HomeMy WebLinkAbout03_DeCarrier Residential Condominiums_Tentative Parcel Map_Coastal Development Permit_PA2025-0029CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 30, 2025
Agenda Item No. 3
SUBJECT: DeCarrier Residential Condominiums (PA2025-0029)
▪Tentative Parcel Map
▪Coastal Development Permit
SITE LOCATION: 306 Marguerite Avenue Units A, B, and C
APPLICANT: Mark Teale, Teale Architecture
OWNER: John DeCarrier
PLANNER: Daniel Kopshever, Assistant Planner
dkopshever@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: Multiple Residential (RM)
•Zoning District: Multiple Residential (RM)
•Coastal Land Use Plan Category: Multiple Unit Residential (30.0-39.9 DU/AC) (RM-
E)
•Coastal Zoning District: Multiple Residential (RM)
PROJECT SUMMARY
A request for a coastal development permit (CDP) to demolish an existing triplex and
construct a new, three-story, 3,886 square-foot two-unit residence with 430 square feet of
attached, single-car garages and two carport spaces for a total of four parking spaces. The
project also includes a 304 square-foot internal Accessory Dwelling Unit (ADU) for a total of
three dwelling units proposed on the site. Also proposed is the construction of additional
appurtenances such as walls, fences, patios, hardscape, drainage devices, and
landscaping. The project complies with all applicable development standards and no
deviations are requested. A tentative parcel map (TPM) is requested to allow for an airspace
subdivision of the primary units for individual sale (i.e., for condominium purposes). No
waivers of Title 19 (Subdivisions) of the Newport Beach Municipal Code (NBMC) are
proposed. The tentative parcel map would allow the two primary dwelling units to be sold
individually. A CDP is required because the Property is located within the coastal zone.
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
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6, Chapter 3, and pursuant to Section 15315 under Class 15 (Minor Land Divisions)
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 the Tentative Parcel
Map and Coastal Development Permit (Attachment No. ZA 1).
DISCUSSION
Land Use and Development Standards
• The subject property is located in the RM Coastal Zoning District, which is intended
to provide areas appropriate for multi-unit residential developments. The proposed
two-unit residence and ADU is consistent with the City’s Coastal Land Use Plan,
General Plan, and Zoning Code.
• The property currently consists of one legal lot developed with a triplex. The lot is
rectangular in shape and is approximately 3,540 square feet in size.
• The surrounding neighborhood is developed with a mix of one and two-story single-
unit, two-unit, and three-unit dwellings with some three-story structures. The
nearest beach access is from Inspiration Point, which is approximately 900 feet south
of the subject property (Figure 1, below).
Figure 1: Oblique Aerial Image of Subject Property
Subject Property
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• The project is not eligible for a Waiver for De Minimis Development because it
involves a division of land for condominium purposes.
• The proposed development conforms 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 (Marguerite Ave) 5 feet 6 feet 4 inches
Sides 3 feet 3 feet
Rear (Alley) 5 feet 5 feet
Allowable Floor Area (max.) 3,888 square feet 3,886 square feet
Open Volume Area (min.) 377 square feet 529 square feet
Parking (min.) 2 spaces per unit, 1 in
garage 1 covered
2 spaces per unit, 1 in
garage 1 covered
Height (max.) 28-foot flat roof
33-foot sloped roof
33-foot sloped roof
Hazards / Water Quality
• The finished floor elevation of the first floor of the proposed structure is 112.74 feet
North American Vertical Datum of 1988 (NAVD 88), which complies with the
minimum 9.00-foot NAVD 88 elevation standard for new structures.
• The property is not located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Construction plans are reviewed
for compliance with the CBC before building permit issuance.
• The property does not abut coastal waters. A Construction Pollution Prevention Plan
was provided to implement temporary Best Management Practices (BMPs) during
construction to minimize erosion and sedimentation and to minimize pollution of
runoff into 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.
Public Access and Views
• The project site is not located between the nearest public road and the sea. Section
21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC
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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 includes the demolition of a triplex and the reconstruction of a two-
unit dwelling with an ADU on an RM zoned lot resulting in no change in number of
units. Therefore, the project does not involve a change in land use, density or
intensity that will result in increased demand on public access and recreation
opportunities. Furthermore, the project is designed and sited (appropriate height,
setbacks, etc.) so as not to block or impede existing public access opportunities.
• 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 from the Ocean Boulevard, approximately 635 feet southwest
of the property. The proposed project replaces an existing triplex with a new two-
unit dwelling that complies with all applicable Title 21 (Local Coastal Program
Implementation Plan) of the NBMC development standards and maintains a
building envelope consistent with the existing and anticipated neighborhood
pattern of development. The project ultimately should blend into the skyline and
does not have the potential to degrade the visual quality of the Coastal Zone or result
in significant adverse impacts on existing public views.
• Coastal access is currently provided and will continue to be provided along Ocean
Boulevard, by Inspiration Point which is approximately 800 feet south of the subject
property and by the Corona del Mar Main Beach Ramp which is approximately 900
feet south west of the subject property and grants ocean views. The project does not
include any features that would impede coastal access.
• The proposed residence implements architectural treatment and visual interest,
keeping with the design guidelines of the NBMC. The design implements open space
and articulation which prevents the residence from appearing overly bulky. The
project does not have the potential to degrade the visual quality of the Coastal Zone
or result in significant adverse impacts on existing public views.
Tentative Parcel Map
• The tentative parcel map for condominium purposes requires a coastal development
permit and conforms to Title 21 (Local Coastal Program Implementation Plan) of
the NBMC. The parcel map will meet the required findings found in NBMC Section
21.52.015(F) (Coastal Development Permits – Findings and Decision).
• 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.
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Therefore, the project of a two-unit residence and accessory dwelling unit to
replace the existing triplex does not result in a loss of residential density.
• The TPM will allow for the separate sale of each primary unit in the future. The
ADU is proposed as accessory to Unit A
• The project includes conditions of approval requiring public improvements, such
as the reconstruction of sidewalks, curbs and gutters along the Marguerite Avenue
frontage and along the alley frontages as needed. Existing private improvements
(pavers) within the Marguerite Avenue parkway will be removed and replaced with
sod or other drought tolerant landscaping and utilities will be undergrounded,
consistent with Title 19 (Subdivisions) of the NBMC.
• To avoid conflict between the proposed tentative parcel map boundaries and the
existing building footprint, the attached resolution includes Condition of Approval No.
2, which requires demolition of the existing buildings prior to recordation of the final
parcel map.
• This condominium project is not subject to the assessment of Fair Share Fees and
In-Lieu Park Dedication fees as the project does not result in the net increase of
residential units.
• The proposed subdivision and associated improvements are consistent with the
standards and policies of the Zoning Code, Local Coastal Implementation Plan, and
the General Plan. Complete findings and facts in support are enumerated in the
draft resolution (Attachment No. ZA 1).
ENVIRONMENTAL REVIEW
This project is exempt from the CEQA under Section 15315 under Class 15 (Minor Land
Divisions) of the State CEQA (California Environmental Quality Act) Guidelines., Title 14,
Division 6, Chapter 3 and 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.
The Class 15 exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four or fewer parcels when the division is in
conformance with the General Plan and zoning, no variances or exceptions are required, all
services and access to the proposed parcels are available, the parcel was not involved in
a division of a larger parcel within the previous two years, and the parcel does not have
an average slope greater than 20%. The Project includes a two-unit condominium
subdivision and will conform to all development standards, and therefore, is consistent
with and eligible for the Class 15 Exemption.
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Class 3 exempts the construction of limited numbers of new, small, structures including
construction of up to six dwelling units in urbanized areas. The proposed project consists
of the demolition of a three-unit dwelling and the construction of a new 3,886 square-foot,
three-story, two-unit dwelling with an internal ADU and two attached single-car garages
and two carports in the RM Coastal Zoning District. The project is consistent with the
Class 3 exemption.
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.
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) and Title 19 (Subdivisions) of the NBMC. For additional information
on filing an appeal, contact the Planning Division at 949-644-3200.
Prepared by:
JP/djk
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Tentative Parcel Map No. 2025-138
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2025-###
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 THREE-STORY TWO-UNIT
DWELLING WITH AN ACCESSORY DWELLING UNIT AND A
TENTATIVE PARCEL MAP FOR CONDOMINIUM PURPOSES
LOCATED AT 306 MARGUERITE AVENUE UNITS A, B, AND C
(PA2025-0029)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Mark Teale of Teale Architecture (Applicant) on behalf of the
owner John DeCarrier (Owner) with respect to property located at 306 Marguerite Avenue,
and legally described as Lot 8, Block 239, of the Corona Del Mar Tract (Property),
requesting approval of a coastal development permit (CDP) and a tentative parcel map
(TPM).
2. The Applicant requests a CDP to demolish an existing triplex and construct a new, three-
story, 3,886 square-foot two-unit residence with 430 square feet of attached, single-car
garages, and two carport spaces for a total of four parking spaces. The project also
includes a 304 square-foot internal Accessory Dwelling Unit (ADU) for a total of three
dwelling units proposed on the site. Also proposed is the construction of additional
appurtenances such as walls, fences, patios, hardscape, drainage devices, and
landscaping. The project complies with all applicable development standards and no
deviations are requested. A TPM is requested to allow for an airspace subdivision of the
primary units for individual sale (i.e., for condominium purposes). No waivers of the
Newport Beach Municipal Code (NBMC) Title 19 (Subdivisions) are proposed. The TPM
would allow the two primary dwelling units to be sold individually (Project).
3. The Property is categorized as RM (Multiple Residential) by the General Plan Land Use
Element and is located within the RM (Multiple Residential) Zoning District.
4. The Property is located within the coastal zone. The Coastal Land Use Plan category is
RM-E (Multiple Unit Residential) - (30.0 – 39.9 DU/AC) and it is located within the RM
(Multiple Residential) Coastal Zoning District.
5. A public hearing was held on October 30, 2025, online via Zoom. A notice of time, place
and purpose of the hearing was given in accordance with the 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.
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1. The Project is categorically exempt from the California Environmental Quality Act (CEQA)
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. Class 3 consists of construction and location of limited numbers of new, small facilities
or structures; installation of small equipment and facilities in small structures; and the
conversion of existing small structures from one use to another where only minor
modifications are made to the exterior of the structures. Class 3 also exempts the
demolition of up to three single-unit dwellings and additions of up to 10,000 square feet
to existing structures and allows the construction or conversion of up to three single-unit
dwellings. In this case, the Project will demolish an existing three-unit triplex and
construct a new 3,886 square-foot, three-story, two-unit residence with an ADU.
3. This Project is categorically exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315 under Class 15 (Minor Land Divisions) 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.
4. The Class 15 exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four or fewer parcels when the division is in
conformance with the General Plan and Zoning, no variances or exceptions are required,
all services and access to the proposed parcels are available, the parcel was not involved
in a division of a larger parcel within the previous two years, and the parcel does not
have an average slope greater than 20%. The Project is for a two-unit condominium
subdivision that will conform to all development standards and is therefore consistent
with and eligible for the Class 15 Exemption.
5. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The Project 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.
Coastal Development Permit
In accordance with Section 21.52.015(F) (Coastal Development Permits, Findings and
Decision) of the NBMC, the following findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
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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 3,888 square feet and the proposed floor area
is 3,886. The proposed floor area exempts 200 square feet from each of the two
attached single car garages, consistent with Table 2-3 of NBMC 21.18.030
(Residential Coastal Zoning Districts General Development Standards).
b. The Project provides the minimum required setbacks, which are five feet along the
front property line fronting Marguerite Avenue, three feet along each side property
line, and five feet along the rear property line abutting the alley.
c. The highest guardrail is less than 28 feet from established grade, an elevation of
141.45 feet North American Vertical Datum of 1988 (NAVD 88) and the highest
ridge is no more than 33 feet from established grade. The Project therefore
complies with all height requirements.
d. The Project provides a total of four parking spaces, two single-car garages and two
carport spaces, meeting the minimum requirement for a two-unit dwelling. No
parking is required for the ADU.
e. The Project proposes a minimum top of slab elevation of 112.74 feet NAVD 88,
which complies with the minimum 9.0-foot top of slab elevation requirement for
interior living areas of new structures.
2. The surrounding neighborhood is developed with a mix one- to three-story single, two-,
and three-unit dwellings. The proposed design, bulk, and scale of the Project is
consistent with the existing neighborhood pattern of development.
3. The Project proposes to demolish the existing triplex on-site to construct a two-unit
residence and attached ADU. 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 two-unit residences and accessory
dwelling unit land uses. Under Coastal Land Use Plan Table 2.1.1-1, the Multiple Unit
Residential (RM) category is intended to provide primarily for multi-family residential
development containing attached or detached dwelling units. Implementation Program
(IP) Table 21.18-1 in Section 21.18.020 (Residential Coastal Zoning Districts Land Use)
of NBMC shows “Two-Unit Dwellings” and “Accessory Dwelling Units” as allowed uses
in the RM Coastal Zoning District. Therefore, the project of a two-unit residence and
ADU to replace the existing triplex is consistent with the RM zoning and land use
designations and does not result in a loss of residential density.
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4. The Property is within a developed neighborhood, is located more than 800 feet from the
beach, and is not located near or adjacent to any natural landforms including coastal bluffs,
and is not within the proximity of any environmentally sensitive areas.
5. Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC.
Condition of approval no. 19 is included, which requires drought-tolerant species. Before
the issuance of building permits, the final landscape plans will be reviewed to verify
invasive species are not planted.
6. The Property 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 from
Ocean Boulevard, approximately 635 feet southwest of the property. Similarly, the nearest
coastal view road segments are located along Ocean Boulevard. These areas offer views
of the Pacific Ocean and the Newport Harbor. The Property is upland of these viewpoints
and lies outside their viewshed.
7. The proposed three-story design is consistent with the existing neighborhood pattern of
development. The project will not affect the existing views afforded from the viewing areas.
The project will replace an existing triplex with a new two-unit dwelling and ADU that
complies with all applicable development standards. The project presents the opportunity
to enhance views by updating a structure built in 1950 with a new building with an updated
design and is not near the Pacific Ocean or Newport Harbor, where public views are
oriented. Therefore, the project does not have the potential to degrade the visual quality of
the coastal zone or result in significant adverse impacts to public views.
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 between the nearest public road and the sea or shoreline.
As such, it is not necessary to assess the consistency with the public access and public
recreation policies of Chapter 3 of the Coastal Act. Implementation Plan Section
21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC 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 includes
the demolition of a triplex and the construction of a two-unit dwelling with an ADU on an
RM zoned lot. Therefore, the project does not involve a change in land use, density or
intensity that will result in increased demand on public access and recreation opportunities.
Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as
not to block or impede existing public access opportunities.
2. Coastal access is currently provided and will continue to be provided along Ocean
Boulevard, by Inspiration Point which is approximately 800 feet south of the Property and
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by the Corona del Mar Main Beach Ramp which is approximately 900 feet south west of
the Property. The project would not impact coastal access opportunities.
3. The TPM is for a property that is over 850 feet from the nearest beach and the approval of
the map will not affect public recreation, access, or views. There are several streets and
blocks of residential properties between the subject property and the Newport Harbor.
Tentative Parcel Map
In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps) of the
NBMC, the following findings, and facts in support of such findings, are set forth:
Finding:
C. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with applicable
provisions of the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
1. The TPM is for two-unit condominium purposes. The property owner proposes to
demolish the existing residential triplex and construct a new two-unit condominium building
with an ADU. The TPM will allow for the separate sale of each primary unit in the future.
The ADU is proposed as accessory to Unit A. The proposed subdivision and
improvements are consistent with the allowed density of the RM Zoning District and the
Multiple Residential (RM) General Plan Land Use designation.
2. The Property is not located within a specific plan area.
Finding:
D. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
1. The Property is physically suitable for attached residential dwellings, as it is regular in
shape and relatively flat. The Property is currently developed with a residential triplex
that will be replaced with an attached, two-unit residential condominium with an ADU.
2. The Property is accessible by pedestrians from Marguerite Avenue at the front property
line and from the alley abutting the rear property line. Vehicular access is available only
from the alley.
3. The Property is adequately served by existing utilities, including electrical, water, and
sewer. Conditions of Approval Nos. 16, 21, 22 and 23 require separate utility
connections for each condominium unit, including fire sprinkler lines.
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4. There is no proposed change in density. The Property is currently developed with three
residential units and will be redeveloped with a total of three units, resulting in no net
change in number of dwelling units.
Finding:
E. That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage nor substantially and avoidably injure fish or wildlife
or their habitat. However, notwithstanding the foregoing, the decision-making body may
nevertheless approve such a subdivision if an environmental impact report was
prepared for the project and a finding was made pursuant to Section 21081 of the
California Environmental Quality Act that specific economic, social, or other
considerations make infeasible the mitigation measures or project alternatives identified
in the environmental impact report.
Facts in Support of Finding:
1. The Property is located within a developed residential neighborhood that does not
contain any sensitive vegetation or habitat on-site.
2. This Project is exempt from CEQA pursuant to Section 15315 under Class 15 (Minor
Land Divisions) of the CEQA Guidelines.
Finding:
F. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Facts in Support of Finding:
1. The TPM is for residential condominium purposes. All improvements associated with the
Project will comply with all Building, Public Works, and Fire Codes, which are in place
to prevent serious public health problems. Public improvements will be required of the
Applicant pursuant to Section 19.28.010 (General Improvement Requirements) of the
NBMC and Section 66411 (Local agencies to regulate and control design of
subdivisions) of the Subdivision Map Act. The Project shall comply with all ordinances
of the City and all Conditions of Approval.
2. The Project has been conditioned to require public improvements, including the
reconstruction of sidewalks, curbs, and gutters along the Marguerite Avenue frontage
and the alley, as needed.
3. Existing improvements (paving, fence, walls) within the Marguerite Avenue parkway will
be removed and replaced with new turf or other drought tolerant landscaping.
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4. Utilities shall be undergrounded, consistent with Title 19 (Subdivisions) of the NBMC.
Finding:
G. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within
the proposed subdivision. In this connection, the decision-making body may approve a
map if it finds that alternate easements, for access or use, will be provided and that
these easements will be substantially equivalent to ones previously acquired by the
public. This finding shall apply only to easements of record or to easements established
by the judgment of a court of competent jurisdiction and no authority is hereby granted
to the City Council to determine that the public at large has acquired easements for
access through or use of property within a subdivision.
Fact in Support of Finding:
1. The Public Works Department has reviewed the proposed TPM and determined that the
design of the development will not conflict with easements acquired by the public at
large, for access through, or use of Property within the proposed development because
no public easements are located on the Property.
Finding:
H. The subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if
the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision
of the land would not be too small to sustain their agricultural use or the subdivision will
result in residential development incidental to the commercial agricultural use of the
land.
Facts in Support of Finding:
1. The Property is not subject to the Williamson Act because the Property is not designated
as an agricultural preserve and is less than 100 acres in area.
2. The Property is developed for residential use and is in the RM Zoning District, which
permits residential uses.
Finding:
I. In the case of a “land project” as defined in Section 11000.5 of the California Business
and Professions Code: (1) there is an adopted specific plan for the area to be included
within the land project; and (2) the decision-making body finds that the proposed land
project is consistent with the specific plan for the area.
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Facts in Support of Finding:
1. The California Business and Professions Code Section 11000.5 has been repealed by
the Legislature. However, this project site is not considered a “land project” as previously
defined in Section 11000.5 of the California Business and Professions Code because
the Project site does not contain 50 or more parcels of land.
2. The Project is not located within a specific plan area.
Finding:
J. Solar access and passive heating and cooling design requirements have been satisfied
in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Fact in Support of Finding:
1. The TPM and any future improvements are subject to Title 24 of the California Code of
Regulations (the California Building Code) which requires new construction to meet
minimum heating and cooling efficiency standards depending on location and climate.
The Newport Beach Building Division enforces Title 24 compliance through the plan
check and inspection process.
Finding:
K. The subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City’s share of the
regional housing need and that it balances the housing needs of the region against the
public service needs of the City’s residents and available fiscal and environmental
resources.
Fact in Support of Finding:
1. The Project is consistent with the RM Zoning District, which allows for multi-unit
residential developments. Therefore, the TPM for a two-unit, residential, condominium
with an ADU will not affect the City in meeting its regional housing needs.
Finding:
L. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board.
Fact in Support of Finding:
1. Wastewater is designed to discharge into the existing sewer system and complies with
the Regional Water Quality Control Board (RWQCB) requirements.
15
Zoning Administrator Resolution No. ZA2025-###
Page 9 of 12
Finding:
M. For subdivisions lying partly or wholly within the coastal zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three (3) of the Coastal Act.
Fact in Support of Finding:
1. The Property is located within the coastal zone; therefore, a CDP is required in
conjunction with the proposed TPM. The Project complies with the certified Local
Coastal Program (LCP) and public access and recreation policies of Chapter 3 of the
Coastal Act. The Facts in Support of Findings L and M for the CDP (below) are hereby
incorporated by reference.
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 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, and pursuant to Section 15315 under Class
15 (Minor Land Divisions) 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 the Coastal
Development Permit and Tentative Parcel Map filed as PA2025-0029, subject to the
conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference.
3. This action on the Vesting Tentative Tract Map shall become final and effective 10 days
following the date this Resolution was adopted unless within such time an appeal is filed
with the City Council in accordance with the provision of Title 19 (Subdivisions) of the
NBMC.
4. This action on the Coastal Development Permit 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 20
(Planning and Zoning) of the NBMC.
PASSED, APPROVED, AND ADOPTED THIS 30TH DAY OF OCTOBER 2025.
_______________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
16
Zoning Administrator Resolution No. ZA2025-###
Page 10 of 12
EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
2. Prior to recordation of the final parcel map, the existing residential triplex shall be
demolished.
3. Approval of this project does not constitute approval or implied approval for any future
property development permits, including but not limited to demolition permits, coastal
development permits, grading permits, or building permits.
4. 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 cause for revocation of this
approval.
5. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved
in compliance with the provisions of Title 19 (Subdivisions) and Title 21 (Local Coastal
Implementation Plan) of the NBMC.
6. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any 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 DeCarrier Residential Condominiums
including, but not limited to Coastal Development Permit and Tentative Parcel Map
(PA2025-0029). This indemnification shall include, but not 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 Applicant, City, and/or the parties initiating or bringing such
proceeding. The Applicant shall indemnify the City for all of the City's costs, attorneys'
fees, and damages, which the City incurs in enforcing the indemnification provisions set
forth in this condition. The Applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this
condition.
Public Works Department
17
Zoning Administrator Resolution No. ZA2025-###
Page 11 of 12
7. Prior to the final inspection of the building permit for new construction, a Parcel Map
shall be recorded. The Map shall be prepared on the California coordinate system NAVD
88. Prior to recordation of the Map, the surveyor/engineer preparing the Map shall
submit to the County Surveyor and the City of Newport Beach a digital-graphic file of
said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to
be submitted to the City of Newport Beach shall comply with the City’s CADD Standards.
Scanned images will not be accepted.
8. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Section s 7-9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subdivision Manual, Sub article 18. Monuments
(one inch iron pipe with tag) shall be set on each lot corner unless otherwise approved
by the Subdivision Engineer. Monuments shall be protected in place if installed prior to
completion of construction project.
9. After the recordation of the parcel map and prior to the building permit final, the Applicant
shall apply for a building permit for a description change of the subject project
development from “duplex with ADU to “condominium.” The development will not be
condominiums until this description change permit is final.
10. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
11. An encroachment permit is required for all work activities within the public right-of-way.
12. All damaged sidewalk panels, curb, gutter, sidewalk, and street along Marguerite
Avenue and any damaged concrete panels along the alley frontage shall be
reconstructed as determined by the Public Works Department.
13. Prior to the recordation of the parcel map, all existing overhead utilities shall be
undergrounded.
14. The existing City trees along the Marguerite Avenue frontage shall be protected in place.
15. All improvements shall comply with the City’s sight distance requirement per City
Standard 110-L.
16. Each for-sale unit shall be served by its individual water service/meter and sewer
lateral/cleanout. Each water meter and sewer cleanout shall be installed with a traffic-
grade box and cover.
17. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way could be
required at the discretion of the Public Works Inspector.
18
Zoning Administrator Resolution No. ZA2025-###
Page 12 of 12
18. Parkway paving, including the area between the back of walk and property line, within
the Marguerite Avenue frontage shall be removed. Turf or other drought tolerant
landscaping within the Marguerite Avenue parkway shall be installed.
19. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
20. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.
All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall
be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
Building Division
21. Prior to the recordation of the parcel map, separate utilities shall be provided for each
primary unit, including water, electrical and gas.
Fire Department
22. A NFPA 13D fire sprinkler system shall be required for the Project.
23. Each primary unit shall have their own dedicated water meter for the fire sprinkler
system.
19
Attachment No. ZA 2
Vicinity Map
20
VICINITY MAP
Coastal Development Permit and Tentative Parcel
Map (PA2025-0029)
306 Marguerite Avenue Units A, B, and C
Subject Property
21
Attachment No. ZA 3
Tentative Parcel Map No. 2023-193
22
BIRE II, LLCJOHN DECARRIER MANAGING PARTNER7202 W. COLLEGE DR., SUITE BPALOS HEIGHTS, IL 60463949.287.3117
SUBDIVIDER:
IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA
BEING A SUBDIVISION OF LOT 8, BLOCK 131 AS PER MAP OF CORONA DEL MAR TRACT FILED IN BOOK 3, PAGES 41 AND 42, OFMISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY.FOR CONDOMINIUM PURPOSES
CIVILSCAPES ENGINEERING, INC. WILLIAM D. ROLPH, PLS 9381
SHEET 1 OF 1
CIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677
SURVEYOR:
306 MARGUERITE AVE., NEWPORT BEACHPROJECT: 24043 | DATE: MAY 14, 2025
306 MARGUERITE AVE.NEWPORT BEACH, CA 92625APN: 052-103-17
SITE ADDRESS:
THE BEARINGS SHOWN HEREON ARE BASED ON THE BEARINGBETWEEN O.C.S. HORIZONTAL CONTROL STATION GPS NO. 6292AND STATION GPS NO. 6200 BEING N40°35'00"E PER RECORDSON FILE IN THE OFFICE OF THE ORANGE COUNTY SURVEYOR.
BASIS OF BEARINGS:OWNER/BENCHMARK:
DESIGNATION: 3K-28A-68
DESCRIPTION: DESCRIBED BY OCS 2003 - FOUND 3 3/4" OCS ALUMINUMBENCHMARK DISK STAMPED "3K-28A-68", SET IN THE SOUTHEASTERLY CORNEROF A 4 FT. BY 3.5 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THENORTHEASTERLY CORNER OF THE INTERSECTION OF BAYSIDE DRIVE ANDCARNATION AVENUE, 19 FT. NORTHERLY OF THE CENTERLINE OF CARNATIONAND 48 FT. EASTERLY OF THE CENTERLINE OF BAYSIDE. MONUMENT IS SET LEVELWITH THE SIDEWALK.
ELEV = 40.282 FT. (NAVD88), LEVELED 2011
ENGINEER/
ALLEY (14-FT R/W)
SEAVIEW AVE (50-FT R/W)
5' MIN.
5' MIN.
3'
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UNIT AGARAGE UNIT ACARPORT
UNIT BGARAGE UNIT BCARPORT
UNIT BENTRYSL=115.24
ADUSL=112.74
UNIT APROPOSED RESIDENCESL=112.74
3'MIN
.
23
Attachment No. ZA 4
Project Plans
24
GAS METER
UTILITY POLE
NO PARKING SIGN
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TWO STORY BUILDING308 MARGUERITE AVE
TWO STORY BUILDING304 MARGUERITE AVE
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SITE PLAN
OWNER
ARCHITECT
CONTRACTOR
SHEET INDEX
CODES
PROJECT DATA
VICINITY MAP
TEALE ARCHITECTURE2900 BRISTOL ST., BLDG A, SUITE 203COSTA MESA, CA 92626TEL: (949) 975-0123 EMAIL: mteale@tealearchitecture.comMARK TEALE . ARCHITECT C-22162
BIRE II, LLCJOHN DeCARRIER MANAGING PARTNER7202 W, COLLEGE DR. SUITE BPALOS HEIGHTS, IL 60463TEL: (949) 287-3117
MONTESANTOS BUILDERS INC.949-239-2022
GEORGE@MONTESANTOSBUILDERS.COMATTN: GEORGE MONTESANTOS, LICENSE #: 1077463
A-1 SITE PLAN, PROJECT DATAA-1.1 RESIDENTIAL CONSTRUCTION & CAL GREEN RESIDENTIAL MIN. REQ'S
A-1.2 GENERAL NOTES, TYPICAL SYMBOLS, CITY FORMS, SPA MIN. REQ'SA-2 FIRST FLOOR PLANA-2.1 SECOND FLOOR PLANA-2.2 THIRD FLOOR PLANA-2.3 DOOR AND WINDOW SCHEDULESA-2.4 ROOF PLAN
A-3 EXTERIOR ELEVATIONSA-3A DOOR/WINDOW EXHIBIT - ELEVATIONA-3B DOOR/WINDOW EXHIBIT - PLAN
A-4 BUILDING SECTIONSA-4.1 BUILDING SECTIONSA-4.2 BUILDING SECTIONS
A-5 FIRST FLOOR ELECTRICAL PLAN / REFLECTED CEILING PLAN / CONCEPT DUCTING LAYOUTA-5.1 SECOND FLOOR ELECTRICAL PLAN / REFLECTED CEILING PLAN /
CONCEPT DUCTING LAYOUTA-6 SQUARE FOOTAGE CALCULATIONSA-6A EGRESS DISTANCE EXHIBIT
AD-1 ARCHITECTURAL DETAILSAD-2 ARCHITECTURAL DETAILST-24A ENERGY CALCULATIONS
T-24B ENERGY CALCULATIONST-24C ENERGY CALCULATIONST-24D ENERGY CALCULATIONS
T-24E ENERGY CALCULATIONST-24F ENERGY CALCULATIONS
S-1 STRUCTURAL GENERAL NOTES & TYPICAL DETAILSS-2 FOUNDATION PLANS-2.1 SECOND FLOOR FRAMING PLAN & ROOF FRAMING PLAN
S-3 STRUCTURAL DETAILSS-4 STRUCTURAL DETAILS
C1 CIVIL TITLE SHEETC2 GRADING PLANC3 CONST. POLLUTION PREVENTION PLANC4 GEOTECHNICAL NOTESC5 GEOTECHNICAL NOTES, CONT.
