HomeMy WebLinkAbout20180227_Staff ReportCITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 27, 2018
Agenda Item No. 10
SUBJECT: Guida Residence (PA2017-239)
SITE LOCATION: 501 Via Lido Soud
Coastal Development Permit No. CD2017-102
APPLICANT: Brandon Architects
OWNER: John and Julie Guida
PLANNER: Liane Schuller, Contract Planner
949-644-3237, lschuller@newportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
General Plan: RS-D (Single-Unit Residential Detached)
Zoning District : R-1 (Single-Unit Residential)
Coastal Land Use Category: RSD-C (Single-Unit Residential Detached - (10.0 - 19.9
DU/AC)
Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A coastal development permit (CDP) to allow the demolition of an existing 4,558-square-
foot, single-family residence and construction of a new two-story, 6,786-square-foot,
single-family residence with two attached two-car garages. The project includes
landscape, hardscape, and subsurface drainage facilities all within the confines of private
property. The site is protected by an existing private bulkhead that has been inspected,
is in generally good condition, and will be reinforced in conjunction with the proposed
construction. The design complies with all applicable development standards and no
deviations are requested. All improvements are shown on the attached project plans
(Attachment No. ZA 3).
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) because it has no potential to have a significant effect on the environment;
and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2017-102 (Attachment No. ZA 1).
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Zoning Administrator, February 27, 2018
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DISCUSSION
Land Use and Development Standards
The project is located in the R-1 Zoning District, which allows a maximum of one
residential dwelling unit on a single legal lot, and is consistent with the City’s Coastal
Land Use Plan, General Plan, and Zoning Code. A CDP is required and the property
is not eligible for a Waiver for De Minimis Development because the property is
located in the Appeal Area.
The property consists of one building site containing an existing single-family
residence. The neighborhood is predominantly developed with two-story single-
family residential structures. The design, bulk, and scale of the proposed
development is consistent with the existing and anticipated neighborhood pattern
of development.
The proposed single-family residence and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below:
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (street) 4 feet 4 feet
Sides 4 feet 4 feet
Front (water) 10 feet 13 feet
Allowable Floor Area 11,282 square feet 7,842 square feet
Open Volume Area 846 square feet 1,445 square feet
Parking 3-car garage 2-car garages
Height 24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Hazards
The lowest finished first floor elevation of the proposed residence is 10.40 feet
(NAVD88), which exceeds the minimum required 9.00-foot (NAVD88) elevation
standard.
The existing development includes a private seawall/bulkhead along the waterway.
A Bulkhead Condition Report prepared by PMA Consulting, Inc., dated October
21, 2017, concludes that the cast-in-place wall is in generally good condition. In
order to protect the proposed new development, the report recommends that the
wall be reinforced and repaired, and provides specific recommendations on how
this should be accomplished. Once the wall has been reinforced and repaired, it
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Zoning Administrator, February 27, 2018
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is not anticipated that the wall will need further repair or replacement in the next
75 to 100 years.
A project-specific Coastal Hazards Analysis Report was prepared by PMA
Consulting, Inc., dated October 21, 2017. The report concludes that flooding, wave
run up and erosion will not significantly impact this property over the life of the
proposed development, provided the existing seawall is reinforced and repaired as
recommended.
Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required
to enter into an agreement with the City waiving any potential right to protection to
address situations in the future in which the development is threatened with damage
or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The
property owner will also be required to acknowledge any hazards present at the site
and unconditionally waive any claim to damage or liability against the decision
authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are
included as conditions of approval that will need to be satisfied prior to the issuance
of building permits for construction.
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of building permits. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because
of the project site’s proximity to coastal waters, a Water Quality and Hydrology Plan
(WQHP) was prepared by Forkert Engineering & Surveying, Inc., dated November
9, 2017. The WQHP has been reviewed and approved by the City’s Engineer
Geologist. The WQHP includes a polluted runoff and hydrologic site characterization,
a sizing standard for BMPs, use of a low-impact development (LID) approach to
retain the design storm runoff volume on site, and documentation of the expected
effectiveness of the proposed BMPs. Construction plans will be reviewed for
compliance with the approved WQHP prior to building permit issuance.
The project design addresses water quality with a construction erosion control plan
and a post construction drainage system that includes drainage and percolation
features designed to retain dry weather and minor rain event run-off on-site. Any
water not retained on-site is directed to the City’s storm drain system.
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Public Access
The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public’s ability to gain access to, use, and/or
view the coast and nearby recreational facilities.
The residential lot does not currently provide nor does it inhibit public coastal access.
The proposed scope of work involves the removal and replacement of an existing
single-family residence with a new single-family residence. Development will occur
within the confines of private property, and existing coastal access conditions will
not be affected. Coastal access is currently provided and will continue to be provided
by adjacent small public beach areas with access from the water.
There are no designated Public viewpoints or Coastal View Roads near the project
site, per the Coastal Land Use Plan. Due to the distance of the proposed
development from public viewpoints and the project’s compliance with all
applicable development standards, including height and setbacks, the project will
not impact existing coastal views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment.
Class 3 exempts the demolition, construction and location of limited numbers of new,
small facilities or structures including one single-family residence in a residential zone.
The proposed project consists of the demolition of an existing 4,558-square-foot single-
family residence and construction of a new two-story, 6,786-square-foot, single-family
residence with two attached two-car garages in the R-1 Zoning District.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
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APPEAL PERIOD
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
_____________________
Liane Schuller
Contract Planner
BMZ/ls
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
6
RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-102 TO DEMOLISH AN
EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A
NEW TWO-STORY, SINGLE-FAMILY RESIDENCE AND TWO
ATTACHED TWO-CAR GARAGES AT 501 VIA LIDO SOUD
(PA2017-239)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brandon Architects (“Applicant”), on behalf of John and Julie
Guida (“Owners”), with respect to property located at 501 Via Lido Soud, requesting
approval of a coastal development permit.
2. The property is legally described as Lots 456 and 457 of Tract 907.
3. The applicant proposed the demolition of an existing two-story, 4,558-square-foot,
single-family residence and construction of a new two-story 6,580-square-foot, single-
family residence with two attached two-car garages. The project includes landscape,
hardscape and subsurface drainage facilities. The site is protected by an existing private
bulkhead that has been inspected, is in generally good condition, and will be reinforced
in conjunction with the proposed construction. The design complies with all applicable
development standards and no deviations are requested.
4. The subject property is designated RS-D (Single-Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1 (Single-Unit Residential)
Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD-C (Single-Unit Residential Detached - (10.0 - 19.9 DU/AC) and the
property is located within the R-1 (Single-Unit Residential) Coastal Zone District.
6. A public hearing was held on February 27, 2018, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
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Conversion of Small Structures), because it has no potential to have a significant effect on
the environment.
2. Class 3 exempts the construction and location of limited numbers of new, small facilities
or structures including one single-family residence in a residential zone. The proposed
project consists of the demolition of an existing 4,558-square-foot, single-family
residence and construction of a new two-story, 6,786-square-foot, single-family
residence with two attached two-car garages in the R-1 Zoning District.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of
such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 11,282 square feet and the proposed floor
area is 7,842 square feet.
b. The proposed development will provide the minimum required setbacks, which are
four (4) feet along the front property line abutting Via Lido Soud, four (4) feet along
each side property line, and ten (10) feet along the front property line abutting the
waterway.
c. The highest guardrail is no more than 24 feet and the highest roof ridge is no more
than 29 feet, measured from the established grade level of 11.54 feet (NAVD88),
which complies with the maximum height limitation.
d. The project includes enclosed garage parking for four vehicles, which exceeds the
minimum parking requirement for single-family residences with more than 4,000
square feet of habitable floor area.
2. The neighborhood is predominantly developed with two-story, single-family residences.
The proposed design, bulk, and scale of the development will be consistent with the
existing neighborhood pattern of development and expected future development.
3. The existing development includes a private seawall/bulkhead along the waterway. A
Bulkhead Condition Report prepared by PMA Consulting, Inc., dated October 21, 2017,
concludes that the cast-in-place wall is in generally good condition. In order to protect
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the proposed new development, the report recommends that the wall be reinforced and
repaired, and provides specific recommendations on how this should be accomplished.
Once the wall has been reinforced and repaired, it is not anticipated that the wall will
need further repair or replacement in the next 75 to 100 years.
4. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to
enter into an agreement with the City waiving any potential right to protection to address
situations in the future in which the development is threatened with damage or destruction
by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also
be required to acknowledge any hazards present at the site and unconditionally waive any
claim to damage or liability against the decision authority, consistent with NBMC Section
21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need
to be satisfied prior to the issuance of building permits for construction.
5. A project-specific Coastal Hazards Analysis Report was prepared by PMA Consulting,
Inc., dated October 21, 2017. The report concludes that flooding, wave run up and
erosion will not significantly impact this property over the life of the proposed
development, provided the existing seawall is reinforced and repaired as recommended.
6. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the
project site’s proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) was
prepared by Forkert Engineering & Surveying, Inc., dated November 9, 2017. The WQHP
has been reviewed and approved by the City’s Engineer Geologist. The WQHP includes
a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a
low-impact development (LID) approach to retain the design storm runoff volume on site,
and documentation of the expected effectiveness of the proposed BMPs. Construction
plans will be reviewed for compliance with the approved WQHP prior to building permit
issuance.
7. The project design addresses water quality with a construction erosion control plan and a
post construction drainage system that includes drainage and percolation features
designed to retain dry weather and minor rain event run-off on-site. Any water not retained
on-site is directed to the City’s storm drain system.
8. New landscaping will be verified for compliance with NBMC Section 21.30.075. A condition
of approval is included that requires drought-tolerant, and prohibits invasive, species
(Condition of Approval No. 17). Prior to issuance of the building permits, the final landscape
plans will be reviewed to verify invasive species are not planted.
9. The property is not located near designated public viewpoints or coastal view roads and
will not impact public coastal views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
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Fact in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public’s ability to gain access to, use, and/or view
the coast and nearby recreational facilities.
2. The residential lot does not currently provide nor does it inhibit public coastal access. The
proposed scope of work involves the removal and replacement of an existing single-family
residence with a new single-family residence. Development will occur within the confines
of private property, and existing coastal access conditions will not be affected. Coastal
access is currently provided and will continue to be provided by adjacent small public
beach areas with access to and from the water.
3. There are no designated public viewpoints or coastal view roads near the project site,
per the Coastal Land Use Plan. Due to the distance of the proposed development from
public view points and the project’s compliance with all applicable development
standards, including height and setbacks, the project will not significantly impact existing
coastal views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-102, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 27TH DAY OF FEBRUARY, 2018.
_____________________________________
Patrick J. Alford, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Prior to the issuance of a building permit, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices including the
repair and maintenance, enhancement, reinforcement, or any other activity affecting the
bulkhead, that results in any encroachment seaward of the authorized footprint of the
bulkhead or other shoreline protective device. The agreement shall be binding against
the property owners and successors and assigns.
3. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which
may arise from or in any manner relate (directly or indirectly) to City’s approval of
development.
4. The existing private seawall/bulkhead shall be reinforced and repaired, in keeping with
the recommendations provided in the Bulkhead Condition Report prepared by PMA
Consulting, Inc., dated October 21, 2017.
5. Prior to issuance of building permits, the Applicant or Owners shall apply for and obtain
a certificate of compliance to formally recognize the two underlying legal lots as a single
building site.
6. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, wetland or their
buffers.
7. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Pollution Prevention Plan (CPPP).
8. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
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maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
9. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stock piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
10. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
11. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
12. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
13. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this coastal
development permit.
14. This coastal development permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
15. Prior to issuance of the building permits, a copy of the Resolution, including conditions
of approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
16. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the coastal
development permit file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include architectural
sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall
accurately depict the elements approved by this coastal development permit.
17. Prior to issuance of the building permits, a CPPP shall be submitted with the Building
Permit plans. Implementation shall be in compliance with the approved CPPP and any
changes could require separate review and approval by the Building Division.
18. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
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19. Prior to the issuance of building permits, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
20. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
21. Coastal Development Permit No. CD2017-102 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
22. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of Guida Residence including, but not limited to, Coastal Development Permit No.
