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Home My WebLink About09_Bakshi Residence Coastal Development Permit_PA2018-057CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT May 10, 2018 Agenda Item No. 9 SUBJECT: Bakshi Residence (PA2018-057) SITE LOCATION: Coastal Development Permit No. CD2018-022 127 Jade Avenue APPLICANT: Brandon Architects, Inc. OWNER: Bob Bakshi PLANNER: Liane Schuller, Contract Planner 949-644-3237, lschuller@newportbeachca.gov LAND USE AND ZONING General Plan: RT (Two-Unit Residential) Zoning District : R-BI (Balboa Island) Coastal Land Use Category: RT-E (Two Unit Residential - 30.0 - 39.9 DU/AC) Coastal Zoning District: R-BI (Balboa Island) PROJECT SUMMARY The applicant requests a coastal development permit (CDP) to allow the demolition of an existing two-story residential duplex, and the construction of a new three-story, 2,329- square-foot, single-family residence and attached 397-square-foot, two-car garage. The project will include hardscape, landscape and subsurface drainage facilities all located within the confines of private property. The design complies with all applicable development standards and no deviations are requested. All improvements are shown on the attached project plans (Attachment No. ZA 4). 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), because it has no potential to have a significant effect on the environment; and 3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2018-022 (Attachment No. ZA 1). 1 Bakshi Residence Zoning Administrator, May 10, 2018 Page 2 DISCUSSION Land Use and Development Standards  The project is located in the R-BI Zoning District, which allows a maximum of two residential dwelling units on a single legal lot, and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area.  The property consists of one legal lot containing an existing two-story residential duplex. The neighborhood is predominantly developed with two- and three-story single- and two-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development because the development meets all development standards for the construction of a single-family residence.  The proposed single-family 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 10 feet 10 feet Sides 3 feet 3 feet Rear 5 feet 5 feet Floor Area 2,726 square feet 2,726 square feet Open Volume Area Not applicable (R-BI) N/A Allowable Third Floor Area Not applicable (R-BI) N/A Parking 2-car garage 2-car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards  The project site is located approximately 140 feet from the bay front and is separated from the water by Jade Avenue, East Bay Front alleyway, a row of existing residential development and the Bay Front promenade.  The finished first floor elevation of the interior living area of the proposed residence is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum required 9.00-foot (NAVD88) elevation standard. The finished floor elevation of the garage (i.e., not living area) is 7.86 feet (NAVD88) with an approximately 2-percent slope driveway connecting to the existing alley. 2 Bakshi Residence Zoning Administrator, May 10, 2018 Page 3  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. Water Quality  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.  The property is not located on the shoreline nor is it located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on- site. Any water not retained on-site is directed to the City’s storm drain system. Public Access  The project site is an inland lot on Balboa Island, and is located between the nearest public road and the sea or shoreline. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing residential duplex with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities.  The residential lot does not currently provide nor does it inhibit public coastal access. Lateral access is provided by the nearby bay front public sidewalk and public beach. Vertical access to the bay front area is provided at various public street-ends throughout Balboa Island, with the nearest vertical access provided along Park Avenue immediately north of the project site.  The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. 3 Bakshi Residence Zoning Administrator, May 10, 2018 Page 4 Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing residential duplex with a new single-family residence that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. 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 construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing residential duplex and construction of a new three-story, 2,329-square-foot, single-family residence and attached 397-square- foot, two-car garage in the R-BI Zoning District. 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 NBMC. 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. 4 Bakshi Residence Zoning Administrator, May 10, 2018 Page 5 Prepared by: _____________________ Liane Schuller Contract Planner RU/ls Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 5 Attachment No. ZA 1 Draft Resolution 6 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-022 TO DEMOLISH AN EXISTING RESIDENTIAL DUPLEX AND CONSTRUCT A NEW THREE-STORY, SINGLE-FAMILY RESIDENCE WITH AN ATTACHED TWO-CAR GARAGE AT 127 JADE AVENUE (PA2018-057) 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, Inc. (“Applicant”), on behalf of Bob Bakshi (“Owner”), with respect to property located at 127 Jade Avenue, requesting approval of a coastal development permit (“CDP”). 2. The property is legally described as Lot 16, in Block 3 of Tract 103, in the City of Newport Beach, County of Orange, State of California. 3. The Applicant proposes to demolish an existing residential duplex, and construct a new three-story, 2,329-square-foot, single-family residence and attached 397-square-foot, two- car garage. The project will include hardscape, landscape, and subsurface drainage facilities all located within the confines of private property. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated RT (Two-Unit Residential) by the General Plan Land Use Element and is located within the R-BI (Balboa Island) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RT-E (Two-Unit Residential - 30.0 – 39.9 DU/AC) and the property is located within the R-BI (Balboa Island) Coastal Zone District. 6. A public hearing was held on May 10, 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 prese nted 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. 7 Zoning Administrator Resolution No. ZA2018-### Page 2 of 7 2. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing residential duplex, and the construction of a new 2,329-square-foot single-family residence and 397-square-foot, two-car garage in the R-BI Zoning District. 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 total proposed floor area, including the residence and enclosed parking, is 2,726 square feet, which complies with the maximum allowable floor area limit of 2,726 square feet. B. The proposed development will provide the minimum required setbacks, which are ten (10) feet along the front property line abutting Jade Street, three (3) feet along each side property line, and five (5) feet along the rear property line abutting the alley. C. The highest guardrail is no more than 24 feet and the highest roof ridge is no more than 29 feet, measured from the established grade level of 9 feet based on the North American Vertical Datum of 1988 (“NAVD88”), which complies with the maximum height limitation. D. The project includes enclosed garage parking for two vehicles, in compliance with the minimum parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story single- and two- family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development because the development meets all development standards for the construction of a single-family residence. 3. The project site is located approximately 140 feet from the bay front and is separated from the water by Jade Avenue, East Bay Front alleyway, a row of existing residential 8 Zoning Administrator Resolution No. ZA2018-### Page 3 of 7 development and the Bay Front promenade. The finished first floor elevation of the interior living area of the proposed residence is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88) elevation standard, which complies with the minimum required 9-foot (NAVD88) elevation standard. The finished floor elevation of the garage (i.e., not living area) is 7.86 feet (NAVD88) with an approximately 2-percent slope driveway connecting to the existing street. 4. 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. 5. 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. 6. The property is not located on the shoreline nor is it located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system. 7. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). Condition of Approval No. 11 is included to require drought-tolerant, and prohibits invasive, species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 8. The property is not located near designated public viewpoints or coastal view roads and will not impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone . Fact in Support of Finding: 1. The project site is an inland lot on Balboa Island, and is located between the nearest public road and the sea or shoreline. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be 9 Zoning Administrator Resolution No. ZA2018-### Page 4 of 7 proportional to the impact. In this case, the project replaces an existing residential duplex with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 2. The residential lot does not currently provide nor does it inhibit public coastal access. Lateral access is provided by the nearby bay front public sidewalk and public beach. Vertical access to the bay front area is provided at various public street-ends throughout Balboa Island, with the nearest vertical access provided along Park Avenue immediately north of the project site. 3. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing residential duplex with a new single-family residence that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-022, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal 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. PASSED, APPROVED, AND ADOPTED THIS 10TH DAY OF MAY, 2018. _____________________________________ Patrick J. Alford, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2018-### Page 5 of 7 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. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal developme nt permit. 3. Coastal Development Permit No. CD2018-022 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits and Extensions), unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. 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. 6. 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. 7. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 8. 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. 9. 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 Permit 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 inche s by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 10. Prior to issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division.. 11 Zoning Administrator Resolution No. ZA2018-### Page 6 of 7 11. Prior to the issuance of a building permit, 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. 12. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 13. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Plann ing Division. 14. 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, wetland or their buffers. 15. 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 designa ted 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. 16. 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. 17. 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. 18. 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. 19. 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 Bakshi Residence including, but not limited to, Coastal Development Permit No. CD2018-022 (PA2018-057). This indemnification shall include, but not be limited to, 12 Zoning Administrator Resolution No. ZA2018-### Page 7 of 7 damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 13 Attachment No. ZA 2 Vicinity Map 14 VICINITY MAP Coastal Development Permit No. CD2018-022 PA2018-057 127 Jade Avenue Subject Property 15 Attachment No. ZA 3 Project Plans 16 Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00"DistanceNE 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.T-1.0 2/05/2018 127-2018TITLE SHEETBAKSHI RESIDENCE BAKSHI RESIDENCEBOB BAKSHI127 JADE AVE. NEWPORTBEACH, CA 92662CDP 127 JADE AVE, NEWPORT BEACH, CA 92662JOB 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.T-1.0 2/05/2018 127-2018TITLE SHEETBAKSHI RESIDENCE BAKSHI RESIDENCEBOB BAKSHI127 JADE AVE. NEWPORTBEACH, CA 92662CDP 127 JADE AVE, NEWPORT BEACH, CA 92662REF. 8/T-1.0FLOOR AREA HEIGHT NBMC (NEWPORT BEACH MUNICIPAL CODE) CALIFORNIA CODES: 2016 CBC, 2016 CRC, 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 ~17 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: BAKSHI RESIDENCE BRANDON ARCHITECTS, INC.BOB BAKSHI 127 JADE AVE. NEWPORT BEACH, CA 92662 TBD TBD BUILDING AREA SCHEDULE Name AREA COMMENTS FIRST FLOOR LIVING 939 SF SECOND FLOOR LIVING 1273 SF THIRD FLOOR LANDING 116 SF 2329 SF 2-CAR GARAGE 397 SF 397 SF GRAND TOTAL 2726 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS PATIO 448 SF (UNCOVERED) BALCONY 38 SF (COVERED) MASTER BALCONY 180 SF (COVERED) ROOF DECK 467 SF (UNCOVERED) DECK 142 SF (UNCOVERED) CABANA 1 260 SF (COVERED) CABANA 2 177 SF (COVERED) Grand total 1712 SF TBD EGA CONSULTANTS, LLC. 375-C MONTE VISTA AVE. COSTA MESA, CA 92627 P.949.642.9303 TBD 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 C4 EROSION CONTROL PLAN A-1.0 3-DIMENSIONAL VIEWS A-2.0 FLOOR PLAN A-3.0 ROOF PLAN A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-4.1 EXTERIOR ELEVATIONS A-5.0 BUILDING SECTIONS A-5.1 BUILDING SECTIONS INTERIOR DESIGNER: TBD 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, 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. 1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD 2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS LEGAL DESCRIPTION: LOT INFORMATION: 1057 S.F. OPEN VOLUME PROVIDED EXISTING BUILDING INFORMATION: ZONING INFORMATION: 127 JADE AVE, NEWPORT BEACH, CA 92662 NO. REVISION DATENO. REVISION DATE 2,726 S.F. MAX C O A S T H W Y E BALBOA ISLAND CHANNEL PARK AVE JADE AVEMARINE AVEAPN: 050 183 22 LOT 16, BLOCK 3, SECTION 5, BALBOA ISLAND, CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA M.M. 8/9 ZONED: R-BI BALBOA ISLAND SITE AREA:2,554 S.F. BUILDABLE AREA: 1,685 S.F. TOTAL ALLOWABLE AREA: 1.5 x 1685 + 200 = 2,726 S.F. OPEN VOLUME REQUIREMENT: .15 X 1685 = 252.6 S.F. EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED EXISTING S.F. = 2,171 S.F. (640 S.F.) GARAGE (5 BEDS. TTL.) LOT COVERAGE (INCLUDING EAVES): 1,883.92 S.F. PERCENTAGE OF LOT COVERAGE (PROPOSED): 73.8% PERCENTAGE OF LOT COVERAGE (EXISTING): 58.3% FRONT SETBACK: 10 FT. REAR SETBACK: 5 FT. LEFT SETBACK: 3 FT. RIGHT SETBACK: 3 FT. BUILDABLE AREA: 1,685 S.F. APEX LAND SURVEYING, INC. PAUL CRAFT, LIC. NO. 8516 HUNTINGTON BEACH, CA 92646 P: 714.488.5006 F: 714.333.4440 THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON BALBOA ISLAND. THE LOT IS APPROXIMATELY 30’ WIDE BY 85’ DEEP, IT IS ZONED R-BI AND IS APPX. 2,554 S.F. THE PROPETY INCLUDES AN EXISTING 2 STORY DUPLEX RESIDENCE TO BE DEMOLISHED. CLIENT PROPOSES TO BUILD A NEW 3 STORY SINGLE FAMILY RESIDENCE OF APPX. 2,329 S.F. INCLUDING AN ATTACHED 2-CAR GARAGE OF APPX. 397 S.F. TO BE WOOD FRAMED WITH A SLAB ON GRADE AND A ROOF-TOP VIEW DECK. THE PROJECT WILL BE OF AN TRANSITIONAL EASTERN SEABOARD INSPIRED DESIGN, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN ‘OPEN’ LIVING FLOOR PLAN WHICH MAXIMIZES POTENTIAL VIEWS FROM LIVING SPACES. PARKING WILL BE PROVIDED IN THE FORM OF A 2-CAR GARAGE. THE HOME WILL CONSISTING PRIMARILY OF HORIZONTAL WOOD SIDING AND SOME USE OF STONE. THE HOME WILL HAVE (3) BEDROOMS, (4) FULL BATHS, (1) HALF BATH. TOTAL LIVING TOTAL GARAGE BURKE STRUCTURAL ENGINEERS, PC 151 KALAMUS, BLDG. E-140 COSTA MESA, CA 92626 P:657.289.0460 BROOKE WAGNER DESIGN 2732 E. COAST HIGHWAY, STE. C CORONA DEL MAR CA 92625 P:949.612.2716 TOM RUIZ FORKETT ENGINEERING 22311 Brookhurst St, Huntington Beach, CA 92646 P: 714 963 6793 Ext 234 MEP ENGINEERS: GMEP ENGINEERS 26439 RANCHO PARKWAY S., STE #120 LAKE FOREST, CA 92630 P.949.267.9095 WATERPOINTE CUSTOM HOMES 610 NEWPORT CENTER DR. SUITE 890 NEWPORT BEACH, CA 92660 P: 949.644.8900 17 18 UP 30' - 0"89° 59' 56"85.10'N E 89° 58' 45"85.10'N W 0° 00' 00"30.03'SW0° 00' 00"30.00'NEGREAT ROOMDININGKITCHEN A/V. ELEV. ELEV. EQUIP. PWDR. PANTRY 2-CAR GARAGE C.C.STAIRS 9.00' T.O.S. 9.00' T.O.S. CLR. 18' - 3 7/8"CLR.20' - 2 1/8"WATER FEATURE UPSLOPE PER CIVILFIRE PIT11.16' 11.16' 11.16' 11.16' 11.16' 11.16' TOP OF STONEER WALL UP GATE STONE VENEER WALL WITH FENCE ON TOP CITY CORNER DEDICATION R 10' - 0"10' - 0"10' - 0" 11.16' HARDSCAPE HARDSCAPE PATIO TOP OF STONE VENEER WALL BBQ HARDSCAPE HARDSCAPE HARDSCAPE HARDSCAPE STEPS RAMP 3' - 0"6' - 6" 8.83'10.92 WOOD FENCE GATE2' - 10"CLR. 3' - 6" TOP OF STONE VENEER LOW WALLTOP OF STONE VENEER WALL TOP OF STONE VENEER WALL SIDEWALKSIDEWALK ALLEYDRIVEWAY JADE AVE.PARK AVENUE (E.) 7.66 FS (E.) 7.71 FS (E.) 7.75 FS (E.) 7.68 FS (E.) 7.67 FS (E.) 7.8 FS (E.) 7.75 NG (E.) 7.73 FS(E.) 7.57 FS 13.57' T.W.13.57' T.W.13.57' T.W. 11.16' T.W. 11.16' T.W. 6' - 3 3/8" CL. TO FACE OF CURB 13' - 8 5/8" C.L. TO P.L. 5' - 0"21' - 9 7/8"8' - 1 3/8"29' - 11 1/8"F.O.F.5' - 0"5' - 1 1/2"F.O.F.3' - 0"3' - 0 1/2"F.Y.S.B. 10' - 0" C.L. TO P.L. 20' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"5' - 0" R.Y.S.B. 5' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"F.O.F. 5' - 0" 5' - 1 1/2"F.O.F.2' - 0"2' - 1 1/2"F.O.F.3' - 0"3' - 0 1/2"F.O.F. 10' - 0" 10' - 1 1/2" 15' - 5 3/4" 15' - 6 1/4"CLR.3' - 0"CLR. 3' - 0"3' - 7 1/2"F.O.F.3' - 2 3/4"3' - 4 1/4"F.O.F.2' - 11 7/8"3' - 0 3/8"F.O.F.6' - 6"6' - 6 1/2"F.O.F.3' - 2 3/4"3' - 3 1/4"13.42' T.O.F.F.O.F.9' - 4 5/8"9' - 5 1/8"13.42' T.W.F.O.F.1' - 1"F.O.F.1' - 1 1/8"F.O.F.1' - 11 7/8"F.O.F.1' - 6 1/8"13.42' T.O.F. 1 2 3 3 3 4 4 5 5 555 6 6 7 7 7 7 7 7 7 7 8 8 9 9 10 10 1010 11 12 12 12 12 12 12 12 12 13 13 TRASH AREA 14 21 15 15 1515 15 16 16 16 1616161617 11.16' T.O.F. 1 2 18 18 18 18 18 18 18 18 18 18 19 19 19 19 19 19 20 21 22 22 23 24 25 26 27 27 272828 292929 30 GATE 31 31 31 31 31 ENCROACHMENT PERMIT AGREEMENT IS REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. ALL NON- STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18 ENCROACHMENT PERMIT AGREEMENT IS REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. ALL NON- STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L- 18 21 32HARDSCAPE (REF. CIVIL DWG.) (REF. CIVIL DWG.) (REF. CIVIL DWG.) (REF. CIVIL DWG.) 6' - 2 7/8"13' - 9 1/8" 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.A-0.0 2/05/2018 127-2018ARCHITECTURAL SITE PLANBAKSHI RESIDENCE BAKSHI RESIDENCEBOB BAKSHI127 JADE AVE. NEWPORTBEACH, CA 92662CDP 127 JADE AVE, NEWPORT BEACH, CA 92662JOB 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.A-0.0 2/05/2018 127-2018ARCHITECTURAL SITE PLANBAKSHI RESIDENCE BAKSHI RESIDENCEBOB BAKSHI127 JADE AVE. NEWPORTBEACH, CA 92662CDP 127 JADE AVE, NEWPORT BEACH, CA 92662KEYNOTE LEGEND 1 DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS) 2 OVERFLOW DRAINLINE- -IN WALL/ FROM ABOVE (TERMINATE ABV. EXT. FLATWORK 3 PROTECTIVE BOLLARD PER. STRUCT. 