HomeMy WebLinkAbout06_Fanticola Residence Coastal Development Permit_PA2018-16103/13/2018
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 25, 2018
Agenda Item No. 6
SUBJECT: Fanticola Residence (PA2018-161)
Coastal Development Permit No. CD2018-069
SITE LOCATION: 1120 West Ocean Front
APPLICANT: Brandon Architects
OWNER: Tony and Joann Fanticola
PLANNER: Benjamin M. Zdeba, AICP, Associate Planner
949-644-3253, bzdeba@newportbeachca.gov
LAND USE AND ZONING
General Plan: Single-Unit Residential Detached (RS-D)
Zoning District: Single-Unit Residential (R-1)
Coastal Land Use Category: Single-Unit Residential Detached (10.0 – 19.9 DU/AC)
(RSD-C)
Coastal Zoning District: Single-Unit Residential (R-1)
PROJECT SUMMARY
A request for a coastal development permit for the demolition of an existing single -family
residence and the construction of a new, ap proximately 4,523-square-foot, three-story
single-family residence with a 624-square-foot, three-car garage. The development also
includes site walls and other accessory structures, hardscape, drainage, and
landscaping. The proposed development complies with all applicable development
standards including height, setbacks, and floor area limits. No deviations are requested.
All proposed improvements are within the confines of private property and are shown on
the attached plans (Attachment No. ZA 3).
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures); and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2018-069 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
The subject property is located in the R-1 Coastal Zoning District, which provides for
single-unit residential development and is consistent with the City’s Coastal Land
Use Plan, General Plan, and Zoning Code. A coastal development permit is required
and the property is not eligible for a waiver for de minimis development because the
property is located in the Coastal Commission Appeal Area.
The property currently consists of one legal lot developed with a single-family
residence. The neighborhood is predominantly developed with two- and three-
story, single- and two-unit residences.
The proposed residence and accessory structures conform to all applicable
development standards, including floor area limit, setbacks, height, and off-street
parking as evidenced by the project plans and illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 9 feet 14 feet (first floor)
6 feet (second floor balcony)(2)
Sides 3 feet 3 feet
Rear (1) 0 feet 7 feet, 7 inches (first floor)
4 feet, 7 inches (second floor)
Allowable Floor Area (max.) 5,686.26 square feet 5,147 square feet
Allowable 3rd Floor Area (max.) 426.47 square feet 400 square feet
Open Space (min.) 426.47 square feet 567 square feet
Parking (min.) 3-car garage 3-car garage
Height (max.) 24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
(1) Zero rear setback required adjacent to future 20-foot-wide alley.
(2) Balconies abutting West Ocean Front may encroach up to a maximum of 36 inches into the required front
setback per NBMC Subsection 21.30.110(D)(5).
The proposed three-story design and partially covered roof deck results in bulk and
scale of the development that is consistent with the existing neighborhood pattern
of development and expected future development consistent with applicable
development standards.
Hazards
The subject property fronts the Pacific Ocean, but is separated from the shoreline
by a very wide sandy beach (approximately 575-foot separation). The project site
is not protected by a bulkhead.
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The finish floor elevation of the proposed dwelling is 12.40 feet based on the North
American Vertical Datum of 1988 (NAVD88), which exceeds the minimum 9.0-foot
(NAVD88) elevation standard for new structures. A Coastal Hazard Report and
Wave Runup Study prepared by GeoSoils, Inc., dated July 11, 2018, indicates a
likely sea level rise projection of between 1.8 and 4.6 feet over the next 75 years
resulting in a future water elevation of between 9.3 feet and 12.1 feet (NAVD88).
The report concludes it is very unlikely that any type of wave will reach the site
even considering a 4.6-foot sea level rise and that the proposed project is
reasonably safe from the shoreline erosion due to lack of wave or wakes that can
erode sand from the beach. Overall, the analysis concludes that the proposed
project will be safe from flooding hazards for the next 75 years. Furthermore, the
report concluded that due to the distance of the property from the curre nt mean
high tide line (approximately 575 feet) that it is unlikely that the mean high tide line
will reach the property within the next 75 years.
Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required
to enter into an agreement with the City waiving any potential right to protection to
address situations in the future in which the development is threatened with damage
or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The
property owner will also be required to acknowledge any hazards present at the site
and unconditionally waive any claim to damage or liability against the decision
authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are
included as conditions of approval that will need to be satisfied prior to the issuance
of building permits for construction.
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of a building permit. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
The development is set back approximately 575 feet from coastal waters. Due to
the large distance, a Water Quality Management Plan is not required. A post-
construction drainage system will be installed that includes drainage and percolation
features designed to retain dry weather and minor rain run-off on-site to ensure the
project does not impact water quality. Any water not retained on-site is directed to
the City’s storm drain system.
The project design addresses water quality with a construction erosion control plan
that outlines temporary Best Management Practices (BMPs) to be implemented
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during construction to minimize erosion and sedimentation, and to minimize
pollution of runoff derived by construction chemicals and materials. No water
quality impacts to coastal waters are anticipated based upon the location and
elevation of the property.
Public Access
The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public’s ability to gain access to, use, and/or
view the coast and nearby recreational facilities. Vertical access to the bay front and
beach front is available approximately 180 feet east of the site at the intersection of
West Ocean Front and 11th Street, and also 180 feet to the west of the site at the
intersection of West Ocean Front and 12th Street.
Lateral access and views of the ocean are also available along an existing 6-foot-
wide public boardwalk in front of the project site.
The project site is located adjacent to the public beach and the public Ocean Front
boardwalk. Due to the project location, an initial evaluation of the potential impact
to the view shed or the scenic and visual qualities of the coastal zone was
conducted pursuant to NBMC Section 21.30.100 (Scenic and Visual Quality
Protection). Expansive views of the Newport Pier, Balboa Pier, Pacific Ocean, and
public beach are afforded from the public sidewalk along West Ocean Front.
However, the subject property is located landward of the public vantage points and
not between public vantage points and these view features. Therefore, the project
will not impact existing, nor provide an opportunity to enhance, public views along
these vantage points.
The project will replace an existing single-unit residence with a new single-unit
residence that complies with all applicable Local Coastal Program (LCP)
development standards and maintains a building envelope consistent with the
existing and anticipated future neighborhood pattern of development. Therefore, the
project does not have the potential to degrade the visual quality of the Coastal Zone.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, 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-family residences and additions of up to 10,000 square feet to
existing structures. The proposed project consists of the demolition of one single-family
residence and the construction of a new 4,523-square-foot single-family residence and
624-square-foot two-car garage in the R-1 District.
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The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within a
state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
_____________________
Benjamin M. Zdeba, AICP
Associate Planner
GBR/bmz
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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03/13/2018
Attachment No. ZA 1
Draft Resolution
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05-15-2018
RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING
COASTAL DEVELOPMENT PERMIT NO. CD2018-069 TO
DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND
CONSTRUCT A NEW THREE-STORY SINGLE-FAMILY
RESIDENCE AND ATTACHED 3-CAR GARAGE LOCATED AT
1120 WEST OCEAN FRONT (PA2018-161)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brandon Architects, with respect to property located at 1120
West Ocean Front, requesting approval of a coastal development permit.
2. The lot at 1120 West Ocean Front is legally described as Lot 6, Block 11, Tract No. 234.
3. The applicant proposes the demolition of an existing two-story single-family residence and
construction of a new approximately 4,523-square-foot, three-story single-family residence
with a 624-square-foot three-car garage. Also included are site walls and other accessory
structures, hardscape, drainage, and landscaping.
4. The subject property is designated Single-Unit Residential Detached (RS-D) by the
General Plan Land Use Element and is located within the Single-Unit Residential (R-1)
Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single-Unit Residential Detached (10.0 - 19.9 DU/AC) (RSD-C) and the
property is located within the Single-Unit Residential (R-1) Coastal Zone District.
6. A public hearing was held on October 25, 2018, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303 , Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures), because it has no potential to have a significant effect
on the environment.
2. Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
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05-15-2018
demolition of one single-family residence and the construction of a new 4,523-square-
foot single-family residence and 624-square-foot two-car garage in the R-1 District.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Newport Beach Municipal Code (“NBMC”) Section 21.52.015 (Coastal
Development Permits, Findings and Decision), the following findings and facts in support of
such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 5,686.26 square feet and the proposed floor
area is 5,147 square feet.
b. The proposed development provides the minimum required setbacks, which are 9
feet along the front property line abutting West Ocean Front, 3 feet along each side
property line and 0 feet along the rear property line.
c. The highest guardrail is less than 24 feet from established grade (11.81 feet
NAVD88) and the highest ridge is no more than 29 feet from established grade,
which comply with the maximum height requirements.
d. The project includes garage parking for a total of three vehicles, complying with the
minimum three-car garage parking requirement for single-family residences with
4,000 square feet or more of habitable floor area.
2. The property currently consists of one legal lot developed with a single-family residence.
The neighborhood is predominantly developed with two- and three-story, single-unit
and two-unit residences.
3. The proposed three-story design and partially covered roof deck results in bulk and scale
of the development that is consistent with the existing neighborhood pattern of
development and expected future development consistent with applicable development
standards.
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4. The subject property fronts the Pacific Ocean, but is separated from the shoreline by a
very wide sandy beach (approximately 575-foot separation). The project site is not
protected by a bulkhead.
5. The finish floor elevation of the proposed dwelling is 12.40 feet based on the North
American Vertical Datum of 1988 (NAVD88), which exceeds the minimum 9.0-foot
(NAVD88) elevation standard for new structures. A Coastal Hazard Report and Wave
Runup Study prepared by GeoSoils, Inc., dated July 11, 2018, indicates a likely sea
level rise projection of between 1.8 and 4.6 feet over the next 75 years resulting in a
future water elevation of between 9.3 feet and 12.1 feet (NAVD88). The report concludes
it is very unlikely that any type of wave will reach the site even consider ing a 4.6-foot
sea level rise and that the proposed project is reasonably safe from the shoreline erosion
due to lack of wave or wakes that can erode sand from the beach. Overall, the analysis
concludes that the proposed project will be safe from flooding hazards for the next 75
years. Furthermore, the report concluded that due to the distance of the property from
the current mean high tide line (approximately 575 feet) that it is unlikely that the mean
high tide line will reach the property within the next 75 years.
6. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to
enter into an agreement with the City waiving any potential right to protection to address
situations in the future in which the development is threatened with damage or destruction
by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also
be required to acknowledge any hazards present at the site and unconditionally waive any
claim to damage or liability against the decision authority, consistent with NBMC Section
21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need
to be satisfied prior to the issuance of building permits for construction.
7. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
8. The development is set back approximately 575 feet from coastal waters. Due to the
large distance, a Water Quality Management Plan is not required. A post-construction
drainage system will be installed that includes drainage and percolation features designed
to retain dry weather and minor rain run-off on-site to ensure the project does not impact
water quality. Any water not retained on-site is directed to the City’s storm drain system.
9. The project design addresses water quality with a construction erosion control plan that
outlines temporary Best Management Practices (BMPs) to be implemented during
construction to minimize erosion and sedimentation, and to minimize pollution of runoff
derived by construction chemicals and materials. No water quality impacts to coastal
waters are anticipated based upon the location and elevation of the property.
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10. All proposed landscaping will comply with NBMC Section 21.30.075 (Landscaping). A
condition of approval is included that requires drought-tolerant species. Prior to issuance
of building permits, the final landscape plans will be reviewed to verify invasive species
are not planted
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone .
Fact in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public’s ability to gain access to, use, and/or view
the coast and nearby recreational facilities. Vertical access to the bay front and beach front
is available approximately 180 feet east of the site at the intersection of West Ocean Front
and 11th Street, and also 180 feet to the west of the site at the intersection of West Ocean
Front and 12th Street.
2. Lateral access and views of the ocean are also available along an existing 6-foot-wide
public boardwalk in front of the project site.
3. The project site is located adjacent to the public beach and the public sidewalk Ocean
Front walkway. Due to the project location, an initial evaluation of the potential impact to
the view shed or the scenic and visual qualities of the coastal zone was conducted
pursuant to NBMC Section 21.30.100 (Scenic and Visual Quality Protection). Expansive
views of the Newport Pier, Balboa Pier, Pacific Ocean, and public beach are afforded from
the public boardwalk along West Ocean Front. However, the subject property is located
landward of the public vantage points and not between public vantage points and these
view features. Therefore, the project will not impact existing, nor provide an opportunity
to enhance, public views along these vantage points.
4. The project will replace an existing single-unit residence with a new single-unit residence
that complies with all applicable Local Coastal Program (LCP) development standards and
maintains a building envelope consistent with the existing and anticipated future
neighborhood pattern of development. Therefore, the project does not have the potential
to degrade the visual quality of the Coastal Zone.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2018-069, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
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2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of NBMC Title 21
Local Coastal Implementation Plan. Final action taken by the City may be appealed to
the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP
and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section
30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 25TH DAY OF OCTOBER, 2018.
_____________________________________
Patrick J. Alford, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Prior to the issuance of a building permit, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns.
3. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of dam age against
the City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which
may arise from or in any manner relate (directly or indirectly) to City’s approval of
development.
4. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, the beach,
wetlands or their buffers.
5. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right -of-way.
6. This Coastal Development Permit does not authorize any development seaward of the
private property.
7. Best Management Practices (BMP’s) and Good Housekeeping Practices (GHP’s) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Pollution Prevention Plan (CPPP).
8. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
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9. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stock piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
10. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
11. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
12. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
13. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
14. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
15. Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
16. Prior to the issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building
Division.
17. Prior to issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
18. Prior to issuance of a building permit, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict
the elements approved by this Coastal Development Permit.
19. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non -invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
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20. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, an d trimming.
All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall
be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
21. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
22. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
23. The applicant is responsible for compliance with the Migratory Bird Treaty Act. In
compliance with the (MBTA), grading, brush removal, building demolition, tree trimming,
and similar construction activities shall occur between August 16 and January 31,
outside of the peak nesting period. If such activities must occur inside the peak nesting
season from February 1 to August 15, compliance with the following is required to
prevent the taking of Native Birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
24. This Coastal Development Permit No. CD2018-069 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
25. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of the Fanticola Residence including, but not limited to, Coastal Development
Permit No. CD2018-069 (PA2018-161). This indemnification shall include, but not be
limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and
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other expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages, which City incurs in enforcing the indemnification provisions set forth in this
condition. The applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
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03/13/2018
Attachment No. ZA 2
Vicinity Map
16
Feet
Every reasonable effort has been made to assure the
accuracy of the data provided, however, The City of
Newport Beach and its employees and agents
disclaim any and all responsibility from or relating to
any results obtained in its use.
Disclaimer:
10/16/2018
0 200100
PA2018-161 Fanticola Residence
Project
Site
17
03/13/2018
Attachment No. ZA 3
Project Plans
18
Name
Elevation
A101
1
SIM
Room name
150 SF
101
1i
?
90 00' 00"
Distance
N E
1
1
A101
SIM
R @ 7 1/2"20
1i
NORTH ARROW
PROPERTY LINE TAG
SECTION INDICATOR
ROOM TAG (NAME / AREA)
CALL-OUT TAG
ELEVATION INDICATOR
KEYNOTE TAG
WINDOW TAG
DOOR TAG
WALL TAG
REVISION FLAG
STAIR TAG (NO. OF RISER & HEIGHT)
ALUMINUM
CONCRETE
EARTH
GYPSUM - PLASTER
INSULATION - RIGID
MASONRY - BRICK/STONE
MASONRY - CONCRETE BLOCK
PLYWOOD / GLU-LAM TIMBER
SAND
STEEL
WOOD
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, 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 MANAGER/ARCHITECT
T-1.0
06/22/18
1120-2018TITLE SHEETFANTICOLA RESIDENCE
FANTICOLARESIDENCEANTONY & JOANNFANTICOLA1120 W. OCEAN FRONTNEWPORT BEACH, CA92661CDP
1120 W. OCEANFRONTNEWPORT BEACH, CA 92661CAITLIN SMITH
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, 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 MANAGER/ARCHITECT
T-1.0
06/22/18
1120-2018TITLE SHEETFANTICOLA RESIDENCE
FANTICOLARESIDENCEANTONY & JOANNFANTICOLA1120 W. OCEAN FRONTNEWPORT BEACH, CA92661CDP
1120 W. OCEANFRONTNEWPORT BEACH, CA 92661CAITLIN SMITH
REF. 8/T-1.0FLOOR AREA
HEIGHT
NBMC (NEWPORT BEACH MUNICIPAL CODE)
CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC,
2016 CPC, AND 2016 CMC, 2016 CAL GREEN
R-3 / U
1-HR.
CODES:
OCCUPANCY CLASSIFICATION
OCCUPANCY SEPARATIONS (GARAGE)
OCCUPANT LOAD
TYPE OF CONSTRUCTION
OWNER: ARCHITECT:
N/AALLOWABLE BLDG. AREA
(PER CBC TBL. 503)
FLOOR & FLOOR-CEILINGS N/A
BRANDON ARCHITECTS, INC.
