HomeMy WebLinkAbout20190613_Staff Report_PA2019-062CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
June 13, 2019
Agenda Item No. 3
SUBJECT: South Bayfront Waterpointe, LLC. Residences (PA2019-062 and
PA2019-063)
Coastal Development Permit Nos. CD2019-015 and CD2019-016
Tentative Parcel Map No. NP2019-004
County Tentative Parcel Map No. 2018-162
SITE LOCATION: 400 and 402 South Bay Front
APPLICANT: Brandon Architects
OWNER: South Bayfront Waterpointe, LLC.
PLANNER: Liane Schuller, Planning Consultant
949-644-3200, 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
A request for a tentative parcel map to divide an existing 5,180-square-foot parcel into two
parcels for the purpose of constructing one single-family residence on each parcel. A
request for a coastal development permit to allow the construction of a new 2,743-square-
foot, single-family residence with an attached 464-square-foot, two-car garage on Parcel 1.
A request for a coastal development permit to allow the construction of a new 2,659-square-
foot, single-family residence with an attached 450-square-foot, two-car garage on Parcel 2.
The proposed development also includes accessory elements such as walls, fences, patios,
hardscape, drainage devices and landscaping. The proposed project complies with all
applicable development standards and no deviations are requested.
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RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315 - Class 15 (Minor Land Divisions) and Section 15303 -
Class 3 (New Construction or Conversion of Small Structures) of the State CEQA
Guidelines; and
3)Adopt draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2019-015 (Attachment No. ZA 1), and draft Zoning Administrator
Resolution No. _ approving Tentative Parcel Map No. NP2019-004 and Coastal
Development Permit No. CD2019-016 (Attachment No. ZA 2)
DISCUSSION
Land Use and Development Standards
The subject property is located in the R-BI (Balboa Island) Coastal Zoning District,
which provides for two-unit residential development and is consistent with the City’s
Coastal Land Use Plan, General Plan, and Zoning Code.
Coastal Development Permit CD2018-073 was reviewed and approved for the
project site on February 28, 2019, allowing demolition of two existing multi-unit
structures containing a total of five units. A building permit was issued for the
approved demolition on April 4, 2019.
A coastal development permit is required and the property is not eligible for a waiver
for de minimis development because the property is located in the Coastal
Commission Appeal Area.
The Tentative Parcel Map is subject to a coastal development permit and conforms
to Newport Beach Municipal Code (NBMC) Title 21 (Local Coastal Program
Implementation Plan), including Section 21.30.035 (Coastal Subdivisions).
The approval of the Tentative Parcel Map will create two approximately 2,600-
square-foot parcels, reverting to the minimum lot size of the original underlying
lots, and will not result in additional dwelling units beyond what the original
underlying lots would allow.
The new residences have been designed to provide the minimum two-car parking
spaces per residence as required by Sections 20.40.040 and 21.40.040 (Off-Street
Parking Spaces Required). Vehicular access will be maintained from the alley at
the rear of the property. Each parcel will be served by separate utility connections.
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The neighborhood is developed with a mix of one-, two- and three-story, single-
family residences. The design, bulk, and scale of the proposed new development
is consistent with the existing neighborhood pattern of development and expected
future development consistent with applicable development standards.
The proposed structures will conform to all applicable development standards,
including floor area limits, setbacks, and height, as evidenced by the project plans
and illustrated in Tables 1 and 2 below:
Table 1 – Development Standards
400 South Bay Front (Parcel 1)
Development Standard Standard Proposed
Setbacks (min.)
Front 0 feet 2 feet, 6 inches
Side 3 feet each 3 feet each
Rear 5 feet 5 feet
Allowable Floor Area 3,188 square feet 3,188 square feet
Allowable 3rd Floor Area 298 square feet N/A
Open Volume Area 298 square feet 478 square feet
Parking 2 enclosed 2 enclosed
Height 24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Table 2 – Development Standards
402 South Bay Front (Parcel 2)
Development Standard Standard Proposed
Setbacks (min.)
Front 0 feet 7 feet, 6 inches
Side 3 feet each 3 feet each
Rear 5 feet 7 feet, 6 inches
Allowable Floor Area 3,188 square feet 3,108 square feet
Allowable 3rd Floor Area 299 square feet N/A
Open Volume Area 299 square feet 654 square feet
Parking 2 enclosed 2 enclosed
Height 24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Hazards
The property is an oceanfront parcel that is separated from the ocean by a public
boardwalk and City-owned concrete seawall/bulkhead. A Coastal Hazards and Sea
Level Rise report, dated March 20, 2019, was prepared for the project by GeoSoils,
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Inc. The report concludes that with the implementation of sea level rise (SLR)
adaptation strategies (waterproofing of the structure and future raising of the City’s
bulkhead), the proposed development will not be adversely impacted by potential
coastal hazards over the next 75 years. No additional protective devices will be
necessary to protect the proposed development.
The finished floor elevation of the first habitable floor of the proposed structures is
9.0 feet North American Vertical Datum of 1988 (NAVD 88), which complies with the
minimum 9.0 (NAVD 88) elevation standard for new structures.
Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv),
the property owner will be required to enter into an agreement with the City waiving
any potential right to protection to address situations in the future in which the
development is threatened with damage or destruction by coastal hazards (e.g.,
waves, erosion, and sea level rise). The property owner will also be required to
acknowledge any hazards present at the site and unconditionally waive any claim to
damage or liability against the decision authority, consistent with NBMC Section
21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will
need to be satisfied prior to the issuance of building permits for construction.
The property is located in an area known for the potential for seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of a building permit. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
The development, as proposed and conditioned, incorporates design features to
minimize the effect of construction and post-construction activities on the marine
environment. These design features include, but are not limited to, one or more of
the following: the appropriate management of equipment and construction
materials, reducing runoff with permeable surfaces, and the use of post-
construction best management practices to minimize the project’s adverse impact
on coastal water.
The project design addresses water quality during construction with a construction
erosion control plan. All new construction resulting from the project will tie into an
existing post-construction drainage system that includes features designed to retain
dry weather and minor rain event runoff on-site. Any water not retained on-site is
directed to the City’s storm drain system.
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Public Access
The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public’s ability to gain access to use and/or
view the coast and nearby recreational facilities. 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
includes two new single-family residences. 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.
The project is designed and sited so as not block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal
access conditions will not be affected by the project. Coastal access is currently
provided and will continue to be provided by street ends throughout the neighborhood
with access to the public boardwalk along the waterfront.
The project site is not located adjacent to a coastal view road or coastal viewpoint
identified by Local Coastal Program maps. The project site abuts Pearl Avenue,
which provides a view corridor to the Bay; however, development will not block or
impede public views. The project site may be located within the viewshed of distant
public viewing areas; however, the project will replace an existing single-family
residence with new single-family residences that comply with all applicable Local
Coastal Program (LCP) development standards. The project will also maintain a
building envelope consistent with the existing and anticipated neighborhood
pattern of development. Therefore, the project does not have the potential to
degrade the visual quality of the Coastal Zone or res ult in significant adverse
impacts to public views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15315 under Class 15 (Minor Land Divisions) and Section 15303 – 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.
The Class 15 exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four or fewer parcels when the division is in
conformance with the General Plan and Zoning, no variances or exceptions are requi red,
all services and access to the proposed parcels are available, the parcel was not involved
in a division of a larger parcel within the previous two years, and the parcel does not have
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an average slope greater than 20 percent. The Class 3 exemption includes the construction
and location of limited numbers of new, small facilities or structures.
The proposed parcels are consistent with the land use and zoning designations, do not
have a slope greater than 20 percent, and were not involved in the division of a larger
parcel within two years. One single-family residence and attached garage is proposed on
each parcel.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title (Subdivisions) and Title 21
(Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code. Final
action taken by the City may be appealed to the Coastal Commission in compliance with
Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional
information on filing an appeal, contact the Planning Division at 949-644-3200.
Prepared by:
RU/ls
Attachments: ZA 1 Draft Resolution (PA2019-062)
ZA 2 Draft Resolution (PA2019-063)
ZA 3 Vicinity Map
ZA 4 Tentative Parcel Map No. NP2019-004
County Tentative Map No. 2018-162
ZA 5 Project Plans
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Attachment No. ZA 1
Draft Resolution for PA2019-062
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RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING
TENTATIVE PARCEL MAP NO. NP2019-004 AND COASTAL
DEVELOPMENT PERMIT NO. CD2019-016, CREATING TWO
PARCELS AND ALLOWING CONSTRUCTION OF A NEW
SINGLE-FAMILY RESIDENCE ON PARCEL 1 AT 400 SOUTH
BAY FRONT (PA2019-063)
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 (“Applicant”), on behalf of South Bayfront
Waterpointe, LLC (“Owner”), with respect to property located at 400 South Bay Front, and
legally described as Lot 1 in Block 7 of Section 1, Balboa Island, requesting approval of a
tentative parcel map and a coastal development permit.
2. The Applicant proposes to subdivide an existing 5,180-square-foot parcel into two parcels
and to construct a new 2,743-square-foot, single-family residence with an attached 464-
square-foot, two-car garage on Parcel 1.
3. The subject property is located within the R-BI (Balboa Island) Zoning District and the
General Plan Land Use Element category is RT (Two-Unit Residential).
4. The subject property is located within the coastal zone and has a Coastal Land Use
Designation of Two-Unit Residential (RT-E) (30.0 - 39.9 DU/AC) and a Coastal Zoning
District of Balboa Island (R-BI).
5. A public hearing was held on June 13, 2019, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the meeting was given in accordance with the NBMC. Evidence, both written
and oral, was presented to, and considered by, the Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt pursuant to the State
CEQA (California Environmental Quality Act) Guidelines under Class 15 (Minor Land
Divisions) and under Class 3 (New Construction or Conversion of Small Structures).
2. The Class 15 exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four or fewer parcels when the division is
in conformance with the General Plan and Zoning, no variances or exceptions are
required, all services and access to the proposed parcels are available, the parcel was
not involved in a division of a larger parcel within the previous two years, and the parcel
does not have an average slope greater than 20 percent. The proposed parcels are
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consistent with the land use and zoning designations, do not have a slop e greater than
20 percent, and were not involved in the division of a larger parcel within two years.
Therefore, the proposed parcel map is eligible for the Class 15 exemption.
3. The Class 3 exemption allows the construction and location of limited numbers of new,
small facilities or structures including one single-family residence in a residential zone.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits) of the Newport Beach
Municipal Code, 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 Tentative Parcel Map and Coastal Development Permit is for a property within a
developed neighborhood, on a lot that is not near any natural landforms including
coastal bluffs, and is not within the proximity of any environmentally sensitive areas.
2. The proposed structure conforms to all applicable development standards including, but
not limited to, floor area limitation, setbacks, height, and parking:
a. The maximum floor area limitation is 3,188 square feet and the proposed gross
floor area is 3,188 square feet.
b. The proposed development will provide the required setbacks, which are zero
feet along the front property line abutting the boardwalk, three feet along the side
property lines, and five feet along the rear property line abutting the alley.
c. The highest flat roof is no more than 24 feet, measured from the finished floor
level of 9.00 feet North American Vertical Datum of 1988 (NAVD 88) and the
highest roof ridge is no more than 29 feet, measured from the finished floor level,
which complies with the maximum height limitation.
d. The project includes enclosed garage parking for two vehicles, which complies
with the minimum two-space parking requirement for single-family residences
with less than 4,000 square feet of livable floor area.
3. The proposed design, bulk, and scale of the development is consistent with the existing
neighborhood pattern of development and expected future development consistent with
applicable development standards as the neighborhood is predominantly developed
with two-story, single-family residences.
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4. The property is an oceanfront lot that is separated from the ocean by a public boardwalk
and City-owned concrete seawall/bulkhead. A Coastal Hazards and Sea Level Rise
report, dated March 20, 2019, was prepared for the project by GeoSoils, Inc. The report
concludes that, with the implementation of sea level rise (SLR) adaptation strategies
(waterproofing of the structure and future raising of the City’s bulkhead), the proposed
development will not be adversely impacted by potential coastal hazards over the next 75
years. No additional protective devices will be necessary to protect the proposed
development.
5. Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the
property owner will be required to enter into an agreement with the City waiving any
potential right to protection to address situations in the future in which the development is
threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea
level rise). The property owner will also be required to acknowledge any hazards present
at the site and unconditionally waive any claim to damage or liability against the decision
authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are
included as conditions of approval that will need to be satisfied prior to the issuance of
building permits for construction.
6. The finished floor elevation of the first floor of the proposed structure is 9.00 feet (NAVD
88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard for new
structures.
7. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and the CBC prior to building permit issuance.
8. A post-construction drainage system will be installed that includes drainage and
percolation features designed to retain dry weather and minor rain runoff on-site to ensure
the project does not impact water quality. Any water not retained on-site is directed to the
City’s storm drain system.
9. The project design addresses water quality with a construction erosion control plan that
outlines temporary Best Management Practices (BMPs) to be implemented during
construction to minimize erosion and sedimentation, and to minimize pollution of runoff
derived by construction chemicals and materials. No water quality impacts to coastal
waters are anticipated based upon the location and elevation of the property.
10. New landscaping will be verified for compliance with NBMC Section 21.30.075
(Landscaping). A condition of approval is included that requires 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.
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11. The property is not located near coastal view roads and is not located near any identified
public viewpoints; therefore, the project will not negatively 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 between the nearest public road and the sea or shoreline of any body of
water located within the coastal zone.
Fact in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public’s ability to gain access to use and/or view the
coast and nearby recreational facilities. The proposed 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 includes the construction of a
new two-story, single-family residence. 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.
2. The project is designed and sited so as not to block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal access
conditions will not be affected by the proposed development. Coastal access is currently
provided and will continue to be provided by street ends throughout the neighborhood with
access to the public boardwalk along the waterfront.
The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent
with the legislative intent of NBMC Title 20 (Planning and Zoning) and is approved based on
the following findings per NBMC Section 19.12.070 (Required Findings for Action on Tentative
Maps):
Finding:
C. That the proposed map and the design or improvements of the subdivision are consistent
with the General Plan and any applicable specific plan, and with applicable provisions of
the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
1. The Tentative Parcel Map is for the creation of two separate parcels, with one single -
family residence to be constructed on each parcel. The proposed subdivision and
improvements are consistent with the density of the R-BI Zoning District (Balboa Island)
and current General Plan Land Use Designation (Two-Unit Residential).
2. The subject property is not located within a specific plan area.
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3. The project is conditioned to require public improvements, including the reconstruction
of drains, sidewalks, curbs, and gutters along the South Bay Front alleyway, consistent
with the requirements of NBMC Title 19.
Finding:
D. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
1. The lot is physically suitable for the proposed single-unit development. The lot is
rectangular in shape, 30.5 feet wide, 86.3 feet deep, and approximately 2,600 square
feet in area.
2. The project site will maintain vehicular access from the alley at the rear of the property
and existing utility services are adequate for the proposed single-unit development.
Finding:
E. That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage nor substantially and avoidably injure fish or wildlife or
their habitat. However, notwithstanding the foregoing, the decision making body may
nevertheless approve such a subdivision if an environmental impact report was prepared
for the project and a finding was made pursuant to Section 21081 of the California
Environmental Quality Act that specific economic, social, or other considerations make
infeasible the mitigation measures or project alternatives identified in the environmental
impact report.
Facts in Support of Finding:
1. The site was previously developed with a multiple-unit residence.
2. The property is located in an urbanized area that does not contain any sensitive
vegetation or habitat.
3. The project is categorically exempt under Section 15315 (Article 19 of Chapter 3), of the
California Environmental Quality Act (CEQA) Guidelines – Class 15 (Minor Land
Alterations) for the reasons noted in Section 2 of this Resolution.
Finding:
F. That the design of the subdivision or the type of improvements is not likely to cause serious
public health problems.
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Facts in Support of Finding:
1. Approval of the Tentative Parcel Map will create two approximately 2,600 -square-foot
parcels, reverting to the minimum lot size of the original underlying lots, and will not
result in additional dwelling units beyond what the original underlying lots would allow
2. All improvements associated with the project will comply with all Building, Public Works,
and Fire Codes, which are in place to prevent serious public health problems. Public
improvements will be required of the developer per NBMC Section 19.28.010 (General
Improvement Requirements) and Section 66411 (Local Agencies to Regulate and
Control Design of Subdivisions) of the Subdivision Map Act. All ordinances of the City
and all Conditions of Approval will be complied with.
Finding:
G. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within the
proposed subdivision. In this connection, the decision making body may approve a map if
it finds that alternate easements, for access or for use, will be provided and that these
easements will be substantially equivalent to ones previously acquired by the public. This
finding shall apply only to easements of record or to easements established by judgment of
a court of competent jurisdiction and no authority is hereby granted to the City Council to
determine that the public at large has acquired easements for access through or use of
property within a subdivision.
Fact in Support of Finding:
1. The Public Works Department has reviewed the proposed parcel map and determined
that the design of the development will not conflict with easements acquired by the public
at large, for access through, or use of property within the proposed development,
because there are no public easements located on the property.
Finding:
H. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if
the land is subject to a contract entered into pursuant to the California Land Conservation
Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would
not be too small to sustain their agricultural use or the subdivision will result in residential
development incidental to the commercial agricultural use of the land.
Facts in Support of Finding:
1. The property is not subject to the Williamson Act because the subject property is not
designated as an agricultural preserve and is less than 100 acres in area.
2. The site is developed for residential use and is located in the Two-Unit Residential (R-
2) Zoning District, which permits residential uses.
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Finding:
I. That, in the case of a “land project” as defined in Section 11000.5 of the California Business
and Professions Code: (1) there is an adopted specific plan for the area to be included
within the land project; and (2) the decision making body finds that the proposed land project
is consistent with the specific plan for the area.
Facts in Support of Finding:
1. California Business and Professions Code Section 11000.5 has been repealed by the
Legislature. However, this project site is not considered a “land project” as previously
defined in Section 11000.5 of the California Business and Professions Code because
the project site does not contain 50 or more parcels of land.
2. The project is not located within a specific plan area.
Finding:
J. That solar access and passive heating and cooling design requirements have been satisfied
in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Fact in Support of Finding:
1. The Tentative Parcel Map and any future improvements are subject to Title 24 of the
California Code of Regulations that requires new construction to meet minimum heating
and cooling efficiency standards depending on location and climate. The Newport Beach
Building Division enforces Title 24 compliance through the plan check and inspection
process.
Finding:
K. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City’s share of the regional
housing need and that it balances the housing needs of the reg ion against the public service
needs of the City’s residents and available fiscal and environmental resources.
Fact in Support of Finding:
1. The proposed single-family residence is consistent with the R-2 Zoning District, which
allows a maximum of two residential units on the property. The Tentative Parcel Map to
create two parcels for the purpose of constructing a single-family residence on each
parcel will not affect the City in meeting its regional housing need.
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Finding:
L. That the discharge of waste from the proposed subdivision into the existing sewer system
will not result in a violation of existing requirements prescribed by the Regional Water
Quality Control Board.
Fact in Support of Finding:
1. The new single-family residence is designed so that wastewater discharge into the
existing sewer system complies with the Regional Water Quality Control Board
(RWQCB) requirements.
Finding:
M. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms
with the certified Local Coastal Program and, where applicable, with public access and
recreation policies of Chapter Three of the Coastal Act.
Fact in Support of Finding:
1. The subject property is within the Coastal Zone. The facts in support of findings A and
B above are hereby incorporated by reference.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel
Map No. NP2019-004 and Coastal Development Permit No. CD2018-016, subject to the
conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the Director
of Community Development in accordance with the provisions of NBMC Title 19
(Subdivisions) and Title 21 (Local Coastal Program Implementation Plan).
PASSED, APPROVED, AND ADOPTED THIS 13th DAY OF JUNE, 2019.
_____________________________________
Rosalinh Ung, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
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 development permit.
3. Tentative Parcel Map No. NP2019-004 and Coastal Development Permit No. CD2019-
016 shall expire unless exercised within 24 months from the date of approval as
specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach
Municipal Code, unless an extension is otherwise granted.
4. Prior to final building permit inspection, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns.
5. Prior to the issuance of a building permit, the property owner shall sign a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Cou ncil,
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, judgements, fines, penalties, liabilities, costs and expenses (including without
limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of development. The letter shall be scanned into the plan se t prior to building
permit issuance.
6. Prior to the 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.
7. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
16
Zoning Administrator Resolution No. ZA2019-###
Page 10 of 12
8. 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 and Tentative Parcel Map.
9. This Coastal Development Permit and Tentative Parcel Map may be modified or revoked
by the Zoning Administrator if determined should they determine 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.
10. 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 either the
current business owner, property owner or the leasing agent.
11. 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.
12. 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. 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.
13. 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.
14. 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.
15. Prior to issuance of a building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
16. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in confined
areas specifically designed to control runoff. A designated fueling and vehicle maintenance
area with appropriate berms and protection to prevent spillage shall be provided as far a
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. Stockpiles 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 from storm drain
systems or receiving waters as possible.
17
Zoning Administrator Resolution No. ZA2019-###
Page 11 of 12
17. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of the South Bayfront Waterpointe, LLC. Residences including, but not limited to,
Tentative Parcel Map No. NP2019-004 and Coastal Development Permit No. CD2019-016
(PA2019-063). This indemnification shall include, but not be limited to, damages awarded
against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in
connection with such claim, action, causes of action, suit or proceeding whether incurred
by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant
shall indemnify the City for all of City's costs, attorneys' fees, and damages which City
incurs in enforcing the indemnification provisions set forth in this condition. The applicant
shall pay to the City upon demand any amount owed to the City pursuant to the
indemnification requirements prescribed in this condition.
Public Works Department
18. A parcel map shall be recorded. The map shall be prepared on the California coordinate
system (North American Datum of 1983). Prior to recordation of the Map, the
surveyor/engineer preparing the Map shall submit to the County Surveyor and the City
of Newport Beach a digital-graphic file of said map in a manner described in Section 7 -
9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County
Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport
Beach shall comply with the City's CADD Standards. Scanned images will not be
accepted.
19. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Section 7-9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments
(one inch iron pipe with tag) shall be set on each lot corner unless otherwise approved
by the Subdivision Engineer. Monuments shall be protected in place if installed prior to
completion of construction project.
20. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
21. An encroachment permit is required for all work activities within the public right-of-way.
22. Reconstruct any existing broken and/or otherwise damaged concrete curb and sidewalk
panels along the Pearl Avenue frontage and any existing broken and/or otherwise
damaged concrete alley panels.
23. All existing overhead utilities shall be undergrounded.
18
Zoning Administrator Resolution No. ZA2019-###
Page 12 of 12
24. The rear alley setback shall remain clear of any above ground improvements or
obstructions.
25. All existing private, non-standard improvements within the Pearl Avenue right-of-way
and/or extensions of private, non-standard improvements into the Pearl Avenue right-
of-way fronting the development shall be removed.
26. Any proposed private, non-standard improvements within the South Bay Front right -of-
way shall comply with City Council Policy L-6.
27. Existing street trees within the Pearl Avenue right -of-way shall be protected-in-place.
Removal of said trees will require approval from the Parks and Trees Division of the
Public Works Department.
28. Each parcel shall be served by its individual water meter and sewer lateral and cleanout.
Each water meter and sewer cleanout shall be installed with a traffic-grade box and
cover.
29. All improvements shall comply with the City's sight distance requirement. See City
Standard 110-L.
30. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right -of-way could be
required at the discretion of the Public Works Inspector.
19
Attachment No. ZA 2
Draft Resolution for PA2019-063
20
RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2019-015 TO CONSTRUCT A
NEW SINGLE-FAMILY RESIDENCE AT 402 SOUTH BAY FRONT
(PA2019-062)
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 (“Applicant”), on behalf of South Bayfront
Waterpointe, LLC (“Owner”), with respect to property located at 402 South Bay Front, and
legally described as Lot 2 in Block 7 of Section 1, Balboa Island, requesting approval of a
coastal development permit.
2. The Applicant proposes to construct a new 2,659-square-foot, single-family residence with
an attached 450-square-foot, two-car garage.
3. The subject property is located within the R-BI (Balboa Island) Zoning District and the
General Plan Land Use Element category is RT (Two-Unit Residential).
4. The subject property is located within the coastal zone and has a Coastal Land Use
Designation of Two-Unit Residential (RT-E) (30.0 - 39.9 DU/AC) and a Coastal Zoning
District of Balboa Island (R-BI).
5. A public hearing was held on June 13, 2019, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the meeting was given in accordance with the NBMC. Evidence, both written
and oral, was presented to, and considered by, the Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines.
2. Class 3 includes the construction of a single-family residence in a residential zone. The
proposed project includes the construction of a new 2,659-square-foot, single-family
residence with an attached 450-square-foot, two-car garage.
21
Zoning Administrator Resolution No. ZA2019-###
Page 2 of 7
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits) of the Newport Beach
Municipal Code, 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 structure conforms to all applicable development standards including, but
not limited to, floor area limitation, setbacks, height, and parking :
a. The maximum floor area limitation is 3,188 square feet and the proposed gross
floor area is 3,108 square feet.
b. The proposed development will provide the required setbacks, which are zero
feet along the front property line abutting the boardwalk, three feet along the side
property lines, and five feet along the rear property line abutting the alley.
c. The highest flat roof is no more than 24 feet, measured from the finished floor
level of 9.00 feet North American Vertical Datum of 1988 (NAVD 88) and the
highest roof ridge is no more than 29 feet, measured from the finished floor level,
which complies with the maximum height limitation.
d. The project includes enclosed garage parking for two vehicles, which complies
with the minimum two-space parking requirement for single-family residences
with less than 4,000 square feet of livable floor area.
2. The proposed design, bulk, and scale of the development is consistent with the existing
neighborhood pattern of development and expected future development consiste nt with
applicable development standards as the neighborhood is predominantly developed
with two-story, single-family residences.
3. The property is an oceanfront lot that is separated from the ocean by a public boardwalk
and City-owned concrete seawall/bulkhead. A Coastal Hazards and Sea Level Rise
report, dated March 20, 2019, was prepared for the project by GeoSoils, Inc. The report
concludes that, with the implementation of sea level rise (SLR) adaptation strategies
(waterproofing of the structure and future raising of the City’s bulkhead), the proposed
development will not be adversely impacted by potential coastal hazards over the next 75
years. No additional protective devices will be necessary to protect the proposed
development.
4. Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the
property owner will be required to enter into an agreement with the City waiving any
potential right to protection to address situations in the future in which the development is
22
Zoning Administrator Resolution No. ZA2019-###
Page 3 of 7
threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea
level rise). The property owner will also be required to acknowledge any hazards present
at the site and unconditionally waive any claim to damage or liability against the decision
authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are
included as conditions of approval that will need to be satisfied prior to the issuance of
building permits for construction.
5. The finished floor elevation of the first floor of the proposed structure is 9.00 feet (NAVD
88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard for new
structures.
6. 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 the CBC prior to building permit issuance.
7. A post-construction drainage system will be installed that includes drainage and
percolation features designed to retain dry weather and minor rain runoff on-site to ensure
the project does not impact water quality. Any water not retained on-site is directed to the
City’s storm drain system.
8. 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.
9. New landscaping will be verified for compliance with NBMC Section 21.30.075
(Landscaping). A condition of approval is included that requires 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.
10. The property is not located near coastal view roads and is not located near any identified
public viewpoints; therefore, the project will not negatively 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.
23
Zoning Administrator Resolution No. ZA2019-###
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Facts in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public’s ability to gain access to use and/or view the
coast and nearby recreational facilities. The proposed 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 includes the construction of a
new two-story, single-family residence. 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.
2. The project is designed and sited so as not to block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal access
conditions will not be affected by the proposed development. Coastal access is currently
provided and will continue to be provided by street ends throughout the neighborhood with
access to the public boardwalk along the waterfront.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2019-015, 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 13th DAY OF JUNE, 2019.
_____________________________________
Rosalinh Ung, Zoning Administrator
24
Zoning Administrator Resolution No. ZA2019-###
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 development permit.
3. Coastal Development Permit No. CD2019-015 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
4. A parcel map shall be recorded. The map shall be prepared on the California coordinate
system (North American Datum of 1983). Prior to recordation of the Map, the
surveyor/engineer preparing the Map shall submit to the County Surveyor and the City
of Newport Beach a digital-graphic file of said map in a manner described in Section 7 -
9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County
Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport
Beach shall comply with the City's CADD Standards. Scanned images will not be
accepted.
5. Prior to final building permit inspection, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns.
6. Prior to the issuance of a building permit, the property owner shall sign a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council,
its boards and commissions, officials, officers, employees and agents from and against
any and all claims, demands, obligations, damages, actions, causes of action, suits,
losses, judgements, fines, penalties, liabilities, costs and expenses (including without
limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of development. The letter shall be scanned into the plan set prior to building
permit issuance.
25
Zoning Administrator Resolution No. ZA2019-###
Page 6 of 7
7. Prior to the 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.
8. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
9. The applicant shall comply with all federal, state, and local laws. Materia l violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
10. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined should they determine 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.
11. 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 either the
current business owner, property owner or the leasing agent.
12. 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.
13. 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. 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.
14. 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.
15. 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.
16. Prior to issuance of a building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
17. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in confined
areas specifically designed to control runoff. A designated fueling and vehicle maintenance
26
Zoning Administrator Resolution No. ZA2019-###
Page 7 of 7
area with appropriate berms and protection to prevent spillage shall be provided as far a
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. Stockpiles 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 from storm drain
systems or receiving waters as possible.
18. 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 South Bayfront Waterpointe, LLC. Residences including, but not limited to,
Coastal Development Permit No. CD2019-015 (PA2019-062). This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attorneys' fees, and other expenses incurred in connection with such claim, action, causes
of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating
or bringing such proceeding. The applicant shall indemnify the City for all of City's costs,
attorneys' fees, and damages which City incurs in enforcing the indemnification provisions
set forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this condition.
27
Attachment No. ZA 3
Vicinity Map
28
VICINITY MAP
Tentative Parcel Map No. NP2019-004
Coastal Development Permit Nos. CD2019-015 and
CD2019-016
PA2019-062 and PA2019-063
400 and 402 South Bay Front
Subject Property
29
Attachment No. ZA 4
Tentative Parcel Map
30
31
Attachment No. ZA 5
Project Plans
32
Name
Elevation
A101
1
SIM
Room name
150 SF
101
1i
?
