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03_Sheehy Residence Coastal Development Permit_PA2017-179
CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT July 11, 2019 Agenda Item No. 3 SUBJECT: Sheehy Residence (PA2017-179) Coastal Development Permit No. CD2017-076 SITE LOCATION: 2495 Ocean Boulevard APPLICANT: Brandon Architects OWNER: Brian Sheehy PLANNER: Liane Schuller, Planning Consultant 949- 644-3200, lschuller@newportbeachca.gov LAND USE AND ZONING General Plan: RS-D (Single-Unit Residential Detached) Zoning District: R-1 (Single-Unit Residential) Coastal Land Use Category: Single-Unit Residential Detached – (0.0- 5.9 DU/AC) (RSD-A) Coastal Zoning District: R-1 (Single-Unit Residential) Bluff Overlay District: Map B-5 (Carnation Avenue) PROJECT SUMMARY A request for a coastal development permit to allow the demolition of an existing single- family residence and detached one-car garage, and the construction of a new 6,672-square- foot, single-family residence with an attached 656-square-foot, three-car garage. The proposed development also includes accessory elements such as walls, fences, patios, hardscape, swimming pool, drainage devices and landscaping. The proposed project 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 - Class 3 (New Construction or Conversion of Small Structures) of the State CEQA (California Environmental Quality Act) 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. CD2017-076 (Attachment No. ZA 1). 1 Sheehy Residence CDP (PA2017-179) Zoning Administrator, July 11, 2019 Page 2 BACKGROUND On April 7, 1984, the Planning Commission approved Variance No. VA1114, which allowed portions of the existing garage to exceed the maximum allowed height within the front half of the lot. Project implementation would result in demolition of the over-height garage and existing single-family residence. Subsequent to the site’s development in 1986, the original grade of the subject site was substantially altered with retaining walls resulting in extensive excavation and fill areas and current existing grade elevations that no longer represent the natural topography of the bluff. Therefore, on December 5, 2014, the Community Development Director approved a grade determination for the project site (Staff Approval No. SA2014-022), establishing grade for the purpose of measuring height based upon the original natural grade prior to the development of the existing construction approved in 1986. The approved grade determination became effective on December 19, 2014, and establishes the points from which height is to be measured for the proposed project. DISCUSSION Land Use and Development Standards The subject property is located in the R-1 Coastal Zoning District, which provides for single-unit residential development and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because a portion of 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 developed with a mix of single- and multi-family residences of varying height and mass. There are two adjacent multi-family developments constructed on the bluff immediately north and south of the project site. To the south is the multi-story, 48-unit Channel Reef condominium development. To the north is the multi-story, 8-unit Aerie condominium development. The property immediately above the project site is developed with an existing single-family residence. Based upon existing development in the vicinity and current development standards, the proposed design, bulk, and scale of the project is consistent with both the established and expected neighborhood development pattern. The proposed single-family dwelling and accessory structures conform to all applicable development standards set forth in Title 20 of the Municipal Code (Planning and Zoning), including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below: 2 Sheehy Residence CDP (PA2017-179) Zoning Administrator, July 11, 2019 Page 3 Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Ocean Blvd.) 10 feet >10 feet Sides 4 feet 4 feet Rear (Newport Bay) 10 feet >10 feet Allowable Floor Area 20,554 square feet 7,328 square feet Allowable 3rd Floor Area 2,055 square feet 0 Open Space (min.) 2,055 square feet 2,316 square feet Parking (min.) 3-car garage 3-car garage Height (max.) 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof The property is also located within the Bluff Overlay District, which is intended to establish special development standards for areas of the City where projects are proposed on identified coastal bluffs. Section 21.38.040 of the City’s Local Coastal Program Implementation Plan establishes “Development Areas” where specific improvements may be placed. The proposed single-family dwelling and accessory structures conform to the standards summarized below: Table 2 – Map B-5 Location of Development Areas Development Area Description Types of Improvements Allowed A Area between front property line and the oceanward extent of existing development Principal structures and major accessory structures, including guest houses and swimming pools B None for this site (Area A overlaps Area B) Accessory structures C All other portions of the property Limited accessory structures and improvements such as landscape, temporary irrigation, drainage devices, public paths and stairways Hazards The project site fronts onto Newport Bay. A Coastal Hazards Analysis was prepared for the project by GeoSoils, Inc., dated August 14, 2015 and updated on March 6, 2017 and September 13, 2018. The lowest habitable floor elevation of the proposed residence is 28.42 MSL (NAVD 88), which exceeds the minimum 9.0 MSL (NAVD 88) elevation standard. The report concludes that the proposed development is reasonably safe from coastal hazards, including shoreline movement, waves and wave runup, and flooding with future sea level rise. The proposed development will neither create nor contribute to erosion, geologic instability, or destruction of the site or adjacent area. Furthermore, no protective 3 Sheehy Residence CDP (PA2017-179) Zoning Administrator, July 11, 2019 Page 4 devices will be necessary to protect the proposed development from any existing or anticipated future coastal hazards for the next 75 years or more. A retaining wall at the lower portion of the site adjacent to the bay was constructed prior to the 1972 Coastal Act and provides walkway access to an existing boat dock. The wall is documented in 1972 Coastal Photographic Records. It is not designed to prevent erosion of the shoreline and the proposed residence does not rely on the wall for protection. The foundation of the wall is above the mean high tide line and has been inspected and deemed to be in good condition. No changes to the existing wall or dock are proposed or needed. A Geotechnical Investigation, dated August 24, 2016, and a supplemental analysis, dated March 17, 2017, were prepared by G3 Soilworks. It was concluded that the proposed grading and construction will not adversely affect geologic stability of the existing bluff or adjoining properties or structures, provided construction is performed in accordance with report recommendations. The development exposures along the bluff face will be generally similar to those of the existing development, and when incorporating the recommended drainage considerations, should likely improve overall site stability. The foundation setback were found to be adequate for structural support and provide an adequate buffer to allow for long-term bluff retreat, although not considered to be a factor during the project life. The sandstone bedrock composition of the bluff appears highly resistant to erosion. No special issues or concerns relative to California Coastal Commission or City guidelines were noted, other than the need for pool protection measures to mitigate pool leakage and/or seismic seiche effects. 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. 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. 4 Sheehy Residence CDP (PA2017-179) Zoning Administrator, July 11, 2019 Page 5 Water Quality The property is located within 100 feet of coastal waters. Pursuant to Section 21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMP’s) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. A CPPP has been reviewed and approved by the City’s Engineer Geologist. Construction plans and activities will be required to adhere to the approved CPPP. Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. The WQHP has been reviewed and approved by the City’s Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 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 between the nearest public road and the sea or shoreline; however, the project will not affect the public’s ability to gain access to use and/or view the coast and nearby recreational facilities. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. The project is designed and sited so as not block or impede existing public access opportunities and occurs within the confines of private property. Vertical access to the bay front and a small public beach is available south of the project site at China Cove via the China Cove Ramp located 300 feet east of the subject project driveway. 5 Sheehy Residence CDP (PA2017-179) Zoning Administrator, July 11, 2019 Page 6 A visual impact analysis prepared for the project evaluated existing and proposed views towards the bay from Ocean Boulevard, and also from public viewpoints on Peninsula Point across the harbor channel towards the project site (Attachment No. ZA 3). The project site is located on Ocean Boulevard, which is designated as a Coastal View Road by the Coastal Land Use Plan and includes a designated Coastal View Point at the intersection of Ocean Boulevard and Carnation Avenue. Public views of Newport Bay at this location are currently impacted by the existing over-height garage on the project site. The proposed project will open and enhance the public view by removing the existing garage and reconstructing new rooflines below the curb elevation of Ocean Boulevard. Proposed landscaping behind the sidewalk and within the public view will consist of low-growing plant materials with a mature height of less than 3’-0” to ensure the public view is maintained. Given the project site’s location near the mouth of the Newport Harbor, the site is highly visible from the level of the harbor and from the West Jetty View Park, another designated Coastal View Point, across the harbor channel. The project will replace an existing single-family residence with a new single-family residence that complies with all applicable development standards, including the Bluff Overlay standards, does not extend beyond the footprint of the existing development, thereby preserving the existing remaining visible areas of bluff and rocky coastline. Site evaluation revealed that the proposed design is consistent with the existing neighborhood pattern of development and will not affect the existing views afforded from the harbor or the West Jetty View Park. In conclusion, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes the construction and location of limited numbers of new, small facilities or structures. The proposed project consists of the demolition of one single- family residence and the construction of a new 6,672-square-foot, single-family residence with an attached 656-square-foot, three-car garage. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the 6 Sheehy Residence CDP (PA2017-179) Zoning Administrator, July 11, 2019 Page 7 provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: JM/ls Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Visual Impact Analysis ZA 4 Project Plans 7 Attachment No. ZA 1 Draft Resolution 8 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-076 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED THREE-CAR GARAGE LOCATED AT 2495 OCEAN BOULEVARD (PA2017-179) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects, with respect to property located at 2495 Ocean Boulevard, and legally described as Parcel 2, Block C, of Resub 274 requesting approval of a coastal development permit. 2. The applicant proposes to demolish an existing single-family residence and construct a new 6,672-square foot, single-family residence with an attached 656-square-foot, three- car garage. 3. The subject property is located within the R-1 (Single-Unit Residential) Zoning District and the General Plan Land Use Element is RS-D (Single-Unit Residential Detached). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-A (Single Unit Residential Detached) (0.0- 5.9 DU/AC) and the Coastal Zone District is R-1 (Single-Unit Residential). 5. A public hearing was held on July 11, 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 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. 2. Class 3 includes the construction of a single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and construction of a new 6,672-square-foot, single-family residence and attached 656- square-foot, three-car garage. 9 Zoning Administrator Resolution No. #### Page 2 of 10 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development conforms to all applicable development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 20,554 square feet and the proposed floor area is 7,328 square feet. b. The proposed development provides the required setbacks, which are 10 feet along the front property line abutting Ocean Boulevard, 4 feet along each side property line and 10 feet along the rear property line abutting the bay. c. The highest guardrail or flat roof is no more than 24 feet, measured from established grade as established by an approved grade determination (SA2014- 022) for the project site and the highest ridge is no more than 29 feet from established grade, which complies with the maximum height limitation. d. The project includes enclosed garage parking for three vehicles, which complies with the minimum three-car garage parking requirement for single-family residences with more than 4,000 square feet of habitable floor area. e. Pursuant to the Bluff Overlay Map B-5 (Carnation), the property is located on a bluff subject to marine erosion and development shall not extend farther onto the bluff face beyond existing development. Consistent with the Bluff Overlay standards, the proposed principal dwelling and major accessory structures (including swimming pool) are located within Development Area A as illustrated on Map B-5. No accessory structures are proposed within Development Area C. f. The Project includes a pool and spa. These structures will incorporate double wall construction with subdrains between the walls and leak detection devices. Drainage for the pool will be tied into a proposed bioretention planter and discharged to an onsite stormwater pump. 2. The neighborhood is developed with a mix of single- and multi-family residences of varying height and mass. There are two adjacent multi-family developments constructed on the bluff immediately north and south of the project site. To the south is the multi- story, 48-unit Channel Reef condominium development. To the north is the multi-story, 8-unit Aerie condominium development. The property immediately above the project site 10 Zoning Administrator Resolution No. #### Page 3 of 10 is developed with an existing single-family residence. Based upon existing development in the vicinity and current development standards, the proposed design, bulk, and scale of the project is consistent with both the established and expected neighborhood development pattern. 3. A Coastal Hazards Analysis was prepared for the project by GeoSoils, Inc., dated August 14, 2015 and updated on March 6, 2017 and September 13, 2018. The lowest habitable floor elevation of the proposed residence is 28.42 MSL (NAVD 88), which exceeds the minimum 9.00 MSL (NAVD88) elevation standard. The report concludes that the proposed development is reasonably safe from coastal hazards, including shoreline movement, waves and wave runup, and flooding with future sea level rise. The proposed development will neither create nor contribute to erosion, geologic instability, or destruction of the site or adjacent area. Furthermore, no protective devices will be necessary to protect the proposed development from any existing or anticip ated future coastal hazards for the next 75 years or more. A retaining wall at the lower portion of the site adjacent to the bay was constructed prior to the 1972 Coastal Act and provides walkway access to an existing boat dock. The wall is documented in 1972 Coastal Photographic Records. It is not designed to prevent erosion of the shoreline and the proposed residence does not rely on the wall for protection. The foundation of the wall is above the mean high tide line and has been inspected and deemed to be in good condition. No changes to the existing wall or dock are proposed. 4. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 5. A Geotechnical Investigation, dated August 24, 2016, and a supplemental analysis, dated March 17, 2017, were prepared by G3 Soilworks. It was concluded that the proposed grading and construction will not adversely affect geologic stability of the existing bluff or adjoining properties or structures, provided construction is performed in accordance with report recommendations. The development exposures along the bluff face will be generally similar to those of the existing development, and when incorporating the recommended drainage considerations, should likely improve overall site stability. The foundation setback were found to be adequate for structural support and provide an adequate buffer to allow for long-term bluff retreat, although not considered to be a factor during the project life. The sandstone bedrock composition of the bluff appears highly resistant to erosion. No special issues or concerns relative to California Coastal Commission or City guidelines were noted, other than the need for pool protection measures to mitigate pool leakage and/or seismic seiche effects. 6. Pursuant to Section 21.35.030 of the Municipal Code, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management 11 Zoning Administrator Resolution No. #### Page 4 of 10 Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construct ion chemicals and materials. A CPPP prepared by Toal Engineering on September 25, 2015, and updated on March 29, 2018, has been reviewed and approved by the City’s Engineer Geologist. 7. Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A Water Quality Management Report (WQMP) prepared for the project by Toal Engineering on September 25, 2015, has been reviewed and approved by the City’s Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 8. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system. 9. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant, and prohibits invasive species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 10. A visual impact analysis prepared for the project evaluated existing and proposed views towards the bay from Ocean Boulevard, and also from public viewpoints on Peninsula Point across the harbor channel towards the project site. The project site is located on Ocean Boulevard, which is designated as a Coastal View Road by the Coastal Land Use Plan and includes a designated Coastal View Point at the intersection of Ocean Boulevard and Carnation Avenue. Public views of Newport Bay at this location are currently impacted by the existing over-height garage on the project site. The proposed project will open and enhance the public view by removing the existing garage and reconstructing new rooflines below the curb elevation of Ocean Boulevard. Proposed landscaping behind the sidewalk and within the public view will consist of low-growing plant materials with a mature height of less than 3’-0” to ensure the public view is maintained. 11. Given the project site’s location near the mouth of the Newport Harbor, the site is highly visible from the level of the harbor and from the West Jetty View Park, another designated Coastal View Point, across the harbor channel. The project will replace an existing single-family residence with a new single-family residence that complies with all applicable development standards, including the Bluff Overlay standards , does not extend beyond the footprint of the existing development, thereby preserving the existing remaining visible areas of bluff and rocky coastline. Site evaluation revealed that the proposed design is consistent with the existing neighborhood pattern of development and will not affect the existing views afforded from the harbor or the West Jetty View 12 Zoning Administrator Resolution No. #### Page 5 of 10 Park. In conclusion, 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: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone . Fact in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public’s ability to gain access to use and/or view the coast and nearby recreational facilities. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. 2. The project is designed and sited so as not block or impede existing public access opportunities and occurs within the confines of private property. Vertical access to the bay front and a small public beach is available south of the project site at China Cove via the China Cove Ramp located 300 feet east of the project driveway. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-076, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compli ance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. 13 Zoning Administrator Resolution No. #### Page 6 of 10 PASSED, APPROVED, AND ADOPTED THIS 11TH DAY OF JULY, 2019. _____________________________________ Rosalinh M. Ung, Zoning Administrator 14 Zoning Administrator Resolution No. #### Page 7 of 10 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. This Coastal Development Permit No. CD2017-076 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. Prior to 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. 5. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally 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. 6. 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, strea ms, the beach, wetlands or their buffers. 7. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right -of-way. 8. This Coastal Development Permit does not authorize any development seaward of the private property. 9. The applicant is responsible for compliance with the Migratory Bird Treaty Act. In compliance with the (MBTA), grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, 15 Zoning Administrator Resolution No. #### Page 8 of 10 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. 10. Best Management Practices (BMP’s) and Good Housekeeping Practices (GHP’s) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 11. 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. 12. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 13. 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. 14. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 15. 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. 16. 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. 16 Zoning Administrator Resolution No. #### Page 9 of 10 17. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 18. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 19. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the coastal development permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this coastal development permit. 20. Prior to issuance of a building permit, the approved CPPP and W QHP/WQMP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and WQHP/WQMP and any changes may require separate review and approval by the Building Division. 21. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non -invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 22. Private landscape improvements behind the sidewalk and within the public view corridor shall not exceed 3 feet in height. 23. 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. 24. The swimming pool shall incorporate double wall construction with subdrains between the walls and leak detection devices or an equivalent method. 25. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 26. 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. 17 Zoning Administrator Resolution No. #### Page 10 of 10 27. Prior to building permit final, 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 prope rty, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 28. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Sheehy Residence including, but not limited to, Coastal Development Permit No. CD2017-076 (PA2017-179). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 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.) 18 Attachment No. ZA 2 Vicinity Map 19 VICINITY MAP Coastal Development Permit No. CD2017-076 PA2017-179 2495 Ocean Boulevard Subject Property 20 Attachment No. ZA 3 Visual Impact Analysis 21 22 23 24 25 26 27 28 Attachment No. ZA 4 Project Plans 29 Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00" Distance N E 1 1 A101 SIM R @ 7 1/2"20 1i NORTH ARROW PROPERTY LINE TAG SECTION INDICATOR ROOM TAG (NAME / AREA) CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG WINDOW TAG DOOR TAG WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) ALUMINUM CONCRETE EARTH GYPSUM -PLASTER INSULATION -RIGID MASONRY -BRICK/STONE MASONRY -CONCRETE BLOCK/MFGR'D. STONE PLYWOOD / GLU-LAM TIMBER SAND STEEL WOOD JOB NO. DATE DOCUMENT VALID ORIGINAL SHEET NO. REVISIONOWNER PROJECT STATUS These documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.T-1.0 05/13/2019 2495-2012TITLE SHEETSHEEHY RESIDENCE SHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP 2495 OCEAN BLVD.,CORONA DEL MAR, CA 92625REF. 7/T-1FLOOR AREA HEIGHT R-3 / U 1-HR. CODES: OCCUPANCY CLASSIFICATION OCCUPANCY SEPARATIONS OCCUPANT LOAD TYPE OF CONSTRUCTION N/AALLOWABLE BLDG. AREA (PER CBC TBL. 503) FLOOR & FLOOR-CEILINGS 1-HR. 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, 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) SITE DIG ALERT: 1.800.227.2600 SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 SOUTHERN CALIFORNIA GAS: 1.800.427.2000 CITY WATER & SEWER: 1.949.644.3011 PACIFIC BELL TELEPHONE: 1.800.750.2355 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.: P: 1.949.644.3311 F: 1.949.644.3318 CITY OF NEWPORT BEACH PLANNING DEPT.: General Information Line : (949)644-3200 Zoning Information Line: (949)644-3204 CITY OF NEWPORT BEACH BUILDING DEPT.: (949) 644-3275 General Administration (949) 644-3288 Permit Counter (949) 644-3255 Inspection Requests NEWPORT BEACH FIRE DEPARTMENT: 100 CIVIC CENTER DR., NEWPORT BEACH, CA 92660 P: 949.644.3106 ORANGE COUNTY HEALTH SERVICES: PO BOX 355 SANTA ANA, CA 92702 P: 714.834.3882 1.SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. 2.A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 3.FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION NFPA 13D. ~17 V-B SPRINKLER 3 -STORYTHE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA IN THE AREA KNOWN AS CORONA DEL MAR SOUTH OF PACIFIC COAST HIGHWAY. THE LOT IS IRREGULAR SHAPED, APPROXIMATELY 30’WIDE AT THE FRONT, 87' WIDE AT THE REAR, 245' ALONG THE RIGHT SIDE AND VARIOUS LENGTHS ON THE LEFT, IT IS ZONED R-1 AND IS APPROXIMATELY 16,831 S.F. THE PROPERTY INCLUDES AN EXISTING 3-STORY SINGLE FAMILY RESIDENCE W/. DETACHED GARAGE TO BE DEMOLISHED. CLIENT PROPOSES TO BUILD A NEW 3-STORY SINGLE FAMILY RESIDENCE OF APPX. 7,328 S.F. (656 S.F. GARAGE) AND WILL INCLUDE THE FOLLOWING: LARGE EAT-IN KITCHEN, GREAT ROOM, FORMAL DINING & LIVING ROOM, MASTER SUITE W/. BATH & LARGE WALK-IN CLOSET, TWO SECONDARY BEDROOMS WITH ATTACHED BATHS & WALK-IN CLOSETS, AN OFFICE, LAUNDRY ROOM, AND POWDER ROOM. THE LOGGIA AREA WILL CONSIST OF A POOL, SPA AND COVERED CABANA. A LOWER CABANA WILL BE INCORPORATED BELOW THE POOL. A THREE CAR GARAGE WILL BE INCLUDED ON THE UPPER MOST LEVEL WITH ACCESS OFF OF OCEAN BLVD. THE PROJECT WILL BE OF A TRANSITIONAL DESIGN W/. TRADITIONAL AND MODERN ELEMENTS, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN ‘OPEN’LIVING PLAN WHICH MAXIMIZES VIEWS FROM LIVING SPACES. THE EXTERIOR MATERIALS WILL BE OF A RICH QUALITY AND HIGH DURABILITY; TO BE CONSISTING OF SMOOTH STUCCO, WOOD SIDING, STANDING SEAM METAL ROOFING, AND THE USE OF STONE. FIRE SPRINKLER: NFPA 13D YES DEFERRED SUBMITTALS 7BUILDING AREA 5 3 1 248 9 AGENCIES & PUBLIC SERVICES VICINITY MAP/ PROJECT DESCRIPTION OUTDOOR AREA CODE REVIEW SHEET LISTSITE INFORMATION11 6 PROJECT DIRECTORY LEGAL DESCRIPTION: LOT: RESUB. 274, PARCEL 2 APN: 052-013-32 LOT INFORMATION: EXISTING BUILDING INFORMATION: ZONING INFORMATION PROJECT DESCRIPTION: THE SHEEHY RESIDENCE 2495 OCEAN BOULEVARD, CORONA DEL MAR, CA 92625 BRANDON ARCHITECTS, INC.10 11 MATERIAL LEGEND ANNOTATION LEGEND ZONED: R-1 SITE AREA:16,831.74 S.F. BUILDABLE AREA:13,702.56 S.F. TOTAL ALLOWABLE AREA: 20,553.84 S.F. REQ'D. OPEN VOLUME:15% OF BUILDABLE = 2,055.38 S.F. OPEN VOLUME PROVIDED:2,316 S.F. > 2,055.38 S.F. COASTAL ZONE CALCULATION: BUILDABLE AREA WITHIN SETBACKS = 13,702.56 S.F. CATEGORICAL EXCLUSION ORDER (CEO) = 1.5 x 13,702.56 S.F. = 20,553.84 S.F. PROPOSED DESIGN = 7,328 S.F. < 20,553.84 S.F. SPECIAL INSPECTIONS NBMC (NEWPORT BEACH MUNICIPAL CODE) CALIFORNIA CODES: 2013 CBC, 2013 CFC, 2013 CEC, 2013 CPC, AND 2013 CMC, 2013 CAL GREEN OWNER: MR. BRIAN SHEEHY 2495 OCEAN BOULEVARD CORONA DEL MAR 92625 OWNER: ARCHITECT: BRANDON ARCHITECTS, INC. CHRISTOPHER BRANDON, AIA, LIC. # 31637 3001 RED HILL AVE. BLDG. 1 STE. 102 COSTA MESA, CA 92626 P: 714.754.4040 F: 714.754.4004 WWW.BRANDONARCHITECTS.COM STRUCTURAL ENGINEER:CIVIL ENGINEER: GENERAL CONTRACTOR:INTERIOR DESIGNER: SURVEYOR:SOILS ENGINEER: TOAL ENGINEERING CALEB RIOS, ENGINEER 139 AVENIDA NAVARRO SAN CLEMENTE, CA 92672 P: 949.492.8586 G3 SOILWORKS DANIEL MORIKAWA, P.E., G.E. 350 FISCHER AVE. FRONT COSTA MESA, CA 92626 P: 714.668.5600 TOAL ENGINEERING OLAV S. MEUM 139 AVENIDA NAVARRO SAN CLEMENTE, CA 92672 P: 949.492.8586 LANDSCAPE DESIGNER: PLAMEN PETROV WILLIAM SIMPSON & ASSOC. 25341 COMMERCENTRE DR.,SUITE 100 LAKE FOREST, CA. 92630 P: 949.206.9929 x403 P.PETROV@WSASE-USA.COM TBD BUILDING AREA SCHEDULE LOCATION AREA COMMENTS MAIN LEVEL LIVING 3643 SF SECOND LEVEL LIVING 2885 SF FOYER 102 SF 6630 SF GARAGE 656 SF 656 SF GRAND TOTAL 7286 SF OUTDOOR AREA SCHEDULE LOCATION AREA COMMENTS LOWER CABANA 665 SF COVERED LOGGIA 444 SF PARTIAL COVER PATIO 459 SF PARTIAL COVER CABANA 257 SF COVERED BALCONY 490 SF UNCOVERED GRAND TOTAL 2316 SF SHEET #DRAWING TITLE T-1.0 TITLE SHEET T-1.1 GENERAL ARCHITECTURAL NOTES T-1.2 SUPPLEMENTAL NOTES & DOCUMENTS GD-0.0 GRADE DETERMINATION APPROVAL GD-1.0 GRADE PLANE EXHIBIT GD-1.2 GRADE PLANE SECTIONS GD-2.0 RESTORED TOPOGRAPHY GD-2.1 ORIGINAL DEMO PLAN (TOPOGRAPHIC MAP) A-0.0 ARCHITECTURAL SITE PLAN L-LANDSCAPE PLAN C-01 PRELIMINARY GRADING PLAN C-02 SECTIONS C-03 CUT FILL EXHIBIT C-04 EROSION CONTROL PLAN C-05 TOPOGRAPHIC SURVEY A-1.0 3D AXONOMETRIC VIEWS A-2.0 FIRST FLOOR PLAN A-2.1 SECOND FLOOR PLAN A-2.2 GARAGE/DRIVEWAY PLAN A-3.0 ROOF PLAN A-3.1 GRADE PLANE COMPLIANCE EXHIBIT A-4.0 BUILDING ELEVATIONS A-4.1 BUILDING ELEVATIONS A-4.2 BUILDING ELEVATIONS A-5.0 BUILDING SECTIONS A-6.0 DOOR & WINDOW SCHEDULE SH-1 STRUCTURAL GENERAL NOTES SH-2 SHORING PLAN SH-3 SHORING SECTIONS SH-4 SHORING SECTIONS SH-5 SHORING SECTIONS B A Y S I D E D R .COAST HWY.O C E A N B L V D . S E A V I E W A V E .CARNATION AVE.NEWPORT HARBORPATTERSON CUSTOM HOMES ANDREW PATTERSON 15 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 P: 949.723.1800 DAVID A. PEDERSEN INC. LANDSCAPE ARCHITECT 20271 ACACIA ST. STE 120 NEWPORT BEACH, CA 92660 P: 949.251.8999 F: 949.251.0899 WWW.DPLANDSCAPE.COM EXISTING 3-STORY RESIDENCE W/. DETACHED GARAGE, BUILDING FOOTPRINT OF 3,153 S.F. TOTAL BUILDING AREA:7,328 S.F. FRONT SETBACK:10' REAR SETBACK:10' SIDE YARD SETBACKS:4' LIVING TOTAL 1.REF. STRUCT. DWGS. FOR OBSERVATION SCHEDULE & INSPECTIONS. 2. HERS INSPECTION REQUIRED. NO. REVISION DATE 30 JOB NO. DATE DOCUMENT VALID ORIGINAL SHEET NO. REVISIONOWNER PROJECT STATUS These documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.T-1.1 05/13/2019 2495-2012GENERAL ARCHITECTURAL NOTESSHEEHY RESIDENCE SHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP 2495 OCEAN BLVD.,CORONA DEL MAR, CA 926253 GENERAL NOTES ABBREVIATIONS 2 DEFINITIONS: SPECIFICATIONS SHALL MEAN: WRITTEN SPECIFICATIONS IN THE PLANS OR THE "PROJECT MANUAL" (IF PROVIDED FOR THIS PROJECT) CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME. CONTRACTOR SHALL MEAN: MR. BRIAN SHEEHY ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., CHRISTOPHER BRANDON PRINCIPAL OWNER SHALL MEAN: (AS USED IN THESE SPECIFICATIONS) LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT 1. CODES/GENERAL PROVISIONS: ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICIABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL NOT BE LIMITED TO THOSE AS LISTED IN "CODE REVIEW" BOX. (T-1) ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING: THE BUILDING CODES, 2016 EDITIONS, AS ADOPTED BY CALIFORNIA, ALL APPLICABLE RELATED SPECIALTY CODES. THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 7 OF THE CALIFORNIA CIVIL CODE (THE "RIGHT TO REPAIR ACT"). ANY WORK TIME RESTRICTIONS IMPOSED BY THE COUNTY OF ORANGE. THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS. 2. FEES: CONTRACTOR AND HIS SUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING PLANCHECK FEE AND 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 FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE. 3. CONTRACTOR'S SURVEY: 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 VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL 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. 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 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 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 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. 5. CLEAN-UP: ALL SUB-CONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR. 6. TESTS AND PERMITS: CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME. 7. GUARANTEES: CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORK AND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS. 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 WARRANTY PERIODS. CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL OTHER WORK DAMAGED AS A RESULT THEREBY WILL BE EXECUTED IN A TIMELY MANNER AT THE CONVENIENCE OF THE OWNER AND WITHOUT COST TO OWNER. 8. WAIVER OF LIENS: CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUB-CONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE. 9. ROLL OF ARCHITECT DURING CONSTRUCTION: THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS AGREEMENT WITH OWNER AND RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR 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 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, (WITH A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN WITHIN (10) CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER. 10. A.I.A. GENERAL CONDITIONS: THE CURRENT GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY AS THOUGH IT WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE "GENERAL NOTES" ON THIS SHEET ARE INTENDED TO 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. 11. EXTRAS: OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER, ARCHITECT AND CONTRACTOR. BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL. 12. 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 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 SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM "OR EQUAL" IS USED IN DRAWINGS 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 ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. 13. INSURANCE: CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROADFORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS 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. 14. SCOPE OF DRAWINGS AND SPECIFICATIONS: THESE DRAWINGS 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 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 THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE 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 IN A 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). 15. DIMENSIONS ON DRAWINGS: 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 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" IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (+/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90° OR 45° UNLESS NOTED OTHERWISE. 