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02_Pham Residence Coastal Development Permit_PA2018-239
SUBJECT: CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SITE LOCATION: APPLICANT: OWNER: PLANNER: January 24, 2019 Agenda Item No. 2 Pham Residence Coastal Development Permit (PA2018-239) Coastal Development Permit No. CD2018-098 2585 Crestview Drive Brandon Architects Anthony Pham Chelsea Crager, Associate Planner 949-644-3227, ccrager@newportbeachca.gov LAND USE AND ZONING • General Plan: RS -D (Single -Unit Residential Detached) • Zoning District : R-1 (Single Unit Residential) • Coastal Land Use Category: RSD -B (Single Unit Residential Detached — (6.0-9.9 DU/AC)) • Coastal Zoning District: R-1 (Single -Unit Residential) PROJECT SUMMARY A coastal development permit for the demolition of an existing single-family dwelling and the construction of a new, 3,604 -square -foot, two-story single-family dwelling with a 642 - square -foot, three -car garage. The development also includes hardscape, drainage, accessory structures, and landscaping. The proposed development complies with all applicable development standards including height, setbacks and floor area limits. No deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2018-098 (Attachment No. ZA 1). 1 Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which allows a maximum of one residential dwelling unit on a single legal lot, and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. • The property is located within the Bayshores private community and consists of one legal lot containing an existing single-family residence. The neighborhood is predominantly developed with one- and two-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. • Access to the property is through a gated entrance on Bay Shore Drive, near the intersection of West Coast Highway and Dover Drive. There is no public access to the property. • The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 — Development Standards j Development Standard Standard Proposed Setbacks min. Front Crestview Drive 10 feet 10 feet Front (West Coast Highway) 10 feet 10 feet Sides 3 feet 3 feet Allowable Floor Area 6,800 square feet 4,246 square feet Allowable 3`d Floor Area 510 square feet 0 square feet Open Space 510 square feet 731 square feet Parkin 2 -car garage 3 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof Hazards • The project site is located over 700 feet from the mean high tide line and is separated from the Newport Harbor by Bay Shore Drive, several rows of single- family dwellings, and the Bayshore Apartments development. 2 The finish floor elevation of the proposed dwelling is 13.5 feet North American Vertical Datum of 1988 (NAVD88), which exceeds the minimum 9 feet (NAVD88) elevation standard. Impacts from sea level rise is not anticipated at this time for the 75 -year economic life of the proposed improvements. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The project is not located on the shoreline nor is it located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices to be implemented during construction to minimize erosion and sedimentation and to minimize pollution of runoff derived by construction chemicals and materials. The project design also addresses water quality with a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. Public Access • The project site is located between the nearest public road and the sea or shoreline in the Bayshores private community. Bayshores is a 258 -lot single-family gated community developed in 1941 and located on the Lido Channel southwest of Coast Highway and the Newport Bay Bridge. The 39 -unit Bayshore Apartment complex is also located within the community. The community is accessible from West Coast Highway via Bay Shores Drive, a private street. The shoreline is on the south and east sides of the community and consists of bulkheads and two small sandy beaches. • The existing private lot does not currently provide nor does it inhibit public coastal access. Coastal Land Use Policy 3.1.5-3 requires public access consistent with public access policies for any new development in private/gated communities causing or contributing to adverse public access impacts. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the 3 requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family residence. Therefore, the project does not involve a change in allowed land use, density or intensity that will result in an increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. • The residential lot does not currently provide nor does it inhibit public coastal access. Vertical and lateral access to the bay front is available adjacent to the Bayshores community at the Balboa Bay Club, approximately 900 feet from the subject property. • The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project is located on an inland lot and will replace an existing single-family dwelling with a new single-family dwelling that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family dwelling in a residential zone. The proposed project consists of the demolition of an existing single-family dwelling and the construction of a new 4,246 -square -foot single-family dwelling. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. 0 APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: L11VA nMA17- Chelsea Crager Associate Planner GBR/cc Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 5 Attachment No. ZA 1 Draft Resolution 0 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-098 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW TWO-STORY, SINGLE-FAMILY RESIDENCE AT 2585 CRESTVIEW DRIVE (PA2018-239) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects ("Applicant'), on behalf of Anthony Pham ("Owner") with respect to property located at 2585 Crestview Drive, requesting approval of a coastal development permit. 2. The property is legally described as Lot 66 of Tract 1102 in Newport Beach. 3. The applicant proposed the demolition of a single-family dwelling and the construction of a new, two-story, 3,604 -square -foot single-family residence, including an attached 642 -square -foot three -car garage. The proposed development also includes hardscape, drainage, accessory structures, and landscaping. The proposed development complies with all applicable development standards including height, setbacks and floor area limits. No deviations are requested. 4. The subject property is designated RS -D (Single -Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD -B (Single -Unit Residential - 6.0 - 9.9 DU/AC) and the property is located within the R-1 (Single -Unit Residential) Coastal Zoning District. 6. A public hearing was held on January 24, 2019, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to and considered by the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 7 2. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family dwelling in a residential zone. The proposed project consists of the demolition of an existing single-family dwelling and the construction of a new 4,246 -square -foot single-family dwelling in the R-1 Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 6,800 square feet and the proposed gross floor area is 4,246 square feet. b. The proposed development will provide the minimum required setbacks, which are ten (10) feet along the front property line abutting Crestview Drive, three (3) feet along each side property line, and ten (10) feet along the front property line abutting West Coast Highway. C. The highest flat roof is no more than 24 feet, measured from the established grade level of 12.62 feet North American Vertical Datum of 1988 (NAVD 88) which complies with the maximum height limitation. d. The project includes enclosed garage parking for three vehicles, which exceeds the minimum parking requirement for single-family residences with less than 4,000 square feet of livable area. 2. The neighborhood is predominantly developed with one- and two-story single-family residences. The proposed design, bulk, and scale of the development will be consistent with the existing neighborhood pattern of development and expected future development. 3. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation I identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 4. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City's storm drain system. 5. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought -tolerant, and prohibits invasive, species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 6. The property is not located near designated public viewpoints or coastal view roads and will not negatively impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Findinq: 1. The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. Coastal Land Use Policy 3.1.5-3 requires public access consistent with public access policies for any new development in private/gated communities causing or contributing to adverse public access impacts. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family residence with a new single-family residence in an R-1 zoning district. Therefore, the project does not involve a change in land use, density or intensity that will result in significant increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 2. The residential lot does not currently provide nor does it inhibit public coastal access. The proposed scope of work involves the removal and replacement of an existing single-family residence with a new single-family residence. Development will occur within the confines of private property, and existing coastal access conditions will not be affected. Coastal access is currently provided and will continue to be provided at the Balboa Bay Club, approximately 900 feet from the project site. 3. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. 0 Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family home with a new single-family residence that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-098, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF JANUARY, 2019 Patrick J. Alford, Zoning Administrator 10 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Coastal Development Permit No. CD2018-098 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this coastal development permit. 6. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. Best Management Practices and Good Housekeeping Practices shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan. 8. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 9. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the coastal development permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this coastal development permit. 10. Prior to issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 11 11. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 12. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 13. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 14. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 15. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 16. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 17. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 18. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 19. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: 12 A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 20. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Pham Residence including, but not limited to, Coastal Development Permit No. CD2018-098 (PA2018-239). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. i3 Attachment No. ZA 2 Vicinity Map 14 VICINITY MAP Coastal Development Permit No. CD2018-098 PA2018-239 2585 Crestview Drive 25 Attachment No. ZA 3 Project Plans 1( U Z PHAM RESIDENCE 2585 CRESTVIEW DRIVE, NEWPORT BEACH, CA 92663 ALUMINUM 4 CONCRETE )f EARTH GYPSUM - PLASTER s F [ a° OQ - INSULATION - RIGID ac[Hwvw _ e e_F x i i 1)� COAST HWY. - �00'/ SITE 9 CRESTVIEW DR.: E . x _ - ! WPVE a1v ISN D p ! rr t 9 ° (T) PROJECT DESCRIPTION: MASONRY - BRICK/STONE MASONRY - CONCRETE BLOCK 77TTr IM PLYWOOD / GLU-LAM TIMBER r IIIIIIII SAND STEEL THE SUBJECT HOME IS LOCATED IN NEWPORT BEACH, CA. THE HOME IS LOCATED SOUTH OF PACIFIC COAST HIGHWAY ON CRESTVIEW DR. THE LOT IS APPROXIMATELY 40' WIDE BY 120' DEEP, IT IS ZONED R-1 AND IS APPROXIMATELY 4,811 S.F. THE PROPERTY INCLUDES A SINGLE FAMILY RESIDENCE TO BE DEMOLISHED. THE PROPOSED NEW DESIGN OF A SINGLE FAMILY RESIDENCE WILL BE TWO-STORY OF APPX. 4,247 S.F. (3,604 S.F. LIVING AND 642 S.F. GARAGE). THE HOME WILL BE WOOD FRAMED WITH A MAT SLAB FOUNDATION. THE PROJECT WILL BE OF A MODERN DESIGN. WITH THE USE OF SMOOTH STUCCO, ARCHITECTURAL PANELS AND WOOD ACCENT ELEMENTS. THE HOME WILL INCLUDE BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR AND OUTDOOR LIVING SPACES, KITCHEN, DINING, GREAT ROOM, FIRST FLOOR OFFICE/BEDROOM, POWDER ROOM, SECOND FLOOR LIVING ROOM/DEN, LAUNDRY, MASTER SUITE WITH ENSUITE BATH AND WALK -IN -CLOSET, THREE SECONDARY BEDROOMS WITH ENSUITE BATHS, AND OUTDOOR BALCONIES. PARKING WILL BE PROVIDED IN THE FORM OF A THREE -CAR GARAGE. VICINITY MAP/ PROJECT DESCRIPTION WOOD MATERIAL LEGEND 1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD 2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS SPECIAL INSPECTIONS 1 6 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 SEPARATE SUBMITTAL (FOR H.O.A. PURPOSES). 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55d BA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BEAT ADJACENT PROPERTY PATIO OR OPENING. 4. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 5. FIRE SPRINKLERS REQUIRED 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. 6. GLASS GUARD/HANDRAILS 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: CHRISTOPHER BRANDON, PRINCIPAL ARCHITECT IS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING. (NBMC 15.02.010) 91 DEFERRED SUBMITTALS 1 7 / 0 NORTH ARROW N 9000'0° E PROPERTY LINE TAG Distance 1 SIM' SECTION INDICATOR A101 / Room name ROOM TAG (NAME / AREA) 150 SF SIM 1 CALL -OUT TAG �A101 Name Elevation ELEVATION INDICATOR "I REVISION FLAG 20 R @ 71/2" STAIR TAG (NO. OF RISER & HEIGHT) <i WALL TAG 101 DOOR TAG 1i WINDOW TAG KEYNOTE TAG 11 (ANNOTATION LEGEND BUILDING AREA SCHEDULE NAME AREA COMMENTS FIRST FLOOR AREA 1511 SF SECOND FLOOR AREA 2093 SF TOTAL LIVING 3604 SF GARAGE 642 SF NEWPORT BEACH, CA 92663 642 SF GRAND TOTAL 4247 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS COURTYARD 359 SF PATIO 158 SF MASTER BALCONY 85 SF BALCONY 129 SF GRAND TOTAL 731 SF LANDSCAPE AREA SCHEDULE NAME AREA COMMENTS LANDSCAPE 3 338 SF LANDSCAPE 1 41 SF LANDSCAPE 2 32 SF GRAND TOTAL 411 SF 10 I PROJECT STATISTICS DIG ALERT: 1.800.227.2600 ARCHITECT: OWNER: 1 2 BRANDON ARCHITECTS, INC. PHAM ANTHONY B V TRUST SUPPLEMENTAL NOTES & DOCUMENTS 151 KALMUS DR. STE. G-1 2858 CRESTVIEW DR. SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 COSTA MESA, CA 92626 NEWPORT BEACH, CA 92663 1 UNIT P: 714.754.4040 OCCUPANCY CLASSIFICATION SOUTHERN CALIFORNIA GAS: 1.800.427.2000 WWW BRANDONARCHITECTS.COM OCCUPANCY SEPARATIONS (GARAGE) CITY WATER & SEWER: 1.949.644.3011 A-1.0 FLOOR & FLOOR -CEILINGS N/A FLOOR PLAN TYPE OF CONSTRUCTION STRUCTURAL ENGINEER: CIVIL ENGINEER: PACIFIC BELL TELEPHONE: 1.800.750.2355 FARHAD MANSHADI LIC. NO. C36840 WILLAM D. ROLPH HEIGHT ESI/FME, INC. CIVILSCAPES ENGINEERING CITY OF NEWPORT BEACH 1800 E. 16TH ST., STE. B 28052 CAMINO CAPISTRANO, STE. 213 PUBLIC WORKS DEPT.: 1.949.644.3311 SANTA ANA, CA 92701 LAGUNA NIGUEL, CA 92677 (PER CBC TBL. 503) P: 714.835.2800 949.464.8115 00 F: 714.835.2819 E� CITY OF NEWPORT BEACH PLANNING DEPT.: LLI0 GENERAL CONTRACTOR: LANDSCAPE DESIGNER: GENERAL INFORMATION: 1.949.644.3200 ZONING INFORMATION: 1.949.644.3204 TBD DAVID A. PEDERSEN INC. mr 20271 ACACIA ST. SUITE 120, CITY OF NEWPORT BEACH BUILDING DEPT.: J NEWPORT BEACH, CA 92660 GENERAL: 1.949.644.3275 p@ Rd= `p P.949.251.8999 PERMITS: 1.949.644.3288 N a J INSPECTIONS: 1.949.644.3255 SURVEYOR: SOILS ENGINEER: NEWPORT BEACH FIRE DEPARTMENT: 1.949.644.3106 WILLAM D. ROLPH EGA CONSULTANTS LLC. CIVILSCAPES ENGINEERING 375-C MONTE VISTA AVE. ORANGE COUNTY HEALTH SERVICES: 1.714.834.3882 28052 CAMINO CAPISTRANO, STE. 213 COSTA MESA, CA 92627 LAGUNA NIGUEL, CA 92677 P.949.642.9303 949.464.8115 AGENCIES & PUBLIC SERVICES LEGAL DESCRIPTION APN: 049-181-20 LOT 66, TRACT NO. 1102, PG 35-36, MM. CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA LOT INFORMATION: ZONED: R-1 SITE AREA: 4,811.79 S.F. BUILDABLE AREA: 3,400 S.F. TOTAL ALLOWABLE AREA: 2 X 3,400 = 6,800 S.F. EXISTING BUILDING INFORMATION: EXISTING SINGLE FAMILY W/. DETATCHED GARAGE TO BE DECONSTRUCTED EXISTING S.F. - 1,035 S.F. W/. DETACHED GARAGE (2 BEDS. TTL.) ZONING INFORMATION: HOA SETBACKS FRONT SETBACK: 10 FTA5 FT. REAR SETBACK: 2 FT. LEFT SETBACK: 4 FT. RIGHT SETBACK: 4 FT. C.N.B. SETBACKS FRONT SETBACK: 10 FT. REARS ETBACK 10 FT. LEFT SETBACK: 3 FT. RIGHT SETBACK: 3 FT. COASTAL CALCULATIONS: 3,400 S.F. X 2 - 6,800 S.F. ALLOWABLE (4,247 S.F. <5,115 S.F. = 673 S.F. SURPLUS) 81 SITE INFORMATION INTERIOR DESIGNER: TITLE 24 CONSULTANT: TBD HERITAGE ENERGY GROUP LLC 470 WALD, IRVINE, CA 92618 P:949.789.7221 4 PROJECT DIRECTORY TITLE SHEET 1 2 GENERAL ARCHITECTURAL NOTES CODES: NBMC (NEWPORT BEACH MUNICIPAL CODE) SUPPLEMENTAL NOTES & DOCUMENTS CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC, TOPOGRAPHIC SURVEY ARCHITECTURAL SITE PLAN TITLE SHEET GRADING AND DRAINAGE PLAN 2016 CPC, AND 2016 CMC, 2016 CAL GREEN EROSION CONTROL PLAN OCCUPANT LOAD 1 UNIT L-1 OCCUPANCY CLASSIFICATION R-3 / U IRRIGATION PLAN OCCUPANCY SEPARATIONS (GARAGE) 1 -HR. A-1.0 FLOOR & FLOOR -CEILINGS N/A FLOOR PLAN TYPE OF CONSTRUCTION V -B - SPRK'R. A-4.0 FIRE SPRINKLER: NFPA 13D YES EXTERIOR ELEVATIONS HEIGHT 2 -STORY a2 �aa a a@ C L z< FLOOR AREA REF. 8/T-1.0 z ALLOWABLE BLDG. AREA N/A "- (PER CBC TBL. 503) �o 5 I CODE REVIEW SHEET #, DRAWING TITLE T-1.0 TITLE SHEET T-1.1 GENERAL ARCHITECTURAL NOTES T-1.2 SUPPLEMENTAL NOTES & DOCUMENTS SUR A-0.0 C1 C2 TOPOGRAPHIC SURVEY ARCHITECTURAL SITE PLAN TITLE SHEET GRADING AND DRAINAGE PLAN C3 EROSION CONTROL PLAN C4 GEOTECHNICAL NOTES L-1 LANDSCAPE PLAN (REF. ONLY) L-5 IRRIGATION PLAN L-6 L-7 L-8 L-9 IRRIGATION DETAILS IRRIGATION DETAILS PLANTING PLAN PLANTING SPECS A-1.0 3-DIMENSIONAL VIEWS A-2.0 FLOOR PLAN A-3.0 ROOF PLAN A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-4.1 EXTERIOR ELEVATIONS A-5.0 S1 BUILDING SECTIONS FOUNDATION PLAN 3 I SHEET LIST 1 UECT NAME N Oz c @ O @ PHAM RESIDENCE TUS CDP SUBMITTAL oz wQ � U m UQ z U U L � U) �o Lu Q z) 00 O N L N - � U _S U 'a y C o0 U U -a r — a2 �aa a a@ C L z< C7 3 z =3 C) "- O �o 00 Q E� LLI0 U 0 c @ Ems ; y WO� W0, S 9 V O ME . m c a W V Z W a C0 W Q am U 2 U W 120 F_ O LLI M zQ0 0 Lu U) Lu U LO 00 L0 N PROJECT MANAGER/ARCHITECT JUSTIN JOHNSTON DOCUMENT VALID UPON ORIGINAL SIGNATURE N Oz c @ O @ L N a m oz wQ �@ O T C Z 2 mm F C z Q co L � U) �o Lu Q z) 00 O LIJ a-� N Z rn W V Z W a C0 W Q am U 2 U W 120 F_ O LLI M zQ0 0 Lu U) Lu U LO 00 L0 N PROJECT MANAGER/ARCHITECT JUSTIN JOHNSTON DOCUMENT VALID UPON ORIGINAL SIGNATURE DATE JOB NO. 2018-15 DATE 09/24/2018 SHEET NO T-1.0 27 N Oz c @ O @ L N a TLZ p Q2 c c m p cOf m �@ O T C Z 2 mm F C L @ cof@ c 3 a N O L D_ -y Q �' O L L @ 2 "O @ m O N= N (_ C �- o U:aW mCc acE C6N 6 _S U 'a W d @ N ? U = O a TL @ p. U m OZ m o c m m -@o a2 �aa a a@ C L z< z m a `m m @ O'Ol Tp@ ,L@ O NF p d m � '� ' N Q.o�pT.