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HomeMy WebLinkAbout20191114_ZA_Staff Report03/13/2018 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT November 14, 2019 Agenda Item No. 5 SUBJECT: Pickup Residence (PA2019-051) x Coastal Development Permit No. CD2019-011 SITE LOCATION: 23 Harbor Island APPLICANT: Ritner Group, Inc. OWNER: Mr. and Mrs. Todd Pickup PLANNER: Chelsea Crager, Associate Planner 949-644-3227, ccrager@newportbeachca.gov LAND USE AND ZONING x General Plan: RS-D (Single-Unit Residential Detached) x Zoning District : R-1 (Single-Unit Residential) x Coastal Land Use Category: RSD-A (Single Unit Residential Detached) (0.0-5.9 DU/AC) x Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY A coastal development permit (CDP) permit to demolish an existing single-family residence and construct a new two-story, 6,357-square-foot, single-family residence with an 815-square-foot garage. The project includes hardscape, drainage, and landscaping improvements. The project also includes accessory structures and a reinforced bulkhead with cap for coastal hazards protection located in the Harbor Island Tidelands. The proposed residence complies with all applicable development standards including height, setbacks, and floor area limits. No deviations are requested. The project includes improvements within the Harbor Island Tidelands, including accessory structures and the reinforcement and capping of the existing bulkhead, which are within the California Coastal Commission's coastal permit jurisdiction boundary and therefore require their review. This Coastal Development Permit is intended to cover portions of the project within the City’s permit authority as designated in the Local Coastal Program (Title 21 of the Newport Beach Municipal Code). 1 Pickup Residence (PA2019-051) Zoning Administrator, November 14, 2019 Page 2 Tmplt: 03/13/18 RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2019-011 (Attachment No. ZA 1). 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 a legal lot developed with a single-family residence. The neighborhood is predominantly developed with two-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. 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 (island interior) 15 feet 26 feet Front (water) 15 feet 15 feet Sides 4 feet 4 feet Allowable Floor Area (max.) 10,416 square feet 6,357 square feet Allowable 3rd Floor Area (max.) 781 square feet 0 square feet Open Space (min.) 781 square feet 1,744 square feet Parking (min.) 3-car garage 3-car garage Height (max.) 24-foot flat roof 29-foot sloped roof 29-foot sloped roof 2 Pickup Residence (PA2019-051) Zoning Administrator, November 14, 2019 Page 3 Tmplt: 03/13/18 Hazards x The property fronts the Newport Bay and is a private waterfront parcel. The project site is protected by an existing seawall with the top of the bulkhead at elevation 8.55 feet North American Vertical Datum of 1988 (NAVD 88). The existing bulkhead does not have noticeable signs of distress, however based on the bulkhead condition report, it is required to be repaired and raised. The site is also vulnerable to flooding from the adjacent street ends and other low-lying properties that will need to be protected in the future. The project includes a proposal to reinforce the existing wall and add a cap that will bring the height to 10.6 feet (NAVD 88). This portion of the project is located within the California Coastal Commission’s permit jurisdiction and therefore required their review. No development is proposed bayward of the existing seawall. x A Coastal Hazards Report and Sea Level Rise Analysis was prepared by William Simpson and Associates, Inc. dated April 17, 2019, for the project. The current maximum bay water elevation is 7.7 feet (NAVD 88). 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 NAVD 88. 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 NAVD 88 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. The report also identifies that there is a 0.5 percent chance (medium-high risk aversion scenario) that sea level rise (SLR) would be greater than 2.9 feet around the year 2070 and could as high as 13.1 feet NAVD 88 by the year 2100. If future SLR is greater than the likely estimate of the “low risk aversion” scenario by 2094 (10.6 feet NAVD 88), then the bulkhead can be raised without further bayward encroachment. x The finished floor elevation of the proposed single-family residence is 13.2 feet (NAVD 88), which complies with the minimum 9.00-foot (NAVD 88) elevation standard. The Coastal Hazard Report concludes that the bay water elevation (currently 7.7 feet NAVD 88) will not exceed the proposed finished floor of the single-family residence at elevation 13.2 feet (NAVD 88) for the anticipated 75- year life of the structure. x Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., 3 Pickup Residence (PA2019-051) Zoning Administrator, November 14, 2019 Page 4 Tmplt: 03/13/18 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 reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality x The property fronts the Newport Bay. Pursuant to NBMC Section 21.35.030 (Construction Pollution Prevention Plan), a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. A CPPP has been prepared and included in the plan sets for review and approval prior to the issuance of construction permits. Construction plans and activities will be required to adhere to the approved CPPP. x Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the site’s proximity to the water and because the development contains more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP/WQMP) was prepared by Toal Engineering, Inc., dated February 7, 2019. The final WQHP/WQMP will be required to be reviewed and approved by the City’s Engineer Geologist prior to building permit issuance. The WQHP/WQMP includes a polluted runoff and hydrologic site characterization, treatment control BMPs, use of a low-impact development approach and bioretention system to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be required to comply with the approved WQHP/WQMP prior to the issuance of building permits. x The project design addresses water quality with a construction erosion control plan and a post-construction drainage system that includes drainage and percolation features designed to retain dry weather runoff and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. 4 Pickup Residence (PA2019-051) Zoning Administrator, November 14, 2019 Page 5 Tmplt: 03/13/18 Public Access and Views x The project site is located on a privately gated island 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 an 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. 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 nearest coastal viewpoint is located at the end of Harbor Island Drive and is not visible from the site. 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 15 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 access to the harbor is available at the Balboa Basin, approximately 2,000 feet east of the property. Vertical and lateral access to the beach and harbor is also available at street ends throughout Balboa Island, approximately 1,300 feet southeast of the property. 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. 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 6,357-square- foot single-family residence. 5 Pickup Residence (PA2019-051) Zoning Administrator, November 14, 2019 Page 6 Tmplt: 03/13/18 PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: GBR/cc Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 03/13/2018 Attachment No. ZA 1 Draft Resolution 7 05-15-2018 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-011 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW TWO-STORY, SINGLE-FAMILY RESIDENCE INCLUDING AN ATTACHED GARAGE LOCATED AT 23 HARBOR ISLAND (PA2019-051) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Ritner Group, Inc., with respect to property located at 23 Harbor Island, requesting approval of a coastal development permit. 2. The lot at 23 Harbor Island is legally described as Lot 23 of Tract 802. 3. The applicant requests a coastal development permit to demolish an existing single- family residence and construct a new two-story, 6,357-square-foot, single-family residence with an 815-square-foot garage. The project includes hardscape, drainage, landscaping improvements, and accessory structures. The project also includes accessory structures and a reinforced bulkhead with cap for coastal hazards protection located in the Harbor Island Tidelands. The proposed residence complies with all applicable development standards including height, setbacks, and floor area limits. No deviations are requested. The portions of the project within the Harbor Island Tidelands are within the California Coastal Commission's coastal permit jurisdiction boundary and therefore require their review. 4. The project includes imrprovements with the Harbor Island Tidelands, which are within the California Coastal Commission’s permit jurisdiction. This Coastal Development Permit is intended to cover portions of the project within the City’s permit authority as designated in the certified Local Coastal Program (LCP) (Title 21 of the Newport Beach Municpal Code). 5. The subject property is designated RS-D (Single-Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single-Unit Residential) Zoning District. 6. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-A (Single Unit Residential Detached) (0.0-5.9 DU/AC) and it is located within the R-1 (Single-Unit Residential) Coastal Zone District. 7. A public hearing was held on November 14, 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 8 Zoning Administrator Resolution No. ZA2019-### Page 2 of 10 05-15-2018 Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 6,357-square- foot single-family residence. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 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 10,416 square feet and the proposed floor area is 6,357 square feet. b. The proposed development provides the minimum required setbacks, which are 15 feet along the front property line abutting the interior of Harbor Island, 4 feet along each side property line and 15 feet along the front property line on the waterfront, adjacent to the Harbor Island Tidelands. c. The highest guardrail is less than 24 feet from established grade (12.63 feet North American Vertical Datum of 1988 [NAVD 88]) and the highest ridge is no more than 9 Zoning Administrator Resolution No. ZA2019-### Page 3 of 10 05-15-2018 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-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. 3. The property fronts the Newport Bay and is a private waterfront parcel. The project site is protected by an existing seawall with the top of the bulkhead at elevation 8.55 feet (NAVD 88). The existing bulkhead does not have noticeable signs of distress, however it is recommended to be reinforced and raised. The site is also vulnerable to flooding from the adjacent street ends and other low-lying properties that will need to be protected in the future. The project proposes to reinforce the existing wall and add a cap that will bring the height to 10.6 feet (NAVD 88). No development is proposed bayward of the existing seawall. 4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by William Simpson and Associates, Inc. dated April 17, 2019, for the project. The current maximum bay water elevation is 7.7 feet NAVD 88. 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 NAVD 88 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. The report also identifies that there is a 0.5 percent chance (medium-high risk aversion scenario) that sea level rise (SLR) would be greater than 2.9 feet around the year 2070 and could as high as 13.1 feet NAVD 88 by the year 2100. If future SLR is greater than the likely estimate of the “low risk aversion” scenario by 2094 (10.6 feet NAVD 88), then the bulkhead can be raised without further bayward encroachment. 5. The finished floor elevation of the proposed single-family residence is 13.2 feet (NAVD 88), which complies with the minimum 9.00-foot (NAVD 88) elevation standard. The Coastal Hazard Report concludes that the bay water elevation (currently 7.7 feet NAVD 88) will not exceed the proposed finished floor of the single-family residence at elevation 13.2 feet (NAVD 88) for the anticipated 75-year life of the structure. 6. 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 10 Zoning Administrator Resolution No. ZA2019-### Page 4 of 10 05-15-2018 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. 7. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 8. The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. 9. The project design includes a post-construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on- site. Any water not retained on-site is directed to the City’s storm drain system. 10. The property fronts the Newport Bay. Pursuant to NBMC Section 21.35.030 (Construction Pollution Prevention Plan), a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. A CPPP has been prepared and included in the plan sets for review and approval prior to the issuance of construction permits. Construction plans and activities will be required to adhere to the approved CPPP. 11. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the site’s proximity to the water and because the development contains more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP/WQMP) was prepared by Toal Engineering, Inc., dated February 7, 2019. The final WQHP/WQMP will be required to be reviewed and approved by the City’s Engineer Geologist prior to building permit issuance. The WQHP/WQMP includes a polluted runoff and hydrologic site characterization, treatment control BMPs, use of a low-impact development approach and bioretention system to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be required to comply with the approved WQHP/WQMP prior to the issuance of building permits. 12. 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. 11 Zoning Administrator Resolution No. ZA2019-### Page 5 of 10 05-15-2018 13. 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 nearest coastal viewpoint is located at the end of Harbor Island Drive and is not visible from the site. 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 15 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. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone . Facts in Support of Finding: 1. The project site is located on a privately gated island 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 an 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 access to the harbor is available at the Balboa Basin, approximately 2,000 feet east of the property. Vertical and lateral access to the beach and harbor is also available at street ends throughout Balboa Island, approximately 1,300 feet southeast of the property. The project does not include any features that would obstruct access along these routes. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-011, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 12 Zoning Administrator Resolution No. ZA2019-### Page 6 of 10 05-15-2018 3. This coastal development permit is intended to cover portions of the project within the City’s permit authority under the certified Local Coastal Program. The portions of the project within the Harbor Island Tidelands are within the California Coastal Commission's coastal permit jurisdiction boundary and therefore require their review. 4. 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 14H DAY OF NOVEMBER, 2019. _____________________________________ Jim Campbell, Zoning Administrator 13 Zoning Administrator Resolution No. ZA2019-### Page 7 of 10 05-15-2018 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 finalization of building permits for the new residence, the existing bulkhead or similar flood protection improvement shall be raised or replaced to provide a minimum elevation of 10.6 feet (NAVD 88). All improvements shall occur landward of the existing bulkhead. The plans shall also demonstrate that the wall can be augmented to a greater height if the future sea level rise is greater than the likely estimate of the “low risk aversion” scenario by 2094 (10.6 feet NAVD88). 3. 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. 4. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. This letter shall be scanned into the plan set prior to building permit issuance. 5. 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. No demolition or construction materials shall be stored on public property. 6. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 7. This Coastal Development Permit does not authorize any development bayward of the private property. 8. The applicant is responsible for compliance with the Migratory Bird Treaty Act. In compliance with the (MBTA), grading, brush removal, building demolition, tree trimming, 14 Zoning Administrator Resolution No. ZA2019-### Page 8 of 10 05-15-2018 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. 9. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 10. 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. 11. 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. 12. 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. 13. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 14. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 15. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 15 Zoning Administrator Resolution No. ZA2019-### Page 9 of 10 05-15-2018 16. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 17. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 18. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 19. Prior to the issuance of 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. 20. 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. 21. Prior to the issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the approved CPPP and WQHP/WQMP and any changes could require separate review and approval by the Building Division. 22. 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. 23. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 24. 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. 25. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 16 Zoning Administrator Resolution No. ZA2019-### Page 10 of 10 05-15-2018 26. This Coastal Development Permit No. CD2019-011 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. 27. Prior to the issuance of building permits, the applicant shall obtain a coastal development permit or other authorization of improvement for areas within the California Coastal Commission’s permit jurisdiction, as determined by the California Coastal Commission. 28. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Pickup Residence including, but not limited to, Coastal Development Permit No. CD2019-011 (PA2019-051). 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. 17 03/13/2018 Attachment No. ZA 2 Vicinity Map 18 03/13/2018 VICINITY MAP Coastal Development Permit No. CD2019-011 PA2019-051 23 Harbor Island Subject Property 19 03/13/2018 Attachment No. ZA 3 Project Plans 20 DETAIL REFERENCESHEET NUMBERSECTION INDICATORREVISION NUMBERREVISION REFERENCEPLAN NOTE REFERENCE NUMBERFLOOR PLAN, SOFFIT/UTILITY,&ELEVATION KEYNOTESECTION INDICATORSHEET NUMBERBUILDING SECTIONPROPOSED USE: NEW SINGLE FAMILY DETACHEDNUMBER OF STORIES: 2CONSTRUCTION TYPE: V-BOCCUPANCY: R-1 DWELLINGS, U- GARAGESFIRE SPRINKLERS: REQUIRED, CRC SEC. R313.3 SYSTEM - NFPA 13D SYSTEM THROUGHOUT INCLUDING ATTIC PER R309.6, R313.1, R313.2 & R313.3ABBREVIATIONSXXXXXXWITHOUTW/OWROUGHT IRONWIWATER HEATERWHWINDOWWDWWOODWDWATER CLOSETWCWITHW/WASHERWVERTICALVERTUNLESS OTHERWISE NOTEDUONUNFINISHEDUNFINUNIFORM BUILDING CODEUBCTYPICALTYPTELEVISIONTVTOP OF WALLTOWTOP OF PAVINGTOPTOP OF MASONRYTOMTOP OF CURBTOCTONGUE AND GROOVET & GTELEPHONETELTRASH COMPACTORTCT & B TOP AND BOTTOMSQUARESQSTANDARDSTDSTAGGEREDSTAGSERVICE SINKSSSHELF AND POLES & PSLIDINGSLSIMILARSIMSHOWERSHOWSHEATHINGSHTGSINGLE HUNGSHSELECT STRUCTURALSSSC SOLID COREROUGH OPENINGROROOF JOISTRJREQUIREDREQ'DREINFORCINGREINFREFRIGERATORREFRREDWOODRDWDROOF DRAINRDRETURN AIR GRILLERAGRADIUSRPOLY VINYL CHLORIDEPVCPRESSURE TREATEDPTDFPOUNDS/SQUARE INCHPSIPOUNDS/SQUARE FOOTPSFPAIRPRPLYWOODPLYWDPUSH-BUTTONPBOPTIONALOPTOPPOSITEOPPON CENTEROCNOT TO SCALENTSNUMBERNONOT IN CONTRACTNICNGNATURAL GRADEMASONRY OPENINGMOMINIMUMMINMANUFACTURERMFRMEDICINE CABINETMCMACHINE BOLTMBMAXIMUMMAXMASONRYMASLAG BOLTLBINTERIORINTINSUL INSULATIONHORIZONTALHORIZHEADERHDRHCHOLLOW COREGLUE LAMINATED BEAMGLBGARBAGE DISPOSALGDGALVANIZEDGALVGAUGEGAFOOTINGFTGFOOT/FEETFTFACE OF STUDFOSFACE OF MASONRYFOMFLUORESCENTFLUORFLOORFLRFLOOR JOISTFJFINISHFINFUEL GAS / FINISH GRADEFGFINISH FLOORFFFOUNDATIONFDNFORCED AIR UNITFAUEXTERIOREXTEACH WAYEWEQUIPMENTEQUIPEQUALEQELEVATORELEVEAEACHDOWNSPOUTDSDRAWINGDWGDOWNDNDOUBLE HUNGDHDIMENSIONDIMDIAGONALDIAGDIAMETERDIADETAILDETDRINKING FOUNTAINDFDOUBLEDBLDDRYERCONT CONTINUOUSCONST CONSTRUCTIONCONC CONCRETECOL COLUMNCLR CLEARCLG CEILINGCJCEILING JOISTCICAST IRONBTM BOTTOMBM BEAMBLKG BLOCKINGBLDG BUILDINGAPPROXIMATELYAPPROXALUMINUMALALTERNATEALTAIR CONDITIONINGA/CANCHOR BOLTABDOUGLAS FIRADAREA DRAINCURTAINCURTDRDOORELELEVATIONFDFLOOR DRAINDISPOSALDISPGIGALVANIZED IRONGLGLASS / GLAZINGLTWT LIGHTWEIGHTOSA OUTSIDE AIRTBTOWEL BARTPD TOILET PAPER DISPENSERTEMPERED GLASSTEMP GLVTR VENT THROUGH ROOFVVOLTSGYPSUM WALLBOARDGYP BDA4.1 BUILDING SECTIONS (1/4" = 1'-0")ARCHITECTURALA3.1PROJECT DATACODE COMPLIANCE:SPECIAL INSTRUCTIONS: FIRE SPRINKLER SYSTEM - NFPA 13DOBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOFSHEATHING INSPECTION23 Harbor Island 2016 CALIFORNIA RESIDENTIAL CODE2016 CALIFORNIA MECHANICAL CODE2016 CALIFORNIA PLUMBING CODE2016 CALIFORNIA ELECTRICAL CODE2016 CALIFORNIA ENERGY CODE2016 CALIFORNIA GREEN BUILDINGSTANDARDS CODE2016 CALIFORNIA ENERGY EFFICIENCYSTANDARDS CODECITY OF NEWPORT BEACH REGULATIONSAND ORDINANCESA4.2RITNER GROUP, INC.503 32ND STREET, SUITE 130NEWPORT BEACH, CA 92663(949) 999-3255PHONE:ARCHITECT/DESIGNRON RITNERCONTACT:OWNER:NEWPORT BEACH, CA 92660PHONE: (949) 250-1020FOREST STUDIO332 FOREST AVE. SUITE 4LAGUNA BEACH, CA 92651(949) 497-0202PHONE:BOB WHITECONTACT:INDEX OF DRAWINGSThe Pickup ResidenceCOVER SHEETA5.1 EXTERIOR ELEVATIONS (1/4" = 1'-0")PROJECT DIRECTORY23 HARBOR ISLAND LLC31 CAPE ANDOVERCONTACT: TODD PICKUPA2.2DEFERRED SUBMITTALS: FIRE SPRINKLER - NFPA 13D SYSTEM THROUGHOUT INCLUDING ATTIC HVAC EQUIPMENT AND DUCTWORK ENCROACHMENT PERMITPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:C1.