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Home My WebLink AboutPA2023-0017_20230120_CDP First Submittal 42x30DATE 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 ZONING STANDARDS SHORING & EXCAVATION AGENCIES & SERVICES PROJECT DIRECTORY 13 24 58 79 1012 11 BR A N D O N ARCHITECT 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 SURVEYOR AR C H I T E C T S , I N C . BRANDON ARCHITECTS SPECIAL INSPECTIONS6 01/20/2023 TITLE SHEET MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 T-1.0 MILLER RESIDENCE 22 BAY ISLAND NEWPORT BEACH, CA 92661 TBD BRIAN JOWETT MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com TBD SKELLY ENGINEERING DAVID SKELLY 1771 TATTENHAM ROAD, ENCINITAS, CA 92024 P: 619.995.8378 dskelly@geosoilsinc.com APEX LAND SURVEYING, INC. PAUL CRAFT, LLC. NO. 8516 HUNTINGTON BEACH, CA 92646 P: 714.488.5006 F: 714.333.4440 MIRAGE LANDSCAPE JOSEPH SEKANDER 620 1/2 AVOCADO AVE. CORONA DEL MAR, CA 92625 P: 949.768.4300 joseph@miragelandscape.com TBD TBD CIVILSPACES ENGINEERING, INC WILLIAM ROLPH 28052 CAMINO CAPISTRANO, SUITE 213 LAGUNA NIGUEL, CA 92677 P: 949.464.8115 will@civilspaces.com TBD TBD BUILDING AREA SCHEDULE NAME AREA FIRST FLOOR 1876 SF SECOND FLOOR 2063 SF THIRD FLOOR 337 SF LIVING SUB TOTAL 4276 SF CART GARAGE 279 SF GARAGE SUB TOTAL 279 SF GRAND TOTAL 4555 SF LEGAL DESCRIPTION: LOT INFORMATION: ZONED: RM MULTIPLE RESIDENTIAL (PROJECT CONFORMS TO APPLICABLE SECTIONS OF THE CERTIFIED LOCAL COASTAL PROGRAM, PRD #3618) REFER TO 9/T-1.0 FOR TITLE 21 RM DEVELOPMENT STANDARDS. SITE AREA:4,544 S.F. BUILDABLE AREA (HOA & UP3618): 2,290 S.F. TOTAL ALLOWABLE AREA (HOA & UP3618): 2.5 x 2,290 S.F. = 5,725 S.F. THIRD LEVEL ALLOWABLE AREA: 2,290 S.F. x .15 = 343.5 S.F. FLAT ROOF ALLOWABLE AREA: 2,290 S.F. x .15 = 343.5 S.F. EXISTING BUILDING INFORMATION: EXISTING SINGLE FAMILY TO BE DEMOLISHED EXISTING S.F. = 3,662 S.F. ZONING INFORMATION: SETBACKS FROM BUILDING SITE BOUNDARY (PER USE PERMIT NO. 3618) FRONT SETBACK (BAYSIDE): 4 FT. REAR SETBACK (PARKSIDE): 18 FT. LEFT SETBACK: 5 FT. OR 8 FT. RIGHT SETBACK: 11 FT. (SEE SITE PLAN FOR ADDTITIONAL INFO.) APN: 048-040-02 PARCEL 22, BAY ISLAND, PORTIONS OF LOT 5, SEC. 34 CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA CODES:NBMC TITLE 21 AND EXISTING USE PERMIT 3618 NBMC (NEWPORT BEACH MUNICIPAL CODE) CALIFORNIA CODES: 2022 CRC, 2022 CFC, 2022 CEC, 2022 CPC, AND 2022 CMC, 2022 CAL GREEN 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. 8/T-1.0 ALLOWABLE BLDG. ARE (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 VERIFICATION 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 15.02.010) THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA IN THE AREA KNOWN AS THE BAY ISLAND (LOT 22) ON THE EAST SIDE. THE BUILDING SITE IS APPROXIMATE 56’WIDE BY 94’DEEP, IT IS ZONED RM AND IS APPROXIMATELY 4,544 S.F. THE PROPERTY INCLUDES AN EXISTING 2-STORY SINGLE FAMILY RESIDENCE TO BE DEMOLISHED. TWO OFFSITE PARKING SPACES ARE PROVIDED IN THE PARKING GARAGE LOCATED AT 501 W. BAY AVE,. NEWPORT BACK PER USE PERMIT 3618. THE CLIENT PROPOSES TO BUILD A 3-STORY RESIDENCE OF APPX. 4,555 S.F. WHICH WILL INCLUDE A GOLF CART GARAGE OF APPX. 279 S.F. TO BE WOOD FRAMED WITH A SLAB FOUNDATION. THE RESIDENCE CONSIST OF A MASTER SUITE, BATH AND WALK-IN-CLOSET, 3 SECONDARY BEDROOMS WITH ATTACHED BATHS, A BUNK ROOM WITH AN ATTACHED BATH, A STUDY AREA, GREAT ROOM, DINING AREA, LARGE EAT-IN KITCHEN WITH A PANTRY, LAUNDRY ROOM/GYM, A POWDER BATH, AND A ROOF LOUNGE WITH AN ATTECTHED POWDER BATH ON THE THIRD FLOOR. OUTDOOR SPACES INCLUDING ENTRY, DECK, OUTDOOR DINING, BALCONIES, AND ROOF DECK WILL BE MAXIMIZED AND INTEGRATED INTO THE MODERN PLAN TO ACHIEVE INDOOR/OUTDOOR LIVING SPACES AND TO MAXIMIZE OCEAN/BAY VIEWS. THE PROJECT WILL BE A CONTEMPORARY TAKE ON SPANISH RESIDENTIAL DESIGN AND THE EXTERIOR WILL BE PRIMARILY STUCCO AND STONE SIDING. BUILDING COMPONENTS AND MATERIALS WILL BE OF HIGH QUALITY AND DURABLE. SITE NEWPORT BAY ISLAND AVE. OFFSITE PARKING:BAY ISLAND IS A SINGLE LEGAL LOT, PERMIT NO. 3618 AUTHORIZED OFF-SITE PARKING FOR BAY ISLAND REQUIRING 48 PARKING SPACES FOR THE DEVELOPMENT OF 24 HOMES ON THE ISLAND. A PARKING MANAGEMENT PLAN INCLUDES THE USE OF TWO OFF-SITE PARKING SPACES IN THE EXISTING 49-SPACE PARKING STRUCTURE OWNED IN COMMON BY BAY ISLAND RESIDENTS LOCATED AT 501 W. BAY AVENUE. THE PARKING MANAGEMENT PLAN ALSO INCLUDES A REQUIREMENT TO PROVIDE ONE ENCLOSED GOLF CART STORAGE SPACE ONSITE. THEREBY, THE PROJECT PROVIDES (3) SPACES TOTAL FOR THE PROPOSED UNIT CONSISTENT WITH NBMC SECTION 21.40.040. ZONE STANDARDS (BUILDING SITE) PER UP3618 DESCRIPTION REQUIRED/ALLOWED EXISTING PROPOSED CONFORMS (YES/NO) USE ZONE ALLOWABLE AREA MAX. BUILDING HEIGHT RESIDENTIAL RM 5,725 SF 33' -0" (SLOPED ROOF) RESIDENTIAL RM 3,662 SF <33' -0" RESIDENTIAL RM 4,555 SF 32' -4 5/8" Y Y Y Y Y NO. REVISION DATE MAX. FLAT AREA 343.5 S.F.N/A.269 S.F.Y THIRD FLOOR AREA 343.5 S.F.N/A.337 S.F.Y THIRD LEVEL AREA SCHEDULE NAME AREA THIRD FLOOR 337 SF LIVING SUB TOTAL 337 SF ROOF DECK 219 SF MECH WELL 50 SF OUTDOOR SUB TOTAL 269 SF GRAND TOTAL 606 SF OUTDOOR AREA SCHEDULE NAME AREA DECK 590 SF MASTER BALCONY 128 SF BALCONY #2 40 SF BALCONY #3 40 SF ROOF DECK 219 SF MECH WELL 50 SF GRAND TOTAL 1067 SF BUILDABLE AREA 2,290 SF 2,143 SF 2,155 SF T-1.0 TITLE SHEET T-1.1 ARCHITECTURAL GENERAL NOTES T-1.2 SUPPLEMENTAL DOC. & NOTES SUR TOPOGRAPHIC SURVEY A-0.0 ARCHITECTURAL SITE PLAN A-0.2 DEMO PLAN A-0.3 AREA PLANS C1 TITLE SHEET C2 GRADING PLAN C3 CONSTRCUTION POLLUTION PREVENTION PLAN L-1 HARDSCAPE PLAN L-2 PLANTING PLAN L-3 LIGHTING PLAN A-1.0 3D VIEWS A-2.0 FIRST LEVEL FLOOR PLAN A-2.1 SECOND LEVEL FLOOR PLAN A-2.2 THIRD LEVEL FLOOR PLAN A-2.3 FIRST LEVEL DIMENSION PLAN A-2.4 SECOND LEVEL DIMENSION PLAN A-2.5 THIRD LEVEL DIMENSION PLAN A-3.0 ROOF PLAN A-4.0 EXTERIOR ELEVATIONS A-4.1 EXTERIOR ELEVATIONS A-5.0 BUILDING SECTIONS DEFINITIONS: (AS USED IN THESE SPECIFICATIONS) OWNER SHALL MEAN: MATTHEW & SHERYLAN MILLER ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., CHRISTOPHER BRANDON 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 CALIFRONIA 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. 37. 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. 38. 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. 39. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES. 40. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE MANUFACTURERS. 41. 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. 42. 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 HDWD.HARDWOOD HDWR.HARDWARE H.M. HOLLOW METAL HORIZ. HORIZONTAL HR. HOUR HVAC HEATING VENTILATING AIR CONDITIONING 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 WD.WOOD W.H. WATER HEATER W.C.WATER CLOSET W.I. WROUGHT IRON WP.WATERPROOF(ING) W.W.M. WELDED WIRE MESH 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 01/20/2023 ARCHITECTURAL GENERAL NOTES MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 T-1.1 TBD BRIAN JOWETT NO. REVISION DATE 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 01/20/2023 SUPPLEMENTAL DOC. & NOTES MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 T-1.2 TBD BRIAN JOWETT NO. REVISION DATE HOUSING CRISIS ACT COMPLIANCE FOR DEMOLITIONS FORM 2 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 1 3 CAL GREEN -RESIDENTIAL MANDATORY MEASURES L1 L2 L3 BAY ISLAND PORTION OF LOT 5, SECTION 34 NEWPORT BEACH, CALIFORNIA PARCEL 22 PARCEL 1 PARCEL 2 CL BAYISLAND N6 1 ° 3 9 ' 2 3 " W 5 6 . 3 0 ' N28°16'42"E 89.03' N36°11'09"E 94.8 5 ' BENCHMARK INFORMATION 22 B A Y I S L A N D NE W P O R T B E A C H , C A 9 2 6 6 1 TO P O G R A P H I C M A P 1 1 TITLE REPORT/EASEMENT NOTES 22 BAY ISLAND NEWPORT BEACH, CA 92661 NO TITLE REPORT PROVIDED LEGAL DESCRIPTION REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: PARCEL 22, BAY ISLAND, PORTION OF LOT 5, SECTION 34 NEWPORT BEACH, CALIFORNIA. LC EXISTING ELEVATION LEGEND ( ) FS FINISHED SURFACE CONCRETE SURFACE T.B.M.TEMPORARY BENCHMARK SET ON A SEWER MANHOLE RIM (SMH) ELEVATION = 13.35 FEET HU N T I N G T O N B E A C H , C A L I F O R N I A 9 2 6 4 6 PH O N E : ( 7 1 4 ) 4 8 8 - 5 0 0 6 F A X : ( 7 1 4 ) 3 3 3 - 4 4 4 0 A P E X L S I N C @ G M A I L . C O M PAUL D. CRAFT, P.L.S. 8516 DATE NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER EXPRESSED OR IMPLIED. LICENSE RENEWAL DATE 12/31/24 S TATEOF CALI F O R NIA PAUL D O M INICK C R A FT Exp. 12/31/24 No. 8516PROFESSIONALLAND S U R V EYOR FF FINISHED FLOOR GAS METERGM CENTERLINE TC TOP OF CURB CURB GRAPHIC SCALE SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE. SURVEYOR'S NOTES BLOCK WALL BRICK SURFACE NG NATURAL GROUND BENCHMARK NO: 1E-116-99 DESCRIBED BY OCS 2002 - FOUND 3 3/4" OCS ALUMINUM BENCHMARK DISK STAMPED "1E-116-99", SET IN THE NORTHWEST CORNER OF A 5.0 FT. BY 5.0 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED ALONG THE WESTERLY SIDE OF PALM STREET, 110 FT. NORTHERLY OF THE CENTERLINE OF BAY AVENUE AND 21 FT. WEST OF THE CENTERLINE OF PALM STREET. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEVATION: 7.587 FEET (NAVD88), YEAR LEVELED 2015 VICINITY MAP BFP BACK FLOW PREVENTOR IRRIGATION CONTROL VALVEICV SMH SEWER MANHOLE TW TOP OF WALL TE TRASH ENCLOSURE TC TOP OF CURB CURB GAS VALVEGV WIF WROUGHT IRON FENCE BASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF ISLAND AVENUE HAVING A BEARING OF N16°32'02"E PER RSB 183/456-46. LINE DATA LINE BEARING DISTANCE L1 N61°44'51"W 38.67' L2 N28°18'11"E 5.00' L3 N61°39'38"W 4.59' - FOUND EXISTING LEAD, TACK & TAG STAMPED LS2350 MONUMENT NOTES - FOUND EXISTING LEAD, TACK & TAG STAMPED LS3109 SEARCHED, FOUND NOTHING, SET NOTHING FOUND EXISTING MONUMENT AS NOTED HEREON GRASS SURFACE 1/6/2023 DN DN UP DN DN 1 2 2 5' BAY ISLAND L1 L2 L3 PARCEL 1 PARCEL 2 N28°16'42"E 89.03' N36°11'09"E 94.85' (12.28) FS (11.69) FS (11.76) FS (10.59) FS (10.46) FS (10.52) FS (10.28) FS(9.95) FS (9.17) FS (8.46) FS (7.88) FS (7.34) FS (7.38) FS (6.51) FS (6.46) FS (6.51) FS (6.36) FS (6.48) FS (6.57) FS (6.51) FS (6.96) FS(6.92) FS (6.85) FS (6.72) FS (7.02) FS (7.41) NG (7.23) NG (7.22) NG (6.73) FS (7.53) NG (10.22)TW (9.70)FS (10.59) FS (7.56) NG (10.48) FS (10.70) FS (11.22) FS (12.04) FS (12.26) FS (12.51) FS (37.28) RIDGE (7.53) NG (6.69) FS (6.71) FS (7.17) FS (7.08) FS (8.02) FS (9.44) FS (10.47) FS (10.86) FS (11.42) FS (12.34) FS (13.12) FS (13.31) FS (13.19) FS (12.67) FS (13.46) FS (11.98) NG (13.96)TC (13.43)FS (13.93)TC (13.36)FS (13.92)TC (13.21)FS (13.94)TC (13.17)FS (13.17)TC (13.06)FS (13.01)TC (12.46)FS (13.08)TC (12.70)FS (13.12)TC (12.68)FS (13.69)TC (13.23)FS (13.71)TC (13.36)FS (6.74) NG (9.41) NG (10.45) NG (13.54) SMH RIM (14.44) FF (14.72) FF (8.65)FS (6.68)FS (9.39)TW (8.86)FS 18" TREE EXISTING BUILDING METAL RING ICV ICV ICV ICV ICV ICV ICVGVBFP WOOD STAIRS CURB CURB CURB TE 24" PALM WIF WIF PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE CL UP ROOM 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. BAY ISLAND NEWPORT BAY 15' - 0" F.Y.S.B. 4' - 0" EASEMENT 2' - 6 " EASEMENT 5' - 0 " EASEMENT 5' - 0" R.Y.S.B. 18' - 0" ESMT. 2' - 6 " 1 1 1 1 2 2 3 4 5 5 6 6 77 7 7 7 EXISTING STRUCTURE -1 BAY ISLAND (NOT A PART) EXISTING STRUCTURE -2 BAY ISLAND (NOT A PART) 1 S.Y.S.B. 8' - 0 " S.Y.S.B. 5' - 0 " CL R . 10 ' - 3 3 / 4 " (20' MIN ) SLOPE PER CIVIL SLOPE PER CIVIL DN.DN. PLANTED AREA PLANTED AREA PLANTED AREA PLANTED AREA PLANTED AREA PLANTED AREA PLANTED AREA 5 5 8 CART PARKING DRIVEWAY SL O P E 2 % M I N . 9 9 9 45 ° 0 0 ' 0 0 " 38 . 3 9 ' N W 52° 45' 36"44.75' N E 45 ° 0 0 ' 0 0 " 56 . 2 0 ' N W 45° 00' 00"89.00'S W F.O.F. 3' - 7 1 / 4 " F.O.F. 6' - 6 3 / 8 " 10.00' F.F.11.00' F.F. 9 PLANTED AREA F.O.F. 5' - 0 " F.O . F . 8' - 6 " F.O.F. 8' - 0 " F.O.F. 18' - 0" EASEMENT 5' - 0 " S.Y.S.B. 6' - 0 " EASEMENT 5' - 0 " S.Y.S.B. 6' - 0 " 10.48' FS 10.70' FS 11.22' FS 11.76' FS 12.26' FS 12.04' FS 12.67' FS 10 11 12 13 1313 14151616 9.87' 7.66' NG 36" MAX ABV. F.F. 7.66' NG 13.00' T.O. COUNTER PLANTED AREA PLANTED AREA DN. PLANTED AREA PLANTED AREA SUNKEN FIREPIT DECK 8 8 8 8 TRASH SLOPE 2% MIN. OUTDOOR SHOWER SLOPE 2% MIN. CLR. 13' - 4" AWAY FROM THE BAY ISLAND PROPERTY LINE29' - 9 1/8" 7.58' T.O.S. 9.87' 10.05' T.W. 10.75' T.W. 11.50' T.W. 11.75' T.W. 13.00' T.W. 14.00' T.R. 14.78' T.W. 13.21' T.W. 17 10.47' FS 13.25' FS 7.41' NG 7.55' FF 10.00' F.F. 11.58' FS 8 8 18 SLOPE PER CIVIL EXISTING STRUCTURE -21 BAY ISLAND (NOT A PART) 8.69' T.W. 12.00' T.W. 12.00' T.W. 13.50' T.W. FRONT YARD "MINOR STRUCTURES" ENCOARCHMENT PER UP3618 BAY ISLAND CLUB OFFICIAL MAP NEW SINGLE FAMILY RESIDENCE APN: 048 040 02 PARCEL 22 PORTION OF LOT 5, SECTION 34 19 STEP PER CIVIL KITCHEN GREAT ROOM DINING PANTRY PWD. 1 C.C. FOYER CART GARAGE / GYM STOR. STAIRS BEDROOM 1 BATH 1 PT. A 12.46' FS PT. C 6.45' FS PT. 1A 10.48' FS PT. 1B 10.70' FS PT. 1C 11.22' FS PT. 1D 11.76' FS PT. 1E 12.46' FS PT. 1F 12.67' FS PT. 1G 10.47' FS PT. 1H 9.44' FS PT. 1J 7.17' FS PT. 1K 6.69' FS PT. B 11.98' NG PT. D 6.47' FS 7 9' - 8 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: SITE PLAN NOTESA ANNOTATION LEGENDB KEYNOTESC BRANDON ARCHITECTS 01/20/2023 ARCHITECTURAL SITE PLAN MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 A-0.0 TBD BRIAN JOWETT PROJECT NORTHTRUE NORTH 3/16" = 1'-0"1 ARCHITECTURAL SITE PLAN 1 BOUNDARY LINE 2 EASEMENT LINE 3 FRONT YARD SETBACK 4 REAR YARD SETBACK 5 SIDE YARD SETBACK 6 CENTERLINE OF STREET 7 FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED 8 (N.) HARDSCAPE - STONE PAVERS (AS SELECTED) 9 (E.) SIDEWALK / GOLF CART STREET - PROTECT IN PLACE 10 (E.) TREE TO REMAIN - PROTECT IN PLACE 11 (E.) SEWER M.H. TO BE RELOCATED AS NEEDED - (REF. SURVEY & CIVIL DWGS.) 12 (E.) GAS METER LOCATION TO BE RELOCATED - (REF. SURVEY & CIVIL DWGS.) 13 (E.) GOLF CART ACCESS PATH TO REMAIN - PROTECT IN PLACE 14 BBQ - VERIFY APPLIANCE W/. OWNER 15 BASE CABINET & COUNTER - BUILT-IN, FINISH AS SEL. 16 REFRIGERATOR - UNDER-COUNTER, PER I.D. & OWNER 17 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 18 BISON DECKING SYSTEM OVER WESTCOAT ALX WATERPROOFING SYSTEM PER ICC# EST - 2201, REF. MAT. SCHED. A/A-4.0. 19 FIREPIT - PROVIDE GAS STUB-OUT, REF. LAND. DWGS., VERIFY W/. OWNER PROJECT NORTHTRUE NORTH 1/8" = 1'-0"2 GRADE PLANE EXHIBIT NO. REVISION DATE PT 1A 10.48' PT 1B 10.70' PT 1C 11.22' PT 1D 11.76' PT 1E 12.46' PT 1F 12.67' PT 1G 10.47' PT 1H 9.44' PT 1J 7.17' PT 1K 6.69' 103.06 / 10 GRADE PLANE = 10.31' AVG. SLOPE (PT A -PT C) (12.46' -6.45') / 79.72' = 7.5% SLOPE EXISTING STRUCTURE (TO BE DEMOLISHED) NEWPORT BAY EXISTING DECK ABOVE (TO BE DEMOLISHED) B A-0.2 B A-0.2 B A-0.2 1 2 3 4 5 5 6 6 6 7 8 92 10 EXISTING STRUCTURE -1 BAY ISLAND (NOT A PART) EXISTING STRUCTURE -2 BAY ISLAND (NOT A PART) EXISTING STRUCTURE -21 BAY ISLAND (NOT A PART) 1. SITE TO BE FENCED ON ALL SIDES. 2. EXISTING SQUARE FOOTAGE OF BUILDING IS 3,3662 S.F. 3. EXISTING BEDROOM COUNT IS SIX (6). 4. ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST. 5. SEWER LINE SHALL BE CAPPED. 6. ALL BASEMENT FILL (IF APPLICABLE) SHALL BE CLEAN AND UNIFORM. 7. STREETS AND SIDEWALKS ARE TO REMAIN CLEAR AND CLEAN. 8. PEDESTRAIN CANOPY PROTECTION REQUIRED IF DEMOLITION WITHIN 10 FEET OF PUBLIC SIDEWALK. 9. INSTALL GRAVELBAGS, 2 BAGS HIGH (SE-6) AROUND THE PERIMETER OF THE PROPERTY. 10. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15. 11. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30%. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50%. 12. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. 2 B A G S M I N . 1' M I N . H T . P.L. SU B J E C T P R O P E R T Y ELEVATION SECTION NOTE: GRAVEL BAGS PLACED PER DETAIL BELOW ARE MIN. REQUIREMENT & ADDITIONAL BAGS SHOULD BE PLACED AT THE DESCRETION OF THE GENERAL CONTRACTOR & DEMO CONSULTANT IN RESPONSIBLE CHARGE. 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 01/20/2023 DEMO PLAN MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 A-0.2 TBD BRIAN JOWETT PROJECT NORTHTRUE NORTH 3/16" = 1'-0"1 DEMO PLAN 1 OUTLINE OF EXISTING STRUCTURE - TO BE REMOVED 2 (E.) TREE - TO BE REMOVED. 3 (E.) GAS METER LOCATION TO BE RELOCATED - (REF. SURVEY & CIVIL DWGS.) 4 (E.) SEWER M.H. TO BE RELOCATED AS NEEDED - (REF. SURVEY & CIVIL DWGS.) 5 (E.) SITE BLOCK WALL - TO BE REMOVED 6 (E.) SITE STAIRS - TO BE REMOVED 7 (E.) TRASH ENCLOSURE - TO BE REMOVED 8 (E.) FOUNTAIN - TO BE RETURNED TO HOA 9 (E.) CURB - TO BE REMOVED 10 (E.) TREE TO REMAIN - PROTECT IN PLACE SAND BAG DETAIL DEMO PLAN NOTES NO. REVISION DATE UP UP DN DN 1876 SF FIRST FLOOR 279 SF CART GARAGE 590 SF DECK A1 A4 A6 A9 A8 FIRST FLOOR AREA CALCULATIONS A1 22' -10 1/4" x 34' -1 7/8" = 780.61 S.F. A2 6' -10 1/8" x 1' -4 3/4" =9.55 S.F. A3 16' -4 1/8" x 6' -9 1/4" =110.66 S.F. A4 15' -7 5/8" x 24' -9 3/4" =387.95 S.F. A5 8' -9 1/2" x 9' -10 3/8" = 86.73 S.F. A6 9' -6 1/8" x 16' -0 3/8" = 152.46 S.F. A7 10' -0 1/4" x 12' -3 1/8" =122.86 S.F. A8 14' -8 3/8" x 15' -3 5/8" =224.91 S.F. FIRST FLOOR LIVING AREA = 1,875.73 S.F. A9 9' -3 1/8" x 12' -6 3/8" =116.04 S.F. A10 14' -8 7/8" x 11' -0 3/8" = 162.6 S.F. CART GARAGE AREA =278.64 S.F. A11 6' -5 3/8" x 28' -10" =185.91 S.F. A12 12' -6 5/8" x 32' -2" =403.76 S.F. FIRST FLOOR OUTDOOR AREA =589.67 S.F. A10 6' - 5 3/8"12' - 6 5/8"22' - 10 1/4"16' - 4 1/8" A2 6' - 10 1/8" 1' - 4 3 / 4 " 34 ' - 1 7 / 8 " A3 A5 A7 6' - 9 1 / 4 " 24 ' - 9 3 / 4 " 15' - 7 5/8"9' - 6 1/8"9' - 3 1/8"14' - 8 7/8" 16 ' - 0 3 / 8 " 9' - 1 0 3 / 8 " 12 ' - 6 3 / 8 " 12 ' - 3 1 / 8 " 8' - 9 1/2" 10' - 0 1/4"14' - 8 3/8" 32 ' - 2 " 28 ' - 1 0 " A11 A12 2063 SF SECOND FLOOR 40 SF BALCONY #3 40 SF BALCONY #2 128 SF MASTER BALCONY B1 B2 B3 B4 B5 5' - 0"22' - 10 1/4"16' - 4"8' - 3"9' - 9 1/2"14' - 9 1/4"4' - 0" 34 ' - 2 " SECOND FLOOR AREA CALCULATIONS B1 22' -10 1/4" x 34' -2" = 780.85 S.F. B2 16' -4" x 31' -7" = 