1 of 1 TOPOGRAPHIC SURVEY
TENTATIVE PARCEL MAP
ALL WORK AND MATERIALS SHALL CONFORM STRICTLY TO THE 2022 C.B.C.; 2022 C.P.C.;2022 C.E.C.; 2022 C.M.C.; 2022 CEES (CA ENERGY); 2022 C.G. (CAL GREEN); CHAPTER 15 OFTHE NEWPORT BEACH MUNICIPAL CODE (NBMC); AND ALL OTHER FEDERAL, STATE ANDLOCAL CODE.EXTERIOR WALL & OPENING PROTECTION SHALL COMPLY WITH CHAPTER 7 OF CBC.EGRESS & EXITING SHALL COMPLY WITH CHAPTER 10 OF CBC.
LEGAL DESCRIPTION: TRACT: LOT: BLOCK: 239
APN# 052-103-17
ZONE RM
OCCUPANCY GROUP R-2/U (GARAGE)
CONSTRUCTION TYPE TYPE VB, SPRINKLERED
PARKING ONE-CAR GARAGE & (1) ONE-CAR CARPORT (PER UNIT)
NO SPECIAL HAZARDS APPLY
PA
2
0
2
5
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0
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2
9
DEFERRED SUBMITTALS
SEE STRUCTURAL AND SHORING DRAWINGS FOR SPECIALINSPECTIONS.VERIFY WITH STRUCTURAL PLANS.
-STRUCTURAL STEEL WELDING AND HIGH STRENGTH BOLTING
SPECIAL INSPECTIONS
PROJECT DESCRIPTION
NEW 3-STORY TWO-UNIT CONDOMINIUM DUPLEX +ADU. FRONT UNIT (UNIT A) IS THREE STORYWITH THREE BEDROOMS AND THE REAR UNIT (UNIT B) IS 3 STORY WITH TWO BEDROOMS.ALSO, PARCEL MAP AND A COASTAL DEVELOPMENT FOR A TWO-UNIT CONDOMINIUM DUPLEX+ ADU. THE PARCEL MAP WILL ALLOW EACH CONDO UNIT TO BE SOLD SEPARATELY.
HEIGHT CERTIFICATION
NOTE TO GENERAL CONTRACTOR:HEIGHT CERTIFICATION INSPECTION IS REQUIRED
SITE LEGEND
SURVEYOR / CIVIL ENGINEERING
CIVILSCAPES ENGINEERING28052 CAMINO CAPISTRANO, SUITE 213LAGUNA NIGUEL, CA 92677
TEL: (949) 464-8115INFO@CIVILSCAPES.COMWILLIAM D. ROLPH, P.E. #76698
LINE OF BUILDING FOOTPRINT
PROERTY LINE
SETBACK LINE
TREES
CONTOUR LINES (SEE TOPOGRAPHIC SURVEY AND GRADING PLANS)
SCO
WATER METER
SEWER CLEAN OUT
A/C AIR CONDITIONING CONDENSER. VERIFY SIZE WITH TITLE 24 REPORT.SOUND ATTENUATION DESIGN TO BE BE PROVIDED BY CONTRACTOR AT TIME OF PULLINGMECHANICAL PERMIT. COMPLY WITH: CNB MUNICIPAL CODE SECTION 10.26.045-PROVIDE ELEC. DISCONNECT, TO BE VISIBLE FROM UNIT, TO PROTECT MAINTENANCEPERSONAL DURING REPAIR OR MAINTENANCE.
PROVIDE BRINMAR SOUND BLANKET FOR SOUND COMPLIANCE (AS REQUIRED BY THEHOA)
REVISION HISTORY
12/16/2024
1/8" - 1'-0"
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REVISIONS:
Ren. 7/31/27No. C 22162
M ARK ET ELA
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FCAL
ENERGY NOTES
CITY OF NEWPORT BEACH NOTES
ALL DOORS FROM HOUSE TO POOL YARD MUST BE EQUIPPED WITH AN ALARM PERC.B.C. 3109 & N.B.M.C. 15.04.230. POOL ENCLOSURE AND SAFETY FEATURES SHALLBE PROVIDED.
DOORS TO POOL
NEW CONSTRUCTION, REQUIRES INSTALLATION OF A FIRE SPRINKLER SYSTEMTHROUGHOUT THE STRUCTURE. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLINGFOR ROOF SHEATHING INSPECTION. DEFERRED SUBMITTAL TO BE CERTIFIED BYPROJECT ARCHITECT PRIOR TO SUBMITTAL.
FIRE SPRINKLERS
EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TOINSTALLATION.
UTILITY
FIRE PIT IS UNDER THIS PLAN CHECK WITH A SEPARATE PERMIT TO BE OBTAINED ATTHE SAME TIME AS THIS PERMIT.
FIRE PIT
A/C UNIT INSTALLATION & LOCATION, POOLS, SPAS, FOUNDATION FOR POOL/SPA,WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRESEPARATE REVIEWS AND PERMITS.
SEPARATE PERMITS
THE SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THEOFFICE OF COUNTY SURVEYOR. EVIDENCE OF THE FILING SHALL BE SUBMTTED TOBUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION.
CORNER RECORD / RECORD OF SURVEY
ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE APPLICANT OFTHE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINCOMMUNITY ASSOCIATION APPROVAL OF PLANS.YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.
ASSOCIATION APPROVAL ADVISORY
ALL TEMPERED GLASS TO BE ETCH MARKED.TEMPERED GLASS
NEW CONSTRUCTION WITH SLAB ON GRADE SHALL INSTALL A CAPILLARY BREAK INCOMPLIANCE WITH THE CIVIL PLANS, SOILS REPORT, & STRUCTURAL PLANS.PROVIDE A MOISTURE VAPOR RETARDER CONSISTING OF A POLYETHYLENEMEMBRANE SUCH AS 15-MIL VAPOR BARRIER TO MEET ASTM E:1745 & E:1643, OREQUIVALENT. REFER TO SOILS REPORT WHICH GOVERNS OVER ARCHITECTURALAND CIVIL PLANS.
FLOOR SLABS - CAPILLARY BREAK
ALL WORK RELATED TO AIR CONDITIONING CONDENSERS AND POOL AND/OR SPAEQUIPMENT SHALL BE PERFORMED BY A LICENSED CONTRACTOR AS DESIGN-BUILDCONSTRUCTION. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC AND POOLAND/OR SPA EQUIPMENT PER ARI STANDARD 275, PRIOR TO OBTAININGMECHANICAL OR POOL/SPA PERMITS. SOUND LEVEL NOT TO EXCEED 50 DBA (55DBAWITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S CONSENT) PER SECTION10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE ADJACENT PROPERTYPATIO OR OPENING.
ACOUSTICS
RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE NONHAZARDOUSCONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH SECTION 4.408.1CAL GREEN CODE.
CONSTRUCTION AND DEMOLITION WASTE
PUBLIC WORKS
PLANNING
BUILDING HEIGHT CERTIFICATION UPON COMPLETION OF FRAMING AND PRIOR TOINSTALLATION OF ANY ROOF MATERIAL MUST BE SUBMITTED.A HEIGHT CERTIFICATION FROM A LICENSED ENGINEER MUST BE SUBMITTED FORSLAB HEIGHT CERTIFICATION PRIOR TO POURING CONCRETE SLAB.
BUILDING HEIGHT
OVERALL CHIMNEY HEIGHT FROM AN INTERIOR FIREPLACE (INCLUDING CAP AND/ORARRESTOR) PERMITTED TO EXCEED HEIGHT LIMIT ONLY AS REQUIRED BY C.R.C. ORMANUFACTURER SPECIFICATION PLUS ADDITIONAL 12" MAXIMUM FOR CAP/SPARKARRESTOR. THE PORTION THAT EXCEEDS HEIGHT LIMIT AND C.R.C. MINIMUM ISLIMITED NOT ONLY TO 12 INCHES IN HEIGHT BUT ALSO 2 FEET BY 4 FEET IN WIDTHAND DEPTH.
CHIMNEY HEIGHT
TRASH CAN STORAGE AREA TO BE OUT OF VIEW FROM PUBLIC PLACES AND MAYNOT BE LOCATED IN REQUIRED PARKING AREAS.
TRASH
PER SECTION 20.65.070 D, SKYLIGHTS MAY PROJECT A MAXIMUM OF 6" ABOVE THEFINISHED SURFACE OF A CONFORMING ROOF.
SKYLIGHTS
DISTANCE FROM FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACKPLUS WALL FINISH THICKNESS (MINIMUM) WHERE ADDITIONAL AREA IS LESS THAN25%. EXIST NON CONFORMING IS ACCEPTABLE PER C.N.B.
WALL FINISH TO PROPERTY LINE -SETBACK
PER CNB 20.30.110 A. 1. ACCESS TO SIDE SETBACK AREA. ON RESIDENTIAL LOTS,REGARDLESS OF THE SETBACK AREA ENCROACHMENTS ALLOWED BY THISSUBSECTION, A MINIMUM THIRTY-SIX (36) INCH WIDE PASSAGEWAY SHALL BEMAINTAINED WITHIN AT LEAST ONE SIDE SETBACK AREA ADJACENT TO THEPRINCIPAL STRUCTURE IN COMPLIANCE WITH THE FOLLOWING:i. THE PASSAGEWAY SHALL BE FREE OF ANY ENCROACHMENTS OROBSTRUCTIONS FROM GROUND LEVEL TO A HEIGHT OF EIGHT FEET, INCLUDINGMECHANICAL EQUIPMENT, AND OTHER ITEMS ATTACHED TO, OR DETACHED FROM,THE PRINCIPAL STRUCTURE;ii. FENCES AND WALLS LOCATED IMMEDIATELY ADJACENT TO THE PROPERTYLINE MAY ENCROACH UP TO SIX INCHES. NO REDUCTION OR MODIFICATION TO THISREQUIREMENT SHALL BE ALLOWED; ANDiii. THE OPPOSITE SIDE SETBACK AREA MAY HAVE ENCROACHMENTS ALLOWEDBY THIS SUBSECTION.
SIDE YARD ACCESS
A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5 FT. AND FORSHORING AND UNDERPINNING.
CAL-OSHA PERMIT
LANDSCAPE AREASPLANTER 1 7 S.F.PLANTER 2 44 S.F.PLANTER BED 1 9 S.F.PLANTER BED 2 9 S.F.69 S.F. TOTAL LANDSCAPE AREA= <500 S.F., THEREFORE, WELO NOT REQUIRED
SITE SLOPE CALCULATIONS
SEE ROOF PLAN SHEET FOR SITE SLOPE CALCULATIONS
SEE PAGE 2 OF THE CF1R FOR THE REQUIRED SPECIAL FEATURES:PLEASE NOTE THE FOLLOWING FEATURES THAT MUST BEINSTALLED AS CONDITION FOR MEETING THE MODELED ENERGYPERFORMANCE:x FLOOR HAS HIGH LEVEL OF INSULATION (UNIT A, B)x NON-STANDARD DUCT LOCATION (ANY OTHER THAN ATTIC)(UNIT A, B)x NORTHWEST ENERGY EFFICIENCY ALLIANCE (NEEA) RATEDHEAT PUMP WATER HEATER; SPECIFIC BRAND / MODEL, OREQUIVALENT, MUST BE INSTALLED (UNIT A, B AND ADU)x ONE OR MORE HEAT PUMP WATER HEATERS HAVE BEENMODELED AS DEMAND RESPONSE COMPATIBLE (UNIT A, BAND ADU)x CEILING HAS HIGH LEVEL OF INSULATION (UNIT B)x PV EXCEPTION 2: NO PV REQUIRED WHEN MINIMUM PV SIZE ( SECTION 150.1 (C) 14) < 1.8 KWDC 0 (KW) (ADU)x VARIABLE CAPACITY HEAT PUMP COMPLIANCE OPTION(VERIFICATION DETAILS FROM VCHP STAFF REPORT,APPENDIX B, AND RA3) (ADU)
TITLE 24 / REQUIRED SPECIAL FEATURES
THE FOLLOWING IS A SUMMARY OF THE FEATURES THAT MUST BEFIELD-VERIFIED BY A CERTIFIED HERS RATER AS A CONDITION FORMEETING THE MODELED ENERGY PERFORMANCE:BUILDING LEVEL VERIFICATIONS:x INDOOR AIR QUALITY VENTILATION ( UNIT A & B & ADU )x KITCHEN RANGE HOOD (UNIT A & B& ADU )x MINIMUM AIRFLOW (UNIT A & B)x VERIFIED REFRIGERANT CHARGE ( UNIT A & ADU )x FAN EFFICACY WATTS/CFM (UNIT A & B)x VERIFIED HEAT PUMP RATED HEATING CAPACITY (UNIT A & B &ADU)x DUCT LEAKAGE TESTING (UNIT A & B)x DUCTS LOCATED ENTIRELY IN CONDITIONED SPACECONFIRMED BY DUCT LEAKAGE TEST (UNIT A & B)x AIRFLOW IN HABITABLE ROOM (SC3.1.4.1.7) (ADU)x WALL-MOUNTED THERMOSTAT IN ZONES GREATER THAN 150FT2 (SC3.4.5) (ADU)x DUCTLESS INDOOR UNITS LOCATED ENTIRELY IN CONDITIONEDSPACE ( SC 3.1.4.1.8) (ADU)
TITLE 24 / HERS FEATURE SUMMARY
SETBACKS ARE MEASURED FROM PROPERTY LINE TO FACE OF FINISH SURFACE,UNLESS OTHERWISE SPECIFIED.
WALL FINISH TO PROPERTY LINE -SETBACK
THE GENERAL CONTRACTOR SHALL EXTENSIVELY PHOTOGRAPH THE SITE ANDPUBLIC RIGHT-OF-WAY PRIOR TO STARTING DEMOLITION/CONSTRUCTION AS PROOFOF THE EXISTING CONDITION FOR PUBLIC WORKS DEPARTMENT.
PROOF OF EXISTING CONDITIONS
REMOVAL OF ANY CITY TREES REQUIRES PRIOR APPROVAL FROM GENERALSERVICES DEPARTMENT.
TREES -PROTECT CITY TREES IN PLACE
PROVIDE TREES IN THE PARKWAY ADJOINING THIS SITE TO THE SATISFACTION OF THECITY ARBORIST, JOHN NELSON, GENERAL SERVICES DEPARTMENT.TEL:(949) 644-3797. APPROVAL FROM THE GENERAL SERVICES DEPARTMENT ISREQUIRED ON THE BUILDING INSPECTION CARD PRIOR TO FINAL INSPECTION.
TREES
ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN "A"LICENSED GENERAL ENGINEERING CONTRACTOR.
WASTEWATER CONTRACTOR
ALL WORK RELATED TO WATER PIPING IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN "A" LICENSEDGENERAL ENGINEERING CONTRACTOR.
WATER CONTRACTOR
CONTRACTOR SHALL RECONSTRUCT ALL DAMAGED/BROKEN CONCRETE CURB,GUTTER AND SIDEWALK ALONG MARGUERITE AVE FRONTAGE. -PER CIVIL PLANS.
SITE RECONSTRUCTION
A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY.ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.
ENCROACHMENT AGREEMENT
A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IFEXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATERSERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LIDWILL 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 OFTHE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKSINSPECTOR. CONTRACTOR IS RESPONSIBLE TO MAINTAIN THE PUBLIC RIGHT OF WAY ATALL TIMES DURING THE CONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUEDFOR ANY DAMAGE OR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY.
ENCROACHMENT PERMIT INSPECTION
PAVING MATERIAL FOR DECORATIVE CARRIAGE WALK AND DRIVEWAY APPROACHSHALL BE SUBMITTED BY THE GENERAL CONTRACTOR FOR AN ENCROACHMENTPERMIT / ENCROACHMENT AGREEMENT PRIOR TO ANY WORK IN THE PUBLIC RIGHTOF WAY. THIS WORK MUST BE COMPLETED BEFORE A BUILDING DEPARTMENTPERMIT FINAL CAN BE ISSUED.
ENCROACHMENT PERMIT / AGREEMENT
THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TOTHREE YEARS FROM THE DATE OF THE PERMIT FOR ALL PERMITS ISSUED AFTERAUGUST 21, 2019 AS REQUIRED BY NBMC SECTION 15.02.095.
CONSTRUCTION COMPLETION TIME LIMIT
PER T24, NO COOL ROOF REQUIREDCOOL ROOF
NOTES
ALL FAU'S SHALL COMPLY WITH THE SCAQMD NEW NOX REQUIREMENTS AQMD RULE1111. FAILURE TO BID AND INSTALL COMPLAINT EQUIPMENT WILL REQUIREREPLACEMENT, AT THE CONTRACTOR'S EXPENSE.
AQMD RULE 1111
"FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILSAND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOTEXCEED 42 INCHES FROM EXISTING GRADE PRIOR TO CONSTRUCTIONWITHIN THE REQUIRED FRONT SETBACK AREA(S).
TW 111.36EX. F.S. 108.90 = 2.46' ABV. EX.
LINE OF FIRST FLOOR FOOTPRINT(SHOWN HEAVY LINE WITH POCHE, TYP.)
6FT HIGHGATE
ELEC. METER - 400 AMPSEE SHT A-2 & A-5-FIELD INSPECTORS TO REVIEW &APPROVE UNDERGROUND SERVICE REQ.PRIOR TO CONC. PLACEMENT
NOTE:ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION ORFOR ADDITIONS GREATER THAN 50%.
NOTE:EDISON COMPANY APPROVAL ISREQUIRED FOR METER LOCATION PRIORTO INSTALLATION.
CONTRACTOR SHALL USE THE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TOEXCAVATE OR DEMOLISH' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIEDMAIL 30 DAYS PRIOR TO STARTING EXCAVATION, SHORING, OR COMPLETEDEMOLITION. CITY STANDARD FORM CAN BE OBTAINED AT:HTTP://WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395.PROOF OF CERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE.
30-DAY NOTICE OF INTENT TO EXCAVATE
THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TOTHREE YEARS FROM THE DATE OF THE PERMIT PER NBMC SECTION 15.02.095
TIME TO COMPLETION
PROVIDE A PROJECT INFORMATION SIGN THAT COMPLIES WITH NBMC SECTION15.60.030.
PROJECT INFORMATION SIGN
DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT AND/ORENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLANCHECK OR APPROVAL BY THE CITY.SEE STRUCTURAL ENGINEERING DRAWINGS AND ENGRG DRAWINGS FORDEFERRED SUBMITTALS. VERIFY WITH STRUCTURAL ENGINEER.
-- AUTOMATIC FIRE SPRINKLERS IN ACCORDANCE WITH NFPA 13D-- AIR CONDITIONING CONDENSER - SOUND ATTENUATION DESIGN-- SOLAR VOLTAIC PLANS - 3.83 KW PV SYSTEM - ARE REQUIRED FOR THISPROJECT AND MUST BE SUBMITTED AND APPROVED PRIOR TO THE ROOFSHEATHING INSPECTION
SWIMMING POOL EQUIPMENT. PENTAIR VSF INTELLIFLOW PUMPOR EQUAL LESS THAN 50DB.
AREAS: 306 MARGUERITE
2,129 S.F.
1,423 S.F.
113.45+0.5 = MIN. 113.95 FRONT OF GARAGE
113.48+0.5 = MIN. 113.98 FRONT OF GARAGE
30.63x2%=0.61+1=1.61108.38+1.61= 109.99 MIN SLAB 46.98x2%=0.94+1=1.94113.30+1.94= 115.24 MIN SLAB
NEW 6' WROUGHT IRON FENCE
FENCE AND WALLS LOCATED IMMEDIATELY ADJACENT
- HATCHED AREA - SEE NOTE ABOVE
FREE OF OBSTRUCTIONS OR ENCROACHMENTSMIN. 36" WIDE PASSAGE SHALL BE MAINTAINED
TO PROPERTY LINE MAY ENCROACH UP TO 6 INCHES
P R O P O S E D R E S I D E N C E
GARAGE A
GARAGE B CARPORT B
CARPORT AENTRY AF.SLAB: 112.74'
ENTRY BF.SLAB: 115.24'
SCREENEDTRASH
A D U
EX. WATER METER,PROTECT-IN-PLACE
NEW SEWER CLEANOUTON EX. LATERAL
EXIST. SEWER LATERAL& CLEANOUT
GAS
ELEC
NEW 42" WROUGHT IRON FENCE
A/C
ADU ENTRYF.SLAB: 112.74'
UP
UP
UP
UP
ADU PARKING.1 MILES TO TRANSIT. THEREFORE PARKING NOT REQUIRED FOR ADU.
EXISTING VINYL FENCEPROTECT-IN-PLACE
6FT HIGHGATE
6FT HIGHGATE
UNIT AFIRST FLOOR 850 S.F.
SECOND FLOOR 994 S.F.THIRD FLOOR 285 S.F.COVERED ROOF DECK 50 S.F.
GARAGE 9 S.F.(209 -200 S.F.)*
ADU 304 S.F.
UNIT BFIRST FLOOR 51 S.F.SECOND FLOOR 1,089 S.F.
THIRD FLOOR 283 S.F.COVERED ROOF DECK 70 S.F.GARAGE 21 S.F. (221 -200 S.F.)*
TOTAL HABITABLE AREA 3,856 S.F.
TOTAL GARAGE AREA 30 S.F.
TOTAL HABITABLE AREA + GARAGE 3,886 S.F.
FLOOR AREA LIMIT:BUILDABLE AREA: 2,592 S.F.2,592 S.F. x 1.5 = 3,888 S.F. MAX.
COMBINED THIRD FLOOR AREA AND COVERED DECK LIMITATION:BUILDABLE AREA: 2,592 S.F.2,592 S.F. x .5 = 1,296 S.F. MAX > 688 S.F. PROPOSED
SCREENED TRASH
(21) 1 GAL. ANIGOZANTHOSRUFUS (RED KANGAROOPAW) LOWER WATER /NON-INVASIVE
PATIO A
UP UP
TW 111.36EX. F.S. 109.28 = 2.08' ABV. EX.
UP UP
CONDO NOTES
-PRIOR TO BUILDING PERMIT ISSUANCE, THE CDP FOR THE RESIDENTIALSTRUCTURE AND THE PARCEL MAP SHALL BE APPROVED
-PRIOR TO ELECTRICAL RELEASE THE PARCEL MAP SHALL BE RECORDED
-THE BUILDING PERMIT IS ISSUED FOR CONDOMINIUM PURPOSES ANDFINAL INSPECTION SHALL NOT BE ISSUED UNTIL THE FINAL PARCEL MAPIS RECORDED
OPEN VOLUME AREABUILDABLE AREA = 2,518 S.F.
2,518 x .15 = 377.7 S.F. MIN. REQUIRED
OPEN VOLUME 1 = 167 S.F. (PATIO A)
OPEN VOLUME 2 = 362 S.F. (CARPORTS)
529 S.F. OPEN VOLUME PROVIDED
=OPEN VOLUME AREA (SEE PLAN BELOW FOR LOCATIONS)
OPEN VOLUME AREA TO HAVE 5'-0" MIN WIDTH, AND HEIGHT
OF 7'-6" MINIMUM.
7 SF
44 SF
9 SF
9 SF
(BUILDING SHALL BE EQUIPPED WITH AUTOMATIC FIRESPRINKLER SYSTEM IN ACCORDANCE WITH MIN. NFPA 13R)
*(4) The total gross floor area contained in all buildings and structures on adevelopment site shall not exceed 1.75 times the buildable area of thesite or 1.5 times the buildable area of the site in Corona del Mar;provided, that up to two hundred (200) square feet of floor area perrequired parking space devoted to enclosed parking shall not beincluded in calculations of total gross floor area.
335 S.F.
353 S.F.
PROPERTY LINE
PROPERTY LINE
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OBTAIN PERMIT FOR 2.48 KW DC SOLAR PV IN COMPLIANCE W/CF-1R FORM. (UNIT A)OBTAIN PERMIT FOR 2.00 KW DC SOLAR PV IN COMPLIANCE W/CF-1R FORM. (UNIT B)OBTAIN PERMIT FOR 0.00 KW DC SOLAR PV IN COMPLIANCE W/CF-1R FORM. (ADU)
SOLAR PV
REMOVE EXISTING CONC. PAVING INPARKWAY AND REPLACE W/ SEDUMANGLICUM (STONECROP) LOWWATER/ NON-INVASIVE. FLATS 2"PLUGS @ 6 " OC. MAX. HEIGHT 6"
FIRE SHUTTER
NEW WATER METER,SEE CIVIL PLANS
NEW CITY STANDARD CONCRETEPAVING BETWEEN BACK OF WALKAND P.L. - CITY ENCROACHMENTAGREEMENT REQ'D
8/19/2025 10:54:55 AM 25
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Ren. 7/31/25No. C 22162
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REVISIONS:
Ren. 7/31/25No. C 22162
MARK ET ELA
AT NEOIFOR
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FCAL
12/16/2024
NO SCALE
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WINDOWS
INSIDE OUTSIDE
PROPERTY LINE
CENTER LINE
SETBACK LINE OR HIDDEN LINE
BENCH MARK
DOOR DESIGNATION
WINDOW DESIGNATION
DETAIL REFERENCE
AIR CONDITIONING CONDENSER AS OCCURS. SEE T-24A SHEET (ENERGY CALCS) FOR MINIMUM SEERREQUIRED. COMPLY WITH SOUND REQUIREMENTS.
SECTION REFERENCE
DOORS
STAIRS
1. SEE SCHEDULE FOR DOOR SIZES, FEATURES, MANUFACTURER AND DETAILS. FRONT DOORS SHALLMAINTAIN 32" CLEAR IN OPEN POSITION. CRC R311.2.2. FOR RESIDENTIAL PROJECTS: DOORS AND FRAMES FROM 1-HOUR RATED GARAGE TO HOUSE WALLS SHALLBE RATED NO LESS THAN 20 MINUTE SMOKE CONTROL ASSEMBLY. (THE SEPARATION MAY BE LIMITED TOTHE INSTALLATION OF MATERIALS APPROVED FOR 1-HOUR FIRE RESISTIVE CONSTRUCTION ON THE GARAGESIDE AND A SELF CLOSING, TIGHT FITTING, 1-3/8" SOLID CORE WOOD DOOR, STEEL HONEYCOMB-COREDOOR, OR A DOOR HAVING A FIRE PROTECTION RATING OF NOT LESS THAN 20 MINUTES IS PERMITTED INLIEU OF 1-HOUR ASSEMBLY. DOORS SHALL BE SELF CLOSING AND LATCHING. PER CRC R302.5.13. ALL EXTERIOR DOORS SHALL BE WEATHER STRIPPED AT THE HEADS, JAMBS AND SILLS.
1. SEE SCHEDULE FOR DOOR SIZES, FEATURES, MANUFACTURER AND DETAILS.2. ALL GLASS ADJACENT TO DOORS AND WINDOWS WITHIN 18 INCHES OF WALKING SURFACES SHALL BEFULLY TEMPERED.3. ALL WINDOWS SHALL COMPLY WITH ANSI-S-134.1. ALL DOORS SHALL COMPLY WITH ANSI-S-134.2 -1972.4. ALL GLASS SHALL COMPLY WITH APPLICABLE FEDERAL CONSUMER SAFETY LAWS.5. EGRESS. ALL BEDROOMS SHALL HAVE EMERGENCY RESCUE WINDOWS OR DOORS.A. A MINIMUM 5.7 S.F. (5.0 S,F, IS ACCEPTABLE AT GRADE LEVEL) CRC R310.1.1 EXCEPTIONB. MINIMUM NET CLEAR OPENING WIDTH 20 INCHES.C. MINIMUM NET OPENING HEIGHT 24 INCHESD. MAXIMUM WINDOW SILL HEIGHT OF 44 INCHES ABOVE FLOOR.THERE SHALL BE CLEAR ACCESS FROM EMERGENCY ESCAPE OPENING TO A PUBLIC WAY. VERIFY ALLWINDOWS PRIOR TO ORDERING.6.**ALL TEMPERED GLASS SHALL BE ETCH MARKED**
STAIRS SHALL BE PER CRC R311.7.1. SEE PLAN FOR RISE AND RUN. MAXIMUM RISE OF 7.75 INCHES AND MINIMUM RUN (TREAD) OF 10 INCHES. R311.7.4 PROVIDE A NOSING BETWEEN 0.75” AND 1.25” ON STAIRWAYS WITH SOLID RISERS WHERE TREAD DEPTH IS LESS THAN 11”. R311.7.4.3 AND EXCEPTION 1. MINIMUM WIDTH OF 36 INCHES.R311.7.1 MINIMUM HEADROOM OF 6 FT. 8 INCHES. R311.7.22. WINDER TREADS: A. SHALL HAVE A MINIMUM TREAD DEPTH OF 10 INCHES AT A POINT 12 INCHES FROMTHE NARROW SIDE. R311.7.4.2 B. SHALL HAVE A MINIMUM TREAD DEPTH OF 6 INCHES AT ANY POINT WITHIN THE CLEAR WIDTH OF THE STAIR
3. LINE PER CRC R311.7.3. 1 12" DIAMETER HANDRAIL SPACED NOT LESS THAN 1 12" FROM WALL. EXTEND HANDRAILS 6" BEYOND TOP AND BOTTOM RISERS WITH ENDS RETURNED TO WALL OR NEWEL POSTS PERPLAN. ENCLOSED USABLE SPACE UNDER A STAIR SHALL BE PROTECTED WITH 12" GYP. BOARD MIN.4. GUARDRAILS SHALL BE 42" ABOVE FINISH FLOOR. INTERMEDIATE PICKETS SHALL BE SPACED SUCH THAT A SSPHERE 4" IN DIAMETER CAN NOT PASS THROUGH. CRC R312.3 EXP 2 EXCEPT THAT ON SIDES OF A STAIRTHE PICKETS MAY BE SPACED SUCH THAT A SPHERE 4 3/8" MAY NOT PASS THROUGH.