~�Ei m �".cp-E oaNi .Lo-rn w0 N U @ C R N'2 LLI0 U 0 c @ Ems ; y WO� W0, S 9 V O ME . m c a mr W 'O U w 3 y J v` c U O L O W O� W N p@ Rd= `p N U T_U. U m c C a a E m N a J REVISIONS DATE JOB NO. 2018-15 DATE 09/24/2018 SHEET NO T-1.0 27 z '- n�S'I / a FG CALIFORNIA COUNTY OF ORANGE a GRASS EDGE OF GRASS 4 EDGE OF PAVEMENT CONC EDGE OF CONCRETE ,Ia FLOW LINE BLDG BUILDING TG TOP OF GRATE TILE TILE FENCE FENCE GATE zl Id SIDE OF WALL THRESH EDGE OF THRESHOLD GFF GARAGE FINISHED FLOOR TC TOP OF CURB a TOP OF WALL CONCRETE PAVEMENT STONE TILE SURFACE -LT - BRICK WALKWAY BUILDING WALL 7/ 7777h STREET CENTERLINE a BOUNDARY LINE — — — 4 a DHQrZq H'T AALLETO DIALTWO WORKING BEFORE (/ DAYS BEFORE YOU DIG I,I,1� YOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT Turning Basin �p 9 y} hk't;�r;n ei s refile c s, RAGS n CLIFF DR KIM4s RU ST4 � Lido Bacsh res l hems; R4 Y y Lido �LLpO MpRp s`,oRF ,q Isle s "t4 Rhine . Th " FN rq tin ybGn U, ,c„k PROJECT SITE Marina Coro niy°” 2585 CRESTVIEW DR. Park z' BglBba RLV ROy . VICINITY MA P NO SCALE Newport Harbor Bav Island Linda Isle Island CITY OF NEWPORT BEACH, FG CALIFORNIA COUNTY OF ORANGE AERIAL TARGET TOPOGRAPHIC MAP 2585 CRESTVIEW DRIVE LOT 66, TRACT 11021 PG 35-36, MM. APN: 049-181-20 •12 60 2.60 •12.65 r2 75 W Lu H In W w U •12 TOP •12.73 2.69 o1256 �O 12.60 0 8 16 SCALE IN FEET 1 INCH =8 FEET LEGAL DESCRIPTION LOT 66, TRACT 1102, PG 35-36, MM. BENCHMARK DESCRIBED BY OCS 2002 - FOUND 3 "' OCS ALUMINUM BENCHMARK DISK STAMPED 9K -24A-82 SET IN THE TOP OF A CONCRETE BRIDGE DECK. MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF PACIFIC COAST HIGHWAY AND NEWPORT BAY CROSSING, 42 FT. SOUTHERLY OF THE CENTERLINE OF PCH AND 37 FT. ESTERLY OF THE WEST END OF THE SOUTHERN GUARD RAIL ALONG BRIDGE. MONUMENT IS SET LEVEL WITH THE SIDEWALK. RECORD OWNER: PRAM ANTHONY B V TRUST 2585 CRESTVIEW DRIVE NEWPORT BEACH, CA 92663 TITLE REPORT NOT PROVIDED AT THIS TIME SITE DATA: SITE ADDRESS: 2585 CRESTVIEW DRIVE, NEWPORT BEACH APN: 049-181-20 GENERAL PLAN LAND USE: RS -D SINGLE -UNIT RESIDENTIAL DETACHED ZONING DISTRICT: R-1 SINGLE -UNIT RESIDENTIAL FRONT SETBACK: 10 -FT SIDE SETBACK: 3 -FT REAR SETBACK: 10 -FT COASTAL ZONE: YES CABLE: SPECTRUM SANITATION DISTRICT AREA: CNB WATER DISTRICT: NB WATER METER ZONE: 2-185 LEGEND FF FINISHED FLOOR FG FINISHED GRADE FS FINISHED SURFACE AT AERIAL TARGET GRASS EDGE OF GRASS EG EDGE OF PAVEMENT CONC EDGE OF CONCRETE FL FLOW LINE BLDG BUILDING TG TOP OF GRATE TILE TILE FENCE FENCE GATE GATE WALL SIDE OF WALL THRESH EDGE OF THRESHOLD GFF GARAGE FINISHED FLOOR TC TOP OF CURB TW TOP OF WALL CONCRETE PAVEMENT STONE TILE SURFACE -LT - BRICK WALKWAY BUILDING WALL 7/ 7777h STREET CENTERLINE -- BOUNDARY LINE — — — RIGHT-OF-WAY co N W E U) O o N _C) 0- U _ _ U Jo O Cz�i� G Qz7 co U Z cc4 00 06 rNnJ 67 �/ w REVISIONS NO. I REVISION DATE JOB NO. 18012 DATE 5/11/2018 SHEET NO SHEET NO. 1 OF 1 m U) 0 U U_ H U n -- -- -- -- -- -- -- -- -- -- -- -- -- -- __ __ __ _'#'l NFARRYPOINT— #2 NEARBY POINT 12.00' UP Ll Lid ILA #1 NEARBY POINT I I 12.11' n GRADE PLANE EXHIBIT 3/16" = 1'-0" 12.11' GFF 12.00' FS 12.96' FS 13.40' FS 50.47 50.47/4 = 12.62 1 ARCHITECTURAL SITE PLAN `rc�1a11111 DTRUE NORTH (1) PROJECT NORTH 1 KEYNOTE LEGEND (E.) GAS METER(S) - REF. CIVIL DWGS. 2 _ EXISTING STRUCTURE - NOT A PART 3 _ SIDE YARD SETBACK 4 FRONT YARD SETBACK 5 (E.) ON-SITE TREE TO BE REMOVED 6 OUTLINE OF EXISTING BUILDING -TO BE DEMOLISHED 7 _ PROPERTYLINE 8 (E.) PROPERTY LINE WALL TO REMAIN (PROTECT IN PLACE) 9 (E.) MAILBOX 10 (E.) WATER VALVE TO REMAIN (REF. SURVEY & CIVIL DWGS.) 11 CENTERLINE OF ALLEY 12 CONSTRUCT (N.) SIDEWALK ADJ. TO CREST VIEW. PER CNB. STANDARDS - REF. CIVIL DWGS. 13 HARDSCAPE- COLORED &SCORED CONCRETE (AS SELECTED) PER. LAND. DESIGNER 14 (N.) OUTDOOR SEATING - FINISH AS SEL. BY LANDSCAPE DESIGNER 15 (E.) STREET TREE TO REMAIN - PROTECT IN PLACE 16 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON 17 TRASH LOCATION - SCREEN FROM STREET AS NEEDED 18 OUTDOORSHOWER 19 HARDSCAPE - STONE PAVERS (AS SELECTED) PER. LAND. DESIGNER 20 PLANTED AREA- COORDINATE WITH LANDSCAPE DESIGNER 21 (N.) CUSTOM WOOD GATE - STAIN AND SEAL AS SEL. - ARCH TO APPRV. DWGS 22 CONCRETE STEPS ON GRADE - REF. CIVIL DWGS. 23 PROVIDE POWER FOR ELEVATOR EQUIPMENT (VERIFY LOC'N. & LOAD W. MFGR.) 24 FIREPLACE - PREFABRICATED, GAS ONLY,'DAVINCI - SINGLE SIDED' - ANSI Z21.50B-2014 [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN 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.) 25 HEARTH, AS DIMENSIONED - HEARTH THICKNESS TO BE 2" MIN. (3/8" THK. IF FIRE BOX IS 8" HIGH MIN.) 26 OUTLINE OF OVERHANGS ABOVE 27 A/C. CONDENSER UNIT- SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REDID. BY C.N.B.) SEP. PERMIT REQ -1), REF. 7/T-1 DEF. SUBMT'L. #2 GENERAL NOTE: SEE SHEET A-3 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). 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. 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. 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. RR�T PHAM RESIDENCE STATUS CDP SUBMITTAL Cn E N U � U N � r U Q U U Wca "' U o0 U a c — N co un > �U m = o z wa o 0 LU CO Z wW ? Q��O C/)V 0 M z Q Of coTZ Of W CD o O- F- 04 Z m U Q E� V Y Z = 3 Cm �m Q > o (n 0 0 co un > �U m = o z wa o 0 LU CO Z wW ? Q��O C/)V 0 M z Q Of coTZ Of W CD o O- F- 04 Z m U Q E� V Y Z r � co un > �U m = o z wa o 0 LU CO Z wW ? Q��O C/)V 0 M z Q Of coTZ Of W CD o O- F- 04 Z m ITECT JUSTIN JOHNSTON DOCUMENT VALID UPON ORIGINAL SIGNATURE U W = o o c a Z v ao Z V w Z co W �m 0- (n Z Q0 W Z Lu � rn Lu Q > �1 LL Lu ~ a m 0, Lu Lo Co Lo N ITECT JUSTIN JOHNSTON DOCUMENT VALID UPON ORIGINAL SIGNATURE JOB NO. 2018-15 DATE 09/24/2018 SHEET NO. A-0.0 19 Om = o o c a Z v ao Z m a o c c O m m a � � B'Lm w a � �m Z OL m y = m O Qc` m cc) Ec d cl) N �1 LL U:aUmgm yd ~ a m 0, Lu o a=o a U Z m o c m A y m z c y m 2 Q > ppm O y 0-w- , m 0«ma.=m Z mwy-H m— ,�(( R 2= m U y 0 t0 �l N m�°E .ma�L o 0 3— M o N A LL o m U c m N a m c t O o-= N E C,5 O.w J o m m E m; c U 6= 9 r V y D7 w — 1 y y c 2_ S 0 9 m O y !9 m L N t=0 %._ 22'o o m _ « U « K J m 0 2:5 m U 0 r m_4m omocU U U O �aH 2 H o m ma2 I c L) U m E Q r � 0 K� K REVISIONS NO. I REVISION DATE JOB NO. 2018-15 DATE 09/24/2018 SHEET NO. A-0.0 19 Es DIALLA3 TWO WORKING BEFOREDAYS BEFORE YOU DIGYOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT GENERAL NOTES 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. GRADING NOTES 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. CITY OF NEWPORT BEACH, CALIFORNIA COUNTY OF ORANGE PRECISE GRADING PLAN 2585 CRESTVIEW DRIVE, NEWPORT BEACH CALIFORNIA 92663 APN: 049-181-20 NOTES TO OWNER, CONTRACTOR, & ARCHITECT 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: CIVILSCAPES ENGINEERING, 28052 CAMINO CAPISTRANO, STE 213, LAGUNA NIGUEL, CA 92677 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. REMOVE ALL EXISTING LANDSCAPE ELEMENTS. 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 EROSION CONTROL 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. rrRAMW 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. PUBLIC WORKS NOTES 1. PRIOR TO PERFORMING AND WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. 4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLIC RIGHT-OF-WAY. 5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUM GROWTH CHARACTERISTIC OF 36 -INCHES. OWNER PHAM ANTHONY B V TRUST 2585 CRESTVIEW DRIVE NEWPORT BEACH, CA 92663 CIVIL ENGINEER/ SURVEYOR WILL ROLPH CIVILSCAPES ENGINEERING, INC. 28052 CAMINO CAPISTRANO, STE 213 LAGUNA NIGUEL, CA 92677 949.464.8115 will@civilscapes.com ARCHITECT BRANDON ARCHITECTS 151 KALMUS DRIVE, STE. G-1 COSTA MESA, CA 92626 GEOTECHNICAL CERTIFICATION 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 FOR PROPOSED RESIDENTIAL DEVELOPMENT PROJECT No.: BA128.1 DATED: JULY 6, 2018 FIRM NAME: EGA CONSULTANTS, INC. BY: DATE: ENGINEERING GEOLOGISI 0 CUBIC YARDS RAW FILL M CUBIC YARDS OVER EXCAVATION 350 CUBIC YARDS SHRINKAGE 5%± 20 CUBIC YARDS NET 60 N W E H C/)O o CD N C) H 0-) > d U U -J 0 LU cO Z (� LIQ U Q 00 Z LO � Sr 00Q � �OaS N J dD T ry"�? Castaways Drina s Tur»rot� W , Park nt�e Bash SIN oy o CLIFF bR W KINGS RD A iST Vr4 rtoU 5rq1�"WVI ' z z t a� ;' LLIoU Baeshores r Y Chatincl BCY5f�D ^r VIPq Linda r Lido °ON °RD RFD [>le R Isle s tRa D4 The CEN� V rq o pp � Harbot l!• Island Marina Park - Marina �mm uiiy Center 'l Park SHEET INDEX Newport Ha rGo r Bay a4 L n island p LL VICINITY MAP Z NO SCALE C1 TITLE SHEET C2 GRADING & DRAINAGE PLAN C3 EROSION CONTROL PLAN C4 GEOTECHNICAL NOTES C5 GEOTECHNICAL NOTES (CONTD.) EARTHWORK QUANTITIES RAW CUT 0 CUBIC YARDS RAW FILL 40 CUBIC YARDS OVER EXCAVATION 350 CUBIC YARDS SHRINKAGE 5%± 20 CUBIC YARDS NET 60 CUBIC YARDS (IMPORT) LEGAL DESCRIPTION LOT 66 OF TRACT 1102, PG. 35-36, MM. APN: 049-181-20 BENCHMARK QW co co Lu �ZH > N co �WW Zcj) �� �=wv W ~W SITE DATA: Q W w CO SITE ADDRESS: 2585 CRESTVIEW DRIVE, NEWPORT BEACH GENERAL PLAN LAND USE: RS -D SINGLE -UNIT RESIDENTIAL DETACHED O APN: 049-181-20 ♦ 1� G L0 FRONT SETBACK 10 -FT v a 000 a SIDE SETBACK: 3 -FT T REAR SETBACK: 10 -FT W Z N Lu COASTAL ZONE: YES li Z CABLE: SPECTRUM V SANITATION DISTRICT AREA: CNB WATER DISTRICT: NB V WATER METER ZONE: 2-185 W N �1..� am DESCRIBED BY OCS 2002 - FOUND 3 4" OCS ALUMINUM BENCHMARK DISK STAMPED "3K -24A-82", SET IN THE TOP OF A CONCRETE BRIDGE DECK. MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF PACIFIC COAST HIGHWAY AND NEWPORT BAY CROSSING, 42 FT. SOUTHERLY OF THE CENTERLINE OF PCH AND 37 FT. EASTERLY OF THE WEST END OF THE SOUTHERN GUARD RAIL ALONG BRIDGE. MONUMENT IS SET LEVEL WITH THE SIDEWALK. SOILS ENGINEER REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION: EGA CONSULTANTS, INC. 375-C MONTE VISTA AVE. COSTA MESA, CA 92627 949.642.9309 REVISIONS NO. REVISION DATE OWNER: PHAM ANTHONY B V TRUST 2585 CRESTVIEW DR. NEWPORT BEACH, CA 92663 \PMD s a C 76698 m Exp. 12.31.2018 JOB NO. 18012 DATE 10/16/2018 SHEET NO. C1 SHEET NO. 1 OF 5 20 ""'o" °jF`a a 2591 CRESTVIEW DJUVE NEWPORT BEACH, CA 926 d ° d APN: 049-181-21 ° a d a a'7-1/4",STEPS /� / / d (2 EACH) a JAM 99U 12.6 ��I - 12.15 - 5 M� 1Y�W '� -FS 11.93 Jb - 1 - 12.09 -- FS,BOT - 13.38- 44��% / 13.44 )'6l �28� TC2� V FL FL ZOZI -- _ FL _ _ FL,HP F_- 10% - - - - - - -EXISTING WALL, -PROTECT-IN-PCACE- ...-...-...-. 1.0/ 0.7/ PROPERTY LINE 11.58 11.85 --------------- --- �I ° FL ° FS--------� 12.13 13.36 13. OFF - ° 40% 5 12.26GFF FL FS,TOP 13.46FS 20:00' EASEMENT 12.11FS 1-1/2" STEP 1/2" STEP L °Q d d 5 0 VG® o F I i uiioi qup ^N42"Ln i a,v ILIA ® / d O uv - i u - `J I a 7-1/8" STEPS d. - (2 EACH) I� 41 d NEW RESIDENCE FF=13.50 EXISTING BUILDING (ADJACENT NEIGHBOR) P/L ) T DH.111 t To DIAL TWO WORKING BEFORE l DAYS BEFORE YOU DIG Ilep I IIII YOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT P/L WALL TEMPORARY 1:1 SLOPE TO OVER -EX 82 81X81 I OEzI oc c 9 � 12 FL 31I �Y� `Jlg FSS 12.98FG' `1 ��5� j� >ybFc'L L o ^ 1.2% �n m r r II II ts.wrr -"c! 10 13.37FS 13.30 1-1/2" STEP` O I�71 i MS C FF=13.50 ��� FS 3 S'El 1291RAF�" FS=13.37 0 pROPE TY LINE El0 v95 t 12.92 TC 13.21 O I (12.59)FL 1 FS 1 01 TG7 FS -, .0% FED 1293 FV l.s 1 i3.2ic� 120 PROPERTY LINE °�821�82( C °S9 a .LC IL \LLJ f� nJ z Lu �I � O z a 0 8 16 =F] SCALE IN FEET rh 1 INCH =8 FEET NEW U WALL PER ARCH. PLAN a m 0 0 m 0 0 13.29 W FS 13.290 FS : a 3.27 3.11 F 13.37 13.21 FG 2% 2/ FF=13.50 FF=13 50 FS 1.4% FS III III III i+ EXISTING ", IIIA-IIII I- -I I- GROUND EXISTING GROUND OVER -EXCAVATION LIMITS PER OVER -EXCAVATION LIMITS PER UNDISTURBED GEOTECHNICAL RECOMMENDATIONS GEOTECHNICAL RECOMMENDATIONS UNDISTURBED TEMPORARY 1:1 SLOPE TO OVER -EX NATIVE SOIL AND TO BE VERFIED IN FIELD BY SOILS AND TO BE VERFIED IN FIELD BY SOILS NATIVE SOIL ENGINEER ENGINEER SECTION A -A SECTION B -B SCALE: 1'=4' SCALE T'=4' FF=13.50 - /\\ TS \\/� OVER -EXCAVATION LIMITS PER TOP OF SLOPE GEOTECHNICAL RECOMMENDATIONS 2 UNDISTURBED 711 d 11.63 TOP OF GRATE 12.26GFF 12.11F5 o ^ OUTLET STORM DRAIN Ir! ri PA PLANTER AREA 4 d FS ° 9.4% 12 17 1-1/2" STEP FS THROUGH BOTTOM STEP li II •oo FINISHED SURFACE FL ° FG FINISHED GRADE --- - - - - -- J. 13.177 LL W HP HIGH POINT INV INVERT GFF .. .. .. .. .. .. .. TG 13.35 EXISTING GRADE EXISTING SPOT ELEVATION - - - - PROPERTY LINE AND LIMIT -OF -WORK O FL,HP XX013.07 i ia ° a, a ql L._ .91- ---------------- 1.0% 1.0% -...-... -----•-�..... TG 1.0% EXISTING ELEVATION; CONTRACTOR SHALL FIELD 102.6) VERIFY ELEVATIONS PRIOR TO CONSTRUCTION AND OR REPORT ANY DISCREPANCIES TO CIVILSCAPES 02.6 ENGINEERING 7 STEMWALL PER STRUCTURAL PLAN AND DETAIL ON SHEET C3 d Z6ll �L61l 12.07 E,, '9Z'OZL 13.21 6 y u 13.37 - S1 2� _ 4 FL 12.13 - FS,BOT - i 5 NEW 6' WALL PER 2_3 FS,TOP FS _ 6-1/2" STEPS ARCHITECT'S PLAN / 11,k5_ a FV 113a� � EACH) ° (2 d / 4 41 _d d d EXISTING BUILDING (ADJACENT NEIGHBOR) P/L ) T DH.111 t To DIAL TWO WORKING BEFORE l DAYS BEFORE YOU DIG Ilep I IIII YOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT P/L WALL TEMPORARY 1:1 SLOPE TO OVER -EX 82 81X81 I OEzI oc c 9 � 12 FL 31I �Y� `Jlg FSS 12.98FG' `1 ��5� j� >ybFc'L L o ^ 1.2% �n m r r II II ts.wrr -"c! 10 13.37FS 13.30 1-1/2" STEP` O I�71 i MS C FF=13.50 ��� FS 3 S'El 1291RAF�" FS=13.37 0 pROPE TY LINE El0 v95 t 12.92 TC 13.21 O I (12.59)FL 1 FS 1 01 TG7 FS -, .0% FED 1293 FV l.s 1 i3.2ic� 120 PROPERTY LINE °�821�82( C °S9 a .LC IL \LLJ f� nJ z Lu �I � O z a 0 8 16 =F] SCALE IN FEET rh 1 INCH =8 FEET NEW U WALL PER ARCH. PLAN a m 0 0 m 0 0 13.29 W FS 13.290 FS : a 3.27 3.11 F 13.37 13.21 FG 2% 2/ FF=13.50 FF=13 50 FS 1.4% FS III III III i+ EXISTING ", IIIA-IIII I- -I I- GROUND EXISTING GROUND OVER -EXCAVATION LIMITS PER OVER -EXCAVATION LIMITS PER UNDISTURBED GEOTECHNICAL RECOMMENDATIONS GEOTECHNICAL RECOMMENDATIONS UNDISTURBED TEMPORARY 1:1 SLOPE TO OVER -EX NATIVE SOIL AND TO BE VERFIED IN FIELD BY SOILS AND TO BE VERFIED IN FIELD BY SOILS NATIVE SOIL ENGINEER ENGINEER SECTION A -A SECTION B -B SCALE: 1'=4' SCALE T'=4' FF=13.50 - /\\ TS \\/� OVER -EXCAVATION LIMITS PER TOP OF SLOPE GEOTECHNICAL RECOMMENDATIONS 2 UNDISTURBED AND TO BE VERFIED IN FIELD BY SOILS NATIVE SOIL ENGINEER TOP OF GRATE 0 n a 0 0 a EXISTING 13.37 GROUND �I,rIILIItIII-I//. I TEMPORARY 1:1 SLOPE TO OVER -EX 3.0% P/L P/L EXISTING BUILDING (ADJACENT NEIGHBOR) SECTION C -C SCALE : T'-4' 0 L 0 0 c� n EXISTING FF=13.50 GROUND 1231 2,. GFF F w: - III TEMPORARY 11 SLOPE OVER -EXCAVATION LIMITS PER TO OVER -EX UNDISTURBED GEOTECHNICAL RECOMMENDATIONS NATIVE SOIL AND TO BE VERFIED IN FIELD BY SOILS ENGINEER SECTION D -D SCALE: T=4' CONSTRUCTION NOTES v mmruV LArC rcR mrl ml I CL I � rLHIN. 0 DRIVEWAY PER ARCHITECT'S PLAN. 0 PLANTER AREA PER ARCHITECT'S PLAN. 0 WALL OR FENCE PER ARCHITECT'S PLAN. OS ROOF DRAIN DOWNSPOUT PER ARCHITECT'S PLAN. 0 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. O7 FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL ON SHEET C3. (D CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL "E" ON SHEET C3. **** D IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1 -INCH WATER METER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -502-L. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT. *** 10 FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER. REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -406-L. 11 REMOVE AND REINSTALL NEW GAS SERVICE AND METER PER GAS COMPANY'S STANDARDS AND SPECIFICATIONS. *** 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. LEGEND TS TOP OF STEM WALL TOP TOP OF SLOPE TRW TOP OF RETAINING WALL FF FINISHED FLOOR ELEVATION TG TOP OF GRATE TC TOP OF COPING OR TOP OF CURB PA PLANTER AREA TW TOP OF WALL LS LANDSCAPE FS FINISHED SURFACE FL FLOW LINE FG FINISHED GRADE GB GRADE BREAK HP HIGH POINT INV INVERT GFF GARAGE FINISHED FLOOR EG EXISTING GRADE EXISTING SPOT ELEVATION - - - - PROPERTY LINE AND LIMIT -OF -WORK PROPOSED WALL 3' WIDE OVER -EXCAVATION ENVELOPE ■ ■ BEYOND FOOTPRINT OF BUILDING PER SOIL ENGINEER'S RECOMMENDATIONS EXISTING ELEVATION; CONTRACTOR SHALL FIELD 102.6) VERIFY ELEVATIONS PRIOR TO CONSTRUCTION AND OR REPORT ANY DISCREPANCIES TO CIVILSCAPES 02.6 ENGINEERING 7 STEMWALL PER STRUCTURAL PLAN AND DETAIL ON SHEET C3 N w E U) 0 O ti orf N LU OJ O W C Z (DLo V U Q Z LN 00 N J m 0 W 0.1 W Z 0 Q LL J Z QWW M JCS tnLu� aW aoa Z� Zw= (n Q U W W Lum C Ln 0 N Lij cl)a Z z _ 0 V Q W w am ar) REVISIONS I NO. I REVISION I DATE OWNER: PHAM ANTHONY B V TRUST 2585 CRESTVIEW DR. NEWPORT BEACH, CA 92663 QROFEss in �O pM D C 76698 5 A Exp. 12.31.2018 JOB NO. 18012 DATE 10/16/2018 SHEET NO. C2 SHEET NO. 2 OF 5 21 -n- -) T DH. To DIAL TWO WORKING BEFORE I DAYS BEFORE YOU DIG III YOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT P/L I �12" CLR- DIMENSIONS DETERMINED BY GRATE FRAME DIMENSIONS.USE FRAME AS A FORM CRUSHED ROCK W/FILTER LLLVA I IUN SECTION E -E -09'a .S9 n LLL v) 1U W CIS (r EROSION CONTROL CONSTRUCTION NOTES OA INSTALL SAND (OR GRAVEL) BAG BARRIER PER CASQA SE -8 AND SE -6 © INLET PROTECTION PER DETAIL HEREON NOTES: 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 S -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. X O � z a E 2 BAGS (MIN.) PSE TYP. SECT, TYP. ELEV. 0 8 16 ( )SAND BAG DETAIL SCALE IN FEET NO SCALE 1 INCH =8 FEET 6" MIN. WIDE PEDESTRAIN SAFE FRAME & GRATE 3/8" SLOT OPENING.EAST JORDAN IRON WORKS OR EQUAL(800)874-4100 REBAR TOP & BOTTOM FILL THIS PORTION WITH CRUSHED ROCK AFTER POURING GRATE SUPPORT CURB PLAN VIEW F)FTAII F ®BOTTOMLESS TRENCH DRAIN NO SCALE TEMPORARY PVC PIPE EXTENSION FOR EROSION PURPOSES PVC PIPE DRAIN PER PRECISE GRADING PLAN 3 24" wide x 18" minimum depth trench filter cloth in the trench.Lap 12" @ top i bottom of the trench with crushed rock. i and pour perimeter concrete curb ie rest of the trench with crushed rock to 4" top of trench SLOPE TO VARIE V FUTURE ROUND GRATE TG ELEV PER PLAN I I I I ' —NDS RISER AREA DRAIN INLET PROJECTION Kin croi G ij77--� NDS ATRIUM GRATE OR FLAT GRATE SLOPE TO DRAIN COMPACTED SOIL NDS #66 - 6" DRAIN RISER PIPE (LENGTH AS REQUIRED) OR APPROVED EQUAL NDS #101 OR #201 SPEE-D BASIN OR APPROVED EQUAL DRAIN PIPE INVERT ELEVATION CRUSHED STONE sG W E U) 0 O m 01 N U) U O0 J W C Z (D Lt7 — r U Q 00 Z LO OO Q 1- N _J 0) W Q U J 0 Z L Z J Q Lu M JC�J�co a W moa U Z�Cl) mow= DW Z�w Q O L m Ly OC V c) � C �0- W = O Lo N W Cl) aCl) 0 z V W W W am REVISIONS NO. I REVISION I DATE OWNER: PHAM ANTHONY B V TRUST 2585 CRESTVIEW DR. NEWPORT BEACH, CA 92663 jROFESS /p\ � 5 2 C 76698 A Exp. 12.31.2018 *, JOB NO. 18012 DATE 10/16/2018 SHEET NO ONDS SPEE-D BASIN DETAIL C 3 NO SCALE SHEET NO. 3 OF 5 22 c� I N J J v_ L_ LL- I LLL' -LL' -I L - J f� J_, : L- L L ` ti•; L 5' LI J J J uJ - L- L L L L _I- L IL L W JJ J J 11 1 L:� L. L L-�,_ L ti, 4i I. �:.Z LL L L L- ..