515.86 S.F. B3 8' -3" x 16' -4" = 134.75 S.F. B4 9' -9 1/2" x 24' -9 1/2" = 242.75 S.F. B5 14' -9 1/4" x 26' -4" = 388.97 S.F. SECOND FLOOR LIVING AREA = 2,063.18 S.F. B6 5' -0" x 25' -7" = 127.92 S.F. B7 4' -0" x 10' -0" = 40 S.F. B8 4' -0" x 10' -0" = 40 S.F. SECOND FLOOR OUTDOOR AREA = 207.92 S.F. B6 B7 B8 25 ' - 7 " 10 ' - 0 " 10 ' - 0 " 31 ' - 7 " 16 ' - 4 " 24 ' - 9 1 / 2 " 26 ' - 4 " 219 SF ROOF DECK 50 SF MECH WELL 337 SF THIRD FLOOR 13' - 4 1/4"6' - 7 3/4"8' - 10 1/2"4' - 10"2' - 4 1/2" 14 ' - 0 1 / 2 " 4' - 8 " 6' - 3 " C1 C2 C3 THIRD FLOOR AREA CALCULATIONS C1 6' -7 3/4" x 14' -0 1/2" = 93.32 S.F. C2 8' -10 1/2" x 14' -9" = 130.91 S.F. C3 4' -10" x 10' -11" = 52.76 S.F. C4 2' -4 1/2" x 4' -8" = 11.08 S.F. C5 7' -2 1/2" x 6' -9 1/4" = 48.81 S.F. THIRD FLOOR LIVING AREA = 336.88 S.F. C6 13' -4 1/4" x 16' -5 1/8" =219.37 S.F. C7 2' -4 1/2" x 6' -3" = 14.84 S.F. C8 3' -3" x 10' -8" = 34.67 S.F. THIRD FLOOR FLAT ROOF AREA =268.88 S.F. C5 C6 10 ' - 1 1 " 6' - 9 1 / 4 " C7 C4 C816 ' - 5 1 / 8 " 7' - 2 1/2"3' - 3" 14 ' - 9 " 10 ' - 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 01/20/2023 AREA PLANS MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 A-0.3 TBD BRIAN JOWETT NO. REVISION DATE 3/16" = 1'-0"1 FIRST LEVEL AREA PLAN 3/16" = 1'-0"2 SECOND LEVEL AREA PLAN 3/16" = 1'-0"3 THIRD LEVEL AREA PLAN PR E C I S E G R A D I N G P L A N FO R P R O P O S E D R E S I D E N C E 22 B A Y I S A L N D NE W P O R T B E A C H , C A 9 2 6 6 1 JOB NO. DATE SHEET NO. REVISIONS 22071 NO.REVISION DATE SHEET NO. OF 3 1/12/2023 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G: \ P r o j e c t s \ 2 2 0 7 1 2 2 B a y I s l a n d , N B \ D W G \ 2 2 0 7 1 . G R A D I N G . d w g 1 C1 TI T L E S H E E T NO SCALE 1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2.DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE. 3.SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD. 4.WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. 5.NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6.THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7.PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8.APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9.CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10.HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11.POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPE AREAS. 12.FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13.ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS. 14.NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TO ENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALL BE REMOVED FROM THE SITE. GENERAL NOTES VICINITY MAP CITY OF NEWPORT BEACH, CALIFORNIA COUNTY OF ORANGE C1 TITLE SHEET C2 GRADING PLAN C3 CONSTRUCTION POLLUTION PREVENTION PLAN SHEET INDEX 22 BAY ISLAND NEWPORT BEACH, CA 92661 APN: 048-040-02 PRECISE GRADING PLAN CIVILSCAPES ENGINEERING, INC CONTACT: WILL ROLPH 28052 CAMINO CAPISTRANO, STE 213 LAGUNA NIGUEL, CA 92677 949.464.8115 EMAIL:will@civilscapes.com CIVIL ENGINEER 1.CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 2.NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALL BE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THE SITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIR DISCOVERY. 3.EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANS ARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FOR CONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALL DEVELOP OWN QUANTITIES FOR BIDDING PURPOSES. 4.A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/OR GEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THE RESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERING DOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTER CONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES. 5.ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN AND PER SEPARATE PLAN AND PERMIT. 6.REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS. 7.CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, AND DOWNSTREAM DRAIN. 8.TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY. 9.TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE, HUNTINGTON BEACH, CA. PHONE: 714-488-5006. 10.VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OF ANY CONFLICTS PRIOR TO CONSTRUCTION. 11.NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES OR STRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANY CONFLICTS. 12.EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW: 13.PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH AT LEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT. CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURAL ENGINEER FOR EXACT SLAB RECOMMENDATIONS. 14.A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 15.AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 16.ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 17.ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 18.EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE. 19.REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB. REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED. 20.REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATION REMOVALS AND COMPACTION REQUIREMENTS. 21.PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER. 22.INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATION INSTRUCTIONS. 23.UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODE AND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BY PLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION. 24.CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATION INSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED. 26.CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFY ENGINEER OF ANY DISCREPANCIES. 27.ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY. NOTES TO OWNER, CONTRACTOR, & ARCHITECT EARTHWORK QUANTITIES 1.GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2.FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 3.ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4.AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5.FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6.ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. 7.ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8.THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 9.ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 10.THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT. 11.ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL. 12.WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 13.THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 14.THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 15.NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. GRADING NOTES 1.ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPON STARTING OPERATIONS, AND PERIODICALLY THEREAFTER. 2.SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BE IMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ON AND RUN-OFF. 3.GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN IS IMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON. 4.MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BE USED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNER THAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATED RUN-OFF FOR TREATMENT AND DISPOSAL. EROSION CONTROL NOTES SITE ADDRESS: 22 BAY ISLAND, NEWPORT BEACH APN:048-040-02 GENERAL PLAN LAND USE: RM-D MULTIPLE RESIDENTIAL DETACHED ZONING DISTRICT: RM MULTIPLE RESIDENTIAL COASTAL ZONE: YES SITE DATA: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. CC&R'S 1.PRIOR TO PERFORMING AND WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 2.A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLE TO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THE CONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGE OR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY. 3.AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. 4.CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLIC RIGHT-OF-WAY. 5.ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUM GROWTH CHARACTERISTIC OF 36-INCHES. 6.ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY. PUBLIC WORKS NOTES ARCHITECT BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 RAW CUT 105 CUBIC YARDS RAW FILL 190 CUBIC YARDS NET 85 CUBIC YARDS (IMPORT) NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE GRADING. APEX LAND SURVEYING, INC. HUNTINGTON BEACH, CA 92646 714.488.5006 SURVEYOR CONTRACTOR'S NOTE: CONTRACTOR SHALL, USE 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. PROOF OF CERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE. PROJECT SITE22 BAY ISLAND L1 L2 L3 PARCEL 1 PARCEL 2 BAYISLAND N6 1 ° 3 9 ' 2 3 " W 5 6 . 3 0 ' N28°16'42"E 89.03' N36°11'09"E 94. 8 5 ' R @0' - 6"2 R @0' - 7 1/2"18 PROPOSED RESIDENCE FF=10.00FF = 1 0 . 0 0 FS = 9 . 