HomeMy WebLinkAbout20191024_ZA_Staff Report07/25/19
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 24, 2019
Agenda Item No. 2
SUBJECT:Jackson Residence (PA2019-037)
Coastal Development Permit No. CD2019-012
SITE LOCATION:808 West Bay Avenue
APPLICANT:Bradford C. Smith Architect
OWNER:Mr. and Mrs. Todd Jackson
PLANNER:Melinda Whelan, Assistant
949- 644-3221, mwhelan@newportbeachca.gov
LAND USE AND ZONING
x General Plan Land Use Plan Category:RS-D (Single-Unit Residential Detached)
x Zoning District : R-1 (Single-Unit Residential)
x Coastal Land Use Plan Category: RSD-B (Single Unit Residential Detached – (6.0-
9.9 DU/AC)
x 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 5,740-square-foot, single-family residence
including a 948-square-foot, attached 4-car 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 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. CD2019-012 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
x 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.
x 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 and two-family residences. The proposed design, bulk, and scale of the
development is consistent with the existing neighborhood pattern of development
and expected future development consistent with applicable development standards.
x 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)20 feet 20 feet
Sides 3feet 3feet
Second Frontage (Street) 4 feet 4 feet
Allowable Floor Area (max.)7,107 square feet 5,652 square feet
Allowable 3rd Floor Area (max.)533 square feet 522 square feet
Open Space (min.)534 square feet 1,491.5 square feet
Parking (min.)3-car garage 4-car garage
Height (max.)24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Hazards
x The project site is protected by an existing cast-in-place concrete bulkhead. The
applicant is proposing to augment the existing bulkhead with 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 April 12, 2019, and concluded that the existing concrete bulkhead was in good
condition and is not in need of repair or maintenance; however, the tieback condition
should be verified prior to constructing a new residence. Specifically, the applicant is
proposing to augment the existing bulkhead to add a new concrete stem wall to a
minimum height of 10.6 NAVD88.The work does not require the use of mechanized
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equipment on the bay or beach, and would not impact public trust areas,
submerged lands, or tidelands.
x A Coastal Hazards Report and Sea Level Rise Analysis was prepared by
GeoSoils, Inc. dated April 12, 2019, for the project. The current maximum bay water
elevation is 7.7 NAVD88 (North American Vertical Datum of 1988 (NAVD88).
According to the report, the estimated sea level rise at the site appears to be
between 1.3 and 5.4 feet over the next 75 years utilizing different probabilistic
scenarios, accounting for bay water levels rising in the range of 9 feet to 13.1 feet
NAVD88. The Newport Beach City Council approved the use of the high estimate
of the “low risk aversion” scenario, which is 3.2 feet by the year 2100, or 2.9 feet
by 2094. Therefore, the sea level is estimated to likely reach approximately 10.6
feet NAVD88 over the next 75 years (i.e. the life of the structure). Once the existing
seawall/bulkhead is raised per the report’s recommendations, flooding, wave
runup, and erosion will not significantly impact this property over the proposed 75-
year economic life of the development. As conditioned, a waterproofing curb is
required 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 (sand
bags and other barriers) can be deployed across the openings to protect and
prevent flooding to the structure. The report concludes that the proposed project
will be safe from flooding hazards for the next 75 years with the reinforced/capped
bulkhead and a flood protection curb. The report also identifies that there is a 0.5
percent chance (medium-high risk aversion scenario) that SLR would be greater
than 2.9 feet around the year 2070 and could as high as 13.1 feet NAVD88 by the
year 2100. If future SLR is greater than the likely estimate of the “low risk aversion”
scenario by 2094 (10.6 feet NAVD88), then the bulkhead can be raised without
further bayward encroachment.
x 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 final building
inspection, and prior to the issuance of building permits, respectively.
x 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
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reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
x Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan),
due to the proximity of the development to the shoreline and the development
containing more than 75 percent of impervious surface area, a preliminary Water
Quality and Hydrology Plan (WQHP) is required. A WQMP prepared by Forkert
engineering and Surveying, Inc., dated February 12, 2019, has been submitted and
will be reviewed by the City’s Engineer Geologist. The WQHP includes a polluted
runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID
approach to retain the design storm runoff volume on site, and documentation of the
expected effectiveness of the proposed BMPs. Construction plans will be reviewed
for compliance with the approved WQHP prior to building permit issuance.
x 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.
Public Access and Views
x The project site is located on the Balboa Peninsula between the nearest public road
and the sea or shoreline. 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 located on standard R-1 lot 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 (appropriate
height, setbacks, etc.) so as not to block or impede existing public access
opportunities. Vertical access to the harbor is available near the site on 8th Street and
9th Street.
x The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The site is located
approximately 430-feet east from a beach along the harbor, which is accessible to
the public and provides opportunities to access and view the Harbor. As currently
developed, the existing property and other residences along the 800 block of West
Bay Avenue are not located within the view shed of the park. Furthermore, the
proposed single-family residence complies with all applicable Local Coastal Program
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(LCP) development standards and maintains a building envelope consistent with the
existing neighborhood pattern of development. The front setback along the harbor is
20 feet and only allows improvements with a maximum height of 42 inches.
Additionally, the project does not contain any unique features that could degrade the
visual quality of the coastal zone.
x Vertical and lateral access to the Harbor is available approximately 75 feet away at
the terminus of 8th Street, approximately 275 feet away at the terminus of 9th Street,
and approximately 430-feet west from a public beach. The project does not include
any features that would obstruct access along these routes.
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.
Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one single-family residence and the construction of a new 5,740-square-
foot single-family residence.
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
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13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
JM/msw
Attachments: ZA 1
ZA 2
ZA 3
Draft Resolution
Vicinity Map
Project 3ODQV
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Attachment No. ZA 1
Draft Resolution
7
05-14-19
RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2019-012 TO DEMOLISH AN
EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A
NEW THREE-STORY SINGLE-FAMILY RESIDENCE AND
ATTACHED 3-CAR GARAGE LOCATED AT 808 WEST BAY
AVENUE (PA2019-037)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Bradford C. Smith Architect, with respect to property located
at 808 West Bay Avenue, requesting approval of a coastal development permit. The lot at
808 West Bay Avenue is legally described as Lot 35, Tract 0084.
2. The applicant proposes the demolition of an existing single-family residence and the
construction of a new 5,740-square-foot, single-family residence including a 948-square-
foot, attached 4-car 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 designated R-1 (Single-Unit Residential) by the General Plan Land
Use Element and is located within the RS-D (Sinlge-Unit Residential Detached) Zoning
District.
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single Unit Residential Detached – (6.0-9.9 DU/AC (RSD-B) and it is located
within the R-1 (Single-Unit Residential) Coastal Zone District.
5. A public hearing was held on October 24, 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.
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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.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The
project location does not impact an environmental resource of hazardous or critical concern,
does not result in cumulative impacts, does not have a significant effect on the environment
due to unusual circumstances, does not damage scenic resources within a state scenic
highway, is not a hazardous waste site, and is not identified as a historical resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 7,107 square feet and the proposed floor area
is 5,740 square feet.
b. The proposed development provides the minimum required setbacks, which are 20
feet along the front property line abutting the harbor, 3 feet along each side property
line and 4 feet along the front property line abutting West Bay Avenue.
c. The highest guardrail is less than 24 feet from established grade (9.00 feet
NAVD88) and the highest ridge is no more than 29 feet from established grade,
which comply with the maximum height requirements.
d. The project includes garage parking for a total of three vehicles, complying with the
minimum three-car garage parking requirement for single-family residences with
more than 4,000 square feet of habitable floor area.
2. The neighborhood is predominantly developed with two- and three-story, single and two-
family residences. The proposed design, bulk, and scale of the development is
consistent with the existing neighborhood pattern of development.
3. A project site is protected by an existing cast-in-place concrete bulkhead. The applicant
is proposing to augment the existing bulkhead with a new concrete stem wall with the
top of the bulkhead elevation at 10.6 feet North American Veritcal Datum of 1988
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(NAVD88). A Bulkhead Conditions Report was prepared by Geosoils, Inc. on April 12,
2019, and concluded that the existing concrete bulkhead was in good condition and is
not in need of repair or maintenance; however, the tieback condition should be verified
prior to constructing new residence. Specifically, the applicant is proposing to augment
the existing bulkhead to add a new concrete stem wall to a minimum height of 10.6
NAVD88. The improvements do not require the use of mechanized equipment on the
bay or beach, and the City may authorize these improvements pursuant to the
Implementation Plan with the approval of a coastal development permit. As shown on
the Post-LCP Certification Permit and Appeal Jurisdiction Map (July 11, 2018), the line
of the California Coastal Commission’s jurisdiction is coterminous with the bulkhead line,
thereby authorizing the City to permit improvements to the bulkhead that do not result
in bayward encroachment or a replacement bulkhead. Lastly, the improvements would
not impact public trust areas, submerged lands, or tidelands.
4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc.
dated April 12, 2019, for the project. The current maximum bay water elevation is 7.7
NAVD88 (North American Vertical Datum of 1988 (NAVD88). According to the report,
the estimated sea level rise at the site appears to be between 1.3 and 5.4 feet over the
next 75 years utilizing different probabilistic scenarios, accounting for bay water levels
rising in the range of 9 feet to 13.1 feet NAVD88. The Newport Beach City Council
approved the use of the high estimate of the “low risk aversion” scenario, which is 3.2
feet by the year 2100, or 2.9 feet by 2094. Therefore, the sea level is estimated to likely
reach approximately 10.6 feet NAVD88 over the next 75 years (i.e. the life of the
structure). Once the existing seawall/bulkhead is raised per the report’s
recommendations, flooding, wave runup, and erosion will not significantly impact this
property over the proposed 75-year economic life of the development. As conditioned,
a waterproofing curb is required 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 (sand bags and other barriers) can be deployed across the openings to protect
and prevent flooding to the structure. The report concludes that the proposed project will
be safe from flooding hazards for the next 75 years with the reinforced/capped bulkhead
and a flood protection curb. The report also identifies that there is a 0.5 percent chance
(medium-high risk aversion scenario) that SLR would be greater than 2.9 feet around
the year 2070 and could as high as 13.1 feet NAVD88 by the year 2100. If future SLR
is greater than the likely estimate of the “low risk aversion” scenario by 2094 (10.6 feet
NAVD88), then the bulkhead can be raised without further bayward encroachment.
5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to
enter into an agreement with the City waiving any potential right to protection to address
situations in the future in which the development is threatened with damage or destruction
by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also
be required to acknowledge any hazards present at the site and unconditionally waive any
claim to damage or liability against the decision authority, consistent with NBMC Section
21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need
to be satisfied prior to final building inspection, and prior to the issuance of building permits,
respectively.
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6. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
7. The 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.
8. Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due
to the proximity of the development to the shoreline and the development containing more
than 75 percent of impervious surface area, a preliminary Water Quality and Hydrology
Plan (WQHP) is required. A WQMP prepared by Forkert engineering and Surveying, Inc.,
dated February 12, 2019, has been submitted and will be reviewed by the City’s Engineer
Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a
sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume
on site, and documentation of the expected effectiveness of the proposed BMPs.
Construction plans will be reviewed for compliance with the approved WQHP prior to
building permit issuance.
9. Proposed landscaping complies with Implementation Plan Section 21.30.075. A
condition of approval is included that requires drought-tolerant species. Prior to issuance
of building permits, the final landscape plans will be reviewed to verify invasive species
are not planted
10. The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The site is located
approximately 430-feet from a public beach along the harbor, which is accessible to the
public and provides opportunities to access and view the harbor. As currently developed,
the existing property and other residences along the 800 block of West Bay Avenue are
not located within the view shed of the park. Furthermore, the proposed single-family
residence complies with all applicable Local Coastal Program (LCP) development
standards and maintains a building envelope consistent with the existing neighborhood
pattern of development. The front setback along the harbor is 20 feet and only allows
improvements with a maximum height of 42 inches. Additionally, the project does not
contain any unique features that could degrade the visual quality of the coastal zone.
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Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Fact in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline.
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 located on standard R-1 lot 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 (appropriate height, setbacks, etc.) so as not to block or impede
existing public access opportunities.
2. Vertical and lateral access to the harbor is available approximately 75 feet away at the
terminus of 8th Street, approximately 275 feet away at the terminus of 9th Street, and
approximately 430-feet from the public beach on the harbor to the west. The project does
not include any features that would obstruct access along these routes.
3. The existing development is provided vehicular access from West Bay Avenue. The
proposed development will maintain the same vehicular access from West Bay Avenue.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No.CD2019-012,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 24
TH DAY OF OCTOBER, 2019.
_____________________________________
Jim Campbell, 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. Prior to final inspection of building permits for the new residence, the existing seawall
shall be augmented and capped to 10.6 feet (NAVD88) minimum in accordance with the
recommendations provided in the report prepared by GeoSoils Inc. on April 12, 2019
and as identified in the approved plans. The plans shall also demonstrate that the wall
can be augmented to a greater height if the future SLR is greater than the likely estimate
of the “low risk aversion” scenario by 2094 (10.6 feet NAVD88). All improvements to the
bulkhead shall be without further bayward encroachment and not require the use of
mechanized equipment on the bay or beach.
3. All improvements at the property shall occur landward of the existing bulkhead.
4. A waterproofing curb (or similar features that provide adequate level of protection) shall
be constructed around the proposed residence as an adaptive flood protection device
up to 10.6 feet (NAVD88). Flood shields (sand bags and other barriers) can be deployed
across the openings to protect and prevent flooding to the structure as necessary.
5. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
6. Coastal Development Permit No. CD2019-012 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
7. 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.
8. 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
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may arise from or in any manner relate (directly or indirectly) to City’s approval of
development.
9. 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.
10. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
11. 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.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.
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Zoning Administrator Resolution No. ZA2019-###
Page 8 of 9
07-02-19
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.
19. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In
compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and
similar construction activities shall occur between August 16 and January 31, outside of
the peak nesting period. If such activities must occur inside the peak nesting season from
February 1 to August 15, compliance with the following is required to prevent the taking of
Native Birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
20. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
21. 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.
22. 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.
23. 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.
24. 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.
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Zoning Administrator Resolution No. ZA2019-###
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07-02-19
25. 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.
26. 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.