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-COVERO:\2018-PROJECTS\18001\CD\18001-PLN-COVER September 12, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--NROOF PLAN (1/4" = 1'-0")BUILDING SECTIONS (1/4" = 1'-0")GENERAL NOTES:1. THE UTILITY CONSULTING ENGINEER IS TO ATTENDON-SITE MEETINGS WITH THE UTILITY COMPANIESTO DETERMINE ALLOWABLE LOCATIONS. AMINIMUM OF 48 HOURS WRITTEN NOTICE FORTHE MEETING IS REQUIRED.2. REQUIRED HERS TESTING AND/OR VERIFICATION MUST BEDONE BY A CERTIFIED HOME ENERGY RATER UNDER THESUPERVISION OF A CEC-APPROVED HERS PROVIDER USINGCEC APPROVED TESTING AND/OR VERIFICATION METHODSAND MUST BE REPORTED ON THE CF-4R INSTALLATIONCERTIFICATE.3. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORTBEACH DOES NOT RELIEVE APPLICANTS OF THE LEGALREQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THEPROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTAC YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENTOF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.4. PRIOR TO PERFORMING ANY WORK IN THE CITYRIGHT-OF-WAYAN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THEPUBLIC WORKS DEPARTMENT.5. A Cal-OSHA PERMIT IS REQUIRED FOR EXCAVATIONSDEEPER THAN 5'-0" AND FOR SHORING AND UNDERPINNING.CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT.6. THE PROJECT LANDSCAPE AREA SHALL BE LESS THAN 500 sf7. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHERFREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWSAND PERMITS.8. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILSAND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOTEXCEED 42" FROM EXISTING GRADE PRIOR TO CONSTRUCTIONWITHIN THE REQUIRED FRONT YARD SETBACK AREA.9. ALL PERMITS RELATED TO THE PROPOSED PROJECT SHALL BEISSUED AT THE SAME TIME, OR SEPARATE PLANS AND PLANREVIEW WILL BE REQUIRED FOR ITEMS NOT ISSUED WITH THISREVIEW.a. ACCESSORY STRUCTURES, DETACHED PATIO COVERS ANDTRELLISb. MASONRY OR CONCRETE FENCES OVER 3.5 FT HIGHc. RETAINING WALLS OVER 4' FROM BOTTOM OF FOUNDATION TOTOP OF WALLRECYCLE AND OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THENON-HAZARDOUS CONSTRUCTION AND DEMOLITION WASTE INACCORDANCE WITH SECTION 4.408.1 CalGreen CODE.DEFERRED SUBMITTAL TO BE REVIEWED BY PROJECT ARCHITECTOR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTALFOR PLAN CHECK OR APPROVAL BY THE CITY.PROJECT DESCRIPTION:10.11.SOILSCIVILTOAL ENGINEERING INC.139 AVENIDA NAVARRO,SAN CLEMENTE, CA 92672(949) 492-8586PHONE:CONTACT: CALEB RIOST-24HERITAGE ENERGY GROUP470 WALDIRVINE, CA 92618(949) 789-7221PHONE:RUDY SAINSCONTACT:LANDSCAPEC1-1 COVER SHEETGN-1 CALIFORNIA GREEN RESIDENTIAL MINIMUM REQUIREMENTSLEGENDINSPECTION PROGRAM:1. DEPUTY INSPECTORS ARE REQUIRED TO BE REGISTERED WITHTHE CITY OF NEWPORT BEACH.PORTION OF WORK REQUIRING INSPECTIONCONTINUOUSPERIODICDESCRIPTION, LOCATIONS, REMARKS, ETC.X---EXPANSION / EPOXY ANCHORSX---ALL STRUCTURAL WELDING---XSHEAR WALL NAILING---XSTRUCTURAL MASONRYGROUTING, STEM AND FOOTING REINF.VICINITY MAP2. SPECIAL AND / OR DEPUTY INSPECTIONS SHALL BE PROVIDEDDURING CONSTRUCTION ON THE FOLLOWING TYPES OF WORK:---------"HERS" VERIFICATION--- XA5.2 EXTERIOR ELEVATIONS (1/4" = 1'-0")Newport Beach, CASP-1.1 ARCHITECTURAL SITE PLAN (1/4" = 1'-0")SECOND LEVEL FLOOR PLAN (1/4" = 1'-0")ZONING: R-1A2.1 MAIN LEVEL FLOOR PLAN (1/4" = 1'-0")PROJECTSITEGN-2 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTSPROJECT ADDRESS23 HARBOR ISLANDNEWPORT BEACH, CA. 92663ASSESOR'S PARCEL NUMBER: 050-230-27LOT 22 - TRACT 802CIVILC-4C-2SECTIONS & DETAILSC-3EROSION CONTROL PLANPRECISE GRADING & DRAINAGE PLANC-1 TITLE SHEETSCH1.1 WINDOW SCHEDULESCH1.2 WINDOW TYPESSCH2.1 DOOR SCHEDULESCH2.2 DOOR TYPESA6.1 MAIN LEVEL ELECTRICAL PLAN (1/4" = 1'-0")A6.2 SECOND LEVEL ELECTRICAL PLAN (1/4" = 1'-0")A1.1 SLAB EDGE PLAN (1/4" = 1'-0")A8.1 MAIN LEVEL REFLECTED CEILING PLAN (1/4" = 1'-0")A8.2 SECOND LEVEL REFLECTED CEILING PLANS (1/4" = 1'-0")A7.1 MAIN LEVEL MECHANICAL PLAN (1/4" = 1'-0")A7.2 SECOND LEVEL MECHANICAL PLAN (1/4" = 1'-0")D1.1 ARCHITECTURAL DETAILSD1.2 ARCHITECTURAL DETAILSD2.1D3.1D4.1STRUCTURALSD-1S-1.1SECOND FLOOR FRAMING PLANS-1.2FOUNDATION DETAILSFOUNDATION PLANSN-1 STRUCTURAL GENERAL NOTESSD-2 STRUCTURAL DETAILSSD-3 STRUCTURAL DETAILST24.1a TITLE 24 ENERGY COMPLIANCE SHEETT24.MM MANDATORY MEASUREST24.1b TITLE 24 ENERGY COMPLIANCE SHEETC-6 SOILS REPORT RECOMMENDATIONSA9.1 OVERLAY PLANS (1/4" = 1'-0")SOILS REPORT: PREPARED BY: PETRAREPORT No 00-0000 DATED 00-00-2018PROJECT SCOPE:DEMOLITION OF EXISTING TWO-STORY RESIDENCE, GARAGE ANDASSOCIATED LANDSCAPING.CONSTRUCT NEW TWO-STORY 5,462 s.f. SINGLE FAMILY RESIDENCEWITH AN ATTACHED 815 s.f. THREE CAR GARAGE. THE PROJECTINCLUDES HARDSCAPE AND SUBSURFACE DRAINAGE FACILITIESWITHIN THE CONFINES OF THE PRIVATE PROPERTY.A4.3 BUILDING SECTIONS (1/4" = 1'-0")A4.4 BUILDING SECTIONS (1/4" = 1'-0")EPT DESIGN LANDSCAPE ARCHITECTURE844 EAST GREEN STREET, SUITE 201PASADENA, CA 91101(626) 795-2008PHONE:CONTACT: BRADLEY FRANKELPETRA GEOSCIENCES, INC.3190 AIRPORT LOOP DR, SUITE J1COSTA MESA, CA 92626(714) 549-8921PHONE:DARREL ROBERTSCONTACT:ARCHITECTURAL DETAILSARCHITECTURAL DETAILSARCHITECTURAL DETAILSD1.3Zoning RequirementsLot Area:7,793 Sq. Ft.Setbacks:Front:15'Sides:4'Front:15'(no projection of living space at second floor)Buildable Lot Area:4,485 Sq. Ft.Allowable (4,485 x 2)Floor Area Limit:8,970 Sq. Ft.Proposed Floor Area:6,357 Sq. Ft.Required Open Space:673 Sq. Ft.(4,485 Sq. Ft. x 15%)Proposed Open Space:913 Sq. Ft.First Floor Entry Courtyard:861 Sq. Ft.Second Floor Entry Courtyard:Total Proposed Open Space:1,774 Sq. Ft.Maximum Building Height:24' Flat Roof29' Pitched RoofParking Requirements:(3) Cars Minimum Clear Dimension 20' x 28'-3"Area TabulationsFirst Floor (Livable):1,924 Sq. Ft.Covered Entry Gallery:170 Sq. Ft.Total (Livable):5,462 Sq. Ft.Covered Porch: 383 Sq. Ft.Second Floor (Livable):2,985 Sq. Ft.Garage:815 Sq. Ft.Mechanical:37 Sq. Ft.Total:895 Sq. Ft.Proposed Building Area:Total (Livable):5,462 Sq. Ft.Garage / Mechanical:895 Sq. Ft.Total Proposed Building Area:6,357 Sq. Ft.Allowable Building Area: 8,970 Sq. Ft.Pool Equipment:43 Sq. Ft.L1.01 CONSTRUCTION PLANSTRUCTURALRIGHT ENGINEERING26040 ACERO, SUITE 100MISSION VIEJO, CA 92691(949) 855-2300PHONE:CONTACT: RA'ID GHOULIARCHITECTURAL DETAILSL2.01 IRRIGATION PLANL3.01 PLANTING PLANC-5 SOILS REPORT RECOMMENDATIONS1-1 TOPOGRAPHIC SURVEYLANDSCAPESN-2 STRUCTURAL GENERAL NOTESSN-3 STRUCTURAL GENERAL NOTESROOF FRAMING PLANS-1.3L2.10 IRRIGATION DETAILS21 CAL GREENRESIDENTIALMINIMUMREQUIREMENTSCAL GREEN - Residential Minimum RequirementsPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:GN-1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-GBC NOTESO:\2018-PROJECTS\18001\CD\18001-GBC NOTES September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--22 RESIDENTIALCONSTRUCTIONMINIMUMREQUIREMENTSResidential Construction Minimum Requirements NotesPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:GN-2SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-GN2O:\2018-PROJECTS\18001\CD\18001-GN2 September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--23 coatsNatalie'sOfficeStorageEntryFoyerKitchenPantry3-CarGarageCovered PorchLivingRoomPdrStorageMech /ElectricalPool Equip.Property LineA.N.G.Point 112.85'A.N.G.Point 412.82'A.N.G.Point 312.27'A.N.G.Point 212.59'20' x 28'-3" MinParking Required4'-0"Setback15'-0" Setback11'-3"3'-214"4'-31516"4'-0"Setback4'-0316"3'-4116"4'-0"Setback4'-0"Setback4'-0"SetbackProperty LineProperty Line15'-0" Setback3'-0116"Line Indicates the BuildingEnvelope for the LotLine Indicates the BuildingEnvelope for the LotLine Indicates the BuildingEnvelope for the LotNote:No work proposed within theTidelands leased Areawithout prior approval from theCalifornia Coastal CommissionTidelands Leased AreaExisting screen wallto remainExisting screen wallto remainArchitectural Site PlanSCALE: 1/8" = 1'-0"ARCHITECTURALSITE PLANPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:SP-1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-SITEO:\2018-PROJECTS\18001\CD\18001-PLN-SITE September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--PROJECT ADDRESS23 HARBOR ISLANDNEWPORT BEACH, CA. 92663ASSESOR'S PARCEL NUMBER: 050-230-27LOT 22, TRACT 8026. The discharge of pollutants to any storm drainagesystem is prohibited. No solid waste, petroleumbyproducts, soil particulate, construction wastematerials, or wastewater generated on constructionsites or by construction activities shall be placed,conveyed or discharged into the street, gutter orstorm drain system.7. In Accordance with Planning Area 6 (PA6) of theHeadlands Development and Conservation Plan(HDCP), This house is a Single-Family Dwelling.8. An approved encroachment permit is required forall work activities within the public right-of-way,public easement and on city facilities.9. All work related to wastewater in the publicright-of-way shall be performed by a C-42 licensedSanitation Sewer Contractor or an A LicensedGeneral Engineering Contractor.General Notes:1. Refer to Site Drainage Plan sheetfor existing grade elevations andfinish grade elevations.2. Surveyor or Engineer shall permanentlymonument property corners or offsetsbefore starting grading.3. Fences, Gates, Walls, Planter boxes, Patio covers,and other freestanding structures cannot exceed 6'measured from Natural Grade within required sideyard setback.4. Finish grade within 10 feet of the new structure/addition shall be sloped a minimum of 2 % awayfrom the building for drainage purpose.5. Additions, remodels or renovations of a single familyhome with an existing pool require the suction outletof the existing pool, spa, or toddler pool to beupgraded so as to be equipped with an approvedanti-entrapment cover meeting the current standardsof ASTM or ASME per section 115920 HSC.Area for Determining slope CaculationA.N.G. Point # 1 12.85'A.N.G. Point # 2 12.59'A.N.G. Point # 3 12.27'A.N.G. Point # 4 12.82'Total50.53'Divided by 412.63'A.N.G. (Average Natural Grade)Grade EstablishmentArea TabulationsFirst Floor (Livable):1,924 Sq. Ft.Covered Entry Gallery:170 Sq. Ft.Total (Livable):5,462 Sq. Ft.Covered Porch:383 Sq. Ft.Second Floor (Livable):2,985 Sq. Ft.Garage:815 Sq. Ft.Mechanical:37 Sq. Ft.Total:895 Sq. Ft.Proposed Building Area:Total (Livable):5,462 Sq. Ft.Garage / Mechanical: 895 Sq. Ft.Total Proposed Building Area:6,357 Sq. Ft.Allowable Building Area:8,970 Sq. Ft.Pool Equipment:43 Sq. Ft.Zoning RequirementsLot Area:7,793 Sq. Ft.Setbacks:Front: 15'Sides:4'Front:15'(no projection of living space at second floor)Buildable Lot Area:4,485 Sq. Ft.Allowable (4,485 x 2)Floor Area Limit:8,970 Sq. Ft.Proposed Floor Area:6,357 Sq. Ft.Required Open Space:673 Sq. Ft.(4,485 Sq. Ft. x 15%)Proposed Open Space:913 Sq. Ft.First Floor Entry Courtyard:861 Sq. Ft.Second Floor Entry Courtyard:Total Proposed Open Space:1,774 Sq. Ft.Maximum Building Height:24' Flat Roof29' Pitched RoofParking Requirements:(3) Cars Minimum Clear Dimension20' x 28'-3"10. A Public Works Department Encroachment Permitinspection is required before the Building DepartmentPermit Final can be issued. At the time of Public WorksDepartment inspection, if any of the existing publicimprovements surrounding the site is damaged, newconcrete sidewalk, curb and gutter, and alley/streetpavement will be required. Additionally, if existingutilities infrastructure are deemed substandard, a new1-inch water service, water meter box, sewer lateraland/or cleanout with box and lid will be required. 100%of the cost shall be borne by the property owner(Municipal Codes 14.24.020 and 14.08.030). Saiddetermination and the extent of the repair work shallbe made at the discretion of the Public Works Inspector.24 WINDOW NOTESMain Level WindowsDESCRIPTIONMANUFACTUREREMARKSROOM NAMESYMWIDTH HEIGHTTYPEMATERIALWINDOWW I N D O W S C H E D U L ESIZEFRAMEDIVIDED LITESHARDWAREMATERIALQUANTITY-2Natalie's Office A7'-0"4'-0"-3AW101W1021. All Glazing to be true divided lites. All Glazing to be Laminated Glass Single Pane Tempered2.Iron Frame WindowsThe General Contractor, Framer and Door and Window Installer are3.to verify all Door and Window Openings with the Shop Drawings andfield conditions. Dimensions provided on this Schedule are for theAll rogh opening dimensions are to be coordinated with the Doorpurpose of the preparation of the Door and Window Shop Drawings.and Window Shop Drawings. ( Failure to do so is the Responsibilityof the General Contractor and Sub Contractor.)Iron Frame Windows By:W201U-VALUEFENESTRATIONLOW -E GLASSRETRACTABLELeftRight(OutsideBedroom 3 RetreatW203Bath 4-1D-2E-1-12'-0"2'-0"W205INSIDE( OPERABLE WINDOWS ONLY )OPERATINGDIRECTIONGLAZING4'-6"7'-0"3'-11"-BW1033'-0"9'-0" Awning (3) Operable lower PaneW104-2-Wood34'-0"3'-11"W207W208W2092-Wood14'-0"6'-0"14'-0"2'-6"W210-1FixedCFINISH-Hinge side)4'-0"5'-4"4'-0"4'-0"Pair / Mulled Double HungHallHallDual PaneSecond Level Windows4'-0"Dual Pane4'-0"3'-0"Dual PaneDual PaneSHGCKitchenDETAILSHWINDOWJS10W2HSCREENSM1. All Glazing to be true divided lites. All Glazing to be Dual Pane2.Wood WindowsThe General Contractor, Framer and Door and Window Installer are3.to verify all Door and Window Openings with the Shop Drawings andfield conditions. Dimensions provided on this Schedule are for theAll rogh opening dimensions are to be coordinated with the Doorpurpose of the preparation of the Door and Window Shop Drawings.and Window Shop Drawings. ( Failure to do so is the Responsibilityof the General Contractor and Sub Contractor.)Fenestrations must have temporary and permanent labelsDucts must be sealed and field verified by a HERS certified1.2.special inspector.The load resistance of glass under uniform load shall bedetermined in accordance with ASTM E 1300.Glazing notesEach pane of safety glazing installed in hazardous locationsGlazing in swinging, sliding, and bifold doors 9 square feet or less2.shall be a minimum category classification of I ( CPSC 16 CFR 1201)Glazing over 9 square feet in area with bottom edge less than 18"3.above the floor and exposed top edge greater than 36" aboveshall be identified (acid etched, sand blasted, ceramic fired, etc)by a manufacturer's designation, the manufacturer or installer andthe safety glazing standard which it complies. Multi-pane assembliesshall be identified lper CRC R308.1. [CRC R308.1]and II (CPSC 16 CFR 1201) when more than 9 square feet or sliding.[Table R308.3.1 (1), R308.3.1]the floor shall be safety glazed. [CRC R308.4.3]Glazing in doors and enclosures for hot tubs, whirlpools, saunas,4.steam rooms, bathrooms showers less than 5' above the standingsurface shall have a minimum category classification of II (CPSC 16CFR 1201). [ CRC Table R308.3.1 (1) & 308.4.5]Factory StainWired Brushed FinishFactory StainWired Brushed Finish-W211-15'-0"8'-0"-1Dual PaneEgress NotesEvery sleeping room shall have at least one operable emergency escapeAll Emergency escape and rescue openings shall have;1.2.- The bottom of the opening shall not be more than 44 inches above the floor.and rescue opening (Window or Door). Emergency escape and rescueopeninig shall open directly in a public way, or to a yard or court thatopens to a public way.- Minimum set clear opening height of 24" and width of 20"- Minimum net clear opening of 5.7 square feet (5.0 at grade level)Note: in order to meet the minimum clear opening of 5.7 square feet, eitherthe width or height, or borh, must exceed the minimum dimension (seefigure Below). The net clear opening dimensions required shall be obtainedby the normal operation of the emergency escape and rescue openingfrom the inside.CasementAMin. Clear20"Min. Clear-Dual PaneDual PaneDual PaneDual Pane-CasementDual PaneMaster WC Wood2W2H2W2H Dual PaneMaster Walk-In-Laundry-1 Dual PaneWoodMaster GalleryFactory StainWired Brushed Finish-2Dual PaneBath 2-12W2H Dual PaneWoodFactory StainWired Brushed Finish4'-0"7'-6"-1-Dual PaneLivingDual PaneDual Pane-Steelworks Etc., Inc.2586 Calcite CircleNewbury Park, CA 91320(805) 499-3400Steel FrameFactoryFinish11Dual PaneDual PaneSteelworks Etc., Inc.Pair CasementCasementCasementFixedMaster Shower2W2HTempered---W212W213-W206Upper Family4'-0"4'-0"-WoodFactory StainWired Brushed Finish4'-0"3'-2"Master SuiteWoodFactory StainWired Brushed Finish4'-0"3'-6"-24'-0"5'-0"3-Dual PaneDual PaneTempered2'-0"2'-0"2W2HDual Pane--Bedroom 2-22W2H Dual PaneGeneral notesWood Windows By:Millworks Etc., Inc Doors and Windows2586 Calcite CircleNewbury Park, CA 91320(805) 499-34001.---W204W202E4'-0"4'-0-4Dual Pane-4'-0"3'-6"-1Dual Pane------------Fixed w/ Hopper AboveWoodFactory StainWired Brushed Finish--Millworks Etc., Inc.TemperedNatalie's OfficeFixed w/ Hopper AboveWoodFactory StainWired Brushed FinishTempered----/D2.1-/D2.1-/D2.1(3) Unit CasementWoodFactory StainWired Brushed Finish6W2HW214W215WoodFactory StainWired Brushed FinishWoodFactory StainWired Brushed FinishWoodFactory StainWired Brushed FinishWoodFactory StainWired Brushed FinishWoodFactory StainWired Brushed FinishWoodFactory StainWired Brushed FinishWoodFactory StainWired Brushed FinishWoodFactory StainWired Brushed FinishBedroom 3 RetreatDouble HungBedroom 4 RetreatBedroom 4 RetreatDouble HungD4'-0"5'-4"-Bedroom 4 Bedroom 4 -------------------------------------------Double Hung-Pair / Mulled Double Hung-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1-/D2.1-/D2.1-/D2.1-/D2.1-/D2.1-/D2.1-/D2.1-/D2.1-/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1-/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.1-/D2.1-/D2.1 -/D2.1-/D2.14W2H4W2H3W2H3W2H4W3H3W2HFGHEEJKLMEE2W2H-Double Hung3W2H-Double Hung3W2H-Upper Family6W2H2W2H----Master Gallery2W2H6W2HTemperedDouble Hung3W2H-W216W217W218W219W220W221W222Master SuiteWoodFactory StainWired Brushed FinishDouble HungWoodFactory StainWired Brushed FinishDouble Hung4'-0"5'-0"EMaster Bath-/D2.1-/D2.1-/D2.1-/D2.13W2H--------3-Dual Pane----WoodFactory StainWired Brushed FinishCasementHFactory StainWired Brushed FinishCasementNWoodFactory StainWired Brushed FinishNWoodFactory StainWired Brushed FinishNWoodFactory StainWired Brushed FinishNWoodFactory StainWired Brushed FinishN3W2H----4'-0"2'-6"4'-0"2'-6"4'-0"2'-6"4'-0"2'-6"CasementCasementCasementCasement-----1Dual Pane-Bath 3Tempered2'-0"2'-0"2W2H---/D2.1-/D2.1 -/D2.1-/D2.1W223WoodWired Brushed FinishCasementH-Factory StainBedroom 3-12W2H Dual Pane-/D2.1-/D2.1 -/D2.1-/D2.1W224--WoodFactory StainWired Brushed FinishN4'-0"2'-6"Casement--Laundry-12W2H--/D2.1-/D2.1 -/D2.1-/D2.1W225--WoodFactory StainWired Brushed FinishN4'-0"2'-6"Interior Fixed------Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.Millworks Etc., Inc.WINDOW SCHEDULEPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:SCH1.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-SCH11O:\2018-PROJECTS\18001\CD\18001-SCH11 September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--25 HHJHJS-D2.1-D2.1-D2.1HW101JSAHJSBHJSCDJFSSEGSJSJHHHNKSHJopens to a public way.Note: in order to meet the minimum clear opening of 5.7 square feet, either- Minimum net clear opening of 5.7 square feet (5.0 at grade level)- Minimum set clear opening height of 24" and width of 20"figure Below). The net clear opening dimensions required shall be obtainedfrom the inside.by the normal operation of the emergency escape and rescue opening1.WINDOW NOTESAll Glazing to be true divided lites. AMin. Clear2. All Glazing to be Laminated Glass Single Pane Temperedfield conditions. Dimensions provided on this Schedule are for theIron Frame WindowsThe General Contractor, Framer and Door and Window Installer are3.to verify all Door and Window Openings with the Shop Drawings andAll rogh opening dimensions are to be coordinated with the Doorof the General Contractor and Sub Contractor.)purpose of the preparation of the Door and Window Shop Drawings.and Window Shop Drawings. ( Failure to do so is the Responsibility(805) 499-3400Iron Frame Windows By:1. All Glazing to be true divided lites. All Glazing to be Dual Pane2.Wood WindowsThe General Contractor, Framer and Door and Window Installer are3.to verify all Door and Window Openings with the Shop Drawings andfield conditions. Dimensions provided on this Schedule are for theAll rogh opening dimensions are to be coordinated with the Doorpurpose of the preparation of the Door and Window Shop Drawings.and Window Shop Drawings. ( Failure to do so is the Responsibilityof the General Contractor and Sub Contractor.)Wood Windows By:General notesFenestrations must have temporary and permanent labelsDucts must be sealed and field verified by a HERS certified1.2.special inspector.The load resistance of glass under uniform load shall be3.determined in accordance with ASTM E 1300.Glazing notesEach pane of safety glazing installed in hazardous locationsGlazing in swinging, sliding, and bifold doors 9 square feet or less1.2.shall be a minimum category classification of I ( CPSC 16 CFR 1201)Glazing over 9 square feet in area with bottom edge less than 18"3.above the floor and exposed top edge greater than 36" aboveshall be identified (acid etched, sand blasted, ceramic fired, etc)by a manufacturer's designation, the manufacturer or installer andthe safety glazing standard which it complies. Multi-pane assembliesshall be identified lper CRC R308.1. [CRC R308.1]and II (CPSC 16 CFR 1201) when more than 9 square feet or sliding.