7 5 (12.37)FS 7.56FS,BOT FS = 9 . 6 6 (13.19)FS,JOIN (13.30)FS,JOIN (11.45)FS(11.31)FS (11.58)FS EXISTING PORTION OF WALKWAYTO BE REGRADED PER SEPARATEPLAN AND PERMIT PROPERTY LINE PROPERTY LINE PROPERTY LINE EXISTING WALKWAYTO REMAIN EXISTING WALKWAYTO REMAIN (13.14)FS,JOIN EXISTING WALKWAYTO REMAIN EXISTING WALKWAYTO REMAIN (13.09)FS12.85FG 6" STEPS(2 EACH) 6-1/2" STEPS(4 EACH) 4 3 2.0% 2.0% 1 (11.11)FS 8.78FS (10.25)FS,JOIN (10.28)FS,JOIN (9.26)FS 9.07GFF9.01FS (9.52)FS 8.78FS (9.35)FS (7.00)FS,JOIN (6.92)FS,JOIN 7.22FS 7.34FS 7.44FS 7.58FS 7.33FS 7.34FS 7.59FS7.47FS 7.53FL 8.72FL,GB 5.7% 2.0% 2.0% 2.0% 2.0% 4.4% 2%2% 2%2% EXISTING PORTION OF WALKWAYTO BE REGRADED PER SEPARATEPLAN AND PERMIT EXISTING WALKWAYTO REMAIN EXISTING WALLTO BE REMOVED EXISTING WALLTO BE REMOVED 11.00FF10.96FS1/2"STEP (12.67)FS 11.50TW 10.75TW 10.75TW(10.5)FS(7.6)NG 11.75TW 13.00TW 14.78TW9.75FS,TOP 11.57FS10.99FS7"STEP 2. 0 % 2.0% TG = 9 . 5 2 9.55FS,TOP 10.05TW7.58FS7.54FG 7.66FG 7.67FS,BOT 7-1/2" STEPS(3 EACH) 2.0% 7.58FS7.54FG 7.58FS7.54FG 7.70FSFIREPIT 9.75FS (10.5)FS 9.75FS 9.60FS9.56FG 9.60FS9.56FG 2. 0 % 2. 0 % 9.75FS,BOT 10.92FS,TOP 2. 0 % 1. 0 % GFF=11.32 GFF=11.43 TG=11.28 (12.30)FS (11.55)FS 10 % (12.03)FS 11.45GFF11.00FF5-3/8"STEP GFF=11.45 11.32GFF11.28TG1/2"STEP 3. 6 % 11.28FS 2. 3 % 2.0 % 11.18TG10.68INV 2.0% 2.0% (10.7)FS 2.0 % 9.47TG7.85INV 10.66TG7.96INV 10.82FG 2.0 % 10.93FG11.67TS 11.67TS11.25TS 11.50TG 12.75TG9.95INV 13.25FS 10.99FS 10.86TG9.80INV 11.03FS,BOT 10.80TG9.90INV 11.91TG 12.03FS,TOP 12.53FS12.03FS6"STEP 12.49FG 12.52FG 12.86FS12.82FG 12.36TG10.18INV 12.70TG 12.60TG 12.25TG10.46INV 2.0% 2.0% 2.0% 14.78TW12.30FG 5.0% 12.80FS12.73FG 12.86FS12.82FG 12.80FS12.73FG 12.78TG10.31INV 1. 0 % 3. 5 % 7.3% 5.0% 9.45TG7.65INV 10.75TW7.70FG 9.45TG8.05INV 13.21TW9.50FG 1 1 1 1 1 1 1 2 3 3 3 3 3 3 3 3 4 4 4 5 55 11.67TS 11.67TS 12.67TS 12.67TS13.50TS 13.50TS 11.67TS 11.67TS11.67TS 5 5 5 5 5 5 5 55 6 7 8 8 8 8 88 8 8 8 8 8 9 8 9 9.65FG 9.55FG 12.90FG 13.00TW 3 FF=11.00 (7.18)FS 10.05TW7.54FG 13.21TW11.18FS 9 9.47TG7.74INV8 12.60FS 2.0 % 6 2. 0 % L1 L2 L3 PARCEL 1 PARCEL 2 ISLAND N6 1 ° 3 9 ' 2 3 " W 5 6 . 3 0 ' N28°16'42"E 89.03' N36°11'09"E 94 . 8 5 ' R @0' - 6"2 R @0' - 7 1/2"18 PROPOSED RESIDENCE FF=10.00 OUTLET STORM DRAINTHROUGH WALL 8.78FS (10.25)FS,JOIN (10.28)FS,JOIN (9.26)FS 9.07GFF9.01FS (9.52)FS 8.78FS (9.35)FS (7.00)FS,JOIN (6.92)FS,JOIN 7.22FS 7.34FS 7.44FS 7.58FS 7.33FS 7.34FS 7.59FS7.47FS 7.53FL 8.72FL,GB 5.7% 2.0% 2.0% 2.0% 2.0% 4.4% 2%2% 2%2% 11.18TG10.68INV 9.47TG7.85INV 10.66TG7.96INV 11.50TG 12.75TG9.95INV 10.86TG9.80INV 10.80TG9.90INV 11.91TG 12.36TG10.18INV 12.70TG 12.60TG 12.25TG10.46INV 12.78TG10.31INV 9.45TG7.65INV 7.93INV 9.63INV,GB 10.75TW7.60INV7.50FG 9.45TG8.05INV S=0.01 S=0.01 S=0.01 S=0.01 S= 0 . 0 1 S= 0 . 0 1 S= 0 . 0 1 S=0.01 7 8 8 8 8 88 8 8 8 8 8 9 8 9 10 10 10 10 10 10 111111 11 11 11 11 11 11 14 14 OUTLET SUBDRAIN TOSTORM DRAIN SYSTEM 15 15 15 15 15 FF=11.00 9 9.47TG7.74INV8 2 C2 GR A D I N G P L A N PR E C I S E G R A D I N G P L A N FO R P R O P O S E D R E S I D E N C E 22 B A Y I S A L N D NE W P O R T B E A C H , C A 9 2 6 6 1 JOB NO. DATE SHEET NO. REVISIONS 22071 NO.REVISION DATE SHEET NO. OF 3 1/12/2023 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G: \ P r o j e c t s \ 2 2 0 7 1 2 2 B a y I s l a n d , N B \ D W G \ 2 2 0 7 1 . G R A D I N G . d w g CONSTRUCTION NOTES HARDSCAPE PER ARCHITECT'S PLAN. DRIVEWAY PER ARCHITECT'S PLAN. PLANTER AREA PER ARCHITECT'S PLAN. WALL OR FENCE PER ARCHITECT'S PLAN. CONSTRUCT CONCRETE STEMWALL PER STRUCTURAL PLAN AND DETAIL HEREON. CONSTRUCT FLOWLINE PER DETAIL HEREON. 6-INCH WIDE NDS TRENCH DRAIN W/ TRAFFIC RATED GRATE. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL ON SHEET C3. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL ON SHEET C3. FURNISH & INSTALL 4-INCH SCH-40 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIRED JOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILS REPORT. CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL HEREON. OTHERWISE OUTLET TO SPLASHBLOCK IN DIRECTION OF FLOW. IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD-502-L. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT. FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER. REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OF NEWPORT BEACH STANDARD DRAWING STD-406-L. CONSTRUCT 15 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL HEREON. FURNISH & INSTALL 4-INCH PERFORATED PVC SUBDRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIRED JOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILS REPORT. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 TOP OF WALL FINISHED SURFACE FLOW LINE FINISHED GRADE GRADE BREAK HIGH POINT LEGEND INVERT TOP OF GRATE FINISHED FLOOR ELEVATION TW FS FL FG GB HP INV TG FF TOP OF COPING OR TOP OF CURBTC GARAGE FINISHED FLOORGFF PROPERTY LINE AND LIMIT-OF-WORK OR EXISTING ELEVATION; CONTRACTOR SHALL FIELD VERIFY ELEVATIONS PRIOR TO CONSTRUCTION AND REPORT ANY DISCREPANCIES TO CIVILSCAPES ENGINEERING102.6 (102.6) EXISTING GRADEEG EXISTING SPOT ELEVATION( ) PROPOSED WALL TOP OF RETAINING WALLTRW TOP OF SLOPETOP TOP OF RAILINGTR TOP OF STEMWALLTS BUILDING STEMWALL ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. *** ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. **** *** **** 1.CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORING AND/OR UNDERPINNING. 2.CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THE GEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING. TRENCH AND EXCAVATION NOTE ANY CHANGES TO THE HARDSCAPE/LANDSCAPE MUST BE INDICATED ON A REVISED PRECISE GRADING PLAN, APPROVED BY THE CITY, AND MAY TRIGGER A WATER QUALITY MANAGEMENT PLAN (WQMP) CONSISTENT WITH THE MODEL WQMP, EXHIBIT 7.II. WQMP NOTE CONRETE HARDSCAPE PERMEABLE GRASSPAVE2 SURFACE “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. PROOF OF CERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE.” 30-DAY NOTICE TO EXCAVATE 3-INCH PVC DOWNSPOUT DRAIN PIPE PER STORM DRAIN PLAN 4-INCH ELBOW 1/4 BEND 4-INCH PVC RISER WITH DOWNSPOUT INSIDE RISER PIPE CLAMPS AROUND RISER PIPE (TYP) PROP. BUILDING WALL DOWNSPOUT CONNECTION DETAIL NO SCALE11 GRADING PLAN SCALE: 1" = 8' STORM DRAIN PLAN SCALE: 1" = 8' FL PERPLAN 2% MIN. HARDSCAPE/LANDSCAPE PER PLAN 2% MIN. FLOWLINE DETAIL NO SCALE6 FINISHED FLOOR/ADJACENT GRADE DETAIL NO SCALE FINISHED SURFACE FINISHED FLOOR FINISHED GRADE FINISHED FLOOR ** **CONSTRUCT STEM WALL AS NECESSARY TO PROVIDE MINIMUM SEPARATION DISTANCE BETWEEN WOOD SHEATHING AND SURFACE PER 2016 CRC SECTION R317.1. FOUNDATIONS WITH STEM WALLS SHALL HAVE ONE NO. 4 BAR WITHIN 12 INCHES FROM TOP OF WALL AND ONE NO. 4 BAR LOCATED 3 TO 4 INCHES FROM BOTTOM OF FOOTING (MINIMUM) PER 2019 CRC SECTION R403.1.3.1. REFER TO STRUCTURAL DRAWINGS FOR DETAILS. ** ****** *VERTICAL DISTANCE PER 2019 CRC SECTION R317.1 MAY BE REDUCED PROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOOD SHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS ARE MADE OF NATURAL DURABLE OR PRESERVATIVE-TREATED WOOD IN ACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS *** MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PER 2019 CRC SECTION R401.3. CONTRACTOR SHALL NOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS. 5 L1 L2 L3 PARCEL 1 PARCEL 2 ISLAND N6 1 ° 3 9 ' 2 3 " W 5 6 . 3 0 ' N28°16'42"E 89.03' N36°11'09"E 94. 8 5 ' R @0' - 6"2 R @0' - 7 1/2"18 PROPOSED RESIDENCE FF=10.00 FF=11.00 FA C E O F P R O P . B L D G W A L L FF=11.00 P/L SECTION A-A SCALE: 1"=4' EXISTING GROUND 12.67TS 11.93FG 12.03FS 13.00TW 13.00TW 12.90FG (12.09)FS FA C E O F P R O P . B L D G W A L L FF=11.00 P/L EXISTING BUILDING (ADJACENT NEIGHBOR) (11.55)FS EXISTING WALKWAY TO REMAIN SECTION B-B SCALE: 1"=4' EXISTING GROUND 11.32GFF11.28TGFA C E O F P R O P . G A R A G E D O O R 11.43GFF1.0%3.6% FA C E O F P R O P . B L D G W A L L FF=11.00 EXISTING GROUND 13.50TS12.83FS 12.78TG 12.83FS 13.25FS,JOIN12.80FS12.66FL 2.0%5.0% P/L EXISTING WALKWAY TO REMAIN SECTION C-C SCALE: 1"=4' 3 C3 CO N S T R U C T I O N P O L L U T I O N P R E V E N T I O N P L A N PR E C I S E G R A D I N G P L A N FO R P R O P O S E D R E S I D E N C E 22 B A Y I S A L N D NE W P O R T B E A C H , C A 9 2 6 6 1 JOB NO. DATE SHEET NO. REVISIONS 22071 NO.REVISION DATE SHEET NO. OF 3 1/12/2023 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G: \ P r o j e c t s \ 2 2 0 7 1 2 2 B a y I s l a n d , N B \ D W G \ 2 2 0 7 1 . G R A D I N G . d w g 1.CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITH CASQA BMP WM-8. 2.ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. 