90 00' 00"
Distance
N E
1
1
A101
SIM
R @ 7 1/2"20
1i
NORTH ARROW
PROPERTY LINE TAG
SECTION INDICATOR
ROOM TAG (NAME / AREA)
CALL-OUT TAG
ELEVATION INDICATOR
KEYNOTE TAG
WINDOW TAG
DOOR TAG
WALL TAG
REVISION FLAG
STAIR TAG (NO. OF RISER & HEIGHT)
ALUMINUM
CONCRETE
EARTH
GYPSUM -PLASTER
INSULATION -RIGID
MASONRY -BRICK/STONE
MASONRY -CONCRETE BLOCK
PLYWOOD / GLU-LAM TIMBER
SAND
STEEL
WOOD
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
T-1.0
05/01/2019
2018-30TITLE SHEETBAY FRONT TRADITIONAL
BAY FRONTTRADITIONALSOUTH BAYFRONTWATERPOINTE, LLC.610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660FIRST CHECK
400 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITH
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
T-1.0
05/01/2019
2018-30TITLE SHEETBAY FRONT TRADITIONAL
BAY FRONTTRADITIONALSOUTH BAYFRONTWATERPOINTE, LLC.610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660FIRST CHECK
400 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITH
REF. 8/T-1.0FLOOR AREA
HEIGHT
NBMC (NEWPORT BEACH MUNICIPAL CODE)
CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC,
2016 CPC, AND 2016 CMC, 2016 CAL GREEN
R-3 / U
1-HR.
CODES:
OCCUPANCY CLASSIFICATION
OCCUPANCY SEPARATIONS (GARAGE)
OCCUPANT LOAD
TYPE OF CONSTRUCTION
OWNER: ARCHITECT:
N/AALLOWABLE BLDG. AREA
(PER CBC TBL. 503)
FLOOR & FLOOR-CEILINGS N/A
BRANDON ARCHITECTS, INC.
CHRISTOPHER BRANDON
151 KALMUS DR. STE. G-1
COSTA MESA, CA 92626
P: 714.754.4040
WWW.BRANDONARCHITECTS.COM
STRUCTURAL ENGINEER:CIVIL ENGINEER:
GENERAL CONTRACTOR:LANDSCAPE DESIGNER:
SURVEYOR:SOILS ENGINEER:SITE
1 UNIT
V-B -SPRK'R.
3 STORY
THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON BALBOA ISLAND ON SOUTH BAY FRONT
WEST OF THE FERRY TERMINAL. THE EXISTING LOT IS 30' WIDE BY APPROX. 86' DEEP AND ZONED R-BI
(BALBOA ISLAND) AND APPROX. 2,591 S.F. CLIENT PROPOSES TO BUILD A NEW 3 STORY SINGLE FAMILY
RESIDENCE APPROX. 2,743 S.F. LIVING AND 464 S.F. GARAGE. THE FIRST FLOOR PROGRAM INCLUDES BUT
NOT LIMITED TO: EAT-IN KITCHEN W/. ISLAND & PANTRY, GREAT ROOM W/. FIREPLACE, DINING AREA (ALL
OPEN), POWDER ROOM, 2 CAR GARAGE. SECOND FLOOR PROGRAM INCLUDES: MASTER SUITE, MASTER
BATH AND WALK IN CLOSET, 2 SECONDARY BEDROOMS WITH ATTACHED BATHS & CLOSETS, LAUNDRY
ROOM AND ELEVATOR. THIRD FLOOR WILL CONSIST OF A BONUS ROOM WITH SECONDARY POWDER AND
FRONT AND BACK EXTERIOR DECKS WITH AN OUTDOOR BBQ COUNTER AND EXTERIOR AMENITIES. DESIGN
WITH BE OF TRADITIONAL CAPE COD THEMED FOCUSING ON EXTERIOR VIEWS OF THE BAYFRONT.
EXTERIOR MATERIALS TO BE OF HIGH QUALITY AND DURABILITY INCLUDING NATURAL WOOD SHINGLES,
EXTERIOR COMPOSITE WOOD SIDING, NATURAL SHINGLE ROOFING AND METAL ROOFING ACCENTS.
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:
BAY FRONT TRADITIONAL
BRANDON ARCHITECTS, INC.SOUTH BAYFRONT WATERPOINTE, LLC
MR. GARRETT CALACCI, PRESIDENT
610 NEWPORT CENTER DR.
SUITE 890
NEWPORT BEACH, CA 92660
P: 949.644.8900
WATERPOINTE PROPERTIES, LLC
MR. GARRETT CALACCI, PRESIDENT
610 NEWPORT CENTER DR.
SUITE 890
NEWPORT BEACH, CA 92660
P: 949.644.8900
TBD
BUILDING AREA SCHEDULE
Name AREA COMMENTS
FIRST FLOOR 1029 SF
SECOND FLOOR 1421 SF
THIRD FLOOR 275 SF
2724 SF
GARAGE 464 SF
464 SF
GRAND TOTAL 3188 SF
OUTDOOR AREA SCHEDULE
NAME AREA COMMENTS
ENTRY 53 SF COVERED
VIEW DECK 459 SF
ROOF DECK 198 SF
710 SF
PATIO 214 SF PARTIALLY COVERED
M. BALCONY 264 SF COVERED
478 SF
GRAND TOTAL 1188 SF
APEX LAND SURVEYING, INC.
PAUL CRAFT, LIC. NO. 8516
HUNTINGTON BEACH, CA 92646
P: 714.488.5006
F: 714.333.4440
FARHAD MANSHADI, LIC. NO. C36840
ESI/FME, INC.
1800 E. 16TH ST., STE. B
SANTA ANA, CA 92701
P: 714.835.2800
F: 714.835.2819
EGA CONSULTANTS, LLC.
375-C MONTE VISTA AVE.
COSTA MESA, CA 92627
P.949.642.9303
PROJECT NO. WP126.1
DATED: JULY 5TH, 2018
FORKETT ENGINEERING
TOM RUIZ
P: 714 963 6793
22311 BROOKHURST ST.
HUNTINGTON BEACH, CA 92646
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
A-0.1 BUILDING AREA PLANS
A-0.3 SLAB EDGE PLAN
G-01 GRADING COVER SHEET
G-02 PRECISE GRADING PLAN
G-03 GRADING DETAILS
G-04 EROSION CONTROL PLAN
L-1 LANDSCAPE PLAN (REF. ONLY)
A-1.0 3-DIMENSIONAL VIEWS
A-2.0 FLOOR PLAN
A-3.0 ROOF PLAN
A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE
A-5.0 BUILDING SECTIONS
A-5.1 BUILDING SECTIONS
A-6.0 REFLECTED CEILING PLANS
A-7.0 DOOR & WINDOW SCHEDULES & DETAILS
AD-1 ARCHITECTURAL DETAILS
S0 STRUCTURAL TITLE SHEET
SGN STRUCTURAL NOTES
S1 FOUNDATION PLAN
S2 FRAMING PLAN
FD1 FOUNDATION DETAILS
SD1 STRUCTURAL DETAILS
HFX1 HFX PANELS-TYP. FOUNDATION DETAILS
HFX2 HFX PANELS-TYP. FRAMING DETAILS
PLUM PLUMBING
MECH MECHANICAL
E-1 SCHEMATIC ELECTRICAL PLANS
T-24 ENERGY CALCULATIONS
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 INFORMATION: 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
LEGAL DESCRIPTION:
LOT INFORMATION:
ZONED: R-BI
SITE AREA:2630 S.F. BUILDABLE AREA: 1992 S.F.
TOTAL ALLOWABLE AREA: 1.5 x 1992 S.F. = 2988 S.F. +200 S.F. = 3188 S.F.
REQ'D OPEN VOLUME = 1992 S.F. X .15 = 298.8 S.F. (7'-6" HT MIN.)
OPEN VOLUME PROVIDED = 478 > 298.8 S.F.
EXISTING BUILDING INFORMATION:
EXISTING MULTI FAMILY W/ GARAGE TO BE DEMOLISHED
EXISTING S.F. = 1,842.37 S.F. (FOOTPRINT)
ZONING INFORMATION:
FRONT SETBACK: 0 FT.
REAR SETBACK: 5 FT.
LEFT SETBACK: 3 FT.
RIGHT SETBACK: 3 FT.
BUILDABLE AREA: 1,992 S.F.
APN: 050-043-13
LOT 1 BLOCK 7 OF SECTION 1, BALBOA ISLAND, IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA,AS PER MAP RECORDED IN BOOK 6,
PAGE 30 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY,
CALIFORNIA.
400 S. BAYFRONT, NEWPORT BEACH, CA 92662
TITLE 24 CONSULTANT:
HERITAGE ENGERGY GROUP LLC
RUDY SAINS
470 WALD, IRVINE, CA 92618
P:949.789.7221
NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR
ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY
FOR REVIEW.
C.N.B. NOTE:CHRISTOPHER BRANDON, PRINCIPAL ARCHITECT IS THE DESIGN
PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR
REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS,
INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH
THE DESIGN OF THE BUILDING. (NBMC 15.02.010)
1.LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR
CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE
BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPARATE
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, CONTRACTOR TO SUBMIT FIRE SPRINKLER
DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN
FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION.
6. GLASS GUARD/HANDRAILS
1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD
2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS
TOTAL LIVING
TOTAL GARAGE
NO. REVISION DATENO. REVISION DATE
TOTAL OPEN SPACE
TOTAL OUTDOOR
LANDSCAPE AREA SCHEDULE
NAME AREA COMMENTS
L1 118 SF
L2 61 SF
L3 62 SF
GRAND TOTAL 242 SF
33
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
T-1.1
03/22/2019
2018-30GENERAL ARCHITECTURAL NOTESBAY FRONT TRADITIONAL
BAY FRONTTRADITIONALSOUTH BAYFRONTWATERPOINTE, LLC.610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
400 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITH
1GENERAL NOTES
ABBREVIATIONS 2
DEFINITIONS:
SPECIFICATIONS SHALL MEAN: WRITTEN SPECIFICATIONS IN THE PLANS OR THE "PROJECT MANUAL" (IF PROVIDED FOR THIS PROJECT)
CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME.
CONTRACTOR SHALL MEAN:
SOUTH BAYFRONT WATERPOINTE, LLC
ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., CHRISTOPHER BRANDON PRINCIPAL
OWNER SHALL MEAN:
(AS USED IN THESE SPECIFICATIONS)
LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT
1. CODES/GENERAL PROVISIONS:
ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF
CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND
IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL
NOT BE LIMITED TO THOSE AS LISTED IN "CODE REVIEW" BOX. (T-1)
ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING:
THE BUILDING CODES, 2016 EDITIONS, AS ADOPTED BY CALIFORNIA, ALL APPLICABLE RELATED SPECIALTY CODES.
THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 7 OF THE CALIFORNIA CIVIL CODE (THE "RIGHT TO REPAIR ACT").
ANY WORK TIME RESTRICTIONS IMPOSED BY THE CITY OF NEWPORT BEACH.
THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS.
2. FEES:
CONTRACTOR AND HIS SUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING PLAN CHECK FEE AND
REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET
FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE.
3. CONTRACTOR'S SURVEY:
CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL
VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL
CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS.
4. COORDINATION OF CONSTRUCTION:
CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND
PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE
SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR
AGREES TO BIND EVERY SUB-CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK.
5. CLEAN-UP:
ALL SUB-CONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE
SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR.
6. TESTS AND PERMITS:
CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME.
7. GUARANTEES:
CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORK AND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY
OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR
NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF
GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS.
IT IS UNDERSTOOD BY CONTRACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND
WARRANTY PERIODS.
CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY
HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL
OTHER WORK DAMAGED AS A RESULT THEREBY WILL BE EXECUTED IN A TIMELY MANNER AT THE CONVENIENCE OF THE OWNER AND WITHOUT COST TO OWNER.
8. WAIVER OF LIENS:
CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUB-CONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE.
9. ROLL OF ARCHITECT DURING CONSTRUCTION:
THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS AGREEMENT WITH OWNER AND
RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR
CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS, OR ANY OF THEIR
AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK.
ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN
WITHIN (10) CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER.
10. A.I.A. GENERAL CONDITIONS:
THE CURRENT GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY AS THOUGH IT WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN
THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE "GENERAL NOTES" ON THIS SHEET ARE INTENDED TO
SUMMARIZE AND COMPLIMENT THE A.I.A. GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN WORDING OCCUR.
11. EXTRAS:
OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER, ARCHITECT AND CONTRACTOR.
BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL.
12. SUBSTITUTIONS:
SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF
MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM
SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM "OR EQUAL" IS USED IN DRAWINGS OR SPECS IT SHALL BE
UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL
ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL.
13. INSURANCE:
CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROADFORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS
UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH
ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION.
14. SCOPE OF DRAWINGS AND SPECIFICATIONS:
THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING
TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY
DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO
OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS.
IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR
PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICABLE TO OTHER TRADES. IN CASE OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN
APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD.
THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL, AND THE ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR
CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE
ERRORS AND OMISSIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK
OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS
ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (e.g. SCHEMATIC ELECTRICAL PLANS).
15. DIMENSIONS ON DRAWINGS:
FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE
FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION
FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND
SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS.
DRAWINGS ARE NOT TO BE SCALED UNLESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH
MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR"
IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (+/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90° OR 45° UNLESS
NOTED OTHERWISE.
16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS:
SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-1997; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR
LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL.
ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW
THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT
FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING.
CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT
CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA,
THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTRUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED
WORK IN THE CONSTRUCTION DOCUMENTS.
ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED" BY ARCHITECT, ARE FOR VERIFICATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS
AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP
DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT
REVIEW.
SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES
SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH.
17. ERRORS AND OMISSIONS:
ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR
BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF
ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY
SET FORTH IN BOTH.
18. BARRICADES:
CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF
THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES.
19. TEMPORARY BRACING:
AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS
TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING,
FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER.
CONTRACTOR AND HIS SUB-CONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS.
20. TOXIC SUBSTANCES REMOVAL:
PRIOR TO ANY WORK BEING PERFORMED, WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR
SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION
AND APPLICATION REQUIREMENTS.
21. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON.
22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES.
23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS.
24. USE 2x6 MINIMUM STUDS FOR PLUMBING WALLS
25. MAXIMUM FLOW RATE STANDARDS SET BY THE CURRENT CALIFORNIA GREEN CODE - G.C. TO VERIFY PRIOR TO PURCHASE AND INSTAL. OF ANY FIXTURES.
26. EXTERIOR DECKS, BALCONIES, AND STAIRWAYS SEALED UNDERNEATH SHALL BE WATERPROOFED- ARCH. TO APPV. METHOD OF WATERPROOFING - G.C. TO SUBMIT SPECIFICATIONS.
27. SPECIAL INSPECTION IS REQUIRED FOR THE FOLLOWING:
* FOUNDATION INSPECTION BY SOILS ENGINEER PRIOR TO CONCRETE POUR AND:
* PER SOILS REPORT: OVER EXCAVATION, RECOMPACTION, FOOTING DEPTH, UTILITY TRENCH BACK FILL
* RETAINING WALL BACK FILL, PRE SATURATION OF SLAB AREAS, EXTERIOR FLAT WORK AREAS.
* ALL TO BE ADDRESSED IN A REPORT PRESENTED TO BUILDING DEPT. PRIOR TO FINAL
* ALL FIELD WELDING OF STRUCTURAL STEEL
* INSTALLATION OF ALL HIGH STRENGTH BOLTS
* CERTIFICATION OF WELD, & BOLTING TO BE GIVEN TO BUILDING DEPARTMENT PRIOR TO FRAMING INSPECTION.
28. MAX. TEMP. OF 120° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. @ SHOWERS & TUBS.
29. MAINTENANCE INFORMATION:
THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS
AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE
LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE.
30. AFTER INSTALLING WALL, CEILING, OR FLOOR INSULATION, THE INSTALLER SHALL MAKE AVAILABLE TO THE ENFORCEMENT AGENCY OR POST IN A CONSPICUOUS LOCATION IN THE BUILDING A CERTIFICATE SIGNED BY THE INSTALLER
STATING THAT THE INSTALLATION IS CONSISTENT WITH THE PLANS AND SPECIFICATIONS FOR WHICH THE BUILDING PERMIT WAS ISSUED. THE CERTIFICATE SHALL ALSO STATE THE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION,
THE INSTALLED R-VALUE, AND (IN APPLICATIONS OF LOOSE FILL INSULATION) THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT WITH THE MANUFACTURER'S LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED R-
VALUE.
31. ON PROJECTS WITH EXCAVATIONS THAT WILL BE LOWER THAN ADJOINING PROPERTIES, 30 DAY NOTICE IS LEGALLY REQUIRED BY THE OWNERS & CONTRACTORS TO THE ADJOINING PROPERTY OWNERS OUTSIDE THE SETBACK AREA.
32. DISTANCE FROM THE FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS.
33. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. CBC 1203.4.3.2.1, CMC T-4-4
34. SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOWING HAZARDOUS LOCATIONS: CBC 2406.3
A. SWINGING AND SLIDING DOORS
B. WHEN LOCATED WITHIN 60- INCHES OF THE FLOOR SURFACE IN TUBS, SHOWERS, SAUNAS, OR STEAM ROOMS.
C. WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF DOORS AND WITHIN 60-INCHES OF WALKING SURFACE.
D. WHERE GLAZING AREA IS MORE THAN 9 SQ. FT. IN AREA, WITH A BOTTOM EDGE LESS THAN 18-INCHES ABOVE THE FLOOR AND TOP EDGE MORE THAN 36-INCHES ABOVE FLOOR.
E. ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36-INCHES HORIZONTALLY OF WALKING SURFACE AND WITHIN 60-INCHES ABOVE WALKING SURFACE.
F. ADJACENT TO STAIRWAYS WITHIN 60-INCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60-INCH ABOVE NOSE OF TREAD.
35. CLEARANCE FOR WATER CLOSET TO BE A MINIMUM OF 24-INCHES IN FRONT AND 15-INCHES FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. CPC 407.5
36. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. CPC 411.7
37. WALL COVERINGS OR SHOWERS OR TUBS WITH SHOWERS SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL, TO A HEIGHT OF NOT LESS THAN 70-INCHES ABOVE DRAIN INLET. PROVIDE CEMENT BOARD OR CEMENT PLASTER
BACKING FOR TILE. CBC 1210.3
38. MIN. 5/8" TYPE 'X' MOISTURE RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS
39. EXTERIOR LATH AND PLASTER: PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING. CBC 2510.6
40. THE WATER HEATER BURNER TO BE AT LEAST 18-INCHES ABOVE THE GARAGE FLOOR, IF LOCATED IN A GARAGE. CPC 508.14
41. PROVIDE A 3-INCH DIAMETER BY 3-FOOT TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS IN GARAGE. CPC 508.14
42. WATER HEATERS TO BE STRAPPED AT TOP AND BOTTOM WITH 1-1/2" X 16 GAUGE STRAP WITH 3/8" DIA. X 3" LAG BOLT EACH IND. CPC 508.2
43. DRYER:
THE CLOTHES DRYERS VENT SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH. CMC 504.3.2 DRYER VENT TERMINATION MUST BE 3 FT. CLEAR FROM OPENINGS INTO THE BUILDING ( DOORS AND OPERABLE WINDOWS) . CMC 504.5
PROVIDE A MIN. 100 SQ.IN. OPENING IN THE DRYER DOOR. CMC. 504.3.2
44. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R314.3):
A. IN EACH SLEEPING ROOM.
B. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS
C. ON EVERY LEVEL OF DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS.
SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5
45. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R315.3):
A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S)
B. ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS.
CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5
46. ALL RECEPTACLE OUTLETS IN BATHROOMS, ABOVE KITCHEN COUNTERTOP, CRAWL SPACES, GARAGE, ROOFTOPS, OUTDOOR OUTLETS, WITHIN 6-FEET OF WET BAR SINK/LAUNDRY SINK TO BE PROTECTED BY GROUND FAULT CIRCUIT
INTERRUPTER (GFCI) CEC 210.8
47. ALL 120V SINGLE PHASE, 15 AND 20 AMP OUTLETS (RECEPTACLES, LIGHTING, SMOKE DETECTORS, ETC.) TO BE PROTECTED BY COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER (AFCI) CEC 210.12
48. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50%. NBMC 12.32.015
49. INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE PRIOR TO CONCRETE PLACEMENT.
50. UTILITY COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION.
51. FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING
52. FIREPLACE:
DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEY SYSTEMS AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS R1005.4NG. CMC (802.5.2.4)
PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX IN A SOLD FUEL BURNING FIREPLACE. SOLID FUEL BURNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY
MEASURES." GAS APPLIANCE FIREPLACE MUST COMPLY WITH THE CALGREEN CODE REQUIREMENTS."
53. ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. CBC 3109.4.4.2
54. GENERAL CONTRACTOR, CONTRACTORS, SUB-CONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES
ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHT TO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES WITH LEGIBLE HAND WRITTEN NOTES AND/OR WRITING (FAX,
EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS, PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTING CONDITIONS AND SUGGEST PROPOSAL(S) FOR SOLUTION (SKETCH, DRAWING, AND/OR
WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS.
55. ISSUANCE OF A BUILDING PERMIT DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS.
YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.
56. LAND. WALLS LOCATED IN FRONT AND BACK OF PROPERTY SHALL NOT EXCEED 42" HT. REFER. LAND. DWGS FOR LOC'T.
57. LAND. WALLS LOCATED BTW. NEIGHBORS SHALL BE SHARED ON PROP. LINE. REFER. LAND. DWGS AND SEE ATTACHED DOCUMENT FOR "AGREEMENT TO BUILD A FENCE OR WALL CENTERED OVER THE PROPERTY WALL."
58. ALL INTERIOR AND EXTERIOR JOINTS BETWEEN DIFFERENT MATERIALS OR FINISHES SHALL RECEIVE A BEAD OF CAULKING OR SEALANT TO FORM A REVEAL TO MATCH COLOR OF ADJACENT SURFACE. COORDINATE COLORS WITH
ARCHITECT.
59. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS. BID SHALL BE BASED ON THE MOST STRINGENT
REQUIREMENT.
60. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS, ERRORS, OMISSIONS, OR DISCREPANCIES IN THE DRAWINGS, PROJECT MANUAL, OR CONTRACT DOCUMENTS PRIOR
TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS.
HEATING VENTILATING/AIR COND.
DRINKING FOUNTAIN/DOUGLASS FIRD.F.
EA.
E.P.
ENCL.
EMER.
ELEV.
ELEC.
EL.
E.J.E.
DWG.
D.S.P.
D.S.
DR.
DN.
DIM.
DIAG.
DIA.
EACH
EXPANSION JOINT
ELEVATION
ELEVATOR
EMERGENCY
ENCLOSURE
ELECTRIC PANEL
ELECTRIC
DIAMETER
DIAGONAL
DIMENSION
DOWN SPOUT
DRY STAND PIPE
EAST, ENTRY
DOWN
DOOR
DRAWING
DET.
DEPT.
DBL.
CTR.
CTSK.
CORR.
CONT.
CONST.
COND.
CONC.
CNTR.
CLR.
CLKG.
CLG.
C.J.
C.I.
CHG.
CHAN.
C.G.
CEM.
C.B.
CAB.
CONCRETE
CONDITION
CONSTRUCTION
CONTRACTOR/ CONTINUOUS
CORRIDOR, CORROSIVE
COUNTERSUNK
DEPARTMENT
COUNTER
CENTER
DOUBLE
DETAIL
CATCH BASIN
CORNER GUARD
CAST IRON
CONTROL JOINT/ CONST. JOINT
CAULKING
CABINET
CEMENT
CHANNEL
CHANGE
CEILING
CLEAR
LOAD FROM ABOVE
JANITOR
KITCHEN
LANDSCAPED AREA
LABORATORY
LAMINATE
LAVATORY
POUNDS
LEFT HAND
LOCKER
LUMINOUS
MAINTENANCE
MASONRY
LBS.
LFA
MAS.
MAINT.
LUM.
LT.
LKR.
L.H.
LIGHT
LAV.
LAM.
LAB.
L.A.
L.
KIT.
JST.
JT.
JAN.
JOINT
JOIST
LOW/LINEN
HOSE BIB
HOLLOW CORE
HARDWOOD
HARDWARE
HEIGHT
HOLLOW METAL
GALVANIZED IRON
GLU-LAM BEAM
GROUND
GYPSUM
HORIZONTAL
INSULATION
INTERIOR
INVERT/INVERTED
INSIDE DIAMETER/INTERIOR DESIGNER
HDWR.
I.D.
HVAC
INV.
INT.
INSUL.
IN.
HR.
HORIZ.
H.M.
HT./HGT.
HOUR
INCH
GYP.
GR.
GND.
G.L.B.
GL.
G.I.
HDWD.
HD.
H.C.
H.B.
H.HIGH
HARD
GLASS
GRADE
AREA DRAINA.D.
B.W.
BR.
B.
BOT.
BM.
BLK'G.
BLK.
BLDG.
BITUM.
BET.
BD.
AUTO.
ASSY.
ASB.
ARCH.
APPX.
A.P.
ANOD.
ALT.
AL.
ADJ.
ADH.
BITUMINOUS
BLOCKING
BATH
BEDROOM
BACK OF WALK, BOT. OF WALL
BOARD
BETWEEN
BUILDING
BLOCK
BEAM
BOTTOM
ADHESIVE
ADJUSTABLE
ALUMINUM
ALTERNATE
ANODIZED
ACCESS PANEL
APPROXIMATELY
ARCHITECTURAL
ASBESTOS
ASSEMBLY
AUTOMATIC
PL
LC
ACOUS.
A.C.
A/C
A.B.
#
∅
@
&
ANGLE
CENTERLINE
DIAMETER OR ROUND
PERPENDICULAR
POUND OR NUMBER
PROPERTY LINE, PLATE
ANCHOR BOLT
AIR CONDITIONING
ASPHALT CONCRETE
ACOUSTICAL
AT
AND
FINISH GRADE
FLAT HEAD
FIXTURE
FLOW LINE
FLASHING
FLUORESCENT
FACE OF CONCRETE/FACE OF CURB
FACE OF FINISH
FACE OF STUD/FACE OF STRUCTURE
FACE OF MASONRY
FIREPLACE
FLOOR SINK
FOOT OR FEET
FOOTING
FURRING
FUTURE
GALVANIZED
GRAB BAR/GRADE BEAM
GENERAL
GROUND FAULT INTERRUPTG.F.I.
GEN.
G.B.
GALV.
GA.
FUT.
FURR.
FTG.
FT.
F.S.
FP.
GAUGE
F.O.M.
F.O.S.
F.O.F.
F.O.C.
FLUOR.
FLR.
FLASH.
F.L.
FIX./FIXT.
FIN.
F.H.
F.G.
FINISH
FLOOR
EQUIPMENT
EXISTING
EXHAUST
EXPOSED
EXTERIOR
FIRE ALARM
FLOOR CLEAN OUT
FLOOR DRAIN
FOUNDATION
FIRE EXTINGUISHER
FIRE EXTINGUISHER CABINET
EQPT./EQPM.
F.E.C.
F.E.
FDN.
F.D.
F.C.O.
F.A.
F.
EXT.
EXPO.
EXH.
EXST.
FIXED
SOUTHS.
SUPPLY AIR
SOLID CORE
SCHEDULE
SECTION
SHELF
SHEET
SHEATHING
SIMILAR
SOFFIT JOIST
SERVICE SINK
STATION
STANDARD
STEEL
STORAGE
STRUCTURAL
SUSPENDED
SYMMETRICAL
STAINLESS STEEL
SEAT COVER DISPENSER
SUB DRAIN/SOAP DISPENSER
S.S.
SUSP.
STRUCT.
STOR.
SYM.
STL.
STD.
STA.
S.SK.
S.C.D.
SHT'G.
SCHED.
S.D.
S.J.
SIM.
SHT.
SH.
SEC.
S.C.
S.A.
PLUMBING
PLYWOOD
POINT OF CONNECTION
PROJECTION
POINT
RETURN AIR
RADIUS
ROOF DRAIN
RECEPTACLE
RECTANGULAR
REFERENCE
REFRIGERATOR
ROOF DRAIN LEADER
REGISTER
REQUIRED
RESILIENT'
ROOM
REDWOOD
REINFORCEMENT
ROUGH OPENING
RETAIN(ING), RETURN
RECT.
REINF.
RESIL.
REQ'D.
REFR./ R/F.
RET.
R.O.
RWD.
RM.
REG.
REF.
R.D.L.
RECPT.
PROJ.
PLYWD.
PLUMB.
R.D.
RAD.
R.A.
PT.
PR.
PNT.
PAIR
MOUNTEDMTD.
MULLION
NORTH
NATURAL
NUMBER
NOMINAL
NOT TO SCALE
OVER
OVERALL
OBSCURE
OFFICE
OPENING
OPPOSITE
PERIMETER
PLATE/PROPERTY LINE
PLASTER
NOT IN CONTRACT
NATURAL GRADE
OVERFLOW DRAIN
PLASTIC LAMINATE
OUTSIDE DIAMETER (DIMENSION)
O/.
P.LAM.
O.F.D.
PERIM.
OPNG.
O.D.
PLAS.
PL.
OPP.
OFF.
OBS.
O.A.
N.G.
N.I.C.
N.T.S.
NOM.
NO.
NAT.
N.
MUL.
MATERIAL
MAXIMUM
MECHANICAL
MEMBRANE
METAL
MAN HOLE
MINIMUM
MIRROR
MOSAIC
MEDICINE CABINET
MANUFACTURER
MISCELLANEOUS
MASONRY OPENING
MAX.
MEMB.
MECH.
M.O.
MISC.
MFR./MFGR.
M.C.
MOS.
MIR.
MIN.
M.H.
MET./MTL.
MAT.
TYPICALTYP.
UNIFORM BULIDING CODE
UNDERWRITER'S LABORATORY
UNLESS NOTED OTHERWISE
VENT THROUGH ROOF
WEST, WIDE, WIDTH
V.T.R.
WP.
W.I.
W.C.
W.H.
W.
WD.
W/.WITH
WOOD
WATER HEATER
WATER CLOSET
WROUGHT IRON
WATERPROOF
U.N.O.
U.L.
U.B.C.
VERT.
VENT.
UR.
UNF.
U.UNDER
UNFINISHED
URINAL
VENTILATING
VERTICAL
TOP OF PAVING
TOP OF STRUCTURE/SLAB
TONGUE AND GROOVE
TOP OF CURBT.C.
T.&G.
T.W.
T.O.S.
T.PL.
T.P.
