENTS IL-V I/O 10 -Y 0/1 I� LJ- I JfY y 1330 SF THIRD FLOOR 310 SF Q 2606 SF 2 -CAR GARAGE TER i� GRAND TOTAL 3056 SF Y S o Ov r d N w W F O Q .T� a M U 21 Um0m�c mmv �� o _ 0 o'I n SECOND FLOOR 1330 SF C ^ L1 � ro d~ V E�aN'tsO- cm 20 wp m ONU- mcNa)�_ N T a p a LL°�a'Ev �FC>a cLi pC N E Q L lCa + ow dd N u' zmf°0La a-ooE — 17'-103/4" 26-13/4" O d V O E:9 U) my �`0`a N J o `_°t ow o.�w� SECOND FLOOR T.O.S. I 1/8" = 1'-0" IrmfFEW 3 THIRD FLOOR T.O.S 1/8" = 1'-0" FIRST FLOOR PLAN A 18'-111/8"X22'-11"= 433.74 B 23'- 6 3/4" X 18'- 11 = 445.72 C 13'-71/4"X4'-111/2"=67.45 D 4'-91/2"X3'-10"=18.36 TOTAL: 965.27 SF FIRST FLOOR PLAN A 19'-01/8"X18'-10"=358.03 B 13'-43/4"X7'-41/2=98.79 C 17'-103/4"X16'-6"=295.28 D 25'- 1 3/4" X 23'- 0" = 578.35 TOTAL: 1,330.45 SF FIRST FLOOR PLAN A 17'- 1 1/4" X 16'- 2 1/2" = 277.23 B 7'-23/4"X4'-71/8"=33.2 TOTAL: 310.43 SF GARAGE E 20'-03/4"X22'-51/4"=450.15 TOTAL: 450.15 SF MASTER BACONY OPEN SPACE F 5'-1"X23'-11"= 121.57 G 19'-01/8"X5'-1"=96.63 TOTAL: 218.2 SF OPEN SPACE CALC. G 5'-2"X5'-0"=25.83 TOTAL: 25.83 SF LOT INFORMATION: ZONED: R-2 SITE AREA: 2250 S.F. BUILDABLE AREA: 1,553 SF TOTAL ALLOWABLE AREA: 1,553 x 2 S.F. = 3,106 S.F. REO'D OPEN VOLUME = 1,553 S.F. X .15 = 233 S.F. MAX. THIRD FLR. ALLOWABLE = 1,553 S.F X .2 = 310.6 S, F. OPEN VOLUME PROVIDED = 244 S.F. BUILDING AREA SCHEDULE Name AREA COMMENTS FIRST FLOOR 965 SF SECOND FLOOR 1330 SF THIRD FLOOR 310 SF Q 2606 SF 2 -CAR GARAGE 450 SF 450 SF GRAND TOTAL 3056 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS MASTER BALCONY 218 SF OPEN VOLUME ENTRY 26 SF OPEN VOLUME GRAND TOTAL 244 SF TUS NAME N BEACH CDP r /1 o E V J N o � U N U Q U U U o0 U 'O G Iy — 0 r Z O cn Q 12� U W o z cf) O � Q �w � OD °Ofo 0� ZQDLLJ >>_o Z E N W LU Co O 0 N Z rn Q `yi S N m QzQ OU zWLL C) O Z Lu m Lu W O� o o W Q Lu z z PROJECT MANAGER/ARCHITECT Designer DOCUMENT VALID UPON ORIGINAL SIGNATURE a c� 3 c 9 m 0$ c O y Q > o �v z � o N� E � m � Y S o Ov r d r Z O cn Q 12� U W o z cf) O � Q �w � OD °Ofo 0� ZQDLLJ >>_o Z E N W LU Co O 0 N Z rn Q `yi S N m QzQ OU zWLL C) O Z Lu m Lu W O� o o W Q Lu z z PROJECT MANAGER/ARCHITECT Designer DOCUMENT VALID UPON ORIGINAL SIGNATURE DATE JOB NO, 2017-76 DATE 10/18/2018 SHEET NO. AP -1 o cZc L N 'Mom MOm "00 a LZ M, Z c 9 m 0$ c m m m ma �Z d a m�'c £m L cid d Q m N a1 0 a L O T OLL N t0a N C m OI O N c E- t cVOTo E�g cd m t:.50; d 0 9 p 0 w S o Ov r d N w W F O Q .T� a M U z Um0m�c mmv Q Zm c y m m; 1 �i Z Q l0 E Vl c N N 09w TORN O NF a ^ L1 0 m m Z 0 r N E T d~ V E�aN'tsO- cm 20 wp m ONU- mcNa)�_ N T a p a LL°�a'Ev �FC>a cLi pC N E Q L lCa + ow dd N u' zmf°0La a-ooE — Y N -> N O 0 0 O d V O E:9 U) my �`0`a N J o `_°t ow o.�w� me dU�vUw H 2�¢9Q REVISIONS DATE JOB NO, 2017-76 DATE 10/18/2018 SHEET NO. AP -1 i CONC. AC I I CONIC. ORANGE STREET _ _ _ _ _ _ _ _ _ CONIC. I ,ryh�S CONIC. CONIC. CONC. I CONC. v AC I I CONC. co I CONIC. I CONC. CONC. LON CONIC. AC -1 P P _ 3' 1_ 26.2' AC AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. / ADJACENT RESIDENCE / /j SE AC CONC. 0 CONIC. CONC. �E I I P O POST l_ 7/l/ CONIC. I� I� e I II(✓ I IY 0of I I I/ I /r I I/I I uo�s ABBREVIATIONS ARCH CONSTRUCTION NOTES: EARTHWORK 4" PERFORATED DRAIN O CONSTRUCT 5" MIN CONCRETE DRIVEWAY CUT= 43 CY DIMENSIONS DETERMINED 6° MIN WIDE PEDESTRIAN SAFE I? CONSTRUCT 4" MIN CONCRETE HARDSCAPE. _ FILLI 13 CY GRATE FRAME FRAME & GRATE 3 8"SLOT OPENING. EAST JORDAN IRON BFF BASEMENT FINISH FLOOR BFP DMENSIONS, USE FRAME D WORKS OR (800) 874-4100 CONC CONCRETE DWY FORM OAS INSTALL 4" FLATE GRATE DRAIN EP I3,I REBARUAL FD FOUND FL �� YOP & BOTTOM ®INSTALL 4" ATRIUM GRATE FG °° °I FH FIRE HYDRANT FP 0 OINSTALL TRENCH DRAIN PER DETAIL SHEET C2 GB GRADE BREAK ©INSTALL 4" PVC SDR 35 DRAIN LINE, 5=0.01 MIN GFP GARAGE FINISH PAD O INSTALL 3" CHANNEL DRAIN. HH 'a�a9a�a9b�a}b�a}b�a FILL THIS PORTION WG CRUSHED ��A�e�A���A�e�A���A� HP HIGH POINT I.P. ROCK AFTER POURING IE AND REPLACE DRIVEWAY APPROACH PER STD PLAN 163—L. L&T SUPPORT CURB. I ®REMOVE MANHOLE MON. CRUSHED ROCK W1 2" NTG NOTHING OG FILTER CLO�IhH1 PA PLANTER AREA PB A— DIG A 24" WIDE X 18" DEEP TRENCH PL PROPERTY LINE PROP B— PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE P.U.E. PUBLIC UTILITY EASEMENT R/W C— FILL BOTTOM 8" OF THE TRENCH W/ CRUSHED ROCK S.F.N. SEARCHED FOUND NOTHING SDWK D— FORM AND POUR PERIMETER CONCRETE CURB SMH SEWER MANHOLE STLT E— FILL THE REST OF THE TRENCH W/ CRUSHED ROCK TO 4" FROM TOP OF TRENCH T.B.M. TEMPORARY BENCHMARK TC TRENCH DRAIN 5 TF TOP OF FOOTING TG NTS i CONC. AC I I CONIC. ORANGE STREET _ _ _ _ _ _ _ _ _ CONIC. I ,ryh�S CONIC. CONIC. CONC. I CONC. v AC I I CONC. co I CONIC. I CONC. CONC. LON CONIC. AC -1 P P _ 3' 1_ 26.2' AC AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. / ADJACENT RESIDENCE / /j SE AC CONC. 0 CONIC. CONC. �E I I P O POST l_ 7/l/ CONIC. I� I� e I II(✓ I IY 0of I I I/ I /r I I/I I uo�s ABBREVIATIONS ARCH ARCHITECTURAL A.C. ASPHALT CONCRETE C.O. CLEAN OUT DG DECOMPOSED GRANITE DS DOWNSPOUT EXIST EXISTING BFF BASEMENT FINISH FLOOR BFP BASEMENT FINISH PAD CONC CONCRETE DWY DRIVEWAY EMH ELECTRIC MANHOLE EP EDGE OF PAVEMENT FD FOUND FL FLOWLINE FF FINISH FLOOR FG FINISH GRADE FH FIRE HYDRANT FP FINISH PAD FS FINISH SURFACE GB GRADE BREAK GFF GARAGE FINISH FLOOR GFP GARAGE FINISH PAD GM GAS METER HH HANDHOLE HP HIGH POINT I.P. IRON PIPE IE INVERT ELEVATION L&T LEAD AND TACK MH MANHOLE MON. MONUMENT NTG NOTHING OG ORIGINAL GROUND PA PLANTER AREA PB PULL BOX PL PROPERTY LINE PROP PROPOSED P.U.E. PUBLIC UTILITY EASEMENT R/W RIGHT OF WAY S.F.N. SEARCHED FOUND NOTHING SDWK SIDEWALK SMH SEWER MANHOLE STLT STREET LIGHT T.B.M. TEMPORARY BENCHMARK TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE TOC TOP OF CONCRETE T.O.R. TOP OF RIDGE TOS TOP OF SLAB TW TOP OF WALL WM WATER METER 215 DESIGNED BY: ARCHITECT: OWNER/DEVELOPER: DARIN & LORI ANDERSON 2221 ARBUTUS ST. NEWPORT BEACH, CA 92660 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9648 9 FESS/ o� ��p�PS M' p <Fy , N0.58627 A * EXP. 12-31-18 -1 C'AL�EO��\P THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: BENCHMARK: LEGAL DESCRIPTION: GRADING PLAN 6710 W. OCEANFRONT NEWPORT BEACH, CALIFORNIA SHEET: C2 DRAWN: MJ CHCK'D: TR DATE: DATE: 11/14/18 NO. DATE R E V I S 1 0 N S 215 NO. DATE EC1 PLACE G FENCE N EROSION CONTROL 1. IN CASE OF EMERGENCY, CALL DARIN ANDERSON 2. A STANDBY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT. 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONTER REQUIRED. 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS AND DEBRIS THAT MAY CREATE POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF PROPERLY. 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT TO THE DESCRETION OF THE FIELD ENGINEER. ADDITIONAL DEVICES, AS NEEDED, SHALL BE INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ON SITE. 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMEBER 1 AND APRIL 15 OF THE FOLLOWING YEAR WIHOUT THE APPROVAL OF THE BUILDING OFFICIAL. 9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESSES. THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRSENTING CHANGES MUST BE SUBMITTED FOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE SDISCHARGE OF NON -STORM WATER FROM THE PROJECT SITE AT ALL TIMES. 11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, ARE DRAINS, NATURAL DRAINAGE COURSES, OR WIND. 12. STOCKPILES OF EARTH AND OTHER CONSTRUC- TION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OR WIND OR WATER 13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT CONTAMINATE THE SOILS AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE THE BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASED INTO THE DRAINAGE SYSTEM. 14. EXCESS WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE SISPOSED OF AS A SOLID WASTE. 