HomeMy WebLinkAbout20190328_Staff Report03/13/2018
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
March 28, 2019
Agenda Item No. 5
SUBJECT: Beljak Residence (PA2019-005)
Coastal Development Permit No. CD2019-002
SITE LOCATION: 1713 East Bay Avenue
APPLICANT: Brandon Architects, Inc.
OWNER: Boris Beljak
PLANNER: David S. Lee, Assistant Planner
949-644-3225, dlee@newportbeachca.gov
LAND USE AND ZONING
•General Plan: RS-D (Single-Unit Residential Detached)
•Zoning District: R-1 (Single-Unit Residential)
•Coastal Land Use Category: RSD-B (Single Unit Residential Detached – (6.0-9.9
DU/AC)
•Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A request for a coastal development permit to allow the demolition of an existing single-
family residence and the construction of a new 3,282-square-foot, single-family residence
with a 495-square-foot, attached garage. The project includes reinforcing and raising the
height of the existing bulkhead. No work will be conducted bayward of the existing property.
The proposed development also includes additional appurtenances such as walls, fences,
patios, hardscape, drainage devices, and landscaping.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures), because it has no potential to have a significant effect on the
environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2019-002 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
• The subject property is located in the R-1 Coastal Zoning District, which provides for
single-unit residential development and is consistent with the City’s Coastal Land
Use Plan, General Plan, and Zoning Code. A coastal development permit is required
and the property is not eligible for a waiver for de minimis development because the
property is located in the Coastal Commission Appeal Area.
• The property currently consists of one legal lot developed with a single-family
residence. The neighborhood is predominantly developed with two- and three-
story, single-family residences. The proposed design, bulk, and scale of the
development is consistent with the existing neighborhood pattern of development
and expected future development consistent with applicable development
standards.
• The proposed single-family dwelling and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (Water) 25 feet 25 feet
Rear (Street) 5 feet 5 feet
Sides 3 feet 3 feet
Allowable Floor Area 3,901 sq. ft. 3,777 sq. ft.
Open Space (min.) 293 sq. ft. 295 sq. ft.
Parking (min.) 2-car garage 2-car garage
Height (max.) 24 feet flat roof
29 feet sloped roof
24 feet flat roof
26 feet sloped roof
Hazards
• The project site is protected by an existing cast-in-place concrete bulkhead. The
applicant is proposing to cast new concrete coping and construct a new concrete
stem wall with the top of the bulkhead elevation at 10.6 feet North American
Veritcal Datum of 1988 (NAVD88). A Bulkhead Conditions Report was prepared
by Geosoils, Inc. on March 13, 2019, and concluded that the existing concrete
bulkhead was in good condition. The existing bulkhead is proposed to be
reinforced to support a concrete deck. Specifically, the applicant is proposing to
cast a new concrete deadman and install new tie-backs. The Bulkhead Conditions
Report concluded that the reinforced bulkhead will protect the proposed
development.
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• The finish floor elevation of the proposed dwelling is 9.00 feet NAVD 88, which
complies with the minimum 9.00 feet NAVD88 elevation standard. A new concrete
stem wall is proposed to be constructed around the perimeter of the dwelling that
would protect against flooding up to an elevation of 10.6 feet (NAVD88). Flood
shields (sandbags and other methods) can be deployed across the openings to
prevent flooding to the structure. A Coastal Hazard Report prepared by Geosoils,
Inc. on March 13, 2019 concludes that the highest high tide elevation (currently 7.7
feet NAVD88) will not exceed the proposed exterior curb of 10.6 feet NAVD88
using the low-risk aversion projected sea level rise (2.9-foot increase) over the 75-
year design life of the structure based on estimates for sea level rise provided by
the State of California Sea-Level Rise Guidance 2018.
• 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.
Water Quality
• The applicant provided an Erosion Control Plan to implement temporary Best
Management Practices (BMPs) during construction to minimize erosion and
sedimentation and to minimize pollution runoff and coastal waters derived by
construction chemicals and materials. The Erosion Control Plan will be reviewed
by the City’s Engineer Geologist. Construction plans and activities will be required
to adhere to the approved Erosion Control Plan.
• Pursuant to Municipal Code Section 21.35.050, due to the proximity of the
development to the shoreline and the development containing more than 2,500
square feet of impervious surface area, a Water Quality Management Plan
(WQMP) is required. A WQMP prepared by CivilScapes Engineering, Inc., dated
February 27, 2019, has been submitted and will be reviewed by the City’s Engineer
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Geologist. The WQMP includes a polluted runoff and hydrologic site
characterization, a sizing standard for BMPs, use of an LID approach to retain the
design storm runoff volume on site, and documentation of the expected
effectiveness of the proposed BMPs.
Public Access
• The project site is located in West Newport between the nearest public road and the
sea. Implementation Plan Section 21.30A.040 requires that the provision of public
access bear a reasonable relationship between the requirement and the project’s
impact and be proportional to the impact. In this case, the project replaces an existing
single-family residence with a new single-family residence. Therefore, the project
does not involve a change in land use, density or intensity that will result in increased
demand on public access and recreation opportunities. Furthermore, the project is
designed and sited so as not to block or impede existing public access opportunities.
Vertical access to the canal is available near the site on J Street and I Street.
• The project site is not located adjacent to a coastal view road, public viewpoint, public
park or beach, or public accessway, as identified in the Coastal Land Use Plan.
However, the adjacent street end of J Street includes a public bench for the public to
enjoy views of the bay. The existing gangway and dock located directly adjacent to
the subject property has no proposed changes and therefore will not impact the public
view from the street end of J Street. Furthermore, all improvements in the front
setback area of the subject property is limited to 42-inches from existing grade. An
investigation of the project site and surrounding area did not identify any other public
view opportunities. The project may be located within the viewshed of distant public
viewing areas. However, the project will replace an existing single-family home with
a single-family residence that complies with all applicable LCP development
standards and maintains a building envelope consistent with the existing
neighborhood pattern of development. Therefore, the project does not have the
potential to degrade the visual quality of the Coastal Zone or result in significant
adverse impacts to public views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no
potential to have a significant effect on the environment. The Class 3 exemption includes
the construction of limited numbers of new, small structures, including one single-family
residence. The proposed project is a new single-family residence located in the R-2 Coastal
Zoning District.
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PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
___________________________
David S. Lee, Assistant Planner
JM/dl
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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03/13/2018
Attachment No. ZA 1
Draft Resolution
6
RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2019-002 FOR A NEW SINGLE-
FAMILY RESIDENCE LOCATED AT 1713 EAST BAY AVENUE
(PA2019-005)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brandon Architects, Inc., with respect to property located at
1713 East Bay Avenue, and legally described as Lot 7 of Block 26, requesting approval of
a Coastal Development Permit.
2. The applicant proposes the demolition of an existing single-family residence and the
construction of a new 3,282-square-foot single-family residence with a 495-square-foot
attached garage. The project includes reinforcing and raising the height of the existing
bulkhead. No work will be conducted bayward of the existing property. The proposed
development also includes additional appurtenances such as walls, fences, patios,
hardscape, drainage devices, and landscaping.
3. The subject property is located within the Single-Unit Residential (R-1) Zoning District and
the General Plan Land Use Element category is Single-Unit Residential Detached (RS-
D).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single Unit Residential Detached (RSD-B) and the Coastal Zoning District is
Single-Unit Residential (R-1).
5. A public hearing was held on March 28, 2019, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place, and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures), because it has no potential to have a significant effect
on the environment.
2. Class 3 exempts the construction of limited numbers of new, small structures, including
one single-family residence. The proposed project is a new single-family residence
located in the R-1 Coastal Zoning District.
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SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Findings and Decision) of the Newport Beach Municipal
Code, the following findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 3,901 square feet and the proposed floor area
is 3,777 square feet.
b. The proposed development complies with the required setbacks, which are 25 feet
along the property line abutting the bay, 5 feet along the property line abutting East
Bay Avenue, and 3 feet along each side property line.
c. The highest guardrail/parapet is below 24 feet from established grade and the
highest ridge is 29 feet from established grade. The proposed development
complies with all height requirements.
d. The proposed development provides a two-car garage, meeting the minimum
garage requirement for a single-family residence.
e. The proposed development exceeds the minimum 9.0 feet (NAVD88) top of slab
elevation requirement for interior living areas of new structures.
2. The neighborhood is predominantly developed with two- and three-story single-family
residences. The proposed design, bulk, and scale of the development is consistent with
the existing neighborhood pattern of development and expected future development.
3. The project site is protected by an existing cast-in-place concrete bulkhead. The
applicant is proposing to cast new concrete coping and construct a new concrete stem
wall with the top of the bulkhead elevation at 10.1 feet (NAVD88). A Bulkhead Conditions
Report was prepared by Geosoils, Inc. on March 13, 2019, and concluded that the
existing concrete bulkhead was in good condition. The existing bulkhead is proposed to
be reinforced to support a concrete deck. Specifically, the applicant is proposing to cast
a new concrete deadman and install new tiebacks. The Bulkhead Conditions Report
concluded that the reinforced bulkhead will protect the proposed development.
4. The finish floor elevation of the proposed dwelling is 9.11 feet NAVD 88, which complies
with the minimum 9.0 feet NAVD88 elevation standard. Continuous waterproofing shall
be extended around the perimeter of the dwelling that would protect against flooding up
to an elevation of 10.6 feet (NAVD88). Flood shields (sandbags and other methods) can
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be deployed across the openings to prevent flooding to the structure. A Coastal Hazard
Report prepared by Geosoils, Inc. on March 13, 2019, concludes that the highest high
tide elevation (currently 7.7 feet NAVD88) will not exceed the proposed exterior curb of
10.6 feet NAVD88 using the low-risk aversion projected sea level rise (2.9-foot increase)
over the 75-year design life of the structure based on estimates for sea level rise
provided by the State of California Sea-Level Rise Guidance 2018.
5. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development
to the shoreline and the development containing more than 2,500 square feet of
impervious surface area, a Water Quality Management Plan (WQMP) is required. A
WQMP prepared by CivilScapes Engineering, Inc., dated February 27, 2019, has been
submitted and will be reviewed by the City’s Engineer Geologist. The WQMP includes a
polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of
an LID approach to retain the design storm runoff volume on site, and documentation of
the expected effectiveness of the proposed BMPs.
4. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
5. The project site is not located adjacent to a coastal view road, public viewpoint, public park
or beach, or public accessway, as identified in the Coastal Land Use Plan. However, the
adjacent street end of J Street includes a public bench for the public to enjoy views of the
bay. The existing gangway and dock located directly adjacent to the subject property has
no proposed changes and therefore will not impact the public view from the street end of
J Street. Furthermore, all improvements in the front setback area of the subject property is
limited to 42-inches from existing grade. An investigation of the project site and surrounding
area did not identify any other public view opportunities. The project may be located within
the viewshed of distant public viewing areas. However, the project will replace an existing
single-family home with a new single-family residence that complies with all applicable LCP
development standards and maintains a building envelope consistent with the existing
neighborhood pattern of development. Therefore, the project does not have the potential
to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to
public views.
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.
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Fact in Support of Finding:
1. The project site is located on the Balboa Peninsula between the nearest public road and
the sea. Implementation Plan Section 21.30A.040 requires that the provision of public
access bear a reasonable relationship between the requirement and the project’s impact
and be proportional to the impact. In this case, the project replaces an existing duplex with
a new single-family residence. Therefore, the project does not involve a change in land
use, density or intensity that will result in increased demand on public access and
recreation opportunities. Furthermore, the project is designed and sited so as not to block
or impede existing public access opportunities.
2. Vertical access to the canal is available near the site on J Street and I Street.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2019-002, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 28TH DAY OF MARCH, 2019.
_____________________________________
Patrick J. Alford, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
3. Coastal Development Permit No. CD2019-002 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
4. Prior to the issuance of a Certificate of Occupancy, an agreement in a form approved
by the City Attorney between the property owner and the City shall be executed and
recorded waiving rights to the construction of future shoreline protection devices
including the repair and maintenance, enhancement, reinforcement, or any other activity
affecting the bulkhead, that results in any encroachment seaward of the authorized
footprint of the bulkhead or other shoreline protective device. The agreement shall be
binding against the property owners and successors and assigns.
5. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally 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, streams, 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. Should the bulkhead require more extensive repair or replacement with
construction equipment bayward of the private property, an additional Coastal
Development Permit shall be obtained for the bulkhead from the Coastal Commission.
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9. 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.
10. 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.
11. 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.
12. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and
approved by the Building Division. Implementation shall be in compliance with the
WQHP/WQMP and any changes could require separate review and approval by the
Building Division.
13. Prior to the issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building
Division.
14. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
15. All landscape materials and irrigation systems shall be maintained in 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.
16. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In
compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and
similar construction activities shall occur between August 16 and January 31, outside of
the peak nesting period. If such activities must occur inside the peak nesting season from
February 1 to August 15, compliance with the following is required to prevent the taking of
Native Birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
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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.
17. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
18. 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.
19. 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.
20. Prior to issuance of the building permits, a copy of the Resolution, including conditions
of approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
21. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict
the elements approved by this Coastal Development Permit.
22. 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.
23. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
24. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner, or the leasing agent.
25. 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
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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 Beljak Residence Coastal Development Permit including, but not limited to,
Coastal Development Permit No. CD2019-002 (PA2019-005). 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.
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03/13/2018
Attachment No. ZA 2
Vicinity Map
15
03/13/2018
VICINITY MAP
Coastal Development Permit No. CD2019-002
PA2019-005
1713 East Bay Avenue
Subject Property
16
03/13/2018
Attachment No. ZA 3
Project Plans
17
Name
Elevation
A101
1
SIM
Room name
150 SF
101
1i
?
90 00' 00"
Distance
N E
1
1
A101
SIM
R @ 7 1/2"20
1i
NORTH ARROW
PROPERTY LINE TAG
SECTION INDICATOR
ROOM TAG (NAME / AREA)
CALL-OUT TAG
ELEVATION INDICATOR
KEYNOTE TAG
WINDOW TAG
DOOR TAG
WALL TAG
REVISION FLAG
STAIR TAG (NO. OF RISER & HEIGHT)
ALUMINUM
CONCRETE
EARTH
GYPSUM -PLASTER
INSULATION -RIGID
MASONRY -BRICK/STONE
MASONRY -CONCRETE BLOCK
PLYWOOD / GLU-LAM TIMBER
SAND
STEEL
WOOD
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT ARCHITECT
T-1.0
02/28/2019
2018-29TITLE SHEETBELJAK RESIDENCE
BELJAK RESIDENCEMR. BORIS BELJAK1713 BAY AVE ENEWPORT BEACH, CA 92661CDP
1713 BAY AVE E, NEWPORT BEACH, CA 92661RYAN MCDANIEL, AIA
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT ARCHITECT
T-1.0
02/28/2019
2018-29TITLE SHEETBELJAK RESIDENCE
BELJAK RESIDENCEMR. BORIS BELJAK1713 BAY AVE ENEWPORT BEACH, CA 92661CDP
1713 BAY AVE E, NEWPORT BEACH, CA 92661RYAN MCDANIEL, AIA
REF. 8/T-1.0FLOOR AREA
HEIGHT
NBMC (NEWPORT BEACH MUNICIPAL CODE)
CALIFORNIA CODES: 2016 CRC, 2016 CFC, 2016 CEC,
2016 CPC, AND 2016 CMC, 2016 CAL GREEN
R-3 / U
1-HR.
CODES:
OCCUPANCY CLASSIFICATION
OCCUPANCY SEPARATIONS (GARAGE)
OCCUPANT LOAD
TYPE OF CONSTRUCTION
OWNER: ARCHITECT:
N/AALLOWABLE BLDG. AREA
(PER CBC TBL. 503)
FLOOR & FLOOR-CEILINGS N/A
BRANDON ARCHITECTS, INC.
151 KALMUS DR. STE. G-1
COSTA MESA, CA 92626
P: 714.754.4040
WWW.BRANDONARCHITECTS.COM
STRUCTURAL ENGINEER:CIVIL ENGINEER:
GENERAL CONTRACTOR:LANDSCAPE DESIGNER:
SURVEYOR:SOILS ENGINEER:
SITE
1 UNIT
V-B -SPRK'R.
3 STORY
THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON THE HARBORSIDE OF THE PENINSULA AT THE
CORNER OF J STREET AND THE HARBOR ON THE WEST SIDE OF THE STREET. THE LOT IS APPROXIMATELY 30
FEET WIDE BY 113 FEET DEEP, IT IS ZONED R-1 AND IS APPROXIMATELY 3,341 S.F.. CLIENT PROPOSES TO BUILD A
NEW 3 STORY W/. ATTACHED GARAGE SINGLE FAMILY RESIDENCE OF APPX. 3,777 S.F. INCLUDING APPX. 495 S.F.
OF GARAGE TO BE WOOD FRAMED WITH CONVENTIONAL SLAB ON GRADE & FOUNDATION, THERE IS EXISTING
SEAWALL/BULKHEAD AT PROPERTY ALONG THE OCEAN THAT WILL BE REINFORCED AND ITS HEIGHT WILL BE
EXTENDED AS REQUIRED. THE PROJECT WILL BE OF CALIFORNIA REGENCY DESIGN, INCLUDING BUT NOT LIMITED
TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN ‘OPEN’LIVING PLAN
WHICH ATTEMPTS TO MAXIMIZES NATURAL LIGHT AND ANY POTENTIAL VIEWS FROM LIVING SPACES AS WELL AS
OUTDOOR PATIOS AND BALCONIES. AMPLE PARKING WILL BE PROVIDED IN THE FORM OF A 2-CAR GARAGE WITH
ACCESS OFF OF THE J STREET. THE EXTERIOR MATERIALS WILL BE OF A RICH QUALITY AND HIGH DURABILITY: TO
BE CONSISTING PRIMARILY OF WOOD SIDING & STONE VENEER, AND METAL & WOOD SHINGLE ROOFING WITH
USE OF WOOD PANEL AND METAL ACCENTS. THE RESIDENCE WILL HAVE APPROXIMATELY 4 BEDROOMS, 5
BATHROOMS, AND A POWDER ROOM. THE PROGRAM INCLUDE THE FOLLOWING: EAT-IN KITCHEN, PANTRY, GREAT
ROOM, BAR, DINING, BONUS ROOM, ELEVATOR, MASTER SUITE, MASTER BATH, WALK IN CLOSET, 3 SECONDARY
BEDROOMS WITH ATTACHED BATHS AND CLOSETS, LAUNDRY ROOM, POWDER ROOM, STORAGE/MECHANICAL
SPACE AND VIEW DECKS.
FIRE SPRINKLER: NFPA 13D YES
DEFERRED SUBMITTALS
8PROJECT STATISTICS 5 3 1
249
10
AGENCIES & PUBLIC SERVICES
VICINITY MAP/ PROJECT DESCRIPTION
MATERIAL LEGEND
ANNOTATION LEGEND CODE REVIEW SHEET LISTSITE INFORMATION11
7
6SPECIAL INSPECTIONS
PROJECT DIRECTORYPROJECT DIRECTORY
PROJECT DESCRIPTION:
BELJAK RESIDENCEBRANDON ARCHITECTS, INC.MR. BORIS BELJAK
1713 EAST BAY AVE.
NEWPORT BEACH, CA 92661
MUR-SOL BUILDERS
JOSH GROHS
119 E. ST. JOSEPH STREET
ARCADIA, CA 91006
P: (626) 447 -0558
N/A
BUILDING AREA SCHEDULE
Name AREA COMMENTS
FIRST FLOOR 1260 SF
SECOND FLOOR 1639 SF
THIRD FLOOR 383 SF
3282 SF
GARAGE 495 SF
495 SF
GRAND TOTAL 3777 SF
OUTDOOR AREA SCHEDULE
NAME AREA COMMENTS
REAR 123 SF
M. BALCONY 172 SF
GRAND TOTAL 295 SF
APEX LAND SURVEYING, INC.
PAUL CRAFT, LIC. NO. 8516
HUNTINGTON BEACH, CA 92646
P: 714.488.5006
F: 714.333.4440
PMA CONSULTING, INC.
PLAMEN PETROV, P.E.
28161 CASITAS CT.
LAGUNA NIGUEL, CA 92677
P: (714) 717 -7542
EGA CONSULTANTS, INC.
375-C MONTE VISTA AVENUE
COSTA MESA, CA 92627
P: 949.642.9309
F: 949.642.1290
CIVIL SCAPES ENGINEERING, INC.
WILL RALPH, PE, PLS
28052 CAMINO CAPRISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
P: (949) 464 -8115
SHEET #DRAWING TITLE
T-1.0 TITLE SHEET
T-1.1 GENERAL ARCHITECTURAL NOTES
T-1.2 SUPPLEMENTAL NOTES & DOCUMENTS
SUR TOPOGRAPHIC SURVEY
A-0.0 ARCHITECTURAL SITE PLAN & GRADE PLANE EXHIBIT
A-0.4 AREA PLANS
G-01 GRADING COVER SHEET
G-02 PRECISE GRADING PLAN
G-03 GRADING DETAILS
G-04 EROSION CONTROL PLAN
SW-0 STRUCTURAL GENERAL NOTES & VICINITY MAP
(SEAWALL, JUST FOR REF.)
SW-1 SITE PLAN & ELEVATION (SEAWALL, JUST FOR REF.)
SW-2 DETAILS (SEAWALL, JUST FOR REF.)
SW-3 DETAILS (SEAWALL, JUST FOR REF.)
A-1.0 3-DIMENSIONAL VIEWS
A-2.0 FLOOR PLAN
A-3.0 ROOF PLAN
A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE
A-5.0 BUILDING SECTIONS
A-5.1 BUILDING SECTIONS
A-5.2 BUILDING SECTIONS
INTERIOR DESIGNER:
BARCLAY BUTERA INTERIORS
1745 WESTCLIFF
NEWPORT BEACH, CA 92660
P: (949) 650 -8570
DIG ALERT: 1.800.227.2600
SOUTHERN CALIFORNIA EDISON: 1.714.895.0246
SOUTHERN CALIFORNIA GAS: 1.800.427.2000
CITY WATER & SEWER: 1.949.644.3011
PACIFIC BELL TELEPHONE: 1.800.750.2355
CITY OF NEWPORT BEACH
PUBLIC WORKS DEPT.: 1.949.644.3311
CITY OF NEWPORT BEACH PLANNING DEPT.:
GENERAL INFOMATION: 1.949.644.3200
ZONING INFORMATION:1.949.644.3204
CITY OF NEWPORT BEACH BUILDING DEPT.:
GENERAL:1.949.644.3275
PERMITS:1.949.644.3288
INSPECTIONS:1.949.644.3255
NEWPORT BEACH FIRE DEPARTMENT:1.949.644.3106
ORANGE COUNTY HEALTH SERVICES:1.714.834.3882
NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR
ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY
FOR REVIEW.
C.N.B. NOTE:CHRISTOPHER BRANDON, PRINCIPAL ARCHITECT IS THE DESIGN
PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR
REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS,
INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH
THE DESIGN OF THE BUILDING. (NBMC 15.02.010)
1.LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR
CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE
BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE
SUBMITTAL (FOR H.O.A. PURPOSES).
2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING
STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS.
3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275.
SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND
NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT
PROPERTY PATIO OR OPENING.
4. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR
SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA
PERMIT.
5. FIRE SPRINKLERS REQUIRED, CONTRACTOR TO SUBMIT FIRE SPRINKLER
DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN
FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION.
6. GLASS GUARD/HANDRAILS
7. CUSTOM SKYLIGHT & CURB UNDER SEPARATE PERMIT -G.C. TO SUBMIT
STRUCTURAL DESIGN & DETAILS -ARCH. TO APPV. SHOP DWGS. PRIOR TO
FABRICATION
1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD
2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS
LEGAL DESCRIPTION:
LOT INFORMATION:
ZONED: R-1
SITE AREA:3,341.64 S.F. BUILDABLE AREA: 1,950.59 S.F.
TOTAL ALLOWABLE AREA: 2 x 1,950.59 S.F. = 3,901.18 S.F.
TOTAL THIRD FLOOR ALLOWABLE AREA: 0.2 X 1,950.59 S.F. = 390.12 S.F.
TOTAL OPEN SPACE REQ'D.: 0.15 X 1,950.59 S.F. = 292.59 S.F.
TOTAL OPEN SPACE PROVIDE: 295 SF ≥292.59 S.F.
EXISTING BUILDING INFORMATION:
EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED
EXISTING BUILDING FOOTPRINT APPX. 2,117 S.F.
ZONING INFORMATION:
FRONT SETBACK: 25 FT.
REAR (ALLEY) SETBACK: 5 FT. (ADDITIONAL 5 FT. @ FIRST FLOOR)
LEFT SETBACK: 3 FT.
RIGHT SETBACK: 3 FT.
THIRD FLOOR SETBACK:15 FT. FROM F.Y.S.B. & R.Y.S.B.
APN: 048-232-25
PARCEL 1: LOT 7 IN BLOCK 26 OF EAST SIDE ADDITION TO THE BALBOA TR.
PARCEL 2: LOT 7 IN BLOCK Q OF BAY FRONT SECTION OF THE BALBOA TR.
PARCEL 3: THE PORTION OF BAY AVENUE, 30 FEET IN WIDTH
REF. SURVEY FOR MORE INFO
1713 BAY AVE E, NEWPORT BEACH, CA 92661
LANDSCAPE AREA SCHEDULE
NAME AREA COMMENTS
PLANTED 281 SF
Grand total 281 SF
TITLE 24 CONSULTANT:
HERITAGE ENERGY GROUP
RUDY SAINS
470 WALD, IRVINE, CA 92618
P: (949) 789 -7221
F: (949) 789 -7222
NO. REVISION DATENO. REVISION DATE
TOTAL LIVING
TOTAL GARAGE
GRAND TOTAL ≤3,901.18 S.F.
GRAND TOTAL
GRAND TOTAL ≤500 S.F.
≥292.59 S.F.
≤390.12 S.F.
18
LOT 7EAST SIDE ADDITION TO THEBALBOA TRACTBLOCK 26M.M. 4/20LOT 6JSTREETBAY
AVENUEE. BAY AVENUE℄℄℄PARCEL 3PARCEL 2PARCEL 1N89°58'50"E 29.98'N00°00'24"E 110.00'N84°18'06"W 3
0
.
1
2
'N00°00'46"E 113.00'N89°58'50"E 44.98'L1
(ABANDONED
S
T
R
E
E
T
)BASIS OF BEARINGS VICINITY MAPGRAPHIC SCALELEGAL DESCRIPTIONREAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:PARCEL 1:LOT 7 IN BLOCK 26 OF EAST SIDE ADDITION TO THE BALBOA TRACT, ASSHOWN ON A MAP RECORDED IN BOOK 4, PAGE 20 OF MISCELLANEOUSMAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.PARCEL 2:LOT 7 IN BLOCK Q OF BAY FRONT SECTION OF THE BALBOA TRACT, ASSHOWN ON A MAP RECORDED IN BOOK 6, PAGE 15 OF MISCELLANEOUSMAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.PARCEL 3:THAT PORTION OF BAY AVENUE, 30 FEET IN WIDTH, AS SAID AVENUE ISSHOWN ON THE MAP OF EAST SIDE ADDITION TO BALBOA TRACT,RECORDED IN BOOK 4, PAGE 20, MISCELLANEOUS MAPS, RECORDS OFORANGE COUNTY, CALIFORNIA LYING ADJACENT TO AND NORTHERLYOF PARCEL 1 HEREIN DESCRIBED AND LYING BETWEEN THENORTHERLY PROLONGATION OF THE EASTERLY AND WESTERLY LINESOF SAID PARCEL 1, AS VACATED BY RESOLUTION OF THE CITYCOUNCIL OF THE CITY OF NEWPORT BEACH, ON AUGUST 26, 1957, ACERTIFIED COPY OF WHICH RESOLUTION WAS RECORDED MARCH 4,1957 IN BOOK 3825 PAGE 352, OFFICIAL RECORDS.PAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/20STATEOFCALI
FORN
IA
P AUL
DOMINICKCRAFTExp. 12/31/20No. 8516P ROFES
S
I
ONALLANDSURVEYORTITLE REPORT/EASEMENT NOTES1713 E. BAY AVENUENEWPORT BEACH, CA 92661(APN: 048-232-25)NO TITLE REPORT PROVIDED.1 1TOPOGRAPHIC MAP
1713 E. BAY AVENUE
NEWPORT BEACH, CA 92661
APN: 048-232-25 LEGENDEXISTING ELEVATION( )TEMPORARY BENCHMARKTBMWATER VALVEWVBLOCK WALLLCCENTERLINEGM GAS METERFSFLFINISHED SURFACEFLOWLINESET ON A WATER METER (WM)HUNTINGTON BEACH, CALIFORNIA 92646
PHONE:(714)488-5006 FAX:(714)333-4440
APEXLSINC@GMAIL.COM SEWER MANHOLESMHELEVATION = 8.59 FEETSURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESFFGFINISH FLOOR GARAGENG NATURAL GROUNDTOP OF CURBTCSEARCHED, FOUND NOTHING; SETNOTHINGTHE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF BALBOABOULEVARD HAVING A BEARING OF N90°00'00"E AS SHOWN ON R.S. 2007-1016RSB 218/50.WATER METERWMCATVCABLE TV BOXBENCHMARK INFORMATIONBENCHMARK NO.: NB1-4-71DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED"NB1-4-71", SET IN THE TOP OF A 4 IN. BY 4 IN. CONCRETE POST. MONUMENT IS LOCATEDIN THE SOUTHEAST CORNER OF THE INTERSECTION OF F STREET AND BALBOABOULEVARD, 81 FT. SOUTHEASTERLY OF THE CENTERLINE OF F STREET AND 27.3 FT.NORTHEASTERLY OF THE CENTERLINE OF BALBOA BOULEVARD. MONUMENT IS SETLEVEL WITH THE SIDEWALK.ELEVATION: 7.828 FEET (NAVD88) YEAR LEVELED: 2015LINE DATALINEL1BEARING DISTANCEN00°00'46"E5.00'TDTOP OF DECKSEWER CLEANOUTSCOBXBOTTOM OF DRIVEWAY XFFFINISH FLOORDIDRAIN INLETTXTOP OF DRIVEWAY XCONCRETE SURFACEBRICK SURFACEFOUND EXISTING LEAD AND TAGSTAMPED LS 46532/11/201919
UP
UP
UP
UP
179.94'LOT 7
EAST SIDE ADDITION TO THE
BALBOA TRACT
BLOCK 26
M.M. 4/20
LOT 6
BAYAVENUE℄℄PARCEL 3 PARCEL 2
PARCEL 1
N89°58'50"E 29.98'N00°00'24"E 110.00'N84°18'06"W 30.12'N00°00'46"E 113.00'N89°58'50"E 44.98'L1(ABANDONED STREET)(8.93)
FS(8.53)FL(8.60)FL(8.66)
FS
(8.54)FL(8.59)WM(8.47)
FS(8.46)
FL
(7.89)
FL (7.91)
FL
(7.91)
FL
(8.08)
BX
(8.50)
FFG
(7.97)TC
(7.54)FL
(8.44)TC
(8.00)FL
(8.60)TC
(7.73)FL
(8.64)TC
(7.86)FL
(8.55)TX
(7.87)FL
(8.99)
FS
(8.84)
NG
(8.81)
NG
(9.01)
FS
RIDGE
(8.90)
NG
(8.78)
NG (9.70)FS
(8.79)
FS
(36.34)
CHIMNEY TOP
(9.45)
FS
(6.48)
NG~SAND
(4.54)
NG~SAND
(2.17)
NG~SAND
(2.65)
NG~SAND(4.26)
NG~SAND(5.55)NG~SAND(5.79)NG~SAND(5.68)
NG~SAND
(4.30)
NG~SAND (1.98)
NG~SAND
(6.96)
NG~SAND(8.22)
FS
(9.52)
FS
(9.49)
FS
(9.57)
FS
(9.81)
FF
(9.64)
FS
(8.24)
FS
(8.39)
FS
(8.45)
FS
(32.54)
CHIMNEY TOP
(9.18)
FS
(8.58)
FS
(8.61)
FS
(8.63)
NG
(8.76)
FS
(9.86)
FF
(8.76)
NG
(8.60)
FS
(8.67)
FS
(31.86)
RIDGE (9.49)
FS
(7.17)
TD
(7.82)
TD
(8.16)
TD
(8.04)
TD
(7.94)
FS
DRIVEWAY
PROPERTY
LINE
PROPERTY
LINE
CURB
SIGN
BROKEN WOOD
FENCE
WOOD
DECKEXISTING
BUILDING
PROPERTY
LINEPROPERTYLINESCOWV1.5' TALLWALLSCOGM4' TALL
WALL
0.5' TALL
WALL
0.5' TALL
WALL
5' TALL
WALLSCOWMCATV
CONCRETE
PIER
PLANTER
0.5' TALL
WALL
2' TALL
WALL
N00°00'46"E 113.00'
N00°00'24"E 110.00'N89°58'50"E 29.98'2-CAR GARAGE
POWDER
KITCHEN
BAR
GREAT ROOM
DINING
STAIRS
ELEV.N84°18'06"W 30.12'J STREETE. BAY AVE.LOT 6
(NOT A PART)
LOT 7 BAY AVE(ABANDONED STREET)1
2
SLOPE PER CIVIL
1
3
4
5
1
3
(E). 8.84 NG (E). 8.81 NG (E). 8.90 NG (E). 8.78 NG
12.25' TW
(E). 9.70 FS
12.25' TW
(E). 9.45FS6
6
6
6S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"R.Y.S.B.
5' - 0"
@ 1ST FLOOR
5' - 0" ADDITIONAL.S.B
S.Y.S.B.3' - 0"F.Y.S.B.
25' - 0"
7
8
9
8
9.00' T.O.S.
9.00' T.O.S.
9.00' T.O.S.
TRASH AREA10
DRIVEWAY
FIREPIT
(E.) WOOD DECK
FUTURE SPA
OUTDOOR
DINING
BBQ.
SIDEWALK
PLANTED PLANTED PLANTED
PLANTED
(NOT A PART)
(E.) CONCRETE PIER
(NOT A PART)
11
10.10' TW
11.50' TW
(E). 9.52 FS(E). 9.64 FS
GATE
11.50' TW
12
12
13
13
14
15
16
17
17
18
19
20
21
22
23
24
19
25
25
25
25 3' - 0"26
10.60' TW
10.60' TWPLANTEDOUTDOOR
LIVING
10.10' TW
27
2714
14 UP
10' - 1 1/2"74' - 10 1/2"28' - 0"
28
3' - 11 3/8"26' - 0 1/4"10' - 1 1/2"74' - 10 1/2"25' - 0 1/4"3' - 0 1/2"23' - 10 5/8"3' - 0 1/2"10 1/2"2' - 2"F.O.F.2' - 0"F.O.F.2' - 6"MAX6"F.O.F.3' - 0"3' - 1 1/2"F.O.F.3' - 0"3' - 0 1/2"3' - 1 1/2"F.O.F.3' - 0"F.O.F.
10' - 0"
10' - 1 1/2"3' - 0 1/2"F.O.F.3' - 0"5' - 1 1/8"2' - 6 1/2"2' - 3 3/4"PLANTED5' - 0"
4' - 11 7/8"15' - 0"10' - 1 1/8"4' - 11 3/4"F.O.F.5' - 1 1/8"F.O.F.4' - 8 1/4"F.O.F.3' - 6"F.O.F.3' - 3 1/2"F.O.F.2' - 11 1/2"F.O.F.2' - 7 3/4"F.O.F.5' - 1 1/4"F.O.F.6' - 8 1/4"F.O.F.6' - 5 3/4"F.O.F.4' - 11 1/2"F.O.F.
25' - 1 3/4"
F.O.F.
27' - 6 3/8"
29 30
(E.) WALL, NOT A PART -REF.
SURVEY
F.O.F.3' - 9 7/8"(E.) 5' TALL WALL
3' - 11 3/8"9.00' T.O.S.
CLR.
20' - 2"
SLOPE PER CIVIL GATEPLANTED
31 32
33
PANTRY
WINE
C.C.CLR.21' - 9 1/2"33
31 32
33
33
3132
33
32 31
MAX6"F.O.F.2' - 6"34
PORTION OF THE EXISTING PL
WALL TO BE DEMOLISH CLR.3' - 0"35 3231
36
32
MAX 42" IN FRONT YRAD
SETBACK
MIN.3' - 0" CLR.NOTE: CONTINUOUS WATERPROOFING TO EXTEND TO 10.60' ELEV.
THROUGHOUT FIRST FLOOR TO ADDRESS SLR PER CCC -REF. DTL. 6/AD-1
POINT #1: 9.70 FS
POINT #2: 9.64 FS
POINT #3: 8.47 FS
POINT #4: 8.66 FS
GRADE PLANE EXHIBIT:
POINT #1: 9.70 FF
POINT #2: 9.64 FS
POINT #3: 8.47 FS
POINT #4: 8.66 FS
GRADE PLANE = 36.47/4 = 9.11
AVERAGE SLOPE = 9.70 -8.47/83.55 = 1.47 %
8 3 .5 5 f t
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT ARCHITECT
A-0.0
02/28/2019
2018-29ARCHITECTURAL SITE PLAN &GRADE PLANE EXHIBITBELJAK RESIDENCE
BELJAK RESIDENCEMR. BORIS BELJAK1713 BAY AVE ENEWPORT BEACH, CA 92661FIRST CHECK
1713 BAY AVE E, NEWPORT BEACH, CA 92661RYAN MCDANIEL, AIA
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT ARCHITECT
A-0.0
02/28/2019
2018-29ARCHITECTURAL SITE PLAN &GRADE PLANE EXHIBITBELJAK RESIDENCE
BELJAK RESIDENCEMR. BORIS BELJAK1713 BAY AVE ENEWPORT BEACH, CA 92661FIRST CHECK
1713 BAY AVE E, NEWPORT BEACH, CA 92661RYAN MCDANIEL, AIA
KEYNOTE LEGEND
1 (E.) SEWER C.O. LOCATION (REF. SURVEY & CIVIL DWGS.)
2 (E.) GAS METER LOCATION (REF. SURVEY & CIVIL DWGS.)
3 (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DWGS.)
4 (E.) WATER VALVE (REF. SURVEY & CIVL DWGS.)
5 CABLE TV JUNCTION BOX (REF. SURVEY & CIVIL)
6 PROPERTY LINE
7 FRONT YARD SETBACK
8 SIDE YARD SETBACK
9 REAR (ALLEY) YARD SETBACK
10 TRASH LOCATION - SCREEN FROM STREET AS NEEDED
11 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" IN
FRONT YRAD SETBACK
12 (N.) CMU PROPERTY LINE WALL W/. STUCCO FINISH - PAINT AS SELECTED (MAX.42" ABV. N.G.) [WALL AND
FOOTING ON OWNER'S SIDE]
13 HARDSCAPE - STONE PAVERS OVER CONCRETE SLAB (AS SELECTED) VERIFY W/. OWNER
14 HARDSCAPE - COLORED & SCORED CONC. (VERIFY W/. OWNER)
15 NEW DRIVEWAY APPROACH & CURB CUT - REF. CIVIL DWGS.
16 (E.) SIDEWALK - RECONSTRUCT PER CITY STANDARD AS REQ'D., REF. CIVIL DWGS.
17 CURB
18 CENTERLINE/FLOWLINE OF ALLEY/AVENUE
19 CENTERLINE OF STREET
20 (E.) SEWER M.H. (REF. SURVEY & CIVIL DWGS.)
21 (E.) PLANTER, REF. SURVEY & CIVIL DWGS.
22 (E.) BENCH, REF. SURVEY & CIVIL DWGS.
23 (E.) SIGN, REF. SURVEY & CIVIL DEGS.
24 (E.) DRAIN INLET, REF. SURVEY & CIVIL DWGS.
25 FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED
26 PALOFORM, ROBATA 72" CONCRETE FIRE PIT - INSTALL PER MFRG. SPECS & GUIDELINE (PROVIDE GAS &
ELEC AS REQ'D.)
27 (E.) BULKHEAD/SEAWALL TO BE REINFORCED AND EXTENDED IN HT. AS REQ'D. PER CITY OF NEWPORT
BEACH STANDARD - REF. CIVIL, STRUCT & SEAWALL DWGS.
28 EXISTING STRUCTURE - NOT A PART
29 FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60), 36"
SINGLE SIDED CONFIGURATIONS [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.)
30 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED
ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) SIDE VENT IN WALL NOT PERMITTED WITHIN 3' OF
PROPERTY LINE. TERMINATION AT TOP OF CHIMNEY.
31 OVERFLOW DRAIN - REF. DTL. 11/AD-1
32 DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS)
33 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE)
34 (E.) PROPERTY LINE WALL - PROTECT IN PLACE
35 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)
36 SLATE ROOFING. - REF. MATERIAL SCHEDULE SHT. A-4.0
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.
PROJECT NORTHTRUE NORTH
1/4" = 1'-0"1 ARCHITECTURAL SITE PLAN
LANDSCAPE NOTES:
1. ENCROACHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W.
2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING
AREAS WITH REPECTIVE HEIGHTS AND MATERIALS.
GENERAL NOTES:
1. SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING
EAVE DETAILS AND PROJECTION DISTANCES).
2. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANY
COMBINATION THEREOF SHALL NOT EXCEED 42 INCHES FROM EXISTING GRADE PRIOR TO
CONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK AREA(S).
C.N.B. NOTES:
1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE
APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND
RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU
SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY
CONSTRUCTION AUTHORIZED BY THIS PERMIT.
2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT
MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT.
3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING
AND UNDERPINNING.
NO. REVISION DATENO. REVISION DATE
PROJECT NORTHTRUE NORTH
1/8" = 1'-0"2 GRADE PLANE EXHIBIT
20
DW T
1260 SF
FIRST FLOOR
495 SF
GARAGE
FIRST FLOOR PLAN
GARAGE AREA
F 23' -3 3/4" X 6' -7 3/8" = 154.20 SF
G 20' -11" X 16' -3 5/8" = 340.98 SF
TOTAL GARAGE = 495.18 SF
LIVING AREA
A 35' -11 1/4" X 23' -10 5/8" = 858.38 SF
B 5' -8 1/2" X 21' -10 5/8" = 124.92 SF
C 9' -11" X 6' -8 3/8" = 66.42 SF
D 12' -3 3/4" X 16' -3 5/8" = 200.72 SF
E 12' -4 1/4" X 0' -9 5/8" = 9.91 SF
TOTAL LIVING = 1,260.35 SF
TOTAL FIRST AREA = 1,755.53 SF
EXTERIOR AREA
H 23' -11 5/8" X 5' -1 1/2" = 122.84 SF
TOTAL EXTERIOR/OPEN SPACE = 122.84 SF
101 SF
PLANTED
115 SF
PLANTED
59 SF
PLANTED
7 SF
PLANTED
2' - 0"21' - 10 5/8"A
B
C
D
E
F
G
H
23' - 10 5/8"16' - 3 3/8"6' - 7 3/8"1"5' - 1 1/2"23' - 3 3/4"9' - 11"5' - 8 1/2"35' - 11 1/4"
12' - 4 1/4"9 5/8"16' - 3 5/8"6' - 8 3/8"20' - 11"12' - 3 3/4"
123 SF
REAR
23' - 11 5/8"1639 SF
SECOND FLOOR
SECOND FLOOR PLAN
LIVING AREA
A 30' -1 1/2" X 23' -10 5/8" = 719.55 SF
B 6' -2 1/2" X 22' -4 5/8" = 138.98 SF
C 7' -3" X 16' -0" = 116.00 SF
D 4' -1 1/4" X 6' -11 7/8" = 28.69 SF
E 4' -1 1/4" X 4' -4 3/4" = 18.04 SF
F 9' -8" X 23' -0" = 222.33 SF
G 23' -10 5/8" X 10' -0" = 238.85 SF
H 23' -0" X 6' -9 1/2" = 156.21 SF
TOTAL LIVING = 1,638.65 SF
TOTAL SECOND AREA = 1,638. 65SF
EXTERIOR AREA
I 6' -0 1/4" X 23' -11 5/8" = 144.31 SF
J 2' -4 5/8" X 23' -11 5/8"/2 = 28.58 SF
TOTAL EXTERIOR/OPEN SPACE = 172.89 SF
172 SF
M. BALCONY
AB
C
D
E
FGH I J
23' - 10 5/8"23' - 0"23' - 10 5/8"23' - 0"6' - 9 1/2"10' - 0"9' - 8"4' - 1 1/4"7' - 3"6' - 2 1/2"30' - 1 1/2"6' - 0"
2' - 4 5/8"23' - 11 5/8"6' - 0"1' - 6"22' - 4 5/8"16' - 0"4' - 4 3/4"4' - 7 3/8"6' - 11 7/8"383 SF
THIRD FLOOR
THIRD FLOOR PLAN
LIVING AREA
A 17' -6 5/8" X 15' -1 3/4" = 265.84 SF
A-1 10' -4 1/8" X 0' -6" = 5.17 SF
B 4' -1 1/4" X 6' -1 3/4" = 25.22 SF
C 4' -1 1/4" X 4' -4 3/4" = 18.04 SF
D 15' -7 3/4" X 3' -7 1/2" = 56.71 SF
E 1' -10 5/8" X 6' -4 1/4" = 11.98 SF
TOTAL ROOF DECK = 382.96 SF
A
B
C
D
E
1' - 10 5/8"
3' - 7 1/2"4' - 1 1/4"17' - 6 5/8"6' - 4 1/4"9' - 3 1/2"10' - 3 5/8"
A-1
4' - 4 3/4"4' - 7 1/4"6' - 1 3/4"3' - 7 1/2"4' - 1 1/4"15' - 1 3/4"6"15' - 7 3/4"JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT ARCHITECT
A-0.4
02/28/2019
2018-29AREA PLANSBELJAK RESIDENCE
BELJAK RESIDENCEMR. BORIS BELJAK1713 BAY AVE ENEWPORT BEACH, CA 92661CDP
1713 BAY AVE E, NEWPORT BEACH, CA 92661RYAN MCDANIEL, AIA
NO. REVISION DATE
1/8" = 1'-0"1 FIRST FLOOR AREA PLAN
1/8" = 1'-0"2 SECOND FLOOR AREA PLAN
1/8" = 1'-0"3 THIRD FLOOR AREA PLAN
BUILDING AREA SCHEDULE
Name AREA COMMENTS
FIRST FLOOR 1260 SF
SECOND FLOOR 1639 SF
THIRD FLOOR 383 SF
3282 SF
GARAGE 495 SF
495 SF
GRAND TOTAL 3777 SF
OUTDOOR AREA SCHEDULE
NAME AREA COMMENTS
REAR 123 SF
M. BALCONY 172 SF
GRAND TOTAL 295 SF
LANDSCAPE AREA SCHEDULE
NAME AREA COMMENTS
PLANTED 281 SF
Grand total 281 SF
TOTAL LIVING
TOTAL GARAGE
GRAND TOTAL ≤3,901.18 S.F.
GRAND TOTAL
GRAND TOTAL ≤500 S.F.
≥292.59 S.F.
LEGAL DESCRIPTION:
LOT INFORMATION:
ZONED: R-1
SITE AREA:3,341.64 S.F. BUILDABLE AREA: 1,950.59 S.F.
TOTAL ALLOWABLE AREA: 2 x 1,950.59 S.F. = 3,901.18 S.F.
TOTAL THIRD FLOOR ALLOWABLE AREA: 0.2 X 1,950.59 S.F. = 390.12 S.F.
TOTAL OPEN SPACE REQ'D.: 0.15 X 1,950.59 S.F. = 292.59 S.F.
TOTAL OPEN SPACE PROVIDE: 295 SF ≥292.59 S.F.
EXISTING BUILDING INFORMATION:
EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED
EXISTING BUILDING FOOTPRINT APPX. 2,117 S.F.
ZONING INFORMATION:
FRONT SETBACK: 25 FT.
REAR (ALLEY) SETBACK: 5 FT. (ADDITIONAL 5 FT. @ FIRST FLOOR)
LEFT SETBACK: 3 FT.
RIGHT SETBACK: 3 FT.
THIRD FLOOR SETBACK:15 FT. FROM F.Y.S.B. & R.Y.S.B.
APN: 048-232-25
PARCEL 1: LOT 7 IN BLOCK 26 OF EAST SIDE ADDITION TO THE BALBOA TR.
PARCEL 2: LOT 7 IN BLOCK Q OF BAY FRONT SECTION OF THE BALBOA TR.
PARCEL 3: THE PORTION OF BAY AVENUE, 30 FEET IN WIDTH
REF. SURVEY FOR MORE INFO
≤390.12 S.F.