CD2017-102 (PA2017-239). This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages, which City incurs in enforcing the indemnification provisions set forth in this
condition. The applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
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Attachment No. ZA 2
Vicinity Map
14
VICINITY MAP
Coastal Development Permit No. CD2017-102
PA2017-239
501 Via Lido Soud
Subject Property
15
Attachment No. ZA 3
Project Plans
16
NameElevationA1011SIMRoom name150 SF1011i?90 00' 00"DistanceNE11A101SIMR @7 1/2"201iNORTH ARROWPROPERTY LINE TAGSECTION INDICATORROOM TAG (NAME / AREA)CALL-OUT TAGELEVATION INDICATORKEYNOTE TAGWINDOW TAGDOOR TAGWALL TAGREVISION FLAGSTAIR TAG (NO. OF RISER & HEIGHT)ALUMINUMCONCRETEEARTHGYPSUM -PLASTERINSULATION -RIGIDMASONRY -BRICKMASONRY -CONCRETE BLOCKPLYWOOD / GLU-LAM TIMBERSANDSTEELWOODJOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.T-1.01/10/201817-501TITLE SHEETGUIDA RESIDENCEGUIDA RESIDENCEJOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA92663CDP501 VIA LIDO SOUDNEWPORT BEACH, CA 92663JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.T-1.01/10/201817-501TITLE SHEETGUIDA RESIDENCEGUIDA RESIDENCEJOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA92663CDP501 VIA LIDO SOUDNEWPORT BEACH, CA 92663REF. 8/T-1FLOOR AREA HEIGHTNBMC (NEWPORT BEACH MUNICIPAL CODE) CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC, 2016 CPC, AND 2016 CMC, 2016 CAL GREENR-3 / U1-HR.CODES:OCCUPANCY CLASSIFICATIONOCCUPANCY SEPARATIONS (GARAGE)OCCUPANT LOAD TYPE OF CONSTRUCTIONOWNER: ARCHITECT:N/AALLOWABLE BLDG. AREA(PER CBC TBL. 503)FLOOR & FLOOR-CEILINGSN/ABRANDON ARCHITECTS, INC.CHRISTOPHER BRANDON, AIA151 KALMUS DR. STE. G-1COSTA MESA, CA 92626P: 714.754.4040 F: 714.754.4004www.BrandonArchitects.comNOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY FOR REVIEW.C.N.B. NOTE:CHRISTOPHER BRANDON, ARCHITECT IS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING. (NBMC 15.02.010)STRUCTURAL ENGINEER:CIVIL ENGINEER:GENERAL CONTRACTOR:LANDSCAPE DESIGNER:SURVEYOR:SOILS ENGINEER:SITEDIG ALERT: 1.800.227.2600SOUTHERN CALIFORNIA EDISON: 1.714.895.0246SOUTHERN CALIFORNIA GAS: 1.800.427.2000CITY WATER & SEWER: 1.949.644.3011PACIFIC BELL TELEPHONE: 1.800.750.2355CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.: P: 1.949.644.3311F: 1.949.644.3318CITY OF NEWPORT BEACH PLANNING DEPT.:General Information Line : (949)644-3200Zoning Information Line: (949)644-3204CITY OF NEWPORT BEACH BUILDING DEPT.:(949) 644-3275 General Administration(949) 644-3288 Permit Counter(949) 644-3255 Inspection RequestsNEWPORT BEACH FIRE DEPARTMENT:100 Civic Center Dr. Newport Beach CA 92660P: 949.644.3106ORANGE COUNTY HEALTH SERVICES:PO BOX 355 SANTA ANA, CA 92702P: 714.834.38821.LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE SUBMITTAL (FOR H.O.A. PURPOSES).2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING.4. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT.5. FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION.6. ELEVATOR~17V-B -SPRK'R.2 STORYTHE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON LIDO ISLAND. THE LOT IS APPROXIMATELY 70' WIDE BY 105' DEEP. CLIENT PROPOSES TO DEMO EXISTING SINGLE FAMILY RESIDENCE AND BUILD A NEW 2-STORY SFR APPROX. 6,800 SQFT. LIVING AND 1000 SQFT. GARAGE. THE MAIN FLOOR PROGRAM CONSISTS OF EAT-IN KITCHEN WITH PANTRY, GREAT ROOM, DINING ROOM, GAME ROOM. THE SECOND FLOOR CONSISTS OF A LARGE MASTER SUITE, OFFICE, LAUNDRY AND GUEST ACCOMODATIONS FOR 3 EN SUITE BEDROOMS AND AN ADDITIONAL FAMILY ROOM. THE PROJECT IS OF TRADITIONAL CAPE COD DESIGN INCLUDING BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN 'OPEN' PLAN MAXIMIZING VIEWS OF THE NEWPORT HARBOR. THE EXTERIOR MATERIALS WILL BE PRIMARILY OF RICH QUALITY AND HIGHLY DURABLE INCLUDING, NATURAL CEDAR WOOD SHINGLES, NATURAL BRICK VENNER, EXPANSIVE DOORS AND WINDOWS, AND THE USE OF WOOD ACCENTS/DECORATIVE PANELEING AND METAL ROOFING.FIRE SPRINKLER: NFPA 13DYESDEFERRED SUBMITTALS8PROJECT STATISTICS53124910AGENCIES & PUBLIC SERVICESVICINITY MAP/ PROJECT DESCRIPTIONMATERIAL LEGENDANNOTATION LEGENDCODE REVIEW SHEET LISTSITE INFORMATION1176SPECIAL INSPECTIONSPROJECT DIRECTORYPROJECT DIRECTORYLEGAL DESCRIPTION:LOT INFORMATION:ZONED: R-1SITE AREA:7,348 S.F. BUILDABLE AREA: 5640.73 S.F.TOTAL ALLOWABLE AREA: 1.5 x 5640.73 S.F. = 8,461 S.F.REQ'D. OPEN VOLUME = 560.73 x .15 = 846 S.F. (7'-6" HT. MIN.)OPEN VOLUME PROVIDED = 1445 S.F.TOTAL ALLOWABLE ROOF DECK AREA = 4768 X .25 = 1192 S.F.TOTAL ROOF DECK PROVIDED = 836 S.F.EXISTING BUILDING INFORMATION:EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHEDEXISTING S.F. = 4558 S.F.ZONING INFORMATIONTOTAL BUILDING AREA = 4076 S.F.FRONT SETBACK (WATERFRONT): 10 FT.REAR SETBACK (STREET): 4 FT.LEFT SETBACK: 4 FT.RIGHT SETBACK: 4 FT.PROJECT DESCRIPTION:GUIDA RESIDENCEBRANDON ARCHITECTS, INC.JULIE AND JOHN GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA 92663WINKLE CUSTOM HOMESJAKE WINKLE33971 SELVA RD STE. 110DANA POINT, CA 92629P: 949.873.3125JAKEWINKLE@GMAIL.COMMOLLY WOOD GARDEN DESIGN1660 ORANGE AVE.COSTA MESA, CA 92627P: 949.548.1611F: 949.548.8557BUILDING AREA SCHEDULEName AREA COMMENTSFIRST FLOOR 3016 SFSECOND FLOOR 3769 SF6786 SF2-CAR GARAGE 531 SF2-CAR GARAGE 526 SF1057 SFGRAND TOTAL 7842 SFOUTDOOR AREA SCHEDULENAME AREA COMMENTSEXT. OPEN SPACE 1152 SFPARTIALLY COVEREDENTRY101 SFPARTIALLY COVEREDEXT. SHWR.56 SFCABANA139 SFGRAND TOTAL1449 SFAPEX LAND SURVEYING, INC.PAUL CRAFT, LIC. NO. 8516HUNTINGTON BEACH, CA 92646P: 714.488.5006F: 714.333.4440PMA CONSULTING, INC.PLAMEN PETROVE, P.E. C6694728161 CASITAS CT.LAGUNA NIGUEL, CA 92677P: 714.717.7542COAST GEOTECHNICAL, INC.MING TRAN1200 W. COMMONWEALTHFULLERTON, CAP: 714.870.1211W.O. # 532817-01, DATE JULY 20, 2017FORKERT ENGINEERING & SURVEY, INC.THOMAS RUIZ22311 BROOKHURST ST, STE. 203HUNTINGTON BEACH, CA 92646P: 714.963.6796F: 714963.7296INTERIOR DESIGNER:CHURCHILL DESIGNTRISH STEELEP: 949.721.5877TRISH@CHURCHILL-DESIGN.COM1.REF. STRUCT. SHT. FOR SPECIAL OBSERVATION AND INSPECTIONS SCHEDULES2.HERS VERIFICATION REQUIRED-REFERENCE T-24 LOT: 456 AND 457TRACT NO.: 907APN: 423 205 03NO. REVISION DATENO. REVISION DATETTL. LIVINGTTL. GARAGEROOF AREA SCHEDULENAME AREA COMMENTSROOF DECK631 SFFLAT ROOFSLOPED ROOF 3752 SFCABANA151 SFBALC.136 SFFLATMA. BAL.98 SFFLATGRAND TOTAL4769 SFTOTAL ROOF AREA = 4768 S.F.25% FLAT ROOF ALLOWABLE (HOA) : 1192 S.F.TOTAL FLAT ROOF AREA = 836 S.F.501 VIA LIDO SOUD, NEWPORT BEACH, CA 926233.A CERTIFIED BUILDING HEIGHT CERTIFICATION MUST BE SUBMITTED AT THE FOLLOWING TWO POINTS IN THE CONSTRUCTION PROCESS:A. WHEN CONCRETE SLAB IS POUREDB. AFTER ROOF FRAMING BUT PRIOR TO THE INSTALLATION OF THE ROOF MATERIAL. MEASURE FROM AVERAGE CURB HEIGHT.GRAND TOTALGRAND TOTALGRAND TOTALSHEET#DRAWING TITLET-1.0 TITLE SHEETT-1.1 GENERAL ARCHITECTURAL NOTEST-1.2 SUPPLEMENTAL NOTES & DOCUMENTSA-0.0 ARCHITECTURAL SITE PLANC2 PRECISE GRADING PLANC4 EROSION CONTROL PLANA-1.0 3-DIMENSIONAL VIEWSA-2.0 FIRST FLOOR PLANA-2.1 SECOND FLOOR PLANA-3.0 ROOF PLANA-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULEA-4.1 EXTERIOR ELEVATIONSS-1 FOUNDATION PLANSW-0 STRUCTURAL GENERAL NOTESSW-1 SITE PLAN/CAISSONS LAYOUTSW-2 DETAILSLC-1 LANDSCAPE PLAN (REF. ONLY)SUR TOPOGRAPHIC SURVEY17
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.T-1.1
11/10/2017
17-501GENERAL ARCHITECTURAL NOTESGUIDA RESIDENCE
GUIDA RESIDENCEJOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA 92663AIC
501 VIA LIDO SOUDNEWPORT BEACH, CA 926631GENERAL 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:
JOHN & JULIE GUIDA
ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., CHRISTOPHER BRANDON PRINCIPAL
OWNER SHALL MEAN:
(AS USED IN THESE SPECIFICATIONS)
LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT
1. CODES/GENERAL PROVISIONS:
ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICIABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF
CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND
IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL
NOT BE LIMITED TO THOSE AS LISTED IN "CODE REVIEW" BOX. (T-1)
ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING:
THE BUILDING CODES, 2016 EDITIONS, AS ADOPTED BY CALIFORNIA, ALL APPLICABLE RELATED SPECIALTY CODES.
THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 7 OF THE CALIFORNIA CIVIL CODE (THE "RIGHT TO REPAIR ACT").
ANY WORK TIME RESTRICTIONS IMPOSED BY THE CITY OF NEWPORT BEACH.
THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS.
2. FEES:
CONTRACTOR AND HIS SUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING PLANCHECK FEE AND
REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET
FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE.
3. CONTRACTOR'S SURVEY:
CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL
VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL
CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS.
4. COORDINATION OF CONSTRUCTION:
CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND
PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE
SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR
AGREES TO BIND EVERY SUB-CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK.
5. CLEAN-UP:
ALL SUB-CONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE
SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR.
6. TESTS AND PERMITS:
CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME.
7. GUARANTEES:
CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORK AND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY
OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR
NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF
GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS.
IT IS UNDERSTOOD BY CONTRACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND
WARRANTY PERIODS.
CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY
HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL
OTHER WORK DAMAGED AS A RESULT THEREBY WILL BE EXECUTED IN A TIMELY MANNER AT THE CONVENIENCE OF THE OWNER AND WITHOUT COST TO OWNER.
8. WAIVER OF LIENS:
CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUB-CONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE.
9. ROLL OF ARCHITECT DURING CONSTRUCTION:
THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS AGREEMENT WITH OWNER AND
RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR
CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS, OR ANY OF THEIR
AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK.
ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN
WITHIN (10) CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER.
10. A.I.A. GENERAL CONDITIONS:
THE CURRENT GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY AS THOUGH IT WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN
THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE "GENERAL NOTES" ON THIS SHEET ARE INTENDED TO
SUMMARIZE AND COMPLIMENT THE A.I.A. GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN WORDING OCCUR.
11. EXTRAS:
OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER, ARCHITECT AND CONTRACTOR.
BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL.
12. SUBSTITUTIONS:
SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF
MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM
SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM "OR EQUAL" IS USED IN DRAWINGS OR SPECS IT SHALL BE
UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL
ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL.
13. INSURANCE:
CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROADFORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS
UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH
ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION.
14. SCOPE OF DRAWINGS AND SPECIFICATIONS:
THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING
TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY
DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO
OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS.
IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR
PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICALBE TO OTHER TRADES. IN CAS OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN
APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD.
THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL, AND THE ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR
CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE
ERRORS AND OMMISIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK
OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS
ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (e.g. SCHEMATIC ELECTRICAL PLANS).
15. DIMENSIONS ON DRAWINGS:
FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE
FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION
FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND
SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS.
DRAWINGS ARE NOT TO BE SCALED UNLUESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH
MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR"
IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (+/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90° OR 45° UNLESS
NOTED OTHERWISE.
16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS:
SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-1997; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR
LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL.
ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW
THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT
FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING.
CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT
CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA,
THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED
WORK IN THE CONSTRUCTION DOCUMENTS.
ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED" BY ARCHITECT, ARE FOR VERIFCATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS
AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP
DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT
REVIEW.
SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES
SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH.
17. ERRORS AND OMISSIONS:
ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR
BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF
ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY
SET FORTH IN BOTH.
18. BARRICADES:
CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF
THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES.
19. TEMPORARY BRACING:
AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS
TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING,
FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER.
CONTRACTOR AND HIS SUB-CONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS.
20. TOXIC SUBSTANCES REMOVAL:
PRIOR TO ANY WORK BEING PERFORMED, WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR
SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION
AND APPLICATION REQUIREMENTS.
21. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON.
22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES.
23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS.
24. USE 2x6 MINIMUM STUDS FOR PLUMBING WALLS
25. MAXIMUM FLOW RATE STANDARDS SET BY THE CURRENT CALIFORNIA GREEN CODE - G.C. TO VERIFY PRIOR TO PURCHASE AND INSTAL. OF ANY FIXTURES.
26. EXTERIOR DECKS, BALCONIES, AND STAIRWAYS SEALED UNDERNEATH SHALL BE WATERPROOFED- ARCH. TO APPV. METHOD OF WATERPROOFING - G.C. TO SUBMIT SPECIFICATIONS.
27. SPECIAL INSPECTION IS REQUIRED FOR THE FOLLOWING:
* FOUNDATION INSPECTION BY SOILS ENGINEER PRIOR TO CONCRETE POUR AND:
* PER SOILS REPORT: OVER EXCAVATION, RECOMPACTION, FOOTING DEPTH, UTILITY TRENCH BACK FILL
* RETAINING WALL BACK FILL, PRE SATURATION OF SLAB AREAS, EXTERIOR FLAT WORK AREAS.
* ALL TO BE ADDRESSED IN A REPORT PRESENTED TO BUILDING DEPT. PRIOR TO FINAL
* ALL FIELD WELDING OF STRUCTURAL STEEL
* INSTALLATION OF ALL HIGH STRENGTH BOLTS
* CERTIFICATION OF WELD, & BOLTING TO BE GIVEN TO BUILDING DEPARTMENT PRIOR TO FRAMING INSPECTION.
28. MAX. TEMP. OF 120° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. @ SHOWERS & TUBS.
29. MAINTENANCE INFORMATION:
THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS
AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE
LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE.