15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMP'S ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS A40% CHANCE OF QUARTER INCH OR MORE OF PREDICTED PRECIPITATION, AND AFTER ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT THE PROJEFT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL (COPIES OF THE SELF -INSPECTION CHECKLIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUEST). 16. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. 17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 18. ANY SLOPES WITH DISTURBED SOIL OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER. 19. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS. 20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS BMP FACTS SHEET WM-1 MATERIAL DELIVERY AND STORAGE PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS AREA. WM-2 MATERIAL USE HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE PROPERLY HANDELED IN ORDER TO REDUCE THE RISK OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYESS THAT APPLY SUCH MATERIALS. WM-4 SPILL PREVENTION AND CONTROL IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL PROPOSED MATERIALS. IDENTIFY THE METHODS, BY WHICH ACCIDENTAL SPILLS WILL BE CLEANED AND PROPERLY DISPOSED OF. WM-5 SOLID WASTE MANAGEMENT PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER POLLUTION AND PREVENT WIND DISPERSAL. WM-6 HAZARDOUS WASTE MANAGEMENT HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANY SPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. WM-7 CONTAMINATED SOIL MANAGEMENT PREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORMWATER FROM CONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY CONDUCTING PRE—CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING CONTAMINATED SOIL PROMPTLY. WM-8 CONCRETE WASTE MANAGEMENT STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON—SITE WASHOUT EXCEPT IN DESIGNATED AREAS AWAY FROM DRAINS, DITCHES, STREETS, AND STREAMS. CONCRETE WASTE DEPOSITED ON—SITE SHALL SET UP, BE BROKEN APART, AND DISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR ALL CONCRETE WASTE. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT UNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACILITIES ON—SITE ARE REQUIRED TO BE IN COMPLIANCE WITH LOCAL HEALTH AGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. TC -1 STABILIZED CONSTRUCTION ENTRANCE A STABILIZED ENTRACE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR ADJACENT PROPERTY. MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROCK OR PAVED. SE -1 SILT FENCE SE -3 SEDIMENT TRAP SE -8 GRAVEL BAGS ERODED SEDIMENTS MUST BE RETAINED ON—SITE AND NOT PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT MAY BE WAIVED AT THE SOLE DISCRETION OF THE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED SUFFICIENT. BMP FACTS SHEET ALL BMP'S SHALL BE IN ACCORDANCE WITH MODEL BMP'S FROM THE CALIFORNIA STORMWATER BMP HANDBOOK FOR CONSTRUCTION AT W W W.CABMPHANDBOOKS.COM EC1 CONSTRUCT GRAVEL BAG EROSION CONTROL ALONG PROPERTY LINES EXCEPT DRAIVEWAY APPROACHES. THE SAND BAGS SOULD BE 24" WIDE AND 10" HIGH. MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS SHEET #SE -8. EC2 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET #WM-9. EC3 CONSTRUCT MATERIALS STORAGE ARE IN ACCORDANCE WITH BMP FACTS SHEET #WM-1. EC4 EXISTING WALL TO REAMAIN. PROTECT IN PLACE. R E V I S 1 0 N S DESIGNED BY: DRAWN: MJ CHCK'D: TR DATE: 11/14/18 ARCHITECT: OWNER/DEVELOPER: I PREPARED BY: DARIN & LORI ANDERSON I FORKERT ENGINEERING & SURVEYING, INC. 2221 ARBUTUS ST.22311 BROOKHURST ST, STE 203 NEWPORT BEACH, CA 92660 HUNTINGTON BEACH, CA 92646 (714)963-6793 JN 9648 QROFESS/p� �ZOS M,co NO. 58627 A * EXP. 12-31-18 CtVVL OF CA` THOMAS M. RUIZ DATE SOILS ►f3�[ellmfl"Wh7. LEGAL DESCRIPTION: EROSION CONTROL LEGEND OcDcDcD= PLACE GRAVEL BAGS PLACE FENCE WITH WIND SCREEN 1' MIN HEIGHT 2 BAGS MIN. GRAVEL BAG DETAIL NTS 8" MIN via �v EXISTING GROUND PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE NTS EROSION CONTROL PLAN 6710 W. OCEANFRONT NEWPORT BEACH, CALIFORNIA SHEET: C4 20 F 13 u PLANT DESCRIPTIONS TUS NAME N BEACH CDP r /1 D E V J N o � U N U Q U U M L 1 cL U U o0 U 'CI rye G - I- _ —. .-. -. .—. _ —. _. .- -. .—. _ .—. .-. -. .—. _ - _. 4 a 5 < � 3 (E.) PROPERTY LINE WALL TO REMAIN - PROTECT IN PLACE 7 EXISTING STRUCTURE -NOTA PART 8 (E.) SEWER M.H. (REF. SURVEY & CIVIL DWGS.) C) �- 10 CENTERLINE OF STREET o �o 12 z 00 v 8 14 Q E TRASH LOCATION - SCREEN FROM STREET AS NEEDED 16 HARDSCAPE-COLORED &SCORED CONCRETE (AS SELECTED 17 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ -D. BY C.N.B.) 18 Y , \l � V (E.) BOLLARD F—.,] LANDSCAPE PLAN 1 /4" = V-0" KEYNOTE LEGEND 1 PROPERTY LINE 2 FRONT YARD SETBACK 3 REAR YARD SETBACK 4 SIDE YARD SETBACK 5 CURB - REPAIR AND REPLACE AS NEEDED 6 (E.) PROPERTY LINE WALL TO REMAIN - PROTECT IN PLACE 7 EXISTING STRUCTURE -NOTA PART 8 (E.) SEWER M.H. (REF. SURVEY & CIVIL DWGS.) 9 (E.) WATER METER LOCATION - PROTECT IN PLACE (REF. SURVEY & CIVIL DWGS.) 10 CENTERLINE OF STREET 11 (E.)SIDEWALK - NOT A PART 12 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 13 NEW DRIVEWAY APPROACH PER CITY STDS. - REF. CIVIL DWGS. 14 (N.) LANDSCAPE FENCE - MAX. 42" ABV. N.G. 15 TRASH LOCATION - SCREEN FROM STREET AS NEEDED 16 HARDSCAPE-COLORED &SCORED CONCRETE (AS SELECTED 17 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ -D. BY C.N.B.) 18 N. WOOD GATE - PER OWNER, STAIN & SEAL, ARCH TO APPRV, MAX. 6' HT. ABOVE NATURAL GRADE SYMBOL BOTANICAL NAME COMMON NAME SPACING DESCRIPTION S.A. SESLERIAAUTUMNALS AUTUMN MOOR GRASS 6"O.C. LOW GROWING GROUND COVER WITH BRONZE LEAVES AND BLUE FLOWER SPIKES TO 6" R.M. RAPHIOLEPIS DWARF YEDDA HAWTHRONE 2'0.C. SLOW GROWING COMPACT UPRIGHT SHRUB TO 4 FT. W/ WHITE FLOWER CLUSTERS UMBELLATUS'MINOR' ILI TURF SOFTSCAPE z O Cn Q -U U W o c U � Q ��w � o 06 m Of o 0� zaaLLJ >_o Z E N W LU co O ❑ N z rn Q C0 W `o N m Q Z OU zILL C) O�ZLu aLum Fm oo w 0Lu z Z Q PROJECT MANAGER/ARCHITECT Designer DOCUMENT VALID UPON ORIGINAL SIGNATURE DATE JOB NO. °0000000008 2017-76 n°o°o°o°o oOoOoOo°°O 3/8" CRUSHED GRAVEL GROUND COVER DATE °000000�soo;` 10/18/2018 SHEET NO. LIMESTONE TILE HARDSCAPE L 1.0 A LANDSCAPE HATCH LEGEND 2:7L OA Z "0- z z A 0 Q 9 o0 cm �'y'T ma�Z d a �'o L d Q m N N 0 a L O T OLL N t0a t c V o cn Co E f O d p 9 p 0 U a U 0¢ m h N d W p D W p d U U m Z N° c m m v Q Z cN y N N Q l0 Vl C N Z � N z p N O N F 00 omWm a -r:: 5 .c d < Z.0 O - d~ N \l R d C N 8 N O N N E :E - a ° m Od v ^ m m p N N o_ c N L.L Ta p a C L p w° rE 2c°=� oY3 m�2 o w a m t c U mmxEofOooE Y Na . 7 ^O'L �° ,..mv 0 E=S a Zo`_°0ow N 2 mm: -6 aNi c'�BUHvU0 J fr H 2O9Q N.-af REVISIONS DATE JOB NO. °0000000008 2017-76 n°o°o°o°o oOoOoOo°°O 3/8" CRUSHED GRAVEL GROUND COVER DATE °000000�soo;` 10/18/2018 SHEET NO. LIMESTONE TILE HARDSCAPE L 1.0 A LANDSCAPE HATCH LEGEND 2:7L PROJECT NAME ANDERSON BEACH RETREAT STATUS CDP C/) E N O � U N UQ1 � U � U L N - � U 2 � R N C U o0 U 'o c Q co 3 Z "3 m Q > o a / 0 0 Y r � /1/1 uS • r n Z o \ \ U) Q 0F-: _ _ U) Q 2 \ l z <�w� - ` I l 11 � �aV iii! Q CSO I si I/I L� N Z Q 00 OR LL Lij n �Il Ljjm 0 /I �I 0 AXONOMETRIC - NORTH AXONOMETRIC - EAST o 0- L uJ vv PROJECT MANAGER/ARCHITECT Designer DOCUMENT VALID UPON AXONOMETRIC - WEST AXONOMETRIC - SOUTH �� \\ ORIGINAL SIGNATURE O2,Ld N_ .J m C N vJ FAQ Td@d�'O O Z @ Q @ @ -o @ @ \ 23O VI C @ p anima °i� ° WE C35:2:s U O c p N E -O U 1 15 @ m .- U 4i OIL >. V) mmn�E Lu 7E U U r 3 0 \, L — \I - 1 U �!- co � a a o a= 5 a ow REVISIONS \ NO. REVISION DATE L \III\�I I O � \' � /I! ..