HomeMy WebLinkAbout20210225_ZA_Staff Report CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT February 25, 2021 Agenda Item No. 5 SUBJECT: Gabriel Residence (PA2020-346) Coastal Development Permit No. CD2020-153 SITE LOCATION: 941 Via Lido Soud APPLICANT/OWNER: Andrew Gabriel PLANNER: Afshin Atapour, Planning Technician 949-644-3212, aatapour@newportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
• General Plan: RS-D (Single-Unit Residential Detached)
• Zoning District: R-1 (Single-Unit Residential)
• Coastal Land Use Category: RSD-C (Single-Unit Residential Detached - (10.0 - 19.9 DU/AC)
• Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY A Coastal Development Permit (CDP) to allow the demolition of an existing single-family
residence and the construction of a new 6,479-square-foot, two-story, single-family
residence with an attached 925-square-foot, three-car garage. The project includes landscape, hardscape, and subsurface drainage facilities all within the confines of the private property. The design complies with all applicable development standards and no deviations are requested.
RECOMMENDATION 1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, 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. CD2020-153 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
A Coastal Development Permit was previously approved in January of 2018 for 941
Via Lido Soud to demolish an existing 4,787 square foot single-family residence and
construct a new 6,580 square foot single-family residence. A demolition permit for
the existing single-family residence was issued in October of 2018 and a building
permit was issued for the construction of the new single-family residence in April of
2019. The demolition of the home was completed, however the property owner
decided not to construct the previously approved single-family residence. The
applicant is now proposing a new modified design for the single-family residence.
The project is located in the R-1 Zoning District, which provides for single-unit
General Plan, and Zoning Code. A CDP is required and the property is not eligible
for a waiver for de minimis development because the property is located in the
Coastal Commission appeal area.
The property consists of one legal lot containing an existing 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.
The proposed single-family residence 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 (street) 4 feet 5.5 feet
Sides 4 feet 4.2 feet
Front (water) 10 feet 12.5 feet
Allowable Gross Floor Area (max.) 8,062 square feet 6,479 square feet
Open Volume Area (min.) 605 square feet 838 square feet
Parking 3-car garage 3-car garage
Height 24 feet flat roof
29 feet sloped roof
24-foot sloped roof
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Hazards
The finished first floor elevation of the proposed residence is 13.25 feet North
American Vertical Datum of 1988 (NAVD88), which exceeds the minimum required
9.00-foot (NAVD88) elevation standard.
The existing development includes a private seawall/bulkhead along the waterway.
A Bulkhead Conditions Report prepared by William Simpson & Associates, Inc.,
dated December 25, 2020, concludes that the cast-in-place wall is in generally
good condition. In order to protect the proposed new development, the report
states that the existing seawall/bulkhead has been reinforced and repaired in the
year of 2018, at 12.50 (NAVD88) and it is not anticipated that the wall will need
further repair or replacement in the next 75 years.
A project-specific Coastal Hazards Analysis Report was prepared by William
Simpson & Associates, Inc., dated December 25, 2020. The maximum bay water
elevation is 7.7 feet (NAVD 88). The report analyzes future sea level rise scenarios
assuming a 2.95-foot increase in the maximum water level over the next 75 years
(i.e. the life of the structure). Therefore, the sea level is estimated to reach
approximately 10.65 feet (NAVD88) - (the likely range for sea level rise over 75-
year design life of the structure based on low risk aversion estimates for sea level
rise provided by the State of California, Sea Level Rise Guidance: 2018 Update).
The existing bulkhead was reinforced and capped up to 12.5 feet in 2018 to provide
adequate flood protection as anticipated for the likely range of sea level rise for the
75-year life of the structure.
The finished floor elevation of the proposed single-family residence is 13.25 feet
(NAVD 88), which complies with the minimum 9.0-foot (NAVD 88) elevation
standard. The Coastal Hazards Report concludes that the bay water elevation
(currently 7.7 feet NAVD 88) will not exceed the proposed finished floor elevation
around the single-family residence at 13.25 feet (NAVD 88) for the anticipated 75-
year life of the structure.
The report concludes that flooding, wave run up and erosion will not significantly
impact this property over the life of the proposed development, since the existing
seawall/bulkhead has been reinforced and repaired in the year of 2018. The need
for a new shoreline protective device is not anticipated over the economic life of
the proposed development to protect it from flooding, wave runup, or erosion.
Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv)
(Natural Landform and Shoreline Protection), 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
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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) (Waterfront -
Development Standards). 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.
The property is located in an area known for the potential of seismic activity and
liquefaction. A project-specific Geotechnical Investigation prepared by GeoSoils, Inc
on September 26, 2017, provides recommendations relative to grading, drainage and
foundation design. 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.
Water Quality
Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because
, a preliminary Water Quality and
Hydrology Plan (WQHP) was prepared by Toal Engineering, dated November 11,
2020. The WQHP includes a polluted runoff and hydrologic site characterization, a
sizing standard for BMPs, use of a low-impact development (LID) approach to retain
the design storm runoff volume on site, and documentation of the expected
effectiveness of the proposed BMPs. Construction plans will be reviewed for
compliance with the approved WQHP prior to building permit issuance.
The project design addresses water quality with a construction erosion control plan
and a post construction drainage system that includes drainage and percolation
features designed to retain dry weather and minor rain event run-off on-site. Any
water not retained on-
Public Access
The project site is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a
reasonable relationship between the requiremen and be
proportional to the impact. In this case, the project replaces an existing single-family
residence located on a standard R-1 zoned 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.
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Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities.
• Vertical access to the bay and beach is available adjacent to the site at a City owned
parcel along Via Lido Nord. Lateral access is available on the beach to the west and
where Via Koron ends to the east where there is a small access point. The project does not include any features that would obstruct access along these routes.
• There are no designated public viewpoints or Coastal View Roads near the project site, per the Coastal Land Use Plan. The nearest coastal viewpoint is Kings Road Park, which is about 3,970 feet away from the project site. The nearest coastal view corridor is West Coast Highway, which is about 2,515 feet away from the project site. As currently developed, the existing property and other residences along Via Lido
Soud are located within the view shed of the park. Due to the distance of the proposed development from public viewpoints and the project’s compliance with all applicable development standards, including height and setbacks, the project will not impact existing coastal views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 6,479-
square-foot, two-story, single-family residence with an attached 925-square-foot, three-car garage and therefore qualifies within this exemption. There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use of this exemption. 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.
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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 (Appeal to the Coastal Commission) 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:
MKN/aa Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2021-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2020-153 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW 6,479-SQUARE-FOOT, TWO (2)-STORY, SINGLE-FAMILY RESIDENCE WITH AN ATTACHED 925-SQUARE-FOOT, THREE
(3)-CAR GARAGE. THE PROJECT INCLUDES LANDSCAPE, HARDSCAPE, AND SUBSURFACE DRAINAGE FACILITIES ALL WITHIN THE CONFINES OF THE PRIVATE PROPERTY. THE DESIGN COMPLIES WITH ALL APPLICABLE DEVELOPMENT STANDARDS AND NO DEVIATIONS ARE REQUESTED AT 941
VIA LIDO SOUD (PA2020-346)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Andrew Gabriel (Property Owner), with respect to propertylocated at 941 Via Lido Soud, requesting approval of a coastal development permit(CD2020-153). The lot at 941 Via Lido Soud is legally described as Lot 323 of Tract 907.
2.The applicant proposes to demolish an existing single-family residence and theconstruction of a new 6,479-square-foot, two (2)-story, single-family residence with anattached 925-square-foot, three (3)-car garage. The project includes landscape,hardscape, and subsurface drainage facilities all within the confines of the private
property. The design complies with all applicable development standards and no
deviations are requested.
3.The subject property is designated RS-D (Single-Unit Residential Detached) by theGeneral Plan Land Use Element and is located within the R-1 (Single-Unit Residential)
Zoning District.
4.The subject property is located within the coastal zone. The Coastal Land Use Plancategory is RSD-C (Single-Unit Residential Detached - (10.0 - 19.9 DU/AC) and theproperty is located within the R-1 (Single-Unit Residential) Coastal Zone District.
5.A public hearing was held online on February 25, 2021, observing restrictions due to theDeclaration of a State Emergency and Proclamation of Local Emergency related toCOVID-19. A notice of time, place and purpose of the hearing was given in accordancewith the Newport Beach Municipal Code. Evidence, both written and oral, was presented
to, and considered by, the Zoning Administrator at this hearing.
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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 (3) single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one (1) single-family residence and the construction of one new 6,479-square-foot, single-family residence and attached 925-square-foot, three (3)-car garage.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource. SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of such findings are set forth: Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding:
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 8,062 square feet and the proposed floor area is 6,479 square feet.
b. The proposed development will provide the minimum required setbacks, which are 4 feet along the front property line abutting Via Lido Soud, 4 feet along each side property line, and 10 feet along the front property line abutting the waterway.
c. The highest ridge of the sloping roof is approximately 24 feet from established
grade, which complies with the maximum height limitation of 29 feet for a sloping roof.
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d. The project includes enclosed garage parking for three (3) vehicles, in compliance with the minimum 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 (2)-story, single-family residences. The proposed design, bulk, and scale of the development will be consistent with the existing neighborhood pattern of development and expected future
development.
3. The existing development includes a private seawall/bulkhead along the waterway. A Bulkhead Conditions Report prepared by William Simpson & Associates, Inc., dated
December 25, 2020, concludes that the cast-in-place wall is in generally good condition.
In order to protect the proposed new development, the report states that the existing seawall/bulkhead was reinforced and repaired in the year of 2018 and the top of bulkhead is constructed to12.50 feet (NAVD88). Therefore, it is not anticipated that the wall will need further repair or replacement in the next 75 years.
4. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) – (Natural Landform and Shoreline Protection), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves,
erosion, and sea level rise). The property owner will also be required to acknowledge any
hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) – (Waterfront - Development Standards). 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. 5. A project-specific Coastal Hazards Analysis Report was prepared by William Simpson & Associates, Inc., dated December 25, 2020. The maximum bay water elevation is 7.7 feet NAVD 88 (North American Vertical Datum of 1988 (NAVD 88). The report analyzes
future sea level rise scenarios assuming a 2.95-foot increase in the maximum water
level over the next 75 years (i.e. the life of the structure). Therefore, the sea level is estimated to reach approximately 10.65 feet (NAVD 88) - (the likely range for sea level rise over 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018
Update). The existing bulkhead was reinforced and capped up to 12.5 feet in 2018 to
provide adequate flood protection as anticipated for the likely range of sea level rise for the 75-year life of the structure. The report concludes that flooding, wave run up and erosion will not significantly impact this property over the life of the proposed development, since the existing seawall/bulkhead has been reinforced and repaired in
the year of 2018. The need for a new shoreline protective device is not anticipated over
the economic life of the proposed development to protect it from flooding, wave runup or erosion.
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6. The finished floor elevation of the proposed single-family residence is 13.25 feet (NAVD 88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard. The
Coastal Hazards Report concludes that the bay water elevation (currently 7.7 feet NAVD
88) will not exceed the finished floor of the single-family residence at 13.25 feet (NAVD 88) for the anticipated 75-year life of the structure.
7. The property is located in an area known for the potential of seismic activity and
liquefaction. A project-specific Geotechnical Investigation prepared by GeoSoils, Inc on
September 26, 2017, provides recommendations relative to grading, drainage and foundation design. 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. A Construction Pollution Prevention Plan (CPPP) prepared by Toal Engineering, dated
November 16, 2020, provides recommendations for temporary Best Management
Practices (BMPs) during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. Construction plans and activities will be required to adhere to the CPPP.
9. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the