30. AFTER INSTALLING WALL, CEILING, OR FLOOR INSULATION, THE INSTALLER SHALL MAKE AVAILABLE TO THE ENFORCEMENT AGENCY OR POST IN A CONSPICUOUS LOCATION IN THE BUILDING A CERTIFICATE SIGNED BY THE INSTALLER
STATING THAT THE INSTALLATION IS CONSISTENT WITH THE PLANS AND SPECIFICATIONS FOR WHICH THE BUILDING PERMIT WAS ISSUED. THE CERTIFICATE SHALL ALSO STATE THE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION,
THE INSTALLED R-VALUE, AND (IN APPLICATIONS OF LOOSE FILL INSULATION) THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT WITH THE MANUFACTURER'S LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED R-
VALUE.
31. ON PROJECTS WITH EXCAVATIONS THAT WILL BE LOWER THAN ADJOINING PROPERTIES, 30 DAY NOTICE IS LEGALLY REQUIRED BY THE OWNERS & CONTRACTORS TO THE ADJOINING PROPERTY OWNERS OUTSIDE THE SETBACK AREA.
32. DISTANCE FROM THE FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS.
33. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. CBC 1203.4.3.2.1, CMC T-4-4
34. SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOWING HAZARDOUS LOCATIONS: CBC 2406.3
A. SWINGING AND SLIDING DOORS
B. WHEN LOCATED WITHIN 60- INCHES OF THE FLOOR SURFACE IN TUBS, SHOWERS, SUANAS, OR STEAM ROOMS.
C. WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF DOORS AND WITHIN 60-INCHES OF WALKING SURFACE.
D. WHERE GLAZING AREA IS MORE THAN 9 SQ. FT. IN AREA, WITH A BOTTOM EDGE LESS THAN 18-INCHES ABOVE THE FLOOR AND TOP EDGE MORE THAN 36-INCHES ABOVE FLOOR.
E. ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36-INCHES HORIZONTALLY OF WALKING SURFACE AND WITHIN 60-INCHES ABOVE WALKING SURCFACE.
F. ADJACENT TO STAIRWAYS WITHIN 60-INCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60-INCH ABOVE NOSE OF TREAD.
35. CLEARANCE FOR WATER CLOSET TO BE A MINIMUM OF 24-INCHES IN FRONT AND 15-INCHES FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. CPC 407.5
36. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. CPC 411.7
37. WALL COVERINGS OR SHOWERS OR TUBS WITH SHOWERS SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL, TO A HEIGHT OF NOT LESS THAN 70-INCHES ABOVE DRAIN INLET. PROVIDE CEMENT BOARD OR CEMENT PLASTER
BACKING FOR TILE. CBC 1210.3
38. MIN. 5/8" TYPE 'X' MOISTURE RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS
39. EXTERIOR LATH AND PLASTER: PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING. CBC 2510.6
40. THE WATER HEATER BURNER TO BE AT LEAST 18-INCHES ABOVE THE GARAGE FLOOR, IF LOCATED IN A GARAGE. CPC 508.14
41. PROVIDE A 3-INCH DIAMETER BY 3-FOOT TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS IN GARAGE. CPC 508.14
42. WATER HEATERS TO BE STRAPPED AT TOP AND BOTTOM WITH 1-1/2" X 16 GAUGE STRAP WITH 3/8" DIA. X 3" LAG BOLT EACH IND. CPC 508.2
43. DRYER:
THE CLOTHES DRYERS VENT SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH. CMC 504.3.2 DRYER VENT TERMINATION MUST BE 3 FT. CLEAR FROM OPENINGS INTO THE BUILDING ( DOORS AND OPERABLE WINDOWS) . CMC 504.5
PROVIDE A MIN. 100 SQ.IN. OPENING IN THE DRYER DOOR. CMC. 504.3.2
44. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R314.3):
A. IN EACH SLEEPING ROOM.
B. OUTSIDE EACH SEPERATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS
C. ON EVERY LEVEL OF DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS.
SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5
45. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R315.3):
A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S)
B. ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS.
CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5
46. ALL RECEPTACLE OUTLETS IN BATHROOMS, ABOVE KITCHEN COUNTERTOP, CRAWL SPACES, GARAGE, ROOFTOPS, OUTDOOR OUTLETS, WITHIN 6-FEET OF WET BAR SINK/LAUNDRY SINK TO BE PROTECTED BY GROUND FAULT CIRCUIT
INTERRUPTER (GFCI) CEC 210.8
47. ALL 120V SINGLE PHASE, 15 AND 20 AMP OUTLETS (RECEPTACLES, LIGHTING, SMOKE DETECTORS, ETC.) TO BE PROTECTED BY COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER (AFCI) CEC 210.12
48. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50%. NBMC 12.32.015
49. INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE PRIOR TO CONCRETE PLACEMENT.
50. UTILITY COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION.
51. FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING
52. FIREPLACE:
DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEY SYSTEMS AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS R1005.4NG. CMC (802.5.2.4)
PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX IN A SOLD FUEL BURNING FIREPLACE. SOLID FUEL BRUNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY
MEASURES." GAS APPLIANCE FIREPLACE MUST COMPLY WITH THE CALGREEN CODE REQUIRMENTS."
53. ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. CBC 3109.4.4.2
54. GENERAL CONTRACTOR, CONTRACTORS, SUB-CONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES
ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHT TO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES WITH LEGIBLE HAND WRITTEN NOTES AND/OR WRITING (FAX,
EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS, PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTING CONDITIONS AND SUGGEST PROPOSAL(S) FOR SOLUTION (SKETCH, DRAWING, AND/OR
WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS.
55. ISSUANCE OF A BUILDING PERMIT DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS.
YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.
56. LAND. WALLS LOCATED IN FRONT AND BACK OF PROPERTY SHALL NOT EXCEED 42" HT. REFER. LAND. DWGS FOR LOC'T.
57. LAND. WALLS LOCATED BTW. NEIGHBORS SHALL BE SHARED ON PROP. LINE. REFER. LAND. DWGS AND SEE ATTACHED DOCUMENT FOR "AGRREMENT TO BUILD A FENCE OR WALL CENTERED OVER THE PROPERTY WALL."
58. ALL INTERIOR AND EXTERIOR JOINTS BETWEEN DIFFERENT MATERIALS OR FINISHES SHALL RECEIVE A BEAD OF CAULKING OR SEALANT TO FORM A REVEAL TO MATCH COLOR OF ADJACENT SURFACE. COORDINATE COLORS WITH
ARCHITECT.
59. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS. BID SHALL BE BASED ON THE MOST STRINGENT
REQUIREMENT.
60. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS, ERRORS, OMISSIONS, OR DISCREPANCIES IN THE DRAWINGS, PROJECT MANUAL, OR CONTRACT DOCUMENTS PRIOR
TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS.
HEATING VENTILATING/AIR COND.
DRINKING FOUNTAIN/DOUGLASS FIRD.F.
EA.
E.P.
ENCL.
EMER.
ELEV.
ELEC.
EL.
E.J.E.
DWG.
D.S.P.
D.S.
DR.
DN.
DIM.
DIAG.
DIA.
EACH
EXPANSION JOINT
ELEVATION
ELEVATOR
EMERGENCY
ENCLOSURE
ELECTRIC PANEL
ELECTRIC
DIAMETER
DIAGONAL
DIMENSION
DOWN SPOUT
DRY STAND PIPE
EAST, ENTRY
DOWN
DOOR
DRAWING
DET.
DEPT.
DBL.
CTR.
CTSK.
CORR.
CONT.
CONST.
COND.
CONC.
CNTR.
CLR.
CLKG.
CLG.
C.J.
C.I.
CHG.
CHAN.
C.G.
CEM.
C.B.
CAB.
CONCRETE
CONDITION
CONSTRUCTION
CONTRACTOR/ CONTINUOUS
CORRIDOR, CORROSIVE
COUNTERSUNK
DEPARTMENT
COUNTER
CENTER
DOUBLE
DETAIL
CATCH BASIN
CORNER GUARD
CAST IRON
CONTROL JOINT/ CONST. JOINT
CAULKING
CABINET
CEMENT
CHANNEL
CHANGE
CEILING
CLEAR
LOAD FROM ABOVE
JANITOR
KITCHEN
LANDSCAPED AREA
LABORATORY
LAMINATE
LAVATORY
POUNDS
LEFT HAND
LOCKER
LUMINOUS
MAINTENANCE
MASONRY
LBS.
LFA
MAS.
MAINT.
LUM.
LT.
LKR.
L.H.
LIGHT
LAV.
LAM.
LAB.
L.A.
L.
KIT.
JST.
JT.
JAN.
JOINT
JOIST
LOW/LINEN
HOSE BIB
HOLLOW CORE
HARDWOOD
HARDWARE
HEIGHT
HOLLOW METAL
GALVANIZED IRON
GLU-LAM BEAM
GROUND
GYPSUM
HORIZONTAL
INSULATION
INTERIOR
INVERT/INVERTED
INSIDE DIAMETER/INTERIOR DESIGNER
HDWR.
I.D.
HVAC
INV.
INT.
INSUL.
IN.
HR.
HORIZ.
H.M.
HT./HGT.
HOUR
INCH
GYP.
GR.
GND.
G.L.B.
GL.
G.I.
HDWD.
HD.
H.C.
H.B.
H.HIGH
HARD
GLASS
GRADE
AREA DRAINA.D.
B.W.
BR.
B.
BOT.
BM.
BLK'G.
BLK.
BLDG.
BITUM.
BET.
BD.
AUTO.
ASSY.
ASB.
ARCH.
APPX.
A.P.
ANOD.
ALT.
AL.
ADJ.
ADH.
BITUMINOUS
BLOCKING
BATH
BEDROOM
BACK OF WALK, BOT. OF WALL
BOARD
BETWEEN
BUILDING
BLOCK
BEAM
BOTTOM
ADHESIVE
ADJUSTABLE
ALUMINUM
ALTERNATE
ANODIZED
ACCESS PANEL
APPROXIMATELY
ARCHITECTURAL
ASBESTOS
ASSEMBLY
AUTOMATIC
PL
LC
ACOUS.
A.C.
A/C
A.B.
#
∅
@
&
ANGLE
CENTERLINE
DIAMETER OR ROUND
PERPENDICULAR
POUND OR NUMBER
PROPERTY LINE, PLATE
ANCHOR BOLT
AIR CONDITIONING
ASPHALT CONCRETE
ACOUSTICAL
AT
AND
FINISH GRADE
FLAT HEAD
FIXTURE
FLOW LINE
FLASHING
FLUORESCENT
FACE OF CONCRETE/FACE OF CURB
FACE OF FINISH
FACE OF STUD/FACE OF STRUCTURE
FACE OF MASONRY
FIREPLACE
FLOOR SINK
FOOT OR FEET
FOOTING
FURRING
FUTURE
GALVANIZED
GRAB BAR/GRADE BEAM
GENERAL
GROUND FAULT INTERRUPTG.F.I.
GEN.
G.B.
GALV.
GA.
FUT.
FURR.
FTG.
FT.
F.S.
FP.
GAUGE
F.O.M.
F.O.S.
F.O.F.
F.O.C.
FLUOR.
FLR.
FLASH.
F.L.
FIX./FIXT.
FIN.
F.H.
F.G.
FINISH
FLOOR
EQUIPMENT
EXISTING
EXHAUST
EXPOSED
EXTERIOR
FIRE ALARM
FLOOR CLEAN OUT
FLOOR DRAIN
FOUNDATION
FIRE EXTINGUISHER
FIRE EXTINGUISHER CABINET
EQPT./EQPM.
F.E.C.
F.E.
FDN.
F.D.
F.C.O.
F.A.
F.
EXT.
EXPO.
EXH.
EXST.
FIXED
SOUTHS.
SUPPLY AIR
SOLID CORE
SCHEDULE
SECTION
SHELF
SHEET
SHEATHING
SIMILAR
SOFFIT JOIST
SERVICE SINK
STATION
STANDARD
STEEL
STORAGE
STRUCTURAL
SUSPENDED
SYMMETRICAL
STAINLESS STEEL
SEAT COVER DISPENSER
SUB DRAIN/SOAP DISPENSER
S.S.
SUSP.
STRUCT.
STOR.
SYM.
STL.
STD.
STA.
S.SK.
S.C.D.
SHT'G.
SCHED.
S.D.
S.J.
SIM.
SHT.
SH.
SEC.
S.C.
S.A.
PLUMBING
PLYWOOD
POINT OF CONNECTION
PROJECTION
POINT
RETURN AIR
RADIUS
ROOF DRAIN
RECEPTACLE
RECTANGULAR
REFERENCE
REFRIGERATOR
ROOF DRAIN LEADER
REGISTER
REQUIRED
RESILIENT'
ROOM
REDWOOD
REINFORCEMENT
ROUGH OPENING
RETAIN(ING), RETURN
RECT.
REINF.
RESIL.
REQ'D.
REFR./ R/F.
RET.
R.O.
RWD.
RM.
REG.
REF.
R.D.L.
RECPT.
PROJ.
PLYWD.
PLUMB.
R.D.
RAD.
R.A.
PT.
PR.
PNT.
PAIR
MOUNTEDMTD.
MULLION
NORTH
NATURAL
NUMBER
NOMINAL
NOT TO SCALE
OVER
OVERALL
OBSCURE
OFFICE
OPENING
OPPOSITE
PERIMETER
PLATE/PROPERTY LINE
PLASTER
NOT IN CONTRACT
NATURAL GRADE
OVERFLOW DRAIN
PLASTIC LAMINATE
OUTSIDE DIAMETER (DIMENSION)
O/.
P.LAM.
O.F.D.
PERIM.
OPNG.
O.D.
PLAS.
PL.
OPP.
OFF.
OBS.
O.A.
N.G.
N.I.C.
N.T.S.
NOM.
NO.
NAT.
N.
MUL.
MATERIAL
MAXIMUM
MECHANICAL
MEMBRANE
METAL
MAN HOLE
MINIMUM
MIRROR
MOSAIC
MEDICINE CABINET
MANUFACTURER
MISCELLANEOUS
MASONRY OPENING
MAX.
MEMB.
MECH.
M.O.
MISC.
MFR./MFGR.
M.C.
MOS.
MIR.
MIN.
M.H.
MET./MTL.
MAT.
TYPICALTYP.
UNIFORM BULIDING CODE
UNDERWRITER'S LABORATORY
UNLESS NOTED OTHERWISE
VENT THROUGH ROOF
WEST, WIDE, WIDTH
V.T.R.
WP.
W.I.
W.C.
W.H.
W.
WD.
W/.WITH
WOOD
WATER HEATER
WATER CLOSET
WROUGHT IRON
WATERPROOF
U.N.O.
U.L.
U.B.C.
VERT.