21
PRECISE GRADING PLAN
FOR BELJACK RESIDENCE
1713 E. BAY AVENUE
NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS18051NO.REVISIONDATESHEET NO. OF 41/10/201928052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\18051 1713 East Bay Ave, NB\DWG\18051.GRADING.dwg1C1 TITLE SHEET NO SCALE1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.2.DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE.3.SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD.4.WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC.5.NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC.6.THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.7.PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES.8.APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION.9.CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL.10.HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC.11.POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS.12.FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.13.ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS.14.NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE.GENERAL NOTESVICINITY MAPCITY OF NEWPORT BEACH, CALIFORNIACOUNTY OF ORANGEC1 TITLE SHEETC2GRADING & DRAINAGE PLANC3 EROSION CONTROL PLANC4GEOTECHNICAL NOTESSHEET INDEXPRECISE GRADING PLAN1.CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.2.NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY.3.EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES.4.A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES.5.ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT.6.REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS.7.CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN.8.TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY.9.TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING INC., HUNTINGTONBEACH, CA 9264610.VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION.11.NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS.12.EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW:13.PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS.14.A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.15.AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY.16.ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERINGCONTRACTOR.17.ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN 'A' LICENSEDGENERAL ENGINEERING CONTRACTOR.18.REMOVE ALL EXISTING LANDSCAPE ELEMENTS.19.REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED.20.REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS.21.PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER.22.INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS.23.UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION.24.CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED.26.CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIESNOTES TO OWNER, CONTRACTOR, & ARCHITECTEARTHWORK QUANTITIES1.GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.2.FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVECOMPACTION OUT TO THE FINISHED SURFACE.3.ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THEOVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS.4.AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL.5.FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.6.ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFOREANY ADDITIONAL FILLS ARE ADDED.7.ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER.8.THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE.9.ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING.10.THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT.11.ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.12.WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION.13.THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION.14.THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING.15.NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL.GRADING NOTES1.ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER.2.SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OFF.3.GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILEDAT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN ISIMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON.4.MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OFF FOR TREATMENT AND DISPOSAL.EROSION CONTROL NOTESISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.CC&R'STHIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE INCONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILSREPORT FOR THIS PROJECTENTITLED:GEOTECHNICAL INVESTIGATIONPROJECT No.: BA155.1DATED:NOVEMBER 9, 2018FIRM NAME: EGA CONSULTANTS, INC.BY:DATE: ENGINEERING GEOLOGISTGEOTECHNICAL CERTIFICATION1.PRIOR TO PERFORMING AND WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT.2.A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD,A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR.3.AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.4.CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY.5.ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES.PUBLIC WORKS NOTESRAW CUT 75CUBIC YARDSRAW FILL5 CUBIC YARDSOVER EXCAVATION250 CUBIC YARDSSHRINKAGE 5%±15CUBIC YARDSNET 55 CUBIC YARDS (EXPORT)BENCHMARK1713 E. BAY AVENUE, NEWPORT BEACHCALIFORNIA 92661APN: 048-232-25WILL ROLPHCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115will@civilscapes.comCIVIL ENGINEERDESCENDANTS B B 2012 TRUST1525 ORLANDO RD.PASADENA, CA 91106OWNERLEGAL DESCRIPTIONSITE ADDRESS:1713 E. BAY AVENUE, NEWPORT BEACH, CALIFORNIA 92661GENERAL PLAN LAND USE: RS-D SINGLE-UNIT RESIDENTIAL DETACHEDAPN: 048-232-25COASTAL ZONE: YESCABLE: SPECTRUMSANITATION DISTRICT AREA: CNBWATER DISTRICT: NBWATER METER ZONE: 1-120SITE DATA:REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONALINFORMATION:EGA CONSULTANTS, INC.375-C MONTE VISTA AVENUECOSTA MESA, CA 92627949.642.9309SOILS ENGINEERARCHITECTBRANDON ARCHITECTS151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040BENCHMARK NO.: NB1-4-71DESCRIBED BY OCS 2002 - FOUND 3 3/4" OCS ALUMINUMBENCHMARK DISK STAMPED "NB1-4-71", SET IN THE TOP OF A 4IN. CONCRETE POST. MONUMENT IS LOCATED IN THESOUTHEAST CORNER OF THE INTERSECTION OF F STREET ANDBALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OF THECENTERLINE OF F STREET AND 27.3 FT. NORTHEASTERLY OF THECENTERLINE OF BALBOA BOULEVARD. MONUMENT IS SET LEVELWITH THE SIDEWALK.ELEVATIONl 7.828 FEET (NAVD88) YEAR LEVELED: 2015REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:PARCEL 1:LOT 7 IN BLOCK 26 OF EAST SIDE ADDITION TO THE BALBOATRACT, AS SHOWN ON A MAP RECORDED IN BOOK 4, PAGE 20 OFMISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDEROF SAID COUNTY.PARCEL 2:LOT 7 IN BLOCK Q OF BAY FRONT SECTION OF THE BALBOATRACT, AS SHOWN ON A MAP RECORDED IN BOOK 6, PAGE 15 OFMISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDEROF SAID COUNTY.PARCEL 3:THAT PORTION OF BAY AVENUE, 30 FEET IN WIDTH, AS SAIDAVENUE IS SHOWN ON THE MAP OF EAST SIDE ADDITION TOBALBOA TRACT, RECORDED IN BOOK 4, PAGE 20, MISCELLANEOUSMAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA LYINGADJACENT TO AND NORTHERLY OF PARCEL 1 HEREIN DESCRIBEDAND LYING BETWEEN THE NORTHERLY PROLONGATION OF THEEASTERLY AND WESTERLY LINES OF SAID PARCEL 1, AS VACATED BYRESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORTBEACH, ON AUGUST 26, 1957, A CERTIFIED COPY OF WHICHRESOLUTION WAS RECORDED MARCH 4, 1957 IN BOOK 3825 PAGE352, OFFICIAL RECORDS.APEX LAND SURVEYINGHUNTINGTON BEACH, CA 92646714.488.5006APEXLSINC@GMAIL.COMSURVEYORPROJECT SITE1713 BAY AVE EAST22
LOT 6JSTREETBAY
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EUPUP9.00FF8.96FS1/2"STEP8.73FSPROPOSED RESIDENCEFF=9.00333111GFF=8.88FF=9.00
FS=8.968.90FS8.55FS4-1/4"STEP2.0%
2.0%8.96GFF8.83FS1-1/2"STEP8.81FL,GB(8.65)FS8.71FL8.94FL9.50TS8.96FS10.05TW9.80FG9.65TG8.10INV12.25TW10.05TW9.65TG8.02INV9.65TG7.94INV10.05TW9.80FG8.80TG8.06INV8.96FS8.96FS2.0%2.0%2
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0%8.80TG8.06INV8.80TG8.15INV8.95FS2
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0%8.80TG7.86INV2.0%2.0%2.0%416411.50TW8.91FS118111213(8.63)TC(7.83)FL(8.60)TCPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE9991511.50TW10.05TW9.75TG7.81INV12.25TW10.05TW(13.90)TW12.25TW8.92FS6-3/4" STEPS(2 EACH)10.05TW9.80FG8.80TG7.77INV11.50TW10.05TW8.88FS9.50TS8.93FS2.0%7777888833316(8.45)TC(7.98)FL10.05TW5'9.00FF8.96GFF1/2"STEP88.70TG8.16INV8.60TG8.02INV8.50TG7.90INV8.60TG8.06INV8.72TG8.15INV3.2%1.7%(8.52)FS0.5%9.00FF8.92FS1"STEP8.90FL1.0%1.0%9.15FL,HP777779.15TS179.50TS1717179.50TS179.50TS172FS=8.84GFF=8.961"1.0%EXISTING WALL TO REMAIN;PROTECT IN PLACE8.94FS8.79FS1-7/8"STEP8.84FS8.74FG(8.47)FS2.0%MIN.2.0%MIN.8.94TG7.91INV81.0%LOT 6JSTREETBAY
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ALLEY℄℄℄PARCEL 3PARCEL 2N89°58'50"E 29.98'N00°00'24"E 110.00'N84°18'06"W 3
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)UPUPPROPOSED RESIDENCEFF=9.009.65TG8.10INV9.65TG8.02INV9.65TG7.94INV8.80TG8.06INV8.80TG8.06INV8.80TG8.15INV8.80TG7.86INV18PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE9.75TG7.81INV8.80TG7.77INV7777888866688.70TG8.16INV8.60TG8.02INV8.50TG7.90INV8.60TG8.06INV8.72TG8.15INV(8.62)TC7.84INV(7.80)FL1077777S=0.01S=0.01
S=0.01S=0.01 S=0.01S=0.01S=0.01S=0.01S=0.01S=0.0166
8.94TG7.91INV8S=0.01(8.08)TC7.69INV(7.65)FL1019206PRECISE GRADING PLAN
FOR BELJACK RESIDENCE
1713 E. BAY AVENUE
NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS18051NO.REVISIONDATESHEET NO. OF 41/10/201928052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\18051 1713 East Bay Ave, NB\DWG\18051.GRADING.dwg2C2 GRADING & DRAINAGE PLAN CONSTRUCTION NOTESHARDSCAPE PER ARCHITECT'S PLAN.DRIVEWAY PER ARCHITECT'S PLAN.PLANTER AREA PER ARCHITECT'S PLAN.WALL OR FENCE PER ARCHITECT'S PLAN.ROOF DRAIN DOWNSPOUT PER ARCHITECT'S PLAN.FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL HEREON.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL HEREON.RECONSTRUCT EXISTING SIDEWALK PER NEWPORT BEACH CITY STANDARD PLAN STD-180-L.CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWINGSTD-184-L.IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORTBEACH STANDARD DRAWING STD-502-L. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER ANDSERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT.FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OFNEWPORT BEACH STANDARD DRAWING STD-406-L.REMOVE AND REINSTALL NEW GAS SERVICE AND METER PER GAS COMPANY'S STANDARDS ANDSPECIFICATIONS.REMOVE AND REINSTALL ELECTRIC SERVICE AND METER PER ELECTRIC COMPANY'S STANDARDS ANDSPECIFICATIONS.CONSTRUCT PLUG FOR ABANDONED DRIVEWAY PER CITY STANDARD DRAWING NOP. STD-165-L.EXISTING BULKHEAD/SEAWALL TO BE REINFORCED AND EXTENDED IN HEIGHT AS REQUIRED PER SEPARATESTRUCTURAL PLAN.CONSTRUCT CONCRETE STEMWALL PER STRUCTURAL PLANS AND DETAIL HEREON.CONNECT DOWNSPOUT TO STORM DRAIN PER DETAIL ON SHEET C3.CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL "E" ON SHEET C3.CONSTRUCT 15 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH DRAIN PER DETAIL ON SHEET C3.1234567891011121314151617181920CRUSHED STONEINVERT ELEVATIONDRAIN PIPENDS #101 OR #201 SPEE-D BASINOR APPROVED EQUALNDS #66 - 6" DRAINRISER PIPE (LENGTH AS REQUIRED)OR APPROVED EQUALCOMPACTED SOILNDS ATRIUM GRATEOR FLAT GRATE2% MIN.SLOPE TO DRAINNDS SPEE-D BASIN DETAILNO SCALE872% MIN.SLOPE TO DRAINALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN ALICENSED GENERAL ENGINEERING CONTRACTOR.***ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.***********FINISHED FLOOR/ADJACENT GRADE DETAILNO SCALEFINISHED SURFACEFINISHED FLOORFINISHED GRADEFINISHED FLOOR*VERTICAL DISTANCE PER 2016 CRC SECTION R317.1 MAY BE REDUCEDPROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOODSHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS AREMADE OF NATURAL DURABLE OR PRESERVATIVE-TREATED WOOD INACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFYCIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS** MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PER 2016 CRCSECTION R401.3. CONTRACTOR SHALL NOTIFY CIVILSCAPESENGINEERING IF THERE ARE ANY CONFLICTS.****TOP OF WALLFINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINTLEGENDINVERTLANDSCAPEPLANTER AREATOP OF GRATEFINISHED FLOOR ELEVATIONTWFSFLFGGBHPINVLSPATGFFTOP OF COPING OR TOP OF CURBTCGARAGE FINISHED FLOORGFFPROPERTY LINEOREXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTION ANDREPORT ANY DISCREPANCIES TO CIVILSCAPESENGINEERING102.6(102.6)EXISTING GRADEEG TOP OF STEM WALLTSEXISTING SPOT ELEVATION( )PROPOSED WALLTOP OF RETAINING WALLTRWTOP OF SLOPETOPSTEMWALL PER STRUCTURAL PLAN ANDDETAIL HEREONSTORM DRAINGRADING PLANSCALE: 1" = 8'DRAINAGE PLANSCALE: 1" = 8'FINISHED SURFACEFINISHED FLOORFINISHED GRADEFINISHED FLOOR****CONSTRUCT STEM WALL AS NECESSARY TO PROVIDE MINIMUMSEPARATION DISTANCE BETWEEN WOOD SHEATHING AND SURFACEPER 2016 CRC SECTION R317.1. FOUNDATIONS WITH STEM WALLSSHALL HAVE ONE NO. 4 BAR WITHIN 12 INCHES FROM TOP OF WALLAND ONE NO. 4 BAR LOCATED 3 TO 4 INCHES FROM BOTTOM OFFOOTING (MINIMUM) PER 2016 CRC SECTION R403.1.3.1. REFER TOSTRUCTURAL DRAWINGS FOR DETAILS.*********VERTICAL DISTANCE PER 2016 CRC SECTION R317.1 MAY BE REDUCEDPROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOODSHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS AREMADE OF NATURAL DURABLE OR PRESERVATIVE-TREATED WOOD INACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFYCIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS*** MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PER 2016 CRCSECTION R401.3. CONTRACTOR SHALL NOTIFY CIVILSCAPESENGINEERING IF THERE ARE ANY CONFLICTS.CASE 1(WITH STEMWALL)CASE 2 (WITHOUT STEMWALL)23