ATTIC VENT AND ACCESS. WHEN ATTIC OCCURS WITH 30" MINIMUM HEADROOM, PROVIDE AN ATTICACCESS 22"x30" (30"x30" WHERE F.A.U. OCCURS) LOCATED IN A CORRIDOR HALLWAY OR OTHER READILYACCESSIBLE LOCATION.
PREMANUFACTURED FIREPLACE WITH FLUE AND SPARK ARRESTOR BY "HEATILATOR", "LENNOX", OR "SUPERIOR",UL REPORT #147, OR EQUAL. PROVIDE FIREPLACE HEARTH PER MANUF. & CODE.DESA METAL PREMANUFACTURED FIREPLACES. INSTALL PER ICC REPORT ESR #2542.-FACROTY-BUILT FIREPLACES, CHIMNEYS AND ALL OF HEIR COMPONENTS SHALL BE LISTED IN ACCORDANCE WITHTHEIR LISTING AND MANUFATURER'S INSTALLATION INSTRUCTIONS.-DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT FIREPLACES EXCEPTWHERE SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNE SYSTEM ANDAREA INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS.- PROVIDE A PERMANANEMTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX IN A SOLID FUELBURBING FIREPLACE.-SOLID FUEL BURNING FIREPLACE MUST COMPLY WITH THE CALIFONIA ENERGY STANDARDS NANDATORYMEASURES"-GAS APPLIANCE FIREPLACE MST COMPLY WITH THE CALGREEN CODE REQUIREMENTS.
SKYLIGHTS. SKYLIGHTS SHALL BE MANUFACTURED BY BRISTOLITE UNLESS NOTED OTHERWISE. DUAL-PANESKYLIGHT. INSTALL PER ICC ESR-3177 AND MANUFACTURER RECOMMENDATIONS. SEE T-24 ENERGY CALCS.
HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP -ALL BEDROOMS AND CORRIDORS/ROOMS LEADING TOBEDROOMS. BATTERY OPERATED SMOKE DETECTOR ACCEPTABLE IN EXISTING CONSTRUCTION.
CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - LOCATE NEAR BEDROOMS & AWAY FROM GASAPPLIANCES AS PER MANUF.'S RECOMMENDATIONS
HOSE BIBB -PROVIDE ONE AT FRONT OF HOUSE AND ONE AT REAR
FUEL GAS - GAS KEY
SHOWER VALVES SHALL BE PRES. BALANCE THERMOSTAT MIXING VALVE TYPE "ANTI-SCALD"2.0 GPM FLOWRATE CPC SEC. 410.7. TILE WALLS TO +72" ABOVE THE DRAIN PER T.C.N.A. REQUIREMENTS.
TUB WITH TEMPERED GLASS SHOWER ENCLOSURE2.0 GPM FAUCET MAX. FLOWRATE-ACRYLIC U.N.O.TILE WALLS TO +72" ABOVE DRAIN PER T.C.N.A. REQ'TS
WATER CLOSET - MIN. 30" WIDE SPACEPROVIDE "LOW FLUSH" TOILETS. 1.28 GALLONS PER FLUSH
KITCHEN SINK1.8 GPM FAUCET
60 GAL. WATER HEATER -VENT TO OUTSIDE. PROVIDE P&T VALVE w/DRAIN PAN TO EXTERIOR. EARTHQUAKESTRAP 1/3 FROM TOP & BOTTOM INTO SOLID FRAMING.
SHOWER WITH TEMPERED GLASS (FRAMELESS) ENCLOSURE AND DOOR -PER PLAN.2.0 GPM FAUCET MAX. FLOWRATE-ACRYLIC U.N.O.TILE WALLS TO +72" ABOVE THE DRAIN PER T.C.N.A. REQUIREMENTS
TYPICAL SYMBOLS
REVISION
DECK DRAIN. THUNDERBIRD OR EQUAL. INSTALL PER MANUFACTURER'S RECOMMENDATIONS. 1/4 " PERFOOT MINIMUM SLOPE TO DRAIN. PROVIDE SEPARATELY PIPED OVERFLOW OR SCUPPER.
TANKLESS WATER HEATER. INSTALL PER MANUFACTURER'S RECOMMENDATIONS. SEE T-24 ENERGY CALCS.PROVIDE GAS LINE PIPING FOR TANKLESS WATER HEATER.
BATHROOM SINK. PROVIDE FULL HEIGHT POLISHED PLATE MIRROR, UNLESS NOTED OTHERWISE. SEE INTERIORELEVATIONS WHERE PROVIDED. FAUCET SHALL COMPLY WITH WATER FLOW REQUIREMENTS.-FAUCET 1.2 GPM FLOW RATE
DESIGNATIONSYM
TYPICAL PLUMBING SYMBOLS
DESIGNATIONSYM
W/H
W/H
WATERPROOFING, EXTERIOR WALL COVERING AND ROOFING
1. SEE PLANS AND ELEVATIONS FOR MATERIAL SPECIFICATIONS. THE CONTRACTOR SHALL OBTAIN A COPY OFALL PRODUCT INSTALLATION SPECIFICATIONS, ICC AND UL REPORTS AND HAVE THEM AVAILABLE ON SITE.2. AT BELOW GRADE WATERPROOFING (W/P) PROVIDE "MIRADRI 860/861" AS MANUFACTURERED BY CARLISLECOATINGS AND WATERPROOFING (CCW) (800) 527-7092 AS BLIND SIDE WATERPOOFING MEMBRANE.INSTALL CCW "MIRADRAIN" BACK FILL PROTECTION PRIOR TO BACK FILL. A MANUFACTURER'SREPRESENTATIVE SHALL INSPECT THE FLASHING AND ROUGH WORK PRIOR TO INSTALLATION. INSTALL PERMANUF. REPRESENTATIVES RECOMMENDATIONS. (USE MIRACLAY OVER MIRADRAIN WHERE APPLIED TOLAGGING)3. WHERE DECK WATERPROOFING OCCURS PROVIDE "DESERT CRETE SYSTEM" BY HILL BROTHERS CHEMICALCO. ORANGE CA. (626) 333-2251. CEMENTITIOUS SYSTEM DECK SURFACE, CLASS B. WHERE CLASS A ISREQUIRED, PROVIDE DESERT CRETE SYSTEM OVER DESERT BRAND MAGNISITE SYSTEM. MINIMUM SLOPEOF DECK SHALL BE 1/4" PER 1 FOOT. INSTALL PER UES EVALUATION REPORT # 586 . INSTALLATION MUSTBE PROVIDED BY HILL BROTHERS AUTHORIZED INSTALLER ONLY AND USING HILL BROTHERS TYPICALINSTALLATION DETAILS.4. FLASHING, CORNER BEAD, WEEP SCREED AND EXTERIOR SHEET METAL. PROVIDE FLASHING PER SHEETMETAL AND AIR CONDITIONING CONTRACTORS NATIONAL ASSOCIATION (SMACNA) RECOMMENDATIONS.(714) 547-1821. PROVIDE FLASHING AT VALLEYS, SKYLIGHT AND CHIMNEY PENETRATIONS. SEE ROOF PLANFOR "CORROSION RESISTANT SHEET METAL" FOR MATERIAL SPECIFICATION. - WHERE GALVANIZED STEELIS USED, PAINT TO MATCH ADJACENT ROOFING. EVERY EXTERIOR DOOR SHALL HAVE A CORROSIONRESISTANT SHEET METAL PAN THAT IS EPOXY PRIMED BETWEEN DISSIMILAR METALS.5. ATTIC VENT. PROVIDE ATTIC VENTILATION AT A RATE OF 1/150 OF THE ATTIC AREA AT THE EAVES. ATTICVENTS SHALL BE CORROSION RESISTIVE MATERIAL NOT LARGER THAN 1/4" SQUARE TO PREVENT VARMINTAND INSECTS FROM ENTERING THE ATTIC. PER CBC 1505.3 VENTILATION. EXCEPTION 1. THE OPENING AREAMAY BE 1/300 OF THE AREA OF THE SPACE VENTILATED PROVIDED 50 PERCENT OF THE REQUIRED OPENINGAREA IS PROVIDED BY VENTILATION LOCATED IN THE UPPER PORTION OF THE SPACE TO BE VENTILATED.6. ROOFING. ROOFING SHALL BE INSTALLED IN STRICT CONFORMANCE WITH MANUFACTURERSRECOMMENDATIONS. INSTALL OVER ROOFING FELT OR ADHESIVE BACKED WATERPROOF MEMBRANE ASSPECIFIED ON THE PLAN AND RECOMMENDED BY THE ROOFING MANUFACTURER.7. BLDG PAPER. PROVIDE WEATHER RESISTANT BARRIER: 2 LAYERS 15# BLACK BUILDING PAPER UNDER ALLEXTERIOR PLASTER. PROVIDE WEATHER RESISTANT BARRIER: 1 LAYER DUPONT "TYVEK" (TYPAR)HOMEWRAP UNDER ALL EXTERIOR SIDING. PER CBC. INSTALL PER ER-4000. PROVIDE FLASHING ANDSEALANT AROUND ALL EXTERIOR OPENINGS.8. PRESSURE TREATED LUMBER. UNLESS NOTED OTHERWISE PTDF SHALL BE "PRESERVE" ARSENIC ANDCHROMIUM FREE AS MANUFACTURED BY CHEMICAL SPECIALTIES INC. (CSI, INC.) (800) 421-8661EXPOSED EXTERIOR WOOD SHALL BE "PRESERVE PLUS" TREATED WITH ACQ PRESERVATIVE ASMANUFACTURED BY CSI, INC. ALL FASTENERS EXPOSED TO WEATHER SHALL BE CORROSION RESISTANT.9. FLASHING AROUND WINDOWS SHALL BE SELF-ADHESIVE "PROTECTOWRAP" FLASHING MIN. OR EQUALINSTALL PER ESR-1825. WHERE "SISALKRAFT", "BITUTHENE" OR OTHER FIBRE REINFORCED PAPER ISINDICATED AT OPENINGS USE "PROTECTOWRAP" TYPICAL.10. ALL EXTERIOR GLASS SHALL BE LOW E.11. WATERPROOFING MEMBRANE BELOW TILE SHALL BE LATICRETE 9235 WATERPROOF MEMBRANE. INSTALLPER ESR-1058 AND MANUFACTURERS RECOMMENDATIONS. ALL INSTALLERS SHALL HAVE A MINIMUM 10YEARS EXPERIENCE. INSTALL PER MANUFACTURERS REQUIREMENTS. THE GENERAL CONTRACTOR SHALLMAKE AN APPOINTMENT FOR THE OWNERS, OWNERS REPRESENTATIVE, MANUFACTURER, GENERALCONTRACTOR AND INSTALLER TO DISCUSS INSTALLATION DETAILS PRIOR TO COMMENCING WITH WORK.SUBSTRATE / PLYWOOD SHEATHING MUST BE SLOPED TO DRAIN MIN. 1/4" PER FOOT.12. WHERE EXTERIOR PAINTED WOOD TRIM IS USED PROVIDE WINDSOR ONE. 7950 REDWOOD DRIVE #4COTANTI, CA 94931. 707-665-9663 INSTALL PER WINDSOR ONE "EXTERIOR TRIM MANUAL".
GENERAL NOTES
TYPICAL MATERIAL SPECIFICATIONS
CODES
DRAWINGS AND SPECIFICATIONS
LIENS AND INSURANCE
CONTRACTOR (AND OWNER)
1. THE "GENERAL CONDITIONS FOR THE CONTRACT CONSTRUCTION", A.I.A. FORM A-201 IS HEREBY MADEPART OF THESE SPECIFICATIONS. THE CONTRACTOR SHALL EXECUTE THE CONTRACT WITH THE OWNER ONAN A.I.A. CONTRACT. CHANGES IN THE WORK SHALL BE ADMINISTERED, AND ADHERED TO, PER A.I.A.A-201.2. FIRE PROTECTION SYSTEM DESIGN, PERMITTING, AND CONSTRUCTION SHALL BE THE RESPONSIBILITY OFTHE CONTRACTOR.3. PATCH AND REPAIR ALL SURFACES DISRUPTED OR DAMAGED DURING CONSTRUCTION TO MATCHADJACENT SURFACE EXACTLY TO THE SATISFACTION OF THE ARCHITECT.4. THE CONTRACTOR SHALL VISIT THE SITE PRIOR TO BIDDING.5. THE CONTRACTOR SHALL PROVIDE STAKING. PART OF STAKING SHALL INCLUDE CHECKING FINISH FLOOR,RIDGE AND GRADE HEIGHTS. THIS WORK SHALL BE DONE PRIOR TO STARTING CONSTRUCTION. ANDDISCREPANCY OR CONFLICT BETWEEN THE FINISH FLOOR, ROOF OR GRADE HEIGHTS AND THECONSTRUCTION DOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT IMMEDIATELYAND BEFORE PROCEEDING WITH ANY OF THE WORK SO INVOLVED. WHERE A RIDGE HEIGHT IS SHOWN ONTHE ELEVATIONS, SECTIONS, OR ROOF PLAN RELATIVE TO A SURVEY, THE GENERAL CONTRACTOR SHALLSURVEY THE RIDGE PRIOR TO SETTING RAFTERS OR SHEATHING. REPORT INFORMATION TO THE ARCHITECTIN WRITING PRIOR TO SETTING RAFTERS OR SHEATHING. ACCOUNT FOR ROOFING THICKNESS IN THESURVEY HEIGHT. ARCHITECTURAL DRAWINGS INDICATE TOP OF SHEATHING.6. THE CONTRACTOR SHALL VERIFY, AND REPORT TO THE ARCHITECT, PRIOR TO BIDDING IF A POST-TENSIONCONCRETE SLAB OCCURS IN EXISTING CONSTRUCTION.7. THE CONTRACTOR SHALL VERIFY ALL ABBREVIATIONS WITH THE ARCHITECT.8. MOLD PREVENTION. THE CONTRACTOR SHALL INSTALL ALL ATTIC AND SUBFLOOR VENTILATION ASINDICATED ON THE DRAWINGS AND SHALL EXCEED BUILDING CODE REQUIREMENTS TO MITIGATE THEPOTENTIAL FOR MOLD. THE CONTRACTOR SHALL PROVIDE A LINE ITEM BID COST FOR MOLD TREATMENTAND MITIGATION PRIOR TO COVERING THE FRAMING. THE CONTRACTOR SHALL KEEP DRY AND VENTILATEALL BUILDING MATERIALS.9. WHERE DEMOLITION OCCURS, THE CONTRACTOR SHALL VERIFY THAT THE EXTENT OF DEMOLITION DOESNOT IMPACT THE PERMITS. WHERE EXISTING NON-CONFORMING CONSTRUCTION EXISTS, UNDER NOCIRCUMSTANCES SHALL ANY WORK BE DEMOLISHED WITHOUT PRIOR NOTIFICATION AND APPROVAL OF THEARCHITECT, OWNER AND APPLICABLE AGENCIES. WHERE EXISTING ROTTEN OR DAMAGED MATERIAL NEEDSTO BE REPLACED NOTIFY THE ARCHITECT AND OWNER PRIOR TO REMOVAL OF ANY MATERIAL.
1. ANY CONFLICT BETWEEN CODES AND THE CONSTRUCTION DOCUMENTS SHALL BE BROUGHT TO THEATTENTION OF THE ARCHITECT IMMEDIATELY AND BEFORE PROCEEDING WITH ANY OF THE WORK SOINVOLVED.2. THIS PROJECT SHALL COMPLY WITH THE C.B.C SECURITY PROVISION 1004.3, 1016.4, 1017.11,1017.12,1019.6, 1005.8.1, 310.4.3. THIS PROJECT SHALL COMPLY WITH CALIFORNIA ENERGY CONSERVATION STANDARDS FORNON-RESIDENTIAL BUILDINGS (OR RESIDENTIAL BUILDINGS -FOR A RESIDENCE).
1. CONTRACTOR TO VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD. REPORT ANY DISCREPANCIES TOTHE ARCHITECT PRIOR TO STARTING WORK. THE CONTRACTOR SHALL MAKE AND ADD ALL CORRECTIONSNECESSARY DUE TO NEGLIGENT FIELD VERIFICATION AT HIS OWN EXPENSE.2. ANY OMISSIONS OR CONFLICTS BETWEEN THE VARIOUS ELEMENTS OF THE WORKING DRAWINGS AND/ORSPECIFICATIONS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHTIECT BEFORE PROCEEDING WITH ANYOF THE WORK SO INVOLVED. THE CONTRACTOR OR OWNER SHALL NOT PROCEED WITH ANY WORK UNTILTHESE ITEMS ARE RESOLVED. THE ARCHITECT IS NOT RESPONSIBLE FOR ANY SUBSURFACE CONDITIONS.3. DRAWING AND MATERIAL SPECIFICATIONS ARE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A COMPLETEBUILDING. THE CONTRACTOR SHALL EXECUTE PARTS AND DETAILS EVEN WHEN NOT FULLY SHOWN ORDESCRIBED. THE CONTRACTOR SHALL EXECUTE NOT FULLY SHOWN OR DESCRIBED PARTS AND DETAILSACCORDING TO STANDARD AND CUSTOMARY TRADE PRACTICE AND IN SIMILAR MANNER AND SPIRIT OFDETAILS WHICH ARE SHOWN ON DRAWINGS OR DESCRIBED IN SPECIFICATIONS.4. IF DETAILS ARE CONSIDERED UNSOUND, UNSAFE, NOT WATERPROOF, OR NOT WITHIN CUSTOMARY TRADEPRACTICE, NOTIFY THE ARCHITECT IMMEDIATELY. IF WORK IS PERFORMED, IT WILL BE ASSUMED THAT NOOBJECTION IS MADE TO THE DETAIL.5. ANY DEVIATION FROM THE CONSTRUCTION DOCUMENTS OR SPECIFICATIONS BY THE OWNER OR CONTRACTORWITHOUT THE ARCHITECT'S APPROVAL RELEASES THE ARCHITECT OR RESPONSIBILITY AND LIABILITY OF ALLWORK SO INVOLVED. THE ARCHITECT IS NOT RESPONSIBLE FOR CONTRACTOR'S NON COMPLIANCE WITHCONTRACT DOCUMENTS.6. THESE DRAWINGS AND/OR SPECIFICATIONS, AS INSTRUMENTS OF SERVICE, ARE THE EXCLUSIVE PROPERTY OFTHE ARCHITECT. RE-USE, REPRODUCTION OF ANY KIND, WITHOUT THE WRITTEN PERMISSION OF THEARCHITECT, IS PROHIBITED.
1. THE GENERAL CONTRACTOR SHALL PROVIDE THE OWNER (AND CLIENT WHEN APPLICABLE) WITH CERTIFIEDWAIVER OF LIENS AND CERTIFIED WAIVER OF LIENS BY ALL SUBCONTRACTORS AND SUPPLIERS.2. THE CONTRACTOR SHALL PROVIDE WORKERS' COMPENSATION INSURANCE, COMPREHENSIVE BODILYINJURY, FIRE INSURANCE, AND PROPERTY DAMAGE LIABILITY INSURANCE FOR THE DURATION OF THEPROJECT.3. PROTECT AND HOLD HARMLESS THE OWNER (AND CLIENT WHERE APPLICABLE) AND HISREPRESENTATIVES, ARCHITECTS, AGENTS, ASSIGNS, CONSULTANTS, EMPLOYEES, AND OFFICERS FROMANY LIABILITY WHAT-SO-EVER INCLUDING ATTORNEY'S FEES AND EXPENSES, FROM ANY INJURY TO ANYPERSON, OR PERSONS, OR PROPERTY UNTIL COMPLETION OF THE PROJECT.4. LIMIT OF ARCHITECTS' LIABILIY. THE OWNER (OR CLIENT WHERE APPLICABLE) AND CONTRACTORRECOGNIZE THE INHERENT RISKS CONNECTED WITH CONSTRUCTION AND AGREE TO LIMIT ANY AND ALLLIABILITY, CLAIM FOR DAMAGES, COST OF DEFENSE, AND EXPENSES TO BE LEVIED AGAINST THE ARCHITECTON ACCOUNT OF A DESIGN DEFECT, ERROR, OMISSION, OR PROFESSIONAL NEGLIGANCE TO A SUM NOT TOEXCEED THE AMOUNT OF THE ARCHITECTS' HOURLY FEE.
1. THE CONTRACTOR SHALL AT ALL TIMES KEEP THE PREMISES FREE FROM ALL ACCUMULATIONS OF WASTEMATERIAL OR RUBBISH CAUSED BY HIS EMPLOYEES OR SUBCONTRACTORS. AT THE COMPLETION OF THEWORK, THE CONTRACTOR SHALL REMOVE ALL RUBBISH, DEBRIS, EQUIPMENT AND SURPLUS MATERIALS FROMIN AND ABOUT THE PROJECT AND LEAVE THE WORK "BROOM CLEAN."2. THE CONTRACTOR SHALL VISIT THE SITE AT LEAST ONCE PRIOR TO SUBMITTING A BID.3. THE CONTRACTOR SHALL DETERMINE THE LOCATION OF UTILITY SERVICES IN THE AREA TO BE EXCAVATEDPRIOR TO ALL EXCAVATION. THE CONTRACTOR SHALL REPAIR ALL DAMAGED UTILITIES DUE TO FAULTYVERIFICATION.4. THE CONTRACTOR SHALL PROVIDE PORTABLE FIRE EXTINGUISHERS ACORDING TO FIRE DEPARTMENTREQUIREMENTS.5. THE GENERAL CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES,AND FEES REQUIRED BY CITY, COUNTY, AND STATE LAWS, EXCEPT GENERAL BUILDING PLAN CHECK FEE WHICHWILL BE PAID FOR BY THE OWNER (OR CLIENT WHEN APPLICABLE). THE CONTRACTOR SHALL INCLUDE ALLTHE ABOVE IN CONSTRUCTION.6. THE GENERAL CONTRACTOR WILL INFORM THE ARCHITECT ONE WEEK PRIOR TO FINAL INSPECTION FOR THEARCHITECT TO VISIT THE SITE AS PART OF THE CONTRACT.7. THE CONTRACTOR SHALL NOT USE ARROW TRUSS CO. IN UPLAND, CA FOR TRUSS REQUIREMENTS
JOB SITE VISITS
CONTRACTOR SHALL INFORM THE ARCHITECT PRIOR TO ALL STAGES OF CONSTRUCTION LISTED BELOW. IF THEARCHITECT'S ATTENDANCE IS NEEDED, CONTRACTOR AND/OR OWNER SHALL MAKE AN APPOINTMENT WITH THEARCHITECT (OR THE ARCHITECT'S REPRESENTATIVE) 3 WORKING DAYS PRIOR TO THE FOLLOWING STAGES OFCONSTRUCTION. ATTENDANCE BY THE ARCHITECT IS AT THE DISCRECTION OF THE ARCHITECT AND PAYMENT FORTHIS SERVICE SHALL BE PER CONTRACT.
1. FOUNDATION, PRIOR TO POURING CONCRETE (WHEN NEEDED.)2. FRAMING, PRIOR TO ROOF FRAMING. (TO REVIEW DUCTING LAYOUT AND ROOF HEIGHTS).3. LIGHTING (WHERE THE LIGHTING DESIGN IS SOLELY THE RESPOSIBILITY OF THE ARCHITECT).4. FRAMING, PRIOR TO DRYWALL.5. AFTER INSTALLATION OF CABINETS AND FLOORING. (WHEN NEEDED.)
SPA MINIMUM CONSTRUCTION REQUIREMENTSCITY FORMS
27
GAS METER
UTILITY POLE
G SIGN
AL
L
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Y
TWO STORY BUILDING308 MARGUERITE AVE
TWO STORY BUILDING304 MARGUERITE AVE
FIRST FLOOR PLAN
FIRE SHUTTER
C A R P O R T A
C A R P O R T B
KEY NOTES -FLOOR PLAN
2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE.
F1
F2
F3
F4
F5
F6
F7
5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE.5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE"X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.)PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT.1.28 GALLONS PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1.-PLUMBER AND MECHANICAL SUBCONTRACTOR SHALL COORDINATE VENTLOCATIONS TO AVOID SOLAR PANEL ARRAY. VENTS IN THIS AREA SHALL BEAPPROVED BY ARCHITECT PRIOR TO INSTALLATION. FAILURE TO DO THISWILL REQUIRE REMOVAL AT THE COST OF THE CONTRACTOR.--NOT USED.30"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING
TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE DRAIN.DOOR SHALL SWING OUT. PROVIDE 28" MINIMUM WIDE DOOR. NET AREA OFSHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH (7.1 SQ. FT.) OFFLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER CIRCLE.
F8
F9
F10
F11
F13
F14
F12
APPLIANCES PER OWNER.
HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATEDSMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O -LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PERMANUF.'S RECOMMENDATIONSPROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FORCONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L INFORMATION.
CLOSET SHELF AND POLE - CONTRACTOR SHALL PROVIDE AN ALLOWANCEFOR CABINETRY CLOSET ORGANIZER IN THE MASTER CLOSET.--NOT USED.
--NOT USED. HEATING AND AIR CONDITIONING UNIT. FAN COILSEE DETAIL FOR ADDITIONAL INFO:
--NOT USED. WASHER AND DRYER HOOKUP. LEVER FAUCETS
COLD WATER STUD-OUT AND SHUT OFF VALVE IN CABINET ADJACENT TOREFRIGERATOR FOR ICE MAKER.--NOT USED. 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH.SEE FOUNDATION PLAN. SEE DETAIL:
ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSEDSIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.7GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND.AS SELECTED BY OWNER.NEW STAIRS -SEE SYMBOLS -SHEET A-1.1-WOOD HANDRAIL +36" A.F.F.ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6--NOT USED. GUARD +42" A.F.F. OPENINGS (AS OCCUR) BETWEEN PICKETS (ASOCCUR) SHALL PRECLUDE THE PASSAGE OF A 4" DIA. SPHERE.
--NOT USED. VELUX VSE DUAL-PANE SKYLIGHT WITH ELECTRICAL OPERATION. (SEEROOF PLAN FOR SIZE.) INSTALL PER MANUFACTURER RECOMMENDATIONS
20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT 3"ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICALPANEL TO ANY WALL SURFACE OR OBSTRUCTION.
--NOT USED. DECK: TILE o/MORTAR BED o/ENKADRAIN o/WATERPROOFMEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUMSLOPE. (DROP DECK SHT'G 2-1/2" FROM FLOOR SHT'G AT WALL EDGE TOACCOMODATE FOR 1-1/2" MORTAR BED AND TILE)
--NOT USED. WATERPROOFING. SEE "WATERPROOF MEMBRANE"SPECIFICATION SHEET A-1.2. TYPICAL INDICATES MIRADRAIN SHORINGCONDITION. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUT BACK.
LIGHT & VENTILATION
NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1NET VENTILATION SHALL BE 4% OF THE FLOOR AREA
LIV/KIT/DIN A 47.20 S.F. WNDW AREA REQ'D 206 S.F. PROVIDED590 S.F. 23.6 OPERABLE WNDW AREA REQ'D 160 S.F. PROVIDED
ADU 10.72 S.F. WNDW AREA REQ'D 39 S.F. PROVIDED134 S.F. 5.36 OPERABLE WNDW AREA REQ'D 39 S.F. PROVIDED
F15
F16
F17
F18
F19
F20
F21
F22
F23
F24
F25
F26
F27
SCALE:
START DATE:
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REVISIONS:
Ren. 7/31/27
No. C 22162
MARK ET ELA
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FCAL
12/16/2024
1/4" - 1'-0"
A-2
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TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET"WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72"MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/PPER ICC ESR-1058. SHOWER HEAD AT +80" A.F.F. PROVIDE BID FOR ONE SOAPNICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD.
PREMANUFACTURED SEALED DIRECT VENT GAS BURNING FIREPLACE.-PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE.-INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS.-CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BYAPPROVED LISTING AGENCY (ICC-ES, WARNOCK-HERSHEY, INTERTEK)-LIVING ROOM UNIT A: FLARE FF70H. PROVIDE HEAT RELEASE VENT PERMANUFACTURER AND APPROVED BY INTERIOR. UL LISTED AND TESTED UNDER:ANSI Z21.88 • CSA 2.33 STANDARDS.-WHEN TV IS RECESSED ABOVE FIREPLACE, PROVIDE STEEL STUD FRAMING
F28
--NOT USED. ELEVATOR. SEE SPEC'S, SHEET A-5. SEE DETAILS:ELEVATOR AND ELEVATOR DOORS SHALL COMPLYWITH ASME A17.1. INSTALL PER MANUFACTURER'S SPECIFICATION.
F29
--NOT USED. 4" DIA. DRYER VENT. VENT TO OUTSIDE AIR W/ BACKDRAFTDAMPER. VENT TERMINATION MUST BE NOT LESS THAN 3 FT. FROMOPERABLE WINDOW/DOOR OPENINGS. CMC502.2.1.
CO
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CONTRACTOR TO PROVIDE EPOXY FINISH ON GARAGE FLOOR. COLOR TO BEAPPROVED BY CLIENT.F30
--NOT USED. WESTCOAT SPECIALTY COATINGS. WESTCOAT ALX CLASS ADECK WATERPROOFING. INSTALL PER MANUFACTURER AND UES 587. 1/4"PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G 1-1/2" FROM FLOOR SHT'GAT WALL EDGE TO ACCOMODATE FOR 1" DECK FINISH)
F25A
--NOT USED. SOLAR PANEL ARRAY ON ROOF ABOVE.SEE KEYNOTE F4 ABOVE TO ADDITIONAL INFORMATION.F31
2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/INTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISHPTDF SILL PLATE AT CONCRETE SLAB. INSULATION PER T-24 SHEET.INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR.PROVIDE EL & EL 5.25" S4S NOTCHED MODERN BASEBOARD - 392MUL-5, UNLESSOTHERWISE NOTED BY INTERIOR DESIGNER.
WALL LEGENDINTERIOR DESIGN
HEAT PUMP WATER HEATER. PROVIDE P & T VALVE WITH DRAIN TOOUTSIDE. ANCHOR PER MANUF. PROVIDE HORIZONTAL VENT TO OUTSIDE.INSTALL ISOLATION/SERVICE VALVES. SEE DETAIL FOR MORE INFO.SEE T24 FOR TANK SIZE.