[Table R308.3.1 (1), R308.3.1]the floor shall be safety glazed. [CRC R308.4.3]Glazing in doors and enclosures for hot tubs, whirlpools, saunas,4.steam rooms, bathrooms showers less than 5' above the standingsurface shall have a minimum category classification of II (CPSC 16CFR 1201). [ CRC Table R308.3.1 (1) & 308.4.5]Egress NotesEvery sleeping room shall have at least one operable emergency escapeAll Emergency escape and rescue openings shall have;1.2.- The bottom of the opening shall not be more than 44 in. above the floor.and rescue opening (Window or Door). Emergency escape and rescueopeninig shall open directly in a public way, or to a yard or court thatthe width or height, or borh, must exceed the minimum dimension (see20"Min. ClearMillworks Etc., Inc Doors and WindowsNewbury Park, CA 913202586 Calcite CircleNewbury Park, CA 91320Casement2586 Calcite CircleSteelworks Etc., Inc.(805) 499-3400PQSTUVHJSHJSHJSHJS HJSHJSHJSHHJSJSHLMWXY4'-0"7'-0"4'-6"2'-6"W1023'-0"EQEQ9'-0"EQEQ2'-9"3'-6"2'-9"EQEQEQEQEQEQEQEQW1035'-0"8'-0"EQEQEQEQEQEQEQEQEQEQEQW1045'-4"2'-8"2'-8"EQEQEQEQ4'-0"EQEQW201W2044'-0"EQEQEQ4'-0"EQEQW202W2034'-0"2'-0"2'-0"EQEQEQEQ4'-6"EQEQEQW205W2063'-6"EQEQEQ4'-0"EQEQ2'-0"EQEQ2'-0"EQEQ2"W207W217W223W208W209J3'-0"EQEQ4'-0"EQEQW2104'-0"EQEQ6'-0"EQEQEQEQW211W2124'-0"EQEQ3'-2"EQEQW2137'-6"EQEQEQEQEQW214W215W216W2182'-6"EQEQ4'-0"EQEQW219W220W221W222W224RZ-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1-D2.1HJSHJSHJSHJSHJSHJSHJSHJSHJSHJSW226WINDOW TYPESPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:SCH1.2SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-SCH11O:\2018-PROJECTS\18001\CD\18001-SCH11 September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--26 DOOR NOTESWood Doors1. Refer to Plans and Elevations for door Swing DirectionThe General Contractor, Framer and Door and Window Installer are2.to verify all Door and Window Openings with the Shop Drawings andfield conditions. Dimensions provided on this Schedule are for theAll rogh opening dimensions are to be coordinated with the Doorpurpose of the preparation of the Door and Window Shop Drawings.and Window Shop Drawings. ( Failure to do so is the Responsibilityof the General Contractor and Sub Contractor.)of the General Contractor and Sub Contractor.)and Window Shop Drawings. ( Failure to do so is the Responsibilitypurpose of the preparation of the Door and Window Shop Drawings.All rough opening dimensions are to be coordinated with the Doorfield conditions. Dimensions provided on this Schedule are for theto verify all Door and Window Openings with the Shop Drawings and4. The General Contractor, Framer and Door and Window Installer areRefer to Plans and Elevations for door Swing Direction3.Iron Frame Doors2. All Glazing to be Laminated Glass Single Pane TemperedAll Glazing to be true divided lites. 1.Main Level DoorsDESCRIPTIONROOM NAMESYMWIDTH HEIGHTQTYFINISHDOORDOOR S C H E D U L ESIZEEntry Foyer1MATERIALTHICKNESSFINISHMATERIALFRAMEDETAILSSMATERIALTHRESHREMARKSMANUFACTURED101D102D103D104D105D201D202D203D204D205D206D207D208D209LivingD107D106D210D2112'-4"Master Bath - WCGeneral notesU-VALUEFENESTRATION12'-8"110'-3"11PantryD108Master Dressing3'-0" 7'-0"11Powder 2'-4"WoodD109Fenestrations must have temporary and permanent labelsDucts must be sealed and field verified by a HERS certifiedD11013'-0"15'-7"LITESDIVIDEDWoodS.C.Woodspecial inspector.GLAZING2'-6"Master GallerySecond Level DoorsSHGCPantry 12'-8"JH28'-0"16'-0" Steel FrameKitchenNatalie's OfficeWired Brushed FinishFactory StainWired Brushed FinishFactory StainUpper Family3'-0"1WoodS.C. / ElevatorWoodWired Brushed FinishFactory StainWired Brushed FinishFactory Stain4'-6"1WoodS.C. Pocket WoodWired Brushed FinishFactory StainWired Brushed FinishFactory Stain12'-6"Bedroom 2Bedroom 2 Wic 12'-4"WoodWoodWired Brushed FinishFactory StainWired Brushed FinishFactory StainWoodBath 2 1WoodWired Brushed FinishFactory StainWired Brushed FinishFactory Stain12'-6"2" Steel FrameBi-Fold (5 Panel) Unit / Passage / Bi-foldWood-ElevatorS.C.Egress NotesEvery sleeping room shall have at least one operable emergency escapeAll Emergency escape and rescue openings shall have;- The bottom of the opening shall not be more than 44 inches above the floor.and rescue opening (Window or Door). Emergency escape and rescueopeninig shall open directly in a public way, or to a yard or court thatopens to a public way.- Minimum set clear opening height of 24" and width of 20"- Minimum net clear opening of 5.7 square feet (5.0 at grade level)Note: in order to meet the minimum clear opening of 5.7 square feet, eitherthe width or height, or borh, must exceed the minimum dimension (seefigure Below). The net clear opening dimensions required shall be obtainedby the normal operation of the emergency escape and rescue openingfrom the inside.WoodWired Brushed FinishFactory StainWoodWired Brushed FinishFactory StainWoodWired Brushed FinishFactory StainWoodWired Brushed FinishFactory StainWoodWired Brushed FinishFactory StainWoodWired Brushed FinishFactory StainWoodWired Brushed FinishFactory StainS.C.WoodWired Brushed FinishFactory StainS.C.S.C.U-Shaped Door / Fixed Window AssemblyFinishFactorySteel FrameFinishFactoryStone 5W3H1W4HStoneTempered--TemperedCovered Porch 8'-0"Living16'-0"8'-0"12'-0"S.C. - Elevatorand Self LatchingSelf ClosingWood Doors By:Millworks Etc., Inc Doors and WindowsSteelworks Etc., Inc.Iron Frame Doors By:2586 Calcite CircleNewbury Park, CA 91320(805) 499-34002586 Calcite CircleNewbury Park, CA 91320(805) 499-3400Steelworks, Etc, Inc.FinishFactorySteel FrameFinishFactorySteelworks, Etc, Inc.Double Glazing--TemperedSteel FrameFinishFactoryPocket (4 Panel) FinishFactorySteel FrameStone 4W3HTemperedSteelworks, Etc, Inc.S.C. - 20 Min. Self Closing & Self Latching12'-6" Wood2 1/4"Wired Brushed FinishFactory StainS.C. Pocket WoodWired Brushed FinishFactory Stain2 1/4"2 1/4"2 1/4"2 1/4"2 1/4"2 1/4"2 1/4"2 1/4"2 1/4"--Steelworks, Etc, Inc.Master Walk-In2'-6"Steelworks, Etc, Inc.LaundryElevatorD212D21312'-4" WoodWired Brushed FinishFactory StainWoodWired Brushed FinishFactory Stain2 1/4"1WoodWired Brushed FinishFactory StainWoodWired Brushed FinishFactory Stain2 1/4"-/D3.1 -/D3.1-/D3.1Stone-----Double Glazing-Double Glazing-S.C.Wired Brushed FinishFactory StainS.C.Wired Brushed FinishFactory Stain2 1/4"18'-0"4'-0"WoodWired Brushed FinishFactory Stain2 1/4"S.C. PocketWoodWired Brushed FinishFactory StainD111Garage1 WoodWired Brushed FinishFactory Stain2 1/4"WoodWired Brushed FinishFactory StainD112Electrical Cabinet18'-0"5'-0"WoodWired Brushed FinishFactory Stain2 1/4"S.C. / Pair / Louvered WoodWired Brushed FinishFactory Stain--Steelworks, Etc, Inc.Bedroom 3Bath 3Bedroom 3 Wic--1Coats 4'-8" 8'-0" WoodWired Brushed FinishFactory StainS.C. - Pair2 1/4"WoodWired Brushed FinishFactory Stain2'-0"9'-6"9'-6"6W4H-----------/D3.1 -/D3.1-/D3.12 1/4" WoodWired Brushed FinishFactory StainWoodWired Brushed FinishFactory StainPocket (5 Panel) Louvered Doors-/D3.1 -/D3.1-/D3.1Millworks, Etc, Inc.8'-0"8'-0"8'-0"8'-0"Steel Frame Bi-Fold (5 Panel) Unit / Passage / Bi-foldFinishFactoryFinishFactoryStone 5W3HDouble Glazing TemperedSteelworks, Etc, Inc.D1133'-0" 8'-0"8'-0"Steel FrameSteel FrameFinishFactoryFinishFactoryStone 1W4HDouble Glazing TemperedSteelworks, Etc, Inc.Steel FramePassage / Hopper Transom Above------------/D3.1 -/D3.1-/D3.1-/D3.1 -/D3.1-/D3.1-/D3.1 -/D3.1-/D3.1-/D3.1 -/D3.1-/D3.1-/D3.1 -/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1-/D3.1----------------------StoneS.C. / LouveredGarage 1 WoodWired Brushed FinishFactory Stain2 1/4"WoodWired Brushed FinishFactory Stain3'-0" 7'-0"-/D3.1-/D3.1-/D3.1----D114Stone-Storage Cabinet 18'-0"5'-6" WoodWired Brushed FinishFactory Stain2 1/4" S.C. / Pair / Louvered WoodWired Brushed FinishFactory StainD115-/D3.1-/D3.1-/D3.1-----StoneGarage38'-0"9'-0"WoodWired Brushed FinishFactory Stain2 1/4"Garage / SectionalWoodWired Brushed FinishFactory StainD116-/D3.1-/D3.1-/D3.1------Entry Gate17'-6"4'-3"WoodWired Brushed FinishFactory Stain2 1/4"GateWoodWired Brushed FinishFactory StainD117-/D3.1-/D3.1-/D3.1------Sideyard Gate15'-9"3'-2"WoodWired Brushed FinishFactory Stain2 1/4"GateWoodWired Brushed FinishFactory StainD118-/D3.1-/D3.1-/D3.1------2"2"2"2"-----------------------------------------------------------------------7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"7'-0"2 1/4"2 1/4"2 1/4"111WoodS.C. PocketWoodWired Brushed FinishFactory StainWired Brushed FinishFactory StainWoodS.C.WoodWired Brushed FinishFactory StainWired Brushed FinishFactory StainWoodS.C.WoodWired Brushed FinishFactory StainWired Brushed FinishFactory StainD214D215D2161WoodWired Brushed FinishWoodWired Brushed Finish2 1/4"Bedroom 4-/D3.1 -/D3.1-/D3.1------7'-0"1WoodWired Brushed FinishWoodWired Brushed Finish2 1/4"Bedroom 4 Wic-/D3.1 -/D3.1-/D3.1------7'-0"-/D3.11-/D3.1Wood-Wired Brushed FinishWoodWired Brushed Finish2 1/4"Bath 4S.C. Pocket-/D3.12'-6"2'-4"-2'-4"S.C.--S.C.--7'-0"2'-4"S.C.S.C.S.C.Factory StainFactory StainFactory Stain2'-4"TYPEABCEBDFPNMLKJDHDGDDDDDDDQDDDDDDDDDMillworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.Millworks, Etc, Inc.DOOR SCHEDULEPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:SCH2.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-SCH21O:\2018-PROJECTS\18001\CD\18001-SCH21 September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--27 DOOR NOTESHJSABCDFGHMKLPQRWood Doors1. Refer to Plans and Elevations for door Swing DirectionThe General Contractor, Framer and Door and Window Installer are2.to verify all Door and Window Openings with the Shop Drawings andfield conditions. Dimensions provided on this Schedule are for theAll rogh opening dimensions are to be coordinated with the Doorpurpose of the preparation of the Door and Window Shop Drawings.and Window Shop Drawings. ( Failure to do so is the Responsibilityof the General Contractor and Sub Contractor.)of the General Contractor and Sub Contractor.)and Window Shop Drawings. ( Failure to do so is the Responsibilitypurpose of the preparation of the Door and Window Shop Drawings.All rough opening dimensions are to be coordinated with the Doorfield conditions. Dimensions provided on this Schedule are for theto verify all Door and Window Openings with the Shop Drawings and4. The General Contractor, Framer and Door and Window Installer areRefer to Plans and Elevations for door Swing Direction3.Iron Frame Doors2. All Glazing to be Laminated Glass Single Pane TemperedAll Glazing to be true divided lites. 1.General notesFenestrations must have temporary and permanent labelsDucts must be sealed and field verified by a HERS certified1.2.special inspector.Egress NotesEvery sleeping room shall have at least one operable emergency escapeAll Emergency escape and rescue openings shall have;1.2.- The bottom of the opening shall not be more than 44 in. above the floor.and rescue opening (Window or Door). Emergency escape and rescueopeninig shall open directly in a public way, or to a yard or court thatopens to a public way.- Minimum set clear opening height of 24" and width of 20"- Minimum net clear opening of 5.7 square feet (5.0 at grade level)Note: in order to meet the minimum clear opening of 5.7 square feet, eitherthe width or height, or borh, must exceed the minimum dimension (seefigure Below). The net clear opening dimensions required shall be obtainedby the normal operation of the emergency escape and rescue openingfrom the inside.Wood Doors By:Millworks Etc., Inc Doors and WindowsSteelworks Etc., Inc.Iron Frame Doors By:2586 Calcite CircleNewbury Park, CA 91320(805) 499-34002586 Calcite CircleNewbury Park, CA 91320(805) 499-34002'-4"2'-6"2'-8"6'-1034"6'-1034"6'-1034"358"3'-0"6'-1034"814"358"PANEL2'-434"358"PANEL358"3'-118"934"2'-0"814"PANELPANEL358"3'-118"934"2'-0"814"PANELPANEL358"3'-118"934"2'-0"PANELPANEL3'-118"814"934"2'-0"PANEL1'-1034"358"358"2'-034"1'-834"358"358"PANEL358"358"PANELPANELHJSHJS-D3.1-D3.1-D3.1HJS2'-8"7'-1034"2'-4"2'-6"7'-1034"7'-1034"3'-0"358"7'-1034"2'-434"358"PANEL358"4'-118"934"2'-0"814"PANELPANEL358"4'-118"934"2'-0"814"PANELPANEL358"4'-118"934"2'-0"814"PANELPANEL358"4'-118"934"814"2'-0"PANELPANEL1'-1034"358"358"2'-034"1'-834"358"358"PANEL358"358"PANELPANELD106H2D3.31D3.33D3.3HJJSHJSHJSSE10'-3"2"3'-012"2"3'-6"2"3'-012"2"2"1'-8"2"2'-0"10'-3"9'-11"2"2"EQEQEQEQEQEQ9'-6"7'-0"2'-6"EQEQEQD10112'-10"EQEQ2"3'-0"16'-0"EQEQ8'-0"9"EQEQEQD102-D3.1-D3.1-D3.1-D3.1-D3.1-D3.116'-0"EQEQEQEQEQ9"6'-9"6"8'-0"D1036'-0"EQ12'-0"6'-0"EQEQEQ8'-0"6"EQEQEQD104-D3.1-D3.1-D3.1HJS-D3.1-D3.1-D3.18'-0"EQEQEQ6'-8"1'-4"2'-8"D107D1084'-8"7'-1034"358"4'-118"934"2'-0"814"PANELPANEL358"1'-834"358"PANEL-1'-834"358"PANELD109HJS-D3.1-D3.1-D3.14'-0"358"7'-1034"3'-458"334"PANEL358"4'-118"934"2'-0"814"PANELPANELD111-D3.1-D3.1-D3.1J8'-0"6'-9"6"9"5'-0"512"5'-0"6"1'-7"5"5"1'-7"6"6"1'-7"5"5"1'-7"6"D104N-D3.1-D3.1-D3.1-D3.1-D3.1-D3.13'-0"5"2'-0"5"7'-0"9"5'-9"6"D1142'-9"7'-1034"358"4'-118"934"2'-0"814"PANELPANEL358"358"2'-134"PANELD115PANEL2'-134"358"-D3.1-D3.1-D3.19'-0"4'-6"4'-6"5"EQ5"5"EQ5"8'-0"8"2'-0"5"4'-412"5"D116-D3.1-D3.1-D3.17'-6"9"2'-10"5"3'-0"6"4'-3"6"3'-3"6"D1175'-9"8"4'-8"5"3'-2"5"2'-4"5"D118D201D202D203D208D211D214D204D209D210D212D213D205D206D215D216T-D3.1-D3.1-D3.12'-9"4'-6"358"6'-1034"3'-1058"334"PANEL358"3'-118"934"2'-0"814"PANELPANELD207PANELPANELPANELPANELPANELPANELPANELPANELPANELDOOR TYPESPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:SCH2.2SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-SCH21O:\2018-PROJECTS\18001\CD\18001-SCH21 September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--28 5'-8"41'-912"23'-4"48'-9"38'-1112"7'-2"32'-012"6"41'-4"5'-8"92'-1"4'-4"9'-912"20'-0"19'-0"4'-0916"1'-5"9'-2"7'-2"1'-1014"9'-2"6"9'-3"10'-3"39'-0"2'-9"6"5'-1"1'-1014"19'-6"9'-0"23'-4"4'-2"4'-512"92'-1"18'-10"8'-612"10'-4"19'-6"1'-11"3'-8"8"19'-11"16'-3"3"3"9"10"20'-712"4'-612"10'-3"612"4'-812"10"10"13'-5"1'-0"4"8"1'-0"8"16'-4"3'-2"5'-312"13'-3"4'-4"2'-2"1'-412"2'-4"5'-11"618"4'-0"Setback4'-218"3'-6116"15'-0" Setback15'-0" Setback11'-3"11'-3"15'-0" Setback4'-0"Setback4'-0"Setback2'-9"10"4'-1"412"412"4'-1"1'-10"6"4'-0516"4'-2116"4'-0"Setback3'-2116"10"412"4'-1"1'-10"13'-9"6"2'-0"6"6"12'-4"10'-8"1012"3'-2"14'-1112"6"20'-3"15'-3"4'-11"5'-212"512"6'-0"4'-812"6'-012"10'-9"21'-612"10"512"6"6"SlopeConcrete Garage Slab,See StructuralConcreteCurb TypicalT.O. Curb13.70'ConcreteCurb TypicalT.O. Curb13.70'ElevatorPitT.O. Slab13.20'ConcreteSlab TypicalConcreteSlab TypicalConcreteSlab TypicalConcreteSlab Typical1'-312"6'-312"ConcreteSlab TypicalConcreteCurb TypicalT.O. Curb13.70'112"6"6"6"12'-1"T.O. Slab12.534'1'-712"1'-712"2'-0"6"512"6"9"6'-8"7'-0"6'-10"10'-812"612"512"7'-2"6'-8"19'-6"ConcreteCurb TypicalT.O. Curb13.70'ConcreteCurb TypicalT.O. Curb13.70'6'-5"18'-11"412"17'-7"1'-7"6"20'-6"4"6"6"18'-1112"412"17'-7"1'-012"612"6"6"6"6"6"412"6"2'-2"6"2'-6"16'-4"T.O. Slab-6"1'-2"6"6"Pool EquipmentClosetFD9'-012"3'-0"T.O. Slab13.20'ConcreteCurb TypicalT.O. Curb13.70'T.O. Slab13.20'T.O. Slab13.20'3'-8"2'-334"5'-2"2'-334"1'-112"10'-8"6"3'-2"6"6"10'-3"6"20'-0" Minimum ConcreteEncased Electrode13.00'GFF12.80'GFF4"2"Slab Edge PlanSCALE: 1/4" = 1'-0"SLAB EDGEPLANPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A1.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-FLOORO:\2018-PROJECTS\18001\CD\18001-PLN-FLOOR September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--SLOPETO DRAINSLOPE TO DRAIN 1/8" PERFOOT U.N.O.FINISH SLAB TO FINISH SLABDIMENSION NOTE: REFER TOCIVIL DRAWINGS FORADDITIONAL SLAB ELEVATIONINFORMATIONSLAB LEGEND1. THIS ARCHITECTURAL FOUNDATION PLAN IS FORDIMENSIONAL INFORMATION ONLY. THECONTRACTOR SHALL REFER TO THE STRUCTURALFOUNDATION PLAN FOR ALL STRUCTURALREQUIREMENTS. THE CONTRACTOR SHALLNOTIFY THE ARCHITECT IF THERE IS ANYDISCREPANCY BETWEEN THE ARCHITECTURALFOUNDATION PLAN AND THE STRUCTURALFOUNDATION PLAN.2. FOOTINGS SHALL BE EXAMINED AND CERTIFIED INWRITING BY THE PROJECT SOIL / GEOLOGYENGINEER PRIOR TO EMA INSPECTIONS ANDPLACEMENT OF CONCRETE.3. VERIFY ALL INFORMATION REGARDINGCONCRETE SLAB, FOUNDATION, AND RETAININGWALLS, WITH STRUCTURAL AND CIVILENGINEER'S DRAWINGS.SLAB NOTES4. REFER TO STRUCTURAL DRAWINGS FOR SHEARWALLS AND HOLD DOWN LOCATIONS AND SIZES.5. DEPRESSED SLAB FOR MATERIAL THICKNESS REFERTO LEGEND.6. PROVIDE ELECTRICAL CONDUIT BELOW SLAB FOR FLOOROUTLETS, KITCHEN ISLAND OUTLETS AND APPLIANCES.VERIFY LOCATION WITH INTERIOR DESIGN DRAWINGS7. SURVEYOUR TO FILE A CORNER RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION.29 coatsNatalie'sOffice 9'-3" Clg5'-8"41'-912"9'-0"Up18RStorage23'-4"8'-6"12'-512"7'-2"32'-012"6"41'-4"5'-8"20' x28'-3" Min.Parking RequiredD115W102D113BD117D114D116D116EntryFoyer 9'-3" ClgKitchen9'-3" ClgPantry 9'-3 Clg3-CarGarage9'-9" ClgConcreteCovered Porch9'-3" ClgLivingRoom9'-3" ClgPdr 8'-0 ClgStorage9'-9" ClgConcreteMech /TrashBinTrashBinTrashBin92'-1"4'-4"9'-912"20'-0"19'-0"4'-0916"1'-5"48'-9"2'-212"18'-0"16'-912"9'-2"7'-2"1'-1014"9'-2"6"9'-3"1'-4"9'-0"10'-3"10'-0"39'-0"9'-0"2'-9"6"5'-1"1'-1014"3'-1012"19'-6"9'-0"23'-4"10"3'-4"20'-0"2'-6"1'-4"3'-4"4'-2"4'-512"92'-1"2'-6"16'-4"8'-612"10'-4"19'-0"3'-1012"10"19'-6"10"1'-11"3'-8"3'-2"19'-11"16'-3"3"AA1-4.1BA1-4.1CA1-4.2DA1-4.2EA1-4.3FA1-4.3GA1-4HA1-412'-412"A.N.G.Point 412.82'4'-2"3"A.N.G.Point 212.59'A.N.G.Point 112.85'4"712"W1023'-11"3'-0"2'-512"8"4'-812"10"2"2'-8"9"8"10"6"2'-4"12'-0"2'-2"1'-0"5'-712"8"1'-0"2'-11"20'-2"3'-7"312"D10310'-3"1'-10"D105D102W103W1024'-612"1'-0"D101D104D1114'-912"D1064'-0"3'-0"D108W1043'-3"D107D102D110D109D1123'-6"10"5'-11"11'-0"10"3'-1"13'-5"D116D1151949212"1'-212"2419197231'-0"3'-0"3'-2"1'-0"16'-11"3'-312"17'-10"4"1'-0"16'-2"8"6"2'-6"8"16'-10"3'-912"3'-712"2'-1112"16'-4"15'-912"3'-2"4'-0"10'-7"6"3'-10"1'-612"15'-512"6'-112"4'-4"4"4'-4"3'-1112"6'-0"4'-2"2'-2"4'-0"3'-1"18'-0"3'-1112"1'-0"9'-0"D1187'-0"5'-7"4'-6"1'-412"1'-0"4'-2"192'-6"4'-6"2'-512"5'-312"6"2'-712"3'-0"2'-4"5'-0"5'-11"3'-6"12'-0"1'-212"2'-6"1'-7"11917A491824241817B24191919191919W1011919W101410"10"242EQ210"56B5189214A24251023223131C231A211114B6A2515B8725402232B2846302212125212149EQ10"EQElectrical618"4'-0"4'-218"3'-4116"3'-6116"15'-0" Setback15'-0" Setback11'-3"11'-3"15'-0" Setback4'-0"Setback4'-0"Setback2'-9"10"4'-1"412"10"4'-1"1'-10"196"4'-0516"3'-812"5'-6"3'-3"4'-2116"4'-0"Setback3'-2116"4'-3"4'-3"2'-0"2'-6"6"5'-7"5'-8"6'-4"10"1'-0"18'-0"10"10"4'-1"1'-10"14'-3"2'-1112"9'-1"12'-4"10'-8"10'-9"21'-612"10"512"2'-0"13'-3"5'-312"4'-1034"4'-1034"D113BD113A10'-3"Pool Equip.FilterHeaterPumps6'-512"2'-11"1'-6"1'-6"Wall or floor between houseLiving area and garage (R-3 toU-1) shall be 5/8" type "X" Gyp.Bd. on garage side of wall orfloor/ceiling. Rated separationmust extend from floor level toroof sheathing.1 3/4" ThickSelf-Closing,Self-LatchingTight Fitting20 MinuteRated DoorSlope2%1'-112"4'-2"Property LineProperty LineProperty Line4'-0"SetbackT.O. Slab 13.20'F.FL. 13.325'T.O. Slab 13.20'F.FL. 13.325'T.O. Slab 13.20'F.FL. 13.325'13.00'GFF12.80'GFF45First Floor PlanSCALE: 1/4" = 1'-0"FIRST FLOORPLANPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A2.