151 KALMUS DR. STE. G-1
COSTA MESA, CA 92626
P: 714.754.4040
WWW.BRANDONARCHITECTS.COM
STRUCTURAL ENGINEER:CIVIL ENGINEER:
GENERAL CONTRACTOR:LANDSCAPE DESIGNER:
SURVEYOR:SOILS ENGINEER:
SITE
1 UNIT
V-B - SPRK'R.
3 STORY
FIRE SPRINKLER: NFPA 13D YES
DEFERRED SUBMITTALS
8PROJECT STATISTICS 5 3 1
249
10
AGENCIES & PUBLIC SERVICES
VICINITY MAP/ PROJECT DESCRIPTION
MATERIAL LEGEND
ANNOTATION LEGEND CODE REVIEW SHEET LISTSITE INFORMATION11
7
6SPECIAL INSPECTIONS
PROJECT DIRECTORYPROJECT DIRECTORY
PROJECT DESCRIPTION:
FANTICOLA RESIDENCE
BRANDON ARCHITECTS, INC.ANTHONY & JOANN FANTICOLA
1120 W. OCEANFRONT
NEWPORT BEACH, CA 92661
P.949.232.5210
TBD TBD
BUILDING AREA SCHEDULE
NAME AREA COMMENTS
FIRST FLOOR 1728 SF
SECOND FLOOR 2394 SF
THIRD FLOOR 400 SF
4523 SF
3-CAR GARAGE 647 SF
647 SF
GRAND TOTAL 5169 SF
OUTDOOR AREA SCHEDULE
NAME AREA COMMENTS
DECK 2 648 SF
DECK 1 1111 SF
MA. BALCONY 153 SF OPEN SPACE
PORCH 151 SF OPEN SPACE
ENTRY 40 SF OPEN SPACE
OPEN #1 226 SF OPEN SPACE
GRAND TOTAL 2329 SF
RDM GEOFIRM
ZI WANG, LIC. NO. 80199
801 GLENNEYRE ST., STE. F
LAUGNA BEACH, CA 92651
P.949.494.2122
F.949.497.0270
FORKETT ENGINEERING, INC.
TOM RUIZ
P: 714.963.6793
22311 BROOKHURST ST.
HUNTINGTON BEACH, CA 92626
SHEET #DRAWING TITLE
T-1.0 TITLE SHEET
T-1.1 GENERAL ARCHITECTURAL NOTES
T-1.2 SUPPLEMENTAL NOTES & DOCUMENTS
SUR TOPOGRAPHIC SURVEY
A-0.0 ARCHITECTURAL SITE PLAN
C2 PRECISE GRADING PLAN
C3 SECTIONS
A-0.3 GRADE PLANE EXHIBIT
A-1.0 3-DIMENSIONAL VIEWS
A-2.0 FLOOR PLAN
A-2.1 FLOOR PLAN
A-3.0 ROOF PLAN
A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE
A-4.1 EXTERIOR ELEVATIONS
A-5.0 BUILDING SECTIONS
S1 FOUNDATION PLAN
INTERIOR DESIGNER:
CAROL MCMAHON
CAROL MCMAHON INTERIOR DESIGN
22 ALI LANE
LADERA RANCH, CA 923694
P.949.675.9984
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
NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR
ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY
FOR REVIEW.
C.N.B. NOTE:CHRISTOPHER BRANDON, PRINCIPAL ARCHITECT IS THE DESIGN
PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR
REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS,
INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH
THE DESIGN OF THE BUILDING. (NBMC 15.02.010)
1.LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR
CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE
BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE
SUBMITTAL (FOR H.O.A. PURPOSES).
2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING
STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS.
3. 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.
4. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR
SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA
PERMIT.
5. FIRE SPRINKLERS REQUIRED, CONSTRACTOR 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.
6. GLASS GUARD/HANDRAILS
LEGAL DESCRIPTION:
LOT INFORMATION:
ZONED: R-1
SITE AREA:3,731.73 S.F. BUILDABLE AREA: 2,843.13 S.F.
TOTAL ALLOWABLE AREA: 2 x 2,843.13 S.F. = 5,686.26 S.F.
REQ'D. OPEN VOLUME = 2,843.13 X .15 = 426.47
MAX. THIRD FLR. ALLOWABLE = 2,843.13 X .15 = 426.47
OPEN VOLUME PROVIDED = 567
EXISTING BUILDING INFORMATION:
EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED
EXISTING S.F. = 1,717.47 S.F. (363.44 S.F.) GARAGE
ZONING INFORMATION:
FRONT SETBACK: 9 FT.
REAR SETBACK: 0 FT.
LEFT SETBACK: 3 FT.
RIGHT SETBACK: 3 FT.
BUILDABLE AREA: 2,843.13 S.F.
APN: 047 251 18
LOT 6 , BLOCK 11, TRACT NO. 234, CITY OF NEWPORT
BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA
M.M. 107/1-7
1120 W. OCEANFRONT, NEWPORT BEACH, CA 92661
NO. REVISION DATENO. REVISION DATE
TITLE 24 CONSULTANT:
TBD
THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON W OCEAN FRONT. THE LOT IS
APPOXIMATLY 36.39' WIDE BY 102.51' DEEP, IT IS ZONED R-1 AND IS APPX. 3,731.73 S.F. THE PROPERTY
INCLUDES A 2 STORY SINGLE FAMILY RESIDENCE TO BE DEMOLISHED. CLIENT PROPOSES TO BUILD A NEW
3 STORY SINGLE FAMILY RESIDENCES OF APPX. 4,522 S.F. INCLUDING AN ATTACHED 3-CAR GARAGE OF
APPX. 647 S.F. TO BE WOOD FRAMED WITH A SLAB FOUNDATION. THE PROJECT WILL BE CONTEMPORARAY
WITH SOME TRANSITIONAL ACCENTS. THE HOME WILL INCLUDED BUT NOT LIMITED TO THE FOLLOWING:
AMPLED INDOOR/OUTDOOR LIVING SPACES, PARKING WILL BE PROVIDED IN THE FORM OF A 3-CAR
GARAGE. THE EXTERIOR MATERIALS WILL BE OF A RICH QUALITY AND HIGH DURABILITY; CONSISTING
PRIMARILY OF STUCCO, VERTICAL WOOD SIDING, AND THE USE OF SOME METAL & STONE. THE HOME WILL
HAVE (3) BEDROOM, (3) FULL BATH, (1) HALF BATH AND A BONUS ROOM
BURKE STRUCTURAL ENGINEERS, PC
151 KALAMUS, BLDG. E-140
COSTA MESA, CA 92626
P:657.289.0460
TOAL ENGINEERING, INC.
VIKTOR P. MEUM, LIC. NO. 8682
139 AVENIDA NAVARRO
SAN CLEMENTE, CA 92672
P: 949.492.8586
WWW.TOALENGINEERING.COM
LANDSCAPE AREA SCHEDULE
NAME AREA COMMENTS
1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD
2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS
RUDY SAINS
HERITAGE ENERGY GROUP
P.949.789.7221
4522
19
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, 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 MANAGER/ARCHITECT
T-1.1
06/22/18
1120-2018GENERAL ARCHITECTURAL NOTESFANTICOLA RESIDENCE
FANTICOLARESIDENCEANTONY & JOANNFANTICOLA1120 W. OCEAN FRONTNEWPORT BEACH, CA92661CDP
1120 W. OCEANFRONTNEWPORT BEACH, CA 92661CAITLIN SMITH
1GENERAL NOTES
ABBREVIATIONS 2
DEFINITIONS:
SPECIFICATIONS SHALL MEAN: WRITTEN SPECIFICATIONS IN THE PLANS OR THE "PROJECT MANUAL" (IF PROVIDED FOR THIS PROJECT)
CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME.
CONTRACTOR SHALL MEAN:
ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., CHRISTOPHER BRANDON PRINCIPAL
OWNER SHALL MEAN:
(AS USED IN THESE SPECIFICATIONS)
LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT
1. CODES/GENERAL PROVISIONS:
ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICIABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF
CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND
IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL
NOT BE LIMITED TO THOSE AS LISTED IN "CODE REVIEW" BOX. (T-1)
ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING:
THE BUILDING CODES, 2016 EDITIONS, AS ADOPTED BY CALIFORNIA, ALL APPLICABLE RELATED SPECIALTY CODES.
THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 7 OF THE CALIFORNIA CIVIL CODE (THE "RIGHT TO REPAIR ACT").
ANY WORK TIME RESTRICTIONS IMPOSED BY THE CITY OF NEWPORT BEACH.
THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS.
2. FEES:
CONTRACTOR AND HIS SUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING PLANCHECK FEE AND
REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET
FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE.
3. CONTRACTOR'S SURVEY:
CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL
VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL
CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS.
4. COORDINATION OF CONSTRUCTION:
CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND
PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE
SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR
AGREES TO BIND EVERY SUB-CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK.
5. CLEAN-UP:
ALL SUB-CONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE
SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR.
6. TESTS AND PERMITS:
CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME.
7. GUARANTEES:
CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORK AND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY
OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR
NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF
GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS.
IT IS UNDERSTOOD BY CONTRACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND
WARRANTY PERIODS.
CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY
HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL
OTHER WORK DAMAGED AS A RESULT THEREBY WILL BE EXECUTED IN A TIMELY MANNER AT THE CONVENIENCE OF THE OWNER AND WITHOUT COST TO OWNER.
8. WAIVER OF LIENS:
CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUB-CONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE.
9. ROLL OF ARCHITECT DURING CONSTRUCTION:
THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS AGREEMENT WITH OWNER AND
RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR
CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS, OR ANY OF THEIR
AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK.
ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN
WITHIN (10) CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER.
10. A.I.A. GENERAL CONDITIONS:
THE CURRENT GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY AS THOUGH IT WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN
THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE "GENERAL NOTES" ON THIS SHEET ARE INTENDED TO
SUMMARIZE AND COMPLIMENT THE A.I.A. GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN WORDING OCCUR.
11. EXTRAS:
OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER, ARCHITECT AND CONTRACTOR.
BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL.
12. SUBSTITUTIONS:
SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF
MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM
SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM "OR EQUAL" IS USED IN DRAWINGS OR SPECS IT SHALL BE
UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL
ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL.
13. INSURANCE:
CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROADFORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS
UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH
ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION.
14. SCOPE OF DRAWINGS AND SPECIFICATIONS:
THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING
TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY
DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO
OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS.
IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR
PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICALBE TO OTHER TRADES. IN CAS OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN
APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD.
THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL, AND THE ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR
CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE
ERRORS AND OMMISIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK
OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS
ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (e.g. SCHEMATIC ELECTRICAL PLANS).
15. DIMENSIONS ON DRAWINGS:
FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE
FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION
FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND
SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS.
DRAWINGS ARE NOT TO BE SCALED UNLUESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH
MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR"
IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (+/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90° OR 45° UNLESS
NOTED OTHERWISE.
16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS:
SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-1997; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR
LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL.
ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW
THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT
FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING.
CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT
CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA,
THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED
WORK IN THE CONSTRUCTION DOCUMENTS.
ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED" BY ARCHITECT, ARE FOR VERIFCATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS
AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP
DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT
REVIEW.
SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES
SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH.
17. ERRORS AND OMISSIONS:
ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR
BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF
ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY
SET FORTH IN BOTH.
18. BARRICADES:
CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF
THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES.
19. TEMPORARY BRACING:
AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS
TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING,
FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER.
CONTRACTOR AND HIS SUB-CONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS.
20. TOXIC SUBSTANCES REMOVAL:
PRIOR TO ANY WORK BEING PERFORMED, WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR
SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION
AND APPLICATION REQUIREMENTS.
21. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON.
22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES.
23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS.
24. USE 2x6 MINIMUM STUDS FOR PLUMBING WALLS
25. MAXIMUM FLOW RATE STANDARDS SET BY THE CURRENT CALIFORNIA GREEN CODE - G.C. TO VERIFY PRIOR TO PURCHASE AND INSTAL. OF ANY FIXTURES.
26. EXTERIOR DECKS, BALCONIES, AND STAIRWAYS SEALED UNDERNEATH SHALL BE WATERPROOFED- ARCH. TO APPV. METHOD OF WATERPROOFING - G.C. TO SUBMIT SPECIFICATIONS.
27. SPECIAL INSPECTION IS REQUIRED FOR THE FOLLOWING:
* FOUNDATION INSPECTION BY SOILS ENGINEER PRIOR TO CONCRETE POUR AND:
* PER SOILS REPORT: OVER EXCAVATION, RECOMPACTION, FOOTING DEPTH, UTILITY TRENCH BACK FILL
* RETAINING WALL BACK FILL, PRE SATURATION OF SLAB AREAS, EXTERIOR FLAT WORK AREAS.
* ALL TO BE ADDRESSED IN A REPORT PRESENTED TO BUILDING DEPT. PRIOR TO FINAL
* ALL FIELD WELDING OF STRUCTURAL STEEL
* INSTALLATION OF ALL HIGH STRENGTH BOLTS
* CERTIFICATION OF WELD, & BOLTING TO BE GIVEN TO BUILDING DEPARTMENT PRIOR TO FRAMING INSPECTION.
28. MAX. TEMP. OF 120° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. @ SHOWERS & TUBS.
29. MAINTENANCE INFORMATION:
THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS
AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE
LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE.
30. AFTER INSTALLING WALL, CEILING, OR FLOOR INSULATION, THE INSTALLER SHALL MAKE AVAILABLE TO THE ENFORCEMENT AGENCY OR POST IN A CONSPICUOUS LOCATION IN THE BUILDING A CERTIFICATE SIGNED BY THE INSTALLER
STATING THAT THE INSTALLATION IS CONSISTENT WITH THE PLANS AND SPECIFICATIONS FOR WHICH THE BUILDING PERMIT WAS ISSUED. THE CERTIFICATE SHALL ALSO STATE THE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION,
THE INSTALLED R-VALUE, AND (IN APPLICATIONS OF LOOSE FILL INSULATION) THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT WITH THE MANUFACTURER'S LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED R-
VALUE.
31. ON PROJECTS WITH EXCAVATIONS THAT WILL BE LOWER THAN ADJOINING PROPERTIES, 30 DAY NOTICE IS LEGALLY REQUIRED BY THE OWNERS & CONTRACTORS TO THE ADJOINING PROPERTY OWNERS OUTSIDE THE SETBACK AREA.
32. DISTANCE FROM THE FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS.
33. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. CBC 1203.4.3.2.1, CMC T-4-4
34. SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOWING HAZARDOUS LOCATIONS: CBC 2406.3
A. SWINGING AND SLIDING DOORS
B. WHEN LOCATED WITHIN 60- INCHES OF THE FLOOR SURFACE IN TUBS, SHOWERS, SUANAS, OR STEAM ROOMS.
C. WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF DOORS AND WITHIN 60-INCHES OF WALKING SURFACE.
D. WHERE GLAZING AREA IS MORE THAN 9 SQ. FT. IN AREA, WITH A BOTTOM EDGE LESS THAN 18-INCHES ABOVE THE FLOOR AND TOP EDGE MORE THAN 36-INCHES ABOVE FLOOR.
E. ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36-INCHES HORIZONTALLY OF WALKING SURFACE AND WITHIN 60-INCHES ABOVE WALKING SURCFACE.