FLOOR FINISH:FLOOR FINISHES SHOWN ON ARCHITECTURAL FLOOR PLANS ARE GRAPHICREPRESENTATIONS ONLY. REFER TO INTERIOR DESIGNER OR OWNER FORACTUAL MATERIAL SPECIFICATIONS.
FURNITURE:FURNITURE SHOWN ON ARCHITECTURAL FLOOR PLANS ARE GRAPHICREPRESENTATIONS ONLY. REFER TO INTERIOR DESIGNER OR OWNER FORACTUAL FURNITURE SELECTIONS, IF APPLICABLE.
--NOT USED. PROVIDE 2X8 CONTINUOUS GRAB BAR REINFORCING: ON ALLSHOWER WALLS & AT WATER CLOSET ON BOTH SIDES OF THE FIXTURE, ORONE SIDE WALL AND THE BACK WALL. REINFORCING TO BE LOCATEDBETWEEN 32" & 39 1/4" ABV THE FINISHED FLOOR AND FLUSH W/ THE WALLFRAMING. INFORMATION IDENTIFYING THE LOCATION OF GRAB BARREINFORCEMENT SHALL BE PLACED IN THE OPERATION AND MAINTENANCEMANUAL PER THE CALIFORNIA GREEN BUILDING STANDARDS CODE,CHAPER 4, DIVISION 4.4 (CRC R327.1). SEE
F32
DOORBELL, IF PROVIDED, SHALL NOT EXCEED 48" ABOVE EXTERIOR FIN. SURFACE,MEASURED FROM THE TOP OF THE DOORBELL ASSEMBLY. (CRC 327.1.4)F33
F9A APPLIANCES PER OWNER. PROVIDE VENTING FOR COOKING. SEE ELECTRICALPLANS A-5.
GAS
ELEC.
PANTRY
K I T C H E N A
D I N I N G A
DW TR.
REF.FRZR
HEATPUMPW/H
L I V I N G A
A D U
REF.
TV ABV
P O W D E R A
G A R A G E A
G A R A G E B
E N T R Y B
UPUP
C A R P O R T A
C A R P O R T B
CAB.
A/C
TRASH
TRASH TRASH TRASH
E N T R Y AF.SLAB: 112.74'
F.SLAB: 115.24'
F.SLAB: 112.74'
PLA
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114.16 T.W.
UP
UP
P A T I O A
UP UP
UP
UP
UP
UP
PA
PA
PROPERTY LINE
PROPERTY LINE
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GATEGATE
GATE
LINEAR DRAIN-SEE CIVIL
MEDIUM DENSITY OVERLAY 1/2"OVER BUILDINGPAPER PAINT BLACKMAX.-1 1/2"
-1/4" FINISH-2" SLAB RECESS
MAX.-1 1/2"
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4
"
WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF)PROVIDE A WHOLE-BUILDING MECHANICAL VENTILATION SYSTEM INACCORDANCE WITH THE T24 ENERGY CALCULATIONS:WHOLE BUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR,SUPPLY AIR OR COMBINED. NATURAL VENTILATION THROUGHDOORS/WINDOWS OR CONTINUOUS OPERATION OF FORCED AIR SYSTEMAIR HANDLERS USED IN CENTRAL FAN INTEGRATED VENTILATIONSSYSTEMS ARE NOT A PERMISSIBLE METHODS OF PROVIDINGWHOLE-BUILDING VENTILATION. BEES 150(o), EXC.. 5 TO 152(A) & ASHRAESTD. 62.2
UNIT A: PROVIDE 89 CFM MIN. EXHAUST FAN PER ENERGY CALCS., 1 SONEPERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATIONCONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS INUSE." SEE THIRD FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN.PROVIDE PANASONIC WHISPERGREEN SELECT FAN 110 CFM.
UNIT B: PROVIDE 62 CFM MIN. EXHAUST FAN PER ENERGY CALCS., 1 SONEPERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATIONCONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS INUSE." SEE THIRD FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN.PROVIDE PANASONIC WHISPERGREEN SELECT FAN 80 CFM.
ADU: PROVIDE 22 CFM MIN. EXHAUST FAN PER ENERGY CALCS., 1 SONEPERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATIONCONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS INUSE." SEE FIRST FLOOR ADU PLAN FOR WHOLE HOUSE VENTILATION FAN.PROVIDE PANASONIC WHISPERGREEN SELECT FAN 80 CFM.
SEE KEYNOTE E3 (A-5 , A-5.1) FOR ADDITIONAL INFORMATION.
18R @ 6.51" EA.17T @ 11" EA.
UP
14R @ 6.53" EA.13T @ 11" EA.
6R @ 6.79" EA.5T @ 11" EA.
F1
F1
F2
F2
F3
F3
F3
F4
F4
F4F9A
F4
F9A
F6
F7
F17F9
F17F9
F9
F8
F10 F10
F10
F11
F11
F11
F11
F11
F11F11
F11
F12
F19
F20
F20
F21 F21
F28
F30
F30
F33 F33
F33
ELEC.ELEC.
GASGAS
UNIT BUNIT A
A-1 A-2
A-3
G1
A-4 G2
A-5
C-1
B-1
C-2
C-3
B-2
E E
E
FT
A-A
A-B
A-DA-E
C-A
C-BC-BC-B EEE B-A1
B-A2
T
T
T
T
2'X2' WALL MOUNTSPACE HEATERPANEL 400 W
F32
F32
NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK.NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY.ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O.ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O.OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED
NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.-SEE STRUCTURAL DRAWINGS.-5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH-PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN" GYPSUMBOARD -GREEN BOARD NOT ACCEPTABLE IN SHOWERS OR TUBSURROUNDS.PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO HOUSE.PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOWALL EXTERIOR WALL FINISHES.2x FRAMING AT 16"o.c. -SEE STRUCTURAL.PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURETREATED WOOD.WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURETREATED.NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O.- SEE NOTES ABOVE
EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOODSTRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERSGRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1"SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS
NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. OVERCONCRETE CURB -SEE NOTES ABOVE.
EXTERIOR PLASTER O/MTL LATHO/ BUILDING PAPER 1 1/2" FURRING @ 16" O.C.
PROVIDE 2X FURRING.
NEW 2X6 ONE-HOUR FIRE RATED WALL AT BEARING WALLS FORONE-HOUR FLOOR ASSEMBLIES- SEE DETAILS-SEE NOTES ABOVE.NEW 2X4 ONE-HOUR FIRE RATED WALL AT INTERIOR BEARINGWALLS FOR ONE-HOUR FLOOR ASSEMBLIES ABOVE- SEE DETAILS-SEE NOTES ABOVE.
DASH INDICATESSOUND RATING
NOTE:ONE HOUR WALL ASSEMBLIES SHALLEXTEND FROM THE FOUNDATION TO THEUNDERSIDE OF THE FLOOR AND FROMFLOOR TO ROOF. R302.3
NOTE:FRAMER TO BUILD PARTY WALL BETWEENUNITS BEFORE BUILDING STAIR. STAIR TOBE SUPPORTED FROM BELOW. DO NOTLEDGER TO PARTY WALL.
NOTE:WATER LINES FOR ALL TOILETS TO BE12" ABOVE ROUGH FLOOR
WATER HEATINGPROVIDED FROMUNIT A
STORAGE
-- MEMBRANE PENETRATIONS OF RATED ASSEMBLIES BY ELECTRICAL OUTLET BOXES MAYBE PROTECTED SUBJECT TO THE PROVISIONS OF CRC SEC R302.4.1 EXCEPTIONS.
RATED ASSEMBLY PENETRATION NOTES
-- PENETRATIONS OF WALL OR FLOOR-CEILLING ASSEMBLIES SEPARATING DWELLING UNITSIN TWO-FAMILY DWELLINGS SHALL HAVE A 1-HR FIRE AND 50 SOUND RATING (RECESSEDLIGHTING OR EXHAUST) (R302.4 CRC)
F27
28
GAS METER
UTILITY POLE
G SIGN
AL
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TWO STORY BUILDING308 MARGUERITE AVE
TWO STORY BUILDING304 MARGUERITE AVE
SEE-THRU
WASH/DRYER27W X 30 D
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START DATE:
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REVISIONS:
Ren. 7/31/27
No. C 22162
MARK ET
ELA
AT NEOIFOR
CCLI
ST
RENSEDACHITE
AI
T
AT NEOIFORST AIFCAL
12/16/2024
1/4" - 1'-0"
A-2.1
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.
SECOND FLOOR PLAN
KEY NOTES -FLOOR PLAN
2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE.
F1
F2
F3
F4
F5
F6
F7
--NOT USED.5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TOHOUSE. 5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE"X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.)PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT.1.28 GALLONS PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1.-PLUMBER AND MECHANICAL SUBCONTRACTOR SHALL COORDINATE VENTLOCATIONS TO AVOID SOLAR PANEL ARRAY. VENTS IN THIS AREA SHALL BEAPPROVED BY ARCHITECT PRIOR TO INSTALLATION. FAILURE TO DO THISWILL REQUIRE REMOVAL AT THE COST OF THE CONTRACTOR.--NOT USED. 30"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING
TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE DRAIN.DOOR SHALL SWING OUT. PROVIDE 28" MINIMUM WIDE DOOR. NET AREA OFSHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH (7.1 SQ. FT.) OFFLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER CIRCLE.
F8
F9
F10
F11
F13
F14
F12
APPLIANCES PER OWNER.
HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATEDSMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O -LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PERMANUF.'S RECOMMENDATIONSPROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FORCONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L INFORMATION.
CLOSET SHELF AND POLE - CONTRACTOR SHALL PROVIDE AN ALLOWANCEFOR CABINETRY CLOSET ORGANIZER IN THE MASTER CLOSET.--NOT USED
--NOT USED. HEATING AND AIR CONDITIONING UNIT. FAN COILSEE DETAIL FOR ADDITIONAL INFO:
WASHER AND DRYER HOOKUP. LEVER FAUCETS
COLD WATER STUD-OUT AND SHUT OFF VALVE IN CABINET ADJACENT TOREFRIGERATOR FOR ICE MAKER.
--NOT USED. 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH.SEE FOUNDATION PLAN. SEE DETAIL:
--NOT USED. ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVEWALLS, UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THEENCLOSED SIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.7--NOT USED. GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND.AS SELECTED BY OWNER.NEW STAIRS -SEE SYMBOLS -SHEET A-1.1-WOOD HANDRAIL +36" A.F.F.ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6
GUARD +42" A.F.F. OPENINGS (AS OCCUR) BETWEEN PICKETS (AS OCCUR)SHALL PRECLUDE THE PASSAGE OF A 4" DIA. SPHERE.
--NOT USED. VELUX VSE DUAL-PANE SKYLIGHT WITH ELECTRICAL OPERATION.(SEE ROOF PLAN FOR SIZE.) INSTALL PER MANUFACTURER RECOMMENDATIONS
--NOT USED. 20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING.STUB OUT 3" ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACEOF ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION.
DECK: TILE o/MORTAR BED o/ENKADRAIN o/WATERPROOF MEMBRANE PERT.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROPDECK SHT'G 2-1/2" FROM FLOOR SHT'G AT WALL EDGE TO ACCOMODATEFOR 1-1/2" MORTAR BED AND TILE)
--NOT USED. WATERPROOFING. SEE "WATERPROOF MEMBRANE"SPECIFICATION SHEET A-1.2. TYPICAL INDICATES MIRADRAIN SHORINGCONDITION. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUT BACK.
LIGHT & VENTILATION
NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1NET VENTILATION SHALL BE 4% OF THE FLOOR AREA
PRIMARY BED A 17.52 S.F. WNDW AREA REQ'D 169 S.F. PROVIDED219 S.F. 8.76 OPERABLE WNDW AREA REQ'D 138.5 S.F. PROVIDED
BEDROOM 2A 11.84 S.F. WNDW AREA REQ'D 26 S.F. PROVIDED148 S.F. 5.92 OPERABLE WNDW AREA REQ'D 26 S.F. PROVIDED
LIV/KIT/DIN B 37.84 S.F. WNDW AREA REQ'D 127 S.F. PROVIDED473 S.F. 18.92 OPERABLE WNDW AREA REQ'D 127 S.F. PROVIDED
PRIMARY BED B 12.80 S.F. WNDW AREA REQ'D 33 S.F. PROVIDED160 S.F. 6.40 OPERABLE WNDW AREA REQ'D 33 S.F. PROVIDED
F15
F16
F17
F18
F19
F20
F21
F22
F23
F24
F25
F26
F27
TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET"WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72"MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/PPER ICC ESR-1058. SHOWER HEAD AT +80" A.F.F. PROVIDE BID FOR ONE SOAPNICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD.
PREMANUFACTURED SEALED DIRECT VENT GAS BURNING FIREPLACE.-PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE.-INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS.-CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BYAPPROVED LISTING AGENCY (ICC-ES, WARNOCK-HERSHEY, INTERTEK)-PRIMARY BED FLARE ST45. PROVIDE HEAT RELEASE VENT PERMANUFACTURER AND APPROVED BY INTERIOR. UL LISTED AND TESTED UNDER:ANSI Z21.88 • CSA 2.33 STANDARDS.-UNIT B DECK MAJESTIC COURTYARD 42. PASSIVE HEAT KIT UL LISTED ANDTESTED UNDER: ANSI Z21.88-2017 • CSA 2.33-2017 STANDARDS.-WHEN TV IS RECESSED ABOVE FIREPLACE, PROVIDE STEEL STUD FRAMING
F28
--NOT USED. ELEVATOR. SEE SPEC'S, SHEET A-5. SEE DETAILS:ELEVATOR AND ELEVATOR DOORS SHALL COMPLYWITH ASME A17.1. INSTALL PER MANUFACTURER'S SPECIFICATION.
F29
4" DIA. DRYER VENT. VENT TO OUTSIDE AIR W/ BACKDRAFT DAMPER. VENTTERMINATION MUST BE NOT LESS THAN 3 FT. FROM OPERABLEWINDOW/DOOR OPENINGS. CMC502.2.1.
--NOT USED. CONTRACTOR TO PROVIDE EPOXY FINISH ON GARAGE FLOOR.COLOR TO BE APPROVED BY CLIENT.F30
DECK: WESTCOAT SPECIALTY COATINGS. WESTCOAT ALX CLASS A DECKWATERPROOFING. INSTALL PER MANUFACTURER AND UES 587. 1/4" PERFOOT MINIMUM SLOPE. (DROP DECK SHT'G 1-1/2" FROM FLOOR SHT'G ATWALL EDGE TO ACCOMODATE FOR 1" DECK FINISH)
F25A
SOLAR PANEL ARRAY ON ROOF ABOVE.SEE KEYNOTE F4 ABOVE TO ADDITIONAL INFORMATION.F31
2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/INTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISHPTDF SILL PLATE AT CONCRETE SLAB. INSULATION PER T-24 SHEET.INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR.PROVIDE EL & EL 5.25" S4S NOTCHED MODERN BASEBOARD - 392MUL-5, UNLESSOTHERWISE NOTED BY INTERIOR DESIGNER.
WALL LEGENDINTERIOR DESIGN
--NOT USED. HEAT PUMP WATER HEATER. PROVIDE P & T VALVE WITH DRAINTO OUTSIDE. ANCHOR PER MANUF. PROVIDE HORIZONTAL VENT TO OUTSIDE.INSTALL ISOLATION/SERVICE VALVES. SEE DETAIL FOR MORE INFO.SEE T24 FOR TANK SIZE.
FLOOR FINISH:FLOOR FINISHES SHOWN ON ARCHITECTURAL FLOOR PLANS ARE GRAPHICREPRESENTATIONS ONLY. REFER TO INTERIOR DESIGNER OR OWNER FORACTUAL MATERIAL SPECIFICATIONS.
FURNITURE:FURNITURE SHOWN ON ARCHITECTURAL FLOOR PLANS ARE GRAPHICREPRESENTATIONS ONLY. REFER TO INTERIOR DESIGNER OR OWNER FORACTUAL FURNITURE SELECTIONS, IF APPLICABLE.
PROVIDE 2X8 CONTINUOUS GRAB BAR REINFORCING: ON ALL SHOWER WALLS &AT WATER CLOSET ON BOTH SIDES OF THE FIXTURE, OR ONE SIDE WALL AND THEBACK WALL. REINFORCING TO BE LOCATED BETWEEN 32" & 39 1/4" ABV THEFINISHED FLOOR AND FLUSH W/ THE WALL FRAMING. INFORMATION IDENTIFYINGTHE LOCATION OF GRAB BAR REINFORCEMENT SHALL BE PLACED IN THEOPERATION AND MAINTENANCE MANUAL PER THE CALIFORNIA GREEN BUILDINGSTANDARDS CODE, CHAPER 4, DIVISION 4.4 (CRC R327.1). SEE
F32
--NOT USED. DOORBELL, IF PROVIDED, SHALL NOT EXCEED 48" ABOVEEXTERIOR FIN. SURFACE, MEASURED FROM THE TOP OF THE DOORBELLASSEMBLY. (CRC 327.1.4)
F33
F9A APPLIANCES PER OWNER. PROVIDE VENTING FOR COOKING. SEE ELECTRICALPLANS A-5.
FRO
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T
E
D
GL
A
S
S
D
O
O
R
32"
O
P
E
N
I
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TV
TV
SEAT
VANITY
LINEN
PANTRYTV ABV
VANITY
P R I M A R Y C L O S E T A
P R I M A R Y B E D R O O M A
P R I M A R Y B A T H A
B E D R O O M 2 A
B A T H 2 A
L A U N D R Y A
STACKEDW/D
DN
UP DN
UP
P R I M A R Y B E D R O O M B
P R I M A R Y B A T H B
SEATK I T C H E N B
L I V I N G B
D E C K B
D I N I N G B
P O W D E R B
DW TR.REF.
FRZR
H A L L A
TUBD E C K A
LINEN
SEAT
C L O S E T BP R I M A R Y
LINEN
TV A
B
V
SLO
P
E
SLO
P
E
SLO
P
E
SLOPE
+2" OVERFLOW
D.D.
PROPERTY LINE
PROPERTY LINE
PRO
P
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R
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Y
L
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E
PR
O
P
E
R
T
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L
I
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MEDIUM DENSITY OVERLAY 1/2"OVER BUILDINGPAPER PAINT BLACK
MEDIUM DENSITY OVERLAY 1/2"OVER BUILDINGPAPER PAINT BLACK
MAX.-1 1/2"
-1/4" FINISH-2" SLAB RECESS
MAX.-1 1/2"
-1/4" FINISH-2" SLAB RECESS
MA
X
.
-1
1
/
2
"
-1/
4
"
F
I
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S
H
-2"
S
L
A
B
R
E
C
E
S
S
WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF)PROVIDE A WHOLE-BUILDING MECHANICAL VENTILATION SYSTEM INACCORDANCE WITH THE T24 ENERGY CALCULATIONS:WHOLE BUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR,SUPPLY AIR OR COMBINED. NATURAL VENTILATION THROUGHDOORS/WINDOWS OR CONTINUOUS OPERATION OF FORCED AIR SYSTEMAIR HANDLERS USED IN CENTRAL FAN INTEGRATED VENTILATIONSSYSTEMS ARE NOT A PERMISSIBLE METHODS OF PROVIDINGWHOLE-BUILDING VENTILATION. BEES 150(o), EXC.. 5 TO 152(A) & ASHRAESTD. 62.2
UNIT A: PROVIDE 89 CFM MIN. EXHAUST FAN PER ENERGY CALCS., 1 SONEPERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATIONCONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS INUSE." SEE THIRD FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN.PROVIDE PANASONIC WHISPERGREEN SELECT FAN 110 CFM.
UNIT B: PROVIDE 62 CFM MIN. EXHAUST FAN PER ENERGY CALCS., 1 SONEPERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATIONCONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS INUSE." SEE THIRD FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN.PROVIDE PANASONIC WHISPERGREEN SELECT FAN 80 CFM.
ADU: PROVIDE 22 CFM MIN. EXHAUST FAN PER ENERGY CALCS., 1 SONEPERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATIONCONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS INUSE." SEE FIRST FLOOR ADU PLAN FOR WHOLE HOUSE VENTILATION FAN.PROVIDE PANASONIC WHISPERGREEN SELECT FAN 80 CFM.
SEE KEYNOTE E3 (A-5 , A-5.1) FOR ADDITIONAL INFORMATION.
18R @ 6.51" EA.17T @ 11" EA.17R @ 6.77" EA.16T @ 11" EA.UP
2R @ 6" EA.1T @ 11" EA.
DN
6R @ 6.79" EA.5T @ 11" EA.
14R @ 6.53" EA.13T @ 11" EA.18R @ 7.34" EA.17T @ 11" EA.
F7
DEPRESSEDFRAMINGF6
F7
-1/
2
"
-1/2"
-1/2"
DEPRESSEDFRAMINGF6
F7
F15
F16
F16
F15
F1 F1
F1
F1F1
F1
F1
F2
F2
F2
F2
F4
F4
F4
F4
F4F4F4
F4
F4
F9A
F6F7
F17F9
F9
F9
F9
F10
F10
F10
F11 F11
F11F11
F11
F11
F11
F11
F11 F11
F11
F11
F11
F11
F12
F12
F12
F12
F21 F21F22
F22
F22
F28
F28
SOLAR PANEL
SOLAR PANEL
SOLAR PANEL
SOLAR PANEL SOLAR PANEL
SOLAR PANEL
SOLAR PANEL SOLAR PANEL SOLAR PANEL
F31
F32
F32
F32
F32
F31
F25A
F25
UNIT BUNIT A
A-6
A-7
A-8 A-9
A-10
A-10
A-11
A-11
A-12 A-12
A-13
T
T B-3
B-4
B-5
B-6
B-7
T
A-F
A-GA-HA-JA-K1
A-K2
A-L A-M A-N A-P A-Q
TTTT
T
E
E
B-BB-CB-DB-E
B-F
B-GB-G
B-H
B-J
B-K
TTT
T
E
TV ABV
NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK.NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY.ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O.ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O.OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED
NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.-SEE STRUCTURAL DRAWINGS.-5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH-PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN" GYPSUMBOARD -GREEN BOARD NOT ACCEPTABLE IN SHOWERS OR TUBSURROUNDS.PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO HOUSE.PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOWALL EXTERIOR WALL FINISHES.2x FRAMING AT 16"o.c. -SEE STRUCTURAL.PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURETREATED WOOD.WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURETREATED.NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O.- SEE NOTES ABOVE
EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOODSTRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERSGRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1"SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS
NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. OVERCONCRETE CURB -SEE NOTES ABOVE.
EXTERIOR PLASTER O/MTL LATHO/ BUILDING PAPER 1 1/2" FURRING @ 16" O.C.
PROVIDE 2X FURRING.
NEW 2X6 ONE-HOUR FIRE RATED WALL AT BEARING WALLS FORONE-HOUR FLOOR ASSEMBLIES- SEE DETAILS-SEE NOTES ABOVE.NEW 2X4 ONE-HOUR FIRE RATED WALL AT INTERIOR BEARINGWALLS FOR ONE-HOUR FLOOR ASSEMBLIES ABOVE- SEE DETAILS-SEE NOTES ABOVE.
DASH INDICATESSOUND RATING
NOTE:ONE HOUR WALL ASSEMBLIES SHALLEXTEND FROM THE FOUNDATION TO THEUNDERSIDE OF THE FLOOR AND FROMFLOOR TO ROOF. R302.3
NOTE:FRAMER TO BUILD PARTY WALL BETWEENUNITS BEFORE BUILDING STAIR. STAIR TOBE SUPPORTED FROM BELOW. DO NOTLEDGER TO PARTY WALL.
NOTE:WATER LINES FOR ALL TOILETS TO BE12" ABOVE ROUGH FLOOR
-- MEMBRANE PENETRATIONS OF RATED ASSEMBLIES BY ELECTRICAL OUTLET BOXES MAYBE PROTECTED SUBJECT TO THE PROVISIONS OF CRC SEC R302.4.1 EXCEPTIONS.
RATED ASSEMBLY PENETRATION NOTES
-- PENETRATIONS OF WALL OR FLOOR-CEILLING ASSEMBLIES SEPARATING DWELLING UNITSIN TWO-FAMILY DWELLINGS SHALL HAVE A 1-HR FIRE AND 50 SOUND RATING (RECESSEDLIGHTING OR EXHAUST) (R302.4 CRC)
29
GAS METER
UTILITY POLE
G SIGN
AL
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Y
TWO STORY BUILDING308 MARGUERITE AVE
TWO STORY BUILDING304 MARGUERITE AVE
SCALE:
START DATE:
SHEET
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2 9
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REVISIONS:
Ren. 7/31/27
No. C 22162
MARK ET
ELA
AT NEOIFOR
CCLI
ST
RENSEDACHITE
AI
T
AT NEOIFORST AIFCAL
12/16/2024
1/4" - 1'-0"
A-2.2
TH
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.
THIRD FLOOR PLAN
KEY NOTES -FLOOR PLAN
2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE.
F1
F2
F3
F4
F5
F6
F7
--NOT USED. 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGETO HOUSE. 5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8"TYPE "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.)PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT.1.28 GALLONS PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1.-PLUMBER AND MECHANICAL SUBCONTRACTOR SHALL COORDINATE VENTLOCATIONS TO AVOID SOLAR PANEL ARRAY. VENTS IN THIS AREA SHALL BEAPPROVED BY ARCHITECT PRIOR TO INSTALLATION. FAILURE TO DO THISWILL REQUIRE REMOVAL AT THE COST OF THE CONTRACTOR.30"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING
TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE DRAIN.DOOR SHALL SWING OUT. PROVIDE 28" MINIMUM WIDE DOOR. NET AREA OFSHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH (7.1 SQ. FT.) OFFLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER CIRCLE.
F8
F9
F10
F11
F13
F14
F12
--NOT USED. APPLIANCES PER OWNER.
HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATEDSMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O -LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PERMANUF.'S RECOMMENDATIONSPROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FORCONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L INFORMATION.
CLOSET SHELF AND POLE - CONTRACTOR SHALL PROVIDE AN ALLOWANCEFOR CABINETRY CLOSET ORGANIZER IN THE MASTER CLOSET.--NOT USED
HEATING AND AIR CONDITIONING UNIT. FAN COILSEE DETAIL FOR ADDITIONAL INFO:
--NOT USED. WASHER AND DRYER HOOKUP. LEVER FAUCETS
--NOT USED. COLD WATER STUD-OUT AND SHUT OFF VALVE IN CABINETADJACENT TO REFRIGERATOR FOR ICE MAKER.
--NOT USED. 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH.SEE FOUNDATION PLAN. SEE DETAIL:
--NOT USED. ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVEWALLS, UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THEENCLOSED SIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.7--NOT USED. GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND.AS SELECTED BY OWNER.NEW STAIRS -SEE SYMBOLS -SHEET A-1.1-WOOD HANDRAIL +36" A.F.F.ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6
GUARD +42" A.F.F. OPENINGS (AS OCCUR) BETWEEN PICKETS (AS OCCUR)SHALL PRECLUDE THE PASSAGE OF A 4" DIA. SPHERE.
--NOT USED. VELUX VSE DUAL-PANE SKYLIGHT WITH ELECTRICAL OPERATION.(SEE ROOF PLAN FOR SIZE.) INSTALL PER MANUFACTURER RECOMMENDATIONS
--NOT USED. 20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING.STUB OUT 3" ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACEOF ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION.
--NOT USED. DECK: TILE o/MORTAR BED o/ENKADRAIN o/WATERPROOFMEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUMSLOPE. (DROP DECK SHT'G 2-1/2" FROM FLOOR SHT'G AT WALL EDGE TOACCOMODATE FOR 1-1/2" MORTAR BED AND TILE)
--NOT USED. WATERPROOFING. SEE "WATERPROOF MEMBRANE"SPECIFICATION SHEET A-1.2. TYPICAL INDICATES MIRADRAIN SHORINGCONDITION. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUT BACK.
LIGHT & VENTILATION
NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1NET VENTILATION SHALL BE 4% OF THE FLOOR AREA
BEDROOM 3A 11.12 S.F. WNDW AREA REQ'D 88 S.F. PROVIDED139 S.F. 5.56 OPERABLE WNDW AREA REQ'D 58 S.F. PROVIDED
BEDROOM 2B 10.16 S.F. WNDW AREA REQ'D 58 S.F. PROVIDED127 S.F. 5.08 OPERABLE WNDW AREA REQ'D 38 S.F. PROVIDED
F15
F16
F17
F18
F19
F20
F21
F22
F23
F24
F25
F26
F27
TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET"WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72"MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/PPER ICC ESR-1058. SHOWER HEAD AT +80" A.F.F. PROVIDE BID FOR ONE SOAPNICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD.
--NOT USED. PREMANUFACTURED SEALED DIRECT VENT GAS BURNING FIREPLACE.-PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE.-INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. -CONTRACTOR TOPROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY APPROVED LISTING AGENCY(ICC-ES, WARNOCK-HERSHEY, INTERTEK)-MAJESTIC ECHELON II. PASSIVE HEAT KIT UL LISTED AND TESTED UNDER:ANSI Z21.88-2017 • CSA 2.33-2017 STANDARDS.-WHEN TV IS RECESSED ABOVE FIREPLACE, PROVIDE STEEL STUD FRAMING
F28
--NOT USED. ELEVATOR. SEE SPEC'S, SHEET A-5. SEE DETAILS:ELEVATOR AND ELEVATOR DOORS SHALL COMPLYWITH ASME A17.1. INSTALL PER MANUFACTURER'S SPECIFICATION.
F29
--NOT USED. 4" DIA. DRYER VENT. VENT TO OUTSIDE AIR W/ BACKDRAFTDAMPER. VENT TERMINATION MUST BE NOT LESS THAN 3 FT. FROMOPERABLE WINDOW/DOOR OPENINGS. CMC502.2.1.
