Agenda packet — Newport Beach City Council, February 11, 2025 (part 3 of 4)

Harp stated that as to Item 8 is not, case law allows charter cities to do things that general law cities cannot, so concern about a gift of public funds does not apply.” [See video. City Attorney Harp did not say that approval of Item 8 could not be regarded as a gift of public funds. He only said that the prohibition against making gifts of public funds did not apply to charter cities.1 The difference in meaning is substantial.] 1 The case law alluded to by City Attorney Harp, holding that charter cities are not bound by the California Constitutional provision prohibiting the state Legislature from authorizing gifts of public funds (Article XVI, Sec. 6), presumably includes Los Angeles Gas & Elec. Corp. v. City of Los Angeles, 188 Cal. 307 (1922) and Tevis v. City & County of San Francisco, 43 Cal. 2d 190 (1954).

That exemption from a restraint on the Legislature does not, however, automatically exempt charter cities from the Article XI, Sec. 10(a) prohibition against “a local government body” providing extra compensation for work already performed. It can be debated whether the Article XI, Sec. 5(a) power of charter cities to, with respect to municipal affairs, “supersede all laws inconsistent” with their charter is so sweeping as to allow it to evade even a Constitutional restriction that says it applies to all local agencies. But even if they could, neither our Charter nor our Municipal Code appear to contain any provision overriding Article XI, Sec. 10(a). And absent such a provision, the Council would not seem free to do something the state Constitution forbids, namely amending the CR&R contract to provide extra compensation for work already provided. Instead, that extra payment should have been regarded and identified as a voluntary gift outside the contract.

In my own comments, I mentioned a California Supreme Court opinion that, for public employment contracts, created a limited exception to the prohibition against retroactive adjustments to compensation.

The case in question is Jarvis v. Cory, 28 Cal.3d 562 (1980) which permitted adjustments in compensation retroactive to the date on which salary negotiations began or a prior employment agreement expired. But the reasoning was very specific to public employees and would not apply to other contracts, such as that with CR&R (if it did, Article XI, Sec. 10(a) would be meaningless).

In summary, there seems (shockingly) to be no law preventing the City of Newport Beach government from making gifts of the public’s funds. But there is a law, indeed a Constitutional mandate, preventing it from retroactively changing the compensation provisions of a municipal contract. And the voters would seem to have a right to expect their officials to respect that law.

Received After Agenda Printed
February 11, 2025
Written Comments
486
February 11, 2025, City Council agenda comments - Jim Mosher Page 2 of 4 Item 4. East Coast Highway and San Miguel Drive Pavement Rehabilitation

and

Evening

Canyon

Road

Drainage

Improvements

–

Notice

Completion

for

Contract

No.

8925-2

(23R11)
The Location Maps do not appear to include the “ pavement rehabilitation work at the intersections

Jamboree

Road

Bristol

Street

North

and

South
”

added

change

order.

Item 11. Financial Statement Audit Results and Related Communication

for

the

Fiscal

Year

Ended

June

30,

2024
As I commented to the Finance Committee at their meeting on January 23rd, the statement near the

top

page

11-17

that

Newport

Beach

has

“21-square-mile

harbor”

seems

suspect.

The
City’s Demographics and Statistics page indicates the “Harbor Waters” comrise just 844 acres or 1.3 square miles. As I also pointed out, in the organization chart on page 11-31, “Building & Fire Code of Appeals” should

“Building

Fire

Board

Appeals”

and

the

lines

suggesting

the

City

Clerk

and

City

Attorney

report

the

City

Manager

(rather

than

the

City

Council)

seem

little

misleading.

Item 12. Acceptance of the National Highway Traffic Safety Administration

(NHTSA)

Illegal

Passing

Stopped

School

Buses-High

Visibility

Enforcement

Pilot

Project
On agenda packet page 12-5, under “Reporting,” Attachment B says “ A deployment report template

attached
.”

But

not.

Seeing what the City is being asked to report would clarify what the City is expected to do in fulfillment

the

grant.

Item 13. Ordinance No. 2025-1: Granting Non-Exclusive Commercial Solid

Waste

Franchise

Agreements
The proposed ordinance refers in at least four places (pages 13-76 through 13-79) to an attached

Exhibit

“A,”

but

attachment

included.

assume

the

same

the

attachment

the

preceding

resolution.

Will

attached

ordinance

when

archived?
Also, at the end of Section 1 (page 13-76) the ordinance refers to “ The Franchisees' continuing obligations

pursuant

Section

23(J)

(Continuing

Obligations)

the

2017

Franchise

Agreement.
”

these

new

franchisees

have

continuing

obligations

under

agreement

they

were

not

party

to?

Item 14. Resolution No. 2025-8: Amending the Schedule of Rents, Fines

and

Fees

Provide

Pass-Through

Credit

Card

Transaction

Fee

Charged

Third

Parties

Directly

the

Consumer
Not fully understanding how credit card transactions work, I am unable to understand what is being

proposed

what

the

language

adopted

(on

page

14-9)

means.

487
February 11, 2025, City Council agenda comments - Jim Mosher Page 3 of 4 I assume that when the City charges someone, say, $100, and the customer offers to pay the $100

credit

card,

the

City

receives

less

than

$100

due

processing

fees

charged

the

City.

Since Item 14 on April 23, 2024, staff has been authorized to correct for this by adding a 2.85% surcharge to the bill. In other words, if the bill was $100, the customer offering to pay by credit card

would

asked

pay

$102.85.

The present staff report indicates the transactions are not all the same, and the actual fee may be

less

than

2.85%

(although

doesn’t

say

how

much

less

might

be).

I suspect staff is seeking permission to adjust the surcharge to reflect the actual transaction charges

expected

particular

credit

call

billing

(assuming

the

City

knows

advance

what

the

charge

will

be?),

and

this

will

reflected

the

amount

the

customer

asked

pay

(as

the

example

above,

but

with

number

different

from

2.85%)
However, the proposed language I see on page 14-9 says “ 2.85%, or pass-through, as applicable
”

with

footnote

reading

“
When

the

City

charged

for

processing

the

credit

card

transaction,

the

City's

fee

the

customer

2.85%

offset

the

cost

the

City.

When

the

customer

charged

directly

process

the

transaction,

the

fee

pass

through

directly

the

customer
.”
Both the meaning and intent of this is baffling to me. Doesn’t the staff report indicate the City is always charged a processing fee, so the surcharge would

always

2.85%

regardless

varying

fees?

How

does

this

address

the

problem

stated

the

staff

report

varying

fees?
And what does the second sentence mean? Under what circumstances is the customer, rather than

the

City,

charged

“to

process

the

transaction”?

How

that

charge

“passed

through”?

Why

would

the

City

charging

the

customer

“convenience

fee”

equal

cost

penalty

the

customer

privately

paying

their

creditor?

And what happens if there are charges borne by both the City and the customer? Which sentence

prevails.

If the intent is that “a convenience fee will be added to the bill so that the net payment received by

the

City

(after

correcting

for

third-party

processing

charges)

will

equal

the

amount

owed,”

would

seem

best

simply

say

that.

Even then, if every credit card customer may be charged a different convenience fee percentage,

will

any

them

know

advance

what

their

percentage

is?

they

have

try

pay

credit

card

discover

what

their

bill

will

be?
I am also puzzled why, under “Noticing” on page 14-3, entities such as Southern California Edison,

Southern

California

Gas

Company,

and

AT&T

were

singled

out

for

mailed

notices.

While

appreciate

that

many

residents

Newport

Beach

make

private

payments

them

credit

card,

this

action

would

not

seem

relevant

that.

those

utilities

make

payments

the

City

credit

card?

488
February 11, 2025, City Council agenda comments - Jim Mosher Page 4 of 4 Finally, under “Fiscal Impact,” the report says “ In fiscal year 2024, the City incurred approximately

$2.1

million

credit

card

processing

fees
.”

Has

this

number

been

corrected

reflect

any

recovery

resulting

from

the

2.85%

surcharge

authorized

April

23,

2024?

Should the present action not be taken, what would be the net annual processing cost to the City

just

the

fixed

2.85%

surcharge

credit

card

payments

were

fully

implemented?

Item 15. Resolution No. 2025-9: Approving a Request to Waive City Council

Policy

L-2,

Driveway

Approaches,

and

Coastal

Development

Permit

for

Duplex

3601

Lake

Avenue

Page 15 ends

not

hyphenated.

Page 15 ends

and

findings

Exhibit

"A"
”

(as

well

subject

the

conditions

Exhibit

B).

Page 15 ends

its

adoption
”

does

not

seem

accurate,

least

with

respect

the

validity

the

CDP.

This

property

appears

the

California

Coastal

Commission’s

appeal

area,

and

such,

the

CDP

does

not

become

effective

until

the

City

has

reported

its

action

the

CCC

and

the

deadline

for

filing

appeal

them

has

expired.

Page 15 ends

from

the

established

grade,
”

since

Table

1 on

page

15-4

says

the

highest

point

28’

8”.

Page 15 ends

referenced

the

preceding

Fact

C.2.

Item 16. Employment Agreement for City of Newport Beach Police Chief
The staff report refers to NBMC Section 2.24.100 (Selection of Fire and Police Chiefs), which says, among other things, that “ The City Manager shall appoint a member, or members, of the Board

serve

qualifications

appraisal

panel

within

the

qualifications

appraisal

process
”
(where “Board” refers to the City’s Civil Service Board). As best I can tell, neither the staff report nor the Agreement indicate if this happened, and if it did, which CSB members served on the qualifications

appraisal

panel.

The report also does not explain why staff is proposing a delayed effective date of February 22. Also, the Exhibit A (Police Chief Job Description) provided on page 16-20 is dated more than two

years

ago.

Are

the

salary

ranges

printed

still

current?

489

14-1

NEWPORT BEACH

City Council Staff Report

COUNCIL STAFF REPORT

CITY OF

February 11, 2025
Agenda Item No. 14
ABSTRACT:

The City of Newport Beach has expanded online payment options across departments, leading to increased credit card usage, which incurs processing fees paid to credit card companies, payment vendors, and banks. A variety of payment methods, including cash, check, credit card, ACH, a nd e -check, are accepted for services such as utility bills, permits, and fines. To recover service costs, the City Council previously approved a

2.85% credit card convenience fee, but processing fees vary due to different card types, third-party vendors, and payment platforms. With 10 different merchant processors charging varying rates, the City seeks flexibility to pass through actual processing costs.

Customers who opt out of the pass-through fee can pay via ACH or e-check, with the City continuing to cover those transaction costs.

RECOMMENDATIONS:
a) Conduct a public hearing;
b) Determine this action is exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because this action will not result in a physical change to the environment, directly or indirectly; and
c) Adopt Resolution No. 2025-8, A Resolution of the City Council of the City of Newport Beach, California, Amending the Schedule of Rents, Fines and Fees to Provide a Pass-Through of Credit Card Transaction Fee Charged by Third Parties Directly to the Consumer.

DISCUSSION:

To provide more convenient and efficient payment options for the City’s customers, online payment opportunities have expanded across various City depart ments. As a result, the City has seen an increase in customer payments made via credit card.

TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Jason Al-Imam, Finance Director/Treasurer - 949-644-3126, [email protected]
PREPARED BY: Jessica Kan, Revenue Manager – 949-644-3153, [email protected]
TITLE: Resolution No. 2025-8: A Resolution of the City Council of the City of Newport Beach, California, Amending the Schedule of Rents, Fines and Fees to Provide a Pass-Through of Credit Card Transaction Fee Charged by Third Parties Directly to the Consumer
490
Amending the Schedule of Rents, Fines and Fees to Provide a Pass-Through of Credit Card Transaction Fee Charged by Third Parties Directly to the Consumer February 11, 2025

Page 2 ends

14-2
While credit card payments offer multiple benefits to both the City and its customers — such as convenience and improved efficiency —the City is responsible for payi ng fees associated with each credit card transaction. These fees are paid to credit card companies, the City’s payment processing vendor, and the bank that handles the transactions.

The City currently offers a wide range of payment options across departments, including the Community Development Department, Finance Department, Recreation & Senior Services, Police Department, and Library, among others. These options cover services such as utility bills, business licenses, permit fees, parking tickets, citations, and tax payments. Payment methods accepted at City Hall and satellite locations include cash, check, and credit card, while online payment methods include credit card, ACH, and e-check.

The City’s Schedule of Rents, Fines, and Fees (SRFF) generally includes cost-of-service fees designed to recover expenses associated with providing specific services.

Previously, the City Council approved a 2.85% credit card convenience fee for online payments, based on a review of credit card fees incurred from online utility payments.

However, credit card processing fees vary due to several factors. For example, the City utilizes 10 different merchant card processors, each charging different rates. Fees also vary depending on the credit card type —such as rewards, corpo rate, or premium cards—since certain cards carry higher interchange fees. Additionally, different departments use various third-party platforms for payment processing, each with unique cost structures that impact fees.

As a result, the City requires flexi bility to pass through the actual costs incurred by the payment processor. For online payments, if a customer chooses not to pay the pass-through fee set by the third -party vendor, they will have the option to pay via ACH or e-check. In these cases, the C ity will continue to absorb the associated processing costs for ACH and e-check transactions.

FISCAL IMPACT:

In fiscal year 2024, the City incurred approximately $2.1 million in credit card processing fees. The introduction of the pass -through fee is projected to achieve full cost recovery for the City's credit card transaction fees over the course of several years through a phased implementation of various departments and third-party payment processors .

Under the proposed fee structure, the City will fully recover these costs over time, thereby redirecting resources to support other public services and programs.

ENVIRONMENTAL REVIEW:

Staff recommends the City Council find this action is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly. 491
Amending the Schedule of Rents, Fines and Fees to Provide a Pass-Through of Credit Card Transaction Fee Charged by Third Parties Directly to the Consumer February 11, 2025

Page 3 ends

14-3

NOTICING:

The agenda item has been noticed according to Government Code Sections 66018(a) and 6062a (publis hed for 10 days, on two publication dates separated by at least five dates between them: notices were published on January 30, 2025, and February 6, 2025); Government Code Sections 66016(a) (a notice mailed at least 14 days prior to the meeting to any interested party who files a written request: notices were mailed to Building Industry Association of Southern California, Southern California Edison, Southern California Gas Company, and AT&T on January 27, 2025); and the Brown Act (72 hours in advance of the meeting at which the City Council considers the item).

ATTACHMENTS:

Attachment A – Resolution No. 2025-8
Attachment B – Exhibit 1 to Resolution No. 2025-8 (SRFF, All Departments, item no. 9, “Credit Card Convenience Fee,” and corresponding comment “[e].”)

492
Attachment A
Resolution No. 2025-8: A Resolution of the City Council of the City of Newport Beach, California, Amending the Schedule of Rents, Fines and Fees to Provide a Pass-Through of Credit Card Transaction Fee Charged by Third Parties Directly to the Consumer 14-4
493
14-5
8 494
14-6
495
14-7
496

Attachment B
Exhibit 1 – SRFF, All Departments, item no. 9, “Credit Card Convenience Fee,” and corresponding comment “[e].”

14-8
497
14-9
498

On the Agenda: February 11 City Council Meeting
The next meeting of the Newport Beach City Council will be on Tuesday, February 11 at 4 p.m. The full agenda is available here.

Agenda items include:
• A proposal to reduce flashy fuels and restore habitat in Buck Gully reserve. The $425,000, 8 -year agreement with the Irvine Ranch Conservancy would: replace flammable, non -native, annual vegetation with non-flammable cacti; replace flammable, annual vegetati on with less flammable coastal sage scrub/grassland vegetation; eliminate invasive artichoke thistle; and create habitats for the California Gnatcatcher and Coastal Cactus Wren. • Consideration of awarding non -exclusive commercial solid waste franchises to BC Hauling and Demolition, California Waste Services LLC, and Tim Greenleaf Engineering. Following a public hearing, the City Council will consider an ordinance granting franchises to these entities. • A resolution that would allow credit card fees charged by third parties for City-related transactions to be paid directly by the consumer. The City accepts a variety of payment methods, including cash, check, credit card, ACH electronic transfers, and e-check for services such as utility bills, permits and fines. The City currently charges a 2.85% credit card convenience fee; however, processing fees vary due to different card types, third -party vendors, and payment platforms. Therefore, the City seeks to pass through actual processing costs. Customers can avoid credit card fees by paying via e-check or ACH electronic transfer.
• Consideration of a request to waive City Council Policy L -2 (driveway approaches), and approve a coastal development permit for a duplex at 3601 Lake Ave. The action would waive Policy L-2, which generally requires vehicular access for new residential developments adjoining an alley to be taken from the alley. However, due to an above -ground utility in the alley that cannot be relocated, the proposed duplex would provide alternate vehicular access. The applicant, Brandon Architects, also requests a coasta l development permit to allow demolition of a single -unit dwelling and the construction of a new 4,218-square-foot duplex.

VIEW THE FULL AGENDA >>

499
February 11, 2025, City Council Agenda Comments
The following comments on items on the Newport Beach City Council agenda are submitted by:

Jim Mosher ( [email protected] ), 2210 Private Road, Newport Beach 92660 (949-548-6229) Item VII. MATTERS WHICH COUNCILMEMBERS HAVE ASKED TO BE

PLACED ON A FUTURE AGENDA
The matter presented here is development of a proposal to restructure the City’s Aviation Committee. While that committee might well benefit from a restructuring, it should be noted that the root cause of its current dysfunction is not its current structure, but a failure to work within it.

That includes not filling vacancies and having last met on July 15, 2024.

Item 1. Minutes for the January 28, 2025 City Council Meeting The passage shown in italics below is from the draft minutes with a suggested correction shown in strikeout underline format. The page number refers to Volume 66.

Page 251 ends

Received After Agenda Printed
February 11, 2025
Written Comments
500
February 11, 2025, City Council agenda comments - Jim Mosher Page 2 of 4 Item 4. East Coast Highway and San Miguel Drive Pavement Rehabilitation

and

Evening

Canyon

Road

Drainage

Improvements

–

Notice

Completion

for

Contract

No.

8925-2

(23R11)
The Location Maps do not appear to include the “ pavement rehabilitation work at the intersections

Jamboree

Road

Bristol

Street

North

and

South
”

added

change

order.

Item 11. Financial Statement Audit Results and Related Communication

for

the

Fiscal

Year

Ended

June

30,

2024
As I commented to the Finance Committee at their meeting on January 23rd, the statement near the

top

page

11-17

that

Newport

Beach

has

“21-square-mile

harbor”

seems

suspect.

“Building

Fire

Board

Appeals”

and

the

lines

suggesting

the

City

Clerk

and

City

Attorney

report

the

City

Manager

(rather

than

the

City

Council)

seem

little

misleading.

