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HomeMy WebLinkAbout04 - 04_Haronian Residence CDP_PA2023-0051CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT October 12, 2023 Agenda Item No. 4 SUBJECT: Haronian Residence (PA2023-0051) ▪Coastal Development Permit SITE LOCATION: 413 Via Lido Soud, Units A-C APPLICANT: Stephan Wan of David R. Olson Architects OWNER: Edwin Haronian PLANNER: Jenny Tran, Assistant Planner 949-644-3212 or jtran@newportbeachca.gov LAND USE AND ZONING •General Plan Land Use Plan Category: RM (Multiple Residential) •Zoning District: RM (Multiple Residential) •Coastal Land Use Plan Category: RM-E (Multiple Unit Residential) – (30.0 – 39.9 DU/AC) •Coastal Zoning District: RM (Multiple Residential) PROJECT SUMMARY A Coastal Development Permit (CDP) to allow the demolition of an existing triplex and construction of a new 3,463-square-foot, two-story, duplex with an open roof top deck, an attached 801-square-foot four-car garage, and a 228-square-foot Accessory Dwelling Unit (ADU). The project includes landscape, hardscape, and subsurface drainage improvements all within the confines of private property. The project complies with all development standards and no deviations from the municipal code are requested. RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment; and 3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit (PA2023-0051) (Attachment No. ZA 1). 1 Haronian Residence (PA2023-0051) Zoning Administrator, October 12, 2023 Page 2 DISCUSSION Land Use and Development Standards •The subject property is in the RM (Multiple Residential) Coastal Zoning District, which provides for single-unit residential development and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required, and the property is not eligible for a waiver for de minimis development because the property is in the Coastal Commission Appeal Area. •The property currently consists of one legal lot developed with a two-story, triplex. Unit A is approximately 1,567 square-feet, Unit B is approximately 1,491 square-feet, and Unit C is approximately 862 square-feet. The neighborhood is predominantly developed with one- and two-story, single-family residences, duplexes, and triplexes. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. •The proposed duplex, ADU, and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Via Lido Soud) 4 feet 4 feet Front (Boardwalk) 0 feet 0 feet Sides 3 feet 3 feet Allowable Floor Area (max.) 5,117 square feet 4,912.2 square feet Open Space (min.) 438.6 square feet 715.2 square feet Parking (min.) 4-car garage*4-car garage Height (max.) 24-foot flat roof 29-foot sloped roof 24-foot flat roof 29-foot sloped roof *Pursuant to Section 20.48.200(F)(8)(d)(i) and Section 21.48.200(F)(8)(d)(i), no additional parking shall be required for an accessory dwelling unit internal to a proposed principal residence. Hazards •The development fronts Newport Bay but is separated from the shoreline by a public boardwalk and small intertidal beach. The project site is not protected by a bulkhead or any protective devices. •The finished floor elevation of the proposed duplex and ADU is 10.59 feet (NAVD 88), which complies with the minimum 9.00-foot (NAVD 88) elevation standard for new structures. A waterproofing curb is also proposed to be constructed around the perimeter of the dwelling that would protect against flooding up to an elevation 2 Haronian Residence (PA2023-0051) Zoning Administrator, October 12, 2023 Page 3 of 10.9 feet (NAVD 88). Flood shields (sandbags and other barriers) can be deployed across the openings to protect and prevent flooding to the structure. •A Coastal Hazards Report and Sea Level Rise Analysis were prepared by PMA Consulting, Inc., dated February 8, 2023, for the project. The report concludes that the proposed project is reasonably safe from shoreline erosion due to the lack of waves or wakes that can erode sand from the beach. The report also concludes that the project will be reasonably safe from future sea level rise assuming an increase up to 10.7 feet NAVD 88 (the likely range for sea level rise over the 75-year design life of the structure based on low-risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). •On March 23, 2021, the City Council approved updated Waterfront Project Design Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities. The guidelines require that any structure permitted within the years 2021 through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD 88) with a design for adaptability elevation of 14.4 feet (NAVD 88). PMA Consulting, Inc. has concluded that the project shall be conditioned to construct on-site block walls to an elevation of 10.9 feet (NAVD 88) with adaptability up to 14.4 feet NAVD88 should bay water elevation rise and reach the Finished Floor Elevation of 10.59 feet (NAVD 88). •Once a seawall/bulkhead is constructed per the report’s recommendations, flooding, wave run-up, and erosion will not significantly impact this property over the proposed 75-year economic life of the development. The report concludes that the proposed project will be safe from flooding hazards for the next 75 years. •The property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved before the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC before building permit issuance. •Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) (General Site Planning and Development Standards). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 3 Haronian Residence (PA2023-0051) Zoning Administrator, October 12, 2023 Page 4 Water Quality •The property is located adjacent to coastal waters. Under Section 21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. A CPPP has been provided and construction plans and activities will be required to adhere to the CPPP. •Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a preliminary Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQMP has been prepared for the project by Core Civil Engineering, Inc. dated, February 7, 2023. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a LID approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP before building permit issuance. •The project design addresses water quality with a construction erosion control plan and a post-construction drainage system that includes drainage and percolation features designed to retain dry weather runoff and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. Public Access and Views •The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing triplex located on a standard RM lot with a new duplex and ADU. Therefore, the project does not involve a change in land use, density, or intensity that will result in increased demand for public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. •The project site is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is on Marina Park and is not visible from the site. The proposed duplex and ADU complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing 4 Haronian Residence (PA2023-0051) Zoning Administrator, October 12, 2023 Page 5 neighborhood pattern of development. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. •Vertical access to the bay and beach is available adjacent to the site along the existing boat yard as well as Via Koron via the Lido Isle community park located approximately 550-feet away from the property. Lateral access is provided via the public boardwalk along the project’s bayside frontage. The project does not include any features that would obstruct access along these routes. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) under Sections 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. Class 3 exempts the construction of apartments, duplexes and similar structures totaling up to six dwelling. The proposed project consists of the demolition of one triplex and the construction of a new 3,463-square-foot, two-story, duplex with a roof top deck, an attached 801-square-foot four-car garage, and a 228-square-foot ADU and therefore qualifies within the criteria of this exemption. There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use of this exemption. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 21 (Local Coastal Program [LCP] Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal 5 Haronian Residence (PA2023-0051) Zoning Administrator, October 12, 2023 Page 6 to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: ____________________________ Jenny Tran, Assistant Planner JM/jt Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 01-10-2023 RESOLUTION NO. ZA2023-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING A COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING TRIPLEX AND CONSTRUCT A NEW TWO-STORY DUPLEX WITH A ROOF TOP DECK, AN ATTACHED FOUR-CAR GARAGE, AND AN ACCESSORY DWELLING UNIT LOCATED AT 413 VIA LIDO SOUD, UNITS A-C (PA2023-0051) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed Stephen Wan of David R. Olson Architects on behalf of the property owner, Edwin Haronian, concerning property located at 413 Via Lido Soud, Units A-C, requesting approval of a coastal development permit. 2. The lot at 413 Via Lido Soud, Units A-C is legally described as Lot 473 of Tract No. 907. 3. The applicant proposes a Coastal Development Permit (CDP) to allow the demolition of an existing triplex and construct a new 3,463-square-foot, two-story, duplex with an open roof top deck, an attached 801-square-foot four-car garage, and a 228-square-foot Accessory Dwelling Unit (ADU). The project includes landscape, hardscape, and subsurface drainage improvements all within the confines of private property. The project complies with all development standards and no deviations from the municipal code are requested. 4. The subject property is designated RM (Multiple Residential) by the General Plan Land Use Element and is located within the RM (Multiple Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Multiple Unit Residential (RM-E), and it is located within the Multiple Residential (RM) Coastal Zone District. 6. A public hearing was held on October 12, 2023, online via Zoom. A notice of the time, place, and purpose of the hearing was given by the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures) because it has no potential to have a significant effect on the environment. 8 Zoning Administrator Resolution No. ZA2023-### Page 2 of 11 01-10-2023 2. Class 3 exempts the construction of apartments, duplexes and similar structures totaling up to six dwelling. The proposed project consists of the demolition of one triplex and the construction of a new 3,463-square-foot, two-story, duplex with a roof top deck, an attached 801-square-foot four-car garage, and a 228-square-foot ADU and therefore qualifies within the criteria of this exemption. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. By Section 21.52.015 (F) (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings, and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 5,117 square feet and the proposed floor area is 4,912 square feet. b. The proposed development provides the minimum required setbacks, which are 4 feet along the front property line abutting Via Lido Soud, 0 feet along the front property line abutting the boardwalk, and 3 feet along each side property line. c. The highest guardrail is less than 24 feet from the established grade (10.89 feet NAVD88) and the highest ridge is no more than 29 feet from the established grade, which complies with the maximum height requirements. d. The project includes garage parking for a total of four (4) vehicles in two (2)-car garages, complying with the minimum four (4)-car parking requirement for duplexes. The project includes an internal ADU (within the footprint of the proposed multi-unit dwelling) that is exempt from parking requirements. 2. The neighborhood is predominantly developed with one- - and two- -story, single-family residences, duplexes, and triplexes. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development. 9 Zoning Administrator Resolution No. ZA2023-### Page 3 of 11 01-10-2023 3. On March 23, 2021, the City Council approved updated Waterfront Project Design Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities. The guidelines require that any structure permitted within the years 2021 through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD 88) with a design for adaptability elevation of 14.4 feet (NAVD 88). PMA Consulting, Inc. has concluded that the project shall be conditioned to construct on-site block walls to an elevation of 10.9 feet (NAVD 88) with adaptability up to 14.4 feet NAVD88 should bay water elevation rise and reach the Finished Floor Elevation of 10.59 feet (NAVD 88). 4. Once a seawall/bulkhead is constructed per the report’s recommendations, flooding, wave run-up, and erosion will not significantly impact this property over the proposed 75-year economic life of the development. The report concludes that the proposed project will be safe from flooding hazards for the next 75 years. 5. The finished floor elevation of the proposed duplex and ADU is 10.59 feet (NAVD 88), which complies with the minimum 9.00-foot (NAVD 88) elevation standard for new structures. A waterproofing curb is also proposed to be constructed around the perimeter of the dwelling that would protect against flooding up to an elevation of 10.9 feet (NAVD 88). Flood shields (sandbags and other barriers) can be deployed across the openings to protect and prevent flooding to the structure. 6. A Coastal Hazards Report and Sea Level Rise Analysis were prepared by PMA Consulting, Inc., dated February 8, 2023, for the project. The report concludes that the proposed project is reasonably safe from shoreline erosion due to the lack of waves or wakes that can erode sand from the beach. The report also concludes that the project will be reasonably safe from future sea level rise assuming an increase up to 10.7 feet NAVD 88 (the likely range for sea level rise over the 75-year design life of the structure based on low-risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). 7. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) (General Site Planning and Development Standards). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 8. The property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved before the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC before building permit issuance. 10 Zoning Administrator Resolution No. ZA2023-### Page 4 of 11 01-10-2023 9. The property is located adjacent to coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. The project design also addresses water quality through the inclusion of a post-construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. 10. Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a preliminary Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQMP has been prepared for the project by Core Civil Engineering, Inc. dated, February 7, 2023. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a LID approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP before building permit issuance. 11. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought-tolerant species. Before the issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 12. The project site is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is on Marina Park and is not visible from the site. The proposed duplex and ADU complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. 13. The project proposes to demolish the existing triplex and construct a new duplex and ADU. As a result, the project complies with the Housing Crisis Act of 2019 and Senate Bill 8 (Skinner) because it does not result in the loss of residential density. The State Department of Housing and Community Development (HCD) has verified with the City in an email dated March 23, 2022, that an ADU is considered a housing unit under Government Code Section 66300 provisions to replace existing units. The property owner has certified that the units are not "protected" units under Section 66330 Subdivision (d)(2). The project is consistent with the General Plan, Local Coastal Program, and Zoning designations that allow the duplex and accessory dwelling unit land uses. Under the Coastal Land Use Plan Table 2.1.1-1, the Multiple Unit Residential (RM-E) category is intended for multi-family residential development. Section 21.18.020 of the Local Coastal Program Implementation Plan shows “Two-Unit Dwellings” and “Accessory Dwelling Units” as allowed uses in the RM Coastal Zoning District. Therefore, the project of a duplex and ADU to replace an existing triplex is consistent with the RM zoning and land use designations, does not result in a loss of residential density, and will not affect the City in meeting its regional housing needs. 11 Zoning Administrator Resolution No. ZA2023-### Page 5 of 11 01-10-2023 Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The project site is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is on Marina Park and is not visible from the site. The proposed duplex and ADU complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. 2. Vertical access to the bay and beach is available adjacent to the site along the existing boat yard as well as along Via Koron via the Lido Isle community park located approximately 550-feet away from the property. Lateral access is provided via the public boardwalk along the project’s bayside frontage. The project does not include any features that would obstruct access along these routes. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this project is categorically exempt from the California Environmental Quality Act under Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit (PA2023-0051), subject to the conditions outlined in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 21 Local Coastal Program (LCP) Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. 12 Zoning Administrator Resolution No. ZA2023-### Page 6 of 11 01-10-2023 PASSED, APPROVED, AND ADOPTED THIS 12TH DAY OF OCTOBER 2023. _____________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 13 Zoning Administrator Resolution No. ZA2023-### Page 7 of 11 01-10-2023 EXHIBIT “A” CONDITIONS OF APPROVAL Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to issuance of building permits, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of the development. This letter shall be scanned into the plan set before building permit issuance. 4. Prior to the issuance of building permits, the property owner shall record a deed restriction with the County Recorder’s Office, the form and content of which is satisfactory to the City Attorney, prohibiting the use of the accessory dwelling unit for short-term rentals (i.e., less than 30 days) and prohibiting the sale of the ADU separate from the principal dwelling. This deed restriction shall remain in effect so long as the accessory dwelling unit exists on the property. 5. Should future bay water elevations reach the Finished Floor Elevation of 10.59 feet (NAVD 88), on-site block walls shall be constructed to an elevation of 10.90 feet (NAVD 88) with capability to be raised up to 14.4 feet (NAVD 88), in compliance with the City of Newport Beach Waterfront Project Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities. 6. Before issuance of building permits, a waterproofing curb or similar design feature shall be constructed around the proposed residence as an adaptive flood protection device up to a minimum of 10.9 feet (NAVD88). Flood shields (sandbags and other methods) can be deployed across the openings to protect and prevent flooding to the structure. 14 Zoning Administrator Resolution No. ZA2023-### Page 8 of 11 01-10-2023 7. This approval does not authorize any new or existing improvements (including landscaping) on California Coastal Permit Jurisdiction, State tidelands, public beaches, or the public right-of-way. Any improvements located on tidelands, submerged lands, and/or lands that may be subject to the public trust shall require a coastal development permit (CDP) approved by the California Coastal Commission (Coastal Commission). Before the issuance of building permits, the applicant shall provide a copy of said coastal development permit or CDP waiver or documentation from the Coastal Commission that subject improvements are not subject to the permit requirements of the Coastal Act and/or not located within the permit jurisdiction of the Coastal Commission. 8. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter the sensitive habitat, receiving waters, or storm drains or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands, or their buffers. No demolition or construction materials shall be stored on public property. 9. This Coastal Development Permit does not authorize any development seaward of the private property. 10. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of native birds under MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 11. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented before and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 12. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 15 Zoning Administrator Resolution No. ZA2023-### Page 9 of 11 01-10-2023 13. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 14. Trash and debris shall be disposed of in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 15. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 16. The project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 17. The applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused by the revocation of this Coastal Development Permit. 18. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained are detrimental to the public health, and welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained to constitute a public nuisance. 19. Before the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 20. Before the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to review and approval by the Building Division. 21. Before issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 22. Before the issuance of a building permit, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought-tolerant plantings, non-invasive plant species, and water-efficient irrigation design. The plans shall be approved by the Planning Division. 23. Before issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. The implementation shall comply with the approved CPPP and WQHP/WQMP and any changes could require separate review and approval by the Building Division. 16 Zoning Administrator Resolution No. ZA2023-### Page 10 of 11 01-10-2023 24. All landscape materials and irrigation systems shall be maintained by the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 25. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities are not allowed on Saturdays, Sundays, or Holidays. 26. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified periods unless the ambient noise level is higher: Between the hours of 7:00 AM and 10:00 PM Between the hours of 10:00 PM and 7:00 AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 27. Before the issuance of the building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 28. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 29. This Coastal Development Permit (PA2023-0051) shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 30. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Haronian Residence including but not limited to, Coastal Development Permit (PA2023-0051). This indemnification shall include, but not 17 Zoning Administrator Resolution No. ZA2023-### Page 11 of 11 01-10-2023 be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit, or proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages, which the City incurs in enforcing the indemnification provisions outlined in this condition. The applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition. Public Works 31. No encroachments, including projections or footings, shall encroach into the four-foot utilities easement. Fire Department 32. A three (3)-foot wide walkway shall be provided on at least one side of the lot from Via Lido Soud to the boardwalk and from all buildings on the property. 33. A NFPA 13R fire sprinkler system shall be installed. 18 Attachment No. ZA 2 Vicinity Map 19 VICINITY MAP Coastal Development Permit PA2023-0051 413 Via Lido Soud, Units A-C Subject Property Subject Property 20 Attachment No. ZA 3 Project Plans 21 DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 A B C D E F H G I J K ALL CONTRACTORS SHALL HAVE A CURRENT VALID CITY BUSINESS LICENSE PRIOR TO PERMIT ISSUANCE PERCITY OF NEWPORT BEACH MUNICIPAL CODE. A SEPARATE PERMIT IS REQUIRED FOR EACH BUILDING OR STRUCTURE, I.E. FENCE, WALLS, RETAINING WALLS,AND OUTDOOR AND INDOOR SWIMMING POOLS/SPAS. ALL HOSE BIBBS MUST BE PROTECTED BY AN ANTI-SIPHON DEVICE. AN APPROVED BACKWATER VALUE IS REQUIRED FOR DRAINAGE PIPING SERVING FIXTURES LOCATED BELOW THEELEVATION OF THE NEXT UPSTREAM MANHOLE COVER. FIXTURES ABOVE SUCH ELEVATION SHALL NOTDISCHARGE THROUGH THE BACKWATER VALVE. GENERAL CONTRACTOR SHALL VISIT THE BUILDING SITE AND SHALL FIELD VERIFY ALL CONDITIONS ANDDIMENSIONS PRIOR TO STARTING ANY WORK AND SHALL BE RESPONSIBLE FOR COORDINATION OF ALL WORK ANDMATERIALS. THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES FOUND. THE GENERALCONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR SHORING, EXCAVATIONS, TEMPORARY STRUCTURES ANDPARTIALLY COMPLETED PORTIONS OF WORK TO ASSURE SAFE WORKING CONDITIONS. ALL MATERIAL AND WORKMANSHIP SHALL BE PERFORMED IN ACCORDANCE WITH LOCAL STANDARDS AND TOAPPLICABLE PROVISIONS IN THE LATEST EDITIONS OF THE CBC, CPC, CMC, NEC, LOCAL ORDINANCES SUCH AS BUTNOT LIMITED TO CITY, COUNTY, FIRE AND ZONING CODES AND WITH THE BEST PRACTICES OF THE TRADE.GENERAL CONTRACTOR SHALL VERIFY ALL CODE REQUIREMENTS BEFORE COMMENCEMENT OF CONSTRUCTIONAND BRING ANY CODE DISCREPANCIES TO THE IMMEDIATE ATTENTION OF THE ARCHITECT. GENERAL CONTRACTOR SHALL PROVIDE SAFE AND ADEQUATE TEMPORARY ERECTION BRACING ON ALL BEAMS,WALLS, ETC., TO PROVIDE FULL STRUCTURAL STABILITY. TEMPORARY BRACING SHALL NOT BE REMOVED UNTILTHE PERMANENT BRACING HAS BEEN COMPLETELY INSTALLED AND SECURED AND THE ELEMENT SUPPORTED ISCAPABLE OF SUPPORTING THE DESIGN LOADING. THE CONTRACT DRAWINGS AND SPECIFICATIONS REPRESENTTHE FINISHED STRUCTURE. UNLESS OTHERWISE SHOWN THEY DO NOT INDICATE THE METHOD OF CONSTRUCTION.THE GENERAL CONTRACTOR SHALL SUPERVISE AND DIRECT THE WORK AND SHALL BE SOLELY RESPONSIBLE FORALL CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, AND PROCEDURES. ASBESTOS REMOVAL AND DISPOSAL, WHERE REQUIRED SHALL BE PERFORMED BY FIRMS DULY LICENSED FORSUCH WORK AND SHALL COMPLY WITH ALL APPLICABLE AGENCY REQUIREMENTS. SHEETMETAL AND FLASHING REQUIREMENTS SHALL CONFORM WITH THE LATEST EDITIONS OF SMACNA AND NRCAMANUALS. GLAZING SHALL CONFORM WITH UBC CHAPTER 54. HARDWARE SHALL BE DESIGN-BUILD AND SHALLCONFORM WITH THE SECURITY REQUIREMENTS OF UBC CHAPTER 67. WALLBOARD AND PLASTERING SHALLCONFORM WITH THE LATEST EDITION OF THE LATHING AND PLASTERING SPECIFICTIONS OF THE CALIFORNIALATHING AND PLASTERING CONTRACTOR'S ASSOCIATION, INC. CASEWORK SHALL CONFORM WITH THE LATESTEDITION OF THE W.I. MANUAL, CUSTOM GRADE UNLESS HIGHER GRADE IS SELECTED BY OWNER. THE BUILDER SHALL PROVIDE THE ORIGINAL OCCUPANT WITH A LIST OF THE HEATING, COOLING, WATER HEATING,AND LIGHTING SYSTEMS AND CONSERVATION AND SOLAR DEVICES INSTALLED IN THE BUILDING AND INSTRUCTIONSON HOW TO USE THEM EFFICIENTLY. AFTER INSTALLING THE INSULATION, THE INSTALLER SHALL POST IN A CONSPICUOUS LOCATION IN THE BUILDING ACERTIFICATE SIGNED BY THE INSTALLER STATING THAT THE INSTALLATION COMPLIES WITH THE REQUIREMENTS OFTITLE 24, PART 6, AND THAT THE MATERIALS INSTALLED CONFORM WITH THE REQUIREMENTS OF TITLE 20, CHAPTER2. THE CERTIFICATE SHALL STATE THE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION. THE INSTALLEDR-VALUE AND WEIGHT PER SQUARE FOOT. ALL INSULATION MATERIALS SHALL HAVE A FLAME SPREAD RATING NOTTO EXCEED 25 AND A SMOKE DENSITY NOT TO EXCEED 450. L M N O P W V T S R Q U X GENERAL CONTRACTORS AND/OR OWNER-BUILDERS SHALL COMPLETE AND SUBMIT A CONTRACTOR'S LIST FORMTO THE DEPARTMENT OF CODE COMPLIANCE PRIOR TO REQUEST FOR FINAL INSPECTION PER LOCAL ORDINANCEMUNICIPAL CODE. ALL CONTRACTORS AND/OR OWNER-BUILDERS MUST SUBMIT CERTIFICATE OF WORKER'S COMPENSATIONINSURANCE COVERAGE PRIOR TO THE ISSUANCE OF A BUILDING PERMIT PER CALIFORNIA LABOR CODE,SECTION 1800. APPROVED TEMPORARY SANITARY FACILITIES (I.E. CHEMICAL TOILETS) SHALL BE ON THE CONSTRUCTION SITEPRIOR TO REQUEST FOR FIRST INSPECTION. PER HEALTH AND SAFETY CODE, SECTION 5416. CONTRACTOR AND/OR OWNER SHALL PROVIDE A TRASH BIN TO INSURE PROPER CLEAN-UP OF ALL BUILDINGMATERIALS PER LOCAL MUNICIPAL CODE. (VERIFY) STORAGE OF BUILDING MATERIALS OR DEBRIS SHALL BE CONFINED TO THE LOT FOR WHICH THE PERMIT IS ISSUED.ADJACENT VACANT PROPERTIES MAY NOT BE UTILIZED FOR FOR THIS PURPOSE UNLESS WRITTEN PERMISSION OFTHE OWNER IS ON FILE WITH THE BUILDING DEPARTMENT. THE PUBLIC RIGHT OF WAY SHALL BE MAINTAINED IN ACLEAR CONDITION AT ALL TIMES PER LOCAL MUNICIPAL CODE. (VERIFY)ADDRESS NUMERALS SHALL BE A MINIMUM OF 5 INCHES HIGH FOR RESIDENTIAL PROJECTS PER LOCAL MUNICIPALCODE. (VERIFY)CONSTRUCTION HOURS; VERIFY WITH LOCAL MUNICIPAL CODE USE 26 GAUGE GALVANIZED SHEET METAL FOR AIR DUCTS PENETRATING THROUGH THE WALL, FLOOR OR CEILING,SEPARATING A GROUP R DIVISION 3 OCCUPANCY FROM A GROUP U-1 OCCUPANCY PER UBC SECTION 302.4 HEATING AND COOLING EQUIPMENT LOCATED IN A GARAGE AND WHICH GENERATES A GLOW, SPARK, OR FLAMECAPABLE OF IGNITING FLAMMABLE VAPORS, SHALL BE INSTALLED WITH THE PILOTS AND BURNERS OR HEATINGELEMENTS AND SWITCHES AT LEAST 18 INCHES ABOVE THE FLOOR LEVEL PER UMC SECTION 508. WARM AIR FURNACES INSTALLED IN ATTICS SHALL CONFORM TO UMC SECTION 508."OR EQUAL" SUBSTITUTIONS MUST BE SUBMITTED TO AND APPROVED BY THE CITY BUILDING OFFICIAL PRIOR TOINSTALLATION. HOT MOPPED SHOWER PANS SHALL BE INSPECTED UPON COMPLETION OF HOT MOPPING AND SHALL BE FILLEDWITH WATER FOR INSPECTION. MANUFACTURED WINDOWS SHALL HAVE A LABEL ATTACHED CERTIFIED BY THE NATIONAL FENESTRATION RATINGCOUNCIL (NFRC) AND SHOWING COMPLIANCE WITH ENERGY CALCULATIONS. title sheet 1.ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH AN EXHAUSTFAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. CDC 1203.4.3.2.1, CMC T-4-4 2.SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOWING HAZARDOUS LOCATIONS: CBC 2406.3 a. SWINGING AND SLIDING DOORS.b. WHEN LOCATED WITHIN 60-INCHES OF THE FLOOR SURFACE INTUBS, SHOWERS, SAUNAS, OR STEAM ROOMS.c. WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF DOORSAND WITHIN 60-INCHES OF WALKING SURFACE.d. WHERE GLAZING AREA IS MORE THAN 9 SQ. FEET. IN AREA, WITH THE BOTTOM EDGE LESS THAN 18-INCHES ABOVE THE FLOORAND TOP EDGE MORE THAN 36-INCHES ABOVE FLOOR.e. ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36INCHES HORIZONTALLY OF WALKING SURFACE AND 60-INCHESABOVE WALKING SURFACE.f. ADJACENT TO STAIRWAYS WITHIN 60-INCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60-INCHES ABOVE NOSE OF TREAD.3.CLEARANCE FOR WATER CLOSET TO BE A MINIMUM OF 24-INCHES IN FRONT, AND 15-INCHES FROM ITSCENTER TO ANY SIDE WALL OR OBSTRUCTION. CPC 407.54.WALL COVERING OF SHOWERS OR TUBS WITH SHOWERS SHALL BE OF CONTENT PLASTER, TILE, ORAPPROVED EQUAL, TO A HEIGHT OF NOT LESS THAN 70-INCHES ABOVE DRAIN INLET. PROVIDE CEMENT BOARDOR CEMENT PLASTER BACKING FOR TILE. CBC 1210.35.THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1.024 SQ. INCHES (7.1 SQ. FEET) OR MORE IN CLEARFLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. CPC 411.76.EXTERIOR LATH AND PLASTER: PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING.CBC 2510.67.THE WATER HEATER BURNER TO BE AT LEAST 18-INCHES ABOVE THE GARAGE FLOOR, IF LOCATED IN AGARAGE. CPC 805.148.PROVIDE A 3-INCH DIAMETER BY 3-FOOT TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTIONOF WATER HEATERS IN GARAGE. CPC 508.149.WATER HEATERS TO BE STRAPPED AT TOP AND BOTTOM WITH 1- 1/2" X 16 GAUGE STRAP WITH A 3/8" DIA.X 3" LAG BOLT EACH END. CPC 508.210.THE CLOTHES DRYER VENT SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH. CMC 504.3.211.SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R314.3): a. IN EACH SLEEPING ROOM.b. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS.c. ON EVERY LEVEL OF DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS.SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED INACCORDANCE WITH SECTIONS R314.4 & R314.5 12.CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R315.3):a. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S).b. ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS.CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESSEXEMPTED IN ACCORDANCE WITH SECTIONS R315.1.1 & R315.1.2.13.ALL RECEPTABLE OUTLETS IN BATHROOMS, ABOVE KITCHEN COUNTERTOP, CRAWL SPACES, GARAGE,ROOFTOPS, OUTDOOR OUTLETS, WITHIN 6-FEET OF WET BAR SINK/LAUNDRY SINK TO BE PROTECTED BYGROUND FAULT CIRCUIT INTERRUPTER (GFCI). CEC 210.814.ALL 120V SINGLE PHASE, 15 AND 20 AMP OUTLETS (RECEPTABLE, LIGHTING, SMOKE DETECTORS, ETC.) TO BEPROTECTED BY COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER (AFCI). CEC 210.12 15.ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50%.16.FIELD INSPECTORS TO REVIEW AND APPROVE UNDERGROUND SERVICE REQUIREMENT PRIOR TO CONCRETEPLACEMENT.17.EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION.18.FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED ANDSHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING. R1004.119.FIREPLACE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILTCHIMNEY SYSTEMS AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATIONINSTRUCTIONS. R1005.2 20.PROVIDE A WEEP SCREED FOR STUCCO AT THE FOUNDATION PLATE LINE A MINIMUM OF 4-INCHES ABOVE THEEARTH OR 2-INCHES ABOVE PAVED AREAS. R703.6.2.1. 21.FOR ADDITIONS GREATER THAN 400 SQ. FT. AND LESS THAN 1000 SQ. FT., PRIOR TO POURING CONCRETE, THESOILS ENGINEER SHALL INSPECT AND CERTIFY THE FOLLOWING:a. FOOTING EXCAVATION AND DESIGN BEARING PRESSURE.b. ALL GRADING AND COMPACTION OF SUBGRADE. owner / consultants ARCHITECTURAL NOTE: ACCESSORY STRUCTURES, DETACHED PATIO COVERS AND TRELLIS; MASONRY OR CONCRETEFENCES OVER 3.5 FT HIGH; RETAINING WALLS OVER 4 FT HIGH FROM THE BOTTOM OF THEFOUNDATION TO THE TOP OF WALL REQUIRE SEPARATE REVIEWS AND PERMITS.DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD ANDCERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY. 413 via lido soud 413 via lido soud newport beach, ca 92663 DAVID R. OLSON ARCHITECTS, INC.6 JENNER, SUITE 290, IRVINE, CA 92618TEL. (949) 450-0093CONTACT: DAVID R. OLSON, NCARBLICENSE: C19424EMAIL: DAVID@OLSONARCHITECT.COM sheet index legend project data 3A2 3A2NORTH ARROW ELEVATION REFERENCE DETAIL REFERENCE KEYNOTE REFERENCE DOOR REFERENCE WINDOW REFERENCESECTION REFERENCE 4 4 A PAINT COLOR4 B WINTER EQUINOX SUMMER SOLSTICE c a6.2 T1.1 TITLE SHEETT1.2 3D IMAGESGN1.1 SPECIFICATIONSGN1.2 AGENCY NOTESGN1.3 AREA CALCULATIONS A1.1 SITE, FIRST FLOOR / GARAGE SLAB EDGE PLANS A1.2 ROOF PLAN A2.1 FIRST FLOOR / GARAGE, SECOND FLOOR CONSTRUCTION PLANS A2.2 ROOF DECK CONSTRUCTION FLOOR PLAN A3.1 EXTERIOR ELEVATIONSA4.1 BUILDING SECTIONSA4.2 BUILDING SECTIONSA5.1 FIRST FLOOR, SECOND FLOOR REFLECTED CEILING AND UTILITY PLANS A5.2 ROOF DECK UTILITY PLAN A6.1 SCHEDULES D1.1 DETAILS D1.2 DETAILS D1.3 DETAILS ADDRESS: 413 VIA LIDO SOUD, NEWPORT BEACH, CA 92663 ASSESSOR PARCEL NUMBER: 423-172-08 LEGAL DESCRIPTION: LOT 473 OF TRACT 907 GENERAL LAND USE: RM - MULTIPLE RESIDENTIAL ZONING DISTRICT: RM - MULTIPLE RESIDENTIAL CONSTRUCTION TYPE: TYPE V-B (SPRINKLERED IN ACCORDANCE WITH NFPA 13D) OCCUPANCY: R-2 PROJECT TYPE: DEMOLISH EXISTING TRIPLEX AND CONSTRUCT NEW 3 STORY 3 UNIT TRIPLEXRESIDENCE WITH 2 UNITS AND 1 ADU . APPLICABLE CODES: THIS PROJECT SHALL COMPLY WITH: 2019 CALIFORNIA BUILDING CODE 2019 CALIFORNIA MECHANICAL CODE 2019 CALIFORNIA PLUMBING CODE 2019 CALIFORNIA ELECTRICAL CODE 2019 CALIFORNIA FIRE CODE 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE 2019 CALIFORNIA ENERGY EFFICIENCY STANDARD CODE 2019 CALIFORNIA EXISTING BUILDING CODE AND ALL LOCAL AND STATE AMENDMENTS FLOOD ZONE: X - .02 PCT ANNUAL CHANCE FLOOD HAZARD COMMUNITY ASSOCIATION: LIDO ISLE COMMUNITY ASSOCIATION LOT SIZE: 40.02 X 90 = 3,601.8 SF COASTAL ZONE: YES CDP REQUIRED: YES CATEGORICAL EXCLUSION: NO SETBACKS FRONT REQUIRED PROPOSED CITY SIDES REAR REMARKS EXISTING PARKING NUMBER SPACES REQUIRED PROPOSED CITY DIMENSIONS REMARKS EXISTING 3' 4' (1) 0' (1) GENERAL N/A N/A N/A (1) ADDT'L 15' STEPBACK AT FRONT & REAR AND 2'STEPBACK ON SIDES ON THIRD FLOOR NOTE: SETBACKS ARE TO FACE OF FINISHNOTE: CHIMNEYS MAY ENCROACH 30" INTO SIDE SETBACK BUT NO CLOSER THAN 24" TO PROPERTY LINE NOTE: SETBACK MAP S-3A 4 (1) 17'-6" X 19' (2) N/A N/A 4 (1) (2) (3) 20'-0" X 20'-0" (2) 10'-0" X 35'-2" (4) (1) 2 IN A GARAGE FOR DETACHED AND LESS THAN4,000 SF. (2) MINIMUM INTERIOR CLEAR DIMENSION IS 17'-6"X 19' FOR LOTS 30' WIDE OR LESS PER 20.40.090 (3) 2 ENCLOSED (4) TANDEM PARKING NOTE: NONE IN REAR SETBACK NOTE: MINIMUM VERTICAL CLEARANCE AT GARAGE IS 7'EXCEPT FRONT 4' MAY HAVE 4' VERTICAL CLEARANCE THIRD FLOOR COVERED FRONT SIDES REAR 10' + 15' (1) 3' + 2' (1) 0' + 15' (1) 10' + 15' (1) 3' + 2' (1) 0' + 15' (1) N/A N/A N/A SIZE ALLOWED CITY GROSS FLOOR AREA LIMITATION PROPOSED SQUARE FOOTAGE TABULATIONS FIRST FLOOR (COND) SECOND FLOOR (COND) 1,340.4 REMARKS TOTAL (COND) GARAGE / MECH (UNCOND) 1,340.4 426.6 ASSOCIATION GROSS TOTAL ROOF DECK LIMITATION 4,919.2 SF (6)5,117 (1) (2)4,386 (1) (3) 695 SFN/A 1. BUILDABLE AREA: 34 X 86 = 2,924 SF. 2. MAX. CITY ALLOWABLE GROSS SQUARE FOOTAGE: 1.75 X 2,924 = 5,117 SFPER NBMC 20.18 TABLE 2-33 MAX. HOA ALLOWABLE GROSS SQUARE FOOTAGE: 1.5 X 2,924 = 4,386 SF 4 MAX. HOA ALLOWABLE GROSS SQUARE FOOTAGE IF MAJORITY OF OPEN SPACE IS AT STREET: 1.7 X 2,924 = 4,970.8 SF ASSOCIATION ALLOWED 4,970 (1) (4) 6 INCLUDES HOA REQUIREMENT TO COUNT INTERIOR VOLUME <15' TWICE ANDCOVERED AREAS NOT OPEN ON TWO OPPOSITE SIDES MINIMUM OPEN SPACE 715.2 SF>438.6 SF (7) 7 MIN. OPEN SPACE = 2,924 X 0.15 = 438.6 SF. ; 2,924 X 0.30 = 877.2 S.F. < 697 SF (5) 5 MAX. HOA ALLOWABLE ROOF DECK: .25 X 2,786 SF(2ND FLOOR WALL ENVELOPE) = 696 SF (DEPENDENT ON TOTAL PITCHED ROOF AREA) OPEN SIDE COVERED AREA OVER ALLOTMENT 152.8 SF (8) 8 OPEN SIDE COVERED AREA (OVER COUNTS AS SF) = 2,924 X 0.10 = 292.4 SF. 2ND FLOOR DECKS 324.2 SF EXTERIOR ENCLOSED AREA ROOFS PITCH ALLOWED PROPOSED FLAT ROOF MAX REMARKS 28' MIN. 3:12FOR 33' HT.N/A 24' (1) 24' (1) 3:12 CITY ASSOCIATION ALLOWED HEIGHTS MAXIMUM HEIGHT ALLOWED PROPOSED 28'/33' (1) GRADE / MEASURING LINE REMARKS LOWEST FINISH FLOOR (1) 28' FLAT/ 33' PITCHED MIN. 3:12 24'24' 10.89' (2)10.89' (2) (2) ESTABLISHED GRADE PER 20.30.060 11.51 (3) CITY ASSOCIATION ALLOWED (1) MAX 25% OF ROOF AREA 3' 4' (1) 0' (1) UNIT A UNIT BADU 228.3 374.6 117.1 2,005.4 2,122.5228.3 3,691.2 TOTAL COND. 4,919.2 S.F. UNIT B 2ND FLR STAIR AREA 132.7 S.F.(6) 141.1 S.F (6) 4,492.4 S.F.4,970.8 S.F.GROSS TOTAL (3) AVERAGE TOP OF CURB AT PROPERTY CORNERS >877.2 SF (7) 4,970.8 S.F. FIRE SPRINKLERS: NFPA 13R SESMIC HAZARD: PROJECT IS IN A SOILS LIQUEFACTION SEISMIC HAZARD AREA 22.AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLICRIGHT OF WAY Y AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT OF WAY Z A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDINGDEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OFTHE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIESINFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWERLATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THEPROPERTYOWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THEREPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. AA AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLICRIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. 23.ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THELEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BERECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. CONTACT YOUR COMMUNITY ASSOCIATION PRIORTO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.24.PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT OF WAY, AN ENCROACHMENT PERMIT MUST BEOBTAINED FROM THE PUBLIC WORKS DEPARTMENT. general building dept notes residential general notes SOUND TRANSMISSION CONTROL NOTES:A. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND THESEPARATION WALL.B. ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OF FLOOR-CEILING ASSEMBLIES SHALL BE SEALEDWITH APPROVED PERMANENT RESILIENT SEALANT.C. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIESSHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS ORMINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL.D. METAL VENTILATING AND CONDITIONED ARE DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED.E. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12" BEYOND THE PIPE ORDUCT, WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY OR WHERE SUCHUNIT PASSES THROUGH THE PLANE OF THE FLOOR-CEILING ASSEMBLY WITHIN A WALL. 25. 26.ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY AC-34 LICENSED PIPELINE CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR 27.ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY AC-42 LICENSED SANITATION SEWER CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR SITE C-1 PRECISE GRADING PLAN - TITLE SHEET C-2 PRECISE GRADING PLAN - PLAN SHEET C-3 PRECISE GRADING PLAN - SECTIONS & DETAILS C-4 PRECISE GRADING PLAN - EROSION CONTROLC-5 SOILS REPORT RECOMMENDATIONS DAVE A. PEDERSEN, INC.20271 ACACIA ST, SUITE 120,NEWPORT BEACH, CA 92660TEL. (949) 251-8999 FAX. (949) 251-0899CONTACT: DAVE A. PEDERSENEMAIL: DAVE@DPLANDSCAPE.COM ARCHITECT OWNER CORE STRUCTURE INC.23172 PLAZA POINTE DR #145, LAGUNA HILLS, CA 92653TEL. (949) 954-7244CONTACT:EMAIL: TINA@CORESTRUCTURE.COM STRUCTURALENGINEER CIVILENGINEER CIVIL APEX LAND SURVEYING, INC8512 OXLEY CIR., HUNTINGTON BEACH, CA 92646TEL. (714) 488-5006CONTACT: PAUL D CRAFT CORE STRUCTURE INC.23172 PLAZA POINTE DR #145, LAGUNA HILLS, CA92653TEL. (949) 954-7244CONTACT: ADA LIUEMAIL: ADA@CORESTRUCTURE.COM TOPOGRAPHICSURVEY SOILSENGINEER 28."A Cal-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING ANDUNDERPINNING."29.THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARS FROM THEDATE OF THE PERMIT FOR ALL PERMITS ISSUED AFTER AUGUST 21, 2019 AS REQUIRED BY NBMC SECTION15.02.095.30.PROVIDE EVIDENCE OF THE 30-DAY NOTIFICATION FOR COMPLETE DEMOLITION OR EXCAVATION TOADJOINING PROPERTIES AS REQUIRED BY NBMC SECTION 15.02.120.31.PROVIDE A PROJECT INFORMATION SIGN FOR PROJECTS REQUIRING FENCING (NEW STRUCTURE OR ADDITIONAND REMODEL TO AN EXISTING STRUCTURE WITH A COMBINED FLOOR AREA EXCEEDING SEVENTY-FIVE (75)PERCENT OF THE FLOOR AREA OF THE PROPOSED STRUCTURE) IN DESIGNATED "HIGH DENSITY AREAS".PROJECT SIGN SHALL COMPLY WITH NRMC SECTION 15.60.030. vicinity mapBBTHE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARS FROM THE DATEOF THE PERMIT FOR ALL PERMITS ISSUED AFTER AUGUST 21, 2019 AS REQUIRED BY NBMC SECTION 15.02.095. deferred submittal SOLAR PV SOLAR PV SYSTEM WITH MIN 2.57KW FOR UNIT A, 2.15KW FOR UNIT B REQUIRED MUST BEOBTAINED UNDER SEPARATE REVIEW AND PERMIT. DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OFRECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN REVIEW.NOTE: FIRE SPRINKLERS OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEETING, INSPECTION SUBMIT BOUND ATTENTION DESIGN FOR HVAC EQUIPMENT PER ARI. Std. 275. SOUND LEVELNOT TO EXCEED 30 DBA (55 Dba WITH TIMER, 65 Dba WITH TIMER AND NEIGHBOR CONSENT)PER SECTION 10.26.043 OF THE NBMC. LOCATION OF MEASUREMENTS TO BE ADJACENT TOPROPERTY PATIO OR OPENING. AIR CONDITIONING LANDSCAPEARCHITECT CC PROVIDE EVIDENCE OF THE 30-DAY NOTIFICATION FOR COMPLETE DEMOLITION OR EXCAVATION TOADJOINING PROPERTIES AS REQUIRED BY NBMC SECTION 15.02.120. DD PROVIDE A PROJECT INFORMATION SIGN FOR PROJECTS REQUIRING FENCING (NEW STRUCTURE ORADDITION AND REMODEL TO AN EXISTING STRUCTURE WITH A COMBINED FLOOR AREA EXCEEDINGSEVENTY-FIVE (75) PERCENT OF THE FLOOR AREA OF THE PROPOSED STRUCTURE) IN DESIGNATED "HIGHDENSITY AREAS". PROJECT SIGN SHALL COMPLY WITH NBMC SECTION 15.60.030. SHARONA COHEN & EDWIN HARONIAN new triplex T1.1 COAST GEOTECHNICAL, INC1200 W. COMMONWEALTH AVE.FULLERTON, CA 92833TEL. (714) 870-1211EMAIL: COASTGEOTEC@SBCGLOBAL.NET 1 1 1 1 1 1 1 1 22 DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 T1.2 3d images 23 DIVISION 1 - GENERAL REQUIREMENTS SECTION 01000 - PROJECT REQUIREMENTS Summary: 1. Demolish existing duplex and construct new 3 story single family residence & adu with 5 bedrooms, 6 bathrooms, elevator, roof deck, and open decks. Project 1. Special Mock-upsRequirements: a) See individual specification sections. 2. Reference Drawings and Reports a) Soils Report prepared by Coast Geotechnical 3. Related future work a) Fences, walls, or pools under separate permit Permits: 1. Apply for, obtain, and pay for building permits, other permits, and utility company backcharges required to perform the work. Submit copies to owner Intent: 1. Drawings and specifications are intended to provide the basis for the proper completion of the Project suitable for the intended use of the owner 2. Items not expressly set forth but which are reasonably implied or necessary for the proper performance of this work shall be included. Coordination: 1. Coordinate the work of all trades. 2. Prepare coordination drawings for areas above ceilings where close tolerances are required between building elements and mechanical and electrical work. 3. Verify location of utilities and existing conditions. Notify Architect of conditions differing from those indicated on the Drawings. 4. Verify dimensions on Drawings with dimensions at the Project. Do not scale Drawings. 5. The General Contractor shall be solely responsible for shoring excavations, temporary structures, and partially completed portions of work to assure safe working conditions. 6. The General Contractor shall visit the building site and shall verify all conditions and dimensions prior to starting any work and shall be responsible for coordination of all work and materials. The Architect shall be notified in writing immediately if any discrepancies are found. 7. The Architect shall be notified immediately in writing by the General Contractor should any discrepancies, inconsistencies, or questions arise pertaining to the Contract Documents or Specifications. Cutting and 1. Provide cutting and patching work to properly complete the Project.Patching: 2. Do not remove or alter structural components without written approval. 3. Cut with tools appropriate for materials to be cut. 4. Patch with materials and methods to produce patch which is not visible from a distance of five feet. 5. Do not cut and patch in a manner that would result in a failure of the work to perform as intended, decrease fire performance, decrease acoustical performance, decrease energy performance, decrease operational life, or decrease safety factors. Field 1. Verify and locate utilities, existing facilities, and equipment.Engineering: 2. Survey and layout improvements, utilities, structures, and components. Project 1. Arrange for a preconstruction conference prior to start of construction.Meetings: Meeting shall be attended by Owner, Architect, Contractor, Structural Engineer and major subcontractors. 2. Arrange for progress jobsite meetings once a month during construction. Submittals: 1. Submit a project schedule and update at least monthly. 2. Submit for approval all submittals listed in individual sections with the following number of copies: Shop drawings, reviewed and annotated by the Contractor, 3 copies plus reproducible sepia; product data, 3 copies; samples, 3 sets plus range samples where applicable; test reports, 3 copies; warranties, 3 copies; other submittals, 3 copies. 3. Include details of construction and adjacent construction in shop drawings. Clearly indicate any deviations from requirements of the contract documents. Fabricate materials from approved shop drawings only. Quality 1. Comply with applicable codes, regulations, ordinances and requirementsAssurance: of authorities having jurisdiction, including accessibility guidelines where applicable. Submit copies of inspection reports, notices and similar documents to Architect. 2. Provide products of acceptable manufacturers which have been in satisfactory use in similar service for three years. 3. Use experienced installers. Furnish evidence of experience if requested. 4. Deliver, handle, and store materials in strict accordance with manufacturer's instructions. 5. Use of any supplier or subcontractor is subject to Owner's approval. 6. Engage and pay for testing agencies as required. Refer to individual sections for additional requirements. Temporary 1. Provide temporary facilities and connections as required for the properFacilities: completion of the project. 2. Provide and maintain temporary utility services. 3. Meter and pay for utility service. Do not waste. 4. Provide temporary protection for adjacent areas to prevent contamination by construction dust and debris. 5. Provide temporary barricades as necessary to ensure protection of the public. 6. Provide suitable waste disposal units and empty regularly. Do not permit accumulation of trash and waste materials. 7. Provide temporary sanitary facilities 8. Maintain egress within and around construction areas. 9. Maintain fire alarm systems in operation during construction when existing. 10. Provide fire extinguishers in work areas during construction. 11. Provide temporary protection for adjacent construction. Promptly repair any damage at no additional cost to the Owner. Products and 1. Provide products and materials specified. Request Architect's selectionSubstitutions: of colors and accessories in sufficient time to avoid delaying progress of the work. 2. Submit requests for substitutions in writing, including reasons. Submit sufficient information for Architect to evaluate proposed substitution. 3. Remove and replace work which does not conform to the contract documents at no additional expense to the Owner. Installation: 1. Inspect substrates and report unsatisfactory conditions in writing., an 2. Do not proceed until unsatisfactory conditions have been corrected. 3. Take field measurements prior to fabrication where practical. Form to required shapes and sizes with true edges, lines and angles. Provide inserts and templates as needed for work of other trades. 4. Install materials in exact accordance with manufacturer's instructions and approved submittals. 5. Install materials in proper relation with adjacent construction and with proper appearance. 6. Restore units damaged during installation. Replace units which cannot be restored at no additional expense to the Owner. 7. Refer to additional installation requirements and tolerances specified under individual specification sections. Closeout: 1. Prepare punchlist for remaining work for review by the Architect. 2. Complete punchlist items promptly at no additional expense to the Owner. 3. Submit accurate record documents of building and site. 4. Submit operating manuals, maintenance manuals, and warranty information. 5. Obtain and submit copy of occupancy permits. 6. Train Owner in use of building systems. 7. Remove temporary facilities and provide final cleaning and touch-up. 8. Restore portions of building, site improvements, landscaping and other items damaged by construction operations to the satisfaction of the Architect at no additional expense to the Owner.SECTION 01020 - ALLOWANCES Summary: 1. Include scheduled allowances in the project cost; allowance is for cost of materials only, delivered and unloaded at the site. Installation and all other costs are to be included in base price and separate from allowance amounts. 2. Submit invoices to indicate actual quantities of materials delivered and costs. Indicate amounts of applicable trade discounts. Allowances: 1. Decorative Cabinet Pulls, lump sum: Verify with ID 2. Finish Hardware, lump sum: $150 per door 3. Carpet and pad ($/sq.yd), unit price: Verify with ID 4. Wallcoverings ($/sq.yd), unit price: Verify with ID 5. Window Treatment, lump sum: Verify with ID 6. Plumbing Fixtures / Accessories, lump sum: Verify with ID 7. Contingency Allowance, lump sum: $20,000 8. Safe: $1,000.00 9. Security System: $4,000 10. Phones: Verify with AV installer 11. Decorative Light Fixtures: Verify with ID 12. Slab Stone (granites / limestone / marble): Verify with ID 13. Stone Tile Verify with ID 14. Ceramic Tile: Verify with ID 15. Mailbox: $100.00 16. Address Numerals: $100.00 SECTION 01030 - ALTERNATES Summary: 1. Submit price for each alternate. Include cost of modifications to other work to accommodate alternate. Owner will determine which alternates are selected for inclusion in the Project. Alternates: 1. Add alternates: N/A 2. Deduct alternates N/A 3. Cost comparison alternates: N/A END OF DIVISION 1 5. Provide temporary erosion control, siltation control, and dust control. 6. Provide temporary protection of adjacent property, structures, benchmarks, and monuments. 7. Water trees and vegetation during construction activities. 8. Provide removal and legal disposal of cleared materials not to be stockpiled. Products: 1. Tree protection, erosion control, siltation control, and dust control materials suitable for site conditions. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. SECTION 02200 - EARTHWORK Note: This Section is secondary to any specifications provided by the Soils Engineer, CivilEngineer, or Landscape Architect. This Section is provided as a minimum only. Summary: 1. Provide excavation, filling, compaction, and grading for buildings, site improvements, and utilities. 2. Provide suitable materials for subbase, drainage fill, and backfill for slabs, pavements, and improvements. 3. Provide rock excavation without blasting unless authorized. 4. Provide additional materials from offsite if required. 5. Provide removal and legal disposal of excavated materials. 6. Provide erosion control and control of runoff during earthwork operations. Submittals: 1. None Products: 1. Subbase Material: Graded mixture of natural or crushed gravel, crushed stone or slag, and natural or crushed sand. 2. Drainage Fill: Washed, evenly graded mixture of crushed stone or gravel, with 100 percent passing a 1-1/2 inch sieve and not more than 5 percent passing a No. 200 sieve. 3. Backfill and Fill Materials: Satisfactory soil materials free of clay, rock or gravel larger than 2 inches in any dimension, debris, waste, frozen materials, vegetation, and other unsuitable materials. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Provide compaction under structures, building slabs, steps, pavements, and walkways; 95 percent maximum density, ASTM D 698, standard Proctor. 3. Provide compaction under lawns or unpaved areas; 90 percent maximum density, ASTM D 698, standard Proctor. 4. Provide grading tolerance for lawns, unpaved areas, and walks of plus or minus 1 inch. 5. Provide grading tolerance for pavements of plus or minus 1/2 inch. 6. Provide grading tolerance for fill under building slabs of plus or minus 1/2 inch measured with 10 foot straightedge. SECTION 02282 - TERMITE CONTROL Summary: 1. Provide soil treatment for termite control for slab-on-grade structures and crawl spaces. Submittals: 1. Submit product data. Products: 1. Soil treatment materials which bear Federal registration number of U.S. Environmental Protection Agency and acceptable to authorities having jurisdiction. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. SECTION 02511 - HOT-MIXED ASPHALT PAVING Summary: 1. Provide hot-mixed asphalt paving over prepared sub-base as required to repair any street damage. Submittals: 1. None. Products: 1. Asphalt-Aggregate Mixture: Plant-mixed, hot-laid asphalt- aggregate mixture, ASTM D 3515, complying with local DOT and DPW regulations. 2. Prime Coat: Cut-back asphalt, ASTM D 2027. 3. Tack Coat: Emulsified asphalt, ASTM D 977. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Provide construction tolerances as follows: a. Base Course Thickness: Within 1/2 inch. b. Surface Course Thickness: Within 1/4 inch. c. Base Course Surface Smoothness: Within 1/4 inch. d. Surface Course Surface Smoothness: Within 3/16 inch. e. Crowned Surfaces: Within 1/4 inch from template. SECTION 02520 - PORTLAND CEMENT CONCRETE PAVING Summary: 1. Provide cast-in-place concrete paving over prepared subbase. Submittals: 1. Submit product data, mix design. Products: 1. Concrete: ASTM C 150, Type 1, Portland cement; ASTM C 33, normal weight aggregates; potable water. a. Design Mix: ASTM C 94, 3000 psi, 28 day minimum compressive strength. b. Slump Limits: 8 inches minimum with superplasticizer, 3 inches otherwise. c. Air Content: 5 to 8 percent. d. Finish: Troweled finish. 2. Wire Mesh: Welded plain steel wire fabric, ASTM A 185. p 3. Reinforcing Bars: Deformed steel bars, ASTM A 615, Grade 60. 4. Fabricated Bar Mats: Steel bar or rod mats, ASTM A 184, using ASTM A 615, Grade 60 steel bars. 5. Joint Dowel Bars: Plain steel bars, ASTM A 615, Grade 60. 6. Hook Bolts: ASTM A 307, Grade A threaded bolts. 7. Liquid-Membrane Forming and Sealing Curing Compound: ASTM C 309, Type I, Class A. 8. Bonding Compound: Polyvinyl acetate or acrylic base. 9. Epoxy Adhesive: ASTM C 881. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Construction Tolerance: 1/8 inch in 10 feet for grade and alignment of top of forms; 1/4 inch in 10 feet for vertical face on longitudinal axis. SECTION 02525 - CURBS Summary: 1. Provide cast concrete curbs at areas damaged during construction. Submittals: 1. None Products: 1. Verify standards with local agency Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Construction Tolerance: 1/8 inch in 10 feet for grade and alignment; 1/4 inch in 10 feet for vertical or sloped face on longitudinal axis. SECTION 02711 - FOUNDATION DRAINAGE SYSTEMS Summary: 1. Provide foundation drainage systems. Submittals: 1. Submit product data. Products: 1. Pipe and Fittings: a. Perforated, Polyvinyl Chloride (PVC) Sewer Pipe and Fittings: ASTM D 2729, bell-and-spigot ends, for loose joints. 2. Accessories: Pipe couplings, cleanouts, sleeves, and drainage conduits. 3. Drainage panels: a. Prefabricated drainage panels with drainage core and filter fabric. Miradrain 6200 as manufactured by Mirafi. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. Comply with the manufacturer's installation instructions Install drainage panels at entire below grade area Coordinate an onsite inspection by Mirafi. SECTION 02810 - IRRIGATION SYSTEMS Note: This Section is secondary to any specifications provided by the Soils Engineer, CivilEngineer, or Landscape Architect. This Section is provided as a minimum only. Summary: 1. Provide irrigation system pipe, fittings, valves, sprinklers, and automaticcontrols. 2. Provide hydrostatic test of irrigation systems at 100 psi. Submittals: 1. Per Landscape Architect Products: 1. Pressure Piping Aboveground: Copper tube, Type L.or PVC ASTM D 1785. 2. Pressure Piping Underground: PVC, ASTM D1785, Schedule 80 3. Circuit Piping: PVC plastic, ASTM D 2241, SDR 17 02 21. 4. Branches and Offsets at Sprinklers and Devices: PVC plastic, ASTM D 1785, Schedule 80 pipe with threaded ends; ASTM D 2464, Schedule 80, PVC plastic threaded fittings; threaded joints. 5. Drain Piping: PVC plastic, ASTM D 2241, SDR 21 02 26. 6. Sleeves: PVC, ASTM D 1785, Schedule 80 pipe 7. Valves with Cast Bronze Bodies: a. Manual Circuit Valves: Globe valves. b. Key Operated Valves: Manual valves fitted for key operation. c. Automatic Circuit Valves: Globe valves solenoid operated. d. Automatic Drain Valves: Automatic opening when pressure below 3 psi. 8. Backflow Preventer: Cast bronze. 9. Sprinklers: Flush, bubbler, shrubbery, and pop-up types as applicable. 10. Valve Box: Precast plastic. 11. Valve Cover and Frame: Precast plastic. 12. Automatic Control System: a. Interior control enclosure. b. Low voltage transformer; Verify available power; coordinate with G.C. c. Circuit control. d. Timing device. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. DIVISION 3 - CONCRETE SECTION 03300 - CAST-IN-PLACE CONCRETE Note: This Section is secondary to any specifications provided by the Soils Engineer, CivilEngineer, or Structural Engineer. This Section is provided as a minimum only. Summary: 1. Provide plant-mixed cast-in-place concrete. a. Footings, foundations. b. Slabs, columns, beams, and decks. c. Paving base and pads. 2. Comply with ACI 301, Specifications for structural Concrete for Buildings, ACI 318, Building Code Requirements for Reinforced Concrete, and CRSI Manual of Standard Practice. 3. Provide independent testing laboratory to sample concrete properties. Submittals: 1. Submit product data, shop drawings, mix design, test reports. Products: 1. Concrete Design Mixes, ASTM C 94, 28 Day Compressive Strength: a. Columns, Beams, Walls, Foundations, and Footings: Per Soils Engineer and Structural Engineer b. Slabs on Grade and Paving Base: Per Soils Engineer and Structural Engineer c. Exterior Site Concrete and Pads Exposed to Weather: Per Soils Engineer and Structural Engineer 2. Formwork: Plywood or metal panel formwork sufficient for structural and visual requirements. a. Special forms for textured finish concrete. b. Metal, plastic or paper tubes for cylindrical columns and supports. 3. Reinforcing Materials: a. Reinforcing Bars: ASTM A 615, Grade 60, deformed reinforcing bars. b. Steel Wire: ASTM A 82. c. Steel Wire Fabric: ASTM A 185, welded, deformed fabric. d. Fiber Reinforcement: Engineered polypropylene fibers for secondary reinforcement of slabs. 4. Concrete Materials: ASTM C 150, Type I, Portland cement; potable water. a. Normal weight aggregates, ASTM C 33. b. Light weight aggregates, ASTM C 330. c. Fly Ash: ASTM C 618, Type F. d. Fiber Reinforcement: Polypropylene fibers for secondary reinforcement, ASTM C 1116, Type III. 5. Concrete Admixtures: Containing less than 0.1 percent chloride ions. a. Air-Entraining Admixture: ASTM C 260, for exterior exposed concrete and foundations exposed to freeze-thaw. b. Water-Reducing Admixture: ASTM C 494, Type A, for placement and workability. c. High-Range Water-Reducing Admixture, Super Plasticizer: ASTM C 494, Type F or G for placement and workability. d. Water-Reducing, Accelerating Admixture: ASTM C 494, Type E for placement and workability. e. Water-Reducing, Retarding Admixture: ASTM C 494, Type D for placement and workability. 6. Auxiliary Materials: a. Reglets: Galvanized sheet steel reglets, minimum 26 gauge (.018 inch). b. Vapor Retarder: ASTM E 154 polyethylene sheet, 8 mils . c. Nonslip Aggregate Finish: Fused aluminum oxide granules or crushed emery (where occurs). d. Bonding Compound: Polyvinyl acetate or acrylic base. e. Epoxy Adhesive: ASTM C 881, two-component material. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with ASTM C 94, CRSI Manual of Standard Practice, and ACI Publications. 3. Provide Concrete Finishes For Formed Surfaces: a. Surfaces Not Exposed To View: As-cast form finish. b. Surfaces Exposed To View: Smooth form unless noted otherwise on Drawings 4. Provide Concrete Finishes for Monolithic Slabs: a. Scratch finish for surfaces to receive concrete floor topping or mortar setting bed. b. Trowel finish for surfaces to be exposed to view or covered with resilient flooring, carpet, tile, or other thin finish system. c. Trowel and fine broom finish for surfaces to receive thin-set ceramic or quarry tile. d. Nonslip broom finish for exterior concrete platforms, steps, and ramps. e. Nonslip aggregate finish for concrete stair treads, platforms, ramps, and sloped walks. f. Exposed aggregate finish, chemical retarder type. g. Patterned finish, pressed into concrete. h. Colored wear-resistant finish, dry shake type. END OF DIVISION 3 Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with PCA Recommended Practices for Laying Concrete Block, Brick Institute of America Tech Notes, and NCMA TEK Bulletins. 3. Comply with cold weather and warm weather protection procedures as recommended in BIA Tech Notes. 4. Provide fire-rated assemblies complying with ASTM E 119. 5. Sawcut units when required. Maintain uniform joint width. Provide full bed, head and collar joints except at weepholes. 6. Install lintels and accessories in masonry construction. 7. Coordinate installation of flashings. 8. Comply with applicable codes and regulations for spacing of ties and horizontal reinforcing. 9. Provide expansion and control joints in accordance with referenced publications. 10. Remove and replace damaged units. 11. Clean brick using bucket and brush method, BIA Tech Note 20. Clean concrete masonry by dry brushing, NCMA TEK No. 28. Provide 45 degree battered grout fill at joints where concrete block sizes change so as to prevent 90 degree bends in membrane waterproofing DIVISION 5 - METALS SECTION 05120 - STRUCTURAL STEEL Note: This Section is secondary to any specifications provided by the Soils Engineer, CivilEngineer, or Structural Engineer. This Section is provided as a minimum only. Summary: 1. Provide structural steel for building construction and related anchors, fasteners, and connectors. Submittals: 1. Submit product data, shop drawings. Products: 1. Standards: AISC, Code of Standard Practice for Steel Buildings and Bridges, and applicable regulations. 2. Steel Materials: a. Structural Steel Shapes, Plates, and Bars: ASTM A 36. b. Cold-Formed Steel Tubing: ASTM A 500, Grade B. c. Hot-Formed Steel Tubing: ASTM A 501. d. Steel Pipe: ASTM A 53, Type E or S, Grade B; or ASTM A 501. e. Steel Castings: ASTM A 27, Grade 65-35. f. Headed Stud-Type Shear Connectors: ASTM A 108, Grade 1015 or 1020. g. Anchor Bolts: ASTM A 307, nonheaded type. h. Unfinished Threaded Fasteners: ASTM A 307, Grade A. i. High-Strength Threaded Fasteners: ASTM A 325 or ASTM A 490, as applicable. 3. Auxiliary Materials: a. Direct Tension Indicators: ASTM A 959. b. Electrodes for Welding: AWS Code. c. Structural Steel Primer Paint: SSPC - Paint 13. d. Cement Grout: Portland cement, sand. e. Nonmetallic Shrinkage-Resistant Grout: Premixed nonmetallic grouting compound, CE CRD-C621. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with AISC codes and specifications and with AWS Structural Welding Code. 3. Comply with AISC erection tolerances. SECTION 05500 - METAL FABRICATIONS Summary: 1. Provide metal fabrications: a. Rough hardware.. b. Miscellaneous steel trim 2. Tolerances: Fabrication tolerance 1/8 inch in 10 feet; erection tolerance, 116 inch. Submittals: 1. None Products: 1. Steel Plates, Shapes and Bars: ASTM A 36. 2. Steel Tubing: ASTM A 500 or A 501. 3. Steel Pipe, Black Finish: ASTM A 53. 4. Stainless Steel Bar Stock: ASTM A 276, Type 302 or 304. 5. Stainless Steel Plate: ASTM A 167, Type 302 or 304. 6. Stainless Steel Tubing: ASTM A 554, Grade TP 304 or TP 316. 7. Aluminum Extruded Bars and Shapes: ASTM B 221 aluminum alloy. 8. Steel Finish: Baked enamel finish. 9. Fasteners: non-corrosive, suitable for service intended. 10. Zinc-Coating: Hot-dip galvanized coating for materials in exterior assemblies or exterior walls. 11. Aluminum Finish: Fluoropolymer finish. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with ASTM E 985 for handrail and railing structural performance. 3. Comply with AISC codes and specifications and with AWS Structural Welding Code. END OF DIVISION 5 Products: 1. AWI Standards: Architectural Woodwork Institute (AWI) "Architectural Woodwork Quality Standards." 2. WI Standards: Woodwork Institute (WI) "Manual of Millwork."; Custom grade. 3. Fire-Retardant Treatment: a. Lumber: AWPA C20, non-corrosive interior type. b. Plywood: AWPA C27, non-corrosive interior type. c. Particleboard: ASTM E 84, flame spread 20 or less. 4. Interior Wood Casework: a. As selected by Owner. b. Species for Opaque Finish: Closed grain hardwood. c. Grade: Premium. d. Face Style: Flush overlay. e. Frame Fabrication: Frameless. f. Grain Matching: Vertical. g. Veneer Matching of Leaves: Book h. Veneer Matching In Panel Face: Center. 5. Interior Plastic Laminate Clad Casework: a. Laminate: High pressure decorative laminate, NEMA LD-3. b. Grade: Premium c. Face Style: Flush. d. Frame Fabrication: Frameless. 6. Casework Hardware and Auxiliary Materials: a. Hardware Standard: ANSI/BHMA A156.9 b. Hardware Finish and Base Metal: Satin chromium plated steel c. Glass: Clear tempered glass, ASTM C 1048]. DIVISION 6 - WOOD AND PLASTICS SECTION 06100 - ROUGH CARPENTRY Note: This Section is secondary to any specifications provided by the Soils Engineer, CivilEngineer, or Structural Engineer. This Section is provided as a minimum only. Summary: 1. Provide Rough Carpentry: a. Framing with dimension lumber. b. Framing with engineered wood products. c. Wood grounds, nailers, and blocking. d. Wood furring. e. Backing panels. f. Sheathing. Submittals: 1. As required by Structural Engineer Products: 1. Lumber Standards and Grade Stamps: PS 20, American Softwood Lumber Standard and inspection agency grade stamps. 2. Construction Panel Standards: PS 1, U.S. Product Standard for Construction and Industrial Plywood; APA PRP-108. 3. Wood Framing Standards: NFPA House Framing Manual. a. Exterior Wall Framing, 2x6: 2 inch by 6 inch nominal studs, 16 inches on center. b. Exterior Wall Framing, 2x4: 2 inch by 4 inch nominal studs, 16 inches on center. c. Interior Wall Framing: 2 inch by 4 inch nominal studs, 16 inches on center. 4. Preservative Treatment: AWPA C2 for lumber and AWPA C9 for plywood; waterborne pressure treatment, preservative retention 5. OMITTED 6. Dimension Lumber: a. Light Framing: Stud, No. 3 or Standard grade. b. Structural Framing: Grade as specified by Structural Engineer c. Species: Any species of grade indicated.. 7. Miscellaneous Lumber, Blocking and Nailers: a. Moisture Content: 19 percent. b. Grade: Standard grade light framing.. Submittals: 1. Submit product data, warranty, maintenance data. Products: 1. Per Landscape Architect 2. Plant Materials: a. Deciduous trees. b. Deciduous shrubs. c. Coniferous and broadleafed evergreen trees and shrubs. d. Ground cover. e. Plants. 3. Seeded Lawns: Seed, new crop seed mixture. 4. Sodded Lawns: Sod, strongly rooted, 2 years old. 5. Topsoil: Fertile, friable topsoil from site stockpile with additional fertile, friable topsoil from local source. 6. Soil Amendments: Based on laboratory recommendations. 7. Landscape Materials: a. Gravel: Water-worn gravel. b. Mulch: Shredded bark. c. Anti-Erosion Mulch: Seed-free salt hay or threshed straw. d. Anti-Desiccant: Emulsion type, film-forming. e. Plastic Sheet: Black polyethylene, 8 mils. f. Filtration Fabric: Water permeable fiberglass or polypropylene fabric. g. Wrapping: Tree-wrap tape. h. Stakes and Guys: New hardwood, treated softwood, or redwood. i. Metal Edging: Commercial steel edging. j. Wood Headers and Edging: All heart redwood or pressure treated southern yellow pine. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. END OF DIVISION 2 Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with NFPA Manual for House Framing, NFPA Recommended Nailing Schedule, and NFPA National Design Specifications for Wood Construction. 3. Comply with APA Design and Construction Guide, Residential and Commercial Construction. 4. Provide nailers, blocking and grounds where required. Set work plumb, level and accurately cut. 5. Comply with manufacturer's requirements for treated materials. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with standards referenced. 3. Backprime work before installation. 4. Provide trim for scribing and site cutting. 5. Install work plumb, level and in proper alignment. 6. Provide work free from tool marks and blemishes. 7. Securely fasten to substrates. 8. Install in lengths to minimize joints and seams. 9. Color match wood for transparent finish at joints for uniform appearance. 10. Touch-up damaged or abraded finishes. END OF DIVISION 6 DIVISION 4 - MASONRY SECTION 04200 - UNIT MASONRY Note: This Section is secondary to any specifications provided by the Soils Engineer, CivilEngineer, or Structural Engineer. This Section is provided as a minimum only. Summary: 1. Provide Unit Masonry Construction: Freestanding site masonry walls. Submittals: 1. None Products: 1. Products: Orco concrete block or equal 2. Concrete Masonry Units: a. Concrete Masonry Units: ASTM C 90, 1500 f'm compressive strength normal weight. b. Size: Face dimension of 7-5/8 inches high by 15-5/8 inches long by width required for application. c. Bond Pattern: Running Bond. 3. Mortar and Grout: a. Mortar Mix: ASTM C 270, Type S, for reinforced masonry, masonry below grade and masonry in contact with earth and ASTM C 270, Type N, for above-grade loadbearing and nonloadbearing walls and parapet walls and for interior loadbearing and nonloadbearing partitions. b. Mortar Materials: Portland cement, ASTM C 150, Type I or II / Masonry cement, ASTM C 91 / Ready mixed, ASTM C 207, Type S materials. (verify which spec. with Architect or Structural Engineer) c. Mortar Aggregate: Natural color, ASTM C 144. d. Grout Aggregate: ASTM C 404. e. Hydrated Lime: ASTM C 207, Type S. f. Color: Natural at concrete block ; Colored pigmented mortar color at limestone. 4. Reinforcing Steel: a. Reinforcing Bars: ASTM A 615, Grade 60. b. Deformed Reinforcing Wire: ASTM A 496. c. Plain Welded Wire Fabric: ASTM A 185. 5. Joint Reinforcing: Welded wire with deformed side rods. a. Steel Wire: 9 gauge (.1875 inch) [galvanized] [stainless steel] wire. b. Type: Ladder or truss type. 6. Ties and Anchors: a. Bent Wire Ties: Galvanized steel. b. Rigid Anchors: Galvanized steel straps. c. Masonry to Concrete Frame: Two-piece galvanized steel anchor. d. Masonry to Steel Frame: Anchor with crimped wire anchor section for welding to steel. e. Adjustable Masonry Veneer Anchors: Screw-attached two-piece galvanized triangular or rectangular wire tie and metal anchor. f. Screws for Steel Studs: ASTM C 954 organic polymer coated steel drill screws. g. Unit Type Masonry Inserts in Concrete: Malleable iron. h. Dovetail Slots: Galvanized sheet metal. i. Anchor Bolts: ASTM A 307, Grade A, galvanized. j. Post-installed Anchors: Chemical or expansion anchors. 7. Masonry Accessories: a. Nonmetallic expansion joint strips. b. Preformed control joint gaskets. c. Bond breaker strips. d. Weep sash and tubes. SECTION 07210 - BUILDING INSULATION Summary: 1. Provide Building: a. Thermal insulation in exterior walls, blanket type. b. Thermal insulation at underside of roofs, over heated spaces and over soffits, blanket type and spray closed cell foam. c. Thermal insulation over unheated areas, blanket type. d. Acoustic insulation at interior partitions, blanket type. Submittals: 1. None. Products: 1. Blanket/Batt Insulation: a. Glass fiber or mineral slag fiber, ASTM C 665, Type I (unfaced) at sound attenuation interior conditions. b. Glass fiber or mineral slag fiber, ASTM C 665, Type III (foil-scrim- kraft vapor-retarder membrane). 2. Closed cell spray foam insulation. a. Certainteed Certaspray or equal, ASTM C518, 3. Accessories: a. Adhesives and mechanical anchors. b. Protection board. c. Crack sealers and tapes. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Install insulation and vapor barriers with continuous coverage to provide optimum performance. DIVISION 7 - THERMAL AND MOISTURE PROTECTION SECTION 07160 - BITUMINOUS DAMPPROOFING Summary: 1. Provide Bituminous Dampproofing: a. Exterior surfaces of foundation walls. b. Exterior of interior wythe at cavity walls. c. Interior surfaces. d. Planters Submittals: 1. Submit product data. Products: 1. Hot-Applied Asphalt Dampproofing: a. Materials and Application: Dampproofing asphalt, ASTM D 449, Type I b. Protection Course: Compatible with dampproofing. 2. Cold-Applied Cut-Back Asphalt Dampproofing: a. Trowel grade, ASTM D 4586, Type I. b. Semimastic grade, ASTM D 4479, Type I. c. Spray grade, ASTM D 4479, Type I. d. Protection Course: Compatible with dampproofing. 3. Cold-Applied Asphalt Emulsion Dampproofing: a. Trowel grade, ASTM D 1187, Type I, or ASTM D 1227, Type III or IV. b. Semimastic grade, ASTM D 1227, Type III or IV. c. Spray grade, ASTM D 1227, Type III or IV. d. Protection Course: Compatible with dampproofing. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. SECTION 06402 - INTERIOR ARCHITECTURAL WOODWORK Summary: 1. Provide Interior Architectural Woodwork: a. Casework. b. Door frames, glazed frames and framed openings. c. Shelving. Submittals: 1. Submit product data, samples, mockup of each type. CONDITIONS OF CONTRACT The following Conditions of Contract are included as if bound with this document: AIA A102-2007, Standard Form of Agreement Between Owner and Contractor, Cost of theWork Plus a Fee, and AIA A201-2007, General Conditions of the Contract for Construction,or most current editions. SPECIFICATIONS Technical and administrative requirements for the Project are divided into 16 Divisions asfollows. Division 1 General Requirements apply to all work for the Project. Division 1 General Requirements Division 9 FinishesDivision 2 Sitework Division 10 SpecialtiesDivision 3 Concrete Division 11 EquipmentDivision 4 Masonry Division 12 FurnishingsDivision 5 Metals Division 13 Special ConstructionDivision 6 Wood and Plastics Division 14 Conveying SystemsDivision 7 Thermal and Moisture Control Division 15 MechanicalDivision 8 Doors and Windows Division 16 Electrical 8. Engineered Wood Products: a. Laminated Veneer Lumber: Laminated wood veneers with exterior type adhesive; design stresses for use intended. b. Prefabricated Wood I Joists: Stress-graded lumber bonded to APA performance rated panel with exterior type adhesive; design stresses for use intended. c. Composite Joists and Headers: Laminated lumber veneers; design stresses for use intended. 9. Construction Panels: a. Wall Sheathing: APA Sheathing, Exterior sheathing. b. Roof Sheathing: APA Sheathing, Exterior sheathing. c. Plywood Backing Panels: APA C-D Plugged Exposure 1 with exterior glue, fire-retardant treated. d. Plywood Underlayment for Resilient Flooring: APA Underlayment Exterior. e. Construction Panel Underlayment for Resilient Flooring: APA Sturd-I- Floor, Exterior. f. Construction Panel Underlayment for Ceramic Tile: APA Sturd-I-Floor, Exposure 1. g. Plywood Underlayment for Carpet: APA Underlayment Exposure 1. 10. Fibrous Felted Boards: a. Hardboard Underlayment: ANSI/AHA A 135.4, Class 4. b. Fiberboard Sheathing: ANSI/AHA A194.1, Type IV. 11. Particleboard: a. Underlayment: ANSI A 208.1, grade 1-M-1, grade marked. b. Wall Sheathing: ANSI A 208.1, grade 2-M-1. c. Roof Sheathing: ANSI A 208.1, grade 2-M-W waferboard. 12. Gypsum Sheathing: a. Gypsum Material: Gypsum sheathing board with water-resistant core. b. Surfaced Gypsum Material: Glass-fiber-surfaced gypsum sheathing board. c. Type: 5/8" Type X fire-resistant ASTM C 79. 13. Auxiliary Materials: a. Framing Anchors and Fasteners: Non-corrosive, suitable for load and exposure. SECTION 047300 - MANUFACTURED MASONRY VENEERSummary: 1. Provide manufactured masonry veneer: a. Cladding panels, thin brick veneer. (as selected by owner) Submittals: 1. Submit product data, samples, shop drawings, 3 foot by 3 foot mockup. Products: 1. Thin brick veneer 1/2" to 1" thick to comply with ASTM C1088a.Sizes: Modular 2-1/4” x 7-5/8” with matching corner pieces. not to exceed 36" in greatest dimension or 702 sq. in. in total area.b.Color: verify with owner.c. Weight: Approximately 15 lb per sq. ft., saturated.2. Mortar and Grout:a. Portland Cement: ASTM C 482, Type Nb. Hydrated Lime: ASTM C 207, Type S.c. Aggregate: ASTM C 144.d. Colored Mortar Pigments: Iron oxides and chromium oxides. e. Latex Additive: Water emulsion type. SECTION 07600 - FLASHING AND SHEET METAL Summary: 1. Provide Flashing and Sheet Metal: a. Metal counterflashing and base flashing. b. Exterior wall flashing and expansion joints. c. Hips, valleys, and ridges. d. Sheet metal accessories. e. Galvanized iron attic gravity vents. f. Soffit vents. g. 20 ounce decorative copper wrapping where indicated on drawings. Submittals: 1. Submit product data, samples, shop drawings. Products: 1. Sheet Metal Flashing and Trim: a. 20 ounce copper or 16 gage galvanized iron depending on location and possible effects of electrolysis. Contractor to field verify at each location 2. Fabricated Units: Compliance with SMACNA Architectural Sheet Metal Manual. 3. Auxiliary Materials: a. Reglets and metal accessories. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Install flashing and sheet metal with provision for expansion and contraction. 3. Install flashing and sheet metal to shed water properly. Isolate dissimilar metals with bituminous coating. Coordinate an onsite inspection by an independent consultant to verify that all flashing, roofing, and waterproofing is installed in a watertight manner. Contact D7 Consulting, Inc. (949) 955-2777 (or equal) SECTION 09900 - PAINTING Summary: 1. Provide painting and surface preparation for interior and exterior unfinished surfaces as scheduled. Submittals: 1. Submit product data, samples, 4 foot by 4 foot mockup of each color, extra stock consisting of 1 unopened gallon of each type and color of paint used. Products: 1. Products: Frazee or equal 2. Regulations: Compliance with VOC and environmental regulations. 3. First-line commercial-quality products for all coating systems. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Provide field-applied mock-ups of each color and finish selected on actual surfaces to be painted. 3. Test sample area for adhesion for each type of paint. 4. Remove cover plates and protect hardware and adjacent surfaces. 5. Sand before painting until smooth and flat and sand between coats. 6. Apply paint to achieve manufacturer's recommended dry film thicknesses. 7. Paint entire surface where patch painting is required. 8. Recoat areas which show bleed-through or defects. 9. Clean paint spatter from adjacent surfaces and glass. 10. Touch-up damaged surfaces at completion of construction. Schedule: 1. Provide paint systems complying with the following schedule. INTERIOR PAINT SCHEDULE Gypsum Drywall Walls Flat 1 coat latex primer 2 coats latex finish Gypsum Drywall Ceilings Flat 1 coat latex primer 2 coats latex finish Gypsum Drywall Walls Semi Gloss With 1 coat latex primerand Ceilings in Bathrooms, Smooth Texture 2 coats latex finishKitchens and Wet Areas Gypsum Drywall to -- 1 coat latex primerReceive Wallcovering Plaster Flat 1 coat latex primer 2 coats elastomeric finish Wood for Painted Finish Flat 1 coat interior alkyd enamelUndercoat 2 coats latex enamel Wood for Transparent Finish Satin 1 coat water base sealer 2 coats polyurethane Wood for Stain Finish Satin 1 coat interior water base wood stain 1 coat water base sealer 2 coats water base varnish finish Concrete Masonry Units Semi Gloss 1 coat latex block filler 2 coats latex finish Concrete Walls Semi Gloss 1 coat latex primer 2 coats latex finish Ferrous Metals Satin Gloss 1 coat rust-inhibiting primer 2 coats latex enamel EXTERIOR PAINT SCHEDULE Wood for Stain Finish - - 2 coats solid body stain Wood for Painted Finish Semi Gloss 1 coat exterior primer 2 coats latex alkyd enamel Concrete Masonry Units Semi Gloss 1 coat latex block filler Concrete and Stucco Flat 1 coat latex primer 2 coats elastomeric Ferrous Metal Semi Gloss 1 coat, rust-inhibiting primer2 coats alkyd enamel finish Galvanized Metal Semi Gloss 1 coat, galvanized metal primer 2 coats alkyd enamel finish SECTION 10300 - FIREPLACES Summary: 1. Provide pre-fab metal fireplaces where occur per plans 2. Provide masonry box fireplaces where occur per plans 3. Provide chimney flue and roof cap. 4. Provide spark arrester. 5. Provide chimney exhaust fan. Submittals: 1. None Products: 1. Products: Montego pre-fab metal firebox, with flue, anchor plate, arrester, and all accessories 2. Fireplace Trim and Accessories: a. Facing: Verify with ID b. Hearth: Verify with ID c. Mantel: Verify with ID 3. Chimney Cap: See drawings Installation: 1. Comply with requirements of Section 01000 - Project Requirements. END OF DIVISION 10 DIVISION 14 - CONVEYING SYSTEMS NONE END OF DIVISION 14 SECTION 09385 - DIMENSION STONE TILE Summary: 1. Provide dimension stone tile. Submittals: 1. Submit samples, 4 foot by 4 foot mockup. Products: 1. Products: To be selected 2. Marble Tile: a. Marble Dimension Stone Standard: ASTM C 503. 3. Granite Tile: a. Granite Dimension Stone Standard: ASTM C 615. 4. Limestone Tile: a. Limestone Dimension Stone Standard: ASTM C 568 5. Slate Tile: a. Slate Dimension Stone Standard: ASTM C 629, classification 6. Stone Thresholds: a. Marble Thresholds: ASTM C 503. b. Slate Thresholds: ASTM C 629 7. Setting Materials: a. Portland Cement Mortar Installation Materials: ANSI A108.1. 8. Grouting Materials: a. Sand-Portland Cement Grout: ANSI A118.6. 9. Setting Accessories: a. Slip sheet b. Setting Buttons: Plastic buttons. c. Sealer for Floors: Colorless, slip- and stain-resistant sealer. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. SECTION 09451 - INTERIOR STONE FACING Summary: 1. Provide interior stone facing, related setting materials, and accessories. At interior stone facing applications as directed by Owner Submittals: 1. Submit samples, 4 foot by 4 foot mockup. Products: 1. Products: To be selected 2. Marble: a. Marble Dimension Stone Standard: ASTM C 503. 3. Granite: a. Granite Dimension Stone Standard: ASTM C 615. 4. Limestone: a. Limestone Dimension Stone Standard: ASTM C 568, classification 5. Sandstone: a. Quartz-Based Dimension Stone Standard: ASTM C 616 6. Slate: a. Slate Dimension Stone Standard: ASTM C 629. 7. Mortar Materials: DIVISION 12 - FURNISHINGS NONE END OF DIVISION 12 DIVISION 13 - SPECIAL CONSTRUCTION NONE END OF DIVISION 13 Products: 1. Provide new materials suitable for service intended complying with approved submittals. Provide accessories such as controls, cover plates, and connections to equipment. Finish as selected by Owner. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with applicable codes, regulations, ordinances and requirements of authorities having jurisdiction and National Electrical Code. 3. Provide core drilling as required for new work. 4. Conceal conduit 5. Install light switches at uniform height above finished floor. Locate switches within rooms at strike side of door unless noted otherwise. 6. Install thermostats where applicable. 