`®� . ►� j ji/ 1 � JOB NO. �� � 2017-76 DATE 10/18/2018 SHEET NO. \\ LII A-1.0 22 3 4 2 A-4.0 3 4 A-5.0 A-5.0 A-5.1 A-5.1 3 5' - i" 62' - 5 5/8" 1 18'-101/8" 5'-2" 13'-71/4" 34 24'-101/4" le m " 3518" 5'-13/4" 2" T-3" 2" 5'-4114" 212" 5'-11/2° i/2" 13'-71/4" o vi -9 1'-05/8" 17'-6" 1'-65/ o Y I � _ v v 4 1 vo 37 _ II II II II 2. '-6-- 7- - 2" -6" 7'-2" � N I A-5.1 35 C 3 6 ° 1 32 CLR. ENTRY CLR. ii Mii �0 5 31� I FL I -_ 1 --- 7 STAIRS -- ELEV. O GREAT ROOM 6 IFI 2 I 10 SLOPE PER UP CIVIL '; 7 0" I / CLR. A-5.0 5-0" I 16R@0'-71/2" o 43 $ -� 36 R.Y:.B. U fh M N T-0116" 5'-9" 2 1 A-4.0 2DROP 37 J N N 40 U 7 s' -o" I 2 -CAR GARAGE F.Y.S.B. 3 20t0 'X _ NOTE: PROVIDE MIN. 5/8" TYPE 1 " M GYP. TO INSIDE FACE OF ALL , PWD "� ,I_ GARAGE WALLS. /• DW T 23 Z A-5.0 I 5 25 24 26 � DINING KITCHEN 7 PTRY. 41 I I I 29 11 27 28 29 30 St 43 11 37 r _ r - 42 42 T T - MECH. L BENCH SEATING - - - - - CLR. L I � J D M r45 I v 6-1314" 32'- 1 114" o m 2'- 55/8" 2'- 15/ 2' - 4 3/4" iT - 8" v M - 42'-4 7/8" - - - - - - - - - - - - -- -- M - - - - - - -- -- 20'-03/4"- - - -- - - 5'-1" 62'-5518" 7'-2" - m 8'-4318° T-3" 1 10'-10314" � �? 4'-0518" 5'-6" 4'-0518" 4'-10118" 5'-2718" 2'-61/8" 10'-1518" 2'-5"In r � N M I 19 N ro _ E 21 F 0 N I � TYP.1 1 - �__ �_ o 21 r T-8" A-5.1 M ° M/k 19' -011e' I 1s-z31s" 3'-s3/a^� aR--- -- -III 5 LAUNDRY �I 18 o FLOOR DRAIN 12 io 19 '2 CIT)- - --- 7 STN RS __g'-6'-- CLR.--- 14 16 t7 BEDROOM #2 N 5 0 15R@0'-71/2" 2 i `' 8 EkIDN. 16R@0'-71/2" A -5.o R.Y.S.B. �/ 13 A 18 • 2 L39" T- 113/4" 2'- 10 718' 11 20 MASTER BALCONY z1 2'-6" I _____________ __ N CLR. M � N N N 1z MASTER is SEAT 1s BEDROOM 20 - Fin,11 10 20 30" MIN. 10 MASTER W.I.C.17 1a MASTER BATH CLR. i 11 o BEDROOM #3 BATH #2 9 23 _ 13- SEAT 16 16 15 W/C. BAT #3 1s o \ M 22 -� 1515 20 ® 30" MIN. )M 18 10 11 5,_0„ ® L'* -`J CLR. /'n 3,_0„ - - - _ 2� 30"MIN. 17 30"MIN. � W I a CLR.- - - - - - - -I-- CLR. ° N /CLR � 14 13 12 11 10 O O O O O t9 2'-830. 10'-6" '-05/8" 1'-101/8" 3'-0" 5'-6314" 1'-101/8°1'-65/8 b vmi 1'-4118" 2'-0" 6'-0" 2'-0" 1'-0518" 5'-13/4" 1'-4314" '-0314" 4'-31/2" 4- M Y !7 7'-6" 15'-3" 10'-47/8" T-81/2" 12'-4314" 6'-61/2" 6'-41/4" - 2'-7" 1 69'-6518" 1 1 2'-7" 1 3 4 2 A-4.0 3 4 A-5.0 A-5.0 A-5.1 A-5.1 A-5.1 3 A-5.0 1 4 A-5.0 2 A-5.1 3 4 2 3 4 A-5.0 A-5.0 A-5.1 A-4.0 A-5.1 A-5.1 IGLASS MOUNTED HANDRAIL, 36" ABV. NOSING (34"-38" MIN.) REF. DTL. 2,18/AD-1 8 INTERIOR GLASS GUARDRAIL - MIN. 42" HIGH 4" MAX. SPHERE OPENING, REF. DTLS. 4, 9/AD-1 9 DEPRESSED FRAMING FOR FLUSH SHOWER COOR. WITH INT. DESIGNER, REF. STRUCT. DWGS. 3 4 2 A-4.0 3 4 A-5.0 A-5.0 A-5.1 A-5.1 A-5.1 ? 7" - - 26'-6118" 3 691-6 5/8" TEMPERED GLASS ENCLOSURE -1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) 1 2, _ 7,. - - 13'-71/4" - - - -- -- -- -- 26-61/8" -- - - - -- -- 13'-71/4" -- -- 1, 4'-31/2" 1 - -- -- -- -- - 10'-1" 1 16-03/4" CUSTOM ARCH. WOOD SCREEN - 2X2 WOOD SLATS SPACED 4" O.C. - COLOR & STAIN AS SELECTED - ARCH. TO APP'V. PRIOR TO INSTALLATION m 8'-4318° T-3" 1 10'-10314" � �? 4'-0518" 5'-6" 4'-0518" 4'-10118" 5'-2718" 2'-61/8" 10'-1518" 2'-5"In r � N M I 19 N ro _ E 21 F 0 N I � TYP.1 1 - �__ �_ o 21 r T-8" A-5.1 M ° M/k 19' -011e' I 1s-z31s" 3'-s3/a^� aR--- -- -III 5 LAUNDRY �I 18 o FLOOR DRAIN 12 io 19 '2 CIT)- - --- 7 STN RS __g'-6'-- CLR.--- 14 16 t7 BEDROOM #2 N 5 0 15R@0'-71/2" 2 i `' 8 EkIDN. 16R@0'-71/2" A -5.o R.Y.S.B. �/ 13 A 18 • 2 L39" T- 113/4" 2'- 10 718' 11 20 MASTER BALCONY z1 2'-6" I _____________ __ N CLR. M � N N N 1z MASTER is SEAT 1s BEDROOM 20 - Fin,11 10 20 30" MIN. 10 MASTER W.I.C.17 1a MASTER BATH CLR. i 11 o BEDROOM #3 BATH #2 9 23 _ 13- SEAT 16 16 15 W/C. BAT #3 1s o \ M 22 -� 1515 20 ® 30" MIN. )M 18 10 11 5,_0„ ® L'* -`J CLR. /'n 3,_0„ - - - _ 2� 30"MIN. 17 30"MIN. � W I a CLR.- - - - - - - -I-- CLR. ° N /CLR � 14 13 12 11 10 O O O O O t9 2'-830. 10'-6" '-05/8" 1'-101/8" 3'-0" 5'-6314" 1'-101/8°1'-65/8 b vmi 1'-4118" 2'-0" 6'-0" 2'-0" 1'-0518" 5'-13/4" 1'-4314" '-0314" 4'-31/2" 4- M Y !7 7'-6" 15'-3" 10'-47/8" T-81/2" 12'-4314" 6'-61/2" 6'-41/4" - 2'-7" 1 69'-6518" 1 1 2'-7" 1 3 4 2 A-4.0 3 4 A-5.0 A-5.0 A-5.1 A-5.1 A-5.1 A5.0 A5.0 A5.1 A-4.0 A 5.1 A5.1 n FIRST FLOOR PLAN ! 1/4" = 1'-0" SECOND FLOOR PLAN 1/4" = 1'-0" F-,] THIRD FLOOR PLAN PROJECT NAME MECHANICAL VENTILATION NOTE: ANDERSON BEACH RE 1. PROVIDE WHOLE BUILDING MECHANICAL STATUS VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION CDP THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE -BUILDING cn E VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION o 152(a)). FOR CONTINUOUS WHOLE -BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 < ro CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA � ¢ »- U U PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT w _ PER BEDROOM +1). VENTILATION TO BE PROVIDED BY fO N L EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2 Y 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE -BUILDING VENTILATION REQUIREMENT). M CALCULATIONS: UNIT: 2,608 S.F. Q T a c1 ; (0.03)2,608 S.F.+ [7.5 CFM x OCC. (BED. +1)1 = m 3 78.24 CFM + (7.5 x 4) = 108.24 CFM REQ'D. ;E 3 Cm Q � o v � G (%�) TRUE NORTH PROJECT NORTH Y `may m r r- 3 A-5.0 1 4 A-5.0 2 A-5.1 A-4.0 3 I69'-6518" 3 3 A-5.1 4 4 A-5.1 5 RESIDENTIAL ELEVATOR 'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE = 54" x 58" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 6 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 2'-7" IGLASS MOUNTED HANDRAIL, 36" ABV. NOSING (34"-38" MIN.) REF. DTL. 2,18/AD-1 8 INTERIOR GLASS GUARDRAIL - MIN. 42" HIGH 4" MAX. SPHERE OPENING, REF. DTLS. 4, 9/AD-1 9 DEPRESSED FRAMING FOR FLUSH SHOWER COOR. WITH INT. DESIGNER, REF. STRUCT. DWGS. 10 SINK -AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W1. OWNER) 11 COUNTERTOP -AS SELECTED 12 LAUNDRY SINK - AS SEL. Ell WASHER/DRYER-PROVIDE HOOK-UPS & POWER 2'-7" UPPER CABINET -BUILT-IN, FINISH AS SEL. - - - - - 26'-6118" - - - - TEMPERED GLASS ENCLOSURE -1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) - - - 13'-71/4" - - 19 - -4'-91/2" - - 7'-21/4" FURNISHINGS - AS SELECTED - - CUSTOM ARCH. WOOD SCREEN - 2X2 WOOD SLATS SPACED 4" O.C. - COLOR & STAIN AS SELECTED - ARCH. TO APP'V. PRIOR TO INSTALLATION - 17'-51/2" FREEZER- VERIFY APPLIANCE W/. OWNER 23 REFRIGERATOR- VERIFY APPLIANCE W/. OWNER 24 8'-43/8" 7'-3" 10'-103/4" = m o tri 4'-05/8" 6-6" 4'-0518" 28 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. -VENT, TO EXT. 1'-9" 5'-51/4" 30 TALL CABINET - BUILT-IN, FINISH AS SEL. 31 DEPRESSED SLAB FOR ELEVEVATOR - 12", COOR. WITH ELEVATOR MFGR. & G.C., REF. STRUCT. DRAWINGS 32 FIREPLACE - PREFABRICATED, GAS ONLY,'FLARE' RIGHT CORNER 80"'FLARE-RC-80' [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 33 EXPOSED STRUCTURAL STEEL COLUMN, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.) 34 n 35 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) M Vi VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 37 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 38 PEDESTAL SINK - AS SEL 39 4- 40 CUSTOM BUILT DINING TABLE & KITCHEN ISLAND PER OWNER & ARCH. 41 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. 42 WATER HEATER- TANK - SIZE PER T-24 REPORT REF. DTL. VAD -1 43 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1) in I 45 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 46 CLASS "A", FLAT "COOL ROOFING" - TPO MEMBRANE - REF. MATERIAL SCHEDULE A/A-4.0 E ap - - - - - - - - - - - - VL'1 I 4'-4314"_11`35) SPA 4 3- i'1 I,` 111 SKYLIGHTABV. _ NOT TO EXCEED 24'ABV. NG. /�\\ - I_ -L_ _p.l -- �I -- \x/ a30" 20 I I U • (UNDER SEPARATE PERMIT) ec 1 i _ _ _ _ _ _ _ ] --CLR. -B" -- EL�V. _' MIN. 16 39 ------- STAIRS --- --- � �C` LR. / 28 38 I R.Y.S.B. 6 DN. 29 B 4 15'-0112" 20 15R 0'-71/2" z 8'-5314" N 154f 2 27 51-.0 „ W V F.Y.S.B. w " ^ 0 m a 24 1120 VIEW DECK > a cv 19 N r+ 26 - J N REAR DECK I as zo 2/ o �l -� 2s5 I y1`s� BONUS ROOM - = i 09 EGRESS 1 F1 11 LTI 11 I _ N L- - - - - - - - - - - - - - - - - - - - - - -, - - - - - - - - - - - - - - - - - - I I 0 I - V T- 1 518" 20'- 11 3/4"1' - 7 114" 5' - 3 114" o n m N Y h 1T-1114" n 1T-5112" '- o II 34'-111718'- - - - 7-7" 1 - - - - - - - 1 - - - - - 1 - - - 1 - - 69'-6518" - - 1 - - - 1 - - - - - - - - 2'-7" A5.0 A5.0 A5.1 A-4.0 A 5.1 A5.1 n FIRST FLOOR PLAN ! 