4 REAR YARD SETBACK 5 SIDE YARD SETBACK 6 FRONT YARD SETBACK 7 PROPERTY LINE 8 CENTERLINE OF STREET 9 CENTERLINE OF ALLEY 10 CURB 11 INTERIOR STAIRS/STEPS - REF. PLANS 12 HARDSCAPE - COLORED & SCORED CONCRETE (AS SELECTED) PER. LAND. ARCH. 13 CONCRETE STEPS ON GRADE - REF. CIVIL DWGS. 14 MAIN SERVICE PANEL, 400 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 15 EXISTING STRUCTURE - NOT A PART 16 (E.) SIDEWALK, CURB AND GUTTER PER C.N.B. STANDARDS - REF. CIVIL DWGS. 17 EXISTING DRIVEWAY APPROACH - REF. CIVIL DWGS. & LANDSCAPE DWGS. 18 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED/DEMOLISHED 19 LINE OF ROOF ABOVE 20 (E.) GAS METER LOCATION (REF. SURVEY & CIVIL DWGS.) 21 (E.) SEWER M.H. (REF. SURVEY & CIVIL DWGS.) 22 (E.) WATER VALUE LOCATION (REF. SURVEY & CIVIL DWGS.) 23 (E.) SEWER C.O. LOCATION (REF. SURVEY & CIVIL DWGS.) 24 (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DWGS.) 25 (E.) FIRE HYDRANT - PROTECT IN PLACE 26 PROVIDE GAS STUB-OUT FOR EXTERIOR FIRE-PIT PER OWNER 27 CMU WALL W/. STONE VENEER" 28 WOOD FENCE ABV. CMU WALL W/. STONE VENEER" 29 (N.) PROPERTY LINE WALL -CONCRETE FOOTING NOT TO EXCEED 6' MAX HT. ABV. NATRAL GRADE. - REF. LANDSCAPE 30 TRASH LOCATION - SCREEN FROM STREET AS NEEDED 31 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 32 BBQ, PROVIDED GAS STUB-OUT - G.C. TO COORD. W/. OWNER 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. NOTE: SEE SHEET A-3 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 19 20 21 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.A-1.0 2/05/2018 127-20183-DIMENSIONAL VIEWSBAKSHI RESIDENCE BAKSHI RESIDENCEBOB BAKSHI127 JADE AVE. NEWPORTBEACH, CA 92662CDP 127 JADE AVE, NEWPORT BEACH, CA 92662NO. REVISION DATE 1 AXONOMETRIC - NORTHEAST 2 AXONOMETRIC - NORTHWEST 3 AXONOMETRIC - SOUTHEAST 4 AXONOMETRIC - SOUTHWEST 22 OVEN DW T UP DWUP NEW WALL - 2 x 6 STUDS @ 16" O.C. NEW WALL - 2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. CONCRETE RETAINING WALL - REF. STRUCTURAL CONCRETE MASONRY WALL - 6" CMU U.N.O. DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED STUD @ 16" O.C. WINDOW - REFERENCE SCHEDULE DOOR - REFERENCE SCHEDULE CABINET - BUILT IN CASEWORK COLUMN -REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) PLAN LEGEND LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXT. FIRE RATED PARTITION REF. DTL. 14/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 1i WALL TAG - REFERENCE SHEET A-7.0 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: 2,331 S.F. (0.03)2,331 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 69.93 CFM + (7.5 x 4) = 99.93 CFM REQ'D. A-4.11 A-4.0 A-4.1 A-4.0 4 2 2 1 A-5.1 1 A-5.1 CLR. 18' - 3 7/8"CLR.4' - 6"CLR. 5' - 0" 2 A-5.0 2 A-5.0R 3' - 8"CLR.19' - 10 1/8"3 A-5.0 3 A-5.0 2 A-5.1 2 A-5.1 4 A-5.0 4 A-5.0 3 A-5.1 3 A-5.1 1 A-5.0 1 A-5.0 2-CAR GARAGE ELEV. ELEV. EQUIP. PWDR. PANTRY KITCHEN DINING GREAT ROOM A/V.C.C. STAIRS 5' - 1 1/2"69' - 10 1/4"10' - 1 1/2" 4 2 5 6 11 14 12 13 10 9 2 1 8 7 90.02°9 0 . 0 0 °89.98°3 1 1' - 8"16' - 6"1' - 10"2' - 5 7/8"2' - 3 3/8"2' - 2 1/8"3' - 0"3' - 0"2' - 5 5/8"4' - 5 7/8"2' - 4 1/2"3' - 5 3/8" 1' - 1 1/8" 11"5' - 2 7/8"11"10' - 6 1/2"3' - 1 3/4"2' - 3" 1' - 6 1/8"3' - 1 1/2"4' - 8 1/2"5' - 8 1/2"10' - 1"5' - 5 7/8"14' - 4 5/8"4' - 6"9"2' - 5 1/4"9' - 0 3/4"8' - 6"2' - 0 3/8"9"3' - 1 1/2"20' - 4 1/8"6' - 6 3/8"3' - 2 1/4"17' - 6 3/4"2' - 9 3/8"5' - 4 3/4"10' - 7 3/4"4' - 5 7/8"5' - 9 7/8"24' - 1 1/4" 3 5' - 1 1/2"21' - 3 3/8"3' - 7 1/2"3' - 1 1/4"CLR. 3' - 1 7/8" 18' - 10 5/8"5' - 10 3/4"13' - 9 3/8"8' - 8 3/8"17' - 2 1/4"5' - 4 3/4"2' - 3 7/8"11"5' - 1 1/2"69' - 10 1/4"10' - 1 1/2" 8' - 6 7/8"5' - 2 5/8"7' - 9"11 3/8"4' - 11 1/8"5 1/8"6' - 5"5' - 5"3' - 1 3/4"2' - 3" 8 1/4"1' - 9 5/8"2' - 10 7/8"1' - 4 1/8"1' - 10 7/8"7' - 4 3/4"2' - 0 1/8"2' - 5 3/4"2' - 4 1/2"3' - 11 3/8"1' - 0 1/8"2' - 10 5/8"2' - 4 1/4"11"2' - 3 1/8"4' - 1 3/4"4' - 1 3/4"2' - 5 5/8"1' - 8 5/8"2' - 6"2' - 4 3/4"2' - 1"5' - 10 1/8"5' - 6"3' - 10 7/8"4' - 10 3/4"1' - 1 5/8"5' - 6"3' - 10 5/8"4' - 0 5/8"2' - 7"1 1 2 3 4 3 5 6 7 8 2 3 9 210 311 12 CLR. 3' - 3 1/4" R @ 0' - 7 3/4"15 13 14 15 15 15 15SLOPE PER CIVILSLOPE PER CIVIL7 AD-1 ABV.244.00°2' - 1 5/8"16 R 5' - 6"17 18 18 18 19 31 32 3' - 0 1/2"2' - 10 3/8"17' - 6 3/4"27 2 263 31 32 31 32 A-4.11 A-4.0 A-4.1 A-4.0 4 2 2 1 A-5.1 1 A-5.1 2 A-5.0 2 A-5.0 3 A-5.0 3 A-5.0 2 A-5.1 2 A-5.1 4 A-5.0 4 A-5.0 3 A-5.1 3 A-5.1 1 A-5.0 1 A-5.0 BEDROOM #3 BALCONY #3 STAIRS ELEV. LAUNDRY DENJ.J. BATH W.I.C.HERS HIS W.I.C. MASTER SUITE MASTER BALCONY 15 9 8 10 29 28 23 11 12 13 22 21 14 15 16 16 45 18 19 20 6 25 26 27 7 17 STEAM SHWR. SEAT MECH. SEATSEATSHWR. HEATER ABV. HEATER ABV.SEATSHWR.TUB V.BUILT-INBUILT-IN BUILT-INDRESSER BUILT-IN BUILT-IN 24 5' - 0 1/2"47' - 10"22' - 2 1/8"10' - 0 1/2" 13' - 1"6' - 4 5/8"5' - 4 3/4"10' - 7 3/4"12' - 3 7/8"6' - 1 7/8"14' - 6 1/4"1' - 6" 10 7/8"3' - 0 5/8"2' - 6"2' - 6"3' - 3 1/2"10"1"3' - 5 1/2"2' - 10 5/8"6 7/8"6"4' - 3 3/8"2' - 2 1/8"3' - 0"3' - 0"2' - 5 5/8"4' - 5 7/8"1' - 6 1/8"1' - 11 1/2"3' - 5 1/2" 6 5/8" 4 3/8" 4 1/2" 2' - 1 3/4"2' - 8 5/8"11"7' - 5 5/8"3' - 1"3' - 0 3/4"11"7"11"7' - 7 5/8"6' - 0 5/8"2' - 4 1/4"11"3' - 3 1/4"13' - 8 1/4"6' - 8 7/8"3' - 0 1/2"23' - 8 3/8"3' - 3 1/2"2' - 1 1/2"24' - 7 3/8"3' - 3 1/8"3' - 3 1/4"20' - 5 1/8"11"11"1' - 11 1/8"17' - 7"2' - 4 1/4"11"5' - 0 1/2"64' - 6 1/2"5' - 5 3/4"10' - 0 1/2" 7' - 6 7/8"7' - 6 3/4"14' - 7 3/4"18' - 3 7/8"16' - 5 1/4"3' - 11 3/4"1' - 6" 3' - 6 5/8"4' - 0 1/8"1' - 8 1/8"8' - 9"1' - 11 5/8"2' - 3"7' - 0 3/4"7' - 7 1/2"3' - 7 5/8"2' - 3 1/4"2' - 4 1/8"6' - 5"2' - 4 1/8"3' - 1"3' - 0 3/4"11"7"11" 1 2 3 11 CLR.2' - 8"CLR. 3' - 9 1/2" 2 20 R 3' - 0 3/4"R 5' - 4 1/4" 1 1 21 211 10 10 11 2 3 22 23 2 3 23 10 2 3 24 FD FLOOR DRAIN 27 2812 2% MIN. 2% MIN.2% MI N. 2% MIN.2% MIN.2% MIN.2% MI N.2% MIN.11 1/2"10 1/2"2' - 4 1/4"33 33 33 33 333432AD-1 11 32 34 15 35 35 35 CLR. 2' - 11 1/2"CLR.2' - 9 3/8"CLR. 5' - 0"CLR.4' - 6"2 FAU FAU 40 40 11"42 43 43 A-4.11 A-4.0 A-4.1 A-4.0 4 2 2 1 A-5.1 1 A-5.1 2 A-5.0 2 A-5.0 3 A-5.0 3 A-5.0 2 A-5.1 2 A-5.1 4 A-5.0 4 A-5.0 3 A-5.1 3 A-5.1 1 A-5.0 1 A-5.0 CABANA ROOF DECK ELEV. CATWALK STAIRS MECH. SERVINGBATH #4 VIEW DECK 18 19 20 21 22 31 30 34 32 24 25 33 17 357:127:12 7:12 7:127:127:12 7:12 SEATSHWR. 8' - 3 3/4"41' - 6 7/8"14' - 3 3/8"20' - 11 1/4" 21' - 7 1/8"5' - 7 1/4"14' - 4 1/2"7' - 10 3/8"6' - 5"7' - 7 1/2" 4' - 11 1/2"10' - 5 1/8"6' - 2 1/2"2' - 3 3/8"9' - 3 5/8"2' - 9 1/2"2' - 1 1/2"3' - 2 3/4"12' - 3 3/8"8' - 1 3/4"2' - 10 3/4"3' - 3"3' - 3"2' - 10 3/4"6' - 6 3/4"20' - 5 1/8"3' - 0 1/2"3' - 11 1/8"6' - 3 5/8"2' - 0 5/8"1' - 8 3/8"3' - 0 1/4"5' - 3 1/4"1' - 8 1/8"3' - 0 1/2"23' - 11 3/8"11' - 8"12' - 3 3/8"1' - 6 3/8"9' - 4 7/8"1' - 4 1/4"1' - 8 3/8"3' - 0 1/4"6' - 11 3/8"2' - 1 5/8"9' - 2 5/8"7' - 9 1/8"1' - 4 1/4" 24' - 0 1/8"21' - 0 3/8"40' - 0 5/8" 15' - 8 3/8"1' - 1 3/8"4' - 9 3/8"10' - 7 3/4"4' - 5 7/8"26' - 8 7/8" 2' - 2 1/8"3' - 0"3' - 0"2' - 5 5/8"R 3 ' - 6 "R 5' - 6"20 25 2 6 5 26 10 2 11 24 27 R @ 0' - 7 1/2"15 12 28 29 2930 2 15 15 15 2% MI N. 2% MIN.2% MIN.2 % M I N . 