HomeMy WebLinkAboutPA2023-0018_20230329_CDP Resubmittal 42x30DETAIL REFERENCE
SHEET NUMBER
SECTION INDICATOR
REVISION NUMBER
REVISION REFERENCE
PLAN NOTE REFERENCE NUMBER
FLOOR PLAN, SOFFIT/UTILITY,
&ELEVATION KEYNOTE
SECTION INDICATOR
SHEET NUMBER
BUILDING SECTION
PROPOSED USE: NEW DUPLEX
NUMBER OF STORIES: 3
CONSTRUCTION TYPE: V-B
OCCUPANCY: R-1 DWELLINGS, U- GARAGES
FIRE SPRINKLERS: REQUIRED, CRC SEC. R313.3
SYSTEM - NFPA 13D SYSTEM
THROUGHOUT INCLUDING ATTIC
PER R309.6, R313.1, R313.2 & R313.3
ABBREVIATIONS
X
X
X
X X X
WITHOUTW/O
WROUGHT IRONWI
WATER HEATERWH
WINDOWWDW
WOODWD
WATER CLOSETWC
WITHW/
WASHERW
VERTICALVERT
UNLESS OTHERWISE NOTEDUON
UNFINISHEDUNFIN
UNIFORM BUILDING CODEUBC
TYPICALTYP
TELEVISIONTV
TOP OF WALLTOW
TOP OF PAVINGTOP
TOP OF MASONRYTOM
TOP OF CURBTOC
TONGUE AND GROOVET & G
TELEPHONETEL
TRASH COMPACTORTC
T & B TOP AND BOTTOM
SQUARESQ
STANDARDSTD
STAGGEREDSTAG
SERVICE SINKSS
SHELF AND POLES & P
SLIDINGSL
SIMILARSIM
SHOWERSHOW
SHEATHINGSHTG
SINGLE HUNGSH
SELECT STRUCTURALSS
SC SOLID CORE
ROUGH OPENINGRO
ROOF JOISTRJ
REQUIREDREQ'D
REINFORCINGREINF
REFRIGERATORREFR
REDWOODRDWD
ROOF DRAINRD
RETURN AIR GRILLERAG
RADIUSR
POLY VINYL CHLORIDEPVC
PRESSURE TREATEDPTDF
POUNDS/SQUARE INCHPSI
POUNDS/SQUARE FOOTPSF
PAIRPR
PLYWOODPLYWD
PUSH-BUTTONPB
OPTIONALOPT
OPPOSITEOPP
ON CENTEROC
NOT TO SCALENTS
NUMBERNO
NOT IN CONTRACTNIC
NG NATURAL GRADE
MASONRY OPENINGMO
MINIMUMMIN
MANUFACTURERMFR
MEDICINE CABINETMC
MACHINE BOLTMB
MAXIMUMMAX
MASONRYMAS
LAG BOLTLB
INTERIORINT
INSUL INSULATION
HORIZONTALHORIZ
HEADERHDR
HC HOLLOW CORE
GLUE LAMINATED BEAMGLB
GARBAGE DISPOSALGD
GALVANIZEDGALV
GAUGEGA
FOOTINGFTG
FOOT/FEETFT
FACE OF STUDFOS
FACE OF MASONRYFOM
FLUORESCENTFLUOR
FLOORFLR
FLOOR JOISTFJ
FINISHFIN
FUEL GAS / FINISH GRADEFG
FINISH FLOORFF
FOUNDATIONFDN
FORCED AIR UNITFAU
EXTERIOREXT
EACH WAYEW
EQUIPMENTEQUIP
EQUALEQ
ELEVATORELEV
EA EACH
DOWNSPOUTDS
DRAWINGDWG
DOWNDN
DOUBLE HUNGDH
DIMENSIONDIM
DIAGONALDIAG
DIAMETERDIA
DETAILDET
DRINKING FOUNTAINDF
DOUBLEDBL
D DRYER
CONT CONTINUOUS
CONST CONSTRUCTION
CONC CONCRETE
COL COLUMN
CLR CLEAR
CLG CEILING
CJ CEILING JOIST
CI CAST IRON
BTM BOTTOM
BM BEAM
BLKG BLOCKING
BLDG BUILDING
APPROXIMATELYAPPROX
ALUMINUMAL
ALTERNATEALT
AIR CONDITIONINGA/C
ANCHOR BOLTAB
DOUGLAS FIR
AD AREA DRAIN
CURTAINCURT
DR DOOR
EL ELEVATION
FD FLOOR DRAIN
DISPOSALDISP
GI GALVANIZED IRON
GL GLASS / GLAZING
LTWT LIGHTWEIGHT
OSA OUTSIDE AIR
TB TOWEL BAR
TPD TOILET PAPER DISPENSER
TEMPERED GLASSTEMP GL
VTR VENT THROUGH ROOF
V VOLTSGYPSUM WALLBOARDGYP BD
A4.1 BUILDING SECTIONS (1/4" = 1'-0")
ARCHITECTURAL
A3.1
PROJECT DATA
CODE COMPLIANCE:
SPECIAL INSTRUCTIONS: FIRE SPRINKLER SYSTEM - NFPA 13D
OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF
SHEATHING INSPECTION
2019 CALIFORNIA RESIDENTIAL CODE
2019 CALIFORNIA MECHANICAL CODE
2019 CALIFORNIA PLUMBING CODE
2019 CALIFORNIA ELECTRICAL CODE
2019 CALIFORNIA ENERGY CODE
2019 CALIFORNIA GREEN BUILDING
STANDARDS CODE
2019 CALIFORNIA ENERGY EFFICIENCY
STANDARDS CODE
CITY OF NEWPORT BEACH REGULATIONS
AND ORDINANCES
A4.2
A4.3
RITNER GROUP, INC.
503 32ND STREET, SUITE 130
NEWPORT BEACH, CA 92663
(949) 584-8987PHONE:
ARCHITECT
RON RITNERCONTACT:
OWNER:
LAGUNA HILLS, CA 92653
Email:
WILLIAM GUIDERO DESIGN
425 30th STREET #23
NEWPORT BEACH, CA 92663
(949) 675-2626PHONE:
BILL GUIDEROCONTACT:
STRUCTURAL
RIGHT ENGINEERING
26040 ACERO SUITE 100
MISSION VIEJO, CA 92691
(949) 855-2300PHONE:
CONTACT: RAID GHOULI
INDEX OF DRAWINGS
COVER SHEET
A5.1 EXTERIOR ELEVATIONS (1/4" = 1'-0")
PROJECT DIRECTORY
BARNARD FAMILY TRUST
26081 MERIT CIRCLE #113
CONTACT: STEPANIE BARNARD
A2.2
THIRD LEVEL FLOOR PLAN (1/4" = 1'-0")A2.3
DEFERRED SUBMITTALS: FIRE SPRINKLER - NFPA 13D SYSTEM
THROUGHOUT INCLUDING ATTIC
HVAC EQUIPMENT AND DUCTWORK
ENCROACHMENT PERMIT
PLOT REFERENCE DATE: 03-29-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
C1.1
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-COVER
O:
\
2
0
2
2
-
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RR
22012
Lot 4, Block 39
Pr
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S
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0
3
-
2
9
-
2
3
PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
N
ROOF PLAN (1/4" = 1'-0")
BUILDING SECTIONS (1/4" = 1'-0")
BUILDING SECTIONS (1/4" = 1'-0")
GENERAL NOTES:
1.THE UTILITY CONSULTING ENGINEER IS TO ATTEND
ON-SITE MEETINGS WITH THE UTILITY COMPANIES
TO DETERMINE ALLOWABLE LOCATIONS. A
MINIMUM OF 48 HOURS WRITTEN NOTICE FOR
THE MEETING IS REQUIRED.
2.REQUIRED HERS TESTING AND/OR VERIFICATION MUST BE
DONE BY A CERTIFIED HOME ENERGY RATER UNDER THE
SUPERVISION OF A CEC-APPROVED HERS PROVIDER USING
CEC APPROVED TESTING AND/OR VERIFICATION METHODS
AND MUST BE REPORTED ON THE CF-4R INSTALLATION
CERTIFICATE.
3.ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT
BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL
REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND
RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE
PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTAC
YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT
OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.
4.PRIOR TO PERFORMING ANY WORK IN THE CITY
RIGHT-OF-WAY
AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE
PUBLIC WORKS DEPARTMENT.
5.A Cal-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS
DEEPER THAN 5'-0" AND FOR SHORING AND UNDERPINNING.
CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT.
6.THE PROJECT LANDSCAPE AREA SHALL BE LESS THAN 500 sf
7.POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER
FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS
AND PERMITS.
8.FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS
AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT
EXCEED 42" FROM EXISTING GRADE PRIOR TO CONSTRUCTION
WITHIN THE REQUIRED FRONT YARD SETBACK AREA.
9.ALL PERMITS RELATED TO THE PROPOSED PROJECT SHALL BE
ISSUED AT THE SAME TIME, OR SEPARATE PLANS AND PLAN
REVIEW WILL BE REQUIRED FOR ITEMS NOT ISSUED WITH THIS
REVIEW.
a.ACCESSORY STRUCTURES, DETACHED PATIO COVERS AND
TRELLIS
b.MASONRY OR CONCRETE FENCES OVER 3.5 FT HIGH
c.RETAINING WALLS OVER 4' FROM BOTTOM OF FOUNDATION TO
TOP OF WALL
RECYCLE AND OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE
NON-HAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN
ACCORDANCE WITH SECTION 4.408.1 CalGreen CODE.
DEFERRED SUBMITTAL TO BE REVIEWED BY PROJECT ARCHITECT
OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL
FOR PLAN CHECK OR APPROVAL BY THE CITY.
PROJECT DESCRIPTION:
10.
11.
SOILS
EGA CONSULTANTS
375-C MONTE VISTA AVENUE
COSTA MESA, CA 92627
(949) 642-9309PHONE:
DAVID WORTHINGTONCONTACT:
CIVIL
FORKERT ENGINEERING INC.
22311 BROOKHURST ST. # 203
HUNTINGTON BEACH, CA 62646
(714) 963-6793PHONE:
CONTACT: THOMAS RUIZ
T-24
HERITAGE ENERGY GROUP
470 WALD
IRVINE, CA 92618
(949) 789-7221PHONE:
RUDY SAINSCONTACT:
LANDSCAPE
ERIC FENMORE
2732 EAST COAST HIGHWAY SUITE A
CORONA DEL MAR, CA 92625
(949) 673-5450PHONE:
CONTACT: ERIC FENMORE
C1.1 COVER SHEET
LEGEND
INSPECTION PROGRAM:
1.DEPUTY INSPECTORS ARE REQUIRED TO BE REGISTERED WITH
THE CITY OF NEWPORT BEACH.
PORTION OF WORK REQUIRING INSPECTION CONTINUOUS PERIODIC DESCRIPTION, LOCATIONS, REMARKS, ETC.
X ---EXPANSION / EPOXY ANCHORS
X ---ALL STRUCTURAL WELDING
---XSHEAR WALL NAILING
---XSTRUCTURAL MASONRY GROUTING, STEM AND FOOTING REINF.
VICINITY MAP
2.SPECIAL AND / OR DEPUTY INSPECTIONS SHALL BE PROVIDED
DURING CONSTRUCTION ON THE FOLLOWING TYPES OF WORK:
---
---
---
"HERS" VERIFICATION ---X
A5.2 EXTERIOR ELEVATIONS (1/4" = 1'-0")
SP-1 ARCHITECTURAL SITE PLAN (1/4" = 1'-0")
SECOND LEVEL FLOOR PLAN (1/4" = 1'-0")
ZONING: R-2
A2.1 MAIN LEVEL FLOOR PLAN (1/4" = 1'-0")
PROJECT
SITE
PROJECT ADDRESS
3907 SEASHORE DRIVE
NEWPORT BEACH, CA. 92663
ASSESOR'S PARCEL NUMBER: 423-326-05
LOT 4, BLOCK 39 - BOOK 3, PAGE 31
CIVIL
C-4
C-2
EROSION CONTROL PLAN
PRECISE GRADING PLAN
A9.1 MAIN LEVEL & SECOND LEVEL OVERLAY PLANS (1/4" = 1'-0")
SOILS REPORT: PREPARED BY: EGA CONSULTANTS
REPORT No WG411.1 DATED 12-13-22
PROJECT SCOPE:
DEMOLITION OF EXISTING TWO-STORY DUPLEX, GARAGE AND
ASSOCIATED LANDSCAPING.
CONSTRUCT NEW THREE-STORY 2,436 s.f. DUPLEX WITH AN
ATTACHED 390 s.f. TWO CAR GARAGE AND TWO CAR CARPORT.
THE PROJECT INCLUDES HARDSCAPE AND SUBSURFACE DRAINAGE
FACILITIES WITHIN THE CONFINES OF THE PRIVATE PROPERTY.
DESIGN
SURVEY
1 OF 1 TOPOGRAPHIC MAP
Allowable Floor Area:
Allowable combined
Exception : Sec 20.48.180.A.1.b.i
Planning Criteria
SETBACKS:
0'Front
5'2nd Front
3'Side Yard 1
MAXIMUM HEIGHT:
24'Flat Roof (less than 3:12 pitch)
29'Pitched Roof (greater than 3:12 pitch)
FAR:
2,024 Sq. Ft.Site Area
MAXIMUM FLOOR AREA LIMIT:
Buildable Area
2,826 Sq. Ft.Buildable Area 1,413 x 2 =
3'Side Yard 2
1,413 Sq. Ft.
Development Standards R-2 Zone
PARKING REQUIREMENTS:
2 Car off Street Parking Minimum
Minimum Interior dimensions for Parking
spaces in residential zoning for a lot width
30'-0" feet or less is 17'-6"x19'-0"
(20.40) City of Newport Beach
Area Tabulation
Living Area:
2 Car Garage
First Level Living
590 Sq.Ft.Second Level Living
568 Sq.Ft.
257 Sq.Ft.Third Level Living
1,415 Sq.Ft.Total Living
Total Building Area
583 Sq.Ft.
-
294 Sq.Ft.
877 Sq.Ft.
Unit A Unit B
414 Sq.Ft.
1,173 Sq.Ft.
568 Sq.Ft.
551 Sq.Ft.
2,292 Sq.Ft.
2,706 Sq.Ft.
Total
71 Sq.Ft.Level 2 Roof Deck 35 Sq.Ft.106 Sq.Ft.
Carport 282 Sq.Ft.
THIRD FLOOR LIMITATIONS:
Only subsection (A)(2)(c) applyFloor & Deck Area:
15' from Front & Rear Setback LinesLocation of Structure:
388 Sq.Ft.Level 3 Roof Deck 304 Sq.Ft.692 Sq.Ft.
459 Sq.Ft.Total Roof Deck 339 Sq.Ft.798 Sq.Ft.
A9.1 THIRD LEVEL & ROOF DECK OVERLAY PLANS (1/4" = 1'-0")
MAP OF THIRD ADDITION TO
NEWPORT BEACH
BLOCK 39
M.M. 3/31
LOT 4
CL
SE
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S
H
O
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D
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CL
ALLEY
LOT 5
[B
A
S
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B
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]
LOT 3
N52°46'30"E 79.46'
N52°46'30"E 79.33'
N3
9
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5
3
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3
0
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W
2
5
.
0
3
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N3
9
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3
5
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3
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W
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0
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20.02'
N3
9
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3
5
'
3
0
"
W
2
4
.
9
7
'
N52°46'30"E
BASIS OF BEARINGS
THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF
SEASHORE DRIVE HAVING A BEARING OF N39°35'30"W PER RECORD OF
SURVEY NO. 2016-1204, R.S.B. 290/47.