-J J - _ 1 Li - L L J J - -- - - ' I t �_ I' LL- L L �' L '-I L - d L� `_ L ,- L L- -L L L L� L L LI - !'L l l u t �- L L �*�I- L L �uL��,S�J�y���`Ci.�4 J � O L F"4S'fiYIS'IYI'l�sv / > `�•�C>,.'"ttT.�`)idP i' L rJ L - - L Z m _ x\ uii_7 I r11 F .+ r 1 >` Al11 Q r J t zl'i,<,. 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X06 No. Il�a�}�Izesx„auei;, r�r 18012 1 �j�w t � fit, �,lif�t`; � e'��'t�rf�sYttq�a,Egx �tfe"� �`... �..... � �_ �� �•�1L�; r. �.''i'1 Ilbt 1,rs ill C71,SIlil1/iAs'�0cisS.�ll�'4t-�s`fl.l`1"t?':'Ci,l?)I r `.--�r.-� r DATE t 10i16i2018 DH / �II [J 1� �� SHEET N0. a a , o '� �>+�u`la`3`uA 11�,{I��` �ril�rlr$ti�; �I '�>���g'�_`v`11�i� i��L�GY� 'r�T �n4Lfrx � L,v� tl��tll���'s r_ `� ,�'>'i r DIAL TWO WORKINGS ,�)l.' 3+�jYdflll _.4r , BEFORE �� DAYS BEFORE '�t.' ,'�.,_ ? r J;f' r Ss'.lY...."7 1wt C4 YOU DIG 1% III YOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT" SHEET NO. 4 OF 5 23 LANDSCAPE ARCHIT CTURAL PLANS FOR THE PHAM RESIDENCE JOHN WAYNE AIRPIRT NOT TO SCALE EX. PROPERTY LINE WALL TO REMAIN 10 NEW PROPERTY NOTES: ATRIUM L GRAVEL ...l i o 00 0 Tu BUILT IN I..T ons. OUTDOOR DINING 1. THE CONTRAGTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS, AND SERVICES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION ELEMENTS AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN. 2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR, ®OUTDOOR LIVING ® - n 3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO GAL -OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK. 4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH THE NATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR ALL COSTS INCURRED DUE TO DAMAGE AND / OR REPLACEMENT OF SAID UTILITIES, INGLUDING DELAYS. 5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOGUMENTS AND / OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT IMMEDIATELY. ALL WORK RELATED TO THE PROBLEM AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE. 8. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT / OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIG PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE GITY ENGINEER. 7. GONTRAGTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY CODES AND REQUIREMENTS. CONTRACTOR SHALL BRING TO THE ATTENTION OF THE OWNER AND THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION ANY KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS' ASSOGIATION. 8. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE APGH17EGT HARMLESS OF ANY UNFORESEEN CONSTRUCTION GOSTS DUE TO ELEMENTS NOT SPEGIFIED ON THESE PLANS. 9. 17 15 THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMPLETING BIDS. GONTRAGTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJEGT. 10. GONTRAGTOR SHALL INSTALL THIS PROJECT UTILIZING THE LANDSCAPE INDUSTRIES'S B. M. P. BEST MANAGEMENT PRACTICES. 01 SEAT WALL e 4 e U u O e U c U o lI o lI c NOTICE TO HOMEOWNER HOME OWNER SHALL PP-OGESS PLANS THROUGH THE HOME OWNER'S ASSOCIATION PRIOR TO ANY CONSTRUCTION. ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE THE APPLICANT OF LEGAL REQUIREMENT TO OBSERVE COVENANTS, CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN COMMUNITY ASSOC. APPROVAL. SECTION 4218/4217 OF THE GOVERNMENT GODE REQUIRES A DIG ALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIG ALERT IDENTIFICATION NUMBER GALL UNDERGROUND SERVICE ALERT. TOLL FREE 1-800-422-4133 (TWO WORKING DAYS BEFORE YOU DIG) LTOLLFREE )0-227-2600 EAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA License No. 3895 $IC-- NATUX— Com• E RENEWAL DATE SHEET INDEX: L-1 COVER SHEET L-2 CONSTRUCTION PLAN L-3 CONSTRUCTION DETAILS L-4 LIGHTING PLAN L-5 IRRIGATION PLAN L-0 IRRIGATION DETAILS L-7 IRRIGATION DETAILS L-8 PLANTING PLAN L-9 PLANTING SPECS. m a V w O 00) DATE: 8-29-18 DRAWN BY: D.P. SHEET NO. Loom 1 5 0 OF - 9 1 TURF AREA DOES NOT EXCEED 25% OF LANDSCAPE PLANTING AREA (PROHIBITED ON SLOPE AREAS AND PARKWAYS LESS THAN 10 FEET WIDE) 75966 OF LANDSCAPE AREA MUST BE PLATED WITH CLIMATE ADAPTED PLANTS WITH AN AVERAGE WUCOLS PLANT FAGTOR OF 0.3. COMPOST AT A RATE OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES 3 -INCH MULCH LAYER APPLIED TO ALL PLANTING AREAS (EXCLUDING TURF AREA5) AUTOMATIC IRRIGATION CONTROLLERS WITH MANUAL SHUT-OFF VALVES STATEMENT, "I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO)." POINT OF CONNECTION MAKE IRRIGATION POINT OF CONNECTION INTO WATER SERVICE LINE DIRECTLY DOWNSTREAM OF EXISTING LOT WATER METER. VERIFY EXACT LOCATION IN THE FIELD AND ADJUST AS NECESSARY. INSTALL BALL VALVE AT POG FOR IRRIGATION SYSTEM ISOLATION. EXTEND MAINLINE AS SHOWN TO SIDE YARD FOR IRRIGATION EQUIPMENT LOCATION. INSTALL BACKFLOW PREVENTER DOWNSTREAM OF BALL VALVE PER ALL LOCATE CODES. FINAL BACKFLOW PREVENTER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. PIPING BETWEEN THE POG AND THE BACKFLOW PREVENTER TO BE 7 TYPE 'K' COPPER INSTALL MASTER VALVE DOWNSTREAM OF BACKFLOW DEVICE AND WIRE TO GONTROLLER PER MANUFACTURER'S DIRECTIONS. INSTALL FLOW SENSOR DOWNSTREAM OF MASTER VALVE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIREGTIONS. MAXIMUM DEMAND IS 5 GPM. MINIMUM DESIGN PRESSURE AT POG IS 60 PSI. CONTRACTOR SHALL TAKE A DIRECT PRESSURE MEASUREMENT AT THE POG PRIOR TO START OF WORK. IF STATIC PRESSURE IS GRATER THAN 80 PSI. INSTALL PRESSURE REGULATOR WITH BACKFLOW ASSEMBLY PER THESE PLANS AND SET TO 60 PSI. IF STATIC PRESSURE IS BETWEEN 60 PSI AND 80 PSI, DO NOT INSTALL PRESSURE REGULATOR. IF STATIC PRESSURE IS LESS THAN 60 PSI. NOTIFY LANDSCAPE ARCHITECT IN WRITING. DO NOT PROCEED WITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. 2.3 SOIL MANAGEMENT REPORT A. ALL PLANTED LANDSCAPE AREAS ARE REQUIRED TO HAVE FRIABLE SOIL TO MAXIMIZE RETENTION AND INFILTRATION. ON ENGINEERED SLOPES, ONLY AMENDED PLANTING HOLES NEED MEET THIS REQUIREMENT. B. IN ORDER TO REDUCE RUNOFF AND ENGOURAGE HEALTHY PLANT GROWTH, A SOIL MANAGEMENT REPORT SHALL BE COMPLETED BY THE PROJECT APPLICANT, OR HIS/HER DESIGNEE, AS FOLLOWS: 1. SUBMIT SOIL SAMPLES TO A CERTIFIED AGRONOMIC SOILS LABORATORY FOR ANALYSIS AND RECOMMENDATIONS. (A) SOIL SAMPLING SHALL BE CONDUCTED IN ACCORDANCE WITH LABORATORY PROTOCOL, INCLUDING PROTOCOLS REGARDING ADEQUATE SAMPLING DEPTH FOR THE INTENDED PLANTS. (B) THE SOIL ANALYSIS MAY INCLUDE, BUT 15 NOT LIMITED 70: 1. SOILTEXTURE; 2. INFILTRATION RATE DETERMINED BY LABORATORY TEST OR SOIL TEXTURE INFILTRATION RATE TABLE; 3. PH; 4. TOTAL SOLUBLE SALTS; 5. SODIUM; 6. PERCENT ORGANIC MATTER; AND 7. RECOMMENDATIONS. 2. SOIL PREPARATION MULCH AND AMENDMENTS (A) PRIOR TO PLANTING OF ANY MATERIALS, COMPACTED SOILS SHALL BE TRANSFORMED TO A FRIABLE CONDITION. ON ENGINEERED SLOPES, ONLY AMENDED PLANTING HOLES NEED TO MEET THIS REQUIREMENT. (B) SOIL AMENDMENTS SHALL BE INCORPORATED ACCORDING TO THE RECOMMENDATIONS OF THE SOIL REPORT AND WHAT IS APPROPRIATE FOR PLANTS SELECTED. (C) FOR LANDSCAPE INSTALLATIONS, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC; YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL. SOILS WITH GREATER THAN 65vo ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL ARE EXEMPT FROM ADDING COMPOST AND TILLING. (D) A MINIMUM TWO, THREE INCH (3") LAYERS OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDGOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS GONTRAINDIGATED. TO PROVIDE HABITAT FOR BENEFICIAL INSECTS AND OTHER WILDLIFE, UP TO 55vo OF THE LANDSCAPE ARE MAY BE LEFT WITHOUT MULCH. DESIGNATED INSECT HABITAT MUST BE INCLUDED IN THE LANDSCAPE DESIGN PLAN AS SUCH. (E) STABILIZING MULCHING PRODUCTS SHALL BE USED ON SLOPES THAT MEET CURRENT ENGINEERING STANDARDS 5UGH AS THOSE DETAILED IN THE USDA/USAID LOW VOLUME ROADS ENGINEERING BEST MANAGEMENT PRACTICES FIELD GUIDE. (F) THE MULCHING PORTION OF THE SEED/MULCH SLURRY IN HYDROSEEDED APPLICATIONS SHALL MEET THE MULCHING REQUIREMENT. (G) ORGANIC MULCH MATERIALS MADE FROM RECYCLED OR POSTGONSUMER SHALL TAKE PRECEDENCE OVER INORGANIC MATERIALS OR VIRGIN FOREST PRODUCTS UNLESS THE RECYCLED POST -CONSUMER CONTROLLER N57ALL IRRIGATION CONTROLLER OUTSIDE HOUSE AS SHOWN ON THE PLANS. FINAL CONTROLLER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE THE IRRIGATION CONTRACTOR SHALL COORDINATE 120V AG POWER TO THE FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND / OR ELECTRICAL GONTRACTOR A5 NECESSARY, AND PAY ALL ASSOCIATED GOST. THE IRRIGATION CONTRACTOR SHIALL MAKE ALL FINAL CONNECTIONS PER LOCAL CODES. MOUNT, GROUND, AND WIRE ALL THE CONTROL EQUIPMENT PER THE MANUFACTURER'S DIRECTIONS, THESE PLANS, AND PER ALL LOCAL CODES. SLEEVING MAINLINE AND VALVES SHOWN OUTSIDE OF PLANTED AREAS FOR CLARITY ONLY. INSTALL ALL IRRIGATION EQUIPMENT IN ADJACENT PLANTED AREAS EXCEPT WHERE SLEEVING IS SHOWN ON THE PLANS. ALL PIPES AND WIRES THAT MUST RUN UNDER HARDSCAPE TO BE SLEEVED IN SGH 40 PVC SLEEVES ACCORDING TO THE SLEEVING CHART. DRIP LINE SYSTEMS SHRUB AREAS AS SHOWN SHALL BE IRRIGATED WITH DRIP LINE IRRIGATION. INSTALL ALL DRIP LINE SYSTEMS PER THE MANUFAGTURER'S DIREGTIONS AND RECOMMENDATIONS. CONTRACTORS NOT FAMILIAR WITH DRIP LINE SYSTEM INSTALLATION SHALL CONTACT THE MANUFAGTURER'S REPRESENTATIVE PRIOR TO START OF WORK FOR ON-SITE PRODUCT AND INSTALLATION TRAINING. CERTIFICATION OF LANDSCAPE DESIGN I hereby certify that: Appendix B (1) 1 am a professional appropriately licensed in the State of California to provide professional landscape design services. (2) The landscape design and water use calculations for the property located at 2585 GPE57VIF-W DR. (provide street address or parcel number(s)) were prepared by me or under my supervision. (3) The landscape design and water use calculations for the identified property comply with the requirements of the City of NEWPORT BEACH Water Efficient Landscape Ordinance (Municipal Code Sections and the City of NEWPORT BEACH Guidelines for Implementation of the City of NEWPORT BEACH Water Efficient Landscape Ordinance. (4) The information I have provided in this Certificate of Landscape Design is true and correct and is hereby submitted in compliance with the City of NEWPORT BEACH Guidelines for Implementation of the City ofNEwPORT BEACHWater Efficient Landscape Ordinance. DAVID A. PEDERSEN 9-7-18 Print Name Date License Number 20271 AGAGIA ST. NEWPORT BEACH GA. SUITE 120 Address 949-251-8999 Telephone Landscape Design Professional's Stamp POO, (POINT 0= COAAEC—OV) CONTRACTOR B -A-- S== HOUSE MAIN BETWEEN METER AND THE HOUSE ONE ONE QUARTER THE BACK FLOW LINE IS NOT SHOAv, A PURPOSES. WATER METER LOCATION 29 DAVE@DPLANDSGAPECOM E-mail Address ALL PIPING AND RELATED IRRIGATION EQUIPMENT SHOWN IN PAVED AREAS IS FOR CLARITY ONLY, ALL EQUIPMENT TO BE INSTALLED IN PLANTED AREAS WHEN POSSIBLE. THE FINAL LOCATION AND EXACT POSITIONING OF THE IRRIGATION CONTROLLER SHALL BE APPROVED BY THE OWNER PRIOR TO INSTALLATION THIS IRRIGATION SYSTEM SHALL BE INSTALLED BY A COMPETENT LANDSCAPE CONTRACTOR EXPERIENCED IN IRRIGATION INSTALLATION AND THE BASIC FUNDAMENTALS OF ITS HYDRAULIC DEMANDS. THE IRRIGATION CONTRACTOR SHALL FIELD SELECT ALL IRRIGATION NOZZLES AND ARK PATTERNS TO OBTAIN OPTIMUM HEAD TO HEAD COVERAGE WITH THE MINIMUM OF OVER -SPRAY. THE IRRIGATION CONTRACTOR SHALL GUARANTEE ENTIRE SPRINKLER SYSTEM AGNNST DEFECTIVE MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE YEAR FROM DATE OF APPROVAL. SHOULD ANY REPAI¢S BE NECESSARY DURING THE PERIOD, IF DUE TO DEFECTIVE MATERIALS OR WORKMANSHIP, CONTRACTOR SHALL REPAIR AT HIS EXPENSE. OBSTRUCTIONS WHEN VERTICAL OBSTRUCTIONS (UTIL.MES BOXES, STREET LIGHTS, TREES, ETC.) INTERFERE WITH THE SPRAY PATTERN OF THE SPRINKLER HEADS SO AS TO PREVENT PROPER COVERAGE, THE IRRIGATION CONTRACTOR SHALL FIELD ADJUST THE SPRINKLER SYSTEM BY INSTALLING A QUARTER CIRCLE OR HALF CIRCLE SPRINKLER HEAD ON EACH SIDE OF THE OBSTRUCTION 50 AS TO PROVIDE PROPER COVERAGE. ALL ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER. (TYPICAL) TOTAL LANDSCAPE AREA INCLUDING POOL 570 30. F7. 176 SO. FT. 304 50. FT. ARF -A 2 1 STATION NUMBER HZ -2 HZ -1 HYDROZONE NUMBER 0.64 0.64 PRECIPITATION RATE FLOW (GPM) VALVE SIZE DRIP DRIP TYPE BAGK AND FRONT SIDE SHRUBS SHRUBS Automatic irrigation controllers utilizing either evapotranspiration or soil moisture sensor data with nonvolatile memory shall be required for irrigation scheduling in all irrigation systems recommending U.S. EPA WaterSense labeled devices as applicable. ALL EQUIPMENT SHOWN OFF SITE IS FOR GLARITY ONLY GRAPHIC SCALE —III Y "L_ L. 111 r O 8 16 24 D 3 W /_ 164M NORTH SCALE: 1/8" =1'-0" 32 40 48 ,o EQUIPMENT LEGEND SYMBOL MANUFACTUER / MODEL NUMBER BP V) U FEBCO 825YA SERIES REDUCED PRESSURE BACKFLOW PREVENTER - INSTALL WITH WILKINS YBP-80 STRAINER AND WILKINS 50OXL SERIES PRESSURE REGULATOR IF NECESSARY) rna TORO 570Z-6P-GOM-07- POP UP SPRAY HEADS WITH 'PRECISION SPRAY NOZZLE AND GHGK VALVE wo TORO 57OZ-12P-COM-OT- POP UP SPRAY HEADS WITH 'PRECISION SPRAY NOZZLE AND GHGK VALVE ® NIBGO 7-580-70 TWO-PIECE BRONZE BALL VALVE - FULL PORT IRRITROL 700-1 SERIES 'ULTRA FLOW ELECTRIC CONTROL VALVE 8 IRRITROL 700-1 SERIES 'ULTRA FLOW ELECTRIC GONTROL VALVE - INSTALL WITH 1" 25 PSI SENNINGER PRESSURE REGULATOR AND 1" NETAFIM DISC FILTER �c ET TORO TMG-424E-OD+TSM-8F SERIES WEATHER - BASED AUTOMATIC ET ADJUSTING 'SMART IRRIGATION GONTROLLER - WITH IRRITROL GL -100 SERIES 'CLIMATE LOGIC' WIRELESS ET / RAIN SENSOR ... SSCH 40 PVC IRRIGATION PRESSURE MAINLINE 18" MIBNIMUM GOVER oWwa NZHLL GLASS 200 PVC NON -PRESSURE LATERAL LINE -12" MINIMUM COVER NETAFIM TLHGVXR5-12XX DRIP LINE TUBING WITH 0.53 GPH EMITTERS AT 12" O.G. - R05 OF TUBING TO BE ABOUT 16' -18" O.G. BURY TUBING 3"-4" BELOW GRADE - STAPLE DOWN e FIELD FABRICATED OPERATION INDIGATOR / MANUAL FLUSH VALVE ASSEMBLY. TOTAL LANDSCAPE AREA INCLUDING POOL 570 30. F7. 176 SO. FT. 304 50. FT. ARF -A 2 1 STATION NUMBER HZ -2 HZ -1 HYDROZONE NUMBER 0.64 0.64 PRECIPITATION RATE FLOW (GPM) VALVE SIZE DRIP DRIP TYPE BAGK AND FRONT SIDE SHRUBS SHRUBS Automatic irrigation controllers utilizing either evapotranspiration or soil moisture sensor data with nonvolatile memory shall be required for irrigation scheduling in all irrigation systems recommending U.S. EPA WaterSense labeled devices as applicable. ALL EQUIPMENT SHOWN OFF SITE IS FOR GLARITY ONLY GRAPHIC SCALE —III Y "L_ L. 111 r O 8 16 24 D 3 W /_ 164M NORTH SCALE: 1/8" =1'-0" 32 40 48 ,o W N rn )a V) U rna wo U �� aWLO Ln V m N N ILI Q 0 v� oWwa NZHLL U Q LU Q U D Z Q J M DATE: 8-29-18 DRAWN BY: D.P. SHEET NO. Loom 5 g OF -9 25 SECTION / ELEVATION k FRONT VIEW SIDE VIEW 10 4n 3 4 - WALL L 11 N I 1 5 O 12 Ir 2 6 2co 13 FLOW i 7 3 14 2" 4 7 15 t 5 164" 8 9 17 - 18 n 18 24„ 1. REMOTE CONTROL VALVE PER 10. WATERPROOF WIRE CONNECTORS IRRIGATION LEGEND (2 REQUIRED) SECTION 1 2. SCH 40 PVC MALE ADAPTER 11. #14 OF WIRES TO CONTROLLER ELEVATION (2 REQUIRED) VALVE SIZE (COLOR CODED) 3. RECTANGULAR PLASTIC VALVE BOX WITH 12. I.D. TAG WITH STATION NUMBER 1. AUTOMATIC CONTROLLER PER LEGEND - MOUNT TO WALL PER LOCKING LID (NDS #314BCB) HEAT PRINTED ON IT (CHRISTY'S #ID -STD -Y1) MANUFACTURER'S DIRECTIONS BRAND STATION NUMBER ON LID IN 2" 13. SCH 40 PVC ELL (VALVE SIZE) 2. ELECTRICAL JUNCTION BOX FOR 115V AC POWER CONNECTION HIGH BLOCK LETTERS 14. MAINLINE PIPING PER IRRIGATION 3. 1/2" CONDUIT WITH 115V AC POWER WIRES TO POWER SOURCE 4. FINISH GRADE LEGEND (VALVE SIZE) 4. SCH 40 PVC CONDUIT FOR CONTROL WIRES 5. PVC LATERAL LINE PER IRRIGATION 15. SCH 40 PVC TEE (OUTLET TO BE 5. SECURE ALL CONDUITS TO WALL WITH "C" CLAMP IN A MINIMUM OF LEGEND (VALVE SIZE) VALVE SIZE) TWO PLACES (TYP) 6. SCH 40 PVC 45 DEGREE ELL 16. MAINLINE PIPING PER IRRIGATION 6. FINISH GRADE 7. SCH 40 PVC 45 DEGREE ELL (BUSH UP LEGEND (PLAN SIZE) 7. WALL TO LATERAL LINE PLAN SIZE) 17. FILL BASE OF BOX WITH PEA GRAVEL 8. RECTANGULAR PLASTIC VALVE BOX 18. NATIVE SOIL EXTENSION (NDS #214-6) 1/2" IN TURF AREAS, 2" IN SHRUB AREAS CONTROLLER - WALL MOUNT 1. CLIMATE LOGIC WEATHER SENSOR MOUNTED OUTDOORS ON FLAT SURFACE USING SCREWS 2. CLIMATE LOGIC WEATHER SENSOR MOUNTED TO RAIN GUTTER USING QUICK -CLIP GUTTER MOUNT 3. CLIMATE LOGIC RECEIVER MODULE MOUNTED INSIDE 1 CONTROLLER ENCLOSURE - MOUNT WITH SCREWS OR IF IN A SECURE AREA, MOUNT ON HOOK HOOK AND LOOP TYPE STRIPS FOR DISMOUNTING AND HAND-HELD PROGRAMMING UTILIZING THE SLACK IN THE CORD 4. SINGLE CONNECTION CORD PLUGGED INTO CONTROLLER REMOTE PORT m 2 5. COMPATIBLE SPRINKLER CONTROLLER (LOCATE IN ENCLOSURE AS CALLED FOR ON THE PLANS) U 6. FINISH SURFACE OF INTERIOR SPACE WHERE CONTROLLER IS LOCATED (IF APPLICABLE) 7. EXTERNAL PLUG-IN TRANSFORMER (PROVIDED WITH 5 1 3 CONTROLLER IF APPLICABLE) r4l�-8. SCHEDULE 40 PVC CONTROL WIRE CONDUIT (SIZE AS REQUIRED IF APPLICABLE) SCH 40 PVC OTECTING LOW -VOLTAGE 9 SWEEP CONTROL WIES TO ELECTRIC C VALVES IF APPLICABLE) NOTES: p A. INSTALL, MOUNT, AND WIRE THE CLIMATE LOGIC SENSOR w • $OO7 AND RECEIVER PER THE MANUFACTURER'S DIRECTIONS. B. FINAL CLIMATE LOGIC SENSOR LOCATION TO BE DETERMINED IN THE FIELD AND APPROVED BY THE OWNER. N C. FINAL CLIMATE LOGIC SENSOR LOCATION SHALL BE IN A 9 Q 6 LOW VISIBILITY AREA WITH MAXIMUM VANDAL RESISTANCE, D. FOR MOST ACCURATE SENSING, LOCATE THE SENSOR SO THAT IT IS EXPOSED TO SUN AS MUCH AS POSSIBLE. REFER TO THE OWNER'S GUIDE FOR FURTHER MOUNTING LOCATION DIRECTIONS. E. THE CLIMATE LOGIC SENSOR HAS AN INTEGRATED BRACKET FOR MOUNTING. USE ANY COMBINATION OF ADAPTERS / FITTINGS AS MAY BE REQUIRED TO MOUNT IN THE SPECIFIC LOCATION FOR THIS SITE. KI ET / RAIN SENSOR - WIRELESS 9 SECTION / ELEVATION 1. FINISH GRADE 2. CLEAN BACKFILL WITH ALL ROCKS 1" OR LARGER REMOVED - 90% COMPACTION REQUIRED - SEE SPECS 3. NON -PRESSURE LATERAL LINE PER LEGEND (SNAKE IN TRENCH) 4. PRESSURE MAINLINE PER LEGEND (SNAKE IN TRENCH) 5. CONTROL WIRES - INSTALL BELOW PRESSURE MAINLINE 6. UNDISTURBED NATIVE SOIL NOTES: BUNDLE AND TAPE WIRES AT 10' O.C. PIGTAIL AND LOOP WIRES AT ALL CHANGES IN DIRECTION. SPLICING OF WIRE RUNS IS NOT PERMITTED WITHOUT PRIOR APPROVAL FROM OWNER AND LANDSCAPE ARCHITECT. RUN CONTROL WIRES IN SAME TRENCH AS MAINLINE WHERE POSSIBLE. INSTALL 12"x12"x12" CONCRETE THRUST BLOCKS AT ALL CHANGES IN DIRECTION OF PRESSURE MAINLINE (45'S, 90'S, TEES, ETC.) AND AT ALL TERMINAL POINTS. TRENCHING 9. COMMON BRICK SUPPORTS (4 REQUIRED) © ELECTRIC CONTROL VALVE SECTION / ELEVATION 17 16 15 4 ) ( 5 C � ��J 10 11 12 4" 13 4 14 12. WYE FILTER PER LEGEND 13. FILL BASE OF BOX WITH PEA GRAVEL 14. COMMON BRICK SUPPORTS (4 REQUIRED) 15. MAINLINE PIPING PER IRRIGATION LEGEND (PLAN SIZE) 16. SCH 40 PVC MAINLINE FITTING WITH 1" OUTLET 17. 