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Home My WebLink AboutPA2022-027_20220128_Plans_30x42DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: SHEET LISTCODE INFORMATIONSITE INFORMATIONPROJECT STATISTICSDEFERRED SUBMITTALSPROJECT DESCRIPTION VICINITY MAP SPECIAL INSPECTIONS SHORING & EXCAVATION AGENCIES & SERVICES PROJECT DIRECTORY 13 24 57 68 911 10 BRANDONARCHITECT STRUCTURAL ENGINEER INTERIOR DESIGNER ENERGY CONSULTANT BRANDON ARCHITECTS, INC. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 P: 714.454.4040 WWW.BRANDONARCHITECTS.COM OWNER CIVIL ENGINEER LANDSCAPE DESIGNER MEP CONSULTANT GENERAL CONTRACTOR GEOTECHNICAL ENGINEER SURVEYORARCHITECTS, INC.BRANDON ARCHITECTS 01.28.22 TITLE SHEETMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 T-1.0 MITCHELL RESIDENCE 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 TBD BRIAN JOWETT TOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 TBD EGA CONSULTANTS 375-C MONTE VISTA AVENUE COSTA MESA, CA 92627 P: 949.642.9309 APEX LAND SURVEYING INC. HUNTINGTON BEACH, CA 92646 P: 714.488.5006 E: APEXLSINC@GMAIL.COM PAUL HADEN C2 COLLABORATIVE 100 AVENIDA MIRAMAR SAN CLEMENTE, CA 92672 P: 949.366.6624 x701 TBD TBD TOM RUIZ, P.E. FORKERT ENGINEERING, INC. 22311 BROOKHURST ST., SUITE 203 HUNTINGTON BEACH, CA 92646 P: 714.963.6793 E: TOMR@FORKERTENGINEERING.COM TBD TBD LEGAL DESCRIPTION: LOT INFORMATION: ZONED: R-1 SINGLE-UNIT RESIDENTIAL SITE AREA:5,491 S.F. BUILDABLE AREA: 3,747 S.F. TOTAL ALLOWABLE AREA: 2 X 3,747 S.F. = 7,494 S.F. REQ'D. OPEN VOLUME = 3,747 S.F. X .15 = 562 S.F. (7'-6" HT. MIN.) TOTAL ALLOWABLE ROOF DECK = 450 S.F. EXISTING BUILDING INFORMATION: EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED ZONING INFORMATION: FRONT SETBACK: 10 FT. REAR SETBACK: 10 FT. LEFT SETBACK: 4 FT. RIGHT SETBACK: 4 FT. APN: 049-183-33 LOT 48, TRACT NO. 1014, CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA CODES:NBMC (NEWPORT BEACH MUNICIPAL CODE) 2019 CRC, 2019 CFC, 2019 CEC, 2019 CMC, 2019 CALGREEN, 2019 CAL. ENERGY CODE, 2019 CPC, AND 2018 ISPSC OCCUPANT LOAD 1 UNIT OCCUPANCY CLASSIFICATION R-3/U OCCUPANCY SEPARATION (GARAGE)1-HR. FLOOR & FLOOR-CEILING N/A. TYPE OF CONSTRUCTION VB -SPRINKLERED FIRE SPRINKLER YES HEIGHT 3 -LEVELS FLOOR AREA REF. 7/T-1.0 ALLOWABLE BLDG. AREA (PER CBC TBL. 503)N/A. DIG ALERT:1.800.227.2600 SOUTHERN CALIFORNIA EDISON:1.714.895.0246 SOUTHERN CALIFORNIA GAS:1.800.427.2000 CITY WATER & SEWER:1.949.644.3011 PACIFIC BELL TELEPHONE:1.800.750.2355 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.:1.949.644.3311 CITY OF NEWPORT BEACH PLANNING DEPT.: GENERAL INFOMATION:1.949.644.3200 ZONING INFORMATION:1.949.644.3204 CITY OF NEWPORT BEACH BUILDING DEPT.: GENERAL:1.949.644.3275 PERMITS:1.949.644.3288 INSPECTIONS:1.949.644.3255 NEWPORT BEACH FIRE DEPARTMENT:1.949.644.3106 ORANGE COUNTY HEALTH SERVICES:1.714.834.3882 1.A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 2.CONTRACTOR SHALL USE THE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TO EXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30-DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT: HTTP://WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395 1.REF. STRUCTURAL DRAWINGS FOR SPECIAL INSPECTIONS BY ENGINEER OF RECORD 2.HERS VERIFCATION REQUIRED, REF. ENERGY CALCULATIONS 1. LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE REVIEWS AND PERMITS (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. 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. 5. A NOTICE OF INTENT TO DEMOLISH SHALL BE SENT VIA CERTIFIED MAIL TO ADJACENT PROPERTY OWNER(S). SIGNED RETURNED RECEIPT MUST BE PROVIDED TO THE BUILDING DIVISION AT THE TIME OF PERMIT ISSUANCE. DEMOLITION MAY COMMENCE 30 DAYS AFTER THE DATE OF NOTIFICATION PER NEWPORT BEACH MUNICIPAL CODE SECTION 15.02.120. 6. PV SOLAR SYSTEM (MIN. 4.3KW DC) + 5 KWH BATTERY SYSTEM PER T-24 7. ELEVATOR NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY FOR REVIEW. C.N.B. NOTE: BRANDON ARCHITECTS, INC. 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 12.02.010) THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA IN THE AREA KNOWN AS BAYSHORES ON WAVERLY DRIVE. THE LOT IS ZONED AS R-1 AND INCLUDES AN EXISTING SINGLE FAMILY RESIDENCE AND GARAGE TO BE DEMOLISHED. THE CLIENT PROPOSES TO BUILD A NEW 3-STORY INCLUDING ROOF DECK SINGLE FAMILY RESIDENCE OF APPX. 5,342 S.F. INCLUDING AN ATTTACHED 3-CAR GARAGE OF APPX. 642 S.F. WOOD FRAMED WITH A SLAB ON GRADE FOUNDATION. THE PROJECT WITH BE OF A TRANSITIONAL DESIGN, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR SPACES INTEGRATED WITH A MODERN 'OPEN' LIVING PLAN AS WELL AS OUTDOOR PATIOS AND BALCONY. THE EXTERIOR WILL BE PRIMARILY BRICK, WOOD SIDING, AND STANDING SEAM METAL ROOFING. THE DESIGN CONSISTS OF A MASTER SUITE WITH EN-SUITE BATH AND WALK-IN-CLOSET, TWO (2) SECONDARY BEDROOMS WITH EN-SUITE BATHS, LAUNDRY, KITCHEN WITH PANTRY, DINING, GREAT ROOM, AND CASITA. SHEET INDEX T-1.0 TITLE SHEET T-1.1 ARCHITECTURAL GENERAL NOTES T-1.2 SUPPLEMENTAL DOC. & NOTES T-1.3 CALGREEN STANDARDS SUR TOPOGRAPHIC SURVEY C2 PRECISE GRADING PLAN C4 CONSTRUCTION POLLUTION PREVENTION PLAN (EROSION CONTROL PLAN) LC-1.01 CONSTRUCTION PLAN LP-1.01 PLANTING PLAN A-0.0 ARCHITECTURAL SITE PLAN A-0.1 SLAB EDGE PLAN A-0.2 AREA PLANS A-1.0 3D VIEWS A-2.0 FIRST LEVEL FLOOR PLAN A-2.1 SECOND LEVEL FLOOR PLAN A-2.2 ROOF DECK FLOOR PLAN A-2.3 FIRST LEVEL DIMENSION PLAN A-2.4 SECOND LEVEL DIMENSION PLAN A-2.5 ROOF DECK DIMENSION PLAN A-3.0 ROOF PLAN A-4.0 EXTERIOR ELEVATIONS A-4.1 EXTERIOR ELEVATIONS A-5.0 BUILDING SECTIONS NO. REVISION DATE BUILDING AREA SCHEDULE (HOA) LIVING FIRST FLOOR LIVING 2247 SF SECOND FLOOR LIVING 2032 SF 4279 SF GARAGE GARAGE 636 SF 636 SF GRAND TOTAL 4916 SF OUTDOOR AREA SCHEDULE COVERED ENTRY 106 SF FRONT PATIO 136 SF MASTER BALCONY 106 SF GRAND TOTAL 349 SF BUILDING AREA SCHEDULE (CITY) LIVING FIRST FLOOR LIVING 1997 SF SECOND FLOOR LIVING 2032 SF 4029 SF GARAGE GARAGE 636 SF 636 SF GRAND TOTAL 4665 SF TOTAL LIVING TOTAL GARAGE TOTAL LIVING TOTAL GARAGE ROOF AREA SCHEDULE SLOPED ROOF 2642 SF FLAT ROOF 320 SF GRAND TOTAL 2962 SF OPEN AREA SCHEDULE OPEN AREA 992 SF GRAND TOTAL 992 SF LANDSCAPE AREA SCHEDULE LANDSCAPE AREA 558 SF GRAND TOTAL 558 SF PA2022-027 DEFINITIONS: (AS USED IN THESE SPECIFICATIONS) OWNER SHALL MEAN: TOM AND KELLY MITCHELL ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., BRIAN JOWETT CONTRACTOR SHALL MEAN:LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT 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. ARCHITECTURAL GENERAL NOTES: 1. CODES/GENERAL PROVISIONS: ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL NOT BE LIMITED TO THOSE AS LISTED IN "CODE REVIEW" BOX. (T-1.0) ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING: -THE CALIFORNIA BUILDING CODES, 2019 EDITIONS, AND ALL APPLICABLE RELATED SPECIALTY CODES. -THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 7 OF THE CALIFORNIA CIVIL CODE (THE "RIGHT TO REPAIR ACT"). -THE CITY OF NEWPORT BEACH MUNICIPAL CODE INCLUDING ANY WORK TIME RESTRICTION AND ANY AMENDMENT TO CALIFORNIA BUILDING CODES. -THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS. 2. FEES: CONTRACTOR AND HIS SUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING PLAN CHECK FEE AND REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE. 3. CONTRACTOR'S SURVEY: CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS. 4. COORDINATION OF CONSTRUCTION: CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR AGREES TO BIND EVERY SUB- CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK. 5. CLEAN-UP: ALL SUBCONTRACTORS 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 SUBCONTRACTORS 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/HER 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 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 BROAD FORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION. 14. SCOPE OF DRAWINGS AND SPECIFICATIONS: THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS. IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICABLE TO OTHER TRADES. IN CASE OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL, AND THEY ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE ERRORS AND OMISSIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (E.G. SCHEMATIC ELECTRICAL PLANS). 15. DIMENSIONS ON DRAWINGS: FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS. DRAWINGS ARE NOT TO BE SCALED UNLESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR" IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (+/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90° OR 45° UNLESS NOTED OTHERWISE. 16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS: SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-2017; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL. ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING. CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA, THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTRUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED WORK IN THE CONSTRUCTION DOCUMENTS. ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED" BY ARCHITECT, ARE FOR VERIFICATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT REVIEW. SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH. 17. ERRORS AND OMISSIONS: ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY SET FORTH IN BOTH. 18. BARRICADES: CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES. 19. TEMPORARY BRACING: AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING, FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER. CONTRACTOR AND HIS SUBCONTRACTORS 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. 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, AND 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. (SEE CALGREEN NOTES FOR ADDITIONAL REQUIREMENTS OF OPERATION & MAINTENANCE MANUAL) 26. 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 HANDWRITTEN 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. 27. 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. 28. 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. 29. 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. 30. 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. 31. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED. CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION. 32. 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. 33. CONTRACTOR SHALL PROVIDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE CAUSED BY INSUFFICIENT PROTECTION. 34. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS. 35. 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. 36. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRUCTION IS 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 ITS SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY INTEGRITY. SPECIFIC SEQUENCES OR METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED. 69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER' ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPORT THE IMPOSED LOAD. 37. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE MANUFACTURERS AND REQUIRED BY CODE. 38. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES. 39. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE MANUFACTURERS. 40. 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. 41. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED AREAS, 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. WATERPROOFING AND DAMPPROOFING NOTES: R406.1 CONCRETE AND MASONRY FOUNDATION DAMPPROOFING EXCEPT WHERE REQUIRED BY SECTION R406.2 TO BE WATERPROOFED, FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE DAMPPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. MASONRY WALLS SHALL HAVE NOT LESS THAN 3/8-INCH (9.5 MM) PORTLAND CEMENT PARGING APPLIED TO THE EXTERIOR OF THE WALL. THE PARGING SHALL BE DAMPPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. BITUMINOUS COATING. 2. THREE POUNDS PER SQUARE YARD (1.63 KG/M2) OF ACRYLIC MODIFIED CEMENT. 3. ONE-EIGHTH-INCH (3.2 MM) COAT OF SURFACE-BONDING CEMENT COMPLYING WITH ASTM C887. 4. ANY MATERIAL PERMITTED FOR WATERPROOFING IN SECTION R406.2. 5. OTHER APPROVED METHODS OR MATERIALS. EXCEPTION:PARGING OF UNIT MASONRY WALLS IS NOT REQUIRED WHERE A MATERIAL IS APPROVED FOR DIRECT APPLICATION TO THE MASONRY.CONCRETE WALLS SHALL BE DAMPPROOFED BY APPLYING ANY ONE OF THE LISTED DAMPPROOFING MATERIALS OR ANY ONE OF THE WATERPROOFING MATERIALS LISTED IN SECTION R406.2 TO THE EXTERIOR OF THE WALL. R406.2 CONCRETE AND MASONRY FOUNDATION WATERPROOFING IN AREAS WHERE A HIGH WATER TABLE OR OTHER SEVERE SOIL-WATER CONDITIONS ARE KNOWN TO EXIST, EXTERIOR FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE WATERPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. WALLS SHALL BE WATERPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. TWO-PLY HOT-MOPPED FELTS. 2. FIFTY-FIVE-POUND (25 KG) ROLL ROOFING. 3. SIX-MIL (0.15 MM) POLYVINYL CHLORIDE. 4. SIX-MIL (0.15 MM) POLYETHYLENE. 5. FORTY-MIL (1 MM) POLYMER-MODIFIED ASPHALT. 6. SIXTY-MIL (1.5 MM) FLEXIBLE POLYMER CEMENT. 7. ONE-EIGHTH-INCH (3 MM) CEMENT-BASED, FIBER-REINFORCED, WATERPROOF COATING. 8. SIXTY-MIL (1.5 MM) SOLVENT-FREE LIQUID-APPLIED SYNTHETIC RUBBER. ALL JOINTS IN MEMBRANE WATERPROOFING SHALL BE LAPPED AND SEALED WITH AN ADHESIVE COMPATIBLE WITH THE MEMBRANE. EXCEPTION: ORGANIC-SOLVENT-BASED PRODUCTS SUCH AS HYDROCARBONS, CHLORINATED HYDROCARBONS, KETONES AND ESTERS SHALL NOT BE USED FOR ICF WALLS WITH EXPANDED POLYSTYRENE FORM MATERIAL. USE OF PLASTIC ROOFING CEMENTS, ACRYLIC COATINGS, LATEX COATINGS, MORTARS AND PARGINGS TO SEAL ICF WALLS IS PERMITTED. COLD-SETTING ASPHALT OR HOT ASPHALT SHALL CONFORM TO TYPE C OF ASTM D449. HOT ASPHALT SHALL BE APPLIED AT A TEMPERATURE OF LESS THAN 200°F (93°C). 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" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD DOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. DUCTS PENETRATION: DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MINIMUM NO. 26 GAGE (0.48 MM) SHEET STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE GARAGE (R302.5.2) STAIRWAY ILLUMINATION: 1.INTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE TO ILLUMINATE THE LANDINGS AND TREADS. THE LIGHT SOURCE SHALL BE CAPABLE OF ILLUMINATING TREADS AND LANDINGS TO LEVELS OF NOT LESS THAN 1 FOOT- CANDLE (11 LUX) AS MEASURED AT THE CENTER OF TREADS AND LANDINGS. THERE SHALL BE A WALL SWITCH AT EACH FLOOR LEVEL TO CONTROL THE LIGHT SOURCE WHERE THE STAIRWAY HAS SIX OR MORE RISERS. (R303.7) EXCEPTION:A SWITCH IS NOT REQUIRED WHERE REMOTE, CENTRAL OR AUTOMATIC CONTROL OF LIGHTING IS PROVIDED. 2.EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE TOP LANDING OF THE STAIRWAY. EXTERIOR STAIRWAYS PROVIDING ACCESS TO A BASEMENT FROM THE OUTDOOR GRADE LEVEL SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE BOTTOM LANDING OF THE STAIRWAY. (R303.8) GARAGE FLOOR: GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1) PLUMBING: 1. ALL FIXTURES AND FITTINGS SHALL COMPLY WITH THE MAX FLOW RATE SET BY CALGREEN (CALIFORNIA GREEN BUILDING STANDARD CODE) AND CALIFORNIA PLUMBING CODES. G.C. TO VERIFY PRIOR TO PURCHASE AND INSTALL OF ANY FIXTURE AND FITTING 2. MAX. TEMP. OF 120° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. IN COMPLIANCE W/. ASSE 1070/ASME A112.1070/CSA B125.70 @ SHOWERS & TUBS. 3. MAX. TEMP. OF 110° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. IN COMPLIANCE W/. ASSE 1070/ASME A112.1070/CSA B125.70 @ BIDETS. 4. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.5) 5. 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 408.6) 6. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13) 7. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. MATERIALS & FINISHES: 1. WALLS COVERINGS AND FLOOR OF SHOWERS AND BATHTUBS WITH A SHOWER HEAD SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL NONABSORBENT SURFACE, TO A HEIGHT OF NOT LESS THAN 72-INCHES ABOVE THE FLOOR. PROVIDE CEMENT BOARD, CEMENT PLASTER BACKING, OR TILE BACKBOARD FOR TILE FINISH. (CRC R307.2) 2. INSTALL MIN. 5/8" TYPE 'X' MOISTURE & MOLD RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS. FIREPLACES: 1. FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) 2. FACTORY BUILT WOOD BURNING FIREPLACES SHALL BE QUALIFIED AT THE U.S. EPA’S VOLUNTARY FIREPLACE PROGRAM PHASE 2 EMISSIONS LEVEL. (CRC 1004.1.1) 3. 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 FACTORY-BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1005.2 & CMC 802.5.1.1 & CMC 802.5.4.3) 4. HORIZONTAL OPENINGS ARE NOT ALLOWED, FOR EXHAUST VENTS, IN WALLS CLOSER THAN 3 FEET TO A PROPERTY LINE. (TABLES R302.1(1)&(2)). HORIZONTAL VENT CAPS SHALL BE 2 FEET CLEAR FROM PROPERTY LINES. 5. EXHAUST OPENINGS SHALL NOT BE DIRECTED ONTO WALKWAYS. (R303.5.2) 6. SOLID FUEL BURNING FIREPLACES (IF PERMISSIBLE): A. PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX OF A SOLID FUEL BURNING FIREPLACE. B. SOLID FUEL BURNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES. C. CHIMNEY SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. (CRC R1003.9) D. LIQUID FUELED FIREPLACES ARE NOT ALLOWED FOR INTERIOR USE. 7. ANY INSTALLED GAS FIREPLACE SHALL BE DIRECT VENT SEALED-COMBUSTION PER CAL GREEN SECTION 4.503. POOL: 1. PROVIDE AN ALARM FOR DOORS AND WINDOWS WITH SILL HEIGHTS LESS THAN 60-INCHES ABV.F.F. OF THE DWELLING THAT FORMS A PART OF THE POOL ENCLOSURE. THE ALARM SHALL BE LISTED AS A WATER HAZARD ENTRANCE ALARM IN ACCORDANCE WITH UL 2017. THE DEACTIVATION SWITCH SHALL BE AT LEAST 60" ABOVE THE FLOOR IF THE RESIDENCE IS NOT REQUIRED TO BE ACCESSIBLE. (CBC 3109 & ISPSC 305.4) 2. SUCTION OUTLETS SHALL BE DESIGNED AND INSTALLED WITH SUCTION ANTIENTRAPMENT GRATE IN ACCORDANCE WITH ANSI/APSP-16 PER CBC 3109 SECTION (B) OF 115928. SUCTION ENTRAPMENT AVOIDANCE FOR POOL AND SPA SHALL BE PROVIDED IN ACCORDANCE WITH APSP-7 PER ISPSC SECTION 310. 3. PROVIDE POWER SAFETY COVER IN COMPLIANCE WITH ASTM F1346-91 FOR POOL & SPA (CBC 3109 SECTION (3) OF 115922 & ISPSC 305). 4. POOL ENCLOSURE FENCE SHALL BE 60-INCHES MIN. ABV. FS/NG MEASURED ON THE SIDE THAT FACES AWAY FROM SWIMMING POOL W/. MAX VERTICAL CLEARANCE OF 2-INCHES BETWEEN FS/NG AND BOTTOM OF THE FENCE/BARRIER MEASURED ON THE SIDE OF FENCE THAT FACES AWAY FROM SWIMMING POOL. OPENING, GAP, AND VOID IN ENCLOSURE FENCE OR GATE SHALL NOT ALLOW THE PASSAGE OF 4-INCHES DIAMETER SPHERE OR LARGER. OUTSIDE SURFACE (FACING AWAY FROM SWIMMING POOL) OF THE POOL ENCLOSURE INCLUDING THE GATE TO BE FREE OF PROTRUSIONS, CAVITIES, OR OTHER PHYSICAL CHARACTERISTICS THAT WOULD SERVE AS HANDHOLDS OR FOOTHOLDS WHICH COULD ENABLE A CHILD FIVE YEARS OLD OR YOUNGER TO CLIMB OVER. (CBC 3109 & ISPSC 305) WOOD OR WOODBASED PRODUCTS NOTE: WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS: 1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION. 2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND. 3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER. 4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS. 5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER. 6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER. 7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS. WASHER & DRYER NOTE: AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. (CMC 504.4.2.1) DRYER VENT TERMINATION MUST BE 3-FEET FROM OPENINGS INTO THE BUILDING (DOORS AND OPERABLE WINDOWS), 10-FEET FROM FORCED AIR INLET, AND 3-FEET FROM PROPERTY LINE (NOT TO DISCHARGE ONTO A PUBLIC WALKWAY). (CMC 502.2.1) IF DRYER LOCATED IN A CLOSET PROVIDE A MIN. 100 SQ.IN. OPENING IN THE CLOSET DOOR. (CMC. 504.4.1) *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 &AND .ANGLE @ AT C.L. CENTERLINE ∅DIAMETER, ROUND .PERPENDICULAR # POUND OR NUMBER A.B.ANCHOR BOLT ABV. ABOVE A/C.AIR CONDITIONING A.C.ASPHALT CONCRETE ACOUS ACOUSTICAL A.D.AREA DRAIN ADH. ADHESIVE ADJ. ADJUSTABLE, ADJACENT AL.ALUMINUM ALT.ALTERNATE ANOD.ANODIZED A.P.ACCESS PANEL APPX. APPROXIMATE APPV'D. APPROVED ARCH.ARCHITECTURAL,ARCHITECT ASB. ASBESTOS ASSY. ASSEMBLY AUTO.AUTOMATIC B. BATHROOM BD. BOARD BEL. BELOW BET. BETWEEN BIT. BITUMINOUS BLDG.BUILDING BLK. BLOCK BLK'G.BLOCKING BM. BEAM B.O.BY OWNER, BY OTHERS BOT. BOTTOM BR. BEDROOM B.W. BACK OF WALL, BOTTOM OF WALL CAB. CABINET C.B.CATCH BASIN C.B.C. CALIFORNIA BUILDING CODE C.R.C. CALIFORNIA RESIDENTIAL CODE CEM.CEMENT C.G.CORNER GUARD CHAN.CHANNEL CHG.CHANGE C.I. CAST IRON C.J. CONTROL / CONSTRUCT./CEILING JOINT CLG. CEILING CLKG. CAULKING CLR. CLEAR, CLEARANCE CNTR.COUNTER CONC.CONCRETE COND.CONDITION CONST. CONSTRUCT, CONSTRUCTION CORR.CORRIDOR, CORROSIVE CTSK. COUNTER SINK, COUNTERSUNK CTR. CENTER DBL. DOUBLE DECO.DECORATIVE DEPT. DEPARTMENT DET. DETAIL D.F.DRINKING FOUNTAIN, DOUGLAS FIR DIA.DIAMETER DIAG. DIAGONAL DIM. DIMENSION DN. DOWN DR. DOOR D.S.DOWNSPOUT D.S.P. DRY STANDPIPE DWG. DRAWING(S) E. EXISTING, EAST, ENTRY, EACH E.J. EXPANSION JOINT ELEC. ELECTRIC, ELECTRICAL ELEV. ELEVATOR EMER.EMERGENCY ENCL. ENCLOSED, ENCLOSURE E.P.ELECTRICAL PANEL, END POINT EQ. EQUAL EQV. EQUIVALENT EQUIP.EQUIPMENT E.W. EACH WAY EXH. EXHAUST EXPO.EXPOSED EXT. EXTERIOR E.G.EXISTING GRADE F.FIXED F.A. FIRE ALARM FAC. FACTORY F.C.O. FLOOR CLEAN OUT F.D.FLOOR DRAIN FDN. FOUNDATION F.E. FIRE EXTINGUISHER F.E.C. FIRE EXTINGUISHER CABINET F.G.FINISH GRADE FIXT.FIXTURE F.J. FLOOR JOIST F.L. FLOW LINE FLASH. FLASHING FLR. FLOOR FLUOR. FLUORESCENT F.O.C. FACE OF CONCRETE/CURB F.O.F. FACE OF FINISH F.O.S. FACE OF STUD / STRUCTURE / SHEATHING F.O.M.FACE OF MASONRY FP. FIREPLACE F.S. FLOOR SINK, FINISH SURFACE FT.FOOT, FEET FTG. FOOTING FURR.FURRING FUT. FUTURE F.V. FIELD VERIFY GA. GAUGE GALV. GALVANIZED G.B.GRAB BAR, GRADE BEAM G.C.GENERAL CONTRACTOR GEN.GENERAL G.F.I.GROUND FAULT INTERRUPT G.I. GALVANIZED IRON G.L.B. GLU-LAM BEAM GND.GROUND GR. GRADE GYP. GYPSUM G.P.GRADE PLANE H./HT. HIGH, HEIGHT H.B.HOSE BIBB H.C.HOLLOW CORE HD. HARD, HEAD HDR.HEADER I.D. INTERIOR DESIGNER, INSIDE DIAMETER/DIMENSION IN.INCH INSUL.INSULATION INT.INTERIOR INV.INVERT/INVERTED JAN. JANITOR JT.JOINT JST.JOIST KIT. KITCHEN L.LOW, LINEN L.A. LANDSCAPED AREA LAB. LABORATORY LAM. LAMINATED LAV. LAVATORY LBS. POUNDS LFA.LOAD FROM ABOVE L.H. LEFT HAND LKR. LOCKER LT.LIGHT LUM. LUMINOUS, LUMENS MAINT. MAINTENANCE MAS.MASONRY MAT. MATERIAL MAX.MAXIMUM M.B.METAL BOLT M.C. MEDICINE CABINET MECH.MECHANICAL MEMB.MEMBRANE MTL. METAL MFGR.MANUFACTURER M.H. MANHOLE MIN. MINIMUM MIR. MIRROR MISC. MISCELLANEOUS M.O. MASONRY OPENING MT. MOUNTED MUL. MULLION N. NEW, NORTH NAT. NATURAL N.I.C.NOT IN CONTRACT, CONTACT N.G.NATURAL GRADE NO. NUMBER NOM.NOMINAL N.T.S. NOT TO SCALE O/.OVER O.A.OVERALL OBS. OBSCURE O.C.ON CENTER O.D.OUTSIDE DIAMETER, DIMENSION O.F.D. OVERFLOW DRAIN OFF. OFFICE OPNG.OPENING OPP. OPPOSITE PERIM. PERIMETER PL.PROPERTY LINE, PLATE P.LAM. PLASTIC LAMINATE PLAS. PLASTER PLUMB. PLUMBING PLYWD. PLYWOOD PNT. PAINT(ED) P.O.C. POINT OF CONTACT, CONNECTION PR. PAIR PROJ. PROJECTION PSL. PARALLEL STRAND LAMINATE PT. POINT R.A.RETURN AIR RAD. RADIUS R.D.ROOF DRAIN R.D.L. ROOF DRAIN LEADER RECPT. RECEPTACLE RECT. RECTANGLE, RECTANGULAR REF. REFERENCE REFR.REFRIGERATOR REG.REGULAR, REGISTER REINF. REINFORCE(D), REINFORCEMENT REQ'D. REQUIRED RESIL.RESILIENT RET. RETAIN(ING), RETURN RM. ROOM R.O.ROUGH OPENING R.R.ROOF RAFTER RWD. REDWOOD S. SOUTH S.A.SUPPLY AIR S.C.SOLID CORE S.C.D. SEAT COVER DISPENSER SCHED. SCHEDULE S.D.SUBDRAIN, SOAP DISPENSER SEC. SECTION SEL. SELECT(ED) SH. SHELF SHT. SHEET SHT'G.SHEATHING SIM.SIMILAR SIMP. SIMPSON S.J. SOFFIT JOIST S.S.STAINLESS STEEL S.SK.SERVICE SINK STA. STATION STD. STANDARD STL.STEEL STOR.STORAGE STRUCT. STRUCTURE, STRUCTURAL SUSP. SUSPEND(ED) SYM.SYMMETRICAL SYS. SYSTEM T.TREAD, TRASH T.C.TOP OF CURB T.CL. TIME CLOCK TEL.TELEPHONE TEMP.TEMPERED TER. TERRAZZO T & G TONGUE & GROOVE THK. THICK, THICKNESS T.P. TOP OF PAVING T.PL. TOP OF PLATE T.O.S. TOP OF STRUCTURE, SHEATHING, SLAB TRANS. TRANSFORMER T.S. TOP OF STEP T.W.TOP OF WALL TYP. TYPICAL U. UNDER U.B.C. UNIFORMBUILDING CODE U.G.UNDERGROUND U.L. UNDERWRITER'S LABORATORY UNF. UNFINISHED U.N.O.UNLESS NOTED OTHERWISE UR. URINAL V./VERT. VERTICAL VENT. VENTILATION, VENTILATING VER. VERIFY V.T.R. VENT THROUGH ROOF W. WEST, WIDTH, WASHER W/.WITH DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: BRANDON ARCHITECTS CONTRACT DOCUMENT NOTESAGENERAL NOTESBABBREVIATIONSC 01.28.22 ARCHITECTURAL GENERAL NOTESMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 T-1.1 TBD BRIAN JOWETT NO. REVISION DATE PA2022-027 DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: BRANDON ARCHITECTS 01.28.22 SUPPLEMENTAL DOC. & NOTESMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 T-1.2 TBD BRIAN JOWETT NO. REVISION DATE PA2022-027 DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: BRANDON ARCHITECTS 01.28.22 CALGREEN STANDARDSMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 T-1.3 TBD BRIAN JOWETT NO. REVISION DATE PA2022-027 N87°16'30"E 65.79'N19°17'32"W 111.95'N05°50'17"W 100.56'Δ=13°29'13" R=170.00' L=40.02' WAVERL Y D R I V E CL ALLEY LOT 48TRACT NO. 1014M.M. 33/31LOT 53TRACT NO. 1014M.M. 33/31LOT 49BASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINEOF WAVERLY DRIVE HAVING A BEARING OF N87°13'40"E PER CR 2012-3505.VICINITY MAPBENCHMARK INFORMATION2631 WAVERLY DRIVE NEWPORT BEACH, CA 92663 (APN: 049-183-33) TOPOGRAPHIC MAP 1 1TITLE REPORT/EASEMENT NOTES2631 WAVERLY DRIVENEWPORT BEACH, CA 92663(APN: 049-183-33)NO TITLE REPORT PROVIDEDLEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS:LOT 48 IN TRACT NO. 1014, IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AS PER MAPRECORDED IN BOOK 33, PAGE 31 OF MISCELLANEOUS MAPS INTHE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.LCEXISTING ELEVATIONLEGEND( )ACASPHALT PAVEMENTFOUND MONUMENTSEARCHED, FOUND NOTHING; SETNOTHINGFSFLFINISHED SURFACEFLOWLINEFFGFINISHED FLOOR GARAGECONCRETE SURFACET.B.M.TEMPORARY BENCHMARKSET ON TOP OF CURB ALONG WAVERLY DRIVE(TC)ELEVATION = 13.10 FEETHUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/22STATEOFCALI FOR N IA PAUL DOMINICKCRAFTExp. 12/31/22No. 8516PROFESSI ONALLANDSURVEYORFFFINISHED FLOORWATER METERWMEGEDGE OF GUTTERGAS METERGMCENTERLINETCTOP OF CURBGRAPHIC SCALESURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESBLOCK WALLBRICK SURFACENGNATURAL GROUNDBENCHMARK NO.: NB4-39-77DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISKSTAMPED "NB4-39-77", SET IN THE NORTHEAST CORNER OF A 4.3 FT. BY 4.8 FT.CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE SOUTHEAST CORNEROF THE INTERSECTION OF BAYSIDE DRIVE AND HARBOR ISLAND DRIVE, 64.6 FT.EASTERLY OF THE CENTERLINE OF HARBOR ISLAND DRIVE AND 38 FT.SOUTHERLY OF THE CENTERLINE OF BAYSIDE DRIVE. MONUMENT IS SET LEVELWITH THE SIDEWALK.ELEVATION: 10.859 FEET (NAVD88), YEAR LEVELED: 2011ACU AIR CONDITION UNITCATV CABLE TV BOXWOODEN FENCE (WDF)MAILBOXMBPAPLANTER AREASCO SEWER CLEANOUTIRRIGATION CONTROL VALVEICVTFTOP OF FENCETGTOP OF GRATETWTOP OF WALLPA2022-027 PA2022-027 PA2022-027 PA2022-027 RmPA2022-027 UP UP N87°16'30"E 111.34' (111.23' TR.1014)HELD 9.6' ON PL PROD.CR21010-2166L O T 4 8 T R A C T N O . 1 0 1 4 M .M . 3 3 /3 1 L O T 5 3 T R A C T N O . 1 0 1 4 M .M . 3 3 /3 1 L O T 4 9 WAVERLY DRIVEALLEYN87°16'30"E 65.79'N 1 9°1 7'3 2 "W 11 1 .95 ' N05°50'17"W 100.56' (1 3.15 )T C (1 2.50 )F L (1 3.11 )T C (1 2 .4 8)FL (1 3.10 )T C (12 .4 9)FL (1 3.11 )T C (1 2 .4 4)FL (13 .0 8)TC (1 2.44 )F L (14 .8 0)T W (1 3 .9 2 )N G (1 5 .0 4)TW (1 4.60 )NG (1 4.04 )T W (1 3.10 )N G (1 2.58 ) EG (1 2.55 ) E G (1 2 .5 4) E G (1 2.56 ) EG (1 3 .0 5) A C (1 2.93 ) A C (12 .8 6) A C (1 3 .9 1 ) NG (3 9.60 ) R I D GE (43 .9 3 ) CHI M N EY TO P (4 2 .00) C H IMNE Y T O P (3 7 .5 5) R ID G E (2 5.52 ) R ID GE (1 3 .6 3 ) NG (1 4 .7 3 ) F F (1 3.86 ) N G (1 3 .98 ) N G (3 7.36 ) R I D GE (1 3 .6 2) NG (3 7 .8 9) CHI MNE Y TO P (14 .6 5 ) FS (3 8 .7 4) CHI MNE Y TO P(1 4.12 ) F S (3 7 .6 0 ) R IDG E (1 3 .5 4 ) FS (1 3.87 ) F F G (13 .8 8) FFG (34 .2 5) R IDG E (3 6.71 ) C H IMNE Y T OP (14 .7 4) FF (1 4 .7 3 )T W (1 4 .5 0 )N G (20 .0 4 )TF (1 4.14 )N G (2 0.05 )T F (1 4 .0 7 )N G (1 4 .6 6)TW (1 4.23 )F S (1 4.42 ) FS (14 .3 6 ) F S (1 4.75 ) F F (1 4.02 ) FS (1 3.97 ) F S (1 3.92 ) F S (1 3.96 ) FS (14 .5 4 ) FS (1 3 .8 8 ) NG (1 3.09 ) FS (1 3 .1 0 ) FS(13 .2 7 ) F S (1 3 .2 2) F S (1 3 .1 7) F S (13 .7 4 ) F S (1 3 .6 8 ) F S (1 3.70 ) FS (14 .0 9 ) NG (1 4.16 ) FS (14 .2 2 ) F S (1 4.24 ) F S (1 4.3 3 ) FS (1 4.15 ) TS(1 4 .5 3 ) T S (1 4 .5 5) F S (1 3.35 ) N G (1 4 .6 7) F S (1 4 .7 1 ) FS (1 3 .7 7) NG (1 3.7 8 ) F S (1 3 .77 ) FS (1 3.70 ) FS (1 9.23 )T F (1 3 .3 9 )N G (1 4.04 ) NG (1 4 .1 4 ) N G (1 4.71 ) NG (13 .3 9 ) FS (1 2.94 ) F L (1 3 .0 8 ) F L (1 3.09 ) FL (12 .8 3 ) FL (1 2.87 ) FL (13 .1 0) F L (13 .4 7) F S (1 4 .7 0 ) FS (1 4 .6 1 ) F S(1 3.50 ) NG (1 3.59 ) FS (1 3 .5 2) F S (13 .5 7 ) F S (1 4 .15 ) FS (14 .1 1 ) FS (1 4.13 ) FS (1 4 .6 6) TS (1 3.97 ) N G (1 4 .1 0) FS (1 4.69 ) FS (1 3.26 ) F S (1 3.7 3 ) F S (1 3.58 ) N G (13 .9 5) N G (1 3 .7 6) NG (1 3 .5 1) NG (1 4 .1 0) N G (1 3.03 ) F L (12 .9 9) F L (1 3 .2 1 ) F S (13 .1 2 ) NG (1 9.85 )T F (13.34) NG(13.29) FS (1 3 .1 6) W M (14 .2 3) N G 9 .7 2 ' 10 .2 8' 9.77' 10.24' P R OP ERTY LI N E P R OP ERTY LI N E PRO PE R TY LINE P R OP ERT Y LI N E 4 0 " T R E E 6 " T R EE 8 " T R EE12" T R EE12" T R E E 1 2 " T R E E 1 2 " T R EE C U R B & GUT TE R EX IS T I NG BUI LD ING EXI S T ING BU I LDI N G EX IS T I NG BUI LD ING EXI STI N G BU I L D I N G TG G MTG S C O GM CATVA C P AV EMEN T M B GA T E GA T E I C V I C V I C V G A T E 8 " TR E E P A P A P A P A PA PA PA P A PA D IRT G A T E PA 5 ' TA L L WAL L 6' TA L L WDF 6 ' T ALL W DF 1' TA LL WA L L W/ 5 ' TA L L W D F ON T OP F OUND LE AG & T AG , I L L E GI BL E FO U ND LE AG & T AG , L S 43 8 4 F OUND LE AG & T AG , L S4 1 36 D I R T Δ=13°29'13"R=170.00'L=40.02'CLROOM TAGROOM NAME ? 1 10.00'SPOT ELEVATION KEYNOTE TAG REVISION TAG PROPERTY LINE TAG90 00' 00"20.00'N E FIREPIT -AS SELECTED TO BE LISTED AND APPROVED, VERIFY W/. OWNER –PROVIDE POWER AND GAS AS REQUIRED –INSTALL AND MAINTAIN CLEARANCES PER MFGR. AND SECTION 308 OF CFC RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANY A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER -SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW -MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2”DIA. PIPE & TYP. 3”DIA. PIPE) – SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB OVERFLOW DRAINLINE UP EXT. STAIRS -MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOM LANDING (R303.8) -REF. DTL. 3/AD-1 -VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS 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" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. GENERAL NOTE: SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. 4. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION, REPLACEMENT BUILDING OR ADDITIONS TO AN EXISTING BUILDING EXCEEDING 50% OF THE GROSS FLOOR AREA OF THE EXISTING BUILDING. (NBMC 12.32.015) 5. FIELD INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE REQUIREMENT PRIOR TO CONCRETE PLACEMENT. 6. EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. LANDSCAPE NOTES: 1. ENCROACHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANDSCAPE PLANS, FOR ALL HARDSCAPE & PLANTING AREAS WITH RESPECTIVE HEIGHTS AND MATERIALS. POOL: 1. PROVIDE AN ALARM FOR DOORS AND WINDOWS WITH SILL HEIGHTS LESS THAN 60-INCHES ABV.F.F. OF THE DWELLING THAT FORMS A PART OF THE POOL ENCLOSURE. THE ALARM SHALL BE LISTED AS A WATER HAZARD ENTRANCE ALARM IN ACCORDANCE WITH UL 2017. THE DEACTIVATION SWITCH SHALL BE AT LEAST 60" ABOVE THE FLOOR IF THE RESIDENCE IS NOT REQUIRED TO BE ACCESSIBLE. (CBC 3109 & ISPSC 305.4) 2. SUCTION OUTLETS SHALL BE DESIGNED AND INSTALLED WITH SUCTION ANTIENTRAPMENT GRATE IN ACCORDANCE WITH ANSI/APSP-16 PER CBC 3109 SECTION (B) OF 115928. SUCTION ENTRAPMENT AVOIDANCE FOR POOL AND SPA SHALL BE PROVIDED IN ACCORDANCE WITH APSP-7 PER ISPSC SECTION 310. 3. PROVIDE POWER SAFETY COVER IN COMPLIANCE WITH ASTM F1346-91 FOR POOL & SPA (CBC 3109 SECTION (3) OF 115922 & ISPSC 305). 4. POOL ENCLOSURE FENCE SHALL BE 60-INCHES MIN. ABV. FS/NG MEASURED ON THE SIDE THAT FACES AWAY FROM SWIMMING POOL W/. MAX VERTICAL CLEARANCE OF 2-INCHES BETWEEN FS/NG AND BOTTOM OF THE FENCE/BARRIER MEASURED ON THE SIDE OF FENCE THAT FACES AWAY FROM SWIMMING POOL. OPENING, GAP, AND VOID IN ENCLOSURE FENCE OR GATE SHALL NOT ALLOW THE PASSAGE OF 4-INCHES DIAMETER SPHERE OR LARGER. OUTSIDE SURFACE (FACING AWAY FROM SWIMMING POOL) OF THE POOL ENCLOSURE INCLUDING THE GATE TO BE FREE OF PROTRUSIONS, CAVITIES, OR OTHER PHYSICAL CHARACTERISTICS THAT WOULD SERVE AS HANDHOLDS OR FOOTHOLDS WHICH COULD ENABLE A CHILD FIVE YEARS OLD OR YOUNGER TO CLIMB OVER. (CBC 3109 & ISPSC 305) CASITA BATH 1 3-CAR GARAGE LAUNCH FORMAL DINING HALLWAY STAIR POWDER PANTRY KITCHEN CASUAL DINING FOYER GREAT ROOM SPA DECK COVERED PORCH 1 1 2 2 3 3 W.I.C. NEIGHBORING RESIDENCE NOT A PART NEIGHBORING RESIDENCE NOT A PART NEIGHBORING RESIDENCE NOT A PART WAVERLY DRIVE1 2 1 3 1 4 1 3 5 APN: 049-183-33 LOT 48 TRACT 1014 M.M. 33/31 PROJECT ZERO (FINISH FLOOR): 13.90' T.O.S.: 13.78' 13.90' F.F. 13.90' F.F.ALLEYHOA SECOND LEVEL S.B.5' - 0"F.Y.S.B. 10' - 0" TO STREET C.L. 20' - 0"S.Y.S.B.4' - 0"R.Y.S.B. 10' - 0"S.Y.S.B.4' - 0"TO B.O. CURB 9' - 2 5/8" SLOPE PER CIVILSLOPE PER CIVIL CLR.29' - 10 3/4"CLR. 20' - 3" CLR. 20' - 1 3/4" N05o50'14"W 100.56 Δ=13o29'13" R=170.00' L=40.02'N19o17'3 2 "W 1 1 1 .95'N87o16'30"E 65.79'6 7 8 9 9 10 11 12913 13 14 13 15 15 9 16 13 9 17 918 18 12 19 20 21 22 23 9 (UNDER SEPARATE PERMIT) 22 222120 19 24 25 26 27 28 29 24 30 26 F.O.F.10' - 11"10' - 11 1/2"F.O.F.9' - 7 3/8"9' - 9 3/8"10' - 11 1/2"F.O.F.10' - 11"F.O.F. 7' - 10 5/8" 7' - 11 1/8" 8' - 11 7/8" 10' - 0 7/8"4' - 2 3/4"F.O.F. 15' - 6 7/8" 15' - 8 7/8" F.O.F. 11' - 1 1/4" 11' - 3 1/4"24' - 9 3/4"F.O.F.24' - 7 3/4"F.O.F.42' - 2 3/4"42' - 4 3/4"29' - 4 3/4"23' - 10 1/4"5' - 4"4' - 1 5/8"5' - 8"4' - 7 1/8"10' - 11 1/2"4' - 11 3/4"5' - 0 3/4"5' - 11 1/2"F.O.F. 8' - 9 7/8" F.O.F. 9' - 10 7/8"F.O.F.4' - 0 3/4"4' - 2 3/4"F.O.F.4' - 2 1/4"4' - 2 3/4"F.O.F.4' - 0 3/4"F.O.F.26' - 4 5/8"26' - 6 5/8"F.O.F.29' - 2 3/4"F.O.F.23' - 8 1/4"9 31 PT 1: 13.57' FS PT 2: 13.29' FS INTERPOLATED PT 3: 13.70' FS PT 4: 14.14' NG GRADE PLANE DETERMINATION (CITY) PT. 1 13.57' PT. 2 13.29' PT. 3 13.70' PT. 4 14.14' 54.7' / 4 = 13.68' AVERAGE SLOPE (13.70' -13.29') / 92' -0 7/8" = .44% DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: SITE PLAN NOTESA ANNOTATION LEGENDB KEYNOTESC BRANDON ARCHITECTS 01.28.22 ARCHITECTURAL SITE PLANMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 A-0.0 TBD BRIAN JOWETT PROJECT NORTHTRUE NORTH 3/16" = 1'-0"1 ARCHITECTURAL SITE PLAN NO. REVISION DATE 1 PROPERTY LINE 2 FRONT YARD SETBACK 3 SIDE YARD SETBACK 4 REAR YARD SETBACK 5 FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED 6 RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36"" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 7 TRASH LOCATION - SCREEN FROM STREET AS NEEDED 8 EXTERIOR FIREPLACE - GAS ONLY APPLIANCE 9 PLANTED AREA - COORDINATE WITH LANDSCAPE DESIGNER 10 BUILT-IN BBQ ISLAND, MAX. HT. 60" - REF. LAND. DWGS. 11 OUTDOOR SHOWER - SHOWER PER LANDSCAPE DWGS. 12 (N.) WOOD DECK - REF. LAND. DWGS. 13 (N.) HARDSCAPE - STONE PAVERS (AS SELECTED), REF. LAND. DWGS. 14 PROVIDE POWER FOR POOL/SPA EQUIPMENT - G.C. TO VERIFY LOC'N., REF. LAND. DWGS. 15 (N.) HARDSCAPE - CONCRETE SIDE YARD, REF. LAND. DWGS. 16 (N.) DRIVEWAY PAVERS - REF. LAND. DWGS., SLOPE PER CIVIL 17 (E.) ROLLED-CURB - REPLACE AS REQ'D. PER C.N.B. STD. DETAIL 18 OPEN LAWN AREA - REF. LAND. DWGS. 19 (N.) PROPERTY LINE FENCE - METAL FENCE, PAINT TBD (MAX. 3' ABV. N.G.) REF. LANDS. DWGS. 20 (N.) PROPERTY LINE WALL - PLASTER FINISH TO MATCH (MAX. 6' ABV. N.G.) 21 (E.) PROPERTY LINE WALL - PROTECT IN PLACE 22 (N.) CMU LANDSCAPE WALL, REF. LANDSCAPE & CIVIL DWGS. 23 (N.) LANDSCAPE WALL, CMU PILASTER W/. STONE FINISH & PRE-CAST CONC. CAP, MAX. HT. 42", REF. CIVIL DWGS. 24 (E.) GRATE LOCATION - (REF. SURVEY & CIVIL DWGS.) 25 MAIL-BOX - VERIFY LOCATION W/. OWNER 26 (E.) IRRIGATION CONTROL VALVE - (REF. SURVEY & CIVIL DWGS.) 27 (E.) GAS METER LOCATION - (REF. SURVEY & CIVIL DWGS.) 28 (E.) CATV LOCATION - (REF. SURVEY & CIVIL DWGS.) 29 (E.) SEWER C.O. LOCATION - (REF. SURVEY & CIVIL DWGS.) 30 (E.) WATER METER LOCATION - (REF. SURVEY & CIVIL DWGS.) 31 (N.) CONCRETE STEPS ON GRADE - REF. CIVIL DWGS. 1/8" = 1'-0"2 GRADE PLANE EXHIBIT PA2022-027 ROOM TAGROOM NAME ? 1 10.00'SPOT ELEVATION KEYNOTE TAG REVISION TAG STRUCTURAL STEEL COLUMN -PER STRUCT., REF. STRUCT. DWGS. -PAINT AND SEAL AS REQUIRED -ARCH. TO APPV. PAINT COLOR FOR EXPOSED STEEL COLUMNS WALL FRAMING -REF. A-2.0 DIMENSION PLANS FOR SIZING AND DIMENSIONS CONCRETE WALL -12" REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRUCT. DWGS. -FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2. REF/ SOILS REPORT, WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 - EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL STRUCTURAL WOOD POST/COLUMN -PER STRUCT., REF. STRUCT. DWGS. -PAINT, STAIN AND SEAL AS REQUIRED -ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION -SEE STRUCT. DWGS. FOR THE RECESSION DETAILS -FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR -SHOWER RECESSION TO BE VERIFIED W/. I.D. VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW -MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2”DIA. PIPE & TYP. 3”DIA. PIPE) – SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB OVERFLOW DRAINLINE NOTE: GENERAL CONTRACTOR TO PROVIDE SHOP DRAWINGS CONSISTENT WITH THE CONSTRUCTION DOCUMENTS. GENERAL CONTRACTOR TO REVIEW AND APPROVE ALL FINAL SHOP DRAWINGS PRIOR TO FABRICATION & POURING. ARCHITECT & STRUCTURAL ENGINEER TO REVIEW SHOP DWGS. FOR DESIGN CONFORMITY TO THE CONSTRUCTION DOCUMENTS PRIOR TO FABRICATION & POURING. 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. WATERPROOFING AND DAMPPROOFING NOTES: R406.1 CONCRETE AND MASONRY FOUNDATION DAMPPROOFING EXCEPT WHERE REQUIRED BY SECTION R406.2 TO BE WATERPROOFED, FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE DAMPPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. MASONRY WALLS SHALL HAVE NOT LESS THAN 3/8-INCH (9.5 MM) PORTLAND CEMENT PARGING APPLIED TO THE EXTERIOR OF THE WALL. THE PARGING SHALL BE DAMPPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. BITUMINOUS COATING. 2. THREE POUNDS PER SQUARE YARD (1.63 KG/M2) OF ACRYLIC MODIFIED CEMENT. 3. ONE-EIGHTH-INCH (3.2 MM) COAT OF SURFACE-BONDING CEMENT COMPLYING WITH ASTM C887. 4. ANY MATERIAL PERMITTED FOR WATERPROOFING IN SECTION R406.2. 5. OTHER APPROVED METHODS OR MATERIALS. EXCEPTION:PARGING OF UNIT MASONRY WALLS IS NOT REQUIRED WHERE A MATERIAL IS APPROVED FOR DIRECT APPLICATION TO THE MASONRY.CONCRETE WALLS SHALL BE DAMPPROOFED BY APPLYING ANY ONE OF THE LISTED DAMPPROOFING MATERIALS OR ANY ONE OF THE WATERPROOFING MATERIALS LISTED IN SECTION R406.2 TO THE EXTERIOR OF THE WALL. R406.2 CONCRETE AND MASONRY FOUNDATION WATERPROOFING IN AREAS WHERE A HIGH WATER TABLE OR OTHER SEVERE SOIL-WATER CONDITIONS ARE KNOWN TO EXIST, EXTERIOR FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE WATERPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. WALLS SHALL BE WATERPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. TWO-PLY HOT-MOPPED FELTS. 2. FIFTY-FIVE-POUND (25 KG) ROLL ROOFING. 3. SIX-MIL (0.15 MM) POLYVINYL CHLORIDE. 4. SIX-MIL (0.15 MM) POLYETHYLENE. 5. FORTY-MIL (1 MM) POLYMER-MODIFIED ASPHALT. 6. SIXTY-MIL (1.5 MM) FLEXIBLE POLYMER CEMENT. 7. ONE-EIGHTH-INCH (3 MM) CEMENT-BASED, FIBER-REINFORCED, WATERPROOF COATING. 8. SIXTY-MIL (1.5 MM) SOLVENT-FREE LIQUID-APPLIED SYNTHETIC RUBBER. ALL JOINTS IN MEMBRANE WATERPROOFING SHALL BE LAPPED AND SEALED WITH AN ADHESIVE COMPATIBLE WITH THE MEMBRANE. EXCEPTION: ORGANIC-SOLVENT-BASED PRODUCTS SUCH AS HYDROCARBONS, CHLORINATED HYDROCARBONS, KETONES AND ESTERS SHALL NOT BE USED FOR ICF WALLS WITH EXPANDED POLYSTYRENE FORM MATERIAL. USE OF PLASTIC ROOFING CEMENTS, ACRYLIC COATINGS, LATEX COATINGS, MORTARS AND PARGINGS TO SEAL ICF WALLS IS PERMITTED. COLD-SETTING ASPHALT OR HOT ASPHALT SHALL CONFORM TO TYPE C OF ASTM D449. HOT ASPHALT SHALL BE APPLIED AT A TEMPERATURE OF LESS THAN 200°F (93°C). SLAB ON GRADE NOTE: PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/. CAPILLARY BREAK 1 1 2 2 3 3 20' - 10 1/4"53' - 10 3/4"18' - 6 3/8"16' - 6"1' - 7 3/8"1' - 2 1/4" 5' - 6 3/4"5' - 8"5' - 3 3/4" 5' - 9 1/4"17' - 5 1/8"19' - 3 3/8"7' - 10"6' - 8"7' - 10"4 5/8"2' - 8"4 5/8"3' - 0 1/8"4 5/8"5' - 10 3/4"4 5/8" 4 5/8"4' - 10 3/4"4 5/8"1' - 2"13' - 4 3/8"6' - 2 1/8"10' - 10 3/4"20' - 0 3/4"21' - 0 1/8"9' - 11 3/8"6"3' - 5 3/8"1' - 2"12' - 10 3/4"5' - 6 1/2"13' - 0"1' - 4 1/2"1' - 7 3/8"2' - 1 3/4"12' - 0"1' - 9 7/8"CURB 6"CURB6"1' - 4 3/4"8' - 0"1' - 6"CURB 6"6' - 4 5/8"1' - 5 7/8"17' - 0"1' - 7"CURB6"16' - 1 1/8"3' - 0"1' - 9 1/4" CASITA BATH 1 W.I.C. LAUNCH FORMAL DINING HALLWAY STAIR POWDER PANTRY KITCHEN CASUAL DINING FOYER GREAT ROOM 3-CAR GARAGE SLOPE PER CIVIL 13.90' F.F. 13.90' F.F. 3" SLAB DEPRESSION FOR SHOWER - VERIFY W/. G.C. & REF. STRUCT. DWGS. SLAB DEPRESSION FOR FIREPLACE - VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS. SLAB DEPRESSION FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS SLAB DEPRESSION FOR FIREPLACE - VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS. 6' - 11 1/8"10' - 6" SLAB DEPRESSION FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS 9 3/4"9 3/4" SLAB DEPRESSION FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS 1 DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: BRANDON ARCHITECTS ANNOTATION LEGENDB SLAB EDGE NOTESA KEYNOTE LEGENDC 01.28.22 SLAB EDGE PLANMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 A-0.1 TBD BRIAN JOWETT NO. REVISION DATE 1 RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36"" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 1/4" = 1'-0"1 SLAB EDGE PLAN PA2022-027 UP DNUP 395 SF 1 368 SF 10 251 SF HOA 1 221 SF 6 106 SF COVERED ENTRY 136 SF FRONT PATIO216 SF 3 103 SF 4 40 SF 5 198 SF 9 352 SF 8 624 SF 11 7 SF 7 12 SF 12 73 SF 13 25 SF 2 19' - 8"1' - 2 1/4"16' - 8 7/8"19' - 3 3/8"17' - 10 1/2"1' - 8 7/8"16' - 4 1/2"5' - 9 1/4"17' - 5 1/8"19' - 3 3/8"22' - 4 1/8" 6' - 8" 16' - 6 1/2" 5' - 8"1' - 2"13' - 4 3/8"6' - 7 5/8"10' - 5 1/4"20' - 0 3/4"15' - 5 3/4"7' - 1 1/4"11' - 0 5/8"21' - 0 1/8"13' - 0"19' - 0 3/4"34' - 10 7/8"741 SF 19 106 SF MASTER BALCONY 332 SF 20 9 SF 21 233 SF 16 19 SF 14 517 SF 17 156 SF 1827 SF 15 1' - 6"18' - 3 1/4"11' - 10"25' - 5 3/4"17' - 7" 5' - 8"1' - 6 1/2"19' - 1 1/4"1' - 5 7/8"19' - 7 3/8"11' - 11 1/8"25' - 5 3/4"17' - 5"17' - 2 1/8"8' - 7"30' - 1 3/4"12' - 7"7' - 4 1/2"17' - 8 3/4"29' - 1 3/4"275 SF 22 45 SF 23 300 SF 24 211 SF 25 114 SF 26 224 SF 27 66 SF 28 96 SF 29 387 SF 30 104 SF 31 314 SF 32 103 SF 33 650 SF 34 73 SF 35 17' - 5 1/2"12' - 10 1/4"5' - 0 1/2"12' - 11 5/8"19' - 11"22' - 6 1/2" 16' - 3"6' - 3 5/8"5' - 0 1/2"15' - 2 1/2"7' - 2 1/2"10' - 5 3/4"15' - 0 1/4"6' - 3 5/8"11' - 9"21' - 0 3/4"3' - 1 1/2"18' - 5 1/2" 21' - 0 3/4"3' - 1 1/2"18' - 5 1/2"4' - 5 5/8"16' - 3 5/8"35' - 2 7/8"14' - 10 3/4"13' - 0 3/4"4' - 11 1/4"32' - 10 3/4"115 SF A 62 SF B 36 SF C 451 SF D 258 SF E 72 SF F 6 SF L-A 1 SF L-B 1 SF L-C 11 SF L-D 16 SF L-E 154 SF L-F 101 SF L-G 67 SF L-H 165 SF H-A 101 SF L-J 59 SF L-K 2 SF L-I 40 SF L-L DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: BRANDON ARCHITECTS 01.28.22 AREA PLANSMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 A-0.2 TBD BRIAN JOWETT NO. REVISION DATE 1/8" = 1'-0"1 FIRST FLOOR AREA 1/8" = 1'-0"2 SECOND FLOOR AREA 1/8" = 1'-0"3 ROOF AREA FIRST FLOOR AREA (HOA) LIVING 4 103 SF 5 40 SF 6 221 SF 7 7 SF 8 352 SF 9 198 SF 10 368 SF 11 624 SF 12 12 SF 13 73 SF HOA 1 251 SF 2247 SF GARAGE 1 395 SF 2 25 SF 3 216 SF 636 SF GRAND TOTAL 2883 SF TOTAL TOTAL FIRST FLOOR AREA (CITY) LIVING 4 103 SF 5 40 SF 6 221 SF 7 7 SF 8 352 SF 9 198 SF 10 368 SF 11 624 SF 12 12 SF 13 73 SF 1997 SF GARAGE 1 395 SF 2 25 SF 3 216 SF 636 SF GRAND TOTAL 2633 SF TOTAL TOTAL SECOND FLOOR AREA LIVING 14 19 SF 15 27 SF 16 233 SF 17 517 SF 18 156 SF 19 741 SF 20 332 SF 21 9 SF GRAND TOTAL 2032 SF 1/8" = 1'-0"4 FIRST FLOOR OPEN AREA OPEN AREA A 115 SF B 62 SF C 36 SF D 451 SF E 258 SF F 72 SF GRAND TOTAL 992 SF 1/8" = 1'-0"5 LANDSCAPE AREA LANDSCAPE AREA L-A 6 SF L-B 1 SF L-C 1 SF L-D 11 SF L-E 16 SF L-F 154 SF L-G 101 SF L-H 67 SF L-I 2 SF L-J 101 SF L-K 59 SF L-L 40 SF GRAND TOTAL 558 SF FRONT YARD AREA HARDSCAPE AREA 165 SF LANDSCAPE AREA 168 SF GRAND TOTAL 334 SF 334 / 2 = 167 S.F. < 168 S.F. ROOF AREA SLOPED ROOF 24 300 SF 25 211 SF 26 114 SF 27 224 SF 28 66 SF 29 96 SF 30 387 SF 31 104 SF 32 314 SF 33 103 SF 34 650 SF 35 73 SF 2642 SF FLAT ROOF 22 275 SF 23 45 SF 320 SF GRAND TOTAL 2962 SF TOTAL SLOPED TOTAL FLAT PA2022-027 DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: BRANDON ARCHITECTS 01.28.22 3D VIEWSMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 A-1.0 TBD BRIAN JOWETT NO. REVISION DATE 1 AXONOMETRIC - NE 2 AXONOMETRIC - NW 3 AXONOMETRIC - SE 4 AXONOMETRIC - SW PA2022-027 UP A-4.1 A-4.0 A-4.02 A-4.1 2 1 1 1 A-5.0 1 A-5.0 GREAT ROOM FOYER CASUAL DINING KITCHEN FORMAL DINING LAUNCH HALLWAY POWDER PANTRY 3-CAR GARAGE CASITA BATH 1 STAIR W.I.C. 15 14 17 6 7 11 10 78 16 1514 17 12 16 20 12 6 13 9 19 4 8 10 9 11 1 1 S.Y.S.B.4' - 0"R.Y.S.B. 10' - 0"S.Y.S.B.4' - 0"CLR.29' - 10 3/4"CLR. 20' - 3" CLR. 20' - 1 3/4"TYP.11"CLR. 4' - 3 5/8" CLR. 4' - 2 5/8"CLR.4' - 0"R @ 0' -6 1/8"22 13.90' F.F. HOA SECOND LEVEL S .B.5' - 0" HOA 10' - 0" 12 1 3 1 4 1 3 5 6 7 8 9 10 11 12 13 13 13.90' F.F.4' - 2 3/4"14 2 A-5.0 2 A-5.0 5 4 5 4 2 3 2 3 15 16 17 17 18 5 SLOPE PER CIVIL ROOM TAGROOM NAME 1 A-5.0 1 1 ? 1 1 A-4.0 1 1 1 1 ELEVATION / SECTION INDICATOR AD-1.0 1 CALL-OUT TAG 10.00'SPOT ELEVATION KEYNOTE TAG REVISION TAG DOOR / WINDOW / WINDOW WALL TAG FIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.0 1-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.0 1-HR RATED EXT CONDITION -REF. DTLS. 7/AD-1.0 STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN -PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL DOORS -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC WINDOW -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC KITCHEN RANGE W/. EXHAUST HOOD -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC KITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. REFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIRED BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED TOILET -WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) –REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE CASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, BASE CABINET W/. COUNTERTOP -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER BUILT-IN CLOSET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) ELEVATOR -PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER –PROVIDE POWER AS REQ'D. (CRC 321.1) A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER -SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION FAU -PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION ROOF/DECK DRAIN -PER CHAPTER 11 OF CPC -SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC –ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF CPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER TABLE 1103.3 OF CPC –REF. DTL. 11/AD-1.0 UP 20R@7 1/2" STAIRS -MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) -REF. DTL. 3/AD-1 ELEVATOR -PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER –PROVIDE POWER AS REQUIRED (CRC R321.1) DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: KEYNOTESB ANNOTATION LEGENDA BRANDON ARCHITECTS 01.28.22 FIRST LEVEL FLOOR PLANMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 A-2.0 TBD BRIAN JOWETT 1/4" = 1'-0"1 FIRST LEVEL FLOOR PLAN 1 PROPERTY LINE 2 FRONT YARD SETBACK 3 SIDE YARD SETBACK 4 REAR YARD SETBACK 5 FIREPLACE - PREFABRICATED, GAS ONLY, 'DAVINCI - ISLAND' - ANSI Z21.50B-2014 [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.) 6 CUSTOM SHOWER SEAT PER I.D. 7 KITCHEN ISLAND - BASE CABINET, COUNTER, AND APPLIANCES PER I.D - VERIFY SIZE W/. I.D. & OWNER 8 KITCHEN SINK - AS SELECTED 9 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFG.) - VENT TO OUTDOOR AIR 10 RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36"" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 11 INTERIOR STAIR MOUNTED HANDRAIL - 34"-38" ABV. NOSING, REF. DTL. 4/AD-1 12 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 13 ENCLOSED USEABLE SPACE UNDER STAIRWAY USE 5/8"" TYPE 'X' GYP. BD. FINISH TYP. (1/2"" MIN.) (CRC R302.7) 14 SHOWER - PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) 15 TRASH LOCATION - SCREEN FROM STREET AS NEEDED 16 GARAGE DOOR - RATED, 1-3/8"" SOLID CORE, SELF-CLOSING AND SELF-LATCHING. REF. DOOR SCHEDULE 17 GARAGE DOOR - CUSTOM BUILT, REF. SCHED.- ARCH TO APPV. SHOP DWGS. PRIOR TO FAB. 18 EXIT DOORWAY NOT LESS THAN 3FT. WIDE AND 6 FT. 6 INCHES IN HEIGHT, AND W/. MIN. CLEAR WIDTH OF 32 INCHES. R311 NO. REVISION DATE PA2022-027 DNUP A-4.1 A-4.0 A-4.02 A-4.1 2 1 1 1 A-5.0 1 A-5.0 MASTER BATHROOM MASTER BEDROOM MASTER CLOSET LAUNDRY DEN BEDROOM 2 BATH 2 HALL W.I.C. BUNK ROOM BATH 3 W.C. 22 30 33 21 23 18 2425 35 33 29 28 22 27 32 27 26 23 20 2524 29 2628 21 19 34 32 31 30 31 36 36 35 34 S.Y.S.B.4' - 0"R.Y.S.B. 10' - 0"S.Y.S.B.4' - 0"HOA SECOND LEVEL S.B.5' - 0" F.Y.S.B. 1 0' - 0" 7:12 7:12 7:12 7:12 7:12 7:12TYP.11"TYP.4' - 11"TYP.4' - 0"TYP. 4' - 3 5/8" TYP. 4' - 3 5/8" R @ 0' -6 3/32"18 R @0' -6 1/8"22 25.11' F.F. 12 13 1 4 1 3 5 65 7 8 9 8 10 11 2% SLOPE MIN. 12 13 14 15 15 16 2 A-5.0 2 A-5.0 3' - 10 3/4"17 17 17 5 18 1920 19 20 19 19 3:12 21 6 6 ROOM TAGROOM NAME 1 A-5.0 1 1 ? 1 1 A-4.0 1 1 1 1 ELEVATION / SECTION INDICATOR AD-1.0 1 CALL-OUT TAG 10.00'SPOT ELEVATION KEYNOTE TAG REVISION TAG DOOR / WINDOW / WINDOW WALL TAG FIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.0 1-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.0 1-HR RATED EXT CONDITION -REF. DTLS. 7/AD-1.0 STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN -PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL DOORS -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC WINDOW -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC KITCHEN RANGE W/. EXHAUST HOOD -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC KITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. REFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIRED BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED TOILET -WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) –REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE CASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, BASE CABINET W/. COUNTERTOP -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER BUILT-IN CLOSET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) ELEVATOR -PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER –PROVIDE POWER AS REQ'D. (CRC 321.1) A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER -SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION FAU -PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION ROOF/DECK DRAIN -PER CHAPTER 11 OF CPC -SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC –ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF CPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER TABLE 1103.3 OF CPC –REF. DTL. 11/AD-1.0 UP 20R@7 1/2" STAIRS -MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) -REF. DTL. 3/AD-1 ELEVATOR -PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER –PROVIDE POWER AS REQUIRED (CRC R321.1) DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: KEYNOTESB ANNOTATION LEGENDA BRANDON ARCHITECTS 01.28.22 SECOND LEVEL FLOOR PLANMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 A-2.1 TBD BRIAN JOWETT 1/4" = 1'-0"1 SECOND LEVEL FLOOR PLAN 1 PROPERTY LINE 2 FRONT YARD SETBACK 3 SIDE YARD SETBACK 4 REAR YARD SETBACK 5 DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 6 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 7 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 8 CUSTOM SHOWER SEAT PER I.D. 9 BATHTUB & SHOWER - PROVIDE TILE W/. CEMENT BACKING MIN. 72"" HIGH (R307.2) 10 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 11 INTERIOR STAIR MOUNTED HANDRAIL - 34"-38" ABV. NOSING, REF. DTL. 4/AD-1 12 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 13 BELOW-WINDOW PLANTER BOXES 14 CHANNEL DRAIN - COPPER OR EQUIV., INSTALL PER MFGR. SPECS, SLOPED TO DRAINS & OVERFLOW DRAINS, REF. DTL. 6, 12 / AD-1.0 15 SHOWER - PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) 16 PROVIDE FLOOR DRAIN IN LAUNDRY ROOM 17 WINDOW TO MEET EGRESS REQUIREMENTS - REF. DOOR AND WINDOW NOTES #6, SHT. A-7.0 18 FIREPLACE - PREFABRICATED, GAS ONLY, 'DAVINCI - ISLAND' - ANSI Z21.50B-2014 [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.) 19 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 20 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 21 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 NO. REVISION DATE PA2022-027 A-4.1 A-4.0 A-4.02 A-4.1 2 1 1 1 A-5.0 1 A-5.0 1 1 2 2 3 3 37 46 R @ 0' -6 3/32"18 S.Y.S.B.4' - 0"R.Y.S.B. 10' - 0"S.Y.S.B.4' - 0"HOA SECOND L EVEL S.B.5' - 0 " F.Y.S.B. 10 ' - 0"TYP.11"CLR.4' - 7 1/2"CLR.4' - 11"CLR. 4' - 3 5/8" CLR. 4' - 3 5/8" DWN. 7:12 7:12 7:12 7:12 7:12 7:12 3:127:127:127:127:12 7:12 7:127:12 STAIRS LANDING ROOF DECK 34.25' F.F. OPEN TO BELOW 2% SLOPE MIN. 12 13 1 4 1 3 5 6 6 7 8 9 9 10 11 11 12 2 A-5.0 2 A-5.0 397:127:127:12 4:127:12 4.5:127:127:123:129 138 63 62 61 14 14 14 14 15 15 15 14 15 14 1514 14 3.5:12 ROOM TAGROOM NAME 1 A-5.0 1 1 ? 1 1 A-4.0 1 1 1 1 ELEVATION / SECTION INDICATOR AD-1.0 1 CALL-OUT TAG 10.00'SPOT ELEVATION KEYNOTE TAG REVISION TAG DOOR / WINDOW / WINDOW WALL TAG FIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.0 1-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.0 1-HR RATED EXT CONDITION -REF. DTLS. 7/AD-1.0 STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN -PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL DOORS -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC WINDOW -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC KITCHEN RANGE W/. EXHAUST HOOD -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC KITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. REFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIRED BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED TOILET -WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) –REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE CASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, BASE CABINET W/. COUNTERTOP -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER BUILT-IN CLOSET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) ELEVATOR -PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER –PROVIDE POWER AS REQ'D. (CRC 321.1) A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER -SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION FAU -PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION ROOF/DECK DRAIN -PER CHAPTER 11 OF CPC -SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC –ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF CPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER TABLE 1103.3 OF CPC –REF. DTL. 11/AD-1.0 UP 20R@7 1/2" STAIRS -MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) -REF. DTL. 3/AD-1 ELEVATOR -PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER –PROVIDE POWER AS REQUIRED (CRC R321.1) DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: KEYNOTESB ANNOTATION LEGENDA BRANDON ARCHITECTS 01.28.22 ROOF DECK FLOOR PLANMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 A-2.2 TBD BRIAN JOWETT NO. REVISION DATE 1/4" = 1'-0"1 ROOF DECK FLOOR PLAN 1 PROPERTY LINE 2 FRONT YARD SETBACK 3 SIDE YARD SETBACK 4 REAR YARD SETBACK 5 SKYLIGHT - SIZE AS DIM. - 'SKYCO' ICC #ESR-3837 OR EQUIV. (REF. DTLS.) 6 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 7 INTERIOR STAIR MOUNTED HANDRAIL - 34"-38" ABV. NOSING, REF. DTL. 4/AD-1 8 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATTENUATION REQ'D. PER SECTION 10.26.045 N.B.M.C. UNDER SEPARATE PERMIT & PLAN CHECK) 9 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 10 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 11 FLAT COOL ROOF, CLASS 'A' - COLOR AS SELECTED - TPO MEMBRANE - REF. MAT. SCHEDULE SHT. A-4.0 12 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 13 CHANNEL DRAIN - COPPER OR EQUIV., INSTALL PER MFGR. SPECS, SLOPED TO DRAINS & OVERFLOW DRAINS, REF. DTL. 6, 12 / AD-1.0 14 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 15 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 PA2022-027 UP 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" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD DOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. GARAGE FLOOR: GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1) PLUMBING: 1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.5) 2. 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 408.6) 3. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13) 4. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. WOOD OR WOODBASED PRODUCTS NOTE: WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS: 1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION. 2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND. 3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER. 4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS. 5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER. 6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER. 7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS. *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 ROOM TAGROOM NAME 1 1 1 1 10.00'SPOT ELEVATION REVISION TAG DOOR TAG WINDOW WALL TAG WINDOW TAG STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN -PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL KITCHEN RANGE W/. EXHAUST HOOD -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC KITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. TOILET -WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) –REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER -SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION FAU -PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANY ROOF/DECK DRAIN -PER CHAPTER 11 OF CPC -SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC –ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF CPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER TABLE 1103.3 OF CPC –REF. DTL. 11/AD-1.0 2X4 STUD WALL 2X6 STUD WALL 2X8 STUD WALL 2X10 STUD WALL EXT. POCKET DOOR WALL - TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL -12”REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRCUTC. DWGS. –FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 –EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION -SEE STRUCT. DWGS. FOR THE RECESSION DETAILS - FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR –SHOWER RECESSION TO BE VERIFIED W/. I.D. SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL DEPRESSIONS W/. MFGR. STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW -MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2”DIA. PIPE & TYP. 3”DIA. PIPE) – SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB OVERFLOW DRAINLINE A-4.1 A-4.0 A-4.02 A-4.1 2 1 1 1 A-5.0 1 A-5.0 1 1 2 2 3 3 2 A-5.0 2 A-5.0 3' - 6 7/8"7' - 11 1/8"81' - 4 3/8"11' - 3 1/4"4' - 9" 16' - 6 1/2"5' - 9 1/4"17' - 5 1/8"19' - 3 3/8"22' - 4 1/8" 3' - 2 1/8"2' - 4 3/4"5' - 8"2' - 4 3/4"2' - 11 1/8" 5' - 9 1/4"3' - 2 1/4"2' - 6 1/4"1' - 2 5/8"10' - 6" 11 1/2"2' - 10" 5 1/4" 1' - 4 5/8"8' - 8 7/8"1' - 11 1/8"3' - 2 7/8"16' - 0 1/2"1' - 8"14' - 7 3/4"1' - 6 3/4"1' - 11 3/4"1' - 8 1/8"9 3/4" 4' - 3 1/4"3' - 6 7/8"6' - 8"3' - 6 7/8"4' - 3 1/4"10' - 11 1/2"50' - 6"4' - 2 3/4"13' - 4 3/8"17' - 0 7/8"20' - 0 3/4"4' - 9 3/8"2' - 0"2' - 0"4' - 4 5/8"2 1/2"3' - 9 1/8"2' - 5 1/8"1' - 4 3/4"8' - 0"1' - 6"1' - 5 7/8"17' - 0"1' - 7"10' - 0 7/8"74' - 9"15' - 8 7/8" 17' - 7"3' - 9 3/8"8 3/4"9' - 0"9 1/8"3' - 10 5/8"3' - 7 1/8"6' - 3 1/4"7' - 3 1/4"13' - 5 7/8"8' - 4 3/4"3' - 10 3/4"1' - 9 3/4"26' - 0 5/8"6 1/8"34' - 10 7/8"4' - 2 3/4"16' - 4 1/2"18' - 6 3/8"2' - 0 1/4"12' - 0"2' - 4 1/4"2' - 10 5/8"2' - 3"2' - 3"5' - 4 1/4"5' - 9 1/2"1' - 9 3/4"14' - 6"1' - 9 3/4"4 3/4"21' - 3 3/4"6' - 6 1/2"4' - 0"1' - 7 7/8"3' - 8 5/8" 3' - 11 3/8"6' - 4 3/8"4' - 8"6' - 3 1/4"5' - 8 1/2"10' - 10 5/8"10"6' - 4 5/8"11' - 5 3/8"1' - 8 5/8"1' - 2"12' - 10 3/8"2' - 4 3/8"4' - 3 3/4"4' - 6 5/8"8' - 3"6' - 2 5/8"1' - 11 7/8"11' - 0 5/8"5' - 6 1/2"2' - 9 3/8"2' - 6"9 3/4"2' - 1 3/4"4' - 3 1/2"5' - 1 3/4"1' - 4 1/2"12' - 4 1/4"7 3/4"17' - 8 1/4"1' - 4 1/2"1' - 9 7/8"12' - 0"2' - 0 1/4"1' - 7 1/4"14' - 2 7/8"1' - 5 3/4"1' - 8 7/8"CASITA BATH 1 W.I.C. LAUNCH FORMAL DINING HALLWAY POWDER PANTRY STAIR KITCHEN GREAT ROOM FOYER CASUAL DINING 3-CAR GARAGE 3" SLAB DEPRESSION FOR SHOWER - VERIFY W/. G.C. & REF. STRUCT. DWGS. SLAB DEPRESSION FOR FIREPLACE -VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS. SLAB DEPRESSION FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS SLAB DEPRESSION FOR FIREPLACE -VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS. SLAB DEPRESSION FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS SLAB DEPRESSION FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS SLAB DEPRESSION FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS6' - 3"6' - 3 3/8"5' - 1 3/4"1' - 4"13' - 0 1/2"DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: BRANDON ARCHITECTS ANNOTATION LEGEND GENERAL NOTESA B 01.28.22 FIRST LEVEL DIMENSION PLANMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 A-2.3 TBD BRIAN JOWETT NO. REVISION DATE 1/4" = 1'-0"1 FIRST LEVEL DIMENSION PLAN PA2022-027 DNUP 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" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD DOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. GARAGE FLOOR: GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1) PLUMBING: 1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.5) 2. 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 408.6) 3. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13) 4. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. WOOD OR WOODBASED PRODUCTS NOTE: WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS: 1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION. 2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND. 3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER. 4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS. 5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER. 6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER. 7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS. *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 ROOM TAGROOM NAME 1 1 1 1 10.00'SPOT ELEVATION REVISION TAG DOOR TAG WINDOW WALL TAG WINDOW TAG STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN -PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL KITCHEN RANGE W/. EXHAUST HOOD -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC KITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. TOILET -WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) –REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER -SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION FAU -PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANY ROOF/DECK DRAIN -PER CHAPTER 11 OF CPC -SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC –ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF CPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER TABLE 1103.3 OF CPC –REF. DTL. 11/AD-1.0 2X4 STUD WALL 2X6 STUD WALL 2X8 STUD WALL 2X10 STUD WALL EXT. POCKET DOOR WALL - TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL -12”REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRCUTC. DWGS. –FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 –EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION -SEE STRUCT. DWGS. FOR THE RECESSION DETAILS - FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR –SHOWER RECESSION TO BE VERIFIED W/. I.D. SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL DEPRESSIONS W/. MFGR. STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW -MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2”DIA. PIPE & TYP. 3”DIA. PIPE) – SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB OVERFLOW DRAINLINE A-4.1 A-4.0 A-4.02 A-4.1 2 1 1 1 A-5.0 1 A-5.0 1 1 2 2 3 3 2 A-5.0 2 A-5.0 3' - 6 7/8"10' - 3 7/8"74' - 6"15' - 8 7/8"4' - 9" 19' - 9 1/4"37' - 3 3/4"17' - 5"5' - 9 1/2" 5' - 7 3/4"6' - 11 3/8"3' - 6 3/4"3' - 7 3/8"3' - 5 1/2"3' - 0"3' - 0"2' - 4 1/2"4' - 0 7/8"10' - 3 1/4"6' - 8 1/8"4' - 5 1/2"4' - 2 3/4"29' - 0 3/4"6' - 4 1/4"26' - 0 5/8"11' - 11 1/2"4' - 1 1/4"3' - 0"1' - 8"3' - 10"4' - 6"3' - 5 1/2"12' - 0"7 3/8"2' - 11 7/8"1' - 6 1/2"10' - 3 7/8"74' - 6"15' - 8 7/8"2' - 5 1/4"14' - 4"2' - 3 1/2"2' - 10 3/4"9' - 8 1/8"2' - 6 1/2"2' - 8 5/8"3' - 3 1/2"10' - 11 3/8"4' - 10 1/4"4' - 3"4' - 10 1/2"11' - 0"3' - 5 3/8"10' - 1 1/4"3' - 10 7/8"5' - 11 1/2"23' - 10 1/4"37' - 7 1/4"4' - 2 3/4"12' - 6"7' - 5"17' - 8 1/4"6' - 6 1/2"5' - 11 1/2"4' - 3"3' - 2"5' - 7 3/4"5' - 10 3/4"1' - 11 1/8"4' - 2 3/4"15' - 1 1/4"5' - 6"11' - 0"9' - 6 3/4"15' - 10 1/2"16' - 10 1/2"7" 2' - 6 5/8"4' - 4 1/4"4' - 7"1' - 10 1/4"4' - 5 1/2"1' - 9 1/2"10' - 6 1/2"5' - 1 5/8"2' - 0 5/8"7' - 0 7/8"11' - 2 1/8" 1' - 6"8' - 11 1/4"9' - 3 1/2"12' - 4 5/8"7' - 1 1/2"4' - 2 3/8"1' - 6 1/8"2' - 0"5' - 8 1/8"2' - 3"2' - 2 1/2" 5' - 7 3/4"6' - 11 3/8"7' - 2 1/8"3' - 4 3/4"3' - 7 7/8"3' - 4 3/4"1' - 10 1/8"6 3/8"3' - 0"11 1/4"14' - 8 1/2"6' - 1 3/4"11' - 11 1/2"1' - 10 1/4"2' - 9 1/8"11' - 9 1/2"8 3/8"12' - 0"4' - 1 1/4"2' - 4 1/4"4' - 3 1/2"1' - 10 1/4"4' - 6"4"4' - 11 3/8"4 5/8"6' - 2 5/8" BEDROOM 2 W.I.C.HALL BUNK ROOM BATH 3 DEN BATH 2 LAUNDRY MASTER CLOSET MASTER BATHROOM W.C. MASTER BEDROOM 3" SLAB DEPRESSION FOR SHOWER - VERIFY W/. G.C. & REF. STRUCT. DWGS. SLAB DEPRESSION FOR FIREPLACE -VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS. SLAB DEPRESSION FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS 3" SLAB DEPRESSION FOR SHOWER - VERIFY W/. G.C. & REF. STRUCT. DWGS. DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: BRANDON ARCHITECTS ANNOTATION LEGEND GENERAL NOTESA B 01.28.22 SECOND LEVEL DIMENSION PLANMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 A-2.4 TBD BRIAN JOWETT NO. REVISION DATE 1/4" = 1'-0"1 SECOND LEVEL DIMENSION PLAN PA2022-027 A-4.1 A-4.0 A-4.02 A-4.1 2 1 1 1 A-5.0 1 A-5.0 1 1 2 2 3 3 2 A-5.0 2 A-5.0 30' - 10 5/8"11' - 6 1/2"58' - 1 5/8"4' - 2 3/4"29' - 0 3/4"32' - 4 3/4"3' - 6 7/8"30' - 10 5/8"11' - 6 1/2"58' - 1 5/8"4' - 9" 2' - 8 1/4"3' - 0"3' - 0"2' - 10 1/4" 4' - 7 5/8"2' - 3 1/4"4' - 7 5/8"4' - 2 3/4"29' - 0 3/4"32' - 4 3/4"10' - 8 1/8"1' - 11 1/2"3' - 4 1/2"13' - 0 5/8"10' - 8 1/8"1' - 11 1/2"3' - 4 1/2"13' - 0 5/8"DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: BRANDON ARCHITECTS ANNOTATION LEGEND GENERAL NOTESA B 01.28.22 ROOF DECK DIMENSION PLANMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 A-2.5 TBD BRIAN JOWETT NO. REVISION DATE 1/4" = 1'-0"1 ROOF DECK DIMENSION PLAN PA2022-027 DIMENSION 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 ENLOSED ATTIC AND ENCLOSED RAFTER SPACES VENTING NOTES: 1. ENCLOSED ATTIC AND ENCLOSED RAFTER SPACES SHALL HAVE CROSS VENTILATION BY VENTILATION OPENING PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW UNLESS THEY MEET THE REQUIREMENT OF SECTION R806.5 FOR UNVENTED ATTIC AND UNVENTED ENCLOSED RAFTER ASSEMBLIES. VENTILATION OPENING SHALL HAVE THE LEAST DIMENSION OF 1/16”MIN. AND 1/4”MAX OTHERWISE THE OPENING SHALL HAVE THE CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, PERFORATED VINYL OR SIMILAR MATERIAL WITH OPENINGS HAVE A LEAST DIMENSION OF 1/16”MIN. AND 1/4”MAX. OPENING IN ROOF FRAMING MEMBERS SHALL BE PER THE REQUIREMENT OF SECTION R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR AND SHALL BE PROTECTED TO PREVENT THE ENTRY OF BIRDS, RODENTS, SNAKES AND OTHER SIMILAR CREATURES. (R806.1) 2. THE MINIMUM NET FREE VENTILATING AREA SHOULD BE 1/150 OF THE AREA OF THE VENTED SPACE, EXCEPT FOR THE PROJECT LOCATED IN CLIMATE ZONE 14 OR 16 WITH A CLASS I OR II VAPOR RETARDER AT THE WARM-IN-WINTER SIDE OF THE CEILING AND WHERE MIN. 40% AND MAX 50% OF THE REQUIRED VENTILATION PROVIDED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE PER SECTION R806.2 THEN THE MINIMUM NET FREE VENTILATING AREA CAN BE 1/300 OF THE VENTED SPACE. (R802.2) 3. PROVIDE 1”SPACE BETWEEN THE INSULATION AND THE ROOF SHEATHING WHERE EAVE OR CORNICE VENTS PROVIDE BLOCKING, BRIDGING AND INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. (R806.3) 4. INSTALL VENTILATOR PER MANUFACTURER INSTRUCTION. INSTALL VENTILATOR IN ROOF PER SECTION R903 AND VENTILATOR IN WALL ASSEMBLIES PER SECTION R703.1. 5. FOR THE ATTIC WITH VERTICAL HEIGHT GREATER THAN OR EQUAL TO 30”(VERTICAL HEIGHT MEASURED FROM THE TOP OF CEILING JOIST TO THE BOTTOM OF THE ROOF RAFTERS) WITHIN 30S.F. MIN. PROVIDE THE OPENING WITH ROUGH-FRAMED OPENING OF NOT LESS THAN 22”X30”WHICH SHOULD BE LOCATED IN HALLWAY OR OTHER LOCATION WITH READY ACCESS. IF THE ACCESS LOCATED IN THE WALL THEN THE WIDTH SHOULD BE 22”AND HEIGHT SHOULD BE 30”MIN. IF LOCATED IN CEILING THEN THE MIN. UNOBSTRUCTED HEADROOM IN THE ATTIC SHOULD BE 30”FROM THE BOTTOM OF CEILING JOIST AT SOME POINT. ROOF DRAINAGE: IF THE PROJECT LOCATED IN THE AREA WITH EXPANSIVE OR COLLAPSIBLE SOILS, WATER RUNOFF FROM ROOFS OF ALL DWELLINGS SHALL BE DISCHARGED TO THE GROUND SURFACE NOT LESS THAN 5 FEET FROM FOUNDATION WALLS OR TO AN APPROVED DRAINAGE SYSTEM. (R801.3) -REF.CIVIL DWGS FOR STORM WATER MANAGMENT AND SYSTEM. WEATHER PROTECTION: 1. ROOF DECKS SHALL BE COVERED WITH APPROVED ROOF COVERINGS SECURED TO THE BUILDING OR STRUCTURE IN ACCORDANCE WITH THE CHAPTER 9 OF THE CURRENT CRC. ROOF ASSEMBLIES SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THE CHAPTER 9 OF CRC AND THE APPROVED MANUFACTURER’S INSTRUCTIONS SUCH THAT THE ROOF ASSEMBLY SHALL SERVE TO PROTECT THE BUILDING OR STRUCTURE. (R903.1) 2. PROVIDE AND INSTALL FLASHING TO PREVENT ENTRY OF MOISTURE TO WALL AND ROOF ASSEMBLIES THRU THE JOINTS IN COPINGS, PERMEABLE MATERIAL, AND AT INTERSECTION WITH PARAPET WALLS AND OTHER PENETRATION THRU ROOF. (R903.2) 3. FLASHINGS SHALL BE INSTALLED AT WALL AND ROOF INTERSECTIONS, WHEREVER THERE IS A CHANGE IN ROOF SLOPE OR DIRECTION AND AROUND ROOF OPENINGS. A FLASHING SHALL BE INSTALLED TO DIVERT THE WATER AWAY FROM WHERE THE EAVE OF A SLOPED ROOF INTERSECTS A VERTICAL SIDEWALL. WHERE FLASHING IS OF METAL, THE METAL SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN 0.019 INCH (0.5 MM) (NO. 26 GALVANIZED SHEET). (R903.2.1) 4. A CRICKET OR SADDLE SHALL BE INSTALLED ON THE RIDGE SIDE OF ANY CHIMNEY OR PENETRATION MORE THAN 30 INCHES (762 MM) WIDE AS MEASURED PERPENDICULAR TO THE SLOPE. CRICKET OR SADDLE COVERINGS SHALL BE SHEET METAL OR OF THE SAME MATERIAL AS THE ROOF COVERING. EXCEPT FOR UNIT SKYLIGHTS INSTALLED IN ACCORDANCE WITH HYPERLINK "HTTPS://CODES.ICCSAFE.ORG/LOOKUP/CRC2019P1_PT03_CH03_SECR308.6" SECTION R308.6 AND FLASHED IN ACCORDANCE WITH THE MANUFACTURER’S INSTRUCTIONS SHALL BE PERMITTED TO BE INSTALLED WITHOUT A CRICKET OR SADDLE. (R903.2) 5. PARAPET WALLS SHALL BE PROPERLY COPED WITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OF A WIDTH NOT LESS THAN THE THICKNESS OF THE PARAPET WALL. (R903.3) 6. UNLESS ROOFS ARE SLOPED TO DRAIN OVER ROOF EDGES, ROOF DRAINS SHALL BE INSTALLED AT EACH LOW POINT OF THE ROOF. IF WATER CAN BE ENTRAPPED WITHIN THE ROOF AREA THEN SECONDARY EMERGENCY OVERFLOW ROOF DRAINS OR SCUPPERS SHALL BE PROVIDED PER SECTION R903.4.1. (R903.4) MISC. NOTES: 1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE 2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE & RAKE COMPONENTS. G.C. TO PROVIDE MOCK-UPS. 3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON FLOOR PLANS 1 A-5.0 1 A-5.0 1 1 2 2 3 3 F.Y.S.B. 10' - 0"S.Y.S.B.4' - 0"R.Y.S.B. 10' - 0"S.Y.S.B.4' - 0"3:123:127:127:127:127:12 7:12 7:12 7:12 7:12 7:12 7:12 7:12 7:12 46 3' - 0"5' - 0"1 1 2 3 1 4 1 2 5 6 7 8 8 9 9 9 10 10 10 10 30.65' 39.90' 37.66' 39.69' 42.47' HT. CERT. REQ'D. 32.16' 37.70' 11 ROOF DECK 2% SLOPE MIN 8"F.O.F.28' - 8 3/4"6 1/2"F.O.F.31' - 10 1/4"1 1/2"F.O.F.10' - 10"F.O.F. 7' - 5 5/8"5 1/2" F.O.F. 8' - 3 7/8"6 1/4" F.O.F. 10' - 1 7/8"2" F.O.F. 9' - 4 7/8"6 1/4" F.O.F. 11' - 3 3/8"6 1/2" F.O.F. 10' - 1 7/8"2" F.O.F. 9' - 4 7/8"6 1/4"2"F.O.F.4' - 0 3/4"8"F.O.F.3' - 6 3/4"F.O.F.3' - 6 3/4"8"3 1/2" F.O.F. 15' - 5 3/8" 1' - 2" F.O.F. 10' - 1 1/4"26' - 5 1/8"F.O.F.41' - 8 3/4"8"12 2 A-5.0 2 A-5.0 3:123:12 3.5:12 4.5:124:12F.O.F. 30' - 8 5/8"1 1/2"7' - 2 1/2"6' - 3 5/8" 6 20' - 11 1/4"13' - 0 3/4"7 10 1013 13 10 10 13 13 13 40.15' 38.38'40.14' 40.06' 42.23' HT. CERT. REQ'D. 32.18'3:127:127:127:12 7:12 7:127:12DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: GENERAL NOTESA B KEYNOTES BRANDON ARCHITECTS 01.28.22 ROOF PLANMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 A-3.0 TBD BRIAN JOWETT 1 PROPERTY LINE 2 SIDE YARD SETBACK 3 FRONT YARD SETBACK 4 REAR YARD SETBACK 5 SKYLIGHT - SIZE AS DIM. - 'SKYCO' ICC #ESR-3837 OR EQUIV. (REF. DTLS.) 6 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATTENUATION REQ'D. PER SECTION 10.26.045 N.B.M.C. UNDER SEPARATE PERMIT & PLAN CHECK) 7 FLAT COOL ROOF, CLASS 'A' - COLOR AS SELECTED - TPO MEMBRANE - REF. MAT. SCHEDULE SHT. A-4.0 8 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 9 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 10 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 11 OUTLINE OF STRUCTURE/WALLS BELOW 12 CHANNEL DRAIN - COPPER OR EQUIV., INSTALL PER MFGR. SPECS, SLOPED TO DRAINS & OVERFLOW DRAINS, REF. DTL. 6, 12 / AD-1.0 13 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 1/4" = 1'-0"1 ARCHITECTURAL ROOF PLAN NO. REVISION DATE PA2022-027 FIRST FLOOR F.F. 13.90'FIRST FLOOR F.F. 13.90' SECOND FLOOR F.F. 25.11' SECOND FLOOR F.F. 25.11' ROOF PLATE 34.11' ROOF PLATE 34.11' SECOND FLOOR PLATE 23.90' SECOND FLOOR PLATE 23.90' MAX. RIDGE HT. 42.68' MAX. RIDGE HT. 42.68' GRADE PLANE 13.68' GRADE PLANE 13.68' 1 2 MAX. FLAT ROOF 37.68' MAX. FLAT ROOF 37.68' ROOF DECK F.F. 34.25' ROOF DECK F.F. 34.25' ROOF DECK PLATE 33.26' ROOF DECK PLATE 33.26' 16 15 1417 18 35 13 20 4 21 19 3436 1229' - 0"24' - 0"11' - 2 1/2"9' - 0"10' - 0"1' - 2 1/2"9' - 0"29' - 0"24' - 0"11' - 2 1/2"9' - 0"10' - 0"1' - 2 1/2"9' - 0"SILL HT.3' - 0"HD. HT.9' - 0"SILL HT.6' - 8 1/2"HD. HT.14' - 8 1/2"SILL HT.3' - 0"HD. HT.8' - 0"42.47' HT. CERT. REQ'D. 39.69' 39.90' 7:12 29.23'ABV. F.F.42" MIN.4 4 2 2 85 4 SECOND FLOOR T.O.S. 24.98' SECOND FLOOR T.O.S. 24.98'10' - 0"1' - 1"1 1/2"9' - 0"10' - 0"1' - 1"1 1/2"9' - 0"38.63' 40.14' 42.23' HT. CERT. REQ'D. 13 8 61 62 63 2 2 15 WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER:ASSOCIATED BUILDING SUPPLY ADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT:JOE YOUNAN PHONE:949-872-3319 FAX:206-666-2150 EMAIL:JYOUNAN@ABSSOCAL.COM WEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT:CUSTOM COLLECTION ADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE:541-885-7412 OR 800-535-3936 FAX:541-884-3331 WEB:WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER:WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM WOOD SIDING: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. ADDRESS:10901 ELM AVENUE, FONTANA, CA 92337 PHONE:909.356.6366 COLOR:WHITE -TBD APPLICATION:V-GROOVE SHIPLAP CODE:ICC# ESR-290 BRICK VENEER: PRODUCT:RECLAIMED BRICK SAWN VENEER COLOR:LIME (WHITE) WASHED OR STUCCO FOG THICKNESS:1" -1.5" NOMINAL WEIGHT:<8.5 LBS / S.F. APPLICATION:MODULAR BRICK COURSE PER ELEVATION DETAIL REF.:8/AD-1.0 APPROVALS:N/A ROOFING: PRODUCT: STANDING SEAM METAL ROOFING, ULTRA-COOL, CB-150 MFGR:CUSTOM-BILT METALS COLOR: TO BE APPROVED BY ARCH. & OWNER CODE:ICC # ESR-2048, CLASS "A" ASSEMBLE WEIGHT: APPX. 2 LBS./S.F. WOOD SHINGLE ROOFING: PRODUCT:#1 WESTERN RED CEDAR, WOOD SHINGLE -FIRE TREATED MFGR:FSR TREATMENT, INC. WWW.FIRESMARTROOFING.COM (OR EQUIV.) COLOR:NATURAL APPLICATION:18" RE-BUTTED & RE-JOINED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 1/2" EXPOSURE. CLOSED VALLEY W/. MITERED HIP CUTS, 16' GUARGE COPPER FLASHING, STAGGERED COURSING (REF. DTL. 1/A-5) CODE:CLASS A ASSEMBLY (ICC #ESR-1410) GUTTERS: MATERIAL: METAL -COPPER/ALUM. PAINTED KYNAR SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WEB:WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: MFGR:WESTCOAT ADDRESS:770 GATEWAY CENTER DRIVE, SAN DIEGO, CA 92102 PRODUCT:AXL CUSTOM PHONE: 800.250.4519 WEB:WWW.WESTCOAT.COM CODE:ICC # ESR-2201 FASCIA, TRIM & PANELING: MANUFACTURER:AZEK EXTERIORS COLOR:PAINTED WHITE (VERIFY W/. OWNER) APPLICATION:ARCH. TO APPV. PROFILES FLASHING & WEATHERSTRIPPING PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. 