VICINITY MAP
BENCHMARK INFORMATION
39
0
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1 1
TITLE REPORT/EASEMENT NOTES
3907 SEASHORE DRIVE
NEWPORT BEACH, CA 92663
(APN: 423-326-05)
NO TITLE REPORT PROVIDED
LEGAL DESCRIPTION
REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS
DESCRIBED AS FOLLOWS:
LOT 4 AND THAT PORTION OF LOT 5 IN BLOCK 39, THIRD
ADDITION TO NEWPORT BEACH, IN THE CITY OF NEWPORT
BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AS PER
MAP RECORDED IN BOOK 3, PAGE 31, OF MISCELLANEOUS
MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID
COUNTY, DESCRIBED AS FOLLOWS:
COMMENCING AT THE MOST EASTERLY CORNER OF LOT 5,
THENCE NORTHWESTERLY ALONG THE EXISTING PROPERTY
LINE, 10 FEET; THENCE IN A SOUTHWESTERLY DIRECTION 25
FEET; THENCE IN A SOUTHEASTERLY DIRECTION, 1 FOOT;
THENCE IN A NORTHEASTERLY DIRECTION, 25 FEET ALONG
THE EXISTING PROPERTY LINES, TO THE POINT OF BEGINNING.
LC
EXISTING ELEVATION
LEGEND
( )
AC ASPHALT PAVEMENT
SEARCHED, FOUND NOTHING; SET
NOTHING
FS
FL
FINISHED SURFACE
FLOWLINE
FFG FINISHED FLOOR GARAGE
CONCRETE SURFACE
T.B.M.TEMPORARY BENCHMARK
SET ON A LEAD & TAG STAMPED 'LS 5133'
ELEVATION = 11.22 FEET
HU
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PAUL D. CRAFT, P.L.S. 8516 DATE
NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE
STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A
LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE
PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING
DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION
REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE
CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,
EITHER EXPRESSED OR IMPLIED.
LICENSE RENEWAL DATE 12/31/22
S
TATEOF CALI F O R NIA
PAUL
D O M INICK
C
R
A
FT
Exp. 12/31/22
No. 8516PROFESSIONALLAND
S
U
R
V
EYOR
FF FINISHED FLOOR
WATER VALVEWV
EG EDGE OF GUTTER
GAS METERGM
CENTERLINE
TS TOP OF STEP
GRAPHIC SCALE
SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY
CORNERS OR OFFSETS BEFORE STARTING GRADING.
PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.
SURVEYOR'S NOTES
BLOCK WALL
NG NATURAL GROUND
BENCHMARK NO: NB2-7-77
DESCRIBED BY OCS 2002 FOUND 3 3\4" OCS
ALUMINUM BENCHMARK DISK STAMPED "NB2-7-77",
SET IN THE SOUTHWEST CORNER OF A 7 FT. BY 4.5
FT.CONCRETE CATCH BASIN. MONUMENT IS
LOCATED IN THE SOUTHEAST CORNER OF THE
INTERSECTION OF SUPERIOR AVENUE AND PACIFIC
COAST HIGHWAY, 400 FT. EASTERLY OF THE
CENTERLINE OF SUPERIOR AVENUE AND 48 FT.
SOUTHERLY OF THE CENTER MEDIAN ALONG PCH.
MONUMENT IS SET LEVEL WITH THE SIDEWALK.
ELEVATION: 8.565 FEET (NAVD88), YEAR LEVELED 2015
FOUND MONUMENT AS NOTED
HEREON
TC TOP OF CURB
WOOD FENCE (WDF)
EPB ELECTRICAL PULL BOX
WATER METERWM
- LEAD AND TAG STAMPED 'LS 5133'
TVLT
SCO SEWER CLEANOUT
MONUMENT NOTES
- LEAD AND TAG STAMPED 'LS 6902'
TELEPHONE VAULT
D
A1-4.2
F
A1-4.3
C
A1-4.1
G
A1-4.3
B
A1-4.1
N52 46'30"E 79.46'
E
A1-4.2
Slope
2%
FS = 11.85
High Point
of Garage
Finish Pad = 10.18
8" concrete
2" sand
4" gravel
Concrete
Garage Slab
A
A1-4.1
N3
9
5
3
'
3
0
"
W
2
5
.
0
3
'
N3
9
3
5
'
3
0
"
W
2
5
.
0
2
'
LOT 5
LOT 3
N52 46'30"E 79.33'
Alley
Se
a
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h
o
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D
r
i
v
e
1'
-
3
"
8'-103
4"8'-103
4"
54'-111
2"
1'-
3
"
1'-3"1'-3"
18
'
-
1
0
"
8'
-
2
"
1'-3"8'-91
2"
54'-111
2"
7'-91
2"
8'
-
2
"
22'-4"
7'-91
2"1'-3"7'-91
2"
32'-71
2"
7'-4"
2
3'-9"6'-0"7'-01
2"
1
8'-6"
76345
Slab Edge Plan SCALE: 1/4" = 1'-0"
SLAB EDGE PLAN
PLOT REFERENCE DATE: 03-29-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A1.1
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
O:
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RR
22012
Lot 4, Block 39
Pr
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S
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0
3
-
2
9
-
2
3
PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
SLOPE
TO DRAIN SLOPE TO DRAIN 1/8" PER
FOOT U.N.O.
FINISH SLAB TO FINISH SLAB
DIMENSION NOTE: REFER TO
CIVIL DRAWINGS FOR
ADDITIONAL SLAB ELEVATION
INFORMATION
SLAB LEGEND
1. THIS ARCHITECTURAL FOUNDATION PLAN IS FOR
DIMENSIONAL INFORMATION ONLY. THE
CONTRACTOR SHALL REFER TO THE STRUCTURAL
FOUNDATION PLAN FOR ALL STRUCTURAL
REQUIREMENTS. THE CONTRACTOR SHALL
NOTIFY THE ARCHITECT IF THERE IS ANY
DISCREPANCY BETWEEN THE ARCHITECTURAL
FOUNDATION PLAN AND THE STRUCTURAL
FOUNDATION PLAN.
2. FOOTINGS SHALL BE EXAMINED AND CERTIFIED IN
WRITING BY THE PROJECT SOIL / GEOLOGY
ENGINEER PRIOR TO EMA INSPECTIONS AND
PLACEMENT OF CONCRETE.
3. VERIFY ALL INFORMATION REGARDING
CONCRETE SLAB, FOUNDATION, AND RETAINING
WALLS, WITH STRUCTURAL AND CIVIL
ENGINEER'S DRAWINGS.
SLAB NOTES
4. REFER TO STRUCTURAL DRAWINGS FOR SHEAR
WALLS AND HOLD DOWN LOCATIONS AND SIZES.
5.DEPRESSED SLAB FOR MATERIAL THICKNESS REFER
TO LEGEND.
6.PROVIDE ELECTRICAL CONDUIT BELOW SLAB FOR FLOOR
OUTLETS, KITCHEN ISLAND OUTLETS AND APPLIANCES.
VERIFY LOCATION WITH INTERIOR DESIGN DRAWINGS
7. SURVEYOUR TO FILE A CORNER RECORD OF SURVEY WITH
THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING
SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO
FOUNDATION INSPECTION.
Dn
9R
5'-2"
Up
10R
Up
17R
Dn
5R
5'-91
2"
51
2"
4'
-
8
"
512"
81
2"
4'-4"
35'-0"
75'-9"
29'-1"
9'-6"20'-0"
5'-10"
8'-51
2"
D
A1-4.2
81
2"
F
A1-4.3
Pdr
5'-10"5'-91
2"
8'-51
2"
54'-111
2"
C
A1-4.1
9'-2"
25'-101
2"
81
2"
G
A1-4.3
19'-31
2"
9'-1"
75'-9"
81
2"
9'-2"10'-10"
34'-111
2"
20'-0"
19'-31
2"
20'-41
2"
35'-0"
81
2"
3'-9"
3'-71
2"
2'-4"
4'-101
2"
7'-01
2"
812"
8'-6"
812"
6'-0"3'-41
2"
13'-4"
18
'
-
1
0
"
81
2"
3'
-
3
1 2"
6'-1"
17
'
-
5
"
3'-0"
B
A1-4.1
CLEAR
Dine
Entry
N52 46'30"E 79.46'
E
A1-4.2
Kitchen
Carport
A
Garage
3'-91
2"3'-3"
F.F. El. 17.25
EL 17.25
High Point
EL 11.85
FS 14.23
TOC 14.23 TOC 12.85FS 13.59
F.S. El. 17.00
Deck
FS 13.32
Dn
4R
19'-0"
Existing
CLEAR
A
A1-4.1
N3
9
5
3
'
3
0
"
W
2
5
.
0
3
'
N3
9
3
5
'
3
0
"
W
2
5
.
0
2
'
3'-3"
LOT 5
LOT 3
N52 46'30"E 79.33'
Se
a
s
h
o
r
e
D
r
i
v
e
4'-9"
21 76345
6'-7"
3'-0"
4'-0"
FS 14.73
Existing
FS 14.73
Existing
FS 13.50
Existing
11.42 FS
11.33 FS
11.27 TC
11.13 FL
11.36 TC
11.17 FL
11.50 FS12.15 FS
1.1%
1.6%
1.6%
0.8%
2.3%
11.50 FS
4.1%
5.5%
2%
1.3%
11.47 FS11.63 FS
1.7%
First Level - Floor Plan SCALE: 1/4" = 1'-0"
MAIN LEVEL
FLOOR PLAN
PLOT REFERENCE DATE: 03-29-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A2.1
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
O:
\
2
0
2
2
-
P
R
O
J
E
C
T
S
\
2
2
0
1
2
\
C
D
\
2
2
0
1
2
-
F
L
O
O
R
Ma
r
c
h
2
9
,
2
0
2
3
BG
RR
22012
Lot 4, Block 39
Pr
o
g
r
e
s
s
S
e
t
/
0
3
-
2
9
-
2
3
PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
Area Tabulation
Living Area:
2 Car Garage
First Level Living
647 Sq.Ft.Second Level Living
588 Sq.Ft.
308 Sq.Ft.Third Level Living
1,543 Sq.Ft.Total Living
Total Building Area
1,413 Sq.Ft. x 2 = 2,826 Sq.Ft.Building Lot Area:
572 Sq.Ft.
-
321 Sq.Ft.
893 Sq.Ft.
Unit A Unit B
390 Sq.Ft.
1,219 Sq.Ft.
588 Sq.Ft.
629 Sq.Ft.
2,436 Sq.Ft.
2,826 Sq.Ft.
Total
max allowable
349 Sq.Ft 25% of BuildableThird Level Roof Area:
Lot Area
312 Sq.Ft.Roof Deck 214 Sq.Ft.326 Sq.Ft.
FLOOR PLAN KEY NOTES
SYMBOLXX
A
Elevation Key
D
C
B
Interior
20.PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST
EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER.
PER CMC.
21.FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OTHER
COMPONENTS SHALL BE LISTED AND INSTALLED IN
ACCORDANCE WITH THEIR LISTING AND MANUFACTURER
INSTRUCTIONS.
22.DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE
TERMINATION OF THE FACTORY-BUILT CHIMNEYS EXCEPT
WHERE SUCH SHROUDS ARE LISTED AND LABELED
FOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEY
SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH
MANUFACTURER'S INSTALLATION INSTRUCTION.
CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE
PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE
MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS
MANDATORY MEASURES.
23.NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESS
THAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUM
OF 30 INCH DIAMETER CIRCLE. PER CPC 408.6
24.HANDRAILS:
a.HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS
SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHES
WITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. R311.7.8.3
item 1
b.HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHES
SHALL COMPLY WITH R311.7.8.3 item 2.
c.HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTION
BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE
LANDING, VOLUTE OR TURNOUT ON LOWEST TREAD.
R311.7.8.2 Exception 1&2.
1 LINE OF CABINET(S) ABOVE
2 CABINET(S)
3 OPEN SHELVES
4 BUILT-IN MILLWORK
5 KITCHEN ISLAND
6 PANTRY WITH SHELVES
7 BROOM CLOSET
8 30" FARM HOUSE SINK WITH
GARBAGE DISPOSAL
9 WOLF 48" GAS RANGE / OVEN
AS SELECTED BY OWNER
10 VENT HOOD TO OUTSIDE AIR
11 WOLF BUILT-IN OVEN AS
SELECTED BY OWNER
12 HEARTH OVEN W/ WARMING DRAWER
AS SELECTED BY OWNER
13 WOLF MICROWAVE OVEN AS
SELECTED BY OWNER
14 SUB-ZERO PRO REFRIGERATOR
SELECTED BY OWNER
14B SU-ZERO 24" UNDER COUNTER REFRIG
SELECTED BY OWNER
15A PERLICK WINE REFRIGERATOR
15B PERLICK 24" BEVERAGE CENTER
15C PERLICK 15" ICE MAKER
16 DISHWASHER AS SELECTED BY OWNER
17 TRASH RECYCLING BIN
WALL LEGENDFLOOR PLAN NOTES
1.SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH
THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL
ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND
SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON
MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND
SHALL BE EQUIPPED WITH A BATTERY BACK UP.
CRC R314 & CRC R315.3
2.ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND
SIMILAR FIXTURES SHALL BE PROVIDED WITH AN
EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfm
CBC 1203.4.2.1, CMC T4-4
3.SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH
PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE
CONTROLS. PER CPC.
4.WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS
OF WATER PER FLUSH, LAVATORIES FAUCETS
NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN
FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI,
SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303
5.WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER
HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT
EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL
BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME.
CGC 4.303.2
6.LANDSCAPE IRRIGATION WATER USE SHALL HAVE
WEATHER BASED CONTROLLERS. CGC 4.304.1
7.PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION
DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED
65% OF THE ETo. (TIER 1)
8.A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE
RECYCLED. CGC 4.408.1
9.THE BUILDER IS TO PROVIDE AN OPERATION MANUAL
(CONTAINING INFORMATION FOR MAINTAINING APPLIANCES,
ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION.
CGC 4.410.1
10.DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO
BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE
COVERED CGC 4.504.1
11.VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN
SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND
4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET
AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2
12.THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19%
BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE
CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS
SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF
WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION.
THE MOISTURE CONTENT MUST BE DETERMINED BY THE
CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC
SECTION 4.505.3
13.BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED
DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A
HUMIDISTAT. CGC 4.506.1
14.IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE
INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN
IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM
R4.2 INSULATION. CGC 5.507.1
15.PROVIDE NON-REMOVABLE BACKFLOW PREVENTION
DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC.
16.PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE
AT WATER HEATERS. PER CPC.
17.HEATING AND AC SHALL BE SIZED AND SELECTED BY
ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT.
THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONE
OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2
18.PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED
CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE
CHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETE
AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION
FORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICAL
TO BE FILED WITH THE APPROVED PLANS.
19.PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD
FRAME FLOOR CONSTRUCTION CONTAINING CONCEALED
SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW
THE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BE
INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE
DOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULD
DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY
EQUAL AREAS. PER CBC.
18 DIRECT VENT TERMINATION CAP
19A PREFABRICATED METAL FIREPLACE:
BY:"ORTAL" MODEL ORTAL MINIMAL
130 TRADITIONAL 42" GAS ONLY
DIRECT VENT OR APPROVED EQUAL.