1/4" = 1'-0" SECOND FLOOR PLAN 1/4" = 1'-0" F-,] THIRD FLOOR PLAN PROJECT NAME MECHANICAL VENTILATION NOTE: ANDERSON BEACH RE 1. PROVIDE WHOLE BUILDING MECHANICAL STATUS VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION CDP THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE -BUILDING cn E VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION o 152(a)). FOR CONTINUOUS WHOLE -BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 < ro CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA � ¢ »- U U PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT w _ PER BEDROOM +1). VENTILATION TO BE PROVIDED BY fO N L EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2 Y 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE -BUILDING VENTILATION REQUIREMENT). M CALCULATIONS: UNIT: 2,608 S.F. Q T a c1 ; (0.03)2,608 S.F.+ [7.5 CFM x OCC. (BED. +1)1 = m 3 78.24 CFM + (7.5 x 4) = 108.24 CFM REQ'D. ;E 3 Cm Q � o v � G (%�) TRUE NORTH PROJECT NORTH Y `may m r r- Z O On Q 12� U W o Z to U Q 1n W DO O Of O Of za>- C:) Z N LU co W O 0 N Z rn PROJECT MANAGER/ARCHITECT DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) Designer TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. DOCUMENT VALID UPON STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 ROUGH FRAMING: ALL EXTERIOR 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 *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 ORIGINAL SIGNATURE FIRE RATED CEILING ASSY. REF. DTL. 7/AD-1 T 'Mom C 'IS 9 .29 F D EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 -z. zo R m N O S c m m ma �IQZJ B'y'T�'o t Cm.L.. m C m O INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 pa ° oat O T O L O N 0 a N C m C OI E- N - NEW WALL - 2 X 6 STUDS 116" O.C. U wf O OT >. Ow m'O NEW WALL - 2 x 4 STUDS @ 16" O.C. w " ¢10 ° N ' < N GQ m V .O ` - WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. ¢ Z m Q -a z = ° $ m y c m m O9, Tpm O NF p m - In zm,�Y ® Q U O C - CONCRETE RETAINING WALL -REF. STRUCTURAL -E- m 8 2L`O2 m 0 m-,aAa _,�aR �.a oacc cry CONCRETE MASONRY WALL - 6" CMU U.N.O. z � � = m � a � a= 0 r E `m d - DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED J s m wccmY3 STUD @ 16" O.C. m m m- ° L m p� o ma=mma m U O's x 1 J t m m .O o p r��m :Ecdv E ® WINDOW - REFERENCE SCHEDULE O E e ° °150 Q L°w_� 2 V = O.= O .+ H 2O.9Q N rQ DOOR - REFERENCE SCHEDULE REVISIONS NO. I REVISION DATE CABINET - BUILT IN CASEWORK 0 ® COLUMN -REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS -ONLY APPLIANCE PLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) JOB NO, LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 2017-76 DATE 10/18/2018 1i WINDOW WALL TAG - REFERENCE SHEET A-7.0 SHEET NO. 101 DOOR TAG - REFERENCE SHEET A-7.0 1i WINDOW TAG -REFERENCE SHEET A-7.0 AIIIIIIIIIIIIIZO0 KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. A PLAN LEGEND KEYNOTELEGEND 1 PROPERTY LINE 2 REAR YARD SETBACK 3 FRONT YARD SETBACK 4 SIDE YARD SETBACK 5 RESIDENTIAL ELEVATOR 'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE = 54" x 58" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 6 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 7 IGLASS MOUNTED HANDRAIL, 36" ABV. NOSING (34"-38" MIN.) REF. DTL. 2,18/AD-1 8 INTERIOR GLASS GUARDRAIL - MIN. 42" HIGH 4" MAX. SPHERE OPENING, REF. DTLS. 4, 9/AD-1 9 DEPRESSED FRAMING FOR FLUSH SHOWER COOR. WITH INT. DESIGNER, REF. STRUCT. DWGS. 10 SINK -AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W1. OWNER) 11 COUNTERTOP -AS SELECTED 12 LAUNDRY SINK - AS SEL. 13 WASHER/DRYER-PROVIDE HOOK-UPS & POWER 14 UPPER CABINET -BUILT-IN, FINISH AS SEL. 15 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 16 TEMPERED GLASS ENCLOSURE -1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) 17 SHOWER- HOT -MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 70" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA. CIRCLE MIN. (CPC 411.7) 18 SHELF AND POLE - BUILT IN, FINISH AS SEL. 19 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 4,13 & 14/AD-1 20 FURNISHINGS - AS SELECTED 21 CUSTOM ARCH. WOOD SCREEN - 2X2 WOOD SLATS SPACED 4" O.C. - COLOR & STAIN AS SELECTED - ARCH. TO APP'V. PRIOR TO INSTALLATION 22 FREEZER- VERIFY APPLIANCE W/. OWNER 23 REFRIGERATOR- VERIFY APPLIANCE W/. OWNER 24 KITCHEN SINK - AS SELECTED 25 DISHWASHER -AS SELECTED 26 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT 27 RANGE- VERIFYAPPLIANCE W/. OWNER -PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR) 28 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. -VENT, TO EXT. 29 BASE CABINET- BUILT-IN, FINISH AS SEL. 30 TALL CABINET - BUILT-IN, FINISH AS SEL. 31 DEPRESSED SLAB FOR ELEVEVATOR - 12", COOR. WITH ELEVATOR MFGR. & G.C., REF. STRUCT. DRAWINGS 32 FIREPLACE - PREFABRICATED, GAS ONLY,'FLARE' RIGHT CORNER 80"'FLARE-RC-80' [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFGR. INSTALLATION INSTRUCTIONS. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 33 EXPOSED STRUCTURAL STEEL COLUMN, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.) 34 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) 35 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 36 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 37 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 38 PEDESTAL SINK - AS SEL 39 SPA BY SEPARATE PERMIT & REVIEW -TOP OF SPA NOT TO EXCEED 24 FT FROM (E.) GRADE. 40 CUSTOM BUILT DINING TABLE & KITCHEN ISLAND PER OWNER & ARCH. 41 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. 42 WATER HEATER- TANK - SIZE PER T-24 REPORT REF. DTL. VAD -1 43 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1) 44 BATHTUB -AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 45 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 46 CLASS "A", FLAT "COOL ROOFING" - TPO MEMBRANE - REF. MATERIAL SCHEDULE A/A-4.0 Z O On Q 12� U W o Z to U Q 1n W DO O Of O Of za>- C:) Z N LU co W O 0 N Z rn PROJECT MANAGER/ARCHITECT DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) Designer TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. DOCUMENT VALID UPON STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 ROUGH FRAMING: ALL EXTERIOR 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 *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 ORIGINAL SIGNATURE FIRE RATED CEILING ASSY. REF. DTL. 7/AD-1 T 'Mom C 'IS 9 .29 F D EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 -z. zo R m N O S c m m ma �IQZJ B'y'T�'o t Cm.L.. m C m O INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 pa ° oat O T O L O N 0 a N C m C OI E- N - NEW WALL - 2 X 6 STUDS 116" O.C. U wf O OT >. Ow m'O NEW WALL - 2 x 4 STUDS @ 16" O.C. w " ¢10 ° N ' < N GQ m V .O ` - WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. ¢ Z m Q -a z = ° $ m y c m m O9, Tpm O NF p m - In zm,�Y ® Q U O C - CONCRETE RETAINING WALL -REF. STRUCTURAL -E- m 8 2L`O2 m 0 m-,aAa _,�aR �.a oacc cry CONCRETE MASONRY WALL - 6" CMU U.N.O. z � � = m � a � a= 0 r E `m d - DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED J s m wccmY3 STUD @ 16" O.C. m m m- ° L m p� o ma=mma m U O's x 1 J t m m .O o p r��m :Ecdv E ® WINDOW - REFERENCE SCHEDULE O E e ° °150 Q L°w_� 2 V = O.= O .+ H 2O.9Q N rQ DOOR - REFERENCE SCHEDULE REVISIONS NO. I REVISION DATE CABINET - BUILT IN CASEWORK 0 ® COLUMN -REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS -ONLY APPLIANCE PLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) JOB NO, LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 2017-76 DATE 10/18/2018 1i WINDOW WALL TAG - REFERENCE SHEET A-7.0 SHEET NO. 101 DOOR TAG - REFERENCE SHEET A-7.0 1i WINDOW TAG -REFERENCE SHEET A-7.0 AIIIIIIIIIIIIIZO0 KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. A PLAN LEGEND 3 4 2 A-4.0 3 4 A-5.0 A-5.0 A-5.1 A-5.1 A-5.1 3 A TUS NAME N BEACH CDP r /1 o E V J N o � U N UU U I- M L: 1 cL U C-) o0 0 0 rye G - N r (UNUtK StHAKA I t HtKMI I) LHT. CERT. REQ'D.