F. ADJACENT TO STAIRWAYS WITHIN 60-INCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60-INCH ABOVE NOSE OF TREAD.
35. CLEARANCE FOR WATER CLOSET TO BE A MINIMUM OF 24-INCHES IN FRONT AND 15-INCHES FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. CPC 407.5
36. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. CPC 411.7
37. WALL COVERINGS OR SHOWERS OR TUBS WITH SHOWERS SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL, TO A HEIGHT OF NOT LESS THAN 70-INCHES ABOVE DRAIN INLET. PROVIDE CEMENT BOARD OR CEMENT PLASTER
BACKING FOR TILE. CBC 1210.3
38. MIN. 5/8" TYPE 'X' MOISTURE RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS
39. EXTERIOR LATH AND PLASTER: PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING. CBC 2510.6
40. THE WATER HEATER BURNER TO BE AT LEAST 18-INCHES ABOVE THE GARAGE FLOOR, IF LOCATED IN A GARAGE. CPC 508.14
41. PROVIDE A 3-INCH DIAMETER BY 3-FOOT TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS IN GARAGE. CPC 508.14
42. WATER HEATERS TO BE STRAPPED AT TOP AND BOTTOM WITH 1-1/2" X 16 GAUGE STRAP WITH 3/8" DIA. X 3" LAG BOLT EACH IND. CPC 508.2
43. DRYER:
THE CLOTHES DRYERS VENT SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH. CMC 504.3.2 DRYER VENT TERMINATION MUST BE 3 FT. CLEAR FROM OPENINGS INTO THE BUILDING ( DOORS AND OPERABLE WINDOWS) . CMC 504.5
PROVIDE A MIN. 100 SQ.IN. OPENING IN THE DRYER DOOR. CMC. 504.3.2
44. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R314.3):
A. IN EACH SLEEPING ROOM.
B. OUTSIDE EACH SEPERATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS
C. ON EVERY LEVEL OF DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS.
SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5
45. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R315.3):
A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S)
B. ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS.
CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5
46. ALL RECEPTACLE OUTLETS IN BATHROOMS, ABOVE KITCHEN COUNTERTOP, CRAWL SPACES, GARAGE, ROOFTOPS, OUTDOOR OUTLETS, WITHIN 6-FEET OF WET BAR SINK/LAUNDRY SINK TO BE PROTECTED BY GROUND FAULT CIRCUIT
INTERRUPTER (GFCI) CEC 210.8
47. ALL 120V SINGLE PHASE, 15 AND 20 AMP OUTLETS (RECEPTACLES, LIGHTING, SMOKE DETECTORS, ETC.) TO BE PROTECTED BY COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER (AFCI) CEC 210.12
48. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50%. NBMC 12.32.015
49. INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE PRIOR TO CONCRETE PLACEMENT.
50. UTILITY COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION.
51. FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING
52. FIREPLACE:
DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEY SYSTEMS AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS R1005.4NG. CMC (802.5.2.4)
PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX IN A SOLD FUEL BURNING FIREPLACE. SOLID FUEL BRUNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY
MEASURES." GAS APPLIANCE FIREPLACE MUST COMPLY WITH THE CALGREEN CODE REQUIRMENTS."
53. ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. CBC 3109.4.4.2
54. GENERAL CONTRACTOR, CONTRACTORS, SUB-CONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES
ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHT TO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES WITH LEGIBLE HAND WRITTEN NOTES AND/OR WRITING (FAX,
EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS, PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTING CONDITIONS AND SUGGEST PROPOSAL(S) FOR SOLUTION (SKETCH, DRAWING, AND/OR
WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS.
55. ISSUANCE OF A BUILDING PERMIT 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.
56. LAND. WALLS LOCATED IN FRONT AND BACK OF PROPERTY SHALL NOT EXCEED 42" HT. REFER. LAND. DWGS FOR LOC'T.
57. LAND. WALLS LOCATED BTW. NEIGHBORS SHALL BE SHARED ON PROP. LINE. REFER. LAND. DWGS AND SEE ATTACHED DOCUMENT FOR "AGRREMENT TO BUILD A FENCE OR WALL CENTERED OVER THE PROPERTY WALL."
58. ALL INTERIOR AND EXTERIOR JOINTS BETWEEN DIFFERENT MATERIALS OR FINISHES SHALL RECEIVE A BEAD OF CAULKING OR SEALANT TO FORM A REVEAL TO MATCH COLOR OF ADJACENT SURFACE. COORDINATE COLORS WITH
ARCHITECT.
59. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS. BID SHALL BE BASED ON THE MOST STRINGENT
REQUIREMENT.
60. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS, ERRORS, OMISSIONS, OR DISCREPANCIES IN THE DRAWINGS, PROJECT MANUAL, OR CONTRACT DOCUMENTS PRIOR
TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS.
HEATING VENTILATING/AIR COND.
DRINKING FOUNTAIN/DOUGLASS FIRD.F.
EA.
E.P.
ENCL.
EMER.
ELEV.
ELEC.
EL.
E.J.E.
DWG.
D.S.P.
D.S.
DR.
DN.
DIM.
DIAG.
DIA.
EACH
EXPANSION JOINT
ELEVATION
ELEVATOR
EMERGENCY
ENCLOSURE
ELECTRIC PANEL
ELECTRIC
DIAMETER
DIAGONAL
DIMENSION
DOWN SPOUT
DRY STAND PIPE
EAST, ENTRY
DOWN
DOOR
DRAWING
DET.
DEPT.
DBL.
CTR.
CTSK.
CORR.
CONT.
CONST.
COND.
CONC.
CNTR.
CLR.
CLKG.
CLG.
C.J.
C.I.
CHG.
CHAN.
C.G.
CEM.
C.B.
CAB.
CONCRETE
CONDITION
CONSTRUCTION
CONTRACTOR/ CONTINUOUS
CORRIDOR, CORROSIVE
COUNTERSUNK
DEPARTMENT
COUNTER
CENTER
DOUBLE
DETAIL
CATCH BASIN
CORNER GUARD
CAST IRON
CONTROL JOINT/ CONST. JOINT
CAULKING
CABINET
CEMENT
CHANNEL
CHANGE
CEILING
CLEAR
LOAD FROM ABOVE
JANITOR
KITCHEN
LANDSCAPED AREA
LABORATORY
LAMINATE
LAVATORY
POUNDS
LEFT HAND
LOCKER
LUMINOUS
MAINTENANCE
MASONRY
LBS.
LFA
MAS.
MAINT.
LUM.
LT.
LKR.
L.H.
LIGHT
LAV.
LAM.
LAB.
L.A.
L.
KIT.
JST.
JT.
JAN.
JOINT
JOIST
LOW/LINEN
HOSE BIB
HOLLOW CORE
HARDWOOD
HARDWARE
HEIGHT
HOLLOW METAL
GALVANIZED IRON
GLU-LAM BEAM
GROUND
GYPSUM
HORIZONTAL
INSULATION
INTERIOR
INVERT/INVERTED
INSIDE DIAMETER/INTERIOR DESIGNER
HDWR.
I.D.
HVAC
INV.
INT.
INSUL.
IN.
HR.
HORIZ.
H.M.
HT./HGT.
HOUR
INCH
GYP.
GR.
GND.
G.L.B.
GL.
G.I.
HDWD.
HD.
H.C.
H.B.
H.HIGH
HARD
GLASS
GRADE
AREA DRAINA.D.
B.W.
BR.
B.
BOT.
BM.
BLK'G.
BLK.
BLDG.
BITUM.
BET.
BD.
AUTO.
ASSY.
ASB.
ARCH.
APPX.
A.P.
ANOD.
ALT.
AL.
ADJ.
ADH.
BITUMINOUS
BLOCKING
BATH
BEDROOM
BACK OF WALK, BOT. OF WALL
BOARD
BETWEEN
BUILDING
BLOCK
BEAM
BOTTOM
ADHESIVE
ADJUSTABLE
ALUMINUM
ALTERNATE
ANODIZED
ACCESS PANEL
APPROXIMATELY
ARCHITECTURAL
ASBESTOS
ASSEMBLY
AUTOMATIC
PL
LC
ACOUS.
A.C.
A/C
A.B.
#
∅
@
&
ANGLE
CENTERLINE
DIAMETER OR ROUND
PERPENDICULAR
POUND OR NUMBER
PROPERTY LINE, PLATE
ANCHOR BOLT
AIR CONDITIONING
ASPHALT CONCRETE
ACOUSTICAL
AT
AND
FINISH GRADE
FLAT HEAD
FIXTURE
FLOW LINE
FLASHING
FLUORESCENT
FACE OF CONCRETE/FACE OF CURB
FACE OF FINISH
FACE OF STUD/FACE OF STRUCTURE
FACE OF MASONRY
FIREPLACE
FLOOR SINK
FOOT OR FEET
FOOTING
FURRING
FUTURE
GALVANIZED
GRAB BAR/GRADE BEAM
GENERAL
GROUND FAULT INTERRUPTG.F.I.
GEN.
G.B.
GALV.
GA.
FUT.
FURR.
FTG.
FT.
F.S.
FP.
GAUGE
F.O.M.
F.O.S.
F.O.F.
F.O.C.
FLUOR.
FLR.
FLASH.
F.L.
FIX./FIXT.
FIN.
F.H.
F.G.
FINISH
FLOOR
EQUIPMENT
EXISTING
EXHAUST
EXPOSED
EXTERIOR
FIRE ALARM
FLOOR CLEAN OUT
FLOOR DRAIN
FOUNDATION
FIRE EXTINGUISHER
FIRE EXTINGUISHER CABINET
EQPT./EQPM.
F.E.C.
F.E.
FDN.
F.D.
F.C.O.
F.A.
F.
EXT.
EXPO.
EXH.
EXST.
FIXED
SOUTHS.
SUPPLY AIR
SOLID CORE
SCHEDULE
SECTION
SHELF
SHEET
SHEATHING
SIMILAR
SOFFIT JOIST
SERVICE SINK
STATION
STANDARD
STEEL
STORAGE
STRUCTURAL
SUSPENDED
SYMMETRICAL
STAINLESS STEEL
SEAT COVER DISPENSER
SUB DRAIN/SOAP DISPENSER
S.S.
SUSP.
STRUCT.
STOR.
SYM.
STL.
STD.
STA.
S.SK.
S.C.D.
SHT'G.
SCHED.
S.D.
S.J.
SIM.
SHT.
SH.
SEC.
S.C.
S.A.
PLUMBING
PLYWOOD
POINT OF CONNECTION
PROJECTION
POINT
RETURN AIR
RADIUS
ROOF DRAIN
RECEPTACLE
RECTANGULAR
REFERENCE
REFRIGERATOR
ROOF DRAIN LEADER
REGISTER
REQUIRED
RESILIENT'
ROOM
REDWOOD
REINFORCEMENT
ROUGH OPENING
RETAIN(ING), RETURN
RECT.
REINF.
RESIL.
REQ'D.
REFR./ R/F.
RET.
R.O.
RWD.
RM.
REG.
REF.
R.D.L.
RECPT.
PROJ.
PLYWD.
PLUMB.
R.D.
RAD.
R.A.
PT.
PR.
PNT.
PAIR
MOUNTEDMTD.
MULLION
NORTH
NATURAL
NUMBER
NOMINAL
NOT TO SCALE
OVER
OVERALL
OBSCURE
OFFICE
OPENING
OPPOSITE
PERIMETER
PLATE/PROPERTY LINE
PLASTER
NOT IN CONTRACT
NATURAL GRADE
OVERFLOW DRAIN
PLASTIC LAMINATE
OUTSIDE DIAMETER (DIMENSION)
O/.
P.LAM.
O.F.D.
PERIM.
OPNG.
O.D.
PLAS.
PL.
OPP.
OFF.
OBS.
O.A.
N.G.
N.I.C.
N.T.S.
NOM.
NO.
NAT.
N.
MUL.
MATERIAL
MAXIMUM
MECHANICAL
MEMBRANE
METAL
MAN HOLE
MINIMUM
MIRROR
MOSAIC
MEDICINE CABINET
MANUFACTURER
MISCELLANEOUS
MASONRY OPENING
MAX.
MEMB.
MECH.
M.O.
MISC.
MFR./MFGR.
M.C.
MOS.
MIR.
MIN.
M.H.
MET./MTL.
MAT.
TYPICALTYP.
UNIFORM BULIDING CODE
UNDERWRITER'S LABORATORY
UNLESS NOTED OTHERWISE
VENT THROUGH ROOF
WEST, WIDE, WIDTH
V.T.R.
WP.
W.I.
W.C.
W.H.
W.
WD.
W/.WITH
WOOD
WATER HEATER
WATER CLOSET
WROUGHT IRON
WATERPROOF
U.N.O.
U.L.
U.B.C.
VERT.
VENT.
UR.
UNF.
U.UNDER
UNFINISHED
URINAL
VENTILATING
VERTICAL
TOP OF PAVING
TOP OF STRUCTURE/SLAB
TONGUE AND GROOVE
TOP OF CURBT.C.
T.&G.
T.W.
T.O.S.
T.PL.
T.P.
TER.
TEMP.
TEL.
T.CL.
TRANS.
THK.THICK
TRANSFORMER
TIME CLOCK
TELEPHONE
TEMPERED
TERRAZZO
TOP OF PLATE
TOP OF WALL
T.TREAD
PAINT(ED)
P.O.C.
EQ.EQUAL / EQUIVALENT
FIELD VERIFYF.V.
(E.)EXISTING
NEW(N.)
VER.VERIFY
FACTORYFAC.
B.O.BY OWNER/BY OTHERS
GENERAL CONTRACTORG.C.
APPV'D.APPROVED
BEL.BELOW
ON CENTERO.C.
ABV.ABOVE
HDR.HEADER
SELECTEDSEL.
METAL BOLTM.B.
PARALLEL STRAND LAMINATEPSL.
ROOF RAFTERR.R.
/CEILING JOIST
FLOOR JOISTF.J.
SIMPSONSIMP.
T.S.TOP OF STEP
UNDERGROUNDU.G.
V.VERTICAL
W.W.M.WELDED WIRE MESH
EACH WAYE.W.
DECO.DECORATIVE
EXISTING GRADEE.G.
GRADE PLANEG.P.
61. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE
NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING.
62. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING
STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE.
63. CONSTRUCTION PERSONNEL SHALL BE CONFINED TO THE LIMITS OF THE CONSTRUCTION AREA. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED.
CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION.
64. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL
COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES.
65. CONTRACTOR SHALL PROVDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE
CAUSED BY INSUFFICIENT PROTECTION.
66. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS.
67. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO
PROCEED, SIGNED BY THE ARCHITECT & OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR.
68. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRCUTION ARE REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND
COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE
SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR IT'S
SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY. SPECIFIC SEQUENCES OR
METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED.
69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER'
ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPOR THE IMPOSED LOAD.
70. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE
MANUFACTURERS.
71. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES.
72. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE
MANUFACTURERS.
73. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL, LANDSCAPE, ARCHITECTURAL, MECHANICAL, PLUMBING
ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES, OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE
CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND
REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST.
74. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED ARES, CLEAN ALL FLOORING, MILLWORK, LIGHT FIXTURES, GLASS, ETC. AND UNCOVER AND VACUUM OUT
ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN.
NO. REVISION DATE
GENERAL NOTES CONTINUED
ANTONY FANTICOLA & JOANN FANTICOLA
20
JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon,
principal architect, 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 MANAGER/ARCHITECTT-1.206/22/181120-2018SUPPLEMENTAL NOTES &
DOCUMENTS FANTICOLA RESIDENCEFANTICOLA
RESIDENCE
ANTONY & JOANN
FANTICOLA
1120 W. OCEAN FRONT
NEWPORT BEACH, CA
92661 CDP1120 W. OCEANFRONT
NEWPORT BEACH, CA 92661CAITLIN SMITHCAL GREEN - RESIDENTIAL MANDATORY MEASURESRESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS213NO. REVISION DATE21
22
S.Y.S.B.3' - 0"F.Y.S.B.
9' - 0"S.Y.S.B.3' - 0"P.L. TO ALLEY C.L.
9' - 11 5/8"
F.Y.S.B.
9' - 0"F.O.F.5' - 2 1/4"F.O.F.2' - 8 1/8"F.O.F.2' - 8 1/4"F.O.F.3' - 2 7/8"F.O.F.3' - 2 3/4"F.O.F.2' - 11 7/8"F.O.F.3' - 0 1/4"F.O.F.2' - 9 5/8"F.O.F.3' - 1 1/8"N72°31'26"W 36.40'GREAT ROOM
LOUNGE KITCHEN
DINING
STAIRS
PWDR.
PANTRY MUD ROOM
ELEV.
FOYER
3-CAR GARAGE
OCEAN FRONTALLEY3' - 2"F.O.F.3' - 1"F.O.F.3' - 0"3' - 2"F.O.F.3' - 1"3' - 2"F.O.F.
14' - 0"
14' - 1"F.O.F.2' - 0"2' - 2"F.O.F.3' - 0"3' - 1"F.O.F.3' - 8 5/8"3' - 10 5/8"F.O.F.4' - 6"4' - 7"F.O.F.
7' - 5"
7' - 7"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"1 1 1
111
1
1
2
2
3 3
333
CLR.28' - 3"CLR.
20' - 0"
CLR.
21' - 10"
4
5
6
14.98' (N.) T.W.
14.98' (N.) T.W.
14.98' (N.) T.W.
14.98' (N.) T.W.
P.L. TO STREET C.L.
12' - 4"
7
7
8
5
9
9
10
11
10
12
12
13
13
14
14 N73°31'57W 36.39'N17°30'37W 102.51'
N17°30'25W 102.52'
15
16
17
17
CLR.
3' - 0"
18
(E.) 12.0 FS
(E.) 12.03 FS
(E.) 12.84 FS
(E.) 12.02 FS
19
20
2121
2121
21
21
21
21 21
PATIO
FIRE PIT
PATIO
2222
22
22
22
22
22
22 22
22
2222
22
11
UP
UP
12.32' T.O.S.
12.32' T.O.S.23UP
EXISITING STRUCTURE
(NOT A PART)
EXISITING STRUCTURE
(NOT A PART)
14.98' (N.) T.W.
(E.) 12.06 FS
24
25
14.63' (N.) T.W.