3.SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING AN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND. 3.APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUES SHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. NOTES: GRAVEL BAG DETAIL NO SCALEA EROSION CONTROL CONSTRUCTION NOTES INSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6 INLET PROTECTION PER DETAIL HEREON A B AREA DRAIN INLET PROJECTION NO SCALE B A A A A NDS SPEE-D BASIN DETAIL NO SCALE98 2% MIN 3/4" CRUSHED ROCK OR APPROVED EQUAL (REVIEW GEOTECHNICAL RECOMMENDATIONS IN THE SOILS REPORT TO VERIFY) DRAIN PIPE PER PLAN COMPACTED BACKFILL PER GEOTECHNICAL RECOMMENDATIONS COMPACTED BEDDING PER GEOTECHNICAL RECOMMENDATIONS NATIVE OR RE-COMPACTED SUBGRADE 4" MIN 4" MIN 4" M I N NDS #101 OR #201 SPEE-D BASIN OR APPROVED EQUAL NDS #66 - 6" DRAIN RISER PIPE (LENGTH AS REQUIRED) OR APPROVED EQUAL VA R I E S 2% MIN NDS ATRIUM OR FLAT GRATE TG ELEV PER PLAN INV ELEV PER PLAN SLOPE PER PLAN LANDSCAPING OR PAVERS 3" COVER MINIMUM 4" DIA. PERFORATED PVC DRAIN PIPE W/ PERFORATIONS AT BOTTOM 3/4" CRUSHED ROCK WRAP SIDES AND BOTTOM OF TRENCH WITH FILTER FABRIC; PROVIDE 4" MINIMUM OVERLAP AT TOP OF TRENCH PERFORATED DRAIN PIPE AND TRENCH NO SCALE14 B B B B B B BB BB B B B B B B 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 01/20/2023 3D VIEWS MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 A-1.0 TBD BRIAN JOWETT NO. REVISION DATE 1 AXONOMETRIC - N 2 AXONOMETRIC - E 3 AXONOMETRIC - S 4 AXONOMETRIC - W DN UP A-4.1 A-4.0 A-4.03A-4.1 1 1 2 1 A-5.0 1 A-5.0 3 A-5.0 3 A-5.0 2 A-5.0 2 A-5.0 PANTRY KITCHEN DININGGREAT ROOM ENTRY CL R . 10 ' - 3 3 / 4 " F.Y.S.B. 4' - 0" R.Y.S.B. 18' - 0" S.Y.S.B. 8' - 0 " S.Y.S.B. 5' - 0 " SL O P E 2% M I N . SLOPE PER CIVIL NOTE: PROVIDE MIN. (1) LAYER 5/8" MOLD TOUGH VHI FIRECODE 'X' BD. TO INSDIE FACE OF ALL GARAGE WALLS 10.00' F.F.11.00' F.F.11.00' F.F. S.Y.S.B. 6' - 0 " S.Y.S.B. 6' - 0 " R @ 0' -6"2 CART GARAGE / GYM BEDROOM 1 STAIRS STOR. FOYER BATH 1 PWD. 1 1 1 1 1 2 2 2 2 3 4 5 6 6 6 7 8 9 10 11 11 CLR. 30" MIN. 12 4 1 2 3 4 5 6 7 8 23 9 10 10 11 8 13 14 1516 16 1616 16 16 16 16 16 17 12 1618 19 18 18 R @ 0' -7 1/2"18 9 13 1214 5 6 7 C.C. CLR. 13' - 4" 14.00' T.W. 11 1 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. 8/AD-1.0 1-HR RATED INT CONDITION -REF. DTLS. 8/AD-1.0 1-HR RATED EXT CONDITION -REF. DTLS. 12/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 CMC 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 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 01/20/2023 FIRST LEVEL FLOOR PLAN MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 A-2.0 TBD BRIAN JOWETT 1/4" = 1'-0"1 FIRST LEVEL FLOOR PLAN 1 BOUNDARY LINE 2 SIDE YARD SETBACK 3 FRONT YARD SETBACK 4 REAR YARD SETBACK 5 RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 6 EASEMENT LINE 7 PROVIDE FLOOR DRAIN IN LAUNDRY ROOM 8 ENCLOSED USEABLE SPACE UNDER STAIRWAY USE 5/8" TYPE 'X' GYP. BD. FINISH TYP. (1/2" MIN.) (CRC R302.7) 9 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1) 10 DEPRESS STRUCTURE FOR FLUSH SHOWER CONDITION - COORD. WITH I.D. & GENERAL CONTRACTOR, REF. STRUCT. DWGS. 11 GARAGE DOOR - RATED, 1-3/8" SOLID CORE, SELF-CLOSING AND SELF-LATCHING. REF. DOOR SCHEDULE 12 WATER HEATER - TANK-LESS - SIZE PER T-24 REPORT REF. DTL. 1/AD-1 - VERIFY SIZE REQ'D. W/. MFG. (PROVIDE ADEQUATE N.G. CONN.) 13 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFG.) - VENT TO OUTDOOR AIR 14 KITCHEN EXHAUST HOOD TO VENT TO EXT. - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFG. INSTRUCTION 15 WINDOW TO MEET EGRESS REQUIREMENTS - REF. DOOR AND WINDOW NOTES, SHT. A-7.0 16 DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 17 KITCHEN ISLAND - BASE CABINET, COUNTER, AND APPLIANCES PER I.D - VERIFY SIZE W/. I.D. & OWNER 18 DRAIN LINE - IN WALL/FROM DECK/ROOF ABV. PROVIDE DRAIN SWEEP(ELBOW JOINT) PER CIVIL DWG'S., PRIOR TO POURING SLAB. VERIFY LOC'N. W/. SITE DRAINAGE & COORD. W/. CIVIL 19 FIREPLACE - PREFABRICATED, GAS ONLY, 'FLARE - FF-50H ' [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.) NO. REVISION DATE UP DN A-4.1 A-4.0 A-4.03A-4.1 1 1 2 1 A-5.0 1 A-5.0 3 A-5.0 3 A-5.0 2 A-5.0 2 A-5.0 BEDROOM 2 BEDROOM 3 W.I.C. BATH 4 STUDY PRIMARY BEDROOM PRIMARY CLOSET W/C BUNK ROOMBATH 3 BATH 2 PRIMARY BATH BALCONY 2 BALCONY 3 PRIMARY BALCONY 30" MIN. CLR. 3' - 0" F.Y.S.B. 4' - 0" R.Y.S.B. 18' - 0" S.Y.S.B. 8' - 0 " S.Y.S.B. 5' - 0 " SLOPE 2% MIN. SLOPE 2% MIN. SLOPE 2% MIN. 1 S.Y.S.B. 6' - 0 " S.Y.S.B. 6' - 0 " 22.26' F.F. 22.26' F.F. CLR. 30" MIN. CLR. 30" MIN. CLR. 30" MIN. 1 1 1 2 34 5 3 4 4 6 6 7 8 8 9 8 8 8 8 9 6 7 8 8 9 7 24 23 25 26 27 15 14 19 16 18 3031 24 23 2221 20 18 25 23 24 23 24 8 10 10 10 10 11 11 11 12 CLR. 30" MIN. 81314 14 15 16 2526 28 2729 15 16 17 19 17 2 22 2 1 20 21 30" MIN. CLR. 3' - 0" 30" MIN. CLR. 3' - 0 " 30" MIN. CLR. 3' - 4 3 / 4 " 12 13 MAX 5' - 0" MAX 4' - 0" 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. 8/AD-1.0 1-HR RATED INT CONDITION -REF. DTLS. 8/AD-1.0 1-HR RATED EXT CONDITION -REF. DTLS. 12/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 CMC 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 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 01/20/2023 SECOND LEVEL FLOOR PLAN MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 A-2.1 TBD BRIAN JOWETT 1/4" = 1'-0"1 SECOND LEVEL FLOOR PLAN 1 BOUNDARY LINE 2 FRONT YARD SETBACK 3 EASEMENT LINE 4 SIDE YARD SETBACK 5 REAR YARD SETBACK 6 EXTERIOR GUARDRAIL, WROUGHT IRON - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 7 DECK DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 8 DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 9 WINDOW TO MEET EGRESS REQUIREMENTS - REF. DOOR AND WINDOW NOTES, SHT. A-7.0 10 DEPRESSED SLAB FOR ELEVATOR - 12". COORD. WITH ELEVATOR MFG. & G.C., REF. STRUCT. DRAWINGS 11 BISON DECKING SYSTEM OVER WESTCOAT ALX WATERPROOFING SYSTEM PER ICC# EST - 2201, REF. MAT. SCHED. A/A-4.0. 12 CEILING FRAMING - REF. STRUCT. 13 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 14 DRAIN LINE - IN WALL/FROM DECK/ROOF ABV. PROVIDE DRAIN SWEEP(ELBOW JOINT) PER CIVIL DWG'S., PRIOR TO POURING SLAB. VERIFY LOC'N. W/. SITE DRAINAGE & COORD. W/. CIVIL 15 JULIET WROUGHT IRON BALCONY, ARCH. TO APPROVE. REF. STRUCT FOR CONNECTION 16 FIREPLACE - PREFABRICATED, GAS ONLY, 'FLARE - FF-50H ' [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.) NO. REVISION DATE DN 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. 8/AD-1.0 1-HR RATED INT CONDITION -REF. DTLS. 8/AD-1.0 1-HR RATED EXT CONDITION -REF. DTLS. 12/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 CMC 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 A-4.1 A-4.0 A-4.03A-4.1 1 1 2 1 A-5.0 1 A-5.0 3 A-5.0 3 A-5.0 2 A-5.0 2 A-5.0 PWD. 2 MECH. WELL MECH. ROOF DECK F.Y.S.B. 4' - 0" THIRD FLOOR STRUCTURE SETBACK 15' - 0" THIRD FLOOR STRUCTURE SETBACK 15' - 0" R.Y.S.B. 18' - 0" 4' - 0 " S.Y.S.B. 8' - 0 " 4' - 0 " S.Y.S.B. 5' - 0 " SLOPE 2% MIN.SLOPE 2% MIN. FLAT ROOF SETBACK 8' - 0" TH I R D F L O O R ST R U C T U R E SE T B A C K 4' - 0 " 4' - 0 " FLAT ROOF SETBACK 8' - 0 " FLAT ROOF SETBACK 8' - 0" FLAT ROOF SETBACK 8' - 0 " FLAT ROOF SETBACK 8' - 0 " TH I R D F L O O R ST R U C T U R E SE T B A C K TH I R D F L O O R ST R U C T U R E SE T B A C K S.Y.S.B. 6' - 0 " S.Y.S.B. 6' - 0 " TH I R D F L O O R ST R U C T U R E SE T B A C K 32.52' F.F. 1 1 1 1 2 3 4 5 3 4 29 28 6 6 6 6 6 6 6 32.22' T.O.S. FLAT ROOF SETBACK 8' - 0 " 6 6 6 66 7 830 32 3433 35 36 37 9 9 10 10 11 12 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 01/20/2023 THIRD LEVEL FLOOR PLAN MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 A-2.2 TBD BRIAN JOWETT 1 BOUNDARY LINE 2 REAR YARD SETBACK 3 EASEMENT LINE 4 SIDE YARD SETBACK 5 FRONT YARD SETBACK 6 DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 7 BISON DECKING SYSTEM OVER WESTCOAT ALX WATERPROOFING SYSTEM PER ICC# EST - 2201, REF. MAT. SCHED. A/A-4.0. 8 WESTCOAT ALX WALKING DECK AND ROOF COVERING SYSTEM RATED CLASS' A' ASSEMBLY PER ICC# ESR -2201, REF. MAT. SCHED. A/A-4.0. 9 FABRIC AWNING AS SELECTED, ARCH. TO APPROVE 10 DECK DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 11 BBQ - VERIFY APPLIANCE W/. OWNER 12 REFRIGERATOR - UNDER-COUNTER, PER I.D. & OWNER 1/4" = 1'-0"1 THIRD LEVEL FLOOR PLAN NO. REVISION DATE DN 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-4.03A-4.1 1 1 2 1 A-5.0 1 A-5.0 3 A-5.0 3 A-5.0 2 A-5.0 2 A-5.0 PANTRY KITCHEN DINING GREAT ROOM ENTRY SLOPE PER CIVIL SLAB DEPRESSION FOR POCKET DOORS. VERIFY W/. G.C. AND MFGR. SLAB DEPRESSION FOR SHOWER VERIFY W/. G.C. 18' - 2"4' - 2"71' - 8" 22' - 6 1/4"16' - 5 1/8"18' - 3 3/8"14' - 5 1/4" 4' - 2"71' - 8"13' - 2" 22' - 6 1/4"15' - 10 5/8"9' - 5"9' - 4 7/8"14' - 5 1/4" 8' - 0 1/8"6' - 6 1/8"8' - 0 1/8"3' - 7 1/8"3' - 9"3' - 9"4' - 9 3/8"4' - 8 1/2"4' - 8 1/2"4' - 11 1/8"4' - 5 3/4"3' - 3"6' - 5"4' - 9 1/4" 17 ' - 2 1 / 2 " 33 ' - 9 7 / 8 " 5' - 2 " 1' - 4 3 / 4 " 4' - 1 1 " 24 ' - 0 " 4' - 1 1 " 8' - 2 " 26 ' - 0 " 6' - 1 1 " 4' - 0 " 8' - 2 " 6' - 1 1 " PWD. 1 FOYER STAIRS STOR. CART GARAGE / GYM BEDROOM 1 BATH 1 SLAB DEPRESSION FOR FIREPLACE. VERIFY W/. G.C. AND MFGR. 10.00' F.F. 11.00' F.F.11.00' F.F. 5' - 9 1/8"11' - 0"5' - 9 1/8"4' - 3 5/8"5' - 6 1/8"2' - 6 5/8"4' - 0 5/8"8' - 9 5/8"4' - 7 7/8"4' - 9 7/8"2' - 11 1/2"8' - 7 1/4"2' - 10 1/2" 4 1 2 3 4 5 6 7 8 23 10 9 10 11 8 11 9 13 1214 5 6 7 1' - 5 " 11 1 / 2 " 3' - 6 " 5" 1' - 1 " C.C. 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 LEGEND GENERAL NOTESA B 01/20/2023 FIRST LEVEL DIMENSION PLAN MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 A-2.3 TBD BRIAN JOWETT NO. REVISION DATE 1/4" = 1'-0"1 FIRST LEVEL DIMENSION PLAN UP DN 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-4.03A-4.1 1 1 2 1 A-5.0 1 A-5.0 3 A-5.0 3 A-5.0 2 A-5.0 2 A-5.0 BEDROOM 2 BEDROOM 3 W.I.C. BATH 4 STUDY PRIMARY BEDROOM PRIMARY CLOSET W/C BUNK ROOMBATH 3 BATH 2 PRIMARY BATH BALCONY 2 BALCONY 3 PRIMARY BALCONY SLAB DEPRESSION FOR SHOWER VERIFY W/. G.C. SLAB DEPRESSION FOR SHOWER VERIFY W/. G.C. SLAB DEPRESSION FOR SHOWER VERIFY W/. G.C. SLAB DEPRESSION FOR SHOWER VERIFY W/. G.C. 4' - 2"71' - 8"18' - 2" 5' - 2"22' - 6 1/4"16' - 5 1/8"18' - 3 3/8"14' - 5 1/4"4' - 2" 4' - 9 1/8"6' - 6"6' - 6"4' - 9 1/8"4' - 3 5/8"12' - 1 3/8"8' - 3 7/8"5' - 1 3/4"4' - 9 3/4"2' - 11 1/2"8' - 7 1/4"2' - 10 1/2" 17 ' - 2 1 / 2 " 33 ' - 9 7 / 8 " 5' - 2 " 4' - 2"71' - 8"13' - 2"5' - 0" 5' - 3 1/8"2' - 9"6' - 6 1/8"1' - 9"6' - 3 1/8"6' - 7 3/8"3' - 3"3' - 3"2' - 9 1/8"3' - 2 1/2"3' - 0"3' - 2 1/2"4' - 7 1/8"4' - 9 3/4"7' - 3 1/8"7' - 2 1/8" 22' - 6 1/4"15' - 10 5/8"9' - 5"9' - 4 7/8" 14' - 5 1/4" 1' - 1 1 " 5' - 0 " 5' - 0 " 2' - 2 " 5' - 0 " 5' - 0 " 1' - 1 1 " 26 ' - 0 " 8' - 2 " 22.26' F.F. 22.26' F.F. SLOPE 2% MIN. SLOPE 2% MIN. SLOPE 2% MIN. 18 16 3031 19 18 20 21 22 24 23 14 25 26 27 15 2324 1' - 4 3 / 4 " 4' - 1 1 / 2 " 9 1 / 2 " 24 ' - 0 " 9 1 / 2 " 4' - 1 1 / 2 " SLAB DEPRESSION FOR FIREPLACE. VERIFY W/. G.C. AND MFGR. 5" 3' - 6 " 1' - 1 " 15 16 17 19 1 2 22 2 20 21 12 13 2526 28 2729 17 11 1 / 2 " 1' - 5 " SLAB DEPRESSION FOR POCKET DOORS. VERIFY W/. G.C. AND MFGR. 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 01/20/2023 SECOND LEVEL DIMENSION PLAN MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 A-2.4 TBD BRIAN JOWETT NO. REVISION DATE 1/4" = 1'-0"1 SECOND LEVEL DIMENSION PLAN DN 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-4.03A-4.1 1 1 2 1 A-5.0 1 A-5.0 3 A-5.0 3 A-5.0 2 A-5.0 2 A-5.0 PWD. 2 MECH. WELL MECH. ROOF DECK SLOPE 2% MIN.SLOPE 2% MIN. 22' - 6 3/4"13' - 5 1/4"22' - 6 3/4"3' - 4"32' - 1 1/4"25 ' - 5 7 / 8 " 17 ' - 6 1 / 4 " 4' - 1 3 / 8 " 9' - 1 " 1' - 1 1 1 / 2 " 1' - 7 7 / 8 " 5' - 1 5 / 8 " 8' - 9 1 / 4 " 13' - 5 1/4"6' - 6 7/8"9' - 5"6' - 6 7/8"3' - 4" 32.52' F.F. 29 28 32.22' T.O.S. 36' - 0"22' - 6 3/4"30' - 5 1/4" 3' - 7 3/8"5' - 3 7/8"2' - 4"2' - 4"5' - 3 7/8"3' - 7 3/8" 2' - 4 3/8" 17 ' - 6 1 / 4 " 4' - 1 3 / 8 " 9' - 1 " 3' - 1 1 3 / 4 " 6 1 / 4 " 6' - 5 " 2' - 1 5 / 8 " 1' - 7 1 / 4 " 2' - 1 0 3 / 8 " ROOF LOUNGE 37 30 36343533 32 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 01/20/2023 THIRD LEVEL DIMENSION PLAN MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 A-2.5 TBD BRIAN JOWETT NO. REVISION DATE 1/4" = 1'-0"1 THIRD LEVEL DIMENSION PLAN 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 ENCLOSED 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 3 A-5.0 3 A-5.0 2 A-5.0 2 A-5.0 REFER TO SHEET A-2.2 FOR ADDITIONAL INFORMATION ROOF DECK REFER TO SHEET A-2.2 FOR ADDITIONAL INFORMATION MECH WELL 5: 1 2 S.Y.S.B. 6' - 0 " S.Y.S.B. 6' - 0 " F.Y.S.B. 4' - 0" THIRD FLOOR STRUCTURE SETBACK 15' - 0" THIRD FLOOR STRUCTURE SETBACK 15' - 0" R.Y.S.B. 18' - 0" 4' - 0 " S.Y.S.B. 8' - 0 " 4' - 0 " S.Y.S.B. 5' - 0 " FLAT ROOF SETBACK 8' - 0" TH I R D F L O O R ST R U C T U R E SE T B A C K 4' - 0 " 4' - 0 " FLAT ROOF SETBACK 8' - 0 " FLAT ROOF SETBACK 8' - 0" FLAT ROOF SETBACK 8' - 0 " FLAT ROOF SETBACK 8' - 0 " TH I R D F L O O R ST R U C T U R E SE T B A C K TH I R D F L O O R ST R U C T U R E SE T B A C K TH I R D F L O O R ST R U C T U R E SE T B A C K 1 2 2 2 2 2 2 2 3 4 4 3 4 5 6 5 35 3 7 2 2 8 9 8 9 8 10 101 1 1 42.69' RIDGE 42.44' RIDGE 9 11 11 12 12 12 2 12 12 12 12 13 12 14 15 8 16 16 17 1 1 1 1 1 1 1 1 7:12 7:127:12 7:12 6: 1 2 6:1 2 5:12 6:1 2 5: 1 2 6:126:12 4:12 6:12 6:12 4:1 2 4: 1 2 4: 1 2 4:12 4:12 FLAT ROOF SETBACK 8' - 0 " 212 2 12 12 38.32' RIDGE 41.31' 41.31' 36.11' RIDGE 36.19' RIDGE 36.61' RIDGE 36.35' RIDGE 36.91' RIDGE 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: GENERAL NOTESA B KEYNOTES BRANDON ARCHITECTS 01/20/2023 ROOF PLAN MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 A-3.0 TBD BRIAN JOWETT 1 SPANISH TILE - 2-PIECE - COLOR AS SEL., REF. MAT. SCHEDULE SHT. A-4.0 2 DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 3 BOUNDARY LINE 4 EASEMENT LINE 5 SIDE YARD SETBACK 6 REAR YARD SETBACK 7 FRONT YARD SETBACK 8 DECK DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 9 EXTERIOR GUARDRAIL, WROUGHT IRON - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10 BISON DECKING SYSTEM OVER WESTCOAT ALX WATERPROOFING SYSTEM PER ICC# EST - 2201, REF. MAT. SCHED. A/A-4.0. 11 FABRIC AWNING AS SELECTED, ARCH. TO APPROVE 12 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 13 JULIET WROUGHT IRON BALCONY, ARCH. TO APPROVE. REF. STRUCT FOR CONNECTION 14 BBQ - VERIFY APPLIANCE W/. OWNER 15 REFRIGERATOR - UNDER-COUNTER, PER I.D. & OWNER 16 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) 17 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 1/4" = 1'-0"1 ARCHITECTURAL ROOF PLAN NO. REVISION DATE FIRST LEVEL F.F. 10.00' SECOND LEVEL F.F. 22.26' SECOND LEVEL F.F. 22.26' THIRD LEVEL FLOOR PLATE 31.31' THIRD LEVEL FLOOR PLATE 31.31' FIRST LEVEL FLOOR PLATE 8.79' SECOND LEVEL FLOOR PLATE 21.05'SECOND LEVEL FLOOR PLATE 21.05' 1 A-5.0 MAX. RIDGE HT. 43.31' MAX. RIDGE HT. 43.31' CITY MAX FLAT HT. 38.31' CITY MAX FLAT HT. 38.31' GRADE PLANE 10.31' GRADE PLANE 10.31' FIRST LEVEL T.O.S. 9.87' SECOND LEVEL T.O.S. 22.13' SECOND LEVEL T.O.S. 22.13' 28 ' - 0 " 33 ' - 0 " 2 A-5.0 THIRD LEVEL F.F. 32.52' THIRD LEVEL F.F. 32.52' THIRD LEVEL T.O.S. 32.39' THIRD LEVEL T.O.S. 32.39' ROOF PLATE 38.83' ROOF PLATE 38.83' 5:1 2 UPPER FIRST LEVEL F.F. 11.00' UPPER FIRST LEVEL T.O.S. 10.87' 1' - 1 " 1 1 / 2 " 3 3 / 4 " 10 ' - 8 7 / 8 " 1' - 1 " 1 1 / 2 " 9' - 0 5 / 8 " 3 1 / 2 " 9 1 / 2 " 1 1 / 2 " 6' - 3 3 / 4 " 12 ' - 3 1 / 8 " 10 ' - 3 1 / 8 " 6' - 5 1 / 4 " PLPL 6 3 / 4 " 11 ' - 3 1 / 8 " 10 ' - 3 1 / 8 " 6' - 5 1 / 4 " 1 1 / 2 " 10 ' - 0 5 / 8 " 1' - 1 " 1 1 / 2 " 9' - 0 5 / 8 " 3 1 / 2 " 9 1 / 2 " 1 1 / 2 " 6' - 3 3 / 4 " 1 2 3 4 3 4 5 18202122 7 6 5 4 3 2 1 SI L L H T . 3' - 0 " HE A D H T . 8' - 0 " SI L L H T . 3' - 0 " HE A D H T . 8' - 0 " SI L L H T . 4' - 0 " HE A D H T . 8' - 0 " SI L L H T . 5' - 0 " HE A D H T . 8' - 0 " SI L L H T . 5' - 0 " HE A D H T . 9' - 0 " SI L L H T . 3' - 0 " HE A D H T . 9' - 0 " SI L L H T . 3' - 0 " HE A D H T . 9' - 0 " SI L L H T . 4' - 0 " HE A D H T . 8' - 0 " SI L L H T . 4' - 0 " HE A D H T . 8' - 0 " SI L L H T . 3' - 0 " HE A D H T . 8' - 0 " SI L L H T . 3' - 0 " HE A D H T . 8' - 0 " 77 PT 1A 10.48' 43.48' 33' MAX SLOPED ROOF GRADE PLANE INTERPOLATION 35.94' RIDGE 43.70'44.22' 44.76' 45.46' PT 1D 11.76' PT 1C 11.22' PT 1B 10.70' LOWER ROOF PLATE 31.60' LOWER ROOF PLATE 31.60' 24' MAX FLAT ABV. NAVD 88 +9' 33.00' 24' MAX FLAT ABV. NAVD 88 +9' 33.00' 2 28' MAX FLAT ROOF GRADE PLANE INTERPOLATION 40.46' 42.69' RIDGE 39.76' PT 1E 12.46' 1 1 8 42 " M A X 3' - 5 " SI L L H T . 4' - 0 " HE A D H T . 8' - 0 " SIL L H T . 2' - 6 " HE A D H T . 9' - 0 " SI L L H T . 4' - 0 " HE A D H T . 8' - 0 " SI L L H T . 2' - 0 " HE A D H T . 8' - 0 " SI L L H T . 4' - 0 " HE A D H T . 8' - 0 " SI L L H T . 2' - 6 " HE A D H T . 6' - 0 " SI L L H T . 2' - 6 " HE A D H T . 6' - 0 " SI L L H T . 2' - 6 " HE A D H T . 6' - 0 " 2' - 0 " 1' - 0 " 41.31' T.O. CHIMNEY 39.22'38.70'38.48' 3' - 0 " 15 16 17191 36 3435 33 32 22 ' - 8 1 / 4 " 36.35' RIDGE 5 9 2 5 6 6 10 11 1213 13 12 13 13 14 15 15 2 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@ABSCAL.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 GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WEB:WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS MATERIALS: STUCCO VENEER: MANUFACTURER: LA HABRA, PARAEXUSA ADDRESS:2911 ORANGE-OLIVE RD., ORANGE, CA, 92865 PHONE:714.637.1700 COLOR: WHITE (ARCH TO APPV. SAMPLE) APPLICATION: THREE-COAT, SMOOTH CODE:MIN. 7/8" THK. O/. MIN. 2-LAYERS GRADE 'D' PAPER, ICC-ESR 2564 STONE VENEER: MANUFACTURER: SANDRINE SCOTT COMMODITIES STONE TYPE: LIMESTONE/HONED (ARCH. TO VERIFY) THICKNESS: 1"-1.5" NOMINAL WEIGHT: <10 PSF COLOR: LT. BEIGE & WHITE, COLOR GROUT TO MATCH APPLICATION: SQUARED RUBBLE, RUSTIC GROUT (ARCH. TO APPV.) CODE: ICC ESR -1215 STONE VENEER (ENTRY): MANUFACTURER: SANDRINE SCOTT COMMODITIES STONE TYPE: LIMESTONE/HONED (ARCH. TO VERIFY) THICKNESS: 1"-1.5" NOMINAL WEIGHT: <10 PSF COLOR: LT. BEIGE & WHITE, COLOR GROUT TO MATCH APPLICATION: CUT STONE (ARCH. TO APPV.) CODE: ICC ESR -1215 CLAY TILE COOL ROOFING: (CLASS 'A') PRODUCT: TAPERED TWO-PIECE MISSION TILE MFGR:BORAL ROOFING LLC ADDRESS:7575 IRVINE CENTER DRIVE, SUITE 100 IRVINE, CA 92618 PHONE:949.756.1605 COLOR: RUSTICA MADER,TO BE APPROVED BY ARCH. & OWNER CLASS: A -PROVIDE UNDERLAYMENT AS REQUIRED -REF. DTL. X/AD-1.0 CODE:CLASS A ASSEM'LY. ICC ESR-1900 WEIGHT: APPX. 10 PSF METAL ROOFING (CLASS 'A') PRODUCT: STANDING SEAM COPPER ROOFING MFGR:TBD COLOR: NATURAL, TO BE APPROVED BY ARCH. & OWNER NOTES: USE CONTINUOUS 16" OR 18" PANS -VERIFY W/. ARCH. SIZE & LOC'N OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL X/AD-1.0 CODE:CLASS A ASSEM'LY. ICC ESR-1900 GUTTERS: MATERIAL: METAL -COPPER/ALUM. PAINTED KYNAR SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.) WATERPROOF DECK MEMBRANE: MFGR:WESTCOAT ADDRESS:4007 LOCKRIDGE STREET, SAN DIEGO, CA 92102 PRODUCT:ALX WALKING DECK (CLASS 'A') APPLICATION:DECK FINISH SURFACE TO BE NON-COMBUSTIBLE CODE:ICC # ESR-2201 FLASHING & WEATHERSTRIPPING PROVIDE CORROSION-RESISTANCE METAL FLASHING PER CBC FOR ALL EXTERIOR FLASHING, MIN. 24 GUAGE COPPER (16 OZ.) SHEETS U.N.O. IN CBC OR MFGR. INSTALLATION GUIDELINES. ALL METAL IN CONTACTS TO BE OF SIMILAR TYPE TO AVOID GALVANIC CORROSION. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. FLASHING SHALL BE INSTALLED IN SUCH A MANNER SO AS TO PREVENT MOISTURE FROM ENTERING THE WALL OR TO REDIRECT THAT MOISTURE TO THE EXTERIOR. FLASHING SHALL BE INSTALLED AT THE PERIMETERS OF EXTERIOR DOOR AND WINDOW ASSEMBLIES, PENETRATIONS AND TERMINATIONS OF EXTERIOR WALL ASSEMBLIES, EXTERIOR WALL INTERSECTIONS WITH ROOFS, CHIMNEYS, PORCHES, DECKS, BALCONIES AND SIMILAR PROJECTIONS AND AT BUILT-IN GUTTERS AND SIMILAR LOCATIONS WHERE MOISTURE COULD ENTER THE WALL. FLASHING WITH PROJECTING FLANGES SHALL BE INSTALLED ON BOTH SIDES AND THE ENDS OF COPINGS, UNDER SILLS AND CONTINUOUSLY ABOVE PROJECTING TRIM. WHERE SELF-ADHERED MEMBRANES ARE USED AS FLASHINGS OF FENESTRATION IN WALL ASSEMBLIES, THOSE SELF-ADHERED FLASHINGS SHALL COMPLY WITH AAMA 711. WHERE FLUID APPLIED MEMBRANES ARE USED AS FLASHING FOR EXTERIOR WALL OPENINGS, THOSE FLUID APPLIED MEMBRANE FLASHINGS SHALL COMPLY WITH AAMA 714. 1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 2. REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS. SECOND LEVEL F.F. 22.26' SECOND LEVEL F.F. 22.26' THIRD LEVEL FLOOR PLATE 31.31' THIRD LEVEL FLOOR PLATE 31.31' SECOND LEVEL FLOOR PLATE 21.05' SECOND LEVEL FLOOR PLATE 21.05' 3 A-5.0 MAX. RIDGE HT. 43.31' MAX. RIDGE HT. 43.31' CITY MAX FLAT HT. 38.31' CITY MAX FLAT HT. 38.31' GRADE PLANE 10.31' GRADE PLANE 10.31' SECOND LEVEL T.O.S. 22.13' SECOND LEVEL T.O.S. 22.13' THIRD LEVEL F.F. 32.52' THIRD LEVEL F.F. 32.52' THIRD LEVEL T.O.S. 32.39' THIRD LEVEL T.O.S. 32.39' ROOF PLATE 38.83' ROOF PLATE 38.83' UPPER FIRST LEVEL F.F. 11.00' UPPER FIRST LEVEL F.F. 11.00' UPPER FIRST LEVEL T.O.S. 10.87' UPPER FIRST LEVEL T.O.S. 10.87' PLPL 33 ' - 0 " 28 ' - 0 " 6' - 5 1 / 4 " 10 ' - 3 1 / 8 " 11 ' - 3 1 / 8 " 6' - 3 3 / 4 " 1 1 / 2 " 9 1 / 2 " 3 1 / 2 " 9' - 0 5 / 8 " 1 1 / 2 " 1' - 1 " 10 ' - 0 5 / 8 " 1 1 / 2 " 6 3 / 4 " 42.26' RIDGE 2 5 6 6 5 5 52 2 HEAD HT. 8' - 0 " HE A D H T . 8' - 0 " SI L L H T . 3' - 0 " 15 14 8 LOWER ROOF PLATE 31.60' LOWER ROOF PLATE 31.60' 24' MAX FLAT ABV. NAVD 88 +9' 33.00' 24' MAX FLAT ABV. NAVD 88 +9' 33.00' 1 1 1 37 9 22 ' - 8 1 / 4 " 36.89' RIDGE SI L L H T . 3' - 0 " HE A D H T . 8' - 0 " SI L L H T . 2' - 6 " HE A D H T . 6' - 6 " 77 33 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 01/20/2023 EXTERIOR ELEVATIONS MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 A-4.0 TBD BRIAN JOWETT 1/4" = 1'-0"1 NORTH ELEVATION 1 SPANISH TILE - 2-PIECE - COLOR AS SEL., REF. MAT. SCHEDULE SHT. A-4.0 2 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. MAT. SCHEDULE A-4.0 3 EXTERIOR GUARDRAIL, WROUGHT IRON - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 4 DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 5 SQUARED RUBBLE STONE VENEER - REF. MAT. SCHEDULE SHT. A-4.0 6 WOOD FASCIA - ARCH. TO APPV. 7 6X8 DECO. TIMBER - SHAPED TAIL AS OCCURS (ARCH. TO APPV. PROFILE) CHAMFER EDGES APPX. 1/2", PAINT AS SEL. 8 FABRIC AWNING AS SELECTED, ARCH. TO APPROVE 9 CUT STONE VENEER - REF. MAT. SCHEDULE SHT. A-4.0 10 STONE CAP - ARCH. TO APPV., G.C. TO PROVIDE SAMPLES 11 JULIET WROUGHT IRON BALCONY, ARCH. TO APPROVE. REF. STRUCT FOR CONNECTION 12 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 13 4X6 DECO. TIMBER CORBEL - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. 14 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) 15 RECESSED WALL NICHE - ARCH. TO APPV,. G.C. TO PROVIDE MOCK UP NO. REVISION DATE 1/4" = 1'-0"3 EAST ELEVATION 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@ABSCAL.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 GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WEB:WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS MATERIALS: STUCCO VENEER: MANUFACTURER: LA HABRA, PARAEXUSA ADDRESS:2911 ORANGE-OLIVE RD., ORANGE, CA, 92865 PHONE:714.637.1700 COLOR: WHITE (ARCH TO APPV. SAMPLE) APPLICATION: THREE-COAT, SMOOTH CODE:MIN. 7/8" THK. O/. MIN. 2-LAYERS GRADE 'D' PAPER, ICC-ESR 2564 STONE VENEER: MANUFACTURER: SANDRINE SCOTT COMMODITIES STONE TYPE: LIMESTONE/HONED (ARCH. TO VERIFY) THICKNESS: 1"-1.5" NOMINAL WEIGHT: <10 PSF COLOR: LT. BEIGE & WHITE, COLOR GROUT TO MATCH APPLICATION: SQUARED RUBBLE, RUSTIC GROUT (ARCH. TO APPV.) CODE: ICC ESR -1215 STONE VENEER (ENTRY): MANUFACTURER: SANDRINE SCOTT COMMODITIES STONE TYPE: LIMESTONE/HONED (ARCH. TO VERIFY) THICKNESS: 1"-1.5" NOMINAL WEIGHT: <10 PSF COLOR: LT. BEIGE & WHITE, COLOR GROUT TO MATCH APPLICATION: CUT STONE (ARCH. TO APPV.) CODE: ICC ESR -1215 CLAY TILE COOL ROOFING: (CLASS 'A') PRODUCT: TAPERED TWO-PIECE MISSION TILE MFGR:BORAL ROOFING LLC ADDRESS:7575 IRVINE CENTER DRIVE, SUITE 100 IRVINE, CA 92618 PHONE:949.756.1605 COLOR: RUSTICA MADER,TO BE APPROVED BY ARCH. & OWNER CLASS: A -PROVIDE UNDERLAYMENT AS REQUIRED -REF. DTL. X/AD-1.0 CODE:CLASS A ASSEM'LY. ICC ESR-1900 WEIGHT: APPX. 10 PSF METAL ROOFING (CLASS 'A') PRODUCT: STANDING SEAM COPPER ROOFING MFGR:TBD COLOR: NATURAL, TO BE APPROVED BY ARCH. & OWNER NOTES: USE CONTINUOUS 16" OR 18" PANS -VERIFY W/. ARCH. SIZE & LOC'N OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL X/AD-1.0 CODE:CLASS A ASSEM'LY. ICC ESR-1900 GUTTERS: MATERIAL: METAL -COPPER/ALUM. PAINTED KYNAR SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.) WATERPROOF DECK MEMBRANE: MFGR:WESTCOAT ADDRESS:4007 LOCKRIDGE STREET, SAN DIEGO, CA 92102 PRODUCT:ALX WALKING DECK (CLASS 'A') APPLICATION:DECK FINISH SURFACE TO BE NON-COMBUSTIBLE CODE:ICC # ESR-2201 FLASHING & WEATHERSTRIPPING PROVIDE CORROSION-RESISTANCE METAL FLASHING PER CBC FOR ALL EXTERIOR FLASHING, MIN. 24 GUAGE COPPER (16 OZ.) SHEETS U.N.O. IN CBC OR MFGR. INSTALLATION GUIDELINES. ALL METAL IN CONTACTS TO BE OF SIMILAR TYPE TO AVOID GALVANIC CORROSION. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. FLASHING SHALL BE INSTALLED IN SUCH A MANNER SO AS TO PREVENT MOISTURE FROM ENTERING THE WALL OR TO REDIRECT THAT MOISTURE TO THE EXTERIOR. FLASHING SHALL BE INSTALLED AT THE PERIMETERS OF EXTERIOR DOOR AND WINDOW ASSEMBLIES, PENETRATIONS AND TERMINATIONS OF EXTERIOR WALL ASSEMBLIES, EXTERIOR WALL INTERSECTIONS WITH ROOFS, CHIMNEYS, PORCHES, DECKS, BALCONIES AND SIMILAR PROJECTIONS AND AT BUILT-IN GUTTERS AND SIMILAR LOCATIONS WHERE MOISTURE COULD ENTER THE WALL. FLASHING WITH PROJECTING FLANGES SHALL BE INSTALLED ON BOTH SIDES AND THE ENDS OF COPINGS, UNDER SILLS AND CONTINUOUSLY ABOVE PROJECTING TRIM. WHERE SELF-ADHERED MEMBRANES ARE USED AS FLASHINGS OF FENESTRATION IN WALL ASSEMBLIES, THOSE SELF-ADHERED FLASHINGS SHALL COMPLY WITH AAMA 711. WHERE FLUID APPLIED MEMBRANES ARE USED AS FLASHING FOR EXTERIOR WALL OPENINGS, THOSE FLUID APPLIED MEMBRANE FLASHINGS SHALL COMPLY WITH AAMA 714. 1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 2. REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS. FIRST LEVEL F.F. 10.00' FIRST LEVEL F.F. 10.00' SECOND LEVEL F.F. 22.26' SECOND LEVEL F.F. 22.26' THIRD LEVEL FLOOR PLATE 31.31' THIRD LEVEL FLOOR PLATE 31.31' FIRST LEVEL FLOOR PLATE 8.79' FIRST LEVEL FLOOR PLATE 8.79' SECOND LEVEL FLOOR PLATE 21.05' SECOND LEVEL FLOOR PLATE 21.05' 3 A-5.0 MAX. RIDGE HT. 43.31' MAX. RIDGE HT. 43.31' CITY MAX FLAT HT. 38.31' CITY MAX FLAT HT. 38.31' GRADE PLANE 10.31' GRADE PLANE 10.31' FIRST LEVEL T.O.S. 9.87' FIRST LEVEL T.O.S. 9.87' SECOND LEVEL T.O.S. 22.13' SECOND LEVEL T.O.S. 22.13' THIRD LEVEL F.F. 32.52' THIRD LEVEL F.F. 32.52' THIRD LEVEL T.O.S. 32.39' THIRD LEVEL T.O.S. 32.39' ROOF PLATE 38.83' ROOF PLATE 38.83' 1 1 2 PL PL 11 33 ' - 0 " 28 ' - 0 " 6' - 5 1 / 4 " 10 ' - 3 1 / 8 " 12 ' - 3 1 / 8 " 6' - 3 3 / 4 " 1 1 / 2 " 9 1 / 2 " 3 1 / 2 " 9' - 0 5 / 8 " 1 1 / 2 " 1' - 1 " 11 ' - 0 5 / 8 " 1 1 / 2 " 1' - 1 " 42.26' RIDGE 3 44 4 29 LOWER ROOF PLATE 31.60' LOWER ROOF PLATE 31.60' 24' MAX FLAT ABV. NAVD 88 +9' 33.00' 24' MAX FLAT ABV. NAVD 88 +9' 33.00' 5 5 6 11 101041.31' T.O. CHIMNEY 38.32' RIDGE 41.31' T.O. CHIMNEY 9 7 HE A D H T . 