VENT.
UR.
UNF.
U.UNDER
UNFINISHED
URINAL
VENTILATING
VERTICAL
TOP OF PAVING
TOP OF STRUCTURE/SLAB
TONGUE AND GROOVE
TOP OF CURBT.C.
T.&G.
T.W.
T.O.S.
T.PL.
T.P.
TER.
TEMP.
TEL.
T.CL.
TRANS.
THK.THICK
TRANSFORMER
TIME CLOCK
TELEPHONE
TEMPERED
TERRAZZO
TOP OF PLATE
TOP OF WALL
T.TREAD
PAINT(ED)
P.O.C.
EQ.EQUAL / EQUIVALENT
FIELD VERIFYF.V.
(E.)EXISTING
NEW(N.)
VER.VERIFY
FACTORYFAC.
B.O.BY OWNER/BY OTHERS
GENERAL CONTRACTORG.C.
APPV'D.APPROVED
BEL.BELOW
ON CENTERO.C.
ABV.ABOVE
HDR.HEADER
SELECTEDSEL.
METAL BOLTM.B.
PARALLEL STRAND LAMINATEPSL.
ROOF RAFTERR.R.
/CEILING JOIST
FLOOR JOISTF.J.
SIMPSONSIMP.
T.S.TOP OF STEP
UNDERGROUNDU.G.
V.VERTICAL
W.W.M.WELDED WIRE MESH
EACH WAYE.W.
DECO.DECORATIVE
EXISTING GRADEE.G.
GRADE PLANEG.P.
61. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE
NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING.
62. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING
STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE.
63. CONSTRUCTION PERSONNEL SHALL BE CONFINED TO THE LIMITS OF THE CONSTRUCTION AREA. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED.
CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION.
64. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL
COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES.
65. CONTRACTOR SHALL PROVDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE
CAUSED BY INSUFFICIENT PROTECTION.
66. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS.
67. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO
PROCEED, SIGNED BY THE ARCHITECT & OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR.
68. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRCUTION ARE REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND
COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE
SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR IT'S
SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY. SPECIFIC SEQUENCES OR
METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED.
69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER'
ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPOR THE IMPOSED LOAD.
70. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE
MANUFACTURERS.
71. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES.
72. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE
MANUFACTURERS.
73. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL, LANDSCAPE, ARCHITECTURAL, MECHANICAL, PLUMBING
ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES, OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE
CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND
REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST.
74. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED ARES, CLEAN ALL FLOORING, MILLWORK, LIGHT FIXTURES, GLASS, ETC. AND UNCOVER AND VACUUM OUT
ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN.
NO. REVISION DATE
18
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.T-1.2
11/10/2017
17-501SUPPLEMENTAL NOTES &DOCUMENTSGUIDA RESIDENCE
GUIDA RESIDENCEJOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA92663AIC
501 VIA LIDO SOUDNEWPORT BEACH, CA 92663CAL GREEN - RESIDENTIAL MANDATORY MEASURES
RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 2
1
3
NO. REVISION DATE
19
20
48'
PROPERTY
LINE
2.5' TALL
WALL
0.5' TALL
WALL
POOL
DRIVEWAYAC PAVEMENT
PROPERTY
LINE
GM
CURB &
GUTTER
PROPERTY
LINE
PROPERTY
LINE
PEQ
GM
EXISTING
BUILDING
EXISTING
BUILDING
SCO
24"
TREE
24"
TREE
18"
TREE
6' TALL
WALL
6' TALL
WALL 24"
TREE
24"
TREE
24"
TREE
24"
TREE24"
TREE
24"
TREE
24"
TREE
24"
TREE
36"
TREE
8"
PALM
PC
PC PC PC
0.5'TALL
WALL
9.5'TALL
WALL
POOL
COVER
EASEMENT TO THE CITY
OF NEWPORT BEACH FOR
PUBLIC UTILITY PURPOSES
(13.34)
(13.32)
AC
(13.36)
AC
(13.50)
AC
(13.00)
EG
(12.95)
EG
(12.88)
EG
(12.78)
EG
(12.66)
FL
(12.81)
EG
(12.77)
(13.17)TC
(12.61)FL
(13.29)TC
(12.76)FL
(13.33)TC
(12.89)FL
(13.39)TC
(12.91)FL
(13.06)
FFG
(12.90)
FS
(13.33)
FS
(10.16)
NG
(39.65)
CHIMNEY TOP (13.07)FS(13.43)
FS
(13.22)
FS
(13.42)
FF
(10.49)
FS
(10.42)
FS
(10.45)
FF
(10.10)NG(13.35)
NG
(9.66)
FS
(9.63)
FS
(10.95)TW
(9.49)FS
(6.89)
NG
(6.95)
(11.34)
FS
(9.68)
FS
(9.63)
FS
(9.74)
FS
(10.42)
FS
(10.31)
FS
(10.79)
FF (10.41)
FS
(10.49)
FS
(10.50)
FS
(10.73)
FF
(9.26)
FS
(9.48)
FS
(9.47)
FS
(6.15)
NG
(6.86)
NG
(7.69)
NG
(9.06)
NG (13.12)
FS
(13.37)
FS
(12.93)
FS
(10.61)
FS
(37.35)
RIDGE
(10.42)
FS
(26.83)
CHIMNEY TOP
(10.19)
FS
(10.33)
FS
(10.78)
FF
(9.54)
NG
(10.36)
FS
(10.26)
FS
(10.18)
FS
(9.48)
FS
(9.49)
FS
(10.15)
NG
(13.30)
WM VIA LIDOSOUDN17°29'00"E 22.50'N72°31'00"W 69.99'N17°29'00"E 105.00'
N17°29'00"E 105.00'N72°31'00"W 69.99'[BASIS OF BEARINGS]℄N72°31'00"W 89.99'LOT 456
TRACT NO. 907
M.M. 28/25-36 LOT 457
UP
UP
T DW
DWTUP
T
TUP
T
TGREAT ROOMLOUNGE
KITCHEN
B. PANTRY
PANTRY
WINE
GAME ROOM
PWDR.
POOL BATH
DINING
PT #1
NEAR BY POINT - 13.28'
PT #2
NEAR BY POINT - 12.90'
PT #3
NEAR BY POINT - 9.63'
PT #4
NEAR BY POINT - 10.33'
GRADE PLANE CALC.
PT1 - 13.28
PT2 - 12.90
PT3 - 9.63
PT4 - 10.33
46.14 / 4 = 11.54 S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"R.Y.S.B.
4' - 0"
F.Y.S.B.
10' - 0"
PANTRY
PWDR.
POOL BATH
B. PANTRY
LOUNGE GREAT ROOM
GAME ROOM
2-CAR GARAGE
2-CAR GARAGE
FOYER
ELEV.
WINE
DINING
KITCHEN
VIA LIDO SOUDVIA KORON
DOCK
DECK
POOL
SPA
COVERED CABANA
BAR/BUFFET
EXT.
SHWR.
STORAGE EXT. STOR.
W. FEAT BY SEP. PERMIT
DN.
DN.
SIDE GATE TRASH AREA GATE
GATE
BBQ
UP
UP
TRELLIS ABOVE
10.40' T.O.S.13.90' T.O.S.
1
2
2
2
2
3
4
5
4
6
7
7
SLOPE PER CIVIL
SLOPE PER CIVIL
8
8
8
8
8
9
10
11
12
11
13
14
14
14
14
14
14
14
14
14
14
14
14
15
1616
16
15
FIRE PIT BY
SEP. PERMIT
17
18
19 N72° 31'00"W 69.99'N72°31'00"W 69.99'N17°29'00"E 105.00'
N17°29'00"E 105.00'
1' - 0"F.O.F.1' - 0 7/8"F.O.F.11 1/8"F.O.F.3' - 7 1/8"F.O.F.
4' - 0"
4' - 2"
F.O.F.
9' - 0"
9' - 0 1/2"
F.O.F.
11' - 0"
11' - 0 1/2"
F.O.F.
4' - 0"
4' - 2"F.O.F.4' - 0"4' - 2"F.O.F.6' - 4 1/2"6' - 6 1/2"F.O.F.4' - 0"4' - 0 1/2"F.O.F.6' - 0"6' - 0 1/2"F.O.F.4' - 0"4' - 2"F.O.F.6' - 0"6' - 0 1/2"F.O.F.
24' - 5 1/2"
24' - 6"
F.O.F.
13' - 0 5/8"
F.O.F.
24' - 5 1/2"
24' - 6"F.O.F.11' - 6"11' - 6 1/2"F.O.F.5' - 6"5' - 6 1/2"F.O.F.3' - 10 1/2"4' - 0 1/2"F.O.F.4' - 0"4' - 2"20 20
1' - 1 7/8"21' - 4 1/8"
P.L. TO STREET C.L.
22' - 6"P.L. TO STREET. C.L.20' - 0"16
PLANTEDPOOL EQUIP.PLANTED
BAJA
10.40' T.O.S.
8
15
12.10' T.W.15.40' T.G.
21 21 21 21 21 21
16
21
21
12.10' T.W.13.65' T.G.22 22 22
13.61' T.W.16.40' T.F.13.61' T.W.16.40' T.F.14.97' T.W.18.43' T.F.14.97' T.W.18.43' T.F.
10.40' T.O.S.
23
CLR.20' - 0"CLR.
22' - 9"CLR.21' - 0"CLR.
22' - 9"
24
24
ENCROACHMENT PERMIT
AGREEMENT IS REQ'D. FOR ANY WORK
PROPOSED IN THE PUBLIC R.O.W. ALL NON-
STANDARD IMPROVEMENTS SHALL COMPLY
WITH CITY COUNCIL POLICY L-6 AND L-18
ENCROACHMENT PERMIT
AGREEMENT IS REQ'D. FOR ANY WORK
PROPOSED IN THE PUBLIC R.O.W. ALL NON-
STANDARD IMPROVEMENTS SHALL COMPLY
WITH CITY COUNCIL POLICY L-6 AND L-18
PLANTED
PLANTED
11' - 0"
9
24
4
8 24
13.04'
13.04'
9.54 N.G.
9.54 N.G.
10.15 N.G.10.15 N.G.
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-0.0
11/10/2017
17-501ARCHITECTURAL SITE PLANGUIDA RESIDENCE
GUIDA RESIDENCEJOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA92663AIC
501 VIA LIDO SOUDNEWPORT BEACH, CA 92663JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-0.0
11/10/2017
17-501ARCHITECTURAL SITE PLANGUIDA RESIDENCE
GUIDA RESIDENCEJOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA92663AIC
501 VIA LIDO SOUDNEWPORT BEACH, CA 92663TRUE NORTH
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE
(F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" - CONTACT ARCHITECT IN WRITING
FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
PROJECT NORTH
LANDSCAPE NOTES:
1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W.
2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING
AREAS WITH REPECTIVE HEIGHTS AND MATERIALS.
NOTE:
SEE SHEET A-3.0 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.
1/8" = 1'-0"1 GRADE PLANE EXHIBIT
NO. REVISION DATENO. REVISION DATE
3/16" = 1'-0"2 ARCHITECTURAL SITE PLAN
KEYNOTE LEGEND
1 CENTERLINE OF STREET
2 PROPERTY LINE
3 FRONT YARD SETBACK
4 SIDE YARD SETBACK
5 REAR YARD SETBACK
6 GUTTER
7 NEW DRIVEWAY APPROACH & CURB CUT - REF. CIVIL DWGS.
8 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED
9 LINE OF BALCONY ABOVE
10 TRASH LOCATION - SCREEN FROM STREET AS NEEDED
11 (E.) GAS METER LOCATION
12 (E.) SEWER C.O. LOCATION
13 (E.) WATER METER LOCATION TO BE REMOVED (REF. SURVEY & CIVIL DWGS.)
14 (E.) ON-SITE TREE TO BE REMOVED
15 (N.) GATE - PER LANDSCAPE DESIGNER (MAX. 6' HT. ABOVE NATURAL GRADE)
16 (N.) ON-SITE TREE SPECIMEN - VERIFY SPECIES & LOC'N. W/. OWNER & LANDSCAPE ARCH.
17 (E.) EASEMENT TO THE C.N.B. FOR PUBLIC UTILITY PURPOSES
18 EXTERIOR SHOWER TO BE COLD WATER ONLY-CONNECT TO AREA DRAINAGE ONLY
19 (N.) CARRIAGE WALK, PERMEABLE SURFACE, COORD. W/. LAND. DESIGNER
20 MAIN SERVICE PANEL, 600 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)
21 (E.) STREET TREE TO REMAIN - PROTECT IN PLACE
22 (E.) PROPERTY LINE WALL TO REMAIN
23 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS
24 LINE OF ROOF ABOVE
21
22
23
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-1.0
11/10/2017
17-5013-DIMENSIONAL VIEWSGUIDA RESIDENCE
GUIDA RESIDENCEJOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA92663AIC
501 VIA LIDO SOUDNEWPORT BEACH, CA 92663NO. REVISION DATE
1 AXONOMETRIC - SOUTH 2 AXONOMETRIC - WEST
3 AXONOMETRIC - EAST 4 AXONOMETRIC - NORTH
24
UP
UP
T DW
DWTT
TEXT. FIRE RATED PARTITION REF. DTL. 5/AD-1
WALL - 2 x 6 STUDS @ 16" O.C.
WALL - 2 x 4 STUDS @ 16" O.C.
WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C.
CONCRETE RETAINING WALL/ C.I.P. WALL
DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED
STUD @ 16" O.C.
WINDOW - REFERENCE SCHEDULE
DOOR - REFERENCE SCHEDULE
CABINET - BUILT IN CASEWORK
COLUMN - WOOD, STEEL, REF. STRUCTURAL DWGS.
FURNITURE - FOR PRESENTATION PURPOSES ONLY
FIREPLACE - PREFAB GAS-ONLY APPLIANCE
PLUMBING FIXTURE - SINK (AS SELECTED)
PLUMBING FIXTURE - TOILET (AS SELECTED)
PLAN LEGEND
LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS
FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1
FIRE RATED PARTITION REF. DTL. 7/AD-1
1.PROVIDE WHOLE BUILDING MECHANICAL
VENTILATION PER ASHRAE STANDARD 62.2-2013 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: 3,164 S.F.
(0.03)3,164 S.F.+ [7.5 CFM x OCC. (BED. +1)] =
94.92 CFM + (7.5 x 4) = 124.92 CFM REQ'D.
A-4.1
2
A-4.01
A-4.0
2
A-4.1 1 2' - 0"PANTRY
PWDR.