� 0 1114" cl,� N� 0 Q LU U W - -- -- z 2 -----,- 2 Q Q A-5.0 I 5'_ I p 00 00 A-4.0 2 HT. CERT. REQ'D. F.Y.S.B. - Z 06m D' Of O ;4 A4.0 o Z_QD>_O 42.20' 11/4" 19'- 111/4" Z E > co C\lco *4 - HT. CERT.REQ' HT. CERT. REQ'D. Q N W N 8 42.33' 1 O 0NZ0') 3 4 2 3 4 A-5.0 A-5.0 A-5.1 A-4.0 A-5.1 A-5.1 OVERHANG PER PLANS 4 RAKE DETAIL 1 1/2" = 1'-0" MIN. 24" TO PL. ROOFING MATERIAL (REF. PLANS) O/. 30# ROOF FELT & CDX P1 venin EAVE FLASHING W/. DRIP (BY) ROOFING MFGR.) TO MATCH ROOF CAULK & SEAL BASE FLASHING 2x BLK'G. CONT. BUILT-UP FASCIA & SHDW. BD. -ARCH. TO APPY. SIZE PRIOR TO CUTTING ROOF RAFTERS CAULK & SEAL 2x SOFFIT FRM'G. 1 x T&G SOFFIT O/. TYVEK (OR EQUIV PAINT (ARCH. TO APPV.) EXTERIOR FINISH - REF. PLANS & MAT. SCHED. THERMAL BATT INSUL'N. 'TYVEK' OR EQ. BLDG. WRAP CDX PLYWD. SHTG. (PER STRUCT-L., INTERIOR FINISH, PER PLAN (WHERE OCCURS) OVERHANG PER PLANS a ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED - REF. MAT. SCHED. A-4 c� 3 CUSTOM SKYLIGHT - SIZE AS DIM. - ARCH. TO APPV. SHOP DWGS.-'ACRAUGHT OR EQUIV. (REF. DTL.. 23/AD-1) ESR -2415 MAT. SCHED. O/. C) �- o �o z 00 N� REAR YARD SETBACK E � SIDE YARD SETBACK STRUCT. OUTLINE OF EXISTING STRUCTURE TO BE REMOVED Y \ 10 r (UNUtK StHAKA I t HtKMI I) LHT. CERT. REQ'D.� 0 1114" cl,� N� 0 Q LU U W - -- -- z 2 -----,- 2 Q Q A-5.0 I 5'_ I p 00 00 A-4.0 2 HT. CERT. REQ'D. F.Y.S.B. - Z 06m D' Of O ;4 A4.0 o Z_QD>_O 42.20' 11/4" 19'- 111/4" Z E > co C\lco *4 - HT. CERT.REQ' HT. CERT. REQ'D. Q N W N 8 42.33' 1 O 0NZ0') 3 4 2 3 4 A-5.0 A-5.0 A-5.1 A-4.0 A-5.1 A-5.1 OVERHANG PER PLANS 4 RAKE DETAIL 1 1/2" = 1'-0" MIN. 24" TO PL. ROOFING MATERIAL (REF. PLANS) O/. 30# ROOF FELT & CDX P1 venin EAVE FLASHING W/. DRIP (BY) ROOFING MFGR.) TO MATCH ROOF CAULK & SEAL BASE FLASHING 2x BLK'G. CONT. BUILT-UP FASCIA & SHDW. BD. -ARCH. TO APPY. SIZE PRIOR TO CUTTING ROOF RAFTERS CAULK & SEAL 2x SOFFIT FRM'G. 1 x T&G SOFFIT O/. TYVEK (OR EQUIV PAINT (ARCH. TO APPV.) EXTERIOR FINISH - REF. PLANS & MAT. SCHED. THERMAL BATT INSUL'N. 'TYVEK' OR EQ. BLDG. WRAP CDX PLYWD. SHTG. (PER STRUCT-L., INTERIOR FINISH, PER PLAN (WHERE OCCURS) OVERHANG PER PLANS MIN. 24" TO PL. ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED - REF. MAT. SCHED. A-4 ROOFING PER PLAN & CUSTOM SKYLIGHT - SIZE AS DIM. - ARCH. TO APPV. SHOP DWGS.-'ACRAUGHT OR EQUIV. (REF. DTL.. 23/AD-1) ESR -2415 MAT. SCHED. O/. DECO. WD. FASCIA - REF. EXTERIORS & DTLS. ROOFING FELT (MIN. 2 PROPERTY LINE I AYFRS l.rlh FRONT YARD SETBACK ROOF SHTG PER STRUCT. REAR YARD SETBACK 2x ROOF RAFTERS PER SIDE YARD SETBACK STRUCT. OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 2X SOLID BLK'G. \ 10 CUSTOM RECESSED GUTTER/ROOF DRAIN - ROOFING CONTRACTOR COORD. W/. FLASHING INSTALLER - VERIFY SIZE, LOC'N & APPLICATION OF DRAIN W/. ARCH. PRIOR TO ORDERING COPPER DRIP EDGE (TYP.) W= W ~`oaW N d U -:5, \ COPPER GUTTER AS SEL. fV .n CONT. BUILT-UP FASCIA o &SHDW. BD. - ARCH TO APPY. SIZE PRIOR TO CUTTING ROOF g RAFTERS n TYP. REVEAL - COORD. W/_ EAVES RATED 3 EAVE DETAIL 1 1/2" = 1'-0" 2X SOFFIT FRM'G 1x6 T&G SOFFIT PANELS - PAINT & SEAL (COLOR AS SEL.) PROVIDE VENTS FOR ATTIC VENTILATION PER CRC R806 AS NEEDED EXTERIOR FINISH PER PLANS & MAT. SCHED. 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. AIR -PERMEABLE INSULATION (PER PLANS) 2x ROOF RAFTER (PER STRUCT.) INTERIOR FINISH - (PER PLANS, NHERE OCCURS) VALLEY DETAIL CONT. LOCK STRIP, SOLDERED CLEATS @ 18" O.C. MAX. 3/4" LOCK, ALT. METHOD 2 METAL ROOF (TYP.) 1 1/2" = 1'-0" PRODUCT LISTING: ICC # ESR -2048, CB -150 STANDING SEAM METAL (ZINC OR EQUIV.) - REF. MAT. SCHED. A/A-5, CLASS'A' ASSY. FASTENERS PER MFGR. INSTRUCTIONS 1/4" DENSGLASS OR EQUIV. MIN. 30# ROOF FELT- (2) LAYERS GAF VERSASHIELD UNDERLAYMENT 15/32" CDX PLYWD. SHTG. MIN. (REF. STRUCT) Z O w w TRUE NORTH PROJECT NORTH Q ARCHITECTURAL ROOF PLAN Z 1/4" = 1'-0" Q KEYNOTE LEGEND 1 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED - REF. MAT. SCHED. A-4 2 CUSTOM SKYLIGHT - SIZE AS DIM. - ARCH. TO APPV. SHOP DWGS.-'ACRAUGHT OR EQUIV. (REF. DTL.. 23/AD-1) ESR -2415 3 DECO. WD. FASCIA - REF. EXTERIORS & DTLS. 4 PROPERTY LINE 5 FRONT YARD SETBACK 6 REAR YARD SETBACK 7 SIDE YARD SETBACK 8 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 9 CHIMNEY SHALL EXTEND AT LEAST Z HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN T ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 10 CUSTOM RECESSED GUTTER/ROOF DRAIN - ROOFING CONTRACTOR COORD. W/. FLASHING INSTALLER - VERIFY SIZE, LOC'N & APPLICATION OF DRAIN W/. ARCH. PRIOR TO ORDERING NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHTG. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC VENTILATION CALCS. A I ROOF PLAN LEGEND ROOF VENTILATION NOTES: (CRC R806) 1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSION -RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN 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 SHTG. AND AT THE LOCATION OF THE VENT. 4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G'S INSTALLATION INSTRUCTIONS. INSTALLATION OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQTS. OF SECTION R903. INSTALLATION OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R703.1. 5. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OF THE TOP STORY AND THE ROOF RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES (SPACES BETWEEN CEILINGS THAT ARE APPLIED DIRECTLYTO THE UNDERSIDE OF ROOF FRAMING MEMBERIRAFTERS 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 SHTG. FOR CONDENSATION CONTROL. 5.3. AIR -IMPERMEABLE AND AIR -PERMEABLE INSULATION. THE AIR -IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHTG. FOR CONDENSATION CONTROL. THE AIR -PERMEABLE INSULATION SHALL BE INSTALLED DIRECTLY UNDER 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. a W w W w PROJECT MANAGERIARCHITECT Designer DOCUMENT VALID UPON ORIGINAL SIGNATURE JOB NO, 2017-76 DATE 10/18/2018 SHEET NO. A-3.0 .JD o cZc L N 'Mom MON 00 aLZm9Z`o c m N O$ c N m m Q N a L m d Q N N 0 a L O T O L L N N L t cV OTo Egg U :o W76 c a N E cd N t:.d 0N 9 p 0 1- t2 S O O p U a U N¢ N y N d W= W ~`oaW N d U -:5, M. o c m m v U m Zco, Z m c y m m$ Z Q w E w C N N 09� TORN O NF p mma.c Z 0 r ~ N E j, V O dp E LO NLN am=% S 9 p N N 0- Tm g a c L N N E 9 a V EZ 2oc0 m m'n a�am=Q V2Ca EN _ATc N f° dld ma HN - va `m)£� U)v0ESSO�=EoO wo wt N� ON .�5N�VLL o d U 2 0 d2 me aU�vUo n/ LL H2�¢9Q N.L.Q� REVISIONS NO. I REVISION I DATE JOB NO, 2017-76 DATE 10/18/2018 SHEET NO. A-3.0 .JD 3 4 2 3 4 -5.0 A-5.0 A-5.1 A-5.1 42.33' 41.96' T 2.20' MAXRIDGE HEIGHT T. CERT. H. CERT. REQ'D. HTERT 'D. IV MAX. RIDGE HT 4233__________------------------------------------------------------------------------------ __41.62_______ ------------------------------------- ------------------------------------------------------------- _________- 42.33' HT. CERT. REQ'D. �ELEV.ROOFPLATETYP. ----- o --------------------------------------- - - - - - -- - ---------------------------o ---� ELEV. ROOF PLATETYP.n v41.46 - 41.46' n ROOF PLATE (TYP.) ROOF PLATE (TYP.) n v 40.63' 40.63' 37.29' 37.46' _MAX _FLAT �' o HT. CERT. REQ'D. 2 37.29' �Aw0 °' MAX FLAT 37.33'--------------------- -� -ZD.---- HT. CERT. REQ'D. ----------------------- --------------------------------------------------- -- ,HT. CERT. REQ'D. ,.