8' - 0 " HE A D H T . 6' - 4 " 1' - 0 " 2' - 0 " 1' - 0 " 2' - 0 " HE A D H T . 9' - 0 " HE A D H T . 9' - 0 " 12 5 13 12 28 11 13 13 13 22 ' - 8 1 / 4 " FIRST LEVEL F.F. 10.00' SECOND LEVEL F.F. 22.26' SECOND LEVEL F.F. 22.26' THIRD LEVEL FLOOR PLATE 31.31' THIRD LEVEL FLOOR PLATE 31.31' FIRST LEVEL FLOOR PLATE 8.79' SECOND LEVEL FLOOR PLATE 21.05'SECOND LEVEL FLOOR PLATE 21.05' 1 A-5.0 MAX. RIDGE HT. 43.31' MAX. RIDGE HT. 43.31' CITY MAX FLAT HT. 38.31' CITY MAX FLAT HT. 38.31' GRADE PLANE 10.31' GRADE PLANE 10.31'FIRST LEVEL T.O.S. 9.87' SECOND LEVEL T.O.S. 22.13' SECOND LEVEL T.O.S. 22.13' 2 A-5.0 THIRD LEVEL F.F. 32.52' THIRD LEVEL F.F. 32.52' THIRD LEVEL T.O.S. 32.39' THIRD LEVEL T.O.S. 32.39' ROOF PLATE 38.83' ROOF PLATE 38.83' UPPER FIRST LEVEL F.F. 11.00' UPPER FIRST LEVEL T.O.S. 10.87' 6:12 HE A D H T . 8' - 0 " SI L L H T . 3' - 0 " HE A D H T . 11 ' - 0 " SI L L H T . 7' - 0 " 1 11 2 1 PLPL 2 33 ' - 0 " 28 ' - 0 " 6' - 5 1 / 4 " 10 ' - 3 1 / 8 " 11 ' - 3 1 / 8 " 6' - 3 3 / 4 " 1 1 / 2 " 9 1 / 2 " 3 1 / 2 " 9' - 0 5 / 8 " 1 1 / 2 " 1' - 1 " 10 ' - 0 5 / 8 " 1 1 / 2 " 6 3 / 4 " 6' - 5 1 / 4 " 10 ' - 3 1 / 8 " 12 ' - 3 1 / 8 " 6' - 3 3 / 4 " 1 1 / 2 " 9 1 / 2 " 3 1 / 2 " 9' - 0 5 / 8 " 1 1 / 2 " 1' - 1 " 10 ' - 8 7 / 8 " 3 3 / 4 " 1 1 / 2 " 1' - 1 " 3 3 4 4 SI L L H T . 4' - 0 " HE A D H T . 8' - 0 " SIL L H T . 2' - 6 " HE A D H T . 8' - 0 " SIL L H T . 2' - 6 " HE A D H T . 8' - 0 " SIL L H T . 1' - 5 " 31 30 24 10 3 23 28' MAX FLAT ROOF GRADE PLANE INTERPOLATION 33' MAX SLOPED ROOF GRADE PLANE INTERPOLATION 39.69' 6.69'7.17' 10.47' 12.67' 40.17' 45.67' LOWER ROOF PLATE 31.60' LOWER ROOF PLATE 31.60' 24' MAX FLAT ABV. NAVD 88 +9' 33.00' 24' MAX FLAT ABV. NAVD 88 +9' 33.00' 2 7 7 2 44 4 4 44 8 99 10 34.69' 35.17'36.17' RIDGE 42.69' RIDGE 36.59' RIDGE 38.47' 40.67' 9.44' 37.44' 42.44' 43.47' HE A D H T . 8' - 0 " HE A D H T . 8' - 0 " 42 " M A X 3' - 5 " SI L L H T . 7' - 8 " HE A D H T . 12 ' - 8 " SIL L H T . 7' - 2 " HE A D H T . 11 ' - 2 " SI L L H T . 3' - 0 " HE A D H T . 8' - 0 " SI L L H T . 3' - 0 " HE A D H T . 9' - 0 " 29 28 27 121314 11 26 25 2 41.31' T.O. CHIMNEY 11 11 11 11 11 11 11 2 2 2 2 22 ' - 8 1 / 4 " 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: MATERIAL SPECIFICATIONSA KEYNOTESC GENERAL NOTESB BRANDON ARCHITECTS 01/20/2023 EXTERIOR ELEVATIONS MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 A-4.1 TBD BRIAN JOWETT 1 SQUARED RUBBLE STONE VENEER - REF. MAT. SCHEDULE SHT. A-4.0 2 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. MAT. SCHEDULE A-4.0 3 EXTERIOR GUARDRAIL, WROUGHT IRON - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 4 DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 5 SPANISH TILE - 2-PIECE - COLOR AS SEL., REF. MAT. SCHEDULE SHT. A-4.0 6 COPPER - REF. MAT. SCHEDULE A-4.0 7 WOOD FASCIA - ARCH. TO APPV. 8 FABRIC AWNING AS SELECTED, ARCH. TO APPROVE 9 6X8 DECO. TIMBER - SHAPED TAIL AS OCCURS (ARCH. TO APPV. PROFILE) CHAMFER EDGES APPX. 1/2", PAINT AS SEL. 10 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) 11 4X6 DECO. TIMBER CORBEL - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. 12 JULIET WROUGHT IRON BALCONY, ARCH. TO APPROVE. REF. STRUCT FOR CONNECTION 13 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. NO. REVISION DATE 1/4" = 1'-0"2 WEST ELEVATION 1/4" = 1'-0"1 SOUTH ELEVATION FIRST LEVEL F.F. 10.00' FIRST LEVEL F.F. 10.00' SECOND LEVEL F.F. 22.26' SECOND LEVEL F.F. 22.26' THIRD LEVEL FLOOR PLATE 31.31' THIRD LEVEL FLOOR PLATE 31.31' FIRST LEVEL FLOOR PLATE 8.79' FIRST LEVEL FLOOR PLATE 8.79' SECOND LEVEL FLOOR PLATE 21.05' SECOND LEVEL FLOOR PLATE 21.05' 3 A-5.0 MAX. RIDGE HT. 43.31' MAX. RIDGE HT. 43.31' CITY MAX FLAT HT. 38.31' CITY MAX FLAT HT. 38.31' FIRST LEVEL T.O.S. 9.87' FIRST LEVEL T.O.S. 9.87' SECOND LEVEL T.O.S. 22.13' SECOND LEVEL T.O.S. 22.13' THIRD LEVEL F.F. 32.52' THIRD LEVEL F.F. 32.52' THIRD LEVEL T.O.S. 32.39' THIRD LEVEL T.O.S. 32.39' ROOF PLATE 38.83' ROOF PLATE 38.83' CL G H T . 9' - 0 " PRIMARY CLOSET MECH. 5:1 2 FOYER 3' - 7 1 / 4 " PL A T E H T . 6' - 5 1 / 4 " 22 ' - 6 1 / 4 " 32 ' - 6 3 / 4 " CL G H T . 9' - 0 " 32 ' - 9 3 / 4 " 3' - 1 0 1 / 4 " 6' - 5 1 / 4 " 22 ' - 6 1 / 4 " 23 10 1 LOWER ROOF PLATE 31.60' LOWER ROOF PLATE 31.60' 24' MAX FLAT ABV. NAVD 88 +9' 33.00' 24' MAX FLAT ABV. NAVD 88 +9' 33.00' 42.69' RIDGE 42.42' RIDGE RI D G E H T . 9' - 0 1 / 2 " CL G H T . 6' - 3 3 / 8 " CL G H T . 9' - 0 " CL G H T . 11 ' - 0 " PWD. 1 C.C.DINING 4 1 / 2 " PL A T E H T . 9' - 1 0 5 / 8 " 11 " 11 ' - 4 1 / 8 " PL A T E H T . 6' - 5 1 / 4 " 4 1 / 2 " PL A T E H T . 9' - 1 0 5 / 8 " 12 ' - 3 1 / 8 " 5:12 4:12 4 :1 2 5:12 ROOF LOUNGE BEDROOM 3 1 6 66 6 8 8 8 9 6 9 9 9 8 9 9 10 10 11 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 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 SECOND LEVEL F.F. 22.26' SECOND LEVEL F.F. 22.26' THIRD LEVEL FLOOR PLATE 31.31' THIRD LEVEL FLOOR PLATE 31.31' SECOND LEVEL FLOOR PLATE 21.05' SECOND LEVEL FLOOR PLATE 21.05' 3 A-5.0 MAX. RIDGE HT. 43.31' MAX. RIDGE HT. 43.31' CITY MAX FLAT HT. 38.31' CITY MAX FLAT HT. 38.31' SECOND LEVEL T.O.S. 22.13' SECOND LEVEL T.O.S. 22.13' THIRD LEVEL F.F. 32.52' THIRD LEVEL F.F. 32.52' THIRD LEVEL T.O.S. 32.39' THIRD LEVEL T.O.S. 32.39' ROOF PLATE 38.83' ROOF PLATE 38.83' ENTRY STUDY UPPER FIRST LEVEL F.F. 11.00' UPPER FIRST LEVEL F.F. 11.00' UPPER FIRST LEVEL T.O.S. 10.87' UPPER FIRST LEVEL T.O.S. 10.87' CLG. HT. 9' - 0 " 3' - 1 0 1 / 4 " 6' - 5 1 / 4 " 7' - 1 0 1 / 2 " 2' - 4 5 / 8 " 11 ' - 3 1 / 8 " 31 ' - 9 3 / 4 " 29 16 SLOPE 2% MIN LOWER ROOF PLATE 31.60' LOWER ROOF PLATE 31.60' 24' MAX FLAT ABV. NAVD 88 +9' 33.00' 24' MAX FLAT ABV. NAVD 88 +9' 33.00' 42.42' RIDGE 42.69' RIDGE 31 ' - 6 3 / 4 " PL A T E H T . 2' - 4 1 / 8 " 10 ' - 3 1 / 8 " 11 ' - 3 1 / 8 " ROOF LOUNGE FOYERSTOR. 54 CL G . H T . 10 ' - 0 " CL G . H T . 9' - 0 " CL G . H T . 9' - 0 1 / 2 " CL G . H T . 6' - 3 3 / 8 " 6 :1 2 4 :1 2 4:12 6:12 STAIRS 1 10 10 11 9 6 9 6 6 9 8 12 FIRST LEVEL F.F. 10.00' SECOND LEVEL F.F. 22.26' SECOND LEVEL F.F. 22.26' THIRD LEVEL FLOOR PLATE 31.31' THIRD LEVEL FLOOR PLATE 31.31' FIRST LEVEL FLOOR PLATE 8.79' SECOND LEVEL FLOOR PLATE 21.05'SECOND LEVEL FLOOR PLATE 21.05' 1 A-5.0 MAX. RIDGE HT. 43.31' MAX. RIDGE HT. 43.31' CITY MAX FLAT HT. 38.31' CITY MAX FLAT HT. 38.31' FIRST LEVEL T.O.S. 9.87'FIRST LEVEL T.O.S. 9.87' SECOND LEVEL T.O.S. 22.13' SECOND LEVEL T.O.S. 22.13' 2 A-5.0 THIRD LEVEL F.F. 32.52' THIRD LEVEL F.F. 32.52' THIRD LEVEL T.O.S. 32.39' THIRD LEVEL T.O.S. 32.39' CL G . H T . 11 ' - 0 " CL G . H T . 9' - 0 " ROOF PLATE 38.83' ROOF PLATE 38.83' DECK PRIMARY BEDROOMPRIMARY BALCONY ROOF DECK CL G . H T . 10 ' - 0 " UPPER FIRST LEVEL F.F. 11.00' UPPER FIRST LEVEL T.O.S. 10.87' R @ 0' -6"2 SLOPE 2% MIN. SLOPE 2% MIN. SLOPE 2% MIN. SLOPE 2% MIN. RD I G E H T . 13 ' - 3 7 / 8 " CL G . H T . 10 ' - 0 " 76 21 21 22 KITCHEN 32.22' FLAT DECK LOWER ROOF PLATE 31.60' LOWER ROOF PLATE 31.60' 24' MAX FLAT ABV. NAVD 88 +9' 33.00' 24' MAX FLAT ABV. NAVD 88 +9' 33.00' CL G . H T . 9' - 0 " RID G E H T . 12 ' - 6 " 36.09' RIDGE RI D G E H T . 9' - 0 1 / 2 " CL G . H T . 9' - 0 " SLOPE 2% MIN. SLOPE 2% MIN. 5' - 3 3 / 4 " PL A T E H T . 20 ' - 8 3 / 4 " 5' - 9 3 / 8 " 26 ' - 0 1 / 2 " 42.69' RIDGE 31 ' - 9 3 / 4 " 7' - 0 5 / 8 " 21 ' - 4 5 / 8 " 28 ' - 5 1 / 4 " 1' - 0 " 2' - 0 " 41.31' T.O. CHIMNEY DINING FOYER BEDROOM 1 BEDROOM 2 ROOF LOUNGE MECH. WELL SUNKEN FIRE PIT 32 33 34 35 36 22 22 1 7 17 36.35' RIDGE 4 :12 6:1 2 6:12 7 :1 2 7:12 42 " M A X 3' - 5 " 1 2 3 4 5 6 3 4 5 7 10 10 11 11 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 01/20/2023 BUILDING SECTIONS MI L L E R R E S I D E N C E MR. & MRS. MATTHEW MILLER 22 BAY ISLAND, NEWPORT BEACH, CA 92661 P: 949.235.9286 millermg123@gmail.com CDP 22 BAY ISLAND NEWPORT BEACH, CA 92661 A-5.0 TBD BRIAN JOWETT 1/4" = 1'-0"1 TRANSVERSE SECTION 1 1 WATERPROOFING TO EXTEND UP TO 14.4' NAVD88. 2 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) 3 6X8 DECO. TIMBER - SHAPED TAIL AS OCCURS (ARCH. TO APPV. PROFILE) CHAMFER EDGES APPX. 1/2", PAINT AS SEL. 4 WOOD FASCIA - ARCH. TO APPV. 5 EXTERIOR GUARDRAIL, WROUGHT IRON - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 6 4X6 DECO. TIMBER CORBEL - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. 7 FABRIC AWNING AS SELECTED, ARCH. TO APPROVE 8 DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 9 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 10 FLOOR JOISTS - REF. STRUCT. 11 CONCRETE SLAB ON GRADE - REF. STRUCT. 12 STONE CAP - ARCH. TO APPV., G.C. TO PROVIDE SAMPLES NO. REVISION DATE 1/4" = 1'-0"2 TRANSVERSE SECTION 2 1/4" = 1'-0"3 LONGITUDINAL SECTION