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EUPUPPROPOSED RESIDENCEFF=9.00PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINESECTION A-ASCALE: 1"=4'3'±FF=9.00FACE OF PROP. BLDG WALL8.96FS8.94FS8.79FS8.73FSP/L(8.63)TC(7.83)FL(8.15)FSOVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEERTEMPORARY 1:1 SLOPETO OVER-EXUNDISTURBEDNATIVE SOILEXISTINGGROUND1%2%FACE OF PROP. BLDG WALLFF=9.00P/L8.96FS8.80TG10.05TW9.80FG10.05TW(8.16)DOCK(5.60)NG(6.80)NG8.90FSEXISTINGWOODEN DECKEXISTING SEAWALL TO BEREINFORCED AND EXTENDEDPER STRUCTURAL PLANSECTION C-CSCALE: 1"=4'3'±OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEERTEMPORARY 1:1 SLOPETO OVER-EXUNDISTURBEDNATIVE SOIL3'±1'±FACE OF PROP. BLDG WALLFF=9.009.15FLP/L3'±OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEERTEMPORARY 1:1 SLOPETO OVER-EXUNDISTURBEDNATIVE SOILSECTION B-BSCALE: 1"=4'9.17FS9.17FSEXISTINGBUILDING(ADJACENTNEIGHBOR)EXISTINGGROUND(8.89)FS9.50TSEXISTING WALLTO REMAIN2%2%3'±FF=9.00FACE OF PROP. BLDG WALL8.96GFFOVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEERTEMPORARY 1:1 SLOPETO OVER-EXUNDISTURBEDNATIVE SOILEXISTINGGROUNDSECTION D-DSCALE: 1"=4'8.88GFF8.84FS(8.53)FLP/L1"2.1%PRECISE GRADING PLAN
FOR BELJACK RESIDENCE
1713 E. BAY AVENUE
NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS18051NO.REVISIONDATESHEET NO. OF 41/10/201928052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\18051 1713 East Bay Ave, NB\DWG\18051.GRADING.dwg3C3 EROSION CONTROL PLAN 1.CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8.2.ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.3.SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOFF, VEHICLE TRACKING, OR WIND.3.APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. NOTES:SAND BAG DETAILNO SCALEAEROSION CONTROL CONSTRUCTION NOTESINSTALL SAND (OR GRAVEL) BAG BARRIER PER CASQA SE-8 AND SE-6INLET PROTECTION PER DETAIL HEREONABAREA DRAIN INLET PROJECTIONNO SCALEBBBBBAAAAB4-INCH PVC DOWNSPOUTDRAIN PIPE PER STORM DRAIN PLAN6-INCH ELBOW 1/4 BEND6-INCH PVC RISER WITHDOWNSPOUT INSIDE RISER PIPECLAMPS AROUND RISER PIPE (TYP)PROP. BUILDINGWALLDOWNSPOUT CONNECTION DETAILNO SCALE18BBBLANDSCAPING OR PAVERS3" COVER MINIMUM4" DIA. PERFORATED PVC DRAIN PIPEW/ PERFORATIONS AT BOTTOM3/4" CRUSHED ROCKWRAP SIDES AND BOTTOM OFTRENCH WITH FILTER FABRIC; PROVIDE4" MINIMUM OVERLAP AT TOP OFTRENCHPERFORATED DRAIN PIPE AND TRENCHNO SCALE206" MIN. WIDE PEDESTRAIN SAFE FRAME &GRATE 3/8" SLOT OPENING.EAST JORDANIRON WORKS OR EQUAL(800)874-4100#4 REBAR TOP & BOTTOMDIMENSIONS DETERMINED BYGRATE FRAME DIMENSIONS.USEFRAME AS A FORMCRUSHED ROCK W/FILTER CLOTHFILL THIS PORTION WITH CRUSHED ROCKAFTER POURING GRATE SUPPORT CURBELEVATIONSECTION E-EPLAN VIEWGRATEEEa- Dig a 24" wide x 18" minimum depth trenchb- Place filter cloth in the trench.Lap 12" @ topc- Form bottom of the trench with crushed rock.d- Form and pour perimeter concrete curbe- Fill the rest of the trench with crushed rock to 4" from top of trenchDETAIL EBOTTOMLESS TRENCH DRAINNO SCALE1924
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JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT ARCHITECTA-1.002/28/20192018-293-DIMENSIONAL VIEWSBELJAK RESIDENCEBELJAK RESIDENCEMR. BORIS BELJAK1713 BAY AVE ENEWPORT BEACH, CA 92661CDP1713 BAY AVE E, NEWPORT BEACH, CA 92661RYAN MCDANIEL, AIANO. REVISION DATE1AXONOMETRIC - NORTHEAST2AXONOMETRIC - NORTHWEST3AXONOMETRIC - SOUTHEAST4AXONOMETRIC - SOUTHWEST29
UPDWTUPDNDNNEW 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 MASONRY WALL -6" CMU U.N.O.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. 5/AD-11011i?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT.WINDOW TAG -REFERENCE SHEET A-7.0DOOR TAG -REFERENCE SHEET A-7.01.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR.2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT).MECHANICAL VENTILATION NOTE:CALCULATIONS:UNIT: 3,282 S.F.(0.03)3,282 S.F.+ [7.5 CFM x OCC. (BED. +1)] =98.46 CFM + (7.5 x 5) = 135.96 CFM REQ'D.1A-5.01A-5.02A-5.22A-5.2F.Y.S.B.25' - 0"THROUGH S.F.ICE1A-5.11A-5.13A-5.13A-5.13A-5.03A-5.03A-5.23A-5.22-CAR GARAGEPOWDERELEV.STAIRSDININGKITCHENGREAT ROOMBAR9.00' T.O.S.123FOR SHT'G.1" OFFSET3' - 11 3/8"22' - 10 3/4"3' - 1 1/2"2' - 5 1/2"18' - 0"2' - 5 1/4"10' - 1 1/2"74' - 10 1/2"25' - 0 1/4"6' - 8 1/2"8' - 4 3/4"5' - 9 1/4"12' - 7 1/4"5' - 2 1/2"21' - 2 7/8"8' - 2"6' - 9 3/8"3' - 9"7' - 9 1/4"1' - 1"3"7"4' - 6 3/4"1' - 5 5/8"5' - 10 1/4"9' - 11 3/8"1' - 5 5/8"1' - 1"2' - 10 1/4"2' - 10 1/4"1' - 1"1' - 5 5/8"3"1' - 1"4' - 1 1/4"8' - 0"5' - 0 1/8"3' - 0 1/2"MAX6"2' - 6 5/8"3' - 0 1/2"2' - 11 1/8"9 3/4"3' - 0 1/2"23' - 10 5/8"3' - 0 1/2"2' - 8 1/8"18' - 6"2' - 8 1/2"10' - 1 1/2"74' - 10 1/2"28' - 0"19' - 1 3/8"4' - 2 3/8"4' - 3 5/8"1' - 9 1/8"5' - 10 3/4"24' - 8 7/8"8' - 0"6' - 0 5/8"9 3/4"10 1/2"21' - 4 1/2"1' - 11 5/8"2' - 5 1/8"1' - 9 5/8"2' - 1 1/8"3' - 0 3/4"2' - 6 1/2"38' - 9 1/2"9 3/4"6' - 10 7/8"4' - 10 3/4"2' - 3 5/8"1' - 9 5/8"6' - 11 7/8"CLR.4' - 0"CLR.4' - 6"45678910111212121212R @0' -7 3/4"1616627851443569113CLR.2' - 6"PANTRYWINEC.C.2A-5.02A-5.0CLR.20' - 2"SLOPE PER CIVILDRIVEWAYSLOPE PER CIVIL1819PLANTEDPLANTEDPLANTED202122238(E.) WOOD DECK(NOT A PART)29R.Y.S.B.5' - 0"@ FIRST FLOOR5' - 0" ADDITIONAL.S.BS.Y.S.B.3' - 0"S.Y.S.B.3' - 0"2A-5.12A-5.126523127810CLR.3' - 7"CLR.3' - 3"32331A-5.21A-5.2F.O.F.3' - 0"2' - 5 1/4"BBQ.MAX 42" IN FRONT YRAD SETBACKMAX 42" IN FRONT YRAD SETBACK8AD-18AD-18AD-17AD-17AD-1369AD-13837CLR.3' - 3"CLR.3' - 3"CLR.21' - 9 1/2"4015416 5/8"F.O.3' - 6 1/2"5' - 10 1/4"427AD-1ABV.3738393937383938373837393938373232023438239174344444529F.REF.51511A-5.01A-5.02A-5.22A-5.2F.Y.S.B.25' - 0"W/C.MASTER W.I.C.MASTER BATH1A-5.11A-5.13A-5.13A-5.13A-5.03A-5.03A-5.23A-5.2BATH #3BEDROOM #3BUNK BATHELEV.BUNK ROOMSTEAMSHWR.MASTER SUITEATRIUMBATH # 2BEDROOM #219.33' T.O.S.5' - 0 1/2"75' - 7 1/2"29' - 4 1/4"6' - 9 1/2"10' - 0"9' - 2"12' - 4 1/4"5' - 8 1/2"14' - 6 1/4"6' - 5 1/2"3' - 9"5' - 4 3/4"1' - 5 3/4"MASTERBALCONYSEATSEATSHWR.SEATSHWR.SEATDRESSER7' - 6"1' - 3"3' - 4 3/4"2' - 11"2' - 10 1/4"3' - 2 1/8"6' - 0"3' - 2 1/8"2' - 10 1/4"2' - 10 1/4"2' - 9 3/4"7' - 5 3/8"4' - 3 1/8"2' - 6 1/4"2' - 1"1' - 10 1/4"2' - 7 1/8"2' - 9 5/8"3' - 0 1/2"23' - 10 5/8"3' - 0 1/2"1' - 8 3/4"1' - 8"17' - 1"1' - 8"1' - 8 3/4"5' - 0 1/2"75' - 7 1/2"32' - 4"7' - 0"13' - 0 3/4"10' - 9 1/2"12' - 2 3/8"15' - 6"15' - 7 1/4"1' - 5 3/4"7' - 0"2' - 0 5/8"8' - 6"2' - 6 1/8"4' - 6 3/8"6' - 3 1/8"2' - 6 1/4"9' - 8 1/8"5' - 4 3/4"7' - 6"2' - 7 1/4"2' - 6 5/8"10' - 3"2' - 9 5/8"3' - 0 1/2"23' - 10 5/8"3' - 0 1/2"3' - 4 3/4"4' - 1 1/8"2' - 0 1/8"2' - 4 3/4"4 5/8"10' - 0"1' - 7 1/4"3' - 7 1/4"12' - 11 3/4"2' - 3 1/8"2' - 1 1/8"5' - 6 1/4"2' - 0 5/8"2' - 4 1/8"1' - 6 5/8"10' - 2 1/4"5 1/2"4' - 2 1/8"2' - 5 5/8"5' - 0"3' - 10 1/4"5 1/2"3' - 6"5' - 0 3/4"10 1/8"6' - 7 1/4"4' - 3 1/8"10"4' - 6 1/4"6' - 6 1/2"7' - 0"4' - 10 3/4"4' - 1 1/4"7' - 0"9 5/8"CLR.4' - 0"CLR.4' - 6 1/8"21' - 5 1/4"2' - 5 3/8"10 1/2"5' - 2 3/8"2' - 3 5/8"4' - 4 3/4"1' - 0 1/2"3' - 11 1/8"1' - 5 5/8"6' - 6"CLR.2' - 6"CLR.3' - 6"14R @0' -7"16R @0' -7 3/4"161712192522151427262122292824192013261816GG2021231314161517LAUNDRYW.I.C.6' - 6 3/4"3' - 11 1/8"11' - 10 3/4"12' - 6"1' - 3"2A-5.02A-5.08234192425523826203' - 4 3/4"3' - 4 3/4"275823202829R.Y.S.B.5' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"2A-5.12A-5.120.85' T.O.S.101112232425303132333493131313118275:125:12TYP.11"CLR.3' - 7"CLR.3' - 3"CLR.3' - 7"CLR.3' - 5"CLR.3' - 3"CLR.3' - 3"CLR.2' - 8 1/8"265823331A-5.21A-5.215STAIRS9AD-19AD-113AD-12% MIN.2% MIN.2 % MI N.2% MIN.35343534AD-111AD-11111' - 0 3/4"3' - 7 1/4"9' - 2 5/8"373837383939202426CLR.4' - 1 1/4"1' - 6"3738373839264' - 6 5/8"5' - 10 3/4"5' - 1 1/4"10 5/8"11' - 1 1/4"2' - 4 3/4"4' - 4 7/8"5' - 1 1/8"9 5/8"10 5/8"2' - 0 5/8"4' - 11 3/8"10"1' - 7 5/8"1' - 7 5/8"2839CLR.3' - 3"39S.Y.S.B.3' - 0"329S.Y.S.B.3' - 0"3120R.Y.S.B.5' - 0"2CLR.30" MIN.4549CLR.30" MIN.4549CLR.30" MIN.4549SHWR.CLR.30" MIN.454950TOWEL20FDFLOOR DRAINNOTE:PROVIDE WATER STUB TO BALCONY FOR DRIP IRRIGATED PLANTERSNOTE:PROVIDE WATER STUB TO BALCONY FOR DRIP IRRIGATED PLANTERS1A-5.01A-5.02A-5.22A-5.21A-5.11A-5.13A-5.13A-5.13A-5.03A-5.03A-5.23A-5.2BONUS ROOMATRIUMMECH.ELEV.BATH #528.67' T.O.S.6:124.5:124.5:126:1210' - 2 3/8"15' - 9 3/8"27' - 2"12' - 0 1/4"11' - 6 1/4"36' - 3 3/4"5' - 11 1/2"9' - 9 7/8"3' - 7 1/4"1' - 7 3/4"5' - 3 3/4"1' - 9 5/8"12' - 0 1/4"1' - 9 5/8"11 3/4"1' - 0"10' - 0 1/4"1' - 0"7"10' - 11 1/4"7' - 3 3/4"10"1' - 8 5/8"2' - 0 5/8"4' - 8 1/4"6' - 4 1/4"5' - 11 1/2"12' - 8 1/4"2' - 7 7/8"1' - 7 7/8"3' - 10 5/8"3' - 1 1/2"23' - 9 5/8"3' - 0 1/2"27' - 10 1/2"25' - 3 3/8"23' - 6 1/2"33' - 4"10' - 2 3/8"15' - 9 3/8"10"1' - 0 5/8"3' - 1 1/2"1' - 1 7/8"10' - 0"1' - 2 3/8"9' - 9 5/8"0"1' - 0"10' - 0 1/4"1' - 0"4' - 10 5/8"3' - 9"2' - 10 5/8"4' - 10 3/4"5' - 6 1/2"5' - 6 1/2"21' - 4 5/8"3' - 0 1/2"2' - 6"18' - 10 5/8"1' - 4 1/2"2' - 0"2' - 2"8' - 3 3/4"7' - 2 1/8"3' - 10 3/4"1' - 0"5' - 6 1/2"7' - 3 3/4"1' - 0"1' - 0"19' - 4 5/8"1' - 0"10 1/8"1 7/8"CLR.4' - 6"CLR.4' - 0"3' - 7 1/2"2' - 0 5/8"2' - 4 1/8"17' - 3 1/8"7' - 3 3/4"4' - 7 1/4"5' - 2 1/4"5' - 10 1/4"CLR.2' - 7 1/4"SEATSHWR.TYP.11"CLR.3' - 3"CLR.3' - 5"CLR.3' - 7"CLR.3' - 3"CLR.3' - 7"FUTURE SPA13131415R @0' -7"16292842393538404131323637175172A-5.02A-5.0R.Y.S.B.5' - 0"F.Y.S.B.25' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"THIRD FLOOR S.B.15' - 0"THIRD FLOOR S.B.15' - 0"302623582020203:122A-5.12A-5.14' - 2"5' - 7 1/2"6:126:126:125:125:126:126:123011326:12F.O.F.3' - 10 1/8"1A-5.21A-5.2SUN DECKDISPLAY2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.3435343534353534CABANAVIEW DECK(TO REMAIN OPEN)THERE SHALL BE NO FACILITIES USED FOR FOOD PREPARATION WITHIN OR BE USED FOR RESIDENTIAL PURPOSES SEPARATELY OR INDEPENDENTLY FROM OCCUPANTS OF PRINCIPAL STRUCTURE.9AD-19AD-114AD-114AD-12014AD-1AD-111AD-111AD-111AD-111SKYLIGHT ABV.282828393939394647464739463939394747484945CLR.30" MIN.3321292% MIN.2% MIN.2% MIN.AD-111AD-111JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT ARCHITECTA-2.002/28/20192018-29FLOOR PLANBELJAK RESIDENCEBELJAK RESIDENCEMR. BORIS BELJAK1713 BAY AVE ENEWPORT BEACH, CA 92661CDP1713 BAY AVE E, NEWPORT BEACH, CA 92661RYAN MCDANIEL, AIASTAIRWAY NOTE:ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7KEYNOTE LEGEND1 FRONT YARD SETBACK2 REAR (ALLEY) YARD SETBACK3 SIDE YARD SETBACK4 FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSIZ21.60), 36" SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS,AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIRLISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BEPERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGYSTANDARDS MANDATORY MEASURES.)5 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER)6 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/.MFGR.)7 KITCHEN EXHAUST HOOD - PROVIDE VENT TO OUTDOOR W/. MIN. RATE OF 100 CFM - INSTALL &PROVIDE POWER PER MFGR'S. INSTRS.8 BASE CABINET - BUILT-IN, FINISH AS SEL.9 UPPER CABINET - BUILT-IN, FINISH AS SEL.10 DISHWASHER - AS SELECTED11 RESIDENTIAL HYDRAULIC ELEVATOR - 'WAUPACA ELEVATOR COMPANY SEREIS 210' OR EQUIV., SHAFTSIZE APPX. = 48" x 54" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION12 FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED13 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUNDATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT)14 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL.4/AD-115 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" U.N.O.) - MATERIAL AS SELECTED, REF. DTLS. 2, 4 &9/AD-116 OPENINGS SHALL REMAIN OPEN17 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT18 WATER HEATER - TANK-LESS (ON DEMAND) WALL-MOUNT +44" MIN., 'TAKAGI' OR EQUIV. - VERIFY SIZEREQ'D. W/. MFGR. (PROVIDE ADEQUATE N.G. CONN.)19 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, ANDINSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) SIDE VENT IN WALL NOTPERMITTED WITHIN 3' OF PROPERTY LINE. TERMINATION AT TOP OF CHIMNEY.20 FURNISHINGS - AS SELECTED21 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS22 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42"IN FRONT YRAD SETBACK23 COUNTERTOP - AS SELECTED24 SHELF AND POLE - BUILT IN, FINISH AS SEL.25 WASHER & DRYER - PROVIDE HOOK-UPS, POWER, INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C.TO VERIFY LOC'N. & SIZE & DRYER VENT 14' MAX. LENGTH (CMC 504.3.2) PROVIDE GAS STUB-OUT26 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, 1.6 GALLONS/FLUSH27 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER)28 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR14/AD-1 AS APPLICABLE PER PLANS29 PROPERTY LINE30 PALOFORM, ROBATA 72" CONCRETE FIRE PIT - INSTALL PER MFRG. SPECS & GUIDELINE (PROVIDEGAS & ELEC