TER.
TEMP.
TEL.
T.CL.
TRANS.
THK.THICK
TRANSFORMER
TIME CLOCK
TELEPHONE
TEMPERED
TERRAZZO
TOP OF PLATE
TOP OF WALL
T.TREAD
PAINT(ED)
P.O.C.
EQ.EQUAL / EQUIVALENT
FIELD VERIFYF.V.
(E.)EXISTING
NEW(N.)
VER.VERIFY
FACTORYFAC.
B.O.BY OWNER/BY OTHERS
GENERAL CONTRACTORG.C.
APPV'D.APPROVED
BEL.BELOW
ON CENTERO.C.
ABV.ABOVE
HDR.HEADER
SELECTEDSEL.
METAL BOLTM.B.
PARALLEL STRAND LAMINATEPSL.
ROOF RAFTERR.R.
/CEILING JOIST
FLOOR JOISTF.J.
SIMPSONSIMP.
T.S.TOP OF STEP
UNDERGROUNDU.G.
V.VERTICAL
W.W.M.WELDED WIRE MESH
EACH WAYE.W.
DECO.DECORATIVE
EXISTING GRADEE.G.
GRADE PLANEG.P.
61. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE
NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING.
62. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING
STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE.
63. CONSTRUCTION PERSONNEL SHALL BE CONFINED TO THE LIMITS OF THE CONSTRUCTION AREA. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED.
CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION.
64. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL
COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES.
65. CONTRACTOR SHALL PROVIDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE
CAUSED BY INSUFFICIENT PROTECTION.
66. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS.
67. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO
PROCEED, SIGNED BY THE ARCHITECT & OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR.
68. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRUCTION ARE REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND
COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE
SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR IT'S
SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY. SPECIFIC SEQUENCES OR
METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED.
69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER'
ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPORT THE IMPOSED LOAD.
70. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE
MANUFACTURERS.
71. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES.
72. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE
MANUFACTURERS.
73. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL, LANDSCAPE, ARCHITECTURAL, MECHANICAL, PLUMBING
ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES, OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE
CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND
REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST.
74. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED ARES, CLEAN ALL FLOORING, MILLWORK, LIGHT FIXTURES, GLASS, ETC. AND UNCOVER AND VACUUM OUT
ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN.
GENERAL NOTES CONTINUED
PARCEL MAP 3
NO. REVISION DATE
34
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
T-1.2
03/22/2019
2018-30SUPPLEMENTAL NOTES &DOCUMENTSBAY FRONT TRADITIONAL
BAY FRONTTRADITIONALSOUTH BAYFRONTWATERPOINTE, LLC.610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
400 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITH
CAL GREEN -RESIDENTIAL MANDATORY MEASURES
RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS
2
1
3
NO. REVISION DATE
35
11/5/2018
36
DW T
UP
UP
UP
UP
UPUP
UP
UP
464 SF
GARAGE
1029 SF
FIRST FLOOR
16' - 8 1/2"15' - 2"10' - 11 3/4"6' - 1 3/8"18' - 5 1/8"1' - 9 1/2"
1' - 3 1/2"
1' - 9 1/2"
7 3/4"11 1/4"1' - 0 1/2"9' - 0"1' - 0 1/2"1' - 2"16' - 8 1/2"15' - 2"10' - 11 3/4"2' - 9"
8 1/4"
2' - 8 1/8"
16' - 0 3/8"2' - 7 5/8"17' - 0"2' - 8 1/8"23' - 9 1/4"18' - 11 3/8"13' - 0"9' - 11 3/4"22' - 2 1/4"12' - 2 1/2"7 3/4"
A
B
C
D
E
F
G
H
I
J
K
L
M
N
118 SF
L1
61 SF
L2
62 SF
L3
53 SF
ENTRY
214 SF
PATIO
O
P
7' - 9"4' - 5 1/2"8' - 9 7/8"24' - 0 3/8"1
2
1421 SF
SECOND FLOOR
3' - 9"
8 3/8"16' - 0 1/8"13' - 4 1/2"6' - 10 3/4"8' - 1 1/2"22' - 11 1/4"1' - 11 3/4"
3' - 1 3/4"
8 3/8"16' - 0 1/8"15' - 2"10' - 11 3/4"2' - 3"
10' - 9 1/4"9' - 6"1/2"22' - 3 1/4"1' - 8 5/8"22' - 3 1/4"22' - 8 1/4"1' - 1"4' - 2 7/8"5' - 1 7/8"5' - 1 1/2"5 3/8"14' - 11 5/8"1' - 0 1/8"12' - 7 5/8"23' - 8 3/8"22' - 11 1/4"1' - 11 3/4"
264 SF
M. BALCONY
A
B
C D
E
F
G
H
I
J
K
L
M
5' - 0"
4' - 3 7/8"8' - 9 7/8"24' - 0 3/8"8' - 2"1
2
275 SF
THIRD FLOOR
5' - 1 1/8"10' - 9 1/4"7' - 8 3/8"18' - 9 1/2"5' - 6 7/8"5' - 6"6' - 1 1/2"7' - 10"
459 SF
VIEW DECK
198 SF
ROOF DECKA
C
B
D
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-0.1
05/01/2019
2018-30BUILDING AREA PLANSBAY FRONT TRADITIONAL
BAY FRONTTRADITIONALSOUTH BAYFRONTWATERPOINTE, LLC.610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660FIRST CHECK
400 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITH
1/8" = 1'-0"1 FIRST FLOOR (T.O.S.)
1/8" = 1'-0"2 MASTER FLOOR T.O.S. (TYP.)
1/8" = 1'-0"3 THIRD FLOOR T.O.S.
BUILDING AREA SCHEDULE
Name AREA COMMENTS
FIRST FLOOR 1029 SF
SECOND FLOOR 1421 SF
THIRD FLOOR 275 SF
2724 SF
GARAGE 464 SF
464 SF
GRAND TOTAL 3188 SF
OUTDOOR AREA SCHEDULE
NAME AREA COMMENTS
ENTRY 53 SF COVERED
VIEW DECK 459 SF
ROOF DECK 198 SF
710 SF
PATIO 214 SF PARTIALLY COVERED
M. BALCONY 264 SF COVERED
478 SF
GRAND TOTAL 1188 SF
LOT INFORMATION:
FIRST FLOOR PLAN
A
B
C
D
E
16' -8 1/2" X 2' -7 5/8" = 44.03
16' -0 3/8" X 17' -0" = 272.53
16' -8 1/2" X 2' -7 5/8" = 44.03
15' -2" X 23' -9 1/4" = 360.52
F
10' -11 3/4" X 18' -11 3/8" = 208.03
6' -1 3/8" X 9' -11 3/4" = 61.01
TOTAL: 1,029 SF
ZONED: R-BI
SITE AREA:2630 S.F. BUILDABLE AREA: 1992 S.F.
TOTAL ALLOWABLE AREA: 1.5 x 1992 S.F. = 2988 S.F. +200 S.F. = 3188 S.F.
REQ'D OPEN VOLUME = 1992 S.F. X .15 = 298.8 S.F. (7'-6" HT MIN.)
OPEN VOLUME PROVIDED = 478 > 298.8 S.F.
G
H
2' -9" X 13' -0" = 35.75
0' -8 1/4" X 4' -5 1/2" = 3.06
GARAGE FLOOR PLAN
I
J
K
L
M
18' -5 1/8" X 22' -2 1/4" = 408.85
1' -9 1/2" X 1' -0 1/2" = 1.86
1' -3 5/8" X 9' -0" = 11.71
1' -9 1/2" X 1' -0 1/2" = 1.86
N
0' -7 3/4" X 0' -11 1/4" = .60
0' -7 3/4" X 1' -2" = .75
TOTAL: 464 SF
O
P
2' -8 1/8" X 12' -2 1/2" = .32.68
0' -8 1/4" X 7' -9" = 5.32
SECOND FLOOR PLAN
A 0' -8 3/8" X 2' -7 5/8" = 1.83
B 0' -8 3/8" X 2' -7 5/8" = 1.83
C 16' -0 1/8" X 22' -3 1/4" = 356.56
D 11' -4 3/4" X 22' -8 1/4" = 258.54
E 15' -2" X 1' -1" = 16.43
F 8' -10 1/2" X 4' -2 7/8" = 37.62
G 4' -4 1/2" X 5' -1 5/8" = 22.46
H 8' -10 1/2" X 5' -1 1/2" = 45.48
I 3' -1 3/4" X 0' -5 3/8" = 1.40
J 8' -1 1/2" X 14' -11 5/8" = 121.62
K 2' -3" X 1' -0 1/8" = 2.27
L 22' -11 1/4" X 23' -8 3/8" = 543.57
M 1' -11 3/4" X 12' -7 5/8" = 25.00
TOTAL: 1,435 SF
THIRD FLOOR PLAN
A 5' -1 1/8" X 6' -1 1/2" = 31.19
B 10' -9 1/4" X 5' -6 7/8" = 60.02
C 7' -10" X 5' -6" = 43.08
D 7' -8 3/8" X 18' -9 1/2" = 144.65
TOTAL: 279 SF
NO. REVISION DATE
OPEN AREA CALCS
1
2
24' -0 3/8" X 8' -9 1/8" = 210.25
24' -0 3/8" X 4' -3 7/8" = 103.75'/2= 51.88'
TOTAL: 262.13 SF
OPEN AREA CALCS
1
2
24' -0 3/8" X 8' -9 7/8" = 211.94
24' -0 3/8" X 4' -3 7/8" = 103.81'/2= 51.90'
TOTAL: 263.84 SF
OUTDOOR CALS
VIEW DECK 457
ROOF DECK 195
TOTAL: 652 SF
37
UP
UP
UP
UP
UP
EXISTING
BUILDING
GP &
SIGN
6' TALL
WDF
PLANTER
PLANTERPLANTER
PROPERTY
LINE
PROPERTY
LINEBULKHEAD
SAND
PLANTERSTAIRS
WV
6' TALL
WDF
FOUND
MONUMENT
LOTS 1 & 2
SECTION 1
BALBOA ISLAND
BLOCK 7
M.M. 3/42
SOUTHBAY FRONT(5.98)
FS
(6.08)FS
(6.09)FS (6.12)FS
(6.15)
FS
(7.42)FS(7.41)
FS
(7.43)
FF
(7.38)
FS
(7.40)
(7.25)
FS
(7.42)FF
(7.24)
NG
(7.06)
NG
(6.87)
NG
(6.34)
AC
(6.41)
AC
(6.78)NG
(7.20)TW
(6.17)FS
(7.27)TW
(6.13)FS
(6.16)FS
(6.03)
FS
(6.06)FS
(7.25)TS
(6.31)AC(6.48)
AC
(6.10)FS
(7.31)
FS (7.38)
FS
(5.71)
(7.41)FS (6.29)
GP FS
(6.23)
FS
(5.89)
FL
(5.68)
FL(6.06)
GM
(6.54)
AC
(7.43)TS (6.94)
FS(8.96)
TBH
(8.96)
TBH
(8.97)
TBH
(7.02)FC
(5.90)FS
(7.02)FC
(5.77)FS
(7.04)FC
(5.80)FS
(6.23)
FS
(6.15)FS
(6.07)TC
(5.81)FS(7.10)
TS
(32.83)
CHIMNEY TOP
N35°58'27"E 86.30'N43°49'20"W 61.02'N43°50'00"W 61.05'UP
UP
DW T
UP
UP
UP
R.Y.S.B.
5' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"PEARL AVENUE
S. BAY FRONT ALLEY2' - 6"
N36°51'17"E 86.30'
N36°52'30"E 86.30'N43°49'20"E30.49'N43°49'20"E30.52'C.L. TO P.L.20' - 0"C.L. TO P.L.
7' - 6"
9.00' T.O.S.
9.00' T.O.S.
GREAT ROOM
LOUNGE KITCHEN
DINING ELEV.FOYER
STAIRS
2- CAR GARAGE
POWDER
ENTRY
2
21
1 F.O.F.3' - 10 1/8"4' - 0 1/8"F.O.F.3' - 2 1/8"3' - 2 5/8"F.O.F.4' - 8 1/8"4' - 8 5/8"F.O.F.2' - 2 7/8"2' - 4 7/8"F.O.F.4' - 8 1/8"4' - 8 5/8"F.O.F.3' - 0"3' - 0 1/2"F.O.F.3' - 0"3' - 0 1/2"F.O.F.3' - 9 1/2"3' - 10"F.O.F.
4' - 6 1/2"
4' - 7"
F.O.F.
3' - 3 1/4"
3' - 5 1/4"
5' - 4 3/4"8' - 0 1/2"F.O.F.8' - 0"1
1
1
1
1
1
2
2
33
3 3
1' - 7 7/8"
F.O.F.
1' - 7 3/8"F.O.F.4' - 4 1/8"4' - 4 5/8"8' - 3 5/8"
F.O.F.
8' - 3 1/8"
8' - 3 5/8"
F.O.F.
8' - 3 1/8"F.O.F.6' - 0 1/4"6' - 0 3/4"5' - 4 1/2"
SLOPE PER CIVIL3' - 0 1/2"F.O.F.3' - 0"4
5
6
7
7
88 8
9 9
10
10
11
1212
12
12
1314
15
16
16
16
17
17 17
18
18
18
18
1818
18
18
18
19
CLR.21' - 2 1/4"CLR.
19' - 8"
CLR.
21' - 0"
12.94' T.W.12.94' T.W.
8.00' T.O.W.
8.00' T.O.W.
10.00' T.O.R.
10.71' T.O.P.
10.71' T.O.P.10.00' T.O.R.
10.71' T.O.P.
20
21
21
22
CLR.3' - 0"CLR.
3' - 0"
232323
23
23
24
25
26
PLANTERPLANTERL
L
L
L
L
LL
L
LL
L
L
L
L
L
LL
L
L
L
L
LLLL
L L L
L
L
L
L
L
L
L
L
L
L
L
L
L
L
L
L
L
L
L
L
L L
L
L
L
L
L
L
L
L
L
L
L
L
L
L L
L
L
L
L
L
L
L
L
L
L
L
L
L
NEARBY 6.94 FSNEARBY 6.94 FSNEARBY 7.38 FSNEARBY 7.31 FS
NEARBY 6.03 FS
NEARBY 6.87 FS
NEARBY 6.87 FS
NEARBY 6.17 FS NEARBY 6.17 FS NEARBY 6.15 FS
NOTE; ENCROACHMENT PERMIT AGREEMENT
IS REQ'D. FOR ANY WORK PROPOSED IN THE
PUBLIC R.O.W. ALL NON-STANDARD
IMPROVEMENTS SHALL COMPY WITH CIY
COUNCIL POLICY L-6.
NOTE; ENCROACHMENT PERMIT AGREEMENT
IS REQ'D. FOR ANY WORK PROPOSED IN THE
PUBLIC R.O.W. ALL NON-STANDARD
IMPROVEMENTS SHALL COMPY WITH CIY
COUNCIL POLICY L-6.
26
26
NEARBY 6.87 FS
S. BAY FRONT27
SLOPE PER CIVIL
28
13.00' T.W.13.00' T.W.
8.92' T.O.W.
29 29 29
21
20
18
8.92' T.O.W.
30
30
30
TRASH AREA
31
32
32
32
32
33
3434
35
35
PATIO
36
36
37
3839
38 39
39
C.C.
38
40
6.87'
6.15
6.317.31
LAVANDULA SPP. LAVENDER (LOW WATER USE)
PLANT LEGEND
L
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-0.0
03/22/2019
2018-30ARCHITECTURAL SITE PLANBAY FRONT TRADITIONAL
BAY FRONTTRADITIONALSOUTH BAYFRONTWATERPOINTE, LLC.610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
400 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITH
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-0.0
03/22/2019
2018-30ARCHITECTURAL SITE PLANBAY FRONT TRADITIONAL
BAY FRONTTRADITIONALSOUTH BAYFRONTWATERPOINTE, LLC.610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
400 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITH
KEYNOTE LEGEND
1 PROPERTY LINE
2 REAR YARD SETBACK
3 SIDE YARD SETBACK
4 (E.) WATER VALVE (REF. SURVEY & CIVIL DWGS.)
5 (E.) GAS METER(S) - REF. CIVIL DWGS.
6 STREET SIGN - PROTECT IN PLACE
7 CENTERLINE OF ALLEY
8 CENTERLINE OF STREET
9 (E.) STREET TREE TO REMAIN - PROTECT IN PLACE
10 TRASH BIN - PROTECT IN PLACE
11 (E.) STORM DRAIN VAULT - (REF. CIVIL DWGS.)
12 CURB
13 (E.) PLANTER - TO BE REMOVED
14 (E.) STAIR TO REMOVE
15 (E.) SEWER M.H. (REF. SURVEY & CIVIL DWGS.)
16 (E.) BULK HEAD
17 (E.) WALL TO BE REMOVED
18 OUTLINE OF EXISTING BUILDING - TO BE DEMOLISHED
19 (E.) STREET LIGHT PULL BOX, PROTECT IN PLACE
20 INTERIOR STAIRS/STEPS - REF. PLANS
21 CONCRETE STEPS ON GRADE - REF. CIVIL DWGS.
22 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) -
VERIFY LOC'N. W/. SO. CA. EDISON
23 (E.) SIDEWALK - NOT A PART
24 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS
25 HARDSCAPE - COLORED & SCORED CONCRETE (AS SELECTED) PER. LAND. DESIGNER
26 HARDSCAPE - STONE PAVERS (AS SELECTED) PER. LAND. DESIGNER
27 (N.) DRIVEWAY APPROACH & CURB CUT, STANDARD CONC. PER CNB STANDARDS - REF. CIVIL DWGS.
28 (N.) GATE - PER LANDSCAPE DESIGNER (MAX. 5' - 6" HT. ABOVE NATURAL GRADE)
29 PROPERTY LINE FENCE (NEW) O. 6" CURB FOUNDATION, WOOD TO MATCH - (MAX. 6' ABV. N.G.)
30 GUTTER
31 TRASH LOCATION - SCREEN FROM STREET AS NEEDED
32 (N.) LANDSCAPE WALL (MAX. 42 ABV. N.G.) - FINISH TO MATCH AS SEL.
33 CURB - TO BE REMOVE
34 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT.
REQ'D. BY C.N.B.) SEP. PERMIT REQ'D, REF. 7/T-1 DEF. SUBMT'L. #2
35 (E.) GUARD POST TO BE REMOVED
36 EXTERIOR GLASS GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 4 & 13/AD-1
37 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED
ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005)
38 DRAIN LINE - IN WALL/FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.)
39 OVERFLOW DRAIN LINE - IN WALL/ FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.)
40 FIREPLACE - PREFABRICATED, GAS ONLY - MASON-LITE FIREPLACE, MODEL 'BURNTECH GBVS49' ICC# ESR-2401
[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. GASEOUS FUEL
BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE
CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.)
TRUE NORTH
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.)
TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY
CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
1/4" = 1'-0"1 ARCHITECTURAL SITE PLAN
PROJECT NORTH
LANDSCAPE NOTES:
1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W.
2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING
AREAS WITH REPECTIVE HEIGHTS AND MATERIALS.
GENERAL NOTE:
SEE SHEET A-3 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.
1/8" = 1'-0"2 GRADE PLANE EXHIBIT
NOTES:
1. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS,
AND SERVICES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION
ELEMENTS AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN.
2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR.
3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE
ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL-
OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK.
4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH
THE NATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND
STRUCTURES. THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR ALL
COSTS INCURRED DUE TO DAMAGE AND/OR REPLACEMENT OF SAID UTILITIES,
INCLUDING DELAYS.
5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT
DOCUMENTS AND/OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL
COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER
(JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT IMMEDIATELY. ALL WORK
RELATED TO THE PROBLEM ARE SHALL CEASE UNITIL THE DISCREPANCIES HAVE
BEEN RESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE
ARCHITECT IN WRITING. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION
OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE.
6. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE
APPLICANT/OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIC PROPERTY
ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER.
7. CONTRACTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY
CODES AND REQUIREMENTS. CONTRACTOR SHALL BRING TO THE ATTENTION OF
THE OWNER AND THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION ANY
KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND
THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS'
ASSOCIATION.
8. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND
OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN
CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS.
9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE
CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR
BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED
TO COMPLETE THIS PROJECT.
10. CONTRACTOR SHALL INSTALL THIS PROJECT UTILIZING THE LANDSCAPE
INDUSTRIES'S B.M.P. BEST MANAGEMENT PRACTICES.
GENERAL MATERIAL SPECIFICATION:
1. GROUT CELLS WITH REINFORCED CEMENT PER ASTM C150. 1
PART PORTLAND CEMENT, 2 TO 3 PARTS LOOSE SAND, 2 PARTS
COARSE AGGREGATE.
2. REINFORCING: FS = 20,000 PSI ASTM A615 GRADE 40.
3. MASONRY: FC = 1,500 PSI GRADE 'A' PER ASTM C150.
4. CONCRETE: FC = 3,500 PSI AT 28 DAYS CEMENT PER ASTM C150.
5. POUR ALL WALL FOOTINGS AGAINST NATURAL UNDISTURBED
EARTH.
6. TELEPHONE LANDSCAPE ARCHITECT IF SITE CONDITIONS ARE
NOT AS SHOWN.
PROJECT HARDSCAPE MATERIALS:
STONE SHOULD MATCH THE STONE USED ON THE HOUSE.
PAVING STONE SHALL BE SHADOW GRAY
SANDSTONE/QUARTZITE.
ALL GROUT JOINTS SHALL BE PIGMENTED PER ARCH./G.C.
APPROVAL.
ALL HARDSCAPE MATERIAL SHALL RECEIVE 6 MIL. VISQUEEN ON
UNDER SIDE FOR WATERPROOF PROTECTION.
TOTAL LANDSCAPING AREA: 223 SQFT
**ALL PLANTS TO BE DROUGHT-TOLERANT NON-INVASIVE PLANT SPECIES. PLANT HEIGHT 42" MAX.
A
6.87'
7.31'
6.15'
6.31'
26.64 / 4 = 6.66' GP
NO. REVISION DATENO. REVISION DATE
38
39
40
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-1.0
03/22/2019
2018-303-DIMENSIONAL VIEWSBAY FRONT TRADITIONAL
BAY FRONTTRADITIONALSOUTH BAYFRONTWATERPOINTE, LLC.610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
400 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITH
2 EAST AXON
4 SOUTH AXON 3 WEST AXON
1 NORTH AXON
NO. REVISION DATE
41
UP
DW T
UP
UPDN
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. 5/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
WINDOW WALL TAG -REFERENCE SHEET A-7.01i
1.PROVIDE WHOLE BUILDING MECHANICAL
VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION
4, WITH EXCEPTION THAT NATURAL VENTILATION
THROUGH DOORS AND WINDOWS IS NOT AN
ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING
VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION
152(a)). FOR CONTINUOUS WHOLE-BUILDING
VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1
CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA
PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT
PER BEDROOM +1). VENTILATION TO BE PROVIDED BY
EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND
SUPPLY AIR.
2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM
VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF
WHOLE-BUILDING VENTILATION REQUIREMENT).
MECHANICAL VENTILATION NOTE:
CALCULATIONS:
UNIT: 2,743 S.F.
(0.03)2,743 S.F.+ [7.5 CFM x OCC. (BED. +1)] =
82.29 CFM + (7.5 x 4) = 112.29 CFM REQ'D.
A-4.02
A-4.0
A-4.0
A-4.0
4
3
1
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
3
A-5.0
3
A-5.0
GREAT ROOM
LOUNGE
DINING
KITCHEN
FOYER
ELEV.
STAIRSC.C.
POWDER
2- CAR GARAGE
ENTRY
PATIO
2
21
1
5' - 4 5/8"8' - 3 5/8"68' - 0 1/2"4' - 7"
6' - 7 3/4"16' - 9"17' - 1 1/2"11' - 8 3/4"22' - 5 1/4"
3' - 11 1/4"5' - 6 1/8"2' - 3 3/8"4' - 1 3/8"18' - 3 7/8"1' - 2"4' - 11 3/4"6"4' - 0 1/8"22' - 2 1/4"3' - 10"11' - 1 1/4"11' - 1"1' - 2"9' - 0"11 1/4"1' - 0 1/2"9' - 0"1' - 0 1/2"3
2
321
9
R @ 0' -9 3/8"3
7
1
87
65
6
5
10
4
8
8' - 3 5/8"69' - 2 1/4"3' - 5 1/4"5' - 4 3/4"
6' - 7 3/4"16' - 8 1/2"15' - 2"10' - 11 3/4"5' - 7 1/4"20' - 8 3/4"
1' - 2"4' - 11 3/4"6"3' - 3 3/8"2' - 9"5' - 4"2' - 9"2' - 7 1/8"2' - 7"10' - 0"2' - 7"1' - 0"6' - 10 3/4"2' - 1"1' - 0"4' - 0 3/8"1' - 6 7/8"7' - 2 1/8"8' - 9"4' - 9 3/4"
3 3/4"4' - 9 1/2"2' - 9 1/2"2' - 6"7"3' - 10"7' - 9"2' - 7 1/2"1' - 10 5/8"9' - 11 1/8"4' - 0 1/8"4' - 8 5/8"22' - 3 1/4"3' - 0 1/2"1' - 4 1/8"18' - 5"2' - 6 1/8"2' - 3 5/8"1' - 2"17' - 3"1' - 2"1' - 4 1/8"1' - 2"1 1/2"17' - 0"1 1/2"1' - 2"1' - 4 1/8"2' - 4 7/8"2' - 3 5/8"3' - 2 1/8"1' - 6 1/2"19' - 7 5/8"2' - 7 5/8"3' - 0 1/2"10 3/8"2' - 6 1/2"2' - 3"5' - 3 1/2"1' - 11 1/8"1' - 7 5/8"2' - 6 7/8"4' - 0"1' - 0"3' - 0 1/2"4' - 9 7/8"5' - 11 3/8"4' - 3 1/2"5' - 10 3/4"1' - 10 7/8"4' - 3 1/2"CLR.30" MIN.CLR.
2' - 7 3/4"
CLR.
3' - 6"TYP.11"CLR.3' - 6"CLR.
3' - 6"CLR.3' - 6"CLR.3' - 6"TYP.
11"
SLOPE PER CIVIL
1
2 3
1
2 3
4 523
6
7
3
8
9
2
10
10
11
12
13
14
15
16
R.Y.S.B.
5' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"NOTE: PROVIDE MIN 5/8" TYP 'X' ON ALL GARAGE WALLS
17
17
17
17
17
18
19
19
19
19
2021
BUILT-IN2223
CLR.
4' - 4 3/4"CLR.5' - 0 5/8"24
25
CLR.21' - 1"CLR.
19' - 8"
CLR.
20' - 1"1' - 1 3/4"
3' - 5 1/4"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"9.00' T.O.S.
9.00' T.O.S.
9.00' T.O.S.
4
1' - 0"CLR.3' - 0"CLR.
3' - 0"
11BUILT-IN48
50
50
50
50
51513535
3551
51
51
5"
1
A-5.1
1
A-5.1
2
A-5.1
2
A-5.1
3
A-5.1
3
A-5.1
8
AD-1
8
AD-15
AD-1
7
AD-1
7
AD-1
7
AD-1
8
AD-1
AD-1
22
AD-1
18
AD-1
1814
AD-1
9
AD-1
A-4.02
A-4.0
A-4.0
A-4.0
4
3
1
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
3
A-5.0
3
A-5.0
MASTER BATH
W/C.BATH #2
ELEV.W.I.C.
BEDROOM #2
BEDROOM #3
BATH #3W.I.C.LAUNDRY
STAIRS
MECH.
W.I.C.
MASTER SUITE
M. BALCONY
2
21
1
5' - 4 5/8"8' - 3 5/8"68' - 0 1/2"4' - 7"
6' - 7 3/4"16' - 9"13' - 4"3' - 9"11' - 3 1/4"9' - 9 3/4"5' - 5 1/4"7' - 8 1/4"
4' - 9 7/8"2' - 10 3/8"2' - 3 7/8"8' - 11 3/8"5' - 1 7/8"4' - 7 7/8"3' - 5 3/8"10' - 6"2' - 9 5/8"1' - 2"4' - 11 3/4"6"
8' - 3 5/8"70' - 0 1/4"2' - 7 1/4"5' - 4 3/4"
6' - 7 3/4"16' - 8 1/2"15' - 2"10' - 11 3/4"13' - 7 1/4"13' - 6 3/4"
4' - 0 5/8"5' - 6"4' - 0 1/8"6 1/2"2' - 2 5/8"1' - 3"5' - 6"1' - 3"2' - 10 1/8"1' - 2"4' - 11 3/4"6"3' - 3 3/8"3' - 10"3' - 2"3' - 10"2' - 7 1/8"3' - 10"7' - 6"3 5/8"3' - 6 3/8"3 3/4"2' - 8"4' - 11 3/4"3' - 0 1/4"3' - 3 1/2"23' - 8 3/8"3' - 0 1/2"12' - 7 5/8"11' - 0 3/4"6' - 1 1/2"1' - 3 1/4"3' - 7 7/8"2' - 4 3/4"7' - 10 1/8"2' - 4 3/4"9 1/2"11 12 13
14 15
16 17
18
19
20
109
12
11
25 24
15
14
17
18
19
21
20
25
13
24
22
23
21224' - 8 5/8"22' - 3 1/4"3' - 0 1/2"2' - 7 5/8"8' - 6"8' - 6"2' - 7 5/8"1' - 4 1/8"1' - 2"1' - 4 1/8"1' - 2"162' - 4 7/8"2' - 3 5/8"1' - 6"10' - 0"3' - 10 3/4"8' - 4 1/2"1' - 9 5/8"1' - 9 5/8"5' - 1 1/8"3' - 11 3/8"
6 1/8"
5' - 10 5/8"4' - 9 1/2"
6' - 5"3' - 4 3/8"9' - 8 3/8"
5' - 0 5/8"4' - 9 1/8"1' - 6 1/2"2' - 2 1/8"3' - 8 3/4"5' - 8 1/8"
1' - 11 3/4"2' - 7 1/4"
5' - 1 1/8"8' - 2"2' - 0 3/4"2' - 11 1/8"4' - 3 1/8"3' - 1 3/4"9 1/2"4' - 8 5/8"1' - 11 1/8"4' - 2 7/8"1' - 1"1' - 8 3/8"9 1/8"7' - 10 1/8"2' - 2"9 1/8"CLR.11' - 6 3/8"7:12 7:12
CLR.