-------- -� -- - -37.33' _____________________________________________________________________________________ e 2 Z LL Z LL Z LL LL LL LL v Q v ¢ v G� �THIRD FLOOR T.O.S -- - - -- --- ----------------------- ---- ----- - 3.76' THIRD FLOOR PLATE 2.71 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 13 c m M 2 N SECOND FLOOR T.O.S. (TYY 24.46- SECOND .46SECOND FLOOR PLATE (TYP.)3.38' FIRST FLOOR (T.O� 13.88' n GRADE PLANE 13.33' 10 O5 O4 / 3 O x o x x Z LL � LL M V m ¢ -F5 - - - - - - - - - - - - - - - - - Li - - - � ; 1 / a O o= 4 o� � ; J 7777 x / e 50 THIRD FLOOR T.O.S 33.7 THIRD FLOOR PLATE n 32.71' m N O a _SECOND FLOOR T.O.�TYP.1 n 24.46`' SECOND FLOOR PLATE -C - n 23.38' --------------- - ----_-------_--_`---_---_ - - FIRST FLOOR_CT 13.88' -IIII-III III IIIIIIIIIIIIIIIIIIIII1 11_III�IIIIIIIIIIIIIIII IIIIIII1 l 11 IIIIIIIIII1 III III III IIIIII-! l GRADE PLANE I I III III III -III III -III I I� I I III -III III I I I I� I I I II � III -III III -III I I� I I III- I I I I I� I I I -III III -III III -III III -III III -III I I 13.33' n LEFT SIDE ELEVATION - SOUTHEAST 1/4" = 1'-0" 1 2 1 A-5.0 A-5.0 A-5.1 42.33' 42.20' /b MAX.RIDGE HEIGHTHT. CERT. REQ'D. HT. CERT. REQ'D. v ,-------- --------------------- 7 ------ ------------------------------- 42.33 �ELEV.ROOF PLATE TYP.r-- -- o --- --- - - - -- - - - - -I ----- v 41.46' ROOF 37.29' PLATE (TYP.) v 40.63' 25 24 6 6 ---°? o ----- ---- ----- - ---- 2 -----LHT. CERT. REQ'D- MAX FLAT---------- -- 37.33' -------- -MAX. HEIGHT MAX.RIDGE HEIGHT________ ______ 42.33' 42.33' ELEV. ROOF PLATE 4Typ1.46 n ' ELEV. ROOF PLATE TYP. F 41.46' - - ROOFPLATE (TYP.) n ROOF PLATE (TYP.) 40.63' 40.63' ---------------MAX FLAT MAX FLAT--------------- - o 37.33' 37.33' m = LL LA THIRD FLOOR T.O.S ¢ THIRD FLOOR T.O.S THIRD FLOOR T.O.S v 33.79 - - - - - - - - - - - - - - - - - - - - - - 33.79' t 33.79 - - �THIRD FLOOR PLATE THIRD FLOOR 32 TE n n THIRD FLOOR PLATE 7f - - - - - - - - - - - - - - - - - - - - - - - - - V �J - - //h� SECOND FLOOR T_0 TYP _ N X46' b,- -1 FLOOR PLATE -- FIR TYP-1 W 23.38' FIRST FLOOR(T.O,S. _ �J 13.88' ------ GRADE PLANE 13.33' 1 -ill 1 1 111,1, � II I, rh MAX.R_IDGE HEIGHT__________ 42.33' ELEV. ROOF PLATE TYP. F - v 41.46' n ROOF PLATE (TYP.) v 40.63' MAX FLAT 37.33' /bTHIRD FLOOR T.O.S ' _ _ - 33.79 THIRD FLOOR PLATE 3271, - - - SECOND FLOOR T.O.S. (TYP v 24.46' rik-SECOND FLOOR PLATE (TYPP.1 1U21-3-87 FIRS 3.88TFLOOR T.O.S. GRADE PLANE____________ 13.33' PL I SECOND FLOOR T.O.S. LTYP.) n SECOND FLOOR T.O.S.TT� _ - 24,46' 4.46' _ SECOND FLOOR -PLATE( TYP.1 n r_SECOND FLOOR PLATE (TYPA - 23.38' v 2S. -W FIRST FLOORAT.O.S�. _c jk, FIRST FLOOR (T.O.S.) ------ ------ 13.88' v WJ 13.88' ------' GRADE PLANE GRADE PLANE 13.33' 13.33' FRONT ELEVATION - NORTHEAST 1/4" = 1'-0" --- _MAX.RIDGE HEIGHT ------- ----- 42.33' ELEV. ROOF PLATE TYP. n 41.46' ROOF PLATE (TYP.) n 40.63' to --------------MAX FLAT 37.33'-N � � J _ THIRD FLOOR T.O.S 33.79' 1 _ THIRD FLOOR PLATE � 32.71' u _SECOND FLOOR T.O.�TYP- 24.46' SECOND FLOOR PLATE TTYP.1 n 23.38' FIRST FLOORR�O.S.) n r r 11 13.88' V GRADE PLANE n 13.33' REAR ELEVATION - SOUTHWEST 1/4" = 1'-0" 4 3 2 4 3 A-5.1 A-5.1 A-5.1 A-5.0 A-5.0 42.20' 42. 7' ai7i9 . HT. CERT. REQ'D. 8 8 - - - - - - - - - - - - - - - - - - - - - - - - 37.29'2 2 37.29' 46 HT. CERT. REQ'D. ],.H HT. CERT. REQ'D. ------------------------- w . Z LL = Z LL ZT-T LL LL N ¢ -- ----- ------ ----_ E RP 3 10 g 3 � a • O_ F 2 11 • 2 m x Z LL Z LL LL LL V m V m V Q < ¢ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 5 - - - - - - _ PL PL. 4 12 4 9 ° ° ° 11 ° ° ° ❑ Q o FIRST FLOOR T.O:88 ----- -- ------------GRADEPLANE� 13.33' ° J n RIGHT SIDE ELEVATION -NORTHWEST MAX. RIDGE HEIGHT 42.33' o ELEV. ROOF PLATE TYP. n - - 41.46' ROOF PLATE g ---MAX FLAT - ------------- 37.33' O V N THIRD FLOOR T_O.S m 33.79' _ _ THIRD FLOOR PLAT_E_� SECOND FLOOR T.O. n 24.46' - SECOND FLOOR PLATE1T- n 23.38' 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 & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT: CUSTOM COLLECTION ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE: 541-885-7412 OR 800-535-3936 FAX: 541-884-3331 WEB: WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER: WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM WOOD SIDING: MANUFACTURER:TBD SPECIES: CEDAR ('CLEAR HEART OR'A CLEAR') SIZE: 1x8 SHIPLAP SIDING W/. REVEAL. (ARCH. TOAPPV.) TREATMENT: STAIN & SEAL, COLOR AS SEL. (ARCH. TO APPV.) SCORE & BACK -PRIME AS NEEDED T&G WOOD EAVES: MANUFACTURER: TBD SPECIES: CEDAR (COLOR TO MATCH WOOD SIDING) SIZE: 1x6 T&G SIDING TREATMENT: STAIN & SEAL, COLOR AS SEL. (ARCH. TO APPV) SCORE & BACK -PRIME AS NEEDED EXTERIOR STUCCO: MANUFACTURER: MERLEX STUCCO 2911 ORANGE -OLIVE ROAD ORANGE, CA 92865 P: 714.627.1700 COLOR:TBD APPLICATION: THREE -COAT APPL., SMOOTH 7/8" W/. METAL LATH (DIAMOND OR EQUIV.) EXTERIOR COMPOSITE PANELING: MANUFACTURER: SWISSPEARL COLOR: TBD, ARCH. TO APPV. APPLICATION: TBD THICKENSS: VARIES WEIGHT: <15 LBS/S.F. EXTERIOR STONE VENEER SUPPLIER:TBD STONE TYPE: PRE -CAST CONCRETE TILE, RAKED COLOR: CREAM/BEIGE, ARCH. TO APPV. APPLICATION: TILE VENEER THICKNESS: 1"- 1.5" NOMINAL WEIGHT: <10 PSF. METAL ROOFING: (CLASS'A' ) MANUFACTURER: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA 91710 P: 909.664.1500 PRODUCT: STANDING SEAM METAL ROOFING, CB -150 (NON -REFLECTIVE) COLOR: DARK GRAY NOTES: USE CONTINUOUS 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL 1/A-4 WEIGHT: APPX. 2 PSF. CODE: ICC # ESR -2048, CB -150 GUTTERS: MATERIAL: METAL -ALUM. PAINTED KYNAR SHAPE: SQUARE (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS WWW. RANCHHOUSEDOORS.COM STYLE: CONTEMPORARY/MODERN MATERIAL: CUSTOM BUILT, METAL & GLASS WATERPROOF DECK MEMBRANE: TUFFLEX POLYMERS 10880 POPLAR AVE. FONTANA,CA P: 909.349.2016 W W W.TUFFLEXPOLYMERS.COM CODE: ICC # ESR -2505 FLASHING & WEATHERSTRIPPING: PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. A MATERIAL SCHEDULE NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. KEYNOTE LEGEND 1 "I 2 10 O5 O4 / 3 O x o x x Z LL � LL M V m ¢ -F5 - - - - - - - - - - - - - - - - - Li - - - � ; 1 / a O o= 4 o� � ; J 7777 x / e 50 THIRD FLOOR T.O.S 33.7 THIRD FLOOR PLATE n 32.71' m N O a _SECOND FLOOR T.O.�TYP.1 n 24.46`' SECOND FLOOR PLATE -C - n 23.38' --------------- - ----_-------_--_`---_---_ - - FIRST FLOOR_CT 13.88' -IIII-III III IIIIIIIIIIIIIIIIIIIII1 11_III�IIIIIIIIIIIIIIII IIIIIII1 l 11 IIIIIIIIII1 III III III IIIIII-! l GRADE PLANE I I III III III -III III -III I I� I I III -III III I I I I� I I I II � III -III III -III I I� I I III- I I I I I� I I I -III III -III III -III III -III III -III I I 13.33' n LEFT SIDE ELEVATION - SOUTHEAST 1/4" = 1'-0" 1 2 1 A-5.0 A-5.0 A-5.1 42.33' 42.20' /b MAX.RIDGE HEIGHTHT. CERT. REQ'D. HT. CERT. REQ'D. v ,-------- --------------------- 7 ------ ------------------------------- 42.33 �ELEV.ROOF PLATE TYP.r-- -- o --- --- - - - -- - - - - -I ----- v 41.46' ROOF 37.29' PLATE (TYP.) v 40.63' 25 24 6 6 ---°? o ----- ---- ----- - ---- 2 -----LHT. CERT. REQ'D- MAX FLAT---------- -- 37.33' -------- -MAX. HEIGHT MAX.RIDGE HEIGHT________ ______ 42.33' 42.33' ELEV. ROOF PLATE 4Typ1.46 n ' ELEV. ROOF PLATE TYP. F 41.46' - - ROOFPLATE (TYP.) n ROOF PLATE (TYP.) 40.63' 40.63' ---------------MAX FLAT MAX FLAT--------------- - o 37.33' 37.33' m = LL LA THIRD FLOOR T.O.S ¢ THIRD FLOOR T.O.S THIRD FLOOR T.O.S v 33.79 - - - - - - - - - - - - - - - - - - - - - - 33.79' t 33.79 - - �THIRD FLOOR PLATE THIRD FLOOR 32 TE n n THIRD FLOOR PLATE 7f - - - - - - - - - - - - - - - - - - - - - - - - - V �J - - //h� SECOND FLOOR T_0 TYP _ N X46' b,- -1 FLOOR PLATE -- FIR TYP-1 W 23.38' FIRST FLOOR(T.O,S. _ �J 13.88' ------ GRADE PLANE 13.33' 1 -ill 1 1 111,1, � II I, rh MAX.R_IDGE HEIGHT__________ 42.33' ELEV. ROOF PLATE TYP. F - v 41.46' n ROOF PLATE (TYP.) v 40.63' MAX FLAT 37.33' /bTHIRD FLOOR T.O.S ' _ _ - 33.79 THIRD FLOOR PLATE 3271, - - - SECOND FLOOR T.O.S. (TYP v 24.46' rik-SECOND FLOOR PLATE (TYPP.1 1U21-3-87 FIRS 3.88TFLOOR T.O.S. GRADE PLANE____________ 13.33' PL I SECOND FLOOR T.O.S. LTYP.) n SECOND FLOOR T.O.S.TT� _ - 24,46' 4.46' _ SECOND FLOOR -PLATE( TYP.1 n r_SECOND FLOOR PLATE (TYPA - 23.38' v 2S. -W FIRST FLOORAT.O.S�. _c jk, FIRST FLOOR (T.O.S.) ------ ------ 13.88' v WJ 13.88' ------' GRADE PLANE GRADE PLANE 13.33' 13.33' FRONT ELEVATION - NORTHEAST 1/4" = 1'-0" --- _MAX.RIDGE HEIGHT ------- ----- 42.33' ELEV. ROOF PLATE TYP. n 41.46' ROOF PLATE (TYP.) n 40.63' to --------------MAX FLAT 37.33'-N � � J _ THIRD FLOOR T.O.S 33.79' 1 _ THIRD FLOOR PLATE � 32.71' u _SECOND FLOOR T.O.