AS REQ'D.)31 WINDOW TO MEET EGRESS REQ'TS. (R 310 OF CRC) - SEE NOTE #6 ON SHEET A-7.032 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR.33 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOTLESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-134 DECK DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-135 SCUPPER/PARAPET SCUPPER AS SELECTED, ARCH TO APPV. - REF. DETAIL 11/AD-136 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (CBC 406.1.4)37 OVERFLOW DRAIN - REF. DTL. 11/AD-138 DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS)39 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE)40 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANYOBSTRUCTION)41 ENCLOSED USEABLE SPACE UNDER STAIRWAY REQUIRES MIN. 1/2" GYP. BD. FINISH (CBC 1011.7.3)42 CONC. STEPS/STAIR - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREADRUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1, REF. CIVIL DWGS. AND FIELDVERIFY43 TALL CABINET - BUILT-IN, FINISH AS SEL.44 1-1/2" MAX. STEP AT OUTSWING DOORS & MAX. 7-3/4" BELOW THE TOP OF THRESHOLD WHEN DOORDOES NOT SWING OVER THE LANDING OR FLOOR (R311.3.1)45 TEMPERED GLASS ENCLOSURE - MIN. 3/8" THK., GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.)46 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH.47 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0)48 PARAPET WALL - WOOD PANEL/WOOD SIDING FINISH PER PLAN W/. WOOD CAP ABV. - FLASH & CNTR.FLASH, SLOPED TOP (2% MIN.)49 SHOWER - HOT-MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH; NET AREA 7.1 S.F. MIN.;30" DIA. CIRCLE MIN., REF. DTL. 19/AD-150 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED, REF. MAT. SCHED. A/A-4.051 HOSE BIB - RECESSED BRASS, VERIFY LOC'N. & FIXTURE W/. OWNERDIMENSION 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.PROJECT NORTHTRUE NORTH1/4" = 1'-0"1FIRST FLOOR PLANPROJECT NORTHTRUE NORTH1/4" = 1'-0"2SECOND FLOOR PLAN*HERS VERIFICATION REQUIRED-REFERENCE T-24.1 AROUGH FRAMING:ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDSSECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOODNO. REVISION DATEPROJECT NORTHTRUE NORTH1/4" = 1'-0"3THIRD FLOOR PLAN30
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.FILLED REGION INDICATES ATTIC SPACE-REF. ATTIC VENTILATION CALCS. ROOF PLAN LEGENDA-4.01A-4.0A-4.0A-4.04231A-5.01A-5.02A-5.22A-5.21A-5.11A-5.13A-5.13A-5.13A-5.03A-5.03A-5.23A-5.21138.07'38.07'38.07'32.72'32.17' T.R.32.17' T.R.36.17' CHIMNEY32.17' T.F.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.REF. THIRD FLOOR PLAN SHEET A-3.0 FOR MORE DETAILED INFORMATIONROOF DECKREF. THIRD FLOOR PLAN SHEET A-3.0 FOR MORE DETAILED INFORMATIONVIEW DECK3:124.5:124.5:123.5:123.5:123:123:123.5:123.5:124.5:124.5:126:126:12234455 3/4"3' - 4 7/8"2' - 6 3/4"5 3/4"2' - 6 3/4"5 3/4"2' - 6 3/4"5 3/4"3' - 5 3/8"5 3/4"3' - 5 3/8"5 3/4"2' - 6 3/4"5 3/4"5 3/4"30' - 4 1/8"5 3/4"33' - 4"F.Y.S.B.25' - 0"S.Y.S.B.3' - 0"R.Y.S.B.5' - 0"S.Y.S.B.3' - 0"436782A-5.02A-5.02A-5.12A-5.16:126:126:126:126:125:125:123:123:126:126:1232.17' TW95 3/4"5 3/4"5 3/4"5 3/4"5 3/4"5 3/4"5 3/4"5 3/4"5 3/4"5 3/4"6 1/4"2' - 7 3/4"6 1/4"5 3/4"5 3/4"5 3/4"3' - 4 7/8"5 3/4"5 3/4"5 3/4"4' - 6 3/4"5 3/4"31.45'222210101010102111195955129551314131530.86' TW1A-5.21A-5.2F.O.F.5' - 5 1/4"F.O.F.4' - 11 1/4"MAX 30 S.F.2% MIN.EA-3.0TYP.DA-3.0TYP.DA-3.0TYP.EA-3.0TYP.EA-3.0TYP.DA-3.0TYP.DA-3.0TYP.DA-3.0TYP.EA-3.0TYP.DA-3.0TYP.EA-3.0TYP.DA-3.0TYP.DA-3.0TYP.AD-121129595129129AD-1236EAVE RETURN3' - 7 3/4"EAVE RETURN3' - 7 1/2"EAVE RETURN2' - 7 1/2"EAVE RETURN2' - 7 1/2"EAVE RETURN3' - 1 1/2"EAVE RETURN3' - 1 1/2"EAVE RETURN3' - 1 1/2"EAVE RETURN3' - 1 1/2"EAVE RETURN2' - 7 3/4"EAVE RETURN2' - 8 1/4"EAVE RETURN2' - 4 1/2"EAVE RETURN2' - 4 1/2"32.17' T.R.30.86' T.W.2x ROOF RAFTER (PER STRUCT.)*INTERIOR FINISH(PER PLANS, AS OCCURS)AIR-PERMEABLE INSULATION (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY MIN. 30# ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT15/32" CDX PLYWD. SHT'G.MIN. (REF. STRUCT)FASTENERS PER MFGR. INSTRUCTIONS12SLOPE PER PLANSTANDING SEAM METAL (ZINC OR EQUIV.) -REF. MAT. SCHED. A/A-5, CLASS 'A' ASSY.TYP.6" - 10"6" MIN.DOUBLE FOLD3/4" LOCK, ALT. METHODCLEATS @ 18" O.C. MAX. CONT. LOCK STRIP, SOLDEREDARCH. TO APPV.12"-16"1-1/2" HIGHVALLEY DETAILPRODUCT LISTING:ICC # ESR-2048, CB-150*UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE:NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 1/4" DENSGLASS OR EQUIV.2x ROOF RAFTER (PER STRUCT.)INTERIOR FINISH(PER PLANS, WHERE OCCURS)AIR-PERMEABLE INSULATION (PER PLANS & T24), TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY MIN. 2 LAYERS 15# ROOF FELT O/. CAP SHT.1/2" CDX PLYWD. SHT'G.MIN. (REF. STRUCT)SHINGLES TO BE NO. 1 GRADE WESTERN RED CEDAR W/. A MAX. MOISTURE CONTENT OF 25%FASTENERS PER NOTE #3LENGTH TO BE DETERMINED BY UNDERLAYMENT LAYER, REF. NOTE #5(2) PER SHINGLE/SHAKE12SLOPE PER PLAN(MIN. 4:12 SHAKES)(MIN. 3:12 SHINGLES)WOOD SHINGLE NOTES:1.SHINGLES TO BE INSTALLED ON SOLID SHT'G. IN ACCORDANCE WITH CBC TABLE 1507.82.FASTENERS MUST BE HOT-DIPPED GALVANIZED W/. ZINC COATING WTS. IN ACC. W/. ASTM A 153, OR S.S.3.'FSR TREATMENT, INC.' CLASS 'A' ROOFING ASS'Y. ICC# ESR-1410STARTER COURSES AT THE EAVE MUST BE DOUBLED, W/. FIRST COURSE BEING FULL-SIZE TREATED SHINGLES, SUPPLIED BY 'CHEMCO, INC.' 15" OR 18" TREATED SHINGLES MAY BE USED FOR THE FINAL COURSE AT THE RIDGE.4.PRODUCTS LISTED AS 'CLASS B' SHINGLES MUST BE INSTALLED O/. SPACED OR SOLID SHT'G. COVERED EITHER W/. ONE LAYER OF 1-1/4" DENS-DECK ROOF BOARD, MANUFACTURED BY GEORGIA PACIFIC CORP., OR W/. ONE LAYER MINERAL-SURFACED CAP SHEET COMPLYING W/. ASTM D 3909. WHERE UNDERLAYMENT IS REQ'D., THE UNDERLAYMENT SHALL BE INSTALLED OVER THE DENS-DECK BOARD OR MINERAL-SURFACED CAP SHEET. FASTENER LENGTH FOR THE SHAKES MUST BE INCREASED FOR THE THICKNESS OF THE DENS-DECK BOARD OR CAP SHEET. THE DENS-DECK BOARDS MUST BE FASTENED TO SPACED OR SOLID SHT'G. USING A MIN. OF FOUR FASTENERS PER BOARD TO AVOID PANEL SHIFTING PRIOR TO INSTALLATION OF THE SHAKES. THE MINERAL-SURFACED CAP SHEET MUST BE INSTALLED WITH 2" OVERLAPS ON THE SIDES AND ENDS, AND ATTACHED W/. A SUFFICIENT NUMBER OF FASTENERS TO HOLD THE SHEET IN PLACE PRIOR TO INSTALLATION OF THE SHAKES.5.MIN. CAP SHT. -REF. NOTE #5 ABV.EXPOSURE & OVERLAP PER CBC TABLE 1507.8.6AUTOMATIC SPRINKLERS TO BE INSTALLED THROUGHOUT & IN ATTIC AREAS IN ACCORDANCE WITH C.N.B. STANDARDS (PROVIDE SEPARATE APPLICATION, REF. 8/T-1)6.EAVES TO BOXED 1-HR. ASSEMBLY PER NBMC 15.04.2207.UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE:1. AT UNVENTED ENCLOSED RAFTER ASSEMBLY PROVIDE 1X SLEEPER OVER ROOF UNDERLAYMENT FOR MIN. 1/4" VENTED AIR SPACE SEPARATE WOOD SHAKE OR SHINGLE AND ROOFING UNDERLAYMENT TO MEET REQUIREMENT OF THE SECTION R806.5 OF CBC2. NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATIIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. CONT. BUILT-UP FASCIA & SHDW. BD. -ARCH TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERSCOPPER GUTTER AS SEL.ROOFING PER PLAN & MAT. SCHED. O/. ROOFING FELT (MIN. 2 LAYERS 15#)2x ROOF RAFTERS PER STRUCT.ROOF SHT'G PER STRUCT.EXTERIOR FINISH PER PLANS & MAT. SCHED.COPPER DRIP EDGE (TYP.)2X SOLID BLK'G.9 1/4"5 1/2"3 3/4"PER PLANOVERHANG9 1/4"9 1/4"TYP. (VARIES REF. ELEVATIONS)9 1/4"2X SOLID BLK'G.DBL. 2x BLK'G.MIN. 24" TO PL.(3) 2X SOLID BLK'G. FOR 1-HR. COND.(3) 2X SOLID BLK'G. FOR 1-HR. COND.3/4" X 4 5/16" 'WINDSOR ONE' -WOCM0021x T&G SOFFIT O/. TYVEK (OR EQUIV.)PAINT (ARCH. TO APPV.)INTERIOR FINISH, PER PLAN(WHERE OCCURS)'TYVEK' OR EQ. BLDG. WRAPCDX PLYWD. SHT'G. (PER STRUCT'L.)THERMAL BATT INSUL'N.CAULK & SEALROOFING MATERIAL (REF. PLANS)O/. 30# ROOF FELT & CDX PLYWD.ROOF SHT'G. (PER STRUCT'L.)CONT. BUILT-UP FASCIA & SHDW. BD., REF. ELEVATIONS FOR SIZES -ARCH. TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERSCAULK & SEALBASE FLASHINGEAVE FLASHING W/. DRIP (BYROOFING MFGR.) TO MATCH ROOFEXTERIOR FINISH -REF. PLANS & MAT. SCHED.2x BLK'G.1"OVERHANG PER PLANSCONT. SD. 2X BLOCKING @ 1-HR. COND. (MIN. 2)MIN. 24" TO PL.TYP. (VARIES REF. ELEVATIONS)9 1/4"5 1/2"3 3/4"3/4" X 4 5/16" 'WINDSOR ONE' -WOCM002JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT ARCHITECTA-3.002/28/20192018-29ROOF PLANBELJAK RESIDENCEBELJAK RESIDENCEMR. BORIS BELJAK1713 BAY AVE ENEWPORT BEACH, CA 92661CDP1713 BAY AVE E, NEWPORT BEACH, CA 92661RYAN MCDANIEL, AIAKEYNOTE LEGEND1 FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED2 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED, REF. MAT. SCHED. A/A-4.03 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 ASAPPLICABLE PER PLANS4 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D.PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT)5 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0)6 CUSTOM SKYLIGHT - CLEAR FLAT GLASS (LAMINATED TEMP.), CURTAIN SYSTEM, SIZE PER WDW. SCHEDULE &ROOF PLAN DIM. MATCH WND. FRAME COLOR - ARCH. TO APPV. SHOP DWGS. - PROVIDE 2% MIN. CRICKET ATCURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING7 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (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)8 DECORATIVE CHIMNEY ENCLOSURE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THEFACTORY-BUILT FIREPLACE AND/OR CHIMNEY(R1005 OF CRC)9 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH.10 WOOD SHINGLES ROOFING - REF. MATERIAL SCHEDULE, A/A-4.011 PARAPET WALL - WOOD PANEL/WOOD SIDING FINISH PER PLAN W/. WOOD CAP ABV. - FLASH & CNTR. FLASH,SLOPED TOP (2% MIN.)12 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE)13 SIDE YARD SETBACK14 REAR (ALLEY) YARD SETBACK15 FRONT YARD SETBACKPROJECT NORTHTRUE NORTH1/4" = 1'-0"1ROOF PLANNOTE:ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIAANO. REVISION DATE1 1/2" = 1'-0"BMETAL ROOFING DETAIL1 1/2" = 1'-0"CWOOD SHINGLE ROOFING1 1/2" = 1'-0"DEAVE DETAIL (TYP.)1 1/2" = 1'-0"ERAKE DETAIL (TYP.)31
WINDOWS & DOORS:CEMENT BASED WOOD SIDING:AUTHORIZED DEALER (PRODUCTS LISTED BELOW)SUPPLIER: ASSOCIATED BUILDING SUPPLYADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626CONTACT: JOE YOUNANPHONE: 949-872-3319FAX: 206-666-2150EMAIL: JYOUNAN@ABSSOCAL.COMWEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COMSTEEL WINDOWS & DOORSMANUFACTURER: RIVIERA BRONZE -ARCHITECTURAL STEEL WINDOWS AND DOORSPRODUCT: CUSTOM COLLECTIONADDRESS: 1895 NORTH VENTURA AVENUE, VENTURA, CA 93001PHONE: 805-653-1943FAX: 805-653-1942WEB: WWW.RIVIERABRONZE.COMMANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC.10901 ELM AVENUEFONTANA, CA 92337(909) 356-6366COLOR: PAINTED WHITEAPPLICATION: SHIPLAP 5" PLANK, ARCH TO APPV. MOCK-UPSCODE: ICC# ESR-2290GUTTERS:GARAGE DOORS:SUPPLIER:RANCH HOUSE DOORSWWW.RANCHHOUSEDOORS.COMSTYLE: CUSTOMMATERIAL: CUSTOM BUILT, WOOD & GLASSWATERPROOF DECK MEMBRANE:FLASHING & WEATHERSTRIPPING:METAL ROOFING (CLASS 'A'):PRODUCT: STANDING SEAM, KYNAR PAINTED ALUM. MFGR:CUSTOM-BILT METALS13940 MAGNOLIA AVE.CHINO, CA 91710(909) 664-1500COLOR: ZINC GRAYNOTES: USE CONTINUOUS 16' PANS -VERIFY W/. ARCH. SIZE & LOC'N OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL. 1/A-4CODE:ICC # ESR-2048, CB-150WEIGHT: 2 LBS./S.F. APPX.MATERIAL: METAL -KYNAR PAINTED ALUM./ZINC.SHAPE: HALF ROUND/SQUARE(5") (VERIFY W/. ARCH.)TUFFLEX POLYMERS10880 POPLAR AVE.FONTANA, CAP: 909.349.2016WWW.TUFFLEXPOLYMERS.COMCODE: ICC # ESR-2505PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION.EXTERIOR MASONRY VENEERPRODUCT: RECLAIMED BRICK, SAWN VENEERCOLOR: WHITE WASHED BRICKAPPLICATION: LONG RECTANGULAR BRICK COURSING; REF. DTL. 8/AD-1THICKNESS: 3/4" -1" NOMINALWEIGHT: <8.5 PSF.WOOD SHINGLE ROOFING (CLASS 'A'):PRODUCT: WOOD SHINGLE -FIRE TREATEDMFGR:FSR TREATMENT, INC.WWW.FIRESMARTROOFING.COMCOLOR: NATURALAPPLICATION: CLOSED VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING (REF. DTL. 2/A-3.0)CODE:CLASS 'A' ASSEMBLY (ICC # ESR-1410)WEIGHT: N/AFIRST FLOOR (T.O.S.)9.00'FIRST FLOOR (T.O.S.)9.00'MAX. RIDGE HEIGHT38.11'MAX. RIDGE HEIGHT38.11'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR T.O.S. (TYP.)19.33'SECOND FLOOR T.O.S. (TYP.)19.33'THIRD FLOOR PLATE (TYP.)27.58'THIRD FLOOR PLATE (TYP.)27.58'29' - 0"GRADE PLANE9.11'GRADE PLANE9.11'MAX FLAT33.11'MAX FLAT33.11'24' - 0"THIRD FLOOR PLAN28.67'THIRD FLOOR PLAN28.67'1A-5.0ROOF PLATE (TYP.)35.50'ROOF PLATE (TYP.)35.50'1A-5.19' - 3"1' - 1"8' - 3"1' - 1"10' - 4"9' - 4"6' - 10"231312286" MAX.38.07'32.72'38.07'HT. CERT. REQ'D.HT. CERT. REQ'D.4.5:124.5:126:126:12MAX.1' - 0"3' - 0"42" MIN. ABV. F.F.42" MIN. ABV. F.F.PLPLHEAD HT.8' - 6"23149786' - 0"101065651111121A-5.213AD-1AD-1216A-7.02' MAXFIRST FLOOR (T.O.S.)9.00'FIRST FLOOR (T.O.S.)9.00'MAX. RIDGE HEIGHT38.11'MAX. RIDGE HEIGHT38.11'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR T.O.S. (TYP.)19.33'SECOND FLOOR T.O.S. (TYP.)19.33'THIRD FLOOR PLATE (TYP.)27.58'THIRD FLOOR PLATE (TYP.)27.58'GRADE PLANE9.11'GRADE PLANE9.11'MAX FLAT33.11'MAX FLAT33.11'THIRD FLOOR PLAN28.67'THIRD FLOOR PLAN28.67'2A-5.2ROOF PLATE (TYP.)35.50'ROOF PLATE (TYP.)35.50'GARAGE T.O.C.9.00'GARAGE T.O.C.9.00'29' - 0"3A-5.13A-5.03A-5.224' - 0"6' - 10"1' - 1"8' - 3"1' - 1"9' - 3"0"9' - 4"10' - 4"6' - 10"1' - 1"8' - 3"1' - 1"9' - 3"9' - 4"10' - 4"6" MAX.1391920353810435618361416153717MAX.1' - 0"3' - 0"32.17' T.W.38.07'38.07'HT. CERT. REQ'D.HT. CERT. REQ'D.38.07'HT. CERT. REQ'D.32.17' T.R.32.72'4.5:124.5:123.5:123.5:126:1242" MIN. ABV. F.F.42" MIN. ABV. F.F.PLHEAD HT.8' - 0"SILL HT.3' - 0"HEAD HT.7' - 6"HEAD HT.12' - 4"ABV. LANDING4' - 7 1/4"ABV. LANDING8 3/4"HEAD HT.5' - 5 1/4"HEAD HT.6' - 0"HEAD HT.6' - 10"HEAD HT.7' - 6"7892A-5.02' - 0"2A-5.1111291213111112106561316221010101014131431341556ABV.F.F.42" MIN.17101010126:125:125:124.5:124.5:123.5:123.5:126:126:125:125:121651561AD-11918AD-1HEAD HT.8' - 6"14AD-1AD-1131818AD-16AD-1TYP.6AD-1TYP.5AD-18AD-18AD-1AD-1214A-7.05A-7.02A-7.03A-7.04' MAXFIRST FLOOR (T.O.S.)9.00'FIRST FLOOR (T.O.S.)9.00'MAX. RIDGE HEIGHT38.11'MAX. RIDGE HEIGHT38.11'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR T.O.S. (TYP.)19.33'SECOND FLOOR T.O.S. (TYP.)19.33'THIRD FLOOR PLATE (TYP.)27.58'THIRD FLOOR PLATE (TYP.)27.58'GRADE PLANE9.11'GRADE PLANE9.11'MAX FLAT33.11'MAX FLAT33.11'THIRD FLOOR PLAN28.67'THIRD FLOOR PLAN28.67'1A-5.0ROOF PLATE (TYP.)35.50'ROOF PLATE (TYP.)35.50'GARAGE T.O.C.9.00'GARAGE T.O.C.9.00'1A-5.10"9' - 3"1' - 1"8' - 3"1' - 1"6' - 10"10' - 4"9' - 4"6' - 10"29' - 0"24' - 0"296" MAX.38.07'HT. CERT. REQ'D.HT. CERT. REQ'D.32.17' T.W.PLPL1931.45'38.07'4312131416:126:123:123:12101565HEAD HT.7' - 6"313233343061062101031A-5.214AD-12A-7.03A-7.0FIRST FLOOR (T.O.S.)9.00'FIRST FLOOR (T.O.S.)9.00'MAX. RIDGE HEIGHT38.11'MAX. RIDGE HEIGHT38.11'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR T.O.S. (TYP.)19.33'SECOND FLOOR T.O.S. (TYP.)19.33'THIRD FLOOR PLATE (TYP.)27.58'THIRD FLOOR PLATE (TYP.)27.58'GRADE PLANE9.11'GRADE PLANE9.11'MAX FLAT33.11'MAX FLAT33.11'THIRD FLOOR PLAN28.67'THIRD FLOOR PLAN28.67'2A-5.2ROOF PLATE (TYP.)35.50'ROOF PLATE (TYP.)35.50'GARAGE T.O.C.9.00'GARAGE T.O.C.9.00'3A-5.13A-5.03A-5.20"9' - 3"1' - 1"8' - 3"1' - 1"6' - 10"10' - 4"9' - 4"29' - 0"24' - 0"9' - 3"1' - 1"8' - 3"1' - 1"6' - 10"10' - 4"9' - 4"78527262122292842440416" MAX.42" MIN. ABV. F.F.42" MIN. ABV. F.F.42" MIN. ABV. F.F.38.07'38.07'32.54' T.W.32.17' T.R.32.72'3.1:123.5:123.5:12HT. CERT. REQ'D.HT. CERT. REQ'D.3' - 0"MAX.1' - 0"PLHEAD HT. 7' - 6"HEAD HT.8' - 0"HEAD HT.6' - 0"HEAD HT.8' - 0"6' - 6 3/8"3231156782A-5.02A-5.1176:126:124332423251132.17' TW14131231065101017196AD-1TYP.6AD-1TYP.8AD-15AD-1AD-11314AD-15AD-12A-7.018AD-118AD-1AD-1193A-7.08A-7.06AD-1TYP.TYP.6' - 6"9AD-17AD-11620161211JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT ARCHITECTA-4.002/28/20192018-29EXTERIOR ELEVATIONS &MATERIAL SCHEDULEBELJAK RESIDENCEBELJAK RESIDENCEMR. BORIS BELJAK1713 BAY AVE ENEWPORT BEACH, CA 92661CDP1713 BAY AVE E, NEWPORT BEACH, CA 92661RYAN MCDANIEL, AIAKEYNOTE LEGEND1 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED, REF. MAT. SCHED. A/A-4.02 MASONRY/BRICK VENEER AS SELECTED - REF. MAT. SCHED. A/A-4.03 WOOD SIDING - REF. MATERIAL SCHEDULE A/A-4.04 WOOD SHINGLES ROOFING - REF. MATERIAL SCHEDULE, A/A-4.05 CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILE6 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0)7 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (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)8 DECORATIVE CHIMNEY ENCLOSURE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THEFACTORY-BUILT FIREPLACE AND/OR CHIMNEY(R1005 OF CRC)9 CUSTOM SKYLIGHT - CLEAR FLAT GLASS (LAMINATED TEMP.), CURTAIN SYSTEM, SIZE PER WDW. SCHEDULE &ROOF PLAN DIM. MATCH WND. FRAME COLOR - ARCH. TO APPV. SHOP DWGS. - PROVIDE 2% MIN. CRICKET ATCURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING10 MDX WOOD PANELING, PAINTED WHITE - ARCH. TO APPV.11 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 ASAPPLICABLE PER PLANS12 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, REF. NOTE #33 OF ELECTRICAL NOTES13 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILEMAT14 DECO. WD. CORBEL - VERIFY SIZE & LOC'N. W/. ARCH.15 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH.16 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE)17 PARAPET WALL - WOOD PANEL/WOOD SIDING FINISH PER PLAN W/. WOOD CAP ABV. - FLASH & CNTR. FLASH,SLOPED TOP (2% MIN.)18 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" IN FRONTYRAD SETBACK19 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)20 COLLECTOR, FINISH TO MATCH DOWNSPOUT, ARCH. TO APPV.MATERIAL SCHEDULEANOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.NO. REVISION DATE1/4" = 1'-0"1FRONT ELEVATION - NORTH1/4" = 1'-0"3LEFT SIDE ELEVATION - EAST1/4" = 1'-0"2REAR ELEVATION - SOUTH1/4" = 1'-0"4RIGHT SIDE ELEVATION - WEST32
FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED.FIRE BLOCKS.FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL.FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED.WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS.DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.FLOOR-CEILING ASSEMBLIES.DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS.ATTICS.DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES.DRAFT STOP CONSTRUCTION.DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS.FIRE-BLOCKING & DRAFT-STOP NOTEINSULATION SCHEDULE:EXTERIOR WALL:2 x 4 CONST. = R-19 MIN.2 x 6 CONST. OR LARGER =R-19RAISED FLOOR:R-19 MIN.ROOF:R-30 R-22 @ THIRD FLOOR(REF. T-24 REPORT FOR MORE INFORMATION)NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOMENEW WALL -2 x 6 STUDS @ 16" O.C. U.N.O.NEW WALL -2 x 4 STUDS @ 16" O.C. U.N.O.WALL W/. STONE VENEER -2x STUDS @ 16" O.C. U.N.O.CONCRETE RETAINING WALL -REF. STRUCTURALSEPARATION LEGENDEXTERIOR FIRE RATED PARTITION REF. DTL. 8/AD-11 HR. FIRE RATED PARTITION REF. DTL. 7/AD-11 HR. FLOOR SYSTEM REF. DTL. 7/AD-1INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT.BFIRST FLOOR (T.O.S.)9.00'FIRST FLOOR (T.O.S.)9.00'MAX. RIDGE HEIGHT38.11'MAX. RIDGE HEIGHT38.11'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR T.O.S. (TYP.)19.33'SECOND FLOOR T.O.S. (TYP.)19.33'THIRD FLOOR PLATE (TYP.)27.58'THIRD FLOOR PLATE (TYP.)27.58'GRADE PLANE9.11'GRADE PLANE9.11'MAX FLAT33.11'MAX FLAT33.11'THIRD FLOOR PLAN28.67'THIRD FLOOR PLAN28.67'2A-5.2ROOF PLATE (TYP.)35.50'ROOF PLATE (TYP.)35.50'GARAGE T.O.C.9.00'8' - 3"3A-5.13A-5.03A-5.2PLPL7852726212229284242-CAR GARAGEPOWDERBARKITCHENBEDROOM #3BUNK BATHBUNK ROOMMASTER BATHSTEAMSHWR.MASTER SUITEBATH #5BONUS ROOM4041BATH #3CABANAVIEW DECKFENCED-IN A/C UNITS1' - 1"8' - 3"1' - 1"9' - 3"6' - 10"9' - 4"10' - 4"3.5:123.5:122A-5.02A-5.112SLOPE PER CIVIL232425ABV.F.F.42" MIN.ABV.F.F.42" MIN.ABV.F.F.42" MIN.345567891011121314141519PANTRY9' - 5 3/8"9' - 4"10' - 4"1' - 1"8' - 3"1' - 1"9' - 3"6:126:128' - 3"9' - 3"8' - 3"8' - 7 3/4"9' - 3 1/2"2 1/2"14AD-1AD-113AD-11967AD-17AD-121242424252628FIRST FLOOR (T.O.S.)9.00'FIRST FLOOR (T.O.S.)9.00'MAX. RIDGE HEIGHT38.11'MAX. RIDGE HEIGHT38.11'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR T.O.S. (TYP.)19.33'SECOND FLOOR T.O.S. (TYP.)19.33'THIRD FLOOR PLATE (TYP.)27.58'THIRD FLOOR PLATE (TYP.)27.58'GRADE PLANE9.11'GRADE PLANE9.11'MAX FLAT33.11'MAX FLAT33.11'THIRD FLOOR PLAN28.67'THIRD FLOOR PLAN28.67'1A-5.0ROOF PLATE (TYP.)35.50'ROOF PLATE (TYP.)35.50'GARAGE T.O.C.9.00'GARAGE T.O.C.9.00'1A-5.16" MAX.BUNK BATHBATH #5BATH # 22017329' - 3"1' - 1"8' - 3"1' - 1"10' - 4"9' - 4"6' - 10"3:123:122-CAR GARAGE71121516431761819201A-5.2PLPLMECH.10' - 4"9' - 4"6' - 10"9' - 3"1' - 1"8' - 3"1' - 1"W.I.C.6:126:128' - 3"9' - 3 1/2"8' - 7 7/8"8' - 3"7AD-18AD-18AD-1212427FIRST FLOOR (T.O.S.)9.00'FIRST FLOOR (T.O.S.)9.00'MAX. RIDGE HEIGHT38.11'MAX. RIDGE HEIGHT38.11'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR T.O.S. (TYP.)19.33'SECOND FLOOR T.O.S. (TYP.)19.33'THIRD FLOOR PLATE (TYP.)27.58'THIRD FLOOR PLATE (TYP.)27.58'GRADE PLANE9.11'GRADE PLANE9.11'MAX FLAT33.11'MAX FLAT33.11'THIRD FLOOR PLAN28.67'THIRD FLOOR PLAN28.67'1A-5.0ROOF PLATE (TYP.)35.50'ROOF PLATE (TYP.)35.50'GARAGE T.O.C.9.00'GARAGE T.O.C.9.00'1A-5.11A-5.2PLPL2-CAR GARAGEBEDROOM #2BEDROOM #3SUN DECK2926252371210' - 4"9' - 4"6' - 10"9' - 3"1' - 1"8' - 3"1' - 1"10' - 4"9' - 4"6' - 10"9' - 3"1' - 1"8' - 3"1' - 1"3:123:126:126:128' - 3"9' - 2"1' - 0 3/4"7' - 2 1/4"8' - 6 5/8"7AD-18AD-18AD-1ABV.F.F.42" MIN.62223432124JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT ARCHITECTA-5.002/28/20192018-29BUILDING SECTIONSBELJAK RESIDENCEBELJAK RESIDENCEMR. BORIS BELJAK1713 BAY AVE ENEWPORT BEACH, CA 92661CDP1713 BAY AVE E, NEWPORT BEACH, CA 92661RYAN MCDANIEL, AIAKEYNOTE LEGEND1 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR.2 WATER HEATER - TANK-LESS (ON DEMAND) WALL-MOUNT +44" MIN., 'TAKAGI' OR EQUIV. - VERIFY SIZE REQ'D.W/. MFGR. (PROVIDE ADEQUATE N.G. CONN.)3 ROOF RAFTERS - REF. STRUCT.4 FLOOR JOISTS - REF. STRUCT.5 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 ASAPPLICABLE PER PLANS6 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, REF. NOTE #33 OF ELECTRICAL NOTES7 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0)8 CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILE9 DECO. WD. CORBEL - VERIFY SIZE & LOC'N. W/. ARCH.10 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILEMAT11 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER)12 FURNISHINGS - AS SELECTED13 COUNTERTOP - AS SELECTED14 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT.REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT)15 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" INFRONT YRAD SETBACK16 SHELF AND POLE - BUILT IN, FINISH AS SEL.17 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE)18 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, 1.6 GALLONS/FLUSH19 CONCRETE SLAB ON GRADE - REF. STRUCT.20 CEILING FRAMING - REF. STRUCT.21 CONCRETE FOOTING - REF. STRUCT.22 CEILING FAN - W/. INCANDESCENT FIXTURE, AS SELECTED - TO BE HIGH EFFICIENCY, REF. NOTE #5 OFELECTRICAL NOTES23 DECK FRAMING - REF. STRUCT.24 STRUCTURAL STEEL BEAM PER STRUCT. - REF. STRUCT DWGS.25 BASE CABINET - BUILT-IN, FINISH AS SEL.26 WALL MOUNTED LIGHT FIXTURE, SCONCE27 CUSTOM SKYLIGHT - CLEAR FLAT GLASS (LAMINATED TEMP.), CURTAIN SYSTEM, SIZE PER WDW. SCHEDULE& ROOF PLAN DIM. MATCH WND. FRAME COLOR - ARCH. TO APPV. SHOP DWGS. - PROVIDE 2% MIN. CRICKETAT CURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING28 DECORATIVE PENDANT LIGHT FIXTURE TO BE HIGH EFFICACY, REF. NOTE #5 OF ELECTRICAL NOTESNO. REVISION DATE1/4" = 1'-0"1LONGITUDINAL SECTION1/4" = 1'-0"3TRANSVERSE SECTION1/4" = 1'-0"2TRANSVERSE SECTION33
FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED.FIRE BLOCKS.FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL.FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED.WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS.DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.FLOOR-CEILING ASSEMBLIES.DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS.ATTICS.DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES.DRAFT STOP CONSTRUCTION.DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS.FIRE-BLOCKING & DRAFT-STOP NOTEINSULATION SCHEDULE:EXTERIOR WALL:2 x 4 CONST. = R-19 MIN.2 x 6 CONST. OR LARGER =R-19RAISED FLOOR:R-19 MIN.ROOF:R-30 R-22 @ THIRD FLOOR(REF. T-24 REPORT FOR MORE INFORMATION)NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOMENEW WALL -2 x 6 STUDS @ 16" O.C. U.N.O.NEW WALL -2 x 4 STUDS @ 16" O.C. U.N.O.WALL W/. STONE VENEER -2x STUDS @ 16" O.C. U.N.O.CONCRETE RETAINING WALL -REF. STRUCTURALSEPARATION LEGENDEXTERIOR FIRE RATED PARTITION REF. DTL. 8/AD-11 HR. FIRE RATED PARTITION REF. DTL. 7/AD-11 HR. FLOOR SYSTEM REF. DTL. 7/AD-1INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT.BFIRST FLOOR (T.O.S.)9.00'FIRST FLOOR (T.O.S.)9.00'MAX. RIDGE HEIGHT38.11'MAX. RIDGE HEIGHT38.11'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR T.O.S. (TYP.)19.33'SECOND FLOOR T.O.S. (TYP.)19.33'THIRD FLOOR PLATE (TYP.)27.58'THIRD FLOOR PLATE (TYP.)27.58'GRADE PLANE9.11'GRADE PLANE9.11'MAX FLAT33.11'MAX FLAT33.11'THIRD FLOOR PLAN28.67'THIRD FLOOR PLAN28.67'2A-5.2ROOF PLATE (TYP.)35.50'ROOF PLATE (TYP.)35.50'GARAGE T.O.C.9.00'3A-5.13A-5.03A-5.22A-5.02A-5.1PLPL2-CAR GARAGEBEDROOM #2SUN DECKDININGGREAT ROOMMASTER SUITEVIEW DECKCABANABONUS ROOMABV.F.F.42" MIN.20191418654313938373635211211109ABV.F.F.42" MIN.ABV.F.F.42" MIN.36" TYP.34" - 38"36" TYP.34" - 38"8ABV.F.F.43" MIN.10' - 4"9' - 4"6' - 10"9' - 3"1' - 1"8' - 3"1' - 1"10' - 4"9' - 4"6' - 10"9' - 3"1' - 1"8' - 3"1' - 1"3.5:123.5:124.5:124.5:126:129' - 3"9' - 3 1/2"8' - 3"8' - 3"8' - 7 3/4"8' - 7 1/2"2 1/2"TYP.7 3/4"TYP.7"TY P.7 3/4"TYP.11"TYP.7"TYP.11"R @0' -7 3/4"16R @0' -7"16ABV.F.F.42" MIN.AD-11314AD-19AD-19AD-1AD-1197AD-18AD-12133456789101112131415151211232162189242424AD-121252627FIRST FLOOR (T.O.S.)9.00'FIRST FLOOR (T.O.S.)9.00'MAX. RIDGE HEIGHT38.11'MAX. RIDGE HEIGHT38.11'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR T.O.S. (TYP.)19.33'SECOND FLOOR T.O.S. (TYP.)19.33'THIRD FLOOR PLATE (TYP.)27.58'THIRD FLOOR PLATE (TYP.)27.58'GRADE PLANE9.11'GRADE PLANE9.11'MAX FLAT33.11'MAX FLAT33.11'THIRD FLOOR PLAN28.67'THIRD FLOOR PLAN28.67'1A-5.0ROOF PLATE (TYP.)35.50'ROOF PLATE (TYP.)35.50'1A-5.11A-5.2PLPLBUNK ROOMBONUS ROOMSTAIRSSTAIRSWINEPANTRY72025293210' - 4"9' - 4"6' - 10"9' - 3"1' - 1"8' - 3"1' - 1"10' - 4"9' - 4"6' - 10"9' - 3"1' - 1"8' - 3"1' - 1"3:123:126:128' - 7 7/8"8' - 3"8' - 3"8' - 0"9' - 3"1TYP.7 3/4"TYP.7"TYP.7 3/4"TYP.11"TYP.7"TYP.11"36" TYP.34" - 38"36" TYP.34" - 