7. Gang-mount multiple switching locations. Mount multiple types of controls as close together as possible and in-line with each other at uniform height above finished floor unless noted otherwise. 8. Group multiple junction boxes, telephone and electrical outlets together on walls. Avoid back-to-back box locations. 9. Mount electrical, data, and telephone outlets vertically, at uniform height above finished floor unless noted otherwise. 10. Maintain indicated fire ratings of walls, partitions, ceilings, and floors at penetrations. Seal with firestopping to maintain fire rating. 11. Test all systems for proper operation. 12. Label circuits in electrical panels. 13. Instruct Owner's personnel in proper operation of systems. Fixture 1. See DrawingsSchedule: END OF DIVISION 16 DIVISION 11 - EQUIPMENT SECTION 11452 - APPLIANCES Summary: 1. Install Owner supplied appliances. a. Hoods, ventilating type. b. Cooktop. c. Refrigerator. d. Undercounter refrigerator. e. Freezer. f. Microwave ovens. g. Dishwashers. l. Trash compactor. l. Double Oven 2. Install Owner supplied laundry area appliances. a. Washing machines. b. Dryers Submittals: 1. Submit product data, shop drawings, warranty, maintenance data. Products: 1. Products: As selected by Owner Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Provide braided stainless steel hoses for plumbing hook-ups END OF DIVISION 11 DIVISION 16 - ELECTRICAL SECTION 16000 - ELECTRICAL Summary: 1. Provide electrical systems for the following: a. Power. b. Lighting, interior and exterior. c. Power, telephone, cable TV and data outlets and wiring. d. Lightning protection. e. Security systems, and irrigation systems 2. Modify, relocate and extend existing service to accommodate new work. 3. Coordinate location of ductwork and fire protection systems to avoid interference with location of designated lighting fixture locations. 4. Coordinate schedule of telephone and data outlet completion with Owner's communications requirements and installer as applicable. 5. Do not cut structural elements without prior written approval. New Service: 1. 200 amp electric service (verify), voltage and phase as applicable. Submittals: 1. Submit product data, warranties, operating and maintenance data, circuit diagrams. 2. Submit signed and sealed shop drawings for review and as required for building permit. Installation: 1. Comply with requirements of Section 01000 - Project Requirements.2.Comply with DHI "Recommended Locations for Builder's Hardware" and hardware manufacturers instructions. SECTION 08710 - DOOR HARDWARE Summary: 1. Provide hardware for swinging, sliding, and pocketing doors. Submittals: 1. Submit samples, proposed hardware schedule. Products: 1. Products: Schlage or equal as selected by Owner 2. Product Requirements: a. Materials and Application: ANSI A156 series standards. b. Quality Level: Residential type. 3. Locksets and Latchsets: Cylinder type. 4. Lock Cylinders: Interchangeable type. 5. Keying: Owner's requirements keying and key control system. 6. Hinges and Butts: Full-mortise type with nonremovable pins at exterior , entrance and security doors. 7. Closers: Low frequency type. 8. Hardware Finishes: Polished chrome finish on exposed surfaces. 9. Silencers. SECTION 08360 - SECTIONAL OVERHEAD DOORS Summary: 1. Provide sectional overhead doors. Submittals: 1. None Products: 1. Products: Raynor or equal as selected 2. Sectional Overhead Doors: a. Steel Frame and Panels: Galvanized steel frame and steel panels; factory primed and painted c. Panel Profile: Stile and rail d. Track Type: Low-overhead track. e. Operation: Electric door operation. f. Steel Finish: Zinc-coated steel steel. g. Finish: Finish 6 per A10.1 3. Auxiliary Materials: Guides, brackets, lifting handles and locking bars, automatic reversing control for bottom bar for electric sectional overhead doors, lock. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. SECTION 08520 - ALUMINUM WINDOWS Summary: 1. Provide aluminum windows. Submittals: 1. Submit product data, samples, shop drawings. Products: 1. Products: Milgard, Fleetwood, or equal at window units; aluminum extrusions at fixed glass / butt joint conditions where occur on drawings. 2. Aluminum Windows: a. Window Operation: Awning, Horizontal sliding , and Fixed windows. b. Window Grade: Residential grade, AAMA 101. c. Glazing: Insulating glass, 1 inch thick where indicated on drawings d. Glazing Color: Bronze Tinted glass. e. Construction: Thermal-break type. f. Aluminum Window Members: Aluminum extrusions. g. Anchors, Clips, and Window Accessories: Aluminum, nonmagnetic stainless steel, or galvanized steel. h. Aluminum Finish: Baked enamel finish. Finish 6 per A10.1 3. Auxiliary Materials: Operating hardware, insect screening. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. SECTION 09950 - WALL COVERINGS Summary: 1. Provide wall coverings and surface preparation. Verify with ID Submittals: 1. Submit product data, samples, 4 foot by 4 foot mockup.l Products: 1. Products: To be selected 2. Vinyl Wall Covering: a. Type: FS CCC-W-408Ab. Stain Resistance: Factory applied polyvinyl fluoride or polymer coating. 3. Textile Wall Covering: a. Type: ASTM F 793, Category III, Decorative with Medium Serviceability. 4. Wood Veneer Wall Covering: a. Species: Verify veneer. b. Veneer Cut: Verify c. Sheet Match: Verify d. Finish: Verify 5. Wallpaper: a. Type: ASTM F 793, Category I, Decorative Only. b. Stain Resistance: Factory applied coating. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. END OF DIVISION 9 SECTION 07901 - JOINT SEALANTS Summary: 1. Provide joint sealers at interior and exterior vertical and horizontal joints. Submittals: 1. None Products: 1. Silicone Elastomeric Joint Sealants: a. Type and Application: One-part nonacid-curing silicone sealant, ASTM C920, for vertical [and horizontal] joints, modulus as required for application, exterior [and interior] use. b. Type and Application: One-part acid-curing silicone sealant, ASTM C 920, for vertical joints, exterior and interior use. c. Type and Application: One-part mildew-resistant silicone sealant, ASTM C920, for sanitary applications, interior use. ASTM C 920, for water immersion. 2. Solvent-Release-Curing Joint Sealants: a. Acrylic Type: Acrylic, ASTM C 920. b. Butyl Type: Butyl, FS TT-S-001657. c. Application: Exterior vertical surfaces with limited movement. 3. Compression Seals: a. Type: Preformed foam sealant. b. Application: Wide exterior joints in vertical surfaces.. SECTION 08305 - ACCESS DOORS Summary: 1. Provide access doors for walls (spa tub if specified) Submittals: 1. None Products: 1. Products: Nystrom or equal 2. Frames: 16 gauge sheet steel with flange suitable for adjacent material. 3. Doors: 14 gauge sheet steel doors. 4. Door Type: Recessed panel. 5. Locking Devices: Cylinder locks. 6. Fire Rating: NFPA 80. 7. Finish for Sheet Steel Access Doors: Factory primed, field painted. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. SECTION 08311 - ALUMINUM SLIDING GLASS DOORS Summary: 1. Aluminum sliding glass doors for exterior exposure. Submittals: 1. None Products: 1. Products: Fleetwood 2. Aluminum Sliding Glass Doors: a. Grade: Residential grade, AAMA 101. b. Frame and Panels: Aluminum extrusions, minimum 0.062 inch thick, thermal-break type. c. Glass and Glazing: Insulating safety glazing. d. Glazing Color: Bronze tinted glass. e. Finish: Baked enamel, Finish 6 per A10.1 3. Auxiliary Materials: a. Insect screens. b. Locks, door pulls (black), and roller assemblies. c. Compression and sliding weatherstripping. d. Aluminum or non-magnetic stainless steel fasteners. e. automation system where occurs Installation: 1. Comply with requirements of Section 01000 - Project Requirements.. SECTION 08211 - FLUSH WOOD DOORS Summary: 1. Provide Flush Wood Doors: a. Interior solid core flush doors. Submittals: 1. None Products: 1. Products: Weyehauser or equal. 2. AWI Quality Standards: NWWDA I.S. 1-A, and AWI Architectural Quality Standards. 3. WI Quality Standards: NWWDA I.S. 1-A, and WI Manual of Millwork. 4. Fire Rated Wood Doors: Meeting ASTM E 152 requirements. 5. Interior Solid Core Doors: a. Grade: Premium grade. b. Construction: 7-ply construction with particleboard or glued-block core. c. Finish: Opaque finish on medium density overlay faces. d. Finish: Transparent finish on slip-matched plain-sliced maple faces. 6. Fitting and Finish: a. Fitting: Job-site fit doors. b. Site Finish: Site prime and finish.. c. Transparent Factory Finish: Transparent factory finish, catalyzed lacquer. d. Opaque Factory Finish: Opaque factory finish, catalyzed lacquer. 7. Auxiliary Materials: Metal louvers, glazing frames, transoms, fixed side panels. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with NWMA IS-1 and WI Quality Standards. 3. Prefit doors to frames, premachine doors for hardware, and factory bevel. 4. Install with not more than 1/8 inch clearance at top and sides, 1/4 inch at bottom unless undercut is required. 5. Comply with NFPA 80 for rated assemblies. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with standards referenced above and ASTM C 840 and GA 216. 3. Install joints only over framing members. Do not allow butt-to-butt joints. 4. Provide blocking for items such as railings, grab bars, casework, toilet accessories, and similar items. 5. Provide acoustical sealant at runner tracks, wall perimeters, openings, expansion, and control joints. 6. Install gypsum board assemblies true, plumb, level and in proper relation to adjacent surfaces. 7. Where new partitions meet existing construction, remove existing cornerbeads to provide smooth transition. 8. Provide 3-coat joint treatment such that, after finishing, joints are not visible. 9. Sand and leave ready for finish painting and wall treatment. SECTION 09300 - TILE Summary: 1. Provide tile for the following applications: a. Wall tile over full mortar bed at wet areas and accent walls. Floor tile over concrete slab. Submittals: 1. Submit samples, 4 foot by 4 foot mockup. Products: 1. Products: Building Tile: 2. Tile Materials: ANSI A 118 series standard specifications. 3. Tile Accessories: a. Matching trim units. 4. Setting Materials: a. Portland cement mortar, ANSI A108.1. 5. Grout: a. Sand-Portland cement grout, ANSI A108.10. 6. Setting Accessories: a. Membrane waterproofing under tile. b. Cementitious tile backer board. 7. Elastomeric Sealants: a. One-part mildew-resistant silicone sealant for non-traffic areas. b. Multi-part pourable urethane sealant for traffic areas. c. Chemical-resistant sealant at chemical-resistant flooring. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with ANSI 108 series standard specifications and Tile Council of America, Handbook for Ceramic Tile Installation. 3. Layout tile in grid pattern with alignment of grids, to provide uniform joint width, and to minimize cutting. 4. Grout, cure, clean and protect tile surfaces. DIVISION 10 - SPECIALTIES SECTION 10200 - LOUVERS AND VENTS Summary: 1. Provide fixed metal wall louvers. Submittals: 1. None Products: 1. Products: As selected by G.C. complying with the following. 2. Steel Louvers: a. Galvanized Steel: ASTM A 526 or ASTM A 527, G90 zinc coating. b. Blades: Horizontal drainable fixed blade type. c. Anchors, Clips, and Accessories: Nonmagnetic stainless steel, or galvanized steel. d. Finish: Shop prime for site finish 3. Attic vents: a. Galvanized iron sheet metal; provide quantity as required to comply with code requirements for attic ventilation b. Finish: Paint to match plaster 4. Accessories: a. Screens: Insect screens. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. DIVISION 15 - MECHANICAL SECTION 15300 - FIRE PROTECTION Summary: 1. Provide fire protection systems for the following: a. Fire and smoke detection system. 2. Coordinate location of fire protection systems to avoid interference with location of designated lighting fixture locations. Submittals: 1. Shop Drawings Products: 1. Provide new materials suitable for service intended complying with approved submittals. 2. Power Sources: Hardwired with battery backup. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Center ceiling-mounted elements in center of ceiling elements as applicable. 3. Maintain indicated fire ratings of walls, partitions, ceilings, and floors at penetrations. Seal with firestopping to maintain fire rating. 4. Test all systems for proper operation, including backup and systems. 5. Instruct Owner's personnel in proper operation of systems. SECTION 15400 - PLUMBING Summary: 1. Provide plumbing, waste, and vent systems for the following: a. Toilets and bathrooms. b. Kitchens (where occurs) c. Laundries. d. Water heaters. f. Floor drains. g. Meters. h. Water Filtration System 2. Provide water supply and distribution system sized for domestic, irrigation, and sprinkler systems. 3. Provide natural gas distribution system piping, specialties, and accessories; for gas stub-outs for BBQ 4. Provide sewerage and drainage systems, specialties, and accessories. 5. Modify, relocate and extend existing service to accommodate new work. 6. Coordinate with Owner, all the room uses to provide adequate system for all contract areas. 7. Do not cut structural elements without prior written approval. Submittals: 1. Product literature: none 2. Submit signed and sealed shop drawings for review and as required for building permit. Products: 1. Provide new materials suitable for service intended complying with approved submittals. Provide accessory materials such as hangers and pipe insulation. Provide fixtures complying with water consumption requirements and accessibility requirements. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with applicable codes, regulations, ordinances and requirements of authorities having jurisdiction. Vent all fixtures. 3. Conceal piping to the greatest extent practical. 4. Maintain indicated fire ratings of walls, partitions, ceilings, and floors at penetrations. Seal with firestopping to maintain fire rating. 5. Test all systems for proper operation. 6. Instruct Owner's personnel in proper operation of systems. Fixture 1. See Allowances, Section 01020Schedule: SECTION 15500 - HEATING, VENTILATING, AND AIR CONDITIONING Summary: 1. Provide equipment, systems, and controls for heating and ventilation. Provide utility stub-outs for future air conditioning. 2. Coordinate with Owner's room uses to provide adequate system for all contract areas. 3. Coordinate location of thermostats and controls with Owner's requirements. 4. Coordinate location of ductwork to avoid interference with location of designated lighting fixture locations. 5. Do not cut structural elements without prior written approval. Design 1. Provide heating and cooling systems for use withConditions: gas utility service for hot air ducted system. 2. Provide systems designed to ASHRAE weather data. Submittals: 1. Submit product data, warranties, operating and maintenance data, balancing reports. 2. Submit signed and sealed shop drawings for review and as required for building permit. Products: 1. Provide new materials suitable for service intended complying with approved shop drawings. Provide accessory items such as controls, anchors and insulation. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with applicable codes, regulations, ordinances and requirements of authorities having jurisdiction and SMACNA recommendations. 3. Conceal piping and ductwork. 4. Maintain indicated fire ratings of walls, partitions, ceilings, and floors at penetrations. Seal with firestopping to maintain fire rating. 5. Insulate piping and ductwork. Provide vapor barrier on insulated piping operating below 60 degrees F. 6. Test all systems for proper operation. 7. Commission and balance systems. 8. Instruct Owner's personnel in proper operation of systems. END OF DIVISION 15 SECTION 08710 - DOOR HARDWARE Summary: 1. Provide hardware for swinging, sliding, and pocketing doors. Submittals: 1. Submit samples, proposed hardware schedule. Products: 1. Products: Schlage or equal as selected by Owner 2. Product Requirements: a. Materials and Application: ANSI A156 series standards. b. Quality Level: Residential type. 3. Locksets and Latchsets: Cylinder type. 4. Lock Cylinders: Interchangeable type. 5. Keying: Owner's requirements keying and key control system. 6. Hinges and Butts: Full-mortise type with nonremovable pins at exterior , entrance and security doors. 7. Closers: Low frequency type. 8. Hardware Finishes: Polished chrome finish on exposed surfaces. 9. Silencers. 10. Flush bolts with dustproof strikes. 11. Coordinators. 12. Automatic door bottoms. 13. Interior sliding door hardware. 14. Interior pocket door hardware. 15. Weatherstripping 16. Thresholds. DIVISION 2 - SITEWORK SECTION 02100 - SITE PREPARATION Summary: 1. Protect existing trees, vegetation, landscaping materials, and site improvements not scheduled for clearing which might be damaged by construction activities. 2. Trim existing trees and vegetation. 3. Clear and grub site of stumps, vegetation, debris, rubbish, designated trees, and designated site improvements. 4. Provide topsoil stripping and stockpiling at approved locations. SECTION 02900 - LANDSCAPING Note: This Section is secondary to any specifications provided by the Soils Engineer, CivilEngineer, or Landscape Architect. This Section is provided as a minimum only. Summary: 1. Provide Landscape Work: a. Trees, shrubs, plants, and ground cover. b. Finish grading and lawns. c. Topsoil and soil amendments. d. Initial maintenance of landscape materials. e. Pruning and relocation of existing plant materials. f. Reconditioning existing lawns. 2. Provide balled and burlapped plants and trees graded to American Standard for Nursery Stock, ANSI Z60.1. 3. Provide laboratory testing for suitable soil amendments and fertilizer. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with applicable codes and regulations for spacing of anchors. 3. Provide expansion and control joints as recommended by manufacturer. 4. Remove and replace damaged units. 5. Clean using methods recommended by manufacturer. 6. Corners are to be miter cut corner pieces7. Running bond and soldier courses where applicable. END OF DIVISION 4 10. Interior Frames and Framed Openings: a. Species for Opaque Finish: Any closed-grain hardwood. b. Grade: Premium. 11. Shelving: a. Species for Transparent Finish: Verify with Owner b. Species for Opaque Finish: Hardwood veneer plywood with solid hardwood edgeband as selected by Owner. c. Grade: Premium. d. Shelf Supports: Recessed slotted standards. e. Closet poles: Chrome plated steel with intermediate supports; K & V. 12. Auxiliary Materials: a. Screws: FS FF-S-111, countersunk. b. Nails: FS FF-N-105, countersunk. c. Anchors: Type required for secure anchorage. 13. Factory Finishing for Interior Architectural Woodwork: a. Transparent Finish: Premium grade without stain with dull satin sheen. b. Opaque Finish: bright rubbed semigloss sheen. Schedule: 1. Verify with ID DIVISION 8 - DOORS AND WINDOWS SECTION 08110 - STEEL DOORS Summary: 1. Provide Steel Doors:. a. Exterior door at Garage man-door, and mechanical rooms. Submittals: 1. None. Products: 1. Products: Republic or equal 2. Standards: ANSI/SDI-100, Recommended Specifications for Standard Steel Doors and Frames. 3. Steel Doors: Standard seamless steel doors with composite construction. a. Interior Doors: ANSI/SDI-100, Grade II, heavy-duty, minimum 18 gauge cold-rolled steel, 1-3/4 inches thick. b. Exterior Doors: ANSI/SDI-100, Grade III, extra-heavy-duty, minimum 16 gauge galvanized sheet steel, 1-3/4 inches thick. c. Accessories: Glazing stops. d. Finish: baked enamel; Finish 6 per A10.1 Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with SDI-100, and NFPA 80 for fire-rated assemblies. SECTION 08800 - GLAZING Summary: 1. Provide glass and glazing for units not factory glazed. Submittals: 1. Submit product data, samples, shop drawings Products: 1. Products: Sunguard Superneutral 68 Gray on clear2. Glass:a. Primary Glass Products: Sunguardb. Heat-Treated Glass Products: Heat-strengthened, tempered, coated, and spandrel glass, ASTM C 1048.c. Laminated Glass Units: Polyvinyl butyral interlayer.d. Sealed Insulating Glass Units: ASTM E 774, Class A.e. High-Performance Coatings: Low e (low emissivity) type. 3. Glazing: Elastomeric glazing sealant glazing. 4. Setting blocks, spacers, and compressible filler rods. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with FGMA Glazing Manual and manufacturer's recommendations. 3. Set mirrors on stainless steel channels and adhere to wall with mastic. END OF DIVISION 8 SECTION 071800 - TRAFFIC BEARING ROOF DECK SURFACING Summary: 1. Provide traffic bearing roof deck surfacing Submittals: 1. Submit product data.Submit manufacturer's technical data, application instructions and general recommendations for the waterproof neoprene composition traffic bearing roof deck surfacing specified herein 2. Samples: Submit 2_1/2" x 4" samples of color chips from color chart selection designated by the Architect. 3. Material certificates signed by manufacturer certifying that the waterproof neoprene composition traffic bearing roof deck surfacing complies with requirements specified herein. 4. Maintenance Instructions: Submit manufacturer's written instructions for recommended maintenance practices. 5. Provide a copy of I.C.C. test report stating that the proposed neoprene composition traffic bearing roof deck system is Class A Fire Rated, and has met all I.C.C. criteria for walking decks. Products: 1. Troweled waterproof neoprene composition traffic bearing roof deck surfacing shall be Dex_O_Tex Weatherwear as manufactured by Crossfield Products Corp. in Rancho Dominguez, California and Roselle Park, New Jersey. 2. The trowel applied waterproof neoprene composition traffic bearing roof deck surfacing system shall be composed of a slip-sheet, waterproof membrane, traffic surfacing and finish coats, and shall conform to the following standards: A. Traffic deck binder and all rubber emulsions shall be compounded with neoprene liquidand shall have a minimum neoprene solids content of 35% when tested by the dry cup method. B. Aggregate for traffic surface coating shall be suitably graded, fine trap-rock passing a #20 mesh sieve and retained on a #40 mesh sieve. C. Slip-Sheet shall consist of an asphalt-saturated glass fiber mattingweighing not less than 20 lbs. per 100 square feet and no more than30 lbs. per 100 square feet and contain no rag or organic fibers. D. Fabric used as reinforcement for waterproof flashing shall be 7-1/2 oz.woven polypropylene fabric. E. Fabric used as reinforcement for waterproof membrane on horizontalsurfaces shall be a minimum 1 oz. per square foot non-directional glass fiber matting. F. Final Finish dressing shall be a single component, water-phase acrylic latex emulsion material, pigmented and of a consistency suitable for roller application. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Traffic-bearing roof deck covering shall be installed in strict accordance with the manufacturer's recommendations by a contractor trained and approved by the manufacturer and have a minimum of five years experience in the application of the materials. SECTION 09680 - CARPET Summary: 1. Provide carpet, pad, and floor preparation. Submittals: 1. Submit product data, samples, seaming diagram, mockup, warranty, maintenance data. Products: 1. Products: Refer to Section 01020 - Allowances. 2. Carpet Material: Selected by allowance 3. Carpet Cushions 4. Auxiliary Materials: a. Edge guards. b. Adhesives, cements and fasteners. 5. Carpet Installation Method: Tackless mounting with carpet cushion installation. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Install with tight seams and carpet grain running in same direction. 3. Provide cutouts for floor outlets and similar penetrations. 4. Provide edge guards at change of flooring materials. Schedule: 1. Carpet Schedule: To be selected by Owner 10. Flush bolts with dustproof strikes. 11. Coordinators. 12. Automatic door bottoms. 13. Interior sliding door hardware. 14. Interior pocket door hardware. 15. Weatherstripping 16. Thresholds. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with DHI "Recommended Locations for Builder's Hardware" and hardware manufacturers instructions. 4. Auxiliary Materials: a. Plastic foam joint fillers. b. Elastomeric tubing backer rods. c. Bond breaker tape. Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Test sealant adhesion for each substrate required. 3. Install in proper relation with adjacent work. 4. Clean adjacent surfaces soiled with sealant immediately. END OF DIVISION 7 7. Solid Surfacing Material Countertops and Trim: a. Type: Synthetic countertops. b. Grade: Premium. c. Edge: Decorative. d. Special Fabrication: Integral bowls. 8. Stone Countertops and Trim: a. Marble: Polished finish, ASTM C 503 dimensional tolerances. b. Granite: Polished finish, ASTM C 615 dimensional tolerances. 9. Stairwork / railing curb: b. Species for Opaque Finish: Any closed-grain hardwood. c. Grade: Premium. DIVISION 9 - FINISHES SECTION 09255 - GYPSUM BOARD ASSEMBLIES Summary: 1. Provide Gypsum Board Assemblies: a. Interior walls, partitions, and ceilings for tape and joint compound finish. b. Insulation and vapor barrier systems in gypsum drywall systems. c. Cementitious backer units for application of tile. 2. Gypsum Board Attachment: a. Gypsum board screw-attached to wood framing and furring. Submittals: 1. None Products: 1. Products: US Gypsum or equal 2. Gypsum Board: a. Gypsum Wallboard: ASTM C 36, regular, foil-backed, and fire rated types, Type X, 5/8 inch typical thickness. b. Water-Resistant Gypsum Backing Board: ASTM C 630, regular and fire-rated types, 5/8 inch typical thickness. c. Joint Treatment: ASTM C 475 and ASTM C 840, 3-coat system. d. Installation Standard: ASTM C 840. 3. Glass-Mat Water-Resistant Gypsum Backing Board: a. Type: ASTM C 1178, Type X, 5/8 inch thick type. 4. Cementitious Backer Units: a. Type: ANSI A 118.9, cement-coated Portland cement b. Thickness: 5/8 inch nominal.s 5. Trim Accessories: a. Material: Metal trim. b. Types: Square Cornerbead, edge trim, and control joints.a 6. Steel Framing for Walls and Partitions for spacers at fireplaces: a. Steel Studs and Runners: ASTM C 645, 25 gage (.0179 inch steel studs, 2-1/2 inch [3-5/8 inch typical depth. b. Furring Channels: ASTM C 645, 25 gage (.0179 inch). c. Auxiliary Framing Components: Furring brackets, resilient furring channels, Z-furring members, and non-corrosive fasteners. d. Installation Standard: ASTM C 754. 7. Auxiliary Materials: a. Gypsum board screws, ASTM C 1002. b. Gypsum board nails, ASTM C 514. c. Fastening adhesive. d. Concealed acoustical sealant. e. Mineral fiber sound attenuation blankets. f. Mineral fiber thermal insulation. g. Polyethylene vapor retarder, 6 mils. h. Polystyrene aggregated finish for ceilings. DIVISION 21 SECTION 211313 - WET-PIPE SPRINKLER SYSTEMS Summary: 1. Wet pipe fire sprinkler system per NFPA 13D Submittals: 1. Fire sprinkler layout and calculations to be reviewed by the city issuing agency. Products: 1. Products: a. pipe and tube in accordance with ASTM-A-53 and ASTM-A-135 b. pipe fittings in accordance with ASME-B-16.3 and ASTM-A-47 c. joint materials in accordance with ASTM-B-32 and AWS-A-5.8 d. unions, flanges and couplings; 150 psi e. valves e. sprinkler heads - recessed with matching escutcheon Installation: 1. Comply with requirements of Section 01000 - Project Requirements. 