�TYP- 24.46' SECOND FLOOR PLATE TTYP.1 n 23.38' FIRST FLOORR�O.S.) n r r 11 13.88' V GRADE PLANE n 13.33' REAR ELEVATION - SOUTHWEST 1/4" = 1'-0" 4 3 2 4 3 A-5.1 A-5.1 A-5.1 A-5.0 A-5.0 42.20' 42. 7' ai7i9 . HT. CERT. REQ'D. 8 8 - - - - - - - - - - - - - - - - - - - - - - - - 37.29'2 2 37.29' 46 HT. CERT. REQ'D. ],.H HT. CERT. REQ'D. ------------------------- w . Z LL = Z LL ZT-T LL LL N ¢ -- ----- ------ ----_ E RP 3 10 g 3 � a • O_ F 2 11 • 2 m x Z LL Z LL LL LL V m V m V Q < ¢ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 5 - - - - - - _ PL PL. 4 12 4 9 ° ° ° 11 ° ° ° ❑ Q o FIRST FLOOR T.O:88 ----- -- ------------GRADEPLANE� 13.33' ° J n RIGHT SIDE ELEVATION -NORTHWEST MAX. RIDGE HEIGHT 42.33' o ELEV. ROOF PLATE TYP. n - - 41.46' ROOF PLATE g ---MAX FLAT - ------------- 37.33' O V N THIRD FLOOR T_O.S m 33.79' _ _ THIRD FLOOR PLAT_E_� SECOND FLOOR T.O. n 24.46' - SECOND FLOOR PLATE1T- n 23.38' 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 & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT: CUSTOM COLLECTION ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE: 541-885-7412 OR 800-535-3936 FAX: 541-884-3331 WEB: WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER: WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM WOOD SIDING: MANUFACTURER:TBD SPECIES: CEDAR ('CLEAR HEART OR'A CLEAR') SIZE: 1x8 SHIPLAP SIDING W/. REVEAL. (ARCH. TOAPPV.) TREATMENT: STAIN & SEAL, COLOR AS SEL. (ARCH. TO APPV.) SCORE & BACK -PRIME AS NEEDED T&G WOOD EAVES: MANUFACTURER: TBD SPECIES: CEDAR (COLOR TO MATCH WOOD SIDING) SIZE: 1x6 T&G SIDING TREATMENT: STAIN & SEAL, COLOR AS SEL. (ARCH. TO APPV) SCORE & BACK -PRIME AS NEEDED EXTERIOR STUCCO: MANUFACTURER: MERLEX STUCCO 2911 ORANGE -OLIVE ROAD ORANGE, CA 92865 P: 714.627.1700 COLOR:TBD APPLICATION: THREE -COAT APPL., SMOOTH 7/8" W/. METAL LATH (DIAMOND OR EQUIV.) EXTERIOR COMPOSITE PANELING: MANUFACTURER: SWISSPEARL COLOR: TBD, ARCH. TO APPV. APPLICATION: TBD THICKENSS: VARIES WEIGHT: <15 LBS/S.F. EXTERIOR STONE VENEER SUPPLIER:TBD STONE TYPE: PRE -CAST CONCRETE TILE, RAKED COLOR: CREAM/BEIGE, ARCH. TO APPV. APPLICATION: TILE VENEER THICKNESS: 1"- 1.5" NOMINAL WEIGHT: <10 PSF. METAL ROOFING: (CLASS'A' ) MANUFACTURER: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA 91710 P: 909.664.1500 PRODUCT: STANDING SEAM METAL ROOFING, CB -150 (NON -REFLECTIVE) COLOR: DARK GRAY NOTES: USE CONTINUOUS 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL 1/A-4 WEIGHT: APPX. 2 PSF. CODE: ICC # ESR -2048, CB -150 GUTTERS: MATERIAL: METAL -ALUM. PAINTED KYNAR SHAPE: SQUARE (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS WWW. RANCHHOUSEDOORS.COM STYLE: CONTEMPORARY/MODERN MATERIAL: CUSTOM BUILT, METAL & GLASS WATERPROOF DECK MEMBRANE: TUFFLEX POLYMERS 10880 POPLAR AVE. FONTANA,CA P: 909.349.2016 W W W.TUFFLEXPOLYMERS.COM CODE: ICC # ESR -2505 FLASHING & WEATHERSTRIPPING: PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. A MATERIAL SCHEDULE NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. KEYNOTE LEGEND 1 PROVIDE FAN TO COMPLY W/. WHOLE HOUSE VENTILLATION REQUIREMENT -SEE MECH. VENT. NOTE/E-1 (ARCH. TO APPV. LOC -N.) 2 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 4,13 & 14/AD-1 3 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. 4 STONE VENEER - REF. DTL. 8/AD-1 & MATERIAL LEGEND 5 FIBRE CEMENT SIDING - REF. MATERIAL SCHEDULE A4 REF. DTL. 14/AD-1 6 T&G WOOD SIDING -REF. MAT. SCHED. A-4 7 STANDING SEAM METAL ROOFING -REF. MATERIAL SCHEDULE A-4 8 DECO. WD. FASCIA - REF. EXTERIORS & DTLS. 9 EXPOSED STRUCTURAL STEEL COLUMN, SIZE PER STRUCT.; PAINT &SEAL AS SEL. (ARCH. TO APPV) 10 CUSTOM ARCH. WOOD SCREEN - 2X2 WOOD SLATS SPACED 4" O.C. - COLOR & STAIN AS SELECTED - ARCH. TO APPV. PRIOR TO INSTALLATION 11 A/C. CONDENSER UNIT - SIZE TED - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) 12 GREEN WALL SYSTEM -'FLORA -FELT OR EQUIV. )JECT NAME IERSON BEACH RE TUS CDP r /1 o E N V J O � U N U < Y a U U Lu - N m -- um T m a y W C U o0 U 'O C - t0 a c� 3 3 O � y 0 °' o p O z N� Q E m � Y r z O (� Q 12� U W o Z c U Q U7 W m of O 06 cc O z_QD_o z < N W co O ❑ N z m Q C0 coW N QZa --- 0U z uj O�ZW m W O� 0 a W Q Qo W z z PROJECT MANAGER/ARCHITECT Designer DOCUMENT VALID UPON ORIGINAL SIGNATURE o Z C L N N m o� "00 >,tz m9Z`o @N�o2Lmm ma �Z 2'y'o N a L O 2 ¢ m N N 0 a L O T LL N t0a ^X Do U;wm9ap I- >0NN95 0 //i U -U N d N NNN w= d' N N E a U U 2 Z m o c m o v O J <9z-��c.-0$ 2 ¢ m I- Q Q9� Tp�N O NF p mma.c r:. N 5 Q V 0 C ppp ~ N > TW R d N O N L L N W = a m=g a N O m m 9 p N` O- c N N J U o`S.0 WN NmO~ 9gy-m`=0 '^ �wNEEc, �.��Q "o -N O 2'a t, xNEaa=odE , C N N N V O O W W Erb m_�nv L O `Nr�l- N r .�w of0t ow o'� "ON NH -NHS CCC\I N d U 2 O 0=_ W C mc'�o.U�vUw REVISIONS NO. REVISION DATE JOB NO, 2017-76 DATE 10/18/2018 SHEET NO A-4.0 PROJECT NAME 3 4 2 3 4 ANDERSON BEACH RE INSULATION SCHEDULE: STATUSCDP EXTERIOR WALL: 2 x 4 CONST. = R-13 MIN. (%� o MAX. RIDGE HEIGHT-----------------------------------------------------------------------------------------------------------------------------------------------------------MAX_RIDGE HEIGHT 2 x 6 CONST. OR LARGER = R-19 w " 42.33, 3 -----3.12--- :1 -----3: ?-------312 --- - -3:1----�12------ -_3 y 42.33' Q RAISED FLOOR: R-30 MIN. C_� - ROOF PLATETTYP,L 2 ROOF PLATE (TYP.)w a 40.63' - 40.63' ROOF: R-30 �L ` U (REF. T-24 REPORT FOR MORE INFORMATION) m � ---1 - B U OM Ell NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME U MAX FLAT--------------- ------------- ------- --------------------------------------------------------------�--------- ------ -- 29 ---------- 27 - 9 ------------------------------- --- 37.33' m ----------------------MAX FLAT c -� > - FIRE -BLOCKING & DRAFT -STOP NOTE THIRD FLOOR T.O.S 2% MIN _ _ _ _ _ _ _ ' 2% MIN. y _ _ _ _ _ _ _THIRD FLOOR T.O._S FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS- �J 33,79' - i --------- 33,79' V (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A o THIRD FLOOR PLATE _ _ - _ _ - x �'' iia -'c _ _ _ - _ _ _ THIRD FLOOR PLAT._ _E TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES QO Q 32.71' 32.71' V AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE o 0 MAINTAINED. Z v> ? \ FIRE BLOCKS. Y \ \ i 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 C" O� 21 ` i' 0 in m HORIZONTAL. MA ER 19 1p 9 FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY BED OM BEDROOM # BAT 2 ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR z \ 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. SECOND FLOOR T_O TYPE _ _ _ _. p SECOND FLOOR T.O.S. TYP.) �_. -- -L �46, --_ 2/o MIN. --- 24.46' _ SECOND FLOOR PLATE LYP.)- _ - - -SECOND FLOOR PLATE LYP.) DRAFT STOPS. � i - - - •------- 23.38' 4 PLq DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. 5' 41/4" \ � FL. FLOOR -CEILING ASSEMBLIES. \ 1 DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS \ I SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER Z r ` AREAS. O 0 0 o Q � M 9 \ 2-C 2 G I ATTICS. (J m I 1 i KI 7 6 M m LU PW / I m DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM Z g WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE O Z � U - „ o o �\ I WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. Q (n W ,' � DRAFT STOP CONSTRUCTION. Q I- m - i i i O -1 - i DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN %-INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL LL m 06 Of 0 �FIRST FLOORPT O_Sj_ _ _ 0 La_ _ _ _ _ _ _ _ _ _ _ _ FIRST FLOG-TO.S. PANEL,3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED Z - - - - - �� 88' a i� �- a 13.88'u- fr ZQa- C:) .e - OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES Z � > co l i. I. N co CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. 