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HomeMy WebLinkAbout02 - 115 30th Street Condominium Conversion and Tentative Parcel Map - PA2014-146 wP COMMUNITY DEVELOPMENT DEPARTMENT H y PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768,Newport Beach, CA 92658-8915 (949) 644-3200 Fax: (949) 644-3229 �9LIFOR 'P www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT November 13, 2014 Agenda Item No. 2: SUBJECT: 115 30th Street Condominium Conversion and Tentative Parcel Map - (PA2014-146) 115 30th Street ■ Condominium Conversion No. CC2014-006 ■ Tentative Parcel Map No. NP2014-016 ■ County Tentative Parcel Map No. 2014-161 APPLICANT: Ragaei and Martha Ayoub PLANNER: Debbie Drasler, Project Planner (949) 644-3206, ddrasler@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: R-2 (Two-Unit Residential) • General Plan: RT (Two-Unit Residential) PROJECT SUMMARY A condominium conversion and tentative parcel map to convert an existing duplex into a condominium project. The code required two-car parking per unit is provided and no waivers of Title 19 development standards are proposed with this application. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Condominium Conversion No. CC2014-006 and Tentative Parcel Map No. NP2014-016 (Attachment No. ZA 1). DISCUSSION • The property fronts 30th Street between Balboa Boulevard and West Ocean Front and is located in the R-2 (Two-Unit Residential) Zoning District. �� QP �� ��P P�" O� �� �� \�� Ayoub Residence Condominium Conversion Zoning Administrator, November 13, 2014 Page 2 • The adjacent properties are also zoned for residential use. The area of the lot is 2,375 square feet (25' X 95'), which is typical in this neighborhood. • The site is developed with a duplex built to condominium standards with separate utility connections for each unit. The building permit was issued June 1, 2012 and construction was finaled May 14, 2014. • The Land Use Element of the General Plan designates the site as Two-Unit Residential (RT), and the current development is consistent with this designation. • The property is located within the Coastal Zone and is designated RT-E (Two Unit Residential). • A shared two car garage and two car carport is provided for both dwelling units, which satisfies the off-street parking requirements of Chapter 20.40 (Off-Street Parking) of the Municipal Code. • A tentative parcel map for two-unit condominium purposes has been submitted in conjunction with the condominium conversion application for the purpose of creating two separate ownership units. • Since the duplex was constructed and finaled less than five years ago on May 14, 2014, the payment of a park dedication fee for one unit will be required pursuant to Section 19.52.020.13 (Park Fee, Applicability). • A special inspection of the duplex for the purpose of identifying building safety violations was conducted on October 9, 2014, and no safety violations were found. • Notices to tenants were sent out via certified mail/return receipt pursuant to Section 19.64.040 (Tenant Notifications), providing advance notice of the subject condominium conversion application. However, the property owner occupies Unit B as a second home and Unit A is occupied by a family member. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). This exemption authorizes minor alterations to existing structures involving negligible or no expansion of use including but not limited to the division of existing multiple-family or single-family residences into common-interest ownership, and subdivision of existing commercial or industrial buildings, where no physical changes occur which are not otherwise exempt. The proposed project involves the division of an existing duplex where no significant physical changes are proposed. Tmplt:04-17-14 Ayoub Residence Condominium Conversion Zoning Administrator, November 13, 2014 Page 3 PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners 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: An appeal may be filed with the Director of Community Development within 10 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: 0. ", Debbie Drasler, Contract Planner J M/dad Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Condominium Inspection Report ZA 4 Project Plans County Tentative Parcel Map No.2014-161 Tmplt:04-17-14 1 Attachment No. ZA 1 Draft Resolution �� QP �� ��P P�" O� �� �� \�� RESOLUTION NO. ZA2014-OXX A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING CONDOMINIUM CONVERSION NO. CC2014-006 AND TENTATIVE PARCEL MAP NO. NP2014-016 FOR A TWO-UNIT DUPLEX LOCATED AT 115 30TH STREET (PA2014-146) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Ragael and Martha Ayoub, Property Owners, with respect to property located 115 30th Street, and legally described as Lot 28, Block 30 of Newport Beach Tract M.M. 3/26 requesting approval of a condominium conversion and tentative parcel map. 2. The applicant proposes a condominium conversion in conjunction with a tentative parcel map to convert an existing duplex to two-unit condominiums. No waivers of Title 19 development standards for condominium conversions are proposed with this application. 3. The subject property is located within the Two-Unit Residential (R-2) Zoning District and the General Plan Land Use Element category is Two-Unit Residential (RT). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two-Unit Residential (RT-E). 5. A public hearing was held on November 13, 2014, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act, Class 1 (Existing Facilities). 2. The Class 1 exemption involves negligible or no expansion of an existing use. This classification includes the division of existing multiple-family or single-family residences into common-interest ownership, and subdivision of existing commercial or industrial buildings, where no physical changes occur which are not otherwise exempt. The proposed project involves the conversion of an existing duplex into a two-unit condominium development. Zoning Administrator Resolution No. ZA2014-OXX Page 2 of 11 SECTION 3. REQUIRED FINDINGS. Condominium Conversion In accordance with Section 19.64.070 (Standards for Condominium Conversion) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The minimum number, and the design and location of off-street parking spaces shall be provided in conformance with the provisions of the Zoning Ordinance in effect at the time of approval of the conversion. Facts in Support of Finding: 1. The existing duplex provides a two-car garage and two carport spaces for both units, for a total of four spaces. 