16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS: SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-1997; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN 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 THESE 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 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. 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, THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED WORK IN THE CONSTRUCTION DOCUMENTS. ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED" BY ARCHITECT, ARE FOR VERIFCATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP 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 REVIEW. 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. 17. ERRORS AND OMISSIONS: 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 BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL 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 NOT THE 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 WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER. CONTRACTOR AND HIS SUB-CONTRACTORS 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 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. 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. 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 WELDING 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 TYP. @ SHOWERS & TUBS. 29. MAINTENANCE INFORMATION: 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 LABEL MAY BE 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. 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 BY THE 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, THE INSTALLED R-VALUE, AND (IN APPLICATIONS OF LOOSE FILL INSULATION) THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT WITH THE MANUFACTURER'S LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED R- VALUE. 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. 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-4-4 34. SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOWING HAZARDOUS LOCATIONS: CBC 2406.3 A. SWINGING AND SLIDING DOORS B. WHEN LOCATED WITHIN 60- INCHES OF THE FLOOR SURFACE IN TUBS, SHOWERS, SUANAS, OR STEAM ROOMS. C. WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF DOORS AND WITHIN 60-INCHES OF WALKING SURFACE. 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. E. ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36-INCHES HORIZONTALLY OF WALKING SURFACE AND WITHIN 60-INCHES ABOVE WALKING SURCFACE. F. ADJACENT TO STAIRWAYS WITHIN 60-INCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60-INCH ABOVE NOSE OF TREAD. 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 36. THE NET AREA OF THE SHOWER 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 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 BACKING FOR TILE. CBC 1210.3 38. MIN. 5/8" TYPE 'X' MOISTURE RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS 39. EXTERIOR LATH AND PLASTER: PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING. CBC 2510.6 40. THE WATER HEATER BURNER TO BE AT LEAST 18-INCHES ABOVE THE GARAGE FLOOR, IF LOCATED IN A GARAGE. CPC 508.14 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 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 43. DRYER: 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 44. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R314.3): A. IN EACH SLEEPING ROOM. B. OUTSIDE EACH SEPERATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS C. ON EVERY LEVEL OF DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS. SMOKE ALARMS SHALL BE HARDWIRED WITH 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) CEC 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 R1005.4NG. CMC (802.5.2.4) PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX IN A 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 OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. CBC 3109.4.4.2 54. GENERAL CONTRACTOR, CONTRACTORS, SUB-CONTRACTORS 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 WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS. 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. 56. LAND. WALLS LOCATED IN FRONT AND BACK OF PROPERTY SHALL NOT EXCEED 42" HT. REFER. LAND. DWGS FOR LOC'T. 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." 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 TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS. 61. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING. 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 STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE. 63. CONSTRUCTION PERSONNEL SHALL BE CONFINED TO THE LIMITS OF THE CONSTRUCTION AREA. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED. CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION. 64. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES. 65. CONTRACTOR SHALL PROVDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE CAUSED BY INSUFFICIENT PROTECTION. 66. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS. 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 PROCEED, SIGNED BY THE ARCHITECT & OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR. 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 COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE 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 SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY. SPECIFIC SEQUENCES OR METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED. 69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER' ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPOR THE IMPOSED LOAD. 70. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE MANUFACTURERS. 71. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES. 72. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE MANUFACTURERS. 73. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL, LANDSCAPE, ARCHITECTURAL, MECHANICAL, PLUMBING ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES, OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST. 74. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED ARES, CLEAN ALL FLOORING, MILLWORK, LIGHT FIXTURES, GLASS, ETC. AND UNCOVER AND VACUUM OUT ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN. HEATING VENTILATING/AIR COND. DRINKING FOUNTAIN/DOUGLASS FIRD.F. EA. E.P. ENCL. EMER. ELEV. ELEC. EL. E.J.E. DWG. D.S.P. D.S. DR. DN. DIM. DIAG. DIA. EACH EXPANSION JOINT ELEVATION ELEVATOR EMERGENCY ENCLOSURE ELECTRIC PANEL ELECTRIC DIAMETER DIAGONAL DIMENSION DOWN SPOUT DRY STAND PIPE EAST, ENTRY DOWN DOOR DRAWING DET. DEPT. DBL. CTR. CTSK. CORR. CONT. CONST. COND. CONC. CNTR. CLR. CLKG. CLG. C.J. C.I. CHG. CHAN. C.G. CEM. C.B. CAB. CONCRETE CONDITION CONSTRUCTION CONTRACTOR/ CONTINUOUS CORRIDOR, CORROSIVE COUNTERSUNK DEPARTMENT COUNTER CENTER DOUBLE DETAIL CATCH BASIN CORNER GUARD CAST IRON CONTROL JOINT/ CONST. JOINT CAULKING CABINET CEMENT CHANNEL CHANGE CEILING CLEAR LOAD FROM ABOVE JANITOR KITCHEN LANDSCAPED AREA LABORATORY LAMINATE LAVATORY POUNDS LEFT HAND LOCKER LUMINOUS MAINTENANCE MASONRY LBS. LFA MAS. MAINT. LUM. LT. LKR. L.H. LIGHT LAV. LAM. LAB. L.A. L. KIT. JST. JT. JAN. JOINT JOIST LOW/LINEN HOSE BIB HOLLOW CORE HARDWOOD HARDWARE HEIGHT HOLLOW METAL GALVANIZED IRON GLU-LAM BEAM GROUND GYPSUM HORIZONTAL INSULATION INTERIOR INVERT/INVERTED INSIDE DIAMETER/INTERIOR DESIGNER HDWR. I.D. HVAC INV. INT. INSUL. IN. HR. HORIZ. H.M. HT./HGT. HOUR INCH GYP. GR. GND. G.L.B. GL. G.I. HDWD. HD. H.C. H.B. H.HIGH HARD GLASS GRADE AREA DRAINA.D. B.W. BR. B. BOT. BM. BLK'G. BLK. BLDG. BITUM. BET. BD. AUTO. ASSY. ASB. ARCH. APPX. A.P. ANOD. ALT. AL. ADJ. ADH. BITUMINOUS BLOCKING BATH BEDROOM BACK OF WALK, BOT. OF WALL BOARD BETWEEN BUILDING BLOCK BEAM BOTTOM ADHESIVE ADJUSTABLE ALUMINUM ALTERNATE ANODIZED ACCESS PANEL APPROXIMATELY ARCHITECTURAL ASBESTOS ASSEMBLY AUTOMATIC PL LC ACOUS. A.C. A/C A.B. # ∅ @ & ANGLE CENTERLINE DIAMETER OR ROUND PERPENDICULAR POUND OR NUMBER PROPERTY LINE, PLATE ANCHOR BOLT AIR CONDITIONING ASPHALT CONCRETE ACOUSTICAL AT AND FINISH GRADE FLAT HEAD FIXTURE FLOW LINE FLASHING FLUORESCENT FACE OF CONCRETE/FACE OF CURB FACE OF FINISH FACE OF STUD/FACE OF STRUCTURE FACE OF MASONRY FIREPLACE FLOOR SINK FOOT OR FEET FOOTING FURRING FUTURE GALVANIZED GRAB BAR/GRADE BEAM GENERAL GROUND FAULT INTERRUPTG.F.I. GEN. G.B. GALV. GA. FUT. FURR. FTG. FT. F.S. FP. GAUGE F.O.M. F.O.S. F.O.F. F.O.C. FLUOR. FLR. FLASH. F.L. FIX./FIXT. FIN. F.H. F.G. FINISH FLOOR EQUIPMENT EXISTING EXHAUST EXPOSED EXTERIOR FIRE ALARM FLOOR CLEAN OUT FLOOR DRAIN FOUNDATION FIRE EXTINGUISHER FIRE EXTINGUISHER CABINET EQPT./EQPM. F.E.C. F.E. FDN. F.D. F.C.O. F.A. F. EXT. EXPO. EXH. EXST. FIXED SOUTHS. SUPPLY AIR SOLID CORE SCHEDULE SECTION SHELF SHEET SHEATHING SIMILAR SOFFIT JOIST SERVICE SINK STATION STANDARD STEEL STORAGE STRUCTURAL SUSPENDED SYMMETRICAL STAINLESS STEEL SEAT COVER DISPENSER SUB DRAIN/SOAP DISPENSER S.S. SUSP. STRUCT. STOR. SYM. STL. STD. STA. S.SK. S.C.D. SHT'G. SCHED. S.D. S.J. SIM. SHT. SH. SEC. S.C. S.A. PLUMBING PLYWOOD POINT OF CONNECTION PROJECTION POINT RETURN AIR RADIUS ROOF DRAIN RECEPTACLE RECTANGULAR REFERENCE REFRIGERATOR ROOF DRAIN LEADER REGISTER REQUIRED RESILIENT' ROOM REDWOOD REINFORCEMENT ROUGH OPENING RETAIN(ING), RETURN RECT. REINF. RESIL. REQ'D. REFR./ R/F. RET. R.O. RWD. RM. REG. REF. R.D.L. RECPT. PROJ. PLYWD. PLUMB. R.D. RAD. R.A. PT. PR. PNT. PAIR MOUNTEDMTD. MULLION NORTH NATURAL NUMBER NOMINAL NOT TO SCALE OVER OVERALL OBSCURE OFFICE OPENING OPPOSITE PERIMETER PLATE/PROPERTY LINE PLASTER NOT IN CONTRACT NATURAL GRADE OVERFLOW DRAIN PLASTIC LAMINATE OUTSIDE DIAMETER (DIMENSION) O/. P.LAM. O.F.D. PERIM. OPNG. O.D. PLAS. PL. OPP. OFF. OBS. O.A. N.G. N.I.C. N.T.S. NOM. NO. NAT. N. MUL. MATERIAL MAXIMUM MECHANICAL MEMBRANE METAL MAN HOLE MINIMUM MIRROR MOSAIC MEDICINE CABINET MANUFACTURER MISCELLANEOUS MASONRY OPENING MAX. MEMB. MECH. M.O. MISC. MFR./MFGR. M.C. MOS. MIR. MIN. M.H. MET./MTL. MAT. TYPICALTYP. UNIFORM BULIDING CODE UNDERWRITER'S LABORATORY UNLESS NOTED OTHERWISE VENT THROUGH ROOF WEST, WIDE, WIDTH V.T.R. WP. W.I. W.C. W.H. W. WD. W/.WITH WOOD WATER HEATER WATER CLOSET WROUGHT IRON WATERPROOF U.N.O. U.L. U.B.C. VERT. VENT. UR. UNF. U.UNDER UNFINISHED URINAL VENTILATING VERTICAL TOP OF PAVING TOP OF STRUCTURE/SLAB TONGUE AND GROOVE TOP OF CURBT.C. T.&G. T.W. T.O.S. T.PL. T.P. TER. TEMP. TEL. T.CL. TRANS. THK.THICK TRANSFORMER TIME CLOCK TELEPHONE TEMPERED TERRAZZO TOP OF PLATE TOP OF WALL T.TREAD PAINT(ED) P.O.C. EQ.EQUAL / EQUIVALENT FIELD VERIFYF.V. (E.)EXISTING NEW(N.) VER.VERIFY FACTORYFAC. B.O.BY OWNER/BY OTHERS GENERAL CONTRACTORG.C. APPV'D.APPROVED BEL.BELOW ON CENTERO.C. ABV.ABOVE HDR.HEADER SELECTEDSEL. METAL BOLTM.B. PARALLEL STRAND LAMINATEPSL. ROOF RAFTERR.R. /CEILING JOIST FLOOR JOISTF.J. SIMPSONSIMP. T.S.TOP OF STEP UNDERGROUNDU.G. V.VERTICAL W.W.M.WELDED WIRE MESH EACH WAYE.W. DECO.DECORATIVE EXISTING GRADEE.G. GRADE PLANEG.P. 4 1 NO. REVISION DATE 31 JOB NO. DATE DOCUMENT VALID ORIGINAL SHEET NO. REVISIONOWNER PROJECT STATUS These documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.T-1.2 05/13/2019 2495-2012SUPPLEMENTAL NOTES &DOCUMENTSSHEEHY RESIDENCE SHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP 2495 OCEAN BLVD.,CORONA DEL MAR, CA 926252 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 1 CAL GREEN -RESIDENTIAL MANDATORY MEASURES NO. REVISION DATE 32 JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon,principal architect, and are not to be duplicated, altered or utilized in any way by any otherparty without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorizedduplication or alteration of these documents by any party is a violation of BRANDONARCHITECTS INC. expressed common law copyright and other property rights thereto, and issubject to full civil liabilities and penalties. These plans are also not to be assigned to anythird party without obtaining written authorization and expressed permission by BRANDONARCHITECTS INC., who shall then be held harmless and absolved of any liability regardingany use of these documents by such third party, whether depicted or implied hereon.GD-0.02495-2012GRADE DETERMINATIONAPPROVALSHEEHY RESIDENCESHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625A.I.C.2495 OCEAN BLVD.,CORONA DEL MAR, CA 92625NO. REVISION DATE33 0' 1' 2' 3' 4' 5' 6 ' 7' 8' 9' 10' 11' 12' 1 2 ' 1 3 ' 14' 15' 1 6 ' 1 7' 18' 19' 20' 21' 22' 23' 24' 25' 26' 27' 28' 29' 30' 31' 32' 33' 3 4' 3 5' 3 6' 3 7' 38' 39' 40' 4 1' 4 2' 43' 44' 4 5' 4 6 ' 4 7 ' 4 8 ' 4 9 ' 50' 51' 52' 5 3 ' 15' 16 ' 17' 18' 19' 20' 21' 22' 23' 24' 25' 26' 2 7' 28' 29' 30' 3 1' 32' 33' 34' 35' 36' 37' 38' 39' 40' 41' 42' 43' 44' 45' 46' 47' 48' 49' 50' 51' 25' 26' 27' 28' 29' 30' 31' 32' 33' 34' 35' 36' 37' 38' 39' 40' 41' 42' 43' 44' 45' 46' 47' 48' 49' 50' 51' 52' 53' 54' 55' 56' 57' 58' 59' 60' 61' 62' 63' 64' 65' 66' 67' 2501 OCEAN BLVD. - NOT A PART(APN: 052 013 31 - PARCEL 1)NOTE:TOPOGRAPHY SHOWN IS DIRECT CORRELATION OFCONTOURS FROM ORIGINAL DEMOLITION PLAN ANDTOPOGRAPHY PRIOR TO DEVELOPMENT IN 1986,REF. SHT. GD-2.PROPERTY LINE4' SIDEYARD SETBACKPROPERTY LINE4' SIDEYARD SETBACKPROPERTY LINE10' - 0"4' - 0"4' - 0"4' - 0"4' - 0"4' - 0"10' FRONTYARD SETBACK(E.) SEAWALL TO REMAIN52° 33' 20"244.92'NE19° 27' 36"44.00'SW19° 16' 15"29.17'SE70° 43' 45"37.02'N E19° 16' 15"60.99'SE56° 52' 30"148.93'SW34° 58' 35"87.01'NWNEWPORT HARBOROCEAN BLVD.10' - 0"56' - 1 1/8"56' - 1 1/8"56' - 1 1/8"56' - 1 1/8"13' - 9"6' - 9"3' - 4 3/4"1' - 3"NEAR BY CONTOUR66.00'NEAR BY CONTOUR61.00'1' - 10 3/4"POINT WITHIN HARBOR0.00'NEAR BY CONTOUR52.00'INTERPOLATION BETWEEN (2) TWO POINTS39.00 - (7 1/4"/1'-10 3/4")(1)=38.68'INTERPOLATION BETWEEN (2) TWO POINTS45.00 - (1'-3"/3'-4 3/4")(1)=44.63'INTERPOLATION BETWEEN (2) TWO POINTS15.00 - (6'-9"/13'-9")(1)=14.51'67' - 8 3/4"7 1/4"POINT WITHIN HARBOR0.00'POINT WITHIN HARBOR0.00'28' - 8 1/2"28' - 8 1/2"27' - 10"27' - 10"27' - 10"27' - 10"27' - 10"27' - 10"23' - 1 7/8"23' - 1 7/8"23' - 1 7/8"23' - 1 7/8"23' - 1 7/8"POINT WITHIN HARBOR0.00'POINT WITHIN HARBOR0.00'POINT WITHIN HARBOR0.00'NEAR BY CONTOUR12.00'NEAR BY CONTOUR38.00'INTER. BETWEEN (2) TWO POINTS50.00 + (3'-5 7/8"/11'-5 5/8")(1)=50.30'11' - 5 5/8"3' - 5 7/8"NEAR BY CONTOUR52.00'INTERPOLATED BETWEEN (2) TWO CONTOURS45.00' + (1'-9 1/8"/2'-6 7/8")(1)=45.68'2' - 6 7/8"1' - 9 1/8"INTERPOLATED BETWEEN (2) TWO CONTOURS37.00' + (1'-3 5/8"/1'-7 1/2")(1)=37.80'INTERPOLATED BETWEEN (2) TWO CONTOURS29.00' + (1'-10 7/8"/5'-5 3/4")(1)=29.35'INTERPOLATED BETWEEN (2) TWO CONTOURS14.00' + (8'-8 3/4"/13'-9")(1)=14.63'INTERPOLATED BETWEEN (2) TWO CONTOURS12.00' + (2'-11 1/4"/7'-8")(1)=12.38'INTERPOLATED BETWEEN (2) TWO CONTOURS9.00' + (7'-11 3/8"/12'-10")(1)=9.62'1' - 3 5/8"1' - 7 1/2"1' - 10 7/8"5' - 5 3/4"13' - 9"8' - 8 3/4"7' - 8"2' - 11 1/4"12' - 10"7' - 11 3/8"POINT WITHIN HARBOR0.00'LEGENDPROPERTY LINESETBACK LINEGRADE PLANE (PER C.N.B. STANDARD)GRADE PLANE (INTER. OF C.N.B. STANDARD)1GD-1.21GD-1.23GD-1.23GD-1.22GD-1.22GD-1.2JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSBRANDON ARCHITECTS, INC.smart design = better living3001 Red Hill Ave. Bldg. 1 Ste. 102Costa Mesa, CA 92626P: 714.754.4040 F: 714.754.4004www.BrandonArchitects.comOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon,principal architect, and are not to be duplicated, altered or utilized in any way by any otherparty without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorizedduplication or alteration of these documents by any party is a violation of BRANDONARCHITECTS INC. expressed common law copyright and other property rights thereto, and issubject to full civil liabilities and penalties. These plans are also not to be assigned to anythird party without obtaining written authorization and expressed permission by BRANDONARCHITECTS INC., who shall then be held harmless and absolved of any liability regardingany use of these documents by such third party, whether depicted or implied hereon.GD-1.011/10/20142495-2012GRADE PLANE EXHIBITSHEEHY RESIDENCESHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625GRADE DETER.2495 OCEAN BLVD.,CORONA DEL MAR, CA 92625 3/16" = 1'-0"1GRADE PLANE EXHIBITTRUE NORTHPROJECT NORTHNO. REVISION DATEGRADE PLANELEGAL DESCRIPTION:PARCEL 2, PMB 36/3, BLOCK CAPN: 052-013-32LOT INFORMATION:ZONED:R-1SITE AREA:16,831.74 S.F.BUILDABLE AREA:13,702.56 S.F.TOTAL ALLOWABLE COVERAGE: 1.5 x 13,702.56 S.F. = 20,553.84 S.F.REQ'D. OPEN VOLUME:20,553.84 S.F. x 15% = 3,083.08 S.F. (7'-6" HT. MIN.)SHEET #DRAWING TITLEGD-1.0 GRADE PLANE EXHIBITGD-1.1 GRADE PLANE EXHIBITGD-1.2 GRADE PLANE SECTIONSGD-2.1 ORIGINAL DEMO PLAN (TOPOGRAPHIC MAP)GD-3 3D-AXONOMETRIC TOPO. SURFACESUR TOPOGRAPHIC SURVEY1SHEET LIST23SITE INFORMATIONVICINITY MAPZONING INFORMATION:CITY OF NEWPORT BEACH SETBACKS:FRONT SETBACK:10'REAR SETBACK:10'SIDE SETBACKS:4'EXISTING BUILDING INFORMATION:EXISTING SINGLE FAMILY RESIDENCE OF APPX. 6,519 S.F. & GARAGE W/. STORAGE OFAPPX. 