2 % M I N .2% M IN .2% MIN.2% MIN.2% MIN.2% MIN. 2 % M IN .SPA BY SEP. PERMIT MUST REMAIN 100% OPEN MUST REMAIN 100% OPEN MUST REMAIN 100% OPENTVBUILT-INS BUILT-INS BENCH 36 36 36 36 37 37 28.67' T.O.S. 28.67' T.O.S. 28.45' T.O.S. 38 CLR.4' - 6"CLR. 5' - 0"2% MIN.2% MIN.2% MIN.39 2% MIN.2% MIN.2 % M I N . 2% MIN.CLR.2' - 6 1/8"CLR. 2' - 7 3/4" 33.00' T.R. FAU 37 33.00' T.R. 31.96' T.R. 31.96' T.R. 23 41 30.82' TOP OF FIREPLACE 43 43 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.A-2.0 2/05/2018 127-2018FLOOR PLANBAKSHI RESIDENCE BAKSHI RESIDENCEBOB BAKSHI127 JADE AVE. NEWPORTBEACH, CA 92662CDP 127 JADE AVE, NEWPORT BEACH, CA 92662STAIRWAY 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 FURNISHINGS - AS SELECTED 2 COUNTERTOP - AS SELECTED 3 BASE CABINET - BUILT-IN, FINISH AS SEL. 4 REFRIGERATOR - VERIFY APPLIANCE W/. OWNER 5 LAUNDRY SINK - AS SEL. 6 DISHWASHER - AS SELECTED 7 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.) 8 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM PER BEES 150(o), EXC. 5 TO 152(a) & ASHRAE STD. 62.2- INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. - VENT TO EXTERIOR 9 DOUBLE OVEN - AS SELECTED 10 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 11 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 12 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 13 UPPER CABINET - BUILT-IN, FINISH AS SEL. 14 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1) 15 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1) 16 ENCLOSED USEABLE SPACE UNDER STAIRWAY USE 5/8" TYPE 'X' GYP. BD. FINISH TYP. (1/2" MIN.) (CRC R302.7) 17 FIREPLACE- PREFABRICATED, GAS ONLY, ' ASTERIA' MODEL GEORGIAN 50" [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. DIRECT VENT GAS APPLIANCES MUST COMPLY W/. CAL GREEN CODE REQUIREMENTS AND MUST COMPLY WITH ANSI Z21.50. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 18 PROTECTIVE BOLLARD PER. STRUCT. 19 RESIDENTIAL ELEVATOR - 'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE = 54" X 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 20 WATER HEATER - TANK-LESS (ON DEMAND-DIRECT VENT) WALL-MOUNT +44" MIN., 'NORITZ' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. INSTALL PER MFGR. SPEC. 21 WASHER - PROVIDE HOOK-UPS & POWER 22 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 23 SHELF AND POLE - BUILT IN, FINISH AS SEL. 24 FIREPLACE - PREFABRICATED, GAS ONLY, 'DAVINCI' CUSTOM FIREPLACE (ANSI Z21.50B), FULL BAY CONFIGURATIONS [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. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 25 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) - UNITS TO BE SCREENED FROM VIEW W/. 42" HIGH FENCING PER C.N.B. REQ'TS. - UNIT TOP TO NOT EXCEED HOA'S 14 FEET MAX HT. 26 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT 27 INTERIOR STAIR MOUNTED RAILING - 34"-38" ABV. NOSING, REF. DTLS. 2, 8/AD-1 28 INTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4/AD-1 29 EXTERIOR GLASS GUARDRAIL W/. HANDRAIL- MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 2,4/AD-1 30 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT 31 DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS) 32 OVERFLOW DRAINLINE- -IN WALL/ FROM ABOVE (TERMINATE ABV. EXT. FLATWORK 33 EXTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING 34 DECK DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 35 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #4 ON SCHEDULE 36 ZINC STANDING SEAM METAL ROOFING - COLOR AS SELECTED - REF. MAT. SCHED. A/A-4.0 37 ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 38 STEP IN FLOOR/SLAB - 6" U.N.O. 39 WOOD SCREENING WALL FOR A/C. UNITS - (OWNER TO APPV. FINISH) 40 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) 41 PROVIDE GAS STUB-OUT FOR EXTERIOR FIRE-PIT PER OWNER 42 TRELLIS - ARCH. TO APPV. PROFILES 43 DECK WATERPROOFING PER MAT. SCHED. - A-4.0 INSTALL PER MFGR. SPEC'S 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 WALL 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 1/4" = 1'-0"3 THIRD FLOOR PLAN TRUE NORTH PROJECT NORTH 23 UP 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 TH AIR-PERMEABLE INSULATION. 5.4. WHERE PREFORMED INSULATION BOARD IS USED AS THE AIR0IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER. 2x ROOF RAFTER (PER STRUCT.) INTERIOR FINISH (PER PLANS, WHERE OCCURS) AIR-PERMEABLE INSULATION (PER PLANS) MIN. 2 LAYERS 15# ROOF FELT O/. CAP SHT. 1/2" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) SHINGLES TO BE NO. 1 GRADE WESTERN RED CEDAR W/. A MAX. MOISTURE CONTENT OF 25% FASTENERS PER NOTE #3 LENGTH TO BE DETERMINED BY UNDERLAYMENT LAYER, REF. NOTE #5 (2) PER SHINGLE/SHAKE 12 SLOPE PER PLAN (MIN. 4:12 SHAKES) (MIN. 3:12 SHINGLES) WOOD SHINGLE NOTES: 1. SHINGLES TO BE INSTALLED ON SOLID SHT'G. IN ACCORDANCE WITH CBC TABLE 1507.8 2. FASTENERS MUST BE HOT-DIPPED GALVANIZED W/. ZINC COATING WTS. IN ACC. W/. ASTM A 153, OR S.S. 3. 'FSR TREATMENT, INC.' CLASS 'A' ROOFING ASS'Y. ICC# ESR-1410 STARTER COURSES AT THE EAVE MUST BE DOUBLED, W/. FIRST COURSE BEING FULL-SIZE TREATED SHINGLES, SUPPLIED BY 'CHEMCO, INC.' 15" OR 18" TREATED SHINGLES MAY BE USED FOR THE FINAL COURSE AT THE RIDGE. 4. PRODUCTS LISTED AS 'CLASS B' SHINGLES MUST BE INSTALLED O/. SPACED OR SOLID SHT'G. COVERED EITHER W/. ONE LAYER OF 1-1/4" DENS-DECK ROOF BOARD, MANUFACTURED BY GEORGIA PACIFIC CORP., OR W/. ONE LAYER MINERAL-SURFACED CAP SHEET COMPLYING W/. ASTM D 3909. WHERE UNDERLAYMENT IS REQ'D., THE UNDERLAYMENT SHALL BE INSTALLED OVER THE DENS-DECK BOARD OR MINERAL-SURFACED CAP SHEET. FASTENER LENGTH FOR THE SHAKES MUST BE INCREASED FOR THE THICKNESS OF THE DENS-DECK BOARD OR CAP SHEET. THE DENS-DECK BOARDS MUST BE FASTENED TO SPACED OR SOLID SHT'G. USING A MIN. OF FOUR FASTENERS PER BOARD TO AVOID PANEL SHIFTING PRIOR TO INSTALLATION OF THE SHAKES. THE MINERAL-SURFACED CAP SHEET MUST BE INSTALLED WITH 2" OVERLAPS ON THE SIDES AND ENDS, AND ATTACHED W/. A SUFFICIENT NUMBER OF FASTENERS TO HOLD THE SHEET IN PLACE PRIOR TO INSTALLATION OF THE SHAKES. 