project site’s proximity to coastal waters, a preliminary Water Quality and Hydrology Plan (WQHP) was prepared by Toal Engineering, dated November 11, 2020. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a low-impact development (LID) approach to retain the design storm runoff volume
on site, and documentation of the expected effectiveness of the proposed BMPs.
Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 10. The project design addresses water quality with a construction erosion control plan and a
post construction drainage system that includes drainage and percolation features
designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system. 11. New landscaping will be verified for compliance with NBMC Section 21.30.075
(Landscaping). A condition of approval is included that requires drought-tolerant, and
prohibits invasive, species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 12. The property is not located near designated public viewpoints or coastal view roads and
will not impact public coastal views.
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Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone. Facts in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public’s ability to gain access to, use, and/or view the coast and nearby recreational facilities.
2. Vertical access to the bay and beach is available adjacent to the site at a City owned parcel
along Via Lido Nord. Lateral access is available on the beach to the west and where Via Koron ends to the east where there is a small access point. The project does not include any features that would obstruct access along these routes.
3. There are no designated public viewpoints or Coastal View Roads near the project site,
per the Coastal Land Use Plan. The nearest coastal viewpoint is Kings Road Park, which is about 3,970 feet away from the project site. The nearest coastal view corridor is West Coast Highway, which is about 2,515 feet away from the project site. Due to the distance of the proposed development from public view points and the project’s compliance with
all applicable development standards, including height and setbacks, the project will not
impact coastal views. 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 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. CD2020-153 subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
3. 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 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Ac.
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PASSED, APPROVED, AND ADOPTED THIS 25TH DAY OF FEBRUARY, 2021.
_______________________________
Jaime Murillo Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval).
2. Prior to the issuance of a building permit, 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. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits,
losses, judgments, fines, penalties, liabilities, costs and expenses (including without
limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. This letter shall be scanned into the plan set prior to building permit issuance.
4. Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the
bulkhead, that results in any encroachment seaward of the authorized footprint of the
bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns 5. 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, wetland or their buffers. 6. 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 Pollution Prevention Plan (CPPP). 7. 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
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Zoning Administrator Resolution No. ZA2021-### Page 8 of 9
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.
8. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sides, nor stored in contact with
the soil, and located as far away as possible from drain inlets and any waterways.
9. 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.
10. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 11. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
12. 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.
13. 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.
14. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans.
15. 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.
16. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division.
17. 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.
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18. Coastal Development Permit No. CD2020-153 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. 19. 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 Gabriel Residence including, but not limited to, Coastal Development Permit
No. CD2020-153 (PA2020-346). This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages, which City incurs in enforcing the indemnification provisions set forth in this
condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Coastal Development Permit No. CD2020-153
PA2020-346
941 Via Lido Soud
Subject Property
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Attachment No. ZA 3
Project Plans
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JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONS941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 92663OWNERANDREW GABRIEL941 VIA LIDO SOUDNEWPORT BEACH, CA 92663PH: 949.300.2850agiceman@gmail.comPROJECT LOGCODE ANALYSIS OVERVIEWPROJECT TEAMPROJECT DATAPROJECT DESCRIPTIONDRAWING SYMBOLSLOCATION MAPDATEDESCRIPTION2020.10.192020.11.112020.11.172021.01.061PROJECT ADDRESS:APN:COMMUNITY ASSOC:TRACT NO:LOT AREA:LAND USE:ZONING DISTRICT:COASTAL:LIQUEFACTION ZONE:SETBACK MAP:FRONT YARD:SIDE YARD:REAR YARD:MAXIMUM BUILDING HEIGHT:FIRE SPRINKLER:BUILDING AREA:LOT COVERAGE:MAXIMUM ALLOWABLE LOT COVERAGE:LANDSCAPE AREA:PLANTING AREA 1,148 SFHARDSCAPE AREA 1,076 SFBUILDING SECTION REFERENCEDETAIL REFERENCEDETAIL NUMBER OVERSHEET NUMBERSECTION NUMBER OVERINTERIOR ELEVATION REFERENCEELEVATION NUMBER OVERENLARGED AREA REFERENCEELEVATION NUMBER OUTERSHEET NUMBERINTERIOR ELEVATION NUMBER OVERSHEET NUMBERPLAN NUMBER OVERSHEET NUMBEREXTERIOR ELEVATION REFERENCESHEET NUMBERREVISION DESIGNATIONKEYNOTE REFERENCEPROJECT TYPE:CONSTRUCTION TYPE:OCCUPANCY:FIRE SPRINKLER:APPLICABLE CODES:2019 CALIFORNIA RESIDENTIAL CODE2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA ENERGY CODE2019 CALIFORNIA GREEN BUILDING CODEALL LOCAL ORDINANCES AND REQUIREMENTSCOVERSHEETSCALE : AS NOTEDA000X#SHT#SHT#SHTX#SHTBACDA1B1C1D1WALL TAGNORTHVIA LIDO SOUDVIA LIDO NORDVIA ZURICHVIA YELLAVIA XANTHEVIA WAZIERSZURICH CIR.PROJECT LOCATIONARCHITECTURAL DESIGN TEAM CHARLES d'ARCYd'ARCY & ASSOC. ARCHITECTURE, INC.18 TECHNOLOGY DRIVEIRVINE, CA 92618PH: 949.407.7760charles@darcyarchitecture.comBOB WHITEFOREST STUDIO332 FOREST AVE, STE.4LAGUNA BEACH, CA 92651PH: 949.497.0202bob@foreststudio.comSTRUCTURALHAROLD LARSONHAROLD LARSON STRUCTURAL DESIGNS1437 GLENNEYRE STREETLAGUNA BEACH, CA 92651PH: 949.497.5203harlar2001@aol.comCIVILADAM TOALTOAL ENGINEERING INC.139 AVENIDA NAVARROSAN CLEMENTE, CA 92672PH: 949.492.8586atoal@toalengineering.comGEOTECHNICALKEVIN TRIGGGEOFIRM, INC.801 GLENNEYRE STREET #FLAGUNA BEACH, CA 92651PH: 949.494.2122ktrigg@stonymiller.comSURVEYPETE DUCADUCA MCCOY INC.3840 EAST COAST HIGHWAYNEWPORT BEACH, CA 92625PH: 949.675.4487.comLANDSCAPEM. CAROLE MCELWEE LANDSCAPE DESIGNPO BOX 12334NEWPORT BEACH, CA 92658PH: 949.387.2777941 VIA LIDO SOUDNEWPORT BEACH, CA 92663423-281-11LIDO ISLE COMMUNITY ASSOCIATIONTRM 00907 LOT 323 (MM 028 25-36)5,569 SQFTRS-D (SINGLE UNIT RESIDENTIAL DETACHED)R-1 (SINGLE UNIT RESIDENTIAL)YESYESS-3B4'-0" (5'-6"+ PROPOSED)4'-0" (4'-2"+ PROPOSED)10'-0" (12'-6"+ PROPOSED)29'-0" (3:12 SLOPE OR GREATER)24'-0" FLAT ROOF (23'-10" PROPOSED)SPRINKLER REQUIRED (DEFERRED SUBMITTAL)FULLY SPRINKLERED PER NFPA 13D2 STORY DETACHED SINGLE FAMILY RES.VBR-3SPRINKLERED NFPA13-D*ARTIST RENDERINGSHEET INDEXSHEET #DESCRIPTIONARCHITECTRUALNEW 2-STORY, 4 BEDROOM, 4.5 BATH, SINGLE-FAMILY DETACHED RESIDENCE. PROPOSEDCONSTRUCTION TO BE APPROXIMATELY 5,313.8 SQFT WITH APPROXIMATELY 1073.9 SQFTGARAGE AND STORAGE/MECH. EXISTING RESIDENCE TO BE DEMOLISHED.PROJECT JUSTIFICATION (PER NBMC 21.52.015 'F' - FINDINGS AND DECISION)1. PROJECT CONFORMS TO ALL APPLICABLE SECTIONS OF THE CERTIFIED LOCAL COASTALPROGRAM2. PROJECT CONFORMS TO THE PUBLIC ACCESS AND PUBLIC RECREATION POLICIES OFCHAPTER 3 OF THE COASTAL ACT, AS FOLLOWS:DEVELOPMENT DOES NOT INTERFERE WITH THE PUBLIC'S RIGHT OF ACCESS TO THESEAADEQUATE ADJACENT PUBLIC ACCESS, CURRENTLY LOCATED WITHIN 400' OF THESUBJECT PROPERTY ON VIA LIDO SOUD, IN ADDITION TO (12) OTHER LOCATIONS ONLIDO ISLE, ARE NOT IMPACTED BY THE DEVELOPMENT OF THE PROPOSEDSINGLE-FAMILY RESIDENCE. ALL PUBLIC BEACH ACCESS LOCATIONS ARECURRENTLY MAINTAINED BY THE LIDO ISLE COMMUNITY ASSOCIATION, AND SOMEINCLUDE PARKING AND/OR BOAT SLIPS.A201GROUND FLOOR SLAB PROFILE PLANA220REFERENCE FIRST FLOOR PLANA221DIMENSION FIRST FLOOR PLANA230REFERENCE SECOND FLOOR PLANA231DIMENSION SECOND FLOOR PLANA250ROOF PLANA260EXTERIOR ELEVATIONSA261EXTERIOR ELEVATIONSA270BUILDING SECTIONSA271BUILDING SECTIONS3,350.2 / 5,569 = 60% COVERAGEN/ASEA WALL ENGINEERINGPLAMEN PETROVWILLIAM SIMPSON & ASSOC., INC23 ORCHARD, SUITE 250LAKE FOREST, CA 92630PH: 949.206.9929p.petrov@wsase.comLICA NOTESBUILDING HEIGHT CERTIFICATIONA BUILDING HEIGHT CERTIFICATION LETTERMUST BE SUBMITTED AT THE FOLLOWING :A. WHEN CONCRETE SLAB IS POUREDB. AFTER ROOF FRAMING BUT PRIOR TO THE INSTALLATION OF THE ROOF MATERIAL.MEASURE FROM AVERAGE CURB HEIGHT.LANDSCAPE PLANSA. DEFFERED SUBMITTALSOLAR PANELSA. SOLAR ZONE SHOWN ON A250 IS CONCEPTUAL PERCALIFORNIA BUILDING CODE 2019 FOR FUTURE INSTALL.NO INSTALLATION AT THIS TIME.MUNICIPALITY NOTESDEFERRED SUBMITTALS:**DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORDAND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY.1. FIRE SPRINKLERS PER NFPA13D **OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION2. SOUND ATTENUATION DESIGN FOR ROOFTOP MECHANICAL UNIT3. DEWATERING PLAN4. PHOTOVOLTAIC (PV) SYSTEM (SOLAR PANELS ON ROOF) W/ MINIMUM 3.23 KW DC MUST BE OBTAINED UNDER SEPARATE REVIEW AND PERMIT.SEPARATE PERMIT:1. SEPARATE PERMITS AND REVIEW ARE REQUIRED FOR DEMOLITION OF EXISTINGSTRUCTURES, NEW POOLS, NEW SPAS, NEW WALLS, NEW FENCES, NEW PATIO COVERS ANDOTHER FREESTANDING STRUCTURES .SPECIAL INSPECTIONS:1.HEIGHT CERTIFICATION REQUIRED. SEE A250 FOR MORE INFORMATIONGENERAL NOTES:1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS.YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENTOF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENTPERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT3. CONTRACTOR SHALL USE THE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TOEXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIORTO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:http://www.newportbeachca.gov/home/showdocument?id=17395PROOF OF CERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE.4. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FORSHORING AND UNDERPINNING.5. THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREEYEARS FROM THE DATE OF THE PERMIT FOR ALL PERMITS ISSUED AFTER AUGUST 21, 2019 ASREQUIRED BY NBMC SECTION 15.02.095.6. PROVIDE EVIDENCE OF THE 30-DAY NOTIFICATION FOR COMPLETE DEMOLITION OREXCAVATION TO ADJOINING PROPERTIES AS REQUIRED BY NBMC SECTION 15.02.120.LIDO ISLE COMMUNITY ASSOC. SUBMITTALLIDO ISLE COMMUNITY ASSOC. SUBMITTAL 2COASTAL DEVELOPMENT PERMIT SUBMITTAL (CITY OF NEWPORT BEACH)COASTAL DEVELOPMENT PERMIT SUBMITTAL (CITY OF NEWPORT BEACH)(REVISION 1)A000COVER SHEETA001REVISION LOGA010GENERAL NOTESA011GENERAL NOTES & ABBREVIATIONSA041CITY OF N.B. AREA CALCS FIRST LEVELA042CITY OF N.B. AREA CALCS SECOND LEVELA050CITY OF N.B. GRADE EXHIBITA090ARCHITECTURAL SITE PLANGENERALCIVILC-1TITLE SHEETC-2PRECISE GRADING PLANC-3SECTIONS AND DETAILSC-4EROSION CONTROL PLANC-5SOILS REPORT RECOMMENDATIONS-01C-6SOILS REPORT RECOMMENDATIONS-02LSD-1LIFT STATION DETAILS1of1TOPOGRAPHICAL SURVEYLANDSCAPEFIRST FLOORSECOND FLOORTOTAL INTERIOR AREA (R3):3-CAR GARAGE (FIRST FLOOR)MECHANICAL (FIRST FLOOR)GARAGE & MECH (U):BUILDING AREA (R3 + U):OUTDOOR COVERED ENTRY:TOTAL BUILDING AREA:OPEN VOLUME AREA: 4,031 x 0.15 = 604.7TOTAL OPEN VOLUME PROPOSED: 320.5 + 517.9 = 838.4 (20.8%) 2,285.1 SF3,128.7 SF5,313.8 SF924.8 SF149.1 SF1073.9 SF6,387.7 SF 91.1 SF6,478.8 SFGRADE/SLOPE CALCSGRADE ESTABLISHMENT, PER ZONING CODE 20.30.050ESTABLISHMENT OF SLOPE:(13.00 - 12.54) / 113.42 = 0.4%ESTABLISHMENT OF GRADE (5% SLOPE OR LESS):(13.00 + 13.10 + 12.55 + 12.54) / 4 = 12.80AVERAGE CURB HEIGHT, PER LICA REQUIREMENTS(12.50 + 12.25) / 2 = 12.38AVERAGE CURB HEIGHT GOVERNS AS MORE RESTRICTIVE11T-1TITLE SHEETIP-1 IRRIGATION PLANIL-1IRRIGATION LEGENDID-1IRRIGATION DETAILSID-2IRRIGATION DETAILSIS-1IRRIGATION SPECIFICATIONSLP-1LANDSCAPE PLANPD-1PLANTING DETAILSPS-1PLANTING SPECIFICATIONSTOTAL SHEETS IN SET: 351120
REVISIONLISTSCALE : NTSA001JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSJANUARY 6, 2021SHEET A000PROJECT DATA/ SQ FT UPDATED/ LANDSCAPE TOTALS ADDED.ADDED GRADE SLOPE CALCS.SHEET A001SHEET ADDED.SHEET A041-A042UPDATED NEWPORT BEACH AREA CALC.SHEET A260-A261ADDED ESTABLISHED GRADE CALC.ADDED ESTABLISHED GRADE DIMS TO ELEVATIONS.SHEET A270-A271ADDED ESTABLISHED GRADE CALC.ADDED ESTABLISHED GRADE DIMS TO ELEVATIONS.DELTA 1 REVISION LIST(CDP REVISIONS)121
