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HomeMy WebLinkAbout25 - Troesh Residence Appeal 336 Catalina Drive and 333 La Jolla Drive Modification Permit No. MD2015-008, Variance No. VA2015-003 (PA2015-122)��WPaRT CITY OF O � _ z NEWPORT BEACH Cq</ Fp P City Council Staff Report June 14, 2016 Agenda Item No. 25 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Kimberly Brandt, Community Development Director - 949-644-3232, kbrandt@newportbeachca.gov PREPARED BY: Jason Van Patten, Assistant Planner - 949-644-3234 TITLE: Troesh Residence Appeal 336 Catalina Drive and 333 La Jolla Drive Modification Permit No. MD2015-008, Variance No. VA2015-003 (PA2015-122) ORRTROrT An appeal of the Planning Commission's December 17, 2015, decision to deny Modification Permit No. MD2015-008 and Variance No. VA2015-003. The Planning Commission denied the following in conjunction with a proposed 4,451 -square -foot detached single -unit dwelling: • Modification Permit — to allow an addition greater than 10 percent (of the existing on-site floor area) on property with nonconforming parking. A separate detached dwelling fronts Catalina Drive and has nonconforming parking. The interior width of the existing two -car garage is narrower than the minimum requirement. • Variance — to allow a retaining wall and guardrail to exceed the 42 -inch height limit in the 5 -foot front setback adjacent to La Jolla Drive. RECOMMENDATION a) Conduct a de novo public hearing; b) Find that the action is not subject to the California Environmental Quality Act; and c1) Refer the application on appeal to the Planning Commission for further consideration due to project changes; or c2) Alternatively, should the matter not be referred to the Planning Commission, continue the item to the July 12, 2016, City Council meeting. 25-1 Troesh Residence Appeal June 14, 2016 Page 2 BACKGROUND The subject property is located in the community of Newport Heights. West Coast Highway is located to the south and Newport Boulevard to the west. The property is one of six through lots on the block that maintains access from both La Jolla Drive and Catalina Drive. The northerly half of the property currently contains an existing single - unit dwelling that takes vehicular access from Catalina Drive. The proposed dwelling would be located on the vacant southerly half of the property, taking access from La Jolla Drive. A vicinity map is included as Attachment A. On January 4, 2016, Craig Smith, on behalf of the property owner, filed an appeal of the Planning Commission's December 17, 2015, decision to deny the requested modification permit and variance. The appellant's appeal application is included as Attachment B. Since filing the appeal, the appellant has made changes to the original project in response to comments raised by the Planning Commission and the public. The public expressed concerns regarding parking along La Jolla Drive, traffic, safety, and neighborhood character. Commissioners generally expressed there were alternatives to the proposed design. Design changes to the proposed dwelling include the following: • The garage is set back 10 feet 2-3/4 inches from the La Jolla Drive property line allowing for a minimum driveway depth of 20 feet. The added driveway depth provides two additional spaces off the street. Previously, the garage was set back 5 feet 6-1/4 inches, resulting in a driveway depth of approximately 15 feet. This did not provide a sufficient depth for vehicles to park safely in the driveway. 25-2 Troesh Residence Appeal June 14, 2016 Page 3 • The addition of a gated pedestrian path (east side) leading from Catalina Drive up to the rear of the proposed dwelling. The path would allow guests to park on Catalina Drive, minimizing parking demand on La Jolla Drive. • Architectural changes to the upper level and roof of the dwelling meant to reduce the visible mass of the structure from La Jolla Drive. Due to project changes, representatives on behalf of the property owner request that the City Council refer the matter to the Planning Commission for further consideration. Pursuant to Zoning Code Section 20.64.030.D.2 (Filing and Processing of Appeals and Calls for Review), if new or different evidence is presented on appeal, the City Council may refer the matter to the previous review authority for further consideration. A letter request is included as Attachment C. Alternatively, should the City Council not refer the matter to the Planning Commission, staff recommends continuing the item to the July 12, 2016, City Council meeting. This will allow time for staff to prepare a comprehensive report. FUNDING REQUIREMENTS There is no fiscal impact related to this item. ENVIRONMENTAL REVIEW Should the City Council refer the matter back to the Planning Commission, this action would not be subject to the California Environmental Quality Act (CEQA). Environmental review will be in accordance with CEQA when taking final action. PUBLIC NOTICE Notice of this hearing 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 meeting, 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. The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the City Council considers the item). ATTACHMENTS Attachment A - Vicinity Map Attachment B - Appellant's Appeal Application Attachment C - Letter Request Attachment D - Site Plan, Floor Plan, Elevations 25-3 Attachment A Vicinity Map 25-4 25-5 Attachment B Appellant's Appeal Application 25-6 Appeal Application City Clerk's Office 100 Civic Center Drive f P.Q. Bax 1788 Newport Beach, CA 92658-8915 T (949) 644-3005 Appeal the Decision of: ❑ Hearing Officer - NBMC §20.64 El Operator License - NBMC §5.25.060 Attention: City Manager) Planning Commission - NBMC §20.64 Q Zoning Administrator (Development Agreements) - NBMC 15.45.080 ❑ Other Clerk's Date & Time Stamp f', 22 Applicable Appeal Fees Pdrsuant to Master fee Schedule ado ted 10-22-13: Hearing Officer - $4,289.00 Operator License - $692.00 Planning Commission - $41? 9.00 [7 Zoning Administrator - $4,289.00 Cather - $ Appellant Information.: Narne(s): G G) le7-- frf Ch'/ C Address: Zfyl ie /6 5. T, - 6 City/State/Zip: �� % �; � 92,6 2 i Phone: Fax: Email:Grc��gCSr.�i'i7`r% . c Appealing Application Regarding: slee alv icl op4ord Name of Applicant(s): Q �I2 • ii - 2�y -----� Project No.: P,49a/5r—/22 Activity No.: VA'Z016-00 211-� Site Address: 333 GA �' C ; � 3 ! A Description of application: M 44- 4- ®rt/dgJC©ryiiT•`G'�'J.%fT� �3z� eason(s) for Appeal (attach a separate sheet If necessary): 1n5,tr1Ael o r ✓ s�'�An/r -!rl/t 2015- 3 Si nature of Appellant: ter'- g y ����r� Date: FOR OFFICE USE ONLY: II f • to Appeal file and Administrative Fee received: ! i , 20 I r� . C;ify Clerk cc: Department Director, Deputy Director, Staff File F. WserslCierkiShared)FormsOppeal Application 25-7 Attachment C Letter Request 25-8 CAA PLANNING March 24, 2016 Jason Van Patten City of Newport Beach Community Development Department 100 Civic Center Drive Newport Beach, CA 92660 Subject: Troesh Residence City Council Appeal (PA 2015-122) Dear Jason, Thank you for meeting with us on March 21, 2016 to discuss the Troesh residential project (PA 2015-122). Following Planning Commission denial of the project on December 17, 2015, the project was appealed by the applicant to the City Council for consideration. Since that time the applicant and the project architect have devised several changes to the site plan. These changes are intended to respond to the issues and concerns raised by the Planning Commission. Given the changes to the proposed plan, we feel that it would be premature for the City Council to review the updated plan. As such, we would like to request that the City Council remand the item to the Planning Commission for additional review. We appreciate City Staff's efforts and the City Council's consideration. We look forward to working with the City on the approval of a new residence for Mr. and Mrs. Troesh. Please do not hesitate to contact me at (949) 581-2888 if you have questions or need additional information. Sincerely, Shawna L. Schaffner c: Jon and Elsa Troesh, Applicant Craig Smith, C Smith Architects, Inc. 65 Enterprise, Suite 130 • Aliso Viejo, California 92656 • (949) 581-2888 • Fax (949) 581-3599 25-9 Attachment D Site Plan, Floor Plan, Elevations 25-10 0 C 1 6 1 C SMITh ARCh ITECTS INC. 1041 WExT I8TIT STREET, SUITE A,208 Conn MESA, CA111ORNIA 92627 (949) 7640010 ARCHITECTURE PLANNING I NT E RI O RS �STAMP:� �$ED ARCH `G2fj` pf,ONRpF S2%CC No. C 20154 NyT REN. 0413011�Q �CONSULTANT:� TITLE: N Wa rn U z Z a W TROFSH RFSIDFNCI u, m z Ln 3 Z U Z W w 333 LA JO11A DRIVE Lu Lu NEWPORT BEACh,A. 3 Z I^7 V I LLJ ABBREVIATIONS w TYPICAL SYSM1301.5 SMOKE DETECTOR NOTES: GENERAL NOTES VICINITY MAP SHEET INDEX TISSUES & REVISIONSIIIIIIIIIIIIIIIIIIII 1. ALL CONTRACTORS AND SCBCONTRACTORS MUST HAVE VALID ARCHITEGTURAL n GRID LINE PROVIDE (MINIMUM) BATTERY OPERATED SMOKE DETECTOR IN EXISTING BUSINESS LICENSES TO DO BUSINESS IN THE CITY OF NEWPORT BEACH. T1.0 TITLE SHEET, INDEX, GENERAL NOTES CONSTRUCTION, CENTRALLY LOCATED IN CORRIDORS (OR AREAS) LEADING 2. ALL WORK SHALL CONFORM TO THE CITY OF NEWPORT BEACH CODE 71.1. CITY OF NEWPORT BEACH RESIDENTIAL CONSTRUCTION AND A.B. ANCHOR BOLT CND. GROUND DW0JELEV. NUMBER TO SLEEPING AREAS, AND INSIDE EACH SLEEPING ROOM. STANDARDS AND TO ANY OTHER APPLICABLE ORDINANCES. 