2. Comply with NFPA 13D specifications GN1.1 DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 GN1.1 specifications 24 DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 agency notes cal green min. residential requirementsresidential construction minimum requirements agency forms GN1.2 25 3'-0"SIDESETBACK 3'-0"SIDESETBACK 4'-0" FRO N T SET B A C K N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' N72°31'00"W 40.02' N72°31'00"W 40.02' N17 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' boardwalk existing boat yard existing triplex 4'-0" P.U . E . dn up 1340.4 sf 228.3 sf 117.1 sf 374.6 sf 426.6 sf <202.5 sf> <18.8 sf> 5'-0" 3'-0" SIDESETBACK 3'-0" SIDESETBACK 4'-0" FRO N T SETB A C K N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' N72°31'00"W 40.02' N72°31'00"W 40.02' N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' boardwalk existing boat yard existing triplex 4'-0"P.U.E . up dn 2005.4 sf <165.5 sf> <288.2 sf> (70.3 sf) <40.2 sf> (253.9 sf) 132.7 sf 7'-3 1 / 2 " 7'-3 1 / 2 " 5'-6 1/2" 5'-11 1/2" 3'-0" SIDESETBACK 3'-0" SIDESETBACK 4'-0" FRO N T SETB A C K N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' N72°31'00"W 40.02' N72°31'00"W 40.02' N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' boardwalk existing boat yard existing triplex 4'-0"P.U.E . dn 483.4 sf 94.0 sf a/c well DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 GN1.3 area calculations first floor / garage area calculation 3/16"=1'-0"A area calculations second floor area calculation Broof deck area calculation C 3/16"=1'-0"3/16"=1'-0" MAXIMUM LOT COVERAGEMAXIMUM GROSS SQ. FTG. F.A.R. PROPOSED 5,117 SF ALLOWED FLOOR AREA TOTAL FLOOR AREA CALCULATION BUILDABLE AREALOT SIZE 3,601.8 SF DECK AREA CALCULATIONS REQUIREDOFF-STREET PARKING GROSS DWELLING FLOOR AREA REQUIRED NUMBER OF TOTAL PARKING SPACES NUMBER OF GARAGE SPACES 2ND FLOOR COVERED DECK ROOF DECK (UNCOVERED) TOTAL DECK AREA 2005.4 SF PROPOSED 1,225.8 SF PROPOSED 2,924 SF1.75 N/A PROPOSED TOTAL 2,449.4 SF 483.4 SF ADU 2,497.1 SF GARAGE 2 PER UNIT 2 PER UNIT 17'-6"X19' 2 2 20'-0"X20'-0" 117.1 SF N/A 324.2 SF OPEN VOLUME CALC 15% OF BUILDABLE AREA GROSS DWELLING FLOOR AREA AREAREQUIRED 438.75 SF BUILDABLE AREA 2,925 SF AREA PROPOSED 715.2 SF <18.8 SF> <288.2 SF><202.5 SF><165.5 SF><40.2 SF> PROPOSEDUNIT A UNIT B 1,990.3 SF 10'-0"X35'-0" 2 2 4,492.4 S.F. PROPOSED UNIT A UNIT B FIRST FLOOR SECOND FLOOR 228.3 SF 1340.4 SF 426.6 SF 374.6 SF 1,995.3 SF 2,497.1 SF1,995.3 SF 70.3 SF253.9 SF EXTERIOR STAIR (UNCOVERED)94 SF 1 1 1 1 1 1 1 1 1 26 3'-0" SIDESETBACK 3'-0" SIDESETBACK 4'-0 " FRO N T SETB A C K newport bay via lido soud N17 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' N72°31'00"W 40.02' N72°31'00"W 40.02' N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' boardwalk existing boat yard existing triplex 4'-0 " P.U.E . w/d uc ref ice garage a garage b wh adu/bed 2a laundry a bar living akitchen a great room hall a covered deck ref/frz dw dn uc ref bath 2a master bed a master bath a dssr wh foyer b bed 1a pantry elev up bath 1a powder micro ct dssr 4'-0" 4'-5 " 4'-0 1/4" 8 3 / 4 " 35' - 2 " 10'-0"20'-0" 20'- 0 1 / 2 " 3'-0" SIDESETBACK 3'-0" SIDESETBACK 4'-0" FRO N T SET B A C K N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' N72°31'00"W 40.02' N72°31'00"W 40.02' N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' boardwalk existing boat yard existing triplex 4'-0" P.U . E . garage a garage b adu/bed 2a laundry a bar living akitchen a great room hall a covered deck dn bath 2a master bed a master bath a foyer b bed 1a elev up bath 1a powder b a4.1 f a4.2 e a4.2 a a4.1 c a4.1 d a4.2 1 1/2" F.F. = 10.59 T.O.C. = 12.09 18" F.S. = 11.51 F.F. = 12.09 18" PAD = 10.09 18" 8" 10" 4" 4" T.O.C. = 12.09 F.F. = 12.09 6" 6" 6" F.S. = 11.51 SLO P E 2 " SLO P E 2 " 8'-4"1'-9 1/2"1'-7 1/2"17'-4"1'-9 1/2" 19' - 0 " 2'-1 1/2" 2'-5 1 / 2 " 6'-4 " 2'- 5 1 / 2 " 2'-1 0 " 23' - 6 " 1'-6 " 7'-6 " 4'-1 1 3 / 4 " 4'-8 " 1'-0" 1'-0" 6"26'-0" 1'-2 " 5'-6" 33' - 1 3 / 4 " 2'-0 " 5'-6 " 2'- 0 " 37'- 1 " 3'-0 " 4'- 1 1 1 / 2 " 1'-0" 1'-3 1/2"6"2"6"11 1/2"1'-3 1/2"6" 1'-0" 3'-4 " 1'-2 " 3'-0 "3'-6 3/4"2'-5" 10" 5'-3 1/2"6"10'-11 1/4"1'-0 1/4"3'-11 1/2" 3 1 / 2 " 9'-9 1/2"6" 3'-4 " 9'-9 1/2"2'-0" 3'-5 " 1'-1 1 / 2 " 1'-3 " 1'-3 " 2'-5 1 / 4 " 2'-8 " 15'-5"4'-3 1/2"3'-6"4'-1 3/4"4'-4"1'-3 1/2" 2 3/ 4 " 1'- 4 1 / 2 " 3'-5 1 / 2 " 1'-8 " 2'-6"2'-6" 1'-8 " 3'-5 1 / 2 " 10 1 / 2 " 1'-5 3 / 4 " 4'- 7 " 8'-5 " 1'-1 0 1 / 2 " 9'- 1 " 2'-7 1 / 2 " 20' - 0 1 / 2 " 31' - 6 1 / 2 " 3'-5 "11'-9 1/2"6" 41' - 1 1 1 / 4 " 29'- 1 0 3 / 4 " 32'-0" 3'-0" L K J H G F E D C B A site plan general notes REFER TO CIVIL ENGINEERING PLANS FOR EXACT BUILDING LOCATIONS, GRADING,DRAINAGE, FLOWLINES, GUTTERS, CURBS, ETC. REFER TO LANDSCAPE PLANS FOR LANDSCAPE, SITE IRRIGATION, HARDSCAPE WALLS,GATES, POOL AND FOUNTAIN FEATURES, EXTERIOR SCULPTURE PEDESTALS, EXTERIOREQUIPMENT LOCATIONS (CONDENSING UNITS, ETC.), SITE LIGHTING, ETC. NOT A PART REFER TO CIVIL ENGINEERING PLANS FOR EXISTING UTILITY LOCATIONS, FIELD VERIFY REFER TO UTILITY PLAN FOR HOSE BIBBS/BBQ GAS STUB OUTS METER LOCATIONS ARE APPROXIMATE; DESIGN BUILD SUBCONTRACTOR TO FIELD VERIFYEXACT LOCATION AND TO RECEIVE APPROVAL FROM THE APPROPRIATE UTILITY COMPANYIN REGARD TO LOCATIONS (CONDENSING UNITS, ETC.), SITE LIGHTING, ETC. FRONT PROPERTY CORNERS TO BE LOCATED PRIOR TO CONSTRUCTION. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURESREQUIRE SEPARATE REVIEWS AND PERMITS. ELECTRICAL SERVICE TO BE UNDERGROUND IF SERVICE IS RELOCATED OR A NEWSERVICE IS INSTALLED. GRADING INSPECTOR IS TO BE CONTACTED TO SCHEDULE A SITE PRE-CONSTRUCTIONMEETING 48 HRS PRIOR TO START OF GRADING OR CONSTRUCTION. ELECTRIC COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TOINSTALLATION. FIELD INSPECTORS TO REVIEW AND APPROVE UNDERGROUND SERVICE REQUIREMENTPRIOR TO CONCRETE PLACEMENT. EXISTING PROPERTY LINE IN-WALL DRAIN - TIE TO CIVIL SYSTEM NEW HARDSCAPE WITH SLOPE TO DRAIN PER CIVIL FLUSH PLANTER AREA EXISTING PUBLIC SIDEWALK AND CURB PROPERTY LINE FENCE / WALL PER CIVIL DRAWINGS. MAXIMUM HEIGHT NOT TO EXCEED 6'ABOVE EXISTING SURFACE. ENTIRE FENCE/WALL TO BE ON THIS PROJECT'S PROPERTY DASHED LINES INDICATE BUILDING SETBACK LINE TO FACE OF FINISH STEPS PER LANDSCAPE PLANS NEW GATE PER LANDSCAPE PLANS GAS METER LOCATION MECHANICAL EQUIPMENT LOCATION PER CIVIL ELECTRICAL METER LOCATION - VERIFY WITH CIVIL SEWER LATERAL LOCATION - VERIFY WITH CIVIL UTILITIES AS NOTED - VERIFY WITH CIVIL AUTOMATICALLY ILLUMINATED BUILDING ADDRESS NUMBERS EXISTING LOW WALL 17 site plan keynotes 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 18 BOTTOMLESS TRENCH DRAIN PER CIVIL 19 EXISTING WALL WITH NEIGHBORING PROPERTY TO REMAIN DOWNSPOUT-TIE TO CIVIL SYSTEM M A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORINGAND UNDERPINNING." N POOLS, SPAS, FENCES, PATIO COVERS, AND OTHER FREESTANDING STRUCTURESREQUIRE SEPARATE REVIEWS AND PERMITS. O FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANYCOMBINATION THEREOF SHALL NOT EXCEED 42" FROM EXISTING GRADE PRIOR TOCONSTRUCTION WITHIN THE REQUIRED SETBACK AREA(S). site plan 3/16"=1'-0"Aslab edge plan 1/4"=1'-0"B 4 31 8 1 7 8 4 4 9 4 1 9 4 8 7 9 4 7 3 3 4 31 DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 11 A1.1 site & slab edgeplans 1 3 10 12 1012 1 1 27 3'-0" SIDESETBACK 3'-0" SIDESETBACK 4'-0 " FRO N T SET B A C K N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' N72°31'00"W 40.02' N72°31'00"W 40.02' N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' boardwalk existing boat yard existing triplex 4'-0 " P.U . E . w/d uc ref ice garage a garage b wh adu/bed 2a laundry a bar living akitchen a great room hall a covered deck ref/frz dw dn uc ref bath 2a master bed a master bath a dssr wh foyer b bed 1a pantry elev up bath 1a powder micro ct dssr b a4.1 f a4.2 e a4.2 a a4.1 c a4.1 d a4.2 3'-5 12" 33'- 4 12" 9'-6 " 36'- 1 0 " 2'-6"26'-1112"2'-6" 32'-0" 1'-8 " 4'-7 12" 4'-8 " 5'-0 " 7'-6 " 1'-6 " 26'- 4 " 2'-5 12" 2'-5 12" 6'-4 " 19' - 0 " 1'-1112"8'-0"1'-1112"17'-0"1'-1112" 30'-1012" 2'-112" 3'-4 " 14'- 7 " 13' - 1 1 12" 10' - 1 1 12" 1'-0" 1'-0" 1'-0" 1'-8 " 20' - 0 1 / 2 " 2'-7 1 / 2 " 2'- 1 0 " 3'-1 1 / 2 " 2'- 1 0 " 1'-3 1 / 2 " 3'-4 1 / 2 " 11'- 1 1 1 / 2 " 5'- 7 1 / 2 " 6'-1 0 " 2'-7 " 14'- 8 " 2'-1 0 " 7'-6 " 3'-2 " 1'-8 1 / 2 " 5'-3 1 / 2 " 9'-1 1 / 2 " 6'-1 1 1 / 2 " 6'-1 " 3'-8 1 / 2 " 6'-3 1 / 2 " 2'-6 " 4'-1 0 " 4'-4 " 8'- 1 1 / 2 " 4'-1 0 1 / 2 " 13' - 8 " 15 ' - 1 1 1 / 2 " 1'-8 " 5'-8 " 2'-9 1 / 2 " 4'-2 1 / 2 " 2'- 5 1 / 2 " 5'-1"7'-6"4'-0"8'-3 1/2"3'-4"3'-9 1/2" 7'-2"4'-6"3'-9" 2'-2 " 4'-8 " 5'- 7 1 / 2 " 11' - 1 1 1 / 2 " 10 ' - 4 " 2'- 5 1 / 2 " 17'- 3 " 3'-3 1 / 2 " 20' - 0 1 / 2 " 3'-10 1/2"10'-11 1/2" 3'-11 1/2"5'-7"3'-5 1/2"2'-11 1/2"3'-4"2'-2"10'-7" 1'-0" 5'-6"10'-7" 15'-1 1/2"4'-3 1/2"3'-6"8'-9 1/2" 5'-5 1 / 2 " 4'- 0 1 / 2 " 6'-5 1 / 2 " 5'-6"26'-6" 3'-2"3'-6"2'-3 1/2"3'-7 1/2" 6'-6"6'-1" 1'- 0 1 / 2 " 3'-3 " 1'-4 " 1'-4"4'-9 1/2" 35'- 2 " 20'-0"10'-0" 3'-0" SIDESETBACK 3'-0" SIDESETBACK 4'-0 " FRO N T SET B A C K N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' N72°31'00"W 40.02' N72°31'00"W 40.02' N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' boardwalk existing boat yard existing triplex 4'-0 " P.U . E . ref/frz pantry kitchen b dw bar up open master bed b bed 3b bed 2b living bdining b covered outdoor room hall b ext.stairs b balcony uc wine uc ref roofbelow line n powder fp / t v a b v ba 2b linen ba 3b juli e t t e b a l c o n y master closet b master bath b fp / tv abv coats elev den / bed 1b ba 1b stacked dn micro b a4.1 f a4.2 e a4.2 aa4.1 c a4.1 d a4.2 7'-5 " 41 ' - 8 " 3'-9 12" 5'-3 12" 3'-3 12" 1'-0 " 5'-1112" 3'-8" 3'-0"3'-5"9'-0"3'-5"3'-412" 3'-3 12" 15'- 5 " 14'- 7 " 14'- 0 " 3'-7 " 7'-3 12" 5'-4 " 6'-0 " 6'-6 " 8'-7 " 32'-0" 17'- 9 12" 17' - 7 " 12 ' - 1 12" 1112" 1'-0" 4'-012" 2'-112" 1'-0" 1'-4 " 19'- 9 12" 12 ' - 4 12" 4'-3 " 10' - 6 " 3'-5 1 / 2 " 5'-6 " 2'-7 1 / 2 " 1'-5 1 / 2 " 3'- 6 " 11' - 7 " 6'-3 1 / 2 " 8'-0 1 / 2 " 11' - 1 0 1 / 2 " 4'- 9 1 / 2 " 5'-6 " 1'-3"6'-0"11'-2"2'-2"2'-10"5'-7" 5'-3 1/2"3'-9"3'-4"4'-3 1/2"3'-6"3'-2 1/2"11 1/2"4'-7 1/2" 3'-0 1/2" 5'- 5 1 / 2 " 4'-9 " 2'-3 1 / 2 " 6'- 3 " 6'-1 0 " 5'-3 1 / 2 " 3'-3 1 / 2 " 1'- 0 " 10'-0 1/2"4'-3"11'-4"6'-3" 3'-6 1/2"3'-9 1/2" 6'-3 1 / 2 " 4'- 0 " 2'- 3 1 / 2 " 1'-4 1 / 2 " 6'-3 1 / 2 " 5'-2 " 7" 7'-3 " 3'-4 " 3'- 4 " 2'- 2 " 8'-5"2'-2" 5'-6"26'-6" 1'-4" 1'-4 " 1'-4" 8'-5 1/2"6'-11 1/2" 2'-0"10'-7" 1'-10"1'-10"5'-4" 7'-3 1 / 2 " 2'-0 1 / 2 " 2'-0 1 / 2 " 1'-8 1/2"5'-0" 1'-8 " 7'- 2 1 / 2 " 5'-8 " 3'-4"3'-9" DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 A2.1 first & second floor construction plans first floor / garage plan 1/4"=1'-0"A 2X4 WOOD STUD WALL WITH STUDS AT 16" O.C.; PROVIDE 3 1/2" UNFACED BATTINSULATION AT INTERIOR WALLS; USE 3X4 WHERE REQUIRED BY STRUCTURALDRAWINGS; CARRY FULL HEIGHT AT BEDROOM/BATHROOM/ MECH. RM. WALLSWITH ONE LAYER OF 5/8" TYPE "X" AND BATT INSUALTION FOR SOUNDATTENUATION. USE SLIP JOINT AT NON-BEARING CONDITIONS PER STRUCTURAL;USE 2X6 OR 2X8 WHERE INDICATED ON PLAN OR REQUIRED BY STRUCTURAL. 2X6 WOOD STUD WALL AT ALL PLUMBING WALLS U.N.O. AND WHERE INDICATED ONPLAN; 16" O.C.; BATT INSULATION TO BE R21 AT EXTERIOR WALLS OR PER T24,WHICHEVER IS GREATER; PROVIDE 3 1/2" UNFACED BATT INSULATION AT INTERIORWALLS FOR SOUND ATTENUATION; CARRY FULL HEIGHT ATBEDROOM/BATHROOM/MECH. RM. WALLS WITH ONE LAYER OF 5/8" TYPE "X" ANDBATT INSULATION FOR SOUND ATTENUATION; USE SLIP JOINT AT NON-BEARINGCONDITIONS. VENEER WHERE OCCURS wall legend plan keynotes 4 HATCHED AREA OF 5/8" TYPE "X" GYPSUM BOARD FOR 1 HOUR CONSTRUCTION PER CBC 406.1.4ON ALL WALLS AND CEILINGS ADJACENT TO LIVING SPACE AND ALL WALLS SUPPORTING THEHORIZONTAL PORTION OF THE OCCUPANCY SEPARATION WHERE OCCURS. FIRE & SOUND RATED WALL PER LEGEND 1 2 5 CLOSET SHELF AND POLE AS SELECTED 6 11 3 12 13 8 COOKTOP/RANGE EXHAUST. PROVIDE UTILITIES AS REQUIRED. INSTALL PER MANUFACTURER'SINSTRUCTIONS. A) HOOD AS SELECTED BY OWNER; PROVIDE MINIMUM 100 CFM; VENT TO OUTSIDE B) DOWNDRAFT; INSTALL PER MANUFACTURER'S INSTRUCTIONS 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 SINGLE SINK WITH GARBAGE DISPOSAL. PROVIDE POWER TO DISPOSAL AS REQUIRED. SINKFAUCET TO HAVE MAXIMUM FLOW RATE OF 1.5GPM AT 60 P.S.I; PROVIDE POWER TO DISPOSALAS REQUIRED REFRIGERATOR/FREEZER AS SELECTED. PROVIDE POWER AND COLD WATER SUPPLY ASREQUIRED. INSTALL OUTLET AT HEIGHT AS RECOMMENDED BY MANUFACTURER TUB AS SELECTED DISHWASHER AS SELECTED; PROVIDE UTILITIES AS REQUIRED VERIFY PULLMAN/COUNTER WITH OWNER. WALL MOUNTED LAVATORIES AND TOILETS ARE NOTPERMITTED IN SOUND-RATED PARTITIONS MINIMUM CLEARANCE REQUIREMENTS FOR WATER CLOSETS TO BE 30" WIDE ANDMINIMUM CLEARANCE IN FRONT OF WATER CLOSET TO BE 24". WATER CLOSETSTO BE LOW FLUSH TOILETS PER HSC 17921.3(b). WALL MOUNTED LAVATORIES AND TOILETS ARENOT PERMITTED IN SOUND-RATED PARTITIONS. SOAP/SHAMPOO NICHE; A) 12" W X 16" H SHAMPOO NICHE WITH SHELF AT 4" FROM TOP; SET BOTTOM OF SOAP NICHE AT36"± ABOVE SHOWER FLOOR. SLOPE BOTTOM OF EACH NICHE SLIGHTLY FOR DRAINAGE. B)12"X12" SHAMPOO NICHE (VERIFY DIMENSIONS W/OWNER); SET BOTTOM OF SHAMPOO NICHEAT 36"± ABOVE TUB DECK (MAINTAIN 12" MODULE) AND SET SOAP NICHE AT 12" ABOVE TUBDECK. SLOPE BOTTOM OF EACH NICHE SLIGHTLY FOR DRAINAGE. 14"X6" SCREENED VENTLOW VENT FOR COMBUSTION AIR VENT WITHIN 12'' OF FLOORHIGH VENT FOR COMBUSTION AIR VENT WITHIN 12" OF CEILING 18" HIGH X 3/4" PAINTED EXTERIOR PLYWOOD PLATFORM MAINTAIN 2" CLEARANCE TO COMBUSTIBLE MATERIALS PER LISTING. PROVIDE METAL STUDSPACERS WHERE REQUIRED DECK DRAIN ROUTED TO CIVIL SYSTEM SLOPE DECK TO DRAIN FOR POSITIVE DRAINAGE;PROVIDE ADJACENT THROUGH WALL OVERFLOW AT 2" ABOVE FINISH SURFACE. SEE 15/D1.3 42'' HIGH GUARDRAIL LINEN CLOSET, STORAGE CABINET, DESK, PANTRY OR BUFFET AS SELECTED PROVIDE TILE OR STONE MINIMUM 70" ABOVE DRAIN AT ALL SHOWERS; MORTAR SET OVERMEMBRANE; HOT MOPPED SHOWER PANS SHALL BE INSPECTED UPON COMPLETION OF HOTMOPPING AND SHALL BE FILLED WITH WATER FOR INSPECTION. NET AREA TO BE MINIMUM 1024IN2. I. W/ MIN. 30" DIA. CIRCLE. LAUNDRY SINK AS SELECTED 7 PROVIDE RECESSED IRON ANGLE SUPPORTS AT BAR/COUNTERS 9 10 STACKABLE WASHER AND DRYER AS SELECTED; PROVIDE UTILITIES AS REQUIRED. PROVIDESMOOTH, METAL DRYER VENT TO OUTSIDE PER CODE AND LOCAL AGENCY REQUIREMENTS.USE 5" ROUND DUCTS WITH (2) 90 DEGREE BENDS; DRYER DUCT SHALL HAVE A BACKDRAFTDAMPER PER CMC 504.1; VENT THROUGH ROOF; MAXIMUM 14' FIREPLACE FINISHES AS SELECTED 14 15 TEMPERED/SAFETY GLASS ENCLOSURE AT TUB OR SHOWER. SHOWERS TO BE RECESSED 42" HIGH TEMPERED GLASS GUARDRAIL DASHED LINE INDICATES EDGE OF CEILING OR PROJECTION OR WALL ABOVE MECHANICAL UNIT PER T-24. MAINTAIN A MINIMUM 30" DEEP UNOBSTRUCTED WORKING SPACEIN FRONT OF FURNACE PER CMC SECTION 904.11.4. FAU CLOSET MUST BE 12" WIDER THAN THEFURNACE(S) BEING INSTALLED. UNDER COUNTER ICE REF; PROVIDE UTILITIES AS REQUIRED 50' MAXIMUM PATH OF TRAVEL TO EXIT STAIR PER R311.440 BAR SINK AS SELECTED, WITH GARBAGE DISPOSAL41 42 PROVIDE CLASS A WATERPROOF ROOF DECK BY DEX-O-TEX WEATHERWEAR OR NOBLE ORBETTER, SLOPE MIN. 2% TO DECK DRAIN. ICC-ES ESR-1757 LANDINGS SHALL NOT BE MORE THAN 1-1/2" LOWER THAN TOP OF THRESHOLD WHERE THEDOOR SWINGS OVER THE THRESHOLD. LANDINGS ON THE EXTERIOR SIDE SHALL NOT BE MORETHAN 7-3/4" INCHES BELOW THE TOP OF THRESHOLD PROVIDED THE DOOR DOES NOT SWINGOVER THE LANDING OR FLOOR (R311.3.1). PROVIDE STAINLESS STEEL FLASHING SHEET ATFACE OF FOOTING AT TRANSITION TO DOOR THRESHOLD LANDING LENGTH TO BE A MINIMUMOF 36" IN THE DIRECTION OF TRAVEL. 43 RECESSED MEDICINE CHEST AS SELECTED; VERIFY LOCATIONS UNDER COUNTER REFRIGERATOR, PROVIDE UTILITIES AS REQUIRED A) DIRECT VENT GAS FIREPLACE WITH GLASS FRONT; MONTIGO H42DF OR EQUAL. DRAWINGSFOR SPECIFICATIONS AS SELECTED. INSTALL PER MANUFACTURER'S SPECS, PROVIDE COVERGLASS AT MASTER BEDROOM; ROUTE VENT THROUGH FLOOR JOISTS THROUGH EXTERIORSIDEWALL B) DIRECT VENT GAS FIREPLACE WITH GLASS FRONT; MONTIGO P52DF OR EQUAL. DRAWINGSFOR SPECIFICATIONS AS SELECTED. INSTALL PER MANUFACTURER'S SPECS, PROVIDE COVERGLASS AT MASTER BEDROOM; ROUTE VENT THROUGH FLOOR JOISTS THROUGH EXTERIORSIDEWALL 44 SILL AT 42" A.F.F 45 ALL ACCESSORY STRUCTURES ON ROOF DECK (COUNTERS, BBQ SPA, ETC.) TO COMPLY WITHFLAT HEIGHT LIMITATION (24') ELEVATOR CONTROL PANEL. PROVIDE 30X36 WORKING CLEARANCE 1HR FIRE RATED WALL. 2X4 WOOD STUD WALL WITH STUDS AT 16" O.C.; 1 LAYER5/8" W.R. TYPE "X' GYP. BD. O/ 1/2" PLYWOOD PLYWOOD SHEATHING WHEREOCCURS PER STRUCTURAL DRAWING ON EXTERIOR. R19 BATT INSULATION.5/8" TYPE "X" W.R. GYPSUM BOARD ON THE INTERIOR. SEE DETAIL13/D1.2 46 NOT USED. HATCHED AREA INDICATES 1HR & SOUND RATED FLOOR ASSEMBLY ABOVE PER DETAIL 17/D1.2 IRON AWAY E-342 FOLD-DOWN IRONING BOARD OR EQUAL; PROVIDE UTITLIES AS REQUIRED UNDER COUNTER WINE COOLER; PROVIDE UTILITIES AS REQUIRED AS SELECTED. PROVIDE POWER AND COLD WATER SUPPLY AS REQUIRED. INSTALL OUTLET ATHEIGHT AS RECOMMENDED BY MANUFACTURER 2x6 PLUMBING WALL PER WALL LEGEND RESIDENTIAL ELEVATOR PER SPECIFICATIONS 47 DASHED LINE INDICATES ADHERED STONE VENEER 48 DECORATIVE WOOD TRELLIS; PAINT TO MATCH WOOD SIDING FLOOR DRAIN ROUTED DOWN THROUGH WALL TO CIVIL SYSTEM 2X4 WOOD STUD LOW WALL WITH STUDS AT 16" O.C. 1HR FIRE AND SOUND RATED WALL. 2X WOOD STUD WALL WITH STUDS AT 16"O.C.; 1 LAYER 1/4" GYP. BD. BASE LAYER EACH SIDE WITH 1 LAYER 5/8" TYPE "X'GYP. BD. TOP LAYER EACH SIDE. SEE DETAIL 18/D1.2 FLUSH COUNTER MOUNTED BUILT-IN INDUCTION COOKTOP second floor plan 1/4"=1'-0"B 3 13 15 10 12 11 21 38 22 19 7 1A 6 3725 83041 42 22 23 42 4219 22 38 25 2420 23 24 22 19 25 543 9 28 26 21 16 18 42 5 5 38 2 8 19 22 3 37 27 37 27 27 28 26 9 25 5 2423 20 5 27 27 SLOPE SLOPE 3 35 15 10 1211 13 35 83141 1B 6 21 21 2522 1934 43 423822 16 18 19 22 23 7 1A 6 21 25 3 42 38 38 3 19 22 24 23 25 22 202423 2024 23 42 14 19 22 38 25 34 34 19 F F A B C D E G G H G G J J L K K LL L C Q MMN 101 102 103 104105 106 107 108 109 110 111 112 112 113 114 115116 117 118 119 201 202 203 204 205 206 207 208 209 210 211 212 213 214 215 216 217 218 120 2 2 2 9 1 1 1 1 1 2 39 1 41 1 28 3'-0" SIDESETBACK 3'-0" SIDESETBACK 4'-0" FR O N T SET B A C K N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' N72°31'00"W 40.02' N72°31'00"W 40.02' N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' boardwalk existing boat yard existing triplex 4'-0" P.U . E . roof deck dn b a4.1 f a4.2 e a4.2 a a4.1 c a4.1 d a4.2 15'-10" 4'-7 " 36' - 5 " 3'-0" 23'- 3 12" 10'- 9 " 3'-7 12" 3'-4 " 9'-9 12" slope3:12 slope3:12 slope3:12 slope3:12 slope3:12 slope3:12slope3:12 slope3:12 slope3:12 slope3:12slope3:12 slope3:12 slope3:12 slope3:12 slope3:12 slope3:12 slope3:12 slope3:12slope3:12 slope3:12 slope3:12 tra v e l d i s t a n c e 30' - 5 " t o s t a i r 6'-0 " 2'-612" DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 A2.2 roof plan roof plan keynotes CONNECT ROOF DRAINS TO SUB-GRADE DRAINAGE SYSTEM; VERIFY WITH CIVIL ENGINEER ORLANDSCAPE ARCHITECT. WHERE ROOF DRAINS ARE REQUIRED, OVERFLOW DRAINS HAVINGTHE SAME SIZE AS THE ROOF, SHALL BE INSTALLED WITH THE INLET FLOOR LINE LOCATED 2"ABOVE THE LOW POINT OF THE ROOF. OVERFLOW DRAINS SHALL BE INDEPENDENT OF ROOFDRAINS, ALL ROOF DRAINS SHALL BE EQUIPPED WITH STRAINERS EXTENDING NOT LESS THAN4" ABOVE THE IMMEDIATE SURFACE. GANG ALL VENT STACKS WHEREVER POSSIBLE AND WHERE ALLOWED BY CODE TO MINIMIZEROOF PENETRATIONS, LOCATE IN AN ORDERLY MANNER AND IN AN AREA SO AS NOT TO BESEEN FROM ANY GRADE LEVEL SURROUNDING AREAS, PRIME AND PAINT TO MATCH GRAVELBALLAST. ICC NUMBER FOR BRISTOLITE SKYLIGHTS: ESR-3177 ALL B.U.R. AREAS TO SLOPE AT 1/4" PER FOOT MINIMUM PROVIDE ATTIC DRAFT STOP AT 3000 S.F. MAXIMUM ATTIC VENTILATION OPENINGS SHALL BE COVERED WITH CORROSION-RESISTANT METAL MESHWITH MESH OPENINGS OF 1/4" IN DIMENSION. DETAILS FOR VENT PIPE FLASHING 12/D1.2 WATERPROOF DECK BY DEX-O-TEK WEATHERWEAR OR BETTER, SLOPE TO THROUGH WALLOVER FLOW SCUPPER AND DECK DRAIN WITH IN WALL DRAIN LINE TIED TO CIVIL. ICC-ESESR-1757 42" HIGH TEMPERED GLASS GUARDRAIL LINE OF WALL BELOW 3" DRAIN-ROUTE TO CIVIL SYSTEM ROOF DECK BELOW DASHED LINES INDICATE PVE SOLAR ARRAY. SOLAR PV WITH MINIMUM 2.88 kW DC MUST BEOBTAINED UNDER SEPARATE REVIEW AND PERMIT 42" HIGH PARAPET WALL ASPHALT ROOF SHINGLES, OVER TWO LAYERS 15 POUND FELT SHEATHING. ROOF ASSEMBLY ISA CLASS "A" ROOF ASSEMBLY PER ICC ESR-2119.ROOF ASSEMBLY IS 10LBS PER S.F. INSTALLED. SLOPE AS NOTED, roof plan general notes A B C D E F G 11 10 9 8 7 6 5 4 3 2 1 12 PROVIDE THROUGH WALL OVERFLOW SCUPPER ROOF BELOW 13 VENT FOR GAS ONLY DIRECT VENT FIREPLACE. INSTALL PER MANUFACTURER'SREQUIREMENTS. NO ROOF CLEARANCE REQUIREMENTS. PER CMC802.8.2 ATTIC IS UNVENTED SPACE PER R806.5. SEE DETAILS ON D1.2H A/C CONDENSERS CRICKET AS REQUIRED FOR POSITIVE DRAINAGE 14 MAXIMUM 125' TRAVEL DISTANCE PER CBC TABLE 1006.3.4(1) roof plan 1/4"=1'-0"C 7 75 5 5 8 3 8 7 9 9 8 1 7 8 5 4 11 1 12 1 1 11 11 2 13 SLO P E SLO P E T. RAILING23'-9.5" AEG (34.67) T. RIDGE22'-11" AEG (33.78)T. CHIMNEY23'-3.5 " AEG (34.17) T. RIDGE23'-8" AEG (34.53) T. PARAPET23'-9.5" AEG(34.67) 1 1 14 29 CURB = 11.51 PLT. = 20.09 FF = 21.17 EST GRADE = 10.89 28' - 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E 24'- 0 " M A X H E I G H T ABO V E C U R B 8'-0" 8'-7 " 3'-6 1 / 2 " FF = 31.34 FF = 10.59 FF = 12.09 FF = 10.59 9'-6 " 9'-3 " PLT. = 20.09 FF = 21.17 PLT. = 30.42 FF = 31.34 24'- 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E PLT. = 29.75 CURB = 11.51 PLT. = 20.09 FF = 21.17 EST GRADE = 10.89 28'- 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E 24'- 0 " M A X H E I G H T ABO V E C U R B 8'-0" 8'-7 " 3'-6 1 / 2 " FF = 31.34 FF = 10.59 FF = 12.09 24'- 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E PLT. = 29.75 FF = 10.59 9'-6 " 9'-3" PLT. = 20.09 FF = 21.17 PLT. = 30.42 FF = 31.34 28' - 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E 24'- 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E 24'- 0 " M A X H E I G H T ABO V E C U R B CURB = 11.51 PLT. = 20.09 FF = 21.17 EST GRADE = 10.89 28'-0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E 24' - 0 " M A X H E I G H T ABO V E C U R B 8'-0 " 8'-7 " 3'-6 1 / 2 " FF = 31.34 FF = 10.59 FF = 12.09 FF = 10.59 9'-6" 9'-3 " PLT. = 20.09 FF = 21.17 PLT. = 30.42 FF = 31.34 24' - 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E PLT. = 29.75 DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 A3.1 exterior elevations 1/4"=1'-0"rear elevation (south)1/4"=1'-0"B front elevation (north)A elevation keynotes elevation general notes 2 REFER TO STRUCTURAL DRAWINGS FOR INFORMATION ON WALL BRACING. REFER TO BUILDING SECTIONS, ROOF PLAN, AND WALL SECTIONS FOR ADDITIONALINFORMATION ON ELEVATIONS OF BEAMS, PLATES, ROOF SHEATHING, ETC. REFER TO DOOR SCHEDULE FOR DOOR DESIGN DENOTES FINISH COLOR PER "FINISHES" SECTION OF FINISH SCHEDULE ONSHEET A6.1 PROVIDE MAILBOX AS SELECTED BY OWNER REFER TO DOOR AND WINDOW SCHEDULES FOR INFORMATION ON TEMPERED GLASSLOCATIONS INDICATES PAINT COLOR PER FINISH SCHEDULE INDICATES TEMPERED GLASS SETBACK DIMENSIONS ARE TO FACE OF FINISH, TYPICAL T A B C D E F G PROVIDE WEEP SCREED PER BELOW FOUNDATION PLATE LINE AND MIN 4" ABOVETHE EARTH OR 2" ABOVE PAVED AREAS TYPICAL; P.T. SILL TO BE 6" ABOVE ADJACENTF.G. OR 3" ABOVE F.S. PER R703.7.2.1 10 12 13 15 14 11 5 7 8 9 6 1 4 2 16 17 18 19 20 VINYL CLAD WOOD FRAME WINDOWS AND DOORS FLASH ALL EXTERIOR OPENINGS, TYPICAL VENT FOR GAS ONLY DIRECT VENT FIREPLACE. INSTALL PER MANUFACTURER'SREQUIREMENTS. NO ROOF CLEARANCE REQUIREMENTS. PER CMC802.8.2 DECORATIVE WOOD COLUMNS; PAINTED TO MATCH HORIZONTAL BAND METER LOCATION - VERIFY ENTRY HOUSE DOOR; AS SELECTED DASHED LINE INDICATING MAXIMUM BUILDING HEIGHT ENVELOPE GLASS GUARDRAIL 42" A.F.F. PROVIDE SAFETY GLAZING AS REQUIRED 6'-0" HIGH ENTRY GATE AS SELECTED 2 X 12 HORIZONTAL BAND WITH FLASHING PER 6/D1.3 ASPHALT SHINGLES, OVER 2 LAYERS OF 15 LB FELT OVER PLYWOOD SHEATHING.ROOF ASSEMBLY IS A CLASS "A" ROOF ASSEMBLY PER ICC ESR-2119.ROOF ASSEMBLY IS 10LBS PER S.F. INSTALLED. MAX. 1.5" ADHERED STONE VENEER, RUNNING BOND. INSTALL PER MANUFACTURER'SSPECIFICATIONS AND CBC CHAPTER 14 ADHERED VENEER INSTALLATION METHOD.INSTALL OVER LATH AND PLASTER OVER PAPER. LATHING TO COMPLY WITH SECTION2510. ATTACH VENEER TO PLASTER WITH 1/2" MORTAR SETTING BED. 15 PSF VENEERWEIGHT. SEE DETAIL 19/D1.1. SPEC, T.B.D. GLASS GUARDRAIL AT LOW WALL, 42" A.F.F. PROVIDE SAFETY GLAZING ASREQUIRED DECORATIVE LIGHT SCONES; AS SELECTED 6" HORIZONTAL SHIPLAP WOOD SIDING OVER TYVEK OR EQUAL, OVER PLYWOODSHEATHING OVER LATH AND PAPER. PAINT AS SELECTED 3'-6" HIGH GATE 1 12 WIDE TRIM ALL DOOR AND WINDOWS; PAINT AS SELECTED 3 SMOOTH EXTERIOR CEMENT PLASTER O/ LATH & PAPER GLASS GUARDRAIL AT A.F.F. AS SELECTED 1/4"=1'-0"right elevation (west)C 1/4"=1'-0"left elevation (east)D 17 2 3D1.1 4D1.1 18 1 2 11 178 3D1.1 4D1.1 18 5 7 1810D1.1 12D1.1 9D1.1 11D1.1 15D1.1 17 9D1.1 211D1.1 15D1.1 20 2 17D1.3 18D1.3 19D1.3 19 3 11 1111 18 3 12 312 312312 312312 3D1.3 13D1.1 14D1.157 6D1.3 13D1.1 14D1.1 11 4D1.1 7D1.1 19D1.1 20D1.1 17D1.1 18D1.1 2D1.2 6D1.1 13D1.1 4D1.1 12D1.3 5D1.2 12D1.3 2 1 1D1.3 5D1.3 19D1.1 20D1.1 12D1.3 7. D1.3 SIM 2 6D1.3 13D1.1 14D1.15732D1.33D1.1 4D1.13D1.32D1.217D1.1 18D1.119D1.1 20D1.1 3D1.3 2 13D1.1 14D1.114D1.1 13D1.16D1.1 6D1.3 7D1.3 30 CURB = 11.51 PLT. = 20.09 FF = 21.17 28'- 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E 24'- 0 " M A X H E I G H T ABO V E C U R B 8'-0" FF = 10.59 FF = 10.59 FF = 12.09 9'-6 " 9'-3 " PLT. = 20.09 FF = 21.17 PLT. = 30.42 FF = 31.34 24'- 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E laundry agarage a great room ahall a bed 3bbath 3b dining b covereddeck hall b coveredoutdoor room roof deck PLT. = 29.75 ac well 8'-7 " m bath b 3'-6" T. RAIL = 34.84 EST GRADE = 10.89 4'-0 1/2" kitchen a CURB = 11.51 PLT. = 20.09 FF = 21.17 PLT. = 29.75 CITY MAX FLAT EST GRADE = 10.89 ASSOC MAX ROOF 24'- 0 " M A X H E I G H T ABO V E C U R B 8'-0" 1'-1 " 8'-7 " FF = 10.59FF = 10.59 FF = 12.09 9'-6 " 9'-3 " PLT. = 20.09 FF = 21.17 PLT. = 30.42 FF = 31.34 28' - 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E 24'- 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E kitchen b powder bed 2belev open stair bath 2b elevbed 1a foyer b garage bcovereddeck coveredoutdoor room roof deck ac well 3'-6 " T. RAIL = 34.84 4'-0 1/2" CURB = 11.51 PLT. = 20.09 FF = 21.17 28'- 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E 24'-0 " M A X H E I G H T ABO V E C U R B 8'-0 " FF = 10.59 FF = 10.59 FF = 12.09 9'-6 " 9'-3 " PLT. = 20.09 FF = 21.17 PLT. = 30.42 FF = 31.34 24'-0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E adu/bed 2agarage a living room a living b covereddeck den / bed 1b coveredoutdoor room roof deck PLT. = 29.75 8'-7" 3'-6" T. RAIL = 34.84 barmaster bath amaster bed a ext. stairs bmaster bed bmaster closet bmaster bath b EST GRADE = 10.89 4'-0 1/2" DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 A4.1 building sections 1/4"=1'-0"A section keynotes section general notes REFER TO EXTERIOR ELEVATIONS, ROOF PLAN, AND WALL SECTIONS FOR ADDITIONALINFORMATION ON ELEVATIONS OF BEAMS, PLATES, ROOF SHEATHING, ETC. STRUCTURAL MEMBERS ARE SHOWN FOR REFERENCE ONLY.REFER TO STRUCTURAL DRAWINGS FOR EXACT SIZES AND LOCATIONS SEE STRUCTURAL DRAWINGS FOR CEILING JOISTS SCHEDULE, SIZES,CONNECTIONS, ETC. PROVIDE FIRESTOPPING PER CODE SLOPE ALL BUILT-UP ROOF AREAS AT 1/4" PER FOOT INSULATION EXTERIOR ROOF PER T24INSULATION EXTERIOR WALLS PER T24 A B C D E F STRUCTURAL FRAMING PER STRUCTURAL DRAWINGS; PROVIDE SHOP DRAWINGS BATT. INSULATION; PROVIDE R-30 AT ROOF, R-19 AT 2X6 WALLS AND R-15 IN 2X4 WALLS.VERIFY MINIMUM SPECIFICATIONS WITH TITLE 24 AT THERMAL LOCATIONS; SOUNDINSULATION AT FLOOR SYSTEMS BEAM PER STRUCTURAL DRAWINGS SECTIONAL GARAGE DOOR PER DOOR SCHEDULE ASPHALT SHINGLES PER SPECIFICATIONS GYPSUM BOARD PER FINISH SCHEDULE (5/8" TYPE X TYPICAL) U.N.O. WEEP SCREED PER BELOW FOUNDATION PLATE LINE AND MIN 4" ABOVE THE EARTH OR 2"ABOVE PAVED AREAS TYPICAL; P.T. SILL TO BE 6" ABOVE ADJACENT F.G. OR 3" ABOVE F.S. PERR703.7.2.1 5/8" TYPE "X" GYPSUM BOARD FOR 1 HOUR CONSTRUCTION PER ON ALL WALLS AND CEILINGSADJACENT TO LIVING SPACE AND ALL WALLS SUPPORTING THE HORIZONTAL PORTION OFTHE OCCUPANCY SEPARATION WHERE OCCURS. PROVIDE 2 LAYERS OF 5/8" TYPE X GYPSUMBOARDS ON CEILING 1 2 3 4 5 6 7 8 9 10 11 12 13 14 ADHERED STONE VENEER PER SPECIFICATIONS DROPPED 2X CEILING OR SOFFIT; SEE REFLECTED CEILING PLAN 15 16 PROVIDE 3/4" GYPCRETE AT 2ND FLOOR 17 18 SLAB PER STRUCTURAL DRAWINGS 19 WATERPROOF DECKING MATERIAL BY DEX-O-TEX OR EQUAL; SLOPE TO DRAIN; STRICTLYADHERE TO MANUFACTURER'S INSTRUCTIONSPROVIDE W.R. 5/8" TYPE X GYP. BD. O/ 1/2" PLYWOOD W/ WEATHER BARRIER ON EXTERIORWALL WITHIN 3' OF PROPERTY LINE CLOSED CELL SPRAY FOAM INSULATION AT UNVENTED ENCLOSED DECKS AND RAFTERS. RVALUE PER T24 REPORT VENT FOR GAS ONLY DIRECT VENT FIREPLACE. NO ROOF CLEARANCE REQUIREMENTS.PER CMC802.8.2 6" HORIZONTAL SHIPLAP WOOD SIDING OVER TYVEK OR EQUAL, OVER PLYWOODSHEATHING OVER LATH AND PAPER DASHED LINE INDICATING MAXIMUM BUILDING HEIGHT ENVELOPE 20 EXTERIOR CEMENT PLASTER OVER EXPANDED METAL LATH AND PAPER AT CEILING ANDSOFFIT CONDITIONS SMOOTH EXTERIOR CEMENT PLASTER O/ LATH & PAPER 1/4"=1'-0"section - b B 1/4"=1'-0"section - c C section - a 9D1.1 15D1.1 9D1.1 15D1.1 3D1.2 1D1.2 10D1.2 17D1.3 19D1.3 2D1.2 17D1.1 19D1.1 11D1.2 9D1.2 9D1.2 6D1.3 1D1.2 9D1.1 15D1.1 2D1.2 17D1.3 19D1.3 11D1.2 16D1.3 3D1.3 9D1.1 15D1.1 1D1.2 6D1.3 3D1.3 15D1.1 16D1.3 7D1.2 9D1.1 15D1.1 9D1.1 1 1 714 3 3311 15 8 8 15 1114 12 312 3 12 312 3 12 3 12 312 312 3 12 3 12 17 17 17 17 17 12 12 15 11 1473 331188 3 11 7 3 7 33 3884 8 14 3 6 6 6 5 5 4 4 4 2 13 13 1 13 13 2 2 2 16 16 16 31 24'- 0 " M A X H E I G H T ABO V E C U R B master bed b CURB = 11.51 PLT. = 20.09 8'-7 " FF = 21.17 EST GRADE = 10.89 28' - 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E 3'-6 1 / 2 " FF = 12.09 8'-0" FF = 10.59 FF = 31.34 24'- 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E garage a laundry a adu/bed 2a bed 2b hall PLT. = 29.75 2'-6"2'-6" 2'-2 1/4" CURB = 11.51 PLT. = 20.09 FF = 21.17 EST GRADE = 10.89 28' - 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E 9'-3" 3'-6 " 9'-6 " FF = 10.59 FF = 31.34 FF = 12.09 24'- 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E PLT. = 30.42 hall ext. stairs b bar coats kitchen b master bath a hall a bed 1a roof deck T. RAIL = 34.84 24'- 0 " M A X H E I G H T ABO V E C U R B 3'-0"3'-0 1/4" CURB = 11.51 PLT. = 20.09 FF = 21.17 EST GRADE = 10.89 28'- 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E 9'-3 " 3'-6 " 9'-6" FF = 10.59 FF = 31.34 FF = 12.09 24' - 0 " M A X H E I G H T ABO V E E X T A B L I S H E D G R A D E PLT. = 30.42 T. RAIL = 34.84 kitchen agreat roomliving a roof deck kitchen bgreat roomliving b24'-0 " M A X H E I G H T ABO V E C U R B 2'-8" 3'-0" CURB = 11.51 PLT. = 20.09 FF = 21.17 EST GRADE = 10. 