1" SCH 40 PVC MAINLINE PIPING (LENGTH AS REQUIRED) 18. 1" SCH 40 PVC ELL 19. #14 OF WIRES TO CONTROLLER (COLOR CODED) 20. WATERPROOF WIRE CONNECTOR (2 REQUIRED) * 1/2" IN TURF AREAS, 2" IN SHRUB AREAS 0 1. INSERT WIRES THROUGH HOLES IN BASE OF BODY. 2. STRIP WIRES APPROXIMATELY 5/8" FROM END AND TWIST TOGETHER. 3. PUT CRIMP SLEEVE ON TWISTED WIRES AND USE INDENT -TYPE CRIMPING TOOL TO SECURE. TRIM EXCESS BARE WIRE. 4. PLUG PRE -FILLED WITH WATERPROOF SEALANT. 5. INVERT BODY AND INSERT PLUG INTO BODY UNTIL IT SNAPS TIGHT. 6. PUSH WIRES ALL THE WAY INTO PLUG TO COMPLETELY SEAL THE CRIMP SLEEVE. NOTES: USE SPEARS #DS -400 DRI -SPLICE WIRE CONNECTOR KIT. MAKE ALL WATERPROOF WIRE CONNECTIONS PER THE MANUFACTURER'S DIRECTIONS. WATERPROOF WIRE CONNECTOR 4" U ' 10 MIN. lOXPIPE DIA MIN. 5xPIPE DIA. SECTION/ STRAIGHTPIPE STRAIGHTPIPE ELEVATION 1. FLOW SENSOR PER IRRIGATION LEGEND 2. #14 OF WIRES TO CONTROLLER (COLOR CODE DIFFERENTLY THAN COMMON WIRE, CONTROL WIRES, AND MASTER VALVE WIRES) 3. WATERPROOF WIRE CONNECTORS (2 REQUIRED) 4. FINISH GRADE 5. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB)HEAT BRAND "FS" ON LID IN 2" HIGH BLOCK LETTERS 6. MAINLINE PIPING PER IRRIGATION LEGEND (SENSOR SIZE) 7. RECTANGULAR PLASTIC VALVE BOX EXTENSION (NDS #214-6) 8. COMMON BRICK SUPPORTS (4 REQUIRED) 9. FILL BASE OF BOX WITH PEA GRAVEL 10. NATIVE SOIL 1/2" IN TURF AREAS, 2" IN SHRUB AREAS MIFLOW SENSOR J I IUN 1. BALL VALVE PER IRRIGATION LEGEND (MAINLINE SIZE) \ 9 2. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEAT BRAND "BV" ON LID IN 2" HIGH BLOCK LETTERS 3. FINISH GRADE 4. SCH 40 PVC MALE ADAPTER (2 REQUIRED) 5. SCH 40 PVC 45 DEGREE ELL (4 REQUIRED) 6. NATIVE SOIL 7. MAINLINE PIPING PER IRRIGATION LEGEND 8. COMMON BRICK SUPPORTS (4 REQUIRED) 9. FILL BASE OF BOX WITH PEA GRAVEL * 1/2" IN TURF AREAS, 2" IN SHRUB AREAS NOTES: OFF -SET VALVE BOX AROUND BALL VALVE TO ALLOW SPACE FOR FULL MOVEMENT OF THE BALL VALVE HANDLE. 10 BALL VALVE co 5 = O 14 1. QUICK COUPLING VALVE PER IRRIGATION LEGEND 2. #4x36" REBAR SUPPORT STAKE (2 REQUIRED) 3. STAINLESS STEEL CLAMP (2 REQUIRED) 4. FINISH GRADE 5. 10" ROUND PLASTIC VALVE BOX WITH LOCKING LID (NDS #312BCB) HEAT BRAND "QC" ON LID IN 2" HIGH BLOCK LETTERS 6. 3/4"x6" SCH 80 PVC NIPPLE 7. 3/4" SCH 40 PVC STREET ELL (3 REQUIRED) 8. COMMON BRICK SUPPORTS (3 REQUIRED) 9. 3/4"x12" SCH 80 PVC NIPPLE 10. 3/4" SCH 40 PVC ELL (SxT) 11. 3/4" SCH 40 PVC MAINLINE (12" MINIMUM LENGTH) 12. SCH 40 PVC MAINLINE FITTING (TEE OR ELL) WITH 3/4" SLIP OUTLET 13. MAINLINE PIPING PER IRRIGATION LEGEND (PLAN SIZE) 14. NATIVE SOIL 15. FILL BASE OF BOX WITH PEA GRAVEL * 1/2" IN TURF AREAS, 2" IN SHRUB AREAS QUICK COUPLING VALVE SECTION I ELEVATION 1. FINISH GRADE 2. NATIVE SOIL / BACKFILL PER SPECIFICATIONS 3. 6" POP-UP SPRAY HEAD & NOZZLE PER LEGEND 4. 1/2" MARLEX STREET ELL 5. 1/2" SCH 40 PVC STREET ELL TxT 6. 1/2" x 12" MIN. SCH 80 PVC THREADED NIPPLE 7. 1/2" MARLEX STREET ELL 8. SCH 40 PVC LATERAL LINE FITTING WITH 1/2" FEMALE THREADED OUTLET 9. LATERAL LINE PIPING PER LEGEND El POP-UP SPRAY HEAD NOTES: USE TEFLON TAPE ON ALL PVC TO PVC CONNECTIONS; NO PIPE DOPE ALLOWED. SET PERIMETER HEADS 4"-6" FROM CURBS AND WALKS AND 6"-12" FROM VERTICAL OBJECTS SUCH AS FENCES AND WALLS, ETC. ONLY USE BOTTOM INLET OF HEAD. SECTION / ELEVATION 1. REDUCED PRESSURE BACKFLOW 1. REMOTE CONTROL VALVE PER LEGEND MAINLINE SIZE 2. RECTANGULAR JUMBO PLASTIC VALVE 3. WILKINS 500XL SERIES PRESSURE (TO SYSTEM) BOX WITH LOCKING LID (NDS #318BCB) 11. MAINLINE PIPING PER IRRIGATION LEGEND 4. BRASS NIPPLE (R/P SIZE) LENGTH AS HEAT BRAND STATION NUMBER AND "DZ" ON REQUIRED 12. WILKINS YBP-80 STRAINER (R/P SIZE) LID IN 2" HIGH BLOCK LETTERS 3. I.D. TAG WITH STATION NUMBER PRINTED ON IT (CHRISTY'S #ID -STD -Y1) 4. SCH 40 PVC BALL VALVE 5. SCH 80 PVC CLOSE NIPPLE 6. FINISH GRADE 7. NATIVE SOIL 8. SCH 40 PVC MALE ADAPTER 9. PVC PIPING TO SYSTEM (CONNECT AND ADAPT AS NECESSARY) 10. RECTANGULAR PLASTIC VALVE BOX USED AS EXTENSION (NDS #318B) 11. PRESSURE REGULATOR PER LEGEND ❑H DRIP ZONE VALVE ASSEMBLY 0 1. INSERT WIRES THROUGH HOLES IN BASE OF BODY. 2. STRIP WIRES APPROXIMATELY 5/8" FROM END AND TWIST TOGETHER. 3. PUT CRIMP SLEEVE ON TWISTED WIRES AND USE INDENT -TYPE CRIMPING TOOL TO SECURE. TRIM EXCESS BARE WIRE. 4. PLUG PRE -FILLED WITH WATERPROOF SEALANT. 5. INVERT BODY AND INSERT PLUG INTO BODY UNTIL IT SNAPS TIGHT. 6. PUSH WIRES ALL THE WAY INTO PLUG TO COMPLETELY SEAL THE CRIMP SLEEVE. NOTES: USE SPEARS #DS -400 DRI -SPLICE WIRE CONNECTOR KIT. MAKE ALL WATERPROOF WIRE CONNECTIONS PER THE MANUFACTURER'S DIRECTIONS. WATERPROOF WIRE CONNECTOR 4" U ' 10 MIN. lOXPIPE DIA MIN. 5xPIPE DIA. SECTION/ STRAIGHTPIPE STRAIGHTPIPE ELEVATION 1. FLOW SENSOR PER IRRIGATION LEGEND 2. #14 OF WIRES TO CONTROLLER (COLOR CODE DIFFERENTLY THAN COMMON WIRE, CONTROL WIRES, AND MASTER VALVE WIRES) 3. WATERPROOF WIRE CONNECTORS (2 REQUIRED) 4. FINISH GRADE 5. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB)HEAT BRAND "FS" ON LID IN 2" HIGH BLOCK LETTERS 6. MAINLINE PIPING PER IRRIGATION LEGEND (SENSOR SIZE) 7. RECTANGULAR PLASTIC VALVE BOX EXTENSION (NDS #214-6) 8. COMMON BRICK SUPPORTS (4 REQUIRED) 9. FILL BASE OF BOX WITH PEA GRAVEL 10. NATIVE SOIL 1/2" IN TURF AREAS, 2" IN SHRUB AREAS MIFLOW SENSOR J I IUN 1. BALL VALVE PER IRRIGATION LEGEND (MAINLINE SIZE) \ 9 2. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEAT BRAND "BV" ON LID IN 2" HIGH BLOCK LETTERS 3. FINISH GRADE 4. SCH 40 PVC MALE ADAPTER (2 REQUIRED) 5. SCH 40 PVC 45 DEGREE ELL (4 REQUIRED) 6. NATIVE SOIL 7. MAINLINE PIPING PER IRRIGATION LEGEND 8. COMMON BRICK SUPPORTS (4 REQUIRED) 9. FILL BASE OF BOX WITH PEA GRAVEL * 1/2" IN TURF AREAS, 2" IN SHRUB AREAS NOTES: OFF -SET VALVE BOX AROUND BALL VALVE TO ALLOW SPACE FOR FULL MOVEMENT OF THE BALL VALVE HANDLE. 10 BALL VALVE co 5 = O 14 1. QUICK COUPLING VALVE PER IRRIGATION LEGEND 2. #4x36" REBAR SUPPORT STAKE (2 REQUIRED) 3. STAINLESS STEEL CLAMP (2 REQUIRED) 4. FINISH GRADE 5. 10" ROUND PLASTIC VALVE BOX WITH LOCKING LID (NDS #312BCB) HEAT BRAND "QC" ON LID IN 2" HIGH BLOCK LETTERS 6. 3/4"x6" SCH 80 PVC NIPPLE 7. 3/4" SCH 40 PVC STREET ELL (3 REQUIRED) 8. COMMON BRICK SUPPORTS (3 REQUIRED) 9. 3/4"x12" SCH 80 PVC NIPPLE 10. 3/4" SCH 40 PVC ELL (SxT) 11. 3/4" SCH 40 PVC MAINLINE (12" MINIMUM LENGTH) 12. SCH 40 PVC MAINLINE FITTING (TEE OR ELL) WITH 3/4" SLIP OUTLET 13. MAINLINE PIPING PER IRRIGATION LEGEND (PLAN SIZE) 14. NATIVE SOIL 15. FILL BASE OF BOX WITH PEA GRAVEL * 1/2" IN TURF AREAS, 2" IN SHRUB AREAS QUICK COUPLING VALVE SECTION I ELEVATION 1. FINISH GRADE 2. NATIVE SOIL / BACKFILL PER SPECIFICATIONS 3. 6" POP-UP SPRAY HEAD & NOZZLE PER LEGEND 4. 1/2" MARLEX STREET ELL 5. 1/2" SCH 40 PVC STREET ELL TxT 6. 1/2" x 12" MIN. SCH 80 PVC THREADED NIPPLE 7. 1/2" MARLEX STREET ELL 8. SCH 40 PVC LATERAL LINE FITTING WITH 1/2" FEMALE THREADED OUTLET 9. LATERAL LINE PIPING PER LEGEND El POP-UP SPRAY HEAD NOTES: USE TEFLON TAPE ON ALL PVC TO PVC CONNECTIONS; NO PIPE DOPE ALLOWED. SET PERIMETER HEADS 4"-6" FROM CURBS AND WALKS AND 6"-12" FROM VERTICAL OBJECTS SUCH AS FENCES AND WALLS, ETC. ONLY USE BOTTOM INLET OF HEAD. SECTION / ELEVATION 1. REDUCED PRESSURE BACKFLOW WHERE R/P DEVICE IS SMALLER THAN PREVENTER PER IRRIGATION LEGEND MAINLINE SIZE 2. BRASS CLOSE NIPPLE (R/P SIZE) 10. MAINLINE PIPING PER IRRIGATION LEGEND 3. WILKINS 500XL SERIES PRESSURE (TO SYSTEM) REGULATOR R/P SIZE 11. MAINLINE PIPING PER IRRIGATION LEGEND 4. BRASS NIPPLE (R/P SIZE) LENGTH AS (FROM P.O.C.) REQUIRED 12. WILKINS YBP-80 STRAINER (R/P SIZE) 5. 6" THICK CONCRETE SUPPORT BLOCK 6. FINISH GRADE 7. NATIVE SOIL 8. BRASS ELL (R/P SIZE) 9. SCH 40 PVC MALE ADAPTER (BUSH UP TO MAINLINE PLAN SIZE NOTES: INSTALL PER ALL LOCAL CODES. FINAL LOCATION TO BE APPROVED IN THE FIELD BY THE LANDSCAPE ARCHITECT AND/OR OWNER. © BACKFLOW PREVENTER ASSEMBLY 13 SECTION I 1. MASTER VALVE PER IRRIGATION LEGEND ELEVATION 2. FINISH GRADE 3. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEAT BRAND "MV" ON LID IN 2" HIGH BLOCK LETTERS 4. SCH 40 PVC MALE ADAPTER (2 REQUIRED) USE REDUCING ADAPTERS WHERE MAINLINE IS LARGER THAN VALVE 5. SCH 40 PVC 45 DEGREE ELL (4 REQUIRED) 6. MAINLINE PIPING PER IRRIGATION LEGEND (PLAN SIZE) 7. RECTANGULAR PLASTIC VALVE BOX EXTENSION (NDS #214-6) 8. COMMON BRICK SUPPORTS (4 REQUIRED) 9. WATERPROOF WIRE CONNECTORS (2 REQUIRED) 10 #14 OF WIRES TO CONTROLLER (COLOR CODE DIFFERENTLY THAN COMMON WIRE, CONTROL WIRES, AND FLOW SENSOR WIRES) 11. I.D. TAG WITH "MV" PRINTED ON IT (CHRISTY'S #ID -STD -Y1) 12. FILL BASE OF BOX WITH PEA GRAVEL 13. NATIVE SOIL 1/2" IN TURF AREAS, 2" IN SHRUB AREAS MASTER CONTROL VALVE "Lijo r W CV VU cc NQc90 U aw,� L1J NN LO aoo _ Lo Luc) NZF-LL U L -L Lu Q Q U U) Q Q J m m -04 m Oki m DATE: (5-2g-18 DRAWN BY: D.P. SHEET NO) Loom G OF -9 20 IRRIGATION NOTES: 1. GENERAL -ALL WORK SHALL BE IN ACCORDANCE WITH APPLICABLE CODES AND THESE PLANS. THE CONTRACTOR SHALL APPLY FOR ALL PERMITS AND PAY SAME. 1.A. THE CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS SHOWN ON THE PLANS AT THE SITE PRIOR TO COMMENCEMENT OF ANY WORK UNDER THIS CONTRACT. 1.6. THE CONTRACTOR SHALL CARRY ALL WORKERS COMPENSATION, PUBLIC LIABILITY AND PROPERTY DAMAGE INSURANCE, AS REQUIRED BY THE OWNER AND/OR GOVERNING AGENCY. 2. SCOPE OF WORK - UNLESS OTHERWISE SPECIFIED, THE CONSTRUCTION OF IRRIGATION SYSTEMS SHALL INCLUDE THE FURNISHING, INSTALLING AND TESTING OF ALL POINTS OF CONNECTION, BACKFLOW DEVICES, AND MAINLINE; AND THE FURNISHING AND INSTALLING OF CONTROLLERS, ELECTRIC CONTROL VALVES, OTHER SPECIFIED VALVES, LATERAL LINES, RISERS AND FITTINGS, SPRINKLER HEADS, AND DRIP LINES; AND EXCAVATION AND BACKFILL AND ALL OTHER WORK IN ACCORDANCE WITH THESE PLANS, DETAILS, AND NOTES. THE CONTRACTOR SHALL FURNISH ALL LABOR, MATERIAL, EQUIPMENT PROPERTY, TRANSPORTATION, AND PERFORM ALL OPERATIONS REQUIRED FOR A COMPLETE AND OPERABLE IRRIGATION SYSTEM AS INDICATED ON, OR REASONABLY IMPLIED BY THE DRAWINGS, DETAILS, AND NOTES. INCLUDED AS A PART OF THE IRRIGATION WORK, BUT NOT LIMITED BY IT, ARE THE FOLLOWING: 2.A. INSTALL COMPLETE OPERABLE INDEPENDENT IRRIGATION SYSTEMS PER THE PLANS, DETAILS, LEGENDS, AND NOTES. 2.B. ALL IRRIGATION WORK SHALL BE GUARANTEED BY THE CONTRACTOR AS TO MATERIAL AND WORKMANSHIP, INCLUDING SETTLING OF BACKFILLED TRENCHES BELOW GRADE FOR A PERIOD OF ONE YEAR FOLLOWING THE DATE OF FINAL ACCEPTANCE OF THE WORK. 3. CHECK AND VERIFY ALL SITE CONDITIONS AND UTILITY LOCATIONS PRIOR TO ANY SITE WORK. IF IT IS FOUND THAT THE SITE VARIES FROM THE DRAWINGS, NOTIFY THE LANDSCAPE ARCHITECT. THE LANDSCAPE ARCHITECT SHALL DECIDE ALL QUESTIONS RELATING TO THE INTERPRETATION OF THE DRAWINGS AND THE ACCEPTABLE FULFILLMENT OF THE CONTRACT. 4. COORDINATE ALL IRRIGATION WORK WITH PLANTING AND GRADING OPERATIONS TO AVOID ANY CONFLICT WITH PLANTING PITS, DRAINAGE SWALES, ETC. 5. PIPING SHOWN ON THE PLANS IS ESSENTIALLY DIAGRAMMATIC. CONTRACTOR SHALL ROUTE PIPING TO AVOID CONFLICT WITH STATIONARY ELEMENTS AND IN SUCH A MANNER AS TO CONFORM WITH THE VARIOUS DETAILS AND DESIGN INTENT OF THESE PLANS. WHERE TREES, LIGHT STANDARDS, OR OTHER PHYSICAL OBSTRUCTIONS EXIST, THE PIPING AND SPRINKLER HEAD LOCATIONS SHALL BE ADJUSTED AND / OR RELOCATED AS NECESSARY TO OBTAIN FULL COVERAGE WITH MINIMAL OVER SPRAY. 6. THE CONTRACTOR SHALL AT ALL TIMES PROTECT HIS WORK FROM DAMAGE AND THEFT AND REPLACE ALL DAMAGED OR STOLEN PARTS AT HIS EXPENSE UNTIL THE WORK IS ACCEPTED IN WRITING BY THE OWNER AND/OR GOVERNING AGENCY. 7. EXTREME CARE SHALL BE EXERCISED IN EXCAVATING AND WORKING NEAR EXISTING UTILITIES. CONTRACTOR SHALL VERIFY THE LOCATION AND CONDITION OF ALL UTILITIES AND BE RESPONSIBLE FOR ANY DAMAGE. CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT A MINIMUM OF TWO WORKING DAYS PRIOR TO DIGGING. 8. THE CONTRACTOR SHALL KEEP THE PREMISES CLEAN AND FREE OF EXCESS EQUIPMENT, MATERIALS, AND RUBBISH INCIDENTAL TO HIS WORK. 9. THE IRRIGATION DESIGN IS BASED ON THE METER AND/OR POINT OF CONNECTION SIZE AND WATER PRESSURE INDICATED ON THE WATER SOURCE / POINT OF CONNECTION NOTE ON THE PLANS. CONTRACTOR SHALL VERIFY THE PRESSURE PRIOR TO CONSTRUCTION. SHOULD A DISCREPANCY EXIST, NOTIFY THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING CONSTRUCTION. DO NOT PROCEED WITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. 10. CONTRACTOR SHALL MAKE POINT(S) OF CONNECTION (POC) AS NOTED ON THE PLANS. ALL FEES AND LOCAL REQUIREMENTS SHALL BE THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR. 11. IRRIGATION CONTRACTOR SHALL COORDINATE 120V AC POWER TO FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND/OR ELECTRICAL CONTRACTOR AS NECESSARY. IRRIGATION CONTRACTOR SHALL PAY ALL ASSOCIATED FEES FOR ELECTRICAL SERVICE. IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING ALL FINAL CONTROLLER CONNECTIONS PER LOCAL CODES. 12. CONTRACTOR SHALL PROVIDE ALL EQUIPMENT REQUIRED TO PERFORM A MAINLINE PRESSURE TEST. THE HYDROSTATIC TEST SHALL HOLD A MINIMUM OF 150 PSI FOR 3 HOURS OR MORE. CONTRACTOR SHALL CONTACT THE OWNER'S REPRESENTATIVE A MINIMUM OF 48 HOURS IN ADVANCE OF THE TEST FOR CERTIFICATION. 13. CONTRACTOR SHALL THOROUGHLY FLUSH THE ENTIRE MAINLINE PRIOR TO INSTALLING REMOTE CONTROL VALVES. ALL LATERAL LINES SHALL BE COMPLETELY FLUSHED PRIOR TO INSTALLING HEADS AND NOZZLES. FOR DRIP SYSTEMS, ALL PIPING /TUBING DOWNSTREAM OF THE CONTROL VALVE SHALL BE THOROUGHLY FLUSHED PRIOR TO'CLOSING' SYSTEM (FOR GRID SYSTEMS), OR BEFORE INSTALLING FLUSH VALVES. 14. ALL WIRES SHALL BE SOLID COPPER, PLASTIC INSULATED, U.F. DIRECT BURIAL WIRE. ALL COMMON WIRE SHALL BE AWG #14 WHITE; ALL CONTROL WIRES SHALL BE AWG #14 RED OR BLACK. CONTROLLERS SHALL HAVE SEPARATE COLOR CODED COMMON WIRES AND CONTROL WIRES WHEN TWO OR MORE CONTROLLERS ARE ON THE PROJECT. 15. ALL CONTROL WIRES AND IRRIGATION PIPING THAT RUNS UNDER HARDSCAPE / PAVING SHALL BE ENCASED IN PVC SLEEVES PER THE LEGEND. SLEEVES SHALL BE SIZED ACCORDING TO THE SLEEVING CHART ON THE PLANS. SLEEVES SHALL BE STRAIGHT RUNS OF PVC PIPE WITH NO FITTINGS INSTALLED UNDER HARDSCAPED AREAS. IF WIDTH OF HARDSCAPE EXCEEDS A FULL LENGTH OF PIPE, USE BELLED END CONNECTION OR COUPLER WITHIN SLEEVE, ENSURING SLEEVE IS LARGE ENOUGH FOR THE ADDED DIAMETER OF THE CONNECTION. 16. THE FINAL LOCATION FOR CONTROL VALVES AND QUICK COUPLERS SHALL BE APPROVED IN THE FIELD BY THE LANDSCAPE ARCHITECT OR THE OWNER'S AUTHORIZED REPRESENTATIVE. ALL VALVES AND QUICK COUPLERS SHALL BE LOCATED IN SHRUB AREAS WHEREVER POSSIBLE. 17. THE CONTRACTOR SHALL HEAT BRAND VALVE NUMBERS OR OTHER MARKINGS AS CALLED FOR IN THE IRRIGATION DETAILS ON INSIDE AND OUTSIDE OF ALL VALVE BOX LIDS. 18. ALL BRASS OR GALVANIZED CONNECTIONS SHALL BE COATED WITH TEFLON TAPE OR APPROPRIATE PIPE JOINT COMPOUND. ALL PVC TO PVC THREADED CONNECTIONS SHALL BE COATED WITH TEFLON TAPE. NO PIPE DOPE IS ALLOWED AT VALVE OR SPRINKLER HEAD CONNECTIONS. ANY PVC TO METAL CONNECTIONS SHALL BE MADE WITH A MALE THREADED PVC FITTING AND A FEMALE THREADED METAL FITTING. 19. ALL PVC SOLVENT -WELD CONNECTIONS SHALL BE MADE WITH SOLVENT -WELD MATERIALS AS RECOMMENDED BY THE PIPE MANUFACTURER. SOLVENT -WELD PRIMER SHALL BE APPLIED AT ALL CONNECTIONS. 20. LOW HEAD DRAINAGE WILL NOT BE ALLOWED. CONTRACTOR TO DETERMINE IN THE FIELD WHICH HEADS DRAIN AFTER THE VALVE IS SHUT OFF. CONTRACTOR SHALL PROVIDE AND INSTALL ADDITIONAL IN-LINE CHECK VALVES AS NEEDED AT NO ADDITIONAL COST TO THE OWNER. 21. ALL PRESSURE SUPPLY LINES AND CONTROL WIRES TO HAVE 18"-24" MINIMUM COVER. ALL LATERAL LINES TO HAVE 12" MINIMUM COVER. FOR RECYCLED WATER SYSTEMS, PIPE DEPTH TO BE DETERMINED BY THE LOCAL GOVERNING AGENCY. 22. MAINLINE AND WIRE SLEEVING TO HAVE 24" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. MAINLINE AND WIRE SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. LATERAL LINE SLEEVING TO HAVE 12" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. LATERAL LINE SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. CONTRACTOR SHALL INSTALL SLEEVING UNDER ALL HARDSCAPE 36" WIDE OR GREATER. DUE TO GRAPHIC CLARITY, NOT ALL SLEEVES MAY BE SHOWN ON THE PLANS. CONTRACTOR SHALL INSTALL ALL SLEEVING PRIOR TO HARDSCAPE AND PAVING INSTALLATION. 23. THE RADIUS OF EACH HEAD IS TO BE ADJUSTED SO THAT HEAD-TO-HEAD COVERAGE IS MAINTAINED, BUT OVER SPRAY ON BUILDINGS, WALKS, WALLS, AND OTHER HARD SURFACES IS MINIMIZED. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO USING THE BEST NOZZLE RADIUS AND PATTERN, USING PRESSURE COMPENSATING DEVICES FOR NOZZLES, USING ADJUSTABLE NOZZLES, OR USING THE RADIUS ADJUST SCREW ON INDIVIDUAL NOZZLES. 24. FINE TUNE EACH CONTROL VALVE FOR OPTIMUM OPERATION. THIS SHALL BE DONE BY TURNING DOWN THE FLOW CONTROL OF THE VALVE UNTIL SYSTEM PERFORMANCE STARTS TO SUFFER. AT THAT POINT, OPEN UP VALVE FLOW CONTROL ABOUT ONE-HALF TURN OR UNTIL THE VALVE IS JUST OPEN ENOUGH FOR DESIRED OPERATION. 25. CONTRACTOR SHALL INSTALL 2 EXTRA WIRES FROM CONTROLLER(S) TO EACH END OF THE MAINLINE. WIRES SHALL COME UP INTO ALL VALVE BOXES ALONG THE MAINLINE PATH WITH 36" EXPANSION COILS IN EACH BOX. SPARE WIRES SHALL BE COLOR -CODED DIFFERENTLY THAN OTHER CONTROL WIRES FOR EACH CONTROLLER. 26. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR IS TO TURN OVER TO THE OWNER THE FOLLOWING: 26.a. A REPRODUCIBLE SET OF "AS -BUILT" DRAWINGS AND CONTROLLER CHART. 26.b. 2 KEYS FOR EACH CONTROLLER / CONTROLLER ENCLOSURE (AS APPLICABLE). 26.c. 2 QUICK COUPLER KEYS AND MATCHING HOSE SWIVELS. 26.d. 4 OF EACH SPRINKLER HEAD SPECIFIED (AS APPLICABLE). 26.e. 100' OF EACH DRIP LINE TUBING SPECIFIED (AS APPLICABLE). 26.f. 10 OF EACH DRIP EMITTER / FLUSH VALVE / DRIP SYSTEM APPARATUS SPECIFIED (AS APPLICABLE). 27. RECORD DRAWINGS - THE CONTRACTOR SHALL PROVIDE AND KEEP UP TO DATE A COMPLETE RECORD SET OF PRINTS WHICH SHALL BE CORRECTED DAILY AND SHOW EVERY CHANGE FROM THE ORIGINAL DRAWINGS. PRIOR TO FINAL INSPECTION, THE CONTRACTOR SHALL TRANSCRIBE ALL INFORMATION FROM THE RECORD SET TO A BLACK -LINE PRINT PROCURED FROM THE OWNER. ALL WORK SHALL BE NEAT AND LEGIBLE, LOCATING THE FOLLOWING ITEMS FROM PERMANENT POINTS OF REFERENCE: SHUT-OFF VALVES, MAINLINE AND CONTROL WIRE ROUTING, POC, BACKFLOW DEVICE, CONTROL VALVES, CONTROLLER, QUICK COUPLING VALVES, AND OTHER PERTINENT UNDERGROUND ITEMS. 28. "CONTROLLER CHART" - UPON APPROVAL OF THE FINAL RECORD DRAWINGS, PROVIDE ONE CHART FOR EACH CONTROLLER INSTALLED. 