(E.) 12.04 FS
20
26
STEP PER CIVIL
STEP PER CIVIL
F.O.F.8' - 6"8' - 7"STEP PER CIVIL
TRASH
27
17.06' T.W.17.06' T.W.17.06' T.W.
17.06' T.W.
17.06' T.W.17.06' T.W.
(E.) 12.10 FS (E.) 11.66 FS (E.) 11.08 FS
CLR.4' - 10 1/2"CLR.
4' - 10 3/4"
12.32' T.O.S.
SLOPE PER CIVIL
28
28
(E.) 11.16 FS
(E.) 11.63 FS(E.) 12.72 FS CLR.3' - 2 3/8"29 29
STEP REF.
CIVIL DWGS.
5 CLR.28' - 3"8' - 8"2' - 2"11"RECESSED ELEC. PANEL3' - 0"30
31
31
32
32
32
33
7
R @ 0' - 6 1/8"2
R @ 0' - 7 1/4"16
R @ 0' - 6 1/8"2
R @ 0' - 6 1/8"2
33
34
34
19 19
19CLR.2' - 6"35
35
35
35
35
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, 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 MANAGER/ARCHITECT
A-0.0
06/22/18
1120-2018ARCHITECTURAL SITE PLANFANTICOLA RESIDENCE
FANTICOLARESIDENCEANTONY & JOANNFANTICOLA1120 W. OCEAN FRONTNEWPORT BEACH, CA92661CDP
1120 W. OCEANFRONTNEWPORT BEACH, CA 92661CAITLIN SMITH
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, 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 MANAGER/ARCHITECT
A-0.0
06/22/18
1120-2018ARCHITECTURAL SITE PLANFANTICOLA RESIDENCE
FANTICOLARESIDENCEANTONY & JOANNFANTICOLA1120 W. OCEAN FRONTNEWPORT BEACH, CA92661CDP
1120 W. OCEANFRONTNEWPORT BEACH, CA 92661CAITLIN SMITH
KEYNOTE LEGEND
1 PROPERTY LINE
2 FRONT YARD SETBACK
3 SIDE YARD SETBACK
4 INTERIOR STAIRS/STEPS - REF. PLANS
5 STEP IN FOUNDATION - REF. CIVIL DWGS.
6 RESIDENTIAL ELEVATOR - 'ROCKY MOUNTAIN' OR EQUIV., SHAFT SIZE = 60" X 60" CLEAR - PROVIDE SHOP DWGS.
TO ARCH. PRIOR TO PURCHASE & INSTALLATION
7 EXPOSED STRUCTURAL STEEL COLUMN, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.)
8 FIREPLACE - PREFABRICATED, WOOD BURNING, 'HEATILATOR' BIRMINGHAM 42" STLYE "BIR42" [DTL. 22/AD-1]
(FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN
ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. FIREPLACE MUST COMPLY W/. THE
CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.)
9 CABLE TV JUNCTION BOX
10 (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DWGS.)
11 (E.) ELECTRICAL PULL BOX, REF. SURVEY
12 (E.) GAS METER LOCATION (REF. SURVEY & CIVIL DWGS.)
13 CENTERLINE OF ALLEY
14 CENTERLINE OF STREET
15 PROVIDE GAS STUB-OUT FOR EXTERIOR FIREPIT
16 CUSTOM ENTRY GATE - WD. - G.C. TO PROVIDE SHOP DWGS. FOR ARCH. APPROVAL
17 (N.) CUSTOM WOOD GATE - PER OWNER, STAIN & SEAL, ARCH TO APPRV. (MAX. 6' HT. ABOVE NATURAL GRADE)
18 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)
19 (N.) PROPERTY LINE WALL- CMU WITH STUCCO FINISH - MAX. 6' ABV. N.G. PER C.N.B. - OPEN FENCING ALLOWED
ABV. WALL 9' MAX ABV. N.G. OR 6' ABV. FINISH FLOOR HEIGHT WHICHEVER IS LESS
20 (N.) SITE CUSTOM WOOD FENCE - PER OWNER, STAIN & SEAL, ARCH TO APPRV.
21 EXISTING STRUCTURE - NOT A PART
22 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED
23 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS
24 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
25 EXISTING PROPERTY LINE WALL - TO BE REMOVED
26 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED
ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005)
27 TRASH LOCATION - SCREEN FROM STREET AS NEEDED
28 WATER HEATER - TANK - SIZE PER T-24 REPORT REF. DTL. 1/AD-1
29 HOSE BIB - RECESSED BRASS, VERIFY LOC'N. & FIXTURE W/. OWNER
30 MOVEABLE BBQ UNIT - COORDINATE W/. OWNER - PROVIDE POWER & GAS AS REQ'D. BY MFG'R.
31 PROVIDE GAS STUB-OUT PER OWNER, ARCH. TO APPROVE
32 (E.) PLANTER TO BE REMOVED.
33 (E.) PROPERTY LINE WALL TO REMAIN - PROTECT IN PLACE
34 (N.) PROPERTY LINE WALL- CMU WITH STUCCO FINISH - MAX. 42' ABV. N.G. PER C.N.B.
35 HARDSCAPE - COLORED & SCORED CONCRETE (AS SELECTED)
TRUE NORTH
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" - CONTACT ARCHITECT IN WRITING FOR ANY
CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
1/4" = 1'-0"1 ARCHITECTURAL SITE PLAN
PROJECT NORTH
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.
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.
NO. REVISION DATENO. REVISION DATE
WALL NOT TO BE FULL HT
23
24
25
UP
UP
LOT 19
PARCEL 1
PMB 260/15-16
LOT 17
OCEAN FRONTEL=12.04EL=12.06EL=12.0511.411.3
11 .311.1 11.1011.0511.0211.0311.2911.1610.8110.7810.7810.7910.7310.6610.8510.8311.08
11.0510.2210.2110.1510.1310.0910.8610.7210.8910.6410.7310.5610.5710.4710.7410.6310.5710.63
10 .9 9
10.8810 .8 6 10.6910 .9 911.8311.8311.8611.8311.9812.0512.0712.0712.0312.0412.08
12.09 11 .8 6 1 1 .7 0 1 1 .4 7 11 .0 6
11.0210.9611.33
1 1 .4 2
11.6 2
11.7 7
11.8 9 11.6612.1011.0311.3112 .2 312.3412.61 2 .3 912.4712.6012.641 3 .413.1
11.9
12.112.01 2 .0 1
12.03
12.0212.0312.0312.0312.02
12.06
12 .0 3
1 1 .7 0
12.0712.0412.06 12.7212.8411.4411.2111.14
12.9612.9613.0312.9612.49 12.1111.6311.971 2 .4 6
13.0912.7712.8611.4611.1011.1212.7012.6912.7012.6812 .6 91
2.7111.1511.1411.37
1 1 .1 3 11.1
11.1111.11
1 0 .9 2
11 .1 611.0911 .1 0
11.1611.1611.1611.1811.1311.0911.0811.0211.1211.1111.0811.1 1
11 .011.1411.1211.13
11.121 1 .7 0 11.6711.6612.16
12.1512.20
11.1 11.210.91 9 .1 6 T o p o f a r c h
10 .9
11.10Existing building
Existing building
W ater m eterSewer cleanoutFd. lead and hole, no tagFd. lead and hole, no tag14.24 T.W .17.16 T.W .11.30 G .F.F.10.89 G .F.F.11.13 G .F.F.10.89 G .F.F.10.73 G .F.F.10.70 G .F.F.10.76 G .F.F.EL=11.9517.06 T.W.17.06 T.W.17.74 T.W.14.42 T.W .13.40 T.W .14.43 T.W .15.03 T.W .14.45 T.W.
13.13 T.W.13.06 T.W .15.05 T.W .1 4 .4 3 T .W .15.12 T.W.1 3 .4 5 T .W .1 5 .2 0 T .W .1 7 .7 2 T .W .12.73 Threshold35.27 Roof ridge37.84 Roof ridge2 2 .70 D e c k
15.05 T.W .15.04 T.W.17.15 T.W.15.06 T.W .15.15 T.W.11.39 Threshold17.17 T.W .13.22 Threshold10.84 Threshold15.86 T.W .1 2 .5 5 T .W .11.21 Threshold1 5 .8 8 T .W .1 2 .6 2 T .W .12.78 Threshold11.67 T.W .PT#4 - 11.28
PT# 2 - 11.08 F.S.
PT #3 - 12.83 INT
PT# 1 - 12.03 FS
6' - 11 7/8"
3' - 10 7/8"7' - 9"5' - 3"JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, 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 MANAGER/ARCHITECT
A-0.3
06/22/18
1120-2018GRADE PLANE EXHIBITFANTICOLA RESIDENCE
FANTICOLARESIDENCEANTONY & JOANNFANTICOLA1120 W. OCEAN FRONTNEWPORT BEACH, CA92661CDP
1120 W. OCEANFRONTNEWPORT BEACH, CA 92661CAITLIN SMITH
NO. REVISION DATE
3/16" = 1'-0"1 GRADE PLANE EXHIBIT
12.03 F.S.
11.08 F.S.
12.83 INT
11.28 F.S.
47.22 / 4 = 11.81
26
DW T
UP
DW647 SF
3-CAR GARAGE
1728 SF
FIRST FLOOR
151 SF
PORCH
40 SF
ENTRY
7' - 2"5' - 7"5' - 0"
226 SF
OPEN #1
22' - 11 1/4"12' - 11 3/4"11' - 8"5' - 1 3/8"41' - 1 1/4"9' - 7 5/8"7' - 8"1' - 10"20' - 7 1/4"30' - 1 7/8"28' - 7 7/8"24' - 7 7/8"12' - 11 3/4"22' - 5 1/4"
A B
C
D
E
F
G
2394 SF
SECOND FLOOR153 SF
MA. BALCONY
41' - 1 1/4"9' - 1 1/8"4' - 9"28' - 10 1/4"30' - 1 7/8"18' - 3 5/8"30' - 1 7/8"7' - 8 1/4"5' - 0 1/2"17' - 5 1/8"28' - 10 1/4"
23' - 10 1/4"A
B
C
D
E
F
400 SF
THIRD FLOOR
648 SF
DECK 2
1111 SF
DECK 1
A
B
C
D
5' - 4 1/4"5' - 0"5' - 7 3/4"7' - 7 1/4"9' - 10 3/4"
21' - 10"
22' - 1 3/4"
16' - 6 1/2"
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, 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 MANAGER/ARCHITECT
A-0.4
06/22/18
1120-2018BUILDING AREA PLANSFANTICOLA RESIDENCE
FANTICOLARESIDENCEANTONY & JOANNFANTICOLA1120 W. OCEAN FRONTNEWPORT BEACH, CA92661CDP
1120 W. OCEANFRONTNEWPORT BEACH, CA 92661CAITLIN SMITH
BUILDING AREA SCHEDULE
NAME AREA COMMENTS
FIRST FLOOR 1728 SF
SECOND FLOOR 2394 SF
THIRD FLOOR 400 SF
4523 SF
3-CAR GARAGE 647 SF
647 SF
GRAND TOTAL 5169 SF
OUTDOOR AREA SCHEDULE
NAME AREA COMMENTS
DECK 2 648 SF
DECK 1 1111 SF
MA. BALCONY 153 SF OPEN SPACE
PORCH 151 SF OPEN SPACE
ENTRY 40 SF OPEN SPACE
OPEN #1 226 SF OPEN SPACE
GRAND TOTAL 2329 SF
LOT INFORMATION:
NO. REVISION DATE
LANDSCAPE AREA SCHEDULE
NAME AREA COMMENTS
1/8" = 1'-0"1 FIRST FLOOR (T.O.S.)
1/8" = 1'-0"2 SECOND FLOOR T.O.S. (TYP.)
1/8" = 1'-0"3 THIRD FLOOR T.O.S. (TYP.)
FLOOR PLAN
A
B
C
D
41' - 1 1/4" X 30' - 1 7/8 " = 1239.55 S.F..
9' - 7 5/8" X 28' - 7 7/8 = 276.11 S.F.
7' - 8" X 24' - 7 7/8"= 189.03 S.F.
1' - 10" X 12' - 11 3/4"= 23.80 S.F.
TOTAL: 1721.30 S.F.
E
F
G
22' - 11 1/4" X 5' - 1 3/8" = 117.32 S.F.
22' - 5 1/4" X 11' - 8"= 261.77 S.F.
20' - 7 1/4" X 12' - 11 3/4"= 267.42 S.F.
TOTAL: 646.51 SF
GRAGE
FLOOR PLAN
A
B
C
D
41' - 1 1/4" X 30' - 1 7/8 " = 1,239.55 S.F.
9' - 1 1/8" X 18' - 3 5/8 = 166.43 S.F.
4' - 9" X 30' - 1 7/8"= 143.64 S.F.
28' - 10 1/4" X 17' - 5 1/8"= 502.84 S.F.
TOTAL: 2394.14 SF
E
F
23' - 10 1/4" X 5' - 0 1/2 = 120.26 S.F.
28' - 10 1/4" X 7' - 8 1/4"= 221.82 S.F.
FLOOR PLAN
A
B
C
D
9' - 10 3/4" X 7' - 7 1/4 " = 75.25 S.F.
22' - 1 3/4" X 5' - 7 3/4 = 125.03 S.F.
16' - 6 1/2" X 5' - 0"= 82.71 S.F.
21' - 10" X 5' - 4 1/4"= 116.90 S.F.
TOTAL: 399.89 SF
ZONED: R-1
SITE AREA:3,731.73 S.F. BUILDABLE AREA: 2,843.13 S.F.
TOTAL ALLOWABLE AREA: 2 x 2,843.13 S.F. = 5,686.26 S.F.
REQ'D. OPEN VOLUME = 2,843.13 X .15 = 426.47
MAX. THIRD FLR. ALLOWABLE = 2,843.13 X .2 = 568.63
OPEN VOLUME PROVIDED = 567
27
JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon,
principal architect, 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 MANAGER/ARCHITECTA-1.006/22/181120-20183-DIMENSIONAL VIEWS FANTICOLA RESIDENCEFANTICOLA
RESIDENCE
ANTONY & JOANN
FANTICOLA
1120 W. OCEAN FRONT
NEWPORT BEACH, CA
92661 CDP1120 W. OCEANFRONT
NEWPORT BEACH, CA 92661CAITLIN SMITHNO. REVISION DATE3AXONOMETRIC - NORTHEAST4AXONOMETRIC - SOUTHEAST2AXONOMETRIC - SOUTHWEST1AXONOMETRIC - NORTHWEST28
DW T
UP
DWPLAN LEGEND
NEW WALL - 2 x 6 STUDS @ 16" O.C.
NEW WALL - 2 x 4 STUDS @ 16" O.C.
WALL W/. STONE VENEER - 2x STUDS @ 16" O.C.
CONCRETE WALL - REF. STRUCT.
DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED
STUD @ 16" O.C.
WINDOW - REFERENCE SCHEDULE
DOOR - REFERENCE SCHEDULE
CABINET - BUILT IN CASEWORK
COLUMN - WOOD, STEEL, REF. STRUCTURAL DWGS.
FURNITURE - FOR PRESENTATION PURPOSES ONLY
FIREPLACE - PREFAB GAS-ONLY APPLIANCE
PLUMBING FIXTURE - SINK (AS SELECTED)
PLUMBING FIXTURE - TOILET (AS SELECTED)
LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS
FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1
INT. FIRE RATED PARTITION REF. DTL. 7/AD-1
101
1i
?KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT.
WINDOW TAG - REFERENCE SHEET A-7.0
DOOR TAG - REFERENCE SHEET A-7.0
EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1
EXISITING WALL TO REMAIN - 2 x 6 STUDS
EXISITING WALL TO REMAIN - 2 x 4 STUDS
CONCRETE MASONRY WALL - 6" CMU U.N.O.
EXISITING WALL TO BE REMOVED
AREA OF ADDITION
WINDOW WALL TAG - REFERENCE SHEET A-7.01i
1.PROVIDE WHOLE BUILDING MECHANICAL
VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION
4, WITH EXCEPTION THAT NATURAL VENTILATION
THROUGH DOORS AND WINDOWS IS NOT AN
ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING
VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152
(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION,
MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR
EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5
CFM FOR EACH OCCUPANT (ONE OCCUPANT PER
BEDROOM +1). VENTILATION TO BE PROVIDED BY
EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND
SUPPLY AIR.
2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM
VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF
WHOLE-BUILDING VENTILATION REQUIREMENT).
MECHANICAL VENTILATION NOTE:
CALCULATIONS:
UNIT: 4,523 S.F.
(0.01)4,523 S.F.+ [7.5 CFM x OCC. (BED. +1)] =
45.23 CFM + (7.5 x 4) = 75.23 CFM REQ'D.
A-4.02
A-4.1
A-4.0
A-4.1
1
1
2
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
6' - 11"
CLR.
4' - 10 3/4"
3
A-5.1
3
A-5.1
GREAT ROOM
LOUNGE
DINING
KITCHEN
PWDR.