ø 30
CLR.
30" MIN.
CLR.
30" MIN.
1
2
9
8
26
7
CLR.
30" MIN.CLR.3' - 5 3/8"27
27
7 2 9 8
CLR.
3' - 6"
CLR.
3' - 6"TYP.11"TYP.
11"
CLR.
3' - 6"CLR.3' - 6"TYP.11"CLR.
3' - 6"
1 1
7 CLR.2' - 6"CLR.
4' - 5 1/4"
2 9 8
SEAT 28
28
28
SEATSEATCLR.
4' - 4 3/4"CLR.5' - 0 5/8"CLR.
2' - 6"CLR.3' - 0 1/4"R @ 0' -7 5/8"15 R @ 0' -7 1/2"15
11 29
12
12
12
30
30
30
2
31
3
8
32
33
2% MIN2% MIN2% MIN
2% MIN34
35
R.Y.S.B.
5' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"36
36
36
17
17
17
18
18
1919
19
41
42 43
40
18.58'
19.58'
R @ 0' -6"2CLR.3' - 6"TYP.
11"
18.58'
45 23
1' - 10 1/2"1' - 10 1/2"
CLR.3' - 7"
CLR.
6' - 0"CLR.4' - 3 1/2"21' - 2"1' - 6"2' - 6"8' - 0"2' - 6"1' - 6"
47
1
12 MAX6"52 MAX.6"1
A-5.1
1
A-5.1
2
A-5.1
2
A-5.1
3
A-5.1
3
A-5.1
14
AD-1
13
AD-1
13
AD-1
13
AD-1
AD-1
17
AD-1
17
AD-1
17
MECH. SHAFTMECH. SHAFT5
AD-1
AD-1
18
A-4.02
A-4.0
A-4.0
A-4.0
4
3
1
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
3
A-5.0
3
A-5.0
BATH #4
BONUS ROOM
STAIRS
ELEV.
ROOF DECK
VIEW DECK
2
21
1 6:126:126:126:126:127:12 7:12 7:127:127:127:127:127:12
7:1212:12
12:1212:128' - 2 3/8"21' - 10"7' - 2"11' - 7 1/2"3' - 0"2' - 10"5' - 9 1/2"3' - 0 1/2"18' - 9 1/2"8' - 2 3/8"7' - 5 1/8"11' - 4 3/8"5' - 6 1/8"5' - 10 1/4"5' - 4 5/8"37' - 6 1/2"23' - 6 3/4"19' - 9 7/8"
4' - 7 1/8"11' - 3 1/4"7' - 8 3/8"
2' - 3 5/8"8' - 2 1/4"5' - 4 5/8"5' - 6 1/4"2' - 2 1/8"
SPA
(BY SEP. PERMIT)
NOT TO EXCEED MAX FLAT
PATH OF EGRESS
25' - 8 1/2"
PATH OF EGRESS
3' - 5 1/4"PATH OF EGRESS6' - 6"PATH OF EGRESS
4' - 7 1/4"PATH OF EGRESS2' - 11 7/8"CLR.
30" MIN.
37' - 6 1/2"23' - 6 3/4"19' - 9 7/8"5' - 4 3/4"
7' - 8 7/8"15' - 9 7/8"
2' - 11 3/8"4' - 9 1/2"2' - 10 1/8"9' - 11 1/8"3' - 0 5/8"
2 % MIN2 % MIN 2 % MIN2 % MIN2 % MIN
2 % MIN2 % MIN2 % MIN 2 % MIN2 % MIN2 % MIN 2 % MIN2 % MIN
2 % MIN2 % MIN
2 % MIN2 % MIN2 % MIN
2 % MINCLR.
ø 3' - 0"
PATH OF EGRESS
25' -8 1/2" + 3' -5 1/4" + 6' -6" + 4' -7 1/4" +2' -11 7/8" = 35' -10 7/8"
CLR.
4' - 4 3/4"CLR.5' - 0 3/4"MECH.CLR.2' - 6"CLR.
4' - 3 3/8"
7
927 2
26
28 29
28
29 27
3031
CLR.
3' - 6"
TYP.
11"CLR.3' - 6"TYP.11"CLR.
3' - 6"TYP.11"CLR.3' - 6"CLR.
3' - 6"CLR.3' - 6"CLR.
3' - 6"
26
R @ 0' -7 1/2"15
12 37
38
FIRE PIT
(BY SEP. PERMIT)
39
11
6
40
40
4040
40 40
4343
44 44
44
44
44
44
44
44
4430' - 0 3/8"DN.
UP
SEAT
46
49
49
11
7:12 7:12
6:12
6:12
46
46
1
1
A-5.1
1
A-5.1
2
A-5.1
2
A-5.1
3
A-5.1
3
A-5.1
16
AD-1
15
AD-1
15
AD-1
AD-1
11
AD-1
11
AD-1
11
14
AD-1
14
AD-1
9
AD-1
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-2.0
05/01/2019
2018-30FLOOR PLANBAY FRONT TRADITIONAL
BAY FRONTTRADITIONALSOUTH BAYFRONTWATERPOINTE, LLC.610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660FIRST CHECK
400 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITH
STAIRWAY NOTE:
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE PER CRC R303.7
KEYNOTE LEGEND
1 FURNISHINGS - AS SELECTED
2 COUNTERTOP - AS SELECTED
3 BASE CABINET - BUILT-IN, FINISH AS SEL.
4 DOUBLE OVEN - AS SELECTED
5 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS.
6 RESIDENTIAL ELEVATOR - 'GARAVENTA LIFT, UPGRADE DOOR PACKAGE STYLE 5,' SHAFT SIZE = 62" X 63 1/2" CLEAR,
SLAB DEPRESSION REQ'D PER MFGR. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION
7 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO.
8 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL.
9 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER)
10 WATER HEATER - TANK-LESS (ON DEMAND) WALL-MOUNT +44" MIN., 'TAKAGI' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR.
(PROVIDE ADEQUATE N.G. CONN.) VENT THROUGH ROOF
11 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
12 INTERIOR HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9/AD-1
13 ENCLOSED USEABLE SPACE UNDER STAIRWAY USE 5/8" TYPE 'X' GYP. BD. FINISH TYP. (1/2" MIN.) (CRC R302.7)
14 REFRIGERATOR - VERIFY APPLIANCE W/. OWNER
15 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS
16 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY
LOC'N. W/. SO. CA. EDISON
17 PROPERTY LINE
18 REAR YARD SETBACK
19 SIDE YARD SETBACK
20 KITCHEN SINK - AS SELECTED
21 DISHWASHER - AS SELECTED
22 FIREPLACE - PREFABRICATED, GAS ONLY, 'TOWN AND COUNTRY,' MODEL TC42 [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. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED
TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.)
23 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS
THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9)
24 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1)
25 7 - 3/4" MAX STEP AT IN SWING DOORS (R311.3.1) - REF CIVIL FOR STEP HEIGHT
26 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER)
27 TEMPERED GLASS ENCLOSURE - 1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.)
28 SHOWER - HOT-MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA. CIRCLE
MIN., REF. DTL. 17/AD-1
29 INTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 9/AD-1
30 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT
31 LAUNDRY SINK - AS SEL.
32 WASHER - PROVIDE HOOK-UPS & POWER - INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. & SIZE
33 UPPER CABINET - BUILT-IN, FINISH AS SEL.
34 DECK/BALCONY DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1
35 OVERFLOW DRAIN LINE - IN WALL/ FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.)
36 WOOD. CAP - SLOPE 2% MIN., - SEAL AND PAINT AS SEL - ARCH. TO APPV."
37 STAIR MOUNTED HANDRAIL (34" - 38" ABV. NOSING, 36" TYP.), SIM. TO DTL. 2/AD-1
38 INTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 18/AD-1
39 BBQ, AS SEL. - PROVIDE NATURAL GAS
40 WESTCOAT ALX' WATERPROOF MEMBRANE PER ICC# ESR-2201
41 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB.
42 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS)
43 ROOF - STANDING SEAM METAL W/. SS. METAL ZINC FINISH - REF. MAT. SCHED. A-4.0 & DTL. 2/A-3.0
44 SLATE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0.
45 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #6 ON SCHEDULE
46 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1
47 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY
C.N.B.) - "UNIT B" EQUIPMENT ONLY, SEP. PERMIT REQ'D
48 CUSTOM BUILT KITCHEN ISLAND PER OWNER & ARCH.
49 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1)
50 LINE OF SECOND FLOOR ABOVE
51 DRAIN LINE - IN WALL/FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.)
52 LINE OF ROOF ABOVE
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.)
TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY
CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
1/4" = 1'-0"1 FIRST FLOOR PLAN
1/4" = 1'-0"2 SECOND FLOOR PLAN
*HERS VERIFICATION REQUIRED-REFERENCE T-24.1
A
ROUGH FRAMING:
ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
NO. REVISION DATE
1/4" = 1'-0"3 THIRD FLOOR PLAN
42
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 THE AIR-PERMEABLE INSULATION. 5.4. WHERE PREFORMED
INSULATION BOARD IS USED AS THE AIR IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER
OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER.
FILLED REGION INDICATES ATTIC SPACE-REF. ATTIC
VENTILATION CALCS.
ROOF PLAN LEGEND
A-4.02
A-4.0
A-4.0
A-4.0
4
3
1
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
3
A-5.0
3
A-5.0
2
21
1 8 3/4"F.O.F.2' - 3 3/4"F.O.F.
7' - 6 7/8"8 3/4"F.O.F.4' - 1 3/8"3 1/4"F.O.F.
1' - 2 1/8"5 3/4"
5' - 4 5/8"F.O.F.5' - 9 1/2"3 1/4"F.O.F.
7' - 6 7/8"8 3/4"F.O.F.3' - 11 7/8"8 3/4"F.O.F.3' - 11 7/8"8 3/4"8 3/4"F.O.F.2' - 6 3/4"7 7/8"1' - 8 7/8"F.O.F.2' - 6 3/4"F.O.F.2' - 6 3/4"8 3/4"8 3/4"F.O.F.2' - 0 1/4"5 1/4"8 3/4"F.O.F.2' - 6 3/4"8 3/4"5 1/4"F.O.F.2' - 0 1/4"8 3/4"8 3/4"F.O.F.2' - 6 3/4"8 3/4"5 3/4"
F.O.F.
2' - 1 1/2"5' - 4 3/4"8 3/4"8 3/4"
F.O.F.
3' - 10 1/4"F.O.F.2' - 3 3/4"8 3/4"5 3/4"F.O.F.2' - 6 3/4"5 3/4"8 3/4"
F.O.F.
19' - 1 1/8"
5 3/4"
F.O.F.
19' - 4 1/8"9' - 8 3/4"5 3/4"5 3/4"8 3/4"F.O.F.7' - 5 5/8"8 3/4"F.O.F.7' - 5 5/8"6:126:126:127:12 7:12
6:126:12
6:126:12
5:125:12 3:123:123:12 3:12 5:12 5:123:123:127:127:127:127:12 7:12
7:1212:12
12:1212:1237.90'
37.21'
37.79'
33.00'
33.04'
31.69'31.69'
33.78'
33.98'
33.00'
37.77'
37.90'
33.00'
HT. CERT. REQ'D
HT. CERT. REQ'D
HT. CERT. REQ'D
VIEW DECK
(REF. SHEET A-3.0)
VIEW DECK
(REF. SHEET A-3.0)
HT. CERT. REQ'D
HT. CERT. REQ'D
HT. CERT. REQ'D
HT. CERT. REQ'D
HT. CERT. REQ'D
HT. CERT. REQ'D
HT. CERT. REQ'D
1
1
2
2
2
2
2
2 2
2
2
2
2
3
3 3
4
4
4
4
4
5
5
5
5 5
5
5
5 5
6
6
6
6
6
7
5
7
6
7
6 5 7
7
7
5 7
8 9
10
33.00'
33.00'
R.Y.S.B.
5' - 0"3' - 0"2x ROOF RAFTER
(PER STRUCT.)
INTERIOR FINISH
(PER PLANS,
WHERE OCCURS)
AIR-PERMEABLE
INSULATION
(PER PLANS)
MIN. 30# ROOF FELT-(2)
LAYERS GAF VERSASHIELD
UNDERLAYMENT
15/32" CDX PLYWD. SHT'G.
MIN. (REF. STRUCT)
FASTENERS PER
MFGR. INSTRUCTIONS
12
SLOPE PER PLAN
STANDING SEAM METAL
(ZINC OR EQUIV.) -REF.
MAT. SCHED. A/A-5,
CLASS 'A' ASSY.
TYP.6" - 10"6" MIN.
DOUBLE FOLD
3/4" LOCK, ALT. METHOD
CLEATS @ 18" O.C. MAX.
CONT. LOCK STRIP,
SOLDERED
ARCH. TO APPV.
12"-16"1-1/2" HIGHVALLEY DETAIL
PRODUCT LISTING:
ICC # ESR-2048, CB-150
UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE:
NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE
CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE
CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY.
1/4" DENSGLASS OR EQUIV.
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.
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-3.0
03/22/2019
2018-30ROOF PLANBAY FRONT TRADITIONAL
BAY FRONTTRADITIONALSOUTH BAYFRONTWATERPOINTE, LLC.610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
400 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITH
KEYNOTE LEGEND
1 WESTCOAT ALX' WATERPROOF MEMBRANE PER ICC# ESR-2201
2 SLATE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0.
3 ROOF - STANDING SEAM METAL W/. SS. METAL ZINC FINISH - REF. MAT. SCHED. A-4.0 & DTL. 2/A-3.0
4 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1
5 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS)
6 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB.
7 LINE OF WALLS BELOW
8 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (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 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE
LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9)
10 CRICKET - SLOPE 2% MIN., REF. ROOF PLAN A-4
1/4" = 1'-0"1 ROOF PLAN
NOTE:ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS.
ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA
A
1 1/2" = 1'-0"3 METAL ROOFING DETAIL
NO. REVISION DATE
1 1/2" = 1'-0"2 WOOD SHINGLE ROOFING
43
WINDOWS & DOORS:
AUTHORIZED DEALER (PRODUCTS LISTED BELOW)
SUPPLIER: ASSOCIATED BUILDING SUPPLY
ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA
92626
CONTACT: JOE YOUNAN
PHONE: 949-872-3319
FAX: 206-666-2150
EMAIL: JYOUNAN@ABSSOCAL.COM
WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM
ALUMINUM CLAD WINDOWS & PATIO DOORS
MANUFACTURER: JELD-WEN WINDOWS & DOORS
PRODUCT: CUSTOM COLLECTION
ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601
PHONE: 541-885-7412 OR 800-535-3936
FAX: 541-884-3331
WEB: WWW.JELD-WEN.COM
MULTI SLIDE DOORS & STOREFRONT
MANUFACTURER: WESTERN WINDOW SYSTEMS
PRODUCT: SERIES 600 & STOREFRONT SYSTEMS
ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040
PHONE: 877.268.1300
WEB: WWW.WESTERNWINDOWSYSTEMS.COM
GUTTERS:
GARAGE DOORS:
SUPPLIER:RANCH HOUSE DOORS
WWW.RANCHHOUSEDOORS.COM
STYLE: CUSTOM
MATERIAL: CUSTOM BUILT, WOOD & GLASS
WATERPROOF DECK MEMBRANE:
FLASHING & WEATHERSTRIPPING:
ROOFING (METAL):
MANUFACTURER:
CUSTOM-BILT METALS
13940 MAGNOLIA AVE.
CHINO, CA 91710
P: 909.664.1500
PRODUCT: STANDING SEAM ZINC ROOFING, CB-150
COLOR: NATURAL ZINC
NOTES:USE CONTINUOUS 16" OR 18" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS.
(NO TRANSVERSE SEAMS) REF. DTL. 1/A-3
WEIGHT:APPX. 2 PSF.
CODE: ICC # ESR-2048, CB-150
MATERIAL: METAL -ALUM. PAINTED KYNAR
SHAPE: HALF ROUND (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.
ROOFING (WOOD):
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
WOOD SHINGLE SIDING:
MANUFACTURER: (TBD)
SPECIES: #1 WESTERN RED CEDAR
SIZE: 18" RE-BUTTED & RE-JOINED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 1/2"
EXPOSURE
TREATMENT: PRE-STAINED W/. CABOT BLEACHING OIL (VERIFY W/. OWNER)
APPLICATION: PER DETAIL 5/AD-1, NO EDGE BOARDS, MITERED 'SAWTOOTH' CORNERS 16" SHINGLES
W/. 5.5" EXPOSED
BOARD & BATTEN
PRODUCT: WOOD MDX
MANUFACTURER: TBD
COLOR: COLOR AS SEL. (ARCH. TO APPV.)
APPLICATION: PER DETAIL 16/AD-1
CODE: NA
WOOD FASCIA & TRIM:
MFGR: WINDSORONE
COLOR" PAINTED WHITE (VERIFY W/. OWNER)
APPLICATION: ARCH TO APPV. PROFILES
EXTERIOR STONE VENEER
SUPPLIER:
SEPULVEDA BUILDING MATERIAL
28092 FORBES ROAD
LAGUNA NIGUEL, CA. 92677
P: 949.347.2100
STONE TYPE:TBD
COLOR: LT. BEIGE & WHITE, COLOR GROUT TO MATCH
APPLICATION: 24" X 48" TILE, TIGHT GROUT
THICKNESS: 1" -1.5" NOMINAL
WEIGHT: LESS THAN 15 LBS./S.F.
FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
MASTER FLOOR PLATE (TYP.)
18.50'
MASTER FLOOR T.O.S. (TYP.)
19.58'
ROOF PLATE (TYP.)
35.83'
ROOF PLATE (TYP.)
35.83'
NAVD 88
9.00'
NAVD 88
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
THIRD FLOOR PLATE
27.42'THIRD FLOOR PLATE
27.42'
THIRD FLOOR T.O.S.
28.50'
THIRD FLOOR T.O.S.
28.50'
DECK FLOOR PLATE
28.45'
DECK T.O.S.(TYP.)
29.33'
MASTER ROOF PLATE (TYP.)
28.58'
MASTER ROOF PLATE (TYP.)
28.58'
GARAGE
6.83'
1
A-5.0
3
A-5.0
SECOND FLOOR PLATE (TYP.)
17.50'
SECOND FLOOR T.O.S. (TYP.)
18.58'
2
2
1
1
17 16
30 29
15 14 13 12 11 10 9
8 7
1
6 5
2
6:12
7:127:1 2
7:127:1 27:127:1 2
7 :1 2 7:12
222
3 3
2
2 2
2
9 9 9 3 3
44
4
SILL HT.4' - 0"HEAD HT.8' - 6"2
9
9
ABV. F.F.42" MIN.ABV. F.F.42" MIN.3' - 6"
12
13
11
13
11
5 5
5 5 5
55
5
12
12 14
13
33.98'33.78'
37.90'
33.04'
31.69'
31.69'
37.90'
22.13'SILL HT.3' - 0"HEAD HT.8' - 0"HEAD HT.8' - 6"SILL HT.4' - 0"HEAD HT.8' - 0"SILL HT.3' - 0"29' - 0"24' - 0"HT. CERT REQ'D HT. CERT REQ'D
HT. CERT REQ'D 2' MIN.3' - 0"MAX.1' - 0"SILL HT.3' - 0"HD. HT.7' - 6"SILL HT.4' - 0"HD HT.6' - 6"12:121
2
:
1
2
33.00'
17
9' - 6"1' - 1"7' - 10"1' - 1"7' - 4"10' - 7"8' - 11"8' - 10 3/8"10 5/8"9' - 9"9' - 0"10' - 8"1' - 1"8' - 10"1' - 1"7' - 4"11' - 9"9' - 11"2' - 2"10' - 0"4SILL HT.3' - 0"7 18
17
SILL HT.4' - 8"HD. HT.8' - 2"HD. HT.8' - 6"SILL HT.5' - 0"HD. HT.8' - 0"8
HT. CERT REQ'D
1010
2020
21
16
FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
MASTER FLOOR PLATE (TYP.)
18.50'
MASTER FLOOR PLATE (TYP.)
18.50'
MASTER FLOOR T.O.S. (TYP.)
19.58'
MASTER FLOOR T.O.S. (TYP.)
19.58'
ROOF PLATE (TYP.)
35.83'
ROOF PLATE (TYP.)
35.83'
NAVD 88
9.00'
NAVD 88
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
DECK FLOOR PLATE
28.45'
DECK FLOOR PLATE
28.45'
DECK T.O.S.(TYP.)
29.33'
DECK T.O.S.(TYP.)
29.33'
2
A-5.0
MASTER ROOF PLATE (TYP.)
28.58'
MASTER ROOF PLATE (TYP.)
28.58'MAX.1' - 0"2' MIN.3' - 0"6 :1 2
6 :1 2
3 :1 2
6:12
6:12
6 5
1112
2' - 5 1/8"ABV. F.F.42" MIN.T.O.C.8' - 6"T.O.C.8' - 1"3:12 1 2
3
3
4
2
55
6
7
8
9
9
10
10
10
11
11
11
11
29' - 0"24' - 0"9' - 6"1' - 1"8' - 10 3/8"10 5/8"10' - 7"9' - 0"9' - 6"1' - 1"8' - 10 3/8"10 5/8"10' - 7"9' - 0"PLPL
37.90'37.77'
33.00'
HT. CERT REQ'D HT. CERT REQ'D
HT. CERT REQ'D
33
17
4
33.98'
13
16
FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
MASTER FLOOR PLATE (TYP.)
18.50'
MASTER FLOOR T.O.S. (TYP.)
19.58'
ROOF PLATE (TYP.)
35.83'
ROOF PLATE (TYP.)
35.83'
NAVD 88
9.00'
NAVD 88
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
THIRD FLOOR PLATE
27.42'
THIRD FLOOR PLATE
27.42'
THIRD FLOOR T.O.S.
28.50'
THIRD FLOOR T.O.S.
28.50'
DECK FLOOR PLATE
28.45'
DECK T.O.S.(TYP.)
29.33'
GARAGE
6.83'
1
A-5.0
3
A-5.0
SECOND FLOOR PLATE (TYP.)
17.50'
SECOND FLOOR T.O.S. (TYP.)
18.58'
2
A-5.1
3
A-5.1
1' - 8"2
2
1
1
12:125:125:1 23:123:1 2
26 25
13
3226
31
22
4
23
21
4
2
3
3
3
2
3
2 2
6 :1 2
5 :1 2 5:12
55
5 5
5
5ABV. F.F.42" MIN.15
12
8
11
13
7
SILL HT.3' - 6"HEAD HT.7' - 6"ABV. F.F.42" MIN.5
16
16
33.00'
37.84'37.79'37.77'37.90'
33.00'
HT. CERT REQ'D
HT. CERT REQ'DHT. CERT REQ'DHT. CERT REQ'DHT. CERT REQ'D
33.98'
33.04'ABV. F.F.42" MIN.ABV. LANDING3' - 0"ABV. LANDING3' - 6"SILL HT.4' - 0"HD HT.8' - 0"29' - 0"24' - 0"29' - 0"24' - 0"7' - 4"1' - 1"8' - 10"1' - 1"10' - 8"9' - 11"11' - 9"2' - 2"7' - 4"1' - 1"7' - 10"1' - 1"9' - 6"8' - 11"10' - 7"10 5/8"8' - 10 3/8"9' - 9"17
19
12
HT. CERT REQ'D
22
FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
ROOF PLATE (TYP.)
35.83'ROOF PLATE (TYP.)
35.83'
NAVD 88
9.00'
NAVD 88
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
THIRD FLOOR PLATE
27.42'
THIRD FLOOR PLATE
27.42'
THIRD FLOOR T.O.S.
28.50'
THIRD FLOOR T.O.S.
28.50'1' - 1"2
A-5.0
GARAGE
6.83'
GARAGE
6.83'1' - 0"SECOND FLOOR PLATE (TYP.)
17.50'
SECOND FLOOR PLATE (TYP.)
17.50'
SECOND FLOOR T.O.S. (TYP.)
18.58'
SECOND FLOOR T.O.S. (TYP.)
18.58'10' - 8"1' - 1"8' - 10"1' - 1"7' - 4"11' - 9"9' - 11"29' - 0"24' - 0"20 19 18
27
3 212:127 :1 2 7:12
3:123:1 2
2
2
33
3
2
9 9
8
8
11
13
10
11
13
11
5
5 SILL HT.3' - 6"HEAD HT.8' - 0"6
7
33.00'33.04'
37.79'37.90'
HT. CERT REQ'D HT. CERT REQ'D
HT. CERT REQ'D
PL PL
12
16
14
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-4.0
03/22/2019
2018-30EXTERIOR ELEVATIONS &MATERIAL SCHEDULEBAY FRONT TRADITIONAL
BAY FRONTTRADITIONALSOUTH BAYFRONTWATERPOINTE, LLC.610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
400 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITH
KEYNOTE LEGEND
1 CONC. HARDSCAPE SLAB ON GRADE W/. FINISH PER PLANS
2 SLATE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0.
3 WOOD BOARD AND BATTEN SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4
4 DECO. WD. PANELING - PAINT GRADE - COLOR AS SEL.
5 WOOD SHINGLE SIDING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0.
6 DECO. CHIMNEY SHROUD, AS SEL. (ARCH. TO APPR.)
7 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (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)
8 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33
9 EXT. ADHERED STONE VENEER - REF. MATERIAL SCHEDULE SHT. A-4, DTL. 8/AD-1
10 DOWNSPOUT - METAL OR EQUIV. - AS SEL. (ARCH. TO APPROVE)
11 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB.
12 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE
13 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS)
14 DECO. WD. CORBEL - 6X8 - STAIN & SEAL AS SEL. VERIFY LOC'N. W/. ARCH.
15 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) -
VERIFY LOC'N. W/. SO. CA. EDISON
16 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1
17 EXTERIOR GLASS GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 4 & 13/AD-1
18 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT
BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9)
19 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. DEF. DTL. 5/AD-1
20 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT.
REQ'D. BY C.N.B.) SEP. PERMIT REQ'D, REF. 7/T-1 DEF. SUBMT'L. #2
21 (N.) GATE - PER LANDSCAPE DESIGNER (MAX. 5' - 6" HT. ABOVE NATURAL GRADE)
22 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
MATERIAL SCHEDULEA
1/4" = 1'-0"4 LEFT SIDE ELEVATION
1/4" = 1'-0"3 FRONT ELEVATION
NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.
NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT
LABELS.
NO. REVISION DATE
1/4" = 1'-0"1 RIGHT SIDE ELEVATION
1/4" = 1'-0"2 REAR ELEVATION
44
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-19 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'
MASTER FLOOR PLATE (TYP.)
18.50'
MASTER FLOOR T.O.S. (TYP.)
19.58'
ROOF PLATE (TYP.)
35.83'
ROOF PLATE (TYP.)
35.83'
NAVD 88
9.00'
NAVD 88
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
THIRD FLOOR PLATE
27.42'
THIRD FLOOR T.O.S.
28.50'
DECK FLOOR PLATE
28.45'
DECK T.O.S.(TYP.)
29.33'
MASTER ROOF PLATE (TYP.)
28.58'
GARAGE
6.83'
GARAGE
6.83'
1
A-5.0
3
A-5.0
SECOND FLOOR PLATE (TYP.)
17.50'
SECOND FLOOR T.O.S. (TYP.)
18.58'
2
A-5.1
3
A-5.1
2
2
1
1
4
23 24 25
28 2632
23
4
15
13
25 26
16
22
5 :1 2 5:12
3 :1 2 3:12 5 :1 2 5:12
29' - 0"24' - 0"8' - 6"1' - 1"8' - 10"1' - 1"7' - 4"9' - 7"9' - 11"9' - 6"1' - 1"9' - 0"7' - 3"10' - 7"8' - 10 3/8"10 5/8"3
3
3
18
18
4
4
4
4
ABV. F.F.42" MIN.R @ 0' -7 1/2"15
R @ 0' -7 5/8"15
26
26
1
1
R @ 0' -6"2
11
2
2 12 13 2714 13
28
12
19 20SLOPE PER CIVIL
2% MIN
2% MIN
2% MIN
2% MIN
2- CAR GARAGE
BEDROOM #3
ROOF DECK
BONUS ROOM
VIEW DECK
MASTER SUITE
GREAT ROOM
KITCHEN
FOYER 9' - 9"PATIO
29
ABV. F.F.42" MIN.30 ABV. F.F.42" MIN.3131
12:12ABV. F.F.42" MIN.FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
ROOF PLATE (TYP.)
35.83'
ROOF PLATE (TYP.)
35.83'
NAVD 88
9.00'
NAVD 88
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
THIRD FLOOR PLATE
27.42'
THIRD FLOOR PLATE
27.42'
THIRD FLOOR T.O.S.
28.50'
THIRD FLOOR T.O.S.
28.50'
2
A-5.0
1
A-5.1
SECOND FLOOR PLATE (TYP.)
17.50'
SECOND FLOOR PLATE (TYP.)
17.50'
SECOND FLOOR T.O.S. (TYP.)
18.58'
SECOND FLOOR T.O.S. (TYP.)
18.58'
PL PL
3 :1 2 3:12
7:12
27
14
20 19
5 6
10
BONUS ROOM
BEDROOM #2STAIRS
STAIRS FOYER
POWDER
R @ 0' -7 1/2"15
R @ 0' -7 5/8"15
1
R @ 0' -6"2
8' - 6"8' - 6"9' - 3 1/2"8' - 10"8' - 7 3/4"2
1
1
3
3
44
4
5
5
6 7
29' - 0"24' - 0"8' - 6"1' - 1"8' - 10"1' - 1"7' - 4"9' - 7"9' - 11"8
9
10
10
2
2ABV. F.F.42" MIN.36" TYP.34" - 38"FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
MASTER FLOOR PLATE (TYP.)
18.50'
MASTER FLOOR PLATE (TYP.)
18.50'
MASTER FLOOR T.O.S. (TYP.)
19.58'
MASTER FLOOR T.O.S. (TYP.)
19.58'
NAVD 88
9.00'
NAVD 88
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
DECK FLOOR PLATE
28.45'
DECK FLOOR PLATE
28.45'
DECK T.O.S.(TYP.)
29.33'
DECK T.O.S.(TYP.)
29.33'
2
A-5.0
1
A-5.1
1' - 0"PL PL
5 6ABV. F.F.42" MIN.11
12
13
14 15
16
17
8
3
18
4
19 19
20 20
3
13 21 22
23
24
29' - 0"24' - 0"9' - 6"1' - 1"8' - 10 3/8"10 5/8"9' - 9"10' - 7"25
MASTER BATH
VIEW DECK
W.I.C.