28.A. THE CHART IS TO BE A REDUCED COPY OF THE APPROVED RECORD DRAWING (A BLACK -LINE PRINT REDUCED TO THE MAXIMUM SIZE THE CONTROLLER DOOR WILL ALLOW, COLORED WITH A DIFFERENT COLOR FOR EACH VALVE STATION'S AREA OF COVERAGE). 28.B. WHEN COMPLETED AND APPROVED, THE CHART SHALL BE LAMINATED BETWEEN TWO (2) PIECES OF 20 MIL. CLEAR PLASTIC AND MOUNTED ON THE INSIDE OF THE CONTROLLER DOOR USING VELCRO TAPE OR EQUAL. 29. DRIP LINE IRRIGATION 29.A. DRIP LINE TUBING IS SHOWN ON THE PLANS IN THE SUGGESTED LAYOUT. CONTRACTOR SHALL ADJUST LAYOUT AS DETERMINED NECESSARY IN THE FIELD TO MATCH THE ACTUAL SITE CONDITIONS, DIMENSIONS, ETC. 29.B. ALL DRIP LINE SYSTEMS SHALL BE INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS AND DIRECTIONS. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO SOIL TYPE CONSIDERATION, PLANT TYPE CONSIDERATION, SLOPES, TYPICAL TUBING LAYOUT, SUPPLY HEADERS, FLUSH HEADERS, AIR -RELEASE VALVES, FLUSH VALVES, SOIL STAPLES, AND OPERATION INDICATORS, ETC. 29.C. EACH DRIP LINE SYSTEM SHALL HAVE A DRIP ZONE VALVE ASSEMBLY THAT INCLUDES A PRESSURE REGULATOR AND IN-LINE FILTER PER THE IRRIGATION LEGEND. 29.D. EXTEND PVC LATERAL LINE PIPING PER IRRIGATION LEGEND FROM THE DRIP ZONE VALVE INTO THE PLANTING AREAS. ALL SUPPLY HEADERS AND FLUSH HEADERS SHALL BE PVC PIPING OR DRIP LINE TUBING AS SPECIFIED ON THE DRAWINGS. 29.E. CONNECT THE DRIP LINE TUBING INTO THE PVC / POLY TUBING HEADERS PER THE MANUFACTURER'S DIRECTIONS, USING FITTINGS AS SUPPLIED BY THE MANUFACTURER OF THE DRIP LINE TUBING. 291. DRIP LINE TUBING RUNS SHALL BE SPACED AT APPROXIMATELY 12" O.C. OR AS NOTED ON THE PLANS. 29.G. TUBING SHALL RUN GENERALLY PARALLEL TO THE LONG AXIS OF THE PLANTING AREAS. THE EXCEPTION TO THIS WOULD BE SLOPED AREAS WHERE THE TUBING SHALL RUN PARALLEL TO THE SLOPE CONTOURS. 29.H. FLUSH VALVES SHALL BE INSTALLED A THE TERMINAL ENDS AND/OR LOW POINTS OF ZONES IN ALL DIRECTIONS. AIR RELEASE VALVES, WHERE REQUIRED FOR BURIED SYSTEMS, SHALL BE INSTALLED AT THE HIGH POINTS OF EACH ZONE. REFER TO THE MANUFACTURER'S DIRECTIONS FOR THE QUANTITY OF FLUSH VALVES AND AIR -RELEASE VALVES RECOMMENDED FOR EACH ZONE. 29.1. DRIP LINE TUBING SHALL BE BURIED 3"-4" BELOW FINISH GRADE, STAPLED DOWN, AND COVERED WITH MULCH PER THE PLANTING PLAN. 29.J. EACH DRIP LINE ZONE SHALL INCLUDE AN OPERATION INDICATOR. THE OPERATION INDICATOR SHALL BE INSTALL AT THE FARTHEST POINT AWAY FROM THE ZONE DRIP VALVE ASSEMBLY. 29.K. ALL FITTINGS USED FOR DRIP LINE TUBING CONNECTIONS AND DRIP LINE TUBING TO PVC CONNECTIONS SHALL BE AS PRODUCED AND SUPPLIED BY THE MANUFACTURER OF THE DRIP LINE TUBING. IRRIGATION MAINTENANCE SCHEDULE THE IRRIGATION MAINTENANCE SCHEDULE TASKS LISTED BELOW ARE INTENDED AS MINIMUM STANDARDS AND MORE FREQUENT ATTENTION MAY BE REQUIRED DEPENDING ON THE PARTICULAR SITE CONDITIONS. FREQUENCY QUARTERLY MONTHLY QUARTERLY QUARTERLY QUARTERLY WEEKLY MONTHLY MAINTENANCE TASK CONTROLLER CABINET - OPEN CABINET AND CLEAN OUT DEBRIS AND REPLACE BATTERY AS NECESSARY. CHECK WIRING AND REPAIR AS NEEDED AND CHECK CLOCK AND RESET IF NECESSARY. IRRIGATION SCHEDULE - ADJUST SCHEDULE FOR SEASONAL VARIATIONS AND OTHER CONDITIONS WHICH MAY AFFECT THE AMOUNT OF WATER NEEDED TO MAINTAIN PLANT HEALTH. ADJUST AS NECESSARY. POC - VISUALLY INSPECT COMPONENTS FOR LEAKS, PRESSURE SETTINGS, SETTLEMENT OR OTHER DAMAGE AFFECTING THE OPERATION OF A COMPONENT. REPAIR AS NEEDED. REMOTE CONTROL VALVES, ISOLATION VALVES AND QUICK COUPLER VALVES - VISUALLY INSPECT FOR LEAKS, SETTLEMENT, WIRE CONNECTIONS AND PRESSURE SETTINGS. REPAIR OR ADJUST AS NEEDED. MAINLINE AND LATERALS - VISUALLY INSPECT FOR LEAKS OR SETTLEMENT OF TRENCHES. REPAIR AS NEEDED. SPRINKLERS - VISUALLY CHECK FOR ANY BROKEN, MISALIGNED OR CLOGGED HEADS, HEADS WITH INCORRECT ARC, INADEQUATE COVERAGE OR OVER -SPRAY AND LOW HEAD DRAINAGE. REPAIR AS NEEDED. FILTERS AND STRAINERS - VISUALLY CHECK FOR LEAKS, BROKEN FITTINGS. CLEAN AND FLUSH SCREENS. ® NOT USED EQUAL EQUAL JtCIIUNItLtVAIIUN 1. HARDSCAPING AND AGGREGATE (TYPICAL) 2. CLEAN SAND BACKFILL - COMPACT TO MATCH DENSITY OF NATIVE SOIL 3. LATERAL LINE IN SCH 40 PVC SLEEVE 4. PRESSURE MAINLINE IN SCH 40 PVC SLEEVE 5. CONTROL WIRES IN SCH 40 PVC SLEEVE 6. UNDISTURBED NATIVE SOIL NOTES: SIZE ALL SLEEVES PER THE IRRIGATION PLANS. EXTEND SLEEVES 6" MINIMUM BEYOND EDGE OF HARDSCAPE (AT EACH END) INTO THE PLANTING AREAS. SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. ❑M SLEEVING v 1. 'GPH IRRIGATION' GDFN FLUSH VALVE / INDICATOR 2. MULCH TOP DRESSING PER PLANTING PLAN 2. 2. MULCH LAYER PER PLANTING PLAN NOTES: 3. FINISH GRADE USE TEFLON TAPE ON ALL PVC TO 3. 4. NATIVE SOIL / BACKFILL PER SPECIFICATIONS PVC CONNECTIONS; NO PIPE DOPE 5. HUNTER PROS -I2 -CV HI -POP SPRAY HEAD BODY ALLOWED. ADAPT TO DRIP SYSTEM 6. FLUSH HEADER PIPING PER LEGEND AS REQUIRED (POLY OR PVC). 7. 1/2" MARLEX STREET ELL ONLY USE BOTTOM INLET OF 4. 8. FLUSH HEADER FITTING WITH 1/2" FEMALE THREADED SPRINKLER HEAD. IF POSSIBLE, - SEE DETAIL AT RIGHT OUTLET - ADAPT AS NECESSARY LOCATE FLUSH / INDICATOR 5. 9. 1/2"x12" MIN. SCH 80 PVC THREADED NIPPLE ASSEMBLY IN AREA WITH EASY 10. 1/2" SCH 40 PVC STREET ELL TxT ACCESS FOR MAINTENANCE. © DRIP LINE SYSTEM - FLUSH VALVE ASSEMBLY ® NOT USED EQUAL EQUAL JtCIIUNItLtVAIIUN 1. HARDSCAPING AND AGGREGATE (TYPICAL) 2. CLEAN SAND BACKFILL - COMPACT TO MATCH DENSITY OF NATIVE SOIL 3. LATERAL LINE IN SCH 40 PVC SLEEVE 4. PRESSURE MAINLINE IN SCH 40 PVC SLEEVE 5. CONTROL WIRES IN SCH 40 PVC SLEEVE 6. UNDISTURBED NATIVE SOIL NOTES: SIZE ALL SLEEVES PER THE IRRIGATION PLANS. EXTEND SLEEVES 6" MINIMUM BEYOND EDGE OF HARDSCAPE (AT EACH END) INTO THE PLANTING AREAS. SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. ❑M SLEEVING v r- �° °--.------- �-- ROW SPACING PER PLAN LAYOUT OUT \ EMITTERS IN 1 TRIANGULAR $O PATTERN - - - 10 i �O 10 FV ROW SPACING PER PLAN FV � 8)O 8 - - - - - - - - - - - - - - - - - - PLAN VIEW O O \\-O 1. 1. FINISH GRADE OF MULCH LAYER 7. 2. MULCH TOP DRESSING PER PLANTING PLAN 2. 3. POLY TUBING PER IRRIGATION LEGEND 4. FINISH GRADE 5. STEEL TUBING -SOIL STAPLE (NETAFIM TLS6 OR APPROVED EQUAL) 8. 6. NATIVE SOIL 3. 7. DEPTH OF MULCH PER PLANTING PLAN OR SPECIFICATIONS NOTES: LOCATE STAPLES ALONG TUBING AT ABOUT 5'0.C. AND AT ALL FITTINGS (TEES, 9. ELLS, ETC.) AND CHANGES IN DIRECTION OF TUBING. BURY TUBING PER THE IRRIGATION PLAN / NOTES. FNIDRIP LINE TUBING r- �° °--.------- �-- ROW SPACING PER PLAN LAYOUT OUT \ EMITTERS IN 1 TRIANGULAR $O PATTERN - - - 10 i �O 10 FV ROW SPACING PER PLAN FV � 8)O 8 - - - - - - - - - - - - - - - - - - PLAN VIEW O O \\-O 1. DRIP ZONE VALVE PER LEGEND 7. FLUSH HEADER ELBOW CONNECTION 2. PVC LATERAL LINE FROM VALVE INTO SEE DETAIL AT RIGHT PLANTER AREA - PLAN SIZE 8. FLUSH HEADER TEE CONNECTION - 3. POLY TUBING SUPPLY HEADER - USE SEE DETAIL AT RIGHT BLANK TUBING WHERE EMITTERS ARE 9. POLY TUBING FLUSH HEADER - USE NOT NEEDED (LOCATE IN HYDRAULIC BLANK TUBING WHERE EMITTERS ARE CENTER OF ZONE WHERE POSSIBLE) NOT NEEDED 4. SUPPLY HEADER CROSS CONNECTION 10. FLUSH VALVE PLUMBED TO FLUSH - SEE DETAIL AT RIGHT HEADER AT LOW POINT 5. SUPPLY HEADER TEE CONNECTION - 11. OPERATION INDICATOR - INSTALL ON SEE DETAIL AT RIGHT TUBING AT FARTHEST POINT FROM 6. DRIP LINE POLY TUBING PER LEGEND DRIP ZONE VALVE FV I DRIP LINE SYSTEM - TYPICAL LAYOUT SUPPLY HEADER TEE FLUSH HEADER ELBOW BL A OC D C t7t SUPPLY HEADER CROSS NOTES: B • SET PERIMETER LATERALS APPROXIMATELY 4" FROM PLANTER EDGE. • RUN ROWS OF TUBING PARALLEL TO LONG AXIS OF PLANTED AREA • INSTALL FLUSH VALVES AT END OF EACH RUN. • REFER TO THE GUIDELINES AND INSTALLATION DETAILS FROM THE MANUFACTURER FOR THE INSTALLATION OF ALL DRIP LINE SYSTEMS. FLUSH HEADER TEE A. POLY TUBING DRIP LINE PER LEGEND B. POLY TUBING (BLANK OR DRIP LINE AS NEEDED) SUPPLY HEADER C. NETAFIM INSERT CROSS MODEL TLCROSS D. NETAFIM INSERT TEE MODEL TLTEE E. POLY TUBING (BLANK OR DRIP LINE AS NEEDED) FLUSH HEADER F. NETAFIM INSERT ELL MODEL TLELL cc W N o N W N Ol NU me NQC?o U ¢W,� Lu mLn Lo NN Ucra,a, ~_ rl _ owwU Q N !, ZF-LL Q Lu Q U U) Q z Q J s m a -44 m Oki m V Ot W DATE: g -2g_18 DRAWN BY: D.P. SHEET NO. 1 "% o V OF -9 27 1. GROWN OF PLANT TO BE 1° ABOVE FINISH GRADE 2. 4' HIGH TEMPORARY BASIN. 3. 2" THICK SHREDDED MULCH DO NOT USE BARK CHIPS WHERE PLAN GALLS FOR MULCH COVER 4. FERTILIZER AND MYCORRHIZAE TABS (SEE SPECS.) 5. BACKFILL MIX (SEE SPECS.) 6. DIG HOLE A MIN. OF 11/2 X THE DEPTH OF THE PLANT CONTAINER 7. COMPACTED BACKFILL PER SPEC. NOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL.. SHRUB PLANTING DETAIL ELEVATION LEGEND 1. WALL 2. EYEBOLTS: 3/8" DIA EYEBOLTS IN LEAD SHIELDS, PROVIDE 6. 3. FINISH GRADE 4.12 GA GALV. WIRE: SECURE VINE TO WIRE WITH NURSERYMAN'S TAPE. 5. ANGLE TRUNK OF VINE BACK TO WALL AND REMOVE STAKE 1£ TIE. NOTE: WHEN PLANTING SEVERAL VINES ON ONE WALL, WIRE TRELLIS SHALL BE CONTINUOUS. VINE DETAIL NON ADHERING TYPE EDGE OF PLANTING/T PAGING NOTE: ALL MA55 PLANTED SHRUBS AND GROUND COVER SHALL BE PLANTED AT EQUAL SPACING (TRANGULAR) UNLESS OTHERWISE INDICATED ON PLAN5. 5EE LEGEND FOR SPACING REQUIREMENTS. MULGH ALL PLANTING AREAS PER SPEC. GROUND COVER AND SHRUB SPACING THE FOLLOWING 15 A COMPUTERIZED COUNT OF ALL SHRUBS. CONTRACTOR SHALL VERIFY THE FOLLOWING PANT TOTALS AND NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES BETWEEN THE NUMBER OF PANTS SHOWN ON THE PLAN AND THE TOTALS LISTED HERE ON. SYMBOL LEGEND CA!_ N E 4 o Lu 1. CLINCH TIE OR EQUAL (4 REOD) 1. SPECIMEN TREE, 36° BOX OR LARGER 1 NAN-COM W N 1 2. BLACK PVC H05E WITH 1/8" BRAIDED GALVANIZED STEEL GUY CABLE, USE GALVANIZED OLE -DU - 15 GAL. F- oc v 2. 10' LODGE POLE STAKES, STAKE SHALL CLEAR ROOT BALL BY 2• 1 U CABLE CLAMPS AND TURNBUCKLE, MINIMUM 3 GUYS. it SCA -AE!`^ Q U a a 3. 1/2"WA DIA. X LONG WHITE PVC WARNING DEVICE- TO 8E INSTALLED IN PUBLIC AREAS. SC. JAS S 17 Q, Q, 2 TREATED W/ COPPER NAPTHANATE, v 4. WATER BASIN- MINIMUM 4" DEPTH, MULCH TO 2"DEPTH AND DEEP WATER TREE SI GULF STREAM NANDINA 15 GAL FEATHERY FOLIAGE ON ERECT CANES COMPACT TO 3', RED FALL COLOR, WHITE FLOWER FOLLOWED BY BERRIES. PLACE AT RIGHT ANGLES TO 2 a IMMEDIATELY UPON PLANTING. REMOVE BASIN AT END OF MAINTENANCE PERIOD. DWF. NANDINA FIVE GAL. N Q C? O `l 3 PREVAILING WINDS. 5. FINISH GRADE, CROWN OF TREE MUST NOT BE PLANTED BELOW THI5 LEVEL. LITTLE OLLIE DWF OLIVE 15 GAL. Q Lu w F 3. VENTILATED TRUNK GUARD '� 6. AMMENDED BACKFILL MIX - SEE SPECIFICATIONS. TAMP AND SETTLE BACKFILL BEFORE DWARF YEDDA HAW-THORNE 15 GAL. Ln Lo L) CoN N IN TURF AREAS PLANTING 50 THAT TREE DOES NOT 51NKAFTER PLANTING. BOTTOM 8" UNDER TREE BLACK GOLD SANSECIERIA FIVE GAL. Q ~ o' U�o• 4 4 SHALL BE WASHED SAND. BLUE WONDER ONE GAL. Q Q 4. TOP OF ROOT BALL TO BE 77REE ROOTBALL- MUST NOT BE ROOT BOUND L005EN ANY TIGHT PACKED ROOTS. AUTUMN MOOR GRASS ONE GAL. d J 5 11/2" ABOVE FINISH GRADE.9 10 POTATO VINE / JASMINE NIGHTSHADE FIVE GAL. N� X W TRA-JA5 5 8. EMPTY 3"DIAMETER PERFORATED PVC DRAIN PIPE FOR STAR JASMINE ONE GAL. p LL.I Q ! , NZF-LL. L! - _ AIR AND WATERING, PLACE MIN.3 PER TREE. Ef BOTANICAL NAME - SPACING DESCRIPTION OPH-NAN 1�5. 47 HIGH WATERING BERM. 6 _IIII 9. FERTILIZER TABLETS- SEESPECIFIGATION5 6 =IIII=IIII=.: ;..: 3'O.C. LUMPING PERENNIAL GRASS LIKE FOLIAGE TO 3"W/ LILAC FLOWERS. GREAT LAWN SUBSTITUTE Q IIII IIII IIII _ _ III -IIII-IIII= .:: •�s_:; .: =_ 11 10. MODEL 68 DUCKBILL EARTH ANCHOR WITH 1/8' O `![ = THICK 6. 2" MULCH LAYER. PER SPEC. IIII -I - BRAIDED GALVANIZED STEEL CABLE. IN5TALL 7--....._.IIII w 7 IIII - PER MFG. SPECIFICATIONS. III IIII IIII IIII 111 7. FERTILIZER g MYGORRHIZAE TABS 11. ROOTBALL DEPTH PLUS 8" FOR WASHED SAND �� ��� (SEE SPECS.) _ _ 8 n! - IF BEDROCK IS ENCOUNTERED DIG AN ADDITIONAL 78". Q 8 TWIGS ROOT 8. ROUGHEN SURFACE OF ROOT BALL: !-L-IIII, - nn- !I!! TVA/E FOOT U BALL WIDTH PRIOR TO PLANTING. NOTEALL TREES PLANTED WITHIN FIVE FEET OF HARDSGAPE SHALL HAVE A ROOT BALL WIDTH BARRIER DEVICE INSTALLED ADJACENT TO HARD5GAPE AREA. TREE PLANTING DETAIL (TREE SPECIMEhJ PLANTING DETAIL NOTE: A_L -REES PLANTED WITHIN FIVE FEET OF HARD5GAPE SHALL HAVE I I z A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. _ ' --�.,,�I II- 12.12 0 AUGURED HOLE X 6' DEEP FILL WITH WASHED SAND. Q J 1. GROWN OF PLANT TO BE 1° ABOVE FINISH GRADE 2. 4' HIGH TEMPORARY BASIN. 3. 2" THICK SHREDDED MULCH DO NOT USE BARK CHIPS WHERE PLAN GALLS FOR MULCH COVER 4. FERTILIZER AND MYCORRHIZAE TABS (SEE SPECS.) 5. BACKFILL MIX (SEE SPECS.) 6. DIG HOLE A MIN. OF 11/2 X THE DEPTH OF THE PLANT CONTAINER 7. COMPACTED BACKFILL PER SPEC. NOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL.. SHRUB PLANTING DETAIL ELEVATION LEGEND 1. WALL 2. EYEBOLTS: 3/8" DIA EYEBOLTS IN LEAD SHIELDS, PROVIDE 6. 3. FINISH GRADE 4.12 GA GALV. WIRE: SECURE VINE TO WIRE WITH NURSERYMAN'S TAPE. 5. ANGLE TRUNK OF VINE BACK TO WALL AND REMOVE STAKE 1£ TIE. NOTE: WHEN PLANTING SEVERAL VINES ON ONE WALL, WIRE TRELLIS SHALL BE CONTINUOUS. VINE DETAIL NON ADHERING TYPE EDGE OF PLANTING/T PAGING NOTE: ALL MA55 PLANTED SHRUBS AND GROUND COVER SHALL BE PLANTED AT EQUAL SPACING (TRANGULAR) UNLESS OTHERWISE INDICATED ON PLAN5. 5EE LEGEND FOR SPACING REQUIREMENTS. MULGH ALL PLANTING AREAS PER SPEC. GROUND COVER AND SHRUB SPACING THE FOLLOWING 15 A COMPUTERIZED COUNT OF ALL SHRUBS. CONTRACTOR SHALL VERIFY THE FOLLOWING PANT TOTALS AND NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES BETWEEN THE NUMBER OF PANTS SHOWN ON THE PLAN AND THE TOTALS LISTED HERE ON. SYMBOL QUANTITY CA!_ N E 4 ON -TEC 1 CAL -BEH 1 NAN-COM 2 NAN-HAR '6 OLE -DU - 15 GAL. R4P- V 17 SAN -TRI it SCA -AE!`^ 16 SES -AU- 16 SC. JAS S -RA-JAS 21 TREES SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION MAY -BOA MAYTENUS BOARIA MIAYTEN TREE 36" BOX EVERGREEN TREE TO 25 FT. WITH WEEPING HABIT. PRUNE TO DESIRED SHAPE. SHRUBS SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION GAL -INE CALLANDRA INAEQUALATERA ESPAL/ERPINK POWDERPUFF 15 GAL. =AST GROWING SHRUB W/ PINK "POWDER PUFF" BLOSSOMS IN WINTER. EXCELLENT AS ESPALIER CON -TEC CONDROPETALUM TECTORUM BAMBOO RUSH FIVE GAL. ORNAMENTAL ORA55 TO 3 FT. KAL-BEH KALANCHOE BAHARENSIS ZIG-ZAG FELT PLANT 15 GAL. SPIKING LARGE SUCCULENT W/ HUGE, SCALLOPED LEAVES GOVEPED W/ FINE BUFF GOLLORED FELT ON ZIG-ZAGGING BRANCHES. NAN-GUL NANDINA DOMESTICA GULF STREAM GULF STREAM NANDINA 15 GAL FEATHERY FOLIAGE ON ERECT CANES COMPACT TO 3', RED FALL COLOR, WHITE FLOWER FOLLOWED BY BERRIES. NAN-HAP, NANDINA D. HARBOR DWF. DWF. NANDINA FIVE GAL. FEATHERY FOLIAGE LOW GROWING GROUND COVER TO 18" SPREADS BY RUNNERS. OLE-DWF OLEA EUROPAF-A MONTRA LITTLE OLLIE DWF OLIVE 15 GAL. DWARF OLIVE WITH BLUE GREEN FOLIAGE TAKES PRUNING WELL. RAP -MIN RAPHIOLEPI5 UMBELLATU5 'MINOR' DWARF YEDDA HAW-THORNE 15 GAL. SLOW GROWING COMPACT UPRIGHT SHRUB TO 4 FT. W/ WHITE FLOWER GLU57"ER5. SAN -TRI SANSECIE12A. TRIFASGIATA 'BLACK GOLD' BLACK GOLD SANSECIERIA FIVE GAL. UPRIGHT PERENNIAL W/ 30 IN. LONG STIFF DARK GREEN LEAVES W/ YELLOW MARGIN FROM BASE. SGA AEM SGAEVOLA AEMUL-A BLUE WONDER ONE GAL. SPRAWLING SHRUB / GROUND COVER W/ SMALL LIGHT GREEN LEAVES AND ABUNDENT BLUE FLOWERS. SES -AUT SESLERIA AUTUMNALIS AUTUMN MOOR GRASS ONE GAL. GRASS TO 20" TALL, BEARS SPIKE-LIKE SILVER -WHITE (TURNING GOLDEN) FLOWER TASSELS SOL -JAS SOLANUM JA5MINOIDE5 POTATO VINE / JASMINE NIGHTSHADE FIVE GAL. EVERGREEN TWINING VINE W/ PERPETUAL BLOOM OF STAR SHAPED WHITE FLOWERS. (DEER RESISTANT) TRA-JA5 TRACHEL05PERMUM JASMINOIDES STAR JASMINE ONE GAL. TWIN;NG GROWN COVER / VINE PROVIDES A DENSE MAT W/ FRAGRANT WHITE FLOWERS. GROUND COVER SYMBOL BOTANICAL NAME COMMON NAME SPACING DESCRIPTION OPH-NAN OPHIOPOGON JAPONICUS 'NANUS' DWARF MONDO GRASS 3'O.C. LUMPING PERENNIAL GRASS LIKE FOLIAGE TO 3"W/ LILAC FLOWERS. GREAT LAWN SUBSTITUTE now r,� ON GUY WIRES 1■ c D FE I ATRIUM 0 H-NAN ml ?IM ElOUTDOOR LIVING It ■ SOL -JAS ON GUY WIRES GRAPHIC SCALE SES -AUT GRAVEL BETWEEN DADS SUBMIT SAMPLE FOR APPROVAL \_ NORTH SCALE: 1/8" =1'-O" O 8 16 24 32 40 48 m I♦ -04 m z z Q DATE: (5_2g_18 DRAWN BY: D.P. SHEET NO) Loom 8 OF -9 2Q PLANTING SPECIFICATIONS SCOPE OF WORK PROVIDE ALL LABOR, EQUIPMENT, MATERIAL, AND SERVICES NECESSARY TO COMPLETE THE FINISH GRADING, SOIL PREPARATION, PLANTING, AND MAINTENANCE AS SPECIFIED. A. GENERAL WORK PROCEDURES WORK PROGEDURE5 SHALL FOLLOW BEST CUSTOMARY PRACTICE. 1. ALL MATERIALS SHALL BE BEST AVAILABLE. DO NOT BEGIN SOIL PREPARATION AND PLANTING UNTIL IRRIGATION WORK AROUND PLANTING AREA IS COMPLETE AND TESTED. 2. PP-EM015TF-N - SPECIAL GAPE SHALL BE TAKEN TO PREMOISTEN THE SURFACE 8" OF ALL PLANTING AREAS AND INSURE THAT PLANTS ARE PREVENTED FROM DRYING DURING PLANTING OPERATIONS. 3. WEEDING, BEFORE AND DURING PRELIMINARY GRADING AND FINISH GRADING. ALL WEEDS AND STOLONIFEROUS GRASSES, NUT GRASS AND JOHNSON GRASS, SHALL BE CHEMICALLY ERADICATED OR DUG OUT BY THE ROOTS AND DISPOSED OF OFF SITE. 4. PREMISES SHALL BE KEPT GLEAN AND MAINTAINED FREE OF GONSTRUCTION LITTER, ALL EMPTY CONTAINERS, EMPTY BAGS AND DEBRIS SHALL BE REMOVED FROM THE SITE UPON COMPLETION OF EACH DAYS WORK. ALL WALKS OR PAVEMENTS SHALL BE SWEPT OR WASHED GLEAN DAILY. 1. ORGANIC AMENDMENTS - ORGANIC AMENDMENTS SHALL BE DECOMPOSED NITROGEN STABILIZED GOMPOSTED RED WOOD SHAVINGS CULTIVATED INTO TOP 8" OF ALL PLANTING AREAS. 2. HUMATE -PLUS GRANULAR SOIL CONDITIONER BY "TRI -C". 3. GOMMERGIAL FERTILIZER - GOMMERGIAL FERTILIZER SHALL SE AGRIFORM 18-18-6 COATED PELLETS OR EQUAL 4. SOIL SULFUR - SOIL SULFUR SHALL BE AGRICULTURAL GRADE. 5. POLYMER - POLYMER SHALL BE A SYNTHETIC AGRYLAMID GO -POLYMERS FORMATION AS MANUFACTURED BY TERRA SORB. G. MULCH - MULCH SHALL BE A SHREDDED BARK MATERIAL AS PRODUCED BY KELLOGG'S "XERIMULGH". 7. PLANTING TABLETS - PLANTING TABLETS SHALL BE 21 GRAM AGRIFORM BLUE CHIP PLANTING TABLETS. 8. PLANTS - ALL PLANTS SHALL BE HEALTHY, OF NORMAL GROWTH, WELL ROOTED, FREE FROM DISEASE, INSECTS, INSECT EGGS AND LARVAE. THE ROOTS SHALL SHOW NO EVIDENCE OF HAVING BEEN RESTRICTED, DEFORMED OR OR BOUND AT ANY TIME. VARIETIES AND SIZE OF PLANTS SHALL BE AS STATED ON THE PLAN. PLANTS SHALL BE SUBJECT TO INSPECTION AND APPROVAL OR REJECTION BY THE OWNER OR HIS REPRESENTATIVE ON THE SITE AT ANY TIME BEFORE OR DURING PROGRESS OF PLANTS SHALL BE REMOVED FROM THE SITE IMMEDIATELY. SPECIAL GAPE SHALL BE TAKEN TO INSURE THAT PLANTS IN CONTAINERS ARE ADEQUATELY WATERED. D. PLANTING MIX - ALL SOIL BACKFILL IMPUTS FOR TREES, SHRUBS, VINES, UNLESS OTHERWISE NOTED, SHALL BE PREPARED SOIL CONSISTING OF 4096 NITROLIZED ORGANIC AMENDMENTS AND 6096 SUITABLE EXISTING SOIL. PLUS POLYMERS PER THE FOLLOWING AMOUNTS. MYGOR ZHIZAE SPEGIFIGAMONS. CONTRACTOR SHALL APPLY TRY -C' ENDO 120 ARBUSCULAR MYCORRHIZAL INOCULUM AT THE FOLLOWING RATES APPLY AT 11/2 LBS. PER 1,000 30. FT. FOR ALL LANDSCAPE AREAS TILL INTO SOIL W/ AMENDMENTS. (SEE SPECS) FOR BACKFILLED BEDS APPLY AT 5 LBS. PER GUBIG YARD OF MIX. GONTRAGTOR SHALL ALSO APPLY 'TRY -G' MYGO RAGS PLACE INDIVIDUAL PAGKETS ADJACENT TO ALL SHRUB ROOT BALLS AT THE FOLLOWING RATES. 