PANTRY
3-CAR GARAGE
FOYER
MUD ROOMCLOSET
2
A-5.1
2
A-5.1
1
A-5.1
1
A-5.1 CLR.4' - 10 3/4"4
A-5.0
4
A-5.0
F.Y.S.B.
9' - 0"S.Y.S.B.3' - 0"14' - 1"80' - 10 1/4"7' - 7"
41' - 1 1/4"9' - 7 5/8"7' - 2"22' - 11 1/4"
4' - 6 5/8"5' - 1 1/8"4"6' - 6"4"4' - 9 1/8"18' - 2 1/8"
8 3/8"5' - 8 1/2"2"8' - 8"6' - 2 1/8"2' - 9 1/8"13' - 3 1/8"2' - 3 5/8"1' - 4 3/8"3' - 0"30' - 2 7/8"3' - 2"7 7/8"29' - 7 7/8"14' - 1"80' - 10 1/4"7' - 7"
8 3/8"5' - 8 1/2"15' - 0 1/8"
1
1
1 1 2
4
3
5
3
4
5
7
7
8
2
2 3 11"1' - 6"4' - 0"4' - 7"4' - 8 3/8"CLR.
20' - 0"CLR.28' - 3"CLR.
21' - 10"
4
9
11
13
12
10
STAIRS
6
7
7
8 9 10 1112
13
1415 16
17 1891219 12 919
20
21
22
UP23
6
24
ELEV.
25 26
FD
FLOOR DRAIN
12
9
27
28
28
28
12.32' T.O.S.12.32' T.O.S.
32
32
32
SLOPE PER CIVIL
33
CLR.
4' - 1"
CLR.
4' - 0 7/8"TYP.11"CLR.4' - 0"CLR.
4' - 0 7/8"
TYP.
11"
CLR.
4' - 1"CLR.4' - 0"TYP.11"34
2' - 9 1/8"
6
21' - 5"18' - 3 7/8"8' - 0 3/8"12' - 0 1/4"21' - 0 3/4"
8' - 0 3/8"
1' - 4 1/8"
1' - 0 5/8"2' - 4 7/8"7' - 2 5/8"2' - 10 5/8"18' - 2 1/8"1' - 8 1/8"9' - 9 7/8"16' - 2 1/8"1' - 8 1/8"3' - 10 5/8"29' - 4 1/4"3' - 2"NOTE: PROVIDED MIN. 5/8" TYP. X
GYPSUM BOARD ON ALL WALLS
STEP PER CIVIL
STEP PER CIVIL
39
39
3' - 2"2' - 11 5/8"2' - 6"1' - 4 3/4"6' - 4 3/4"5' - 4 3/4"3' - 2"2' - 6 5/8"4' - 3 5/8"4' - 1 5/8"1' - 10 5/8"3' - 0 1/8"2' - 5 3/8"10 7/8"3' - 2"5' - 2 1/8"2' - 0 5/8"5' - 5 1/2"3' - 1 3/8"8' - 10 1/8"4' - 8 3/8"3' - 10 5/8"2' - 6 5/8"7' - 9 1/8"4' - 8"3' - 3 1/2"CLR.30" MIN.9
122' - 0"9' - 6"9"
1' - 0 3/8"
4
AD-1
8
6
AD-1
6
AD-1
7
AD-1
8
AD-1
8
AD-1
40
4040
40
40 40
41
43
43
7
4444
4444
45
32
32
R @ 0' - 6 1/8"2
R @ 0' - 6 1/8"2
44
1
A-5.2
1
A-5.2
12
2
49 48 49 48
49 484948
R @ 0' - 7 1/4"16
A-4.02
A-4.1
A-4.0
A-4.1
1
1
2
ELEV.
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
3
A-5.1
3
A-5.1
MASTER
RETREAT
MASTER SUITE
MASTER W.I.C.
LAUNDRY
BATH #2
W.I.C.
BEDROOM #2
BEDROOM #3W.I.C.
BATH #3
BATH #4
DEN
2
A-5.1
2
A-5.1
1
A-5.1
1
A-5.1
BALCONY ENCROACHMENT
36" MAX MIN.
30" CLR.
MIN.
30" CLR.
4
A-5.0
4
A-5.0STEP UP15
16
3 9 10
11
12 13 14 4
5
17
18
6
71516171819202122
F.Y.S.B.
9' - 0"
14' - 1"83' - 9 3/4"4' - 7 1/2"
41' - 1 1/4"9' - 1 1/8"33' - 7 1/4"
10 3/8"5' - 6 1/2"2"8' - 8"2"2' - 0 1/8"9' - 7"7' - 0 1/2"5' - 0 1/8"2' - 0 5/8"4' - 6 5/8"4' - 6 5/8"5' - 0 1/2"4' - 6 1/2"2' - 0 1/8"7' - 7 7/8"2' - 1 1/8"8' - 5 3/8"3' - 9 7/8"3' - 1"30' - 1 7/8"3' - 2"6 7/8"29' - 0"6 7/8"14' - 1"83' - 9 3/4"4' - 7 1/2"
3' - 6 3/8"11' - 2"2' - 6 1/8"19' - 1 5/8"3' - 4 3/4"2' - 4 7/8"8' - 0"2' - 1 3/8"4' - 10 1/2"3' - 7 3/4"1' - 10 1/8"6' - 9 7/8"2' - 1 1/8"8' - 5 3/8"3' - 9 3/4"
5 3' - 1"30' - 1 7/8"3' - 2"3' - 4 1/2"8 1/8"8' - 0"2' - 10 5/8"3' - 2 1/8"0"8' - 7 5/8"3' - 5"UPDN.
MASTER BATH
W/C.
STAIRS
MASTER
BALCONY
27
25
28
29
23
24
30 35
34
33
32
36
19
20
21
22
31
23
29
6
12 9 19
30
SEAT
SHOWER
20
891227
19
9
12
26
25
19
CLR.
4' - 10 3/4"CLR.4' - 11 1/4"30
20 SEATSEATSHOWERSHOWER
8
9
12
20 89 12
306
SEAT
SHOWER
20
6
8 12 9
12
6
31 3
7
30
22.40' T.O.S.
21.90' T.O.S.
21.90' T.O.S.
32
32
32
21.90' T.O.S.
CLR.
4' - 1"TYP.11"CLR.4' - 2 1/4"CLR.
4' - 0 3/4"CLR.4' - 0"TYP.
11"
CLR.
4' - 1 1/8"CLR.4' - 2 1/4"CLR.
4' - 0 7/8"TYP.11"26
MIN.
ø 30"
6' - 2"CLR.3' - 0 3/4"MIN.
ø 30"
MIN.
ø 30"
35
36
36
36
MIN.
ø 30"
CLR.
30" MIN.CLR.3' - 1 3/4"CLR.4' - 3 3/8"24
37
37
37
37
38
38
38
38
29
3' - 2"12' - 8 3/4"4' - 4 7/8"13' - 0 1/4"3' - 1"1' - 6 1/4"11"2' - 2"2' - 6 1/4"2' - 11 3/4"5' - 0 1/8"2' - 2 5/8"7' - 6 3/4"5' - 7 7/8"9' - 11 5/8"9' - 7 5/8"4' - 8 1/8"4' - 10 3/8"3' - 8 3/4"5' - 11 1/4"2' - 2 1/8"2' - 6 5/8"8' - 6"1' - 1 1/2"4' - 4 7/8"11' - 6 1/4"1' - 6"3' - 1"4' - 4 7/8"8' - 9"3' - 11 3/4"3' - 2"4' - 9 1/4"1' - 9 1/4"2' - 2 1/8"4' - 3 5/8"2' - 0"4' - 4 7/8"2' - 2"3' - 1"4' - 5 5/8"1' - 11 1/8"1' - 7 5/8"4' - 11 7/8"2' - 4 3/4"2' - 10 1/8"2' - 5 3/8"3' - 6 3/4"10"5' - 1 1/4"2' - 2 1/8"2' - 6 5/8"3' - 11 3/8"2' - 9 1/8"1' - 7 5/8"4' - 4 5/8"3' - 2"2' - 2"4' - 6 1/2"7' - 8 1/4"
17' - 2 1/2"22' - 6 3/8"12' - 6 3/8"8' - 6 1/4"8' - 8"14' - 4 1/4"15' - 2 5/8"14' - 11 1/8"15' - 0 7/8"15' - 0 7/8"2%2%2%2%4
AD-1
9
AD-1
2%2%2%2%PIVOT42
3' - 3 3/8"1
A-5.2
1
A-5.2
36
46
AD-1
11
AD-1
11
AD-1
11
AD-1
11
47
48
48
47
47
48
47
48
SHOE
LINEN
LINEN
48494849
48
49
49 48
49 48 49 48 4849
R @ 0' - 7 1/4"16
R @ 0' - 7 1/4"16
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, 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 MANAGER/ARCHITECT
A-2.0
06/22/18
1120-2018FLOOR PLANFANTICOLA RESIDENCE
FANTICOLARESIDENCEANTONY & JOANNFANTICOLA1120 W. OCEAN FRONTNEWPORT BEACH, CA92661CDP
1120 W. OCEANFRONTNEWPORT BEACH, CA 92661CAITLIN SMITH
STAIRWAY NOTE:
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE PER CRC R303.7
KEYNOTE LEGEND
1 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)
2 FIREPLACE - PREFABRICATED, WOOD BURNING, 'HEATILATOR' BIRMINGHAM 42" STLYE "BIR42" [DTL. 22/AD-1]
(FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN
ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. FIREPLACE MUST COMPLY W/. THE
CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.)
3 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED
ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005)
4 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS
5 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
6 FURNISHINGS - AS SELECTED
7 EXPOSED STRUCTURAL STEEL COLUMN, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.)
8 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER)
9 BASE CABINET - BUILT-IN, FINISH AS SEL.
10 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT
11 WINE RACKS - AS SELECTED - PROVIDE POWER
12 COUNTERTOP - AS SELECTED
13 CUSTOM BUILT DINING TABLE & KITCHEN ISLAND PER OWNER & ARCH.
14 KITCHEN SINK - AS SELECTED
15 DISHWASHER - AS SELECTED
16 TRASH COMPACTOR - VERIFY APPLIANCE W/. OWNER
17 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.)
18 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. -
VENT. TO EXT.
19 UPPER CABINET - BUILT-IN, FINISH AS SEL.
20 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO.
21 FREEZER - VERIFY APPLIANCE W/. OWNER
22 REFRIGERATOR - VERIFY APPLIANCE W/. OWNER
23 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1
24 RESIDENTIAL ELEVATOR - 'ROCKY MOUNTAIN' OR EQUIV., SHAFT SIZE = 60" X 60" CLEAR - PROVIDE SHOP DWGS.
TO ARCH. PRIOR TO PURCHASE & INSTALLATION
25 WASHER - PROVIDE HOOK-UPS & POWER
26 DRYER - DRYER VENT 14' MAX. LENGTH (CMC 504.3.2) PROVIDE GAS STUB-OUT & POWER
27 LAUNDRY SINK - AS SEL.
28 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1)
29 EXTERIOR GLASS GUARDRAIL TO BE ACID-ETCHED WITH 'AVIPROTEK T' BY WALKER TEXTURES OR SIMILAR
PRODUCT TO REDUCE POSSIBLE BIRD STRIKES - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 4, 13 &
14/AD-1
30 SHELF AND POLE - BUILT IN, FINISH AS SEL.
31
32 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED
33 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" TYP. U.N.O.) - MATERIAL AS SELECTED, REF. DTL. 2/AD-1
34 1-1/2" MAX. STEP AT OUTSWING DOORS (R311.3.1)
35 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR.
36 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #4 ON SCHEDULE
37 TEMPERED GLASS ENCLOSURE - 1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.)
38 SHOWER - HOT-MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 70" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA.
CIRCLE MIN. (CPC 411.7)
39 WATER HEATER - TANK - SIZE PER T-24 REPORT REF. DTL. 1/AD-1
40 PROPERTY LINE
41 CUSTOM WOOD SCREEN WALL
42 INTERIOR GLASS GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4, 9/AD-1
43 GARAGE DOOR - CUSTOM BUILT, REF. SCHED.- ARCH TO APPV. SHOP DWGS. PRIOR TO FAB.
44 SIDE YARD SETBACK
45 FRONT YARD SETBACK
46 CUSTOM CLOSET ISLAND. PER OWNER & I.D.
47 DECK DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1
48 OVERFLOW DRAINLINE- -IN WALL/ FROM ABOVE (TERMINATE ABV. EXT. FLATWORK)
49 DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS)
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" - CONTACT ARCHITECT IN WRITING FOR ANY
CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
1/4" = 1'-0"1 FIRST FLOOR PLAN
1/4" = 1'-0"2 SECOND FLOOR PLAN
*HERS VERIFICATION REQUIRED- REFERENCE T-24.1
A
ROUGH FRAMING:
ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
NO. REVISION DATE
TRUE NORTH PROJECT NORTH
29
A-4.02
A-4.1
A-4.0
A-4.1
1
1
2
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
3
A-5.1
3
A-5.1
BONUS ROOM
BATH #5
STORAGE
ELEV.
2
A-5.1
2
A-5.1
1
A-5.1
1
A-5.1
FUTURE SPA LOCATION CABANA
(COVERED)
4
A-5.0
4
A-5.0
54' - 7 3/4"20' - 0 3/8"27' - 10"
10' - 3 7/8"10' - 2 1/8"9' - 10 1/4"
2' - 1 1/8"6' - 0"2' - 1 1/8"2' - 4 7/8"2' - 4 7/8"5' - 0 1/2"
1' - 3 7/8"1' - 3"7' - 8 7/8"1' - 3 1/4"4' - 7"26' - 3 3/4"5' - 6"6 5/8"13' - 6"2' - 6"9' - 9 1/8"16' - 6 5/8"DN.
STAIRS
VIEW DECK
ROOF DECK7' - 3 1/2"23' - 7 1/4"5' - 6"7' - 2 3/4"5' - 8 1/4"10' - 8 1/4"7' - 6 5/8"2' - 8 1/4"2' - 8 1/8"5' - 3 1/8"5' - 5 1/8"2' - 8 1/2"37
23 24
25
38
39
2627
52' - 6"25' - 7 1/4"24' - 5"
2' - 5 3/8"12' - 0"1' - 9 5/8"5' - 3 1/2"4' - 0 3/4"
UP 4:124:124:12
4:12
4:124:123:123:123:12
3:12
3:123:123:1240
41
42
43
12
3
4
5
SHOWER
SEAT6 7
3
8
6
7
9
9
103
11
2
11
3
PLANTED
12
12
12 TYP.11"CLR.
4' - 0"
CLR.
4' - 0"TYP.11"CLR.4' - 2 1/4"CLR.
4' - 0 3/4"
CLR.
4' - 1 1/8"
TYP.
11"CLR.4' - 2 1/4"R @ 0' - 7 1/4"16
R @ 0' - 5 1/4"1
MECH
13
14 14
15 15
15
15
1515 1515
15 15
15
15
1616
16
16 16
16CLR.30" MIN.2' - 1 7/8"
2' - 6 3/8"
3' - 1 1/8"3' - 5"5' - 5 1/2"2' - 6 1/8"2' - 4 5/8"3' - 7 7/8"MIN.
ø 30"
14
AD-1
14
AD-1
14
AD-1
14
AD-1
14
AD-1
CLR.
4' - 10 3/4"CLR.4' - 10 3/4"4
AD-1
1
A-5.2
1
A-5.23' - 3 3/4"2 % M I N
2% MIN
2% MIN
2 % M IN
2% MIN 2% MIN2% MIN2% MIN
2% MIN
2% MIN
2% MIN
2% MIN
2% MIN
2% MIN 2% MIN2% MIN2% MIN2% MIN2% MIN2% MIN2% MIN2% MIN
2% MIN
17
18
19
1919
19
20
2% MIN2% MIN21
22
22
22
22
22
22
23
24
PLAN LEGEND
NEW WALL - 2 x 6 STUDS @ 16" O.C.
NEW WALL - 2 x 4 STUDS @ 16" O.C.
WALL W/. STONE VENEER - 2x STUDS @ 16" O.C.
CONCRETE WALL - REF. STRUCT.
DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED
STUD @ 16" O.C.
WINDOW - REFERENCE SCHEDULE
DOOR - REFERENCE SCHEDULE
CABINET - BUILT IN CASEWORK
COLUMN - WOOD, STEEL, REF. STRUCTURAL DWGS.
FURNITURE - FOR PRESENTATION PURPOSES ONLY
FIREPLACE - PREFAB GAS-ONLY APPLIANCE
PLUMBING FIXTURE - SINK (AS SELECTED)
PLUMBING FIXTURE - TOILET (AS SELECTED)
LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS
FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1
INT. FIRE RATED PARTITION REF. DTL. 7/AD-1
101
1i
?KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT.