--NOT USED. CONTRACTOR TO PROVIDE EPOXY FINISH ON GARAGE FLOOR.COLOR TO BE APPROVED BY CLIENT.F30
DECK: WESTCOAT SPECIALTY COATINGS. WESTCOAT ALX CLASS A DECKWATERPROOFING. INSTALL PER MANUFACTURER AND UES 587. 1/4" PERFOOT MINIMUM SLOPE. (DROP DECK SHT'G 1-1/2" FROM FLOOR SHT'G ATWALL EDGE TO ACCOMODATE FOR 1" DECK FINISH)
F25A
SOLAR PANEL ARRAY ON ROOF ABOVE.SEE KEYNOTE F4 ABOVE TO ADDITIONAL INFORMATION.F31
WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF)PROVIDE A WHOLE-BUILDING MECHANICAL VENTILATION SYSTEM INACCORDANCE WITH THE T24 ENERGY CALCULATIONS:WHOLE BUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR,SUPPLY AIR OR COMBINED. NATURAL VENTILATION THROUGHDOORS/WINDOWS OR CONTINUOUS OPERATION OF FORCED AIR SYSTEMAIR HANDLERS USED IN CENTRAL FAN INTEGRATED VENTILATIONSSYSTEMS ARE NOT A PERMISSIBLE METHODS OF PROVIDINGWHOLE-BUILDING VENTILATION. BEES 150(o), EXC.. 5 TO 152(A) & ASHRAESTD. 62.2
UNIT A: PROVIDE 89 CFM MIN. EXHAUST FAN PER ENERGY CALCS., 1 SONEPERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATIONCONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS INUSE." SEE THIRD FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN.PROVIDE PANASONIC WHISPERGREEN SELECT FAN 110 CFM.
UNIT B: PROVIDE 62 CFM MIN. EXHAUST FAN PER ENERGY CALCS., 1 SONEPERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATIONCONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS INUSE." SEE THIRD FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN.PROVIDE PANASONIC WHISPERGREEN SELECT FAN 80 CFM.
ADU: PROVIDE 22 CFM MIN. EXHAUST FAN PER ENERGY CALCS., 1 SONEPERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATIONCONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS INUSE." SEE FIRST FLOOR ADU PLAN FOR WHOLE HOUSE VENTILATION FAN.PROVIDE PANASONIC WHISPERGREEN SELECT FAN 80 CFM.
SEE KEYNOTE E3 (A-5 , A-5.1) FOR ADDITIONAL INFORMATION.
2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/INTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISHPTDF SILL PLATE AT CONCRETE SLAB. INSULATION PER T-24 SHEET.INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR.PROVIDE EL & EL 5.25" S4S NOTCHED MODERN BASEBOARD - 392MUL-5, UNLESSOTHERWISE NOTED BY INTERIOR DESIGNER.
WALL LEGENDINTERIOR DESIGN
HEAT PUMP WATER HEATER. PROVIDE P & T VALVE WITH DRAIN TOOUTSIDE. ANCHOR PER MANUF. PROVIDE HORIZONTAL VENT TO OUTSIDE.INSTALL ISOLATION/SERVICE VALVES. SEE DETAIL FOR MORE INFO.SEE T24 FOR TANK SIZE.
FLOOR FINISH:FLOOR FINISHES SHOWN ON ARCHITECTURAL FLOOR PLANS ARE GRAPHICREPRESENTATIONS ONLY. REFER TO INTERIOR DESIGNER OR OWNER FORACTUAL MATERIAL SPECIFICATIONS.
FURNITURE:FURNITURE SHOWN ON ARCHITECTURAL FLOOR PLANS ARE GRAPHICREPRESENTATIONS ONLY. REFER TO INTERIOR DESIGNER OR OWNER FORACTUAL FURNITURE SELECTIONS, IF APPLICABLE.
--NOT USED. PROVIDE 2X8 CONTINUOUS GRAB BAR REINFORCING: ON ALLSHOWER WALLS & AT WATER CLOSET ON BOTH SIDES OF THE FIXTURE, ORONE SIDE WALL AND THE BACK WALL. REINFORCING TO BE LOCATEDBETWEEN 32" & 39 1/4" ABV THE FINISHED FLOOR AND FLUSH W/ THE WALLFRAMING. INFORMATION IDENTIFYING THE LOCATION OF GRAB BARREINFORCEMENT SHALL BE PLACED IN THE OPERATION AND MAINTENANCEMANUAL PER THE CALIFORNIA GREEN BUILDING STANDARDS CODE,CHAPER 4, DIVISION 4.4 (CRC R327.1). SEE
F32
--NOT USED. DOORBELL, IF PROVIDED, SHALL NOT EXCEED 48" ABOVEEXTERIOR FIN. SURFACE, MEASURED FROM THE TOP OF THE DOORBELLASSEMBLY. (CRC 327.1.4)
F33
F9A--NOT USED. APPLIANCES PER OWNER. PROVIDE VENTING FOR COOKING.SEE ELECTRICAL PLANS A-5.
ADDITIONAL 3RD FLOOR SETBACK ADDITIONAL 3RD FLOOR SETBACK
R O O F D E C K B 1
R O O F D E C K B 2R O O F D E C K A 1 B E D R O O M 3 A
B A T H 3 A
D E C K A 2R O O F
OPEN TOBELOW
DN
HEATPUMPW/H
B A T H 2 B
B E D R O O M 2 B
DNOPEN TOBELOW
TV
TV
ATTIC(LESS THAN5'-11" HIGH)
ACCESSPANEL
OPEN TOSKY ABV
LINE
O
F
S
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U
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B
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F27
F10
F27
SLOPE
SLOPESLOPE
SLOPE
SLOPE
SLO
P
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SLO
P
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SLO
P
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SLO
P
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SL
O
P
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D.D.
+2" OVERFLOW
SLO
P
E
SLOPE
D.D.
D.D.
+2" OVERFLOW+2" OVERFLOW
19'-1"
14'-
7
"
14'-0.5"
14
'
-
2
"
14'-7"19'-1"
33'-8" TOTAL MAX.TRAVEL DISTANCE
14'-2"14'-0.5"
33'- 2 1/5" TOTAL MAX.TRAVEL DISTANCE
FAN COIL
FAN COIL
PROPERTY LINE
PROPERTY LINE
PRO
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PR
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LINE OF STUD BELOW
MAX.-1 1/2"
MAX.-7 3/4"
MA
X
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-1
1
/
2
"
MAX.-1 1/2"
17R @ 6.77" EA.16T @ 11" EA.
18R @ 7.34" EA.17T @ 11" EA.
F1
F1
F1
F1
F1 F1
F1
F1
F2
F2
F4
F4
F4
F6
F7
F6F7
F5
F5
F8
F10
F11
F11
F11
F11
F12
F12
F21
F21
F22
F22
F22
F22
F14
F14
SOLAR PANEL
SOLAR PANEL
SOLAR PANEL
SOLAR PANEL
SOLAR PANEL
SOLAR PANEL
SOLAR PANEL
SOLAR PANEL
SOLAR PANEL SOLAR PANEL SOLAR PANEL SOLAR PANEL SOLAR PANEL SOLAR PANEL SOLAR PANEL
F31 F31
F31
F31
F25A
F25AF25A
F25A
UNIT BUNIT A
A-14A-15
A-16A-17
A-17
A-18
TT
T
B-8
B-9
B-10
B-10
B-11
T
T
B-LB-M
B-N B-P
B-Q
TT
T
E
A-R
A-S
A-T
A-U
A-V A-W
T
T
E
A/C PROVIDESOUNDDAMPENINGPAD
A/C PROVIDESOUNDDAMPENINGPAD
D.D.
+2"OVERFLOW DECK DRAIN OVERFLOW, TO BE PIPED SEPARATELY FROMDECK DRAIN. SEE DETAIL 16/D2
LEGEND
DECK DRAIN. SEE DETAIL 17/D2 & 19/D2 NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK.NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY.ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O.ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O.OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED
NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.-SEE STRUCTURAL DRAWINGS.-5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH-PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN" GYPSUMBOARD -GREEN BOARD NOT ACCEPTABLE IN SHOWERS OR TUBSURROUNDS.PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO HOUSE.PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOWALL EXTERIOR WALL FINISHES.2x FRAMING AT 16"o.c. -SEE STRUCTURAL.PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURETREATED WOOD.WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURETREATED.NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O.- SEE NOTES ABOVE
EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOODSTRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERSGRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1"SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS
NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. OVERCONCRETE CURB -SEE NOTES ABOVE.
EXTERIOR PLASTER O/MTL LATHO/ BUILDING PAPER 1 1/2" FURRING @ 16" O.C.
PROVIDE 2X FURRING.
NEW 2X6 ONE-HOUR FIRE RATED WALL AT BEARING WALLS FORONE-HOUR FLOOR ASSEMBLIES- SEE DETAILS-SEE NOTES ABOVE.NEW 2X4 ONE-HOUR FIRE RATED WALL AT INTERIOR BEARINGWALLS FOR ONE-HOUR FLOOR ASSEMBLIES ABOVE- SEE DETAILS-SEE NOTES ABOVE.
DASH INDICATESSOUND RATING
NOTE:ONE HOUR WALL ASSEMBLIES SHALLEXTEND FROM THE FOUNDATION TO THEUNDERSIDE OF THE FLOOR AND FROMFLOOR TO ROOF. R302.3
NOTE:FRAMER TO BUILD PARTY WALL BETWEENUNITS BEFORE BUILDING STAIR. STAIR TOBE SUPPORTED FROM BELOW. DO NOTLEDGER TO PARTY WALL.
NOTE:WATER LINES FOR ALL TOILETS TO BE12" ABOVE ROUGH FLOOR
-- MEMBRANE PENETRATIONS OF RATED ASSEMBLIES BY ELECTRICAL OUTLET BOXES MAYBE PROTECTED SUBJECT TO THE PROVISIONS OF CRC SEC R302.4.1 EXCEPTIONS.
RATED ASSEMBLY PENETRATION NOTES
-- PENETRATIONS OF WALL OR FLOOR-CEILLING ASSEMBLIES SEPARATING DWELLING UNITSIN TWO-FAMILY DWELLINGS SHALL HAVE A 1-HR FIRE AND 50 SOUND RATING (RECESSEDLIGHTING OR EXHAUST) (R302.4 CRC)
FIREPLACEVENT
3'-2"1'-10"
3'-
2
"
1'-10"
5'-4"
6'-8"
47'- 11" TOTAL MAX.TRAVEL DISTANCE
3'-2"1'-10"
6'-9"24'-2"
6'-8"
6'-9
"
24'-2"
5'-4"
30
ROOF PLAN 103.43 F.SLAB. . . . . . .23.99 . . . . . . . . . + .33 . . . . . . . . .127.75 . . . . . . . . . -104.73 AVG. N.G. . . . . .23.02 ABV AVG N.G. . . . .
FINISH SLABSHEATHING HEIGHT ABOVE FINISH SLABROOF MATERIAL THICKNESSTOTAL ROOF HEGHT ABOVE FINISH SLABAVERAGE NATURAL GRADE (SEE CALCULATION BELOW)TOTAL ROOF HEIGHT ABOVE AVERAGE NATURAL GRADE
RIDGE. . . . . . . . . .ROOF LOCATION
SEE "MATERIALS SPECIFICATIONS" AT SHEET A-3 FOR ROOFING MATERIAL
(EXAMPLE NUMBERS BELOW. SEE PLAN FOR ACTUAL HEIGHTS)
NOTE:ROOF VENTS FOR VENTILATION AT THE UPPER PORTION OF THE SPACE SHALL BEINSTALLED NO MORE THAN 3 FEET (914mm) BELOW RIDGE
KEY NOTES -ROOF PLAN
LINE OF WALL BELOW
NEW METAL ROOFING o/30# FELT o/ROOF SHEATHING-SEE MATERIAL SPECIFICATIONS, SHEET A-3
R1
R2
R3
R4
R5
R6
R7
EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPERSTUCCO FINISH AS INDICATED ON ELEVATIONSBITUTHENE WATERPROOF MEMBRANE UNDER BUILDING PAPERON HORIZONTAL (OR NOT VERTICAL) PLASTER PLANESWOOD FASCIA-PAINTCORROSION RESISTANT SHEET METAL GUTTER AND DOWNSPOUT
--NOT USED. DECORATIVE ATTIC VENTILATION -SEE LEGEND A-1-SEE DETAILS--NOT USED. DECORATIVE CHIMNEY CAP AND SPARK ARRESTOR PERMANUFACTURER RECOMMENDATIONS. SEE A-1 FOR CITY HEIGHTREQUIREMENTS.R8--NOT USED. CORROSION RESISTANT SADDLE FLASHINGINSTALL PER SMACNA RECOMMENDATIONS -PAINT
R9
ROOFING
ROOF VENT ( WALL VENT)
REQUIRED ROOF VENTILATION
ROOF HEIGHT LEGEND
ROOF VENTS SUPPLIED BY:O'HAGIN'S, INC.Corporate Office & West Coast Mfg. Facility210 Classic Court, Suite 100, Rohnert Park, California 94928Phone: 707/303-3660Toll Free Phone: 800/394-3864www.OHAGINVENT.com
REQUIRED ROOF VENTILATION -SEE CALC'SATTIC WALL VENT(S) C & J METALS WALL LV1418 VENT 86.00 SQ. IN. F.A.M.LOUVER: GALV. STEEL -PAINT TO MATCH WALL. BACKED WITH 1/4"MESH GALV. WIRE CLOTH
WALL VENTS (FOR ROOF VENTILATION). C & J METAL PRODUCTSLV1418(14"WX18"H) CORROSION RESISTANT W/ WEATHER RESISTANT LOUVERAND BACKED WITH 1/4 " MESH GALV. WIRE CLOTH. 1/ 8" MIN OPENINGS.
CORROSION RESISTANT SHEET MTL
NOTE TO CONTRACTOR:ROOF VENTILATION CALCULATIONS PROVIDED HERE SHALL NOT BE USEDFOR ROOFING MATERIAL TAKE-OFFS/CALCULATIONS/ETC.
CRC R806.2 ROOF VENTILATION - THE MINIMUM NET FREE VENTILATIONAREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE.EXCEPTION:THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THEVENTED SPACE PROVIDED ONE OR MORE OF THE FOLLOWING CONDITIONSARE MET: THAT AT LEAST 40 PERCENT AND NOT MORE THAN 50 PERCENTOF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORSLOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPERVENTILAORS SHALL BE LOCATED NO MORE THAN 3 FEET (914MM) BELOWTHE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY,WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY EAVE ORCORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMINGMEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS,INSTALLATION MORE THAN 3 FEET (914MM) BELOW THE RIDGE OR HIGHESTPOINT OF THE SPACE SHALL BE PERMITTED.
(SEE "GENERAL NOTES - SECTIONS" [SHT A-3] FOR VAPOR RETARDER NOTE)
113.47-111.67 = 1.801.80 / 108.00' = 0.01670.0167 x 100= 1.67 = LESS THAN 5%
111.69 + 113.44 + 113.47 + 111.67 = 450.27 / 4 = 112.57 AVG N.G.
112.57 AVG N.G. + 28.OO = 140.57 MAX FLAT ROOF/GUARDRAIL
112.57 AVG N.G. + 33.OO = 145.57 MAX RIDGE
MAX. ROOF HEIGHT CALC'SAVERAGE NATURAL GRADE /
LEGEND
D.S.GUTTER AND DOWNSPOUT
WHERE INDICATED ON THE DRAWINGS AS "CORROSION RESISTANT SHEET METAL"THE CONTRACTOR SHALL PROVIDE GALV STEEL OR CORROSION RESISTANTFLASHING. PROVIDE BACKPRIME AT DISSIMILAR METALS, INSTALL PER S.M.A.C.N.A.
SCALE:
START DATE:
SHEET
SH
E
E
T
PR
O
J
E
C
T
2 9
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REVISIONS:
Ren. 7/31/27
No. C 22162
MARK ET ELA
AT NEOIFOR
CCLI
ST
RENSEDACHITE
AI
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AT NEOIFORSTAI
FCAL
12/16/2024
1/4" - 1'-0"
A-2.4
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SITE SLOPE /
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9
2
6
2
5
30
6
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A
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...
.
WHERE "DECK" IS INDICATED ON THE DRAWINGS, PROVIDE:
TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A.RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G2-1/2" FROM FLOOR SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2"MORTAR BED AND TILE)
DECK: WESTCOAT SPECIALTY COATINGS. WESTCOAT ALX CLASS A DECKWATERPROOFING. INSTALL PER MANUFACTURER AND UES 587. 1/4" PERFOOT MINIMUM SLOPE. (DROP DECK SHT'G 1-1/2" MIN. FROM FLOOR SHT'GAT WALL EDGE ). PROVIDE FAUX GRID(DARK COLOR) PATTERN 2'x2'. COLORSELECTED BY ARCHITECT CAPE COD GRAY #41 AND APPROVED BY OWNER.
DECK MATERIAL
NOTE TO CONTRACTOR:ROOF HEIGHTS PROVIDED ON THIS SHEET ARE FOR CITY PLAN CHECKPROCESS ONLY. THEY ARE NOT FOR CONSTRUCTION. REFER TO SECTIONSFOR CONSTRUCTION DIMENSIONS. CONTACT ARCHITECT IF ANY CRITICALDIMENSIONS ARE NOT PROVIDED.
NOTE:AT AREAS LABELED "FLAT" ROOF AND VAULTED CEILING SEE DETAILS
108.48WALK108.47WALK
LM
108.84CONC
108.81CONC
108.86WALK108.87WALK
LM
8C
09.32ONC 109.34WALK
109.43WALK 109.40WALK
111.83
111.79111.97TW
111.96TW
111.96TW
111.98TW
111.99TW
111.97TW
111.63STEP
110.19STEP
108.86FS
108.90FS
108.94FS
110.53STEP 111.67STEP
111.66STEP
111.66STEP
112.15TW
112.13TW
112.13TW
112.15TW
112.20TW 112.32TW
111.80CONC111.72
111.77111.86
111.80
111.77111.84 111.90
112.14THRESH
111.90
111.76
111.76
111.
8
7
114.55TW
114.59TW
114.59TW111.75
112.14TW
112.19TW
112.22TW
112.21TW
111.71
111.71
111.74111.66TG111.67STEP111.68STEP109.28STEP109.27STEP
109.40STEP
109.42STEP 111.78STEP111.82STEP
111.8
1
113.28RAMP112.95112.35111.98RAMP111.89111.72111.69
112.29THRESH
111.89 111.98 112.10 112.23FS
112.26FS
113.35STEP
113.28STEP
113.41
113.34 113.41
113.72
111.79
111.
7
4
111.82
111.
8
4
111.7
7
111.81
111.91
111.84
111.89
111.94 111.
9
2
111.92
111.95 111.95
111.9
5
111.9
7
112.01 111.95FS
112.02FS
112.95STEP
112.89STEP
112.87TW 113.11TW
113.07113.02
113.06
113.07STEP
113.10STEP112.24FS 113.29
113.24
113.28 113.47113.41
113.38
122.93RIDGE
112.00 112.03
112.30THRESH
112.32THRESH
112.02
112.0
2
113.60THRESH
113.1
7
11
3
.
2
1
113.58GFF
113.53GFF
113.45
113.52
113.57WM
113.50WM
113.53SCO
113.45SCO
113.47
113.69 113.54GUT 113.43FL
113.55GUT 113.89SCO
113.96
113.91WM
114.03113.55GUT
113.41FL113.45GUT
113.30FL113.32GUT 113.45GUT 113.81113.48
113.40
113.68SCO
113.55WM
113.56EDISON
113.52SCO113.37GUT
113.26FL113.27GUT
113.29
113.26WM
113.21GUT 113.25FL
113.31GUT 113.61113.52GFF
113.84GFF
113.62113.51113.42113.36
GAS METER
UTILITY POLE
AL
L
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Y
TWO STORY BUILDING308 MARGUERITE AVE
TWO STORY BUILDING304 MARGUERITE AVE
113.47(INTERPOLATED)
113.50-113.45=0.050.05/8.67=0.0058 (RISE PER FOOT)0.0058 x 3.50 = 0.020113.45+0.020=113.47 N.G.
1 OF THE 4 POINTS USEDTO DETERMINE SITE SLOPE
113.44(INTERPOLATED)
1 OF THE 4 POINTS USEDTO DETERMINE SITE SLOPE
113.47-113.40=0.070.07/8.75=0.0080 (RISE PER FOOT)0.0080 x 3.25 = 0.026113.47-0.026=113.44 N.G.
111.69(INTERPOLATED)111.71-111.68=0.030.03/4.67=0.0064 (RISE PER FOOT)0.0064 x 0.75 = 0.005111.68+0.005=111.69 N.G.
1 OF THE 4 POINTS USEDTO DETERMINE SITE SLOPE
111.67(INTERPOLATED)
111.75-111.66=0.090.09/10.25=0.0088 (RISE PER FOOT)0.0088 x 1.17 = 0.010111.66+0.010=111.67 N.G.
SLOPE3:12
SLOPE3:12
RIDGE
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VALL
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2
SLOPE3:12SLOPE3:12
SLOPE3:12
SLO
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VALL
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VALLEY
HIP
SLO
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2 SLO
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RID
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VAL
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VALLEY
VALLEY
VAL
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SLOPE3:12
SLOPE3:12
SLOPE3:12
SLOPE3:12
RIDGE
RIDGE
RID
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ROOF EDGE +42" MIN.
ROO
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ROOF EDGE +42" MIN.
ROOF EDGE +42" MIN.
ROO
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SLOPE5:12
SL
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SLOPE3.5:12
SLOPE3.5:12
SLO
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FAN COIL BELOW
FAN
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SOLAR PANEL -TYP.
SOLAR PANEL -TYP.SOLAR PANEL -TYP.
SOLAR PANEL -TYP.
ROOF DECK A1-SEE THIRD FLOOR PLANFOR ADDITIONAL INFORMATION
ROOF DECK A2-SEE THIRD FLOOR PLANFOR ADDITIONAL INFORMATION
ROOF DECK B1
-SEE THIRD FLOOR PLANFOR ADDITIONAL INFORMATION
ROOF DECK B2-SEE THIRD FLOOR PLANFOR ADDITIONAL INFORMATION
PARAPET
SLOPE1/2:12
SLOPE5:12
SLOPE5:12
RIDGE
SLO
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2
SLO
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3:1
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SLOPE1/2:12
SLO
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OPEN TOA/C BELOW
OPEN TOA/C BELOW
SLO
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1/2
:
1
2
SLOPE3:12
D.S.
D.S.
D.S.D.S.D.S.D.S.
D.S.
D.S.
D.S.
D.S.D.S.D.S.D.S.D.S.D.S.
D.S.
D.S.
D.S.
D.S.
D.S.
D.S.
D.S.
D.S.
PROPERTY LINE
PROPERTY LINE
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REQUIRED ROOF VENT AREA UNIT A:ATTIC SQ. FT. 288/150 = 1.92 S.F. (276 SQ.IN.) VENT AREA REQ'D
NET FREE VENTILATING AREA AT ATTIC WALL:CONTRACTOR TO PROVIDE & INSTALL: FOUR (4)ATTIC WALL VENT(S) C&J METALS LV1418 VENT 86 SQ. IN. F.A.M.4 x 86 = 344 SQ. IN.
TOTAL ROOF VENT PROVIDED: 344 SQ. IN. (>276 SQ.IN. REQUIRED)
ATTIC WALL VENT: CORROSION RESISTANT METAL -PAINT TO MATCH ROOFINGBACKED w/ 1/4" MESH GALVANIZED WIRE CLOTH. 1/8" MIN. OPENING
REQUIRED ROOF VENT AREA UNIT B:ATTIC SQ. FT. 406/150 = 2.71 S.F. (390 SQ.IN.) VENT AREA REQ'D
NET FREE VENTILATING AREA AT ATTIC WALL:CONTRACTOR TO PROVIDE & INSTALL: FIVE (5)ATTIC WALL VENT(S) C&J METALS LV1418 VENT 86 SQ. IN. F.A.M.5 x 86 = 430 SQ. IN.
TOTAL ROOF VENT PROVIDED: 430 SQ. IN. (>406 SQ.IN. REQUIRED)
ATTIC WALL VENT: CORROSION RESISTANT METAL -PAINT TO MATCH ROOFINGBACKED w/ 1/4" MESH GALVANIZED WIRE CLOTH. 1/8" MIN. OPENING
UNIT BUNIT A
R10SOLAR PANEL ARRAY ON THE ROOF-PLUMBER AND MECHANICAL SUBCONTRACTOR SHALL COORDINATE VENTLOCATIONS TO AVOID SOLAR PANEL ARRAY. VENTS IN THIS AREA SHALL BEAPPROVED BY ARCHITECT PRIOR TO INSTALLATION. FAILURE TO DO THISWILL REQUIRE REMOVAL AT THE COST OF THE CONTRACTOR.
NEW SHINGLE ROOFING o/30# FELT o/ROOF SHEATHING-SEE MATERIAL SPECIFICATIONS, SHEET A-3R2A
WALL VENT. SEE KEYNOTE R9, THIS SHEET.LV1418
LV1418
LV1418 LV1418
LV1
4
1
8
LV1418
LV1418
LV1418
LV1
4
1
8
LV
1
4
1
8
NOTE:ALL EAVE DIMENSIONSARE TO FACE OF STUD -TYP.
R1
R1
R1
R1
R1
R1
R1
R2A
R2A
R2
R2A
R2A
R2
R2A
R2A
R2A
R4 R5 R4
R4
R4
R4
R4
R5
R5
R5
R5
R4
R5
R5 R4R4 R4
R4
R5
R5 R5
R9
R9 R9
R9
R9
R9
R10
R10R10R10
R10
R10
FIREPLACEVENT
R2
PLASTER LEDGE(HATCHED)
R2
OPEN TRELLIS
31
LEFT SIDE ELEVATION
PR
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PR
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123 12 3 123 123
125
F.SLAB: 112.74'
FIREPLACEVENT
D.S.D.S.
D.S.D.S.
D.S.D.S.
D.S.
AVG. N.G.: 112.57
RIDGE
145.
2
2
RIDGE
145
.
5
6
RIDG
E
141
.
4
5
PARAP
E
T
138
.
2
9
ROO
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D
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139
.
1
2
ROO
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D
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141.
3
7
ROO
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140
.
0
5
E1TYP.
E1 TYP.
1E2
ROOF-METAL
1AE2A
ROOF-SHINGLE 1AE2A
ROOF-SHINGLELINE OF ROOFING MATERIAL(SHOWN LIGHT, DASHED LINE -TYP.)
2E3
EXTERIORPLASTER -TYP.
2E3
EXTERIORPLASTER -TYP.
3B
WALLS-ACCENT3
4E10
STONE -TYP.
7E5WINDOW -TYP.
7E5WINDOW -TYP.
9
ENTRYDOOR9
ENTRYDOOR
E8
E8 E8
11E11
DOWNSPOUT /GUTTER -TYP.
11
14HARDSCAPE
16EAVE /SOFFIT -TYP.
16EAVE /SOFFIT -TYP.
16EAVE /SOFFIT -TYP.
16EAVE /SOFFIT -TYP.
DECK DRAIN
OVERFLOW
DECK DRAIN
OVERFLOWDECK DRAIN
OVERFLOWD.S.
3E3D
WALLS-ACCENT
PLATE
F.SHTG
PLATE
DR/WNDW HD
F.SLAB: 112.74'
DR/WNDW HD
F.SHTG
DR/WNDW HD (THIS LOCATION)
PLATE(THIS LOCATION)
PLATE
F.SHTG
PLATEDR/WNDW HD
T.C.: 115.24'
DR/WNDW HD(THIS LOCATION)
F.SHTG
DR/WNDW HD
DR/WNDW HD(THIS LOCATION)
HEIGHT CERTIFICATION REQUIRED
EAVE TO PL
OPEN
OPEN
EAVE TO PL
1E2
ROOF-METAL
1E2
ROOF-METAL
E11
FIRE SHUTTER BOX
FRONT ELEVATION
PLATE
F.SHTG
PLATE
DR/WNDW HD
(E) F.S. @ P.L.
(E) T.C.
(E) F.L.
112.57 AVG N.G.
CITY HEIGHT LIMIT -"FLAT" ROOF
CITY HEIGHT LIMIT -RIDGE
F.SLAB: 112.74'
DR/WNDW HD(THIS LOCATION)
DR/WNDW HD
PRO
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PRO
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RIDGE
145
.
2
2
RIDG
E
141.
4
5
GUARD
R
A
I
L
138.
2
9
1AE2A
ROOF-SHINGLE LINE OF ROOFING MATERIAL(SHOWN LIGHT, DASHED LINE -TYP.)
125 125
2E3
EXTERIORPLASTER -TYP.
3AE3
WALLS-ACCENT2
3 E3D
WALLS-ACCENT
3B
WALLS-ACCENT3
4E10STONE -TYP.
7E5WINDOW -TYP.
10E5
EXTERIORDOORS -TYP.
10E5
EXTERIORDOORS -TYP.
E8
E8
14HARDSCAPE
15
SIDEGATE
15
SIDEGATE
16EAVE /SOFFIT -TYP.
16EAVE /SOFFIT -TYP.
3AE3WALLS -ACCENT2AT THIS CLG
(THIS LOCATION)
HEIGHT CERTIFICATION REQUIRED
EAVE TO PL
EAVE TO PL
KEY NOTES -ELEVATIONS
MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN.CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACEAWAY FROM BUILDING. SEE DETAIL
NEW METAL ROOFING o/30# FELT o/ROOF SHEATHING-SEE "MATERIAL AND COLORS LEGEND", THIS SHEET
E1
E2
E3
E4
E5
E6
E7
EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPERSTUCCO STEEL TROWEL FINISH -TYP. SEE SPECIFICATIONS BELOW2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS.
--NOT USED. WOOD FASCIA. PROVIDE WINDSOR ONE WOOD, SEE "WOODTRIM" SPECIFICATION, THIS SHEET. -PAINT
DOORS AND WINDOWS -TYP.