INSTALL IN ACCORDANCE WITH THE
MANUFACTURER'S PUBLISHED INSTALLATION
INSTRUCTIONS, AND APPLICABLE CODES
ANSI Z21.88/CSA 2.33a
19B PREFABRICATED METAL FIREPLACE:
BY:"MAJESTIC" MODEL ODCOUG-36
MAJESTIC COURTYARD 36 GAS ONLY
OUTDOOR VENT-FREE OR APPROVED
EQ. INSTALL IN ACCORDANCE WITH THE
MANUFACTURER'S PUBLISHED INSTALLATION
INSTRUCTIONS, AND APPLICABLE CODES.
ANSI Z221.97-2014, CSA 2.41-2014
19C PREFABRICATED MODULAR FIREPLACE:
BY: "ISOKERN" MODEL 42" STANDARD
GAS BURNING FIREBOX OR APPROVED
EQUAL INSTALL IN ACCORDANCE WITH THE
MANUFACTURER'S PUBLISHED INSTALLATION
INSTRUCTIONS, AND APPLICABLE CODES.
ICC REPORT NO. ESR-2316
20 FIREPLACE HEARTH
21 STONE VENEER
22 STONE TRIM
23 EXTERIOR FINISH OPENING
24 FLAT DRYWALL OPENING
25 FLAT CASED OPENING
26 3" THICK WOOD SHELVES
27 DECORATIVE WOOD BEAMS
28 SOLID SURFACE COUNTER TOP
29 HANDRAIL
ONE HOUR
CONSTRUCTION
LOW WALL
2 X 6 STUD WALL
2 X 4 STUD WALL
2 X 8 STUD WALL
30 GUARDRAIL
31 LOW WALL
32 LOW LINEN
33 LINE OF STAIR
34 SHELF AND POLE
35 DOUBLE SHELF AND POLE
36 LAVATORY
36B PEDESTAL SINK
37 FREE STANDING TUB
38 MUDSET CERAMIC TILE SEAT
39 HOT MOPPED SHOWER PAN WITH MUDSET
CERAMIC TILED WAINSCOT TO 84" AFF W/
PRESSURE BALANCE THERMOSTATIC
MIXING VALVE
40 BUILT-IN SOAP NICHE
41 TEMPERED GLASS SHOWER DOOR
42 TUB / SHOWER WITH MUDSET
CERAMIC TILED WAINSCOT WITH
PRESSURE BALANCE THERMOSTATIC
MIXING VALVE
43 MEDICINE CABINET
44 WATER CLOSET TO BE 30" MIN WIDE WITH
24" IN FRONT OF TOILET. LOW FLUSH
TOILETS 1.28 GALLONS PER FLUSH
45 BAR SINK
46 LAUNDRY SINK
47 WASHER SPACE. PROVIDE RECESSED HOT AND
COLD WATER BIBBS, PROVIDE FLOOR DRAIN.
48 DRYER SPACE. PROVIDE DRYER VENT TO
OUTSIDE AIR PER CMC
49 INSTANTANEOUS TANKLESS
WATER HEATER .94 EF / 199,000 Btu/hr
50 MECHANICAL EQUIPMENT
51 TRENCH DRAIN
52 ATTIC ACCESS
53 ROOF ACCESS
54 LINE OF FLOOR ABOVE
55 FLOOR DRAIN
56 ROOF DRAIN
57 STUCCO OVER CMU WALL
REFER TO LANDSCAPE PLANS
58 42" HIGH MINIMUM GUARDRAIL WALL
59 STUCCO OVER WOOD FRAMED
MECHANICAL SCREEN WALL
60 BUILT-UP ROOFING AT MECHANICAL WELL
61 ROOF MOUNTED AC UNIT
REFER TO MECHANICAL PLANS
62 STONE PAVER OVER CONCRETE SLAB BASE
REFER TO CIVIL AND LANDSCAPE PLANS
63 IPE WOOD LANDING
REFER TO LANDSCAPE PLANS
64 6' TALL IPE WOOD FENCE
REFER TO LANDSCAPE PLANS
65 LINE OF STUCCO SHELF BELOW
REFER TO SHEETS T24-1a & T24-1b FOR CF1R FORMS AND COMPLIANCE INFORMATION
I N S U L A T I O N S C H E D U L E
Construction Name Surface Type Construction Type Framing Total Cavity Winter Design
R-Value U-Value
Garage Roof Volume Ceilings Wood Framed Ceiling 2x4 @ 16" o/c None 0.332
Garage Exterior Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/c None 0.347
R-30 Roof Volume Ceilings Wood Framed Ceiling 2x10 @ 16" o/c R-30 0.036
R-22 Roof Volume Ceilings Wood Framed Ceiling 2x4 @ 16" o/c R-22 0.056
R-21 Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/c R-21 0.069
R-21 Wall 1 Interior Walls Wood Framed Wall 2x6 @ 16" o/c R-21 0.064
Attic / Roof / Zone 2 Attic Roofs Wood Framed Ceiling 2x4 Truss @ 24" o/c R-30 0.040
R-30 Roof HPA Ceilings Below Attic Wood Framed Ceiling 2x6 @ 24" o/c None 0.478
R-30 Floor Exterior Floors Wood Framed Floor 2x10 @ 24" o/c R-30 0.033No Crawlspace
R-19 Floor
No Crawlspace Interior Floors Wood Framed Floor 2x6 @ 16" o/c R-19 0.049
NOTE:BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
Dn
10R
Up
14R
75'-9"
51
2"312"
5'-2"
4'-
8
"
Dn
17R
Up
15R
D
A1-4.2
F
A1-4.3
25'-6"
3'-8"
3'-9"
31'-41
2"
7'-11"
12'-3"19'-11
2"
3'-9"10'-11
2"
34'-6"
9'-41
2"
3'-7"7'-71
2"
5'-0"
4'-3"
6'-41
2"
11'-111
2"
75'-9"
10"
16'-11
2"
3'-71
2"
4'-8"11'-5"
Master
Suite
2'-9"
3'-9"
1'-5"4'-81
2"
8'-4"
10'-2"
6'-5"
6'-3"
12'-3"22'-3"
2'-8"
21'-1"
4'-9"4'-31
2"1'-61
2"3'-91
2"3'-101
2"7'-6"
12'-1"9'-0"
10"
6'
-
2
"
3'-2"
7'
-
0
"
18
'
-
1
0
"
Bed 2
5'-71
2"
11
'
-
1
0
"
10
"
Ba 2
Ma
Bath Bed 2
Wic
4'-2"
Kit
Ba 2
Family
A
C
A1-4.1
G
A1-4.3
B
A1-4.1
N52 46'30"E 79.46'
B
E
A1-4.2
F.F. El. 20.01
F.F. El. 27.25
A
A1-4.1
N3
9
5
3
'
3
0
"
W
2
5
.
0
3
'
3'
-
4
1 2"
4'-6"
N3
9
3
5
'
3
0
"
W
2
5
.
0
2
'
LOT 5
LOT 3
N52 46'30"E 79.33'
21 76345
3'-91
2"3'-10"
3'-0"
Second Level - Floor Plan SCALE: 1/4" = 1'-0"
SECOND LEVEL
FLOOR PLAN
PLOT REFERENCE DATE: 03-29-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A2.2
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
O:
\
2
0
2
2
-
P
R
O
J
E
C
T
S
\
2
2
0
1
2
\
C
D
\
2
2
0
1
2
-
F
L
O
O
R
Ma
r
c
h
2
9
,
2
0
2
3
BG
RR
22012
Lot 4, Block 39
Pr
o
g
r
e
s
s
S
e
t
/
0
3
-
2
9
-
2
3
PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
Area Tabulation
Living Area:
2 Car Garage
First Level Living
647 Sq.Ft.Second Level Living
588 Sq.Ft.
308 Sq.Ft.Third Level Living
1,543 Sq.Ft.Total Living
Total Building Area
1,413 Sq.Ft. x 2 = 2,826 Sq.Ft.Building Lot Area:
572 Sq.Ft.
-
321 Sq.Ft.
893 Sq.Ft.
Unit A Unit B
390 Sq.Ft.
1,219 Sq.Ft.
588 Sq.Ft.
629 Sq.Ft.
2,436 Sq.Ft.
2,826 Sq.Ft.
Total
max allowable
349 Sq.Ft 25% of BuildableThird Level Roof Area:
Lot Area
312 Sq.Ft.Roof Deck 214 Sq.Ft.326 Sq.Ft.
FLOOR PLAN KEY NOTES
SYMBOLXX
A
Elevation Key
D
C
B
Interior
20.PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST
EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER.
PER CMC.
21.FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OTHER
COMPONENTS SHALL BE LISTED AND INSTALLED IN
ACCORDANCE WITH THEIR LISTING AND MANUFACTURER
INSTRUCTIONS.
22.DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE
TERMINATION OF THE FACTORY-BUILT CHIMNEYS EXCEPT
WHERE SUCH SHROUDS ARE LISTED AND LABELED
FOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEY
SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH
MANUFACTURER'S INSTALLATION INSTRUCTION.
CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE
PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE
MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS
MANDATORY MEASURES.
23.NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESS
THAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUM
OF 30 INCH DIAMETER CIRCLE. PER CPC 408.6
24.HANDRAILS:
a.HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS
SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHES
WITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. R311.7.8.3
item 1
b.HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHES
SHALL COMPLY WITH R311.7.8.3 item 2.
c.HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTION
BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE
LANDING, VOLUTE OR TURNOUT ON LOWEST TREAD.
R311.7.8.2 Exception 1&2.
1 LINE OF CABINET(S) ABOVE
2 CABINET(S)
3 OPEN SHELVES
4 BUILT-IN MILLWORK
5 KITCHEN ISLAND
6 PANTRY WITH SHELVES
7 BROOM CLOSET
8 30" FARM HOUSE SINK WITH
GARBAGE DISPOSAL
9 WOLF 48" GAS RANGE / OVEN
AS SELECTED BY OWNER
10 VENT HOOD TO OUTSIDE AIR
11 WOLF BUILT-IN OVEN AS
SELECTED BY OWNER
12 HEARTH OVEN W/ WARMING DRAWER
AS SELECTED BY OWNER
13 WOLF MICROWAVE OVEN AS
SELECTED BY OWNER
14 SUB-ZERO PRO REFRIGERATOR
SELECTED BY OWNER
14B SU-ZERO 24" UNDER COUNTER REFRIG
SELECTED BY OWNER
15A PERLICK WINE REFRIGERATOR
15B PERLICK 24" BEVERAGE CENTER
15C PERLICK 15" ICE MAKER
16 DISHWASHER AS SELECTED BY OWNER
17 TRASH RECYCLING BIN
WALL LEGENDFLOOR PLAN NOTES
1.SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH
THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL
ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND
SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON
MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND
SHALL BE EQUIPPED WITH A BATTERY BACK UP.
CRC R314 & CRC R315.3
2.ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND
SIMILAR FIXTURES SHALL BE PROVIDED WITH AN
EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfm
CBC 1203.4.2.1, CMC T4-4
3.SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH
PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE
CONTROLS. PER CPC.
4.WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS
OF WATER PER FLUSH, LAVATORIES FAUCETS
NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN
FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI,
SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303
5.WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER
HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT
EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL
BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME.
CGC 4.303.2
6.LANDSCAPE IRRIGATION WATER USE SHALL HAVE
WEATHER BASED CONTROLLERS. CGC 4.304.1
7.PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION
DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED
65% OF THE ETo. (TIER 1)
8.A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE
RECYCLED. CGC 4.408.1
9.THE BUILDER IS TO PROVIDE AN OPERATION MANUAL
(CONTAINING INFORMATION FOR MAINTAINING APPLIANCES,
ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION.
CGC 4.410.1
10.DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO
BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE
COVERED CGC 4.504.1
11.VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN
SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND
4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET
AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2
12.THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19%
BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE
CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS
SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF
WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION.
THE MOISTURE CONTENT MUST BE DETERMINED BY THE
CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC
SECTION 4.505.3
13.BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED
DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A
HUMIDISTAT. CGC 4.506.1
14.IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE
INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN
IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM
R4.2 INSULATION. CGC 5.507.1
15.PROVIDE NON-REMOVABLE BACKFLOW PREVENTION
DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC.
16.PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE
AT WATER HEATERS. PER CPC.
17.HEATING AND AC SHALL BE SIZED AND SELECTED BY
ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT.
THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONE
OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2
18.PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED
CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE
CHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETE
AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION
FORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICAL
TO BE FILED WITH THE APPROVED PLANS.
19.PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD
FRAME FLOOR CONSTRUCTION CONTAINING CONCEALED
SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW
THE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BE
INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE
DOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULD
DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY
EQUAL AREAS. PER CBC.
18 DIRECT VENT TERMINATION CAP
19A PREFABRICATED METAL FIREPLACE:
BY:"ORTAL" MODEL ORTAL MINIMAL
130 TRADITIONAL 42" GAS ONLY
DIRECT VENT OR APPROVED EQUAL.
INSTALL IN ACCORDANCE WITH THE
MANUFACTURER'S PUBLISHED INSTALLATION
INSTRUCTIONS, AND APPLICABLE CODES
ANSI Z21.88/CSA 2.33a
19B PREFABRICATED METAL FIREPLACE:
BY:"MAJESTIC" MODEL ODCOUG-36
MAJESTIC COURTYARD 36 GAS ONLY
OUTDOOR VENT-FREE OR APPROVED
EQ. INSTALL IN ACCORDANCE WITH THE
MANUFACTURER'S PUBLISHED INSTALLATION
INSTRUCTIONS, AND APPLICABLE CODES.
ANSI Z221.97-2014, CSA 2.41-2014
19C PREFABRICATED MODULAR FIREPLACE:
BY: "ISOKERN" MODEL 42" STANDARD
GAS BURNING FIREBOX OR APPROVED
EQUAL INSTALL IN ACCORDANCE WITH THE
MANUFACTURER'S PUBLISHED INSTALLATION
INSTRUCTIONS, AND APPLICABLE CODES.
ICC REPORT NO. ESR-2316
20 FIREPLACE HEARTH
21 STONE VENEER
22 STONE TRIM
23 EXTERIOR FINISH OPENING
24 FLAT DRYWALL OPENING
25 FLAT CASED OPENING
26 3" THICK WOOD SHELVES
27 DECORATIVE WOOD BEAMS
28 SOLID SURFACE COUNTER TOP
29 HANDRAIL
ONE HOUR
CONSTRUCTION
LOW WALL
2 X 6 STUD WALL
2 X 4 STUD WALL
2 X 8 STUD WALL
30 GUARDRAIL
31 LOW WALL
32 LOW LINEN
33 LINE OF STAIR
34 SHELF AND POLE
35 DOUBLE SHELF AND POLE
36 LAVATORY
36B PEDESTAL SINK
37 FREE STANDING TUB
38 MUDSET CERAMIC TILE SEAT
39 HOT MOPPED SHOWER PAN WITH MUDSET
CERAMIC TILED WAINSCOT TO 84" AFF W/
PRESSURE BALANCE THERMOSTATIC
MIXING VALVE
40 BUILT-IN SOAP NICHE
41 TEMPERED GLASS SHOWER DOOR
42 TUB / SHOWER WITH MUDSET
CERAMIC TILED WAINSCOT WITH
PRESSURE BALANCE THERMOSTATIC
MIXING VALVE
43 MEDICINE CABINET
44 WATER CLOSET TO BE 30" MIN WIDE WITH
24" IN FRONT OF TOILET. LOW FLUSH
TOILETS 1.28 GALLONS PER FLUSH
45 BAR SINK
46 LAUNDRY SINK
47 WASHER SPACE. PROVIDE RECESSED HOT AND
COLD WATER BIBBS, PROVIDE FLOOR DRAIN.