KITCHEN DINING
ATTIC
Name
Elevation
A101
1
SIM
101
1i
?
1
1
A101
SIM
R @ 7 1/2"20
1i
SECTION INDICATOR
CALL-OUT TAG
ELEVATION INDICATOR
KEYNOTE TAG -REF. KEYNOTE LEGEND THIS SHEET
WINDOW TAG -REF. SHEET A-8
DOOR TAG -REF. SHEET A-8
WALL TAG
REVISION FLAG
STAIR TAG (NO. OF RISER & HEIGHT)
ANNOTATION LEGENDA
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-5.0
03/22/2019
2018-30BUILDING SECTIONSBAY FRONT TRADITIONAL
BAY FRONTTRADITIONALSOUTH BAYFRONTWATERPOINTE, LLC.610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
400 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITH
KEYNOTE LEGEND
1 INTERIOR HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9/AD-1
2 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1
3 FLOOR JOISTS - REF. STRUCT.
4 ROOF RAFTERS - REF. STRUCT.
5 SLATE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0.
6 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (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)
7 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE
LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9)
8 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33
9 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB.
10 DOWNSPOUT - METAL OR EQUIV. - AS SEL. (ARCH. TO APPROVE)
11 FURNISHINGS - AS SELECTED
12 BASE CABINET - BUILT-IN, FINISH AS SEL.
13 COUNTERTOP - AS SELECTED
14 KITCHEN SINK - AS SELECTED
15 CUSTOM BUILT KITCHEN ISLAND PER OWNER & ARCH.
16 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS.
17 DOUBLE OVEN - AS SELECTED
18 DECK FRAMING - REF. STRUCT.
19 (N.) CONCRETE SLAB ON GRADE - REF. STRUCT. & CIVIL DWGS.
20 CONCRETE FOOTING - REF. STRUCTURAL
21 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER)
22 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL.
23 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER)
24 SHELF AND POLE - BUILT IN, FINISH AS SEL.
25 INTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 18/AD-1
26 INTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 9/AD-1
27 UPPER CABINET - BUILT-IN, FINISH AS SEL.
28 LAUNDRY SINK - AS SEL.
29 EXTERIOR GLASS GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 4 & 13/AD-1
30 LINE OF TRELLIS ABV.
31 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1
1/4" = 1'-0"2 LONGITUDINAL SECTION
1/4" = 1'-0"1 TRANSVERSE SECTION
1/4" = 1'-0"3 TRANSVERSE SECTION
NO. REVISION DATE
45
FOUNDATION NOTES:ALL DIMENSIONS SHALL BE VERIFIED WITH THE ARCHITECTS DRAWINGS ANY DISCREPANCIES SHALL BE RESOLVED PRIOR TO COMMENCING OF WORK. 1. ALL BEARING & SHEAR WALLS ARE TO BE SECURED WITH 5/8" DIAMETER BY 10" LONG ANCHOR BOLTS EMBEDDED AT LEAST 7" INTO CONCRETE WITH A MAXIMUM SPACING OF 48" O.C. U.N.O. THERE SHALL BE A MINIMUM OF TWO ANCHORS PER PIECE OF FOUNDATION PLATE WITH ONE BOLT LOCATED WITHIN 12" MAX. & 4-1/2" MIN. OF EA. END OF EA. PIECE. SHEAR WALLS BOLTS SHALL HAVE A PROPERLY SIZED NUT AND A 3"x3"x.229" WASHER. THE WASHER MAY BE SLOT CUT PROVIDED A STANDARD CUT WASHER IS PROVIDE BETWEEN THE NUT AND WASHER. WASHER TO BE INSTALLED WITHIN A 1/2" OF THE SHEATHED SIDE OF THE PLATE. A STANDARD CUT WASHER MAY BE USED AT NON-SHEAR WALL LOCATIONS. 2. FOR ALL INTERIOR NON-SHEAR WALLS USE SIMPSON 0.145" DIAMETERx 3" LONG PDP POWDER ACTUATED ANCHORS @ 24" O.C. (ESR #2138 OR EQUAL)3. INSTALL ALL SIMPSON (OR APPROVED EQUAL) FOUNDATION HARDWARE PER MANUFACTURERS RECOMMENDATIONS. DEEPEN FOOTING WHERE NECESSARY TO PROVIDE ANCHOR EMBEDMENT AT HOLDOWN LOCATIONS. 4. ALL WOOD BEARING ON CONCRETE OR MASONRY SHALL BE PRESSURE TREATED DOUG FIR OR REDWOOD WITH SODIUM BORATE (SBX) OR DISODIUM OCTABORATE TETRAHYDRATE (DOT).NOTE:WHEN REQUIRED BY LOCAL BUILDING DEPARTMENT ALL ANCHOR BOLTS AND HOLDOWN BOLTS TO BE SET IN PLACE PRIOR TO CITY FOUNDATION INSPECTIONSOIL INFORMATION:1. FOUNDATION SIZES, DEPTHS, AND REINFORCEMENT ARE AS RECOMMENDED WITHIN THE OWNER/DEVELOPER'S SOILS ENGINEERS REPORT. SOILS ENGINEER TO PROVIDE FOUNDATION INSPECTOR AS OUTLINED IN LATEST SOIL REPORT. 2. OWNER/DEVELOPER AND SUBCONTRACTORS ARE TO REVIEW THE SOILS REPORT PRIOR TO COMMENCING CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE OWNER, DEVELOPER AND SUBCONTRACTOR TO VERIFY THAT THE REPORT DATE ABOVE IS CURRENT AND PLAN REQUIREMENTS ARE CONSISTANT WITH ANY UPDATED SOIL REPORTS. ESI/FME IS TO BE SUPPLIED WITH ALL UPDATED REPORTS.15" WIDE x 24" DEEP FTG.W/ 2-#5 TOP & BOTTOM CONT.ANCHOR BOLT LEGEND:SLAB: 5" THK. W/#4 BARS @ 12" O/C E/W @ MIDDLE NEW CONSTRUCTION WITH SLAB ON GRADE SHALL INSTALL A CAPILLARY BREAK IN COMPLIANCE WITH CG 4.505.2.1 WITH 2-INCH THICK LAYER OF SAND OVER A 15 MIL VAPOR BARRIER COMPLIANT WITH ASTM E 1745 OVER A 4-INCH THICK BASE OF 1/2-INCH OR LARGER CLEAN AGGREGATE AND A CONCRETE MIX DESIGN WHICH WILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING. (FOR ADDITIONAL INFORMATION, SEE AMERICAN CONCRETE INSTITUTE, ACI 302.OR-06)AB48 : 5/8" DIA. X 12" ANCHOR BOLTS AT 48" O.C. AB40 : 5/8" DIA. X 12" ANCHOR BOLTS AT 40" O.C. AB32 : 5/8" DIA. X 12" ANCHOR BOLTS AT 32" O.C. AB24 : 5/8" DIA. X 12" ANCHOR BOLTS AT 24" O.C. AB16 : 5/8" DIA. X 12" ANCHOR BOLTS AT 16" O.C. AB 8 : 5/8" DIA. X 12" ANCHOR BOLTS AT 8" O.C. 2AB : (2) 5/8" DIA X 12" ANCHOR BOLTS. 3AB : (3) 5/8" DIA. x 12" ANCHOR BOLTS. 2-#4 : PROVIDE A TOTAL OF 2 #4 AT TOP AND 2 #4 AT BOTTOM OF FOOTING, 3' PAST POSTS. 3-#4 : PROVIDE A TOTAL OF 3 #4 AT TOP AND 3 #4 AT BOTTOM OF FOOTING, 3' PAST POSTS. HTT4 : (1) SIMPSON HTT4 PER POST. HTT5 : (1) SIMPSON HTT5 PER POST. HDU2 : (1) SIMPSON HDU2-SDS2.5 PER POST. HDU5 : (1) SIMPSON HDU5-SDS2.5 PER POST. HDU8 : (1) SIMPSON HDU8-SDS2.5 PER POST. HDQ8 : (1) SIMPSON HDQ8-SDS3 PER POST. HDU11 : (1) SIMPSON HDU11-SDS2.5 PER POST. HDU14 : (1) SIMPSON HDU14-SDS2.5 PER POSTGRADE BEAM PER PLANWIDEN AT HARDY FRAME AS REQUIREDSEE SHEET 'HFX1' FOR SHEAR TIE SPACINGLATERAL SHEAR NOTES:(2016 CBC, SDPWS-2015 ; SEISMIC DESIGN CATEGORY D & E) (TABLE 4.3A, AFPA SDPWS-2015) FRAMING MEMBERS VERTICAL: DOUGLAS FIR-LARCH AT 16" O.C10. 1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 6" O.C AT EDGES AND 12" O.C. AT FIELD . .....260 PLF11. 1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 4" O.C AT EDGES AND 12" O.C. AT FIELD ......350 PLF12. 1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 3" O.C AT EDGES AND 12" O.C. AT FIELD ......490 PLF13. 1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 2" O.C AT EDGES AND 12" O.C. AT FIELD ......640 PLF14. 1/2" (OR 15/32) WOOD STRUCTURAL PANEL WITH 10d COMMON NAILS AT 2" O.C AT EDGES AND 12" O.C. AT FIELD ......770 PLF15. 1/2" (OR 15/32) STRUCT. I WOOD PANEL WITH 10d COMMON NAILS AT 2" O.C AT EDGES AND 12" O.C. AT FIELD ......870 PLF# FRAMING MEMBERS HORIZONTAL: DOUGLAS FIR-LARCH (3/8" @ CEILING LDS, 15/32 @ ROOF SHEATHING: AT 24" O.C20. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 6" O.C. AT BOUNDRIES, 6" AT CENTER AND 10" AT FIELD .....240 PLF21. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 4" O.C. AT BOUNDRIES, 6" AT CENTER AND 10" AT FIELD .....320 PLF22. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 2.5" O.C. STAGG.AT BOUNDRIES, 4" AT CENTER AND 10" AT FIELD .....480 PLF23. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 2" O.C. STAGG.AT BOUNDRIES, 3" AT CENTER AND 10" AT FIELD .....545 PLF# FRAMING MEMBERS HORIZONTAL: DOUGLAS FIR-LARCH AT 16" O.C24. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 6" O.C. AT BOUNDRIES, 6" AT EDGES AND 10" AT FIELD .....320 PLF25. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 4" O.C. AT BOUNDRIES, 6" AT EDGES AND 10" AT FIELD .....425 PLF26. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 2.5" O.C. STAGG. AT BOUNDRIES, 6" AT EDGES AND 10" AT FIELD .....640 PLF27. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 2" O.C. STAGG. AT BOUNDRIES, 3" AT EDGES AND 10" AT FIELD .....730 PLF#NOTES:A. WOOD STRUCTURAL PANEL: MATERIAL APPROVED BY APA, PFS/TECO OR PITTSBURG TESTING LABORATORIES THESE VALUES ARE FOR DOUG-FIR LARCH OR SOUTHERN PINE, OTHER LUMBER SPECIES MAY DIFFER IN SHEAR CAPACITIES. B. PROVIDE 2X BLOCKING AT HORIZONTAL WOOD STRUCTURAL PANEL JOINTS. FRAMING AT ADJOINING PANEL EDGES SHALL BE 3X WHEN NAILING IS 2.5" O.C. OR LESS. C. WHERE WOOD STRUCTURAL PANEL IS APPLIED ON BOTH FACES OF WALL AND NAIL SPACING IS LESS THAN 6" O.C, PANEL JOINTS SHALL BE OFFSET TO FALL ON DIFFERENT FRAMING MEMBERS OR FRAMING SHALL BE 3X OR WIDER AND NAILS STAGGERED ON EACH SIDE. D. FOR SHEAR WALLS TO USE THE FOLLOWING: 1) USE 3x MEMBER @ PANEL JOINTS & HORIZONTAL BLOCKING 2) EDGE NAILING SHALL BE STAGGERED E. 10d SHORT BOX NAILS MAY BE USED IN LIEU OF 8d COMMON NAILS @ SHEAR WALLS ONLY. F. REQUIRED STEEL PLATE WASHERS AT SHEAR WALLS ONLY (WHEN ANCHOR BOLTS ARE USED: 3" x 3" x .229" STEEL PLATE WASHERS ARE REQUIRED ON EACH ANCHOR BOLT (SDPWS SECT. 4.3.6.4.3) WASHER MAY BE SLOT CUT PROVIDED A STANDARD CUT WASHER IS PROVIDED BETWEEN THE WASHER AND NUT. WASHER TO BE INSTALLED WITHIN 1/2" OF SHEATHED SIDE OF PLATE. G. A STANDARD CUT WASHER MAY BE USED AT ALL NON-SHEAR WALL LOCATIONS WITH ANCHOR BOLTS. 1215HORIZONTAL: ALL ROOF AND FLOOR SHEATHING TO BE EXPOSURE I OR EXTERIOR ROOF: -JOIST SPACING EQUAL TO OR LESS THAN 24" O.C: 15/32"WOOD STRUCTURAL PANEL PII 32/16, WITH 8d's AT 6" O.C AT EDGES AND BOUNDARIES, 12" O.C FIELD. -HORIZONTAL DIAPHRAGM VALUES FOR 3/8" WOOD STRUCTURAL PANELS MAY BE USED FOR 15/32" WOOD STRUCTURAL PANELS. U.N.O. FLOOR: - JOIST SPACING EQUAL TO OR LESS THAN 16" O.C: 19/32" WOOD STRUCTURAL PANEL T&G SHTG, PII 32/16, w/10d's AT 6" O.C AT EDGES AND BOUNDARIES, 12" O.C FIELD. -JOIST SPACING EQUAL TO OR LESS THAN 20" O.C: 19/32" WOOD STRUCTURAL PANEL T&G SHTG, PII 40/20, w/10d's AT 6" O.C AT EDGES AND BOUNDARIES, 12" O.C FIELD. -JOIST SPACING EQUAL TO OR LESS THAN 24" O.C: 23/32" WOOD STRUCTURAL PANEL T&G SHTG, PII 48/24, w/10d's AT 6" O.C AT EDGES AND BOUNDARIES, 12" O.C FIELD. PANEL EDGES SHALL HAVE APPROVED T&G JOINTS OR SHALL BE SUPPORTED WITH * BLOCKING NOT REQUIRED WHEN LIGHTWEIGHT CONCRETE IS PLACED OVER SUBFLOOR.FRAMING LEGEND:INDICATES SPAN AND DIRECTION OFDECK JOISTS (SLOPED AS REQUIRED)ROOF JOISTS AND RAFTERSINDICATES SPAN AND DIRECTION OFFLOOR JOISTSINDICATES SPAN AND DIRECTION OFCEILING JOISTSINDICATES SPAN AND DIRECTION OFTRUSSESA. 2x6 AT 12" O.C B. 2x6 AT 16" O.C C. 2x6 AT 24" O.C D. 2x8 AT 12" O.C E. 2x8 AT 16" O.C F. 2x8 AT 24" O.C G. 2x10 AT 12" O.C H. 2x10 AT 16" O.C J. 2x10 AT 24" O.C K. (2) 2x10 AT 16" O.C L. 2x12 AT 12" O.C M. 2x12 AT 16" O.C N. 2x12 AT 24" O.C P. (2) 2X12 AT 16" O.CT. TRUSS AT 24" O.CI-JOIST TABLER-I-JOIST @ 16" O.C.I-JOIST @ 12" O.C.I-JOIST @ 19.2" O.C.I-JOIST @ 16" O.C.Z-X-Y-I-JOIST @ 19.2" O.C.I-JOIST @ 16" O.C.I-JOIST @ 12" O.C.I-JOIST @ 19.2" O.C.V-W-S-U-SIZE &MANUFACTURER OPTIONSSPACINGI-JOIST @ 12" O.C.MARKQ-a) 9 1/2" TJI / 230a) 11 7/8" TJI / 360a) 14" TJI / 360##G=L - INDICATES (1) GANGLAM LVL 1.8EGLB - INDICATES GLULAM BEAMM=L - INDICATES (1) MICROLAM 2.0EPSL - INDICATES PARALAM 2.0ELSL - INDICATES TIMBERSTRAND 1.55EE/S - EACH SIDEFL. HT. - FULL HEIGHTALT. - ALTERNATETYP. - TYPICALU.W.A. - UNDER WALL ABOVEL.O.B. - INDICATES LINE OF BLOCKING R.T.R. - RUN TO ROOF'U' - INDICATES 'U' HANGER, U.N.O. - INDICATES 'HU' HANGER, U.N.O. - INDICATES HEADERS AND BEAMS, REFER TO ENGINEERING CALCSNOTE: * APPLY SHEAR PRIOR TO FRAMING OF PERPENDICULAR WALL AND/OR BOX-OUTS. (WHERE APPLICABLE)FRAMING NOTES LEGENDMARK: DESCRIPTIONSPN12: 16d SOLE PLATE NAILING @ 12" O.C.SPN10: 16d SOLE PLATE NAILING @ 10" O.C.SPN8: 16d SOLE PLATE NAILING @ 8" O.C.SPN4: 16d SOLE PLATE NAILING @ 4" O.C.SPN6: 16d SOLE PLATE NAILING @ 6" O.C.SPN3: 16d SOLE PLATE NAILING @ 3" O.C. STAGGEREDSPN2: 16d SOLE PLATE NAILING @ 2" O.C. STAGGEREDSPN=SOLE PLATE NAILINGNAILS= 16d BOXXX - INDICATES LATERAL ENHANCEMENT. WALL NOT CONSIDERED IN LATERAL ANALYSIS. - SHEAR WALL GRID LINE, REFERENCE STRUCTURAL CALCS FASTENERS AND CONNECTORS TO BE GALVANIZED FOR PRESERVATIVE PRESSURE TREATED WOOD.#GREAT ROOMLOUNGEKITCHENDININGELEV.FOYERSTAIRSC.C.POWDER2- CAR GARAGEENTRYPATIOSCALE: 1/4" = 1'-0"FOUNDATION PLANA1FD1P115" WIDE x 24" DEEPGRADE BEAMW/ (2) #5 TOP & BOTTOM1' - 10"MIN.11"MIN.11"2' - 6"1' - 9".1' - 9"2' - 6"1' - 10"MIN.11"MIN.11"1FD1A1' - 10"MIN.11"MIN.11"1' - 2 23/32".1' - 9"1' - 10"MIN.11"MIN.11"15" WIDE x 24" DEEPGRADE BEAMW/ (2) #5 TOP & BOTTOM3' - 0 9/32"2' - 6"2FD1A.A.1FD1.P1.10FD15FD11FD11FD12FD11FD15FD15FD14FD14FD13FD13FD12FD1P2.B.2' - 6"2' - 6"1' - 9"15" WIDE x 24" DEEPGRADE BEAMW/ (2) #5 TOP & BOTTOM1' - 10"MIN.11"MIN.11"GREAT ROOMLOUNGEKITCHENDININGELEV.FOYERSTAIRSC.C.POWDER2- CAR GARAGEENTRYPATIOSCALE: 1/4" = 1'-0"FIRST FLOOR FRAMING PLANPAD FOOTING SCHEDULEPAD #PAD SIZE AND REINFORCINGP1P248"x 72"x RECT. x 24" DEEP CONCRETE PADW/ (3) #5 EACH WAY, @ BOTTOM30" SQ. x 40" DEEP CONCRETE PADW/ #5 @ 12" O.C., EACH WAY, @ BOTTOMNOTES:- CENTER PADS ON POSTS, U.N.O.- BOTTOM OF PAD TO MATCH BOTTOM OF FOOTING.- RUN FOOTING REINFORCING CONTIUOUS THROUGH PADS.FAX: 714-835-2819PHONE: 714-835-2800STRUCTURAL ENGINEERS,INC.ESI/FMESANTA ANA, CA 927011800 E. 16TH ST. STE BJOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSS1K046FOUNDATION PLANBAY FRONT PLACEBAY FRONT PLACEGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660FIRST SUBMITTAL400 S BAY FRONTNEWPORT BEACH, CA 9266202-28-2019JOB #K04602-28-19NO. DESCRIPTION DATE46
Name
Elevation
A101
1
SIM
Room name
150 SF
101
1i
?
90 00' 00"
Distance
N E
1
1
A101
SIM
R @ 7 1/2"20
1i
NORTH ARROW
PROPERTY LINE TAG
SECTION INDICATOR
ROOM TAG (NAME / AREA)
CALL-OUT TAG
ELEVATION INDICATOR
KEYNOTE TAG
WINDOW TAG
DOOR TAG
WALL TAG
REVISION FLAG
STAIR TAG (NO. OF RISER & HEIGHT)
ALUMINUM
CONCRETE
EARTH
GYPSUM -PLASTER
INSULATION -RIGID
MASONRY -BRICK/STONE
MASONRY -CONCRETE BLOCK
PLYWOOD / GLU-LAM TIMBER
SAND
STEEL
WOOD
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
T-1.0
05/08/2019
2018-30TITLE SHEETMODERN BAY FRONT
MODERN BAY FRONTSOUTH BAYFRONTWATERPOINTE, LLCGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660FIRST CHECK
402 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITH
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
T-1.0
05/08/2019
2018-30TITLE SHEETMODERN BAY FRONT
MODERN BAY FRONTSOUTH BAYFRONTWATERPOINTE, LLCGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660FIRST CHECK
402 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITH
REF. 8/T-1.0FLOOR AREA
HEIGHT
NBMC (NEWPORT BEACH MUNICIPAL CODE)
CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC,
2016 CPC, AND 2016 CMC, 2016 CAL GREEN
R-3 / U
1-HR.
CODES:
OCCUPANCY CLASSIFICATION
OCCUPANCY SEPARATIONS (GARAGE)
OCCUPANT LOAD
TYPE OF CONSTRUCTION
OWNER: ARCHITECT:
N/AALLOWABLE BLDG. AREA
(PER CBC TBL. 503)
FLOOR & FLOOR-CEILINGS N/A
BRANDON ARCHITECTS, INC.
CHRISTOPHER BRANDON
151 KALMUS DR. STE. G-1
COSTA MESA, CA 92626
P: 714.754.4040
WWW.BRANDONARCHITECTS.COM
STRUCTURAL ENGINEER:CIVIL ENGINEER:
GENERAL CONTRACTOR:LANDSCAPE DESIGNER:
SURVEYOR:SOILS ENGINEER:
SITE
1 UNIT
V-B -SPRK'R.
3 STORY
FIRE SPRINKLER: NFPA 13D YES
DEFERRED SUBMITTALS
8PROJECT STATISTICS 5 3 1
249
10
AGENCIES & PUBLIC SERVICES
VICINITY MAP/ PROJECT DESCRIPTION
MATERIAL LEGEND
ANNOTATION LEGEND CODE REVIEW SHEET LISTSITE INFORMATION11
7
6SPECIAL INSPECTIONS
PROJECT DIRECTORYPROJECT DIRECTORY
PROJECT DESCRIPTION:
MODERN BAY FRONT BRANDON ARCHITECTS, INC.TBD
BUILDING AREA SCHEDULE
Name AREA COMMENTS
FIRST FLOOR 1005 SF
SECOND FLOOR 1362 SF
THIRD FLOOR 291 SF
2659 SF
2-CAR GARAGE 450 SF
450 SF
GRAND TOTAL 3108 SF
OUTDOOR AREA SCHEDULE
NAME AREA COMMENTS
PATIO 175 SF PARTIALLY COVERED
L1 73 SF UNCOVERED
OPEN SPACE 1 282 SF COVERED
OPEN SPACE 2 123 SF PARTIALLY COVERED
654 SF
ROOF DECK 606 SF UNCOVERED
VIEW DECK 491 SF UNCOVERED
1098 SF
GRAND TOTAL 1751 SF
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
A-0.1 BUILDING AREA PLANS
G-02 PRECISE GRADING PLAN
G-04 EROSION CONTROL PLAN
A-1.0 3-DIMENSIONAL VIEWS
A-2.0 FLOOR PLANS
A-3.0 ROOF PLAN
A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE
A-5.0 BUILDING SECTIONS
S1 FOUNDATION PLAN
FD1 FOUNDATION DETAILS
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, PRINCIPAL ARCHITECT IS THE DESIGN
PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR
REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS,
INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH
THE DESIGN OF THE BUILDING. (NBMC 15.02.010)
1.LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR
CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE
BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE
SUBMITTAL (FOR H.O.A. PURPOSES).
2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING
STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS.
3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275.
SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND
NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT
PROPERTY PATIO OR OPENING.
4. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR
SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA
PERMIT.
5. FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER
DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN
FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION.
6. GLASS GUARD/HANDRAILS
1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD
2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS
LEGAL DESCRIPTION:
LOT INFORMATION:
EXISTING BUILDING INFORMATION:
EXISTING MULTI FAMILY W/ GARAGE TO BE DEMOLISHED
EXISTING S.F. = 1,842.37 S.F. (FOOTPRINT)
ZONING INFORMATION:
402 S. BAY FRONT, NEWPORT BEACH, CA 92662
NO. REVISION DATENO. REVISION DATE
TITLE 24 CONSULTANT:
TBD
ZONED: R-B1
SITE AREA:2630 S.F. BUILDABLE AREA: 1992 S.F.
TOTAL ALLOWABLE AREA: 1.5 x 1992 S.F. = 2988 S.F. +200 S.F. = 3188 S.F.
REQ'D OPEN VOLUME = 1992 S.F. X .15 = 298.8 S.F. (7'-6" HT MIN.)
OPEN VOLUME PROVIDED= 654 S.F. > 298.8 S.F.
FRONT SETBACK: 0 FT.
REAR SETBACK: 5 FT.
LEFT SETBACK: 3 FT.
RIGHT SETBACK: 3 FT.
THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON BALBOA ISLAND ON SOUTH BAY FRONT
WEST OF THE FERRY TERMINAL. THE EXISTING LOT IS APPROX. 30' WIDE BY APPRX. 86' DEEP AND ZONED R-
BI (BALBOA ISLAND) AND APPROX. 2,591.66 S.F.. THE CLIENT PROPOSES TO BUILD A NEW 3-STORY SINGLE
FAMILY RESIDENCE APPROX. 2,655 S.F. LIVING AND 450 S.F. GARAGE TO BE WOOD FRAMED WITH A
CONCRETE FOUNDATION. THE PROJECT WILL BE OF A SOFT CONTEMPORARY DESIGN, INCLUDING BUT NOT
LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN
‘OPEN’LIVING FLOOR PLAN WHICH MAXIMIZES LIGHT AND VIEWS FROM LIVING SPACES AS WELL AS
OUTDOOR PATIOS, AND DECKS. AMPLE PARKING WILL BE PROVIDED IN THE FORM OF A 2-CAR GARAGE
WITH ACCESS OFF OF S. BAY FRONT ALLEY. THE EXTERIOR WILL BE PRIMARILY SMOOTH STUCCO AND
BRICK VENEER, WITH NATURAL WOOD AND METAL ELEMENTS. THE HOME WILL HAVE APPROXIMATELY 3
BEDROOM SUITES, AND 4 BATHS. OUTDOOR LIVING WILL BE PROVIDED IN THE FORM OF PATIOS,
BALCONIES AND DECKS.
SOUTH BAYFRONT WATERPOINTE, LLC.
MR. GARRETT CALACCI, PRESIDENT
610 NEWPORT CENTER DR.
SUITE 890
NEWPORT BEACH, CA 92660
P: 949.644.8900
WATERPOINTE PROPERTIES, LLC
MR. GARRETT CALACCI, PRESIDENT
610 NEWPORT CENTER DR.
SUITE 890
NEWPORT BEACH, CA 92660
P: 949.644.8900
APEX LAND SURVEYING, INC.
PAUL CRAFT, LIC. NO. 8516
HUNTINGTON BEACH, CA 92646
P: 714.488.5006
F: 714.333.4440
FARHAD MANSHADI, LIC. NO. C36840
ESI/FME, INC.
1800 E. 16TH ST., STE. B
SANTA ANA, CA 92701
P: 714.835.2800
F: 714.835.2819
EGA CONSULTANTS, LLC.
375-C MONTE VISTA AVE.
COSTA MESA, CA 92627
P.949.642.9303
FORKETT ENGINEERING
TOM RUIZ
P: 714 963 6793
22311 BROOKHURST ST.
HUNTINGTON BEACH, CA 92646
APN: 050-043-13
LOT 2 BLOCK 7 OF SECTION 1, BALBOA ISLAND, IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA,AS PER MAP RECORDED IN BOOK 6,
PAGE 30 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY,
CALIFORNIA.
TOTAL LIVING
TOTAL GARAGE
TOTAL OPEN SPACE
TOTAL OUTDOORS BAY FRONTMARINE AVETOTAL ROOF DECK
47
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
T-1.1
03/22/2019
2018-30GENERAL ARCHITECTURAL NOTESMODERN BAY FRONT
MODERN BAY FRONTSOUTH BAYFRONTWATERPOINTE, LLCGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
402 S BAY FRONTNEWPORT BEACH, CA 92662Designer
1GENERAL NOTES
ABBREVIATIONS 2
DEFINITIONS:
SPECIFICATIONS SHALL MEAN: WRITTEN SPECIFICATIONS IN THE PLANS OR THE "PROJECT MANUAL" (IF PROVIDED FOR THIS PROJECT)
CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME.
CONTRACTOR SHALL MEAN:
SOUTH BAYFRONT WATERPOINTE, LLC.
ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., CHRISTOPHER BRANDON PRINCIPAL
OWNER SHALL MEAN:
(AS USED IN THESE SPECIFICATIONS)
LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT
1. CODES/GENERAL PROVISIONS:
ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICIABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF
CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND
IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL
NOT BE LIMITED TO THOSE AS LISTED IN "CODE REVIEW" BOX. (T-1)
ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING:
THE BUILDING CODES, 2016 EDITIONS, AS ADOPTED BY CALIFORNIA, ALL APPLICABLE RELATED SPECIALTY CODES.
THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 7 OF THE CALIFORNIA CIVIL CODE (THE "RIGHT TO REPAIR ACT").
ANY WORK TIME RESTRICTIONS IMPOSED BY THE CITY OF NEWPORT BEACH.
THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS.
2. FEES:
CONTRACTOR AND HIS SUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING PLANCHECK FEE AND
REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET
FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE.
3. CONTRACTOR'S SURVEY:
CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL
VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL
CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS.
4. COORDINATION OF CONSTRUCTION:
CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND
PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE
SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR
AGREES TO BIND EVERY SUB-CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK.