--NOT USED. DECORATIVE ATTIC VENTILATION -SEE ROOF PLAN
--NOT USED. HANDRAIL +36" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN
E8 GUARDRAIL +42" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN
E9 --NOT USED. DECORATIVE CHIMNEY CAP -AS SELECTED BY ARCHITECTAMERICAN CHIMNEY SHROUD #1 - COPPER (949) 364-5118
E10 STONE -SEE SPECIFICATIONS BELOW
E11 CONNECT DOWNSPOUTS TO SUBDRAIN SYSTEM-SEE CIVIL PLANS
GENERAL NOTES -ELEVATIONS
1. PROVIDE ADDRESS ON BUILDING PER N.B.M.C. 13.12.2102. SEE ROOF PLAN SHEET FOR ROOF VENTILATION CALCULATIONS.MATERIAL SPECIFICATIONS
E3B --NOT USED. WOOD TRIM. PROVIDE WINDSOR ONE WOOD, SEE "WOODTRIM" SPECIFICATION, THIS SHEET. -PAINT
E3D COMPOSITE SIDING o/BUILDING PAPERSEE SPECIFICATIONS BELOW2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS.
MATERIAL CALLOUT-SEE MATERIALS AND COLORS LEGEND -THIS SHEET
NEW SHINGLE ROOFING o/30# FELT o/ROOF SHEATHING-SEE "MATERIAL AND COLORS LEGEND", THIS SHEETE2A
ROOFING [METAL]
WHERE "EXTERIOR PLASTER" IS INDICATED ON THE DRAWINGS PROVIDE:
EXTERIOR PLASTER o/METAL LATH o/BLDG PAPERSTEEL TROWEL FINISH- UNLESS NOTED OTHERWISE.PROVIDE CORROSION RESISTANT WEEP/DRIP SCREEDS, AND CORNER BEADS ATALL LOCATIONS PER PLASTER INSTITUTE STANDARDS.
PROVIDE MESH IN FINISH COAT WHERE STEEL TROWEL FINISH IS USED.
LA HABRA INTEGRAL COLOR COATCOLOR: AS SELECTED BY ARCHITECT AND APPROVED BY NEIGHBORHOODASSOCIATION. PROVIDE COLOR SAMPLE PRIOR TO INSTALLATION.
EXTERIOR PLASTER
ROOFING [ASPHALT SHINGLE]
WHERE "ASPHALT SHINGLE ROOFING" IS INDICATED ON THE DRAWINGS PROVIDE:
CERTAINTEED - SOLARIS"PRESIDENTIAL SHAKE TL"ASPHALT SHINGLESo/30# ROOFING FELTINSTALL PER MANUF. RECOMMENDATIONS40 YEAR LIMITED WARRANTYU.L. CLASS "A" FIRE RATINGU.L. REPORT REFERENCE: R2634U.L. 790INSTALL o/ 1-LAYER 30# ROOFING FELTCOLOR: SHADOW GRAY AS SELECTED BY ARCHITECTROOF MATERIAL SPECIFIED WEIGHS 6.0 PSF MAX. COORDINATE WITHSTRUCTURAL CALCS.
WHERE "ROOFING -METAL" IS INDICATED ON THE DRAWINGS PROVIDE:
SHEET METAL ROOFING SHALL COMPLY WITH CBC 1507.4. SHALL BE NOT LESSTHAN 30 GALVANIZED SHEET GAGE. UNLESS NOTED OTHERWISE
TAYLOR METALS. 4880 FELDSPAR ST., RIVERSIDE, CA. 92509 TEL877-504-1594. CLIP LOCK 150 (CA) KYNAR FINISH.UL 580 CLASS 90 WIND UPLIFT RATED. UL CLASS A FIRE RATED. INSTALL PERUL TGFU.R25913UL ER 25913-01ASSEMBLY #20 DECK 1/2" MINIMUM SHEATHING O/ ONE LAYER GAFVERSASHIELD SOLO FIRE RESISTANT SLIP SHEET MECHANICALLY FASTENED.PROVIDE OPTIONAL PLY SHEET UL CLASSIFIED G1, G2, G3, TYPE 30 FELT.
CONTRACTOR SHALL PROVIDE A COPY OF UL TGFU. R25913 FOR INSTALLATIONFROM WWW.TAYLORMETAL.COM/COMMERCIAL/CLIP-LOCK/
COLOR AS SELECTED BY ARCHITECT AND APPROVED BY OWNER. SEEMATERIALS AND COLOR LEGEND THIS SHEET..
SOLAR PANELS SHALL BE INSTALLED WITH S5-N CLIPS WITH 1 - 1/2" RIBHEIGHT CLIP-LOCK 150
WHERE "GARAGE DOOR" IS INDICATED ON THE DRAWINGS PROVIDE:
NEAL'S GARAGE DOORMODEL NO. 225 (METAL)COLOR: AS SELECTED BY ARCHITECT AND APPROVED BY THE OWNER.
FOR MORE INFO CONTACT: 949-283-5024
GARAGE DOOR
WHERE "WINDOWS" IS INDICATED ON THE DRAWINGS PROVIDEWINDOWS AND DOORS:
JELD-WENALUMINUM-CLAD WOODEPIC VUE WITH STAINLESS STEEL HARDWARE
WINDOWS
WHERE CORROSION RESISTANT SHEET METAL" OR "SHEET FLASHING"IS INDICATED ON THE DRAWINGS PROVIDE:
ALUMINIUM PRE FINISHED MINIMUM 24 GA.- FACTORY FINISHINSTALL PER SMACMA STANDARDSPROVIDE BID ALTERNATE FOR COPPER OR STAINLESS STEELALL WEEP SCREED SHALL BE STAINLESS STEEL.BACKPRIME DISSIMILAR METALS
SHEET METAL FLASHING
VERTICAL: NEW TECH WOOD 866-728-5273BELGIAN BOARD UH58 7-3/4" X1" WITH END TRIM WITH OUTSIDE CORNERTRIM o/BLDG. PAPER ( TYVEK ) INSTALL PER MANUFACTURER'SRECOMMENDATIONS.INSTALLATION: EUROPEAN SIDING SYSTEM VERTICAL INSTALLATION GUIDEINSTALL PER ICC ESR-3923
COMPOSITE SIDING
WHERE "COMPOSITE SIDING" IS INDICATED ONTHE DRAWINGS PROVIDE:
WHERE "STONE VENEER" IS INDICATED ON THE DRAWINGS PROVIDE:
TRENDY SURFACES:714-540-5542 - ROYA ZIAI
INSTALL STONE ADHERED VENEER OVER CEMENT PLASTER O/ METAL LATHO/ WATERPROOF MEMBRANE. VENEER SHALL BE APPROX. 1-1/2" THICK.STONE SHALL BE APPROX. 15 POUNDS/SFINSTALL PER MANUFACTURERS RECOMMENDATIONS.EXTERIOR STONE IN SEISMIC DESIGN CATEGORY D (D2) SHALL NOT EXCEEDTHE LIMITS OF TABLE 703.8(2) AND SHALL NOT EXCEED 4 INCHES THICK
STONE VENEER
WHERE "DOORS" ARE INDICATED ON THE DRAWINGS PROVIDE DOORS:
LA CANTINAALUMINUM THERMAL CONTROLLEDWEATHER RESISTANT SILL.
DOORS - (EXTERIOR)
1
2
3
4
56
8910
11
1213
14
15
NO. ITEM MATERIAL MANUFACTURER NAMECOLOR NUMBERCOLOR COMMENTS
ROOF
WALLS -ACCENT
WALLS -STONE
FASCIA
WOOD TRIM
GARAGE DOOR
ENTRY DOOR
EXTERIOR DOORS
GUTTERS
FRONT GATES
DRIVEWAY
HARDSCAPE
16
WALLS -FIELD
7 WINDOWS
1A ROOF 2
MATERIAL AND COLORS LEGEND FOR BUILDING AND HARDSCAPE
METAL
VERTICAL COMPOSITE SIDING
LIMESTONE
N/A
N/A
METAL
WALNUT WOOD & GLASS
ALUMINUM
CORROSION RESIST. METAL
N/A
CONCRETE
PORCELAIN PAVER
EXTERIOR PLASTER
ALUMINUM-CLAD WOOD
ASPHALT SHINGLES
TAYLOR METAL PRODUCTS
NEWTECH WOOD
TRENDY SURFACES
....
....
NEAL'S OVERHEAD DOOR
FORET DOORS
LA CANTINA
....
....
CARLISLE
LANDMARK CERAMICS
LA HABRA
JELD WEN
CERTAINTEED
MUSKET
PERUVIAN TEAK
GRIGIO
....
....
MATCH #3A
CLEAR STAIN
BLACK
MATCH #1
....
TOPCAST
STONE LOOK (FINISH)
....
BLACK
SHADOW GRAY
....
....
TS1331003
....
....
....
....
....
....
....
....
....
P505
....
....
"COOL" KYNAR 500
BELGIAN BOARD
SPLIT FACE
....
....
225
S005-1
....
....
....
MEDIUM EXPOSURE
FRONTIER 20
AGATE
SITELINE
PRESIDENTIAL TL
SIDE GATES METAL CUSTOM MATCH #3A .... ....
EAVES / SOFFITS YELLOW CEDAR RUBIO MONOCOAT ....
3A WALLS -ACCENT2 EXTERIOR PLASTER LA HABRA DET680 ESPRESSO MACCHIATOPAINT: DUNN EDWARDS
3B WALLS -ACCENT3 METAL TAYLOR METAL PRODUCTS ....12" BOARD & BATTONMUSKET
SHADOW GRAY
ABSOULTE (V2)
HYBRID WOOD PROTECTORGRAY
ELV- 28 SCREW FLANGE
RIGHT SIDE ELEVATION
123 123
12 5
12 3
TRASH TRASH TRASH
PRO
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L
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PRO
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A/C
D.S.
D.S.
D.S.D.S.D.S.
D.S.
RIDG
E
145.
5
6
AVG. N.G.: 112.57AVG. N.G.: 112.57
RIDGE
145
.
2
2
GUAR
D
R
A
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138
.
2
9
GUA
R
D
R
A
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139.
1
2
RIDGE
141
.
4
5
ROO
F
E
D
G
E
140
.
0
5
E1 TYP.
E1 TYP.
1E2
ROOF-METAL
LINE OF ROOFING MATERIAL(SHOWN LIGHT, DASHED LINE -TYP.)
FIREPLACEVENT
FIREPLACEVENT
1AE2A
ROOF-SHINGLE 1AE2A
ROOF-SHINGLE
2E3
EXTERIORPLASTER -TYP.2E3
EXTERIORPLASTER -TYP.
3AE3
WALLS-ACCENT2
3 E3D
WALLS-ACCENT
3B
WALLS-ACCENT3
4E10
STONE -TYP.
7E5WINDOW -TYP.
7E5
WINDOW -TYP.
10E5
EXTERIORDOORS -TYP.
E8
E8
E8
E8
E8
11E11DOWNSPOUT /GUTTER -TYP.
11E11
DOWNSPOUT /GUTTER -TYP.
11E11
DOWNSPOUT /GUTTER -TYP.
11E11
DOWNSPOUT /GUTTER -TYP.
14HARDSCAPE
16EAVE /SOFFIT -TYP.
16EAVE /SOFFIT -TYP.
16EAVE /SOFFIT -TYP.
16EAVE /SOFFIT -TYP.
3AE3WALLS -ACCENT2AT THIS CLG
DECK DRAIN
F.SLAB: 112.74'
PLATE
F.SHTG
PLATE
DR/WNDW HD
DR/WNDW HD
(THIS LOCATION)
DR/WNDW HD (THIS LOCATION)
PLATE(THIS LOCATION)
PLATE
F.SHTG
PLATE
DR/WNDW HD
T.C.: 115.24'
DR/WNDW HD(THIS LOCATION)
F.SHTG
DR/WNDW HD
HEIGHT CERTIFICATION REQUIRED
OPEN
OPEN
D.S.
EAVE TO PL
EAVE TO PL
1E2
ROOF-METAL
1 HR. RATEDGLASSRAILING
1 HR. RATEDGLASSRAILING
REAR ELEVATION
12 5
PRO
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
D.S.D.S.
AVG. N.G.: 112.57
RIDG
E
145.
5
6
ROO
F
E
D
G
E
139
.
1
2
E1 TYP.
LINE OF ROOFING MATERIAL(SHOWN LIGHT, DASHED LINE -TYP.)1AE2A-SHINGLE
123 12 3
12 3 123
2E3
EXTERIORPLASTER -TYP.
7E5WINDOW -TYP.
8
GARAGEDOOR 8
GARAGEDOOR
E8
11E11
DOWNSPOUT /GUTTER -TYP.
11E11
DOWNSPOUT /GUTTER -TYP.
13DRIVEWAY
15
SIDEGATE15
SIDEGATE
16EAVE /SOFFIT -TYP.
PLATE
F.SHTG
PLATEDR/WNDW HD
T.C.: 115.24'
DR/WNDW HD
(THIS LOCATION)
F.SHTG
PLATE(THIS LOCATION)
HEIGHT CERTIFICATION REQUIRED
EAVE TO PL
EAVE TO PL
1E2
ROOF-METAL
SCALE:
START DATE:
SHEET
SH
E
E
T
PR
O
J
E
C
T
2 9
0
0
B
r
i
s
t
o
l
S
t
r
e
e
t
B u
i
l
d
i
n
g
A
,
S
u
i
t
e
2
0
3
C o
s
t
a
M
e
s
a
,
C
a
9
2
6
2
6
T e
l
:
9
4
9
.
9
7
5
.
0
1
2
3
t e
a
l
e
a
r
c
h
i
t
e
c
t
u
r
e
.
c
o
m
REVISIONS:
Ren. 7/31/27
No. C 22162
MARK ET ELA
AT NEOIFOR
CCLI
ST
RENSEDACHITE
AI
T
AT NEOIFORST AI
FCAL
12/16/2024
1/4" - 1'-0"
A-3
EX
T
E
R
I
O
R
E
L
E
V
A
T
I
O
N
S
CO
R
O
N
A
D
E
L
M
A
R
,
C
A
9
2
6
2
5
30
6
M
A
R
G
U
E
R
I
T
E
A
V
E
DE
C
A
R
R
I
E
R
-
M
A
R
G
U
E
R
I
T
E
...
.
32
LEFT SIDE ELEVATION
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
123 12 3 123 12 3
125
F.SLAB: 112.74'
FIREPLACEVENT
D.S.
D.S.
AVG. N.G.: 112.57
OVERFLOW
PLATE
F.SHTG
PLATE
DR/WNDW HD
F.SLAB: 112.74'
DR/WNDW HD
F.SHTG
DR/WNDW HD (THIS LOCATION)
PLATE(THIS LOCATION)
PLATE
F.SHTG
PLATEDR/WNDW HD
T.C.: 115.24'
DR/WNDW HD(THIS LOCATION)
F.SHTG
DR/WNDW HD
(THIS LOCATION)
EAVE TO PL
OPEN
OPEN
EAVE TO PL
365 SF WALL 492 SF WALL262 SF WALL
68 SFOPENING21 SFOPENING
11 SFOPENING
21 SFOPENING
13 SFOPENING
DISTANCE FROM PL AREA OF WALL SF AREA OF WINDOW SF PERCENTAGE ALLOWED %
0'-3'0000
5'-10' 262 13+21+21+11=66 25 25
3'-5' 365 + 492 = 857 68+58=126 15 15
DISTANCE FROM PL AREA OF WALL SF AREA OF WINDOW SF PERCENTAGE ALLOWED %0'-3'0000
5'-10' 162 40 25 25
3'-5' 500+554=1054 78+66=144 14 15500 SF WALL 15 SFOPENING 554 SF WALL12.5 SFOPENING 12.5 SFOPENING
11 SFOPENING 15 SFOPENING 15 SFOPENING
63 SFOPENING
DISTANCE FROM PL AREA OF WALL SF AREA OF WINDOW SF PERCENTAGE ALLOWED %0'-3'0000
5'-10' (UNIT B) 111 18 16 25
3'-5' 0 0 - 15
10 SFOPENING
5 SFOPENING9 SFOPENING 9 SFOPENING 184 SF WALL111 SF WALL
38 SFOPENING
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
W/ FIRESHUTTER
58 SFOPENING
40 SFOPENING
162 SF WALL
1 HR. RATEDGLASSRAILING
15'-20'56 38 68 75
56 SF WALL
UNIT B UNIT A
5'-10' (UNIT A) 184 15 8 25
FRONTELEVATION
PLATE
F.SHTG
PLATE
DR/WNDW HD
(E) F.S. @ P.L.
(E) T C
112.57 AVG N.G.
CITY HEIGHT LIMIT -"FLAT" ROOF
CITY HEIGHT LIMIT -RIDGE
F.SLAB: 112.74'
DR/WNDW HD(THIS LOCATION)
DR/WNDW HD
PRO
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
RIDGE
145
.
2
2
RIDGE
141.
4
5
GUARD
R
A
I
L
138.
2
9
1AE2A
ROOF-SHINGLE LINE OF ROOFING MATERIAL(SHOWN LIGHT, DASHED LINE -TYP.)
125 125
2E3
EXTERIORPLASTER -TYP.
3AE3
WALLS-ACCENT2
3 E3D
WALLS-ACCENT
3B
WALLS-ACCENT3
4E10STONE -TYP.
7E5WINDOW -TYP.
10E5
EXTERIORDOORS -TYP.
10E5
EXTERIORDOORS -TYP.
E8
E8
14HARDSCAPE
15
SIDEGATE
15
SIDEGATE
16EAVE /SOFFIT -TYP.
16EAVE /SOFFIT -TYP.
3AE3WALLS -ACCENT2AT THIS CLG
(THIS LOCATION)
HEIGHT CERTIFICATION REQUIRED
EAVE TO PL
EAVE TO PL
3' - 5'
5' - 10'
10' - 15'
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
DISTANCE FROM CL OF STREET ALLOWED %
> 20'UNLIMITED
DISTANCE FROM CL OF STREET ALLOWED %> 20'UNLIMITED
DISTANCE FROM CL OF STREET ALLOWED %> 20'UNLIMITED
15 - 20'
RIGHT SIDE ELEVATION
123 12 3
12 5
123
TRASH TRASH TRASH
PRO
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
A/C
D.S.
AVG. N.G.: 112.57AVG. N.G.: 112.57
FIREPLACEVENT
FIREPLACEVENT
E8
F.SLAB: 112.74'
PLATE
F.SHTG
PLATE
DR/WNDW HD
DR/WNDW HD
(THIS LOCATION)
DR/WNDW HD (THIS LOCATION)
PLATE(THIS LOCATION)
PLATE
F.SHTG
PLATE
DR/WNDW HD
T.C.: 115.24'
DR/WNDW HD(THIS LOCATION)
F.SHTG
DR/WNDW HD
OPEN
EAVE TO PL
DISTANCE FROM PL AREA OF WALL SF AREA OF WINDOW SF PERCENTAGE ALLOWED %
0'-3' 0 0 0 0
5'-10' 64 6 9 25
3'-5' 471+143+464=1078 89+39+39=167 15 15471 SF WALL 64 SF WALL 143 SF WALL
464 SF WALL
12 SFOPENING39 SFOPENING15 SFOPENING
6 SFOPENING15 SFOPENING
DISTANCE FROM PL AREA OF WALL SF AREA OF WINDOW SF PERCENTAGE ALLOWED %
0'-3' 0 0 0 0
5'-10' 237 50 21 25
3'-5' 448+453=741 68.5+42.5=111 15 15
FIRST FLOOR
DISTANCE FROM PL AREA OF WALL SF AREA OF WINDOW SF PERCENTAGE ALLOWED %
0'-3' 0 0 0 0
5'-10' 0 0 - 25
3'-5' (UNIT A) 254 38 15 15
SECOND FLOOR
THIRD FLOOR
448 SF WALL 453 SF WALL
17 SFOPENING
5 SFOPENING
12.5 SFOPENING
5 SFOPENING
12.5 SFOPENING 12.5 SFOPENING 12.5 SFOPENING
237 SF WALL5 SFOPENING
34 SFOPENING
189 SF WALL254 SF WALL
7.5 SFOPENING
7.5 SFOPENING
12.5 SFOPENING
9 SFOPENING
23 SFOPENING
27 SFOPENING
59 SFOPENING
45 SFOPENING
1 HR. RATEDGLASSRAILING
1 HR. RATEDGLASSRAILING
3'-5' (UNIT B) 189 21.5 11 15
REAR ELEVATION
12 5
PRO
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
AVG. N.G.: 112.57
123 12 3
123 123
PLATE
F.SHTG
PLATEDR/WNDW HD
T.C.: 115.24'
DR/WNDW HD
(THIS LOCATION)
F.SHTG
PLATE(THIS LOCATION)
DISTANCE FROM PL AREA OF WALL SF AREA OF WINDOW SF PERCENTAGE ALLOWED %
0'-3'0000
5'-10' 0 0 0 25
3'-5' 0 0 0 15
10'-15' 0 0 0 45
FIRST FLOOR
DISTANCE FROM PL AREA OF WALL SF AREA OF WINDOW SF PERCENTAGE ALLOWED %
0'-3'0000
5'-10' 0 0 0 25
3'-5' 0 0 0 15
10'-15' 254 41 16 45
SECOND FLOOR
254 SF WALL10 SFOPENING 10 SFOPENING
5 SFOPENING
161 SFOPENING
234 SF WALL
16 SFOPENING
THIRD FLOOR
DISTANCE FROM PL AREA OF WALL SF AREA OF WINDOW SF PERCENTAGE ALLOWED %> 20' - - - UNLIMITED
15'-20' 234 161 69 75
3' - 5'
5' - 10'
10' - 15'
15 - 20'
SCALE:
START DATE:
SHEET
SH
E
E
T
PR
O
J
E
C
T
2 9
0
0
B
r
i
s
t
o
l
S
t
r
e
e
t
B u
i
l
d
i
n
g
A
,
S
u
i
t
e
2
0
3
C o
s
t
a
M
e
s
a
,
C
a
9
2
6
2
6
T e
l
:
9
4
9
.
9
7
5
.
0
1
2
3
t e
a
l
e
a
r
c
h
i
t
e
c
t
u
r
e
.
c
o
m
REVISIONS:
Ren. 7/31/27
No. C 22162
MARK ET ELA
AT NEOIFOR
CCLI
ST
RENSEDACHITE
AI
T
AT NEOIFORST AI
FCAL
12/16/2024
1/4" - 1'-0"
A-3A
EX
T
E
R
I
O
R
E
L
E
V
A
T
I
O
N
S
CO
R
O
N
A
D
E
L
M
A
R
,
C
A
9
2
6
2
5
30
6
M
A
R
G
U
E
R
I
T
E
A
V
E
DE
C
A
R
R
I
E
R
-
M
A
R
G
U
E
R
I
T
E
...
.
33
FIRST FLOOR PLAN
SCALE:
START DATE:
SHEET
SH
E
E
T
PR
O
J
E
C
T
2 9
0
0
B
r
i
s
t
o
l
S
t
r
e
e
t
B u
i
l
d
i
n
g
A
,
S
u
i
t
e
2
0
3
C o
s
t
a
M
e
s
a
,
C
a
9
2
6
2
6
T e
l
:
9
4
9
.
9
7
5
.
0
1
2
3
t e
a
l
e
a
r
c
h
i
t
e
c
t
u
r
e
.
c
o
m
REVISIONS:
Ren. 7/31/27
No. C 22162
MARK ET ELA
AT NEOIFOR
CCLI
ST
RENSEDACHITE
AI
T
AT NEOIFORSTAI
FCAL
12/16/2024
1/4" - 1'-0"
A-3B
CO
M
M
O
N
P
A
T
H
O
F
E
G
R
E
S
S
D
I
S
T
A
N
C
E
THIRD FLOOR PLAN
SECOND FLOOR PLAN
CO
R
O
N
A
D
E
L
M
A
R
,
C
A
9
2
6
2
5
30
6
M
A
R
G
U
E
R
I
T
E
A
V
E
DE
C
A
R
R
I
E
R
-
M
A
R
G
U
E
R
I
T
E
...
.
C.L
.
A
L
L
E
Y
3' - 5'
5' - 10'
10' - 15'
15' - 20'
3' - 5'
5' - 10'
10' - 15'
15' - 20'
3' - 5'
5' - 10'
10' - 15'
15' - 20'
FIRE SHUTTER
41'-4" TO C.L.OF STREET
40'-0" TO C.L.OF STREET
56'-5" TO C.L.OF STREET 56'-5" TO C.L.OF STREET
34
SECTION A-A
14" F.J.'s 14" F.J.'s
12" MAX. D.J. -RIPPED 14" F.J.'s
2x10" D.J.'s
14" F.J.'s
LIVING A
CRTYRD B CARPORT B
STAIR A
DECK B
POWDER B
STAIR B
ENTRY B
PRIMARY BEDROOM B
POWDER A
BATH 2APRIMARY BATH A
13" MAX. D.J. -RIPPED14" F.J.'s14" F.J.'s13" MAX. D.J. -RIPPED
ROOF DECK A1 ROOF DECK B2
W/C
123 12 3
123
MECH'L
F.SLAB: 112.74'
F.SLAB: 115.24'
DECK A
RECESSED DOORTRACK
13" MAX. D.J. -RIPPED
123
RECESSED DOORTRACK
TRASH TRASH TRASH
COATS
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
DUC
T
S
H
A
F
T
ADU
12 6
3/4" LEVELROCK BRAND FLOORUNDERLAYMENT POURED OVER 1/4"PROPRIETARY SOUND REDUCTION MATFIREPLACE
PLATE
F.SHTG
PLATE
DR/WNDW HD
112.57 AVG N.G.
T.C.: 115.24'
DR/WNDW HD(THIS LOCATION)
F.SHTG
F.SLAB: 112.74'
PLATE
F.SHTG
PLATE
DR/WNDW HD
DR/WNDW HD(THIS LOCATION)
DR/WNDW HD (THIS LOCATION)
S1S1
S3
S3
S4
S5
S5
S6
S6
S8
S8
S7 S7
S8
S9
S9
S10
S10
S11
S11
S11
S12S12
S12
S12
S13S13
S14
S14
S15
S17
S17
S17
S17
S18
S18
S18
S19
S19
S19
S20A
S20A
S20B S20B
S21S21
S22S22
S25DECK WATERPROOFING
S25DECK WATERPROOFING
S25DECK WATERPROOFING S25DECK WATERPROOFING
S26
S26
S26
S24
S22S24
OPEN TRELLIS
KEY NOTES -SECTIONS
2x RAFTERS / ROOF JOISTS -SEE FRAMING PLAN
BEAM PER STRUCTURAL
S1
S2
S3
S4
S5
S6
S7
2x4 CEILING JOISTS @ 16"o.c.
DOORS AND WINDOWS -SEE PLAN -TYPICAL
2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.)
S8 2x6 STUDS @ 16"o.c.
S9 2x P.T.D.F. MUD SILL
S10 FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN
S11 EXTERIOR PLASTER o/ METAL LATH o/ BUILDING PAPERCOLOR COAT. -SEE SPECIFICATIONS -SHT A-3
S11AEXTERIOR WOOD SIDING o/ BUILDING PAPERSEE SPECFICATIONS -SHT A-3
S12 GUARD +42" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN
S13 5/8" PLYWOOD ROOF SHEATHINGSEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS.
S14 1-1/8" T&G PLYWOOD SUBFLOOR
S15 UNDERSIDE OF EAVE MATERIAL. SEE EXTERIOR ELEVATIONS AND"MATERIAL AND COLORS LEGEND" -SHEET A-3
S16 --NOT USED. LIGHTING -SEE PLAN
S17
S18 2x SOLID BLOCKING
PROVIDE 1 18" FLOOR SHEATHING UNLESS NOTEDOTHERWISE.
NOTE TO STRUCT. ENG'R
FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESSTHAN THE MEASURED LENGTH FOR CALCULATIONPURPOSES WHEREVER POSSIBLE.
STAIRS. SEE PLAN FOR RISE AND RUNHANDRAIL - 34" TO 38" ABOVE NOSING
CONCRETE FOUNDATION AND FOOTINGS-SEE FOUNDATION PLANCONCRETE SLAB w/ REINFORCING STEELo/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO.
S19 R-19 F.G. BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24.
S20AR-30 F.G. BATT. FLOOR INSULATION. SEE TITLE 24.
S21
S22
S23 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE.5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X"GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) -W/P GYPSUMBOARD ENTIRE GARAGE WHERE TYPE "X" NOT REQUIRED BY CODE.
S24 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSEDSIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.7
S25 DECK: SEE "DECK MATERIAL" NOTE ON SHEET A-2.4. MAINTAIN 1 /4" PERFOOT MINIMUM SLOPE. DRAIN TO GUTTER OR DECK DRAINS PER PLAN.
S26 FIRE BLOCK @ 10'-0"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11
GENERAL NOTES -SECTIONS
1. PROVIDE FIRE BLOCKS @ 10'-0"o.c. BOTH VERTICALLY ANDHORIZONTALLY PER CRC R302.112. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVALHORIZONTALLY. CRC R302.113. WHERE "LIGHT-WEIGHT CONC" IS CALLED OUT, INSTALL o/WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING.4. HEEL STAND AT CONVENTIONAL FRAMING PER DETAIL USE THIS INFORMATION FOR ROOF HEIGHT.
ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN ANDELEVATIONS
S20BR-30 F.G. BATT. ROOF INSULATION. SEE TITLE 24. UNIT A AND ADU
MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN.CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACEAWAY FROM BUILDING. SEE DETAIL
--NOT USED. WATERPROOFING. INSTALL BELOW-GRADE WATERPROOFMEMBRANE PER MANUFACTURER'S RECOMMENDATIONS. PROVIDEPROTECTION BOARD FROM BACKFILL. INSTALL FRENCH DRAIN BEHINDRETAINING WALL PER SOILS REPORT. SEE A-1.3 AND SEE DETAIL:
S27
LEGEND
DASHED LINE INDICATES WALL OR CLG/FLR 1 HR. FIRE/50 STCSEPARATION BETWEEN UNITS. SEE DETAILS.