20 Q N W N III -III � -III - III I 1 O ❑ N Z O) lMAX_R--- HEIGHT___________________________ 42.33' ROOFPLATEYP.L---------_-- �LT 40.63' MAX FLAT;III 37.33' ------------ io THIRD FLOOR T.O.S 33.79' - - - THIRD FLOOR PLATE �71 - - - LONGITUDINAL SECTION KEYNOTE LEGEND I! 1/4" = 1'-0" 1 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT -4" MAX. SPHERE OPENING, REF. DTLS. 4,13 & 14/AD-1 2 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED - REF. MAT. SCHED. A-4 4 3 2 4 3 3 DECO. WD. FASCIA - REF. EXTERIORS & DTLS. 4 A-5.1 A-5.1 A-5.1 A-5.0 A-5.0 5 6x12 DECO. TIMBER - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. 6 CUSTOM BUILT DINING TABLE &KITCHEN ISLAND PER OWNER &ARCH. 7 KITCHEN SINK -AS SELECTED (Y) 8 FIREPLACE - PREFABRICATED, GAS ONLY, FLARE RIGHT CORNER 80 FLARE -RC -80 [DTL. 22/AD-11 (FACTORY QV BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN (� MAX. __ R_I_D_G_E_H_E_I_G_H_T /1 ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. FIREPLACE MUST COMPLY W/. W 42.33' THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 9 COUNTERTOP -AS SELECTED - - - ROOF PLATELTYP.)10 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) Z Q 40.63' 11 SHELF AND POLE - BUILT IN, FINISH AS SEL. O U 12 KITCHEN EXHAUST HOOD - PROVIDE MIN, RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. _ INSTRS. - VENT. TO EXT, 0 13 TALL CABINET- BUILT-IN, FINISH AS SEL. Z LL L514RANGE- VERIFY APPLIANCE W/. OWNER- PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.)O______________ MAX FLAT -A -,,RESIDENTIAL ELEVATOR -'CALIFORNIA CUSTOM LIFT, INC.'OR EQUIV., SHAFT SIZE=54"x58"CLEAR- Lij 37.33' PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. LLIREQ'D. BY C.N.B.)BATHTUB-AS SELECTED (VERIFY LOC'N. OF FIXTURES Wt. OWNER) UJ O O THIRD FLOORT_O_.S - 33.79' u = 0 - THIRD THIRD FLOOR PLATE > n �1 Q (� w z z (-h SECOND FLOOR T.O.S. (TYP.) v 24.46 SECOND FLOOR PLATE (NP.) _ 23.38' /% F1 ST FLOOR(T.O.S.) v 13.88' - J J J J J 1 2 1 A-5.1 A-5.0 A-5.0 1 2 1 A-5.1 A-5.0 A-5.0 W742.33 -------------------------------------- HEIGHT--------------------------- ------ --3:12-----------------------------------IDGE H 412.33' �42NC_RI_DGE HEIGHT------- - - - - - - - 12 - ------------------- .33 rN ROOF PLATETTYP.L - - - - - - - - - ROOF PLATETTYP.� ROOF PLAT LF 46.63' 40.63' 40.63' MAX FLAT MAX MAX FLAT 37.33, ----- 28------ ----- ---- - ------------ --------------------37.33'37.33' -------------------- ED-------------- ------------------ ----- ;THIRD FLOOR T_O.S 3.79' - - THIRD FLOOR PLATE 2.71' - - a m Q SECOND FLOOR T.O.S_(DT.)_ Q 24.46 IRSECOND FLOOR PLATE (TYPP.) v 23.38' � FIRST FLOOD_(T_OO I v 13.88' THIRD FLOOR T.O.Sj[�, 33.79' u THIRD FLOOR PLATE - - 32.71 _ _SECOND FLOOR T.O.S.TYP 24.46' SECOND FLOOR PLATETTYP.1 n 23.38' _ _ FIRST FLOORLT QS.) Il 13F8_9_70 �I TRANSVERSE SECTION 1 /4- V1 -0 _THIRD FLOOR T.O.S - 33.79' THIRD FLOOR PLATE (-h SECOND FLOOR T.O.S. (TYP.) _ v 24.46 jk-SECOND FLOOR PLATE (TYP.)- 23.38' FIRST FLOO�.O.S.) _ t 13.88 SECOND FLOOR-T.O.S. (TYP.) L 24.46' SECOND FLOOR PLATELTYP. 23.38' FIRST FLOOR(T.O.S 13.88' F-,7 LONGITUDINAL SECTION _____________MAX_RIDGE HEIGHT 42.33' - - - - - ROOF PLATE EYP.) 40.63' o ________________ MAX _F_LAT dI 37.33' THIRD FLOORT_O.S�� 33.79' u THIRD FLOOR PLATE - - 32.77 _ SECOND FLOOR T.O.S. (TYP.) Il f4.4 -6 -7V SECOND FLOOR PLATE (TYPJ 23.38'' FIRST FLOOR _LT.O.S.) n 13.88' n TRANSVERSE SECTION 1/4" =V-0" PROJECT MANAGER/ARCHITECT Designer DOCUMENT VALID UPON ORIGINAL SIGNATURE V c -z '19 N O m v> Z m9Z`o c � m m z $ c m m m d Z ), d 0 Q N a a"Qm�m oat O T O L N 0 a in = m o E c a w_°mE NORTH ARROW � � 0i S W O I-_ _ Op r u, a d" d N 90 00'00" E PROPERTY LINE TAG U xmZm° - ° ~ °a a� c m m v Distance (n a m Z c $ z ¢WEy=yd 9N O NF 1 M SECTION INDICATOR O oO6wm yTOR a� T - A101 Zr a=cm �..--m E°1t Room name ROOM TAG (NAME sO- p U N C N d /AREA) U Ta o U a = _ 150 SF W ° ot�E0a=F-� a moEc SIM m o d �= a 1 CALL -OUT TAG A101 zn0'9E -E=X.1 Name U ELEVATION INDICATOR UO E ori d Elevation J ° o = U U _ o_t ow o.�w� REVISION FLAG y L- 0_ 6 a= o m v 20R@71/2" STAIR TAG (NO. OF RISER & HEIGHT) REVISIONS 1WALL TAG NO. REVISION I DATE 101 DOOR TAG 1i WINDOW TAG EJI KEYNOTE TAG A ANNOTATION LEGEND 1 HR. FLOOR SYSTEM REF. DTL, 7/AD-1 0 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 0 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. JOB NO, 2017-76 D NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. DATE 10/18/2018 O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. SHEET NO. ® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. A�500 CONCRETE RETAINING WALL - REF. STRUCTURAL B SEPARATION LEGEND 1 2 3 3.6 O4 4.7 4.8 O5 6 I I I I I I I I I I I I II I I I f I I I I PROPRTY LINE TYP -- -- —I— AP-- —�e -- -- N350 57'49"E 75.00' -- I- - —I— — — -- -- -- JJ JJ� �P V -- T 1-I H------ + I i 7Z= ------------6 LJ 28 it i __-r ----G82rA __ _ _ 4 210' I F I TYP AT HFX y • T_ _______________________________ I r--------� 2 7 r 2 I I I I SD -2 THIS LINE p+-�------�- -T - y 1 I i li i 1.25' i i 1.2 ' - I_ I I ��+ - 210' i 7.5' ELEVATOR 1 4 �.— PP� \ 17' I I 246 I I I �____L __ ____� I I I I I I I t77 7/ l ID TYP i c i I SD -2 ATGBi i i i +6 6rk�I N I N I �O 1m 1 _�—_I__ _ _ _��_�__ _ _ _ I I I I I I o I I I I I I I I I 1 G I 9 M I I '-6" I i I I I I SD -2 13'-2 5/8" T.O.S. 11 I� ° I I i i i 13'-4112" .O.S. 1 i 6' 1 14 i 1 M I I I I 1 I I 017.5' / 1 1 ILr> Z I I I I I I I co+ �o I I Z � ---- - - - - I I I + I I I I I I I 1 6 I I ys i i 4 G+s EL PANEL, I I I I I I I I sY I I 1 I I t 1 I I I +y I I e I 6' 1 I � SEEARCHT --CL OF CORE OF k -------- 4i F-----------------------1 ---- �J' --- L--------------------------- -- WALL TYP . / - ---L --- - - - -� - r--- - -� �- - �- - ------ ----------- I - I ------- --------- - - --� ysl 0 1 f---------- ��- -r--- 4 --- r----------� sem, 1 �'+ iv +yam 10.5'---1 A TYP — — — I I �8 — D TYP U — — B TYPAT — T �? — — �5T__J �5 �__+__J L_-�_ 1 AT HDU GARAGE 310" FP SD -2 II It SD -2 SD -2 N35° —57'45—"E-75 .00' I I — — — — I I I I I I I I I I I I I I I I I I I 1 2 3 3.6 4 4.7 4.9 5 6 A A.1 r r Z 0 (n Lu NO.0 66947 a � OF CAUF� 10/17/2018 • 11 ^I • I _ -f' -1. n M T _ r r. N a Z O C) Lu rn 0 a Z U Qom= U) C) O�w z J m 0 06 J m Q Q z Q N W 0 N Z F— Q w ry F— LU ry U co F� Q Z co W oc z FOUNDATION PLAN �, m of Q J SCALE: 1/4"=1'-0" PROJECT Z U a NORTH O w U z U)�w O m � W w0 z FOUNDATION PLAN NOTES LEGEND Q (o Z o 1. FOR DIMENSIONS NOT SHOWN, SEE ARCHITECTURAL DRAWINGS. INDICATES TYPE OF SHEARWALL WITH OPENINGS WITH m co Q > 2. FOR NOTES &INFORMATION NOT SHOWN ON THIS SHEET, SEE SHEET SD -0, MIN 4POST & 1 OR 2 HOEDOWNS AT EACH END & p p O 3. FOR GENERAL NOTES, SCHEDULED & LEGENDS SEE SD -1 & SD -1A. • REQUIRED MINIMUM TOTAL LENGTH (Lt) & EFFECTIVE N N 0 4. FOR SECOND FLOOR FRAMING PLAN SEE S-2. 2 LENGTH (Le) PER B W LU 5. FOR THIRD FLOOR FRAMING PLAN SEE S-3. 6. FOR ROOF FRAMING, SEE SHEET S-4. t L SD -0 o uj z 3 L) ll 7. FOR SHEARWALL ANCHOR BOLTS, SEE SCHEDULE B/SDO. INDICATES TYPE OF SHEARWALL WITH MIN 4xPOST & 1 OR 2 0 ¢ w 8. FOR WOOD STUD WALL ASSEMBLY, SEE WALL ELEVATION C/SD2A. HOEDOWNS AT EACH END AND REQUIRED MINIMUM LENGTH (L) o 0 U 9. INSTALL STRAPS AT ALL WINDOWS AND DOORS CORNERS AT SHEARWALLS IN • PER SD -0 ACCORDANCE WITH DETAIL A/SD-2A, UNLESS LONGER STRAPS HAVE BEEN SPECIFIED ON PLAN. � SHEET OF O�� INDICATES SEISMIC STRAP TYPE AND LENGTH L=8' PER SCHEDULE SD_O S-1 INDICATES STEP DOWN/SLAB DEPRESSION. i