1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 2. REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. FIRST FLOOR F.F. 13.90' FIRST FLOOR F.F. 13.90' SECOND FLOOR F.F. 25.11'SECOND FLOOR F.F. 25.11' ROOF PLATE 34.11' ROOF PLATE 34.11' SECOND FLOOR PLATE 23.90' SECOND FLOOR PLATE 23.90' MAX. RIDGE HT. 42.68' MAX. RIDGE HT. 42.68' GRADE PLANE 13.68' GRADE PLANE 13.68'29' - 0"3 9' - 0"1' - 2 1/2"10' - 0"MAX. FLAT ROOF 37.68' MAX. FLAT ROOF 37.68'24' - 0"ROOF DECK F.F. 34.25' ROOF DECK F.F. 34.25' ROOF DECK PLATE 33.26'ROOF DECK PLATE 33.26' 29 28 9 37 1129' - 0"24' - 0"9' - 0"11' - 2 1/2"9' - 0"1' - 2 1/2"10' - 0"9' - 0"11' - 2 1/2"HD. HT.9' - 0"SILL HT.3' - 7"HD. HT.6' - 1"32.16' 3 :12 30.65' 28.77' T.R.ABV. F.F.42" MIN.1 2 3 2 4 4 5 6 7 PL 9 9 9 10 11 SECOND FLOOR T.O.S. 24.98' SECOND FLOOR T.O.S. 24.98' 2 A-5.0 4 4 2 4 48 47 3 2 3 1 2 3:1 2 3:12 7:127:1 2 8 12 5 1314 3 13 42.23' HT. CERT. REQ'D.42.47' HT. CERT. REQ'D. 40.15'40.14' DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: MATERIAL SPECIFICATIONSA KEYNOTESC GENERAL NOTESB BRANDON ARCHITECTS 01.28.22 EXTERIOR ELEVATIONSMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 A-4.0 TBD BRIAN JOWETT 1/4" = 1'-0"1 EAST ELEVATION 1 T&G PANELING, REVEAL AS SEL. FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0 2 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 3 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 4 BRICK VENEER - REF. MAT. SCHEDULE SHT. A-4.0 5 DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 6 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 7 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 8 DECO. 'BELLYBAND' - EXT. PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE 9 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 10 6X10 DECO. TIMBER - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. 11 4X6 DECO. TIMBER RAFTER - SHAPED TAIL AS OCCURS (ARCH. TO APPV. PROFILE), SEALED, PAINT AS SEL. 12 4X6 DECO. TIMBER CORBEL - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. 13 SHIP LAP SIDING, FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0 14 SKYLIGHT - SIZE AS DIM. - 'SKYCO' ICC #ESR-3837 OR EQUIV. (REF. DTLS.) 15 RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36"" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) NO. REVISION DATE 1/4" = 1'-0"2 SOUTH ELEVATION PA2022-027 WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER:ASSOCIATED BUILDING SUPPLY ADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT:JOE YOUNAN PHONE:949-872-3319 FAX:206-666-2150 EMAIL:JYOUNAN@ABSSOCAL.COM WEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT:CUSTOM COLLECTION ADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE:541-885-7412 OR 800-535-3936 FAX:541-884-3331 WEB:WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER:WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM WOOD SIDING: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. ADDRESS:10901 ELM AVENUE, FONTANA, CA 92337 PHONE:909.356.6366 COLOR:WHITE -TBD APPLICATION:V-GROOVE SHIPLAP CODE:ICC# ESR-290 BRICK VENEER: PRODUCT:RECLAIMED BRICK SAWN VENEER COLOR:LIME (WHITE) WASHED OR STUCCO FOG THICKNESS:1" -1.5" NOMINAL WEIGHT:<8.5 LBS / S.F. APPLICATION:MODULAR BRICK COURSE PER ELEVATION DETAIL REF.:8/AD-1.0 APPROVALS:N/A ROOFING: PRODUCT: STANDING SEAM METAL ROOFING, ULTRA-COOL, CB-150 MFGR:CUSTOM-BILT METALS COLOR: TO BE APPROVED BY ARCH. & OWNER CODE:ICC # ESR-2048, CLASS "A" ASSEMBLE WEIGHT: APPX. 2 LBS./S.F. WOOD SHINGLE ROOFING: PRODUCT:#1 WESTERN RED CEDAR, WOOD SHINGLE -FIRE TREATED MFGR:FSR TREATMENT, INC. WWW.FIRESMARTROOFING.COM (OR EQUIV.) COLOR:NATURAL APPLICATION:18" RE-BUTTED & RE-JOINED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 1/2" EXPOSURE. CLOSED VALLEY W/. MITERED HIP CUTS, 16' GUARGE COPPER FLASHING, STAGGERED COURSING (REF. DTL. 1/A-5) CODE:CLASS A ASSEMBLY (ICC #ESR-1410) GUTTERS: MATERIAL: METAL -COPPER/ALUM. PAINTED KYNAR SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WEB:WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: MFGR:WESTCOAT ADDRESS:770 GATEWAY CENTER DRIVE, SAN DIEGO, CA 92102 PRODUCT:AXL CUSTOM PHONE: 800.250.4519 WEB:WWW.WESTCOAT.COM CODE:ICC # ESR-2201 FASCIA, TRIM & PANELING: MANUFACTURER:AZEK EXTERIORS COLOR:PAINTED WHITE (VERIFY W/. OWNER) APPLICATION:ARCH. TO APPV. PROFILES FLASHING & WEATHERSTRIPPING PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. 1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 2. REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. FIRST FLOOR F.F. 13.90'FIRST FLOOR F.F. 13.90' SECOND FLOOR F.F. 25.11' SECOND FLOOR F.F. 25.11' ROOF PLATE 34.11' ROOF PLATE 34.11' SECOND FLOOR PLATE 23.90' SECOND FLOOR PLATE 23.90' MAX. RIDGE HT. 42.68' MAX. RIDGE HT. 42.68' GRADE PLANE 13.68' GRADE PLANE 13.68' 3 MAX. FLAT ROOF 37.68' MAX. FLAT ROOF 37.68' ROOF DECK F.F. 34.25' ROOF DECK F.F. 34.25' ROOF DECK PLATE 33.26' ROOF DECK PLATE 33.26' 11 10 33 12 32 31 10 91129' - 0"24' - 0"9' - 0"1' - 2 1/2"10' - 0"9' - 0"11' - 2 1/2"24' - 0"29' - 0"9' - 0"11' - 2 1/2"9' - 0"1' - 2 1/2"10' - 0"SILL HT.3' - 0"HD. HT.8' - 0"SILL HT.5' - 0"30.65' 1 2 2 3 3 4 5 6 PL 10 SECOND FLOOR T.O.S. 24.98' SECOND FLOOR T.O.S. 24.98' 2 A-5.0 66 9 11 7 :1 2 7:12 7 :1 2 7:12 3 :12 3:12 38.38' 39.75' 42.23' HT. CERT. REQ'D. FIRST FLOOR F.F. 13.90' FIRST FLOOR F.F. 13.90' SECOND FLOOR F.F. 25.11' SECOND FLOOR F.F. 25.11' ROOF PLATE 34.11' ROOF PLATE 34.11' SECOND FLOOR PLATE 23.90' SECOND FLOOR PLATE 23.90' MAX. RIDGE HT. 42.68' MAX. RIDGE HT. 42.68' GRADE PLANE 13.68' GRADE PLANE 13.68' 1 2 MAX. FLAT ROOF 37.68' MAX. FLAT ROOF 37.68' ROOF DECK F.F. 34.25'ROOF DECK F.F. 34.25' ROOF DECK PLATE 33.26' ROOF DECK PLATE 33.26' 78 2425 6 27 2628 46 30 8 629' - 0"24' - 0"9' - 0"11' - 2 1/2"9' - 0"1' - 2 1/2"10' - 0"29' - 0"24' - 0"9' - 0"11' - 2 1/2"9' - 0"1' - 2 1/2"10' - 0"SILL HT.3' - 0"SILL HT.3' - 0"HD. HT.11' - 0"SILL HT.3' - 0"7 :1 2 7:12 ABV. F.F.42" MIN.29.23' 42.47' HT. CERT. REQ'D. 37.70' 39.69' 37.66' 39.90'40.15' 6 3 2 3 6 6 6 2 4 5 78 9 9 9 SECOND FLOOR T.O.S. 24.98' SECOND FLOOR T.O.S. 24.98' 38.91' 42.23' HT. CERT. REQ'D. 3.5:12 3:12 7 :1 2 7:12 7 :1 2 7:12 11 2 122 5 4 HD. HT.9' - 0"13 14 SILL HT.3' - 0"HD. HT.9' - 0"DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: MATERIAL SPECIFICATIONSA KEYNOTESC GENERAL NOTESB BRANDON ARCHITECTS 01.28.22 EXTERIOR ELEVATIONSMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 A-4.1 TBD BRIAN JOWETT 1 T&G PANELING, REVEAL AS SEL. FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0 2 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 3 SHIP LAP SIDING, FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0 4 DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 5 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 6 BRICK VENEER - REF. MAT. SCHEDULE SHT. A-4.0 7 EXTERIOR FIREPLACE - GAS ONLY APPLIANCE 8 BUILT-IN BBQ ISLAND, MAX. HT. 60" - REF. LAND. DWGS. 9 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 10 BELOW-WINDOW PLANTER BOXES 11 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 12 SKYLIGHT - SIZE AS DIM. - 'SKYCO' ICC #ESR-3837 OR EQUIV. (REF. DTLS.) 13 EXPOSED STEEL BEAM SIZE PER STRUCT. DWGS., PAINT AND SEAL AS REQ'D. - COORDINATE W/. INTERIOR. 14 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 NO. REVISION DATE 1/4" = 1'-0"1 NORTH ELEVATION 1/4" = 1'-0"2 WEST ELEVATION PA2022-027 FIRST FLOOR F.F. 13.90' FIRST FLOOR F.F. 13.90' SECOND FLOOR F.F. 25.11' SECOND FLOOR F.F. 25.11' ROOF PLATE 34.11' ROOF PLATE 34.11' SECOND FLOOR PLATE 23.90' SECOND FLOOR PLATE 23.90'CLR.8' - 1 1/4"1' - 2 1/2"10' - 0"9' - 0"ROOF DECK F.F. 34.25' ROOF DECK F.F. 34.25' ROOF DECK PLATE 33.26' ROOF DECK PLATE 33.26' SECOND FLOOR T.O.S. 24.98' SECOND FLOOR T.O.S. 24.98' 2 A-5.0 3:1 2 3:12 3:12 7:12 9 7 14 22 37 46 29 KITCHEN MASTER CLOSET MASTER BEDROOMMASTER BATHROOM ROOF DECK CLR.8' - 1 1/4"CLR.8' - 1 1/4"CLR.9' - 11 3/8"42.23' 40.15' 30.65' 1 2 3 4 5 3 5 6 7 8 9 10 9' - 0"1 1/2"1' - 1"10' - 0"EXTERIOR WALL: 2 x 4 CONST.:R-13 MIN. 2 x 6 CONST. OR LARGER:R-20 MIN. RAISED FLOOR:R-30 MIN. ROOF:R-30 NOTES: 1. REF. T-24 REPORT FOR MORE INFORMATION 2. PROVIDE BID FOR INSULATION OF ENTIRE HOME *TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY **ALWAYS CHECK THIS INSULATION SCHEDULE FOR CONFORMANCE WITH THE TITLE 24 REPORT** FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. ROOM TAGROOM NAME 1 A-5.0 1 1 ? 1 1 ELEVATION / SECTION INDICATOR AD-1.0 1 CALL-OUT TAG 10.00' SPOT ELEVATION KEYNOTE TAG REVISION TAG DOOR / WINDOW / WINDOW WALL TAG FIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.0 1-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.0 1-HR RATED EXT CONDITION -REF. DTLS. 7/AD-1.0 CONCRETE WALL/PODIUM DECK -PER STRUCT. REF. STRUCT DWGS. –FOR SLAB ON GRADE PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/. CAPILLARY BREAK INSULATED BUILDING ENVELOPE -2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO –INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTS UNVENTED ROOF ASSEMBLY ROOF FRAMING -PER STRUCT., REF. STRUCT. DWGS. –UNVENTED ASSEMBLY TO COMPLY W/. SECTION R806.5 OF CRC, AIR- IMPERMEABLE VALUE PER TABLE R806.5 OF CRC VENTED ROOF ASSEMBLY ROOF FRAMING -PER STRUCT., REF. STRUCT. DWGS. – PROVIDE CROSS VENTILATION PER SECTION R806 OF CRC, SEE ROOF PLAN SHEET A-3.0 FOR ATTIC VENT CALC AND MORE INFO FIRST FLOOR F.F. 13.90' FIRST FLOOR F.F. 13.90' SECOND FLOOR F.F. 25.11' SECOND FLOOR F.F. 25.11' ROOF PLATE 34.11' ROOF PLATE 34.11' SECOND FLOOR PLATE 23.90' SECOND FLOOR PLATE 23.90' 1 A-5.0 ROOF DECK F.F. 34.25' ROOF DECK F.F. 34.25' ROOF DECK PLATE 33.26' ROOF DECK PLATE 33.26' SECOND FLOOR T.O.S. 24.98' SECOND FLOOR T.O.S. 24.98' HALLWAYKITCHENFOYER MASTER BEDROOM DEN HALL W.I.C. ROOF DECK STAIRS LANDING 6 8 6 33 282726 2425 4 3-CAR GARAGE 10 8 9 11 12 13 7 14 14 5 15 ABV. F.F.42" MINABV. F.F.42" MIN.3 .5 :1 2 7:12 39.90' DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., 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 HERON. PROJECT ADDRESS: FIRE-BLOCKING & DRAFT STOP NOTESA INSULATION SCHEDULEB ANNOTATION LEGENDC KEYNOTESD BRANDON ARCHITECTS 01.28.22 BUILDING SECTIONSMITCHELL RESIDENCETOM & KELLY MITCHELL 141 GALAXY DR. NEWPORT BEACH, CA 92660 CDP FIRST CHECK 2631 WAVERLY DR. NEWPORT BEACH, CA 92663 A-5.0 TBD BRIAN JOWETT 1/4" = 1'-0"1 TRANSVERSE SECTION 1 1 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 2 T&G PANELING, REVEAL AS SEL. FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0 3 BRICK VENEER - REF. MAT. SCHEDULE SHT. A-4.0 4 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 5 SHIP LAP SIDING, FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0 6 SKYLIGHT - SIZE AS DIM. - 'SKYCO' ICC #ESR-3837 OR EQUIV. (REF. DTLS.) 7 MAT SLAB - REF. STRUCT. 8 FLOOR JOISTS - REF. STRUCT. 9 CEILING FRAMING - REF. STRUCT. 10 ROOF RAFTERS - REF. STRUCT. 11 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 12 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATTENUATION REQ'D. PER SECTION 10.26.045 N.B.M.C. UNDER SEPARATE PERMIT & PLAN CHECK) 13 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. 14 FIREPLACE - PREFABRICATED, GAS ONLY, 'DAVINCI - ISLAND' - ANSI Z21.50B-2014 [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.) 15 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 NO. REVISION DATE 1/4" = 1'-0"2 LONGITUDINAL SECTION 1 PA2022-027