DIVISION 1 - GENERAL REQUIREMENTS1. SUBCONTRACTOR WORKMANSHIP WILL BE OF QUALITY TO PASS INSPECTIONS BY LOCAL AUTHORITIES, LENDING INSTITUTIONS,ARCHITECT OR OWNER. ANY ONE, OR ALL, OF THE ABOVE MENTIONED ENTITIES MAY OBSERVE WORKMANSHIP AT ANY TIME,AND ANY CORRECTIONS NEEDED TO SATISFY INDUSTRY STANDARDS FOR QUALITY OF BUILDING WILL BE DONE IMMEDIATELY.FIELD VISITS BY THE ARCHITECT'S REPRESENTATIVE ARE FOR OBSERVATION FOR CONFORMANCE WITH THE AESTHETIC DESIGNINTENT ONLY AND SHALL NOT BE CONSTRUED AS INSPECTION OR APPROVAL OF CONSTRUCTION.2. SCHEDULE: EACH SUBCONTRACTOR SHALL START HIS WORK PROMPTLY, PURSUE IT DILIGENTLY, AND COMPLETE IT INACCORDANCE WITH CONTRACTOR'S BUILDING SCHEDULE. IT IS MUTUALLY UNDERSTOOD THAT SCHEDULE IS SUBJECT TOCHANGE WITHOUT NOTICE AS CIRCUMSTANCES WARRANT.3. MATERIALS STORAGE: ALL MATERIALS, MACHINERY, AND EQUIPMENT SHALL BE STORED IN A MANNER APPROVED BYCONTRACTOR, IN A PLACE DESIGNATED BY CONTRACTOR. FIRE HAZARD SHALL BE MINIMIZED BY ALL REASONABLE MEANS.STORAGE PLACES SHALL BE PROMPTLY VACATED UPON REQUEST BY CONTRACTOR AND LEFT IN BROOM-CLEAN CONDITION.4. CLEANUP: EACH SUBCONTRACTOR, UNLESS SPECIFICALLY EXEMPTED BY THE TERMS OF THE SUB-CONTRACT AGREEMENT,SHALL BE RESPONSIBLE FOR CLEANING UP AND REMOVING FROM THE JOB SITE ALL TRASH AND DEBRIS NOT LEFT BY OTHERSUBCONTRACTORS. BUILDER WILL DETERMINE HOW SOON AFTER SUBCONTRACTOR COMPLETES EACH PHASE OF HIS WORK THATTRASH AND DEBRIS WILL HAVE TO BE REMOVED FROM THE SITE.5. JOB PROTECTION: WHILE IT IS THE RESPONSIBILITY OF EACH SUBCONTRACTOR TO COOPERATE FULLY WITH THE JOBSUPERINTENDENT IN PROTECTING ALL WORK THROUGH THE ENTIRE COURSE OF CONSTRUCTION, SPECIAL ATTENTION MUST BEGIVEN TO PROTECTION OF ALL FINISH WORK PERFORMED AFTER COMPLETION OF PLASTERING, STUCCOING, OR DRYWALL. ALLSUBCONTRACTORS SHALL FULLY COOPERATE WITH JOB SUPERINTENDENT IN PROTECTING THE GOOD CONDITION OF ALL FINISHFLOORS, WALLS, CABINET WORK AND COUNTERTOPS, THROUGHOUT THE HOUSE. NO TOOLS OR MATERIALS SHALL EVER BEPLACED ON AN UNPROTECTED FINISH SURFACE. SUBCONTRACTORS WILL BE BACK-CHARGED FOR ANY DAMAGE WHICH MAYREASONABLY BE ASCRIBED TO THEM; FOR THIS REASON, EACH SUBCONTRACTOR SHALL BE RESPONSIBLE FOR PROMPTLYNOTIFYING JOB SUPERINTENDENT OF ANY DAMAGE EXISTING PRIOR TO THE START OF HIS WORK.6. CODE REQUIREMENTS: THE CALIFORNIA BUILDING CODE, 2019 EDITION, AS ADOPTED BY THE LOCAL JURISDICTION, AND ALLAPPLICABLE RELATED SPECIALTY CODES.7. SPECIFICATION AND DRAWING EXPLANATION: FOR CONVENIENCE OF REFERENCE AND TO FACILITATE THE LETTING OFCONTRACTS AND SUBCONTRACTS, THESE SPECIFICATIONS ARE SEPARATED INTO TITLED SECTIONS. SUCH SEPARATIONS SHALLNOT, HOWEVER, OPERATE TO MAKE THE ARCHITECT AN ARBITER TO ESTABLISH LIMITS TO CONTRACTS BETWEEN THE CONTRACTORAND SUBCONTRACTOR.8. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVELOF QUALITY AND DETAIL, AND THEY ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION ANDINFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TOCAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THEM TO THE ATTENTION OF AN APPROPRIATEOWNER REPRESENTATIVE IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISEPROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE;AND IN ANY EVENT ALL CONTRACTORS PROCEED AT THEIR OWN RISK IF THEY FAIL TO VERIFY AND FIELD MEASURE DIMENSIONSBEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS AREINTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS.9. IN USING THESE PLANS FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW ANDTREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THEWORK. IN CASE OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATEREPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD.10. "OR EQUAL": THE CONTRACTOR SHALL SUBMIT FOR THE OWNER'S WRITTEN APPROVAL, ALL MATERIALS OR EQUIPMENT, WHICHIS CONSIDERED "OR EQUAL" TO THAT SPECIFIED.11. RELATED DOCUMENTS:A. GENERAL REQUIREMENTS OF CONSTRUCTION SHALL BE AS DESCRIBED IN THE AMERICAN INSTITUTE OF ARCHITECT'S STANDARD DOCUMENT NO. A201 INCLUDING ALL SUPPLEMENTARY GENERAL CONDITIONS SHALL APPLY TO THE PERFORMANCE OF CLIENT, GENERAL CONTRACTOR AND SUBCONTRACTORS.B. ENERGY COMPLIANCE: REFER TO THE CURRENT ENERGY COMPLIANCE REPORT AS PROVIDED BY CLIENT FOR CONSTRUCTION COMPONENTS NECESSARY FOR COMPLIANCE.C. STRUCTURAL ENGINEERING: REFER TO THE CURRENT STRUCTURAL CALCULATIONS BY THE STRUCTURAL ENGINEER FOR BACK-UP STRUCTURAL INFORMATION.D. THE GENERAL CONTRACTOR SHALL OBTAIN A COMPLETE LISTING OR COPIES OF ALL RELATED DOCUMENTS NOT LISTEDHERE FROM CLIENT, NECESSARY TO PROPERLY EXECUTE ALL WORK.DIVISION 2 - SITE WORK1. REFER TO GRADING AND DRAINAGE PLANS BY OTHERS FOR ALL GRADING AND DRAINAGE SPECIFICATIONS, NOTES, ANDDETAILS TO BE USED ON THIS PROJECT. ALL CIVIL ENGINEER'S REQUIREMENTS TAKE PRECEDENCE OVER THE REQUIREMENTSHEREIN.2. ALL SITE WORK, GRADING, EXCAVATING, CUTTING, FILLING COMPACTION, ETC., SHALL CONFORM TO RECOMMENDATIONSOF THE SOILS REPORT AND CIVIL ENGINEER'S PLANS. ANY DEVIATION FROM THOSE RECOMMENDATIONS IS THE SOLERESPONSIBILITY OF THE GENERAL CONTRACTOR.3. LOCATE EXISTING UTILITIES BY HAND EXCAVATION, DISCONNECT, SEAL OR CAP AT CONNECTION TO SERVICE LINES INACCORDANCE WITH UTILITY REQUIREMENTS BEFORE STARTING SITE-CLEARING OPERATIONS.4. EXCAVATIONS: ALL EXCAVATIONS, GRADING AND FOOTINGS SHALL CONFORM TO THE RECOMMENDATIONS OF THE SOILENGINEER.5. PROVIDE TERMITE AND DECAY PROTECTION.6. ALL FILL OR IMPORTED SOILS TO BE CERTIFIED BY SOILS ENGINEER.7. FINISH GRADE SURROUNDING BUILDING SHALL BE GRADED TO DIRECT SURFACE RUN OFF AWAY FROM FOUNDATIONS AT AMINIMUM SLOPE OF 5%, AND FOR A MINIMUM DISTANCE OF 10 FEET, MEASURED PERPENDICULAR TO THE FACE OF THE WALL,TOWARD A WATER DISPOSAL AREA OR SUBDRAIN SYSTEM APPROVED BY THE CIVIL AND SOILS ENGINEERS. WHERE PHYSICALOBSTRUCTIONS OR LOT LINES PROHIBIT 10 FEET OF HORIZONTAL DISTANCE A 5% MINIMUM SLOPE SHALL BE PROVIDED TO ANAPPROVED ALTERNATIVE METHOD OF DIVERTING WATER AWAY FROM THE FOUNDATION. SWALES USED FOR THIS PURPOSE SHALLBE SLOPED A MINIMUM OF 2%. IMPERVIOUS SURFACES WITHIN 10 FEET OF THE FOUNDATION SHALL BE SLOPED A MINIMUM OF 2%AWAY FROM THE BUILDING. VERIFY REQUIREMENTS WITH FINAL SOILS REPORT. THE MORE STRINGENT SHALL PREVAIL.8. REFER TO LANDSCAPE DRAWINGS FOR ADDITIONAL HARDSCAPE AND AREA DRAIN INFORMATION.DIVISION 3 - CONCRETE AND FOUNDATIONS1. REFER TO STRUCTURAL DRAWINGS FOR STRUCTURAL NOTES.2. ALL FOOTINGS SHALL BEAR ON FIRM NATURAL SOILS OR APPROVED COMPACTED FILL TO A MINIMUM DEPTH SHOWN ONDRAWINGS AND SHALL CONFORM TO THE SOIL REPORT.3. PRIOR TO POURING FOOTINGS OR SLAB, CONTRACTOR SHALL INSURE THAT ALL FORMS AND TRENCHES ARE FREE OF DEBRISAND ALL REINFORCING ANCHOR BOLTS, AND OTHER INSERTS ARE IN PLACE, SECURELY ATTACHED, INCLUDING WORK OFOTHERS.4. MAINTAIN 8" MINIMUM CLEARANCE BETWEEN ALL WOOD AND FINISH GRADE.5. CEMENT CONTRACTOR SHALL VERIFY THAT FOUNDATION PLANS CONFORM TO FLOOR PLANS BEFORE COMMENCING WORK.ALL FORMWORK SHALL CONFORM EXACTLY TO PLAN DIMENSIONS. WHEN FORMS ARE SQUARED, DIAGONALS SHALL BE WITHIN3/8" OF EQUAL. VERIFY LOCATION OF ALL SPECIAL TIES DOWN ANCHOR BOLTS AS SHOWN ON DETAIL PLANS. LAYOUTS SHALL BECHECKED WITH 1/4" PLANS.6. ALL FORM LUMBER SHALL BE STRAIGHT; ALL SCREEDS SHALL BE STRAIGHT. ALL POINTS ON THE BUILDING SLABS SHALL BE WITHINPLUS OR MINUS 1/8" OF ESTABLISHED GRADE ELEVATION WITHIN 12' RADIUS. ALL FORM LUMBER FURNISHED BY CONCRETESUBCONTRACTOR.7. HEIGHT AND WIDTH OF ALL FOOTING TRENCHES SHALL BE AS PER PLAN; ALL FOOTINGS SHALL BE CLEANED BEFORE CONCRETEIS POURED. SLABS SHALL BE TROWELED SMOOTH AND LEVEL AROUND ALL PLUMBING PIPES, ELECTRIC CONDUIT ANDMISCELLANEOUS IRON STRAPS PROTRUDING THEREFROM. SLABS SHALL BE SPRAYED WITH HUNT'S PROCESS CURING COMPOUNDOR APPROVED EQUAL IMMEDIATELY AFTER FINISH TROWELING. PLAN DIMENSIONS SHALL BE CHANGED ONLY WITH THE CONSENTAND APPROVAL OF THE ARCHITECT.8. CEMENT CONTRACTOR SHALL PERFORM ANY DRYPACKING OPERATIONS NEEDED BY THE FRAMING CONTRACTOR INBRINGING HIS TOP PLATE LINES TO A LEVEL CONDITION.9. CEMENT CONTRACTOR SHALL PROMPTLY REMOVE ANY ANCHOR BOLTS OR OTHER STEEL INADVERTENTLY MISPLACED IN ORAT OPENINGS AND SHALL PATCH ANY SURFACE DAMAGE CAUSED BY THE REMOVAL THEREOF.10. CEMENT CONTRACTOR SHALL FURNISH ALL CONCRETE, ROCK, SAND, MESH, MEMBRANE, ANCHOR BOLTS WITH NUTS ANDWASHERS, ANCHOR STRAPS, FORM MATERIALS, HUNT'S PROCESS COMPOUND, REINFORCING STEEL, AND IMBEDS UNLESSSPECIFICALLY EXCLUDED.11. AFTER COMPLETION OF POURING EACH SLAB, CEMENT CONTRACTOR SHALL REMOVE ALL FORM LUMBER, MISCELLANEOUSLUMBER AND CEMENT DEBRIS, LEAVING JOB SITE CLEAR AND GRADED SMOOTH FOR OTHER WORKMEN.12. AN IMAGINARY LINE FROM THE BOTTOM CORNER OF ANY FOOTING, EXTENDING DOWNWARD AT 45 TO THE HORIZONTALSHALL NOT INTERSECT ANY EXCAVATION FOR GAS, SEWER OR DRAINAGE PURPOSES.13. ALL WORK SHALL COMPLY WITH CBC CHAPTER 19 AND ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCESTANDARDS OF THE AMERICAN CONCRETE INSTITUTE (ACI), AND THE PORTLAND CEMENT ASSOCIATION (PCA), CURRENTEDITIONS.DIVISION 4 - MASONRY1. ALL WORK SHALL COMPLY WITH CBC CHAPTERS 14 & 21 AND ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCESTANDARDS OF THE MASONRY INSTITUTE OF AMERICA (MIA), CURRENT EDITION.2. REFER TO LANDSCAPE AND CIVIL ENGINEERING DRAWINGS FOR THE CONTINUATION OF RETAINING WALLS/YARD WALLSBEYOND WHAT IS INDICATED. ALL GRADE CONDITIONS SURROUNDING STRUCTURE ARE TO BE VERIFIED WITH CIVIL ENGINEERINGDRAWINGS, LANDSCAPE DRAWINGS AND FIELD CONDITIONS. DISCREPANCIES IN ELEVATIONS GIVEN ARE TO BE BROUGHT TOTHE ATTENTION OF THE ARCHITECT PRIOR TO CONSTRUCTION. TOP OF FOOTING INFORMATION IS APPROXIMATE.3. INSTALL WORK FURNISHED UNDER OTHER SECTIONS, WHICH MUST BE BUILT INTO UNIT MASONRY WORK, INCLUDING, BUTNOT LIMITED TO GLASS UNIT MASONRY, ANCHORAGE DEVISED, FLASHINGS, AND LOOSE STEEL LINTELS.4. REFER TO CIVIL ENGINEERING DRAWINGS FOR DESIGN OF A COMPLETE DRAINAGE SYSTEM, INDEPENDENT FROM OTHERDRAINAGE SYSTEMS, TO REMOVE NUISANCE WATER AND HYDROSTATIC PRESSURE FROM BEHIND ALL RETAINING WALLS,INCLUDING: FRENCH DRAIN LAYOUT, SLOPE, CLEAN-OUTS, AND OUTLET INFORMATION.5. MASONRY SUBCONTRACTOR SHALL COORDINATE ITS WORK WITH CONCRETE, FRAMING, PLUMBING, ELECTRICAL ANDSTUCCO SUBCONTRACTORS (AND OTHERS) TO ENSURE THE INSTALLATION OF MASONRY COMPONENTS CONFORMS WITH CODEAND INDUSTRY STANDARDS AND DOES NOT CONFLICT WITH THE WORK OF OTHERS.6. SINGLE SOURCE RESPONSIBILITY: OBTAIN EXPOSED MASONRY UNITS AND MORTAR INGREDIENTS OF UNIFORM QUALITY,TEXTURE AND COLOR (OR A UNIFORM BLEND WITHIN RANGES ACCEPTED FOR THESE CHARACTERISTICS), FROM ONEMANUFACTURER FOR EACH DIFFERENT PRODUCT REQUIRED FOR EACH CONTINUOUS SURFACE OR VISUALLY RELATED SURFACES.7. FIELD CONSTRUCTED MOCK-UPS: PRIOR TO INSTALLATION OF MASONRY WORK, ERECT REPRESENTATIVE SAMPLE WALLPANELS TO FURTHER VERIFY SELECTIONS MADE FOR COLOR AND TEXTURE CHARACTERISTICS, TO ESTABLISH A STANDARD FORCOMPLETED MASONRY WORK FOR QUALITIES OF APPEARANCE, MATERIALS, CONSTRUCTION AND WORKMANSHIP.8. PORTLAND CEMENT: ASTM C150, TYPE 1, AS PERMITTED BY SOIL CONDITIONS AND CBC SECTION 1904.3, AND, TABLE19-A-4. VERIFY WITH SOILS REPORT. HYDRATED LIME: ASTM C207, TYPE S. AGGREGATE FOR MORTAR: ASTM C144, EXCEPT FORJOINTS LESS THAN 1/4" USE AGGREGATE GRADED WITH 100% PASSING THE NO. 16 SIEVE. AGGREGATE FOR GROUT: ASTM C404.WATER: CLEAN AND POTABLE.9. SULPHATE-CONTAINING SOLUTIONS: REFER TO CBC SECTION 1904.3. AND TABLE 19-A-4 FOR SOILS CONTAINING SULPHATECONCENTRATION EXCEEDING 0.1% FOR CEMENT TYPE, MAXIMUM WATER-CEMENTITIOUS MATERIALS RATIOS, AND MINIMUM PSIREQUIREMENTS. VERIFY WITH SOILS ENGINEER PRIOR TO FIELD IMPLEMENTATION.10. REINFORCED STEEL: ASTM A615-40. TIE WIRE: ASTM A82, 16 GAUGE; BLACK ANNEALED. VENEER TIES: CORRUGATEDGALVANIZED STEEL.11. WORK SHALL BE PLUMB, LEVEL AND TRUE TO LINE WITH CONSISTENT JOINTS.12. REINFORCING SHALL BE ACCURATELY PLACED, AND HELD IN POSITION TOP AND BOTTOM.13. ALL ADHERED VENEERS, THIN SET PAVERS, ETC., SHALL BE INSTALLED OVER A SUITABLE, STRUCTURALLY SOUND,WEATHERPROOF SUBSTRATE WITH A MEANS FOR DRAINAGE PER THE MANUFACTURER'S INSTRUCTIONS.14. EXPOSED EXTERIOR MORTAR JOINTS SHALL BE DIMENSIONALLY CONSISTENT AND WEATHER STRUCK.15. PROVIDE WEEPS AS REQUIRED BY THE HIGHEST STANDARDS OF MASONRY CONSTRUCTION PRACTICE, FOR PROPERDRAINAGE.16. PROVIDE SPECIAL SHAPES WHERE REQUIRED FOR LINTELS, JAMBS, CORNERS, SASH, CONTROL JOINTS, HEADERS, BONDINGAND OTHER SPECIAL CONDITIONS.17. ALL REINFORCED CONTINUOUS FOOTINGS AND WALLS SHALL BE ADEQUATELY TIED AT CORNERS AND INTERSECTIONS PERSTANDARD MASONRY CONSTRUCTION PRACTICES OR PER STRUCTURAL ENGINEER'S REQUIREMENTS.DIVISION 5 - METALS1. ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCE STANDARDS OF THE AMERICAN WELDING SOCIETY, INC. (AWS),CURRENT EDITION.2. REFER TO STRUCTURAL PLANS AND DETAILS OR SHOP DRAWINGS BY OTHERS FOR SIZES, MATERIAL AND ATTACHMENTS.3. SELECT ALL METALS EXPOSED TO, OR IN CONTACT WITH AIR, MOISTURE, CORROSIVE ATMOSPHERIC CONDITIONS, OTHERMETALS AND OTHER CONSTRUCTION MATERIALS FOR MAXIMUM CORROSION RESISTANCE, AND LACK OF STAINING ANDNEGATIVE REACTIVITY WITH OTHER CONSTRUCTION MATERIALS. WHERE APPROPRIATE AND APPROVED BY CLIENT-PROVIDEDMETAL SPECIALIST, FLASHING EXPOSED TO ENVIRONMENTAL EXPOSURE MAY BE HOT DIPPED GALVANIZED OR PROPERLY PRIMEDAND PAINTED SHEET METAL TO PREVENT RUST OR CORROSION.DIVISION 6A - ROUGH CARPENTRY1. REFER TO STRUCTURAL DRAWINGS FOR STRUCTURAL NOTES, DETAILS AND SPECIFICATIONS.2. ALL LUMBER IN CONTACT WITH CONCRETE OR MASONRY WITHIN 8" OF GRADE TO BE PRESSURE TREATED WEST COASTDOUGLAS FIR OR FOUNDATION GRADE REDWOOD PER CBC 2304.12.1.2.3. ALL PLYWOOD EXPOSED TO WEATHER SHALL BE EXTERIOR GRADE AND EXTERIOR GLUE.4. FRAMING SHALL BE DONE IN A WORKMANLIKE MANNER BY SKILLED MECHANICS.5. THE FRAMING CONTRACTOR AND HIS EMPLOYEES SHALL USE DUE CARE IN THE HANDLING OF ALL BUILDING MATERIALS USEDOR TO BE USED IN THE FRAMING CONSTRUCTION. THIS MEANS THAT MATERIALS ON THE JOB IN ADVANCE OF THE ACTUAL TIMEFOR THEIR INCORPORATION IN THE STRUCTURE SHALL BE STOCKPILED AND MAINTAINED BY THE CONTRACTOR IN A MANNERCALCULATED TO MINIMIZE WARPAGE, TWISTING, WEATHERING AND OTHER FORMS OF DETERIORATION.6. ALL WALLS SHALL BE LEVEL, PLUMB, STRAIGHT, AND SQUARE WITH RESPECT TO ALL OTHER WALLS, IN THE STRUCTURE UNLESSOTHERWISE INDICATED IN THE PLANS. IF SHIMMING IS NECESSARY TO BRING A GIVEN WALL TO A LEVEL CONDITION, SUCHSHIMMING SHALL BE DONE ONLY AT THE BOTTOM PLATE, AND ANY SPACE BETWEEN BOTTOM PLATE AND THE CONCRETE SLABSHALL BE PROMPTLY DRY PACKED WITH A SUITABLE MIXTURE OF SAND AND CEMENT.7. THE DIMENSIONS OF THE ACTUAL CONSTRUCTION SHALL CONFORM IN ALL RESPECTS TO THE DIMENSIONS SPECIFIED IN THEPLANS, OR TO SUCH DIMENSIONS, WHICH ARE OF NECESSITY PROVIDED BY OR AGREED TO BY THE CONTRACTOR.8. ALL WOOD-FRAMING MEMBERS SHALL BE WELL NAILED IN ACCORDANCE WITH APPLICABLE BUILDING CODES. ALL EXTERIORNAILS SHALL BE GALVANIZED. ALL NAILS PROTRUDING THROUGH FINISH SURFACES ("SHINERS") SHALL BE CLIPPED FLUSH WITHFINISH SURFACE OR IF NECESSARY, REMOVED AND REPLACED.9. WHERE DESIRED BY THE CONTRACTOR, SUCH POSTS, BEAMS, HANDRAILS, AND OTHER FINISH MEMBERS INSTALLEDIN-THE-ROUGH SHALL BE FASTENED WITH MACHINE BOLTS OR LAG BOLTS IN LIEU OF NAILS. ALL NAILS IN WOOD SIDING SHALL BESET FLUSH WITH SURFACE OF WOOD USING NAIL SET TO AVOID HAMMER MARKS OR "GOLF BALLS"; ALL NAILS IN SIDING SHALL BESET TO A LINE. ALL EXTERIOR NAILS SHALL BE GALVANIZED. ALL PLYWOOD SUBFLOOR SHALL BE 32/16 MINIMUM PLYWOODINDEX.10. ALL WALLS SHALL BE TEMPORARILY BRACED UNTIL JOISTS OR RAFTERS ARE NAILED IN PLACE, SUFFICIENT ADDITIONAL BRACESSHALL ALSO BE EMPLOYED TO MAINTAIN THE PLUMBNESS, SQUARENESS AND STRAIGHTNESS OF ALL WALLS UNTIL THECONSTRUCTION HAS ADVANCED TO A POINT WHERE ALL PORTIONS OF THE BUILDING ARE HELD RIGID, IN THE PROPER POSITION.WHEN TEMPORARY BRACES ARE REMOVED, FRAMING CONTRACTOR SHALL REMOVE ALL NAILS PLACED IN CONNECTIONTHEREWITH, LEAVING THE FRAMING FREE OF RANDOM MISCELLANEOUS NAILS.11. PARTICULAR CARE SHALL BE USED IN FRAMING WALLS ADJACENT TO THE LOCATION OF THE FINISH OF CABINET WORK,COUNTER, MARBLE, FORMICA, CERAMIC TILE, STAIRWAYS, WARDROBES, LAUNDRY AREAS, BATHTUBS, SHOWERS, EXTERIOR DOORFRAMES, ALUMINUM SLIDING DOORS AND ANY OTHER FINISH WORK DEPENDENT UPON CORRECT AND SUFFICIENT FRAMING.ALL LUMBER WILL BE TIGHT FIT TO WITHIN 0 INCH.12. ALL WALLS SHALL BE PLUMB WITHIN PLUS OR MINUS 1/8" IN 4 FEET. WALLS SHALL BE STRAIGHT WITHIN 1/8" + OR - TO 16 FEET.ALL CORNERS SHALL BE SQUARED AND PLUMB. STUDS MUST FIT TIGHTLY AT TOP AND BOTTOM PLATES.13. FRAMING CONTRACTOR WILL SUPPLY ALL BUILDING PAPER UNDER EXTERIOR SIDING.14. FRAMING CONTRACTOR IS TO SUPPLY ALL MOISTSTOP OR BITUTHENE PAPER USED AT EXTERIOR DOORS AND WINDOWFRAMES, UNLESS THE PAPER COMES WITH THE FRAMES.15. FRAMING CONTRACTOR WILL SUPPLY AND APPLY APPROVED MASTIC CAULKING MATERIAL AT ALL POINTS IN THE FRAMINGWHERE IN THE OPINION OF THE CONTRACTOR, LEAKS ARE APT TO OCCUR. THIS SHALL INCLUDE, BUT IS NOT LIMITED TO, ALLEXTERIOR SILLS, FLASHINGS, WINDOWS, ALL F.A.U. SILLS, ETC. SPECIAL CARE SHALL BE USED IN THE APPLICATION OF ALL BUILDINGPAPERS TO PREVENT LEAKS.16. AT EACH OPENING ONE TRIMMER SHALL BE NAILED SOLID TO KING STUD, THE OTHER TRIMMER SHIMMED NO MORE THAN 1"FROM ITS KING STUD. TRIMMERS SHALL BE SHIMMED WITH SHIM SHINGLES AND NAILED SOLIDLY WITH 16D NAILS. NO BENT NAILSOR LOCK NAILS SHALL BE USED AT EDGES OF TRIMMERS.17. DOOR JAMBS SHALL BE PLUMB WITH 0 INCH TOLERANCE, BOTTOM AND HEAD SHALL BE LEVEL WITH 0 INCH TOLERANCE.AMPLE NAILS SHOULD BE USED SO THAT HEAD JAMBS ARE NAILED SOLIDLY TO HEADERS, WITH 8D OR 16D CASING NAILS; NOHAMMER MARKS WILL BE ALLOWED ON JAMBS OR HEAD JAMBS.18. SIDES OF ALL WINDOWS SHALL BE PLUMB WITH 0 INCH TOLERANCE; BOTTOM AND HEAD SHALL BE LEVEL WITH 0 INCHTOLERANCE. AMPLE NAILS SHOULD BE USED IN FASTENING WINDOW AT TOP, BOTTOM AND SIDES TO PREVENT FRAME FROMBEING TWISTED OUT OF LINE.19. PROVIDE ALL CUTTING, BACKING, FURRING, FRAMING, ETC. NECESSARY FOR OTHER TRADES.20. FIRE BLOCKS AND DRAFT STOPS: PER CBC SECTION 718. FIRE BLOCK AT ALL INTERSECTIONS BETWEEN CONCEALED VERTICALAND HORIZONTAL SPACES AND AT A MAXIMUM OF 10'-0" INTERVALS WITHIN CONCEALED SPACES.21. HEADERS AND BEAMS: 1 1/2" MINIMUM BEARING, AND SHALL BE 2 - 2X4 ON EDGE OVER OPENINGS LESS THAN 30". (U.N.O.ON PLANS).22. PROVIDE 4X4 POSTS OR 2 - 2X4 STUDS UNDER ALL BEAMS AND WALLS OR AS NOTED.23. ALL SUBSILLS, OVER 8'-0" IN LENGTH, SHALL BE DOUBLE 2X4.24. PROVIDE WOOD BACKING FOR ALL OTHER TRADES AS REQUIRED.25. OVERHANGS: TO BE 1x6 SPRUCE T&G SOLID FROM FASCIA TO PLATE. SEE DETAIL26. ALL NAILS IN STRAP CONNECTORS SHALL BE SIMPSON "N" NAILS OR APPROVED EQUAL. GALVANIZED WHERE EXPOSED TOWEATHER.27. EXTERIOR WOOD. ALL EXPOSED FASCIAS, BARGE BOARDS, ETC. TO BE S4S, UNLESS NOTED OTHERWISE. SEE DETAILS.28. EXTERIOR PLYWOOD: 3/8" THICK EXTERIOR GRADE PLYWOOD, RESAWN TEXTURE. APA 303-18-S. NO WOOD PATCHES.INSTALL PLYWOOD AND NON-VENEERED PANELS PER APA-CONSTRUCTION GUIDELINES.29. PRIMARY SLOPES: BUILT UP ROOFS, WATERPROOF BALCONY DECKS AND ALL EXTERIOR HORIZONTAL SURFACES REGARDLESSOF SIZE OR DIMENSION (HORIZONTAL SURFACES OF SURFACE-APPLIED TRIM, POTSHELVES AND OTHER SIMILAR SURFACES) ARE TOBE FRAMED WITH SLOPE 1/4" (2%) PER FOOT MINIMUM, TO ENSURE WATER DRAINAGE WITHOUT PUDDLING.DIVISION 6B - FINISH CARPENTRY1. SUPPLIER OF ALL FINISH MATERIALS AND MILLWORK, INTERIOR AND EXTERIOR WILL BE NOTIFIED OF DELIVERY 30 DAYS PRIOR TODELIVERY. A DELAY IN SUPPLYING AND DELIVERING OF THESE MATERIALS CONSTITUTES A DELAY IN PRODUCTION, WHICHCANNOT BE TOLERATED BY THE OWNER.2. ALL INTERIOR FINISH AND TRIM MATERIAL SHALL BE CLEAR GRADE "B" OR BETTER KILN DRIED D.F. INTERIOR PANELING AS PERPLANS.3. ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCE STANDARDS OF THE WOODWORK INSTITUTE OF CALIFORNIA(WIC), CURRENT EDITION.4. WORKMANSHIP: ALL JOINTS BETWEEN ADJACENT WOOD MEMBERS SHALL BE SQUARELY AND NEATLY CUT; SHALL BE TIGHTLYJOINED; SHALL BE SOLIDLY FASTENED WITH NAILS, SCREWS, OR GLUE, OR ANY COMBINATION OF THESE AS GOODWORKMANSHIP DEMANDS. IF A SLIGHT CRACK REMAINS, IT SHOULD BE FILLED; IF ANY ROUGH WOOD BURRS REMAIN FROM THESAW CUTS, THEY SHOULD BE REMOVED AND THE JOINT SANDPAPERED. ALL WOOD MEMBER ADJOINING PLASTER SHALL BETIGHTLY FITTED UP TO THE PLASTER; ANY CRACK OR JOINT REMAINING VISIBLE TO THE EYE SHALL BE MINIMAL AND UNIFORM, ANDIF NECESSARY, FILLED. WOOD TRIM WILL BE APPLIED AT ANY PLACE DESIGNATED BY JOB SUPERINTENDENT IN ORDER TO CLOSECRACKS BETWEEN WOOD AND DRYWALL OR STUCCO.5. DOOR HANGING: ALL WOOD SCREWS WILL BE PLACED AS FOLLOWS: FIRST, A PILOT HOLE SHALL BE MADE, THE DIAMETER OFWHICH SHALL NOT EXCEED THE DIAMETER OF THE SCREW TO BE PLACED (MEASURE THE SCREW DIAMETER FROM THE BOTTOM OFTHE THREAD CHANNEL AT THE AVERAGE WIDTH OF THE SCREW; SECOND, INSERT SCREW AND TIGHTEN WITH A SCREWDRIVER.UNDER NO CIRCUMSTANCES SHALL ANY WOOD SCREW BE DRIVEN INTO PLACE WITH A HAMMER. THIS SHALL APPLY TO THEINSTALLATION OF ALL BUTTS, LOCKSETS, OR PARTS THEREOF, FINISH HARDWARE AND ACCESSORIES, LAGSCREWS, AND SHALL BEACCEPTED THROUGHOUT THE JOB AS A BASIC PRINCIPLE OF ACCEPTABLE CARPENTRY.6. ALL INTERIOR AND EXTERIOR DOORS SHALL BE SO HUNG THAT THE CLEARANCE BETWEEN TOP AND SIDES OF EACH DOOR ANDTHE DOOR JAMB AND HEAD ADJACENT SHALL NOT EXCEED 1/16" (THE THICKNESS OF A NEW UNITED STATES TEN CENT PIECESHALL BE AN ACCEPTABLE GAUGE), TO PRODUCE A UNIFORM CLEARANCE AT ALL POINTS ALONG TOP AND SIDES OF THE DOOR.7. DOOR BOTTOM CLEARANCES: ANY DOOR SWINGING OPEN OVER A HARD FLOOR SURFACE SHALL BE CUT AS TO CLEARFLOOR BY 1/2"; ANY DOOR SWINGING OPEN OVER A CARPETED FLOOR SHALL BE VERIFIED FOR DIMENSION OF UNDERCUT ANDBE CUT AS TO CLEAR FLOOR BY 1'; IF, AS DOOR SWINGS COMPLETELY OPEN, IT PASSES OVER ANY POINT THE ELEVATION OFWHICH REDUCES CLEARANCE BELOW THESE STANDARDS, IT SHALL BECOME THE RESPONSIBILITY OF FINISH CARPENTRYSUBCONTRACTOR TO IMMEDIATELY NOTIFY JOB SUPERINTENDENT OF THE CONDITION SO THAT REMEDIAL ACTION MAY BE TAKEN.8. BEFORE HANGING ANY DOOR, SAID DOOR SHALL BE THOROUGHLY INSPECTED FOR WARPAGE OR OTHER DAMAGE ORDETERIORATION WHICH MAY PREVENT A COMPLETELY SATISFACTORY FINISH JOB; IN THE EVENT A DOOR IS UNSATISFACTORY FORHANGING, JOB SUPERINTENDENT SHALL BE IMMEDIATELY NOTIFIED SO THAT A REPLACEMENT MAY BE PROMPTLY SUPPLIED TODOOR HANGER. FINISH CARPENTER AT NO COST WILL DO ANY REWORK TO BUILDER, UNLESS JOB SUPERINTENDENT, IN WRITING,ACCEPTS WORK.9. NO DOOR SHALL BE INSTALLED IN ANY OPENING, THE HEAD JAMB OF WHICH IS NOT LEVEL OR THE SIDE JAMBS OF WHICH ARENOT PLUMB, STRAIGHT, AND SQUARE; NEITHER SHALL ANY DOOR BE HUNG IN AN OPENING THE JAMBS OF WHICH HAVE BEENDAMAGED IN ANY WAY WHICH WOULD INTERFERE WITH A SATISFACTORY FINISH JOB; SUCH DAMAGE IS TO BE PROMPTLYREPORTED TO FIELD SUPERINTENDENT SO THAT REPAIRS MAY BE ARRANGED. ALL DOORS TO BE HUNG OR ADJUSTED TO STAY INAN OPEN POSITION.10. HARDWARE: PROVIDE 3-BUTT HINGES (1-1/2 PAIR) ON ALL DOORS 6'-8" AND OVER IN HEIGHT. ALL HARDWARE TO BEINSTALLED AS PER INSTRUCTION OF JOB SUPERINTENDENT.11. CABINETS: PER INTERIOR DESIGNER SPECIFICATIONS12. ENTRY DOORS: 1-3/4" THICK SOLID WOOD, EXTERIOR GRADE WITH TEMPERED GLASS PANEL AS DETAILED ON PLANS, UNLESSNOTED OTHERWISE. DOORS SHALL BE AS SELECTED BY OWNER.13. INTERIOR DOORS: 1-3/8" THICK, SOLID CORE - RAISED PANEL SHALL BE AS SELECTED BY CLIENT TO MATCH EXISTING, UNO.14. BI-FOLD DOORS: TO MATCH TYPICAL INTERIOR DOORS, RAISED PANEL.15. FRENCH DOORS: 1-3/4" THICK SOLID WOOD WITH DIVIDED LITES AS INDICATED ON ELEVATIONS.16. THRESHOLD PAN: AT ALL DOORS ON EXTERIOR WALLS, PROVIDE 1 PIECE CORROSION RESISTANT THRESHOLD SILL PANINTEGRATED WITH ADJACENT FLASHING.17. EXTERIOR TRIM: S4S DOUGLAS FIR. ALL WRAPS AROUND TRIM SHALL BE MITERED. CHAMFER EXPOSED BEAM ENDS.18. INTERIOR TRIM: KILN DRIED VERTICAL GRAIN FIR.DIVISION 7 - THERMAL AND MOISTURE PROTECTION1. ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCE STANDARDS OF THE NATIONAL ROOFING CONTRACTORSASSOCIATION (NRCA), THE ROOF TILE INSTITUTE (RTI), THE WESTERN STATES ROOFING CONTRACTORS ASSOCIATION (WSRCA),SHEET METAL AND AIR CONDITIONING CONTRACTORS NATIONAL ASSOCIATION, INC. (SMACNA), AND ASPHALT ROOFINGMANUFACTURERS ASSOCIATION (ARMA), ALL THE CURRENT EDITIONS.2. MEMBRANE ROOF: CLASS A RATED ROOF ASSEMBLY. 'FIBERTITE' MEMBRANE ROOF SYSTEM, LISTED UL790, THE SEAMANCORPORATION, UNLESS NOTED OTHERWISE. INSTALL OVER MINIMUM 30 POUND FELT UNDERLAYMENT IN ACCORDANCE WITHMANUFACTURER'S INSTRUCTIONS. COLOR TO BE SAND/ALMOND WITH SMOOTH FINISH.3. EXTERIOR OPENINGS: FLASH ALL EXTERIOR OPENINGS WITH APPROVED WATERPROOF BUILDING PAPER TO EXTEND UNDER THEBUILDING PAPER BEHIND THE WALL FINISH PER CODE. EXTERIOR OPENINGS EXPOSED TO WEATHER SHALL BE FLASHED IN SUCH AMANNER AS TO MAKE THEM WEATHERPROOF, PER CBC 1404.4.4. ALL FRAMING AND/OR DECORATIVE PLANT-ON AND TRIM EXPOSED TO THE WEATHER AND EXTENDING INTO WALL FRAMINGSHALL BE FLASHED AND HAVE PROTECTIVE TREATMENT. ALL BEAMS, OUTLOOKERS, AND CORBELS REQUIRE SHEET METALFLASHING.5. FLASHING: 26 GAUGE CORROSION RESISTANT METAL MINIMUM, LAP JOINTS AND FILL WITH MASTIC/SEALANT, U.N.O.6. SELECT ALL METALS EXPOSED TO, OR IN CONTACT WITH AIR, MOISTURE, CORROSIVE ATMOSPHERIC CONDITIONS, OTHERMETALS AND OTHER CONSTRUCTION MATERIALS FOR MAXIMUM CORROSION RESISTANCE, AND LACK OF STAINING ANDNEGATIVE REACTIVITY WITH OTHER CONSTRUCTION MATERIALS. WHERE APPROPRIATE AND APPROVED BY CLIENT-PROVIDEDMETAL SPECIALIST, FLASHING EXPOSED TO ENVIRONMENTAL EXPOSURE MAY BE HOT DIPPED GALVANIZED OR PROPERLY PRIMEDAND PAINTED SHEET METAL TO PREVENT RUST OR CORROSION.7. INSTALL ROOFING AND WALL CORROSION RESISTANT METAL FLASHING PER MANUFACTURER'S INSTRUCTION INCLUDING THEUSE OF FASTENERS AND ANCHORING DEVICES IN HIGH WIND AREAS, CAREFULLY INCORPORATING FLASHING SCUPPERS, JACKS,SLEEVES, ROOF DRAINS, SKYLIGHTS, ETC., SUPPLIED BY OTHERS.8. MOISTURE BARRIER: REFER TO SOILS REPORT RECOMMENDATION.9. WINDOW FLASHING: UNLESS NOTED IN WRITING BY THE OWNER, FLASH DOOR, WINDOW & WALL LOUVERED OPENINGS PERAAMA 2400-02, W/ 12" WIDE "MOISTOP" FLASHING SYSTEM BY FORTIFIBER CORPORATION, OR APPROVED EQUAL. INSTALL PERMANUFACTURER'S INSTRUCTIONS. CAULK FLASHING WITH MATERIAL APPROVED AND TESTED BY FLASHING MANUFACTURER.FLASHING TO MEET ASTM E2112 STANDARDS.10. ELASTOMERIC SHEET MEMBRANE: FLASHING ON ALL NON-VERTICAL STUCCO SURFACES AND BENEATH COPINGS: PROVIDESELF-SEALING, SELF-HEALING, FULLY ADHERING, COMPOSITE FLEXIBLE FLASHING CONSISTING OF 36 MIL THICK PLIABLE ANDHIGHLY ADHESIVE RUBBERIZED ASPHALT COMPOUND BOUNDED COMPLETELY AND INTEGRALLY TO 4 MIL THICK, HIGH DENSITY,TWO PILES OF CROSS LAMINATED POLYETHYLENE FILM TO PRODUCE AN OVERALL 40 MIL THICKNESS; PROTECTED FROMCONTAMINATION FROM DUST OR DIRT BY A SILICONE-COATED RELEASE SHEET, TO BE REMOVED IMMEDIATELY BEFOREINSTALLATION. FLASHING SHALL BE "VYCOR" WALL MEMBRANE BY W.R. GRACE & CO. OR APPROVED EQUAL. COMPLETE WITHSURFACE CONDITIONERS AND RUBBERIZED ASPHALT-BASED TERMINATION MASTIC AS REQUIRED FOR PROPER WATER-TIGHTINSTALLATION. MEMBRANE NEED NOT BE APPLIED OVER FOAM TRIM UNLESS SHOWN OTHERWISE ON PLANS.11. BUILDING PAPER: ALL WEATHER-EXPOSED SURFACES SHALL HAVE A WEATHER-RESISTIVE BARRIER PER CBC 1402.2, "60-MINUTEJUMBO TEX" BY FORTIFIBER CORPORATION, OR APPROVED EQUAL- GRADE 'D', TO PROTECT THE INTERIOR COVERING. BUILDINGPAPER AND FELT SHALL BE FREE FROM HOLES AND BREAKS OTHER THAN THOSE CREATED BY FASTENERS AND CONSTRUCTIONSYSTEM DUE TO ATTACHING OF THE BUILDING PAPER, AND SHALL BE APPLIED OVER STUDS OR SHEATHING OF ALL EXTERIORWALLS, SUCH PAPER SHALL BE APPLIED HORIZONTALLY WITH UPPER LAYER LAPPED OVER LOWER SHEET NOT LESS THAN 2". WHEREVERTICAL JOINTS OCCUR, PAPER SHALL BE LAPPED NOT LESS THAN 6".12. FURNISH AND INSTALL FIRE, THERMAL AND SOUND INSULATION COMPLETE, INCLUDING ALL ENERGY COMPLIANCEREQUIREMENTS. INSULATION REQUIREMENTS INDICATED IN CF-IR FORMS TO SUPERSEDE ALL INFORMATION GIVEN.13. THERMAL INSULATION: INSTALL BATTS BETWEEN JOISTS, AT ALL CEILINGS OF CONDITIONED AREAS EXPOSED TO ROOF OR ATTICAREAS INCLUDING VERTICAL WALLS SEPARATING CONDITIONED AREAS FROM ATTICS BETWEEN CEILINGS AND ROOF-KNEEWALLS, AND BETWEEN STUDS AT ALL EXTERIOR WALLS. BATTS SHALL BE SECURELY INSTALLED AND TIGHTLY FITTED WITHOUTCOMPRESSING THE NORMAL LOFT THICKNESS. PROVIDE INSULATION STOPS/BAFFLES AS REQUIRED TO PREVENT OBSTRUCTION OFVENTS.14. WATERPROOF DECKING: CLASS A RATED FIRE ASSEMBLY. FURNISH AND INSTALL DECK COVERING COMPLETE ANDWATERTIGHT, PER MANUFACTURER'S INSTRUCTIONS. INSTALL A NATIONALLY RECOGNIZED TRAFFIC BEARING ELASTOMERICMEMBRANE DECK SYSTEM. AN EXAMPLE IS WEATHERWARE BY DEX-O-TEX, ICC REPORT NO. ESR-1757, OR CLIENT SELECTEDSUBSTITUTE. STRICTLY FOLLOW ALL RECOMMENDATIONS REGARDING STABILITY OF FLOOR, POSITIVE SLOPE AWAY FROM LIVINGAREAS, UNITIZED FLASHING AT ALL EDGE, CORNER AND VERTICAL SURFACE CONDITIONS, REINFORCING TAPE AT SUBFLOORJOINTS, AND METAL REINFORCING AT INSIDE OR OUTSIDE (I.E.: STAIR NOSING) CORNERS, ETC. WATERPROOF DECKS SHALL BEFLOOD TESTED. COLOR AND TEXTURE TO MATCH EXISTING.15. PROVIDE CORROSION RESISTANT GUTTERS AND DOWNSPOUTS AS REQUIRED BY THE SOILS REPORT AND AS NOTED ON ROOFPLAN. DOWNSPOUTS SHALL DISCHARGE INTO A SEPARATE SUBSURFACE DRAINAGE SYSTEM OR ONTO SPLASH BLOCK WHOSELOCATIONS ARE APPROVED BY THE CIVIL AND SOILS ENGINEERS. DOWNSPOUTS SHALL NOT DISCHARGE ONTO WATERPROOFWALKING SURFACES, ACCESS PATHS, STAIRS OR INTO PLANTING AREAS ADJACENT TO STRUCTURAL FOUNDATIONS.16. PROVIDE ATTIC CROSS VENTILATION AT ALL ATTIC AREAS PER MOST STRINGENT REQUIREMENTS OF APPLICABLE CITY,COUNTY, CODE OR ROOF MATERIAL MANUFACTURER. VENT OPENINGS SHALL BE COVERED WITH CORROSION RESISTANT METALMESH WITH MESH OPENINGS OF 1/4" IN DIMENSION. THE GENERAL CONTRACTOR SHALL NOTIFY THE ARCHITECT SHOULD ANYENCLOSED AREA BE DISCOVERED IN THE FIELD FOR WHICH REQUIRED VENTILATION HAS NOT BEEN PROVIDED PRIOR TO THEAPPLICATION OF FINISH MATERIALS.17. CRAWL SPACE / FOUNDATION VENT - PROVIDE CROSS VENTILATION AT ALL ENCLOSED AREAS EXPOSED TO GRADE PERCODE REQUIREMENTS. VENT OPENINGS SHALL BE COVERED WITH CORROSION RESISTANT METAL MESH WITH MESH OPENINGS1/4" DIMENSION.18. VENT DRYER TO OUTSIDE AIR WITH MINIMUM 4" DIAMETER SMOOTH METAL DUCT WITH BACK DRAFT DAMPER PER CODE ANDLOCAL JURISDICTIONAL REQUIREMENTS. LENGTH OF RUN AND NUMBER OF BENDS TO BE MINIMIZED. DUCT RUNS EXCEEDINGMAXIMUM ALLOWED BY CODE SHALL BE OVERSIZED TO ENSURE ADEQUATE AIR FLOW IN ACCORDANCE WITH APPROVEDCALCULATIONS BY OTHERS.19. THERMAL INSULATION: INSTALL BATTS BETWEEN JOISTS, AT ALL CEILINGS OF CONDITIONED AREAS EXPOSED TO ROOF ORATTIC AREAS INCLUDING VERTICAL WALLS SEPARATING CONDITIONED AREAS FROM ATTICS BETWEEN CEILINGS AND ROOF-KNEEWALLS, AND BETWEEN STUDS AT ALL EXTERIOR WALLS. BATTS SHALL BE SECURELY INSTALLED AND TIGHTLY FITTED WITHOUTCOMPRESSING THE NORMAL LOFT THICKNESS. PROVIDE INSULATION STOPS/BAFFLES AS REQUIRED TO PREVENT OBSTRUCTION OFVENTS.DIVISION 8 - DOORS, WINDOWS AND GLASS1. ALL GLASS AND GLAZING SHALL COMPLY WITH CBC CHAPTER 24 AND MUST BE LABELED SAFETY GLAZING FOR IMPACT WHEREREQUIRED.2. TEMPERED GLASS: PROVIDE SAFETY GLAZING PER CBC 2406. ALL GLASS IN OPERABLE DOORS TO BE TEMPERED GLASS. ALLGLASS LESS THAN 18" ABOVE ADJACENT WALKING SURFACE SHALL BE TEMPERED.3. WEATHERSTRIPPING: ALL EXTERIOR DOORS AND WINDOWS TO BE FULLY WEATHER-STRIPPED PER LOCAL CODES AND TITLE 24REQUIREMENTS.4. REFER TO CONSTRUCTION DOCUMENTS FOR DOOR AND WINDOW SIZES.5. MATERIALS: GLASS: GRADE TO BE DSB AND SSB AND AS REQUIRED CBC CHAPTER 24. ALL GLASS TO BE FLOAT GLASS QUALITY.CAULKING COMPOUND: SHALL BE SUITABLE GRADE FOR APPLICATION, PER INDUSTRY STANDARD. FLEXIBLE TYPE. COLOR: NEUTRAL.WEATHERSTRIPPING: VINYL BEAD TYPE AT HEAD AND JAMBS OF ALL EXTERIOR DOORS.6. DOORS: COLOR AND FINISH TO MATCH EXISTING. REFER TO PLANS FOR SIZES AND DESCRIPTION OF ALL DOORS.7. WINDOWS: COLOR AND FINISH TO MATCH EXISTING. REFER TO PLANS FOR SIZE AND DESCRIPTION OF ALL WINDOWS.WINDOWS SHALL HAVE FACTORY INTEGRATED NAILING FINS AT ALL 4 SIDES IN WHICH TO ATTACH PERIMETER FLASHINGMATERIALS.8. DUAL GLAZING: PROVIDE DUAL GLAZING AT ALL WINDOWS, TO MATCH EXISTING.9. EGRESS WINDOWS: ESCAPE OR RESCUE WINDOWS SHALL HAVE A MINIMUM NET CLEAR OPENABLE AREA OF 5.7 SF, OR 5.0 SFAT GRADE FLOOR LEVEL PER CBC 1030.2. THE MINIMUM NET CLEAR OPENABLE HEIGHT DIMENSION SHALL BE 24", AND MIN.WIDTH DIMENSION SHALL BE 20" PER CBC 1030.2.1. EGRESS WINDOWS SHALL HAVE A FINISHED SILL HEIGHT NOT MORE THAN 44"ABOVE THE FINISHED FLOOR, PER CBC 1030.3.10. LIGHT AND VENTILATION: GUEST ROOMS AND HABITABLE ROOMS WITHIN A DWELLING UNIT SHALL BE PROVIDED WITHNATURAL LIGHT BY MEANS OF A GLAZED EXTERIOR OPENINGS WITH AN AREA NOT LESS THAN 8-PERCENT OF THE FLOOR AREA,PER CBC 1204.2. GUEST ROOMS AND HABITABLE ROOMS WITHIN A DWELLING UNIT SHALL BE PROVIDED WITH NATURALVENTILATION BY MEANS OF OPENABLE EXTERIOR OPENINGS WITH AN AREA NOT LESS THAN 4-PERCENT OF THE FLOOR AREA, PERCBC 1202.5.1.DIVISION 9A - DRYWALL1. NAILING: EMBEDMENT INTO STRUCTURAL FRAMING PER CODE AND MANUFACTURER REQUIREMENTS. FASTENER LENGTH TO BEINCREASED WHERE STRUCTURAL PANELING IS A COMPONENT OF THE WALL SYSTEM. SEE PLANS FOR LOCATION OF STRUCTURALPANELING. THE SUBCONTRACTOR, AT HIS OPTION, MAY USE WALLBOARD SCREWS IN LIEU OF NAILS AS ALLOWED BY THE RATEDASSEMBLY EVALUATION TEST REPORT AND LOCAL CODE REQUIREMENTS. ALL DRYWALL TO BE INSPECTED PRIOR TO TAPING.2. INTERIOR WALLS SHALL BE COVERED WITH ONE LAYER 1/2" THICK MIN. GYPSUM WALLBOARD, SCREWED DIRECTLY TO STUDSAND JOISTS, WITH ALL SEAMS TAPED AND FILLED FLUSH WITH APPROVED JOINT COMPOUND IN ACCORDANCE WITH THEMANUFACTURER'S SPECIFICATIONS. ALL NAIL HEADS SHALL BE DIMPLED AND SPACKLED FLUSH WITH COMPOUND. GYPSUMWALLBOARD TEXTURES TO MATCH EXISTING. CORNERS TO