5. MIN. CAP SHT. - REF. NOTE #5 ABV. EXPOSURE & OVERLAP PER CBC TABLE 1507.8.6 AUTOMATIC SPRINKLERS TO BE INSTALLED THROUGHOUT & IN ATTIC AREAS IN ACCORDANCE WITH C.N.B. STANDARDS (PROVIDE SEPARATE APPLICATION, REF. 8/T-1) 6. EAVES TO BOXED 1-HR. ASSEMBLY PER NBMC 15.04.2207. UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: 1. AT UNVENTED ENCLOSED RAFTER ASSEMBLY PROVIDE 1X SLEEPER OVER ROOF UNDERLAYMENT FOR MIN. 1/4" VENTED AIR SPACE SEPARATE WOOD SHAKE OR SHINGLE AND ROOFING UNDERLAYMENT TO MEET REQUIREMENT OF THE SECTION R806.5 OF CBC 2. NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATIIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. THERMAL BATT INSUL'N. EAVE FLASHING W/. DRIP (BY ROOFING MFGR.) TO MATCH ROOF CONT. WOOD FASCIA PAINT & SEAL - VERIFY SIZE & FINISH W/. ARCH. ROOFING MATERIAL, REF. PLANS 30# ROOF FELT MIN., TYP. 'TYVEK' OR EQ. BLDG. WRAP PLYWD. SHT'G. (PER STRUCT'L.) INTERIOR FINISH, PER PLAN CAULK & SEAL 2x ROOF RAFTERS (REF. STRUCT'L.) PLYWD. SHT'G. PER STRUCT. SOLID 2x DBL. BLK'G. 2x T&G O/. BLDG. WRAP - PAINT & SEAL. EXTERIOR VENEER - REF. PLANS & ELEVS. KYNAR PAINTED ALUM. GUTTER- HALF ROUND. COLOR TO MATCH ROOF 4x6 WOOD RAFTER-VERIFY PROFILE W/. ARCH FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC VENTILATION CALCS. ROOF PLAN LEGEND 3x6 WD. FASCIA, AS SEL. BY ARCH. 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.1/2"3 1/2"REF. ROOF PLAN, SHT. A-5 OVERHANG 2X ROOF RAFTERS, REF. STRUCT. FOR TRANSITION A-4.11 A-4.0 A-4.1 A-4.0 4 2 2 1 A-5.1 1 A-5.1 2 A-5.0 2 A-5.0 3 A-5.0 3 A-5.0 2 A-5.1 2 A-5.1 4 A-5.0 4 A-5.0 3 A-5.1 3 A-5.1 1 A-5.0 1 A-5.07:127:12 7:12 3:123:123:123:123:123:12 3:123:123:12 3:123:12 3:12 3:12 7:127:12 7:127:1237.96' 37.96' 37.84' 37.84' 31.96' 33.00' 31.96' HT. CERT. REQ'D. HT. CERT. REQ'D. HT. CERT. REQ'D. HT. CERT. REQ'D. HT. CERT. REQ'D.3:123:123:12 3:121' - 3 5/8"8' - 8 7/8"2' - 9 3/4"2 3/4"1' - 3 5/8"8' - 8 7/8"1' - 6 5/8"1' - 3 5/8"1' - 3 5/8"2' - 0"1' - 3 5/8"3' - 9"1' - 3 5/8" 3' - 9"1' - 3 5/8"2 3/4"2' - 9 3/4"1' - 8 5/8"38' - 4"6 1/4"4' - 6 1/8"39' - 9 7/8"8 1/4"2 3/4"34' - 11 7/8"2 3/4"2' - 9 3/4"2 3/4"2' - 9 3/4"8' - 1"2 3/4"2 3/4"23' - 9 3/8"2 3/4"2 3/4"5 3/4"5 3/4"ROOF PLATE ROOF PLATE ROOF PLATEROOF PLATE ROOF PLATE -1' - 0" 1' - 8 5/8" ROOF PLATE -1' - 0" THIRD FLOOR T.O.S. THIRD FLOOR T.O.S. THIRD FLOOR T.O.S.THIRD FLOOR T.O.S.THIRD FLOOR T.O.S. THIRD FLOOR T.O.S. ROOF PLATE +1' - 2" REF. A-2/0 DECK REF. A-2/0 1 1 1 1 1 1 1 2 3 4 3 4 4 4 4 4 VIEW DECK ROOF DECK 4' - 8 5/8"5' - 3 3/4"2 1/4"1 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 ATIIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 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.A-3.0 2/05/2018 127-2018ROOF PLANBAKSHI RESIDENCE BAKSHI RESIDENCEBOB BAKSHI127 JADE AVE. NEWPORTBEACH, CA 92662CDP 127 JADE AVE, NEWPORT BEACH, CA 92662KEYNOTE LEGEND 1 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE 2 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) 3 ROOF FASCIA, KYNAR PAINTED ALUM. ACM PANELING (OLD COUNTRY MILLWORKS-CHAMPAGNE-GREY) - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 4 ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 1 1/2" = 1'-0"2 WOOD SHINGLE ROOFING 1 1/2" = 1'-0"3 EAVE DETAIL 1" = 1'-0"4 RAKE DETAIL 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 TRUE NORTH PROJECT NORTH 1/4" = 1'-0"1 ROOF PLAN 1 1/2" = 1'-0"5 METAL ROOFING DETAIL 24 WINDOWS & DOORS: CEMENT BASED WOOD SIDING: 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 BI-FOLD DOORS (AS OCCURS) MANUFACTURER: LACANTINA DOORS, INC. PRODUCT: CUSTOM BI-FOLD DOOR SYSTEM ADDRESS: 3817 OCEAN RANCH BLVD., STE. 114, OCEANSIDE, CA 92056 PHONE: 760.298.5030 FAX: 760.734.1591 WEB: WWW.LACANTINADOORS.COM ALUMINUM-WOOD LIFT-N-SLIDE DOORS MANUFACTURER: PACIFIC ARCHITECTURAL MILLWORKS PRODUCT: SLIDE & SEAL DOORS ADDRESS: 1435 W. PIONEER ST. BREA, CA 92821 PHONE: 562.905.3200 FAX: 562.694.6794 WEB: WWW.PACMILLWORK.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 MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 COLOR: PAINTED-DUNN EDWARDS: WHITE APPLICATION: SHIPLAP 4"/ CODE: ICC# NER-405 GUTTERS: GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: FLASHING & WEATHERSTRIPPING: MATERIAL: METAL - COPPER/ALUM. PAINTED KYNAR SHAPE: HALF ROUND/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 VENEER SUPPLIER: KRC ROCK, NATURAL STONE & BOULDER SUPPLY 700 N. TWIN OAKS VALLEY RD. SAN MARCOS, CA 92069 P: 760.744.1036 STONE TYPE:TBD COLOR: TBD APPLICATION: TBD THICKNESS: 1" - 1.5" NOMINAL WEIGHT: <10 PSF. METAL ROOFING: ( CLASS 'A' ) MANUFACTURER: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA 91710 P: 909.664.1500 PRODUCT: STANDING SEAM METAL ROOFING, CB-150 (NON-REFLECTIVE) COLOR: TBD NOTES: USE CONTINUOUS 16" PANS - VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL 1/A-4 WEIGHT: APPX. 2 PSF. CODE: ICC # ESR-2048, CB-150 WOOD SHINGLE ROOFING: PRODUCT:WOOD SHINGLE - FIRE TREATED MFGR: FSR TREATMENT, INC. WWW.FIRESMARTROOFING.COM COLOR:NATURAL APPLICATION: CLOSED VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING (REF. DTL. 2/A-3) CODE:CLASS A ASSEMBLY (ICC# ESR-1410) WEIGHT:N/A FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR T.O.S. (TYP.) 19.33' SECOND FLOOR T.O.S. (TYP.) 19.33' THIRD FLOOR PLT. 27.58' THIRD FLOOR PLT. 27.58' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' ROOF PLATE 35.67' ROOF PLATE 35.67' THIRD FLR. T.O.S. (TYP.) 28.67' THIRD FLR. T.O.S. (TYP.) 28.67' VIEW DECK 29.36' ROOF PLT. DECK 28.45' ROOF PLT. DECK 28.45' 4 5 6 18 2 17 1 7 22 2125 158 9 4 13.42' 11.16' PL.PL. 1 7 :1 2 7:12 3:123:1 2 3:12 22 1 33 3 4 ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.T.O.C.8' - 3"9' - 3"1' - 1"8' - 3"1' - 1"7' - 0"9' - 3"1' - 1"9' - 1 3/8"11"6' - 3 5/8"10' - 4"9' - 1 3/8"10' - 4"10' - 0 3/8"24' - 0"29' - 0"T.O.C.8' - 9"T.O.C.8' - 9"T.O.C.8' - 3"SILL HT.3' - 6"SILL HT.3' - 6"SILL. HT.4' - 2"SILL HT.4' - 2"1' - 3"SILL HT.7' - 10"5 6 7 8 7 37.96'37.96' 33.00' 31.96' HT. CERT. REQ'D. HT. CERT. REQ'D.HT. CERT. REQ'D. HT. CERT. REQ'D. 12 37.96' HT. CERT. REQ'D. 5 5 5 14 15 15 FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR T.O.S. (TYP.) 19.33' SECOND FLOOR T.O.S. (TYP.) 19.33' THIRD FLOOR PLT. 27.58' THIRD FLOOR PLT. 27.58' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' ROOF PLATE 35.67' ROOF PLATE 35.67' THIRD FLR. T.O.S. (TYP.) 28.67' THIRD FLR. T.O.S. (TYP.) 28.67' VIEW DECK 29.36' ROOF PLT. DECK 28.45'3' - 0"PL.PL. 1615 14 25242221 11 12 13 3 6 7:127:1 2 6' - 3 5/8"11"9' - 1 3/8"1' - 1"9' - 3"7' - 0"1' - 1"8' - 3"1' - 1"9' - 3"9' - 4"10' - 4"10' - 0 3/8"10' - 4"29' - 0"24' - 0"SILL HT.3' - 0"SILL HT.5' - 0"SILL HT.3' - 0"SILL HT.5' - 0"SILL HT.4' - 2"SILL HT.4' - 2"SILL HT.3' - 6"1 1 344 9 7 8 106 37.96' 33.00' HT. CERT. REQ'D. HT. CERT. REQ'D.T.O.C.8' - 9"T.O.C.8' - 3"6' - 8"ABV. F.F42" MIN.11 9' - 4"10' - 4"1' - 1"8' - 3"1' - 1"9' - 3"3 :1 2 3:12 13 ABV. F.F.42" MIN.11 11 12 14 33 3 3 3 3 4 5 5 5 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.A-4.0 2/05/2018 127-2018EXTERIOR ELEVATIONS &MATERIAL SCHEDULEBAKSHI RESIDENCE BAKSHI RESIDENCEBOB BAKSHI127 JADE AVE. NEWPORTBEACH, CA 92662CDP 127 JADE AVE, NEWPORT BEACH, CA 92662KEYNOTE LEGEND 1 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE 2 ZINC STANDING SEAM METAL ROOFING - COLOR AS SELECTED - REF. MAT. SCHED. A/A-4.0 3 4" WOOD SIDING SHIPLAP - PER MAT. SCHEDULE" 4 STONE VENEER COLUMN - REF. DTL. 8/AD-1 & REF. MAT. SCHED. A/A-4.0 5 BOARD & BATTEN WOOD SIDING - REF. MAT. SCHED. A/A-4.0 6 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 7 ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 8 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) 9 ROOF FASCIA, KYNAR PAINTED ALUM. ACM PANELING (OLD COUNTRY MILLWORKS-CHAMPAGNE-GREY) - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 10 MAIN SERVICE PANEL, 400 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 11 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE 12 TEMPERED GLASS - 1/2" THK. (MIN. 3/8") ARCH. TO APPROVE PANEL SIZE & HARDWARE 13 EXTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING 14 DECO. WD. PANELING - PAINT GRADE - COLOR AS SEL. 15 DECO. WOOD WINDOW SHUTTERS MATERIAL SCHEDULEA 1/4" = 1'-0"4 RIGHT ELEVATION 1/4" = 1'-0"2 LEFT ELEVATION NOTE: REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. NO. REVISION DATE 25 FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR T.O.S. (TYP.) 19.33' SECOND FLOOR T.O.S. (TYP.) 19.33' THIRD FLOOR PLT. 27.58' THIRD FLOOR PLT. 27.58' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' ROOF PLATE 35.67' ROOF PLATE 35.67' THIRD FLR. T.O.S. (TYP.) 28.67' THIRD FLR. T.O.S. (TYP.) 28.67' 30 18 19 20 10 2 5 PL PL 1 1 2 3 4 4 1 56 7 6 7 8 3 :1 2 3:12 3 :1 2 3:123:123:1 2 7 :1 2 7 :1 2 ABV. F.F.42" MIN.ABV. F.F.42" MIN.4 29' - 0"24' - 0"9' - 3"1' - 1"8' - 3"1' - 1"7' - 0"10' - 4"9' - 4"37.96'37.84' 31.96' HT. CERT. REQ'D HT. CERT. REQ'D HT. CERT. REQ'D 6 9 10 11 12 FIRST FLOOR (T.O.S.) 9.00'FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR T.O.S. (TYP.) 19.33' SECOND FLOOR T.O.S. (TYP.) 19.33'29' - 0"GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00'24' - 0"ROOF PLATE 35.67' ROOF PLATE 35.67' VIEW DECK 29.36' VIEW DECK 29.36' ROOF PLT. DECK 28.45' ROOF PLT. DECK 28.45' 33 16 7 PLPL 9' - 3"1' - 1"9' - 1 3/8"7' - 2 5/8"10' - 4"10' - 0 3/8"T.O.C.8' - 3"3 :1 2 3:12 7:12 7:12 7 5 6 7 4 2 1 1 3 3 8 9 9 ABV. F.F.42" MIN.ABV. F.F.42" MIN.11 WINDOWS & DOORS: CEMENT BASED WOOD SIDING: 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 BI-FOLD DOORS (AS OCCURS) MANUFACTURER: LACANTINA DOORS, INC. PRODUCT: CUSTOM BI-FOLD DOOR SYSTEM ADDRESS: 3817 OCEAN RANCH BLVD., STE. 114, OCEANSIDE, CA 92056 PHONE: 760.298.5030 FAX: 760.734.1591 WEB: WWW.LACANTINADOORS.COM ALUMINUM -WOOD LIFT-N-SLIDE DOORS MANUFACTURER: PACIFIC ARCHITECTURAL MILLWORKS PRODUCT: SLIDE & SEAL DOORS ADDRESS: 1435 W. PIONEER ST. BREA, CA 92821 PHONE: 562.905.3200 FAX: 562.694.6794 WEB: WWW.PACMILLWORK.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 MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 COLOR: PAINTED-DUNN EDWARDS: WHITE APPLICATION: SHIPLAP 4"/ CODE: ICC# NER-405 GUTTERS: GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: FLASHING & WEATHERSTRIPPING: MATERIAL: METAL - COPPER/ALUM. PAINTED KYNAR SHAPE: HALF ROUND/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 VENEER SUPPLIER: KRC ROCK, NATURAL STONE & BOULDER SUPPLY 700 N. TWIN OAKS VALLEY RD. SAN MARCOS, CA 92069 P: 760.744.1036 STONE TYPE:TBD COLOR: TBD APPLICATION: TBD THICKNESS: 1" - 1.5" NOMINAL WEIGHT: <10 PSF. METAL ROOFING: ( CLASS 'A' ) MANUFACTURER: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA 91710 P: 909.664.1500 PRODUCT: STANDING SEAM METAL ROOFING, CB-150 (NON-REFLECTIVE) COLOR: TBD NOTES: USE CONTINUOUS 16" PANS - VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL 1/A-4 WEIGHT: APPX. 2 PSF. CODE: ICC # ESR-2048, CB-150 WOOD SHINGLE ROOFING: PRODUCT:WOOD SHINGLE - FIRE TREATED MFGR: FSR TREATMENT, INC. WWW.FIRESMARTROOFING.COM COLOR:NATURAL APPLICATION: CLOSED VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING (REF. DTL. 2/A-3) CODE:CLASS A ASSEMBLY (ICC# ESR-1410) WEIGHT:N/A 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.A-4.1 2/05/2018 127-2018EXTERIOR ELEVATIONSBAKSHI RESIDENCE BAKSHI RESIDENCEBOB BAKSHI127 JADE AVE. NEWPORTBEACH, CA 92662CDP 127 JADE AVE, NEWPORT BEACH, CA 92662NO. REVISION DATE 1/4" = 1'-0"2 REAR ELEVATION 1/4" = 1'-0"1 FRONT ELEVATION MATERIAL SCHEDULEA NOTE: REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. KEYNOTE LEGEND 1 2 4" WOOD SIDING SHIPLAP - PER MAT. SCHEDULE" 3 4" WOOD SIDING SHIPLAP - PER MAT. SCHEDULE" 4 STONE VENEER COLUMN - REF. DTL. 8/AD-1 & REF. MAT. SCHED. A/A-4.0 5 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 6 ALUMINUM GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 7 BOARD & BATTEN WOOD SIDING - REF. MAT. SCHED. A/A-4.0 8 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) 9 ROOF FASCIA, KYNAR PAINTED ALUM. ACM PANELING (OLD COUNTRY MILLWORKS-CHAMPAGNE-GREY) - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 10 PROTECTIVE BOLLARD PER. STRUCT. 11 EXTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING 12 DECO. WOOD WINDOW SHUTTERS 26 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.) 9.00'FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR T.O.S. (TYP.) 19.33' SECOND FLOOR T.O.S. (TYP.) 19.33' THIRD FLOOR PLT. 27.58' THIRD FLOOR PLT. 27.58' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' ROOF PLATE 35.67' ROOF PLATE 35.67' THIRD FLR. T.O.S. (TYP.) 28.67' THIRD FLR. T.O.S. (TYP.) 28.67' 1 A-5.1 2 A-5.1 3 A-5.1 KITCHEN STAIRS CATWALK SERVING W.I.C. 11 14 27 3091011 3 :1 2 3:12 12 13 146 7 10 7 P.L.P.L. 15 9' - 3"1' - 1"8' - 3"1' - 1"7' - 0"10' - 4"9' - 4"29' - 0"24' - 0"FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR T.O.S. (TYP.) 19.33' SECOND FLOOR T.O.S. (TYP.) 19.33' THIRD FLOOR PLT. 27.58' THIRD FLOOR PLT. 27.58' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' ROOF PLATE 35.67' ROOF PLATE 35.67' THIRD FLR. T.O.S. (TYP.) 28.67' THIRD FLR. T.O.S. (TYP.) 28.67' 1 A-5.1 2 A-5.1 3 A-5.1 20 19 18 10 5 2 2-CAR GARAGE BEDROOM #3 ROOF DECK CABANA MECH. 6 16 1 2 ABV. F.F.42" MIN.3 :1 2 3:12 7:12 ABV. F.F.42" MIN.5 P.L.P.L.29' - 0"24' - 0"10' - 4"9' - 4"9' - 3"1' - 1"8' - 3"1' - 1"7' - 0"8' - 3"5' - 11 3/4"8' - 6 1/2"FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR T.O.S. (TYP.) 19.33' SECOND FLOOR T.O.S. (TYP.) 19.33' THIRD FLOOR PLT. 27.58' THIRD FLOOR PLT. 27.58' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' ROOF PLATE 35.67' ROOF PLATE 35.67' THIRD FLR. T.O.S. (TYP.) 28.67' THIRD FLR. T.O.S. (TYP.) 28.67' 1 A-5.1 2 A-5.1 3 A-5.1 CABANA ROOF DECK ELEV. ELEV. ELEV. ELEV. EQUIP. KITCHENPWDR.PANTRY DEN 23 20 19 18 27 14 3 :1 2 3:12 3 :1 2 3:12 3 :1 2 3:12 2 7 17187 P.L.P.L.10' - 4"9' - 4"9' - 3"1' - 1"8' - 3"1' - 1"7' - 0"29' - 0"24' - 0"FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR T.O.S. (TYP.) 19.33' SECOND FLOOR T.O.S. (TYP.) 19.33' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' 1 A-5.1 VIEW DECK 29.36'VIEW DECK 29.36' ROOF PLT. DECK 28.45' ROOF PLT. DECK 28.45' 2 A-5.1 3 A-5.1 16 7 MASTER SUITE VIEW DECK GREAT ROOM 1 2 3 4 ABV. F.F.42" MIN.ABV. F.F.42" MIN.7 :1 2 5 ABV. F.F.42" MIN.6 7 8 2 P.L.P.L.9' - 3"1' - 1"9' - 1 3/8"11"10' - 4"10' - 0 3/8"29' - 0"24' - 0"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.A-5.0 2/05/2018 127-2018BUILDING SECTIONSBAKSHI RESIDENCE BAKSHI RESIDENCEBOB BAKSHI127 JADE AVE. NEWPORTBEACH, CA 92662CDP 127 JADE AVE, NEWPORT BEACH, CA 92662KEYNOTE LEGEND 1 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT 2 FURNISHINGS - AS SELECTED 3 TEMPERED GLASS ENCLOSURE - 1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) 4 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) 5 EXTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING 6 UPPER CABINET - BUILT-IN, FINISH AS SEL. 7 COUNTERTOP - AS SELECTED 8 BASE CABINET - BUILT-IN, FINISH AS SEL. 9 DISHWASHER - AS SELECTED 10 LAUNDRY SINK - AS SEL. 11 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT 12 INTERIOR STAIR MOUNTED RAILING - 34"-38" ABV. NOSING, REF. DTLS. 2, 8/AD-1 13 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 14 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM PER BEES 150(o), EXC. 5 TO 152(a) & ASHRAE STD. 62.2- INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. - VENT TO EXTERIOR 15 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE 16 WATER HEATER - TANK-LESS (ON DEMAND-DIRECT VENT) WALL-MOUNT +44" MIN., 'NORITZ' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. INSTALL PER MFGR. SPEC. 17 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 18 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) NO. REVISION DATE 1/4" = 1'-0"2 TRANSVERSE SECTION 1/4" = 1'-0"3 TRANSVERSE SECTION 1/4" = 1'-0"4 TRANSVERSE SECTION 1/4" = 1'-0"1 TRANSVERSE SECTION 27 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.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR T.O.S. (TYP.) 19.33' SECOND FLOOR T.O.S. (TYP.) 19.33' THIRD FLOOR PLT. 27.58' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' ROOF PLATE 35.67' ROOF PLATE 35.67' THIRD FLR. T.O.S. (TYP.) 28.67' VIEW DECK 29.36'11"ROOF PLT. DECK 28.45' 2 A-5.0 3 A-5.0 5' - 11"4 A-5.0 1 A-5.0 16 15 14 3 25 24 22 13 12 21 29 6 DEN J.J. BATH MECH. CABANA CABANA BATH #4SERVINGVIEW DECK MASTER SUITE HERS W.I.C. 2-CAR GARAGEPANTRYKITCHENDININGGREAT ROOM MASTER BALCONY P.L.P.L.ABV. F.F.42" MIN.7 :1 2 7:12 1 ABV. F.F.42" MIN.2 3 3 3 4 5 6 5 6 7 8 9 5 10 6 9 11 12 13 145 15 15 49' - 3"1' - 1"9' - 1 3/8"11"6' - 3 5/8"10' - 4"10' - 0 3/8"6' - 3 5/8"29' - 0"24' - 0"9' - 3"1' - 1"8' - 3"1' - 1"7' - 0"10' - 4"9' - 4"FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR T.O.S. (TYP.) 19.33' SECOND FLOOR T.O.S. (TYP.) 19.33' THIRD FLOOR PLT. 27.58'THIRD FLOOR PLT. 27.58' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' ROOF PLATE 35.67' ROOF PLATE 35.67' THIRD FLR. T.O.S. (TYP.) 28.67' THIRD FLR. T.O.S. (TYP.) 28.67' VIEW DECK 29.36' ROOF PLT. DECK 28.45' 2 A-5.0 3 A-5.0 4 A-5.0 1 A-5.0 4 5 18 2 3 13 25 26 31 22 2125 15 6 34 20 MASTER BALCONY W.I.C.STAIRS ELEV.LAUNDRY BALCONY #3 ELEV.STAIRSMECH. KITCHEN ELEV. 2-CAR GARAGE 3 :1 2 3:12 7:12 ABV. F.F.42" MIN.8 9 4 16 17 7 :1 2 37 15 P.L.P.L.ABV. F.F.42" MIN.29' - 0"24' - 0"9' - 3"1' - 1"8' - 3"1' - 1"7' - 0"10' - 4"9' - 4"9' - 3"1' - 1"9' - 1 3/8"11"6' - 3 5/8"10' - 4"10' - 0 3/8"FIRST FLOOR (T.O.S.) 9.00' FIRST FLOOR (T.O.S.) 9.00' MAX. RIDGE HEIGHT 38.00' MAX. RIDGE HEIGHT 38.00' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR PLATE (TYP.) 18.25' SECOND FLOOR T.O.S. (TYP.) 19.33' SECOND FLOOR T.O.S. (TYP.) 19.33' THIRD FLOOR PLT. 27.58' GRADE PLANE 9.00' GRADE PLANE 9.00' MAX FLAT 33.00' MAX FLAT 33.00' ROOF PLATE 35.67' ROOF PLATE 35.67' THIRD FLR. T.O.S. (TYP.) 28.67' VIEW DECK 29.36'ROOF PLT. DECK 28.45' 2 A-5.0 3 A-5.0 4 A-5.0 1 A-5.0 159 8 26 25 31 17 1013 4 9 2 20 5 4 1 8 BEDROOM #3 ROOF DECK CATWALK VIEW DECK MASTER SUITE HISW.I.C. GREAT ROOMDININGKITCHEN2-CAR GARAGE 37 7 :1 2 3 :1 2 3:12 7:12 18 16 18 19 ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.145 6 20 1 P.L.P.L.7' - 0"1' - 1"8' - 3"1' - 1"9' - 3"9' - 4"10' - 4"29' - 0"24' - 0"3:12 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.A-5.1 2/05/2018 127-2018BUILDING SECTIONSBAKSHI RESIDENCE BAKSHI RESIDENCEBOB BAKSHI127 JADE AVE. NEWPORTBEACH, CA 92662CDP 127 JADE AVE, NEWPORT BEACH, CA 92662KEYNOTE LEGEND 1 EXTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING 2 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT 3 FIREPLACE - PREFABRICATED, GAS ONLY, 'DAVINCI' CUSTOM FIREPLACE (ANSI Z21.50B), FULL BAY CONFIGURATIONS [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. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 4 UPPER CABINET - BUILT-IN, FINISH AS SEL. 5 COUNTERTOP - AS SELECTED 6 BASE CABINET - BUILT-IN, FINISH AS SEL. 7 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT 8 REFRIGERATOR - VERIFY APPLIANCE W/. OWNER 9 DOUBLE OVEN - AS SELECTED 10 DISHWASHER - AS SELECTED 11 SHELF AND POLE - BUILT IN, FINISH AS SEL. 12 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 13 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 14 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 15 WATER HEATER - TANK-LESS (ON DEMAND-DIRECT VENT) WALL-MOUNT +44" MIN., 'NORITZ' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. INSTALL PER MFGR. SPEC. 16 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 17 BOARD & BATTEN WOOD SIDING - REF. MAT. SCHED. A/A-4.0 18 INTERIOR STAIR MOUNTED RAILING - 34"-38" ABV. NOSING, REF. DTLS. 2, 8/AD-1 19 FURNISHINGS - AS SELECTED 20 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 NO. REVISION DATE 1/4" = 1'-0"1 LONGITUDINAL SECTION 1/4" = 1'-0"2 LONGITUDINAL SECTION 1/4" = 1'-0"3 LONGITUDINAL SECTION 28