POOL BATH
B. PANTRY
LOUNGE GREAT ROOM
GAME ROOM CLR.20' - 0"CLR.21' - 0"CLR.21' - 0"15' - 4"4' - 6 1/2"22' - 6"22' - 0"7' - 6"24' - 4"
2' - 7 3/4"
4' - 3 5/8"3' - 9"3' - 6"3' - 6"3' - 9"3' - 8 3/8"6' - 9 1/4"8' - 6"6' - 8 3/4"3' - 0"4' - 6"4' - 10"14' - 8"4' - 10"
3' - 1 1/4"
4' - 6"
KITCHEN
2-CAR GARAGE
2-CAR GARAGE
FOYER
ELEV.
DINING
CLR.3' - 1"2' - 0 5/8"18' - 0"2' - 0 5/8"2' - 2 3/8"2' - 6 1/4"6"7' - 0"6"4' - 8 5/8"2' - 0 5/8"18' - 0"2' - 0 5/8"5' - 1 3/4"5' - 5 1/8"4' - 0"4' - 0"2' - 6"10.40' T.O.S.
13.90' T.O.S.6' - 0"2' - 4 1/2"7' - 6 3/4"6' - 6 3/4"4' - 6 3/4"5' - 8 1/2"8' - 6 3/4"4' - 8 1/2"8' - 1 1/2"6' - 1 1/4"14' - 4 1/4"S LID IN G D R S .S
LIDIN
G D
R
S.
1
1
5
6
2
3
4
5
13
9
16
9
1211 13
12
1514
R @ 0' - 7"6
R @ 0' - 7 1/4"16
10
16
1722
21
18
20 15
14
18.1
6
8
7
19
1' - 7 3/8"5' - 9 1/8"6' - 2 3/4"9' - 0 3/8"2' - 0 1/8"5' - 5 5/8"6' - 2 1/2"18' - 1 1/2"
1' - 2 5/8"10' - 4"10' - 4"22' - 1 1/4"17' - 5 3/8"22' - 1 1/4"4' - 2"61' - 7 7/8"4' - 2"NOTE: PROVIDE MIN. 5/8" TYPE - 'X' GYP. SHT'G.
TO INSIDE FACE OF ALL GARAGE WALLS
NOTE: PROVIDE MIN. 5/8" TYPE - 'X' GYP. SHT'G.
TO INSIDE FACE OF ALL GARAGE WALLS
4' - 0"TYP.
1' - 0"TYP.11"CLR.3' - 0 3/4"CLR.
20' - 4 1/8"
CLR.
20' - 4"
5' - 3 5/8"12' - 6"4' - 1"2' - 6 3/8"9' - 6"4' - 6 5/8"24' - 6"76' - 4"4' - 2"59' - 9 1/4"6' - 0 1/2"16' - 7"15' - 7 3/4"4' - 0"20' - 4 7/8"4' - 1 1/8"4' - 6 1/2"11' - 10"12' - 7 3/8"12' - 0"3' - 3 5/8"17' - 9 5/8"4' - 1"
20' - 4 7/8"9' - 5 1/8"12' - 5 5/8"4' - 1"
22' - 7 5/8"7' - 5 3/4"24' - 4"
46' - 4 5/8"54' - 5 3/8"4' - 2"7' - 4 1/2"4' - 10 1/2"
2' - 6 1/2"2' - 4"2' - 9 5/8"1' - 2"9' - 6"1' - 2"2' - 9 5/8"2' - 0"9 1/2"3' - 9"4' - 6"
2' - 6 1/2"2' - 4"
4' - 10 1/2"
7' - 10 7/8"3' - 7 1/2"R 7' - 10"1' - 10 1/2"10.40' T.O.S.
10.40' T.O.S.
22' - 10 1/4"
WINE
S.Y.S.B.4' - 0"F.Y.S.B.
4' - 0"S.Y.S.B.4' - 0"R.Y.S.B.
10' - 0"
11
2 3
4
4
5
6
5
6
6
6
6
2 73
8
8
8
3' - 6"
6' - 0"
BUILT-IN MAIL8"4' - 9 5/8"4' - 9 5/8"7' - 2 1/8"7' - 2 1/8"1' - 6 3/4"1' - 6 3/4"2 1/2"JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-2.0
11/10/2017
17-501FIRST FLOOR PLANGUIDA RESIDENCE
GUIDA RESIDENCEJOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA92663AIC
501 VIA LIDO SOUDNEWPORT BEACH, CA 92663STAIRWAY NOTE:
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE PER CRC R303.6
KEYNOTE LEGEND
1 MAIN SERVICE PANEL, 600 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)
2 FIREPLACE - PREFABRICATED, GAS ONLY, BOX INSERT 'DAVINCI CUSTOM FIREPLACES' ANSI Z21.50B-2014 / CSA
2.22B-2014 COMPLIANT [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS
SHALL BE LISTED AND INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS.
GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/.
THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.)
3 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED
ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005)
4 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS
5 LINE OF BALCONY ABOVE
6 LINE OF ROOF ABOVE
7 HEARTH, AS DIMENSIONED - HEARTH THICKNESS TO BE 2" MIN. (3/8" THK. IF FIRE BOX IS 8" HIGH MIN.)
8 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1)
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 WALL TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
1/4" = 1'-0"1 FIRST FLOOR PLAN
NO. REVISION DATE
TRUE NORTH PROJECT NORTH
25
WDA-4.1
2
A-4.01
A-4.0
2
A-4.1 1
11' - 9"W.I.C.
ELEV.W.I.C.
BEDROOM #3
LAUNDRY
BATH #3
W/C.
MASTER BATH
OFFICE
MASTER SUITE
ANGELINA'S
BEDROOM
W.I.C.
BATH #2
GUEST DEN
BEDROOM #4
BATH #4
W.I.C.2' - 7 5/8"2' - 7 5/8"CLR.3' - 11"STORAGE
9' - 4"6' - 5 7/8"6' - 2 3/4"5' - 3 7/8"W.I.C.
W.C.
SHWR.
3' - 10 1/2"5' - 0"5' - 0"4' - 0 1/8"4' - 0 1/8"25
19
18
20
22
24
37
46
53 54
51
48
49
23
36
17
50
28
27
29
32
50
38
40
35
44
33
23
24
33
34
38
39
52
25
36
26
35
31
47
34
43
42
49
45
41
48
46
21
32
31
42
41 40
43
44
45
47
3' - 6"4' - 2"61' - 7 7/8"4' - 2"6' - 0"15' - 10"18' - 0"15' - 10"6' - 0"3' - 0"3' - 0"3' - 4 7/8"9' - 0"2' - 1 5/8"1' - 3 1/2"4' - 11 7/8"4' - 0 1/8"4' - 0 1/8"4' - 11 7/8"1' - 3 3/8"2' - 1 5/8"9' - 0"3' - 5"3' - 0"3' - 0"47' - 4 1/2"53' - 5 1/2"4' - 2"
5' - 7 7/8"49' - 7"3' - 10 1/2"
6 1/8"5' - 1 3/4"6' - 8 1/2"1' - 9 1/2"1' - 6"1' - 10"6' - 11 1/2"4' - 0"8' - 6"5' - 10 1/2"7' - 2 5/8"1' - 3 5/8"3' - 10 3/4"
62 64 61 60 637' - 6 1/2"58' - 3 1/4"4' - 2"23' - 7 1/2"16' - 11 1/2"14' - 8 3/4"2' - 11 1/2"1' - 11 3/4"8' - 0"2' - 6"10 1/2"8' - 0"2' - 3 1/4"6 1/2"10' - 10 1/2"11' - 10 1/2"4"1' - 1 1/2"5' - 1 3/4"7' - 6"5' - 3 5/8"2' - 3 5/8"
21' - 4 1/2"4' - 8 5/8"1' - 0 1/2"8' - 0"1' - 0 1/2"2' - 1 7/8"16' - 11 1/2"R 7'
-
5"7' - 4 7/8"1' - 10 1/4"3' - 3 1/4"
12' - 6 3/8"
26' - 0"74' - 10"4' - 2"
21' - 0 1/4"29' - 6 1/4"20' - 5"3' - 10 1/2"
4' - 0 5/8"4' - 4"3' - 4"4' - 4"4' - 11 5/8"3' - 0 1/4"2' - 0"2' - 7 5/8"3' - 4 1/2"3' - 4 1/2"2' - 7 5/8"1' - 11 1/8"2' - 0 1/4"7' - 0 3/4"1' - 5 1/2"4' - 10 3/8"4' - 1 7/8"6' - 6 3/8"1' - 9 1/8"3' - 1 1/4"
STAIRS
(OPEN TO BELOW)9:129:12 9:1212:1212:1212:1212:12
6:126:126:12 6:12
6:126:12
1
2 3
4
5
23.48' T.O.S.
23.48' T.O.S.
6
7
R @ 0' - 7 1/4"16
4
8
4
9 10
11
129
10
13
MECH.
1' - 8"
CLR.
5' - 5"
DRIP
SHWR.
SEAT
SHWR.
SEAT
SHWR.
SEATBUILT-INSEATSHWR.
BOOKSHELVES
BOOKSHELVES
6' - 0"6' - 0"
DN.
14
15
9' - 6"
6' - 0"6' - 0"4' - 0"4' - 0"7' - 9 1/2"BUILT-IN
BUILT-IN
4' - 10 3/8"
2' - 6"
BARN DOOR 3' - 0"3' - 0"3' - 0"3' - 0"EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1
WALL - 2 x 6 STUDS @ 16" O.C.
WALL - 2 x 4 STUDS @ 16" O.C.
WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C.
CONCRETE RETAINING WALL/ C.I.P. WALL
DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED
STUD @ 16" O.C.
WINDOW - REFERENCE SCHEDULE
DOOR - REFERENCE SCHEDULE
CABINET - BUILT IN CASEWORK
COLUMN - WOOD, STEEL, REF. STRUCTURAL DWGS.
FURNITURE - FOR PRESENTATION PURPOSES ONLY
FIREPLACE - PREFAB GAS-ONLY APPLIANCE
PLUMBING FIXTURE - SINK (AS SELECTED)
PLUMBING FIXTURE - TOILET (AS SELECTED)
PLAN LEGEND
LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS
FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1
FIRE RATED PARTITION REF. DTL. 7/AD-1
1.PROVIDE WHOLE BUILDING MECHANICAL
VENTILATION PER ASHRAE STANDARD 62.2-2013 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: 3,164 S.F.
(0.03)3,164 S.F.+ [7.5 CFM x OCC. (BED. +1)] =
94.92 CFM + (7.5 x 4) = 124.92 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.A-2.1
11/10/2017
17-501SECOND FLOOR PLANGUIDA RESIDENCE
GUIDA RESIDENCEJOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA92663AIC
501 VIA LIDO SOUDNEWPORT BEACH, CA 92663 1/4" = 1'-0"1 SECOND FLOOR PLAN
NO. REVISION DATE
KEYNOTE LEGEND
1 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS
THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1
2 FIREPLACE - PREFABRICATED, GAS ONLY, BOX INSERT 'DAVINCI CUSTOM FIREPLACES' ANSI Z21.50B-2014
/ CSA 2.22B-2014 COMPLIANT [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR
COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R.
INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO
THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY
MEASURES.)
3 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED
ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005)
4 FURNISHINGS - AS SELECTED
5 INTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 2, 4, 9/AD-1
6 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR.
7
8 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER)
9 COUNTERTOP - AS SELECTED
10 BASE CABINET - BUILT-IN, FINISH AS SEL.
11 SHELF AND POLE - BUILT IN, FINISH AS SEL.
12 LAUNDRY SINK - AS SEL.
13 UPPER CABINET - BUILT-IN, FINISH AS SEL.
14 DECO. WOOD TRELLIS MEMBER 8X10, PAINT AS SEL., ARCH. TO APPV.
15 DECO. WOOD TRELLIS MEMBER 4X6, PAINT AS SEL., ARCH. TO APPV.
STAIRWAY NOTE:
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE PER CRC R303.6
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 WALL TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
TRUE NORTH PROJECT NORTH
26
WDROOF VENTILATION NOTES: (CRC R806)
1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED
DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH
SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW.
VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS
HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSION-RESISTANT WIRE
CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF
1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF
CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR.
2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE
VENTILATED. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF
THE FOLLOWING ARE MET; 1. IN CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED
ON THE WARM-IN-WINTER SIDE OF THE CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE
REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE
ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE
RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF TEH
REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR
ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION
MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED.
3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW
OF AIR. A MIN. OF A 1" SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHT'G.
AND AT THE LOCATION OF THE VENT.
4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G.'S INSTALLATION INSTRUCTIONS.
INSTALLATION OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF
SECTION R903. INSTALLATION OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE
REQ'TS. OF SECTION R703.1.
5. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OF THE TOP STORY AND THE
ROOF RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES (SPACES BETWEEN CEILINGS THAT
ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE
STRUCTURAL ROOF SHT'G. AT THE TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE
PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE MET: 1. THE UNVENTED ATTIC SPACE IS
COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO INTERIOR CLASS I VAPOR
RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY
OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD SHINGLES
OF SHAKES ARE USED, A MIN. 1/4" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE
ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16,
ANY AIR-IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III
VAPOR RETARDER COATING OR COVERING IN DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION
(SEE TITLE 24, PART 6, FIG. 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE
AIR PERMEABILITY OF THE INSULATION DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. (NO
INSULATION SHALL BE REQ'D. WHEN ROOF TILES, WOOD SHINGLES OR WOOD SHAKES, OR ANY OTHER
ROOFING SYSTEM USING BATTENS AND NO CONT. UNDERLAYMENT IS INSTALLED. A CONT. LAYER SHALL
BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT. LAYER WHICH HAS A PERM RATE OF
NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD.); 5.1. AIR-IMPERMEABLE INSULATION ONLY.
INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF
SHT'G. 5.2. AIR-PERMEABLE INSULATION ONLY. IN ADDITION TO THE AIR-PERMEABLE INSULATION
INSTALLED DIRECTLY BELOW THE STRUCTURAL SHT'G., RIDGE BOARD OR SHEET INSULATION W/. AN R-
VALUE OR R-4 SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHT'G. FOR
CONDENSATION CONTROL. 5.3. AIR-IMPERMEABLE AND AIR-PERMEABLE INSULATION. THE AIR-
IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE
STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. THE AIR-PERMEABLE INSULATION SHALL BE
INSTALLED DIRECTLY UNDER TH AIR-PERMEABLE INSULATION. 5.4. WHERE PREFORMED INSULATION
BOARD IS USED AS THE AIR0IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER
OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER.