MATCH EXISTING. WHERE INDICATED ON PLANS, AT ALL 1-HOURDIVISION WALLS INSTALL ONE LAYER OF 5/8" THICK FIRE-RATED GYPSUM WALLBOARD. ALL STAIRWELLS TO HAVE 2 LAYERS 5/8"TYPE 'X' GYPSUM DRYWALL AT STORAGE BELOW.3. DRYWALL SHALL NOT BE INSTALLED UNTIL BUILDING IS WEATHER TIGHT, PER CBC 2508.2.1.4. FLOORS METAL FRAMES, TRACKS, AND WOOD JAMBS AND FINISH MATERIALS TO BE THOROUGHLY CLEANED TO FIELDSUPERINTENDENT'S APPROVAL.5. UNDER NO CIRCUMSTANCES WILL SHEET ROCK BE APPLIED OVER CROOKED OR BOWED STUDS. ALL WALLS WILL BE IN ASATISFACTORY CONDITION FOR PAINTING. THE PAINTING AND JOB SUPERINTENDENTS TO APPROVE WALLS PRIOR TO PAINTING.6. DRYWALL CONTRACTOR TO REMOVE ALL HIS DEBRIS FROM JOB SITE.7. PROVIDE WATER RESISTANT DRYWALL AT ALL BATH AND KITCHEN AREAS, PER CBC 2508.8. GARAGE WALLS, CEILING OR COLUMNS ADJACENT TO OR UNDER DWELLING WHICH SUPPORT OCCUPANCY SEPARATIONSHALL BE PROTECTED WITH 5/8" TYPE 'X' WALLBOARD AS WELL AS UNDERSIDE OF STAIRS, EXPOSED ROMEX AND BACK OFELECTRICAL PANEL.9. SUPPORTS SHALL BE PLACED PER CBC 2504, NOT TO EXCEED THE SPACING SET FORTH IN TABLE 25-G FOR SINGLE-PLYAPPLICATION AND TABLE 25-H FOR TWO-PLY APPLICATION. FASTENERS SHALL NOT BE SPACED LESS THAN 3/8" FROM EDGES ANDENDS OF GWB. FASTENERS AT THE TOP AND BOTTOM PLATES OF VERTICAL ASSEMBLIES, OR THE EDGES AND ENDS OFHORIZONTAL ASSEMBLIES PERPENDICULAR TO SUPPORTS, AND THE WALL LINE MAY BE OMITTED EXCEPT ON SHEAR-RESISTINGELEMENTS OR FIRE-RESISTIVE ASSEMBLIES, PER CBC 2511.3. FASTENERS SHALL BE APPLIED IN SUCH A MANNER AS TO NOTFRACTURE THE FACE PAPER WITH THE FASTENER HEAD.10. SINGLE-PLY APPLICATION: PER CBC 2508.3. ALL EDGES AND ENDS OF GWB SHALL OCCUR ON THE FRAMING MEMBERS,EXCEPT THOSE EDGES AND ENDS THAT ARE PERPENDICULAR TO THE FRAMING MEMBERS. ALL EDGES AND ENDS OF GWB SHALLBE IN MODERATE CONTACT EXCEPT IN CONCEALED SPACES WHERE FIRE-RESISTIVE CONSTRUCTION OR DIAPHRAGM ACTION ISNOT REQUIRED.11. TWO-PLY APPLICATION: PER CBC 2508.4. THE BASE SHALL BE APPLIED IN THE SAME FASHION AS SINGLE-PLY APPLICATION.THE FACE PLY OF GWB MAY BE APPLIED WITH GYPSUM WALLBOARD JOINT COMPOUND OR APPROVED ADHESIVE FURNISHINGFULL COVERAGE BETWEEN THE PLIES OR WITH FASTENERS IN ACCORDANCE WITH TABLE 2508.5. WHEN THE FACE PLY IS INSTALLEDWITH JOINT COMPOUND OR ADHESIVE, THE JOINTS OF THE FACE NEED NOT OCCUR ON SUPPORTS. TEMPORARY NAILS ORSHORING SHALL BE USED TO HOLD FACE PLY IN POSITION UNTIL THE JOINT COMPOUND OR ADHESIVE DEVELOPS ADEQUATEBOND.GENERALNOTESSCALE : N/AA010JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONS22
DIVISION 9B - STUCCO1. ALL STUCCO SHALL CONFORM TO CHAPTER 25 OF THE CBC. EXTERIOR STUCCO SHALL BE MINIMUM 7/8" THICK, 3-COATWORK SHALL BE USED PER CBC 2512, WITH A CORROSION RESISTANT LATH AND LATH ATTACHMENTS PER CBC 2510. THEPROPORTION OF AGGREGATE TO CEMENTITIOUS MATERIALS SHALL BE SET FORTH IN TABLE 2507.21.2. PLASTERING CONTRACTOR SHALL PROTECT ALL MASONRY, FIREPLACES AND WOOD PANELING AND EXPOSED WOODWORKPRIOR TO START OF PLASTERING OPERATION. IN ANY EVENT, HE SHALL MAKE CERTAIN THAT ALL FINISH SURFACES ARE CLEANAND FREE OF PLASTER UPON COMPLETION OF HIS WORK. ALL METAL FRAMES SHALL BE KEPT CLEAN AS THE SHEET ROCKPLASTERING WORK PROCEEDS. ALL JAMBS AND FRAMES SHALL BE WASHED FREE OF STRAY PLASTER AS WORK PROGRESSES. ALLWINDOWS AND DOOR TRACKS SHALL BE KEPT FREE OF PLASTER AND DEBRIS. PLASTERER TO REMOVE ALL HIS DEBRIS FROM THEJOB SITE.3. ALL CORNER BEAD AND MILCOR SHALL BE SET STRAIGHT PLUMB, LEVEL SQUARE, AS THE JOB REQUIRES. WHERE THERE AREMARGINS, THEY SHALL BE EVEN AND UNIFORM. WHERE MILCOR JOINTS MIGHT BREAK IN THE MIDDLE OF A WINDOW HEAD, THEYSHALL BE BROKEN AT THE LEAST OBVIOUS POINT, SUCH AS A POST. MILCOR MITERS SHALL BE NEAT AND SQUARE.4. STUCCO: AS MANUFACTURED BY OMEGA, OR APPROVED SIMILAR. COLOR TO MATCH EXISTING, AS SELECTED BY OWNER.HAND TROWELED FINISH TO MATCH EXISTING, AS SELECTED BY OWNER.5. BACKING OR A CORROSION RESISTANT LATH SHALL PROVIDE SUFFICIENT RIGIDITY TO PERMIT PLASTER APPLICATION, PER CBC2510. PROVIDE EXPANDED METAL LATH AT SOFFITS AND HORIZONTAL SURFACES OVER 2 LAYERS GRADE 'D' BUILDING PAPEROVER FRAMING. IN A VERTICAL ASSEMBLY, LATH WIRE IS TO BE LAPPED NO LESS THAN 2". WHERE NO EXTERNAL CORNERREINFORCEMENT IS USED, LATH SHALL BE FURRED OUT AND CARRIED AROUND CORNERS AT LEAST AT LEAST ONE SUPPORT ONFRAME CONSTRUCTION.6. WEEP SCREED: A WEEP SCREED SHALL BE PROVIDED AT OR BELOW THE FOUNDATION PLATE LINE ON ALL EXTERIOR STUDWALLS. THE SCREED SHALL BE PLACED A MINIMUM OF 4 INCHES ABOVE GRADE AND 2 INCHES ABOVE PAVED SURFACES ANDSHALL BE OF A TYPE, WHICH WILL ALLOW TRAPPED WATER TO DRAIN TO THE EXTERIOR OF THE BUILDING. THE WEATHER-RESISTIVEBARRIER AND EXTERIOR LATH SHALL COVER AND TERMINATE ON THE ATTACHMENT FLANGE OF THE SCREED, PER CBC 2512.1.2.7. 3-COAT STUCCO APPLICATION: BASE COATS (SCRATCH AND BROWN COAT) TO BE APPLIED (PER CBC SECTION 2512) ANDMOIST CURED AS SET FORTH IN TABLE 2512.6, PER CBC 2512.6. FINISH COAT TO BE APPLIED IN ACCORDANCE WITH TABLE 2512.6,PER CBC 2512.6. ALLOW 48 HRS TYPICALLY BETWEEN COATS.DIVISION 9C - FLOORING1. MATERIALS AND COLORS TO BE SELECTED BY OWNER AND INTERIOR DESIGNER.2. MATERIALS SHALL BE APPLIED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS.3. TILE ON FLOOR, SLAB OR WOOD FRAMING SHALL BE INSTALLED PER THE TILE COUNCIL OF AMERICA STANDARDS, INCLUDINGALL EXPANSION AND CONTROL JOINTS.4. PROVIDE WATERPROOF MEMBRANE BENEATH TILE OVER WATER RESISTANT BACKING BOARD AS RECOMMENDED BYMANUFACTURER AND THE CERAMIC TILE INSTITUTE AND TILE COUNCIL OF AMERICA STANDARDS AT ALL AREAS SUBJECT TOMOISTURE AND WATER (I.E., TUBS/SHOWERS).5. PROVIDE POSITIVE SLOPE AT TILE SEATS WITHIN SHOWERS AND AT FLOOR TOWARDS FLOOR DRAIN.6. SEE FLOOR PLANS FOR LOCATION OF NEW FLOORING.DIVISION 9E - PAINTING & FINISHING1. ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCE STANDARDS OF THE PAINT HANDBOOK BY GUY WEISMANTEL,CURRENT EDITION.2. PROVIDE PAINTING WORK AS INDICATED AND SPECIFIED, COMPLETE INCLUDING PREPARATION OF SURFACES OTHER THANTHOSE THAT ARE FACTORY PRIMED.3. PAINTING SUBCONTRACTOR SHALL COORDINATE WITH FRAMING SUBCONTRACTOR THE INSTALLATION OF ALL EXTERIORWOOD TRIM TO ENSURE THAT ALL SIDES AND CUT ENDS ARE PRIMED PRIOR TO INSTALLATION. PAINTING SUBCONTRACTOR SHALLCOORDINATE WITH GYPSUM WALLBOARD, METAL, SHEET METAL, CABINET AND STUCCO SUBCONTRACTORS (AND OTHERS) TOENSURE PAINTING CONFORMS WITH CODE AND INDUSTRY STANDARDS AND DOES NOT CONFLICT WITH THE WORK OF OTHERS.4. ALL MATERIALS SHALL BE DELIVERED TO THE SITE IN SEALED ORIGINAL MANUFACTURER'S CONTAINERS. NO THINNING OFMATERIAL SHALL BE ACCEPTABLE.5. COLORS: TO MATCH EXISTING, AS SELECTED BY THE OWNER6. EACH COAT SHALL BE UNIFORMLY APPLIED, WELL BRUSHED OUT AND FREE OF BRUSH MARKS, RUNS, SAGS OR SKIPS.7. PAINT FINISHES SHALL BE CUT SHARPLY TO LINE. PROTECT ADJACENT SURFACES.8. SUBCONTRACTOR WILL BE RESPONSIBLE FOR DAMAGE RESULTING FROM OVERSPRAY, AND FOR ALL NECESSARY CLEAN-UP.9. SEMI-GLOSS PAINT TO BE ROLLER OR BRUSH APPLIED.10. SURFACES SHALL BE CLEAN AND DRY, AND IN SUITABLE CONDITION FOR FINISH SPECIFIED. REMOVE ALL OIL, GREASE, BONDBREAKING AGENTS, DUST, MILL SCALE AND EFFLORESCENCE.11. CRACKS, HOLES, AND KNOTS SHALL BE FILLED, SANDED SMOOTH, AND SEALED. WOOD SURFACES, EXCEPT RESAWN WOOD,SHALL BE SANDED PERFECTLY SMOOTH. SANDING DUST SHALL BE COMPLETELY REMOVED.12. TRIM AND OTHER FINISH WORK SHALL BE BACK-PAINTED PRIOR TO INSTALLATION, TO MINIMIZE INCONSISTENT SHRINKAGE.13. EXTERIOR EXPOSED CONCRETE AND MASONRY: TWO COATS MASONRY PAINT.14. EXTERIOR WOOD, INCLUDING SIDING, GARAGE DOORS, RAILINGS, FASCIA, EXPOSED BEAMS, ALL TRIM, ETC.: TWO COATS.15. EXPOSED METAL, INCLUDING VENT PIPES, EXHAUST VENTS, HEATING AND AIR CONDITIONING UNITS, GRILLS, ETC.: TWOCOATS OF PAINT OVER ONE COAT OF PRIMER. COLOR TO MATCH ADJACENT SURFACES.16. ALL EXPOSED EDGES OF TRIM TO BE SAME COLOR AS FACE.17. SUBCONTRACTOR SHALL SEAL ALL SIX SIDES OF ALL DOORS.18. THE NUMBER OF COATS NOTED ABOVE SHALL BE CONSIDERED MINIMUM. APPLY ADDITIONAL COATS IF REQUIRED TOPROVIDE FULL AND EVEN COVERAGE THROUGHOUT.19. FULLY SEAL AND PRIME ALL CUT ENDS OF WOOD MEMBERS IN CONTACT WITH OTHER WOOD MEMBERS.20. CEILINGS AND WALLS-KITCHENS, NOOKS, BATHROOMS AND INTERIOR SERVICE ROOMS: ONE COAT SEALER AND ONE COAT SEMI-GLOSS ENAMEL, UNO.-ALL OTHER ROOMS: ONE COAT SEALER AND ONE COAT FLAT PAINT, UNLESS NOTED OTHERWISE.21. DOORS, FRAMES, WOOD BASE, SHELF CLEATS: ONE COAT PRIMER, ONE COAT SEMI-GLOSS ENAMEL.22. STAIN GRADE CABINETS: ONE COAT SANDING SEALER, ONE COAT STAIN, TWO COATS LACQUER.23. PAINT GRADE CABINETS, RAILINGS, WOOD CAPS ETC: ONE COAT SEALER AND ONE COAT SEMI-GLOSS ENAMEL.24. METAL SURFACES: PRIME AND PAINT SAME AS ADJACENT SURFACES.25. LUMINOUS CEILING RECESSES ARE TO BE PAINTED WITH ONE (1) COAT SEALER & ONE (1) COAT WHITE ENAMEL HIGH GLOSS.26. ALL EXPOSED INTERIOR WOOD BEAMS TO BE PAINTED TO MATCH CEILING OR SOLID STAIN PER CLIENT.27. SUBCONTRACTOR SHALL SEAL ALL SIX SIDES OF INTERIOR DOORS IN ROOMS WHICH GENERATE MOISTURE - I.E.: BATHS,KITCHEN, SERVICE ROOMS.28. THE NUMBER OF COATS NOTED ABOVE SHALL BE CONSIDERED MINIMUM. APPLY ADDITIONAL COATS IF REQUIRED TOPROVIDE FULL AND EVEN COVERAGE THROUGHOUT.DIVISION 10 - SPECIALTY FINISHES1. FURNISH AND INSTALL COMPLETE IN WORKING ORDER THE ITEMS INDICATED ON THE PLANS AS SPECIFIED HEREIN.2. THE GENERAL CONTRACTOR TO VERIFY COMPATIBILITY OF ALL ADJACENT FINISH MATERIALS WITH ALL SELECTED FIXTURES ANDAPPLIANCES. ALL FIXTURES AND APPLIANCES TO BE CEC CERTIFIED.3. LAVATORY: SHALL BE AS SELECTED BY OWNER, UNDER MOUNTED.4. LAUNDRY SINK: SHALL BE AS SELECTED BY OWNER, 30" WALL MOUNTED - VERIFY.5. SHOWER ENCLOSURE: SIZE AS INDICATED ON PLANS; TEMPERED, SHATTERPROOF GLASS ENCLOSURE. FRAME SHALL BE ASSELECTED BY OWNER, MINIMUM 72" HIGH ABOVE DRAIN.6. DISHWASHER: SHALL BE AS SELECTED BY OWNER, 24" WIDE - VERIF.7. RANGE/OVEN: GAS, SLIDE-IN OVEN BELOW: 36" WIDE - VERIFY. 36" EXHAUST HOOD ABOVE, AS SELECTED BY OWNER.8. MICROWAVE/OVEN/WARMING DRAWER: 30" WIDE - VERIFY, AS SELECTED BY OWNER.9. REFRIGERATOR: AS SELECTED BY OWNER. PROVIDE 42" WIDE X 84" HIGH SPACE - VERIFY.10. WINE REFRIGERATOR: AS SELECTED BY OWNER. PROVIDE 30" WIDE X 80" HIGH SPACE - VERIFY.11. SINK: SHALL BE AS SELECTED BY OWNER, STAINLESS STEEL FARMHOUSE SINK WITH DISPOSAL: 42" WIDE - VERIFY.DIVISION 15A - PLUMBING1. REFER TO PLUMBING DRAWINGS BY OTHERS FOR SPECIFICATIONS, NOTES, AND DETAILS TO BE USED ON THIS PROJECT.SUBCONTRACTOR TO SUPPLY AND SUBMIT TO THE APPROPRIATE APPROVAL AGENCY LOAD CALCULATIONS AND DRAWINGSFOR APPROVAL PRIOR TO COMMENCING WORK. SUBMIT ONE SET TO THE ARCHITECT FOR REVIEW AND CONFORMANCE WITHTHE VISUAL DESIGN CONCEPT PRIOR TO COMMENCING WORK. SUBCONTRACTOR SHALL COORDINATE HIS DRAWINGS WITH THEARCHITECT'S. FOR ALL PLUMBING, THE REQUIREMENTS OF THE PLUMBING DRAWINGS TAKE PRECEDENCE OVER THEREQUIREMENTS HEREIN.2. SUPPLY ALL LABOR, TRANSPORTATION, MATERIALS, ETC., FOR INSTALLATION OF COMPLETE PLUMBING SYSTEM TO OPERATEACCORDING TO THE BEST PRACTICES OF THE TRADE AND INCLUDING BUT NOT LIMITED TO: FIXTURES, HOT AND COLD WATERPIPING, EXHAUST FLUES, COMBUSTION AIR, GAS PIPING, DRAINS, SOIL AND VENT PIPING, HOT WATER HEATERS, PIPEINSTALLATION, METERS, VALVES, VAULTS, ETC. ALL MATERIALS, WORK, ETC., TO COMPLY WITH ALL REQUIREMENTS OF ALL LEGALLYCONSTITUTED PUBLIC AUTHORITIES HAVING JURISDICTION INCLUDING ALL COUNTY AND STATE ORDINANCES.3. CORROSIVE PROPERTIES OF SOIL: FOLLOW ALL RECOMMENDATIONS IN THE FINAL SOILS REPORT FOR ALL MATERIALS WITHINOR IN PROXIMITY OF SOIL AS NECESSARY.4. WASTE AND SOIL PIPE: SERVICE WEIGHT, CAST IRON NO-HUB AT FIRST FLOOR OF A TWO-STORY UNIT; ABS WITH ABS SOLVENTALL OTHER AREAS.5. VITRIFIED CLAY PIPE: FIRST GRADE, SALT GLAZED; CONFORM WITH ASTM C700; OUTSIDE AND WITHIN 5'-0" OF BUILDING.6. DOMESTIC WATER PIPING: TYPE L OR K COPPER TUBING BELOW GRADE AND SLAB - VERIFY WITH SOIL COMPATIBILITY; ALLOTHER COPPER TUBING SHALL BE TYPE M. FITTINGS - WROUGHT COPPER OR CAST BRONZE. USE NO-LEAD SOLDER.7. DIELECTRIC ISOLATORS: EPCA TYPE FX, FB OR GX DIELECTRIC UNIONS.8. VENT PIPING: ABS D2661-68.9. VALVES, STOPS, CLOCKS: ANTI-SCALDING SHOWER AND TUB VALVES ARE REQUIRED PER APPLICABLE CODE OR CLIENT,SELECTED SUBSTITUTE.10. DRAINS: SIZED AS REQUIRED. PROVIDE OVERFLOWS AS INDICATED ON PLANS AND AS NECESSARY.11. AIR CHAMBERS AT EACH END OF HEADERS, SHALL BE 36-INCHES LONG, ONE PIPE SIZE LARGER THAN HEADER. INDIVIDUALCHAMBERS SHALL BE 18 INCHES LONG, ONE PIPE SIZE LARGER THAN BRANCH TO FIXTURE.12. ALL GAS PIPING SHALL CONFORM TO CPC/UPC CHAPTER 12 FOR MATERIALS, INSTALLATION AND TESTING.13. GAS PIPING IS NOT PERMITTED UNDER STRUCTURES OR SLABS EXCEPT AT KITCHEN COOKING ISLANDS AS ALLOWED BYADMINISTRATIVE CONSTRUCTION POLICY 88-6.14. ROUGHING-IN SHALL BE COMPLETED, TESTED AND INSPECTED AS REQUIRED BY CODE BEFORE CLOSING-IN WITH OTHERWORK.15. OPENINGS IN PIPES, DRAINS, AND FITTINGS SHALL BE KEPT COVERED DURING CONSTRUCTION.16. PROVIDE SOLID BACKING FOR SECURING FIXTURES. ALL FIXTURES TO BE SET LEVEL.17. PROVIDE CLEANOUTS AT ENDS OF ALL LINES WHERE REQUIRED BY CODES.18. BLACK IRON AND GALVANIZED STEEL PIPE JOINTS SHALL BE MADE WITH APPROVED PIPE THREAD COMPOUND.19. PROVIDE SHUT-OFF VALVES AT EACH FIXTURE.20. PROVIDE COLD WATER LINE TO REFRIGERATOR SPACE IN RECESSED BOX OR IN CABINET IMMEDIATELY ADJACENT ANDACCESSIBLE TO REFRIGERATOR SPACE.21. ISOLATE ALL PIPING FROM STRUCTURE WITH FIBER PADDING AND AT ALL PENETRATIONS WITH ELASTIC CAULKING OR SOUNDISOLATORS.22. ALL VENTS TO LEAD TO OUTSIDE AIR, WHERE POSSIBLE, LOCATE ALL ROOF VENTS TO REAR SIDE OR RIDGES. VENTS TOTERMINATE NOT LESS THAN 10'-0" FROM, OR NOT LESS THAN 3'-0" ABOVE AN OPENABLE WINDOW, DOOR, OPENING, AIR INTAKE,OR VENT SHAFT, OR NOT LESS THAN 3'-0" IN EVERY DIRECTION FROM A LOT LINE, ALLEY AND STREET EXCEPTED.23. PROVIDE AIR CHAMBERS AT LAVATORY, DISHWASHER AND CLOTHES WASHER WATER CONNECTIONS. SET VERTICALLY ASCLOSE TO FIXTURE AS POSSIBLE.24. NO ALTERATIONS TO THE STRUCTURAL FRAME, DIAPHRAGMS, CONNECTIONS OR SHEAR PANELS SHALL BE MADE WHICHWOULD COMPROMISE THE DESIGNED STRUCTURAL INTEGRITY OF SUCH ELEMENTS WITHOUT PRIOR WRITTEN APPROVAL FROM THESTRUCTURAL ENGINEER.25. HOT WATER SHALL BE LEFT FITTING AT ALL FAUCETS.26. SUBCONTRACTOR TO SUPPLY AND SUBMIT TO THE APPROPRIATE APPROVAL AGENCY ANY REQUIRED CALCULATIONS ANDDRAWINGS FOR APPROVAL PRIOR TO COMMENCING WORK. SUBMIT ONE SET TO THE ARCHITECT FOR REVIEW ANDCONFORMANCE WITH THE VISUAL DESIGN CONCEPT PRIOR TO COMMENCING WORK. SUBCONTRACTOR SHALL COORDINATEHIS DRAWINGS WITH THE ARCHITECT'S.27. VERIFY ALL REQUIREMENTS WITH GOVERNING UTILITY COMPANY.DIVISION 15C - HEATING AND AIR CONDITIONING1. REFER TO MECHANICAL DRAWINGS BY OTHERS FOR SPECIFICATIONS, NOTES, AND DETAILS TO BE USED ON THIS PROJECT.SUBCONTRACTOR TO SUPPLY AND SUBMIT TO THE APPROPRIATE APPROVAL AGENCY LOAD CALCULATIONS AND DRAWINGSFOR APPROVAL PRIOR TO COMMENCING WORK. SUBMIT ONE SET TO THE ARCHITECT FOR REVIEW AND CONFORMANCE WITHTHE VISUAL DESIGN CONCEPT PRIOR TO COMMENCING WORK. SUBCONTRACTOR SHALL COORDINATE HIS DRAWINGS WITH THEARCHITECT'S. FOR ALL MECHANICAL WORK, THE REQUIREMENTS OF THE MECHANICAL DRAWINGS TAKE PRECEDENCE OVER THEREQUIREMENTS HEREIN.2. SUPPLY ALL LABOR, TRANSPORTATION, MATERIALS, ETC., FOR INSTALLATION OF A COMPLETE HEATING AND AIRCONDITIONING SYSTEM TO OPERATE ACCORDING TO THE BEST PRACTICES OF THE TRADE INCLUDING, BUT NOT LIMITED TO:MECHANICAL UNITS, DUCTS, REGISTERS, CATWALKS, GRILLES, BOOTS, VENT PIPES, DAMPERS, COMBUSTION AIR, FANS,VENTILATORS, REFRIGERANT LINES, REFRIGERANT, ETC. ALL MATERIALS, WORK, ETC., TO COMPLY WITH ALL REQUIREMENTS OF ALLLEGALLY CONSTITUTED PUBLIC AUTHORITIES HAVING JURISDICTION INCLUDING ALL COUNTY AND STATE ORDINANCES. FURNISHAND INSTALL ALL EQUIPMENT COMPLETE AND OPERABLE. VERIFY ALL MATERIAL INSTALLATION REQUIREMENTS AND LIMITATIONSAT FIRE AND SOUND ASSEMBLIES.3. DUCTS: CONSTRUCTED, INSTALLED AND INSULATED PER CMC/UMC CHAPTER 6.4. NO ALTERATIONS TO THE STRUCTURAL FRAME, DIAPHRAGMS, CONNECTIONS OR SHEAR PANELS SHALL BE MADE WHICHWOULD COMPROMISE THE DESIGNED STRUCTURAL INTEGRITY OF SUCH ELEMENTS WITHOUT PRIOR WRITTEN APPROVAL FROM THESTRUCTURAL ENGINEER.5. EQUIPMENT SHALL COMPLY WITH STATE ENERGY REQUIREMENTS FOR EFFICIENCY. DUCT WORK R-VALUE SHALL ALSO COMPLYWITH STATE ENERGY REQUIREMENTS. SUBCONTRACTOR SHALL COORDINATE HIS DRAWINGS WITH THE ARCHITECT'S.DIVISION 16 - ELECTRICAL1. REFER TO ELECTRICAL DRAWINGS BY OTHERS FOR SPECIFICATIONS, NOTES, AND DETAILS TO BE USED ON THIS PROJECT. SHALLBE DRAWN BY OTHERS AND SUBMITTED BY THE ELECTRICAL SUBCONTRACTOR TO THE APPROPRIATE APPROVAL AGENCY FORAPPROVAL. SUBMIT ONE SET TO THE ARCHITECT FOR REVIEW OF CONFORMANCE WITH THE VISUAL DESIGN CONCEPT.SUBCONTRACTOR SHALL COORDINATE HIS DRAWINGS WITH THE ARCHITECTS. FOR ALL ELECTRICAL WORK, THE REQUIREMENTSOF THE ELECTRICAL DRAWINGS TAKE PRECEDENCE OVER THE REQUIREMENTS HEREIN.2. SUPPLY ALL LABOR, TRANSPORTATION, MATERIALS, ETC., FOR INSTALLATION OF COMPLETE ELECTRICAL SYSTEM TO OPERATEACCORDING TO THE BEST PRACTICES OF THE TRADE INCLUDING, BUT NOT LIMITED TO: FIXTURES, APPLIANCES, WIRING, SWITCHES,OUTLETS, TELEVISION JACKS, SERVICES, GROUNDS, TEMPORARY POWER, JUNCTION BOXES, CONDUIT, SUB-PANELS, ETC.3. ALL MATERIALS, WORK, ETC., TO COMPLY WITH ALL REQUIREMENTS OF ALL PUBLIC AUTHORITIES HAVING JURISDICTIONINCLUDING ALL COUNTY AND STATE ORDINANCES. FURNISH AND INSTALL ALL EQUIPMENT COMPLETE AND OPERABLE. VERIFYALL MATERIAL INSTALLATION REQUIREMENTS AND LIMITATIONS AT FIRE AND SOUND ASSEMBLIES.4. WORK AND EQUIPMENT SHALL BE IN ACCORDANCE WITH THE BEST PRACTICES OF THE TRADE AND CONFORM ALL LOCALGOVERNING AGENCIES.5. MATERIALS:-SWITCHES: SILENT TYPE.