500 S.F. TO BE DEMOLISHEDCARNATIONSEAVIEW AVE.BAYSIDE DR.OCEAN BLVD.SITE34 5' ELEVATION5.00'10' ELEVATION10.00'15' ELEVATION15.00'20' ELEVATION20.00'25' ELEVATION25.00'30' ELEVATION30.00'35' ELEVATION35.00'40' ELEVATION40.00'45' ELEVATION45.00'50' ELEVATION50.00'55' ELEVATION55.00'0' ELEVATION0.00'DATUM0.00'5' ELEVATION5.00'10' ELEVATION10.00'15' ELEVATION15.00'20' ELEVATION20.00'25' ELEVATION25.00'30' ELEVATION30.00'35' ELEVATION35.00'40' ELEVATION40.00'45' ELEVATION45.00'50' ELEVATION50.00'55' ELEVATION55.00'0' ELEVATION0.00'DATUM0.00'5' ELEVATION5.00'10' ELEVATION10.00'15' ELEVATION15.00'20' ELEVATION20.00'25' ELEVATION25.00'30' ELEVATION30.00'35' ELEVATION35.00'40' ELEVATION40.00'45' ELEVATION45.00'50' ELEVATION50.00'55' ELEVATION55.00'0' ELEVATION0.00'JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSBRANDON ARCHITECTS, INC.smart design = better living3001 Red Hill Ave. Bldg. 1 Ste. 102Costa Mesa, CA 92626P: 714.754.4040 F: 714.754.4004www.BrandonArchitects.comOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon,principal architect, and are not to be duplicated, altered or utilized in any way by any otherparty without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorizedduplication or alteration of these documents by any party is a violation of BRANDONARCHITECTS INC. expressed common law copyright and other property rights thereto, and issubject to full civil liabilities and penalties. These plans are also not to be assigned to anythird party without obtaining written authorization and expressed permission by BRANDONARCHITECTS INC., who shall then be held harmless and absolved of any liability regardingany use of these documents by such third party, whether depicted or implied hereon.GD-1.211/10/20142495-2012GRADE PLANE SECTIONSSHEEHY RESIDENCESHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625GRADE DETER.2495 OCEAN BLVD.,CORONA DEL MAR, CA 92625NO. REVISION DATE 1/8" = 1'-0"1GRADE PLANE SECTION 1/8" = 1'-0"2GRADE PLANE SECTION 1/8" = 1'-0"3GRADE PLANE SECTIONGRADE PLANE35 0' 1' 2' 3' 4' 5' 6 ' 7' 8' 9' 10' 11' 12' 1 2 ' 1 3 ' 14' 15' 1 6 ' 1 7' 18' 19' 20' 21' 22' 23' 24' 25' 26' 27' 28' 29' 30' 31' 32' 33' 3 4' 3 5' 3 6' 3 7' 38' 39' 40' 4 1' 4 2' 43' 4 4' 4 5' 4 6 ' 4 7 ' 4 8 ' 4 9 ' 50' 51' 52' 5 3 ' 15' 16' 17' 18' 19' 20' 21' 22' 23' 24' 25' 26' 2 7' 28' 29' 30' 3 1' 32' 33' 34' 35' 36' 37' 38' 39' 40' 41' 42' 43' 44' 45' 46' 47' 48' 49' 50' 51' 25' 26' 27' 28' 29' 30' 31' 32' 33' 34' 35' 36' 37' 38' 39' 40' 41' 42' 43' 44' 45' 46' 47' 48' 49' 50' 51' 52' 53' 54' 55' 56' 57' 58' 59' 60' 61' 62' 63' 64' 65' 66' 67' 1GD-1.21GD-1.23GD-1.23GD-1.22GD-1.22GD-1.22501 OCEAN BLVD. - NOT A PART(APN: 052 013 31 - PARCEL 1)NOTE:TOPOGRAPHY SHOWN IS DIRECT CORRELATION OFCONTOURS FROM ORIGINAL DEMOLITION PLAN ANDTOPOGRAPHY PRIOR TO DEVELOPMENT IN 1986,REF. SHT. GD-2.PROPERTY LINE4' SIDEYARD SETBACKPROPERTY LINE4' SIDEYARD SETBACKPROPERTY LINE10' - 0"4' - 0"4' - 0"4' - 0"4' - 0"4' - 0"10' FRONTYARD SETBACK(E.) SEAWALL TO REMAIN52° 33' 20"244.92'NE19° 27' 36"44.00'SW19° 16' 15"29.17'SE70° 43' 45"37.02'N E19° 16' 15"60.99'SE56° 52' 30"148.93'SW34° 58' 35"87.01'NWNEWPORT HARBOROCEAN BLVD.10' - 0"POINT WITHIN HARBOR0.00'JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSBRANDON ARCHITECTS, INC.smart design = better living3001 Red Hill Ave. Bldg. 1 Ste. 102Costa Mesa, CA 92626P: 714.754.4040 F: 714.754.4004www.BrandonArchitects.comOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon,principal architect, and are not to be duplicated, altered or utilized in any way by any otherparty without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorizedduplication or alteration of these documents by any party is a violation of BRANDONARCHITECTS INC. expressed common law copyright and other property rights thereto, and issubject to full civil liabilities and penalties. These plans are also not to be assigned to anythird party without obtaining written authorization and expressed permission by BRANDONARCHITECTS INC., who shall then be held harmless and absolved of any liability regardingany use of these documents by such third party, whether depicted or implied hereon.GD-2.011/10/20142495-2012RESTORED TOPOGRAPHYSHEEHY RESIDENCESHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625GRADE DETER.2495 OCEAN BLVD.,CORONA DEL MAR, CA 92625NO. REVISION DATE 3/16" = 1'-0"1RESTORED GRADE PLANETRUE NORTHPROJECT NORTHGRADE PLANE36 NOTE:DEMOLITION PLAN AS SHOWN IN CONSTRUCTIONDOCUMENTS PERMITTED ON 05/28/1986, PLANCHECK NO. 426-86 AND BUILDING PERMIT 153041GD-1.21GD-1.23GD-1.23GD-1.22GD-1.22GD-1.2JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSBRANDON ARCHITECTS, INC.smart design = better living3001 Red Hill Ave. Bldg. 1 Ste. 102Costa Mesa, CA 92626P: 714.754.4040 F: 714.754.4004www.BrandonArchitects.comOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon,principal architect, and are not to be duplicated, altered or utilized in any way by any otherparty without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorizedduplication or alteration of these documents by any party is a violation of BRANDONARCHITECTS INC. expressed common law copyright and other property rights thereto, and issubject to full civil liabilities and penalties. These plans are also not to be assigned to anythird party without obtaining written authorization and expressed permission by BRANDONARCHITECTS INC., who shall then be held harmless and absolved of any liability regardingany use of these documents by such third party, whether depicted or implied hereon.GD-2.111/10/20142495-2012ORIGINAL DEMO PLAN(TOPOGRAPHIC MAP)SHEEHY RESIDENCESHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625GRADE DETER.2495 OCEAN BLVD.,CORONA DEL MAR, CA 92625 3/16" = 1'-0"1ORIGINAL DEMO PLANTRUE NORTHPROJECT NORTHNO. REVISION DATEGRADE PLANE37 DN DN DN UP 11' 12' 13' 14' 15' 16' 17' 18' 19' 20' 21' 0' 1' 2' 3' 4' 5' 6' 7' 8' 15' 16' 2501 OCEAN BLVD. -NOT A PART (APN: 052 013 31 -PARCEL 1) OFFICEGUEST BEDROOM BATH #4 LOUNGE POCKET DOORSPOCKET DOOR LOGGIA POOL SPA POCKET DOORS (CABANA BELOW) PATIO POCKET DOOR DRIVEWAY SPILLWAY SKYLIGHTS IN POOL KITCHEN POCKET DOORS M A IN LE V E LD R IV E W A Y LE V E LDN.7:127:127:12 (OUTLINE OF EXISTING) (OUTLINE OF EXISTING)(OUTLINE OF EXISTING)DN. SECOND FLOOR OUTLINE SECOND FLOOR OUTLINE SECOND FLOOR OUTLINE (BALCONY ABOVE)(BALCONY ABOVE) (B A L C O N Y A B O V E )(O U T LIN E O F E X IS T IN G )(OUTLINE OF EXISTING) (OUTLINE OF EXISTING) (UNCOVERED) (COVERED)10' - 1 7/8"9' - 11 3/8"12' - 0 1/2"5' - 4 3/4"3' - 10 3/8"N 19°16'15"W 29.17'N7 0 ° 4 3 ' 4 5 "E 3 7 . 0 2 ' N19°27'36"W 44.00' N 19°16'15"W 60.99'N 5 6°5 2'3 0 " E 1 4 8.9 3' N 52°33'20"E 244.92' 28.42' T.O.S.N34°58'35"W 87.01'OCEAN BLVD.1 ENCROACHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. REPAIR ALL DAMAGE CAUSED BY CONSTRUCTION ALONG PUBLIC R.O.W. 2 3 3 4 5 5 6 7 3-CAR GARAGE CLR.22' - 0"CLR.35' - 0"CLR.20' - 3"CLR.10' - 0"10 11 12 13 13 11 11 11 11 14 15 16 ELEVATOR 18 NEWPORT HARBOR (E.) YARD ( E .) D O C K CABANA NEIGHBORING STRUCTURE (NOT A PART)15' - 4 1/2"16' - 9 1/4"4' - 3 3/4"LINE OF EXISTING BLUFF DEVELOPMENT PER CITY OF NEWPORT BEACH, MAP B-5 CARNATION AVENUE LINE OF NEIGHBORING BALCONY ABOVE 19 20 21 1 1 1 1 1 1 22 (E.) WALL (E.) WALL (E.) CONCRETE PATH 5 DN. DN. UP 5 24 29 29 CANTILEVERED5' - 0" MAX.STORM DRAIN EASEMENT, (LIGHT GREY) REF. SURVEY & GRADING PLAN EXISTING IMPROVEMENTS TO BE REMOVED, REF. SURVEY D R IV E W A Y G A TE 2.9% 17% 2 .2 % 1 .8 % 5 PLANTED AREA DEVELOPMENT AREA CDEVELOPMENT AREA A DEVELOPMENT AREA C DEVELOPMENT AREA A EXISTING WALL TO REMAIN, MAINTAIN & REPAIR TO MATCH BELOW CURB HEIGHT OF 68.00' 30 (SLOPE PER CIVIL) 31 31DN. (E.) STORM DRAIN OUTLET (E .) 4 ' T O C L .S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"F.Y.S.B.10' - 0"S.Y.S.B.4' - 0"F.O.F.4' - 10 1/2"S.Y.S.B.4' - 0"F.O.F.4' - 0"4' - 1"F.O .F.4' - 1"F.O .F.4' - 0"4' - 1"S .Y .S .B .4' - 0"R.Y.S.B. 10' - 0" PLANTED AREA 1 7 %1 7 %66.10' 68.00' F.S. 68.00' T.W. 13.9%17% 9 %65.62' T.G. 68.45' F.S. 68.04' F.S. 68.46' F.S. EASEMENT (REF. SURVEY) GRADE BREAK GRADE BREAK GRADE BREAK GRADE BREAK PROPOSED EASEMENT FOR EXISTING STORM DRAIN (DARK GREY) 64.17' 63.12' POOL EQUIP (SPA ABOVE) CABANA (E.) CONCRETE PATH (E.) WALL NEWPORT HARBOR UP TO POOL 9.58' (E.) WALL TO REMAIN (OUTLINE OF EXISTING)POOL OUTLINE ABOVE (OUTLINE OF EXISTING) (E.) YARD SKYLIGHTS IN POOL (ABV.) SKYLIGHTS IN POOL (ABV.) SKYLIGHTS IN POOL (ABV.) 8 9 R @ 0' -7 11/32"30 40 17 LINE OF EXISTING BLUFF DEVELOPMENT PER CITY OF NEWPORT BEACH, MAP B-5 CARNATION AVENUE 12' - 5" 17 17 6 ' - 0 "7' - 0"BIO-RETENTION PLANTER UNDER STAIRS, REF. CIVIL & LAND. DWGS. 18 18 23 24 25 26 (E.) WALL 11 S S S S S C C C C 27 20 20 28 S .Y .S .B .4' - 0"JOB NO. DATE DOCUMENT VALID ORIGINAL SHEET NO. REVISIONOWNER PROJECT STATUS These documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-0.0 05/13/2019 2495-2012ARCHITECTURAL SITE PLANSHEEHY RESIDENCE SHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP 2495 OCEAN BLVD.,CORONA DEL MAR, CA 926253/16" = 1'-0"1 ARCHITECTURAL SITE PLAN TRUE NORTH PROJECT NORTH KEYNOTE LEGEND 1 PROPERTY LINE 2 (E.) NEIGHBORING GAS METER LOC'N. - REF. SURVEY, TO BE REPLACED PER CIVIL DWGS. 3 (E.) WATER METER LOC'N. - REF. SURVEY 4 (E.) SEWER M.H. - REF. SURVEY 5 OUTLINE OF EXISTING STURCTURE - TO BE REMOVED, REF. SURVEY 6 LINE OF BALCONY ABOVE 7 LINE OF SOFFIT ABOVE 8 GREEN WALL SYSTEM - REF. LANDSCAPE DWGS. 9 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 10 VEHICLE PARKING - MINIMUM DIMENSIONS PER PLAN 11 SIDE YARD SETBACK 12 FRONT YARD SETBACK 13 CENTERLINE OF STREET 14 CURB 15 EXISTING STRUCTURE - NOT A PART 16 LINE OF FLOOR ABOVE 17 SKYLIGHT IN POOL - CUSTOM ACRYLIC, REF. STRUCT. 18 (E.) PROPERTY LINE WALL - PROTECT IN PLACE 19 GUTTER 20 PLANTED AREA - REF. LAND. DWGS. 21 (N.) DRIVEWAY APPROACH - STANDARD CONCRETE, REF. CIVIL DWGS. 22 (E.) GAS METER LOC'N. - REF. CIVIL FOR NEW LOC'N. ON PRIVATE PROPERTY 23 (E.) PROPERTY LINE WALL - TO BE REMOVED 24 (E.) HARDSCAPE - TO BE REMOVED, REF. LAND. DWGS. 25 STORMWATER PUMP - REF. CIVIL DWGS 26 BIO-RETENTION PLANTER BOX - REF. CIVIL & LAND. DWGS 27 HARDSCAPE - REF. LAND. DWGS. 28 LANDSCAPE WALL - REF. LAND. DWGS., FINISH PER ARCH. & OWNER 29 EXTERIOR GUARDRAIL - MIN. 42" ABV. F.F., <4" MAX. SHERE OPENING, REF. DTLS. ___ 30 CUSTOM ENTRY GATE - WROUGHT IRON, G.C. TO PROVIDE SHOP DWGS. FOR ARCH. APPROVAL 31 (E.) 24" PIPE, REF. SURVEY AND CIVIL DWGS. 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. 3/16" = 1'-0"2 LOWER CABANA & EXISTING YARD BLUFF DEVELOPMENT NOTE: LINE OF EXISTING BLUFF DEVELOPMENT PER CITY OF NEWPORT BEACH, MAP B-5 CARNATION AVENUE. LINE OF EXISTING BLUFF DEVELOPMENT FOLLOWS THE OUTLINE OF THE CURRENT IMPROVEMENTS TO THE SUBJECT PROPERTY. NO. REVISION DATE 38 D O C K ANY PLANTINGS THAT FORM A HEDGE OR SOLID SCREEN SHALL BE LIMITED IN HEIGHT TO 6 FT. FROM EXISTING GRADE IN SIDE SETBACK . BEACH BAYBAY BAY BAY BAY BAY NORTH SCALE: 1" = 10'-0" 0 10 20 30 40 GRAPHIC SCALE SEAT 2501 OCEAN BLVD. - NOT A PART KITCHENMAIN LEVEL DN. LOUNGE DOOR TRACK 28.33' LINE OF EXISTING BLUFF DEVELOPMENT PER CITY EX. WALK EX. WAL K DRIVEWAY DRIVEWAY DRIVE GATE MAIN LEVEL UP GUEST BEDROOM LOUNGE POCKET DOOR DOOR TRACKDOOR TRACK DOOR TRACK BATH #4 POOL BATH SHOWER SEAT LINEN POCKET DOOR OCEAN BLVD. DN. GARAGE SKYLIGHT MAIN LEVEL DRIVE LEVEL MAIN LEVEL DRIVE LEVEL POOL DECK PATIO WITH CABANA BELOW POOL SPA LINE OF NEIGHBORING BALCONY ABOVE SALVIA LEUCOPHYLLA PURPLE SAGE RHUS INTEGRIFOLIA, LEMONADE BERRY POLYGONUM AUBERTII SILVER LACE VINE PITTOSPORUM PHILLYRAEOIDES WILLOW PITTOSPORUM ENCELIA CALIFORNICA COAST SUNFLOWER DUDLEYA SPP. DUDLEYA, LIVE FOREVER COREOPSIS AURICULATA'NANA' DWARF COREOPSIS RHAPIS EXCELSA LADY PALM LIRIOPE GIGANTEA GIANT LILY TURF PHILODENDRON XANADU XANADU PHILODENDRON COLOCASIA ANTIQUORUM 'BLACK MAJIC' BLACK TARO SESLERIA AUTUMNALIS AUTUMN MOOR GRASS SANSECIERIA TRIFASCIATA 'BLACK GOLD' BLACK GOLD SANSECIERIA KALANCHOE BAHARENSIS ZIG-ZAG FELT PLANT ARALIA ELEGANTISSIMA FALSE ARALIA WISTRINGIA FRUTICOSA GREY BOX DWARF WESTRINGIA GERANIUM SIDIOIDES 'CRIMSON & GREY' GERANIUM GROUND COVER SYMBOL BOTANICAL NAME COMMON NAME SPACING CAREX TUMULICOLA BERKELEY SEDGE 12"0.C. PLANT PALETTE HEIGHT 24" TALL 36" TALL 12" TALL 42" TALL 12" TALL 5' TALL 24" TALL 36" TALL 18' TALL VINE 7' TALL 12' TALL 36" TALL 42" TALL 24" TALL 18' TALL C E L S E S S C E EE E E E E I C CC I I EXISTING UNDISTURBED LANDSCAPE UNDISTURBED ROCKY SHORE LINE R R R R I I R I I II I R COASTALPLANTING PLANS EE USE CAREX TUMULICOLA IN BIO-RETENTIONPLANTER UNDER STAIRS (NOT SHOW FOR CLARITY) K K K K K WR G LG PZ K S S S SS S S S LAWN LANDSCAPE ARCHITECTURAL PLANS FORBRIAN SHEEHY2495 OCEAN BLVD. • CORONA DEL MAR, CAleshgarcia@yahoo.com leshgarcia@yahoo.com justin@brandonarchitects.comDATE: DRAWN BY:D.P. 5-13-19 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - L- 39 T/SLAB=28.42PAD=27.67T/SLAB=29.92PAD=29.17BIORETENTIONPLANTER BOXAREA=95 S.F.SEE DETAIL HEREON24" SDADDITIONAL NOTESCITY OF NEWPORT BEACH NOTESNOTE TO CONTRACTOR:CIVIL ENGINEER OF RECORD APPROVAL REQUIRED PRIOR TOBACKFILL OF ALL DRAIN PIPES, CONTACT CIVIL ENGINEER TOFIELD VERIFY LOCATION, SIZE, AND DEPTH OF DRAIN SYSTEM.LEGENDSCOPE OF WORK13 9 A v e n i d a N a v a r r oS a n C l e m e n t e , C A 9 2 6 7 29 4 9 . 4 9 2 . 8 5 8 6w w w . t o a l e n g i n e e r i n g . c o mC I V I L E N G I N E E R I N GL A N D S U R V E Y I N GSTORMWATER QUALITYSTATE OF CALI FOR NIA L ICE N S ED LAND SURVEYORVIKTOR P.MEUMNo. 8682EXISTING 24" STORM DRAINLINE NOTELOCATION AND DEPTH OF 24" DRAINLINE PER POTHOLESURVEY PERFORMED ON 11-20-15.*PLANTER WALL STRUCTURAL DESIGN BY OTHERSUNDER SEPARATE PLAN & PERMITDETAILENCLOSED PLANTER BOX40 SECTIONSECTIONSECTIONFOR FOUNDATION DESIGNSEE STRUCTURAL PLANSFOR FOUNDATION DESIGNSEE STRUCTURAL PLANSFOR FOUNDATION DESIGNSEE STRUCTURAL PLANSSECTIONFOR FOUNDATION DESIGNSEE STRUCTURAL PLANSSECTIONFOR FOUNDATION DESIGNSEE STRUCTURAL PLANS1 3 9 A v e n i d a N a v a r r oS a n C l e m e n t e , C A 9 2 6 7 29 4 9 . 4 9 2 . 8 5 8 6w w w . t o a l e n g i n e e r i n g . c o mC I V I L E N G I N E E R I N GL A N D S U R V E Y I N GSTORMWATER QUALITYSTATE OF CALI FOR NIA L ICE N S ED LAND SURVEYORVIKTOR P.MEUMNo. 8682EXISTING 24" STORM DRAINLINE NOTELOCATION AND DEPTH OF 24" DRAINLINE PER POTHOLESURVEY PERFORMED ON 11-20-15.*41 T/SLAB=28.42PAD=27.67T/SLAB=29.92PAD=29.1724" SD1 3 9 A v e n i d a N a v a r r oS a n C l e m e n t e , C A 9 2 6 7 29 4 9 . 4 9 2 . 8 5 8 6w w w . t o a l e n g i n e e r i n g . c o mC I V I L E N G I N E E R I N GL A N D S U R V E Y I N GSTORMWATER QUALITYSTATE OF CALI FOR NIA L ICE N S ED LAND SURVEYORVIKTOR P.MEUMNo. 8682LEGEND:TOTAL EARTHWORK QUANTITIES:42 T/SLAB=28.42PAD=27.67T/SLAB=29.92PAD=29.1724" SD1 3 9 A v e n i d a N a v a r r oS a n C l e m e n t e , C A 9 2 6 7 29 4 9 . 4 9 2 . 8 5 8 6w w w . t o a l e n g i n e e r i n g . c o mC I V I L E N G I N E E R I N GL A N D S U R V E Y I N GSTORMWATER QUALITYSTATE OF CALI FOR NIA L ICE N S ED LAND SURVEYORVIKTOR P.MEUMNo. 8682LEGENDNOTEEROSION CONTROL BMPsTEMPORARY SEDIMENT CONTROLWIND EROSION CONTROLTRACKING CONTROLWASTE MANAGEMENT AND MATERIALS POLLUTION CONTROLNON-STORMWATER MANAGEMENTTHIS SHEET FOR EROSION CONTROL ONLYYEAR-ROUND BMP REQUIREMENTS43 1 3 9 A v e n i d a N a v a r r oS a n C l e m e n t e , C A 9 2 6 7 29 4 9 . 4 9 2 . 8 5 8 6w w w . t o a l e n g i n e e r i n g . c o mC I V I L E N G I N E E R I N GL A N D S U R V E Y I N GSTORMWATER QUALITYSTATE OF CALI FORNIA L ICE N S ED LAND SURVEYORVIKTOR P.MEUMNo. 868244 JOB NO. DATE DOCUMENT VALID ORIGINAL SHEET NO. REVISIONOWNER PROJECT STATUS These documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-1.0 05/13/2019 2495-20123D AXONOMETRIC VIEWSSHEEHY RESIDENCE SHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP 2495 OCEAN BLVD.,CORONA DEL MAR, CA 926252 AXONOMETRIC NORTHEAST 1 AXONOMETRIC NORTHWEST 4 AXONOMETRIC SOUTHEAST 3 AXONOMETRIC SOUTHWEST NO. REVISION DATE 45 OVENDWDW REF. REF.DWWD A-4.1 A-4.0 1 1 GUEST BEDROOM OFFICE PANTRY LOUNGE F.P. COOK-TOP POCKET DOORS POCKET DOORSPOCKET DOOR LOGGIA DECK POOL SPA DOOR TRACKDOOR TRACK FORMAL DINING KITCHEN DOOR TRACK GREAT ROOM FORMAL LIVING POCKET DOORS WOK STOVE (CABANA BELOW) BATH #4 POOL BATH BATH #5 13' - 6" ELEVATOR W.I.C./ STOR. ELEV. EQUIP. MECH. & A/V. 13' - 6" POWDER UP TWO-SIDED FIREPLACE 29.92'28.42' 28.20' PATIO UP CLR. 4' - 6" 19' - 8" 16' - 6 1/4" UP 29.92'28.42' UP SHOWER SEAT LINEN LINEN12' - 0"UP TO ENTRY CUTTING ISLAND TUB HIDDEN PANEL DOOR POCKET DOOR PASS-THRUGLASS CURTAIN WALL (G A R A G E O U T LIN E A B O V E )(GARAGE OUTL I NE ABOVE) 12' - 0" (DRIVEWA Y ABOVE) (DRIVEWAY ABOVE) (DRIVEWAY ABOVE)3' - 2 1/4"2' - 9 1/2"5' - 1 1/4"8' - 8 1/4"5' - 3 5/8"1' - 0"SECOND FLOOR OUTLINE SECOND FLOOR OUTLINE SECOND FLOOR OUTLINE 2 A-5.0 2 A-5.0 LANDING DN. BAJA SHELF 28.42' DN.(BALCONY ABOVE)(BALCONY ABOVE) (B A L C O N Y A B O V E ) I N F I N I T Y T R O U G H UP CABANA MURPHY BED16.72' CLR. 3' - 0"CLR.24" MIN.6' - 6"CLR.30" MIN.CLR. 30" MIN. CLR. 30" MIN.CLR.24" MIN.1 1 3' - 1 1/8"7 3/4"7 3/4"1' - 6 1/2"1' - 6 1/2"2' - 9 1/2"2' - 9 1/2"2' - 0 7/8" 2 2 2 R @ 0' -7 11/32"30 R @ 0' -7 7/16"23 R @ 0' -7 23/32"9 2' - 10 5/8"2' - 6 1/2"TYP.11"TYP. 11"CLR.3' - 6"R @ 0' -7 5/32"20 2 3 CLR. 30" MIN. 4 FD FLOOR DRAIN LINEN 1 2 ' - 5 " A-4.1 2 A-4.2 1 A-4.2 2 5 6 7 8 9 10 5 6 11 12 13 14 8 10 9 15 16 17 12 12 18 12 19 20 21 18 22 23 89 10 24 20 10 24 24 10 1624 10 8 9 12 25 25 2 % MIN. 2 % MIN. 2% MIN. 2 % M IN .2 % M IN .2% M IN .2 R @ 0' -6"3 R @ 0' -6"3 R @ 0' -5 17/32"3 2 2 12 26 27 37 28 25 26 30 38 22 39 33 32 31 27 29 34 36 23 35 24 CLR.6' - 0"CLR.6' - 9 1/8"28 1' - 6"LINE OF EXISTING BLUFF DEVELOPMENT PER CITY OF NEWPORT BEACH, MAP B-5 CARNATION AVENUE 29 25 28 3 30 30 30 11 R @ 0' -7 19/32"19 11CANTILEVERED BALCONY5' MAX. FROM P.L.D.31 24 8 8 123' - 9" 34' - 2 3/4"60' - 9"28' - 9 3/8" 6' - 7 7/8"10' - 1"7' - 4 7/8"10' - 1"17' - 5 7/8"6' - 7 1/2"15' - 6"6' - 6 1/4"11' - 6"3' - 1 1/4"6' - 0"26' - 0 3/4"21' - 2 3/4"4' - 10"9' - 0"1' - 7 1/8"3' - 8 3/8"5' - 3 5/8"1 A-5.0 1 A-5.0 S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"F.O.F.6' - 0"7' - 0"7' - 0"F.O.F.4' - 1"S.Y.S.B.4' - 0"5' - 1"5' - 2"S .Y .S .B .4' - 0"F.O .F.4' - 0 7/8"5' - 0 7/8"5' - 1 7/8"F.O .F.4' - 0"4' - 1"NEW WALL -2 x 6 STUDS @ 16" O.C. NEW WALL -2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C. CONCRETE RETAINING WALL -REF. STRUCTURAL CONCRETE TILE WALL -8" DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED STUD @ 16" O.C. WINDOW -REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET -BUILT IN CASEWORK COLUMN -REF. STRUCTURAL DWGS. FURNITURE -FOR PRESENTATION PURPOSES ONLY FIREPLACE -PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE -SINK (AS SELECTED) PLUMBING FIXTURE -TOILET (AS SELECTED) PLAN LEGEND LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXT. FIRE RATED PARTITION REF. DTL. 12/AD-11.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2007 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). MECHANICAL VENTILATION NOTE: CALCULATIONS: TOTAL S.F.: 4,125 S.F. 4,125 SF x 1/100 CFM/SF + 7.5 CFM x OCC. (BED. +1) = 41.25 CFM + 7.5 x 6 = 86.3 CFM REQ'D. JOB NO. DATE DOCUMENT VALID ORIGINAL SHEET NO. REVISIONOWNER PROJECT STATUS These documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-2.0 05/13/2019 2495-2012FIRST FLOOR PLANSHEEHY RESIDENCE SHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP 2495 OCEAN BLVD.,CORONA DEL MAR, CA 926251/4" = 1'-0"1 MAIN LEVEL FLOOR PLAN KEYNOTE LEGEND 1 1-1/2" MAX. STEP AT OUTSWING DOORS (R311.3.1) 2 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 3 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" TYP. U.N.O.) - MATERIAL AS SELECTED, REF. DTL. 2/AD-1 4 RESIDENTIAL ELEVATOR - 'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE = 72" x 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 5 FIREPLACE - PREFABRICATED, GAS ONLY, 'ISOKERN' ICC# ESR-2316 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 6 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 7 DEPRESSED SLAB FOR FIREPLACE - COOR. WITH GENERAL CONTRACTOR, REF. STRUCT. DWGS. 8 BASE CABINET - BUILT-IN, FINISH AS SEL. 9 UPPER CABINET - BUILT-IN, FINISH AS SEL. 10 COUNTERTOP - AS SELECTED 11 INTERIOR STAIR MOUNTED RAILING - 34"-38" ABV. NOSING, REF. DTLS. 2, 8/AD-1 12 FURNISHINGS - AS SELECTED 13 PACIFIC ARCHITECTURAL MILLWORK ALUMINUM CURTAIN WALL - CLAD AS SHOWN - REF. PLAN & ELEVS., PROVIDE SHOP DWGS. TO ARCH. FOR APPROVAL PRIOR TO FAB., TEMP. AS REQ'D. 14 DOUBLE OVEN - AS SELECTED 15 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.) 