38"ABV.F.F.42" MIN.ABV.F.F.42" MIN.R @0' -7 3/4"16R @0' -7"169AD-121614151741814512622251128FIRST FLOOR (T.O.S.)9.00'FIRST FLOOR (T.O.S.)9.00'MAX. RIDGE HEIGHT38.11'MAX. RIDGE HEIGHT38.11'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR PLATE (TYP.)18.25'SECOND FLOOR T.O.S. (TYP.)19.33'SECOND FLOOR T.O.S. (TYP.)19.33'THIRD FLOOR PLATE (TYP.)27.58'THIRD FLOOR PLATE (TYP.)27.58'GRADE PLANE9.11'GRADE PLANE9.11'MAX FLAT33.11'MAX FLAT33.11'THIRD FLOOR PLAN28.67'THIRD FLOOR PLAN28.67'1A-5.0ROOF PLATE (TYP.)35.50'ROOF PLATE (TYP.)35.50'1A-5.11A-5.2PLPLKITCHENLAUNDRYBUNK ROOMBONUS ROOM10' - 4"9' - 4"6' - 10"9' - 3"1' - 1"8' - 3"1' - 1"10' - 4"9' - 4"6' - 10"9' - 3"1' - 1"8' - 3"1' - 1"3:123:123:126:126:128' - 3"8' - 3"8' - 3 5/8"9' - 3"8' - 7 7/8"281723MAX1' - 0"2' MIN.5' - 1 1/2"ABV.F.F.42" MIN.194218207217125132211AD-121JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT ARCHITECTA-5.102/28/20192018-29BUILDING SECTIONSBELJAK RESIDENCEBELJAK RESIDENCEMR. BORIS BELJAK1713 BAY AVE ENEWPORT BEACH, CA 92661CDP1713 BAY AVE E, NEWPORT BEACH, CA 92661RYAN MCDANIEL, AIAKEYNOTE LEGEND1 PROVIDE FAN TO COMPLY W/. WHOLE HOUSE VENTILATION REQUIREMENT - SEE MECH. VENT. NOTE/E-1(ARCH. TO APPV. LOC'N.)2 ROOF RAFTERS - REF. STRUCT.3 DECK FRAMING - REF. STRUCT.4 FLOOR JOISTS - REF. STRUCT.5 CONCRETE SLAB ON GRADE - REF. STRUCT.6 FURNISHINGS - AS SELECTED7 DECORATIVE PENDANT LIGHT FIXTURE TO BE HIGH EFFICACY, REF. NOTE #5 OF ELECTRICAL NOTES8 FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60), 36"SINGLE SIDED CONFIGURATIONS [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHERCOMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R.INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THEFIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.)9 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLEDACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) SIDE VENT IN WALL NOT PERMITTED WITHIN 3' OFPROPERTY LINE. TERMINATION AT TOP OF CHIMNEY.1011 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, REF. NOTE #33 OF ELECTRICAL NOTES12 CONCRETE FOOTING - REF. STRUCT.13 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 ASAPPLICABLE PER PLANS14 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" U.N.O.) - MATERIAL AS SELECTED, REF. DTLS. 2, 4 & 9/AD-115 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL.4/AD-116 CUSTOM SKYLIGHT - CLEAR FLAT GLASS (LAMINATED TEMP.), CURTAIN SYSTEM, SIZE PER WDW. SCHEDULE& ROOF PLAN DIM. MATCH WND. FRAME COLOR - ARCH. TO APPV. SHOP DWGS. - PROVIDE 2% MIN. CRICKETAT CURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING17 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESSTHAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-118 CEILING FRAMING - REF. STRUCT.19 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" INFRONT YRAD SETBACK20 WASHER & DRYER - PROVIDE HOOK-UPS, POWER, INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TOVERIFY LOC'N. & SIZE & DRYER VENT 14' MAX. LENGTH (CMC 504.3.2) PROVIDE GAS STUB-OUT2122 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE)23 DECO. WD. CORBEL - VERIFY SIZE & LOC'N. W/. ARCH.24 STRUCTURAL STEEL BEAM PER STRUCT. - REF. STRUCT DWGS.25 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH.26 CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILE27 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0)28 UNDER CABINET FIXTURE - FLUORESCENTNO. REVISION DATE1/4" = 1'-0"1LONGITUDINAL SECTION1/4" = 1'-0"2TRANSVERSE SECTION1/4" = 1'-0"3TRANSVERSE SECTION34
T ectonic Cop yright 2007T ectonic Cop yright 2007
NEW WALL -2 x 6 STUDS @ 16" O.C. U.N.O.
NEW WALL -2 x 4 STUDS @ 16" O.C. U.N.O.
WALL W/. STONE VENEER -2x STUDS @ 16" O.C. U.N.O.
CONCRETE RETAINING WALL -REF. STRUCTURAL
SEPARATION LEGEND
EXTERIOR FIRE RATED PARTITION REF. DTL. 8/AD-1
1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1
1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1
INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT.
B
INSULATION SCHEDULE:
EXTERIOR WALL:
2 x 4 CONST. = R-19 MIN.
2 x 6 CONST. OR LARGER =R-19
RAISED FLOOR:R-19 MIN.
ROOF:R-30
R-22 @ THIRD FLOOR
(REF. T-24 REPORT FOR MORE INFORMATION)
NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME
FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS
(BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A
TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES
AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE
MAINTAINED.
FIRE BLOCKS.
FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING
FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND
HORIZONTAL.
FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY
ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR
OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE-
FILL INSULATION MATERIAL SHALL NOT BE USED.
WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE
BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS.
DRAFT STOPS.
DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.
FLOOR-CEILING ASSEMBLIES.
DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS
SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER
AREAS.
ATTICS.
DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM
WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE
WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES.
DRAFT STOP CONSTRUCTION.
DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL
PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.
OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES
CONSTRUCTED AS REQUIRED FOR THE PARTITIONS.
FIRE-BLOCKING & DRAFT-STOP NOTE
FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.11'
MAX. RIDGE HEIGHT
38.11'
SECOND FLOOR PLATE (TYP.)
18.25'
SECOND FLOOR PLATE (TYP.)
18.25'
SECOND FLOOR T.O.S. (TYP.)
19.33'
SECOND FLOOR T.O.S. (TYP.)
19.33'
THIRD FLOOR PLATE (TYP.)
27.58'
THIRD FLOOR PLATE (TYP.)
27.58'
GRADE PLANE
9.11'
GRADE PLANE
9.11'
MAX FLAT
33.11'
MAX FLAT
33.11'
THIRD FLOOR PLAN
28.67'
THIRD FLOOR PLAN
28.67'
2
A-5.2
ROOF PLATE (TYP.)
35.50'
ROOF PLATE (TYP.)
35.50'
GARAGE T.O.C.
9.00'
3
A-5.1
3
A-5.0
3
A-5.2
2
A-5.0
2
A-5.1
PL PL
2-CAR GARAGE
BEDROOM #2
CABANA VIEW DECKATRIUM
STAIRS
LAUNDRY MASTER W.I.C.MASTER SUITE
DINING GREAT ROOM
C.C.
8
27
31
21
41 39
18 14
22 21
5 6' - 10"9' - 4"10' - 4"1' - 1"8' - 3"1' - 1"9' - 3"6' - 10"9' - 4"10' - 4"1' - 1"8' - 3"1' - 1"9' - 3"6 :1 2
5 :1 2 5:12
4 .5 :1 2 4.5:12 3 .5 :1 2 3.5:12
6:126:1 2 8' - 7 3/4"8' - 7 1/2"8' - 3"8' - 3"2 1/2"ABV.F.F.42" MIN.ABV.F.F.42" MIN.8' - 3"9' - 3"9' - 3 1/2"78TYP.7 3/4"TYP.7"ABV.F.F.42" MIN.ABV.F.F.42" MIN.10
19ABV.F.F.42" MIN.7
AD-1
7
AD-1
AD-1
9
9
AD-1
R @ 0' -7"16
R @ 0' -7 3/4"16
14
15
16
14
AD-1
AD-1
13717
6
AD-1
19
18
5
19
8
4
4
20
21 21
22
23 23 5
7
5
3
24
13
13
16
32
26
17
33
34
22
35
33
FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.11'
MAX. RIDGE HEIGHT
38.11'
SECOND FLOOR PLATE (TYP.)
18.25'
SECOND FLOOR PLATE (TYP.)
18.25'
SECOND FLOOR T.O.S. (TYP.)
19.33'
SECOND FLOOR T.O.S. (TYP.)
19.33'
THIRD FLOOR PLATE (TYP.)
27.58'
THIRD FLOOR PLATE (TYP.)
27.58'
GRADE PLANE
9.11'
GRADE PLANE
9.11'
MAX FLAT
33.11'
MAX FLAT
33.11'
THIRD FLOOR PLAN
28.67'
THIRD FLOOR PLAN
28.67'
1
A-5.0
ROOF PLATE (TYP.)
35.50'
ROOF PLATE (TYP.)
35.50'
1
A-5.1
17
28
KITCHEN
DINING
MASTER BATHMASTER W.I.C.
11
CABANA
9' - 3"1' - 1"8' - 3"1' - 1"10' - 4"9' - 4"6' - 10"6 :1 2
7
1
2
3
4
5
6
7
8
9
10
11
12
13
ABV.F.F.42" MIN.ABV.F.F.42" MIN.11
9' - 3"8' - 3 5/8"1
A-5.2
PL PL
10' - 4"9' - 4"6' - 10"9' - 3"1' - 1"8' - 3"1' - 1"3 :1 2 3:12
8' - 3"AD-1
14
23
5
25
20
22
6
26
21
FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.11'
MAX. RIDGE HEIGHT
38.11'
SECOND FLOOR PLATE (TYP.)
18.25'
SECOND FLOOR PLATE (TYP.)
18.25'
SECOND FLOOR T.O.S. (TYP.)
19.33'
SECOND FLOOR T.O.S. (TYP.)
19.33'
THIRD FLOOR PLATE (TYP.)
27.58'
THIRD FLOOR PLATE (TYP.)
27.58'
GRADE PLANE
9.11'
GRADE PLANE
9.11'
MAX FLAT
33.11'
MAX FLAT
33.11'
THIRD FLOOR PLAN
28.67'
THIRD FLOOR PLAN
28.67'
1
A-5.0
ROOF PLATE (TYP.)
35.50'
ROOF PLATE (TYP.)
35.50'
1
A-5.1
1
A-5.2
PL PL
VIEW DECK
MASTER SUITE
GREAT ROOM BAR
28
17
7 11 10' - 4"9' - 4"6' - 10"9' - 3"1' - 1"8' - 3"1' - 1"10' - 4"9' - 4"6' - 10"9' - 3"1' - 1"8' - 3"1' - 1"6:12
2 1/2"9' - 3"8' - 3 5/8"8' - 3"MAX1' - 0"2' MIN.5' - 1 1/2"ABV.F.F.42" MIN.42" MIN. ABV.F.F.3' - 10 1/2"AD-1
14
5
17
5
27
28
29
6
6
13
21
20
27
28
7
30
31
24
AD-1
21
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT ARCHITECT
A-5.2
02/28/2019
2018-29BUILDING SECTIONSBELJAK RESIDENCE
BELJAK RESIDENCEMR. BORIS BELJAK1713 BAY AVE ENEWPORT BEACH, CA 92661CDP
1713 BAY AVE E, NEWPORT BEACH, CA 92661RYAN MCDANIEL, AIA
NO. REVISION DATE
KEYNOTE LEGEND
1 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER)
2 TEMPERED GLASS ENCLOSURE - MIN. 3/8" THK., GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.)
3 ROOF RAFTERS - REF. STRUCT.
4 DECK FRAMING - REF. STRUCT.
5 FURNISHINGS - AS SELECTED
6 DECORATIVE PENDANT LIGHT FIXTURE TO BE HIGH EFFICACY, REF. NOTE #5 OF ELECTRICAL NOTES
7 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, REF. NOTE #33 OF ELECTRICAL NOTES
8 FLOOR JOISTS - REF. STRUCT.
9 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILEMAT
10 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH.
11 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0)
12 CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILE
13 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 13 AND/OR 14/AD-1 AS
APPLICABLE PER PLANS
14 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
15 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1
16 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" U.N.O.) - MATERIAL AS SELECTED, REF. DTLS. 2, 4 & 9/AD-1
17
18 BBQ AS SELECTED. - PROVIDE GAS S.O. & POWER AS REQ'D. BY MFGR. - VERIFY W/. OWNER - MAX 42" IN FRONT
YRAD SETBACK
19 WALL MOUNTED LIGHT FIXTURE, SCONCE
20 CONCRETE SLAB ON GRADE - REF. STRUCT.
21 CONCRETE FOOTING - REF. STRUCT.
22 BASE CABINET - BUILT-IN, FINISH AS SEL.
23 SHELF AND POLE - BUILT IN, FINISH AS SEL.
24 CUSTOM SKYLIGHT - CLEAR FLAT GLASS (LAMINATED TEMP.), CURTAIN SYSTEM, SIZE PER WDW. SCHEDULE &
ROOF PLAN DIM. MATCH WND. FRAME COLOR - ARCH. TO APPV. SHOP DWGS. - PROVIDE 2% MIN. CRICKET AT
CURB TO PROVIDE ADEQUATE DRAINAGE - REF. DTL. 23/AD-1 FOR CURB MOUNTING
25 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL.
26 CEILING FRAMING - REF. STRUCT.
27 FIREPLACE - PREFABRICATED, GAS ONLY, 'ASTRIA' GEORGIAN FIREPLACE - SIZE PER PLAN (ANSI Z21.60), 36"
SINGLE SIDED CONFIGURATIONS [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.)
28 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED
ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) SIDE VENT IN WALL NOT PERMITTED WITHIN 3' OF
PROPERTY LINE. TERMINATION AT TOP OF CHIMNEY.
29 FURNISHINGS - AS SELECTED
30 COLLECTOR, FINISH TO MATCH DOWNSPOUT, ARCH. TO APPV.
31 DOWNSPOUT - COPPER/ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE)
32 DECO. WD. CORBEL - VERIFY SIZE & LOC'N. W/. ARCH.
33 STRUCTURAL STEEL BEAM PER STRUCT. - REF. STRUCT DWGS.
34 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, 1.6 GALLONS/FLUSH
35 WASHER & DRYER - PROVIDE HOOK-UPS, POWER, INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY
LOC'N. & SIZE & DRYER VENT 14' MAX. LENGTH (CMC 504.3.2) PROVIDE GAS STUB-OUT
1/4" = 1'-0"1 LONGITUDINAL SECTION
1/4" = 1'-0"2 TRANSVERSE SECTION
1/4" = 1'-0"3 TRANSVERSE SECTION
35
From:Lee, David
To:Garciamay, Ruby; Lee, Amanda
Cc:Murillo, Jaime
Subject:FW: Against renovation
Date:Wednesday, March 27, 2019 8:03:20 AM
Here is a comment for PA2019-005 for this Thursday’s hearing. Please let me know if there are any
additional procedures I need to follow for this. Thanks!
From: Danning Wang [mailto:wangdanning1982@gmail.com]
Sent: Wednesday, March 27, 2019 8:00 AM
To: Lee, David <dlee@newportbeachca.gov>
Subject: Against renovation
March 26, 2019
Regarding the Beljak Residence Coastal Development Permit #CD2019-002
To Assistant Planner David Lee:
I am the home owner of the property in 507 J Street. My house is located directly
behind and will be severely impacted by this proposed development project.
Currently, my house has an unobstructed view of the canal. As you know, this water
view elevates the value of my property. People are willing to pay significant
premium for this water view privilege in the real estate market place. If the
proposed project were to be approved and constructed, my house will lose that
premium value. Not only that, the neighboring homes on the section of J Street will
all be impacted. Eventually, someone in this area will need to sell their properties
with significantly reduced market values. We all know that the real estate market
does experience occasional downturns. When that happens, many homes in this area
will be selling and the prices will reflect the reduced water view premium. The city
will experience lowered property tax revenue. Based on this reason, I am writing to
you to express my concern. I am strongly against this proposed development
project. Please take this into serious consideration.
Thank you
Best Regards,
Wenbing Zhao & Danning Wang
Zoning Administrator - March 28, 2019
Item No. 5a - ADDITIONAL MATERIALS RECEIVED
Beljak Residence CDP (PA2019-005)