24'-0" M A X H E I G H T ABOV E C U R B 8'-0" 8'-7" 3'-6 1/2 " FF = 31.34 FF = 10.59 FF = 12.09 FF = 10.59 9'-6" 9'-3" PLT. = 20.09 FF = 21.17 PLT. = 30.42FF = 31.34 24'-0 " M A X H E I G H T ABOV E E X T A B L I S H E D G R A D E PLT. = 29.75 CURB = 11.51 PLT. = 20.09 FF = 21.17 EST GRADE = 10.89 28'-0" M A X H E I G H T ABOV E E X T A B L I S H E D G R A D E 24'-0" M A X H E I G H T ABOV E C U R B 8'-0" 8'-7" 3'-6 1/2 " FF = 31.34 FF = 10.59 FF = 12.09 FF = 10.59 9'-6" 9'-3" PLT. = 20.09 FF = 21.17 PLT. = 30.42FF = 31.34 24'-0 " M A X H E I G H T ABOV E E X T A B L I S H E D G R A D E PLT. = 29.75 3'-0"SIDE SETBA C K3'-0"SIDESETBA C K up 4'-0 " 3' T O L E S S TH A N 5 ' PE R T A B L E 70 5 . 8 3.7 3.7 12.6 12.6 23.5 20.3 13.5 EXISTINGADJACENTRESIDENCE EXISTINGBOAT YARD UNPROTECTEDSPRINKLEREDRESIDENCE UNPROTECTEDSPRINKLEREDRESIDENCE PER TABLE 705.8 3' TO LESS THAN 5' -UNPROTECTED, SPRINKLEREDALLOWABLE OPENING AREA = 15% OPENING AREA= 89.9 S.F. 3.7 12.612.6 20.323.5 13.5 3.7 1ST FLOOR WALL AREA = 808.1 S.F. 89.9 S.F. / 808.1 = 11.1% OPENING AREA= 114.3 S.F. 7.527.1 241029.7 16 1ST FLOOR WALL AREA = 790.6 S.F. 114.3 S.F. / 790.6 = 14.45% 4'-0 " 3' T O L E S S TH A N 5 ' PE R T A B L E 70 5 . 8 16 27.1 7.5 24 10 29.7790.6 SF RIGHT ELEVATION LEFT ELEVATION 808.1 SF 2ND FLOOR WALLS ARE NOT FIRE RATED(per CBC 705.5, table 705.5 does not apply to R occupancies) 2ND FLOOR WALLS ARE NOT FIRE RATED(per CBC 705.5, table 705.5 does not apply to R occupancies) DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 A4.2 building sections 1/4"=1'-0"section - d D section keynotes section general notes REFER TO EXTERIOR ELEVATIONS, ROOF PLAN, AND WALL SECTIONS FOR ADDITIONALINFORMATION ON ELEVATIONS OF BEAMS, PLATES, ROOF SHEATHING, ETC. STRUCTURAL MEMBERS ARE SHOWN FOR REFERENCE ONLY.REFER TO STRUCTURAL DRAWINGS FOR EXACT SIZES AND LOCATIONS SEE STRUCTURAL DRAWINGS FOR CEILING JOISTS SCHEDULE, SIZES,CONNECTIONS, ETC. PROVIDE FIRESTOPPING PER CODE SLOPE ALL BUILT-UP ROOF AREAS AT 1/4" PER FOOT INSULATION EXTERIOR ROOF PER T24INSULATION EXTERIOR WALLS PER T24 A B C D E F STRUCTURAL FRAMING PER STRUCTURAL DRAWINGS; PROVIDE SHOP DRAWINGS BATT. INSULATION; PROVIDE R-30 AT ROOF, R-19 AT 2X6 WALLS AND R-15 IN 2X4 WALLS.VERIFY MINIMUM SPECIFICATIONS WITH TITLE 24 AT THERMAL LOCATIONS; SOUNDINSULATION AT FLOOR SYSTEMS BEAM PER STRUCTURAL DRAWINGS SECTIONAL GARAGE DOOR PER DOOR SCHEDULE ASPHALT SHINGLES PER SPECIFICATIONS GYPSUM BOARD PER FINISH SCHEDULE (5/8" TYPE X TYPICAL) U.N.O. WEEP SCREED PER BELOW FOUNDATION PLATE LINE AND MIN 4" ABOVE THE EARTH OR 2"ABOVE PAVED AREAS TYPICAL; P.T. SILL TO BE 6" ABOVE ADJACENT F.G. OR 3" ABOVE F.S. PERR703.7.2.1 5/8" TYPE "X" GYPSUM BOARD FOR 1 HOUR CONSTRUCTION PER ON ALL WALLS AND CEILINGSADJACENT TO LIVING SPACE AND ALL WALLS SUPPORTING THE HORIZONTAL PORTION OFTHE OCCUPANCY SEPARATION WHERE OCCURS. PROVIDE 2 LAYERS OF 5/8" TYPE X GYPSUMBOARDS ON CEILING 1 2 3 4 5 6 7 8 9 10 11 12 13 14 ADHERED STONE VENEER PER SPECIFICATIONS DROPPED 2X CEILING OR SOFFIT; SEE REFLECTED CEILING PLAN 15 16 PROVIDE 3/4" GYPCRETE AT 2ND FLOOR 17 18 SLAB PER STRUCTURAL DRAWINGS 19 WATERPROOF DECKING MATERIAL BY DEX-O-TEX OR EQUAL; SLOPE TO DRAIN; STRICTLYADHERE TO MANUFACTURER'S INSTRUCTIONSPROVIDE W.R. 5/8" TYPE X GYP. BD. O/ 1/2" PLYWOOD W/ WEATHER BARRIER ON EXTERIORWALL WITHIN 3' OF PROPERTY LINE CLOSED CELL SPRAY FOAM INSULATION AT UNVENTED ENCLOSED DECKS AND RAFTERS. RVALUE PER T24 REPORT VENT FOR GAS ONLY DIRECT VENT FIREPLACE. NO ROOF CLEARANCE REQUIREMENTS.PER CMC802.8.2 6" HORIZONTAL SHIPLAP WOOD SIDING OVER TYVEK OR EQUAL, OVER PLYWOODSHEATHING OVER LATH AND PAPER DASHED LINE INDICATING MAXIMUM BUILDING HEIGHT ENVELOPE 20 EXTERIOR CEMENT PLASTER OVER EXPANDED METAL LATH AND PAPER AT CEILING ANDSOFFIT CONDITIONS SMOOTH EXTERIOR CEMENT PLASTER O/ LATH & PAPER 1/4"=1'-0"section - e E 1/4"=1'-0"section - f F 38 11 8311 7311 3D1.2 11D1.2 3D1.317 1515 3D1.3 38 11 37 11 15 15 17 3 11 7 11 14 73 7 11 3 3 811 3 11 8 1515 1/8"=1'-0"Hallowable opening area calculations 1 9D1.1 15D1.1 19D1.1 20D1.1 13D1.1 14D1.1 5. D1.3 SIM. 1D1.3 6D1.2 1D1.2 6D1.2 1D1.2 12D1.38D1.3 XD1.3 8 8 3 12 312 312 312 6 6 6 12 12 2 3 2 9 3 3 1 1 16 16 16 32 3'-0" SIDESETBACK 3'-0" SIDESETBACK 4'-0 " FRO N T SET B A C K N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' N72°31'00"W 40.02' N72°31'00"W 40.02' N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' boardwalk existing boat yard existing triplex 4'-0 " P.U . E . w/d uc ref ice garage a garage b wh adu/bed 2a laundry a bar living akitchen a great room hall a covered deck ref/frz dw dn uc ref bath 2a master bed a master bath a dssr wh foyer b bed 1a pantry elev up bath 1a powder micro ct dssr b a4.1 f a4.2 e a4.2 a a4.1 c a4.1 d a4.2 9'-6" 9'-6" 9'-6" 8'-0" 8'-5"8'-0" 8'-0" 8'-0" 9'-6" 9'-6" 9'-6" 8'-0" 8'-5" 8'-5" 18'-4" 8'-0" VAULT 8'-0" 3'-0" SIDESETBACK 3'-0" SIDESETBACK 4'-0 " FRO N T SET B A C K N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' N72°31'00"W 40.02' N72°31'00"W 40.02' N1 7 ° 2 9 ' 0 0 " E 9 0 . 0 0 ' boardwalk existing boat yard existing triplex 4'-0 " P.U . E . ref/frz pantry kitchen b dw bar up open master bed b bed 3b bed 2b living bdining b covered outdoor room hall b ext.stairs b balcony uc wine uc ref roofbelow line n powder fp / t v a b v ba 2b linen ba 3b julie t t e b a l c o n y master closet b master bath b fp / tv abv coats elev den / bed 1b ba 1b stacked dn micro b a4.1 f a4.2 e a4.2 aa4.1 c a4.1 d a4.2 9'-3" 8'-6" 9'-3" 9'-3" 8'-0" 8'-7" 8'-7" 8'-7"8'-7" 8'-0"9'-3" 8'-6" 8'-7" 8'-7" 8'-7" 9'-0" 9'-0" VAULT 8'-7" 10'-5" OPEN VAULT7'-10" 9'-3" DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 A5.1 first & secondreflected ceilingand utility plans plan keynotes 1 2 3 4 5 6 rcp general notes utility legend EX.FAN - ALL FIXTURE TRIMS TO BE PAINTED TO MATCH CEILING FINISH. VERIFYCOLOR WITH OWNER; VERIFY FIXTURE MODEL- PROVIDE VACANCY SENSOR SWITCHES AT LAUNDRY AND BATHROOMS CEILING FAN AS SELECTED BY OWNER WITH VARIABLESPEED SWITCH WALL SCONCE AS SELECTED BY OWNER. VERIFY HEIGHT EXHAUST FAN; MIN. 5 AIR CHG'S / HR. SURFACE MOUNT LED DOWNLIGHT S.D. C.M. SURFACE MOUNT LED; COOL WHITE HONEYWELL OR EQUAL SMOKE DETECTOR CARBON MONOXIDE ALARM NOTE: 2 1 3 JUNO LED WHITEBAFFLE JUNO LED WHITEBAFFLEJUNO LED WHITEADJUSTABLE TRIM MODULE 12W 120V 3000K LED 12W 120V 2700K LED 12W 120V 2700K LED ALIGN WITH CENTER OF DOOR OR OPENING ALIGN WITH CENTER OF ROOM EDGE OF CEILING/SOFFIT CONNECT LIGHTING TO TC1 AND PROVIDE MANUAL OVERRIDE PLASTER SOFFIT U.N.O 7 DROP SOFFIT/DRAPERY POCKET ATTIC F.A.U.'S MUST BE POSITIONED IN SUCH A MANNER THAT THE REQUIRED DISTANCE FROMTHE VENT OUTLET TO THE TOP OF THE FLUE CAP IS WITHIN THE ATTIC, ALLOWING THEEXTERIOR HEIGHT OF THE FLUE CAP ABOVE THE FINISHED ROOFING TO BE THE MINIMUMALLOWED BY CODE. COORDINATE ALL LIGHTING PLACEMENT WITH ROOF AND CEILING FRAMING VERIFY ALL INTERIOR LIGHTING WITH INTERIOR DESIGNER DRAWINGS. INDICATES CEILING HEIGHT DIRECTLY ABOVE THAT FLOOR AREA GENERAL LIGHTING IN KITCHEN AND BATHROOMS SHALL PROVIDE A MINIMUM OF 40 LUMENSPER WATTPROVIDE GROUNDING ELECTRODE SYSTEM PER CEC ARTICLE 250-81LIGHTING FIXTURES IN CLOTHES CLOSETS SHALL CONFORM CEC ARTICLE 410-8OPENINGS AROUND ELECTRICAL PENETRATIONS THROUGH FIRE RESISTIVE RATED WALLS,PARTITIONS, FLOORS, OR CEILINGS SHALL BE FIRE STOPPED USING APPROVED METHODS TOMAINTAIN THE FIRE RESISTIVE RATING ALL 2 GANG OR MORE SWITCH FACE PLATES SHALL RECEIVE ENGRAVING AS DIRECTED BYARCHITECTALUMINUM CONDUCTORS ARE PERMITTED ONLY IF SIZE 1/0 OR LARGER, AND ONLY TO FEEDMAIN OR SUB-PANELS. ALL OTHER CURRENT CARRYING CONDUCTORS SHALL BE COPPER.REFER TO SPECIFICATIONS FOR PROPOSED TYPE. FAU CLOSET OR ALCOVE MUST BE 12" WIDER THAN THE FURNACE OR FURNACES BEINGINSTALLED. CMC SECTION 304.7COMBUSTION AIR FOR FUEL BURNING WATER HEATERS WILL BE PROVIDED IN ACCORDANCEWITH CPC SECTION 505.1 AND 507.4 CLOTH BACKED DUCT TAPE IS NO LONGER PERMITTED TO BE USED AS THE SOLE CONNECTIONFOR MECHANICAL DUCTING. DUCT TAPE, AS A MINIMUM, MEETING THE REQUIREMENTS UF UL181, 181A, OR 181B SHALL BE USED OR ADDITIONAL DUCT ATTACHMENT DEVICES SUCH AS TIEWRAPS OR MASTIC WILL BE REQUIRED FOR INSTALLING MECHANICAL DUCTING. RETURN AIR PLENUM SERVING THE MECHANICAL EQUIPMENT MUST BE FULLY DUCTED FROMTHE EQUIPMENT TO CONDITIONED SPACE. DROP CEILINGS WALL CAVITIES AND EQUIPMENTPLATFORMS MAY NOT USED AS PLENUMS BOND GROUNDING ELECTRODE TO METAL GAS AND WATER PIPING. CEC SECTION 250.104(A) & (B) PROVIDE AT LEAST TWO 20-AMPERE SMALL APPLIANCE BRANCH CIRCUITS TO SERVE KITCHEN,BREAKFAST ROOM, AND DINING ROOM. SUCH CIRCUITS SHALL HAVE NO OTHER OUTLETS. CECSECTION 210.52(B)(1) THROUGH 210.52(B)(3) PROVIDE AT LEAST ONE 20-AMPERE BRANCH CIRCUITS TO SERVE LAUNDRY APPLIANCES. SUCHCIRCUIT(S) SHALL HAVE NO OTHER OUTLETS. CEC SECTION 210.11(C)(2), 210.52(F), 220.16(B) PROVIDE AT LEAST ONE 20-AMPERE BRANCH CIRCUITS TO BATHROOM RECEPTACLES. SUCHCIRCUIT(S) SHALL HAVE NO OTHER OUTLETS. CEC SECTION 210.11(C)(3), 210.52(D) BRANCH CIRCUITS THAT SUPPLY 125-VOLT, SINGLE PHASE, 15 AND 20-AMPERE OUTLETSINSTALLED IN DWELLING UNIT BATHOOMS, KITCHENS, GARAGES, & OUDOOR LOCATIONS SHALLBE PROTECTED BY AN ARC-FAULT CIRCUIT INTERRUPTER PER NEC 210.8 LUMINAIRES (LIGHT FIXTURES) IN TUB OR SHOWER ENCLOSURES SHALL BE LABELED "SUITABLEFOR DAMP LOCATION." CEC SECTION 410.4(A) SMOKE DETECTORS SHALL BE "HARDWIRED" AND SHALL BE EQUIPPED WITH A BATTERYBACKUP. SMOKE DETECTORS SHALL SOUND AN ALARM AUDIBLE IN ALL SLEEPING AREAS PERCBC 907.2. CARBON MONOXIDE ALARMS SHALL BE "HARDWIRED" AND SHALL BE EQUIPPED WITH ABATTERY BACKUP. CARBON MONOXIDE ALARMS SHALL BE INTERCONNECTED IN SUCH AMANNER THAT THE ACTUATION OF ONE ALARM WILL ACTIVATE ALL ALARMS IN THE UNIT. ALL 125-VOLT, 15- AND 20-AMPERE RECEPTACLES SHALL BE LISTED TAMPER-RESISTANTRECEPTACLES PER NEC 406.11A RECEPTACLE INSTALLED OUTDOORS IN A LOCATION PROTECTED FROM THE WEATHER OR INOTHER DAMP LOCATIONS SHALL HAVE AN ENCLOSURE FOR THE RECEPTACLE THAT IS WEATHERPROOF WHEN THE RECEPTACLE IS COVERED. 15- AND 20-AMPERE, 125- AND 250-VOLT RECEPTACLEINSTALLED 70-260 IN A WET LOCATION SHALL HAVE AN ENCLOSURE THAT IS WEATHERPROOFWHETHER OR NOT THE ATTACHMENT PLUG CAP IS INSERTED. PER NEC 406.8 (A)&(B) ALL 120-VOLT, SINGLE PHASE, 15- AND 20-AMPERE BRANCH CIRCUITS SUPPLYING OUTLETSINSTALLED IN DWELLING UNIT FAMILY ROOMS, DINING ROOMS, LIVING ROOMS, PARLORS,LIBRARIES, DENS, BEDROOMS, SUNROOMS, RECREATION ROOMS, CLOSETS, HALLWAYS, ORSIMILAR ROOMS OR AREAS SHALL BE PROTECTED BY A LISTED ARC-FAULT CIRCUITINTERRUPTER, COMBINATION-TYPE, INSTALLED TO PROVIDE PROTECTION OF THE BRANCHCIRCUIT. PER NEC 210.12 A B C D EFG H J K L M N O P Q R S T U V X Y Z 12'-0" W 8 PROVIDE A SOLAR PV SYSTEM PER TITLE 24 / SOLAR WITHIN MINIMUM CODE REQUIRED. KWDCMUST BE OBTAIN UNDER SEPARATE RENEW AND PERMITAA PROVIDE A WHOLE BUILDING MECHANICAL VENTILATION SYSTEMMINIMUM AIRFLOW CAPACITY PER T24BB 9 RECESSED BIBB AND DRAIN BOX BY "SPECIALTY PRODUCTS"; COORDINATEPOSSIBLE CONFLICTS WITH ELECTRICAL SUBCONTRACTOR 10 PROVIDE MIN. 102 C.F.M. WHOLE HOUSE FAN PER T24 11 EXHAUST SYSTEM TO VENT TO OUTDOORS WITH A MINIMUM EXHAUST RATE OF 100 C.F.M. S SWITCH (D = DIMMER; 3 = 3 WAY; 4 = 4 WAY ETC.) (VS = VACANCY SENSOR) 1 HR FIRE & SOUND RATED CEILING AT HATCH AREA. SEE DETAIL 18/D1.2 DUPLEXES SHALL BE SERVED BY SEPARATE UTILITIES FOR EACH UNIT.(WATER/ ELECTRICAL/ GAS)CC 12 ELECTRICAL PANEL, METER AND SOLAR METER, INVERTER AND DISCONNECT 13 STUB OUT FOR FOR WALL MOUNTED FAUCETS. VERIFY HEIGHT W/ INTERIOR DESIGNER. 14 PLUMBING STUB OUTS TO ACCOUNT FOR ADDITIONAL 1/2" WAINSCOT ON PLUMBING WALL 15 ATTIC MECHANICAL UNITS. PROVIDE POWER AND FUEL GAS AS REQUIRED 16 KEY TCI1 2 3 4 C.W. F.G. P.B. T.V. WP FLR. OUTLET 220V SEC J BRONZE FLOOR OUTLET HALF HOT WHERE INDICATED WATERPROOF DOWNLIGHT - HALO ICT RATED WHERE SPACEABV. IS NOT CONDITIONED; DECORATIVE PENDANT AS SELECTED IR HB FUEL GAS JUNCTION BOX DUPLEX OUTLET, 12" A.F.F.; U.N.O.; G.F.I. WHERE INDICATED HALF HOT OUTLET FOURPLEX OUTLET220 VOLT SECURITY PANEL TIMECLOCK; INTERMATIC OR EQUAL COLD WATER SUPPLY IN RECESSED BOXLOOSE KEY VALVE AS SELECTED PUSH BUTTON TELEVISION OUTLET 220 V FUSED W.P. OUTLET AND FUSED DISCONNECT SIZEDPER A.C. MANUFACTURER IRRIGATION CONTROLLERHOSE BIBB IN RECESSED BOX. PAINT TO MATCH ADJCENTSURFACEWHTANKLESS WATER HEATER H.B.RECESSED HOSE BIBB FLUSH BRONZE STEP LIGHT WITH LOUVERSSTEP ELEVATED TANKLESS WATER HEATER PER TITLE 24 REPORT. INSTALL PERMANUFACTURER'S SPECIFICATIONS 20"X30" ATTIC ACCESS HATCH. PROVIDE SWITCH AND LIGHT. SEE DETAIL 7/D1.3. 17 PROVIDE EAVE OUTLETS AND CONNECT TO TC3. EXACT LOCATION, T.B.D. VERIFY WITHOWNER first floor / garage reflected ceiling / utilities plan 1/4"=1'-0"Asecond floor reflected ceiling / utilities plan 1/4"=1'-0"B 33 SUBFLOOR WITH STEEL TROWEL AND FINE BROOM FINISH. COMPLY WOOD SUBFLOOR. COMPLY WITH T.C.A. SPEC. F-142 SIM. WOOD FLOOR, MASTIC SET TO SLIP SHEET STONE OR TILE THIN-SET TO "WONDERBOARD" OVER WOOD , AS SELECTED BY OWNER OR INTERIOR DESIGNER NOTES B) A) CEILINGS C2C3C4 C1 W14 W15W16 W12W13 W11 W10 WALLS W5 W8 W9 W6W7 W4W3W2W1 CONCRETE BASES WITH T.C.A. SPEC F116 B2B3B4 B1 F5F6 F4 CONCRETE CURB STONENONE STONE OR TILE THIN-SET TO CONCRETE DEPTH OF MORTAR BED AND STONE TO BE 1 1/2" NET. SLOPE STONE OR TILE FLOORING SETON REINFORCED MORTAR BED OVER SLIP SHEET (AS TO DRAIN WHERE INDICATED ON FLOOR PLAN. RECOMMENDED IN SOILS REPORT AT GRADE CONDITION). TOTAL CARPET OVER PAD MATERIALS FLOORS F3 F2F1 VERIFY ALL FINISH MATERIALS WITH OWNER VERIFY POSSIBLEDIFFERENCES FROM THIS SCHEDULE SUCH AS; CARPET IN LIEU OFSTONE/TILE; WALLCOVERING IN LIEU OF PAINT, ETC. ALL GROUT COLORS AND WIDTHS TO BE AS SELECTED BYOWNER TWO LAYERS 5/8" TYPE "X" GYPSUM BOARD OVER RESILIENT CHANNELS. PROVIDE ACOUSTICSEALANT AT ALL EDGES AND PENETRATIONSSTONE OR TILE OVER FULL MORTAR BED OVER EXPANDED METAL LATH OVER PAPER ORWATERPROOF MEMBRANE AT WET AREAS. COMPLY WITH UBC REQUIREMENTS FOR ANCHOREDSTONE VENEER AND COMPARABLE T.C.A. SPEC'S. STONE OR TILE OVER FULL MORTAR BED WITH EXPANDED METAL LATH OVER MEMBRANE. COMPLYWITH T.C.A. SPEC'S B411, W231 AND B414 WHERE APPLICABLESTONE OR TILE THIN-SET TO CEMENTITIOUS BACKER UNITS OVER MEMBRANE. COMPLY WITH T.C.A.SPEC'S B412, W244, AND B415 WHERE APPLICABLETHREE COAT EXTERIOR CEMENT PLASTER, FINISH TO MATCH EXTERIOR1/2" GYPSUM BOARD; TEXTURE TO MATCH EXISTING TYPICALWATER RESISTANT 1/2" GYPSUM BOARD; TEXTURE TO MATCH EXISTING TYPICAL 5/8" TYPE X GYPSUM BOARD; TEXTURE TO MATCH EXISTING TYPICALGLASS BLOCK 5/8" TYPE X GYPSUM BOARD; SLICK FINISH1/2" GYPSUM BOARD; LIGHT ORANGE PEEL FINISH5/8" TYPE X GYPSUM BOARD; TEXTURE TO MATCH EXISTING TYPICAL5/8" TYPE X GYPSUM BOARD OVER RESILIENT CHANNELS; SLICK FINISH 5/8" TYPE "X" GYPSUM BOARD; LIGHT ORANGE PEEL FINISHWATER RESISTANT 1/2" GYPSUM BOARD; LIGHT ORANGE PEEL FINISH1/2" GYPSUM BOARD, LIGHT ORANGE PEEL FINISHWATER RESISTANT 5/8" TYPE "X" GYPSUM BOARD; SLICK FINISH5/8" TYPE X GYPSUM BOARD; SLICK FINISHWINDOW WALLOPEN W17 ADHERED STONE VENEER RUBBER FLOORINGF7 C5 1x T&G WOOD PLANK, STAINED AND SEALED A 2'-0" 5'-0" .30 DG YES .23 -MTL -----C101 3'-0" 8'-0"DWD/GL WD ---4 NO YES NO DD NO.WDTH. HT. THK. TYPE MAT. FINISH DOORSIZE FRAME DETAILS TYPE MAT. WDTH. FINISH HEAD JAMB SILL HAR D W A R E CLO S E R GLA S S ( D . G . T E M P U.N . O . ) SCR E E N HINGESIDE OPPOSITESIDE HINGESIDE OPPOSITESIDE REMARKS SIZE WINDOW FRAME WINDOW SCHEDULEDOOR SCHEDULE DETAILS REMARKS NO.WDTH. HT.U-VALUE GLASS TEMP.SHGC MAT. TYPE FINISH INSIDE OUTSIDE HEAD JAMB SILL NO.ROOM NAME ROOM FLR. MAT. FIN. MAT. BASE A MAT.FIN. FIN. MAT. B WALLS C D CLG. MAT. FIN.FIN.MAT.FIN.MAT.FIN. FINISH SCHEDULE REMARKS VERIFY GLASS THICKNESS REQUIREMENTS WITH GLAZING MANUFACTURER. PROVIDESTRUCTURAL CALCULATIONS FROM MANUFACTURER; SUBMIT TO ARCHITECTA) SWINGING "HOUSE" DOOR AS SELECTED BY OWNERB) DOUBLE SWINGING "HOUSE" DOOR AS SELECTED BY OWNERC) FRENCH DOORD) TEMPERED GLASS SLIDERS, TINTE)HERCULITE GLASS DOOR, 1/2" S.G. L.O.F.F)EXTERIOR HOLLOW METAL DOORG)LOUVERS AS REQUIRED BY CODE FOR COMBUSTION AIR WITH INSECT SCREENSH)SWINGING FRENCH DOOR(S)J)OUTER PANELS FIXED, CENTER PANEL SWINGINGK) SLIDING HOUSE DOOR(S)L) SECTIONAL GARAGE DOOR WITH AUTOMATED GARAGE DOOR OPENER.M) GARAGE MAN-DOOR; SOLID CORE, SELF CLOSING AND SELF-LATCHINGPROVIDE 20 MIN. DOOR, GASKET SEALING AT 1 HR. RATED AREAS, WHERE OCCURSN) HOUSE DOOR WITH LOUVERSP) FALSE PANELING FOR FLUSH, HIDDDEN SPPEARANCE; TOUCH LATCH;CONCEALED HINGESQ) BI-PASS CLOSET DOOR; HOUSE DOORR) POCKET DOOR(S)S) CUSTOM ENTRY GATET) SOLID CORE DOOR(S)U) PIVOT DOOR; HINGES TO BE SQUARE EDGEDV) POCKETING MULTI-SLIDEW) OPTIONAL MAN-DOR; VERIFY WITH OWNERX)24" HIGH DUAL GLAZED CLERESTORY ABOVE, SAME WIDTHY)OBSCURE GLASSZ)45 MINUTE FIRE DOOR WITH CLOSET AND GASKET SEALSAA) REMARKS KEYNOTES KEYED DOOR RELEASE AT GARAGE DOOR WHERE ROOM DOES NOTHAVE MAN-DOOR ACCESSBB) ONE PANEL INSECT SCREENCC) 1. DO NOT SCALE DOOR ELEVATIONS AS SIZES MAY VARY. SEE SCHEDULE FOR SIZES2. CONTRACTOR / SUBCONTRACTOR SHALL FIELD VERIFY ALL ROUGH OPENING SIZES AND MAKEAPPROPRIATE REVISIONS PRIOR TO ORDERING.3. ALL EXTERIOR OPENINGS SHALL BE THOROUGHLY FLASHED4. ALL GLAZING TO BE TINTED, LIGHT BRONZE 5. SEE FINISH SCHEDULE THIS SHEET FOR DOOR FINISHES6. INTERIOR JAMBS THAT ARE CALLED OUT TO BE WOOD ARE TO BE STAIN GRADE GENERAL NOTES TYPE E PER S C H E D U L E PERSCHEDULE GLASS(TEMPERED) TYPE A PE R S C H E D U L E PER SCHEDULE SOLID COREWOOD DOOR TYPE B TYPE D PER S C H E D U L E PERSCHEDULE METALFRAMETEMPEREDGLASSFRENCHDOOR TYPE F PER S C H E D U L E PERSCHEDULE WOOD HOUSEDOOR ASSELECTED BYOWNER(PAIR WHEREOCCURS) TYPE G PER S C H E D U L E HOLLOW METALDOOR DASHED LINESINDICATE PAIRWHERE OCCURS LOUVERS WITHINSECT SCREENWHERE OCCURS PERSCHEDULE DOOR TYPES VERIFY GLASS THICKNESS REQUIREMENTS WITH GLAZING MANUFACTURER. PROVIDESTRUCTURAL CALCULATIONS FROM MANUFACTURER AND SUBMIT TO ARCHITECT FORREVIEW; CALCUALTIONS SHALL INDICATE CONFORMANCE WITH WIND LOADREQUIREMENTS OF THE U.B.C. AND LOCAL AGENCIES SEE EXTERIOR ELEVATIONS FOR WINDOW ELEVATIONS SEE EXTERIOR ELEVATIONS FOR TRUE DIVIDED LITE BREAK-UPS SG = SINGLE GLAZING; DG = DUAL GLAZING 1) 2) 3) 4) CONTRACTOR/SUBCONTRACTOR SHALL FIELD VERIFY ALL ROUGH OPENING SIZES ANDMAKE APPROPRIATE REVISIONS PRIOR TO ORDERING, TYPICAL5) ALL EXTERIOR OPENINGS SHALL BE THOROUGHLY FLASHED6) SEE FINISH SCHEDULE THIS SHEET FOR FINISHES KEYNOTED ON WINDOW SCHEDULE7) ALL NEW GLAZING SHALL COMPLY WITH THE STANDARDS OF THE U.S. CONSUMERPRODUCT SAFETY COMMISSION; MANUFACTURER TO PROVIDE CERTIFICATE OFCOMPLIANCE TO OWNER 8) VERIFY MAXIMUM CASEMENT OR AWNING SIZES WITH SELECTED MANUFACTURER9) ALL GLAZING TO BE TINTED10) EGRESS WINDOWS SIZES AT SLEEPING AREAS TO COMPLY WITH CRC R310.1.1REQUIREMENTS FOR EGRESS; 42" MAXIMUM SILL HEIGHT; MIN 20" CLEAR OPENINGWIDTH; MIN 24" CLEAR OPENING HEIGHT; MIN 5.7 OPENING AREA 11) WINDOW SIZES ARE APPROXIMATE. SUBCONTRACTOR SHALL FIELD VERIFY ALL ROUGHOPENING SIZES12) THE MANUFACTURED WINDOW SHALL HAVE A LABEL ATTACHED CERTIFIED BY THENATIONAL FENESTRATION RATING COUNCIL (NFRC) AND SHOWING COMPLIANCE WITHTHE ENERGY CALCULATIONS. FENESTRATION MUST HAVE TEMPORARY ANDPERMANENT LABELS 13) GENERAL NOTES OVALA) REMARKS NOTES SLIDINGB)CASEMENTC)FIXEDD)TOP PANELS TO BE AWNINGE)OBSCURE GLASSF) SCREEN(S)G) EGRESS WINDOW, SEE GENERAL NOTE 11H) ARCHED HEADJ) TRUE DIVIDED LITESK) BUTT JOINTL) MITERED CORNERM) TWO LITESN) THREE LITESP) FOUR LITESQ)GLASS BLOCKSR)MIDDLE PANEL FIXED, OUTER PANELS TO BE CASEMENTS) CLERESTORY WINDOW ABOVE; SAME WIDTHT) 3 PANEL SYSTEM, STACKING ON WALLU)AWNINGV)BENT CLERESTORY ABOVE; MATCH SLOPE OF WALL BELOWW)POCKETX) 3 EQUAL STACKED AWNINGSY) CORNER LOCKZ) ALL TEMPERED WINDOWS SHALL BE SAFETY GLAZING PER CRC 308.4.514) B5 1" DRYWALL REGLET NOTES1)DRYWALL TO BE SMOOTH, LEVEL 4 FINISH WITH SQUARE EDGES2)PROVIDE REGLET AROUND INTERIOR DOOR JAMBS3)PROVIDE DRYWALL REGLET FLOOR TO WALL 1"H X 5/8"D; PAINTED TO MATCH WALLS4)PROVIDE ACOUSTIC WALLS AND CEILING IN TV ROOM TO LOOK LIKE DRYWALL 1 1/2 PAIR BUTT HINGESENTRY LEVER AS SELECTED BY OWNERDEADBOLTWEATHERSTRIPPINGSTAINLESS STEEL THRESHOLD 1) 2)BY MANUFACTURER 3)1 1/2 PAIR BUTT HINGESLEVER AS SELECTED BY OWNERWEATHERSTRIPPINGALUMINUM THRESHOLD (ANODIZED BRONZE)DEADBOLT 4)(2) 1 1/2 PAIR BUTT HINGESLEVERS AS SELECTED BY OWNERDEADBOLTWEATHERSTRIPPINGALUMINUM THRESHOLD (ANODIZED BRONZE)DUMMY TRIMSLIDEBOLT 5)(2) 1 1/2 PAIR BUTT HINGESLEVERS AS SELECTED BY OWNER (OUTSIDE ONLY)ALUMINUM THRESHOLD (ANODIZED BRONZE)DUMMY TRIM SLIDEBOLT 6)1 1/2 PAIR BUTT HINGESLEVER AS SELECTED BY OWNERDEADBOLTWEATHERSTRIPPINGBRASS THRESHOLDCLOSER HARDWARE GROUPS 7)1 1/2 PAIR BUTT HINGESLEVER AS SELECTED BY OWNER 8)1 1/2 PAIR BUTT HINGESLEVER AS SELECTED BY OWNERPRIVACY LATCH 9)DOUBLE SWING HINGESPUSH PLATES BOTH SIDES 10)(2) 1 1/2 PAIR BUTT HINGESLEVERS AS SELECTED BY OWNERPRIVACY LATCHDUMMY TRIMSLIDEBOLT 11)PATCH FITTINGS CUSTOMLEVERS STAINLESS STEELTHRESHOLD 12)1 1/2 PAIR BUTT HINGESLEVER AS SELECTED BY OWNERALUMINUM THRESHOLD (ANODIZED BRONZE) 13)(2) 1 1/2 PAIR BUTT HINGESLEVER AS SELECTED BY OWNER (OUTSIDE ONLY)DUMMY TRIMLOCKSET 14)(2) 1 1/2 PAIR BUTT HINGESLEVER AS SELECTED BY OWNERDUMMY TRIM 1. TWO COATS FLAT LATEX PAINT OVER ONE COAT ALKYD PRIMER SEALER2. VERIFY WITH ARCHITECT3. TILE VENEER PER SPECS4. EXTERIOR PAINT #1 5. EXTERIOR PAINT #26. EXTERIOR PINT #37. POWDER COAT:8. POWDER COAT:9. STAIN NUMBER 1: 10. STAIN NUMBER 2:11. TROWELED 12. FACTORY / NATURAL FINISH13. SEALED14. FILLED AND POLISHED15. SLIP RESISTANT16. 1/4" POLISHED MIRROR 17. TWO COATS VELVET PAINT OVER ONE COAT PRIMER SEALER18. POLYURETHANE19. EPOXY20. GLASS-BRONZE TINT21. SOFFIT FASCIA - NATURAL COPPER 22. TWO COATS EGGSHELL FINISH PAINT OVER ONE COAT PRIMER SEALER23. TWO COATS SEMI-GLOSS PAINT OVER ONE COAT PRIMER SEALER FINISHES RAISEDPANEL -DUTCHDOOR PE R S C H E D U L E PER SCHEDULE CLAD WOOD FRAMETEMPERED GLASSSLIDERS MULTI- SLIDECONDITIONWHERE OCCURSPANELS VARY C 6'-0" 4'-6" .30 DG NO .23 -MTL -----B, HD 4'-0" 4'-0" .30 DG NO .23 -MTL -----B H 3'-0" 8'-6" .30 DG YES .23 -MTL -----D E 3'-4" 4'-6".30 DG NO .23 -MTL -----D G 3'-6" 1'-6" .30 DG YES .23 -MTL -----D J 3'-0" 4'-6" .30 DG NO .23 -MTL -----C, H B 5'-0" 1'-6".30 DG NO .23 -MTL -----D F 2'-6" 5'-0".30 DG NO .23 -MTL -----C, H DUTCH DOORDD)ELECTRONIC LOCK BY ELEVATOR MANUFACTUREREE) BI-FOLD DOOR; 90 DEG. OPERATION. CLOSER PANEL ABV. CAB AT HIGH DOOR CONDITIONSFF) L 2'-0" 3'-6" .30 DG NO .23 -MTL -----C 104 17'-0" 7'-6" C WD WD ---2 YES YES NO M K 2'-0" 4'-0" .30 DG NO .23 -MTL -----C M 1'-6" 1'-6" .30 DG YES .23 -MTL -----D PE R S C H E D U L E TYPE C PER SCHEDULE WOODPAINTEDSECTIONALGARAGEDOOR 111 2'-8" 8'-0" F WD WD ---7NONONOB 15)(2) 1 1/2 PAIR BUTT HINGESSLIDEBOLT WEATHERSTRIPPINGALUMINUM THRESHOLD ENTRYLEVER DEADBOLT 16) POCKET DOOR SLIDINGHARDWARE FINGER PULL 17) POCKET DOOR SLIDINGHARDWARE FINGER PULL WITHPRIVACY LATCH 18)1 1/2 PAIR BUTT HINGESLEVER AS SELECTED BY OWNERALUMINUM THRESHOLD (ANODIZED BRONZE)ELECTRONIC ELEVATOR LOCK TYPE H GLASS(TEMPERED) PER S C H E D U L E PERSCHEDULE STILE &RAIL -FRENCHDOOR WINDOW AS SELECTED BY OWNER; VERIFY DIMENSIONAA) N 4'-6" 5'-6" .30 DG YES .23 -MTL -----B, F 102 2'-10" 8'-0" AWD WD ---6 NO NO NO U103 2'-8" 8'-0" A WD WD ---6 YES NO NO AA 105 8'-0" 7'-6" C WD WD ---2 YES YES NO M106 2'-8" 7'-6" AWD WD ---6 YES NO NO U107 3'-0" 8'-0" D WD/GL WD ---4 NO YES NO DD 108 26'-0" 8'-6" B AL/GL AL ---2 NO YES YES A, E, W 109 2'-8" 8'-0" A WD WD ---6 YES NO NO U 110 2'-8" 8'-0" AWD WD ---6 YES NO NO U 112 2'-6" 8'-0" F WD WD ---7NONONOB113 3'-0" 8'-0" F WD WD ---7 NO NO NO B1142'-6" 8'-0" FWD WD ---7 NO NO NO B115 2'-6" 8'-0" F WD WD ---8NONONOS 116 2'-6" 8'-0" F WD WD ---8NONONOS 117 2'-6" 8'-0" F WD WD ---7 NO NO NO B 118 2'-6" 8'-0" FWD WD ---7 NO NO NO B119 2'-8" 8'-0" F WD WD ---7NONONOB120 2'-6" 8'-0" F WD WD ---7NONONOB 201 26'-0" 8'-0"BAL/GL AL ---2 NO YES YES A, E, W202 PR 3'-0" 8'-0" E AL/GL AL ---8 NO YES NO D 203 3'-0" 8'-0" H AL/GL AL ---8 NO YES NO D 204 PR 3'-0" 8'-0"EAL/GL AL ---8 NO NO NO S 205 2'-6" 8'-0" FWD WD ---7 NO NO NO B206 2'-6" 8'-0" F WD WD ---7NONONOB 208 2'-6" 8'-0" F WD WD ---7 NO NO NO B209 2'-6" 8'-0" FWD WD ---7 NO NO NO B 207 2'-6" 8'-0"F WD WD ---8NONONOS 210 2'-8" 8'-0" F WD WD ---7NONONOB 211 2'-8" 8'-0" F WD WD ---7NONONOB 212 2'-8" 8'-0" F WD WD ---7 NO NO NO B 213 5'-4" 8'-0" J WD WD ---7 NO NO NO P, FF214 2'-6" 8'-0" F WD WD ---7NONONOB215 PR.2'-8" 8'-0"F WD WD ---8NONONOS216 3'-0" 8'-0" F WD WD ---7 NO NO NO B2172'-6" 8'-0" FWD WD ---7 NO NO NO B218 2'-8" 8'-0"H AL/GL AL ---8 NO YES NO D DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 schedules A6.1 1 34 DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 D1.1 details 3"=1'-0"opening flashing NOTE A 2" BLAPMIN. C 8" OPENINGROUGH-IN SILL LINTEL WINDOW SEE NOTE BELOW 1" 4" THE ABOVE METHOD APPLIES ONLY TO THE MOST COMMONLY USED TYPE OF METAL FRAME (SURFACE MOUNTED). FOR OTHERTYPES OF FRAMES, SPECIAL ATTENTION MUST BE PAID TO THE MANUFACTURER'S RECOMMNEDATIONS. HEAD AND JAMB INSTALLATION IS TYPICAL FOR SLIDING DOORS, DOORS NOTE, LAP JAMB, MOISTOP FLASHING OVER PLASTERSCREED NAILING FLANGE. INSTALL WINDOWS PER MANUFACTURER'S RECOMMENDATIONS. SILICON SEAL ALL WINDOW FRAME JOINTS AT EXTERIOR FRAMELOCATIONS AFTER WINDOW IS INSTALLED PRIOR TO FINISH MATERIAL INSTALLATION. 3.INSTALL WINDOW JAMB NAILING FLANGES OVER ACONTINUOUS BEAD OF SEALANT ON THE MOISTOPFLASHING (OR EQUAL). INSTALL THE WINDOW HEADMOISTOP (OR EQUAL) ON A CONTINUOUS BEAD OFSEALANT APPLIED TO THE WINDOW HEAD NAILINGFLANGE. 4.COMMENCING AT BOTTOM (SOLE PLATE) OF THEWALL, LAY BUILDING PAPER UNDER SILL STRIP. NOTE: CUT ANY EXCESS BUILDING PAPER THATMAY EXTEND ABOVE THE SILL FLANGE LINE ONEACH SIDE OF iSHOWN AS SHORT DASHED LINES).DO NOT SLICE BUILDING PAPER HORIZONTALLY SOTHAT THE PAPER WILL LAP OVER THE JAMB STRIPS.INSTALL SUCCESSIVE LINES OF BUILDING PAPER(B,C,D, ETC) OVER JAMB AND HEAD FLANGES,LAPPING EACH COURSE 1.ATTACH SILL STRIP WITH TOP EDGE LEVELWITH ROUGH SILL - EXTEND BEYOND EDGE OFROUGH OPENING AT LEAST 8". SECURE ALLMOISTOP FLASHING (OR EQUAL) WITHGALVANIZED NAILS OR POWER-DRIVEN STAPLES. NOTE: LINE-WIRE, WHEN USED AS BACKING TO SUPPORT BUILDING PAPER BENEATH WITE LATH (NETTING) FORPORTLAND CEMENT PLASTER (STUCCO), SHALL BE INSTALLED AS FOLLOWS: 1. WIRE GAUGE, SPACING, AND ATTACHMENT SHALL BE IN ACCORDANCE WITH REQUIREMENTS OF BUILDING NEWS ITEMS 47-1.2. PERIPHERAL FLASHING, AT ALL EDGES OF WALL OPENINGS, MUST COVER THE WIRE BACKING.3. NO ATTACHMENT DEVICES NOR THE WIRE BACKING SHALL COVER OR PENETRATE THE FLASHING MATERIAL 2.ATTACHED JAMB STRIP WITH SIDE EDGE EVEN WITHROUGH-JAMB FRAMING. START STRIP 1" BELOWLOWER EDGE OF SILL STRIP AMD EXTEND 4" ABOVELOWER EDGE OF LINTEL. WINDOW FLASHING: SECTION 1402.2 OF THE 2016 EDITION OF THE C.B.C. STATES THAT "EXTERIOR OPENINGS EXPOSED TO THE WEATHERSHALL BE FLASHED IN SUCH A MANNER AS TO MAKE THEM WATERPROOF". 2 SLIDING GLASS DOORSPER SCHEDULE 3"=1'-0"sliding glass door threshold SLOPE DOOR FRAME BEYOND FINISH FLOOR PER SCHEDULE METAL THRESHOLD SET IN MASTIC CONCRETE SLAB EXPANSION JOINT VAR I E S METAL SILL PAN O/ BITUTHENE.TURN UP PAN AT BACKSIDE OFTHRESHOLD/SILL GYP.BD. - SEE FINISHSCHEDULE FOR WALL FINISH FLASHING PER SLIDING GLASS DOORSPER SCHEDULE BATT INSULATION WHERENOTED ON PLAN 3"=1'-0"sliding glass door head/jamb SLIDING GLASS DOOR FRAME BUILDING PAPER WOOD SIDING PLYWOOD SHEATHING HEADER (AT HEAD CONDITION) SOFFIT WHERE OCCURS 3x8 FASCIA HEADER ROUGH SAWNWHERE OCCURS ON ELEV. FLASHING 1/D1 P.T. WOOD SILL FACE OF STUD BEYOND SILL - SET IN SEALANT sill @ sliding glass door NONE METAL SILL PAN O/ BITUTHENE.TURN UP PAN AT BACKSIDE OFTHRESHOLD/SILL DEX-O-TEX WEATHERWEARWATERPROOF MEMBRANE, EXTENDUP WALL 6" TYP.;CLASS A FIRE RATING; ICC ESR-1757 DEX-O-TEX SLIP SHEET R-13 RIGID INSULATION UNDERDECK AT UNIT B PER T-24 3"=1'-0"threshold to deck DOOR FRAME BEYOND DOOR PER SCHEDULE WEATHERSTRIP METAL THRESHOLD SET IN MASTICMAXIMUM 12" ABOVE FINISHEDLANDING WHEN DOOR SWINGS OVERLANDING PER CBC 1008.1.6 SEALANT METAL SILL PAN O/ BITUTHENE.TURN UP PAN AT BACKSIDE OFTHRESHOLD/SILL MAXIMUM HEIGHT BETWEENINTERIOR FINISH FLOOR ANDEXTERIOR LANDING IS TO BE1/2" PER CBC 1008.1.4 DEX-O-TEX WEATHERWEAR WATERPROOFMEMBRANE, EXTEND UP WALL 6" TYP.;CLASS A FIRE RATING; ICC ESR-1757 DEX-O-TEX SLIP SHEET R-13 RIGID INSULATION UNDERDECK AT UNIT B PER T-24 10 12 11 9 14 19 13 84 6 73 5 3"=1'-0"exterior door sill EXPANSION JOINT DOOR FRAME BEYOND FINISH FLOOR DOOR PER SCHEDULE WEATHERSTRIP METAL THRESHOLD SET IN MASTIC CONCRETE STEM WALL SLOPE FLOOR FRAMING PER STRUCTURALDRAWINGS 7 3/ 4 " M A X . 