R-38 F.G. BATT. ROOF INSULATION. SEE TITLE 24. UNIT B
SECTION B-B
14" F.J.'s 14" F.J.'s
12" MAX. D.J. -RIPPED
2x10" D.J.'s
14" F.J.'s
LIVING A
CRTYRD B CARPORT B
STAIR A
ENTRY B
PRIMARY BEDROOM B
POWDER A
PRIMARY BATH A
ADU
13" MAX. D.J. -RIPPED14" F.J.'s14" F.J.'s13" MAX. D.J. -RIPPED
ROOF DECK A1 ROOF DECK B2
123 12 3
123
MECH'L
F.SLAB: 115.24'
ROOF DECK B1 BATH 2B
GARAGE B
DINING BLIVING B
RECESSED DOORTRACK
F.SLAB: 112.74'
RECESSED DOORTRACK
DEPRESSEDSHOWER FRAMING
DECK A
13" MAX. D.J. -RIPPED
DUC
T
S
H
A
F
T
HALL A
14" F.J.'s
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
BATH 2A DECK B
12 6
1/212
3/4" LEVELROCK BRAND FLOORUNDERLAYMENT POURED OVER 1/4"PROPRIETARY SOUND REDUCTION MATFIREPLACE
PLATE
F.SHTG
PLATE
DR/WNDW HD
112.57 AVG N.G.
T.C.: 115.24'
DR/WNDW HD(THIS LOCATION)
F.SHTG
F.SLAB: 112.74'
PLATE
F.SHTG
PLATE
DR/WNDW HD
DR/WNDW HD(THIS LOCATION)
DR/WNDW HD (THIS LOCATION)
S1S1
S3S3
S4
S4
S5
S5
S5
S6S6
S7
S7
S8
S8
S9
S9
S10
S10
S10
S11
S11
S11
S12
S12
S12
S13 S13
S14
S14
S14
S17
S17
S18
S18
S18 S19
S19
S20AS20A
S20A
S20B
S20B
S21S21
S22
S23 S23
S25DECK WATERPROOFING S25DECK WATERPROOFING
S25DECK WATERPROOFING
S25DECK WATERPROOFING S25DECK WATERPROOFING
S26
S26
S26
S24
S24
OPEN TRELLIS
SECTION C-C
14" F.J.'s
12" MAX. D.J. -RIPPED 14" F.J.'s
ENTRY A CARPORT B
13" MAX. D.J. -RIPPED14" F.J.'s
14" F.J.'s13" MAX. D.J. -RIPPED
ROOF DECK A1 ROOF DECK B2
123 12 3
12 3
MECH'L
123
T.C.: 115.24'
GARAGE B
LIVING B
RECESSED DOORTRACK
F.SLAB: 112.74'
RECESSED DOORTRACK
13" MAX. D.J. -RIPPED
14" F.J.'s
PRO
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
BEDROOM 3A
13" MAX. D.J. -RIPPED
BEDROOM 2APRIMARY BEDROOM A
RECESSED DOORTRACK
HALL A
KITCHEN A
DECK B
123
BEDROOM 2B
COVERED PATIO ADU
DECK A2ROOF
HEATPUMP
PRIMARY BEDROOM BKITCHEN B
ROOF DECK B1 12 6
BATH 2A
ENTRY A
1/212
3/4" LEVELROCK BRAND FLOORUNDERLAYMENT POURED OVER 1/4"PROPRIETARY SOUND REDUCTION MAT
F.SLAB: 112.74'
PLATE
F.SHTG
PLATE
DR/WNDW HD(THIS LOCATION)
DR/WNDW HD (THIS LOCATION)
PLATE(THIS LOCATION)
DR/WNDW HD(THIS LOCATION)
PLATE
F.SHTG
PLATE
DR/WNDW HD
112.57 AVG N.G.
T.C.: 115.24'
PLATE
DR/WNDW HD(THIS LOCATION)
(THIS LOCATION)
F.SHTG
S1S1
S3
S3
S4
S4
S5
S5
S6
S6
S7 S7
S8
S8
S9
S9
S10
S10
S11A
S11
S11
S12
S12
S13
S13
S14
S14
S14
S15
S18
S18
S18
S19
S19
S20A
S20A
S20B
S20B
S21
S21
S22
S23
S23
S25DECK WATERPROOFING
S25DECK WATERPROOFING
S25DECK WATERPROOFING
S25DECK WATERPROOFING S25DECK WATERPROOFING
S26
S26
S26
SCALE:
START DATE:
SHEET
SH
E
E
T
PR
O
J
E
C
T
2 9
0
0
B
r
i
s
t
o
l
S
t
r
e
e
t
B u
i
l
d
i
n
g
A
,
S
u
i
t
e
2
0
3
C o
s
t
a
M
e
s
a
,
C
a
9
2
6
2
6
T e
l
:
9
4
9
.
9
7
5
.
0
1
2
3
t e
a
l
e
a
r
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i
t
e
c
t
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.
c
o
m
REVISIONS:
Ren. 7/31/27
No. C 22162
MARK ET ELA
AT NEOIFOR
CCLI
ST
RENSEDACHITE
AI
T
AT NEOIFORST AI
FCAL
12/16/2024
1/4" - 1'-0"
A-4
BU
I
L
D
I
N
G
S
E
C
T
I
O
N
S
CO
R
O
N
A
D
E
L
M
A
R
,
C
A
9
2
6
2
5
30
6
M
A
R
G
U
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R
I
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E
A
V
E
DE
C
A
R
R
I
E
R
-
M
A
R
G
U
E
R
I
T
E
...
.
35
KEY NOTES -SECTIONS
2x RAFTERS / ROOF JOISTS -SEE FRAMING PLAN
BEAM PER STRUCTURAL
S1
S2
S3
S4
S5
S6
S7
2x4 CEILING JOISTS @ 16"o.c.
DOORS AND WINDOWS -SEE PLAN -TYPICAL
2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.)
S8 2x6 STUDS @ 16"o.c.
S9 2x P.T.D.F. MUD SILL
S10 FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN
S11 EXTERIOR PLASTER o/ METAL LATH o/ BUILDING PAPERCOLOR COAT. -SEE SPECIFICATIONS -SHT A-3
S11AEXTERIOR WOOD SIDING o/ BUILDING PAPERSEE SPECFICATIONS -SHT A-3
S12 GUARD +42" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN
S13 5/8" PLYWOOD ROOF SHEATHINGSEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS.
S14 1-1/8" T&G PLYWOOD SUBFLOOR
S15 UNDERSIDE OF EAVE MATERIAL. SEE EXTERIOR ELEVATIONS AND"MATERIAL AND COLORS LEGEND" -SHEET A-3
S16 --NOT USED. LIGHTING -SEE PLAN
S17
S18 2x SOLID BLOCKING
PROVIDE 1 18" FLOOR SHEATHING UNLESS NOTEDOTHERWISE.
NOTE TO STRUCT. ENG'R
FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESSTHAN THE MEASURED LENGTH FOR CALCULATIONPURPOSES WHEREVER POSSIBLE.
STAIRS. SEE PLAN FOR RISE AND RUNHANDRAIL - 34" TO 38" ABOVE NOSING
CONCRETE FOUNDATION AND FOOTINGS-SEE FOUNDATION PLANCONCRETE SLAB w/ REINFORCING STEELo/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO.
S19 R-19 F.G. BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24.
S20AR-30 F.G. BATT. FLOOR INSULATION. SEE TITLE 24.
S21
S22
S23 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE.5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X"GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) -W/P GYPSUMBOARD ENTIRE GARAGE WHERE TYPE "X" NOT REQUIRED BY CODE.
S24 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSEDSIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.7
S25 DECK: SEE "DECK MATERIAL" NOTE ON SHEET A-2.4. MAINTAIN 1 /4" PERFOOT MINIMUM SLOPE. DRAIN TO GUTTER OR DECK DRAINS PER PLAN.
S26 FIRE BLOCK @ 10'-0"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11
GENERAL NOTES -SECTIONS
1. PROVIDE FIRE BLOCKS @ 10'-0"o.c. BOTH VERTICALLY ANDHORIZONTALLY PER CRC R302.112. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVALHORIZONTALLY. CRC R302.113. WHERE "LIGHT-WEIGHT CONC" IS CALLED OUT, INSTALL o/WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING.4. HEEL STAND AT CONVENTIONAL FRAMING PER DETAIL USE THIS INFORMATION FOR ROOF HEIGHT.
ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN ANDELEVATIONS
S20BR-30 F.G. BATT. ROOF INSULATION. SEE TITLE 24. UNIT A AND ADU
MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN.CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACEAWAY FROM BUILDING. SEE DETAIL
--NOT USED. WATERPROOFING. INSTALL BELOW-GRADE WATERPROOFMEMBRANE PER MANUFACTURER'S RECOMMENDATIONS. PROVIDEPROTECTION BOARD FROM BACKFILL. INSTALL FRENCH DRAIN BEHINDRETAINING WALL PER SOILS REPORT. SEE A-1.3 AND SEE DETAIL:
S27
LEGEND
DASHED LINE INDICATES WALL OR CLG/FLR 1 HR. FIRE/50 STCSEPARATION BETWEEN UNITS. SEE DETAILS.
R-38 F.G. BATT. ROOF INSULATION. SEE TITLE 24. UNIT B
SECTION D-D
14" F.J.'s
12" MAX. D.J. -RIPPED 14" F.J.'s
ENTRY A CARPORT A
13" MAX. D.J. -RIPPED14" F.J.'s14" F.J.'s13" MAX. D.J. -RIPPED
ROOF DECK A1 ROOF DECK B2
123 12 3
123
MECH'L
123
T.C.: 115.24'
GARAGE A
LIVING B
RECESSED DOORTRACK
F.SLAB: 112.74'
RECESSED DOORTRACK
13" MAX. D.J. -RIPPED14" F.J.'s
PRO
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
BEDROOM 3A
13" MAX. D.J. -RIPPED
BEDROOM 2APRIMARY BEDROOM A
RECESSED DOORTRACK
KITCHEN A
FIREPLACE
DECK B
12 3
BEDROOM 2B
COVERED PATIO ADU
DECK A2ROOFBATH 3A
HEATPUMP
PRIMARY BATH BKITCHEN B
ROOF DECK B1 12 6
PRIMARY CLOSET A LAUNDRY A
ENTRY A
1/212
3/4" LEVELROCK BRAND FLOORUNDERLAYMENT POURED OVER 1/4"PROPRIETARY SOUND REDUCTION MAT
PLATE
F.SHTG
PLATEDR/WNDW HD
112.57 AVG N.G.
T.C.: 115.24'
(THIS LOCATION)
PLATE
DR/WNDW HD(THIS LOCATION)
(THIS LOCATION)
F.SLAB: 112.74'
PLATE
F.SHTG
PLATE
DR/WNDW HD(THIS LOCATION)
DR/WNDW HD (THIS LOCATION)
PLATE(THIS LOCATION)
DR/WNDW HD(THIS LOCATION)
F.SHTG
S1S1
S3
S3
S4
S4
S5S5 S6
S6
S7
S7
S8
S8
S9
S9
S10
S10
S10
S10
S11A
S11
S11
S11
S12S12
S12
S13
S13
S14
S14
S14
S14
S15
S18 S18
S18
S19
S19
S20A
S20A
S20B S20B
S21S21
S22
S23
S23
S25DECK WATERPROOFING S25DECK WATERPROOFING
S25DECK WATERPROOFING S25DECK WATERPROOFING
S25
DECK WATERPROOFING S26S26
S26
S26
SECTION E-E
14" F.J.'s
12" MAX. D.J. -RIPPED 14" F.J.'s
CARPORT A
13" MAX. D.J. -RIPPED14" F.J.'s
14" F.J.'s13" MAX. D.J. -RIPPED
ROOF DECK A1 ROOF DECK B2
123 12 3
12 3
MECH'L
123
T.C.: 115.24'
GARAGE A
LIVING B
RECESSED DOORTRACK
F.SLAB: 112.74'
RECESSED DOORTRACK
13" MAX. D.J. -RIPPED
14" F.J.'s
PRO
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
BEDROOM 3A
13" MAX. D.J. -RIPPED
BEDROOM 2APRIMARY BEDROOM A
RECESSED DOORTRACK
KITCHEN A
FIREPLACE
DECK B
123
BEDROOM 2B
COVERED PATIO
DECK A2ROOFBATH 3A
HEATPUMP
KITCHEN B
MECH'L
12 6
PRIMARY CLOSET B BATH BBEDROOM 2APRIMARY CLOSET A LAUNDRY A
123
3/4" LEVELROCK BRAND FLOORUNDERLAYMENT POURED OVER 1/4"PROPRIETARY SOUND REDUCTION MAT
PLATE
F.SHTG
PLATEDR/WNDW HD
112.57 AVG N.G.
CITY HEIGHT LIMIT -"FLAT" ROOF
CITY HEIGHT LIMIT -RIDGE
T.C.: 115.24'
(THIS LOCATION)
F.SLAB: 112.74'
PLATE
F.SHTG
PLATE
DR/WNDW HD
DR/WNDW HD (THIS LOCATION)
PLATE(THIS LOCATION)
PLATE
DR/WNDW HD(THIS LOCATION)
(THIS LOCATION)
F.SHTG
S1S1
S3
S3
S4
S4
S5
S5 S6
S6
S7
S7
S8
S8
S8
S9
S10
S10
S10
S10
S11A
S11
S11
S11
S11
S12
S13S13
S14
S14
S14
S14
S15
S18
S18
S19
S19
S19
S20A
S20A
S20B S20B
S21
S21
S22
S22
S23S23
S25DECK WATERPROOFING
S25DECK WATERPROOFING S25DECK WATERPROOFING
S25DECK WATERPROOFING
S26
S26
S26
S26
SECTION F-F
13" MAX. D.J. -RIPPED
14" F.J.'s
BATH BPRIMARY BEDROOM B PRIMARY
125
3/4" LEVELROCK BRAND FLOORUNDERLAYMENT POURED OVER 1/4"PROPRIETARY SOUND REDUCTION MAT
PLATE
F.SHTG
PLATEDR/WNDW HD
112.57 AVG N.G.
CITY HEIGHT LIMIT -"FLAT" ROOF
CITY HEIGHT LIMIT -RIDGE
T.C.: 115.24'
(THIS LOCATION)
BEYOND
S6S8
S10
S11
S12S12
S13
S1
S14
S18
S19
S20A
S20B
S21
S25DECK WATERPROOFING
S26
CARPORT B CARPORT A
FIRE SHUTTER
SECTION G-G
13" MAX. D.J. -RIPPED
14" F.J.'s
PRIMARY CLOSET B
KITCHEN B
GARAGE B
T.C.: 115.24'
3/4" LEVELROCK BRAND FLOORUNDERLAYMENT POURED OVER 1/4"PROPRIETARY SOUND REDUCTION MAT
PLATE
F.SHTG
PLATE
DR/WNDW HD
112.57 AVG N.G.
CITY HEIGHT LIMIT -"FLAT" ROOF
CITY HEIGHT LIMIT -RIDGE
T.C.: 115.24'
F.SHTG
DR/WNDW HD
PLATE
S1
S4
S5S8
S9
S10
S11
S11
S12
S13
S14
S14
S15
S17
S18
S18
S19
S20AS20A
S20B
S21
S22
S23
S25DECK WATERPROOFING
S26
S6
FIRE SHUTTER
SECTION H-H
14" F.J.'s
14" F.J.'s
KITCHEN B
GARAGE AGARAGE B
3/4" LEVELROCK BRAND FLOORUNDERLAYMENT POURED OVER 1/4"PROPRIETARY SOUND REDUCTION MAT
PLATE
F.SHTG
PLATE
DR/WNDW HD
112.57 AVG N.G.
CITY HEIGHT LIMIT -"FLAT" ROOF
CITY HEIGHT LIMIT -RIDGE
(BEYOND T.C.: 115.24')
DR/WNDW HD (THIS LOCATION)
S1
S4
S5
S7
S8
S8
S9
S10
S10
S11
S11
S11
S13
S14
S14
S17
S18
S19
S19
S20A
S20B
S21
S22
S23S23
S26
S26
T.C.: 114.57'
S22
SCALE:
START DATE:
SHEET
SH
E
E
T
PR
O
J
E
C
T
2 9
0
0
B
r
i
s
t
o
l
S
t
r
e
e
t
B u
i
l
d
i
n
g
A
,
S
u
i
t
e
2
0
3
C o
s
t
a
M
e
s
a
,
C
a
9
2
6
2
6
T e
l
:
9
4
9
.
9
7
5
.
0
1
2
3
t e
a
l
e
a
r
c
h
i
t
e
c
t
u
r
e
.
c
o
m
REVISIONS:
Ren. 7/31/27
No. C 22162
MARK ET ELA
AT NEOIFOR
CCLI
ST
RENSEDACHITE
AI
T
AT NEOIFORST AI
FCAL
12/16/2024
1/4" - 1'-0"
A-4.1
BU
I
L
D
I
N
G
S
E
C
T
I
O
N
S
CO
R
O
N
A
D
E
L
M
A
R
,
C
A
9
2
6
2
5
30
6
M
A
R
G
U
E
R
I
T
E
A
V
E
DE
C
A
R
R
I
E
R
-
M
A
R
G
U
E
R
I
T
E
...
.
36
KEY NOTES -SECTIONS
2x RAFTERS / ROOF JOISTS -SEE FRAMING PLAN
BEAM PER STRUCTURAL
S1
S2
S3
S4
S5
S6
S7
2x4 CEILING JOISTS @ 16"o.c.
DOORS AND WINDOWS -SEE PLAN -TYPICAL
2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.)
S8 2x6 STUDS @ 16"o.c.
S9 2x P.T.D.F. MUD SILL
S10 FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN
S11 EXTERIOR PLASTER o/ METAL LATH o/ BUILDING PAPERCOLOR COAT. -SEE SPECIFICATIONS -SHT A-3
S11AEXTERIOR WOOD SIDING o/ BUILDING PAPERSEE SPECFICATIONS -SHT A-3
S12 GUARD +42" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN
S13 5/8" PLYWOOD ROOF SHEATHINGSEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS.
S14 1-1/8" T&G PLYWOOD SUBFLOOR
S15 UNDERSIDE OF EAVE MATERIAL. SEE EXTERIOR ELEVATIONS AND"MATERIAL AND COLORS LEGEND" -SHEET A-3
S16 --NOT USED. LIGHTING -SEE PLAN
S17
S18 2x SOLID BLOCKING
PROVIDE 1 18" FLOOR SHEATHING UNLESS NOTEDOTHERWISE.
NOTE TO STRUCT. ENG'R
FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESSTHAN THE MEASURED LENGTH FOR CALCULATIONPURPOSES WHEREVER POSSIBLE.
STAIRS. SEE PLAN FOR RISE AND RUNHANDRAIL - 34" TO 38" ABOVE NOSING
CONCRETE FOUNDATION AND FOOTINGS-SEE FOUNDATION PLANCONCRETE SLAB w/ REINFORCING STEELo/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO.
S19 R-19 F.G. BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24.
S20AR-30 F.G. BATT. FLOOR INSULATION. SEE TITLE 24.
S21
S22
S23 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE.5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X"GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) -W/P GYPSUMBOARD ENTIRE GARAGE WHERE TYPE "X" NOT REQUIRED BY CODE.
S24 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSEDSIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.7
S25 DECK: SEE "DECK MATERIAL" NOTE ON SHEET A-2.4. MAINTAIN 1 /4" PERFOOT MINIMUM SLOPE. DRAIN TO GUTTER OR DECK DRAINS PER PLAN.
S26 FIRE BLOCK @ 10'-0"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11
GENERAL NOTES -SECTIONS
1. PROVIDE FIRE BLOCKS @ 10'-0"o.c. BOTH VERTICALLY ANDHORIZONTALLY PER CRC R302.112. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVALHORIZONTALLY. CRC R302.113. WHERE "LIGHT-WEIGHT CONC" IS CALLED OUT, INSTALL o/WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING.4. HEEL STAND AT CONVENTIONAL FRAMING PER DETAIL USE THIS INFORMATION FOR ROOF HEIGHT.
ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN ANDELEVATIONS
S20BR-30 F.G. BATT. ROOF INSULATION. SEE TITLE 24. UNIT A AND ADU
MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN.CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACEAWAY FROM BUILDING. SEE DETAIL
--NOT USED. WATERPROOFING. INSTALL BELOW-GRADE WATERPROOFMEMBRANE PER MANUFACTURER'S RECOMMENDATIONS. PROVIDEPROTECTION BOARD FROM BACKFILL. INSTALL FRENCH DRAIN BEHINDRETAINING WALL PER SOILS REPORT. SEE A-1.3 AND SEE DETAIL:
S27
LEGEND
DASHED LINE INDICATES WALL OR CLG/FLR 1 HR. FIRE/50 STCSEPARATION BETWEEN UNITS. SEE DETAILS.
R-38 F.G. BATT. ROOF INSULATION. SEE TITLE 24. UNIT B
SECTION N-N
123 123
14" F.J.'s
DINING A KITCHEN A
14" F.J.'s
LAUNDRY AHALL A
PLATE
F.SHTG
PLATE
DR/WNDW HD
112.57 AVG N.G.
CITY HEIGHT LIMIT -"FLAT" ROOF
CITY HEIGHT LIMIT -RIDGE
F.SLAB: 112.74'
DR/WNDW HD (THIS LOCATION)
F.SHTG
PLATE
DR/WNDW HD (THIS LOCATION)
S1
S3
S4
S6
S6
S7
S8
S8
S9
S10
S10
S11
S11
S12
S12
S13
S14
S14
S18
S19
S19
S20B
S21
S22 S22
S26
S26
SECTION Q-Q
14" F.J.'s
13" MAX. D.J. -RIPPED
F.SLAB: 112.74'
2x10" D.J.'s
RECESSED DOORTRACK
DECK A PRIMARY BED A
COVERED PATIO
PRO
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
BARROOF DECK A1
PLATE
F.SHTG
PLATE
DR/WNDW HD
112.57 AVG N.G.
CITY HEIGHT LIMIT -"FLAT" ROOF
CITY HEIGHT LIMIT -RIDGE
F.SLAB: 112.74'
S3
S4
S6
S8
S10
S11A
S12
S12
S12
S13S1
S14
S18
S19
S20A
S20B
S21
S25DECK WATERPROOFING
S25DECK WATERPROOFING
S26
SECTION J-J
14" F.J.'s
14" F.J.'s
LIVING B
GARAGE AGARAGE B
13" MAX. D.J. -RIPPED 14" F.J.'s
BATH 2B CLOSET
3/4" LEVELROCK BRAND FLOORUNDERLAYMENT POURED OVER 1/4"PROPRIETARY SOUND REDUCTION MAT
PLATE
F.SHTG
PLATE
DR/WNDW HD
112.57 AVG N.G.
CITY HEIGHT LIMIT -"FLAT" ROOF
CITY HEIGHT LIMIT -RIDGE
DR/WNDW HD (THIS LOCATION)
S1
S3
S4
S6
S8
S8
S9
S10
S10
S11
S11
S13
S14
S17
S18
S19
S20B
S21
S22
S23
S23
S25DECK WATERPROOFING
S26
S26
(BEYOND T.C.: 115.24')
T.C.: 114.57'
SECTION K-K
F.SLAB: 112.74'
ADU
12" MAX. D.J. -RIPPED
DECK B
FIREPLACE
12 3.5
13" MAX. D.J. -RIPPED
HEATPUMP
123.5
PLATE
112.57 AVG N.G.
CITY HEIGHT LIMIT -"FLAT" ROOF
CITY HEIGHT LIMIT -RIDGE
F.SLAB: 112.74'
DR/WNDW HD (THIS LOCATION)
S1
S3
S4
S6
S8
S9
S11
S12
S12S12
S12
S13
S14
S18
S19
S20A
S21
S22 S22
S25DECK WATERPROOFING
S25DECK WATERPROOFING
SECTION L-L
14" F.J.'s
14" F.J.'s
MECH'L
HEATPUMP
BEDROOM 2ABATH 2A
POWDER A NOOK
PLATE
F.SHTG
PLATE
DR/WNDW HD
112.57 AVG N.G.
CITY HEIGHT LIMIT -"FLAT" ROOF
CITY HEIGHT LIMIT -RIDGE
F.SLAB: 112.74'
DR/WNDW HD (THIS LOCATION)
S3
S4
S6
S7
S7
S8
S9
S10
S11
S11
S13 S1
S14
S18
S19
S19 S20A
S20B
S21
S22
S26
SECTION M-M
123 123
14" F.J.'s
KITCHEN A
14" F.J.'s
BEDROOM 2 A
STAIRS A
13" MAX. D.J. -RIPPED
W/H
123
PLATE
F.SHTG
PLATE
DR/WNDW HD
112.57 AVG N.G.
CITY HEIGHT LIMIT -"FLAT" ROOF
CITY HEIGHT LIMIT -RIDGE
F.SLAB: 112.74'
DR/WNDW HD (THIS LOCATION)
S1
S3
S4
S6
S7
S8
S8
S9
S10
S11
S11
S12
S13
S14
S15
S17
S17
S18
S19
S19
S20B
S21
S22 S22
S25DECK WATERPROOFING
S26
S26
S24
SECTION P-P
14" F.J.'s
LIVING A
14" F.J.'s
PRIMARY PRIMARY BATH A
FIREPLACE
CLOSET A
BEDROOM 3A
13" MAX. D.J. -RIPPED
FIREPLACEBEYOND
PLATE
F.SHTG
PLATE
DR/WNDW HD
112.57 AVG N.G.
CITY HEIGHT LIMIT -"FLAT" ROOF
CITY HEIGHT LIMIT -RIDGE
F.SLAB: 112.74'
DR/WNDW HD (THIS LOCATION)
S1
S3
S4
S6
S7
S8
S8
S9
S10
S10
S11A
S11
S11
S13
S14
S14
S19
S19 S20A
S20B
S21
S22 S22
S25DECK WATERPROOFING
S26
S26
OPEN TRELLIS
SCALE:
START DATE:
SHEET
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REVISIONS:
Ren. 7/31/27
No. C 22162
MARK ET ELA
AT NEOIFOR
CCLI
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RENSEDACHITE
AI
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AT NEOIFORST AI
FCAL
12/16/2024
1/4" - 1'-0"
A-4.2
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37
FIRST FLOOR PLAN
SCALE:
START DATE:
SHEET
SH
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REVISIONS:
Ren. 7/31/27
No. C 22162
MARK ET ELA
AT NEOIFOR
CCLI
ST
RENSEDACHITE
AI
T
AT NEOIFORSTAI
FCAL
12/16/2024
1/4" - 1'-0"
A-6
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THIRD FLOOR PLAN
SEE "PROJECT DATA" ON SHEET A-1 FOR SQUARE FOOTAGE CALCULATIONS.
LEGEND
HABITABLE AREA
AREA TOTALS
GARAGE AREA
COVERED ROOF DECK
UNIT AFIRST FLOORSECOND FLOOR
THIRD FLOOR
GARAGE
COVERED DECK
ADU
850 S.F. 994 S.F.
285 S.F.
209-200= 9 S.F.
50 S.F.
304 S.F.
SECOND FLOOR -UNIT ASA_01SA_02SA_03SA_04SA_05SA_06SA_07SA_08SA_09SA_10
41.80 S.F.31.31 S.F.12.72 S.F.17.42 S.F.0.52 S.F.327.98 S.F.248.38 S.F.263.33 S.F.48.61 S.F.2.00 S.F. 994.07 S.F. 994 S.F.
SECOND FLOOR
NOTE:ANY DIMENSIONS PROVIDED ON THESESQUARE FOOTAGE CALCULATION SHEETSSHALL BE USED FOR SQUARE FOOTAGECALCULATION PURPOSES ONLY.
SECOND FLOOR PLAN
CO
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A
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M
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2
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2
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30
6
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511.12 S.F.FA_05
36.36 S.F.FA_01
48.97 S.F.FA_02
46.01 S.F.FA_03
52.98 S.F.FA_04
46.50 S.F.FA_06
107.50 S.F.FA_07
SECOND FLOOR -UNIT BSB_01SB_02SB_03SB_04SB_05SB_06
220.03 S.F.188.11 S.F.194.57 S.F.250.06 S.F.145.20 S.F.91.51 S.F. 1,089.48 S.F. 1,089 S.F.
238.43 S.F.ADU_02 29.93 S.F.ADU_04
34.92 S.F.ADU_03
0.42 S.F.ADU_01
11.23 S.F.FB_01
23.78 S.F.FB_02
15.61 S.F.FB_03
83.13 S.F.GA_01
125.72 S.F.GA_02
17.05 S.F.GB_01 157.99 S.F.GB_02 45.63 S.F.GB_03
FIRST FLOOR -UNIT AFA_01FA_02FA_03FA_04FA_05FA_06FA_07
36.36 S.F.48.97 S.F.46.01 S.F.52.98 S.F.511.12 S.F.46.50 S.F.107.50 S.F. 849.44 S.F. 850 S.F.
FIRST FLOOR
FIRST FLOOR -UNIT BFB_01FB_02FB_03
11.23 S.F.23.78 S.F.15.61 S.F. 50.62 S.F. 51 S.F.
FIRST FLOOR -ADUADU_01ADU_02ADU_03ADU_04
0.42 S.F.238.43 S.F.34.92 S.F.29.93 S.F. 303.70 S.F. 304 S.F.
GARAGE -UNIT AGA_01GA_02 83.13 S.F.125.72 S.F. 208.85 S.F. 209 S.F.
GARAGE -UNIT BGB_01GB_02GB_03
17.05 S.F.157.99 S.F.45.63 S.F. 220.67 S.F. 221 S.F.
220.03 S.F.SB_01
188.11 S.F.SB_02
194.57 S.F.SB_03
250.06 S.F.SB_04
145.20 S.F.SB_05 91.51 S.F.SB_06
41.80 S.F.SA_01
31.31 S.F.SA_02
12.72 S.F.SA_03 17.42 S.F.SA_04
0.52 S.F.SA_05
327.98 S.F.SA_06 248.38 S.F.SA_07 263.33 S.F.SA_08
48.61 S.F.SA_09
THIRD FLOOR -UNIT ATA_01TA_02TA_03TA_04
216.70 S.F.48.93 S.F.5.33 S.F.13.99 S.F. 284.95 S.F. 285 S.F.
THIRD FLOOR
THIRD FLOOR -UNIT BTB_01TB_02TB_03TB_04TB_05TB_06
11.28 S.F.197.53 S.F.9.90 S.F.21.58 S.F.27.89 S.F.14.68 S.F. 282.86 S.F. 283 S.F.
COVERED ROOF DECK -UNIT ARDA_01 49.59 S.F. 49.59 S.F. 50 S.F.