2. The four spaces provided meet the number of spaces required (2 per unit) pursuant to Section 20.40.040 (Off-Street Parking Spaces Required) and the design and location are in conformance with provisions of Chapter 20.40 (Off-Street Parking) of the Zoning Code. Finding: B. Each dwelling unit within a building shall have a separate sewer connection to the City sewer. Facts in Support of Finding- 1. inding:1. The existing duplex was constructed with two separate sewer connections to the City sewer. Finding: C. Each sewer lateral shall be retrofitted/fitted with a cleanout at the property line. Facts in Support of Finding: 1. The existing duplex was constructed with two separate sewer cleanouts located at the property line. Finding- D. indin :D. Each unit shall maintain a separate water meter and water meter connection. g Zoning Administrator Resolution No. ZA2014-OXX Page 3 of 11 Facts in Support of Finding: 1. The existing duplex was constructed with two separate water meters and water meter connections. Finding: E. The electrical service connection shall comply with the requirements of Chapter 15.32 (Underground Utilities) of the Newport Beach Municipal Code. Facts in Support of Finding: 1. The existing duplex was constructed with an electrical service connection that is in compliance with the requirements of Chapter 15.32. Finding: F. The applicant for a condominium conversion shall request a special inspection from the Building Division for the purpose of identifying any building safety violations. The applicant shall correct all identified safety violations prior to approval of a final map for the condominium conversion. Facts in Support of Finding: 1. A special inspection was completed by the Building Division on October 9, 2014, and no safety violations were identified. Finding- G. indin :G. Permanent lot stakes and tags shall be installed at all lot corners by a licensed surveyor or civil engineer unless otherwise required by the City Engineer. Facts in Support of Finding: 1. As required, permanent lot stakes and tags were installed at all lot corners. Finding: H. For residential conversions, the project shall be consistent with the adopted goals and policies of the General Plan, particularly with regard to the balance and dispersion of housing types within the City. Facts in Support of Finding: 1. The General Plan does not include any specific goals for the dispersion of rental housing within the area. Housing Program 2.1.1 of the Housing Element of the General Plan, which restricts the conversion of rental units to condominiums in developments containing 15 or more units, does not apply. Zoning Administrator Resolution No. ZA2014-OXX Page 4 of 11 2. Although the conversion from rental to ownership will reduce the number of rental opportunities in the area, the elimination of two rental units will not create a detrimental impact to housing opportunities in the area or City, as two units represents a very small fraction of the City's supply of rental housing (estimated to be approximately 17,500 units). Finding: 1. The establishment, maintenance or operation of the use or building applied for shall not, under the circumstances of the particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Facts in Support of Finding: 1. The proposed project is to convert an existing duplex to two-unit condominiums on property located within the R-2 zoning district. 2. The use of the property will continue to be for two-unit residential purposes and there is no evidence suggesting this use has been detrimental to the health, safety, peace, comfort, and welfare of those residing or working in the neighborhood, or the City. Tentative Parcel Map The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code and is approved based on the following findings per Section 19.12.070 (Required Findings for Action on Tentative Maps) of Title 19: Finding: A. 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 Tentative Parcel Map is for two-unit residential condominium purposes. The existing two-unit dwelling was built in 2014 to condominium standards. The proposed subdivision and improvements are consistent with the density of the R-2 Zoning District and the current General Plan Land Use Designation, "Two-Unit Residential." 2. The property is not located in a specific plan area. Finding- B. indin :8. That the site is physically suitable for the type and density of development. 10 Zoning Administrator Resolution No. ZA2014-OXX Page 5 of 11 Facts in Support of Finding: 1. The lot is consistent with other standard lots (25' X 95') in the vicinity, which are physically suitable for a two-unit development. 2. The property is accessible from Thirtieth Street and an alley at the rear. 3. The property is adequately served by existing utilities. Finding: C. 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 site is currently developed with an existing two-unit dwelling, which will be subdivided for condominium purposes. 2. The property is located in an urbanized area that does not contain any sensitive vegetation or habitat. 3. The project is categorically exempt under Section 15301 (Article 19 of Chapter 3), of the California Environmental Quality Act (CEQA) Guidelines — Class 1 (Existing Facilities). Finding: D. 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. inding:1. The Tentative Parcel Map is for two-unit 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 developer per Section 19.28.010 (General Improvement Requirements) of the Municipal Code and Section 66411 (Local Agencies to Regulate and Control Design of Subdivisions) of the Subdivision Map Act. All ordinances of the City and all Conditions of Approval will be complied with. Zoning Administrator Resolution No. ZA2014-OXX Page 6 of 11 Finding: E. That 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 for 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 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. Facts in Support of Finding: 1. 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 there are no public easements located on the property. Finding: F. That, 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. inding:1. The property is not subject to the Williamson Act because the subject property is not designated as an agricultural preserve and is less than 100 acres in area. 2. The site, developed for residential use, lies in a Zoning District that permits residential uses. Finding- G. indin :G. That, 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. Facts in Support of Finding: 1. The property is not a "land project" as defined in Section 11000.5 of the California Business and Professions Code because the existing subdivision does not contain 50 or more parcels. 12 Zoning Administrator Resolution No. ZA2014-OXX Page 7 of 11 2. The project is not located within a specific plan area. Finding: H. That 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. Facts in Support of Finding: 1. The existing structure was designed and constructed in compliance with Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. Finding: 1. That 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. Facts in Support of Finding: 1. The existing two-unit dwelling is consistent with the R-2 Zoning District which allows two residential units on the property. Therefore, the Tentative Parcel Map for condominium purposes will not affect the City in meeting its regional housing need. Finding: A. 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. Facts in Support of Finding: 1. As conditioned, wastewater discharge into the existing sewer system shall comply with the Regional Water Quality Control Board (RWQCB) requirements. Finding- B. indin :B. 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 of the Coastal Act. is Zoning Administrator Resolution No. ZA2014-OXX Page 8 of 11 Facts in Support of Finding: 1. The Tentative Parcel Map is for a two-unit dwelling. The proposed subdivision and improvements are consistent with the Coastal Land Use Plan designation RT-C (Two- Unit Residential). 2. The subject property conforms to public access policies of Chapter Three of the Coastal Act because the development does not impede public access from the nearest public roadway to the shoreline and along the coast. 3. Recreation policies contained within Chapter Three of the Coastal Act are not applicable to the subject property. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Condominium Conversion Application No. CC2014-006 and Tentative Parcel Map No. NP2014-016, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 13TH DAY OF NOVEMBER, 2014. By: Brenda Wisneski, AICP, Zoning Administrator 14 Zoning Administrator Resolution No. ZA2014-OXX Page 9 of 11 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Parcel Map and Condominium Conversion. 