1GAL=1PACK 5 GAL. = 3 PAGKS 15 GAL. = 8 PACKS CONTACT TRY -G 1-800-027-3311 FOR SUPPLIERS. C. INSTALLATION. 1. SOIL CONDITIONING (NON SLOPE AREAS) THE FOLLOWING APPLICATION SHALL BE MADE PER 1,000 SQUARE FEET OF AREA AND SHALL BE THOROUGHLY PRET" IOISTENED SOIL: 4 CUBIC YARDS ORGANIC AMENDMENT 20 POUND COMMERCIAL FERTILIZER 100 LBS TRI -C HUMATE PLUS GRANULAR SOIL CONDITIONER (AREAS WITH SLOPES GREATER THAN A 3:1 RATIO ARE EXEMPT. CULTIVATED INTO THE TOP 8 INCHES OF 2. TREE AND SHRUB PLANTING a) EXCAVATE PITS WITH VERTICAL SIDES FOR ALL PLANTS, SHRUBS, AND TREES. PITS SHALL BE 1-1/2 TIMES THE DEPTH OF BALLS, AND TWICE THEIR WIDTH. b) TERRA SORB AG POLYMER SHALL BE ADDED TO PLANT BACKFILL PER THE FOLLOWING: 1 TABLE SPOON PER 1 GALLON PLANT 3 TABLE SPOON 5 GALLON PLANT 4 TABLE SPOON 15 GALLON PLANT 2 TABLE SPOON 1/2" CALIPER OF TREE TRUNK FOR SPECIMEN PLANTS LARGER THAN 15 GALLONS. UNUSED EXCAVATED SOIL SHALL BE DISPOSED OF OFF THE THE SITE. SIZE OF CONTAINER NUMBER OF TABLETS WEIGHT GRAMS 1 GALLON 1 21 5 GALLON 2 42 15 GALLON 6 126 BOXED CONTAINER 10 210 d) PLANTING HEIGHT OF SHRUBS AND TREE CROWNS TO BE 1 INCH ABOVE FINISH GRADE UNLESS NOTED OTHERWISE ON PLAN. e) COMPACT SOIL AT BOTTOM OF PIT AND TRAMP FIRMLY. FILL SOIL AROUND BALL OF PLANT USING BAGKFILL AS SPECIFIED AND WATER THOROUGHLY fl IMMEDIATELY AFTER PLANTING, STAKE ALL TREES TO PREVENT DAMAGE FROM WIND AS DETAILED. g) GRADE AREAS AROUND PLANTS, TO FINISH GRADE AND DISPOSE OF EXCESS SOIL. h) WATER - IMMEDIATELY AFTER PLANTING, WATER SHALL BE APPLIED TO EACH TREE AND SHRUB, IN SUCH A MANNER AS NOT TO DISTURB BACKFILL OR MULCH, AND TO THE EXTENT THAT ALL MATERIALS IN THE PLANTING HOLE ARE THOROUGHLY SATURATED. (SEE PLANTING DETAILS FOR VARIATIONS FROM ABOVE.) 3. GROUND COVER AREAS PLANTING PITS FOR GROUND COVERS SHALL BE 4" X 4", OR ADEQUATE TO ACCEPT MATERIAL FROM FLATS WITHOUT CRUSHING OR DEFORMING THE ROOT BALL. PLANT AT SPACINGS AND IN AREAS INDICATED ON THE DRAWINGS. SOIL SHALL BE FIRMLY PRESSED AROUND EACH PLANT, AND THE EXCESS SOIL REMOVED FROM THE GROWN. EACH SECTION OF GROUND COVER SHALL BE IMMEDIATELY WATERED UPON COMPLETION OF PLANTING, OR WITHIN ONE HOUR. 4. MULCHING OF SHRUB AREAS CONTRACTOR SHALL APPLY A MINIMUM OF TWO INCHES OF KELLOGG'S "XERIMULGH" TO ALL GROUND COVER AND SHRUB PLANTING AREAS AFTER COMPLETION OF ALL PLANT INSTALLATION (ONE CUBIC YARD COVERS 162 SQ. FT. AT TWO INCH DEEP.) AREAS LESS THAN ONE INCH DEEP AFTER SETTLEMENT FOR ONE WEEK SHALL BE REMULGHED TO ACHIEVE THE REQUIRED 1" DEPTH. 5. MAINTENANCE AND GUARANTEE (OPTIONAL - (30 DAYS AS SEPARATE BID ITEM) ALL PLANTING SHALL BE MAINTAINED (BY CULTIVATING, MOWING, WEEDING, WATERING, FEEDING, SPRAYING AND PRUNING) FOR 60 DAYS AFTER COMPLETION AND ACCEPTANCE OF ALL PLANTING. ALL SHRUBS AND TREES NOT LIVING AFTER 60 DAY MAINTENANCE SHALL BE REPLACED. A FINAL INSPECTION SHALL BE MADE BY THE OWNER OR HIS OR HER REPRESENTATIVE TO VERIFY THE FOLLOWING: HEALTHY, PEST FREE PLANT MATERIALS, VIABLE WEED FREE GROUND GOVER AREAS, STAKING OF TREES, ETC. AZALEAS PLANTING AND CARE INSTRUCTIONS PLANTING... AZALEAS ARE SHALLOW -ROOTED AND ARE TO BE PLANTED INA WELL-DRA.NED A,= D SOIL MIX. CONTRACTOR SHALL BACK FILL HOLE WITH 40% PEAT MOSS, 40% PINE BARK, AND 20% GOOD, LIGHT SOIL OR SPONGE ROGK IF THE 501L IS CLAY OR HARD. HOLE SHALL BE AT LEAST THREE - "IE5 AS WIDE AND A FEW INCHES DEEPER THAN SIZE OF CONTAINER. PLACE PLANT ABOUT 1 INCH ABOVE GROUND LEVEL SO THAT THE R0075 MAY OBTAIN AIR, THEN TAMP PEAT MIX FIRMLY AROUND THE ROOT BALL. WATER THOROUGHLY, AND MAKE CERTAIN GOOD DRAINAGE i5 MAINTAINED. WATERING... SURPRISINGLY, THE WORD "AZALEA" GOME5 FROM THE GREEK WORD MEANING "DRY". ACTUALLY, MORE AZALEAS DIE FROM OVER -WATERING THAN FROM ALL OTHER GAUSES. THEY SHOULD BE KEPT MOIST, BUT NEVER SOGGY WET. WATER WELL AND DEEPLY, BUT ONLY AS OFTEN AS YOUR OWN WEATHER CONDITIONS DEMAND. FERTILIZING... AZALEAS ARE VERY LIGHT FEEDERS, AND THREE TO FOUR FEEDINGS SPACED FROM APRIL THROUGH SEPTEMBER ARE SUFFICIENT. USE A GOOD AZALEA ACID FOOD. AZALEA LEAVES ARE SOMETIMES SUBJECT TO CHLOROSIS, A YELLOWING BETWEEN VEINS. THIS '.5 USUALLY CAUSED BY A LACK OF IRON, AND WILL MOST OFTEN RESPOND TO AN APPLICATION OR TWO OF CHELATED IRON. PRUNING... HEAVY PRUNING OF UNDESIRABLE BRANCHES SHOULD BE DONE WHEN PLANTS ARE AT THEIR PEAK OF BLOOM (USE THE BRANCHES AS GUT FLOWERS). M05T VARIETIES OF AZALEAS REOUIRE ONE GOOD PINCHING OR PRUNING OF NEW SPRING GROWTH IN JULY, THUS CREATING MORE BRANCHES AND BUSHINESS FOR FALL BUD SETTING. HOWEVER, WHEN PLANTS ARE YOUNG AND VIGOROUS, ESPECIALLY WITH THE SOUTHERN INDICAS, PRUN�NG ON NEW GROWTH SHOULD CONTINUE THROUGH SEPTEMBER. PURCHASING... WE RECOMMEND ALL AZALEAS TO BE PURCHASED FROM MILFEL05' NURSERY WHO SPECIALIZE IN THE GROWING OF SPECIMEN AZALEAS. THEY ARE LOCATED AT 2550 ADAMS STREET. RIVERSIDE, GA (90.9) 689-7900, (800) 952-0ROW. 00 W N p rr r � W N Q N U rna Ingo o U W Lu Q o d vs 2 oWwa!, NzH- U W Q U 0 z Q J IN IS • IS IS Z Z U DATE: 8-29-18 DRAWN BY: D.P. SHEET NO: Loom 9 OF -9 0 30 1 2 1 A-5.1 A-5.0 A-4.1 A-5.0 1 24'- 115/8" 85'-2 3I8" VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION CDP SUBMITTAL 21'-9" 4'-7" 38'-43/8" 20'-61/8" 5 29 6 29 ACCEPTABLE ALTERNATIVE TO WHOLE -BUILDING ♦ /\ o E VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152 - 15'-53/4" 6'-31/4" 2'-31/8" T-2718" 91-5518" 14'-2314" 5'-2" 16'-6" 2'-3314" 1'-8318" - -- -- -- - - - - - 11 r- II - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 UPPER CABINET- BUILT-IN, FINISH AS SEL. ¢ .- U U CFM FOR EACH OCCUPANT (ONE OCCUPANT PER w - BEDROOM +1). VENTILATION TO BE PROVIDED BY � N 39 18 v SUPPLY AIR. I 20 STAIRS - MAX. 7.75" RISE, MIN 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/1 39 m m I 2 °1 c VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF 04. 2 O v -moo WHOLE -BUILDING VENTILATION REQUIREMENT). M 26 5 27 � '� 28 PROVIDE FAN TO COMPLY W/. WHOLE HOUSE VENTILATION REQUIREMENT - SEE MECH. VENT. NOTE/E-1 (ARCH. TO APPV. LOC'N.) ICO ----.------ - --1 21,-0„ 7 ao- T O O 00 00 1'-83/8' 36.04 CFM + (7.5 x 6) = 81.04 CFM REQ'D. SIDE YARD SETBACK 3 � 33 CLR. 34 A OVEN N STEEL TRELLIS, PAINT & SEAL AS SEL. - ARCH. TO APPV. - SIZE & CONN. PER STRUCT." 36 00 37 38 39 40 41 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #6 ON SCHEDULE 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1) 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1) SHOWER- HOT -MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA. CIRCLE MIN., REF. DTL. 17/AD-1 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. AD -1 P NTRY (12:)13 7 3 11 12 14 T 11 12 15 FO 27 19 18 30 BUTLER'S - - - - - - - - - - - 4'-7" 4'-01/2" 10'-51/2° 2'-83/8" 3 � M � - 5 3, . 11 r 1 3 A-5.1 I u u n u y CLR6 g rr II II '� I� II ITYP CLR- 13 4 II �� -oo 2 o V m II III `O �U Ip `i in U 16 EA -411 1, II II STAT S 17� o o Gr - DINING SII) O a GREAT O 27 J - - �' 11 ====3 ;, o - I 4'-3118" 2'-0' _ 21 3'-s5/a°-- KITC N 7 ABV. 3 32 AD -1- _ �. � a 3 -CAR GARAGE N N UP SLOPE PER CIVIL ro 29 I ( ) 1' - 0' S - 3 118" 3 - fi 5/B 20 co 39 I I I I 2 13.50'T.O.S.o 19R@0'-73/8" > 1 e 3 kfP 10 38 �� 13.50' T.O.S. A-5.0 2'-01/8"JV�- CL6 '" T-31/4" T-61/8" 6'-0" 2'-9718" 8118" -v 13.50' T.O.S. o 27 27 - 14ENTRY I I D - - }� I CO 0 M N 1 N EC.C. 1s 1 PLAYROOM/BEDROOM 24'-1" ll�10'-51/8" T-11/2" I - M #5 M A-5.1 I 13.50' T.O.S. � - �I 030" 0 - 30 7 M MIN. A 24 41 7 11 27 I� o v I I 40 SEA LR. 39 - �L-------------------------- ------ u I 17 v v AD -1 15'-5314" - - - - 6'-23/4" 3'-15/8" i'-5318" 4'-3112" 2'-111' 8'-71/4" 2'-3318" - - - - - - - - - - - - - - - - - - - - 29 29 -- 21'- 8 112" 21'- 10 1/4" 37'- 7 5/8" / 24'- 111/4" 81'-2 3/8" 14'-1 1/2" 2 1 2 1 A-5.1 A-5.0 A-4.1 A-5.0 1 2 A-4.1 1 A-5.1 A-5.0 A-5.0 1 21'-3" 83'-11" I 32 I I I 2 1 � A-5. I 29 I I I FIRST FLOOR PLAN L 1 1/4" = 1'-0" I I I I I I I I I 29 SECOND FLOOR PLAN D (T) �` 1/4" = 1'-0" MECHANICAL VENTILATION NOTE: 1. PROVIDE WHOLE BUILDING MECHANICAL PROJECT NAME PHAM RESIDENCE STATUS VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION CDP SUBMITTAL DISHWASHER -AS SELECTED 4, WITH EXCEPTION THAT NATURAL VENTILATION TRASH COMPACTOR- VERIFY APPLIANCE W/. OWNER 5 THROUGH DOORS AND WINDOWS IS NOT AN 6 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF CAL GREEN NOTES FOR FLOW RATE INFO. ACCEPTABLE ALTERNATIVE TO WHOLE -BUILDING ♦ /\ o E VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152 9 o (a)). FOR CONTINUOUS WHOLE -BUILDING VENTILATION, BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES Wl. OWNER) 11 MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR 12 °' M EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 UPPER CABINET- BUILT-IN, FINISH AS SEL. ¢ .- U U CFM FOR EACH OCCUPANT (ONE OCCUPANT PER w - BEDROOM +1). VENTILATION TO BE PROVIDED BY RANGE - VERIFY APPLIANCE W/.OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.) N EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND 18 L SUPPLY AIR. HEARTH, AS DIMENSIONED HEARTH THICKNESS TO BE 2" MIN. (318" THK. IF FIRE BOX IS 8" HIGH MIN.) 20 STAIRS - MAX. 7.75" RISE, MIN 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/1 21 m m 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM 2 °1 c VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF U v -moo WHOLE -BUILDING VENTILATION REQUIREMENT). M 26 CALCULATIONS: 27 � '� 28 PROVIDE FAN TO COMPLY W/. WHOLE HOUSE VENTILATION REQUIREMENT - SEE MECH. VENT. NOTE/E-1 (ARCH. TO APPV. LOC'N.) 29 (0.01)3,604 S.F.+ [7.5 CFM x OCC. (BED. +1)] _ 30 3 36.04 CFM + (7.5 x 6) = 81.04 CFM REQ'D. SIDE YARD SETBACK 3 REAR YARD SETBACK 33 ENCLOSED USEABLE SPACE UNDER STAIRWAY USE 5/8" TYPE'X' GYP. BD. FINISH TYP. (112" MIN.) (CRC R302.7) 34 WOOD TRELLIS, PAINT & SEAL AS SEL. - ARCH. TO APPV. - SIZE & CONN. PER STRUCT. °1 0 STEEL TRELLIS, PAINT & SEAL AS SEL. - ARCH. TO APPV. - SIZE & CONN. PER STRUCT." 36 00 37 38 39 40 41 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #6 ON SCHEDULE 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1) 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1) SHOWER- HOT -MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA. CIRCLE MIN., REF. DTL. 17/AD-1 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 1 KEYNOTE LEGEND CUSTOM BUILT KITCHEN ISLAND PER OWNER &ARCH. 2 KITCHEN SINK - AS SELECTED 3 DISHWASHER -AS SELECTED 4 TRASH COMPACTOR- VERIFY APPLIANCE W/. OWNER 5 FURNISHINGS AS SELECTED 6 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF CAL GREEN NOTES FOR FLOW RATE INFO. 7 SINK AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/ OWNER) 8 WASHER - PROVIDE HOOK-UPS & POWER INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N & SIZE 9 DRYER - DRYER VENT 14' MAX. LENGTH (CMC 504.3.2) PROVIDE GAS STUB -OUT & POWER 10 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES Wl. OWNER) 11 COUNTERTOP -AS SELECTED 12 BASE CABINET - BUILT-IN, FINISH AS SEL. 13 UPPER CABINET- BUILT-IN, FINISH AS SEL. 14 DOUBLE OVEN -AS SELECTED 15 REFRIGERATOR- UNDER -COUNTER PER I.D. & OWNER 16 RANGE - VERIFY APPLIANCE W/.OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.) 17 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. 18 FIREPLACE -PREFABRICATED, GAS ONLY,'DAVINCI- SINGLE SIDED' - ANSI Z2150B-2014[DTL 22/1 (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 19 HEARTH, AS DIMENSIONED HEARTH THICKNESS TO BE 2" MIN. (318" THK. IF FIRE BOX IS 8" HIGH MIN.) 20 STAIRS - MAX. 7.75" RISE, MIN 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/1 21 INTERIOR GUARD - 34' - 38' ABV NOSING (36" TYP. U.N.O.), REF. DTLS. 4 &. 9AD-1 22 BASE CABINET- SINK UNIT, BUILT-IN, FINISH AS SEL. 23 SHELF AND POLE - BUILT IN, FINISH AS SEL. 24 TEMPERED GLASS ENCLOSURE - 1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) 25 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) - "UNIT B" EQUIPMENT ONLY, SEP. PERMIT REQ'D 26 EXTERIOR GLASS GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 4 & 13/AD-1 27 OUTLINE OF EXISTING BUILDING -TO BE DEMOLISHED 28 PROVIDE FAN TO COMPLY W/. WHOLE HOUSE VENTILATION REQUIREMENT - SEE MECH. VENT. NOTE/E-1 (ARCH. TO APPV. LOC'N.) 29 PROPERTY LINE 30 FRONT YARD SETBACK 31 SIDE YARD SETBACK 32 REAR YARD SETBACK 33 ENCLOSED USEABLE SPACE UNDER STAIRWAY USE 5/8" TYPE'X' GYP. BD. FINISH TYP. (112" MIN.) (CRC R302.7) 34 WOOD TRELLIS, PAINT & SEAL AS SEL. - ARCH. TO APPV. - SIZE & CONN. PER STRUCT. 35 STEEL TRELLIS, PAINT & SEAL AS SEL. - ARCH. TO APPV. - SIZE & CONN. PER STRUCT." 36 ARCHITECTURAL PANELING - SIZE & FINISH AS SEL., ARCH. TO APPV." 37 38 39 40 41 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #6 ON SCHEDULE 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1) 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1) SHOWER- HOT -MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA. CIRCLE MIN., REF. DTL. 17/AD-1 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. > �U co 2 o Z Wa O Lu O WF- Z Q�D!O g cn c') z Q D co W CD 0 0-�cC-IZM U W U Lu Z W 0- w cr Z W cl cl QC LLI w 10� li LLo 00 N PROJECT MANAGER/ARCHITEC DIMENSION NOTE: JUSTIN JOHNSTON 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 DOCUMENT VALID UPON CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 ORIGINAL SIGNATURE D N m Q E EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 N NmO CO COc� c 5 0 m m a 3 `, O INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 m T TZ P y a g mN A-5.1 g Ta- Z�Nr NEW WALL - 2 x 6 STUDS @ 16" O.C. _ � �a m ' f0o�.-E: NEW WALL - 2 x 4 STUDS @ 16" O.C. U a U m$ a w' - WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. o s = R <z����R 0 CONCRETE RETAINING WALL - REF. STRUCTURAL 0 d mzm- Ml OO U N L L A-a.o 0 CONCRETE MASONRY WALL - 6" CMU U.N.O. m D VN 3 = _ 'p N N U= C f0 Q T D C O C N C t DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED B O L Q a- 'r Eo A-5 o STUD @ 16" O.C. J t y o v N C 9 N O mm nE 2mac WINDOW - REFERENCE SCHEDULE 0 % = o t «'-' O N X- j 2 y m 0 U C O O7 2 1 0~ w S F O 00 5 1- Fu O W O �` Q.& �L U 2 U 2 J r=Hoo-2 DOOR - REFERENCE SCHEDULE LL a a 0 a „ REVISIONS 2 CABINET - BUILT IN CASEWORK NO. I REVISION DATE A-5.1 0 ( COLUMN -REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY �J FIREPLACE - PREFAB GAS -ONLY APPLIANCE OPLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS JOB NO. 2018-15 DATE <9>WALL TAG - REFERENCE SHEET A-7.0 09/24/2018 SHEET NO. 101 DOOR TAG REFERENCE SHEET A-7.0 1i WINDOW TAG -REFERENCE SHEET A-7.0 AIIIIIIIIIIIIIZO0 KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. FA PLAN LEGEND .-�z1 Q =� Y > �U co 2 o Z Wa O Lu O WF- Z Q�D!O g cn c') z Q D co W CD 0 0-�cC-IZM U W U Lu Z W 0- w cr Z W cl cl QC LLI w 10� li LLo 00 N PROJECT MANAGER/ARCHITEC DIMENSION NOTE: JUSTIN JOHNSTON 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 DOCUMENT VALID UPON CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 ORIGINAL SIGNATURE D N m Q E EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 N NmO CO COc� c 5 0 m m a 3 `, O INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 m T TZ P y a g mN A-5.1 g Ta- Z�Nr NEW WALL - 2 x 6 STUDS @ 16" O.C. _ � �a m ' f0o�.-E: NEW WALL - 2 x 4 STUDS @ 16" O.C. U a U m$ a w' - WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. o s = R <z����R 0 CONCRETE RETAINING WALL - REF. STRUCTURAL 0 d mzm- Ml OO U N L L A-a.o 0 CONCRETE MASONRY WALL - 6" CMU U.N.O. m D VN 3 = _ 'p N N U= C f0 Q T D C O C N C t DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED B O L Q a- 'r Eo A-5 o STUD @ 16" O.C. J t y o v N C 9 N O mm nE 2mac WINDOW - REFERENCE SCHEDULE 0 % = o t «'-' O N X- j 2 y m 0 U C O O7 2 1 0~ w S F O 00 5 1- Fu O W O �` Q.& �L U 2 U 2 J r=Hoo-2 DOOR - REFERENCE SCHEDULE LL a a 0 a „ REVISIONS 2 CABINET - BUILT IN CASEWORK NO. I REVISION DATE A-5.1 0 ( COLUMN -REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY �J FIREPLACE - PREFAB GAS -ONLY APPLIANCE OPLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS JOB NO. 2018-15 DATE <9>WALL TAG - REFERENCE SHEET A-7.0 09/24/2018 SHEET NO. 101 DOOR TAG REFERENCE SHEET A-7.0 1i WINDOW TAG -REFERENCE SHEET A-7.0 AIIIIIIIIIIIIIZO0 KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. FA PLAN LEGEND .-�z1 A-4.1 1 A-5.0 1 2 1 A-5.1 A-5.0 3 A-5.0 A-5.1 NOTE: APPLY EVERGUARD TPO & PVC CUT EDGE SEALANT TO ALL CUT REINFORCED TPO & PVC EDGE - INSTALL PER MFGR. SPEC.'S & REF. MFGR. MANUAL FOR ADDITIONAL DTL. AND WARRANTY. REFERENCE TESTING REPORT - UL ER1306 8" WIDE EVERGUARD FLASHING STRIP HEAT WELDED 1X NAILER, 5/4"x4" MIN. SECURED TO SUBSTRATE FLASH & COUNTER FLASH AS REQ'D. GUTTER PER MAT. SCHED. - ARCH. TO APPV. '8" FLASHING STRIP PER MFGR. SPEC.'S "EVERGUARD& TPO" 45 -MIL TO 80 -MIL OR "EVERGUARD EXTREME& TPO" 50 -MIL TO 80 -MIL, FULLY ADHERED WITH "EVERGUARD® LOW VOC TPO BONDING ADHESIVE", APPLIED AT A RATE OF 0.91 GAUSQ (TOTAL), % MEMBRANE AND % TO SUBSTRATE - REF. ITEM 2A2/APPENDIX A -TABLE 2 OF UL ER1306 MIN./,IN. THICK UNITED STATES GYPSUM CO. SECUROCK& GYPSUM -FIBER ROOF BOARD OR SECUROCK& GLASS -MAT ROOF BOARD MECHANICALLY FASTENED WITH DRILL-TECTM RHINOBOND& TPO XHD PLATES OR DRILL-TECTA1 RHINOBOND& TPO XHD TREAD SAFE PLATES AND DRILL- TECT"' #14 FASTENERS SECURED INTO THE PLYWOOD OR WOOD PLANK WITHIN A MAXIMUM CONTRIBUTORY AREA OF 2.67 S.F. PER FASTENER (12 FASTENERS PER 48 X 96 IN. BOARD) - REF. ITEM CABITABLE 6 OF UL ER1306 1/4:12 (2%) 5 SLOPE <_ 2.5:12 I THING PER STRUCT. 1X SLEEPERS FOR BUILT UP SLOPE, MIN. 2%/MAX 2.5:12/ \ VAPOR BARRIER ('TYVEK' OR EQUIV) MIN. TWO (2) LAYERS OF GRADE 'D' PAPER BLOCKING OR BEAM AS OCCUR PER TRL ROOF/DECK JOISTS AS OCCUR, REF. STRUCT., PROVIDE INSULATION PER SCHED. AS REQ'D. 3 CONCEALED GUTTE AND EVE DETAIL 3" = 1'-0" 1 A-5.0 "EVERGUARD® TPO" PERFOR. CORNER BEAD 2x SHAPED WOOD CAP z - z J w LL U "EVERGUARD&TPO" ►i VAPOR BARRIER ('TYVEK' OR EQUIV.) MIN. TWO (2) LAYERS OF GRADE'D' PAPER " ROOF SHEATHING, REF. STRUCT. DIAMOND OR EQUIV. SELF FURRING LATH 7/8" STUCCO & METAL LATH O. BLDG. WRAP .-.{ (TYVEK OR EQUIV.) MIN. TWO LAYERS OF 15# 1 FELT(TYP.) PLYWD. SHT'G., SHEAR PANEL PER STRUCT. WIDTH PER PLAN JOISTS AS OCCUR, OCCUR, REF. STRUCT., I PROVIDE INSULATION PER SCHED. 2 TPO FLAT ROOF 3" = 1'-0" FLASH & COUNTER FLASH AS REQ'D. MIN. SUBSTRATE PER STRUCT. 