HomeMy WebLinkAbout20190410_PLANSNameElevationA1011SIMRoom name150 SF1011i?90 00' 00"DistanceNE11A101SIMR @7 1/2"201iNORTH ARROWPROPERTY LINE TAGSECTION INDICATORROOM TAG (NAME / AREA)CALL-OUT TAGELEVATION INDICATORKEYNOTE TAGWINDOW TAGDOOR TAGWALL TAGREVISION FLAGSTAIR TAG (NO. OF RISER & HEIGHT)ALUMINUMCONCRETEEARTHGYPSUM -PLASTERINSULATION -RIGIDMASONRY -BRICK/STONEMASONRY -CONCRETE BLOCKPLYWOOD / GLU-LAM TIMBERSANDSTEELWOODJOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECTT-1.003/22/20192018-30TITLE SHEETMODERN BAY FRONTMODERN BAY FRONTSOUTH BAYFRONTWATERPOINTE, LLCGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK402 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITHJOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECTT-1.003/22/20192018-30TITLE SHEETMODERN BAY FRONTMODERN BAY FRONTSOUTH BAYFRONTWATERPOINTE, LLCGARRETT CALACCI610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660CDP -FIRST CHECK402 S BAY FRONTNEWPORT BEACH, CA 92662CAITLIN SMITHREF. 8/T-1.0FLOOR AREA HEIGHTNBMC (NEWPORT BEACH MUNICIPAL CODE) CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC, 2016 CPC, AND 2016 CMC, 2016 CAL GREENR-3 / U1-HR.CODES:OCCUPANCY CLASSIFICATIONOCCUPANCY SEPARATIONS (GARAGE)OCCUPANT LOAD TYPE OF CONSTRUCTIONOWNER: ARCHITECT:N/AALLOWABLE BLDG. AREA(PER CBC TBL. 503)FLOOR & FLOOR-CEILINGSN/ABRANDON ARCHITECTS, INC.CHRISTOPHER BRANDON151 KALMUS DR. STE. G-1COSTA MESA, CA 92626P: 714.754.4040WWW.BRANDONARCHITECTS.COMSTRUCTURAL ENGINEER:CIVIL ENGINEER:GENERAL CONTRACTOR:LANDSCAPE DESIGNER:SURVEYOR:SOILS ENGINEER:SITE1 UNITV-B -SPRK'R.3 STORYFIRE SPRINKLER: NFPA 13DYESDEFERRED SUBMITTALS8PROJECT STATISTICS53124910AGENCIES & PUBLIC SERVICESVICINITY MAP/ PROJECT DESCRIPTIONMATERIAL LEGENDANNOTATION LEGENDCODE REVIEW SHEET LISTSITE INFORMATION1176SPECIAL INSPECTIONSPROJECT DIRECTORYPROJECT DIRECTORYPROJECT DESCRIPTION:MODERN BAY FRONT BRANDON ARCHITECTS, INC.TBDBUILDING AREA SCHEDULEName AREA COMMENTSFIRST FLOOR 1005 SFSECOND FLOOR 1362 SFTHIRD FLOOR 291 SF2659 SF2-CAR GARAGE 450 SF450 SFGRAND TOTAL 3108 SFOUTDOOR AREA SCHEDULENAME AREA COMMENTSPATIO 175 SF PARTIALLY COVEREDL1 73 SF UNCOVEREDOPEN SPACE 1 282 SF COVEREDOPEN SPACE 2 123 SF PARTIALLY COVERED653 SFROOF DECK 606 SF UNCOVEREDVIEW DECK 491 SF UNCOVERED1098 SFGRAND TOTAL 1751 SFSHEET # DRAWING TITLET-1.0 TITLE SHEETT-1.1 GENERAL ARCHITECTURAL NOTEST-1.2 SUPPLEMENTAL NOTES & DOCUMENTSSUR TOPOGRAPHIC SURVEYA-0.0 ARCHITECTURAL SITE PLANA-0.1 BUILDING AREA PLANSG-02 PRECISE GRADING PLANG-04 EROSION CONTROL PLANA-1.0 3-DIMENSIONAL VIEWSA-2.0 FLOOR PLANSA-3.0 ROOF PLANA-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULEA-5.0 BUILDING SECTIONSS1 FOUNDATION PLANFD1 FOUNDATION DETAILSINTERIOR DESIGNER:TBDDIG ALERT: 1.800.227.2600SOUTHERN CALIFORNIA EDISON: 1.714.895.0246SOUTHERN CALIFORNIA GAS: 1.800.427.2000CITY WATER & SEWER: 1.949.644.3011PACIFIC BELL TELEPHONE: 1.800.750.2355CITY OF NEWPORT BEACHPUBLIC WORKS DEPT.: 1.949.644.3311CITY OF NEWPORT BEACH PLANNING DEPT.:GENERAL INFOMATION: 1.949.644.3200ZONING INFORMATION:1.949.644.3204CITY OF NEWPORT BEACH BUILDING DEPT.:GENERAL:1.949.644.3275PERMITS:1.949.644.3288INSPECTIONS:1.949.644.3255NEWPORT BEACH FIRE DEPARTMENT:1.949.644.3106ORANGE COUNTY HEALTH SERVICES:1.714.834.3882NOTE: 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/HANDRAILS1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONSLEGAL DESCRIPTION:LOT INFORMATION:EXISTING BUILDING INFORMATION:EXISTING MULTI FAMILY W/ GARAGE TO BE DEMOLISHEDEXISTING S.F. = 1,842.37 S.F. (FOOTPRINT)ZONING INFORMATION:402 S. BAY FRONT, NEWPORT BEACH, CA 92662NO. REVISION DATENO. REVISION DATETITLE 24 CONSULTANT:TBDZONED: R-B1SITE 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.FRONT SETBACK: 0 FT.REAR SETBACK: 5 FT.LEFT SETBACK: 3 FT.RIGHT SETBACK: 3 FT.COASTAL CALCULATIONS:1951.72 S.F. X 1.5 = 2927.58 S.F. ALLOWABLE(3105 S.F. > 2927.58 S.F.)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, PRESIDENT610 NEWPORT CENTER DR.SUITE 890NEWPORT BEACH, CA 92660P: 949.644.8900WATERPOINTE PROPERTIES, LLCMR. GARRETT CALACCI, PRESIDENT610 NEWPORT CENTER DR.SUITE 890NEWPORT BEACH, CA 92660P: 949.644.8900APEX LAND SURVEYING, INC.PAUL CRAFT, LIC. NO. 8516HUNTINGTON BEACH, CA 92646P: 714.488.5006F: 714.333.4440FARHAD MANSHADI, LIC. NO. C36840ESI/FME, INC.1800 E. 16TH ST., STE. BSANTA ANA, CA 92701P: 714.835.2800F: 714.835.2819EGA CONSULTANTS, LLC.375-C MONTE VISTA AVE.COSTA MESA, CA 92627P.949.642.9303FORKETT ENGINEERINGTOM RUIZP: 714 963 679322311 BROOKHURST ST. HUNTINGTON BEACH, CA 92646APN: 050-043-13LOT 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 LIVINGTOTAL GARAGETOTAL OPEN SPACETOTAL OUTDOORS BAY FRONTMARINE AVETOTAL ROOF DECK
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 W ITH 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 W ITH 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, REVIEW ED 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 FOLLOW ING 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 W ALL 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 W ATER 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
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
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 BULKHEADTBH3/11/2019
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
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' - 6 5/8"G
H
175 SF
PATIO
73 SF
L1
4' - 3 1/2"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' - 1 5/8"13' - 4 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
03/22/2019
2018-30BUILDING AREA 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
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" = 196.76'
2 24' -0 3/8" X 4' - 1/2" = 97.13'/2=48.57'
TOTAL: 245.33'
OPEN AREA CALCS
2 24' -0 3/8" X 8' -2 1/4" = 196.76'
3 24' -0 3/8" X 4' - 1/2" = 97.13'/2=48.57'
TOTAL: 401.12
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
653 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
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
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.
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
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
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
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 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
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 DATE
ProductMax.Height1210Width1-1/8 HS 14-20(See Nomenclature for Description)18182424132013201-1/8 STD 14-20NA1-1/8 STD 14-20NA1-1/8 HS 20-301-1/8 HS 20-301-1/8 HS 18-271-1/8 HS 13-20(in)(ft)STDHSAnchorageQuantityLengthSTDHSL (in)10 1/21521211leP0P-OUTPERPLANleleCa2Ca2Ca2Ca2Ca2Ca2Ca1Ca1Ca1Ca1Ca1Ca1leleleVARIES WITHPANEL/BRACEFRAME WIDTHHARDY FRAME @ INTERIORHARDY FRAME @ EDGEA- HARDY FRAME ON CURB11-1/8 - STD -14 - 20l = LENGTH OF EMBEDC ,C = END & EDGE DISTANCEea1a2ROD GRADEROD DIAMETERl eC ,C a1a2Ca2Ca2Ca1Ca1L13"1 1/2"SPACING4"MIN10-INCH
MAXIMUM OR
PER PLANS
10-INCH
MAXIMUM OR
PER PLANS
10-INCH
MAXIMUM OR
PER PLANS
10-INCH
MAXIMUM OR
PER PLANS
#3 SHEARTIE#3 Shear Tie℄GARRETT CALACCI
1201 DOLPHIN TERRACE,
NEWPORT BEACH, CA
92625JOB NO.DOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSCLIENT INFORMATION:PROJECT NAMESTATUSNO.REVISIONDATE02/28/2019PLOTDATEFIRST SUBMITTALK047BAY FRONT PLACE402 S BAY FRONT
NEWPORT BEACH, CA 92662