Item 12. Acceptance of the National Highway Traffic Safety Administration

(NHTSA)

Illegal

Passing

Stopped

School

Buses-High

Visibility

Enforcement

Pilot

Project
On agenda packet page 12-5, under “Reporting,” Attachment B says “ A deployment report template

attached
.”

But

not.

Seeing what the City is being asked to report would clarify what the City is expected to do in fulfillment

the

grant.

Item 13. Ordinance No. 2025-1: Granting Non-Exclusive Commercial Solid

Waste

Franchise

Agreements
The proposed ordinance refers in at least four places (pages 13-76 through 13-79) to an attached

Exhibit

“A,”

but

attachment

included.

assume

the

same

the

attachment

the

preceding

resolution.

Will

attached

ordinance

when

archived?
Also, at the end of Section 1 (page 13-76) the ordinance refers to “ The Franchisees' continuing obligations

pursuant

Section

23(J)

(Continuing

Obligations)

the

2017

Franchise

Agreement.
”

these

new

franchisees

have

continuing

obligations

under

agreement

they

were

not

party

to?

Item 14. Resolution No. 2025-8: Amending the Schedule of Rents, Fines

and

Fees

Provide

Pass-Through

Credit

Card

Transaction

Fee

Charged

Third

Parties

Directly

the

Consumer
Not fully understanding how credit card transactions work, I am unable to understand what is being

proposed

what

the

language

adopted

(on

page

14-9)

means.

501
February 11, 2025, City Council agenda comments - Jim Mosher Page 3 of 4 I assume that when the City charges someone, say, $100, and the customer offers to pay the $100

credit

card,

the

City

receives

less

than

$100

due

processing

fees

charged

the

City.

would

asked

pay

$102.85.

The present staff report indicates the transactions are not all the same, and the actual fee may be

less

than

2.85%

(although

doesn’t

say

how

much

less

might

be).

I suspect staff is seeking permission to adjust the surcharge to reflect the actual transaction charges

expected

particular

credit

call

billing

(assuming

the

City

knows

advance

what

the

charge

will

be?),

and

this

will

reflected

the

amount

the

customer

asked

pay

(as

the

example

above,

but

with

number

different

from

2.85%)
However, the proposed language I see on page 14-9 says “ 2.85%, or pass-through, as applicable
”

with

footnote

reading

“
When

the

City

charged

for

processing

the

credit

card

transaction,

the

City's

fee

the

customer

2.85%

offset

the

cost

the

City.

When

the

customer

charged

directly

process

the

transaction,

the

fee

pass

through

directly

the

customer
.”
Both the meaning and intent of this is baffling to me. Doesn’t the staff report indicate the City is always charged a processing fee, so the surcharge would

always

2.85%

regardless

varying

fees?

How

does

this

address

the

problem

stated

the

staff

report

varying

fees?
And what does the second sentence mean? Under what circumstances is the customer, rather than

the

City,

charged

“to

process

the

transaction”?

How

that

charge

“passed

through”?

Why

would

the

City

charging

the

customer

“convenience

fee”

equal

cost

penalty

the

customer

privately

paying

their

creditor?

And what happens if there are charges borne by both the City and the customer? Which sentence

prevails.

If the intent is that “a convenience fee will be added to the bill so that the net payment received by

the

City

(after

correcting

for

third-party

processing

charges)

will

equal

the

amount

owed,”

would

seem

best

simply

say

that.

Even then, if every credit card customer may be charged a different convenience fee percentage,

will

any

them

know

advance

what

their

percentage

is?

they

have

try

pay

credit

card

discover

what

their

bill

will

be?
I am also puzzled why, under “Noticing” on page 14-3, entities such as Southern California Edison,

Southern

California

Gas

Company,

and

AT&T

were

singled

out

for

mailed

notices.

While

appreciate

that

many

residents

Newport

Beach

make

private

payments

them

credit

card,

this

action

would

not

seem

relevant

that.

those

utilities

make

payments

the

City

credit

card?

502
February 11, 2025, City Council agenda comments - Jim Mosher Page 4 of 4 Finally, under “Fiscal Impact,” the report says “ In fiscal year 2024, the City incurred approximately

$2.1

million

credit

card

processing

fees
.”

Has

this

number

been

corrected

reflect

any

recovery

resulting

from

the

2.85%

surcharge

authorized

April

23,

2024?

Should the present action not be taken, what would be the net annual processing cost to the City

just

the

fixed

2.85%

surcharge

credit

card

payments

were

fully

implemented?

Item 15. Resolution No. 2025-9: Approving a Request to Waive City Council

Policy

L-2,

Driveway

Approaches,

and

Coastal

Development

Permit

for

Duplex

3601

Lake

Avenue

Page 15 ends

not

hyphenated.

Page 15 ends

and

findings

Exhibit

"A"
”

(as

well

subject

the

conditions

Exhibit

B).

Page 15 ends

its

adoption
”

does

not

seem

accurate,

least

with

respect

the

validity

the

CDP.

This

property

appears

the

California

Coastal

Commission’s

appeal

area,

and

such,

the

CDP

does

not

become

effective

until

the

City

has

reported

its

action

the

CCC

and

the

deadline

for

filing

appeal

them

has

expired.

Page 15 ends

from

the

established

grade,
”

since

Table

1 on

page

15-4

says

the

highest

point

28’

8”.

Page 15 ends

referenced

the

preceding

Fact

C.2.

serve

qualifications

appraisal

panel

within

the

qualifications

appraisal

panel.

The report also does not explain why staff is proposing a delayed effective date of February 22. Also, the Exhibit A (Police Chief Job Description) provided on page 16-20 is dated more than two

years

ago.

Are

the

salary

ranges

printed

still

current?

503

15-1

NEWPORT BEACH

City Council Staff Report

COUNCIL STAFF REPORT

CITY OF

February 11, 2025
Agenda Item No. 15
ABSTRACT:

For the City Council’s consideration is a request for a waiver of City Council Policy L -2, Driveway Approaches, in conjunction with the construction of a new duplex. Policy L -2 generally requires vehicular access for new residential developments adjoining an alley to be taken from the alley. However, due to an above-ground utility in the alley that cannot be relocated, the proposed duplex provides vehicular access to Unit A via 36th Street through an existing street curb opening.

The applicant, Brandon Architects, also requests a Coastal Development Permit (CDP) to allow the demolition of a single -unit dwelling and the construction of a new 4, 218-square-foot duplex, which includes 999 square feet of garage space with a two -car garage for each unit.

RECOMMENDATIONS:

a) Conduct a public hearing;

b) Find this project exempt from the California Environmental Quality Act ( CEQA) pursuant to Section 15303 of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment; and

c) Adopt Resolution No. 2025-9, A Resolution of the City Council of the City of Newport Beach, California, Waiving City Council Policy L -2 (Driveway Approaches) and Approving a Coastal Development Permit to Demolish an Existing Single -Unit Dwelling and Construct a New Duplex Located at 3601 Lake Avenue (PA2024-0105).

DISCUSSION:

The 3,599-square-foot subject property is located on the Balboa Peninsula, at the corner of 36th Street and Lake Avenue (Property). 36th Street is a one-way street. It has red curb along the northern side prohibiting on-street parking while on-street parking is allowed intermittently on the southern side.

TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Seimone Jurjis, Assistant City Manager/Community Development Director - 949-644-3232, [email protected]
PREPARED BY: Jerry Arregui, Assistant Planner - 949-644-3249, [email protected]
TITLE: Resolution No. 2025-9: Approving a Request to Waive City Council Policy L -2, Driveway Approaches , and a Coastal Development Permit for a Duplex at 3601 Lake Avenue
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The Property is located on the red-curb side of 36th Street. The Property is square shaped and abuts a 10-foot-wide alley. The Property is developed with a two -story, single-unit dwelling, with an attached two -car garage. The existing garage takes vehicular access from 36th Street, as shown below in Figure 1, due to an above ground utility (power pole) in the alley that restricts vehicular access.

Figure 1: Existing Development

The applicant requests a CDP to demolish the existing single-unit dwelling and construct a new, three-story, 4,218-square-foot duplex with 999 square feet of garage space . The duplex is designed so Unit A will take vehicular access from 36 th Street, through the existing street curb opening, and Unit B will take vehicular access from the alley. The applicant requests a waiver of City Council Policy L-2 to retain the vehicular access from 36th Street through the existing curb opening (Project)

City Council Policy L-2 Waiver
City Council Policy L-2 (Attachment B) is intended to minimize both the number and width of driveway openings, to preserve on -street parking, and to reduce the points of traffic conflict. The policy requires residential properties that abut an alley to take vehicular access from the alley. City Council Policy L -2 has an exception to maintain access from the street, subject to one of the following conditions:
 A new curb opening from the street shall be permitted where existing utility conditions, that cannot be removed/relocated, prevent alley access and one additional covered non -tandem off -street parking space beyond code required amount is being provided; or
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Approving a Request to Waive City Council Policy L-2, Driveway Approaches, and a Coastal Development Permit for a Duplex at 3601 Lake Avenue February 11, 2025

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 An existing curb opening can be maintained or relocated when one additional covered non -tandem off -street parking space beyond code -required amount is provided, and no loss of on-street parking is proposed.

The Project will redevelop the Property from a single-unit dwelling to a duplex . The increase in the number of dwelling units requires the applicant to provide additional off-street parking beyond what is currently provided. The Project includes two, two -car, garages to satisfy code requirements. While the Project does not provide the additional space as prescribed in the exception to Council Policy L -2, the Applicant is complying with the policy to the greatest extent feasible . The Project is designed so that new vehicular access is taken from th e alley, consistent with the policy. However, to provide the additional parking space required by the exception to the policy would likely require an additional curb opening or an even larger curb opening than what is currently existing and would be directly inconsistent with Council Policy L-2.

While removing the power pole would unencumber vehicular access to the Property and allow for a design compliant with Council Policy L -2, removal of the power pole is infeasible. As detailed in the Applicant’s Requ est (Attachment C), removal of the power pole would require work beyond simply undergrounding the immediate power pole. The Applicant would need to also underground a second power pole and utility vaults, which would require approximately 500 feet of extensive trenching with subsequent dewatering of the alley during such work. It would also require the Applicant to underground utilities for four nearby homes and install new electrical panels on each home. This additional scope would cause an extreme financial burden to the Applicant and presents logistical issues. Therefore, the applicant requests a waiver of Council Policy L-2.

As proposed, the Project does not result in a loss of existing on -street parking spaces , because the existing two -car garage is currently accessed from 36 th Street and the two-car garage for Unit A will remain in the same location. The Project does not allow the creation of new on-street parking spaces, as a red curb, shown below in Figure 2, exists on the entire northern side of 36th Street and parking is not allowed.

Figure 2: Oblique Arial Image of Property, 2022
Subject Property
Red Curb along 36th Street
Power Pole
Existing Curb Opening
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There are other properties within the vicinity of the Project developed with the similar condition of vehicular access taken from the adjoining street rather than the alley. These properties will be required to comply with Council Policy L-2 when redeveloped, furthering the intent of Council Policy L-2 within the area. It is notable that no other properties appear to have the same power pole constraint as the project Property.

Coastal Development Permit
The Property is located within the Coastal Zone and requires a CDP. Pursuant to Section 21.52.15(F) of the Newport Beach Municipal Code (NBMC), the review authority may approve or conditionally approve a CDP, only after first finding that the proposed development:

1. Conforms to all applicable sections of the certified Local Coastal Program (e.g . development standards, no impacts to public views, natural resources, etc.); and

2. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone.

The Property is categorized as Two Unit Residential (RT) by the Land Use Element of the General Plan and as Two Unit Residential – 30.0-39.9 DU/AC (RT-E) by the Coastal Land Use Plan (CLUP). The Property is located within the Two -Unit Residential (R -2) Zoning District and Coastal Zoning District.

Duplexes are a permitted use under these land use designations. The Project complies with all applicable development standards of the R-2 Zoning and Coastal Zoning Districts as illustrated in Table 1 below.

Table 1: Development Standards
Development Feature Required Proposed
Setbacks (min.)
Front (Lake Ave)
Front (36th Street)
Right Side (North)
Rear (Alley)

3’
5’
4’
5’

3’
5’
4’
5’
Height (max.)
Flat
Sloped

24’
29’

24’
28’-8”’
Open Space (min.) 398 sq. ft. 430 sq. ft.
3rd Floor Area (max.) 398 sq. ft. 388 sq. ft.

Floor Area Limit (max.) 5,308 sq. ft. 5,217 sq. ft.

Parking (min.) 4 spaces (2 per unit) 4 spaces (2 per unit)

A full set of plans is available as Attachment D.
507
Approving a Request to Waive City Council Policy L-2, Driveway Approaches, and a Coastal Development Permit for a Duplex at 3601 Lake Avenue February 11, 2025

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Section 21.40.070(B) of the NBMC requires that new developments on lots with alley access be designed to take on -site parking access from the abutting alley. Exceptions are allowed if the alley is too narrow to provide sufficient maneuvering space or if accessing the site from an abutting street does not eliminate existing on-street parking or prevent the creation of new on-street parking by closing existing curb openings.

The Project provides vehicular access from the alley to the maximum extent feasible, as the power pole in the alley obstructs vehicular access to both garages. The Project does not result in a loss of existing on -street parking, as the existing garage is currently accessed from 36th Street through a curb opening and the proposed garage for Unit A will use the same curb opening. Furthermore, no new on-street parking will be created, due to the red curb prohibiting parking along the entire north side of 36th Street.

The Property is not located between the nearest public road and the sea or shoreline, nor does it interfere with any existing access to the coast ; therefore, it is not necessary to evaluate consistency with the public access and public recreation policies of Chapter 3 of the Coastal Act.

While the Zoning Administrator is the review authority for CDPs, Table 21.50-1 (Role of Review Authority) of the NBMC, Footnote 6 requires that applications with multiple discretionary applications be approved by the highest review authority. Since the Applicant also requests a waiver of Council Policy L -2, which can only be approved by the City Council, both the CDP and waiver must be approved by the City Council.

FISCAL IMPACT:

There is no fiscal impact related to this item.

ENVIRONMENTAL REVIEW:

Staff recommends the City Council find this project exempt from the Califor nia Environmental Quality Act ( CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment.

Class 3 exempts the demolition of up to three single-unit dwellings and additions of up to 10,000 square feet to existing structures. The Project demolishes an existing single-unit dwelling and constructs a new duplex within a developed neighborhood. Therefore, the Class 3 exemption is applicable.

There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use of this exemption. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource.
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NOTICING:

Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights -of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing , consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website.

ATTACHMENTS:

Attachment A – Resolution No. 2025-9 and Findings
Attachment B – City Council Policy L-2
Attachment C – Applicant’s Request
Attachment D – Project Plans
509
Attachment A
Resolution No. 2025-9
and Findings
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15-8
9 511
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15-11
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15-12
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Attachment B
City Council Policy L-2

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L-2

1 DRIVEWAY APPROACHES
General

A. An encroachment permit shall be required prior to any driveway construction within the street right- of-way. All construction shall conform with the Standard Plans and Specifications of the City of Newport Beach , which may be amended from time-to-time. Brick, textured concrete or flat stone surfacing may be used subject to Public Works Department approval. Such brick, textured concrete or flat stone surfacing may not be used on Bayside Drive.

B. The number and width of driveway openings shall be kept to a minimum allowed by City standards so as to preserve on -street parking and to reduce the points of traffic conflict.

C. The term “Curb Opening“ shall mean the total width of the approach including the slope distances on the curb. The term ”Approach Bottom“ shall mean the total width of the approach less the slope distances on the curbs.

D. Curb openings shall not be constructed closer than five (5) feet to the beginning of the curvature of a curb return, crosswalk, fire hydrant, traffic signal/street light, utility pole/ anchor/ pedestal or trees, unless approved by the Public Works Department.

E. The entire curb opening shall be within the prolongation of th e property lines except when cross easements provide for a common driveway along the mutual property line.

F. No permit shall be issued for driveways on Clubhouse Drive, Glen Drive, Balboa Island or on the ocean side of Ocean Boulevard without City Council ap proval.

No curb openings shall be permitted on Ocean Boulevard when access is available from an existing alley, street or improved private roadway.

G. No permit shall be issued if the driveway encroaches on a crosswalk area.

H. No permit shall be issued if the driveway construction requires the relocation of any public facility such as fire hydrants utility pole/ anchor/ pedestal, street tree, vault, vent pipes, or street lights without prior written approved of the Public Works Department and a deposit has been made to cover the cost of relocation.

The property owner shall pay all costs for the relocation of any public facilities.

J. No permit shall be issued unless the applicant agrees to remove any existing driveway opening that is or will be abandoned, and reconstruct curb, gutter and sidewalk (if applicable) to City Standards at no cost to the City. 15-22
525
L-2

2 K. Where practical, difficulties or hardships may result from the strict application of this policy, minor dimension al variances may be granted with prior written approval of the Public Works Director.

L. Nothing herein shall be construed as preventing any person from appealing to the City Council for relief from the applications of this policy.

M. No building permit shall be issued on a parcel whose access requires City Council review for an encroachment permit on public property, until said encroachment permit has been issued.

Residential Zones and Residential Uses - Special Requirements A. The width of the driveway approach bo ttom shall not exceed twenty ( 20) feet except when the driveway is to serve an enclosed three (3) or four (4) car garage, in which case the driveway approach bottom may be increased to twenty-five (25) feet or thirty-two (32) feet, respectively.

B. One (1) additional curb opening may be permitted to a single parcel subject to the following conditions:

1. The total width for all openings shall not exceed fifty percent (50%) of the total frontage of the parcel; and

2. The curb openings shall be separated by at least twenty (20) feet to retain maximum street parking.

C. For new developments, proposed new street curb openings or retention of existing street curb openings shall not be permitted for residential property which abuts an alley. All vehicle access shall be from the alley.

An exception may be made in the case of corner lots where the street on which the proposed new or existing curb opening is not located on an arterial street and the street frontage is available for the full depth of the lot, subject to the one of the following conditions:

1. A new curb opening from the street shall be permitted where existing utility conditions, that cannot be removed/relocated, prevent alley access and one (1) additional covered non-tandem off-street parking space beyond code required amount is being provided. The proposed new curb opening shall be located to maximize the remaining on-street parking; or 15-23
526
L-2

3 2. An existing curb opening can be maintained or relocated when one (1) additional covered non -tandem off- street parking spaces beyond code required amount is being provided and no loss of on -street parking is proposed.

In no case shall there be more than one (1) street curb opening on a residential property that abuts an alley.

D. Driveway grades must not exceed the listed applicable maximum slope depending on application. Driveways to lowered or entrances to subterranean parking must rise above the flood level or a minimum of six (6) inches above the flow line of the street or alley, whichever is greater, before transitioning to a downward slope. Slope transitions shall be a minimum of five (5) feet in length and the change of slope cannot exceed eleven percent (11%).

Driveways providing only parking access
– Fifteen percent (15%) maximum slope.