27. 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. To the fullest extent
permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council,
its boards and commissions, officials, officers, employees, and agents from and against
any and all claims, demands, obligations, damages, actions, causes of action, suits,
losses, judgments, fines, penalties, liabilities, costs and expenses (including without
limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of Jackson Residence including, but not limited to, Coastal Development Permit
No. CD2019-012 (PA2019-037). This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages, which City incurs in enforcing the indemnification provisions set forth in this
condition. The applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
16
07/25/19
Attachment No. ZA 2
Vicinity Map
17
07/25/19
VICINITY MAP
Coastal Development Permit No. CD2019-012
PA2019-037
808 West Bay Avenue
Subject Property
18
07/25/19
Attachment No. ZA 3
Project Plans
19
(7.52FS)(7.47FS)(7.38FS)(7.56FS)(7.42FS)(E) (7.55FS)(3.50+)(3.73+)(3.47+)L&NAIL(E) (7.56)5" SLOPEELEVATORPIT12" DP.SETBACK LINESETBACK LINESETBACK LINEADJACENT NEIGHBORADJACENT NEIGHBORADJACENT NEIGHBORCONCRETE SLAB PER STRUCTURAL & CIVIL9.55' TOP OF SLAB ELEV.PLPLPLPL4'-1"3'-1"3'-0"REQ. MIN.3'-0"3'-0"REQ. MIN.S.B.S.B.REQ. MIN.S.B.3'-1"S.B.S.B.S.B.6"BAY10.60' T.O.C.8.08' G.F.F.AT LOW POINT6"___(E) DOCK(E) RAMP1"2"TYP.6"9.00'T.O.S.9.42'T.O.S.9.50'T.O.S.8" CURB6" CURB8" CURB6" CURB23'-6"126'-5"5'-6"1'-4"23'-6"23'-6"11'-6"7'-6" 5'-4" 3'-6"16'-4"24'-6"3'-0"11"126'-5"5'-6"1'-4"5'-8"7'-6" 37'-4" 7'-6"20'-8" 40'-11"1'-4"1'-4"20'-10"2'-10"2"4'-2"14"14" 14"11"7'-0"12'-8"12'-8"12"2'-0"12"11'-4"12'-6"1'-6"2'-10"3'-8"6'-2"12"12"3'-6"4'-0"12"12"8"10"3'-2"4'-0"4'-6"3'-10"4'-6"26'-6"2'-2"2'-2"2'-2"10'-0"10'-0"8"2"(E) LANDING8"4'-0"2'-2"8"3'-0"1'-9"8'-10"R.O.R.O.R.O.DUAL FUNCTIONSMART VENTDUAL FUNCTIONSMART VENTDUAL FUNCTIONSMART VENTDUAL FUNCTIONSMART VENTDUAL FUNCTIONSMART VENT(7.52FS)(7.47FS)(7.38FS)(7.56FS)(7.42FS)(E) (7.55FS)(3.50+)(3.73+)(3.47+)L&NAIL(E) (7.56)PG&E BOXAT&TWMEDISON(N15°39'30"E 167.65')(N17°30'00"E 155.73')(L=36.33')(R=250.00')BAY AVENUEABOVE NAVD 88(E) DOCK(E) RAMPPLPLPLPL(S50°36'00"E 6.18')S72°29'50"E 28.92'CLCL4'-1"12'-10"S.B.3'-1"3'-0"REQ. MIN.3'-0"3'-0"20'-0"S.B.REQ. MIN. S.B.21'-2"S.B.20'-1"S.B.ADJACENT NEIGHBOR - 810 W. BAYADJACENT NEIGHBOR - 806 W. BAYADJACENT NEIGHBORSETBACK LINESETBACK LINESETBACK LINESETBACK LINEEXISTING FOOTPRINTREQ. MIN.S.B.REQ. MIN.S.B.3'-1"S.B.+_+_TOP OF SLAB ELEV. = 9.55'SEE PRELIMINARY LANDSCAPEPLAN ON SHEET # L.1EXISTING FOOTPRINT4'-0"REQ. MIN.S.B.2'-6"5'-0"25'-0"BAYD.S.D.S. IN WALLD.S. IN WALLD.S.D.S.D.S.D.S.P/AP/APERMEABLE SURFACECOUNTER9.50'9.42'10.60'7.60'10.60'NEW CONCRETE CAP___SL.P/ACONCRETETRASH/SERVICE(E) TO REMAIN+18"9'-3"S.B.RE - USE (E) SHARED GATEPLANTERP/ABLOCK WALL AT +72" MAX.(E) BLOCK WALL AT +42" HT. MAX.CONCRETE SWALET.O.W.P/A3'-0"9.00'F.S.REFER TO DRAWINGSBY P.M.A.SUMPPUMP(E) LANDING(E) BLOCK WALL AT +42" HT. MAX.24'-4"3'-0"3'-0"SHEET INDEX12TITLE SHEET/SITE PLAN/SLAB EDGE PLAN34FIRST FLOOR PLANBUILDING SECTIONSTITLE SHEETSITE PLANSLAB EDGE PLAN51EXTERIOR ELEVATIONSA. THIS DRAWING IS FOR DIMENSIONAL PURPOSES ONLY.B. REFER TO STRUCTURAL DRAWINGS FOR HOLDOWNS, FOOTING DETAILS AND INFORMATION NOT SHOWN ON THIS PLAN.C. PLUMBING FIXTURES, CONDUITS, THRU SLAB VENT LOCATIONS, ECT. ARE APPROXIMATE UNLESS DIMENSIONED. BUILDER TO VERIFY LOCATIONS.D. SLOPE ALL PORCHES, PATIOS, STOOPS AND HARDSCAPE MATERIAL AWAY FROM BUILDING . MIN. 1/4" / FT. TYP..E. ALL WOOD SILLS AND SLEEPERS IN CONTACT WITH CONCRETE TO BE PRESSURE TREATED.F. SOILS ENGINEER TO INSPECT AND CERTIFY THE FOLLOWING PRIOR TO POURING CONCRETE: 1. FOOTING EXCAVATION AND AND DESIGN BEARING PRESSURE.SLAB EDGE PLAN NOTES:LEGAL DESCRIPTIONCONSULTANTSPROJECT DESCRIPTIONCALIFORNIA BUILDING CODECALIFORNIA RESIDENTIAL CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDING STANDARD CODE, CAL GREENCHAPTER 15 N.B.M.C.GOVERNING CODESOCCUPANCY : R-3 / U1 CONSTRUCTION TYPE : V B - SPRINKLEREDAUTOMATIC FULLY SPRINKLERED SYSTEM PER (N.F.P.A. 13D)SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION.SPRINKLER DRAWINGS AND HYDRAULIC CALCULATIONS TO BE SUBMITTED TOPLAN CHECK AN APPROVED PRIOR TO ISSUING A BUILDING PERMIT. OBTAIN FIREISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOESNOT RELIEVED APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVECOVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDEDAGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACTYOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANYCONSTRUCTION AUTHORIZED BY THIS PERMIT.NOTE :2016 CBC2016 CRC2016 CEC2016 CMC2016 CPC2016 CFC2016 BEES2016 CGCJACKSON RESIDENCESITE PLANSCALE: 1/8" = 1'- 0"THIS PLAN IS FOR SETBACK PURPOSES ONLY.PRELIMINARY GRADING PLANSURVEYORRDM SURVEYINGRON MEDEIMA23016 LAKE FOREST DR.LAGUNA HILLS, CA 92653TEL: (714) 858-2924VICINITY MAPENERGY CONSULTANTSOUTHLAND ENERGYPAUL KANDARIAN1491 GLENNEYRE ST.LAGUNA BEACH , CA 92651TEL: (949) 497-3591LOT 35, MAP NO. 884 FLOOD ZONE : A01A.P.N. 047 - 272 - 10SOILS ENGINEERE.G.A. CONSULTANTS375 MONTE VISTA, SUITE CCOSTA MESA, CA. 92627TEL: (949) 642-9309AREA CALCULATIONSNewport BayGRADING ENGINEERFORKERT ENGINEERINGTOM RUIZ22311 BROOKHURST ST.SUITE 203HUNTINGTON BEACH , CA92646 - 8498TEL: (714) 963-6793 A. ACCESSORY STRUCTURES, DETACHED PATIO COVERS AND TRELLISES. B. DETACHED OR FREE STANDING TRASH ENCLOSURES. C. MASONRY OR CONCRETE FENCES OVER 3.5 FEET HIGH. D. RETAINING WALLS OVER 4 FOOT HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF THE WALL.12. ALL MECHANICAL AND ELECTRICAL EQUIPMENT, INCLUDING DUCTS, TO BE AT OR ABOVE BASE FLOOD ELEVATION OF 9.0 MSL. (NAVD 88).13. WASTE LINES IN WALLS AT FIRST FLOOR TO BE CAST IRON.14. NO CONSTRUCTION NOISE SHALL BE ALLOWED ON SATURDAY OR SUNDAY.9. A LICENSED SURVEYOR SHALL COMPLETE FEMA ELEVATION CERTIFICATE AND SUBMIT IT TO THE BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION.10. BUILDING SITE IS LOCATED IN A SPECIAL FLOOD ZONE. TOP OF SLAB OF FIRST FLOOR TO BE AT OR ABOVE ELEVATION 9.0 MSL (NORTH AMERICAN VERTICAL DATUM) (NATIONAL GEODETIC VERTICAL DATUM) (NAVD 88) NGVD = NAVD - 2.4' N.B.M.C. 15.50.200 (c)11. PRIOR TO PERFORMING ANY WORK INTHE CITY RIGHT - OF - WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT.8. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/ STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1" WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT W/ BOX & LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER. (MUNICIPAL CODES 14.24.020 AND 14.08.030). WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.No. C 14146LICNSEDARCHITEC TE S T A TEOFCALIFORNIADORDARBC.SM ITHF MR. & MRS. JACKSONNEWPORT BEACH, CALIFORNIA 926638 0 8 WEST BAY AVENUEA NEW HOME FOR :e): bradsmitharchitect@gmail.com BRADFORD C. SMITH, ARCHITECT(949) 631 - 3682425 3OTH STREET, SUITE 22NEWPORT BEACH, CALIFORNIA 9266307 - 26 - 201918 - 35DATEPROJECT NO.SHEET NO.11-30-19Brad SmithSLAB EDGE PLANSCALE: 1/8" = 1'- 0"THIS PLAN IS FOR DIMENSIONAL PURPOSES ONLY.THIRD FLOOR PLANSTRUCTURAL ENGINEERRIGHT ENGINEERING, INC.RAED GHOULI26040 ACERO, SUITE 100MISSION VIEJO , CA 92691TEL: (949) 855-2300NEW 3 - STORY RESIDENCE W/ROOF DECKSW. OCEANFRONTW. BALBOAW. BAY AVE.ALLEY8TH7TH6TH9TH10THJOB SITE808 W. BAY AVENUE6EXTERIOR ELEVATIONSINTERIOR DESIGNERLINDYE GALLOWAY INT.3333 MICHELSON DR.SUITE 150IRVINE, CA. 92612TEL: (949) 939-6725 NORTHNORTH JOB NORTHNORTH JOB78SECOND FLOOR PLANROOF PLAN91. THE SCOPE OF SERVICES UNDER THIS CONTRACT IS LIMITED TO PROVIDING A "BUILDER'S SET" OF PLANS. THIS SET OF PLANS IS SUFFICIENT TO OBTAIN A BUILDING PERMIT; HOWEVER, ALL MATERIALS AND METHODS OF CONSTRUCTION NECESSARY TO COMPLETE THE PROJECT ARE NOT NECESSARILY DESCRIBED IN THIS "BUILDER'S SET". THE IMPLEMENTATION OF THE PLANS REQUIRES A GENERAL CONTRACTOR AND SUBCONTRACTORS THAT ARE THOROUGHLY KNOWLEDGEABLE WITH THE APPLICABLE BUILDING CODES AND METHODS OF CONSTRUCTION. THE PLANS DELINEATE AND DESCRIBE ONLY LOCATIONS, DIMENSIONS, TYPES OF MATERIALS AND GENERAL METHODS OF ASSEMBLING OR FASTENING. THEY ARE NOT INTENDED TO SPECIFY PARTICULAR PRODUCTS OR OTHER METHODS OF MATERIAL INSTALLATION.2. ALL WORK SHALL COMPLY WITH THE MOST STRINGENT REQUIREMENTS OF ALL APPLICABLE CITY, COUNTY, STATE AND GENERAL LAWS, RULES, CODES, ORDINANCES OR REGULATIONS. IF THE GENERAL CONTRACTOR OR ANY SUBCONTRACTOR PERFORMS ANY WORK IN CONFLICT WITH THE ABOVE - MENTIONED LAWS, RULES, CODES, ORDINANCES AND REGULATIONS, THEN THE CONTRACTOR IN VIOLATION SHALL BEAR ALL COSTS AND REPAIRS ARISING FROM THE NON - CONFORMING WORK.3. ALL MATERIALS, WORKMANSHIP AND DETAILS SHALL COMPLY WITH 2016 CALIFORNIA BUILDING CODE, 2016 CALIFORNIA MECHANICAL CODE, 2016 CALIFORNIA PLUMBING CODE AND 2016 CALIFORNIA ELECTRICAL CODES.4. CONTRACTOR TO VERIFY ALL CONDITIONS AND DIMENSIONS AT SITE. ALL INCONSISTENCIES SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO PROCEEDING WITH ANY WORK.5. ANY ERROR OR OMISSIONS FOUND IN THESE DRAWINGS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT IMMEDIATELY.GENERAL NOTES:6. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS.7. ALL GRADING AND EXCAVATION FOR STRUCTURAL COMPONENTS SHALL CONFORM TO THE PROJECT SOILS REPORT.8. OWNER SHALL RECONSTRUCT EXISTING DAMAGED SIDEWALK/CURB/GUTTER, WITH THE EXTENT DETERMINED BY PUBLIC WORKS INSPECTOR.9. ROOF AND GROUND MOUNTED MECHANICAL EQUIPMENT TO BE SCREENED FROM PUBLIC VIEW AND THE VIEW OF ADJACENT RESIDENCES.10. WITHIN THE REQUIRED FRONT SETBACK NO FENCE, HEDGE, RETAINING WALL, GUARDRAIL OR ANY COMBINATION THEREOF MAY EXCEED 42" FROM EXISTING GRADE PRIOR TO CONSTRUCTION.11. ALL PERMITS RELATED TO THE PROPOSED PROJECT SHALL BE ISSUED AT THE SAME TIME, OR SEPARATE PLANS AND PLAN REVIEW WILL BE REQUIRED FOR ITEMS NOT ISSUED WITH THIS REVIEW. PROVIDE ADDITIONAL PERMIT WORKSHEETS FOR THE FOLLOWING.PUBLIC WORKS NOTES4. A NEW SEWER CLEANOUT SHALL BE INSTALLED AT THE EXPENSE OF THE DEVELOPER. THE SEWER LATERAL SHALL BE REPLACED FROM THE SEWER MAIN TO THE PROPERTY LINE, WHERE A CLEAN - OUT SHALL BE INSTALLED. INSTALL PER STD - 406 - L WITH A TRAFFIC - GRADE BOX AND COVER, ADJACENT TO THE PROPERTY LINE IN THE ALLEY RIGHT - OF - WAY.5. ADDITIONAL SURFACING REQUIREMENTS MAY BE SPECIFIED BY THE PUBLIC WORKS DEPARTMENT WHEN TRENCHING WORK OCCURS WITHIN PAVEMENTS LESS THAN FIVE YEARS OLD.6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT OF WAY.7. ALL UTILITY SERVICE CONNECTIONS SERVING THIS DEVELOPMENT SHALL BE MADE UNDERGROUND.1. ALL PRIVATE IRRIGATION SPRINKLER HEADS TO BE INSTALLED & POSITIONED IN A MANNER THAT WILL NOT CAUSE WATER OVER SPRAY ONTO THE PUBLIC RIGHT OF WAY2. IF THE WATER METER IS LOCATED IN THE DRIVEWAY APRON, THE BOX MUST BE REPLACED WITH ONE HAVING A STEEL LID TRAFFIC GRADE.3. AN ENCROACHMENT PERMIT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS TO COMPLY W/ CITY COUNCIL POLICY L-6. IT IS THE RESPONSIBILITY OF THE CONTRACTOR AND /OR OWNER TO OBTAIN SUCH PERMITS FROM THE PUBLIC WORKS DEPARTMENT.TOTAL LANDSCAPED AREA = 168 SQ. FT.DEFERRED SUBMITTALS1. SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT. SOUND