5. CLEAN-UP:
ALL SUB-CONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE
SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR.
6. TESTS AND PERMITS:
CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME.
7. GUARANTEES:
CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORK AND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY
OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR
NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF
GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS.
IT IS UNDERSTOOD BY CONTRACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND
WARRANTY PERIODS.
CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY
HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL
OTHER WORK DAMAGED AS A RESULT THEREBY WILL BE EXECUTED IN A TIMELY MANNER AT THE CONVENIENCE OF THE OWNER AND WITHOUT COST TO OWNER.
8. WAIVER OF LIENS:
CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUB-CONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE.
9. ROLL OF ARCHITECT DURING CONSTRUCTION:
THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS AGREEMENT WITH OWNER AND
RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR
CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS, OR ANY OF THEIR
AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK.
ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN
WITHIN (10) CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER.
10. A.I.A. GENERAL CONDITIONS:
THE CURRENT GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY AS THOUGH IT WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN
THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE "GENERAL NOTES" ON THIS SHEET ARE INTENDED TO
SUMMARIZE AND COMPLIMENT THE A.I.A. GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN WORDING OCCUR.
11. EXTRAS:
OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER, ARCHITECT AND CONTRACTOR.
BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL.
12. SUBSTITUTIONS:
SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF
MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM
SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM "OR EQUAL" IS USED IN DRAWINGS OR SPECS IT SHALL BE
UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL
ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL.
13. INSURANCE:
CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROADFORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS
UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH
ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION.
14. SCOPE OF DRAWINGS AND SPECIFICATIONS:
THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING
TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY
DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO
OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS.
IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR
PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICALBE TO OTHER TRADES. IN CAS OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN
APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD.
THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL, AND THE ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR
CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE
ERRORS AND OMMISIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK
OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS
ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (e.g. SCHEMATIC ELECTRICAL PLANS).
15. DIMENSIONS ON DRAWINGS:
FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE
FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION
FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND
SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS.
DRAWINGS ARE NOT TO BE SCALED UNLUESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH
MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR"
IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (+/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90° OR 45° UNLESS
NOTED OTHERWISE.
16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS:
SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-1997; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR
LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL.
ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW
THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT
FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING.
CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT
CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA,
THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED
WORK IN THE CONSTRUCTION DOCUMENTS.
ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED" BY ARCHITECT, ARE FOR VERIFCATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS
AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP
DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT
REVIEW.
SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES
SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH.
17. ERRORS AND OMISSIONS:
ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR
BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF
ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY
SET FORTH IN BOTH.
18. BARRICADES:
CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF
THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES.
19. TEMPORARY BRACING:
AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS
TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING,
FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER.
CONTRACTOR AND HIS SUB-CONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS.
20. TOXIC SUBSTANCES REMOVAL:
PRIOR TO ANY WORK BEING PERFORMED, WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR
SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION
AND APPLICATION REQUIREMENTS.
21. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON.
22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES.
23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS.
24. USE 2x6 MINIMUM STUDS FOR PLUMBING WALLS
25. MAXIMUM FLOW RATE STANDARDS SET BY THE CURRENT CALIFORNIA GREEN CODE - G.C. TO VERIFY PRIOR TO PURCHASE AND INSTAL. OF ANY FIXTURES.
26. EXTERIOR DECKS, BALCONIES, AND STAIRWAYS SEALED UNDERNEATH SHALL BE WATERPROOFED- ARCH. TO APPV. METHOD OF WATERPROOFING - G.C. TO SUBMIT SPECIFICATIONS.
27. SPECIAL INSPECTION IS REQUIRED FOR THE FOLLOWING:
* FOUNDATION INSPECTION BY SOILS ENGINEER PRIOR TO CONCRETE POUR AND:
* PER SOILS REPORT: OVER EXCAVATION, RECOMPACTION, FOOTING DEPTH, UTILITY TRENCH BACK FILL
* RETAINING WALL BACK FILL, PRE SATURATION OF SLAB AREAS, EXTERIOR FLAT WORK AREAS.
* ALL TO BE ADDRESSED IN A REPORT PRESENTED TO BUILDING DEPT. PRIOR TO FINAL
* ALL FIELD WELDING OF STRUCTURAL STEEL
* INSTALLATION OF ALL HIGH STRENGTH BOLTS
* CERTIFICATION OF WELD, & BOLTING TO BE GIVEN TO BUILDING DEPARTMENT PRIOR TO FRAMING INSPECTION.
28. MAX. TEMP. OF 120° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. @ SHOWERS & TUBS.
29. MAINTENANCE INFORMATION:
THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS
AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE
LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE.
30. AFTER INSTALLING WALL, CEILING, OR FLOOR INSULATION, THE INSTALLER SHALL MAKE AVAILABLE TO THE ENFORCEMENT AGENCY OR POST IN A CONSPICUOUS LOCATION IN THE BUILDING A CERTIFICATE SIGNED BY THE INSTALLER
STATING THAT THE INSTALLATION IS CONSISTENT WITH THE PLANS AND SPECIFICATIONS FOR WHICH THE BUILDING PERMIT WAS ISSUED. THE CERTIFICATE SHALL ALSO STATE THE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION,
THE INSTALLED R-VALUE, AND (IN APPLICATIONS OF LOOSE FILL INSULATION) THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT WITH THE MANUFACTURER'S LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED R-
VALUE.
31. ON PROJECTS WITH EXCAVATIONS THAT WILL BE LOWER THAN ADJOINING PROPERTIES, 30 DAY NOTICE IS LEGALLY REQUIRED BY THE OWNERS & CONTRACTORS TO THE ADJOINING PROPERTY OWNERS OUTSIDE THE SETBACK AREA.
32. DISTANCE FROM THE FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS.
33. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. CBC 1203.4.3.2.1, CMC T-4-4
34. SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOWING HAZARDOUS LOCATIONS: CBC 2406.3
A. SWINGING AND SLIDING DOORS
B. WHEN LOCATED WITHIN 60- INCHES OF THE FLOOR SURFACE IN TUBS, SHOWERS, SUANAS, OR STEAM ROOMS.
C. WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF DOORS AND WITHIN 60-INCHES OF WALKING SURFACE.
D. WHERE GLAZING AREA IS MORE THAN 9 SQ. FT. IN AREA, WITH A BOTTOM EDGE LESS THAN 18-INCHES ABOVE THE FLOOR AND TOP EDGE MORE THAN 36-INCHES ABOVE FLOOR.
E. ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36-INCHES HORIZONTALLY OF WALKING SURFACE AND WITHIN 60-INCHES ABOVE WALKING SURCFACE.
F. ADJACENT TO STAIRWAYS WITHIN 60-INCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60-INCH ABOVE NOSE OF TREAD.
35. CLEARANCE FOR WATER CLOSET TO BE A MINIMUM OF 24-INCHES IN FRONT AND 15-INCHES FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. CPC 407.5
36. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. CPC 411.7
37. WALL COVERINGS OR SHOWERS OR TUBS WITH SHOWERS SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL, TO A HEIGHT OF NOT LESS THAN 70-INCHES ABOVE DRAIN INLET. PROVIDE CEMENT BOARD OR CEMENT PLASTER
BACKING FOR TILE. CBC 1210.3
38. MIN. 5/8" TYPE 'X' MOISTURE RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS
39. EXTERIOR LATH AND PLASTER: PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING. CBC 2510.6
40. THE WATER HEATER BURNER TO BE AT LEAST 18-INCHES ABOVE THE GARAGE FLOOR, IF LOCATED IN A GARAGE. CPC 508.14
41. PROVIDE A 3-INCH DIAMETER BY 3-FOOT TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS IN GARAGE. CPC 508.14
42. WATER HEATERS TO BE STRAPPED AT TOP AND BOTTOM WITH 1-1/2" X 16 GAUGE STRAP WITH 3/8" DIA. X 3" LAG BOLT EACH IND. CPC 508.2
43. DRYER:
THE CLOTHES DRYERS VENT SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH. CMC 504.3.2 DRYER VENT TERMINATION MUST BE 3 FT. CLEAR FROM OPENINGS INTO THE BUILDING ( DOORS AND OPERABLE WINDOWS) . CMC 504.5
PROVIDE A MIN. 100 SQ.IN. OPENING IN THE DRYER DOOR. CMC. 504.3.2
44. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R314.3):
A. IN EACH SLEEPING ROOM.
B. OUTSIDE EACH SEPERATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS
C. ON EVERY LEVEL OF DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS.
SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5
45. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R315.3):
A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S)
B. ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS.
CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5
46. ALL RECEPTACLE OUTLETS IN BATHROOMS, ABOVE KITCHEN COUNTERTOP, CRAWL SPACES, GARAGE, ROOFTOPS, OUTDOOR OUTLETS, WITHIN 6-FEET OF WET BAR SINK/LAUNDRY SINK TO BE PROTECTED BY GROUND FAULT CIRCUIT
INTERRUPTER (GFCI) CEC 210.8
47. ALL 120V SINGLE PHASE, 15 AND 20 AMP OUTLETS (RECEPTACLES, LIGHTING, SMOKE DETECTORS, ETC.) TO BE PROTECTED BY COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER (AFCI) CEC 210.12
48. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50%. NBMC 12.32.015
49. INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE PRIOR TO CONCRETE PLACEMENT.
50. UTILITY COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION.
51. FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING
52. FIREPLACE:
DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEY SYSTEMS AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS R1005.4NG. CMC (802.5.2.4)
PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX IN A SOLD FUEL BURNING FIREPLACE. SOLID FUEL BRUNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY
MEASURES." GAS APPLIANCE FIREPLACE MUST COMPLY WITH THE CALGREEN CODE REQUIRMENTS."
53. ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. CBC 3109.4.4.2
54. GENERAL CONTRACTOR, CONTRACTORS, SUB-CONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES
ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHT TO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES WITH LEGIBLE HAND WRITTEN NOTES AND/OR WRITING (FAX,
EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS, PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTING CONDITIONS AND SUGGEST PROPOSAL(S) FOR SOLUTION (SKETCH, DRAWING, AND/OR
WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS.
55. ISSUANCE OF A BUILDING PERMIT DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS.
YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.
56. LAND. WALLS LOCATED IN FRONT AND BACK OF PROPERTY SHALL NOT EXCEED 42" HT. REFER. LAND. DWGS FOR LOC'T.
57. LAND. WALLS LOCATED BTW. NEIGHBORS SHALL BE SHARED ON PROP. LINE. REFER. LAND. DWGS AND SEE ATTACHED DOCUMENT FOR "AGRREMENT TO BUILD A FENCE OR WALL CENTERED OVER THE PROPERTY WALL."
58. ALL INTERIOR AND EXTERIOR JOINTS BETWEEN DIFFERENT MATERIALS OR FINISHES SHALL RECEIVE A BEAD OF CAULKING OR SEALANT TO FORM A REVEAL TO MATCH COLOR OF ADJACENT SURFACE. COORDINATE COLORS WITH
ARCHITECT.
59. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS. BID SHALL BE BASED ON THE MOST STRINGENT
REQUIREMENT.
60. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS, ERRORS, OMISSIONS, OR DISCREPANCIES IN THE DRAWINGS, PROJECT MANUAL, OR CONTRACT DOCUMENTS PRIOR
TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS.
HEATING VENTILATING/AIR COND.
DRINKING FOUNTAIN/DOUGLASS FIRD.F.
EA.
E.P.
ENCL.
EMER.
ELEV.
ELEC.
EL.
E.J.E.
DWG.
D.S.P.
D.S.
DR.
DN.
DIM.
DIAG.
DIA.
EACH
EXPANSION JOINT
ELEVATION
ELEVATOR
EMERGENCY
ENCLOSURE
ELECTRIC PANEL
ELECTRIC
DIAMETER
DIAGONAL
DIMENSION
DOWN SPOUT
DRY STAND PIPE
EAST, ENTRY
DOWN
DOOR
DRAWING
DET.
DEPT.
DBL.
CTR.
CTSK.
CORR.
CONT.
CONST.
COND.
CONC.
CNTR.
CLR.
CLKG.
CLG.
C.J.
C.I.
CHG.
CHAN.
C.G.
CEM.
C.B.
CAB.
CONCRETE
CONDITION
CONSTRUCTION
CONTRACTOR/ CONTINUOUS
CORRIDOR, CORROSIVE
COUNTERSUNK
DEPARTMENT
COUNTER
CENTER
DOUBLE
DETAIL
CATCH BASIN
CORNER GUARD
CAST IRON
CONTROL JOINT/ CONST. JOINT
CAULKING
CABINET
CEMENT
CHANNEL
CHANGE
CEILING
CLEAR
LOAD FROM ABOVE
JANITOR
KITCHEN
LANDSCAPED AREA
LABORATORY
LAMINATE
LAVATORY
POUNDS
LEFT HAND
LOCKER
LUMINOUS
MAINTENANCE
MASONRY
LBS.
LFA
MAS.
MAINT.
LUM.
LT.
LKR.
L.H.
LIGHT
LAV.
LAM.
LAB.
L.A.
L.
KIT.
JST.
JT.
JAN.
JOINT
JOIST
LOW/LINEN
HOSE BIB
HOLLOW CORE
HARDWOOD
HARDWARE
HEIGHT
HOLLOW METAL
GALVANIZED IRON
GLU-LAM BEAM
GROUND
GYPSUM
HORIZONTAL
INSULATION
INTERIOR
INVERT/INVERTED
INSIDE DIAMETER/INTERIOR DESIGNER
HDWR.
I.D.
HVAC
INV.
INT.
INSUL.
IN.
HR.
HORIZ.
H.M.
HT./HGT.
HOUR
INCH
GYP.
GR.
GND.
G.L.B.
GL.
G.I.
HDWD.
HD.
H.C.
H.B.
H.HIGH
HARD
GLASS
GRADE
AREA DRAINA.D.
B.W.
BR.
B.
BOT.
BM.
BLK'G.
BLK.
BLDG.
BITUM.
BET.
BD.
AUTO.
ASSY.
ASB.
ARCH.
APPX.
A.P.
ANOD.
ALT.
AL.
ADJ.
ADH.
BITUMINOUS
BLOCKING
BATH
BEDROOM
BACK OF WALK, BOT. OF WALL
BOARD
BETWEEN
BUILDING
BLOCK
BEAM
BOTTOM
ADHESIVE
ADJUSTABLE
ALUMINUM
ALTERNATE
ANODIZED
ACCESS PANEL
APPROXIMATELY
ARCHITECTURAL
ASBESTOS
ASSEMBLY
AUTOMATIC
PL
LC
ACOUS.
A.C.
A/C
A.B.
#
∅
@
&
ANGLE
CENTERLINE
DIAMETER OR ROUND
PERPENDICULAR
POUND OR NUMBER
PROPERTY LINE, PLATE
ANCHOR BOLT
AIR CONDITIONING
ASPHALT CONCRETE
ACOUSTICAL
AT
AND
FINISH GRADE
FLAT HEAD
FIXTURE
FLOW LINE
FLASHING
FLUORESCENT
FACE OF CONCRETE/FACE OF CURB
FACE OF FINISH
FACE OF STUD/FACE OF STRUCTURE
FACE OF MASONRY
FIREPLACE
FLOOR SINK
FOOT OR FEET
FOOTING
FURRING
FUTURE
GALVANIZED
GRAB BAR/GRADE BEAM
GENERAL
GROUND FAULT INTERRUPTG.F.I.
GEN.
G.B.
GALV.
GA.
FUT.
FURR.
FTG.
FT.
F.S.
FP.
GAUGE
F.O.M.
F.O.S.
F.O.F.
F.O.C.
FLUOR.
FLR.
FLASH.
F.L.
FIX./FIXT.
FIN.
F.H.
F.G.
FINISH
FLOOR
EQUIPMENT
EXISTING
EXHAUST
EXPOSED
EXTERIOR
FIRE ALARM
FLOOR CLEAN OUT
FLOOR DRAIN
FOUNDATION
FIRE EXTINGUISHER
FIRE EXTINGUISHER CABINET
EQPT./EQPM.
F.E.C.
F.E.
FDN.
F.D.
F.C.O.
F.A.
F.
EXT.
EXPO.
EXH.
EXST.
FIXED
SOUTHS.
SUPPLY AIR
SOLID CORE
SCHEDULE
SECTION
SHELF
SHEET
SHEATHING
SIMILAR
SOFFIT JOIST
SERVICE SINK
STATION
STANDARD
STEEL
STORAGE
STRUCTURAL
SUSPENDED
SYMMETRICAL
STAINLESS STEEL
SEAT COVER DISPENSER
SUB DRAIN/SOAP DISPENSER
S.S.
SUSP.
STRUCT.
STOR.
SYM.
STL.
STD.
STA.
S.SK.
S.C.D.
SHT'G.
SCHED.
S.D.
S.J.
SIM.
SHT.
SH.
SEC.
S.C.
S.A.
PLUMBING
PLYWOOD
POINT OF CONNECTION
PROJECTION
POINT
RETURN AIR
RADIUS
ROOF DRAIN
RECEPTACLE
RECTANGULAR
REFERENCE
REFRIGERATOR
ROOF DRAIN LEADER
REGISTER
REQUIRED
RESILIENT'
ROOM
REDWOOD
REINFORCEMENT
ROUGH OPENING
RETAIN(ING), RETURN
RECT.
REINF.
RESIL.
REQ'D.
REFR./ R/F.
RET.
R.O.
RWD.
RM.
REG.
REF.
R.D.L.
RECPT.
PROJ.
PLYWD.
PLUMB.
R.D.
RAD.
R.A.
PT.
PR.
PNT.
PAIR
MOUNTEDMTD.
MULLION
NORTH
NATURAL
NUMBER
NOMINAL
NOT TO SCALE
OVER
OVERALL
OBSCURE
OFFICE
OPENING
OPPOSITE
PERIMETER
PLATE/PROPERTY LINE
PLASTER
NOT IN CONTRACT
NATURAL GRADE
OVERFLOW DRAIN
PLASTIC LAMINATE
OUTSIDE DIAMETER (DIMENSION)
O/.
P.LAM.
O.F.D.
PERIM.
OPNG.
O.D.
PLAS.
PL.
OPP.
OFF.
OBS.
O.A.
N.G.
N.I.C.
N.T.S.
NOM.
NO.
NAT.
N.
MUL.
MATERIAL
MAXIMUM
MECHANICAL
MEMBRANE
METAL
MAN HOLE
MINIMUM
MIRROR
MOSAIC
MEDICINE CABINET
MANUFACTURER
MISCELLANEOUS
MASONRY OPENING
MAX.
MEMB.
MECH.
M.O.
MISC.
MFR./MFGR.
M.C.
MOS.
MIR.
MIN.
M.H.
MET./MTL.
MAT.
TYPICALTYP.
UNIFORM BULIDING CODE
UNDERWRITER'S LABORATORY
UNLESS NOTED OTHERWISE
VENT THROUGH ROOF
WEST, WIDE, WIDTH
V.T.R.
WP.
W.I.
W.C.
W.H.
W.
WD.
W/.WITH
WOOD
WATER HEATER
WATER CLOSET
WROUGHT IRON
WATERPROOF
U.N.O.
U.L.
U.B.C.
VERT.
VENT.
UR.
UNF.
U.UNDER
UNFINISHED
URINAL
VENTILATING
VERTICAL
TOP OF PAVING
TOP OF STRUCTURE/SLAB
TONGUE AND GROOVE
TOP OF CURBT.C.
T.&G.
T.W.
T.O.S.
T.PL.
T.P.
TER.
TEMP.
TEL.
T.CL.
TRANS.
THK.THICK
TRANSFORMER
TIME CLOCK
TELEPHONE
TEMPERED
TERRAZZO
TOP OF PLATE
TOP OF WALL
T.TREAD
PAINT(ED)
P.O.C.
EQ.EQUAL / EQUIVALENT
FIELD VERIFYF.V.
(E.)EXISTING
NEW(N.)
VER.VERIFY
FACTORYFAC.
B.O.BY OWNER/BY OTHERS
GENERAL CONTRACTORG.C.
APPV'D.APPROVED
BEL.BELOW
ON CENTERO.C.
ABV.ABOVE
HDR.HEADER
SELECTEDSEL.
METAL BOLTM.B.
PARALLEL STRAND LAMINATEPSL.
ROOF RAFTERR.R.
/CEILING JOIST
FLOOR JOISTF.J.
SIMPSONSIMP.
T.S.TOP OF STEP
UNDERGROUNDU.G.
V.VERTICAL
W.W.M.WELDED WIRE MESH
EACH WAYE.W.
DECO.DECORATIVE
EXISTING GRADEE.G.
GRADE PLANEG.P.
61. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE
NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING.
62. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING
STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE.
63. CONSTRUCTION PERSONNEL SHALL BE CONFINED TO THE LIMITS OF THE CONSTRUCTION AREA. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED.
CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION.
64. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL
COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES.
65. CONTRACTOR SHALL PROVDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE
CAUSED BY INSUFFICIENT PROTECTION.
66. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS.
67. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO
PROCEED, SIGNED BY THE ARCHITECT & OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR.
68. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRCUTION ARE REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND
COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE
SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR IT'S
SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY. SPECIFIC SEQUENCES OR
METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED.
69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER'
ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPOR THE IMPOSED LOAD.
70. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE
MANUFACTURERS.
71. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES.
72. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE
MANUFACTURERS.
73. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL, LANDSCAPE, ARCHITECTURAL, MECHANICAL, PLUMBING
ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES, OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE
CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND
REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST.
74. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED ARES, CLEAN ALL FLOORING, MILLWORK, LIGHT FIXTURES, GLASS, ETC. AND UNCOVER AND VACUUM OUT
ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN.
NO. REVISION DATE
GENERAL NOTES CONTINUED
PARCEL MAP 3
48
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
T-1.2
03/22/2019
2018-30SUPPLEMENTAL NOTES &DOCUMENTSMODERN BAY FRONT
MODERN BAY FRONTSOUTH BAYFRONTWATERPOINTE, LLCGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
402 S BAY FRONTNEWPORT BEACH, CA 92662Designer
CAL GREEN -RESIDENTIAL MANDATORY MEASURES
RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 2
1
3
NO. REVISION DATE
49
LOTS 1 & 2SECTION 1BALBOA ISLANDBLOCK 7M.M. 3/42SOUT
H
BAY F
R
O
N
T
CL PEARLAVENUECLLOT 3N35°58'27"E 86.30'N43°49'20"W 61.02'
N43°50'
0
0
"
W
6
1
.
0
5
'N35°59'48"E 86.31'GRAPHIC SCALE1 1TOPOGRAPHIC SURVEY
400 S BAY FRONT #5
NEWPORT BEACH, CA 92662
(APN: 050-043-13)BASIS OF BEARINGS TITLE REPORT/EASEMENT NOTESPAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/20STATEOFCALI
FORN
IA
P AUL
DOMINICKCRAFTExp. 12/31/20No. 8516P ROFE
S
S
IONALLANDSURVEYORHUNTINGTON BEACH, CALIFORNIA 92646
PHONE:(714)488-5006 FAX:(714)333-4440
APEXLSINC@GMAIL.COM LEGENDCONCRETE SURFACEBRICK SURFACELCEXISTING ELEVATIONBLOCK WALL( )ACASPHALT PAVEMENTSEARCHED, FOUND NOTHING; SET NOTHINGFSFLFINISHED SURFACEFLOWLINEFFGFINISHED FLOOR GARAGET.B.M.TEMPORARY BENCHMARK SET ON SEWERMANHOLE (SMH); ELEVATION = 5.68 FEETFFFINISHED FLOORGAS METERGMCENTERLINETOP OF CURBTCEGEDGE OF GUTTERNATURAL GROUNDNGWOOD FENCE (WDF)WATER METERWMFOUND MONUMENTSURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTES400 SOUTH BAY FRONT #5NEWPORT BEACH, CA 92662(APN: 050-043-13)NO TITLE REPORT PROVIDEDTHE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF SOUTH BAYFRONT, BEING N43°50'00"W PER P.M.B. 183, PAGES 17/18, RECORDS ON FILE IN THEOFFICE OF THE ORANGE COUNTY SURVEYOR.WOOD FENCEWDFSEWER CLEAN OUTSCOLEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,STATE OF CALIFORNIA DESCRIBED AS FOLLOWS:LOTS 1 & 2 IN BLOCK 7 OF SECTION 1, BALBOA ISLAND, IN THE CITY OF NEWPORTBEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED INBOOK 6, PAGE 30 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY,CALIFORNIA.BENCHMARK INFORMATIONBENCHMARK NO: NB3-15-70DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED"NB3-15-70", SET IN THE EASTERLY END OF A CONCRETE SEAWALL. MONUMENT ISLOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OFPARK AVENUE AND SOUTH BAY FRONT, 15 FT. SOUTHERLY OF THE CENTERLINE OF PARKAVENUE AND 6 FT. WESTERLY OF PEDESTRIAN WALKWAY. MONUMENT IS SET LEVELWITH THE TOP OF THE SEAWALL.ELEVATION: 7.986 FEET (NAVD88), YEAR LEVELED 1992PALM TREE CLUSTERPCTOP OF STEPTSGUARD POSTGPTRASH BINTBFCFINISHED CONCRETESTORM DRAINSDVICINITY MAPTOP OF BULKHEADTBH3/11/201950
UP
OVENCOFFEE
DW T
UP
UP
1005 SF
FIRST FLOOR
450 SF
2-CAR GARAGE
A
B
C
D
E
F
33' - 6 5/8"5' - 0 1/4"6' - 2 3/4"20' - 11 1/4"6"23' - 0 3/8"33' - 6 5/8"10' - 7 3/4"21' - 6 1/2"6"11' - 1 7/8"9' - 11 3/8"11' - 8 3/8"11' - 1 7/8"8' - 10 7/8"1' - 6 5/8"1' - 9 5/8"G
H
175 SF
PATIO
73 SF
L1
4' - 3 7/8"8' - 2 1/4"24' - 0 3/8"1
2
1362 SF
SECOND FLOOR
282 SF
OPEN SPACE 1
123 SF
OPEN SPACE 2
A
B
C
D
E
F
G
H
I
19' - 6 3/8"19' - 8"8' - 7"13' - 7 1/4"6' - 2 1/2"5' - 4"18' - 5 3/4"8' - 2 1/4"6' - 3 5/8"13' - 2 3/4"14' - 8 3/4"13' - 7 1/4"11' - 7 1/8"12' - 3 1/8"23' - 9 7/8"6' - 10 1/8"4' - 0 1/4"5' - 3 1/2"6' - 8 3/8"16' - 0 1/4"8' - 7"
4' - 1"
4' - 3 7/8"8' - 2 1/4"24' - 0 3/8"1
2
3
9' - 6 7/8"2' - 1"
4 5
291 SF
THIRD FLOOR
606 SF
ROOF DECK
491 SF
VIEW DECK
A
B
6"14' - 6 1/4"5' - 7 3/4"10' - 1 1/4"16' - 0 1/4"C
D 13' - 7 1/8"1' - 8 1/4"12' - 0"1' - 7 1/8"6"
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-0.1
05/08/2019
2018-30BUILDING AREA PLANSMODERN BAY FRONT
MODERN BAY FRONTSOUTH BAYFRONTWATERPOINTE, LLCGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660FIRST CHECK
402 S BAY FRONTNEWPORT BEACH, CA 92662Designer
NO. REVISION DATE
1/8" = 1'-0"1 FIRST FLOOR PLAN
1/8" = 1'-0"2 SECOND FLOOR PLAN
1/8" = 1'-0"3 THIRD FLOOR PLAN
FLOOR PLAN
A
B
C
D
33' -6 5/8" X 22' -10 3/8" = 767.1'
5' -0 1/4" X 8' -10 7/8 = 44.7'
6' -2 3/4" X 11' -1 7/8" = 69.4'
10' -7 3/4" X 11' -8 3/8" = 124.5'
TOTAL: 1,005 SF
E
F
20' -11 1/4" X 11' -1 7/8" = 233.5
21' -6 1/2" X 9' -11 3/8" = 214.2
TOTAL: 450 SF
GARAGE
FLOOR PLAN
A
B
C
D
19' -6 3/8" X 18' -5 3/4" = 360.92
13' -4 3/4" X 5' -4" = 71.44
19' -8" X 16' -0 1/4" = 315.07
14' -8 3/4" X 6' -10 1/8" = 100.80
TOTAL: 1,361 SF
E
F
G
4' -0 1/4" X 8' -7" = 34.51
5' -3 1/2" X 4' -1" = 21.60
8' -7" X 6' -8 3/8" = 57.49
H
I
13' -7 1/4" X 23' -9 7/8" = 324.09
6' -2" X 12' -2 3/8" = 75.22
FLOOR PLAN
A
B
14' -6 1/4" X 16' -0 1/4" = 232.63
5' -7 3/4" X 10' -1 1/4" = 57.04
TOTAL: 291 SF
G
F
0' -6" X 1' -6 5/8" = .77
0' -6" X 1' -6 5/8" = .77
C
D
0' -6" X 1' -7 1/8" = .79
0' -6" X 1' -8 1/4" = .84
OPEN AREA CALCS
1 24' -0 3/8" X 8' -2 1/4" = 196.81'
2 24' -0 3/8" X 4' -3 7/8" = 103.8'/2=51.9'
TOTAL: 248.71'
OPEN AREA CALCS
2 24' -0 3/8" X 8' -2 1/4" = 196.81'
3 24' -0 3/8" X 4' - 3 7/8" = 103.8'/2=51.9'
TOTAL: 404.5
1 5' -4" X 6' -1 5/8" = 32.72'
4 9' -6 7/8" X 11' - 7 1/8" = 110.99'
5 11' -7 1/8" X 2' - 1" = 24.16'/2=12.08'
OUTDOOR AREA CALCS
ROOF DECK 606
VIEW DECK 491
BUILDING AREA SCHEDULE
Name AREA COMMENTS
FIRST FLOOR 1005 SF
SECOND FLOOR 1362 SF
THIRD FLOOR 291 SF
2659 SF
2-CAR GARAGE 450 SF
450 SF
GRAND TOTAL 3108 SF
OUTDOOR AREA SCHEDULE
NAME AREA COMMENTS
PATIO 175 SF PARTIALLY COVERED
L1 73 SF UNCOVERED
OPEN SPACE 1 282 SF COVERED
OPEN SPACE 2 123 SF PARTIALLY COVERED
654 SF
ROOF DECK 606 SF UNCOVERED
VIEW DECK 491 SF UNCOVERED
1098 SF
GRAND TOTAL 1751 SF
LOT INFORMATION:
ZONED: R-B1
SITE AREA:2591.66 S.F. BUILDABLE AREA: 1951.72 S.F.