336 CATALINA DRIVE CAL GREEN RESIDENTIAL MINUMUM REQUIREMENTS FORMS A.C. ASPHALTIC CONCRETE G.B. GYPSUM BOARD 4 DETAIL NUMBER 3. CONTRACTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AT THE SITE. T1.2 SITE PLAN FOR DETERMINING CODE REQUIREMENTS A2 AIR CONDITIONING H.B. HOSE BIB 0 q-0 2 INTERIOR VIEW KEY REQUIRED IN NEW CONSTRUCTION AREAS PER 2013 CALIFORNIA FIRE CODE ALL DIMENSIONS INDICATED ARE TO FACE OF STUD, MASONRY OR 71.3 ELEVATIONS FOR ESTABLISHING GRADE ACT ACOUSTIC CEILING TILE HG, HANDICAP FOR FINISHES SHEET NUMBER SECTION 907.2.10.1.2 GROUPS R-2, R-3.1, R-4 AND I-1. SINGLE- OR CONCRETE, EXCEPT WHERE CENTERLINES ARE INDICATED, OR AS 7.4 SQUARE FEET CALCULATIONS A.F.F. ABOVE FINISH FLOOR H.G. HOLLOW GORE 3 MULTIPLE -STATION SMOKE ALARMS SHALL BE INSTALLED AND MAINTAINED IN SPEGIFICALLY NOTED OTHERWISE. T NOT USED ALUM, A.S. ALUMINUM AIR SPACE HVAC HEATING, VENTILATION H AIR CONDITIONING GROUPS R-2, R-3, R-3.1, R-4 AND I-1, REGARDLESS OF OCCUPANT LOAD AT ALL 4. ALL OMISSIONS OR CONFLICTS BETWEEN VARIOUS CONSTRUCTION 2 .5 T1.6 DETERMINATION FOR GRADE PLANE AND NO. OF STORIES A.S.R. AUTOMATIC H.M. HOLLOW METAL OF THE FOLLOWING LOCATIONS: DOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT A1.1 SITE PLAN SPRINKLER RSER HOT. HEIGHT o BUILDING SECTION 0 a. ON THE CEILING OR WALL OUTSIDE OF EACH SEPARATE SLEEPING PRIOR TO PROCEEDING WITH ANY WORK SO INVOLVED. o� 0 10 A1.2 EXISTING DWELLING FLOOR PLANS BO. BOARD INSUL. INSULATION AREA IN THE IMMEDIATE VICINITY OF BEDROOMS. 5. ANY DETAIL THAT APPLIES TO A PARTICULAR SITUATION SHALL APPLY TO A2.1 LOWER LEVEL AND FIRST FLOOR PLAN BLDG. BUILDING NT. INTERIOR o WALL DETAIL SECTION b. IN EACH ROOM USED FOR SLEEPING PURPOSES. ALL OTHER LIKE SITUATIONS. ��°° 55 m o A2.2 SECOND FLOOR PLAM AND ROOF PLAN BILK. BLOCK LAM. LAMINATED o c. IN EACH STORY WITHIN A DWELLING UNIT, INCLUDING BASEMENTS 6. ALL ELECTRICAL WORK SHALL COMPLY WITH THE 2013 CALIFORNIA A23 LOWER LEVEL AND FIRST FLOOR POWER PLAN BM. BM. BLOCKING BEAM LAV. LOG LAVATORY LAXATION _ _ _ .� BUT NOT INCLUDING CRAWL SPACES AND UNINHABITABLE ATTICS. BUILDING CODE AND 2013 CALIFORNIA ELECTRICAL CODE. o a N �`' A2.4 SECOND FLOOR POWER PLAN BOT. BOTTOM MAX, MAXIMUM DETAIL REFERENCE 0 7. ALL PLUMBING WORK SHALL COMPLY WITH THE 2013 CALIFORNIA s cPtP V A2.5 LOWER LEVEL AND FIRST FLOOR REFLECTED CEILING PLAN Co CRITICAL DIMENSION MECH. MECHANICAL q-0 SMOKE DETECTOR POWER SOURCE: BUILDING CODE AND 2013 CALIFORNIA PLUMBING CODE. A2.6 SECOND FLOOR REFLECTED CEILING PLAN CEM. CEMENT MFR. MANUFACTURER 8. ALL HEATING AND AIR CONDITIONING WORK SHALL COMPLY WITH THE o °R. A3.1 EXTERIOR ELEVATIONS C.I. CAST IRON MIN. MINIMUM ROOM NAME 00o ROOM NUMBER PER 2013 CALIFORNIA FIRE CODE SECTION 907.2.10.2. IN NEW CONSTRUCTION, 2013 CALIFORN A BUILDING CODE, 2013 CALIFORNIA MECHANICAL CODE P P o A3.4 EXTERIOR ELEVATIONS C.J. CONTROL JOINT MI5C. MISCELLANEOUS REQUIRED SMOKE ALARMS SHALL RECEIVE THEIR PRIMARY POWER FROM THE AND 2008 TITLE 24. A3.2 SECTIONS CLG. CEILING M.S. MOP SINK BUILDING WIRING WHERE SUCH WIRING IS SERVED FROM A COMMERCIAL 9. ALL WORK SHALL BE DONE TO THE HIGHEST QUALITY STANDARDS IN THE P ABA SECTIONS CLR. CM CLEAR CONSTRUCTION. MTL. N.I.C. METALo0 NOT IN CONTRACT DOOR NUMBERr�P SOURCE. INDUSTRY AND IN A SAFE AND CLEAN MANNER. A4.1 DOOR AND WINDOW SCHEDULES G.M.U. CONCRETE MASONRY UNIT N.T.S. NOT TO SCALE q WINDOW REFERENCE 10. PRODUCT SUBSTITUTIONS SHALL BE ALLOWED ONLY WITH THE EXPRESS SPNtP A5.1 ENLARGED STAIR PLANS C.O. CLEAN OUT PL. PLATE SMOKE DETECTOR INTERCONNECTION: WRITTEN CONSENT OF THE ARCHITECT. N A5.2 PARTIAL STAIR SECTIONS DETAILS COL. COLUMN PLAS. PLASTER zz KEY NOTE 0 11. ANY DIMENSIONS NOT GIVEN ON THE DRAWINGS SHALL BE AVAILABLE A6.1 DETAILS CONC. CONCRETE PLBG. PLUMBING PER 2013 CALIFORNIA FIRE CODE SECTION 907.2.10.3. WHERE MORE THAN ONE FROM THE ARCHITECT. SCALING OF THE DRAWINGS 15 EXPRESSLY 1 AciF A6.2 DETAILS CONT. CONTINUOUS CONTRACTOR PLYWD. P.O.G. PLYWOOD POINT OF CONNECTION HEIGHT SMOKE ALARM IS REQUIRED TO BE INSTALLED WITHIN AN INDIVIDUAL FORBIDDEN. �OAsr Hwr A6.3 DETAILS C.T. G.T. CERAMIC TILE PR PAIR FINISH FLOOR FLOOR DWELLING UNIT IN GROUP R-3 OCCUPANCY, THE SMOKE ALARMS SHALL BE 12. SAMPLES AND/OR CATALOGUE CUTS OF ALL PRODUCTS AND FINISHES A6.4 DETAILS DBL DOUBLE PREFAB. PREFABRICATED INTERCONNECTED IN SUCH A MANNER THAT THE ACTIVATION OF ONE ALARM WILL BE REQUIRED TO BE REVIEWED PRIOR TO INSTALLATION BY THE D.F. .DOUBLE DRINKING FOUNTAIN P.T. PRESSURE TREATED EXIT EMERGENCY EXIT SIGN WILL ACTIVATE ALL OF THE ALARMS IN THE INDIVIDUAL UNIT, THE ALARM ARCHITECT AND/OR THE OWNER. CIVIL DIA. DIAMETER R.D. QUARRY Y THIN SHALL BE CLEARLY AUDIBLE IN ALL BEDROOMS OVER BACKGROUND NOISE 13. ALL GYPSUM WALLBOARD SHALL BE INSTALLED IN ACCORDANCE WITH G-1 PRECISE GRADING PLAN -TITLE SHEET DIM. DIMENSION CENTER LINE LEVEL WITH ALL INTERVENING DOORS CLOSED. GBG SECTION 2511 AND GEC TABLE NO. 23-0. C-2 PRECISE GRADING PLAN - PLAN VIEW OR DOOR REF. REFERENCEPROPERTY R LINE 14. PROVIDE WEATHERSTRIPPING AT ALL EXTERIOR DOORS. C-3 PRECISE GRADING PLAN - TOPOGRAPHIC SURVEY D.S. DOWN SPOUT R REINFORCED VERIFY DIMENSIONS AND LOCATIONS OF ALL OPENINGS, BASE, ETC. AND C-4 PRECISE GRADING PLAN -GRADING RECOMMENDATIONS NOTES DWG. DRAWING RM. S.C. ROOM15. SOLID ACT SPECIAL PROVISIONS REQUIRED FOR EQUIPMENT, PLUMBING FIXTURES, CODES G-5 PRECISE GRADING PLAN -EROSION CONTROL PLAN E.J. EEXPANSIONJJOINT SCHED. SCHEDUH LE SCTO HEDULE e KEY CARBON MONOXIDE ALARM NOTES: DUCTS, DUCTS,CONDUITS, FINISH HARDWARE, ETC,(COORDINATION). STRUCTURAL ELEC. ELECTRICAL SECT. SECTION 16. PROVIDE CONTINUOUS AND SOLID BLOCKING BEHIND ALL WALL 2013 CALIFORNIA RESIDENTIAL CODE, (CRC) 50.1 STRUCTURAL NOTES ELEV. ELEVATION S.F. SQUARE FOOT ❑X KEY TO EXT. FIN. SCHEDULE AN APPROVED CARSON MONOXIDE ALARM SHALL BE INSTALLED IN DWELLINGMOUNTED FIXTURES AND ACCESSORIES INCLUDING, BUT NOT LIMITED TO, 2013 CALIFORNIA BUILDING CODE, (GBG) 50.2 STRUCTURAL NOTES EQ. EQUAL SHT. SHEET UNITS AND IN SLEEPING UNITS WITHIN WHICH FUEL -BURNING APPLIANCES ARE TOILET ACCESSORIES, MILLWORK ITEMS, ETC. IN ADDITION, PROVIDE 203 CALIFORNIA PLUMBING CODE ,(CPB) 51.1 SITE PLAN EQUIP. EWG EQUIPMENT ELECTRIC WATER COOLER 51M. SPED SIMILAR SPECIFICATIONS PIAN CHANGE PRIOR51.2 INSTALLED AND IN DWELLING UNITS THAT HAVE ATTACHED GARAGES IN SOLID BLOCKING AS REQUIRED FOR ALL RECESSED AND 2013 CALIFORNIA ELEGTRIGAL GODE,(CEC) STRUCTURAL DETAILS EXIST. EXISTING 55 SANITARY SINK o TO BID (ADDENDUM) (AD ) ACCORDANCE WITH R313.1. CARBON MONOXIDE ALARMS SHALL ONLY BE SEMI -RECESSED FIXTURES AND ACCESSORIES, INCLUDING, BUT NOT 203 CALIFORNIA MEGHANICAL GODE,(CMG), 52.1 FOUNDATION PLAN EXT. EXTERIOR STL. STEEL REQUIRED IN SPECIFIC DWELLING UNITS OR SLEEPING UNITS FOR WHICH THE LIMITED TO MEDICINE CABINETS, ETC. 203 CALIFORNIA ENERGY CODE 52.2 LEVEL 1 FRAMING PLAN F.D. FLOOR DRAIN ST.STL. STAINLESS STEEL 2 PLAN CHANGE AFTER BID (BULLETIN) PERMIT WAS OBTAINED. THE ALARMS SHALL BE INSTALLED IN THE 17. FIRE BLOCKING, VERTICAL AND/OR HORIZONTAL, SHALL CONFORM TO 20 , (GO) CALIFORNIA GREEN BUILDING STANDARDS CODED ) AN 52.3 LEVEL 2 FRAMING PLAN FON. FOUNDATION STRUCT. STRUCTURAL FOLLOWING LOCATIONS: SECTION 708 OF THE GBG CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE,, (NBMG) 52.4 ROOF FRAMING PLAN F.E. FIRE EXTINGUISHER SUER SUSPENDED A. OUTSIDE EACH SEPARATE DWELLING UNIT SLEEPING AREA IN THE 18. ALL SUBCONTRACTORS SHALL BE RESPONSIBLE FOR THE REMOVAL OF 53.1 STRUCTURAL SECTIONS F.E.G. F.G. FIRE EXTINGUISHER CABINET FINISH GRADE T. T.C. TEMPERED (GRATE) TOP OF CONCRETE IMMEDIATE VICINITY OF THE BEDROOM(S). ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR WORK. 54.1 STRUCTURAL DETAILS F.H. FIRE HYDRANT TEL TELEPHONE B. ON EVERY LEVEL OF A DWELLING UNIT INCLUDING BASEMENTS. 19. EACH SUBCONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION CITY GENERAL NOTES: 54.2 STRUCTURAL DETAILS F.H.G. FIRE HOSE CABINET T.J. TOOL JOINT WINDOW NOTES: G. WHERE MORE THAN ONE ALARM 15 REQUIRED TO BE INSTALLED WITHIN OFH15 MATERIALS, WORK AND INSTALLATION DURING THE PROCESS OF 55.1 STRUCTURAL DETAILS FIN. FINISH T.M. TOP OF MA50NRY THE DWELLING UNIT OR WITHIN A SLEEPING UNIT THE ALARM SHALL BE CONSTRUCTION. 1. ISSUANCE OF A BUILDING PERMIT 8Y THE CITY OF NEWPORT BEACH 55.2 STRUCTURAL DETAILS FUR. FLOOR T.P. TOP OF PARAPET INTERGONNEGTED INA MANNER THAT ACTIVATION OF ONE ALARM SHALL 20. THE AMERICAN INSTITUTE OF ARCHITECTS, "GENERAL CONDITIONS TO THE DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO 553 STRUCTURAL DETAILS FOF F.O.M. FACE OF FINISH FACE OF MASONRY TRANS. T.S. TRANSFORMER TOP OF SHEATHING WINDOW NOTE AT SLEEPING ROOMS: ACTIVATE ALL THE ALARMS IN THE INDIVIDUAL UNIT. CONTRACT FOR CONSTRUCTION A201 -1987, SHALL APPLY TO ALL OBSERVE COVENANTS, CONDITIONS AND RESTRICTION WHICH MAY BE 55.4 STRUCTURAL DETAILS F.0.5. FACE OF STUD TYP. TYPICAL EACH SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE WINDOW OR EXCEPTION: INTERCONNECTION 15 NOT REQUIRED IN EXISTING DWELLING UNITS CONTRACTORS AND SUBCONTRACTORS AS IF HERE WRITTEN. RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLAN. YOU SHOULD 555 STRUCTURAL DETAILS F.R.P. FSERGLA5S5 REINFORCED PANEL UNO VAR. VARIES DOOR APPROVED FOR EMERGENCY ESCAPE OR RESCUE WHICH SHALL OPEN WHERE REPAIRS DO NOT RESULT IN THE REMOVAL OF WALL AND CEILING NOTE: CONTACT YOUR COMMUNITY ASSOCIATION PRIOR TO COMMENCEMENT F.S. FLOOR SINK VERT. VERTICAL DIRECTLY ONTO A PUBLIC STREET, PUBLIC ALLEY, YARD OR EXIT COURT. FINISHES, THERE IS NO ACCESS BY MEANS OF ATTIC, BASEMENT OR PLANS FOR SINGLE-FAMILY DWELLINGS AND DUPLEXES OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. T-24 TITLE 24 FTG. FOOTING W/ WITH CRAWLSPACE, AND NO PREVIOUS METHOD FOR INTERCONNECTION EXISTED. ARE NOT CHECKED FOR PLUMBING, MECHANICAL AND GA. GAUGE WAIN. WAINSCOT THE OPENING SHALL CONFORM TO THE FOLLOWING: ELECTRICAL CODE COMPLIANCE. THESE DISCIPLINES 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT -OF WAY- AN CONTACTS CA -V GALVANIZED W.G. WATER CLOSET G.C. GENERAL CONTRACTOR WD. WOOD A. MINIMUM AREA = 5.7 EQ. FT. ARE SUBJECT TO FIELD INSPECTION. ENGROAGHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. B. 20" MINIMUM WIDTH GEN. GENERAL W.H. WATER HEATER C. 24' MINIMUM HEIGHT ELECTRICAL NOTES: GL. GLASS W/0 WITHOUT D. FINISHED SILL AT 44" MAXIMUM ABOVE FLOOR 3. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER ARCHITECT ENGINEER OWNER GLB GLU-LAM BEAM W.R. WATER RESISTANT 1. ELECTRICAL TO BE DESIGN/BUILD BY ELECTRICAL CONTRACTOR. ADDITIONAL GENERAL NOTES FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. CSA CTS NELSON CONSULTING JON $ ELSA TROESH 1041 WEST 18TH STREET 8915 RESEARCH DRIVE 336 DRIVE ADDITIONAL NOTES: 2. SEE FLOOR PLAN FOR OUTLET LOCATIONS. CATALINA 3. SEE REFLECTED CEILING PLAN FOR LIGHT AND SWITCH LOCATIONS. SUITE A-208 SUITE 200 NEWPORT BEACH, CA. 1. PLANS FOR SINGLE-FAMILY DWELLINGS AND DUPLEXES ARE NOT 4. SINGLE LINE DIAGRAM, PANEL SCHEDULES AND LOAD CALCULATIONS 1. WINDOWS ADJACENT TO TUBS, SHOWERS AND TUB/ SHOWERS, @ 4. SETBACKS ARE MEASURED FROM THE PROPERTY LINE TO FACE OF COSTA MESA, CA. 92627 IRVINE, CA. 92618 92663 CHECKED FOR PLUMBING, MECHANICAL AND ELECTRICAL CODE COMPLIANCE. THESE DISCIPLINES ARE SUBJECT TO FIELD INSPECTION. FOR ELECTRICAL SYSTEMS SHALL BE PROVIDED AT THE JOBSITE FOR THE ELECTRICAL INSPECTOR, STAIRWAYS, OR ADJACENT TO AND WITHIN 241N. OF EITHER EDGE OF DOOR SHALL BE FULLY TEMPERED, LAMINATED SAFETY GLASS OR APPROVED BUILDING FINISH. (949) 764-0010 PH (949) 752-2070 PH (951) 760-4230 (949) 574-9284 FX (949) 752-2071 FAX 5. FOR OVERHEAD FED ELEGTRIGAL SERVICES, PROVIDE A GALVANIZED PLASTIC, PER CBC 2406 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER RISER AND A FOUR -SCREW HUB TO CONNECT THE RISER TO THE SERVICE 2, APPLIANCE IN CONFINED SPACE: PROVIDE TWO OPENINGS INTO DEFERRED SUBMITTALS: GENERAL INFORMATION FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS PANEL. (NEC 25092B). ENCLOSURE EACH HAVING 150. IN. PER 1000 BTU/H INPUT FREELY 6. PROVIDE A NO. 4 AWG GROUNDING ELECTRODE CONDUCTOR FOR A COMMUNICATING WITH OTHER UNCONFINED INTERIOR SPAGES. MINIMUM 100 DEFERRED SUBMITTALS TO BE REVIEW BY PROJECT ARCHITECT OR PROJECT INFORMATION 3. DISTANCE FROM FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING 200 -AMP SERVICE AND A NO. 6 AWG FOR A SERVICE BELOW 150 AMPS. SQ. IN. EACH OPENING. ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN THE PROJECT IS DESCRIBED AS A NEW RESIDENCE AND ATTACHED GARAGE SETBACK PLUS WALL FINISH THICKNESS (MINIMUM). (NEC 250.66). 3. TOILET SPACES SHALL BE AT LEAST 30" WIDE, WITH AT LEAST 24' CLEAR IN CHECK OR APPROVAL BY THE CITY. 7. ONE SWITCHED LIGHT FIXTURE OR SWITCH CONTROLLED LIGHTING FRONT OF WATER CLOSET, 4. ALL SAFETY GLAZING TO BE ETCH MARKED OUTLET SHALL BE INSTALLED IN EVERY HABITABLE ROOM, BATHROOM, 4, BASE MATERIAL BENEATH SHOWER PANS SHALL BE SLOPED TO DRAIN PER. . SOUND CALCULATION FOR HVAC EQUIPMENT PER ARI STD. 275 ASSESSORS PARCEL MAP NO. STAIRWAY, HALL, ATTACHED OR DETACHED GARAGE, AND AT OUTDOOR • FIRE SPRINKLER SYSTEM 425-382-24 5. EXISTING SEWER LATERAL TO BE CHANGED AND A GLEAN -OUT ENTRANCES. (NEC 210.70[a]). 5. ALL NEW GLAZING (FENESTRATIONS) WILL BE INSTALLED WITH A CERTIFYING INSTALLED AT THE PROPERTY LINE TO COMPLY WITH CITY STANDARD IF 8. SURFACE MOUNTED LIGHTING FIXTURES IN CLOSETS MUST BE 12" FROM LABEL ATTACHED, SHOWING THE U -VALUE. CONSTRUCTION TYPE/OCCUPANCY ANY OF THE FOLLOWING CONDITIONS OCCUR. (PER DETAIL 4/A-2) STORAGE AREA(S). FLUSH MOUNTED MUST BE G AWAY. (NEC 410.8) 6. MECHANICAL,ELECTRICAL AND DESIGN AND INSTALLATION TO BE TYPE VB/RB/U - SPRINKLERS REQUIRED BY GENERAL CONTRABING COORDA. FIRE SPRINKLERS: SPRINKLERS ALTERATION TO THE BUILDING SEWER IS DONE 7. SEE TITLE 24 ENERGY CALCULATIONS FOR MIN. BTU REQUIREMENTS FOR SPRINKLERS REQUIRED HEATING AND COOLING SYSTEMS. BUILDING TO BE EQUIPPED WITH FIRE SPRINKLER SYSTEM IN B. ADDITIONAL PLUMBING FIXTURES REQUIRE INCREASE IN SIZE OF 8. SEE STRUCTURAL DRAWINGS FOR EXTERIOR AND INTERIOR WALL STUD ACCORDANCE WITH NFPA 130. BUILDING SUMMARY BUILDING SEWER LINE. SIZES, SPACING AND CONSTRUCTION. 9. EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BE PROVIDED OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SEE SHEET 71.2 C. WHEN IT IS FOUND THAT THE BUILDING SEWER 15 INSTALLED IN AN WITH NATURAL LIGHT BY MEANS OF EXTERIOR GLAZED OPENINGS PER CRC SHEATHING INSPECTION. ILLEGAL OR UNSANITARY MANNER. 303, OR SHALL BE PROVIDED WITH ARTIFICIAL LIGHT IN PER CRC 303. FLOOR AREA LIMIT ARTIFICIAL LIGHT PROVIDED IN THE UPPER FAMILY ROOM AND IST FLOOR SEE SHEET T1.2 FOYER SHALL BE ADEQUATE TO PROVIDE AN AVERAGE ILLUMINATION OF 10 FOOT-CANDLES OVER THE AREA OF THE ROOM AT A HEIGHT OF 30 INCHES HEIGHT LIMITS ABOVE THE FLOOR LEVEL. SEE SHEET T1.3 10. ALL DIMENSIONS ARE TO FACE OF STUD UNLESS NOTED OTHERWISE. 11. SLEEPING ROOMS SHALL HAVE A WINDOW OR EXTERIOR DOOR FOR FLOORS EMERGENCY ESCAPE. SILL HEIGHT SHALL NOT EXCEED 44" ABOVE THE 3 STORIES - SEE FLOOR. WINDOWS MUST HAVE AN OPENABLE AREA OF AT LEAST 5.75Q. FT. T1.6 WITH THE MINIMUM OPENABLE WIDTH 20" AND THE MINIMUM OPENABLE HEIGHT 24'. THE EMERGENCY DOOR OR WINDOW SHALL BE OPENABLE FROM THE INSIDE TO PROVIDE A FULL, CLEAR OPENING WITHOUT THE USE OF SEPARATE TOOLS. 12. WHOLE -BUILDING VENTILATION CALCULATION VENTILATION RATE (CFM) a CFA7100 + 7.5 X (NO. OF BEDROOMS +1) _ 3884/100 + 7.5 X (4 BEDROOMS + 1) = 77 CFM. MINIMUM CONTINOU5 VENTILATION REQUIRED = X CFM VENTILATION WILL BE HANDLED BY A CONTINOU5 RUNNING EXHAUST FAN LOCATED IN LAUNDRY ROOM. 13. KITCHEN EXHAUST FAN MUST HAVE MINIMUM 100 CFM 14. EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BE PROVIDED WITH OPERABLE VENTILATION PER CRG 303, OR SHALL BE PROVIDED WITH A MECHANICAL VENTILATION SYSTEM MEETING THE CALIFORNIA MECHANICAL CODE REQUIREMENTS PER CRC 303. MECHANICAL VENTILATION TO BE PROVIDED IN THE UPPER FAMILY ROOM AND 15T FLOOR FOYER. C SMITh ARCh ITECTS INC. 1041 WExT I8TIT STREET, SUITE A,208 Conn MESA, CA111ORNIA 92627 (949) 7640010 ARCHITECTURE PLANNING I NT E RI O RS �STAMP:� �$ED ARCH `G2fj` pf,ONRpF S2%CC No. C 20154 NyT REN. 0413011�Q �CONSULTANT:� TITLE: N Wa rn U z Z a W S a " u, m z Ln 3 Z U Z W w Lu Lu 3 Z I^7 V I LLJ O w 'c TISSUES & REVISIONSIIIIIIIIIIIIIIIIIIII TISSUES & REVISIONSIIIIIIIIIIIIIIIIIIII z z z z 0 0 w w K K 0 0 U U r U U u, u, U U g g xx x a a x � I N x I e u aaa � SHEET TRLE � TITLE SHEET INDEX GENERAL NOTES CITY SUBMITTAL XXX ISSUED FOR CONSTRUCTION, XXX - T1.0 1 1 1 2 1 3 1 4 5 6 1 25-11 0 c 2 3 I• I 105.16 1 INT_ 104 70AND 11 50 L ---------------------------------I 0 2' 4' 8' 12' PLqN SCALE: 1/4" = I'-0" NORTV ROOF OVERLAY FOR BUILDING TO (E)GROUND ELEVATIONS 4 FLOOR AREA LIMIT 4,546 SF X 2 = 9,092 SF (TOTAL ALLOWED SF) TOTAL SQUARE FOOTAGE - EXISTING AND PROPOSED TOTAL SQUARE FEET 7,209 S.F. THEREFORE, 7,209 5F <9,092 SF FR EXISTING RESIDENCE I&I F-111-4y� P3 o zQ -00-11 �Ln AREA BETWEEN EXISTING �- SFR AND NEW SFR =1,120 SF P3I' SIDE SETBACK P4 4 -SIDED POLYGON APPROXIMATES THE NEW BUILDING FOOTPRINT 0 I PS `D NL V -- Q A 1 116.60 143.67 27.07 A 2 115.20 143.67 28.47 g 1 115.50 143.67 28.17 g 2 115.20 143.67 28.47 C1 112.50 137.91 25.41 30 2 10995 137.91 27.96 D 105.70 128.41 22.71 D2 GROUND ELEVATION TO STRUCTURE ABOVE MARK ELEV.@ GROUND ELEV.@ STRUCTURE ABOVE TOTAL DIFFERENCE 001 106.70 130.63 23.93 002 114.00 13694 22.94 003 115.50 13694 21.44 004 005 006 007 008 009 010 5 BUILDING SUMMARY (5F) EXISTING RESIDENCE - 336 CATALINA DR. - TO REMAIN BASE HEIGHT ZONE (E 15T FLOOR HABITABLE 1,033 S.F. 24 FLAT/29 SLOPED E 2ND FLOOR HABITABLE 1,275 S.F. SPRINKLERS TOTAL HABITABLE 2,308.5.F. YES GARAGE 450 S.F. TOTAL SQUARE FEET - EXISTING RE51DENCE + GARAGE 2,758 S.F. 0 PROPOSED RESIDENCE - 336 CATALINA DR. LOWER LEVEL FLOOR HABITABLE 1,781 S.F. 19T FLOOR HABITABLE 1,328 S.F. 2ND FLOOR HABITABLE 719 S.F. 3RD FLOOR HABITABLE (MAX. ALLOWABLE = 681.9 SF) 103.5.F. TOTAL HABITABLE 3,937 S.F. GARAGE 549 S.F. DECKS (1ST=845F+2ND =90 SF+3RD =668=842 SF) 842 S.F. TOTAL SQUARE FEET - PROPOSED RESIDENCE 4,486 S.F. (DECKS NOT INCLUDED) TOTAL SQUARE FOOTAGE - EXISTING AND PROPOSED TOTAL SQUARE FEET (2,758 + 4,486 = 7,244) 7,244.9.F. LOT SIZE (6,0005F MIN FOR R-2) = 6,156.22 S.F. GROUND ELEVATION TO ABOVE STRUCTURE MARK ELEV.@ GROUND ELEV.@ STRUCTURE ABOVE TOTAL DIFFERENCE A 1 116.60 143.67 27.07 A 2 115.20 143.67 28.47 g 1 115.50 143.67 28.17 g 2 115.20 143.67 28.47 C1 112.50 137.91 25.41 30 2 10995 137.91 27.96 D 105.70 128.41 22.71 D2 GROUND ELEVATION TO STRUCTURE ABOVE MARK ELEV.@ GROUND ELEV.@ STRUCTURE ABOVE TOTAL DIFFERENCE 001 106.70 130.63 23.93 002 114.00 13694 22.94 003 115.50 13694 21.44 004 005 006 007 008 009 010 5 6 GENERAL INFORMATION BASE HEIGHT ZONE PROJECT INFORMATION 24 FLAT/29 SLOPED THE PROJECT IS DESCRIBED AS A NEW RESIDENCE. SPRINKLERS CONSTRUCTION TYPE/OCCUPANCY YES TYPE VB/R3/U ZONE R-2, TWO UNIT DWELLINGS SETBACKS FRONT(CATALINA DR.) 10' SIDE (LEFT AND RIGHT) 4' SECOND FRONTAGE(LA JOLLA DR.) 5' CATALINA DR. SITE PLAN SCALE: 1/4" =11-0" - I T1.2 I SCALE: 1/811=11-0" 1 - 1 3 4 5 LA JULLA UK. 0 4' 6' IG' 24' SCALE: 1/8" = I'-0" I FORT N iJ C SM1Th ARChiTECTS INC. 1041 WEV ISTD STREET, SUITE A.208 COSTA MESA, CANORNIA 92627 (949) 7640010 ARCHITECTURE PLANNING INTERIORS JGp80NROF\ No. C 20154 REN. 04130117 �CONSULTANT:� LLJ U Z LU Ln LLJ rvlo ITLE i A REV TISSUES & m a z z z z 0 0 r w w K K 0 0 U U Y Y U U W W U U g g xx xX Q- a xx N � I i N I X I a x Lu U Z LU 7 Lu 3 LU II SITE PLAN FOR DETERMINING CODE REQUIREMENTS IIIIIIIIIIIIIIIIIIIIIIIIICITY SUBM IT1AL XXX ISSUED FOR CONSTRUCTION, XXX SHEET #: 1 T1.2 T1.2 1 25-12 I I I I I I I 1 1 2 1 3 1 4 1 5 1 6 1 SITE PLAN SCALE: 118" =1'-0" REMOVE (E)BRICK PLANTER, SIDEWALK AND DRIVEWAY APPROACH TO PROPERTY LINE. INSTALL NEW CONCRETE SIDEWALK AND DRIVEWAY APPROACH PER CITY STANDARDS TO PROPERTY LINE SEE C-2 (CIVIL) (N)PLANTING AREA — FOR ADDITIONAL INFORMATION (N)PLANTER, FLUSH TO SIDEWALK EDGE OF SIDEWALK (N)BRICK PLANTER CURB TO MATCH SIDEWALK GATALINA DRIVE _ (E)BRICK STREET CURB (E)BRICK DRIVEWAY TO REMAIN REMOVE (E)BRICK PLANTER, NEW PLANTER (E)BRICK Lb 19 N PAVING N LINE 50.00 N70°0626'E o o O I �_g• I I I 0" EXISTING RESIDENCE TC SETBACK (SEE A-1.2 FOR EXISTING FLOOR PL I I I I I I 1314" I I I I I I SIDE SETBACK 0 III WALL TO REMAIN WALL r r„ 10 WL 1IE SIG= wry/ ti�2 z A1.1 NEW DRIVEWAY LA JOLLA DRIVE 54' I SIDEWALK SETBACK NEW ENTRY GATE FOR ACCESS TO NEW RESIDENCE LOCATED AT 333 LA JOLLA. GATE TO HAVE SECURITY CAMERA AND GATE HARDWARE FOR REMOTE "BUZZ IN" NEW PRIVACY FENCE AND GATE FOR 336 GATALINA DRIVE RESIDENCE REMOVE (E)STEPS NEW STAIRS FOR ACCESS TO NEW RESIDENCE LOCATED AT 333 LA JOLLA. (N)STEPS (N)STEPS (N)STEPS (N)RETAINING WALL (N)STEPS NOTE: TOP OF FENCE/GUARDRAIL IN SIDE SETBACKS ARE NOT TO EXCEED 6 FEET, 42" IN FRONT SETBACK (LA JOLLA) MEASURED FROM NATURAL GRADE. (N)RETAINING WALL WITH GUARDRAIL, SEE 2/A3.2 NOTE: GPS AERIAL $ THAT THE CITY OF NEWPORT BEACH WILL REQUIRE 2 - 48" TO 36" BOX SIZE TRISTANA LAURINA - WATER GUM AS REPLACEMENTS FOR THE EXISTING EUCALYPTUS. THE TREES OR FUNDING FOR THE TREES ARE NOT REQUIRED UNTIL FINAL OF PROPERTY DEVELOPMENT. PER JOHN CONWAY CITY OF NEWPORT BEACH MUNICIPAL OPERATIONS DEPARTMENT GENERAL SERVICES DIVISION PL4N NOI 2 3 1 4 I I NOTE: AN APPROVED ENCROACHMENT PERMIT 15 REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT -0F -WAY, EASEMENTS AND ON CITY FACILITIES. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT -0F -WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. NOTE: ALL EXISTING GRADES, WALLS, PLANTERS, DRAINAGE, ETC. SHOWN OUTSIDE OF BUILDING OUTLINE ARE EXISTING UNLESS INDICATED OTHERWISE. SITE DRAIN LINE ACCEPTABLE MATERIALS IN CASE OF DRAIN LINE REPAIR, THE FOLLOWING MATERAL5 MAY BE USED: 0, ABS, SDR 35 b. ASS, SCHEDULE 40 C. PVC, SDR 35 d. PVC, SCHEDULE 40 e. ADS 3000 WITH PE GLUED JOINTS NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. GENERAL NOTES 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (HBMC). 2. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10.28-040 OF THE NBMC. 3. NOISE FROM, EXCAVATION, DELNERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10.28.040 OF THE NBMC. 4. THE STAMPED SET OF APPROVED PIANS SHALL BE ON THE JOB SITE AT ALL TIMES. 5. DRAINAGE SYSTEM TO BE DE56NED TO RETAIN CONCENTRATED AND SURFACE SHEET FLOW FROM DRY WEATHER RUN OFF AND MINOR RAIN EVENTS WITHIN THE SITE. 6. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 7. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN STOP WORK ORDER, 8. NO PAINT, PIASTER GEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE. NBMC 17.32.020. 9. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. 10. BUILDING PERMIT 15 REQUIRED FOR FREE STANDING STRUCTURES (FENCES, RETAINING WALLS, GAZEBO, PATIO COVER ETC.). REQUIRED INSPECTIONS 1. DRAINAGE PIPE 2. FINAL INSPECTION 124.38 F5 124.42 FS FILL — 115.53 NG DRIVEWAY SCALE: 1/8" =1'-0" 5 PLAN LEGEND TITLE: EXISTING RESIDENCE N W TO REMAIN NEW RESIDENCE z SEE A-2.1 AND A-2.2 NEW SITE RETAINING WALL, SEE 51.1 LLJQ CONCRETE PAVEMENT DNEW u, m z NEW PLANTER o. w LLJ U Z \! ' LTJ NOTES: 1. SEE CIVIL DRAWINGS FOR ADDITIONAL INFORMATION _ 125 ---- =- --- --> Gi -----_------ 12254' --- - -- --12= - '- 121 - - - - - - - - - - - - - - - - 120 --------------------- - - - - - - - -- ------ 119 -------------------118 --------------------117 -------------------116 -------------------115 114 ------------------- _ ------------------- 113 112.54' 6 -I A1.1 C SMITh ARChiTECTS INC 1041 WEST 18Th STREET, SUITE A-208 Conn MESA, CAIIIORNIA 92627 (949) 764-0010 ARCHITECTURE PLANNING INTERIORS ,IpNRpF ^ REN 04130A7 vT FOF �`N �CONSULTANT:� TISSUES & REVISIONS a a z z z z 0 0 U U W W K K K K O O U U r U U w w x x U U g g xx x a a x u, f x I I x a x aaa SHEET TRLEIIIIIIIIIIIIIII SITE PLAN CITY SUBM ITAL XXX ISSUED FOR CONSTRUCTION: XXX SHEET #: A1.1 25-13 TITLE: N W rn U z Q LLJQ S u, m z ^ o. w LLJ U Z \! ' LTJ Z w A ' Lu Lu I(�v 3 Z I ^7 V I L1J O w c C] M TISSUES & REVISIONSIIIIIIIIIIIIIIIIIIIIIIIIIIIII TISSUES & REVISIONS a a z z z z 0 0 U U W W K K K K O O U U r U U w w x x U U g g xx x a a x u, f x I I x a x aaa SHEET TRLEIIIIIIIIIIIIIII SITE PLAN CITY SUBM ITAL XXX ISSUED FOR CONSTRUCTION: XXX SHEET #: A1.1 25-13 C 1 2 1 3 1 4 1 5 1 6 1 C SMITh ARCHITECTS INC. 1041 WEsT 18Th STREP, SUITE A-208 COSTA MESA, CAVORNIA 92627 (949) 7640010 ARCHITECTURE PLANNING INTERIORS �STAMP:� �$ED AR6 2CJ MpNROF 2% U 0. N9P REN. 04130117 SOF ALN �CONSULTANT:� T11I r 11J N LU P U z a c Z a W S a u, m s FLOOR PLAN KEY NOTES .� FLOOR PLAN LEGEND U Z EXISTING WALL TO REMAIN NOTE: w NW w THIS KEY NOTE LIST FOR SHEETS A-2.1$ A-2.2 ONLY. 3 00======= NEW WALL 2 x 4 Q 16" O.C. Z zs PAINT -GRADE WOOD SHELVING w 1a COUNTERTOP CL FLOOR [TiCTORFINISH TO BE SELECTED BY HOMEOWNER AND INSTALL Orwoow 77-77777777777 NEW CMU WALL F291 200 AMP ELEC. METER 15 WATER CLOSETS- SEE FLOW RATE STD. ON THIS SHEET TILE FLOOR TO BE SELECTED BY HOMEOWNER AND INSTALL BY ODE DOWNSPOUT M 3o 1s LAVATORY IN BASE CABINET - SIC TO PROVIDE SHOP DRAWINGS CONTRACTOR (SAMPLES TO BE PROVIDED BY CONTRACTOR) GAS METER PRE-MANF. SPA TUB WITH TILE SURROUND. CONTROL VALVES TO n DOOR WIDTH LANDING WITH 1" MAX. THRESHOLD (OR MAX. 7.75" LOWER EMERGENCY SLEEPING ROOM ER RESCUE WINDOW PER SEG 1026.2. 31 AC CONDENSER PRESSURE BALANCED OR THERMOSTATIC MIXING VALVES LANDING FOR INSWING DOOR, 3z CIRCUIT BREAKER PANEL (200 AMP)1 s PRE-M1ANF. BATH TUB WITH CERAMIC TILE SURROUND. CONTROL VALVES TO a❑ SINK WITH GARBAGE DISPOSAL W/ AIR GAP FOR DISHWASHER - PROVIDE ❑ PURIFICATION BY OWNER. MIN. NET CLEAR OPENING OF 5.7 SF. IN MIN. NET CLEAR OPENING WIDTH OF 20" MIN. 33 HVAC PRESSURE BALANCED OR THERMOSTATIC MIXING VALVES UNDERSINK WATER UNIT. AS SELECTED 5❑ DISHWASHER (24' WIDE X 24" DEEP W/ AIR GAP) VERIFY DIMENSIONS WITH ff NET CLEAR HEIGHT 24" MIN. 19 TILE SHOWER ENCLOSURE. TILE TO EXTEND FROM FLOOR TO CEILING. BOTTOM OF WINDOW OPENING SHALL NOT 34 TANKLE55 WATER HEATER CONTROL VALVES TO PRESSURE BALANCED OR THERMOSTATIC MIXING MANUFACTURER. AS SELECTED BY OWNER. BE MORE 44" INCHES FROM THE FLOOR VALVES. PROVIDE TEMPERED GLASS DOOR $ SIDE PANELS. © REFRIGERA7OR7FREEZER SPACE. PROVIDE RECESSED GOLD WATER BIB AND 35 2-6" X 4'-0" ACCESS DOOR TO MECHANICAL SPACE zo SHOWER SEAT SHUT-OFF FOR ICE -MAKER. AS SELECTED BY OWNER. �� SEE WINDOW SCHEDULE SHEET A4.1 3s WALL BELOW 21 UTILITY SINK ❑ RANGE WITH HOOD. AS SELECTED BY OWNER. EXHAUST HOOD SYSTEM TO 3� CRICKET AT DECK BE VENTED TO OUTDOORS AND HAVE MINIMUM EXHAUST RATE OF 100 CFM. CP CONTINUOUS RUNNING EXHAUST FAN, SEE zz WASHER SPACE: PROVIDE RECESSED WATER $ DRAIN CONNECTIONS.O s DOUBLE OVEN -GAS. AS SELECTED BY OWNER. T1.0 FOR CFM CALCULATIONS 3s SCUPPER AND DOWNSPOUT z3 DRYER SPACE: PROVIDE VENT TO OUTSIDE PER UMG, WITH MAXIMUM 14' y CUSTOM CABINETS. AS SELECTED BY OWNER. ❑ F391 TRELLIS ABOVE LENGTH $ 2 ELBOWS. F401 PROVIDE AUTOMATIC ROLL -UP GARAGE DOORS. 2a CUSTOM ❑ LINEN CABINET - G.C. TO PROVIDE SHOP DRAWINGS 10 CUSTOM UPPER CABINETS. A5 SELECTED BY OWNER. NOTE: SEE A2.4 FOR CEILING HEIGHTS, LIGHT LOCATIONS AND SWITCHES. zs CUSTOM CLOSET SYSTEM 11 CUSTOM BUILT-IN PANTRY. AS SELECTED BY OWNER. 41 TRASH AREA zs CUSTOM WINE CABINET SYSTEM 12 CUSTOM ISLAND. AS SELECTED BY OWNER. SEE A2.5 FOR ELECTRICAL OUTLET LOCATIONS, LOCATIONS OF SMOKE az DETECTORS AND CARBON MONOXIDE DETECTORS. 27 NEW GAS PRE D BY OWNER,13 FIREPLACE AS EAND FIREPLACE KITCHEN PREP SINK A5 SELECTED BY OWNER SEE 1 A6 2 FOR REQ REMEN SB DETAILS. NOTES: ' 41'-10" �1 41'-10" �1 1. 2. ALL EXTERIOR OUTLETS TO BEGFlPROTECTED CONTROL VALVES FOR SHOWER AND 7.113 -SHOWER 5HALL BE OF THE N. 27'-10 3/4" 13'-11 1/4" I 13'-11 1/4"14'-6 1/4" 13'-4 1/4" I PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE TYPE. PER EEG 3. MAXIMUM FLOW RATE STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION I I410.7UPC ///-�qqq--\\\��i KITCHENFAUCETS: 15 GAL/MIN. AT 60 P51 A3.3 A3.3 A3.3 A3.3 i A3.3 A3.3 A3.3 A3.3 i WATER CLOSET: 1.28 GAL/FLUSH I I SHOWER HEADS: ' 51NGLE SHOWER HEAD5: 2.0 GAL./MIN. AT 80 PSI r ' 8A6.2 I " " ' MULTIPLE SHOWER HEADS: COMBINED FLOW RATE OF ALL SHOWER HEADS AND OR GUARDRAIL, 04 qg, 2 IL 6 -11 3 4 6 -11 3/4 n - - - - I I -0 nI-0111I STEP T RISE OTHER SHOWER OUTLETS CONTROLLED BY A SINGLE VALVE SHALL NOT EXCEED 2.0 GM/MIN. AT 80 PSI OR THE SHOWER BE DESIGNED TO ALLOW ONLY ONE SHOWER " " I AND 11" RUN, TO MATCH 2N �_ 1-51 I TYP OUTLET TO BE IN OPERATION AT A TIME. FLOOR DECK I FAUCETS: GUARDRAIL j " ' i DS LAVATORY FAUCET: MAXIMUM FLOW RATE OF 1.5 GAVMIN. 60 PSI AND MIN. 0.8 GAVMIN. AT 2O P51 DECK - ° o ° I I 'METERING FAUCETS: MAXIMUM FLOW RATE OF 0.25 GAVCYGLE C - TN j KITCHEN FAUCETS: MAXIMUM FLOW RATE OF 1.5 GAVMIN. AT 60 PSI F.F. =116.95' 3 " �r F.F. APPLIANCES: FOR NEW INSTALLATION -NOT PART OF THE REPLACEMENT REQUIREMENTS) =107.8 ' STD. DISHWASHER: 4.25 SAL/CYCLE 9 - COMPACT DISHWASHER 3.5 GAVCYGLE MG. KITCHEN ���'CLOTHES OA ER 0F6' WASHER WATER FACTOR OF 6 GAVFT' OF DRUM CAPACITYDININGLN BEDROOM #2 1 ❑ 13 " � - ❑j - 001 4. ACCESS PANEL 12'X12" REQUIRED FOR TUB TRAP 5LIP-JOINT OR USE � co 7 12 " o O ER i NON -SLIP (WELDED) JOINT 1� A6.2 SIM. 14 10 I c n 31-211 BEDROOM #1 11 = co o I INSULATION INSTALLER SHALL P057 IN A CONSPICUOUS LOCATION IN 4'-10" 3'-6" 5'-0 I " "' 1 ❑ 0" r 4'-0 /4" 9'-8 I/2" BUILDING A GERTIACATE SIGNED BY THE INSTALLER AND THE BUILDER I STATING THE INSTALLATION CONFORM WITH THE REQUIREMENTS OF 4 N I 4 0 BEDROOM #3 I ' TITLE 24, PART 6 AND THAT THE MATERIALS INSTALLED CONFORM WITH THE REQUIREMENTS OF THE TITLE 20, CHAPTER 2. SUBCHAPTER 4. A3.4 I A3.4 - I � N �I 27 FAMILY 6 - ❑ 107 PAN RY I I _ n _ II 7 6 1/4 3 6 003 BATH #2 a I m ARTICLE B. O 1❑ 1 1 ❑ " ❑2 - 6. LIGHT $ VENTILATION PER GBG SECTION 1202. MINIMUM OF 15 CFM OF n + 18" " I 1 g - 16 15 ❑ - OUTSIDE AIR PER OCCUPANT 15 REQUIRED FOR VENTILA11ON HFARTH F.F. =117.04' - p p 7. PROVIDE HEATING TO MEET SEC 310.11 OF CBC - 8. PROVIDE WATER-RESISTANT GYPSUM BACKING BOARD A5 A BASE FOR v� � o POW R I ? o - ? i BATH #1 16 N o O BATH #3 003 4 -0 n TILE OR WALL PANELS FOR TUB OR SHOWER ENCLOSURES OR WATER CLOSET COMPARTMENT WALLS SEG. 2512 SETBA �IA5.1 u- 1 16 ` LAUNDRY CF I - I �o 3 2 15 ❑ 2 z J 4'-0I1 SETBACK = e - i I _ _ _ _ _ _ _ 21 22 23 ° n Q 4 -0 11 SETBACK2 - n A-3.2 2 i d "� I a 2 18 002 - n - 18 16 v 005 o _ _ 9' - - - - - - - - - _ - - m 2 9. 10. SHOWERS SHALL BE FINISHED 7C REOVE DRAIN WITH MATER ALS NOT ADVERSELY AFFECTED BY MOISTURE. ELECTRICAL OUTLETS IN BEDROOMS TO BE ON ARG FAULT CIRCUIT A-3.1 A-3.1 A-3.2 ° / 1 �I "r DS I -' o 7 o INTERRUPTER. I " c a p m NOTE: o "X" I All 1 " _1 - v 7 -1 /4 6 1 n 9 3 -7 n n 1 n I_ n 3/4 10 -1 1/2 3 -6 I/4 F.F. =114.7 " i 1. 18" X 24" UNDERFLOOR ACCESS MUST BE WITHIN 20'-0' OF ANY m" < HALLWAY 3 I m oL 5/8" INCHES TYPE I _ I c UNDERFLOOR PLUMBING CLEAN -OUTS. I - nI GYPSUM BOARD APPLIED TO THE UNDERSIDE OF FLOORING(CEILING). '^ Lip 51-11 1/4 1 I F.F. =107.87 I A3.4 i " A3.4 v _ o n2 I I I 12. SINGLE LINE DIAGRAM, PANEL SCHEDULES AND LOAD CALCULATIONS v m PROVIDE MINIMUM 1/2" INCH GYPSUM I LANDING4 I I " N I o FOR ELECTRICAL SYSTEMS SHALL BE PROVIDED AT THE JOBSITE FOR BOARD ON THE GARAGE SIDE a- =.F. =116.96 I " o F.F. =112.54 002 ? O 16 II I I THE ELECTRICAL INSPECTOR. 2 ELSEWHERE. NOTE: ALL WALLS TO BE 32 I DN UP 1" 2 m TORII Up DN INSTALLED WITH A MINIMUM 1/2" GYPSUM I I- __ - }, I I 1 1 - 13. FOR OVERHEAD FED ELECTRICAL SERVICES, PROVIDE A GALVANIZED w A3.4 � Z BOARD. GRG 8302.6 F 32 I I w 112 A3.4 " t THEATER ROOM II I T R15ER AND A FOUR -SCREW HUB TO CONNECT THE RISER TO THE o L 1 ° O I I ❑ 15 - SERVICE PANEL. (NEC 250.92B) 0 2 -GAR N 1 I I 105 I tH IW © 'f F.F. =112.54 002 Iw 4. PROVDEANO. 4AWGGROUNDING ELECTRODE CONDUCTOR FOR A i DSI GARAGE u1 I F.F. =124.42' I I I a o i rn m BATH #4 0 -' % - - - - - - - - - - - - - _ 0 - ' - 200 -AMP SERVIGE AND A NO.6 AWG FOR A 5ERVIGE BELOW 150 AMPS. (NEC 250.66) O 20'-0" ' �____ _____________-� In I 1 N i � - ❑2 �� 1 pSTpRAG _ �, I o i 15. ONE SWITCHED LIGHT FIXTURE OR SWITCH CONTROLLED LIGHTING � A5.1 � OUTLET SHALL BE INSTALLED IN EVERY HABITABLE ROOM, CLEAR, MIN. _ �N 1 " 3 _7/2" _ WORK 9 BATHROOM,5TAIRWAY, HALL, ATTACHED OR DETACHED GARAGE, AND AT OUTDOOR ENTRANCES. (NEC 210.70[a]) A3.4A3.4 I LIVING ENTRY F.F. =12254'" " o 1 co 19 m <t i OUT p Zn AREA 26 16. SURFACE MOUNTED LIGHTING FIXTURES IN CL05ET5 MUST BE 12" FROM STORAGE AREA(S). FLUSH MOUNTED MUST BE 6" AWAY. (NEC 410.8) ❑ WINE � ' I _ 17. PROVIDE 26 GA STEEL DUCT5 WHERE DUCTS PENETRATE THE - STORAGE s 1 ONE-HOUR WALL IN THE GARAGE. � 0 41 n � 1 4'-0" I6'-10" 4'-I" I' 10 114" 4'-711 I - o ❑ I o SETBACK Q 3 w F.F. =122 4.9 GUARDRAILS GENERAL NOTES % - - - - - - - - OJ ON - I - I'-10 11411L co i _1 I 122.42' FS STEP 7RISE DN,- I bm v AND 11" RUN I " " " I DRIVEWAY ABOVE ) ~ m t- ' I GUARDS (GUARDRAILS) SHALL MEET THE FOLLOWING: ) --- - ---------t___ --_ 124.-6 FE, _ 7"' 11,01 - -- --- - -------------__--_ _ PROPERTYLINE _ �- ------ - 1. PROVIDE GUARDS WHERE THE OPEN SIDE 15 MORE THAN 30 INCHES MEASURED VERTICALLY TO THE FLOOR OR GRADE BELOW AT ANY POINT __ PROPERTY LINE P - - -B 3/4" 3/4 10'-7" 9'-6" 13'-011 20'-1'1 131-0'1 gl_911 WITHIN HORIZONTALLY TO THE EDGE OF THE OPEN SIDE. 8312.1 GUARDRAIL 15 REQUIRED AT BALCONIES AND AT FLOOR OPENING AT 4'-111 41'-10" 4'-111 4'-1" 411-1011 41_111 2. STAIRWAY. GUARD HEIGHT SHALL BE A MINIMUM OF 42 INCHES. R312.2 71 3. OPENING BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE THE 2 PASSAGE OF A 4 INCHES DIAMETER SPHERE. 8312.3 AI.I I A-3.2 0 2 4 8 12 I A-3.2 0 2 4 al 12 4. GUARDRAIL TO WINSTAND A 200 L8 FORCE AT TOP OF THE RAILING ACTING IN ANY DIRECTION, AND MIN 50 LB FOR INTERMEDIATE GUARD COMPONENTS. THE LOADS ARE NOT REQUIRED TO BE CUMULATIVE, N R N R SCALE: 1/4" = I'-0" y SCALE: 1/4" = I'-011 N FIRST FLOOR PLAN LOWER LEVEL FLOOR PLAN 2 1 SGALE:1/4" =1'-0" - A2.1 SCALE: 1/4" =1'-0" C SMITh ARCHITECTS INC. 1041 WEsT 18Th STREP, SUITE A-208 COSTA MESA, CAVORNIA 92627 (949) 7640010 ARCHITECTURE PLANNING INTERIORS �STAMP:� �$ED AR6 2CJ MpNROF 2% U 0. N9P REN. 04130117 SOF ALN �CONSULTANT:� TISSUES & REVISIONS111111111111111 z z z z 0 0 W U K D' d K O O U U Y Y ww U U a x a a xx N x I a x aaa SHEET TRLE� LOWER LEVEL AND FIRST FLOOR PLAN CITY SUBM ITTAL: XXX ISSUED FOR CONSTRUCTION: XXX s SHEET #: All 1 1 2 1 1 4 1 5 1 6 1 25-14 T11I r 11J N LU P U z a c Z a W S a u, m s .� 3 Z U Z w NW w 3 1 Z w Orwoow c M TISSUES & REVISIONSIIIIIIIIIIIIIIIIIIIIIIIIIIIIII TISSUES & REVISIONS111111111111111 z z z z 0 0 W U K D' d K O O U U Y Y ww U U a x a a xx N x I a x aaa SHEET TRLE� LOWER LEVEL AND FIRST FLOOR PLAN CITY SUBM ITTAL: XXX ISSUED FOR CONSTRUCTION: XXX s SHEET #: All 1 1 2 1 1 4 1 5 1 6 1 25-14 A C D I I I I I I 1 2 1 3 4 1 5 6 ATTIC VENTILATION CALCULATIONS GUARDRAILS GENERAL NOTES F331 HVAG 34 TANKLESS WATER HEATER NET FREE AREA ATTIC AREA =1,087 50. FT. GUARDS (GUARDRAILS) SHALL MEET THE FOLLOWING: 3s 2'-6" X 4'-0" ACCESS DOOR TO MECHANICAL SPADE ❑ REQUIRE VENTILATION =1,087/150 = 7.2 SQ. FT. REGO PER UNIT (SQ. IN.) PROVIDED 7.2 X 144 =1,036 SQ. IN. REQUIRED 1. PROVIDE GUARDS WHERE THE OPEN SIDE 15 MORE THAN 30 INCHES 3s WALL BELOW THIS KEY NOTE LIST FOR SHEETS A-2.1$ A-2.2 ONLY. MEASURED VERTICALLY TO THE FLOOR OR GRADE BELOW AT ANY ID 2. GUARD HEIGHT SHALL BE A MINIMUM OF 42 INCHES. R312.2 POINT W THIN HORIZONTALLY TO THE EDGE OF THE OPEN SIDE 37 CRICKET AT DECK ATTIC AREA MANUFACTURERS MODEL $ TYPE NET FREE AREA QUANTITY 50. FT. 7777777777777 NEW WALL 2 x 6 @ 16" D.G. PER UNIT (SQ. IN.) PROVIDED OPENING AT STAIRWAY. 1 f 0 THIS KEY NOTE LIST FOR SHEETS A-2.1$ A-2.2 ONLY. 3s TRELLIS ABOVE ID 2. GUARD HEIGHT SHALL BE A MINIMUM OF 42 INCHES. R312.2 HALF ROUND 16 PRE-MANF. BATH TUB WITH CERAMIC TILE SURROUND. CONTROL VALVES TO AUTOMATIC -UP CONSTRUCTION DORMER VENT 100 8 TILE FLOOR TO BE SELECTED BY HOMEOWNER AND INSTALL BY METAL INC. 7.24"x12" THE PA55ASE OF A 4 INCHES DIAMETER SPHERE. R3123 CONTRACTOR (SAMPLES TO BB E PROVIDED BY CONTRACTOR) R) MASTER FLOW PR20 1,200 1 VALVES. PROVIDE TEMPERED GLASS DOOR $ SIDE PANELS. (ROOF MOUNT POWER VENT) COLOR=BROWN zo SHOWER SEAT NOTE: OPENING SHALL BE PLACED 50 AS PROVIDE GROSS TOTAL PROVIDE 2,000 N.F.V ACTING IN ANY DIRECTION, AND MIN 50 LB FOR INTERMEDIATE 43 VENTILATION OF THE ATTIC SPACE GUARD COMPONENTS. THE LOADS ARE NOT REQUIRED TO BE L E G E N D CUMULATIVE. as ❑7-24"X12" HALF ROUND ❑ MASTER FLOW DORMER LOUVRE (ROOF MOUNT POWERVENT) VENTS ROOFING SPEGIFICATION: US TILE ROOFING MODEL: ROMANO PAN TILE COLOR - 50/50 BLEND OF PALERMO/TURINO IGC- ES -EVALUATION REPORT ESR -1017 INSTALL PER MANUFACTURERS SPECIFICATIONS. WEIGHT: 990 lbs PER SQUARE (9.9 lbs PER SQ. FT.) I I I ROOF PLAN LEGEND 2 3 4 A3.3 A3.3 A3.3 A3.3 OPEN I ' I I I 1 1 I w In 1 I om I I I 1 ++ I I wr� -On1 IF - 41 1" IL---- - -- - - - - - - -- T - - - - - - - L 41-011 ------ O SIDE ET B Ko 41_II WALL BELOW, u TYPICAL SIDE 5 TBA K j j w� I A .3 w 4 o II I - A3.4 A6.3 N RIDGE I a m I I I WA L BEL W, I TY GAL 9 A6. II I I !, I I I I'-2" jl o A6.3 �PGKET CR1(;gT H<� 1 5 -611 2'-10 3/4" III II w 1_ n 1 ry 3Q _ 21 11 rri I I IIL ---------------- -------------L------------ 6'-I"11 L ----------------- -----------Q ----------------11 _n I w 6 I B KA 4 O SIDE15ET6 GKA SIDE ET UPP R LEVEL m 1 1 U 1 LEVEL 3 IFA6.2 m - 1 1 A3.4 II 1 9 3. A6.3 A6.3 9 F RIDGE 5L 9 II I WALL BELOW,w I 6.3 2 11i TYPICAL�A3.4DECK I L--- ---- - ----- -j I - - - - - - - - - - - - - - - - - - - - - A6.3 o 1 - I I 1 I 1 A3.4 3:1 3:123;12 5 L -1 A6.3 o A6.3 I a I 1 4 DECK I A6.3 (SECOND LEVEL) I I I 12 ..................•...,, 111-I° 2'-1111 A6.3-----, Ir -- ----� 1 1 I - L - J 3:12 SLOPE I � -- - �L - -----� - -- -' - ROOF AT GARAGE o m I DOOR 1? , ....................1 v o 0 zz 9 A6.3 9 n n A6.3 A6.3 I I I I ROOF PLAN SCALE: 1/4" =1'-0" 2 SRT N 0 2' 4' 8' 12' SCALE: 1/4" = I'-0" 4'-0" SIDE SETBACK BELOW aCilm 14 WATER CLOSETS- SEE FLOW RATE 5TD. ON THIS SHEET I FLOOR PLAN KEY NOTES 8312.1 GUARDRAL 15 REQUIRED AT BALCONIES AND AT FLOOR NEW WALL 2 x 4 @ 16" O.G. 7777777777777 NEW WALL 2 x 6 @ 16" D.G. 36 SCUPPER AND DOWNSPOUT LAVATORY IN BASE CABINET - GIG TO PROVIDE SHOP DRAWINGS OPENING AT STAIRWAY. 1 f 0 THIS KEY NOTE LIST FOR SHEETS A-2.1$ A-2.2 ONLY. 3s TRELLIS ABOVE ID 2. GUARD HEIGHT SHALL BE A MINIMUM OF 42 INCHES. R312.2 4o PROVIDE ROLL GARAGE DOORS. 16 PRE-MANF. BATH TUB WITH CERAMIC TILE SURROUND. CONTROL VALVES TO AUTOMATIC -UP BY CONTRACTOR. 3. OPENING BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE PRESSURE BALANCED OR THERMOSTATIC MIXING VALVES TO 2 ❑ TILE FLOOR TO BE SELECTED BY HOMEOWNER AND INSTALL BY a1 TRASH AREA TILE SHOWER ENCLOSURE. TILE TO EXTEND FROM FLOOR CEILING. THE PA55ASE OF A 4 INCHES DIAMETER SPHERE. R3123 CONTRACTOR (SAMPLES TO BB E PROVIDED BY CONTRACTOR) R) CONTROL VALVES TO PRE55URE BALANCED OR THERM057ATIC MIXING 42 NG WITH MAX. THRESHOLD (OR MAX. DOOR WIDTH LANDINGLOWER 4 GUARDRAIL TO WNSTAND A 200 LB FORGE AT TOP OF THE RAILING VALVES. PROVIDE TEMPERED GLASS DOOR $ SIDE PANELS. NOTE: OPENING SHALL BE PLACED 50 AS PROVIDE GROSS TOTAL PROVIDE 2,000 N.F.V ACTING IN ANY DIRECTION, AND MIN 50 LB FOR INTERMEDIATE 43 VENTILATION OF THE ATTIC SPACE GUARD COMPONENTS. THE LOADS ARE NOT REQUIRED TO BE L E G E N D CUMULATIVE. as ❑7-24"X12" HALF ROUND ❑ MASTER FLOW DORMER LOUVRE (ROOF MOUNT POWERVENT) VENTS ROOFING SPEGIFICATION: US TILE ROOFING MODEL: ROMANO PAN TILE COLOR - 50/50 BLEND OF PALERMO/TURINO IGC- ES -EVALUATION REPORT ESR -1017 INSTALL PER MANUFACTURERS SPECIFICATIONS. WEIGHT: 990 lbs PER SQUARE (9.9 lbs PER SQ. FT.) I I I ROOF PLAN LEGEND 2 3 4 A3.3 A3.3 A3.3 A3.3 OPEN I ' I I I 1 1 I w In 1 I om I I I 1 ++ I I wr� -On1 IF - 41 1" IL---- - -- - - - - - - -- T - - - - - - - L 41-011 ------ O SIDE ET B Ko 41_II WALL BELOW, u TYPICAL SIDE 5 TBA K j j w� I A .3 w 4 o II I - A3.4 A6.3 N RIDGE I a m I I I WA L BEL W, I TY GAL 9 A6. II I I !, I I I I'-2" jl o A6.3 �PGKET CR1(;gT H<� 1 5 -611 2'-10 3/4" III II w 1_ n 1 ry 3Q _ 21 11 rri I I IIL ---------------- -------------L------------ 6'-I"11 L ----------------- -----------Q ----------------11 _n I w 6 I B KA 4 O SIDE15ET6 GKA SIDE ET UPP R LEVEL m 1 1 U 1 LEVEL 3 IFA6.2 m - 1 1 A3.4 II 1 9 3. A6.3 A6.3 9 F RIDGE 5L 9 II I WALL BELOW,w I 6.3 2 11i TYPICAL�A3.4DECK I L--- ---- - ----- -j I - - - - - - - - - - - - - - - - - - - - - A6.3 o 1 - I I 1 I 1 A3.4 3:1 3:123;12 5 L -1 A6.3 o A6.3 I a I 1 4 DECK I A6.3 (SECOND LEVEL) I I I 12 ..................•...,, 111-I° 2'-1111 A6.3-----, Ir -- ----� 1 1 I - L - J 3:12 SLOPE I � -- - �L - -----� - -- -' - ROOF AT GARAGE o m I DOOR 1? , ....................1 v o 0 zz 9 A6.3 9 n n A6.3 A6.3 I I I I ROOF PLAN SCALE: 1/4" =1'-0" 2 SRT N 0 2' 4' 8' 12' SCALE: 1/4" = I'-0" 4'-0" SIDE SETBACK BELOW aCilm 14 M 15 WATER CLOSETS- SEE FLOW RATE 5TD. ON THIS SHEET I FLOOR PLAN KEY NOTES N NEW WALL 2 x 4 @ 16" O.G. 7777777777777 NEW WALL 2 x 6 @ 16" D.G. 1s LAVATORY IN BASE CABINET - GIG TO PROVIDE SHOP DRAWINGS NOTE: 1 f 0 THIS KEY NOTE LIST FOR SHEETS A-2.1$ A-2.2 ONLY. MAXIMUM FLOW RATE STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION ID s FINAL FLOOR FINISH TO BE SELECTED BY HOMEOWNER AND INSTALL M 15 WATER CLOSETS- SEE FLOW RATE 5TD. ON THIS SHEET 2. CONTROL VALVES FOR SHOWER AND TUB -SHOWER SHALL BE OF THE FLOOR PLAN KEY NOTES N NEW WALL 2 x 4 @ 16" O.G. 7777777777777 NEW WALL 2 x 6 @ 16" D.G. 1s LAVATORY IN BASE CABINET - GIG TO PROVIDE SHOP DRAWINGS NOTE: 1 f PRE-M1ANF. SPA TUB WITH TILE 5URROUND. CONTROL VALVES TO THIS KEY NOTE LIST FOR SHEETS A-2.1$ A-2.2 ONLY. MAXIMUM FLOW RATE STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION PRESSURE BALANCED OR THERMOSTATIC MIXING VALVES s FINAL FLOOR FINISH TO BE SELECTED BY HOMEOWNER AND INSTALL 16 PRE-MANF. BATH TUB WITH CERAMIC TILE SURROUND. CONTROL VALVES TO WATER CLOSET:1.28 GAL/FLUSH BY CONTRACTOR. 1 s PRESSURE BALANCED OR THERMOSTATIC MIXING VALVES TO 2 ❑ TILE FLOOR TO BE SELECTED BY HOMEOWNER AND INSTALL BY ' SINGLE SHOWER HEADS: 2.0 GAL./MIN. AT 80 PSI TILE SHOWER ENCLOSURE. TILE TO EXTEND FROM FLOOR CEILING. CONTRACTOR (SAMPLES TO BB E PROVIDED BY CONTRACTOR) R) CONTROL VALVES TO PRE55URE BALANCED OR THERM057ATIC MIXING 3 ❑LANDING NG WITH MAX. THRESHOLD (OR MAX. DOOR WIDTH LANDINGLOWER BELOW VALVES. PROVIDE TEMPERED GLASS DOOR $ SIDE PANELS. FOR N-SNG DOOR. zo SHOWER SEAT ® SINK WITH GARBAGE DISPOSAL W/ AIR GAP FOR DISHWASHER - PROVIDE 21 UTILITY SINK ' LAVATORY FAUCET: MAXIMUM FLOW RATE OF 1.5 GAUMIN. 60 PSI AND MIN. 0.8 UNDERSINK WATER PURIFICATION UNIT. AS SELECTED BY OWNER. zz WASHER SPACE: PROVIDE RECESSED WATER $ DRAIN CONNECTIONS. ❑ DISHWASHER (24" WIDE X 24" DEEP / AIR GAP) VERIFY DIMENSIONS WITH ' METERING FAUCETS: MAXIMUM FLOW RATE OF 0.25 GAUCYGLE MANUFACTURER. A5 SELECTED BY OWNER. z3 DRYER SPACE: PROVIDE VENT TO OUTSIDE PER UMC, WITH MAXIMUM 14' © REFRIGERATOR/FREEZER SPACE. PROVIDE RECESSED GOLD WATER BIB AND N� M LENGTH $ 2 ELBOWS. TISSUES SHUT-OFF FOR ICE -MAKER. A5 SELECTED BY OWNER. 24 CUSTOM LINEN CABINET - G.G. TO PROVIDE SHOP DRAWINGS Q RANGE WITH HOOD. AS SELECTED BY OWNER. EXHAUST HOOD SYSTEM TO zs CUSTOM CLOSET SYSTEM BE VENTED TO OUTDOORS AND HAVE MINIMUM EXHAUST RATE OF 100 CFM. ® DOUBLE OVEN - GAS. AS SELECTED BY OWNER. zs CUSTOM WINE CABINET SYSTEM 27 NEW GAS PRE FAB CE AS SELECTEDEMENTS BY OWNER. Q CUSTOM CABINETS. A5 SELECTED BY OWNER. TITLE 24, PART 6 AND THAT THE MATERIALS INSTALLED CONFORM WITH SEE 1 2 FOR FIREPLACE DETAILS. 10 CUSTOM UPPER CABINETS. AS SELECTED BY OWNER. 2a PAINT -GRADE WOOD SHELVING ARTICLE 3. `-WALL r 6. LIGHT $ VENTILATION PER GBG SECTION 1202. MINIMUM OF 15 GFM OF 11 CUSTOM BUILT-IN PANTRY. AS SELECTED 8Y OWNER. zs 200 AMP ELEG. METER 7. PROVIDE HEATING TO MEET SEG 310.11 OF GBG 12 CUSTOM ISLAND. AS SELECTED BY OWNER. 3o OAF, METER 31 AG CONDENSER 13 KITCHEN PREP SINK AS SELECTED BY OWNER 32 GIRGUIT BREAKER PANEL (200 AMP) 14 COUNTERTOP FLOOR PLAN LEGEND 2. CONTROL VALVES FOR SHOWER AND TUB -SHOWER SHALL BE OF THE EXISTING WALL TO REMAIN N NEW WALL 2 x 4 @ 16" O.G. 7777777777777 NEW WALL 2 x 6 @ 16" D.G. 410.7 UPC EMERGENCY SLEEPING ROOM ER RESCUE WINDOW PER SEG 1026.2. Z MIN. NET CLEAR OPENING OF 3.751C. MAXIMUM FLOW RATE STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION MIN. NET CLEAR OPENING WIDTH OF 20" MIN. s $ NET CLEAR HEIGHT OF 24" MIN. f BOTTOM OF WINDOW OPENING SHALL NOT WATER CLOSET:1.28 GAL/FLUSH BE MORE 44" INCHES FROM THE FLOOR OA SEE WINDOW SCHEDULE SHEET A4.1 NOTE: SEE A2.4 FOR CEILING HEIGHTS, LIGHT LOCATIONS AND SWITCHES. 55E A2.5 FOR ELECTRICAL OUTLET LOCATIONS, LOCATIONS OF SMOKE DETECTORS AND CARBON MONOXIDE DETECTORS. V/^�\ NOTES: A A A-3.1 A3_3 A3.31. ALL EXTERIOR OUTLETS TO BE GFI PROTECTED 3q'-10" 14'-G 1/4" I DECK �Il�$i� 1a1�1. r P" m 0 1 '• m .3,+11111 41_011 TITLE: 2. CONTROL VALVES FOR SHOWER AND TUB -SHOWER SHALL BE OF THE z z 0 N PRESSURE BALANCE OR THERM05TATIG MIXING VALVE TYPE. PER SEC SIDE rn 410.7 UPC SETBACK z z r U W_ Z a MAXIMUM FLOW RATE STANDARDS SET BY THE CALIFORNIA ENERGY COMMISSION LLJQ s KITCHEN FAUCETS: 13 GAL/MIN. AT 60 PSI f LU WATER CLOSET:1.28 GAL/FLUSH lfi c 0. 3 z SHOWER HEADS: LLJ PLAN AND ' SINGLE SHOWER HEADS: 2.0 GAL./MIN. AT 80 PSI ROOF PLAN ' MULTIPLE SHOWER HEADS: COMBINED FLOW RATE OF ALL SHOWER HEADS AND OR WALL OTHER SHOWER OUTLETS CONTROLLED BY A SINGLE VALVE SHALL NOT EXCEED 2.0 BELOW GAL/MIN. AT 80 PSI OR THE SHOWER BE DESIGNED TO ALLOW ONLY ONE SHOWER OUTLET TO BE IN OPERATION AT A TIME. FAUCETS: LLJ ' LAVATORY FAUCET: MAXIMUM FLOW RATE OF 1.5 GAUMIN. 60 PSI AND MIN. 0.8 O w GAL/MIN. AT 20 PSI ' METERING FAUCETS: MAXIMUM FLOW RATE OF 0.25 GAUCYGLE • KITCHEN FAUCETS: MAXIMUM FLOW RATE OF 15 GAUMIN. AT 60 PSI = APPLIANCES: (FOR NEW INSTALLATION -NOT PART OF THE REPLACEMENT REQUIREMENTS) N� M ' STD. DISHWASHER: 4.25 GAUCYGLE TISSUES N ' COMPACT DISHWASHER 3.5 GAUCYCLE ' CLOTHES WASHER: WATER FACTOR OF 6 GAL/FT' OF DRUM GAPAGITY 4. ACCESS PANEL 12'X12REQUIRED FOR TUB TRAP SLIP -JOINT OR USE NON -SLIP (WELDED) JOINT 5. INSULATION INSTALLER SHALL POST IN A CONSPICUOUS LOCATION IN BUILDING A CERTIFICATE SIGNED BY THE INSTALLER AND THE BUILDER STATING THE INSTALLATION CONFORM WITH THE REQUIREMENTS OF TITLE 24, PART 6 AND THAT THE MATERIALS INSTALLED CONFORM WITH THE REQUIREMENTS OF THE TITLE 20, CHAPTER 2.5UBGHAPTER 4. ARTICLE 3. `-WALL r 6. LIGHT $ VENTILATION PER GBG SECTION 1202. MINIMUM OF 15 GFM OF BELOW a OUTSIDE AIR PER OCCUPANT IS REQUIRED FOR VENTILATION 7. PROVIDE HEATING TO MEET SEG 310.11 OF GBG I Thm 8. PROVIDE WATER-RESISTANT GYPSUM BACK NG 80ARD AS A BASE FOR DE - UP F- - -1 TILE OR WALL PANELS FOR TUB OR SHOWER ENCLOSURES OR WATER I CLOSET COMPARTMENT WAILS SEC. 2512 - ;'_AVOING L__J 15 BATH 9. SHOWERS SHALL BE FINISHED 70" ABOVE DRAIN WITH MATERIALS NOT ' r ADVERSELY AFFECTED BY MOISTURE. DECK 2 �O SLOPE DIN , 10. ELECTRICAL OUTLETS IN BEDROOMS TO BE ON ARC FAULT CIRCUIT AO MIN.1/87FT ' INTERRUPTER. ' - 11. 18'X 24" UNDERFLOOR ACCESS MUST BE WITHIN 20'-O' OF ANTY CID �����___ ______ ________ 1 UNDERFLOOR PLUMBING GLEAN -OUTS. SI 121-3" N - 1 q Y4 �G �' - 3 12. SINGLE LINE DIAGRAM, PANEL SCHEOULE5 AND LOAD CALCULATIONS FOR ELECTRICAL SYSTEMS SHALL BE PROVIDED AT THE JOBSITE FOR I�I' 21 811 2'-6" THE ELECTRICAL INSPECTOR PREFABw I I I I DECK WAL DECK I 13. FOR OVERHEAD FED ELECTRICAL SERVICES, PROVIDE A GALVANIZED � a �' JACUZZI o -1 L - - - - _ _ 1 1 L - =I _IL RISER AND A FOUR -SCREW HUB TO CONNECT THE RISER TO THE (UNDER SEPARATE Utz - 71 - SUPE 7 T - - T I w PERMIT) E I I MIN.1/87FT. I I MIN.1/8" FT. I I 1 J - SERVILE PANEL. (NEC 250.928) I = t - _ _ _ _ _ t = _ _ _ _ _ zit - =1 w 1 0 14. PROVIDE A NO.4 AWG GROUNDING ELECTRODE CONDUCTOR FOR A I Id ro I o< N 200 -AMP SERVICE AND A NO.6 AWG FOR A SERVICE BELOW 150 N1 I I I oT BBQ I AMPS. (NEC 250.66) a 15. ONE SWITCHED LIGHT FIXTURE OR SWITCH CONTROLLED LIGHTING -1 L - - - - - - -L I- I OUTLET SHALL BE INSTALLED IN EVERY HABITABLE ROOM, - - - - - - -TT G fR +36" BATHROOM, STAIRWAY, HALL, ATTACHED OR DETACHED GARAGE, - - - - L - - - - AND AT OUTDOOR ENTRANCES. (NEC 210.70[a]) - - - - 16. SURFACE MOUNTED LIGHTING FIXTURES IN CLOSETS MUST BE 12" FROM - _ STORAGE AREA(5). FLUSH MOUNTED MUST BE 6" AWAY. (NEC 410.8) `r 17. PROVIDE 26 GA STEEL DUCTS WHERE DUCTS PENETRATE THE 8 o w 38 m ONE-HOUR WALL IN THE GARAGE. ED A6.2 r Z I 38 o xQ uwi PROPERTY LIN ATTIC VENTILATION NOTES TRELLIS OVER I I 1. THE WHOLE BUILDING VENTILATION EXHAUST FAN WILL OPERATED GARAGE DOOR 41-0" 51-011 41-011 CONTINUOUSLY AND IS REQUIRED TO BERATED FOR SOUND AT A 201-11' 131-011 B1_gn MAXIMUM OF 1 SONE. THIS EXHAUST FAN CAN BE CONTROL BY A STANDARDS ON/OFF SWITCH, BUT THE SWITCH MUST BE LABELED TO 41'-10" 41_11' INFORM THE OCCUPANT THAT THE EXHAUST FAN IS THE WHOLE -BUILDING VENTILATION EXHAUST FAN AND 15 INTENDED TO OPERATE CONTINUOUSLY, NO SPECIFIC WORDING IS MANDATED, BUT THE WORDING NEEDS TO MAKE CLEAR WHAT THE CONTROL 15 FOR AND THE IMPORTANCE OF OPERATING SYSTEM. THIS MAY BE AS SIMPLE AS'VENTILATION CONTROL" OR MIGHT INCLUDE WORDING SUCH A5 "OPERATE WHEN THE A-3.2 HOUSE 15 IN USE" OR "KEEP ON EXCEPT WHEN GONE OVER 7 DAYS" OR :FAN IS TO BE LEFT ON THE ENSURE INDOOR AIR QUALITY." PLAN 2. ENCLOSURE ATTIC AND RAFTER SPACES SHALL HAVE CROSS VENTILATION NO�rN FOR EACH SEPARATE SPACES, THE TOTAL NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1 TO 130 OF THE AREA OF THE SPACE 0 2' 4' 51 12' VENTILATED, THE TOTAL AREA IS PERMITTED AREA IS LOCATED IN THE UPPER PORTION OF THE SPAGE TO BE VENTILATED AT LEAST 3ABOVE EAVE OR CORNICE VENTS WITH THE BALANCE OF THE REQUIRED SCALE: I/4" '-0" VENTILATION PROVIDE BY WAVE OR CORNICE VENTS. = I SECOND FLOOR PLAN JA I 4 5 3• VENTS OPENING SHALL BE PROVIDED WITH CORROSION RESISTANCE WIRE 1 MESH OR OTHER APPROVED MATERIAL WITH 1/8" INCH MINIMUM AND 1/4' MAXIMUM OPENING - A2.2 6 C SMITH ARCHITECTS INC 1041 WEV 18Th STREET, SUITE A-208 COSM MESA CAVORNIA 92627 (949) 7640010 ARCHITECTURE PLANNING INTERIORS �STAMP:� �$ED ARO, MONROF'g, No. C 20154 NyT REN. 041301 7 �CONSULTANT:� TISSUES & REVISIONSI• TITLE: z z 0 z z 0 N w W rn U U0 z z r U W_ Z a g Q_ LLJQ s f LU - I x aaa lfi c 0. 3 z LILJ U z LLJ PLAN AND w ROOF PLAN Lu 3 Z LLJ O w N� M TISSUES & REVISIONSIIIIIIIIIIIIIIIIIIII TISSUES & REVISIONSI• CITY SUBMITTAL XXX ISSUED FOR CONSTRUCTION, XXX - SHEET #: A2,2 25-15 25-15 z z 0 z z 0 w w K o K a U U U W_ r U W_ U U g Q_ g xx xx a xx f � x - I x aaa SHEET TITLE: SECOND FLOOR PLAN AND ROOF PLAN CITY SUBMITTAL XXX ISSUED FOR CONSTRUCTION, XXX - SHEET #: A2,2 25-15 25-15 A F I N 0 1 1 1 1 RIDGE 137.92' TOP OF PLATE ❑3 ❑3 SECOND OO BEDROOM �!�pm r.S'rTil�l flflllll i0-�I�I�I�I�II�Ifrlll�l I I1 INI 1111 ISI 1�1�1�1�1� ��II�hII �— I�INI�I I l�l�l�l� ��o__�^�"�f�ldl�dllAlldlMdd��INl�dl dl�l/I�dl�dl�l�l�A d FIRST FLOOR - LIVING AREA 117.04' INORTH ELEVATION (FRONT) SCALE: 1/4" -1'-0" WEST ELEVATION SCALE:1/4" -1'-0" LOWER LEVEL 1 107.87 I CHIMNEY CAP 139.92' RIDGE 137.92' TOP PLATE AT MASTER BEDROOM – SECOND FLOOR - MASTER BEDROOM it Ir' � � L - LIVING AREA 117.04 LINE OF EXISTING GRADE AT TZ PROPERTY LINE TOP OF GUARDRAIL EXISTING RESIDENCE LOWER LEVEL 1 107.87_ (TO REMAIN) 104.83 TW (E)RAILROAD TIE TO m BE REMOVED 220 TOP (E)WALL n TOP (ALL (E)WALL TO REMAIN 98.50 (E)FS L J 130.71' 4 1 I t1 RIDGE 143.67 I RIDGE 137.92' 1 TOP PLATE AT MASTER BATH I ILU z 1 J 1 � - w `O a 1of Ia I127.21' SECOND FLOOR - MASTER BEDROOM 1 1 0 I 1 11704 FIRST FLOOR - LIVING AREA 1 1 n I I CT.B' LOWER LEVEL 1 EXTERIOR WALL FIN15H LEGEND NOTE: THIS KEY NOTE LIST APPLIES TO SHEETS A-3.1 THRU A-3.2 1❑ ROOFING: "ROMANO PAN TILE", U5 TILE by BORAL, PALERMO BLEND (VERIFY W/HOMEOWNER), WT. 990 lbs. PER SQUARE, ESR -1017 z❑ ADDRESS NUMBERS 3❑ SMOOTH STUCCO FINISH Qa FIREPLACE, SMOOTH STUGGO FINISH s❑ STONE VENEER AS SELECTED BY OWNER © STEEL HANDRAIL WOOD TRELLIS WOOD OUTRIGGERS SKYLIGHT 10 5" RAIN GUTTER 26 GA. GALV SHEET MTL. 11 BRICK CAP DETAIL 1z BRICK HEADER 13 BRICK WINDOW SILL, NOT TO EXCEED G" PROJECTION 14 CLAY POT CHIMNEY TOP s WROUGHT IRON (STEEL) GUARDRAIL s STUCCO WINDOW SILL, NOT TO EXCEED 6" PROJECTION 17 DOWNSPOUT WOOD SPECIFICATION: WOOD FRAMING TO BE AS SPECIFIED PER STRUCTURAL DRAWINGS. WOOD MILLWORK MOLDING TO BE REDWOOD WHERE "AZEK" TRIM 15 NOT AVAILABLE. EXPOSED TRELLIS FRAMING TO BE DOUGL45 FIR 545 WHEN 4X OR GREATER AND REDWOOD WHEN 2X OR LESS. PAINT SPECIFICATION FOR WOOD: SHERWIN-WILLIAMS COMPANY n RIDGE 143.67 _ ,A + RIDGE 143.67 N 11 m TOP OF PLATE _ 11 OPEN THRU TO OPPOSITE SIDE �j. a❑ - _ 133.48' SECOND FLOOR 0 2'4" 2'-91/2" c 28.14' 3 128.05' 4 DRIVEWAY m 1 17 - 1 16 = — — 5,=0, b n 122.42 F5 I 5ETBACI' 122.54' FI ZOR - ENTRY– o N 119.14' FILL EE LINE OF EXISTING GRADE O fiO NEW GRADE (N)RETAINING I 5 WALL 1 2 A6.LOWER LEVEL 2 - BELOW 1 `._ 11254' LOWER LEVEL 2 II---� 4 FOOTING LOWER LEVEL 1- BEL ff — BEYOND – – i 107.87 LOWER LEVEL 1 06.19 —--------- �� ----------- -L_ Wl zl �1 104:40' (E)NG 1 -SEE STRUCTURAL FOR NEW I RETAINING WALL i 0 2' 4' S' 12' 1 1 I SCALE: 1/4" = I'-0" C SMITh ARCf11TECTS INC 1041 WEST 18TI, STREET, SUITE A408 COSTA MESA, GAhIORNIA 92627 (949) 764-0010 ARCHITECTURE PLANNING INTERIORS Gtr ppONRO,, � a it No. C 20154 N� REN. 04130/17 �Q 9TFOF CAL�F� lIIIIIIIIIIIIIIIIIIIIl CONSULTANT: LLJ U Z W V I Nw 1� S LLJ O ITLE ri f7;7av/ W U Z W W 3 LLJ FA TISSUES & REVISIONS ARCHITECTURAL SERMCE5 DEPT. . ALL PRODUCTS TESTED IN SAME MANNER. 101 PROSPECT AVENUE, NW . BOARDS WERE GLEANED OF SURFACE CLEVELAND, OH 44115 CONTAMINANTS; HOWEVER, NO SOLVENTS (800) 321-8194 OR SANDING WAS USED. (216) 566-1392 FAX . FIRST COAT WAS APPLIED AND DRIED 24 HOURS PRIOR TO SECOND COAT BEING 0 APPLIED. • BOARDS WERE ALLOWED TO DRY FOR 7 0 2' 41 BI 12' SATIN LATEX SYSTEMS: DAYS. SATIN FINISH • CROSS HATCH TEST WAS CONDUCTED w • FIRST COAT: 5-W SUPERPAINT WITH NO LOSS OF ADHESION BETWEEN VINYLSAFE EXTERIOR LATEX COATING AND TRIM BOARD. SCALE: 114" = 1'-011 ACRYLIC SATIN, A89 SERIES ADDITIONAL PAINTING GUIDELINES CAN BE • SECOND COAT: 5-W SUPERPAINT FOUND AT WWW.SHERWIN-WILLIAM5.GOM 0 VINYLSAFE EXTERIOR LATEX OR BY CALLING 1-888-SHERWIN. ACRYLIC SATIN, A89 SERIES U U (4 MILS WE7,1.44 MILS DRY PER GOAT) Y 14 n U U 11 W W_ 1 - O U U n RIDGE 143.67 _ ,A + RIDGE 143.67 N 11 m TOP OF PLATE _ 11 OPEN THRU TO OPPOSITE SIDE �j. a❑ - _ 133.48' SECOND FLOOR 0 2'4" 2'-91/2" c 28.14' 3 128.05' 4 DRIVEWAY m 1 17 - 1 16 = — — 5,=0, b n 122.42 F5 I 5ETBACI' 122.54' FI ZOR - ENTRY– o N 119.14' FILL EE LINE OF EXISTING GRADE O fiO NEW GRADE (N)RETAINING I 5 WALL 1 2 A6.LOWER LEVEL 2 - BELOW 1 `._ 11254' LOWER LEVEL 2 II---� 4 FOOTING LOWER LEVEL 1- BEL ff — BEYOND – – i 107.87 LOWER LEVEL 1 06.19 —--------- �� ----------- -L_ Wl zl �1 104:40' (E)NG 1 -SEE STRUCTURAL FOR NEW I RETAINING WALL i 0 2' 4' S' 12' 1 1 I SCALE: 1/4" = I'-0" C SMITh ARCf11TECTS INC 1041 WEST 18TI, STREET, SUITE A408 COSTA MESA, GAhIORNIA 92627 (949) 764-0010 ARCHITECTURE PLANNING INTERIORS Gtr ppONRO,, � a it No. C 20154 N� REN. 04130/17 �Q 9TFOF CAL�F� lIIIIIIIIIIIIIIIIIIIIl CONSULTANT: LLJ U Z W V I Nw 1� S LLJ O ITLE ri f7;7av/ W U Z W W 3 LLJ FA TISSUES & REVISIONS lIIIIIIIIIIIIIIIIIlCfIY SUBMNTAI, XXX ISSUED FOR CONSTRUCTION: XXX ��iILETu � A3.1 25-16 a a z z zz 0 0 w w 0 0 U U Y Y U U W W_ U U g g x O_ m x x 1 x J X aaa SHEET TITLE: M EXTERIOR ELEVATIONS lIIIIIIIIIIIIIIIIIlCfIY SUBMNTAI, XXX ISSUED FOR CONSTRUCTION: XXX ��iILETu � A3.1 25-16 B C _THIRD FLOOR - C m O bl GARAGE 133.48' — 124.42' — LOWER LEVEL 2 112.54' — a LOWER LEVEL 1 107.87 — 1 SOUTH ELEVATION (REAR) a 0 II I�I�P�I�I�I�I�I�Iwl�l� � ni••mnnnnmm�mnnmm�nnnnmm�mnnnnnmm�nnnnn �� 1 1 1 1 1 1 1 1 1 1 1.1 1 1 1 1 1 1 1 1 1 1 1 1 1 143.67 61 133.48' 1s TGRA 127.21' I 15 ' del rr !s rr %v,rE, 3❑ I 124.84 - TW r, II 124.37 18 � -1 1 � -- _ FIRST FLOOR -ENTRY 122.54' FS m CNIN A63 q s - - _-- b1 I ii lTi i9 13 19 --i= -1 A6.3 i - - - - -----AT BUILDING AT BUILDING - ----- i LIT. II,I-------- - ---- 117.04' EXISTING GRADE WALKWAY AND NEW GRADE, AT BUILDING STAIRS BEYOND SEE GIVIL I I I I — — — — — — — — — —LOWER LEVEL 2_BE— — — — — — — — — — — -- I o — — — — — — — — —LOWER LEVEL I_BELOW — — — — — — — — — — _ i 107.87 SCALE: 114" =1'-0" m 14 TOP OF RIDGE 143.67 r TOP OF PLATE L4 It I 5 - _ EN THRU TO POSITE SIDE E 3 — —TOP PLATE AT MASTER BATH — — THIRD FLOOR 133.48' ttl I o I - DIED] bo - - 1 s SECOND FLOOR -MASTER BEDROOM 127.21' — 1s GARAGE 124. — ENTRY 12254' s LINE OF EXISTING GRADEwl F3] o O Z - FIRST FLOOR - LIVING AREA17.04' eel aI cy LOWER LEVEL 2 112.54' LOWER LEVEL 2 - BELOW LINE OF EXISTING GRADE L�--- ----- �� 1 n I � REMOVE (E)WALL b 108.21' TOP OF GUARDRAIL CMU GUARDRAIL W/HANDRAIL FOOTING LOWER LEVEL 1 107.87 I BEYONDr LOWER LEVEL 1 - BELOW (E)NG _ LOWER- 1 107.87 L 104.50 TOP OF —�----------- i 1 WALL J (E)WALL TO BE I I 102.70 REMOVE (E)WALL 104.7 FS L—F- -1 (E) NEW STAIR (E)ING 1 1 TO BELOW (E)NG I I 1 98.30 (E)FS EAST ELEVATION (SIDE) III I I I SCALE: 1/4" =1'-0" z 1) 4 EXISTING RESIDENCE (TO REMAIN) 7 0 2' 4' 8' 12' SCALE: 1/4" = 1'-011 T.2 b C SMITh ARCh ITECTS INC 1041 WEST 18Th STKET, SUITE A,208 COSTA MESA, CAVORN1A 92627 (949) 7644010 ARCHITECTURE PLANNING INTERIORS Gtr p�ONROF '�%' ** No. C 20154 N9T REN. 04130117 �1�� F OF CAL�� �CONSULTANT:� TITLE: EXTERIOR WALL FIN15H LEGEND N NOTE: TOP OF RIDGE THIS KEY NOTE LIST APPLIES TO SHEETS A-3.1 THRU A-3.2 z z ET] ROOFING: "ROMANO PAN TILE', U5 TILE by BORAL, PALERMO BLEND (VERIFY TOP OF PLATE W/HOMEOWNER), WT. 990 lbs. PER SQUARE, ESR -1017 E2 ADDRESS NUMBERS 0 3❑ SMOOTH STUCCO FINISH S a❑ FIREPLACE, SMOOTH STUCCO FINISH Q STONE VENEER AS SELECTED BY OWNER STEEL HANDRAIL THIRD FLOOR — — — WOOD TRELLIS LU ❑B WOOD OUTRIGGERS w ® SKYLIGHT 10 5" RAIN GUTTER 26 GA. GALV SHEET MTL. SECOND FLOOR -MASTER BEDROOM BRICK CAP DETAIL 11 0 1z BRICK HEADER 13 BRICK WINDOW SILL, NOT TO EXCEED 6" PROJECTION 1q CLAY POT CHIMNEY TOP Z 15 WROUGHT IRON (STEEL) GUARDRAIL s STUCCO WINDOW SILL, NOT TO EXCEED V PROJECTION LI 17 DOWNSPOUT FIRST FLOOR - LIVING AREA O - - - WOOD SPECIFICATION: WOOD FRAMING TO BE AS SPECIFIED PER STRUCTURAL DRAWINGS. W _ WOOD MILLWORK MOLDING TO BE REDWOOD WHERE AZEK' TRIM IS NOT AVAILABLE. EXPOSED TRELLIS FRAMING TO BE DOUGLAS FIR 545 WHEN 4X OR GREATER U AND REDWOOD WHEN 2X OR LESS. LOWER LEVEL I PAINT SPECIFICATION FOR WOOD: TISSUES SHERWIN-WILLIAMS COMPANY QZ J ARCHITECTURAL SERVICES DEPT. • ALL PRODUCTS TESTED IN SAME MANNER. 101 PROSPECT AVENUE, NW • BOARDS WERE GLEANED OF SURFACE CLEVELAND, OH 44115 CONTAMINANTS; HOWEVER, NO SOLVENTS a (800) 321-8194 OR SANDING WAS USED. (216) 566-1392 FAX • FIRST GOAT WAS APPLIED AND DRIED 24 HOURS PRIOR TO SECOND GOAT BEING APPLIED. • BOARDS WERE ALLOWED TO DRY FOR 7 SATIN LATEX SYSTEMS: DAYS. I SATIN FINISH • CROSS HATCH TEST WAS CONDUCTED • FIRST GOAT: 5-W SUPERPAINT WITH NO LOSS OF ADHESION BETWEEN VINYLSAFE EXTERIOR LATEX COATING AND TRIM BOARD. ACRYLIC SATIN, A89 SERIES ADDITIONAL PAINTING GUIDELINES CAN BE • SECOND COAT: 5-W SUPERPAINT FOUND AT WWW.SHERWIN-WILLIAM5.COM VINYLSAFE EXTEROR LATEX OR BY CALLING 1-888-SHERWIN. 0 21 4' 8' 12' ACRYLIC SATIN, A89 SERIES (4 MILS WET, 1.44 MILS DRY e PER GOAT) SCALE: 1/4" = I'-0" aaa EXISTING RESIDENCE (TO REMAIN) 7 0 2' 4' 8' 12' SCALE: 1/4" = 1'-011 T.2 b C SMITh ARCh ITECTS INC 1041 WEST 18Th STKET, SUITE A,208 COSTA MESA, CAVORN1A 92627 (949) 7644010 ARCHITECTURE PLANNING INTERIORS Gtr p�ONROF '�%' ** No. C 20154 N9T REN. 04130117 �1�� F OF CAL�� �CONSULTANT:� TISSUES & REVISIONS TITLE: N W P Q z z U z Q 0 LUQ S w z _ Ln c o0. 3 Z LLJ U Z LU w tt w N Ln Lu I� 0 0 3 U Z I ^7 V I LI Y U Y U O u, W _ W _ S U M H\ N\ TISSUES & REVISIONSIIIIIIIIIIIIIIIIIIIIIIIIIIIIII QZ J TISSUES & REVISIONS CITY SUBM ITTAL: XXX ISSUED FOR CONSTRUCTION, XXX SHEET #: A3.2 25-17 z z z z 0 0 w tt w � 0 0 U O Y U Y U W _ W _ U U aZ J QZ J x Q_ a x N_ I N x e x aaa 1IIIIIIIIIIIIIIIIIIIIIIISHEEi TITLE: EXTERIOR ELEVATIONS CITY SUBM ITTAL: XXX ISSUED FOR CONSTRUCTION, XXX SHEET #: A3.2 25-17