-INTERIOR OUTLETS: DUPLEX TYPE, 15A, 125 VOLT, A.F.C.I., TYP., G.F.C.I. WHERE NOTED-EXTERIOR OUTLETS: SINGLE WEATHERPROOF TYPE, G.F.C.I.-OUTLETS AND PULL BOXES: GALVANIZED OR SHEARARDIZED.-CONDUIT, CABLE, WIRE: PER PRESENTLY ADOPTED EDITION OF THE N.E.C.-FLUORESCENT TUBES AND BULBS: FULL SPECTRUM 3500K.-RECESSED LIGHT FIXTURES: IN THE PROXIMITY OF ATTIC, CEILING OR FLOOR INSULATION SHALL BE I.C. TYPE .6. ALL MATERIALS SHALL BE NEW AND OF THE SAME MANUFACTURER FOR EACH CLASS OR GROUP OF EQUIPMENT. MATERIALSSHALL BE LISTED AND APPROVED BY UNDERWRITER'S LABORATORIES AND SHALL BEAR THE INSPECTION LABEL WHERE SUBJECT TOSUCH APPROVAL. MATERIALS SHALL MEET THE APPROVAL OF THE DIVISION OF INDUSTRIAL SAFETY AND ALL GOVERNING BODIESHAVING JURISDICTION. MATERIALS SHALL BE MANUFACTURED IN ACCORDANCE WITH APPLICABLE STANDARDS ESTABLISHED BYA.N.S.I., N.E.M.A. AND N.B.F.U.. INSTALL PER MANUFACTURERS' RECOMMENDATIONS.7. IF ALUMINUM FEEDER CONDUCTORS ARE APPROVED FOR SUBSTITUTION, COPPER ONLY WITHIN UNITS, AND INSTALLED, FINALCONNECTIONS TO VIBRATING EQUIPMENT SHALL BE COPPER ONLY AND ALL ALUMINUM TERMINATIONS SHALL BE MADE USING AHYPRESS TOOL OR OTHER MANUFACTURER'S RECOMMENDATIONS. PROVIDE ANTI-OXIDE COMPOUND ON ALL ALUMINUMTERMINATIONS. NO ALUMINUM CONDUCTOR SMALLER THAN #4 AWG.8. CEILING FAN OUTLET BOXES SHALL BE LISTED FOR THE APPLICATION/LOCATION USED.EXPANSIONEXPEXTEXTERIORBRITISH THERMAL UNITCORNER GUARDCEILING JOISTCONSTRUCTIONCORROSION RESISTANTCOUNTERSUNKDOUBLE HUNGDRY STANDPIPEDWELLING UNITEXPANSION JOINTELECTRICAL PANELELECTRICAL WATER COOLERCRDUELEVENCLEPEQEWCEXHEMEREQPTDWGEAEJELELECELEVATOREQUALEMERGENCYENCLOSUREEQUIPMENTEXHAUSTEACHDRAWINGELEVATIONELECTRICALCSMTDIADIAGDIMDISPDNDRDSDSPDTLCTSKDBLDHDEPTDIAMETERDOWNDOORDETAILDIAGONALDIMENSIONDISPENSERDOWNSPOUTCASEMENTDOUBLEDEPARTMENTCOLCOMPCONCCONNCONSTCONTCORRCERCGCICJCLGCLKGCLRCOLUMNCOMPOSITIONCONCRETECONNECTIONCONTINUOUSCORRIDORCERAMICCAST IRONCEILINGCAULKINGCLEARBRGBTUCEMCABBTWNCPTBDBLDGBLKGBMBOTBLKBEARINGBETWEENCABINETCARPETCEMENTBOARDBUILDINGBEAMBLOCKINGBOTTOMBLOCKANCHOR BOLTABOVE FINISHED FLOORAIR CONDITIONINGAPPROXAGGALALTANODASPHAB ABVADADJAFFA/C AGGREGATEALUMINUMALTERNATEANODIZEDAPPROXIMATEASPHALTABOVEAREA DRAINADJUSTABLEABBREVIATIONS GALVANIZED IRONHOLLOW COREHOLLOW METALINSIDE DIAMETERHEATING, VENTILATING, AIR CONDITIONINGGLASSGLIDINTJANJTINSULJOINTINSULATIONINTERIORJANITORHDWDHGTHMHRHTGHORIZHVACGYPHBHCHDRGRHARDWOODHEIGHTHOURHORIZONTALHEATINGGRADEGYPSUMHOSE BIBBHEADERGAGBGIGALVGAUGEGALVANIZEDGRAB BARLAG BOLTPOUNDSLAVATORYLBLBSLAVDJDECK JOISTFIRE EXTINGUISHERFIRE EXTINGUISHER CABINETFINISH FLOORFINISH GRADEFLUORESCENTFACE OFFLOORFLRFLASHGFURRFOFTGFLUORFRMGFURRINGFLASHINGFRAMINGFOOTINGFNDFEFECFFFGFINFJFAFDFBRGLFOUNDATIONFINISHFLOOR JOISTFIRE ALARMFIBERGLASSFLOOR DRAINFIXEDFXFSFINISH STRUCTURELIGHTLOUVERLTLVRNORTHNATURALNUMBERNOMINALNOT IN CONTRACTNOT TO SCALENNATNICNONOMNTSLCSFSQUARE FEET#EXISTING(E)TPDTOILET PAPER DISPENSERTYPICALUNDERCUTURINALVINYL TILEVERTICALWESTWITHWOODWINDOWWITHOUTWAINSCOTWEIGHTTOP OF WALLUNFINISHEDUNLESS NOTED OTHERWISEVAPOR BARRIERWATER CLOSETWIRE GLASSWATER HEATERWROUGHT IRONWATERPROOFANDCENTER LINEPOUND OR NUMBERWCWSCTSYMBOLS IN TEXTWT&XBYWDWDWWGWHWIW/OWPVBVERTWW/TYPUCUNFUNOURTOWSINGLE HUNGSHOWERSHEETSIMILARSLOPESQUARESTANDARDSTEELSYNTHETICSTORAGESLIDINGTERRAZZOTHICKSHEATHINGSHELF & POLESPECIFICATIONSSTAINLESS STEELSTRUCTURALSUSPENDEDSYMMETRICALTOWEL BARTOP OF CURBTELEPHONETONGUE & GROOVETOP OF CONCRETETOP OF PARAPETTOP PLATESTLTCTELTERT>HKTOCTOPTPSTRUCTSUSPSYMSYNTBSTORSLDGS&PSPECSQSSSTDSHSHRSHTSHTGSIMSLRISER, RADIUSREGISTERRESILIENTROOMROOFINGRETURN AIR GRILLEROOF DRAINREFRIGERATORREINFORCEDROUGH OPENINGREDWOODSOUTHSECTIONRAIN WATER LEADERSOLID CORERIGHT OF WAYREINFRDWDRWLSSCSECTRESRMRFGROROWRRAGRDREFREGTEMPERED GLASSTEMPVTPARTITIONPAVEMENTPRE-FABRICATEDQUARRY TILEQTPREFABPTNPVMTOVERALLOBSCUREOFFICEOPPOSITEPLUMBINGPANELPAIRPLYWOODON CENTEROUTSIDE DIAMETERPARTICLE BOARDPROPERTY LINEOCPLPLUMBPNLPRPLYODOFFOPPPBDOAOBSPOST TENSIONED, PRESSURE TREATEDPTTRTREADMANHOLEMINIMUMMIRRORMOUNTEDMATERIALMULLIONMISCELLANEOUSMHMINMISCMIRMTDMATMULMAXIMUMMETALMACHINE BOLTMEDICINE CABINETMECHANICALMEMBRANEMANUFACTURERMAXMBMCMECHMEMBMTLMFR9. HOUSE SERVICE: VERIFY EXISTING COMPLIANT WITH ADDITIONAL REQUIREMENTS.10. FIXTURES, SWITCH PLATES, COVERS, ETC.: SHALL BE AS SELECTED BY OWNER.11. FIRE WARNING SYSTEM: SMOKE DETECTORS AND ALARM SYSTEMS SHALL BE HARD-WIRED WITH BATTERY BACK-UP POWERAND LOW BATTERY SIGNAL AND INSTALLED AS REQUIRED BY CBC SECTION 907.12. CORROSIVE PROPERTIES OF SOIL: FOLLOW ALL RECOMMENDATIONS IN THE FINAL SOILS REPORT FOR ALL MATERIALS PLACEDWITHIN OR IN PROXIMITY OF SOIL AS NECESSARY.13. PROVIDE SEPARATE CIRCUITS EACH FOR DISHWASHER, GARBAGE DISPOSAL, REFRIGERATOR, RANGE OVEN ANDMICROWAVE OVEN.14. SWITCHED OUTLETS SHALL BE 1/2 HOT.15. ALL EQUIPMENT INSTALLED OUTDOORS AND EXPOSED TO WEATHER SHALL BE WEATHERPROOF, WITH SEALANT AT ANNULARSPACE OF ALL BUILDING FINISH PENETRATIONS.16. PROVIDE GROUND FAULT CIRCUIT INTERRUPTERS, GFCI, AT ALL BATHS, KITCHENS, GARAGES, OUTDOOR AND WET AREAOUTLETS PER CODE REQUIREMENTS.17. KITCHEN AND BATHROOM LIGHTING SHALL BE IN ACCORDANCE WITH STATE ENERGY MANDATORY REQUIREMENTS.18. ALL CONDUIT SHALL BE INSTALLED CONCEALED WHERE PHYSICALLY POSSIBLE. ALL EXPOSED CONDUIT SHALL BEINTERMEDIATE METAL CONDUIT OR E.M.T. AND INSTALLED PARALLEL TO OR AT RIGHT ANGLES WITH THE BUILDING WALLS. IFVIEWED BY THE PUBLIC, PAINT TO MATCH SURFACE TO WHICH IT IS ATTACHED.19. THE COMPLETE ELECTRICAL SYSTEM SHALL BE GROUNDED IN ACCORDANCE WITH THE PRESENTLY ADOPTED EDITION OF THENEC, ARTICLE #250.20. USE ONLY COMPETENT AND SKILLED PERSONNEL AND PERFORM ALL WORK, INCLUDING AESTHETIC AS WELL AS ELECTRICALAND MECHANICAL ASPECTS TO STANDARDS CONSISTENT WITH THE BEST PRACTICES OF THE TRADE.21. NO ALTERATIONS TO THE STRUCTURAL FRAME, DIAPHRAGMS, CONNECTIONS OR SHEAR PANELS SHALL BE MADE WHICHWOULD COMPROMISE THE DESIGNED STRUCTURAL INTEGRITY OF SUCH ELEMENTS WITHOUT PRIOR WRITTEN APPROVAL FROM THESTRUCTURAL ENGINEER.22. CEILING FAN OUTLET BOXES SHALL BE RIGIDLY SECURED IN PLACE.23. SMOKE DETECTORS SHALL BE LOCATED PER MANUFACTURER'S REQUIREMENTS AVOIDING DEAD AIR POCKETS AND SHALL BECENTRALLY LOCATED IN CORRIDORS OR AREA GIVING ACCESS TO EACH SEPARATE SLEEPING AREA, ADJACENT ROOMS AND INSLEEPING ROOMS - PER MANUFACTURER'S RECOMMENDATIONS. SMOKE DETECTORS MUST BE A MINIMUM OF 3'-0" FROM DUCTOPENINGS. DETECTORS SHALL BE PLACED IN CLOSE PROXIMITY TO STAIRWAY WHEN BEDROOMS ARE LOCATED ON UPPERFLOOR. ALL DETECTORS SHALL BE INTERCONNECTED TO SOUND A SIMULTANEOUS ALARM AUDIBLE IN ALL SLEEPING AREAS OFTHE DWELLING UNIT.24. INSTALLATION HEIGHTS: ALL HEIGHTS GIVEN ARE TO BOTTOM OF FIXTURE OR OUTLET. HEIGHTS TO MEET ALL APPLICABLEDISABLED/ACCESSIBILITY REQUIREMENTS.-EXTERIOR LIGHT FIXTURES TO BE +72" FROM FINISH FLOOR - UNLESS NOTED OTHERWISE-TYPICAL WALL OUTLETS TO BE +12" FROM FINISH FLOOR.-TYPICAL WALL SWITCHES TO BE +36" FROM FINISH FLOOR.-ABOVE-COUNTER OUTLETS AT KITCHEN TO BE +44" FROM FINISH FLOOR.-WALL OUTLET FOR RANGE HOOD TO BE +78" FROM FINISH FLOOR.-ABOVE-COUNTER OUTLETS AT BATH TO BE +38" FROM FINISH FLOOR.-ABOVE-COUNTER OUTLETS AT LINEN OR OTHER MISCELLANEOUS COUNTERS TO BE +44" FROM FINISH FLOOR.-OUTLETS AT SERVICE AREAS TO BE +48" FROM FINISH FLOOR.-JUNCTION BOXES FOR LIGHT FIXTURES N BATHROOM TO BE +84" FROM FINISH FLOOR.-SMOKE DETECTORS LOCATED PER MANUFACTURERS REQUIREMENTS.25. REFER TO LANDSCAPE DRAWINGS FOR ALL COMMON AREA WALLS AND EXTERIOR LIGHTING BUILDING NOT INDICATED.26. VERIFY AND LOCATE ALL OUTLETS PRIOR TO INSTALLATION OF GYPSUM WALLBOARD. LOCATE ALL SWITCHES AND FIXTURESFROM FINISHED FLOOR PER ELECTRICAL PLANS AND NOTES.27. SHOULD CONFLICT ARISE BETWEEN THE PLANS OR ANOTHER ELECTRICAL SPECIFICATION OR REQUIREMENT, WHETHER OR NOTSAID REQUIREMENTS ARE A PART OF THESE PLANS, THE MORE STRINGENT SHALL PREVAIL.GENERALNOTES ANDABBREVIATIONSSCALE : N/AA011JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONS23
3.5 SQFT3'-6" X 1'-0"541.2 SQFT15'-6" X 34'-11"623.0 SQFT21'-0" X 29'-8"870.0 SQFT22'-6" X 38'-8"3,350.2 SQFT TOTAL57.3 SQFT(OPEN VOLUME AREA)1297.2 SQFT43'-0" X 30'-2"180.9 SQFT(OPEN VOLUME AREA)82.3 SQFT(OPEN VOLUME AREA)15.3 SQFT7'-8" X 2'-0"PROPERTY LINESETBACK LINE5'-0"(MIN. DIMENSION)10'-6"5'-11"7'-8 1/2"21'-0"9'-6"5'-0"(MIN. DIMENSION)15'-7 1/2"5'-7"15'-2"(320.5 SQFT OPEN VOLUME AREA)4'-0"F.Y.S./UTILITY EASEMENT4'-0"S.Y.S.4'-0"S.Y.S.10'-0"R.Y.S.PLPLPLPLNORTHCITY OFNEWPORT BEACHAREA CALCSFIRST LEVELA041JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSJOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSEWPORT BEACH AREA CALCTOTAL GROSS AREA ALLOW. (BUILDABLE x 2.0): 4,031 x 2.0 = 8,062.0TOTAL GROSS AREA PROPOSED:FIRST FLOORSECOND FLOORTOTAL INTERIOR AREA (R3):3-CAR GARAGE (FIRST FLOOR)MECHANICAL (FIRST FLOOR)GARAGE & MECH (U):BUILDING AREA (R3 + U):OUTDOOR COVERED ENTRY:TOTAL BUILDING AREA:OPEN VOLUME AREA: 4,031 x 0.15 = 604.7TOTAL OPEN VOLUME PROPOSED: 320.5 + 517.9 = 838.4 (20.8%) 2,285.1 SF3,128.7 SF5,313.8 SF924.8 SF149.1 SF1073.9 SF6,387.7 SF 91.1 SF6,478.8 SF124
PROPERTY LINESETBACK LINE345.0 SQFT15'-4" X 22'-6"834.6 SQFT27'-8" X 30'-2"541.2 SQFT15'-6" X 34'-11"870.0 SQFT22'-6" X 38'-8"623.0 SQFT21'-0" X 29'-8"3,229.1 SQFT TOTAL15.3 SQFT7'-8" X 2'-0"57.3 SQFT(OPEN VOLUME AREA)180.9 SQFT(OPEN VOLUME AREA)82.3 SQFT(OPEN VOLUME AREA)197.4 SQFT(OPEN VOLUME AREA)PROPERTY LINESETBACK LINE5'-0"(MIN. DIMENSION)10'-6"5'-11"7'-8 1/2"21'-0"9'-6"5'-0"(MIN. DIMENSION)15'-7 1/2"15'-2"18'-5"11'-2 1/2"5'-7"19'-7 1/2"9'-6 1/2"1'-8"(517.9 SQFT OPEN VOLUME AREA)4'-0"F.Y.S./UTILITY EASEMENT4'-0"S.Y.S.4'-0"S.Y.S.10'-0"R.Y.S.PLPLPLPLNORTHCITY OFNEWPORT BEACHAREA CALCSSECOND LEVELA042JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSNEWPORT BEACH AREA CALCTOTAL GROSS AREA ALLOW. (BUILDABLE x 2.0): 4,031 x 2.0 = 8,062.0TOTAL GROSS AREA PROPOSED:FIRST FLOORSECOND FLOORTOTAL INTERIOR AREA (R3):3-CAR GARAGE (FIRST FLOOR)MECHANICAL (FIRST FLOOR)GARAGE & MECH (U):BUILDING AREA (R3 + U):OUTDOOR COVERED ENTRY:TOTAL BUILDING AREA:OPEN VOLUME AREA: 4,031 x 0.15 = 604.7TOTAL OPEN VOLUME PROPOSED: 320.5 + 517.9 = 838.4 (20.8%) 2,285.1 SF3,128.7 SF5,313.8 SF924.8 SF149.1 SF1073.9 SF6,387.7 SF 91.1 SF6,478.8 SF125
12.95 12.36 12.93116;PLNTRTILE DRIVEWAY49; 13.2637; 12.36 12.12 FL 12.33 TC 12.14 FL 12.25 TC 12.12 FL 12.14 FL 12.33 TC 12.29 TC 12.30 12.1231;32;36;35;20;19;27;CBL TV1;26; 12.6923;22;AT&T11.15101; 8.75101;101; 10.73 12.77101;73; 12.64GMCONC. WALK 36.45WALLTILE WALK87;RIDGE 36.54 12.35GATE42; 12.5943; 12.76176;RIDGE LINE79;21;25;24; 12.33 12.55 GF68;33;GM30;41; 12.53 12.2929; 19.35 TW28; 12.55 12.44 14.19 FF47; 14.0647;46; 13.0245; 13.55 13.3948; 13.94 TWTILE PATIO47; 14.18 FF 12.9144; 8.72101; 16.39 TW 13.0054; 16.52 TW115; 13.29 12.95112;TILE PATIO 12.92162;113; 13.1055;54; 19.37 TW53; 13.14GATE 13.1852; 13.16 13.21 13.76 TW50;51;WALL114;106; 13.09 13.15 FF105; 13.0564;54; 13.12PLNTR171; 13.69 EG 8.61163;PLNTR 15.66 EGWALLLOW WALL 12.17 12.13 FL 12.60 TC12;13;14;15; 12.35 TC16; 12.09 FL11;10; 12.50 TC 12.14 FL86; 13.97 TW 12.8686;TILE PATIO 12.59 12.5858; 18.80 TW85;84; 13.64 TW 12.6484; 12.7985;WALLPLNTRLOW WALL17;18; 12.54 12.38WM83;GATE58; 12.6192; 12.71 14.17 14.1781;93; 13 .94
89; 13.9491;80; 14.00 12.9390;PLNTR87; 12.91 15.47 TW92;82;93;TILE PATIOLOW WALL 14.16 14.0192;STEPS88; 13.97108; 13.13 TC110; 13.58 12.95109;111; 12.95107; 13.04 6.03 SAND118;95; 13.08 13.01119;1 1 7 ;PLNTRTILE PATIOSTEP 13.03PLNTR 1 3 .0 0
14.0894;GATE95; 14.08BULKHEADPROPERTY LINESETBACK LINE113'-5"4'-0"F.Y.S./UTILITY EASEMENT4'-0"S.Y.S.4'-0"S.Y.S.10'-0"R.Y.S.PLPLPLPLNORTHCITY OFNEWPORT BEACHGRADEEXHIBITA050JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSGRADE/SLOPE CALCSGRADE ESTABLISHMENT, PER ZONING CODE 20.30.050ESTABLISHMENT OF SLOPE:(13.00 - 12.54) / 113.42 = 0.4%ESTABLISHMENT OF GRADE (5% SLOPE OR LESS):(13.00 + 13.10 + 12.55 + 12.54) / 4 = 12.80AVERAGE CURB HEIGHT, PER LICA REQUIREMENTS(12.50 + 12.25) / 2 = 12.38AVERAGE CURB HEIGHT GOVERNS AS MORE RESTRICTIVE26
PROPERTY LINESETBACK LINEA.P.N.423-281-114'-0"F.Y.S./UTILITY EASEMENT4'-0"S.Y.S.4'-0"S.Y.S.10'-0"R.Y.S.12.5 TC(PER SURVEY12.25 TC(PER SURVEY119.73'127.03'DNPROPERTY LINESETBACK LINE151111411111161011816111831371411121150.77'1718916.71 TW13.21 FS19.37 TW13.37 NGEXISTING318.80 TW12.80 NGEXISTING191919NOTE:GUARDRAILS ALONG BULKHEADAND WITHIN 10' SETBACKALONG WATER SIDE OFPROPERTY ARE NOT TO EXCEED42" ABOVE THE EXISTINGADJACENT GRADE.3'-2"FLUSH w/ F.F.18" HIGH(ROUGH DIMS)42" HIGH BBQ(WHEN LID IS DOWN)JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSARCHITECTURALSITEPLANSCALE : 1/4" = 1'-0"A090SITE PLAN NOTESSITE PLAN KEYNOTESA. ARCHITECTURAL SITE PLAN FOR REFERENCE ONLY, SEE CIVILAND LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATIONB. ALL ACCESSORY STRUCTURES, INCLUDING FENCES, HEDGES, WALLSAND RETAINING WALLS ARE LIMITED TO 6'-0" IN SIDE AND REARSETBACKS AND 42" IN FRONT SETBACKS. ALL ACCESSORYSTRUCTURES ARE MEASURED FROM NATURAL GRADE BELOW TOHIGHEST POINT OF STRUCTURE.C. FINISH GRADE WITHIN 10 FEET OF THE NEW STRUCTURE/ADDITIONSHALL BE SLOPED A MIN. 2% AWAY FROM THE BUILDING FORDRAINAGE PURPOSESD. THE DISCHARGE OF POLLUTANTS TO ANY STORM DRAINAGE SYSTEMIS PROHIBITED. NO SOLID WASTE, PETROLEUM BYPRODUCTS, SOILPARTICULATE, CONSTRUCTION WASTE MATERIALS, OR WASTEWATERGENERATED ON CONSTRUCTION SITES OR BY CONSTRUCTIONACTIVITIES SHALL BE PLACED, CONVEYED OR DISCHARGED INTOTHE STREET, GUTTER OR STORM DRAIN SYSTEM.E. ALL DRAINAGE SHALL BE MAINTAINED AND IN ACCORDANCE WITHTHE 2019 CALIFORNIA BUILDING CODE.F. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHERFREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS ANDPERMITS.SYMBOLXX1 LINE OF ROOF ABOVE2 LINE OF EXTERIOR WALL (REFER TO FLOOR PLANS)3 EXISTING 72"H BLOCK WALL @ PL ( NEW STUCCO FINISH ON SUBJECT PROPERTY)4 LILY PADS (STONE), REFER TO LANDSCAPE PLAN5 42"H BLOCK WALL ( STUCCO FINISH ), UNDER SEPARATE PERMIT6 42"H FENCE (CABLE RAIL), UNDER SEPARATE PERMIT7 72"H FENCE & GATE ( HORIZONTAL WOOD FINISH ), UNDER SEPARATE PERMIT8 FIREPIT, REFER TO LANDSCAPE PLAN9 HOT TUB, UNDER SEPARATE PERMIT, REFER TO LANDSCAPE PLAN.PUMP & FILTER TO BE LOCATED IN BASEMENT MECHANICAL ROOM10 BBQ, REFER TO LANDSCAPE PLAN11 PLANTER AREA, REFER TO LANDSCAPE PLAN12 TEAK BENCH, REFER TO LANDSCAPE PLAN13 UTILITY METERS, REFER TO MEP PLANS14 DRIVEWAY15 ENTRY COURT, REFER TO LANDSCAPE PLAN16 DOCK ACCESS, EXISTING TO REMAIN17 TRASH AREA, SCREENED FROM STREET VIEW18 GRAVEL AREA, REFER TO LANDSCAPE PLAN19 IPE WOOD DECK AREA, REFER TO LANDSCAPE PLANNORTH27