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-FLOORO:\2018-PROJECTS\18001\CD\18001-PLN-FLOOR September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--FLOOR PLAN KEY NOTESSYMBOLXXAElevation KeyDCBInterior20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUSTEXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER.PER CMC.21. FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OTHERCOMPONENTS SHALL BE LISTED AND INSTALLED INACCORDANCE WITH THEIR LISTING AND MANUFACTURERINSTRUCTIONS.22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THETERMINATION OF THE FACTORY-BUILT CHIMNEYS EXCEPTWHERE SUCH SHROUDS ARE LISTED AND LABELEDFOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEYSYSTEM AND ARE INSTALLED IN ACCORDANCE WITHMANUFACTURER'S INSTALLATION INSTRUCTION.CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BEPERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACEMUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDSMANDATORY MEASURES.23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESSTHAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUMOF 30 INCH DIAMETER CIRCLE. PER CPC 408.624. HANDRAILS:a. HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHESWITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. R311.7.8.3item 1b. HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHESSHALL COMPLY WITH R311.7.8.3 item 2.c. HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTIONBY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THELANDING, VOLUTE OR TURNOUT ON LOWEST TREAD.R311.7.8.2 Exception 1&2.1LINE OF CABINET(S) ABOVE2CABINET(S)3OPEN SHELVES4BUILT-IN MILLWORK5KITCHEN ISLAND6A 24" FARM HOUSE SINK WITHGARBAGE DISPOSAL6B 30" FARM HOUSE SINK WITHGARBAGE DISPOSAL7DISHWASHER AS SELECTED BY OWNER8TRASH RECYCLING BIN9WOLF 48" GAS RANGE / OVENAS SELECTED BY OWNER10 VENT HOOD TO OUTSIDE AIR11 WOLF BUILT-IN OVEN ASSELECTED BY OWNER12 HEARTH OVEN W/ WARMING DRAWERAS SELECTED BY OWNER13 WOLF MICROWAVE OVEN ASSELECTED BY OWNER14A SUB-ZERO PRO REFRIGERATORSELECTED BY OWNER14B SU-ZERO 24" UNDER COUNTER REFRIGSELECTED BY OWNER15A PERLICK WINE REFRIGERATOR15B PERLICK 24" BEVERAGE CENTER15C PERLICK 15" ICE MAKERWALL LEGENDFLOOR PLAN NOTES1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCHTHAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALLALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBONMONOXIDE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP.CRC R314 & CRC R315.32. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS ANDSIMILAR FIXTURES SHALL BE PROVIDED WITH ANEXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfmCBC 1203.4.2.1, CMC T4-43. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITHPRESSURE BALANCE OR THERMOSTATIC MIXING VALVECONTROLS. PER CPC.4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONSOF WATER PER FLUSH, LAVATORIES FAUCETSNO MORE THAN 1.2 GPM AT 60 PSI, KITCHENFAUCETS NO MORE THAN 1.8 GPM AT 60 PSI,SHOWER HEAD MORE NO THAN 2 GPM AT 80 PSI,ALL PLUMBING FIXTURES SHALL BE COMPLYING WITHFLOW RATES IN CGC SECTION 4.3035. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWERHEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOTEXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALLBE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME.CGC 4.303.26. LANDSCAPE IRRIGATION WATER USE SHALL HAVEWEATHER BASED CONTROLLERS. CGC 4.304.17. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATIONDESIGN WHERE POTABLE WATER USE DOES NOT EXCEED65% OF THE ETo. (TIER 1)8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BERECYCLED. CGC 4.408.19. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL(CONTAINING INFORMATION FOR MAINTAINING APPLIANCES,ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION.CGC 4.410.110. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TOBE SEALED, AND MECHANICAL EQUIPMENT IS TO BECOVERED CGC 4.504.111. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED INSECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPETAND COMPOSITION WOOD PRODUCTS. CGC 4.504.212. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19%BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURECONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODSSPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OFWATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION.THE MOISTURE CONTENT MUST BE DETERMINED BY THECONTRACTOR BY ONE OF THE METHODS LISTED IN CGCSECTION 4.505.313. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTEDDIRECTLY TO THE OUTSIDE AND CONTROLLED BY AHUMIDISTAT. CGC 4.506.114. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVEINSULATED COVERS OR LOUVERS WHICH CLOSE THE FANIS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUMR4.2 INSULATION. CGC 5.507.115. PROVIDE NON-REMOVABLE BACKFLOW PREVENTION DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC.16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDEAT WATER HEATERS. PER CPC.17. HEATING AND AC SHALL BE SIZED AND SELECTED BYACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT.THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONEOF THE ACCA METHODS LISTED IN CGC SECTION 4.507.218. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSEDCONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLECHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETEAND SIGN THE GREEN BUILDING STANDARDS CERTIFICATIONFORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICALTO BE FILED WITH THE APPROVED PLANS.19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOODFRAME FLOOR CONSTRUCTION CONTAINING CONCEALEDSPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOWTHE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BEINSTALLED SO THAT THE AREA OF THE CONCEALED SPACEDOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULDDIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC.16 DIRECT VENT TERMINATION CAP17A PREFABRICATED METAL FIREPLACE:BY:"SUPERIOR" MODEL DRT4036 GAS BURNINGDIRECT VENT OR APPROVED EQUAL.INSTALL IN ACCORDANCE WITH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTIONS, AND APPLICABLE CODES17B PREFABRICATED MODULAR FIREPLACE:BY: "ISOKERN" MODEL 81042GAS BURNING VENT-LESS FIREBOX OR APP.EQUAL INSTALL IN ACCORDANCE WITH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTIONS, AND APPLICABLE CODES.18 FIREPLACE HEARTH19 BRICK VENEER20 BRICK TRIM21 EXTERIOR FINISH OPENING22 FLAT DRYWALL OPENING23 FLAT CASED OPENING24 DECORATIVE WOOD BEAMS25 SOLID SURFACE COUNTER TOP26 LOW WALL27 LOW LINEN28 SHELF AND POLE29 DOUBLE SHELF AND POLE30 ELEVATOR MODEL LLT-950BY:"RESIDENTIAL ELEVATOR, INC."OR APPROVED EQUAL.ASME / ANSI A17.1 NATIONAL SAFETYCODES FOR ELEVATORS, SECTION 5.3PROVIDE 1 HOUR RATED SHAFTFOR ELEVATOR PER CBC SECTION 713LOW WALL2 X 6 STUD WALL2 X 4 STUD WALL2 X 8 STUD WALL31 LINE OF STAIR31A HANDRAIL31B GUARDRAIL31C NEWEL POST31D STAIR POST32 LAVATORY32B PEDESTAL SINK33 FREE STANDING TUB34 MUDSET CERAMIC TILE SEAT35 HOT MOPPED SHOWER PAN WITH MUDSETCERAMIC TILED WAINSCOT TO 84" AFF W/PRESSURE BALANCE THERMOSTATICMIXING VALVE36 BUILT-IN SOAP NICHE37 TEMPERED GLASS SHOWER DOOR38 TUB / SHOWER WITH MUDSETCERAMIC TILED WAINSCOT WITHPRESSURE BALANCE THERMOSTATICMIXING VALVE39 MEDICINE CABINET40 WATER CLOSET TO BE 30" MIN WIDE WITH24" IN FRONT OF TOILET. LOW FLUSHTOILETS 1.28 GALLONS PER FLUSH41 BAR SINK42 LAUNDRY SINK43 WASHER SPACE. PROVIDE RECESSED HOT ANDCOLD WATER BIBBS, PROVIDE FLOOR DRAIN.44 DRYER SPACE PROVIDE DRYER VENT TOOUTSIDE AIR PER CMC45 INSTANTANEOUS TANKLESSWATER HEATER .94 EF / 199,000 Btu/hr46 MECHANICAL EQUIPMENT47 AC UNITREFER TO MECHANICAL PLANS48 ATTIC ACCESS49 LINE OF FLOOR ABOVE50 LINE OF FLOOR / ROOF BELOW51 CUSTOM FABRICATEDOPERABLE STEEL FRAMEGLASS SKYLIGHT52 FLOOR DRAIN52A ROOF DRAIN52B TRENCH DRAIN53 STUCCO OVER CMU WALLREFER TO LANDSCAPE PLANS54 BRICK VENEER OVER CMU WALLREFER TO LANDSCAPE PLANS55 IPE WOOD GATEREFER TO LANDSCAPE PLANS56 STONE PAVER OVER CONCRETE SLAB BASEREFER TO CIVIL AND LANDSCAPE PLANSArea TabulationsFirst Floor (Livable):1,924 Sq. Ft.Covered Entry Gallery:170 Sq. Ft.Total (Livable):5,462 Sq. Ft.Covered Porch: 383 Sq. Ft.Second Floor (Livable):2,985 Sq. Ft.Garage: 815 Sq. Ft.Mechanical:37 Sq. Ft.Total:895 Sq. Ft.Proposed Building Area:Total (Livable):5,462 Sq. Ft.Garage / Mechanical:895 Sq. Ft.Total Proposed Building Area:6,357 Sq. Ft.Allowable Building Area:8,970 Sq. Ft.Pool Equipment:43 Sq. Ft.30 dn33Bedroom 39'-4" ClgBedroom 29'-4" ClgBa 38'-0" ClgWic9'-4" ClgWic9'-4" Clg3'-3"96'-3"20'-0"5'-912"1'-912"41'-10"5'-8"4'-10"2'-11"7'-3"7'-1"5'-11"2'-4"3'-434"5'-1114"18'-0"5'-1114"W202W2257'-0"1'-2"4'-10"92'-3"5'-8"2'-6"Master Gallery9'-4" ClgD208D214W204W209W209W210W203W202W216W221W222D204D206D209D213W205W210Bedroom 49'-4" ClgUpperFamily8'-0" ClgBa 28'-0" ClgLaundry9'-4" ClgWic9'-4" ClgBa 48'-0" ClgHall9'-4" ClgMaster SuiteVolumeClgMaster Bath9'-4" ClgAA1-4.1BA1-4.1CA1-4.2DA1-4.2EA1-4.3FA1-4.3GA1-4HA1-43'-5"10'-8"2'-2"20'-0"5'-1114"Wic9'-4" Clg1'-0"2'-512"W202W201W207W211W214W212W214W213W220W223D203W222D210D21519'-0"W206W208W208W212W21592'-3"W216W218W219W2164'-0"4'-9"1'-6"48'-9"2'-6"3'-8"9'-11"5'-312"17'-11"4'-2"4'-6"5'-1"4'-6"1'-6"1'-712"5'-0"5'-7"20'-1"3'-912"4'-10"2'-11"19'-0"3'-7"30'-0"96'-3"2'-3"3'-434"20'-6"2'-834"2'-8"1'-6"10'-3"2'-6"9'-6"4'-10"18'-0"5'-1114"36'-6"41'-4"3'-234"3'-512"3'-112"18'-6"W203W209W202D201D202W215W224W215W217D2112D212D205D216D2072'-2"2'-6"1012"2'-6"2'-712"2'-1012"8"4"2'-2"11'-3"3'-4"6'-0"6'-112"4"2'-9"1'-512"6"12'-6"2'-7"11'-3"5'-4"5'-10"5'-0"1'-912"13'-0"6'-0"1'-312"2'-2"3'-112"17'-412"6'-512"4'-2"4'-512"5'-312"6"4'-1112"5'-312"372840191925254034352371932222351221'-0"3'-6"5'-6"222'-0"20'-6"2'-512"322323236"231D24"4'-3"7'-3"3'-9"4"502'-9"6A25444'-512"7'-812"2'-712"2543612"14'-1"4'-5"6'-9"4'-512"4'-11"24'-0"5'-9"2'-512"31B31D2'-312"8"7'-312"6"31C4'-312"1'-012"5'-312"6"3'-1112"355'-4"4'-212"3'-0"912"256"3'-4"3'-0"2'-512"373'-0"403'-0"25283'-8"2'-5"23815'-0"295'-712"343'-1"2'-312"1112"3'-2"4'-1112"6'-0"5'-312"8"29'-3"297'-0"10'-412"235'-312"29712"3'-10"228223EQ.10"EQ.10"3810"32402510"EQ.10"EQ.10"1910"EQ.Line of BrickShelf Below1919Line of BrickShelf Below25025505031123303222322191'-10"4"4'-2"3'-11"8'-2"3'-5"1'-11"2'-6"2'-6"48Property LineProperty LineProperty Line11'-3" Setback15'-0" Setback4'-0"Setback4'-0"Setback15'-0"Setback4'-0"Setback4'-0"Setback2'-0"6'-11"2'-0"2'-512"Second Floor PlanSCALE: 1/4" = 1'-0"SECOND FLOORPLANPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A2.2SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-FLOORO:\2018-PROJECTS\18001\CD\18001-PLN-FLOOR September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--FLOOR PLAN KEY NOTESSYMBOLXXAElevation KeyDCBInterior20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUSTEXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER.PER CMC.21. FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OTHERCOMPONENTS SHALL BE LISTED AND INSTALLED INACCORDANCE WITH THEIR LISTING AND MANUFACTURERINSTRUCTIONS.22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THETERMINATION OF THE FACTORY-BUILT CHIMNEYS EXCEPTWHERE SUCH SHROUDS ARE LISTED AND LABELEDFOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEYSYSTEM AND ARE INSTALLED IN ACCORDANCE WITHMANUFACTURER'S INSTALLATION INSTRUCTION.CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BEPERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACEMUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDSMANDATORY MEASURES.23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESSTHAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUMOF 30 INCH DIAMETER CIRCLE. PER CPC 408.624. HANDRAILS:a. HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHESWITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. R311.7.8.3item 1b. HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHESSHALL COMPLY WITH R311.7.8.3 item 2.c. HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTIONBY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THELANDING, VOLUTE OR TURNOUT ON LOWEST TREAD.R311.7.8.2 Exception 1&2.1LINE OF CABINET(S) ABOVE2CABINET(S)3OPEN SHELVES4BUILT-IN MILLWORK5KITCHEN ISLAND6A 24" FARM HOUSE SINK WITHGARBAGE DISPOSAL6B 30" FARM HOUSE SINK WITHGARBAGE DISPOSAL7DISHWASHER AS SELECTED BY OWNER8TRASH RECYCLING BIN9WOLF 48" GAS RANGE / OVENAS SELECTED BY OWNER10 VENT HOOD TO OUTSIDE AIR11 WOLF BUILT-IN OVEN ASSELECTED BY OWNER12 HEARTH OVEN W/ WARMING DRAWERAS SELECTED BY OWNER13 WOLF MICROWAVE OVEN ASSELECTED BY OWNER14A SUB-ZERO PRO REFRIGERATORSELECTED BY OWNER14B SU-ZERO 24" UNDER COUNTER REFRIGSELECTED BY OWNER15A PERLICK WINE REFRIGERATOR15B PERLICK 24" BEVERAGE CENTER15C PERLICK 15" ICE MAKERWALL LEGENDFLOOR PLAN NOTES1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCHTHAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALLALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBONMONOXIDE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP.CRC R314 & CRC R315.32. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS ANDSIMILAR FIXTURES SHALL BE PROVIDED WITH ANEXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfmCBC 1203.4.2.1, CMC T4-43. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITHPRESSURE BALANCE OR THERMOSTATIC MIXING VALVECONTROLS. PER CPC.4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONSOF WATER PER FLUSH, LAVATORIES FAUCETSNO MORE THAN 1.2 GPM AT 60 PSI, KITCHENFAUCETS NO MORE THAN 1.8 GPM AT 60 PSI,SHOWER HEAD MORE NO THAN 2 GPM AT 80 PSI,ALL PLUMBING FIXTURES SHALL BE COMPLYING WITHFLOW RATES IN CGC SECTION 4.3035. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWERHEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOTEXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALLBE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME.CGC 4.303.26. LANDSCAPE IRRIGATION WATER USE SHALL HAVEWEATHER BASED CONTROLLERS. CGC 4.304.17. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATIONDESIGN WHERE POTABLE WATER USE DOES NOT EXCEED65% OF THE ETo. (TIER 1)8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BERECYCLED. CGC 4.408.19. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL(CONTAINING INFORMATION FOR MAINTAINING APPLIANCES,ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION.CGC 4.410.110. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TOBE SEALED, AND MECHANICAL EQUIPMENT IS TO BECOVERED CGC 4.504.111. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED INSECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPETAND COMPOSITION WOOD PRODUCTS. CGC 4.504.212. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19%BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURECONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODSSPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OFWATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION.THE MOISTURE CONTENT MUST BE DETERMINED BY THECONTRACTOR BY ONE OF THE METHODS LISTED IN CGCSECTION 4.505.313. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTEDDIRECTLY TO THE OUTSIDE AND CONTROLLED BY AHUMIDISTAT. CGC 4.506.114. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVEINSULATED COVERS OR LOUVERS WHICH CLOSE THE FANIS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUMR4.2 INSULATION. CGC 5.507.115. PROVIDE NON-REMOVABLE BACKFLOW PREVENTION DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC.16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDEAT WATER HEATERS. PER CPC.17. HEATING AND AC SHALL BE SIZED AND SELECTED BYACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT.THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONEOF THE ACCA METHODS LISTED IN CGC SECTION 4.507.218. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSEDCONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLECHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETEAND SIGN THE GREEN BUILDING STANDARDS CERTIFICATIONFORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICALTO BE FILED WITH THE APPROVED PLANS.19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOODFRAME FLOOR CONSTRUCTION CONTAINING CONCEALEDSPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOWTHE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BEINSTALLED SO THAT THE AREA OF THE CONCEALED SPACEDOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULDDIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC.16 DIRECT VENT TERMINATION CAP17A PREFABRICATED METAL FIREPLACE:BY:"SUPERIOR" MODEL DRT4036 GAS BURNINGDIRECT VENT OR APPROVED EQUAL.INSTALL IN ACCORDANCE WITH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTIONS, AND APPLICABLE CODES17B PREFABRICATED MODULAR FIREPLACE:BY: "ISOKERN" MODEL 81042GAS BURNING VENT-LESS FIREBOX OR APP.EQUAL INSTALL IN ACCORDANCE WITH THE MANUFACTURER'S PUBLISHED INSTALLATION INSTRUCTIONS, AND APPLICABLE CODES.18 FIREPLACE HEARTH19 BRICK VENEER20 BRICK TRIM21 EXTERIOR FINISH OPENING22 FLAT DRYWALL OPENING23 FLAT CASED OPENING24 DECORATIVE WOOD BEAMS25 SOLID SURFACE COUNTER TOP26 LOW WALL27 LOW LINEN28 SHELF AND POLE29 DOUBLE SHELF AND POLE30 ELEVATOR MODEL LLT-950BY:"RESIDENTIAL ELEVATOR, INC."OR APPROVED EQUAL.ASME / ANSI A17.1 NATIONAL SAFETYCODES FOR ELEVATORS, SECTION 5.3PROVIDE 1 HOUR RATED SHAFTFOR ELEVATOR PER CBC SECTION 713LOW WALL2 X 6 STUD WALL2 X 4 STUD WALL2 X 8 STUD WALL31 LINE OF STAIR31A HANDRAIL31B GUARDRAIL31C NEWEL POST31D STAIR POST32 LAVATORY32B PEDESTAL SINK33 FREE STANDING TUB34 MUDSET CERAMIC TILE SEAT35 HOT MOPPED SHOWER PAN WITH MUDSETCERAMIC TILED WAINSCOT TO 84" AFF W/PRESSURE BALANCE THERMOSTATICMIXING VALVE36 BUILT-IN SOAP NICHE37 TEMPERED GLASS SHOWER DOOR38 TUB / SHOWER WITH MUDSETCERAMIC TILED WAINSCOT WITHPRESSURE BALANCE THERMOSTATICMIXING VALVE39 MEDICINE CABINET40 WATER CLOSET TO BE 30" MIN WIDE WITH24" IN FRONT OF TOILET. LOW FLUSHTOILETS 1.28 GALLONS PER FLUSH41 BAR SINK42 LAUNDRY SINK43 WASHER SPACE. PROVIDE RECESSED HOT ANDCOLD WATER BIBBS, PROVIDE FLOOR DRAIN.44 DRYER SPACE PROVIDE DRYER VENT TOOUTSIDE AIR PER CMC45 INSTANTANEOUS TANKLESSWATER HEATER .94 EF / 199,000 Btu/hr46 MECHANICAL EQUIPMENT47 AC UNITREFER TO MECHANICAL PLANS48 ATTIC ACCESS49 LINE OF FLOOR ABOVE50 LINE OF FLOOR / ROOF BELOW51 CUSTOM FABRICATEDOPERABLE STEEL FRAMEGLASS SKYLIGHT52 FLOOR DRAIN52A ROOF DRAIN52B TRENCH DRAIN53 STUCCO OVER CMU WALLREFER TO LANDSCAPE PLANS54 BRICK VENEER OVER CMU WALLREFER TO LANDSCAPE PLANS55 IPE WOOD GATEREFER TO LANDSCAPE PLANS56 STONE PAVER OVER CONCRETE SLAB BASEREFER TO CIVIL AND LANDSCAPE PLANSArea TabulationsFirst Floor (Livable):1,924 Sq. Ft.Covered Entry Gallery:170 Sq. Ft.Total (Livable):5,462 Sq. Ft.Covered Porch: 383 Sq. Ft.Second Floor (Livable):2,985 Sq. Ft.Garage: 815 Sq. Ft.Mechanical:37 Sq. Ft.Total:895 Sq. Ft.Proposed Building Area:Total (Livable):5,462 Sq. Ft.Garage / Mechanical:895 Sq. Ft.Total Proposed Building Area:6,357 Sq. Ft.Allowable Building Area:8,970 Sq. Ft.Pool Equipment:43 Sq. Ft.31 6 : 12VALLEYATTIC AREA : 1VALLEYRIDGERIDGEVALLEYRIDGEVALLEY6.5 : 126 : 126.5 : 126.5 : 126.5 : 124'-0"Setback1034"9"1034"9"DS8DSDSDSDSDSDSDSDSDSAA1-4.1BA1-4.1CA1-4.2DA1-4.2EA1-4.3FA1-4.3GA1-4HA1-49"1034"9"9"1034"Slope36"x36" AccessPanelMechanicalWellSlope2%GFIWPA/CDisconnectBuilt-up Roof sealedunderneath with "life deck AL"ICC ESR-2701 or approvedequal, refer to details2x Wall framing atMechanical roof wellBuilt-up Roof sealedunderneath with "life deck AL"ICC ESR-2701 or approvedequal, refer to detailsSlope2%Slope2%Built-up Roof sealedunderneath with "life deck AL"ICC ESR-2701 or approvedequal, refer to details2'-0"2'-0"Slope2%Built-up Roof sealedunderneath with "life deck AL"ICC ESR-2701 or approvedequal, refer to details1'-0"1'-6"214(3) 24"x14" Wall vent140" Sq. In. eachRoof mountedcompactedAC Unit743111'-0"11299511052210681174310Below9613Built-upRoof belowBuilt-upRoof belowat Entry Foyer873410643786.5 : 126.5 : 126.5 : 12Property LineProperty LineProperty LineProperty LineProperty LineProperty Line15'-0" Setback4'-0"Setback4'-0"Setback4'-0"Setback15'-0" Setback2'-0"2'-8"5'-8"5'-8"2'-8"Top of RoofSheathing40.46'Top of RoofSheathing40.46'Top of RoofSheathing40.46'Top of RoofSheathing40.46'Top of RoofSheathing40.46'Top ofChimney Cap44.96'Top ofChimney Cap44.96'Roof PlanSCALE: 1/4" = 1'-0"ROOFPLANPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A3.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-FLOORO:\2018-PROJECTS\18001\CD\18001-PLN-FLOOR September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--ROOF LEGENDROOF KEY NOTES1 FIRE-RETARDANT WOOD SHINGLESBY:FSR TREATMENT INC. ESR-1410No. 1 GRADE WESTERN RED SHINGLESCOMPLYING WITH IBC SECTION 1508.9.6AND SECTION 4.1 OF THE ESR-1410 REPORTOVER SOLID SHEATHING COVERED WITHONE LAYER OF 14" THICK DENS-DECKROOF BOARD MAUNFACTUREDBY "GEORGIA-PACIFIC CORP".2 BUILT-UP (CLASS "A")MODIFIED BITUMEN ROOFING OVEREXTERIOR GRADE ROOF SHEATHING1/4" : 12" MINIMUM SLOPE U.N.O.3 LINE OF BUILDING BELOW4 LINE OF ROOF BELOW5 CHIMNEY CAP, REFER TO DETAIL 3 /D-1.36 DECORATIVE BRICK CAP7 COPPER METAL GUTTER8 COPPER METAL DOWNSPOUTSYMBOLXXDSINDICATES ROOF PITCH ANDDIRECTION OF ROOF SLOPEINDICATES LOCATION OF METALDOWNSPOUT.ROOF PLAN NOTESx : 129 ROOF DRAIN & OVERFLOWBY: THUNDERBIRD PRODUCTS, INC.SEE DETAIL 4 / D1.2ICC - ES REPORT PMG-1212CONNECTED TO SITE DRAINAGE SYSTEMOVERFLOW TO BE PIPED SEPARATELY R903.4.110 PARAPET11 CLOAKED VENT TILESBY:"OHAGIN'S MANUFACTURING, LLC"ICC-ES-REPORT SBCCI-9650A12 BUILT-UP CRICKET 2% MIN13 MANUFACTURED ALUMINUM SKYLIGHTBY:"BABCOCK - DAVIS"MODEL # BA-363014 DECORATIVE LIGHT FIXTUREINDICATES O'HAGIN'S CLOAKED VENTSTANDARD LINE FOR COMPOSITIONSHINGLES OR APPROVED EQUAL.ICC-ES REPORT SBCII-9650ANET FREE AREA 72 SQ. IN.1. CONTRACTOR SHALL VERIFY AREA OF ALLATTIC VENTS WITH MANUFACTURER.2. ALL ROOF SHEATHING EDGES SHALL BEBLOCKED AND NAILED PER STRUCTURALPLANS. IN ADDITION, CONTRACTOR SHALLALSO PROVIDE MIN. BLOCKING AND NAILINGAS REQUIRED BY THE ROOFING MFR.3. PROVIDE CLASS "A" ROOF WITH FIRESTOP TOPREVENT INTRUSION OF FLAMES ANDEMBERS OR 1 LAYER OF No. 72 ASTM CAP SHEET4. PROVIDE NOT LESS THAN 26 GA. GALV. FLASHINGAT ALL VALLEYS AND ROOF TO WALL CONDITIONSOVER No. 72 ASTM CAP SHEET.5. ROOF GUTTERS SHALL BE PROVIDED WITH THEMEANS TO PREVENT ACCUMULATION OFLEAVES AND DEBRIS.6. ATTIC VENTS SHALL MEET THE FOLLOWINGREQUIREMENTS, CBC 1203.27. SPRAY FOAM INSULATION SHALL BE USED FORALL RAFTER BAYS IN VOLUME CEILINGSATTIC VENT OPENINGS SHALL HAVE CORROSION-RESISTANT WIRE MESHOR OTHER APPROVED MATERIAL WITH 1/16" INCH MINIMUM AND 1/8" INCHMAXIMUM OPENINGATTIC AREA TABULATIONSSQ. IN.1,656SQ. IN. EA. =72.0O'HAGIN ROOF VENT(S)SQ. FT. / =150X 144 =VENTILATION REQUIRED:ATTIC AREA =VENTILATION PROVIDED:(23)2,108ATTIC AREA: 114.052,024SQ. FT.SQ. IN.SQ. IN.420SQ. IN. EA. =140.0GABLE VENT(S) 24"x14"(3)BY LOMANCO OR EQUALTOTAL = 2,076 SQ. IN.HATCHING INDICATES BUILT-UPROOFING, REFER TO DETAILSHATCHING INDICATES ROOFATTIC SPACE32 GarageT.O SlabEL.12.70'7'-214"9'-4"HDR EL.31.12'TPL EL.22.70'StorageFamilyBedroom 2Hall8'-112"12.42 NGEL.41.63'29'-0"612KitchenT.O SlabEL.13.20'9'-6"T.O.SHTGEL.23.93'12.93 FSCEILING 33.26'HDR EL.21.325'GarageElevatorNatalie'sHallOfficeBa 2Upper12.84 FSANGEL.12.63'Maximum Building HeightAttic10'-8"TPL EL.34.60'Equip.Pool2'-0"2'-6"2'-0"2'-6"Property LineProperty Line149162121341A71718117625T.O. RoofSheathing40.46'T.O.Chimney Cap44.96'T.O.Chimney Cap44.96'7'-214"12.42 NGKitchenT.O SlabEL.13.20'CEILING 33.26'8'-112"Bath 3Maximum Building HeightGarageBedroom 3Bedroom 4EntryGarageT.O SlabEL.12.70'TPL EL.22.70'12.93 FS9'-6"9'-4"12.84 FSHDR EL.21.325'HDR EL.31.12'T.O.SHTGEL.23.93'EL.41.63'29'-0"ANGEL.12.63'AtticAttic2'-0"2'-6"2'-0"2'-6"Property LineProperty Line914717251A1B1A18T.O. RoofSheathing40.46'T.O.Chimney Cap44.96'T.O.Chimney Cap44.96'Section "B"SCALE: 1/4" = 1'-0"BUILDINGSECTIONSPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A4.