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Home My WebLink AboutPA2023-0044_20230516_Plans_11x17DATE 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 VICINITY MAP SPECIAL INSPECTIONS AHJ NOTES AGENCIES & SERVICES PROJECT DIRECTORY246810 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 92626P: 714.454.4040WWW.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 . PROJECT DESCRIPTION DEFFERRED SUBMITTALS PROJECT STATISTICS SITE INFORMATION CODE INFORMATION357911 SHEET LIST1 6/2 2 / 2 0 2 3 5 : 1 4 : 5 2 P M 05/15/2023 TITLE SHEET FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER 290 WOODED VIEW DR.LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 T-1.0 PA2023-0044 BRANDON LINSDAY FLETCHER BEACH HOUSE 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 MICHAEL & RUTH FLETCHER290 WOODED VIEW DR. LOS GATOS, CA 95032P: 408-961-8125E: mdf@arcadiacompanies.com PATTERSON CUSTOM HOMESANDREW PATTERSON 15 CORPORATE PLAZA DR., STE 150NEWPORT BEACH, CA 92660P: 949.723.1800 EGA CONSULTANTS, INC. DAVID WORTHINGTON, NO. CEG 2124375-C MONTE VISTA AVE. COSTA MESA, CA 92627P: 949.642.9309 APEX LAND SURVEYING INC. PAUL CRAT, LLC. NO. 8516HUNTINGTON BEACH, CA 92646 P: 714.488.5006E: apexlsinc@gmail.com SOCAL LANDSCAPE & DESIGN GONZALO SOBRERO, LS 101895216 JARIPOL CIR. RANCHO MV., CA 92694P: 949.306.1055E: gonzalo@sslandscapedesigns.com FULLEN ENANY DESIGN GROUP, INC. OMAR ENANY31742 COAST HIGHWAY LAGUNA BEACH, CA 92651P: 949.715.1633E: oenany@fullenenany.com PMA CONSULTING, INC. 28161 CASITAS CT.LAGUNA NIGUEL, CA 92677 P: 714.717.7542E: consulting@pma-bg.com FORKERT ENGINEERING TOM RUIZ22311 BROOKHURST ST. HUNTINGTON BEACH, CA 92646P:714.963.6793E: tomr@forkertengineering.com TBD TBD BUILDING AREA SHCEDULE LIVING AREA AREA FIRST FLOOR 2792 SF SECOND FLOOR 2824 SF THIRD FLOOR 570 SF 6186 SF GARAGE 849 SF 849 SF GRAND TOTAL 7036 SF OUTDOOR AREA SCHEDULE OUTDOOR AREA AREA FIRST FLOOR OPEN 1419 SF SECOND FLOOR OPEN 371 SF THIRD FLOOR COVERED 161 SF THIRD FLOOR OPEN 571 SF GRAND TOTAL 2522 SF LEGAL DESCRIPTION: LOT INFORMATION: ZONED: R-1 SINGLE-UNIT RESIDENTIAL SITE AREA:13,611 S.F. BUILDABLE AREA: 5,258 S.F. TOTAL ALLOWABLE AREA: ALLOWABLE = 5,258 S.F. X 2 = 10,516 S.F.PROVIDED= 7,036 S.F. TOTAL OPEN VOLUME (7'-6" HT. MIN.)REQUIRED = 5,258 S.F. X .15 = 789 S.F. PROVIDED = 2,522 S.F. TOTAL ALLOWABLE THIRD FLOOR AREAALLOWABLE = 5,258 S.F. X .15 = 789 S.F. PROVIDED = 570 S.F. TOTAL ALLOWABLE THIRD FLOOR AREA & COVERED DECK ALLOWABLE = 5,258 S.F. X .5 = 2,629 S.F.PROVIDED= 1,303 S.F. TOTAL LANDSCAPE AREA (REF. L-0) PLANTING = 612.68 S.F.HARDSCAPE = 2,691.64 S.F. EXISTING BUILDING INFORMATION: EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHEDEXISTING S.F. = 2,286 S.F. (4 BEDS. TTL.) 600 S.F. (2-CAR GARAGE) ZONING INFORMATION: FRONT SETBACK: 10 FT.FRONT SETBACK (WATER): 20 FT. LEFT SETBACK: 4 FT.RIGHT SETBACK: 4 FT.THIRD FLOOR FRONT SETBACK:15 FT. (FROM FRONT SETBACKS) THIRD FLOOR SIDE SETBACK: 2 FT. (FROM SIDE SETBACKS) APN: 050-471-08 LOT 7 OF TRACT NO. 3283 IN BOOK 101, PAGES 33 &34, CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA CODES:NBMC (NEWPORT BEACH MUNICIPAL CODE) 2022 CRC, 2022 CFC, 2022 CEC, AND 2022 CMCCALGREEN AND 2022 CAL. ENERGY CODE OCCUPANT LOAD 1 UNIT OCCUPANCY CLASSIFICATION R-1/U OCCUPANCY SEPARATION (GARAGE)1-HR. FLOOR & FLOOR-CEILING N/A. TYPE OF CONSTRUCTION VB -SPRINKLERED FIRE SPRINKLER YES HEIGHT 3 -LEVELS FLOOR AREA REF. 7/T-1.0 ALLOWABLE BLDG. 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 BEACHPUBLIC 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:1.949.644.3288INSPECTIONS:1.949.644.3255 NEWPORT BEACH FIRE DEPARTMENT:1.949.644.3106 ORANGE COUNTY HEALTH SERVICES:1.714.834.3882 1. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 2. CONTRACTOR SHALL USE THE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TO EXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30-DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT: HTTP://WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395 1.REF. STRUCTURAL DRAWINGS FOR SPECIAL INSPECTIONS BY ENGINEER OF RECORD 2.HERS VERIFCATION REQUIRED, REF. ENERGY CALCULATIONS 3. LIQUEFACTION 4.FLOOD ZONE AE 8 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, CONTRACTOR 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 OFPERMIT 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 PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON HARBOR ISLAND DRIVE JUST SOUTH OF BAYSIDE DRIVE. THE LOT IS APPROXIMATELY 70' WIDE BY 122' DEEP, IT IS ZONED R-1 -SINGLE-UNIT RESIDENTIAL) AND IS APPROXIMATELY 13,611 S.F. DEVELOPMENT OF THE PROPERTY WILL BE REVIEWED BY THE CITY OF NEWPORT BEACH, AND THE CALIFORNIA COASTAL COMISSION BY PROXY AT THE CITY OF NEWPORT BEACH. THE PROPERTY INCLUDES AN EXISTING RESIDENCE AND ATTACHED GARAGE WHICH WILL BE DEMOLISHED AND A NEW TWO-STORY SINGLE FAMILY RESIDENCE OF APPROXIMATELY 6,159 S.F. AND A GARAGE SPACE FOR THREE CARS OF APPROXIMATELY 849 S.F. THE PROGRAM MAY INCLUDE THE FOLLOWING: AN EAT-IN KITCHEN WITH AN ISLAND AND A BUTLER'S PANTRY, GYM, MUD ROOM, GREAT ROOM WITH FIREPLACE, DINING AREA, ELEVATOR, POWDER, GAME ROOM WITH GUEST ROOM ENSUITE, MASTER SUITE WITH SITTING AREA AND A FIREPLACE, MASTER BATH, AND A WALK-IN CLOSET, THREE (3)SECONDARY BEDROOMS WITH ATTACHED BATHS & WALK-IN CLOSETS, A LAUNDRY ROOM, AND A THIRD FLOOR HOME OFFICE/LOUNGE. A PATIO LIVING AREA WILL BE STRONGLY CONNECTED TO THE INTERIOR LIVING SPACE AND WILL INCLUDE HARDSCAPE/LANDSCAPE ELEMENTS AND A BUILT-IN BBQ AREA, POSSIBLE SPA, FIRE FEATURE, LANDSCAPING AND A WATER FEATURE. T-1.0 TITLE SHEET T-1.1 ARCHITECTURAL GENERAL NOTES T-1.2 SUPPLEMENTAL DOC. & NOTES SUR TOPOGRAPHIC SURVEY A-0.0 SITE PLAN & GRADE PLANE EXHIBIT A-0.2 AREA PLANS SW-0 STRUCTURAL GENERAL NOTES SW-1 SITE PLAN & ELEVATIONS SW-2 DETAILS C2 PRECISE GRADING PLAN C4 EROSION CONTROL PLAN L-0 LANDSCAPE PLANTING 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 THIRD FLOOR AREA SHCEDULE THIRD FLOOR AREA AREA THIRD FLOOR 570 SF THIRD FLOOR COVERED 161 SF THIRD FLOOR OPEN 571 SF GRAND TOTAL 1303 SF LIVING TOTAL GARAGE TOTAL AVE SLOPE(PT #1 -PT#3) (11.45' -9.42') / 95.17' = 2% SLOPE GRADE PLANEPT # 1 -11.45 F.S. PT #2 -11.41 F.S.PT #3 -9.77 F.S.PT #4 -9.47 F.S. 42.1 / 4 = 10.53' GRADE PLANE DETERMINATION: (REF. A-0.0) SHORING & EXCAVATION: 1. 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) 2. STRUCTURES CONSTRUCTED IN WHOLE, OR IN PART, IN FLOOD AREAS AS ESTABLISHED IN FIRM DATED MARCH 21, 2019 SHALL CONFORM TO THE REQUIREMENTS OF NBMC 15.50 AND IN ACCORDANCE WITH ASCE 24 SUBJECT TO LIMITATIONS OF THIS CODE SECTION 15.05.100. C.N.B. NOTES: NO. REVISION DATE DEFINITIONS: (AS USED IN THESE SPECIFICATIONS) OWNER SHALL MEAN: MICHAEL & RUTH FLETCHER ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., BRANDON LINSDAY 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: -THECALIFORNIA BUILDING CODES, 2022 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"). -THECITY OF NEWPORT BEACHMUNICIPAL 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 COORDINATIONOF 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 WITHTHE 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 SAFETYPRECAUTIONS 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 ONEWHICH 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 CONTINGENTLIABILITY 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 TOBE 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 FINISHOF 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 FORAPPROVAL 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 INCOMPLETEOR 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 FORTHE 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 ANDCODES. 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 WINDAND 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 ANDDISPOSAL 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 MODELAND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE. (SEE CALGREENNOTES 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 DAMPPROOFINGEXCEPT 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 WATERPROOFINGIN 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 WALLSSECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH MINIMUM 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° SHALL BE REGULATED BY LIMITING DEVICE IN COMPLIANCE W/. ASSE 1070/ASME A112.1070/CSA B125.70 OR CSA B125.3 @ SHOWERS & TUBS. (CPC 408.3) 3. MAX. TEMP. OF 110° SHALL BE REGULATED BY LIMITING DEVICE IN COMPLIANCE W/. ASSE 1070/ASME A112.1070/CSA B125.70 OR CSA B125.3 @ BIDETS. (CPC 410.3) 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 402.4) 5. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE FROM TOP OF THRESHOLD TO 70" ABOVE DRAIN, 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. (CPC 507.2) 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, KITCHENS, AND OTHER AREAS SUBJECT TO CONTINUOUS HIGH HUMIDITY.(CRC R702.3.7.1) 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 & R1005.1) 2. FACTORY BUILT WOOD BURNING FIREPLACES SHALL BE QUALIFIED AT THE U.S. EPA’S VOLUNTARY FIREPLACE PROGRAM PHASE 2 EMISSIONS LEVEL AND BE IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE.(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. 8. A FIRESTOP IS REQUIRED WHENEVER THE VENT PENETRATES A WALL, FLOOR, OR CEILING (PASSES THROUGH FRAMING MEMBERS). FIRESTOPS MAY BE PROVIDED BY THE VENT MANUFACTURER. 9. THE VENT MUST MAINTAIN THE REQUIRED CLEARANCE TO COMBUSTIBLE MATERIALS TO PREVENT A FIRE. DO NOT FILL AIR SPACES WITH INSULATION. (MIN. 1" CLEARANCE, VERFITY W/. MFGR.) 10. USE LISTED 10”OR 8”B-VENT U.N.O. (SEE POWER VENT FOR DIAMETER USED). THE ACTUAL EXTERIOR DIMENSION WILL VARY (TYPICALLY 11”OR 9”OUTER DIAMETER). POOL & SPA: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. ANY ACCESS GATES THROUGH THE ENCLOSURE OPEN AWAY FROM THE SWIMMING POOL, AND ARE SELF-CLOSING WITH A SELF-LATCHING DEVICE PLACED NO LOWER THAN 60 INCHES ABOVE THE GROUND(CBC 3109 & ISPSC 305) 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 WOOD OR WOODBASED PRODUCTS NOTE: (CRC R317.1) PROTECTION OF WOOD AND WOODBASED PRODUCTS FROM DECAY SHALL BE PROVIDED IN THE FOLLOWING LOCATIONS BY THE USE OF NATURALLY DURABLE WOOD OR WOOD THAT IS PRESERVATIVE-TREATED IN ACCORDANCE WITH AWPA U1. 1.IN CRAWL SPACES OR UNEXCAVATED AREAS LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION, WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHERE CLOSER THAN 18 INCHES (457 MM) TO EXPOSED GROUND, WOOD GIRDERS WHERE CLOSER THAN 12 INCHES (305 MM) TO EXPOSED GROUND, AND WOODCOLUMNS WHERE CLOSER THAN 8 INCHES (204 MM) TO EXPOSED GROUND. 2.WOOD FRAMING MEMBERS, INCLUDING COLUMNS, THAT REST DIRECTLY ONCONCRETE 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 CONCRETEWALLS 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. THE IMPERVIOUS MOISTURE BARRIER SYSTEM PROTECTING THE STRUCTURE SUPPORTING FLOORS SHALL PROVIDE POSITIVE DRAINAGE OF WATER THAT INFILTRATES THE MOISTURE-PERMEABLE FLOOR TOPPING. 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. 8.PORTIONS OF WOOD STRUCTURAL MEMBERS THAT FORM THE STRUCTURAL SUPPORTS OF BUILDINGS, BALCONIES, PORCHES OR SIMILAR PERMANENT BUILDING APPURTENANCES WHERE THOSE MEMBERS AREEXPOSED TO THE WEATHER WITHOUT ADEQUATE PROTECTION FROM A ROOF, EAVE, OVERHANG OR OTHER COVERING THAT WOULD PREVENT MOISTURE OR WATER ACCUMULATION ON THE SURFACE OR AT JOINTS BETWEEN MEMBERS. EXCEPTION:SAWN LUMBER USED IN BUILDINGS LOCATED IN A GEOGRAPHICAL REGION WHERE EXPERIENCE HAS DEMONSTRATED THAT CLIMATIC CONDITIONS PRECLUDE THE NEED TO USE NATURALLY DURABLE OR PRESERVATIVE-TREATED WOOD WHERE THE STRUCTURE IS EXPOSED TO THE WEATHER. 9.WOOD COLUMNS IN CONTACT WITH BASEMENT FLOOR SLABS UNLESS SUPPORTED BY CONCRETE PIERS OR METAL PEDESTALS PROJECTING NOT LESS THAN 1 INCH (25 MM) ABOVE THE CONCRETE FLOORAND SEPARATED FROM THE CONCRETE PIER BY AN IMPERVIOUS MOISTURE BARRIER. FIELD TREATMENT:FIELD-CUT ENDS, NOTCHES AND DRILLED HOLES OF PRESERVATIVE-TREATED WOOD SHALL BE TREATED IN THE FIELD IN ACCORDANCE WITH AWPA M4. (CRC R317.1.1) GROUND CONTACT: ALL WOOD IN CONTACT WITH THE GROUND, EMBEDDED IN CONCRETE IN DIRECT CONTACT WITH THE GROUND OR EMBEDDED IN CONCRETE EXPOSED TO THE WEATHER THAT SUPPORTS PERMANENT STRUCTURES INTENDED FOR HUMAN OCCUPANCY SHALL BE APPROVED PRESSURE-PRESERVATIVE-TREATED WOOD SUITABLE FOR GROUND CONTACT USE, EXCEPT THAT UNTREATED WOOD USED ENTIRELY BELOW GROUNDWATER LEVEL OR CONTINUOUSLY SUBMERGED IN FRESH WATER SHALL NOT BE REQUIRED TO BE PRESSURE-PRESERVATIVE TREATED. (CRC R317.1.2) VENTILATION REQUIRED BENEATH BALCONY OR ELEVATED WALKING SURFACES: ENCLOSED FRAMING IN EXTERIOR BALCONIES AND ELEVATED WALKING SURFACES THAT ARE EXPOSED TO RAIN, SNOW OR DRAINAGE FROM IRRIGATION SHALL BE PROVIDED WITH OPENINGS THAT PROVIDE A NET-FREE CROSS-VENTILATION AREA NOT LESSTHAN 1/ 150 OF THE AREA OF EACH SEPARATE SPACE. (CRC R317.1.3) AGING-IN-PLACE DESIGN AND FALL PREVENTION NOTES: (CRC 327) REINFORCEMENT FOR GRAB BARS:AT LEAST ONE BATHROOM ON THE ENTRY LEVEL SHALL BE PROVIDED WITHREINFORCEMENT INSTALLED IN ACCORDANCE WITH SECTION R327. WHERE THERE IS NO BATHROOM ON THE ENTRY LEVEL, AT LEAST ONE BATHROOM ON THE SECOND OR THIRD FLOOR OF THE DWELLING SHALL COMPLY WITH SECTION R327. (CRC R327.1.1) 1. REINFORCEMENT SHALL BE SOLID LUMBER OR OTHER CONSTRUCTION MATERIALS APPROVED BY THE ENFORCING AGENCY. 2. REINFORCEMENT SHALL NOT BE LESS THAN 2 BY 8 INCH NOMINAL LUMBER.(1-1/2 INCH BY 7-1/4 INCH ACTUAL DIMENSION) OR OTHER CONSTRUCTION MATERIAL PROVIDING EQUAL HEIGHT AND LOAD CAPACITY. REINFORCEMENT SHALL BE LOCATED BETWEEN 32 INCHES AND 391/4 INCHES ABOVE THE FINISHED FLOOR FLUSH WITH THE WALL FRAMING. 3. WATER CLOSET REINFORCEMENT SHALL BE INSTALLED ON BOTH SIDE WALLSOF THE FIXTURE, OR ONE SIDE WALL AND THE BACK WALL. 4. SHOWER REINFORCEMENT SHALL BE CONTINUOUS WHERE WALL FRAMING IS PROVIDED.5. BATHTUB AND COMBINATION BATHTUB/SHOWER REINFORCEMENT SHALL BE CONTINUOUS ON EACH END OF THE BATHTUB AND THE BACK WALL. ADDITIONALLY, BACK WALL REINFORCEMENT FOR A LOWERGRAB BAR SHALL BE PROVIDED WITH THE BOTTOM EDGE LOCATED NO MORE THAN 6 INCHES ABOVE THE BATHTUB RIM. EXCEPTIONS:A. WHERE THE WATER CLOSET IS NOT PLACED ADJACENT TO A SIDE WALL CAPABLE OF ACCOMMODATING A GRAB BAR, THE BATHROOM SHALL HAVE PROVISIONS FOR INSTALLATION OF FLOOR-MOUNTED, FOLDAWAY OR SIMILAR ALTERNATE GRAB BAR REINFORCEMENTS APPROVED BY THE ENFORCING AGENCY. B. REINFORCEMENT SHALL NOT BE REQUIRED IN WALL FRAMING FOR PRE-FABRICATED SHOWER ENCLOSURES AND BATHTUB WALL PANELS WITH INTEGRAL FACTORY-INSTALLED GRAB BARS OR WHEN FACTORY-INSTALLED REINFORCEMENT FOR GRAB BARS IS PROVIDED. C. SHOWER ENCLOSURES THAT DO NOT PERMIT INSTALLATION OF REINFORCEMENT AND/OR GRAB BARS SHALL BE PERMITTED, PROVIDED REINFORCEMENT FOR INSTALLATION OF FLOOR-MOUNTED GRAB BARS OR AN ALTERNATE METHOD IS APPROVED BY THE ENFORCING AGENCY.D. BATHTUBS WITH NO SURROUNDING WALLS, OR WHERE WALL PANELS DO NOT PERMIT THE INSTALLATION OF REINFORCEMENT SHALL BE PERMITTED, PROVIDED REINFORCEMENT FOR INSTALLATION OF FLOOR-MOUNTED GRAB BARS ADJACENT TO THE BATHTUB OR AN ALTERNATE METHOD IS APPROVED BY THE ENFORCING AGENCY.E. REINFORCEMENT OF FLOORS SHALL NOT BE REQUIRED FOR BATHTUBS AND WATER CLOSETS INSTALLED ON CONCRETE SLAB FLOORS. DOCUMENTATION FOR GRAB BAR REINFORCEMENT:INFORMATION AND/OR DRAWINGS IDENTIFYING THE LOCATION OF GRAB BAR REINFORCEMENT SHALL BE PLACED IN THE OPERATION AND MAINTENANCE MANUAL IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE, CHAPTER 4, DIVISION 4.4. (CRC R327.1.1.1) ELECTRICAL RECEPTACLE OUTLET, SWITCH AND CONTROL HEIGHTS:ELECTRICAL RECEPTACLE OUTLETS, SWITCHES AND CONTROLS (INCLUDING CONTROLS FOR HEATING, VENTILATION AND AIR CONDITIONING) INTENDED TO BE USED BY OCCUPANTS SHALL BE LOCATED NO MORE THAN 48 INCHES MEASURED FROM THE TOP OFTHE OUTLET BOX AND NOT LESS THAN 15 INCHES MEASURED FROM THE BOTTOM OF THE OUTLET BOX ABOVE THE FINISH FLOOR. (CRC R327.1.2) EXCEPTIONS: A. DEDICATED RECEPTACLE OUTLETS; FLOOR RECEPTACLE OUTLETS; CONTROLSMOUNTED ON CEILING FANS AND CEILING LIGHTS; AND CONTROLS LOCATED ON APPLIANCES. B. RECEPTACLE OUTLETS REQUIRED BY THE CALIFORNIA ELECTRICAL CODE ONA WALL SPACE WHERE THE DISTANCE BETWEEN THE FINISHED FLOOR AND A BUILT-IN FEATURE ABOVE THE FINISH FLOOR, SUCH AS A WINDOW, IS LESS THAN 15 INCHES. INTERIOR DOORS:EFFECTIVE JULY 1, 2024, AT LEAST ONE BATHROOM AND ONE BEDROOM ON THE ENTRY LEVEL SHALL PROVIDE A DOORWAY WITH A NET CLEAR OPENING OF NOT LESS THAN 32 INCHES, MEASURED WITH THE DOOR POSITIONED AT AN ANGLE OF 90 DEGREES FROM THE CLOSED POSITION; OR, IN THE CASE OF A TWO-OR THREE-STORY SINGLE FAMILY DWELLING, ON THE SECOND OR THIRD FLOOR OF THE DWELLING IF A BATHROOM OR BEDROOM IS NOT LOCATED ON THE ENTRY LEVEL. (CRC R327.1.3) DOORBELL BUTTONS:DOORBELL BUTTONS OR CONTROLS, WHEN INSTALLED, SHALL NOT EXCEED 48 INCHES ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY. WHERE DOORBELL BUTTONS INTEGRATED WITH OTHER FEATURES ARE REQUIRED TO BE INSTALLED ABOVE 48 INCHESMEASURED FROM THE EXTERIOR FLOOR OR LANDING, A STANDARD DOORBELL BUTTON OR CONTROL SHALL ALSO BE PROVIDED AT A HEIGHT NOT EXCEEDING 48 INCHES ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELLBUTTON OR CONTROL. (CRC R327.1.4) RADON CONTROL NOTES: (CRC SECTION AF) THE FOLLOWING CONSTRUCTION TECHNIQUES ARE INTENDED TO RESIST RADON ENTRY AND PREPARE THE BUILDING FOR POST-CONSTRUCTION RADON MITIGATION, IF NECESSARY (SEE FIGURE AF103.1). THESE TECHNIQUES ARE REQUIRED IN AREAS WHERE DESIGNATED BY THE JURISDICTION. (CRC AF103.1) ENTRY ROUTES:POTENTIAL RADON ENTRY ROUTES SHALL BE CLOSED IN ACCORDANCE WITHTHE FOLLOWING. (CRC AF103.4) 1. FLOOR OPENINGS: OPENINGS AROUND BATHTUBS, SHOWERS, WATER CLOSETS, PIPES, WIRES OR OTHER OBJECTS THAT PENETRATE CONCRETE SLABS, OR OTHER FLOOR ASSEMBLIES, SHALL BE FILLED WITH A POLYURETHANE CAULK OR EQUIVALENT SEALANT APPLIED IN ACCORDANCE WITH THE MANUFACTURER’S RECOMMENDATIONS.2. CONCRETE JOINTS: CONTROL JOINTS, ISOLATION JOINTS, CONSTRUCTION JOINTS, AND ANY OTHER JOINTS IN CONCRETE SLABS OR BETWEEN SLABS AND FOUNDATION WALLS SHALL BE SEALED WITH A CAULK OR SEALANT. GAPS AND JOINTS SHALL BE CLEARED OF LOOSE MATERIAL AND FILLED WITH POLYURETHANE CAULK OR OTHER ELASTOMERIC SEALANT APPLIED IN ACCORDANCE WITH THE MANUFACTURER’S RECOMMENDATIONS. 3. CONDENSATE DRAINS: CONDENSATE DRAINS SHALL BE TRAPPED OR ROUTED THROUGH NONPERFORATED PIPE TO DAYLIGHT.4. SUMPS: SUMP PITS OPEN TO SOIL OR SERVING AS THE TERMINATION POINT FOR SUBSLAB OR EXTERIOR DRAIN TILE LOOPS SHALL BE COVERED WITH A GASKETED OR OTHERWISE SEALED LID. SUMPS USED AS THE SUCTION POINT IN A SUBSLAB DEPRESSURIZATION SYSTEM SHALL HAVE A LID DESIGNED TO ACCOMMODATETHE VENT PIPE. SUMPS USED AS A FLOOR DRAIN SHALL HAVE A LID EQUIPPED WITH A TRAPPED INLET.5. FOUNDATION WALLS: HOLLOW BLOCK MASONRY FOUNDATION WALLS SHALL BECONSTRUCTED WITH EITHER A CONTINUOUS COURSE OF SOLID MASONRY, ONE COURSE OF MASONRY GROUTED SOLID, ORA SOLID CONCRETE BEAM AT OR ABOVE FINISHED GROUND SURFACE TO PREVENT THE PASSAGE OF AIR FROM THE INTERIOR OF THE WALL INTO THE LIVING SPACE. WHERE A BRICK VENEER OR OTHER MASONRY LEDGE IS INSTALLED, THE COURSE IMMEDIATELY BELOW THAT LEDGE SHALL BE SEALED. JOINTS, CRACKS OR OTHER OPENINGS AROUND ALL PENETRATIONS OF BOTHEXTERIOR AND INTERIOR SURFACES OF MASONRY BLOCK OR WOOD FOUNDATION WALLS BELOW THE GROUND SURFACE SHALL BEFILLED WITH POLYURETHANE CAULK OR EQUIVALENT SEALANT. PENETRATIONS OF CONCRETE WALLS SHALL BE FILLED. 6. DAMPPROOFING: THE EXTERIOR SURFACES OF PORTIONS OF CONCRETE AND MASONRY BLOCK WALLS BELOW THE GROUND SURFACE SHALL BE DAMPPROOFED IN ACCORDANCE WITH SECTION R406. 7. AIR-HANDLING UNITS: AIR-HANDLING UNITS IN CRAWL SPACES SHALL BE SEALED TO PREVENT AIR FROM BEING DRAWN INTO THE UNIT. EXCEPTION: UNITS WITH GASKETED SEAMS OR UNITS THAT ARE OTHERWISESEALED BY THE MANUFACTURER TO PREVENT LEAKAGE.8. DUCTS: DUCTWORK PASSING THROUGH OR BENEATH A SLAB SHALL BE OF SEAMLESS MATERIAL UNLESS THE AIR-HANDLING SYSTEM IS DESIGNED TO MAINTAIN CONTINUOUS POSITIVE PRESSURE WITHIN SUCH DUCTING. JOINTS IN SUCH DUCTWORK SHALL BE SEALED TO PREVENT AIR LEAKAGE. DUCTWORK LOCATED IN CRAWL SPACES SHALL HAVE SEAMS AND JOINTS SEALED BY CLOSURE SYSTEMS IN ACCORDANCE WITH SECTION M1601.4.1. 9. CRAWL SPACE FLOORS: OPENINGS AROUND ALL PENETRATIONS THROUGH FLOORS ABOVE CRAWL SPACES SHALL BE CAULKED OR OTHERWISE FILLED TO PREVENT AIR LEAKAGE.10. CRAWL SPACE ACCESS: ACCESS DOORS AND OTHER OPENINGS OR PENETRATIONS BETWEEN BASEMENTS AND ADJOINING CRAWL SPACES SHALL BE CLOSED, GASKETED OR OTHERWISE FILLED TO PREVENT AIR LEAKAGE. PASSIVE SUBMEMBRANE DEPRESSURIZATION SYSTEM:IN BUILDINGS WITH CRAWL SPACE FOUNDATIONS, THE FOLLOWING COMPONENTS OF A PASSIVE SUBMEMBRANE DEPRESSURIZATION SYSTEM SHALL BE INSTALLED DURING CONSTRUCTION. (CRC AF103.5) EXCEPT IN BUILDINGS IN WHICH AN APPROVED MECHANICAL CRAWL SPACE VENTILATION SYSTEM OR OTHER EQUIVALENT SYSTEM IS INSTALLED.VENTILATION:CRAWL SPACES SHALL BE PROVIDED WITH VENTS TO THE EXTERIOR OF THE BUILDING. THE MINIMUM NET AREA OF VENTILATION OPENINGS SHALL COMPLY WITH SECTION R408.1. (CRC AF103.5.1)SOIL-GAS-RETARDER:THE SOIL IN CRAWL SPACES SHALL BE COVERED WITH A CONTINUOUS LAYER OF MINIMUM 6-MIL (0.15 MM) POLYETHYLENE SOIL-GAS-RETARDER. THE GROUND COVER SHALL BE LAPPED NOT LESS THAN 12 INCHES (305 MM) AT JOINTS AND SHALL EXTEND TO ALL FOUNDATION WALLS ENCLOSING THE CRAWL SPACE AREA. (CRC AF103.5.2) VENT PIPE:A PLUMBING TEE OR OTHER APPROVED CONNECTION SHALL BE INSERTED HORIZONTALLY BENEATH THE SHEETING AND CONNECTED TO A 3-OR 4-INCH-DIAMETER (76 OR 102 MM) FITTING WITH A VERTICAL VENT PIPE INSTALLED THROUGH THE SHEETING. THE VENT PIPE SHALL BE EXTENDED UP THROUGH THE BUILDING FLOORS, AND TERMINATE NOT LESS THAN 12 INCHES (305 MM) ABOVE THE ROOF IN A LOCATION NOT LESS THAN 10 FEET (3048 MM) AWAY FROM ANY WINDOW OR OTHER OPENING INTO THE CONDITIONED SPACES OF THE BUILDING THAT IS LESSTHAN 2 FEET (610 MM) BELOW THE EXHAUST POINT, AND 10 FEET (3048 MM) FROM ANY WINDOW OR OTHER OPENING IN ADJOINING OR ADJACENT BUILDINGS. (CRC AF103.5.3) PASSIVE SUBSLAB DEPRESSURIZATION SYSTEM:IN BASEMENT OR SLAB-ON-GRADE BUILDINGS, THE FOLLOWING COMPONENTS OF A PASSIVE SUBSLAB DEPRESSURIZATION SYSTEM SHALL BE INSTALLED DURING CONSTRUCTION. (CRC AF103.6)VENT PIPE:A MINIMUM 3-INCH-DIAMETER (76 MM) ABS, PVC OR EQUIVALENT GASTIGHT PIPE SHALL BE EMBEDDED VERTICALLY INTO THE SUBSLAB AGGREGATE OR OTHER PERMEABLE MATERIAL BEFORE THE SLAB IS CAST. A “T”FITTING OR EQUIVALENT METHOD SHALL BE USED TO ENSURE THAT THE PIPE OPENING REMAINS WITHIN THE SUBSLAB PERMEABLE MATERIAL. ALTERNATIVELY, THE 3-INCH (76 MM) PIPE SHALL BE INSERTED DIRECTLY INTO AN INTERIOR PERIMETER DRAIN TILE LOOP OR THROUGH A SEALED SUMP COVER WHERE THE SUMP IS EXPOSED TO THE SUBSLAB AGGREGATE OR CONNECTED TO IT THROUGH A DRAINAGE SYSTEM. THE PIPE SHALL BE EXTENDED UP THROUGH THE BUILDING FLOORS, AND TERMINATE NOT LESS THAN 12 INCHES (305 MM) ABOVE THE SURFACE OF THE ROOF IN A LOCATION NOT LESS THAN 10 FEET (3048 MM) AWAY FROM ANY WINDOW OR OTHER OPENING INTO THE CONDITIONED SPACES OF THE BUILDING THAT IS LESSTHAN 2 FEET (610 MM) BELOW THE EXHAUST POINT, AND 10 FEET (3048 MM) FROM ANY WINDOW OR OTHER OPENING IN ADJOINING OR ADJACENT BUILDINGS. (CRC AF103.6.1) MULTIPLE VENT PIPES:IN BUILDINGS WHERE INTERIOR FOOTINGS OR OTHER BARRIERS SEPARATETHE SUBSLAB AGGREGATE OR OTHER GAS-PERMEABLE MATERIAL, EACH AREA SHALL BE FITTED WITH AN INDIVIDUAL VENT PIPE. VENT PIPES SHALL CONNECT TO A SINGLE VENT THAT TERMINATES ABOVE THE ROOF OR EACH INDIVIDUAL VENT PIPE SHALL TERMINATE SEPARATELY ABOVE THE ROOF. (CRC AF103.6.2) VENT PIPE DRAINAGE:COMPONENTS OF THE RADON VENT PIPE SYSTEM SHALL BE INSTALLED TO PROVIDE POSITIVE DRAINAGE TO THE GROUND BENEATH THE SLAB OR SOIL-GAS-RETARDER. (CRC AF103.7) VENT PIPE ACCESSIBILITY:RADON VENT PIPES SHALL BE ACCESSIBLE FOR FUTURE FAN INSTALLATION THROUGH AN ATTIC OR OTHER AREA OUTSIDE THE HABITABLE SPACE. (CRC AF103.8)EXCEPTION:THE RADON VENT PIPE NEED NOT BE ACCESSIBLE IN AN ATTIC SPACE WHERE AN APPROVED ROOF-TOP ELECTRICAL SUPPLY IS PROVIDED FOR FUTURE USE. VENT PIPE IDENTIFICATION:EXPOSED AND VISIBLE INTERIOR RADON VENT PIPES SHALL BE IDENTIFIED WITH NOT LESS THAN ONE LABEL ON EACH FLOOR AND IN ACCESSIBLE ATTICS. THE LABEL SHALL READ: “RADON REDUCTION SYSTEM.”(CRC AF103.9) COMBINATION FOUNDATIONS:COMBINATION BASEMENT/CRAWL SPACE OR SLAB-ON-GRADE/CRAWL SPACE FOUNDATIONS SHALL HAVE SEPARATE RADON VENT PIPES INSTALLED IN EACH TYPE OF FOUNDATION AREA. EACH RADON VENT PIPE SHALL TERMINATE ABOVE THE ROOF OR SHALL BE CONNECTED TO A SINGLE VENT THAT TERMINATES ABOVE THE ROOF. (CRC AF103.10) BUILDING DEPRESSURIZATION:JOINTS IN AIR DUCTS AND PLENUMS IN UNCONDITIONED SPACES SHALL MEET THE REQUIREMENTS OF SECTION M1601. THERMAL ENVELOPE AIR INFILTRATION REQUIREMENTSSHALL COMPLY WITH THE ENERGY CONSERVATION PROVISIONS IN CHAPTER 11. FIREBLOCKING SHALL MEET THE REQUIREMENTS CONTAINED IN SECTION R302.11. (CRC AF103.11) POWER SOURCE:TO PROVIDE FOR FUTURE INSTALLATION OF AN ACTIVE SUBMEMBRANE OR SUBSLAB DEPRESSURIZATION SYSTEM, AN ELECTRICAL CIRCUIT TERMINATED IN AN APPROVED BOX SHALL BE INSTALLED DURING CONSTRUCTION IN THE ATTIC OR OTHER ANTICIPATED LOCATION OF VENT PIPE FANS. AN ELECTRICAL SUPPLY SHALL BE ACCESSIBLE IN ANTICIPATED LOCATIONS OF SYSTEM FAILURE ALARMS. (CRC AF103.12) UNDER FLOOR & CRAWL SPACE NOTES: (CRC R408) MOISTURE CONTROL:THE UNDER-FLOOR SPACE BETWEEN THE BOTTOM OF THE FLOOR JOISTS AND THE EARTH UNDER ANY BUILDING (EXCEPT SPACE OCCUPIED BY A BASEMENT) SHALL COMPLY WITHSECTION R408.2 OR R408.3. (CRC R408.1) OPENINGS FOR UNDER-FLOOR VENTILATION:VENTILATION OPENINGS THROUGH FOUNDATION OR EXTERIOR WALLS SURROUNDING THE UNDER-FLOOR SPACE SHALL BE PROVIDED IN ACCORDANCE WITH THIS SECTION. THE MINIMUM NET AREA OF VENTILATION OPENINGS SHALL BE NOT LESS THAN 1 SQUARE FOOT FOR EACH 150 SQUARE FEET OF UNDER-FLOOR AREA. ONE VENTILATION OPENING SHALL BE WITHIN 3 FEET OF EACH EXTERNAL CORNER OF THE UNDER-FLOOR SPACE. VENTILATION OPENINGS SHALL BE COVERED FOR THEIR HEIGHT AND WIDTH WITH ANY OF THE FOLLOWING MATERIALS PROVIDED THAT THE LEAST DIMENSION OF THE COVERING SHALL NOT EXCEED 1/4 INCH, AND OPERATIONAL LOUVERS ARE PERMITTED: (CRC R408.2) 1. PERFORATED SHEET METAL PLATES NOT LESS THAN 0.070 INCH THICK.2. EXPANDED SHEET METAL PLATES NOT LESS THAN 0.047 INCH THICK.3. CAST-IRON GRILL OR GRATING. 4. EXTRUDED LOAD-BEARING BRICK VENTS.5. HARDWARE CLOTH OF 0.035 INCH WIRE OR HEAVIER. 6. CORROSION-RESISTANT WIRE MESH, WITH THE LEAST DIMENSION BEING 1/8 INCH THICK.EXCEPTIONS: 1. THE TOTAL AREA OF VENTILATION OPENINGS SHALL BE PERMITTED TO BE REDUCED TO 1/1,500 OF THE UNDER-FLOOR AREA WHERE THE GROUND SURFACE IS COVERED WITH AN APPROVED CLASS I VAPOR RETARDER MATERIAL.2. WHERE THE GROUND SURFACE IS COVERED WITH AN APPROVED CLASS 1 VAPOR RETARDER MATERIAL, VENTILATION OPENINGS ARE NOT REQUIRED TO BE WITHIN 3 FEET OF EACH EXTERNAL CORNER OF THE UNDER-FLOOR SPACE PROVIDED THAT THE OPENINGS ARE PLACED TO PROVIDE CROSS VENTILATION OF THESPACE. UNVENTED CRAWL SPACE:FOR UNVENTED UNDER-FLOOR SPACES, THE FOLLOWING ITEMS SHALL BE PROVIDED: (CRC R408.3) 1. EXPOSED EARTH SHALL BE COVERED WITH A CONTINUOUS CLASS I VAPOR RETARDER. JOINTS OF THE VAPOR RETARDER SHALL OVERLAP BY 6 INCHES AND SHALL BE SEALED OR TAPED. THE EDGES OF THE VAPOR RETARDER SHALL EXTEND NOT LESS THAN 6 INCHES UP THE STEM WALL AND SHALL BE ATTACHED AND SEALED TO THE STEM WALL OR INSULATION. 2. ONE OF THE FOLLOWING SHALL BE PROVIDED FOR THE UNDER-FLOOR SPACE:A. CONTINUOUSLY OPERATED MECHANICAL EXHAUST VENTILATION AT A RATE EQUAL TO 1 CUBIC FOOT PER MINUTE (0.47 L/S) FOR EACH 50 SQUARE FEET OF CRAWL SPACE FLOOR AREA, INCLUDING AN AIR PATHWAY TO THE COMMON AREA (SUCH AS A DUCT OR TRANSFER GRILLE). B. CONDITIONED AIR SUPPLY SIZED TO DELIVER AT A RATE EQUAL TO 1 CUBIC FOOT PER MINUTE (0.47 L/S) FOR EACH 50 SQUARE FEET OF UNDER-FLOOR AREA, INCLUDING A RETURN AIR PATHWAY TO THE COMMON AREA (SUCH AS A DUCT OR TRANSFER GRILLE). C. PLENUM IN EXISTING STRUCTURES COMPLYING WITH THE CALIFORNIA MECHANICAL CODE, IF UNDER-FLOOR SPACE IS USED AS A PLENUM. D. DEHUMIDIFICATION SIZED IN ACCORDANCE WITH MANUFACTURER’S SPECIFICATIONS. ACCESS:ACCESS SHALL BE PROVIDED TO ALL UNDER-FLOOR SPACES. ACCESS OPENINGS THROUGH THE FLOOR SHALL BE NOT SMALLER THAN 18 INCHES BY 24 INCHES. OPENINGS THROUGH A PERIMETER WALL SHALL BE NOT LESS THAN 16 INCHES BY 24 INCHES. WHERE ANY PORTION OF THE THROUGH-WALL ACCESS IS BELOW GRADE, AN AREAWAY NOT LESS THAN 16 INCHES BY 24 INCHES SHALL BE PROVIDED. THE BOTTOM OF THE AREAWAY SHALL BE BELOW THE THRESHOLD OF THE ACCESS OPENING. THROUGH WALL ACCESS OPENINGS SHALL NOT BE LOCATED UNDER A DOOR TO THE RESIDENCE. SEE CALIFORNIA MECHANICAL CODE FOR ACCESS REQUIREMENTS WHERE MECHANICAL EQUIPMENT IS LOCATED UNDER FLOORS. (CRC R408.4) REMOVAL OF DEBRIS:THE UNDER-FLOOR GRADE SHALL BE CLEANED OF ALL VEGETATION AND ORGANIC MATERIAL. WOOD FORMS USED FOR PLACING CONCRETE SHALL BE REMOVED BEFORE A BUILDING IS OCCUPIED OR USED FOR ANY PURPOSE. CONSTRUCTION MATERIALS SHALL BE REMOVED BEFORE A BUILDING IS OCCUPIED OR USED FOR ANY PURPOSE. (CRC R408.5) FINISHED GRADE:THE FINISHED GRADE OF UNDER-FLOOR SURFACE SHALL BE PERMITTED TOBE LOCATED AT THE BOTTOM OF THE FOOTINGS; HOWEVER, WHERE THERE IS EVIDENCE THAT THE GROUND-WATERTABLE CAN RISE TO WITHIN 6 INCHES OF THE FINISHED FLOOR AT THE BUILDING PERIMETER OR WHERE THERE IS EVIDENCE THAT THE SURFACE WATER DOES NOT READILY DRAIN FROM THE BUILDING SITE, THE GRADE IN THE UNDER-FLOOR SPACESHALL BE AS HIGH AS THE OUTSIDE FINISHED GRADE, UNLESS AN APPROVED DRAINAGE SYSTEM IS PROVIDED. (CRC R408.6) FLOOD RESISTANCE:FOR BUILDINGS LOCATED IN FLOOD HAZARD AREAS AS ESTABLISHED IN TABLE R301.2: 1. WALLS ENCLOSING THE UNDER-FLOOR SPACE SHALL BE PROVIDED WITH FLOOD OPENINGS IN ACCORDANCE WITH SECTION R322.2.2.2. THE FINISHED GROUND LEVEL OF THE UNDER-FLOOR SPACE SHALL BE EQUAL TO OR HIGHER THAN THE OUTSIDE FINISHED GROUND LEVEL ON AT LEAST ONE SIDE. EXCEPTION:UNDER-FLOOR SPACES THAT MEET THE REQUIREMENTS OF FEMA TB 11-1. UNDER-FLOOR VAPOR RETARDER:IN CLIMATE ZONES 1A, 2A AND 3A BELOW THE WARM-HUMID LINE, A CONTINUOUS CLASS I OR II VAPOR RETARDER SHALL BE PROVIDED ON THE EXPOSED FACE OF AIR-PERMEABLE INSULATION INSTALLED BETWEEN THE FLOOR JOISTS AND EXPOSED TO THE GRADE IN THE UNDER-FLOOR SPACE. THE VAPOR RETARDER SHALL HAVE A MAXIMUM WATER VAPOR PERMEANCE OF 1.5 PERMS WHEN TESTED IN ACCORDANCE WITH PROCEDURE B OF ASTM E96. (CRC R408.8) EXCEPTION:THE VAPOR RETARDER SHALL NOT BE REQUIRED IN UNVENTED CRAWL SPACES CONSTRUCTED IN ACCORDANCE WITH SECTION R408.3. NOTE:THE INTERNATIONAL ENERGY CONSERVATION CODE (IECC) CLIMATE ZONESUSED BY THIS SECTION DIFFER FROM THOSE USED BY THE CALIFORNIA ENERGY CODE TO DETERMINE APPLICABILITY OFENERGY EFFICIENCY MEASURES. COMPARISON OF IECC AND CALIFORNIA ENERGY CODE CLIMATE ZONES IS SHOWN IN TABLE R702.7(5). SUBFLOOR PREPARATION:A LAYER OF GAS-PERMEABLE MATERIAL SHALL BE PLACED UNDER ALL CONCRETE SLABS AND OTHER FLOOR SYSTEMS THAT DIRECTLY CONTACT THE GROUND AND ARE WITHIN THE WALLS OF THE LIVING SPACES OF THE BUILDING, TO FACILITATE FUTURE INSTALLATION OF A SUBSLAB DEPRESSURIZATION SYSTEM, IF NEEDED. THE GAS-PERMEABLE LAYER SHALL CONSIST OF ONE OF THE FOLLOWING: (CRC AF103.2)1. A UNIFORM LAYER OF CLEAN AGGREGATE, NOT LESS THAN 4 INCHES (102 MM) THICK. THE AGGREGATE SHALL CONSIST OF MATERIAL THAT WILL PASS THROUGH A 2-INCH (51 MM) SIEVE AND BERETAINED BY A 1/4-INCH (6.4 MM) SIEVE.2. A UNIFORM LAYER OF SAND (NATIVE OR FILL), NOT LESS THAN 4 INCHES(102 MM) THICK, OVERLAIN BY A LAYER OR STRIPS OF GEOTEXTILE DRAINAGE MATTING DESIGNED TO ALLOW THE LATERAL FLOW OF SOIL GASES.3. OTHER MATERIALS, SYSTEMS OR FLOOR DESIGNS WITH DEMONSTRATED CAPABILITY TO PERMIT DEPRESSURIZATION ACROSS THE ENTIRE SUBFLOOR AREA. SOIL-GAS-RETARDER:A MINIMUM 6-MIL (0.15 MM) [OR 3-MIL (0.075 MM) CROSS-LAMINATED]POLYETHYLENE OR EQUIVALENT FLEXIBLE SHEETING MATERIAL SHALL BE PLACED ON TOP OF THE GAS-PERMEABLE LAYER PRIOR TO CASTING THE SLAB OR PLACING THE FLOOR ASSEMBLY TO SERVE AS A SOIL-GAS-RETARDER BY BRIDGING ANY CRACKS THAT DEVELOP IN THE SLAB OR FLOOR ASSEMBLY, AND TO PREVENT CONCRETE FROM ENTERING THE VOID SPACES IN THE AGGREGATE BASE MATERIAL. THE SHEETING SHALL COVER THE ENTIRE FLOOR AREA WITH SEPARATE SECTIONS OF SHEETING LAPPED NOT LESS THAN 12 INCHES (305 MM). THE SHEETING SHALL FIT CLOSELY AROUND ANY PIPE, WIRE OR OTHER PENETRATIONS OF THE MATERIAL. PUNCTURES OR TEARS IN THE MATERIAL SHALL BE SEALED OR COVERED WITH ADDITIONAL SHEETING. (CRC AF103.3) &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 CONCRETEACOUSACOUSTICAL A.D.AREA DRAINADH. ADHESIVEADJ. ADJUSTABLE, ADJACENT AL.ALUMINUMALT.ALTERNATE ANOD.ANODIZEDA.P.ACCESS PANEL APPX. APPROXIMATEAPPV'D. APPROVEDARCH.ARCHITECTURAL,ARCHITECT ASB. ASBESTOSASSY. ASSEMBLY AUTO.AUTOMATIC B. BATHROOMBD. BOARDBEL. BELOW BET. BETWEENBIT. BITUMINOUS BLDG.BUILDINGBLK. BLOCK BLK'G.BLOCKINGBM. BEAM B.O.BY OWNER, BY OTHERS BOT. BOTTOM BR. BEDROOM B.W. BACK OF WALL, BOTTOM OF WALL CAB. CABINETC.B.CATCH BASINC.B.C. CALIFORNIA BUILDING CODE C.R.C. CALIFORNIA RESIDENTIAL CODECEM.CEMENT C.G.CORNER GUARDCHAN.CHANNEL CHG.CHANGE C.I. CAST IRON C.J. CONTROL / CONSTRUCT./CEILING JOINT CLG. CEILING CLKG. CAULKING CLR. CLEAR, CLEARANCE CNTR.COUNTERCONC.CONCRETE COND.CONDITIONCONST. CONSTRUCT, CONSTRUCTION CORR.CORRIDOR, CORROSIVECTSK. COUNTER SINK, COUNTERSUNK CTR. CENTER DBL. DOUBLE DECO.DECORATIVEDEPT. DEPARTMENT DET. DETAILD.F.DRINKING FOUNTAIN, DOUGLAS FIR DIA.DIAMETERDIAG. 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 JOINTELEC. ELECTRIC, ELECTRICAL ELEV. ELEVATOREMER.EMERGENCY ENCL. ENCLOSED, ENCLOSUREE.P.ELECTRICAL PANEL, END POINTEQ. EQUAL EQV. EQUIVALENT EQUIP.EQUIPMENT E.W. EACH WAY EXH. EXHAUSTEXPO.EXPOSED EXT. EXTERIORE.G.EXISTING GRADE F.FIXED F.A. FIRE ALARMFAC. 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.FIXTUREF.J. FLOOR JOIST F.L. FLOW LINEFLASH. FLASHING FLR. FLOORFLUOR. FLUORESCENT F.O.C. FACE OF CONCRETE/CURBF.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 SURFACEFT.FOOT, FEET FTG. FOOTINGFURR.FURRING FUT. FUTURE F.V. FIELD VERIFY GA. GAUGE GALV. GALVANIZED G.B.GRAB BAR, GRADE BEAM G.C.GENERAL CONTRACTORGEN.GENERAL G.F.I.GROUND FAULT INTERRUPTG.I. GALVANIZED IRON G.L.B. GLU-LAM BEAMGND.GROUND GR. GRADE GYP. GYPSUM G.P.GRADE PLANE H./HT. HIGH, HEIGHT H.B.HOSE BIBBH.C.HOLLOW CORE HD. HARD, HEAD HDR.HEADER HDWD.HARDWOOD HDWR.HARDWARE H.M. HOLLOW METAL HORIZ. HORIZONTAL HR. HOURHVAC HEATING VENTILATING AIR CONDITIONING I.D. INTERIOR DESIGNER, INSIDE DIAMETER/DIMENSION IN.INCH INSUL.INSULATION INT.INTERIOR INV.INVERT/INVERTED JAN. JANITOR JT.JOINTJST.JOIST KIT. KITCHEN L.LOW, LINEN L.A. LANDSCAPED AREA LAB. LABORATORY LAM. LAMINATEDLAV. LAVATORY LBS. POUNDSLFA.LOAD FROM ABOVE L.H. LEFT HANDLKR. LOCKER LT.LIGHT LUM. LUMINOUS, LUMENS MAINT. MAINTENANCE MAS.MASONRY MAT. MATERIAL MAX.MAXIMUMM.B.METAL BOLT M.C. MEDICINE CABINETMECH.MECHANICAL MEMB.MEMBRANEMTL. METAL MFGR.MANUFACTURERM.H. MANHOLE MIN. MINIMUM MIR. MIRROR MISC. MISCELLANEOUS M.O. MASONRY OPENING MT. MOUNTED MUL. MULLION N. NEW, NORTH NAT. NATURALN.I.C.NOT IN CONTRACT, CONTACT N.G.NATURAL GRADENO. NUMBER NOM.NOMINALN.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 DRAINOFF. OFFICE OPNG.OPENINGOPP. 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, CONNECTIONPR. PAIR PROJ. PROJECTIONPSL. PARALLEL STRAND LAMINATE PT. POINT R.A.RETURN AIR RAD. RADIUSR.D.ROOF DRAIN R.D.L. ROOF DRAIN LEADERRECPT. RECEPTACLE RECT. RECTANGLE, RECTANGULARREF. REFERENCE REFR.REFRIGERATORREG.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 AIRS.C.SOLID CORE S.C.D. SEAT COVER DISPENSERSCHED. SCHEDULE S.D.SUBDRAIN, SOAP DISPENSER SEC. SECTION SEL. SELECT(ED) SH. SHELF SHT. SHEETSHT'G.SHEATHING SIM.SIMILARSIMP. SIMPSON S.J. SOFFIT JOISTS.S.STAINLESS STEEL S.SK.SERVICE SINKSTA. STATION STD. STANDARD STL.STEEL STOR.STORAGE STRUCT. STRUCTURE, STRUCTURALSUSP. SUSPEND(ED) SYM.SYMMETRICAL SYS. SYSTEM T.TREAD, TRASH T.C.TOP OF CURB T.CL. TIME CLOCK TEL.TELEPHONE TEMP.TEMPERED TER. TERRAZZOT & G TONGUE & GROOVE THK. THICK, THICKNESST.P. TOP OF PAVING T.PL. TOP OF PLATET.O.S. TOP OF STRUCTURE, SHEATHING, SLAB TRANS. TRANSFORMERT.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 LABORATORYUNF. UNFINISHED U.N.O.UNLESS NOTED OTHERWISEUR. URINAL V./VERT. VERTICAL VENT. VENTILATION, VENTILATING VER. VERIFY V.T.R. VENT THROUGH ROOF W. WEST, WIDTH, WASHER W/.WITHWD.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 GENERAL NOTESB CONTRACT DOCUMENT NOTESAABBREVIATIONSC 6/2 2 / 2 0 2 3 5 : 1 4 : 5 4 P M 05/15/2023 ARCHITECTURAL GENERAL NOTES FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER 290 WOODED VIEW DR.LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 T-1.1 PA2023-0044 BRANDON LINSDAY 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 HOUSING CRISIS ACT COMPLIANCE FOR DEMOLITIONS FORMA CAL GREEN -RESIDENTIAL MANDATORY MEASURESC RESIDENTIAL CONSTRUCTION MINIMUM REQUIRENENTSB 6/2 2 / 2 0 2 3 5 : 1 4 : 5 9 P M 05/15/2023 SUPPLEMENTAL DOC. & NOTES FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER 290 WOODED VIEW DR.LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 T-1.2 PA2023-0044 BRANDON LINSDAY NO. REVISION DATE TRACT NO. 3283 M.M. 101/33-34 LOT 7 LOT 6 HA R B O R I S L A N D DR I V E LOT 8 CL N88°40'51"E 104.00'N88°40'51"E 122.00' PARCEL 1 PARCEL 2 N86°22'06"W 122.00' N86°22'06"W 104.00' Δ=04°57'03" R=810.00' L=69.99' Δ=04°57'03" R=584.00' L=50.46' BENCHMARK INFORMATION BENCHMARK NO: NB4-39-77 DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "NB4-39-77",SET IN THE NORTHEAST CORNER OF A 4.3 FT. BY 4.8 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF BAYSIDE DRIVE AND HARBOR ISLAND DRIVE, 64.6 FT. EASTERLY OF THE CENTERLINE OF HARBOR ISLAND DRIVE AND 38 FT. SOUTHERLY OF THE CENTERLINE OF BAYSIDEDRIVE.MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEVATION: 10.859 FEET (NAVD88), YEAR LEVELED 2011 LEGAL DESCRIPTION REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: PARCEL 1: LOT 7 OF TRACT NO. 3283, AS SHOWN ON A MAP RECORDED IN BOOK 101, PAGES 33 AND 34 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL 2: THAT PORTION OF IRVINE'S SUBDIVISION, AS SHOWN ON A MAP RECORDED IN BOOK 1, PAGE 88 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, ADJOINING SAID TRACT NO. 3283, BOUNDED AS FOLLOWS: ON THE NORTH BY THE WESTERLY PROLONGATION OF THE NORTHERLY LINE OF LOT 7, SAID TRACT NO. 3283; ON THE WEST BY ALINE THAT IS PARALLEL WITH AND 104.00 FEET EASTERLY FROM THE EASTERLY LINE OF TRACT NO. 4003 AS SHOWN ON A MAP THEREOFRECORDED IN BOOK 188, PAGES 13 THROUGH 19 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY; ON THE SOUTH BY THE WESTERLY PROLONGATION OF SOUTHERLY LINE OF SAID LOT 7; ON THE EAST BY THE WESTERLY LINE OF SAID LOT. 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 THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER EXPRESSED OR IMPLIED. LICENSE RENEWAL DATE 12/31/22 STATEOFCALIFO RNIA PAUL DOMINICK C RAFTExp. 12/31/22No. 8516PROFESSIONALLAND S U RVEYOR TITLE REPORT/EASEMENT NOTES 430 HARBOR ISLAND DRIVENEWPORT BEACH, CA 92660(APN: 050-471-08) NO TITLE REPORT PROVIDED. CONCRETE SURFACE 1 1 TO P O G R A P H I C M A P 43 9 H A R B O R I S L A N D D R I V E NE W P O R T B E A C H , C A 9 2 6 6 0 AP N : 0 5 0 - 4 7 1 - 0 7 LEGEND EXISTING ELEVATION( ) AC ASPHALT PAVEMENT BLOCK WALL LC CENTERLINE GM GAS METER FS FL FINISHED SURFACE FLOWLINE 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 SEWER MANHOLESMH SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING. PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE. SURVEYOR'S NOTES FFG FINISH FLOOR GARAGE NG NATURAL GROUND TOP OF CURBTC SEARCHED, FOUND NOTHING; SETNOTHING EBX ELECTRICAL BOX EG EDGE OF GUTTER STREET LIGHT PULL BOXSLPB WATER METERWM WROUGHT IRON FENCEWIF WROUGHT IRON FENCE (WIF) CATV CABLE TV BOX VICINITY MAP STREET LIGHTSL BBQ BARBEQUE FF FINISH FLOOR TOP OF STEPTS TOP OF DRIVEWAY XTX FOUND LEAD & TAG STAMPED LS 8294 BRICK SURFACE TOP OF DECKTD WATER LEGAL DESCRIPTION (CON'T) PARCEL 3: AN APPURTENANT NON-EXCLUSIVE EASEMENT, 98.00 FEET WIDE, FOR FISHING NAVIGATION, COMMERCE AND ACCESS, OVER THAT PORTION OF IRVINE'S SUBDIVISION, AS SHOWN ON A MAP THEREOF RECORDED IN BOOK 1, PAGE 88 OF MISCELLANEOUS MAPS, RECORDS OF SAIDORANGE COUNTY, ADJOINING SAID TRACT NO. 3283, LYING 49.00 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTER LINE: COMMENCING AT THE SOUTHWEST CORNER OF TRACT NO. 4003, AS SHOWN ON A MAP THEREOF RECORDED IN BOOK 188, PAGES 13 THROUGH 19 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY; THENCE SOUTH 71°54'00 EAST 104.00 FEET ALONG THEORDINARY HIGH TIDE LINE, AS DESCRIBED IN THE FINAL DECREE ENTERED IN CASE NO. 20436, SUPERIOR COURT OF SAID COUNTY, TOTHE TRUE POINT OF BEGINNING; THENCE LEAVING SAID LINE, NORTH 18°06'00" EAST 527.49 FEET TO THE BEGINNING OF A CURVE CONCAVE WESTERLY, HAVING A RADIUS OF 584.00 FEET; THENCE NORTHERLY 441.86 FEET ALONG SAID CURVE, THROUGH AN ANGLE OF 43°20'00"; THENCE NORTH 28°14'00" WEST 98.41 FEET TO THE SOUTHERLY LINE OF LOT J, SAID TRACT NO. 4003. TEMPORARY BENCHMARKTBMSET ON A SEWER MANHOLE RIM (SMH) ELEVATION = 11.26 FEET COLUMN PA PLANTER AREA PARCEL 3 BASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF HARBOR ISLAND DRIVE HAVING A BEARING OF N18°03'45"W PER TRACT NO. 3283,M.M. 101/33-34. GRAPHIC SCALE 8/10/2022 DN UP DN DN DN DN TRACT NO. 3283 M.M. 101/33-34 LOT 7 LOT 8 PARCEL 1 N88°40'51"E 122.00' N86°22'06"W 122.00' (10.94) EG (11.25)TC (10.85)FL (9.91) FS(9.30) FS (9.35) FS (12.17)NG (9.40) FS (11.48) FS(9.41) FS(9.23) FS (9.19)TW(9.12)FS (9.16)TW (9.10)FS (9.17)TW (9.14)FS (9.18)TW (9.05)FS (9.20)TW(9.17)FS (9.27) FS (9.28) FS (9.27) FS (9.47) FS (9.59) FS (9.62) FS (9.61) FS (9.63) BS (9.63) BS (11.28) TS (11.26) TS (11.87) FS (9.34) FS (9.51) FS(12.26)TW(15.10)TW(9.68)TW (8.86)TD (9.73) TW (8.97) TD (7.24) BS (11.41) FS (11.37)FS (11.60) FS (11.45) FS (11.53) FS (11.47) FS (11.36)FS (12.65)TW (11.58)FS (12.24) TW (34.51)TOP PARAPET (35.69) RIDGE (25.29) RIDGE (22.07) RIDGE (9.75) FF (9.77) FF (11.60) FF GAR (23.69) RIDGE (11.39)TC (10.92)FL (11.41)TC~TX(10.95)FL (11.02) EG (11.43)TC~TX (10.96)FL (11.09) EG (11.34)TC (10.87)FL (11.01)TC EG (11.31) NG (11.40) FS(11.59) FS (11.46)FS (12.47)TW(11.62)FS (11.63) FF GAR (12.47)TW (11.44)FS (11.34) TS (9.73)FS (12.46)TW (9.63)BS (9.70) BS (12.46)TW (9.65)FS (8.93) NG (9.86) FS (9.81) FF (14.62) TW (9.79) FS (9.69)FS (9.51) TG (9.47)FS (9.72) FS (12.43)TW (11.25)FS (11.29) FS (11.19) TG (11.33) FS(12.07) NG (12.51)TW(11.30)FS (12.49)TW (11.32)FS (12.63)TW (11.48)TS (11.45) FS (11.54)TS (9.73) BS (11.69) NG (11.24) TG (9.70)FS (9.54)NG (9.38)NG (9.34) FS (7.60)INV 6" DRAIN 4. 7 7 ' 10.05' 4.74' 20.19' PROPERTY LINE WM WM CATV FOUND LEAD &TAG, LS8294 SAND FOUND LEAD & TAG, LS8294 15" TREE 12" TREE 12" TREE 12" TREE 12" TREE 12" TREE 12" TREE EAVES (TYP.) EAVES (TYP.) FOUND LEAD & TAG, PLS8516 SAND PA PA PA PA PA PA PAPA PA PA 12" TREE PA PA PA PROPERTY LINE GM FIRE HYDRANT Δ=04°57'03"R=810.00'L=69.99' DN UP DN DN 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 TOPAND BOTTOM LANDING (R303.8) -REF. DTL. 3/AD-1 -VERIFY TREADS DEPTH ANDRISERS HT. W/. CIVIL AND LANDSCAPE DWGS DIMENSION NOTE:ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. GENERAL NOTE:SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). C.N.B. NOTES:1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. 4. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION, REPLACEMENT BUILDING OR ADDITIONS TO AN EXISTING BUILDING EXCEEDING 50% OF THE GROSS FLOOR AREA OF THE EXISTING BUILDING. (NBMC 12.32.015) 5. FIELD INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE REQUIREMENT PRIOR TO CONCRETE PLACEMENT. 6. EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. LANDSCAPE NOTES: 1. ENCROACHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANDSCAPE PLANS, FOR ALL HARDSCAPE & PLANTING AREAS WITH RESPECTIVE HEIGHTS AND MATERIALS. POOL:1. PROVIDE AN ALARM FOR DOORS AND WINDOWS WITH SILL HEIGHTS LESS THAN 60-INCHES ABV.F.F. OF THE DWELLING THAT FORMS A PART OF THE POOL ENCLOSURE. THE ALARM SHALL BE LISTED AS A WATER HAZARD ENTRANCE ALARM IN ACCORDANCE WITH UL 2017. THE DEACTIVATION SWITCH SHALL BE AT LEAST 60" ABOVE THE FLOOR IF THE RESIDENCE IS NOT REQUIRED TO BE ACCESSIBLE. (CBC 3109 & ISPSC 305.4) 2. SUCTION OUTLETS SHALL BE DESIGNED AND INSTALLED WITH SUCTION ANTIENTRAPMENT GRATE IN ACCORDANCE WITH ANSI/APSP-16 PER CBC 3109 SECTION (B) OF 115928. SUCTION ENTRAPMENT AVOIDANCE FOR POOL AND SPA SHALL BE PROVIDED IN ACCORDANCE WITH APSP-7 PER ISPSC SECTION 310. 3. PROVIDE POWER SAFETY COVER IN COMPLIANCE WITH ASTM F1346-91 FOR POOL & SPA (CBC 3109 SECTION (3) OF 115922 & ISPSC 305). 4. POOL ENCLOSURE FENCE SHALL BE 60-INCHES MIN. ABV. FS/NG MEASURED ON THE SIDE THAT FACES AWAY FROM SWIMMING POOL W/. MAX VERTICAL CLEARANCE OF 2-INCHES BETWEEN FS/NG AND BOTTOM OF THE FENCE/BARRIER MEASURED ON THE SIDE OF FENCE THAT FACES AWAY FROM SWIMMING POOL. OPENING, GAP, AND VOID IN ENCLOSURE FENCE OR GATE SHALL NOT ALLOW THE PASSAGE OF 4-INCHES DIAMETER SPHERE OR LARGER. OUTSIDE SURFACE (FACING AWAY FROM SWIMMING POOL) OF THE POOL ENCLOSURE INCLUDING THE GATE TO BE FREE OF PROTRUSIONS, CAVITIES, OR OTHER PHYSICAL CHARACTERISTICS THAT WOULD SERVE AS HANDHOLDS OR FOOTHOLDS WHICH COULD ENABLE A CHILD FIVE YEARS OLD OR YOUNGER TO CLIMB OVER. (CBC 3109 & ISPSC 305) NEW SINGLE FAMILY RESIDENCEAPN: 050-471-08 PARCEL 1, LOT 7 OF TRACT NO. 3283 PARCEL 2, PORTION OF IRVINE'S SUBDIVISION, AS SHOWN ON A MAP RECORDED IN BOOK 1, PAGE 88 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, ADJOINING SAID TRACT NO. 3283 PARCEL 3 LOT 8 LOT 6 HA R B O R I S L A N D D R I V E DOCK BOAT SLIP GANGWAY Δ=04° 57' 03" R=584'.00' L=50.48' N 88° 40' 51" E 104.00' N 86° 22' 06" W 104.00' N 86° 22' 06" W 122.00' N 88° 40' 51" E 122.00' Δ=04° 57' 03" R=810'.00' L=69.99' 1 2 2 3 4 5 6 7 8 EXISTING STRUCTURE(NOT A PAR OF SCOPE) 9 10 11 12 13 14 15 16 16 17 18 SPA(BY SEP. PERMIT) 16 EXISTING STRUCTURE(NOT A PAR OF SCOPE) 19 DIRTY KITCHEN/PANTRY GYM ELEV. STAIRS PWDR.W.C. KITCHEN DINING GREAT ROOM ENTRYFOYER MEDIA LOUNGE BATH #1 BEDROOM #1 * APPURTENANT NON-EXCLUSIVE EASEMENT OF PARCEL 3 49' - 0"49' - 0" * NEWPORT BAY PARCEL 2 (REF. SURVEY) CL TO PL 30' - 0" PARCEL 3(REF. SURVEY) 7.24' B.S. 10.90' T.W. 9.24' F.F. 9.24' F.F. 9.24' F.F.9.24' F.F. 9.24' F.F. 17.16' T.W. 12.24' T.W. 14.62' T.W. 12.52' F.F. MUD ROOM SLOPE PER CIVIL S.Y . S . B . 4' - 0 " S.Y.S.B. 4' - 0" F.Y.S.B. 10' - 0" F.Y.S.B. 10' - 0" F.Y.S.B. (WATER) 20' - 0" 6" STEP PER CIVIL 20 4' - 1 " F.O . F . 4' - 0 " 6' - 2 " F.O . F . 6' - 1 " 4' - 1 " F.O . F . 4' - 0 " 4' - 1 1/2" F.O.F. 4' - 0 3/8" 6' - 8 1/8" 11' - 6" 21 TRASH 22 23 DN PLANTEDRAISED PLANTER PLANTED PLANTED PLANTED PLANTED PLANTED PLANTED (TURF) PLANTED PLANTED WATER FEATURE F.Y.S.B. (WATER) 6' - 0" MAX 24 EASEMENT 4' - 0" 8.97' T.D. 25 25 25 2525DOG RUN 9.17' F.F. OUTDOOR LIVING 8.67' T.O.S. 9.17' F.F. COURTYARD 8.67' T.O.S. 11.74' T.W. 10.74' T.W. 13.74' T.F. 13.71' T.F. 13.74' T.F. 12.74' T.R. 10.90' T.O.S. AUTOMATIC POOL ENCLOSURE GATE 28' - 3 " M I N . C L R . 31' - 1 1 / 2 " C L R . 20' - 0" MIN. CLR. 20' - 0 5/8" CLR. 26 PT. #1 -11.45 F.S. PT. #2 -11.41 F.S. PT. #3 -9.77 F.F. PT. #4 -9.47 F.S. 95.17 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 6/2 2 / 2 0 2 3 5 : 1 3 : 1 7 P M 05/15/2023 SITE PLAN & GRADE PLANE EXHIBIT FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER290 WOODED VIEW DR. LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-0.0 PA2023-0044 BRANDON LINSDAY PROJECT NORTHTRUE NORTH 1/8" = 1'-0"1 ARCHITECTURAL SITE PLAN 1 FRONT YARD SETBACK 2 SIDE YARD SETBACK 3 FRONT YARD SETBACK WATER 4 GUTTER 5 CURB 6 CENTERLINE OF STREET - REF. SURVEY 7 FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED - REF. SURVEY 8 (E.) CATV LOCATION - REF. SURVEY & CIVIL DWGS. 9 PROPERTY LINE - REF. SURVEY 10 (E.) CURB CUT - TO BE REMOVED. REFILL PARKWAY WITH CITY RECOMMENDS SOD/LAWN - REF. SURVEY, CIVIL AND LAND. DWGS 11 (E.) WATER METER LOCATION - REF. SURVEY & CIVIL DWGS. 12 (E.) GAS METER LOCATION - REF. SURVEY & CIVIL DWGS. 13 (E.) SEWER M.H. - REF. SURVEY & CIVIL DWGS. 14 (E.) FIRE HYDRANT - PROTECT IN PLACE - REF. SURVEY & CIVIL DWGS. 15 (E.) SIDEWALK - PROTECT IN PLACE - REF. SURVEY & CIVIL DWGS. 16 (E.) PROPERTY LINE WALL - PROTECT IN PLACE - REF. SURVEY, CIVIL AND LAND. DWGS 17 (E.) SEAWALL W./ (N.) STEM WALL ABV. - REF SURVEY & SEAWALL DWGS - REINFORCEMENT UNDER SEPARATE PERMIT 18 (E.) DOCK TO REMAIN - PROTECT IN PLACE - REF. SURVEY, CIVIL AND LAND. DWGS 19 (E.) ELECTRICAL BOX - REF. SURVEY 20 (N.) WOOD GATE - AS SELECTED (MAX. 6' HT. ABOVE NATURAL GRADE) 21 PLANTED AREA PER LAND. DWGS. - COORDINATE WITH LANDSCAPE DESIGNER 22 TRASH LOCATION - SCREEN FROM STREET AS NEEDED 23 (N.) DRIVEWAY PAVERS - REF. LAND. & CIVIL DWGS., SLOPE PER CIVIL 24 BBQ AS SELECTED BY OWNER - PROVIDE GAS, REF. LANDSCAPE PLANS 25 (N.) HARDSCAPE - STONE PAVERS (AS SELECTED), REF. LAND. & CIVIL DWGS. 26 AUTOMATIC GATE - TIMBERTECH AZEK OR EQ., PAINT TBD, VEIFY W/. OWNER (MIN. 5' ABV. F.S. TO MEET REQUIREMENTS FORPOOL ENCLOSURE) 3/16" = 1'-0"2 GRADE PLANE EXHIBIT PT # 1 -11.45 F.S.PT #2 -11.41 F.S. PT #3 -9.77 F.S.PT #4 -9.47 F.S. 42.1 / 4 = 10.53' GRADE PLANE = 10.53' AVE SLOPE(PT #1 -PT#3) (11.45' -9.42') / 95.17' = 2% SLOPE NO. REVISION DATE UP DN 25.74 43.0 3A1 27.21 24.98A2 8.70 12.1 8A3 5.29 10.7 2B3 23.24 32.23B1 5.38 16.6 5A4 25.36 12. 0 3A7 22.49 4.51A6 18.45 15.1 6A8 13.08 9.40A5 3.40 12. 8 0B2 30.53 16.6 5C3 9.75 9.40C1 5.00 4.51C28.36 12.0 0C5 12.34 14.2 5C4 8.36 9.00C6 8.99 10.5 0C7 6.23 53.0 6C8 DN DN 19.11 18.0 4A9 19.34 24.9 8A11 23.38 6.3 0A13 29.97 12.3 4A12 6.59 12.64A14 14.67 23.9 4A15 6.06 16.2 5A16 29.59 12.0 5A18 22.95 4.89A17 14.21 15.1 6A20 5.16 19. 9 3C10 11.76 5.63C9 5.93 34.0 7C11 3.78 4.49A19 12.53 19.5 3A10 8.43 13.4 1C14 17.94 22. 5 6C12 17.80 16.8 2A21 20.45 10.9 3A22 2.66 6.61A238.18 13.4 1D1 8.43 1.15C13 9.51 1.15D2 2.661.31D3 3.69 10.0 4D4 2.18 10.0 4C15 5.00 4.41C16 3.73 7.9 2A24 849 SF GARAGE 2792 SF FIRST FLOOR CHASE 1304 SF FIRST FLOOR OPEN 114 SF FIRST FLOOR OPEN 2824 SF SECOND FLOOR OPEN TO BELOW 169 SF SECOND FLOOR OPEN 202 SF SECOND FLOOR OPEN 570 SF THIRD FLOOR CHASE 121 SF THIRD FLOOR COVERED 527 SF THIRD FLOOR OPEN 41 SF THIRD FLOOR COVERED 44 SF THIRD FLOOR OPEN 2% DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: BRANDON ARCHITECTS 6/2 2 / 2 0 2 3 5 : 1 5 : 0 4 P M 05/15/2023 AREA PLANS FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER290 WOODED VIEW DR. LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-0.2 PA2023-0044 BRANDON LINSDAY 1/8" = 1'-0"1 FIRST LEVEL AREA PLAN 1/8" = 1'-0"2 SECOND LEVEL AREA PLAN 1/8" = 1'-0"3 THIRD LEVEL AREA PLAN BUILDING AREA LEVEL AREA SYMBOL WIDTH LENGTH AREA FIRST FLOOR A1 25.74 43.03 1107.45 SF FIRST FLOOR A2 27.21 24.98 679.79 SF FIRST FLOOR A3 8.70 12.18 105.95 SF FIRST FLOOR A4 5.38 16.65 89.47 SF FIRST FLOOR A5 13.08 9.40 122.97 SF FIRST FLOOR A6 22.49 4.51 101.51 SF FIRST FLOOR A7 25.36 12.03 305.12 SF FIRST FLOOR A8 18.45 15.16 279.62 SF FIRST FLOOR 2791.88 SF FIRST FLOOR GARAGE B1 23.24 32.23 749.07 SF FIRST FLOOR GARAGE B2 3.40 12.80 43.55 SF FIRST FLOOR GARAGE B3 5.29 10.72 56.72 SF FIRST FLOOR GARAGE 849.34 SF SECOND FLOOR A9 19.11 18.04 344.86 SF SECOND FLOOR A10 12.53 19.53 244.69 SF SECOND FLOOR A11 19.34 24.98 483.26 SF SECOND FLOOR A12 29.97 12.34 369.89 SF SECOND FLOOR A13 23.38 6.30 147.27 SF SECOND FLOOR A14 6.59 12.64 83.37 SF SECOND FLOOR A15 14.67 23.94 351.19 SF SECOND FLOOR A16 6.06 16.25 98.52 SF SECOND FLOOR A17 22.95 4.89 112.20 SF SECOND FLOOR A18 29.59 12.05 356.73 SF SECOND FLOOR A19 3.78 4.49 16.98 SF SECOND FLOOR A20 14.21 15.16 215.39 SF SECOND FLOOR 2824.32 SF THIRD FLOOR A21 17.80 16.82 299.42 SF THIRD FLOOR A22 20.45 10.93 223.63 SF THIRD FLOOR A23 2.66 6.61 17.59 SF THIRD FLOOR A24 3.73 7.92 29.52 SF THIRD FLOOR 570.16 SF GRAND TOTAL 7035.70 SF OUTDOOR AREA LEVEL AREA SYMBOL WIDTH LENGTH AREA FIRST FLOOR C1 9.75 9.40 91.73 SF FIRST FLOOR C2 5.00 4.51 22.57 SF FIRST FLOOR C3 30.53 16.65 508.19 SF FIRST FLOOR C4 12.34 14.25 175.84 SF FIRST FLOOR C5 8.36 12.00 100.38 SF FIRST FLOOR C6 8.36 9.00 75.28 SF FIRST FLOOR C7 8.99 10.50 94.36 SF FIRST FLOOR C8 6.23 53.06 330.45 SF FIRST FLOOR 1398.79 SF SECOND FLOOR C9 11.76 5.63 66.20 SF SECOND FLOOR C10 5.16 19.93 102.86 SF SECOND FLOOR C11 5.93 34.07 201.94 SF SECOND FLOOR 371.01 SF THIRD FLOOR C12 17.94 22.56 404.67 SF THIRD FLOOR C13 8.43 1.15 9.66 SF THIRD FLOOR C14 8.43 13.41 113.06 SF THIRD FLOOR C15 2.18 10.04 21.95 SF THIRD FLOOR C16 5.00 4.41 22.04 SF THIRD FLOOR 571.38 SF GRAND TOTAL 2341.18 SF COVERED OUTDOOR AREA LEVEL AREA SYMBOL WIDTH LENGTH AREA THIRD FLOOR COVERED D1 8.18 13.41 109.73 SF THIRD FLOOR COVERED D2 9.51 1.15 10.89 SF THIRD FLOOR COVERED D3 2.66 1.31 3.48 SF THIRD FLOOR COVERED D4 3.69 10.04 37.06 SF THIRD FLOOR COVERED 161.17 SF GRAND TOTAL 161.17 SF THIRD FLOOR AREA LEVEL AREA SYMBOL WIDTH LENGTH AREA THIRD FLOOR C12 17.94 22.56 404.67 SF THIRD FLOOR C13 8.43 1.15 9.66 SF THIRD FLOOR C14 8.43 13.41 113.06 SF THIRD FLOOR C15 2.18 10.04 21.95 SF THIRD FLOOR C16 5.00 4.41 22.04 SF THIRD FLOOR 571.38 SF THIRD FLOOR COVERED D1 8.18 13.41 109.73 SF THIRD FLOOR COVERED D2 9.51 1.15 10.89 SF THIRD FLOOR COVERED D3 2.66 1.31 3.48 SF THIRD FLOOR COVERED D4 3.69 10.04 37.06 SF THIRD FLOOR COVERED 161.17 SF GRAND TOTAL 732.55 SF NO. REVISION DATE RE I N F O R C I N G T H E E X I S T I N G SE A W A L L / B U L K H E A D L O C A T E D A T : 43 9 H A R B O R I S L A N D D R I V E NE W P O R T B E A C H , C A 9 2 6 6 0 FL E T C H E R F A M I L Y RE V O C A B L E T R U S T 43 9 H A R B O R I S L A N D D R I V E NE W P O R T B E A C H , C A 9 2 6 6 0 FOR CDP FO R C D P SW-0 NOTE : HARBOR ISLAND DRIVE NEWPORT BAY RE I N F O R C I N G T H E E X I S T I N G SE A W A L L / B U L K H E A D L O C A T E D A T : 43 9 H A R B O R I S L A N D D R I V E NE W P O R T B E A C H , C A 9 2 6 6 0 FL E T C H E R F A M I L Y RE V O C A B L E T R U S T 43 9 H A R B O R I S L A N D D R I V E NE W P O R T B E A C H , C A 9 2 6 6 0 FOR CDP FO R C D P SW-1 NOTE : PREPARATION FOR FIELD CUT BARS: COUPLER INSTALLATION PROCEDURE NOTE: RE I N F O R C I N G T H E E X I S T I N G SE A W A L L / B U L K H E A D L O C A T E D A T : 43 9 H A R B O R I S L A N D D R I V E NE W P O R T B E A C H , C A 9 2 6 6 0 FL E T C H E R F A M I L Y RE V O C A B L E T R U S T 43 9 H A R B O R I S L A N D D R I V E NE W P O R T B E A C H , C A 9 2 6 6 0 FOR CDP FO R C D P SW-2 DN UP DN DN HARDSCAPE AREA -2,691.64 S.F. PLANTED AREA -612.69 S.F. • BLUE WAVE RIPPLE JADE -COMPACT DENSE SMALL SUCCULENT TO 3FT. W/ TWISTED BLUISH GREY LEAVE BUILDING FOOTPRINT -3,658.65 S.F. 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 05/15/2023 LANDSCAPE PLANTING PLAN FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER290 WOODED VIEW DR. LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 L-0 PA2023-0044 BRANDON LINSDAY PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 PLANTING PLAN 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 6/2 2 / 2 0 2 3 5 : 1 3 : 3 2 P M 05/15/2023 3D VIEWS FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER290 WOODED VIEW DR. LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-1.0 PA2023-0044 BRANDON LINSDAY 3 AXONOMETRIC - SE 1 AXONOMETRIC - NE 4 AXONOMETRIC - SW 2 AXONOMETRIC - NW NO. REVISION DATE DN UP DN DN DN DN A-4.1 A-4.0 A-4.02 A-4.1 1 1 2 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 1 2221 3 7 5 7 6 5 4 23 1917 12 10 11 1 15 20 2 18 8 14 GYM ELEV. BEDROOM #1 BATH #1 MEDIA LOUNGE FOYER GREAT ROOM KITCHEN PWDR. DINING STAIRS ENTRY W.C. DIRTY KITCHEN/PANTRY MUD ROOM CLR. 4' - 0" CLR . 4' - 0 " TYP . 11" R @0' -7 5/8"18 CLR. 4' - 6" CLR . 5' - 6 " 30" M I N . C L R . 2' - 6 " 30" M I N . C L R . 3' - 5 " R @0' -6 1/2"5 B C A 1 2 3 4 3 SLOPE PER CIVIL 12.52' F.F. 9.24' F.F. 28' - 3 " M I N . C L R . 31' - 1 1 / 2 " C L R . 3-CAR GARAGE S.Y . S . B . 4' - 0 " S.Y.S.B. 4' - 0" F.Y.S.B. (WATER) 20' - 0" F.Y.S.B. 10' - 0" EASEMENT 4' - 0" CLR 8' - 0 " TYP 1' - 2" CLR 5' - 0 " TYP 11" R @0' -6 9/16"6 5 6 7 5 6 5 6 89 10 11 12 MIN. CLR. ø 30 13 13 14 15 16 17 17 18 18 19 20 20 20 20 51 59 5756 60 32 61 21 22 23 23 24 24 9.24' F.F. 9.24' F.F. 9.24' F.F. 9.24' F.F. 9.24' F.F. LOT 8 LOT 6 EXISTING STRUCTURE (NOT A PART OF SCOPE) EXISTING STRUCTURE (NOT A PAR OF SCOPE) SPA (BY SEP. PERMIT) STEP PER CIVIL TRASH DN PLANTED WATER FEATURE PLANTEDRAISED PLANTER PLANTED PLANTED PLANTED PLANTED PLANTED PLANTED (TURF) DOG RUN OUTDOOR LIVING 8.67' T.O.S. COURTYARD 8.67' T.O.S. AUTOMATIC POOL ENCLOSURE GATE DOCK 9 9.17' F.F. 9.17' F.F. 25 (BY SEP. PERMIT) 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 6 & 7/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. 6 & 7/AD-1.0 UP 20R@7 1/2"STAIRS-MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOTLESS 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: BRANDON ARCHITECTS KEYNOTESB ANNOTATION LEGENDA 6/2 2 / 2 0 2 3 5 : 1 3 : 3 8 P M 05/15/2023 FIRST LEVEL FLOOR PLAN FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER 290 WOODED VIEW DR.LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-2.0 PA2023-0044 BRANDON LINSDAY 1/4" = 1'-0"1 FIRST LEVEL FLOOR PLAN 1 PROPERTY LINE - REF. SURVEY 2 FRONT YARD SETBACK 3 SIDE YARD SETBACK 4 FRONT YARD SETBACK WATER 5 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. 1/AD-1.0 6 INTERIOR WALL MOUNTED HANDRAIL W/ INTEGRATED LIGHTING - 34"-38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2 & 4/AD-1.0 7 INTERIOR STAIR MOUNTED GLASS HANDRAIL, TEMPPERED & LAMINTATED - 34"-38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2 & 4/AD-1.0 8 DEPRESSED SLAB FOR ELEVATOR - 12" TYP., VERIFY WITH ELEVATOR MFGR. - REF. STRUCT. DRAWINGS 9 RESIDENTIAL ELEVATOR - INFINITY OR EQUIV., VERIFY W/. OWNER - VERIFY REQ'D. SHAFT SIZE AND OVERHEAD CLEARANCE W/. MFGR. PRIOR TO ORDERING AND CONTACT ARCH. IN WRITING IF SHAFT SIZE AND/OR OVERHEAD SPACE IS INADEQUATE - PRIVATERESIDENCE ELEVATOR TO BE IN COMPLIANCE W/. ASME A17.1/CSA B44 , VERIFY W/. OWNER – PROVIDE POWER AS REQ'D. (CRC 321.1) 10 CUSTOM SHOWER SEAT PER I.D., VERIFY W/. I.D. & OWNER 11 DEPRESS STRUCTURE FOR FLUSH SHOWER CONDITION - VERIFY WITH I.D. - REF. STRUCT. DWGS. 12 BATHTUB & SHOWER - PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) - SEE PLUMBING NOTES ON B/T-1.1 FOR MORE INFO AND REQ'S. 13 GARAGE DOOR - RATED, 1-3/8" SOLID CORE, SELF-CLOSING AND SELF-LATCHING. REF. DOOR SCHEDULE, SHEET A-7.0 (CRC R302.5.1) 14 EGRESS DOOR TO COMPLY W/. CRC SECTION R311.2 REQS., REF. EGRESS DOOR NOTES ON SHEET A-7.0 15 7 3/4" STEP AT IN SWING REQ'D. EGRESS DOORS (R311.3.1.) 16 RANGE AS SELECTED PER I.D., VERIFY APPLIANCE W/. I.D. & OWNER - PROVIDE POWER, GAS AND HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFG.) - VENT TO OUTDOOR AIR 17 HORIZONTAL FLUE TERMINATION TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACE 18 FIREPLACE - FLARE PREFABRICATED FIREPLACE LISTED TO ANSI Z21.88/CSA 2.33-2014, GAS ONLY,DIRECT VENT W/. SEALED COMBUSTION - FF-70 [DTL. 24/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BE LISTED ANDINSTALLED 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.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO 19 PARCEL LINE - REF. SURVEY 20 LINE OF ROOF, EAVES & OVERHANGS ABOVE 21 WINDOW TO MEET EGRESS REQUIREMENTS PER SECTION R310 OF CRC - REF. EMERGENCY ESCAPE AND RESCUE OPENING NOTES ON SHT. A-7.0 22 BATHROOM TO COMPLY WITH CRC R327 FOR AGING-IN-PLACE DESIGN AND FALL PREVENTION. REF. AGING-IN-PLACE DESIGN AND FALL PREVENTION NOTES ON B/T-1.1 AND DETAILS FOR MORE INFO. DOORS TO THE BATHROOM AND BEDROOM (IF APPLICABLE) TO HAVE MIN. 32" WIDE CLEAR OPENING PER CRC R327.1.3. 23 BEDROOM TO COMPLY WITH CRC R327 FOR AGING-IN-PLACE DESIGN AND FALL PREVENTION. REF. AGING-IN-PLACE DESIGN AND FALL PREVENTION NOTES ON B/T-1.1 FOR MORE INFO. DOORS TO THE BEDROOM TO HAVE MIN. 32" WIDE CLEAR OPENING PER CRCR327.1.3. 24 TANKLESS WATER HEATER, REF. AS-1.0 SPEC SHEETS, VERIFY PRODUCT W/. OWNER - SIZE AND INSTALL PER CHAPTER 5 OF CPC AND MFGR. INSTRUCTION, VERIFY THE SIZING W/. ENERGY REPORT (PROVIDE ADEQUATE N.G. CONN. & POWER AS REQ'D.) – 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 TOMECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13) 25 AUTOMATIC GATE - TIMBERTECH AZEK OR EQ., PAINT TBD, VEIFY W/. OWNER (MIN. 5' ABV. F.S. TO MEET REQUIREMENTS FOR POOL ENCLOSURE) NO. REVISION DATE DN DN A-4.1 A-4.0 A-4.02 A-4.1 1 1 2 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 38 33 4241 3 43 35 1213 9 8 16 15 14 34 OFFICE PRIMARY SUITE PRIMARY BATH W.C. LAUNDRY ELEV. STAIRS PRIMARY CLOSET 37 36 25 28 31 29 30 10 40 11 J I K S T U R @0' -7 3/8"16R @0' -7 5/8"18 R @0' -6 1/4"4 CLR. 4' - 9 1/2" CLR. 4' - 0" TYP . 11"CLR . 11" CLR. 4' - 0" CLR. 4' - 6" CLR . 5' - 6 " BEDROOM #3 BATH #3 BATH #4GUEST SUITE BATH #2 W.I.C. BEDROOM #2 GRAVEL ROOF OPEN TO BELOW OPEN TO BELOW PLANTED PLANTED PLA N T E D GRAVEL ROOF 2% MINSLOPE 2% MIN SLOPE 2% MIN SLOPE 2% M I N SL O P E 2% MIN SLOPE 2% MINSLOPE 2% MINSLOPE 2% MIN SLOPE CLERESTORY ABV. CLE R E S T O R Y A B V . CLERESTORY ABV. S.Y . S . B . 4' - 0 " S.Y.S.B. 4' - 0" F.Y.S.B. (WATER) 20' - 0" F.Y.S.B. 10' - 0" 1 1 1 2 3 4 5 5 6 6 6 6 6 TY P 1' - 2 " 78 8 7 9 10 10 11 48 12 13 Q 26 27 O M 14 15 15 15 1616 17 16 16 18 11 11 19 19 20 20 19 20 20 21 22 23 23 23 23 23 24 24 24 24 25 25 25 25 25 MIN. CLR. ø 30 MIN. CLR. ø 30 MIN. CLR. ø 30 MIN. CLR. ø 30 20.59' F.F. 20.59' F.F. 22.68' F.F. 22.68' F.F. 22.68' F.F. 22.68' F.F. 26 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 6 & 7/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. 6 & 7/AD-1.0 UP 20R@7 1/2"STAIRS-MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOTLESS 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: BRANDON ARCHITECTS KEYNOTESB ANNOTATION LEGENDA 6/2 2 / 2 0 2 3 5 : 1 3 : 4 3 P M 05/15/2023 SECOND LEVEL FLOOR PLAN FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER 290 WOODED VIEW DR.LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-2.1 PA2023-0044 BRANDON LINSDAY 1/4" = 1'-0"1 SECOND LEVEL FLOOR PLAN 1 PROPERTY LINE - REF. SURVEY 2 PARCEL LINE - REF. SURVEY 3 FRONT YARD SETBACK WATER 4 FRONT YARD SETBACK 5 SIDE YARD SETBACK 6 LINE OF ROOF, EAVES & OVERHANGS ABOVE 7 INTERIOR WALL MOUNTED HANDRAIL W/ INTEGRATED LIGHTING - 34"-38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2 & 4/AD-1.0 8 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. 1/AD-1.0 9 INTERIOR STAIR MOUNTED GLASS HANDRAIL, TEMPPERED & LAMINTATED - 34"-38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2 & 4/AD-1.0 10 INTERIOR GLASS GUARDRAIL, TEMPERED & LAMINTATED - MIN. 42" HIGH ABV.F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 11 EXTERIOR GLASS GUARDRAIL , TEMPERED & LAMINATED - MIN. 42" HIGH ABV.F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 12 PROVIDE FLOOR DRAIN IN LAUNDRY ROOM - FLOOR DRAINS SHALL CONNECT INTO A TRAP SO CONSTRUCTED THAT IT CAN BE READILY CLEANED AND OF A SIZE TO SERVE EFFICIENTLY THE PURPOSE FOR WHICH IT IS INTENDED. THE DRAIN INLET SHALL BE SO LOCATED THAT IT IS IN FULL VIEW. (CPC 1006) 13 LAUNDRY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC - SEE PLUMBING NOTES ON B/T-1.1 FOR MORE INFO AND REQ'S. 14 WINDOW TO MEET EGRESS REQUIREMENTS PER SECTION R310 OF CRC - REF. EMERGENCY ESCAPE AND RESCUE OPENING NOTES ON SHT. A-7.0 15 EGRESS DOOR TO COMPLY W/. CRC SECTION R311.2 REQS., REF. EGRESS DOOR NOTES ON SHEET A-7.0 16 HORIZONTAL FLUE TERMINATION TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACE 17 FIREPLACE - FLARE PREFABRICATED FIREPLACE LISTED TO ANSI Z21.88/CSA 2.33-2014, GAS ONLY,DIRECT VENT W/. SEALED COMBUSTION - FF-70 [DTL. 24/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 MANDATORYMEASURES.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO 18 STONE CAP - G.C. TO PROVIDE MOCK UP FOR ARCH. APPV. 19 CUSTOM RECESSED GUTTER/ROOF DRAIN - ROOFING CONTRACTOR COORD. W/. FLASHING INSTALLER - VERIFY LOC'N & APPLICATION OF DRAIN W/. ARCH PRIOR TO ORDERING - SIZE PER TABLE 1103.3 OF CPC 20 FASCIA - KYNAR PAINTED ALUMINUM - ARCH. TO APPV. COLOR - REF. MAT. SCHEDULE A/A-4.0 21 TRELLIS BEAM, WRAPPED IN ACM, SEAL AS REQ'D., ARCH. TO APPV. COLOR AND PROFILE - SIZE & CONN. PER STRUCT. 22 RESIDENTIAL ELEVATOR - INFINITY OR EQUIV., VERIFY W/. OWNER - VERIFY REQ'D. SHAFT SIZE AND OVERHEAD CLEARANCE W/. MFGR. PRIOR TO ORDERING AND CONTACT ARCH. IN WRITING IF SHAFT SIZE AND/OR OVERHEAD SPACE IS INADEQUATE - PRIVATERESIDENCE ELEVATOR TO BE IN COMPLIANCE W/. ASME A17.1/CSA B44 , VERIFY W/. OWNER – PROVIDE POWER AS REQ'D. (CRC 321.1) 23 BATHTUB & SHOWER - PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) - SEE PLUMBING NOTES ON B/T-1.1 FOR MORE INFO AND REQ'S. 24 CUSTOM SHOWER SEAT PER I.D., VERIFY W/. I.D. & OWNER 25 DEPRESS STRUCTURE FOR FLUSH SHOWER CONDITION - VERIFY WITH I.D. - REF. STRUCT. DWGS. 26 OUTLINE OF STRUCTURE/WALLS BELOW NO. REVISION DATE DN DN EGRESS PATH 33.17 EG R E S S P A T H 16. 8 3 A-4.1 A-4.0 A-4.02 A-4.1 1 1 2 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 BATH #6 BONUS ROOM ELEV. OFFICE #2 R @0' -7 3/8"16 CLR . 4' - 0 " CLR. 4' - 0" 46 45 22 24 2523 2021 19 18 26 17 CLR. 4' - 7 1/4" CLR . 5' - 7 1 / 4 " 44 OPEN TO BELOW FLAT ROOF FLAT ROOF FLAT ROOF FLAT ROOF FLAT ROOF PLANTED S.Y . S . B . 2' - 0 " THI R D F L O O R S.Y . S . B . 4' - 0 " S.Y.S.B. 4' - 0" S.Y.S.B. 2' - 0" THIRD FLOOR F.Y.S.B. (WATER) 20' - 0" F.Y.S.B. 15' - 0"THIRD FLOOR F.Y.S.B. 15' - 0"THIRD FLOOR F.Y.S.B. 10' - 0" 1 2 345 6 7 8 88 TYP 11" 9 9 10 11 12 12 12 13 14 14 14 63 30 2927 15 16 1716 17 17 16 17 16 18 16 16 18 19R @0' -7"1 DN 30.36' F.F. 30.42' T.O.S. VIEW DECK MECH WELL OPEN TO BELOW OPEN TO BELOW 2%2% 2% 2% 2% 2% 2% 2% 2% 2% 2%2% 2% 2% 2% 2% 2% 2% (39.53' MAX ABV. G.P) HT. CERT. REQ.(34.53' MAX ABV. G.P) HT. CERT. REQ. (34.53' MAX ABV. G.P) HT. CERT. REQ.(34.53' MAX ABV. G.P) HT. CERT. REQ.(34.53' MAX ABV. G.P) 31.48' T.C. 34.51' T.W. 34.42' RIDGE 34.45' T.O. BEAM 2% 33.86' T.W. 17 20 20 34.51' T.O. FASCIA HT. CERT. REQ.(34.53' MAX ABV. G.P) CHASE BUILT-IN DAY BED 36.73' RIDGE 3:12 3:1 2 3:1 2 3:12 34.45' T.R. 21 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 6 & 7/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. 6 & 7/AD-1.0 UP 20R@7 1/2"STAIRS-MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOTLESS 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: BRANDON ARCHITECTS KEYNOTESB ANNOTATION LEGENDA 6/2 2 / 2 0 2 3 5 : 1 5 : 0 8 P M 05/15/2023 THIRD LEVEL FLOOR PLAN FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER 290 WOODED VIEW DR.LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-2.2 PA2023-0044 BRANDON LINSDAY 1/4" = 1'-0"1 THIRD LEVEL FLOOR PLAN 1 FACTORY-BUILT FIREPLACE FLUE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACE 2 EXTERIOR GLASS GUARDRAIL , TEMPERED & LAMINATED - MIN. 42" HIGH ABV.F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 3 INTERIOR GLASS GUARDRAIL, TEMPERED & LAMINTATED - MIN. 42" HIGH ABV.F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 4 INTERIOR WALL MOUNTED HANDRAIL W/ INTEGRATED LIGHTING - 34"-38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2 & 4/AD-1.0 5 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. 1/AD-1.0 6 METAL CAP, ARCH. TO APPV. COLOR & PROFILE, G.C. TO PROVIDE MOCK UP 7 STONE CAP - G.C. TO PROVIDE MOCK UP FOR ARCH. APPV. 8 SKYLIGHT - SIZE AS DIM. PER PLANS AND SCHED. - 'SKYCO' ICC# ESR-3837 OR EQUIV., INSTALL PER MFGR. GUIDELINES & INSTRUCTION 9 SIDE YARD SETBACK 10 FRONT YARD SETBACK 11 FRONT YARD SETBACK WATER 12 PROPERTY LINE - REF. SURVEY 13 PARCEL LINE - REF. SURVEY 14 LINE OF ROOF, EAVES & OVERHANGS ABOVE 15 EGRESS DOOR TO COMPLY W/. CRC SECTION R311.2 REQS., REF. EGRESS DOOR NOTES ON SHEET A-7.0 16 FASCIA - KYNAR PAINTED ALUMINUM - ARCH. TO APPV. COLOR - REF. MAT. SCHEDULE A/A-4.0 17 CUSTOM RECESSED GUTTER/ROOF DRAIN - ROOFING CONTRACTOR COORD. W/. FLASHING INSTALLER - VERIFY LOC'N & APPLICATION OF DRAIN W/. ARCH PRIOR TO ORDERING - SIZE PER TABLE 1103.3 OF CPC 18 TRELLIS BEAM, WRAPPED IN ACM, SEAL AS REQ'D., ARCH. TO APPV. COLOR AND PROFILE - SIZE & CONN. PER STRUCT. 19 RESIDENTIAL ELEVATOR - INFINITY OR EQUIV., VERIFY W/. OWNER - VERIFY REQ'D. SHAFT SIZE AND OVERHEAD CLEARANCE W/. MFGR. PRIOR TO ORDERING AND CONTACT ARCH. IN WRITING IF SHAFT SIZE AND/OR OVERHEAD SPACE IS INADEQUATE - PRIVATERESIDENCE ELEVATOR TO BE IN COMPLIANCE W/. ASME A17.1/CSA B44 , VERIFY W/. OWNER – PROVIDE POWER AS REQ'D. (CRC 321.1) 20 OUTLINE OF STRUCTURE/WALLS BELOW 21 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A/A-4.0 NO. REVISION DATE 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" PLYWOODDOORS 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 PERCHAPTER 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-4.02 A-4.1 1 2 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 2' - 0 1/8"6' - 11 1/8"8' - 5 7/8"6' - 9 3/4"8' - 2 1/8"5' - 6 5/8"1' - 6" F.O. 12' - 0"1' - 6 1/2" 52' - 11 7/8"5' - 3"26' - 7 3/4" 84' - 10 5/8"10' - 11" 8' - 1 " F.O . 34' - 2 " 4 3 / 8 " 5" 2' - 4 " 4' - 3 1/2"4' - 5 1/2"1' - 11"4' - 8 1/8"9' - 2"5' - 1" 14' - 2 1/2"29' - 7 1/8"10' - 10 3/4" 16' - 1 1 3 / 8 " 9' - 0 1 / 8 " 32 ' - 2 3 / 4 " 7 1/8"5" F.O. 7' - 11 3/8"2"8' - 1 3/8"2" F.O. 7' - 11 3/8"5" 25' - 9 1/8" 4 3 / 4 " 3' - 1 " F.O . 9' - 0 " 3' - 1 " 1' - 4 5 / 8 " 2' - 1 " 28' - 3 " M I N . C L R . 31' - 1 1 / 2 " C L R . CLR. 22' - 2 1/4" 17' - 7 1 / 2 " 2' - 9 " 4' - 1 " 58' - 2 1 / 8 " 7' - 7 3 / 4 " 16' - 3 " 16' - 1 1 3 / 8 " 20' - 0" MIN. CLR. 20' - 0 5/8" CLR. 1" F.O . 17' - 2 " 4 1 / 2 " 1' - 7 1/8"6' - 5 7/8" F.O. 18' - 0"6' - 0 1/8"9 3/8"5' - 0 1/2" 30' - 6" 1" F.O . 16' - 0 " 2" 1' - 8 3 / 8 " 8' - 6 " 1' - 8 " 8' - 6 " 1' - 8 " 8' - 6 " 1' - 8 3 / 8 " 8 1 / 8 " 8' - 4 " 1' - 2 1 / 8 " 3' - 8 3 / 4 " 1 1 / 2 " F.O . 7' - 9 " 4' - 1 7 / 8 " 45' - 4 3 / 8 " 4' - 1 " 12' - 4"6' - 8 7/8"4' - 1"7' - 1"5' - 2 5/8"1' - 2 1/2"4' - 3 1/8"2" F.O. 2' - 3 1/2"4 7/8" 3' - 1"5' - 1 5/8"18' - 5 1/8" GYM ELEV. BEDROOM #1 BATH #1 MEDIA LOUNGE FOYER GREAT ROOM KITCHEN PWDR. DINING STAIRS ENTRY W.C. DIRTY KITCHEN/PANTRY MUD ROOM 12.52' F.F. 9.24' F.F. 3-CAR GARAGE 9.24' F.F. 9.24' F.F. 9.24' F.F. 9.24' F.F. 9.24' F.F. SLOPE PER CIVIL 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 6/2 2 / 2 0 2 3 5 : 1 3 : 4 9 P M 05/15/2023 FIRST LEVEL DIMENSION PLAN FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER290 WOODED VIEW DR. LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-2.3 PA2023-0044 BRANDON LINSDAY 1/4" = 1'-0"1 FIRST LEVEL DIMENSION PLAN NO. REVISION DATE DN 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" PLYWOODDOORS 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 PERCHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2”DIA. PIPE & TYP. 3”DIA. PIPE) –SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB OVERFLOW DRAINLINE A-4.1 A-4.0 A-4.02 A-4.1 1 1 2 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 3' - 3 " 5' - 8 5 / 8 " 2 5 / 8 " 3" F.O . 11' - 1 1 " 7' - 7 1 / 2 " 2' - 8 5 / 8 " 1' - 2 1 / 2 " 2" F.O . 8' - 0 " 2" 1' - 2 1 / 2 " 3' - 8 1 / 2 " 1 1/ 2 " F.O . 7' - 9 " 4' - 1 7 / 8 " 2' - 5 3/8"10' - 0"1' - 9 1/8"2' - 0 1/4"1' - 7"3' - 8"4' - 2 1/2"1' - 8 1/4"2' - 2 1/8"9' - 2"5' - 1" 35' - 9 3/4"5' - 11 1/2"4' - 4 5/8"14' - 2 1/2"29' - 7 1/8"10' - 10 3/4" 8' - 1 1 5 / 8 " 23' - 1 1 1 / 4 " 8' - 4 " 16' - 1 1 3 / 8 " 4' - 1 " 58 ' - 2 1 / 8 " 7' - 7 3 / 4 " 10' - 2 1/2"2' - 1 1/2"4' - 10 1/8"9 5/8"1' - 1 1/8"4' - 1"3 7/8"13' - 2 3/8"4' - 3 1/8"3' - 8 7/8" 4 3 / 4 " 3' - 1 " F.O . 9' - 0 " 3' - 1 " 1' - 4 5 / 8 " 15' - 6 5 / 8 " 4' - 1 " 5' - 5 1 / 2 " 38' - 1 5 / 8 " 8' - 5 3 / 8 " 2' - 4 5/8"5' - 11 5/8"12' - 5 5/8"49' - 4 1/2"14' - 8 1/8"5' - 3"2' - 10"10' - 11" OPEN TO BELOW OPEN TO BELOW CLERESTORY ABV. CL E R E S T O R Y A B V . CLERESTORY ABV. 2' - 4 5/8"6' - 3 3/8"2' - 7 1/2"2' - 5 3/8"13' - 8 7/8"8' - 4 1/8" F.O. 2' - 3 1/2" 1 7/8" F.O. 5' - 3"7' - 0 3/4"1 1/2" F.O. 10' - 0"6 3/4"6' - 4 5/8"10' - 10"10' - 4 1/2"5' - 6 3/8"5' - 6 3/4"8' - 0"2' - 6 1/8" F.O. 3' - 8"3"3" 10 1 / 8 " 3" F.O . 23' - 0 " 7" F.O . 10' - 6 " 7" F.O . 2' - 3 "1 1 / 2 " 1" F.O . 5' - 3 " 1 1 / 2 " 1" F.O . 12' - 0 " 5' - 5 3 / 4 " 1' - 0 1 / 2 " 18' - 7 1 / 4 " 36' - 8" 7' - 9 1/8"5' - 1" F.O. 18' - 0"5' - 9 3/4" 16' - 3 " 1" F.O . 16' - 0 " 2" TYP 2' - 4 1/8" OFFICE PRIMARY SUITE PRIMARY BATH W.C. LAUNDRY ELEV. STAIRS PRIMARY CLOSET BEDROOM #3 BATH #3 BATH #4GUEST SUITE BATH #2 W.I.C. BEDROOM #2 20.59' F.F. 20.59' F.F. 22.68' F.F. 22.68' F.F. 22.68' F.F. 22.68' F.F. 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 6/2 2 / 2 0 2 3 5 : 1 3 : 5 4 P M 05/15/2023 SECOND LEVEL DIMENSION PLAN FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER290 WOODED VIEW DR. LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-2.4 PA2023-0044 BRANDON LINSDAY 1/4" = 1'-0"1 SECOND LEVEL DIMENSION PLAN NO. REVISION DATE DN EGRESS PATH 33.17 EG R E S S P A T H 16. 8 3 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" PLYWOODDOORS 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 PERCHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2”DIA. PIPE & TYP. 3”DIA. PIPE) –SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB OVERFLOW DRAINLINE A-4.1 A-4.0 A-4.02 A-4.1 1 1 2 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 1 3/4"4' - 7 1/8"1' - 1"2' - 9 1/2" F.O. 10' - 0"6' - 0" F.O. 10' - 0"2' - 10 5/8"6' - 5 1/8"1' - 6 5/8"3' - 10 3/4" 1' - 1 1 " 9 3/ 8 " 5' - 6 5 / 8 " 8' - 2 7 / 8 " 7 7 / 8 " 1' - 3 3 / 4 " 6' - 6 7 / 8 " 1' - 1 1 1 / 2 " 3' - 10 1/2" F.O. 10' - 0"6' - 0" F.O. 10' - 0"8' - 4 1/2"2' - 7 7/8"3' - 8 3/4" 3' - 4 7 / 8 " F.O . 10' - 0 " 3' - 4 7 / 8 " 16' - 9 7 / 8 " 38' - 3"6' - 4 5/8" ELEV. 46 22 24 25 23 2021 19 18 26 17 45 OPEN TO BELOW FLAT ROOF FLAT ROOF FLAT ROOF FLAT ROOF FLAT ROOF PLANTED DN 38 ' - 3 3 / 8 " 2' - 1 1 / 2 " 4' - 2 1 / 4 " 38 ' - 3 3 / 8 " 4' - 2 3 / 4 " 4' - 6 1/2"11' - 10 1/2"4' - 8 7/8"44' - 7 5/8"10' - 7 3/4"5' - 8 3/8" TYP 1' - 6 5/8" TYP 1' - 6" 16' - 7 7/8"1' - 1"9 7/8" BATH #6 BONUS ROOM OFFICE #2 30.36' F.F. 30.42' T.O.S. VIEW DECK MECH WELL OPEN TO BELOW OPEN TO BELOW 2%2% 2% 2% 2% 2% 2% 2% 2% 2% 2%2% 2% 2% 2% 2% 2% 2% 2%CHASE BUILT-IN DAY BED 3:12 3:1 2 3:1 2 3:12 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: BRANDON ARCHITECTS ANNOTATION LEGEND GENERAL NOTESA B 6/2 2 / 2 0 2 3 5 : 1 5 : 1 1 P M 05/15/2023 THIRD LEVEL DIMENSION PLAN FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER290 WOODED VIEW DR. LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-2.5 PA2023-0044 BRANDON LINSDAY 1/4" = 1'-0"1 THIRD LEVEL DIMENSION PLAN NO. REVISION DATE 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 THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: A.IN CLIMATE ZONES 6, 7 AND 8, A CLASS I OR II VAPOR RETARDER ISINSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING. B.NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NOT MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED INTHE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. (R 806.2) 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. (CRC R806.4) 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. (CRC R807.1) VENTS IN THE WILDLAND URBAN INTERFACE (WUI): WHERE PROVIDED, VENTILATION OPENINGS FOR ENCLOSED ATTICS, GABLE ENDS, RIDGE ENDS, UNDER EAVES AND CORNICES, ENCLOSED EAVE SOFFIT SPACES, ENCLOSED RAFTER SPACES FORMED WHERECEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS, UNDERFLOOR VENTILATION, FOUNDATIONS AND CRAWL SPACES, OR ANY OTHER OPENING INTENDED TO PERMIT VENTILATION, EITHER IN A HORIZONTAL OR VERTICAL PLANE, SHALL BE IN ACCORDANCE WITH SECTIONS R337.6.1 THROUGH R337.6.2 TO RESIST BUILDING IGNITION FROM THE INTRUSION OF BURNING EMBERS AND FLAME THROUGH THE VENTILATION OPENINGS. (CRC R806.1.1) REQUIREMENTS: VENTILATION OPENINGS SHALL BE FULLY COVERED WITH WILDFIRE FLAME AND EMBER RESISTANT VENTS APPROVED AND LISTED BY THE CALIFORNIA STATE FIRE MARSHAL, OR WUIVENTS TESTED TO ASTM E2886 AND LISTED, BY COMPLYING WITH ALL OF THE FOLLOWING REQUIREMENTS: (CRC R337.6.2) 1.THERE SHALL BE NO FLAMING IGNITION OF THE COTTON MATERIAL DURING THE EMBER INTRUSION TEST. 2.THERE SHALL BE NO FLAMING IGNITION DURING THE INTEGRITY TEST PORTION OF THE FLAME INTRUSION TEST. 3.THE MAXIMUM TEMPERATURE OF THE UNEXPOSED SIDE OF THE VENT SHALL NOT EXCEED 662°F (350°C). OFF RIDGE AND RIDGE VENTS: VENTS THAT ARE INSTALLED ON A SLOPED ROOF, SUCH AS DORMER VENTS,SHALL COMPLY WITH ALL THE FOLLOWING: (CRC R337.6.2.1) 1.VENTS SHALL BE COVERED WITH A MESH WHERE THE DIMENSIONS OF THEMESH THEREIN SHALL BE A MINIMUM OF 1/16 INCH (1.6 MM) AND SHALL NOT EXCEED 1/8 INCH (3.2 MM) IN DIAMETER. 2.THE MESH MATERIAL SHALL BE NONCOMBUSTIBLE. 3.THE MESH MATERIAL SHALL BE CORROSION RESISTANT. 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. AND IN CLIMATE ZONES 5, 6, 7 AND 8, ANY AIR-IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS II VAPOR RETARDER COATING OR COVERING IN DIRECT CONTACT WITH THE UNDERSIDE OF THE INSULATION. (CRC R806.5) 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON SHEET T-1.1 VENTILATION REQUIRED BENEATH BALCONY OR ELEVATED WALKING SURFACES: ENCLOSED FRAMING IN EXTERIOR BALCONIES AND ELEVATED WALKING SURFACES THAT ARE EXPOSED TO RAIN, SNOW OR DRAINAGE FROM IRRIGATION SHALL BE PROVIDED WITH OPENINGS THAT PROVIDE A NET-FREE CROSS-VENTILATION AREA NOT LESS THAN 1/ 150 OF THE AREA OF EACH SEPARATE SPACE. (CRC R317.1.3) 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) A-4.1 A-4.0 A-4.02 A-4.1 1 1 2 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 OPEN TO BELOW MECH. WELL OPEN TO BELOW 2%2% 2% 2% 2% 2% 2% 2% 2% 2% 3:12 3:1 2 3:1 2 2%2% 2% 2% 2% 2% 2% S.Y . S . B . 2' - 0 " TH I R D F L O O R S.Y . S . B . 4' - 0 " S.Y.S.B. 4' - 0" S.Y.S.B. 2' - 0" THIRD FLOOR F.Y.S.B. (WATER) 20' - 0" F.Y.S.B. 15' - 0" THIRD FLOOR F.Y.S.B. 15' - 0"THIRD FLOOR F.Y.S.B. 10' - 0" 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:1 2 3:1 2 3:1 2 3:1 23:1 2 3:1 2 3:1 2 3:1 2 3:1 2 3:12 3:1 2 3:1 2 3:12 FLAT ROOF FLAT ROOF FLAT ROOF FLAT ROOF FLAT ROOF 1 1 1 2 3 4 5 5 6 7 6 7 6 7 6 7 6 7 8 9 6 7 7 10 7 10 6 6 6 6 6 11 12 13 1313 30 2927 10' - 4 5/8"2' - 0"8' - 4 1/4"1' - 8" 5' - 0 " 5' - 3 1 / 2 " 9" 1' - 6 " 8' - 0 1 / 8 " 2' - 1 3 / 8 " 2' - 5 1/8"6' - 8"6 3/4"5' - 4"13' - 7 3/8" VIEW DECK (REF. THIRD FLOOR PLAN FOR ADDITIONAL INFORMATION) (REF. THIRD FLOOR PLAN FOR ADDITIONAL INFORMATION) 39.49' RIDGE 39.49' RIDGE 39.49' RIDGE 39.49' RIDGE 39.49' RIDGE 39.49' RIDGE 39.43' RIDGE 34.51' T.W. 34.45' T.R. HT. CERT. REQ. (39.53' MAX ABV. G.P) HT. CERT. REQ. (39.53' MAX ABV. G.P) HT. CERT. REQ. (39.53' MAX ABV. G.P) HT. CERT. REQ. (39.53' MAX ABV. G.P) HT. CERT. REQ. (39.53' MAX ABV. G.P) HT. CERT. REQ. (39.53' MAX ABV. G.P) HT. CERT. REQ.(39.53' MAX ABV. G.P) (39.53' MAX ABV. G.P) HT. CERT. REQ.(34.53' MAX ABV. G.P) HT. CERT. REQ.(34.53' MAX ABV. G.P) 34.42' RIDGE HT. CERT. REQ.(34.53' MAX ABV. G.P) 34.45' T.O. BEAM HT. CERT. REQ. (34.53' MAX ABV. G.P) 30.25' T.O. BEAM 33.86' T.W. 6 14 14 14 14 10 HT. CERT. REQ.(34.53' MAX ABV. G.P) 34.51' T.O. FASCIA 41.48' T.O. CHIMNEY 15 15 3:12 3:1 2 3:12 3:12 36.73' 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: BRANDON ARCHITECTS KEYNOTEB GENERAL NOTESA 6/2 2 / 2 0 2 3 5 : 1 9 : 3 4 P M 05/15/2023 ROOF PLAN FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER 290 WOODED VIEW DR.LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-3.0 PA2023-0044 BRANDON LINSDAY 1 PROPERTY LINE - REF. SURVEY 2 PARCEL LINE - REF. SURVEY 3 FRONT YARD SETBACK WATER 4 FRONT YARD SETBACK 5 SIDE YARD SETBACK 6 CUSTOM RECESSED GUTTER/ROOF DRAIN - ROOFING CONTRACTOR COORD. W/. FLASHING INSTALLER - VERIFY LOC'N & APPLICATION OF DRAIN W/. ARCH PRIOR TO ORDERING - SIZE PER TABLE 1103.3 OF CPC 7 FASCIA - KYNAR PAINTED ALUMINUM - ARCH. TO APPV. COLOR - REF. MAT. SCHEDULE A/A-4.0 8 METAL CAP, ARCH. TO APPV. COLOR & PROFILE, G.C. TO PROVIDE MOCK UP 9 STONE CAP - G.C. TO PROVIDE MOCK UP FOR ARCH. APPV. 10 TRELLIS BEAM, WRAPPED IN ACM, SEAL AS REQ'D., ARCH. TO APPV. COLOR AND PROFILE - SIZE & CONN. PER STRUCT. 11 EXTERIOR GLASS GUARDRAIL , TEMPERED & LAMINATED - MIN. 42" HIGH ABV.F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.012FACTORY-BUILT FIREPLACE FLUE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACE 13 SKYLIGHT - SIZE AS DIM. PER PLANS AND SCHED. - 'SKYCO' ICC# ESR-3837 OR EQUIV., INSTALL PER MFGR. GUIDELINES & INSTRUCTION 14 OUTLINE OF STRUCTURE/WALLS BELOW 15 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A/A-4.0 1/4" = 1'-0"1 ARCHITECTURAL ROOF PLAN NO. REVISION DATE FIRST LEVEL F.F. 9.24' SECOND LEVEL F.F. 20.59' ROOF PLATE 37.77' FIRST LEVEL FLOOR PLATE 8.70' SECOND LEVEL FLOOR PLATE 19.38' MAX. HT. 39.53' MAX. HT. 39.53' MAX. FLAT 34.53'MAX. FLAT 34.53' GRADE PLANE10.53' GRADE PLANE10.53' FIRST LEVEL T.O.S. 9.12' SECOND LEVEL T.O.S. 20.46' 24 ' - 0 " 29' - 0 " THIRD LEVEL F.F. 30.36' THIRD LEVEL PLATE 29.15' THIRD LEVEL T.O.S.30.23' ENTRY LEVEL F.F 12.52' 2 A-5.0 GUEST SUITE F.F.22.68' GUEST SUITE FLOOR PLATE 21.47' GUEST SUITE T.O.S. 22.55' 16 2224252326 J 15 8 5" 1 1 / 2 " 10 ' - 1 5 / 8 " 1' - 1 " 1 1 / 2 " 8' - 6 3 / 4 " 1' - 1 " 1 1 / 2 " 7' - 5 " 11' - 4 1 / 8 " 9' - 0 3 / 4 " 8 1 / 2 " 7' - 6 1 / 2 " PRO P E R T Y L I N E 111 2 2 2 3 4 2 3 U S 7 ENTRY LEVEL T.O.S. 12.40' GUEST SUITE ROOF PLATE 32.03' LOWER FLAT ROOF PLATE 29.52' FLAT ROOF PLATE 33.28' 39.49' RIDGE39.49' RIDGE39.49' RIDGE HT. CERT. REQ.(39.53' MAX ABV. G.P)HT. CERT. REQ.(39.53' MAX ABV. G.P)HT. CERT. REQ.(39.53' MAX ABV. G.P)HT. CERT. REQ.(39.53' MAX ABV. G.P)HT. CERT. REQ.(39.53' MAX ABV. G.P)HT. CERT. REQ.(39.53' MAX ABV. G.P)HT. CERT. REQ.(39.53' MAX ABV. G.P) (39.53' MAX ABV. G.P)HT. CERT. REQ. (34.53' MAX ABV. G.P) HT. CERT. REQ. (34.53' MAX ABV. G.P) 39.49' RIDGE39.49' RIDGE39.49' RIDGE39.43' RIDGE 34.51' T.O. FASCIA 33.86' T.W. 34.45' T.R. 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 7 AB V . F . F . 42" M I N ABV . F . F . 42" M I N ABV . F . F . 42" M I N 5 55 1 6 6 6 6 6 6 2 2 8 8 8 888 9 104 9 32 5 ABV . F . F . 42" M I N F.Y . S . B . THI R D F L O O R F . Y . S . B . THI R D F L O O R F.Y . S . B . ( W A T E R ) F.Y . S B . ( W A T E R ) PAR C E L L I N E THIRD FLOOR F.Y.S.B. (WATER) 15' - 0" F.Y.S.B. (WATER) 20' - 0" F.Y.S.B. 10' - 0" THIRD FLOOR F.Y.S.B. 15' - 0" 1' - 1 1 7 / 8 " 41.48' T.O. CHIMNEY 10' - 1 3 / 4 " 9' - 5 3 / 4 " 1' - 3 1 / 8 " 1 1 / 2 " 8' - 1 1 3 / 8 " 1' - 1 " 1 1 / 2 " 9' - 4 1 / 4 " 23.40' T.W.23.09' T.W. 30.42' T.O. FASCIA 20.50' T.O. FASCIA 5 14 14 TYP . 6 1 / 4 "TYP. 1' - 0" 36.73' RIDGE 3:12 8 WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER:ASSOCIATED BUILDING SUPPLYADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT:JOE YOUNANPHONE:949-872-3319FAX:206-666-2150 EMAIL:JYOUNAN@ABSCAL.COMWEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORSMANUFACTURER: JELD-WEN WINDOWS & DOORSPRODUCT:CUSTOM COLLECTION ADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601PHONE:541-885-7412 OR 800-535-3936 FAX:541-884-3331WEB:WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER:WESTERN WINDOW SYSTEMSPRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040PHONE: 877.268.1300WEB: WWW.WESTERNWINDOWSYSTEMS.COM GARAGE DOORS:SUPPLIER:RANCH HOUSE DOORS WEB:WWW.RANCHHOUSEDOORS.COMSTYLE: CUSTOMMATERIAL: CUSTOM BUILT, WOOD MATERIALS: EXTERIOR ACM PANELING:MANUFACTURER:ALUCOBOND OR EQUIV.TYPE:ACM METAL PANELING COLOR:BLACK STUCCO VENEER: MANUFACTURER: LA HABRA, PARAEXUSAADDRESS:2911 ORANGE-OLIVE RD., ORANGE, CA, 92865 PHONE: 714.637.1700 COLOR: WHITE (ARCH TO APPV. SAMPLE)APPLICATION: MIN 7/8" THK. O/. MIN. 2-LAYERS GRADE 'D' PAPER, ICC-ESR 2564 STONE VENEER:DISTRIBUTOR: SANDRINE SCOTT COMMODITIESSTONE TYPE: RAKED LIMESTONE/HONED (ARCH. TO VERIFY) THICKNESS: 1"-1.5" NOMINALWEIGHT: <15 PSF COLOR: LT. BEIGE & WHITE, COLOR GROUT TO MATCHAPPLICATION: (ARCH. TO APPV.) GUTTERS: MATERIAL: METAL -COPPER/ALUM. PAINTED KYNARSHAPE: RECESSED 4" SQUARE (VERIFY W/. ARCH.) METAL ROOFING (CLASS 'A') PRODUCT: STANDING SEAM METAL ROOFINGMFGR:TBD COLOR: NATURAL, TO BE APPROVED BY ARCH. & OWNERNOTES: USE CONTINUOUS 16" OR 18" PANS -VERIFY W/. ARCH. SIZE & LOC'N OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL X/AD-1.0CODE:CLASS A ASSEM'LY. ICC ESR-1900 FLAT ROOFING: (CLASS 'A') MANUFACTURER:GAF, EVERGUARDPRODUCT:TPO MEMBRANE COLOR:ENERGY GRAY 322 (COOL COLOR TECH.)WEIGHT:TBDCODE:ICC ESR -4676 WATERPROOF DECK MEMBRANE:MANUFACTURER:WESTCOAT ADDRESS:4007 LOCKRIDGE STREET, SAN DIEGO, CA 92102PRODUCT: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 IRC FOR ALL EXTERIOR FLASHING, MIN. 24 GUAGE COPPER (16 OZ.) SHEETS U.N.O. IN IRC OR MFGR. INSTALLATION GUIDELINES. ALL METALIN 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 SIMILIAR PROJECTIONS AND AT BUILT-IN GUTTERS AND ISMLIAR 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. ROOF PLATE 37.77' ROOF PLATE 37.77' 1 A-5.0 MAX. HT.39.53'MAX. HT.39.53' MAX. FLAT34.53' MAX. FLAT 34.53' GRADE PLANE 10.53' GRADE PLANE 10.53' 24' - 0 " 29' - 0 " THIRD LEVEL F.F. 30.36' THIRD LEVEL F.F. 30.36' THIRD LEVEL PLATE 29.15' THIRD LEVEL PLATE 29.15' THIRD LEVEL T.O.S. 30.23' THIRD LEVEL T.O.S. 30.23' ENTRY LEVEL F.F 12.52' ENTRY LEVEL F.F 12.52' GUEST SUITE F.F.22.68'GUEST SUITE F.F.22.68' GUEST SUITE FLOOR PLATE21.47'GUEST SUITE FLOOR PLATE21.47' GUEST SUITE T.O.S.22.55'GUEST SUITE T.O.S.22.55' 1 12 1011 17 K C I 7' - 5 " 1 1 / 2 " 1' - 1 " 6' - 5 5 / 8 " 1 1 / 2 " 1' - 1 " 8' - 1 1 3 / 8 " 1 1 / 2 " PR O P E R T Y L I N E 5 5 6 1 6 5 1 3 ENTRY LEVEL T.O.S.12.40'ENTRY LEVEL T.O.S.12.40' GUEST SUITE ROOF PLATE32.03' FLAT ROOF PLATE 33.28' PR O P E R T Y L I N E S.Y.S.B. 4' - 0" THIRD FLOOR 2' - 0" THIRD FLOOR 2' - 0" S.Y.S.B. 4' - 0" S.Y.S.B.S.Y.S.B. 7' - 6 1 / 2 " 7' - 8 1 / 8 " 10' - 1 3 / 4 " 5 6 8 1 8 7 11 11 10 4 12 13 13 5 5 (39.53' MAX ABV. G.P) 3:12 3:123:12 39.49' RIDGE 39.43' RIDGE HT. CERT. REQ. (39.53' MAX ABV. G.P) HT. CERT. REQ. (39.53' MAX ABV. G.P) 34.51' T.O. FASCIA 33.01' T.O. FASCIA HT. CERT. REQ.(34.53' MAX ABV. G.P) HT. CERT. REQ. (34.53' MAX ABV. G.P) 41.48' T.O. CHIMNEY 1' - 1 1 7 / 8 " 48 A ABV . F . F . 42" M I N . 23.40' T.W. 25.28' T.O. FASCIA 36.73' RIDGE 3:12 3:12 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: MATERIAL SPECIFICATIONSA KEYNOTESC GENERAL NOTESB BRANDON ARCHITECTS 6/2 2 / 2 0 2 3 5 : 1 4 : 1 0 P M 05/15/2023 EXTERIOR ELEVATIONS FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER290 WOODED VIEW DR. LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-4.0 PA2023-0044 BRANDON LINSDAY 1/4" = 1'-0"1 NORTH ELEVATION 1 STONE VENEER - REF. MAT. SCHEDULE SHT. A/A-4.0 2 FASCIA - KYNAR PAINTED ALUMINUM - ARCH. TO APPV. COLOR - REF. MAT. SCHEDULE A/A-4.0 3 EXTERIOR GLASS GUARDRAIL , TEMPERED & LAMINATED - MIN. 42" HIGH ABV.F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 4 EXPOSED STEEL COLUMN SIZE PER STRUCT. DWGS., PAINT AS SELECTED AND SEAL AS REQ'D. - ARCH. TO APPV. COLOR 5 KYNAR PAINTED ALUMINUM - REF. MAT. SCHEDULE A/A-4.0 6 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. MAT. SCHEDULE A/A-4.0 7 FACTORY-BUILT FIREPLACE FLUE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACE 8 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A/A-4.0 9 RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 10 EXPOSED STEEL BEAM SIZE PER STRUCT. DWGS., PAINT AS SELECTED AND SEAL AS REQ'D. - ARCH. TO APPV. COLOR 11 SKYLIGHT - SIZE AS DIM. PER PLANS AND SCHED. - 'SKYCO' ICC# ESR-3837 OR EQUIV., INSTALL PER MFGR. GUIDELINES &INSTRUCTION 12 (N.) FENCE - TIMBERTECH AZEK FENCE OR EQ., PAINT TBD, VEIFY W/. LAND. AND OWNER (MAX. 4' ABV. N.G.) - REF. LANDS.DWGS. 13 (N.) WOOD GATE - AS SELECTED (MAX. 6' HT. ABOVE NATURAL GRADE) 14 EGRESS DOOR TO COMPLY W/. CRC SECTION R311.2 REQS., REF. EGRESS DOOR NOTES ON SHEET A-7.0 1/4" = 1'-0"2 EAST ELEVATION NO. REVISION DATE WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER:ASSOCIATED BUILDING SUPPLYADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT:JOE YOUNANPHONE:949-872-3319FAX:206-666-2150 EMAIL:JYOUNAN@ABSCAL.COMWEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORSMANUFACTURER: JELD-WEN WINDOWS & DOORSPRODUCT:CUSTOM COLLECTION ADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601PHONE:541-885-7412 OR 800-535-3936 FAX:541-884-3331WEB:WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER:WESTERN WINDOW SYSTEMSPRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040PHONE: 877.268.1300WEB: WWW.WESTERNWINDOWSYSTEMS.COM GARAGE DOORS:SUPPLIER:RANCH HOUSE DOORS WEB:WWW.RANCHHOUSEDOORS.COMSTYLE: CUSTOMMATERIAL: CUSTOM BUILT, WOOD MATERIALS: EXTERIOR ACM PANELING:MANUFACTURER:ALUCOBOND OR EQUIV.TYPE:ACM METAL PANELING COLOR:BLACK STUCCO VENEER: MANUFACTURER: LA HABRA, PARAEXUSAADDRESS:2911 ORANGE-OLIVE RD., ORANGE, CA, 92865 PHONE: 714.637.1700 COLOR: WHITE (ARCH TO APPV. SAMPLE)APPLICATION: MIN 7/8" THK. O/. MIN. 2-LAYERS GRADE 'D' PAPER, ICC-ESR 2564 STONE VENEER:DISTRIBUTOR: SANDRINE SCOTT COMMODITIESSTONE TYPE: RAKED LIMESTONE/HONED (ARCH. TO VERIFY) THICKNESS: 1"-1.5" NOMINALWEIGHT: <15 PSF COLOR: LT. BEIGE & WHITE, COLOR GROUT TO MATCHAPPLICATION: (ARCH. TO APPV.) GUTTERS: MATERIAL: METAL -COPPER/ALUM. PAINTED KYNARSHAPE: RECESSED 4" SQUARE (VERIFY W/. ARCH.) METAL ROOFING (CLASS 'A') PRODUCT: STANDING SEAM METAL ROOFINGMFGR:TBD COLOR: NATURAL, TO BE APPROVED BY ARCH. & OWNERNOTES: USE CONTINUOUS 16" OR 18" PANS -VERIFY W/. ARCH. SIZE & LOC'N OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL X/AD-1.0CODE:CLASS A ASSEM'LY. ICC ESR-1900 FLAT ROOFING: (CLASS 'A') MANUFACTURER:GAF, EVERGUARDPRODUCT:TPO MEMBRANE COLOR:ENERGY GRAY 322 (COOL COLOR TECH.)WEIGHT:TBDCODE:ICC ESR -4676 WATERPROOF DECK MEMBRANE:MANUFACTURER:WESTCOAT ADDRESS:4007 LOCKRIDGE STREET, SAN DIEGO, CA 92102PRODUCT: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 IRC FOR ALL EXTERIOR FLASHING, MIN. 24 GUAGE COPPER (16 OZ.) SHEETS U.N.O. IN IRC OR MFGR. INSTALLATION GUIDELINES. ALL METALIN 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 SIMILIAR PROJECTIONS AND AT BUILT-IN GUTTERS AND ISMLIAR 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. 9.24'FIRST LEVEL F.F. 9.24' SECOND LEVEL F.F. 20.59' ROOF PLATE 37.77' ROOF PLATE 37.77' FIRST LEVEL FLOOR PLATE 8.70' FIRST LEVEL FLOOR PLATE 8.70' SECOND LEVEL FLOOR PLATE 19.38' MAX. HT. 39.53' MAX. HT. 39.53' MAX. FLAT 34.53' MAX. FLAT 34.53' GRADE PLANE 10.53' GRADE PLANE 10.53' FIRST LEVEL T.O.S.9.12' FIRST LEVEL T.O.S. 9.12' SECOND LEVEL T.O.S. 20.46' THIRD LEVEL F.F. 30.36' THIRD LEVEL PLATE 29.15' THIRD LEVEL T.O.S. 30.23' ENTRY LEVEL F.F 12.52' 2 A-5.0 GUEST SUITE F.F. 22.68' GUEST SUITE FLOOR PLATE 21.47' GUEST SUITE T.O.S. 22.55' 13 12 11 10 9 8 123 19 182120 5 14 6 PR O P E R T Y L I N E 29 ' - 0 " 24' - 0 " 7' - 5 " 1 1/ 2 " 1' - 1 " 8' - 6 3 / 4 " 1 1 / 2 " 1' - 1 " 10' - 1 5 / 8 " 1 1 / 2 " 5" 9' - 4 1 / 4 " 1 1 / 2 " 1' - 1 " 8' - 1 1 3 / 8 " 1 1/ 2 " 3' - 1 7 / 8 " 1 1 / 2 " 5" 1 2 2 2 ENTRY LEVEL T.O.S. 12.40' GUEST SUITE ROOF PLATE 32.03' LOWER FLAT ROOF PLATE 29.52' 1 5 1 6 6 1 77 8 PA R C E L L I N E THIRD FLOOR F.Y.S.B. (WATER) 15' - 0" F.Y.S.B. (WATER) 20' - 0" F.Y.S.B. 10' - 0" THIRD FLOOR F.Y.S.B. 15' - 0" 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 9 5 5 1 5 5 5 5 6 5 10 1010101010 4 4 11 12 12 5 5 13 14 15 O 56 21.09' T.C. 31.48' T.C. 30.42' T.O. FASCIA 20.50' 22.68' T.O. FASCIA 33.01' T.O. FASCIA 39.43' RIDGE39.49' RIDGE 39.49' RIDGE 39.49' RIDGE39.49' RIDGE39.53' RIDGE39.49' RIDGE 38.39' T.O. FASCIA HT. CERT. REQ.(39.53' MAX ABV. G.P) (39.53' MAX ABV. G.P) HT. CERT. REQ. (34.53' MAX ABV. G.P) HT. CERT. REQ.(39.53' MAX ABV. G.P)HT. CERT. REQ.(39.53' MAX ABV. G.P)HT. CERT. REQ.(39.53' MAX ABV. G.P)HT. CERT. REQ.(39.53' MAX ABV. G.P)HT. CERT. REQ.(39.53' MAX ABV. G.P)HT. CERT. REQ.(39.53' MAX ABV. G.P) 41.48' T.O. CHIMNEY 1' - 1 1 7 / 8 " AB V . F . F . 42" M I N . ABV . F . F . 42" M I N . TYP .7"TYP. 1' - 0" TY P . 6 7/ 8 " TYP. 11" 5' - 9 " 9' - 5 3 / 4 " 10' - 1 3 / 4 " 3' - 3 3 / 8 " 7' - 6 1 / 2 " 8 1 / 2 " 9' - 0 3 / 4 " 11' - 4 1 / 8 " 34.45' T.R.103:12 3:12 36.73' RIDGE FIRST LEVEL F.F. 9.24' FIRST LEVEL F.F. 9.24' SECOND LEVEL F.F. 20.59' SECOND LEVEL F.F. 20.59' ROOF PLATE 37.77' ROOF PLATE 37.77' FIRST LEVEL FLOOR PLATE 8.70' FIRST LEVEL FLOOR PLATE 8.70' SECOND LEVEL FLOOR PLATE 19.38' SECOND LEVEL FLOOR PLATE 19.38' 1 A-5.0 MAX. HT. 39.53' MAX. HT. 39.53' MAX. FLAT 34.53' MAX. FLAT 34.53' GRADE PLANE 10.53' GRADE PLANE 10.53' FIRST LEVEL T.O.S. 9.12' FIRST LEVEL T.O.S. 9.12' SECOND LEVEL T.O.S. 20.46' SECOND LEVEL T.O.S. 20.46' THIRD LEVEL F.F. 30.36' THIRD LEVEL F.F. 30.36' THIRD LEVEL PLATE 29.15' THIRD LEVEL PLATE 29.15' THIRD LEVEL T.O.S. 30.23' THIRD LEVEL T.O.S. 30.23' 7 26 25 28 27 T 29 ' - 0 " 24' - 0 " PR O P E R T Y L I N E 2 3 3 2 1 4 4 LOWER FLAT ROOF PLATE 29.52' LOWER FLAT ROOF PLATE 29.52' PR O P E R T Y L I N E S.Y.S.B. 4' - 0" THIRD FLOOR 2' - 0" THIRD FLOOR 2' - 0" S.Y.S.B. 4' - 0" S.Y.S.B.S.Y.S.B. 10 16 6 6 6 1 5 5 5 3 3 1 51 44 5 3 11 15 216 16 AB V . F . F . 42 " M I N . ABV . F . F . 42" M I N . AB V . F . F . 42" M I N . ABV . F . F . 42" M I N . 10.90' T.W. 20.50' T.O. FASCIA 21.09' T.C. 30.42' T.O. FASCIA 31.48' T.C. 34.45' T.R. 22.68' T.O. FASCIA 33.01' T.O. FASCIA 39.49' RIDGE 38.39' T.O. FASCIA 39.43' RIDGE 33.86' T.W. 23.09' T.W. HT. CERT. REQ.(39.53' MAX ABV. G.P) (39.53' MAX ABV. G.P) HT. CERT. REQ.(34.53' MAX ABV. G.P) 3:123:123:12 HT. CERT. REQ.(39.53' MAX ABV. G.P) 41.48' T.O. CHIMNEY 1' - 1 1 7 / 8 " 7' - 6 1 / 2 " 8 1 / 2 " 9' - 0 3 / 4 " 11' - 4 1 / 8 " 7' - 5 " 1 1 / 2 " 1' - 1 " 8' - 6 3 / 4 " 1 1 / 2 " 1' - 1 " 10' - 1 5 / 8 " 1 1 / 2 " 5" 36.73' RIDGE 3:12 3:12 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: MATERIAL SPECIFICATIONSA KEYNOTESC GENERAL NOTESB BRANDON ARCHITECTS 6/2 2 / 2 0 2 3 5 : 1 4 : 2 4 P M 05/15/2023 EXTERIOR ELEVATIONS FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER290 WOODED VIEW DR. LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-4.1 PA2023-0044 BRANDON LINSDAY 1 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. MAT. SCHEDULE A/A-4.0 2 EXTERIOR GLASS GUARDRAIL , TEMPERED & LAMINATED - MIN. 42" HIGH ABV.F.F. - <4" MAX. SPHERE OPENING, REF. DTL.4/AD-1.0 3 FASCIA - KYNAR PAINTED ALUMINUM - ARCH. TO APPV. COLOR - REF. MAT. SCHEDULE A/A-4.0 4 EXPOSED STEEL COLUMN SIZE PER STRUCT. DWGS., PAINT AS SELECTED AND SEAL AS REQ'D. - ARCH. TO APPV. COLOR 5 KYNAR PAINTED ALUMINUM - REF. MAT. SCHEDULE A/A-4.0 6 STONE VENEER - REF. MAT. SCHEDULE SHT. A/A-4.0 7 HORIZONTAL FLUE TERMINATION TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACE 8 FIREPLACE - FLARE PREFABRICATED FIREPLACE LISTED TO ANSI Z21.88/CSA 2.33-2014, GAS ONLY,DIRECT VENT W/. SEALEDCOMBUSTION - FF-70 [DTL. 24/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 FUELBURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO 9 AUTOMATIC GATE - TIMBERTECH AZEK OR EQ., PAINT TBD, VEIFY W/. OWNER (MIN. 5' ABV. F.S. TO MEET REQUIREMENTS FORPOOL ENCLOSURE) 10 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A/A-4.0 11 FACTORY-BUILT FIREPLACE FLUE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACE 12 SKYLIGHT - SIZE AS DIM. PER PLANS AND SCHED. - 'SKYCO' ICC# ESR-3837 OR EQUIV., INSTALL PER MFGR. GUIDELINES &INSTRUCTION 13 EGRESS DOOR TO COMPLY W/. CRC SECTION R311.2 REQS., REF. EGRESS DOOR NOTES ON SHEET A-7.0 14 INTERIOR GUARDRAIL - MIN. 42" HIGH ABV.F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 15 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ABV.F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 16 STONE CAP - G.C. TO PROVIDE MOCK UP FOR ARCH. APPV. 1/4" = 1'-0"1 SOUTH ELEVATION 1/4" = 1'-0"2 WEST ELEVATION NO. REVISION DATE EXTERIOR WALL: 2 x 4 CONST.:R-13 MIN.2 x 6 CONST. OR LARGER:R-20 MIN. RAISED FLOOR:R-30 MIN. ROOF:R-30 NOTES:1. REF. T-24 REPORT FOR MORE INFORMATION 2. PROVIDE BID FOR INSULATION OF ENTIRE HOME*TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY **ALWAYS CHECK THIS INSULATION SCHEDULE FOR CONFORMANCE WITH THE TITLE 24 REPORT** FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKSFIREBLOCKING 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 STOPSDRAFTSTOPPING 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. ATTICSDRAFT 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 CONSTRUCTIONDRAFTSTOPPING 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. 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 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, SEE SLAB ON GRADE NOTES ON SLAB EDGE PLAN FOR MORE INFO. INSULATED BUILDING ENVELOPE -2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO –INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTS UNVENTED ROOF ASSEMBLY ROOF FRAMING -PER STRUCT., REF. STRUCT. DWGS. –UNVENTED ASSEMBLY TO COMPLY W/. SECTION R806.5 OF CRC, AIR-IMPERMEABLE VALUE PER TABLE R806.5 OF CRC VENTED ROOF ASSEMBLY ROOF FRAMING -PER STRUCT., REF. STRUCT. DWGS. –PROVIDE CROSS VENTILATION PER SECTION R806 OF CRC, SEE ROOF PLAN SHEET A-3.0 FOR ATTIC VENT CALC AND MORE INFO FIRST LEVEL F.F. 9.24' SECOND LEVEL F.F. 20.59' ROOF PLATE 37.77' FIRST LEVEL FLOOR PLATE 8.70' SECOND LEVEL FLOOR PLATE 19.38' MAX. HT.39.53'MAX. HT.39.53' MAX. FLAT34.53'MAX. FLAT34.53' FIRST LEVEL T.O.S. 9.12' SECOND LEVEL T.O.S. 20.46' THIRD LEVEL F.F. 30.36' THIRD LEVEL PLATE29.15' THIRD LEVEL T.O.S. 30.23' ENTRY LEVEL F.F 12.52' 2 A-5.0 GUEST SUITE F.F.22.68' GUEST SUITE FLOOR PLATE 21.47' GUEST SUITE T.O.S.22.55' ENTRY LEVEL T.O.S.12.40' GUEST SUITE ROOF PLATE 32.03' LOWER FLAT ROOF PLATE 29.52' FLAT ROOF PLATE 33.28'CLN G . H T . 7' - 3 " PRO P E R T Y L I N E PAR C E L L I N E THIRD FLOOR F.Y.S.B. (WATER) 15' - 0" F.Y.S.B. (WATER) 20' - 0" F.Y.S.B. 10' - 0" THIRD FLOOR F.Y.S.B. 15' - 0" 3-CAR GARAGE MUD ROOM GYM DIRTY KITCHEN/PANTRY KITCHEN LAUNDRY PRIMARY CLOSET PRIMARY BATH OFFICE OFFICE #2 BONUS ROOMBATH #6 11' - 0 " CLN G . H T . 9' - 6 " CL N G . H T . 10' - 0 " CLN G . H T . 9' - 0 " CL N G . H T . 10' - 0 " CL N G . H T . 10' - 0 " CL N G . H T . 10' - 0 " CLR . 7' - 5 " CLN G . H T . 8' - 6 " CLN G . H T . 8' - 6 " CLN G . H T . 8' - 6 " CLN G . H T . 8' - 6 " RID G E H T . 8' - 4 " CLN G . H T . 7' - 3 " 2' - 5 " T . W . T.C . 7 1 / 2 " T.C . 1' - 3 " CLN G . H T . 7' - 3 1 / 8 " CLN G . H T . 8' - 4 " B.O . B E A M 10' - 8 3 / 4 " T.C . 10 1 / 4 " J 33 20 45 18 19 20 21 36 5 6 14 AB V . F . F . 42" M I N . ABV . F . F . 42" M I N . AB V . F . F . 42" M I N 11.40' CLN G . H T . 10' - 6 " CL N G . H T . 10' - 0 " CLN G . H T . 8' - 6 " 39.49' RIDGE 41.48' T.O. CHIMNEY 39.43' RIDGE 10.90' TYP. 11" TYP . 6 1 / 2 " (34 " - 3 8 " ) 3' - 0 " T Y P . HT. CERT. REQ. (39.53' MAX ABV. G.P) HT. CERT. REQ. (39.53' MAX ABV. G.P) HT. CERT. REQ. (39.53' MAX ABV. G.P) (39.53' MAX ABV. G.P)HT. CERT. REQ. (34.53' MAX ABV. G.P) HT. CERT. REQ. (34.53' MAX ABV. G.P) 34.51' T.O. FASCIA 39.49' RIDGE 3 6 6 4 7 8 8 8 5 9 0.25:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 66 36.73' RIDGE 3:12 13 34.45' T.R. FIRST LEVEL F.F. 9.24' FIRST LEVEL F.F. 9.24' SECOND LEVEL F.F. 20.59' SECOND LEVEL F.F. 20.59' ROOF PLATE37.77'ROOF PLATE37.77' FIRST LEVEL FLOOR PLATE 8.70' FIRST LEVEL FLOOR PLATE 8.70' SECOND LEVEL FLOOR PLATE 19.38' SECOND LEVEL FLOOR PLATE 19.38' 1 A-5.0 MAX. HT. 39.53' MAX. HT. 39.53' MAX. FLAT 34.53' MAX. FLAT 34.53' FIRST LEVEL T.O.S. 9.12' FIRST LEVEL T.O.S. 9.12' SECOND LEVEL T.O.S. 20.46' SECOND LEVEL T.O.S. 20.46' THIRD LEVEL F.F. 30.36' THIRD LEVEL F.F. 30.36' THIRD LEVEL PLATE 29.15' THIRD LEVEL PLATE 29.15' THIRD LEVEL T.O.S. 30.23' THIRD LEVEL T.O.S. 30.23' LOWER FLAT ROOF PLATE29.52'LOWER FLAT ROOF PLATE29.52' 2' - 6 " PR O P E R T Y L I N E PR O P E R T Y L I N E S.Y.S.B. 4' - 0" THIRD FLOOR 2' - 0" THIRD FLOOR 2' - 0" S.Y.S.B. 4' - 0" S.Y.S.B.S.Y.S.B. HT. CERT. REQ. (39.53' MAX ABV. G.P) (39.53' MAX ABV. G.P) HT. CERT. REQ. (34.53' MAX ABV. G.P) HT. CERT. REQ. (39.53' MAX ABV. G.P) 41.48' T.O. CHIMNEY 39.49' RIDGE39.43' RIDGE 33.01' 22.68' 33.86' T.W. 23.09' T.W. 3:123:12 3:12 42" M I N . A B V . F . F . 4' - 1 " T.C . 1' - 3 1 / 2 " 1 2 3 4 4 5 6 6 6 10 10 2 2 514 QT 60 44 25 11 7 35 12 CLN G . H T . 9' - 0 " 9' - 6 " CLN G . H T . 10' - 0 " CLN G . H T . 10' - 0 " CLN G . H T . 8' - 6 " CLN G . H T . 8' - 6 " CL N G . H T . 9' - 0 " CLN G . H T . 8' - 6 " CLN G . H T . 7' - 3 " PRIMARY SUITEOFFICE KITCHEN DINING GREAT ROOM VIEW DECK 6' - 8 " M I N C L R 6' - 8 " C L N G . H T . 34.45' 36.73' RIDGE 3:12 3:12 ABV . F . F . 42 " M I N BUILT-IN DAY BED 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 6/2 2 / 2 0 2 3 5 : 1 4 : 3 8 P M 05/15/2023 BUILDING SECTIONS FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER290 WOODED VIEW DR. LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -THIRD CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-5.0 PA2023-0044 BRANDON LINSDAY 1 KITCHEN EXHAUST HOOD TO VENT TO EXT. - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFG.INSTRUCTION 2 FIREPLACE - FLARE PREFABRICATED FIREPLACE LISTED TO ANSI Z21.88/CSA 2.33-2014, GAS ONLY,DIRECT VENT W/. SEALEDCOMBUSTION - FF-70 [DTL. 24/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BELISTED AND INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUELBURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGYSTANDARDS MANDATORY MEASURES.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO 3 FACTORY-BUILT FIREPLACE FLUE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACE 4 STONE CAP - G.C. TO PROVIDE MOCK UP FOR ARCH. APPV. 5 EXPOSED STEEL COLUMN SIZE PER STRUCT. DWGS., PAINT AS SELECTED AND SEAL AS REQ'D. - ARCH. TO APPV. COLOR 6 CUSTOM RECESSED GUTTER/ROOF DRAIN - ROOFING CONTRACTOR COORD. W/. FLASHING INSTALLER - VERIFY LOC'N & APPLICATION OF DRAIN W/. ARCH PRIOR TO ORDERING - SIZE PER TABLE 1103.3 OF CPC 7 TRELLIS BEAM, WRAPPED IN ACM, SEAL AS REQ'D., ARCH. TO APPV. COLOR AND PROFILE - SIZE & CONN. PER STRUCT. 8 EXTERIOR GLASS GUARDRAIL , TEMPERED & LAMINATED - MIN. 42" HIGH ABV.F.F. - <4" MAX. SPHERE OPENING, REF. DTL.4/AD-1.0 9 EXPOSED STEEL BEAM SIZE PER STRUCT. DWGS., PAINT AS SELECTED AND SEAL AS REQ'D. - ARCH. TO APPV. COLOR 10 FASCIA - KYNAR PAINTED ALUMINUM - ARCH. TO APPV. COLOR - REF. MAT. SCHEDULE A/A-4.0 11 EGRESS DOOR TO COMPLY W/. CRC SECTION R311.2 REQS., REF. EGRESS DOOR NOTES ON SHEET A-7.0 12 HORIZONTAL FLUE TERMINATION TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACE 13 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A/A-4.0 1/4" = 1'-0"1 LONGITUDINAL SECTION 1/4" = 1'-0"2 TRANSVERSE SECTION NO. REVISION DATE 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. EXTERIOR WALL: 2 x 4 CONST.:R-13 MIN. 2 x 6 CONST. OR LARGER:R-20 MIN. RAISED FLOOR:R-30 MIN. ROOF:R-30 NOTES: 1. REF. T-24 REPORT FOR MORE INFORMATION 2. PROVIDE BID FOR INSULATION OF ENTIRE HOME *TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY **ALWAYS CHECK THIS INSULATION SCHEDULE FOR CONFORMANCE WITH THE TITLE 24 REPORT** 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. 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 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, SEE SLAB ON GRADE NOTES ON SLAB EDGE PLAN FOR MORE INFO. INSULATED BUILDING ENVELOPE -2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO –INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTS UNVENTED ROOF ASSEMBLY ROOF FRAMING -PER STRUCT., REF. STRUCT. DWGS. –UNVENTED ASSEMBLY TO COMPLY W/. SECTION R806.5 OF CRC, AIR- IMPERMEABLE VALUE PER TABLE R806.5 OF CRC VENTED ROOF ASSEMBLY ROOF FRAMING -PER STRUCT., REF. STRUCT. DWGS. – PROVIDE CROSS VENTILATION PER SECTION R806 OF CRC, SEE ROOF PLAN SHEET A-3.0 FOR ATTIC VENT CALC AND MORE INFO FIRST LEVEL F.F. 9.24' FIRST LEVEL F.F. 9.24' SECOND LEVEL F.F. 20.59' SECOND LEVEL F.F. 20.59' ROOF PLATE 37.77' ROOF PLATE 37.77' FIRST LEVEL FLOOR PLATE 8.70' FIRST LEVEL FLOOR PLATE 8.70' SECOND LEVEL FLOOR PLATE 19.38' SECOND LEVEL FLOOR PLATE 19.38' 1 A-5.0 MAX. HT. 39.53' MAX. HT. 39.53' MAX. FLAT 34.53' MAX. FLAT 34.53' FIRST LEVEL T.O.S. 9.12' FIRST LEVEL T.O.S. 9.12' SECOND LEVEL T.O.S. 20.46' SECOND LEVEL T.O.S. 20.46' THIRD LEVEL F.F. 30.36' THIRD LEVEL F.F. 30.36' THIRD LEVEL PLATE 29.15' THIRD LEVEL PLATE 29.15' THIRD LEVEL T.O.S. 30.23' THIRD LEVEL T.O.S. 30.23' LOWER FLAT ROOF PLATE 29.52' LOWER FLAT ROOF PLATE 29.52' PR O P E R T Y L I N E PR O P E R T Y L I N E S.Y.S.B. 4' - 0" THIRD FLOOR 2' - 0" THIRD FLOOR 2' - 0" S.Y.S.B. 4' - 0" S.Y.S.B.S.Y.S.B. (39.53' MAX ABV. G.P) HT. CERT. REQ. (39.53' MAX ABV. G.P) 39.43' RIDGE 3:12 CL N G . H T . 10 ' - 0 " MECH WELL 36.73' RIDGE 3:12 3:12 3:12 MUD ROOM BATH #1 BATH #3 LAUNDRY 1 1 1 1 CHASE AB V . F . F . 5' - 1 0 " ( 6 ' - 0 " M A X ) CL N G . H T . 8' - 6 " CL N G . H T . 10 ' - 0 " CL N G . H T . 10 ' - 6 " AB V . F . F . 42 " M I N CL N G . H T . 8' - 0 " CL N G . H T . 9' - 0 " CL N G . H T . 9' - 0 " 2 1 A I 31 22 42 23 ( 3 4 " - 3 8 " ) 36 " T Y P . TY P 6 1 / 4 " TYP 1' - 2" 3 4 5 5 4 54 CL N G . H T . 9' - 0 " 43 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: FIRE-BLOCKING & DRAFT STOP NOTESA INSULATION SCHEDULEB ANNOTATION LEGENDC KEYNOTESD BRANDON ARCHITECTS 6/ 2 7 / 2 0 2 3 1 0 : 3 9 : 0 8 A M 06/27/2023 BUILDING SECTIONS FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER 290 WOODED VIEW DR. LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -FORTH CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-5.4 PA2023-0044 BRANDON LINSDAY 1 FAU - PROVIDE GAS S.O., POWER, CLEARANCES AND VENTING AS REQ'D. BY MFG'R. – INSTALL PER MFGR. INSTRUCTION, SEE FAU NOTES ON B/T-1.1 FOR MORE INFO 2 PROVIDE POWER FOR CUSTOM WINDOW RECESSED SHADES PER MFG'R. - VERIFY W/. I.D. & OWNER 3 INTERIOR GLASS GUARDRAIL, TEMPERED & LAMINTATED - MIN. 42" HIGH ABV.F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 4 INTERIOR WALL MOUNTED HANDRAIL W/ INTEGRATED LIGHTING - 34"-38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2 & 4/AD-1.0 5 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. 1/AD-1.0 NO. REVISION DATE 1/4" = 1'-0"1 TRANSVERSE SECTION R L B E W F B E E B BB BB B B B B BB BB B B B B MECHANICAL NOTE: 1. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. FANS IN THE BATHROOM CONTAINING BATHTUB, SHOWERS, OR TUB/SHOWER COMBINATION SHALL BE ON HUMIDITY CONTROL. 2. 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) 3. 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) 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) SMOKE, CARBON MONOXIDE AND COMBINATION ALARM: 1. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (CRC R314.3): A. IN EACH SLEEPING ROOM. B. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS C. ON EVERY LEVEL OF THE DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS. D. SMOKE ALARM TO BE 36-INCHES MIN. HORIZONTALLY FROM THE DOOR OR OPENING OF A BATHROOM UNLESS IT WOULD PREVENT THE PLACEMENT OF SMOKE ALARM PER SECTION R314.3 OF CRC. (SEE NFPA 72 SECTION 29.8.3.4 FOR SPECIFIC LOCATION) E. SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED IN THE MANNER THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARM WITHIN THE INDIVIDUAL DWELLING UNIT PER SECTION R314.4 OF CRC. 2. COMBINATION (CARBON MONOXIDE & SMOKE) ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (CRC R315.2): A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S). B. ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS. C. IN EVERY BEDROOM THAT HAS A FUEL-BURNING APPLIANCE WITHIN THE BEDROOM OR ITS ATTACHED BATHROOM. D. CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED IN THE MANNER THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARM WITHIN THE INDIVIDUAL DWELLING UNIT PER SECTION R315.5 OF CRC. 3. A COMBINATION CARBON MONOXIDE AND SMOKE ALARM CAN BE USED IN LIEU OF THE SMOKE OR CARBON MONOXIDE ALARM. (CRC R324.5 & R315.4) 1. PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM . CALCULATIONS: MAIN HOUSE: 2,400 S.F. (0.03)2,399 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 24 CFM + (7.5 x 5) = 61.5 CFM REQ'D. ROOM TAGROOM NAME 1 A-5.0 ? 1 SECTION INDICATOR KEYNOTE TAG REVISION 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 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 SDMA TANKLESS WATER HEATER -SIZE AND INSTALL PER CHAPTER 5 OF CPC AND MFGR. INSTRUCTION, VERIFY THE SIZING W/. T-24 ENERGY REPORT –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) LIGHT FIXTURE -WALL MOUNT / SCONCE LIGHT FIXTURE, TO HAVE HIGH EFFICACY AND BE LISTED -AS SELECTED, VERIFY W/. OWNER LIGHT FIXTURE -CEILING MOUNT, DECORATIVE PENDANT, TO HAVE HIGH EFFICACY AND BE LISTED -AS SELECTED, VERIFY W/. OWNER LIGHT FIXTURE -EXTERIOR WALL MOUNT / SCONCE LIGHT FIXTURE, TO HAVE HIGH EFFICACY AND BE LISTED -AS SELECTED, VERIFY W/. OWNER SMOKE DETECTOR (SD) /MULTIPURPOSE ALARM (MA)(SMOKE & CARBON MONOXIDE)- TO COMPLY W/. R314 & R315, REF.LEGEND (S.D.'S IN BEDROOM TO BE ON ARC-FAULT CIRCUIT INTERRUPTER) -SMOKE ALARMS SHALL BE INTERCONNECTED SO THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARMS WITHIN THE INDIVIDUAL DWELLING UNIT. IN NEW CONSTRUCTION SMOKE ALARMS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THE BUILDING WIRING AND SHALL BE EQUIPPED WITH BATTERY BACK-UP AND LOW BATTERY SIGNAL. (R314) FAN & LIGHT FIXTURE, CEILING MOUNT -CEILING FAN W/. LED LIGHTING SYSTEM TO BE LISTED –AS SELECTED, VERIFY W/. OWNER EXHAUST FAN WITH DUCT -ENERGY STAR COMPLIANT FAN ONLY -FAN MUST BE DUCTED TO TERMINATE AT THE OUTSIDE OF THE BUILDING, MIN. 50 CFM (R303.3) - FANS IN THE BATHROOM CONTAINING BATHTUB, SHOWERS, OR TUB/SHOWER COMBINATION SHALL BE ON HUMIDITY CONTROL - MIN. CAPACITY 50 CFM WHOLE HOUSE EXHAUST FAN -PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR –IF INSTALLED IN BATHROOM, THE FAN MUST RUN CONTINUOUSLY AND SHALL NOT BE TIED TO A HUMIDITY SENSOR –REF. MECH. VENTILATION NOTES ON SHEET A-6.0 FOR THE REQUIRED CFM RECESSED LED LIGHT FIXTURE -REF. ELECTRICAL LEGEND & NOTES B = 4" FIXTURE W/. BAFFLE TRIM + LAMP (ARCH. TO APPV. TRIM) R = 4" FIXTURE W/. REFLECTOR TRIM + LAMP (ARCH. TO APPV. TRIM) L = 4" FIXTURE W/. LENSED TRIM + LAMP (ARCH. TO APPV. TRIM) E = 5" EXTERIOR FIXTURE W/. LENSED TRIM + LAMP (ARCH. TO APPV. TRIM) W = 4" FIXTURE W/. LENSED TRIM + LAMP (ARCH. TO APPV. TRIM) F = DMF 5" APERTURE FAHRENHEIT DCD1 LED DOWNLIGHT (FIRE AND SOUND RATED) 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 1x6 T&G FINISH 7' - 3" A.F.F. DRYWALL FINISH 7' - 3" A.F.F. DRYWALL FINISH 7' - 3" A.F.F. 1x6 T&G FINISH 7' - 3" A.F.F.VAULTED DRYWALL FINISH VAULTED DRYWALL FINISH VAULTED DRYWALL FINISH VAULTED DRYWALL FINISH DRYWALL FINISH 7' - 3" A.F.F. VAULTED DRYWALL FINISH BATH #6 ELEV. OFFICE #2BONUS ROOM DRYWALL FINISH 7' - 3" A.F.F. DRYWALL FINISH 7' - 3" A.F.F. DRYWALL FINISH 7' - 3" A.F.F. DRYWALL FINISH 5' - 10" A.F.F. CHASE 6' -0" MAX 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: KEYNOTE LEGENDB MECHANICAL VENTILATION NOTESC ANNOTATION LEGENDD BRANDON ARCHITECTS GENERAL NOTESA 6/ 2 6 / 2 0 2 3 1 2 : 4 4 : 2 5 P M 06/26/2023 THIRD LEVEL REFLECTED CEILING PLAN FL E T C H E R B E A C H H O U S E MICHAEL & RUTH FLETCHER 290 WOODED VIEW DR. LOS GATOS, CA 95032 P: 408-961-8125 E: mdf@arcadiacompanies.com CDP -FORTH CHECK 439 HARBOR ISLAND DR. NEWPORT BEACH, CA 92660 A-6.2 PA2023-0044 BRANDON LINSDAY 1/4" = 1'-0"1 THIRD LEVEL REFLECTED CEILING PLAN NO. REVISION DATE