12" M I N . 20 16 18 NOTE: IF PROPOSED GRADE OR PROPOSED FINISH SURFACE IS HIGHER THANSHOWN; PROVIDE S.S FLASHING AT FACE OF FOOTING AND WALL TO MAINTAINNOTED MINIMUM CLEARANCES. NOTE: IF PROPOSED GRADE OR PROPOSED FINISH SURFACE IS HIGHER THAN SHOWN;PROVIDE S.S FLASHING AT FACE OF FOOTING AND WALL TO MAINTAIN NOTED MINIMUMCLEARANCES. 15sliding glass door VERIFY MULTI-SLIDE TEMPERED GLASS DOORWITH "MAXI-TANDEM" WHEELS SCREENS AT INTERIOR WITH FULL SIZESTILES & RAILS WHERE OCCUR VERIFY CLEAR OPENING WIDTH W/MANUFACTURER 3/4" PLYWOOD WITH BLACKLAMINATE FACE LINING INTERIOR OFPOCKET AT SIDES AND HEAD 2X4 STUD FRAMING INTERLOCKS ADHERED BRICK VENEER O/LATHO/BUILDING PAPER GYP. BD. PLYWOOD SHEATHING METAL CORNER BEAD PLASTER J-STOP ALIGN GYP.BD. - SEE FINISHSCHEDULE FOR WALL FINISH FLASHING PER DOOR PER SCHEDULE BATT INSULATION WHERENOTED ON PLAN 3"=1'-0"door head/jamb 3/8 " EZYJAMBE SRC - CLASSICADJUST DOOR JAMB BUILDING PAPER STUCCO - SEE FINISHSCHEDULE FOR WALL FINISH PLYWOOD SHEATHING SEALANT 1/D1 17 GYP.BD. - SEE FINISHSCHEDULE FOR WALL FINISH BATT INSULATION WHERENOTED ON PLAN 3"=1'-0"window head/jamb SEALANT VAPOR BARRIER WOOD SIDING PLYWOOD SHEATHING HEADER - SEE STRUCT. DWGS. BUILDING PAPER METAL J-STOP WINDOW PER SCHEDULE WINDOW SASH WOOD TRIM GYP.BD. - SEE FINISHSCHEDULE FOR WALL FINISH BATT INSULATION WHERENOTED ON PLAN 3"=1'-0"window sill SEALANT VAPOR BARRIER STUCCO O/ LATH O/ BUILDINGPAPER PLYWOOD SHEATHING BUILDING PAPER WINDOW HEAD/JAMB INSTALLPER MANUF. REQ'MTS METAL J-STOP WINDOW FRAME BEYOND WINDOW PER SCHEDULE FLASHING STUCCO CORNER BEAD SLOPE GYP.BD. - SEE FINISHSCHEDULE FOR WALL FINISH BATT INSULATION WHERENOTED ON PLAN 3"=1'-0"window head/jamb SEALANT VAPOR BARRIER STUCCO - SEE FINISHSCHEDULE FOR WALL FINISH PLYWOOD SHEATHING HEADER - SEE STRUCT. DWGS. 2 LAYERS GRADE D BUILDING PAPER WINDOW HEAD/JAMB INSTALLPER MANUF. REQ'MTS METAL J-STOP WINDOW FRAME BEYOND WINDOW PER SCHEDULE FLASHING GYP.BD. - SEE FINISHSCHEDULE FOR WALL FINISH BATT INSULATION WHERENOTED ON PLAN 3"=1'-0"window sill SEALANT VAPOR BARRIER WOOD SIDING PLYWOOD SHEATHING HEADER - SEE STRUCT. DWGS. BUILDING PAPER WINDOW HEAD/JAMB INSTALLPER MANUF. REQ'MTS METAL J-STOP WOOD TRIM 3"=1'-0"window sill SEALANT WINDOW HEAD/JAMB INSTALLPER MANUF. REQ'MTS METAL J-STOP WINDOW FRAME BEYOND WINDOW PER SCHEDULE FLASHING SLOPE WITH BOND COAT TO SCRATCHADHERED STONE VENEER SET AND BROWN COAT PLASTER W/LATH AND PAPER SOUND BATT INSULATIONWHERE NOTED ON PLAN PLYWOOD SHEATHING 2x STUD WALL PER PLANS GYP.BD. - SEE FINISHSCHEDULE FOR WALL FINISH VAPOR BARRIER BUILDING PAPER GYP.BD. - SEE FINISHSCHEDULE FOR WALL FINISH BATT INSULATION WHERENOTED ON PLAN 3"=1'-0"window head/jamb PLYWOOD SHEATHING HEADER - SEE STRUCT. DWGS WINDOW HEAD/JAMB INSTALLPER MANUF. REQ'MTS SEALANT ADHERED STONE VENEER SET WITHBOND COAT TO SCRATCH ANDBROWN COAT PLASTER W/ LATH ANDPAPER WINDOW PER SCHEDULEWINDOW FRAME BEYOND FLASHINGMETAL J-STOP GI FLASHING O/ BITUTHENE 1/2" BLACKENED STEEL LINTEL 3"=1'-0"door head/jamb (sim) WEATHERSTRIP WOOD DOOR FRAME DOOR PER SCHEDULE GYP.BD. - SEE FINISHSCHEDULE FOR WALL FINISH BATT INSULATION WHERENOTED ON PLAN PLYWOOD SHEATHING HEADER - SEE STRUCT. DWGS ADHERED STONE VENEER SET WITHBOND COAT TO SCRATCH ANDBROWN COAT PLASTER W/ LATH ANDPAPER GI FLASHING O/ BITUTHENE 3"=1'-0"sash at floor CONCRETE AND EXPANSION JOINTWHERE OCCURS WINDOW FRAME BEYOND FINISH FLOOR WINDOW PER SCHEDULE BRAKE METAL - PAINT TO MATCH SASH CONCRETE SLAB REMOVABLE STOP AT SILL W/ BRAKEMETAL FLASHING UP BEHIND SASH-SETSASH IN MASTIC 3"=1'-0" jamb @ post BRAKE METAL - PAINT TO MATCH SASH REMOVABLE STOP AT SILL W/ BRAKEMETAL FLASHING UP BEHIND SASH-SETSASH IN MASTIC WINDOW PER SCHEDULE WINDOW FRAME BEYOND POST CORNER CONDITION WHERE OCCURS DOOR OR WINDOW FRAME PER PLANS GYP.BD. WHERE OCCURS - SEEFINISH SCHEDULE FOR WALLFINISH 3"=1'-0"sliding glass door head SOFFIT WHERE OCCURS 2X4 STUD WALL BUILDING PAPER REFER TO OPENINGFLASHING DETAIL FORTYP. FLASHING REQ'MTS EXPANDED METAL LATH AT SOFFITCONDITION SEE PLANS SLIDING GLASS DOORSPER SCHEDULE SLIDING GLASS DOOR FRAME ADHERED STONE VENEER SET WITHBOND COAT TO SCRATCH ANDBROWN COAT PLASTER W/ LATH ANDPAPER EXTERIOR CEMENT PLASTER O/LATH &BLDG PAPER WHERE OCCURS 35 DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 D1.2 details 1 1/2"=1'-0"vent pipe flashing BATT INSULATION WHERE OCCURS SLATE ROOF TILES OVER (2) LAYERS OF15 LB. ASPHALT SATURATED FELT OVERPLYWOOD SHEATHING ROOF FRAMING PER STRUCTURAL 1/2" MIN.CLR. GALVANIZED SHEET METAL FLASHINGCOLLAR SEALANT ALL AROUND PIPE C.L. OF VENT PIPE OR STACK 2X6 BLOCKING EACH SIDE OF PIPE NOTE: FOR VENT OPENINGS 10" DIAMETER OR LESSSEE MECHANICAL DRAWINGS FOR LOCATIONS 12 1317 18 1 2 3 4 6 5 8 9 10 11 1620 19 1 1/2"=1'-0"roof to wall SIDING. HARDIE PANEL OR EQUALOVER (2) LAYERS WATER RESISTIVE BARRIEROVER PLYWOOD SHEATHING 2X STUD WALL PER PLAN GALVANIZED IRON FLASHING - PAINT TOMATCH ROOF TILE ROOF FRAMING PER STRUCTURAL BATT INSULATION. R-13 IN 2X4 WALLSAND R-19 IN 2X6 WALLS COUNTER FLASHING - PAINT TO MATCHROOF TILE ASPHALT SHINGLES OVER (2) LAYERS OF15 LB ASPHALT SATURATED FELT OVERPLYWOOD SHEATING PER TILE MFG. 3"MIN . LAP ADHERED STONE VENEER WHEREOCCURS ON ELEVATIONS EXTERIOR CEMENT PLASTER OVER LATHAND PAPER AND PLYWOOD SHEATHING GALVANIZED IRON FLASHING-PAINT TOMATCH ROOF TILE 1x6 CONTINUOUS GALVANIZED IRON FLASHING-PAINT TOMATCH ROOF TILE ASPHALT SHINGLES ROOF SHEATHING 3 PLY B.U.R FOR SLOPES < 3.5:122 LAYERS 15 LB FELT FORSLOPES > 3.5:12 roof to wall 715 14 saddle 3"MIN . LA P 12" MIN. LA P ASPHALT SHINGLES GALVANIZED IRON FLASHING-PAINT TOMATCH ROOF TILE 1x6 CONTINUOUS EXTERIOR CEMENT PLASTER O/ 2 LAYERSGRADE "D" BUILDING PAPER ADHERED STONE VENEER WHEREOCCURS ON ELEVATIONS NOTE: REFER TO ROOFTILE MANUFACTURERSSPECIFICATIONS FORINSTALLATION OF TILE ROOF SHEATHING 3 PLY B.U.R FOR SLOPES < 3.5:122 LAYERS 15LB FELT FOR SLOPES > 3.5:12 METAL SADDLE FLASHING SWEAT SHEET BITUTHENE O/ STARTER STRIP 1 1/2"=1'-0"roof drain 4" DIAMETER CAST IRON DRAIN PIPE W/ 1"STRAPS @ 8'-0" O.C., TYP. ROOF FRAMING PER STRUCT. 3X6 AT DRAIN SUMP WOOD STUD FRAMING PER PLANS BUILT-UP ROOFING 4" DIAMETER ROOF & OVERFLOW DRAIN.SEE PLUMB. DWGS. CANT STRIP SET IN BITUMEN FIRE BLKG 2"2" unvented enclosed rafter ROOF FRAMING, SEESTRUCTURAL ASPHALT SHINGLES RIDGE OR HIP TILE 3 PLY B.U.R FOR SLOPES < 3.5:122 LAYERS UNDERLAYMENT FOR SLOPES> 3.5:12 CLOSED CELL POLYURETHANE FOAMINSULATION TO THE UNDERSIDE OFTHE SHEATHING OF VAULTED CEILINGAREA; GASCO ONE-PASS 2.0, AIRPERMEABLE ; THICKNESS ASREQUIRED TO ACHIEVE REQUIREDR-VALUE NOTED IN T24. 1-1/2"=1'-0" 1 1/2"=1'-0"valley PER SHINGLEMFG. 12" MIN. PROVIDE A MIN 28 GAUGE CONT. METALVALLEY FLASHING PER SHINGLEMANUFACTURER 2 LAYERS 15LB ASPHALT SATURATEDFELT O/ PLYWOOD SHEATHING METAL CLEATS AT 12" O.C. SWEAT SHEET NOTE: PENETRATIONS &INTERUPTIONS AT METAL VALLEYFLASHING NOT PERMITTED. ROOF FRAMING PER STRUCTURAL ASPHALT SHINGLES CLOSED CELL POLYURETHANE FOAMINSULATION TO THE UNDERSIDE OFTHE SHEATHING OF VAULTED CEILINGAREA; GASCO ONE-PASS 2.0, AIRPERMEABLE ; THICKNESS ASREQUIRED TO ACHIEVE REQUIREDR-VALUE NOTED IN T24. 1"-1'-0" 3"=1'-0"1hr sound rated interior wall INSULATION WHERE INDICATED ON PLANS ONE LAYER OF 5/8" TYPE "X" GYP. BD. BLOCKING WHERE OCCURS 2X STUD FRAMING 1-HOUR FIRE RATING PER 2012 GYPSUMASSOCIATION FIRE-RESISTANCE DESIGN MANUALGA FILE NO: WP 3240 1-HOUR RATED ASSEMBLY 50 TO 56 STC RATING PER 2012 GYPSUMASSOCIATION FIRE-RESISTANCE DESIGN MANUALGA FILE NO: WP 3240 SOUND RATED ASSEMBLY RESILIENT CHANNELS @ 24" OC ON ONE SIDE ATRIGHT ANGLES TO WOOD STUDS. A. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND THE SEPARATION WALL.B. ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OF FLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH AN APPROVEDPERMANENT RESILIENT SEALANT.C. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES, AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATEDFROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS, OR MINIMUM ¼" THICK APPROVED RESILIENTMATERIAL. : GAS PIPING NEED NOT BE ISOLATED. EXCEPTIOND. METAL VENTILATING AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED.E. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12" BEYOND THE PIPE OR DUCT, WHENEVER APLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES THROUGH THE PLANE OFTHE FLOOR-CEILING ASSEMBLY WITHIN A WALL. NOTE: JOINTS INSTALL IN OR BETWEEN FIRE RATED WALLS,FLOOR/CEILING AND ROOFS SHALL BE PROTECTED BY ANAPPROVED FIRE-RESISTANT JOINT SYSTEM DESIGNED TORESIST THE PASSAGE OF FIRE FOR TIME PERIOD ASREQUIRED BY THE FIRE RATED CONSTRUCTION. FIRE NOTES: HORIZONTAL ASSEMBLIES SHALL BECONTINUOUS WITHOUT VERTICAL OPENINGS, EXCEPT ASPERMITTED BY SECTION 712. . SUPPORTINGCONSTRUCTION OF FIRE RATED HORIZONTALASSEMBLIES SHALL MAINTAIN REQUIRED FIRE RATING. NOTE: FIRE BARRIER SHALL EXTEND FROM FLOOR/CEILING TO THE UNDERSIDE OFSHEATHING/DECK ABOVE, THROUGH ANY CONCEALED SPACES.JOINTS INSTALL IN OR BETWEEN FIRE RATED WALLS, FLOOR/CEILING AND ROOFS SHALL BEPROTECTED BY AN APPROVED FIRE-RESISTANT JOINT SYSTEM DESIGNED TO RESIST THE PASSAGEOF FIRE FOR TIME PERIOD AS REQUIRED BY THE FIRE RATED CONSTRUCTION. 1 hr sound rated floor assembly 112"=1'-0" FLOOR JOISTSSEE STRUCT. (1) LAYER 5/8" TYPE 'X' GYPBOARD APPLIED ATRIGHT ANGLES TO FURRING CHANNELS WITH1" TYPE S DRYWALL SCREWS AT 12" O.C. JOINTS INSTALL IN OR BETWEEN FIRE RATED WALLS, FLOOR/CEILING AND ROOFS SHALL BEPROTECTED BY AN APPROVED FIRE-RESISTANT JOINT SYSTEM DESIGNED TO RESIST THEPASSAGE OF FIRE FOR TIME PERIOD AS REQUIRED BY THE FIRE RATED CONSTRUCTION. SOLID BLOCKING AT RATED WALL RC-1 RESILENT CHANNELS @24" O.C. (ONE SIDE INSULATION PER T24 5/8". PLYWOOD SUBFLOOR FIRE NOTES: HORIZONTAL ASSEMBLIES SHALL BE CONTINUOUS WITHOUT VERTICAL OPENINGS, EXCEPTAS PERMITTED BY SECTION 712. . SUPPORTING CONSTRUCTION OF FIRE RATED HORIZONTALASSEMBLIES SHALL MAINTAIN REQUIRED FIRE RATING. 1 HR RATED WALL PER 14/D1.2 WHERE SHOWNON PLAN AND AT STRUCTURAL SUPPORTS APPROVED 1HR RATEDFIRE-RESISTANT SEALANT ATALL JOINTS BETWEEN WALLS,FLOOR, CEILING & ROOFS. 50-54 STC SOUND RATING PER GA FILE NO. FC 5120 3/8" PARTICLE BOARD A. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND THESEPARATION WALL.B. ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OF FLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH ANAPPROVED PERMANENT RESILIENT SEALANT.C. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES, AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BEISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS, OR MINIMUM ¼" THICKAPPROVED RESILIENT MATERIAL. : GAS PIPING NEED NOT BE ISOLATED. EXCEPTIOND. METAL VENTILATING AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED.E. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12" BEYOND THE PIPE OR DUCT,WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY OR WHERE SUCH UNIT PASSESTHROUGH THE PLANE OF THE FLOOR-CEILING ASSEMBLY WITHIN A WALL. NOTE: 5/8" TYPE "X" W.R. GYPSUM BOARD R19 BATT INSULATION WOOD FRAMING (1) LAYER 5/8" W.R. TYPE "X' GYP. BD. O/ 1/2"PLYWOOD EXT. FINISH, REF. PLANS AND MAT SCHED. WEATHER BARRIER PLYWOOD SHEATING WHERE OCCURS PERSTRUCTURAL DRAWING 1"=1'-0"1hr exterior wall HORIZONTAL SIDING, HARDIE PANELOR EQUAL OVER (2) LAYERS OFGRADE D PAPER OVER PLYWOODSHEATHING PER PLAN ASPHALT SHINGLES OVER (2) LAYERS OF15 LB ASPHALT SATURATED FELT OVERPLYWOOD SHEATHING. BATT INSULATION: R-30 IN ROOF,R-19 IN 2X6 WALLS AND R-13 IN 2X4 WALLS 1 1/2"=1'-0"eave T&G DECKING AT EXPOSED EAVE 2X FASCIA 1X2 PAINTED WINDSOR ONE TRIM 2X ROOF FRAMING AT 16" O.C.;SEE STRUCTURAL DRAWINGS 5/8" TYPE X GYP BD WITHIN SIDESETBACK FOR 1HR FIRE RATING 6"2 1/2" 1 1/2" 2" 1 1 / 2 " 8" 1 1/2"=1'-0" 2X WOOD STUD ASPHALT SHINGLES O/ ASPHALT SATURATEDFELT OVER PLYWOOD SHEATHING. 2X RAFTER PER STRUCTURAL DWGS 5/8" TYPE 'X' GYPSUM BOARD, PAINTHORIZONTAL SIDING,HARDIE PANEL OR EQUAL, OVER 2LAYERS OF WATER RESISTIVE BARRIEROVER PLYWOOD SHEATHING rake 1X2 PAINTEDWINDSOREONE TRIM 2X FASCIA BOARD 3" 6" 6" ADHERED STONE VENEER O/ TYPE SMORTAR BED (MIN. 1/2"; MAX. 1 1/4")OVER CORROSION RESISTANT METALLATH WHERE OCCURS 1 1/2"=1'-0" 2X WOOD STUD ASPHALT SHINGLES O/ ASPHALT SATURATEDFELT OVER PLYWOOD SHEATHING. 2X RAFTER PER STRUCTURAL DWGS 5/8" TYPE 'X' GYPSUM BOARD, PAINTHORIZONTAL SIDING,HARDIE PANEL OR EQUAL, OVER 2LAYERS OF WATER RESISTIVE BARRIEROVER PLYWOOD SHEATHING rake 1X2 PAINTEDWINDSOREONE TRIM 2X FASCIA BOARD 3" 6" 6" EXTERIOR CEMENT PLASTER O/ LATHAND BLDG. PAPER PER PLAN ASPHALT SHINGLES OVER (2) LAYERS OF15 LB ASPHALT SATURATED FELT OVERPLYWOOD SHEATHING. BATT INSULATION: R-30 IN ROOF,R-19 IN 2X6 WALLS AND R-13 IN 2X4 WALLS 1 1/2"=1'-0"eave T&G DECKING AT EXPOSED EAVE 2X FASCIA 1X2 PAINTED WINDSOR ONE TRIM 2X ROOF FRAMING AT 16" O.C.;SEE STRUCTURAL DRAWINGS 5/8" TYPE X GYP BD WITHIN SIDESETBACK FOR 1HR FIRE RATING 6"2 1/2" 1 1/2" 2" 1 1/ 2 " 8" ADHERED STONE VENEER O/ TYPE S MORTARBED (MIN. 1/2"; MAX. 1 1/4") OVER CORROSIONRESISTANT METAL LATH WHERE OCCURS 1 HR LIGHT RECESS 112"=1'-0" FLOOR JOISTSSEE STRUCT. (1) LAYERS 5/8" TYPE 'X'GYPBOARD APPROVED 1HR RATEDFIRE-RESISTANT SEALANT RC-1 RESILENT CHANNELS @24" O.C. (ONE SIDE) INSULATION PER T24 19/32" MIN. SUBFLOOR NOTE: HORIZONTAL ASSEMBLIES SHALL BE CONTINUOUS WITHOUT VERTICAL OPENINGS, EXCEPT ASPERMITTED BY SECTION 712. (2) LAYERS 5/8" TYPE 'X' GYP. BOARDBOXED ALL AROUND LIGHT FIXTURE LIGHT FIXTURE 55-54 STC SOUND RATING PER GA FILE NO. FC 5115FIRE TESTING: UL R3453-7, 5-1-70, UL DESIGN L516 1 1/2" EXISTING LIGHTWEIGHT CONCRETE FLOOR JOINTS INSTALL IN OR BETWEEN FIRE RATED WALLS, FLOOR/CEILING AND ROOFS SHALL BEPROTECTED BY AN APPROVED FIRE-RESISTANT JOINT SYSTEM DESIGNED TO RESIST THE PASSAGEOF FIRE FOR TIME PERIOD AS REQUIRED BY THE FIRE RATED CONSTRUCTION. 3"=1'-0"1HR WALL PENETRATION NON-COMBUSTABLE FIRE STOPPINGAT PENETRATIONS 1 HR FIRE AND OR SOUND RATED WALL ASSEMBLYPER PLANS. SEE DETAIL 17 & 19/D1.2 5/8" TYPE "X" GYP. BD. JOINTS INSTALL IN OR BETWEEN FIRE RATED WALLS, FLOOR/CEILING AND ROOFS SHALL BEPROTECTED BY AN APPROVED FIRE-RESISTANT JOINT SYSTEM DESIGNED TO RESIST THEPASSAGE OF FIRE FOR TIME PERIOD AS REQUIRED BY THE FIRE RATED CONSTRUCTION. NOTE: 1 hr exterior soffit/floor assembly 112"=1'-0" FLOOR JOISTSSEE STRUCT. MIN. 3/4" EXTERIOR CEMENTPLASTER O/ LATH AND PAPERFOR 1HR RATING JOINTS INSTALL IN OR BETWEEN FIRE RATED WALLS, FLOOR/CEILING AND ROOFS SHALL BEPROTECTED BY AN APPROVED FIRE-RESISTANT JOINT SYSTEM DESIGNED TO RESIST THEPASSAGE OF FIRE FOR TIME PERIOD AS REQUIRED BY THE FIRE RATED CONSTRUCTION. SOLID BLOCKING AT RATED WALL INSULATION PER T24 5/8". PLYWOOD SUBFLOOR FIRE NOTES: HORIZONTAL ASSEMBLIES SHALL BE CONTINUOUS WITHOUT VERTICAL OPENINGS, EXCEPTAS PERMITTED BY SECTION 712. . SUPPORTING CONSTRUCTION OF FIRE RATED HORIZONTALASSEMBLIES SHALL MAINTAIN REQUIRED FIRE RATING. 1 HR RATED EXTERIOR WALL PER20/D1.2 WHERE SHOWN ON PLAN ANDAT STRUCTURAL SUPPORTS APPROVED 1HR RATEDFIRE-RESISTANT SEALANT ATALL JOINTS BETWEEN WALLS,FLOOR, CEILING & ROOFS. 3/4" GYPCRETE TOPPING INTERIOR CEILING PER RCP 36 DESCRIPTIONISSUE DATE 4 7 0 w a l d irv i n e , c a 9 2 6 1 8 (94 9 ) 4 5 0 . 0 0 9 3 inf o @ o l s o n a r c h i t e c t . c o m JOB NO. IN-HOUSE XX/XX/XX 2203 PLAN CHECK : - - - PLOT DATE 2/17/23 41 3 v i a l i d o s o u d 41 3 v i a l i d o s o u d ne w p o r t b e a c h , c a 9 2 6 6 3 ne w t r i p l e x ALL DRAWINGS, DESIGNS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE ORIGINAL ANDUNPUBLISHED WORK OF DAVID R OLSON ARCHITECTSAND THE SAME SHALL NOT BE DUPLICATED, USED,OR ASSIGNED TO ANY THIRD PARTY WITHOUT THEWRITTEN CONSENT OF DAVID R. OLSON ARCHITECTS. 2/17/23COASTAL DEVELOPMENT 1 4/20/23CDP RESUB1 D1.3 details 3"=1'-0" ADHERED STONE VENEER; WT. = 15 P.S.F.1 12" MAX THICKNESS TYPE S MORTAR BED (MIN. 1/2"; MAX.1 1/4") OVER CORROSION RESISTANTMETAL LATH BLDG. PAPER (CONTINUOUS BACKING) 2x P.T. SILL PLATE FINISH GRADE WOOD BASE WHERE OCCURS INSULATION CBC APPLICATION REQUIREMENTS; A PASTE OF NEAT PORTLAND CEMENT SHALL BE BRUSHED ON THE BACKING AND THE BACKOF THE VENEER UNIT. TYPE S MORTAR SHALL BE APPLIED TO THE BACKING AND THE VENEER UNIT. SUFFICIENT MORTAR SHALLBE USED TO CREATE A SLIGHT EXCESS TO BE FORCED OUT OF THE EDGES OF THE UNITS. THE UNITS SHALL BE TAPPED INTOPLACE SO AS TO COMPLETELY FILL THE SPACE BETWEEN THE UNITS AND THE BACKING. THE RESULTING THICKNESS OFMORTAR IN BACK OF THE UNITS SHALL BE NOT LESS THAN 1/2" THICK OR MORE THAN 1 1/4" THICK 3.5 " M I N . GYP. BD. WEEP SCREED UNDER PAPER; EXTENDA MINIMUM OF 3.5" BELOW PLATE. adhered stone veneer 8" M I N . FINISH HARDSCAPE 4" M I N . 2" M I N ROOF DECK roof deck membrane NONE DEX-O-TEX DECK COVERINGWATERPROOF MEMBRANEEXTEND UP WALL 6" (TYP.) DEX-O-TEX DECK COVERINGSLIP SHEET DEX-O-TEX DECK COVERINGTRAFFIC TOPPING DEX-O-TEX WEATHERWEARDECK COVERING. WITH CLASSA FLAME SPREAD RATING. CONCRETE STEM WALL stucco screed 2" M I N . 3" M I N . 8" M I N . FINISH GRADE FLATWORK WHERE OCCURS 26 GA. METAL WEEP SCREED 2x P.T. SILL PLATE 2 LAYERS GRADE "D" BUILDING PAPER 78" THICK STUCCO 5/8" GYP BD. PLYWOOD 3"=1'-0" CONCRETE AND EXPANSION JOINTWHERE OCCURS FINISH FLOOR FLOOR FRAMING PER STRUCTURALDRAWINGS FINISH HARDSCAPE NOTE: IF PROPOSED GRADE ORPROPOSED FINISH SURFACE IS HIGHERTHAN SHOWN; PROVIDE S.S FLASHING ATFACE OF FOOTING AND WALL TOMAINTAIN NOTED MINIMUM CLEARANCES. 1 1/2"=1'-0"handrail 34" AT T R E A D N O S I N G 3/8" LAG SCREWS DECORATIVE WROUGHT IRONHANDRAIL/GUARDRAIL. LIMITSPACING BETWEEN MEMBERS TONOT ALLOW A 4" SPHERE TO PASS. 1 1/2" NEW DECK STAIR NEW 2X STRINGERS PER STRUCT DWGS. 42" AT G U A R D R A I L C O N D I T I O N BOTTOM RAIL TO NOT ALLOW A 6"SPHERE TO PASS BETWEEN RAILAND STAIR TREAD. 5/8" TYPE 'X' GYPSUM BOARD; PAINT NEW WOOD TREAD CONT. METAL HANDRAIL AS SELECTED 1 1/2"=1'-0"stair landing 1-1/8" PLYWOOD TREADS AND RISERS.SCREWED AND GLUED. 2x14 STRINGERS@ 16"O.C. MAX.(2) 2X4 P.T.D.F. PLATES CONCRETE SLAB OR FLOOR FRAMING 34" M I N . HANDRAIL/GUARDRAIL SYSTEM ASSELECTED. LIMIT SPACINGBETWEEN MEMBERS TO NOT ALLOWA 4" SPHERE TO PASS. BOTTOM RAIL TO NOT ALLOW A 6"SPHERE TO PASS BETWEEN RAILAND STAIR TREAD. 4" 6"6 3 / 8 " ± MAX . 7 - 3 / 4 " 11"10"MIN .75"-1.25" 1 1/2"=1'-0"interior guardrail 34" AT T R E A D N O S I N G 3/8" LAG SCREWS DECORATIVE WROUGHT IRONHANDRAIL/GUARDRAIL. LIMITSPACING BETWEEN MEMBERS TONOT ALLOW A 4" SPHERE TO PASS. 1 1/2" BEAM PER STRUCT DWGS. 42" AT G U A R D R A I L C O N D I T I O N BOTTOM RAIL TO NOT ALLOW A 6"SPHERE TO PASS BETWEEN RAILAND STAIR TREAD. 5/8" TYPE 'X' GYPSUM BOARD; PAINT NEW WOOD TREAD CONT. METAL HANDRAIL AS SELECTED L-ANGLE AT EACH POST PERSTRUCTURAL 3"=1'-0"garage door sill GARAGE DOOR PER SCHEDULE SLOPE TRACKS BEYOND 1/4" LEVEL CHANGE FROM INTERIORCONCRETE FLOOR TO DRIVEWAY COLORED SEALANT WITH BACKER ROD ANDFIBER EXPANSION JOINT CONCRETE SLAB;SEE STRUCTURAL DRAWINGS 3"=1'-0"garage door jamb REFER TO OPENING FOR TYP. FLASHINGREQ'MTS FLASHING DETAIL 2X TRIM PLYWOOD SHEATHING 2X4 STUD WALL 2X BACKING GYP BOARD WHERE CCCURS GARAGE DOOR PER SCHEDULE GARAGE DOOR HARDWARE PERSCHEDULE ADHERED BRICK VENEER; WT. =15 P.S.F., 1 12" MAX THICKNESS TYPE S MORTAR BED (MIN. 1/2"; MAX.1 1/4") OVER CORROSION RESISTANTMETAL LATH PLYWOOD SHEATHING HEADER PER STRUCTURAL GARAGE DOOR PER SCHEDULE REFER TO OPENING FOR TYP. FLASHINGREQ'MTS CLAD CONDITIONSHOWN; REFER TO SPEC'S FOR FRAME TYPESCHEDULE SHEET AND 2X TRIM 2X BACKING GYP.BD. WHERE OCCURS - SEEFINISH SCHEDULE FOR WALLFINISH BATT INSULATION WHERENOTED ON PLAN 3"=1'-0"garage door head ADHERED STONE VENEER ASPHALT SHINGLES OVER (2)LAYERS OF 15 LB ASPHALTSATURATED FELT OVERPLYWOOD SHEATHING. 1X FASCIA 1X2 PAINTED WINDSOR ONETRIM 2X ROOF FRAMING AT 16" O.C.;SEE STRUCTURAL DRAWINGS 8" 1"1" 2" 2" 4" 2X FASCIA 1317 18 2 3 4 6 5 8 9 10 11 1620 19 715 14 12deck to wall GALV. METAL FLASHING 3/4" EXT. PLYWOOD 3"=1'-0" WOOD SIDING O/ 2 LAYERS GRADE "D"BLDG. PAPER, LAP OVER FLASHING PLASTER O/ PLYWOOD WHERE OCCURSAT EXTERIOR CONDITION FLOOR FRAMING PER STRUCTURAL WOOD MOULDING DECK JOISTS PER FRAMING PLAN 1-1/8" SCREWED AND GLUED PLYWOODSUB FLOOR DEX-O-TEX WEATHERWEAR WATERPROOFMEMBRANE, EXTEND UP WALL 6" TYP.;CLASS A FIRE RATING; ICC ESR-1757 DEX-O-TEX SLIP SHEET roof drain @ roof deck NONE CERAMIC TILE BASE ROOF DECK ASSEMBLY - TURN MEMBRANEAND LINER UP 6" ABOVE FINISH SURFACE SEALANT FLUSH MOUNTED FLOOR DRAIN2" ABOVE DECK FOROVERFLOW CONDITION SLOPE 2% THROUGH WALL SCUPPER 2" DEX-O-TEX WEATHERWEAR WATERPROOFMEMBRANE, EXTEND UP WALL 6" TYP.;CLASS A FIRE RATING; ICC ESR-1757 DEX-O-TEX SLIP SHEET deck guardrail 1"=1'-0" FINISH FLOOR AS SELECTED BY OWNER CONTINUOUS METAL HANDRAIL PER GLASSRAILING MANUFACTURER. TOP OF RAIL ATMINIMUM 42" ABOVE ADJACENT FINISH FLOOR. BEAM PER STRUCTURAL DRAWINGS 12" TEMPERED GLASS RAILING BUTT JOINTEDAT EDGES 2" TOPPING SLAB PLYWOOD ALUMINUM SHOE 42" A B O V E WAL K I N G S U R F A C E 2X4 WOOD TRIM DRIP KERF ADHERED STONE VENEER O/LATH & BLDGPAPER 4X8 FASCIA CONNECTION PER STRUCTURAL DWGS. METAL ANGLE PER STRUCTURAL DWGS 1 1/2"=1'-0"stair at floor 6 3 / 8 " ± MA X . 7 - 3 / 4 " METAL HANGER AT EACH STRINGER 1-1/8" PLYWOOD TREADS AND RISERS.SCREWED AND GLUED. 2x14 STRINGERS@ 16"O.C. MAX. 11" 10"MIN 2X12 FRAMING .75"-1.25" 5/8" TYPE 'X' GYP. BD. 5/8" TYPE 'X' GYP.BD. WHERE OCCURS 1-1/8" PLYWOOD TREADS AND RISERS 2x14 STRINGERS AT 16" O.C. MAX. WALL FRAMING PER PLAN 1 12"=1'-0" STONE OR TILE O/ REINFORCED MORTAR BEDO/ SLIP SHEET stringer at wall deck guardrail 1"=1'-0" FINISH FLOOR AS SELECTED BY OWNER CONNECTION PER STRUCTURAL DWGS CONTINUOUS METAL HANDRAIL PER GLASSRAILING MANUFACTURER. TOP OF RAIL ATMINIMUM 42" ABOVE ADJACENT FINISH FLOOR. BEAM PER STRUCTURAL DRAWINGS 12" TEMPERED GLASS RAILING BUTT JOINTEDAT EDGES 2" TOPPING SLAB PLYWOOD ALUMINUM SHOE 42" A B O V E WAL K I N G S U R F A C E 1 1/2" METAL ANGLE PER STRUCTURAL DWGS 4X12 WOOD TRIM DRIP KERF ADHERED STONE VENEER TYPE S MORTAR BED (MIN. 1/2"; MAX. 1 1/4")OVER CORROSION RESISTANT METAL LATH 1juliet balcony guardrail 1"=1'-0" FINISH FLOOR AS SELECTED BY OWNER CONNECTION PER STRUCTURAL DWGS. CONTINUOUS METAL HANDRAIL PER GLASSRAILING MANUFACTURER. TOP OF RAIL ATMINIMUM 42" ABOVE ADJACENT FINISH FLOOR. BEAM PER STRUCTURAL DRAWINGS 12" TEMPERED GLASS RAILING BUTT JOINTEDAT EDGES 2" TOPPING SLAB ALUMINUM SHOE 42" A B O V E WALK I N G S U R F A C E METAL ANGLE PER STRUCTURAL DWGS 2X12 WOOD TRIMDRIP KERF PANEL SIDING OVER BUILDING PAPER deck guardrail 1"=1'-0" FINISH FLOOR AS SELECTED BY OWNER CONNECTION PER STRUCTURAL DWGS CONTINUOUS METAL HANDRAIL PER GLASSRAILING MANUFACTURER. TOP OF RAIL ATMINIMUM 42" ABOVE ADJACENT FINISH FLOOR. BEAM PER STRUCTURAL DRAWINGS 12" TEMPERED GLASS RAILING BUTT JOINTEDAT EDGES 2" TOPPING SLAB PLYWOOD ALUMINUM SHOE 42" A B O V E WAL K I N G S U R F A C E STEEL ANGLE PER STRUCTURAL DWGS 2X4 WOOD TRIM DRIP KERF EXTERIOR CEMENT PLASTER O/ LATH &BUILDING PAPER 1 1/2"=1'-0"roof deck railing GALVANIZED IRON FLASHING - PAINT TOMATCH ROOF TILE ROOF FRAMING PER STRUCTURAL BATT INSULATION. R-13 IN 2X4 WALLSAND R-19 IN 2X6 WALLS COUNTER FLASHING - PAINT TO MATCHROOF TILE ASPHALT SHINGLES OVER (2) LAYERS OF15 LB ASPHALT SATURATED FELT OVERPLYWOOD SHEATING DECK SURFACE WOOD SIDING FASCIA 1x WALL CAP STEEL ANGLE PER STRUCTURAL DWGS CONNECTION PER STRUCTURAL DWGS. 1/2" CLEAR TEMPERED GLASS SET IN EXPANDOTITE CEMENT; 1/4" GAPBETWEEN PIECES; METAL TOP RAIL TO SUPPORT A MINIMUM OF 3PIECES. TOP OF RAIL AT MINIMUM 42" ABOVE ADJACENT FINISH FLOOR. CRL ALUMINUM BASE SHOE; MINIMUM 4"X2 12" ALUMINUM RAIL CAP 42" H E I G H T T O TOP O F G U A R D R A I L 1'-8 " 3"=1'-0"fascia trim FLASHING SEALANT 2X12 WINDSOR ONE OVER 2X 12NAILER HEMMED EDGE AT WALL FLASHING PLYWOOD SHEATHING 3" 1'- 0 " DRIP CUT INTO FASCIA BOARD ADHERED BRICK WHERE OCCURS WOOD SIDING EXTERIOR CEMENT PLASTER O/LATH ANDPAPER WHERE OCCURS 37 PRECISE GRADING PLAN FORSINGLE FAMILY RESIDENCE 413 VIA LIDO SOUD NEWPORT BEACH, CA 92663 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIALREQUIREMENTS OF THE PERMIT.2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD.4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYSAND HOLIDAYS PER SECTION 10-28 OF THE NBMC.5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC.6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THEGRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDINGOFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALLCONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALLRESULT IN A "STOP WORK" ORDER. 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS.14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORMDRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE. 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITION DURING THE COURSE OF CONSTRUCTION OF THEPROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BELIMITED TO NORMAL WORKING HOURS. CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGNPROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THISPROJECT, EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL.2. IF THIS PROJECT IS STAKED BY SURVEY CREWS OTHER THAN THOSE CREWS UNDER THE DIRECT SUPERVISION OF THE SIGNATORY ENGINEER, THESIGNATORY ENGINEER WILL NO LONGER BE THE ENGINEER OF RECORD AND WILL HAVE NO RESPONSIBILITY AS TO THE FINAL CONSTRUCTEDPROJECT. THE SIGNATORY ENGINEER WILL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS THAT COULD HAVE BEEN CORRECTED DURING THECONSTRUCTION OF THIS PROJECT, IF THE STAKING HAD BEEN DONE BY THE SURVEY CREW UNDER HIS DIRECT SUPERVISION.3. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR STRUCTURES SHOWN ON THESE PLANS ARE OBTAINED BY A SEARCH OFAVAILABLE RECORDS TO THE BEST OF OUR KNOWLEDGE. THE CONTRACTOR IS REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECTTHE UTILITIES SHOWN, AND ANY OTHER LINES OR STRUCTURES NOT SHOWN ON THESE PLANS, AND IS RESPONSIBLE FOR THE PROTECTION OF,AND ANY DAMAGE TO THESE LINES OR STRUCTURES. SHEET INDEX TITLE SHEET C-1PRECISE GRADING & DRAINAGE PLAN C-2SECTIONS & DETAILS C-3EROSION CONTROL PLAN C-4SOIL REPORT RECOMMENDATIONS C-5 OWNER SHARONA COHEN & EDWIN HARONIAN413 VIA LIDO SOUDNEWPORT BEACH, CA 92663 ARCHITECT DAVID R. OLSON ARCHITECTS, INC.470 WALDIRVINE, CA 92618PHONE: (949) 450-0093FAX: (949) 450-0093 LANDSCAPE ARCHITECT DAVID A. PEDERSEN, INC3400 IRVINE AVENUE, SUITE 203NEWPORT BEACH, CA 92660PHONE:(949)251-8999 SOIL ENGINEERCOASTGEOTECHNICAL, INC1200 W. COMMONWEALTH AVENUEFULLERTON, CA 92833PHONE:(714)870-1222 CIVIL ENGINEER CORE CIVIL ENGINEERING, INC.23172 PLAZA POINTE DRIVE, SUITE #145LAGUNA HILLS, CA 92653PHONE: (949)954-7244 SURVEYOR APEX LAND SURVEYING, INC.HUNTINGTON BEACH, CA 92646PHONE: (714) 488-5006 LEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: LOT 473 IN TRACT NO. 907, IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA AS PER MAP RECORDED IN BOOK 28, PAGES25-36, OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDEROF SAID COUNTY. BASIS OF BEARINGTHE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THECENTERLINE OF VIA LIDO SOUD HAVING A BEARING OFN72°31'00"W PER TRACT NO. 907, M.M. 28/25-36. BENCH MARKBENCHMARK NO: NB3-12-70 DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCSALUMINUM BENCHMARK DISK STAMPED "NB3-12-70",SET IN THE NORTHWEST CORNER OF A 4 FT. BY4.5 FT. CONCRETE CATCH BASIN. MONUMENT ISLOCATED IN THE SOUTHEAST CORNER OF THEINTERSECTION OF VIA LIDO SOUD AND PIAZZAGENOA, 19.3 FT. NORTHEAST OF THE CENTERLINEOF VIA LIDO SOUD AND 4 FT. EASTERLY OF THESOUTHEAST BEGINNING OF CURB RETURN.MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEVATION: 11.852 FEET (NAVD88), YEAR LEVELED 2015 EARTH WORK QUANTITY CUT 65 C.Y.FILL 6 C.Y.EXPORT 59 C.Y. LOT SIZE:3602 SQ-FTTOTAL IMPERVIOUS AREA:3480 SQ-FT NOTE:QUANTITIES SHOWN HERE ON ARE FOR PERMIT AND/OR BONDING PURPOSE ONLY. SECTION 4216 / 4217 OF THE GOVERNMENT CODEREQUIRES A DIGALERT IDENTIFICATION NUMBER BEISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BEVALID. FOR YOU DIGALERT I.D. NUMBER CALLUNDERGROUND SERVICE ALERT TOLL FREE1-800-422-4133 TOW WORKING DAY BEFORE YOU DIG. 1. AN AS-BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADEDGROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGEFACILITIES. HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADINGPLAN AND STATE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION. 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIESOF FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING ANDTHEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTENAPPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOBSPECIFICATIONS.3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THESITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONSINCORPORATED IN THE APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THEINTENDED USE AS AFFECTED BY GEOLOGIC FACTORS. VICINITY MAP NOT TO SCALE GENERAL NOTES EROSION CONTROL REQUIRED INSPECTIONS GRADING FILLS/CUTS 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE.3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TESTMETHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET INVERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TOPLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED.7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILSENGINEER.8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECTEACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF,SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL INEACH RESPECTIVE CANYON.9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THESOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TOFACILITATE TESTING.11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT. 