48 DRYER SPACE. PROVIDE DRYER VENT TO
OUTSIDE AIR PER CMC
49 INSTANTANEOUS TANKLESS
WATER HEATER .94 EF / 199,000 Btu/hr
50 MECHANICAL EQUIPMENT
51 TRENCH DRAIN
52 ATTIC ACCESS
53 ROOF ACCESS
54 LINE OF FLOOR ABOVE
55 FLOOR DRAIN
56 ROOF DRAIN
57 STUCCO OVER CMU WALL
REFER TO LANDSCAPE PLANS
58 42" HIGH MINIMUM GUARDRAIL WALL
59 STUCCO OVER WOOD FRAMED
MECHANICAL SCREEN WALL
60 BUILT-UP ROOFING AT MECHANICAL WELL
61 ROOF MOUNTED AC UNIT
REFER TO MECHANICAL PLANS
62 STONE PAVER OVER CONCRETE SLAB BASE
REFER TO CIVIL AND LANDSCAPE PLANS
63 IPE WOOD LANDING
REFER TO LANDSCAPE PLANS
64 6' TALL IPE WOOD FENCE
REFER TO LANDSCAPE PLANS
65 LINE OF STUCCO SHELF BELOW
REFER TO SHEETS T24-1a & T24-1b FOR CF1R FORMS AND COMPLIANCE INFORMATION
I N S U L A T I O N S C H E D U L E
Construction Name Surface Type Construction Type Framing Total Cavity Winter Design
R-Value U-Value
Garage Roof Volume Ceilings Wood Framed Ceiling 2x4 @ 16" o/c None 0.332
Garage Exterior Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/c None 0.347
R-30 Roof Volume Ceilings Wood Framed Ceiling 2x10 @ 16" o/c R-30 0.036
R-22 Roof Volume Ceilings Wood Framed Ceiling 2x4 @ 16" o/c R-22 0.056
R-21 Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/c R-21 0.069
R-21 Wall 1 Interior Walls Wood Framed Wall 2x6 @ 16" o/c R-21 0.064
Attic / Roof / Zone 2 Attic Roofs Wood Framed Ceiling 2x4 Truss @ 24" o/c R-30 0.040
R-30 Roof HPA Ceilings Below Attic Wood Framed Ceiling 2x6 @ 24" o/c None 0.478
R-30 Floor Exterior Floors Wood Framed Floor 2x10 @ 24" o/c R-30 0.033No Crawlspace
R-19 Floor
No Crawlspace Interior Floors Wood Framed Floor 2x6 @ 16" o/c R-19 0.049
NOTE:BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
2'-6"
Dn
14R
Up
4R
5'-71
2"
D
A1-4.2
F
A1-4.3
Dn
15R
16'-8"
Up
10R
56
3'-11"
6'-21
2"
5'-31
2"
15'-7"
18'-0"57'-9"
1'-71
2"
75'-9"
5'-1"
3'-91
2"
3'-71
2"8'-5"
6'-1"
12'-61
2"
16'-4"
75'-9"
57'-9"
1'-11"
4'-2"
6'-3"
18'-0"
4'-2"7'-21
4"
11
'
-
6
1 2"
1'-101
2"
3'
-
1
1 2"
3'-71
2"
7'
-
3
1 2"
13'-10"
3'-10"1'-3"4'-91
4"
18
'
-
1
0
"
5'
-
3
1 2"
7'-11"
4'
-
2
"
1'-81
2"
18
'
-
1
0
"
2'
-
1
"
4'
-
2
"
3'-
1
"
3'
-
1
"
Office
B
C
A1-4.1
G
A1-4.3
B
A1-4.1
N52 46'30"E 79.46'
A
Ba 2
Ma
Bedroom
open to
below
Ma
Bath
E
A1-4.2
Roof Deck
3'-2"
F.F. El. 36.50
AtticF.F. El. 28.93
A
A1-4.1
N3
9
5
3
'
3
0
"
W
2
5
.
0
3
'
N3
9
3
5
'
3
0
"
W
2
5
.
0
2
'
LOT 5
LOT 3
N52 46'30"E 79.33'
Alley
Se
a
s
h
o
r
e
D
r
i
v
e
7'-2"
8"
6'-01
2"
6'-6"
21 76345
14
'
-
4
"
A / C
3'-0"15'-0"
Third Level - Floor Plan SCALE: 1/4" = 1'-0"
THIRD LEVEL
FLOOR PLAN
PLOT REFERENCE DATE: 03-29-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A2.3
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
O:
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2
0
2
2
-
P
R
O
J
E
C
T
S
\
2
2
0
1
2
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C
D
\
2
2
0
1
2
-
F
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Ma
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2
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,
2
0
2
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BG
RR
22012
Lot 4, Block 39
Pr
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e
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s
S
e
t
/
0
3
-
2
9
-
2
3
PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
Area Tabulation
Living Area:
2 Car Garage
First Level Living
647 Sq.Ft.Second Level Living
588 Sq.Ft.
308 Sq.Ft.Third Level Living
1,543 Sq.Ft.Total Living
Total Building Area
1,413 Sq.Ft. x 2 = 2,826 Sq.Ft.Building Lot Area:
572 Sq.Ft.
-
321 Sq.Ft.
893 Sq.Ft.
Unit A Unit B
390 Sq.Ft.
1,219 Sq.Ft.
588 Sq.Ft.
629 Sq.Ft.
2,436 Sq.Ft.
2,826 Sq.Ft.
Total
max allowable
349 Sq.Ft 25% of BuildableThird Level Roof Area:
Lot Area
312 Sq.Ft.Roof Deck 214 Sq.Ft.326 Sq.Ft.
FLOOR PLAN KEY NOTES
SYMBOLXX
A
Elevation Key
D
C
B
Interior
20.PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUST
EXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER.
PER CMC.
21.FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OTHER
COMPONENTS SHALL BE LISTED AND INSTALLED IN
ACCORDANCE WITH THEIR LISTING AND MANUFACTURER
INSTRUCTIONS.
22.DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE
TERMINATION OF THE FACTORY-BUILT CHIMNEYS EXCEPT
WHERE SUCH SHROUDS ARE LISTED AND LABELED
FOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEY
SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH
MANUFACTURER'S INSTALLATION INSTRUCTION.
CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BE
PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE
MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS
MANDATORY MEASURES.
23.NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESS
THAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUM
OF 30 INCH DIAMETER CIRCLE. PER CPC 408.6
24.HANDRAILS:
a.HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS
SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHES
WITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. R311.7.8.3
item 1
b.HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHES
SHALL COMPLY WITH R311.7.8.3 item 2.
c.HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTION
BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE
LANDING, VOLUTE OR TURNOUT ON LOWEST TREAD.
R311.7.8.2 Exception 1&2.
1 LINE OF CABINET(S) ABOVE
2 CABINET(S)
3 OPEN SHELVES
4 BUILT-IN MILLWORK
5 KITCHEN ISLAND
6 PANTRY WITH SHELVES
7 BROOM CLOSET
8 30" FARM HOUSE SINK WITH
GARBAGE DISPOSAL
9 WOLF 48" GAS RANGE / OVEN
AS SELECTED BY OWNER
10 VENT HOOD TO OUTSIDE AIR
11 WOLF BUILT-IN OVEN AS
SELECTED BY OWNER
12 HEARTH OVEN W/ WARMING DRAWER
AS SELECTED BY OWNER
13 WOLF MICROWAVE OVEN AS
SELECTED BY OWNER
14 SUB-ZERO PRO REFRIGERATOR
SELECTED BY OWNER
14B SU-ZERO 24" UNDER COUNTER REFRIG
SELECTED BY OWNER
15A PERLICK WINE REFRIGERATOR
15B PERLICK 24" BEVERAGE CENTER
15C PERLICK 15" ICE MAKER
16 DISHWASHER AS SELECTED BY OWNER
17 TRASH RECYCLING BIN
WALL LEGENDFLOOR PLAN NOTES
1.SMOKE DETECTORS SHALL BE INTERCONNECTED SUCH
THAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL
ALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" AND
SHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBON
MONOXIDE DETECTORS SHALL BE "HARD WIRED" AND
SHALL BE EQUIPPED WITH A BATTERY BACK UP.
CRC R314 & CRC R315.3
2.ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND
SIMILAR FIXTURES SHALL BE PROVIDED WITH AN
EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfm
CBC 1203.4.2.1, CMC T4-4
3.SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITH
PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE
CONTROLS. PER CPC.
4.WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS
OF WATER PER FLUSH, LAVATORIES FAUCETS
NO MORE THAN 1.5 GPM AT 60 PSI, KITCHEN
FAUCETS NO MORE THAN 1.8 GPM AT 60 PSI,
SHOWER HEAD NO THAN 2 GPM, CGC SECTION 4.303
5.WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWER
HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT
EXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALL
BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME.
CGC 4.303.2
6.LANDSCAPE IRRIGATION WATER USE SHALL HAVE
WEATHER BASED CONTROLLERS. CGC 4.304.1
7.PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATION
DESIGN WHERE POTABLE WATER USE DOES NOT EXCEED
65% OF THE ETo. (TIER 1)
8.A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BE
RECYCLED. CGC 4.408.1
9.THE BUILDER IS TO PROVIDE AN OPERATION MANUAL
(CONTAINING INFORMATION FOR MAINTAINING APPLIANCES,
ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION.
CGC 4.410.1
10.DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TO
BE SEALED, AND MECHANICAL EQUIPMENT IS TO BE
COVERED CGC 4.504.1
11.VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN
SECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND
4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPET
AND COMPOSITION WOOD PRODUCTS. CGC 4.504.2
12.THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19%
BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURE
CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS
SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF
WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION.
THE MOISTURE CONTENT MUST BE DETERMINED BY THE
CONTRACTOR BY ONE OF THE METHODS LISTED IN CGC
SECTION 4.505.3
13.BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED
DIRECTLY TO THE OUTSIDE AND CONTROLLED BY A
HUMIDISTAT. CGC 4.506.1
14.IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVE
INSULATED COVERS OR LOUVERS WHICH CLOSE THE FAN
IS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUM
R4.2 INSULATION. CGC 5.507.1
15.PROVIDE NON-REMOVABLE BACKFLOW PREVENTION
DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC.
16.PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE
AT WATER HEATERS. PER CPC.
17.HEATING AND AC SHALL BE SIZED AND SELECTED BY
ACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT.
THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONE
OF THE ACCA METHODS LISTED IN CGC SECTION 4.507.2
18.PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSED
CONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLE
CHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETE
AND SIGN THE GREEN BUILDING STANDARDS CERTIFICATION
FORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICAL
TO BE FILED WITH THE APPROVED PLANS.
19.PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOOD
FRAME FLOOR CONSTRUCTION CONTAINING CONCEALED
SPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOW
THE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BE
INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE
DOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULD
DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY
EQUAL AREAS. PER CBC.
18 DIRECT VENT TERMINATION CAP
19A PREFABRICATED METAL FIREPLACE:
BY:"ORTAL" MODEL ORTAL MINIMAL
130 TRADITIONAL 42" GAS ONLY
DIRECT VENT OR APPROVED EQUAL.
INSTALL IN ACCORDANCE WITH THE
MANUFACTURER'S PUBLISHED INSTALLATION
INSTRUCTIONS, AND APPLICABLE CODES
ANSI Z21.88/CSA 2.33a
19B PREFABRICATED METAL FIREPLACE:
BY:"MAJESTIC" MODEL ODCOUG-36
MAJESTIC COURTYARD 36 GAS ONLY
OUTDOOR VENT-FREE OR APPROVED
EQ. INSTALL IN ACCORDANCE WITH THE
MANUFACTURER'S PUBLISHED INSTALLATION
INSTRUCTIONS, AND APPLICABLE CODES.
ANSI Z221.97-2014, CSA 2.41-2014
19C PREFABRICATED MODULAR FIREPLACE:
BY: "ISOKERN" MODEL 42" STANDARD
GAS BURNING FIREBOX OR APPROVED
EQUAL INSTALL IN ACCORDANCE WITH THE
MANUFACTURER'S PUBLISHED INSTALLATION
INSTRUCTIONS, AND APPLICABLE CODES.
ICC REPORT NO. ESR-2316
20 FIREPLACE HEARTH
21 STONE VENEER
22 STONE TRIM
23 EXTERIOR FINISH OPENING
24 FLAT DRYWALL OPENING
25 FLAT CASED OPENING
26 3" THICK WOOD SHELVES
27 DECORATIVE WOOD BEAMS
28 SOLID SURFACE COUNTER TOP
29 HANDRAIL
ONE HOUR
CONSTRUCTION
LOW WALL
2 X 6 STUD WALL
2 X 4 STUD WALL
2 X 8 STUD WALL
30 GUARDRAIL
31 LOW WALL
32 LOW LINEN
33 LINE OF STAIR
34 SHELF AND POLE
35 DOUBLE SHELF AND POLE
36 LAVATORY
36B PEDESTAL SINK
37 FREE STANDING TUB
38 MUDSET CERAMIC TILE SEAT
39 HOT MOPPED SHOWER PAN WITH MUDSET
CERAMIC TILED WAINSCOT TO 84" AFF W/
PRESSURE BALANCE THERMOSTATIC
MIXING VALVE
40 BUILT-IN SOAP NICHE
41 TEMPERED GLASS SHOWER DOOR
42 TUB / SHOWER WITH MUDSET
CERAMIC TILED WAINSCOT WITH
PRESSURE BALANCE THERMOSTATIC
MIXING VALVE
43 MEDICINE CABINET
44 WATER CLOSET TO BE 30" MIN WIDE WITH
24" IN FRONT OF TOILET. LOW FLUSH
TOILETS 1.28 GALLONS PER FLUSH
45 BAR SINK
46 LAUNDRY SINK
47 WASHER SPACE. PROVIDE RECESSED HOT AND
COLD WATER BIBBS, PROVIDE FLOOR DRAIN.
48 DRYER SPACE. PROVIDE DRYER VENT TO
OUTSIDE AIR PER CMC
49 INSTANTANEOUS TANKLESS
WATER HEATER .94 EF / 199,000 Btu/hr
50 MECHANICAL EQUIPMENT
51 TRENCH DRAIN
52 ATTIC ACCESS
53 ROOF ACCESS
54 LINE OF FLOOR ABOVE
55 FLOOR DRAIN
56 ROOF DRAIN
57 STUCCO OVER CMU WALL
REFER TO LANDSCAPE PLANS
58 42" HIGH MINIMUM GUARDRAIL WALL
59 STUCCO OVER WOOD FRAMED
MECHANICAL SCREEN WALL
60 BUILT-UP ROOFING AT MECHANICAL WELL
61 ROOF MOUNTED AC UNIT
REFER TO MECHANICAL PLANS
62 STONE PAVER OVER CONCRETE SLAB BASE
REFER TO CIVIL AND LANDSCAPE PLANS
63 IPE WOOD LANDING
REFER TO LANDSCAPE PLANS
64 6' TALL IPE WOOD FENCE
REFER TO LANDSCAPE PLANS
65 LINE OF STUCCO SHELF BELOW
REFER TO SHEETS T24-1a & T24-1b FOR CF1R FORMS AND COMPLIANCE INFORMATION
I N S U L A T I O N S C H E D U L E
Construction Name Surface Type Construction Type Framing Total Cavity Winter Design
R-Value U-Value
Garage Roof Volume Ceilings Wood Framed Ceiling 2x4 @ 16" o/c None 0.332
Garage Exterior Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/c None 0.347
R-30 Roof Volume Ceilings Wood Framed Ceiling 2x10 @ 16" o/c R-30 0.036
R-22 Roof Volume Ceilings Wood Framed Ceiling 2x4 @ 16" o/c R-22 0.056
R-21 Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/c R-21 0.069
R-21 Wall 1 Interior Walls Wood Framed Wall 2x6 @ 16" o/c R-21 0.064
Attic / Roof / Zone 2 Attic Roofs Wood Framed Ceiling 2x4 Truss @ 24" o/c R-30 0.040
R-30 Roof HPA Ceilings Below Attic Wood Framed Ceiling 2x6 @ 24" o/c None 0.478
R-30 Floor Exterior Floors Wood Framed Floor 2x10 @ 24" o/c R-30 0.033No Crawlspace
R-19 Floor
No Crawlspace Interior Floors Wood Framed Floor 2x6 @ 16" o/c R-19 0.049
NOTE:BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
RIDGE
VALLEY
Top of
Rail
El 41.25'
Top of
Ridge
El 46.25'
A/C WELL
B
RI
D
G
E
Roof
V
V
Dn
10R
N52 46'30"E 79.46'
N3
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LOT 3
N52 46'30"E 79.33'
Se
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VA
L
L
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Strip Drain
Deck
RI
D
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3:12
3:12
3:
1
2
3:
1
2
3:12
3:12
3:12
3:
1
2
3:
1
2
3:
1
2
Roof Plan SCALE: 1/4" = 1'-0"
ROOF PLAN
PLOT REFERENCE DATE: 03-29-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A3.1
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
O:
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
ROOF LEGENDROOF KEY NOTES
1 SLATE TILE "FAIRWEATHER WAY"
ICC ESR- TABLE 1 WEIGHT 11.0 (psf)
CLASS "A" OVER UNDERLAYMENT
BY: AMERICAN SLATE OR APPROVED EQUAL
INSTALL PER MANUFACTURER SPECIFICATIONS
2 BUILT-UP (CLASS "A")
MODIFIED BITUMEN ROOFING OVER
EXTERIOR GRADE ROOF SHEATHING
1/4" : 12" MINIMUM SLOPE U.N.O.