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-ELEVO:\2018-PROJECTS\18001\CD\18001-PLN-ELEV September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--Section "A"SCALE: 1/4" = 1'-0"REFER TO SHEETS T24-1a & T24-1b FOR CF1R FORMS AND COMPLIANCE INFORMATIONI N S U L A T I O N S C H E D U L EConstruction NameSurface Type Construction TypeFramingTotal Cavity Winter DesignR-Value U-ValueGarage CeilingFloor / Ceiling Wood Framed Ceiling 16" TJI @ 16" o/c None0.332Garage Exterior Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/cNone0.347R-30 RoofVolume Ceilings Wood Framed Ceiling 2x10 @ 16" o/cR-300.036R-22 RoofVolume Ceilings Wood Framed Ceiling 2x4 @ 16" o/cR-220.056R-21 WallExterior Walls Wood Framed Wall 2x6 @ 16" o/cR-210.069R-21 Wall 1Interior Walls Wood Framed Wall 2x6 @ 16" o/cR-210.064Attic / Roof / Zone 2 Attic Roofs Wood Framed Ceiling 2x4 Truss @ 24" o/c R-300.040R-30 Roof HPA Ceilings Below Attic Wood Framed Ceiling 2x6 @ 24" o/cNone0.4781 REFER TO STRUCTURAL ENGINEER DRAWINGS.2 DETAILS REFERENCED IN THESE DRAWINGS AREFOR CLARIFICATION OF THE ARCHITECTURAL DESIGNINTENT. REFER TO ENGINEERINGDRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION.3 UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OFSUB FLOOR SHEATHING MATERIAL.SECTION NOTES1 TYPICAL EXTERIOR WALL ASSEMBLY: A. WOOD CEDAR SHINGLE SIDING B. BRICK VENEER (WHERE OCCURS) C. WIRE LATH OVER MIN. TWO LAYERS GRADE D BUILDING PAPER. D. PLYWOOD SHEATHING OR SHEAR PANELS (WHERE INDICATED). E. 2X WALL FRAMING WITH INSULATION PER T-24. F. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)2 TYPICAL FLOOR/CEILING ASSEMBLY: A. FLOOR FINISH - SEE PLAN. B. GYPCRETE C. SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT. ENGINEER. D. FLOOR JOISTS - PER STRUCT. ENGINEER. E. 2X WOOD FURRING (WHERE OCCURS). F. GYPSUM WALLBOARD (TYPE "X" WHERE OCCURS).SYMBOLXX3 TYPICAL STAIR ASSEMBLY: A. HANDRAIL @ 36" MAX., 34" MIN. ABOVE TREAD @ NOSING. B. FINISH MATERIAL PER PLAN. C. 5/8" THICK RISERS. D. 1-1/8" THICK TREADS. E. MIN. (3) 2 X 14 STRINGERS AT STRAIGHT RUN. F. (1) 2 X 8 AT FRONT & BACK OF TREADS AT RADIAL RUN. G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. REFER TO STRUCTURAL DRAWINGS. H. POSITIVE CONNECTION TO FLOOR PER STRUCTURAL DRAWINGS. J. 1/2" GYPSUM BOARD MIN. AT WALLS AND CEILINGS OF ALL USABLE SPACE UNDER STAIRS. I. GUARDRAIL @ 42" MIN. ABOVE FINISH FLOOR4 CONCRETE SLAB. SEE STRUCTURAL DWGS.5 CONCRETE GARAGE SLAB. SEE STRUCTURAL DWGS.6 2x WOOD FRAMING7 2x CEILING JOIST8 WOOD I-JOISTS. SEE STRUCTURAL DWGS9 WOOD CONVENTIONAL FRAMED ROOF. SEESTRUCTURAL DRAWINGS10 EXPOSED TEAK RAFTER TAIL11 EXPOSED TEAK CORBEL BEAM12 TEAK WINDOW BAY DETAILING13 BUILT-UP WOOD EAVES AND RAKES14 PLYWOOD ROOF SHEATHING15 PLYWOOD DECK SHEATHING16 BUILT-UP ("CLASS A")MODIFIED BITUMEN ROOFING OVEREXTERIOR GRADE ROOF SHEATHING1/4" : 12 MINIMUM SLOPE U.N.O.17 INSULATION, SEE TITLE 2418 THIN BRICK VENEER PAINTED WHITESECTION KEY NOTES1WOOD SHINGLE ROOF2GUTTER / DOWNSPOUT34WOOD TRIM DETAILING PAINTED WHITE5TEAK CORBEL678910ELEVATION KEY NOTES1113141617BUILT-UP WOOD EAVES AND RAKES1922TEAK RAFTER TAILSWOOD CEDAR SHINGLE SIDING PAINTED WHITE WOOD GARAGE DOORWOOD SHUTTERWOOD DOOR / WINDOWSTEEL DOOR / WINDOWDECORATIVE LIGHT FIXTURE12THIN BRICK VENEER PAINTED WHITEDECORATIVE COPPER GABLE VENTBUILDING ADDRESS15WOOD GATE1820CHIMNEY CAP21PLANTER WALL - REFER TO LANDSCAPE PLANSTEAK WINDOW BAY DETAILINGMETAL ROOFBUILT-UP "CLASS A" ROOFWOOD ENTRY DOOR23SKYLIGHT33 GarageT.O SlabEL.12.70'7'-214"HDR EL.21.325'Master WicEL.41.63'8'-112"12.42 NGGallery12.58 EG9'-6"KitchenT.O SlabEL.13.20'9'-4"61212.60 FSTPL EL.22.70'CEILING 33.26'HDR EL.31.12'T.O. SHTGEL.23.93'Master29'-0"ANGEL.12.63'Maximum Building HeightAttic10'-8"TPL EL.34.60'Property LineProperty Line2'-0"2'-6"2'-0"2'-6"1491321A161B418116T.O. RoofSheathing40.46'T.O.Chimney Cap44.96'T.O.Chimney Cap44.96'612KitchenT.O SlabEL.13.20'HDR EL.21.325'12.58 NGStair HallANGEL.12.63'9'-4"7'-214"12.60 FS8'-112"9'-6"GarageT.O SlabEL.12.70'HDR EL.31.12'T.O. SHTGEL.23.93'TPL EL.22.70'CEILING 33.26'12.58 EGLaundryPdrFoyerEntryMech.29'-0"Maximum Building HeightEL.41.63'Attic10'-8"TPL EL.34.60'MechWell2'-0"2'-6"2'-0"2'-6"Property LineProperty Line149131A17724218121871T.O. RoofSheathing40.46'T.O.Chimney Cap44.96'T.O.Chimney Cap44.96'Section "D"SCALE: 1/4" = 1'-0"BUILDINGSECTIONSPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A4.2SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-ELEVO:\2018-PROJECTS\18001\CD\18001-PLN-ELEV September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--Section "C"SCALE: 1/4" = 1'-0"REFER TO SHEETS T24-1a & T24-1b FOR CF1R FORMS AND COMPLIANCE INFORMATIONI N S U L A T I O N S C H E D U L EConstruction NameSurface Type Construction TypeFramingTotal Cavity Winter DesignR-Value U-ValueGarage CeilingFloor / Ceiling Wood Framed Ceiling 16" TJI @ 16" o/c None0.332Garage Exterior Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/cNone0.347R-30 RoofVolume Ceilings Wood Framed Ceiling 2x10 @ 16" o/cR-300.036R-22 RoofVolume Ceilings Wood Framed Ceiling 2x4 @ 16" o/cR-220.056R-21 WallExterior Walls Wood Framed Wall 2x6 @ 16" o/cR-210.069R-21 Wall 1Interior Walls Wood Framed Wall 2x6 @ 16" o/cR-210.064Attic / Roof / Zone 2 Attic Roofs Wood Framed Ceiling 2x4 Truss @ 24" o/c R-300.040R-30 Roof HPA Ceilings Below Attic Wood Framed Ceiling 2x6 @ 24" o/cNone0.4781 REFER TO STRUCTURAL ENGINEER DRAWINGS.2 DETAILS REFERENCED IN THESE DRAWINGS AREFOR CLARIFICATION OF THE ARCHITECTURAL DESIGNINTENT. REFER TO ENGINEERINGDRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION.3 UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OFSUB FLOOR SHEATHING MATERIAL.SECTION NOTES1 TYPICAL EXTERIOR WALL ASSEMBLY: A. WOOD CEDAR SHINGLE SIDING B. BRICK VENEER (WHERE OCCURS) C. WIRE LATH OVER MIN. TWO LAYERS GRADE D BUILDING PAPER. D. PLYWOOD SHEATHING OR SHEAR PANELS (WHERE INDICATED). E. 2X WALL FRAMING WITH INSULATION PER T-24. F. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)2 TYPICAL FLOOR/CEILING ASSEMBLY: A. FLOOR FINISH - SEE PLAN. B. GYPCRETE C. SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT. ENGINEER. D. FLOOR JOISTS - PER STRUCT. ENGINEER. E. 2X WOOD FURRING (WHERE OCCURS). F. GYPSUM WALLBOARD (TYPE "X" WHERE OCCURS).SYMBOLXX3 TYPICAL STAIR ASSEMBLY: A. HANDRAIL @ 36" MAX., 34" MIN. ABOVE TREAD @ NOSING. B. FINISH MATERIAL PER PLAN. C. 5/8" THICK RISERS. D. 1-1/8" THICK TREADS. E. MIN. (3) 2 X 14 STRINGERS AT STRAIGHT RUN. F. (1) 2 X 8 AT FRONT & BACK OF TREADS AT RADIAL RUN. G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. REFER TO STRUCTURAL DRAWINGS. H. POSITIVE CONNECTION TO FLOOR PER STRUCTURAL DRAWINGS. J. 1/2" GYPSUM BOARD MIN. AT WALLS AND CEILINGS OF ALL USABLE SPACE UNDER STAIRS. I. GUARDRAIL @ 42" MIN. ABOVE FINISH FLOOR4 CONCRETE SLAB. SEE STRUCTURAL DWGS.5 CONCRETE GARAGE SLAB. SEE STRUCTURAL DWGS.6 2x WOOD FRAMING7 2x CEILING JOIST8 WOOD I-JOISTS. SEE STRUCTURAL DWGS9 WOOD CONVENTIONAL FRAMED ROOF. SEESTRUCTURAL DRAWINGS10 EXPOSED TEAK RAFTER TAIL11 EXPOSED TEAK CORBEL BEAM12 TEAK WINDOW BAY DETAILING13 BUILT-UP WOOD EAVES AND RAKES14 PLYWOOD ROOF SHEATHING15 PLYWOOD DECK SHEATHING16 BUILT-UP ("CLASS A")MODIFIED BITUMEN ROOFING OVEREXTERIOR GRADE ROOF SHEATHING1/4" : 12 MINIMUM SLOPE U.N.O.17 INSULATION, SEE TITLE 2418 THIN BRICK VENEER PAINTED WHITESECTION KEY NOTES1WOOD SHINGLE ROOF2GUTTER / DOWNSPOUT34WOOD TRIM DETAILING PAINTED WHITE5TEAK CORBEL678910ELEVATION KEY NOTES1113141617BUILT-UP WOOD EAVES AND RAKES1922TEAK RAFTER TAILSWOOD CEDAR SHINGLE SIDING PAINTED WHITE WOOD GARAGE DOORWOOD SHUTTERWOOD DOOR / WINDOWSTEEL DOOR / WINDOWDECORATIVE LIGHT FIXTURE12THIN BRICK VENEER PAINTED WHITEDECORATIVE COPPER GABLE VENTBUILDING ADDRESS15WOOD GATE1820CHIMNEY CAP21PLANTER WALL - REFER TO LANDSCAPE PLANSTEAK WINDOW BAY DETAILINGMETAL ROOFBUILT-UP "CLASS A" ROOFWOOD ENTRY DOOR23SKYLIGHT34 TPL EL.22.70'Bedroom 3ANGEL.12.63'HDR EL.21.325'CEILING 33.26'9'-4"ElevatorMaster Bath9'-6"12T.O.SHTGEL.23.93'KitchenT.O SlabEL.13.20'Billiards8'-112"00.00 FSHDR EL.21.325'KitchenT.O SlabEL.13.20'KitchenT.O SlabEL.13.20'7'-214"9'-6"Master SuiteANGEL.12.63'TPL EL.31.72'HDR EL.31.12'8'-112"TPL EL.22.70'29'-0"7'-214"Stair HallLivingHallT.O. SHTGEL.23.93'HDR EL.31.12'6.156.57'-912"29'-0"12Master WicBedroom 2GarageLaundryTPL EL.34.60'9'-4"TPL EL.34.60'10'-8"CEILING 33.26'10'-8"Maximum Building HeightEL.41.63'2'-0"2'-6"9142643D3E3C12121721613161314973A45T.O. RoofSheathing40.46'T.O.Chimney Cap44.96'T.O. RoofSheathing40.46'12.42 NGKitchenT.O SlabEL.13.20'CEILING 33.26'8'-112"Maximum Building HeightTPL EL.22.70'12.93 FS9'-6"12.84 FSHDR EL.21.325'HDR EL.31.12'T.O.SHTGEL.23.93'EL.41.63'ANGEL.12.63'AtticProperty LineProperty Line2'-0"2'-6"MasterBathMasterSuite29'-0"7'-214"9'-4"LivingCovered Porch9141776241B1BT.O. RoofSheathing40.46'T.O.Chimney Cap44.96'T.O.Chimney Cap44.96'Section "F"SCALE: 1/4" = 1'-0"BUILDINGSECTIONSPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A4.3SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-ELEVO:\2018-PROJECTS\18001\CD\18001-PLN-ELEV September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--Section "E"SCALE: 1/4" = 1'-0"REFER TO SHEETS T24-1a & T24-1b FOR CF1R FORMS AND COMPLIANCE INFORMATIONI N S U L A T I O N S C H E D U L EConstruction NameSurface Type Construction TypeFramingTotal Cavity Winter DesignR-Value U-ValueGarage CeilingFloor / Ceiling Wood Framed Ceiling 16" TJI @ 16" o/c None0.332Garage Exterior Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/cNone0.347R-30 RoofVolume Ceilings Wood Framed Ceiling 2x10 @ 16" o/cR-300.036R-22 RoofVolume Ceilings Wood Framed Ceiling 2x4 @ 16" o/cR-220.056R-21 WallExterior Walls Wood Framed Wall 2x6 @ 16" o/cR-210.069R-21 Wall 1Interior Walls Wood Framed Wall 2x6 @ 16" o/cR-210.064Attic / Roof / Zone 2 Attic Roofs Wood Framed Ceiling 2x4 Truss @ 24" o/c R-300.040R-30 Roof HPA Ceilings Below Attic Wood Framed Ceiling 2x6 @ 24" o/cNone0.4781 REFER TO STRUCTURAL ENGINEER DRAWINGS.2 DETAILS REFERENCED IN THESE DRAWINGS AREFOR CLARIFICATION OF THE ARCHITECTURAL DESIGNINTENT. REFER TO ENGINEERINGDRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION.3 UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OFSUB FLOOR SHEATHING MATERIAL.SECTION NOTES1 TYPICAL EXTERIOR WALL ASSEMBLY: A. WOOD CEDAR SHINGLE SIDING B. BRICK VENEER (WHERE OCCURS) C. WIRE LATH OVER MIN. TWO LAYERS GRADE D BUILDING PAPER. D. PLYWOOD SHEATHING OR SHEAR PANELS (WHERE INDICATED). E. 2X WALL FRAMING WITH INSULATION PER T-24. F. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)2 TYPICAL FLOOR/CEILING ASSEMBLY: A. FLOOR FINISH - SEE PLAN. B. GYPCRETE C. SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT. ENGINEER. D. FLOOR JOISTS - PER STRUCT. ENGINEER. E. 2X WOOD FURRING (WHERE OCCURS). F. GYPSUM WALLBOARD (TYPE "X" WHERE OCCURS).SYMBOLXX3 TYPICAL STAIR ASSEMBLY: A. HANDRAIL @ 36" MAX., 34" MIN. ABOVE TREAD @ NOSING. B. FINISH MATERIAL PER PLAN. C. 5/8" THICK RISERS. D. 1-1/8" THICK TREADS. E. MIN. (3) 2 X 14 STRINGERS AT STRAIGHT RUN. F. (1) 2 X 8 AT FRONT & BACK OF TREADS AT RADIAL RUN. G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. REFER TO STRUCTURAL DRAWINGS. H. POSITIVE CONNECTION TO FLOOR PER STRUCTURAL DRAWINGS. J. 1/2" GYPSUM BOARD MIN. AT WALLS AND CEILINGS OF ALL USABLE SPACE UNDER STAIRS. I. GUARDRAIL @ 42" MIN. ABOVE FINISH FLOOR4 CONCRETE SLAB. SEE STRUCTURAL DWGS.5 CONCRETE GARAGE SLAB. SEE STRUCTURAL DWGS.6 2x WOOD FRAMING7 2x CEILING JOIST8 WOOD I-JOISTS. SEE STRUCTURAL DWGS9 WOOD CONVENTIONAL FRAMED ROOF. SEESTRUCTURAL DRAWINGS10 EXPOSED TEAK RAFTER TAIL11 EXPOSED TEAK CORBEL BEAM12 TEAK WINDOW BAY DETAILING13 BUILT-UP WOOD EAVES AND RAKES14 PLYWOOD ROOF SHEATHING15 PLYWOOD DECK SHEATHING16 BUILT-UP ("CLASS A")MODIFIED BITUMEN ROOFING OVEREXTERIOR GRADE ROOF SHEATHING1/4" : 12 MINIMUM SLOPE U.N.O.17 INSULATION, SEE TITLE 2418 THIN BRICK VENEER PAINTED WHITESECTION KEY NOTES1WOOD SHINGLE ROOF2GUTTER / DOWNSPOUT34WOOD TRIM DETAILING PAINTED WHITE5TEAK CORBEL678910ELEVATION KEY NOTES1113141617BUILT-UP WOOD EAVES AND RAKES1922TEAK RAFTER TAILSWOOD CEDAR SHINGLE SIDING PAINTED WHITE WOOD GARAGE DOORWOOD SHUTTERWOOD DOOR / WINDOWSTEEL DOOR / WINDOWDECORATIVE LIGHT FIXTURE12THIN BRICK VENEER PAINTED WHITEDECORATIVE COPPER GABLE VENTBUILDING ADDRESS15WOOD GATE1820CHIMNEY CAP21PLANTER WALL - REFER TO LANDSCAPE PLANSTEAK WINDOW BAY DETAILINGMETAL ROOFBUILT-UP "CLASS A" ROOFWOOD ENTRY DOOR23SKYLIGHT35 KitchenT.O SlabEL.13.20'Master SuiteTPL EL.31.72'6.15Bedroom 49'-6"7'-214"HDR EL.21.325'ANGEL.12.63'TPL EL.22.70'T.O.SHTGEL.23.93'8'-112"7'-912"1229'-0"6.5Ba 4HDR EL.31.12'8'-112"00.00 FSKitchenCovered Porch9'-4"Entry VestibuleTPL EL.22.70'7'-214"KitchenT.O SlabEL.13.20'9'-6"KitchenT.O SlabEL.13.20'12.93 FSGarageT.O SlabEL.12.70'HDR EL.21.325'CEILING 33.26'12ANGEL.12.63'T.O. SHTGEL.23.93'29'-0"HDR EL.31.12'TPL EL.34.60'TPL EL.34.60'10'-8"10'-8"Maximum Building HeightEL.41.63'2'-0"2'-6"181216131314941723A29141671B181283201761281320651273181713T.O. RoofSheathing40.46'T.O.Chimney Cap44.96'T.O. RoofSheathing40.46'Bedroom 4Master SuiteNatalie'sUpper FamilyWicOfficeTPL EL.22.70'KitchenT.O SlabEL.13.20'7'-912"HDR EL.31.12'KitchenT.O SlabEL.13.20'7'-214"7'-214"HDR EL.21.325'EL. 41.63'T.O. SHTG EL.23.93'KitchenT.O SlabEL.13.20'TPL EL.31.72'6.151212T.O. Skylight000.000'GarageCEILING 33.26'29'-0"KitchenT.O SlabEL.13.20'HDR EL.21.325'TPL EL.22.70'HDR EL.31.12'9'-6"8'-112"T.O.SHTGEL.23.93'6.59'-6"9'-4"Maximum Building Height8'-112"ANGEL.12.63'TPL EL.34.60'10'-8"10'-8"TPL EL.34.60'2'-0"2'-6"161314916271745121B12161B1A13149164122TPL EL.31.72'7'-912"T.O.Chimney Cap44.96'T.O. RoofSheathing40.46'T.O. RoofSheathing40.46'Section "H"SCALE: 1/4" = 1'-0"BUILDINGSECTIONSPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A4.4SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-ELEVO:\2018-PROJECTS\18001\CD\18001-PLN-ELEV September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--Section "G"SCALE: 1/4" = 1'-0"REFER TO SHEETS T24-1a & T24-1b FOR CF1R FORMS AND COMPLIANCE INFORMATIONI N S U L A T I O N S C H E D U L EConstruction NameSurface Type Construction TypeFramingTotal Cavity Winter DesignR-Value U-ValueGarage CeilingFloor / Ceiling Wood Framed Ceiling 16" TJI @ 16" o/c None0.332Garage Exterior Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/cNone0.347R-30 RoofVolume Ceilings Wood Framed Ceiling 2x10 @ 16" o/cR-300.036R-22 RoofVolume Ceilings Wood Framed Ceiling 2x4 @ 16" o/cR-220.056R-21 WallExterior Walls Wood Framed Wall 2x6 @ 16" o/cR-210.069R-21 Wall 1Interior Walls Wood Framed Wall 2x6 @ 16" o/cR-210.064Attic / Roof / Zone 2 Attic Roofs Wood Framed Ceiling 2x4 Truss @ 24" o/c R-300.040R-30 Roof HPA Ceilings Below Attic Wood Framed Ceiling 2x6 @ 24" o/cNone0.4781 REFER TO STRUCTURAL ENGINEER DRAWINGS.2 DETAILS REFERENCED IN THESE DRAWINGS AREFOR CLARIFICATION OF THE ARCHITECTURAL DESIGNINTENT. REFER TO ENGINEERINGDRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION.3 UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OFSUB FLOOR SHEATHING MATERIAL.SECTION NOTES1 TYPICAL EXTERIOR WALL ASSEMBLY: A. WOOD CEDAR SHINGLE SIDING B. BRICK VENEER (WHERE OCCURS) C. WIRE LATH OVER MIN. TWO LAYERS GRADE D BUILDING PAPER. D. PLYWOOD SHEATHING OR SHEAR PANELS (WHERE INDICATED). E. 2X WALL FRAMING WITH INSULATION PER T-24. F. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)2 TYPICAL FLOOR/CEILING ASSEMBLY: A. FLOOR FINISH - SEE PLAN. B. GYPCRETE C. SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED, THICKNESS PER STRUCT. ENGINEER. D. FLOOR JOISTS - PER STRUCT. ENGINEER. E. 2X WOOD FURRING (WHERE OCCURS). F. GYPSUM WALLBOARD (TYPE "X" WHERE OCCURS).SYMBOLXX3 TYPICAL STAIR ASSEMBLY: A. HANDRAIL @ 36" MAX., 34" MIN. ABOVE TREAD @ NOSING. B. FINISH MATERIAL PER PLAN. C. 5/8" THICK RISERS. D. 1-1/8" THICK TREADS. E. MIN. (3) 2 X 14 STRINGERS AT STRAIGHT RUN. F. (1) 2 X 8 AT FRONT & BACK OF TREADS AT RADIAL RUN. G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING. REFER TO STRUCTURAL DRAWINGS. H. POSITIVE CONNECTION TO FLOOR PER STRUCTURAL DRAWINGS. J. 1/2" GYPSUM BOARD MIN. AT WALLS AND CEILINGS OF ALL USABLE SPACE UNDER STAIRS. I. GUARDRAIL @ 42" MIN. ABOVE FINISH FLOOR4 CONCRETE SLAB. SEE STRUCTURAL DWGS.5 CONCRETE GARAGE SLAB. SEE STRUCTURAL DWGS.6 2x WOOD FRAMING7 2x CEILING JOIST8 WOOD I-JOISTS. SEE STRUCTURAL DWGS9 WOOD CONVENTIONAL FRAMED ROOF. SEESTRUCTURAL DRAWINGS10 EXPOSED TEAK RAFTER TAIL11 EXPOSED TEAK CORBEL BEAM12 TEAK WINDOW BAY DETAILING13 BUILT-UP WOOD EAVES AND RAKES14 PLYWOOD ROOF SHEATHING15 PLYWOOD DECK SHEATHING16 BUILT-UP ("CLASS A")MODIFIED BITUMEN ROOFING OVEREXTERIOR GRADE ROOF SHEATHING1/4" : 12 MINIMUM SLOPE U.N.O.17 INSULATION, SEE TITLE 2418 THIN BRICK VENEER PAINTED WHITESECTION KEY NOTES1WOOD SHINGLE ROOF2GUTTER / DOWNSPOUT34WOOD TRIM DETAILING PAINTED WHITE5TEAK CORBEL678910ELEVATION KEY NOTES1113141617BUILT-UP WOOD EAVES AND RAKES1922TEAK RAFTER TAILSWOOD CEDAR SHINGLE SIDING PAINTED WHITE WOOD GARAGE DOORWOOD SHUTTERWOOD DOOR / WINDOWSTEEL DOOR / WINDOWDECORATIVE LIGHT FIXTURE12THIN BRICK VENEER PAINTED WHITEDECORATIVE COPPER GABLE VENTBUILDING ADDRESS15WOOD GATE1820CHIMNEY CAP21PLANTER WALL - REFER TO LANDSCAPE PLANSTEAK WINDOW BAY DETAILINGMETAL ROOFBUILT-UP "CLASS A" ROOFWOOD ENTRY DOOR23SKYLIGHT36 KitchenT.O SlabEL.13.20'T.O. SHTGEL.23.93'KitchenT.O SlabEL.13.20'12.42 NG12.84 FSCEILING 33.26'9'-6"ANGEL.12.63'GarageT.O SlabEL.12.70'7'-214"9'-4"8'-112"HDR EL.31.12'TPL EL.22.70'HDR EL.21.325'12.93 FS29'-0"Maximum Building HeightEL.41.63'10'-8"TPL EL.34.60'2'-0"2'-6"2'-0"2'-6"Property LineProperty Line112214201265181312815236'-0"1720915710207'-912"TPL EL.31.72'T.O. RoofSheathing40.46'T.O.Chimney Cap44.96'T.O.Chimney Cap44.96'126.5126.15EL.41.63'12.68 FSKitchenT.O SlabEL.13.20'CEILING 33.26'9'-4"8'-112"29'-0"HDR EL.21.325'9'-6"HDR EL.31.12'7'-214"KitchenT.O SlabEL.13.20'T.O.SHTGEL.23.93'GarageT.O SlabEL.12.70'TPL EL.22.70'10'-8"TPL EL.34.60'EL.41.63'ANGEL.12.63'Maximum Building Height2'-0"2'-6"1185313612178171312112831212698108775520T.O. RoofSheathing40.46'T.O.Chimney Cap44.96'T.O. RoofSheathing40.46'Left Side ElevationSCALE: 1/4" = 1'-0"BUILDINGELEVATIONSPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A5.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-ELEVO:\2018-PROJECTS\18001\CD\18001-PLN-ELEV September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--SCALE: 1/4" = 1'-0"ELEVATION NOTESROOFING MATERIAL:EXTERIOR FINISH: WHITE PAINTED CEDAR SHINGLES SIDINGBRICK VENEER: APPLIED 3/4" - 2" THICK CUT BRICK VENEERBY BORAL STONE PRODUCTS OR APPROVEDEQUAL, ICC REPORT No. ESR-1364PAINTED WHITE WITH FLUSH GROUTBUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OFGRADE "D" PAPER OVER ALL WOOD BASEDSHEATHING. AND UNDER ALL GROUT BASEMASONRY VENEERS. C.B.C. SECTION 1402.1FIRE-RETARDANT-TREATED WOOD SHINGLESARE PRODUCED FROM NO.1 GRADE WESTERNNo. 