3. The applicant/property owner shall provide each of the tenants with written notification with an exclusive right to purchase the respective unit upon the same or more favorable terms and conditions than those on which such unit will be initially offered to the general public. Such right shall run for a period of not less than 90 days from the date of issuance of the subdivision public report (Section 11018.2 of the Business and Professions Code), unless the tenant gives prior written notice of his or her intention not to exercise the right. A copy of the certified letter and return receipt form mailed to each tenant of the subject property shall be forwarded to the Planning Division prior to final of the condominium conversion permit. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. No more than two dwelling units shall be permitted on the site. 6. The two-car garage and two covered parking spaces shall be provided on site per requirements of the Zoning Code and shall be maintained as communal for both dwelling units. The separating of the garage into two-single enclosed garage spaces shall be prohibited due to the minimum width of the existing two-car garage. All parking spaces shall be maintained clear of obstructions for the parking of vehicles at all times. 7. A parcel map shall be recorded. The Map shall be prepared on the California coordinate system (NAD88). 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 Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 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. 15 Zoning Administrator Resolution No. ZA2014-OXX Page 10 of 11 9. All improvements shall be constructed as required by Ordinance and the Public Works Department. 10. Prior to recordation of the parcel map, park dedication fees for one additional dwelling unit shall be paid consistent with the fee amount in effect at the time of payment as established by the City of Newport Beach Municipal Code. 11. Prior to recordation of the parcel map, any existing broken and/or otherwise damaged concrete sidewalk panels, curb and gutter along 30'" Street frontage shall be reconstructed. 12. Prior to recordation of the parcel map, any existing broken and/or otherwise damaged concrete alley panels along the rear of the property frontage shall be reconstructed. 13. No above ground improvements shall be located within the required rear five-foot alley setback. 14. Prior to recordation of the parcel map, all existing private, non-standard improvements within the public right-of-way and/or extensions of private, non-standard improvements into the public right-of-way fronting the development site shall be removed. 15. Each unit shall be served by its individual water meter and sewer lateral and cleanout. Each water meter and sewer cleanout shall be installed with a traffic-grade box and cover. The water meter and sewer cleanout shall be located within the public right-of- way. 16. An encroachment permit is required for all work activities within the public right-of-way. 17. All improvements shall comply with the City's sight distance requirements. See City Standard 110-L and Municipal Code 20.30.130. 18. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way may be required at the discretion of the Public Works Inspector. 19. All on-site drainage shall comply with the current City Water Quality requirements. 20. All unused water services to be abandoned shall be capped at the main (corporation stop) and all unused sewer laterals to be abandoned shall be capped at property line. 21. 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 20 Planning and Zoning of the Newport Beach Municipal Code. 22. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, 10 Zoning Administrator Resolution No. ZA2014-OXX Page 11 of 11 actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Ayoub Condominium Conversion including, but not limited to, the CC2014-006 (PA2014-146). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 17 �� QP �� ��P P�" O� �� �� \�� Attachment No. ZA 2 Vicinity Map 19 �� QP �� ��P P�" O� �� �� \�� VICINITY MAP Subject Property \O Condominium Conversion No. CC2014-006 PA2014-146 115 30th Street 21 �� QP �� ��P P�" O� �� �� \�� Attachment No. ZA 3 Condominium Inspection Report 2S �� QP �� ��P P�" O� �� �� \�� �SWPOCITY OF NEWPORT BEACH a COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 4roa�l� 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915 www.newportbeachca.gov] (949)644-3200 CONDOMINIUM CONVERSION INSPECTION REPORT (CHECKLIST) Inspection Fee: $246.00 per unit No. Units Z Condo Conv. No. ($123.00/hr-2 hrs minimum) Address: �S�. �c, Date: /0 9 - 2�av�✓' Existing Occ: Grp Type of Construction: Owner:- 9-s.-gEj Axn-od Phone Number: z�4 Z��✓��2 Assigned to Inspector: Date: Phone: (949) 644-32 THE FOLLOWING CHECKLIST WILL BE USED DURING THE INSPECTION TO VERIFY EXISTING BUILDING CONDITIONS AND COMPLIANCE TO MINIMUM STANDARDS FOR THE CONDOMINIUM CONVERSION. A. EACH UNIT MUST COMPLY WITH THE MINIMUM STANDARDS OF THE UNIFORM HOUSING CODE AS ADOPTED BY THE CITY OF NEWPORT BEACH. 1. Does the unit(s) meet minimum sanitation requirements? (y)-)(— (n) Comment. 2. Does the unit meet minimum structural and occupancy standards? (Y) (n} Comment. 3. Does the unit meet minimum exiting safety standards? (y) (n) Comment. 4. Does the unit meet minimum plumbing standards? (y) _{n} Is there a garbage disposal installed on a dedicated circuit? (y) (n) Comment. 5. Does the unit meet minimum standards of heating and venting? (Y) (n) Comment. FormslCondominium Conversion Inspection Report 06109/14 6. Does the unit meet minimum standards for electrical safety? (y) (n) Comment. B. EACH UNIT MUST COMPLY WITH CURRENT MINIMUM LIFE SAFETY REQUIREMENTS OF THE UNIFORM BUILDING CODE AS ADOPTED BY THE CITY OF NEWPORT BEACH. 7. Do the existing stairs and handrails comply with minimum safety requirements of Chapter 10 Section CRC 2013 R311.7? (y) (n) Did they comply when originally constructed? (y) (n) Comment. 8. Do the existing guardrails comply with minimum safety requirements of Section CRC 2013 R312? (y) (n) Did they comply when originally constructed? (y)t(n) Comment. 9. Are smoke detect orslcarbon monoxide alarms installed in each bedroom and other required locations per Section CRC 2013 R314 & R 315? Comment: 10. Is there a required occupancy separation rating? hr(s) (y) (n) If so, does it meet the requirements of Section CRC 2013 R302.2? (y) (n) Comment: 11. Is the roof a minimum Class C fire retardant roof? (y) (n) Owner to submit letter of certification by a licensed roofing contractor of fire retardancy and remaining life of the roof. (y) (n) Comment 12. Is safety glazing installed in areas subject to human impact?(y) _)�(n) Comment: Other Comments: FormslCondominium Conversion Inspectlon Report 08/09/14 2 C. EACH UNIT IS REQUIRED TO BE INDIVIDUALLY SERVED BY SEPARATE UTILITIES. Note: the City does not consider it feasible to separate sewer piping when existing units are integrally piped through lower units to units above. (Please demonstrate for the inspector that utilities serving the units are not connected.) 13. Is this unit served by its own water meter and piping? (y) _ X_(n) Are the materials used in the system approved for the use? (y) � (n) Are there apparent cross connection hazards in the system?(y) (n) NOTE: New water service and water meter must go to the secondary unit. Existing water meter and service line must remain with original address. (Contact Water Meter Division with any questions: (949) 644-3019) Comments: 14. Is this unit served by its own gas meter and piping? (y)__J,_(n) Are the materials used in the system approved for the use? (y)_4_(n) Are there apparent safety hazards in the system? (y) (n) _ Comments: 15. Is this unit served by its own electric meter and wiring? (y)_1_(n) Is the unit served by a minimum 100amp service? (y) __�6,_(n) Is a new or relocated service required to be fed underground? (y) (n) Are there apparent safety hazards in the system? (y) (n)� _ 16. Is this unit served by its own sewer and piping? (y) (n) Are the materials used in the system approved for the use? (y) (n) Is there an approved cleanout installed at the property line? (y) (n) Comments: Other Comments.- Signed omments:Signed By: Date: Forrms\Condominlum Conversion Inspection Report 00/09/14 3 �� QP �� ��P P�" O� �� �� \�� Attachment No. ZA 4 Project Plans 29 �� QP �� ��P P�" O� �� �� \�� CODES: Attachmr-1T �N�, � - - Y lans THE GOVERNING CODES FOR THE PROJECT ARE:- N H 1�E CBC,CRC,CEC+CMC,CPC,2010 EEDDITION AND CALIFORNIA ENERGY STANOERDS 2008 EDDITION 1 SP SITE PLAN GENERAL: W IT SHALL W THE EON O NOT, OF THE CONTRACTOR TO LOCATE ALL EXISTING TRA TOR AY O U B DUPLEX 2 A-1 FIRST do SFC -F Oc4H PLAN WHETHER SHOWN HEREON OR NOT,AND TO PROTECT THEM FROM DAMAGE,THE CONTRACTOR -- SHALL BEAR ALL EXPENSE OF REPAIR OR REPLACEMENT IN CONJUNCTION NTH THE 3 A-2 THIRD&ROOF FLOOR PLAN EXECUTON OF THIS WORK. 2•ALL MATERIALS AND FIXTURES ARE TO HAVE APPROVAL FROM AN APPROVED TESTING 4 A-3 ELEVATIONS AGENCY. 115 30TH STREET 5 "-4 SECTIONS FOUNDATIONS: 6 AD-1 ARCHITECTURAL DETAILS 1"ULTIMATE CONCRETE STRENGTH TO BE 2500 P.S.I.AFTER 28 GAYS, 2-PROVIDE 5/8"DIAMETER FOUNDATION BOLTS IMBEDDED 7"IN CONCRETE AND SPACED 7 AD-2 ARCHITECTURAL DETAILS W/3" ON CENTER(MAXIMUM)AND WITHIN 12"OF A CORNER,OPENING OR SPLICE NEWPORT BEACH CA 9266 3 W/3"X3'%0.229"SLOTTED SQUARE WASHERS 8 E-1 ELECTRICAL PLANS N� 3-A CORROSION RESISTED WEEP SCREED AT FOUNDATION PLATE LINE WHICH WILL ALLOW T 9 T-24 ENERGY CALCULATION CO TRAPPED WATER TO DRAIN TO THE EXTERIOR OF THE BUILDING. 4"MINIMUM HEIGHT ABOVE GRADE. 4•DRAINAGE PIPING IN THE GROUND SHALL BE LAID ON A FIRM BED FOR ITS ENTIRE LENGTH nl AND BACKFILLED IN THIN LAYERS TO 12"ABOVE TOP OF PIPE WITH CLEAN EARTH,FREE FROM STONES AND BOULDERS. 10 S-01 I GENERAL NOTES LUMBER AND FRAMING: Q USE DOUGLAS FIR CONSTRUCTION GRADE#1 FOR 6Xd AND LARGER,D.F.GRADE #2 FOR 11 5-02 FOOLING PLAN 1• ALL ALL AND SMALLER. 12 S-03 FIRST FLOOR FRAMING PLAN 2•ALL LUMBER IN CONTACT WITH CONCRETE OR MASONRY SHALL BE PRESSURE TREATED OR WOOD RESISTANT TO DECAY. 13 S-04 ROOF&SECOND FLOOR FRAMING PLAN 3-RAFTER TIES 4'-0'O.C.ARE REQUIRED IMMEDIATELY ABOVE CEILING JOISTS WHEN 14 SD-01 FOOTING DETAILS X Lu U RAFTERS DO NOT PARALLEL CEILING JOISTS. � "z,-- 4..PLYWOOD EDGES AT SUBFLOOR SHALL HAVE TONGUE AND GROVE OR SOLID BLOCKING AT 15 SD-02 FRAMING DETAILS ~LLJ 5-WALLS CONTAINING 3"OR 4"DIAMETER DRAIN,WASTE AND VENT PIPING SHALL BE SIZED V CL- C/)m TO ALLOW CUTTING,NOTCHING AND BORING(2X6 MIN.). ��� 16 SO-03 FRAMING DETAILS o 6-BRACING OF WALLS SHALL CONFORM WITH C.B.C.2010 F Q = 7•PLYWOOD ROOF PANELS SHALL BE BONDED NTH INII:RMEDIATE OR EXTERIOR GLUE,AND P R 0 P E R TY LINE 5 . 0 0 a WHERE EXPOSED TO WEATHER.SHALL BE EXTERIOR GRADE I 17 TOPO TOPOGRAPHIC SURVEY v C) 8-NO STRUCTURAL MEMBER SHALL BE SERIOUSLY WEAKENED OR IMPAIRED BY CUTTING OR Q NOTCHING. 18 SR GEOTECHNICAL INVESTIGATION 9•CUTTING,NOTCHING.AND BORING OF FRAMING MEMBERS SHALL BE IN ACCORDANCE WITH O I 19 SR GEOTECHNICAL INVESTIGATION Q CBC 2010.WALLS/FLOORS CONTAINING DRAIN,WASTE AND VENT PIPES,GAS ANO/OR p LAxwNa O w ELECTRICAL PIPING CONDUIT SHALL COMPLY WITH C.B.C.2010 LO E- 20 CCC CA COSTAL COMMISSION o LLI 10•TWO(2)LAYERS OF GRADE-D"PAPER(FELT)OVER PLYWOOD SHEAR WALLS. E•I I N ut BUILDING: 21 GP GRADING PLAN a 1•ALL DOORS AND SWINGING WINDOWS SHALL BE WEATHER STRIPPED. ' m2 CAR PORT 2 CAR 3 STORY 'Z 22 DP DRAINAGE PLAN 2-ALL METAL WINDOWS AND SLIDING GLASS DOORS SHALL BE IN COMPLIANCE NTH ANSI J I GARAGE in DUPLEX J F 23 DD DRAINAGE DETAILS _ STANDARDS A1341 OR A1342, 3-ALL GLAZING INSTALLATION SHALL COMPLY WITH TITLE 24 OF ENERGY CONSERVATIONW REOUIREMENTS ' 10 }I 7'- 19, 20' 39'-6�� 9 (} 5 - 24 EC EROSION CONTROL PLAN 4•EXIT DOORS&ESCAPE WINDOWS MUST BE OPERABLE FROM INSIDE WITHOUT SPECIAL KNOWLEDGE OR THE USE OF TOOLS. >_ w 1NEER4L 5-ROOFING MATERIALS TO BE CLASS'C"MINIMUM.ROOF PITCH IS 1/4"PER FOOT. W D_ PROPOSED L1 - `< ' LIGHT AND VENTILATION: J POST Of 1-ROOMS USED FOR LIVING,SLEEPING.EATING OR COOKING SHALL BE PROVIDED WITH Q D_ 0- '- EXISTING SITE STATISTIC ti NANRAL LIGHT EQUAL TO ONE TENTH OF THE FLOOR AREA WII H A MIN.OF 10 SO.FT 2•ROOMS USED FOR LIVING,SLEEPING,EATING OR COOKING SHALL BE PROVIDED NTH M M EXISTIGNG TWO STORY HOUSE 1210 SF y� NATURAL VENTILATON EQUAL TO ONE TWENTIETH OF THE FLOOR AREA,15 SO.MIN. I 340 SF 3•BATHROOMS,LAUNDRY AND SIMILAR ROOMS SHALL HAVE NATURAL VENTILATION NOT LESS - P E R T Y LINE 5 0 0 EXISTING DETACHED ONE CAR GARAGE THAN 1/20-OF THE FLOOR AREA OR!.5 SOST.OR PROVIDE MECHANICAL VENTILATION WITH I 315 X38*SSP•C A MIN.OF 5 AIR CHANGES PER HOUR.DISCHARGE POINT SHALL BE 3'FROM NEARST �' NEW SITE STATISTICS OPENING. I NEW SITE PLAN 4-BEDROOMS MUST HAVE AT LEAST ONE OPERABLE WINDOW OR DOOR APPROVED FOR UNIT#1 FIRST FLOOR LIVING SPACE 654 SF EMERGENCY ESCAPE OR RESCUE WHICH SHALL OPEN DIRECTLY TO AN OPEN YARD THE MIN. SCALE 1/8"m 1'-0' NET CLEAR AREA OF THE WINDOW SHALL HAVE 5.7 SOFT.NTH A MIN.WIDTH OF 20'AND UNIT 1 SECOND FLOOR LIVING SPACE 637 SF LLJ A MIN.HEIGHT OF 24'. THE MAX.SILL HEIGHT IS 44 INCHES. J to TOTAL LIVING SPACE UNIT 1 1291 SF 5-EVERY ROOM TEMPERATURE ROOM SHALL BE PROVIDED NTH HEATING FACILITES CAPABLE OF U �- MAINTAIN AROOM IEMPERANRE OF 70 DEGREES AT ANY POINT 3 FT ABOVE THE FLOOR. � O 6•A DOOR IS NOT PERMI TIED FROM THE GARAGE TO ANY BEDROOM. m co 7•EXTERIOR DOORS REWIRE AN EXTERIOR LIGHT FIXTURE AND A LANDING. UNIT#2 SECOND FLOOR LIVING SPACE 480 SF U N 8•WHEN APPLYING STUCCO OVER PLYWOOD,THE MOISTURE BARRIER SHALL CONSIST OF 2 PUBLIC WORK NOTES LAYERS GRADE"D"PAPER MINIMUM. C }1 t,p L,3^AA� UNIT 2 THIRD FLOOR LIVING SPACE 926 SF Q d7 O 9•RESCUE WINDOW MUST HAVE A MINIMUM NET CLEAR OPENING AREA OF 5.7 SO. FT. PRIOR TO PERFORMING N TOTAL LIVING SPACE UNIT 2 1406 SF �? Q N MINIMUM 20"X 24"MINIMUM OPERABLE SPACE 44'MAXIMUM ABOVE FINISHED FLOOR. 1-AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT -OF-WAY. Q Q p" 10-SMOKE DETECTORS SHALL BE INSTALLED IN AREAS GANG ACCESS TO SLEEPING ROOMS I i ! /'� It U Z ON OR NEAR THE CEILING,IN EACH SLEEPING ROOM,IN EACH STORY OF A MULTPLE STORY WORK IN CITY RGHT-Of WAY DwEwNc.AND WHERE cEluNc HEIGHT EXCEEDS THE HALLWAY HEIGHT BY z4". 2-A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE N ^H„,1; r�� t1 BALCONY/OPEN SPACE FIRST FLOOR 114+137 zs1 SF o W ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION , IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE �N E�(ot.l. .�h P� RJIT cD HAROWIR.AND HE BACKUP/AUDIBLE ALARM BALCONY/OPEN SPACE SECOND FLOOR 114+328 442 SF w 11-HABITABLE SPACES SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7'-6"ALL OTHER IS DAMAGED , NEW CONCCRETE SIDEWALK CURB AND GUTTER AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 1007 PAID BY THE !I;.,' TOTAL eaLcoNY OPEN SPACE 693 SF C7 Z L>J o ROOMS SHALL HAVE A CBLING f'(MINIMUM) I OF)WITH_ OWNER. SAID DETERMINATION AND THE EXTENT OF REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORK INSPECTOR. a Q �' 12'ATTIC ACCESS OF 22"X 30'(MINIMUM)NTH 30"OF HEAD ROOM ABOVE OPENING.30'% _. UU z 30'IF FAU IS INSTALLED IN ATTIC.AND SHALL BE READILY ACCESSIBLE. a O — O 2 CAR GARAGE 380 SF Q O T 13•ATTIC VENTILATION,EOUAL TO 1/150 OF SPACE VENTILATED,SHALL BE PROVIDED OR AS z REWIRED FOR FORCED AIR UNIT, 2 CAR PORT 361 SF g c N ct N Q 14•PROVIDE A MINIMUM OF TWO 3/4"HOSE SIBS,ONE READILY ACCESSIBLE TO THE FRONT a Q N Q V AND ONE READILY ACCESSIBLE TO THE BACK,PROVIDE ANT-SIPHON DEVICE. TOTAL PARKING 4 PARKING SPACES 728 SF (� L 15•DETAILS OF STAIRWAY MUST COMPLY WITH C.&C 2010. 16-DETAILS OF GUARDRAILS AT FLOOR AND ROOF OPENINGS,BALCONIES,OR PORCHES MORE THAN 30"ABOVE GRADE.AND OCCUPIED ROOFS,SHALL COMPLY WITH CBC 2010. earcwwSBvaRrRew su=.wxeo�.,-cxs TOTAL BUILDABLE AREA(2 X1538 SF) 3078 SF @ 17•ALL RECEPTACLES ABOVE COUNTER IN BATHROOMS.KITCHEN AND GARAGE BE aFerro+•AL ow mes E:uis oars Ns cusrnnE srys cw w,.uSa PROVIDED AREA(1291+1406+380) 3077 SF e0 PROTECTED BY GFI'S. w x:;,+mx ro crowrnwr,r sLu+�px M �I c-. , INSULATION: M11 MEawCNVCESF'eN;Ai L-. 7<Y f Y y 1-CONTRACTOR SHALL POST THE INSULATION CERTIFICATE(CF-6R)FORM&INSULATON +'aL c+-s au aNn- r r rise ni NOTICE r C CERTIFICATE(IC-1)FORM IN A'CONSPICIUOS SPACE OR KEPT WITH PLANS AND MADE AVAILABLE tt pYi 'wa n' s•we ',nro ? TOTAL BUILDING FOOT PRINT 1396 SF TO THE INSPECTOR. __m.ew a uc'•.ut an wwa �� mr -.. ', ISSUANce OF A BUILD - - (/) 2*CONTRACTOR SHALL PROVIDE COPIES OF THE CF-1 R,MF-1R,CF-6R AND IC-1 FORMS TO ee%owe.mw ox n E.�Lra+s'u ;, s o wi.E,r r.,x 1 prp v or ncwroer D L LOT SIZE(SQUARE FEET) 2375 SF _ O a3;.N.vuxs=.ABSANaea:usawlNEcrlrova,EucURr eLleA.n of r oO (� _ O M @ .. �— rO esE co. N C4 � ern.:•D-asncauoniax,E xc L-� —T—TI-1 ct O DO Ln Q Ln @ AGArNET 1 r•. a � coMMUNLYox Al- O O N c°LOMuum.0 1 BUILDING DEPARTMENT NOTES COMMENCE:2E•Jl L] CO SCOPE OF WORK: . O U Do 1-NEW THREE STORY BUILDING a z 2*TWO CAR GARAGE AND TWO CAR PORT AT FIRST FLOOR w Q p 3*TWO NEW UNITS a C!I � W t0 * A SEPARATE PERMITS AND FIRE SPRINKLER PLANS IS REQUIRED a m 8 FOR INSTALLING A FIRE SPRINKLER SYSTEM THROUGHOUT THE WHOLE N DESIGN,GRADING,DRAIANGE,AND EROSION CONTROL DESIGNER MECHANICAL ENGINEER&T-24 STRUCTURE . CRC R313.2 NBMC 15.05.030 v *OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF o SHEATHING INSPECTION RAGAEI AYOUB CODES USED 2010 C.R.C.,C.P.C,C.M.C.C.E.C.and 2010 CALIFORNIA ENERGY F SITE PLAN FADY.M.TAWADROUS J.T.ENGINEERING SERVICES EFFICIENCY STANDARDS FOR RESIDENTIAL AS ADOPTED BY CITY OF FULLERTON,AND PHA.RCE 53909 JASON TSOU AMENDED BY STATE OF CALIFORNIA. z z 2710 N.VISTA CIRCLE ORANGE CA,92867 335 NUTWOOD ST 3250 WILSHIRE BLVD#706 OCCUPANCY TEL-714-244-7562 BREA,CA 92821 LOS ANGELES,CA 90010 R-3 U F" TEL 760-885-5951 TEL 213-389-7886 PRIVATE GARAGE SEPARATION : ONE HOUR PER T-5C.C.B.C. FAX 714-672-0865 d CONSTRUCTION TYPE V-B (R-3&U)SPRINKLERED 3 LL NUMBER OF STORIES: THREE DRAWN Cl LL SURVEY AND TOPOGRAPHIC MAPPING GEOTECHNICAL REPORT&STRUCTURAL ENGINEER LOCATION ON PROPERTY : WALL WILL BE 3' AWAY FROM PROPERTY CHECKED a LINE AND BUILDING WILL BE FULLY SPRINKLERED PER 2010 CRC. DATE r ESE NUMBERS ARE Fax WWK WT.USE ONLY ANO ARE NOT Um FOR aonNc ox consDNcnaN 04-17-12 JIM WILLIAMS SCALE ; SAN MENA ENGINEERING v RLS 7432, Joe No. -' LAND SURVEYING SERVICES 7231 BOULDER AVENUE#195110503 m 9965 WALNUT TREE LANE HIGHLAND,CA 92345 .+°* *4 d'b SHEET LL YUCAIPA,92339 TEL(909)-647-6151 s' e O TEL-(909)557-6674 TELL(909)-327-8467 �' ,Ld '� s VICINITY MAP s SITEN T . S 1 OF 24 SHEETS n i n B a C IINK c^.p15Pv ^^I" C PM r // NS lans Ms 2. BUILT-IN DISHWASHER(VERIFY DIMENSIONS WITH MANUFACTURER'S SPECS.) 6 3 2013 RA 3. REFRIGERATOR SPACE, 39"CLEAR_RROVIDF,YOTER STUB'?FOR ICE MAKER. 4. GAS COOK TOP AND 30"HOOD WI"d1t:LdGHT.,I5N3h�XHAUST'FAN W/MINIMUM VENTLATION RATE T-6" 0 6'-0' 10'-8" 19'-8" 1P-8" 13'-0" 1 '-3" o T-3" V-0" 100 CFM, VENT TO OUTSIDE AIR RE-2eNdULAT1W RARGEA06DS CANNOT BE USED.THE DUCTING 1h 1 Ao-z FOR THE EXHAUST FAN SHALL BE SIZED ACCORDING TO ASHRAE STANDERDS fi2.2 TABLE 7.1 Y Zoe n THIS LOCAL EXHAUST FAN MAY OPERATE CONTINUOUSLY OR INTERMITTENTLY..(VERIFY =T-f7 -` - DIMENSIONS WITH MANUFACTURER'S SPECS.) INSTALLING THIS LOCAL EXHAUST FAN IN THE 1s s s o / / KITCHEN WILL ALLOW THE HOME OCCUPANT TO REGULATE THE INDOOR AIR QUAKITY WHEN I C@ I _1_ N +) / // / NEEDED. 210 AD-1 I I 12 N i i * _zz // // / 9. SMOKE DETECTOR,HARDWIRED WITH BATTERY BACK-UP,STATE FIRE MARSHALL APPROVED IN 0-1 I z 3 I a s +° o / // ALL BEDROOMS AND HALLWAY 120 VOLT W/AUDIBLE SOUND FROM ALL BRS.PERMANENTLY DING 4 GLASS / / / / WIRED WIG DISCONNECTING SWITCHES OTHER THAN OVERCURRENT PROTECTION ONES G- - / / o I z _I__ UP PANELS 2' / / / // 12.EXHAUST FAN TO OUTSIDE AIR. PROVIDE A MINIMUM OF 5 AIR CHANGES PER HOUR. / / e>s I los CLST EACH / / /an 1/4}/fF'T \ zo3 I a / / DISCHARGE POINT 3'MIN,FROM NEAREST OPENING. )s / _ BAT1i m+ ,P s s z + ?,2 / /� / 13.TEMPERED AND SHATTERPROOF CLEAR GLASS ENCLOSURE WITH TOWEL BAR. [Poo -7336 f; 11/2"MAX ;�o I:u rz iv .......1z..20 ... ."p11-.: a E 1%4'//F7 /' 17. 42"HIGH GUARD RAIL. n )x BAT 208 zoa h n 11/2"MAX z0l F MILY / 18.34-38""HANDRAIL, 0) Ic #E 1338 19.MIRROR FOR SIZE SEE PLAN BEDROOM#1 21.22"X30"OR 30"x30"ATTIC ACCESS,PLATFORM AND WALK FOR A/C OR FAU PER 3'-0" 6'-0" '� 11 _ /o / / U.B.C.1501.1 PROVIDE LIGHT,W/SWITCH&GFl OUTLET Q 2W sl a ':t'"`7%'- I BALCon1Y/ 23.18"HI.PLATFORM&WATER HEATER STRAPPED,P&T RELIEF VALVES TO TERMINATE OUTSIDE. U LCONY BEDROO #3 i1 1e /� /137 Q.FY ALT.OUTSIDE INSTALLATION IN METAL SHED W/50 SQ.IN.VENT WITHIN 12"OF TOP AND BOTTOM / 14'6Q• ' )8 �. I / / AND DOUBLE WALL VENT W/1"CLEARANCE TO COMBUSTIBLES.VENT W/RAIN CAP SHALL LLI= / / BEDROOM#2 9)fi - T...d-' / / / U / I ;- � WH�LE HOUSE / TERMINATE 12"ABOVE NEAREST 4'-0"ROOF/WALL.SHED 3'-O"MIN.TO PROPERTY LINE.GAS EXHAUST FAN / / // // SHUTOFF VALVE&AIRPRESS TEST REQUIRED. J LLJQ 25.WATER CLOSET 1.6 GPFCL Lo ca KITCHEN // // / // A 26.LAVATORY (PEDESTAL 0 POWDER) oz A-s / / A-s 35.FIRE SEPARATION BETWEEN HOUSE AND ALL GARAGE WALLS AND CEILING 5/8"TYPE"X" F DINING 4 GLASS / / / a Q z f- / Ao-z PANELS 2' / / / +) GYP.BD.W/5d COOLER NAILS®7"O.C. FOR WALLS&®8"D.C.FOR CEILINGS.SEC.302.4 U EACH / EXCP.3 w 36.DRYER VENT PER U.M.C.504.3 4"DIA.,14'LONG MAX.W/2 ELBOWS MAX.WITH o m O zae 9_4 BACK-DRAFT DAMPER, cl- 3 14"X6"GARAGE EXHAUST VENT,SCREENED AND LOUVERED 0 6"ABOVE GARAGE F.F.L. u; 0 zot 2'-10" 3'-0" zoz zo3 oa os 2•_p^ 9'-0" 40.ENCLOSED SPACE UNDER STAIRS SIDE OF WALLS AND SOFFIT W/5/8"TYPE"X"GYP.BO. o L0 _Lj o © 72.CUSTOM-BUILT SHOWER W/SHATER PROOF CORNER DOOR SEE DIMENSION ON PLANS. a Q R Z 6'-0" 1 '-8° 10,-4" 2'-4" W-11 12'-8" 19'-7" 7-3" n 73.10"X10"PERMENANT OPENING FOR MAKE-UP AIR AT LAUNDRY(W/}'MESH IN CASE OF tee'-6" I OPENING FACING OUTSIDE). SECOND FLOOR PLAN 75-CARBON MONOXIDE DETECTORS SHALL BE"HARD WIRED"AND SHALL BE EQUIPPED WITH A-s BATTERY BACK UP AND SHALL BE INTERCONNECTED SUCH THAT THE ACTIVATION OF ONE ALARM 1/4 = 1'-O" WILL ACTIVATE ALL ALARMS. �GINEER4cy/ B SECOND FLOOR DOOR SCHEDULE a g U N Z U yam, r zZ ---- nBs DOOR AND FRAME SCHEDULE o.��_z' S 5 17'-6" "o LANDING ?)0 APS" 8'-O' 5'-0' DOOR 1SID384'S -- -- Q < SIZE FRAM U 5 I I I I el e I I_� MARK TYPB WD HGT THK MATL GLAZING MAR FlRE RATING LABEL NOTES FACTOR I 1 LANDI G 201 A 3'-0" 6'-8" 1 3/4" WD @leio F LU 9 I LINE OF 202 A 2'-4" 6'-8" 1 3/4" WD __ __ __ __ J ` MAX WALL z UP AO-i I ABOVE 203 C 5'-0" 6'-8" 1 1/4"ALUM. DO _ s a I toa PANELSS 204 A 2'-6" V-8" 1 3/4" WD -- -- -- -- U CEJ UNE OF SEC D r3 3 s + STORY ABOVE I * +z to m FAA ILY 2'-EACH 205 A 1'-10" 6'-8" 1 3/4" WD -- -- -- -- Q 2 CAR PORTS / BATH ao n 107 WHOLE HOUSE I no-1 206 A 2'-4" 6'-B" 1 3/4" WD 1 I 13 EXHAUST FAN I (n U I as o w+ I 207 A 2'-6" 6'-8" 1 3/4" WD o c 7-6" OI m toz j LINE OF .� SLOPE 208 C 5'-0" 6'-8" 1 1/4"ALUM.WALLLLJ -- -- -- -- W Q I 1 T 01 ABOVE 210 A 2'-B' 6'-8" 1 3/4" WD O 5'-0' w 2 CA G GE ® 211 C 6'-0" 6'-8" 1 1/4"ALUM. -- -- -- -- a O I \ ss s n 1 212 A 2'-4" 6'-B" 1 3/4" WD __ __ __ 1>0 I 8'x10"PST SEE =M ® KITCHEN I A __ TEMP I 213 C 6'-0" 6'-8" 1 t/4"ALUM. -- -_ -- GUSS 0.57 a Q N O WA HEATER]NO R t z s DINING TEMP DIRE VENT I 4 GLASS 214 B ie'-0" 7'-8' 1 1/4"GLA55 GLASS 0.57 " ig•_g° ECOH OOV-NATURAL ao-z O W 4 16&7 PANELS 6&7 2'-EACH L________ FIRST FLOOR DOOR SCHEDULE 19'-0" 20'-0" e'-8" 102 30'-10" 9'-0' DOOR AND FRAME SCHEDULE DOOR I� B SIZE FRAME U O N A-s MARK TYPB WO. HOT THK MAIL GLAZING MATL FIRE RATING LABEL NOTES FACTOR O Q Do N 101A 3'-0" W_8" 1 3/4" WD > (7 O) FIRST FLOOR PLAN 1/4" = V-0" 102 A z'-6" 6'-B" 1 3/4" WD 103 A 2'-4" 6'-B" 1 3/4" WD -- -- -- -- p0 SECOND FLOOR W NDOW SCHEDULEI GLASS DOOR NOTES 104 B 16'-0" W-8" 1 3/4"GLASS -- -- __ TEMP 0,57 w z ¢ p 1-LANDING OR FLOORS AT REQUIRED EGRESS DOOR SHALL NOT BE MORE THAN 1 1/2 INCHES LOWER THAN THE TOP OF THE a Ln Lu CO WINDOW SCHEDULE W A L L L E GEN D THRESHOLD. THE EXTERIOR LANDING OR FLOOR SHALL NOT BE MORE THAN 4 3/4 INCHES BELOW THE TOP OF THE THRESHOLD 105 A 2'-6" 6'-B" 1 3/0." WD -- -- -- -- z Q n C;; [\ SIZE NEW EXTEIOR WALL W/1/2"GYP.BD.INSIDE AND PROVIDED THE DOOR DOES NOT SWING OVER THE LOWER LANDING OR FLOOR R311.3.1. 106 D 16'-0"7'-8' 1 3/4' MTL -- -- -- n, U ® STUCCO OUTSIDE&R-13 INSUL.SEE STRUCTURAL SOUND INSULATION NOTES: MARK TYP- WIDTH HEIGHT MATERIAL NOTES FACTOR DETAILS 107 A 2'-6' 6'-8" 1 3/4" WD -- -- Y 201 A 2'-O" 3'-0" VINYL bsc.. 0.57 1-APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE ASSEMBLIES EN THE FLOOR AND THE SEPARATION WALL. FIRST & v 2-ALL PENETRATION INTO SOUND-RATED PARTITION OF FLOOR-CEILING ES SHALL BE SEALED WITH APPROVED PERMANENT 202 B 5'-D" 4'-0" VINYL NEW 2X416"O.C.INTERIOR WALL RESILIENT SEALANT. SECOND FLOOR 3-ALL RIGID CONDUIT,DUCTS, PLUMBING PIPES AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE PLAN 203 B 5'-0" 4'-0" VINYL NEW 2X4016"O.C.INTERIOR FIRE SEPARATION WALL BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES,MOUNTS MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL. EXCEPTION: F 204 B 4'-0" 3'-6° VINYL O 5/8"TYPE"X"GYP.BD.0 6" COOLER NAILS® GAS PIPING NEED NOT TO BE ISOLATED. z t 7'o.c.FOR WALLS&®6"O.C.cFOR cEIUNcs.SEE 4-METAL VENTILATING AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINES. 5 B 6'-0" 4'-0" VINYL DETAIL 1/AD-1 5-MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12"BEYOND THE PIPE OR DUCT, WHENEVER A 20 205 B 5'-0" 4'-O" VINYL PLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES THROUGH THE PLANE OF THE o FLOOR-CEILING ASSEMBLY WITHIN A WALL. 6-WALL MOUNTED LAVATORIES AND TOILETS ARE NOT PERMITTED ON SOUND-RATED PARTITIONS. 7- "+-'x1Vat CY nx G R2ti OCE3A�,, m� . ux YPE "B" TYPE "C" 3 u-:yi;fi5"•r:uninu�" K am<cnr oc DRAWN •"rA:M ., b�C3 cPw' w0 ,nsE xa s MOVING SLIDING DOUBLE a. A H oxcuAuFrnw carr.wu.awo,;,w°_zav,rw U hCEA mAPI AND CJ;.T, lY'n1Y CF UNIT 1 UNIT #2 L3 rrU Eq _ apE4Wr?'e o� CHECKED a. ix.PRGJE�sy:T AU: IXE°B1'Y`-�».PUMJ F° " s FIRST FLOOR WINDOW SCHEDULEH IE Equation 4.1a (from ASHRAE 62.2): Equation 4-1a (from ASHRAE 62.2): ^wK +�'rnrvnm ... A` ��®®® FLUCk'8@-M!. C"tfYf14Y.t alAk Qfan = O.O1xAfloor + 7.5x(Nbr + 1) Qfan = O.O1xAfloor + 7.5x(Nbr + 1) °amu'cz2ac �r• DATE v WINDOW SCHEDULE , � n...aY va•+ ti" 0SCALE2 t MAXIMUM aa" SILL HEIGHT QFAN= 0.01X1291+7.5X(3+1) QFAN= 0.01 X1406+7.5X(3+1) er�_Ic�-;,,,� ~� � �❑❑�� SIZE D FLOOR FLOOR QFAN= 43 CFM QFAN= 45 CFM ' SCALE 3 ❑❑❑❑❑ 06 MARK TYPB WIDTH HEIGHT MATERIAL NOTES FACTOR TYPE "A" TYPE "B" TYPE C" BROAN SMARTSENSE FAN MODEL SSQTXE080 BROAN SMARTSENSE FAN MODEL SSQTXE080 RATED A ,=b Doe No. . _: .._ ...� ❑❑❑❑ ro DOUBLE HUNG GLIDER PICTURE" RATED AT 80 CFM WITH LESS THAN 1 SONE TO WITH LESS THAN 1 SONE TO MEET ASHRAE 11o5D3 m 101 B 5'-0" 4'-O" VINYL os7 -�-- WINDOWS NOTES :_ MEET ASHRAE ACTUAL 0.3 SONE. our a rcc" EE o 102 B 4'-0" 3'-6" VINYL i-FENESTRATION MUST HAVE TEMPORARY AND ACTUAL 0.3 SONE. RUN 6"W DUCT UTR TO ROOF CAP. TEMP RUN 6"4 DUCT UTR TO ROOF CAP. NO DUCT LENGTH LIMIT. TYPE "D" 103 B 5'-6" 4'-0" VINYL GLASS PERMANENT LABELS NO DUCT LENGTH LIMIT. RUN FAN 24 HRS. OVER HEAD GARAGE DOOR A- 1 RUN FAN 24 HRS. /yam WHOLE HOUSE EXHAUST FAN CALCULATION 2 OF 24 SNEET� \ Attacn en ;09.:: - r NS a lans ROOF AND"ATTIC VENTELATION NOTES: - 1. ROOF SHEATHING TO BE 1/2"PLYWOOD SHEATHING COX WITH 1X SOLID BLOCKING AT ALL OVERHANGS. 8 2. TYPICAL ROOF TO BE CONCRETE ROOF TILE CLASS A LT 4. REQUREDGATTIC VENTI ATIOINEAS PER C.B.0 1505.3 AND AS FOLLOWS.- - - ----------- ----------------------------- ----- -- ------ A.ATTIC AREA IN S.F. (` E I (B).DIVIDE(A)BY 150 AND MULTIPLY BY 144 TO I 1 I CALCULATE THE TOTAL REQUIRED NET FREE VENT AREA Co SECOND UNIT IN SO.INCH. (p 3 FAU.HEATING AD-1 i i (C).DIVIDE(A)BY 300 AND MULTIPLY BY 144 TO CN EQUIPMENT CALCUATE THE TOTAL REQUIRED NET FREE VENT AREA AD-1 N I IN SQ.INCH IF VENTS AT UPPER 3FT OF ROOF. 1 I (D).VENTS IN CASE(8)SHALL BE UNDER EAVES Q I I TYPE. SLOPE 1 N) (E)VENTS IN CASE(C)SHALL BE DORMER TYPE. U CLASS "A" ASPHA(T 5. ALL VENT OPENINGS SHALL BE COVERED W/1/4" DEx-o- X o I CORROSION RESISTANT METAL MESH. LLJ Z ICBO g I OJ SHINGLES BY I I S. ALL VENTS TO BE WATERPROOF AND ALL WALL X LLI U ER-13 6 RIDGE �' CERTAINTEED ESR-13 9 I MOUNTED LOUVERS SHALL BE SEALED AND FLASHED W/ W I I 7. PROM a-co LL1 I I 7. PROVIDE APPROVED INSULATION DAMS(BAFFLES) z m BALCON I I I BALCONY WHERE BLOCKS ARE USED BETWEEN ROOF FRAMING F N 2 I AI MEMBERS TO PREVENT HOLE BLOCKING BY INSULATION. Q. I CESS AD-1 I CO ERE I 8. HIGH VENTS AND/OR DORMERS SHALL BE 3'-0"MIN. (� VERTICAL DISTANCE ABOVE EAVES. co I M I BL ON I DEXPO T/EX �" O I I I NEW LIVING AREA ATTIC VEUTELATION GALGSe d ICBG g ER-1338 U O qA5 I I qA3 ATTIC AREA 115 SF LLu I V) LINE OF I I VENT AREA REQUIRED=115X144/150= 110.4 SQ.IN. USE 1-DL24 DORMER VENT BY"HARLEN"135 SQ.IN. EXTERIOR EA. I WALL BELOW I --� --------------------------------------------------------------------- ------------ c w n — ROOF PLAN *b 3/16" = V-0" B 1Sl03U* P HANDRAILS NOTES A85 HANDRAILS SHALL SATISFY THE FOLLOWING:- AREA A-PROVIDE A MINIMUM OF ONE CONTINUS HANDRAIL ON STAIRWAYS LLJ WITH 4 OR MORE RISERS AND AT ALL OPEN SIDES R311,7.7 U B-HANDRAIL HEIGHT SHALL BE 34 TO 38 INCHES ABOVE THE NOSING 20 D0 05 OO 00+ O OF TREADS. R311.7.7.1 m � � CLST 3T0 - n / / / 309 _ ° N / / / / / / I / / C-HANDRAIL WITH CIRCULAR CROSS-SECTION SHALL HAVE A U N ` -0 2' " 6" n 7s I p s 5 // ,/ // // ✓/ I/ // // 197 DIAMETER OF 1.25 TO 2 INCHES. R311.7.7.3 ITEM 1. LANDING / / / / / /� / / / D-HANDRAILS WITH OTHER THAN CIRCULAR CROSS-SECTION SHALL k--: Q Q NnX e 15 < _+- / / / / / r / / HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHES WITH MAXIMUM (n U / _ \ I / /I./� U OF/ // CROSS SECTION OF 2.25 INCHES. R311.7.7.3 ITEM 1 0 �- Bo F R- e o r / m / E-HANDRAILS WITH PERIMTER GREATER THAN 6.25 INCHES SHALL p Q PE 1 A// / / / COMPLY WITH R311.7.7.3 ITEM 2. W � 377 3°9 30a 13 n 11/2"MAX /I o/g ER 336 I/ / / ♦/ F-HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTION BY a Q Z 301 / / / / W / o a0 O / / / /I , / NEWEL POST OR OTHER OBSTRUCTION EXCEPT AT THE LANDING , r Z / BEDR OM#1 1 / / / / a . O /� vauLTE CBUNG 16 15 2° ,/ // // ,/ / I/ // A ,/ VOLUTE OR TURNOUT ON LOWEST TREAD. R311.7.7.2 EXCEPTION 1 & z � - BAT I / / /1 / /o / / 2 n B C IQYT` ) 70'-4" q0-t 301 / , /13AL20N� I / /17 .FP. s 1s 302 I /, / / / / V/ // / // G-CLEAR SPACE BETWEEN HANDRAIL AND WALL SHALL BE 1.5 / s 15 s GLASS / o/ // / /I , / INCHES MINIMUM.R311.7.7.2 BEDROOM#2 PANELS I y , / , VAULTED CEIUNG iv 5'-°' BEDROOM#3 2'-0"EACH 3+3( a / ,' / / I,' / / ,/ GUARDRAILS NOTES _ 44- ° 10'-Q" vauL1E0 cEluwc I / / / , ^ / / / A / // 372 „ 306 I/ / / // // / I// // //' A GUARDRAILS SHALL MEET THE FOLLOWING A-GUARD HEIGHT SHALL BE MINIMUM OF 42 INCHES. R312.2 25I2 o N r IT A-0 B-OPENINGS BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE THE PASSAGE OF A 4 INCH DIAMETER SPHERE R312.3 C-THE TRIANGULAR OPENINGS FORMED BY THE RISER, TREAD AND f // // // // I// // / ,/ BOTTOM RAIL SHALL PRECLUDE THE PASSAGE OF A 6 INCH DIAMETER O cv SPHERE. R312.3 EXCEPTIONI. ct� O co Ln 301 2'-10" S-0" 30 303 aoa 2'-0" Q O N 0) © 0 D-OPENINGS BETWEEN INTERMEDIATE BALUSTERS ON THE OPEN SIDE Ln T-6• s'-o" t '-e" 10'-4' z'-s^ 3r-a" n'-z^ OF STAIRS SHALL PRECLUDE THE PASSAGE OF A 4-3/8 INCHES m O DIAMETER SPHERE. 312.3 EXCEPTION 2. o Q Q 1n THIRD FLOOR PLAN q_5 THIRD FLOOR DOOR SCHEDULE DOOR AND FRAME SCHEDULE THIRD FLOOR WINDOW SCHEDULE DOOR WINDOW SCHEDULE O U SIZE FRAMESIZE U 7 MARK TYP- WD HOT THK MATL GLAZING MATL FIRE RATING LABEL NOTES FACTOR MARK TYPO WIDTH HEIGHT MATERIAL NOTES FACTOR THIRD & 301 A 3'-0" 6'-B" 1 3/4" WD -- -- -- -- 301 A 2'-0" S-0" VINYL )BSCURE 0.57ROOF PLAN F a 302 A 2'-6" W-8" 1 3/4" WD -- - -- -- 302 B 5'-0" 4'-0" VINYL 303 C 5'-0" 6'-8" 1 1/4"ALUM. -- -- -- -- 303 .B 5'-0" 4'-0" VINYL o 304 A z'-s" s'-B" 1 3/4" WD — - -- -- 304 B 6'-0" 4'-0" VINYL 305 A V-10" 6'-B" 1 3/4" WD -- -- -- J- P 305 8 5'-0" 4'-0" VINYL 3 306 A 2'-4" 6'-B" 1 3/4" WD _- __ __ DRAWN d 307 A 2'-6^ V-8" 1 3/4" WD -- -- --308 C 5'-O" W-8" 1 1/4"ALUM. CHECKED3os A 2'-6" 6'-B" 1 3/4" WD -- -- -- - W A L L L E G E N D Gar7E1z 310 C W-0" V-8" 1 1/4"ALUM. -- -- -- NEW EXTEIOR WALL W/1/2"GYP.BD.INSIDE ANDSCALE371 C 6'-0" 8'-8" 1 1/4"ALUM. -- -- -- 0.57 ® STUCCO OUTSIDE&R-13 INSUL.SEE STRUCTURAL d DETAILS JOB NO. m 312 A 2'-4' 6'-8" 1 3/4" WD -- -- -- -- 1105D3 U EMP MAXIMUM 44" SILL HEIGHT SHEET 313 B 12'-0" 8'-8" 1 3/4" WD -- -- -- GA55 0.57 TYPE "A" TYPE "B" TYPE "C" FLOOR FLOOR NEW 2X4®16"O.C.INTERIOR WALL p 314 A z'-4" s'-e" i 3/4" wD -- -- __ -- HINGED SINGLE MOVING SLIDING DOUBLE TYPE "A" TYPE "B" TYPE "C" a DOUBLE HUNG GLIDER PICTURE"FIXED" NEW 2X4®16'O.C.INTERIOR FIRE SEPARATION WALL A—2 WINDOWS NOTES :_ - _-_� 5/8"TYPE"X"GYP.BD.W/5d COOLER NAILS 1-FENESTRATION MUST HAVE TEMPORARY AND 7"D.C.FOR WALLS&0 6"O.C.FOR CEILINGS.SEE A PERMANENT LABELS DETAIL 1/AD-1 3 of za IlEE I M I I I I 3 aO�o� JEQVISIONS BY A 4 - Pr 1ank' sAttachment No,, 4' CLASS "A"ASPHALT SHINGLES BY CERTAINTEED ESR-1389 39.40 +39.40 1 3 /2,-6„ 4' 2_BC max ax +28.90 +28.90 W --------------- r--- ----- Q- --------------- -- ------------- --- ---------------------------------------------- 0 O MIX ( 4- M- - a --------------------------------------------- Z1990 +19.90 ---------- ----- STUCCO. - -_..,. YY ®EEED®EU®® // �❑��❑❑❑� "�d3rs/03H'ka�P r+ 10.9x- -+ 10.90 ❑❑❑❑�❑❑❑ +10.40 If 11 RIGHT ELEVATION(NORTH) REAR ELEVATION(WEST) W J � U 0) O � U Q Z Lu Ep a CLASS "A'ASPHALT SHINGLES 1 C) C\ O BY CERTAINTEED ESR-1389 +39.40 12" structural eam 3 $iI CC 3'-D" 3'-C" (n *µ - GLASS HAND , _ t4L O h 0-. RAIL ^ (x Q Op ��\ \\ / // 0\\ \\ \\ \\ \ \ in // /% /% I r \\ +28.90 "� 'a " L() .'.. $itlCGO o f• Q --r-- 00 U CO a � max \\ \\ \\ \\ \\ \\ + 3 — _-__-_ Y-_ I ELEVA170NS I ------ ------------------------------------------------------------------------ -- --- I F � L m iE I - STUCCO 5o I I 4? STUCCO DRAWN a +10.40 +10.90 +10.40 CHECKED a —— — Y FRONT ELEVATION (EAST) 04 iiE12 LEFT ELEVATION(SOUTH) ��4" = i'-o" SCALE 3 1/4' - V-Q„ d JOB NO. p 110503 m U SHEET y a ( A-3 4 CLASS °A"ASPHALT SHINGLES a C m e n °'�/ .J,°o° r N B lans BY CERTAINTEED ESR-1389 3+ R-30 INSULATION R-131NSULATION BALCONY _ GLASS HAND 1 'a R-13 INSULATION BE OOM#3 RAIL j r BATH BEDROOM#2 \ �\ \\ // // /� // In N c R-19 INSULATION Q-z 2 ao-z -19 INSULATION U 1 AO-2 P➢-2 BALCONY ~ Ris-R19 BATH BEDROOM#2 B ROO #3 0 LXI.I DINT J 1-- KITCHEN KITCHEN \\ O I CL v) F.J. a 0 ti o m C:) 1 � Ag_2 2 A1-2 R13-INSUL Ao z LLJ0 I KITCHEN ;i a ao " OFFICE DINING no 2 CAR GARAGE . ... ................ ..... - �P1pt36 � V Rn SECTION B-B ' SECTION A-A 1/4' = 1'-0 to, 1siO3a* 1/4" = 1'-0" LLI U � cD m U O (nU w (3 2 LLQ a � ' a 3'i L CITY OF NEWPORT BEACH 10. The clothes dryer vent shall not exceed 14-feet in overall length.CMC 504.3,2 Q kT+, include operation and maintenance instruction of the equipment and appliances. (CG Section if N CONIMUNITY DEVELOPMENT DEPARTMENT 4.410.1) ,:;:,�tf•rRk CITY OF NEWPORT BEACH 11. Smoke alarms shall be installed In the following locations(R314.3): ' BUILDING DIVISION COMMUNITY DEVELOPMENT DEPARTMENT a. In each sleeping room. 3300 Newport Boulevard I RO Box 1769 1 Newport Beech,CA 62859 Environmental Quality _ 1wwv:newpodbeachoa.gov 1(949)644-3275 10. Adhesives,sealants and caulks shall be compliant with volatile organic compound(VOC)Ilmits, fi 1�"- BUILDING DIVISION pig vicinity 1 '� b. Outside each separate sleeping amain the Immediate vicini of the bedrooms. -- Toots 4.504.1 or Table 4.604.2.(CG Section 4.604-2.1) �; 3300 Newport Boulevard I P.D.Bax 1768 I Newport Beach,CA 92658 1 t. Paints,stains.end other coatings shall be compliant with VOC and other toxic compound liinita, 'rrun�`.' www.newporlbeachca.gov,1(949)644-3275 c. On every level of dwelling,including basements and habitable attics. CAL GREEN Table 4.504.3.(CG Section 4.504.2.2) Smoke alarms shall be hardwired with battery back-up and Interconnected unless RESIDENTIAL - 12. Aerosol paints and coatings shall be compliant with product weighted MIR limits for ROC and RESIDENTIAL exempted in accordance with Sections R314.4&R314.5. GENERAL NOTES other toxic compounds.(CG Section 4,5042.3): _ 13. Documentation shall be provided to verity that compliant VOC limit finish materials have been GENERAL NOTES 12. Carbon monoxide alarms shall he installed in the following locations(R315.3): CN i. 2010 Csifromia Green Building Standards Code(CG)is applicable t0 new or newly consbucted used.(CG Section 4.5042.4) Construction: a. Outside of each sleeping area in the immediate vicinity of the hedroom(s) � � CC Low-Rise Residential Building.(SFD,duptex.townhouse,condo up to 3 stories high).(CG 14. Carpet and carpet systems shall be compliant with VOC limits.(CG Section 4.504.3): D. On eve level of the dwelling Unit Including basements. Q 0) Section 101.3.1). Incorporate the following California Green Building Standards Code sections 15. 50%of floor area receivingresilient flooring shall comply 1. ROOR15 containing bathtubs,5h0Wef6,spas and similar fixtures Shall be provided with an every 9 9 Q N r p y with the VOC emission limits defined in exhaust fan with a minimum capacity of 50 CFM.Ductless fans are unacceptable.CBC Carbon monoxide alarms shall be hardwired with battery back-up and interconnected Q Cn into your design and add them as general notes on the plan, the C61.1b.rative for High Performance Schools(CHPS)low-emitting Materials List or he r cerrilied under the Resilient Floor Covering institute(RFCI)FloorScore program.(CG Section 1203.4.3.2.1,CMC T-4-4 unless exempted in accordance with Sections R315.1.1&R315.1.2. In Enerlry Efficiency 4504.4) 2. Safety glazing shall be provided at the following hazardous locations:CBC 2406.3 13. All receptacle outlets in bathrooms,above kitchen countertop,crawl spaces,garage. w ~ Q 2. Each appliance provided by the builder to be ENERGY STAR if available.(CG A4.210.1) 16. Particleboard,medium density fiberboard(MOF)and plywood used in interior finish systems shall a. Swinging end sliding doors rooftops,outdoor outlets,within 6-feet of wet bar sinkiiaundry sink to be protected by < Q V DO comply with low formaldehyde emission standards.(CG Section 4.504,5) ground fault circuit interrupter(GFCI).CEC 210.8 ill. Moisture content of building materiels used in wall and floor framing is checked before enclosure b. When located within 60-inches of the floor surface In tubs,showers.saunas,of rr t4. All to single phase,15 and amp outlets(receptacle,lighting,smoke detectors, Water Efficiency and Conservation according to procedure in CG Section..505.3. steam rooms etc.).)to be protected by combination ion type Arc-fault circuit Interrupter(RFCI):CEC 210.12 f\ 3. (Effective date;7/1/2011):Indoor water use shall be reduced by at least 20%using one of the 18. Higher than Mery 701ters shall be Installed on central or ventilation systems.NEMC 15.11.020. C. Within a 24-inch arc of either vertical edge of doors and within 50-Inches of S 4' m �' E following method(CG Section 4,303.1); 19. Duct systems are sized,designed and a ul meni is selected using the following methods CG 15. Electrical service to be underground for new construction or additions>50%.NBMC � sys g q P g 9 ( walking surface 15.32.015 a. Plumbing fixtures and Potings that most reduced flow rated per Table 4.3032 Section 4.507.2): '>to < TABLE 4.303.2 a. Establish heat lass and heal d. Where glazing area is more than 9 sq.ft.in area,with the bottom edge less than gain values according to ACCA Manuel J,ASHRAE l6. Field inspectors to review and approve underground service requirement odor t0 FIXTURE FLOW RATES _ handbooks or equivalent design methods... 18-inches above the floor and top edge more than 36-inches above Boor concrete placement u - FIXTURE TYPE FLOW RATE MAXIMUM FLOW RATE>20% b. Size duo systems according to ACCA 29-0 (Manual D)ASHRAE handbooks or e. Adjacent to stairways,landings and ramps within 36-Inches horizontally of v0 1 REDUCTION I equivalent. IT Edison Company approval is required for meter location prior to installation. Strowetheads 2.5 gpm Cr4 BO psi 2 gpm g4 80 cast walking surface end within 60-inches above walking surface / -( C. Select heating and coolin ui merit accordin to RCCA 36-5 Manual S)or equivalent. 18. Factory-built fireplaces,chimneys,and all other Components shall be listed and/abated w SECTIONS 'Levator faucets 2.2 m 60 sl 1.5 gpm 60 slg 9eq P 0 f �__ -- 1 2P Q p _gyp_ f. Adjacent to stairways within 60-inches hodzontaliy of bottom tread of stairway and shall be installed in accordance with the conditions of the listing.R1004.1 i Kitchen faucets 2.2 spm A 60 psi 1.8 m @]60 psis20. Duct openings and other related air distribution component openings shall be covered during and exposed surface is within 60-Inches above nose of tread F a Water Clo_sals 1,6 allonsi9ush 1r 28Qgellonsl6usn __ construction.(CG Section 4.504.1) 19. Fireplace:Decorative shrouds shall not be installed at the termination of factory-built Urinal, :1 01 aalionslflush F0.5 galloriflush 1 3. Clearance for water closet to be a minimum of 24-Inches in front,and 15-inches from its chimney systems and are installed in accordance with manufacturers installation z 1.me .xxxla ardousi flus,-taoxxtrx-ricarren a note nr tza ganons d-less when costae Installer and Speciallnspector Qualifications center to any side wall or obstruction,CPC 407.5 instructions.R1005.2 ¢ _ per ASMEAi22.1a233.2 rprslRGe assn arM ASMEA112.1a.lM1hr dual ausn milee. 21. HVACs stem lnslaliars shell be/reined and certified of work under direct Supervision of trained _.Lavatory taodes snag urn nave a now rasa Ian Iron o.a glxn at 20 cast. y 4. Wall covering of showers or tubs with showers shall be of cement plaster,tile,or 20. All doors from the house Into the pool area shell be equipped with an approved alarm or and certified installers in the proper installation of HVAC systems.(CG Section 702.1) approved equal,to a height of not less than 70-inches above drain inlet.Provide cement an approved alternate drowning prevention safety feature.CBC 3109.4.4.2 b. Or,using a calculation of water use baseline per Table 4.303.1 using only water closets, 22. When required by the enforcing agency.HVAC special inspectors must be qualified and able to board or cement plaster backing for file.CBC 1210.3 w! urinals,lavatory faucets and showerheads. demonstrate competence in the discioline they are inspecting.(CG Section 702.2) 4. (Effective date:7/1/2011)!the combined flow rate of all multiple showerheads shall not exceed 23. Documentation which shows compliance with CAL Green code Including construction documents, 5. The net area of the shower enclosure shall be 1,024 sq.Inches(7.1 sq.feet)or mare in Flow rate as specified under 20%reduction column in Table 4.303.2.(CG Section 4.302.2) plans,specifications,builder or wouiller certification.and inspection reports and verification shall clear floor area.and shell also be capable of encompassing a 30-inch diameter circle. Foundation: u- 5. (Effective date 7/1/2011);Plumbing fixtures(water closets and urinals)and fillings(faucets and ba available at the final inspection.(CG Section 703.1) CPC 411.7 21. Provide a weep screed for stucco at the foundation plate line a minimum of 4-Inches d DRAWN 24. Inslaliation c avec areas.R703.6.2.1 showerheads)shell mea[the standards referenced in Table 4.303.3.(CG Section 4.303.3) r tofin l ui Compliance(City form)is required to be submitted to the Building 6, Exterior Lath and Plaster:Provide two layers of Grade D paper overall wood base above the earth or 2-inches above p - Inspector prior to final building inspection(CG SeGion 703.1) CHECKED d S. A kitchen faucet will use maximum water flow Tato 1.5 gallons per minute end dishwasher with sheathing.CBC 2510.6 22. For additions greater than 400 sq.ft.and less than 1000 sq.R,prior to pouring concrete, ENERGY STAR using not more than 5.8 gallons of water per cycle.(CG Section A4.303,1) 7. The water heater burner to be at least 18-inches above the garage floor,if located in a the soils engineer shall inspect and certify the following: a 7 Automatic Irrigation systems controllers shall be weather-based.(CG Section 4.304,1) garage.CPC 508.14 g g g p re - 04 17-12 a. Footing excavation and design bearing pressure Ps Material Conservation and Resources Efficiency 8. Provide a 3-Inch diameter by 3-foot tall steel pipe embedded in concrete slab for SCALE '3 e. Annular spaces around pipe.,electric cables,conduits or other openings in plates at exterior protection of water heaters in garage,CPC 508.14 b. All grading and compaction of subgrade .2 watts shall be protected against the passage of rodents by closing such openings with cement .. mortar,concrete masonry or other similar method acceptable to the enforcing agency. (CG 9. Water heaters to be strapped at top and bottom with 1•h"x 16 ganga strap With 3/8'iia. JOB 050 m 110503 � Section 4.406.1) x 3'lag batt each end.CPC 508.2 U SHEET 5. An operation and maintenance manual.CD,web-based reference or other approved media shall be provided by the builder to the building occupant at owner at the final inspection. it shall 0 deaerala a,aRadaL Ndrc:�2a11 2 A-4 S1uraY,ec°unm�su,a!e,.anRovxntinlGa„ea'Nslesa-ao,• 1 Correnbni\cloacal RetitlrntialNdaf 92011 1 �j =:e:::CarxdtiatiaSlCniUreenReaile+4a,Gemr.warea n]iltt 2 _ .. - 5 OF 24 -HE'i t Plans VACP WATER ON C/L ALLEY SHEET OF1 C/L —� Ioa Fo TENTATIVE PARCEL MAP 2014-161 N 52°55'47' E 25.00' FOR CONDOMMITM PURPOSES ?°8o LOT 28,BLOCK 30,NEWPORT BEACH M.M.3/26 ORANGE COUNTY CALIFORNIA, OWNER-DEVELOPER EXISTING CARPORT RAGAEI AYOUB FF.=1o.95 115 30TH.STREET NEWPORT BEACH CA.92663 i DATE OF SURVEY:JULY 30,2014 t a z z w � w EXISTING 3 STORY RESIDENCE 0 o FF.-11.10 � s E ! t i %1161 i I i ; SCALE: INCITT EQUALS H F$sr) _ m -- cn 0 � o u � O 1 � o PMA611)BY: 0. z JM]D., iA1175 Q, p PLS.7432,LICENSE EXPIRES 12/31/2015 , s FS ! Qo �# N Q U � N 52'55'47' E 25,00' V L CC W � L �o EXISTING SIDEWALK ip 04� EXISTING CURB AND GUTTER o m Lo a^� 30 TW.STREET J.D.WILLIAMS LAND SURVEYOR C/L 9965 WALNUT TREE LANE,YUCAIPA CA.92399 8'VCP SEWER ON C/L (909)557-6674 JWLS7432QMSN.COM