1/4:12 (2%):5 SLOPE 5 2.5:12 NOTE: APPLY EVERGUARD TPO & PVC CUT EDGE SEALANT TO ALL CUT REINFORCED TPO & PVC EDGE - INSTALL PER MFGR. SEPCS & REF. MFGR. MANUAL FOR ADDITIONAL DTL. AND WARRANTY AS -WELL AS UL ER1306 ROOF PLAN 1 1/4" = 1'-0" TRUE NORTH )JECT NAME PHAM RESIDENCE TUS CDP SUBMITTAL Cn E N � � U N � N U � y � V ate.. lO N G V o0 U a /'� C "EVERGUARD® TPO" 45 -MIL TO 80 -MIL OR "EVERGUARD EXTREME® TPO" 50 -MIL TO 80 -MIL, FULLY ADHERED WITH "EVERGUARD® LOW VOC TPO BONDING z ADHESIVE", APPLIED AT A RATE OF 0.91 GAL/SQ (TOTAL), %TO MEMBRANE AND O % TO SUBSTRATE - REF. ITEM 2A21APPENDIX A -TABLE 2 OF UL ER1306 Q� MIN. %-IN. THICK UNITED STATES GYPSUM CO. SECUROCK0 _ GYPSUM -FIBER ROOF BOARD OR SECUROCK& GLASS -MAT ROOF BOARD - MECHANICALLY FASTENED WITH DRILL-TECTm RHINOBOND& TPO XHD PLATES OR DRILL-TECw RHINOBOND& TPO XHD TREAD SAFE PLATES AND DRILL-TECTm - #14 FASTENERS SECURED INTO THE PLYWOOD OR WOOD PLANK WITHIN A MAXIMUM CONTRIBUTORY AREA OF 2.67 S.F. PER FASTENER (12 FASTENERS PER 48 X 96 IN. BOARD) - REF. ITEM C-18/TABLE 6 OF UL ER1306 z d LL WATERPROOFING MEMBRANE MIN. SUBSTRATE PER STRUCT. 1/4:12 (2%):5 SLOPE 5 2.5:12 NOTE: APPLY EVERGUARD TPO & PVC CUT EDGE SEALANT TO ALL CUT REINFORCED TPO & PVC EDGE - INSTALL PER MFGR. SEPCS & REF. MFGR. MANUAL FOR ADDITIONAL DTL. AND WARRANTY AS -WELL AS UL ER1306 ROOF PLAN 1 1/4" = 1'-0" TRUE NORTH )JECT NAME PHAM RESIDENCE TUS CDP SUBMITTAL Cn E N � � U N � N U � y � V ate.. lO N G V o0 U a /'� C > it m = O Z Wo o LU0 O Z W � LL Q W gWUdr> z Q 00 CD Lo m Ix 00 W CDCD O 0-F_04Zm W Z W U) Lu PROJECT NORTH a 1 PARAPET WALL - DECO. STUCCO CAP (SLOPE CAP 2% MIN. 2 STEEL COLUMN - PAINT FINISH - REF. STRUCT. FOR CONNECTION DETAILS 3 CLASS "A" FLAT "COOL ROOFING" - TPO MEMBRANE - REF. MATERIAL SCHEDULE A/A-4.0 PROVIDE MIN. 2% POSITIVE DRAINAGE 4 RECESSED GUTTER Q U 2 U Lu H O Lu z� � N Lu d7 Lu Lo 00 Lo N PROJECT MANAGER/ARCHITECT JUSTIN JOHNSTON DECK/BALCONY DRAIN - SLOPE 2% MIN. - REF. DTL. 1 VAD -1 DOCUMENT VALID UPON OVERFLOW DRAIN LINE - IN WALU FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.) METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHTG. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC VENTILATION CALCS. A ROOF PLAN LEGEND ROOF VENTILATION NOTES: (CRC R806) 1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSION -RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR. 2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET; 1. IN CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM -IN -WINTER SIDE OF THE CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE MEASURED VERTICALLY WITH THE BALANCE OF TEH REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED. 3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MIN. OF A V SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHTG. AND AT THE LOCATION OF THE VENT. 4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G'S INSTALLATION INSTRUCTIONS. INSTALLATION OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R903. INSTALLATION OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R703.1. 5. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OF THE TOP STORY AND THE ROOF RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES (SPACES BETWEEN CEILINGS THAT ARE APPLIED DIRECTLYTO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE STRUCTURAL ROOF SHT'G. AT THE TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE MET: 1. THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO INTERIOR CLASS I VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD SHINGLES OF SHAKES ARE USED, A MIN. 1/4" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16, ANY AIR - IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III VAPOR RETARDER COATING OR COVERING IN DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION (SEE TITLE 24, PART 6, FIG. 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. (NO INSULATION SHALL BE RECD. WHEN ROOF TILES, WOOD SHINGLES OR WOOD SHAKES, OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONT. UNDERLAYMENT IS INSTALLED, A CONT. LAYER SHALL BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT. LAYER WHICH HAS A PERM RATE OF NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD.); 5.1. AIR -IMPERMEABLE INSULATION ONLY. INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHTG. 5.2. AIR -PERMEABLE INSULATION ONLY. IN ADDITION TO THE AIR -PERMEABLE INSULATION INSTALLED DIRECTLY BELOW THE STRUCTURAL SHT'G., RIDGE BOARD OR SHEET INSULATION W/. AN R -VALUE OR RA SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHTG. FOR CONDENSATION CONTROL. 5.3. AIR -IMPERMEABLE AND AIR -PERMEABLE INSULATION. THE AIR -IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHTG. FOR CONDENSATION CONTROL. THE AIR -PERMEABLE INSULATION SHALL BE INSTALLED DIRECTLY UNDER THE AIR -PERMEABLE INSULATION. 5.4. WHERE PREFORMED INSULATION BOARD IS USED AS THE AIR IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER. ORIGINAL SIGNATURE Q J LL O O N a y �- Z c r MOM -gyp o.tZ m9099 R m O S C, o m d 7Z LmT� qm a O 2 n3Q y m._a N A N C m O O E E C U' -W mr c am U:aU m 2,m vim ~`o Q>.=01p av0i U y Z m O c m A m Z c M y A Z Q N E W C y 0 d K T O N O N 0 mdma.c�.H r- d Z wwm- w- 2 C d U N O- m ° ER -.34:' 0 8.2 o 0 p y H 0 C 0 N oocaoci� 0 0 0, m E 9 c 62 0c�z V N m.L.. N N ��0oya:9t m x m em o 0 r U X ..�+ o O N d o O V O 0`0EZ`ou u Oo 0Ow w o m H H N2 O=O0= u U a U L C N J M 1 REVISIONS 1 DATE JOB NO. 2018-15 DATE 09/24/2018 SHEET NO. A-3.0 a G7 � z •- 3 O ff] Q� d O D O E v m � Y > it m = O Z Wo o LU0 O Z W � LL Q W gWUdr> z Q 00 CD Lo m Ix 00 W CDCD O 0-F_04Zm W Z W U) Lu PROJECT NORTH a 1 PARAPET WALL - DECO. STUCCO CAP (SLOPE CAP 2% MIN. 2 STEEL COLUMN - PAINT FINISH - REF. STRUCT. FOR CONNECTION DETAILS 3 CLASS "A" FLAT "COOL ROOFING" - TPO MEMBRANE - REF. MATERIAL SCHEDULE A/A-4.0 PROVIDE MIN. 2% POSITIVE DRAINAGE 4 RECESSED GUTTER Q U 2 U Lu H O Lu z� � N Lu d7 Lu Lo 00 Lo N PROJECT MANAGER/ARCHITECT JUSTIN JOHNSTON DECK/BALCONY DRAIN - SLOPE 2% MIN. - REF. DTL. 1 VAD -1 DOCUMENT VALID UPON OVERFLOW DRAIN LINE - IN WALU FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.) METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHTG. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC VENTILATION CALCS. A ROOF PLAN LEGEND ROOF VENTILATION NOTES: (CRC R806) 1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSION -RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR. 2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET; 1. IN CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM -IN -WINTER SIDE OF THE CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE MEASURED VERTICALLY WITH THE BALANCE OF TEH REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED. 3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MIN. OF A V SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHTG. AND AT THE LOCATION OF THE VENT. 4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G'S INSTALLATION INSTRUCTIONS. INSTALLATION OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R903. INSTALLATION OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF SECTION R703.1. 5. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OF THE TOP STORY AND THE ROOF RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES (SPACES BETWEEN CEILINGS THAT ARE APPLIED DIRECTLYTO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE STRUCTURAL ROOF SHT'G. AT THE TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE MET: 1. THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO INTERIOR CLASS I VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD SHINGLES OF SHAKES ARE USED, A MIN. 1/4" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16, ANY AIR - IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III VAPOR RETARDER COATING OR COVERING IN DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION (SEE TITLE 24, PART 6, FIG. 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. (NO INSULATION SHALL BE RECD. WHEN ROOF TILES, WOOD SHINGLES OR WOOD SHAKES, OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONT. UNDERLAYMENT IS INSTALLED, A CONT. LAYER SHALL BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT. LAYER WHICH HAS A PERM RATE OF NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD.); 5.1. AIR -IMPERMEABLE INSULATION ONLY. INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHTG. 5.2. AIR -PERMEABLE INSULATION ONLY. IN ADDITION TO THE AIR -PERMEABLE INSULATION INSTALLED DIRECTLY BELOW THE STRUCTURAL SHT'G., RIDGE BOARD OR SHEET INSULATION W/. AN R -VALUE OR RA SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHTG. FOR CONDENSATION CONTROL. 5.3. AIR -IMPERMEABLE AND AIR -PERMEABLE INSULATION. THE AIR -IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHTG. FOR CONDENSATION CONTROL. THE AIR -PERMEABLE INSULATION SHALL BE INSTALLED DIRECTLY UNDER THE AIR -PERMEABLE INSULATION. 5.4. WHERE PREFORMED INSULATION BOARD IS USED AS THE AIR IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER. ORIGINAL SIGNATURE Q J LL O O N a y �- Z c r MOM -gyp o.tZ m9099 R m O S C, o m d 7Z LmT� qm a O 2 n3Q y m._a N A N C m O O E E C U' -W mr c am U:aU m 2,m vim ~`o Q>.=01p av0i U y Z m O c m A m Z c M y A Z Q N E W C y 0 d K T O N O N 0 mdma.c�.H r- d Z wwm- w- 2 C d U N O- m ° ER -.34:' 0 8.2 o 0 p y H 0 C 0 N oocaoci� 0 0 0, m E 9 c 62 0c�z V N m.L.. N N ��0oya:9t m x m em o 0 r U X ..�+ o O N d o O V O 0`0EZ`ou u Oo 0Ow w o m H H N2 O=O0= u U a U L C N J M 1 REVISIONS 1 DATE JOB NO. 2018-15 DATE 09/24/2018 SHEET NO. A-3.0 MAX FLAT_ (+24 N.G. _ _ 36.62' FRONT ROOF PLATE 35.52' [1 �MASTER T.O.S. 52, - MASTER PLATE_ 25.32' �FIRST FLOOR (T.O.S.) 1t/ 3.50' — - - �DE PLANE 12.62' G2 0 GE T.O.C. _I I El I -III I El I Ei I I' = 11 Ire � J 3 3 2 A-5.1 A-5.0 A-5.1 2 3 3 A-5.1 A-5.0 MAX FLATL+24 N_G)_________ 36.62' ROOF PLATELTYRL _ _ _ _ _ 35.26' 0 0 _SECOND FLOOR T.O.S.TTYP.)_ WJ 25.26' SECOND FLOOR PLATE (7P.) 24.00' 0 rlkL FIRST FLOORST_O.S.) _ 3.b0' GRAD GARE PLANE F n GARAGE T.O.C. 12.50' --------------- MA_X_FLAT+24 N.Gj_d�� 36.62' FRONT ROOF PLATE —----- 35.52 t. MASTER T.O�.S. � --- 26.52' MASTER PLATE _ 25.32 FIRST FLOORT( O.S.) n - -- -- J 13.5�0'�-w GRADE PLA ---- 12.62' GARAGE T.O.C. 12.50' -------- MAX FLAT1+24_N.Gj 36.62' ROOF PLATETTYP.I 35.26' V _SECOND FLOOR T.O.�TYP.) n 25.26' V _SECOND FLOOR PLATE -LTYP.� 24.00' FIRST FLOOR O.S 13.50' GRADE PLANE 12.62' GARAGE T.O.C. OL 12.50' I 1 SOUTH ELEVATION 1/4" = 1 -0 F-,] NORTH ELEVATION 11 ,19a :049 f 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 T & G WOOD SIDING: SUPPLIER: TBD WOOD TYPE: CEDAR OR EQUIV. (ARCH. TO APPROV.) COLOR: STAIN TBD APPLICATION: 4" OR 6" HORIZONTAL, TIGHT THICKNESS: 1" NOMINAL EXTERIOR STUCCO MANUFACTURER: MERLEX STUCCO 2911 ORANGE -OLIVE ROAD ORANGE, CA 92865 P: 714.627.1700 COLOR: WHITE, TBD APPLICATION: THREE -COAT APPL., SMOOTH 7/8"W/. METAL LATH (DIAMOND OR EQUIV.) EXTERIOR ARCHITECTUAL PANEL: SUPPLIER: TBD TYPE: COMPOSITE COLOR: DARK GRAY, TBD APPLICATION: TBD THICKNESS: 1" OR LESS WEIGHT: <10 PSF. ROOFING: PRODUCT: TPO MEMBRANE MFGR: GAF, EVERGUARD- WWW.GAF.COM COLOR: ENERGY GRAY 322 (COOL COLOR TECH.) APPLICATION: REF.DTL. 3/A-3.0 CODE: CLASS W ASSEMBLY (ICC # ESR -1597) WEIGHT: N/A GUTTERS (CONCEALED): MATERIAL: METAL - PAINTED KYNAR GARAGE DOORS: SUPPLIER: TBD STYLE: MODERN, T & G 4" OR 6" MATERIAL: CUSTOM BUILT. WOOD WATERPROOF DECK MEMBRANE: TUFFLEX POLYMERS 10880 POPLAR AVE. FONTANA, CA P: 909.349.2016 W W W.TUFFLEXPOLYMERS.COM CODE: ICC # ESR -2505 FLASHING & WEATHERSTRIPPING: PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. A I MATERIAL SCHEDULE NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. KEYNOTE LEGEND 1 EXTERIOR GLASS GUARDRAIL -MIN. 42" HEIGHT- REF. DTL. _/AD -1 2 WOOD SIDING- REF. DTL. 9/AD-1 & MATERIAL SCHEDULE A-4 3 ARCHITECTURAL PANELING - SIZE & FINISH AS SEL., ARCH. TO APPV." 4 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. DEF. DTL. 5/AD-1 5 WOOD PANEL, PAINT & SEAL AS SEL. - ARCH. TO APPV. - TO MATCH WOOD TRELLIS USED AT MASTER BEDROOM 6 SKYLIGHT- SIZE AS DIM.-'ACRALIGHT ICC #ESR - 2415 OR EQUIV. (DTL. 23/AD-1) 7 EXT. ADHERED STONE VENEER - REF. MATERIAL SCHEDULE SHT. A-4.0, DTL. 8/AD-1 8 WOOD SCREEN - TO MATCH SCREEN USED AT ENTRY 9 WOOD SCREEN - TO MATCH WOOD TRELLIS USED AT MASTER BEDROOM" 10 (N.) WOOD GATE - PER LANDSCAPE DESIGNER (MAX. 5' - 6" HT. ABOVE NATURAL GRADE) - CLEAR HEART CEDAR, STAIN AND SEAL AS SEL. - ARCH TO APPRV. 11 SKYLIGHT- SIZE AS DIM.-VELUX OR EQUIV. (DTL. 23/AD-1) 12 CHIMNEY CAP/SPARK ARRESTOR -AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) ;OJ ECT NAME PHAM RESIDENCE ATUS CDP SUBMITTAL Lu N L m C-) o 0 U a C A Q c a N U z rn YU Oa; < Q U U Lu N L m C-) o 0 U a C A Q c a cm 3 z y� Oa; Q >o �v z 0 0 N� Q E m r Y r � r > �U DO = o z wa O Z �w Q O gF-C)acr) z <D00 W o dF-C-4Zm Lu z Lu a U) LLIw Q U U Lu coO LU Z � N _W cf) Lu L.I_ U LO CD LO N PROJECT MANAGER/ARCHITECT JUSTIN JOHNSTON DOCUMENT VALID UPON ORIGINAL SIGNATURE Z LLI O� Lu W U IY J O_Q LLI LU Lu 2 o y c Z C r go v �.tZ maZ9 C c50 m� q m a L lT0 C mom.. ma. - 02 O n3< y m._a y m V1 C m O`1 r0 E L c U T 0'-W mr O Ec a'mm 0� ()m2 voice w -w y m U m Z m O c m A Z m y m M Z < wl= m C y Q 9 T- N O y Z mwya' m - R2 c mc Om t0 3 mD0E - O y N O C m d T� D C m c L o ° m E a 2 o m m E m; c 6.C9r V y D7� 9 d O y 23 O O E Z y m m U 0 r`n—Sy U 5 O I- a a N a Si U= U a 2 r m � < E < LREVISIONS ' NO. REVISION I DATE JOB NO. 2018-15 DATE 09/24/2018 SHEET NO. A-4 00 MAX FLAT (+24 N.G Z___ . v 36.62' jk-FRONT ROOF PLATE _ v 35.52' MASTER T.O.S. �J 26.52' - - gMASTER PLATE - 25.32' o N PL. I i FIRST FLOOR (T.O.S.) 13.50' L_ - - - G7RAD,62'E PLANE 12- rk GARAGE T.O.C. 12.50' _ PL. I 36.60' -------------------------------HT. CERT. REQ'D 0 0 IIIIII-III IIIIIIIIII 2 A-5.0 36.52' ®�f 36.52' HT. CERT. --- 1 r.j� HT. CERT. REQ'D -------------- 2 - - - - - - - - - - - - - - - - - - - - - - - - - - A-7.0 0 L % 3 A-7 LE 1� 1 TYP. O2 A-7.0 Lil o a O 4 c v � 10 1 A-5.1 36.51' -- HT. CERT. REQ'D -------— — — — — — — LTJ 0 © 5 0 O I IIIA � IIIIIIIIIIIII-III IIIIIIIIIIIIIIIIIII I I I I I I � � J 1 2 1 A-5.1 A-5.0 36.51' 36.51' 36.52' 36.52' 36.60' HT. CERT. REQ'D 4 HT. CERT. REQ'D 4 HT. CERT. REQ'D HT. CERT. REQ'D HT. CERT. REQ'D 66_F_LAT(+24N_G1------------------------------------------------------------- ------------------------------------------------------_-------------- ---L -------------- - ---------- --- rk ROOF PLATEATYPl - _ - - - 2 ----------- - - - - - - - - - - - - - - - - - - - - ------- 35.26' ,- 1 -ft A-7.0 SECOND FLOOR T.O.S.ITYP.) _ v 25.26' Ak SECOND FLOOR PLATE (TYP) 24.00' MAX FLAT (+24 N.G. 36.62 ROOF PLATETTYP.E 35.26' T.O.S. fTYP.) Il 25.26' PLATES T P.) L, 24.00' V FIRST FLOOR( T.O.S.) 1 13.50' GRADE PLANE -- 12 .67 GARAGE T.O. IIIIII-III 'IISiI n EAST ELEVATION ---_ MAX FLATS+24_N.G.) 36.62' FRONT ROOF PLATE /1 35.52' V p _ _ MASTER T.O.S. n a 26.52' v _MASTER PLATE 25.32' PL, I I I� FIRST FLOORjT.O.S ) 111 13.50' II II H II III III III III III III II _ _ II II II II III III III III III III _ II III III III I I I I I I IIIIIII� I VIII � II I �I I I S II � �IIIIII� I II � II I I 1 I I I I I I II � II � VIII I �I I �—III— r- WEST ELEVATION 2 1/4" = 1'-0" 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 I WESTERN WINDOW SYSTEMS I SERIES 600 & STOREFRONT SYSTEMS I 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: IIIA � IIIIIIIIIIIII-III IIIIIIIIIIIIIIIIIII I I I I I I � � J 1 2 1 A-5.1 A-5.0 36.51' 36.51' 36.52' 36.52' 36.60' HT. CERT. REQ'D 4 HT. CERT. REQ'D 4 HT. CERT. REQ'D HT. CERT. REQ'D HT. CERT. REQ'D 66_F_LAT(+24N_G1------------------------------------------------------------- ------------------------------------------------------_-------------- ---L -------------- - ---------- --- rk ROOF PLATEATYPl - _ - - - 2 ----------- - - - - - - - - - - - - - - - - - - - - ------- 35.26' ,- 1 -ft A-7.0 SECOND FLOOR T.O.S.ITYP.) _ v 25.26' Ak SECOND FLOOR PLATE (TYP) 24.00' MAX FLAT (+24 N.G. 36.62 ROOF PLATETTYP.E 35.26' T.O.S. fTYP.) Il 25.26' PLATES T P.) L, 24.00' V FIRST FLOOR( T.O.S.) 1 13.50' GRADE PLANE -- 12 .67 GARAGE T.O. IIIIII-III 'IISiI n EAST ELEVATION ---_ MAX FLATS+24_N.G.) 36.62' FRONT ROOF PLATE /1 35.52' V p _ _ MASTER T.O.S. n a 26.52' v _MASTER PLATE 25.32' PL, I I I� FIRST FLOORjT.O.S ) 111 13.50' II II H II III III III III III III II _ _ II II II II III III III III III III _ II III III III I I I I I I IIIIIII� I VIII � II I �I I I S II � �IIIIII� I II � II I I 1 I I I I I I II � II � VIII I �I I �—III— r- WEST ELEVATION 2 1/4" = 1'-0" 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 T & G WOOD SIDING: SUPPLIER: TBD WOOD TYPE: CEDAR OR EQUIV. (ARCH. TO APPROV.) COLOR: STAIN TBD APPLICATION: 4" OR 6" HORIZONTAL, TIGHT THICKNESS: 1" NOMINAL EXTERIOR STUCCO: MANUFACTURER: MERLEX STUCCO 2911 ORANGE -OLIVE ROAD ORANGE, CA 92865 P: 714.627.1700 COLOR: WHITE, TBD APPLICATION: THREE -COAT APPL., SMOOTH 718"W/. METAL LATH (DIAMOND OR EQUIV.) EXTERIOR ARCHITECTUAL PANEL: SUPPLIER: TBD TYPE: COMPOSITE COLOR: DARK GRAY, TBD APPLICATION: TBD THICKNESS: 1" OR LESS WEIGHT: <10 PSF. ROOFING: PRODUCT: TPO MEMBRANE MFGR: GAF, EVERGUARD - W W W.GAF.COM COLOR: ENERGY GRAY 322 (COOL COLOR TECH.) APPLICATION: REF.DTL. 3/A-3.0 CODE: CLASS W ASSEMBLY (ICC # ESR -1597) WEIGHT: N/A GUTTERS (CONCEALED): MATERIAL: METAL - PAINTED KYNAR GARAGE DOORS: SUPPLIER: TBD STYLE: MODERN, T & G 4" OR 6" MATERIAL: CUSTOM BUILT. WOOD WATERPROOF DECK MEMBRANE: TUFFLEX POLYMERS 10880 POPLAR AVE. FONTANA, CA P: 909.349.2016 W W W.TUFFLEXPOLYMERS.COM CODE: ICC # ESR -2505 FLASHING & WEATHERSTRIPPING: PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. A I MATERIAL SCHEDULE NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. KEYNOTE LEGEND 1 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. DEF. DTL. 5/AD-1 2 STEEL TRELLIS, PAINT & SEAL AS SEL. - ARCH. TO APPV. - SIZE & CONN. PER STRUCT." 3 JARCHITECTURAL PANELING - SIZE & FINISH AS SEL., ARCH. TO APPV." 4 STEEL COLUMN - PAINT FINISH - REF. STRUCT. FOR CONNECTION DETAILS 5 TILEISTONE PAVERS ON CONCRETE SETTING BED OVER'TUFFLEX POLYMERS' W.P. MEMBRANE CLASS 'A' ASSEMBLY (ESR -2505) REF. DTL. 10/AD-1 6 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON 7 EXT. ADHERED STONE VENEER - REF. MATERIAL SCHEDULE SHT. A-4.0, DTL. 8/ADA 8 EXTERIOR GLASS GUARDRAIL -MIN. 42" HEIGHT - REF. DTL. _/AD -1 9 DOWNSPOUT- METAL OR EQUIV. -AS SEL. (ARCH. TO APPROVE) 10 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #6 ON SCHEDULE 11 EXTERIOR GUARDRAIL W/. GLASS - TEMPERED & LAMINATED, MIN. 42" ABV. F.F., <4" MAX. SPHERE OPENING, REF. DTLS. 14/AD-1 ;OJ ECT NAME PHAM RESIDENCE ATUS W CDP SUBMITTAL V) c Z N U W Q� N U � Wm W M Z Lu y � //)i m m 2 N G V o0 U a O c — m 1r a PROJECT MANAGER/ARCHITECT G7 � Z •- 3 O ff] Q as � o v D O W C � 7 a p o Om E = m 6=vr V E v Y M 'N-' O m Km. '> o t U = m W m V O O Emta U -t nv > clU m = OZ W Q o LU O Z W It LL Q W ��F_COac+> z ¢15co�'o O 0-�W N Z m DOCUMENT VALID UPON ORIGINAL SIGNATURE U W r -:EZ m9Z9 W Z coco W o L c m£ mm92 ry n3Q . U) W M Z Lu Q � //)i \W LNN7 l/ Lu U y Z m o c m m v O L0 00 L0 1r N PROJECT MANAGER/ARCHITECT JUSTIN JOHNSTON \ / DOCUMENT VALID UPON ORIGINAL SIGNATURE JOB NO. 2018-15 DATE 09/24/2018 SHEET NO A-4.1 o m Z c m Om r -:EZ m9Z9 -pp f0 mmmo°= m a T Z .N - N m L c m£ mm92 ry n3Q . O T O L S m m v N=fn L c U En //)i UUmgm umi�v l/ U y Z m o c m m v O aE At z c m y m m 1r F. Z Q C\I ~ 'No Z .6Oa \ / E. Q E.p y '= L m E o L �- W = .c°- .mat.