3 STONE PAVING OVER
DEX-O-TEX WEATHERWEAR
ROOF AND DECK COVERING
ICC ESR REPORT 1757
INSTALL PER MANUFACTURER SPECIFICATIONS
4 LINE OF BUILDING BELOW
5 LINE OF COUNTER BELOW
6 LINE OF BALCONY BELOW
7 LINE OF ROOF BELOW
8 26 GA GALV METAL SADDLE AT CHIMNEY
9 CHIMNEY CAP, REFER TO DETAIL 22 /D1.1
SYMBOLXX
DS
INDICATES ROOF PITCH AND
DIRECTION OF ROOF SLOPE
INDICATES LOCATION OF METAL
DOWNSPOUT.
ROOF PLAN NOTES
x : 121.CONTRACTOR SHALL VERIFY AREA OF ALL
ATTIC VENTS WITH MANUFACTURER.
2.ALL ROOF SHEATHING EDGES SHALL BE
BLOCKED AND NAILED PER STRUCTURAL
PLANS. IN ADDITION, CONTRACTOR SHALL
ALSO PROVIDE MIN. BLOCKING AND NAILING
AS REQUIRED BY THE ROOFING MFR.
3.PROVIDE CLASS A ROOF WITH FIRE STOP TO
PREVENT INTRUSION OF FLAMES AND
EMBERS OR 1 LAYER OF No. 72 ASTM CAP SHEET
4.PROVIDE NOT LESS THAN 26 GA. GALV. FLASHING
OVER No. 72 ASTM CAP SHEET.
5.ROOF GUTTERS SHALL BE PROVIDED WITH THE
MEANS TO PREVENT ACCUMULATION OF
LEAVES AND DEBRIS. CBC 705A.4
6.ATTIC VENTS SHALL MEET THE FOLLOWING
REQUIREMENTS, CBC 1203.
7.OPENINGS SHALL HAVE CORROSION RESISTANT WIRE
MESH OR OTHER APPROVED MATERIAL WITH 1
8"
MINIMUM AND 1
4" MAXIMUM OPENING.
8.50% OF THE REQUIRED VENTILATION AREA MUST BE
LOCATED AT LEAST 3 FOOT ABOVE EAVE OR CORNICE
VENTS WITH THE BALANCE PROVIDED BY EAVE OR
CORNICE VENTS.
10 DECORATIVE CAP
11 COPPER METAL GUTTER TYPICAL
12 COPPER METAL DOWNSPOUT TYPICAL
13 ROOF DRAIN & OVERFLOW
BY: THUNDERBIRD PRODUCTS, INC.
SEE DETAIL 4 / D1.2
ICC - ES REPORT PMG-1212
CONNECTED TO SITE DRAINAGE SYSTEM
OVERFLOW TO BE PIPED SEPARATELY R903.4.1
14 DECK DRAIN PER DETAIL 12 / D4.3
BY:THUNDERBIRD PRODUCTS, INC
ICC - ES REPORT PMG-1212
CONNECTED TO DRAINAGE SYSTEM
15 RECESSED DECK STRIP DRAIN PER DETAIL 5 / D4.2
CONNECTED TO DRAINAGE SYSTEM
16 PARAPET
17 CLOAKED VENT TILES
BY:"OHAGIN'S MANUFACTURING, LLC"
ICC-ES-REPORT SBCCI-9650A
18 BALCONY RAILING
19 EXPOSED WOOD ROOF FRAMING
20 BUILT-UP CRICKET 2% MIN
21 MANUFACTURED ALUMINUM
30" X 36" ROOF HATCH
BY:"BABCOCK - DAVIS"
MODEL # BA-3630
22 ROOF MOUNTED COMPACT AC UNIT
REFER TO MECHANICAL PLANS & SPECIFICATIONS
INDICATES O'HAGIN'S CLOAKED VENT
STANDARD LINE FOR COMPOSITION
SHINGLES OR APPROVED EQUAL.
ICC-ES REPORT SBCII-9650A
NET FREE AREA 72 SQ. IN.
HATCHING INDICATES
SOLAR READY ROOFING AREA
TOTAL =144 SQ. IN.
SQ. IN.144SQ. IN. EA. =72DORMER VENT - LOW PROFILE
SQ. FT. / =300
X 144 =
VENTILATION REQUIRED:
ATTIC AREA =
VENTILATION PROVIDED:
(2)
243
ATTIC AREA: 1
.81
117
SQ. FT.
SQ. IN.
TOTAL =72 SQ. IN.
SQ. IN.72SQ. IN. EA. =72DORMER VENT - LOW PROFILE
SQ. FT. / =300
X 144 =
VENTILATION REQUIRED:
ATTIC AREA =
VENTILATION PROVIDED:
(1)
106
ATTIC AREA: 2
.35
51
SQ. FT.
SQ. IN.
BY: O'HAGIN'S INC
OR APPROVED EQUAL
BY: O'HAGIN'S INC
OR APPROVED EQUAL
N3
9
3
5
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3
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W
2
5
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2
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Alley
Se
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Main Level Reflected Ceiling Plan SCALE: 1/4" = 1'-0"
MAIN LEVEL
REFLECTED
CEILING PLAN
PLOT REFERENCE DATE: 03-29-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A8.1
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
O:
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
REFLECTED CEILING PLAN KEY NOTES
SYMBOLXX
1 DRYWALL CEILING
2 PLASTER FINISH CEILING
3 T&G SHEATHING
4 T&G ROOF SHEATHING
5 EXPOSED RAFTER TAIL
6 EXPOSED BEAMS AND RAFTERS
7 APPLIED WOOD BEAM
8 DOOR OPENING
9 WINDOW OPENING
10 GARAGE DOOR OPENING
11 FIREPLACE OPENING
12 DRYWALL OPENING
13 CASED OPENING
14 PLASTER OPENING
15 ATTIC ACCESS
16 ROOF HATCH
17 EXPOSED TRELLIS
18 LIGHT FIXTURE
REFER TO ELECTRICAL PLANS
19 SMOKE DETECTOR
REFER TO ELECTRICAL PLANS
20 MECHANICAL REGISTER
REFER TO MECHANICAL PLANS
21 MECHANICAL FAN
REFER TO MECHANICAL
22 LINE OF FLOOR ABOVE
23 LINE OF FIREPLACE ABOVE
24 LINE OF ROOF ABOVE
25 LINE OF BALCONY RAIL
26 PLASTER SOFFIT
27 LINE OF FACE FRAME CABINET
28 RECESSED CEILING MOUNTED
ELECTRIC HEATER UNIT
N3
9
3
5
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3
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W
2
5
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Alley
Se
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"
W
2
5
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0
2
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Alley
Se
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Second Level Reflected Ceiling Plan SCALE: 1/4" = 1'-0"
SECOND &
THIRD LEVEL
REFLECTED
CEILING PLANS
PLOT REFERENCE DATE: 03-29-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A8.2
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR
O:
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22012
Lot 4, Block 39
Pr
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
REFLECTED CEILING PLAN KEY NOTES
SYMBOLXX
1 DRYWALL CEILING
2 PLASTER FINISH CEILING
3 T&G SHEATHING
4 T&G ROOF SHEATHING
5 EXPOSED RAFTER TAIL
6 EXPOSED BEAMS AND RAFTERS
7 APPLIED WOOD BEAM
8 DOOR OPENING
9 WINDOW OPENING
10 GARAGE DOOR OPENING
11 FIREPLACE OPENING
12 DRYWALL OPENING
13 CASED OPENING
14 PLASTER OPENING
15 ATTIC ACCESS
16 ROOF HATCH
17 EXPOSED TRELLIS
18 LIGHT FIXTURE
REFER TO ELECTRICAL PLANS
19 SMOKE DETECTOR
REFER TO ELECTRICAL PLANS
20 MECHANICAL REGISTER
REFER TO MECHANICAL PLANS
21 MECHANICAL FAN
REFER TO MECHANICAL
22 LINE OF FLOOR ABOVE
23 LINE OF FIREPLACE ABOVE
24 LINE OF ROOF ABOVE
25 LINE OF BALCONY RAIL
26 PLASTER SOFFIT
27 LINE OF FACE FRAME CABINET
28 RECESSED CEILING MOUNTED
ELECTRIC HEATER UNIT
Third Level Reflected Ceiling Plan SCALE: 1/4" = 1'-0"
7'
-
1
"
Ba 2
10
3 4"
T.Pl.
EL. 28.01
1'
-
1
"
T.Pl.
EL. 18.93
Master
Suite
T.O.Shtg.
EL. 37.54
8'
-
0
"
7'
-
0
"
Garage
T.O.Shtg.
EL. 20.01
T.O.Shtg.
EL. 28.90
T.O.Railing
EL. 41.25
3'
-
8
"
HP of Garage
EL. 11.85
1'
-
7
3 4"
W / D
6'
-
4
1 2"
Bedroom 2
B.O.Hdr.
EL. 35.28
T.Pl.
EL. 35.90
7'
-
0
3 4"
3
12
SetbackSetback
T.O.Slab
EL. 17.25
Maximum Height
EL.46.25
3'-0"3'-0"
8'
-
0
"
T.O.Shtg.
EL. 28.90
T.O.Shtg.
EL. 20.01
10
3 4"
7'
-
0
"
1'
-
7
3 4"
1'
-
1
"
6'
-
4
1 2"
T.Pl.
EL. 18.93
T.Pl.
EL. 28.01
T.O.Railing
EL. 41.25
H.P.of Garage
EL. 11.85
7'
-
1
"
3'
-
8
"
T.O.Shtg.
EL. 37.54
Living Room
Carport
B.O.Hdr.
EL. 35.28
T.Pl.
EL. 35.90
T.O.Slab
EL. 17.25
Maximum Height
EL.46.25
3'-0"3'-0"
SetbackSetback
3
T.Pl.
EL. 26.16
Maximum Height
EL.46.25
T.Pl.
EL. 35.32
B.O.Slab
EL. 16.00
T.Pl.
EL. 44.02
T.O.Slab
EL. 17.25
8'-
1
"
T.O.
Sheathing
EL.36.40
B.O.Hdr.
EL. 43.46
7'
-
0
3 4"
8'-
1
1
"
7'
-
7
1 2"
T.O.Shtg.
EL. 27.24
12
9'
-
0
"
T.O.Slab
EL. 17.25
Maximum Height
EL.46.25
29
'
-
0
"
3'-0"
Setback
3'-0"
Setback
Section "B"SCALE: 1/4" = 1'-0"
BUILDING
SECTIONS
PLOT REFERENCE DATE: 03-22-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A4.1
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-ELEV
O:
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
Section "A"SCALE: 1/4" = 1'-0"Section "C"SCALE: 1/4" = 1'-0"
1.REFER TO STRUCTURAL ENGINEER DRAWINGS.
2.DETAILS REFERENCED IN THESE DRAWINGS ARE
FOR CLARIFICATION OF THE ARCHITECTURAL
DESIGN INTENT. REFER TO ENGINEERING
DRAWINGS PREPARED BY OTHERS FOR DETAILED
INFORMATION.
3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP
OF SUB FLOOR SHEATHING MATERIAL.
SECTION NOTES
SECTION KEY NOTES
1.TYPICAL ROOF ASSEMBLY:
A:STANDING SEAM METAL ROOF BY: CUSTOM BILT METALS
B:RATED UL-580 CLASS 90
C:TABLE 1 TILE WEIGHT - psf
D:UNDERLAYMENT
E:PLYWOOD SHEETING MATERIAL GLUED AND SCREWED .
THICKNESS PER STRUCTURAL ENGINEER
2.TYPICAL FLOOR / CEILING ASSEMBLY
A:FLOOR FINISH : SEE PLAN
B:GYPCRETE
C:SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED
THICKNESS PER STRUCTURAL ENGINEER
D:FLOOR JOISTS PER STRUCTURAL ENGINEER
E:2x WOOD FURRING (WHERE OCCURS).
F:5/8" GYPSUM WALLBOARD ( TYPE "X" WHERE REQUIRED)
3.TYPICAL DECK / CEILING ASSEMBLY
A:STONE PAVERS OVER FULL MORTAR BED
B:SLOPED EPS DECK SYSTEM
C:ELASTOMERIC SHEET WATERPROOFING
D:SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED
THICKNESS PER STRUCTURAL ENGINEER
E:DECK JOIST PER STRUCTURAL ENGINEER
4.TYPICAL EXTERIOR WALL ASSEMBLY
A:HARDBOARD SIDING BY "JAMES HARDIE" OR EQUAL
B:BRICK VENEER WHERE OCCURS
C:WIRE LATH OVER MIN. 2 LAYERS GRADE "D" BUILDING
PAPER
D:PLYWOOD SHEATHING OR SHEAR PANELS WHERE
INDICATED ON STRUCTURAL PLANS
E:2x WALL FRAMING WITH INSULATION PER TITLE 24
CALCULATIONS
F:5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)
5.TYPICAL INTERIOR WALL ASSEMBLY
A:5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)
EACH SIDE
B:2x WOOD FRAMING PER STRUCTURAL PLANS
6.TYPICAL STAIR ASSEMBLY
A:CONTINUOUS HANDRAIL SECURELY FASTENED TO WALL AT
36" MAXIMUM AND 34" MINIMUM ABOVE TREAD AT NOSING
B:FINISH MATERIAL PER PLAN
C:5/8" THICK RISERS
D:1 1/8" THICK TREADS
E:MINIMUM (3) 2 x 12 STRINGERS AT STRAIGHT RUN
F:(1) 2 x 8 AT FRONT AND BACK OF TREADS AT RADIAL RUN
G:2 x 8 JOISTS AT 16" O.C. MINIMUM AT LANDING. REFER TO
STRUCTURAL DRAWINGS
H:POSITIVE CONNECTION TO FLOOR. REFER TO STRUCTURAL
PLANS FOR CONNECTION.