WINDOW TAG - REFERENCE SHEET A-7.0
DOOR TAG - REFERENCE SHEET A-7.0
EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1
EXISITING WALL TO REMAIN - 2 x 6 STUDS
EXISITING WALL TO REMAIN - 2 x 4 STUDS
CONCRETE MASONRY WALL - 6" CMU U.N.O.
EXISITING WALL TO BE REMOVED
AREA OF ADDITION
WINDOW WALL TAG - REFERENCE SHEET A-7.01i
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, 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 MANAGER/ARCHITECT
A-2.1
06/22/18
1120-2018FLOOR PLANFANTICOLA RESIDENCE
FANTICOLARESIDENCEANTONY & JOANNFANTICOLA1120 W. OCEAN FRONTNEWPORT BEACH, CA92661CDP
1120 W. OCEANFRONTNEWPORT BEACH, CA 92661CAITLIN SMITH
NO. REVISION DATE
1/4" = 1'-0"1 THIRD FLOOR T.O.S. (TYP.)
STAIRWAY NOTE:
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE PER CRC R303.7
KEYNOTE LEGEND
1 INTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4, 9/AD-1
2 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1
3 FURNISHINGS - AS SELECTED
4 RESIDENTIAL ELEVATOR - 'ROCKY MOUNTAIN' OR EQUIV., SHAFT SIZE = 60" X 60" CLEAR - PROVIDE SHOP DWGS.
TO ARCH. PRIOR TO PURCHASE & INSTALLATION
5 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO.
6 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER)
7 BASE CABINET - BUILT-IN, FINISH AS SEL.
8 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT
9 COUNTERTOP - AS SELECTED
10 PROVIDE GAS STUB-OUT FOR EXTERIOR FIREPIT
11 EXTERIOR GLASS GUARDRAIL TO BE ACID-ETCHED WITH 'AVIPROTEK T' BY WALKER TEXTURES OR SIMILAR
PRODUCT TO REDUCE POSSIBLE BIRD STRIKES - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 4, 13 &
14/AD-1
12 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED
13 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR.
14 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D.
BY C.N.B.)
15 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED - REF. MAT. SCHED. A-4
16 ALUMINUM GUTTER -RECESSED - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP
DWGS. TO ARCH.
17 OVERFLOW DRAINLINE- -IN WALL/ FROM ABOVE (TERMINATE ABV. EXT. FLATWORK)
18 DECK DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1
19 LINEAR CHANNEL DRAIN - DRAIN TO NEAREST EXTERIOR WALL - COORDINATE W/. G.C.
20 CUSTOM AC WELL GATE - WD. - G.C. TO PROVIDE SHOP DWGS. FOR ARCH. APPROVAL
21 PROVIDE VENTILATION IN DOOR - HIGH AND LOW TO MEET FAU REQUIREMENTS
22 LINE OF ROOF ABOVE
23 TEMPERED GLASS ENCLOSURE - 1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.)
24 SHOWER - HOT-MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 70" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA.
CIRCLE MIN. (CPC 411.7)
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" - CONTACT ARCHITECT IN WRITING FOR ANY
CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
*HERS VERIFICATION REQUIRED- REFERENCE T-24.1
ROUGH FRAMING:
ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
TRUE NORTH PROJECT NORTH
30
ROOF VENTILATION NOTES: (CRC R806)
1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE
UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING
OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST
DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE
PROVIDED W/. CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH
OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL
CONFORM TO THE REQ'TS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE
OUTSIDE AIR.
2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE
NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET; 1. IN
CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE
CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS
LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO
MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE
BALANCE OF TEH REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL
OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE
THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED.
3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A
MIN. OF A 1" SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHT'G. AND AT THE LOCATION
OF THE VENT.
4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G.'S INSTALLATION INSTRUCTIONS. INSTALLATION
OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R903. INSTALLATION
OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R703.1.
5. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OF THE TOP STORY AND THE ROOF
RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES (SPACES BETWEEN CEILINGS THAT ARE APPLIED
DIRECTLY TO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE STRUCTURAL ROOF SHT'G. AT THE
TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE
MET: 1. THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO
INTERIOR CLASS I VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED
ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD
SHINGLES OF SHAKES ARE USED, A MIN. 1/4" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE
ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16, ANY AIR-
IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III VAPOR RETARDER
COATING OR COVERING IN DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION (SEE TITLE 24, PART 6, FIG.
100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION
DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. (NO INSULATION SHALL BE REQ'D. WHEN ROOF TILES, WOOD
SHINGLES OR WOOD SHAKES, OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONT. UNDERLAYMENT IS
INSTALLED. A CONT. LAYER SHALL BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT. LAYER
WHICH HAS A PERM RATE OF NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD.); 5.1. AIR-IMPERMEABLE
INSULATION ONLY. INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL
ROOF SHT'G. 5.2. AIR-PERMEABLE INSULATION ONLY. IN ADDITION TO THE AIR-PERMEABLE INSULATION INSTALLED
DIRECTLY BELOW THE STRUCTURAL SHT'G., RIDGE BOARD OR SHEET INSULATION W/. AN R-VALUE OR R-4 SHALL BE
INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. 5.3. AIR-IMPERMEABLE
AND AIR-PERMEABLE INSULATION. THE AIR-IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/.
THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. THE AIR-PERMEABLE
INSULATION SHALL BE INSTALLED DIRECTLY UNDER THE AIR-PERMEABLE INSULATION. 5.4. WHERE PREFORMED
INSULATION BOARD IS USED AS THE AIR IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER
OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER.
REF. ROOF PLAN, SHT. A-5
OVERHANG
1/2"3 1/2"3x6 WD. FASCIA, AS SEL. BY
ARCH.
METAL GUTTER - ARCH. TO APPV.
ROOFING PER PLAN & MAT. SCHED.
2X ROOF RAFTERS
ROOF SHT'G PER STRUCT.
INTERIOR FINISH PER PLANS
METAL DRIP EDGE, 1/4" MIN. (TYP.)
2X SOLID BLK'G., FOR CONDITIONS
WITHIN 5 FEET OF PROPERTY LINE
DOUBLE 2x SOLID BLK'G. IS
REQUIRED
EXT. STUCCO FINISH - REF. ELEV.
& MAT. SCHED.
PLYWD. SHT'G. (PER STRUCT.)
TYVEK OR EQUIV. BLD'G. WRAP
4x6 STAIN GRADE OUTLOOKER
@ 30" O.C. (VERIFY W/. ARCH.)
2x6 T&G, DOUGLAS FIR OR EQUIV.
ROOF PLATE, REF. SHT. A-5
FOR SPECIFIC CONDITIONS &
ELEVS. FOR TYP. HTS.
SISTER & SPIKE OUTLOOKER
W/. RAFTERS.
FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC
VENTILATION CALCS.
ROOF PLAN LEGEND
2x6 WD. FASCIA - DOUGLAS FIR OR
EQUIV., PAINT TO MATCH
ROOFING PER PLAN, SHT. A-2.1 & MAT.
SCHED., SHT. A-4.0
1-HR. COND. FOR EAVES CLOSER THAN 5' TO
P.L. - PROVIDE DBL. 2X SOLID BLK'G. OR ONE
(1) LAYER OF TYPE 'X' GYP. BD.
ROOF SHT'G PER STRUCT.
METAL DRIP EDGE, 1/4" MIN. (TYP.)
EXT. FINISH PER PLAN
ROOF SOFFIT - SISTER & SPIKE W/.
RAFTER, REF. STRUCT. DWGS.
24" MAX. TO PL.
1x T&G SOFFIT - O/. BLD'G. WRAP, STAIN
AS SEL. (ARCH. TO APPV.)
PER PLAN (REF. SHT. A-2.1)
OVERHANG
2X ROOF RAFTERS - REF. STRUCT.
CDX PLYWD. SHT'G. - REF.
STRUCT. DWGS.
BLD'G. WRAP - 'TYVEK' OR EQUIV.
INT. FINISH - GYP. BD., VERIFY W/.
I.D.
A-4.02
A-4.1
A-4.0
A-4.1
1
1
2
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
3
A-5.1
3
A-5.1
2
A-5.1
2
A-5.1
1
A-5.1
1
A-5.1
3:12 3:12
3:123:12
3:12
3:123:123:123:12
3:12
3:123:124:124:12
4:124:124:124
A-5.0
4
A-5.0
3:12
3:123:12
3:12
40.81'
40.81'40.81'
40.81'3:123:12
3:122% MIN.3:12
3:123:12
40.75'
40.76'3:123:123:123:12HT. CERT. REQ'D.
HT. CERT. REQ'D.
HT. CERT. REQ'D.
40.80'
HT. CERT. REQ'D.
HT. CERT. REQ'D.
HT. CERT. REQ'D.
HT. CERT. REQ'D.
40.58'
(BELOW)
VIEW DECK
(BELOW)
ROOF DECK
40.76'
HT. CERT. REQ'D.HT. CERT. REQ'D.
35.82' T.W.
35.84' T.R.
35.84' T.R.
35.84' T.R.
34.79' T.W.
35.84' T.W.
35.09' T.W.
34.92' T.R.
35.09' T.R.
34.92' T.R.S.Y.S.B.3' - 0"F.Y.S.B.
9' - 0"S.Y.S.B.3' - 0"3' - 7"
F.O.F.
1' - 0 1/2"1' - 1 1/2"F.O.F.2' - 0 1/2"24' - 5"
9 1/4"
F.O.F.
27' - 0 3/4"
27' - 10"6 1/4"F.O.F.4' - 11 3/4"1"F.O.F.3' - 1"1' - 1"F.O.F.2' - 1"F.O.F.
8' - 6 1/2"5' - 6 5/8"
6 1/4"
10' - 10 1/8"F.O.F.2' - 0"1' - 1"1 2
F.O.F.3' - 0"1"F.O.F.3' - 9 3/4"9 1/4"F.O.F.3' - 9 3/4"9 1/4"F.O.F.3' - 0"1"F.O.F.2' - 0"1' - 1"3
3
4
3 5
3
4
6
6
6
6
4
34
7
7
4 7
8
8
8
3
3
3
3 33
3 366
6
6
6 6
4
A-3.0
4
A-3.0
4
A-3.0
4
A-3.0
4
A-3.0
4
A-3.0
3
A-3.0
3
A-3.0
3
A-3.0
3
A-3.0
3
A-3.0
2
A-3.0
2
A-3.0
2
A-3.0
2
A-3.0
2
A-3.0
2
A-3.0
2
A-3.0
14
AD-1
14
AD-1
14
AD-1
14
AD-1
14
AD-1
14
AD-1
1
A-5.2
1
A-5.2
4' - 11 1/8"
47' - 6 7/8"4' - 11 1/8"
43' - 9 5/8"6 1/4"
REF. A-2.1
REF. A-2.1
1-HR
1-HR 1-HR
1-HR
8 5/8"6"7"6 1/2"6"6"6"4
3
4
2x ROOF RAFTER
(PER STRUCT.)
INTERIOR FINISH
(PER PLANS,
WHERE OCCURS)
AIR-PERMEABLE
INSULATION
(PER PLANS)
MIN. 30# ROOF FELT- (2)
LAYERS GAF VERSASHIELD
UNDERLAYMENT
15/32" CDX PLYWD. SHT'G.
MIN. (REF. STRUCT)
FASTENERS PER
MFGR. INSTRUCTIONS
12
SLOPE PER PLAN
STANDING SEAM METAL
(ZINC OR EQUIV.) - REF.
MAT. SCHED. A/A-5,
CLASS 'A' ASSY.
TYP.6" - 10"6" MIN.
DOUBLE FOLD
3/4" LOCK, ALT. METHOD
CLEATS @ 18" O.C. MAX.
CONT. LOCK STRIP,
SOLDERED
ARCH. TO APPV.
12"-16"1-1/2" HIGHVALLEY DETAIL
PRODUCT LISTING:
ICC # ESR-2048, CB-150
UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE:
NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE
CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE
CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY.
1/4" DENSGLASS OR EQUIV.
2x6 WD. FASCIA - DOUGLAS FIR OR
EQUIV., PAINT TO MATCH
ROOFING PER PLAN, SHT. A-2.1 & MAT.
SCHED., SHT. A-4.0
1-HR. COND. FOR EAVES CLOSER THAN 5' TO
P.L. - PROVIDE DBL. 2X SOLID BLK'G. OR ONE
(1) LAYER OF TYPE 'X' GYP. BD.
ROOF SHT'G PER STRUCT.
METAL DRIP EDGE, 1/4" MIN. (TYP.)
EXT. FINISH PER PLAN
ROOF SOFFIT - SISTER & SPIKE W/.
RAFTER, REF. STRUCT. DWGS.
ROOF PLATE, REF. SECT. A-5.0 & ELEVS.
FOR TYP. HTS.
24" MAX. TO PL.
1x T&G SOFFIT - O/. BLD'G. WRAP, STAIN
AS SEL. (ARCH. TO APPV.)
PER PLAN (REF. SHT. A-2.1)
OVERHANG
2X ROOF RAFTERS - REF. STRUCT.
CDX PLYWD. SHT'G. - REF.
STRUCT. DWGS.
BLD'G. WRAP - 'TYVEK' OR EQUIV.
INT. FINISH - GYP. BD., VERIFY W/.
I.D.9 1/4"1 1/2"
1X SLEEPERS FOR BUILT UP SLOPE,
MIN. 2%/MAX 2.5:12
VAPOR BARRIER ('TYVEK' OR EQUIV.) MIN.
TWO (2) LAYERS OF GRADE 'D' PAPER
PER PLAN
DISTANCE
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, 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 MANAGER/ARCHITECT
A-3.0
06/22/18
1120-2018ROOF PLANFANTICOLA RESIDENCE
FANTICOLARESIDENCEANTONY & JOANNFANTICOLA1120 W. OCEAN FRONTNEWPORT BEACH, CA92661CDP
1120 W. OCEANFRONTNEWPORT BEACH, CA 92661CAITLIN SMITH
KEYNOTE LEGEND
1 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE
TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE
WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST.
INSTRUCTIONS. CMC 802.4.2.4)
2 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE
LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF
3
4 KYNAR PAINTED ALUM. ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS)
5 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
6 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED - REF. MAT. SCHED. A-4
7 LINE OF WALL(S) BELOW
8 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED
1" = 1'-0"3 EAVE DETAIL
1" = 1'-0"4 RAKE DETAIL
1/4" = 1'-0"1 ROOF PLAN
NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS.
ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA
A
NO. REVISION DATE
1 1/2" = 1'-0"5 METAL ROOFING DETAIL
TRUE NORTH PROJECT NORTH
1" = 1'-0"2 RECESSED GUTTER CONDITION
NOTE: GRADE PLANE IS AT 11.81'
31
WINDOWS & DOORS:
AUTHORIZED DEALER (PRODUCTS LISTED BELOW)
SUPPLIER: ASSOCIATED BUILDING SUPPLY
ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA
92626
CONTACT: JOE YOUNAN
PHONE: 949-872-3319
FAX: 206-666-2150
EMAIL: JYOUNAN@ABSSOCAL.COM
WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM
ALUMINUM CLAD WINDOWS & PATIO DOORS
MANUFACTURER: JELD-WEN WINDOWS & DOORS
PRODUCT: CUSTOM COLLECTION
ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601
PHONE: 541-885-7412 OR 800-535-3936
FAX: 541-884-3331
WEB: WWW.JELD-WEN.COM
MULTI SLIDE DOORS & STOREFRONT
MANUFACTURER: WESTERN WINDOW SYSTEMS
PRODUCT: SERIES 600 & STOREFRONT SYSTEMS
ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040
PHONE: 877.268.1300
WEB: WWW.WESTERNWINDOWSYSTEMS.COM
RECESSED GUTTERS:
GARAGE DOORS:
SUPPLIER:RANCH HOUSE DOORS
WWW.RANCHHOUSEDOORS.COM
STYLE: CUSTOM
MATERIAL: CUSTOM BUILT, WOOD & GLASS
WATERPROOF DECK MEMBRANE:
FLASHING & WEATHERSTRIPPING:
ROOFING:
PRODUCT: STANDING SEAM METAL ROOFING, ULTRA-COOL, CB-150
MANUFACTURER:
CUSTOM-BILT METALS
1333 CORPORATE DR., STE. 103
IRVING, TEXAS 75038
P: (888) 875-8484
COLOR:OLD TOWN GRAY, TO BE APPROVED BY ARCH. & OWNER
NOTES:USE CONTINUOUS 12" OR 16" PANS - VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS.
(NO TRANSVERSE SEAMS) REF. DTL. 7/A- 5
APPROVALS: ICC REPORT ESR-2048, CLASS 'A' ASSEMBLY
WEIGHT:APPX. 2 PSF.
MATERIAL: METAL - STAINLESS STEEL - PAINTED KYNAR
SHAPE: SQUARE (5") (VERIFY W/. ARCH.)