Must have access directly from garage into residence.

Driveways providing vehicle and pedestrian access – Eight percent (8%) maximum slope.

Driveways providing required parking spaces on the driveway itself – Five percent (5%) maximum slope.

Minor variations from the listed maximum slopes and slope changes may be granted by the Public Works Director when unusual site conditions are encountered.

Commercial Uses
A. The width of the driveway approach bottom shall not exceed thirty-five (35) feet.

B. The total width of all driveways shall not exceed fifty (50%) of the frontage of the parcel.

C. Commercial driveway approaches may use a curb return design with a maximum curb radius of twenty- five (25) feet and a driveway approach bottom of greater than thirty-five (35) feet if the following conditions are satisfied:

1. The driveway serves as an entrance to a parking area or structure for 200 or more vehicles.
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L-2

4 2. The number of driveways serving the parcel are at a minimum.

D. The curb return commercial driveway approach may incorporate a divided exit and entrance if the separation structure (median island) is continued on -site in such a manner as to provide proper traffic design.

Closure of Abandoned Driveway Approaches By City
The City may close any abandoned driveway approaches at locations where two (2) or more of the following criteria exist:

A. The abandoned driveway approach is adjacent to a parcel of property where redevelopment and possible subsequent closure of the approach is not believed imminent;
B. The driveway approach is at a location where there is a shortage of available on - street parking;
C. The removal of the driveway approach is needed for safe pedestrian and/or bicycle passage;
D. The closure of the aba ndoned driveway approach benefits not so much to the property owner as the pedestrian and vehicular traffic in the area; E. The parcel is adjacent to and can take access from a public alley.

When in the opinion of the Public Works Department, a curb cut or abandoned driveway approach should be closed, and the adjoining property owner protests the closing, the protester shall be notified that he shall have two (2) weeks to appeal the staff decision to the City Council. That appeal must be in writing and may be filed through the mail. If an appeal is not made, the City shall proceed with the closure. If an appeal is made, a hearing shall be held by the City Council, and the decision of the Council shall be final.

History

(1966, 01/24) – L-2 - Adopted
(1968, 02/26) – L-2 – Amended
(1970, 03/09) – L-2 – Amended
(1972, 02/14) – L-2 - Reaffirmed
(1972, 07/24) – L-2 - Amended
(1977, 11/14) – L-2 – Amended
(1982, 10/12) – L-2 - Amended
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L-2

5 (1982, 10/25) – L-2 - Amended
(1987, 07/13) – L-2 - Amended
(1989, 11/27) – L-2 - Amended
(1992, 12/14) – L-2 - Amended
(1994, 01/24) – L-2 - Amended
(1996, 02/26) – L-2 - Amended
(2001, 05/08) – L-2 - Amended
(2006, 10/10) – L-2 - Amended
(2018, 08/14) – L-2 - Amended

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Attachment C
Applicant’s Request

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12/17/2024
City of Newport Beach – City Council

RE: 3601 Lake Ave., Newport Beach, CA 92663

Subject: Waiver of City Council Policy L-2

Formal Request for Waiver

Dear City Council Members,

As owners of the property at 3601 Lake Ave., Newport Beach, CA 92663, we are writing to formally request a waiver of City Council policy L-2. The facts and circumstances supporting this waiver are outlined below.

The proposed design aims to replace the current single-family home with two separate units. The existing driveway for one unit will remain unchanged, ensuring that there will be no loss of on-street parking or modification to the current curb.

Notably, the entire side of 36th St. is marked with a red curb, meaning that the closure of the driveway will not create new parking spaces due to existing restrictions.

Furthermore, there is a power pole and down wires located in the alley, obstructing garage access for one of the units. We have engaged with SCE, AT&T, and Spectrum to obtain estimates for the removal of the power pole and down wires. Despite our discussions with Assistant City Engineer Michael Sinacori, our request for removal was denied. We were informed that undergrounding the pole would need to coincide with the city’s planned utility construction in the alley. This involves additional work, including the removal of a second power pole, underground utility vaults, requiring approximately 500 feet of extensive trenching with subsequent dewatering of the alley during such work. In addition to the above it would require us to underground utilities for four existing homes, and installing new house panels to each of these homes. The financial burden of this scope of work, required by the city, is prohibitive for us.

Currently, the location of the power pole and associated down wires, does not permit the addition of an extra parking space. The pole is positioned centrally on the property, with one garage on either side, making it impossible to create additional parking due to the blockage caused by the pole.

In light of these circumstances, we respectfully request a waiver of the City Council policy L-2 to facilitate the proposed design and address the unique challenges we face.

Thank you for your consideration. We look forward to your response.

Sincerely,

Steven Bast, SARNS Intl LLC
John Christian, DDCFRJ Investments LP
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Attachment D
Project Plans
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OUTDOOR AREA SCHEDULE

NAME AREA COMMENTS

COVERED

UNIT A THIRD FLOOR

OUTDOOR COVERED
135 SF COVERED

UNIT B THIRD FLOOR

OUTDOOR COVERED
137 SF COVERED
272 SF

OPEN SPACE
UNIT B PORCH 79 SF OPEN SPACE
UNIT A PORCH 79 SF OPEN SPACE
TRASH 52 SF OPEN SPACE
UNIT B BALCONY 129 SF OPEN SPACE
UNIT A BALCONY 90 SF OPEN SPACE
429 SF
GRAND TOTAL 701 SF
LEGAL DESCRIPTION:

LOT INFORMATION:

ZONED: R-2 TWO-UNIT RESIDENTIAL
SITE AREA: 3,600 S.F.

BUILDABLE AREA: 52.04 x 51 = 2,654 S.F.

TOTAL ALOWABLE THIRD FLOOR AREA = 398.1 S.F.

EXISTING BUILDING INFORMATION:

EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED
EXISTING S.F. = 1,921 S.F. (3 BEDS. TTL.)
ZONING INFORMATION:

FRONT SETBACK ON 36TH STREET : 5 FT.

FRONT SETBACK ON LAVE AVENUE: 3 FT.

REAR (ALLEY) SETBACK: 5 FT.

RIGHT SETBACK: 4 FT.

APN: 048-281-19
LOT 12, PORTIONS OF LOT 11 & LOT 13 TRACT NO. 518, CITY OF

NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA
CODES: NBMC (NEWPORT BEACH MUNICIPAL CODE)
2022 CRC, 2022 CFC, 2022 CEC, AND 2022 CMC, 2022 CPC,
2022 CALGREEN, 2022 CAL. ENERGY CODE , 2021 ISPSC
OCCUPANT LOAD 2 UNITS
OCCUPANCY CLASSIFICATION R-3/U
OCCUPANCY SEPARATION (GARAGE) 1-HR.

FLOOR & FLOOR-CEILING N/A.

TYPE OF CONSTRUCTION VB - SPRINKLERED
FIRE SPRINKLER YES - NFPA-13D
HEIGHT 3 - LEVELS
FLOOR AREA REF. 7/T-1.0
ALLOWABLE BLDG. AREA (PER CBC TBL. 503) 5,308 S.F.

DIG ALERT: 1.800.227.2600
SOUTHERN CALIFORNIA EDISON: 1.714.895.0246
SOUTHERN CALIFORNIA GAS: 1.800.427.2000
CITY WATER & SEWER: 1.949.644.3011
PACIFIC BELL TELEPHONE: 1.800.750.2355

CITY OF NEWPORT BEACH
PUBLIC WORKS DEPT.: 1.949.644.3311
CITY OF NEWPORT BEACH PLANNING DEPT.:

GENERAL INFOMATION: 1.949.644.3200
ZONING INFORMATION: 1.949.644.3204
CITY OF NEWPORT BEACH BUILDING DEPT.:

GENERAL: 1.949.644.3275
PERMITS: 1.949.644.3288
INSPECTIONS: 1.949.644.3255
NEWPORT BEACH FIRE DEPARTMENT: 1.949.644.3106
ORANGE COUNTY HEALTH SERVICES: 1.714.834.3882
THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH ON THE BALBOA PENINSULA, SOUTH OF THE PACIFIC COAST HIGHWAY. THE LOT IS 3,599 S.F. AND IS 60 ’ WIDE X 60’, ZONED R-2 FOR TWO UNIT RESIDENTIAL. DEVELOPMENT OF THE PROPERTY WILL BE UNDER THE

JURISDICTION OF THE CITY OF NEWPORT BEACH AS WELL AS THE CALIFORNIA COASTAL COMMITTEE BY PROXY OF NEWPORT BEACH CDP REVIEW. THE PROPERTY CURRENTLY CONSISTS OF AN EXISTING HOME TO BE DEMOLISHED FOR THE NEW DEVELOPMENT. CLIENT PROPOSES TO BUILD TWO NEW ATTACHED SINGLE-FAMILY RESIDENCES APPX. 2,100 S.F. LIVING EACH WITH A 2-CAR GARAGE OF APPX. 500 S.F. (5,212 S.F. TOTAL) BUILT ON A SLAB ON GRADE FOUNDATION WITH TYPE V CONSTRUCTION (WOOD AND STEEL). THE PROGRAM MAY INCLUDE BUT NOT BE LIMITED TO THE FOLLOWING: (FIRST FLOOR) OPEN LIVING AREA WITH AN EAT-IN KITCHEN WITH ISLAND,

FAMILY NOOK/DINING, LIVING ROOM WITH FIREPLACE, POWDER ROOM, , (SECOND FLOOR) THE PRIMARY SUITE AND PRIMARY BATH, A WALK-IN CLOSET, 2 SECONDARY BEDROOM WITH ATTACHED BATH & WALK-IN CLOSETS, A LAUNDRY ROOM, (THIRD FLOOR) A FULL BATH, BONUS ROOM, ROOF/VIEW DECK WITH BBQ AREA, OUTDOOR DINING, ROOM FOR A SPA, FIRE PIT, COVERED CABANA.. THE EXTERIOR IMPROVEMENTS INCLUDE: A PATIO WITH FIRE PIT OR WATER FEATURE AND LANDSCAPE FEATURES. THE PROJECT WILL BE OF A ‘TRANSITIONAL STYLE ’ DESIGN, INCLUDING BUT NOT LIMITED TO THE FOLLOWING:

INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN ‘OPEN’ LIVING PLAN. THE EXTERIOR MATERIALS WILL CONSIST OF

SMOOTH STUCCO VENEER, COMPOSITE WOOD SIDING, NATURAL STONE VENEER, BRICK VENEER, STANDING SEAM METAL ROOFING, AND THE USE OF WOOD AND METAL ACCENT PRODUCTS.

T-1.0 TITLE SHEET
T-1.1 ARCHITECTURAL GENERAL NOTES
T-1.2 SUPPLEMENTAL DOC. & NOTES
T-1.3 CAL ENERGY MANDATORY REQUIREMENTS
T-1.4 CAL ENERGY MANDATORY REQUIREMENTS

SUR TOPOGRAPHIC SURVEY
A-0.0 ARCHITECTURAL SITE PLAN
A-0.1 SLAB EDGE PLAN
A-0.2 AREA PLANS AND GRADE PLANE EXHIBIT
C1 CIVIL TITLE SHEET
C2 PRECISE GRADING PLAN
C3 EROSION CONTROL PLAN
C4 GEOTECHNICAL NOTES
L-1 PLANTING PLAN
A-1.0 3D VIEWS
A-2.0 FIRST LEVEL FLOOR PLAN
A-2.1 SECOND LEVEL FLOOR PLAN
A-2.2 THIRD LEVEL FLOOR PLAN
A-2.3 FIRST LEVEL DIMENSION PLAN
A-2.4 SECOND LEVEL DIMENSION PLAN
A-2.5 THIRD LEVEL DIMENSION PLAN
A-3.0 ROOF PLAN
A-4.0 EXTERIOR ELEVATIONS
A-4.1 EXTERIOR ELEVATIONS
A-5.0 BUILDING SECTIONS
A-5.1 BUILDING SECTIONS
A-5.2 BUILDING SECTIONS
A-5.3 WALL SECTIONS
A-6.0 FIRST LEVEL REFLECTED CEILING PLAN
A-6.1 SECOND LEVEL REFLECTED CEILING PLAN
A-6.2 THIRD LEVEL REFLECTED CEILING PLAN
A-7.0 DOOR & WINDOW SCHEDULE
AD-1.0 STANDARD DETAILS
AD-2.0 DOOR AND WINDOWS DETAILS
AD-3.0 EAVES, RAKES, ROOFING, ETC.

AD-5.0 FIRE SEPERATION DETAILS
S-0.10 STRUCTURAL GENERAL NOTES AND REQUIREMENTS
S-0.11 STRUCTURAL GENERAL NOTES AND REQUIREMENTS Copy 1 S-0.20 STRUCTURAL DETIALS
S-1.0 FOUNDATION PLAN
S-2.0 1ST FLOOR FRAMING PLAN
S-3.0 2ND FLOOR FRAMING PLAN
S-4.0 ROOF FRAMING PLAN
SD-1.0 FOUNDATION DETAILS
SD-2.0 STRUCTURAL DETAILS
SD-3.0 STRUCTURAL DETAILS
SD-4.0 STRUCTURAL DETAILS
WSWH-1 STRONG WALL ANCHORING DETAILS
WSWH-2 STRONG WALL FRAMING DETAILS
E-1.1 FIRST LEVEL SCHEMATIC ELECTRICAL PLAN
E-1.2 SECOND LEVEL SCHEMATIC ELECTRICAL PLAN
E-1.3 THIRD LEVEL SCHEMATIC ELECTRICAL PLAN
T.24a T24 COMPLIANCE REPORT
T.24b T24 COMPLIANCE REPORT
T.24c T24 COMPLIANCE REPORT
T.24d T24 COMPLIANCE REPORT
< 5,308 MAX. SF.

FLOOD ZONE X MINIMAL
SITE
#3601 (UNIT A) AREAS:

LIVING TOTAL: 2121 SF
GARAGE TOTAL: 496 SF
TOTAL: 2617 SF
#3603 (UNIT B) AREAS:

LIVING TOTAL: 2097 SF
GARAGE TOTAL: 500 SF
TOTAL: 2597 SF

BUILDING AREA SCHEDULE

UNIT B LIVING
UNIT B FIRST FLOOR LIVING 706 SF
UNIT B SECOND FLOOR LIVING 1195 SF
UNIT B THIRD FLOOR LIVING 196 SF
TOTAL 2097 SF

UNIT B GARAGE
UNIT B 2- CAR GARAGE 500 SF
TOTAL 500 SF

UNIT A LIVING
UNIT A FIRST FLOOR LIVIING 707 SF
UNIT A SECOND FLOOR LIVING 1222 SF
UNIT A THIRD FLOOR LIVING 192 SF
TOTAL 2121 SF

UNIT A GARAGE
UNIT A 2- CAR GARAGE 499 SF
TOTAL 499 SF
GRAND TOTAL 5217 SF
TOTAL ALLOWABLE AREA (2 X BUILDABLE AREA)
TOTAL ALLOWABLE AREA: 2 X 2654 S.F. = 5,308 S.F. MAX.

PROPOSED: 5212 S.F.

OPEN VOLUME AREA REQUIRED (.15 x BUILDABLE AREA, 5'-0" DEPTH MIN. & 7'-6" HT. MIN.) OPEN VOLUME AREA REQUIRED: .15 X 2654 S.F. = 398.1 S.F. MIN.

PROPOSED: 430 S.F.

TOTAL ALLOWABLE THIRD FLOOR AREA (.15 x BUILDABLE AREA ) ALLOWABLE THIRD FLOOR AREA REQUIRED: .15 X 2654 S.F. = 398.1 S.F. MAX.

PROPOSED: 388 S.F.

TOTAL ALLOWABLE THIRD FLOOR AREA & COVERED DECK AREA (.5 x BUILDABLE AREA ) TOTAL ALLOWABLE THIRD FLOOR AREA & COVERED DECK AREA: .5 X 2654 S.F. = 1327 S.F. MAX.

PROPOSED: 350 S.F. COVERED + 388 S.F. THIRD FLOOR AREA = 738 S.F.

DATE

REVISIONS
OWNER INFORMATION:

PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4040
WWW.BRANDONARCHITECTS.COM

PROJECT CONTACT

THESE DOCUMENTS ARE THE PROPERTY OF BRANDON
ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED,

ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY

WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON
ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR

ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A

VIOLATION OF BRANDON ARCHITECTS EXPRESSED

COMMON LAW COPYRIGHT AND OTHER PROPERTY

RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL
LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT

TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT

OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED

PERMISSION BY BRANDON ARCHITECTS, WHO SHALL

THEN BE HELD HARMLESS AND ABSOLVED OF ANY

LIABILITY REGARDING ANY USE OF THESE DOCUMENTS

BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED
HEREON.

PROJECT ADDRESS:

SHEET LISTCODE INFORMATIONSITE INFORMATIONPROJECT STATISTICSDEFERRED SUBMITTALSPROJECT DESCRIPTION

VICINITY MAP SPECIAL INSPECTIONS AHJ NOTES AGENCIES & SERVICES PROJECT DIRECTORY 13 24
57 68
911
10 BRANDON

ARCHITECT

STRUCTURAL ENGINEER

INTERIOR DESIGNER

ENERGY CONSULTANT
BRANDON ARCHITECTS, INC.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
P: 714.454.4040
WWW.BRANDONARCHITECTS.COM
OWNER

CIVIL ENGINEER

LANDSCAPE DESIGNER

MEP CONSULTANT

GENERAL CONTRACTOR

GEOTECHNICAL ENGINEER

SURVEYOR
ARCHITECTS, INC.

BRANDON ARCHITECTS
11/15/2024 12:17:02 PM
11-15-24

TITLE SHEET

LAKE AVENUE DUPLEX
DDCFRJ INVESTMENTS, LLC.
4686 E. ONTARIO MILL PARKWAY
ONTARIO, CA 91764
P: 909.240.8823

CDP THIRD CHECK
3601 AND 3603 LAKE AVENUE,
NEWPORT BEACH, CA 92663
T-1.0

LAKE AVENUE DUPLEX
3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663
PA- 2014-0105

COLBY GALLAGHER
DDCFRJ INVESTMENTS, LLC.
4686 E. ONTARIO MILL PARKWAY
ONTARIO, CA 91764
P: 909.240.8823

MIKEN CONSTRUCTION

JOHN CHRISTIAN
4686 E. ONTARIO MILL PKWY.

ONTARIO, CA 91764
P: 909.373.6044

EGA CONSULTANTS, LLC

DAVE WORTHINGTON
375-C MONTE VISTA AVENUE
COSTA MESA, CALIFORNIA 92627
P: 949.642.9309
APEX LAND SURVEYING, INC.