2x ROOF RAFTER
(PER STRUCT.)
INTERIOR FINISH
(PER PLANS, WHERE
OCCURS)
INSULATION
(PER PLANS)
MIN. 2 LAYERS 15#
ROOF FELT O/. CAP
SHT.
1/2" CDX PLYWD. SHT'G.
MIN. (REF. STRUCT)
TILES MUST BE FASTENED TO THE SHEATHING W/. EITHER ONE
SCREW OR TWO NAILS PER TILE PER ICC REPORT.FASTENERS PER NOTE #3
LENGTH TO BE
DETERMINED BY
UNDERLAYMENT LAYER
12 SLOPE PER PLAN
(MIN. SLOPE- REF.
NOTE #4)
MONTEREY-SHAKE TILE NOTES:
1.
SOLID SHEATHING MUST BE NOT LESS THAN 7/16-INCH
ORIENTED STRAND BOARD OR 15/32-INCH WOOD STRUCTURAL
PANELS.
2.
SCREWS MUST BE MINIMUM NO. 8, FLAT HEADS, COARSE-
THREADED WOOD SCREWS, OF ZINC-PLATED STEEL COMPLYING
WITH ANSI/ASME B 18.6.1, W/. MIN. 0.120 INCH SHANK DIA., MIN.
0.341 INCH HEAD DIA., AND A LENGTH OF 2 1/2 INCHES.
3.
'BORAL ROOFING, LLC.' CLASS 'A' ROOFING ASS'Y. ICC# ESR-1017
NAILS MUST BE A MIN. NO. 11 GAGE AND HAVE MIN. 5/16-INCH-
DIAMETER HEADS.
MIN. CAP SHT. - REF.
NOTE #5 ABV.
EXPOSURE & OVERLAP PER
CBC TABLE 1507.8.6 & ICC
REPORT TABLES 1 & 1A
MONTEREY SHAKE TILES MUST BE INSTALLED ON A MIN. ROOF
SLOPE OF 4:12 WHEN INSTALLED W/. ONE LAYER OF
UNDERLAYMENT OR 3:12 WHEN INSTALLED OVER SOLID
SHEATHING W/. TWO LAYERS OF UNDERLAYMENT.
4.
5.FIRE CLASSIFICATION ASSEMBLY REF. ICC REPORT TABLE 2,
SYSTEM 1. ASSEMBLY REQUIRES: WOOD STRUCTURAL PANEL
SUBSTRATE, 1/4-INCH-THICK G-P GYPSUM CORP. "DENS-DECK"
COVERBOARD, ASTM D226, TYPE II (NO.30) UNDERLAYMENT, AND
THE MONTEREY SHAKE ROOF TILE.
MONTEREY 700
CONCRETE TILE REF.
MATERIAL SCHEDULE A-
4.
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.
A-4.1
2
A-4.01
A-4.0
2
A-4.1 1
12' - 10 1/2"MECH. DECK
111
2 27:127:125:12
5:12
7:127:125:12
5:12
5:12 6:126:126:121.75:126:12
6:12 6:126:126:121.75:125:12 5:12
6:126:125:12
5:12
6:126:126:126:126:126:125:125:12
3:123:125:125:12
6:126:125:12 5:126:126:123:123:125:12 5:12
6:12 6:12
6:126:12 7:127:12
7:127:12
VARIES
37.28'
37.28'
36.89'
37.18'
36.02'
35.84'
27.11'
37.18'
36.77'
37.28'
37.15'
37.15'
37.28'
37.28'
37.29'
35.32'
37.21'
37.29'
37.11'
37.15'
24.58'
26.63'
3' - 2"3' - 2"4' - 0"3' - 0"
BAL. BELOW
BAL. BELOW
CRICKET 3' - 6"56
55
5859
24.58'
3
3
3
3
3
5 3/4"3' - 8 1/4"
8 3/4"3' - 5 1/4"
8 3/4"7' - 3 3/4"
5 3/4"10' - 6 3/4"
8 3/4"7' - 3 3/4"
8 3/4"3' - 5 1/4"
5 3/4"3' - 8 1/4"
8 3/4"7' - 3 3/4"3' - 8 1/4"5 3/4"3' - 3 3/4"10 1/4"3' - 3 3/4"10 1/4"3' - 6 3/4"7 1/4"46' - 7 3/4"8 3/4"1' - 0 3/4"26' - 0 1/4"1' - 2 5/8"1' - 2 3/4"25' - 3 1/4"8 3/4"6' - 9 3/4"8 3/4"7' - 6 1/2"5' - 11 1/2"8 5/8"3' - 3 3/4"8 3/4"5' - 11 3/8"8 3/4"3' - 5 1/4"8 3/4"3' - 8 1/4"5 3/4"8 3/4"7' - 3 3/4"
4
4
4
4
4
5
6
7
6
7
6
7
6
7
6
7
67
8 9
98
89
4
5
6:12
6:12
6:12
6:12
10
11
3
37.18'
4
5
12
10
13
57
ROOF
DECK
ACCESS
1.PROVIDE WHOLE BUILDING MECHANICAL
VENTILATION PER ASHRAE STANDARD 62.2-2013 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: 3,164 S.F.
(0.03)3,164 S.F.+ [7.5 CFM x OCC. (BED. +1)] =
94.92 CFM + (7.5 x 4) = 124.92 CFM REQ'D.
2x ROOF
RAFTER (PER
STRUCT.)
INTERIOR FINISH
(PER PLANS,
WHERE OCCURS)
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-4.0,
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
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-3.0
11/10/2017
17-501ROOF PLANGUIDA RESIDENCE
GUIDA RESIDENCEJOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA92663AIC
501 VIA LIDO SOUDNEWPORT BEACH, CA 92663KEYNOTE LEGEND
1 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D.
(SOUND ATT. REQ'D. BY C.N.B.)
2 CUSTOM SKYLIGHT - RIDGE, FIXED CURB-MOUNTED, SIZE PER WDW. SCHEDULE, ARCH. TO APPV.
SHOP DWGS. - 'ACRALIGHT' (REF. DTL. 12/AD-1) ESR-2415
3 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED
4 NATURAL STONE-SLATE ROOFING - REF. MATERIAL SCHEDULE
5 COPPER METAL ROOFING - REF. MATERIAL SCHEDULE
6 COOPER GUTTER - SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH.
7 OUTLINE OF WALLS BELOW
8 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT
SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE
ROOF
9 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE
INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS
ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE
INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4)
10 DECO. WOOD TRELLIS MEMBER 4X6, PAINT AS SEL., ARCH. TO APPV.
11 DECO. WOOD TRELLIS MEMBER 6X8, PAINT AS SEL., ARCH. TO APPV.
12 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE
13 DECO. WOOD TRELLIS MEMBER 8X10, PAINT AS SEL., ARCH. TO APPV.
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
NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP.
U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA
A
1/4" = 1'-0"1 ROOF PLAN
NO. REVISION DATE
TRUE NORTH PROJECT NORTH
1 1/2" = 1'-0"5 METAL ROOFING DTL.
27
WINDOWS & DOORS:WOOD SHINGLE SIDING:AUTHORIZED DEALER (PRODUCTS LISTED BELOW)SUPPLIER: ASSOCIATED BUILDING SUPPLYADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626CONTACT: JOE YOUNANPHONE: 949-872-3319FAX: 206-666-2150EMAIL: JYOUNAN@ABSSOCAL.COMWEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COMALUMINUM CLAD WINDOWS & PATIO DOORSMANUFACTURER: JELD-WEN WINDOWS & DOORSPRODUCT: CUSTOM COLLECTIONADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601PHONE: 541-885-7412 OR 800-535-3936FAX: 541-884-3331WEB: WWW.JELD-WEN.COMMULTI SLIDE DOORS & STOREFRONTMANUFACTURER: WESTERN WINDOW SYSTEMSPRODUCT: SERIES 600 & STOREFRONT SYSTEMSADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040PHONE: 877.268.1300WEB: WWW.WESTERNWINDOWSYSTEMS.COMMANUFACTURER: TBDSPECIES: #1 WESTERN RED CEDARSIZE: 18" RE-BUTTED & RE-JOINED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 1/2" EXPOSURETREATMENT: PRE-STAINED W/. CABOT BLEACHING OIL (VERIFY W/. OWNER)APPLICATION: PER DETAIL 5/AD-1, NO EDGE BOARDS, MITERED 'SAWTOOTH' CORNERS 16" SHINGLES W/. 5.5" EXPOSEDGUTTERS:GARAGE DOORS:SUPPLIER:RANCH HOUSE DOORSWWW.RANCHHOUSEDOORS.COMSTYLE: CUSTOMMATERIAL: CUSTOM BUILT, WOOD & GLASSWATERPROOF DECK MEMBRANE:FLASHING & WEATHERSTRIPPING:MATERIAL: METAL -COPPERSHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.)COOL ROOFING:PRODUCT: BUILT-UP COOL ROOFING SYSTEMMFGR:DURO-LAST ROOFING, INC.525 MORLEY DRIVESAGINAW, MI 48601COLOR: WHITEAPPLICATION: TBDCODE:CLASS 'A' MIN. REQ'T. (ICC # ESR-1660)WEIGHT: N/A.TUFFLEX POLYMERS10880 POPLAR AVE.FONTANA, CAP: 909.349.2016WWW.TUFFLEXPOLYMERS.COMCODE: ICC # ESR-2505PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION.EXTERIOR BRICK VENEERPRODUCT: RECLAIMED BRICK SAWN VENEERCOLOR: LIME (WHITE) WASH OR STUCCO FOGAPPLICATION: MODULAR BRICK COURSE PER ELEVATIONS -REF. DTL 8/AD-1THICKNESS: 1" -1.5" NOMINALWEIGHT: <8.5 PSF.METAL ROOFING: ( CLASS 'A' )MANUFACTURER:CUSTOM-BILT METALS13940 MAGNOLIA AVE.CHINO, CA 91710P: 909.664.1500PRODUCT: COPPER METAL ROOFING, CB-150 (NON-REFLECTIVE)COLOR: TBDNOTES: USE CONTINUOUS 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL 1/A-4WEIGHT: APPX. 2 PSF.CODE: ICC # ESR-2048, CB-150SLATE ROOFING: ( CLASS 'A' )PRODUCT: SLATE, NATURAL STONECOLOR: DARK GRAY, TO BE APPPROED BY ARCH. & OWNERAPPPLICATION: CLOSED VALLEY W./ MITERED HIP CUTS, 16 GUAGE COPPER FLASHIN, STAGGERED COURSINGWEIGHT: APPRX. 12 PSF.CODE: CLASS 'A' ASSEMBLYWOOD PANELING SIDING:MGFR:JAMES HARDIE BUILDING PRODUCTS, INC.10901 ELM AVE.FONTANA, CA 92337P.909.356.6366PRODUCT: MDXCOLOR: WHITE ARCH. TO APPROVEAPPLICATION: SHIPLAP 8" PLANKCODE: ICC#ESR-2290FIRST FLOOR (T.O.S.)10.40'FIRST FLOOR (T.O.S.)10.40'MAX. RIDGE HEIGHT40.54'MAX. RIDGE HEIGHT40.54'SECOND FLOOR PLATE (TYP.)22.40'SECOND FLOOR PLATE (TYP.)22.40'SECOND FLOOR T.O.S.23.48'SECOND FLOOR T.O.S.23.48'ROOF PLATE (TYP.)32.65'ROOF PLATE (TYP.)32.65'GRADE PLANE11.54'GRADE PLANE11.54'MAX PITCH ROOF PER HOA37.28'MAX PITCH ROOF PER HOA37.28'1A-5.0UPPER FIRST FLOOR (T.O.S.)13.90'UPPER FIRST FLOOR (T.O.S.)13.90'PLPL3' - 6"8' - 6"1' - 1"9' - 7"8' - 8"29' - 0"AVERAGE TOP OF CURB13.28'AVERAGE TOP OF CURB13.28'FRONT ROOF PLATE (TYP.)32.15'FRONT ROOF PLATE (TYP.)32.15'3A-5.0511213191820222423172521123137.19'36.89'36.83'36.89'37.19'712127881122136:126:126:126:126:126:1224' - 0"9' - 2"24' - 0"29' - 0"3' - 6"8' - 6"1' - 1"8' - 8"9' - 2"ROOF WELL 881132MAX.1' - 0"MIN.2' - 0"MAX.1' - 0"MIN.2' - 0"MAX.1' - 0"MIN.2' - 0"8910HEAD HT.8' - 0"HEAD HT.7' - 0"HEAD HT.10' - 0"HEAD HT.7' - 0"HEAD HT.8' - 0"7:127:12111A-5.13A-3.04A-3.04A-3.03A-3.05AD-18AD-113HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.37.28'HT. CERT. REQ'D.HT. CERT. REQ'D.CNB. FLAT ROOF MAX.CNB. FLAT ROOF MAX.FIRST FLOOR (T.O.S.)10.40'FIRST FLOOR (T.O.S.)10.40'MAX. RIDGE HEIGHT40.54'MAX. RIDGE HEIGHT40.54'SECOND FLOOR PLATE (TYP.)22.40'SECOND FLOOR PLATE (TYP.)22.40'SECOND FLOOR T.O.S.23.48'SECOND FLOOR T.O.S.23.48'ROOF PLATE (TYP.)32.65'GRADE PLANE11.54'GRADE PLANE11.54'MAX PITCH ROOF PER HOA37.28'MAX PITCH ROOF PER HOA37.28'UPPER FIRST FLOOR (T.O.S.)13.90'AVERAGE TOP OF CURB13.28'AVERAGE TOP OF CURB13.28'2A-5.03A-5.1MASTER SUITE ROOF (TYP.)32.31'FRONT ROOF PLATE (TYP.)32.15'TOWER ROOF PLATE32.48'1' - 1"12' - 0"24' - 0"34422A-5.12"8' - 10"13' - 1"1' MAX.2' MAX.1' MAX.2' MAX.1211211456378536.77'37.19'36.89'37.21'36.41'37.28'37.28'9910105111247121271324.58'26.63'75:125:126:125:125:125:126:126:127:127:12ABV. F.F.42" MIN.ABV. F.F.42" MIN.P.L.P.L.61429' - 0"8' - 8"1' - 1"8' - 6"3' - 6"9' - 2"9' - 0"87ROOF WELL37.28'37.28'ROOF WELL4071417537363530292827266AD-16AD-13A-7.02A-7.07A-7.0A15HEAD HT.9' - 6"HEAD HT.9' - 6"HEAD HT.7' - 6"HEAD HT.8' - 0"HEAD HT.8' - 0"HEAD HT.7' - 6"HEAD HT.7' - 6"1216125AD-18AD-13A-3.04A-3.04A-3.0HEAD HT.7' - 9"HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.8AD-114AD-1A-3.03A-3.03EXT. STOR.CNB. FLAT ROOF MAX.CNB. FLAT ROOF MAX.JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-4.01/10/201817-501EXTERIOR ELEVATIONS &MATERIAL SCHEDULEGUIDA RESIDENCEGUIDA RESIDENCEJOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA92663CDP501 VIA LIDO SOUDNEWPORT BEACH, CA 92663KEYNOTE LEGEND1 WOOD SHINGLE SIDING PER DETAIL 5/AD-12 BRICK VENEER - REF. DTL. 8/AD-1 & MATERIAL SCHEDULE3 NATURAL STONE-SLATE ROOFING - REF. MATERIAL SCHEDULE4 COPPER METAL ROOFING - REF. MATERIAL SCHEDULE5 GABLE VENT - CUSTOM COPPER VENT, APPX. 2" SLATS PAINT TO MATCH EXT. - PROVIDE WIRE MESH PERATTIC VENT NOTE ON ATTIC SIDE6 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)7 COPPER GUTTER - SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH.8 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE#339 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOTBE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF10 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED ATTHE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELEDFOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR.INST. INSTRUCTIONS. CMC 802.4.2.4)11 DOWNSPOUT - COPPER - AS SEL. (ARCH. TO APPV.)12 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS)13 DECO. WD. PANELING - PAINT GRADE - COLOR AS SEL.14 DECO. WOOD TRELLIS MEMBER 4X6, PAINT AS SEL., ARCH. TO APPV.15 CURVED SLIDING DOOR SYSTEM, FIELD VERIFY RADIUS. ARCH. TO APPV. SHOP DWGS. PRIOR TOFABRICATION16 CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILEMATERIAL SCHEDULEANOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.1/4" = 1'-0"1FRONT ELEVATION - NORTH1/4" = 1'-0"2LEFT ELEVATION - EASTNO. REVISION DATENOTE: THE AIR CONDITIONING UNITS MUST NOT BE VISIBLE FROM THE STREET OR PUBLIC WALKWAY.28