TOTAL ALLOWABLE AREA: 1.5 x 1951.72 S.F. = 2927.58 S.F. +200 S.F. = 3127.58 S.F.
REQ'D OPEN VOLUME = 1951.72 S.F. X .15 = 292.76 S.F. (7'-6" HT MIN.)
OPEN VOLUME PROVIDED= 338 S.F. < 292.76 S.F.
TOTAL LIVING
TOTAL GARAGE
TOTAL OPEN SPACE
TOTAL OUTDOOR
TOTAL ROOF DECK
51
EXISTING
BUILDING
GP
PLANTER
PROPERTY
LINE
PROPERTY
LINE
PLANTERSTAIRS
FOUND
MONUMENT
M.M. 3/42
SOUTHCL(6.61)FS(6.95)
FS
(5.93)
FS
(6.30)
SCO
(6.24)
FL
(6.76)
FS
(6.92)
FS (7.06)FS
(7.08)
FS
(7.42)FS(7.41)
FS
(7.44)FF
(7.43)
FF
(7.38)
FS
(7.40)
FS
(7.43)
FF
FS NG
(6.99)
NG
(5.99)
FS
(6.45)
FS
(6.49)
GM
(6.06)FS
(7.25)TS
(6.31)AC(6.48)
AC
(7.22)
FS
(7.31)
FS (7.38)
FS
(5.71)
(7.41)FS
(6.36)
FFG
(6.34)
FS
(6.29)
GP FS
(6.54)
AC
(7.43)TS (6.94)
FS
(6.50)
FS(8.78)TS
(7.50)FS
(6.76)FS
(8.67)TS(6.92)FSN43°49'20"W 61.02'N35°59'48"E 86.31'
R.Y.S.B.
5' - 0"S.Y.S.B.3' - 0"S. BAY FRONT ALLEYEXISTING
NOT A PARTN 43° 49' 20" W61.02'EXISTING
NOT A PART
GREAT ROOM
STAIRS/ BAR
KITCHEN
PANTRY
ELEV.
2-CAR GARAGE
PWDR.
FOYER
ENTRY
PATIO
DINING
UP DN
UP
PLANTEDUP
S.Y.S.B.3' - 0"SLOPE PER CIVIL CLR.20' - 0 1/8"CLR.
21' - 5 3/4"
CLR.
19' - 0 5/8"
CLR.
20' - 10"CLR.5' - 0 1/2"CLR.
4' - 6"
9.00' T.O.S.
9.00' T.O.S.
1
8.92' (N.) T.W.7.83' (N.) T.W.
2
7.83' (N.) T.W.
8.92' (N.) T.W.
13.17' (N.) T.W.13.17' (N.) T.W.
3
3 7.83' T.O.S.
3
4
5
6
N 43° 50' 00" W61.05'N 35° 59' 48" E 86.31'
N 35° 59' 48" E 86.31'
EXISTING
NOT A PART
P.L. TO STREET C.L.
7' - 6"F.O.F.1' - 6 5/8"F.O.F.2' - 5 3/4"F.O.F.2' - 6 3/8"F.O.F.2' - 8 1/8"F.O.F.2' - 8 3/8"F.O.F.2' - 11 1/2"F.O.F.3' - 9 7/8"7
F.O.F.3' - 0"3' - 2"F.O.F.3' - 1 1/2"3' - 2"F.O.F.4' - 9 1/8"4' - 11 1/8"F.O.F.
6' - 10 1/4"
7' - 0 1/4"
F.O.F.
6' - 10 1/4"5' - 4 3/4"
7' - 0 1/4"F.O.F.3' - 9 7/8"3' - 11 7/8"F.O.F.6' - 2"6' - 3"F.O.F.3' - 11 1/2"4' - 0"5' - 4 7/8"
F.O.F.
7' - 5 3/4"
7' - 7 3/4"
F.O.F.
7' - 5 3/4"
7' - 7 3/4"
UP
6.76 (E.) F.S.6.76 (E.) F.S.
6.76 (E.) F.S.
6.76 (E.) F.S.
6.06 (E.) F.S.6.06 (E.) F.S.
TRASH
8
2
21
1
UP
9
9
9
4
4
4
4
10
10
10
10
11
12
11
L
L
L
L
L
L
L
L
L
L
L
L
L
L
L
L
L
LS. BAY FRONT11' - 5 3/8"
13
14
15
16
NOTE; ENCROACHMENT PERMIT AGREEMENT
IS REQ'D. FOR ANY WORK PROPOSED IN THE
PUBLIC R.O.W. ALL NON-STANDARD
IMPROVEMENTS SHALL COMPY WITH CIY
COUNCIL POLICY L-6.
NOTE; ENCROACHMENT PERMIT AGREEMENT
IS REQ'D. FOR ANY WORK PROPOSED IN THE
PUBLIC R.O.W. ALL NON-STANDARD
IMPROVEMENTS SHALL COMPY WITH CIY
COUNCIL POLICY L-6.
13.17'13.17'CLR.3' - 0"CLR.
3' - 0"
17
18
19
SLOPE PER CIVIL
20
18
19
21
PT. 1
7.22' FS
PT. 4
6.92' FS
PT. 2
6.48' FS
PT. 3
6.45' FS
LAVANDULA SPP. LAVENDER (LOW WATER USE)
PLANT LEGEND
L
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-0.0
03/22/2019
2018-30ARCHITECTURAL SITE PLANMODERN BAY FRONT
MODERN BAY FRONTSOUTH BAYFRONTWATERPOINTE, LLCGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
402 S BAY FRONTNEWPORT BEACH, CA 92662Designer
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-0.0
03/22/2019
2018-30ARCHITECTURAL SITE PLANMODERN BAY FRONT
MODERN BAY FRONTSOUTH BAYFRONTWATERPOINTE, LLCGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
402 S BAY FRONTNEWPORT BEACH, CA 92662Designer
KEYNOTE LEGEND
1 TILE/STONE PAVERS ON CONCRETE SETTING BED OVER 'WESTCOAT ALX' W.P. MEMBRANE CLASS 'A'
ASSEMBLY (ESR-2201) REF. DTL. 10/AD-1
2 FIREPLACE - PREFABRICATED, GAS ONLY - MASON-LITE FIREPLACE, MODEL 'BURNTECH GBVS49' ICC# ESR-2401
[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. GASEOUS FUEL
BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE
CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.)
3 OUTLINE OF EXISTING BUILDING - TO BE DEMOLISHED
4 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
5 (E.) GAS METER(S) - REF. CIVIL DWGS.
6 (E.) SEWER C.O. LOCATION (REF. SURVEY & CIVIL DWGS.)
7 ENCLOSED USEABLE SPACE UNDER STAIRWAY USE 5/8" TYPE 'X' GYP. BD. FINISH TYP. (1/2" MIN.) (CRC R302.7)
8 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) -
VERIFY LOC'N. W/. SO. CA. EDISON
9 HARDSCAPE - COLORED & SCORED CONCRETE (AS SELECTED) PER. LAND. DESIGNER
10 PROPERTY LINE
11 SIDE YARD SETBACK
12 REAR YARD SETBACK
13 PROPOSED (N.) PROPERTY LINE WALL ON NEIGHBORING PROPERTY - NOT A PART
14 LINE OF SECOND FLOOR ABOVE
15 OUTLINE OF OVERHANGS ABOVE
16 (E.) SITE WALL TO BE REMOVED/DEMOLISHED
17 (E.) GUARD POST TO BE REMOVED
18 (N.) PROPERTY LINE WALL (5' - 6" MAX. ABV. N.G.) - STUCCO FINISH TO MATCH
19 (N.) GATE - PER LANDSCAPE DESIGNER (MAX. 5' - 6" HT. ABOVE NATURAL GRADE)
20 EXTERIOR S.S HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.) - 4" MAX. SPHERE OPENING, REF. DTL. 4 /AD-1
21 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS
TRUE NORTH
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.)
TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY
CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
1/4" = 1'-0"1 ARCHITECTURAL SITE PLAN
PROJECT NORTH
LANDSCAPE NOTES:
1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W.
2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING
AREAS WITH REPECTIVE HEIGHTS AND MATERIALS.
GENERAL NOTE:
SEE SHEET A-3 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
3/16" = 1'-0"2 GRADE PLANE EXHIBIT
PT1. 7.22
PT2. 6.48
PT3. 6.45
PT4. 6.92
27.07
27.07/4 = 6.76
NOTES:
1. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS,
AND SERVICES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION
ELEMENTS AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN.
2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR.
3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE
ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL-
OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK.
4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH
THE NATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND
STRUCTURES. THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR ALL
COSTS INCURRED DUE TO DAMAGE AND/OR REPLACEMENT OF SAID UTILITIES,
INCLUDING DELAYS.
5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT
DOCUMENTS AND/OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL
COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER
(JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT IMMEDIATELY. ALL WORK
RELATED TO THE PROBLEM ARE SHALL CEASE UNITIL THE DISCREPANCIES HAVE
BEEN RESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE
ARCHITECT IN WRITING. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION
OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE.
6. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE
APPLICANT/OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIC PROPERTY
ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER.
7. CONTRACTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY
CODES AND REQUIREMENTS. CONTRACTOR SHALL BRING TO THE ATTENTION OF
THE OWNER AND THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION ANY
KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND
THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS'
ASSOCIATION.
8. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND
OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN
CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS.
9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE
CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR
BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED
TO COMPLETE THIS PROJECT.
10. CONTRACTOR SHALL INSTALL THIS PROJECT UTILIZING THE LANDSCAPE
INDUSTRIES'S B.M.P. BEST MANAGEMENT PRACTICES.
GENERAL MATERIAL SPECIFICATION:
1. GROUT CELLS WITH REINFORCED CEMENT PER ASTM C150. 1
PART PORTLAND CEMENT, 2 TO 3 PARTS LOOSE SAND, 2 PARTS
COARSE AGGREGATE.
2. REINFORCING: FS = 20,000 PSI ASTM A615 GRADE 40.
3. MASONRY: FC = 1,500 PSI GRADE 'A' PER ASTM C150.
4. CONCRETE: FC = 3,500 PSI AT 28 DAYS CEMENT PER ASTM C150.
5. POUR ALL WALL FOOTINGS AGAINST NATURAL UNDISTURBED
EARTH.
6. TELEPHONE LANDSCAPE ARCHITECT IF SITE CONDITIONS ARE
NOT AS SHOWN.
PROJECT HARDSCAPE MATERIALS:
STONE SHOULD MATCH THE STONE USED ON THE HOUSE.
PAVING STONE SHALL BE SHADOW GRAY
SANDSTONE/QUARTZITE.
ALL GROUT JOINTS SHALL BE PIGMENTED PER ARCH./G.C.
APPROVAL.
ALL HARDSCAPE MATERIAL SHALL RECEIVE 6 MIL. VISQUEEN ON
UNDER SIDE FOR WATERPROOF PROTECTION.
TOTAL LANDSCAPING AREA: 143 SQFT
**ALL PLANTS TO BE DROUGHT-TOLERANT NON-INVASIVE PLANT SPECIES
52
53
54
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-1.0
03/22/2019
2018-303-DIMENSIONAL VIEWSMODERN BAY FRONT
MODERN BAY FRONTSOUTH BAYFRONTWATERPOINTE, LLCGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
402 S BAY FRONTNEWPORT BEACH, CA 92662Designer
NO. REVISION DATE
1 AXONOMETRIC - EAST
2 AXONOMETRIC - SOUTH3AXONOMETRIC - WEST
4 AXONOMETRIC - NORTH
55
OVENCOFFEE
DW T
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. 5/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 WINDOW 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: 2,655 S.F.
(0.03)2,655 S.F.+ [7.5 CFM x OCC. (BED. +1)] =
79.65 CFM + (7.5 x 4) = 109.65 CFM REQ'D.
A-4.03
A-4.0
A-4.0
A-4.0
4
1
2
R.Y.S.B.
5' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"CLR.3' - 10"CLR.
19' - 0 5/8"
2
A-5.0
2
A-5.0
9.00' T.O.S.1
A-5.0
1
A-5.0
CLR.5' - 0 1/2"CLR.
4' - 6"
GREAT ROOM
DINING
KITCHEN
STAIRS/ BAR
FOYER
PWDR.
2-CAR GARAGE
ELEV.
ENTRY
PATIO
PANTRY
UP DN
UP
4' - 11 1/8"21' - 1 3/8"3' - 11 7/8"10' - 6 5/8"10' - 6 5/8"7' - 7 3/4"66' - 2 7/8"7' - 0 1/4"5' - 4 3/4"
33' - 6 5/8"5' - 0 1/4"27' - 8"
7' - 1 7/8"2"6' - 8 5/8"2' - 6 1/8"17' - 0"2' - 6"2' - 6 1/4"4' - 3 5/8"1' - 7 5/8"21' - 8 3/4"3' - 2"22' - 10 3/8"4' - 0"18' - 0 1/8"4' - 10 1/8"5' - 4 7/8"7' - 7 3/4"66' - 2 7/8"7' - 0 1/4"
44' - 2 3/8"22' - 0 1/2"
1' - 8 3/8"4' - 5 1/8"9' - 0"4' - 6 5/8"24' - 6 1/4"2' - 1 1/4"4' - 3"9' - 8 1/4"6' - 0"
9.00' T.O.S.
7.83' T.O.S.
1
2
3
4
4
5 6
1
1
CLR.
21' - 5 3/4"
CLR.
20' - 10"CLR.20' - 0 1/8"1
2
1
32' - 3"2' - 3 1/8"2
4
56
5
789
13
14
15
1' - 9 1/8"15
16
2
21
1
NOTE:PROVIDE MIN. 5/8" TYPE 'X'
GYP. TO INSIDE FACE OF ALL
GARAGE WALLS.
19
19
19
19
20
20
21
R @ 0' -7 5/8"15
22
4
22
23CLR.2' - 6"CLR.
2' - 11 7/8"
28
31
32
33
34 11 10
353637
BUILT-INBUILT-IN BENCH
EAT-IN ISLAND 4037
14
41
10
11
28
42
43 44
A-4.03
A-4.0
A-4.0
A-4.0
4
1
2
2
A-5.0
2
A-5.0
6"2' - 6"8' - 4"2' - 6"6"
1
A-5.0
1
A-5.0
HIS W.I.C.
MASTER SUITE
LAUNDRY
BEDROOM #2
BATH #2
BATH #3
BEDROOM #3
W.I.C.
ELEV.
STAIRS
HER W.I.C.MASTER BATH
W/C.
M. BALCONY
BALCONY
3' - 2"23' - 9 7/8"3' - 0 1/2"11' - 6 5/8"12' - 3 1/8"5' - 9 3/8"5' - 9 3/8"3' - 2 1/8"3' - 2 1/4"2' - 8 3/4"3' - 2 1/8"2' - 7 3/4"11' - 1 5/8"55' - 3"11' - 10 1/2"5' - 4 3/4"
13' - 5 1/4"28' - 2 1/2"13' - 7 1/4"
1' - 9 1/8"9' - 8 7/8"1' - 11 3/4"3' - 9"5' - 0"3' - 3 1/2"2' - 8 1/4"2' - 3 5/8"9' - 0"2' - 3 5/8"
5' - 4 7/8"7' - 7 3/4"67' - 7 1/8"5' - 8"
1' - 5 3/4"1' - 9 5/8"10' - 10"1' - 9 5/8"5' - 4 5/8"7' - 8 1/8"9' - 9 1/8"4' - 11 1/2"2' - 3 1/8"8' - 10 3/4"1' - 9 5/8"5' - 9 3/4"5' - 1 1/2"3' - 2"23' - 9 7/8"3' - 0 1/2"5' - 4"18' - 5 3/4"4' - 4 1/2"13' - 7 5/8"4' - 10 1/8"11 1/2"11 1/2"6' - 1 5/8"
DN.UP
UP
7
7
2
1 1
6
7
13 14
8
15
16
171819202122
16
17
18
19
20
21 22
23
24
26
25
27
SEATSHOWERTUB
SEAT
SHOWER
SEAT
SHOWER
18.58' T.O.S.
19.58' T.O.S.
17
10
2
21
1
5' - 6"
19.58' T.O.S.
22
22
CLR.3' - 8"(2% MIN.)
18.58' T.O.S.1
CLR.5' - 0 1/4"CLR.
4' - 6"
(OPEN)
1211
24
2 2
2
25
9
10
11
BARN DR.CLR.2' - 10 1/8"CLR.
3' - 5 5/8"
26
27 28 10 26
CLR.
2' - 6"CLR.2' - 11 1/4"29
CLR.
2' - 6"CLR.2' - 11 1/8"1028 26
30
30
27
27
27
R @ 0' -7 5/8"15
R @ 0' -6"2
R @ 0' -7 5/8"15 TYP.11"CLR.
3' - 6"CLR.3' - 6"TYP.11"TYP.
11"
18
14
BARN DR.283910
30
13
AD-1
2% MIN.
2% MIN.
13
AD-1
6"2' - 6"6' - 4 3/4"2' - 6"6"
6"2' - 6"6' - 6"2' - 6"6"
3' - 3 7/8"7' - 0 7/8"6' - 5 3/8"6' - 1 3/4"4' - 11 1/2"4' - 1 1/2"8' - 8"4' - 5 1/4"6' - 2 1/2"
27
A-4.03
A-4.0
A-4.0
A-4.0
4
1
2
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
BONUS ROOM
STAIRS
BATH #4
MECH.
ELEV.
BAR
VIEW DECK
ROOF DECK
4' - 3 3/4"9' - 5 5/8"12' - 10 3/4"14' - 6 1/4"14' - 2 3/4"13' - 7 1/4"11' - 10 1/2"5' - 4 3/4"3' - 2"22' - 10 3/8"4' - 0"12' - 0 7/8"10' - 9 3/8"2' - 3 1/8"4' - 2 1/4"5' - 7 1/2"3' - 9 3/8"4' - 10 3/4"2' - 1 1/4"1' - 11 5/8"5' - 4 7/8"4' - 3 3/4"3' - 4"18' - 6 3/8"25' - 8"23' - 4 3/4"5' - 8"
2' - 3 5/8"10' - 5"1' - 9 5/8"2' - 0 1/8"3' - 8 1/8"5' - 5 1/2"3' - 2"22' - 10 3/8"11 1/2"3' - 0 1/2"15' - 3 3/8"7' - 7"1' - 8 1/4"12' - 0"1' - 7 1/8"6 1/2"
10' - 7 3/4"
5' - 1 3/4"2' - 9 1/4"2' - 8 3/4"
DN.STEP UPFIREPIT
89
10 11 12
13
SPA
42" MAX. HT.
(BY SEP. PERMIT)
7
7
7
14
9
10
11
1228
0"4' - 3 3/4"16' - 11"2' - 7"17
1
SHOWER
SEAT2
18
11
10 11
10
2
29.17' T.O.S.
2
21
1 11 1/2"2' - 3 5/8"9' - 11"2' - 3 5/8"
24
OUTDOOR
SHOWER
17
6' - 2 1/2"12' - 3 1/8"11' - 6 5/8"23' - 9 7/8"CLR.4' - 11 3/8"CLR.
4' - 6"
2
2% MIN.
2% MIN.
(OPEN TO BELOW)
6"2' - 6"7' - 11"2' - 6"6"CLR.2' - 6"CLR.
2' - 8 1/2"
28
10
30
38
R @ 0' -7 5/8"15 TYP.11"CLR.
3' - 6"CLR.3' - 6"CLR.
11"
23
28 27 26 32.67' T.R.
32.67' T.R.
32.79'
32.67' T.R.
33.00'
32.83' T.R.
33.00'
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-2.0
03/22/2019
2018-30FLOOR PLANSMODERN BAY FRONT
MODERN BAY FRONTSOUTH BAYFRONTWATERPOINTE, LLCGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
402 S BAY FRONTNEWPORT BEACH, CA 92662Designer
STAIRWAY NOTE:
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE PER CRC R303.7
KEYNOTE LEGEND
1 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
2 FURNISHINGS - AS SELECTED
3 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS
4 OUTLINE OF EXISTING BUILDING - TO BE DEMOLISHED
5 FIREPLACE - PREFABRICATED, GAS ONLY - MASON-LITE FIREPLACE, MODEL 'BURNTECH GBVS49' ICC# ESR-2401 [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. GASEOUS FUEL BURNING PAN MUST
BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS
MANDATORY MEASURES.)
6 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING
TO THE F.P. MFGR'S. INSTR'S. (CRC R1005)
7 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1
8 BBQ, AS SEL. - PROVIDE NATURAL GAS
9 LAUNDRY SINK - AS SEL.
10 COUNTERTOP - AS SELECTED
11 BASE CABINET - BUILT-IN, FINISH AS SEL.
12 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT
13 FIRE PIT LOC'N., PROVIDE GAS AS NEEDED
14 RESIDENTIAL ELEVATOR - 'GARAVENTA LIFT, UPGRADE DOOR PACKAGE STYLE 5,' SHAFT SIZE = 62" X 63 1/2" CLEAR,
SLAB DEPRESSION REQ'D PER MFGR. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION
15 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY
LOC'N. W/. SO. CA. EDISON
16 WATER HEATER - TANK-LESS (ON DEMAND) WALL-MOUNT +44" MIN., 'TAKAGI' OR EQUIV. - VERIFY SIZE REQ'D. W/.
MFGR. (PROVIDE ADEQUATE N.G. CONN.) VENT THROUGH ROOF
17 STRUCTURAL STEEL BEAM - REF. STRUCT. DWGS.
18 INTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 9/AD-1
19 PROPERTY LINE
20 SIDE YARD SETBACK
21 REAR YARD SETBACK
22 OUTLINE OF OVERHANGS ABOVE
23 LINE OF SECOND FLOOR ABOVE
24 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER)
25 WASHER - PROVIDE HOOK-UPS & POWER - INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. &
SIZE
26 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO.
27 SHELF AND POLE - BUILT IN, FINISH AS SEL.
28 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER)
29 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #6 ON SCHEDULE
30 SHOWER - HOT-MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA. CIRCLE
MIN., REF. DTL. 17/AD-1
31 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1)
32 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1)
33 GARAGE DOOR - CUSTOM BUILT, ARCH. TO APPV.
34 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.)
35 KITCHEN SINK - AS SELECTED
36 DISHWASHER - AS SELECTED
37 CUSTOM BUILT KITCHEN ISLAND PER OWNER & ARCH.
38 TEMPERED GLASS ENCLOSURE - 1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.)
39 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL.
40 REFRIGERATOR - VERIFY APPLIANCE W/. OWNER
41 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS.
42 INTERIOR HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9/AD-1
43 OVERFLOW DRAIN LINE - IN WALL/ FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.)
44 DRAIN LINE - IN WALL/FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.)
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.)
TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY
CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
1/4" = 1'-0"1 FIRST FLOOR PLAN
1/4" = 1'-0"2 SECOND FLOOR PLAN
*HERS VERIFICATION REQUIRED-REFERENCE T-24.1
A
ROUGH FRAMING:
ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
NO. REVISION DATE
TRUE NORTH PROJECT NORTH
1/4" = 1'-0"3 THIRD FLOOR T.O.S.
56
ROOF VENTILATION NOTES: (CRC R806)
1.ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE
UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING
OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST
DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE
PROVIDED W/. CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH
OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL
CONFORM TO THE REQ'TS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE
OUTSIDE AIR.
2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE
NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET; 1. IN
CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE
CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS
LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO
MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE
BALANCE OF TEH REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL
OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE
THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED.
3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A
MIN. OF A 1" SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHT'G. AND AT THE LOCATION
OF THE VENT.
4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G.'S INSTALLATION INSTRUCTIONS. INSTALLATION
OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R903. INSTALLATION
OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R703.1.
5. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OF THE TOP STORY AND THE ROOF
RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES (SPACES BETWEEN CEILINGS THAT ARE APPLIED
DIRECTLY TO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE STRUCTURAL ROOF SHT'G. AT THE
TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE
MET: 1. THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO
INTERIOR CLASS I VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED
ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD
SHINGLES OF SHAKES ARE USED, A MIN. 1/4" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE
ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16, ANY AIR-
IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III VAPOR RETARDER
COATING OR COVERING IN DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION (SEE TITLE 24, PART 6, FIG.
100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION
DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. (NO INSULATION SHALL BE REQ'D. WHEN ROOF TILES, WOOD
SHINGLES OR WOOD SHAKES, OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONT. UNDERLAYMENT IS
INSTALLED. A CONT. LAYER SHALL BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT. LAYER
WHICH HAS A PERM RATE OF NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD.); 5.1. AIR-IMPERMEABLE
INSULATION ONLY. INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL
ROOF SHT'G. 5.2. AIR-PERMEABLE INSULATION ONLY. IN ADDITION TO THE AIR-PERMEABLE INSULATION INSTALLED
DIRECTLY BELOW THE STRUCTURAL SHT'G., RIDGE BOARD OR SHEET INSULATION W/. AN R-VALUE OR R-4 SHALL BE
INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. 5.3. AIR-IMPERMEABLE
AND AIR-PERMEABLE INSULATION. THE AIR-IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/.
THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. THE AIR-PERMEABLE
INSULATION SHALL BE INSTALLED DIRECTLY UNDER THE AIR-PERMEABLE INSULATION. 5.4. WHERE PREFORMED
INSULATION BOARD IS USED AS THE AIR IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER
OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER.
FILLED REGION INDICATES ATTIC SPACE-REF. ATTIC
VENTILATION CALCS.
ROOF PLAN LEGEND
A-4.03
A-4.0
A-4.0
A-4.0
4
1
2
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
VIEW DECK
ROOF DECKBELOW REF. A-2.0 3:123:12
3:123:123:123:12
3:12
3:12
3:123:123:12
37.87'
37.90'
37.89'37.89'
37.95'
1
1
1
23%3%3%3%2
13
4
4 3F.O.F.3' - 6 1/4"5 3/4"F.O.F.
25' - 8 3/8"5 3/4"
F.O.F.
26' - 2 3/8"5 3/4"F.O.F.2' - 8 1/4"5 3/4"6 1/4"
F.O.F.
28' - 6 1/2"6 1/4"F.O.F.14' - 3 5/8"F.O.F.
34' - 6 3/4"F.O.F.7' - 3 5/8"5 3/4"5 3/4"
F.O.F.
39' - 2 3/4"
2
21
1
3
4
5
5
5
(HT. CERT. REQ'D.)
(HT. CERT. REQ'D.)
(HT. CERT. REQ'D.)
(HT. CERT. REQ'D.)
(HT. CERT. REQ'D.)
(HT. CERT. REQ'D.)
32.67' T.W.
32.67' T.R.
32.67' T.R.33.00' T.W.
32.83' T.R.
33.00' T.W.
32.67' T.R.3:123:12
6
6
6
7
32.83' T.R.
(HT. CERT. REQ'D.)
(HT. CERT. REQ'D.)
37.91'
3:12 3:12
3:12 3:12
BELOW REF. A-2.0
2x ROOF RAFTER
(PER STRUCT.)
INTERIOR FINISH
(PER PLANS,
WHERE OCCURS)
AIR-PERMEABLE
INSULATION
(PER PLANS)
MIN. 30# ROOF FELT-(2)
LAYERS GAF VERSASHIELD
UNDERLAYMENT
15/32" CDX PLYWD. SHT'G.
MIN. (REF. STRUCT)
FASTENERS PER
MFGR. INSTRUCTIONS
12
SLOPE PER PLAN
STANDING SEAM METAL
(ZINC OR EQUIV.) -REF.
MAT. SCHED. A/A-5,
CLASS 'A' ASSY.
TYP.6" - 10"6" MIN.
DOUBLE FOLD
3/4" LOCK, ALT. METHOD
CLEATS @ 18" O.C. MAX.
CONT. LOCK STRIP,
SOLDERED
ARCH. TO APPV.
12"-16"1-1/2" HIGHVALLEY DETAIL
PRODUCT LISTING:
ICC # ESR-2048, CB-150
UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE:
NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE
CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE
CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY.
1/4" DENSGLASS OR EQUIV.
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-3.0
03/22/2019
2018-30ROOF PLANMODERN BAY FRONT
MODERN BAY FRONTSOUTH BAYFRONTWATERPOINTE, LLCGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
402 S BAY FRONTNEWPORT BEACH, CA 92662Designer
KEYNOTE LEGEND
1 ROOF - STANDING SEAM METAL W/. SS. METAL ZINC FINISH - REF. MAT. SCHED. A-4.0 & DTL. 2/A-3.0
2 CRICKET - SLOPE 2% MIN., REF. ROOF PLAN A-4
3 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB.
4 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS)
5 LINE OF WALLS BELOW
6 OUTLINE OF EXISTING BUILDING - TO BE DEMOLISHED
7 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1
1/4" = 1'-0"1 ROOF PLAN
NOTE:ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS.
ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA
A
NO. REVISION DATE
1 1/2" = 1'-0"2 METAL ROOFING DETAIL
TRUE NORTH PROJECT NORTH
57
WINDOWS & DOORS:
AUTHORIZED DEALER (PRODUCTS LISTED BELOW)
SUPPLIER: ASSOCIATED BUILDING SUPPLY
ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA
92626
CONTACT: JOE YOUNAN
PHONE: 949-872-3319
FAX: 206-666-2150
EMAIL: JYOUNAN@ABSSOCAL.COM
WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM
ALUMINUM CLAD WINDOWS & PATIO DOORS
MANUFACTURER: JELD-WEN WINDOWS & DOORS
PRODUCT: CUSTOM COLLECTION
ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601
PHONE: 541-885-7412 OR 800-535-3936
FAX: 541-884-3331
WEB: WWW.JELD-WEN.COM
MULTI SLIDE DOORS & STOREFRONT
MANUFACTURER: WESTERN WINDOW SYSTEMS
PRODUCT: SERIES 600 & STOREFRONT SYSTEMS
ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040
PHONE: 877.268.1300
WEB: WWW.WESTERNWINDOWSYSTEMS.COM
GUTTERS:
GARAGE DOORS:
SUPPLIER:RANCH HOUSE DOORS
WWW.RANCHHOUSEDOORS.COM
STYLE: CUSTOM
MATERIAL: CUSTOM BUILT, WOOD & GLASS
WATERPROOF DECK MEMBRANE:
FLASHING & WEATHERSTRIPPING:
MATERIAL: METAL -ALUM. PAINTED KYNAR
SHAPE: HALF ROUND (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.
BRICK VENEER:
MANUFACTURER:
ELDORADO STONE. LLC
1200 INDUSTRY STREET
EVERETT, WA. 98203
P: 425-407-0107
STONE TYPE:CAPISTRANO ADOBE (ARCH. TO VERIFY)
COLOR: PAINTED LIGHT GREY, OWNER TO APPV.
APPLICATION: RUNNING BOND, RUSTIC GROUT (ARCH. TO APPV.)
THICKNESS: 1" -1.5" NOMINAL
WEIGHT:LESS THAN 12 LBS. / S.F.
APPROVALS: ICC ESR -1215
VERTICAL T&G WOOD SIDING:
SPECIES: TBD
SIZE: HORIZONTAL, VARYING WIDTHS.
TREATMENT: TBD
APPLICATION: PER DETAIL 14/AD-1
CODE: N/A
METAL ROOFING: ( CLASS 'A' )
MANUFACTURER:
CUSTOM-BILT METALS
13940 MAGNOLIA AVE.
CHINO, CA 91710
P: 909.664.1500
PRODUCT: STANDING SEAM ZINC ROOFING, CB-150
COLOR: NATURAL ZINC
NOTES:USE CONTINUOUS 16" OR 18" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF
SEAMS. (NO TRANSVERSE SEAMS) REF. DTL. 1/A-3
WEIGHT:APPX. 2 PSF.
CODE: ICC # ESR-2048, CB-150
CEMENT BASED WOOD SIDING:
MANUFACTURER:
JAMES HARDIE BUILDING PRODUCTS, INC.
10901 ELM AVENUE
FONTANA, CA 92337
P: 909.356.6366
COLOR: PAINTED-DUNN EDWARDS: WHITE
APPLICATION: SHIPLAP 6" PLANK
CODE: ICC# NER-405
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
MASTER FLOOR PLATE (TYP.)
18.50'
MASTER FLOOR T.O.S. (TYP.)
19.58'
ROOF PLATE (TYP.)
36.33'
ROOF PLATE (TYP.)
36.33'
NADV 88
9.00'
NADV 88
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
THIRD FLOOR PLATE
28.08'
THIRD FLOOR PLATE
28.08'
THIRD FLOOR T.O.S.
29.17'THIRD FLOOR T.O.S.
29.17'
UPPER DECK T.O.S. (TYP.)
29.33'
UPPER DECK FLOOR PLATE (TYP.)
28.45'
2
A-5.0
SECOND FLOOR PLATE (TYP.)
17.50'
SECOND FLOOR T.O.S. (TYP.)
18.58'
GARAGE (T.O.S.)
7.17'
2
2
1
1
14 13
2
3
10
24
23
1
2
7
37.95'
37.87'10' - 4"1' - 1"9' - 6"1' - 1"7' - 2"11' - 5"10' - 7"29' - 0"24' - 0"9' - 6"1' - 1"8' - 6"1' - 1"7' - 2"10' - 7"8' - 10 3/8"10 5/8"9' - 7"2"11
5
4
4
10
7
7
10
11ABV. F.F.42" MIN.ABV. F.F.42" MIN.3
1
3
2
3 :1 2 3:12 3 :1 2
ABV. F.F.42" MIN.ABV. LND.3' - 6"ABV. LND.3' - 6"ABV. LND.3' - 6"3
HD. HT.8' - 0"SILL HT.3' - 0"HD. HT.8' - 0"ABV. F.F.42" MIN.4
4
ABV. F.F.42" MIN.SILL HT.4' - 6"HD. HT.8' - 0"SILL HT.3' - 6"32.67'33.00'
9
8
8
(HT. CERT REQ'D.)
(HT. CERT REQ'D.)(HT. CERT REQ'D.)(HT. CERT REQ'D.)
7
4
3' - 6"4 3/8"9' - 9"11
12 112
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'
MASTER FLOOR PLATE (TYP.)
18.50'
MASTER FLOOR PLATE (TYP.)
18.50'
MASTER FLOOR T.O.S. (TYP.)
19.58'
MASTER FLOOR T.O.S. (TYP.)
19.58'
ROOF PLATE (TYP.)
36.33'
ROOF PLATE (TYP.)
36.33'
NADV 88
9.00'NADV 88
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
UPPER DECK T.O.S. (TYP.)
29.33'
UPPER DECK T.O.S. (TYP.)
29.33'
UPPER DECK FLOOR PLATE (TYP.)
28.45'
UPPER DECK FLOOR PLATE (TYP.)
28.45'
1
A-5.0
3/4"3/4"9
6
1ABV. F.F.42" MIN.ABV. F.F.42" MIN.37.90'37.89'
33.00'33.00'
1
1
3
2
4
4
29' - 0"24' - 0"9' - 6"1' - 1"8' - 10 3/8"10 5/8"7' - 0"10' - 7"9' - 9"10
10
12
5
3:12 3 :1 2
7
7
P.L.P.L.
(HT. CERT REQ'D.)(HT. CERT REQ'D.)(HT. CERT REQ'D.)
(HT. CERT REQ'D.)(HT. CERT REQ'D.)
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
MASTER FLOOR PLATE (TYP.)
18.50'
MASTER FLOOR T.O.S. (TYP.)
19.58'
ROOF PLATE (TYP.)
36.33'
ROOF PLATE (TYP.)
36.33'
NADV 88
9.00'
NADV 88
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
THIRD FLOOR PLATE
28.08'
THIRD FLOOR PLATE
28.08'
THIRD FLOOR T.O.S.
29.17'
THIRD FLOOR T.O.S.
29.17'
UPPER DECK T.O.S. (TYP.)
29.33'
UPPER DECK FLOOR PLATE (TYP.)
28.45'
2
A-5.0
SECOND FLOOR PLATE (TYP.)
17.50'
SECOND FLOOR T.O.S. (TYP.)
18.58'
GARAGE (T.O.S.)
7.17'
2
2
1
1
22 21 20
898 7
6
5
19 18
17
5
37.89'37.95'
3 :1 2 3:12
7' - 2"1' - 1"9' - 6"1' - 1"10' - 4"10' - 7"11' - 5"1
2
1
6 ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.7
4
4
5
2
8
9
33.00'
7
10
10
11 HD. HT.8' - 0"SILL HT. 3' - 6"HD. HT.8' - 0"SILL HT.3' - 0"7' - 2"1' - 1"8' - 6"1' - 1"9' - 6"10 5/8"8' - 10 3/8"10' - 7"9' - 9"SILL HT.3' - 0"HD. HT.8' - 0"HD. HT.8' - 0"SILL HT.3' - 6"3 :1 2
(HT. CERT REQ'D.)(HT. CERT REQ'D.)
(HT. CERT REQ'D.)
32.67'SILL HT.3' - 6"SILL HT.4' - 6"4
2"9' - 7"28 27 26
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
ROOF PLATE (TYP.)
36.33'
ROOF PLATE (TYP.)
36.33'
NADV 88
9.00'
NADV 88
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
THIRD FLOOR PLATE
28.08'
THIRD FLOOR PLATE
28.08'
THIRD FLOOR T.O.S.
29.17'
THIRD FLOOR T.O.S.
29.17'1' - 1"7' - 2"1' - 1"SECOND FLOOR PLATE (TYP.)
17.50'
SECOND FLOOR PLATE (TYP.)
17.50'
SECOND FLOOR T.O.S. (TYP.)
18.58'
SECOND FLOOR T.O.S. (TYP.)
18.58'
GARAGE (T.O.S.)
7.17'
GARAGE (T.O.S.)
7.17'
1
A-5.0
12 10
16 15
8
ABV. F.F.42" MIN.10' - 4"1' - 1"9' - 6"1' - 1"7' - 2"11' - 5"10' - 7"29' - 0"24' - 0"32.67'32.67'
37.95'
4
1
2
3
2
4
5
HD. HT.8' - 0"SILL HT.4' - 6"7
9
8
4
P.L.P.L.
(HT. CERT REQ'D.)(HT. CERT REQ'D.)
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-4.0
03/22/2019
2018-30EXTERIOR ELEVATIONS &MATERIAL SCHEDULEMODERN BAY FRONT
MODERN BAY FRONTSOUTH BAYFRONTWATERPOINTE, LLCGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
402 S BAY FRONTNEWPORT BEACH, CA 92662Designer
KEYNOTE LEGEND
1 BRICK VENEER - REF. DTL. 8/AD-1 & MATERIAL SCHEDULE A-4.0.
2 WOOD SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4
3 VERTICAL WOOD SIDING, SEE MATERIAL SCHEDULE A-4.0 AND DTL 8/AD-1.
4 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1
5 ROOF - STANDING SEAM METAL W/. SS. METAL ZINC FINISH - REF. MAT. SCHED. A-4.0 & DTL. 2/A-3.0
6 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) -
VERIFY LOC'N. W/. SO. CA. EDISON
7 STRUCTURAL STEEL BEAM - REF. STRUCT. DWGS.
8 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB.
9 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS)
10 EXTERIOR WALL MOUNTED LIGHT FIXTURE (HIGH EFFICIENCY) SIZE AS SEL., DOWNLIGHT TYP. U.N.O.
11 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
12 BBQ, AS SEL. - PROVIDE NATURAL GAS
MATERIAL SCHEDULEA
1/4" = 1'-0"4 LEFT SIDE 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
1 Revision 1 Date 1
1/4" = 1'-0"1 FRONT ELEVATION
1/4" = 1'-0"2 RIGHT SIDE ELEVATION
1/4" = 1'-0"3 REAR ELEVATION
58
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-19 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'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
MASTER FLOOR PLATE (TYP.)
18.50'
MASTER FLOOR T.O.S. (TYP.)
19.58'
ROOF PLATE (TYP.)
36.33'
ROOF PLATE (TYP.)
36.33'
NADV 88
9.00'
NADV 88
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
THIRD FLOOR PLATE
28.08'
THIRD FLOOR PLATE
28.08'
THIRD FLOOR T.O.S.
29.17'THIRD FLOOR T.O.S.
29.17'
UPPER DECK T.O.S. (TYP.)
29.33'
UPPER DECK FLOOR PLATE (TYP.)
28.45'
2
A-5.0
SECOND FLOOR PLATE (TYP.)
17.50'
SECOND FLOOR T.O.S. (TYP.)
18.58'
GARAGE (T.O.S.)
7.17'
2
2
1
1
1' - 0"8' - 6"BONUS ROOMROOF DECK VIEW DECK
MASTER SUITE
M. BALCONY
PATIO
GREAT ROOM
KITCHENFOYER
2-CAR GARAGE
BEDROOM #2
BALCONY
25
5 6
5
15
2122
11
987
21 22
9' - 6"1' - 1"8' - 6"1' - 1"7' - 2"10' - 7"9' - 7"2"8' - 10 3/8"10 5/8"9' - 9"ABV. F.F.42" MIN.ABV. F.F.42" MIN.3 :1 2 3:12 3:12
ABV. F.F.42" MIN.2
2
1
3
4
SLOPE PER CIVIL
2% MIN.ABV. F.F.42" MIN.2% MIN.2% MIN.2% MIN.2% MIN.
2% MIN.
9
9
10
2
2
9
11
12
27 28
FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
MASTER FLOOR PLATE (TYP.)
18.50'
MASTER FLOOR PLATE (TYP.)
18.50'
MASTER FLOOR T.O.S. (TYP.)
19.58'
MASTER FLOOR T.O.S. (TYP.)
19.58'
ROOF PLATE (TYP.)
36.33'
ROOF PLATE (TYP.)
36.33'
NADV 88
9.00'
NADV 88
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
THIRD FLOOR PLATE
28.08'
THIRD FLOOR PLATE
28.08'
THIRD FLOOR T.O.S.
29.17'
THIRD FLOOR T.O.S.
29.17'
1
A-5.0
9' - 6"1' - 1"8' - 6"1' - 1"7' - 2"3 :1 2 3:12 3 :1 2 3:12 3 :1 2 3:12
BONUS ROOM STAIRS
STAIRSMASTER BATH
KITCHEN STAIRS/ BAR
18 17
9
110' - 7"9' - 7"ABV. F.F.42" MIN.TYP.7 5/8"TYP.
11"
1
5
1
6
7
7
8
P.L.P.L.
1
2 1/4"
Name
Elevation
A101
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SIM
101
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A101
SIM
R @ 7 1/2"20
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SECTION INDICATOR
CALL-OUT TAG
ELEVATION INDICATOR
KEYNOTE TAG -REF. KEYNOTE LEGEND THIS SHEET
WINDOW TAG -REF. SHEET A-8
DOOR TAG -REF. SHEET A-8
WALL TAG
REVISION FLAG
STAIR TAG (NO. OF RISER & HEIGHT)
ANNOTATION LEGENDA
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT
A-5.0
03/22/2019
2018-30BUILDING SECTIONSMODERN BAY FRONT
MODERN BAY FRONTSOUTH BAYFRONTWATERPOINTE, LLCGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK
402 S BAY FRONTNEWPORT BEACH, CA 92662Designer
KEYNOTE LEGEND
1 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
2 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1
3 KITCHEN SINK - AS SELECTED
4 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS
5 INTERIOR HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9/AD-1
6 CUSTOM BUILT KITCHEN ISLAND PER OWNER & ARCH.
7 FLOOR JOISTS - REF. STRUCT.
8 INTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 9/AD-1
9 STRUCTURAL STEEL BEAM - REF. STRUCT. DWGS.
10 EXTERIOR WALL MOUNTED LIGHT FIXTURE (HIGH EFFICIENCY) SIZE AS SEL., DOWNLIGHT TYP. U.N.O.
11 FIRE PIT LOC'N., PROVIDE GAS AS NEEDED
12 WOOD SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4
NO. REVISION DATE
1/4" = 1'-0"1 LONGITUDINAL SECTION
1/4" = 1'-0"2 TRANSVERSE SECTION
59
FOUNDATION NOTES:ALL DIMENSIONS SHALL BE VERIFIED WITH THE ARCHITECTS DRAWINGS ANY DISCREPANCIES SHALL BE RESOLVED PRIOR TO COMMENCING OF WORK. 1. ALL BEARING & SHEAR WALLS ARE TO BE SECURED WITH 5/8" DIAMETER BY 10" LONG ANCHOR BOLTS EMBEDDED AT LEAST 7" INTO CONCRETE WITH A MAXIMUM SPACING OF 48" O.C. U.N.O. THERE SHALL BE A MINIMUM OF TWO ANCHORS PER PIECE OF FOUNDATION PLATE WITH ONE BOLT LOCATED WITHIN 12" MAX. & 4-1/2" MIN. OF EA. END OF EA. PIECE. SHEAR WALLS BOLTS SHALL HAVE A PROPERLY SIZED NUT AND A 3"x3"x.229" WASHER. THE WASHER MAY BE SLOT CUT PROVIDED A STANDARD CUT WASHER IS PROVIDE BETWEEN THE NUT AND WASHER. WASHER TO BE INSTALLED WITHIN A 1/2" OF THE SHEATHED SIDE OF THE PLATE. A STANDARD CUT WASHER MAY BE USED AT NON-SHEAR WALL LOCATIONS. 2. FOR ALL INTERIOR NON-SHEAR WALLS USE SIMPSON 0.145" DIAMETERx 3" LONG PDP POWDER ACTUATED ANCHORS @ 24" O.C. (ESR #2138 OR EQUAL)3. INSTALL ALL SIMPSON (OR APPROVED EQUAL) FOUNDATION HARDWARE PER MANUFACTURERS RECOMMENDATIONS. DEEPEN FOOTING WHERE NECESSARY TO PROVIDE ANCHOR EMBEDMENT AT HOLDOWN LOCATIONS. 4. ALL WOOD BEARING ON CONCRETE OR MASONRY SHALL BE PRESSURE TREATED DOUG FIR OR REDWOOD WITH SODIUM BORATE (SBX) OR DISODIUM OCTABORATE TETRAHYDRATE (DOT).NOTE:WHEN REQUIRED BY LOCAL BUILDING DEPARTMENT ALL ANCHOR BOLTS AND HOLDOWN BOLTS TO BE SET IN PLACE PRIOR TO CITY FOUNDATION INSPECTIONSOIL INFORMATION:1. FOUNDATION SIZES, DEPTHS, AND REINFORCEMENT ARE AS RECOMMENDED WITHIN THE OWNER/DEVELOPER'S SOILS ENGINEERS REPORT. SOILS ENGINEER TO PROVIDE FOUNDATION INSPECTOR AS OUTLINED IN LATEST SOIL REPORT. 2. OWNER/DEVELOPER AND SUBCONTRACTORS ARE TO REVIEW THE SOILS REPORT PRIOR TO COMMENCING CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE OWNER, DEVELOPER AND SUBCONTRACTOR TO VERIFY THAT THE REPORT DATE ABOVE IS CURRENT AND PLAN REQUIREMENTS ARE CONSISTANT WITH ANY UPDATED SOIL REPORTS. ESI/FME IS TO BE SUPPLIED WITH ALL UPDATED REPORTS.15" WIDE x 24" DEEP FTG.W/ 2-#5 TOP & BOTTOM CONT.ANCHOR BOLT LEGEND:SLAB: 5" THK. W/#4 BARS @ 12" O/C E/W @ MIDDLE NEW CONSTRUCTION WITH SLAB ON GRADE SHALL INSTALL A CAPILLARY BREAK IN COMPLIANCE WITH CG 4.505.2.1 WITH 2-INCH THICK LAYER OF SAND OVER A 15 MIL VAPOR BARRIER COMPLIANT WITH ASTM E 1745 OVER A 4-INCH THICK BASE OF 1/2-INCH OR LARGER CLEAN AGGREGATE AND A CONCRETE MIX DESIGN WHICH WILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING. (FOR ADDITIONAL INFORMATION, SEE AMERICAN CONCRETE INSTITUTE, ACI 302.OR-06)AB48 : 5/8" DIA. X 12" ANCHOR BOLTS AT 48" O.C. AB40 : 5/8" DIA. X 12" ANCHOR BOLTS AT 40" O.C. AB32 : 5/8" DIA. X 12" ANCHOR BOLTS AT 32" O.C. AB24 : 5/8" DIA. X 12" ANCHOR BOLTS AT 24" O.C. AB16 : 5/8" DIA. X 12" ANCHOR BOLTS AT 16" O.C. AB 8 : 5/8" DIA. X 12" ANCHOR BOLTS AT 8" O.C. 2AB : (2) 5/8" DIA X 12" ANCHOR BOLTS. 3AB : (3) 5/8" DIA. x 12" ANCHOR BOLTS. 2-#4 : PROVIDE A TOTAL OF 2 #4 AT TOP AND 2 #4 AT BOTTOM OF FOOTING, 3' PAST POSTS. 3-#4 : PROVIDE A TOTAL OF 3 #4 AT TOP AND 3 #4 AT BOTTOM OF FOOTING, 3' PAST POSTS. HTT4 : (1) SIMPSON HTT4 PER POST. HTT5 : (1) SIMPSON HTT5 PER POST. HDU2 : (1) SIMPSON HDU2-SDS2.5 PER POST. HDU5 : (1) SIMPSON HDU5-SDS2.5 PER POST. HDU8 : (1) SIMPSON HDU8-SDS2.5 PER POST. HDQ8 : (1) SIMPSON HDQ8-SDS3 PER POST. HDU11 : (1) SIMPSON HDU11-SDS2.5 PER POST. HDU14 : (1) SIMPSON HDU14-SDS2.5 PER POSTGRADE BEAM PER PLANWIDEN AT HARDY FRAME AS REQUIREDSEE SHEET 'HFX1' FOR SHEAR TIE SPACINGGREAT ROOMPATIODININGKITCHENSTAIRS/ BARENTRYFOYERPOWDER2-CAR GARAGEELEV.PANTRYSCALE: 1/4" = 1'-0"FOUNDATION PLAN1FD115" WIDE x 24" DEEPGRADE BEAMW/ (2) #5 TOP & BOTTOM1FD11FD11FD15FD14FD110FD13FD13FD13FD1.A1' - 9"2' - 6"MIN.1' - 10"MIN.11"MIN.11"5FD1.B.BMIN.1' - 10"MIN.11"MIN.11"2' - 6"1' - 9"2' - 6"1' - 9"MIN.1' - 10"MIN.11"MIN.11"15" WIDE x 24" DEEPGRADE BEAMW/ (2) #5 TOP & BOTTOMLATERAL SHEAR NOTES:(2016 CBC, SDPWS-2015 ; SEISMIC DESIGN CATEGORY D & E) (TABLE 4.3A, AFPA SDPWS-2015) FRAMING MEMBERS VERTICAL: DOUGLAS FIR-LARCH AT 16" O.C10. 1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 6" O.C AT EDGES AND 12" O.C. AT FIELD . .....260 PLF11. 1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 4" O.C AT EDGES AND 12" O.C. AT FIELD ......350 PLF12. 1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 3" O.C AT EDGES AND 12" O.C. AT FIELD ......490 PLF13. 1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 2" O.C AT EDGES AND 12" O.C. AT FIELD ......640 PLF14. 1/2" (OR 15/32) WOOD STRUCTURAL PANEL WITH 10d COMMON NAILS AT 2" O.C AT EDGES AND 12" O.C. AT FIELD ......770 PLF15. 1/2" (OR 15/32) STRUCT. I WOOD PANEL WITH 10d COMMON NAILS AT 2" O.C AT EDGES AND 12" O.C. AT FIELD ......870 PLF# FRAMING MEMBERS HORIZONTAL: DOUGLAS FIR-LARCH (3/8" @ CEILING LDS, 15/32 @ ROOF SHEATHING: AT 24" O.C20. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 6" O.C. AT BOUNDRIES, 6" AT CENTER AND 10" AT FIELD .....240 PLF21. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 4" O.C. AT BOUNDRIES, 6" AT CENTER AND 10" AT FIELD .....320 PLF22. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 2.5" O.C. STAGG.AT BOUNDRIES, 4" AT CENTER AND 10" AT FIELD .....480 PLF23. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 2" O.C. STAGG.AT BOUNDRIES, 3" AT CENTER AND 10" AT FIELD .....545 PLF# FRAMING MEMBERS HORIZONTAL: DOUGLAS FIR-LARCH AT 16" O.C24. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 6" O.C. AT BOUNDRIES, 6" AT EDGES AND 10" AT FIELD .....320 PLF25. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 4" O.C. AT BOUNDRIES, 6" AT EDGES AND 10" AT FIELD .....425 PLF26. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 2.5" O.C. STAGG. AT BOUNDRIES, 6" AT EDGES AND 10" AT FIELD .....640 PLF27. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 2" O.C. STAGG. AT BOUNDRIES, 3" AT EDGES AND 10" AT FIELD .....730 PLF#NOTES:A. WOOD STRUCTURAL PANEL: MATERIAL APPROVED BY APA, PFS/TECO OR PITTSBURG TESTING LABORATORIES THESE VALUES ARE FOR DOUG-FIR LARCH OR SOUTHERN PINE, OTHER LUMBER SPECIES MAY DIFFER IN SHEAR CAPACITIES. B. PROVIDE 2X BLOCKING AT HORIZONTAL WOOD STRUCTURAL PANEL JOINTS. FRAMING AT ADJOINING PANEL EDGES SHALL BE 3X WHEN NAILING IS 2.5" O.C. OR LESS. C. WHERE WOOD STRUCTURAL PANEL IS APPLIED ON BOTH FACES OF WALL AND NAIL SPACING IS LESS THAN 6" O.C, PANEL JOINTS SHALL BE OFFSET TO FALL ON DIFFERENT FRAMING MEMBERS OR FRAMING SHALL BE 3X OR WIDER AND NAILS STAGGERED ON EACH SIDE. D. FOR SHEAR WALLS TO USE THE FOLLOWING: 1) USE 3x MEMBER @ PANEL JOINTS & HORIZONTAL BLOCKING 2) EDGE NAILING SHALL BE STAGGERED E. 10d SHORT BOX NAILS MAY BE USED IN LIEU OF 8d COMMON NAILS @ SHEAR WALLS ONLY. F. REQUIRED STEEL PLATE WASHERS AT SHEAR WALLS ONLY (WHEN ANCHOR BOLTS ARE USED: 3" x 3" x .229" STEEL PLATE WASHERS ARE REQUIRED ON EACH ANCHOR BOLT (SDPWS SECT. 4.3.6.4.3) WASHER MAY BE SLOT CUT PROVIDED A STANDARD CUT WASHER IS PROVIDED BETWEEN THE WASHER AND NUT. WASHER TO BE INSTALLED WITHIN 1/2" OF SHEATHED SIDE OF PLATE. G. A STANDARD CUT WASHER MAY BE USED AT ALL NON-SHEAR WALL LOCATIONS WITH ANCHOR BOLTS. 1215HORIZONTAL: ALL ROOF AND FLOOR SHEATHING TO BE EXPOSURE I OR EXTERIOR ROOF: -JOIST SPACING EQUAL TO OR LESS THAN 24" O.C: 15/32"WOOD STRUCTURAL PANEL PII 32/16, WITH 8d's AT 6" O.C AT EDGES AND BOUNDARIES, 12" O.C FIELD. -HORIZONTAL DIAPHRAGM VALUES FOR 3/8" WOOD STRUCTURAL PANELS MAY BE USED FOR 15/32" WOOD STRUCTURAL PANELS. U.N.O. FLOOR: - JOIST SPACING EQUAL TO OR LESS THAN 16" O.C: 19/32" WOOD STRUCTURAL PANEL T&G SHTG, PII 32/16, w/10d's AT 6" O.C AT EDGES AND BOUNDARIES, 12" O.C FIELD. -JOIST SPACING EQUAL TO OR LESS THAN 20" O.C: 19/32" WOOD STRUCTURAL PANEL T&G SHTG, PII 40/20, w/10d's AT 6" O.C AT EDGES AND BOUNDARIES, 12" O.C FIELD. -JOIST SPACING EQUAL TO OR LESS THAN 24" O.C: 23/32" WOOD STRUCTURAL PANEL T&G SHTG, PII 48/24, w/10d's AT 6" O.C AT EDGES AND BOUNDARIES, 12" O.C FIELD. PANEL EDGES SHALL HAVE APPROVED T&G JOINTS OR SHALL BE SUPPORTED WITH * BLOCKING NOT REQUIRED WHEN LIGHTWEIGHT CONCRETE IS PLACED OVER SUBFLOOR.FRAMING LEGEND:INDICATES SPAN AND DIRECTION OFDECK JOISTS (SLOPED AS REQUIRED)ROOF JOISTS AND RAFTERSINDICATES SPAN AND DIRECTION OFFLOOR JOISTSINDICATES SPAN AND DIRECTION OFCEILING JOISTSINDICATES SPAN AND DIRECTION OFTRUSSESA. 2x6 AT 12" O.C B. 2x6 AT 16" O.C C. 2x6 AT 24" O.C D. 2x8 AT 12" O.C E. 2x8 AT 16" O.C F. 2x8 AT 24" O.C G. 2x10 AT 12" O.C H. 2x10 AT 16" O.C J. 2x10 AT 24" O.C K. (2) 2x10 AT 16" O.C L. 2x12 AT 12" O.C M. 2x12 AT 16" O.C N. 2x12 AT 24" O.C P. (2) 2X12 AT 16" O.CT. TRUSS AT 24" O.CI-JOIST TABLER-I-JOIST @ 16" O.C.I-JOIST @ 12" O.C.I-JOIST @ 19.2" O.C.I-JOIST @ 16" O.C.Z-X-Y-I-JOIST @ 19.2" O.C.I-JOIST @ 16" O.C.I-JOIST @ 12" O.C.I-JOIST @ 19.2" O.C.V-W-S-U-SIZE &MANUFACTURER OPTIONSSPACINGI-JOIST @ 12" O.C.MARKQ-a) 9 1/2" TJI / 230a) 11 7/8" TJI / 360a) 14" TJI / 360##G=L - INDICATES (1) GANGLAM LVL 1.8EGLB - INDICATES GLULAM BEAMM=L - INDICATES (1) MICROLAM 2.0EPSL - INDICATES PARALAM 2.0ELSL - INDICATES TIMBERSTRAND 1.55EE/S - EACH SIDEFL. HT. - FULL HEIGHTALT. - ALTERNATETYP. - TYPICALU.W.A. - UNDER WALL ABOVEL.O.B. - INDICATES LINE OF BLOCKING R.T.R. - RUN TO ROOF'U' - INDICATES 'U' HANGER, U.N.O. - INDICATES 'HU' HANGER, U.N.O. - INDICATES HEADERS AND BEAMS, REFER TO ENGINEERING CALCSNOTE: * APPLY SHEAR PRIOR TO FRAMING OF PERPENDICULAR WALL AND/OR BOX-OUTS. (WHERE APPLICABLE)FRAMING NOTES LEGENDMARK: DESCRIPTIONSPN12: 16d SOLE PLATE NAILING @ 12" O.C.SPN10: 16d SOLE PLATE NAILING @ 10" O.C.SPN8: 16d SOLE PLATE NAILING @ 8" O.C.SPN4: 16d SOLE PLATE NAILING @ 4" O.C.SPN6: 16d SOLE PLATE NAILING @ 6" O.C.SPN3: 16d SOLE PLATE NAILING @ 3" O.C. STAGGEREDSPN2: 16d SOLE PLATE NAILING @ 2" O.C. STAGGEREDSPN=SOLE PLATE NAILINGNAILS= 16d BOXXX - INDICATES LATERAL ENHANCEMENT. WALL NOT CONSIDERED IN LATERAL ANALYSIS. - SHEAR WALL GRID LINE, REFERENCE STRUCTURAL CALCS FASTENERS AND CONNECTORS TO BE GALVANIZED FOR PRESERVATIVE PRESSURE TREATED WOOD.#GREAT ROOMPATIODININGKITCHENSTAIRS/ BARENTRYFOYERPOWDER2-CAR GARAGEELEV.PANTRYSCALE: 1/4" = 1'-0"FIRST FLOOR FRAMING PLANFAX: 714-835-2819PHONE: 714-835-2800STRUCTURAL ENGINEERS,INC.ESI/FMESANTA ANA, CA 927011800 E. 16TH ST. STE BJOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSS1H047FOUNDATION PLANBAY FRONT PLACEBAY FRONT PLACEGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660FIRST SUBMITTAL402 S BAY FRONTNEWPORT BEACH, CA 9266202-28-2019JOB # K04702-28-19NO. DESCRIPTION DATE60