16 DISHWASHER - AS SELECTED 17 REFRIGERATOR - VERIFY APPLIANCE W/. OWNER 18 SHELF AND POLE - BUILT IN, FINISH AS SEL. 19 TALL CABINET - BUILT-IN, FINISH AS SEL. 20 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 21 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 22 DRYER - DRYER VENT 14' MAX. LENGTH (CMC 504.3.2) PROVIDE GAS STUB-OUT & POWER 23 WASHER - PROVIDE HOOK-UPS & POWER 24 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. 25 EXTERIOR GUARDRAIL - MIN. 42" ABV. F.F., <4" MAX. SHERE OPENING, REF. DTLS. ___ 26 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) 27 TEMPERED GLASS ENCLOSURE - 1/2" THK. (MIN. 3/8" THK.), GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.), REF. DOOR AND WINDOW SCHED. SHEET A-5.0 FOR SIZE 28 LINE OF BALCONY ABOVE 29 LINE OF SOFFIT ABOVE 30 SKYLIGHT IN POOL - CUSTOM ACRYLIC, REF. STRUCT. 31 KITCHEN SINK - AS SELECTED PROJECT NORTH NO. REVISION DATE 46 D W D A-4.1 A-4.0 1 1 LOGGIA BALCONY POOL BATH #2 GIRLS' ROOM MASTER SUITE MASTER BATH W.I.C. ENTRY GROTTO FORMAL LIVING (BELOW) DN. DN. UP TO GARAGE TUB DEN (G A R A G E O U T L IN E A B O V E )(GARAGE OUTL I NE ABOVE) LINEN/STORAGE BARN DOOR SHOWER TUB BUNKBEDS LADDER STAIR LANDING 37.09' LAUNDRY W.I.C. DN. POCKET DOOR FOYER W/C. WINDOW AT 5'-6" LADDER BUNKBEDSW/C. DAY BED SHOWER SLIDING GLASS WINDOW SEAT WINDOW SEAT (FIRST FLOOR OUTLINE) (FIRST FLOOR OUTLINE) (DRIVEWA Y ABOVE) (DRIVEWAY ABOVE) (DRIVEWAY ABOVE) SEAT POCKET DOOR 2 A-5.0 2 A-5.0 SEAT 42.67' 42.67'4' - 6"SPA (BELOW) (BELOW) (BELOW) PATIO (BELOW) WINDOW SEAT CLR.24" MIN.FD FLOOR DRAIN CLR. 30" MIN. CLR. 30" MIN. ELEVATOR R @ 0' -7 5/8"19 R @ 0' -7 7/16"9 R @ 0' -7 7/16"23 R @ 0' -7 19/32"19 1 1 11' - 6 1/2"11"1' - 6 1/2"1' - 6 1/2"10 3/4" 1' - 1 3/8" 7 3/4"9 3/4"7 3/4"1' - 6 1/2"1 TYP.11"TYP.11"TYP.11"CLR.4' - 0"CLR.3' - 10 7/8"CLR.4' - 4"2 2% M IN .2% MIN.2% MIN.2% M IN .2% MIN.2 % M IN .4:124:1 2 4:123 4 3 56 7 8 9 10 11 12 8 13 5 14 15 15 16 9 8 8 A-4.1 2 A-4.2 1 A-4.2 2 13 17 5 18 19 10 18 13 15 14 19 17 12 11 9 20 21 6 16 10 28 31 1311 20 16 24 26 18 22 14 1512 17 19 21 23 25 27 29 30 32 ABV.ABV.ABV. ABV.ABV. ABV.ABV. ABV.ABV. ABV.ABV.ABV. 14 CLR. 8' - 10 1/4"CLR.3' - 6 7/8"CLR.8' - 0 3/4"CLR.5' - 2 7/8"CLR.6' - 11"CLR.6' - 0"STAIRS LINE OF EXISTING BLUFF DEVELOPMENT PER CITY OF NEWPORT BEACH, MAP B-5 CARNATION AVENUE 3:12WINDOW AT 5'-6" 19 20 DN. 21 21 6 5 13 622 22 42.67' 23 DRIP CAB. 21 242' - 0 5/8"2' - 0 3/8"2' - 0 3/8"2' - 0 3/8"25 25 25 121' - 4 3/4" 14' - 4 5/8"17' - 5 7/8"23' - 5 3/4"20' - 5 1/4"13' - 10 3/4"2' - 11 1/4"28' - 9 3/8"4' - 9 7/8"1' - 6 5/8"12' - 9"1"5' - 5"2' - 0 3/8"10' - 0 1/2"5' - 5"1' - 1 5/8"11' - 0"5' - 11 1/8"5' - 5"1' - 2 1/4"9' - 0"4' - 10"1' - 7 1/8"10' - 6"1' - 9 5/8"14' - 11 1/8"3' - 11 3/8"8' - 5 3/8"3' - 9 5/8"2' - 6 5/8"3' - 2 1/4"26 26 26 26 1 A-5.0 1 A-5.0 CLR.2' - 2 3/4"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"6' - 0"6' - 11 7/8"4' - 0"UP UP S.Y.S.B.4' - 0"F.O.C.4' - 1"5' - 1"5' - 2"S .Y .S .B .4' - 0"F.O .F.4' - 0"4' - 1"S.Y.S.B.4' - 0"2 2 NEW WALL -2 x 6 STUDS @ 16" O.C. NEW WALL -2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C. CONCRETE RETAINING WALL -REF. STRUCTURAL CONCRETE TILE WALL -8" DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED STUD @ 16" O.C. WINDOW -REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET -BUILT IN CASEWORK COLUMN -REF. STRUCTURAL DWGS. FURNITURE -FOR PRESENTATION PURPOSES ONLY FIREPLACE -PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE -SINK (AS SELECTED) PLUMBING FIXTURE -TOILET (AS SELECTED) PLAN LEGEND LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXT. FIRE RATED PARTITION REF. DTL. 12/AD-1 1.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2007 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). MECHANICAL VENTILATION NOTE: CALCULATIONS: TOTAL S.F.: 4,125 S.F. 4,125 SF x 1/100 CFM/SF + 7.5 CFM x OCC. (BED. +1) = 41.25 CFM + 7.5 x 6 = 86.3 CFM REQ'D. JOB NO. DATE DOCUMENT VALID ORIGINAL SHEET NO. REVISIONOWNER PROJECT STATUS These documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-2.1 05/13/2019 2495-2012SECOND FLOOR PLANSHEEHY RESIDENCE SHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP 2495 OCEAN BLVD.,CORONA DEL MAR, CA 926251/4" = 1'-0"1 SECOND LEVEL FLOOR PLAN KEYNOTE LEGEND 1 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 EXTERIOR GUARDRAIL W/. GLASS - AVIPROTEK, ACID-ETCHED 1/2" TEMP. & LAMINATED, MIN. 42" ABV. F.F., <4" MAX. SPHERE OPENING, REF. DTLS. ___ 3 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 4 5 COUNTERTOP - AS SELECTED 6 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. 7 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 8 FURNISHINGS - AS SELECTED 9 SHELF AND POLE - BUILT IN, FINISH AS SEL. 10 DRYER - DRYER VENT 14' MAX. LENGTH (CMC 504.3.2) PROVIDE GAS STUB-OUT & POWER 11 WASHER - PROVIDE HOOK-UPS & POWER 12 FIREPLACE - PREFABRICATED, GAS ONLY, 'ISOKERN' ICC# ESR-2316 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 13 BASE CABINET - BUILT-IN, FINISH AS SEL. 14 TEMPERED GLASS ENCLOSURE - 1/2" THK. (MIN. 3/8" THK.), GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.), REF. DOOR AND WINDOW SCHED. SHEET A-5.0 FOR SIZE 15 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) 16 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 17 UPPER CABINET - BUILT-IN, FINISH AS SEL. 18 PACIFIC ARCHITECTURAL MILLWORK ALUMINUM CURTAIN WALL - CLAD AS SHOWN - REF. PLAN & ELEVS., PROVIDE SHOP DWGS. TO ARCH. FOR APPROVAL PRIOR TO FAB., TEMP. AS REQ'D. 19 INTERIOR STAIR MOUNTED RAILING - 34"-38" ABV. NOSING, REF. DTLS. 2, 8/AD-1 20 INTERIOR GUARDRAIL - MIN. 42" ABV. F.F., <4" MAX. SPHERE OPENING, REF. DTLS. ___ 21 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 22 OUTLINE OF ROOF/DRIVEWAY ABOVE 23 FIREPLACE FLUE FROM BELOW - COOR. W/. G.C. & MFGR. 24 RESIDENTIAL ELEVATOR - 'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE = 72" x 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 25 OUTLINE OF WALLS BELOW 26 LINE OF ROOF EAVE ABOVE PROJECT NORTH NO. REVISION DATE 47 DNDNA-4.1A-4.011CLR.22' - 0"CLR.35' - 0"CLR.20' - 3"CLR.10' - 0"DN.2A-5.02A-5.0DRIVEWAY GATEDN.DRIVEWAYROOF GARDEN7:127:127:127:127:127:127:127:124.5:127:12SKYLIGHT4:124:124:12LOGGIAPOOLBALCONYBALCONYSPA(BELOW)(BELOW)(BELOW)(BELOW)(BELOW)11ELEVATORCLR.4' - 0"CLR.3' - 10 7/8"CLR.3' - 3"CLR.3' - 3"TYP.11"TYP.11"TYP.11"R @0' -7 5/8"192133-CAR GARAGETRASH AREAA-4.12A-4.21A-4.22456678121233445CLR.6' - 0"CLR.6' - 11"LINE OF EXISTING BLUFF DEVELOPMENT PER CITY OF NEWPORT BEACH, MAP B-5 CARNATION AVENUE2' - 8 1/2"2' - 8"2' - 8 1/2"2' - 7 5/8"2' - 8 1/2"2' - 8 1/2"2' - 8 1/2"2' - 8 1/2"1' - 8 1/2"1' - 8 1/2"1' - 8 1/2"1' - 8 1/2"2' - 8 1/8"1' - 8 1/2"(REF. LAND. DWGS.)5569910111111121212121236' - 1 1/4"23' - 1 1/4"33' - 0 5/8"3' - 5"17' - 5 1/4"12' - 2 3/8"10' - 7 1/4"10' - 11 1/2"1' - 6 1/2"2' - 11 5/8"4' - 11 3/8"4' - 11 3/8"4' - 11 3/8"9' - 10 1/8"5' - 0 1/2"3' - 5"23' - 1 1/4"2' - 6 5/8"18' - 0"2' - 6 5/8"11.5:124:124:124.5:124.5:124.5:120.5%2% MIN.2% MIN.PLANTERPLANTER3:123' - 6"3' - 6"3:121A-5.01A-5.04:124:124:124:12S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"F.O.F.4' - 0"4' - 1"F.O.F.4' - 0"4' - 1"S.Y.S.B.4' - 0"GRADE BREAKGRADE BREAKGRADE BREAK(SLOPES REF. CIVIL)DRIVEWAY(SLOPES REF. CIVIL)NEW WALL -2 x 6 STUDS @ 16" O.C.NEW WALL -2 x 4 STUDS @ 16" O.C.WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C.CONCRETE RETAINING WALL -REF. STRUCTURALCONCRETE TILE WALL -8" DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED STUD @ 16" O.C.WINDOW -REFERENCE SCHEDULEDOOR -REFERENCE SCHEDULECABINET -BUILT IN CASEWORKCOLUMN -REF. STRUCTURAL DWGS.FURNITURE -FOR PRESENTATION PURPOSES ONLYFIREPLACE -PREFAB GAS-ONLY APPLIANCEPLUMBING FIXTURE -SINK (AS SELECTED)PLUMBING FIXTURE -TOILET (AS SELECTED)PLAN LEGENDLIGHTING FIXTURE -REFERENCE ELECTRICAL PLANSFIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1INT. FIRE RATED PARTITION REF. DTL. 7/AD-1EXT. FIRE RATED PARTITION REF. DTL. 12/AD-11.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2007 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR.2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT).MECHANICAL VENTILATION NOTE:CALCULATIONS:TOTAL S.F.: 4,125 S.F.4,125 SF x 1/100 CFM/SF + 7.5 CFM x OCC. (BED. +1) =41.25 CFM + 7.5 x 6 = 86.3 CFM REQ'D.JOB NO.DATEDOCUMENT VALID ORIGINAL SHEET NO.REVISIONOWNER PROJECT STATUSThese documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-2.205/13/20192495-2012GARAGE/DRIVEWAY PLANSHEEHY RESIDENCESHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP2495 OCEAN BLVD.,CORONA DEL MAR, CA 926251/4" = 1'-0"1GARAGE/DRIVEWAY FLOOR PLANKEYNOTE LEGEND1 1-1/2" MAX. STEP AT OUTSWING DOORS (R311.3.1)2 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-13 RESIDENTIAL ELEVATOR - 'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE = 72" x 60" CLEAR - PROVIDESHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION4 VEHICLE PARKING - MINIMUM DIMENSIONS PER PLAN5 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED ATTHE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELEDFOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR.INST. INSTRUCTIONS. CMC 802.4.2.4)6 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOTBE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF7 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT.REQ'D. BY C.N.B.)8 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS)9 DRIVEWAY GUARD WALL - 42" MIN. ABV. F.F., FINISH TO MATCH, REF. STRUCT. DWGS. & ELEVATIONS10 GARAGE DOOR - CUSTOM BUILT, REF. SCHED.- ARCH TO APPV. SHOP DWGS. PRIOR TO FAB.11 OUTLINE OF WALLS BELOW12 METAL ROOFING - ZINC, REF. MATERIAL SCHEDULE A-4.0PROJECT NORTHNO. REVISION DATE48 DNDNDNDNROOF TOPDECKDRIVEWAY2A-5.02A-5.04.5:127:127:127:127:127:127:127:127:127:122' - 0 5/8"2' - 0 3/8"2' - 4 1/2"1' - 8 1/2"3.5:123.5:123.5:123.5:124:124:124:12SKYLIGHT123344(N.) BATH #2 ROOF + 8 7/8"(N.) GARAGE (T.O.S.)(N.) GARAGE ROOF PLATE67.32'67.32'58.35'58.35'58.35'58.35'58.35'58.35'58.35'(N.) GARAGE (T.O.S.)(N.) GARAGE (T.O.S.)56.61'55.95'56.58'55.08'55.08'55.08'45.96'1' - 8 1/2"2' - 4 1/2"BALCONYBALCONY(BELOW)(BELOW)5555567882' - 0 3/8"2' - 0 3/8"1' - 8 1/2"1' - 8 1/2"1' - 8 1/2"2' - 8 1/8"2' - 8 1/2"2' - 8 1/2"2' - 8 1/2"2' - 8 1/2"2' - 7 5/8"2' - 8 1/2"2' - 8"2' - 8 1/2"4.5:124.5:124.5:1211.5:122553:123:123' - 6"3' - 6"1A-5.01A-5.0S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"2' MAX.4' MAX.ROOF VENTILATION NOTES: (CRC R806)1.ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR.2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET; 1. IN CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF TEH REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED.3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MIN. OF A 1" SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHT'G. AND AT THE LOCATION OF THE VENT.4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G.'S INSTALLATION INSTRUCTIONS. INSTALLATION OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R903. INSTALLATION OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R703.1.5. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OF THE TOP STORY AND THE ROOF RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES (SPACES BETWEEN CEILINGS THAT ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE STRUCTURAL ROOF SHT'G. AT THE TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE MET: 1. THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO INTERIOR CLASS I VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD SHINGLES OF SHAKES ARE USED, A MIN. 1/4" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16, ANY AIR-IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III VAPOR RETARDER COATING OR COVERING IN DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION (SEE TITLE 24, PART 6, FIG. 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. (NO INSULATION SHALL BE REQ'D. WHEN ROOF TILES, WOOD SHINGLES OR WOOD SHAKES, OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONT. UNDERLAYMENT IS INSTALLED. A CONT. LAYER SHALL BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT. LAYER WHICH HAS A PERM RATE OF NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD.); 5.1. AIR-IMPERMEABLE INSULATION ONLY. INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. 5.2. AIR-PERMEABLE INSULATION ONLY. IN ADDITION TO THE AIR-PERMEABLE INSULATION INSTALLED DIRECTLY BELOW THE STRUCTURAL SHT'G., RIDGE BOARD OR SHEET INSULATION W/. AN R-VALUE OR R-4 SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. 5.3. AIR-IMPERMEABLE AND AIR-PERMEABLE INSULATION. THE AIR-IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. THE AIR-PERMEABLE INSULATION SHALL BE INSTALLED DIRECTLY UNDER THE AIR-PERMEABLE INSULATION. 5.4. WHERE PREFORMED INSULATION BOARD IS USED AS THE AIR IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER.JOB NO.DATEDOCUMENT VALID ORIGINAL SHEET NO.REVISIONOWNER PROJECT STATUSThese documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-3.005/13/20192495-2012ROOF PLANSHEEHY RESIDENCESHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP2495 OCEAN BLVD.,CORONA DEL MAR, CA 926251/4" = 1'-0"1ROOF PLANKEYNOTE LEGEND1 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS)2 PHOTOVOLTAIC PANELS- SIZE & LOC'N PER MANUFACTURE SPEC.3 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THETERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITHTHE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC802.4.2.4)4 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESSTHAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF5 METAL ROOFING - ZINC, REF. MATERIAL SCHEDULE A-4.06 CUSTOM SKYLIGHT - FLAT, FIXED CURB-MOUNTED, SIZE PER WDW. SCHEDULE, ARCH. TO APPV. SHOP DWGS. -'ACRALIGHT' (REF. DTL. 17/AD-1) ESR-24157 DRIVEWAY GATE - CUSTOM FOLDING GATE, FINISH PER ARCH. & OWNER, PROVIDE SHOP DWGS. PRIOR TO FAB.8 DRIVEWAY GUARD WALL - 42" MIN. ABV. F.F., FINISH TO MATCH, REF. STRUCT. DWGS. & ELEVATIONSNO. REVISION DATE49 0' 1' 2' 3' 4' 5' 6' 7' 8' 9' 10' 11' 12' 13' 14' 15' 16' 17' 18' 19' 20' 21' 22' 23' 24' 25' 26' 27' 28' 29' 30' 31' 32' 33' 34' 35' 36' 37' 38' 39' 40' 41' 42' 43' 44' 45' 46' 47' 48' 49' 50' 51' 52' 53' 54' 24' 25' 26' 27' 28' 29' 30' 31' 32' 33' 34' 35' 36' 37' 38' 39' 40' 41' 42' 43' 44' 45' 46' 47' 48' 49' 50' 51' 52' 53' 54' 55' 56' 57' 58' 59' 60' 61' 62' 63' 64' 65' 66' 67'UP 42.77' 42.77' 45.96' 53.39' 53.39' 53.39' 53.49' 67.32' 67.32' 58.35' 58.35' 58.35' 53.39' 58.35' 53.39' 58.35' 58.35' 58.35' 58.35'58.35' 53.39' 53.39' 56.61' 46.17' 46.17' 46.17' 46.17'46.17' 53.39' 53.39' 53.39' 53.39' 14.50' G.P. 18.07' G.P. 20.76' G.P. 25.54' G.P. 26.79' G.P. 28.32' G.P. 28.02' G.P. 28.73' G.P. 30.73' G.P. 34.98' G.P. 34.50' G.P. 43.00' G.P. 45.24' G.P. 46.41' G.P. 52.23' G.P. 36.27' G.P. 31.83' G.P. 26.08' G.P.26.51' G.P.28.46' G.P. 29.55' G.P. 24.50' G.P. 24.72' G.P. 24.79' G.P. 30.53' G.P. 35.06' G.P. 37.27' G.P. 31.05' G.P. 31.05' G.P. 35.50' G.P. 38.26' G.P.34.37' G.P. 35.86' G.P. 39.83' G.P. 23.87' G.P. 22.45' G.P.29.25' G.P. 56.58' 27.20' G.P. 68.00' 57.00' 40.59' G.P. 46.81' G.P. 53.00' G.P. 54.00' G.P. 1 1 DRIVEWAY ROOF TOP DECK 2 2 3 4 5 5 5 5 6 BALCONY BALCONY (BELOW) (BELOW) 5 5 5 6 6 7 7 8 58.00' 54.00' G.P. 56.00' 52.00' G.P. 48.50' G.P. 46.00' G.P. 44.60' G.P. 42.61' 35.00' 36.87' 39.99' 41.00' G.P. 36.00' G.P. 31.00' G.P. 29.75' G.P. 31.33' 31.33' 26.13' G.P. 51.00' G.P. 53.00' G.P. 31.92' 28.17' 42.67' 46.17' 22.35' G.P. 22.20' G.P.7:127:12 7:127:12 7:127:12 7:127:12 7:12 4.5:124.5:124.5:12 4.5:123:123:12 59.27' 58.58' 58.58' 63.92' 63.92' 63.92' 63.92' 28.42' 54.92' DRIVEWAY ELEV. 54.75' DECK ELEV. 55.00' DRIVEWAY ELEV. T.O.R. T.O.R. T.O.R.T.O.R. T.O.R. 54.98' DRIVEWAY ELEV. 55.01' DRIVEWAY ELEV.4:124:124:12 4:124:124:1 2 4:123 . 5 : 1 2 3.5:123.5:1 2 3 . 