COVERED ROOF DECK -UNIT BRDB_01RDB_02RDB_03RDB_04
50.50 S.F.2.44 S.F. 4.71 S.F.12.73 S.F.70.43 S.F. 70.00 S.F.
216.70 S.F.TA_01 48.93 S.F.TA_02
5.33 S.F.TA_03
13.99 S.F.TA_04
49.59 S.F.RDA_01
50.50 S.F.RDB_01
2.44 S.F.RDB_02
11.28 S.F.TB_01
9.90 S.F.TB_03
197.53 S.F.TB_02
21.58 S.F.TB_04 27.89 S.F.TB_05
14.68 S.F.TB_06
UNIT B
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
GARAGE
COVERED DECK
51 S.F.
1,089 S.F.
283 S.F.
221-200=21 S.F.
70 S.F.
OPEN VOLUME AREA
177.11 S.F.OV_01
167.44 S.F.OV_02
151.97 S.F.OV_02
33.05 S.F.OV_04
OPEN VOLUME
FIRST FLOOR -CARPORTSOV_01OV_02OV_03OV_04
177.11 S.F.151.97 S.F.33.05 S.F.167.44 S.F. 529.57 S.F530 S.F.
48.61 S.F.SA_10
4.71 S.F.RDB_03
12.73 S.F.RDB_04
38
FIRST FLOOR PLAN
SCALE:
START DATE:
SHEET
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REVISIONS:
Ren. 7/31/27
No. C 22162
MARK ET ELA
AT NEOIFOR
CCLI
ST
RENSEDACHITE
AI
T
AT NEOIFORSTAI
FCAL
12/16/2024
1/4" - 1'-0"
A-6A
CO
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THIRD FLOOR PLAN
SECOND FLOOR PLAN
CO
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COMMON PATH OF EGRESS DISTANCE
7'-9"
44'-9"
68'-3"
UNIT ATHIRD FLOOR 63 L.F.SECOND FLOOR 29.5 L.F.FIRST FLOOR 14.5 L.F.TOTAL 107 L.F. < 125 L.F. MAX.ALLOWED PER CBC TABLE 1006.2.1
UNIT BTHIRD FLOOR 68.25 L.F.SECOND FLOOR 44.75 L.F.FIRST FLOOR 7.75 L.F.TOTAL 120.75 L.F. < 125 L.F. MAX.ALLOWED PER CBC TABLE 1006.2.1
14'-6"
29'-6"
63'-0"
ANGLED4'-3"
ANGLED7'-6"
ANGLED7'-9"
8'-0"6'-3"
10'-3"
ANGLED18'-1"
26'-8"
49'-6"
1'-6"ANGLED17'-3"
39
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JOB NO.
DATE
SHEET NO.
REVISIONS
24043
NO. REVISION DATE
SHEET NO. OF 5
8/20/2025
28
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1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.
2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE.
3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD.
4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC.
5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC.
6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.
7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES.
8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION.
9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OTOSICIAL.
10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRATOSIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THENBMC.
11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS.
12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.
13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS.
14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE.
GENERAL NOTES
CITY OF CORONA DEL MAR, CALIFORNIA
COUNTY OF ORANGE
C1 TITLE SHEETC2 GRADING PLANC3 CONST. POLLUTION PREVENTION PLANC4 GEOTECHNICAL NOTESC5 GEOTECHNICAL NOTES (CONTD.)
SHEET INDEX
306 MARGUERITE AVENUECORONA DEL MAR, 92625
APN: 052-103-17
PRECISE GRADING PLAN
CIVIL ENGINEER/
1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.
2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY.
3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES.
4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES.
5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT.
6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS.
7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN.
8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY.
9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE,HUNTINGTON BEACH, CA. PHONE: 714-488-5006.
10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION.
11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS.
12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW:
13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS.
14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.
15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY.
16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERINGCONTRACTOR.
17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.
18. EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE.
19. REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED.
20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS.
21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER.
22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS.
23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION.
24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT.
25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED.
26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIES.
27. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN AMANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY.
NOTES TO OWNER, CONTRACTOR, & ARCHITECT
BIRE II, LLCJOHN DECARRIER MANAGING PARTNER7202 W COLLEGE DR., SUITE BPALOS HEIGHTS, IL 60463949.287.3117
OWNER
EARTHWORK QUANTITIES
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 RELATIVECOMPACTION OUT TO THE FINISHED SURFACE.
3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUTOSICIENT QUANTITY TO ATTEST TOTHE OVERALL COMPACTION ETOSORT APPLIED TO THE FILL AREAS.
4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING 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 BEFOREANY ADDITIONAL FILLS ARE ADDED.
7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER.
8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE.
9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING.
10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT.
11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.
12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION.
13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION.
14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING.
15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL.
GRADING NOTES
1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER.
2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OTOS.
3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILEDAT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN ISIMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON.
4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OTOS SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OTOS FOR TREATMENT AND DISPOSAL.
EROSION CONTROL NOTES
SITE ADDRESS: 306 MARGUERITE AVE., CORONA DEL MARAPN: 052-103-17GENERAL PLAN LAND USE: RM MULTIPLE RESIDENTIALZONING DISTRICT: RM MULTIPLE RESIDENTIALCOSTAL ZONE: YES
SITE DATA:ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.
CC&R'S
1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT.
2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD,A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE 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 ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLETO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THECONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGEOR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY.
3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.
4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY.
5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES.
6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONEDIN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY.
PUBLIC WORKS NOTES
ARCHITECT
TEALE ARCHITECTURE2900 BRISTOL STREET, BLDG A, STE 203COSTA MESA, CA 92626949.975.0123
RAW CUT 3 CUBIC YARDSRAW FILL 86 CUBIC YARDSOVER EXCAVATION 333 CUBIC YARDSSHRINKAGE 5%±17 CUBIC YARDSNET 100 CUBIC YARDS (IMPORT)
THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE INCONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILSREPORT FOR THIS PROJECT
ENTITLED: GEOTECHNICAL INVESTIGATION
PROJECT No.: TA524.1DATED:JANUARY 8, 2025
FIRM NAME: EGA CONSULTANTS, INC.
GEOTECHNICAL CERTIFICATION
REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION:
EGA CONSULTANTS, INC.375-C MONTE VISTA AVENUECOSTA MESA, CA 92627949.642.9309
SOILS ENGINEER
NOTE:
SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OROTOSSETS BEFORE GRADING.
NO SCALE
VICINITY MAP
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SURVEYOR
WILL ROLPHCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA949.464.8115WILL@CIVILSCAPES.COM
40
PALM
PALM
108.66
108.40
108.16
111.72
111.77111.86
111.80
111.77111.84 111
111.90
111.76
111.76 111.87
111.75
111.71
111.71
111.74111.8
1
112.95112.35111.89111.72111.69
111.89 111.98 112.10 113.34 113.41
113.72
111.79
111.7
4
111.82
111.8
111.7
7
111.81
111.84
111.89
111.94
111.9
2
111.92
111.95
111.9
7
112.01
113.02
113.29
113.24
113.28 113.47113.41
113.38
112.00 112.03
113.45
113.52113.47
113 96
114.03
113.81113.48
113.40
113.62113.51113.42113.36
GAS METER
GAS METER
UTILITY PO
NO PARKING SIGN
LINE OFBUILDING ABOVEPOST
BOLLARD
PROPOSED RESIDENCEFF=112.74
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PALM
PALM
108.66
108.40
108.16
111.72
111.77111.86
111.80
111.77111.84 111
111.90
111.76
111.76 111.8
7
111.75
111.71
111.71
111.74111.8
1
112.95112.35111.89111.72111.69
111.89 111.98 112.10 113.34 113.41
113.72
111.79
111.7
4
111.82
111.8
111.77
111.81
111.84
111.89
111.94
111.9
2
111.92
111.95
111.97
112.01
113.02
113.29
113.24
113.28 113.47113.41
113.38
113.45
113.52113.47
113 96
114.03
113.81113.48
113.40
113.62113.51113.42113.36
GAS METER
GAS METER
UTILITY PO
NO PARKING SIGN
LINE OFBUILDING ABOVEPOST
BOLLARD
PROPOSED RESIDENCEFF=112.74
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PROPSED ADUFF=112.74
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PROPOSED RESIDENCEFF=112.74 PROPSED ADUSSOPSOPSOPSOPSOOFF=112.7444
FF=115.2411524
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P/LP/L
EXISTINGBUILDING(ADJACENTNEIGHBOR)
SECTION A-ASCALE: 1"=4'
3'±
OVER-EXCAVATION LIMITS PERGEOTECHNICALRECOMMENDATIONS AND TO BEVERFIED IN FIELD BY SOILS ENGINEER
TEMPORARY 1:1 SLOPETO OVER-EX
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TEMPORARY 1:1 SLOPETO OVER-EX
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OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONS ANDTO BE VERFIED IN FIELD BY SOILS ENGINEER
TEMPORARY 1:1 SLOPETO OVER-EX
PROPOSED WALLPER ARCH. PLAN
EXISTING SIDEWALKTO REMAIN
EXISTINGGROUND
SECTION B-B
SCALE: 1"=4'
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TEMPORARY 1:1 SLOPETO OVER-EX
EXISTINGGROUND 1'
BOTTOMLESS TRENCHDRAIN PER PLAN
SECTION C-C
SCALE: 1"=4'
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JOB NO.
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24043
NO. REVISION DATE
SHEET NO. OF 5
8/20/2025
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CONSTRUCTION NOTES
HARDSCAPE PER ARCHITECT'S PLAN.DRIVEWAY PER ARCHITECT'S PLAN.
DRIVEWAY PER ARCHITECT'S PLAN.
PLANTER AREA PER ARCHITECT'S PLAN.
WALL OR FENCE PER ARCHITECT'S PLAN.
CONSTRUCT FLOWLINE PER DETAIL HEREON.
IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORTBEACH STANDARD DRAWING STD 502. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER ANDSERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT.
CONSTRUCT NEW 1-INCH WATER SERVICE PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 502;TRENCH RESURFACING PER DRAWING STD 105. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEPCONSULTANT.FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OFNEWPORT BEACH STANDARD DRAWING STD 406.CONSTRUCT NEW 4-INCH SEWER LATERAL AND CLEANOUTS PER CITY OF NEWPORT BEACH STANDARDDRAWING STD 406 WITH TRAFFIC BOX AND LID; TRENCH RESURFACING PER DRAWING STD 105.
FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL ON SHEET C3.
FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER EDTAIL ON SHEET C3.
CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL "E" ON SHEET C3.
FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.
CONSTRUCT 15 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL ON SHEET C3.
CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWINGSTD 184.REMOVE EXISTING DECORATIVE HARDSCAPE WITHIN PUBLIC RIGHT-OF-WAY AND REPLACE WITH LANDSCAPEDPARKWAY PER CITY OF NEWPORT BEACH STANDARD AND ARCHITECT'S PLAN. AN ENCROACHMENTAGREEMENT/ PERMIT WILL BE REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN PUBLICRIGHT-OF-WAY.CONSTRUCT CITY STANDARD CONCRETE HARDSCAPE WALKWAY BETWEEN BACK OF SIDEWALK AND PROPERTYLINE PER ARCHITECT'S PLAN. AN ENCROACHMENT AGREEMENT/ PERMIT WILL BE REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN PUBLIC RIGHT-OF-WAY.
6-INCH WIDE NDS TRENCH DRAIN W/ TRAFFIC RATED GRATE.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN ALICENSED GENERAL ENGINEERING CONTRACTOR.
***
ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.
****
***
HARDSCAPE/LANDSCAPEPER PLAN
FLOWLINE DETAIL
NO SCALE
1. CONTRACTOR SHALL USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TOEXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIORTO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:http://www.newportbeachca.gov/home/showdocument?id=17395. PROOF OF CERTIFIEDDELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE.
2. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORINGAND/OR UNDERPINNING.
3. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THEGEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS ANDDURING REMOVAL OF SHORING.
TRENCH AND EXCAVATION NOTE
TOP OF WALL
FINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINT
LEGEND
INVERT
TOP OF GRATETOP OF SLAB
TW
FSFLFGGBHPINV
TGTOS
TOP OF COPING OR TOP OF CURBTC
GARAGE FINISHED FLOORGFF
PROPERTY LINE AND LIMIT-OF-WORK
OR
EXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6
(102.6)
EXISTING GRADEEG
EXISTING SPOT ELEVATION( )
PROPOSED WALL
TOP OF RETAINING WALLTRWTOP OF SLOPETOP
TOP OF RAILINGTRTOP OF STEMWALLTS
BUILDING STEMWALL
HARDSCAPE PER ARCH. PLAN
NATURAL GRADENG
EXISTING GRADEEG
****
WQMP NOTE:
ANY CHANGES TO THE HARDSCAPE / LANDSCAPE MUST BEINDICATED ON A REVISED PRECISE GRADING PLAN, APPROVED BYTHE CITY, AND MAY TRIGGER A WATER QUALITY MANAGEMENTPLAN (WQMP) CONSISTENT WITH THE MODEL WQMP, EXHIBIT 7.II.
GRADING PLAN
SCALE: 1" = 8'
STORM DRAIN PLAN
SCALE: 1" = 8'
41
PALM
PALM
108.66
108.40
108.16
111.72
111.77111.86
111.80
111.77111.84 111
111.90
111.76
111.76 111.87
111.75
111.71
111.71
111.74111.8
1
112.95112.35111.89111.72111.69
111.89 111.98 112.10 113.34 113.41
113.72
111.79
111.7
4
111.82
111.8
111.7
7
111.81
111.84
111.89
111.94
111.9
2
111.92
111.95
111.97
112.01
113.02
113.29
113.24
113.28 113.47113.41
113.38
113.45
113.52113.47
113 96
114.03
113.81113.48
113.40
113.62113.51113.42113.36
GAS METER
GAS METER
UTILITY PO
NO PARKING SIGN
LINE OFBUILDING ABOVEPOST
BOLLARD
PROPOSED RESIDENCEFF=112.74
MA
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LINE OFBUILDING ABOVEPROPOSED RESIDENCEFF=112.74 PROPSED ADUSSOPSOPSOPSOPSOOFF=112.7444
FF=115.2411524
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SHEET NO.
REVISIONS
24043
NO. REVISION DATE
SHEET NO. OF 5
8/20/2025
28
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LANDSCAPING OR PAVERS
3" COVER MINIMUM
4" DIA. PERFORATED PVC DRAIN PIPEW/ PERFORATIONS AT BOTTOM
3/4" CRUSHED ROCK
WRAP SIDES AND BOTTOM OFTRENCH WITH FILTER FABRIC; PROVIDE4" MINIMUM OVERLAP AT TOP OFTRENCH
PERFORATED DRAIN PIPE AND TRENCH
NO SCALE
6" MIN. WIDE PEDESTRAIN SAFE FRAME &GRATE 3/8" SLOT OPENING.EAST JORDANIRON WORKS OR EQUAL(800)874-4100
#4 REBAR TOP & BOTTOM
DIMENSIONS DETERMINED BYGRATE FRAME DIMENSIONS.USEFRAME AS A FORM
CRUSHED ROCK W/FILTER CLOTH
FILL THIS PORTION WITH CRUSHED ROCKAFTER POURING GRATE SUPPORT CURBELEVATION
SECTION E-E
PLAN VIEW
GRATE
E E a- Dig a 24" wide x 18" minimum depth trenchb- Place filter cloth in the trench.Lap 12" @ topc- Form bottom of the trench with crushed rock.d- Form and pour perimeter concrete curbe- Fill the rest of the trench with crushed rock to 4" from top of trench
DETAIL EBOTTOMLESS TRENCH DRAIN
NO SCALE
NDS SPEE-D BASIN DETAIL
NO SCALE
2% MIN
3/4" CRUSHED ROCK OR APPROVEDEQUAL (REVIEW GEOTECHNICALRECOMMENDATIONS IN THE SOILSREPORT TO VERIFY)
DRAIN PIPE PER PLAN
COMPACTED BACKFILLPER GEOTECHNICALRECOMMENDATIONS
COMPACTED BEDDINGPER GEOTECHNICALRECOMMENDATIONS
NATIVE OR RE-COMPACTED SUBGRADE
4" MIN 4" MIN
4"
M
I
N
NDS #101 OR #201SPEE-D BASINOR APPROVEDEQUAL
NDS #66 - 6" DRAIN RISER PIPE (LENGTHAS REQUIRED) OR APPROVED EQUALVA
R
I
E
S
2% MIN
NDS ATRIUM OR FLAT GRATETG ELEVPER PLAN
INV ELEVPER PLAN
SLOPE PER PLAN
1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8.
2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.
3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN ETOSECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOTOS, VEHICLE TRACKING, OR WIND.
3. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOTOS.
NOTES:
GRAVEL BAG DETAILNO SCALEA
EROSION CONTROL CONSTRUCTION NOTES
INSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6
INLET PROTECTION PER DETAIL HEREON
A
B
AREA DRAIN INLET PROJECTION
NO SCALEB
42
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DATE
SHEET NO.
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24043
NO. REVISION DATE
SHEET NO. OF 5
8/20/2025
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JOB NO.
DATE
SHEET NO.
REVISIONS
24043
NO. REVISION DATE
SHEET NO. OF 5
8/20/2025
28
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PALM
PALM
111.83108.76
108.66
108.40
108.16
107.73 111.79
111.72
111.77111.86
111.80
111.77111.84 111.90
111.90
111.76
111.76 111.8
7
111.75
111.71
111.71
111.74
111.8
1
112.95112.35111.89111.72111.69
111.89 111.98 112.10
113.41
113.34 113.41
113.72
111.79
111.7
4
111.82
111.8
4
111.77
111.81
111.91
111.84
111.89
111.94
111.9
2
111.92
111.95 111.95
111.95
111.97
112.01
113.07113.02
113.06
113.29
113.24
113.28 113.47113.41
113.38
112.00 112.03
112.02 112.02
113.17
113.
2
1
113.45
113.52113.47
113.69 113.96
114.03
113.81113.48
113.40
113.29 113.61
113.62113.51113.42113.36
TWO STORY BUILDING306 MARGUERITE AVENEWPORT BEACH, CA 92625APN: 052-103-17
TWO STORY BUILDING308 MARGUERITE AVE
MA
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TWO STORY BUILDING304 MARGUERITE AVE
GAS METER
GAS METER
UTILITY POLE
NO PARKING SIGN
LINE OFBUILDING ABOVE
POST
POST
111.90
111.90
111.76
6 111.8
7
1
111.1
113.41
113 34 113 41113 41
84 111.9111 111.94
111.95 111.95
113.07113.07
113.06
1
112.02 112.02
113.17
113.
2
1
TWO STORY BUILDING306 MARGUERITE AVENEWPORT BEACH, CA 92625APN: 052-103-17
GAS METER
LINE OFBUILDINGABOVE
POST
POST
111 74 111 81
112.00 112.03
TWO STORY BUILDING308 MARGUERITE AVE
GAS METER
113.36
TWO STORY BUILDING304 MARGUERITE AVE
BOLLARD
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JOB NO.
DATE
SHEET NO.
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24043
NO. REVISION DATE
SHEET NO. OF 1
1/7/2025
28
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306 MARGUERITE AVENUE
LOT 8, BLOCK 239, CORONA DEL MAR TRACT, BK 3, PG 41-42, M.M.
APN: 052-103-17
NO SCALE
VICINITY MAP
CITY OF CORONA DEL MAR, CALIFORNIACOUNTY OF ORANGE
TOPOGRAPHIC MAP
1. REFER TO SEPARATE PARCEL MAP FOR BOUNDARY LINEESTABLISHMENT
2. PERMANENT MONUMENTS SHALL BE SET AT ALLPROPERTY CORNERS OR OFFSETS PRIOR TO PRE-GRADEMEETING.
SURVEY NOTES
SITE ADDRESS: 306 MARGUERITE AVE., NEWPORT BEACHGENERAL PLAN LAND USE: RM MULTIPLE RESIDENTIAL
ZONING DISTRICT: RM MULTIPLE RESIDENTIAL
COASTAL ZONE: YESAPN: 052-103-17
SITE DATA
LEGAL DESCRIPTION
LOT 8 IN BLOCK 239 OF CORONA DEL MAR TRACT, BOOK 3, PAGES 41AND 42 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTYRECORDER OF ORANGE COUNTY.
APN: 052-103-17
BENCHMARK
DESIGNATION: 3K-28A-68
DESCRIPTION: DESCRIBED BY OCS 2003 - FOUND 3 3/4" OCS ALUMINUM BENCHMARKDISK STAMPED "3K-28A-68", SET IN THE SOUTHEASTERLY CORNER OF A 4 FT. BY 3.5 FT.CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE NORTHEASTERLY CORNEROF THE INTERSECTION OF BAYSIDE DRIVE AND CARNATION AVENUE, 19 FT.NORTHERLY OF THE CENTERLINE OF CARNATION AND 48 FT. EASTERLY OF THECENTERLINE OF BAYSIDE. MONUMENT IS SET LEVEL WITH THE SIDEWALK.
ELEV = 40.282 FT. (NAVD88), LEVELED 2011
LEGEND
BUILDING WALL
STREET CENTERLINE
EAVE OF ROOF
WALL
RIGHT-OF-WAY
FINISHED FLOORFFFINISHED GRADEFGFLOWLINEFLFINISHED SURFACEFS
EAVE OF ROOFEAVE
GARAGE FINISHED FLOORGFF
INVERTINV
TOP OF GRATETG
TOP OF WALLTW
TOP OF CURBTCTOP OF STEPSTEPSEWER MANHOLESMH
SEWER CLEANOUTSCO
WATER METERWM
FLOWLINE
BOUNDARY LINE
CONCRETE HARDSCAPE
CABLE UTLITY BOXCATV
GAS METERGM
NATURAL GRADENG
DRAIN OUTLETDRO
WATER VALVEWV
RIDGE OF ROOFRIDGE
EDGE OF GUTTERGUT
EDGE OF SIDEWALKWALK
EDGE OF AC PAVEMENTEP
SDGE UTILITY VAULTSDGE
UTILITY VAULTUTIL
TOP OF SLOPETOP
FENCING
STREET LIGHT PULLBOXPULLBOX
MOW STRIPMS
EDGE OF ROCK HARDSCAPEROCK
THRESHOLDTHRESH
EDISON UTILITY VAULTEDISON
EDGE OF CONCRETECONC
45
BIRE II, LLCJOHN DECARRIER MANAGING PARTNER7202 W. COLLEGE DR., SUITE BPALOS HEIGHTS, IL 60463949.287.3117
SUBDIVIDER:
IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA
LOT 8, BLOCK 131 AS PER MAP OF CORONA DEL MAR TRACT FILED IN BOOK 3, PAGES 41 AND 42, OF MISCELLANEOUS MAPS IN THEOFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY.FOR CONDOMINIUM PURPOSES
CIVILSCAPES ENGINEERING, INC. WILLIAM D. ROLPH, PLS 9381
SHEET 1 OF 1
CIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677
SURVEYOR:
306 MARGUERITE AVE., NEWPORT BEACHPROJECT: 24043 | DATE: APRIL 7, 2025
306 MARGUERITE AVE.NEWPORT BEACH, CA 92625APN: 052-103-17
SITE ADDRESS:
THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINEBEARING OF MARGUERITE AVENUE BEING N39°38'00"E.
BASIS OF BEARINGS:OWNER/BENCHMARK:
DESIGNATION: 3K-28A-68
DESCRIPTION: DESCRIBED BY OCS 2003 - FOUND 3 3/4" OCS ALUMINUMBENCHMARK DISK STAMPED "3K-28A-68", SET IN THE SOUTHEASTERLY CORNEROF A 4 FT. BY 3.5 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THENORTHEASTERLY CORNER OF THE INTERSECTION OF BAYSIDE DRIVE ANDCARNATION AVENUE, 19 FT. NORTHERLY OF THE CENTERLINE OF CARNATIONAND 48 FT. EASTERLY OF THE CENTERLINE OF BAYSIDE. MONUMENT IS SET LEVELWITH THE SIDEWALK.
ELEV = 40.282 FT. (NAVD88), LEVELED 2011
ENGINEER/
ALLEY (14-FT R/W)
SEAVIEW AVE (50-FT R/W)
5' MIN.
5' MIN.
3'
MIN
.
AL
L
E
Y
(
1
4
-
F
T
R
/
W
)
MA
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.
(
7
0
-
F
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/
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)
UNIT AGARAGE UNIT ACARPORT
UNIT BGARAGE UNIT BCARPORT
UNIT BENTRYSL=115.24
ADUSL=112.74
UNIT APROPOSED RESIDENCESL=112.74
3'MIN
.
46
From: Kopshever, Daniel
Sent: October 28, 2025 2:34 PM
To: Catherine <cathy.dph@gmail.com>
Subject: RE: PA2025-0029 - 306 Marguerite
Hi Catherine,
I have the answers to your questions below, please let me know if there is
anything else that I can help you with:
What is the proposed date(s) for the demo? How many days does the
developer have to complete the demo?
There is currently no proposed demolition date, a demolition permit could be
obtained if the Coastal Development Permit is approved and then passes
through the city and coastal commission appeal periods.
Once the project is permitted, what is the allowed timeframe for
completion?
Building permits have a three-year construction timeframe.
What are the City's mandated steps/requirements on the construction
team to reduce the impact of dust and debris migrating to our homes? Will
we receive a "washdown" post demo? What about additional cleanup @ 304
during construction?
A construction pollution prevention plan is required and was submitted with the
application, it is available as sheet C3.
What are the allowed daily hours for work to begin/end?
Construction activity is allowed between 7 a.m. to 6:30 p.m., Monday through Friday. On
Saturdays, construction activity is allowed between 8 a.m. to 6 p.m. outside the High
Density Zone. No construction activity is allowed on Sundays and Federal
Holidays. NBMC Sec. 10.28.040
Is work allowed on Saturday's/Sunday's?
This site is located inside the High Density Zone. No construction activity is allowed on
Saturdays at this site.
Zoning Administrator - OCTOBER 30, 2025
Item No. 3a Additional Materials Received
DeCarrier Residential Condominiums (PA2025-0029)
Is there a limit to the number of parking spots for the workers and their
equipment?
Workers generally use publicly available off-site parking and the driveway
spaces on site. The Planning Division does not have any requirements which
regulate off-site, publicly available parking spaces.
I imagine there will be occasional power/gas interruptions during the course
of construction. If so, what is the advanced notification process?
I am not aware of any planned power/gas interruptions for you to expect, you
may want to contact Public Works and your utility company, the Planning
Division does not have any involvement with something like this.
Does/will the City provide contact info for a staff member who will be
visiting the site to monitor the progress of the project?
Jason Rudenick
949-644-3262 jrudenick@newportbeachca.gov
Kind regards,
Daniel Kopshever
Assistant Planner
Community Development Department
Office: 949-644-3235
100 Civic Center Drive
Newport Beach, CA 92660
From: Catherine <cathy.dph@gmail.com>
Sent: October 24, 2025 1:16 PM
To: Kopshever, Daniel <DKopshever@newportbeachca.gov>
Subject: PA2025-0029 - 306 Marguerite
Good afternoon Mr. Kopshever,
I live next door to the above property @ 304 Marguerite and have questions about
this project I believe you can answer. My neighbors and I are concerned about
how the dust, noise, parking, etc. issues will affect us. It seems that every 5th
home in our neighborhood is under construction or repair of some kind, so we
Zoning Administrator - OCTOBER 30, 2025 Item No. 3a Additional Materials Received DeCarrier Residential Condominiums (PA2025-0029)
have a general idea of what to expect. It is sad to lose another vintage triplex in our
village and have it replaced by a three level McMansion, but we realize it's now
well beyond our objection. If you will kindly respond to this email, I will share your
input with my neighbors. Please do not refer me to a general link to search for
answers:
What is the proposed date(s) for the demo? How many days does the
developer have to complete the demo?
Once the project is permitted, what is the allowed timeframe for
completion?
What are the City's mandated steps/requirements on the construction
team to reduce the impact of dust and debris migrating to our homes? Will
we receive a "washdown" post demo? What about additional cleanup @ 304
during construction?
What are the allowed daily hours for work to begin/end?
Is work allowed on Saturday's/Sunday's?
Is there a limit to the number of parking spots for the workers and their
equipment?
I imagine there will be occasional power/gas interruptions during the course
of construction. If so, what is the advanced notification process?
Does/will the City provide contact info for a staff member who will be
visiting the site to monitor the progress of the project?
Thank you for your time and attention. We look forward to your response.
Best,
Catherine Hughes
304 Marguerite #2
CDM
559-351-8158
cathy.dph@gmail.com
Zoning Administrator - OCTOBER 30, 2025
Item No. 3a Additional Materials Received
DeCarrier Residential Condominiums (PA2025-0029)
From: Jim Mosher <jimmosher@yahoo.com>
Sent: October 29, 2025 10:45 AM
To: CDD
Subject: Comments on ZA Item 3 (10/30/2029 meeting)
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is
safe. Report phish using the Phish Alert Button above.
These comments refer to the proposed resolution in the posted staff report for Item 3,
DeCarrier Residential Condominiums Tentative Parcel Map and Coastal Development
Permit (PA2025-0029), on the October 30, 2025, Zoning Administrator agenda.
1.Section 3.A.1.a (handwritten page 10) refers to "Table 2-3 of NBMC 21.18.030." I am
unable to find any "Table 2-3" in NBMC Section 21.18.030 nor deduce how anything in
that section relates to a 200 sf exemption for each garage space provided. The source
of the purported exemption seems important since even after subtracting them, the
project will apparently be within 2 square feet of the maximum floor area allowed.
2.Tentative Parcel Map (handwritten page 23): I do not claim to understand Tentative
Parcel Maps, but if the one on page 23 does not make clear where the residential part
of "Unit B" is. And if, as the resolution indicates, it is for "two-unit" purposes, it is not
apparent which of the two units the ADU is associated with.
-- Jim Mosher
Zoning Administrator - OCTOBER 30, 2025
Item No. 3a Additional Materials Received
DeCarrier Residential Condominiums (PA20205-0029)