1 GRADE WESTERN RED CEDAR SHINGLESCOMPLYING WITH IBC SECTION 1507.9.6, FSRTREATMENT, INC. ESR-1410 "CLASS B" TREATEDWOOD SHINGLES MUST BE INSTALLED IN ACCORDANCEWITH SECTION 4.1 OF THE ESR-1410 REPORT, OVERSOLID SHEATHING COVERED WITH ONE LAYER OF1/4 " THICK DENS-DECK ROOF BOARD MANUFACTUREDBY GEORGIA PACIFIC CORP. (CLASS "A" ROOF)BUILT-UP ROOF (CLASS "A")MODIFIED BITUMEN ROOFING OVEREXTERIOR GRADE ROOF SHEATHING2% MINIMUM SLOPE U.N.O.DOORS / WINDOWS: WOOD WINDOWS AND DOORSBY: -PAINTEDCOLOR: WHITEVAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALLPENETRETIONS INCLUDING DOORS, WINDOWSAND VETS PER DETAILS.GUTTERS /DOWNSPOUTS:5" DIAMETER HALF ROUND COPPER GUTTERWITH 3" ROUND DOWNSPOUTBUILT-UP EAVES,AND RAKES:PAINTEDCOLOR: WHITEGARAGE DOORS& GATES:PAINTEDCOLOR: WHITEDOORS / WINDOWS: STEEL WINDOWS AND DOORSBY: -FACTORY FINISHCOLOR: OILED RUBBED BRONZE FINISHCHIMNEYTERMINATION:CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHERTHAN ANY PORTION OF THE BUILDING WITHIN10'-0", BUT SHALL NOT BE LESS THAN 3'-0" ABOVETHE HIGHEST POINT WHERE THE CHIMNEYPASSES THROUGH THE ROOF.ADDRESS: ADDRESSES SHALL BE PLAINLY VISIBLE ANDLEGIBLE FROM THE STREET FRONTING THEPROPERTY. ADDRESS NUMBERS SHALL BE 4INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTHAND OF CONTRASTING COLOR TO THEIRBACKGROUND. R319.1 CRC.1WOOD SHINGLE ROOF2GUTTER / DOWNSPOUT34WOOD TRIM DETAILING PAINTED WHITE5TEAK CORBEL678910ELEVATION KEY NOTES1113141617BUILT-UP WOOD EAVES AND RAKES1922TEAK RAFTER TAILSWOOD CEDAR SHINGLE SIDING PAINTED WHITE WOOD GARAGE DOORWOOD SHUTTERWOOD DOOR / WINDOWSTEEL DOOR / WINDOWDECORATIVE LIGHT FIXTURETHE MINIMUM REQUIRED TOP OF SLAB ELEVATION FORINTERIOR LIVING AREAS OF ALL NEW STRUCTURESSHALL BE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF APRINCIPAL STRUCTURE SHALL BE MEASURED FROM THEMINIMUM REQUIRED TOP OF SLAB ELEVATION.NOTE:ALL PRIVATE IMPROVEMENTS IN THE SOUTH BAY FRONTRIGHT -OF WAY REQUIRE AN ENCROACHMENTAGREEMENT WITH THE PUBLIC WORKS DEPARTMENTPER COUNCIL POLICY L-6FOUNDATION: FOUNDATION WATERPROOFING. THE TOPELEVATION OF THE CONCRETE PERIMETER WALLOF THE FOUNDATION SHALL BE SET AT A MINIMUMELEVATION OF 9.5 FEET NAVD88 TOACCOMMODATE A POTENTIAL RISE IN SEA LEVEL.SEA LEVEL RISE: ADAPTATION MEASURES TO MINIMIZE HAZARDSOF LIFE AND PROPERTY FROM POTENTIALFLOODING FROM SEA LEVEL RISE TO INCLUDEFLOOD PROOFING THE FIRST FLOOR AND SANDBAG BARRIERS LOCATED AT THE DOORLOCATIONS.12THIN BRICK VENEER PAINTED WHITEDECORATIVE COPPER GABLE VENTBUILDING ADDRESS15WOOD GATE1820CHIMNEY CAP21PLANTER WALL - REFER TO LANDSCAPE PLANSTEAK WINDOW BAY DETAILINGMETAL ROOFBUILT-UP "CLASS A" ROOFWOOD ENTRY DOOR23SKYLIGHTFront Elevation37 TPL EL.22.70'HDR EL.31.12'9'-6"12.68 FS9'-4"8'-112"29'-0"EL.41.63'T.O. SHTGEL.23.93'CEILING 33.26'KitchenT.O SlabEL.13.20'HDR EL.21.325'7'-214"Maximum Building HeightTPL EL.34.60'10'-8"2'-0"2'-6"2'-0"2'-6"Property LineProperty Line18151031217128201317131697'-912"TPL EL.31.72'T.O. RoofSheathing40.46'T.O.Chimney Cap44.96'T.O.Chimney Cap44.96'12126.158'-112"KitchenT.O SlabEL.13.20'HDR EL.31.12'6.5EL.41.63'T.O.SHTGEL.23.93'9'-6"ANGEL.12.63'TPL EL.22.70'HDR EL.21.325'7'-214"29'-0"9'-4"KitchenT.O SlabEL.13.20'CEILING 33.26'TPL EL.34.60'10'-8"Maximum Building Height1561221183101289176121213121266171089202'-0"2'-6"557T.O. RoofSheathing40.46'T.O.Chimney Cap44.96'T.O. RoofSheathing40.46'Right Side ElevationSCALE: 1/4" = 1'-0"BUILDINGELEVATIONSPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A5.2SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-ELEVO:\2018-PROJECTS\18001\CD\18001-PLN-ELEV September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--SCALE: 1/4" = 1'-0"ELEVATION NOTESROOFING MATERIAL:EXTERIOR FINISH: WHITE PAINTED CEDAR SHINGLES SIDINGBRICK VENEER: APPLIED 3/4" - 2" THICK CUT BRICK VENEERBY BORAL STONE PRODUCTS OR APPROVEDEQUAL, ICC REPORT No. ESR-1364PAINTED WHITE WITH FLUSH GROUTBUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OFGRADE "D" PAPER OVER ALL WOOD BASEDSHEATHING. AND UNDER ALL GROUT BASEMASONRY VENEERS. C.B.C. SECTION 1402.1FIRE-RETARDANT-TREATED WOOD SHINGLESARE PRODUCED FROM NO.1 GRADE WESTERNNo. 1 GRADE WESTERN RED CEDAR SHINGLESCOMPLYING WITH IBC SECTION 1507.9.6, FSRTREATMENT, INC. ESR-1410 "CLASS B" TREATEDWOOD SHINGLES MUST BE INSTALLED IN ACCORDANCEWITH SECTION 4.1 OF THE ESR-1410 REPORT, OVERSOLID SHEATHING COVERED WITH ONE LAYER OF1/4 " THICK DENS-DECK ROOF BOARD MANUFACTUREDBY GEORGIA PACIFIC CORP. (CLASS "A" ROOF)BUILT-UP ROOF (CLASS "A")MODIFIED BITUMEN ROOFING OVEREXTERIOR GRADE ROOF SHEATHING2% MINIMUM SLOPE U.N.O.DOORS / WINDOWS: WOOD WINDOWS AND DOORSBY: -PAINTEDCOLOR: WHITEVAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALLPENETRETIONS INCLUDING DOORS, WINDOWSAND VETS PER DETAILS.GUTTERS /DOWNSPOUTS:5" DIAMETER HALF ROUND COPPER GUTTERWITH 3" ROUND DOWNSPOUTBUILT-UP EAVES,AND RAKES:PAINTEDCOLOR: WHITEGARAGE DOORS& GATES:PAINTEDCOLOR: WHITEDOORS / WINDOWS: STEEL WINDOWS AND DOORSBY: -FACTORY FINISHCOLOR: OILED RUBBED BRONZE FINISHCHIMNEYTERMINATION:CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHERTHAN ANY PORTION OF THE BUILDING WITHIN10'-0", BUT SHALL NOT BE LESS THAN 3'-0" ABOVETHE HIGHEST POINT WHERE THE CHIMNEYPASSES THROUGH THE ROOF.ADDRESS: ADDRESSES SHALL BE PLAINLY VISIBLE ANDLEGIBLE FROM THE STREET FRONTING THEPROPERTY. ADDRESS NUMBERS SHALL BE 4INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTHAND OF CONTRASTING COLOR TO THEIRBACKGROUND. R319.1 CRC.1WOOD SHINGLE ROOF2GUTTER / DOWNSPOUT34WOOD TRIM DETAILING PAINTED WHITE5TEAK CORBEL678910ELEVATION KEY NOTES1113141617BUILT-UP WOOD EAVES AND RAKES1922TEAK RAFTER TAILSWOOD CEDAR SHINGLE SIDING PAINTED WHITE WOOD GARAGE DOORWOOD SHUTTERWOOD DOOR / WINDOWSTEEL DOOR / WINDOWDECORATIVE LIGHT FIXTURETHE MINIMUM REQUIRED TOP OF SLAB ELEVATION FORINTERIOR LIVING AREAS OF ALL NEW STRUCTURESSHALL BE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF APRINCIPAL STRUCTURE SHALL BE MEASURED FROM THEMINIMUM REQUIRED TOP OF SLAB ELEVATION.NOTE:ALL PRIVATE IMPROVEMENTS IN THE SOUTH BAY FRONTRIGHT -OF WAY REQUIRE AN ENCROACHMENTAGREEMENT WITH THE PUBLIC WORKS DEPARTMENTPER COUNCIL POLICY L-6FOUNDATION: FOUNDATION WATERPROOFING. THE TOPELEVATION OF THE CONCRETE PERIMETER WALLOF THE FOUNDATION SHALL BE SET AT A MINIMUMELEVATION OF 9.5 FEET NAVD88 TOACCOMMODATE A POTENTIAL RISE IN SEA LEVEL.SEA LEVEL RISE: ADAPTATION MEASURES TO MINIMIZE HAZARDSOF LIFE AND PROPERTY FROM POTENTIALFLOODING FROM SEA LEVEL RISE TO INCLUDEFLOOD PROOFING THE FIRST FLOOR AND SANDBAG BARRIERS LOCATED AT THE DOORLOCATIONS.12THIN BRICK VENEER PAINTED WHITEDECORATIVE COPPER GABLE VENTBUILDING ADDRESS15WOOD GATE1820CHIMNEY CAP21PLANTER WALL - REFER TO LANDSCAPE PLANSTEAK WINDOW BAY DETAILINGMETAL ROOFBUILT-UP "CLASS A" ROOFWOOD ENTRY DOOR23SKYLIGHTRear Elevation38 coatsNatalie'sOffice 9'-3" ClgStorageEntryFoyer 9'-3" ClgKitchen9'-3" ClgPantry 9'-3 Clg3-CarGarage9'-9" ClgConcreteCovered Porch9'-3" ClgLivingRoom9'-3" ClgPdr 8'-0 ClgStorage9'-9" ClgConcreteMech /TrashBinTrashBinTrashBinSGFIS Garage DoorOpenerSPBFL VTVAboveMantelGFIFLGFIFLConnect toPhotocellNew Main Service 400 AMPground from UFER to gas tocold water with1/0 AWGPlug forElec. CarVerify locationHB / withShut Off20' Minimum20'-0" MinimumConcrete EncasedElectrodeFLGFIGFIGFISGFIGarage DoorOpenerGarage DoorOpenerSS PB WPPB 3FLFLGFIWPHB3D3DSSSDCMTVDTo LightsAboveSDCMS3DS3DS3DSFLSGFISONE 3SSS VFLGFIGFIGFISSS SFL3V3FGVFL FGKEYTVKEYAboveMantelFGGFICWSGFIFGS S SS3DS3D3DS3D3D 3DS3DS3DSS3D3FL3FLSFL33WPWPS WPSD S 3Provide in Kitchenlocal exhaust systemvented to outdoorswith rate = 100 cfmS4'-4"S3FL4'-4"Connect toPhotocellFLElectricalPool Equip.GFISFLFLFLFLFGFGGFIFLFLSDCMVFGFirst Floor Electrical PlanSCALE: 1/4" = 1'-0"FIRST FLOORELECTRICAL PLANPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A6.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-FLOORO:\2018-PROJECTS\18001\CD\18001-PLN-FLOOR September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--ELECTRICAL LEGENDFLKEYF.G.HBSDPBCMPOWERAPPLIANCETVTSS3S4SDSVCLGELECTRICAL PLAN NOTESMINIMUM WHOLE BUILDING MECHANICAL VENTILATION(THE FOLLOWING INFORMATION AND CALCULATIONS ARE PER ASHRAE 62.2 RESIDENTIAL INDOOR AIR QUALITYAND MECHANICAL VENTILATION REPORT - REFER TO REPORT FOR MORE INFORMATION)CONTINUOUS VENTILATION CALCULATION: (MIN. AIRFLOW MEASURED @ 0.25" FOR CONTINUOUS OPERATION)(CFA / 100) + 7.5 (# OF BEDROOMS + 1) = VENTILATION RATE (MINIMUM CFM @ 0.25")WHOLE BUILDING VENTILATION SYSTEM SUMMARYALL LOW-RISE RESIDENTIAL BUILDING ARE REQUIRED TO HAVE A VENTILATION SYSTEM AND SATISFY OTHER REQUIREMENTSTO ACHIEVE ACCEPTABLE INDOOR AIR QUALITY (IAQ). THE ENERGY COMMISSION ADOPTED THE REQUIREMENTS OF ASHRAESTANDARD 62.2-2007, EXCEPT THAT OPENING AND CLOSING WINDOWS (ALTHOUGH PERMITTED BY ASHRAE) IS NOT ANACCEPTABLE OPTION FOR PROVIDING WHOLE-BUILDING VENTILATION IN CALIFORNIA.THE FOLLOWING BULLET POINTS SUMMARIZE THE KEY REQUIREMENTS FOR MOST RESIDENCE:1. A WHOLE BUILDING MECHANICAL VENTILATION SYSTEM SHALL BE PROVIDED.2. KITCHENS AND BATHROOMS SHALL HAVE LOCAL EXHAUST SYSTEMS VENTED TO THE OUTDOORS.3. CLOTHES DRYERS SHALL BE VENTED TO THE OUTDOORS.4. VENTILATION AIR SHALL COME FROM OUTDOORS AND SHALL NOT BE TRANSFERRED FROM THE ADJACENT DWELLING UNITS, GARAGES OR CRAWL SPACES.5. VENTILATION SYSTEM CONTROLS SHALL BE LABELED AND THE HOME OWNER SHALL BE PROVIDED WITH INSTRUCTIONS ON HOW TO OPERATE THE SYSTEM.6. COMBUSTION APPLIANCES SHALL BE PROPERLY VENTED AND AIR SYSTEMS SHALL BE DESIGNED TO PREVENT BACK DRAFTING.7. THE WALL AND OPENINGS BETWEEN THE HOUSE AND THE GARAGE SHALL BE SEALED.8. HABITABLE ROOMS SHALL HAVE WINDOWS WITH A VETILAION AREA OF AT LEAST 4% OF THE FLOOR AREA.9. MECHANICAL SYSTEMS INCLUDING HEATING AND AIR CONDITIONING SYSTEMS THAT APPLY AIR TO HABITABLE SPACES SHALL HAVE MERV 6 FILTERS OR BETTER.10. AIR INLET (NOT EXHAUST) SHALL BE LOCATED AWAY FROM KNOWN CONTAMINANTS.11. AIR MOVING EQUIPMENT USED TO MEET EITHER THE WHOLE BUILDING VENTILATION REQUIREMENTS OR THE LOCAL VENTILATION EXHAUST REQUIREMENT SHALL BE RATED IN TERMS OF AIRFLOW AND SOUND:A. ALL CONTINUOUSLY OPERATING FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE.B. INTERMITTENTLY OPERATED WHOLE BUILDING VENTILATION FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE.C. INTERMITTENTLY OPERATED LOCAL EXHAUST FANS SHALL BE RATED AT A MAXIMUM OF 3.0 SONE.D. REMOTELY OPERATED AIR-MOVING EQUIPMENT (MOUNTED OUTSIDE OF HABITABLE SPACES) NEED TO MEET SOUND REQUIREMENTS IF THERE IS AT LEAST 4 FEET OF DUCTWORK BETWEEN THE FAN AND THE INTAKE GRILL.12. A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 100 CFM IS REQUIRED FOR THE KITCHEN RANGE HOOD AND A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 50 CFM IS REQUIRED FOR THE BATH FAN.HOUSE VENTILATION RATE (CFM) = 4,909 / 100 + 7.5 x 4+1) = cfm49.09 + 37.5 = 86.59 cfmREQUIRED:THEREFORE, PROVIDE (1) BROAN QTXE110S OR APPROVED EQUAL: 90 CFM @ .025" - 6" DIA. FLEXIBLE METAL DUCT WITHA MAXIMUM LENGTH OF 125' MINUS 15' FOR EACH ELBOW.1. ALL ELECTRICAL WORK SHALL BE INCONFORMANCE WITH LOCALLY ADOPTEDBUILDING CODE AND ADMENDMENTS. ALLELECTRICAL WORK SHALL ALSO CONFORMWITH THE LOCAL BUILDING ENERGYEFFICIENCY STANDARDS.2. PROVIDE SERVICE PANEL WITH U.F.E.R.GROUND AND BARE COPPER WIRE BONDED TOUNDERGROUND COLD WATER PIPE.3. PROVIDE RECEPTACLE AND GAS SUPPLY TOFORCED AIR UNIT. PROVIDE A QUICKDISCONNECT AT ALL MECHANICALEQUIPTMENT AND A SERVICE RECEPTACLEWITHIN 25 FEET.4. PROVIDE APPROVED CEILING MOUNTED SMOKEDETECTORS AS SHOWN ON PLAN WITHPERMANENT WIRING AND BATTERY BACK- UP,LOCATED A MIN. OF 3' IN FRONT OF THEKITCHEN SIDE OF THE RETURN AIR GRILL.PROVIDE AN ADDITIONAL DETECTOR NEAR THETOP OF A VAULTED OR HIGH CEILING, IF THEVAULT IS 24" HIGHER THAN THE HALLWAY TOTHE BEDROOMS. DETECTORS SHALL BEINSTALLED A MINIMUM OF 24" FROM ROOMREGISTERS AND SHALL BE INTERCONNECTED.5. ALL RECEPTACLES IN GARAGE, BATHROOM,OUTDOORS, AND WITHIN THE KITCHEN SHALLHAVE GFI CIRCUIT PROTECTION. EACHBATHROOM SHALL BE ON A SINGLE DEDICATED20A CIRCUIT.6. PROVIDE SEPARATE CIRCUITS FOR ALLANTICIPATED LOADS AS REQUIRED BY CODEGREATER THAN 20 AMPS7. KITCHEN COUNTER CIRCUITS SHALL BE DIVIDEDINTO TWO SEPARATE CIRCUITS. ALL SMALLAPPLIANCE CIRCUIT SHALL BE ON A MIN. 20AMP. CIRCUIT. REFRIGERATORS CANNOT BEON EITHER OF THESE CIRCUITS, BUT MAY BEON CIRCUITS WITH THE RANGE CLOCK AND/ORHOOD.8. RECESSED FIXTURES - MUST BE RATED FORINSULATION CONTACT (IC-RATED), AIRTIGHT(ASTME283) AND SEALED W/ A GASKET ORCAULK BETWEEN HOUSE AND CEILING ALLHIGH-EFFICACY AND LOW-EFFICACY MUST BECONTROLLED SEPARATELY9. GFI RECEPTACLES IN GARAGE OR AT PATIO SHALLNOT BE ON KITCHEN COUNTER CIRCUIT.10. LIGHTS IN CLOTHES CLOSETS TO COMPLY ASFOLLOWS:A. CLOSET LESS THAN 70 SQ. FT. HAVE NOLIGHTING OR CONTROL REQUIREMENTS.B. CLOSET GREAT THAN 70 SQ. FT. EACH ANDEVERY PERMANENTLY INSTALLED LIGHTINGFIXTURE MUST COMPLY WITH THESTANDARDS, BY MEANS OF BEING HIGHEFFICACY, CONTROLLED BY MANUAL-ONOCCUPANCY SENOR, OR CONTROLLED BYA DIMMER.11. FIXTURES USED TO MEET FLUORESCENTREQUIREMENTS SHALL NOT CONTAINMEDIUM-BASED INCANDESCENT LAMP SOCKETS.12. FIXTURES THAT WEIGH MORE THAN 6 POUNDS OREXCEED 16-INCHES IN ANY DIMENSION SHALL NOT BESUPPORTED BY THE SCREW SHELL OF A LAMPHOLDER.13. ALL BATHROOM FANS TO BE 50 CFM'S MINIMUM.PROVIDE A MINIMUM OF FIVE (5) AIR CHANGES PERHOUR.14. OUTDOOR RECEPTACLES SHALL BE LISTED ASWEATHER RESISTANTPER SECTION 406.9(B)(1).15. DOORS THAT PROVIDE DIRECT ACCESS TO THESWIMMING POOL SHALL BE PROVIDED WITH ANAPPROVED POOL ALARM OR APPROVED BARRIER PER CITY POOL ORDINANCE.16. SC EDISON APPROVAL IS REQUIRED FOR METERLOCATION PRIOR TO INSTALLATION.17. RECEPTACLES SHALL BE INSTALLED SO THAT NOPOINT ALONG THE FLOOR LINE IN ANY WALL SPACEIS MORE THAT 6 FEET, MEASURED HORIZONTALLY,FROM AN OUTLET IN THAT SPACE. RECEPTACLEOUTLETS SHALL, INSOFAR AS PRACTICABLE, BESPACED EQUAL DISTANCES APART. (C.B.C. 210-52)18. MINIMUM OF (1) 20 AMP CIRCUIT FOR BATHROOM(S) OUTLET. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS. THIS CIRCUIT MAY SERVE MORE THANONE BATHROOM. CEC 210-23(a).19. PROVIDE A MINIMUM OF 1-20 AMP LAUNDRY BRANCH CIRCUIT. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS. CEC 210-11(C)(2)20. PROVIDE A MINIMUM OF 2-20 AMP SMALL APPLIANCE CIRCUITS FOR THE KITCHEN COUNTERTOPS. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS. LOADS SHALL BE BALANCED. CEC 210-11(C)(1)21. FIELD INSPECTOR TO REVIEW AND APPROVE UNDERGROUND SERVICE REQUIREMENT PRIOR TOCONCRETE PLACEMENT.22. ALL STAIRS SHALL HAVE AN ILLUMINATIONLEVEL ON TREADS RUNS OF NOT LESSTHAN 1 FOOT CANDLE (11 lux) CBC 1205.423. PROVIDE IN KITCHENS LOCAL EXHAUST SYSTEMVENTED TO OUTDOORS WITH RATE = 100 CFM24. SMOKE DETECTORS ARE NOT TO BE LOCATED INKITCHEN, GARAGE, OR WITHIN 3 FEET FROMDOOR TO KITCHEN OR BATHROOM OR SUPPLY AIR REGISTERS25. ALL DOORS FROM HOUSE TO POOL YARD MUST BEEQUIPPED WITH ALARM OR PROVIDE AN ALTERNATE DROWNING PREVENTION SAFETY FEATURE PER CBC 3109.4.4.226. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH AN EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE CBC 1203.4.2.1, CMC T-4-4.27. FOR CFM OF EXHAUST FANS AND SONES LEVELSREFER TO MECHANICAL28. ALL EXHAUST FANS SHALL BE CONTROLLED BY A HUMIDISTAT.29. AIR MOVING EQUIPMENT MUST MEET REQUIREMENTS FOR SOUND OF 1 SONE FOR CONTINUOUS USE, OR 3 SONE FOR INTERMITTENT USE.30.DRYER VENT MIN. 4" DIAMETER TO THE OUTSIDE, EQUIPPED WITH A BACK-DRAFT DAMPER. DUCTLENGTH IS LIMITED TO 14' WITH 2 ELBOWS. OTHERLENGTHS OR SIZES AS PERMITTED ORREQUIRED BY THE MANUFACTURER'S INSTALLATIONINSTRUCTIONS AND APPROVED BY THE BUILDINGOFFICIAL. (SUBMIT A REQUEST FOR MODIFICATIONS)CMC 504.3.2.2.31. HIGH EFFICACY LUMINARIES FOR RESIDENTIAL LIGHTING SHALLCONTAIN ONLY HIGH EFFICACY LAMPS SHALL NOT CONTAIN A MEDIUM SCREW BASE SOCKET (E24/E26). A HIGH EFFICACY LAMP HAS A LAMP EFFICACY THAT IS NO LOWER THAN EFFICACIES CONTAINED IN TABLE 150-C. BALLASTS FOR LAMPS RATED 13 WATTS OR GREATER SHALL BE ELECTRONIC AND SHALLHAVE AN OUTPUT FREQUENCY NO LESS THAN 20 kHz.32. ALL NEW HVAC EQUIPMENT MUST MEET APPLICABLE EFFICIENCY REQUIREMENTS IN CEC TABLE 110.2-A THROUGH TABLE 110.2-K33. THERMOSTATS. ALL UNITARY HEATING OR COOLING SYSTEMSNOT CONTROLLED BY A CENTRAL ENERGY MANAGEMENTCONTROL SYSTEM (EMCS) MUST HAVE A SETBACK THERMOSTAT.CEC 110.2(c)34. ALL POWER AND LIGHTING OUTLETS IN FAMILY ROOM, PARLORS, LIBRARIES, DEN, BEDROOM, SUNROOMS, RECREATION ROOMS, HALLWAYS AND SIMILAR AREAS ARE TO BE PROTECTED BY A "LISTED AFCI BREAKER". KITCHENS, BATHROOMS AND BASEMENTS ARE EXEMPT FROM THIS REQUIREMENT. [CEC 210.12(A)]35. AT LEAST ONE OUTSIDE WEATHERPROOF 120 VOLT RECEPTACLEOUTLET INSTALLED WITHIN THE PERIMETER OF THE BALCONY, DECKOR PORCH AND LOCATED NOT MORE THAN 6 1/2" FEET ABOVE THEFINISH SURFACE. EXCEPTION: AREAS LESS THE 20 SQUARE FEETARE NOT REQUIRED TO HAVE A RECEPTACLE INSTALLED.CEC 210.52(E) (3)36. ALL 15- AND 20- AMPERE, 125- AND 250-VOLT NON-LOCKING RECEPTACLES THAT ARE INSTALLED ON THE EXTERIOR OF A DWELLING UNIT AND LOCATED IN DAMP OR WET LOCATIONS, SHALL BE LISTED AS WEATHER-RESISTANT TYPE. [CEC 406.9(A) & (B)]37. ANY FIXED APPLIANCE SUCH AS DISPOSAL, DISHWASHER, CLOTHES WASHER, DRYER, BUILT-IN HEATER, OR ANY OTHER FIXED APPLIANCE WITH 1/4 H.P. MOTOR OR LARGER, SHALL BE ON A SEPARATE #12 AWG WIRE BRANCH CIRCUIT. EACH DWELLING UNIT SHALL HAVE INSTALLED THEREIN AN INDIVIDUAL DISPOSAL CIRCUIT SUPPLIED WITH MINIMUM #12 AWG WIRE AND A 15 AMP INDICATING-TYPE SWITCH. [ CEC 210.23 & 220]38. RECESSED LIGHTING INSTALLED IN AN INSULATED CEILING SHALL BE:A. LISTED AS AT/ICB. SEALED AND/OR CONTAIN A GASKETC. RECESSED FIXTURES INSTALLED IN A RATED CEILINGSHALL HAVE A SECONDARY RATED ASSEMBLY EQUALTO THE RATING PENETRATING.39. UTILITY SERVICE TO BE UNDERGROUND WHEN THE PROPERTY ISDEVELOPED WITH A NEW OR RE-LOCATED MAIN BUILDING ORALTERATIONS EXCEED 50% OF VALUE AND/OR AREA OF THEEXISTING BUILDING/40. ALL NEW CONSTRUCTION, INTERIOR OR EXTERIOR ALTERATIONS,REPAIRS, OR ADDITIONS REQUIRING A PERMIT AND HAVING AVALUATION IN EXCESS OF $1,000, OR WHEN ONE OR MORE SLEEPINGROOMS ARE ADDED OR CREATED, THE ENTIRE DWELLING SHALLPROVIDED WITH DETECTORS LOCATED AS REQUIRED FOR A NEWDWELLING. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWINGLOCATIONS:A. IN EACH SLEEPING ROOMB. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATEVICINITY OF THE BEDROOMSC. ON EACH ADDITIONAL STORY OF THE DWELLING, INCLUDINGBASEMENTS AND HABITABLE ATTICS BUT NOT INCLUDINGCRAWL SPACES AND UNINHABITABLE ATTICS. IN DWELLINGS ORDWELLING UNITS WITH SPLIT LEVELS AND WITHOUT ANINTERVENING DOOR BETWEEN THE ADJACENT LEVELS, ASMOKE ALARM INSTALLED ON THE UPPER LEVEL SHALLSUFFICE FOR THE ADJACENT LOWER LEVEL PROVIDED THATTHE LOWER LEVEL IS LESS THAN ONE FULL STORY BELOWTHE UPPER LEVELD. WHEN MORE THAN ONE SMOKE ALARM IS REQUIRED TO BEINSTALLED WITHIN AN INDIVIDUAL DWELLING UNIT THE ALARMDEVICES SHALL BE INTERCONNECTED IN SUCH A MANNER THATTHE ACTUATION OF ONE ALARM WILL ACTIVATE ALL OF THEALARMS IN THE INDIVIDUAL UNIT.41. ALL NEW CONSTRUCTION, INTERIOR OR EXTERIOR ALTERATIONS,REPAIRS, OR ADDITIONS REQUIRING A PERMIT AND HAVING AVALUATION IN EXCESS OF $1,000,, AN APPROVED CARBON MONOXIDEALARM SHALL BE INSTALLED IN DWELLING UNITS AND IN SLEEPINGUNITS WITHIN WHICH FUEL-BURNING APPLIANCES ARE INSTALLED ANDIN DWELLING UNITS THAT HAVE ATTACHED GARAGES SHALL BEPROVIDED WITH A CARBON MONOXIDE ALARM IN ACCORDANCEWITH SECTION R315.1.A. CARBON MONOXIDE ALARMS SHALL ONLY BE REQUIRED IN THESPECIFIC DWELLING UNIT OR SLEEPING UNIT FOR WHICHTHE PERMIT WAS OBTAINED. CARBON MONOXIDE ALARMSREQUIRED BE SECTION R315.1 AND R315.2 SHALL BE INSTALLEDIN THE FOLLOWING LOCATIONS:B. OUTSIDE OF EACH SEPARATE DWELLING UNIT SLEEPING AREAIN THE IMMEDIATE VICINITY OF THE BEDROOM(S)C. ON EVERY LEVEL OF A DWELLING UNIT INCLUDING BASEMENTSD. WHERE MORE THAN ONE CARBON MONOXIDE ALARM ISREQUIRED TO BE INSTALLED WITHIN THE DWELLING UNIT ORWITHIN A SLEEPING UNIT THE ALARM SHALL BE INTERCONNECTEDIN A MANNER THAT ACTIVATION OF ONE ALARM SHALL ACTIVATEALL OF THE ALARMS IN THE INDIVIDUAL UNIT42. CARBON MONOXIDE ALARMS COMBINED WITH SMOKE ALARMS SHALLCOMPLY WITH BOTH SECTIONS R314 AND SECTION R315, ALL APPLICABLESTANDARDS, AND REQUIREMENTS FOR LISTINGS AND APPROVAL BYTHE OFFICE OF THE STATE FIRE MARSHAL, FOR SMOKE ALARMS43. ALL RECEPTACLES WITHIN REACH SHALL BE TAMPER RESISTANTPER CEC 406.1144. ALL NON-GFCI OUTLETS SHALL BE AFIC PER CEC 210.1245. ALL INSTALLED LUMINARIES SHALL BE HIGH-EFFICACY INACCORDANCE WITH TABLE 150.0-A PER CEC 150(K)1A.46. IN BATHROOMS, GARAGE, LAUNDRY ROOMS, AND UTILITY ROOMS,AT LEAST ONE LUMINAIRE IN EACH OF THESE SPACES SHALL BECONTROLLED BY A VACANCY SENSOR. CEC 150.0(K)J39 Bedroom 39'-4" ClgBedroom 29'-4" ClgBa 38'-0" ClgWic9'-4" ClgWic9'-4" ClgMaster Gallery9'-4" ClgBedroom 49'-4" ClgUpperFamily8'-0" ClgBa 28'-0" ClgLaundry9'-4" ClgWic9'-4" ClgBa 48'-0" ClgHall9'-4" ClgMaster SuiteVolumeClgMaster Bath9'-4" ClgWic9'-4" ClgTo LEDCabinetLightsSDCMSLEDGFISDryer vent to outside airRefer to Electrical Plannote 30.GFIsone 3LEDLEDSSSSSLEDGFISSsone 3SGFILEDSsone 3LEDSGFILEDLEDLEDsone 3SS SSGFIGFIS GFIGFIGFIS STVV3D3DS3DS SDCMS3D3DSSTVS3DSwitchBelow3DSDCMS3DSDCMSDCMSDCMTVSDSSSTVSDDDDS TVVSVVTV TVVSFGGFIDVFL/WPVWhole House Ventilationfan, see Whole BuildingVentilation systemsummaryVVS FL/WPVSFL/WPVFL/WPAt Attic Provide:- 110 outlet- Light w/SwitchSDCMConnect toPhotocellSStair treadLights Typ.SSConnect toPhotocellS3DS3DVS Second Floor Electrical PlanSCALE: 1/4" = 1'-0"SECOND FLOORELECTRICAL PLANPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A6.2SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-FLOORO:\2018-PROJECTS\18001\CD\18001-PLN-FLOOR September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--ELECTRICAL LEGENDFLKEYF.G.HBSDPBCMPOWERAPPLIANCETVTSS3S4SDSVCLGELECTRICAL PLAN NOTESMINIMUM WHOLE BUILDING MECHANICAL VENTILATION(THE FOLLOWING INFORMATION AND CALCULATIONS ARE PER ASHRAE 62.2 RESIDENTIAL INDOOR AIR QUALITYAND MECHANICAL VENTILATION REPORT - REFER TO REPORT FOR MORE INFORMATION)CONTINUOUS VENTILATION CALCULATION: (MIN. AIRFLOW MEASURED @ 0.25" FOR CONTINUOUS OPERATION)(CFA / 100) + 7.5 (# OF BEDROOMS + 1) = VENTILATION RATE (MINIMUM CFM @ 0.25")WHOLE BUILDING VENTILATION SYSTEM SUMMARYALL LOW-RISE RESIDENTIAL BUILDING ARE REQUIRED TO HAVE A VENTILATION SYSTEM AND SATISFY OTHER REQUIREMENTSTO ACHIEVE ACCEPTABLE INDOOR AIR QUALITY (IAQ). THE ENERGY COMMISSION ADOPTED THE REQUIREMENTS OF ASHRAESTANDARD 62.2-2007, EXCEPT THAT OPENING AND CLOSING WINDOWS (ALTHOUGH PERMITTED BY ASHRAE) IS NOT ANACCEPTABLE OPTION FOR PROVIDING WHOLE-BUILDING VENTILATION IN CALIFORNIA.THE FOLLOWING BULLET POINTS SUMMARIZE THE KEY REQUIREMENTS FOR MOST RESIDENCE:1. A WHOLE BUILDING MECHANICAL VENTILATION SYSTEM SHALL BE PROVIDED.2. KITCHENS AND BATHROOMS SHALL HAVE LOCAL EXHAUST SYSTEMS VENTED TO THE OUTDOORS.3. CLOTHES DRYERS SHALL BE VENTED TO THE OUTDOORS.4. VENTILATION AIR SHALL COME FROM OUTDOORS AND SHALL NOT BE TRANSFERRED FROM THE ADJACENT DWELLING UNITS, GARAGES OR CRAWL SPACES.5. VENTILATION SYSTEM CONTROLS SHALL BE LABELED AND THE HOME OWNER SHALL BE PROVIDED WITH INSTRUCTIONS ON HOW TO OPERATE THE SYSTEM.6. COMBUSTION APPLIANCES SHALL BE PROPERLY VENTED AND AIR SYSTEMS SHALL BE DESIGNED TO PREVENT BACK DRAFTING.7. THE WALL AND OPENINGS BETWEEN THE HOUSE AND THE GARAGE SHALL BE SEALED.8. HABITABLE ROOMS SHALL HAVE WINDOWS WITH A VETILAION AREA OF AT LEAST 4% OF THE FLOOR AREA.9. MECHANICAL SYSTEMS INCLUDING HEATING AND AIR CONDITIONING SYSTEMS THAT APPLY AIR TO HABITABLE SPACES SHALL HAVE MERV 6 FILTERS OR BETTER.10. AIR INLET (NOT EXHAUST) SHALL BE LOCATED AWAY FROM KNOWN CONTAMINANTS.11. AIR MOVING EQUIPMENT USED TO MEET EITHER THE WHOLE BUILDING VENTILATION REQUIREMENTS OR THE LOCAL VENTILATION EXHAUST REQUIREMENT SHALL BE RATED IN TERMS OF AIRFLOW AND SOUND:A. ALL CONTINUOUSLY OPERATING FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE.B. INTERMITTENTLY OPERATED WHOLE BUILDING VENTILATION FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE.C. INTERMITTENTLY OPERATED LOCAL EXHAUST FANS SHALL BE RATED AT A MAXIMUM OF 3.0 SONE.D. REMOTELY OPERATED AIR-MOVING EQUIPMENT (MOUNTED OUTSIDE OF HABITABLE SPACES) NEED TO MEET SOUND REQUIREMENTS IF THERE IS AT LEAST 4 FEET OF DUCTWORK BETWEEN THE FAN AND THE INTAKE GRILL.12. A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 100 CFM IS REQUIRED FOR THE KITCHEN RANGE HOOD AND A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 50 CFM IS REQUIRED FOR THE BATH FAN.HOUSE VENTILATION RATE (CFM) = 4,909 / 100 + 7.5 x 4+1) = cfm49.09 + 37.5 = 86.59 cfmREQUIRED:THEREFORE, PROVIDE (1) BROAN QTXE110S OR APPROVED EQUAL: 90 CFM @ .025" - 6" DIA. FLEXIBLE METAL DUCT WITHA MAXIMUM LENGTH OF 125' MINUS 15' FOR EACH ELBOW.1. ALL ELECTRICAL WORK SHALL BE INCONFORMANCE WITH LOCALLY ADOPTEDBUILDING CODE AND ADMENDMENTS. ALLELECTRICAL WORK SHALL ALSO CONFORMWITH THE LOCAL BUILDING ENERGYEFFICIENCY STANDARDS.2. PROVIDE SERVICE PANEL WITH U.F.E.R.GROUND AND BARE COPPER WIRE BONDED TOUNDERGROUND COLD WATER PIPE.3. PROVIDE RECEPTACLE AND GAS SUPPLY TOFORCED AIR UNIT. PROVIDE A QUICKDISCONNECT AT ALL MECHANICALEQUIPTMENT AND A SERVICE RECEPTACLEWITHIN 25 FEET.4. PROVIDE APPROVED CEILING MOUNTED SMOKEDETECTORS AS SHOWN ON PLAN WITHPERMANENT WIRING AND BATTERY BACK- UP,LOCATED A MIN. OF 3' IN FRONT OF THEKITCHEN SIDE OF THE RETURN AIR GRILL.PROVIDE AN ADDITIONAL DETECTOR NEAR THETOP OF A VAULTED OR HIGH CEILING, IF THEVAULT IS 24" HIGHER THAN THE HALLWAY TOTHE BEDROOMS. DETECTORS SHALL BEINSTALLED A MINIMUM OF 24" FROM ROOMREGISTERS AND SHALL BE INTERCONNECTED.5. ALL RECEPTACLES IN GARAGE, BATHROOM,OUTDOORS, AND WITHIN THE KITCHEN SHALLHAVE GFI CIRCUIT PROTECTION. EACHBATHROOM SHALL BE ON A SINGLE DEDICATED20A CIRCUIT.6. PROVIDE SEPARATE CIRCUITS FOR ALLANTICIPATED LOADS AS REQUIRED BY CODEGREATER THAN 20 AMPS7. KITCHEN COUNTER CIRCUITS SHALL BE DIVIDEDINTO TWO SEPARATE CIRCUITS. ALL SMALLAPPLIANCE CIRCUIT SHALL BE ON A MIN. 20AMP. CIRCUIT. REFRIGERATORS CANNOT BEON EITHER OF THESE CIRCUITS, BUT MAY BEON CIRCUITS WITH THE RANGE CLOCK AND/ORHOOD.8. RECESSED FIXTURES - MUST BE RATED FORINSULATION CONTACT (IC-RATED), AIRTIGHT(ASTME283) AND SEALED W/ A GASKET ORCAULK BETWEEN HOUSE AND CEILING ALLHIGH-EFFICACY AND LOW-EFFICACY MUST BECONTROLLED SEPARATELY9. GFI RECEPTACLES IN GARAGE OR AT PATIO SHALLNOT BE ON KITCHEN COUNTER CIRCUIT.10. LIGHTS IN CLOTHES CLOSETS TO COMPLY ASFOLLOWS:A. CLOSET LESS THAN 70 SQ. FT. HAVE NOLIGHTING OR CONTROL REQUIREMENTS.B. CLOSET GREAT THAN 70 SQ. FT. EACH ANDEVERY PERMANENTLY INSTALLED LIGHTINGFIXTURE MUST COMPLY WITH THESTANDARDS, BY MEANS OF BEING HIGHEFFICACY, CONTROLLED BY MANUAL-ONOCCUPANCY SENOR, OR CONTROLLED BYA DIMMER.11. FIXTURES USED TO MEET FLUORESCENTREQUIREMENTS SHALL NOT CONTAINMEDIUM-BASED INCANDESCENT LAMP SOCKETS.12. FIXTURES THAT WEIGH MORE THAN 6 POUNDS OREXCEED 16-INCHES IN ANY DIMENSION SHALL NOT BESUPPORTED BY THE SCREW SHELL OF A LAMPHOLDER.13. ALL BATHROOM FANS TO BE 50 CFM'S MINIMUM.PROVIDE A MINIMUM OF FIVE (5) AIR CHANGES PERHOUR.14. OUTDOOR RECEPTACLES SHALL BE LISTED ASWEATHER RESISTANTPER SECTION 406.9(B)(1).15. DOORS THAT PROVIDE DIRECT ACCESS TO THESWIMMING POOL SHALL BE PROVIDED WITH ANAPPROVED POOL ALARM OR APPROVED BARRIER PER CITY POOL ORDINANCE.16. SC EDISON APPROVAL IS REQUIRED FOR METERLOCATION PRIOR TO INSTALLATION.17. RECEPTACLES SHALL BE INSTALLED SO THAT NOPOINT ALONG THE FLOOR LINE IN ANY WALL SPACEIS MORE THAT 6 FEET, MEASURED HORIZONTALLY,FROM AN OUTLET IN THAT SPACE. RECEPTACLEOUTLETS SHALL, INSOFAR AS PRACTICABLE, BESPACED EQUAL DISTANCES APART. (C.B.C. 210-52)18. MINIMUM OF (1) 20 AMP CIRCUIT FOR BATHROOM(S) OUTLET. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS. THIS CIRCUIT MAY SERVE MORE THANONE BATHROOM. CEC 210-23(a).19. PROVIDE A MINIMUM OF 1-20 AMP LAUNDRY BRANCH CIRCUIT. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS. CEC 210-11(C)(2)20. PROVIDE A MINIMUM OF 2-20 AMP SMALL APPLIANCE CIRCUITS FOR THE KITCHEN COUNTERTOPS. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS. LOADS SHALL BE BALANCED. CEC 210-11(C)(1)21. FIELD INSPECTOR TO REVIEW AND APPROVE UNDERGROUND SERVICE REQUIREMENT PRIOR TOCONCRETE PLACEMENT.22. ALL STAIRS SHALL HAVE AN ILLUMINATIONLEVEL ON TREADS RUNS OF NOT LESSTHAN 1 FOOT CANDLE (11 lux) CBC 1205.423. PROVIDE IN KITCHENS LOCAL EXHAUST SYSTEMVENTED TO OUTDOORS WITH RATE = 100 CFM24. SMOKE DETECTORS ARE NOT TO BE LOCATED INKITCHEN, GARAGE, OR WITHIN 3 FEET FROMDOOR TO KITCHEN OR BATHROOM OR SUPPLY AIR REGISTERS25. ALL DOORS FROM HOUSE TO POOL YARD MUST BEEQUIPPED WITH ALARM OR PROVIDE AN ALTERNATE DROWNING PREVENTION SAFETY FEATURE PER CBC 3109.4.4.226. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH AN EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE CBC 1203.4.2.1, CMC T-4-4.27. FOR CFM OF EXHAUST FANS AND SONES LEVELSREFER TO MECHANICAL28. ALL EXHAUST FANS SHALL BE CONTROLLED BY A HUMIDISTAT.29. AIR MOVING EQUIPMENT MUST MEET REQUIREMENTS FOR SOUND OF 1 SONE FOR CONTINUOUS USE, OR 3 SONE FOR INTERMITTENT USE.30.DRYER VENT MIN. 4" DIAMETER TO THE OUTSIDE, EQUIPPED WITH A BACK-DRAFT DAMPER. DUCTLENGTH IS LIMITED TO 14' WITH 2 ELBOWS. OTHERLENGTHS OR SIZES AS PERMITTED ORREQUIRED BY THE MANUFACTURER'S INSTALLATIONINSTRUCTIONS AND APPROVED BY THE BUILDINGOFFICIAL. (SUBMIT A REQUEST FOR MODIFICATIONS)CMC 504.3.2.2.31. HIGH EFFICACY LUMINARIES FOR RESIDENTIAL LIGHTING SHALLCONTAIN ONLY HIGH EFFICACY LAMPS SHALL NOT CONTAIN A MEDIUM SCREW BASE SOCKET (E24/E26). A HIGH EFFICACY LAMP HAS A LAMP EFFICACY THAT IS NO LOWER THAN EFFICACIES CONTAINED IN TABLE 150-C. BALLASTS FOR LAMPS RATED 13 WATTS OR GREATER SHALL BE ELECTRONIC AND SHALLHAVE AN OUTPUT FREQUENCY NO LESS THAN 20 kHz.32. ALL NEW HVAC EQUIPMENT MUST MEET APPLICABLE EFFICIENCY REQUIREMENTS IN CEC TABLE 110.2-A THROUGH TABLE 110.2-K33. THERMOSTATS. ALL UNITARY HEATING OR COOLING SYSTEMSNOT CONTROLLED BY A CENTRAL ENERGY MANAGEMENTCONTROL SYSTEM (EMCS) MUST HAVE A SETBACK THERMOSTAT.CEC 110.2(c)34. ALL POWER AND LIGHTING OUTLETS IN FAMILY ROOM, PARLORS, LIBRARIES, DEN, BEDROOM, SUNROOMS, RECREATION ROOMS, HALLWAYS AND SIMILAR AREAS ARE TO BE PROTECTED BY A "LISTED AFCI BREAKER". KITCHENS, BATHROOMS AND BASEMENTS ARE EXEMPT FROM THIS REQUIREMENT. [CEC 210.12(A)]35. AT LEAST ONE OUTSIDE WEATHERPROOF 120 VOLT RECEPTACLEOUTLET INSTALLED WITHIN THE PERIMETER OF THE BALCONY, DECKOR PORCH AND LOCATED NOT MORE THAN 6 1/2" FEET ABOVE THEFINISH SURFACE. EXCEPTION: AREAS LESS THE 20 SQUARE FEETARE NOT REQUIRED TO HAVE A RECEPTACLE INSTALLED.CEC 210.52(E) (3)36. ALL 15- AND 20- AMPERE, 125- AND 250-VOLT NON-LOCKING RECEPTACLES THAT ARE INSTALLED ON THE EXTERIOR OF A DWELLING UNIT AND LOCATED IN DAMP OR WET LOCATIONS, SHALL BE LISTED AS WEATHER-RESISTANT TYPE. [CEC 406.9(A) & (B)]37. ANY FIXED APPLIANCE SUCH AS DISPOSAL, DISHWASHER, CLOTHES WASHER, DRYER, BUILT-IN HEATER, OR ANY OTHER FIXED APPLIANCE WITH 1/4 H.P. MOTOR OR LARGER, SHALL BE ON A SEPARATE #12 AWG WIRE BRANCH CIRCUIT. EACH DWELLING UNIT SHALL HAVE INSTALLED THEREIN AN INDIVIDUAL DISPOSAL CIRCUIT SUPPLIED WITH MINIMUM #12 AWG WIRE AND A 15 AMP INDICATING-TYPE SWITCH. [ CEC 210.23 & 220]38. RECESSED LIGHTING INSTALLED IN AN INSULATED CEILING SHALL BE:A. LISTED AS AT/ICB. SEALED AND/OR CONTAIN A GASKETC. RECESSED FIXTURES INSTALLED IN A RATED CEILINGSHALL HAVE A SECONDARY RATED ASSEMBLY EQUALTO THE RATING PENETRATING.39. UTILITY SERVICE TO BE UNDERGROUND WHEN THE PROPERTY ISDEVELOPED WITH A NEW OR RE-LOCATED MAIN BUILDING ORALTERATIONS EXCEED 50% OF VALUE AND/OR AREA OF THEEXISTING BUILDING/40. ALL NEW CONSTRUCTION, INTERIOR OR EXTERIOR ALTERATIONS,REPAIRS, OR ADDITIONS REQUIRING A PERMIT AND HAVING AVALUATION IN EXCESS OF $1,000, OR WHEN ONE OR MORE SLEEPINGROOMS ARE ADDED OR CREATED, THE ENTIRE DWELLING SHALLPROVIDED WITH DETECTORS LOCATED AS REQUIRED FOR A NEWDWELLING. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWINGLOCATIONS:A. IN EACH SLEEPING ROOMB. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATEVICINITY OF THE BEDROOMSC. ON EACH ADDITIONAL STORY OF THE DWELLING, INCLUDINGBASEMENTS AND HABITABLE ATTICS BUT NOT INCLUDINGCRAWL SPACES AND UNINHABITABLE ATTICS. IN DWELLINGS ORDWELLING UNITS WITH SPLIT LEVELS AND WITHOUT ANINTERVENING DOOR BETWEEN THE ADJACENT LEVELS, ASMOKE ALARM INSTALLED ON THE UPPER LEVEL SHALLSUFFICE FOR THE ADJACENT LOWER LEVEL PROVIDED THATTHE LOWER LEVEL IS LESS THAN ONE FULL STORY BELOWTHE UPPER LEVELD. WHEN MORE THAN ONE SMOKE ALARM IS REQUIRED TO BEINSTALLED WITHIN AN INDIVIDUAL DWELLING UNIT THE ALARMDEVICES SHALL BE INTERCONNECTED IN SUCH A MANNER THATTHE ACTUATION OF ONE ALARM WILL ACTIVATE ALL OF THEALARMS IN THE INDIVIDUAL UNIT.41. ALL NEW CONSTRUCTION, INTERIOR OR EXTERIOR ALTERATIONS,REPAIRS, OR ADDITIONS REQUIRING A PERMIT AND HAVING AVALUATION IN EXCESS OF $1,000,, AN APPROVED CARBON MONOXIDEALARM SHALL BE INSTALLED IN DWELLING UNITS AND IN SLEEPINGUNITS WITHIN WHICH FUEL-BURNING APPLIANCES ARE INSTALLED ANDIN DWELLING UNITS THAT HAVE ATTACHED GARAGES SHALL BEPROVIDED WITH A CARBON MONOXIDE ALARM IN ACCORDANCEWITH SECTION R315.1.A. CARBON MONOXIDE ALARMS SHALL ONLY BE REQUIRED IN THESPECIFIC DWELLING UNIT OR SLEEPING UNIT FOR WHICHTHE PERMIT WAS OBTAINED. CARBON MONOXIDE ALARMSREQUIRED BE SECTION R315.1 AND R315.2 SHALL BE INSTALLEDIN THE FOLLOWING LOCATIONS:B. OUTSIDE OF EACH SEPARATE DWELLING UNIT SLEEPING AREAIN THE IMMEDIATE VICINITY OF THE BEDROOM(S)C. ON EVERY LEVEL OF A DWELLING UNIT INCLUDING BASEMENTSD. WHERE MORE THAN ONE CARBON MONOXIDE ALARM ISREQUIRED TO BE INSTALLED WITHIN THE DWELLING UNIT ORWITHIN A SLEEPING UNIT THE ALARM SHALL BE INTERCONNECTEDIN A MANNER THAT ACTIVATION OF ONE ALARM SHALL ACTIVATEALL OF THE ALARMS IN THE INDIVIDUAL UNIT42. CARBON MONOXIDE ALARMS COMBINED WITH SMOKE ALARMS SHALLCOMPLY WITH BOTH SECTIONS R314 AND SECTION R315, ALL APPLICABLESTANDARDS, AND REQUIREMENTS FOR LISTINGS AND APPROVAL BYTHE OFFICE OF THE STATE FIRE MARSHAL, FOR SMOKE ALARMS43. ALL RECEPTACLES WITHIN REACH SHALL BE TAMPER RESISTANTPER CEC 406.1144. ALL NON-GFCI OUTLETS SHALL BE AFIC PER CEC 210.1245. ALL INSTALLED LUMINARIES SHALL BE HIGH-EFFICACY INACCORDANCE WITH TABLE 150.0-A PER CEC 150(K)1A.46. IN BATHROOMS, GARAGE, LAUNDRY ROOMS, AND UTILITY ROOMS,AT LEAST ONE LUMINAIRE IN EACH OF THESE SPACES SHALL BECONTROLLED BY A VACANCY SENSOR. CEC 150.0(K)J40 coatsNatalie'sOffice 9'-3" ClgStorageEntryFoyer 9'-3" ClgKitchen9'-3" ClgPantry 9'-3 Clg3-CarGarage9'-9" ClgConcreteCovered Porch9'-3" ClgLivingRoom9'-3" ClgPdr 8'-0 ClgStorage9'-9" ClgConcreteMech /TrashBinTrashBinTrashBin14" to 10"reducerElectrical10"10"10"10"10"C 12x6150 CFM10"10"16"10"10"4" slurry overround AK ductunder slab typ.14" to 10"reducer14"14"16" to 14"reducer14"14"14"F-112"12"6"6"6"12"10"6"10"14"12"Pool Equip.First Floor Mechanical PlanSCALE: 1/4" = 1'-0"FIRST FLOORMECHANICALPLANPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A7.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-FLOORO:\2018-PROJECTS\18001\CD\18001-PLN-FLOOR September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--MECHANICAL PLAN NOTES1. ALL BATHROOM FANS TO BE 50 CFM'S MINIMUM. PROVIDE A MINIMUM OF FIVE (5) AIR CHANGESPER HOUR. A MAXIMUM SOUND RATING OF 3 SONEFOR INTERMITTENT OPERATION, BE LISTED AS ENERGYSTATE RATED AND CONTROLLED BY A HUMINDITYCONTROL UNLESS EXEMPTED ELSEWHERE.2. PROVIDE IN KITCHENS LOCAL EXHAUST SYSTEMVENTED TO OUTDOORS WITH RATE = 100 CFM,A MAXIMUM SOUND RATING OF 3 SONE FOR INTERMITTENTOPERATION IS REQUIRED.3. SMOKE DETECTORS AND CARBON MONOXIDE ALARMIN ACCORDANCE WITH SECTION R315.1 SHALL BEINSTALLED AS FOLLOWS:A.WHERE MORE THAN SMOKE DECTECTOR /CARBON MONOXIDE ALARM IS REQUIRED TO BEINSTALLED WITHIN THE DWELLING UNIT ORWITHIN A SLEEPING UNIT THE ALARM SHALL BEINTERCONNECTED IN A MANNER THATACTIVATION OF ONE ALARM SHALL ACTIVATEALL OF THE ALARMS IN THE INDIVIDUAL UNIT.B.SMOKE DETECTORS / CARBON MONOXIDEALARMS SHALL RECEIVE THEIR PRIMARYPOWER FROM THE BUILDING WIRING (HARDWIRED) AND SHALL BE EQUIPPED WITH ABATTERY BACK-UP.4. DUCTS MUST BE SEALED AND FIELD VERIFIED BY A"HERS" CERTIFIED SPECIAL INSPECTOR.5. ALL R-6 FLEX DUCT AND RECTANGULAR AS NEEDEDPER PLAN WRAPPED TO R6 INSULATION VALUES.6. UNVENTED GAS LOG HEATERS SHALL NOT BE USEDIN A FACTORY BUILT FIREPLACE UNLESS THE FIREPLACESYSTEM HAS BEEN SPECIFICALLY TESTED, LISTED FORSUCH USE PER UL127 AND CRC 1004.4MECHANICAL LEGENDEQUIPMENT LISTCU-1FURNACE - LENNOX EL195DF045XE36B95% AFUE TORQUE SINGLE SPEED FAN MOTORUPFLOW COIL - ADP LC18/36T9B R410A HIGH EFFICIENCYF-1BROAN CEILING EXHAUST FAN MODEL 670 (OR EQUAL)50 CFM, 115 V 1" DIA. FURNISH WITH BACKDRAFT DAMPERROUTE 4" DIA. EXHAUST TO ROOF/WALL AND TERMINATEWITH FACTORY ROOF/WALL CAP.EF-1BROAN CEILING EXHAUST FAN MODEL 670 (OR EQUAL)50 CFM, 115 V 1" DIA. FURNISH WITH BACKDRAFT DAMPERROUTE 4" DIA. EXHAUST TO ROOF/WALL AND TERMINATEWITH FACTORY ROOF/WALL CAP.EF-2BROAN MODEL QTXE80 (OR EQUAL) 55 CFM @ .025 - 6" DIA.FLEXIBLE METAL DUCT WITH A MAXIMUM LENGTH OR 125' MINUS15' FOR EACH ELBOW.EF-3STEEL STAMPED FACE SUPPLY AIR DIFFUSER/REGISTERSIZE AND SHAPE TO BE DETERMINEDASTEEL STAMPED FACE SIDEWALL SUPPLY AIRDIFFUSER/REGISTER, SIZE AND SHAPE TO BE DETERMINEDBSDCMBROAN MODEL QTXE110S (OR EQUAL) 90 CFM @ .025 - 6" DIA.FLEXIBLE METAL DUCT WITH A MAXIMUM LENGTH OR 125' MINUS15' FOR EACH ELBOW.EF-4CSTEEL STAMPED FACE FLOOR SUPPLY AIRDIFFUSER/REGISTER, SIZE AND SHAPE TO BE DETERMINEDF-2AIR HANDLER (2) - LENNOX MMDA024S42 TON DUCTED MINI SPLIT INDOOR UNIT1. COMBUSTION AIR AND VENTING IS DONE THROUGH 4" CONCENTRIC VENTUP THROUGH ROOF FOR ALL TANKLESS WATERHEATERS AND FAU UNITS.REFER TO SPECIFICATIONS BELOWNoteAIR CONDITIONER - LENNOX M114XC1-0242 TON 16 SEER 230 / 1 ph, 25 amps, 76dbaHP-1HEAT PUMP - LENNOX MPBO48S4M4 TON 17 SEER 230 / 1ph, 50 amps, 64 dbaT-1THERMOSTAT (2) - LENNOX WIRED CONTROLST-2 THERMOSTAT - HONEYWELL T6-PRO PROGRAMMABLEMINIMUM WHOLE BUILDING MECHANICAL VENTILATION(THE FOLLOWING INFORMATION AND CALCULATIONS ARE PER ASHRAE 62.2 RESIDENTIAL INDOOR AIR QUALITYAND MECHANICAL VENTILATION REPORT - REFER TO REPORT FOR MORE INFORMATION)CONTINUOUS VENTILATION CALCULATION: (MIN. AIRFLOW MEASURED @ 0.25" FOR CONTINUOUS OPERATION)(CFA / 100) + 7.5 (# OF BEDROOMS + 1) = VENTILATION RATE (MINIMUM CFM @ 0.25")WHOLE BUILDING VENTILATION SYSTEM SUMMARYALL LOW-RISE RESIDENTIAL BUILDING ARE REQUIRED TO HAVE A VENTILATION SYSTEM AND SATISFY OTHER REQUIREMENTSTO ACHIEVE ACCEPTABLE INDOOR AIR QUALITY (IAQ). THE ENERGY COMMISSION ADOPTED THE REQUIREMENTS OF ASHRAESTANDARD 62.2-2007, EXCEPT THAT OPENING AND CLOSING WINDOWS (ALTHOUGH PERMITTED BY ASHRAE) IS NOT ANACCEPTABLE OPTION FOR PROVIDING WHOLE-BUILDING VENTILATION IN CALIFORNIA.THE FOLLOWING BULLET POINTS SUMMARIZE THE KEY REQUIREMENTS FOR MOST RESIDENCE:1. A WHOLE BUILDING MECHANICAL VENTILATION SYSTEM SHALL BE PROVIDED.2. KITCHENS AND BATHROOMS SHALL HAVE LOCAL EXHAUST SYSTEMS VENTED TO THE OUTDOORS.3. CLOTHES DRYERS SHALL BE VENTED TO THE OUTDOORS.4. VENTILATION AIR SHALL COME FROM OUTDOORS AND SHALL NOT BE TRANSFERRED FROM THE ADJACENT DWELLING UNITS, GARAGES OR CRAWL SPACES.5. VENTILATION SYSTEM CONTROLS SHALL BE LABELED AND THE HOME OWNER SHALL BE PROVIDED WITH INSTRUCTIONS ON HOW TO OPERATE THE SYSTEM.6. COMBUSTION APPLIANCES SHALL BE PROPERLY VENTED AND AIR SYSTEMS SHALL BE DESIGNED TO PREVENT BACK DRAFTING.7. THE WALL AND OPENINGS BETWEEN THE HOUSE AND THE GARAGE SHALL BE SEALED.8. HABITABLE ROOMS SHALL HAVE WINDOWS WITH A VETILAION AREA OF AT LEAST 4% OF THE FLOOR AREA.9. MECHANICAL SYSTEMS INCLUDING HEATING AND AIR CONDITIONING SYSTEMS THAT APPLY AIR TO HABITABLE SPACES SHALL HAVE MERV 6 FILTERS OR BETTER.10. AIR INLET (NOT EXHAUST) SHALL BE LOCATED AWAY FROM KNOWN CONTAMINANTS.11. AIR MOVING EQUIPMENT USED TO MEET EITHER THE WHOLE BUILDING VENTILATION REQUIREMENTS OR THE LOCAL VENTILATION EXHAUST REQUIREMENT SHALL BE RATED IN TERMS OF AIRFLOW AND SOUND:A. ALL CONTINUOUSLY OPERATING FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE.B. INTERMITTENTLY OPERATED WHOLE BUILDING VENTILATION FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE.C. INTERMITTENTLY OPERATED LOCAL EXHAUST FANS SHALL BE RATED AT A MAXIMUM OF 3.0 SONE.D. REMOTELY OPERATED AIR-MOVING EQUIPMENT (MOUNTED OUTSIDE OF HABITABLE SPACES) NEED TO MEET SOUND REQUIREMENTS IF THERE IS AT LEAST 4 FEET OF DUCTWORK BETWEEN THE FAN AND THE INTAKE GRILL.12. A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 100 CFM IS REQUIRED FOR THE KITCHEN RANGE HOOD AND A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 50 CFM IS REQUIRED FOR THE BATH FAN.HOUSE VENTILATION RATE (CFM) = 4,909 / 100 + 7.5 x 4+1) = cfm49.09 + 37.5 = 86.59 cfmREQUIRED:41 Bedroom 39'-4" ClgBedroom 29'-4" ClgBa 38'-0" ClgWic9'-4" ClgWic9'-4" ClgMaster Gallery9'-4" ClgBedroom 49'-4" ClgUpperFamily8'-0" ClgBa 28'-0" ClgLaundry9'-4" ClgWic9'-4" ClgBa 48'-0" ClgHall9'-4" ClgMaster SuiteVolumeClgMaster Bath9'-4" ClgWic9'-4" Clg7"F-214x14RAGA 12x6150 CFMA7" 12x6150 CFM 12x6150 CFMA5"7"7"AA 12x6150 CFM 12x6150 CFMA 12x6150 CFMF-314x14RAG 12x6150 CFMA7"7"7"5"5"5"7"5"Second Floor Mechanical PlanSCALE: 1/4" = 1'-0"SECOND FLOORMECHANICALPLANPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A7.2SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-FLOORO:\2018-PROJECTS\18001\CD\18001-PLN-FLOOR September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--MECHANICAL PLAN NOTES1. ALL BATHROOM FANS TO BE 50 CFM'S MINIMUM. PROVIDE A MINIMUM OF FIVE (5) AIR CHANGESPER HOUR. A MAXIMUM SOUND RATING OF 3 SONEFOR INTERMITTENT OPERATION, BE LISTED AS ENERGYSTATE RATED AND CONTROLLED BY A HUMINDITYCONTROL UNLESS EXEMPTED ELSEWHERE.2. PROVIDE IN KITCHENS LOCAL EXHAUST SYSTEMVENTED TO OUTDOORS WITH RATE = 100 CFM,A MAXIMUM SOUND RATING OF 3 SONE FOR INTERMITTENTOPERATION IS REQUIRED.3. SMOKE DETECTORS AND CARBON MONOXIDE ALARMIN ACCORDANCE WITH SECTION R315.1 SHALL BEINSTALLED AS FOLLOWS:A.WHERE MORE THAN SMOKE DECTECTOR /CARBON MONOXIDE ALARM IS REQUIRED TO BEINSTALLED WITHIN THE DWELLING UNIT ORWITHIN A SLEEPING UNIT THE ALARM SHALL BEINTERCONNECTED IN A MANNER THATACTIVATION OF ONE ALARM SHALL ACTIVATEALL OF THE ALARMS IN THE INDIVIDUAL UNIT.B.SMOKE DETECTORS / CARBON MONOXIDEALARMS SHALL RECEIVE THEIR PRIMARYPOWER FROM THE BUILDING WIRING (HARDWIRED) AND SHALL BE EQUIPPED WITH ABATTERY BACK-UP.4. DUCTS MUST BE SEALED AND FIELD VERIFIED BY A"HERS" CERTIFIED SPECIAL INSPECTOR.5. ALL R-6 FLEX DUCT AND RECTANGULAR AS NEEDEDPER PLAN WRAPPED TO R6 INSULATION VALUES.6. UNVENTED GAS LOG HEATERS SHALL NOT BE USEDIN A FACTORY BUILT FIREPLACE UNLESS THE FIREPLACESYSTEM HAS BEEN SPECIFICALLY TESTED, LISTED FORSUCH USE PER UL127 AND CRC 1004.4MECHANICAL LEGENDEQUIPMENT LISTCU-1FURNACE - LENNOX EL195DF045XE36B95% AFUE TORQUE SINGLE SPEED FAN MOTORUPFLOW COIL - ADP LC18/36T9B R410A HIGH EFFICIENCYF-1BROAN CEILING EXHAUST FAN MODEL 670 (OR EQUAL)50 CFM, 115 V 1" DIA. FURNISH WITH BACKDRAFT DAMPERROUTE 4" DIA. EXHAUST TO ROOF/WALL AND TERMINATEWITH FACTORY ROOF/WALL CAP.EF-1BROAN CEILING EXHAUST FAN MODEL 670 (OR EQUAL)50 CFM, 115 V 1" DIA. FURNISH WITH BACKDRAFT DAMPERROUTE 4" DIA. EXHAUST TO ROOF/WALL AND TERMINATEWITH FACTORY ROOF/WALL CAP.EF-2BROAN MODEL QTXE80 (OR EQUAL) 55 CFM @ .025 - 6" DIA.FLEXIBLE METAL DUCT WITH A MAXIMUM LENGTH OR 125' MINUS15' FOR EACH ELBOW.EF-3STEEL STAMPED FACE SUPPLY AIR DIFFUSER/REGISTERSIZE AND SHAPE TO BE DETERMINEDASTEEL STAMPED FACE SIDEWALL SUPPLY AIRDIFFUSER/REGISTER, SIZE AND SHAPE TO BE DETERMINEDBSDCMBROAN MODEL QTXE110S (OR EQUAL) 90 CFM @ .025 - 6" DIA.FLEXIBLE METAL DUCT WITH A MAXIMUM LENGTH OR 125' MINUS15' FOR EACH ELBOW.EF-4CSTEEL STAMPED FACE FLOOR SUPPLY AIRDIFFUSER/REGISTER, SIZE AND SHAPE TO BE DETERMINEDF-2AIR HANDLER (2) - LENNOX MMDA024S42 TON DUCTED MINI SPLIT INDOOR UNIT1. COMBUSTION AIR AND VENTING IS DONE THROUGH 4" CONCENTRIC VENTUP THROUGH ROOF FOR ALL TANKLESS WATERHEATERS AND FAU UNITS.REFER TO SPECIFICATIONS BELOWNoteAIR CONDITIONER - LENNOX M114XC1-0242 TON 16 SEER 230 / 1 ph, 25 amps, 76dbaHP-1HEAT PUMP - LENNOX MPBO48S4M4 TON 17 SEER 230 / 1ph, 50 amps, 64 dbaT-1THERMOSTAT (2) - LENNOX WIRED CONTROLST-2 THERMOSTAT - HONEYWELL T6-PRO PROGRAMMABLEMINIMUM WHOLE BUILDING MECHANICAL VENTILATION(THE FOLLOWING INFORMATION AND CALCULATIONS ARE PER ASHRAE 62.2 RESIDENTIAL INDOOR AIR QUALITYAND MECHANICAL VENTILATION REPORT - REFER TO REPORT FOR MORE INFORMATION)CONTINUOUS VENTILATION CALCULATION: (MIN. AIRFLOW MEASURED @ 0.25" FOR CONTINUOUS OPERATION)(CFA / 100) + 7.5 (# OF BEDROOMS + 1) = VENTILATION RATE (MINIMUM CFM @ 0.25")WHOLE BUILDING VENTILATION SYSTEM SUMMARYALL LOW-RISE RESIDENTIAL BUILDING ARE REQUIRED TO HAVE A VENTILATION SYSTEM AND SATISFY OTHER REQUIREMENTSTO ACHIEVE ACCEPTABLE INDOOR AIR QUALITY (IAQ). THE ENERGY COMMISSION ADOPTED THE REQUIREMENTS OF ASHRAESTANDARD 62.2-2007, EXCEPT THAT OPENING AND CLOSING WINDOWS (ALTHOUGH PERMITTED BY ASHRAE) IS NOT ANACCEPTABLE OPTION FOR PROVIDING WHOLE-BUILDING VENTILATION IN CALIFORNIA.THE FOLLOWING BULLET POINTS SUMMARIZE THE KEY REQUIREMENTS FOR MOST RESIDENCE:1. A WHOLE BUILDING MECHANICAL VENTILATION SYSTEM SHALL BE PROVIDED.2. KITCHENS AND BATHROOMS SHALL HAVE LOCAL EXHAUST SYSTEMS VENTED TO THE OUTDOORS.3. CLOTHES DRYERS SHALL BE VENTED TO THE OUTDOORS.4. VENTILATION AIR SHALL COME FROM OUTDOORS AND SHALL NOT BE TRANSFERRED FROM THE ADJACENT DWELLING UNITS, GARAGES OR CRAWL SPACES.5. VENTILATION SYSTEM CONTROLS SHALL BE LABELED AND THE HOME OWNER SHALL BE PROVIDED WITH INSTRUCTIONS ON HOW TO OPERATE THE SYSTEM.6. COMBUSTION APPLIANCES SHALL BE PROPERLY VENTED AND AIR SYSTEMS SHALL BE DESIGNED TO PREVENT BACK DRAFTING.7. THE WALL AND OPENINGS BETWEEN THE HOUSE AND THE GARAGE SHALL BE SEALED.8. HABITABLE ROOMS SHALL HAVE WINDOWS WITH A VETILAION AREA OF AT LEAST 4% OF THE FLOOR AREA.9. MECHANICAL SYSTEMS INCLUDING HEATING AND AIR CONDITIONING SYSTEMS THAT APPLY AIR TO HABITABLE SPACES SHALL HAVE MERV 6 FILTERS OR BETTER.10. AIR INLET (NOT EXHAUST) SHALL BE LOCATED AWAY FROM KNOWN CONTAMINANTS.11. AIR MOVING EQUIPMENT USED TO MEET EITHER THE WHOLE BUILDING VENTILATION REQUIREMENTS OR THE LOCAL VENTILATION EXHAUST REQUIREMENT SHALL BE RATED IN TERMS OF AIRFLOW AND SOUND:A. ALL CONTINUOUSLY OPERATING FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE.B. INTERMITTENTLY OPERATED WHOLE BUILDING VENTILATION FANS SHALL BE RATED AT A MAXIMUM OF 1.0 SONE.C. INTERMITTENTLY OPERATED LOCAL EXHAUST FANS SHALL BE RATED AT A MAXIMUM OF 3.0 SONE.D. REMOTELY OPERATED AIR-MOVING EQUIPMENT (MOUNTED OUTSIDE OF HABITABLE SPACES) NEED TO MEET SOUND REQUIREMENTS IF THERE IS AT LEAST 4 FEET OF DUCTWORK BETWEEN THE FAN AND THE INTAKE GRILL.12. A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 100 CFM IS REQUIRED FOR THE KITCHEN RANGE HOOD AND A MINIMUM INTERMITTENT VENTILATION AIRFLOW OF 50 CFM IS REQUIRED FOR THE BATH FAN.HOUSE VENTILATION RATE (CFM) = 4,909 / 100 + 7.5 x 4+1) = cfm49.09 + 37.5 = 86.59 cfmREQUIRED:42 19899919889998888989818181818181818181818181111181818181818181818181818181818181818181818181818181818111112333331515151533156666667638215318318188141715315812221176 x 431 x 631 x 676 x 431 x 631 x 631 x 676 x 431 x 631 x 6Open to Above76 x 474 x 674 x 6First Floor Reflected Ceiling PlanSCALE: 1/4" = 1'-0"FIRST FLOORREFLECTEDCEILING PLANPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A8.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-FLOORO:\2018-PROJECTS\18001\CD\18001-PLN-FLOOR September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--REFLECTED CEILING PLAN KEY NOTESSYMBOLXX1DRYWALL CEILING2PLASTER FINISH CEILING3T&G SHEATHING4T&G ROOF SHEATHING5EXPOSED RAFTER TAIL6EXPOSED BEAMS AND RAFTERS7APPLIED WOOD BEAM8DOOR OPENING9WINDOW OPENING10 GARAGE DOOR OPENING11 FIREPLACE OPENING12 DRYWALL OPENING13 CASED OPENING14 PLASTER OPENING15 BRICK VENEER OPENING16 ATTIC ACCESS17 BAY WINDOW18 LIGHT FIXTUREREFER TO ELECTRICAL PLANS19 SMOKE DETECTORREFER TO ELECTRICAL PLANS20 MECHANICAL REGISTERREFER TO MECHANICAL PLANS21 MECHANICAL FANREFER TO MECHANICAL22 LINE OF FLOOR ABOVE23 LINE OF FIREPLACE ABOVE24 LINE OF ROOF ABOVE25 LINE OF BALCONY RAIL26 PLASTER SOFFIT27 LINE OF FACE FRAME CABINET28 RECESSED CEILING MOUNTEDELECTRIC HEATER UNIT43 Bedroom 39'-4" ClgBedroom 29'-4" ClgBa 38'-0" ClgWic9'-4" ClgWic9'-4" ClgMaster Gallery9'-4" ClgBedroom 49'-4" ClgUpperFamily8'-0" ClgBa 28'-0" ClgLaundry9'-4" ClgWic9'-4" ClgBa 48'-0" ClgHall9'-4" ClgMaster SuiteVolumeClgMaster Bath9'-4" ClgWic9'-4" ClgSDCMSDCMSDCMSDCMSDCMSDCM18181824242424242424181818181818181818181818181818181818181818181818181818181818181818181818181818181818181818187161931 x 6999976 x 499931 x 676 x 4899924991881381382131 x 61811219999211111119198881313131121819998SDCM331 x 631 x 631 x 676 x 476 x 49999999976 x 41 x 61899999999186 x 49999931 x 676 x 4182131 x 631 x 62191331 x 631 x 676 x 478 x 121819Second Floor Reflected Ceiling PlanSCALE: 1/4" = 1'-0"SECOND FLOORREFLECTEDCEILING PLANPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A8.2SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-FLOORO:\2018-PROJECTS\18001\CD\18001-PLN-FLOOR September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--REFLECTED CEILING PLAN KEY NOTESSYMBOLXX1DRYWALL CEILING2PLASTER FINISH CEILING3T&G SHEATHING4T&G ROOF SHEATHING5EXPOSED RAFTER TAIL6EXPOSED BEAMS AND RAFTERS7APPLIED WOOD BEAM8DOOR OPENING9WINDOW OPENING10 GARAGE DOOR OPENING11 FIREPLACE OPENING12 DRYWALL OPENING13 CASED OPENING14 PLASTER OPENING15 BRICK VENEER OPENING16 ATTIC ACCESS17 BAY WINDOW18 LIGHT FIXTUREREFER TO ELECTRICAL PLANS19 SMOKE DETECTORREFER TO ELECTRICAL PLANS20 MECHANICAL REGISTERREFER TO MECHANICAL PLANS21 MECHANICAL FANREFER TO MECHANICAL22 LINE OF FLOOR ABOVE23 LINE OF FIREPLACE ABOVE24 LINE OF ROOF ABOVE25 LINE OF BALCONY RAIL26 PLASTER SOFFIT27 LINE OF FACE FRAME CABINET28 RECESSED CEILING MOUNTEDELECTRIC HEATER UNIT44 TrashBinTrashBinTrashBin20'-0"21'-0"4"19'-2"27'-4"10'-9"20'-9"17'-912"2'-1112"6'-0"4'-2"10'-3"12'-512"22'-1012"10'-2"6"19'-0"12'-4"12'-012"6'-9"22'-412"11'-212"1'-412"14'-3"6'-9"2'-6"9'-612"2'-4"21'-0"4'-11"13'-6"15'-3"2'-0"10'-3"20'-0"20'-3"19'-10"14'-3" x 12'-0 1/2"C1 = 171.5 sq.ft6'-9" x 9'-6 1/2"C2 = 64 sq.ft22'-4 1/2" x 12'-4"C3 = 276 sq.ft10'-3" x 6'-0"C4 = 61.5 sq.ft22'-10 1/2" x 10'-2"C5 = 232.5 sq.ft19'-0" x 6"C6 = 9.5 sq.ftTotal Garage Area"C" = 815 sq.ftTotal CoveredEntry Area"D" = 170 sq.ftTotal CoveredPorch Area"E" = 383 sq.ft19'-2" x 20'-0"E1 = - sq.ft21'-0" x 6'-9"D1 = 142 sq.ft6'-2" x 2'-6"D2 = 17 sq.ft2'-4" x 4'-11"D3 = 11 sq.ft10'-3" x 2'-0"A5 = 20.5 sq.ft11'-2 1/2" x 15'-3"A1 = 171 sq.ft1'-4 1/2" x 13'-6"A2 = 18.5 sq.ft10'-9" x 10'-7"A3 = 114 sq.ft10'-7"12'-5 1/2" x 17'-9 1/2"A4 = 221.6 sq.ft27'-4" x 20'-9"A6 = 567 sq.ft19'-10" x 20'-3"A7 = 402 sq.ft19'-2" x 21'-0"A8 = 402.5 sq.ft20'-0" x 4"A9 = 7 sq.ft12-5 1/2" x 2'-11 1/2"F1 = 37 sq.ft10-3" x 4'-2"G1 = 43 sq.ftTotal MechanicalCloset Area"F" = 37 sq.ftTotal Pool Equip.Closet Area"G" = 43 sq.ftTotal FirstFloor Area"F" = 1,924 sq.ftTotal First FloorOpen Space Area"H" = 913 sq.ft11'-3" x 42'-0 1/8"H1 = 473 sq.ft11'-3"42'-018"4'-612"4'-812"5'-578"20'-878"18'-878"20'-81516"10'-3"10'-3" x 5'-5 7/8"H2 = 56 sq.ft4'-8 1/2" x 20'-8 7/8"H3 = 98 sq.ft10'-3" x 18'-8 7/8"H4 = 192 sq.ft4'-6 1/2" x 20'-8 15/16"H5 = 94 sq.ftBedroom 3Bedroom 2Ba 3WicWicMaster GalleryBedroom 4UpperFamilyBa 2LaundryWicBa 4HallMaster SuiteMaster BathWicTo LEDCabinetLightsSwitchBelow36'-6"41'-4"22'-9"5'-512"4'-1"11'-212"20'-1112"20'-1112"1'-4"9'-912"9'-912"5'-1"10'-712"5'-212"4'-11"15'-3"18'-0"20'-0"1'-6"19'-0"7'-0"41'-10"30'-0"20'-0" x 41'-4"B1 = 827 sq.ft1'-6" x 36'-6"B2 = - sq.ft18'-0" x 22'-9"B3 = 410 sq.ft1'-4" x 4'-1"B4 = 5 sq.ft20'-11 1/2" x 5'-5 1/2"B5 = 114 sq.ft20'-11 1/2" x 11'-2 1/2"B6 = 235 sq.ft9'-9 1/2" x 10'-7 1/2"B7 = 104 sq.ft5'-1" x 5'-2 1/2"B8 = 26 sq.ft9'-9 1/2" x 15'-3"B10 = 156 sq.ft19'-0" x 41'-10"B11 = 795 sq.ft7'-0" x 30'-0"B12 =210 sq.ft9'-9 1/2" x 4'-11"B9 = 48 sq.ft8'-10" x 42'-0 1/8"J1 = 371 sq.ft2'-5"8'-10"1'-2716"42'-018"2'-5"10'-91116"2'-5" x 10'-9 11/16"J3 = 26 sq.ft2'-5" x 1'-2 7/16"J2 = 3 sq.ft10'-3" x 5'-5 7/8"J4 = 56.2 sq.ft10'-3"5'-578"19'-6"20'-878"19'-6" x 20'-8 7/8"J5 = 404.4 sq.ftTotal Second Level Living"B" = 2,985 sq.ftTotal Second FloorOpen Space Area"J" = 861 sq.ftOVERLAY PLANSPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A9.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-FLOOR-OVERLAO:\2018-PROJECTS\18001\CD\18001-PLN-FLOOR-OVERLAY September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--Area OverlayTabulation171 Sq. Ft.A1:18.5 Sq. Ft.A2:Total First Floor Living114 Sq. Ft.A3:A4:221.6 Sq. Ft.A5:20.5 Sq. Ft.A6:1,924 Sq. Ft.Area:109 Sq. Ft.B1:35 Sq. Ft.B2:9 Sq. Ft.B3:449 Sq. Ft.B4:251 Sq. Ft.B5:2,985 Sq. Ft.Hatching IndicatesGarageHatching IndicatesCovered Entry,Covered Porch,Mech closet andPool Equip. closetHatching LegendFirst Level - Overlay PlanSCALE: 3/16" = 1'-0"567 Sq. Ft.A7: 402 Sq. Ft.A8: 402.5 Sq. Ft.171.5 Sq. Ft.C1:64 Sq. Ft.C2:Total Garage276 Sq. Ft.C3:815 Sq. Ft.Area:142 Sq. Ft.D1:Total Covered Entry170 Sq. Ft.Area:473 Sq. Ft.H1:56 Sq. Ft.H2:98 Sq. Ft.H3:192 Sq. Ft.H4:94 Sq. Ft.H5:Total First Floor913 Sq. Ft.Open Space Area:B6:22 Sq. Ft.Second Level - Overlay PlanSCALE: 3/16" = 1'-0"Hatching IndicatesOpen Space AreaHatching IndicatesLiving AreaZoning RequirementsLot Area:7,793 Sq. Ft.Setbacks:Front:15'Sides:4'Front:15'(no projection of living space at second floor)Buildable Lot Area:4,485 Sq. Ft.Allowable (4,485 x 2)Floor Area Limit:8,970 Sq. Ft.Proposed Floor Area:6,357 Sq. Ft.Required Open Space:673 Sq. Ft.(4,485 Sq. Ft. x 15%)Proposed Open Space:913 Sq. Ft.First Floor Entry Courtyard:861 Sq. Ft.Second Floor Entry Courtyard:Total Proposed Open Space:1,774 Sq. Ft.Maximum Building Height:24' Flat Roof29' Pitched RoofParking Requirements:(3) Cars Minimum Clear Dimension20' x 28'-3"Area TabulationsFirst Floor (Livable):1,924 Sq. Ft.Covered Entry Gallery: 170 Sq. Ft.Total (Livable):5,462 Sq. Ft.Covered Porch: 383 Sq. Ft.Second Floor (Livable):2,985 Sq. Ft.Garage: 815 Sq. Ft.Mechanical:37 Sq. Ft.Total:895 Sq. Ft.Proposed Building Area:Total (Livable):5,462 Sq. Ft.Garage / Mechanical:895 Sq. Ft.Total Proposed Building Area:6,357 Sq. Ft.Allowable Building Area: 8,970 Sq. Ft.Pool Equipment:43 Sq. Ft.A9:7 Sq. Ft.251 Sq. Ft.B7:251 Sq. Ft.B8:251 Sq. Ft.B9:251 Sq. Ft.B9:251 Sq. Ft.B10:251 Sq. Ft.B11:251 Sq. Ft.B12:Total Second Floor LivingArea:61.5 Sq. Ft.C4:232.5 Sq. Ft.C5:9.5 Sq. Ft.C6:17 Sq. Ft.D2:11 Sq. Ft.D3:Total Covered Porch383 Sq. Ft.Area:383 Sq. Ft.E1:Total Mechanical Closet37 Sq. Ft.Area:37 Sq. Ft.F1:Total Pool Equipment43 Sq. Ft.Closet Area:43 Sq. Ft.G1:371 Sq. Ft.J1:3 Sq. Ft.J2:26 Sq. Ft.J3:56.2 Sq. Ft.J4:404.4 Sq. Ft.J5:Total Second Floor861 Sq. Ft.Open Space Area:45 245121415242522EAVESCALE 1-1/2" = 1'-0"FELT UNDERLAYMENTPLYWOOD SHEATHING612CEDAR SHINGLE ROOFING,INSTALL IN ACCORDANCEWITH MANUF. SPECSTREATED WITHCHEMCO FSR MATERIALESR-1410DENS-DECKROOF BOARD212"234"134"14"5" DIA. HALF ROUNDCOPPER GUTTERCONTINUOUS COPPEREDGE STRIPPLYWOOD WALLSHEATHINGBUILT-UP WOODFASCIA TREATEDWITH CHEMCOTHERMEX-FRESR-1159WOOD SHINGLES OVERGRADE "D" BUILDING PAPER414"434"EAVESCALE 1-1/2" = 1'-0"FELT UNDERLAYMENTPLYWOOD SHEATHING6.512CEDAR SHINGLE ROOFING,INSTALL IN ACCORDANCEWITH MANUF. SPECSTREATED WITHCHEMCO FSR MATERIALESR-1410DENS-DECKROOF BOARD212"234"134"14"5" DIA. HALF ROUNDCOPPER GUTTERCONTINUOUS COPPEREDGE STRIPPLYWOOD WALLSHEATHINGBUILT-UP WOODFASCIA TREATEDWITH CHEMCOTHERMEX-FRESR-1159WOOD SHINGLES OVERGRADE "D" BUILDING PAPER414"434"EAVESCALE 1-1/2" = 1'-0"FELT UNDERLAYMENTPLYWOOD SHEATHING6.512CEDAR SHINGLE ROOFING,INSTALL IN ACCORDANCEWITH MANUF. SPECSTREATED WITHCHEMCO FSR MATERIALESR-1410DENS-DECKROOF BOARD212"234"134"14"734"712"314"5" DIA. HALF ROUNDCOPPER GUTTERAPPLIED BRICK VENEEROVER FULL MORTAR BEDOVER 60 MIN. GRADE "D"BUILDING PAPERCONTINUOUS COPPEREDGE STRIP3"PLYWOOD WALLSHEATHINGBUILT-UP WOODFASCIA TREATEDWITH CHEMCOTHERMEX-FRESR-1159212"1"RAKESCALE 1-1/2" = 1'-0"FELT UNDERLAYMENTPLYWOOD SHEATHINGCEDAR SHINGLE ROOFING,INSTALL IN ACCORDANCEWITH MANUF. SPECSTREATED WITHCHEMCO FSR MATERIALESR-1410DENS-DECKROOF BOARDRAKE FLASHINGINSTALL PER MANUF.PLYWOOD WALLSHEATHINGBUILT-UP WOODFASCIA TREATEDWITH CHEMCOTHERMEX-FRESR-11599"212"234"134"14"734"9"1'-112"1"14"212"234"134"212"234"134"14"WOOD SHINGLES OVERGRADE "D" BUILDING PAPERRAKESCALE 1-1/2" = 1'-0"FELT UNDERLAYMENTPLYWOOD SHEATHINGCEDAR SHINGLE ROOFING,INSTALL IN ACCORDANCEWITH MANUF. SPECSTREATED WITHCHEMCO FSR MATERIALESR-1410DENS-DECKROOF BOARD212"234"134"14"734"APPLIED BRICK VENEEROVER FULL MORTAR BEDOVER 60 MIN. GRADE "D"BUILDING PAPERRAKE FLASHINGINSTALL PER MANUF.3"PLYWOOD WALLSHEATHINGBUILT-UP WOODFASCIA TREATEDWITH CHEMCOTHERMEX-FRESR-11591034"212"234"134"14"734"1034"1'-112"1"14"212"234"134"1"FLAT ROOF AT WINDOW BAYSCALE 1-1/2" = 1'-0"FULLY ADHEREDWATERPROOFMEMBRANE2x6 T&G ROOFSHEATHINGSHEET METALFINISHCORROSION RESISTANTFLASHING.5" - 1" DIA. ROCKSOVER BUILT-UPROOFINGSLOPE1/4":12"1'-6"PLYWOOD ROOFSHEATHINGROOF SHEATHINGFULLY ADHEREDWATERPROOFMEMBRANESLOPED EPS DECKSYSTEM2x12 ROOF FRAMING1x6 T&G SHEATHING5" DIA. HALF ROUNDCOPPER GUTTERCONTINUOUS COPPEREDGE STRIP4x8 EXPOSEDRAFTER TAIL2"SECTIONPARTIALELEVATION4"4x8 EXPOSEDRAFTER TAIL2"3x WOOD TRIM2x8 WINDOWWOOD TRIM1'-6"3xWOOD TRIMCUT TO FITCOPPER FLASHING2x8 WINDOWWOOD TRIMFLAT ROOF AT WINDOW BAYSCALE 1-1/2" = 1'-0"FULLY ADHEREDWATERPROOFMEMBRANE2x6 T&G ROOFSHEATHINGSHEET METALFINISHCORROSION RESISTANTFLASHING.5" - 1" DIA. ROCKSOVER BUILT-UPROOFINGSLOPE1/4":12"2'-0"PLYWOOD ROOFSHEATHINGROOF SHEATHINGFULLY ADHEREDWATERPROOFMEMBRANESLOPED EPS DECKSYSTEM2x12 ROOF FRAMING1x6 T&G SHEATHING5" DIA. HALF ROUNDCOPPER GUTTERCONTINUOUS COPPEREDGE STRIP4x8 EXPOSEDRAFTER TAIL2"SECTIONPARTIALELEVATION4"4x8 EXPOSEDRAFTER TAIL2"3x WOOD TRIM2x8 WINDOWWOOD TRIM2'-0"3xWOOD TRIMCUT TO FITCOPPER FLASHING2x8 WINDOWWOOD TRIMROOF AT HALL WINDOW BAYSCALE 1-1/2" = 1'-0"FULLY ADHEREDWATERPROOFMEMBRANECOPPER SHEETFINISHSLOPE1/4":12"ROOF SHEATHINGFULLY ADHEREDWATERPROOFMEMBRANESLOPED EPS DECKSYSTEM2x8 ROOF FRAMING1x6 T&G SHEATHINGSHAPED 4x4 WOODTRIM3x8 WOOD TRIMCOPPER FLASHING2x8 WINDOWWOOD TRIMCOPPER FLASHING1"3"ARCHITECTURALDETAILSPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:D-1.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-DETAILSO:\2018-PROJECTS\18001\CD\18001-PLN-DETAILS September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--46 RIDGE / HIPPER TILE MFR.VALLEYSCALE 1-1/2" = 1'-0"36" WIDE FELTUNDERLAYMENTROOF SHT'GDENS-DECKROOF BOARDROOF TO WALLT&G STARTER BOARD,SHEATHING ANDRAFTERS TREATEDWITH CHEMCOTHERMEX -FRESR-1159DENS-DECKROOF BOARDROOF TO WALL2451214152024253022ROOF DRAIN - PRIMARY AND OVERFLOWSCALE 3" = 1'-0"3"3"8" MINIMUM5" MIN5" MINEAVESCALE 1-1/2" = 1'-0"FELT UNDERLAYMENTPLYWOOD SHEATHING6.512CEDAR SHINGLE ROOFING,INSTALL IN ACCORDANCEWITH MANUF. SPECSTREATED WITHCHEMCO FSR MATERIALESR-1410DENS-DECKROOF BOARD212"234"134"14"734"712"314"5" DIA. HALF ROUNDCOPPER GUTTERAPPLIED BRICK VENEEROVER FULL MORTAR BEDOVER 60 MIN. GRADE "D"BUILDING PAPERCONTINUOUS COPPEREDGE STRIP3"PLYWOOD WALLSHEATHINGBUILT-UP WOODFASCIA TREATEDWITH CHEMCOTHERMEX-FRESR-1159212"1"PARAPETSCALE 1-1/2" = 1'-0"ROOF SHEATHINGFULLY ADHEREDWATERPROOFMEMBRANESLOPED EPS DECKSYSTEMFULLY ADHEREDWATERPROOFMEMBRANE1"1"EAVE TRIM AT ROOF WELL WALLSCALE 1-1/2" = 1'-0"ROOF SHEATHINGFULLY ADHEREDWATERPROOFMEMBRANESLOPED EPS DECKSYSTEMCORROSION RESISTANTZ-BAR FLASHINGBUILT-UP ROOFINGSLOPE TO DRAINUNDERLAYMENT1" - 3" DIA. ROCKS OVERBUILT-UP ROOFINGCANT STRIP2x WALL FRAMINGROOF FRAMING, REFERTO STRUCTURALDRAWINGSROOF RAFTERSFELT UNDERLAYMENTPLYWOOD SHEATHINGDENS-DECKROOF BOARDBUILT-UP WOODFASCIA TREATEDWITH CHEMCOTHERMEX-FRESR-1159CEDAR SHINGLE ROOFING,INSTALL IN ACCORDANCEWITH MANUF. SPECSTREATED WITHCHEMCO FSR MATERIALESR-1410WOOD SHINGLES OVERGRADE "D" BUILDINGPAPERCONTINUOUS COPPEREDGE STRIPEAVE TRIM AT ROOF WELL WALLSCALE 1-1/2" = 1'-0"ROOF SHEATHINGFULLY ADHEREDWATERPROOFMEMBRANESLOPED EPS DECKSYSTEMCORROSION RESISTANTZ-BAR FLASHINGBUILT-UP ROOFINGSLOPE TO DRAINUNDERLAYMENT.5" - 1" DIA. ROCKS OVERBUILT-UP ROOFINGCANT STRIP2x WALL FRAMINGROOF FRAMING, REFERTO STRUCTURALDRAWINGSROOF RAFTERSFELT UNDERLAYMENTPLYWOOD SHEATHINGDENS-DECKROOF BOARDBUILT-UP WOODFASCIA TREATEDWITH CHEMCOTHERMEX-FRESR-1159CEDAR SHINGLE ROOFING,INSTALL IN ACCORDANCEWITH MANUF. SPECSTREATED WITHCHEMCO FSR MATERIALESR-1410WOOD SHINGLES OVERGRADE "D" BUILDINGPAPERCONTINUOUS COPPEREDGE STRIPRAKE AT FLAT ROOFSCALE 1-1/2" = 1'-0"FULLY ADHEREDWATERPROOFMEMBRANE2x6 T&G ROOFSHEATHINGSHEET METALFINISHCORROSION RESISTANTFLASHING.5" - 1" DIA. ROCKSOVER BUILT-UPROOFINGSLOPE1/4":12"1'-0"PLYWOOD ROOFSHEATHINGROOF SHEATHINGFULLY ADHEREDWATERPROOFMEMBRANESLOPED EPS DECKSYSTEM2x12 ROOF FRAMING1x6 T&G SHEATHING5" DIA. HALF ROUNDCOPPER GUTTERCONTINUOUS COPPEREDGE STRIP4x8 EXPOSEDRAFTER TAIL2"3xWOOD TRIMCUT TO FITCOPPER FLASHING2x8 WINDOWWOOD TRIMFLAT ROOF AT WINDOW BAYSCALE 1-1/2" = 1'-0"FULLY ADHEREDWATERPROOFMEMBRANE2x6 T&G ROOFSHEATHINGSHEET METALFINISHCORROSION RESISTANTFLASHING.5" - 1" DIA. ROCKSOVER BUILT-UPROOFINGSLOPE1/4":12"2'-0"PLYWOOD ROOFSHEATHINGROOF SHEATHINGFULLY ADHEREDWATERPROOFMEMBRANESLOPED EPS DECKSYSTEM2x12 ROOF FRAMING1x6 T&G SHEATHING5" DIA. HALF ROUNDCOPPER GUTTERCONTINUOUS COPPEREDGE STRIP4x8 EXPOSEDRAFTER TAIL2"SECTIONPARTIALELEVATION4"4x8 EXPOSEDRAFTER TAIL2"3x WOOD TRIM2x8 WINDOWWOOD TRIM2'-0"3xWOOD TRIMCUT TO FITCOPPER FLASHING2x8 WINDOWWOOD TRIMARCHITECTURALDETAILSPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:D-1.2SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-DETAILSO:\2018-PROJECTS\18001\CD\18001-PLN-DETAILS September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--47 35182515CHIMNEY CAPSCALE 1-1/2" = 1'-0"2"3"5'-8"3"1'-4"1'-4"5'-8"1'-4"1'-0"1'-0"1'-0"1'-4"1.5"1.5"1.5"1.5"1.5"1.5"2'-8"7"1'-6"7"1.5"1.5"1.5"1.5"1.5"1.5"FRONT/REAR ELEVATIONSIDE ELEVATIONPLAN VIEW112"112"112"112"SECTION3'-0"FULLY ADHEREDELASTOMERICMEMBRANEEXT. PLASTER OVERCORROSION RESISTANTMETAL LATH OVER 60MIN. GRADE "D" BLDG.PAPERSKYLIGHT HEADSCALE 1-1/2" = 1'-0"FULLY ADHEREDELASTOMERICMEMBRANEEXT. PLASTER OVERCORROSION RESISTANTMETAL LATH OVER 60MIN. GRADE "D" BLDG.PAPERSKYLIGHT JAMBSCALE 1-1/2" = 1'-0"FULLY ADHEREDELASTOMERICMEMBRANEEXT. PLASTER OVERCORROSION RESISTANTMETAL LATH OVER 60MIN. GRADE "D" BLDG.PAPERSKYLIGHT SILLSCALE 1-1/2" = 1'-0"SKYLIGHT STEEL FRAMEARCHITECTURALDETAILSPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:D-1.3SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-DETAILSO:\2018-PROJECTS\18001\CD\18001-PLN-DETAILS September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--48 123451213141518192023252827262189107611171610"3" MIN.VAPOR BARRIER AT WINDOWSSCALE 3" = 1'-0"22ARCHITECTURALDETAILSPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:D-2.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-DETAILSO:\2018-PROJECTS\18001\CD\18001-PLN-DETAILS September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--49 VAPOR BARRIER AT DOORSSCALE 3" = 1'-0"08026-DR-FLSHG-VAPOR-013" MIN.123451215181920252930212289107611171613142324STEEL DOOR THRESHOLDSCALE 3" = 1'-0"3"DOOR THRESHOLDSCALE 3" = 1'-0"DOOR THRESHOLDSCALE 3" = 1'-0"ARCHITECTURALDETAILSPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:D-3.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-DETAILSO:\2018-PROJECTS\18001\CD\18001-PLN-DETAILS September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--50 STAIR AT LANDINGSCALE 1-1/2" = 1'-0"RUN10" MIN.1"RUN10" MIN.1"STAIR AT LANDINGSCALE 1-1/2" = 1'-0"RUN10" MIN.1"STAIR AT SLABSCALE 1-1/2" = 1'-0"UFER BAR20 FT. MINIMUM1. ALL NEW CONSTRUCTION REQUIRES A UFER SERVICE GROUND INTHE FOUNDATION. REQUIREMENTS ARE NOT LESS THAN 20 FEET OFEITHER 1/2" RE-BAR (INSIDE TERMINAL), #3/0 BARE COPPER WIRE, OR3/4" GALVANIZED STEEL CONDUIT INSTALLED CORRECTLY.2. IF THE GROUNDING ELECTRODE SYSTEM CONNECTION IS MADE TO THEINTERIOR WATER PIPING SYSTEM, THEN CONNECTION(S) TO THEEXTERIOR WATER PIPE SHALL BE MADE WITHIN THE FIRST 5 FEET OFTHE WATER PIPE ENTRANCE TO THE BUILDING.3. ELECTRICAL EQUIPMENT AND MATERIAL TO BE LISTED FOR THAT USE.4. SECURE AND ENGRAVED NAMEPLATE TO THE FUSE ENCLOSURE FACE,RELAY FUSES MARKED (MFRS, TYPE OR DESIGNATION), (CONTINUOUSCURRENT RATING), (VOLTAGE RATING), (AMPERAGE INTERRPTING RATING).5. USE "T TAP" CONNECTIONS ON ALL MULTI-WIRE CIRCUITS WITH COMMONNEUTRAL.6. SWITCHING CIRCUIT BREAKERS MUST BE U.L. LISTED FOR THAT USE.1 1/2"2"WALL HANDRAILSCALE 1-1/2" = 1'-0"STAIR GUARDRAILSCALE 1-1/2" = 1'-0"2" MAX2" MAXSTAIR HANDRAILSCALE 1-1/2" = 1'-0"1234512131418192024252927228910761117SCREED AT SLABSCREED ATSLABSCREED AT SLABSCREED AT GARAGE CURB15SCREED AT GARAGE CURBARCHITECTURALDETAILSPLOT REFERENCE DATE: 09-09-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:D-4.1SHEET TITLE:© RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-DETAILSO:\2018-PROJECTS\18001\CD\18001-PLN-DETAILS September 9, 2019RRBW18001Lot 22, Tract 802CDP Re-Submittal 09-09-19PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--51 1Pdlianv [ljfllle/ y~§dand JV'~o al~ {l~y2000 November 4, 2019 City of Newport Beach Community Development Department Planning Division 100 Civic Center Drive PO Box 1768 Newport Beach, CA 92658-8915 Re: 23 Harbor Island, Newport Beach, CA File Number: P A2019-051 To Whom It May Concern: t···cE.\VEO "' ·~\'!, oy COMMUNITY DEVELOPMENT NOV O 8 2019 I am in receipt of the Notice of Public Hearing regarding a new home to be constructed at 23 Harbor Island, Newport Beach, CA. I reside at 9 Harbor Island and support the application to build the new home. Very truly yours, ~~ William G. Bone Trust of 1992 WB:cd Zoning Administrator - November 14, 2019 Item No. 5a Additional Materials Received Pickup Residence CDP (PA2019-051)