5 : 1 2 3.5 :12EXISTING WALL TO REMAIN, MAINTAIN & REPAIR TO MATCH BELOW CURB HEIGHT OF 68.00' 49.00' G.P. 68.00' 54.00' 52.00' 50.00' 59.02' 61.70' 63.74' 54.00' G.P. 53.00' G.P. 57.00' 62.04' 59.99' T.R. 58.64' T.R. 57.55' T.R. 52.00' G.P. 55.23' T.R. 51.20' T.R. 54.62' T.R. 50.00' G.P. 58.79' 68.00' T.W. 60.00' G.P. 63.12' T.W. 57.25' G.P. 50.18' G.P. 65.75' T.R. 58.00' G.P. SLOPING WALL 51.12' F.S. 51.00' G.P. 48.20' T.W. 47.50' G.P. 51.70' T.W. 62.00' G.P. 63.00' G.P. G A T E 59.77' 57.00' 57.00' 50.80' G.P. 51.23' G.P. 51.50' G.P. 57.00' 51.50' G.P. 63.00' 63.23' 56.60' G.P. 57.85' G.P. 59.15' G.P. 64.99' 59.15' G.P. 66.62' 62.60' JOB NO. DATE DOCUMENT VALID ORIGINAL SHEET NO. REVISIONOWNER PROJECT STATUS These documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-3.1 05/13/2019 2495-2012GRADE PLANE COMPLIANCEEXHIBITSHEEHY RESIDENCE SHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP 2495 OCEAN BLVD.,CORONA DEL MAR, CA 926253/16" = 1'-0"1 GRADE PLANE COMPLIANCE EXHIBIT KEYNOTE LEGEND 1 DRIVEWAY GUARD WALL - 42" MIN. ABV. F.F., FINISH TO MATCH, REF. STRUCT. DWGS. & ELEVATIONS 2 EXTERIOR GUARDRAIL W/. GLASS - AVIPROTEK, ACID-ETCHED 1/2" TEMP. & LAMINATED, MIN. 42" ABV. F.F., <4" MAX. SPHERE OPENING, REF. DTLS. ___ 3 PHOTOVOLTAIC PANELS- SIZE & LOC'N PER MANUFACTURE SPEC. 4 CUSTOM SKYLIGHT - FLAT, FIXED CURB-MOUNTED, SIZE PER WDW. SCHEDULE, ARCH. TO APPV. SHOP DWGS. - 'ACRALIGHT' (REF. DTL. 17/AD-1) ESR-2415 5 METAL ROOFING - ZINC, REF. MATERIAL SCHEDULE A-4.0 6 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 7 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 8 DRIVEWAY GATE - CUSTOM FOLDING GATE, FINISH PER ARCH. & OWNER, PROVIDE SHOP DWGS. PRIOR TO FAB. NOTE: GRADE PLANE IS BASED ON SHT. GD-2.0 & THE GRADE DETERMINATION APPROVED BY THE C.N.B. PLANNING DEPARTMENT. SEE GD-0.0 AND COORESPONDING SHEETS FOR EXHIBIT AND APPROVAL. NO. REVISION DATE 50 MAIN LEVEL (T.O.S.) 28.42' MAIN LEVEL (T.O.S.) 28.42' SECOND LEVEL PLATE 41.42' SECOND LEVEL PLATE 41.42' SECOND FLOOR (T.O.S.) 42.67' SECOND FLOOR (T.O.S.) 42.67' CABANA ROOF PLATE 43.17' LOWER CABANA (T.O.S.) 10.00' POOL (T.O.S.) 21.42' POOL PLATE 19.42' GARAGE PLATE 53.67' GARAGE PLATE 53.67' GARAGE (T.O.S.) 54.75' GARAGE (T.O.S.) 54.75' GARAGE ROOF PLATE 63.58' GARAGE ROOF PLATE 63.58' CURB HEIGHT 68.00' CURB HEIGHT 68.00' (N.) ENTRY T.O.S. 47.70' (N.) ENTRY PLATE 46.70' BATH #2 ROOF PLATE 52.67' FORMAL LIVING 29.92' ENTRY CEILING PLATE 57.20' ENTRY CEILING PLATE 57.20'MIN.3' - 0"29 28 27 26 24 102624 2527 1128 31 32 30 29 23 21 2022 9 18 19 17 16 23 13 15 14 12 11 123441 MIN.2' - 0"2' MAX.ABV. F.F.42" MIN.ABV. F.F.42" MIN.4.5:12 45.96'2' MAX.1 2 3 322 3 4 5 HEAD HT.11' - 0"HEAD HT.9' - 6"HEAD HT.8' - 0"1' - 6"HEAD HT.7' - 0"6 7 8 9 10 11 11 12 11' - 5"3' - 0"4' - 0"14' - 9"9' - 6"9' - 5"2' - 0"7' - 0"13' - 0"1' - 3"11' - 0"1' - 1"8' - 10"8 1/8"7:12 7:12 7:12 7:12 58.35' 67.32' 58.35' 56.61'7 1/8"10 3/4"36" TYP.34" - 38" MIN.7 3/8"1' - 1 1/2"36" TYP.34" - 38" MIN.ABV. F.F.42" MIN.ABV. DRIVEWAY SURFACE42" MIN.9 1 1 1 1 1 13 13 14 1 1 15 15 15 16 1 ABV. DRIVEWAY SURFACE42" MIN.63.92'63.92' 10 9 9 6 7 11 7 SPA (T.O.S.) 24.42'18' - 5"14' - 3"12' - 1"1' - 6"11' - 6"1' - 3"11' - 0"1' - 1"8' - 10"16' - 9 3/8"1' - 0"9' - 6"14' - 3"12' - 1"17 20.22' 31.92' 28.17' 46.17' 2' x 4' MAX. 68.00' WINDOWS & DOORS: STUCCO VENEER EXTERIOR STONE VENEER: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER:ASSOCIATED BUILDING SUPPLY ADDRESS:2915 RED HILL AVE., COSTA MESA, CA 92626 CONTACT:JOE YOUNAN PHONE:714.545.3180 EMAIL:JYOUNAN@ABSSOCAL.COM WEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COM MANUFACTURER: PACIFIC ARCHITECTURAL MILLWORKS PRODUCT:ALUMINUM -WOOD LIFT-N-SLIDE DOORS ADDRESS:1435 W. PIONEER ST. BREA, CA 92821 PHONE:562.905.3200 FAX:562.694.6794 WEB:WWW.PACMILLWORK.COM MANUFACTURER: MERLEX STUCCO 2911 ORANGE-OLIVE RD. ORANGE, CA 92865 P: 714.637.1700 COLOR:TBD -ARCH. TO APPROVE APPLICATION: SMOOTH TROWELED CODE: MIN. 7/8" THK. O/. MIN. 2-LAYERS GRADE 'D' PAPER MANUFACTURER:TBD STONE TYPE:SLAB COLOR:TBD APPLICATION:TBD THICKNESS: 1" -1.5" NOMINAL WEIGHT:LESS THAN 15 LBS. / S.F. APPROVALS: GUTTERS: SUPPLIER:TBD MATERIAL:METAL TO MATCH ROOF APPLICATION:RECESSED/CONCEALED, REF. DTL. ___ & PLANS GARAGE DOORS: SUPPLIER:TBD STYLE: TBD MATERIAL:WOOD WATERPROOF DECK MEMBRANE: TUFFLEX PLOYMERS 10880 POPLAR AVE. FONTANA, CA P: 909.349.2016 WWW.TUFFLEXPOLYMERS.COM CODE: ICC # ESR-2505 PROVIDE MIN. 24 GUAGE METAL TO MATCH (16 OZ.) SHEETING FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. FLASHING & WEATHERSTRIPPING: METAL ROOFING: ( CLASS 'A' ) MANUFACTURER: VMZINC SUPPLIER: SPECIFIED DESIGN SYSTEMS JAMES DUNN, TERRITORY MANAGER 225 CROSS ST., STE. 100 LA CANADA, CA 91011 P: 818.957.2310 E: JAMESDUNN@SBCGLOBAL.NET PRODUCT:PIGMENTO BLUE WEIGHT:TBD HORIZONTAL WOOD SIDING: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 PRODUCT:5 1/2" SHIPLAP SIDING COLOR:PAINTED WHITE CODE:ICC# ESR-2290 JOB NO. DATE DOCUMENT VALID ORIGINAL SHEET NO. REVISIONOWNER PROJECT STATUS These documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-4.0 05/13/2019 2495-2012BUILDING ELEVATIONSSHEEHY RESIDENCE SHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP 2495 OCEAN BLVD.,CORONA DEL MAR, CA 926251/4" = 1'-0"1 WEST ELEVATION KEYNOTE LEGEND 1 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. DTL. ___ & MAT. SCHED. SHT. A-4.0 2 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 3 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 4 PACIFIC ARCHITECTURAL MILLWORK ALUMINUM CURTAIN WALL - CLAD AS SHOWN - REF. PLAN & ELEVS., PROVIDE SHOP DWGS. TO ARCH. FOR APPROVAL PRIOR TO FAB., TEMP. AS REQ'D. 5 STONE VENEER - REF. DTL. ___ & MAT. SCHED. SHT A-4.0 6 EXTERIOR GUARDRAIL W/. GLASS - AVIPROTEK, ACID-ETCHED 1/2" TEMP. & LAMINATED, MIN. 42" ABV. F.F., <4" MAX. SPHERE OPENING, REF. DTLS. ___ 7 EXTERIOR GUARDRAIL - MIN. 42" ABV. F.F., <4" MAX. SHERE OPENING, REF. DTLS. ___ 8 PHOTOVOLTAIC PANELS- SIZE & LOC'N PER MANUFACTURE SPEC. 9 10 GREEN WALL SYSTEM - REF. LANDSCAPE DWGS. 11 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" TYP. U.N.O.) - MATERIAL AS SELECTED, REF. DTL. 2/AD-1 12 FURNISHINGS - AS SELECTED 13 METAL ROOFING - ZINC, REF. MATERIAL SCHEDULE A-4.0 14 POOL INFINITY EDGE - REF. PLAN FOR DIMENSIONS & FINISH, POOL CONTRACTOR TO COORD. W/. ARCH. & G.C. 15 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 16 DRIVEWAY GUARD WALL - 42" MIN. ABV. F.F., FINISH TO MATCH, REF. STRUCT. DWGS. & ELEVATIONS 17 CUSTOM SKYLIGHT - FLAT, FIXED CURB-MOUNTED, SIZE PER WDW. SCHEDULE, ARCH. TO APPV. SHOP DWGS. - 'ACRALIGHT' (REF. DTL. 17/AD-1) ESR-2415 MATERIAL SCHEDULEA NO. REVISION DATE 51 MAIN LEVEL (T.O.S.) 28.42' MAIN LEVEL (T.O.S.) 28.42' SECOND LEVEL PLATE 41.42' SECOND LEVEL PLATE 41.42' SECOND FLOOR (T.O.S.) 42.67' SECOND FLOOR (T.O.S.) 42.67' CABANA ROOF PLATE 43.17' LOWER CABANA (T.O.S.) 10.00' POOL (T.O.S.) 21.42' POOL PLATE 19.42' GARAGE PLATE 53.67' GARAGE PLATE 53.67' GARAGE (T.O.S.) 54.75' GARAGE (T.O.S.) 54.75' GARAGE ROOF PLATE 63.58' CURB HEIGHT 68.00' CURB HEIGHT 68.00' BATH #2 ROOF PLATE 52.67' 25 20 21 24 25 16 17 22 10 4 3 3 2 1 HEAD HT.11' - 0"HEAD HT.8' - 0"ABV. F.F.42" MIN.ABV. F.F.42" MIN.1 2 2 3 3 4 5 6 7 9' - 6"14' - 9"7' - 0"11' - 5"1' - 1"11' - 0"1' - 3"13' - 0"4' - 0"3' - 0"2' - 0"9' - 5"8' - 10"12' - 1"14' - 3"1' - 1"11' - 0"1' - 3"13' - 0"7 :1 2 7 :1 2 7 :1 2 7 :1 2 4 .5 :1 2MIN.2' - 0"2' MAX.SPA (T.O.S.) 24.42' 4 9 7 3/8"36" TYP.34" - 38" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.4 :1 2 4:12 4.5:12 1 1 . 5 : 1 2 3.5:12 3 .5 :1 2 3:12 4 10 45.96' 58.35'58.35' 4 67.32'12' - 1"14' - 3"18' - 5"11 56.58' 13 46.17' 31.92' 2' X 4' MAX. MAIN LEVEL (T.O.S.) 28.42' MAIN LEVEL (T.O.S.) 28.42' SECOND LEVEL PLATE 41.42' SECOND FLOOR (T.O.S.) 42.67' CABANA ROOF PLATE 43.17' LOWER CABANA (T.O.S.) 10.00' POOL (T.O.S.) 21.42' POOL PLATE 19.42' GARAGE PLATE 53.67' GARAGE (T.O.S.) 54.75' GARAGE ROOF PLATE 63.58' CURB HEIGHT 68.00' CURB HEIGHT 68.00' BATH #2 ROOF PLATE 52.67' 22 10 4 4 8 2 2 3 3 8' - 10"12' - 1"14' - 3"1' - 1"11' - 0"1' - 3"13' - 0"14' - 9"7' - 0"11' - 5"4' - 0"3' - 0"2' - 0"9' - 5"4 :1 2 SPA (T.O.S.) 24.42' 67.32' 56.58'56.61' 58.35' 45.96'12 12 4 9 11 7 HEAD HT.9' - 0"HEAD HT.8' - 0"4 .5 :1 2 4.5:12 7 :1 2 3.5:12 3.5:1210' - 0"ABV. F.F.42" MIN.ABV. F.F.42" MIN.7 3/8"36" TYP.34" - 38" MIN.7 1/8"11"7 1/4"11"TO SOFFIT FINISH12' - 0"63.92' 13 JOB NO. DATE DOCUMENT VALID ORIGINAL SHEET NO. REVISIONOWNER PROJECT STATUS These documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-4.1 05/13/2019 2495-2012BUILDING ELEVATIONSSHEEHY RESIDENCE SHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP 2495 OCEAN BLVD.,CORONA DEL MAR, CA 926251/4" = 1'-0"1 SOUTH ELEVATION 1/4" = 1'-0"2 SOUTHEAST ELEVATION KEYNOTE LEGEND 1 2 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 3 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 4 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. DTL. ___ & MAT. SCHED. SHT. A-4.0 5 GREEN WALL SYSTEM - REF. LANDSCAPE DWGS. 6 EXTERIOR GUARDRAIL W/. GLASS - AVIPROTEK, ACID-ETCHED 1/2" TEMP. & LAMINATED, MIN. 42" ABV. F.F., <4" MAX. SPHERE OPENING, REF. DTLS. ___ 7 PHOTOVOLTAIC PANELS- SIZE & LOC'N PER MANUFACTURE SPEC. 8 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 9 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" TYP. U.N.O.) - MATERIAL AS SELECTED, REF. DTL. 2/AD-1 10 POOL INFINITY EDGE - REF. PLAN FOR DIMENSIONS & FINISH, POOL CONTRACTOR TO COORD. W/. ARCH. & G.C. 11 EXTERIOR GUARDRAIL - MIN. 42" ABV. F.F., <4" MAX. SHERE OPENING, REF. DTLS. ___ 12 METAL ROOFING - ZINC, REF. MATERIAL SCHEDULE A-4.0 13 CUSTOM SKYLIGHT - FLAT, FIXED CURB-MOUNTED, SIZE PER WDW. SCHEDULE, ARCH. TO APPV. SHOP DWGS. - 'ACRALIGHT' (REF. DTL. 17/AD-1) ESR-2415 NO. REVISION DATE 52 MAIN LEVEL (T.O.S.) 28.42' SECOND LEVEL PLATE 41.42' SECOND FLOOR (T.O.S.) 42.67' GARAGE PLATE 53.67' GARAGE (T.O.S.) 54.75' GARAGE ROOF PLATE 63.58' CURB HEIGHT 68.00' 3 1 2 HEAD HT.7' - 0"2 4 8' - 10"12' - 1"14' - 3"1' - 1"11' - 0"1' - 3"13' - 0"67.32' 63.92'63.92'6 7/8"11"7 3/8"11" 7 PLANTED AREA CURB HEIGHT 68.00' (N.) ENTRY T.O.S. 47.70' (N.) ENTRY PLATE 46.70' FORMAL LIVING 29.92' ENTRY CEILING PLATE 57.20' 1 2 2' MAX.MIN.3' - 0"9' - 6"1' - 0"16' - 9 3/8"17' - 9 3/8"5 6 (E.) NEIGHBORING PATIO STRUCTURE, PROTECT IN PLACE PLANTED AREA JOB NO. DATE DOCUMENT VALID ORIGINAL SHEET NO. REVISIONOWNER PROJECT STATUS These documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-4.2 05/13/2019 2495-2012BUILDING ELEVATIONSSHEEHY RESIDENCE SHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP 2495 OCEAN BLVD.,CORONA DEL MAR, CA 926251/4" = 1'-0"1 EAST ELEVATION KEYNOTE LEGEND 1 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 2 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 3 PHOTOVOLTAIC PANELS- SIZE & LOC'N PER MANUFACTURE SPEC. 4 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. DTL. ___ & MAT. SCHED. SHT. A-4.0 5 DRIVEWAY GUARD WALL - 42" MIN. ABV. F.F., FINISH TO MATCH, REF. STRUCT. DWGS. & ELEVATIONS 6 STONE VENEER - REF. DTL. ___ & MAT. SCHED. SHT A-4.0 7 METAL ROOFING - ZINC, REF. MATERIAL SCHEDULE A-4.0 NO. REVISION DATE 53 MAIN LEVEL (T.O.S.) 28.42' MAIN LEVEL (T.O.S.) 28.42' SECOND LEVEL PLATE 41.42' SECOND FLOOR (T.O.S.) 42.67' CABANA ROOF PLATE 43.17' YARD LEVEL 9.50' LOWER CABANA (T.O.S.) 10.00' POOL (T.O.S.) 21.42' POOL PLATE 19.42' GARAGE PLATE 53.67' GARAGE (T.O.S.) 54.75' GARAGE ROOF PLATE 63.58' CURB HEIGHT 68.00' CURB HEIGHT 68.00' BATH #2 ROOF PLATE 52.67' SPA (T.O.S.) 24.42' W.I.C. PANTRY STAIRS DEN LOUNGEGREAT ROOM (BEYOND) DRIVEWAY ABV. F.F.42" MIN.46.17' 31.92' 7:1 2 4.5:12 4:123.5:123.5 :1 2 57.00' PL. 54.98' 58.58'10' - 6"MAIN LEVEL (T.O.S.) 28.42' MAIN LEVEL (T.O.S.) 28.42' SECOND LEVEL PLATE 41.42' SECOND LEVEL PLATE 41.42' SECOND FLOOR (T.O.S.) 42.67' SECOND FLOOR (T.O.S.) 42.67' GARAGE PLATE 53.67' GARAGE (T.O.S.) 54.75' CURB HEIGHT 68.00' (N.) ENTRY T.O.S. 47.70' ENTRY MID LANDING 35.70' (N.) ENTRY PLATE 46.70' FORMAL LIVING 29.92' MASTER SUITE MASTER BATHDEN LOUNGE KITCHEN DINING FORMAL LIVING ENTRY BALCONY LOGGIA 10 2624 2725 11 28 3029 32 29 282726 22 23 31 DRIVEWAY ABV. F.F.42" MIN.55.77' 59.27' 54.92'ABV. F.F.42" MIN.54.98' 58.58'58.60'ABV. F.F.42" MIN.55.26'10' - 6"13' - 0"1' - 1"11' - 0"1' - 3"13' - 0"12' - 1"14' - 3"58.58'ABV. F.F.42" MIN.55.01'MECH. 46.17' 31.92'ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.36" TYP.34" - 38"36" TYP.34" - 38"7 :1 2 3:12 JOB NO. DATE DOCUMENT VALID ORIGINAL SHEET NO. REVISIONOWNER PROJECT STATUS These documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-5.0 05/13/2019 2495-2012BUILDING SECTIONSSHEEHY RESIDENCE SHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP 2495 OCEAN BLVD.,CORONA DEL MAR, CA 926251/4" = 1'-0"1 TRANSVERSE SECTION 1/4" = 1'-0"2 LONGITUDINAL SECTION NO. REVISION DATE 54 JOB NO. DATE DOCUMENT VALID ORIGINAL SHEET NO. REVISIONOWNER PROJECT STATUS These documents are the property of BRANDON ARCHITECTS INC., Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS INC. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS INC. expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS INC., who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-6.0 05/13/2019 2495-2012DOOR & WINDOW SCHEDULESHEEHY RESIDENCE SHEEHY RESIDENCEMR. BRIAN SHEEHY2495 OCEAN BLVD.,CORONA DEL MAR 92625CDP 2495 OCEAN BLVD.,CORONA DEL MAR, CA 92625DOOR SCHEDULE NO. LEVEL DESCRIPTION WIDTH HEIGHT MANUFACTURER MODEL FRAME TYPE GLAZIN G FIRE RATING Details Finish HEAD JAMB SILL DOOR FRAME COMMENTS 1 GARAGE (T.O.S.) CUSTOM GARAGE DOOR 216" 90" TBD TBD 2 GARAGE (T.O.S.) EXTERIOR SINGLE GLASS 36" 84" PACIFIC ARCH. MILLWORK TBD TEMP. 3 GARAGE (T.O.S.) EXTERIOR SINGLE GLASS 36" 84" PACIFIC ARCH. MILLWORK TBD TEMP. 4 GARAGE (T.O.S.) EXTERIOR SINGLE GLASS 36" 84" PACIFIC ARCH. MILLWORK TBD TEMP. 5 GARAGE (T.O.S.) INTERIOR POCKET 36" 96"20 MIN.ELEV. DOOR, VERIFY SIZE W/. ELEV. MFGR. 6 (N.) ENTRY T.O.S.48" 108" 9 SECOND FLOOR (T.O.S.) 2-PANEL EXTERIOR SLIDER 120" 114" PACIFIC ARCH. MILLWORK TBD TEMP. 10 SECOND FLOOR (T.O.S.) 2-PANEL EXTERIOR POCKETING DOOR 132" 114" PACIFIC ARCH. MILLWORK TBD TEMP. 11 SECOND FLOOR (T.O.S.) 2-PANEL EXTERIOR POCKETING DOOR 108" 114" PACIFIC ARCH. MILLWORK TBD TEMP. 12 SECOND FLOOR (T.O.S.) INTERIOR POCKET 36" 96" TBD TBD 13 SECOND FLOOR (T.O.S.) INTERIOR POCKET 36" 96" TBD TBD 14 SECOND FLOOR (T.O.S.) INTERIOR SINGLE 36" 96"20 MIN.SELF-CLOSING HINGES, SELF-LATCHING, SOLID CORE, 1-3/8" THK. MIN. 15 SECOND FLOOR (T.O.S.) INTERIOR SINGLE 36" 96" TBD TBD ELEV. DOOR, VERIFY SIZE W/. ELEV. MFGR. 16 SECOND FLOOR (T.O.S.) INTERIOR SINGLE 36" 96" TBD TBD 17 SECOND FLOOR (T.O.S.) INTERIOR POCKET 36" 96" TBD TBD 18 SECOND FLOOR (T.O.S.) INTERIOR POCKET 36" 96" TBD TBD 19 SECOND FLOOR (T.O.S.) INTERIOR POCKET 36" 96" TBD TBD 20 SECOND FLOOR (T.O.S.) INTERIOR POCKET 36" 96" TBD TBD 21 SECOND FLOOR (T.O.S.) INTERIOR SINGLE 30" 96" TBD TBD 22 MAIN LEVEL (T.O.S.) INTERIOR SINGLE 30" 96" TBD TBD 23 MAIN LEVEL (T.O.S.) 2-PANEL EXTERIOR POCKETING DOOR 120" 132" PACIFIC ARCH. MILLWORK TBD TEMP. 24 MAIN LEVEL (T.O.S.) 2-PANEL EXTERIOR POCKETING DOOR 120" 132" PACIFIC ARCH. MILLWORK TBD TEMP. 25 MAIN LEVEL (T.O.S.) 4-PANEL EXTERIOR POCKETING DOOR 233" 132" PACIFIC ARCH. MILLWORK TBD TEMP. 26 MAIN LEVEL (T.O.S.) 3-PANEL EXTERIOR POCKETING DOOR 192" 132" PACIFIC ARCH. MILLWORK TBD TEMP. 27 MAIN LEVEL (T.O.S.) 2-PANEL EXTERIOR POCKETING DOOR 93" 132" PACIFIC ARCH. MILLWORK TBD TEMP. 28 MAIN LEVEL (T.O.S.) 2-PANEL EXTERIOR POCKETING DOOR 93" 132" PACIFIC ARCH. MILLWORK TBD TEMP. 29 FORMAL LIVING 3-PANEL EXTERIOR POCKETING DOOR 138" 114" PACIFIC ARCH. MILLWORK TBD TEMP. 30 MAIN LEVEL (T.O.S.) INTERIOR POCKET 36" 96" TBD TBD 31 MAIN LEVEL (T.O.S.) INTERIOR SINGLE 36" 90" TBD TBD 32 MAIN LEVEL (T.O.S.) INTERIOR SINGLE 36" 96" TBD TBD 33 MAIN LEVEL (T.O.S.) INTERIOR SINGLE 36" 96" TBD TBD ELEV. DOOR, VERIFY SIZE W/. ELEV. MFGR. 34 MAIN LEVEL (T.O.S.) INTERIOR SINGLE 36" 96" TBD TBD 35 MAIN LEVEL (T.O.S.) INTERIOR POCKET 36" 96" TBD TBD 36 MAIN LEVEL (T.O.S.) INTERIOR SINGLE 30" 96" TBD TBD 37 MAIN LEVEL (T.O.S.) INTERIOR SINGLE 30" 96" TBD TBD 38 MAIN LEVEL (T.O.S.) INTERIOR SINGLE 30" 96" TBD TBD 39 MAIN LEVEL (T.O.S.) CLOSET DOUBLE 60" 96" TBD TBD 40 LOWER CABANA (T.O.S.) INTERIOR SINGLE 36" 96" TBD TBD 41 DATUM CUSTOM GARAGE DOOR 120" 42" TBD TBD WINDOW SCHEDULE NO. LEVEL (SILL) DESCRIPTION OPERATION ROUGH OPENING MANUFACTURER MODEL MATERIAL FINISH DETAIL GLAZING HEAD HT. COMMENTSWIDTH HEIGHT HEAD JAMB SILL THICKNESS TYPE 1 GARAGE (T.O.S.) ALUM. CLAD WD. CASEMENT 3' - 0" 6' - 6" PACIFIC ARCH. MILLWORK TBD 7' - 0" 2 GARAGE (T.O.S.) ALUM. CLAD WD. CASEMENT 3' - 0" 6' - 6" PACIFIC ARCH. MILLWORK TBD 7' - 0" 3 GARAGE (T.O.S.) ALUM. CLAD WD. CASEMENT 3' - 0" 6' - 6" PACIFIC ARCH. MILLWORK TBD 7' - 0" 4 GARAGE (T.O.S.) ALUM. CLAD WD. CASEMENT 3' - 0" 6' - 6" PACIFIC ARCH. MILLWORK TBD 7' - 0" 10 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. FIXED 4' - 6" 1' - 6" PACIFIC ARCH. MILLWORK TBD 9' - 0" 11 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. FIXED 5' - 9" 2' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 8' - 0" 12 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. FIXED 5' - 9" 1' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 9' - 6" 13 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. FIXED 7' - 0" 5' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 8' - 0" 14 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. FIXED 3' - 6" 1' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 9' - 6" 15 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. FIXED 3' - 6" 1' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 9' - 6" 16 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. CORNER FIXED 3' - 11 3/8" 5' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 8' - 0" 17 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. CORNER FIXED 3' - 11 3/8" 1' - 6" PACIFIC ARCH. MILLWORK TBD 9' - 6" 18 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. CASEMENT 2' - 6" 5' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 8' - 0" 19 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. FIXED 2' - 6" 1' - 6" PACIFIC ARCH. MILLWORK TBD 9' - 6" 20 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. CORNER FIXED 6' - 6" 5' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 8' - 0" 21 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. CORNER FIXED 6' - 6" 1' - 6" PACIFIC ARCH. MILLWORK TBD 9' - 6" 22 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. CASEMENT 2' - 6" 5' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 8' - 0" 23 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. FIXED 2' - 6" 1' - 6" PACIFIC ARCH. MILLWORK TBD 9' - 6" 24 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. CORNER FIXED 3' - 9 21/32" 5' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 8' - 0" 25 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. CORNER FIXED 3' - 9 21/32" 1' - 6" PACIFIC ARCH. MILLWORK TBD 9' - 6" 26 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. CASEMENT 2' - 6" 5' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 8' - 0" 27 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. FIXED 2' - 6" 1' - 6" PACIFIC ARCH. MILLWORK TBD 9' - 6" 28 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. FIXED 7' - 0" 5' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 8' - 0" 29 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. FIXED 3' - 6" 1' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 9' - 6" 30 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. FIXED 3' - 6" 1' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 9' - 6" 31 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. FIXED 3' - 6" 2' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 8' - 0" 32 SECOND FLOOR (T.O.S.) ALUM. CLAD WD. FIXED 3' - 6" 1' - 6" PACIFIC ARCH. MILLWORK TBD TEMP. 9' - 6" ALL WINDOW AND DOOR SIZES ARE NOMINAL SIZES, THEY ARE SUBJECT TO CHANGE UPON FINAL MANUFACTURER SELECTION. CONTRACTOR TO PROVIDE CUT SHEETS AND SHOP DRAWINGS TO ARCHITECT FOR APPROVAL PRIOR TO ORDERING. DOOR & WINDOW NOTES: 1.ALL WINDOWS ARE DUAL GLAZED U.N.O. 2.FENESTRATIONS MUST HAVE PERMANENT AND TEMPORARY LABELS. 