VARIES2"FLUSH2"13.75'TOC13.75'TOCFLUSH1F.F.13.25'SLOPEFLUSH2"13.75'TOC13.75'TOC13.75'TOC13.75'TOC13.75'TOC4102'-0"40'-8"102'-0"40'-8"22'-6"8'-8"7'-8"3'-9"3'-9"2'-0"1'-4"20'-0"1'-2"2'-4"5'-0"1'-4"37'-3 1/2"64'-8 1/2"9'-0"3'-2"25'-1 1/2"9'-2 1/2"3'-2"38'-6 1/2"5'-10"27'-0"5'-10"7'-6"7'-8"7'-4"21'-0"15'-6"34'-4"5'-2"3'-6"3'-0"3'-0"14'-4"14'-0"1'-5"18'-2"1'-5"9'-0"5'-3"1'-2"28'-8"1'-0"1'-0"8"7'-4"PROPERTY LINESETBACK LINE10'-11 1/2"2'-10"2"8"7'-0"10'-0 1/2"3'-2"1'-9"10'-8"3'-0"1'-0"1'-4"7'-0"8"1'-4"6'-0"1'-6"6'-0"5'-1"4"8"4"1'-0"1'-0"1'-0"1'-0"10'-0"5'-8"5'-6"10'-0"5'-8"5'-6"8"8"4'-4"8"11'-0"4'-4"11'-0"3444413.75'TOCGROUND FLOORSLAB PROFILEPLANSCALE : 1/4" = 1'-0"A201JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSSLAB PROFILE NOTESA. ALL DIMENSIONS ARE TO THE FACE OF CONCRETE, U.N.O.B. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENTOVER SCALE.C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TOCONSTRUCTION.D. REFER TO STRUCTURAL FOUNDATION PLANS FOR SLAB THICKNESS,HOLD-DOWNS, FOOTINGS AND DETAILS.E. ALL SLAB, CURB AND CONCRETE WALL HEIGHTS SHALL BE FIELDVERIFIED.F. CURBS SHALL BE 8" WIDE, U.N.O, VERIFY WITH STRUCTURALREQUIREMENTS.G. TYPICAL CONCRETE STOOP, NOT LESS THAN WIDTH OF DOOROPENING BY 36" IN THE DIRECTION OF TRAVEL, SHALL BE PROVIDEDAT EACH EXTERIOR DOOR AS PART OF HARDSCAPE.H. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BYOWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS.SLAB PROFILE KEYNOTESSYMBOLXX1 CONCRETE CURB, MIN. 6" WIDE, VERIFY WITH STRUCTURAL2 CONCRETE RETAINING WALL. REFER TO STRUCTURAL PER MOREINFO3 VERIFY UNDERSLAB REQUIREMENTS FOR KITCHEN ISLAND. PROVIDESWEEPS IN SLAB FOR UTILITIES AS REQ'D4 FLOOR OUTLETS (POWER & DATA). PROVIDE SWEEPS IN SLAB ASREQ'DNORTH28
2A260AA270BA270DA2711A2604A2613A261CA271101102103104105106108UP1021011091071511031541521041551065B5D8C3E4C8B5B4G8A5C4J4F4A8A4B5A5B3C9C5B5C4H4G3 CAR GARAGE100FOYER102LOUNGE103HALL104MECH./STO.105SCULLERY108DINING107GREAT ROOM109KITCHEN1105B10'-0" x 35'-0" TANDEM MIN. PER NBMC10'-0" X 20'-0" MIN. PER NBMC1A3APROPERTY LINESETBACK LINE1081074L3GCONC WDTILEWD1055BBEACH STO.101PWDR1065B4M4D4E2ND FLR7A1ST FLR7A6A6C(6' x 2')6A153WDTILE7C7BJOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSREFERENCEFIRST FLOORPLANSCALE : 1/4" = 1'-0"A220FLOOR PLAN NOTESA. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O.B. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENTOVER SCALE.C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TOCONSTRUCTION.D. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BYOWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS.E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND5/8" AT CEILINGS U.N.O.F. UNLESS NOTED OTHERWISE, DOORS ARE TO BE DOUBLE STUDDEDWITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED INSPACE.G. OCCUPANCY SEPARATION:-MINIMUM 1/2'" GYPSUM BOARD AT ALL GARAGE WALLS.-MINIMUM 5/8" TYPE "X" GYPSUM BOARD AT GARAGECEILINGS BELOW HABITABLE SPACE PER CRC R302.6.-DUCTS PENETRATING WALL OR CEILING SEPARATIONSSHALL HAVE NO OPENINGS INTO THE GARAGE, PER CRC302.5.2. REFER TO SHEET A270 FOR MORE INFORMATIONFLOOR PLAN KEYNOTES1SPATIAL1A LINE OF FLOOR ABOVE1B ROOF ACCESS HATCH, 30"X30", PER DTL 8/A9101C ATTIC ACCESS, 30"x30"2EXTERIORS2A NOT USED3 INTERIORS3A GARAGE DOOR SHALL BE 1 3/8" SOLID CORE OR 20 MIN. FIRERATED & SELF CLOSING, SELF-LATCHING PER R302.5.1.3B CLOSET SHELF & POLE3C 54" DIRECT VENT FIREPLACE, PER UL127TOWN AND COUNTRY WS54, OR APP'D SIM.LISTED PER ANSI Z21.50-2014 / CSA 2.22-2014TO VENT THRU ROOF/ CHIMNEY PER DTL 17/A941**REFERENCE CITY OF NEWPORT BEACH RESIDENTIALCONSTRUCTION MINIMUM REQUIREMENTS 19 THRU 21ON SHEET A0303D 42" GUARDRAIL PER DTL 12/A9503E STAIR HANDRAIL, WALL MOUNTED, PER DTL 10/A9503F LOW WALL, PER DTL 14/A9503G AUTOMATIC ROLL-UP GARAGE DOORS3H 36" HANDRAIL/GUARDRAIL PER DTL 11/A9504APPLIANCES4A 60" GAS COOKTOP PER INTERIOR DESIGNER SPECS. PROVIDEPOWER FOR 60" HOOD, LIGHT / EXHAUST FAN, VENT PER MANUFACTURER'S REQ'S.4B 36" BUILT-IN REFRIGERATOR/FREEZER PER INTERIOR DESIGN SPECS.PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL.4C 24" UNDER COUNTER BEVERAGE REFRIGERATOR, PER INTERIORDESIGN SPECS.4D 30" FREEZER TOWER PER INTERIOR DESIGN SPECS.PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL.4E 30" WINE CAPTAIN, PER INTERIOR DESIGN SPECS.4F 30" REFRIGERATOR DRAWER(S) PER INTERIOR DESIGN SPECS.4G 24" DISHWASHER, PER INTERIOR DESIGN SPECS.4H 24" MICROWAVE DRAWER PER INTERIOR DESIGN SPECS.4J COUNTERTOP ESPRESSO MACHINE, PER INTERIOR DESIGN SPECS.PROVIDE PLUMBING CONNECTION4K SIDE BY SIDE, FRONT LOADING WASHER & DRYER PER INTERIORDESIGN SPECS, VENT DRYER TO OUTSIDE AIR W/ NEW RECESSEDBOX PER DTL 13/A9504L 30" DOUBLE OVEN W/ WARMING DRAWER BELOW, PER INTERIORDESIGN SPECS.4M UNDER COUNTER ICE MAKER, PER INTERIOR DESIGN SPECS. PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL5MILLWORK5A KITCHEN ISLAND W/ CABINETS BELOW, COUNTERTOP WITH WATERFALL SIDES, AS SELECTED5B MILLWORK PER INTERIOR DESIGN SPECS.5C TRASH/RECYCLE DRAWER, PER INTERIOR DESIGN SPECS.5D VANITY PER INTERIOR DESIGNERS SPECS6EQUIPMENT6A TANKLESS WATER HEATER MOUNTED TO WALL PER CRC REQ'S.NORITZ NRCP1112 (10 GPM, 199,000 BTU/HR, 0.92 EF) SEE UTILITYPLANS FOR ADD'L INFO.6B A/V EQUIPMENT ON PULL-OUT RACKS6C WATER TREATMENT EQUIPMENT (SEE UTILITY PLAN)7MEP7A FORCED AIR UNIT (SEE UTILITY PLAN)7B FLOOR AREA DRAIN7C WALL MOUNTED UTILITY PANELS (SEE UTILITY PLANS)8FIXTURES8A 36" SINGLE COMPARTMENT, APRON FRONT SINK WITH GARBAGEDISPOSAL, PER INTERIOR DESIGNERS SPECS8B 16" SINGLE COMPARTMENT, UNDER MOUNT BAR SINK PER INTERIORDESIGN SPECS8C TOILET PER INTERIOR DESIGNER SPECS.8D HOT MOPPED SHOWER PAN WITH TILE FINISH W/ FRAMELESS GLASSENCLOSURE (SAFETY GLAZING PER CRC R308) SHOWER BENCH ASOCCURS PER DTL 18/A9508F 72" DROP-IN TUB PER INTERIOR DESIGNER SPEC.8G 60" SHOWER/TUB COMBO PER INTERIOR DESIGN SPEC. TILED FINISHW/ FRAMELESS GLASS ENCLOSURE (SAFTEY GLAZING PER REQUIRMENTS ON WINDOW SCHEDULE)8J 16" UNDER MOUNT UTILITY SINK, PER INTERIOR DEISGN SPEC.9SPECIALTY9A NOT USEDSYMBOLXXFLOOR PLAN LEGENDXXXX2x FRAMINGCONCRETE WALL, PER STRUCTURALDOOR TAG, SEE SHEET A800WINDOW TAG, SEE SHEET A800ROOM TAG100NORTH29
102'-0"38'-8"2'-0"5'-10"27'-0"5'-10"102'-0"1'-6"6'-0"7'-8"6'-0"1'-4"1'-6"18'-0"1'-6"1'-6"12'-0"1'-0"14'-0"20'-4"5'-2"3'-6"38'-8"3'-9"3'-9"1'-0"4"5'-0"2'-4"20'-0"1'-4"9'-7"26'-11"10'-7"9'-5"3'-5"3'-6"3'-5"7'-8"3'-0"10'-8"1'-0"2'-4"2'-4"8'-6"13'-6"1'-0"4'-8 1/2"2'-0 1/2"2'-11"3'-0"8"6'-1"1'-4"6"14'-0"7'-0"16'-0"2'-9"1'-6"6"4'-4"1'-4"4'-0"3'-6"4'-1"10'-0"(10 TR @12")2A260AA270BA270DA2711A2604A2613A261CA2712'-0"3'-0"7'-8 1/2"3'-8"2'-2"UP10'-0" x 35'-0" TANDEM MIN. PER NBMC10'-0" X 20'-0" MIN. PER NBMC1'-4"6"3'-6"6"1'-9"3'-2"PROPERTY LINESETBACK LINE3'-1 1/2"DN1'-6"13'-6"5'-10"3'-5"1'-6"8"1'-0"4'-6 1/2"9'-0"8'-5 1/2"1'-4"3'-0"4'-4"2'-2"1'-0"1'-0"8"8"6"3'-10"12'-0"5'-4"8"7'-0"1'-0"1'-0"2'-3 1/2"8"7'-0"6"3'-11 1/2"3'-9 1/2"8"8"3'-4"6'-2 1/2"1'-8"7'-0"4"4"11 1/2"4'-0 1/2"6"1'-0"1'-9"3'-6"6'-11"10'-1"3'-0"3'-0"14'-4"1'-2"8'-0"9 1/2"6"7'-3"5'-5"4'-3 1/2"3 CAR GARAGE100FOYER102LOUNGE103HALL104MECH./STO.105SCULLERY108DINING107GREAT ROOM109KITCHEN110BEACH STO.101PWDR1066'-3 1/2"2'-0"JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSDIMENSIONFIRST FLOORPLANSCALE : 1/4" = 1'-0"A221FLOOR PLAN NOTESA. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O.B. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENTOVER SCALE.C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TOCONSTRUCTION.D. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BYOWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS.E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND5/8" AT CEILINGS U.N.O.F. UNLESS NOTED OTHERWISE, DOORS ARE TO BE DOUBLE STUDDEDWITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED INSPACE.G. OCCUPANCY SEPARATION:-MINIMUM 1/2'" GYPSUM BOARD AT ALL GARAGE WALLS.-MINIMUM 5/8" TYPE "X" GYPSUM BOARD AT GARAGECEILINGS BELOW HABITABLE SPACE PER CRC R302.6.-DUCTS PENETRATING WALL OR CEILING SEPARATIONSSHALL HAVE NO OPENINGS INTO THE GARAGE, PER CRC302.5.2. REFER TO SHEET A270 FOR MORE INFORMATIONNORTH30
PROPERTY LINESETBACK LINE2012022032042052062072082092102112122132142152162172182192202212222232242252262272282292302312322512522042032052062092012022072082142112122132103B8D5D5D8C8G8D8C5D5B3D8J4K3B3B5B3C8B5B5D5D8F8C8D5B5B5B5B5B5B5B5B4CDNBDRM 3201WIC203BA 3202STUDY204HALL205BA 2206BDRM 2207BA 4208EXERCISE/BDRM 4209LNDRY210MASTER CLST211HALL212OFFICE213MASTER BDRM214MASTER BA2152A260AA270BA270DA2711A2604A2613A261CA2711B5B72" x 64"45" X 42"42" X 72"PROPERTY LINESETBACK LINE5B5BTILE WDTILE WDTILE WDWD TILETILE WDTILE WD3E3ETILE WDNOTE:REDUCED STRUCTURE WITHIN HATCH AREA TO BE 12" TJI (14" TJI TYP.)TO ALLOW STONE TILE TO ALIGN FLUSH WITH WOOD FLOORING3H2338C1C1CJOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSREFERENCESECOND FLOORPLANSCALE : 1/4" = 1'-0"A230FLOOR PLAN NOTESA. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O.B. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENTOVER SCALE.C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TOCONSTRUCTION.D. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BYOWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS.E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND5/8" AT CEILINGS U.N.O.F. UNLESS NOTED OTHERWISE, DOORS ARE TO BE DOUBLE STUDDEDWITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED INSPACE.G. OCCUPANCY SEPARATION:-MINIMUM 1/2'" GYPSUM BOARD AT ALL GARAGE WALLS.-MINIMUM 5/8" TYPE "X" GYPSUM BOARD AT GARAGECEILINGS BELOW HABITABLE SPACE PER CRC R302.6.-DUCTS PENETRATING WALL OR CEILING SEPARATIONSSHALL HAVE NO OPENINGS INTO THE GARAGE, PER CRC302.5.2. REFER TO SHEET A270 FOR MORE INFORMATIONNORTHFLOOR PLAN KEYNOTES1SPATIAL1A LINE OF FLOOR ABOVE1B ROOF ACCESS HATCH, 30"X30", PER DTL 8/A9101C ATTIC ACCESS, 30"x30"2EXTERIORS2A NOT USED3 INTERIORS3A GARAGE DOOR SHALL BE 1 3/8" SOLID CORE OR 20 MIN. FIRERATED & SELF CLOSING, SELF-LATCHING PER R302.5.1.3B CLOSET SHELF & POLE3C 54" DIRECT VENT FIREPLACE, PER UL127TOWN AND COUNTRY WS54, OR APP'D SIM.LISTED PER ANSI Z21.50-2014 / CSA 2.22-2014TO VENT THRU ROOF/ CHIMNEY PER DTL 17/A941**REFERENCE CITY OF NEWPORT BEACH RESIDENTIALCONSTRUCTION MINIMUM REQUIREMENTS 19 THRU 21ON SHEET A0303D 42" GUARDRAIL PER DTL 12/A9503E STAIR HANDRAIL, WALL MOUNTED, PER DTL 10/A9503F LOW WALL, PER DTL 14/A9503G AUTOMATIC ROLL-UP GARAGE DOORS3H 36" HANDRAIL/GUARDRAIL PER DTL 11/A9504APPLIANCES4A 60" GAS COOKTOP PER INTERIOR DESIGNER SPECS. PROVIDEPOWER FOR 60" HOOD, LIGHT / EXHAUST FAN, VENT PER MANUFACTURER'S REQ'S.4B 36" BUILT-IN REFRIGERATOR/FREEZER PER INTERIOR DESIGN SPECS.PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL.4C 24" UNDER COUNTER BEVERAGE REFRIGERATOR, PER INTERIORDESIGN SPECS.4D 30" FREEZER TOWER PER INTERIOR DESIGN SPECS.PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL.4E 30" WINE CAPTAIN, PER INTERIOR DESIGN SPECS.4F 30" REFRIGERATOR DRAWER(S) PER INTERIOR DESIGN SPECS.4G 24" DISHWASHER, PER INTERIOR DESIGN SPECS.4H 24" MICROWAVE DRAWER PER INTERIOR DESIGN SPECS.4J COUNTERTOP ESPRESSO MACHINE, PER INTERIOR DESIGN SPECS.PROVIDE PLUMBING CONNECTION4K SIDE BY SIDE, FRONT LOADING WASHER & DRYER PER INTERIORDESIGN SPECS, VENT DRYER TO OUTSIDE AIR W/ NEW RECESSEDBOX PER DTL 13/A9504L 30" DOUBLE OVEN W/ WARMING DRAWER BELOW, PER INTERIORDESIGN SPECS.4M UNDER COUNTER ICE MAKER, PER INTERIOR DESIGN SPECS. PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL5MILLWORK5A KITCHEN ISLAND W/ CABINETS BELOW, COUNTERTOP WITH WATERFALL SIDES, AS SELECTED5B MILLWORK PER INTERIOR DESIGN SPECS.5C TRASH/RECYCLE DRAWER, PER INTERIOR DESIGN SPECS.5D VANITY PER INTERIOR DESIGNERS SPECS6EQUIPMENT6A TANKLESS WATER HEATER MOUNTED TO WALL PER CRC REQ'S.NORITZ NRCP1112 (10 GPM, 199,000 BTU/HR, 0.92 EF) SEE UTILITYPLANS FOR ADD'L INFO.6B A/V EQUIPMENT ON PULL-OUT RACKS6C WATER TREATMENT EQUIPMENT (SEE UTILITY PLAN)7MEP7A FORCED AIR UNIT (SEE UTILITY PLAN)7B FLOOR AREA DRAIN7C WALL MOUNTED UTILITY PANELS (SEE UTILITY PLANS)8FIXTURES8A 36" SINGLE COMPARTMENT, APRON FRONT SINK WITH GARBAGEDISPOSAL, PER INTERIOR DESIGNERS SPECS8B 16" SINGLE COMPARTMENT, UNDER MOUNT BAR SINK PER INTERIORDESIGN SPECS8C TOILET PER INTERIOR DESIGNER SPECS.8D HOT MOPPED SHOWER PAN WITH TILE FINISH W/ FRAMELESS GLASSENCLOSURE (SAFETY GLAZING PER CRC R308) SHOWER BENCH ASOCCURS PER DTL 18/A9508F 72" DROP-IN TUB PER INTERIOR DESIGNER SPEC.8G 60" SHOWER/TUB COMBO PER INTERIOR DESIGN SPEC. TILED FINISHW/ FRAMELESS GLASS ENCLOSURE (SAFTEY GLAZING PER REQUIRMENTS ON WINDOW SCHEDULE)8J 16" UNDER MOUNT UTILITY SINK, PER INTERIOR DEISGN SPEC.9SPECIALTY9A NOT USEDSYMBOLXXFLOOR PLAN LEGENDXXXX2x FRAMINGCONCRETE WALL, PER STRUCTURALDOOR TAG, SEE SHEET A800WINDOW TAG, SEE SHEET A800ROOM TAG10031
PROPERTY LINESETBACK LINE38'-8"38'-8"102'-0"102'-0"4'-0"7 1/2"5'-2 1/2"4"11'-9"8'-0"1'-8 1/2"3'-8"3'-4 1/2"1'-0"7'-6"1'-0"8'-8"5'-10"2'-8 1/2"18'-1 1/2"7'-8"5 1/2"4'-6 1/2"6'-1 1/2"2'-4 1/2"2A260AA270BA270DA2711A2604A2613A261CA2715'-4"13'-6"5'-3 1/2"2'-9"5'-1"3'-4 1/2"10'-4"9'-10"7'-3"2'-10"1'-0"7'-2 1/2"10'-6"4'-4"5'-9"1'-11 1/2"5'-9"5'-6"1'-0"4'-0"1'-0"1'-9 1/2"1'-0"1'-0"1'-0"1'-9"PROPERTY LINESETBACK LINE1'-0"5'-0"1'-0"7'-2"1'-0"5'-0"62'-0"5'-0"1'-0"5'-0"1'-0"6'-10"1'-0"3'-8"3'-6"5'-2 1/2"12'-7"8'-0"10'-2 1/2"18'-11"7'-1"1'-3"3'-9"4'-0 1/2"1'-2"6'-3 1/2"6'-3 1/2"4'-0"4'-0"5'-10 1/2"4'-4"9'-8"9'-3"3'-3 1/2"3'-9 1/2"1'-0"5'-4"1'-0"5'-3"1'-0"5'-3"1'-0"5'-3"1'-0"5'-3"1'-0"5'-4"1'-0"7'-6"7'-8"7'-4"21'-0"15'-6"27'-8"15'-4"1'-2"5'-4"1'-0"7'-8"1'-0"5'-4"1'-0"1'-0"5'-8"1'-0"5'-8"1'-0"5'-8"1'-0"1'-0"3'-0"11'-6"1'-0"5'-8"1'-0"5'-8"1'-0"5'-8"1'-0"5'-8"1'-0"1'-0"6'-2"1'-0"6'-2"1'-0"22'-6"7'-8"4'-9"3'-9"1'-0"6'-0"1'-3"6'-0"1'-3"6'-0"1'-0"1'-0"5'-8"1'-0"3'-0"9"12'-1 1/2"3'-4"PROPERTY LINESETBACK LINE3'-11"2'-0 1/2"2'-6"3'-8 1/2"
3'-1 1/2"1'-8"4'-2"6'-0"5'-6"2'-3 1/2"3'-0"1'-4"2'-5 1/2"5'-2"2'-0"2'-3 1/2"5'-2"2'-3 1/2"3'-0 1/2"3'-0"3'-6"1'-7"3'-5 1/2"3'-0"2'-4 1/2"8'-0"(8 TR @12")4'-1"6"6"3'-0"6"4'-11 1/2"4'-1"2 1/2"3'-0"4 1/2"4"3'-0"3'-0"2'-0"4'-11"1'-0"1'-0"1'-0"7'-6"1'-3"6"3'-0"6"3'-9"5'-3"2'-0"6"2'-0"1'-2"7 1/2"6'-0"1'-3"2'-10"3'-0"11'-6 1/2"BDRM 3201WIC203BA 3202STUDY204HALL205BA 2206BDRM 2207BA 4208EXERCISE/BDRM 4209LNDRY210MASTER CLST211HALL212OFFICE213MASTER BDRM214MASTER BA215JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSDIMENSIONSECOND FLOORPLANSCALE : 1/4" = 1'-0"A231FLOOR PLAN NOTESA. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O.B. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENTOVER SCALE.C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TOCONSTRUCTION.D. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BYOWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS.E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND5/8" AT CEILINGS U.N.O.F. UNLESS NOTED OTHERWISE, DOORS ARE TO BE DOUBLE STUDDEDWITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED INSPACE.G. OCCUPANCY SEPARATION:-MINIMUM 1/2'" GYPSUM BOARD AT ALL GARAGE WALLS.-MINIMUM 5/8" TYPE "X" GYPSUM BOARD AT GARAGECEILINGS BELOW HABITABLE SPACE PER CRC R302.6.-DUCTS PENETRATING WALL OR CEILING SEPARATIONSSHALL HAVE NO OPENINGS INTO THE GARAGE, PER CRC302.5.2. REFER TO SHEET A270 FOR MORE INFORMATIONNORTH32