FIRST FLOOR (T.O.S.)10.40'FIRST FLOOR (T.O.S.)10.40'MAX. RIDGE HEIGHT40.54'MAX. RIDGE HEIGHT40.54'SECOND FLOOR PLATE (TYP.)22.40'SECOND FLOOR PLATE (TYP.)22.40'SECOND FLOOR T.O.S.23.48'SECOND FLOOR T.O.S.23.48'GRADE PLANE11.54'GRADE PLANE11.54'MAX PITCH ROOF PER HOA37.28'MAX PITCH ROOF PER HOA37.28'1A-5.0PLPL24' - 0"12' - 0"1' - 1"13' - 1"8' - 10"2"24' - 0"12' - 0"1' - 1"13' - 1"8' - 10"2"AVERAGE TOP OF CURB13.28'AVERAGE TOP OF CURB13.28'MASTER SUITE ROOF (TYP.)32.31'MASTER SUITE ROOF (TYP.)32.31'TOWER ROOF PLATE32.48'TOWER ROOF PLATE32.48'3A-5.01' MAX.2' MAX.1' MAX.2' MAX.1' MAX.2' MAX.37.28'37.21'36.41'37.28'37.28'37.15'37.15'2396525245655112212218668924.58'26.63'97:127:126:126:126:126:129:127:127:12ABV. F.F.42" MIN.ABV. F.F.42" MIN.29' - 0"29' - 0"10111012POOLSPA9' - 0"9' - 0"44774376427539383433323119AD-17A-7.0A16HEAD HT.7' - 6"HEAD HT.9' - 6"HEAD HT.8' - 0"HEAD HT.7' - 6"HEAD HT.8' - 0"HEAD HT.9' - 6"52152114661A-5.1AD-121AD-1213A-3.04A-3.0CNB. FLAT ROOF MAX.CNB. FLAT ROOF MAX.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.FIRST FLOOR (T.O.S.)10.40'FIRST FLOOR (T.O.S.)10.40'MAX. RIDGE HEIGHT40.54'MAX. RIDGE HEIGHT40.54'SECOND FLOOR PLATE (TYP.)22.40'SECOND FLOOR PLATE (TYP.)22.40'SECOND FLOOR T.O.S.23.48'SECOND FLOOR T.O.S.23.48'ROOF PLATE (TYP.)32.65'ROOF PLATE (TYP.)32.65'GRADE PLANE11.54'GRADE PLANE11.54'MAX PITCH ROOF PER HOA37.28'MAX PITCH ROOF PER HOA37.28'UPPER FIRST FLOOR (T.O.S.)13.90'AVERAGE TOP OF CURB13.28'AVERAGE TOP OF CURB13.28'2A-5.03A-5.1MASTER SUITE ROOF (TYP.)32.31'FRONT ROOF PLATE (TYP.)32.15'TOWER ROOF PLATE32.48'2A-5.112314111156725:125:125:125:126:129:1229' - 0"24' - 0"29' - 0"36.89'37.19'37.11'37.28'37.21'PLPL24' - 0"12' - 0"1' - 1"13' - 1"8' - 10"2"2"9' - 0"9' - 2"3' - 6"8' - 6"1' - 1"8' - 8"6"9' - 2"37.28'MECH. WELL5545315145251504948471312111094681457844772A-7.07A-7.06AD-1137A-7.06414153A-7.0A16HEAD HT.8' - 6"HEAD HT.8' - 6"HEAD HT.9' - 6"HEAD HT.7' - 6"HEAD HT.7' - 6"HEAD HT.7' - 6"HEAD HT.7' - 6"HEAD HT.7' - 6"1712:1212:126:126:12158186156612:1212:123A-3.03A-3.04A-3.04A-3.0AD-1218AD-18AD-15AD-114AD-1CNB. FLAT ROOF MAX.CNB. FLAT ROOF MAX.8' - 4 1/2"HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.HT. CERT. REQ'D.JOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSThese documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.A-4.11/10/201817-501EXTERIOR ELEVATIONSGUIDA RESIDENCEGUIDA RESIDENCEJOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA92663CDP501 VIA LIDO SOUDNEWPORT BEACH, CA 926631/4" = 1'-0"1REAR ELEVATION - SOUTH1/4" = 1'-0"2RIGHT ELEVATION - WESTNO. REVISION DATEKEYNOTE LEGEND1 WOOD SHINGLE SIDING PER DETAIL 5/AD-12 DECO. WD. PANELING - PAINT GRADE - COLOR AS SEL.3 WOOD SIDING - REF. MATERIAL SCHEDULE A-64 BRICK VENEER - REF. DTL. 8/AD-1 & MATERIAL SCHEDULE5 COPPER METAL ROOFING - REF. MATERIAL SCHEDULE6 COPPER GUTTER - SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH.7 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVEPROFILE8 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS)9 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PERELECTRICAL NOTE #3310 DECO. WOOD TRELLIS MEMBER 4X6, PAINT AS SEL., ARCH. TO APPV.11 DECO. WOOD TRELLIS MEMBER 6X8, PAINT AS SEL., ARCH. TO APPV.12 DECO. WOOD TRELLIS MEMBER 8X10, PAINT AS SEL., ARCH. TO APPV.13 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOTBE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCHSHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEYSYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC802.4.2.4)14 GABLE VENT - CUSTOM COPPER VENT, APPX. 2" SLATS PAINT TO MATCH EXT. - PROVIDEWIRE MESH PER ATTIC VENT NOTE ON ATTIC SIDE15 DOWNSPOUT - COPPER - AS SEL. (ARCH. TO APPV.)16 CURVED SLIDING DOOR SYSTEM, FIELD VERIFY RADIUS. ARCH. TO APPV. SHOP DWGS.PRIOR TO FABRICATION17 CONCRETE STEPS ON GRADE - REF. CIVIL DWGS.18 CROWN MOULDING, SEAL AND PAINT AS SEL. - ARCH. TO APPV. PROFILENOTE: THE AIR CONDITIONING UNITS MUST NOT BE VISIBLE FROM THE STREET OR PUBLIC WALKWAY.29
UP112233445566AABBCCDDHSS4x4x3/8HSS4x4x3/8HSS4x4x3/8HSS4x4x3/8W/NAILERHSS4x4x3/8W/NAILER6x6HDU86x66x66x6HSS4x4x3/8HSS4x4x3/8HSS4x4x3/83.83.8EL PANELS6x6HDU88x8HDU86x66x6HDU86x66x66x66x6HDU56x6HDU86x6HDU56x6HDU86x6HDU56x6HDU5HSS4x4x3/8HSS4x4x3/8HSS4x4x3/86x6HDU8CL OF GB & HFX6x66x6HDU5CL OF GB & HFX1'-0"1'-0"GB-1GB-22'-0"6x66x6HSS4x4x1/2HSS4x4x1/2HSS4x4x1/2HSS4x4x1/26x66x66x61'-6"1'-6"BSD-2TYP ATGARAGEFFSD-2TYP ATRET WALLGB-2GB-31'-7"11"GB-41'-0"1'-0"GB-5GB-61'-0"1'-6"1'-3"1'-3"GB-7GB-7GB-76x636'37'6x6HDU837'6x6HDU86x6HDU892'92'92'92'102'102'82'82'82'82'6x66x6HDU56x6HDU56x6HDU5317'6.5'36x6HDU56x6HDU56.5'312'36x6HDU56x6HDU56x6HDU5GB-2GB-2GB-2POOL & SPA BY OTHERS UNDER SEPARATE PERMITASD-2TYPCAISSON 24"ØCAISSON 24"ØCAISSON 24"ØCAISSON 24"ØCAISSON 24"Ø5" THICK CONC SLAB ON GRADE OVER 2" SAND OVER 15 MIL VAPOR BARRIER THAT MEETS ASTM E 1745 CLASS A,B,C OVER 4" THICK BASE OF 1/2" OR LARGER CLEAN AGGREGATE AND A CONC MIX DESIGN WHICH WILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING W/#4@12" O.C. EACH WAY CENTERED AT SLAB W/WIRE TIES SPACED @ MAX 4'-0" O.C. AT GARAGE225'6x6HDU5215'6x6HDU5222'6x6HDU56x6HDU5221'6x6HDU5EA DIR12' MAXSAW CUT TYP AT GARAGENSD-2ATYP ATFIREPLACE64.5'65'2'112'112'11112'112'112'6x6GB-7KSD-2TYPDSD-2TYPSW-1V6x66x66x66x66x66x6ASD-2SIM ATNO WALLPSD-2TYP1'-6"1'-0"1'-0"1'-0"1'-0"1'-0"34'PLPL(N) CONC CAISSON FOR SEAWALL REINF UNDER SEPARATE PERMIT TYP(E) BUTTRESS WALL WHERE OCCURS TYP(E) CONC SEAWALL TO BE REINFORCED UNDER SEPARATE PERMIT6x6HDU5LEGENDINDICATES TYPE OF SHEARWALL WITH OPENINGS WITH MIN 4xPOST & 1 OR 2 HOLDOWNS AT EACH END & REQUIRED MINIMUM TOTAL LENGTH (Lt) & EFFECTIVE LENGTH (Le) PER .INDICATES TYPE OF SHEARWALL WITH MIN 4xPOST & 1 OR 2 HOLDOWNS AT EACH END AND REQUIRED MINIMUM LENGTH (L) PER .4ESD-0L=8'INDICATES SEISMIC STRAP TYPE AND LENGTH PER SCHEDULE .INDICATES STEP DOWN/SLAB DEPRESSION.FOUNDATION PLAN NOTES1. FOR DIMENSIONS NOT SHOWN, SEE ARCHITECTURAL DRAWINGS.2. FOR NOTES & INFORMATION NOT SHOWN ON THIS SHEET, SEE SHEET SD-0.3. FOR GENERAL NOTES, SCHEDULED & LEGENDS SEE SD-1 & SD-1A.4. FOR CAISSONS PLAN SEE S-1.1.5. FOR SECOND FLOOR FRAMING PLAN SEE S-2.6. FOR ROOF FRAMING, SEE SHEET S-3.7. FOR SHEARWALL ANCHOR BOLTS, SEE SCHEDULE B/SD0.8. FOR WOOD STUD WALL ASSEMBLY, SEE WALL ELEVATION C/SD2A.9. INSTALL STRAPS AT ALL WINDOWS AND DOORS CORNERS AT SHEARWALLS IN ACCORDANCE WITH DETAIL A/SD-2A, UNLESS LONGER STRAPS HAVE BEEN SPECIFIED ON PLAN. BSD-0BSD-0416' 10'37'PMA Consulting, Inc.Consulting Structural Engineers28161 Casitas Ct., Laguna Niguel, CA 92677Phone: (714) 717-7542E-Mail: P.Petrov@PMA-BG.comNo.C 66947REGISTEREDPROFESSIONALEN G I NEERPLAMENPETROV OEASTTFFILACVICLIINROASSIBOROV DRAWNJOB NO.SHEETDATEOFCHECKEDOWNER / APPLICANTPMA CONSULTING, INC.OWNERSHIP OF DOCUMENTSDRAWINGS AND SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE AND SHALL REMAIN THE PROPERTY OF THE ENGINEER WHETHER THE PROJECT FOR WHICH THEY ARE MADEIS EXECUTED OR NOT. THEY ARE NOT TO BE USED BY THE OWNER ON OTHER PROJECTS OR EXTENSIONS TO THIS PROJECT EXCEPT BY THE AGREEMENT IN WRITING AND WITHAPPROPRIATE COMPENSATION TO THE ENGINEER.10/23/2017 6:23:44 AMS-1FOUNDATION PLAN1981710/23/2017P.PETROVM.PETROVAGUIDA RESIDENCEJOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA 92663501 VIA LIDO SOUDNEWPORT BEACH, CA 9266310/23/2017NORTHSCALE: 1/4" = 1'-0"FOUNDATION PLANNO.REVISIONDATE30
31
N72°31'00"W 69.99'N17°29'00"E 105.00'N17°29'00"E 105.00'POOL & SPA UNDER SEPARATE PERMITFF (T.O.SLAB) = 10.40'(E) PLATFORM15'-1 1/4"15'-1 1/4" ±15'-1 1/4" ±15'-1 1/4" ±PROPERTY LINE(E) BLOCK WALL TO REMAIN UNCHANGED24'-5 1/2"4'-0"±4'-0" ±(N) BLDG UNDER SEPARATE PERMITPROPERTY LINE(N) CAST-IN-PLACE CONC CAP ATOP (E) SEAWALLVFOR SEAWALLELEVATION-69'-11 3/4"(E) BLOCK WALL TO REMAIN UNCHANGED(N) 24"Ø CONC CAISSON W/ (9)#8 VERT & #4 CLOSED TIES @ 6" O.C. TYP(N) 1"Ø DYWIDAG THREADED TIE-ROD, TYP (TOTAL OF 5)KSW-2TYP17'-6" ±(E) BUTTRESS WALL WHERE OCCURS TYP4'-9 1/2" ±4'-9 1/2" ±DATUM0' - 0"DATUM0' - 0"T.O. (N) CONC CAP10' - 4"T.O. (N) CONC CAP10' - 4"(N) CONC CAISSON BEYOND, TYP(N) TEMPERED GLASS GUARDRAIL(N) CAST-IN-PLACE CONC CAP(N) ANCHOR CONN, TYPPROPERTY LINE(E) DREDGE LINE/MUDLINEPROPERTY LINE(E) CONC SEAWALL TO REMAINKSW-2(E) SEAWALL, SEE SITE PLAN FOR LENGTH(E) PUBLIC BEACH(E) SEAWALL TO REMAIN & BE PROTECTEDNOTE: VERIFY ALL ELEVATIONSPMA Consulting, Inc.Consulting Structural Engineers28161 Casitas Ct., Laguna Niguel, CA 92677Phone: (714) 717-7542E-Mail: P.Petrov@PMA-BG.comNo.C 66947REGISTEREDPROFESSIONALEN G I NEERPLAMENPETROV OEASTTFFILACVICLIINROASSIBOROV DRAWNJOB NO.SHEETDATEOFCHECKEDOWNER / APPLICANT08/01/2017PMA CONSULTING, INC.OWNERSHIP OF DOCUMENTSDRAWINGS AND SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE AND SHALL REMAIN THE PROPERTY OF THE ENGINEER WHETHER THE PROJECT FOR WHICH THEY ARE MADEIS EXECUTED OR NOT. THEY ARE NOT TO BE USED BY THE OWNER ON OTHER PROJECTS OR EXTENSIONS TO THIS PROJECT EXCEPT BY THE AGREEMENT IN WRITING AND WITHAPPROPRIATE COMPENSATION TO THE ENGINEER.1/3/2018 7:48:11 PMSW-1SITE PLAN/CAISSONS LAYOUT1981701/03/2018P.PETROVM.PETROVA01/03/18JOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA 92663GUIDA RESIDENCE501 VIA LIDO SOUDNEWPORT BEACH, CA 92663 3/16" = 1'-0"SITE PLAN/CAISSONS LAYOUTQ 3/16" = 1'-0"SEAWALL ELEVATIONV501 VIA LIDO SOUDAPPLY DETAIL AT THE ENTIRE PERIMETER OF ANY EXCAVATED MATERIAL PILED UP AT THE PROJECT SITE IN COMPLIAQNCE WITH ITEM 6 UNDER "EROSION CONTROL NOTES" ON SHEET SW-0.PSW-2NORTHPRIOR TO POURING CONCRETE & AFTER TIE-BACKS INSTALLATION IS COMPLETEDSTEM WALL, CAISSONS & TIE-BACKSNO.REVISIONDATE32
33
*UPDWDW
PANTRYPWDR.POOL BATHB. PANTRYLOUNGEGREAT ROOMGAME ROOM2-CAR GARAGE2-CAR GARAGEFOYERSTAIRSELEV.S.R.S.UP21'-1"CLR.19'-11 1/8"
CLR.
20'-10 1/8"
CLR.R.F.DN.DN.WINETVF.P.POCEKTING DRS.STORAGEBUILT-INBUILT-IN
BENCHSTORAGEFULL HT. BUILT-IN.STORAGEISLAND TVF.P.C.C.SLIDING DRS.20'-10 1/8"
CLR.21'-1"CLR.DININGKITCHENTRASH(OPEN TO ABV.)ARTEAT-INGAME TABLENOOKMAILARTART TRASHARTWET BAR
14'-3"
CLR.SLIDING DRS.SLIDING DRS.2'-0 1/2"
GAS*******1660 Orange AvenueCosta Mesa, CA 92627www.mollywoodgardendesign.comP 949.548.1611F 949.548.8557501 Via Lido Soud
Newport Beach, CA 92663
GUIDA RESIDENCE
34
1660 Orange AvenueCosta Mesa, CA 92627www.mollywoodgardendesign.comP 949.548.1611F 949.548.8557501 Via Lido Soud
Newport Beach, CA 92663
GUIDA RESIDENCE
35
1660 Orange AvenueCosta Mesa, CA 92627www.mollywoodgardendesign.comP 949.548.1611F 949.548.8557501 Via Lido Soud
Newport Beach, CA 92663
GUIDA RESIDENCE
36
UPDWDW
PANTRYPWDR.POOL BATHB. PANTRYLOUNGEGREAT ROOMGAME ROOM2-CAR GARAGE2-CAR GARAGEFOYERSTAIRSELEV.S.R.S.UP21'-1"CLR.19'-11 1/8"
CLR.
20'-10 1/8"
CLR.R.F.DN.DN.WINETVF.P.POCEKTING DRS.STORAGEBUILT-INBUILT-IN
BENCHSTORAGEFULL HT. BUILT-IN.STORAGEISLAND TVF.P.C.C.SLIDING DRS.20'-10 1/8"
CLR.21'-1"CLR.DININGKITCHENTRASH(OPEN TO ABV.)ARTEAT-INGAME TABLENOOKMAILARTART TRASHARTWET BAR
14'-3"
CLR.SLIDING DRS.SLIDING DRS.2'-0 1/2"
GAS
1660 Orange AvenueCosta Mesa, CA 92627www.mollywoodgardendesign.comP 949.548.1611F 949.548.8557501 Via Lido Soud
Newport Beach, CA 92663
GUIDA RESIDENCE
37
UPDWDW
PANTRYPWDR.POOL BATHB. PANTRYLOUNGEGREAT ROOMGAME ROOM2-CAR GARAGE2-CAR GARAGEFOYERSTAIRSELEV.S.21'-1"CLR.19'-11 1/8"
CLR.
20'-10 1/8"
CLR.R.F.WINETVF.P.BUILT-INBUILT-IN ISLAND20'-10 1/8"
CLR.21'-1"CLR.DININGKITCHENTRASHEAT-INGAME TABLENOOKTRASHWET BAR
14'-3"
CLR.
2'-0 1/2"
GAS
1660 Orange AvenueCosta Mesa, CA 92627www.mollywoodgardendesign.comP 949.548.1611F 949.548.8557501 Via Lido Soud
Newport Beach, CA 92663
GUIDA RESIDENCE
38
T DW
DWTUP
T
TWD531 SF
2-CAR GARAGE
526 SF
2-CAR GARAGE
3016 SF
FIRST FLOOR
1152 SF
EXT. OPEN SPACE
101 SF
ENTRY
56 SF
EXT. SHWR.3' - 2 7/8"1' - 6"2' - 2 3/8"1' - 0"20' - 7 1/4"23' - 10"
22' - 6"35' - 0 3/4"23' - 5 3/8"22' - 7 5/8"
7' - 11 3/4"17' - 6"34' - 4 7/8"36' - 11 3/8"22' - 0"8' - 0"
R 7' - 10"
3' - 6 7/8"15' - 7 3/4"C
A B
D
E
F
G
H
I
J K L
M
N
O
P
Q
R
22' - 1 1/4"6"23' - 10"7' - 4 1/2"2' - 0"4' - 8 5/8"15' - 8 7/8"16' - 11 1/2"2' - 0"2' - 11 3/4"7' - 5 5/8"4' - 9 3/8"6' - 8 1/2"4' - 10 1/2"3' - 2 3/8"S
6"2' - 4 1/2"7' - 9 7/8"139 SF
CABANA
3767 SF
SECOND FLOOR
136 SF
BALC.
98 SF
MA. BAL.
25' - 0 3/4"16' - 4 1/4"8' - 2"3' - 10 1/2"23' - 7 1/2"22' - 0 3/4"26' - 9 3/4"15' - 9 7/8"21' - 0 1/4"29' - 6 1/4"20' - 5"3' - 10 1/2"12' - 2 7/8"22' - 4 7/8"17' - 5 7/8"18' - 0 3/8"6' - 0 1/2"20' - 6 1/2"6' - 3 1/4"A B
C
D
E
F G H I
J
K
L
M
20' - 4 3/4"
25' - 5"14' - 10"12' - 5 7/8"15' - 9 7/8"14' - 8 3/4"5' - 3"7' - 4 3/8"A1
D1 D2 D3
2' - 7 5/8"6' - 9 1/8"2' - 7 5/8"2' - 7 5/8"23' - 7 1/2"5' - 9 1/8"
7' - 7 7/8"13' - 1 3/8"1
2
603 SF
ROOF DECK
3779 SF
SLOPED ROOF
151 SF
CABANA 18' - 7 3/4"32' - 4 1/4"
5' - 3 7/8"23' - 10 1/2"3
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONSOWNER INFORMATION:PROJECT NAME
STATUS
These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.AP-1
11/10/2017
17-501BUILDING AREA PLANSGUIDA RESIDENCE
GUIDA RESIDENCEJOHN & JULIE GUIDA501 VIA LIDO SOUDNEWPORT BEACH, CA92663AIC
501 VIA LIDO SOUDNEWPORT BEACH, CA 92663BUILDING AREA SCHEDULE
Name AREA COMMENTS
FIRST FLOOR 3016 SF
SECOND FLOOR 3767 SF
6783 SF
2-CAR GARAGE 531 SF
2-CAR GARAGE 526 SF
1057 SF
GRAND TOTAL 7840 SF
OUTDOOR AREA SCHEDULE
NAME AREA COMMENTS
EXT. OPEN SPACE 1152 SF PARTIALLY COVERED
ENTRY 101 SF PARTIALLY COVERED
EXT. SHWR.56 SF
CABANA 139 SF
GRAND TOTAL 1449 SF
LOT INFORMATION:
ZONED: R-1
SITE AREA: 8,640 S.F. BUILDABLE AREA:5,174 S.F.
TOTAL ALLOWABLE AREA: 1.5 x 5,174 S.F. = 7,761 S.F.
HOA TOTAL ALLOWABLE AREA: .5 x 8,640 S.F. = 4,320 S.F.
REQ'D. OPEN VOLUME = 5,174 x .15 = 776 S.F. (7'-6" HT. MIN.)
OPEN VOLUME PROVIDED = S.F.
FLOOR PLAN
A
B
C
D
E
14' - 8 3/4" X 5' - 3" =77.33
21' - 0 1/4" X 22' - 4 7/8"= 471
12' - 2 7/8" X 20' - 4 3/4"= 249.64
29' - 6 1/4" X 18' - 0 3/8"= 532.3
F
17' - 5 7/8" X 25' - 5"= 444.53
25' - 3/4" X 23' - 7 1/2"= 592.10
TOTAL: 3767 SF
NO. REVISION DATE
1/8" = 1'-0"1 FIRST FLOOR (T.O.S.)
ROOF AREA SCHEDULE
NAME AREA COMMENTS
ROOF DECK 603 SF FLAT ROOF
SLOPED ROOF 3779 SF
CABANA 151 SF
BALC.136 SF FLAT
MA. BAL.98 SF FLAT
GRAND TOTAL 4769 SF
1/8" = 1'-0"2 SECOND FLOOR T.O.S.
1/8" = 1'-0"3 ROOF PLAN
FLOOR PLAN
A
B
C
D
E
22' - 6" X 35' - 3/4" =788.91
3' - 6 1/8" X 15' - 7 3/4"= 54.92
(7' 9 7/8")2 X 3.125/2= 96.19
36' - 11 3/8" X 22' - 0"= 812.85
F
22' - 1 5/8" X 23' - 5 3/8"= 519.03
8' - 0" X 34' - 4 7/8"= 275.25
TOTAL: 4078 SF
G 16' - 4 1/4" X 22' - 0 3/4"= 360.81
H 26' - 9 3/4" X 8' - 2"= 218.97
I 15' - 10 1/2" X 3' - 10 1/2"= 61.31
J 14' - 10" X 6' - 0 1/2"= 89
K 20' - 5" X 20' - 6 1/2"= 419.39
L 15' - 10 1/2" X 3' - 10 1/2"= 61.52
M 6' - 3 1/4" X 12' - 5 7/8"= 78.32
G
H
I
J
K
23' - 10" X 20' - 7 1/4" =491.07
2' - 4 1/2" X 0' - 6"= 1.19
17' - 6" X 7' - 11 3/4"= 139.64
4' - 9 3/8" X 1' - 0"= 4.78
L
6' - 8 1/2" X 3' - 2 7/8"= 21.73
4' - 10 1/2" X 1' - 6"= 7.3
M
N
O
P
Q
16' - 11 1/2" X 15' - 8 7/8" =266.92
3' - 2 3/8" X 7' - 5 5/8"= 23.88
4' - 9 3/8" X 2' - 2 3/8"= 10.51
2' - 0" X 2' - 11 3/4"= 5.96
R
2' - 0" X 4' - 8 5/8"= 9.44
22' - 1 1/4" X 23' - 10"= 526.82
S 7' - 4 1/2" X 0' - 6"= 3.69
A1 (7' - 4 3/8") 2 X 3.125/2 =54.24
D1 2' - 7 5/8" X 2' - 7 5/8" x 1/2= 6.95 x.5= 3.48
D2 2' - 7 5/8" X 6' - 9 1/8"= 17.82
D3 2' - 7 5/8" X 2' - 7 5/8" x 1/2= 6.95 x.5= 3.48
1
2
3 18' - 7 3/4" X 32' - 4 1/4" =603.27
5' - 9 1/8" X 23' - 7 1/2"= 136.09
47 - 7 7/8" X 13' - 1 3/8"= 100.41
TOTAL: 839.77 SF
FLAT ROOF
METAL ROOF
OVERALL SLOPED ROOF SF: 5433
PROPOSED METAL ROOF SF: 442 SF
PERCENTAGE OF METAL: 8%
OPEN SPACE
CABANA
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