3.ALL TEMPERED GLASS TO BE ETCH MARKED. 4.ONE WINDOW IN EACH BEDROOM MUST HAVE AT LEAST 5.7 S.F. OPENABLE AREA WITH FINISHED SILL NO MORE THAN 44" ABOVE FLOOR LEVEL, MIN. OPENING HEIGHT OF 24" & MIN. OPENING WIDTH OF 20" (CLEAR). 5.ALL WINDOWS WHERE GLAZING AREA IS >9 S.F. TO BE TEMPERED 6.ALL WINDOWS WHERE GLAZING AREA'S BOTTOM EDGE IS <18" ABV. F.F. & TOP EDGE IS >36" ABV. F.F. TO BE TEMPERED. 7.WHERE A WINDOW IS LOCATED HIGHER THAN 72" ABV. ADJACENT GRADE OR FINISHED SURFACE ON THE OPPOSITE SIDE, THE LOWER PART OF THE OPENING SHALL BE 24" MIN. ABV. THE ROOM FINISH FLOOR SURFACE (R612.2) 8.FRONT DOOR -PROVIDE SHOP DWG'S. TO ARCH. FOR APPV'L. PRIOR TO FARBRICATION. ALL WINDOWS AND DOORS TO HAVE A MIN. U-FACTOR OF ___ AND A MIN. SHGC OF ___ NO. REVISION DATE 55 56 57 58 59 60 From: Ung, Rosalinh Sent: Monday, July 08, 2019 7:56 AM To: Murillo, Jaime Cc: Garciamay, Ruby; Lee, Amanda Subject: FW: CDP Application No. CD2017-076 (PA2017-179) (Sheehy Residence) Attachments: 7.5.19 Ltr of Opposition to CDP No. 2017-076.pdf Additional material for Item #3, 7/11 ZA hearing. ROSALINH M. UNG Community Development Department Senior Planner rung@newportbeachca.gov 949-644-3208 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 | newportbeachca.gov From: Arie Spangler <arie@joncornlaw.com> Sent: Friday, July 05, 2019 12:04 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Cc: Chandra Slaven <cslaven@joncornlaw.com>; dobehave@earthlink.net Subject: CDP Application No. CD2017-076 (PA2017-179) (Sheehy Residence) Dear Ms. Ung, Please see attached on behalf of our clients, Lisa and Joe Vallejo. Thank you, Arie Arie L. Spangler Of Counsel The Jon Corn Law Firm 160 Chesterfield Drive, Suite 201 Cardiff-by-the-Sea, California 92007 Office: (760) 944-9006 Cell: (858) 337-0362 arie@joncornlaw.com www.joncornlaw.com Zoning Administrator - July 11, 2019 Item No. 3a Additional Materials Received Sheehy Residence (PA2017-179) THE JON CORN LAW FIRM 160 CHESTERFIELD DRIVE SUITE 201 CARDIFF BY THE SEA CALIFORNIA 92007 www.joncornlaw.com 760-944-9006 Coastal Property Rights, Land Use & Litigation July 5, 2019 Via Electronic Mail Only (rung@newportbeachca.gov) Rosalinh Ung Zoning Administrator City of Newport Beach 100 Civic Center Drive, Newport Beach, CA 92660 Re: Letter of Opposition to City of Newport Beach Coastal Development Permit No. CD2017-076 (PA2017-179) (Sheehy Residence) Date Filed: September 1, 2017 Location: 2495 Ocean Blvd. (Parcel 2 of Parcel Map 8542) Dear Ms. Ung: We represent Joe and Lisa Vallejo, owners of the single-family residential home located at 2501 Ocean Boulevard in Corona del Mar (Parcel 1 of Parcel Map 8542). The Vallejo’s home is located on the parcel directly adjacent to 2495 Ocean Boulevard (“Sheehy Property”). On behalf of the Vallejos, we object to the City’s approval of Coastal Development Permit (CDP) application No. 2017-076, as the application is inconsistent with the City of Newport Beach’s Local Coastal Program (LCP).1 Upon review of this project, we believe he California Coastal Comm ission (CCC) will find substantial issue with the City’s alternative grading determination to establish the maximum height for the proposed residence. Moreover, in light of the City’s ministerial determination of alternative grade, the City has not affor ded our clients a sufficient opportunity to express their concerns related to the proposed height of the residence. Our clients are entitled to proper due process and deserve to know what the height of the proposed residence would be if the applicant had followed the existing code for determining height (i.e., Chapter 21.30 Property Development Standards, Section 21.30.050 Grade Establishment). The proposed resulting grade is not compatible with the existing grade of the Vallejo’s adjoining lot and existing residence, as the proposed grade will result in a much higher structure that is incompatible with the surrounding neighborhood. As the proposed grade will be detrimental to both the property and improvements on adjoining lots, the grade determination for the project should be revisited by the Zoning Administrator. 1 To approve the CDP application, the Zoning Administrator (ZA) must make the findings that the project is consistent with the LCP (per Public Resource Code Section 30604). Zoning Administrator - July 11, 2019 Item No. 3a Additional Materials Received Sheehy Residence (PA2017-179) July 5, 2019 Page 2 of 6 For the aforementioned reasons, we are requesting that the Zoning Administrator continue the hearing until such time that the applicant submits a quantified exhibit that adequately depicts the difference of what the height would be if the City’s municipal c ode had been justly implemented in contrast to the proposed alternative grade as described in the current CDP application. Existing Condition The Sheehy Property is currently occupied by an existing 3-story, single-family residential structure that descends from a short driveway (El. 68± ft.) and detached garage at the corner of Carnation Avenue and Ocean Boulevard, down a stairway and breezeway to the main floor l evel (El. 29± ft.), and ultimately to a low-lying outdoor pool and lawn area (El. 9± ft.) and private dock located near the mouth of Newport Harbor. Below the main floor level and patio/lawn area, a sub-vertical to steeply sloping rock face is visible from Newport Harbor and extends northward toward an adjacent property located at 201 -205 and 207 Carnation Avenue (a future multi-unit, multi-story condominium complex). This neighboring residence is inset into the original bluff face and includes a private cove located adjacent to and westerly of the project site. Proposed Development The proposed development for the Sheehy Property consists of the demolition of the existing single -family residence and detached one-car garage, and the construction of a new 6,672-square-foot, single-family residence with an attached 656-square-foot, three-car garage. The proposed development also includes accessory elements such as walls, fences, patios, hardscape, swimming pool, drainage devices and landscaping. Manufactured Grade Determination: Inconsistent with the Local Coastal Program The City of Newport Beach erroneously applied Implementation Plan Section 21.30050C (Grade Establishment – Establishment by Director), resulting in the measurement of the proposed building height for the new development using the site’s original undisturbed grade rather than the current existing grade as the base elevation. As a result, the proposed project base elevations do not consider the current site conditions. The proposed “original grade” is based on a demolition plan/topographic map included in the construction documents used for the existing residence in 1986. However, as the current residence is built on a “manufactured grade,” the true original base elevations are uncertain because the site has been improved with the existing residence and related improvements. As a result of creatively utilizing the purported “original” grade, the proposed height for the project was raised exponentially, far above what would normally be permitted by the discretionary review process. Neither the California Coastal Act nor the City’s certified LCP provide that height measurements can be based upon the original grade. Rather, height determination has historically been based upon existing or finished grade at the time of submission of an application for a CDP. By approving the project’s “alternative” height determination, the Zoning Administrator is establishing a negative precedent for future decisions throughout the City. Moreover, approval of this project does not Zoning Administrator - July 11, 2019 Item No. 3a Additional Materials Received Sheehy Residence (PA2017-179) July 5, 2019 Page 3 of 6 conform to the requirements of the LCP. Therefore, the grade determination should be revisited and subject to review by the Zoning Administrator. Unsubstantiated Findings The findings included in the Community Development Director Action Letter Application No. Staff Approval No. SA2014-022 (PA2014-152) are inconsistent with the Required Findings, as follows: A.The existing grade on the subject lot has been previously altered or other conditions are present to the degree that the existing grade is not representative of the prevailing grades on adjoining lots and/or the general area and, therefore, is not appropriate for the purpose of establishing the grade of the subject lot. •The existing grade of 2495 Ocean Blvd. is representative of the prevailing grades of adjacent properties, as the adjacent properties have also been disturbed due to prior development. There are no natural undisturbed properties in the adjacent area . Notably, this neighborhood has been developed since the 1940s. B.The grade is reasonable and comparable with the grades of adjoining lots and will not be detrimental or injurious to property and improvements on adjoining lots. •This cannot be the case, as the manufactured grade contributes to a significantly higher structure that will be detrimental to the adjacent property (2501 Ocean B oulevard). C.“The increased height shall not result in undesirable or abrupt scale changes or relationships being created between the proposed structure(s) and existing adjacent developments or public spaces. Where appropriate, the proposed structure(s) provide a gradual transition to taller or shorter structures on abutting properties; and the structure will have no more floor area than could have been achieved without the approval of the height increase. •As discussed above, the resulting structure’s height cannot satisfy the above finding. Discrepancies in the Determination of Alternative Height By way of background, according to the applicant’s September 24, 2014 letter to the City of Newport Beach (See attached), “Due to the irregular shape of the site at 2495 Ocean Boulevard and the extreme slope, there are many difficulties in applying these current development standards. It is our proposal to use the original grade, in its entirety, as the basis for the height limits . This original grade is based on a demolition plan/topographic map found in the construction documents used for the existing residence in 1986.” It appears the project applicant, rather than City staff, is driving the discretionary review process contrary to the City’s LCP. The applicant rationalizes this proposed approach by explaining that the site’s irregular shape is reason enough to allow for special consideration by the Community Development Director. However, not only does this circumvent Code Section 21.30.050, but is simply not permitted under Code Zoning Administrator - July 11, 2019 Item No. 3a Additional Materials Received Sheehy Residence (PA2017-179) July 5, 2019 Page 4 of 6 Section 21.30.050.C. The Community Development Director is required to determine the basis for height, not the project applicant. The letter goes on to state the following, “We have reviewed this original grade (found in the old permit documents) and when compared to the existing topography mapped by Toal Engineering, Inc., on 1/4/13 the contours align with the visible/undeveloped locations. We have used the original grade to create a three-dimensional topographic model which will help illustrate the conformity of a new design with the current zoning heights of 24’ and 29’ to respective building elements.” We have no way of knowing if in fact the application is based on the true original grade. Instead, we must emphatically trust the project applicant in their use of technology, which also requires a determination that said technology was not manipulated to generate a favorable outcome for det ermining the maximum height for the proposed development. Further, this methodology is not consistent with Section 21 .30.050.C, which states that the “Community Development Director may establish the grade that is reasonable and comparable with the grades of adjoining lots and that will not be detrimental or injurious to property and improvements on adjoining lots.” The resulting grade is not comparable with the grades of the adjoining lot and is injurious to both property and improvements on adjoining lots. Finally, the applicant goes on to state, “It is our understanding that the zoning code update (2010), was meant to generalize the grade for typical lots . However, the proposed method is much better suited to this specific site and with technology the generalization is not needed.” It appears the applicant, not City staff, interpreted the City’s zoning code and provided a new method to determine the original grade for the site. The applicant provides little explanation how this alternative measurement was calculated. The City’s LUP does not contain any policy language supporting the use of original grade. Traditionally, height is determined based upon the existing or finished grade . Pursuant to Section 21.30.050.B (Establishment of Grade), on lots with slopes greater than five percent, the established grade from which structure height is measured is determined by placing five evenly spaced points along both side property lines and connecting each point with the corresponding point on the opposite side property line to establish an equidistant elevation grade along the width of the property. Again, this is using existing or natural grade, not a purported original grade that was determined based on a computer model. Determining Height from Grade – Examples from other Coastal Cities To further demonstrate inconsistency with the California Coastal Act, we have surveyed other similar coastal cities policies related to the measurement of height from grade in the Coastal Zone, summarized below, as follows: Zoning Administrator - July 11, 2019 Item No. 3a Additional Materials Received Sheehy Residence (PA2017-179) July 5, 2019 Page 5 of 6 City of Santa Cruz The City of Santa Cruz determines the height of a structure (not including fences and walls) located in the Coastal Zone based upon the vertical distance between the existing grade and the uppermost point of the structure directly above that grade unless (1) the structure is located on property zoned with the VC View Corridor Overlay or (2) any portion of the structure is located above an area of the site where the finished grade is 10 feet or more above existing grade and the structure is not subject to the Ridgeline/Hillside Development Guidelines. City of San Diego The City of San Diego’s Policy for Determination of Building Height in the Coastal Height Limitation Overlay Zone states, “To establish the reference datum (the basis for measurement), the following steps shall... Establish the “Adjacent Ground Elevation. The “Adjacent Ground Elevation” shall be determined in accordance with the 1970 Uni form Building Code (UBC).” Thus, the City of San Diego utilizes the standard UBC for determining the basis for the grade from which building height will be measured. City of Encinitas Definition of “Building Height” (Encinitas Municipal Code Chapter 30.04): The vertical distance from the lower of natural or finished exterior grade adjacent to the structure, to the highest portion of the structure immediately above. When a basement element or underground structure exists or is proposed, height is measured from the finished grade (above the underground parking or bas ement element) provided the finished grade is at or below the previous natural grade, to the highest portion of the structure immediately above. Natural grade may be determined by the Planning and Building Director, or authorized agency when a discretionary application is being reviewed, with consideration given to the following: • The prevailing topography of the site, which has existed for some period of time prior to review of a project under consideration. Documentation of the grade shown on photographs, historical topographic surveys and/or in geotechnical reports prepared by certified professionals may be utilized on a case by case basis to determine the natural grade for purposes of development. The review shall take into account the vegetation on the site, the existing earth forms at the time of the review and the expectation that a reasonable person would consider the grade to be natural. Small earth form irregularities in topography, such as pits or mounds and similar features may be disregarded; • Grading or other modifications of earth forms which result in gaining an advantage for future development, shall not be considered natural grade when substantial evidence can reasonably document that the grading or modifications of earth forms ha ve resulted in circumvention of the regulations in the Municipal Code. Zoning Administrator - July 11, 2019 Item No. 3a Additional Materials Received Sheehy Residence (PA2017-179) July 5, 2019 Page 6 of 6 While Encinitas has similar requirements that allow an applicant to alter the natural landform for the benefit of the residence, the City does not allow the applicant to then also bene fit from the pre-construction topography when the applicant has already taken advantage of the altered landform for the construction of the residence. The City’s Alternative Grade Determination is Inconsistent with its LCP The City’s LCP implements the policies of the Coastal Act. In order for the City to find that the proposed project is consistent with the Coastal Act, the proposed project must be compatible with the surrounding neighborhood as it relates to size, height and bulk. Such a finding cannot be made for this proposed project. To make the findings for consistency with the certified LCP, the Zoning Administrator must find that the establishment of grade in NOT injurious to both property and improvements on adjoining lots. This finding simply cannot be made. The issue at hand is the proposed home was permitted to have a significantly higher elevation than the existing home due to the applicant creatively applying an "alternative height determination" that is allowed in the City code. However, nowhere in the code does it allow the applicant to utilize the previous original grade that was supposedly in place over 30 years ago prior to the construction of the existing home. By manufacturing the grade, the applicant was able