TUFFLEX POLYMERS
10880 POPLAR AVE.
FONTANA, CA
P: 909.349.2016
WWW.TUFFLEXPOLYMERS.COM
CODE: ICC # ESR-2505
PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING &
WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE
WATERPROOFING AREAS PRIOR TO INSTALLATION.
EXTERIOR STONE/MASONRY VENEER
EXTERIOR STUCCO:
MANUFACTURER:
MERLEX STUCCO
2911 ORANGE-OLIVE ROAD
ORANGE, CA 92865
P: 714.627.1700
COLOR: TBD
APPLICATION: THREE-COAT APPL., SMOOTH 7/8" W/. METAL LATH (DIAMOND OR EQUIV.)
EAVE WOOD PANELING:
SUPPLIER: TBD
TYPE:CEDER OR AS SEL.
SIZE: 1x HARDWOOD SIDING,1x4,
COLOR: STAIN AS SEL.
FINISH: CLEAR SEALANT, SEMI-GLOSS, COORD W/. ARCH.
APPLICATION: T&G W/. SIMPLE REVEAL (COORD. WITH ARCH.) - SCORE & BACK PRIME
SUPPLIER:
SEPULVEDA BUILDING MATERIAL
28092 FORBES ROAD
LAGUANA NIGUEL, CA 92677
P: 949.347.2100
STONE TYPE:LIMESTONE/ HONED (ARCH. TO VERIFY)
COLOR: SILVERDALE, COLOR GROUT TO MATCH
APPLICATION: TBD
THICKNESS: THIN CUT VENEER
WEIGHT: 15 LBS/ S.F. REF DTL. 8/AD-1
FIRST FLOOR (T.O.S.)
12.32'
FIRST FLOOR (T.O.S.)
12.32'
MAX. RIDGE HEIGHT
40.81'
MAX. RIDGE HEIGHT
40.81'
GRADE PLANE
11.81'
GRADE PLANE
11.81'
MAX FLAT
35.81'
MAX FLAT
35.81'
ROOF PLATE (TYP.)
38.82'
ROOF PLATE (TYP.)
38.82'
MASTER PLATE (TYP.)
21.32'
MASTER PLATE (TYP.)
21.32'
MASTER T.O.S. (TYP.)
22.40'
MASTER T.O.S. (TYP.)
22.40'
DECK T.O.S. (TYP.)
32.29'
DECK T.O.S. (TYP.)
32.29'DECK PLATE (TYP.)
31.40'
DECK PLATE (TYP.)
31.40'
3
A-5.1
4
A-5.0
1
16 15
37
9' - 0"1' - 1"9' - 0"10 5/8"10' - 1"9' - 10 5/8"24' - 0"29' - 0"9' - 0"1' - 1"9' - 0"10 5/8"6' - 6 3/8"10' - 1"9' - 10 5/8"P.L.P.L.ABV. F.F.42" MIN.ABV. F.F.42" MIN.1 1
1
2
3
4 5
6
6
7
3 :1 2 3:12
40.75'40.81'
HT. CERT. REQ'D.HT. CERT. REQ'D.1' MAX.2' MIN.8 9
10
11
7
3 :1 2 3:12
7
6
OPENING
35.84'
HT. CERT. REQ'D.
4
10AD-1
21
14
15
3
A-3.0
14
AD-1
13
AD-1
1
A-5.2
16
7
17
7
18
12
12
FIRST FLOOR (T.O.S.)
12.32'
FIRST FLOOR (T.O.S.)
12.32'
MAX. RIDGE HEIGHT
40.81'
MAX. RIDGE HEIGHT
40.81'
SECOND FLOOR PLATE (TYP.)
20.82'
SECOND FLOOR PLATE (TYP.)
20.82'
SECOND FLOOR T.O.S. (TYP.)
21.90'
SECOND FLOOR T.O.S. (TYP.)
21.90'
THIRD FLOOR T.O.S. (TYP.)
31.59'
THIRD FLOOR T.O.S. (TYP.)
31.59'
GRADE PLANE
11.81'
GRADE PLANE
11.81'
MAX FLAT
35.81'
MAX FLAT
35.81'
THIRD FLOOR PLATE (TYP.)
30.51'
THIRD FLOOR PLATE (TYP.)
30.51'
ROOF PLATE (TYP.)
38.82'
ROOF PLATE (TYP.)
38.82'
GARAGE (T.C.)
11.63'
GARAGE (T.C.)
11.63'
3
A-5.1
4
A-5.0
18
6
17
5
38
39
45
P.L.P.L.8 1/4"8' - 6"1' - 1"8' - 7 1/4"1' - 1"7' - 2 3/4"9' - 7"9' - 8 1/4"9' - 2 1/4"1' - 1"10' - 3 1/4"24' - 0"29' - 0"12
3
7
12
11 ABV. F.F.42" MIN.6
7
45
3
ABV. F.F.42" MIN.7
4
4 :1 2 4:12
40.81'
HT. CERT. REQ'D.
510
12
3:12 9 8
35.09'
HT. CERT. REQ'D.
1313
13
AD-1
14
AD-1
1
A-5.2
19
40.80'
HT. CERT. REQ'D.
20
2121
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, 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 MANAGER/ARCHITECT
A-4.0
06/22/18
1120-2018EXTERIOR ELEVATIONS &MATERIAL SCHEDULEFANTICOLA RESIDENCE
FANTICOLARESIDENCEANTONY & JOANNFANTICOLA1120 W. OCEAN FRONTNEWPORT BEACH, CA92661CDP
1120 W. OCEANFRONTNEWPORT BEACH, CA 92661CAITLIN SMITH
KEYNOTE LEGEND
1 FURNISHINGS - AS SELECTED
2 PROVIDE GAS STUB-OUT FOR EXTERIOR FIREPIT
3 STONE VENEER - REF. DTL. 8/AD-1 & MATERIAL LEGEND
4 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED - REF. MAT. SCHED. A-4
5
6 EXTERIOR GLASS GUARDRAIL TO BE ACID-ETCHED WITH 'AVIPROTEK T' BY WALKER TEXTURES OR SIMILAR
PRODUCT TO REDUCE POSSIBLE BIRD STRIKES - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 4, 13 &
14/AD-1
7 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL.
8 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT
BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF
9 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT
THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED
FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR.
INST. INSTRUCTIONS. CMC 802.4.2.4)
10 KYNAR PAINTED ALUM. ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS)
11 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
12 CUSTOM ARCH. WOOD SCREEN - 2X4 WOOD SLATS SPACED 5" O.C. - COLOR & STAIN AS SELECTED - ARCH. TO
APP'V. PRIOR TO INSTALLATION
13 (N.) CUSTOM WOOD GATE - PER OWNER, STAIN & SEAL, ARCH TO APPRV. (MAX. 6' HT. ABOVE NATURAL GRADE)
14 T&G WD. PANELING - AS SEL., ARCH. TO APPV. REF. DTL. 17/AD-1
15 EXTERIOR GLASS GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4, 9/AD-1"
16 PARAPET WALL - WOOD CAP FINISH O/. FLASHING, SLOPED TOP (2% MIN.)
17 DECO. WOOD BEAM. - ARCH TO APPRV. LOC'N & MATERIAL.
18 METAL PANEL - ARCH TO APPV. COLOR - METAL CAP FINISH O/. FLASHING, SLOPED TOP (2% MIN.)"
19 EXPOSED STRUCTURAL STEEL COLUMN, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.)
20 EXTERIOR GLASS STAIR MOUNTED GUARD - 42" ABV. NOSING/LANDING- REF. DTLS. , 3, 4, 9/AD-1
21 VERTICAL WOOD SIDING - WOOD T&G STAIN & SEAL AS SEL. ARCH. TO APPRV."
MATERIAL SCHEDULEA
NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.
NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT
LABELS.
NO. REVISION DATE
1/4" = 1'-0"1 FRONT ELEVATION
1/4" = 1'-0"2 REAR ELEVATION
32
FIRST FLOOR (T.O.S.)
12.32'
FIRST FLOOR (T.O.S.)
12.32'
MAX. RIDGE HEIGHT
40.81'
MAX. RIDGE HEIGHT
40.81'
SECOND FLOOR PLATE (TYP.)
20.82'
SECOND FLOOR T.O.S. (TYP.)
21.90'
THIRD FLOOR T.O.S. (TYP.)
31.59'
GRADE PLANE
11.81'
GRADE PLANE
11.81'
MAX FLAT
35.81'
MAX FLAT
35.81'
THIRD FLOOR PLATE (TYP.)
30.51'
ROOF PLATE (TYP.)
38.82'
ROOF PLATE (TYP.)
38.82'
MASTER PLATE (TYP.)
21.32'
MASTER T.O.S. (TYP.)
22.40'
2
A-5.0
DECK T.O.S. (TYP.)
32.29'DECK PLATE (TYP.)
31.40'
GARAGE (T.C.)
11.63'
1
A-5.0
2
A-5.1
1
A-5.1
9' - 0"1' - 1"9' - 0"10 5/8"10' - 1"9' - 10 5/8"12
3
1314
12
11
25
910
2324
3:12 3 :1 2 3:12
40.80'40.76'40.75'2' MIN.1' MAX.35.82' T.W.35.84' T.W.ABV. F.F.42" MIN.ABV. F.F.42" MIN.9' - 2 1/4"1' - 1"8' - 7 1/4"1' - 1"7' - 2 3/4"10' - 3 1/4"9' - 8 1/4"4
3
1534
9 10
74
4
7
3
3
3
3
8
4
HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.
40.80'
HT. CERT. REQ'D.5
11
5 6
12
P.L.P.L.
4 :1 2
3:12
8' - 6"1' - 1"9' - 7"29' - 0"24' - 0"ABV. F.F.42" MIN.ABV. F.F.42" MIN.5 6
34.92'
4
HT. CERT. REQ'D.
HT. CERT. REQ'D.HT. CERT. REQ'D.
444
7
14
AD-1
14
AD-1
A-7.0
1
TYP.
2
A-7.0
3
A-7.0
6
10' MIN.
18' - 9 1/2"
AD-1
21
16
17
OPENING
FIRST FLOOR (T.O.S.)
12.32'
FIRST FLOOR (T.O.S.)
12.32'
MAX. RIDGE HEIGHT
40.81'
MAX. RIDGE HEIGHT
40.81'
SECOND FLOOR PLATE (TYP.)
20.82'
SECOND FLOOR T.O.S. (TYP.)
21.90'
THIRD FLOOR T.O.S. (TYP.)
31.59'
GRADE PLANE
11.81'
GRADE PLANE
11.81'
MAX FLAT
35.81'
MAX FLAT
35.81'
THIRD FLOOR PLATE (TYP.)
30.51'
ROOF PLATE (TYP.)
38.82'
ROOF PLATE (TYP.)
38.82'
MASTER PLATE (TYP.)
21.32'
MASTER T.O.S. (TYP.)
22.40'
2
A-5.0
DECK T.O.S. (TYP.)
32.29'
DECK PLATE (TYP.)
31.40'29' - 0"24' - 0"GARAGE (T.C.)
11.63'
1
A-5.0
2
A-5.1
1
A-5.1
3 :1 2 3:12 3 :1 2 3:12 3 :1 23:12
40.76'40.75'40.80'40.71'1' - 1"8' - 7 1/4"1' - 1"8' - 6"7' - 2 3/4"9' - 8 1/4"9' - 7"1' - 1"9' - 2 1/4"10' - 3 1/4"10 5/8"9' - 0"1' - 1"9' - 0"6' - 6 3/8"9' - 10 5/8"10' - 1"1' MAX.2' MIN.16
15
20 18
22
19
2627
17
7
21
7
8
2
P.L.P.L.ABV. F.F.42" MIN.ABV. F.F.42" MIN.1
2
3 :1 2
4:12ANB. F.F.42" MIN.ABV. F.F.42" MIN.3
3
HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.
40.58'
HT. CERT. REQ'D.
40.80'
HT. CERT. REQ'D.
4
4
4
2
5 6
7
3 8
3 8
9 10
5 5
35.84' T.W.
11
7
5 6
12
813
4
HT. CERT. REQ'D.HT. CERT. REQ'D.
34.92' T.W.
4 4
4
4
HEAD HT.8' - 6"SILL HT.3' - 6"HEAD HT.8' - 0"SILL. HT.3' - 6"SILL HT.3' - 2"HEAD HT.6' - 8"35.84' T.O.R.
HT. CERT. REQ'D.HEAD HT.7' - 6"A-7.0
1
TYP.
2
A-7.0
3
A-7.0
3' - 6"7' - 6"14
13
AD-1
14
AD-1
14
AD-1
4 15
5 5
5
OPENING
WINDOWS & DOORS:
AUTHORIZED DEALER (PRODUCTS LISTED BELOW)
SUPPLIER: ASSOCIATED BUILDING SUPPLY
ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA
92626
CONTACT: JOE YOUNAN
PHONE: 949-872-3319
FAX: 206-666-2150
EMAIL: JYOUNAN@ABSSOCAL.COM
WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM
ALUMINUM CLAD WINDOWS & PATIO DOORS
MANUFACTURER: JELD-WEN WINDOWS & DOORS
PRODUCT: CUSTOM COLLECTION
ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601
PHONE: 541-885-7412 OR 800-535-3936
FAX: 541-884-3331
WEB: WWW.JELD-WEN.COM
MULTI SLIDE DOORS & STOREFRONT
MANUFACTURER: WESTERN WINDOW SYSTEMS
PRODUCT: SERIES 600 & STOREFRONT SYSTEMS
ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040
PHONE: 877.268.1300
WEB: WWW.WESTERNWINDOWSYSTEMS.COM
RECESSED GUTTERS:
GARAGE DOORS:
SUPPLIER:RANCH HOUSE DOORS
WWW.RANCHHOUSEDOORS.COM
STYLE: CUSTOM
MATERIAL: CUSTOM BUILT, WOOD & GLASS
WATERPROOF DECK MEMBRANE:
FLASHING & WEATHERSTRIPPING:
ROOFING:
PRODUCT: STANDING SEAM METAL ROOFING, ULTRA-COOL, CB-150
MANUFACTURER:
CUSTOM-BILT METALS
1333 CORPORATE DR., STE. 103
IRVING, TEXAS 75038
P: (888) 875-8484
COLOR:OLD TOWN GRAY, TO BE APPROVED BY ARCH. & OWNER
NOTES:USE CONTINUOUS 12" OR 16" PANS - VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS.
(NO TRANSVERSE SEAMS) REF. DTL. 7/A- 5
APPROVALS: ICC REPORT ESR-2048, CLASS 'A' ASSEMBLY
WEIGHT:APPX. 2 PSF.
MATERIAL: METAL - STAINLESS STEEL - PAINTED KYNAR
SHAPE: SQUARE (5") (VERIFY W/. ARCH.)
TUFFLEX POLYMERS
10880 POPLAR AVE.
FONTANA, CA
P: 909.349.2016
WWW.TUFFLEXPOLYMERS.COM
CODE: ICC # ESR-2505
PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING &
WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE
WATERPROOFING AREAS PRIOR TO INSTALLATION.
EXTERIOR STONE/MASONRY VENEER
EXTERIOR STUCCO:
MANUFACTURER:
MERLEX STUCCO
2911 ORANGE-OLIVE ROAD
ORANGE, CA 92865
P: 714.627.1700
COLOR: TBD
APPLICATION: THREE-COAT APPL., SMOOTH 7/8" W/. METAL LATH (DIAMOND OR EQUIV.)
EAVE WOOD PANELING:
SUPPLIER: TBD
TYPE:CEDER OR AS SEL.
SIZE: 1x HARDWOOD SIDING,1x4,
COLOR: STAIN AS SEL.
FINISH: CLEAR SEALANT, SEMI-GLOSS, COORD W/. ARCH.
APPLICATION: T&G W/. SIMPLE REVEAL (COORD. WITH ARCH.) - SCORE & BACK PRIME
SUPPLIER:
SEPULVEDA BUILDING MATERIAL
28092 FORBES ROAD
LAGUANA NIGUEL, CA 92677
P: 949.347.2100
STONE TYPE:LIMESTONE/ HONED (ARCH. TO VERIFY)
COLOR: SILVERDALE, COLOR GROUT TO MATCH
APPLICATION: TBD
THICKNESS: THIN CUT VENEER
WEIGHT: 15 LBS/ S.F. REF DTL. 8/AD-1
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, 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 MANAGER/ARCHITECT
A-4.1
06/22/18
1120-2018EXTERIOR ELEVATIONSFANTICOLA RESIDENCE
FANTICOLARESIDENCEANTONY & JOANNFANTICOLA1120 W. OCEAN FRONTNEWPORT BEACH, CA92661CDP
1120 W. OCEANFRONTNEWPORT BEACH, CA 92661CAITLIN SMITH
NO. REVISION DATE
1/4" = 1'-0"1 LEFT SIDE ELEVATION
1/4" = 1'-0"2 RIGHT SIDE ELEVATION
KEYNOTE LEGEND
1 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)
2 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
3 EXTERIOR GLASS GUARDRAIL TO BE ACID-ETCHED WITH 'AVIPROTEK T' BY WALKER TEXTURES OR SIMILAR
PRODUCT TO REDUCE POSSIBLE BIRD STRIKES - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 4, 13 &
14/AD-1
4 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL.
5 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED - REF. MAT. SCHED. A-4
6 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 2, 4, 17/AD-1
7 STONE VENEER - REF. DTL. 8/AD-1 & MATERIAL LEGEND
8 FURNISHINGS - AS SELECTED
9 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT
BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF
10 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT
THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED
FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR.
INST. INSTRUCTIONS. CMC 802.4.2.4)
11 CUSTOM ARCH. WOOD SCREEN - 2X4 WOOD SLATS SPACED 5" O.C. - COLOR & STAIN AS SELECTED - ARCH. TO
APP'V. PRIOR TO INSTALLATION
12 KYNAR PAINTED ALUM. ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS)
13 MOVEABLE BBQ UNIT - COORDINATE W/. OWNER - PROVIDE POWER & GAS AS REQ'D. BY MFG'R.
14 (N.) CUSTOM WOOD GATE - PER OWNER, STAIN & SEAL, ARCH TO APPRV. (MAX. 6' HT. ABOVE NATURAL GRADE)
15 PARAPET WALL - WOOD CAP FINISH O/. FLASHING, SLOPED TOP (2% MIN.)
16 DECORATIVE PENDANT LIGHT FIXTURE
17 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE
NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.
MATERIAL SCHEDULEA
NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.
NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT
LABELS.
33
FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS
(BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A
TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES
AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE
MAINTAINED.
FIRE BLOCKS.
FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING
FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND
HORIZONTAL.
FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY
ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR
OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE-
FILL INSULATION MATERIAL SHALL NOT BE USED.
WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE
BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS.
DRAFT STOPS.
DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.
FLOOR-CEILING ASSEMBLIES.
DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS
SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER
AREAS.
ATTICS.
DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM
WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE
WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES.
DRAFT STOP CONSTRUCTION.
DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL
PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.
OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES
CONSTRUCTED AS REQUIRED FOR THE PARTITIONS.
FIRE-BLOCKING & DRAFT-STOP NOTE
INSULATION SCHEDULE:
EXTERIOR WALL:
2 x 4 CONST. = R-13 MIN.
2 x 6 CONST. OR LARGER =R-19
RAISED FLOOR:R-30 MIN.
ROOF:R-30
(REF. T-24 REPORT FOR MORE INFORMATION)
NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME
NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O.
NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O.
WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O.
CONCRETE RETAINING WALL - REF. STRUCTURAL
SEPARATION LEGEND
EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1
1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1
1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1
INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT.
B
FIRST FLOOR (T.O.S.)
12.32'
FIRST FLOOR (T.O.S.)
12.32'
MAX. RIDGE HEIGHT
40.81'
MAX. RIDGE HEIGHT
40.81'
GRADE PLANE
11.81'
GRADE PLANE
11.81'
MAX FLAT
35.81'
MAX FLAT
35.81'
MASTER PLATE (TYP.)
21.32'
MASTER PLATE (TYP.)
21.32'
MASTER T.O.S. (TYP.)
22.40'
MASTER T.O.S. (TYP.)
22.40'
DECK T.O.S. (TYP.)
32.29'
DECK T.O.S. (TYP.)
32.29'
DECK PLATE (TYP.)
31.40'
DECK PLATE (TYP.)
31.40'
3
A-5.1
4
A-5.0
PL PL29' - 0"24' - 0"8' - 11 1/2"MASTER SUITE MASTER
RETREAT
LOUNGE GREAT ROOM8' - 8 1/2"1
1
13
5
2
9 9
10101414
15 16
1 MAX1' - 0"MIN.1' - 11 3/4"25 26
ABV. F.F.42" MIN.27
3:123:1 2
AD-1
14
AD-1
14
AD-1
21
AD-1
6 9' - 0"1' - 1"9' - 0"10 5/8"10' - 1"9' - 10 5/8"1
A-5.2
3' - 6 5/8"9' - 0"29
30
30
32
FIRST FLOOR (T.O.S.)
12.32'
FIRST FLOOR (T.O.S.)
12.32'
MAX. RIDGE HEIGHT
40.81'
MAX. RIDGE HEIGHT
40.81'
SECOND FLOOR PLATE (TYP.)
20.82'
SECOND FLOOR T.O.S. (TYP.)
21.90'
THIRD FLOOR T.O.S. (TYP.)
31.59'
GRADE PLANE
11.81'
GRADE PLANE
11.81'
MAX FLAT
35.81'
MAX FLAT
35.81'
THIRD FLOOR PLATE (TYP.)
30.51'
ROOF PLATE (TYP.)
38.82'
ROOF PLATE (TYP.)
38.82'
MASTER PLATE (TYP.)
21.32'
MASTER T.O.S. (TYP.)
22.40'
2
A-5.0
DECK T.O.S. (TYP.)
32.29'
DECK PLATE (TYP.)
31.40'
GARAGE (T.C.)
11.63'
GARAGE (T.C.)
11.63'
1
A-5.0
2
A-5.1
1
A-5.1
7' - 2 3/4"8' - 1 1/4"3:12 3 :1 2 3:12 3 :1 2
29' - 0"24' - 0"10' - 1"9' - 10 5/8"6' - 6 3/8"9' - 0"1' - 1"9' - 0"10 5/8"6' - 6 3/8"29' - 0"24' - 0"8' - 6"1' - 1"8' - 7 1/4"1' - 1"7' - 2 3/4"9' - 7"9' - 8 1/4"ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.3:12
4 :1 2
26 27
18 19 20
25
21 22
212
7
15
7
ABV. F.F.42" MIN.BEDROOM #3 W.I.C.ELEV.DEN MASTER
RETREAT
MASTER
BALCONY
3-CAR GARAGE
FOYER PWDR.DINING
GREAT ROOM8' - 7 1/4"8' - 0 5/8"8' - 0 5/8"8' - 7"9' - 0 1/4"8' - 8 1/2"8' - 6"8' - 5 5/8"11
16
17
1
18
1
19 6 4 2021 1
8
13
22 2
1
1
23
23
9
9
9 9
9
242424
10
1010
10
15 15
R @ 0' - 5 1/4"1
5/8"P.L.P.L.
28
27
7
AD-1
7
AD-1
AD-1
14
AD-1
13
AD-1
14
AD-1
13
A-3.0
3A-3.0
3
A-7.0
7
A-7.0
6
33 1515
15
34
35
FIRST FLOOR (T.O.S.)
12.32'
FIRST FLOOR (T.O.S.)
12.32'
MAX. RIDGE HEIGHT
40.81'
MAX. RIDGE HEIGHT
40.81'
GRADE PLANE
11.81'
GRADE PLANE
11.81'
MAX FLAT
35.81'
MAX FLAT
35.81'
MASTER PLATE (TYP.)
21.32'
MASTER PLATE (TYP.)
21.32'
MASTER T.O.S. (TYP.)
22.40'
MASTER T.O.S. (TYP.)
22.40'
DECK T.O.S. (TYP.)
32.29'
DECK T.O.S. (TYP.)
32.29'
DECK PLATE (TYP.)
31.40'
DECK PLATE (TYP.)
31.40'
3
A-5.1
4
A-5.0
8' - 0 7/8"8' - 0 7/8"9' - 1"ABV. F.F.42" MIN.MAX.1' - 0"MIN.2' - 0"1
2
3
4
2
5
6
7
1
8
1
3 :1 2
29' - 0"24' - 0"9' - 0"1' - 1"9' - 0"10 5/8"10' - 1"9' - 10 5/8"PL PL
99
1
10 10
11
12
MASTER BATH
MASTER
RETREATMASTER W.I.C.
KITCHEN DINING
15 15
15 15
5
25 26
29
27
AD-1
21
AD-1
6
AD-1
6
1
A-5.2
3' - 4 7/8"30
31
3
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, 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 MANAGER/ARCHITECT
A-5.0
06/22/18
1120-2018BUILDING SECTIONSFANTICOLA RESIDENCE
FANTICOLARESIDENCEANTONY & JOANNFANTICOLA1120 W. OCEAN FRONTNEWPORT BEACH, CA92661CDP
1120 W. OCEANFRONTNEWPORT BEACH, CA 92661CAITLIN SMITH
KEYNOTE LEGEND
1 FURNISHINGS - AS SELECTED
2 COUNTERTOP - AS SELECTED
3 SHELF AND POLE - BUILT IN, FINISH AS SEL.
4 UPPER CABINET - BUILT-IN, FINISH AS SEL.
5 BASE CABINET - BUILT-IN, FINISH AS SEL.
6 CUSTOM BUILT DINING TABLE & KITCHEN ISLAND PER OWNER & ARCH.
7 DISHWASHER - AS SELECTED
8 WINE RACKS - AS SELECTED - PROVIDE POWER
9 FLOOR JOISTS - REF. STRUCT.
10 DECK FRAMING - REF. STRUCT.
11 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
12 ALUMINUM GUTTER -RECESSED - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP
DWGS. TO ARCH.
13 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER)
14 DECO. WOOD BEAM. - ARCH TO APPRV. LOC'N & MATERIAL.
15 CEILING FRAMING - REF. STRUCT.
16 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS
17 RESIDENTIAL ELEVATOR - 'ROCKY MOUNTAIN' OR EQUIV., SHAFT SIZE = 60" X 60" CLEAR - PROVIDE SHOP DWGS.
TO ARCH. PRIOR TO PURCHASE & INSTALLATION
18 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR.
19 DOUBLE OVEN - AS SELECTED
20 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. -
VENT. TO EXT.
21 KITCHEN SINK - AS SELECTED
22 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT
23 EXTERIOR GLASS GUARDRAIL TO BE ACID-ETCHED WITH 'AVIPROTEK T' BY WALKER TEXTURES OR SIMILAR
PRODUCT TO REDUCE POSSIBLE BIRD STRIKES - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 4, 13 &
14/AD-1
24 ROOF RAFTERS - REF. STRUCT.
25 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT
THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED
FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST.
INSTRUCTIONS. CMC 802.4.2.4)
26 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT
BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF
27 EXTERIOR GLASS GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4, 9/AD-1"
28 CUSTOM ARCH. WOOD SCREEN - 2X4 WOOD SLATS SPACED 5" O.C. - COLOR & STAIN AS SELECTED - ARCH. TO
APP'V. PRIOR TO INSTALLATION
29 EXTERIOR RECESSED WALL MOUNTED LIGHT FIXTURE (HIGH EFFICIENCY) SIZE AS SEL., DOWNLIGHT TYP. U.N.O.
30 CEILING FAN - W/. LED FIXTURE, AS SELECTED. REQ'S. DIMMER/OCCUPANCY SENSOR
31 DECORATIVE PENDANT LIGHT FIXTURE
32 FIREPLACE - PREFABRICATED, WOOD BURNING, 'HEATILATOR' BIRMINGHAM 42" STLYE "BIR42" [DTL. 22/AD-1]
(FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN
ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. FIREPLACE MUST COMPLY W/.
THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.)
33 LINEAR FLUORESCENT FIXTURE - CEILING MOUNT (ALT. RECESS) - HIGH EFFICACY LUMINAIRE
34 EXPOSED STRUCTURAL STEEL COLUMN, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.)
35 DECO WOOD BEAM. PER INT. DESIGNER - STAIN & SEAL AS SEL. ARCH TO APPRV.
NO. REVISION DATE
1/4" = 1'-0"1 TRANSVERSE SECTION
1/4" = 1'-0"4 LONGITUDINAL SECTION
1/4" = 1'-0"2 TRANSVERSE SECTION
34
2-WSW18x9 ABOVE
2-WSW18x9 ABOVE
W12X106
W12X106
ABOVE
ABOVE
1' - 0"2' - 0"2' - 0"2' - 0"2' - 0"2' - 0"2' - 0"2' - 0"2' - 0"2' - 0"2' - 0"2' - 0"
2' - 0"2' - 0"2' - 0" MIN
5" S.O.G. w/ #4@12" EA. WAY
OVER 2" SAND OVER
MOISTURE BARRIER (15 MIL.
MIN.) OVERR 4" OF 1/2"
CLEAN AGGREGATE
5" S.O.G. w/ #4@12" EA. WAY
OVER 2" SAND OVER
MOISTURE BARRIER (15 MIL.
MIN.) OVERR 4" OF 1/2"
CLEAN AGGREGATE
24"x24" GRADE
BEAM w/ 4-#6 T&B
AND #4@10" TIES
24"x24" GRADE BEAM
24"x24" GRADE
BEAM w/ 4-#6 T&B
AND #4@10" TIES
24"x24" GRADE
BEAM w/ 6-#6 T&B
AND #4@10" TIES
24"x24" GRADE
BEAM w/ 4-#6 T&B
AND #4@10" TIES
24"x24" GRADE
BEAM w/ 4-#6 T&B
AND #4@10" TIES
24"x24" GRADE BEAM 24"x24" GRADE BEAM
24"x24" GRADE
BEAM w/ 4-#6 T&B
AND #4@10" TIES
24"x24" GRADE BEAM
24"x24" GRADE BEAM
24"x24" GRADE BEAM
24"x24"
GRADE BEAM
24" THK PAD w/
#5 @ 12" FOR
ELEVATOR PIT
72"x72"x24" PAD
FOOTING w/ 8-#6
EA. WAY, T&B
72"x72"x24" PAD
FOOTING w/ 8-#6
EA. WAY, T&B REGISTER E D P R O FESSION
A
L
ENGINEERS
T
ATE OF CA L I F O R N IASTRUCT U R A LTHOMASJ.B
U
R
KENo. 5088
BURKE
STRUCTURAL
ENGINEERS, PC
151 KALMUS DRIVE,
BLDG. E-140
COSTA MESA, CA.,92626
(657) 289-0460
REVISION BY
DATE
SCALE
DRAWN BY:
PROJECT NO.:
SHEET
1/4" = 1'-0"ANTHONY AND JOANN FANTICOLAFANTICOLA RESIDENCEFOUNDATION PLAN2018-06-29
ZZ
18066
S1 1120 W. OCEANFRONT, NEWPORT BEACH, CA 92661FOUNDATION PLAN NOTES:
1. Design: Foundation designed in conformance with the recommendations
by _GeoFirm
Report No(s). 17-8158
Dated 03/02/2018
Signed by:Erik R. Hilde & Zi Wang
2. Footings: All footings shall extend a minimum depth of 24" below finished or natural grade into acceptable geological material as follows unless noted otherwise.
3. Allowable Bearing Pressure = 1800 psf.
4. Inspections: A Geotechnical Engineer shall certify in writing the adequacy of soil beneath foundations prior to placement of forms or reinforcing. A Geotechnical Engineer or his
authorized representative shall inspect all subgrade preparation prior to the placement of any reinforcing steel or concrete and shall perform test as necessary to verify that such
work is in conformance with the recommendations given in the soils report or building code.
5. The minimum ultimate compressive strength of all concrete shall be 4500 psi min at 28 days, unless noted otherwise. Design of mixes shall be by an approved testing
laboratory and signed by a registered engineer. All concrete shall be "normal weight" unless noted otherwise. Concrete shall have a maximum water-cementitious material ratio,
by weight, of 0.45. Cement shall conform to the ASTM C150-09 Type V. Aggregate: Aggregate shall conform to ASTM C33-08. Concrete Placement and Quality: Shall conform to
applicable recommendations of ACI SP-15. A copy of SP-15 shall be available at construction site during the project.
6. Conduit and Pipes: Conduit and Pipes shall not be embedded in structural concrete except where specifically approved by the Engineer of Record. Maximum conduit and pipe
size shall be 1/3 of the slab or wall thickness and located at its mid depth. Minimum spacing shall be 3 times the conduit/pipe diameter. Conduit and pipes shall not impair the
strength of the member. Conduit and pipes shall not be aluminum. Conduit and pipes shall not displace more than 4% of the cross section area.
7. Construction Joints: Shall have entire surface removed to expose clean aggregate solidly embedded. The contractor shall obtain the approval of construction joint location in
all slabs, beams, and walls.
8. All reinforcing steel shall be deformed bars which shall conform to the standard specifications of ASTM A-615 Grade 60. Tolerance for Rebar Placement: Tolerance for
longitudinal location of bends and ends of reinforcement shall be plus or minus 2 inches except at discontinuous ends of members where tolerances shall be plus or minus 1/2
inch. Temperature Reinforcement shall have a lap of 48 bar diameters but not less than 12 inches, and the splice in adjacent bars shall be not less than 5 feet apart.
9. Minimum Cover: Reinforcing steel to have the following minimum cover:
A. Concrete against earth (not formed) ..............................3"
B. Concrete exposed to earth or weather (formed or troweled)
#6 -#18 bars .................2"
#5 and smaller ..................1-1/2"
C. Slab-On-Grade ...............................................................@ CL of slab
35