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HomeMy WebLinkAbout20191121_Plans_30x42ALUMINUM CONCRETE EARTH GYPSUM -PLASTER INSULATION -RIGID MASONRY -BRICK/STONE MASONRY -CONCRETE BLOCK PLYWOOD / GLU-LAM TIMBER SAND STEEL WOOD Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00" Distance N E 1 1 A101 SIM R @ 7 1/2"20 1i NORTH ARROW PROPERTY LINE TAG SECTION INDICATOR ROOM TAG (NAME / AREA) CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG WINDOW TAG DOOR TAG WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT T-1.0 11/20/2019 2019-17TITLE SHEETWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT T-1.0 11/20/2019 2019-17TITLE SHEETWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL REF. 8/T-1.0FLOOR AREA HEIGHT NBMC (NEWPORT BEACH MUNICIPAL CODE) CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC, 2016 CPC, AND 2016 CMC, 2016 CAL GREEN R-1 / U 1-HR. CODES: OCCUPANCY CLASSIFICATION OCCUPANCY SEPARATIONS (GARAGE) OCCUPANT LOAD TYPE OF CONSTRUCTION OWNER: ARCHITECT: N/AALLOWABLE BLDG. AREA (PER CBC TBL. 503) FLOOR & FLOOR-CEILINGS N/A BRANDON ARCHITECTS, INC. 151 KALMUS DR. STE. G-1 COSTA MESA, CA 92626 P: 714.754.4040 WWW.BRANDONARCHITECTS.COM STRUCTURAL ENGINEER:CIVIL ENGINEER: GENERAL CONTRACTOR:LANDSCAPE DESIGNER: SOILS ENGINEER: SITE 1 UNIT V-B -SPRK'R. 3 STORY THE SUBJECT PROERTY IS LOCATED IN NEWPORT BEACH, CA ON THE OCEAN SIDE OF THE PENINSULA POINT ON EAST OCEAN FRONT. THE LOT IS APPX. 64' WIDE BY 80' DEEP, IT IS ZONED R-1 (SINGLE-UNIT RESIDENTIAL) AND IS APPX. 5,091 S.F. THE PROPERTY INCLUDES AN EXISITING SINGLE FMILY RESIDENCE AND GARAGE TO DEMOLISH. THE CLIENT PROPOSES TO BUILD A NEW 3-STORY SINGLE FAMILY RESIDENCE OF APPX. 5,657 S.F. OF LIVING WITH A 3-CAR GARAGE OF APPX. 707 S.F. THE PROGRAM MAY INCLUDE BUT NOT BE LIMITED TO THE FOLLOWING; A LARGE EAT-IN KITCHEN W/ AN INSLAND & BUTTLER'S PANTRY, GREAT ROOM WITH A FIREPLACE, DINING AREA, POWDER ROOM, SMALL BAR, HOME THEATER/MEDIA ROOM, ELEVATOR, MASTER SUITE W/ FIREPLACE, MASTER BATH , WALK- IN CLOSET(S), HOME GYM, 4 SECONDARY BEDROOMS WITH ATTACHED BATHS & CLOSETS, LAUNDRY ROOM, A BONUS/GAME ROOM AND A HOME OFFICE. THE PROJECT WILL BE OF A TRANSITIONAL DESIGN AND THE GENERAL THEME WILL BE TO CREATE AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN 'OPEN' LIVING PLAN WITH LOTS OF GLAZING WHICH STRIVES TO MAXIMIZE LIGHT AND OCEAN VIEWS FROM LIVING SPACES AS WELL AS OUTDOOR COVERED PATIOS & DECKS. THE THIRD LEVEL, CARRIES ON THIS THEME AND ALLOWS FOR A LARAGE ROOF DECK TO HAVE COVERED CABANA SPACES AS WELL AS A FEW ENCLOSED AREAS IN ORDER TO MAXIMIZE THE BUILDING ENVELOPE. THE EXTERIOR MATERIALS WILL BE OF A RICH QUILITY AND HIGH DURABILITY; TO BE CONSITING PRIMARILY OF COMPOSITE WOOD SIDING, NATURAL STONE OR BRICK VENEER, NATURAL WOOD SHINGLE ROOFING WITH SOME STANDING SEEM MEATAL ACCENTS, STEEL DOORS AND WINDOWS, AND THE USE OF EXTERIOR FINSIH CARPENTRY, CUSTOM PROFILES AND EAVE DETAILS, UNIQUE AND CREATIVE DESIGN SOLUTIONS FOR NATURAL DAY-LIGHING, VENTILATION AND ENERGY EFFICIENT DESIGNS. FIRE SPRINKLER: NFPA 13D YES DEFERRED SUBMITTALS 8PROJECT STATISTICS 5 3 1 249 10 AGENCIES & PUBLIC SERVICES VICINITY MAP/ PROJECT DESCRIPTION MATERIAL LEGEND ANNOTATION LEGEND CODE REVIEW SHEET LISTSITE INFORMATION11 7 6SPECIAL INSPECTIONS PROJECT DIRECTORYPROJECT DIRECTORY PROJECT DESCRIPTION: WHEATLEY RESIDENCE BRANDON ARCHITECTS, INC.ROBERT & JULIE WHEATLEY 14661 FRANKLIN AVE., STE. 100 TUSTIN, CA 92780 P:714.719.2322 WWW.BOB@WHEATHLEYLAW.COM PATTERSON CUSTOM HOMES ANDREW PATTERSON 15 CORPORATE PLAZA. SUITE 150 NEWPORT BEACH, CA 92660 P: (949) 723-1800 BUILDING AREA SCHEDULE Name AREA COMMENTS FIRST FLOOR LIVING 2047 SF SECOND FLOOR 2867 SF 4914 SF ROOF DECK 1597 SF 1597 SF GARAGE 684 SF 684 SF GRAND TOTAL 7194 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS LOGGIA 399 SF FRONT YARD 367 SF BALCONY#1 92 SF GRAND TOTAL 858 SF TBD SHEET # DRAWING TITLE T-1.0 TITLE SHEET T-1.1 GENERAL ARCHITECTURAL NOTES T-1.2 SUPPLEMENTAL NOTES & DOCUMENTS SUR TOPOGRAPHIC SURVEY A-0.0 ARCHITECTURAL SITE PLAN A-0.2 GRADE PLANE EXHIBIT A-0.3 SLAB EDGE PLAN L-1 IRRIGATION PLAN L-2 IRRIGATION DETAILS L-3 IRRIGATION DETAILS L-4 PLANTING PLANS L-5 PLANTING SPECIFICATIONS A-1.0 3-DIMENSIONAL VIEWS A-2.0 FIRST FLOOR PLAN A-2.1 SECOND FLOOR PLAN A-2.2 VIEW DECK PLAN A-3.0 ROOF PLAN A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-4.1 EXTERIOR ELEVATIONS A-5.0 BUILDING SECTIONS AP-1 BUILDING AREA PLANS INTERIOR DESIGNER: CHURCHILL DESIGN 1991 PORT TRINITY CIRCLE NEWPORT BEACH, CA 92660 P: (949) 721-8577 DIG ALERT: 1.800.227.2600 SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 SOUTHERN CALIFORNIA GAS: 1.800.427.2000 CITY WATER & SEWER: 1.949.644.3011 PACIFIC BELL TELEPHONE: 1.800.750.2355 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.: 1.949.644.3311 CITY OF NEWPORT BEACH PLANNING DEPT.: GENERAL INFOMATION: 1.949.644.3200 ZONING INFORMATION:1.949.644.3204 CITY OF NEWPORT BEACH BUILDING DEPT.: GENERAL:1.949.644.3275 PERMITS:1.949.644.3288 INSPECTIONS:1.949.644.3255 NEWPORT BEACH FIRE DEPARTMENT:1.949.644.3106 ORANGE COUNTY HEALTH SERVICES:1.714.834.3882 1.LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE SUBMITTAL (FOR H.O.A. PURPOSES). 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. 4. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 5. FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD 2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS LEGAL DESCRIPTION: LOT INFORMATION: ZONED: R-1 SITE AREA:5,091 S.F. BUILDABLE AREA: 3,897 S.F. TOTAL ALLOWABLE AREA: 3,897 S.F. x 2 = 7,793.06 S.F. THIRD FLOOR MAX ALLOWABLE AREA: 0.15 X 3,897 S.F. = 584.5 S.F. MIN. REQ'D. OPEN SPACE: .15 X 3,897 S.F. = 584.5 S.F. EXISTING BUILDING INFORMATION: EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED EXISTING S.F. = 1,828 S.F. (4 BEDS. TTL.) & GARAGE ZONING INFORMATION: FRONT SETBACK: 10 FT. (ADD 15' @ THIRD FLOOR) REAR SETBACK: 0 FT. (ADD 15' @ THIRD FLOOR) LEFT SETBACK: 4 FT. (ADD 2' @ THIRD FLOOR) RIGHT SETBACK: 4 FT. (ADD 2' @ THIRD FLOOR) BUILDABLE AREA: 3,896.53 S.F. APN: 048 262 27 BLOCK D, CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA M.M. 017_33-36 2008 OCEAN FRONT E., NEWPORT BEACH, CA 92661 TITLE 24 CONSULTANT: TBD NO. REVISION DATENO. REVISION DATE NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY FOR REVIEW. C.N.B. NOTE:CHRISTOPHER BRANDON, PRINCIPAL ARCHITECT OF BRANDON ARCHITECTS IS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF BRANDON ARCHITECTS, PROJECT ARCHITECT/MANAGER IS 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) FORKERT ENGINEERING & SURVEYING, INC. TOM RUIZ 22311 BROOKHURSTS ST, SUITE 203 HUNTINGTON BEACH, CA 92646 WWW.FORKERTENGINEERING.COM SURVEYOR: PAUL CRAFT APEX LAND SURVEYING INC. 8512 OXLEY CIRCLE HUNTINGTON BEACH, CA 92646 P:714.333.4440 WWW.APEXLSINC@GMAIL.COM DAVID A PEDERSEN INC. LANSCAPE ARCHITECT 20271 ACACIA ST., STE. 120 NEWPORT BEACH, CA 92660 P:949.251.8999 F:949.251.0899 WWW.DPLANDSCAPE.COM COAST GEOTECHNICAL, INC. MING-TARNG CHEN, LIC. NO. 54011 1200 W. COMMONWEALTH FULLERTON, CA 92833 P: 714.870.1211 W.O.# 555018-01 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 11/20/2019 2019-17GENERAL ARCHITECTURAL NOTESWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL 1GENERAL NOTES ABBREVIATIONS 2 DEFINITIONS: SPECIFICATIONS SHALL MEAN: WRITTEN SPECIFICATIONS IN THE PLANS OR THE "PROJECT MANUAL" (IF PROVIDED FOR THIS PROJECT) CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME. CONTRACTOR SHALL MEAN: ________________________________ ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., CHRISTOPHER BRANDON PRINCIPAL OWNER SHALL MEAN: (AS USED IN THESE SPECIFICATIONS) LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT 1. CODES/GENERAL PROVISIONS: ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY 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. ROBERT & JULIE WHEATLEY GENERAL NOTES CONTINUED NO. REVISION DATE 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 11/20/2019 2019-17SUPPLEMENTAL NOTES &DOCUMENTSWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL CAL GREEN -RESIDENTIAL MANDATORY MEASURES RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 2 1 3 NO. REVISION DATE EAST OCEANFRONT℄N18°17'30"E 80.00'Δ=00°25'37" R=8590.00' L=64.01'N17°51'53"E 80.00'Δ=00°25'37" R=8510.00' L=63.41'LOT 3BLOCK DTRACT 518M.M. 17/33-36POR. OF LOT 4POR. OF LOT 4LOT 2PACIFIC OCEAN BASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINEOF M STREET HAVING A BEARING OF N14°37'45"E PER R.S.B. 273/50.VICINITY MAPBENCHMARK INFORMATION2008 EAST OCEANFRONT NEWPORT BEACH, CA 92661 (APN: 048-262-27) TOPOGRAPHIC MAP 1 1TITLE REPORT/EASEMENT NOTES2008 EAST OCEANFRONTNEWPORT BEACH, CA 92661(APN: 048-262-27)NO TITLE REPORT PROVIDEDLEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS:LOT 3 AND THE NORTHWESTERLY ONE-HALF OF LOT 4 ANDTHE NORTHWESTERLY 4 FEET OF THE SOUTHWESTERLYONE-HALF OF LOT 4 ALL IN BLOCK D OF TRACT NO. 518, IN THECITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OFCALIFORNIA AS PER MAP RECORDED IN BOOK 17, PAGES 33-36,OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTYRECORDER OF SAID COUNTY.LCEXISTING ELEVATIONLEGEND( )ACASPHALT PAVEMENTFOUND MONUMENTSEARCHED, FOUND NOTHING; SETNOTHINGFSFLFINISHED SURFACEFLOWLINEFFGFINISHED FLOOR GARAGECONCRETE SURFACET.B.M.TEMPORARY BENCHMARKSET ON A WATER METER (WM)ELEVATION = 12.25 FEETHUNTINGTON BEACH, CALIFORNIA 92646 PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPAUL 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 12/31/20STATEOFCALIFORN IA P AUL DOMINICKCRAFTExp. 12/31/20No. 8516PROFES S I ONALLANDSURVEYORFFFINISHED FLOORWATER METERWMEGEDGE OF GUTTERGAS METERGMCENTERLINEGRAPHIC SCALESURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESBLOCK WALLBRICK SURFACENGNATURAL GROUNDBENCHMARK NO: NB1-4-71DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCSALUMINUM BENCHMARK DISK STAMPED "NB1-4-71",SET IN THE TOP OF A 4 IN. BY 4 IN. CONCRETEPOST.MONUMENT IS LOCATED IN THE SOUTHEASTCORNER OF THE INTERSECTION OF F STREET ANDBALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OFTHE CENTERLINE OF F STREET AND 27.3 FT.NORTHEASTERLY OF THE CENTERLINE OF BALBOABOULEVARD. MONUMENT IS SET LEVEL WITH THESIDEWALK.ELEVATION: 7.828 FEET (NAVD88), YEAR LEVELED 2015ACUAIR CONDITION UNITBSBOTTOM OF STEPPAPLANTER AREATSTOP OF STEP ENCROACHMENT PERMIT AGREEMENT IS REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. ALL NON- STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 SLOPE PER CIVIL ELEV. KITCHEN PANTRY DINING FOYER BEDROOM #5 W.I.C. BATH #4 POWDER 3' - 0"3' - 0"CLR. 20' - 6"CLR.30' - 0"EXISTING BUILDING -NOT A PART EXISTING BUILDING -NOT A PART 1 2 3 4 5 6 7 6 3 3 3 1 1 1 7 7 7 7 7 8 5 9 9 9 9 9 EAST OCEANFRONT 10 10 10 11 12 9 900o 25' 37" R= 8590.00' L=64.01'N18o 17' 30" E 80.00' N17o 51' 53" E 80.00'00o 25' 37" R= 8510.00' L=63.41'F.O.F.4' - 1 1/2"4' - 2"F.O.F.4' - 0"4' - 2"1 1 2 2 F.O.F. 12' - 6 1/8" 12' - 6 5/8" F.O.F. 11' - 0 1/8" 11' - 2 1/8" F.O.F. 6' - 11 5/8" 7' - 1 5/8" F.O.F. 6' - 11 5/8" 7' - 1 5/8" F.O.F. 18' - 3 1/4" 18' - 4" F.O.F. 14' - 11 1/4" 14' - 11 3/4" 3 3 F.O.F.4' - 5 1/2"4' - 6"1' - 9 1/2"1' - 9 1/2"F.O.F.4' - 7 1/4"4' - 7 3/4"F.O.F.4' - 7 1/4"4' - 7 3/4"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"F.Y.S.B. 10' - 0"3' - 0 5/8"2' - 7 1/4"2' - 5"2' - 8 7/8"CENTERLINE OF STREET TO P.L. 10' - 0" 6 6F.O.F.17' - 1"17' - 3"F.O.F. 36' - 10 3/4" 36' - 11 1/4" 19.17' T.W.16.54' T.W. 16.54' T.W. 17.50' T.W.17.50' T.W.19.50' T.W. 17.50' T.W. 17.50' T.W.13.50' T.W. 17.79' T.W. 17.11 N.G.16.63 N.G.13.07 F.S. 12.60 F.S. 16.65 F.S.11.29 F.S.17.42' T.W. 16.04 N.G. 16.60 N.G. 16.56 N.G. ALIGN GRIDLINE 1 AT PROPERTY CORNER ALIGN GRIDLINE 2 AT PROPERTY CORNER UP UP DN. UP UP UP 13.25 F.S. 12.56 F.S. TRASH AREA 13 3-CAR GARAGE WINE ELEV. EQPM. STAIRS 14 14 ENTRY LOGGIA PATIO PATIO DRIVEWAY DRIVEWAY 15 15 16 16 16 ALIGN GRIDLINE 3 AT PROPERTY CORNER ENCROACHMENT PERMIT AGREEMENT IS REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. ALL NON- STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 17 16 17 GREAT ROOM 17.50' T.O.S.PLANTED AREAPLANTED AREAPLANTED AREA 15 1515 15 15 PLANTED AREA18 18 18 18 18 18 18 17.50' T.O.S. PLANTED AREA OUTDOOR SHOWER 19 20 20 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. A JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-0.0 11/20/2019 2019-17ARCHITECTURAL SITE PLANWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL 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 11/20/2019 2019-17ARCHITECTURAL SITE PLANWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL KEYNOTE LEGEND 1 PROPERTY LINE 2 FRONT YARD SETBACK 3 SIDE YARD SETBACK 4 REAR YARD SETBACK 5 CENTERLINE OF STREET 6 EXISTING STRUCTURE - NOT A PART 7 EXISTING PROPERTY LINE WALL - TO BE REMOVED 8 MAIN SERVICE PANEL, 400 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 9 (E.) ON-SITE TREE TO BE REMOVED 10 (E.) SEWER C.O. LOCATION (REF. SURVEY & CIVIL DWGS.) 11 (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DW GS.) 12 (E.) GAS METER LOCATION (REF. SURVEY & CIVIL DWGS.) 13 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 14 (N.) GATE - PER LANDSCAPE DESIGNER (MIN. 5' HT./ 6' MAX HT. ABOVE NATURAL GRADE) TO BE NONE SCALABLE TO MEET POOL SAFETY REQ. 15 PLANTED AREA - PER LANDSCAPE DESIGNER 16 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 17 INTERIOR STAIRS/STEPS - REF. PLANS 18 HARDSCAPE - FLAGSTONE PAVERS OVER CONCRETE SLAB (AS SELECTED) PER LAND. DESIGNER 19 (N.) MAIL SLOT (AS SELECTED) 20 WATER HEATER - TANK - SIZE PER T-24 REPORT REF. DTL. 1/AD-1 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. PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 ARCHITECTURAL SITE PLAN LANDSCAPE NOTES: 1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING AREAS WITH REPECTIVE HEIGHTS AND MATERIALS. GENERAL NOTE: SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. NO. REVISION DATENO. REVISION DATE A SE'LY LINE OFTHROUGH PT. 225EST. RAD. BYEST. RAD. AT MIDLOT 3 BLOCK D TRACT 518 M.M. 17/33-36 POR. OF LOT 4 POR. OF LOT 4 LOT 2 EAST OCEANFRONTPACIFIC OCEANN18°17'30"E 80.00' N17°51'53"E 80.00' (16.63)NG (31.92) RIDGE (15.98) FS (12.61) FS (12.92) FS (16.45)TW (13.07)FS (18.07)TW (16.47)NG (18.78)TW (16.67)FS (17.04)TW (14.74)NG (41.70)RIDGE (10.75)FS (15.00)TW (13.27)FS (14.21)TW (13.38)FS (13.67)TW (12.56)FS (16.90)TW (16.20)FS (16.26)TW(15.95)FS(19.67)TW(11.29)FS(16.93) FF (16.66) FS (16.75) FS (12.61) FS (12.60) FS (13.35) FFG (13.32) FS (12.97) FS (12.73)FS (16.14)NG (33.43) CHIMNEY TOP (16.67)FS(16.49) FS (12.60) FS (12.30) FS (12.28) FS (11.88) FS (11.77) FL (11.91) FL (11.89) FS (11.87) FL (11.95) FS (12.04) FS (11.95) FL(12.03) FS (12.13)FS (12.01)FL (12.12)FS (13.02)FS (12.95) FS (12.49) FS (12.34) FS (11.93) FS (11.90) FS(11.83)FS(16.38)FS (16.29)FS(16.45)FS(31.89) RIDGE (16.66)FS (33.64) CHIMNEY TOP (16.22) FS (16.07) NG (15.98) FS (15.96) FS (13.47) FS (13.51) FS (13.29) FS (12.16)FS (12.05)FL (12.15)FS (12.16)FS (12.07)FL (12.16)FS (13.25) FS (16.40) NG (16.68) FS (16.68) FS (16.67) FS (16.69) FS (16.67) FS (16.68) FS (16.67) FS (16.60) FS (15.84)FS (13.55) FS (16.68) FS (16.68)FS (16.62) FS (16.54) FS (16.62) NG (16.56) NG (17.11) NG (16.65)FS (16.72) FS (16.67) FS (16.65) FS (17.56)TW (16.66)FS (16.59)FS (16.51) NG (16.83) NG (16.34) NG (16.69)FS(16.71)FS(16.64)TS(11.29)BS(11.27) FS (10.76)BS (10.69)FS (10.67) FS (41.64) RIDGE (13.51)BS(15.64)TS (15.63)FS (13.25) FS (13.75) TS(13.89) BS (15.97) TS(16.29)TW(15.96)FS(16.04) NG (16.69) FS (16.11)FS (14.70)NG (12.44)FS(16.24) FS (16.68) FS (18.06)TW (16.51)NG (17.11)NG(15.28)NG(15.02)NG(15.06) NG (15.64)NG(16.52) NG (16.60) NG (16.56)FS(16.00)FS(12.25) WM EXISTING BUILDING EXISTING BUILDING EXISTING BUILDING FLOWLINE 12" TREE 12" TREE 12" TREE 12" TREE ACU 10" TREE 8" TREE GM SCO SCO SCOPLANTER AREAPLANTER AREAPA PA PA PAPAPA PLANTER AREAPAPA PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE SAND SAND SAND FOUND LEAD HOLE 510.00'Δ=00°25'37"R=8590.00'L=64.01'Δ=00°25'37"R=8510.00'L=63.41'UP UP UP EAST OCEANFRONTW.M.16.86 INT.16.63 NG 16.14 NG 13.10 INT.12.73 FS 12.30 FS15.00 FG16.17 INT.16.46 INT.16.66 FS 16' - 4 3/4" 16' - 0"4' - 3 7/8"3 7/8"4' - 0"(PLANTER GRADE MATCHES 15.00' TW) 13' - 11" 43.52' 42.44' T.W. 40.00' T.W. 42.99' 42.73' T.W. 45.30' T.W. 1 45.30' T.W. 1 42.59' 40.75' 39.75' T.W. 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-0.2 11/20/2019 2019-17GRADE PLANE EXHIBITWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL NO. REVISION DATE PROJECT NORTHTRUE NORTH 3/16" = 1'-0"1 GRADE PLANE EXHIBIT 1 1 2 2 3 3 GREAT ROOM DINING KITCHEN PANTRY WINE 3-CAR GARAGE ELEV. ELEV. EQPM. STAIRS FOYER BEDROOM #5 W.I.C. BATH #4 POWDER SLAB DEPRESSION FOR F.P. VERIFY W/. G.C. & MFGR. SLAB DEPRESSION FOR ELEVATOR 12" TYP. VERIFY W/. G.C. & MFGR. SLAB DEPRESSION FOR SLIDING DOORS VERIFY W/. G.C. & MFGR. SLAB DEPRESSION FOR SLIDING DOORS VERIFY W/. G.C. & MFGR. 1 CURB REF. CIVIL CURB REF. CIVIL CURB 10 3/8" CURB 9 3/4"CURB6"CURB6"CENTERLINE OF STRUCT. F.V. 23' - 5 7/8"CENTERLINE OF STRUCT. F.V.11' - 10 1/4"F.V. 6' - 5 3/4"F.V.1' - 9 1/4"F.V.1' - 9 1/4"F.V. 6' - 5 3/4" F.V. 1' - 11 1/8" 12' - 6 5/8"60' - 3 3/4"7' - 1 5/8"4' - 2"55' - 4"4' - 6"1' - 11 1/8"33' - 8 1/2"3' - 10 3/4"3' - 0"17' - 9 3/8"18' - 10"2' - 11 1/2"16' - 0"2' - 10"1' - 11 1/2"1' - 9 1/2"7' - 3 5/8"7' - 7"7' - 8 1/2" 12' - 6 5/8"24' - 4 5/8"28' - 1"14' - 11 3/4" F.V. 4' - 5 3/8"F.V.5' - 11 1/4"SLAB DEPRESSION FOR SHOWERS VERIFY W/. G.C. & MFGR.2' - 7 3/8"9' - 0"2' - 11 7/8"4' - 7 3/4"55' - 2 1/4"4' - 2"16' - 1"8' - 0"1' - 9 5/8"17' - 0"1' - 9"9' - 0"1' - 6 5/8"F.V.11 5/8"F.V.5 3/8"F.V. 9 1/2" F.V. 1' - 0" ALIGN GRIDLINE 1 AT PROPERTY CORNER ALIGN GRIDLINE 2 AT PROPERTY CORNER ALIGN GRIDLINE 3 AT PROPERTY CORNER 2 3 4 5 4 2 2 2S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"F.Y.S.B. 10' - 0" JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-0.3 11/20/2019 2019-17SLAB EDGE PLANWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL 1/4" = 1'-0"1 SLAB EDGE PLAN NOTE: GENERAL CONTRACTOR TO PROVIDE SHOP DRAWINGS CONSISTENT WITH THE CONSTRUCTION DOCUMENTS. GENERAL CONTRACTOR TO REVIEW AND APPROVE ALL FINAL SHOP DRAWINGS PRIOR TO FABRICATION & POURING. ARCHITECT & STRUCTURAL ENGINEER TO REVIEW SHOP DWGS. FOR DESIGN CONFORMITY TO THE CONSTRUCTION DOCUMENTS PRIOR TO FABRICATION & POURING. NO. REVISION DATE KEYNOTE LEGEND 1 MAIN SERVICE PANEL, 400 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 2 PROPERTY LINE 3 FRONT YARD SETBACK 4 SIDE YARD SETBACK 5 REAR YARD SETBACK NORTH SCALE: 3/16" = 1'-0" 0 GRAPHIC SCALE 5 10 15 20 25 30DWDWENTRY SEAT SHWR UP UP KITCHEN PANTRY DINING FOYER BEDROOM #5 W.I.C. BATH #4 POWDER 3-CAR GARAGE WINE GREAT ROOM EAST OCEANFRONTW.M.2008 E. OCEANFRONT NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH DAVID A. PEDERSEN 11-11-19 3895 DAVE@DPLANDSCAPE.COM949-251-8999 20271 ACACIA ST. NEWPORT BEACH CA. SUITE 120 1-30-19 5-9-20 ·         TURF AREA DOES NOT EXCEED 25% OF LANDSCAPE PLANTING AREA (PROHIBITED ON SLOPE AREAS AND PARKWAYS LESS THAN 10 FEET WIDE) ·         75% OF LANDSCAPE AREA MUST BE PLATED WITH CLIMATE ADAPTED PLANTS WITH AN AVERAGE WUCOLS PLANT FACTOR OF 0.3. ·         COMPOST AT A RATE OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES 3-INCH MULCH LAYER APPLIED TO ALL PLANTING AREAS (EXCLUDING TURF AREAS) AUTOMATIC IRRIGATION CONTROLLERS WITH MANUAL SHUT-OFF VALVES STATEMENT, “I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO).” POINT OF CONNECTION MAKE IRRIGATION POINT OF CONNECTION INTO WATER SERVICE LINE DIRECTLY DOWNSTREAM OF EXISTING LOT WATER METER. VERIFY EXACT LOCATION IN THE FIELD AND ADJUST AS NECESSARY. INSTALL BALL VALVE AT POC FOR IRRIGATION SYSTEM ISOLATION. EXTEND MAINLINE AS SHOWN TO SIDE YARD FOR IRRIGATION EQUIPMENT LOCATION. INSTALL BACKFLOW PREVENTER DOWNSTREAM OF BALL VALVE PER ALL LOCATE CODES. FINAL BACKFLOW PREVENTER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. PIPING BETWEEN THE POC AND THE BACKFLOW PREVENTER TO BE 1" TYPE 'K' COPPER INSTALL MASTER VALVE DOWNSTREAM OF BACKFLOW DEVICE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIRECTIONS. INSTALL FLOW SENSOR DOWNSTREAM OF MASTER VALVE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIRECTIONS. MAXIMUM DEMAND IS 5 GPM. MINIMUM DESIGN PRESSURE AT POC IS 60 PSI. CONTRACTOR SHALL TAKE A DIRECT PRESSURE MEASUREMENT AT THE POC PRIOR TO START OF WORK. IF STATIC PRESSURE IS GRATER THAN 80 PSI. INSTALL PRESSURE REGULATOR WITH BACKFLOW ASSEMBLY PER THESE PLANS AND SET TO 60 PSI. IF STATIC PRESSURE IS BETWEEN 60 PSI AND 80 PSI, DO NOT INSTALL PRESSURE REGULATOR. IF STATIC PRESSURE IS LESS THAN 60 PSI. NOTIFY LANDSCAPE ARCHITECT IN WRITING. DO NOT PROCEED WITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. CONTROLLER INSTALL IRRIGATION CONTROLLER OUTSIDE HOUSE AS SHOWN ON THE PLANS. FINAL CONTROLLER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. THE IRRIGATION CONTRACTOR SHALL COORDINATE 120V AC POWER TO THE FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND / OR ELECTRICAL CONTRACTOR AS NECESSARY, AND PAY ALL ASSOCIATED COST. THE IRRIGATION CONTRACTOR SHALL MAKE ALL FINAL CONNECTIONS PER LOCAL CODES. MOUNT, GROUND, AND WIRE ALL THE CONTROL EQUIPMENT PER THE MANUFACTURER'S DIRECTIONS, THESE PLANS, AND PER ALL LOCAL CODES. SLEEVING MAINLINE AND VALVES SHOWN OUTSIDE OF PLANTED AREAS FOR CLARITY ONLY. INSTALL ALL IRRIGATION EQUIPMENT IN ADJACENT PLANTED AREAS EXCEPT WHERE SLEEVING IS SHOWN ON THE PLANS. ALL PIPES AND WIRES THAT MUST RUN UNDER HARDSCAPE TO BE SLEEVED IN SCH 40 PVC SLEEVES ACCORDING TO THE SLEEVING CHART. DRIP LINE SYSTEMS SHRUB AREAS AS SHOWN SHALL BE IRRIGATED WITH DRIP LINE IRRIGATION. INSTALL ALL DRIP LINE SYSTEMS PER THE MANUFACTURER'S DIRECTIONS AND RECOMMENDATIONS. CONTRACTORS NOT FAMILIAR WITH DRIP LINE SYSTEM INSTALLATION SHALL CONTACT THE MANUFACTURER'S REPRESENTATIVE PRIOR TO START OF WORK FOR ON-SITE PRODUCT AND INSTALLATION TRAINING. 2. Soil Preparation Mulch and Amendments (a) Prior to planting of any materials, compacted soils shall be transformed to a friable condition. On engineered slopes, only amended planting holes need to meet this requirement. (b) Soil amendments shall be incorporated according to the recommendations of the soil report and what is appropriate for plants selected. (c) For landscape installations, compost at a rate of a minimum of four cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of six inches into the soil. Soils with greater than 6% organic matter in the top 6 inches of soil are exempt from adding compost and tilling. (d) A minimum two, three inch (3″) layers of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. To provide habitat for beneficial insects and other wildlife, up to 5% of the landscape are may be left without mulch. Designated insect habitat must be included in the landscape design plan as such. (e) Stabilizing mulching products shall be used on slopes that meet current engineering standards such as those detailed in the USDA/USAID Low Volume Roads Engineering Best Management Practices Field Guide. (f) The mulching portion of the seed/mulch slurry in hydroseeded applications shall meet the mulching requirement. (g) Organic mulch materials made from recycled or postconsumer shall take precedence over inorganic materials or virgin forest products unless the recycled post-consumer 2.3 Soil Management Report A. All planted landscape areas are required to have friable soil to maximize retention and infiltration. On engineered slopes, only amended planting holes need meet this requirement. B. In order to reduce runoff and encourage healthy plant growth, a soil management report shall be completed by the project applicant, or his/her designee, as follows: 1. Submit soil samples to a certified agronomic soils laboratory for analysis and recommendations. (a) Soil sampling shall be conducted in accordance with laboratory protocol, including protocols regarding adequate sampling depth for the intended plants. (b) The soil analysis may include, but is not limited to: 1. soiltexture; 2. infiltration rate determined by laboratory test or soil texture infiltration rate table; 3. pH; 4. total soluble salts; 5. sodium; 6. percent organic matter; and 7. recommendations. PRESCRIPTIVE COMPLIANCE OPTION 'H' This project submittal is under the City's prescriptive requirements which is an option to the City's Water Efficient Landscape Ordinance. 1IRRIGATIONPLANTORO TMC-424E-OD+TSM-8F SERIES WEATHER - BASED AUTOMATIC ET ADJUSTING 'SMART' IRRIGATION CONTROLLER - WITH IRRITROL CL-100 SERIES 'CLIMATE LOGIC' WIRELESS ET / RAIN SENSOR FEBCO 825YA SERIES REDUCED PRESSURE BACKFLOW PREVENTER - INSTALL WITH WILKINS YBP-80 STRAINER AND WILKINS 500XL SERIES PRESSURE REGULATOR (IF NECESSARY) NIBCO T-580-70 TWO-PIECE BRONZE BALL VALVE - FULL PORT BP ET SCH 40 PVC IRRIGATION PRESSURE MAINLINE 18" MIBNIMUM COVER CLASS 200 PVC NON-PRESSURE LATERAL LINE - 12" MINIMUM COVER NETAFIM TLHCVXR5-12XX DRIP LINE TUBING WITH 0.53 GPH EMITTERS AT 12" O.C. - ROS OF TUBING TO BE ABOUT 16" -18" O.C. BURY TUBING 3"-4" BELOW GRADE - STAPLE DOWN FIELD FABRICATED OPERATION INDICATOR / MANUAL FLUSH VALVE ASSEMBLY. EQUIPMENT LEGEND SYMBOL MANUFACTUER / MODEL NUMBER C IRRITROL 700-1 SERIES 'ULTRA FLOW' ELECTRIC CONTROL VALVE - INSTALL WITH 1" 25 PSI SENNINGER PRESSURE REGULATOR AND 1" NETAFIM DISC FILTER Automatic irrigation controllers utilizing either evapotranspiration or soil moisture sensor data with nonvolatile memory shall be required for irrigation scheduling in all irrigation systems recommending U.S. EPA WaterSense labeled devices as applicable.TOTAL IRRIGATED LANDSCAPE AREA = 256 SQ. FT. CET BP EQUIPMENT SHOWN OFF SITE IS FOR CLARITY ONLY. PROVIDE SLEEVE FOR ALL PIPING UNDER HARDSCAPE WATER METER LOCATION LANDSCAPE ARCHITECTURAL PLANS FORBOB AND JULIE WHEATLEY2008 E. OCEANFRONT • NEWPORT BEACH, CA 92663PH. (714) 719-2320julie@wheatleylaw.com bob@wheatleylaw.comDATE: DRAWN BY:D.P. 11-11-19 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 5 L- IRRIGATIONDETAILS2 * 4" 2" 1.FLOW SENSOR PER IRRIGATION LEGEND 2. #14 UF WIRES TO CONTROLLER (COLOR CODE DIFFERENTLY THAN COMMON WIRE, CONTROL WIRES, AND MASTER VALVE WIRES). 3. WATERPROOF WIRE CONNECTORS (2 REQUIRED) 4.FINISH GRADE 5. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEAT BRAND 'FS' ON LID IN 2" HIGH BLOCK LETTERS 6.MAINLINE PIPING PER IRRIGATION LEGEND (SENSOR SIZE) 7.RECTANGULAR PLASTIC VALVE BOX EXTENSION (NDS #214-6) 8.COMMON BRICK SUPPORTS (4 REQUIRED) 9.FILL BASE OF BOX WITH PEA GRAVEL 10.NATIVE SOIL * 1/2" IN TURF AREA, 2" IN SHRUB AREAS FLOW SENSOR MIN. 5X PIPE DIA. STRAIGHT PIPE MIN. 10X PIPE DIA. STRAIGHT PIPE 18"1 2 3 4 5 6 7 8 9 10 18"* 4" 2" 4" 1.BALL VALVE PER IRRIGATION LEGEND (MAINLINE SIZE) 2.RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEAT BRAND 'BV' ON LID IN 2" HIGH BLOCK LETTERS 3.FINISH GRADE 4.SCH 40 PVC MALE ADAPTER (2 REQUIRED) 5.SCH 40 PVC 45 DEGREE ELL (4 REQUIRED) 6.NATIVE SOIL 7.MAINLINE PIPING PER IRRIGATION LEGEND 8.COMMON BRICK SUPPORTS (4 REQUIRED) 9.FILL BASE OF BOX WITH PEA GRAVEL *1/2" IN TURF AREAS, 2" IN SHRUB AREAS NOTES: OFF-SET VALVE BOX AROUND BALL VALVE TO ALLOW SPACE FOR FULL MOVEMENT OF THE BALL VALVE HANDLE. BRASS BALL VALVE 1 2 3 4 5 6 7 8 9 1.REDUCED PRESSURE BACKFLOW PREVENTER PER IRRIGATION LEGEND 2.BRASS CLOSE NIPPLE (R/P SIZE) 3.WILKINS 500XL SERIES PRESSURE REGULATOR (R/P SIZE) 4.BRASS NIPPLE (R/P SIZE) 5.6" THICK CNCRETE SUPPORT BLOCK 6.FINISH GRADE 7.NATIVE SOIL 8.BRASS ELL (R/P SIZE) 9.SCH 40 PVC MALE ADAPTER (BUSH UP TO MAINLINE PLAN SIZE WHERE R/P DIVICE IS SMALLER THAN MAINLINE SIZE) 10.MAINLINE PIPING PER IRRIGATION LEGEND (TO SYSTEM) 11. MAINLINE PIPING FROM P.O.C. 12.WILKINS YBP-80 STRAINER (R/P SIZE) NOTES: INSTALL PER ALL LOCAL CODES. FINAL LOCATION TO BE APPROVED IN THE FIELD BY THE LANDSCAPE ARCHITECT AND / OR OWNER. BACKFLOW PREVENTER ASSEMBLY 1 2 3 4 5 6 7 8 9 10 2 4 8 9 11 12 12" - 18"6" 6" 6"-12" T R E N C H I N G 12" MIN. 18" MIN. 1.FINISH GRADE 2.CLEAN BACKFILL WITH ALL ROCKS 1" OR LARGER REMOVED - 90% COMPACTION REQUIRED - SEE SPECS. 3.NON- PRESSURE LATERAL LINE PER LEGEND (SNAKE IN TRENCH) 5.CONTROL WIRES - INSTALL BELOW PRESSURE MAINLINE 6.UNDISTURBED NATIVE SOIL. NOTES: BUNDLE AND TAPE WIRES AT 10' O.C. PIGTAIL AND LOOP WIRES AT All CHANGES IN DIRECTION. SPLICING OF WIRE RUNS IS NOT PERMITTED WITHOUT PRIOR APPROVAL FROM OWNER AND LANDSCAPE ARCHITECT. RUN CONTROL WIRES IN SAME TRENCH AS MAINLINE WHERE POSSIBLE. INSTALL 12"x12"x12" CONCRETE THRUST BLOCKS AT ALL CHANGES IN DIRECTION OF PRESSURE MAINLINE (45'S, 90'S, TEES, ETC.) AND AT ALL TERMINAL POINTS. 1 2 3 4 5 6 18"* 4" 6" 4" A2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 11.PRESSURE REGULATOR PER LEGEND. 12.WYE FILTER PER LEGEND 13.FILL BASE OF BOX WITH PEA GRAVEL 14.COMMON BRICK SUPPORTS (4 REQUIRED) 15.MAINLINE PIPING PER IRRIGATION LEGEND (PLAN SIZE) 16.SCH 40 PVC MAINLINE FITTING WITH 1" OUTLET 17.1" SCH 40 PVC MAINLINE PIPING (LENGTH AS REQUIRED) 18.1" SCH 40 PVC ELL 19.#14 UF WIRES TO CONTROLLER (COLORED CODED) 20.WATERPROOF WIRE CONNECTOR (2 REQUIRED) *1/2" IN TURF AREAS, 2" IN SHRUB AREAS 1.REMOTE CONTROL VALVE PER IRRIGATION LEGEND 2.RECTANGULAR JUMBO PLASTIC VALVE BOX WITH LOCKING LID (NDS #318BCB) HEAT BRAND STATION NUMBER AND 'DZ' ON LID IN 2" HIGH BLOCK LETTERS 3.I.D. TAG WITH STATION NUMBER PRINTED ON IT (CHRISTY'S #ID-STD-Y1) 4. SCH 40 PVC BALL VALVE 5.SCH 80 PVC CLOSE NIPPLE 6.FINISH GRADE 7.NATIVE SOIL 8.SCH 40 PVC MALE ADAPTER 9.PVC PIPING TO SYSTEM (CONNECT AND ADAPT AS NECESSARY) 10.RECTANGULAR PLASTIC VALVE BOX USED AS EXTENSION (NDS#318B)DRIP ZONE VALVE ASSEMBLY 1.INSERT WIRES THROUGH HOLS IN BASE OF BODY. 2.STRIP WIRES APPROXIMATELY 5/8" FROM END AND TWIST TOGEATHER. 3.PUT CRIMP SLEEVE ON TWISTED WIRES AND USE INDENT-TYPE CRIMPING TOOL TO SECURE. TRIM EXCESS BARE WIRE. 4.PLUG PRE-FILLED WITH ATERPROOF SEALANT. 5.INVERT BODY AND INSERT PLUG INTO BODY UNTIL IT SNAPS TIGHT. 6.PUSH WIRES ALL THE WAY INTO PLUG TO COMPLETELY SEAL THE CRIMP SLEEVE. NOTES: USE SPEARS #DS-400 DRI-SPLICE WIRE CONNECTOR KIT. MAKE ALL WATERPROOF WIRE CONNECTIONS PER THE MANUFACTURER'S DIRECTION. WATERPROOF WIRE CONNECTOR 1 2 3 4 5 6 ET / RAIN SENSOR - WIRELESS LEGEND: 1.CLIMATE LOGIC™ WEATHER SENSOR MOUNTED OUTDOORS ON FLAT SURFACE USING SCREWS. 2.CLIMATE LOGIC™ WEATHER SENSOR MOUNTED ON A RAIN GUTTER USING QUICKCLIP™ GUTTER MOUNT. 3.CLIMATE LOGIC™ RECEIVER MODULE MOUNTED INDOORS NEAR THE COMPATIBLE CONTROLLER. MOUNT WITH SCREWS AT EYE LEVEL OR IF IN A SECURE AREA, MOUNT ON HOOK AND LOOP TYPE STRIPS FOR DISMOUNTING AND HANDHELD PROGRAMMING UTILIZING THE SLACK IN THE CORD. 4.SINGLE CONNECTION CORD PLUGGED INTO CONTROLLERS REMOTE PORT. 5.AUTOMATIC SPRINKLER CONTROLLER 6.FINISH SURFACE OF INTERIOR SPACE WHERE CONTROLLER IS LOCATED. 7.PVC SCHEDULE 40 CONTROL WIRE CONDUIT (SIZE AS REQUIRED). 8.PVC SWEEP ELL (PROTECTING LOW VOLTAGE CONTROL WIRES TO THE ELECTRIC VALVES). Irritrol CLIMATE LOGIC69F40% 1:15aMENU No Rain-Irrigation 11/16 CL-M1 SMART RXENABLED %AS REQ'DNOTES: INSTALL, MOUNT, AND WIRE THE CLIMATE LOGIC SENSOR AND RECEIVER PER THE MANUFACTURER'S DIRECTIONS. B.FINAL CLIMATE LOGIC SENSOR LOCATION TO BE DETERMINED IN THE FIELD AND APPROVED BY THE OWNER. C.FINAL CLIMATE LOGIC SENSOR LOCATION SHALL BE IN A LOW VISIBILITY AREA. D.FOR MOST ACCURATE SENSING, LOCATE THE SENSOR SO THAT IT IS EXPOSED TO SUN AS MUCH AS POSSIBLE. REFER TO THE OWNER'S GUIDE FOR FURTHER MOUNTING LOCATION DIRECTIONS. 1 2 3 4 6 5 7 8 SLEEVING 12" MIN. 24" MIN. 1.HARDSCAPE, SEE CONSTRUCTION PLAN 2.CLEAN SAND BACKFILL COMPACT TO MATCH DENSITY OF NATIVE SOIL 3.LATERAL LINE IN SCH 40 PVC SLEEVE 4. PRESSURE MAINLINE IN SCH 40 PVC SLEEVE 5.CONTROL WIRES IN SCH 40 PVC SLEEVE 6.UNDISTURBED NATIVE SOIL. NOTES: SIZE ALL SLEEVES PER THE IRRIGATION PLAN. EXTEND SLEEVE MINIMUM 12" BEYOND EDGE OF HARDSCAPE. 1 2 3 4 5 6 1.AUTOMATIC CONTROLLER PER LEGEND - MOUNT TO WALL PER MANUFACTURER'S DIRECTIONS DIRECTIONS . 2.ELECTRICAL JUNCTION BOX FOR 115V AC POWER CONNECTION 3.12" CONDUIT WITH 115V AC POWER WIRES TO POWER SOURCE 4. SCH 40 PVC CONDUIT FOR CONTROL WIRES 5. SECURE ALL CONDUITS TO WALL WITH "C" CLAMP IN A MINIMUM OF TWO PLACES (TYP) 6.FINISH GRADE . 7.WALL . WALL MOUNTED IRRIGATION CONTROLLER FRONT VIEW SIDE VIEW 1 2 3 4 5 6 7 WALL 24"18"4'-6"LANDSCAPE ARCHITECTURAL PLANS FORBOB AND JULIE WHEATLEY2008 E. OCEANFRONT • NEWPORT BEACH, CA 92663PH. (714) 719-2320julie@wheatleylaw.com bob@wheatleylaw.comDATE: DRAWN BY:D.P. 11-11-19 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 5 L- IRRIGATIONDETAILS3 1.FINISH GRADE OF MULCH LAYER 2.NATIVE SOIL / BACKFILL PER SPECIFICATIONS 3.FINISH GRADE 4.POLY TUBING PER IRRIGATION LEGENDFINISH GRADE 5.STEEL TUBING-SOIL STAPLE (NETAFIM TLS6 OR APPROVED EQUAL) 6.NATIVE SOIL / BACKFILL PER SPECIFICATIONS 7.DEPTH OF MULCH PER PLANTING PLAN OR SPECIFICATIONS DRIP LINE TUBING NOTES: LOCATE STAPLES ALONG TUBING AT ABOUT 4 FT. O.C. AND AT ALL FITTINGS (TEES, ELLS, ETC.) AND CHANGES IN DIRECTION OF TUBING. BURY TUBING PER THE IRRIGATION PLAN / NOTES. ELEVATION SECTION 3"-4" 1 2 3 4 5 6 7 7 1 2 3 4 5 6 1.POP-UP INDICATOR HEAD, WITH A GPH IRRIGATION DRIP FLUSH NOZZLE, MODEL #GDFN-T, ORANGE COLORED NOZZLE TO REMAIN IN THE CLOSED POSITION DURING SYSTEM OPERATION AND OPENED FOR SYSTEM FLUSHING. DIRECT FLUSH STREAM INTO PLANTER. 2.INSTALL POP-UP INDICATOR HEAD 1/2" ABOVE FINISHED GRADE IN SHRUB AND GROUND COVER AREAS 3.UNDISTURBED SOIL 4.SUBSURFACE DRIP TUBING, DEPTH AS SHOWN ON LEGEND AND DETAIL 5.DRIP CONNECTION ASSEMBLY, SEE DRIP TUBING CONNECTION DETAIL 6.LANDSCAPE MULCH PER SPECIFICATION. 7.SCH 40 PVC SxSxT TEE FITTING, LATERAL X LATERAL X 1/2" SIZE WITH FIPT THREADS 8.TORO 570Z-12LP, 12" POP-UP HEAD 9.PRE-ASSEMBLED POLY, TRIPLE SWING JOINT, 1/2" MIPT INLET AND OUTLET WITH A 12" LAY LENGTH, GPH IRRIGATION MODEL #GSJ0512 10.DRIP SYSTEM DISCHARGE HEADER, PVC LATERAL LINE PIPE, TYPE AND SIZE AS SHOWN ON LEGEND, OR 1 1/4" MINIMUM SIZE PER THE DRIP I NSTALLATION DETAILS NOTE: ONLY USE BOTTOM INLET OF SPRINKLER HEAD . IF POSSIBLE , LOCATE FLUSH / INDICATOR ASSEMBLY IN AREA WITH EASY ACCESS FOR MAINTENANCE . INSTALL ORANGE COLORED INDICATOR NOZZLE ON POP-UP HEAD AND ADJUST TO FULLY CLOSED . FOR RECYCLED WATER USE A GPH IRRIGATION GDFN-T-R , PURPLE COLOR CODED FLUSH NOZZLE . DRIP LINE SYSTEM - FLUSH VALVE ASSEMBLY 1 2 3 4 5 6 7 8 9 10 12" 1.DRIP ZONE VALVE PER LEGEND 2.PVC LATERAL LINE FROM VALVE INTO PLANTER AREA - PLAN SIZE 3.POLY TUBING SUPPLY HEADER - USE BLANK TUBING WHERE EMITTERS ARE NOT NEEDED (LOCATE IN HYDRAULIC CENTER OF ZONE WHERE POSSIBLE) 4.SUPPLY HEADER CROSS CONNECTION - SEE DETAIL AT RIGHT 5.SUPPLY HEADER TEE CONNECTION - SEE DETAIL AT RIGHT 6.DRIP LINE POLY TUBING PER LEGEND 7.FLUSH HEADER ELBOW CONNECTION - SEE DETAIL AT RIGHT 8.FLUSH HEADER TEE CONNECTION - SEE DETAIL AT RIGHT 9.POLY TUBING FLUSH HEADER - USE BLANK TUBING WHERE EMITTERS ARE NOT NEEDED 10.FLUSH VALVE PLUMBED TO FLUSH HEADER AT LOW POINT 11.OPERATION INDICATOR - INSTALL ON TUBING AT FARTHEST POINT FROM DRIP ZONE VALVE DRIP LINE SYSTEM - TYPICAL LAYOUT FV FV ROW SPACING PER PLANEQUAL EQUAL 12 3 4 5 6 6 6 7 8 9 10 11 8 10 8 8 9 7 4 LAYOUT EMITTERS IN TRIANGULAR PATTERSPACE ROWS PER PLAN SET PERIMETER LATERALS APPROXIMATELY 4" FROM PLANTER EDGE. RUN ROWS OF TUBING PARALLEL TO LONG AXIS OF PLANTED AREA. INSTALL FLUSH VALVES AT END OF EACH RUN. REFER TO THE GUIDELINES AND INSTALLATION DETAILS FROM THE MANUFACTURER FOR THE INSTALLATION OF ALL DRIP LINE SYSTEMS. A.POLY TUBING DRIP LINE PER LEGEND B.POLY TUBING (BLANK OR DRIP LINE AS NEEDED) SUPPLY HEADER. C.NETAFIM INSET CROSS MODEL TLCROSS. D.NETAFIM INSERT TEE MODEL TLTEE E.POLY TUBING (BLANK OR DRIP LINE AS NEEDED) FLUSH HEADER. F.NATAFIM INSERT ELL MODEL TLELL. A B A B SUPPLY HEADER CROSS C D E F PLAN VIEW SUPPLY HEADER TEE FLUSH HEADER ELBO FLUSH HEADER TEE A D A E E AA B IRRIGATION NOTES: 1.GENERAL - ALL WORK SHALL BE IN ACCORDANCE WITH APPLICABLE CODES AND THESE PLANS. THE CONTRACTOR SHALL APPLY FOR ALL PERMITS AND PAY SAME. 1.A. THE CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS SHOWN ON THE PLANS AT THE SITE PRIOR TO COMMENCEMENT OF ANY WORK UNDER THIS CONTRACT. 1.B. THE CONTRACTOR SHALL CARRY ALL WORKERS COMPENSATION,PUBLIC LIABILITY AND PROPER DAMAGE INSURANCE, AS REQUIRED BY THE OWNER AND / OR GOVERNING AGENCY. 2.SCOPE OF WORK - UNLESS OTHERWISE SPECIFIED, THE CONSTRUCTION OF IRRIGATION SYSTEMS SHALL INCLUDE THE FURNISHINGS, INSTALLING AND TESTING OF ALL POINTS OF CONNECTION, BACKFLOW DEVICES AND MAINLINE; AND THE FURNISHING AND INSTALLING OF CONTROLLERS, ELECTRIC CONTROL VALVES, OTHER SPECIFIED VALVES, LATERAL LINES, RISERS AND FITTINGS, SPRINKLER HEADS, AND DRIP LINES; AND EXCAVATION AND BACKFILL AND ALL OTHER WORK IN ACCORDANCE WITH THESE PLANS, DETAILS, AND NOTES. THE CONTRACTOR SHALL FURNISH ALL LABOR, MATERIAL EQUIPMENT PROPERTY, TRANSPORTATION, AND PERFORM ALL OPERATIONS REQUIRED FOR A COMPLETE AND OPERABLE IRRIGATION SYSTEM AS INDICATED ON OR REASONABLY IMPLIED BY THE DRAWINGS, DETAIL AND NOTES. INCLUDED AS A PART OF THE IRRIGATION WORK BUT NOT LIMITED BY IT ARE THE FOLLOWING: 2.A. INSTALL COMPLETE OPERABLE INDEPENDENT IRRIGATION SYSTEMS PER THE PLANS, DETAILS, LEGENDS, AND NOTES. 2.B. ALL IRRIGATION WORK SHALL BE GUARANTEED BY THE CONTRACTOR AS TO MATERIAL AND WORKMANSHIP, INCLUDING SETTLING OF BACKFILLED TRENCHES BELOW GRADE FOR A PERIOD OF ONE YEAR FOLLOWING THE DATE OF FINAL ACCEPTANCE OF THE WORK. 3.CHECK AND VERIFY ALL SITE CONDITIONS AND UTILITY LOCATIONS PRIOR TO ANY SITE WORK. IF IT IS FOUND THAT THE SITE VARIES FROM DRAWINGS, NOTIFY THE LANDSCAPE ARCHITECT. THE LANDSCAPE ARCHITECT SHALL DECIDE ALL QUESTIONS RELATING TO THE INTERPRETATION OF THE DRAWINGS AND THE ACCEPTABLE FULFILLMENT OF THE CONTRACT. 4.COORDINATE ALL IRRIGATION WORK WITH PLANTING AND GRADING OPERATIONS TO AVOID ANY CONFLICT WITH PLANTINGS PITS, DRAINAGE SWALES, ETC. 5.PIPING SHOWN ON THE PLANS IS ESSENTIALLY DIAGRAMMATIC. CONTRACTOR SHALL ROUT PIPING TO AVOID CONFLICT WITH STATIONARY ELEMENTS AND IN SUCH A MANNER AS TO CONFORM WITH THE VARIOUS DETAILS AND DESIGN INTENT OF THESE PLANS. WHERE TREES, LIGHT STANDARDS, OR OTHER PHYSICAL OBSTRUCTIONS EXIST, THE PIPING AND SPRINKLER HEAD LOCATIONS SHALL BE ADJUSTED AND / OR RELOCATED AS NECESSARY TO OBTAIN FULL COVERAGE WITH MINIMAL OVER SPRAY. 6.THE CONTRACTOR SHALL AT ALL TIMES PROTECT HIS WORK FROM DAMAGE AND THEFT AND REPLACE ALL DAMAGED OR STOLEN PARTS AT HIS EXPENSE UNTIL THE WORK IS ACCEPTED IN WRITING BY THE OWNER AND / OR GOVERNING AGENCY. 7.EXTREME CARE SHALL BE EXERCISED IN EXCAVATING AND WORKING NEAR EXISTING UTILITIES. CONTRACTOR SHALL VERIFY THE LOCATION AND CONDITION OF ALL UTILITIES AND BE RESPONSIBLE FOR ANY DAMAGE. CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT A MINIMUM OF TWO WORKING DAYS PRIOR TO DIGGING. 8.THE CONTRACTOR SHALL KEEP THE PREMISES CLEAN AND FREE OF EXCESS EQUIPMENT, MATERIALS AND RUBBISH INCIDENTAL TO HIS WORK. 9.THE IRRIGATION DESIGN IS BASED ON THE METER AND OR POINT OF CONNECTION SIZE AND WATER PRESSURE INDICATED ON THE WATER SOURCE / POINT OF CONNECTIONS NOTE ON THE PLANS. CONTRACTOR SHALL VERIFY THE PRESSURE PRIOR TO CONSTRUCTION. SHOULD A DISCREPANCY EXIST, NOTIFY THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING CONSTRUCTION. DO NOT PROCEED WITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. 10.CONTRACTOR SHALL MAKE POINT OF CONNECTION (P.O.C.) AS NOTED ON THE PLANS. ALL FEES AND LOCAL REQUIREMENTS SHALL BE THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR. 11.IRRIGATION CONTRACTOR SHALL COORDINATE 120V AC POWER TO FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND OR ELECTRICAL CONTRACTOR AS NECESSARY. IRRIGATION CONTRACTOR SHALL PAY ALL ASSOCIATED FEES FOR ELECTRICAL SERVICE. IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING ALL FINAL CONTROLLER CONNECTIONS PER LOCAL CODES. 12.CONTRACTOR SHALL PROVIDE ALL EQUIPMENT REQUIRED TO PERFORM A MAINLINE PRESSURE TEST. THE HYDROSTATIC TEST SHALL HOLD A MINIMUM OF 150 PSI FOR 3 HRS OR MORE. CONTRACTOR SHALL CONTACT THE OWNER'S REPRESENTATIVE A MINIMUM OF 48 HOURS IN ADVANCE O THE TEST FOR CERTIFICATION. 13.CONTRACTOR SHALL THOROUGHLY FLUSH THE ENTIRE MAINLINE PRIOR TO INSTALLING REMOTE CONTROL VALVES. ALL LATERAL LINES SHALL BE COMPLETELY FLUSHED PRIOR TO INSTALLING HEADS AND NOZZLES. FOR DRIP SYSTEMS, ALL PIPING / TUBING DOWNSTREAM OF THE CONTROL VALVE SHALL BE THOROUGHLY FLUSHED PRIOR TO 'CLOSING' SYSTEM (FOR GRIND SYSTEMS), OR BEFORE INSTALLING FLUSH VALVES. 14.ALL WIRES SHALL BE SOLID COOPER, PLASTIC INSULATED, U.F. DIRECT BURIAL WIRE. ALL COMMON WIRE SHALL BE #14 WHITE; ALL CONTROL WIRES SHALL BE AWG #14 RED OR BLACK. CONTROLLERS SHALL HAVE SEPARATE COLOR CODED COMMON WIRES AND CONTROL WIRES WHEN TWO OR MORE CONTROLLERS ARE ON THE PROJECT. 15.ALL CONTROL WIRES AND IRRIGATION PIPING THAT RUNS UNDER HARDSCAPE / PAVING SHALL BE ENCASED IN PVC SLEEVES PER THE LEGEND. SLEEVES SHALL BE SIZED ACCORDING TO THE SLEEVING CHART ON THE PLANS. SLEEVES SHALL BE STRAIGHT RUNS OF PVC PIPE WITH NO FITTINGS INSTALLED UNDER HARDSCAPE AREAS. IF WIDTH OF HARDSCAPE EXCEEDS A FULL LENGTH OF PIPE , USE BELLED END CONNECTION OR COUPLER WITHIN SLEEVE. ENSURING SLEEVE IS LARGE ENOUGH FOR THE ADDED DIAMETER OF THE CONNECTION. 16.THE FINAL LOCATION FOR CONTROL VALVES AND QUICK COUPLERS SHALL BE APPROVED IN THE FIELD BY THE LANDSCAPE ARCHITECT OR THE OWNER'S AUTHORIZED REPRESENTATIVE. ALL VALVES AND QUICK COUPLERS SHALL BE LOCATED IN SHRUB AREAS WHEREVER POSSIBLE. 17.THE CONTRACTOR SHALL HEAT BRAND VALVE NUMBERS OR OTHER MARKINGS AS CALLED FOR IN THE IRRIGATION DETAILS ON OUTSIDE OF ALL VALVE BOX LIDS. 18.ALL BRASS OR GALVANIZED CONNECTIONS SHALL BE COATED WITH TEFLON TAPE OR APPROPRIATE PIPE JOINT COMPOUND. ALL PVC TO PVC THREADED CONNECTIONS SHALL BE COATED WITH TEFLON TAPE. NO PIPE DOPE IS ALLOWED AT VALVE OR SPRINKLER HEAD CONNECTIONS. ANY PVC TO METAL CONNECTIONS SHALL BE MADE WITH A MALE THREADED PVC FITTING AND A FEMALE THREADED METAL FITTING. 19.ALL PVC SOLVENT-WELD CONNECTIONS SHALL BE MADE WITH SOLVENT-WELD MATERIALS AS RECOMMENDED BY THE PIPE MANUFACTURER. SOLVENT-WELD PRIMER SHALL BE APPLIED AT ALL CONNECTIONS. 20.LOW HEAD DRAINAGE WILL NOT BE ALLOWED. CONTRACTOR TO DETERMINE IN THE FIELD WHICH HEADS DRAIN AFTER THE VALVE IS SHUT OFF. CONTRACTOR SHALL PROVIDE AND INSTALL ADDITIONAL IN-LINE CHECK VALVES AS NEEDED AT NO ADDITIONAL COST TO THE OWNER. 21.ALL PRESSURE SUPPLY LINES AND CONTROL WIRES TO HAVE 18" - 24" MINIMUM COVER. ALL LATERAL LINES TO HAVE 12" MINIMUM COVER. FOR RECYCLED WATER SYSTEMS, PIPE DEPTH TO BE DETERMINED BY THE LOCAL GOVERNING AGENCY. 22.MAINLINE AND WIRE SLEEVING TO HAVE A MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. MAIN LINE AND WIRE SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. LATERAL LINE SLEEVING TO HAVE 12" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. LATERAL LINE SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO BE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. CONTRACTOR SHALL INSTALL SLEEVING UNDER ALL HARDSCAPE 36" WIDE OR GREATER DUE TO GRAPHIC CLARITY. NOT ALL SLEEVES MAY BE SHOWN ON PLANS. CONTRACTOR SHALL INSTALL ALL SLEEVING PRIOR TO HARDSCAPE AND PAVING INSTALLATION. 23.THE RADIUS OF EACH HEAD IS TO BE ADJUSTED SO THAT HEAD-TO-HEAD COVERAGE IS MAINTAINED, BUT OVER SPRAY ON BUILDINGS, WALKS, WALLS, AND OTHER HARD SURFACES IS MINIMIZED. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO USING THE BEST NOZZLE RADIUS AND PATTERN, USING PRESSURE COMPENSATING DEVICES FOR NOZZLES, USING ADJUSTABLE NOZZLES, OR USING THE RADIUS ADJUST SCREW ON INDIVIDUAL NOZZLES. 24.FINE TUNE EACH CONTROL VALVE FOR OPTIMUM OPERATION. THIS SHALL BE DONE BY TURNING DOWN THE FLOW CONTROL OF THE VALVE UNTIL SYSTEM PERFORMANCE STARTS TO SUFFER. AT THAT POINT OPEN UP VALVE FLOW CONTROL ABOUT ONE-HALF TURN OR UNTIL THE VALVE IS JUST OPEN ENOUGH FOR DESIRED OPERATION. 25.CONTRACTOR SHALL INSTALL 2 EXTRA WIRES FROM CONTROLLER TO EACH END OF THE MAINLINE. WIRES SHALL COME UP INTO ALL VALVE BOXES ALONG THE MAINLINE PATH WITH 36" EXPANSION COILS IN EACH BOX. SPARE WIRES SHALL BE COLOR-CODED DIFFERENTLY THAN OTHER CONTROL WIRES. 26.UPON COMPLETION OF THE PROJECT, THE CONTRACTOR IS TO TURN OVER TO THE OWNER THE FOLLOWING: a.A REPRODUCIBLE SET OF "AS-BUILT" DRAWINGS AND CONTROLLER CHART. b.2 KEYS FOR EACH CONTROLLER AND ENCLOSURE (IF APPLICABLE). c.2 QUICK COUPLER KEYS AND MATCHING HOSE SWIVELS. (IF QUICK COUPLERS ARE SPEC). 27.RECORD DRAWINGS - THE CONTRACTOR SHALL PROVIDE AND KEEP UP TO DATE A COMPLETE RECORD SET OF PRINTS WHICH SHALL BE CORRECTED DAILY AND SHOW EVERY CHANGE FROM THE ORIGINAL DRAWINGS. PRIOR TO FINAL INSPECTING, THE CONTRACTOR SHALL TRANSCRIBE ALL INFORMATION FROM THE RECORD SET TO A BLACK-LINE PRINT PROCURED FROM THE OWNER. ALL WORK SHALL BE NEAT AND LEGIBLE, LOCATION THE FOLLOWING ITEMS FROM PERMANENT POINTS OF REFERENCE: SHUT-OFF VALVES, CONTROLLER, QUICK COUPLING VALVES, OR HOSE BIBS AND OTHER PERMANENT UNDERGROUND ITEMS. 28."CONTROLLER CHART" - UPON APPROVAL OF THE FINAL RECORD DRAWINGS, PROVIDE ONE CHART FOR EACH CONTROLLER INSTALLED. THE CHART IS TO BE A REDUCED COPY OF THE APPROVED RECORD DRAWING (A BLACK-LINE PRINT REDUCED TO THE MAXIMUM SIZE THE CONTROLLER DOOR WILL ALLOW, COLORED WITH A DIFFERENT COLOR FOR EACH VALVE STATION'S AREA OF COVERAGE). WHEN COMPLETED AND APPROVED, THE CHART SHALL BE LAMINATED BETWEEN TWO PIECES OF 20 MIL. CLEAR PLASTIC AND MOUNTED ON THE INSIDE OF THE CONTROLLER DOOR USING VELCRO TAPE OR EQUAL. 29.DRIP LINE IRRIGATION 29.A. DRIP LINE TUBING IS SHOWN ON PLANS IN THE SUGGESTED LAYOUT. CONTRACTOR SHALL ADJUST LAYOUT AS DETERMINED NECESSARY IN THE FIELD TO MATCH THE ACTUAL SITE CONDITIONS, DIMENSIONS, ETC. 29.B.ALL DRIP LINE SYSTEMS SHALL BE INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS AND DIRECTIONS. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO SOIL TYPE CONSIDERATIONS, PLANT TYPE CONSIDERATIONS, SLOPES, TYPICAL TUBING LAYOUT, SUPPLY HEADERS, FLUSH HEADERS, AIR-RELEASE VALVES, FLUSH VALVES, SOIL STAPLES, AND OPERATION INDICATORS, ETC. 29.C EACH DRIP LINE SYSTEM SHALL HAVE A DRIP ZONE VALVE ASSEMBLY THAT INCLUDES A PRESSURE REGULATOR AND IN-LINE FILTER PER THE IRRIGATION LEGEND. 29.D.EXTEND PVC LATERAL LINE PIPING PER IRRIGATION LEGEND FROM THE DRIP ZONE VALVE INTO THE PLANTING AREAS. ALL SUPPLY HEADERS AND FLUSH HEADERS SHALL BE PVC PIPING OR DRIP LINE TUBING AS SPECIFIED ON THE DRAWINGS. 29.E.CONNECT THE DRIP LINE TUBING INTO THE PVC / POLY TUBING HEADERS PER THE MANUFACTURER'S DIRECTIONS, USING FITTINGS AS SUPPLIED BY THE MANUFACTURER OF THE DRIP LINE TUBING. 29.F.DRIP LINE TUBING RUNS SHALL BE SPACED AT APPROXIMATELY 12" O.C. OR AS NOTED ON THE PLANS. 29.G.TUBING SHALL RUN GENERALLY PARALLEL TO THE LONG AXIS OF THE PLANTING AREAS. THE EXCEPTION TO THIS WOULD BE SLOPED AREAS WHERE THE TUBING SHALL RUNG PARALLEL TO THE SLOPE CONTOURS. 29.H.FLUSH VALVES SHALL BE INSTALLED AT THE TERMINAL ENDS AND OR LOW POINTS OF ZONES IN ALL DIRECTIONS. AIR RELEASE VALVES, WHERE REQUIRED FOR BURIED SYSTEM, SHALL BE INSTALLED AT THE HIGH POINTS OF EACH ZONE. REFER TO THE MANUFACTURER'S DIRECTIONS FOR THE QUANTITY OF FLUSH VALVES AND AIR-RELEASE VALVES RECOMMENDED FOR EACH ZONE. 29.I.DRIP LINE TUBING SHALL BE BURIED 3"-4" BELOW FINISH GRADE, STAPLE DOWN AND COVER WITH MULCH PER THE PLANTING PLAN. 29.K.ALL FITTINGS USED FOR DRIP LINE TUBING CONNECTIONS AND DRIP LINE TUBING TO PVC CONNECTIONS SHALL BE AS PRODUCED AND SUPPLIED BY THE MANUFACTURER OF THE DRIP LINE TUBING. IRRIGATION MAINTENANCE SCHEDULE THE IRRIGATION MAINTENANCE SCHEDULE TASKS LISTED BELOW ARE INTENDED AS MINIMUM STANDARDS AND MORE FREQUENT ATTENTION MAY BE REQUIRED DEPENDING ON THE PARTICULAR SITE CONDITIONS. FREQUENCY MAINTENANCE TASK QUARTERLY CONTROLLER CABINET - OPEN CABINET AND CLEAN OUT DEBRIS AND REPLACE BATTERY AS NECESSARY. CHECK WIREING AND REPARIR AS NEEDED AND CHECK CLOCK AND RESET IF NECESSARY. MONTHLY IRRIGATION SCHEDULE - ADJUST SCHEDULE FOR SEASONAL VARIATIONS AND OTHER CONDITIONS WHICH MAY AFFECT THE AMOUNT OF WATER NEEDED TO MAINTAIN PLANT HEALTH. ADJUST AS NECESSARY. QUARTERLY P.O.C. - VISUALLY INSPECT COMPONENTS FOR LEAKS, PRESSURE SETTINGS, SETTLELMENT OR OTHER DAMAGE AFFECTING THE OPERATION OF A COMPONENT. REPAIR AS NEEDED. QUARTERLY REMOTE CONTROL VALVES, ISSOLATION VALVES AND QUICK COUPLER VALVES - VISUALLY INSPECT FOR LEAKS, SETTLEMENT, WIRE CONNECTIONS AND PRESSURE SETTINGS. REPAIR OR ADJUST AS NEEDED. QUARTERLY MAINLINE AND LATERALS - VISUALLY INSPECT FOR LEAKS OR SETTLEMENT OF TRENCHES. REPAIR AS NEEDED. WEEKLY SPRINKLERS - VISUALLY CHECK FOR ANY BROKEN, MISALIGNED OR CLOGGED HEADS, HEADS WITH INCORRECT ARC, INADEQUATE COVERAGE OR OVER-SPRAY AND LOW HEAD DRAINAGE. REPAIR AS NEEDED. MONTHLY FILTERS AND STRAINERS - VISUALLY CHECK FOR LEAKS, BROKEN FITTINGS. CLEAN AND FLUSH SCREENS. THESE GUIDELINES ARE FRO ESTABLISHED PLANTS (1 YEAR FRO SHRUBS , 3 YEARS FOR TREES). ADDITIONAL WATER IS NEEDED FOR NEW PLANTINGS OR UNUSUALLY HOT OR DRY WEATHER . LESS WATER IS NEEDED DURING COOL OR RAINY WEATHER . DRIP RUN TIMES ARE TYPICALLY 2 HOURS OR MORE FOR EACH WATERING . ALL SPRINKLERS SHOULD SERVER ONLY THE REQUIRED TURF AREAS AND NOT SPRAY ON BUILDINGS , FENCES OR NON-LANDSCAPE AREAS . WATERING SHOULD BE DONE BEFORE SUNRISE TO REDUCE EVAPORATION LOSSES . ALWAYS IRRIGATE THE ENTIRE DEPTH AND WIDTH OF THE ROOT ZONE REGARDLESS OF THE TIME OF YEAR. TWICE A YEAR WATER TWICE AS LONG TO LEACH OUT SALTS AND BUILDUP IN THE SOIL LANDSCAPE WATERING GUIDELINES SEASONAL FREQUENCY - DAYS BETWEEN WATERINGS SPRING MAR- MAY SUMMER MAY - OCT FALL OCT - DEC WINTER DEC - MAR WATER THIS DEEPLY TREES SHRUBS GROUND COVERS ANNUALS TURF DROUGHT PLANTING HIGH WATER USE PLANTS DROUGHT PLANTING HIGH WATER USE PLANTS DROUGHT PLANTING HIGH WATER USE PLANTS 14 - 30 DAYS 7 - 12 DAYS 14 - 30 DAYS 7 - 10 DAYS 14 - 30 DAYS 7 - 10 DAYS 3 - 7 DAYS 7 - 18 DAYS 7 - 10 DAYS 7 - 18 DAYS 5 - 7 DAYS 7 - 21 DAYS 2 - 10 DAYS 2 - 5 DAYS NONE3 - 7 DAYS 14 - 30 DAYS 7 - 12 DAYS 14 - 30 DAYS 7 - 10 DAYS 14 - 30 DAYS 7 - 10 DAYS 3 - 7 DAYS 3 - 10 DAYS 24 - 45 DAYS 14 - 30 DAYS 24 - 30 DAYS 10 - 14 DAYS 24 - 30 DAYS 10 - 14 DAYS 5 - 10 DAYS 7 - 14 DAYS 24" - 36" 24" - 36" 18" - 24" 18" - 24" 8" - 12" 8" - 12" 8" - 10" 6" - 10"LANDSCAPE ARCHITECTURAL PLANS FORBOB AND JULIE WHEATLEY2008 E. OCEANFRONT • NEWPORT BEACH, CA 92663PH. (714) 719-2320julie@wheatleylaw.com bob@wheatleylaw.comDATE: DRAWN BY:D.P. 11-11-19 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 5 L- NORTH SCALE: 3/16" = 1'-0" 0 GRAPHIC SCALE 5 10 15 20 25 30DWDWENTRY SEAT SHWR UP UP KITCHEN PANTRY DINING FOYER BEDROOM #5 W.I.C. BATH #4 POWDER 3-CAR GARAGE WINE GREAT ROOM EAST OCEANFRONTW.M.LOGGIA IMP-SPE IMPATIENSE ONE GAL.ASSORTED COLORS , EVERGREEN PERENNIAL TO 30”, COLOR ALL YEAR .IMPATIENSE SPECIES THE FOLLOWING IS A COMPUTERIZED COUNT OF ALL SHRUBS. CONTRACTOR SHALL VERIFY THE FOLLOWING PLANT TOTALS AND NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES BETWEEN THE NUMBER OF PLANTS SHOWN ON THE PLAN AND THE TOTALS LISTED HERE ON. · Turf area does not exceed 25% of landscape planting area (prohibited on slope areas and parkways less than 10 feet wide) · 75% of landscape area must be plated with climate adapted plants with an average WUCOLS plant factor of 0.3. · Compost at a rate of four cubic yards per 1,000 square feet to a depth of six inches 3-inch mulch layer applied to all planting areas (excluding turf areas) Automatic irrigation controllers with manual shut-off valves Statement , “Owner to agree to comply with the requirements of the prescriptive compliance option to the MWELO).” SYMBOL QUANTITY CAM-YUL 4 ELA-DEC 7 IMP-SPE 14 RAP-MIN 7 ROS-ICE 3 SAN-TRI 7 SES-AUT 27 SOL-JAS 2 WIS-ROS 1 WIS-ROS WISTRINGIA ROSMARINIFORMIS WESTRINGIA 15 GAL .EVERGREEN SHRUB TO 5 FT. WITH SMALL WHITE FLOWERS AND ROSEMARY LIKE FOLIAGE . AJU-REP AJUGA REPTANS ATRO BRONZE AJUGA 6"0.C.LOW GROWING GROUND COVER WITH BRONZE LEAVES AND BLUE FLOWER SPIKES TO 6”. ROS-ICE ROSA ICEBERG (CLIMBER WHEN SPECT .)ICEBERG ROSE FIVE GAL PROFUSE WHITE BLOOMING ROSE , EXCELENT ON FENCES . (CLIMBING WHERE SPECIFIED) GROUND COVER SYMBOL BOTANICAL NAME COMMON NAME SPACING DESCRIPTION SHRUBS SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION CAM-YUL CAMELLIA SASANGUA YULETIDE SASANQUA CAMELLIA 15 GAL .DEEP ROSE-PINK FLOWER ON COMPACT , UPRIGHT SHRUB TO 3’ SOL-JAS SOLANUM JASMINOIDES POTATO VINE / JASMINE NIGHTSHADE FIVE GAL .EVERGREEN TWINING VINE W/ PERPETUAL BLOOM OF STAR SHAPED WHITE FLOWERS . (DEER RESISTANT) SAN-TRI SANSECIERIA TRIFASCIATA 'BLACK GOLD'BLACK GOLD SANSECIERIA FIVE GAL .UPRIGHT PERENNIAL W/ 30 IN. LONG STIFF DARK GREEN LEAVES W/ YELLOW MARGIN FROM BASE . RAP-MIN RAPHIOLEPIS UMBELLATUS ‘MINOR’DWARF YEDDA HAWTHORNE 15 GAL .SLOW GROWING COMPACT UPRIGHT SHRUB TO 4 FT. W/ WHITE FLOWER CLUSTERS . ELA-DEC ELAEOCARPUS DECIPIENS 'MONPROUD'LITTLE EMPEROR JAPANESE BLUEBERRY 15 GAL .UPRIGHT EVERGREEN SHUB TO 8 FT. WITH GLOSSY GREEN FOLIAGE THAT TURNS BRIGHT RED BEFORE DROPPING . SESLERIA AUTUMNALIS AUTUMN MOOR GRASSSES-AUT ONE GAL.GRASS TO 20" TALL, BEARS SPIKE-LIKE SILVER-WHITE (TURNING GOLDEN) FLOWER TASSELS TREE PLANTING DETAIL TWICE ROOT BALL WIDTH 18" MIN.1. CLINCH TIE OR EQUAL (4 REQ'D) 2. 10' LODGE POLE STAKES, STAKE SHALL CLEAR ROOT BALL BY 2" TREATED W/ COPPER NAPTHANATE, PLACE AT RIGHT ANGLES TO PREVAILING WINDS. 3. VENTILATED TRUNK GUARD IN TURF AREAS 4. TOP OF ROOT BALL TO BE 1 1/2" ABOVE FINISH GRADE. 5. 4" HIGH WATERING BERM. 6. 2" THICK MULCH LAYER. PER SPEC. 7. FERTILIZER & MYCORRHIZAE TABS (SEE SPECS.) 8. ROUGHEN SURFACE OF ROOT BALL PRIOR TO PLANTING. 1 2 3 4 5 6 7 8 NOTE: ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA . 2 X BALL DIA. SHRUB PLANTING DETAIL NOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL.. 1 2 3 4 5 6 7 1. CROWN OF PLANT TO BE 1" ABOVE FINISH GRADE 2. 4" HIGH TEMPORARY BASIN. 3. 2" THICK SHREDDED MULCH DO NOT USE BARK CHIPS WHERE PLAN CALLS FOR MULCH COVER. 4. FERTILIZER AND MYCORRHIZAE TABS (SEE SPECS.) 5. BACKFILL MIX (SEE SPECS.) 6. DIG HOLE A MIN. OF 1 1/2 X THE DEPTH OF THE PLANT CONTAINER 7. COMPACTED BACKFILL PER SPEC. E L E V A T I O N LEGEND 1. WALL OR FENCE 2.EYEBOLTS: 3/8" DIA. EYEBOLTS IN LEAD SHIELDS, PROVIDE 6. 3. FINISH GRADE 4. 12 GA. GALV. WIRE: SECURE VINE TO WIRE WITH NURSERYMAN'S TAPE. 5. ANGLE TRUNK OF VINE BACK TO WALL AND   REMOVE STAKE & TIE. NOTE: WHEN PLANTING SEVERAL VINES ON ONE WALL, WIRE TRELLIS SHALL BE CONTINUOUS. VINE DETAIL NON-ADHERING TYPE24" TYP.1 2 3 4 5 EDGE OF PLANTING 2/3 O.C. SPACING EQUAL EQUALSPACING O.C.NOTE: ALL MASS PLANTED SHRUBS AND GROUND COVER SHALL BE PLANTED AT EQUAL SPACING (TRIANGULAR) UNLESS OTHERWISE INDICATED ON PLANS. SEE LEGEND FOR SPACING REQUIREMENTS. MULCH ALL PLANTING AREAS PER SPEC. GROUND COVER AND SHRUB SPACING IIIIIIIIIIIIII PLANTING PLANCY CY CY CY EEEEEEERMRMRMRMRMRMRM WRRIRIRI RAP-MIN ROS-ICE SES-AUT WIS-ROS ELA-DEC IMP-SPE SAN-TRI SOL-JAS AJU-REP CAM-YUL 4LANDSCAPE ARCHITECTURAL PLANS FORBOB AND JULIE WHEATLEY2008 E. OCEANFRONT • NEWPORT BEACH, CA 92663PH. (714) 719-2320julie@wheatleylaw.com bob@wheatleylaw.comDATE: DRAWN BY:D.P. 11-11-19 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 5 L- PLANTING SPECIFICATIONS SCOPE OF WORK PROVIDE ALL LABOR, EQUIPMENT, MATERIAL, AND SERVICES NECESSARY TO COMPLETE THE FINISH GRADING, SOIL PREPARATION, PLANTING, AND MAINTENANCE AS SPECIFIED . A. GENERAL WORK PROCEDURES WORK PROCEDURES SHALL FOLLOW BEST CUSTOMARY PRACTICE. 1. ALL MATERIALS SHALL BE BEST AVAILABLE. DO NOT BEGIN SOIL PREPARATION AND PLANTING UNTIL IRRIGATION WORK AROUND PLANTING AREA IS COMPLETE AND TESTED. 2. PREMOISTEN - SPECIAL CARE SHALL BE TAKEN TO PREMOISTEN THE SURFACE 8" OF ALL PLANTING AREAS AND INSURE THAT PLANTS ARE PREVENTED FROM DRYING DURING PLANTING OPERATIONS. 3. WEEDING , BEFORE AND DURING PRELIMINARY GRADING AND FINISH GRADING. ALL WEEDS AND STOLONIFEROUS GRASSES, NUT GRASS AND JOHNSON GRASS, SHALL BE CHEMICALLY ERADICATED OR DUG OUT BY THE ROOTS AND DISPOSED OF OFF SITE. 4. PREMISES SHALL BE KEPT CLEAN AND MAINTAINED FREE OF CONSTRUCTION LITTER, ALL EMPTY CONTAINERS , EMPTY BAGS AND DEBRIS SHALL BE REMOVED FROM THE SITE UPON COMPLETION OF EACH DAYS WORK. ALL WALKS OR  PAVEMENTS SHALL BE SWEPT OR WASHED CLEAN DAILY. B. MATERIALS 1. ORGANIC AMENDMENTS - ORGANIC AMENDMENTS SHALL BE DECOMPOSED NITROGEN STABILIZED COMPOSTED RED WOOD SHAVINGS CULTIVATED INTO TOP 8" OF ALL PLANTING AREAS. 2. HUMATE -PLUS GRANULAR SOIL CONDITIONER BY "TRI-C". 3. COMMERCIAL FERTILIZER - COMMERCIAL FERTILIZER SHALL BE AGRIFORM 18-18-6 COATED PELLETS OR EQUAL 4. SOIL SULFUR - SOIL SULFUR SHALL BE AGRICULTURAL GRADE. 5. POLYMER - POLYMER SHALL BE A SYNTHETIC ACRYLAMID CO-POLYMERS FORMATION AS MANUFACTURED BY TERRA SORB. 6. MULCH - MULCH SHALL BE A SHREDDED BARK MATERIAL AS PRODUCED BY KELLOGG'S "XERIMULCH". 7. PLANTING TABLETS - PLANTING TABLETS SHALL BE 21 GRAM AGRIFORM BLUE CHIP PLANTING TABLETS. 8. PLANTS - ALL PLANTS SHALL BE HEALTHY, OF NORMAL GROWTH, WELL ROOTED, FREE FROM DISEASE, INSECTS, INSECT EGGS AND LARVAE. THE ROOTS SHALL SHOW NO EVIDENCE OF HAVING BEEN RESTRICTED, DEFORMED OR OR BOUND AT ANY TIME. VARIETIES AND SIZE OF PLANTS SHALL BE AS STATED ON THE PLAN. PLANTS SHALL BE SUBJECT TO INSPECTION AND APPROVAL OR REJECTION BY THE OWNER OR HIS REPRESENTATIVE ON THE SITE AT ANY TIME BEFORE OR DURING PROGRESS OF PLANTS SHALL BE REMOVED FROM THE SITE IMMEDIATELY . SPECIAL CARE SHALL BE TAKEN TO INSURE THAT PLANTS IN CONTAINERS ARE ADEQUATELY WATERED. 9. PLANTING MIX - ALL SOIL BACKFILL IMPUTS FOR TREES, SHRUBS, VINES, UNLESS OTHERWISE NOTED, SHALL BE PREPARED SOIL CONSISTING OF 40% NITROLIZED ORGANIC AMENDMENTS AND 60% SUITABLE EXISTING SOIL. PLUS POLYMERS PER THE FOLLOWING AMOUNTS . MYCORRHIZAE SPECIFICATIONS. CONTRACTOR SHALL APPLY TRY-C' ENDO 120 ARBUSCULAR MYCORRHIZAL INOCULUM AT THE FOLLOWING RATES APPLY AT 1 1/2 LBS. PER 1,000 SQ. FT. FOR ALL LANDSCAPE AREAS TILL INTO SOIL W/ AMENDMENTS. (SEE SPECS) FOR BACKFILLED BEDS APPLY AT 5 LBS. PER CUBIC YARD OF MIX. CONTRACTOR SHALL ALSO APPLY 'TRY-C' MYCO PACS PLACE INDIVIDUAL PACKETS ADJACENT TO ALL SHRUB ROOT BALLS AT THE FOLLOWING RATES. 1 GAL = 1 PACK 5 GAL. = 3 PACKS 15 GAL. = 8 PACKS CONTACT TRY-C 1-800-927-3311 FOR SUPPLIERS. C. INSTALLATION. 1. SOIL CONDITIONING (NON SLOPE AREAS) THE FOLLOWING APPLICATION SHALL BE MADE PER 1,000 SQUARE FEET OF AREA AND SHALL BE THOROUGHLY  CULTIVATED INTO THE TOP 8 INCHES OF PREMOISTENED SOIL: 4 CUBIC YARDS ORGANIC AMENDMENT 20 POUND COMMERCIAL FERTILIZER 100 LBS TRI-C HUMATE PLUS GRANULAR SOIL CONDITIONER (AREAS WITH SLOPES GREATER THAN A 3:1 RATIO ARE EXEMPT. 2. TREE AND SHRUB PLANTING a) EXCAVATE PITS WITH VERTICAL SIDES FOR ALL PLANTS, SHRUBS, AND TREES. PITS SHALL BE 1-1/2 TIMES THE DEPTH OF BALLS, AND TWICE THEIR WIDTH. b) TERRA SORB AG POLYMER SHALL BE ADDED TO PLANT BACKFILL PER THE FOLLOWING: 1 TABLE SPOON PER 1 GALLON PLANT 3 TABLE SPOON 5 GALLON PLANT 4 TABLE SPOON 15 GALLON PLANT 2 TABLE SPOON 1/2" CALIPER OF TREE TRUNK FOR SPECIMEN PLANTS LARGER THAN 15 GALLONS. UNUSED EXCAVATED SOIL SHALL BE DISPOSED OF OFF THE THE SITE. SIZE OF CONTAINER NUMBER OF TABLETS WEIGHT GRAMS 1 GALLON 1 21 5 GALLON 2 42 15 GALLON 6 126 BOXED CONTAINER 10 210 d) PLANTING HEIGHT OF SHRUBS AND TREE CROWNS TO BE 1 INCH ABOVE FINISH GRADE UNLESS NOTED OTHERWISE ON PLAN. e) COMPACT SOIL AT BOTTOM OF PIT AND TRAMP FIRMLY. FILL SOIL AROUND BALL OF PLANT USING BACKFILL AS SPECIFIED AND WATER THOROUGHLY f) IMMEDIATELY AFTER PLANTING, STAKE ALL TREES TO PREVENT DAMAGE FROM WIND AS DETAILED. g) GRADE AREAS AROUND PLANTS, TO FINISH GRADE AND DISPOSE OF EXCESS SOIL. h) WATER - IMMEDIATELY AFTER PLANTING, WATER SHALL BE APPLIED TO EACH TREE AND SHRUB, IN SUCH A MANNER AS NOT TO DISTURB BACKFILL OR MULCH, AND TO THE EXTENT THAT ALL MATERIALS IN THE  PLANTING HOLE ARE THOROUGHLY SATURATED. (SEE PLANTING DETAILS FOR VARIATIONS FROM ABOVE.) 3. GROUND COVER AREAS PLANTING PITS FOR GROUND COVERS SHALL BE 4" X 4", OR ADEQUATE TO ACCEPT MATERIAL FROM FLATS WITHOUT CRUSHING OR DEFORMING THE ROOT BALL. PLANT AT SPACINGS AND IN AREAS INDICATED ON THE DRAWINGS . SOIL SHALL BE FIRMLY PRESSED AROUND EACH  PLANT, AND THE EXCESS SOIL REMOVED FROM THE CROWN. EACH SECTION OF GROUND COVER SHALL BE IMMEDIATELY WATERED UPON COMPLETION OF PLANTING, OR WITHIN ONE HOUR. 4. MULCHING OF SHRUB AREAS CONTRACTOR SHALL APPLY A MINIMUM OF TWO INCHES OF KELLOGG’S “XERIMULCH” TO ALL GROUND COVER AND SHRUB PLANTING AREAS AFTER COMPLETION OF ALL PLANT INSTALLATION (ONE CUBIC YARD COVERS 162 SQ. FT. AT TWO INCH DEEP.) AREAS LESS THAN ONE INCH DEEP AFTER SETTLEMENT FOR ONE WEEK SHALL BE REMULCHED TO ACHIEVE THE REQUIRED 1" DEPTH. 5. MAINTENANCE AND GUARANTEE (OPTIONAL - 60 DAYS AS SEPARATE BID ITEM) ALL PLANTING SHALL BE MAINTAINED (BY CULTIVATING , MOWING, WEEDING, WATERING, FEEDING, SPRAYING AND PRUNING) FOR 60 DAYS AFTER COMPLETION AND ACCEPTANCE OF ALL PLANTING. ALL SHRUBS AND TREES NOT LIVING AFTER 60 DAY MAINTENANCE SHALL BE REPLACED. A FINAL INSPECTION SHALL BE MADE BY THE OWNER OR HIS OR HER REPRESENTATIVE TO VERIFY THE FOLLOWING: HEALTHY, PEST FREE PLANT MATERIALS, VIABLE WEED FREE  GROUND COVER AREAS, STAKING OF TREES, ETC. PLANTINGSPECIFICATIONS5LANDSCAPE ARCHITECTURAL PLANS FORBOB AND JULIE WHEATLEY2008 E. OCEANFRONT • NEWPORT BEACH, CA 92663PH. (714) 719-2320julie@wheatleylaw.com bob@wheatleylaw.comDATE: DRAWN BY:D.P. 11-11-19 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 5 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-1.0 11/20/2019 2019-173-DIMENSIONAL VIEWSWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL NO. REVISION DATE 4 AXONOMETRIC - EAST 1 AXONOMETRIC - SOUTH3AXONOMETRIC - WEST 2 AXONOMETRIC - NORTH DW DW NEW WALL -2 x 6 STUDS @ 16" O.C. NEW WALL -2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C. CONCRETE RETAINING WALL -REF. STRUCTURAL CONCRETE MASONRY WALL -6" CMU U.N.O. DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED STUD @ 16" O.C. WINDOW -REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET -BUILT IN CASEWORK COLUMN -REF. STRUCTURAL DWGS. FURNITURE -FOR PRESENTATION PURPOSES ONLY FIREPLACE -PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE -SINK (AS SELECTED) PLUMBING FIXTURE -TOILET (AS SELECTED) PLAN LEGEND LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 101 1i ?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT. WINDOW TAG -REFERENCE SHEET A-7.0 DOOR TAG -REFERENCE SHEET A-7.0 WINDOW WALL TAG -REFERENCE SHEET A-7.01i 1.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). MECHANICAL VENTILATION NOTE: CALCULATIONS: UNIT: 4,901 S.F. (0.03) 4,901 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 147.03 CFM + (7.5 x 5) = 192.03 CFM REQ'D. A-4.01 A-4.0 A-4.1 A-4.1 2 1 2 5' - 0 3/8"1' - 6 1/8"4' - 6 1/8"5' - 0 3/8"CLR.30' - 0"CLR. 13' - 7 1/8"5' - 0"5' - 0"14' - 11 3/4"1' - 9 1/2"1' - 9 1/2" BEDROOM #5 POWDER BATH #4 W.I.C. PANTRY 1 A-5.0 1 A-5.0 ELEV. 1 2 3 3-CAR GARAGE 2 A-5.0 2 A-5.0 CLR. 20' - 6" KITCHENDINING GREAT ROOM CLR. 3' - 0" ELEV. EQPM.STAIRS 4 3 2 2121.1 22 1 A 6 519.119 18 17 16 9 2 3 4 87 6 5 1 25 20 1 1 1 1 2 3 4 5 3 5 5 5 5 5 5 5 ALIGN GRIDLINE 1 AT PROPERTY CORNER ALIGN GRIDLINE 2 AT PROPERTY CORNER ALIGN GRIDLINE 3 AT PROPERTY CORNER FOYER SLOPE PER CIVIL NOTE: PROVIDE MIN. 5/8" TYPE 'X' GYP. TO INSIDE FACE OF ALL GARAGE WALLS. 6 6 LOGGIA ENTRY TYP. 11"CLR.4' - 0"CLR.4' - 0"CLR. 4' - 0" 7 7 4' - 2"42' - 7"17' - 3"4' - 2"55' - 2 1/4"4' - 7 3/4"12' - 6 5/8"60' - 3 3/4"7' - 1 5/8" 12' - 6 5/8"24' - 4 5/8"28' - 1"14' - 11 3/4" 2' - 10 1/8"9' - 0"2' - 7 3/4"6' - 8 3/8"6' - 10 3/4" 1' - 4 1/2"1' - 9 1/2"7' - 3 5/8"3' - 9 1/2"3' - 9 1/2"7' - 8 1/2" 1' - 1 1/8"2' - 6"6' - 6"2' - 6"1' - 1 1/4" 8 SEAT SHWR CLR. 30" MIN.9 10 11 12 9 10 13 R @ 0' -7 1/2"14 TYP. 11" 14 1415 15 11 11 2' - 9 1/2"16' - 0"2' - 11 1/2"0"14' - 0"4' - 10"5' - 6 5/8"19' - 0 1/8"9' - 1 3/4"19' - 3 3/8"1' - 6 5/8"9' - 0"1' - 9"6"7' - 0"6"31' - 1 1/4"8' - 0"16' - 1"13 R @0' -7 3/4"710 9 16 17 1819 202110 11 10 212212' - 9"2' - 0"40' - 7"3' - 4 1/4" 14' - 11 3/4" F.O.F. 14' - 11 1/4"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"UP A UP1' - 0"2324 25 26 2728 28 2828 28 5' - 0"10' - 0"10 21 29 22 30 31 22 CLR.2' - 10"21 A/U 32 33 33 5' - 5 3/8"2' - 11 7/8"9' - 0"2' - 7 3/8"F.Y.S.B. 10' - 0"1' - 9 5/8"17' - 0"JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-2.0 11/20/2019 2019-17FIRST FLOOR PLANWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL 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 2 FRONT YARD SETBACK 3 SIDE YARD SETBACK 4 REAR YARD SETBACK 5 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 6 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1) 7 1-1/2" MAX. STEP AT OUTSWING DOORS (R311.3.1) 8 SHELF AND POLE - BUILT IN, FINISH AS SEL. 9 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. 10 COUNTERTOP - AS SELECTED 11 FURNISHINGS - AS SELECTED 12 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 13 INTERIOR STAIRS/STEPS - REF. PLANS 14 FIREPLACE - PREFABRICATED, GAS ONLY, DIRECT VENT 'DAVINCI SINGLE SIDED' ANSI-Z223.1 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 15 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 16 KITCHEN SINK - AS SELECTED 17 DISHWASHER - AS SELECTED 18 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.) 19 CUSTOM BUILT DINING TABLE & KITCHEN ISLAND PER OW NER & ARCH. 20 TALL CABINET - BUILT-IN, FINISH AS SEL. 21 BASE CABINET - BUILT-IN, FINISH AS SEL. 22 UPPER CABINET - BUILT-IN, FINISH AS SEL. 23 REFRIGERATOR - VERIFY APPLIANCE W/. OWNER 24 FREEZER - VERIFY APPLIANCE W/. OWNER 25 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT 26 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 27 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #4 ON SCHEDULE 28 DOWNSPOUT - COPPER TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 29 WINE REFRIGERATOR - VERIFY APPLIANCE W/. OWNER 30 OVEN & MICROWAVE - AS SELECTED 31 WASHER & DRYER STACKED - PROVIDE HOOK-UPS & POWER 32 (N.) MAIL SLOT (AS SELECTED) 33 WATER HEATER - TANK - SIZE PER T-24 REPORT REF. DTL. 1/AD-1 DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 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 PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 FIRST FLOOR PLAN A-4.01 A-4.0 A-4.1 A-4.1 2 1 215' - 3 1/2"CLR.18' - 5 3/4"CLR.15' - 0 3/4"CLR. 13' - 0" CLR. 14' - 0"14' - 6 1/2"2' - 0"15' - 0 3/4"CLR. 20' - 4 1/2" CLR. 7' - 8 1/4"CLR.5' - 1 1/4"CLR. 5' - 1 5/8"8"MASTER BATH MASTER W.I.C. MASTER SUITE GUEST SUITE W.I.C. BATH #2 BATH #3 LAUNDRY BEDROOM #3 GYM BUNK ROOMBATH #4 3' - 2 7/8"3' - 2 7/8" 1 A-5.0 1 A-5.0 1 2 3 2 A-5.0 2 A-5.0 12' - 2 3/4" B 7 8 9 10 11 12 1314 31.1 32 31 29 28 2727.1 34 10 11 12 37 38 41 40 39 40.1 44.1 44 20 13 22 23 24 43 42 25 27 26 28 29 30 21 ABV. 30 ABV. 31 ALIGN GRIDLINE 1 AT PROPERTY CORNER ALIGN GRIDLINE 2 AT PROPERTY CORNER ALIGN GRIDLINE 3 AT PROPERTY CORNER S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"F.Y.S.B. 10' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"16' - 2 3/4"50' - 9 1/2"12' - 11 3/4" 48' - 9 1/2"2' - 0" 2' - 3 5/8"10' - 6"2' - 1 1/8"5' - 5 5/8"4' - 9 1/8"4' - 3 5/8"5' - 9 1/8"1' - 6 5/8"9' - 1 3/4"2' - 10 7/8" 3' - 0 5/8"8' - 0"3' - 0 5/8" SEAT SHWRSEAT SHWRCLR. 2' - 6" MIN. 1 2 3 CLR. 30" MIN. CLR. 30" MIN. CLR. 2' - 6" MIN. 132 3 5/8"2' - 6"6' - 7 3/4"2' - 6"1' - 1 7/8" OPEN TO BELOW 4 5 6 2 7 7 3' - 6"3' - 6" 8 8 4 9 SEATTUB/SHWR CLR. 30" MIN.CLR.30" MIN.1 2 5 4 10 R @ 0' -7 1/2"12 TYP. 10 1/2"CLR.2' - 10 3/8"11 12 R @0' -7 5/8"410 21314 LINEN LINEN 214 15 44' - 6 3/4"55' - 3 1/4"4' - 2"14' - 8 1/4"21' - 7"19' - 0"7' - 1 5/8"7' - 6 5/8"2' - 9 1/2"16' - 0"2' - 9 1/2"1' - 2 3/8"4' - 4 3/4"8' - 6"2' - 6 1/4"2' - 4 1/2"16' - 0 5/8"58' - 6 5/8"5' - 4 5/8" 17' - 6"7' - 7 1/8"33' - 5 1/2" 17' - 6"2' - 0 1/2"5' - 6 5/8"8"9' - 7 1/2"2' - 0 5/8"4' - 6 1/8"8' - 0 5/8"8' - 6 5/8"4' - 2"55' - 3 1/4"4' - 6 3/4"13' - 7 1/4"3' - 7 7/8"13' - 10 1/8"8' - 0"16' - 2"3' - 9 5/8"6' - 0"3' - 9 5/8"2' - 4 1/4"1' - 3 5/8"7 1/8"9' - 0"7 1/8"3' - 7 7/8"6"7' - 0"6"3' - 0"7"9' - 0"7"3' - 0"2' - 0" 2' - 0" 3' - 9 1/4" 9' - 2"CLR.7' - 0"3' - 4 1/4" 5' - 0 5/8" 4' - 10 5/8"3' - 5 1/2"5 5 5 16 17 18 19 20 16 16 16 19 1919 20 20 20 20 202' - 0"16' - 0" 21 21 22 23 23 23 UP DN UP UP HIS SEAT SHWR CLR. 30" MIN. 33.1 35 47 24 MECHR @0' -7 1/2"12CLR. 4' - 0 3/8"CLR.4' - 0"CLR. 3' - 8 5/8" TYP. 11"TYP.11"CLR. 4' - 3" CLR. 6' - 2" CLR. 4' - 1 5/8" 252' - 0"33 26 27 6" 6"1' - 6"1' - 6"2' - 1"36 HERS CLR.3' - 9 1/4"2' - 1"MECH.2' - 1"43 42 40 41 1 2 14 1 2 14 3 1.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). MECHANICAL VENTILATION NOTE: CALCULATIONS: UNIT: 4,901 S.F. (0.03) 4,901 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 147.03 CFM + (7.5 x 5) = 192.03 CFM REQ'D. NEW WALL -2 x 6 STUDS @ 16" O.C. NEW WALL -2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C. CONCRETE RETAINING WALL -REF. STRUCTURAL CONCRETE MASONRY WALL -6" CMU U.N.O. DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED STUD @ 16" O.C. WINDOW -REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET -BUILT IN CASEWORK COLUMN -REF. STRUCTURAL DWGS. FURNITURE -FOR PRESENTATION PURPOSES ONLY FIREPLACE -PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE -SINK (AS SELECTED) PLUMBING FIXTURE -TOILET (AS SELECTED) PLAN LEGEND LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 101 1i ?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT. WINDOW TAG -REFERENCE SHEET A-7.0 DOOR TAG -REFERENCE SHEET A-7.0 WINDOW WALL TAG -REFERENCE SHEET A-7.01i JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-2.1 11/20/2019 2019-17SECOND FLOOR PLANWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL NO. REVISION DATE PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 SECOND FLOOR PLAN STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD KEYNOTE LEGEND 1 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. 2 COUNTERTOP - AS SELECTED 3 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 4 SHELF AND POLE - BUILT IN, FINISH AS SEL. 5 FURNISHINGS - AS SELECTED 6 LAUNDRY SINK - AS SEL. 7 FIREPLACE - PREFABRICATED, GAS ONLY, DIRECT VENT 'DAVINCI SINGLE SIDED' ANSI-Z223.1 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 8 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 9 CUSTOM BUILT ISLAND PER OWNER & ARCH. 10 INTERIOR STAIRS/STEPS - REF. PLANS 11 CAST-IN-PLACE CONCRETE DECKING - REF. STRUCT. 12 INTERIOR IRON GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4, 9/AD-1 13 UPPER CABINET - BUILT-IN, FINISH AS SEL. 14 BASE CABINET - BUILT-IN, FINISH AS SEL. 15 RESIDENTIAL ELEVATOR - 'WAUPACA - MODEL WINDING DRUM - SERIES 022' OR EQUIV., SHAFT SIZE = 52 3/4" MIN. X 62 1/2" MIN. CLR, PIT DETPH = 12", OVERHEAD = 12" - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 16 PROPERTY LINE 17 FRONT YARD SETBACK 18 REAR YARD SETBACK 19 SIDE YARD SETBACK 20 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 21 EXTERIOR GLASS GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1 22 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT 23 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #4 ON SCHEDULE 24 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 25 1-1/2" MAX. STEP AT OUTSWING DOORS (R311.3.1) 26 WASHER & DRYER STACKED - PROVIDE HOOK-UPS & POWER 27 LAUNDRY DRIP CLOSET A A-4.01 A-4.0 A-4.1 A-4.1 2 1 2 1 A-5.0 1 A-5.0 1 2 3 2 A-5.0 2 A-5.0 LOWER VIEW DECK OUTDOOR DINING/KITCHEN ELEV. STAIRS SPA OUTDOOR LIVING SUN BATHING A/C UNITS6:126:129:12 12:12 12:126.5:126.5:126:12 5:12 12:1212:12 12:1212:129:129:12 UP DN 15 14 ALIGN GRIDLINE 1 AT PROPERTY CORNER ALIGN GRIDLINE 2 AT PROPERTY CORNER ALIGN GRIDLINE 3 AT PROPERTY CORNER 1 222 3 4 5 6 7 R @0' -7 5/8"4TYP. 11" TYP. 10 1/2"R @ 0' -7 1/2"12 7 6 89 6:12 12:12 10 11 11 10 10 10 11 11 11 11 11 10 10 11 11 11 11 10 2 % S L O P E 2 % S L O P E 2% SLOPE2% SLOPE2 % S L O P E2% SLOPE2% SLOPE2% SLOPE2% SLOPE2% SLOPE2% SLOPE2% SLOPE2% SLOPE2% SLOPE 12 13 4 6 DN.28' - 8 3/4"13' - 0 1/4"22' - 3"3' - 2 1/8"2' - 8 5/8"2' - 0 5/8"5' - 0 7/8"26' - 8 1/4"3' - 4 1/8"3' - 4 1/8"5' - 1 3/8"13' - 0"28' - 6 1/8"28' - 8 3/4"7' - 7 1/2"5' - 4 3/4"22' - 3"45' - 4 1/4"6' - 1 5/8"28' - 6 1/8" 6' - 10 3/8" 14 15 16 17 18 7 CLR.4' - 0"CLR. 3' - 11 3/8" CLR. 5' - 1 5/8"CLR.5' - 1 1/4"19 TYP. 11" 17 17 17 14 14 14 F.Y.S.B. 10' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"6 13 5:12 7:127:12TYP.2' - 1"2' - 9 3/4" 5 : 1 2 5:125:125:1210 NEW WALL -2 x 6 STUDS @ 16" O.C. NEW WALL -2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C. CONCRETE RETAINING WALL -REF. STRUCTURAL CONCRETE MASONRY WALL -6" CMU U.N.O. DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED STUD @ 16" O.C. WINDOW -REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET -BUILT IN CASEWORK COLUMN -REF. STRUCTURAL DWGS. FURNITURE -FOR PRESENTATION PURPOSES ONLY FIREPLACE -PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE -SINK (AS SELECTED) PLUMBING FIXTURE -TOILET (AS SELECTED) PLAN LEGEND LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 101 1i ?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT. WINDOW TAG -REFERENCE SHEET A-7.0 DOOR TAG -REFERENCE SHEET A-7.0 WINDOW WALL TAG -REFERENCE SHEET A-7.01i 1.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). MECHANICAL VENTILATION NOTE: CALCULATIONS: UNIT: 4,901 S.F. (0.03) 4,901 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 147.03 CFM + (7.5 x 5) = 192.03 CFM 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-2.2 11/20/2019 2019-17VIEW DECK PLANWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL NO. REVISION DATE PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 VIEW DECK PLAN KEYNOTE LEGEND 1 RESIDENTIAL ELEVATOR - 'WAUPACA - MODEL WINDING DRUM - SERIES 022' OR EQUIV., SHAFT SIZE = 52 3/4" MIN. X 62 1/2" MIN. CLR, PIT DETPH = 12", OVERHEAD = 12" - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 2 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) 3 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 4 BASE CABINET - BUILT-IN, FINISH AS SEL. 5 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT 6 FURNISHINGS - AS SELECTED 7 INTERIOR STAIRS/STEPS - REF. PLANS 8 FIREPLACE - PREFABRICATED, GAS ONLY, DIRECT VENT 'DAVINCI SINGLE SIDED' ANSI-Z223.1 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 9 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 10 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED - REF. MAT. SCHED. A-4.0 11 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 12 CUSTOM BARN DOOR SYSTEM MOUNTED IN HALLWAY - PER INT. DESIGNER 13 COUNTERTOP - AS SELECTED 14 PROPERTY LINE 15 FRONT YARD SETBACK 16 REAR YARD SETBACK 17 SIDE YARD SETBACK 18 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 19 INTERIOR IRON GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4, 9/AD-1 A STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD 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. 2x ROOF RAFTER (PER STRUCT.) INTERIOR FINISH (PER PLANS, WHERE OCCURS) INSULATION (PER T24) -APPLY IN DIRECT CONTACT TO THE UNDERSIDE OF ROOF SHEATHING HEADLAP MIN. 2 LAYERS 15# ROOF FELTS (FOR SLOPES <3:12 PROVIDE AN APPROVED SEALED UNDERLAYMENT - ARCH. & OWNER TO APPV.) 1/2" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) MINIMUM (2) COPPER NAILS OF SUFFICIENT LENGTH TO PENETRATE THE ROOF DECKING AT LEAST 3/4" OR THROUGH THE DECKING THICKNESS, WHICHEVER IS LESS MIN. HEADLAP : 4:12 < SLOPE < 8:12 = 4" 8:12 < SLOPE < 20:12 = 3" SLOPE > 20:12 = 2" 12 PER PLAN SLOPE GENERAL NOTES:REF. CBC 1507.7UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATIIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 1.SLATE TILES SHALL PROJECT 2" AT THE EAVES AND 1" AT GABLE ENDS. 2. SLATE TILES AT THE EAVES OR CORNICE LINE SHALL BE DOUBLED FOR UNDER-EAVES AT FIRST EXPOSED COURSE. UNDER-EAVE SLATE SHALL BE APPX. 3" LONGER THAN EXPOSURE OF FIRST COURSE. 3.NAILS IN SLATES OVERLAPPING SHEET METALWORK SHALL NOT PUNCTURE THE SHEET METAL. EXPOSED NAILS ARE PERMISSIBLE ONLY IN TOP COURSES WHERE UNAVOIDABLE. EXPOSED NAIL HEADS SHALL BE COVERED WITH ELASTIC CEMENT. 4.HIP SLATES AND RIDGE SLATES SHALL BE LAID IN ELASTIC CEMENT, SPREAD THICKLY OVER UNEXPOSED SURFACE OF UNDER COURSES OF SLATE, NAILED SECURELY IN PLACE AND POINTED WITH ELASTIC CEMENT. 5.FLASHING & COUNTERFLASHING. SHALL BE SHT. MTL. MIN. UNCOATED 0.0179" THK. ZINC COATED G90. VALLEY FLSH'G. MIN. 15" WIDE 6.SLATE SHINGLES SHALL COMPLY WITH ASTM C406 CONT. BUILT-UP FASCIA & SHDW. BD. -ARCH TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERS COPPER GUTTER AS SEL. ROOFING PER PLAN & MAT. SCHED. O/. ROOFING FELT (MIN. 2 LAYERS 15#) 2x ROOF RAFTERS PER STRUCT. ROOF SHT'G PER STRUCT. EXTERIOR FINISH PER PLANS & MAT. SCHED. COPPER DRIP EDGE (TYP.) 2X SOLID BLK'G. 1x6 T&G SOFFIT PANELS -PAINT & SEAL (COLOR AS SEL.) PROVIDE VENTS FOR ATTIC VENTILATION PER CRC R806 AS NEEDED9 1/4"1 1/2"3/4"5 1/2"3 3/4"OVERHANG PER PLANS 1/4"9 1/4"9 1/4"9 1/4"2X SOFFIT FRM'G TYP. REVEAL -COORD. W/. EAVES RATED MIN. 24" TO PL. FILLED REGION INDICATES ATTIC SPACE-REF. ATTIC VENTILATION CALCS. ROOF PLAN LEGEND 1x T&G SOFFIT O/. TYVEK (OR EQUIV.) PAINT (ARCH. TO APPV.) INTERIOR FINISH, PER PLAN (WHERE OCCURS) 'TYVEK' OR EQ. BLDG. WRAP CDX PLYWD. SHT'G. (PER STRUCT'L.) THERMAL BATT INSUL'N. CAULK & SEAL ROOFING MATERIAL (REF. PLANS) O/. 30# ROOF FELT & CDX PLYWD. ROOF SHT'G. (PER STRUCT'L.) CONT. BUILT-UP FASCIA & SHDW. BD. -ARCH. TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERS CAULK & SEAL BASE FLASHING EAVE FLASHING W/. DRIP (BY ROOFING MFGR.) TO MATCH ROOF EXTERIOR FINISH -REF. PLANS & MAT. SCHED. 2x BLK'G.1"OVERHANG PER PLANS 2x SOFFIT FRM'G. MIN. 24" TO PL. 1 A-5.0 1 A-5.0 1 2 3 2 A-5.0 2 A-5.0 VIEW DECK (REF. VIEW DECK PLAN SHEET A-3.0 FOR DETAILED INFORMATION) VIEW DECK (REF. VIEW DECK PLAN SHEET A-3.0 FOR DETAILED INFORMATION) 1 1 3:12 3:12 3:123:12 23 HT. CERT. REQ'D. 43.52' HT. CERT. REQ'D. 40.75' HT. CERT. REQ'D. 42.99' HT. CERT. REQ'D. 44.60' HT. CERT. REQ'D. 44.10' 3:12 6:126:129:12 9:12 9:12 12:1212:12 12:123:123:12 3:123:12 12:12 12:126.5:126.5:125:12 3:123:123:12 3:123:123:1212:1212:12 6:12 6:126.5:126.5:12 6:12 6:12 9:129:124 5 5 6 6 6 39.17' T.O.S. 36.61' T.O.S. 42.95' T.W. 42.84' T.W. 42.84' T.W. 42.84' T.W. 42.68' T.W. 42.68' T.W. 39.87' T.W. 39.87' T.W. 40.32' 40.00' T.W. 40.00' T.W. 45.30' T.W. 45.30' T.W. 5 5 4 4 4 5 5 5 55 5 4 4 4 5 4 ALIGN GRIDLINE 1 AT PROPERTY CORNER ALIGN GRIDLINE 2 AT PROPERTY CORNER ALIGN GRIDLINE 3 AT PROPERTY CORNER S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"F.Y.S.B. 10' - 0" 7 8 9 10 7 7 7 8 9 7' - 7 1/2"F.O.F.3' - 7"5' - 4 5/8" F.O.F. 5' - 0 7/8" F.O.F. 8' - 7 3/8" 7' - 1 7/8" F.O.F. 6' - 7 1/8" 9' - 1 7/8" F.O.F. 8' - 7 3/8" F.O.F. 17' - 9 1/4" 12' - 11 3/4" 14' - 11 3/4" F.O.F. 12' - 5" F.O.F. 14' - 8 1/4"4' - 6 3/4"F.O.F.4' - 0 1/4"4' - 6 3/4"F.O.F.4' - 0 1/4"11' - 2 1/8" 16' - 2 3/4" F.O.F. 15' - 8 1/4" 11' - 2 1/8" 13' - 0 5/8" F.O.F. 10' - 9 1/8" 16' - 0 5/8" F.O.F. 15' - 6 1/8" F.O.F. 12' - 5 7/8"4' - 2"F.O.F.3' - 10 1/2"7' - 7 1/2"F.O.F.7' - 4"4' - 2"7' - 8 1/2"10' - 0 1/4"3' - 1 7/8"5' - 4 3/4"3' - 1 7/8" 11 12 12 12 12 12 12 12 11 11 11 11 11 5:12 5:125 : 1 2 5:125:125:127:127:122x 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 11/20/2019 2019-17ROOF PLANWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL KEYNOTE LEGEND 1 CUSTOM SKYLIGHT - FLAT, FIXED CURB-MOUNTED, SIZE PER WDW. SCHEDULE, ARCH. TO APPV. SHOP DWGS. - 'ACRALIGHT' - HEIGHT NOT TO EXCEED 6" ABV. MAX. HT. (REF. DTL. 17/AD-1) ESR-2415 2 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 3 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF 4 STANDING SEAM METAL ROOFING - REF. MATERIAL SCHEDULE A-4.0 5 NATURAL STONE-SLATE ROOFING - REF. MATERIAL SCHEDULE A-4.0 6 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) 7 PROPERTY LINE 8 FRONT YARD SETBACK 9 SIDE YARD SETBACK 10 REAR YARD SETBACK 11 BUILDING FOOTPRINT - FACE OF SHEATING 12 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 1 1/2" = 1'-0"2 CONCRETE TILE ROOFING 1 1/2" = 1'-0"3 EAVE DETAIL 1 1/2" = 1'-0"4 RAKE DETAIL PROJECT NORTHTRUE NORTH 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 UPDATEUPDATEUPDATE 1 1/2" = 1'-0"5 METAL ROOFING DETAIL NO. REVISION DATE 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 -COPPER/ZINC/ALUM. PAINTED KYNAR -G.C. TO VERIFY WITH ROOF MFGR. SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.) TUFFLEX POLYMERS 10880 POPLAR AVE. FONTANA, CA P: 909.349.2016 WWW.TUFFLEXPOLYMERS.COM CODE: ICC # ESR-2505 PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. METAL ROOFING: ( CLASS 'A' ) PRODUCT: STANDING SEAM ZINC ROOFING SUPPLIER: VMZINC SURFACE ASPECT: ANTHRA-ZINC COLOR: BLACK NOTES: USE CONTINUOUS 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL 2/AD-2 HORIZONTAL CEMENT BASED WOOD SIDING: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 PRODUCT: SMOOTH HARDIEPLANK LAPSIDING COLOR: ARCTIC WHITE APPLICATION: SHIPLAP 4" PLANK (REVEAL) -REF. DTL. 5/AD-1 CODE: ICC# ESR-2290 VERTICAL WOOD SIDING: MANUFACTURER: WINDSOR ONE 737 SOUTH POINT BLVD., SUITE H PETALUMA, CA 94954 P: 888.229.7900 PRODUCT: 1X8 SHIPLAP COLOR: PAINTED WHITE AS SEL. (ARCH. TO APPV.) APPLICATION: 1/2" REVEAL/GAP -REF. DTL. 12/AD-1 EXTERIOR STONE VENEER PRODUCT: LIMESTONE COLOR: LIME (WHITE) WASH OR STUCCO FOG WITH 'SMOKED' STONE ACCENTS APPLICATION: RANDOM ASHLAR, SIZING TBD THICKNESS: 1" WEIGHT: <10 PSF SLATE SHINGLE ROOFING: (CLASS 'A') PRODUCT:NATURAL SLATE SHINGLE MFG'R.:TBD COLOR:NATURAL, TO BE APPROVED BY ARCH. AND OWNER APPLICATION: CLOSED VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING WEIGHT:>10 LBS/S.F. FIRST FLOOR (T.O.S.) 17.50' FIRST FLOOR (T.O.S.) 17.50' SECOND FLOOR PLATE (TYP.) 28.00' SECOND FLOOR T.O.S. (TYP.) 29.08' ROOF PLATE (TYP.) 39.25' ROOF PLATE (TYP.) 39.25' FIRST FLOOR PLATE 16.50' FIRST FLOOR PLATE 16.50' THIRD FLOOR LANDING (T.O.S.) 36.64' THIRD FLOOR PL. (TYP.) 35.75' LOWER SECOND FLR. PL. 25.17' LOWER SECOND FLOOR T.O.S. 26.25' GARAGE T.O.C. 13.00' GARAGE T.O.C. 13.00' VIEW DECK T.O.S. 39.17' VIEW DECK T.O.S. 39.17' VIEW DECK PL. (TYP.) 38.08' VIEW DECK PL. (TYP.) 38.08' THIRD FLOOR ROOF 44.14' THIRD FLOOR ROOF 44.14'HD. HT.8' - 0"32 A-5.0 4' - 6"8' - 9"10' - 4 5/8"2' - 6 3/8"4' - 11 5/8"3' - 6"1' - 0"7' - 8"1' - 1"9' - 6"10 5/8"13' - 3"11' - 10"1' - 1"1"3' - 6"1' - 0"10' - 6"1' - 1"9' - 0"1' - 1"4' - 11 5/8"11' - 7"10' - 2"P.L. HT. CERT. REQ'D. 42.84' HT. CERT. REQ'D. 42.95' 6 .5 :1 2 6.5:12 1 2 : 1 2 7 :1 2 12:1212 11 30 10 9 8 7 B 29 28 27 26 6 5 1 A 23 45 46SILL HT.2' - 0"HD. HT.8' - 0"SILL HT.5' - 6"HD. HT.8' - 0"SILL HT.2' - 0"HD. HT.7' - 6"CUSTOM CURTAIN WALL7' - 0"CUSTOM CURTAIN WALL 7' - 0" 2 1 8 1 2 8 6 11 6 1 6 HT. CERT. REQ'D. 40.00' 1415 16 6 15 42.99' 40.75'TYP.7 3/4"HD. HT.12' - 1"MAX.1' - 0"HD. HT.8' - 6"SILL HT.3' - 0"7:12 FIRST FLOOR (T.O.S.) 17.50' MAX. RIDGE HEIGHT 45.66' MAX. RIDGE HEIGHT 45.66' SECOND FLOOR PLATE (TYP.) 28.00' SECOND FLOOR T.O.S. (TYP.) 29.08' ROOF PLATE (TYP.) 39.25' ROOF PLATE (TYP.) 39.25' FIRST FLOOR PLATE 16.50' THIRD FLOOR LANDING (T.O.S.) 36.64' THIRD FLOOR PL. (TYP.) 35.75' LOWER SECOND FLR. PL. 25.17' LOWER SECOND FLOOR T.O.S. 26.25' GARAGE T.O.C. 13.00' VIEW DECK T.O.S. 39.17' VIEW DECK PL. (TYP.) 38.08' THIRD FLOOR ROOF 44.14' 1 A-5.01 2 1"21' - 8"1' - 1"9' - 0"1' - 1"10' - 6"1' - 0"28' - 1 7/8"10' - 4 5/8"13' - 3"4' - 10 5/8"2' - 7 3/8"10 5/8"9' - 6"1' - 1"12' - 2"1 10 14 4 13 1 2 HT. CERT. REQ'D. 43.52'12:129:1 29:1 2 3 4 5 6 7 1 8 8 9 10 11 R @ 0' -6 3/4"8 TYP.6 3/4"12 8 6 13 14 42.99'42.95' 7 2 15 MAX.1' - 0"MIN.2' - 0"OPENING 5' - 6"32 36 HD. HT.8' - 0"HD. HT.7' - 6"HD. HT.8' - 0"TYP. 1' - 0"HD. HT.9' - 0"4 :1 2 5 :1 2 5 :1 2 SILL HT.3' - 4 1/2"HD. HT.8' - 0"JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-4.0 11/20/2019 2019-17EXTERIOR ELEVATIONS &MATERIAL SCHEDULEWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL KEYNOTE LEGEND 1 WOOD SHINGLE SIDING PER DETAIL 5/AD-1 2 STONE VENEER - REF. DTL. 13/AD-1 & MATERIAL LEGEND A-4.0 3 MAIN SERVICE PANEL, 400 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 4 (N.) GATE - PER LANDSCAPE DESIGNER (MIN. 5' HT./ 6' MAX HT. ABOVE NATURAL GRADE) 5 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT 6 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED - REF. MAT. SCHED. A-4.0 7 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 8 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL.REF. DTL. 5/AD-1 9 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 10 STRUCT. COLUMN- REF. STRUCT. DWGS. PROVIDE SHOP DWGS. TO ARCH FOR APPV. PRIOR TO FAB. 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 BUILT-IN BBQ. WITH HOOD ABV. (VENT4LESS 36" HOOD OR EQUIV.) INSTALL PER MFGR. - LOCATION PER. LANDSCAPE DESIGNER 13 BOARD & BATTEN WOOD SIDING - REF. MAT. SCHED. A-4.0 14 WD. COLUMN PER STRUCTURAL - ARCH. TO APPRV. 15 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 16 CUSTOM SKYLIGHT - FLAT, FIXED CURB-MOUNTED, SIZE PER WDW. SCHEDULE, ARCH. TO APPV. SHOP DWGS. - 'ACRALIGHT' - HEIGHT NOT TO EXCEED 6" ABV. MAX. HT. (REF. DTL. 17/AD-1) ESR-2415 MATERIAL SCHEDULEA NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. NO. REVISION DATE 1/4" = 1'-0"1 FRONT ELEVATION - NORTH 1/4" = 1'-0"2 LEFT SIDE ELEVATION - EAST FIRST FLOOR (T.O.S.) 17.50' FIRST FLOOR (T.O.S.) 17.50' MAX. RIDGE HEIGHT 45.66' MAX. RIDGE HEIGHT 45.66' SECOND FLOOR PLATE (TYP.) 28.00' SECOND FLOOR PLATE (TYP.) 28.00' SECOND FLOOR T.O.S. (TYP.) 29.08' SECOND FLOOR T.O.S. (TYP.) 29.08' ROOF PLATE (TYP.) 39.25' ROOF PLATE (TYP.) 39.25' FIRST FLOOR PLATE 16.50' FIRST FLOOR PLATE 16.50' VIEW DECK T.O.S. 39.17' VIEW DECK T.O.S. 39.17' VIEW DECK PL. (TYP.) 38.08' VIEW DECK PL. (TYP.) 38.08' THIRD FLOOR ROOF 44.14' THIRD FLOOR ROOF 44.14' 3 2 A-5.0 12 11 5 31 6 9 13 1 2 3 4 4 4 2 5 5 5 6 7 HT. CERT. REQ'D. 42.84' HT. CERT. REQ'D. 42.95' HT. CERT. REQ'D. 43.52' 8 8 A.F.F.42" MIN.A.F.F.42" MIIN.3 9MIN.2' - 0"MAX.1' - 0"LOGGIA 11' - 7"10' - 2"10' - 6"1' - 1"9' - 0"1' - 1"4' - 11 5/8"1' - 0"10' - 6"1' - 1"9' - 0"1' - 1"4' - 11 5/8"11' - 7"10' - 1"1"P.L. 23 HD. HT.13' - 1"HD. HT.8' - 0"HD. HT.8' - 6"HD. HT.9' - 6"HD. HT.9' - 6"24 24 113 23 6:12 6 :1 2 12:125:125:1 2 FIRST FLOOR (T.O.S.) 17.50' FIRST FLOOR (T.O.S.) 17.50' MAX. RIDGE HEIGHT 45.66' MAX. RIDGE HEIGHT 45.66' SECOND FLOOR PLATE (TYP.) 28.00' SECOND FLOOR PLATE (TYP.) 28.00' SECOND FLOOR T.O.S. (TYP.) 29.08' SECOND FLOOR T.O.S. (TYP.) 29.08' ROOF PLATE (TYP.) 39.25' ROOF PLATE (TYP.) 39.25' FIRST FLOOR PLATE 16.50' FIRST FLOOR PLATE 16.50' THIRD FLOOR LANDING (T.O.S.) 36.64' THIRD FLOOR PL. (TYP.) 35.75' LOWER SECOND FLR. PL. 25.17' LOWER SECOND FLOOR T.O.S. 26.25' GARAGE T.O.C. 13.00' VIEW DECK T.O.S. 39.17' VIEW DECK PL. (TYP.) 38.08' THIRD FLOOR ROOF 44.14' THIRD FLOOR ROOF 44.14' 1 A-5.0 12 2 22 22524 23 22 21 20 4 3 2 8 7 HT. CERT. REQ'D. 42.99'HT. CERT. REQ'D. 43.52' 7 310 11 4 2 4 121212 44 13 14 15 16 612:121 2 : 1 2 12:123 :1 2 3:12 17 18 13 8 A.F.F.42" MIN.5 19 20 R @ 0' -6 3/4"8 21 22 311 4' - 6"8' - 9"2' - 10"7' - 6 5/8"2' - 7 3/8"3' - 6"1' - 0"7' - 8"1' - 1"9' - 6"10 5/8"7' - 6"1' - 0"10' - 6"1' - 1"9' - 0"1' - 1"4' - 11 5/8"11' - 7"10' - 2"23 17 13 HD. HT.7' - 6"HD. HT.2' - 6"HD. HT.7' - 6"SILL HT.3' - 0"SILL HT.3' - 6"HD. HT.9' - 6"HD. HT.7' - 6"25 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-4.1 11/20/2019 2019-17EXTERIOR ELEVATIONSWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL NO. REVISION DATE 1/4" = 1'-0"1 REAR ELEVATION - VERIFY DIRECTION 1/4" = 1'-0"2 RIGHT SIDE ELEVATION - VERIFY DIRECTION NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. KEYNOTE LEGEND 1 2 WOOD SHINGLE SIDING PER DETAIL 5/AD-1 3 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 4 STONE VENEER - REF. DTL. 13/AD-1 & MATERIAL LEGEND A-4.0 5 STRUCT. COLUMN- REF. STRUCT. DWGS. PROVIDE SHOP DWGS. TO ARCH FOR APPV. PRIOR TO FAB. 6 BUILT-IN BBQ. WITH HOOD ABV. (VENT4LESS 36" HOOD OR EQUIV.) INSTALL PER MFGR. - LOCATION PER. LANDSCAPE DESIGNER 7 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 8 EXTERIOR GLASS GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1 9 BOARD & BATTEN WOOD SIDING - REF. MAT. SCHED. A-4.0 10 WD. COLUMN PER STRUCTURAL - ARCH. TO APPRV. 11 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED - REF. MAT. SCHED. A-4.0 12 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL.REF. DTL. 5/AD-1 13 DOWNSPOUT - COPPER TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 14 CEILING FAN - W/. INCANDESCENT FIXTURE, AS SELECTED 15 FIREPLACE - PREFABRICATED, GAS ONLY, DIRECT VENT 'DAVINCI SINGLE SIDED' ANSI-Z223.1 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 16 FURNISHINGS - AS SELECTED 17 COPPER GUTTER - COPPER TO MATCH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 18 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 19 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE 20 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 21 WD. TRELLIS MEMBER 6X8, - CHAMFER EDGES APPX. 1/2", STAIN & SEAL AS SEL. ARCH. TO APPV. PROFILE AND SIZE. 22 WD. TRELLIS MEMBER 8X10, - CHAMFER EDGES APPX. 1/2", STAIN & SEAL AS SEL. ARCH. TO APPV. PROFILE AND SIZE. 23 CUSTOM SKYLIGHT - FLAT, FIXED CURB-MOUNTED, SIZE PER WDW. SCHEDULE, ARCH. TO APPV. SHOP DWGS. - 'ACRALIGHT' - HEIGHT NOT TO EXCEED 6" ABV. MAX. HT. (REF. DTL. 17/AD-1) ESR-2415 24 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 25 (N.) MAIL SLOT (AS SELECTED) FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS. FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE- FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS. DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES. DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS. DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION. DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. FIRE-BLOCKING & DRAFT-STOP NOTE INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-13 MIN. 2 x 6 CONST. OR LARGER =R-19 RAISED FLOOR:R-30 MIN. ROOF:R-30 (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME NEW WALL -2 x 6 STUDS @ 16" O.C. U.N.O. NEW WALL -2 x 4 STUDS @ 16" O.C. U.N.O. WALL W/. STONE VENEER -2x STUDS @ 16" O.C. U.N.O. CONCRETE RETAINING WALL -REF. STRUCTURAL SEPARATION LEGEND EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. A FIRST FLOOR (T.O.S.) 17.50' FIRST FLOOR (T.O.S.) 17.50' MAX. RIDGE HEIGHT 45.66' MAX. RIDGE HEIGHT 45.66' SECOND FLOOR PLATE (TYP.) 28.00' SECOND FLOOR PLATE (TYP.) 28.00' SECOND FLOOR T.O.S. (TYP.) 29.08' SECOND FLOOR T.O.S. (TYP.) 29.08' ROOF PLATE (TYP.) 39.25' ROOF PLATE (TYP.) 39.25' FIRST FLOOR PLATE 16.50'FIRST FLOOR PLATE 16.50' VIEW DECK T.O.S. 39.17' VIEW DECK T.O.S. 39.17' VIEW DECK PL. (TYP.) 38.08' VIEW DECK PL. (TYP.) 38.08' THIRD FLOOR ROOF 44.14' THIRD FLOOR ROOF 44.14' 32 A-5.0 1' - 0"10' - 6"1' - 1"9' - 0"1' - 1"11' - 7"10' - 1"4' - 11 5/8"1' - 0"10' - 6"1' - 1"9' - 0"1' - 1"11' - 7"10' - 1"4' - 11 5/8"11' - 7"10' - 2"11' - 7"10' - 2"W.I.C.BATH #2 KITCHEN 11 8 LOGGIA MASTER BATHROOM 37 38 39 40 13 MASTER SUITE 811 10 8 11 14 8 3 44 6 GREAT ROOM 3 5 15 16 3 VIEW DECK SPA 12:1212:1217 3 18 19 P.L. FIRST FLOOR (T.O.S.) 17.50' MAX. RIDGE HEIGHT 45.66' MAX. RIDGE HEIGHT 45.66' SECOND FLOOR PLATE (TYP.) 28.00' SECOND FLOOR T.O.S. (TYP.) 29.08' ROOF PLATE (TYP.) 39.25' ROOF PLATE (TYP.) 39.25' FIRST FLOOR PLATE 16.50' THIRD FLOOR LANDING (T.O.S.) 36.64' THIRD FLOOR PL. (TYP.) 35.75' LOWER SECOND FLR. PL. 25.17' LOWER SECOND FLOOR T.O.S. 26.25' GARAGE T.O.C. 13.00' VIEW DECK T.O.S. 39.17' VIEW DECK PL. (TYP.) 38.08' THIRD FLOOR ROOF 44.14' 1 A-5.0 12 13' - 3"10' - 4 5/8"2' - 7 3/8"12' - 2"1' - 1"9' - 6"10 5/8"7' - 6"1' - 0"10' - 6"1' - 1"9' - 0"1' - 1"11' - 7"10' - 2"GYM 3-CAR GARAGE STAIRS STAIRS MASTER SUITE GREAT ROOM 1 1 2 TYP.7 1/2"TYP. 11" TYP. 11" 1 32 4 3 4 5 4 6 7 8 4 3 ATTIC 9 LINEN 10 811 5 9 5 :1 2 3 :1 2 3:12 12:1236" TYP. AVB. F.F.34" MIN - 38" MAX20 2121 22 23 24 17 8 11 VIEW DECK 6 :1 2 Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00" Distance N E 1 1 A101 SIM R @ 7 1/2"20 1i NORTH ARROW PROPERTY LINE TAG SECTION INDICATOR ROOM TAG (NAME / AREA) CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG WINDOW TAG DOOR TAG WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) ANNOTATION LEGENDB 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 11/20/2019 2019-17BUILDING SECTIONSWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL KEYNOTE LEGEND 1 INTERIOR IRON GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4, 9/AD-1 2 INTERIOR STAIRS/STEPS - REF. PLANS 3 FURNISHINGS - AS SELECTED 4 CEILING FAN - W/. INCANDESCENT FIXTURE, AS SELECTED 5 DECORATIVE PENDANT LIGHT FIXTURE 6 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 7 LINEAR FLUORESCENT FIXTURE - CEILING MOUNT (ALT. RECESS) 8 COUNTERTOP - AS SELECTED 9 CEILING FRAMING - REF. STRUCT. 10 UPPER CABINET - BUILT-IN, FINISH AS SEL. 11 BASE CABINET - BUILT-IN, FINISH AS SEL. 12 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. 13 SHELF AND POLE - BUILT IN, FINISH AS SEL. 14 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 15 KITCHEN SINK - AS SELECTED 16 TALL CABINET - BUILT-IN, FINISH AS SEL. 17 CUSTOM BARN DOOR SYSTEM MOUNTED IN HALLWAY - PER INT. DESIGNER 18 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 19 BUILT-IN BBQ. WITH HOOD ABV. (VENT4LESS 36" HOOD OR EQUIV.) INSTALL PER MFGR. - LOCATION PER. LANDSCAPE DESIGNER 20 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 21 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL.REF. DTL. 5/AD-1 22 ROOF - STANDING SEAM METAL W/. KYNAR FINISH - COLOR AS SELECTED - REF. MAT. SCHED. A-4.0 23 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 24 CUSTOM SKYLIGHT - FLAT, FIXED CURB-MOUNTED, SIZE PER WDW. SCHEDULE, ARCH. TO APPV. SHOP DWGS. - 'ACRALIGHT' - HEIGHT NOT TO EXCEED 6" ABV. MAX. HT. (REF. DTL. 17/AD-1) ESR-2415 NO. REVISION DATE 1/4" = 1'-0"1 LONGITUDINAL SECTION - KITCHEN 1/4" = 1'-0"2 TRANSERSE SECTION - KITCHEN DW DW DN UP DN UP DN 684 SF GARAGE 2047 SF FIRST FLOOR LIVING 399 SF LOGGIA 367 SF FRONT YARD 186 SF PLANTED AREA #2 55 SF PLANTED AREA #1 23 SF PLANTED AREA #3 2867 SF SECOND FLOOR 92 SF BALCONY#1 1597 SF ROOF DECK 1597 SF 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 AP-1 11/20/2019 2019-17BUILDING AREA PLANSWHEATLEY RESIDENCE WHEATLEYRESIDENCEROBERT & JULIEWHEATLEY14661 FRANKLIN AVENUE,SUITE 100, TUSTIN,CA 92780CDP 2008 OCEAN FRONT E., NEWPORT BEACHCA 92661RYAN MCDANIEL BUILDING AREA SCHEDULE Name AREA COMMENTS FIRST FLOOR LIVING 2047 SF SECOND FLOOR 2867 SF 4914 SF ROOF DECK 1597 SF 1597 SF GARAGE 684 SF 684 SF GRAND TOTAL 7194 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS LOGGIA 399 SF FRONT YARD 367 SF BALCONY#1 92 SF GRAND TOTAL 858 SF LOT INFORMATION: ZONED: R-1 SITE AREA:5,091 S.F. BUILDABLE AREA:3,897 S.F. TOTAL ALLOWABLE AREA: 2 x 3,897 S.F. = 7,794 S.F. REQ'D. OPEN VOLUME = 3,897 x .15 = 584.5 S.F. (7'-6" HT. MIN.) OPEN VOLUME PROVIDED = 880 S.F. LANDSCAPE AREA SCHEDULE NAME AREA COMMENTS PLANTED AREA #1 55 SF PLANTED AREA #2 186 SF PLANTED AREA #3 23 SF GRAND TOTAL 263 SF NO. REVISION DATE 1/8" = 1'-0"1 FIRST FLOOR (T.O.S.) 1/8" = 1'-0"2 SECOND FLOOR T.O.S. (TYP.) 1/8" = 1'-0"3 VIEW DECK T.O.S.