PAUL CRAFT
HUNTINGTON BEACH, CA 02646
P: 714.488.5006
E: [email protected]
BRANDON ARCHITECTS, INC.
151 KALMUS DR. STE. G-1
COSTA MESA, CA 92626
P: 714.754.4040
WWW.BRANDONARCHITECTS.COM

BLACKBAND DESIGN
3198 AIRPORT LOOP #E
COSTA MESA, CA 92626
P: 949.872.2234
WWW.BLACKBANDDESIGN.COM
CORE STRUCTURE, INC.

AMIR DEIHIMI, PE
23172 PLAZA POINTE DR. #145
LAGUNA HILLS, CA 92653
P: 949.954.7244
E: [email protected]
CIVIL SCAPES ENGINEERING, INC.

WILL ROLPH, PE, PLS
28052 CAMINO CAPISTRANO, STE. 213
LAGUNA NIGUEL, CA 92677
P: 949.464.8115

TBD TBD

1. 2.

3. 4.

5. SHORING & EXCAVATIONSHORING & EXCAVATION
A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT.

GC TO DISTRIBUTE 30-DAY NOTIFICATION FOR COMPLETE DEMOLITION OR EXCAVATION TO ADJOINING PROPERTIES PER NBMC SECTION

15.02.120 AND PROVIDE EVIDENCE TO CITY. CONTRACTOR SHALL USE THE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TO EXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30-DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT: HTTP://WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395 C.N.B. NOTESC.N.B. NOTES
BRANDON ARCHITECTS, INC., IS THE DESIGN PROFESSIONAL IN CHARGE OF THE PROJECT, RESPONSIBLE FOR REVIEWEING AND

COORIDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INLCUDING PHASED AND EFERRED SUBMITTAL ITEMS, FOR COMPATBILITIY WITH THE DESIGN OF THE BUILDING. (NBMC 15.02.010) A NOTICE OF INTENT TO DEMOLISH SHALL BE SENT VIA CERTIFIED MAIL TO ADJACENT PROPERTY OWNER(S). SIGNED RETURNED RECEIPT MUST BE PROVIDED TO THE BUILDING DIVISION AT THE TIME OF PERMIT ISSUANCE. DEMOLITION MAY COMMENCE 30 DAYS AFTER THE DATE OF NOTIFICATION . (NBMC 15.02.120)

THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FOR ALL PERMITS ISSUED AFTER AUGUST 21, 2019. (NBMC 15.02.095)

GC TO PROVIDE A PROJECT INFORMATION SIGN FOR PROJECTS REQUIRING FENCING (NEW STRUCTURE OR ADDITION AND REMODEL TO AN EXISTING STRUCTURE WITH A COMBINED FLOOR AREA EXCEEDING SEVENTY-FIVE (75) PERCENT OF THE FLOOR AREA OF THE PROPOSED STRUCTURE) IN DESIGNATED "HIGH-DENSITY AREAS". (NBMC 15.60.030) FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS, AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT EXCEED 42 INCHES FROM EXISTING GRADE BEFORE CONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK AREA(S).

NO. REVISION DATE

1. REF. STRUCTURAL DRAWINGS FOR SPECIAL INSPECTIONS BY ENGINEER OF RECORD

2. HERS VERIFCATION REQUIRED, REF. ENERGY CALCULATIONS

1. 2.

3. 4.

5. 6.

LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OF ANY HEIGHT THAT ARE WITHIN 3' FEET OF THE PEROIPERTY LINE; UNDER SEPERATE REVIEWS AND PERMITS.

POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS.

SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING.

FIRE SPRINKLERS REQUIRED, CONTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION.

PV SOLAR SYSTEM (MIN. 4.3KW DC) + 5 KWH BATTERY SYSTEM PER T-24

ELEVATOR
NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY FOR REVIEW.

LIQUEFACTION YES

FIRE HAZARD SEVERITY ZONE NO

NOLANDSLIDE ZONE
T-1.0 TITLE SHEET
T-1.1 ARCHITECTURAL GENERAL NOTES
T-1.2 SUPPLEMENTAL DOC. & NOTES
T-1.3 CAL ENERGY MANDATORY REQUIREMENTS
T-1.4 CAL ENERGY MANDATORY REQUIREMENTS

SUR TOPOGRAPHIC SURVEY
A-0.0 ARCHITECTURAL SITE PLAN
A-0.2 AREA PLANS AND GRADE PLANE EXHIBIT
C1 CIVIL TITLE SHEET
C2 PRECISE GRADING PLAN
C3 EROSION CONTROL PLAN
C4 GEOTECHNICAL NOTES
L-1 PLANTING PLAN
A-1.0 3D VIEWS
A-2.0 FIRST LEVEL FLOOR PLAN
A-2.1 SECOND LEVEL FLOOR PLAN
A-2.2 THIRD LEVEL FLOOR PLAN
A-2.3 FIRST LEVEL DIMENSION PLAN
A-2.4 SECOND LEVEL DIMENSION PLAN
A-2.5 THIRD LEVEL DIMENSION PLAN
A-3.0 ROOF PLAN
A-4.0 EXTERIOR ELEVATIONS
A-4.1 EXTERIOR ELEVATIONS
A-5.0 BUILDING SECTIONS
A-5.1 BUILDING SECTIONS
A-6.0 FIRST LEVEL REFLECTED CEILING PLAN
A-6.1 SECOND LEVEL REFLECTED CEILING PLAN
A-6.2 THIRD LEVEL REFLECTED CEILING PLAN
AD-5.0 FIRE SEPERATION DETAILS
4TH CHECK
11-27-24
15-30
533
N36°18'50"W 60.01'
N53°42'45"E 60.04'
N36°18'29"W 60.00'
N53°43'06"E 60.04'
36THSTREET
CL
LAKE
AVENUE
CL

ALLEYCL

MAP OF RIVER SECTION
BLOCK 136
M.M. 4/25
LOT 11
3601 LAKE AVENUE
NEWPORT BEACH, CA 92663
(APN: 423-362-04)

TOPOGRAPHIC MAP
1 1

LEGAL DESCRIPTION

REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,

COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS
DESCRIBED AS FOLLOWS:

LOT 11 OF BLOCK 136, MAP OF RIVER SECTION, IN THE CITY OF

NEWPORT BEACH, COUNTY OF ORANGE, STATE OF
CALIFORNIA AS PER MAP RECORDED IN BOOK 4 PAGE 25 OF

MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY.

EXISTING ELEVATION
LEGEND
( )

ACASPHALT PAVEMENT

FOUND MONUMENT AS NOTED HEREON
SEARCHED, FOUND NOTHING; SET

NOTHING
FS
FL

FINISHED SURFACE

FLOWLINE

FFGFINISHED FLOOR GARAGE

CONCRETE SURFACE
T.B.M.TEMPORARY BENCHMARK
SET ON A 1" IRON PIPE
ELEVATION = 6.88 FEET
VILLA PARK, CALIFORNIA 92861
PHONE:(714)488-5006
[email protected]
PAUL D. CRAFT, P.L.S. 8516 DATE NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE

STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A

LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE

PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING

DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION

REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE

CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER EXPRESSED OR IMPLIED.

LICENSE RENEWAL DATE 12/31/24
STATE

OFCALIFORN IA
PAUL
DOM
IN
ICK
CRAFT
Exp. 12/31/24
No. 8516

PROFESSIONAL
LAND

SURVEYOR

FFFINISHED FLOOR

WATER VALVEWV

EPBELECTRICAL PULL BOX

GAS METER GM

CENTERLINE

TCTOP OF CURB

GRAPHIC SCALE

BLOCK WALL

BRICK SURFACE

NGNATURAL GROUND

ACU AIR CONDITION UNIT
BENCHMARK NO: NB2-7-77
DESCRIBED BY OCS 2002 FOUND 3 3\4" OCS
ALUMINUM BENCHMARK DISK STAMPED "NB2-7-77",
SET IN THE SOUTHWEST CORNER OF A 7 FT. BY 4.5
FT. CONCRETE CATCH BASIN. MONUMENT IS

LOCATED IN THE SOUTHEAST CORNER OF THE

INTERSECTION OF SUPERIOR AVENUE AND PACIFIC
COAST HIGHWAY, 400 FT. EASTERLY OF THE
CENTERLINE OF SUPERIOR AVENUE AND 48 FT.

SOUTHERLY OF THE CENTER MEDIAN ALONG PCH.

MONUMENT IS SET LEVEL WITH THE SIDEWALK.

ELEVATION: 8.565 FEET (NAVD88), YEAR LEVELED 2015

VICINITY MAP

BENCHMARK INFORMATION

BASIS OF BEARINGS

THE BEARINGS SHOWN HEREON ARE BASED ON THE
CENTERLINE OF ALLEY HAVING A BEARING OF N36°18'29"W
PER RSB 260/36.

EGEDGE OF GUTTER

GUY ANCHOR GA

PPPOWER POLE

SCO SEWER CLEANOUT

SMH SEWER MANHOLE

WATER METERWM

TOP OF DRIVEWAY XTX

WOOD FENCE (WDF)
NOTE

PROPERTY BOUNDARIES SHOWN HEREON ARE BASED ON MISCELLANEOUS RECORD DOCUMENTS, AND ARE SHOWN FOR EXHIBIT PURPOSES ONLY. THIS

SURVEY MAKES NO EFFORT TO RESOLVE ANY MATERIAL DISCREPANCIES

WHICH MAY OR MAY NOT HAVE BEEN FOUND DURING THE PERFORMANCE OF THIS WORK. THIS IS NOT A PROPERTY BOUNDARY SURVEY, AND IS NOT FOR USE IN LAND TRANSFER.

TPTOP OF POLE

TITLE REPORT/EASEMENT NOTES
3601 LAKE AVENUE
NEWPORT BEACH, CA 92663
(APN: 423-362-04)

TITLE REPORT PROVIDED BY

WESTERN RESOURCES TITLE,
ORDER NUMBER: T-23-13217-DB.

NO EASEMENTS AFFECTING SUBJECT PROPERTY
ARE LISTED IN THE PROVIDED TITLE REPORT.
11/15/2024
15-31
534
UP
UP
UP
UP
UP
UP
UP

ROOM TAGROOM NAME
?
1 10.00' SPOT ELEVATION

KEYNOTE TAG

REVISION TAG
PROPERTY LINE TAG90 00' 00" 20.00'N E
FIREPIT - AS SELECTED TO BE LISTED AND APPROVED, VERIFY W/.

OWNER – PROVIDE POWER AND GAS AS REQUIRED – INSTALL AND MAINTAIN CLEARANCES PER MFGR. AND SECTION 308 OF CFC
RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CMC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION
VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW - MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2 ” DIA. PIPE & TYP. 3 ” DIA.

PIPE) – SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND.

VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB - OVERFLOW TO DISCHARGE ABV. GROUND

OVERFLOW

DRAINLINE
UP
EXT. STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT

SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOM LANDING (R303.8) - REF. DTL. 3/AD-1 -VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS
DIMENSION NOTE:

ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS .

GENERAL NOTE:

SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES).

C.N.B. NOTES:

1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL

REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY

OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.

2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT.

3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING.

4. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION, REPLACEMENT BUILDING OR ADDITIONS TO AN EXISTING BUILDING EXCEEDING 50% OF THE GROSS FLOOR AREA OF THE EXISTING BUILDING. (NBMC 12.32.015)

5. FIELD INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE REQUIREMENT PRIOR TO CONCRETE PLACEMENT.

6. EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION.

LANDSCAPE NOTES:

1. ENCROACHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W.

2. IF APPLICABLE, REF. PRELIMINARY LANDSCAPE PLANS, FOR ALL HARDSCAPE & PLANTING AREAS WITH RESPECTIVE HEIGHTS AND MATERIALS.

POOL& SPA NOTES:

1. PROVIDE AN ALARM FOR DOORS AND WINDOWS WITH SILL HEIGHTS LESS THAN 60-INCHES ABV.F.F. OF THE DWELLING THAT FORMS A PART OF THE POOL ENCLOSURE. THE ALARM SHALL BE LISTED AS A WATER HAZARD ENTRANCE ALARM IN ACCORDANCE WITH UL 2017. THE DEACTIVATION SWITCH SHALL BE AT LEAST 60" ABOVE THE FLOOR IF THE RESIDENCE IS NOT REQUIRED TO BE ACCESSIBLE. (CBC 3109 & ISPSC 305.4)

2. SUCTION OUTLETS SHALL BE DESIGNED AND INSTALLED WITH SUCTION ANTIENTRAPMENT GRATE IN ACCORDANCE WITH ANSI/APSP-16 PER CBC 3109 SECTION (B) OF 115928. SUCTION ENTRAPMENT AVOIDANCE FOR POOL AND SPA SHALL BE PROVIDED IN ACCORDANCE WITH APSP-7 PER ISPSC SECTION 310.

3. PROVIDE POWER SAFETY COVER IN COMPLIANCE WITH ASTM F1346-91 FOR POOL & SPA (CBC 3109 SECTION (3) OF 115922 & ISPSC 305).

4. POOL ENCLOSURE FENCE SHALL BE 60-INCHES MIN. ABV. FS/NG MEASURED ON THE SIDE THAT FACES AWAY FROM SWIMMING POOL W/. MAX VERTICAL CLEARANCE OF 2-INCHES BETWEEN FS/NG AND BOTTOM OF THE FENCE/BARRIER MEASURED ON THE SIDE OF FENCE THAT FACES AWAY FROM SWIMMING POOL. OPENING, GAP, AND VOID IN ENCLOSURE FENCE OR GATE SHALL NOT ALLOW THE PASSAGE OF 4-INCHES DIAMETER SPHERE OR LARGER. OUTSIDE SURFACE (FACING AWAY

FROM SWIMMING POOL) OF THE POOL ENCLOSURE INCLUDING THE GATE TO BE FREE OF PROTRUSIONS, CAVITIES, OR OTHER

PHYSICAL CHARACTERISTICS THAT WOULD SERVE AS HANDHOLDS OR FOOTHOLDS WHICH COULD ENABLE A CHILD FIVE YEARS OLD OR YOUNGER TO CLIMB OVER. ANY ACCESS GATES THROUGH THE ENCLOSURE OPEN AWAY FROM THE SWIMMING POOL, AND ARE SELF-CLOSING WITH A SELF-LATCHING DEVICE PLACED NO LOWER THAN 60 INCHES ABOVE THE GROUND (CBC 3109 & ISPSC 305)
3' - 0"5' - 0"
1 1
REF. CIVIL FOR T.O.S
3601
APN: 423-362-04
LOT 11, BLOCK 136
PROPOSED 3-STORY WITH ROOF

DECK DUPLEX RESIDENCES WITH
ATTACHED 2-CAR GARAGE
REF. CIVIL FOR T.O.S

9.13' F.F.
3603
2-CAR GARAGE
2-CAR GARAGE

7.15' F.F.

DRIVEWAY

PLANTED AREA

LOW PROPERTY LINE WALL

LOW PROPERTY LINE WALL LOW PROPERTY LINE WALL

PROPERTY LINE FENCE

PORCH ENTRY
ROOF ABV.

ROOF ABV.

GATE
GATE
F.Y.S.B.
5' - 0"
S.Y.S.B.
4' - 0"
R.Y.S.B.
5' - 0"
3601
3603
3601
3603
CLR.
20' - 0 1/2"
CLR.
20' - 3 1/4"
20' MIN. CLR.
20' - 3 1/4" CLR.
20' MIN. CLR.
20' - 1" CLR.

PLANTED AREA

DRIVEWAY
TRASH
1 1
1 1
2 2
3 4
5 6
7 GATE
GATE

PORCH ENTRY
8 9
9 10
11 11
11 2' - 10"

10.88' T.O. RAIL

9.08' T.O. WALL

7.25' T.O. WALL

8.69' T.O. WALL36° 18' 50" 60.00'S E
53° 43' 06" 60.04'S W
53° 43' 06" 60.04'N E
36° 18' 29" 60.00'N W
3' - 0"
11"

13.35' T.O. FENCE

LAKE AVENUE
ALLEY
36TH STREET

NEIGHBORING RESIDENCE

NOT A PART

13.35' T.O. FENCE
12 13
CLR.
3' - 2"
813.35' T.O. FENCE
5 5
5' - 0"

TO STREET CENTRE LINE
20' - 0"

TO STREET CENTRE LINE
15' - 0"
ROOF ABV.

REF. CIVIL FOR T.O.S

SLOPE PER CIVIL

SLOPE PER CIVIL
REF. CIVIL FOR T.O.S
14 14

11.35' T.O. FENCE
CLR.
2' - 8 5/8"

GRID LINE DENOTES

IMAGINERY PROPERTY LINE

BETWEEN UNITS
7'-10" MAX. TO ENCORACHMENT
7' - 8 1/4"

9.13' F.F.

8.71' T.O. WALL

LINE OF SIGHTLINE
PER CITY STD 105
10' - 0"
2% MIN.
2% MIN.
2% MIN.

8.71' T.O. WALL

LINE OF SIGHTLINE
PER CITY STD 105
UP UP
ROOF ABV.

REF. CIVIL
REF. CIVIL

6.98 FS ADJ. GRADE
REF. CIVIL

6.71' FS ADJ. GRADE
REF. CIVIL

6.69' FS ADJ. GRADE
2% MIN.

CORNER RADIUS DEDICATION
10' - 0"11"
3' - 0"

6.88' FS ADJ. GRADE

8.71' T.O. WALL

10.88' T.O. FENCE
REF. CIVIL

6.71' FS ADJ. GRADE
REF. CIVIL

6.65' FS ADJ. GRADE
REF. CIVIL

6.85' FS ADJ. GRADE
REF. CIVIL

6.64' FS ADJ. GRADEREF. CIVIL

7.24' FS ADJ. GRADE
REF. CIVIL

7.42' FS ADJ. GRADE
15 (E.) GUY

WIRE TO BE

PROTECTED

IN PLACE

SLOPE PER CIVIL
16 16
16 16
16 16
17 17
16 STEP PER CIVIL

STEP PER CIVIL
18 18
18 11"
19 19
DATE

REVISIONS
OWNER INFORMATION:

PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4040
WWW.BRANDONARCHITECTS.COM

PROJECT CONTACT

THESE DOCUMENTS ARE THE PROPERTY OF BRANDON
ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED,

ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY

WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON
ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR

ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A

VIOLATION OF BRANDON ARCHITECTS EXPRESSED

COMMON LAW COPYRIGHT AND OTHER PROPERTY

RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL
LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT

TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT

OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED

PERMISSION BY BRANDON ARCHITECTS, WHO SHALL

THEN BE HELD HARMLESS AND ABSOLVED OF ANY

LIABILITY REGARDING ANY USE OF THESE DOCUMENTS

BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED
HERON.

PROJECT ADDRESS:

SITE PLAN NOTESA

ANNOTATION LEGENDB

KEYNOTESC

BRANDON ARCHITECTS
11/15/2024 12:17:07 PM
11-15-24

ARCHITECTURAL

SITE PLAN

LAKE AVENUE DUPLEX
DDCFRJ INVESTMENTS, LLC.
4686 E. ONTARIO MILL PARKWAY
ONTARIO, CA 91764
P: 909.240.8823

CDP THIRD CHECK
3601 AND 3603 LAKE AVENUE,
NEWPORT BEACH, CA 92663
A-0.0
PA- 2014-0105

COLBY GALLAGHER

PROJECT NORTHTRUE NORTH
1/4" = 1'-0"1

ARCHITECTURAL SITE PLAN
1 PROPERTY LINE - REF. SURVEY
2 FRONT YARD SETBACK
3 SIDE YARD SETBACK
4 REAR YARD SETBACK
5 OUTLINE OF EXISTING STRUCTURE - TO BE REMOVED - REF. SURVEY 6 EXISTING STRUCTURE - NOT A PART - REF. SURVEY
7 TRASH LOCATION - SCREEN FROM STREET AS NEEDED
8 (N.) PROPERTY LINE FENCE - WD. O/. CONCRETE CURB & FTG. TYP. U.N.O. - PAINT TO MATCH EXTERIOR (MAX. 6' ABV. N.G.) [ON OWNER'S SIDE]
9 (N.) LANDSCAPE WALL, CMU PILASTER W/. BRICK FINISH & PRE-CAST CONC. CAP, MAX. HT. 42", REF. CIVIL DWGS. 10 (N.) PROPERTY LINE METAL FENCE - VERIFY W/. LAND. AND OWNER (MAX. 3' ABV. N.G.) - REF. LANDS. DWGS. 11 PLANTED AREA. HEDGES, SHRUBBERY, AND VEGETATION SHALL BE MAINTAINED AT A HEIGHT OF 24" FROM THE ADJACENT FINISHED GRADE (NBMC 20.30.130(D) ALONG 36TH STREET, ALLEY, AND LAKE AVENUE. 12 (E.) WATER METER LOCATION - REF. SURVEY & CIVIL DWGS. 13 (E.) GAS METER LOCATION TO BE RELOCATED - REF. SURVEY & CIVIL DWGS. 14 RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY

OBSTRUCTION)
15 (E.) POWER POLE - PROTECT IN PLACE - REF. SURVEY
16 (N.) HARDSCAPE - COLORED & SCORED CONCRETE OR STONE PAVERS (AS SELECTED), REF. LAND. & CIVIL DWGS. 17 (N.) DRIVEWAY PAVERS - REF. LAND. & CIVIL DWGS., SLOPE PER CIVIL 18 (N.) EXT. CONCRETE STAIRS/STEPS ON GRADE - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND BOTTOM LANDING (R303.8) - REF. DTL. 1/AD-1.0 - VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS.
19 (E.) SIDEWALK - PROTECT IN PLACE - REF. SURVEY & CIVIL DWGS.

NO. REVISION DATE
4TH CHECK
11-27-24
15-32
535
DN
CL
CL
CL
5' 20'
15'

MAP OF RIVER SECTION
BLOCK 136
M.M. 4/25
LOT 11
36TH
STREET

LAKE AVENUE
ALLEY
N36°18'50"W 60.01'
N53°42'45"E 60.04'
N36°18'29"W 60.00'
N53°43'06"E 60.04'
(6.11)
EG
(6.12)
EG
(6.32)
AC
(6.42)
AC
(6.26)
AC
(6.17)
EG
(6.25)
EG
(6.29)
EG
(6.28)
EG
(6.32)
EG(6.35)
EG
(6.35)
EG
(6.16)
FL(6.25)
FL
(6.52)
AC
(6.43)
AC
(6.52)
AC
(6.64)
AC
(6.74)
AC
(6.72)

SMH RIM
(6.58)
FS (6.52)
FL
(6.53)
FS
(6.45)
FS
(6.89)TX
(6.51)FL
(6.83)TC
(6.40)FL
(6.71)TC
(6.28)FL
(6.69)TC
(6.27)FL
(6.64)TC
(6.12)FL
(6.49)TC
(6.06)FL
(6.46)TC
(6.03)FL
(6.73)TX
(6.31)FL
(6.28)
EG(7.12)
FS
(7.14)
FS
(6.98)
FS
(6.88)
FS
(6.39)
FS
(6.71)
FS
(6.71)
FS
(6.69)
FS
(6.65)
FS
(6.59)
FS
(6.62)
FS(6.85)
FS
(6.98)
FS
(7.24)
FS
(7.19)
FS
(7.24)
FFG
(29.23)

CHIMNEY TOP
(26.97)
RIDGE
(7.06)
FS
(6.93)
FS
(7.28)
FS
(7.82)
FF
(6.87) FS
(7.44)
FS
(6.79)
FS
(6.84)
FS
(6.28) NG
(7.83)
FF
(17.53)
RIDGE
(17.70)
RIDGE
(6.97)
FS
(6.94)
FS
(7.22)
FS
(7.31)
FS
(7.42)
FS(7.36)
FS
(7.79)
FF
(7.26)
FS
(7.34)
FS
(28.48)
RIDGE
(7.68)
FF
(7.63)
FS
(7.18)
FS
(7.14)
FS
(6.75)
FL
(6.68)
FL
(6.61)
FL
(6.53)
FL
(6.51)
FL
(7.54)
FS
(7.33)
FS
(7.63)
FS
(7.41)
FS
(7.34)
FS
(6.64)
FS
(6.90)
FS
(6.88)
TBM

EXISTING

BUILDING
CURB

EXISTING

BUILDING
CURB &
GUTTER

AC PAVEMENT

DRIVEWAY

AC PAVEMENT
WV
GA
GM
PP
EPB
ACU
WM
SCO
1" IRON
PIPE
GATE
BENCH
GATE
COLUMN
COLUMN

PROPERTY
LINE

PROPERTY
LINE
SIGN

20.73 21.38
A

14.31 4.08
B

20.69 21.33
F

14.31 4.00
G

26.08 20.25 H

5.04 18.42 J

16.23 5.23 I

26.08 20.25
D

5.04 18.42
E

16.23 5.21
C

12.91 19.78
T

28.98 24.29
Q

32.17 1.04
R

3.82 18.74
S

15.49 5.55
U

8.39 8.49
V

32.17 1.63 L

29.00 23.83 K

3.80 18.16M

12.91 19.78 N

10.51 5.68 O

3.42 19.78P

5.92 11.81
W

7.00 16.48
X

4.28 2.61
Y

4.28 2.66 Z

5.92 11.24 BB

7.00 16.29 AA
PT #1: 7.12 FS
(NEARBY POINT)
PT #2: 7.22 FS
(NEARBY POINT) PT #3: 6.59 FS
(NEARBY POINT)
PT #4: 6.87 FS
(NEARBY POINT)
500 SF
UNIT B 2- CAR GARAGE
499 SF
UNIT A 1- CAR GARAGE
706 SF

UNIT B FIRST FLOOR
LIVING
707 SF

UNIT A FIRST FLOOR
LIVING
79 SF

UNIT B PORCH
79 SF

UNIT A PORCH
52 SF
TRASH
1' - 3"1' - 2 1/4"
6' - 5 1/8"
15' - 0 7/8"
3' - 8"
4' - 4 5/8"
5' - 3"
15' - 0 5/8"
1195 SF

UNIT B SECOND FLOOR
LIVING
1222 SF

UNIT A SECOND FLOOR
LIVING
129 SF

UNIT B BALCONY
90 SF

UNIT A BALCONY
5' MIN.
5' - 0 5/8"
8' - 5 3/4"
5' - 0 1/2"

NOT COUNTED

NOT COUNTED
9' - 8 1/2" 27' - 1 1/8"
196 SF

UNIT B THIRD FLOOR
LIVING
192 SF

UNIT A THIRD FLOOR
LIVING
135 SF

UNIT A THIRD FLOOR

OUTDOOR COVERED
137 SF

UNIT B THIRD FLOOR

OUTDOOR COVERED
8' - 11 1/4"
19' - 3 3/8" 19' - 9 7/8"
9' - 0 1/8"
CLR.
2' - 4 5/8"
CLR.
2' - 4 5/8"
DATE

REVISIONS
OWNER INFORMATION:

PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4040
WWW.BRANDONARCHITECTS.COM

PROJECT CONTACT

THESE DOCUMENTS ARE THE PROPERTY OF BRANDON
ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED,

ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY

WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON
ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR

ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A

VIOLATION OF BRANDON ARCHITECTS EXPRESSED

COMMON LAW COPYRIGHT AND OTHER PROPERTY

RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL
LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT

TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT

OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED

PERMISSION BY BRANDON ARCHITECTS, WHO SHALL

THEN BE HELD HARMLESS AND ABSOLVED OF ANY

LIABILITY REGARDING ANY USE OF THESE DOCUMENTS

BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED
HERON.

PROJECT ADDRESS:

BRANDON ARCHITECTS
11/15/2024 12:17:10 PM
11-15-24

AREA PLANS AND

GRADE PLANE

EXHIBIT

LAKE AVENUE DUPLEX
DDCFRJ INVESTMENTS, LLC.
4686 E. ONTARIO MILL PARKWAY
ONTARIO, CA 91764
P: 909.240.8823

CDP THIRD CHECK
3601 AND 3603 LAKE AVENUE,
NEWPORT BEACH, CA 92663
A-0.2
PA- 2014-0105

COLBY GALLAGHER

AREA CALCULATIONS

LEVEL AREA LABEL WIDTH LENGTH AREA
FIRST FLOOR A 20.73 21.38 443.09 SF
FIRST FLOOR B 14.31 4.08 58.46 SF
FIRST FLOOR C 16.23 5.21 84.53 SF
FIRST FLOOR D 26.08 20.25 528.08 SF
FIRST FLOOR E 5.04 18.42 92.85 SF
FIRST FLOOR F 20.69 21.33 441.41 SF
FIRST FLOOR G 14.31 4.00 57.27 SF
FIRST FLOOR H 26.08 20.25 528.08 SF
FIRST FLOOR I 16.23 5.23 84.87 SF
FIRST FLOOR J 5.04 18.42 92.85 SF
2411.48 SF
SECOND FLOOR K 29.00 23.83 691.12 SF
SECOND FLOOR L 32.17 1.63 52.28 SF
SECOND FLOOR M 3.80 18.16 68.98 SF
SECOND FLOOR N 12.91 19.78 255.31 SF
SECOND FLOOR O 10.51 5.68 59.69 SF
SECOND FLOOR P 3.42 19.78 67.59 SF
SECOND FLOOR Q 28.98 24.29 703.91 SF
SECOND FLOOR R 32.17 1.04 33.51 SF
SECOND FLOOR S 3.82 18.74 71.58 SF
SECOND FLOOR T 12.91 19.78 255.31 SF
SECOND FLOOR U 15.49 5.55 86.00 SF
SECOND FLOOR V 8.39 8.49 71.25 SF
2416.53 SF
THIRD FLOOR AA 7.00 16.29 114.04 SF
THIRD FLOOR BB 5.92 11.24 66.50 SF
THIRD FLOOR W 5.92 11.81 69.89 SF
THIRD FLOOR X 7.00 16.48 115.35 SF
THIRD FLOOR Y 4.28 2.61 11.16 SF
THIRD FLOOR Z 4.28 2.66 11.38 SF
388.32 SF
Grand total 5216.34 SF
3/16" = 1'-0"1

GRADE PLANE EXHIBIT
1/8" = 1'-0"2

FIRST LEVEL AREA PLAN
1/8" = 1'-0"3

SECOND LEVEL AREA PLAN
1/8" = 1'-0"4

THIRD LEVEL AREA PLAN
NO. REVISION DATE

PLANE GRADE EXHIBIT
PT. #1 7.12' F.S.

PT. #2 7.22' F.S.

PT. #3 6.59' F.S.

PT. #4 6.87' F.S.

TOTAL: 27.8' / 4 = 6.95'
* GRADE PLANE RAISED
TO 9'-0" (NAVD 88) DUE
TO SECTION 20.30.060 OF

NB ZONING CODE

OUTDOOR AREA SCHEDULE

NAME AREA COMMENTS

COVERED

UNIT A THIRD FLOOR

OUTDOOR COVERED
135 SF COVERED

UNIT B THIRD FLOOR

OUTDOOR COVERED
137 SF COVERED
272 SF

OPEN SPACE
UNIT B PORCH 79 SF OPEN SPACE
UNIT A PORCH 79 SF OPEN SPACE
TRASH 52 SF OPEN SPACE
UNIT B BALCONY 129 SF OPEN SPACE
UNIT A BALCONY 90 SF OPEN SPACE
429 SF
GRAND TOTAL 701 SF
4TH CHECK
11-27-24
15-33
536

PRECISE GRADING PLAN

FOR CUSTOM RESIDENCE
3601 LAKE AVENUE
NEWPORT BEACH, CA 92663
JOB NO.

DATE
SHEET NO.

REVISIONS
24016
NO. REVISION DATE
SHEET NO. OF 4
11/26/2024 28052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 [email protected]
G:\Projects\24016 3601 Lake Ave, NB\DWG\24016.GRADING.dwg1 C1

TITLE SHEET

1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.

2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE.

3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD.

4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC.

5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC.

6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.

7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES.

8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION.

9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OTOSICIAL.

10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRATOSIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC.

11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPE AREAS.

12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.

13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS.

14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TO ENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALL BE REMOVED FROM THE SITE.

GENERAL NOTES

CITY OF NEWPORT BEACH, CALIFORNIA

COUNTY OF ORANGE
C1 TITLE SHEET
C2 GRADING PLAN
C3 CONST. POLLUTION PREVENTION PLAN
C4 GEOTECHNICAL NOTES

SHEET INDEX
3601 LAKE AVENUE
NEWPORT BEACH, CA 92663
APN: 423-362-04

PRECISE GRADING PLAN

CIVIL ENGINEER

1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY

ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE

REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS

DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.

2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALL

BE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUE

PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THE

SITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIR DISCOVERY.

3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANS

ARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FOR CONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALL DEVELOP OWN QUANTITIES FOR BIDDING PURPOSES.

4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/OR GEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THE RESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERING

DOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTER CONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES.

5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN AND PER SEPARATE PLAN AND PERMIT.

6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS.

7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, AND DOWNSTREAM DRAIN.

8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY.

9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE, HUNTINGTON BEACH, CA. PHONE: 714-488-5006.

10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OF ANY CONFLICTS PRIOR TO CONSTRUCTION.

11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES OR

STRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANY CONFLICTS.

12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW:

13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH AT LEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.

CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURAL ENGINEER FOR EXACT SLAB RECOMMENDATIONS.

14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF

PUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLIC

IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.

15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY.

16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR.

17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR.

18. EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE.

19. REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.

REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED.

20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATION REMOVALS AND COMPACTION REQUIREMENTS.

21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER.

22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATION INSTRUCTIONS.

23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODE AND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BY PLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION.

24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATION INSTRUCTIONS, ASTM D 2321, AND SOILS REPORT.

25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED.

26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFY ENGINEER OF ANY DISCREPANCIES.

27. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A

MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY.

NOTES TO OWNER, CONTRACTOR, & ARCHITECT
DDCFRJ INVESTMENTS, LLC.
4686 E ONTARIO MILL PARKWAY
ONTARIO, CA 91764
909.240.8823
OWNER

EARTHWORK QUANTITIES

1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.

2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE.

3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELY

EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUTOSICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION ETOSORT APPLIED TO THE FILL AREAS.

4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL.

5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.

6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED.

7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER.

8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE.

9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE

BUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING.

10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT.

11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD

EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL

HAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.

12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BE

NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS

ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION.

13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE

CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION.

14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING.

15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIR

RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING

GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN

CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE

REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE

MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL.

GRADING NOTES

1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPON STARTING OPERATIONS, AND PERIODICALLY THEREAFTER.

2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BE

IMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ON AND RUN-OTOS.

3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED

AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY

DEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN IS IMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON.

4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OTOS SHALL BE

USED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNER

THAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATED RUN-OTOS FOR TREATMENT AND DISPOSAL.

EROSION CONTROL NOTES
SITE ADDRESS: 3601 LAKE AVE., NEWPORT BEACH
APN: 423-362-04
GENERAL PLAN LAND USE: RT TWO UNIT RESIDENTIAL
ZONING DISTRICT: R-2 TWO-UNIT RESIDENTIAL
COSTAL ZONE: YES
SITE DATA:

ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE

APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND

RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.

CC&R'S

1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN

ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT.

2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF

PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC

IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.

ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).

SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLE

TO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THE CONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGE OR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY.

3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.

4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLIC RIGHT-OF-WAY.

5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUM GROWTH CHARACTERISTIC OF 36-INCHES.

6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED

IN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY.

PUBLIC WORKS NOTES

ARCHITECT

BRANDON ARCHITECTS
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4040
RAW CUT 0 CUBIC YARDS
RAW FILL100 CUBIC YARDS
OVER EXCAVATION320 CUBIC YARDS
SHRINKAGE 5%±15 CUBIC YARDS
NET 115 CUBIC YARDS (IMPORT)

THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE IN

CONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILS

REPORT FOR THIS PROJECT
ENTITLED: GEOTECHNICAL INVESTIGATION
PROJECT No.: BA472.1
DATED:

FEBRUARY 16, 2024
FIRM NAME: EGA CONSULTANTS, INC.

GEOTECHNICAL CERTIFICATION
REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION:

EGS CONSULTANTS, INC.
375-C MONTE VISTA AVENUE
COSTA MESA, CA 92627
949.642.9309

SOILS ENGINEER
NOTE:

SURVEYOR OR ENGINEER SHALL PERMANENTLY

MONUMENT PROPERTY CORNERS OR
OTOSSETS BEFORE GRADING.

NO SCALE

VICINITY MAP

WILL ROLPH
CIVILSCAPES ENGINEERING, INC.
28052 CAMINO CAPISTRANO, STE 213

LAGUNA NIGUEL, CA
949.464.8115
[email protected]
APEX LAND SURVEYING, INC.

VILLA PARK, CA 92861
714.488.5006
[email protected]

SURVEYOR
PROJECT SITE3601 LAKE AVE
15-34
537
M.M. 4/25
TOS=9.00 TOS=9.00
GFF=7.75

8.50FS

9.00TOS8.50FS6"STEP 9.00TOS8.50FS6"STEP

9.00TOS9.00TOS

8.71TW6.69FS

8.71TW6.55FS 8.71TW(6.7)FS7.25TW 8.69TW(6.7)FS 8.69TW(6.7)FS

9.08TW

8.50FS 8.50FS8.46TG

8.46TG

8.50FS

8.00FS,TOP

8.50FS 8.50FS8.46TG8.46TG

7.15FS(6.65)FS5-3/8"STEP

7.71GFF7.58FS1-1/2"STEP
(6.56)FL(6.65)FL
(6.70)FL(6.75)FL
(6.90)FL(6.89)FL(6.89)FL
(6.88)FL
GFF=7.33
FS=7.29

2.0%

7.8%

7.8%8.0%8.0%8.2%

7.29FS

7.53FL,HP

7.24FL

7.33TG6.73INV

7.38FL7.44FS,BOT
6-3/4" STEP

1.0%

1.6%

2.0%
2%
2%
2%

7.29FS7.29FS

7.41FS 7.41FS

2.0%

8.00FS

7.84TG6.90INV

7.73GFF,BOT7.71

GFF,BOT
7-5/8" STEPS
(2 EACH)7-3/4" STEPS
(2 EACH)

2.0% 2.0%

2.0%2.0%

8.45TG7.00INV8.50FS,TOP 7.23FS,BOT

2.0%
5-3/8" STEPS(3 EACH)
5%
5%

2.0%
(6.88)FS

7.20FS

8.35FG

8.42FS8.35FG

8.30TG6.66INV
6-7/8" STEPS(3 EACH)
STREET SIGN TOREMAIN; PROTECTIN PLACE

PROPOSED RESIDENCE
TOS=9.00

LAKE AVENUE
36TH STREET
ALLEY
2% 2% 2% 2%

8.40FS

8.10TG6.57INV

8.10TG6.48INV

EXISTING WALL WITHINPUBLIC RIGHT-OF-WAYTO BE REMOVED

8.44TG6.79INV

8.37FS,TOP
4 1
1 2
1 3
2 4
44 4
5 6 7
8 8

7.40FG
12 12
13 13 13
13 13
1414EXISTING ACCESS RAMPAND CURB TO REMAIN;PROTECT IN PLACE

PROPERTY LINE

5.0'

20.0'

5.9'

14.1'

15.0'

5.4'9.6'

LINE OF SIGHT LINE
PER CITY STD 105
LINE OF SIGHT LINEPER CITY STD 105

15.0'

10.0'

TRAFFIC SAFETY

VISIBILITY AREA PER
NBMC 20.30.130.C
20 20

7.35TG6.32INV7.15TG6.26INV
12 12
3 N53°42'45"E 60.04'
N36°18'29"W 60.00'
N36°18'50"W 60.01'
N53°43'06"E 60.04' RELOCATE GAS METERPER UTILITY COMPANYSPECIFICATIONS 6" STEP

8.00FS

8.00FS
GFF=7.24
FS=7.20
11%
12%
GFF=7.94
(6.39)FS

6.66FS,BOT

8.71TW(6.62)FS
2 1.5%

2.0%
1818
10" VCP

SEWER MAIN
10" VCP

SEWER MAIN

EXISTING SEWERLATERAL TO REMAIN

EXISTING SEWER

LATERAL TO REMAIN

ABANDON AND CAP

EXISTING SEWER LATERAL

PER CITY STANDARD

ABANDON AND CAPEXISTING SEWER LATERALPER CITY STANDARD

6.49FS(6.45)FS

6.56FS(6.52)FS

2.0%

8.0%
(6.89)TC,JOIN

6.60FS

6.67FS
(6.98)FS

3.1%
9 M.M. 4/25

7.33TG6.73INV

7.84TG6.90INV

8.45TG7.00INV

8.30TG6.66INV

PROPOSED RESIDENCE
TOS=9.00

LAKE AVENUE
36TH STREET
ALLEY

8.10TG6.57INV

8.10TG6.48INV

8.44TG6.79INV
S=0.01
12 12
13 13 13
13 13
1414
15 15
15 15
15 15
16 16
16 16

5.0'

20.0'

5.9'

14.1'

15.0'

5.4'9.6'
(6.66)TC6.18INV(6.14)FL
17 7.35TG6.32INV7.15TG6.26INV
12 12

6.20INV 6.41INV
16 S=0.01
S=0.01 S=0.01
S=0.01
S=0.01
S=0.01
16 N53°42'45"E 60.04'
N36°18'29"W 60.00'
N36°18'50"W 60.01'
N53°43'06"E 60.04'

OUTLET SUBDRAIN TOSTORM DRAIN SYSTEM

OUTLET SUBDRAIN TOSTORM DRAIN SYSTEM
21 2121
21 (6.88)TC6.52INV(6.48)FL
17 6.59INV

OVERFLOW
1818
FACE OF PROP. BLDG WALL
TOS=9.00

7.33TG
P/L

7.38FS
(7.0)FS

EXISTINGGROUND

FENCE PER
ARCH. PLAN

2.0%
2%

SECTION A-A
SCALE: 1"=4'
3'±

OVER-EXCAVATION LIMITS PER

GEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILS

ENGINEER
TEMPORARY 1:1 SLOPE

TO OVER-EX
FACE OF PROP. BLDG WALL
TOS=9.00

8.71TW

8.50FS

8.46TG
P/L
(6.67)TC(6.22)FL
(6.71)FS

2.0%

EXISTING
GROUND

SECTION B-B
SCALE: 1"=4'
3'±

OVER-EXCAVATION LIMITS PER

GEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILS

ENGINEER
TEMPORARY 1:1 SLOPETO OVER-EX

SUBDRAIN
FACE OF PROP. BLDG WALL
TOS=9.00
P/L

8.90TW

8.10TG

8.35FG

5.0%

SECTION C-C
SCALE: 1"=4'
(6.88)TC(6.50)FL
(7.0)FS

EXISTING
GROUND
3'±OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILS

ENGINEER
TEMPORARY 1:1 SLOPE

TO OVER-EX

SUBDRAIN
FACE OF PROP. BLDG WALL
TOS=9.00
P/L
(6.88)
FS

7.33GFF7.29FS

7.75GFF
(6.71)
FL

2.0%

8.0%

EXISTING
GROUND

SECTION D-D
SCALE: 1"=4'
3'±OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILS

ENGINEER
TEMPORARY 1:1 SLOPE

TO OVER-EX
2 C2

GRADING PLAN

PRECISE GRADING PLAN

FOR CUSTOM RESIDENCE
3601 LAKE AVENUE
NEWPORT BEACH, CA 92663
JOB NO.

DATE
SHEET NO.

CONSTRUCTION NOTES
HARDSCAPE PER ARCHITECT'S PLAN.

DRIVEWAY PER ARCHITECT'S PLAN.

PLANTER AREA PER ARCHITECT'S PLAN.

WALL OR FENCE PER ARCHITECT'S PLAN.

CONSTRUCT FLOWLINE PER DETAIL HEREON.

IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 502. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT.

CONSTRUCT NEW 1-INCH WATER SERVICE PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 502; TRENCH RESURFACING PER DRAWING STD 106-A. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT.

FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.

REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRATOSIC RATED BOX PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 406.

RECONSTRUCT EXISTING DRIVEWAY APRON PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 164.

NOT USED.

CONSTRUCT TYPE 'B' PCC CURB PER CITY OF NEWPORT BEACH STANDARD PLAN STD 182. NEW CURB TO BE PAINTED RED.

FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL ON SHEET C3.

FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL ON SHEET C3. 4-INCH WIDE NDS TRENCH DRAIN W/ LIGHT GREY GRATE.

CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL ON SHEET C3. OTHERWISE OUTLET TO HARDSCAPE SURFACE IN DIRECTION OF FLOW.

FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIRED JOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILS REPORT.

CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 184.

CONSTRUCT BOTTOMLESS TRENCH DRAIN AND 57 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL 18 ON SHEET C3.

NOT USED.

EXISTING SCE UTILITY POLE AND GUY ANCHOR TO BE REMAIN; PROTECT IN PLACE.

FURNISH & INSTALL 4-INCH PERFORATED PVC SUBDRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIRED JOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILS REPORT.
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR.
***

ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR.
****
***
****

FL PERPLAN
2% MIN.

HARDSCAPE/LANDSCAPE

PER PLAN
2% MIN.

FLOWLINE DETAIL

NO SCALE
5 1. CONTRACTOR SHALL USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TO EXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:
http://www.newportbeachca.gov/home/showdocument?id=17395. PROOF OF CERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE.

2. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORING AND/OR UNDERPINNING.

3. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THE

GEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING.

TRENCH AND EXCAVATION NOTE

TOP OF WALL

FINISHED SURFACE

FLOW LINE

FINISHED GRADE

GRADE BREAK

HIGH POINT
LEGEND
INVERT

TOP OF GRATE

TOP OF SLAB
TW
FS
FL
FG
GB
HP
INV
TG
TOS

TOP OF COPING OR TOP OF CURBTC

GARAGE FINISHED FLOORGFF

PROPERTY LINE AND LIMIT-OF-WORK
OR
EXISTING ELEVATION; CONTRACTOR SHALL FIELD

VERIFY ELEVATIONS PRIOR TO CONSTRUCTION

AND REPORT ANY DISCREPANCIES TO
CIVILSCAPES ENGINEERING102.6
(102.6)

EXISTING GRADEEG

EXISTING SPOT ELEVATION( )

PROPOSED WALL

TOP OF RETAINING WALLTRW

TOP OF SLOPETOP

TOP OF RAILINGTR

TOP OF STEMWALLTS

BUILDING STEMWALL
HARDSCAPE PER ARCH. PLAN

NATURAL GRADENG

EXISTING GRADEEG
****

GRADING PLAN
SCALE: 1" = 8'

STORM DRAIN PLAN
SCALE: 1" = 8' WQMP NOTE:

ANY CHANGES TO THE HARDSCAPE / LANDSCAPE MUST BE

INDICATED ON A REVISED PRECISE GRADING PLAN, APPROVED BY

THE CITY, AND MAY TRIGGER A WATER QUALITY MANAGEMENT
PLAN (WQMP) CONSISTENT WITH THE MODEL WQMP, EXHIBIT 7.II. 15-35
538
M.M. 4/25

PROPOSED RESIDENCE
TOS=9.00

LAKE AVENUE
36TH STREET
ALLEY

5.0'

20.0'

5.9'

14.1'

15.0'

5.4'9.6'

15.0'

10.0'

10.0'
N53°42'45"E 60.04'
N36°18'29"W 60.00'
N36°18'50"W 60.01'
N53°43'06"E 60.04'
3 C3
CONST. POLLUTION PREVENTION PLAN

PRECISE GRADING PLAN

FOR CUSTOM RESIDENCE
3601 LAKE AVENUE
NEWPORT BEACH, CA 92663
JOB NO.

DATE
SHEET NO.

NDS SPEE-D BASIN DETAIL

NO SCALE
13 2% MIN
3/4" CRUSHED ROCK OR APPROVED

EQUAL (REVIEW GEOTECHNICAL

RECOMMENDATIONS IN THE SOILS

REPORT TO VERIFY)

DRAIN PIPE PER PLAN

COMPACTED BACKFILL

PER GEOTECHNICAL

RECOMMENDATIONS

COMPACTED BEDDING

PER GEOTECHNICAL

RECOMMENDATIONS

NATIVE OR RE-COMPACTED SUBGRADE
4" MIN4" MIN
4" MIN
NDS #101 OR #201

SPEE-D BASIN

OR APPROVED
EQUAL
NDS #66 - 6" DRAIN RISER PIPE (LENGTH

AS REQUIRED) OR APPROVED EQUAL
VARIES
2% MIN

NDS ATRIUM OR FLAT GRATE

TG ELEV

PER PLAN

INV ELEV

PER PLAN

SLOPE PER PLAN
3-INCH PVC DOWNSPOUT

DRAIN PIPE PER STORM DRAIN PLAN
4-INCH ELBOW 1/4 BEND
4-INCH PVC RISER WITH

DOWNSPOUT INSIDE RISER PIPE

CLAMPS AROUND RISER PIPE (TYP)
PROP. BUILDING
WALL

DOWNSPOUT CONNECTION DETAIL

NO SCALE
15 12

1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITH CASQA BMP WM-8.

2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.

3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING

AN ETOSECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENT

PRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT

TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIA RUNOTOS, VEHICLE TRACKING, OR WIND.

3. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUES

SHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOTOS.

NOTES:

GRAVEL BAG DETAIL

NO SCALE A

EROSION CONTROL CONSTRUCTION NOTES
INSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6

INLET PROTECTION PER DETAIL HEREON
A
B

AREA DRAIN INLET PROJECTION

NO SCALE
B
A
A
A
A
B
B
BB
B
B
B
6" MIN. WIDE PEDESTRAIN SAFE FRAME &
GRATE 3/8" SLOT OPENING.EAST JORDAN
IRON WORKS OR EQUAL(800)874-4100
#4 REBAR TOP & BOTTOM

DIMENSIONS DETERMINED BY
GRATE FRAME DIMENSIONS;

USE FRAME AS A FORM
3/4" CRUSHED ROCK

W/FILTER CLOTH

FILL THIS PORTION WITH CRUSHED ROCK

AFTER POURING GRATE SUPPORT CURB

SECTION E-E

PLAN VIEW
GRATE
EE

BOTTOMLESS TRENCH DRAIN AND FRENCH DRAIN DETAIL

NO SCALE
18 4" DIA. PERFORATED PVC DRAIN PIPE

W/ PERFORATIONS AT BOTTOM
3/4" CRUSHED ROCK

WRAP SIDES AND BOTTOM OF

TRENCH WITH FILTER FABRIC
WQMP NOTE:

ANY CHANGES TO THE HARDSCAPE / LANDSCAPE MUST BE

INDICATED ON A REVISED PRECISE GRADING PLAN, APPROVED BY

THE CITY, AND MAY TRIGGER A WATER QUALITY MANAGEMENT
PLAN (WQMP) CONSISTENT WITH THE MODEL WQMP, EXHIBIT 7.II. 15-36
539
4 C4 PRECISE GRADING PLAN

FOR CUSTOM RESIDENCE
3601 LAKE AVENUE
NEWPORT BEACH, CA 92663
JOB NO.

DATE
SHEET NO.

GEOTECHNICAL NOTES
15-37
540
UP
UP
UP
UP
UP
UP
UP
LAVANDULA SPP. LAVENDER (LOW WATER USE) - PLANT TO BE MAINTANED AT 42" MAX. L OPHIOPOGON JAPONICUS "NANIUS" DWARF MONDO GRASS - VERY LOW GROWING DROUGHT TOLLERANT GROUND COVER TO 4 INCHES.
1 1
3' - 0"5' - 0"
3601
APN: 423-362-04
LOT 11, BLOCK 136
PROPOSED 3-STORY WITH ROOF

DECK DUPLEX RESIDENCES WITH
ATTACHED 2-CAR GARAGE
3603
2-CAR GARAGE
2-CAR GARAGEDRIVEWAY

LOW PROPERTY LINE WALL
(E.) GUY

WIRE TO BE

PROTECTED

IN PLACE

LOW PROPERTY LINE WALL LOW PROPERTY LINE WALL

PROPERTY LINE FENCE

PORCH ENTRY
ROOF ABV.

ROOF ABV.

GATE
GATE
F.Y.S.B.
5' - 0"
S.Y.S.B.
4' - 0"
R.Y.S.B.
5' - 0"
3601
3603
3601
3603
TRASH
1 1
1 2
2 3
4 5
6 7
GATE
GATE

PORCH ENTRY
8 8
8 2' - 10"
36° 18' 50" 60.00'S E
53° 43' 06" 60.04'S W
53° 43' 06" 60.04'N E
36° 18' 29" 60.00'N W

LAKE AVENUE
ALLEY
36TH STREET

NEIGHBORING RESIDENCE

NOT A PART
CLR.
3' - 2"
5 5
5' - 0"
20' - 0"
15' - 0"
ROOF ABV.

L
L L L
L L
L
L

L L L L L

L L L L
8 9
L
(E.)

POWERPOLE
TO BE

PROTECTED

IN PLACE
7 STEP PER CIVIL

STEP PER CIVIL
DATE

REVISIONS
OWNER INFORMATION:

PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4040
WWW.BRANDONARCHITECTS.COM

PROJECT CONTACT

THESE DOCUMENTS ARE THE PROPERTY OF BRANDON
ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED,

ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY

WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON
ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR

ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A

VIOLATION OF BRANDON ARCHITECTS EXPRESSED

COMMON LAW COPYRIGHT AND OTHER PROPERTY

RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL
LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT

TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT

OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED

PERMISSION BY BRANDON ARCHITECTS, WHO SHALL

THEN BE HELD HARMLESS AND ABSOLVED OF ANY

LIABILITY REGARDING ANY USE OF THESE DOCUMENTS

BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED
HERON.

PROJECT ADDRESS:

SITE PLAN NOTESA

ANNOTATION LEGENDB

KEYNOTESC

BRANDON ARCHITECTS
11/15/2024 12:17:28 PM
11-15-24

PLANTING PLAN

LAKE AVENUE DUPLEX
DDCFRJ INVESTMENTS, LLC.
4686 E. ONTARIO MILL PARKWAY
ONTARIO, CA 91764
P: 909.240.8823

CDP THIRD CHECK
3601 AND 3603 LAKE AVENUE,
NEWPORT BEACH, CA 92663
L-1
PA- 2014-0105

COLBY GALLAGHER
1 PROPERTY LINE - REF. SURVEY
2 FRONT YARD SETBACK
3 SIDE YARD SETBACK
4 REAR YARD SETBACK
5 OUTLINE OF EXISTING STRUCTURE - TO BE REMOVED - REF. SURVEY 6 EXISTING STRUCTURE - NOT A PART - REF. SURVEY
7 TRASH LOCATION - SCREEN FROM STREET AS NEEDED
8 PLANTED AREA. HEDGES, SHRUBBERY, AND VEGETATION SHALL BE MAINTAINED AT A HEIGHT OF 24" FROM THE ADJACENT FINISHED GRADE (NBMC 20.30.130(D) ALONG 36TH STREET, ALLEY, AND LAKE AVENUE. 9 (N.) HARDSCAPE - COLORED & SCORED CONCRETE OR STONE PAVERS (AS SELECTED), REF. LAND. & CIVIL DWGS.

NO. REVISION DATE
LANDSCAPE NOTES:LANDSCAPE NOTES:

1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W.

2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING AREAS WITH REPECTIVE HEIGHTS AND MATERIALS.

3. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY.

GENERAL MATERIAL SPECIFICATION:GENERAL MATERIAL SPECIFICATION:

1. GROUT CELLS WITH REINFORCED CEMENT PER ASTM C150. 1 PART PORTLAND CEMENT, 2 TO 3 PARTS LOOSE SAND, 2 PARTS COARSE AGGREGATE.

2. REINFORCING: FS = 20,000 PSI ASTM A615 GRADE 40.

3. MASONRY: FC = 1,500 PSI GRADE 'A' PER ASTM C150.

4. CONCRETE: FC = 3,500 PSI AT 28 DAYS CEMENT PER ASTM C150.

5. POUR ALL WALL FOOTINGS AGAINST NATURAL UNDISTURBED EARTH.

6. TELEPHONE LANDSCAPE ARCHITECT IF SITE CONDITIONS ARE NOT AS SHOWN.

PROJECT HARDSCAPE MATERIALS:PROJECT HARDSCAPE MATERIALS:

STONE SHOULD MATCH THE STONE USED ON THE HOUSE.

PAVING STONE SHALL BE SHADOW GRAY SANDSTONE/QUARTZITE.

ALL GROUT JOINTS SHALL BE PIGMENTED PER ARCH./G.C. APPROVAL.

ALL HARDSCAPE MATERIAL SHALL RECEIVE 6 MIL. VISQUEEN ON UNDER SIDE FOR WATERPROOF PROTECTION.

TOTAL LANDSCAPING AREA: 122 SQFTTOTAL LANDSCAPING AREA: 122 SQFT **LANDSCAPING IS EXEMPT FROM WELO BECAUSE LESS THAN 500 SQ. FT. OF LANDSCAPING **ALL PLANTS TO BE DROUGHT-TOLERANT NON-INVASIVE PLANT SPECIES. PLANT HEIGHT 42" MAX. FOR THE LANDSCAPING NEAR THE ALLEY AND ALONG 36TH STREET HEDGES, SHRUBBERY, AND VEGETATION SHALL BE MAINTAINED AT A HEIGHT OF 24" FROM THE ADJACENT FINISHED GRADE (NBMC 20.30.130(D)
1/4" = 1'-0"1

PLANTING PLAN
4TH CHECK
11-27-24
15-38
541
UP
UP
UP
UP
A-4.0
A-4.0
A-4.11
A-4.1
2 1
2 1
A-5.0
1 A-5.0
1 1
2 A-5.0
2 A-5.0
POWDER
NOTE: NOTE: PROVIDE MIN. (1) LAYERS OF 5/8" MOLD TOUGH

VHI FIRECODE X TO INSIDE FACE OF ALL GARAGE WALLS
2-CAR GARAGE
NOTE: NOTE: PROVIDE MIN. (1) LAYERS OF 5/8" MOLD TOUGH

VHI FIRECODE X TO INSIDE FACE OF ALL GARAGE WALLS
2-CAR GARAGE
POWDER
LIVING

FOYERNOOK DINING

KITCHEN
STAIRS

NOOK DINING

KITCHEN
FOYER
LIVING
STAIRS
3601
3603
3601
3603

DRIVEWAY

PORCH ENTRY

PORCH ENTRY
ROOF ABV.

FLOOR ABV.

F.Y.S.B.
5' - 0"
F.Y.S.B.
3' - 0"
S.Y.S.B.
4' - 0"
R.Y.S.B.
5' - 0" FLOOR ABV.FLOOR ABV.

ROOF ABV.

SLOPE PER CIVIL

SLOPE PER CIVIL
20' MIN. CLR.
20' - 0 1/2"
20' MIN. CLR.
20' - 1"
20' MIN. CLR.
20' - 1 3/4"
20' MIN. CLR.
20' - 0 1/2"
CLR.
3' - 10"
CLR.
3' - 4"
CLR.
3' - 10"
CLR.
3' - 4"

9.13' F.F.

TRASH
FUTURE
WATER
HEATER
FUTURE
WATER
HEATER
R @ 0' - 7 1/4"17
TYP.
11"
CLR.
3' - 1"
CLR.
3' - 2"
CLR.
3' - 1"
TYP.
11"
CLR.
3' - 1"
R @ 0' - 7 1/4"17
CLR.
30" MIN.

CLR.
30" MIN.
1 1
1 1
2 2
3 4
5 5
5 5
6 6
7 7
8 8
9 9
10 10
REF. CIVIL FOR T.O.S
REF. CIVIL FOR T.O.S
1 A-5.1
1 A-5.1
2 A-5.1
2 A-5.1
1 A-5.2
1 A-5.2
2 A-5.2
2 A-5.2
1 AD-5.0
7 AD-5.0
7 AD-5.0
6 AD-5.0
6 AD-5.0
7 AD-5.0
7 AD-5.0
17' - 0 5/8"

9.13' F.F.
11 11 12
12 3
A-5.3
1 A-5.3
2 A-5.3
4 3
4 5
15 1 2
1 9
8 8
76 7
10 11
6 3
5 GRID LINE DENOTES

IMAGINEARY PROPERTY LINE

BETWEEN UNITS

SHELVING

SHELVING
13 13
4 AD-1.0
8 AD-1.0
3' - 6"
11"
3' - 6"
11"
9 AD-1.0
9 AD-1.0
9 AD-1.0
9 AD-1.0
9 AD-1.0
9 AD-1.0
7 AD-5.0
ABV.

ABV.

ABV.
18 AD-3.0
18 AD-3.0
18 AD-3.0
18 AD-3.0

ROOM TAGROOM NAME
1 A-5.0
1 1
?
1 1
A-4.0
1 1 1
1 ELEVATION / SECTION INDICATOR
AD-1.0
1 CALL-OUT TAG

10.00' SPOT ELEVATION

KEYNOTE TAG

REVISION TAG

DOOR / WINDOW / WINDOW WALL TAG
FIRE RATED CEILING ASS'Y - REF. DTLS. 7/AD-5.0
1-HR RATED INT CONDITION - REF. DTLS. 7/AD-5.0
1-HR RATED EXT CONDITION - REF. DTLS. 6/AD-5.0
STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED – ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED – ARCH. TO APPV. PAINT COLOR FOR EXPOSED

WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL DOORS - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND

THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC

WINDOW - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB,

HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR.

INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC
KITCHEN RANGE W/. EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED - 30 ” MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 180 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER 504.3 OF CMC & TABLE 150.0-E & G CALENERGY KITCHEN/BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN – TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC
VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24 ” MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE

CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1.

REFRIGERATOR (REF) / FREEZER (FRZ) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND WATER SUPPLY AS REQUIRED

BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS

REQUIRED
TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24” IN FRONT AND 15” FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) – REF. CALGREEN NOTES ON T SHTS. FOR MAX

FLOW RATE
CASEWORK, TALL CABINET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, BASE CABINET W/. COUNTERTOP - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
CASEWORK, UPPER CABINET/SHELVES - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER BUILT-IN CLOSET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER FIREPLACE - FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR

COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) ELEVATOR - PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER – PROVIDE POWER AS REQ'D. (CRC 321.1) A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CMC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION
FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. – INSTALL PER MFGR. INSTRUCTION
ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 6 & 7/AD-1.0
OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 6 & 7/AD-1.0
UP
20R@7 1/2" STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 3/AD-1 INT. FIRE RATED PARTITION - REF. DTL. 1/AD-5.0
DATE

REVISIONS
OWNER INFORMATION:

PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4040
WWW.BRANDONARCHITECTS.COM

PROJECT CONTACT

THESE DOCUMENTS ARE THE PROPERTY OF BRANDON
ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED,

ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY

WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON
ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR

ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A

VIOLATION OF BRANDON ARCHITECTS EXPRESSED

COMMON LAW COPYRIGHT AND OTHER PROPERTY

RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL
LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT

TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT

OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED

PERMISSION BY BRANDON ARCHITECTS, WHO SHALL

THEN BE HELD HARMLESS AND ABSOLVED OF ANY

LIABILITY REGARDING ANY USE OF THESE DOCUMENTS

BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED
HERON.

PROJECT ADDRESS:

KEYNOTESB

ANNOTATION LEGENDA

BRANDON ARCHITECTS
11/15/2024 12:17:30 PM
11-15-24

FIRST LEVEL FLOOR
PLAN

LAKE AVENUE DUPLEX
DDCFRJ INVESTMENTS, LLC.
4686 E. ONTARIO MILL PARKWAY
ONTARIO, CA 91764
P: 909.240.8823

CDP THIRD CHECK
3601 AND 3603 LAKE AVENUE,
NEWPORT BEACH, CA 92663
A-2.0
PA- 2014-0105

COLBY GALLAGHER
1/4" = 1'-0"1

FIRST LEVEL FLOOR PLAN
1 PROPERTY LINE - REF. SURVEY
2 FRONT YARD SETBACK
3 SIDE YARD SETBACK
4 REAR YARD SETBACK
5 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 1/AD-1.0 6 FIREPLACE - SOLAS PREFABRICATED FIREPLACE LISTED TO ANSI Z21.88/CSA 2.33-2014, GAS ONLY, POWER VENT W/. SEALED COMBUSTION - FORTY6 SLIM-LINE BUILT-IN WITH COOL ZONE TECHNOLOGY, 63.33"W X 28.83" H X 11 9/64" D [DTL. 24/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO 7 7 3/4" STEP AT IN SWING REQ'D. EGRESS DOORS (R311.3.1.) 8 RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 9 TANKLESS WATER HEATER, REF. AS-1.0 SPEC SHEETS, VERIFY PRODUCT W/. OWNER - SIZE AND INSTALL PER CHAPTER 5 OF CPC AND MFG. INSTRUCTION, VERIFY THE SIZING W/. ENERGY REPORT (PROVIDE ADEQUATE N.G. CONN. & POWER AS REQ'D.) – THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS

SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13)
10 DEDICATED SPACE FOR FUTURE HEAT PUMP WATER HEATERS, PROVIDE DEDICATED 125 VOLT, 20 AMP ELECTRICAL RECEPTACLE PER CAL ENERGY, REF. SHEETS T-1.4 & T-1.5 FOR MORE INFO 11 ENCLOSED USEABLE SPACE UNDER STAIRWAY, USE 5/8" TYPE 'X' GYP. BD. FINISH TYP. (1/2" MIN.) (CRC R302.7) 12 UNACCESSIBLE ENCLOSED SPACE UNDER STAIRWAY
13 INTERIOR GUARDRAIL - MIN. 42" HIGH ABV. F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 NO. REVISION DATE
4TH CHECK
11-27-24
15-39
542
DN UP
DN UP
A-4.0
A-4.0
A-4.11
A-4.1
2 1
2 1
A-5.0
1 A-5.0
1 1
2 A-5.0
2 A-5.0
W/C
BEDROOM 3

LAUNDRY

PRIMARY BEDROOM

BALCONY

BALCONY
BEDROOM 3

LAUNDRY
PRIMARY BATHPRIMARY W.I.C.BATH 3
BEDROOM 2
BATH 2
PRIMARY W.I.C.

BATH 3
BEDROOM 2
BATH 2

PRIMARY BATH

PRIMARY BEDROOM
3601
3603
3601
3603
SHOWER
SHOWER
SHOWER
SHOWER

BUILT-IN CLOSET BUILT-IN CLOSET

BUILT-IN CLOSET
ROOF BLW.

ROOF BLW.

19.46' F.F.

F.Y.S.B.
5' - 0"
F.Y.S.B.
3' - 0"
S.Y.S.B.
4' - 0"
R.Y.S.B.
5' - 0"

HISHERS VANITY

BUILT-IN CLOSET
HIS
HERS
SHOWER

19.46' F.F.
1:12 1:12
2% MIN.
2% MIN.

SHOWER
CLR.
2' - 7 3/8"
CLR.
1' - 5 1/4"
CLR.
1' - 7 1/2"
CLR.
3' - 0"
TYP.
11"
R @ 0' - 7 1/4"16
R @ 0' - 7 1/4"17
R @ 0' - 7 1/4"16
1 1
1 1
2 2
3 4
5 6
6 7
7 5
8 8
9 10
10 11
11 CLR.
3' - 2"
CLR.
3' - 1"
CLR.
3' - 1"CLR.
3' - 2"
REF. STRUCT. FOR T.O.S
REF. STRUCT. FOR T.O.S
TYP.
11"
TYP.
11"
CLR.
3' - 2"
CLR.
3' - 6 1/2"
CLR.
3' - 0"
CLR.
2' - 7 3/8"
12 12
12 12
12 12
13 14
15 15
15 15
15 16
1 A-5.1
1 A-5.1
2 A-5.1
2 A-5.1
1 A-5.2
1 A-5.2
2 A-5.2
2 A-5.2
13 14
19 9
10 11
10 22
20 21
23 24
25 26

18.1 13
27 12
14 15
18 18
26 27
24 3028
1617
19 19.1 19.2
31 32
20 16
23 25
21 1112
15 41
17 22

16.1 25.1

14.1 27.1
1 AD-5.0
2'-6" MAX.
2' - 2 1/4"
17 17
3 A-5.3
1 A-5.3
2 A-5.3

GRID LINE DENOTES

IMAGINARY PROPERTY LINE

BETWEEN UNITS
AD-1.0
12 20
AD-1.0
19 AD-1.0
18 18
19 19
AD-1.0
22 8
AD-1.0
4 AD-1.0
2'-6" MAX.
2' - 1 3/8"
AD-1.0
24 AD-1.0
24 15
AD-3.0
9 20
21 R @ 0' - 7 1/4"17
22 22
13 ROOM TAGROOM NAME
1 A-5.0
1 1
?
1 1
A-4.0
1 1 1
1 ELEVATION / SECTION INDICATOR
AD-1.0
1 CALL-OUT TAG

10.00' SPOT ELEVATION

KEYNOTE TAG

REVISION TAG

THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC

WINDOW - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB,

HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR.

REFRIGERATOR (REF) / FREEZER (FRZ) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND WATER SUPPLY AS REQUIRED

BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS

REVISIONS
OWNER INFORMATION:

PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4040
WWW.BRANDONARCHITECTS.COM

PROJECT CONTACT

THESE DOCUMENTS ARE THE PROPERTY OF BRANDON
ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED,

ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY

WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON
ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR

ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A

VIOLATION OF BRANDON ARCHITECTS EXPRESSED

COMMON LAW COPYRIGHT AND OTHER PROPERTY

RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL
LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT

TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT

OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED

PERMISSION BY BRANDON ARCHITECTS, WHO SHALL

THEN BE HELD HARMLESS AND ABSOLVED OF ANY

LIABILITY REGARDING ANY USE OF THESE DOCUMENTS

BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED
HERON.

PROJECT ADDRESS:

KEYNOTESB

ANNOTATION LEGENDA

BRANDON ARCHITECTS
11/15/2024 12:17:32 PM
11-15-24

SECOND LEVEL

FLOOR PLAN

LAKE AVENUE DUPLEX
DDCFRJ INVESTMENTS, LLC.
4686 E. ONTARIO MILL PARKWAY
ONTARIO, CA 91764
P: 909.240.8823

CDP THIRD CHECK
3601 AND 3603 LAKE AVENUE,
NEWPORT BEACH, CA 92663
A-2.1
PA- 2014-0105

COLBY GALLAGHER
1/4" = 1'-0"1

SECOND LEVEL FLOOR PLAN
1 PROPERTY LINE - REF. SURVEY
2 FRONT YARD SETBACK
3 SIDE YARD SETBACK
4 REAR YARD SETBACK
5 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 1/AD-1.0 6 INTERIOR GUARDRAIL - MIN. 42" HIGH ABV. F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 7 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 8 CHANNEL DECK DRAIN - REF. DTL. 7/AD-1.0 & DECK/ROOF DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF DRAIN SHALL HAVE

DOMED STRAINER
9 OVERFLOW DRAIN - REF. DTL. 6 & 7/AD-1.0, AND OVERFLOW OR EMERGENCY DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF

DRAIN SHALL HAVE DOMED STRAINER
10 CUSTOM RECESSED GUTTER/DECK DRAIN - ROOFING/DECKING CONTRACTOR COORD. W/. FLASHING INSTALLER - VERIFY LOC'N & APPLICATION OF DRAIN W/. ARCH PRIOR TO ORDERING - SIZE PER TABLE 1103.3 OF CPC 11 FIREPLACE - SOLAS PREFABRICATED FIREPLACE LISTED TO ANSI Z21.88/CSA 2.33-2014, GAS ONLY, POWER VENT W/. SEALED COMBUSTION - FORTY6 SLIM-LINE BUILT-IN WITH COOL ZONE TECHNOLOGY, 63.33"W X 28.83" H X 11 9/64" D [DTL. 24/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO 12 SHOWER - PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) - SEE PLUMBING NOTES ON B/T-1.1 FOR MORE INFO AND REQ'S.
13 PROVIDE FLOOR DRAIN IN LAUNDRY ROOM - FLOOR DRAINS SHALL CONNECT INTO A TRAP SO CONSTRUCTED THAT IT CAN BE READILY CLEANED AND BE OF A SIZE TO SERVE EFFICIENTLY THE PURPOSE FOR WHICH IT IS INTENDED. THE DRAIN INLET SHALL BE SO LOCATED THAT IT IS IN FULL VIEW. (CPC 1006) 14 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE A/A-4.0 15 WINDOW TO MEET EGRESS REQUIREMENTS PER SECTION R310 OF CRC - REF. EMERGENCY ESCAPE AND RESCUE OPENING NOTES ON SHT. A-7.0
16 EGRESS DOOR TO COMPLY W/. CRC SECTION R311.2 REQS., REF. EGRESS DOOR NOTES ON SHEET A-7.0 17 6X6 WOOD COLUMN PER STRUCT., REF. STRUCT. DWGS. - WRAP WITH WOOD AND STAIN AS SELECTED AND SEAL AS REQ'D.

PER DTL. 12/AD-1.0, ARCH. TO APPV. COLOR AND PROFILE - SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - SIZE & CONN. PER STRUCT. CONCEAL CONNECTIONS.
18 BATHROOM TO COMPLY WITH CRC R327 FOR AGING-IN-PLACE DESIGN AND FALL PREVENTION. REF. AGING-IN-PLACE DESIGN AND FALL PREVENTION NOTES ON B/T-1.1 AND DETAILS FOR MORE INFO. DOORS TO THE BATHROOM AND BEDROOM (IF APPLICABLE) TO HAVE MIN. 32" WIDE CLEAR OPENING PER CRC R327.1.3. REFER TO DETAILS 17 AND 21 ON AD-1.0 19 BEDROOM TO COMPLY WITH CRC R327 FOR AGING-IN-PLACE DESIGN AND FALL PREVENTION. REF. AGING-IN-PLACE DESIGN AND FALL PREVENTION NOTES ON B/T-1.1 FOR MORE INFO. DOORS TO THE BEDROOM TO HAVE MIN. 32" WIDE CLEAR OPENING PER CRC R327.1.3.
20 7 3/4" STEP AT IN SWING REQ'D. EGRESS DOORS (R311.3.1.) 21 7 3/4" STEP AT IN/OUT SWING DOORS
22 BATHTUB - FREE-STANDING, AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER (VERIFY LOC'N. OF FIXTURES W/. OWNER) - SEE PLUMBING NOTES ON B/T-1.1 FOR MORE INFO AND REQ'S.

NO. REVISION DATE
4TH CHECK
11-27-24
15-40
543
DN
DN

EGRESS PATH

9.00 7.00

EGRESS PATH

15.00 6.70

9.00 7.29

EGRESS PATH

12.00 EGRESS PATH

15.00 ROOM TAGROOM NAME
1 A-5.0
1 1
?
1 1
A-4.0
1 1 1
1 ELEVATION / SECTION INDICATOR
AD-1.0
1 CALL-OUT TAG

10.00' SPOT ELEVATION

KEYNOTE TAG

REVISION TAG

THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC

WINDOW - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB,

HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR.

REFRIGERATOR (REF) / FREEZER (FRZ) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND WATER SUPPLY AS REQUIRED

BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS

BONUS ROOM

BONUS ROOM
BATH 4
BATH 4
STAIRS

OUTDOOR DINING

COVERED DECK

VIEW DECK

A/C WELL

COVERED DECK

OUTDOOR DINING
3' MIN. CLR.
4' - 6"
MIN. CLR.
3' - 0" MIN. CLR.
3' - 0"
3' MIN. CLR.
4' - 6 3/8"
3RD FLOOR SETBACK
2' - 0"
3RD FLOOR SETBACK
2' - 0"
3601
3603
3601
3603
SHOWER
ROOF ABV.

SHOWER
FLAT ROOF BLW.

ROOF BLW.

BBQ

FIREPIT
F.Y.S.B.
5' - 0"
F.Y.S.B.
3' - 0"
S.Y.S.B.
4' - 0"
R.Y.S.B.
5' - 0"
ø 2' - 6"
ø 2' - 6"
9:12
9:12
9:12
9:12
9:12
1:12
1:12
1:12
1:12
ROOF BLW.

ROOF ABV.

GATE GATEBBQ

FIREPIT
MIN. CLR.
2' - 6"
CLR.
2' - 6"
R @ 0' - 7 1/4"16
R @ 0' - 7 1/4"16
1 1
1 1 2
2 3
4 5 6
65 7
7 7
7 7
7 8
8 9
9 10
10 11
11 REF. STRUCT. FOR T.O.S

29.17' F.F.

REF. STRUCT. FOR T.O.S

29.17' F.F.
12 13
12 1
A-5.1
1 A-5.1
2 A-5.1
2 A-5.1
1 A-5.2
1 A-5.2
2 A-5.2
2 A-5.2
2% MIN.
2% MIN.
33 32
38 28
3029
39 40
35 31
3637 34 33

28.1 33.1
2% MIN.
2% MIN.
2% MIN.2% MIN.
2% MIN.
2% MIN. 2% MIN.
2% MIN.
14 14
15 15
15 2% MIN.
2% MIN.
2% MIN.2% MIN.
2% MIN.
2% MIN.
2% MIN.
1 AD-5.0
16 16
16 17
16 16
17 17
18 18
1818
19 19
19 12
20 3RD FLOOR SETBACK
15' - 0"
3RD FLOOR SETBACK
15' - 0"
3RD FLOOR SETBACK
15' - 0"
3RD FLOOR SETBACK
15' - 0"
21 32.77' T.O. WALL32.90' T.O. ROOF
1:12

31.67' T.O. WALL

29.54' T.O. WALL

32.67' T.O. RAIL
13 32.67' T.O. RAIL
3 A-5.3
1 A-5.3
2 A-5.3

GRID LINE DENOTES

IMAGINARY PROPERTY LINE

BETWEEN UNITS
AD-1.0
6 AD-1.0
6 8
AD-3.0
8 AD-3.0
19 AD-1.0
4 AD-1.0
8 AD-1.0TYP.
11"
TYP.
11"
AD-1.0
12 19
AD-1.0
2%
MIN.
12 15
2% MIN.
22 22
2% MIN.

CLR.
2' - 8 1/8"
CLR.
2' - 6 5/8"
ROOF ABV.

ROOF ABV.
2%
MIN.
2%
MIN.
23 23
23 23
2% MIN.
2% MIN.
2% MIN.

34.13' T.O. CHIMNEY
24 4' - 0"
4' - 0"

32.92' T.O. WALL
2% MIN. 2% MIN.

DATE

REVISIONS
OWNER INFORMATION:

PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4040
WWW.BRANDONARCHITECTS.COM

PROJECT CONTACT

THESE DOCUMENTS ARE THE PROPERTY OF BRANDON
ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED,

ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY

WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON
ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR

ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A

VIOLATION OF BRANDON ARCHITECTS EXPRESSED

COMMON LAW COPYRIGHT AND OTHER PROPERTY

RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL
LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT

TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT

OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED

PERMISSION BY BRANDON ARCHITECTS, WHO SHALL

THEN BE HELD HARMLESS AND ABSOLVED OF ANY

LIABILITY REGARDING ANY USE OF THESE DOCUMENTS

BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED
HERON.

PROJECT ADDRESS:

KEYNOTESB

ANNOTATION LEGENDA

BRANDON ARCHITECTS
11/15/2024 12:17:36 PM
11-15-24

THIRD LEVEL FLOOR
PLAN

LAKE AVENUE DUPLEX
DDCFRJ INVESTMENTS, LLC.
4686 E. ONTARIO MILL PARKWAY
ONTARIO, CA 91764
P: 909.240.8823

CDP THIRD CHECK
3601 AND 3603 LAKE AVENUE,
NEWPORT BEACH, CA 92663
A-2.2
PA- 2014-0105

COLBY GALLAGHER
1 PROPERTY LINE - REF. SURVEY
2 FRONT YARD SETBACK
3 SIDE YARD SETBACK
4 REAR YARD SETBACK
5 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 1/AD-1.0 6 INTERIOR GUARDRAIL - MIN. 42" HIGH ABV. F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 7 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 8 FIREPIT - PROVIDE GAS STUB-OUT & POWER AS REQ'D., REF. LAND. DWGS., VERIFY W/. OWNER 9 BBQ - PROVIDE GAS STUB-OUT & POWER AS REQ'D., REF. LAND. DWGS., VERIFY W/. OWNER 10 UNDER-COUNTER REFRIGERATOR AS SELECTED PER I.D., PROVIDE POWER - VERIFY W/. I.D. AND OWNER 11 A/C CONDENSER OR HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, REF. ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION
12 IN-WALL SCUPPER- SIZE PER TABLE 1103.1 OF CPC
13 CHANNEL DECK DRAIN - REF. DTL. 7/AD-1.0 & DECK/ROOF DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF DRAIN SHALL HAVE

DOMED STRAINER
14 FUTURE SPA - ANY FUTURE ACCESSORY STRUCTURES NOT TO EXCEED 24' FROM ESTABLISHED GRADE 15 DECK DRAIN - REF. DTL. 6/AD-1.0 & DECK/ROOF DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF DRAIN SHALL HAVE DOMED

STRAINER
16 CUSTOM RECESSED GUTTER/DECK DRAIN - ROOFING/DECKING CONTRACTOR COORD. W/. FLASHING INSTALLER - VERIFY LOC'N & APPLICATION OF DRAIN W/. ARCH PRIOR TO ORDERING - SIZE PER TABLE 1103.3 OF CPC 17 GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC
18 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE A/A-4.0 19 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE A/A-4.0
20 FLAT COOL ROOF, CLASS 'A' - COLOR AS SELECTED - TPO MEMBRANE - REF. MAT. SCHEDULE A/A-4.0 21 6X6 WOOD COLUMN PER STRUCT., REF. STRUCT. DWGS. - WRAP WITH WOOD AND STAIN AS SELECTED AND SEAL AS REQ'D.

PER DTL. 12/AD-1.0, ARCH. TO APPV. COLOR AND PROFILE - SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - SIZE & CONN. PER STRUCT. CONCEAL CONNECTIONS.
22 OVERFLOW DRAIN - REF. DTL. 6 & 7/AD-1.0, AND OVERFLOW OR EMERGENCY DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF

DRAIN SHALL HAVE DOMED STRAINER
23 7 3/4" STEP AT IN SWING REQ'D. EGRESS DOORS (R311.3.1.) 24 DECORATIVE CHIMNEY ENCLOSURE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACE AND/OR CHIMNEY(R1005 OF CRC) - GAS VENT TO BE TERMINATED PER CMC 802.6.1 (LISTED DIRECT-VENT PER MFGR.

INSTALLATION INSTRUCTION (CMC 802.2.6))
NO. REVISION DATE
1/4" = 1'-0"1

THIRD LEVEL FLOOR PLAN
4TH CHECK
11-27-24
15-41
544
UP
UP
UP
UP
DIMENSION NOTE:

ROUGH FRAMING:

ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.

USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH MINIMUM 1/2" PLYWOOD DOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT.

AD-2.0 FOR TYP. RECESSED CONDITIONS.

GARAGE FLOOR:

GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF

AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1)
PLUMBING:

1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.4)

2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE FROM TOP OF THRESHOLD TO 70" ABOVE DRAIN, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. (CPC 408.6)

3. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT

TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13)

4. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. (CPC 507.2)
WOOD OR WOODBASED PRODUCTS NOTE: (CRC R317.1) ( REF. B /T-1.1 FOR MORE INFO)

PROTECTION OF WOOD AND WOODBASED PRODUCTS FROM DECAY SHALL BE PROVIDED IN THE FOLLOWING LOCATIONS BY THE USE OF NATURALLY DURABLE WOOD OR WOOD THAT IS PRESERVATIVE-TREATED IN ACCORDANCE WITH AWPA U1.

1.IN CRAWL SPACES OR UNEXCAVATED AREAS LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION, WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHERE CLOSER THAN 18 INCHES (457 MM) TO EXPOSED GROUND, WOOD GIRDERS WHERE CLOSER THAN 12 INCHES (305 MM) TO EXPOSED GROUND, AND WOOD COLUMNS WHERE CLOSER THAN 8 INCHES (204 MM) TO EXPOSED GROUND.

2.WOOD FRAMING MEMBERS, INCLUDING COLUMNS, THAT REST DIRECTLY ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND.

3.SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER.

4.THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS.

5.WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER.

6.WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER,

SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER. THE IMPERVIOUS MOISTURE BARRIER SYSTEM PROTECTING THE STRUCTURE SUPPORTING FLOORS SHALL PROVIDE POSITIVE DRAINAGE OF WATER THAT INFILTRATES THE MOISTURE-PERMEABLE FLOOR TOPPING.

7.WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY

WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS.

8.PORTIONS OF WOOD STRUCTURAL MEMBERS THAT FORM THE STRUCTURAL SUPPORTS OF BUILDINGS, BALCONIES, PORCHES OR

SIMILAR PERMANENT BUILDING APPURTENANCES WHERE THOSE MEMBERS ARE EXPOSED TO THE WEATHER WITHOUT ADEQUATE

PROTECTION FROM A ROOF, EAVE, OVERHANG OR OTHER COVERING THAT WOULD PREVENT MOISTURE OR WATER ACCUMULATION ON THE SURFACE OR AT JOINTS BETWEEN MEMBERS.

9.WOOD COLUMNS IN CONTACT WITH BASEMENT FLOOR SLABS UNLESS SUPPORTED BY CONCRETE PIERS OR METAL PEDESTALS PROJECTING NOT LESS THAN 1 INCH (25 MM) ABOVE THE CONCRETE FLOOR AND SEPARATED FROM THE CONCRETE PIER BY AN IMPERVIOUS MOISTURE BARRIER.

ROOM TAGROOM NAME
1 1
1 1

10.00' SPOT ELEVATION

REVISION TAG

DOOR TAG

WINDOW WALL TAG

WINDOW TAG
STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC.

DWGS, - PAINT AND SEAL AS REQUIRED – ARCH. TO APPV.

COLOR FOR EXPOSED STEEL COLUMNS
STRUCTURAL WOOD POST/COLUMN COLUMN - PER STRUCT., REF. STRUTC.

DWGS, - PAINT, STAIN AND SEAL AS REQUIRED – ARCH. TO APPV. PAINT COLOR

FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED

SAMPLE FOR ARCH, APPROVAL
KITCHEN RANGE W/. EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED - 30 ” MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 180 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER 504.3 OF CMC & TABLE 150.0-E & G CALENERGY KITCHEN/BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN – TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC
VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24 ” MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF

0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN
WASHER (W) / DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE

TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24” IN FRONT AND 15” FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) – REF. CALGREEN NOTES ON T SHTS. FOR MAX

FLOW RATE
FIREPLACE - FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR

COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CMC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION
FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. – INSTALL PER MFGR. INSTRUCTION
RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 6 & 7/AD-1.0
OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 6 & 7/AD-1.0
2X4 STUD WALL
2X6 STUD WALL
2X8 STUD WALL
2X10 STUD WALL
EXT. POCKET DOOR WALL - TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/.

DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL - 12" REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRUCT. DWGS. - FOR BASEMENT/RETAINING CONCRETE WALL

PROVIDE WATERPROOFING OR DAMPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2. REF/ SOILS REPORT, WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 - EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR U.N.O., PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION - SEE STRUCT. DWGS. FOR THE DEPRESSION

DETAILS - FOR DEPRESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED DEPRESSION W/. MFGR. OR FABRICATOR – SHOWER DEPRESSION TO BE VERIFIED W/. I.D.

SEE SHEET AD-2.0 FOR THE TYPICAL RECESSION OF DOORS AND WINDOWS, VERIFY ALL RECESSION W/. MFGR.

STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR.

INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND
STRUCT. DWGS
VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW - MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2 ” DIA. PIPE & TYP. 3 ” DIA.

PIPE) – SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND.

VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB - OVERFLOW TO DISCHARGE ABV. GROUND

OVERFLOW

DRAINLINE
INT. FIRE RATED PARTITION REF. DTL. 1/AD-5
A-4.0
A-4.0
A-4.11
A-4.1
2 1
2 1
A-5.0
1 A-5.0
1 2
A-5.0
2 A-5.0
POWDER
2-CAR GARAGE
2-CAR GARAGE
POWDER
LIVING
FOYER

NOOK DINING

KITCHEN
STAIRS

NOOK DINING

KITCHEN
FOYER
LIVING
STAIRS
5' - 2" 50' - 9 1/2" 4' - 0 1/2"
4' - 0 1/2"50' - 10"5' - 1 1/2"
5' - 0 3/8" 51' - 10 1/8" 3' - 1 7/8"
5' - 0 1/2" 51' - 9 3/4" 3' - 2 3/8"
36' - 11 1/2" 14' - 10 5/8"
17' - 7 7/8" 4' - 11 1/2" 12' - 3" 2' - 1 1/8" 5' - 1 3/4" 7' - 0 1/4" 2' - 8 5/8" 21' - 4 1/2" 8' - 1" 21' - 4 1/2"
5' - 0" 11' - 4 1/2" 5' - 0" 2' - 11" 17' - 0" 1' - 5 1/2" 1 3/4" 5' - 0 3/4" 18' - 5 3/4" 3' - 7 1/2" 18' - 5" 5' - 2 1/2" 37' - 11 1/4" 13' - 10 1/2"
3' - 6"2' - 0"9' - 4 1/2"2' - 0"3' - 6"
3' - 0 3/8" 1' - 11 1/8" 3' - 9 3/8" 8' - 5 5/8"
1' - 7 7/8" 17' - 0" 1' - 11 7/8" 3' - 1 5/8" 2' - 6 5/8" 7' - 3 3/8" 3' - 3 5/8" 2' - 2 1/2"14' - 0"2' - 2 1/2"1' - 10"1' - 9 1/2"2' - 3" F.O.
14' - 0"2' - 2 3/4"4' - 1 7/8"10 7/8"
4 11 8
2 9
6 5
R @ 0' - 7 1/4"17 1
1 6
3 3
10 7
R @ 0' - 7 1/4"17
4 5
15 7
8 SLAB DEPRESSION FOR

SLIDING DOORS FLUSH

THREDHOLD CONDITION -
VERIFY W/ G.C. & MFGR. -
REF. STRUCT. DWGS

SLAB DEPRESSION FOR

SLIDING DOOR FLUSH
THREDHOLD CONDITION. -
VERIFY W/ G.C. & MFGR. -
REF. STRUCT. DWGS

SLOPE PER CIVIL

SLOPE PER CIVIL
1' - 8 1/2"
CLR.
14' - 0" 1' - 8 1/2"1' - 9"
CLR.
14' - 0"1' - 8 3/4"
5' - 8 1/2" 2' - 1" 17' - 4" 8 1/2" 17' - 3 3/4" 2' - 1" 5' - 8 1/2" 17' - 4" 2' - 7" 8 1/2" 19' - 10 3/4"
6' - 4 1/2" 14' - 3 1/4" 20' - 4 3/8" 5' - 9 1/2" 5' - 0 1/2" 6' - 5" 14' - 3 1/4" 20' - 4 3/8" 5' - 9 1/2" 5' - 0"
1 A-5.1
1 A-5.1
2 A-5.1
2 A-5.1
1 A-5.2
1 A-5.2
2 A-5.2
2 A-5.2
3 A-5.3
1 A-5.3
2 A-5.3
3' - 8 3/4"8 1/2"3' - 7 3/4"
1' - 5 3/4"8 1/2"1' - 5 1/4"
20' - 7 3/4" 16' - 3 1/4" 1' - 0 1/4" 12' - 11 3/4"
5' - 11 3/4" 5' - 2 1/8" 1' - 9 7/8" 10 3/4"
DATE

REVISIONS
OWNER INFORMATION:

PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4040
WWW.BRANDONARCHITECTS.COM

PROJECT CONTACT

THESE DOCUMENTS ARE THE PROPERTY OF BRANDON
ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED,

ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY

WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON
ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR

ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A

VIOLATION OF BRANDON ARCHITECTS EXPRESSED

COMMON LAW COPYRIGHT AND OTHER PROPERTY

RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL
LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT

TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT

OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED

PERMISSION BY BRANDON ARCHITECTS, WHO SHALL

THEN BE HELD HARMLESS AND ABSOLVED OF ANY

LIABILITY REGARDING ANY USE OF THESE DOCUMENTS

BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED
HERON.

PROJECT ADDRESS:

BRANDON ARCHITECTS

ANNOTATION LEGEND

GENERAL NOTESA
B
11/15/2024 12:17:38 PM
11-15-24

FIRST LEVEL

DIMENSION PLAN

LAKE AVENUE DUPLEX
DDCFRJ INVESTMENTS, LLC.
4686 E. ONTARIO MILL PARKWAY
ONTARIO, CA 91764
P: 909.240.8823

CDP THIRD CHECK
3601 AND 3603 LAKE AVENUE,
NEWPORT BEACH, CA 92663
A-2.3
PA- 2014-0105

COLBY GALLAGHER
NO. REVISION DATE
1/4" = 1'-0"1

FIRST LEVEL DIMENSION PLAN
4TH CHECK
11-27-24
15-42
545
UPDN
UPDN
DIMENSION NOTE: