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Home My WebLink AboutPA2023-0111_20230530_Plans_1st SubmittalDATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: SHEET LISTCODE INFORMATIONSITE INFORMATIONPROJECT STATISTICSDEFERRED SUBMITTALSPROJECT DESCRIPTION VICINITY MAP SPECIAL INSPECTIONS SHORING & EXCAVATION AGENCIES & SERVICES PROJECT DIRECTORY 13 24 57 68 911 10 BR A N D O N ARCHITECT STRUCTURAL ENGINEER INTERIOR DESIGNER ENERGY CONSULTANT BRANDON ARCHITECTS, INC. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 P: 714.454.4040 WWW.BRANDONARCHITECTS.COM OWNER CIVIL ENGINEER LANDSCAPE DESIGNER MEP CONSULTANT GENERAL CONTRACTOR GEOTECHNICAL ENGINEER SURVEYOR AR C H I T E C T S , I N C . BRANDON ARCHITECTS 05.30.23 TITLE SHEET NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 T-1.0 NIBEEL RESIDENCE 206 GRAND CANAL NEWPORT BEACH, CA 92662 TBD BRANDON LINSDAY BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 TBD EGA CONSULTANTS, INC. 7 WEYMOUTH COURT NEWPORT BEACH, CA 92660 P: 949.642.9309 LORE K. TOOMEY 24791 BELGREEN LAKE FOREST, CA 92630 P: 949.636.9273 TBDJODI FLEMING DESIGN 160 NEWPORT CENTER DR. SUITE 155 NEWPORT BEACH, CA 92660 P: 949.514.2622 KSFE ENGINEERING 17547 VENTURA BLVD, STE. 305 ENCINO, CA 91316 P: 818.874.1445 CIVILSCAPES ENGINEERING WILLIAM ROLPH 28052 CAMINO CAPISTRANO, STE. 213 LAGUNA NIGUEL, CA 92677 P: 949.464.8115 TBD TBD LEGAL DESCRIPTION: LOT INFORMATION: ZONED:R-BI TWO-UNIT RESIDENTIAL SITE AREA:2,400 S.F. BUILDABLE AREA: 1,800 S.F. APN: 050-191-09 LOT 4, BLOCK 7, MAP OF SECTION 5, BALBOA ISLAND, M.M. 8/9 COUNTY OF ORANGE, STATE OF CALIFORNIA CODES:NBMC (NEWPORT BEACH MUNICIPAL CODE) 2019 CRC, 2019 CFC, 2019 CEC, AND 2019 CMC CALGREEN AND 2019 CAL. ENERGY CODE OCCUPANT LOAD 1 UNIT OCCUPANCY CLASSIFICATION R-3/U OCCUPANCY SEPARATION (GARAGE)1-HR. FLOOR & FLOOR-CEILING N/A. TYPE OF CONSTRUCTION VB -SPRINKLERED FIRE SPRINKLER YES HEIGHT 3 -LEVELS FLOOR AREA REF. 7/T-1.0 ALLOWABLE BLDG. AREA (PER CBC TBL. 503)N/A. DIG ALERT:1.800.227.2600 SOUTHERN CALIFORNIA EDISON:1.714.895.0246 SOUTHERN CALIFORNIA GAS:1.800.427.2000 CITY WATER & SEWER:1.949.644.3011 PACIFIC BELL TELEPHONE:1.800.750.2355 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.:1.949.644.3311 CITY OF NEWPORT BEACH PLANNING DEPT.: GENERAL INFOMATION:1.949.644.3200 ZONING INFORMATION:1.949.644.3204 CITY OF NEWPORT BEACH BUILDING DEPT.: GENERAL:1.949.644.3275 PERMITS:1.949.644.3288 INSPECTIONS:1.949.644.3255 NEWPORT BEACH FIRE DEPARTMENT:1.949.644.3106 ORANGE COUNTY HEALTH SERVICES:1.714.834.3882 1.A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 2.CONTRACTOR SHALL USE THE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TO EXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30-DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT: HTTP://WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395 1.REF. STRUCTURAL DRAWINGS FOR SPECIAL INSPECTIONS BY ENGINEER OF RECORD 2.HERS VERIFCATION REQUIRED, REF. ENERGY CALCULATIONS 1. LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE REVIEWS AND PERMITS (FOR H.O.A. PURPOSES). 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. 4. FIRE SPRINKLERS REQUIRED, 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 OF PERMIT ISSUANCE. DEMOLITION MAY COMMENCE 30 DAYS AFTER THE DATE OF NOTIFICATION PER NEWPORT BEACH MUNICIPAL CODE SECTION 15.02.120. 6. PV SOLAR SYSTEM (MIN. 4.3KW DC) + 5 KWH BATTERY SYSTEM PER T-24 7. ELEVATOR NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY FOR REVIEW. C.N.B. NOTE: BRANDON ARCHITECTS, INC. IS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING. (NBMC 15.02.010) THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH ON BALBOA ISLAND. THE LOT IS 2,400 S.F. AND IS 30'X80', ZONED R-BI FOR TWO UNIT RESIDENTIAL. DEVELOPMENT OF THE PROPERTY WILL BE UNDER THE JURISDICTION OF THE CITY OF NEWPORT BEACH. THE PROPERTY CURRENTLY CONSISTS OF AN EXISTING HOME TO BE DEMOLISHED FOR THE NEW DEVELOPMENT. CLIENT PROPOSED TO BUILD A NEW SINGLE-FAMILY RESIDENCE WITH A JADU OF APPX. 2,461 S.F. WITH A 2-CAR GARAGE OF APPX. 438 S.F. BUILT ON A SLAB ON GRADE FOUNDATION WITH TYPE V CONSTRUCTION (WOOD AND STEEL). THE PROGRAM MAY INCLUDE BUT NOT BE LIMITED TO THE FOLLOWING: (FIRST FLOOR) OPEN LIVING AREA WITH A LARGE EAT-IN KITHCEN WITH ISLAND, FAMILY NOOK/DINING, LIVING ROOM WITH FIREPLACE, WINE DISPLAY, POWDER, MUD ROOM, (SECOND FLOOR) A JUNIOR ADU WITH SEPARATE ENTRANCE, THE PRIMARY SUITE FACING VIEWS OF THE CANAL WITH A FIREPLACE, PRIMARY BATH, A WALK-IN-CLOSET, 1 SECONDARY BEDROOM WITH ATTACHED BATH & WALK-IN-CLOSET, AND LAUNDRY ROOM, (THIRD FLOOR) SMALL OFFICE AREA ROOM FOR A DESK AND COMPUTER, ROOF/VIEW DECK WITH BBQ AREA, OUTDOOR DINING, ROOM FOR A SPA, FIRE PIT, COVERED CABANA WITH AN EMPHASIS ON ENTERTAINING AND ENJOYING VIEWS. THE PROJECT WILL BE OF A "NEWPORT CAPE COD" DESIGN, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN 'OPEN' LIVING PLAN WHICH MAXIMIZES VIEWS FROM LIVING SPACES AS WELL AS OUTDOOR PATIOS, DECKS, LOGGIAS AND YARDS. THE EXTERIOR MATERIALS WILL BE OF A RICH QUALITY AND HIGH DURABILITY, TO BE CONSISTING PRIMARILY OF SMOOTH STUCCO SIDING, NATURAL STONE VENEER, STANDING SEAM METAL AND WOOD SHINGLE ROOFING AND THE USE OF WOOD AND METAL ACCENT PRODUCTS. T-1.0 TITLE SHEET T-1.1 ARCHITECTURAL GENERAL NOTES T-1.2 SUPPLEMENTAL DOC. & NOTES T-1.3 CALGREEN STANDARDS T-1.4 CAL ENERGY MANDATORY REQUIREMENTS SUR TOPOGRAPHIC SURVEY A-0.0 ARCHITECTURAL SITE PLAN A-0.1 SLAB EDGE PLAN A-0.2 LANDSCAPE PLANTING PLAN A-0.3 AREA PLANS C1 TITLE SHEET C2 GRADING PLAN C3 EROSION CONTROL PLAN C4 GEOTECHNICAL NOTES A-1.0 3D VIEWS A-2.0 FIRST AND SECOND LEVEL FLOOR PLAN A-2.1 THIRD LEVEL FLOOR PLAN A-2.2 FIRST AND SECOND LEVELS DIMENSION PLAN A-2.3 THIRD LEVEL DIMENSION PLAN A-3.0 ROOF PLAN A-4.0 EXTERIOR ELEVATIONS A-4.1 EXTERIOR ELEVATIONS A-5.0 BUILDING SECTIONS NO. REVISION DATE BUILDING AREA SCHEDULE LIVING FIRST FLOOR 1068 SF SECOND FLOOR 1238 SF THIRD FLOOR 152 SF 2458 SF GARAGE 2- CAR GARAGE 441 SF 441 SF GRAND TOTAL 2899 SF TOTAL LIVING TOTAL GARAGE C.N.B. NOTES THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FOR ALL PERMITS ISSUED AFTER AUGUST 21, 2019 AS REQUIRED BY NBMC SECTION 15.02.095. GC TO DISTRIBUTE 30-DAY NOTIFICATION FOR COMPLETE DEMOLITION OR EXCAVATION TO ADJOININ PROPERTIES PER NBMC SECTION 15.02.120 AND PROVIDE EVIDENCE TO CITY GC TO PROVIDE A PROJECT INFORMATION SIGN FOR PROJECTS REQUIRING FENCING (NEW STRUCTURE OR ADDITION AND REMODEL TO AN EXISTING STRUCTRUE WITH A COMBINED FLOOR AREA EXCEEDING SEVENTY-FIVE (75) PERCENT OF THE FLOOR AREA OF THE PROPOSED STRUCTURE) IN DESIGNATED "HIGH-DENISTY AREAS". PROJECT SHALL COMPLY WITH NBMC SECTION 15.60.030. EXISTING BUILDING INFORMATION: EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED ZONING INFORMATION: FRONT SETBACK: 5 FT. REAR SETBACK: 0 FT. LEFT SETBACK: 3 FT. RIGHT SETBACK: 3 FT. 1.5 X 1,800 S.F. = 2,700 S.F. + 200 = 2,900 S.F. MAX. 2,899 S.F. PROPOSED .15 X 1,800 S.F = 270 S.F. MIN. 288 S.F. PROPOSED TOTAL ALLOWABLE AREA (1.5 X BUILDABLE AREA + 200 S.F.): OPEN VOLUME AREA REQUIRED (5'-0" DEPTH MIN. & 7'-6" HT. MIN.): .20 X 1,800 S.F. = 360 S.F. MAX. 152 S.F. PROPOSED THIRD FLOOR ALLOWABLE AREA (.2 X BUILDABLE AREA): 24 SF < 500 S.F. OPEN AREA SCHEDULE FIRST LEVEL 30 SF SECOND FLOOR 258 SF GRAND TOTAL 288 SF LANDSCAPE AREA SCHEDULE L-1 8 SF L-2 16 SF GRAND TOTAL 24 SF &AND .ANGLE @ AT C.L. CENTERLINE ∅DIAMETER, ROUND .PERPENDICULAR # POUND OR NUMBER A.B.ANCHOR BOLT ABV. ABOVE A/C.AIR CONDITIONING A.C.ASPHALT CONCRETE ACOUS ACOUSTICAL A.D.AREA DRAIN ADH. ADHESIVE ADJ. ADJUSTABLE, ADJACENT AL.ALUMINUM ALT.ALTERNATE ANOD.ANODIZED A.P.ACCESS PANEL APPX. APPROXIMATE APPV'D. APPROVED ARCH.ARCHITECTURAL,ARCHITECT ASB. ASBESTOS ASSY. ASSEMBLY AUTO.AUTOMATIC B. BATHROOM BD. BOARD BEL. BELOW BET. BETWEEN BIT. BITUMINOUS BLDG.BUILDING BLK. BLOCK BLK'G.BLOCKING BM. BEAM B.O.BY OWNER, BY OTHERS BOT. BOTTOM BR. BEDROOM B.W. BACK OF WALL, BOTTOM OF WALL CAB. CABINET C.B.CATCH BASIN C.B.C. CALIFORNIA BUILDING CODE C.R.C. CALIFORNIA RESIDENTIAL CODE CEM.CEMENT C.G.CORNER GUARD CHAN.CHANNEL CHG.CHANGE C.I. CAST IRON C.J. CONTROL / CONSTRUCT./CEILING JOINT CLG. CEILING CLKG. CAULKING CLR. CLEAR, CLEARANCE CNTR.COUNTER CONC.CONCRETE COND.CONDITION CONST. CONSTRUCT, CONSTRUCTION CORR.CORRIDOR, CORROSIVE CTSK. COUNTER SINK, COUNTERSUNK CTR. CENTER DBL. DOUBLE DECO.DECORATIVE DEPT. DEPARTMENT DET. DETAIL D.F.DRINKING FOUNTAIN, DOUGLAS FIR DIA.DIAMETER DIAG. DIAGONAL DIM. DIMENSION DN. DOWN DR. DOOR D.S.DOWNSPOUT D.S.P. DRY STANDPIPE DWG. DRAWING(S) E. EXISTING, EAST, ENTRY, EACH E.J. EXPANSION JOINT ELEC. ELECTRIC, ELECTRICAL ELEV. ELEVATOR EMER.EMERGENCY ENCL. ENCLOSED, ENCLOSURE E.P.ELECTRICAL PANEL, END POINT EQ. EQUAL EQV. EQUIVALENT EQUIP.EQUIPMENT E.W. EACH WAY EXH. EXHAUST EXPO.EXPOSED EXT. EXTERIOR E.G.EXISTING GRADE F.FIXED F.A. FIRE ALARM FAC. FACTORY F.C.O. FLOOR CLEAN OUT F.D.FLOOR DRAIN FDN. FOUNDATION F.E. FIRE EXTINGUISHER F.E.C. FIRE EXTINGUISHER CABINET F.G.FINISH GRADE FIXT.FIXTURE F.J. FLOOR JOIST F.L. FLOW LINE FLASH. FLASHING FLR. FLOOR FLUOR. FLUORESCENT F.O.C. FACE OF CONCRETE/CURB F.O.F. FACE OF FINISH F.O.S. FACE OF STUD / STRUCTURE / SHEATHING F.O.M.FACE OF MASONRY FP. FIREPLACE F.S. FLOOR SINK, FINISH SURFACE FT.FOOT, FEET FTG. FOOTING FURR.FURRING FUT. FUTURE F.V. FIELD VERIFY GA. GAUGE GALV. GALVANIZED G.B.GRAB BAR, GRADE BEAM G.C.GENERAL CONTRACTOR GEN.GENERAL G.F.I.GROUND FAULT INTERRUPT G.I. GALVANIZED IRON G.L.B. GLU-LAM BEAM GND.GROUND GR. GRADE GYP. GYPSUM G.P.GRADE PLANE H./HT. HIGH, HEIGHT H.B.HOSE BIBB H.C.HOLLOW CORE HD. HARD, HEAD HDR.HEADER HDWD.HARDWOOD HDWR.HARDWARE H.M. HOLLOW METAL HORIZ. HORIZONTAL HR. HOUR HVAC HEATING VENTILATING AIR CONDITIONING I.D. INTERIOR DESIGNER, INSIDE DIAMETER/DIMENSION IN.INCH INSUL.INSULATION INT.INTERIOR INV.INVERT/INVERTED JAN. JANITOR JT.JOINT JST.JOIST KIT. KITCHEN L.LOW, LINEN L.A. LANDSCAPED AREA LAB. LABORATORY LAM. LAMINATED LAV. LAVATORY LBS. POUNDS LFA.LOAD FROM ABOVE L.H. LEFT HAND LKR. LOCKER LT.LIGHT LUM. LUMINOUS, LUMENS MAINT. MAINTENANCE MAS.MASONRY MAT. MATERIAL MAX.MAXIMUM M.B.METAL BOLT M.C. MEDICINE CABINET MECH.MECHANICAL MEMB.MEMBRANE MTL. METAL MFGR.MANUFACTURER M.H. MANHOLE MIN. MINIMUM MIR. MIRROR MISC. MISCELLANEOUS M.O. MASONRY OPENING MT. MOUNTED MUL. MULLION N. NEW, NORTH NAT. NATURAL N.I.C.NOT IN CONTRACT, CONTACT N.G.NATURAL GRADE NO. NUMBER NOM.NOMINAL N.T.S. NOT TO SCALE O/.OVER O.A.OVERALL OBS. OBSCURE O.C.ON CENTER O.D.OUTSIDE DIAMETER, DIMENSION O.F.D. OVERFLOW DRAIN OFF. OFFICE OPNG.OPENING OPP. OPPOSITE PERIM. PERIMETER PL.PROPERTY LINE, PLATE P.LAM. PLASTIC LAMINATE PLAS. PLASTER PLUMB. PLUMBING PLYWD. PLYWOOD PNT. PAINT(ED) P.O.C. POINT OF CONTACT, CONNECTION PR. PAIR PROJ. PROJECTION PSL. PARALLEL STRAND LAMINATE PT. POINT R.A.RETURN AIR RAD. RADIUS R.D.ROOF DRAIN R.D.L. ROOF DRAIN LEADER RECPT. RECEPTACLE RECT. RECTANGLE, RECTANGULAR REF. REFERENCE REFR.REFRIGERATOR REG.REGULAR, REGISTER REINF. REINFORCE(D), REINFORCEMENT REQ'D. REQUIRED RESIL.RESILIENT RET. RETAIN(ING), RETURN RM. ROOM R.O.ROUGH OPENING R.R.ROOF RAFTER RWD. REDWOOD S. SOUTH S.A.SUPPLY AIR S.C.SOLID CORE S.C.D. SEAT COVER DISPENSER SCHED. SCHEDULE S.D.SUBDRAIN, SOAP DISPENSER SEC. SECTION SEL. SELECT(ED) SH. SHELF SHT. SHEET SHT'G.SHEATHING SIM.SIMILAR SIMP. SIMPSON S.J. SOFFIT JOIST S.S.STAINLESS STEEL S.SK.SERVICE SINK STA. STATION STD. STANDARD STL.STEEL STOR.STORAGE STRUCT. STRUCTURE, STRUCTURAL SUSP. SUSPEND(ED) SYM.SYMMETRICAL SYS. SYSTEM T.TREAD, TRASH T.C.TOP OF CURB T.CL. TIME CLOCK TEL.TELEPHONE TEMP.TEMPERED TER. TERRAZZO T & G TONGUE & GROOVE THK. THICK, THICKNESS T.P. TOP OF PAVING T.PL. TOP OF PLATE T.O.S. TOP OF STRUCTURE, SHEATHING, SLAB TRANS. TRANSFORMER T.S. TOP OF STEP T.W.TOP OF WALL TYP. TYPICAL U. UNDER U.B.C. UNIFORMBUILDING CODE U.G.UNDERGROUND U.L. UNDERWRITER'S LABORATORY UNF. UNFINISHED U.N.O.UNLESS NOTED OTHERWISE UR. URINAL V./VERT. VERTICAL VENT. VENTILATION, VENTILATING VER. VERIFY V.T.R. VENT THROUGH ROOF W. WEST, WIDTH, WASHER W/.WITH WD.WOOD W.H. WATER HEATER W.C.WATER CLOSET W.I. WROUGHT IRON WP.WATERPROOF(ING) W.W.M. WELDED WIRE MESH DEFINITIONS: (AS USED IN THESE SPECIFICATIONS) OWNER SHALL MEAN: BOB & CHRISTINE NIBEEL 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: -THE CALIFORNIA 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"). -THE CITY OF NEWPORT BEACH MUNICIPAL CODE INCLUDING ANY WORK TIME RESTRICTION AND ANY AMENDMENT TO CALIFORNIA BUILDING CODES. -THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS. 2. FEES: CONTRACTOR AND HIS SUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING PLAN CHECK FEE AND REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE. 3. CONTRACTOR'S SURVEY: CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS. 4. COORDINATION OF CONSTRUCTION: CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR AGREES TO BIND EVERY SUB- CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK. 5. CLEAN-UP: ALL SUBCONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR. 6. TESTS AND PERMITS: CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME. 7. GUARANTEES: CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORK AND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS. IT IS UNDERSTOOD BY CONTRACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND WARRANTY PERIODS. CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL OTHER WORK DAMAGED AS A RESULT THEREBY WILL BE EXECUTED IN A TIMELY MANNER AT THE CONVENIENCE OF THE OWNER AND WITHOUT COST TO OWNER. 8. WAIVER OF LIENS: CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUBCONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE. 9. ROLL OF ARCHITECT DURING CONSTRUCTION: THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS/HER AGREEMENT WITH OWNER AND RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS, OR ANY OF THEIR AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK. ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN WITHIN (10) CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER. 10. A.I.A. GENERAL CONDITIONS: THE CURRENT GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY AS THOUGH IT WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE "GENERAL NOTES" ON THIS SHEET ARE INTENDED TO SUMMARIZE AND COMPLIMENT THE A.I.A. GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN WORDING OCCUR. 11. EXTRAS: OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER AND CONTRACTOR. BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL. 12. SUBSTITUTIONS: SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM "OR EQUAL" IS USED IN DRAWINGS OR SPECS IT SHALL BE UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. 13. INSURANCE: CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROAD FORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION. 14. SCOPE OF DRAWINGS AND SPECIFICATIONS: THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS. IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICABLE TO OTHER TRADES. IN CASE OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL, AND THEY ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE ERRORS AND OMISSIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (E.G. SCHEMATIC ELECTRICAL PLANS). 15. DIMENSIONS ON DRAWINGS: FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS. DRAWINGS ARE NOT TO BE SCALED UNLESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR" IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (+/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90° OR 45° UNLESS NOTED OTHERWISE. 16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS: SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-2017; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL. ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING. CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA, THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTRUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED WORK IN THE CONSTRUCTION DOCUMENTS. ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED" BY ARCHITECT, ARE FOR VERIFICATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT REVIEW. SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH. 17. ERRORS AND OMISSIONS: ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY SET FORTH IN BOTH. 18. BARRICADES: CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES. 19. TEMPORARY BRACING: AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING, FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER. CONTRACTOR AND HIS SUBCONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS. 20. TOXIC SUBSTANCES REMOVAL: PRIOR TO ANY WORK BEING PERFORMED, WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION AND APPLICATION REQUIREMENTS. 21. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON. 22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES. 23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS. 24. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS 25. MAINTENANCE INFORMATION: THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, AND COMPONENTS AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE. (SEE CALGREEN NOTES FOR ADDITIONAL REQUIREMENTS OF OPERATION & MAINTENANCE MANUAL) 26. GENERAL CONTRACTOR, CONTRACTORS, SUB-CONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHT TO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES WITH LEGIBLE HANDWRITTEN NOTES AND/OR WRITING (FAX, EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS, PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTING CONDITIONS AND SUGGEST PROPOSAL(S) FOR SOLUTION (SKETCH, DRAWING, AND/OR WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS. 27. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS. BID SHALL BE BASED ON THE MOST STRINGENT REQUIREMENT. 28. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS, ERRORS, OMISSIONS, OR DISCREPANCIES IN THE DRAWINGS, PROJECT MANUAL, OR CONTRACT DOCUMENTS PRIOR TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS. 29. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING. 30. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE. 31. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED. CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION. 32. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES. 33. CONTRACTOR SHALL PROVIDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE CAUSED BY INSUFFICIENT PROTECTION. 34. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS. 35. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO PROCEED; SIGNED BY THE ARCHITECT & OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR. 36. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRUCTION IS REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR ITS SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY INTEGRITY. SPECIFIC SEQUENCES OR METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED. 37. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER' ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPORT THE IMPOSED LOAD. 38. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE MANUFACTURERS AND REQUIRED BY CODE. 39. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES. 40. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE MANUFACTURERS. 41. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL, LANDSCAPE, ARCHITECTURAL, MECHANICAL, PLUMBING, ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES, OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST. 42. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED AREAS, CLEAN ALL FLOORING, MILLWORK, LIGHT FIXTURES, GLASS, ETC. AND UNCOVER AND VACUUM OUT ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN. WATERPROOFING AND DAMPPROOFING NOTES: R406.1 CONCRETE AND MASONRY FOUNDATION DAMPPROOFING EXCEPT WHERE REQUIRED BY SECTION R406.2 TO BE WATERPROOFED, FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE DAMPPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. MASONRY WALLS SHALL HAVE NOT LESS THAN 3/8-INCH (9.5 MM) PORTLAND CEMENT PARGING APPLIED TO THE EXTERIOR OF THE WALL. THE PARGING SHALL BE DAMPPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. BITUMINOUS COATING. 2. THREE POUNDS PER SQUARE YARD (1.63 KG/M2) OF ACRYLIC MODIFIED CEMENT. 3. ONE-EIGHTH-INCH (3.2 MM) COAT OF SURFACE-BONDING CEMENT COMPLYING WITH ASTM C887. 4. ANY MATERIAL PERMITTED FOR WATERPROOFING IN SECTION R406.2. 5. OTHER APPROVED METHODS OR MATERIALS. EXCEPTION:PARGING OF UNIT MASONRY WALLS IS NOT REQUIRED WHERE A MATERIAL IS APPROVED FOR DIRECT APPLICATION TO THE MASONRY.CONCRETE WALLS SHALL BE DAMPPROOFED BY APPLYING ANY ONE OF THE LISTED DAMPPROOFING MATERIALS OR ANY ONE OF THE WATERPROOFING MATERIALS LISTED IN SECTION R406.2 TO THE EXTERIOR OF THE WALL. R406.2 CONCRETE AND MASONRY FOUNDATION WATERPROOFING IN AREAS WHERE A HIGH WATER TABLE OR OTHER SEVERE SOIL-WATER CONDITIONS ARE KNOWN TO EXIST, EXTERIOR FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE WATERPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. WALLS SHALL BE WATERPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. TWO-PLY HOT-MOPPED FELTS. 2. FIFTY-FIVE-POUND (25 KG) ROLL ROOFING. 3. SIX-MIL (0.15 MM) POLYVINYL CHLORIDE. 4. SIX-MIL (0.15 MM) POLYETHYLENE. 5. FORTY-MIL (1 MM) POLYMER-MODIFIED ASPHALT. 6. SIXTY-MIL (1.5 MM) FLEXIBLE POLYMER CEMENT. 7. ONE-EIGHTH-INCH (3 MM) CEMENT-BASED, FIBER-REINFORCED, WATERPROOF COATING. 8. SIXTY-MIL (1.5 MM) SOLVENT-FREE LIQUID-APPLIED SYNTHETIC RUBBER. ALL JOINTS IN MEMBRANE WATERPROOFING SHALL BE LAPPED AND SEALED WITH AN ADHESIVE COMPATIBLE WITH THE MEMBRANE. EXCEPTION: ORGANIC-SOLVENT-BASED PRODUCTS SUCH AS HYDROCARBONS, CHLORINATED HYDROCARBONS, KETONES AND ESTERS SHALL NOT BE USED FOR ICF WALLS WITH EXPANDED POLYSTYRENE FORM MATERIAL. USE OF PLASTIC ROOFING CEMENTS, ACRYLIC COATINGS, LATEX COATINGS, MORTARS AND PARGINGS TO SEAL ICF WALLS IS PERMITTED. COLD-SETTING ASPHALT OR HOT ASPHALT SHALL CONFORM TO TYPE C OF ASTM D449. HOT ASPHALT SHALL BE APPLIED AT A TEMPERATURE OF LESS THAN 200°F (93°C). DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 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 WOOD COLUMNS WHERE CLOSER THAN 8 INCHES (204 MM) TO EXPOSED GROUND. 2.WOOD FRAMING MEMBERS, INCLUDING COLUMNS, THAT REST DIRECTLY 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. 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 ARE EXPOSED 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 FLOOR AND 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 LESS THAN 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 WITH REINFORCEMENT 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 WALLS OF 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 LOWER GRAB 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 OF THE 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; CONTROLS MOUNTED ON CEILING FANS AND CEILING LIGHTS; AND CONTROLS LOCATED ON APPLIANCES. B. RECEPTACLE OUTLETS REQUIRED BY THE CALIFORNIA ELECTRICAL CODE ON A 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 INCHES MEASURED 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 DOORBELL BUTTON 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 WITH THE 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 ACCOMMODATE THE 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 BE CONSTRUCTED WITH EITHER A CONTINUOUS COURSE OF SOLID MASONRY, ONE COURSE OF MASONRY GROUTED SOLID, OR A 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 BOTH EXTERIOR AND INTERIOR SURFACES OF MASONRY BLOCK OR WOOD FOUNDATION WALLS BELOW THE GROUND SURFACE SHALL BE FILLED 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 OTHERWISE SEALED 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 LESS THAN 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 LESS THAN 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 SEPARATE THE 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 REQUIREMENTS SHALL 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 WITH SECTION 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 THE SPACE. 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 TO BE LOCATED AT THE BOTTOM OF THE FOOTINGS; HOWEVER, WHERE THERE IS EVIDENCE THAT THE GROUND-WATER TABLE 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 SPACE SHALL 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 ZONES USED BY THIS SECTION DIFFER FROM THOSE USED BY THE CALIFORNIA ENERGY CODE TO DETERMINE APPLICABILITY OF ENERGY 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 BE RETAINED 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) 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 05.30.23 ARCHITECTURAL GENERAL NOTES NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 T-1.1 TBD BRANDON LINSDAY NO. REVISION DATE 5 GENERAL NOTESB 3E CONTRACT DOCUMENT NOTESA5ABBREVIATIONSC 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 05.30.23 SUPPLEMENTAL DOC. & NOTES NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 T-1.2 TBD 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 05.30.23 CALGREEN STANDARDS NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 T-1.3 TBD 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 05.30.23 CAL ENERGY MANDATORY REQUIREMENTS NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 T-1.4 TBD BRANDON LINSDAY CONTINUES SEE CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS PAGE 279 NO. REVISION DATE PR E C I S E G R A D I N G P L A N FO R N I B E E L R E S I D E N C E 20 6 G R A N D C A N A L NE W P O R T B E A C H , C A 9 2 6 6 2 JOB NO. DATE SHEET NO. REVISIONS 23020 NO.REVISION DATE SHEET NO. OF 4 5/25/2023 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G: \ P r o j e c t s \ 2 3 0 2 0 2 0 6 G r a n d C a n a l , N B \ D W G \ 2 3 0 2 0 . G R A D I N G . d w g 1 C1 TI T L E S H E E T 1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2.DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE. 3.SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD. 4.WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. 5.NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6.THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7.PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8.APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9.CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10.HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11.POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPE AREAS. 12.FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13.ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS. 14.NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TO ENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALL BE REMOVED FROM THE SITE. GENERAL NOTES CITY OF NEWPORT BEACH, CALIFORNIA COUNTY OF ORANGE C1 TITLE SHEET C2 GRADING PLAN C3 EROSION CONTROL PLAN C4 GEOTECHNICAL NOTES SHEET INDEX 206 GRAND CANAL NEWPORT BEACH, CA 92662 APN: 050-191-09 PRECISE GRADING PLAN WILL ROLPH CIVILSCAPES ENGINEERING, INC. 28052 CAMINO CAPISTRANO, STE 213 LAGUNA NIGUEL, CA 949.464.8115 WILL@CIVILSCAPES.COM CIVIL ENGINEER 1.CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 2.NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALL BE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THE SITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIR DISCOVERY. 3.EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANS ARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FOR CONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALL DEVELOP OWN QUANTITIES FOR BIDDING PURPOSES. 4.A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/OR GEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THE RESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERING DOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTER CONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES. 5.ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN AND PER SEPARATE PLAN AND PERMIT. 6.REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS. 7.CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, AND DOWNSTREAM DRAIN. 8.TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY. 9.TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE, HUNTINGTON BEACH, CA. PHONE: 714-488-5006. 10.VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OF ANY CONFLICTS PRIOR TO CONSTRUCTION. 11.NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES OR STRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANY CONFLICTS. 12.EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW: 13.PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH AT LEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT. CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURAL ENGINEER FOR EXACT SLAB RECOMMENDATIONS. 14.A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 15.AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 16.ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 17.ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 18.EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE. 19.REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB. REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED. 20.REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATION REMOVALS AND COMPACTION REQUIREMENTS. 21.PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER. 22.INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATION INSTRUCTIONS. 23.UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODE AND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BY PLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION. 24.CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATION INSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED. 26.CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFY ENGINEER OF ANY DISCREPANCIES. 27.ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY. NOTES TO OWNER, CONTRACTOR, & ARCHITECT BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 OWNER EARTHWORK QUANTITIES 1.GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2.FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 3.ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4.AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5.FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6.ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. 7.ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8.THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 9.ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 10.THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT. 11.ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL. 12.WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 13.THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 14.THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 15.NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. GRADING NOTES 1.ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPON STARTING OPERATIONS, AND PERIODICALLY THEREAFTER. 2.SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BE IMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ON AND RUN-OFF. 3.GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN IS IMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON. 4.MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BE USED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNER THAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATED RUN-OFF FOR TREATMENT AND DISPOSAL. EROSION CONTROL NOTES SITE ADDRESS: 206 GRAND CANAL, NEWPORT BEACH APN: 050-191-09 GENERAL PLAN LAND USE: RT TWO UNIT RESIDENTIAL ZONING DISTRICT: R-BI TWO-UNIT RESIDENTIAL, BALBOA ISLAND COSTAL ZONE: YES SITE DATA:ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. CC&R'S 1.PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 2.A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLE TO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THE CONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGE OR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY. 3.AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. 4.CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLIC RIGHT-OF-WAY. 5.ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUM GROWTH CHARACTERISTIC OF 36-INCHES. 6.ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY. PUBLIC WORKS NOTES ARCHITECT BRANDON ARCHITECTS 151 KALMUS DR., SUITE G-1 COSTA MESA, CA 92626 714.754.4040 RAW CUT 0 CUBIC YARDS RAW FILL 95 CUBIC YARDS OVER EXCAVATION 207 CUBIC YARDS SHRINKAGE 5%±10 CUBIC YARDS NET 105 CUBIC YARDS (IMPORT) THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE IN CONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILS REPORT FOR THIS PROJECT ENTITLED:GEOTECHNICAL INVESTIGATION PROJECT No.: IH390.1 DATED: JUNE 27, 2022 FIRM NAME: EGA CONSULTANTS, INC. GEOTECHNICAL CERTIFICATION REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION: EGA CONSULTANTS, INC. 375-C MONTE VISTA AVENUE COSTA MESA, CA 92627 949.642.9309 SOILS ENGINEER NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE GRADING. NO SCALE VICINITY MAP LORE K. TOOMEY, L.S. 4459 24791 BELGREEN PLACE LAKE FOREST, CA 92630 949.636.9273 SURVEYOR PROJECT SITE206 GRAND CANAL 206 GRAND CANAL TH E G R A N D C A N A L Lot 4, Block 7, Map of Section 5, Balboa Island, M.M. 8/9 W'LY LINE 20' WIDE ALLEY PER DOCUMENT NO. 2020000775416 DOCUMENT NO. 19990668097 5' 5'5' 5' 5' 5' R @0' - 7 19/32"17 PROPOSED RESIDENCE FF=9.13 TOS=9.00 AL L E Y GR A N D C A N A L FF = 9 . 1 3 GF F = 7 . 6 7 GF F = 7 . 8 8 FF = 7 . 6 3 9.13FF,TOP 9.13FF8.88FS3"STEP 8.88FF8.75FS1-1/2"STEP 7.88GFF (6.78)FL (6.71)FL (7.4)FS (7.4)FS 1.0% 5" STEPS(3 EACH)6" STEPS(2 EACH) FS = 8 . 8 8 (6.68)FS,BOT 8.70FS,TOP 7.70FS,BOT 8" ACPWATER MAIN 8" VCPSEWER MAIN EXISTING SEWERLATERAL TO REMAIN 7.88GFF7.75FS1-1/2"STEP 7.75FS,BOT 8.88FS,TOP 4-1/2" STEPS(3 EACH) 8.88FS 8.88FS 8.74TG 8.74TG 8.74TG 10.00TW(6.62)FS 10.00TW(6.68)FS 8.82FS,TOP 5-1/8" STEPS(5 TOTAL) 2.0% 2.0% 8.85FL 8.85FL8.85FL,HP 8.63TG8.12INV 8.63TG 7.72FL (7.4)FS 1.0%1.0%1.0%1.0%1.5% 7.66FL (7.2)FS2.8% 6" STEPS(2 EACH) 2. 0 % 2. 0 % 8.66TG7.75INV8.77FL,HP8.73TG 8.73TG8.84FL,HP 8.80FS EXISTING FENCEAND PILASTERSTO BE REMOVED 10.00TW(6.62)FS 13.00TW10.00TW 13.00TW(7.5)FS13.00TW 12.50TW10.00TW 13.00TW12.50TW 13.00TW(7.3)FS 9.2% 9.2% 8.85TG8.25INV 4 1 1 1 11 1 2 4 4 4 4 5 5 5 555 6 7 FIREPIT 9 9 9 9 9 9 10 10 PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE 206 GRAND CANAL TH E G R A N D C A N A L Lot 4, Block 7, Map of Section 5, Balboa Island, M.M. 8/9 W'LY LINE 20' WIDE ALLEY PER DOCUMENT NO. 2020000775416 DOCUMENT NO. 19990668097 5' 5'5' 5' 5' 5' R @0' - 7 19/32"17 PROPOSED RESIDENCE FF=9.13 TOS=9.00 AL L E Y GR A N D C A N A L 8" ACPWATER MAIN 8" VCPSEWER MAIN EXISTING SEWERLATERAL TO REMAIN 8.63TG8.12INV 8.63TG 8.66TG7.75INV8.73TG 8.73TG 8.85TG8.25INV OUTLET STORM DRAINTHROUGH STEP OUTLET STORM DRAINTHROUGH STEP 7.72INV7.70FS 7.77INV7.75FS 9 9 9 9 9 9 10 10 111111 11 11 11 11 11 111111 12 12 1212 13 13 FA C E O F P R O P . B L D G W A L L FF=9.13 FA C E O F P R O P . B L D G W A L L FF=9.13 P/L 8.83FL 8.85FL P/L 13.00TW 13.00TW EXISTING BUILDING (ADJACENT NEIGHBOR) EXISTING BUILDING (ADJACENT NEIGHBOR) (7.0)FS (7.3)FS (7.5)TC2%2% 3' ± OVER-EXCAVATION LIMITS PER GEOTECHNICAL RECOMMENDATIONS AND TO BE VERFIED IN FIELD BY SOILS ENGINEER 3' ± TEMPORARY 1:1 SLOPE TO OVER-EX TEMPORARY 1:1 SLOPE TO OVER-EX SECTION A-A SCALE: 1"=4' EXISTING GROUND FA C E O F P R O P . B L D G W A L L FF=9.13 P/L (6.65)FS 10.00TW 8.74TG 8.88FS TEMPORARY 1:1 SLOPE TO OVER-EX 3' ± OVER-EXCAVATION LIMITS PER GEOTECHNICAL RECOMMENDATIONS AND TO BE VERFIED IN FIELD BY SOILS ENGINEER SECTION B-B SCALE: 1"=4' EXISTING GROUND 2.0%FA C E O F P R O P . B L D G W A L L FF=9.13 7.88GFF 7.67GFF7.63FS (7.4)FS (6.77)FL P/L OVER-EXCAVATION LIMITS PER GEOTECHNICAL RECOMMENDATIONS AND TO BE VERFIED IN FIELD BY SOILS ENGINEER 3' ± TEMPORARY 1:1 SLOPE TO OVER-EX SECTION C-C SCALE: 1"=4' 1.0%9.2% EXISTING GROUND 2 C2 GR A D I N G P L A N PR E C I S E G R A D I N G P L A N FO R N I B E E L R E S I D E N C E 20 6 G R A N D C A N A L NE W P O R T B E A C H , C A 9 2 6 6 2 JOB NO. DATE SHEET NO. REVISIONS 23020 NO.REVISION DATE SHEET NO. OF 4 5/25/2023 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G: \ P r o j e c t s \ 2 3 0 2 0 2 0 6 G r a n d C a n a l , N B \ D W G \ 2 3 0 2 0 . G R A D I N G . d w g LANDSCAPING OR PAVERS 3" COVER MINIMUM 4" DIA. PERFORATED PVC DRAIN PIPE W/ PERFORATIONS AT BOTTOM 3/4" CRUSHED ROCK WRAP SIDES AND BOTTOM OF TRENCH WITH FILTER FABRIC; PROVIDE 4" MINIMUM OVERLAP AT TOP OF TRENCH PERFORATED DRAIN PIPE AND TRENCH NO SCALE13 CONSTRUCTION NOTES HARDSCAPE PER ARCHITECT'S PLAN. DRIVEWAY PER ARCHITECT'S PLAN. PLANTER AREA PER ARCHITECT'S PLAN. WALL OR FENCE PER ARCHITECT'S PLAN. CONSTRUCT FLOWLINE PER DETAIL HEREON. IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 502. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT. FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER. REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 406. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE __. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE __. 4-INCH WIDE NDS TRENCH DRAIN W/ LIGHT GRAY GRATE. CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL ON SHEET __. OTHERWISE OUTLET TO HARDSCAPE IN DIRECTION OF FLOW. FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIRED JOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILS REPORT. CONSTRUCT 10 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL HEREON. 1 2 3 4 5 6 7 8 9 10 11 12 13 FL PERPLAN 2% MIN.2% MIN. FLOWLINE DETAIL NO SCALE5 NDS SPEE-D BASIN DETAIL NO SCALE98 2% MIN 3/4" CRUSHED ROCK OR APPROVED EQUAL (REVIEW GEOTECHNICAL RECOMMENDATIONS IN THE SOILS REPORT TO VERIFY) DRAIN PIPE PER PLAN COMPACTED BACKFILL PER GEOTECHNICAL RECOMMENDATIONS COMPACTED BEDDING PER GEOTECHNICAL RECOMMENDATIONS NATIVE OR RE-COMPACTED SUBGRADE 4" MIN 4" MIN 4" M I N NDS #101 OR #201 SPEE-D BASIN OR APPROVED EQUAL NDS #66 - 6" DRAIN RISER PIPE (LENGTH AS REQUIRED) OR APPROVED EQUAL VA R I E S 2% MIN NDS ATRIUM OR FLAT GRATE TG ELEV PER PLAN INV ELEV PER PLAN SLOPE PER PLAN TOP OF WALL FINISHED SURFACE FLOW LINE FINISHED GRADE GRADE BREAK HIGH POINT LEGEND INVERT TOP OF GRATE FINISHED FLOOR ELEVATION TW FS FL FG GB HP INV TG FF TOP OF COPING OR TOP OF CURBTC GARAGE FINISHED FLOORGFF EXISTING GRADEEG EXISTING SPOT ELEVATION( ) TOP OF RETAINING WALLTRW TOP OF SLOPETOP TOP OF RAILINGTR TOP OF STEMWALLTS HARDSCAPE PER ARCH. PLAN NATURAL GRADENG PROPERTY LINE AND LIMIT-OF-WORK OR EXISTING ELEVATION; CONTRACTOR SHALL FIELD VERIFY ELEVATIONS PRIOR TO CONSTRUCTION AND REPORT ANY DISCREPANCIES TO CIVILSCAPES ENGINEERING102.6 (102.6) PROPOSED WALL BUILDING STEMWALL ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. *** ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. **** *** **** TOP OF SLABTOS GRADING PLAN SCALE: 1" = 8' STORM DRAIN PLAN SCALE: 1" = 8' 206 GRAND CANAL TH E G R A N D C A N A L Lot 4, Block 7, Map of Section 5, Balboa Island, M.M. 8/9 W'LY LINE 20' WIDE ALLEY PER DOCUMENT NO. 2020000775416 DOCUMENT NO. 19990668097 5' 5'5' 5' 5' 5' R @0' - 7 19/32"17 PROPOSED RESIDENCE FF=9.13 TOS=9.00 AL L E Y GR A N D C A N A L 3 C3 ER O S I O N C O N T R O L P L A N PR E C I S E G R A D I N G P L A N FO R N I B E E L R E S I D E N C E 20 6 G R A N D C A N A L NE W P O R T B E A C H , C A 9 2 6 6 2 JOB NO. DATE SHEET NO. REVISIONS 23020 NO.REVISION DATE SHEET NO. OF 4 5/25/2023 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G: \ P r o j e c t s \ 2 3 0 2 0 2 0 6 G r a n d C a n a l , N B \ D W G \ 2 3 0 2 0 . G R A D I N G . d w g GRADING PLAN SCALE: 1" = 8' 1.CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITH CASQA BMP WM-8. 2.ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. 3.SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING AN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND. 3.APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUES SHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. NOTES: GRAVEL BAG DETAIL NO SCALEA EROSION CONTROL CONSTRUCTION NOTES INSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6 INLET PROTECTION PER DETAIL HEREON A B AREA DRAIN INLET PROJECTION NO SCALE B A A A A B BBB B B 4 C4 GE O T E C H N I C A L N O T E S PR E C I S E G R A D I N G P L A N FO R N I B E E L R E S I D E N C E 20 6 G R A N D C A N A L NE W P O R T B E A C H , C A 9 2 6 6 2 JOB NO. DATE SHEET NO. REVISIONS 23020 NO.REVISION DATE SHEET NO. OF 4 5/25/2023 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G: \ P r o j e c t s \ 2 3 0 2 0 2 0 6 G r a n d C a n a l , N B \ D W G \ 2 3 0 2 0 . G R A D I N G . d w g DN DN DN UP DN DN GREAT ROOM NOOK PATIO KITCHEN DINING FOYER ENTRY PANTRY C.C. PWDR. ELEV. 2 CAR GARAGE MECHSTAIRS 89° 58' 33"75.00'S E 0° 0 1 ' 2 7 " 30 . 0 0 ' N E 89° 58' 33"80.00'N W 0° 0 1 ' 2 7 " 30 . 0 0 ' S W CL R . 19 ' - 6 3 / 4 " CLR. 20' - 0 1/2" CLR. 22' - 3 1/4" NEIGHBORING RESIDENCE NOT A PART NEIGHBORING RESIDENCE NOT A PART 13 ' - 1 0 3 / 8 " 2' - 1 0 7 / 8 " 2' - 1 0 1 / 4 " 11 ' - 9 1 / 8 " 8' - 9 1 / 8 " 8' - 9 7 / 8 " 13 ' - 1 1 " 11 ' - 9 1 / 2 " 2' - 9 5 / 8 " 2' - 1 0 7 / 8 " S.Y . S . B . 3' - 0 " S.Y . S . B . 3' - 0 " EASEMENT 2' - 6" F.Y.S.B. 5' - 0" APN: 050 191 09 LOT 4 BLOCK 7 M.M. 008/09 PROJECT ZERO (FINISH FLOOR): 9.13' T.O.S.: 9.00' 1 2 1 3 12 1 456 5 7 8 9 8 9 10 10 10 AL L E Y 11 THE GRAND CANAL (E.) DOCK NOT A PART 12 13 13 13 14 15 15 16 15 15 17 18 19 20 20 21 21 10.00' (N.) T.F.13.00' (N.) T.F.13.00' (N.) T.F.12.75' (N.) T.F. 13.00' (N.) T.F.12.75' (N.) T.F.13.00' (N.) T.F.12.50' (N.) T.F.12.50' (N.) T.F.10.00' (N.) T.F. 10.00' TW 22 R @ 0' -7 19/32"17 TYP. 10" TY P . 3' - 0 " TO STREET C.L. 12' - 6 1/8" SLOPE PER CIVIL F.O . F . 3' - 0 " 3' - 2 " F.O . F . 8' - 7 1 / 2 " 8' - 8 " F.O . F . 3' - 1 1 / 2 " 3' - 2 " F.O . F . 6' - 0 " 6' - 2 " F.O.F. 2' - 6" 2' - 8" F.O . F . 3' - 0 " 3' - 2 " F.O . F . 3' - 1 1 / 2 " F.O.F. 8' - 8 1/4" 8' - 10 1/4" 9.13' F.F. 2% MIN. 17 CL R . 2' - 4 3 / 8 " TYP. 11" CL R . 3' - 1 7 / 8 " TYP. 11" 56 6 5 23 6.62' (E.) FS 6.71' (E.) FS 7.06' (E.) FS 7.06' (E.) FS 7.23' (E.) FS 7.27' (E.) FS 7.41' (E.) FS7.50' (E.) FS7.12' (E.) FS6.66' (E.) FS 24 24 19 5' - 0"CL R . 18 ' - 8 3 / 8 " 13.00' (N.) T.F. 7.49' (E.) FS 13.00' (N.) T.F. 7.49' (E.) FS25 25 15 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& 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) 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 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 VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW -MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2”DIA. PIPE & TYP. 3”DIA. PIPE) –SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB OVERFLOW DRAINLINE UP EXT. STAIRS -MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOM LANDING (R303.8) -REF. DTL. 3/AD-1 -VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS 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 05.30.23 ARCHITECTURAL SITE PLAN NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 A-0.0 TBD BRANDON LINSDAY PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 ARCHITECTURAL SITE PLAN NO. REVISION DATE 1 PROPERTY LINE - REF. SURVEY 2 SIDE YARD SETBACK 3 FRONT YARD SETBACK 4 RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 5 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROV PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC 6 DRAIN VERTICAL PIPE LINE - IN WALL FROM DECK/ROOF ABV., REF. VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW NOTES ON DIM. PLANS LEGENDS- PROVIDE DRAIN SWEEP(ELBOW JOINT) PER CIVIL DWG'S., PRIOR TO POURING SLAB. VERIFY LOC'N. W/. SITE DRAINAGE & COORD. W/. CIVIL 7 (E.) GAS SERVICE LINE - REF. SURVEY & CIVIL DWGS. 8 (E.) WATER SERVICE LINE - REF. SURVEY & CIVIL DWGS. 9 (E.) GAS METER LOCATION - REF. SURVEY & CIVIL DWGS. 10 (E.) WATER METER LOCATION - REF. SURVEY & CIVIL DWGS. 11 CENTERLINE/FLOWLINE OF ALLEY - REF. SURVEY 12 (E.) SIDEWALK - NOT A PART - REF. SURVEY 13 OUTLINE OF EXISTING STRUCTURE - TO BE REMOVED - REF. SURVEY 14 (E.) SEA WALL - NOT A PART - REF. SURVEY 15 (N.) HARDSCAPE - STONE PAVERS (AS SELECTED), REF. LAND. & CIVIL DWGS. 16 STANDARD CONCRETE & FINISH AT DRIVE APPROACH - REF. LAND. & CIVIL DWGS. 17 (N.) EXT. CONCRETE STAIRS/STEPS ON GRADE - MAX. 7.75" RISE, MIN. 10" RUN, ROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOM LANDING (R303.8) - REF. DTL. 1/AD-1.0 - VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCPAE DWGS. 18 EXTERIOR HANDRAIL, 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2 &4/AD-1.0 19 (N.) WOOD GATE - AS SELECTED (MAX. 6' HT. ABOVE NATURAL GRADE) 20 INTERIOR STAIRS/STEPS - REF. PLANS 21 (N.) PROPERTY LINE FENCE - WD. O/. CONCRETE CURB & FTG. TYP. U.N.O. - PAINT TO MATCH EXTERIOR (MAX. 6' ABV. N.G.) [ON OWNER'S SIDE] 22 STONE CAP - G.C. TO PROVIDE MOCK UP FOR ARCH. APPV. 23 TRASH LOCATION - SCREEN FROM STREET AS NEEDED 24 (E.) NEIGHBOR'S COLUMNS ENCROACHING ON PROPERTY 25 ON GRADE PLANTED AREA PER LAND. DWGS. - COORDINATE WITH LANDSCAPE DESIGNER GREAT ROOM NOOK KITCHEN DINING PANTRY PWDR. ELEV. FOYER ENTRY STAIRS MECH 2 CAR GARAGE SLOPE PER CIVIL 1 1 1 1 9.13' F.F. 234 43 SLAB DEPRESSION FOR FIREPLACE -VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS. SLAB DEPRESSION FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS. SLAB DEPRESSION FOR ELEVATOR -VERIFY W/. G.C. & MFGR. & REF. STRUCT. DWGS. 8' - 10 1/4"68' - 5 3/4"2' - 8" 45' - 5 1/2"23' - 0 1/4" 3' - 2 " 20 ' - 8 " 6' - 2 " 8' - 10 1/4"68' - 5 3/4"2' - 8" 32' - 7"5' - 2 1/2"9' - 11 1/4"20' - 9" 6' - 2 3/4"3' - 8 1/2"3' - 2 " 23 ' - 8 " 3' - 2 " 5' - 6 " 5' - 6 " 3' - 0 " 9' - 3 1 / 4 " 3' - 1 0 3 / 4 " 4' - 7 1 / 4 " 5' - 1 0 3 / 4 " 1' - 10 7/8" 5' - 4 3/4" 2' - 1 0 " 18 ' - 0 " 2' - 1 0 " 9.00' T.O.C. 9.00' T.O.C. CU R B 6" CU R B 6" 9.00' T.O.C. CURB 8" ROOM TAGROOM NAME ? 1 10.00'SPOT ELEVATION KEYNOTE TAG REVISION TAG STRUCTURAL STEEL COLUMN -PER STRUCT., REF. STRUCT. DWGS. -PAINT AND SEAL AS REQUIRED -ARCH. TO APPV. PAINT COLOR FOR EXPOSED STEEL COLUMNS WALL FRAMING -REF. A-2.0 DIMENSION PLANS FOR SIZING AND DIMENSIONS CONCRETE WALL -12" REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRUCT. DWGS. -FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2. REF/ SOILS REPORT, WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 -EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR U.N.O., PROVIDE SAMPLE FOR ARCH. APPROVAL STRUCTURAL WOOD POST/COLUMN -PER STRUCT., REF. STRUCT. DWGS. -PAINT, STAIN AND SEAL AS REQUIRED -ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION -SEE STRUCT. DWGS. FOR THE DEPRESSION DETAILS -FOR DEPRESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED DEPRESSION W/. MFGR. OR FABRICATOR –SHOWER DEPRESSION TO BE VERIFIED W/. I.D. VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW -MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2”DIA. PIPE & TYP. 3”DIA. PIPE) –SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB OVERFLOW DRAINLINE NOTE: GENERAL CONTRACTOR TO PROVIDE SHOP DRAWINGS CONSISTENT WITH THE CONSTRUCTION DOCUMENTS. GENERAL CONTRACTOR TO REVIEW AND APPROVE ALL FINAL SHOP DRAWINGS PRIOR TO FABRICATION & POURING. (REF. #16, A/T-1.1) ARCHITECT & STRUCTURAL ENGINEER TO REVIEW SHOP DWGS. FOR DESIGN CONFORMITY TO THE CONSTRUCTION DOCUMENTS PRIOR TO FABRICATION & POURING. (REF. #16, A/T-1.1) DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. WATERPROOFING AND DAMPPROOFING NOTES: R406.1 CONCRETE AND MASONRY FOUNDATION DAMPPROOFING EXCEPT WHERE REQUIRED BY SECTION R406.2 TO BE WATERPROOFED, FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE DAMPPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. MASONRY WALLS SHALL HAVE NOT LESS THAN 3/8-INCH (9.5 MM) PORTLAND CEMENT PARGING APPLIED TO THE EXTERIOR OF THE WALL. THE PARGING SHALL BE DAMPPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. BITUMINOUS COATING. 2. THREE POUNDS PER SQUARE YARD (1.63 KG/M2) OF ACRYLIC MODIFIED CEMENT. 3. ONE-EIGHTH-INCH (3.2 MM) COAT OF SURFACE-BONDING CEMENT COMPLYING WITH ASTM C887. 4. ANY MATERIAL PERMITTED FOR WATERPROOFING IN SECTION R406.2. 5. OTHER APPROVED METHODS OR MATERIALS. EXCEPTION:PARGING OF UNIT MASONRY WALLS IS NOT REQUIRED WHERE A MATERIAL IS APPROVED FOR DIRECT APPLICATION TO THE MASONRY.CONCRETE WALLS SHALL BE DAMPPROOFED BY APPLYING ANY ONE OF THE LISTED DAMPPROOFING MATERIALS OR ANY ONE OF THE WATERPROOFING MATERIALS LISTED IN SECTION R406.2 TO THE EXTERIOR OF THE WALL. R406.2 CONCRETE AND MASONRY FOUNDATION WATERPROOFING IN AREAS WHERE A HIGH WATER TABLE OR OTHER SEVERE SOIL-WATER CONDITIONS ARE KNOWN TO EXIST, EXTERIOR FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE WATERPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. WALLS SHALL BE WATERPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. TWO-PLY HOT-MOPPED FELTS. 2. FIFTY-FIVE-POUND (25 KG) ROLL ROOFING. 3. SIX-MIL (0.15 MM) POLYVINYL CHLORIDE. 4. SIX-MIL (0.15 MM) POLYETHYLENE. 5. FORTY-MIL (1 MM) POLYMER-MODIFIED ASPHALT. 6. SIXTY-MIL (1.5 MM) FLEXIBLE POLYMER CEMENT. 7. ONE-EIGHTH-INCH (3 MM) CEMENT-BASED, FIBER-REINFORCED, WATERPROOF COATING. 8. SIXTY-MIL (1.5 MM) SOLVENT-FREE LIQUID-APPLIED SYNTHETIC RUBBER. ALL JOINTS IN MEMBRANE WATERPROOFING SHALL BE LAPPED AND SEALED WITH AN ADHESIVE COMPATIBLE WITH THE MEMBRANE. EXCEPTION: ORGANIC-SOLVENT-BASED PRODUCTS SUCH AS HYDROCARBONS, CHLORINATED HYDROCARBONS, KETONES AND ESTERS SHALL NOT BE USED FOR ICF WALLS WITH EXPANDED POLYSTYRENE FORM MATERIAL. USE OF PLASTIC ROOFING CEMENTS, ACRYLIC COATINGS, LATEX COATINGS, MORTARS AND PARGINGS TO SEAL ICF WALLS IS PERMITTED. COLD-SETTING ASPHALT OR HOT ASPHALT SHALL CONFORM TO TYPE C OF ASTM D449. HOT ASPHALT SHALL BE APPLIED AT A TEMPERATURE OF LESS THAN 200°F (93°C). SLAB ON GRADE NOTE: (CRC R506) SITE PREPARATION:THE AREA WITHIN THE FOUNDATION WALLS SHALL HAVE ALL VEGETATION,TOP SOIL AND FOREIGN MATERIAL REMOVED. FILL:FILL MATERIAL SHALL BE FREE OF VEGETATION AND FOREIGN MATERIAL.THE FILL SHALL BE COMPACTED TO ENSURE UNIFORM SUPPORT OF THE SLAB, AND EXCEPT WHERE APPROVED, THE FILL DEPTHS SHALL NOT EXCEED 24 INCHES (610 MM) FOR CLEAN SAND OR GRAVEL AND 8 INCHES (203 MM) FOR EARTH. BASE:A 4-INCH-THICK (102 MM) BASE COURSE CONSISTING OF CLEAN GRADED SAND, GRAVEL, CRUSHED STONE, CRUSHED CONCRETE OR CRUSHED BLAST-FURNACE SLAG PASSING A 2-INCH (51 MM) SIEVE SHALL BE PLACED ON THE PREPARED SUBGRADE WHERE THE SLAB IS BELOW GRADE. EXCEPTION:A BASE COURSE IS NOT REQUIRED WHERE THE CONCRETE SLAB IS INSTALLED ON WELL-DRAINED OR SAND-GRAVEL MIXTURE SOILS CLASSIFIED AS GROUP I ACCORDING TO THE UNITED SOIL CLASSIFICATION SYSTEM IN ACCORDANCE WITH TABLE R405.1. VAPOR RETARDER: A MINIMUM 10-MIL (0.010 INCH; 0.254 MM) VAPOR RETARDER CONFORMING TO ASTM E1745 CLASS A REQUIREMENTS WITH JOINTS LAPPED NOT LESS THAN 6 INCHES (152 MM) SHALL BE PLACED BETWEEN THE CONCRETE FLOOR SLAB AND THE BASE COURSE OR THE PREPARED SUBGRADE WHERE A BASE COURSE DOES NOT EXIST. EXCEPTION:THE VAPOR RETARDER IS NOT REQUIRED FOR THE FOLLOWING: 1.GARAGES, UTILITY BUILDINGS AND OTHER UNHEATED ACCESSORY STRUCTURES. 2.FOR UNHEATED STORAGE ROOMS HAVING AN AREA OF LESS THAN 70 SQUARE FEET (6.5 M2) AND CARPORTS. 3.DRIVEWAYS, WALKS, PATIOS AND OTHER FLATWORK NOT LIKELY TO BE ENCLOSED AND HEATED AT A LATER DATE. 4.WHERE APPROVED BY THE BUILDING OFFICIAL, BASED ON LOCAL SITE CONDITIONS. CAPILLARY BREAK:WHEN A VAPOR RETARDER IS REQUIRED, A CAPILLARY BREAK SHALL BE INSTALLED IN ACCORDANCE WITH FOLLOWING CALIFORNIA GREEN BUILDING STANDARDS CODE, CHAPTER 4, DIVISION 4.5: A 4-INCH-THICK (101.6 MM) BASE OF 1/2 INCH (12.7 MM) OR LARGER CLEAN AGGREGATE SHALL BE PROVIDED WITH A VAPOR RETARDER IN DIRECT CONTACT WITH CONCRETE AND A CONCRETE MIX DESIGN, WHICH WILL ADDRESS BLEEDING, SHRINKAGE AND CURLING, SHALL BE USED. FOR ADDITIONAL INFORMATION, SEE AMERICAN CONCRETE INSTITUTE, ACI 302.2R-06. REINFORCEMENT SUPPORT:WHERE PROVIDED IN SLABS-ON-GROUND, REINFORCEMENT SHALL BE SUPPORTED TO REMAIN IN PLACE FROM THE CENTER TO UPPER ONE-THIRD OF THE SLAB FOR THE DURATION OF THE CONCRETE PLACEMENT. UNDER FLOOR & CRAWL SPACE NOTES: 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 (0.0929 M2) FOR EACH 150 SQUARE FEET (14 M2) OF UNDER-FLOOR AREA. ONE VENTILATION OPENING SHALL BE WITHIN 3 FEET (915 MM) 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 (6.4 MM), AND OPERATIONAL LOUVERS ARE PERMITTED: (CRC R408.2) 1.PERFORATED SHEET METAL PLATES NOT LESS THAN 0.070 INCH (1.8 MM) THICK. 2.EXPANDED SHEET METAL PLATES NOT LESS THAN 0.047 INCH (1.2 MM) THICK. 3.CAST-IRON GRILL OR GRATING. 4.EXTRUDED LOAD-BEARING BRICK VENTS. 5.HARDWARE CLOTH OF 0.035 INCH (0.89 MM) WIRE OR HEAVIER. 6.CORROSION-RESISTANT WIRE MESH, WITH THE LEAST DIMENSION BEING 1/8 INCH (3.2 MM) 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 (915 MM) OF EACH EXTERNAL CORNER OF THE UNDER-FLOOR SPACE PROVIDED THAT THE OPENINGS ARE PLACED TO PROVIDE CROSS VENTILATION OF THE SPACE. 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 (152 MM) AND SHALL BE SEALED OR TAPED. THE EDGES OF THE VAPOR RETARDER SHALL EXTEND NOT LESS THAN 6 INCHES (152 MM) 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: 2.1.CONTINUOUSLY OPERATED MECHANICAL EXHAUST VENTILATION AT A RATE EQUAL TO 1 CUBIC FOOT PER MINUTE (0.47 L/S) FOR EACH 50 SQUARE FEET (4.7 M2) OF CRAWL SPACE FLOOR AREA, INCLUDING AN AIR PATHWAY TO THE COMMON AREA (SUCH AS A DUCT OR TRANSFER GRILLE). 2.2.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 (4.7 M2) OF UNDER-FLOOR AREA, INCLUDING A RETURN AIR PATHWAY TO THE COMMON AREA (SUCH AS A DUCT OR TRANSFER GRILLE). 2.3.PLENUM IN EXISTING STRUCTURES COMPLYING WITH THE CALIFORNIA MECHANICAL CODE, IF UNDER-FLOOR SPACE IS USED AS A PLENUM. 2.4.DEHUMIDIFICATION SIZED IN ACCORDANCE WITH MANUFACTURER’S SPECIFICATIONS. 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 05.30.23 SLAB EDGE PLAN NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 A-0.1 TBD BRANDON LINSDAY 1/4" = 1'-0"1 SLAB EDGE PLAN NO. REVISION DATE SLAB EDGE NOTESA ANNOTATION LEGENDB KEYNOTESC 1 PROPERTY LINE - REF. SURVEY 2 RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 3 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROV PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC 4 DRAIN VERTICAL PIPE LINE - IN WALL FROM DECK/ROOF ABV., REF. VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW NOTES ON DIM. PLANS LEGENDS- PROVIDE DRAIN SWEEP(ELBOW JOINT) PER CIVIL DWG'S., PRIOR TO POURING SLAB. VERIFY LOC'N. W/. SITE DRAINAGE & COORD. W/. CIVIL LAVANDULA SPP. LAVENDER (LOW WATER USE) PLANT LEGEND L L L L L L L L L L L L L L L L L L L L L GREAT ROOM PATIO NOOK KITCHEN DINING ENTRY FOYER PANTRY PWDR. ELEV. STAIRS 2 CAR GARAGE MECH 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 05.30.23 LANDSCAPE PLANTING PLAN NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 A-0.2 TBD BRANDON LINSDAY NO. REVISION DATE LANDSCAPE NOTES: 1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING AREAS WITH REPECTIVE HEIGHTS AND MATERIALS. GENERAL MATERIAL SPECIFICATION: 1. GROUT CELLS WITH REINFORCED CEMENT PER ASTM C150. 1 PART PORTLAND CEMENT, 2 TO 3 PARTS LOOSE SAND, 2 PARTS COARSE AGGREGATE. 2. REINFORCING: FS = 20,000 PSI ASTM A615 GRADE 40. 3. MASONRY: FC = 1,500 PSI GRADE 'A' PER ASTM C150. 4. CONCRETE: FC = 3,500 PSI AT 28 DAYS CEMENT PER ASTM C150. 5. POUR ALL WALL FOOTINGS AGAINST NATURAL UNDISTURBED EARTH. 6. TELEPHONE LANDSCAPE ARCHITECT IF SITE CONDITIONS ARE NOT AS SHOWN. PROJECT HARDSCAPE MATERIALS: STONE SHOULD MATCH THE STONE USED ON THE HOUSE. PAVING STONE SHALL BE SHADOW GRAY SANDSTONE/QUARTZITE. ALL GROUT JOINTS SHALL BE PIGMENTED PER ARCH./G.C. APPROVAL. ALL HARDSCAPE MATERIAL SHALL RECEIVE 6 MIL. VISQUEEN ON UNDER SIDE FOR WATERPROOF PROTECTION. TOTAL LANDSCAPING AREA: 31 SQFT **ALL PLANTS TO BE DROUGHT-TOLERANT NON-INVASIVE PLANT SPECIES. PLANT HEIGHT 42" MAX. 1/4" = 1'-0"1 LANDSCAPE PLANTING PLAN DN 32.27 23 . 6 7A 5.21 18 . 1 7B 7.27 23 . 6 7C 2.63 5.6 0D 2.63 5.1 9E 20.79 20 . 6 7H 2.63 9.2 7G 2.63 3.6 0F 5.21 5.6 71 14.38 19 . 1 7I 9.56 21 . 4 2J 12.58 23 . 6 7K 2.02 14 . 4 0L 7.83 5.6 0M 7.83 3.6 0N 8.42 20 . 6 7O 12.38 14 . 9 0P 15.04 8.9 43 5.17 24 . 0 02 5.56 3.3 4Q 8.71 15 . 2 7R 8 SF L-1 16 SF L-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 05.30.23 AREA PLANS NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 A-0.3 TBD BRANDON LINSDAY NO. REVISION DATE 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 FIRST LEVEL AREA SCHEDULE LIVING A 764 SF B 95 SF C 172 SF E 14 SF G 24 SF 1068 SF GARAGE D 15 SF F 9 SF H 417 SF 441 SF GRAND TOTAL 1510 SF TOTAL LIVING TOTAL GARAGE SECOND LEVEL AREA SCHEDULE LIVING I 276 SF J 205 SF K 298 SF L 29 SF M 44 SF N 28 SF O 174 SF P 184 SF GRAND TOTAL 1238 SF THIRD LEVEL AREA SCHEDULE LIVING Q 19 SF R 133 SF GRAND TOTAL 152 SF SECOND LEVEL OPEN AREA SCHEDULE OPEN 2 124 SF 3 134 SF GRAND TOTAL 258 SF FIRST LEVEL OPEN AREA SCHEDULE OPEN 1 30 SF GRAND TOTAL 30 SF 1/8" = 1'-0"4 LANDSCAPE AREA PLAN LANDSCAPE AREA SCHEDULE L-1 8 SF L-2 16 SF GRAND TOTAL 24 SF 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 05.30.23 3D VIEWS NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 A-1.0 TBD BRANDON LINSDAY NO. REVISION DATE 1 AXONOMETRIC - SE 2 AXONOMETRIC - SW 3 AXONOMETRIC - NE 4 AXONOMETRIC - NW DN A-4.1 A-4.0 A-4.01 A-4.1 2 2 1 1 A-5.0 1 A-5.0 CL R . 19 ' - 6 3 / 4 " 2 A-5.0 2 A-5.0 CLR. 5' - 0" HPWH 2 8 12 7 5 1 3 1 2 8 3 42 FOYERGREAT ROOM PANTRY PWDR. MECH 2 CAR GARAGEELEV. KITCHENNOOK DINING PATIO ENTRY C.C. 63 40 6364 97 STAIRS SLOPE PER CIVIL S.Y . S . B . 3' - 0 " S.Y . S . B . 3' - 0 " F.Y.S.B. 5' - 0" EASEMENT 2' - 6" 3 4 3 5 3 5 3 CLR. 20' - 0 1/2" 22' - 3 1/4" CLR. 20' - 3 1/4" R @ 0' -7 9/16"17 R @ 0' -7 9/16"7 R @ 0' -7 9/16"17 R @ 0' -5 1/2"3 R @0' -7 1/2"2 9.13' F.F. CLR. 5' - 6" CLR. 3' - 4" TY P . 10 1 / 2 " CL R . 3' - 6 " 3' - 7"1' - 9"3' - 6" MIN. 2' - 6" 25 18 26 27 28 14 19 29 30 31 32 CL R . 4' - 6 " 33 34 35 35 36 TYP. 11" 7 9 R @ 0' -7 19/32"17 CL R . 3' - 0 " TYP. 10" 21 21 37 21 38 39 38 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 NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) -REF. DTL. 3/AD-1 A-4.1 A-4.0 A-4.01 A-4.1 2 2 1 1 A-5.0 1 A-5.0 3' - 0" 2 A-5.0 2 A-5.0 CL R . 2' - 0 3 / 4 " 9 1/4" 1 2 9 19 10 13 11.1 10 12 16 41 PRIMARY SUITE BEDROOM # 2 BEDROOM #3 / BUNKROOM LAUNDRY 17 61 PRIMARY W.I.C. ELEV. 23 87 88 90 93 94 46 47 92 50 51 52 59 61 62 STAIRS BATH #2 BATH #3 PRIMARY BATHW/C. 96 S.Y . S . B . 3' - 0 " F.Y.S.B. 5' - 0" S.Y . S . B . 3' - 0 " 3 4 3 5 3 5 3 EASEMENT 2' - 6" R @ 0' -7 13/32"15 R @ 0' -7 9/16"17 R @ 0' -7 13/32"15 MIN. 2' - 6" MIN. 2' - 6" TY P . 11 " CLR. 3' - 6"1' - 10" CLR. 3' - 6" 3' - 6"1' - 10"3' - 6" CL R . 3' - 6 " 6 R @ 0' -7 19/32"17 TYP. 10" CL R . 3' - 0 " 78 9 8 8 19.73' F.F. 2% MIN 2% MI N 10 10 11 12 13 CLR. 3' - 0" 2% MIN SLOPE 14 12 13 13 7 15 16 CLR. 2' - 6" CLR. 2' - 6" CLR. 2' - 6" 17 18 19 8 20 21 8:12 8:12 21 21 21 20 22 23 24 39 39 39 CL R . 4' - 6 " CLR. 5' - 0" 33 DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: KEYNOTESB ANNOTATION LEGENDA BRANDON ARCHITECTS 05.30.23 FIRST AND SECOND LEVEL FLOOR PLAN NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 A-2.0 TBD BRANDON LINSDAY 1/4" = 1'-0"2 SECOND LEVEL FLOOR PLAN 1/4" = 1'-0"1 FIRST LEVEL FLOOR PLAN NO. REVISION DATE 1 WINDOW PLANTER PER LAND. - REF. LANDS. DWGS. SEPARATE FROM BUILDING STRUCTURE AND PROVIDE DRIP IRRIGATION. 2 STRUCT. TIMBER COLUMN - REF. STRUCT. DWGS. & PROVIDE SHOP DWGS. FOR ARCH. & ENGINEER APPV. PRIOR TO FAB. 3 PROPERTY LINE - REF. SURVEY 4 FRONT YARD SETBACK 5 SIDE YARD SETBACK 6 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) 7 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 8 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ABV.F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 9 EXTERIOR HANDRAIL, 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2 &4/AD-1.0 10 STONE CAP - G.C. TO PROVIDE MOCK UP FOR ARCH. APPV. 11 BATHTUB - FREE-STANDING, AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER (VERIFY LOC'N. OF FIXTURES W/. OWNER) - SEE PLUMBING NOTES ON B/T-1.1 FOR MORE INFO AND REQ'S. 12 CUSTOM SHOWER SEAT PER I.D., VERIFY W/. I.D. & OWNER 13 DEPRESS STRUCTURE FOR FLUSH SHOWER CONDITION - VERIFY WITH I.D. - REF. STRUCT. DWGS. 14 FIREPLACE - TOWN AND COUNTRY PREFABRICATED FIREPLACE LISTED TO ANSI Z21.50, GAS ONLY,DIRECT VENT W/. SEALED COMBUSTION - specify model, configuration & size here [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 MANDATORY MEASURES.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO 15 INTERIOR STAIR MOUNTED HANDRAIL - 34"-38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2 & 4/AD-1.0 16 INTERIOR GUARDRAIL - MIN. 42" HIGH ABV.F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 17 COOKTOP 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 18 REFRIGERATOR AS SELECTED PER I.D., PROVIDE POWER - VERIFY W/. I.D. AND OWNER 19 DEPRESSED SLAB/STRUCTURE FOR FIREPLACE - COORD. WITH MFG'R. & GENERAL CONTRACTOR, REF. STRUCT. DWGS. 20 DRAIN VERTICAL PIPE LINE - IN WALL FROM DECK/ROOF ABV., REF. VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW NOTES ON DIM. PLANS LEGENDS- PROVIDE DRAIN SWEEP(ELBOW JOINT) PER CIVIL DWG'S., PRIOR TO POURING SLAB. VERIFY LOC'N. W/. SITE DRAINAGE & COORD. W/. CIVIL 21 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROV PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC 22 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A/A-4.0 23 EGRESS DOOR TO COMPLY W/. CRC SECTION R311.2 REQS., REF. EGRESS DOOR NOTES ON SHEET A-7.0 24 WINDOW TO MEET EGRESS REQUIREMENTS PER SECTION R310 OF CRC - REF. EMERGENCY ESCAPE AND RESCUE OPENING NOTES ON SHT. A-7.0 25 FREEZER AS SELECTED PER I.D., PROVIDE POWER - VERIFY APPLIANCE W/. I.D. & OWNER 26 KITCHEN EXHAUST HOOD TO VENT TO EXT. ABV. GRADE AND HAVE A BACK-DRAFT DAMPER - PROVIDE MIN. RATE OF 100 CFM W/. MAX SOUND RATING OF 3 SONES @100 CFM - INSTALL & PROVIDE POWER PER MFG. INSTRUCTION 27 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 28 KITCHEN ISLAND - BASE CABINET, COUNTER, AND APPLIANCES PER I.D - VERIFY SIZE & FINISH W/. I.D. & OWNER 29 DEPRESSED SLAB FOR SLIDING/POCKET DOORS - VERIFY WITH DOOR MFGR.- REF. STRUCT. DWGS. 30 REQ'D. EGRESS DOOR NOT LESS THAN 36 INCHES WIDE AND 78 INCHES IN HEIGHT, AND W/. MIN. CLEAR WIDTH OF 32 INCHES., REF. EGRESS DOOR NOTES ON SHEET A-7.0 31 DEDICATED SPACE FOR FUTURE HEAT PUMP WATER HEATER, PROVIDE DEDICATED 125 VOLT, 20 AMP ELECTRICAL RECEPTACLE PER CAL ENERGY, REF. SHEETS T-1.4 & T-1.5 FOR MORE INFO 32 WATER HEATER - TANK-LESS (ON DEMAND) WALL-MOUNT +48" MIN., 'TAKAGI' OR EQUIV. - 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.) 33 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 - PRIVATE RESIDENCE ELEVATOR TO BE IN COMPLIANCE W/. ASME A17.1/CSA B44 , VERIFY W/. OWNER – PROVIDE POWER AS REQ'D. (CRC 321.1) 34 GARAGE DOOR - CUSTOM BUILT, REF. MAT. AND DOOR SCHED., SHEETS A-4.0 & A-7.0- ARCH TO APPV. SHOP DWGS. PRIOR TO FAB. 35 GARAGE DOOR - RATED, 1-3/8" SOLID CORE, SELF-CLOSING AND SELF-LATCHING. REF. DOOR SCHEDULE, SHEET A-7.0 (CRC R302.5.1) 36 (N.) EXT. CONCRETE STAIRS/STEPS ON GRADE - MAX. 7.75" RISE, MIN. 10" RUN, ROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOM LANDING (R303.8) - REF. DTL. 1/AD-1.0 - VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCPAE DWGS. 37 RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 38 LINE OF SECOND FLOOR ABOVE 39 LINE OF ROOF, EAVES & OVERHANGS ABOVE A-4.1 A-4.0 A-4.01 A-4.1 2 2 1 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 CL R . 2' - 0 " 1 2 TH I R D F L O O R S . Y . S . B . 5' - 0 " THIRD FLOOR F.Y.S.B. 20' - 0" S.Y . S . B . 3' - 0 " S.Y . S . B . 3' - 0 " TH I R D F L O O R S . Y . S . B . 5' - 0 " THIRD FLOOR R.Y.S.B. 15' - 0" 3 4 3 5 F.Y.S.B. 5' - 0" 3 4 3 EASEMENT 2' - 6" 46 51 21 ELEV.PWDR. #2 23 26 COVERED CABANA VIEW DECK FIREPLACE LOUNGE A/C. WELL 65 38 48 59 60 STAIRS OFFICE 67 7: 1 2 7: 1 2 6: 1 2 6: 1 2 R @ 0' -7 13/32"15 CLR. 3' - 6"1' - 10" CLR. 3' - 6" TY P . 11 " CL R . 3' - 6 " CL R . 3' - 1 0 1 / 8 " 3' - 6"1' - 10"3' - 6" 6 2% MIN SLOPE 2% M I N SL O P E 2% M I N SL O P E 7 7 8 CL R . 4' - 6 " CLR. 5' - 0" 2% M I N SL O P E 2% M I N SL O P E 9 9 10 8:12 11 12 13 13 28.82' F.F.28.99' F.F. 29.33' F.F.14 MIN . 1' - 3 " 32.84' T.R. 32.84' T.R. 32.83' T.W.32.83' T.W. 32.83' T.W. 32.83' T.W. 32.83' T.W. 2% M I N SL O P E 2% M I N SL O P E 2% M I N SL O P E 15 16 17 12 10 12 18 18 18 34.31' 2% M I N SL O P E 2% MIN SLOPE 2% MIN SLOPE 2% M I N SL O P E 2% MIN SLOPE 2% MIN SLOPE 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 NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) -REF. DTL. 3/AD-1 DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: KEYNOTESB ANNOTATION LEGENDA BRANDON ARCHITECTS 05.30.23 THIRD LEVEL FLOOR PLAN NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 A-2.1 TBD BRANDON LINSDAY NO. REVISION DATE 1/4" = 1'-0"1 THIRD LEVEL FLOOR PLAN 1 8X10 TIMBER BEAM - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR - PROVIDE CONCEALED ATTACHMENT CONNECTIONS - PER STRUCT., REF. STRUCT. DWGS. 2 6X8 TIMBER BEAM - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR - PROVIDE CONCEALED ATTACHMENT CONNECTIONS - PER STRUCT., REF. STRUCT. DWGS. 3 PROPERTY LINE - REF. SURVEY 4 SIDE YARD SETBACK 5 FRONT YARD SETBACK 6 FIREPLACE - ISOKERN BVETTO MODULAR REFRACTORY PRECAST FIREPLACE, GAS ONLY, DIRECT VENT W/. SEALED COMBUSTION PER ICC ESR-4873 [REF. 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 MANDATORY MEASURES.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO 7 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROV PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC 8 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 - PRIVATE RESIDENCE ELEVATOR TO BE IN COMPLIANCE W/. ASME A17.1/CSA B44 , VERIFY W/. OWNER – PROVIDE POWER AS REQ'D. (CRC 321.1) 9 A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION 10 WOOD SHINGLE SIDING - REF. MATERIAL SCHEDULE SHT. A/A-4.0 11 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A/A-4.0 12 GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROV PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC 13 EXTERIOR GLASS GUARDRAIL , TEMPERED & LAMINATED - MIN. 42" HIGH ABV.F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 14 STEP UP 15 INTERIOR GUARDRAIL - MIN. 42" HIGH ABV.F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 16 INTERIOR STAIR MOUNTED HANDRAIL - 34"-38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2 & 4/AD-1.0 17 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 18 LINE OF ROOF, EAVES & OVERHANGS ABOVE DN 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 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 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 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 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. STRUCT. DWGS. -FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2. REF/ SOILS REPORT, WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 -EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR U.N.O., PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION -SEE STRUCT. DWGS. FOR THE DEPRESSION DETAILS -FOR DEPRESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED DEPRESSION W/. MFGR. OR FABRICATOR –SHOWER DEPRESSION TO BE VERIFIED W/. I.D. SEE SHEET AD-2.0 FOR THE TYPICAL RECESSION OF DOORS AND WINDOWS, VERIFY ALL RECESSION W/. MFGR. STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW -MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2”DIA. PIPE & TYP. 3”DIA. PIPE) –SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB OVERFLOW DRAINLINE 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 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. 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 402.4) 2. 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) 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. (CPC 507.2) WOOD OR WOODBASED PRODUCTS NOTE: (CRC R317.1) (REF. B /T-1.1 FOR MORE INFO) 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 WOOD COLUMNS WHERE CLOSER THAN 8 INCHES (204 MM) TO EXPOSED GROUND. 2.WOOD FRAMING MEMBERS, INCLUDING COLUMNS, THAT REST DIRECTLY 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. 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 ARE EXPOSED 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. 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 FLOOR AND SEPARATED FROM THE CONCRETE PIER BY AN IMPERVIOUS MOISTURE BARRIER. A-4.1 A-4.0 A-4.1 2 2 1 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 3' - 2 " 23 ' - 8 " 3' - 2 " 2' - 1 0 " 18 ' - 0 " 2' - 1 0 " 8' - 10 1/4"68' - 5 3/4"2' - 8" 3' - 5 3/8"9' - 0"19' - 7 5/8"6' - 0 1/4"5' - 7 1/8"1' - 3 5/8"4' - 9 1/2"18' - 8 1/4" 6' - 2 " 23 ' - 1 0 " 1' - 4 " 18 ' - 0 " 1' - 4 " 8' - 10 1/4"68' - 5 3/4"2' - 8" 4' - 7 3/8"6' - 8"6' - 0"12' - 6"2' - 9 5/8"2' - 8"2' - 6 1/2"2' - 7"3' - 7 3/4"3' - 8 1/2"1' - 11 1/2"18' - 9 1/2" SLAB DEPRESSION FOR FIREPLACE -VERIFY W/. G.C. & MFGR., REF. STRUCT. DWGS. SLAB DEPRESSION FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR., REF. STRUCT. DWGS. SLAB DEPRESSION FOR ELEVATOR -VERIFY W/. G.C. & MFGR., REF. STRUCT. DWGS. 19 ' - 8 " 20' - 1 3/4" 20' - 1 3/4" 22' - 4 1/2" A-4.1 A-4.0 A-4.01 A-4.1 2 2 1 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 9' - 11 1/2"67' - 4 1/2"2' - 8" 4' - 3 1/2"5' - 8"24' - 1 1/2"43' - 3" 10 3/4"4 1/4" 2' - 1 5/8"10' - 6"1' - 9 5/8" 2 3/8"1' - 3"7' - 10 5/8"6' - 6 7/8"6' - 0 3/8"5' - 3 3/4"4' - 3"1' - 7 3/8"4' - 4 7/8"15' - 0 3/4" 11 ' - 1 1 1 / 4 " 14 ' - 1 1 1 / 4 " 3' - 1 1 / 2 " 8' - 1 0 3 / 4 " 7' - 5 3 / 8 " 7' - 5 7 / 8 " 9' - 11 1/2"67' - 4 1/2"2' - 8" 4' - 3 1/2"5' - 8"14' - 7"32' - 0 1/2"8' - 4 1/2"12' - 4 1/2" 4' - 9 1/4"10 3/4"4 1/4" 2' - 1 5/8"1' - 11"6' - 8"1' - 11"1' - 7 1/8"2' - 0 5/8"1' - 6 5/8"8' - 7"9' - 11 1/2"9' - 10 3/4" 3' - 6 1/2"4' - 10" 2' - 3"5' - 6 3/4"4' - 6 3/4" 5' - 5 " 19 ' - 2 " 5' - 5 " 5' - 2 3 / 8 " 2 5 / 8 " 7" 18 ' - 0 " 7" 2 5 / 8 " 5' - 2 3 / 8 " DEPRESSED STRUCTURE FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR., REF. STRUCT. DWGS. DEPRESSED STRUCTURE FOR FIREPLACE -VERIFY W/. G.C. & MFGR., REF. STRUCT. DWGS. DEPRESSED STRUCTURE FOR FLUSH SHOWER -VERIFY W/. G.C. & OWNER, REF. STRUCT. DWGS. DEPRESSED STRUCTURE FOR FLUSH SHOWER -VERIFY W/. G.C. & OWNER, REF. STRUCT. DWGS. DEPRESSED STRUCTURE FOR FLUSH SHOWER - VERIFY W/. G.C. & OWNER, REF. STRUCT. DWGS. 8:12 8:12 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 05.30.23 FIRST AND SECOND LEVELS DIMENSION PLAN NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 A-2.2 TBD BRANDON LINSDAY NO. REVISION DATE 1/4" = 1'-0"1 FIRST LEVEL DIMENSION PLAN 1/4" = 1'-0"2 SECOND LEVEL DIMENSION PLAN A-4.1 A-4.0 A-4.01 A-4.1 2 2 1 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 50' - 7 3/4"14' - 3 3/4"15' - 0 1/2" 10' - 0"25' - 2"15' - 5 3/4"12' - 1 1/2"2' - 2 1/4" 1' - 2"13' - 9 5/8"6 1/8"4 3/8"5' - 2 7/8"4' - 3 3/4"2' - 2 1/2" 3' - 2 " 18 ' - 3 1 / 4 " 8' - 6 3 / 4 " 2' - 9 5 / 8 " 15 ' - 3 1 / 4 " 3' - 0 " 2' - 1 1 1 / 2 " 7' - 2 1 / 2 " 5' - 1 1 / 4 " 46' - 7 3/4"18' - 3 3/4"15' - 0 1/2" 10' - 0"25' - 2"11' - 5 3/4"9' - 11 1/4"8' - 4 1/2" 5' - 1 3/8"5' - 2"4' - 3 1/8"10' - 7 1/2"11' - 5 3/4"1' - 11 5/8"6' - 0"1' - 11 5/8"3' - 9 1/2"4' - 7"3' - 2 " 20 ' - 1 1 1 / 8 " 2' - 8 7 / 8 " 3' - 2 " 5' - 4 3 / 4 " 19 ' - 2 1 / 2 " 5' - 4 3 / 4 " 4' - 2 " 1' - 2 3 / 4 " 2' - 5 1 / 8 " 16 ' - 9 3 / 8 " 10 1 / 2 " 8' - 1 0 1 / 4 " 1' - 8 " 9' - 6 3 / 8 " 3' - 2 " 2' - 8 7 / 8 " 10 1 / 2 " 15 ' - 1 1 1 / 4 " 4' - 1 3 / 8 " 3' - 2 " 7: 1 2 6: 1 2 6: 1 2 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 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 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 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 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. STRUCT. DWGS. -FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2. REF/ SOILS REPORT, WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 -EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR U.N.O., PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION -SEE STRUCT. DWGS. FOR THE DEPRESSION DETAILS -FOR DEPRESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED DEPRESSION W/. MFGR. OR FABRICATOR –SHOWER DEPRESSION TO BE VERIFIED W/. I.D. SEE SHEET AD-2.0 FOR THE TYPICAL RECESSION OF DOORS AND WINDOWS, VERIFY ALL RECESSION W/. MFGR. STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW -MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2”DIA. PIPE & TYP. 3”DIA. PIPE) –SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB OVERFLOW DRAINLINE 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 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. 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 402.4) 2. 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) 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. (CPC 507.2) WOOD OR WOODBASED PRODUCTS NOTE: (CRC R317.1) (REF. B /T-1.1 FOR MORE INFO) 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 WOOD COLUMNS WHERE CLOSER THAN 8 INCHES (204 MM) TO EXPOSED GROUND. 2.WOOD FRAMING MEMBERS, INCLUDING COLUMNS, THAT REST DIRECTLY 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. 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 ARE EXPOSED 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. 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 FLOOR AND SEPARATED FROM THE CONCRETE PIER BY AN IMPERVIOUS MOISTURE BARRIER. 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 05.30.23 THIRD LEVEL DIMENSION PLAN NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 A-2.3 TBD BRANDON LINSDAY NO. REVISION DATE 1/4" = 1'-0"1 THIRD LEVEL DIMENSION PLAN 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 3: 1 2 3: 1 2 3: 1 2 3: 1 2 3:12 3: 1 2 3: 1 2 3:123:12 3:12 3:12 6:1 2 6:1 2 7: 1 2 8:12 8:12 S.Y . S . B . 3' - 0 " TH I R D F L O O R S . Y . S . B . 5' - 0 " THIRD FLOOR F.Y.S.B. 20' - 0" F.Y.S.B. 5' - 0" S.Y . S . B . 3' - 0 " TH I R D F L O O R S . Y . S . B . 5' - 0 " THIRD FLOOR R.Y.S.B. 15' - 0" EASEMENT 2' - 6" 2% M I N SL O P E 2% M I N SL O P E 2% M I N SL O P E 2% M I N SL O P E 2% M I N SL O P E 2% M I N SL O P E 38.00' HT. CERT. REQ'D. 38.00' HT. CERT. REQ'D. 6' - 7 3/4"3' - 4 1/4" 3' - 4 1 / 2 " 2' - 0 1 / 2 " 2' - 5 1 / 2 " 2' - 1 1 1 / 2 " 2 1 / 2 " 2' - 1 1 1 / 2 " 6 1 / 2 " 2' - 7 1 / 2 " 3" 8' - 3 3 / 4 " 3 3/8" 3"14' - 9 1/2" 3"2' - 5" 6 1 / 2 " 3' - 0 " 3' - 0 " 3" 5' - 1 1 " 3" 2' - 1 1 " 3" 3" 34.31' 1' - 1 " 2' - 1 " 2 1 / 2 " 2' - 1 1 1 / 2 " 3' - 4 1 / 2 " 2' - 0 1 / 2 " 2' - 1 1 / 2 " 2' - 0 1 / 2 " 3' - 4 1 / 2 " 2' - 0 1 / 2 " 29.33' F.F. 32.83' T.W. 37.39' T.O. CHIMNEY 32.84' T.R. 31.33' T.W. 32.83' T.W. 1 2 1 1 2 1 3 2% M I N . 4 1/4" 4 1/4" 4 5 5 5 5 6 4 4 6 6 6 4 4 78 9 10 1011 10 10 11 10 12 12 1212 12 38.00' HT. CERT. REQ'D. 38.00' HT. CERT. REQ'D. 38.00' HT. CERT. REQ'D. 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 IS INSTALLED 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 IN THE 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 WHERE CEILINGS 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 WUI VENTS 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 THE MESH 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. 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) 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 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 05.30.23 ROOF PLAN NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 A-3.0 TBD BRANDON LINSDAY 1/4" = 1'-0"1 ARCHITECTURAL ROOF PLAN NO. REVISION DATE 1 PROPERTY LINE - REF. SURVEY 2 SIDE YARD SETBACK 3 FRONT YARD SETBACK 4 (N.) HARDSCAPE - STONE PAVERS (AS SELECTED), REF. LAND. & CIVIL DWGS. 5 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A/A-4.0 6 WOOD SHINGLE SIDING - REF. MATERIAL SCHEDULE SHT. A/A-4.0 7 CRICKET - 2% MIN. SLOPE, TO BE COMPATIBLE W/. ROOF 8 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.5.4.3 & 802.6.1.4) 9 DECORATIVE CHIMNEY ENCLOSURE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACE AND/OR CHIMNEY(R1005 OF CRC) - GAS VENT TO BE TERMINATED PER CMC 802.6.1 (LISTED DIRECT-VENT PER MFGR. INSTALLATION INSTRUCTION (CMC 802.2.6)) 10 GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROV PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC 11 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROV PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC 12 OUTLINE OF STRUCTURE/WALLS BELOW GENERAL NOTESA KEYNOTESB FIRST LEVEL F.F. 9.13' SECOND LEVEL F.F. 19.73' SECOND LEVEL F.F. 19.73' ROOF PLATE 35.97' ROOF PLATE 35.97' FIRST LEVEL FLOOR PLATE 7.92' SECOND LEVEL FLOOR PLATE 18.52' SECOND LEVEL FLOOR PLATE 18.52' 1 A-5.0 MAX. HT. 38.00' MAX. HT. 38.00' MAX. FLAT 33.00' MAX. FLAT 33.00' GRADE PLANE 9.00'GRADE PLANE 9.00' FIRST LEVEL T.O.S. 9.00' SECOND LEVEL T.O.S. 19.60' SECOND LEVEL T.O.S. 19.60' ROOF DECK F.F. 29.33' ROOF DECK PLATE 28.29' ROOF DECK T.O.S. 29.21' GARAGE (T.O.S.) 7.75' THIRD LEVEL F.F. 28.99' THIRD LEVEL T.O.S. 28.86' THIRD LEVEL PLATE 27.78' GARAGE LEVEL F.F. 7.88' MASTER ROOF PLATE 29.74'ADU ROOF PLATE 29.86' PL PL 62 10 59 8 38 16 12 1 2 3 29 ' - 0 " 24 ' - 0 " 11 ' - 1 0 1 / 4 " 9' - 3 1 / 8 " 7' - 1 1 / 4 " 11 ' - 1 0 1 / 4 " 10 ' - 3 1 / 8 " 10 ' - 9 1 / 4 " 1' - 1 " 8' - 2 1 / 8 " 1' - 1 " 7' - 1 1 / 4 " 10 ' - 7 1 / 4 " 9' - 7 1 / 4 " 6' - 9 1 / 8 " 29 ' - 0 " 24 ' - 0 " 10 ' - 7 1 / 4 " 10 ' - 1 5 / 8 " 9' - 6 1 / 4 " 1' - 1 " 8' - 8 1 / 4 " 11 " 6' - 9 1 / 8 " 3 R @ 0' -5 21/32"3 2% MIN 13 14 8 8 7 3 :1 2 3:12 3:1 2 3:12 SIL L H T . 4' - 6 " HD . H T . 8' - 6 " SIL L H T . 4' - 6 " HD . H T . 8' - 0 " SIL L H T . 3' - 6 " SIL L H T . 3' - 0 " HD . H T . 8' - 0 " AB V . F . F . 42 " M I N . AB V . F . F . 42 " M I N . 32.84' T.R. 37.39' T.O. CHIMNEY38.00' HT. CERT. REQ'D.38.00' HT. CERT. REQ'D. 34.31' 8 :1 2 32.83' T.W. 23.23' T.R. 2 22 4 4 4 22 15 1 15 3 16 8 2 7 16 17 18 8 8 10 19 11 20 21 22 517 23 4 7 WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER:ASSOCIATED BUILDING SUPPLY ADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT:JOE YOUNAN PHONE:949-872-3319 FAX:206-666-2150 EMAIL:JYOUNAN@ABSSOCAL.COM WEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT:CUSTOM COLLECTION ADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE:541-885-7412 OR 800-535-3936 FAX:541-884-3331 WEB:WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER:WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM FASCIA, TRIM & PANELING MANUFACTURER:AZEK EXTERIORS COLOR:PAINTED BLACK (VERIFY W/. OWNER) APPLICATION:ARCH. TO APPV. PROFILES & COLOR HORIZONTAL WOOD SIDING: MANUFACTURER: TBD COLOR: TBD APPLICATION: 1X6 LAP/CHANNEL SIDING, 1/4" REVEAL W/. SQUARE EDGE, ARCH. TO APPV. CODE: REF. DTL. 14/AD-1.0 EXTERIOR STONE / MASONRY VENEER: SUPPLIER:SANDRINE SCOTT COMMODITIES STONE TYPE:TBD COLOR:BEIGE, TO BE APPROVED BY ARCH. & OWNER APPLICATION:SIZE VARIES -STAGGERED RUNNING BOND -VARYING STONE SIZES THICKNESS:1" -1.5" NOMINAL WEIGHT:< 6 LBS/S.F. BOARD AND BATTEN WOOD SIDING: MANUFACTURER:AZEK EXTERIORS COLOR:PAINTED WHITE (VERIFY W/. OWNER) APPLICATION:ARCH TO APPV. PROFILES STANDING SEAM METAL ROOFING: MANUFACTURER: CUSTOM-BILT METALS ADDRESS:15133 SIERRA BONITA LN, CHINO, CA 91710 PHONE:909.664.1587 PRODUCT:STANDING SEAM METAL COLOR:ULTRA-COOL -KYNAR FINISH -REFLACTANCE: 0.35 | EMITTANCE: 0.75 APPLICATION:USE CONTINUOUS 16" OR 18" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) WEIGHT:APPROX. 2 PSF CODE:ICC #ESR-2048 FLAT ROOFING (CLASS 'A') PRODUCT:TPO MEMBRANE, CLASS 'A' MANUFACTURER:EVERGUARD CODE:UL LISTING -ER1306-1 COLOR:ENERGY GRAY, TO BE APPVD. BY OWNER & ARCH. MIN. 3 YEARS AGED, SOLAR REFLECTANCE OF 0.63 & MIN. THERMAL EMITTANCE OF 0.75 OR 3 YEAR AGED SRI OF AT LEAST 75 APPLICATION:INSTALLATION PER MFG'R REQUIREMENTS WOOD SHINGLE ROOFING: PRODUCT:#1 WESTERN RED CEDAR, WOOD SHINGLE -FIRE TREATED MFGR:FSR TREATMENT, INC.; WWW.FIRESMARTROOFING.COM (OR EQUIV.) COLOR:NATURAL APPLICATION:18" RE-BUTTED & RE-JOINED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 1/2" EXPOSURE CLOSED VALLEY W. MITERED HIP CUTS, 16' GUAGE COPPER FLASHING, STAGGERED COURSING (REF. DTL. 1/AD.30) CODE:CLASS A ASSEMBLY (ICC #ESR-1410) GUTTERS: MATERIAL: METAL -ALUM. PAINTED KYNAR (VERIFY W/. ROOFING MFGR.) SHAPE: HALF ROUND (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WEB:WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: MANUFACTURER:WESTCOAT ADDRESS:770 GATEWAY CENTER DRIVE, SAN DIEGO, CA 92101 PRODUCT:ALX WALKING DECK (CLASS 'A') APPLICATION:DECK FINISH SURFACE TO BE NON-COMBUSTIBLE CODE:UES ER-587 FLASHING & WEATHERSTRIPPING PROVIDE CORROSION-RESISTANCE METAL FLASHING PER CRC FOR ALL EXTERIOR FLASHING, MIN. 24 GUAGE COPPER (16 OZ.) SHEETS U.N.O. IN CRC OR MFGR. INSTALLATION GUIDELINES. ALL METAL IN CONTACTS TO BE OF SIMILAR TYPE TO AVOID GALVANIC CORROSION. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION 1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 2. REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS. SECOND LEVEL F.F. 19.73' SECOND LEVEL F.F. 19.73' ROOF PLATE 35.97' ROOF PLATE 35.97' SECOND LEVEL FLOOR PLATE 18.52' SECOND LEVEL FLOOR PLATE 18.52' MAX. HT. 38.00' MAX. HT. 38.00' MAX. FLAT 33.00' MAX. FLAT 33.00' GRADE PLANE 9.00' GRADE PLANE 9.00' SECOND LEVEL T.O.S. 19.60' SECOND LEVEL T.O.S. 19.60' GARAGE (T.O.S.) 7.75' GARAGE (T.O.S.) 7.75' THIRD LEVEL F.F. 28.99' THIRD LEVEL F.F. 28.99' THIRD LEVEL T.O.S. 28.86' THIRD LEVEL T.O.S. 28.86' THIRD LEVEL PLATE 27.78' THIRD LEVEL PLATE 27.78' GARAGE LEVEL F.F. 7.88' GARAGE LEVEL F.F. 7.88' ADU ROOF PLATE 29.86' ADU ROOF PLATE 29.86' 2 A-5.0 29 ' - 0 " 24 ' - 0 " 38.00' HT. CERT. REQ'D. 34.31' 32.83' T.W. 6:1 2 6:12 3:12 7:1 2 PLPL 29 ' - 0 " 24 ' - 0 " 2 61 48 7' - 1 1 / 4 " 9' - 3 1 / 8 " 11 ' - 1 0 1 / 4 " 1' - 0 " 1' - 1 " 8' - 2 1 / 8 " 1' - 1 " 10 ' - 9 1 / 4 " 7' - 1 1 / 4 " 9' - 3 1 / 8 " 11 ' - 1 0 1 / 4 " 1' - 0 " 1' - 1 " 8' - 2 1 / 8 " 1' - 1 " 10 ' - 9 1 / 4 " SLOPE PER CIVIL SLOPE PER CIVIL 12 3 2 2 3 44 1 3 5 6 7 78 9 1010 7 23.23' T.R. AB V . F . F . 42 " M I N . 11 8 8 12 7 10 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 05.30.23 EXTERIOR ELEVATIONS NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 A-4.0 TBD BRANDON LINSDAY 1/4" = 1'-0"2 NORTH ELEVATION NO. REVISION DATE 1 BOARD & BATTEN SIDING - REF. MATERIAL SCHEDULE SHT. A/A-4.0 2 SHIP LAP SIDING - REF. MATERIAL SCHEDULE SHT. A/A-4.0 3 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A/A-4.0 4 STONE VENEER - REF. MAT. SCHEDULE SHT. A/A-4.0 5 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ABV.F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 6 (N.) PROPERTY LINE FENCE - WD. O/. CONCRETE CURB & FTG. TYP. U.N.O. - PAINT TO MATCH EXTERIOR (MAX. 6' ABV. N.G.) [ON OWNER'S SIDE] 7 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROV PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC 8 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY 9 GABLE VENT - CUSTOM, MATERILA TO MATCH EXT. (ARCH TO APPROVE SHOP DWG) - PROVIDE WIRE MESH PER ATTIC VENT NOTE ON ATTIC SIDE 10 GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROV PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC 11 WINDOW PLANTER PER LAND. - REF. LANDS. DWGS. SEPARATE FROM BUILDING STRUCTURE AND PROVIDE DRIP IRRIGATION. 12 6X12 DECO. TIMBER RAFTER - SHAPED TAIL AS OCCURS, PAINT/STAIN AS SEL. AND SEAL AS REQ'D., SEE WOOD OR WOODBAESD PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR 13 RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 14 (N.) WOOD GATE - AS SELECTED (MAX. 6' HT. ABOVE NATURAL GRADE) 15 WOOD SHINGLE SIDING - REF. MATERIAL SCHEDULE SHT. A/A-4.0 16 WOOD PANEL SIDING, EXTIRA OR EQ. - REF. MATERIAL SCHEDULE SHT. A/A-4.0 17 AZEK OR EQ. DECO. 'BELLYBAND' - PAINT AS SELECTED, ARCH. TO APPROVE PROFILE AND COLOR 18 8X10 TIMBER BEAM - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR - PROVIDE CONCEALED ATTACHMENT CONNECTIONS - PER STRUCT., REF. STRUCT. DWGS. 19 STONE CAP - G.C. TO PROVIDE MOCK UP FOR ARCH. APPV. 20 WOOD CAP, PAINT/STAIN AS SELECTED AND SEAL AS REQ'D., SEE WOOD OR WOODBAESD PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. COLOR & PROFILE, G.C. TO PROVIDE MOCK UP 21 EXTERIOR GLASS GUARDRAIL , TEMPERED & LAMINATED - MIN. 42" HIGH ABV.F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 22 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.5.4.3 & 802.6.1.4) 23 DECORATIVE CHIMNEY ENCLOSURE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACE AND/OR CHIMNEY(R1005 OF CRC) - GAS VENT TO BE TERMINATED PER CMC 802.6.1 (LISTED DIRECT-VENT PER MFGR. INSTALLATION INSTRUCTION (CMC 802.2.6)) 1/4" = 1'-0"1 EAST ELEVATION WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER:ASSOCIATED BUILDING SUPPLY ADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT:JOE YOUNAN PHONE:949-872-3319 FAX:206-666-2150 EMAIL:JYOUNAN@ABSSOCAL.COM WEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT:CUSTOM COLLECTION ADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE:541-885-7412 OR 800-535-3936 FAX:541-884-3331 WEB:WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER:WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM FASCIA, TRIM & PANELING MANUFACTURER:AZEK EXTERIORS COLOR:PAINTED BLACK (VERIFY W/. OWNER) APPLICATION:ARCH. TO APPV. PROFILES & COLOR HORIZONTAL WOOD SIDING: MANUFACTURER: TBD COLOR: TBD APPLICATION: 1X6 LAP/CHANNEL SIDING, 1/4" REVEAL W/. SQUARE EDGE, ARCH. TO APPV. CODE: REF. DTL. 14/AD-1.0 EXTERIOR STONE / MASONRY VENEER: SUPPLIER:SANDRINE SCOTT COMMODITIES STONE TYPE:TBD COLOR:BEIGE, TO BE APPROVED BY ARCH. & OWNER APPLICATION:SIZE VARIES -STAGGERED RUNNING BOND -VARYING STONE SIZES THICKNESS:1" -1.5" NOMINAL WEIGHT:< 6 LBS/S.F. BOARD AND BATTEN WOOD SIDING: MANUFACTURER:AZEK EXTERIORS COLOR:PAINTED WHITE (VERIFY W/. OWNER) APPLICATION:ARCH TO APPV. PROFILES STANDING SEAM METAL ROOFING: MANUFACTURER: CUSTOM-BILT METALS ADDRESS:15133 SIERRA BONITA LN, CHINO, CA 91710 PHONE:909.664.1587 PRODUCT:STANDING SEAM METAL COLOR:ULTRA-COOL -KYNAR FINISH -REFLACTANCE: 0.35 | EMITTANCE: 0.75 APPLICATION:USE CONTINUOUS 16" OR 18" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) WEIGHT:APPROX. 2 PSF CODE:ICC #ESR-2048 FLAT ROOFING (CLASS 'A') PRODUCT:TPO MEMBRANE, CLASS 'A' MANUFACTURER:EVERGUARD CODE:UL LISTING -ER1306-1 COLOR:ENERGY GRAY, TO BE APPVD. BY OWNER & ARCH. MIN. 3 YEARS AGED, SOLAR REFLECTANCE OF 0.63 & MIN. THERMAL EMITTANCE OF 0.75 OR 3 YEAR AGED SRI OF AT LEAST 75 APPLICATION:INSTALLATION PER MFG'R REQUIREMENTS WOOD SHINGLE ROOFING: PRODUCT:#1 WESTERN RED CEDAR, WOOD SHINGLE -FIRE TREATED MFGR:FSR TREATMENT, INC.; WWW.FIRESMARTROOFING.COM (OR EQUIV.) COLOR:NATURAL APPLICATION:18" RE-BUTTED & RE-JOINED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 1/2" EXPOSURE CLOSED VALLEY W. MITERED HIP CUTS, 16' GUAGE COPPER FLASHING, STAGGERED COURSING (REF. DTL. 1/AD.30) CODE:CLASS A ASSEMBLY (ICC #ESR-1410) GUTTERS: MATERIAL: METAL -ALUM. PAINTED KYNAR (VERIFY W/. ROOFING MFGR.) SHAPE: HALF ROUND (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WEB:WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: MANUFACTURER:WESTCOAT ADDRESS:770 GATEWAY CENTER DRIVE, SAN DIEGO, CA 92101 PRODUCT:ALX WALKING DECK (CLASS 'A') APPLICATION:DECK FINISH SURFACE TO BE NON-COMBUSTIBLE CODE:UES ER-587 FLASHING & WEATHERSTRIPPING PROVIDE CORROSION-RESISTANCE METAL FLASHING PER CRC FOR ALL EXTERIOR FLASHING, MIN. 24 GUAGE COPPER (16 OZ.) SHEETS U.N.O. IN CRC OR MFGR. INSTALLATION GUIDELINES. ALL METAL IN CONTACTS TO BE OF SIMILAR TYPE TO AVOID GALVANIC CORROSION. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION 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. 9.13'FIRST LEVEL F.F. 9.13' SECOND LEVEL F.F. 19.73'SECOND LEVEL F.F. 19.73' ROOF PLATE 35.97' ROOF PLATE 35.97' FIRST LEVEL FLOOR PLATE 7.92' FIRST LEVEL FLOOR PLATE 7.92' SECOND LEVEL FLOOR PLATE 18.52' SECOND LEVEL FLOOR PLATE 18.52' MAX. HT. 38.00' MAX. HT. 38.00' MAX. FLAT 33.00' MAX. FLAT 33.00' FIRST LEVEL T.O.S. 9.00' FIRST LEVEL T.O.S. 9.00' SECOND LEVEL T.O.S. 19.60' SECOND LEVEL T.O.S. 19.60' ROOF DECK F.F. 29.33' ROOF DECK F.F. 29.33' ROOF DECK PLATE 28.29' ROOF DECK PLATE 28.29' ROOF DECK T.O.S. 29.21' ROOF DECK T.O.S. 29.21' MASTER ROOF PLATE 29.74' MASTER ROOF PLATE 29.74' 2 A-5.0 PL PL 63 41 46 4 12 2 1 1 5 2 2 2 1717 6 15 15 1818 1010 2122 22 3:12 3:12 3 :1 2 3:12 12 11 11 2323 38.00' HT. CERT. REQ'D.38.00' HT. CERT. REQ'D. AB V . F . F . 42 " M I N . 29 ' - 0 " 24 ' - 0 " 6' - 9 1 / 8 " 9' - 7 1 / 4 " 10 ' - 7 1 / 4 " 10 ' - 1 5 / 8 " 10 ' - 7 1 / 4 " 6' - 7 5 / 8 " 1' - 0 1 / 2 " 8' - 8 1 / 4 " 1' - 1 " 9' - 6 1 / 4 " 6' - 9 1 / 8 " 9' - 7 1 / 4 " 10 ' - 7 1 / 4 " 29 ' - 0 " 24 ' - 0 " 10 ' - 1 5 / 8 " 10 ' - 7 1 / 4 " 6' - 9 1 / 8 " 11 " 8' - 8 1 / 4 " 1' - 1 " 9' - 6 1 / 4 " AB V . F . F . 42 " M I N . 16 13 14 32.84' T.R. 23.23' T.R. FIRST LEVEL F.F. 9.13' SECOND LEVEL F.F. 19.73' SECOND LEVEL F.F. 19.73' ROOF PLATE 35.97' ROOF PLATE 35.97' FIRST LEVEL FLOOR PLATE 7.92' SECOND LEVEL FLOOR PLATE 18.52'SECOND LEVEL FLOOR PLATE 18.52' 1 A-5.0 MAX. HT. 38.00' MAX. HT. 38.00' MAX. FLAT 33.00' MAX. FLAT 33.00' GRADE PLANE 9.00'FIRST LEVEL T.O.S. 9.00' SECOND LEVEL T.O.S. 19.60' SECOND LEVEL T.O.S. 19.60' ROOF DECK F.F. 29.33' ROOF DECK PLATE 28.29' ROOF DECK T.O.S. 29.21' GARAGE (T.O.S.) 7.75' THIRD LEVEL F.F. 28.99' THIRD LEVEL T.O.S. 28.86' THIRD LEVEL PLATE 27.78' GARAGE LEVEL F.F. 7.88' MASTER ROOF PLATE 29.74' ADU ROOF PLATE 29.86' 64 63 1 40 25 51 52 50 23 60 67 26 21 46 88 47 97 PL PL SIL L H T . 3' - 6 " HD . H T . 8' - 6 " SIL L H T . 7' - 4 7 / 8 " HD . H T . 11 ' - 4 7 / 8 " SIL L H T . 3' - 6 " HD . H T . 8' - 0 " SIL L H T . 3' - 0 " HD . H T . 8' - 0 " SIL L H T . 4' - 6 " SIL L H T . 3' - 6 " SIL L H T . 3' - 6 " HD . H T . 6' - 8 " SIL L H T . 3' - 6 " HD . H T . 8' - 0 " AB V . F . F . 42 " M I N . 23.23' T.R. 36 " T Y P . 34 " - 3 8 " SIL L H T . 9' - 2 3 / 8 " HD . H T . 13 ' - 2 3 / 8 " SIL L H T . 8' - 6 5 / 8 " HD . H T . 16 ' - 0 5 / 8 " 8 :1 2 8:12 3:12 3:12 3:12 3:12 8:12 CL R . 9' - 4 " 1 1 2 2 2 1 1 3 2 4 5 4 6 37.39' T.O. CHIMNEY 38.00' HT. CERT. REQ'D.38.00' HT. CERT. REQ'D. 34.31' 32.84' T.R.32.83' T.W. 32.84' T.R. 23.23' T.W. 7 R @ 0' -6 5/16"5 7 R @ 0' -7 1/2"2 8 9 R @ 0' -7 19/32"17 10 11 6' - 9 1 / 8 " 9' - 7 1 / 4 " 10 ' - 7 1 / 4 " 29 ' - 0 " 24 ' - 0 " 10 ' - 1 5 / 8 " 1' - 1 " 9' - 6 1 / 4 " 11 " 8' - 8 1 / 4 " 1' - 1 " 9' - 6 1 / 4 " 12 AB V . F . F . 42 " M I N . 13 14 10 15 16 17 15 18 19 14 20 7' - 1 1 / 4 " 9' - 3 1 / 8 " 11 ' - 1 0 1 / 4 " 24 ' - 0 " 29 ' - 0 " 10 ' - 3 1 / 8 " 11 ' - 1 0 1 / 4 " 7' - 1 1 / 4 " 1' - 1 " 8' - 2 1 / 8 " 1' - 1 " 10 ' - 9 1 / 4 " AB V . F . F . 42 " M I N . 1710 15 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 05.30.23 EXTERIOR ELEVATIONS NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 A-4.1 TBD BRANDON LINSDAY NO. REVISION DATE 1 STONE VENEER - REF. MAT. SCHEDULE SHT. A/A-4.0 2 SHIP LAP SIDING - REF. MATERIAL SCHEDULE SHT. A/A-4.0 3 BOARD & BATTEN SIDING - REF. MATERIAL SCHEDULE SHT. A/A-4.0 4 WOOD SHINGLE SIDING - REF. MATERIAL SCHEDULE SHT. A/A-4.0 5 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A/A-4.0 6 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.5.4.3 & 802.6.1.4) 7 (N.) EXT. CONCRETE STAIRS/STEPS ON GRADE - MAX. 7.75" RISE, MIN. 10" RUN, ROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOM LANDING (R303.8) - REF. DTL. 1/AD-1.0 - VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCPAE DWGS. 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 EXTERIOR HANDRAIL, 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2 &4/AD-1.0 10 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY 11 (N.) WOOD GATE - AS SELECTED (MAX. 6' HT. ABOVE NATURAL GRADE) 12 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ABV.F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 13 AZEK OR EQ. DECO. 'BELLYBAND' - PAINT AS SELECTED, ARCH. TO APPROVE PROFILE AND COLOR 14 8X10 TIMBER BEAM - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR - PROVIDE CONCEALED ATTACHMENT CONNECTIONS - PER STRUCT., REF. STRUCT. DWGS. 15 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROV PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC 16 STONE CAP - G.C. TO PROVIDE MOCK UP FOR ARCH. APPV. 17 WOOD PANEL SIDING, EXTIRA OR EQ. - REF. MATERIAL SCHEDULE SHT. A/A-4.0 18 GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROV PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC 19 STRUCT. TIMBER COLUMN - REF. STRUCT. DWGS. & PROVIDE SHOP DWGS. FOR ARCH. & ENGINEER APPV. PRIOR TO FAB. 20 WINDOW PLANTER PER LAND. - REF. LANDS. DWGS. SEPARATE FROM BUILDING STRUCTURE AND PROVIDE DRIP IRRIGATION. 21 EXTERIOR GLASS GUARDRAIL , TEMPERED & LAMINATED - MIN. 42" HIGH ABV.F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 22 WOOD CAP, PAINT/STAIN AS SELECTED AND SEAL AS REQ'D., SEE WOOD OR WOODBAESD PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. COLOR & PROFILE, G.C. TO PROVIDE MOCK UP 23 (N.) PROPERTY LINE FENCE - WD. O/. CONCRETE CURB & FTG. TYP. U.N.O. - PAINT TO MATCH EXTERIOR (MAX. 6' ABV. N.G.) [ON OWNER'S SIDE] 1/4" = 1'-0"1 WEST ELEVATION 1/4" = 1'-0"2 SOUTH ELEVATION FIRST LEVEL F.F. 9.13' FIRST LEVEL F.F. 9.13' SECOND LEVEL F.F. 19.73' SECOND LEVEL F.F. 19.73' ROOF PLATE 35.97' ROOF PLATE 35.97' FIRST LEVEL FLOOR PLATE 7.92' FIRST LEVEL FLOOR PLATE 7.92' SECOND LEVEL FLOOR PLATE 18.52' SECOND LEVEL FLOOR PLATE 18.52' MAX. HT. 38.00' MAX. HT. 38.00' MAX. FLAT 33.00' MAX. FLAT 33.00' FIRST LEVEL T.O.S. 9.00' FIRST LEVEL T.O.S. 9.00' SECOND LEVEL T.O.S. 19.60' SECOND LEVEL T.O.S. 19.60' ROOF DECK F.F. 29.33' ROOF DECK F.F. 29.33' ROOF DECK PLATE 28.29' ROOF DECK PLATE 28.29' ROOF DECK T.O.S. 29.21' ROOF DECK T.O.S. 29.21' MASTER ROOF PLATE 29.74' MASTER ROOF PLATE 29.74' 2 A-5.0 SLOPE PER CIVIL SLOPE PER CIVIL 46 9 58 2% MIN. 2% MIN. 3:12 3:12 3 :12 3:12 7:12 7 :1 2 PL PL 6' - 9 1 / 8 " 9' - 7 1 / 4 " 10 ' - 7 1 / 4 " 10 ' - 1 5 / 8 " 10 ' - 7 1 / 4 " 1' - 0 1 / 2 " 8' - 8 1 / 4 " 1' - 1 " 9' - 6 1 / 4 " 6' - 9 1 / 8 " 9' - 7 1 / 4 " 10 ' - 7 1 / 4 " 10 ' - 1 5 / 8 " 10 ' - 7 1 / 4 " 11 " 8' - 8 1 / 4 " 1' - 1 " 9' - 6 1 / 4 " 2% MIN. CL R . 9' - 4 " CL R . 8' - 1 0 " AB V . F . F . 42 " M I N . 11 1 1 2 1 3 2 4 5 6 5 7 838.00' HT. CERT. REQ'D.38.00' HT. CERT. REQ'D.37.39' T.O. CHIMNEY 9 10 9 10 11 111213 14 12 PRIMARY SUITE GREAT ROOM FIREPLACE LOUNGE 15 15 16 17 16 18 19 EXTERIOR WALL: 2 x 4 CONST.:R-13 MIN. 2 x 6 CONST. OR LARGER:R-20 MIN. RAISED FLOOR:R-30 MIN. ROOF:R-30 NOTES: 1. REF. T-24 REPORT FOR MORE INFORMATION 2. PROVIDE BID FOR INSULATION OF ENTIRE HOME *TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY **ALWAYS CHECK THIS INSULATION SCHEDULE FOR CONFORMANCE WITH THE TITLE 24 REPORT** FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. ROOM TAGROOM NAME 1 A-5.0 1 1 ? 1 1 ELEVATION / SECTION INDICATOR AD-1.0 1 CALL-OUT TAG 10.00'SPOT ELEVATION KEYNOTE TAG REVISION TAG DOOR / WINDOW / WINDOW WALL TAG FIRE RATED CEILING ASS'Y -REF. DTLS. 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. 9.13' SECOND LEVEL F.F. 19.73' SECOND LEVEL F.F. 19.73' ROOF PLATE 35.97' ROOF PLATE 35.97' FIRST LEVEL FLOOR PLATE 7.92' SECOND LEVEL FLOOR PLATE 18.52' SECOND LEVEL FLOOR PLATE 18.52' 1 A-5.0 MAX. HT. 38.00' MAX. HT. 38.00' MAX. FLAT 33.00' MAX. FLAT 33.00' FIRST LEVEL T.O.S. 9.00' SECOND LEVEL T.O.S. 19.60' SECOND LEVEL T.O.S. 19.60' ROOF DECK F.F. 29.33' ROOF DECK PLATE 28.29' ROOF DECK T.O.S. 29.21' GARAGE (T.O.S.) 7.75' THIRD LEVEL F.F. 28.99' THIRD LEVEL T.O.S. 28.86' THIRD LEVEL PLATE 27.78' GARAGE LEVEL F.F. 7.88' MASTER ROOF PLATE 29.74' ADU ROOF PLATE 29.86' COVERED CABANA BEDROOM #3 / BUNKROOM PRIMARY SUITE FIREPLACE LOUNGE VIEW DECK PATIO GREAT ROOM DINING FOYER 2 CAR GARAGE OFFICE HALLWAY SLOPE PER CIVIL PLPL 1612 23 1 7 3 1310 6551 17 2% MIN. SLOPE 2% MIN. SLOPE AB V . F . F . 42 " M I N . 7' - 1 1 / 4 " 9' - 3 1 / 8 " 11 ' - 1 0 1 / 4 " 10 ' - 3 1 / 8 " 11 ' - 1 0 1 / 4 " 1' - 1 " 8' - 2 1 / 8 " 1' - 1 " 10 ' - 9 1 / 4 " 6' - 9 1 / 8 " 9' - 7 1 / 4 " 10 ' - 7 1 / 4 " 10 ' - 1 5 / 8 " 10 ' - 7 1 / 4 " 11 " 8' - 8 1 / 4 " 1' - 1 " 9' - 6 1 / 4 " 3:123:123:123:12 8:12 34.31' 38.00' HT. CERT. REQ'D.38.00' HT. CERT. REQ'D. CL R . 6' - 1 1 7 / 8 " CL R . 8' - 0 " CL R . 8' - 1 0 " CL R . 9' - 4 " CL R . 8' - 0 " 23.23' T.R. AB V . F . F . 42 " M I N . 32.84' T.R.32.83' T.W. RID G E H T . 8' - 0 1 / 4 " PL . H T . 7' - 1 3 / 8 " 2% MIN. SLOPE 2% MIN. SLOPE 20 16 16 17 10 10 21 22 23 18 21 2 24 11 11 13 21 23 18 CL R . 9' - 4 " R @0' -5 1/2"3 TYP. 11" TY P . 5 1 / 2 " 25 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 05.30.23 BUILDING SECTIONS NI B E E L R E S I D E N C E BOB & CHRISTINE NIBEEL 206 GRAND CANAL NEWPORT BEACH, CA 92662 P: 949.285.8369 CDP 206 GRAND CANAL NEWPORT BEACH, CA 92662 A-5.0 TBD BRANDON LINSDAY 1/4" = 1'-0"1 TRANSVERSE SECTION 1 NO. REVISION DATE 1 SHIP LAP SIDING - REF. MATERIAL SCHEDULE SHT. A/A-4.0 2 WOOD PANEL SIDING, EXTIRA OR EQ. - REF. MATERIAL SCHEDULE SHT. A/A-4.0 3 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A/A-4.0 4 WOOD CAP, PAINT/STAIN AS SELECTED AND SEAL AS REQ'D., SEE WOOD OR WOODBAESD PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. COLOR & PROFILE, G.C. TO PROVIDE MOCK UP 5 FIREPLACE - TOWN AND COUNTRY PREFABRICATED FIREPLACE LISTED TO ANSI Z21.50, GAS ONLY,DIRECT VENT W/. SEALED COMBUSTION - specify model, configuration & size here [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 MANDATORY MEASURES.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO 6 DEPRESSED SLAB/STRUCTURE FOR FIREPLACE - COORD. WITH MFG'R. & GENERAL CONTRACTOR, REF. STRUCT. DWGS. 7 FIREPLACE - ISOKERN BVETTO MODULAR REFRACTORY PRECAST FIREPLACE, GAS ONLY, DIRECT VENT W/. SEALED COMBUSTION PER ICC ESR-4873 [REF. 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 MANDATORY MEASURES.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO 8 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.5.4.3 & 802.6.1.4) 9 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROV PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC 10 GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROV PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC 11 DECORATIVE PENDANT LIGHT FIXTURE - TO BE HIGH EFFICIENCY 12 CEILING FAN - W/. HIGH EFFICACY LIGHT FIXTURE, AS SELECTED, VERIFY W/. I.D. & OWNER 13 KITCHEN EXHAUST HOOD TO VENT TO EXT. ABV. GRADE AND HAVE A BACK-DRAFT DAMPER - PROVIDE MIN. RATE OF 100 CFM W/. MAX SOUND RATING OF 3 SONES @100 CFM - INSTALL & PROVIDE POWER PER MFG. INSTRUCTION 14 KITCHEN ISLAND - BASE CABINET, COUNTER, AND APPLIANCES PER I.D - VERIFY SIZE & FINISH W/. I.D. & OWNER 15 (N.) PROPERTY LINE FENCE - WD. O/. CONCRETE CURB & FTG. TYP. U.N.O. - PAINT TO MATCH EXTERIOR (MAX. 6' ABV. N.G.) [ON OWNER'S SIDE] 16 FLOOR FRAMING/JOISTS PER STRUCT. - REF. STRUCT. DWGS. 17 CONCRETE SLAB ON GRADE PER STRUCT. - REF. STRUCT. DWGS. - PROVIDE WATERPROOFING AS REQ'D., REF. WATERPROOFING AND DAMPPROOFING NOTES ON B/T-1.1 & SOILS REPORT 18 ROOF FRAMING/RAFTERS PER STRUCT. - REF. STRUCT. DWGS. 19 CEILING FRAMING/JOISTS PER STRUCT. - REF. STRUCT. DWGS. 20 EXTERIOR GLASS GUARDRAIL , TEMPERED & LAMINATED - MIN. 42" HIGH ABV.F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 21 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY 22 WINDOW PLANTER PER LAND. - REF. LANDS. DWGS. SEPARATE FROM BUILDING STRUCTURE AND PROVIDE DRIP IRRIGATION. 23 8X10 TIMBER BEAM - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR - PROVIDE CONCEALED ATTACHMENT CONNECTIONS - PER STRUCT., REF. STRUCT. DWGS. 24 WOOD SHINGLE SIDING - REF. MATERIAL SCHEDULE SHT. A/A-4.0 25 (N.) EXT. CONCRETE STAIRS/STEPS ON GRADE - MAX. 7.75" RISE, MIN. 10" RUN, ROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOM LANDING (R303.8) - REF. DTL. 1/AD-1.0 - VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCPAE DWGS. 1/4" = 1'-0"2 LONGITUDINAL SECTION 1