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC. 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANYSTABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THEENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL. 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST ANDSOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DEPARTMENTPRIOR TO CONSTRUCTION.15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TOTHE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION.16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELYFRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILSENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED. 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING.18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THEENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVEDGRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORKAND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDINGDEPARTMENT FOR APPROVAL. 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15.2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15.3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THEFIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THEWORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT.4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. 1. A PRE-GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER,GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES.REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING.2. A PRE-PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB-GRADE PREPARATION FOR THE PAVING WITH THEFOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR ORTHEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. DOCUMENTATION NOTE ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVECOVENANTS, CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACTYOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY, AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKDEPARTMENT. NOTICE TO CONTRACTOR NOTE TO SURVEYOR ADDITIONAL NOTE PUBLIC WORKS NOTE SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTEDTO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSET BEFORE STARTING GRADING. 1. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND IMPROVEMENTS ON THE ADJACENT PROPERTIES AND SUBMIT RESULTS WITH AREPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING ANDWEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED. 2. IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR, GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONS DURINGSHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING. 3. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNER BY CERTIFIED MAIL 10 DAYS PRIOR TO STARTING THE SHORING OR EXCAVATIONWORK. 1. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY.2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING PERMIT FINAL CAN BE ISSUED. AT THETIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEWCONCRETE SIDEWALK, CURB AND GUTTER, AND ALLE/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIESINFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITHBOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORK INSPECTOR. 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWERCONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR. 5. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN "A"LICENSED GENERAL ENGINEERING CONTRACTOR. ..\..\..\@BORDER&TIILE SHEET\CITY OF NEWPORT BEACH\Digalert_811.jpg APN:  SHEET NO.: APPROVED BYDATENO. REVISIONS PROJECT NO.: OWNER/SUBDIVIDER: SINGLE FAMILY RESIDENCE 23018 PLANS PREPARED BY: SHARONA COHEN & EDWIN HARONIAN413 VIA LIDO SOUD,NEWPORT BEACH, CA 92663 413 VIA LIDO SOUD,NEWPORT BEACH, CA 92663 PROJECT ADDRESS C-1 TITLE SHEET 38 LOT 473 VI A L I D O S O U D ℄ S S SD SD SD SD SD SD SD 2%2% 2% SD SD SD SD SD SD SD SD SD SD SD 2% SUB SUB SUB SUB SUB SUB SUB 2% SD SD SUB SUB SUB SUB SUB SUB SUB SD SD SD SD SD SD SD SD GF F = 1 1 . 7 6 ' GF F = 1 1 . 6 7 ' GF F = 1 1 . 6 7 ' GF F = 1 1 . 7 6 ' PROPOSED BUILDINGFF= 12.09'PAD=11.42' PROPOSED BUILDINGFF= 10.59'PAD=9.92' 11.45 TG10.70 INV11.65 TG10.50 INV 11.45 TG10.30 INV11.25 TG10.10 INV 12.09 TC11.67 FS 12.09 TC11.67 FS 12.09 TC11.67 FS 12.09 TC11.47 FG 11.65 FS 11.20 FS 10.54 FS 10.54 FS 11.35 TG10.60 INV S=0.01 11.55 TG10.40 INV10.29 TG9.54 INV 10.49 TG9.34 INV 10.37 FS 2%11.45 FS10.39 FS 2% 10.54 FS 8.98 FS S=0.01 S=0.01 S=0.01 S=0.01S=0.01S=0.01 1 1111 1 1 8.95 TG8.20 INV 9.95 FS9.28 FG PROPOSEDBUILDINGFF= 12.09'PAD=11.42' 12.09 FS10.59 FS 11 2 3 22 2 EXISTING STREET LIGHTTO BE PROTECTED IN PLACE EXISTING EXISTING STREET LIGHTPULL BOX TO BE PROTECTED IN PLACE EXISTING WATER METERTO BE PROTECTED IN PLACE SETBACK LINE SETBACK LINE 3' SID E S E T B A C K 4'FRONT SETBACK 3' SID E S E T B A C K ⅊ N17°29'00" E 90.00' ⅊ N 7 2 ° 3 1 ' 0 0 " W 4 0 . 0 2 ' ⅊ N 7 2 ° 3 1 ' 0 0 " W 4 0 . 0 2 ' ⅊ N17°29'00" E 90.00' 11.59 FS 2% SUBSUBSUBSUBSUBSUBSUBSDSDSDSDSDSDSDSD 11.55 TG10.80 INV1 S=0.0123 2% 2% 2% 10.54 FS 0.45% 0.25% 12.09 TC11.72 FS 22.5' 7.5' 2.5'20' 11.22 FG S=0.01 EXISTING EXISTING STREET LIGHTPULL BOX TO BE PROTECTED IN PLACE EXISTING STREET LIGHTTO BE PROTECTED IN PLACE 2% (11.62) FG 2% 2% 5% 11.56 FS2% 5% 4 2% 5% 5% 1%1%1%S=0.01 1% 2% 5% 1% 10.44 TG8.44 INV5 S=0.1 5 4 2% 11.60 TG10.85 INV1 1%3 41%1%1%1%S=0.012% 10.48 TG8.17 INV5 S=0 . 0 1 2% (9.00) FS 4.7% SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB 34 6 7 6 6 6 7 7 7 PROPOSED GARAGE 7 PROPOSED GARAGE 7 8 8 8 8 8 8 8 9 1011 12 4'P.U.E. 13 SD 14 LEGEND EXISTING CONTOUR PROPOSED CONTOUR SPOT ELEVATION PROPOSED CONCRETE AREA PROPOSED RETAINING WALL PROPOSED LANDSCAPE AREA PROPOSED PLANTER VIEW TERRACE (STONE PAVERS) PROPOSED DECOMPOSED GRANITE (DG) PROPOSED STORM DRAIN PROPOSED SUB DRAIN FLOW LINE PROPERTY LINE SURFACE SLOPE STORM DRAIN SLOPE PAD PROPOSED PAD ELEVATIONFS PROPOSED FINISHED SURFACEFG PROPOSED FINISHED GROUNDFF PROPOSED FINISHED FLOORINV INVERT OF PIPETG TOP OF GRATEPL PROPERTY LINETW TOP OF WALLHP HIGH POINTEXIST EXISTING 100 100 100FS SD X.X% S=X.X SUB CONSTRUCTION KEY NOTE INSTALL 6" DIA. DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL. INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM. CONSTRUCT 12" WIDE BY 18" DEEP TRENCH DRAIN 15' IN LENGTH. 4" PERFORATED PIPE WITHIN TRENCH DRAIN. CONSTRUCT 24" WIDE BY 18" DEEP BOTTOMLESS TRENCH DRAIN 27' IN LENGTH. EXISTING BUILDING TO BE REMOVED. CONSTRUCT NEW BUILDING PER ARCHITECTURAL PLAN. EXISTING WALL TO BE REMOVED. CONSTRUCT 5' WOOD FENCE, PAINT WHITE. PROPOSED 2 FT. STUCCO WALL WITH 4 FT. OBSCURED GLASS ON TOP, FOOTING ALL ON PROJECT SITE. PROPOSED 2 FT. STUCCO WALL, FOOTING ALL ON PROJECT SIDE. CONSTRUCT NEW SEWER CLEAN OUT PER STANDARD 406. EXISTING SEWER LATERAL TO REMAIN. INSTALL NEW CURB DRAIN PER STANDARD 184 1 2 3 4 5 6 7 8 9 10 11 12 13 14 SHEET NO.: APPROVED BYDATENO. REVISIONS PROJECT NO.: OWNER/SUBDIVIDER: SINGLE FAMILY RESIDENCE 23018 PLANS PREPARED BY: SHARONA COHEN & EDWIN HARONIAN413 VIA LIDO SOUD,NEWPORT BEACH, CA 92663 413 VIA LIDO SOUD,NEWPORT BEACH, CA 92663 PROJECT ADDRESS C-2 PRECISE GRADING PLAN SCALE 1"= 5' SCALE 1" = 5' 201005101520 PRECISE GRADING AND DRAINAGE PLAN - FOUND 1" IRON PIPE WITH TAG STAMPED 'LS2312' - FOUND SCRIBE X MONUMENT NOTES 39 TOP OF GRATEELEV. PER PLAN SEE NOTES FOR GRATE TYPE FINISH GRADE ADAPTOR4" PVC RISER (IF NEEDED)90° PVC ELL.4" PVC SDR 35 DRAIN PIPE (TYP.) 0.7 ' M I N . INV. PER PLAN 1% MIN. 4" MIN PVC MAIN W/ TEE OR WYE NOTE:1. ALL FITTINGS BY: NDS, INC. (OR EQUAL) PHONE:1-800-726-19942. REFER TO GRADING PLAN FOR FINISH GRADING.3. DO NOT GLUE GRATE OR RISER TO PIPE. 4. GLUE "I.P.S. WELD ON" #773 SOLVENT (MEDIUMBODIED FAST SET) FOR PIPE THRU 6" Ø.5. ALL PIPES TO BE 4" Ø PVC SDR 35 OR SCHEDULE 40. 1% MIN. INV. ELEV. PER PLAN 4" PVC NDS 643 COUPLING OR TOP OF GRATEELEV. PER PLAN 0.8 5 ' MIN . *USE 6" NDS 66 EXTENSIONS WHERENEEDED NDS SPEED-D-BASIN NDS 101SINGLE OR NDS 201 DOUBLEOUTLET CATCH BASIN. SEE NOTES FOR GRATE TYPE FINISH GRADE INLET DRAINDETAIL NOT TO SCALE 5 10 15 5 10 15 ⅊⅊ EXIST BUILDING FF= 12.09'PAD=11.42'2% FF= 10.59' PAD=9.92' 2% ℄ NEWPORT BAY ℄ VIA LIDO SOUD 2% EOVER-EXCAVATION 1'1' 1' ⅊⅊ 5 10 15 5 10 15 FF= 12.09'PAD=11.42'2%2%2% EXISTING SURFACE EXISTING BUILDING FF= 10.59'PAD=9.92'2% 8 10 OVER-EXCAVATION 1' 1' 34" ØCRUSHEDROCK 4" Ø MIN. FRENCHDRAIN PERFORATION@ BOTTOM FILTER CLOTH LAP12" @ TOP12" 18 " 4" C O N C R E T E 6" T O P S O I L PERFORATED DRAIN TRENCHDETAIL NOT TO SCALE Z Z NOTE:a. DIG A 24" WIDE X 18" MIN. DEPTH TRENCHb. PLACE FILTER CLOTH IN THE TRENCH LAP 12" @ TOPc. FILL BOTTOM OF THE TREHCH W/ 3/4" CRUSHED ROCKd. FORM AND POUR PERIMETER CONC. CURBe. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH 24" 18" M I N . 10" 6" GRATE FILL THIS PORTION WITH CRUSHEDROCK AFTER POURING GRATESUPPORT CURB #4 REBAR T&B 6" MIN. WIDE PEDESTRIAN SAFEFRAME & GRATE 38" SLOTOPENING. EASE JORDAN IRONWORKS OR EQUAL800-784-4100 DIMENSIONS DETERMINED BYGRATE FRAME DIMENSIONS.USE FRAME AS A FORM 34" CRUSHED ROCK SECTION Z-Z PLAN BOTTOMLESS TRENCH DRAINDETAIL NOT TO SCALE SHEET NO.: APPROVED BYDATENO. REVISIONS PROJECT NO.: OWNER/SUBDIVIDER: SINGLE FAMILY RESIDENCE 23018 PLANS PREPARED BY: SHARONA COHEN & EDWIN HARONIAN413 VIA LIDO SOUD,NEWPORT BEACH, CA 92663 413 VIA LIDO SOUD,NEWPORT BEACH, CA 92663 PROJECT ADDRESS C-3 SECTION A-A SCALE 1"= 5' SECTION B-B SCALE 1"= 5' SECTION AND DETAILS 1 3 5 40 SECTION A-A A A GRAVEL BAGS (TYP.) MIN. 5"THICK4"TYP. 2 BAGS MIN GRAVEL BAGS GRAVEL BAG FOR INLETSDETAIL NOT TO SCALE FIBERROLLS INSTALL A FIBER ROLL NEAR SLOPEWHERE IT TRANSITIONS INTO A STEEPERSLOPE NOTE:INSTALL FIBER ROLL ALONG A LEVELCONTOUR. VER T I C A L S P A C I N G ME A S U R E D A L O N G T H E F A C E OF T H E S L O P E V A R I E S BET W E E N 1 0 ' A N D 2 0 ' FIBER ROLL 8"MINSLOPE VARIES 34" X 34" WOOD STAKESMAX 4' SPACING12" M I N 2" M I N 4" M A X FIBER ROLLSDETAIL NOT TO SCALE 4' MAX 4' MAX 4' MAX 4' MAX STABILIZED CONSTRUCTION ENTRANCEDETAIL NOT TO SCALE HARD SU R F A C E PUBLIC R O A D 30' MI N 6"MIN 12' MIN FILTER FABRIC 6" THICK 34" AGGREGATE BASE INSTALL TWO TRACK OUTPLATES R20" EROSION CONTROL BMPS EC-1 SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION. TEMPORARY SEDIMENT CONTROL SE-5 FIBER ROLLS INSTALL WHERE SHOWN ON PLAN. SE-7 STREET SWEEPING AND VACUUMING STREET SHALL BE SWEEPED, SEDIMENT COLLECTED, AND DISPOSED OF OFF-SITE ON A DAILY BASIS. SE-10 STORM WATER INLET PROTECTION ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP THE RISER TOREDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM. WIND EROSION CONTROL BMPS WE-1 WIND EROSION CONTROL WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE ON THE ROUGH GRADED PADSAND ANY STOCKPILE AREAS. TRACKING CONTROL TC-1 STABILIZED CONSTRUCTION EXIT RUMBLE RACK SHALL BE PLACED ON THE DRIVEWAY TO ENSURE THAT ALL VEHICLES LEAVING THE SITE PASSOVER THE DEVICES BEFORE ENTERING THE PUBLIC STREET. NON-STORMWATER MANAGEMENT NS-6 ILLICIT CONNECTION / ILLEGAL DISCHARGE CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS ON SITE TO THERESIDENT ENGINEER IMMEDIATELY AND CONTRACTOR SHALL TAKE NO FURTHER ACTION UNTIL THERESIDENT ENGINEER PROVIDE A RESPONSE/ NS-7 POTABLE WATER / IRRIGATION EXCISE CARE DURING CONSTRUCTION TO PREVENT NON-STORMWATER DISCHARGES. NS-8 VEHICLE AND EQUIPMENT CLEANING NS-9 VEHICLE AND EQUIPMENT FUELING NS-3 PAVING AND GRADING OPERATIONS APPLY PARAMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGE. NS-10 VEHICLE AND EQUIPMENT MAINTENANCE ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE. NS-12 CONCRETE CURING APPLIES TO ALL CONCRETE CONSTRUCTION. NS-13 CONCRETE FINISHING APPLIES TO ALL CONCRETE CONSTRUCTION. ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE. ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE. NS-1 WATER CONSERVATION PRACTICES MAINTAIN WATER EQUIPMENT TO PREVENT NON-STORMWATER DISCHARGES. WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL WM-3 STOCKPILE MANAGEMENT MATERIALS STOCKPILES SHALL BE SURROUNDED BY A TEMPORARY SEDIMENT BARRIER AND COVERED TOMAINTAIN DUST CONTROL. WM-4 SPILL PREVENTION AND CONTROL AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. EMPLOYEE SHALL BEEDUCATED ON THE CLASSIFICATION OF SPILLS AND APPROPRIATE RESPONSES. WM-5 SOLID WASTE MANAGEMENT WM-8 CONCRETE WASTE MANAGEMENT WM-2 MATERIAL DELIVERY AND STORAGE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT DIRECTION. WM-9 SANITARY / SEPTIC WASTE MANAGEMENT ON-SITE FACILITY SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR FOR THE DURATION OF THEPROJECT. AN ON-SITE CONCRETE WASHOUT AREA SHALL BE CONSTRUCTED, USED, AND DISPOSED OF IN A MANNERWHICH MEETS THE REQUIREMENT OF THE CITY. SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN APPROPRIATE CONTAINERS. FULLCONTAINERS SHALL BE DISPOSED OF PROPERLY. WM-1 MATERIAL USE MATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM RAIN ANDWIND. MATERIAL INVENTORY SHALL CONSIST OF SUPPLY REQUIRED FOR A FEW DAYS. LOT 473 VI A L I D O S O U D ℄ S S SD SD SD SD SD SD SDSDSDSDSDSDSDSD SD SD SD SD SUB SUB SUB SUB SUB SUB SUB SD SD SUB SUB SUB SUB SUB SUB SUB SD SD SD SD SD SD SD SD SE-10 SE-10 SE-10 SE-10 SE-10 SE-10 SE-10SE-10 SE-10 EXISTING STREET LIGHTTO BE PROTECTED IN PLACE EXISTING EXISTING STREET LIGHTPULL BOX TO BE PROTECTED IN PLACE EXISTING WATER METERTO BE PROTECTED IN PLACE SETBACK LINE SETBACK LINE 3' SID E S E T B A C K 4'FRONT SETBACK 3' SID E S E T B A C K ⅊ N17°29'00" E 90.00' ⅊ N 7 2 ° 3 1 ' 0 0 " W 4 0 . 0 2 ' ⅊ N 7 2 ° 3 1 ' 0 0 " W 4 0 . 0 2 ' ⅊ N17°29'00" E 90.00' SUBSUBSUBSUBSUBSUBSUBSDSDSDSDSDSDSDSD SE-5 SE-5 SE-5 SE-5 SE-10 22.5' 7.5' TC-1 SE-5 2.5'20' EXISTING EXISTING STREET LIGHTPULL BOX TO BE PROTECTED IN PLACE EXISTING STREET LIGHTTO BE PROTECTED IN PLACE SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB 4'P.U.E. SD SHEET NO.: APPROVED BYDATENO. REVISIONS PROJECT NO.: OWNER/SUBDIVIDER: SINGLE FAMILY RESIDENCE 23018 PLANS PREPARED BY: SHARONA COHEN & EDWIN HARONIAN413 VIA LIDO SOUD,NEWPORT BEACH, CA 92663 413 VIA LIDO SOUD,NEWPORT BEACH, CA 92663 PROJECT ADDRESS C-4 EROSION CONTROL PLAN SCALE 1"= 5' EROSION CONTROL PLAN SCALE 1" = 5' 201005101520 41 SHEET NO.: APPROVED BYDATENO. REVISIONS PROJECT NO.: OWNER/SUBDIVIDER: SINGLE FAMILY RESIDENCE 23018 PLANS PREPARED BY: SHARONA COHEN & EDWIN HARONIAN413 VIA LIDO SOUD,NEWPORT BEACH, CA 92663 413 VIA LIDO SOUD,NEWPORT BEACH, CA 92663 PROJECT ADDRESS C-5 SOIL REPORTRECOMMENDATIONS 42 LOT 473 VI A L I D O S O U D ℄ S S SD SD SD SD SD SD SD 2%2% 2% SD SD SD SD SD SD SD SD SD SD SD 2% SUB SUB SUB SUB SUB SUB SUB 2% SD SD SUB SUB SUB SUB SUB SUB SUB SD SD SD SD SD SD SD SD GF F = 1 1 . 7 6 ' GF F = 1 1 . 6 7 ' GF F = 1 1 . 6 7 ' GF F = 1 1 . 7 6 ' PROPOSED BUILDINGFF= 12.09'PAD=11.42' PROPOSED BUILDINGFF= 10.59'PAD=9.92' 11.45 TG10.70 INV11.65 TG10.50 INV 11.45 TG10.30 INV11.25 TG10.10 INV 12.09 TC11.67 FS 12.09 TC11.67 FS 12.09 TC11.67 FS 12.09 TC11.47 FG 11.65 FS 11.20 FS 10.54 FS 10.54 FS 11.35 TG10.60 INV S=0.01 11.55 TG10.40 INV10.29 TG9.54 INV 10.49 TG9.34 INV 10.37 FS 2%11.45 FS10.39 FS 2% 10.54 FS 8.98 FS S=0.01 S=0.01 S=0.01 S=0.01S=0.01S=0.01 1 1111 1 1 8.95 TG8.20 INV 9.95 FS9.28 FG PROPOSEDBUILDINGFF= 12.09'PAD=11.42' 12.09 FS10.59 FS 11 2 3 22 2 EXISTING STREET LIGHTTO BE PROTECTED IN PLACE EXISTING EXISTING STREET LIGHTPULL BOX TO BE PROTECTED IN PLACE EXISTING WATER METERTO BE PROTECTED IN PLACE SETBACK LINE SETBACK LINE 3' SID E S E T B A C K 4'FRONT SETBACK 3' SID E S E T B A C K ⅊ N17°29'00" E 90.00' ⅊ N 7 2 ° 3 1 ' 0 0 " W 4 0 . 0 2 ' ⅊ N 7 2 ° 3 1 ' 0 0 " W 4 0 . 0 2 ' ⅊ N17°29'00" E 90.00' 11.59 FS 2% SUBSUBSUBSUBSUBSUBSUBSDSDSDSDSDSDSDSD 11.55 TG10.80 INV1 S=0.0123 2% 2% 2% 10.54 FS 0.45% 0.25% 12.09 TC11.72 FS 22.5' 7.5' 2.5'20' 11.22 FG S=0.01 EXISTING EXISTING STREET LIGHTPULL BOX TO BE PROTECTED IN PLACE EXISTING STREET LIGHTTO BE PROTECTED IN PLACE 2% (11.62) FG 2% 2% 5% 11.56 FS2% 5% 4 2% 5% 5% 1%1%1%S=0.01 1% 2% 5% 1% 10.44 TG8.44 INV5 S=0.1 5 4 2% 11.60 TG10.85 INV1 1%3 41%1%1%1%S=0.012% 10.48 TG8.17 INV5 S=0 . 0 1 2% (9.00) FS 4.7% SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB 34 6 7 6 6 6 7 7 7 PROPOSED GARAGE 7 PROPOSED GARAGE 7 8 8 8 8 8 8 8 9 1011 12 4'P.U.E. 13 SD 14 LEGEND EXISTING CONTOUR PROPOSED CONTOUR SPOT ELEVATION PROPOSED CONCRETE AREA PROPOSED RETAINING WALL PROPOSED LANDSCAPE AREA PROPOSED PLANTER VIEW TERRACE (STONE PAVERS) PROPOSED DECOMPOSED GRANITE (DG) PROPOSED STORM DRAIN PROPOSED SUB DRAIN FLOW LINE PROPERTY LINE SURFACE SLOPE STORM DRAIN SLOPE PAD PROPOSED PAD ELEVATIONFS PROPOSED FINISHED SURFACEFG PROPOSED FINISHED GROUNDFF PROPOSED FINISHED FLOORINV INVERT OF PIPETG TOP OF GRATEPL PROPERTY LINETW TOP OF WALLHP HIGH POINTEXIST EXISTING 100 100 100FS SD X.X% S=X.X SUB CONSTRUCTION KEY NOTE INSTALL 6" DIA. DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL. INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM. CONSTRUCT 12" WIDE BY 18" DEEP TRENCH DRAIN 15' IN LENGTH. 4" PERFORATED PIPE WITHIN TRENCH DRAIN. CONSTRUCT 24" WIDE BY 18" DEEP BOTTOMLESS TRENCH DRAIN 27' IN LENGTH. EXISTING BUILDING TO BE REMOVED. CONSTRUCT NEW BUILDING PER ARCHITECTURAL PLAN. EXISTING WALL TO BE REMOVED. CONSTRUCT 5' WOOD FENCE, PAINT WHITE. PROPOSED 2 FT. STUCCO WALL WITH 4 FT. OBSCURED GLASS ON TOP, FOOTING ALL ON PROJECT SITE. PROPOSED 2 FT. STUCCO WALL, FOOTING ALL ON PROJECT SIDE. CONSTRUCT NEW SEWER CLEAN OUT PER STANDARD 406 1 2 3 4 5 6 7 8 9 10 11 12 34" ØCRUSHEDROCK 4" Ø MIN. FRENCHDRAIN PERFORATION@ BOTTOM FILTER CLOTH LAP12" @ TOP12" 18 " 4" C O N C R E T E 6" T O P S O I L PERFORATED DRAIN TRENCHDETAIL NOT TO SCALE Z Z NOTE:a. DIG A 24" WIDE X 18" MIN. DEPTH TRENCHb. PLACE FILTER CLOTH IN THE TRENCH LAP 12" @ TOPc. FILL BOTTOM OF THE TREHCH W/ 3/4" CRUSHED ROCKd. FORM AND POUR PERIMETER CONC. CURBe. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH 24" 18" M I N . 10" 6" GRATE FILL THIS PORTION WITH CRUSHEDROCK AFTER POURING GRATESUPPORT CURB #4 REBAR T&B 6" MIN. WIDE PEDESTRIAN SAFEFRAME & GRATE 38" SLOTOPENING. EASE JORDAN IRONWORKS OR EQUAL800-784-4100 DIMENSIONS DETERMINED BYGRATE FRAME DIMENSIONS.USE FRAME AS A FORM 34" CRUSHED ROCK SECTION Z-Z PLAN BOTTOMLESS TRENCH DRAINDETAIL NOT TO SCALE SHEET NO.: APPROVED BYDATENO. REVISIONS PROJECT NO.: OWNER/SUBDIVIDER: SINGLE FAMILY RESIDENCE 23018 PLANS PREPARED BY: SHARONA COHEN & EDWIN HARONIAN413 VIA LIDO SOUD,NEWPORT BEACH, CA 92663 413 VIA LIDO SOUD,NEWPORT BEACH, CA 92663 PROJECT ADDRESS C-2 (2WQMP) PRECISE GRADING PLAN SCALE 1"= 5' SCALE 1" = 5' 201005101520 PRECISE GRADING AND DRAINAGE PLAN - FOUND 1" IRON PIPE WITH TAG STAMPED 'LS2312' - FOUND SCRIBE X MONUMENT NOTES 3 5 BMP #1 - TRENCH DRAIN AREA = 15 SFBMP #3 - TRENCH DRAIN AREA = 15 SF BMP #2 - TRENCH DRAIN AREA = 15 SF BMP #4 - TRENCH DRAIN AREA = 15 SF BMP #5 - BOTTOMLESS TRENCH DRAIN AREA = 54 SF 43 44 NORTHSCALE: 3/16" = 1'-0" 0 GRAPHIC SCALE 5 10 15 20 25 30 MB MB NE W P O R T B A Y VIA L I D O S O U D BO A R D W A L K 41 3 garage a garage b adu/bed 2a laundry a living a kitchen a great room hall a dn bath 2a master bed a master bath a elev up bath 1apowder foyer b bed 1a W.M. SYMBOL QUANTITY ASP-MYE 8 CAM-YUL 3 HEU-SAN 7 IMP-SPE 33 PAS-VIT 2 RAP-MIN 3 SAN-TRI 12 SES-AUT 4 TRA-JAS 8 PAS-VIT PASSIFLORA VITIFOLIA CRIMSON PASSIONFLOWER FIVE GAL.VIGOROUS VINE TO 15 FT. W/ DEEPLY LOBED RICH GREEN LEAVES. EXOTIC CRIMSON -RED FLOWERS ARE ABUNDANT.IMP-SPE IMPATIENSE ONE GAL. ASSORTED COLORS, EVERGREEN PERENNIAL TO 30”, COLOR ALL YEAR.IMPATIENSE SPECIES SESLERIA AUTUMNALIS AUTUMN MOOR GRASSSES-AUT ONE GAL. GRASS TO 20" TALL, BEARS SPIKE-LIKE SILVER-WHITE (TURNING GOLDEN) FLOWER TASSELS SHRUBSSYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION RAP-MIN RAPHIOLEPIS UMBELLATUS ‘MINOR’ DWARF YEDDA HAWTHORNE 15 GAL. SLOW GROWING COMPACT UPRIGHT SHRUB TO 4 FT. W/ WHITE FLOWER CLUSTERS. AJU-REP AJUGA REPTANS ATRO BRONZE AJUGA 6"0.C.LOW GROWING GROUND COVER WITH BRONZE LEAVES AND BLUE FLOWER SPIKES TO 6”. GROUND COVERSYMBOL BOTANICAL NAME COMMON NAME SPACING DESCRIPTION CAM-YUL CAMELLIA SASANGUA YULETIDE SASANQUA CAMELLIA 15 GAL. DEEP ROSE-PINK FLOWER ON COMPACT, UPRIGHT SHRUB TO 3’HEU-SAN HEUCHERA SANGUINEA 'FIREFLY' FIREFLY CORAL BELLS ONE GAL.PERENNIAL TO 12" W/ SCARLET RED BELL-LIKE FLOWERS ON COMPACT CLUMPING PLANT. TRA-JAS TRACHELOSPERMUM JASMINOIDES STAR JASMINE ONE GAL. TWINING GROWN COVER / VINE PROVIDES A DENSE MAT W/ FRAGRANT WHITE FLOWERS. ASP-MYE ASPARAGUS MEYERI FOXTAIL FERN FIVE GAL. PLUME-LIKE STEMS TO 2 FT. ARISE FROM A CENTRAL CROWN. NEEDLE-LIKE LEAVES GIVING A FLUFFY APPEARANCE. SAN-TRI SANSECIERIA TRIFASCIATA 'BLACK GOLD' BLACK GOLD SANSECIERIA FIVE GAL. UPRIGHT PERENNIAL W/ 30 IN. LONG STIFF DARK GREEN LEAVES W/ YELLOW MARGIN FROM BASE. TREE PLANTING DETAIL TWICE ROOT BALL WIDTH 18" M I N . 1. CLINCH TIE OR EQUAL (4 REQ'D) 2. 10' LODGE POLE STAKES, STAKE SHALL CLEAR ROOT BALL BY 2" TREATED W/ COPPER NAPTHANATE, PLACE AT RIGHT ANGLES TO PREVAILING WINDS. 3. VENTILATED TRUNK GUARD IN TURF AREAS 4. TOP OF ROOT BALL TO BE 1 1/2" ABOVE FINISH GRADE. 5. 4" HIGH WATERING BERM. 6. 2" THICK MULCH LAYER. PER SPEC. 7. FERTILIZER & MYCORRHIZAE TABS (SEE SPECS.) 8. ROUGHEN SURFACE OF ROOT BALL PRIOR TO PLANTING. 1 2 3 4 5 6 7 8 NOTE: ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. 2 X BALL DIA. SHRUB PLANTING DETAIL NOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL.. 1 2 3 4 5 6 7 1. CROWN OF PLANT TO BE 1" ABOVE FINISH GRADE2. 4" HIGH TEMPORARY BASIN.3. 2" THICK SHREDDED MULCH DO NOT USE BARK CHIPS WHERE PLAN CALLS FOR MULCH COVER.4. FERTILIZER AND MYCORRHIZAE TABS (SEE SPECS.)5. BACKFILL MIX (SEE SPECS.)6. DIG HOLE A MIN. OF 1 1/2 X THE DEPTH OF THE PLANT CONTAINER7. COMPACTED BACKFILL PER SPEC. E L E V A T I O NLEGEND1. WALL OR FENCE2. EYEBOLTS: 3/8" DIA. EYEBOLTS IN LEAD SHIELDS, PROVIDE 6.3. FINISH GRADE4. 12 GA. GALV. WIRE: SECURE VINE TO WIRE WITH NURSERYMAN'S TAPE.5. ANGLE TRUNK OF VINE BACK TO WALL AND REMOVE STAKE & TIE. NOTE: WHEN PLANTING SEVERAL VINES ON ONE WALL, WIRE TRELLIS SHALL BE CONTINUOUS. VINE DETAIL NON-ADHERING TYPE 24 " T Y P . 1 2 3 4 5 EDGE OF PLANTING 2/3 O.C.SPACING EQUAL EQUAL SPA CING O . C . NOTE: ALL MASS PLANTED SHRUBS AND GROUND COVER SHALL BE PLANTED AT EQUAL SPACING (TRIANGULAR) UNLESS OTHERWISE INDICATED ON PLANS. SEE LEGEND FOR SPACING REQUIREMENTS. MULCH ALL PLANTING AREAS PER SPEC. GROUND COVER AND SHRUB SPACING SPECIMEN TREE PLANTING DETAIL LEGEND1. SPECIMEN TREE, 36" BOX OR LARGER2. BLACK PVC HOSE WITH 1/8" BRAIDED GALVANIZED STEEL GUY CABLE, USE GALVANIZED CABLE CLAMPS AND TURNBUCKLE, MINIMUM 3 GUYS.3. 1/2" DIA. X 2" LONG WHITE PVC WARNING DEVICE - TO BE INSTALLED IN PUBLIC AREAS.4. WATER BASIN- MINIMUM 4" DEPTH, MULCH TO 2" DEPTH AND DEEP WATER TREE IMMEDIATELY UPON PLANTING. REMOVE BASIN AT END OF MAINTENANCE PERIOD.5. FINISH GRADE, CROWN OF TREE MUST NOT BE PLANTED BELOW THIS LEVEL.6. AMMENDED BACKFILL MIX - SEE SPECIFICATIONS. TAMP AND SETTLE BACKFILL BEFORE PLANTING SO THAT TREE DOES NOT SINK AFTER PLANTING. BOTTOM 8" UNDER TREE SHALL BE WASHED SAND.7.TREE ROOTBALL - MUST NOT BE ROOT BOUND. LOOSEN ANY TIGHT PACKED ROOTS. TWICE ROOTBALL WIDTH 10. MODEL 68 DUCKBILL EARTH ANCHOR WITH 1/8" BRAIDED GALVANIZED STEEL CABLE. INSTALL PER MFG. SPECIFICATIONS. 11. ROOTBALL DEPTH PLUS 8" FOR WASHED SAND IF BEDROCK IS ENCOUNTERED DIG AN ADDITIONAL 18". 1 2 3 4 5 6 7 8 9 10 11 9. FERTILIZER TABLETS - SEE SPECIFICATIONS 8. EMPTY 3" DIAMETER PERFORATED PVC DRAIN PIPE FOR AIR AND WATERING, PLACE MIN. 3 PER TREE. 12. 12" Ø AUGURED HOLE X 6' DEEPFILL WITH WASHED SAND.12 NOTE: ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. I 7 PL A N T I N G P L A N AM CY P RM RM RM CY CY H H H HH HH T T T T T T T TP II I I I I I I I I I I I I I I I I I I I I I I I I AM AM AM AM AM AM AM I I I I I I ENTRY GATE5' - 60% OPEN EXISTING HEDGE EX. CONCRETELOW FENCEON P.L.JOINFLUSH PROPOSED 2 FT. STUCCO WALL WITH 4 FT. OBSCURED GLASS ON TOP GAS STUB FOR PORTABLE GRILL PROPOSED 2 FT. STUCCO WALL (no glass) ENTRY GATE5' - 60% OPEN ENTRY GATE5' - 60% OPEN RAP-MIN IMP-SPE(WHITE) PAS-VIT AJU-REP TRA-JASTRAIN ON WALL SES-AUT ROS-ALT HEU-SAN ROS-ALT HEU-SAN CAM-YULIMP-SPEWHITE SAN-TRI ASP-MYE SAN-TRI AJU-REP AJU-REP GREEN WALL BY 'TRUE-VERT VERTICAL GARDEN SOLUTIONSCONTACT GIFTED GREEN gifted@true-vert.com (760) 859-6932 verticalgardensolutions.com 877-397-5387 LA N D S C A P E A R C H I T E C T U R A L P L A N S F O R ED W I N H A R O N I A N A N D S H A R O N A C O H E N 413 V I A L I D O S O U D • N E W P O R T B E A C H , C A 9 2 6 6 3 dr s h a r o n a c o h e n @ g m a i l . c o m DATE: DRAWN BY:D.P. 10-20-22 © D A V I D A . P E D E R S E N I N C . - L A N D S C A P E A R C H I T E C T E X P R E S S L Y R E S E R V E S I T S C O M M O N L A W C O P Y R I G H T & O T H E R P R O P E R T Y R I G H T S I N T H E S E P L ANS . T H E S E P L A N S A R E N O T T O B E R E P R O D U C E D , C H A N G E D , O R C O P I E D I N A N Y F O R M O R M A N N E R W H A T S O E V E R , N O R A R E T H E Y T O B E A S S I G N E D T O A T H I R D P A R T Y , W I T H O U T F I R S T O B T A I N I N G T H E W R I T T E N P E R M I S S I O N O F M R . P E D E R S E N . I N T H E E V E N T O F U N A U T H O R I Z E D U S E O F T H E S E P L A N S BY A N Y T H I R D P A R T Y T H E C L I E N T A G R E E S T O H O L D H A R M L E S S I N D E M N I F Y A N D D E F E N D D . P E D E R S E N I N C . L A N D S C A P E A R C H I T E C T F R O M A N Y C L A I MS A R I S I N G F R O M S U C H U N A U T H O R I Z E D R E - U S E . SHEET NO. OF - 8 L- D A V I D A . P E D E R S E N • IN C . 34 0 0 I R V I N E A V E . , S U I T E 2 0 3 NE W P O R T B E A C H , C A 9 2 6 6 0 TE L . ( 9 4 9 ) 2 5 1 - 8 9 9 9 L A N D S C A P E A R C H I T E C T U R E 45 1 From:Jim Mosher <jimmosher@yahoo.com> Sent:October 11, 2023 12:47 PM To:CDD Subject:Comment on ZA Item 4 (PA2023-0051, Oct. 11, 2023, hearing) Regarding Item 4 on the October 11, 2023, Zoning Administrator agenda (Haronian Residence, PA2023-0051) Fact in Support of Finding B.2 of the proposed resolution says: "Vertical access to the bay and beach is available adjacent to the site along the existing boat yard as well as along Via Koron via the Lido Isle community park located approximately 550-feet away from the property. Lateral access is provided via the public boardwalk along the project’s bayside frontage. The project does not include any features that would obstruct access along these routes." While this is technically true, the "Private Property - Trespassing Prohibited" signage at the adjacent boat yard certainly does not make it clear the public has a right to access the bay via the boat yard: The current project would seem an opportunity to provide indications that the currently un-signed alternate entry to the boat yard, immediately adjacent to the PA2023-0051 property, is (apparently?) available for public use and access: Zoning Administrator - October 12, 2023 Item No. 4a Additional Materials Received Haronian Residence CDP (PA2023-0051) 2 From the plan on page 33, it appears 3 to 5 feet of this existing pathway are part of the PA2023- 0051 property, and on it some kind of gate and barrier will be constructed, beyond which gate there will be the primary exterior access to the ADU: Zoning Administrator - October 12, 2023 Item No. 4a Additional Materials Received Haronian Residence CDP (PA2023-0051) 3 This would seem likely to add to the perception of it as a private pathway. A sign on this new gate (or elsewhere) directing the public to the public access point, and ensuring them of the right to enter, would be an improvement over the current situation. The existing signage at Via Koron (also cited as a public access point in Fact B.2) is a bit better than at the Piazza Genoa LICA Boat Yard shown above, but still hardly welcoming to those who are not members of the Lido Isle Community Association: Zoning Administrator - October 12, 2023 Item No. 4a Additional Materials Received Haronian Residence CDP (PA2023-0051) 4 Finally, while the 228-square-foot ADU appears intended for independent occupancy, and PA2023- 0051 may technically still be a three-unit structure (but without the parking requirements of a three- unit building), the ADU seems very small, and hardly comparable to the 862 square-foot "Unit C" it will be replacing. -- Jim Mosher Zoning Administrator - October 12, 2023 Item No. 4a Additional Materials Received Haronian Residence CDP (PA2023-0051)