- vm'mm �vv J p m H U- c m N �� °�gcg 9 U W C � 7 a p o Om E = m 6=vr V m D7� T O C 'N-' O m Km. '> o t U = m W m V O O Emta U -t nv ,ES`ol-gl-m of00 vm�ml_: mFt-, X m 2 U= U O=w m9V0 WNp_U REVISIONS NO. REVISION DATE JOB NO. 2018-15 DATE 09/24/2018 SHEET NO A-4.1 3 A-5.1 2 A-3.0 4 M_AXFLATT+24N.G)____________________-. 6 2% MIN, f lu- 36.62' /k ROOF PLATE (TYP.) — — — — 35.26' �SECOND FLOOR T.O.�TYPP.) 6' ECOND FLOOR PLATE (TYPP.) 24.00' FIRST FLOOR (T.O.S.)_ _ 0' - 12.62' GE PLANE RAD 3 A-5.0 23 AD -1 14 20 2% MIN. i qIIILMAX FLAT j+24 N.G]--------� 36.62' (1k ROOF PLATE TTYP.L — W-) 35.26' jbSECOND FLOOR T.O.S. (TYP _ - %J 25.26 o �SECOND FLOOR PLATE (TMN P.) - 24.00' PL. I -------------------------MAX FLAT 1+24 N.Gj 36.62' _ — — — — — —— — — ROOF PLATETTYP.) n 35.26' -- _m SECOND FLOOR T.O.S. jTYP.) � - 25.26' — — — — — — — SECOND FLOOR PLATETTYP.) n 24.00'' FIRST FLOOR (T.O.S.) /1 13.50' n TRANSVERSE SECTION 1/4" = 1'-0. MAX FLATT+24 36.62' Lb_ROOF PLATETTYP)- 35.26 MASTER T.O.S. _ 26.52' MASTER PLATE - 25.32' GRADE PLANE 12.62' KEYNOTELEGEND PROJECT NAME PHAM RESIDENCE X INSULATION SCHEDULE: z � 3 CDP SUBMITTAL EXTERIOR WALL: O V' — (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A 25 FLOOR JOISTS - REF. STRUCT. TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES / / Q v AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE 8 o � N U RAISED FLOOR: R-30 MIN. Z m STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 11 E wm TALL CABINET- BUILT-IN, FINISH AS SEL. 'n KITCHEN SINK -AS SELECTED / � r Y FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FIREPLACE - PREFABRICATED, GAS ONLY,'DAVINCI - SINGLE SIDED' - ANSI Z21.50B-2014 [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN 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.) 16 FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND 3 3 2 (REF. T-24 REPORT FOR MORE INFORMATION) M c / / 21 w A-5.1 A-5.0 A-5.1 NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME ARCHITECTURAL PANELING - SIZE & FINISH AS SEL., ARCH. TO APPV." U v a o 24 23 AD -1 36 a O m 0 2 (I^•''�1 V < Z � 2-2d 00Em E n— BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. y.: a� O N N � hwLom DRAFT STOPS. DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. BATH #3 i 2R@0'-75/8" H 2Ofr .-5Q ':R J DEN NO.1 REVISION I DATE 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 z LLi ` ATTICS. U > < I cl 1 Z m = WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE O 5 I WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. , Z W < 5 < p > LU DRAFT STOP CONSTRUCTION. qIIILMAX FLAT j+24 N.G]--------� 36.62' (1k ROOF PLATE TTYP.L — W-) 35.26' jbSECOND FLOOR T.O.S. (TYP _ - %J 25.26 o �SECOND FLOOR PLATE (TMN P.) - 24.00' PL. I -------------------------MAX FLAT 1+24 N.Gj 36.62' _ — — — — — —— — — ROOF PLATETTYP.) n 35.26' -- _m SECOND FLOOR T.O.S. jTYP.) � - 25.26' — — — — — — — SECOND FLOOR PLATETTYP.) n 24.00'' FIRST FLOOR (T.O.S.) /1 13.50' n TRANSVERSE SECTION 1/4" = 1'-0. MAX FLATT+24 36.62' Lb_ROOF PLATETTYP)- 35.26 MASTER T.O.S. _ 26.52' MASTER PLATE - 25.32' GRADE PLANE 12.62' I III -III III -III III -III III -III III -III III -III III -III III -III I I I I _MAX_F_LAT j+24 N.Gj 36.62 ROOF PLATE TYP.) 35.26' _ MASTER T.O.S. 26.52' — —MASTER PLATE 25.32' FIRST FLOORLO_S.) C 13.50' V GRADE PLANE 12.62' n TRANSVERSE SECTION 1/4" = 1'-0. FIRE -BLOCKING & DRAFT -STOP NOTE KEYNOTELEGEND PROJECT NAME PHAM RESIDENCE STATUS INSULATION SCHEDULE: z � 3 CDP SUBMITTAL EXTERIOR WALL: O V' — (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A 2 x 4 CONST. = R-13 MIN. FLOOR JOISTS - REF. STRUCT. TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES 2 x 6 CONST. OR LARGER = R-19 Q v AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE 8 o � N U RAISED FLOOR: R-30 MIN. Z m STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 11 E wm TALL CABINET- BUILT-IN, FINISH AS SEL. 'n KITCHEN SINK -AS SELECTED ROOF: R-30 � r Y FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FIREPLACE - PREFABRICATED, GAS ONLY,'DAVINCI - SINGLE SIDED' - ANSI Z21.50B-2014 [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN 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.) 16 FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND 3 3 2 (REF. T-24 REPORT FOR MORE INFORMATION) M c CONCRETE SLAB ON GRADE- REF. STRUCT. & CIVIL DWGS. SKYLIGHT- SIZE AS DIM.-'ACRAUGHT ICC #ESR -2415 OR EQUIV. (DTL. 23/AD-1) CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 21 w A-5.1 A-5.0 A-5.1 NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME ARCHITECTURAL PANELING - SIZE & FINISH AS SEL., ARCH. TO APPV." U v a EXTERIOR GUARDRAIL W/. GLASS -TEMPERED & LAMINATED, MIN. 42" ABV. F.F., <4" MAX. SPHERE OPENING, REF. DTLS. 14/AD-1 24 c a O m 7 a 2 (I^•''�1 V < I III -III III -III III -III III -III III -III III -III III -III III -III I I I I _MAX_F_LAT j+24 N.Gj 36.62 ROOF PLATE TYP.) 35.26' _ MASTER T.O.S. 26.52' — —MASTER PLATE 25.32' FIRST FLOORLO_S.) C 13.50' V GRADE PLANE 12.62' n TRANSVERSE SECTION 1/4" = 1'-0. FIRE -BLOCKING & DRAFT -STOP NOTE KEYNOTELEGEND 3 FURNISHINGS - AS SELECTED 2 z � 3 FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS COUNTERTOP -AS SELECTED O V' — (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A 5 FLOOR JOISTS - REF. STRUCT. TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES ROOF RAFTERS - REF. STRUCT. Q v AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE 8 o MAINTAINED. UPPER CABINET - BUILT-IN, FINISH AS SEL. Z m STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 11 E FIRE BLOCKS. TALL CABINET- BUILT-IN, FINISH AS SEL. 'n KITCHEN SINK -AS SELECTED 14 � r Y FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FIREPLACE - PREFABRICATED, GAS ONLY,'DAVINCI - SINGLE SIDED' - ANSI Z21.50B-2014 [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN 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.) 16 FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND 17 M HORIZONTAL. CONCRETE SLAB ON GRADE- REF. STRUCT. & CIVIL DWGS. SKYLIGHT- SIZE AS DIM.-'ACRAUGHT ICC #ESR -2415 OR EQUIV. (DTL. 23/AD-1) CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 21 FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 21NCHES NOMINAL LUMBER. FIRE BLOCKS MAY 22 ARCHITECTURAL PANELING - SIZE & FINISH AS SEL., ARCH. TO APPV." ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR EXTERIOR GUARDRAIL W/. GLASS -TEMPERED & LAMINATED, MIN. 42" ABV. F.F., <4" MAX. SPHERE OPENING, REF. DTLS. 14/AD-1 24 OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE - a O m FILL INSULATION MATERIAL SHALL NOT BE USED. 6 v .- U m O O] .L.. T (I^•''�1 V WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND -TRANSMISSION CONTROL SHALL HAVE FIRE Z � 2-2d 00Em E n— BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. y.: a� O N N � hwLom DRAFT STOPS. DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR -CEILING ASSEMBLIES. W H 2Ofr .-5Q ':R J REVISIONS NO.1 REVISION I DATE 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. U > cl DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM Z m = WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE O } WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. F Z W < < p > LU DRAFT STOP CONSTRUCTION. 2 I— m O F- U) H DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN %-INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL u_ Z W 13' Q PANEL, 3/8 -INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. z V D_ M OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. Z cn < 15 co > 2 W Ix p0 N O dH01Zm LL") 00 Lo N 1 2 1 A-5.1 23 A-5.0 A-5.0 PROJECT MANAGER/ARCHITECT AD -1 19 6 �19 1s 1s 6 67 JUSTIN JOHNSTON ------------------------------------------- ------------------- ---------------------- ------------------------------------------------------------------------------------------------------------------------MAX FLAT]+24-36 62'-gL DOCUMENT VALID UPON FRONT ROOF --------——— — 3552 AL==ILA 11 1 11 \ \ \ \ 3 -CAR GARAGE O / / \ \ \ \ 28 HALL WAY / / 77 / 13 19 R@ 0'-79 STAIRS r r 35 0 038) 0 Eo Eo 0 2R@ 0'-75/8" -- -- 5 0 r 22 14 m m ADA 23 0 5 LL m _ - - _ _ MASTER 26 .S. Il y � ¢ N �V MASTER PLATE 25.32'v � 1 PL, Ll 6 wm} I o F . r M i 3 M 5 10 . 13 12 15 a ° P.TCHPN 1 DINING ° GREAT ROOM 1 IRST ' FLOOR (T.O-.S.) - - -�- - - - - ° - ° ° _ - - - - - - - FIR_ST FLOOR (T.O. 13.50' 13.50' v t SLOPE PER CIVIL GRADE PLANE �T —GRADE PLANE 12.62 I I I S I I S I I� I� t�i l �� I � �� � �(• I I lfiifi I—� I�-'I�� 7�-i � i mil � � 12.62 ,. -. GARAGE T.O.C. �...-.-.,..._`.-._.;.,.� ..-.-, -.- .- � II III III III III III III III III III III III III III III III III III III III III III III III III III III dEd E III III III III III III III III III - .n III III III III III III III III III III III III III III III III 111 III III III III III III III III III III III III III III III III III III III III III III III III III III III III III I III Fol LONGITUDINAL SECTION O 1/4" = V -0 - ORIGINAL SIGNATURE KEYNOTELEGEND 1 FURNISHINGS - AS SELECTED 2 BASE CABINET- BUILT-IN, FINISH AS SEL. 3 COUNTERTOP -AS SELECTED 4 STEEL TRELLIS, PAINT & SEAL AS SEL. - ARCH. TO APPV. - SIZE & CONN. PER STRUCT." 5 FLOOR JOISTS - REF. STRUCT. 6 ROOF RAFTERS - REF. STRUCT. 7 CEILING FRAMING - REF. STRUCT. 8 LAUNDRY SINK - AS SEL. 9 UPPER CABINET - BUILT-IN, FINISH AS SEL. 10 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 11 INTERIOR GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9AD-1 12 TALL CABINET- BUILT-IN, FINISH AS SEL. 13 KITCHEN SINK -AS SELECTED 14 STEEL COLUMN - PAINT FINISH - REF. STRUCT. FOR CONNECTION DETAILS 15 FIREPLACE - PREFABRICATED, GAS ONLY,'DAVINCI - SINGLE SIDED' - ANSI Z21.50B-2014 [DTL. 22/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN 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.) 16 REFRIGERATOR- UNDER -COUNTER, PER I.D. & OWNER 17 CONCRETE FOOTING - REF. STRUCT. 18 19 20 CONCRETE SLAB ON GRADE- REF. STRUCT. & CIVIL DWGS. SKYLIGHT- SIZE AS DIM.-'ACRAUGHT ICC #ESR -2415 OR EQUIV. (DTL. 23/AD-1) CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 21 PROVIDE FAN TO COMPLY W/. WHOLE HOUSE VENTILATION REQUIREMENT- SEE MECH. VENT. NOTE/E-1 (ARCH. TO APPV. LOC'N.) 22 ARCHITECTURAL PANELING - SIZE & FINISH AS SEL., ARCH. TO APPV." 23 EXTERIOR GUARDRAIL W/. GLASS -TEMPERED & LAMINATED, MIN. 42" ABV. F.F., <4" MAX. SPHERE OPENING, REF. DTLS. 14/AD-1 24 ICEILING FAN - W/. LED LIGHT FIXTURE, AS SELECTED VERIFY W/. OWNER LL") 00 Lo N 1 2 1 A-5.1 23 A-5.0 A-5.0 PROJECT MANAGER/ARCHITECT AD -1 19 6 �19 1s 1s 6 67 JUSTIN JOHNSTON ------------------------------------------- ------------------- ---------------------- ------------------------------------------------------------------------------------------------------------------------MAX FLAT]+24-36 62'-gL DOCUMENT VALID UPON FRONT ROOF --------——— — 3552 AL==ILA 11 1 11 \ \ \ \ 3 -CAR GARAGE O / / \ \ \ \ 28 HALL WAY / / 77 / 13 19 R@ 0'-79 STAIRS r r 35 0 038) 0 Eo Eo 0 2R@ 0'-75/8" -- -- 5 0 r 22 14 m m ADA 23 0 5 LL m _ - - _ _ MASTER 26 .S. Il y � ¢ N �V MASTER PLATE 25.32'v � 1 PL, Ll 6 wm} I o F . r M i 3 M 5 10 . 13 12 15 a ° P.TCHPN 1 DINING ° GREAT ROOM 1 IRST ' FLOOR (T.O-.S.) - - -�- - - - - ° - ° ° _ - - - - - - - FIR_ST FLOOR (T.O. 13.50' 13.50' v t SLOPE PER CIVIL GRADE PLANE �T —GRADE PLANE 12.62 I I I S I I S I I� I� t�i l �� I � �� � �(• I I lfiifi I—� I�-'I�� 7�-i � i mil � � 12.62 ,. -. GARAGE T.O.C. �...-.-.,..._`.-._.;.,.� ..-.-, -.- .- � II III III III III III III III III III III III III III III III III III III III III III III III III III III dEd E III III III III III III III III III - .n III III III III III III III III III III III III III III III III 111 III III III III III III III III III III III III III III III III III III III III III III III III III III III III III I III Fol LONGITUDINAL SECTION O 1/4" = V -0 - ORIGINAL SIGNATURE Q W 0 Lu Z coco W B'02o ^o LL LU z� W Q� L O U T O E c \w U) F o 0 a U LL") 00 Lo N 1 2 1 A-5.1 23 A-5.0 A-5.0 PROJECT MANAGER/ARCHITECT AD -1 19 6 �19 1s 1s 6 67 JUSTIN JOHNSTON ------------------------------------------- ------------------- ---------------------- ------------------------------------------------------------------------------------------------------------------------MAX FLAT]+24-36 62'-gL DOCUMENT VALID UPON FRONT ROOF --------——— — 3552 AL==ILA 11 1 11 \ \ \ \ 3 -CAR GARAGE O / / \ \ \ \ 28 HALL WAY / / 77 / 13 19 R@ 0'-79 STAIRS r r 35 0 038) 0 Eo Eo 0 2R@ 0'-75/8" -- -- 5 0 r 22 14 m m ADA 23 0 5 LL m _ - - _ _ MASTER 26 .S. Il y � ¢ N �V MASTER PLATE 25.32'v � 1 PL, Ll 6 wm} I o F . r M i 3 M 5 10 . 13 12 15 a ° P.TCHPN 1 DINING ° GREAT ROOM 1 IRST ' FLOOR (T.O-.S.) - - -�- - - - - ° - ° ° _ - - - - - - - FIR_ST FLOOR (T.O. 13.50' 13.50' v t SLOPE PER CIVIL GRADE PLANE �T —GRADE PLANE 12.62 I I I S I I S I I� I� t�i l �� I � �� � �(• I I lfiifi I—� I�-'I�� 7�-i � i mil � � 12.62 ,. -. GARAGE T.O.C. �...-.-.,..._`.-._.;.,.� ..-.-, -.- .- � II III III III III III III III III III III III III III III III III III III III III III III III III III III dEd E III III III III III III III III III - .n III III III III III III III III III III III III III III III III 111 III III III III III III III III III III III III III III III III III III III III III III III III III III III III III I III Fol LONGITUDINAL SECTION O 1/4" = V -0 - ORIGINAL SIGNATURE 1 HR. FLOOR SYSTEM REF. DTL, 7/AD-1 0 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 0 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. JOB NO. 2018-15 D NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. DATE 09/24/2018 O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. SHEET NO. ® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. A1111111111111500 CONCRETE RETAINING WALL - REF. STRUCTURAL B SEPARATION LEGEND �s m N c Z m N Q L N -OO -:EZ m9caZ9 B'02o T > N a N N =O 2 N n3< �m._t O T O L a N N 2 N=(n mo.0=2 L O U T O E c U' -W mrc amE F o 0 U;aUmp,m voimv W O K N_ d> V ~ O < 0 0. N >.t d Z m c m m v U 2 MZ Z m Z c M. m m$ Z < A'E y c y w O9K TORN O NF O 0 dm a.=L:: d 5 Z U o - d~ A <- y O H A t, c O O L_ L m E R.. •O N T D c O C N a O m vo 6 v .- U m O O] .L.. T (I^•''�1 V " v d c Z � 2-2d 00Em E n— y.: a� O N N � d N V O O 0 y U—U ovU O W H 2Ofr .-5Q ':R J REVISIONS NO.1 REVISION I DATE 1 HR. FLOOR SYSTEM REF. DTL, 7/AD-1 0 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 0 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. JOB NO. 2018-15 D NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. DATE 09/24/2018 O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. SHEET NO. ® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. A1111111111111500 CONCRETE RETAINING WALL - REF. STRUCTURAL B SEPARATION LEGEND �s FOUNDATION PLAN SCALE: 1/4" = 1'-0" FOUNDATION NOTES: ALL DIMENSIONS SHALL BE VERIFIED WITH THE ARCHITECTS DRAWINGS ANY DISCREPANCIES SHALL BE RESOLVED PRIOR TO COMMENCING OF WORK. 1. ALL BEARING & SHEAR WALLS ARE TO BE SECURED WITH 5/8" DIAMETER BY 10" LONG ANCHOR BOLTS EMBEDDED AT LEAST 7" INTO CONCRETE WITH A MAXIMUM SPACING OF 48" O.C. U.N.O. THERE SHALL BE A MINIMUM OF TWO ANCHORS PER PIECE OF FOUNDATION PLATE WITH ONE BOLT LOCATED WITHIN 12" MAX. & 4-1/2" MIN. OF EA. END OF EA. PIECE. SHEAR WALLS BOLTS SHALL HAVE A PROPERLY SIZED NUT AND A 3"x3"x.229" WASHER. THE WASHER MAY BE SLOT CUT PROVIDED A STANDARD CUT WASHER IS PROVIDE BETWEEN THE NUT AND WASHER. WASHER TO BE INSTALLED WITHIN A 1/2" OF THE SHEATHED SIDE OF THE PLATE. A STANDARD CUT WASHER MAY BE USED AT NON -SHEAR WALL LOCATIONS. 2. FOR ALL INTERIOR NON -SHEAR WALLS USE SIMPSON 0.145" DIAMETERx 3" LONG PDP POWDER ACTUATED ANCHORS @ 24" O.C. (ESR #2138 OR EQUAL) 3. INSTALL ALL SIMPSON (OR APPROVED EQUAL) FOUNDATION HARDWARE PER MANUFACTURERS RECOMMENDATIONS. DEEPEN FOOTING WHERE NECESSARY TO PROVIDE ANCHOR EMBEDMENT AT HOLDOWN LOCATIONS. 4. ALL WOOD BEARING ON CONCRETE OR MASONRY SHALL BE PRESSURE TREATED DOUG FIR OR REDWOOD WITH SODIUM BORATE (SBX) OR DISODIUM OCTABORATE TETRAHYDRATE (DOT). NOTE: WHEN REQUIRED BY LOCAL BUILDING DEPARTMENT ALL ANCHOR BOLTS AND HOLDOWN BOLTS TO BE SET IN PLACE PRIOR TO CITY FOUNDATION INSPECTION SOIL INFORMATION: 1. FOUNDATION SIZES, DEPTHS, AND REINFORCEMENT ARE AS RECOMMENDED WITHIN THE OWNER/DEVELOPER'S SOILS ENGINEERS REPORT. SOILS ENGINEER TO PROVIDE FOUNDATION INSPECTOR AS OUTLINED IN LATEST SOIL REPORT. 2. OWNER/DEVELOPER AND SUBCONTRACTORS ARE TO REVIEW THE SOILS REPORT PRIOR TO COMMENCING CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE OWNER, DEVELOPER AND SUBCONTRACTOR TO VERIFY THAT THE REPORT DATE ABOVE IS CURRENT AND PLAN REQUIREMENTS ARE CONSISTANT WITH ANY UPDATED SOIL REPORTS. ESI/FME IS TO BE SUPPLIED WITH ALL UPDATED REPORTS. r 1 15" WIDE x24" DEEP FTG. L_ _ _ _ _ _ J fin// 245 TOP & BOTTOM CONT. GRADE BEAM PER PLAN WIDEN AT HARDY FRAME AS REQUIRED SEE SHEET'HFX1' FOR SHEAR TIE SPACING SLAB: 5" THK. W/#4 BARS @ 12" O/C ENV @ MIDDLE NEW CONSTRUCTION WITH SLAB ON GRADE SHALL INSTALL A CAPILLARY BREAK IN COMPLIANCE WITH CG 4.505.2.1 WITH 2 -INCH THICK LAYER OF SAND OVER A 15 MIL VAPOR BARRIER COMPLIANT WITH ASTM E 1745 OVER A 4 -INCH THICK BASE OF 1/2 -INCH OR LARGER CLEAN AGGREGATE AND A CONCRETE MIX DESIGN WHICH WILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING. (FOR ADDITIONAL INFORMATION, SEE AMERICAN CONCRETE INSTITUTE, ACI 302.OR-06) ANCHOR BOLT LEGEND: AB48 : 5/8" DIA. X 12" ANCHOR BOLTS AT 48" O.C. AB40 :5/8" DIA. X 12" ANCHOR BOLTS AT 40" O.C. AB32 :5/8" DIA. X 12" ANCHOR BOLTS AT 32" O.C. AB24 :5/8" DIA. X 12" ANCHOR BOLTS AT 24" O.C. AB16 :518" DIA. X 12" ANCHOR BOLTS AT 16" O.C. AB 8 :5/8" DIA. X 12" ANCHOR BOLTS AT 8" O.C. 2AB :(2) 5/8" DIA X 12" ANCHOR BOLTS. 3AB :(3) 5/8" DIA. x 12" ANCHOR BOLTS. 244 : PROVIDE A TOTAL OF 2 #4 AT TOP AND 2 #4 AT BOTTOM OF FOOTING, 3' PAST POSTS. 344 : PROVIDE A TOTAL OF 3 #4 AT TOP AND 3 #4 AT BOTTOM OF FOOTING, 3' PAST POSTS. HTT4 : (1) SIMPSON HTT4 PER POST. HTT5 : (1) SIMPSON HTT5 PER POST. HDU2: (1) SIMPSON HDU2-SDS2.5 PER POST. HDU5: (1) SIMPSON HDU5-SDS2.5 PER POST. HDU8: (1) SIMPSON HDU8-SDS2.5 PER POST. HDQ8: (1) SIMPSON HDQ8-SDS3 PER POST. HDU11 : (1) SIMPSON HDU11-SDS2.5 PER POST. HDU14 : (1) SIMPSON HDU14-SDS2.5 PER POST PROJECT NAME PHAM RESIDENCE (STATUS FIRST SUBMITTAL 0_ W W Z_ 0 Z qW LL F_ U N� LL F- U) m wo � MN Coo U tz z �Q Lu F roN m� o= > clU m = O Z w< Ir O Z W � Q WO 0� � C) 0- ¢ofoo LowCD 22'00 N O d H N Z m LU V z W 0 w w tow 0 _w U) ui0 L0 OD Lo N M CO N u Q m ry O z DOCUMENT VALID UPON ORIGINAL SIGNATURE Z Q J n Z 0 Q Z D 0 LL I REVISIONS I I�N�IU �Yy:71jIL�P1� �7 \�� JOB NO. H404 DATE 10/11/2018 SHEET NO. S1 J 0-1