I:5/8" GYPSUM BOARD (TYPE "X" WHERE REQUIRED) AT
WALLS AND CEILINGS OF ALL USABLE AREA UNDER STAIR
SYMBOLX
7A CONCRETE SLAB. SEE STRUCTURAL DWGS.
7B RAISED CONCRETE SLAB
7C CONCRETE STEM WALL
7D CONCRETE GRADE BEAM
7E CONCRETE CAISSON
8 2x WOOD FRAMING
9 WOOD I-JOISTS. SEE STRUCTURAL DWGS
10 WOOD CONVENTIONAL FRAMED ROOF. SEE
STRUCTURAL DRAWINGS.
11 2x CEILING JOIST
12 PLYWOOD ROOF SHEATHING. SEE STRUCT. DWGS.
RADIANT BARRIER TO BE INSTALLED PER
TITLE 24, REFER TO SHEET T-24.MM FOR
INSTALLATION METHODS
13 2 x T&G FLOOR SHEATHING
14 STEEL BEAMS WRAPPED IN WOOD
15 EXPOSED RAFTER TAIL
16 INSULATION, SEE TITLE 24
17 RIGID INSULATION
18 COPPER GUTTER / DOWNSPOUT
19 WOOD GUARDRAIL DETAILING
WITH HORIZONTAL STAINLESS STEEL
CABLE RAILING - PER DETAIL 12 / D4.2
20 WOOD SIDING
21 WOOD DETAILING
22 WOOD CEILING / SOFFIT /
FALSE CEILING BEAMS REFER TO
REFLECTED CEILING PLANS
23 DRYWALL CEILING / SOFFIT
REFER TO REFLECTED
CEILING PLANS TYPICAL
24 WOOD DOORS & WINDOWS
25 SOLID SURFACE STONE TOP
26 STONE TILE WALL CAP
27 BRICK VENEER
28 BUILT - IN CABINETRY
REFER TO SHEETS T24-1a & T24-1b FOR CF1R FORMS AND COMPLIANCE INFORMATION
I N S U L A T I O N S C H E D U L E
Construction Name Surface Type Construction Type Framing Total Cavity Winter Design
R-Value U-Value
Garage Roof Volume Ceilings Wood Framed Ceiling 2x4 @ 16" o/c None 0.332
Garage Exterior Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/c None 0.347
R-30 Roof Volume Ceilings Wood Framed Ceiling 2x10 @ 16" o/c R-30 0.036
R-22 Roof Volume Ceilings Wood Framed Ceiling 2x4 @ 16" o/c R-22 0.056
R-21 Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/c R-21 0.069
R-21 Wall 1 Interior Walls Wood Framed Wall 2x6 @ 16" o/c R-21 0.064
Attic / Roof / Zone 2 Attic Roofs Wood Framed Ceiling 2x4 Truss @ 24" o/c R-30 0.040
R-30 Roof HPA Ceilings Below Attic Wood Framed Ceiling 2x6 @ 24" o/c None 0.478
R-30 Floor Exterior Floors Wood Framed Floor 2x10 @ 24" o/c R-30 0.033No Crawlspace
R-19 Floor
No Crawlspace Interior Floors Wood Framed Floor 2x6 @ 16" o/c R-19 0.049
NOTE:BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIALNOTE:BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
NOTE:BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
8'
-
1
"
T.O.
Sheathing
EL.36.40
8'
-
1
1
"
T.O.Slab
EL. 17.25
T.Pl.
EL. 35.32
T.Pl.
EL. 26.16
T.O.Shtg.
EL. 27.24
Max Height
EL.46.25
B.O.Slab
EL. 16.00
B.O.Hdr.
EL. 43.46
7'
-
0
3 4"
T.Pl.
EL. 44.02
7'
-
7
1 2"
Living
Master
Suite
3'-0"3'-0"
Setback Setback
29
'
-
0
"
Office
Ba 2Bedroom 2
Entry
B.O.Hdr.
EL. 43.07
T.Pl.
EL. 26.16
8'
-
1
1
"
6'
-
8
"
T.O.Slab
EL. 17.25
8'-
1
"
Maximum Height
EL.46.25
7'-
5
1 2"
T.O.
Sheathing
EL.36.40
B.O.Slab
EL. 16.00
T.Pl.
EL. 35.32
Porch
T.Pl.
EL. 43.86
T.O.Shtg.
EL. 27.24
8'-
0
3 4"Kitchen
3
12
3'-0"
T.O.Slab
EL. 17.25
Maximum Height
EL.46.25
3'-0"
SetbackSetback
BUILDING
SECTIONS
PLOT REFERENCE DATE: 03-22-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A4.2
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-ELEV
O:
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22012
Lot 4, Block 39
Pr
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
Section "D"SCALE: 1/4" = 1'-0"
Section "F"SCALE: 1/4" = 1'-0"
1.REFER TO STRUCTURAL ENGINEER DRAWINGS.
2.DETAILS REFERENCED IN THESE DRAWINGS ARE
FOR CLARIFICATION OF THE ARCHITECTURAL
DESIGN INTENT. REFER TO ENGINEERING
DRAWINGS PREPARED BY OTHERS FOR DETAILED
INFORMATION.
3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP
OF SUB FLOOR SHEATHING MATERIAL.
SECTION NOTES
SECTION KEY NOTES
1.TYPICAL ROOF ASSEMBLY:
A:STANDING SEAM METAL ROOF BY: CUSTOM BILT METALS
B:RATED UL-580 CLASS 90
C:TABLE 1 TILE WEIGHT - psf
D:UNDERLAYMENT
E:PLYWOOD SHEETING MATERIAL GLUED AND SCREWED .
THICKNESS PER STRUCTURAL ENGINEER
2.TYPICAL FLOOR / CEILING ASSEMBLY
A:FLOOR FINISH : SEE PLAN
B:GYPCRETE
C:SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED
THICKNESS PER STRUCTURAL ENGINEER
D:FLOOR JOISTS PER STRUCTURAL ENGINEER
E:2x WOOD FURRING (WHERE OCCURS).
F:5/8" GYPSUM WALLBOARD ( TYPE "X" WHERE REQUIRED)
3.TYPICAL DECK / CEILING ASSEMBLY
A:STONE PAVERS OVER FULL MORTAR BED
B:SLOPED EPS DECK SYSTEM
C:ELASTOMERIC SHEET WATERPROOFING
D:SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED
THICKNESS PER STRUCTURAL ENGINEER
E:DECK JOIST PER STRUCTURAL ENGINEER
4.TYPICAL EXTERIOR WALL ASSEMBLY
A:HARDBOARD SIDING BY "JAMES HARDIE" OR EQUAL
B:BRICK VENEER WHERE OCCURS
C:WIRE LATH OVER MIN. 2 LAYERS GRADE "D" BUILDING
PAPER
D:PLYWOOD SHEATHING OR SHEAR PANELS WHERE
INDICATED ON STRUCTURAL PLANS
E:2x WALL FRAMING WITH INSULATION PER TITLE 24
CALCULATIONS
F:5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)
5.TYPICAL INTERIOR WALL ASSEMBLY
A:5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)
EACH SIDE
B:2x WOOD FRAMING PER STRUCTURAL PLANS
6.TYPICAL STAIR ASSEMBLY
A:CONTINUOUS HANDRAIL SECURELY FASTENED TO WALL AT
36" MAXIMUM AND 34" MINIMUM ABOVE TREAD AT NOSING
B:FINISH MATERIAL PER PLAN
C:5/8" THICK RISERS
D:1 1/8" THICK TREADS
E:MINIMUM (3) 2 x 12 STRINGERS AT STRAIGHT RUN
F:(1) 2 x 8 AT FRONT AND BACK OF TREADS AT RADIAL RUN
G:2 x 8 JOISTS AT 16" O.C. MINIMUM AT LANDING. REFER TO
STRUCTURAL DRAWINGS
H:POSITIVE CONNECTION TO FLOOR. REFER TO STRUCTURAL
PLANS FOR CONNECTION.
I:5/8" GYPSUM BOARD (TYPE "X" WHERE REQUIRED) AT
WALLS AND CEILINGS OF ALL USABLE AREA UNDER STAIR
SYMBOLX
7A CONCRETE SLAB. SEE STRUCTURAL DWGS.
7B RAISED CONCRETE SLAB
7C CONCRETE STEM WALL
7D CONCRETE GRADE BEAM
7E CONCRETE CAISSON
8 2x WOOD FRAMING
9 WOOD I-JOISTS. SEE STRUCTURAL DWGS
10 WOOD CONVENTIONAL FRAMED ROOF. SEE
STRUCTURAL DRAWINGS.
11 2x CEILING JOIST
12 PLYWOOD ROOF SHEATHING. SEE STRUCT. DWGS.
RADIANT BARRIER TO BE INSTALLED PER
TITLE 24, REFER TO SHEET T-24.MM FOR
INSTALLATION METHODS
13 2 x T&G FLOOR SHEATHING
14 STEEL BEAMS WRAPPED IN WOOD
15 EXPOSED RAFTER TAIL
16 INSULATION, SEE TITLE 24
17 RIGID INSULATION
18 COPPER GUTTER / DOWNSPOUT
19 WOOD GUARDRAIL DETAILING
WITH HORIZONTAL STAINLESS STEEL
CABLE RAILING - PER DETAIL 12 / D4.2
20 WOOD SIDING
21 WOOD DETAILING
22 WOOD CEILING / SOFFIT /
FALSE CEILING BEAMS REFER TO
REFLECTED CEILING PLANS
23 DRYWALL CEILING / SOFFIT
REFER TO REFLECTED
CEILING PLANS TYPICAL
24 WOOD DOORS & WINDOWS
25 SOLID SURFACE STONE TOP
26 STONE TILE WALL CAP
27 BRICK VENEER
28 BUILT - IN CABINETRY
REFER TO SHEETS T24-1a & T24-1b FOR CF1R FORMS AND COMPLIANCE INFORMATION
I N S U L A T I O N S C H E D U L E
Construction Name Surface Type Construction Type Framing Total Cavity Winter Design
R-Value U-Value
Garage Roof Volume Ceilings Wood Framed Ceiling 2x4 @ 16" o/c None 0.332
Garage Exterior Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/c None 0.347
R-30 Roof Volume Ceilings Wood Framed Ceiling 2x10 @ 16" o/c R-30 0.036
R-22 Roof Volume Ceilings Wood Framed Ceiling 2x4 @ 16" o/c R-22 0.056
R-21 Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/c R-21 0.069
R-21 Wall 1 Interior Walls Wood Framed Wall 2x6 @ 16" o/c R-21 0.064
Attic / Roof / Zone 2 Attic Roofs Wood Framed Ceiling 2x4 Truss @ 24" o/c R-30 0.040
R-30 Roof HPA Ceilings Below Attic Wood Framed Ceiling 2x6 @ 24" o/c None 0.478
R-30 Floor Exterior Floors Wood Framed Floor 2x10 @ 24" o/c R-30 0.033No Crawlspace
R-19 Floor
No Crawlspace Interior Floors Wood Framed Floor 2x6 @ 16" o/c R-19 0.049
NOTE:BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
NOTE:BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
T.O.Shtg.
EL. 20.01
T.Pl.
EL. 44.02
H.P.of Garage
EL. 11.85
T.O.
Sheathing
EL.36.40
8'
-
1
"
8'
-
1
1
"
T.Pl.
EL. 35.32
T.O.Slab
EL. 25.31
T.O.Shtg.
EL. 27.24
Maximum Height
EL.46.25
B.O.Slab
EL. 16.00
T.Pl.
EL. 26.16
7'
-
0
3 4"
B.O.Hdr.
EL. 43.46
T.Pl.
EL. 35.90
7'
-
7
1 2"
T.Pl.
EL. 18.93
T.Pl.
EL. 28.01
7'
-
1
"
8'
-
0
"
1'
-
1
"
7'
-
0
"
T.O.Shtg.
EL. 28.90
1'
-
7
3 4"
10
3 4"
3'
-
8
"
T.O.Railing
EL. 41.25
T.O.Shtg.
EL. 37.54
-Master
Closet
Master
Suite Bath 2
Attic
Roof Deck
8'
-
0
3 4"
Two-Story
Living
Dine
Carport
Garage
Storage
Bath 2
Storage
Open
Air
Open
Air
Kitchen
B.O.Hdr.
EL. 27.07
B.O.Hdr.
EL. 35.28
7'
-
0
3 4"
6'
-
4
1 2"
7'
-
0
3 4"
B.O.Hdr.
EL. 34.30
B.O.Hdr.
EL. 34.30
4'
-
2
"
6'
-
0
"
2'-0"3'-0"
5'-0"
P L
2nd Front Setback
29
'
-
0
"
P L
T.O.
Sheathing
EL.36.40
8'
-
1
"
T.O.Slab
EL. 17.25
T.Pl.
EL. 26.16
8'
-
1
1
"
Maximum Height
EL.46.25
B.O.Slab
EL. 16.00
T.O.Shtg.
EL. 27.24
T.Pl.
EL. 35.32
7'
-
0
3 4"
7'
-
7
1 2"
T.Pl.
EL. 44.02
B.O.Hdr.
EL. 43.46
T.Pl.
EL. 18.93
T.O.Shtg.
EL. 20.01
H.P.of Garage
EL. 11.85
5'
-
3
3 4"
7'
-
1
"
T.Pl.
EL. 28.01
8'
-
0
"
7'-
0
"
10
3 4"
1'
-
1
"
T.O.Railing
EL. 41.25
T.O.Shtg.
EL. 28.90
T.Pl.
EL. 35.90
Master
Bath
Roof Deck
Hall
-
Bedroom 2Master
Suite
Office
Roof Deck
Kitchen
Bedroom 2
Master
BathMaster
Suite
Garage
Carport
Two-Story
Living
B.O.Hdr.
EL. 27.07
6'
-
4
1 2"
B.O.Hdr.
EL. 35.28
7'
-
0
3 4"
7'-
9
"
7'
-
0
"
7'
-
1
"
Dine Kitchen
2'-0"3'-0"
5'-0"15'-0"
P L
Building Setback2nd Front Setback
29
'
-
0
"
P L
Section "G"SCALE: 1/4" = 1'-0"
BUILDING
SECTIONS
PLOT REFERENCE DATE: 03-22-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A4.3
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-ELEV
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22012
Lot 4, Block 39
Pr
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
Section "F"SCALE: 1/4" = 1'-0"
1.REFER TO STRUCTURAL ENGINEER DRAWINGS.
2.DETAILS REFERENCED IN THESE DRAWINGS ARE
FOR CLARIFICATION OF THE ARCHITECTURAL
DESIGN INTENT. REFER TO ENGINEERING
DRAWINGS PREPARED BY OTHERS FOR DETAILED
INFORMATION.
3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP
OF SUB FLOOR SHEATHING MATERIAL.
SECTION NOTES
SECTION KEY NOTES
1.TYPICAL ROOF ASSEMBLY:
A:STANDING SEAM METAL ROOF BY: CUSTOM BILT METALS
B:RATED UL-580 CLASS 90
C:TABLE 1 TILE WEIGHT - psf
D:UNDERLAYMENT
E:PLYWOOD SHEETING MATERIAL GLUED AND SCREWED .
THICKNESS PER STRUCTURAL ENGINEER
2.TYPICAL FLOOR / CEILING ASSEMBLY
A:FLOOR FINISH : SEE PLAN
B:GYPCRETE
C:SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED
THICKNESS PER STRUCTURAL ENGINEER
D:FLOOR JOISTS PER STRUCTURAL ENGINEER
E:2x WOOD FURRING (WHERE OCCURS).