LEVEL NOT TO EXCEED 50 DBA OR 55 W/ TIMER PER SECTION 10.26.045 OF THE NBMC.2. ELEVATOR EQUIPMENT.3. FIRE SPRINKLERS.4. SHOP DRAWINGS FOR STRUCTURAL STEEL COMPONENTS.DEFERRED SUBMITTALS TO BE REVIEWED BY THE PROJECT ARCHITECTOR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FORPLAN CHECK OR APPROVAL BY THE CITY.A CAL - OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING.THE STRUCTURAL CONDITIONOF THE SEAWALL AND TIEBACKSARE TO BE INVESTIGATED BY AREGISTERED ENGINEER AND THENECESSARY REPAIRS SHALL BEDONE IN CONJUNCTION WITHBUILDING A NEW STRUCTURE.SEPARATE SUBMITTAL AND PERMITIS REQUIRED FOR REPAIR.ENERGY NOTES:1. INSULATION SHALL BE R-15 IN TYPICAL 2 x 4 WALLS.2. INSULATION SHALL BE R-21 IN TYPICAL 2 x 6 WALLS.3. INSULATION SHALL BE R-30 IN TYPICAL CEILINGS. WHETHER FIBERBATT, POLYURETHANE FOAM OR RIGID INSULATION WITH RADIANT BARRIER IN ALL ATTIC SPACES.4. U - FACTOR = .31 / S.H.G.C. = .27 MAXIMUM.5. TANKLESS WATER HEATER - WH 0.94 EF.6. FORCED AIR UNIT - 0.92 A.F.U.E.7. A/C CONDENSER - 15.0 SEER - 12.2 EER.S.F.A.1 SQUARE FOOTAGE ANALYSIS SQUARE FOOTAGE ANALYSIS SQUARE FOOTAGE ANALYSISO.S.A.S.F.A.2S.F.A.3OPEN SPACE ANALYSISNOTE :C.11B.A.BUILDABLE AREA EXHIBIT - OPEN SPACE EXHIBIT1COASTAL COMMISION111115. TESLA POWER WALL.6. RADIANT FLOOR HEATING.111. A LICENSED DURVEYOR SHALL COMPLETE A FEMA ELEVATION CERTIFICATE (EC) AND SUBMIT IT TO THE BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION.2. THE EC MUST BE APPROVED BY THE CITY'S COMMUNITY RATING SYSTEM (CRS) COORDINATOR PRIOR TO REQUESTING FINAL INSPECTION.3. ALL MECHAINCAL, GAS AND ELECTRICAL EQUIPMENT SERVICING THE BUILDING, INCLUDING DUCTS MUST BE AT OR ABOVE 9.55 FT. NAVD88.NOTE:14. AN APPROVED ALTERNATE METHOD OF CONSTRUCTION (MOD) FORM MUST ACCOMPANY THE ECSUBMITTAL FOR REVIEW BY THE CRS COORDINATOR, FOR A MECHANICAL DUXT SYSTEM.5. THE (EC) MUST HAVE THE DUCT'S LOWEST ELEVATION INDICATED IN SECTION C2.E WITH NOTES INCOMMENTS SECTION D REGARDING THE APPROVED MOD.6. COMMENTS SECTION D NOTES MUST INCLUDE THE NEXT LOWEST ELEVATION OF MACHINERY OREQUIPMENT SERVICING THE BUILDING WITH IT'S MEASURED ELEVATION IN FEET NAVD88.11111STRUCTURAL CONDITION OF SEAWALL AND TIEBACKS TO BE INVESTIGATED BY A REGISTERED ENGINEER AND THENECESSARY REPAIRS SHALL BE DONE IN CONJUNCTION WITH BUILDING A NEW STRUCTURE. SEPARATE SUBMITTALAND PERMIT IS REQUIRED FOR REPAIR.SEAWALL PLAN REVIEW WILL BE UNDER SEPARATE PERMIT AND PLAN CHECK NUMBER.1NOT INCLUDEDEROSION CONTROL PLANC.2GRADING SECTIONSC.3GRADING TITLE SHEETC.4SOILS REPORT RECOMMENDATIONSC.5TOPOGRAPHICAL SURVEYC.6PRELIMINARY LANDSCAPE PLANSEAWALL REINFORCEMENT NOTESL.1SEAWALL REINFORCEMENT PLAN & ELEVATIONSW-0SW-1SEAWALL REINFORCEMENT SECTION & DETAILSSW-2BUILDABLE AREA:LOT AREA:FOOTPRINT:OPEN SPACE AREA MIN. REQUIRED (15%):2 x BUILDABLE AREA = MAX. ENCLOSED AREA:OPEN SPACE AREA PROVIDED:FIRST FLOOR LIVING AREA:GARAGE AREA:TOTAL ENCLOSED AREA:SECOND FLOOR LIVING AREA:TOTAL LIVING AREA:SECOND FLOOR FRONT DECK AREA:THIRD FLOOR LIVING AREA: 1,827.0 S.F. 947.7 S.F. 2,355.7 S.F. 532.7 S.F. 4,715.4 S.F. 5,663.1 S.F. 2,769.5 S.F. 3,553.5 S.F. 7,107.0 S.F. 5,094.1 S.F. 270.1 S.F.THIRD FLOOR FRONT DECK AREA: 74.9 S.F.THIRD FLOOR MIDWAY DECK AREA: 387.4 S.F.THIRD FLOOR COVERED DECK AREA: 416.2 S.F.THIRD FLOOR REAR DECK AREA: 302.4 S.F. 533.0 S.F.TOTAL DECK AREA: 1,549.3 S.F. 1,491.5 S.F.SECOND FLOOR REAR DECK AREA: 161.2 S.F.1120
PLPLSTEAM OVENWDSTORAGEELEVATORUP51" x 132" ISLANDSLOPEDINING9'-0" CL'G.WOOD FLOORINGLIVING9'-0" CL'G.WOOD FLOORINGKITCHEN9'-0" CL'G.WOOD FLOORINGBATH 28'-0" CL'G.TILELAUNDRY8'-0" CL'G.TILEPWDR.8'-0" CL'G.TILEENTRY9'-0" CL'G.WOOD FLOORING4 - CAR GARAGEBEDROOM 29'-0" CL'G.WOOD FLOORINGPANTRY8'-0" CL'G.WOOD FLOORINGCOVERED PATIO9'-0" CL'G.ENTRYPORCH1UP23456789LINE OF FLOOR ABOVEOPEN TOHALL 19'-0" CL'G.WOOD FLOORING126'-5"B7B78'-4" CL'G.35'-4" CLEAR24'-6" CLEAR60" R/OREF.TRASHSINKFRZR.SINKSINKW/MICRO ABV.RAISED HEARTHA7A740'-11"78'-0"7'-6"5'-8"7'-6"8'-4"41'-6"8"5'-6"1'-4"5'-0"7'-6"18'-8"126'-5"24'-6"3'-11"16'-4"3'-6"19'-0"23'-6"23'-6"6'-10"10'-6"5'-10"8'-0"11'-0"7'-2"16'-4"1'-4"5'-6"25'-6"12'-2"13'-4"2'-2"10'-0"2'-2"10'-0"1'-2"23'-6"1'-4"20'-10"1'-4"1'-0"1'-0"1'-6"1'-0"3'-6"4'-0"1'-0"12'-8"8'-0"3'-4"15'-0"4'-10"3'-8"4'-6"ABOVE5'-10"1'-8"1'-0"1'-0"5'-2"1'-7"4'-0"4'-1"4'-6"20'-6"3'-0"3'-0"3'-1"3'-0"LAUNDRYCHUTESINKBROOMSDWWINEPIZZA OVENLINE OF SECOND FLOOR ABOVELINE OF SECOND FLOOR ABOVELINE OF SECOND FLOOR ABOVE17R.2 x 62 x 62 x 62 x 62 x 62 x 82 x 82 x 62 x 62 x 62 x 62 x 62 x 62 x 62 x 62 x 62 x 82 x 8D.S.D.S.D.S.D.S.D.S.SLOPEUP2R.1234567891011D.S.5'-0" x 8'-0"16R.2"1"6"PL5'-0" x 8'-0"3'-4" x 8'-0"ARCHED OPENINGFLAT SOFFIT OPENING12345678109121314HJKLMNABCDEF4'-0"LINE OF SECOND FLOOR ABOVE114'-1"3'-11"3'-1"3'-0"7'-8"2'-8"2 x 62 x 63'-0"11"D7D7C7C76"2 x 8NICHE2 x 6ELEVATOREQUIPT.2 x 6TANKLESSTRASHMAIL SLOTPLANTERP/AP/AP/AP/AD.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.LINE OF SECONDFLOOR ABOVE5'-4"1'-0"12'-6"G13D.314D.33D.312D.214D.37D.32,187 PROVIDED1,024 SQ. IN. MIN.6061159221714701432443135432054623452471614586717154365781319141014313243447121636946657347AT CL'G.2'-6"2'-0"2'-6"2'-0"176246464646464'-2"1'-2"1'-2"1'-2"11"12'-8"12'-8"7'-0"2'-10"2'-10"3'-3"8'-0"3'-9"4'-0"2'-5"12'-2"1'-9"2'-5"10'-9"4'-5"1'-10"5'-8"5'-4"2'-2"1'-4"14'-2 1/2"6'-3 1/2"2'-8"18'-8"2'-2"10"3"3"1'-0"10"81 ABV.12'-4"3'-2"CLCLCLCLCLLINE OF SECOND FLOOR ABOVE8"8"1'-8"83RADIANTFLOORHEATERARCHED OPENINGARCHED OPENING12(RADIANT FLOOR HEATING IN THIS AREA)85112 x 815ADJUSTABLE SHELVESBELOW722317'-7"5'-11"MAKERCOFFEEW.S.W.S.F.A.U.10D.35123'-0" CLEAR20'-8" CLEAR34'-4" CLEAR15FLAT SOFFIT AT 8'-0"ICE MAKERR.A.G.8"2'-8"218484DUAL FUNCTIONSMART VENTDUAL FUNCTIONSMART VENTDUAL FUNCTIONSMART VENTDUAL FUNCTIONSMART VENTDUAL FUNCTIONSMART VENT88888888882FIRST FLOOR PLANSCALE: 1/4" = 1'-0" --- WINDOW ( SEE SCHEDULE SHEET # 6 ) --- DOOR ( SEE SCHEDULE SHEET # 6 ) --- REFERENCE NOTES ( SEE SHEET # 2 )A11SYMBOLS LEGEND: WALL LEGENDNo. C 14146LICNSEDARCHITEC TE S T A TEOFCALIFORNIADORDARBC.SM ITHF MR. & MRS. JACKSONNEWPORT BEACH, CALIFORNIA 926638 0 8 WEST BAY AVENUEA NEW HOME FOR :e): bradsmitharchitect@gmail.com BRADFORD C. SMITH, ARCHITECT(949) 631 - 3682425 3OTH STREET, SUITE 22NEWPORT BEACH, CALIFORNIA 9266307 - 26 - 201918 - 35DATEPROJECT NO.SHEET NO.11-30-19Brad Smith NORTHSOUND ATTENUATION WALLFIRST FLOOR PLANNORTH JOB2 x 6 PERIMETER WALLS1. 30" WIDE REFRIGERATOR SPACE. (SELECTION BY OWNER)2. 30" WIDE FREEZER SPACE. (SELECTION BY OWNER)3. 60" WIDE HOOD, LIGHT AND 600 CFM EXHAUST FAN.4. 60" WIDE RANGE/OVEN. (SELECTION BY OWNER)5. 30" WIDE STEAM OVEN. (SELECTION BY OWNER)6. 30" WIDE PIZZA OVEN. (SELECTION BY OWNER)7. KITCHEN SINK. (SELECTION BY OWNER)8. VEGETABLE SINK. (SELECTION BY OWNER)9. SERVICE SINK. (SELECTION BY OWNER)10. BAR SINK. (SELECTION BY OWNER)11. 24" WIDE DISHWASHER. (SELECTION BY OWNER)12. 30" W. SUBZERO UNDERCOUNTER WINE REF. W/DRAWERS. (SELECTION BY OWNER)13. TRASH STORAGE DRAWER LOCATED IN CABINET BY "REV-A-SHELF" OR EQUAL.14. 22" DP. x 36" HT. PAINT GRADE CABINET W/MARBLE TOP AND SPLASH.15. 24" DP. x 36" HT. PAINT GRADE CABINET W/MARBLE TOP AND SPLASH.16. PANTRY W/18" DP. x FULL HEIGHT BUILT - IN PAINT GRADE SHELVES.17. 12" DP. PAINT GRADE UPPER CABINETS.18. 15" DP. PAINT GRADE UPPER CABINETS AT LAUNDRY o/ WASHER AND DRYER.19. 51" W. x 132" L. x 36" HT. PAINT GRADE ISLAND CABINET W/MARBLE TOP.20. 24" DP. x 24" W. x FULL HT. BROOM CLOSET W/PAINT GRADE SHELVES.21. 20" DP. x 24" W. LAUNDRY CHUTE W/STORAGE BELOW.22. 18" DP. x 36" W. x FULL HT. PAINT GRADE STORAGE CABINET.23. 18" DP. x 54" W. x FULL HT. PAINT GRADE ADJUSTABLE SHELVES.24. 20" DP. x 46" W. x 30" HT. PAINT GRADE CABINET.25. 24" DP. x 42" HT. PAINT GRADE DRESSER CABINET.26. 22" DP. x 36" W. x 30" HT. PAINT GRADE DESK CABINET.27. 36" W. x 53" L. x 42" HT. PAINT GRADE ISLAND CABINET W/WOOD TOP.FLOOR PLAN REFERENCE NOTES :40. 36" x 66" FREESTANDING TUB W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.41. 32" x 60" TUB W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.42. 34" x 60" AMERICAN STANDARD "PRINCETON" TUB W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.43. TOWEL BAR, PROVIDE BACKING AS NEEDED.44. TOILET PAPER HOLDER, PROVIDE BACKING AS NEEDED.45. RECESSED WATER BOX.46. (1 LAYER) 5/8" TYPE "X" GYP. BD. FOR 1-HR. CONSTRUCTION AS PER C.R.C. TABLE R302.6 SHALL BE INSTALLED ON WALLS AND CEILINGS ADJACENT TO LIVING SPACE AND ALL WALLS AND POSTS SUPPORTING THE HORIZONTAL PORTION OF THE 1-HR. OCCUPANCY SEPARATION.47. 5/8" TYPE "X" GYP. BD. SHALL BE INSTALLED THROUGHOUT THE UNDERSIDE OF THE STAIR AT ALL ACCESSIBLE/ USEABLE AREAS BENEATH THE STAIR. (1 - HOUR CONSTRUCTION) CBC 1003.3.3.948. LINE OF CEILING HEIGHT CHANGE.49. 4" DIA. DRYER VENT W/BACKFLAP TO OUTSIDE AIR. USE "DRYER BOX" MODEL NO. DB-425 BY IN-0-VATE TECHNOLOGIES INC. REFER TO 5/D.328. 20" DP. x 32" W. x 18" HT. PAINT GRADE BENCH W/WOOD TOP.29. 23" DP. x 44" W. x 18" HT. PAINT GRADE BENCH W/WOOD TOP.30. RECESSED MIRRORED MEDICINE CABINET.31. KOHLER TOILET 1.28 GAL. PER FLUSH. (SELECTION BY OWNER)32. KOHLER BATH SINK 1.5 GAL. PER MIN. (SELECTION BY OWNER)33. 12" DP. x 20" W. PAINT GRADE CABINET MOUNTED ON +36" COUNTER TOP.34. EXTERIOR SHOWER W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE. (COLD WATER SUPPLY ONLY)35. 41" x 54" I.D. SHOWER W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SWINGING DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE. PROVIDE LINEAR DRAIN.36. 37" x 54" I.D. SHOWER W/ 3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SLIDING DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.37. 43" x 54" I.D. SHOWER W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SWINGING GLASS DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.38. 46" x 78" I.D. SHOWER W/TILE SEAT AT +18" W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SWINGING GLASS DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.39. 33" x 58" I.D. SHOWER W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SWINGING GLASS DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.50. A/C CONDENSOR BY CARRIER OR APPROVED EQUAL.51. FORCED AIR UNIT LOCATED IN MECHANICAL CLOSET, CENTRAL HEATING FURNACE SHALL BE OF THE DIRECT VENT TYPE ( N. F. P. A. 54:103.1) REFER TO 10/D.3.52. TANKLESS WATER HEATER 199,000 MAX. B.T.U. (48" MIN. VERTICAL CLEARANCE BENEATH)53. TANK TYPE WATER HEATER ON +18" PLATFORM, ENCIRCLE WITH TS-1 EARTHQUAKE STRAP. ATTACH AT 1/3 OF WATER HEATER HEIGHT, TOP AND BOTTOM, PER C.P.C. SECTION 508.0.54. SHELF AND POLE. ALL CLOSET SYSTEMS TO BE BY "CALIFORNIA CLOSETS" OR EQUAL.55. SHELF AND DOUBLE POLE. ALL CLOSET SYSTEMS TO BE BY "CALIFORNIA CLOSETS" OR EQUAL.56. 30" x 30" ATTIC ACCESS PANEL SHALL BE A LISTED GASKETED DOOR ASSEMBLY AND A LISTED SELF CLOSING DEVICE. SELF CLOSING DOOR ASSEMBLY MUST MEET THE REQUIREMENTS OF SECTION 904.1.1, MUST HAVE A THRESHOLD AND DOOR SEAL AND MEET THE REQUIREMENTS OF SECTION 904.1.2, THE DOOR SHALL SWING EASILY AND FREELY. EQUIPPED WITH A SELF CLOSING DEVICE TO CAUSE THE DOOR TO CLOSE AND LATCH EACH TIME IT IS OPENED. THE CLOSING MECHANISM SHALL NOT HAVE A "HOLD - OPEN" FEATURE. ALL AIR COMBUSTION SHALL BE OBTAINED FROM THE OUTDOORS.57. FIREPLACE BY ISOKERN MAXIMUS SERIES 42", PERMANENTLY INSTALLED GAS-0NLY APPLIANCE W/ 2" CLEAR FROM ALL COMBUSTIBLE MATERIAL. FIREPLACE SHALL BE A DIRECT VENT UNIT AND SEALED COMBUSTION TYPE. A.N.S.I. Z21.88 - 2014/C.S.A. 2-33-2014 FOR VENTED GAS FIREPLACE. I.C.C./E.S.R. #231658. FIREPLACE BY TOWN AND COUNTRY, MODEL # TC42 GAS ONLY,PERMANENTLY INSTALLED GAS APPLIANCE W/ 2" CLEAR FROM ALL COMBUSTIBLE MATERIAL. ANSI Z21.50-2014/CSA 2.22-2014. FIREPLACE SHALL BE A DIRECT VENT UNIT AND SEALED COMBUSTION TYPE. (SELECTION BY OWNER)59. PROVIDE COMBUSTION AIR VENT TO OUTSIDE AIR.60. WASHER SPACE. (SELECTION BY OWNER)61. DRYER SPACE. (SELECTION BY OWNER)62. STAIRWAY - REFER TO 1/2" SCALE PLAN ON SHEETS #10 AND #11.63. +36" HANDRAIL.64. +42" GUARDRAIL.65. +42" LOW WALL/GUARDRAIL W/EXTERIOR PLASTER FINISH.66. CLASS "A" ELASTOMERIC DECKING MATERIAL "MER-KO" I.C.C./E.S.R. #166167. 4" DIA. ZURN DECK DRAIN W/OVERFLOW SCUPPER IN WALL, OR APPROVED EQUAL.68. 4" DIA. ZURN ATRIUM DRAIN W/OVERFLOW SCUPPER IN WALL, OR APPROVED EQUAL.69. 12" DP. x 63" W. x 84" HT. RECESS W/ARCHED TOP AND TILE FIELD. (TILE SELECTION BY OWNER)70. DUCT CHASE, VERIFY SIZE AND LOCATION W/SUBCONTRACTOR.71. ELEVATOR BY CALIFORNIA CUSTOM LIFT COMPANY (VERIFY W/OWNER). SHALL COMPLY W/ ASTM A17.1 PER SECTION R321.1. REFER TO SHEET #6.72. ELEVATOR EQUIPMENT LOCATION. (VERIFY WITH MANUFACTURER)73. 12" DIA. x 42" HT. PILASTER W/EXTERIOR PLASTER FINISH.74. 1/2" THK. LAMINATED, TEMPERED SAFETY GLASS o/+16" LOW WALL +42" O.A.75. METAL GUARDRAIL AT +42" HT.76. METAL GUARDRAIL o/+24" LOW PLANTER WALL +42" O.A.77. WOOD GUARDRAIL o/+24" LOW WALL +42" O.A.78. 1/2" THK. LAMINATED, TEMPERED SAFETY GLASS GUARDRAIL AT +42".79. DECORATIVE CHIMNEY SHROUD.80. COLOR COAT o/SHAPED FOAM CORBEL o/BROWN COAT.81. WOOD TRELLIS.82. 22" DP. x 48" W. x 30" HT. PAINT GRADE DESK CABINET.83. RADIANT FLOOR HEATER. (SELECTION BY OWNER) - UNDER SEPARATE PERMIT.84. STONE VENEER - 1 1/4" MAX. THK. (SELECTION BY OWNER) REFER TO DETAIL 8/D.2 FOR VENEER MATERIAL, BACKING AND ANCHORING.85. MICROWAVE OVEN LOCATED ABOVE STEAM OVEN. (SELECTION BY OWNER)86. COFFEE MAKER. (SELECTION BY OWNER)87. ZURN LINEAR DECK DRAIN.88. PROVIDE (2) DUAL FUNCTION SMART VENTS. (16" x 8" = 200 SQ. IN. EACH) INSTALL WITH BOTTOM OF OPENING WITHIN 1' OF EXTERIOR GRADE AND BELOW TOP OF CONCRETE CURB SUPPORTING THE SILL PLATE. PROVIDE 1" SQUARE OF OPENINGS PER EACH SQUARE FOOT OF GARAGE AREA. INDICATE THE LOCATION AND AREAS OF OPENINGS ON THE EXTERIOR ELEVATIONS. (N.B.M.C. 15.50.200(d).NOTE :1. A LICENSED SURVEYOR SHALL COMPLETE FEMA ELEVATION CERTIFICATE AND SUBMIT IT TO THE BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION.2. WITHIN THE REQUIRED FRONT SETBACK NO FENCE, HEDGE, RETAINING WALL, GUARDRAIL OR ANY COMBINATION THEREOF MAY EXCEED 42" FROM EXISTING GRADE PRIOR TO CONSTRUCTION.3. ALL PLUMBING FIXTURES IN THIS DWELLING SHALL MEET OR EXCEED THE MINIMUM STANDARDS SET BY THE STATE OF CALIFORNIA. ALL LIGHT FIXTURES AND APPLIANCES SHALL BE ENERGY EFFICIENT, LED, "ENERGY STAR" OR EQUIVALENT RATING SO THAT WATER AND ENERGY USAGE IS MINIMIZED.4. ALL WORK RELATED TO WATER OR WASTEWATER IN THE PUBLIC RIGHT OF WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR, A C-42 LICENSED SANITATION SEWER CONTR. OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR5. "FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTSSHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING ANDMANUFACTURER'S INSTALLATION INSTRUCTIONS.DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OFFACTORY - BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED ANDLABELED FOR USE WITH SPECIFIC FACTORY - BUILT CHIMNEY SYSTEM AND AREINSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS. C.M.C. 802.5.2.4DIRECT VENT FIREPLACES MUST COMPLY WITH THE CAL GREEN CODE REQUIREMENTSAND MUST COMPLY WITH ANSI Z21.50.R303.5 Opening location. Outdoor intake and exhaust openingsshall be located in accordance with Sections R303.5.1 andR303.5.2.R303.5.1 Intake openings. Mechanical and gravity outdoor airintake openings shall be located a minimum of 10 feet (3048mm) from any hazardous or noxious contaminant, such as vents,chimneys, plumbing vents, streets, alleys, parking lots and loadingdocks, except as otherwise specified in this code.For the purpose of this section, the exhaust from dwelling unittoilet rooms, bathrooms and kitchens shall not be considered ashazardous or noxious.EXCEPTIONS:1. The 10-foot (3048 mm) separation is not required where theintake opening is located 3 feet (914 mm) or greater below thecontaminant source.2. Vents and chimneys serving fuel-burning appliances shall beterminated in accordance with the applicable provisions ofChapters 18 and 24.R303.5.2 Exhaust openings. Exhaust air shall not be directed ontowalkways. All exhaust ducts shall terminate outside the building.Terminal elements shall have at least the equivalent net free areaof the duct work.R303.5.2.1 Exhaust ducts. Exhaust ducts shall be equipped withback-draft dampers. All exhaust ducts in unconditioned spacesshall be insulated to a minimum of R-4.111111111111111111111111FLOOD VENT OPENINGS = 947.7 SQ. FT. X 1 SQ. IN. PER SQ. FT. REQUIRED VENTILATION = 947.7 SQ. IN.USE: (5) LOUVERED SCREENED DUAL FUNCTION SMART VENTS = 200 SQ. IN. EA.NET FREE AREA, 1,000.0 SQ. IN. TOTAL. - 1,000.0 SQ. IN. VENTILATION PROVIDED.FLOOD VENT CALCULATION121
ELEVATORW/HF.A.U.PLPLMASTER BEDROOM8'-0" CL'G.MASTER BATH 18'-0" CL'G.MASTERCLOSET 18'-0" CL'G.MASTER HALL8'-0 CL'G.MASTERBATH 28'-0" CL'G.STAIR HALL/OFFICE8'-0" CL'G.HALL 28'-0" CL'G.BEDROOM 38'-0" CL'G.BEDROOM 48'-0" CL'G.HOME GYM/BEDROOM 58'-0" CL'G.BATH 38'-0" CL'G.TILEBATH 58'-0" CL'G.TILEBATH 48'-0" CL'G.TILEMASTERCLOSET 28'-0" CL'G.DN.OPEN TO BELOWDECKCLASS "A" ELASTOMERICDECKING MATERIAL126'-5"UPUPDN.B7B71234567891716151413 122 3 4 5 6 7 8 9 10 11 12 13 14 15 161234567816R.14R.A7A77'-6"46'-4"11'-0"53'-8"13'-10"7'-11"1'-4"6'-2"16'-4"12'-8"16'-6"15'-4"5'-4"5'-4"13'-10"126'-5"7'-6"16'-4"4'-0"8'-0"3'-2"5'-2"11'-0"15'-8"15'-2"2'-4"20'-6"6'-8"13'-10"7'-11"5'-6"2'-5"1'-4"5'-6"8"4'-6"3'-6"1'-0"24'-0"15'-0"2'-4"15'-8"10'-4"7'-2"4'-6"4'-6"4'-10"5'-8"8'-6"5'-5"23'-6"1'-4"20'-10"1'-4"5'-6"10"7'-4"4'-10"11'-4"5'-10"SEAT +18"FOYER8'-0 CL'G.ISLANDSL. CL'G.2"STEAM OUTLET+18"LINE OF FLOOR BELOWLINE OF FLOOR BELOWLINE OF FLOOR BELOWLINE OF FLOOR BELOWLINE OF THIRD FLOOR ABOVELINE OF THIRD FLOOR ABOVELINE OF THIRD FLOOR DECK ABOVELINE OF THIRD FLOOR ABOVELINE OF THIRD17R.CLOSETS BY OTHERS2 x 62 x 6CLOSETS BY OTHERSCLOSETS BY OTHERSCLOSETS BY OTHERSDECKCLASS "A" ELASTOMERICDECKING MATERIALD.S.D.S.D.S.LINE OF THIRD FLOOR DECK ABOVED.S.D.S.D.S.D.S.3'-10" x 7'-6" OPENINGARCHED OPENING1 1/2"1 1/2"1"TILEPL2'-2"3'-8"4'-5"5'-2"ARCHED OPENINGOPENINGLINE OF THIRD FLOOR ABOVELINE OF VERANDA ABOVE16R.10LAUNDRYCHUTE151726202124282930323133343536QVWXYZTB1D1H1J1K1L1N1Q1FLOOR ABOVE4'-2"2'-0"4"4'-0"3'-1"3'-11"A1E12725F1P16'-8"7 1/2"ARCHED OPN'G.19C1CLOSET 58'-0" CL'G.STORAGED7D7C7C7LINE OF THIRD FLOOR ABOVELINE OF FIRST FLOOR BELOWBENCHMODELNUMBERTRADENAMEPRODUCTMATERIAL 1 1/2"W.C. 28'-0" CL'G.MECH.8'-0" CL'G.W.C. 18'-0" CL'G.2 x 62 x 63'-6" x 7'-6" OPENING2 x 61823UG1D.S.D.S.HI - POINTD.S.D.S.D.S.DRESSER2'-8"10'-8"3'-0"2 x 64'-5"3'-1"2'-11"5'-3"2'-6"2'-2"10'-0"2'-2"10'-0"2'-2"4'-0"3'-1"8'-11"8'-11"3'-1"6'-3"2'-6"2'-6"7'-7"2'-5"7'-7"9'-8"3'-11"7'-9"3'-8"14D.37D.37D.34D.314D.39D.311D.214D.32,146 PROVIDED1,024 SQ. IN. MIN.2,494 PROVIDED1,024 SQ. IN. MIN.3,588 PROVIDED1,024 SQ. IN. MIN.58554236373144321438433214283144535171542731444362636425433244143244432'-0"2'-6"2'-6"2'-0"2'-6"2'-0"2'-6"2'-0"2'-6"2'-0"142143255447876363776581666740S1145454546266746674746D.310D.34'-3"1'-3"1'-6"7'-0"11"8"10'-0"10'-2"8'-2"3'-2"5'-0"7'-6"3'-10"1'-11"5'-6"5'-6"2'-6"2'-6"1'-6"6"6"3'-8"5'-3"5'-3"4'-2"4'-10"4'-0"1'-5"7777776565656511D.214D.37D.3SIM.16D.212D.35'-8"18'-4"15'-0"CLCL1'-0"1'-0"2 x 62 x 62 x 62 x 611"7 1/2"3"3"DRESSERLOW ROOFLOW ROOFLOW ROOF3"7 1/2"7 1/2"DRESSER438'-0"6'-0"7 1/2"ARCHED OPN'G.7 1/2"2%2%2%2%2%2%2%2%32142524878724PR8'-10"1'-0"2 x 62 x 69'-2"11'-8"1%1%1%2'-6"3'-1"3'-0"701'-2"10"10"R1S1'-11"8787M16'-6"1'-6"No. C 14146LICNSEDARCHITEC TE S T A TEOFCALIFORNIADORDARBC.SM ITHF MR. & MRS. JACKSONNEWPORT BEACH, CALIFORNIA 926638 0 8 WEST BAY AVENUEA NEW HOME FOR :e): bradsmitharchitect@gmail.com BRADFORD C. SMITH, ARCHITECT(949) 631 - 3682425 3OTH STREET, SUITE 22NEWPORT BEACH, CALIFORNIA 9266307 - 26 - 201918 - 35DATEPROJECT NO.SHEET NO.11-30-19Brad Smith3SECOND FLOOR PLANSCALE: 1/4" = 1'-0" NORTHNORTH JOBSECOND FLOOR PLAN --- WINDOW ( SEE SCHEDULE SHEET # 6 ) --- DOOR ( SEE SCHEDULE SHEET # 6 ) --- REFERENCE NOTES ( SEE SHEET # 3 )A11SYMBOLS LEGEND: WALL LEGENDSOUND ATTENUATION WALL2 x 4 PERIMETER WALLSFLOOR PLAN REFERENCE NOTES :111111111. 30" WIDE REFRIGERATOR SPACE. (SELECTION BY OWNER)2. 30" WIDE FREEZER SPACE. (SELECTION BY OWNER)3. 60" WIDE HOOD, LIGHT AND 600 CFM EXHAUST FAN.4. 60" WIDE RANGE/OVEN. (SELECTION BY OWNER)5. 30" WIDE STEAM OVEN. (SELECTION BY OWNER)6. 30" WIDE PIZZA OVEN. (SELECTION BY OWNER)7. KITCHEN SINK. (SELECTION BY OWNER)8. VEGETABLE SINK. (SELECTION BY OWNER)9. SERVICE SINK. (SELECTION BY OWNER)10. BAR SINK. (SELECTION BY OWNER)11. 24" WIDE DISHWASHER. (SELECTION BY OWNER)12. 30" W. SUBZERO UNDERCOUNTER WINE REF. W/DRAWERS. (SELECTION BY OWNER)13. TRASH STORAGE DRAWER LOCATED IN CABINET BY "REV-A-SHELF" OR EQUAL.14. 22" DP. x 36" HT. PAINT GRADE CABINET W/MARBLE TOP AND SPLASH.15. 24" DP. x 36" HT. PAINT GRADE CABINET W/MARBLE TOP AND SPLASH.16. PANTRY W/18" DP. x FULL HEIGHT BUILT - IN PAINT GRADE SHELVES.17. 12" DP. PAINT GRADE UPPER CABINETS.18. 15" DP. PAINT GRADE UPPER CABINETS AT LAUNDRY o/ WASHER AND DRYER.19. 51" W. x 132" L. x 36" HT. PAINT GRADE ISLAND CABINET W/MARBLE TOP.20. 24" DP. x 24" W. x FULL HT. BROOM CLOSET W/PAINT GRADE SHELVES.21. 20" DP. x 24" W. LAUNDRY CHUTE W/STORAGE BELOW.22. 18" DP. x 36" W. x FULL HT. PAINT GRADE STORAGE CABINET.23. 18" DP. x 54" W. x FULL HT. PAINT GRADE ADJUSTABLE SHELVES.24. 20" DP. x 46" W. x 30" HT. PAINT GRADE CABINET.25. 24" DP. x 42" HT. PAINT GRADE DRESSER CABINET.26. 22" DP. x 36" W. x 30" HT. PAINT GRADE DESK CABINET.27. 36" W. x 53" L. x 42" HT. PAINT GRADE ISLAND CABINET W/WOOD TOP.40. 36" x 66" FREESTANDING TUB W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.41. 32" x 60" TUB W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.42. 34" x 60" AMERICAN STANDARD "PRINCETON" TUB W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.43. TOWEL BAR, PROVIDE BACKING AS NEEDED.44. TOILET PAPER HOLDER, PROVIDE BACKING AS NEEDED.45. RECESSED WATER BOX.46. (1 LAYER) 5/8" TYPE "X" GYP. BD. FOR 1-HR. CONSTRUCTION AS PER C.R.C. TABLE R302.6 SHALL BE INSTALLED ON WALLS AND CEILINGS ADJACENT TO LIVING SPACE AND ALL WALLS AND POSTS SUPPORTING THE HORIZONTAL PORTION OF THE 1-HR. OCCUPANCY SEPARATION.47. 5/8" TYPE "X" GYP. BD. SHALL BE INSTALLED THROUGHOUT THE UNDERSIDE OF THE STAIR AT ALL ACCESSIBLE/ USEABLE AREAS BENEATH THE STAIR. (1 - HOUR CONSTRUCTION) CBC 1003.3.3.948. LINE OF CEILING HEIGHT CHANGE.49. 4" DIA. DRYER VENT W/BACKFLAP TO OUTSIDE AIR. USE "DRYER BOX" MODEL NO. DB-425 BY IN-0-VATE TECHNOLOGIES INC. REFER TO 5/D.328. 20" DP. x 32" W. x 18" HT. PAINT GRADE BENCH W/WOOD TOP.29. 23" DP. x 44" W. x 18" HT. PAINT GRADE BENCH W/WOOD TOP.30. RECESSED MIRRORED MEDICINE CABINET.31. KOHLER TOILET 1.28 GAL. PER FLUSH. (SELECTION BY OWNER)32. KOHLER BATH SINK 1.5 GAL. PER MIN. (SELECTION BY OWNER)33. 12" DP. x 20" W. PAINT GRADE CABINET MOUNTED ON +36" COUNTER TOP.34. EXTERIOR SHOWER W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE. (COLD WATER SUPPLY ONLY)35. 41" x 54" I.D. SHOWER W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SWINGING DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE. PROVIDE LINEAR DRAIN.36. 37" x 54" I.D. SHOWER W/ 3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SLIDING DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.37. 43" x 54" I.D. SHOWER W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SWINGING GLASS DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.38. 46" x 78" I.D. SHOWER W/TILE SEAT AT +18" W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SWINGING GLASS DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.39. 33" x 58" I.D. SHOWER W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SWINGING GLASS DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.50. A/C CONDENSOR BY CARRIER OR APPROVED EQUAL.51. FORCED AIR UNIT LOCATED IN MECHANICAL CLOSET, CENTRAL HEATING FURNACE SHALL BE OF THE DIRECT VENT TYPE ( N. F. P. A. 54:103.1) REFER TO 10/D.3.52. TANKLESS WATER HEATER 199,000 MAX. B.T.U. (48" MIN. VERTICAL CLEARANCE BENEATH)53. TANK TYPE WATER HEATER ON +18" PLATFORM, ENCIRCLE WITH TS-1 EARTHQUAKE STRAP. ATTACH AT 1/3 OF WATER HEATER HEIGHT, TOP AND BOTTOM, PER C.P.C. SECTION 508.0.54. SHELF AND POLE. ALL CLOSET SYSTEMS TO BE BY "CALIFORNIA CLOSETS" OR EQUAL.55. SHELF AND DOUBLE POLE. ALL CLOSET SYSTEMS TO BE BY "CALIFORNIA CLOSETS" OR EQUAL.56. 30" x 30" ATTIC ACCESS PANEL SHALL BE A LISTED GASKETED DOOR ASSEMBLY AND A LISTED SELF CLOSING DEVICE. SELF CLOSING DOOR ASSEMBLY MUST MEET THE REQUIREMENTS OF SECTION 904.1.1, MUST HAVE A THRESHOLD AND DOOR SEAL AND MEET THE REQUIREMENTS OF SECTION 904.1.2, THE DOOR SHALL SWING EASILY AND FREELY. EQUIPPED WITH A SELF CLOSING DEVICE TO CAUSE THE DOOR TO CLOSE AND LATCH EACH TIME IT IS OPENED. THE CLOSING MECHANISM SHALL NOT HAVE A "HOLD - OPEN" FEATURE. ALL AIR COMBUSTION SHALL BE OBTAINED FROM THE OUTDOORS.57. FIREPLACE BY ISOKERN MAXIMUS SERIES 42", PERMANENTLY INSTALLED GAS-0NLY APPLIANCE W/ 2" CLEAR FROM ALL COMBUSTIBLE MATERIAL. FIREPLACE SHALL BE A DIRECT VENT UNIT AND SEALED COMBUSTION TYPE. A.N.S.I. Z21.88 - 2014/C.S.A. 2-33-2014 FOR VENTED GAS FIREPLACE. I.C.C./E.S.R. #231658. FIREPLACE BY TOWN AND COUNTRY, MODEL # TC42 GAS ONLY,PERMANENTLY INSTALLED GAS APPLIANCE W/ 2" CLEAR FROM ALL COMBUSTIBLE MATERIAL. ANSI Z21.50-2014/CSA 2.22-2014. FIREPLACE SHALL BE A DIRECT VENT UNIT AND SEALED COMBUSTION TYPE. (SELECTION BY OWNER)59. PROVIDE COMBUSTION AIR VENT TO OUTSIDE AIR.60. WASHER SPACE. (SELECTION BY OWNER)61. DRYER SPACE. (SELECTION BY OWNER)62. STAIRWAY - REFER TO 1/2" SCALE PLAN ON SHEETS #10 AND #11.63. +36" HANDRAIL.64. +42" GUARDRAIL.65. +42" LOW WALL/GUARDRAIL W/EXTERIOR PLASTER FINISH.66. CLASS "A" ELASTOMERIC DECKING MATERIAL "MER-KO" I.C.C./E.S.R. #166167. 4" DIA. ZURN DECK DRAIN W/OVERFLOW SCUPPER IN WALL, OR APPROVED EQUAL.68. 4" DIA. ZURN ATRIUM DRAIN W/OVERFLOW SCUPPER IN WALL, OR APPROVED EQUAL.69. 12" DP. x 63" W. x 84" HT. RECESS W/ARCHED TOP AND TILE FIELD. (TILE SELECTION BY OWNER)70. DUCT CHASE, VERIFY SIZE AND LOCATION W/SUBCONTRACTOR.71. ELEVATOR BY CALIFORNIA CUSTOM LIFT COMPANY (VERIFY W/OWNER). SHALL COMPLY W/ ASTM A17.1 PER SECTION R321.1. REFER TO SHEET #6.111111111172. ELEVATOR EQUIPMENT LOCATION. (VERIFY WITH MANUFACTURER)73. 12" DIA. x 42" HT. PILASTER W/EXTERIOR PLASTER FINISH.74. 1/2" THK. LAMINATED, TEMPERED SAFETY GLASS o/+16" LOW WALL +42" O.A.75. METAL GUARDRAIL AT +42" HT.76. METAL GUARDRAIL o/+24" LOW PLANTER WALL +42" O.A.77. WOOD GUARDRAIL o/+24" LOW WALL +42" O.A.78. 1/2" THK. LAMINATED, TEMPERED SAFETY GLASS GUARDRAIL AT +42".79. DECORATIVE CHIMNEY SHROUD.80. COLOR COAT o/SHAPED FOAM CORBEL o/BROWN COAT.81. WOOD TRELLIS.82. 22" DP. x 48" W. x 30" HT. PAINT GRADE DESK CABINET.83. RADIANT FLOOR HEATER. (SELECTION BY OWNER) - UNDER SEPARATE PERMIT.84. STONE VENEER - 1 1/4" MAX. THK. (SELECTION BY OWNER) REFER TO DETAIL 8/D.2 FOR VENEER MATERIAL, BACKING AND ANCHORING.85. MICROWAVE OVEN LOCATED ABOVE STEAM OVEN. (SELECTION BY OWNER)86. COFFEE MAKER. (SELECTION BY OWNER)87. ZURN LINEAR DECK DRAIN.88. PROVIDE (2) DUAL FUNCTION SMART VENTS. (16" x 8" = 200 SQ. IN. EACH) INSTALL WITH BOTTOM OF OPENING WITHIN 1' OF EXTERIOR GRADE AND BELOW TOP OF CONCRETE CURB SUPPORTING THE SILL PLATE. PROVIDE 1" SQUARE OF OPENINGS PER EACH SQUARE FOOT OF GARAGE AREA. INDICATE THE LOCATION AND AREAS OF OPENINGS ON THE EXTERIOR ELEVATIONS. (N.B.M.C. 15.50.200(d).1122
BATH 6SLOPING CL'G.PLAYROOMSLOPING CL'G.DN.ELEVATOROPEN TO BELOWBATH 7SLOPING CL'G.COVERED DECKCLASS "A" ELASTOMERIC DECKINGMATERIAL, SLOP'G. CL'G.PLPLLINE OF SECOND FLOOR BELOWLINE OF SECOND FLOOR BELOWLINE OF SECOND FLOOR BELOWLINE OF SECOND FLOOR BELOWLINE OF FIRST FLOOR BELOWOPEN ROOF DECKCLASS "A" ELASTOMERIC DECKINGMATERIALCOVEREDDECKOPEN ROOF DECKCLASS "A" ELASTOMERIC DECKINGMATERIALB7B7LINE OF SECOND FLOOR BELOW23456789101112131415161234567891011121314DN.DN.A7A725'-4"8'-0"20'-4"40'-6"11'-10"5'-0"23'-10"5'-8"11'-0"126'-5"7'-11"7'-6"126'-5"4'-0"20'-4"40'-6"20'-4"25'-4"15'-8"9'-8"23'-10"11'-0"3'-4"6'-0"3'-4"6'-0"26'-6"2'-2"22'-2"2'-2"10'-0"10'-0"18'-8"16'-0"3'-6"23'-6"16'-0"2'-0"12'-0"2'-0"3'-6"5'-0"4'-6"6'-6"4'-6"3'-2"152 x 6D.S.D.S.D.S.D.S.D.S.D.S.D.S.LINE OF SECOND FLOOR BELOW15R.16R.2 x 65'-8"PL4'-10"12345678101112914151616R.13 3'-0" SETBACK LINESETBACKSETBACKSETBACK38393741424440HI - POINTSTAIRHALLSLOPING CL'G.MIN.3/4"MIN.3/4"MIN.3/4"4'-0"HI - POINTD.S.MIN.3/4"D.S.T1U1X1B2C2V1W1D2E2F2D7D7C7C7LINE OF FIRST FLOOR BELOWSECOND FLOOROPEN DECKSINKPLANTERPLANTER2 x 62'-2"15'-11"4'-10"11'-1"HI - POINTY11,914 PROVIDED1,024 SQ. IN. MIN.7D.317D.114D.316D.214D.311D.29D.321D.22'-6"2'-0"Z1653914322'-0"2'-6"314463141066666415713143443214666868657762628776678765767064702'-1"4'-7"3'-11"3'-8"3'-5"16'-0"4'-6"3'-6"6'-6"6'-0"2'-0"2'-10"2'-10"2'-2"3'-4"3'-4"2'-2"6'-3"12'-6"3'-6"3'-1"9'-5"10"2'-8"3'-0"2'-0"6'-0"6'-6"1'-4"8'-2"6'-3"4'-10"1'-2"1'-2"4'-10"4'-4"3'-6"4'-0"2'-6"5'-3"5'-0"7711D.214D.31'-10"EQ.2'-2"EQ.2'-2"1'-0"6'-3"5'-8"4'-9"4'-6"3'-2"10"10"2 x 6MIN.3/4"75757575LOW ROOFLOW ROOFLOW ROOF6767MIN.3/4"2%2%17'-10"2'-6"1'-8"15'-6"3'-10"16'-4"3'-4"SL.SL.SL.2%2%2%2%2%2%2%2%SL.5'-9"A2878777667682PLANTERPLANTERPLANTERPLANTERFIREPITBENCH SEATFUTURE2 x 62 x 622D.3SINKLINEAR GRATE DRAINLINEAR GRATE DRAIN4 : 124 : 124 : 12LOW ROOF4 : 12LOW ROOF4 : 123 : 12LOW ROOF3'-1"3'-0"4'-0 1/2"3'-1"10"7076761'-6"1'-6"1'-6"48'-10" TO EGRESS EXIT - 50'-0" MAXIMUM TRAVEL DISTANCE (R311.4)63633'-2"3'-2"87878787102 x 62 x 62 x 623'-10"10"5'-0"No. C 14146LICNSEDARCHITEC TE S T A TEOFCALIFORNIADORDARBC.SM ITHF MR. & MRS. JACKSONNEWPORT BEACH, CALIFORNIA 926638 0 8 WEST BAY AVENUEA NEW HOME FOR :e): bradsmitharchitect@gmail.com BRADFORD C. SMITH, ARCHITECT(949) 631 - 3682425 3OTH STREET, SUITE 22NEWPORT BEACH, CALIFORNIA 9266307 - 26 - 201918 - 35DATEPROJECT NO.SHEET NO.11-30-19Brad Smith4THIRD FLOOR PLANSCALE: 1/4" = 1'-0" NORTHNORTH JOBTHIRD FLOOR PLAN --- WINDOW ( SEE SCHEDULE SHEET # 6 ) --- DOOR ( SEE SCHEDULE SHEET # 6 ) --- REFERENCE NOTES ( SEE SHEET # 4 )A11SYMBOLS LEGEND: WALL LEGENDSOUND ATTENUATION WALL2 x 4 PERIMETER WALLSFLOOR PLAN REFERENCE NOTES :111111111111111. 30" WIDE REFRIGERATOR SPACE. (SELECTION BY OWNER)2. 30" WIDE FREEZER SPACE. (SELECTION BY OWNER)3. 60" WIDE HOOD, LIGHT AND 600 CFM EXHAUST FAN.4. 60" WIDE RANGE/OVEN. (SELECTION BY OWNER)5. 30" WIDE STEAM OVEN. (SELECTION BY OWNER)6. 30" WIDE PIZZA OVEN. (SELECTION BY OWNER)7. KITCHEN SINK. (SELECTION BY OWNER)8. VEGETABLE SINK. (SELECTION BY OWNER)9. SERVICE SINK. (SELECTION BY OWNER)10. BAR SINK. (SELECTION BY OWNER)11. 24" WIDE DISHWASHER. (SELECTION BY OWNER)12. 30" W. SUBZERO UNDERCOUNTER WINE REF. W/DRAWERS. (SELECTION BY OWNER)13. TRASH STORAGE DRAWER LOCATED IN CABINET BY "REV-A-SHELF" OR EQUAL.14. 22" DP. x 36" HT. PAINT GRADE CABINET W/MARBLE TOP AND SPLASH.15. 24" DP. x 36" HT. PAINT GRADE CABINET W/MARBLE TOP AND SPLASH.16. PANTRY W/18" DP. x FULL HEIGHT BUILT - IN PAINT GRADE SHELVES.17. 12" DP. PAINT GRADE UPPER CABINETS.18. 15" DP. PAINT GRADE UPPER CABINETS AT LAUNDRY o/ WASHER AND DRYER.19. 51" W. x 132" L. x 36" HT. PAINT GRADE ISLAND CABINET W/MARBLE TOP.20. 24" DP. x 24" W. x FULL HT. BROOM CLOSET W/PAINT GRADE SHELVES.21. 20" DP. x 24" W. LAUNDRY CHUTE W/STORAGE BELOW.22. 18" DP. x 36" W. x FULL HT. PAINT GRADE STORAGE CABINET.23. 18" DP. x 54" W. x FULL HT. PAINT GRADE ADJUSTABLE SHELVES.24. 20" DP. x 46" W. x 30" HT. PAINT GRADE CABINET.25. 24" DP. x 42" HT. PAINT GRADE DRESSER CABINET.26. 22" DP. x 36" W. x 30" HT. PAINT GRADE DESK CABINET.27. 36" W. x 53" L. x 42" HT. PAINT GRADE ISLAND CABINET W/WOOD TOP.40. 36" x 66" FREESTANDING TUB W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.41. 32" x 60" TUB W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.42. 34" x 60" AMERICAN STANDARD "PRINCETON" TUB W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.43. TOWEL BAR, PROVIDE BACKING AS NEEDED.44. TOILET PAPER HOLDER, PROVIDE BACKING AS NEEDED.45. RECESSED WATER BOX.46. (1 LAYER) 5/8" TYPE "X" GYP. BD. FOR 1-HR. CONSTRUCTION AS PER C.R.C. TABLE R302.6 SHALL BE INSTALLED ON WALLS AND CEILINGS ADJACENT TO LIVING SPACE AND ALL WALLS AND POSTS SUPPORTING THE HORIZONTAL PORTION OF THE 1-HR. OCCUPANCY SEPARATION.47. 5/8" TYPE "X" GYP. BD. SHALL BE INSTALLED THROUGHOUT THE UNDERSIDE OF THE STAIR AT ALL ACCESSIBLE/ USEABLE AREAS BENEATH THE STAIR. (1 - HOUR CONSTRUCTION) CBC 1003.3.3.948. LINE OF CEILING HEIGHT CHANGE.49. 4" DIA. DRYER VENT W/BACKFLAP TO OUTSIDE AIR. USE "DRYER BOX" MODEL NO. DB-425 BY IN-0-VATE TECHNOLOGIES INC. REFER TO 5/D.328. 20" DP. x 32" W. x 18" HT. PAINT GRADE BENCH W/WOOD TOP.29. 23" DP. x 44" W. x 18" HT. PAINT GRADE BENCH W/WOOD TOP.30. RECESSED MIRRORED MEDICINE CABINET.31. KOHLER TOILET 1.28 GAL. PER FLUSH. (SELECTION BY OWNER)32. KOHLER BATH SINK 1.5 GAL. PER MIN. (SELECTION BY OWNER)33. 12" DP. x 20" W. PAINT GRADE CABINET MOUNTED ON +36" COUNTER TOP.34. EXTERIOR SHOWER W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE. (COLD WATER SUPPLY ONLY)35. 41" x 54" I.D. SHOWER W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SWINGING DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE. PROVIDE LINEAR DRAIN.36. 37" x 54" I.D. SHOWER W/ 3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SLIDING DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.37. 43" x 54" I.D. SHOWER W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SWINGING GLASS DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.38. 46" x 78" I.D. SHOWER W/TILE SEAT AT +18" W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SWINGING GLASS DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.39. 33" x 58" I.D. SHOWER W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SWINGING GLASS DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.50. A/C CONDENSOR BY CARRIER OR APPROVED EQUAL.51. FORCED AIR UNIT LOCATED IN MECHANICAL CLOSET, CENTRAL HEATING FURNACE SHALL BE OF THE DIRECT VENT TYPE ( N. F. P. A. 54:103.1) REFER TO 10/D.3.52. TANKLESS WATER HEATER 199,000 MAX. B.T.U. (48" MIN. VERTICAL CLEARANCE BENEATH)53. TANK TYPE WATER HEATER ON +18" PLATFORM, ENCIRCLE WITH TS-1 EARTHQUAKE STRAP. ATTACH AT 1/3 OF WATER HEATER HEIGHT, TOP AND BOTTOM, PER C.P.C. SECTION 508.0.54. SHELF AND POLE. ALL CLOSET SYSTEMS TO BE BY "CALIFORNIA CLOSETS" OR EQUAL.55. SHELF AND DOUBLE POLE. ALL CLOSET SYSTEMS TO BE BY "CALIFORNIA CLOSETS" OR EQUAL.56. 30" x 30" ATTIC ACCESS PANEL SHALL BE A LISTED GASKETED DOOR ASSEMBLY AND A LISTED SELF CLOSING DEVICE. SELF CLOSING DOOR ASSEMBLY MUST MEET THE REQUIREMENTS OF SECTION 904.1.1, MUST HAVE A THRESHOLD AND DOOR SEAL AND MEET THE REQUIREMENTS OF SECTION 904.1.2, THE DOOR SHALL SWING EASILY AND FREELY. EQUIPPED WITH A SELF CLOSING DEVICE TO CAUSE THE DOOR TO CLOSE AND LATCH EACH TIME IT IS OPENED. THE CLOSING MECHANISM SHALL NOT HAVE A "HOLD - OPEN" FEATURE. ALL AIR COMBUSTION SHALL BE OBTAINED FROM THE OUTDOORS.57. FIREPLACE BY ISOKERN MAXIMUS SERIES 42", PERMANENTLY INSTALLED GAS-0NLY APPLIANCE W/ 2" CLEAR FROM ALL COMBUSTIBLE MATERIAL. FIREPLACE SHALL BE A DIRECT VENT UNIT AND SEALED COMBUSTION TYPE. A.N.S.I. Z21.88 - 2014/C.S.A. 2-33-2014 FOR VENTED GAS FIREPLACE. I.C.C./E.S.R. #231658. FIREPLACE BY TOWN AND COUNTRY, MODEL # TC42 GAS ONLY,PERMANENTLY INSTALLED GAS APPLIANCE W/ 2" CLEAR FROM ALL COMBUSTIBLE MATERIAL. ANSI Z21.50-2014/CSA 2.22-2014. FIREPLACE SHALL BE A DIRECT VENT UNIT AND SEALED COMBUSTION TYPE. (SELECTION BY OWNER)59. PROVIDE COMBUSTION AIR VENT TO OUTSIDE AIR.60. WASHER SPACE. (SELECTION BY OWNER)61. DRYER SPACE. (SELECTION BY OWNER)62. STAIRWAY - REFER TO 1/2" SCALE PLAN ON SHEETS #10 AND #11.63. +36" HANDRAIL.64. +42" GUARDRAIL.65. +42" LOW WALL/GUARDRAIL W/EXTERIOR PLASTER FINISH.66. CLASS "A" ELASTOMERIC DECKING MATERIAL "MER-KO" I.C.C./E.S.R. #166167. 4" DIA. ZURN DECK DRAIN W/OVERFLOW SCUPPER IN WALL, OR APPROVED EQUAL.68. 4" DIA. ZURN ATRIUM DRAIN W/OVERFLOW SCUPPER IN WALL, OR APPROVED EQUAL.69. 12" DP. x 63" W. x 84" HT. RECESS W/ARCHED TOP AND TILE FIELD. (TILE SELECTION BY OWNER)70. DUCT CHASE, VERIFY SIZE AND LOCATION W/SUBCONTRACTOR.71. ELEVATOR BY CALIFORNIA CUSTOM LIFT COMPANY (VERIFY W/OWNER). SHALL COMPLY W/ ASTM A17.1 PER SECTION R321.1. REFER TO SHEET #6.11111111111172. ELEVATOR EQUIPMENT LOCATION. (VERIFY WITH MANUFACTURER)73. 12" DIA. x 42" HT. PILASTER W/EXTERIOR PLASTER FINISH.74. 1/2" THK. LAMINATED, TEMPERED SAFETY GLASS o/+16" LOW WALL +42" O.A.75. METAL GUARDRAIL AT +42" HT.76. METAL GUARDRAIL o/+24" LOW PLANTER WALL +42" O.A.77. WOOD GUARDRAIL o/+24" LOW WALL +42" O.A.78. 1/2" THK. LAMINATED, TEMPERED SAFETY GLASS GUARDRAIL AT +42".79. DECORATIVE CHIMNEY SHROUD.80. COLOR COAT o/SHAPED FOAM CORBEL o/BROWN COAT.81. WOOD TRELLIS.82. 22" DP. x 48" W. x 30" HT. PAINT GRADE DESK CABINET.83. RADIANT FLOOR HEATER. (SELECTION BY OWNER) - UNDER SEPARATE PERMIT.84. STONE VENEER - 1 1/4" MAX. THK. (SELECTION BY OWNER) REFER TO DETAIL 8/D.2 FOR VENEER MATERIAL, BACKING AND ANCHORING.85. MICROWAVE OVEN LOCATED ABOVE STEAM OVEN. (SELECTION BY OWNER)86. COFFEE MAKER. (SELECTION BY OWNER)87. ZURN LINEAR DECK DRAIN.88. PROVIDE (2) DUAL FUNCTION SMART VENTS. (16" x 8" = 200 SQ. IN. EACH) INSTALL WITH BOTTOM OF OPENING WITHIN 1' OF EXTERIOR GRADE AND BELOW TOP OF CONCRETE CURB SUPPORTING THE SILL PLATE. PROVIDE 1" SQUARE OF OPENINGS PER EACH SQUARE FOOT OF GARAGE AREA. INDICATE THE LOCATION AND AREAS OF OPENINGS ON THE EXTERIOR ELEVATIONS. (N.B.M.C. 15.50.200(d).1123
PLPLLINE OF SECOND FLOOR BELOWLINE OF SECOND FLOOR BELOWLINE OF SECOND FLOOR BELOWLINE OF SECOND FLOOR BELOWLINE OF FIRST FLOOR BELOWRIDGERIDGEVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYRIDGERIDGERIDGE AT 28'-6" ABOVE SLAB HEIGHTRIDGE3 : 123 : 12OPEN ROOF DECKCLASS "A" ELASTOMERIC DECKINGMATERIALHIPHIPB7B74 : 12LINE OF SECOND FLOOR BELOWLINE OF THIRD FLOOR BELOWLINE OF THIRD FLOOR BELOWLINE OF THIRD FLOOR BELOWLINE OF THIRD FLOOR BELOW3 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 12A7A7DN.DN.HIPOPEN ROOF DECKCLASS "A" ELASTOMERIC DECKINGMATERIAL16R.15R.D.S.D.S.D.S.D.S.PLSETBACKSETBACKSETBACKSETBACKSETBACK4 : 12RIDGE AT 28'-6" ABOVE SLAB HEIGHT(38.0' ABOVE NAVD 88)4 : 12D7D7C7C7LINE OF FIRST FLOOR BELOWLINE OF FIRST FLOOR BELOWSECOND FLOOROPEN DECK3 : 12VALLEYVALLEY4 : 124 : 124 : 124 : 123 : 123 : 12PLANTERPLANTER6"6"6"6"6"6"6"6"6"6"6"6"12"12"12"12"3D.13D.111D.112D.13D.17D.112D.111D.112D.112D.1D.111D.112D.111D.11D.13D.19D.19D.19D.19D.112D.111D.112D.110D.110D.112ATTIC AREA #1204.1 SQ. FT.ATTIC AREA #252.4 SQ. FT.ATTIC AREA #3161.3 SQ. FT.LOW ROOF BELOW ATTIC AREA #480.5 SQ. FT.ATTIC AREA #681.6 SQ. FT.3 : 123 : 123 : 1218D.11D.1ATTIC AREA #5181.4 SQ. FT.2%2%2%2%2%2%2%2%HIP4 : 12BENCH SEATFUTURE FIREPITLINEAR GRATE DRAINLINEAR GRATE DRAIN2%2'-1"2'-1"3'-10"2'-1"11"2'-10"3'-0"3'-1"1'-0"4'-1"1'-0"2'-2"11"11"10'-0"3'-2"3'-2"VALLEYRIDGERIDGE3 : 12VALLEY3 : 123 : 123 : 12VALLEYVALLEYASPHALT COMPOSITION SHINGLESFLAT CLAY TILE ROOFING23'-10"ATTIC VENT CALCULATION72 SQ. IN. EACHDORMER VENTO'HAGINATTIC AREA # 1 = 204.1 SQ. FT. X 144 / 150 = 195.9 SQ. IN. REQUIRED VENTILATIONUSE: (3) LOUVERED SCREENED DORMER VENTS = 72 SQ. IN. EA. NET FREE AREA, 216.0 SQ. IN. TOTAL.216.0 SQ. IN. VENTILATION PROVIDED.ATTIC AREA # 2 = 52.4 SQ. FT. X 144 / 150 = 50.3 SQ. IN. REQUIRED VENTILATIONUSE: (1) LOUVERED SCREENED DORMER VENTS = 72 SQ. IN. EA. NET FREE AREA, 72 SQ. IN. TOTAL.72 SQ. IN. VENTILATION PROVIDED.ATTIC AREA # 3 = 161.3 SQ. FT. X 144 / 150 = 154.8 SQ. IN. REQUIRED VENTILATIONUSE: (3) LOUVERED SCREENED DORMER VENTS = 72 SQ. IN. EA. NET FREE AREA, 216.0 SQ. IN. TOTAL.216.0 SQ. IN. VENTILATION PROVIDED.ROOF PLAN NOTES :GALVANIZED SURFACE AREAS OF VENTS TO RECEIVE PAINT SHALL BE PROPERLY PRIMEDAND PAINTED WITH A GOOD QUALITY METAL PAINT ONE SHADE DARKER THAN THE ROOFCOLOR.INSULATION BETWEEN ROOF FRAMING MEMBERS SHALL BE CAREFULLY CUT AWAY TOENSURE THAT FREE AIR MOVEMENT IS PROVIDED FOR EACH VENT.ALL VENTS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATIONINSTRUCTIONS. SEE ROOF PLAN FOR LOCATIONS.ROOFING CONTRACTOR SHALL PROVIDE ALL REQUIRED VENTILATORS IN 20 OZ.COPPER AS MANUFACTURED FOR THE PITCH OF ROOF AND TYPE OF MATERIAL.ROOF MATERIAL FOR TYPICAL 3 :12 PITCH ROOF:INSTALL PER MANUFACTURER'S SPECIFICATIONS.A COPY OF THE I.C.C. REPORT FOR ROOF COVERING WILL BE REQUIRED AND WILL BEPRESENTED AT THE TIME OF INSPECTION.SEE ATTIC VENTILATION CALCULATIONS FOR COMPLIANCE INFORMATION.GUTTERS TO BE 5" 1/2 ROUND.THE ROOF SHALL BE FIRE STOPPED TO PRECLUDE ENTRY OF FLAME OR EMBERS UNDER THEROOF COVERING.PROVIDE MINIMUM 20 OZ. COPPER FLASHING AT ALL VALLEYS AND ROOF TOWALL CONDITIONS.L.K.J.H.G.F.D.C.B.A.M. FOR AREA(S) OF 2 x FRAMED ROOF, BEARING POINT SHALL BE SET FOR 2 x 4 STUDSTHROUGHOUTALL VENT OPENINGS SHALL HAVE CORROSION - RESISTANT WIRE MESH OROTHER APPROVED MATERIAL WITH 1/8" MIN. & 1/4" MAX. OPENING.E.N. ATTIC SPACE WITH CEILING HEIGHTS GREATER THAN SIX FEET SHALL NOT CONTAIN ANYAIR REGISTERS, ELECTRICAL OUTLETS, OR LIGHTING OTHER THAN IS REQUIRED BY CODE.SHALL NOT CONTAIN ANY INSULATION, DRYWALL, OR SIMILAR INTERIOR WALL FINISHINGMATERIAL.ROOF PLANSCALE: 1/4" = 1'-0"No. C 14146LICNSEDARCHITEC TE S T A TEOFCALIFORNIADORDARBC.SM ITHF MR. & MRS. JACKSONNEWPORT BEACH, CALIFORNIA 926638 0 8 WEST BAY AVENUEA NEW HOME FOR :e): bradsmitharchitect@gmail.com BRADFORD C. SMITH, ARCHITECT(949) 631 - 3682425 3OTH STREET, SUITE 22NEWPORT BEACH, CALIFORNIA 9266307 - 26 - 201918 - 35DATEPROJECT NO.SHEET NO.11-30-19Brad Smith5ROOF PLAN NORTHNORTH JOBROOF MATERIAL FOR TYPICAL 4 :12 PITCH ROOF: REDLAND 2 PIECE CLAY BARREL TILE ROOFING MATERIAL : I.C.C. # E.S.R. - 1489 CLASS 'A' ROOFING MATERIAL. REDLAND FLAT CLAY TILE ROOFING MATERIAL : I.C.C. # E.S.R. - 1489 CLASS 'A' ROOFING MATERIAL.ATTIC AREA # 4 = 80.5 SQ. FT. X 144 / 150 = 77.2 SQ. IN. REQUIRED VENTILATIONUSE: (2) LOUVERED SCREENED DORMER VENTS = 72 SQ. IN. EA. NET FREE AREA, 144 SQ. IN. TOTAL.144 SQ. IN. VENTILATION PROVIDED.ATTIC AREA # 5 = 181.4 SQ. FT. X 144 / 150 = 174.1 SQ. IN. REQUIRED VENTILATIONUSE: (3) LOUVERED SCREENED DORMER VENTS = 72 SQ. IN. EA. NET FREE AREA, 216 SQ. IN. TOTAL.216 SQ. IN. VENTILATION PROVIDED.ATTIC AREA # 6 = 81.6 SQ. FT. X 144 / 150 = 78.3 SQ. IN. REQUIRED VENTILATIONUSE: (2) LOUVERED SCREENED DORMER VENTS = 72 SQ. IN. EA. NET FREE AREA, 144 SQ. IN. TOTAL.144 SQ. IN. VENTILATION PROVIDED.11111111111124
DININGKITCHENMASTER CLOSET 1HALL 2RETREAT12312429'-0"9.55'PLPLPLPL9'-1"8'-1"6'-7"RIDGE AT 28'-6" ABOVE SLAB HEIGHT(38.0' ABOVE NAVD 88)TOP OF CURBTOP PLATETOP OF PLY.TOP PLATETOP OF PLY.TOP PLATETOP OF SLAB1231246"10.60'161120161120142263211514146881414MASTER CLOSET 29.00' EST. GRADE2SD.17SD.43SD.27SD.41SD.210SD.27'-0"12'-3"1'-7"1'-7"7'-0" OR GREATER CEILING HEIGHTKITCHENLIVINGENTRYHALL 1LAUNDRY4 - CAR GARAGEMASTER HALLMASTER BEDROOMMASTER FOYERSTAIR HALL/OFFICEHALL 2GYM./BEDROOM 5PLAYROOMOPEN ROOF DECKSTAIRHALLVESTIBULEOPEN ROOF DECKCOVERED ROOF DECKSL.SL.SL.ROOF DECK29'-0"10.60'9'-1"8'-1"TOP OF CURBTOP PLATET.O.PLY.TOP PLATETOP OF PLY.RIDGE AT 28'-6" ABOVE SLAB HEIGHT(38.0' ABOVE NAVD 88)1231231231243'-6"3'-6"3'-6"3'-6"SL.DECKOPEN DECKSL.MIN.MIN.8'-1"8'-4"MIN.MIN.MIN.3'-6"8.10' LOW POINT161120161120161120301123301199999109226321226321151515131414141414148139.55'TOP OF SLABGARAGE F.F.9.00' ABV. NAVD 88615165SD.1SD.1SD.1SD.15SD.414SD.42626OPENOPEN12417SD.115SD.117SD.114SD.45SD.45SD.45SD.45SD.45SD.42SD.2236'-7"4 - CAR GARAGEHALL 2BATH 3PLAYROOMLPPPLPLL29'-0"9.55'9'-1"8'-1"TOP PLATETOP OF CURBRIDGE AT 28'-6" ABOVE SLAB HEIGHTTOP OF PLY.TOP PLATETOP PLATETOP OF SLABTOP OF PLY.6"10.60'161120161120914226321151368810139.00' EST. GRADE7SD.412SD.22SD.11247SD.43SD.2HALL 1BEDROOM 2HALL 2BEDROOM 36'-7"MIN.3'-6"SL.SL.29'-0"9'-1"8'-1"TOP OF CURBTOP OF PLY.RIDGE AT 28'-6" ABOVE SLAB HEIGHTTOP PLATETOP OF PLY.TOP OF SLABTOP PLATETOP PLATE9.55'OPEN ROOF DECK1243121236"10.60'1611203011231499141568814119.00' EST. GRADE10SD.22SD.1BUILDING SECTION NOTES :1. CLASS 'A' RATED ROOFING, SEE ROOF PLAN NOTES FOR TYPE.2. PLYWOOD 5/8" THK. MIN. ROOF SHEATHING, REFER TO STRUCTURAL PLANS. PROVIDE RADIANT BARRIER W/FOIL ONE SIDE, FACING ATTIC TYPICAL AT ROOF SHEATHING.3. 2 x ROOF RAFTERS, REFER TO STRUCTURAL PLANS.4. RIDGE BEAM, REFER TO STRUCTURAL PLANS.5. 2 x WOOD DOUBLE TOP PLATE.6. 2 x WOOD SILL PLATE.7. 2 x WOOD SOLE PLATE.8. 2 x WOOD STUDS AT 16" O.C.9. WOOD HEADER, REFER TO STRUCTURAL PLANS.10. WOOD BEAM, REFER TO STRUCTURAL PLANS.11. FIBERBATT INSULATION PER TITLE - 24 ENERGY CALCULATIONS.12. 7/8" THICK EXTERIOR PLASTER.13. 5/8" THICK TYPE "X" GYP. BOARD.14. 5/8"" THICK GYP. BOARD.15. CONCRETE SLAB, REFER TO STRUCTURAL PLANS.16. 1 1/8" THK. PLYWOOD FLOOR SHEATHING, REFER TO STRUCTURAL PLANS.17. 2 x DECK JOISTS, REFER TO STRUCTURAL PLANS.18. (2 LAYERS) 5/8" TYPE "X" GYP. BD. FOR 1-HR. CONSTRUCTION AS PER C.R.C. TABLE R302.6 SHALL BE INSTALLED ON WALLS AND CEILINGS ADJACENT TO LIVING SPACE AND ALL WALLS AND POSTS SUPPORTING THE HORIZONTAL PORTION OF THE 1-HR. OCCUPANCY SEPARATION.19. ALL WALLS, CEILINGS, WRAPPED BEAMS & COLUMNS IN GARAGE AND USEABLE SPACES UNDERNEATH STAIRWAYS SHALL HAVE 5/8" TYPE 'X' DRYWALL C.R.C. TABLE R302.620. 2 x WOOD FLOOR JOISTS.21. 2 x CEILING JOISTS, REFER TO STRUCTURAL PLAN.22. 2 x WOOD BLOCKING.23. CLASS "A" ELASTOMERIC DECKING MATERIAL, "MER-KO" I.C.C./E.S.R. #1661.24. GUARD RAILING AT +42" O.A.25. EXTERIOR SIDING, REFER TO EXTERIOR ELEVATIONS.26. 2 x ROOF JOISTS, REFER TO STRUCTURAL PLANS.27. 2 x 4 CLEAT.28. 2 x 6 V - JOINT TONGUE AND GROOVE.29. FURR CEILING DOWN AS NEEDED TO ALLOW FOR INSULATION.30. 3/4" THK. PLYWOOD DECK SHEATHING, REFER TO STRUCTURAL PLANS.31. 20 OZ. COPPER FLASHING W/ HEMMED EDGE.32. BLOWN - IN HIGH DENSITY FOAM INSULATION W/NO AIR GAPS.33. 1 x 6 V - JOINT TONGUE AND GROOVE.34. 6 x 6 WOOD OUTLOOKER BEAM.BUILDING SECTIONASCALE: 1/4" = 1'-0"BUILDING SECTIONS7BUILDING SECTIONBSCALE: 1/4" = 1'-0"No. C 14146LICNSEDARCHITEC TE S T A TEOFCALIFORNIADORDARBC.SM ITHF MR. & MRS. JACKSONNEWPORT BEACH, CALIFORNIA 926638 0 8 WEST BAY AVENUEA NEW HOME FOR :e): bradsmitharchitect@gmail.com BRADFORD C. SMITH, ARCHITECT(949) 631 - 3682425 3OTH STREET, SUITE 22NEWPORT BEACH, CALIFORNIA 9266307 - 26 - 201918 - 35DATEPROJECT NO.SHEET NO.11-30-19Brad SmithBUILDING SECTIONCSCALE: 1/4" = 1'-0"BUILDING SECTIONDSCALE: 1/4" = 1'-0"NOTE: PER POLICY NO. 1505.3IT IS THE POLICY OF THE CITY OF NEWPORTBEACH BUILDING DEPARTMENT NOT TOREQUIRE VENTILATION OF ENCLOSED SPACESBETWEEN ROOF RAFTERS.11111111111125
29'-0"9'-1"8'-1"7'-5"TOP OF CURBTOP PLATETOP PLATETOP OF PLY.TOP PLATERIDGE AT 29'-0" ABOVE 9.00' NAVD887.75' F.S.7.83' F.S.TOP OF PLY.9.55'124123124123123123OPENOPENOPEN7.85' F.S.8.11' F.S.7'-1"6'-9"8'-1"7'-1"OPEN7'-1"10.60'TOP OF CURB10.60'TOP OF SLABTOP OF CURB10.60'9.55' TOP OF SLAB9.55' TOP OF SLAB7'-1"8'-1"7'-1"3'-6"MIN.MIN.D.221D.2D.23D.265D.2D.27D.2D.24D.28D.24D.211D.28D.24D.314D.15D.15D.392D.2D.29D.11316D.2D.1136D.1D.2910D.1181151914415D.31171612131210122801251616271624251652765015566517D.315D.319D.319242424242524252524477777712141417172122263935OPENOPEN3'-0"3'-6"3'-6"124TOP OF WALL10.60'TOP OF CURB5512825D.117404040D.3229.00' ABV. NAVD889.00' ABV. NAVD889.00' ABV. NAVD8823'-4"13'-11 1/2"4" MAX.3121237114141417.83' F.S.8.80' F.S.9.42' F.S.29'-0"9'-1"8'-1"6'-7 1/2"TOP OF SLABTOP OF PLY.RIDGE AT 29'-0" ABOVE 9.00' NAVD88TOP OF PLY.TOP PLATETOP PLATETOP PLATE9.55'TOP OF CURB10.60'3'-6"MIN.123123D.118D.315D.33D.314D.312D.31217191771115124OPEN512D.1179.00' ABV. NAVD882'-0"10'-0" SKEWED123312124EXTERIOR ELEVATIONS ELEVATION NOTES :A. ALL WORK IS TO BE DONE IN CONFORMANCE WITH 2016 C.B.C.B. ALL EXPANDED METAL LATH ("K-LATH") AND LATH NAILING TO BE OF CORROSION RESISTANT MATERIAL.C. LATH SHALL BE FASTENED WITH 1-1/2" LONG X 11 GA. BARRED NAILS WITH 7/16" HEADS, NAILED 6" O.C. HORIZONTAL AND VERTICAL.D. A WEATHER RESISTANT BARRIER OF (2) LAYERS OF GRADE "D" BLDG. PAPER IS TO BE INSTALLED OVER STUDS OR PLYWOOD SHEATHING.E. AN APPROVED G.I. SCREED W/ A MIN. VERT. FLANGE OF 3-1/2" IS TO BE INSTALLED NO LESS THAN 2" BELOW THE FOUNDATION PLATE LINE ON ALL PLASTERED WALLS, AND 2" ABOVE ADJOINING SLAB WORK.F. PLASTERING SHALL NOT BE LESS THAN (3) COATS WHEN APPLIED OVER METAL LATH.G. THE FIRST COAT SHALL BE APPLIED W/ SUFFICIENT MATERIAL AND PRESSURE TO FILL SOLIDLY ALL OPENINGS IN THE LATH. THE SURFACE SHALL BE SCORED SUFFICIENT ROUGH TO PROVIDE ADEQUATE BONDING OF THE SECOND COAT.H. SECOND COAT SHALL BE BROUGHT OUT TO PROPER THICKNESS RODDED AND FLOATED SUFFICIENTLY ROUGH TO BOND THE FINISH COAT. THE SECOND COAT SHALL HAVE A MAX. VARIATION OF 3/16" IN ANY DIRECTION UNDER A 5' STRAIGHT EDGE .J. FINAL COAT SHALL HAVE TEXTURE APPROVED BY OWNER.EXTERIOR PLASTER SPECIFICATION1. 7/8" THICK EXTERIOR PLASTER.2. STONE VENEER - 1 1/4" MAX. THK. (SELECTION BY OWNER) REFER TO DETAIL 8/D.2 FOR VENEER MATERIAL, BACKING AND ANCHORING.3. 6 x 6 OUTLOOKER BEAMS W/4 x 4 WOOD TRELLIS MEMBERS.4. FASCIA BOARD, REFER TO DETAIL FOR SIZE AND SHAPE.5. COLOR COAT o/SHAPED HIGH DENSITY FOAM FASCIA TRIM.6. CLAY "S" TILE ROOFING MATERIAL, PER ROOF PLAN.7. FLAT CLAY TILE ROOFING MATERIAL, PER ROOF PLAN.8. OVERHEAD SECTIONAL GARAGE DOOR.9. DECORATIVE CHIMNEY SHROUD.10. 6 x 6 EXPOSED WOOD RAFTER TAILS.11. METAL GUARDRAIL o/+24" LOW PLANTER WALL +42" O.A.12. 1/2" THK. LAMINATED, TEMPERED SAFETY GLASS o/+16" LOW WALL +42" O.A.13. 12" DP. x 63" W. x 84" HT. RECESS W/ARCHED TOP AND TILE FIELD. (TILE SELECTION BY OWNER)14. 12" DIA. x 42" HT. PILASTER W/EXTERIOR PLASTER FINISH.15. EXTERIOR LIGHT FIXTURE. (SELECTION BY OWNER)16. 20 OZ. COPPER FLASHING W/ HEMMED EDGE.17. 20 OZ. COPPER STUCCO SCREED LOCATED 2" BELOW PLATE OR 2" ABV FIN. SURFACE.18. ELECTRIC METER, VERIFY EXACT LOCATION.19. GAS METER, VERIFY EXACT LOCATION.20 PROVIDE ADDRESS NUMBERS PLACED IN A POSITION THAT IS PLAINLY VISIBLE FROM THE STREET OR ROAD FRONTING PROPERTY. NUMBERS SHALL CONTRAST W/ BACKGROUND, BE ARABIC OR ALPHABETIC LETTERS AND SHALL BE A MIN. OF 4" HIGH W/A MINIMUM STROKE OF 1/2" PER SECTION (R319.1 CRC)21. LOW WALL W/EXTERIOR PLASTER FINISH AT +42".22. ENTRY DOOR WITH INTERLOCKING BRONZE WEATHER STRIPPING.23. 4 x 6 EXPOSED RAFTER TAILS.24. COLOR COAT o/1 1/2" x 3" HIGH DENSITY FOAM TRIM SURROUND.25. COLOR COAT o/1 1/2" x 3 HIGH DENSITY FOAM WATERTABLE TRIM.26. COLOR COAT o/HIGH DENSITY SHAPED FOAM TRIM.27. COLOR COAT o/HIGH DENSITY SHAPED FOAM CORBEL.28. METAL GUARDRAIL AT +42" HT.8No. C 14146LICNSEDARCHITEC TE S T A TEOFCALIFORNIADORDARBC.SM ITHF MR. & MRS. JACKSONNEWPORT BEACH, CALIFORNIA 926638 0 8 WEST BAY AVENUEA NEW HOME FOR :e): bradsmitharchitect@gmail.com BRADFORD C. SMITH, ARCHITECT(949) 631 - 3682425 3OTH STREET, SUITE 22NEWPORT BEACH, CALIFORNIA 9266307 - 26 - 201918 - 35DATEPROJECT NO.SHEET NO.11-30-19Brad SmithLEFT ELEVATIONSCALE: 1/4" = 1'-0"REAR ELEVATIONSCALE: 1/4" = 1'-0"(BAY FRONT)29. EXTERIOR SHOWER W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE. (COLD WATER SUPPLY ONLY)30. METAL GUARDRAIL o/+24" LOW WALL +42" O.A.31. 3" DIA. 20 OZ. COPPER DOWNSPOUT.32. CONTINUOUS RAIN GUTTER, 5"-1/2 ROUND, 20 OZ. COPPER33. 2" DIA. DOWNSPOUT LOCATED IN WALL CAVITY.34. TANKLESS WATER HEATER 199,000 MAX. B.T.U. (48" MIN. VERTICAL CLEARANCE BENEATH)35. METAL GUARDRAIL o/+28" LOW WALL +42" O.A.36. BARGE BOARD, REFER TO DETAIL FOR SIZE AND SHAPE.37. 6 x 6 WOOD OUTLOOKER BEAM.38. INSIDE FACE OF PARAPET WALL AND DECK.39. 6 x 8 WOOD OUTLOOKER BEAM.40. METAL GUARDRAIL SPACED TO PRECLUDE A 4" SPHERE FROM PASSING THROUGH o/+30" LOW WALL +42" O.A.41. PROVIDE (2) DUAL FUNCTION SMART VENTS. (16" x 8" = 200 SQ. IN. EACH) INSTALL WITH BOTTOM OF OPENING WITHIN 1' OF EXTERIOR GRADE AND BELOW TOP OF CONCRETE CURB SUPPORTING THE SILL PLATE. PROVIDE 1" SQUARE OF OPENINGS PER EACH SQUARE FOOT OF GARAGE AREA. INDICATE THE LOCATION AND AREAS OF OPENINGS ON THE EXTERIOR ELEVATIONS. (N.B.M.C. 15.50.200(d).PARTIAL DECK ELEVATIONSCALE: 1/4" = 1'-0"LOOKING TOWARDS BAY1111111111111111111111111126
12412331212123329'-0"9'-1"8'-1"TOP OF SLABTOP PLATETOP PLATETOP OF PLY.29'-0" ABOVE NAVD 88TOP OF PLY.9.55'OPENOPEN8.00' F.S.8.39' F.S.8.40' F.S.8.40' F.S.8.80' F.S.8.90' F.S.6'-7 1/2"TOP PLATE7'-1"8'-1"6'-9"OPENTOP OF CURBTOP OF CURBTOP OF CURBTOP OF CURBTOP OF CURB10.60'10.60'10.60'10.60'10.60'TOP OF SLAB9.55'TOP OF SLAB9.55'TOP OF SLAB9.55'7'-1"8'-1"6'-1"7'-3"7'-4"5'-8"3'-6"MIN.3'-6"MIN.TOP PLATE7'-6"3'-6"MIN.D.11821D.2D.23D.2D.24D.24D.211D.314D.2D.2109D.15D.39D.113D.315D.31221D.2D.23D.21111921301616671712915554471644241225273'-0"11D.319D.1132425242424242424242525252525242577777121717273435123'-4"TOP OF RAIL23'-4"TOP OF RAIL3'-6"9.00' ABV. NAVD 889.00' ABV. NAVD 88RIDGE AT 28'-6" ABOVE SLAB HEIGHT1245D.1174040OPENOPEN2'-6"D.3229.00' ABV. NAVD 884" MAX.141418.00' F.S.7.75' F.S.29'-0"9'-1"8'-1"7'-5"TOP OF SLABTOP PLATETOP PLATETOP OF PLY.TOP PLATERIDGE AT 28'-6" ABOVE SLAB HEIGHTTOP OF PLY.9.55'TOP OF CURB10.60'3'-6"MIN.3'-6"MIN.124124123123D.39D.1176D.1D.24D.22324D.2D.21747166D.220241515188172830212771D.16D.218D.314D.319251515154'-6"389.00' ABV. NAVD8829'-0" ABOVE NAVD 889.00' ABV. NAVD8823'-5"TOP OF RAILING124124123123D.203TOP OF SLABBOTTOM OF BEAM8'-8"CLCLCL7'-1"EXTERIOR ELEVATIONSNo. C 14146LICNSEDARCHITEC TE S T A TEOFCALIFORNIADORDARBC.SM ITHF MR. & MRS. JACKSONNEWPORT BEACH, CALIFORNIA 926638 0 8 WEST BAY AVENUEA NEW HOME FOR :e): bradsmitharchitect@gmail.com BRADFORD C. SMITH, ARCHITECT(949) 631 - 3682425 3OTH STREET, SUITE 22NEWPORT BEACH, CALIFORNIA 9266307 - 26 - 201918 - 35DATEPROJECT NO.SHEET NO.11-30-19Brad SmithRIGHT ELEVATIONSCALE: 1/4" = 1'-0"9FRONT ELEVATIONSCALE: 1/4" = 1'-0"(STREET SIDE)FRONT ELEVATIONSCALE: 1/4" = 1'-0"(STREET SIDE)(WITH TRELLIS) ELEVATION NOTES :1. 7/8" THICK EXTERIOR PLASTER.2. STONE VENEER - 1 1/4" MAX. THK. (SELECTION BY OWNER) REFER TO DETAIL 8/D.2 FOR VENEER MATERIAL, BACKING AND ANCHORING.3. 6 x 6 OUTLOOKER BEAMS W/4 x 4 WOOD TRELLIS MEMBERS.4. FASCIA BOARD, REFER TO DETAIL FOR SIZE AND SHAPE.5. COLOR COAT o/SHAPED HIGH DENSITY FOAM FASCIA TRIM.6. CLAY "S" TILE ROOFING MATERIAL, PER ROOF PLAN.7. FLAT CLAY TILE ROOFING MATERIAL, PER ROOF PLAN.8. OVERHEAD SECTIONAL GARAGE DOOR.9. DECORATIVE CHIMNEY SHROUD.10. 6 x 6 EXPOSED WOOD RAFTER TAILS.11. METAL GUARDRAIL o/+24" LOW PLANTER WALL +42" O.A.12. 1/2" THK. LAMINATED, TEMPERED SAFETY GLASS o/+16" LOW WALL +42" O.A.13. 12" DP. x 63" W. x 84" HT. RECESS W/ARCHED TOP AND TILE FIELD. (TILE SELECTION BY OWNER)14. 12" DIA. x 42" HT. PILASTER W/EXTERIOR PLASTER FINISH.15. EXTERIOR LIGHT FIXTURE. (SELECTION BY OWNER)16. 20 OZ. COPPER FLASHING W/ HEMMED EDGE.17. 20 OZ. COPPER STUCCO SCREED LOCATED 2" BELOW PLATE OR 2" ABV FIN. SURFACE.18. ELECTRIC METER, VERIFY EXACT LOCATION.19. GAS METER, VERIFY EXACT LOCATION.20 PROVIDE ADDRESS NUMBERS PLACED IN A POSITION THAT IS PLAINLY VISIBLE FROM THE STREET OR ROAD FRONTING PROPERTY. NUMBERS SHALL CONTRAST W/ BACKGROUND, BE ARABIC OR ALPHABETIC LETTERS AND SHALL BE A MIN. OF 4" HIGH W/A MINIMUM STROKE OF 1/2" PER SECTION (R319.1 CRC)21. LOW WALL W/EXTERIOR PLASTER FINISH AT +42".22. ENTRY DOOR WITH INTERLOCKING BRONZE WEATHER STRIPPING.23. 4 x 6 EXPOSED RAFTER TAILS.24. COLOR COAT o/1 1/2" x 3" HIGH DENSITY FOAM TRIM SURROUND.25. COLOR COAT o/1 1/2" x 3 HIGH DENSITY FOAM WATERTABLE TRIM.26. COLOR COAT o/HIGH DENSITY SHAPED FOAM TRIM.27. COLOR COAT o/HIGH DENSITY SHAPED FOAM CORBEL.28. METAL GUARDRAIL AT +42" HT.11111111111111111111129. EXTERIOR SHOWER W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE. (COLD WATER SUPPLY ONLY)30. METAL GUARDRAIL o/+24" LOW WALL +42" O.A.31. 3" DIA. 20 OZ. COPPER DOWNSPOUT.32. CONTINUOUS RAIN GUTTER, 5"-1/2 ROUND, 20 OZ. COPPER33. 2" DIA. DOWNSPOUT LOCATED IN WALL CAVITY.34. TANKLESS WATER HEATER 199,000 MAX. B.T.U. (48" MIN. VERTICAL CLEARANCE BENEATH)35. METAL GUARDRAIL o/+28" LOW WALL +42" O.A.36. BARGE BOARD, REFER TO DETAIL FOR SIZE AND SHAPE.37. 6 x 6 WOOD OUTLOOKER BEAM.38. INSIDE FACE OF PARAPET WALL AND DECK.39. 6 x 8 WOOD OUTLOOKER BEAM.40. METAL GUARDRAIL SPACED TO PRECLUDE A 4" SPHERE FROM PASSING THROUGH o/+30" LOW WALL +42" O.A.41. PROVIDE (2) DUAL FUNCTION SMART VENTS. (16" x 8" = 200 SQ. IN. EACH) INSTALL WITH BOTTOM OF OPENING WITHIN 1' OF EXTERIOR GRADE AND BELOW TOP OF CONCRETE CURB SUPPORTING THE SILL PLATE. PROVIDE 1" SQUARE OF OPENINGS PER EACH SQUARE FOOT OF GARAGE AREA. INDICATE THE LOCATION AND AREAS OF OPENINGS ON THE EXTERIOR ELEVATIONS. (N.B.M.C. 15.50.200(d).11127
42.7 S.F.624.7 S.F.252.0 S.F.95.8 S.F.84.0 S.F.208.4 S.F.575.7 S.F.536.5 S.F.12'-10"12'-8"24'-0"3'-4"24'-6"10'-6"3'-10"10'-2"23'-6"22'-10"25'-6"12'-6"23'-0"19'-8"24'-6"23'-6"25.0 S.F.25.0 S.F.24'-0"72.8 S.F.147.5 S.F.71.5 S.F.3.3 S.F.2'-0"12'-6"12"3'-4"20'-6"20'-6"25'-0"3'-6"7'-6"3'-2" 3'-6"SFA1FIRST FLOOR PLANFIRST FLOOR PLANSCALE: 1/4" = 1'-0"FIRST FLOOR : 1,817.2 S.F.No. C 14146LICNSEDARCHITEC TE S T A TEOFCALIFORNIADORDARBC.SM ITHF MR. & MRS. JACKSONNEWPORT BEACH, CALIFORNIA 926638 0 8 WEST BAY AVENUEA NEW HOME FOR :e): bradsmitharchitect@gmail.com BRADFORD C. SMITH, ARCHITECT(949) 631 - 3682425 3OTH STREET, SUITE 22NEWPORT BEACH, CALIFORNIA 9266307 - 26 - 201918 - 35DATEPROJECT NO.SHEET NO.11-30-19Brad SmithGARAGE : 947.7 S.F.SQUARE FOOTAGEANALYSIS NORTHNORTH JOB28
40.6 S.F.471.2 S.F.321.2 S.F.31.2 S.F.-20.2 S.F.693.2 S.F.-20.2 S.F.673.0 S.F.384.4 S.F.4'-6"19'-6"20'-6"7'-3"23'-6"22'-10"16'-10"29'-6" 11'-0" 15'-8"24'-2"13'-10"332.0 S.F.MODELNUMBERTRADENAMEPRODUCTMATERIAL
79.8 S.F.18.0 S.F.2'-9"11'-4"19'-6"4'-6"4'-6"2,146 PROVIDED1,024 SQ. IN. MIN.2,494 PROVIDED1,024 SQ. IN. MIN.4.3 S.F.9'-0"1'-3"5'-2"3'-6"3'-6"2%2%2%2%2%2%2%2%1%1%1%SFA2No. C 14146LICNSEDARCHITEC TE S T A TEOFCALIFORNIADORDARBC.SM ITHF MR. & MRS. JACKSONNEWPORT BEACH, CALIFORNIA 926638 0 8 WEST BAY AVENUEA NEW HOME FOR :e): bradsmitharchitect@gmail.com BRADFORD C. SMITH, ARCHITECT(949) 631 - 3682425 3OTH STREET, SUITE 22NEWPORT BEACH, CALIFORNIA 9266307 - 26 - 201918 - 35DATEPROJECT NO.SHEET NO.11-30-19Brad SmithSECOND FLOOR PLANSECOND FLOOR PLANSCALE: 1/4" = 1'-0"SECOND FLOOR : 2,355.7 S.F.SQUARE FOOTAGEANALYSIS NORTHNORTH JOB29
192.9 S.F.237.6 S.F.37.3 S.F.15'-8"9'-8"20'-2"5'-8"16'-0"6'-7"4'-7"54.1 S.F.11'-10"2%2%SL.SL.SL.2%2%2%2%2%2%2%2%SL.15'-2"23'-10"-1.0 S.F. -1.0 S.F.SFA3No. C 14146LICNSEDARCHITEC TE S T A TEOFCALIFORNIADORDARBC.SM ITHF MR. & MRS. JACKSONNEWPORT BEACH, CALIFORNIA 926638 0 8 WEST BAY AVENUEA NEW HOME FOR :e): bradsmitharchitect@gmail.com BRADFORD C. SMITH, ARCHITECT(949) 631 - 3682425 3OTH STREET, SUITE 22NEWPORT BEACH, CALIFORNIA 9266307 - 26 - 201918 - 35DATEPROJECT NO.SHEET NO.11-30-19Brad SmithTHIRD FLOOR PLANTHIRD FLOOR PLANSCALE: 1/4" = 1'-0"THIRD FLOOR FRONT: 430.5 S.F.THIRD FLOOR REAR: 91.4 S.F.TOTAL : 521.9 S.F.SQUARE FOOTAGEANALYSIS NORTHNORTH JOB30
STEAMWDSTORAGEELEVATORUP51" x 132" ISLANDSLOPEDINING9'-0" CL'G.WOOD FLOORINGLIVING9'-0" CL'G.WOOD FLOORINGKITCHEN9'-0" CL'G.WOOD FLOORINGBATH 29'-0" CL'G.TILELAUNDRY8'-0" CL'G.TILEPWDR.8'-0" CL'G.TILEENTRY9'-0" CL'G.WOOD FLOORING4 - CAR GARAGEBEDROOM 29'-0" CL'G.WOOD FLOORINGPANTRY8'-0" CL'G.WOOD FLOORINGCOVERED PATIO9'-0" CL'G.ENTRYPORCH1UP23456789LINE OF FLOOR ABOVEOPEN TOHALL 19'-0" CL'G.WOOD FLOORING8'-0" CL'G.60" R/OREF.TRASHSINKFRZR.SINKSINKOVENRAISED HEARTHABOVELAUNDRYCHUTESINKBROOMSDWDWPIZZA OVENLINE OF SECOND FLOOR ABOVELINE OF SECOND FLOOR ABOVELINE OF SECOND FLOOR ABOVE17R.2 x 62 x 62 x 62 x 62 x 62 x 82 x 82 x 62 x 62 x 62 x 62 x 62 x 62 x 62 x 62 x 62 x 82 x 8D.S.D.S.D.S.D.S.D.S.SLOPE1234567891011STORAGED.S.5'-0" x 8'-0"16R.2"1"6"OPENING5'-0" x 8'-0"OPENING3'-4" x 8'-0"OPENINGFLAT SOFFIT OPENINGLINE OF SECOND FLOOR ABOVE2 x 62 x 62"6"2 x 8NICHE2 x 6ELEVATOREQUIPT.2 x 6TANKLESSSHELVESTRASHMAIL SLOTP/AP/AP/AP/AD.S.D.S.D.S.D.S.D.S.D.S.D.S.LINE OF SECONDFLOOR ABOVE356.4 S.F.16'-1"27'-5"9'-2"13'-1"14'-5"27'-9 1/2"3'-11"120.1 S.F.23'-0"5'-0"5'-6"12'-0"11'-0"185.2 S.F.7'-2"1'-2"23'-6 1/2"6'-5"1'-2"7'-11 1/2"23'-8"1'-5"1'-5"20'-10"ELEVATORW/HF.A.U.MASTER BEDROOM8'-0" CL'G.MASTER BATH 18'-0" CL'G.MASTERCLOSET 18'-0" CL'G.MASTER HALL8'-0 CL'G.MASTERBATH 28'-0" CL'G.STAIR HALL/OFFICE8'-0" CL'G.HALL 28'-0" CL'G.BEDROOM 38'-0" CL'G.BEDROOM 48'-0" CL'G.HOME GYM/BEDROOM 58'-0" CL'G.BATH 38'-0" CL'G.TILEBATH 58'-0" CL'G.TILEBATH 48'-0" CL'G.TILEMASTERCLOSET 28'-0" CL'G.DN.OPEN TO BELOWDECKCLASS "A" ELASTOMERICDECKING MATERIALUPUPDN.12345678917161514131223456789101112131415161234567816R.14R.SEAT +18"FOYER8'-0 CL'G.ISLANDSL. CL'G.2"STEAM OUTLET+18"LINE OF FLOOR BELOWLINE OF FLOOR BELOWLINE OF FLOOR BELOWLINE OF FLOOR BELOWLINE OF FLOOR BELOWLINE OF THIRD FLOOR ABOVELINE OF THIRD FLOOR ABOVELINE OF THIRD FLOOR DECK ABOVELINE OF THIRD FLOOR ABOVELINE OF THIRD17R.CLOSETS BY OTHERS2 x 62 x 6CLOSETS BY OTHERSCLOSETS BY OTHERSCLOSETS BY OTHERSDECKCLASS "A" ELASTOMERICDECKING MATERIALD.S.D.S.D.S.LINE OF THIRD FLOOR DECK ABOVED.S.D.S.D.S.D.S.3'-10" x 7'-6" OPENINGARCHED OPENING1 1/2"1 1/2"1"TILEARCHED OPENINGARCHED OPENINGOPENINGLINE OF THIRD FLOOR ABOVELINE OF VERANDA ABOVE16R.10LAUNDRYCHUTEFLOOR ABOVEDESKARCHED OPENINGW.I.C.8'-0" CL'G.STORAGELINE OF THIRD FLOOR ABOVELINE OF FIRST FLOOR BELOWBENCHMODELNUMBERTRADENAMEPRODUCTMATERIAL 1 1/2"HI - POINTW.C. 28'-0" CL'G.MECH.8'-0" CL'G.W.C. 18'-0" CL'G.2 x 62 x 63'-6" x 7'-6" OPENING2 x 6D.S.D.S.HI - POINTD.S.D.S.522.9 S.F.156.6 S.F.24'-0"13'-2"27'-5"27'-9 1/2"19'-3 1/2"CL26'-5"15'-4"11'-1"5'-1"7'-0"186.3 S.F.6'-11 1/2"1'-4 1/2"7'-7"1'-8 1/2"22'-1"23'-6 1/2"7'-11 1/2"23'-8"FIRST AND SECONDOSAFIRST FLOOR PLANSCALE: 1/4" = 1'-0"No. C 14146LICNSEDARCHITEC TE S T A TEOFCALIFORNIADORDARBC.SM ITHF MR. & MRS. JACKSONNEWPORT BEACH, CALIFORNIA 926638 0 8 WEST BAY AVENUEA NEW HOME FOR :e): bradsmitharchitect@gmail.com BRADFORD C. SMITH, ARCHITECT(949) 631 - 3682425 3OTH STREET, SUITE 22NEWPORT BEACH, CALIFORNIA 9266307 - 26 - 201918 - 35DATEPROJECT NO.SHEET NO.11-30-19Brad SmithFLOOR PLANSSECOND FLOOR PLANOPEN SPACE ANALYSIS356.4 S.F.120.1 S.F.661.7 S.F.OPEN SPACE PROVIDED:SCALE: 1/4" = 1'-0"522.9 S.F.156.6 S.F.865.8 S.F.OPEN SPACE PROVIDED:1,527.5 S.F.TOTAL OPEN SPACE PROVIDED:186.3 S.F. NORTHNORTH JOB185.2 S.F.111111111131
(7.52FS)(7.47FS)(7.38FS)(7.56FS)(7.42FS)(E) (7.55FS)(3.50+)(3.73+)(3.47+)L&NAIL(E) (7.56)___138'-0"25'-9"9.00' ABOVE NAVD 88TOP OF SLAB ELEV. = 9.55'38.00'48.16'218.26'8.25'SETBACK LINESETBACK LINESETBACK LINESETBACK LINESETBACK LINE(N15°39'30"E 167.65')(N17°30'00"E 155.73')(L=36.33')(R=250.00')PLPLPLPL(S50°36'00"E 6.18')S72°29'50"E 28.92'SETBACK LINE7'-6"26'-5"23'-0"FIRST FLOOR OPEN SPACESECOND FLOOR OPEN SPACE15'-0"No. C 14146LICNSEDARCHITEC TE S T A TEOFCALIFORNIADORDARBC.SM ITHF MR. & MRS. JACKSONNEWPORT BEACH, CALIFORNIA 926638 0 8 WEST BAY AVENUEA NEW HOME FOR :e): bradsmitharchitect@gmail.com BRADFORD C. SMITH, ARCHITECT(949) 631 - 3682425 3OTH STREET, SUITE 22NEWPORT BEACH, CALIFORNIA 9266307 - 26 - 201918 - 35DATEPROJECT NO.SHEET NO.11-30-19Brad SmithBUILDABLE AREA EXHIBITBA8.25'12348.26'8.00'8.16'32.67/4 = 8.17'ESTABLISHED GRADEBUILDABLE AREA EXHIBITSCALE: 1/8" = 1'- 0" NORTHNORTH JOB1BUILDABLE AREA: 3,553.5 S.F.LEFT ELEVATION - OPEN SPACE EXHIBITSCALE: 1/4" = 1'-0"OPEN SPACE EXHIBIT32
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(7.52FS)(7.47FS)(7.38FS)(7.56FS)(7.42FS)(7.55FS)(7.82FS)(8.17FS)(7.95FS)(8.23FS)(8.23FS)(8.42FF)(8.36FS)(7.66FS)(7.61FS)(8.26FS)(7.55NG)(7.48NG)(7.53NG)(7.54NG)(7.23NG)(7.60FS)(7.86FS)(8.01FS)(8.06FS)(8.30FS)(8.08FS)(8.11FS)(8.07FS)(7.92FS)(7.84FS)(7.76FS)(7.69FS)(7.63FS)(7.59FS)(7.54FS)RAMP(3.50+)(3.73+)(3.47+)DOCK(7.38FS)(7.50FS)(7.47FS)(7.51FS)(7.54FS)(7.52FS)(7.69)SEWER MHWV(7.64)L&T L.S.5848L&T L.S.5848(7.48)(7.20)L&T L.S.5848L&NAIL(7.56)(8.44FF)(7.77FS)(7.71FS)(8.25FS)(7.79FS)(8.40FS)(7.91FS)(8.08FS)(7.95FS)(8.01FS)(8.37FS)(8.14FS)(8.16FS)(8.06FS)(8.34FS)(8.09FS)(8.02FS)(8.72TW)(7.88FS)(8.66TW)(9.09TW)(8.71TW)(8.77TW)(8.73TW)(7.88FS)(7.84FS)(7.70FS)(9.07TW)(7.69FS)(7.6FS)(7.50TC X)(6.88FS)(7.60TC X)(7.14FS)(7.14FS)(7.62TC X)(7.15FL)(7.82FS)(7.88GF)(7.77FS)(7.14FL)(7.13FL)(7.55FS)(7.00FL)(7.55FS)(7.69FS)(7.73FS)(7.73FS)(7.71FS)(7.59FS)(7.85FS)(8.16GF)(8.16GF)(8.00FS)(7.97FS)(8.12FS)(7.84FS)(8.21FS)(8.15FS)(8.17FS)(8.31FF)(11.44TW)(11.56TW)(13.25TW)(13.40TW)(13.43TW)(8.08FS)(7.96FS)(7.35FS)(6.92NG)(7.10NG)(7.37NG)(7.29NG)(10.12TW)(13.46TW)(10.30TW)(11.96TW)(11.98TW)(10.00TW)(12.71TW)(12.73TW)(7.89FS)(11.94TW)(8.05FS)(8.17FS)(9.16TW)(9.13TW)(9.15TW)(8.58TW)(8.60TW)(8.73TW)(7.42TW)(7.37TW)1'-6" BULKHEAD WALLTREETREEPG&E BOXAT&TWMEDISON(6.97FS)(7.43TC X)(7.93TG)STRIPDRAIN(7.69FS)(7.94FS)(28.42)RIDGE(30.94)RIDGE(29.34)RIDGERIDGE(32.79)(31.41)RIDGE2.92.73.02.75.222.23.01.72.43.525.05.02.5(7.75FS)(N15°39'30"E 167.65')(N17°30'00"E 155.73')(L=30.15')(R=250.00')L1(S50°36'00"E 6.18')BAY AVENUEL2(S72°29'50"E 28.92')LINE DATAL1L2RESIDENCEGARAGERESIDENCERESIDENCEGARAGERESIDENCEX XXPPPPPPPPPXGMTREETREETREESEWERCLEANOUTCONC.CONC.CONC.SECONDFLOORLINEDIRTCONC.CONC.CONC.CONC.CONC.CONC.ACACACACCONC.XCONC.CONC.CONC.CONC.CONC.CONC.CONC. X X XPILEASTERBOXPOSTPOSTPOSTPOSTGRADEBREAKPROPERTYLINELINEPROPERTYLINECENTERLINEPROPERTYPROPERTYLINE(7.39TW)(7.48TW)RdM SURVEYING INC.RON MIEDEMA L.S. 465323016 LAKE FOREST DR. #409LAGUNA HILLS, CA 92653(949) 858-2924 OFFICE(949) 858-3438 FAXRDMSURVEYING@COX.NETADDRESS OF PROJECT:BENCH MARK:LEGAL DESCRIPTION:OWNER:TOPOGRAPHIC SURVEYJOB: 69-50 DATE: 7/24/18NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY.DESCRIPTIONSURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE STARTING GRADING.LEGEND0'SCALE: 1"=8'8'16'NORTHXX(123.45)( )P.P.WMF.F.G.F.CONC.F.S.M.H.PA.C.T.G.DECKBRICKWALLFENCEMEAS. ELEVATIONSREC. BRG. & DIST.BUILDINGPROPERTY LINEPOWER POLEWATER METERFINISH FLOORGARAGE FLOORCONCRETEFINISH SURFACEMAN-HOLEPLANTERASPHALTTOP-GRATENATURAL GRADEN.G.BENCH MARKMR. AND MRS. TODD JACKSONLOT 35 OF TRACT MAP NO. 884BENCH MARK #1E-122-14808 WEST BAY AVE.NEWPORT BEACH, CANAVD88 DATUMELEVATION= 9.179LEAD AND TAG ELEVATION= 7.48RONMIEDEMANO. 4653EXP. 9/30/19LICENSEDLANDSURVE Y OR S T A T EOFCALIFORNIAC6No. C 14146LICNSEDARCHITEC TE S T A TEOFCALIFORNIADORDARBC.SM ITHF MR. & MRS. JACKSONNEWPORT BEACH, CALIFORNIA 926638 0 8 WEST BAY AVENUEA NEW HOME FOR :e): bradsmitharchitect@gmail.com BRADFORD C. SMITH, ARCHITECT(949) 631 - 3682425 3OTH STREET, SUITE 22NEWPORT BEACH, CALIFORNIA 9266307 - 26 - 201918 - 35DATEPROJECT NO.SHEET NO.11-30-19Brad SmithTOPOGRAPHIC SURVEY39
PMA Consulting, Inc.Consulting Structural Engineers28161 Casitas Ct., Laguna Niguel, CA 92677Phone: (714) 717-7542E-Mail: P.Petrov@PMA-BG.comREINFORCING THE EXISTING SEAWALLLOCATED AT:808 West Bay AvenueNewport Beach, CA 92661Mr. Todd Jackson808 West Bay AvenueNewport Beach, CA 92661PRELIMINARY FOR AICSW-0 12:07:48 PM40
N15°39'30"E 167.65'S72°29'50"E 28.92'N17°30'00"E 155.73'PMA Consulting, Inc.Consulting Structural Engineers28161 Casitas Ct., Laguna Niguel, CA 92677Phone: (714) 717-7542E-Mail: P.Petrov@PMA-BG.comREINFORCING THE EXISTING SEAWALLLOCATED AT:808 West Bay AvenueNewport Beach, CA 92661Mr. Todd Jackson808 West Bay AvenueNewport Beach, CA 92661PRELIMINARY FOR AICSW-1 12:07:52 PM41
(* )(* )NOTE :PMA Consulting, Inc.Consulting Structural Engineers28161 Casitas Ct., Laguna Niguel, CA 92677Phone: (714) 717-7542E-Mail: P.Petrov@PMA-BG.comREINFORCING THE EXISTING SEAWALLLOCATED AT:808 West Bay AvenueNewport Beach, CA 92661Mr. Todd Jackson808 West Bay AvenueNewport Beach, CA 92661PRELIMINARY FOR AICSW-2 12:07:54 PM42