3:123:123:123:123:123:123:123:123:123:123:123:12.25:1232'-0"4'-10"4'-10"1'-6"16'-0"9'-6"11'-4"2'-6"2'-0"3'-0"28'-1"20'-8"11'-3"7'-8"12'-9"1'-0"EAVE O.H.DESIGNATED SOLAR ZONE(250 SF MIN)ACCESSMECH ROOF WELLVARIES2A260AA270BA270DA2711A2604A2613A261CA27125'-6"25'-6"105'-0"18'-6"105'-0"41'-8"18'-0"32'-0"8'-0"2'-2"HIPHIPHIPVALLEYVALLEYHIPHIPVALLEY
5" TYPGUTTERHIP RIDGE (35.41' TOP OF SHTG)VALLEYHIPHIPHIP
RIDGE (35.41' TOP OF SHTG)RIDGE765~30' 10"TOP OF SLOPE~30' 6"BOTTOM OF SLOPE773241TYP.TYP.PROPERTY LINESETBACK LINE2'-5"
3'-1"
3'-5 1/2"2'-3"3'-8 1/2"RIDGE (35.41' TOP OF SHTG) 35.75' TOP OF PARAPET(34.54' TOP OF SHTG) 37.41' TOP OF CHIMNEY1A9101A9102A9101A9109A9101A9105A9102A9109A9109A91010A91011A9101A91014A9103A9104A9106A91017A9101'-6" TYPEAVE O.H.5" TYPGUTTERJOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSROOFPLANSCALE : 1/4" = 1'-0"A250ROOF NOTESA. HEIGHT CERTIFICATION REQUIRED FOR PARAPET HEIGHT OF 35.75(24'-0" MAXIMUM HEIGHT ABOVE AVERAGE CURB HEIGHT OF 12.38)B. REFER TO STRUCTURAL DRAWINGS FOR ROOF SHEATHINGSPECIFICATIONS.C. ROOF TO BE UNVENTED ATTIC ASSEMBLY AND SHALL COMPLY WITH R806.5D. PROVIDE 26 GA. CORROSION RESISTANT METAL FLASHING AT ALLVALLEYS AND WHERE ROOF PITCH CHANGES.E. THE CENTER LINE OF ALL FLASHING FOR VENT PIPES SHALL BE NOTLESS THAN 12" FROM ANY VALLEY.F. ALL ROOF PENETRATIONS SHALL BE INSTALLED AS TO MAKE THEMWATERPROOF.G. GUTTERS AND DOWNSPOUTS SHALL BE PROVIDED AS REQUIRED.THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINEDWITHIN THE BUILDING THERMAL ENVELOPENO INTERIOR VAPOR RETARDERS ARE INSTALLED ON THECEILING SIDE OF THE UNVENTED ATTIC ASSEMBLYAIR-PERMIABLE INSULATION SHALL BE APPLIED IN DIRECTCONTACT WITH THE UNDERSIDE OF THE STRUCTURAL ROOFSHEATHINGRIGID BOARD OR SHEET INSULATION WITH AN R-VALUE OF R-4SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOFSHEATHING FOR CONDENSATION CONTROL.ROOF KEYNOTESSYMBOLXX1 ROOF FINISH TO BE GAF TRUSLATE SYSTEM, OR APPROVED SIM.CLASS 'A' WITH VERSASHEILD ROOF DECK UNDERLAYMENT (UL790),INSTALL PER MANUF. SPEC. & ATI ELVALUATION SERVICE CODECOMPLIANCE RESEARCH REPORT CCRR-0142.-APPROX 550 LBS/SQ.-10" EXPOSURE-1/4" -3/8" THICKNESS2 BUILT-UP ROOFING SYSTEM WITH PEA GRAVEL INSTALLED PERMANUFACTURERS SPECS, CLASS 'A' RATED3 GUTTERS AND DOWNSPOUTS SHALL BE PROVIDED AS REQUIRED4 FIREPLACE CHIMNEY CAP, PER DTL 17/A9415 ROOF AREA DRAIN W/ OVERFLOW, SEE 7/A9106 ROOF ACCESS HATCH, SEE 8/A9107 MECH EQUIPMENT/CONDENSER8 2 LAYERS OF UNDERLAYMENT REQUIRED FOR ROOF SLOPES LESSTHAN 4:12, TYPICALSPACE REQUIREMENTS [CEC 110.10(B)]:DESIGNATED SOLAR ZONE SHALL BE LOCATED ON THE ROOF OROVERHANG OF THE BUILDING.TOTAL AREA THE DESIGNATED SOLAR ZONE SHALL BE NOT LESS THAN250 SQUARE FEET AND SHALL BE COMPRISED OF AREAS NOT LESSTHAN 80 SQUARE FEET, EACH.THE DESIGNATED SOLAR ZONE SHALL HAVE A MINIMUM DIMENSIONOF 5 FEET ON ALL SIDES.THE DESIGNATED SOLAR ZONE SHALL BE UNSHADED,UN-PENETRATED, AND FREE OF ANY OBSTRUCTIONS.INTERCONNECTION [CEC 110.10(C)]:A PATHWAY SHALL BE PROVIDED FOR ROUTING CONDUIT FROM THESOLAR ZONE TO THE MAIN SERVICE PANEL.A PATHWAY SHALL BE PROVIDED FOR ROUTING OF PLUMBINGFROM THE SOLAR ZONE TO THE WATER-HEATING SYSTEM.DOCUMENTATION [CEC 110.10(D)]:A COPY OF THE CONSTRUCTION DOCUMENTS OR A COMPARABLEDOCUMENT INDICATING THE DESIGNATED SOLAR ZONE ANDINTERCONNECTION PATHWAY INFORMATION SHALL BE PROVIDEDTO THE OCCUPANT.MAIN ELECTRICAL SERVICE PANEL [CEC 110.10(E)]:MAIN ELECTRICAL SERVICE PANEL SHALL HAVE A MINIMUM BUSBARRATING OF 200 AMPSMAIN ELECTRICAL SERVICE PANEL SHALL HAVE A RESERVED SPACETO ALLOW FOR THE INSTALLATION OF A DOUBLE POLE CIRCUITBREAKER FOR A FUTURE SOLAR ELECTRIC INSTALLATION. THERESERVED SPACE SHALL BE POSITIONED AT THE OPPOSITE (LOAD)END FROM THE INPUT FEEDER LOCATION OR MAIN CIRCUITLOCATION. THE RESERVED SPACE SHALL BE PERMANENTLY MARKEDAS "FOR FUTURE SOLAR ELECTRIC".DESIGNATED SOLAR ZONEALL LOW-RISE RESIDENTIAL BUILDINGS SHALL HAVE A PHOTOVOLTAIC(PV) SYSTEM MEETING THE MINIMUM QUALIFICATION REQUIREMENTS ASSPECIFIED IN JOINT APPENDIX JA11, WITH ANNUAL ELECTRICAL OUTPUTUSAGE AS DETERMINED BY EQUATION 150.1-C: [CEC 150.1-C]PHOTOVOLTAIC REQ'SNORTH33
24'-0"8'-2"9'-8"7'-1"8'-2"FS 13.25'2ND FS 24.17CITY MAX ALLOWABLE FLAT ROOF 36.8'HDRHDRPROPERTY LINEPROPERTY LINESETBACKSETBACK134567835.75' TOP OF PARAPET 35.41' TOP OF SHTG37.41' TOP OF CHIMNEYPROPERTY LINE @ VIACITY MAX ALLOWABLE PITCH ROOF 41.8'5'-0"ESTABLISHED GRADE 12.8'2'-3"(EAVE O.H.)TPTP1AA94013A9413A9411A94215A94124'-0"HOA MAX ALLOWABLE5'-0"HOA MAX ALLOWABLE PITCHED ROOF 41.38'AVG CURB 12.38'@ BAYFLAT ROOF 36.38'23'-3 1/2"TO RIDGE 36.09'24'-0"8'-2"9'-8"7'-1"8'-2"FS 13.252ND FS 24.17 CITY MAX ALLOWABLE FLAT ROOF 36.8'HDRTPHDRTP8156323PROPERTY LINESETBACKSETBACKPROPERTY LINE35.75' TOP OF PARAPET 35.41' TOP OF SHTG37.41' TOP OF CHIMNEY5'-0"CITY MAX ALLOWABLE PITCHED ROOF 41.8'24'-0"8'-2"9'-8"7'-1"8'-2"FS 13.252ND FS 24.17HOA MAX ALLOWABLE FLAT ROOF 36.38'HDRTPHDRTP5'-0"HOA MAX ALLOWABLE PITCHED ROOF 41.38'ESTABLISHEDAVG CURB 12.38 35.41' TOP OF SHTG 34.54' TOP OF SHTG2'-0"1'-6"5'-0 1/2"(SHUTTER O.H.)7'-0"(EAVE O.H.)13'-8 1/2"(EAVE O.H.)12'-7"(ROOF O.H.)TPHDR6'-4 1/2"5'-9"15A94113A9411AA9401BA9401DA9401CA9403A94112A941GRADE 12.8023'-3 1/2" TO RIDGE 36.09'JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIAS TA TEOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSEXTERIORELEVATIONSSCALE : 1/4" = 1'-0"A260EXT. ELEVATION KEYNOTESEXTERIOR ELEVATION NOTESA. REFER TO GENERAL NOTES SHEETS FOR THE GENERALCONSTRUCTION METHODS AND CONDITIONS.B. ALL VERTICAL DIMENSIONS SHOWN ARE FROM FINISH FLOOR (TOPOF STRUCTURAL SHEATHING) U.N.O.C. REFER TO CIVIL AND HARDSCAPE PLANS FOR FINISH GRADE ELEVS.AND STEP LOCATIONS.D. WINDOW HEADERS ARE AT 7'-1" U.N.O.SYMBOLXX1 7/8" MIN. EXTERIOR CEMENT PLASTER, SMOOTH TROWEL FINISH2 VERTICAL SHIPLAP SIDING, 3/8" SQUARE GROOVE3 EXTERIOR LIGHT FIXTURE PER OWNERS SELECTION4 WOOD TRIM, NATURAL WEATHERED FINISH5 WOOD RAFTER TAIL6 PLASTER FINISHED FIREPLACE CHIMNEY CAP, PER DTL 17/A9417 CR METAL HALF-ROUND ROOF GUTTER, DOWNSPOUTS AS REQ'D8 NATURAL SLATE SHINGLES (GRAY-GREEN COLOR) (+600LBS PERSQUARE), CLASS 'A' FIRE RATED .GRADE/SLOPE CALCSGRADE ESTABLISHMENT, PER ZONING CODE 20.30.050ESTABLISHMENT OF SLOPE:(13.00 - 12.54) / 113.42 = 0.4%ESTABLISHMENT OF GRADE (5% SLOPE OR LESS):(13.00 + 13.10 + 12.55 + 12.54) / 4 = 12.80AVERAGE CURB HEIGHT, PER LICA REQUIREMENTS(12.50 + 12.25) / 2 = 12.38AVERAGE CURB HEIGHT GOVERNS AS MORE RESTRICTIVELEFT ELEVATION1 FRONT ELEVATION2 11111111111134
24'-0"8'-2"9'-8"7'-1"8'-2" 1ST FS 13.25'2ND FS 24.17CITY MAX ALLOWABLE FLAT ROOF 36.8'HDRTPHDRTPPROPERTY LINEPROPERTY LINESETBACK65128SETBACK24'-0"8'-6"10'-0"7'-1"8'-2"GARAGE FS 12.752ND FS 24.17HOA MAX ALLOWABLE FLAT ROOF 36.38'HDRTPHDRTP16'-2"AVG CURB 12.38335.75' TOP OF PARAPET 35.41' TOP OF SHTG37.41' TOP OF CHIMNEY 35.41' TOP OF SHTG5'-0"CITY MAX ALLOWABLE SLOPED ROOF 41.8'HOA MAX ALLOWABLE SLOPED ROOF 41.38'5'-0"ESTABLISHED1'-6"2'-0"10'-2 1/2"(EAVE O.H.)3'-8 1/2"(EAVE O.H.)1'-8 1/2"(SHUTTER O.H.)9'-1"(ROOF O.H.)11A9419A9417A94116A9411BA9407'-0"GRADE 12.8'23'-3 1/2"TO RIDGE 36.09'24'-0"8'-2"9'-8"7'-1"8'-2"FS 13.25'2ND FS 24.17CITY MAX ALLOWABLEHDRHDRPROPERTY LINEPROPERTY LINESETBACKSETBACK134567835.75' TOP OF PARAPET 35.41' TOP OF SHTG37.41' TOP OF CHIMNEYTPTPESTABLISHEDCITY MAX ALLOWABLE PITCH ROOF 41.8'5'-0"2'-0"2'-3"(EAVE O.H.)5'-10 1/2"(EAVE O.H.)1CA9403A9417A94111A9419A941GRADE 12.8'FLAT ROOF 36.8'24'-0"HOA MAX ALLOWABLE FLAT ROOF 36.38'AVG CURB 12.38HOA MAX ALLOWABLE SLOPED ROOF 41.38'5'-0"23'-3 1/2"TO RIDGE 36.09'EXTERIORELEVATIONSSCALE : 1/4" = 1'-0"A261JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSEXT. ELEVATION KEYNOTESEXTERIOR ELEVATION NOTESA. REFER TO GENERAL NOTES SHEETS FOR THE GENERALCONSTRUCTION METHODS AND CONDITIONS.B. ALL VERTICAL DIMENSIONS SHOWN ARE FROM FINISH FLOOR (TOPOF STRUCTURAL SHEATHING) U.N.O.C. REFER TO CIVIL AND HARDSCAPE PLANS FOR FINISH GRADE ELEVS.AND STEP LOCATIONS.D. WINDOW HEADERS ARE AT 7'-1" U.N.O.SYMBOLXX1 7/8" MIN. EXTERIOR CEMENT PLASTER, SMOOTH TROWEL FINISH2 VERTICAL SHIPLAP SIDING, 3/8" SQUARE GROOVE3 EXTERIOR LIGHT FIXTURE PER OWNERS SELECTION4 WOOD TRIM, NATURAL WEATHERED FINISH5 WOOD RAFTER TAIL6 PLASTER FINISHED FIREPLACE CHIMNEY CAP, PER DTL 17/A9417 CR METAL HALF-ROUND ROOF GUTTER, DOWNSPOUTS AS REQ'D8 NATURAL SLATE SHINGLES (GRAY-GREEN COLOR) (+600LBS PERSQUARE), CLASS 'A' FIRE RATED .GRADE/SLOPE CALCSGRADE ESTABLISHMENT, PER ZONING CODE 20.30.050ESTABLISHMENT OF SLOPE:(13.00 - 12.54) / 113.42 = 0.4%ESTABLISHMENT OF GRADE (5% SLOPE OR LESS):(13.00 + 13.10 + 12.55 + 12.54) / 4 = 12.80AVERAGE CURB HEIGHT, PER LICA REQUIREMENTS(12.50 + 12.25) / 2 = 12.38AVERAGE CURB HEIGHT GOVERNS AS MORE RESTRICTIVERIGHT ELEVATION3 REAR ELEVATION4 11111111111135
24'-0"8'-2"9'-8"7'-1"8'-2"FS 13.252ND FS 24.17 CITY MAX ALLOWABLE FLAT ROOF 36.8'HDRTPHDRTPPROPERTY LINEPROPERTY LINE15636MECH ROOF WELL3 CAR GARAGE100SCULLERY109KITCHEN110BDRM 3201BDRM 2207LNDRY210MASTER CLST211MASTER BATH215MASTER CLST211SETBACKSETBACKESTABLISHED5'-0"CITY MAX ALLOWABLE PITCH ROOF 41.8'24'-0"8'-2"9'-8"7'-1"8'-2"FS 13.252ND FS 24.17HOA MAX ALLOWABLE FLAT ROOF 36.38'HDRTPHDRTPAVG CURB 12.385'-0"HOA MAX ALLOWABLE PITCH ROOF 41.38'35.75' TOP OF PARAPET 35.41' TOP OF SHTG12'-2"(EAVE O.H.)4'-4"(EAVE O.H.)2'-4 1/2"(SHUTTER O.H.)11'-1"(ROOF O.H.)12A9508A95010'-11"POWDER106GRADE 12.8'24'-0"8'-2"9'-8"5'-3"8'-2"FS 13.25'2ND FS 24.17CITY MAX ALLOWABLE FLAT ROOF 36.8'HDRHDRPROPERTY LINEPROPERTY LINE1245SETBACKSETBACKBA 4208FOYER102HALL104STO.105HALL2053TPTPESTABLISHEDCITY MAX ALLOWABLE PITCH ROOF 41.8'5'-0"35.75' TOP OF PARAPET2'-3"(EAVE O.H.)3'-8 1/2"(EAVE O.H.)7'-0"(MIN. CLEAR)7'-1"8'-2"2ND FS 24.17HDRTP7A9508A9506A95012A95010'-11"GRADE 12.8'24'-0"HOA MAX ALLOWABLE FLAT ROOF 36.38'AVG CURB 12.385'-0"HOA MAX ALLOWABLE PITCH ROOF 41.38'JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSBUILDINGSECTIONSSCALE : 1/4" = 1'-0"A270BUILDING SECTION NOTESA. REFER TO GENERAL NOTES SHEETS FOR THE GENERALCONSTRUCTION METHODS AND CONDITIONS.B. ALL VERTICAL DIMENSIONS SHOWN ARE FROM FINISH FLOOR (TOPOF SHEATHING) U.N.O.C. REFER TO CIVIL AND HARDSCAPE PLANS FOR FINISH GRADE ELEVS.AND STEP LOCATIONS.D. THE FOUNDATION AND FRAMING ELEMENTS SHOWN ARE FORREFERENCE ONLY. REFER TO THE STRUCTURAL PLANS, DETAILS ANDCALCULATIONS FOR ALL STRUCTURAL INFORMATION.E. PROVIDE FIREBLOCKING AND DRAFT STOPS AT FURRED SPACES PERCODE.F. INSULATION REQUIREMENTS PER T-24 ENERGY REPORT:R-13 INSULATION IN EXTERIOR WALLS TYP.R-19 INSULATION IN RAISED WOOD FLOOR SPACE TYP.R-30 INSULATION IN CEILING SPACE TYP.(R-30 HIGH DENSITY 7.25" THICK "ROXUL COMFORTBATT" INSULATION AS NEEDED.)G. WINDOW HEADERS ARE AT 8'-0" TYP. U.N.O. ON ELEVATIONS ORPLANS.BLDG SECTION KEYNOTESSYMBOLXX1 ROOF SHEATHING : REFER TO FRAMING PLANS2 ROOF RAFTERS : REFER TO FRAMING PLANS3 CEILING JOISTS : REFER TO FRAMING PLANS4 SLAB ON GRADE : REFER TO FOUNDATION PLAN5 INTERIOR FINISH :INTERIOR WALLS SHALL BE COVERED WITH ONE LAYER 1/2" THICKMIN. GYPSUM WALLBOARD, SCREWED DIRECTLY TO STUDS ANDJOISTS, WITH ALL SEAMS TAPED AND FILLED FLUSH WITH APPROVEDJOINT COMPOUND, PER MANUF SPECS, UNLESS NOTED OTHERWISE. PROVIDE WATER RESISTANT GYPSUM WALLBOARD ATALL BATH AND KITCHEN AREAS.INTERIOR FLOORS SHALL BE FINISHED WITH WOOD, OR THINSET TILEIN WET AREAS, PER INTERIOR DESIGNER SPECIFICATIONS. GARAGEAND MECHANICAL ROOM(S) FLOORS TO BE FINISHED CONCRETE.6 OCCUPANCY SEPARATION:MINIMUM 1/2" GYPSUM BOARD AT ALL GARAGE WALLS & CEILINGS. MINIMUM 5/8" TYPE 'X' GYPSUM BOARD AT GARAGECEILINGS BELOW HABITABLE SPACE PER CRC R302.6.DUCTS PENETRATING WALL OR CEILING SEPARATIONS SHALL BECONSTRUCTED OF MINIMUM 26 GAUGE SHEET METAL AND SHALLHAVE NO OPENINGS INTO THE GARAGE, PER CRC 302.5.2.GRADE/SLOPE CALCSGRADE ESTABLISHMENT, PER ZONING CODE 20.30.050ESTABLISHMENT OF SLOPE:(13.00 - 12.54) / 113.42 = 0.4%ESTABLISHMENT OF GRADE (5% SLOPE OR LESS):(13.00 + 13.10 + 12.55 + 12.54) / 4 = 12.80AVERAGE CURB HEIGHT, PER LICA REQUIREMENTS(12.50 + 12.25) / 2 = 12.38AVERAGE CURB HEIGHT GOVERNS AS MORE RESTRICTIVESECTIONA SECTIONB 1111111136
24'-0"8'-2"9'-8"7'-1"8'-2"FS 13.252ND FS 24.17HDRTPHDRTPPROPERTY LINEPROPERTY LINESETBACKSETBACKOFFICE213HALL212MASTER CLST211DINING107SCULLERY10841235ESTABLISHEDCITY MAX ALLOWABLE FLAT ROOF 36.8'CITY MAX ALLOWABLE PITCH ROOF 41.8'2'-3"(EAVE O.H.)11'-2 1/2"(EAVE O.H.)5'-0" 35.41' TOP OF SHTG5'-9"6'-4 1/2"2ND FS 24.17HDRTPGRADE 12.8'24'-0"HOA MAX ALLOWABLE FLAT ROOF 36.38'AVG CURB 12.385'-0"HOA MAX ALLOWABLE PITCH ROOF 41.38'24'-0"8'-2"9'-8"7'-1"8'-2"FS 13.25'2ND FS 24.17CITY MAX ALLOWABLE FLAT ROOF 36.8'HDRTPHDRTPPROPERTY LINE41235PROPERTY LINESETBACKSETBACKEXERCISE/BDRM 4209LOUNGE103HALL104MECH/ STORAGE105MASTER CLST211 35.41' TOP OF SHTGCITY MAX ALLOWABLE PITCH ROOF 41.8'2'-3"(EAVE O.H.)4'-4"(EAVE O.H.)ESTABLISHED5'-0"GRADE 12.8'24'-0"HOA MAX ALLOWABLE FLAT ROOF 36.38'AVG CURB 12.385'-0"HOA MAX ALLOWABLE PITCH ROOF 41.38'BUILDINGSECTIONSSCALE : 1/4" = 1'-0"A271JOB # : 1710REVISIONS11 . 17 . 20C-32314CALIFORNIASTAT EOFTCETIHCRADESNECILCHARLES E. d'ARCY IIIFEBRUARY 28, 2021RENEWAL DATE941 VIA LIDO SOUDLIDO SOUD RESIDENCENEWPORT BEACH, CA 9266301 . 06 . 2021CDP REVISIONSSECTIOND BUILDING SECTION NOTESA. REFER TO GENERAL NOTES SHEETS FOR THE GENERALCONSTRUCTION METHODS AND CONDITIONS.B. ALL VERTICAL DIMENSIONS SHOWN ARE FROM FINISH FLOOR (TOPOF SHEATHING) U.N.O.C. REFER TO CIVIL AND HARDSCAPE PLANS FOR FINISH GRADE ELEVS.AND STEP LOCATIONS.D. THE FOUNDATION AND FRAMING ELEMENTS SHOWN ARE FORREFERENCE ONLY. REFER TO THE STRUCTURAL PLANS, DETAILS ANDCALCULATIONS FOR ALL STRUCTURAL INFORMATION.E. PROVIDE FIREBLOCKING AND DRAFT STOPS AT FURRED SPACES PERCODE.F. INSULATION REQUIREMENTS PER T-24 ENERGY REPORT:R-13 INSULATION IN EXTERIOR WALLS TYP.R-19 INSULATION IN RAISED WOOD FLOOR SPACE TYP.R-30 INSULATION IN CEILING SPACE TYP.(R-30 HIGH DENSITY 7.25" THICK "ROXUL COMFORTBATT" INSULATION AS NEEDED.)G. WINDOW HEADERS ARE AT 8'-0" TYP. U.N.O. ON ELEVATIONS ORPLANS.BLDG SECTION KEYNOTESSYMBOLXX1 ROOF SHEATHING : REFER TO FRAMING PLANS2 ROOF RAFTERS : REFER TO FRAMING PLANS3 CEILING JOISTS : REFER TO FRAMING PLANS4 SLAB ON GRADE : REFER TO FOUNDATION PLAN5 INTERIOR FINISH :INTERIOR WALLS SHALL BE COVERED WITH ONE LAYER 1/2" THICKMIN. GYPSUM WALLBOARD, SCREWED DIRECTLY TO STUDS ANDJOISTS, WITH ALL SEAMS TAPED AND FILLED FLUSH WITH APPROVEDJOINT COMPOUND, PER MANUF SPECS, UNLESS NOTED OTHERWISE. PROVIDE WATER RESISTANT GYPSUM WALLBOARD ATALL BATH AND KITCHEN AREAS.INTERIOR FLOORS SHALL BE FINISHED WITH WOOD, OR THINSET TILEIN WET AREAS, PER INTERIOR DESIGNER SPECIFICATIONS. GARAGEAND MECHANICAL ROOM(S) FLOORS TO BE FINISHED CONCRETE.6 OCCUPANCY SEPARATION:MINIMUM 1/2" GYPSUM BOARD AT ALL GARAGE WALLS & CEILINGS. MINIMUM 5/8" TYPE 'X' GYPSUM BOARD AT GARAGECEILINGS BELOW HABITABLE SPACE PER CRC R302.6.DUCTS PENETRATING WALL OR CEILING SEPARATIONS SHALL BECONSTRUCTED OF MINIMUM 26 GAUGE SHEET METAL AND SHALLHAVE NO OPENINGS INTO THE GARAGE, PER CRC 302.5.2.GRADE/SLOPE CALCSGRADE ESTABLISHMENT, PER ZONING CODE 20.30.050ESTABLISHMENT OF SLOPE:(13.00 - 12.54) / 113.42 = 0.4%ESTABLISHMENT OF GRADE (5% SLOPE OR LESS):(13.00 + 13.10 + 12.55 + 12.54) / 4 = 12.80AVERAGE CURB HEIGHT, PER LICA REQUIREMENTS(12.50 + 12.25) / 2 = 12.38AVERAGE CURB HEIGHT GOVERNS AS MORE RESTRICTIVESECTIONC 1111111111137
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