to justify a much higher finished elevation for the proposed home. In contrast, if they utilized the existing grade and/or finished grade that can actually be measured today (which is typical practice), then the height would be considerably lower and more in context with adjacent homes. Request for Continuance of Zoning Administrator Hearing We strongly object to the Community Development Director’s approval of the “alternative” determination of grade as contained in CDP No. 2017-076 (PA2017-179). Therefore, we request that the Zoning Administrator continue the hearing until such time that that applicant submits additional documentation to support a determination that the project’s base grade is consistent with the Local Coastal Program. We request that the City require the applicant to resubmit their CDP application using the methodology provided by Chapter 21.30 Property Development Standards, Section 21.30.050 Grade Establishment, such that the project will be consistent with the LCP. Thank you for your consideration of this matter. Sincerely, Arie L. Spangler Of Counsel THE JON CORN LAW FIRM Zoning Administrator - July 11, 2019 Item No. 3a Additional Materials Received Sheehy Residence (PA2017-179) From: Ron Yeo <ronyeoarchitect@gmail.com> Sent: Sunday, July 07, 2019 8:09 AM To: Schuller, Liane <lschuller@newportbeachca.gov> Cc: Ung, Rosalinh <RUng@newportbeachca.gov>; Sinacori, Mike <MSinacori@newportbeachca.gov>; Howald Walt <walt@howald.us> Subject: 2495 Ocean This project has the potential of a “WIN WIN” for opening up views to the bay and ocean. I feel that it would be helpful to have a change in paving type or a line along the street R/W so that the public will know where they are allowed to stand for a bay view without going onto private property. I can’t help but to feel sorry for the neighbors that have lived the many years of construction disruption with the Arie project to have another several years ahead of them with this one. Zoning Administrator - July 11, 2019 Item No. 3a Additional Materials Received Sheehy Residence (PA2017-179) 1 To:Zoning Administrator Subject:Sheehy Residence at 2495 Ocean Boulevard (PA2017-179) From: Kent Moore <moorekent1523@gmail.com> Sent: Monday, July 08, 2019 6:00 PM To: Murillo, Jaime <JMurillo@newportbeachca.gov> Subject: Re: Sheehy Residence at 2495 Ocean Boulevard (PA2017-179) Dear Liane and Jaime: Thanks for forwarding the report items. Unfortunately, I can’t attend due to work obligations this week. However, please put me on the official record In enthusiastically supporting the Sheehy Residence project. I have lived across from this controversial site for almost 47 years now and consider this project a real win-win for the neighborhood. Thank you! Kent Moore, 210 Carnation Ave., Corona Del Mar, CA 92625 (949) 244-1832 Sent from my iPhone Zoning Administrator - July 11, 2019 Item No. 3a Additional Materials Received Sheehy Residence (PA2017-179) From:Ung, Rosalinh To:Murillo, Jaime Cc:Garciamay, Ruby; Lee, Amanda Subject:FW: 7.11.19 Ltr of Opposition to CDP No. 2017-076.pdf Date:Thursday, July 11, 2019 1:06:10 PM Attachments:7.11.19 Ltr of Opposition to CDP No. 2017-076.pdf ATT00001.txt Additional material for Item #3, 7/11 ZA hearing. ROSALINH M. UNG Community Development Department Senior Planner rung@newportbeachca.gov 949-644-3208 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 | newportbeachca.gov -----Original Message----- From: Arie Spangler <arie@joncornlaw.com> Sent: Thursday, July 11, 2019 1:02 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Cc: Chandra Slaven <cslaven@joncornlaw.com>; Lisa Vallejo <dobehave@earthlink.net>; Nives Korqa <nives@joncornlaw.com> Subject: 7.11.19 Ltr of Opposition to CDP No. 2017-076.pdf Dear Ms. Ung, Please see attached correspondence on behalf of the Vallejos regarding CDP application No. 2017-076. Chandra Slaven will be speaking on behalf of the Vallejos at the hearing this afternoon and will bring a copy of this letter for you. Thank you, Arie Zoning Administrator - July 11, 2019 Item No. 3b Additional Materials Received Sheehy Residence (PA2017-179) THE JON CORN LAW FIRM 160 CHESTERFIELD DRIVE SUITE 201 CARDIFF BY THE SEA CALIFORNIA 92007 www.joncornlaw.com 760-944-9006 Coastal Property Rights, Land Use & Litigation July 11, 2019 Via hand delivery Rosalinh Ung Zoning Administrator City of Newport Beach 100 Civic Center Drive, Newport Beach, CA 92660 Re: Second Letter of Opposition to City of Newport Beach Coastal Development Permit No. CD2017-076 (PA2017-179) (Sheehy Residence) Date Filed: September 1, 2017 Location: 2495 Ocean Blvd. (Parcel 2 of Parcel Map 8542) Dear Ms. Ung: We represent Joe and Lisa Vallejo, owners of the single-family residential home located at 2501 Ocean Boulevard in Corona del Mar (Parcel 1 of Parcel Map 8542). The Vallejo’s home is located on the parcel directly adjacent to 2495 Ocean Boulevard (“Sheehy Property”). On behalf of the Vallejos, we object to the City’s approval of Coastal Development Permit (CDP) application No. 2017-076 as inconsistent with the City of Newport Beach’s Local Coastal Program (LCP).1 Upon review of this project, we believe the California Coastal Commission (CCC) will find substantial issue with the City’s alternative grading determination to establish the maximum height for the proposed residence. The proposed grade determination combined with the height of the proposed structure is not compatible with the existing grade of the Vallejo’s adjoining lot and existing residence, as the proposed grade will result in a much higher structure that is incompatible with the surrounding neighborhood. As the proposed grade will be detrimental to both the property and improvements on adjoining lots,2 the Zoning Administrator should revisit the grade determination for the project in light of the plans for the proposed structure. 1 To approve the CDP application, the Zoning Administrator (ZA) must make the findings that the project is consistent with the LCP (per Public Resource Code Section 30604). 2 Municipal Code Section 21.30.050 – Grade Establishment: C. Establishment of Grade by Director. For reference, in order to make the required findings for establishment of grade by the Community Development Director, the director must find that the existing grade on the subject lot has been previously altered (e.g., contains retaining structures, property line walls, planters, or excavation/fill), or other conditions are present to the degree that the existing grade is not representative of the prevailing grades on adjoining lots and/or the general area and, therefore, is not appropriate for the purpose of establishing the grade of Zoning Administrator - July 11, 2019 Item No. 3b Additional Materials Received Sheehy Residence (PA2017-179) July 11, 2019 Page 2 of 5 For the aforementioned reasons, we are requesting that the Zoning Administrator continue the hearing until such time that the applicant submits a quantified exhibit that adequately depicts the difference of what the height would be if the City’s municipal code had been justly implemented in contrast to the proposed alternative grade as described in the current CDP application OR addresses our client’s concerns adequately though the inclusion of additional condition of approval and redesign in such that the project is compliant with the City’s municipal code. Background on Relevant Elevation Points According to the project plans (Exhibit ZA4), the proposed project’s top of garage elevation point is 67.32’ and the garage roof plate is 63.58.’ Further, each ceiling plate for the residential floors measure at approximately 11’ and 13’. According to our client’s records, the top of curb for Ocean Boulevard at the lowest elevation point is 66.28' and at highest is 67.33'. For further context, our client’s adjacent home’s upper floor elevation point is approximately 66.91' and the lower floor is approximately 57.35'. Additional Areas of Dispute for the Administrative Record Questionable Height Calculation It is unclear is the applicant is measuring height from the lowest base grade for the project versus the grade of the pad for each level. As it currently appears, the total structural height is 67.32’, which is inconsistent with the maximum heights provided by Municipal Code Section 21.30.060 - Height Limits and Exceptions: Height Limit Areas.3 We request that the applicant clarify at which point (or points) the elevation has been measured. For reference, height shall be measured as the vertical distance from the established grade of the pad to the highest part of the structure, including any protective guardrails and parapet walls. Structures with sloping roofs shall be measured to the highest peak of the roof. Substantial Grading and Shoring, Reconstruction of Retaining Wall The project is proposing substantial grading and replacement of a significant retaining wall. This could impact the structural stability of the neighboring property (Vallejo). Our clients are very concerned that the proposed project will further exasperate this tenuous situation. Inadequate Fire Protection Access Our client has serious concerns regarding the ability for the fire department to access the proposed residence (and thus the backside of our clients’ residence) via its narrow and steep driveway. It appears that the driveway is less than 11' wide at the front curb. The minimum required width is 20' for a fire truck the subject lot, the director may establish the grade that is reasonable and comparable with the grades of adjoining lots and that will not be detrimental or injurious to property and improvements on adjoining lots. 3 The height limit areas shall be as follows: a. R-A, R-1, R-BI, and R-2 Coastal Zoning Districts Height Limit Area. In this height limit area the base height limit for structures with flat roofs is twenty-four (24) feet (including guardrails and parapet walls) and the base height limit for structures with sloped roofs is twenty-nine (29) feet. The height of a structure may be increased up to a maximum of twenty-eight (28) feet with a flat roof or thirty-three (33) feet with a sloped roof through the approval of a coastal development permit as provided above. This height limit applies in all R-A, R-1, R-BI, and R-2 Coastal Zoning Districts as shown on the Coastal Zoning Map. Zoning Administrator - July 11, 2019 Item No. 3b Additional Materials Received Sheehy Residence (PA2017-179) July 11, 2019 Page 3 of 5 for access purposes and 24’ pursuant to Municipal Code section 4904.3.5. Further, if the proposed project were to catch fire, a fire hose from the street would not likely reach all portions of the structure. How does the applicant plan to address this from a safety perspective? Light and Noise Impacts There will be a substantial amount of direct light and noise intrusion from vehicles pulling in and out of the garage while accessing the proposed residence. The driveway access is directly adjacent to our client’s lower level elevation (and bedrooms) at 57.35'. Inconsistencies with Curb Height Notations According to the project plans, the effective curb height for Ocean Boulevard is measured at 68’, yet according to our client’s records, the top of curb at the lowest elevation point is 66.28' and at highest is 67.33'. We request this inconsistency be addressed in a revision of the project drawings. Development on the Bluff Face According to Map B-5 (cited in the City Staff report as applicable to this project), “new development [at 2495 Ocean Boulevard] shall not extend farther onto the bluff face beyond existing development.” Therefore, development on the project site should not be expanded beyond the footprint of the existing structure. However, through the substantial increase in bulk, mass and height, the proposed project DOES considerably expand the development on the bluff face of the applicant’s property, in direct violation of the specific provisions included on Map B-5. Inconsistent with Fencing Regulations Upon inspection of the staff report and project plans, it is not clear that the project complies with the City of Newport Beach’s LUP Special Area Regulations as they pertain to fencing.4 Inconsistencies contained in CDP No. CD2017-076 (PA2017-179) Staff Report The following are notable inconsistencies throughout the City’s published Staff Report: • Why does the staff report not provide for the existing home’s square footage? We believe that the replacement of the existing residence with the proposed significantly larger residence effectively INCREASES both the intensity and density of the project site. • According to page 2, what is the definition of “expected neighborhood development pattern?” Typically, surrounding development patterns are based on “existing” conditions. One cannot predict what “expected” or “future” patterns will entail. Proposed Compromise in Exchange for Preclusion of Appeals In exchange for our client to not contest the proposed project's overall height, mass, and bulk through a series of multiple appeals, our client would be amenable to the additional of the following conditions of approval: 4 In front setback areas in Balboa Peninsula, Balboa Island, Corona del Mar, West Newport, East Bay Front on Little Balboa Island, and North Bay Front and South Bay Front on Balboa Island fences and walls shall be allowed to extend to a height of 5 feet, provided that any portion of the fence or wall above 2 feet shall be constructed of open grillwork, wrought iron, latticework, pickets, Plexiglas, or similar materials so that at least 40 percent of the portion of the fence or wall above 2 feet is open. Zoning Administrator - July 11, 2019 Item No. 3b Additional Materials Received Sheehy Residence (PA2017-179) July 11, 2019 Page 4 of 5 1. Reduce the overall height of the garage to the elevation point 60' through design revisions that can be easily accomplished by removing the roof parapets and hip structure and lowering the ceiling plates for habitable floors. Alternatively, the applicant could obtain a variance, (similar to the existing home) for 2-car garage with a car lift at street-level. 2. Provide a deed restriction that prohibits the installation of solar panels at a location that will adversely impact the Vallejos’ home. 3. All project fencing and site walls shall not exceed a height of 42 inches and shall consist of transparent glass. 4. All project landscaping contained in the planters shall be species with a growth potential not to exceed 3’ at maturity and shall be maintained at a height of 3’ or lower (including raised planters). 5. Upon approval of a modified coastal development permit, the project must provide story poles to be installed immediately. 6. Due to the substantial grading and shoring, we request that the applicant also provide the following: a. Prior to commencement of the construction, the applicant shall conduct a full inspection of the Vallejo’s Property and residence and set up monitors to address potential subsidence and/or sub-lateral movement. To the extent that any damage occurs to the Vallejo’s Property and/or residence as a result of the applicant’s construction of its proposed project, the applicants will be responsible for remediating such damage, including payment of demonstrated damages such as decline in property value, reconstruction costs, relocation costs, damage to household goods and belongings and unanticipated ancillary costs. b. Prior to commencement of construction, the applicant shall obtain and maintain insurance for the entire duration of the construction that covers any and all damage that the Vallejos may incur as a result of the applicant’s construction activities. c. Prior to commencement of the construction, the applicant shall require and verify that general liability insurance is obtained and maintained by the General Contractor and all Subcontractors of any tier. Summary: Inconsistency with the Newport Beach Local Coastal Program The City’s LCP implements the policies of the Coastal Act. In order for the City to find that the proposed project is consistent with the Coastal Act, the proposed project must be compatible with the surrounding neighborhood as it relates to size, height and bulk of existing single-family residential homes. Such a finding cannot be made for this proposed project. To make the findings for consistency with the certified LCP, the Zoning Administrator must find that the establishment of grade is NOT injurious to both property and improvements on adjoining lots. This finding simply CANNOT be made. The issue at hand is the proposed home was permitted to have a significantly higher elevation than the existing home due to the applicant creatively applying an "alternative height determination" than what is allowed pursuant to City code. However, nowhere in the code allows the applicant to determine the previous original grade based upon speculation and utilize that previous original grade that was supposedly in place more than 30 years ago prior to the construction of the existing home. By manufacturing the location of the “original” grade, the applicant was able to justify a much higher finished elevation for the proposed home. In contrast, if they utilized the existing Zoning Administrator - July 11, 2019 Item No. 3b Additional Materials Received Sheehy Residence (PA2017-179) July 11, 2019 Page 5 of 5 grade and/or finished grade that can actually be measured today (which is typical practice), then the height would be considerably lower and more in context with adjacent homes. Request for Continence of Zoning Administrator Hearing We strongly object to the Community Development Director’s approval of the “alternative” determination of grade as contained in CDP No. 2017-076 (PA2017-179). Therefore, we request that the Zoning Administrator continue the hearing until such time that the applicant submits additional documentation that is consistent with the Local Coastal Program using the methodology provided by Section 21.30.050 Grade Establishment, OR agrees to the suggested additional conditions of approval as provided above. Thank you for your consideration of this matter. Sincerely, Arie Spangler Of Counsel THE JON CORN LAW FIRM Zoning Administrator - July 11, 2019 Item No. 3b Additional Materials Received Sheehy Residence (PA2017-179)