F:5/8" GYPSUM WALLBOARD ( TYPE "X" WHERE REQUIRED)
3.TYPICAL DECK / CEILING ASSEMBLY
A:STONE PAVERS OVER FULL MORTAR BED
B:SLOPED EPS DECK SYSTEM
C:ELASTOMERIC SHEET WATERPROOFING
D:SUBFLOOR SHEATHING MATERIAL GLUED AND SCREWED
THICKNESS PER STRUCTURAL ENGINEER
E:DECK JOIST PER STRUCTURAL ENGINEER
4.TYPICAL EXTERIOR WALL ASSEMBLY
A:HARDBOARD SIDING BY "JAMES HARDIE" OR EQUAL
B:BRICK VENEER WHERE OCCURS
C:WIRE LATH OVER MIN. 2 LAYERS GRADE "D" BUILDING
PAPER
D:PLYWOOD SHEATHING OR SHEAR PANELS WHERE
INDICATED ON STRUCTURAL PLANS
E:2x WALL FRAMING WITH INSULATION PER TITLE 24
CALCULATIONS
F:5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)
5.TYPICAL INTERIOR WALL ASSEMBLY
A:5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED)
EACH SIDE
B:2x WOOD FRAMING PER STRUCTURAL PLANS
6.TYPICAL STAIR ASSEMBLY
A:CONTINUOUS HANDRAIL SECURELY FASTENED TO WALL AT
36" MAXIMUM AND 34" MINIMUM ABOVE TREAD AT NOSING
B:FINISH MATERIAL PER PLAN
C:5/8" THICK RISERS
D:1 1/8" THICK TREADS
E:MINIMUM (3) 2 x 12 STRINGERS AT STRAIGHT RUN
F:(1) 2 x 8 AT FRONT AND BACK OF TREADS AT RADIAL RUN
G:2 x 8 JOISTS AT 16" O.C. MINIMUM AT LANDING. REFER TO
STRUCTURAL DRAWINGS
H:POSITIVE CONNECTION TO FLOOR. REFER TO STRUCTURAL
PLANS FOR CONNECTION.
I:5/8" GYPSUM BOARD (TYPE "X" WHERE REQUIRED) AT
WALLS AND CEILINGS OF ALL USABLE AREA UNDER STAIR
SYMBOLX
7A CONCRETE SLAB. SEE STRUCTURAL DWGS.
7B RAISED CONCRETE SLAB
7C CONCRETE STEM WALL
7D CONCRETE GRADE BEAM
7E CONCRETE CAISSON
8 2x WOOD FRAMING
9 WOOD I-JOISTS. SEE STRUCTURAL DWGS
10 WOOD CONVENTIONAL FRAMED ROOF. SEE
STRUCTURAL DRAWINGS.
11 2x CEILING JOIST
12 PLYWOOD ROOF SHEATHING. SEE STRUCT. DWGS.
RADIANT BARRIER TO BE INSTALLED PER
TITLE 24, REFER TO SHEET T-24.MM FOR
INSTALLATION METHODS
13 2 x T&G FLOOR SHEATHING
14 STEEL BEAMS WRAPPED IN WOOD
15 EXPOSED RAFTER TAIL
16 INSULATION, SEE TITLE 24
17 RIGID INSULATION
18 COPPER GUTTER / DOWNSPOUT
19 WOOD GUARDRAIL DETAILING
WITH HORIZONTAL STAINLESS STEEL
CABLE RAILING - PER DETAIL 12 / D4.2
20 WOOD SIDING
21 WOOD DETAILING
22 WOOD CEILING / SOFFIT /
FALSE CEILING BEAMS REFER TO
REFLECTED CEILING PLANS
23 DRYWALL CEILING / SOFFIT
REFER TO REFLECTED
CEILING PLANS TYPICAL
24 WOOD DOORS & WINDOWS
25 SOLID SURFACE STONE TOP
26 STONE TILE WALL CAP
27 BRICK VENEER
28 BUILT - IN CABINETRY
REFER TO SHEETS T24-1a & T24-1b FOR CF1R FORMS AND COMPLIANCE INFORMATION
I N S U L A T I O N S C H E D U L E
Construction Name Surface Type Construction Type Framing Total Cavity Winter Design
R-Value U-Value
Garage Roof Volume Ceilings Wood Framed Ceiling 2x4 @ 16" o/c None 0.332
Garage Exterior Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/c None 0.347
R-30 Roof Volume Ceilings Wood Framed Ceiling 2x10 @ 16" o/c R-30 0.036
R-22 Roof Volume Ceilings Wood Framed Ceiling 2x4 @ 16" o/c R-22 0.056
R-21 Wall Exterior Walls Wood Framed Wall 2x6 @ 16" o/c R-21 0.069
R-21 Wall 1 Interior Walls Wood Framed Wall 2x6 @ 16" o/c R-21 0.064
Attic / Roof / Zone 2 Attic Roofs Wood Framed Ceiling 2x4 Truss @ 24" o/c R-30 0.040
R-30 Roof HPA Ceilings Below Attic Wood Framed Ceiling 2x6 @ 24" o/c None 0.478
R-30 Floor Exterior Floors Wood Framed Floor 2x10 @ 24" o/c R-30 0.033No Crawlspace
R-19 Floor
No Crawlspace Interior Floors Wood Framed Floor 2x6 @ 16" o/c R-19 0.049
NOTE:BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
NOTE:BUILDING SETBACK DIMENSION IS TO FACE OF FINISH MATERIAL
8'
-
1
"
T.O.Shtg.
EL. 27.24
T.O.
Sheathing
EL.36.40
8'
-
1
1
"
T.Pl.
EL. 35.32
T.O.Slab
EL. 17.25
T.Pl.
EL. 26.16
Max Height
EL.46.25
B.O.Slab
EL. 16.00
7'
-
0
3 4"
B.O.Hdr.
EL. 43.46
7'-
7
1 2"
T.Pl.
EL. 44.02
3'-0"3'-0"
Setback Setback
29
'
-
0
"
T.O.
Sheathing
EL.36.40
8'
-
1
"
8'
-
1
1
"
T.O.Slab
EL. 17.25
T.Pl.
EL. 26.16
T.O.Shtg.
EL. 27.24
T.Pl.
EL. 35.32
Maximum Height
EL.46.25
B.O.Slab
EL. 16.00
B.O.Hdr.
EL. 43.46
7'
-
0
3 4"
T.Pl.
EL. 44.02
7'
-
7
1 2"
H.P.of Garage
EL. 11.85
T.Pl.
EL. 18.93
T.O.Shtg.
EL. 20.01
7'-
1
"
1'-
1
"
8'
-
0
"
10
3 4"
7'
-
0
"
1'
-
7
3 4"
3'-
8
"
T.Pl.
EL. 28.01
T.O.Shtg.
EL. 28.90
T.O.Shtg.
EL. 37.54
T.O.Railing
EL. 41.25
T.Pl.
EL. 35.90
6'
-
4
1 2"
7'
-
0
3 4"
B.O.Hdr.
EL. 27.07
7'
-
0
3 4"
8'
-
0
3 4"
B.O.Hdr.
EL. 35.28
P L
29
'
-
0
"
2'-0"3'-0"
5'-0"
P L
2nd Front Setback
15'-0"
Building Setback
24' Above
T.O. Slab
2'
-
0
"
Right Side Elevation SCALE: 1/4" = 1'-0"
BUILDING
ELEVATIONS
PLOT REFERENCE DATE: 03-22-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A5.1
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-ELEV
O:
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BG
RR
22012
Lot 4, Block 39
Pr
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s
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2
3
PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
Front Elevation SCALE: 1/4" = 1'-0"
ELEVATION NOTES
ROOFING MATERIAL:
ELEVATION KEY NOTES
GUTTERS /
DOWNSPOUTS:
5" DIAMETER HALF ROUND COPPER GUTTERS AND
DOWNSPOUTS - ALL COPPER TO BE DARK BROWN
IN COLOR
BRICK VENEER:
BUILDING PAPER:PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D"
PAPER OVER ALL WOOD BASED SHEATHING AND
UNDER ALL GROUT BASED MASONRY VENEERS.
VAPOR BARRIER:PROVIDE VAPOR BARRIER AROUND ALL WALL
PENETRATIONS INCLUDING DOORS AND WINDOWS
PER DETAILS
CHIMNEY
TERMINATION:
CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY
PORTION OF THE BUILDING WITH IN 10'-0", BUT SHALL NOT
BE LESS THAN 3' ABOVE THE HIGHEST POINT WHERE
THE CHIMNEY PASSES THROUGH THE ROOF.
BRICK VENEER ( 1.5" THICK) MERIDIAN / OLD BAILEY
BY MERIDIAN / BORAL BRICK, ICC REPORT ESR-1364
(OR EQUAL) DOES NOT EXCEED 15 POUDS LPER SQ. FT.
ADHERED MASONRY VENEER SHALL COMPLY WITH THE
APPLICABLE REQUIREMENTS OF SECTION 1405.10.1 AND
SECTION 6.1 AND 6.3 OF TMS 401/ACI 530/ASCE 5.
WOOD SIDING:HARDBOARD SIDING BY "JAMES HARDIE"
PAINTED. REFER TO COLOR SCHEME
WOOD TRIM:2x WOOD TRIM
PAINTED. REFER TO COLOR SCHEME
1 STANDING SEAM METAL ROOF
5
7
10
3
1 x 9 VERTICAL WOOD SIDING WITH
WOOD DOORS & WINDOWS
COLOR - PAINTED
REFER TO COLOR SCHEME
EXPOSED WOOD BEAM / CORBEL
COLOR - PAINTED 11
GARAGE DOORS :
COLOR - PAINTED
MERIDIAN / BORAL MANUFACTURED BRICK
3/8" STRAIGHT GROVE
6
REFER TO COLOR SCHEME
COLOR - PAINTED
4
8 CHIMNEY CAP - COPPER
COLOR - NATURAL AGED
9
WOOD ENTRY DOOR
COLOR - PAINTED
2
EXPOSED WOOD RAFTER TAILS
COLOR - PAINTED
12
13
WOOD GATE :
WOOD GUARDRAIL DETAILING
WITH HORIZONTALS STAINLESS STEEL
CABLE RAILING - COLOR - PAINTED
COLOR - PAINTED
REFER TO COLOR SCHEME
20
1 x 9 HORIZONTAL WOOD SIDING
WITH 3/8" STRAIGHT GROVE
COLOR - PAINTED
EXTERIOR LIGHT FIXTURE
16
17
GUTTERS / DOWNSPOUT
15 WOOD DETAILING
COLOR - STAIN
COPPER EYEBROW ENVIRONMENTAL AIR DUCT VENT
REFER TO MANUFACTURER SPECIFICATION21
DIRECT VENT TERMINATION CAP
REFER TO MANUFACTURER SPECIFICATIONS
STONE COUNTER TOP
ANTIQUE FINISH19
WOOD SOFFIT DETAILING
COLOR - STAIN18
HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM
STREET (MINIMUM 4" HIGH x 1" WIDE) CRC R31922
STANDING SEAM PANEL ROOF
BY:"CUSTOM-BILT METALS"
CB-2000 2" PREFINISHED ALUMINUM
RATED UL-580 CLASS 90
TESTED ASTM E-1592, E-1680 & E-1646
REFER TO COLOR SCHEME
EXPOSED WOOD BOXED COLUMN
COLOR - PAINTED
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
14 GLASS GUARDRAIL DETAILING
LOUVERED BREAKAWAY WALL
SHALL COMPLY WITH:23
ASCE 24 Sections 4.6.1 & 4.6.2
ASCE 7 Section 5.3.3
T.Pl.
EL. 18.93
HP of Garage
EL. 11.85
T.O.Shtg.
EL. 20.01
7'-
1
"
T.Pl.
EL. 28.01
7'
-
0
"
10
3 4"
1'
-
7
3 4"
T.O.Railing
EL. 41.25
T.O.Shtg.
EL. 37.54
1'
-
1
"
3'
-
8
"
8'
-
0
"
T.O.Shtg.
EL. 28.90
6'
-
4
1 2"
7'
-
0
3 4"
B.O.Hdr.
EL. 27.07
B.O.Hdr.
EL. 35.28
T.Pl.
EL. 35.90
3
12
T.O.Slab
EL. 17.25
Maximum Height
EL.46.25
29
'
-
0
"
3'-0"3'-0"
SetbackSetback
8'
-
1
"
8'
-
1
1
"
T.O.Shtg.
EL. 27.24
B.O.Slab
EL. 16.00
T.O.
Sheathing
EL.36.40
T.Pl.
EL. 26.16
T.O.Slab
EL. 17.25
Maximum Height
EL.46.25
T.Pl.
EL. 35.32
7'
-
0
3 4"
B.O.Hdr.
EL. 43.46
T.Pl.
EL. 44.02
7'
-
7
1 2"
H.P. of Garage
EL. 11.85
T.O.Shtg.
EL. 20.01
T.Pl.
EL. 18.93
7'-
1
"
1'-
1
"
8'-
0
"
10
3 4"
T.Pl.
EL. 28.01
T.O.Shtg.
EL. 37.54
7'
-
0
"
3'-
8
"
T.O.Shtg.
EL. 28.90
1'
-
7
3 4"
T.O.Railing
EL. 41.25
T.Pl.
EL. 35.90
6'
-
4
1 2"
B.O.Hdr.
EL. 27.07
7'
-
0
3 4"
B.O.Hdr.
EL. 35.28
B.O.Hdr.
EL. 35.28
2'-0"3'-0"
5'-0"15'-0"
P L
Building Setback 2nd Front Setback
24' Above
T.O. Slab
2'
-
0
"
Left Side Elevation
BUILDING
ELEVATIONS
PLOT REFERENCE DATE: 03-22-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A5.2
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-ELEV
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
Rear Elevation SCALE: 1/4" = 1'-0"
ELEVATION NOTES
ROOFING MATERIAL:
ELEVATION KEY NOTES
GUTTERS /
DOWNSPOUTS:
5" DIAMETER HALF ROUND COPPER GUTTERS AND
DOWNSPOUTS - ALL COPPER TO BE DARK BROWN
IN COLOR
BRICK VENEER:
BUILDING PAPER:PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D"
PAPER OVER ALL WOOD BASED SHEATHING AND
UNDER ALL GROUT BASED MASONRY VENEERS.
VAPOR BARRIER:PROVIDE VAPOR BARRIER AROUND ALL WALL
PENETRATIONS INCLUDING DOORS AND WINDOWS
PER DETAILS
CHIMNEY
TERMINATION:
CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY
PORTION OF THE BUILDING WITH IN 10'-0", BUT SHALL NOT
BE LESS THAN 3' ABOVE THE HIGHEST POINT WHERE
THE CHIMNEY PASSES THROUGH THE ROOF.
BRICK VENEER ( 1.5" THICK) MERIDIAN / OLD BAILEY
BY MERIDIAN / BORAL BRICK, ICC REPORT ESR-1364
(OR EQUAL) DOES NOT EXCEED 15 POUDS LPER SQ. FT.
ADHERED MASONRY VENEER SHALL COMPLY WITH THE
APPLICABLE REQUIREMENTS OF SECTION 1405.10.1 AND
SECTION 6.1 AND 6.3 OF TMS 401/ACI 530/ASCE 5.
WOOD SIDING:HARDBOARD SIDING BY "JAMES HARDIE"
PAINTED. REFER TO COLOR SCHEME
WOOD TRIM:2x WOOD TRIM
PAINTED. REFER TO COLOR SCHEME
1 STANDING SEAM METAL ROOF
5
7
10
3
1 x 9 VERTICAL WOOD SIDING WITH
WOOD DOORS & WINDOWS
COLOR - PAINTED
REFER TO COLOR SCHEME
EXPOSED WOOD BEAM / CORBEL
COLOR - PAINTED 11
GARAGE DOORS :
COLOR - PAINTED
MERIDIAN / BORAL MANUFACTURED BRICK
3/8" STRAIGHT GROVE
6
REFER TO COLOR SCHEME
COLOR - PAINTED
4
8 CHIMNEY CAP - COPPER
COLOR - NATURAL AGED
9
WOOD ENTRY DOOR
COLOR - PAINTED
2
EXPOSED WOOD RAFTER TAILS
COLOR - PAINTED
12
13
WOOD GATE :
WOOD GUARDRAIL DETAILING
WITH HORIZONTALS STAINLESS STEEL
CABLE RAILING - COLOR - PAINTED
COLOR - PAINTED
REFER TO COLOR SCHEME
20
1 x 9 HORIZONTAL WOOD SIDING
WITH 3/8" STRAIGHT GROVE
COLOR - PAINTED
EXTERIOR LIGHT FIXTURE
16
17
GUTTERS / DOWNSPOUT
15 WOOD DETAILING
COLOR - STAIN
COPPER EYEBROW ENVIRONMENTAL AIR DUCT VENT
REFER TO MANUFACTURER SPECIFICATION21
DIRECT VENT TERMINATION CAP
REFER TO MANUFACTURER SPECIFICATIONS
STONE COUNTER TOP
ANTIQUE FINISH19
WOOD SOFFIT DETAILING
COLOR - STAIN18
HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM
STREET (MINIMUM 4" HIGH x 1" WIDE) CRC R31922
STANDING SEAM PANEL ROOF
BY:"CUSTOM-BILT METALS"
CB-2000 2" PREFINISHED ALUMINUM
RATED UL-580 CLASS 90
TESTED ASTM E-1592, E-1680 & E-1646
REFER TO COLOR SCHEME
EXPOSED WOOD BOXED COLUMN
COLOR - PAINTED
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
REFER TO COLOR SCHEME
14 GLASS GUARDRAIL DETAILING
LOUVERED BREAKAWAY WALL
SHALL COMPLY WITH:23
ASCE 24 Sections 4.6.1 & 4.6.2
ASCE 7 Section 5.3.3
SCALE: 1/4" = 1'-0"
N52 46'30"E 79.46'
N3
9
5
3
'
3
0
"
W
2
5
.
0
3
'
N3
9
3
5
'
3
0
"
W
2
5
.
0
2
'
N52 46'30"E 79.33'
Total Second Level Living
"B" = 583 sq.ft
Total Second Level Living
"B" = 590 sq.ft
30'-11"
18
'
-
1
0
"
3'
-
4
"
6"
4"
3'
-
0
"
1'-2"
3'
-
6
"
4"
3'-
8
"
25'-6"
18
'
-
1
0
"
5'-0"
11
'
-
1
0
"
4'-6"
5'
-
1
1 2"
3'-2"
3'
-
6
"
10
'
-
5
"
10"
6" x 3'-4"
B2 = 2 sq.ft
B
30'-11" x 18'-10"
B1 = 582 sq.ft
4" x 3'
B3 = 1 sq.ft
1'-2" x 3'-6"
B4 = 4 sq.ft
4" x 3'-8"
B5 = 1 sq.ft
Second Level
Master Deck
"C" = 71 sq.ft
Second Level
Kitchen Deck
"C" = 35 sq.ft
4'-6" x 5'-1 1/2"
B6 = 23 sq.ft 6" x 3'-4"
C2 = 2 sq.ft
3'-2" x 3'-6"
B10 = 11 sq.ft
25'-6" x 18'-10"
B7 = 480 sq.ft
5' x 11'-10"
B8 = 60 sq.ft
3'-9" x 18'-10"
C1 = 71 sq.ft
3'-9"
18
'
-
1
0
10" x 10'-5"
B9 = 9 sq.ft
B
A
N52 46'30"E 79.46'
N3
9
5
3
'
3
0
"
W
2
5
.
0
3
'
N3
9
3
5
'
3
0
"
W
2
5
.
0
2
'
LOT 3
N52 46'30"E 79.33'
Total Main
Level Living
"A" = 568 sq.ft
Total Garage Area
"F" = 414 sq.ft
18
'
-
1
0
"
20'-0"
3'
-
0
"
6'-9"
2'-4"
7'
-
1
1 2"
6'-9" x 3'
G2 = 20 sq.ft
20' x 18'-10"
G1 = 377 sq.ft
2'-4" x 7'-1 1/2"
G3 = 17 sq.ft
18
'
-
1
0
"
20'-41
2"
5'-6"
3'
-
3
1 2"
7'-10"
9'
-
2
1 2"
6'-9"
5'-
5
"
6'
-
4
"
4'-1"4'-5"
7'
-
1
1 2"
20'-4 1/2" x 18'-10"
A1 = 384 sq.ft
5'-6" x 3'-3 1/2"
A2 = 18 sq.ft
7'-10" x 9'-2 1/2"
A3 = 72 sq.ft
6'-9" x 5'-5"
A4 = 37 sq.ft
4'-1" x 6'-4"
A5 = 26 sq.ft
4'-5" x 7'-1 1/2"
A6 = 31 sq.ft
A
OVERLAY PLANS
PLOT REFERENCE DATE: 03-29-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A9.1
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR-OVERLAY
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
First Level - Overlay Plan SCALE: 1/4" = 1'-0"
Second Level - Overlay Plan SCALE: 1/4" = 1'-0"
Allowable Floor Area:
Allowable combined
Exception : Sec 20.48.180.A.1.b.i
Planning Criteria
SETBACKS:
0'Front
5'2nd Front
3'Side Yard 1
MAXIMUM HEIGHT:
24'Flat Roof (less than 3:12 pitch)
29'Pitched Roof (greater than 3:12 pitch)
FAR:
2,024 Sq. Ft.Site Area
MAXIMUM FLOOR AREA LIMIT:
Buildable Area
2,826 Sq. Ft.Buildable Area 1,413 x 2 =
3'Side Yard 2
1,413 Sq. Ft.
Development Standards R-2 Zone
PARKING REQUIREMENTS:
2 Car off Street Parking Minimum
Minimum Interior dimensions for Parking
spaces in residential zoning for a lot width
30'-0" feet or less is 17'-6"x19'-0"
(20.40) City of Newport Beach
Area Tabulation
Living Area:
2 Car Garage
First Level Living
590 Sq.Ft.Second Level Living
568 Sq.Ft.
257 Sq.Ft.Third Level Living
1,415 Sq.Ft.Total Living
Total Building Area
583 Sq.Ft.
-
294 Sq.Ft.
877 Sq.Ft.
Unit A Unit B
414 Sq.Ft.
1,173 Sq.Ft.
568 Sq.Ft.
551 Sq.Ft.
2,292 Sq.Ft.
2,706 Sq.Ft.
Total
71 Sq.Ft.Level 2 Roof Deck 35 Sq.Ft.106 Sq.Ft.
Carport 282 Sq.Ft.
THIRD FLOOR LIMITATIONS:
Only subsection (A)(2)(c) applyFloor & Deck Area:
15' from Front & Rear Setback LinesLocation of Structure:
388 Sq.Ft.Level 3 Roof Deck 304 Sq.Ft.692 Sq.Ft.
459 Sq.Ft.Total Roof Deck 339 Sq.Ft.798 Sq.Ft.
Hatching Indicates
Garage Area and
Deck Area
Hatching Indicates
Living Area
Hatching Legend
Area OverlayTabulation
384 Sq. Ft.A1:
18 Sq. Ft.A2:
Total First Level / Unit A
72 Sq. Ft.A3:
37 Sq. Ft.A4:
26 Sq. Ft.A5:
31 Sq. Ft.A6:
568 Sq. Ft.Area:
582 Sq. Ft.B1:
2 Sq. Ft.B2:
Total Second Level / Unit A
1 Sq. Ft.B3:
4 Sq. Ft.B4:
1 Sq. Ft.B5:
590 Sq. Ft.Area:
23 Sq. Ft.B6:
480 Sq. Ft.B7:
Total Second Level / Unit B
60 Sq. Ft.B8:
9 Sq. Ft.B9:
11 Sq. Ft.B10:
583 Sq. Ft.Area:
Second Level Master Deck / Unit A
71 Sq. Ft.C1:
71 Sq. Ft.Area:
Second Level Kitchen Deck / Unit B
35 Sq. Ft.C2:
35 Sq. Ft.Area:
240 Sq. Ft.D1:
17 Sq. Ft.D2:
Total Third Level / Unit A
257 Sq. Ft.Area:
16 Sq. Ft.D3:
Total Third Level / Unit B
22 Sq. Ft.D4:
245 Sq. Ft.D5:
11 Sq. Ft.D6:
294 Sq. Ft.Area:
116 Sq. Ft.E1:
Total Third Level Deck / Unit A
106 Sq. Ft.E2:
78 Sq. Ft.E3:
88 Sq. Ft.E4:
388 Sq. Ft.Area:
21 Sq. Ft.E5:
Total Third Level Deck / Unit B
257 Sq. Ft.E6:
26 Sq. Ft.E7:
304 Sq. Ft.Area:
N52 46'30"E 79.46'
N3
9
5
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3
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W
2
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N3
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3
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W
2
5
.
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2
'
LOT 5
N52 46'30"E 79.33'
Total Third level Living
"D" = 294 sq.ftB
Total Third level Living
"D" = 257 sq.ft
A
16'-8"
14
'
-
4
"
1'
-
0
"
16'-0"
4"
6'
-
3
"
3'
-
9
"
4'-2"16'-21
2"
3'
-
6
"
6'-1"
3'
-
4
"
3'-2"
16'-8" x 14'-4"
D1 = 240 sq.ft
16' x 1'
D2 = 17 sq.ft 15
'
-
1
1 2"
Roof Terrace Area
"E" = 388 sq.ft
6'-1" x 3'-6"
D4 = 22 sq.ft
4'-2" x 3'-9"
D3 = 16 sq.ft
16'-2 1/2" x 15'-1 1/2"
D5 = 245 sq.ft
3'-2" x 3'-4"
D6 = 11 sq.ft
4" x 6'-3"
D3 = 2 sq.ft
6'-2"6'-2"22'-4"
18
'
-
1
0
"
17
'
-
2
1 2"
15
'
-
4
"
3'
-
6
"
22'-4" x 3'-6"
E3 = 78 sq.ft
6'-2" x 17'-2 1/2"
E2 = 106 sq.ft
6'-2" x 18'-10"
E1 = 116 sq.ft
5'-8" x 15'-4"
E4 = 88 sq.ft
5'-8"
Roof Terrace Area
"E" = 304 sq.ft
1'
-
1
0
"
11'-6"
13
'
-
0
"
19'-91
2"2'-3"
11
'
-
6
"
11'-6" x 1'-10"
E5 = 21 sq.ft
2'-3" x 11'-6"
E7 = 26 sq.ft 19'-9 1/2" x 13'
E6 = 257 sq.ft
Third Level - Overlay Plan SCALE: 1/4" = 1'-0"
OVERLAY PLANS
PLOT REFERENCE DATE: 03-29-23
SHEET NUMBER:
503 32ND STREET, SUITE 130
TELEPHONE: (949) 584-8987
NEWPORT BEACH, CA 92663
Email: ritnergroup.com
STAMP:
TELEPHONE:
FAX:
A9.2
SHEET TITLE:
RITNER GROUP, INC. 2023 expressly reserves all
common law copyright and property rights in these plans.
These plans are not to be reproduced, changed or
copied in any form or manner whatsoever, nor are they
to be assigned to any third party without first obtaining
the express written permission and consent of
RITNER GROUP, INC.
PROJECT DESIGNER:
PROJECT CAD FILE:
PROJECT NUMBER:
DRAWN BY:
PROJECT MANAGER:
22012-FLOOR-OVERLAY
O:
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22012
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PROJECT:
BUILDING DEPARTMENT SUBMITTAL: -
REVISIONS:
---
Hatching Indicates
Garage Area and
Deck Area
Hatching Indicates
Living Area
Hatching Legend
Allowable Floor Area:
Allowable combined
Exception : Sec 20.48.180.A.1.b.i
Planning Criteria
SETBACKS:
0'Front
5'2nd Front
3'Side Yard 1
MAXIMUM HEIGHT:
24'Flat Roof (less than 3:12 pitch)
29'Pitched Roof (greater than 3:12 pitch)
FAR:
2,024 Sq. Ft.Site Area
MAXIMUM FLOOR AREA LIMIT:
Buildable Area
2,826 Sq. Ft.Buildable Area 1,413 x 2 =
3'Side Yard 2
1,413 Sq. Ft.
Development Standards R-2 Zone
PARKING REQUIREMENTS:
2 Car off Street Parking Minimum
Minimum Interior dimensions for Parking
spaces in residential zoning for a lot width
30'-0" feet or less is 17'-6"x19'-0"
(20.40) City of Newport Beach
Area Tabulation
Living Area:
2 Car Garage
First Level Living
590 Sq.Ft.Second Level Living
568 Sq.Ft.
257 Sq.Ft.Third Level Living
1,415 Sq.Ft.Total Living
Total Building Area
583 Sq.Ft.
-
294 Sq.Ft.
877 Sq.Ft.
Unit A Unit B
414 Sq.Ft.
1,173 Sq.Ft.
568 Sq.Ft.
551 Sq.Ft.
2,292 Sq.Ft.
2,706 Sq.Ft.
Total
71 Sq.Ft.Level 2 Roof Deck 35 Sq.Ft.106 Sq.Ft.
Carport 282 Sq.Ft.
THIRD FLOOR LIMITATIONS:
Only subsection (A)(2)(c) applyFloor & Deck Area:
15' from Front & Rear Setback LinesLocation of Structure:
388 Sq.Ft.Level 3 Roof Deck 304 Sq.Ft.692 Sq.Ft.
459 Sq.Ft.Total Roof Deck 339 Sq.Ft.798 Sq.Ft.
Area OverlayTabulation
384 Sq. Ft.A1:
18 Sq. Ft.A2:
Total First Level / Unit A
72 Sq. Ft.A3:
37 Sq. Ft.A4:
26 Sq. Ft.A5:
31 Sq. Ft.A6:
568 Sq. Ft.Area:
582 Sq. Ft.B1:
2 Sq. Ft.B2:
Total Second Level / Unit A
1 Sq. Ft.B3:
4 Sq. Ft.B4:
1 Sq. Ft.B5:
590 Sq. Ft.Area:
23 Sq. Ft.B6:
480 Sq. Ft.B7:
Total Second Level / Unit B
60 Sq. Ft.B8:
9 Sq. Ft.B9:
11 Sq. Ft.B10:
583 Sq. Ft.Area:
Second Level Master Deck / Unit A
71 Sq. Ft.C1:
71 Sq. Ft.Area:
Second Level Kitchen Deck / Unit B
35 Sq. Ft.C2:
35 Sq. Ft.Area:
240 Sq. Ft.D1:
17 Sq. Ft.D2:
Total Third Level / Unit A
257 Sq. Ft.Area:
Third Level Roof Deck - Overlay Plan SCALE: 1/4" = 1'-0"
16 Sq. Ft.D3:
Total Third Level / Unit B
22 Sq. Ft.D4:
245 Sq. Ft.D5:
11 Sq. Ft.D6:
294 Sq. Ft.Area:
116 Sq. Ft.E1:
Total Third Level Deck / Unit A
106 Sq. Ft.E2:
78 Sq. Ft.E3:
88 Sq. Ft.E4:
388 Sq. Ft.Area:
21 Sq. Ft.E5:
Total Third Level Deck / Unit B
257 Sq. Ft.E6:
26 Sq. Ft.E7:
304 Sq. Ft.Area: