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HomeMy WebLinkAbout04_3900 Channel Place Residence Coastal Development Permit_PA2018-209CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: 3900 Channel Place Residence (PA2018-209) Coastal Development Permit No. CD2018-086 SITE LOCATION: 3900 Channel Place APPLICANT: Brandon Architects OWNER: Gordon and Stephanie Clemons PLANNER: Melinda Whelan, Assistant Planner 949-644-3221, mwhelan@newportbeachca.gov LAND USE AND ZONING January 31, 2019 Agenda Item No. 4 • General Plan: RT (Two -Unit Residential) • Zoning District: R-2 (Two -Family Residential) • Coastal Land Use Category: Two -Unit Residential — (20.0-29.9 DU/AC) (R -D) • Coastal Zoning District: Two -Unit Residential (R-2) PROJECT SUMMARY The applicant requests a coastal development permit to allow the construction of a new three-story, 3,051 -square -foot, single-family residence including an attached two -car garage. The project includes reinforcing and raising the height of the existing bulkhead. No work will be conducted bayward of the existing property. The proposed development includes landscape, hardscape, and subsurface drainage facilities. The design complies with all applicable development standards and 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 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. CD2018-086 (Attachment No. ZA 1). 03/13/2018 1 3900 Channel Place Residence (PA2018-209) Zoning Administrator, January 31, 2019 Page 2 Land Use and Development Standards • The subject property is located in the R-2 Coastal Zoning District, which provides for single -and -two -unit residential development 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 subject property was developed with a single-family residence that spanned across three legal lots including the subject lot (3900 Channel Place), 3902 Channel Place and 3904 Channel Place. Coastal Development Permit No. CD2018-062 approved the demolition of the existing single-family residence allowing the three underlying legal lots to be developed separately. The neighborhood is predominantly developed with one- and two-story, single-family residences. The design, bulk, and scale of the proposed single-family dwelling is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. • 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 Development Standard Standard Proposed Setbacks min. Channel Place front 3 feet 3 feet Sides 3 feet 3 feet Water Frontage front 20 feet 20 feet Allowable Floor Area 3,107 square feet 3,051 square feet Allowable 3'1 Floor Area 310 square feet 310 square feet Open Space min. 234 square feet 234 square feet Parkin min. 2 -car garage 2 -car aaraae Height (max.) 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards • The development fronts the Newport Bay and is protected by an existing cast -in- place concrete bulkhead with the top of the bulkhead at elevation 6.31 feet (NAVD88). A Bulkhead Conditions Report was prepared by PMA Consulting, Inc., dated December 3, 2018, and concluded that the existing concrete bulkhead was in poor condition. The existing bulkhead is proposed to be repaired and reinforced to a height of 10.05 feet NAVD88. The Bulkhead Conditions Report concluded that Tmple 04/03/18 3900 Channel Place Residence (PA2018-209) Zoning Administrator, January 31, 2019 Page 3 the repaired, reinforced and raised bulkhead will protect the proposed development and adjacent development. • The finish floor elevation of the proposed dwelling is 9.00 feet NAVD 88, which complies with the minimum 9.00 feet NAVD88 elevation standard. A waterproofing 6 -inch curb is proposed to be constructed around the perimeter of the dwelling that would protect against flooding up to an elevation of 10.05 feet (NAVD88). Flood shields (sand bags and other methods) can be deployed across the openings to prevent flooding to the structure. The Coastal Hazard Report concludes that the highest high tide elevation (currently 7.20 feet NAVD88) will not exceed the proposed exterior curb of 10.05 feet NAVD88 using the low-risk aversion projected sea level rise (2.85 -foot increase) over the 75 -year design life of the structure based on estimates for sea level rise provided by the State of California Sea -Level Rise Guidance 2018. • Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property ownerwill be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • 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 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 run-off and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. • Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a preliminary Water Tmple 04/03/18 3900 Channel Place Residence (PA2018-209) Zoning Administrator, January 31, 2019 Page 4 Quality and Hydrology Plan (WQHP) has been provided and will undergo a final review during building permit plan check. The WQHP was prepared for the project by Forked Engineering & Surveying, Inc. on October 17, 2018.The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance Public Access • 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. Vertical access to the bay front is available adjacent the property at the terminus of 39th Street and the Newport Bay. The project does not include any features that would obstruct access along this access route. • Conditions are in place to require removal of existing non-standard private encroachments along the parkway and sidewalk of 39th Street, removing potential impediments to public access to the bay via the public sidewalk. • The closest designated public viewpoint is located on the 38th Street bridge entrance to Newport Island, approximately 500 feet from the property. The site is also visible in the distance from the Channel Place Park. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. The site is located adjacent to the terminus of 39th Street and the Newport Bay, which is accessible to the public and provides some limited opportunities to view the bay through 39th Street. However, the proposed single-family residence complies with all applicable Local Coastal Program (LCP) development standards and maintains a front setback area consistent with the existing neighborhood pattern of development. Proposed accessory structures will comply with the maximum height restrictions (42 inches) for front setbacks adjacent to the bay, ensuring that views are not obstructed. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 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. Tmple 04/03/18 J 3900 Channel Place Residence (PA2018-209) Zoning Administrator, January 31, 2019 Page 5 Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the construction of a new 3,051 -square -foot single-family residence. 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. 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: Melinda Whelan Assistant Planner JM/MSW Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmple 04/03/18 Attachment No. ZA 1 Draft Resolution 03/13/2018 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-086 TO CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR GARAGE LOCATED AT 3900 CHANNEL PLACE (PA2018-209) 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, with respect to property located at 3900 Channel Place, requesting approval of a coastal development permit. 2. The lot at 3900 Channel Place is legally described as Lot 1, Block 539, of Canal Section. 3. The applicant proposes a coastal development permit to allow the construction of a new three-story, 3,051 -square -foot, single-family residence including an attached two -car garage. The project includes reinforcing and raising the height of the existing bulkhead. No work will be conducted bayward of the existing property. The proposed development includes landscape, hardscape, and subsurface drainage facilities. 4. The subject property is designated RT (Two -Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two -Family Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two -Unit Residential (RT -D) 20.0-29.9 DU/AC and it is located within the Two - unit Residential (R-2) Coastal Zone District. 6. A public hearing was held on January 31, 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. 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the construction of a new 3 -story, 3,051 -square -foot single-family residence including an attached 2 -car garage. 05-15-2018 7 Zoning Administrator Resolution No. ZA2019-### Paqe 2 of 9 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, 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 3,107 square feet and the proposed floor area is 3,051 square feet. b. The proposed development provides the minimum required setbacks, which are 3 feet along the front property line abutting Channel Place, 3 feet along each side property line and 20 feet along the second frontage abutting Newport Bay. C. The highest guardrail is less than 24 feet from established grade (9.00 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. d. The project includes garage parking for a total of two vehicles, complying with the minimum two -car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. 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. 3. The development fronts the Newport Bay. The project site is protected by a bulkhead. The finished floor elevation of the proposed dwelling is 9.00 feet NAVD 88, which complies with the minimum 9.00 feet NAVD88 elevation standard. A waterproofing 6 - inch curb is proposed be constructed around the perimeter of the dwelling that would protect against flooding up to an elevation of 10.05 feet NAVD88. Flood shields (sand 05-15-2018 2 Zoning Administrator Resolution No. ZA2019-### Paqe 3 of 9 bags and other methods) can be deployed across the openings to prevent flooding to the structure. 4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA Consulting, dated December 3, 2018 for the project. The report concludes that the proposed project is reasonably safe from the shoreline erosion due to lack of wave or wakes that can erode sand from the beach. However, the site requires a reinforced and raised bulkhead to protect the site and surrounding development from sea level rise, considering a 2.85 -foot sea level rise (the low-risk aversion projected sea level rise over the 75 -year design life of the structure based on estimates for sea level rise provided by the State of California Sea -Level Rise Guidance 2018). The project includes raising the bulkhead to 10.05 feet (NAVD88), which meets the State of California Sea -Level Rise Guidance 2018. 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 6. 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 identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 7. The property is located adjacent to coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of 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. 8. Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a preliminary Water Quality and Hydrology Plan (WQHP) has been provided and will undergo a final review during building permit plan check. The WQHP was prepared for the project by Forkert Engineering & Surveying, Inc. on October 17, 2018.The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the 05-15-2018 9 Zoning Administrator Resolution No. ZA2019-### Paqe 4 of 9 proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 9. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought -tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted 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. Fact in Support of Finding: 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. Vertical access to the bay is available adjacent the property at the terminus of 39" Street and the Newport Bay. The project does not include any features that would obstruct access along this access route. 2. Conditions are in place to require removal of existing non-standard private encroachments along the parkway and sidewalk of 39th Street, removing potential impediments to public access to the bay via the public sidewalk. 3. The closest Public Viewpoint is located on the 38th Street bridge entrance to Newport Island, approximately 500 feet from the property. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. The site is located adjacent to the terminus of 39th Street and the Newport Bay, which is accessible to the public and provides some limited opportunities to view the bay through 39th Street. However, the proposed single-family residence complies with all applicable Local Coastal Program (LCP) development standards and maintains a front setback area consistent with the existing neighborhood pattern of development. Proposed accessory structures will comply with the maximum height restrictions (42 inches) for front setbacks adjacent to the bay, ensuring that views are not obstructed. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-086, 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 05-15-2018 1O Zoning Administrator Resolution No. ZA2019-### Paqe 5 of 9 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 31St DAY OF JANUARY 2019. Patrick J. Alford, Zoning Administrator 05-15-2018 11 Zoning Administrator Resolution No. ZA2019-### Page 6 of 9 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. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify 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 development. 4. 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, the beach, wetlands or their buffers. 5. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 6. All non-standard private encroachments from along the parkway and sidewalk of 3911 Street shall be removed. 7. The existing portion of the bulkhead return wall along the 39th Street terminus shall be extended a minimum of 35 feet landward, towards Channel Place, to accommodate a potential future City bulkhead project unless otherwise modified by the Public Works Director. 8. This Coastal Development Permit does not authorize any development seaward of the private property. Should the bulkhead require more extensive repair or replacement with construction equipment bayward of the private property, an additional Coastal Development Permit shall be obtained for the bulkhead from the Coastal Commission. 05-15-2018 12 Zoning Administrator Resolution No. ZA2019-### Paqe 7 of 9 9. Best Management Practices (BMP's) and Good Housekeeping Practices (GNP's) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 10. 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. 11. 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. Stock piles 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. 12. 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. 13. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 14. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 15. 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. 16. 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. 17. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 18. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 19. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 05-15-2018 1 S Zoning Administrator Resolution No. ZA2019-### Paqe 8 of 9 20. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development 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. 21. 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. 22. 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. 23. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the WQHP/WQMP and any changes could require separate review and approval by the Building Division. 24. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 25. 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. 26. This Coastal Development Permit No. CD2018-086 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. 27. 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 3900 Channel Place Residence CDP including, but not limited to, Coastal Development Permit No. CD2018-086 (PA2018-209). 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, 05-15-2018 14 Zoning Administrator Resolution No. ZA2019-### Paqe 9 of 9 attomeys' 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. 05-15-2018 15 Attachment No. ZA 2 Vicinity Map 03/13/2018 10 VICINITY MAP Coastal Development Permit No. CD2018-086 IWY_XIIFool WOR 3900 Channel Place 03/13/2018 1 `� Attachment No. ZA 3 Project Plans 03/13/2018 28 U Z C \ — I „«SITE, —t tY t- - yxl lstt5 �a �/" ✓� awl 4 P (T) PROJECT DESCRIPTION: T..m, 0W. THE SUBJECT PROPERTY IS LOCATED IN THE NEWPORT BEACH, CA ON CHANNEL PLACE SOUTH OF PACIFIC COAST HIGHWAY. THE LOT IS APPROXIMATELY 30' WIDE BY 87' DEEP, IT IS ZONED R2 AND APPRX. 2,633 S.F. THE PROPERTY INCLUDES AN EXISTING SMALL SINGLE FAMILY RESIDENCE AND GARAGE TO BE DEMOLISHED. CLIENT PROPOSES TO BUILD NEW A 3 -STORY SINGLE FAMILY RESIDENCE OF APPRX. 2567 S.F., WITH A 485 S.F. 2 -CAR GARAGE. TO BE WOOD FRAMED WITH A SLAB FOUNDATION AND ROOF TOP VIEW DECKS. THE PROJECT WILL BE OF AN EAST -COAST CAPE COD INSPIRED TRADITIONAL DESIGN, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN 'OPEN' LIVING FLOOR PLAN WHICH MAXIMIZES POTENTIAL VIEWS FROM THE LIVING SPACES AS WELL AS OUTDOOR PATIOS, DECKS AND BALCONIES. AMPLE PARKING WILL BE PROVIDED IN THE FORM OF A 2 CAR GARAGE. THE EXTERIOR WILL BE PRIMARILY NATURAL WOOD SHINGLES, WOOD SIDING (HARDIPLANK), WITH SOME USE OF METAL AND STONE. VICINITY MAP/ PROJECT DESCRIPTION CORNER CAPE COD 3900 CHANNEL PLACE, NEWPORT BEACH, CA, 92663 ALUMINUM ICONCRETE EARTH GYPSUM - PLASTER INSULATION - RIGID MASONRY - BRICK/STONE MASONRY - CONCRETE BLOCK PLYWOOD / GLU-LAM TIMBER SAND STEEL WOOD MATERIAL LEGEND NORTH ARROW N 9000'/00° 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 & HEIGI- 1i WALL TAG 101 DOOR TAG 1i WINDOW TAG T1 KEYNOTE TAG 11 (ANNOTATION LEGEND 9 DEFERRED SUBMITTALS 7 AGENCIES & PUBLIC SERVICES BUILDING AREA SCHEDULE LEGAL DESCRIPTION: APN: 423-061-06 NAME AREA COMMENTS LOT 1, BLOCK 539 OF CANAL SECTION, CITY OF NEWPORT BEACH, FIRST FLOOR LIVING 999 SF COUNTY OF ORANGE, STATE OF CALIFORNIA SECOND FLOOR LIVING 1257 SF M.M. 4198 THIRD FLOOR LIVING 310 SF 310 S.F. MAX LOT INFORMATION: TOTAL LIVING 2566 SF 2 -CAR GARAGE 485 SF ZONEDR-2 : SITE AREA: 2,633.38 S.F. BUILDABLE AREA: 1,553.84 S.F. TOTAL GARAGE 485 SF TOTAL ALLOWABLE AREA: 2 x 1,553.84 S.F. = 3,107.68 S.F. GRAND TOTAL 1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD DIG ALERT: OPEN VOLUME AREA SCHEDULE 2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS BRANDON ARCHITECTS, INC. COMMENTS 3. LICENSED SURVEYOR SHALL COMPLETE FEMA ELEVATION CERTIFICATE AND SOUTHERN CALIFORNIA EDISON: COSTA MESA, CA 92626 SUBMIT IT TO BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION. P: 714.754.4040 1.800.427.2000 WWW.BRANDONARCHITECTS.COM SOUTHERN CALIFORNIA GAS: OPEN VOL. REQ. GRAND TOTAL 233.08 SF SPECIAL INSPECTIONS 6 CITY WATER &SEWER: N/A PACIFIC BELL TELEPHONE: 1. LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR 1800 E. 16TH ST. STE. B CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM SANTA ANA, CA 92701 YES OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE SUBMITTAL (FOR CITY OF NEWPORT BEACH F: 714.835.2819 H.O.A. PURPOSES). PUBLIC WORKS DEPT.: REF. 8/T-1.0 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING 1.949.644.3204 N/A STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. CITY OF NEWPORT BEACH PLANNING DEPT.: SITE PLAN & ELEVATION (FOR REF. ONLY) ANDREW PATTERSON GENERAL INFOMATION: 15 CORPORATE PLAZA, SUITE 150 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. ZONING INFORMATION: 1.949.644.3288 SOUND LEVEL NOT TO EXCEED 50dSA (55d BA WITH TIMER, 65d BA WITH TIMER AND 1.949.644.3255 Y NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT CITY OF NEWPORT BEACH BUILDING DEPT.: 1.949.644.3106 PROPERTY PATIO OR OPENING. m°x-m a`O OFoE PAUL CRAFT GENERAL: 1.714.834.3882 4. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR PERMITS: F.714.333.440 SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. INSPECTIONS: n 3 5. FIRE SPRINKLERS REQUIRED CONSTRACTOR TO SUBMIT FIRE SPRINKLER NEWPORT BEACH FIRE DEPARTMENT: DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN REVISIONS FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. ORANGE COUNTY HEALTH SERVICES: 6. GLASS GUARD/HANDRAILS 7. SEAWALL 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) 9 DEFERRED SUBMITTALS 7 AGENCIES & PUBLIC SERVICES BUILDING AREA SCHEDULE LEGAL DESCRIPTION: APN: 423-061-06 NAME AREA COMMENTS LOT 1, BLOCK 539 OF CANAL SECTION, CITY OF NEWPORT BEACH, FIRST FLOOR LIVING 999 SF COUNTY OF ORANGE, STATE OF CALIFORNIA SECOND FLOOR LIVING 1257 SF M.M. 4198 THIRD FLOOR LIVING 310 SF 310 S.F. MAX LOT INFORMATION: TOTAL LIVING 2566 SF 2 -CAR GARAGE 485 SF ZONEDR-2 : SITE AREA: 2,633.38 S.F. BUILDABLE AREA: 1,553.84 S.F. TOTAL GARAGE 485 SF TOTAL ALLOWABLE AREA: 2 x 1,553.84 S.F. = 3,107.68 S.F. GRAND TOTAL ARCHITECT: 1.800.227.2600 OPEN VOLUME AREA SCHEDULE NAME BRANDON ARCHITECTS, INC. COMMENTS 151 KALMUS DR. STE. G-1 1.714.895.0246 COSTA MESA, CA 92626 O.V. #2 P: 714.754.4040 1.800.427.2000 WWW.BRANDONARCHITECTS.COM 1.949.644.3011 OPEN VOL. REQ. GRAND TOTAL 233.08 SF STRUCTURAL ENGINEER: 1.800.750.2355 FARHAD MANSHADI, LIC. NO. C36840 N/A ESI/FME, INC. TYPE OF CONSTRUCTION 1800 E. 16TH ST. STE. B 1.949.644.3311 SANTA ANA, CA 92701 YES P: 714.835.2800 HEIGHT F: 714.835.2819 1.949.644.3200 FLOOR AREA REF. 8/T-1.0 GENERAL CONTRACTOR: 1.949.644.3204 N/A STRUCTURAL GENERAL NOTES & VICINITY MAP (FOR REF. ONLY) PATTERSON CUSTOM HOMES SITE PLAN & ELEVATION (FOR REF. ONLY) ANDREW PATTERSON DETAILS (FOR REF. ONLY) 15 CORPORATE PLAZA, SUITE 150 1.949.644.3275 NEWPORT BEACH, CA 92660 1.949.644.3288 P: 949.723.1800 1.949.644.3255 Y 0 9 .A : E F ° m c a> SURVEYOR: 1.949.644.3106 APEX LAND SURVEYING, INC. m°x-m a`O OFoE PAUL CRAFT HUNTINGTON BEACH, CA 02646 1.714.834.3882 P.714.488.5006 2 5 ° w 3 ° F.714.333.440 a°roWOTW0 E:AP EXLS INC@GMAIL.COM 9 DEFERRED SUBMITTALS 7 AGENCIES & PUBLIC SERVICES BUILDING AREA SCHEDULE LEGAL DESCRIPTION: APN: 423-061-06 NAME AREA COMMENTS LOT 1, BLOCK 539 OF CANAL SECTION, CITY OF NEWPORT BEACH, FIRST FLOOR LIVING 999 SF COUNTY OF ORANGE, STATE OF CALIFORNIA SECOND FLOOR LIVING 1257 SF M.M. 4198 THIRD FLOOR LIVING 310 SF 310 S.F. MAX LOT INFORMATION: TOTAL LIVING 2566 SF 2 -CAR GARAGE 485 SF ZONEDR-2 : SITE AREA: 2,633.38 S.F. BUILDABLE AREA: 1,553.84 S.F. TOTAL GARAGE 485 SF TOTAL ALLOWABLE AREA: 2 x 1,553.84 S.F. = 3,107.68 S.F. GRAND TOTAL PROJECT DIRECTORY 3051 SF 3,107 S.F. MAX OPEN VOLUME AREA SCHEDULE NAME AREA COMMENTS O.V. #1 26.05 SF OPEN VOL. REQ. O.V. #2 61.80 SF OPEN VOL. REQ. O.V.#3 145.23 SF OPEN VOL. REQ. GRAND TOTAL 233.08 SF (MIN. 233.076 S.F. O.V. REQ.'D) 10 I PROJECT STATISTICS OPEN VOLUME REQUIRED: 15%(1,553.84) = 233 S.F. ALLOWABLE THIRD FLOOR AREA: 20%(1,553.84) = 310.768 S.F. EXISTING BUILDING INFORMATION: EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED EXISTING S.F. - 3,937 S.F. (782 S.F.) GARAGE (4 BEDS. TTL.) ZONING INFORMATION: FRONT SETBACK (BAY FRONT): 20 FT. REAR SETBACK (STREET): 3 FT. LEFT SETBACK: 3 FT. RIGHT SETBACK: 3 FT. INTERIOR DESIGNER: TBD OWNER: 3900 CHANNEL PLACE #1, LLC 15 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 P: 949.723.1800 CIVIL ENGINEER: FORKERT ENGINEERING & SURVEYING, INC. THOMAS M. RUIZ, P.E. 2231 BROOKURST ST., STE. 203 HUNTINGTON BEACH, CA 92646 P:714.963.6793 LANDSCAPE DESIGNER TBD SOILS ENGINEER: COAST GEOTECHNICAL, INC. MING-TARNG CHEN 1200 W. COMMONWEALTH AVE. FULLERTON, CA 92833 P: 714.870.1211 E: COASTGEOTEC@SBCGLOBAL.NET W.O. # 557118-01, DATED AUG. 1, 2018 TITLE 24 CONSULTANT: 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 & GRADE PLANE EXHIBIT 2016 CPC, AND 2016 CMC, 2016 CAL GREEN N U � OCCUPANT LOAD 1 UNIT SLAB EDGE PLAN OCCUPANCY CLASSIFICATION R-3 / U � OCCUPANCY SEPARATIONS (GARAGE) 1 -HR. PRECISE GRADING PLAN FLOOR & FLOOR -CEILINGS N/A A-3.0 TYPE OF CONSTRUCTION V -B - SPRK'R. EXTERIOR ELEVATIONS & MATERIAL SCHEDULE FIRE SPRINKLER: NFPA 13D YES HEIGHT 3 STORY FOUNDATION PLAN FLOOR AREA REF. 8/T-1.0 FD1 ALLOWABLE BLDG. AREA N/A STRUCTURAL GENERAL NOTES & VICINITY MAP (FOR REF. ONLY) (PER CBC TBL. 503) SITE PLAN & ELEVATION (FOR REF. ONLY) LANDSCAPE NOTES: TOTAL LANDSCAPING: 52.29 S.F. PROJECT HAS LESS THAN 500 S.F. OF LANDSCAPING (TITLE 14 EXEMPT) 81 SITE INFORMATION 5 I CODE REVIEW SHEET #, DRAWING TITLE T-1.0 TITLE SHEET T-1.1 GENERAL ARCHITECTURAL NOTES T-1.2 SUPPLEMENTAL NOTES & DOCUMENTS U TOPOGRAPHIC SURVEY ARCHITECTURAL SITE PLAN & GRADE PLANE EXHIBIT SUR N U � A-0.0 A-0.1 SLAB EDGE PLAN A-0.2 BUILDING AREA PLANS � W C2 PRECISE GRADING PLAN C4 A-1.0 A-2.0 EROSION CONTROL PLAN 3-DIMENSIONAL VIEWS FLOOR PLAN A-3.0 ROOF PLAN A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-5.0 BUILDING SECTIONS U S1 FOUNDATION PLAN — ro FOUNDATION DETAILS FD1 Q SW -0 STRUCTURAL GENERAL NOTES & VICINITY MAP (FOR REF. ONLY) SW -1 SITE PLAN & ELEVATION (FOR REF. ONLY) SW -2 DETAILS (FOR REF. ONLY) 3 I SHEET LIST 1 )JECT NAME N Z c o� CORNER CAPE COD TUS w¢ SECOND CHECK U 0 m'0 �i�TQ�L N U � yL N N U UU Q1 Y Q � W ° w ro "' acE �jmtz o ao-p `op 50: U L N - � U Q Qw ° U o0 U 'o = — ro z° am m m ° m L c N U Q CM 3 000 (0o w O C) �- � >o z 00 N� L LI m U 0 0 m E ; c y L UU Y 0 9 .A : E F ° m c a> r � M m°x-m a`O OFoE 0 O U W am Q V w W Z w O U M CD W CV rn Q Q _jj 0- _j = Lu U Z Q Z LLj 2 m U� 00 C:)0- �3: Z PROJECT MANAGER/ARCHITECT BRANDON LINSDAY, AIA DOCUMENT VALID UPON ORIGINAL SIGNATURE N Z c o� N O p Z O w w¢ U 0 m'0 �i�TQ�L yL N o D- a U Q °- w ww acE �jmtz o ao-p `op 50: z z Q Qw ° U 2 Oz m o c m m a `-0 z = =o z° am m m ° m L c N U 0 a- C') Lu z 000 (0o w O M J c) Z 0 O U W am Q V w W Z w O U M CD W CV rn Q Q _jj 0- _j = Lu U Z Q Z LLj 2 m U� 00 C:)0- �3: Z PROJECT MANAGER/ARCHITECT BRANDON LINSDAY, AIA DOCUMENT VALID UPON ORIGINAL SIGNATURE DATE JOB NO. 3900-18 DATE 09/07/2018 SHEET NO T-1.0 19 N Z c o� N O p Z O TLZ Q� c �m mco, �To m'0 �i�TQ�L yL N L m c m e 3 a m y °� L D_ N °- U.°W mCc acE �jmtz o ao-p `op 50: N S O y N a 'a U U m o. ° W Er m N ? U < = O a U 2 Oz m o c m m a `-0 'O a a °'°z ''m am `s z° am m m ° m L c N O T N O O N D «l r m="3Eo�Ysn L LI m U 0 0 m E ; c y L UU LLI 0 9 .A : E F ° m c a> «N,AC N_CN.U. N O B O m L c m°x-m a`O OFoE Er W 2 5 ° w 3 ° J a°roWOTW0 n 3 N aC)io o.=` N U -aU U o NCC dK f]Ea.N �aaaa�sa� REVISIONS DATE JOB NO. 3900-18 DATE 09/07/2018 SHEET NO T-1.0 19 & AND DR. DOOR HDR. HEADER PERIM. PERIMETER U. UNDER DEFINITIONS. (AS USED IN THESE SPECIFICATIONS) PROJECT NAME L ANGLE D.S. DOWN SPOUT HDWD. HARDWOOD PL. PLATE/PROPERTY LINE U.B.C. UNIFORM BULIDING CODE 61. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE 3900 CHANNEL PLACE #1, LLC CORNER CAPE COD @ AT D.S.P. DRY STAND PIPE HDWR. HARDWARE P.LAM. PLASTIC LAMINATE U.G. UNDERGROUND NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING. . SHALL r. CENTERLINE DWG. DRAWING H.M. HOLLOW METAL PLAS. PLASTER U.L. UNDERWRITER'S LABORATORY HALL CONTRACTOR SHALL MEAN: CENSEDGENERALCONTRACTORHIREDTOPERFORMTHEWORKUNDERTHISCONTRACT COOWNERCONTRACTOR STATUS PJ DIAMETER OR ROUND HORIZ. HORIZONTAL PLUMB. PLUMBING UNF. UNFINISHED 62. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING • ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., CHRISTOPHER BRANDON PRINCIPAL FIRST CHECK L PERPENDICULAR (E.) EXISTING HR. HOUR PLYWD. PLYWOOD U.N.O. UNLESS NOTED OTHERWISE STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE. • SPECIFICATIONS SHALL MEAN: WRITTEN SPECIFICATIONS IN THE PLANS OR THE "PROJECT MANUAL" (IF PROVIDED FOR THIS PROJECT) # POUND OR NUMBER EAST, ENTRY HT./HGT. HEIGHT PNT. PAINT(ED) UR. URINAL • CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME. PROPERTY LINE, PLATE E.J. EACH HVAC HEATING VENTILATING/AIR COND. P.O.C. POINT OF CONNECTION 63. CONSTRUCTION PERSONNEL SHALL BE CONFINED TO THE LIMITS OF THE CONSTRUCTION AREA. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED. L.- '- J A.B. ANCHOR BOLT EL.. EXPANSION JOINT PR. PAIR V. VERTICAL CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION. m o " ABV. ABOVE ELEVATION I.D. INSIDE DIAMETER/INTERIOR DESIGNER PROJ. PROJECTION VENT. VENTILATING � w A/C AIR CONDITIONING ELEC. ELEV. ELECTRIC IN. INCH INSULATION PSL. PARALLEL STRAND LAMINATE VERT. VERTICAL 64. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL 1. LWOR , CONSTRUCTION ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF < 2 r , Q .. A.C. ASPHALT CONCRETE EMER. ELEVATOR INSUL. PT. POINT VER. VERIFY COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES. CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND v C..) U ACOUS. ACOUSTICAL EMERGENCY INT. INTERIOR R.A. RETURN AIR V.T.R. VENT THROUGH ROOF IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUTSHALL "CODE d A.D. AREA DRAIN ENCL. E.P.ELECTRIC ENCLOSURE PANEL INV. INVERT/INVERTED RAD. RADIUS 65. CONTRACTOR SHALL PROVIDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE NOT BE LIMITED TO THOSE AS LISTED IN REVIEW" BOX.(7-i) ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING: � w « m t ADH. ADHESIVE EQ. EQUAL/EQUIVALENT JAN. JANITOR R.D. ROOF DRAIN W. WEST, WIDE, WIDTH CAUSED BY INSUFFICIENT PROTECTION. THE BUILDING CODES, 2016 EDITIONS, AS ADOPTED BY CALIFORNIA, ALL APPLICABLE RELATED SPECIALTY CODES. � v AL. ADJUSTABLE EQPT./EQPM. EQUIPMENT JT. JOINT R.D.L. ROOF DRAIN LEADER W/• WITH THE FUNCTIONALITYSTANDARDS SET FORTH IN TITLE HECALIFORNIA CIVIL CODE "RIGHT TO REPAIR ACT'). N w AL. ALUMINUM E.W. EACH WAY JST. JOIST RECPT. RECEPTACLE WD. WOOD 66. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS. ANY WORKTIME RESTRICTIONS IMPOSED BY HE CITY OF NEWPORT BEACH. T w ALT. ALTERNATE RECT. RECTANGULAR W.H. WATER HEATER THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FORANY INCORPORATED PRODUCTS. ANDD. ANODIZED EXST. EXISTING EXHAUST KIT. KITCHEN REF. REFERENCE W.C. WATER CLOSET 67. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO 2. FEES: c v U A.P. ACCESS PANEL EXH. EXPO. EXPOSED L. LOW/LINEN REFR./ R/F. REFRIGERATOR W.I. WROUGHT IRON PROCEED, SIGNED BY THE ARCHITECT R OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR. CONTRACTOR AND HIS SUBCONTRACTORS SHALL OBTAIN ANO PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES ANO FEES REQUIRED BY STATE LAWS AND TOR GENERAL BUILDING PLANCH c - APPX. APPROXIMATELY EXT. EXTERIOR L.A. LANDSCAPED AREA REG. REGISTER WP. WATERPROOF ALL FEES FOR SAID CONTRACTOR TOILET REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET -a ARCH. APPROVED REINF. REINFORCEMENT W.W.M. WELDED WIRE MESH 68. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRCUTION ARE REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE. ARCH. ARCHITECTURAL E.G. EXISTING GRADE LAB. LABORATORY LAMINATE RESIL. REQUIRED COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIREcm 3. SL 3 ASB. ASBESTOS LAM. LAV. LAVATORY RESIL. RESILIENT' SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR IT'S CONTRACTOR VISIT CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL N .. �i = ASSY. ASSEMBLY F. FIXED LBS. POUNDS RET. RETAIN(ING), RETURN SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY. SPECIFIC SEQUENCES OR VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLYAND IN W RITING OF DISCREPANCIES BETWEEN ACTUAL Z AUTO. AUTOMATIC F.A. FIRE ALARM LFA LOAD FROM ABOVE RM. ROOM METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED. CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS. n - B. BD. BATH BOARD FAC. F.C.O. FACTORY FLOOR CLEAN OUT LKR. LEFT HAND LOCKER R.O. R.R. ROUGH OPENING ROOF RAFTER 69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER' 4. COORDINATION OF CONSTRUCTION: CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND O _ = C� Q v BEL. BELOW F.D. FLOOR DRAIN LT. LIGHT RWD. REDWOOD ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPOR THE IMPOSED LOAD. PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR HE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE z =o BET. BETWEEN FDN. FOUNDATION LUM. LUMINOUS SOUTH SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR n BITUM. BITUMINOUS F.E. FIRE EXTINGUISHER S. S.A. SUPPLY AIR 70. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE AGREES TO BIND EVERY SUB-CONTRACTOR BY THE TERMS OF THE CONTRACTAS FARAS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK. , m ' BLDG. BUILDING F.E.C. FIRE EXTINGUISHER CABINET MAINT. MAINTENANCE MANUFACTURERS. s. CLEAN-UP- Q E BLK. BLOCK F.G. F.H. FINISH GRADE FLAT HEAD MAS. MASONRY S.C. S.C.D. SOLID CORE SEAT COVER DISPENSER ALL SUB-CONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF HEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM HE m � Y BLK'G. BLOCKING MAT. MATERIAL SCHED. SCHEDULE 71. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNERIVENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES. SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR. BM. B.O. BEAM BY OWNER/BY OTHERS FIN. FIX./PIXY. FINISH FIXTURE MAX. M.B. MAXIMUM METAL BOLT S.D. SUB DRAIN/SOAP DISPENSER 72. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE 6. TESTS AND PERMITS: - ? coW - r BOT. BOTTOM F.J. FLOOR JOIST M.C. MEDICINE CABINET SEC. SECTION MANUFACTURERS. CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME. BR. BEDROOM F.L. FLOW LINE MECH. MECHANICAL SEL. SELECTED 7. GUARANTEES: B.W. BACK OF WALK, BOT. OF WALL FLASH. FLASHING MEMB. MEMBRANE SH. SHT. SHELF SHEET 73. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL,LANDSCAPE,ARCHITECTURAL, MECHANICAL, PLUMBING CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONEYEAR AFTER THE DATE OF ACCEPTANCE OFTHE WORKAND CONTRACTOR SHALL REPAIROR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACEDANY CAB. CABINET FLR. FLOOR MET./MTL. METAL ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE OR ALLSUCH WORK TOGETHER WITH ANY OTHER WORKWHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR FLUOR. FLUORESCENT MFR./MFGR. MANUFACTURER SHT'G. SHEATHING CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE AW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF GUARANTEES ARE MORE STRICT FOR LONGER PERIODS. C.B. CEM. CATCH BASIN CEMENT F.O.C. FACE OF CONCRETE/FACE OF CURB M.H. MAN HOLE SIM. $IMP. SIMILAR SIMPSON REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST. IT IS UNDERSTOOD BY CONTRACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND O C.G. CHAN. CORNER GUARD CHANNEL F.O.F. F.O.S. FACE OF FINISH FACE OF STUD/FACE OF STRUCTURE MIN. MIR. MINIMUM MIRROR S.J. SOFFIT JOIST 74. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED ARES CLEAN ALL FLOORING MILLWORK LIGHT FIXTURES GLASS,ETC. AND UNCOVER AND VACUUM OUT WARRANTY PERIODS. CONTRACTOR SHALL BE RESPONSIBLE FORA WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY • CHG. CHANGE F.O.M. FACE OF MASONRY MISC. MISCELLANEOUS S.S. STAINLESS STEELHIM ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN. N. IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OFACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIRANO REPLACEMENT OF SUCH DEFECTIVE WORKAND ALL FP. FIREPLACE M.O. MASONRY OPENING S.SK. SERVICE SINK OTHER WORK DAMAGED ASA RESULT THEREBY WILL BE EXECUTED INATIMELY MANNER AT THE CONVENIENCE OF THE OW NER AND WITHOUT COST TO OWNER. C.I. CAST IRON F.S. FLOOR SINK STA. STATION C.J. CONTROL JOINT/ CONST. JOINT FT. FOOT OR FEET MOS. MOSAIC STD. STANDARD $.WAIVER OF LIENS: CLG. CEILING /CEILING JOIST FTG. FOOTING MTD. MOUNTED STOL. STEEL CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUB-CONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE. CLKG. CAULKING PURR. FURRING MUL. MULLION STRU STORAGE 9. ROLL HIECWILL INGACT CLR. CLEAR PUT. FUTURE (N.) NEW STRUCT. STRUCTURAL NOT AS OWNERS THE ARCHITECT WILL NOT ACT AS THE OW NER'$ REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS AGREEMENT WITH OWNER AND CNTR. COUNTER F.V. FIELD VERIFY N. NORTH SUSP. SUSPENDED RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF HE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECTWILL NOT BE RESPONSIBLE OR HAVE CONTROL OR CONC. CONCRETE NAT. NATURAL SYM. SYMMETRICAL CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS, OR ANY OF THEIR COND. CONDITION GA. GAUGE N.I.C. NOT IN CONTRACT AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK. T. TREAD ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN CONST. CONSTRUCTION GALV. GALVANIZED N.G. NATURAL GRADE T.C. TOP OF CURB WITHIN(10)CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER. 117 CONT. CONTRACTOR/ CONTINUOUS G.B. GRAB BAR/GRADE BEAM NO. NUMBER TEL. TEE CORR. CORRIDOR. CORROSIVE G.C. GENERAL CONTRACTOR NOM. NOMINAL TEL. HONE TELEPHONE .URRA. ENTGENERALCOERAL W W Q CTSK. COUNTERSUNK GEN. GENERAL N.T.S. NOT TO SCALE THEC10. DI HECONTRACT AS THOUGH IT WERE UNLESS SPECIFICALLY MODIFIED IN THE CURRENCONTRAALCOND OF "GENERAL ECT ARCHITECTS ST. LL "GENERAL () (� () CTR. CENTER G.F.I. GROUND FAULT INTERRUPT TEMP. TEMPERED E"GART NOTES"DOCUM THE T. THETHIS AGREIONSEMENT. THE OT NOTES" ON THIS SHEET ARE INTENDED TO AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAYBE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE SAID GE ERALC NDIION TIONSMISHEDBTAITHED FROM O/. OVER TER. TERRAZZO MA IZE AN COMPLIMENT SUMMARIZE AND COMPLIMENT THEA.I.A. GENERAL CONDITIONS. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER NOTES SHOULDACONFLICT IN WORDING OCCUR. J J: DBL. DOUBLE G.I. GALVANIZED IRON O.A. OVERALL T.&G. TONGUE AND GROOVE Z O a a' U DECO. DECORATIVE GL. G.L.B. GLASS GLU-LAM BEAM OBS. OBSCURE THK. THICK ll.EXTRAS OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BYALTERING, ADDINGTO ORDEDUCTING FROM THEWORK, HECONTRACTSUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF HE OWNER,ARCHITECT AND CONTRACTOR. F J J Q DEPT. DEPARTMENT GND. GROUND O.C. ON CENTER T.P. TOP OF PAVING BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL. Q W W LLI DET. DETAIL GR GRADE O.D. OUTSIDE DIAMETER (DIMENSION) T.PL. TOP OF PLATE 2 Z Z m D.F. DRINKING FOUNTAIN/DOUGLASS FIR GYP. GYPSUM O.F.D. OFF. OVERFLOW DRAIN OFFICE T.O.S. TOP OF STRUCTURE/SLAB 12. SUBSTITUTIONS: SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF � � �� DIA. DIAMETER G.P. GRADE PLANE OPNG. OPENING TRANS. TRANSFORMER MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM "OR _ Z = O DIAG. DIAGONAL T.S. TOP OF STEP SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM EQUAL" IS USED IN DRAW INGS OR SPECS IT SHALL BE - U UdM DIM. DIMENSION OPP. OPPOSITE T.W. TOP OF WALL UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL 0-1 DN. DOWN H. HIGH TYP. TYPICAL ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. W Q O > C H.B. HOSE BIB H.C. HD. HOLLOW CORE HARD 13. INSURANCE: CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROADFORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS J W N O M J MZ m UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION. ABBREVIATIONS T2 GENERAL NOTES CONTINUED 14. SPECIFICATIONS: DRAWINGS AN SAND THESE DRAW INGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING THESE TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON HE DRAWINGS. IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR Q PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICALBE TO OTHER TRADES. IN CAS OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO ETHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY -STANDARD LEVEL OF QUALITY AND DETAIL, AND THE ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR O CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE ERRORS AND OMMISIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS (o ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (e.g. SCHEMATIC ELECTRICAL PLANS). 15. DIMENSIONS ON DRAWINGS: (fl FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECKACCURACY OF ALL DIMENSIONS IN THE W N FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND Lu U m SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS. DRAWINGS ARE NOT TO BE SCALED UNLUESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH "CLEAR" MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED 0. J IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (+I-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE ETHER 90" OR 45" UNLESS NOTED ^ V LL ME. 16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS: T„ .SUBMITTALS, SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY -STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-1997; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR IJ y LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FORAN INAPPROPRIATE SUBMITTAL. L.LJ f 1 L.J ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING. 7 W L CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT M CO CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA, THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED I WORK IN THE CONSTRUCTION DOCUMENTS. ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED" BY ARCHITECT, ARE FOR VERIFCATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS ` V eV 0L AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT REVIEW. ui Q O (z) SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES 0rl SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH. - 17. ERRORS AND OMISSIONS: co ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR W BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOTTHE OTHER SHALL BE PROVIDED AS THOUGH FULLY 7 L SET FORTH IN BOTH. 78. BARRICADES: O CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES. 19. TEMPORARY BRACING: AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING, FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COSTTO OWNER. CONTRACTOR AND HIS SUB-CONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS. 20. TOXIC SUBSTANCES REMOVAL: PRIOR TO ANY WORK BEING PERFORMED, WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR PROJECT MANAGER/ARCHITECT SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION AND APPLICATION REQUIREMENTS. BRANDON LINSDAY, AIA 21, NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON. 22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES. DOCUMENT VALID UPON 23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS. 24. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS 25. MAXIMUM FLOW RATE STANDARDS SET BY THE CURRENT CALIFORNIA GREEN CODE- G.C. TO VERIFY PRIOR TO PURCHASE AND INSTAL. OF ANY FIXTURES. 26. EXTERIOR DECKS, BALCONIES, AND STAIRWAYS SEALED UNDERNEATH SHALL BE WATERPROOFED- ARCH. TO APPY. METHOD OF WATERPROOFING - G.C. TO SUBMIT SPECIFICATIONS. 27. SPECIAL INSPECTION IS REQUIRED FOR THE FOLLOWING: FOUNDATION INSPECTION BY SOILS ENGINEER PRIOR TO CONCRETE POUR AND: PER SOILS REPORT: OVER EXCAVATION, RECOMPACTION, FOOTING DEPTH, UTILITY TRENCH BACK FILL RETAINING WALL BACK FILL, PRE SATURATION OF SLAB AREAS, EXTERIOR FLAT WORK AREAS. ALL TO BE ADDRESSED IN A REPORT PRESENTED TO BUILDING DEPT. PRIOR TO FINAL ALL FIELD WELDING OF STRUCTURAL STEEL INSTALLATION OF ALL HIGH STRENGTH BOLTS CERTIFICATION OF WELD, & BOLTING TO BE GIVEN TO BUILDING DEPARTMENT PRIOR TO FRAMING INSPECTION. 28. MAX. TEMP. OF 120" TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. Qa SHOWERS & TUBS. ORIGINAL SIGNATURE 29, MAINTENANCE INFORMATION: THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE m a H c O N LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE. W � £ , 9 p m 30. AFTER INSTALLING WALL, CEILING, OR FLOOR INSULATION, THE INSTALLER SHALL MAKE AVAILABLE TO THE ENFORCEMENT AGENCY OR POST IN A CONSPICUOUS LOCATION IN THE BUILDING A CERTIFICATE SIGNED BY THE INSTALLER STATING THAT THE INSTALLATION IS CONSISTENT WITH THE PLANS AND SPECIFICATIONS FOR WHICH THE BUILDING PERMIT WAS ISSUED. THE CERTIFICATE SHALL ALSO STATE THE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION, L 1�' � � Q 'o , $ 2 = p c m , R E THE INSTALLED R-VALUE, AND (IN APPLICATIONS OF LOOSE FILL INSULATION) THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT WITH THE MANUFACTURER'S LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED R- O a j Z SV T 2 O VALUE. � aT9t Ha 2-N L M C m r N O_ N a 3 Q m t 31. ON PROJECTS WITH EXCAVATIONS THAT WILL BE LOWER THAN ADJOINING PROPERTIES, 30 DAY NOTICE IS LEGALLY REQUIRED BY THE OWNERS & CONTRACTORS TO HE ADJOINING PROPERTY OWNERS OUTSIDE THE SETBACK AREA. 32. DISTANCE FROM THE FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS. J _ z ._ a NC0 CAGE N t c U O a o E c w U'-IlJmrc-m 33. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. CBC 1203.4.3.2.1, CMC T-4-4 u � P_ 0 o w d v `O 34. SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOWING HAZARDOUS LOCATIONS: CBC 2406.3 W � Kw o. M ti d A. SWINGING AND SLIDING DOORS F-0 Q - 0 m a H a TUBS, SHOWRS, SUANAS, OR STEAM THEOEROFUDOORS RFACE LAND B. WHELOCATED WrrHIN 60- INCHC. RFAACCE.S U MO a 0 RC OF EI HEREVERT CAL EDGOF WITHIN 60-EN ES OF WALKING THAN A 24-INCH WITHIN H U 00 ,a x a c M D. WHERE GLAZING AREA IS MORE THAN 9 SQ. FT. IN AREA, WITH A BOTTOM EDGE LESS THAN 18-INCHES ABOVE THE FLOOR AND TOP EDGE MORE THAN 36-INCHES ABOVE FLOOR. m p � c `m E. ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36-INCHES HORIZONTALLY OF WALKING SURFACE AND WITHIN 60-INCHES ABOVE WALKING SURCFACE. WL Z Q y m F. ADJACENTTO STAIRWAYS WITHIN 60-INCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60-INCH ABOVE NOSE OF TREAD. O d 0_ >. m m o uyi 35. CLEARANCE FOR WATER CLOSET TO BE A MINIMUM OF 24-INCHES IN FRONT AND 15-INCHES FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. CPC 407.5 r Z m m y , ~ U O ta 36. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. CPC 411.7 2 �¢ C O y C co o 4 E 3 _tom- s a C) I N 0 A N M 9 V � o t'- 37. WALL COVERINGS OR SHOWERS OR TUBS WITH SHOWERS SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL, TO A HEIGHT OF NOT LESS THAN 70-INCHES ABOVE DRAIN INLET. PROVIDE CEMENT BOARD OR CEMENT PLASTER NC/ c t BACKING FOR TILE. CBC 1210.3 LAS oto. y E 38. MIN. 518" TVPE'X' MOISTURE RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS Q ¢-0 p N C'C U C r p N m m 2 39. EXTERIOR LATH AND PLASTER: PROVIDE TWO LAYERS OF GRADED PAPER OVERALL WOOD BASE SHEATHING. CBC 2510.6 J t,. N m ',a0_ A t 40. THE WATER HEATER BURNER TO BEAT LEAST 18-INCHES ABOVE THE GARAGE FLOOR, IF LOCATED IN A GARAGE. CPC 508.14 Q m m X 2 = o a E 41. PROVIDE A 3-INCH DIAMETER BY 3-FOOT TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS IN GARAGE. CPC 508.14 N 0+ « . c y .= axi � U 42. WATER HEATERS TO BE STRAPPED AT TOP AND BOTTOM WITH 1-1/2"X 16 GAUGE STRAP WITH 3!B" DIA. X 3" LAG BOLT EACH IND. CPC 508.2 W EZZ"U)_'$ma z 43. DRYER: W -o Oca _:F 0 H� u `O THE CLOTHES DRYERS VENT SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH. CMC 504.3.2 DRYER VENT TERMINATION MUST BE 3 FT. CLEAR FROM OPENINGS INTO THE BUILDING (DOORS AND OPERABLE WINDOWS) .CMC 504.5 m .3 = m a= �-&O H-2 U PROVIDE A MIN. 100 BOLIN. OPENING IN THE DRYER DOOR. CMC. 504.3.2`^ N c y �< w:E< mi 44. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R314.3): REVISIONS A. IN EACH SLEEPING ROOM. B. OUTSIDE EACH SEPERATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS C. ON EVERY LEVEL OF DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS. NO. REVISION DATE SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5 45. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R315.3): A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S) B. ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS. CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5 46. ALL RECEPTACLE OUTLETS IN BATHROOMS, ABOVE KITCHEN COUNTERTOP, CRAWL SPACES, GARAGE, ROOFTOPS, OUTDOOR OUTLETS, WITHIN 6-FEET OF WET BAR SINKILAUNDRY SINK TO BE PROTECTED BY GROUND FAULT CIRCUIT INTERRUPTER (GFCI) DEC 21 0.8 47. ALL 120V SINGLE PHASE, 15 AND 20 AMP OUTLETS (RECEPTACLES, LIGHTING, SMOKE DETECTORS, ETC.) TO BE PROTECTED BY COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER (AFCI) CEC 210.12 48. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS 150%. NBMC 12.32.015 49. INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE PRIOR TO CONCRETE PLACEMENT. 50. UTILITY COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. 51. FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING 52. FIREPLACE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEY SYSTEMS AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS R1005ANG. CMC(802.5.2.4) PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX INA SOLD FUEL BURNING FIREPLACE. SOLID FUEL BRUNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES." GAS APPLIANCE FIREPLACE MUST COMPLY WITH THE CALGREEN CODE REQUIRMENTS." 53. ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. CBC 3109.4.4.2 54. GENERAL CONTRACTOR, CONTRACTORS, SUB-CONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHT TO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES WITH LEGIBLE HAND WRITTEN NOTES AND/OR WRITING (FAX, EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS, PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTING CONDITIONS AND SUGGEST PROPOSAL(S) FOR SOLUTION (SKETCH, DRAWING, AND/OR JOB NO. WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS. 3900-18 55. ISSUANCE OF A BUILDING PERMIT 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. DATE 56. LAND. WALLS LOCATED IN FRONT AND BACK OF PROPERTY SHALL NOT EXCEED 42" HT. REFER. LAND. DWGS FOR LOUT. 09/07/2018 57. LAND. WALLS LOCATED BTW. NEIGHBORS SHALL BE SHARED ON PROP. LINE. REFER. LAND. DWGS AND SEE ATTACHED DOCUMENT FOR "AGRREMENT TO BUILD A FENCE OR WALL CENTERED OVER THE PROPERTY WALL." SHEET NO. 58. ALL INTERIOR AND EXTERIOR JOINTS BETWEEN DIFFERENT MATERIALS OR FINISHES SHALL RECEIVE A BEAD OF CAULKING OR SEALANT TO FORM A REVEAL TO MATCH COLOR OF ADJACENT SURFACE. COORDINATE COLORS WITH ARCHITECT. 59. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS. BID SHALL BE BASED ON THE MOST STRINGENT REQUIREMENT. 60. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS, ERRORS, OMISSIONS, OR DISCREPANCIES IN THE DRAWINGS, PROJECT MANUAL, OR CONTRACT DOCUMENTS PRIOR A TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS. GENERAL NOTES 1 20 ,`"ra°kT CITY OF NEWPORT BEACH a` c fL COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION "" 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915 Mateo"��` www.newportbeachca.Qov 1(949)644-3200 CALGREEN - RESIDENTIAL MINIMUM REQUIREMENTS Scope 1. 2016 California Green Building Standards Code (CG) is applicable to all new residential buildings, including but not limited to, dwellings, apartment houses, condominiums, hotels, and other types of dwellings containing sleeping accommodations with or without common toilets or cooking facilities regulated by the Department of Housing and Community Development (HCO-1). (NBMC 15.11.010, CG Section 101.3.1). 2. 2016 California Green Building Standards Code (CG) is applicable to additions or alterations of existing residential buildings where the addition or alteration increases the building's conditioned area, volume, or size. The requirements shall apply only to and/or within the specific area of the addition or alteration. (301.1.1) Energy Efficiency 3. New one and two family dwellings and townhouses with attached private garages shall install a listed nominal 1 inch inside diameter raceway to accommodate a dedicated 208/240 volt branch circuit. (4.106.4.1) a. The raceway shall originate at the main service or subpanel and terminate into a listed cabinet, box, or enclosure in close proximity to the proposed location of an EV charger. b. The service panel or subpanel shall provide capacity to install a minimum 40 ampere dedicated branch circuit and space reserved for installation of a branch circuit overcurrent protective device. c. The service panel or subpanel circuit directory shall identify the overcurrent protective devices space reserved for future EV charging as TV CAPABLE:' d. The raceway termination location shall be permanently and visibly marked as "EV CAPABLE." Co,rLIsnRESIDENTIALCALGreenmaodaloryWaWres 06119QO17 1 CAL GREEN - RESIDENTIAL MANDATORY MEASURES sr.wr°"%' CITY OF NEWPORT BEACH �K r F, n CONINLUNITYDEVELOPMENT DEPARTMENT '� - BUILDING DIN71SION < - r121etlx�x` 100 Civic Center Drive I P.O. Box 1768 Newport Beach, CA 92658-8915 www.newoortbeachca. ov I(949 644-3200 Q ) RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS Applicable Standards: 2016 California Residential Code (CRC); 2016 California Building Code (CBC); 2016 California Plumbing Code (CPC); 2016 California Electrical Code (CEC); 2016 California Mechanical Code (CMC); 2016 Building Energy Efficiency Standards (BEES); 2016 California Green Building Standards Code (Cal Green); & Chapter 15 of the Newport Beach Municipal Code (NBMC) GENERAL: 1. Residential building undergoing permitted alterations, additions or improvements shall replace non-compliant plumbing fixtures with water -conserving plumbing fixtures meeting the requirements of 2016 California Green Building Standards Code Section 4.303. 9 9 Plumbing fixture replacement is required prior to issuance of a certificate of occupancy or final inspection by the Chief Building Official. (Civil Code, Section 1101.1 at seq., NBMC 15.11.010) 2. 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. 3. Prior to performing any work in the city right-of-way an encroachment permit must be obtained from the Public Works Department. 4. A site survey by a licensed surveyor shall be required prior to foundation concrete pour. 5. Garage ceiling height. The minimum unobstructed vertical clearance for parking spaces shall be seven feet, except that the front four feet may have a minimum vertical clearance of four feet. (NBMC 20.40.090 A 4) 6. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (Cal Green 4.408.1, 4.408.3) 7. Stairways shall not be less than 36 inches clear width. (CRC 311.7.1) The minimum head clearance shall be 13%8" measured vertically from the sloped line adjoining tread nosing. (CRC 311.7.2) 8. Advisory Note: Homeowners Association (HOA) approval may be required for this improvement. 9. Additional permits are required for detached structures including but not limited to: a. Accessory structures, detached patio covers, and trellises, b. Masonry or concrete fences over 3.5 ft. high, C. Retaining walls over 4 ft. high from the bottom of the foundation to the top of the wall. 2016 CorrList\RESIDENTIALConstruCionMinimumReq 06/25/2018 1. CONSTRUCTION: 10. Pedestrian protection adjacent to public way to be as follows: 11. All exterior lath and plaster shall have two layers of Grade D paper over wood base sheathing. CRC R703.7.3 CBC 2510.6 12. Wall coveringof showers or tubs with showers shall be of cement laster, the or roved P PP equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall be 9 9 9 cement board or cement plaster. (CRC R307.2, CBC 1210.2.3) 13. Safetyglazing shall be provided at the following hazardous locations: CRC R308.4 CBC 9 9 P 9 ( 2406.4) a. Swinging, bi-fold, and sliding doors. b. When located within 60 inches above the floor of wet surfaces such as tubs, showers, saunas, steam rooms, or outdoor swimming pool. C. Glazing adjacent to doors: I. Within a 24 inch arc of either vertical edge of doors and within 60 inches of walking surface. ii. Where the glazing is on a wall perpendicular to the plane of the door in a closed position and within 24 inches of the hinge side of an in -swinging door. d. Where glazing area is more than 9 sq. ft. in area, with the bottom edge less than 18 inches above the floor, top edge more than 36 inches above floor, and within 36 inches of a walking surface, measured horizontally. e. Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the adjacent walking surface of stairways, landings between flights of stairs and ramps. f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above the landing and within 60 inches horizontally of the bottom tread. g. Glazing in guards and railings. 14. All doors from the house into the pool area shall be equipped with an approved alarm or an approved alternate drowning prevention safety feature. (CBC 3109.4.4.2) 15. Smoke alarms shall be installed in the following locations (CRC R314.3, CBC 907.2.11.2, 907.2.11.3 & 907.2.11.4): a. In each sleeping room. b. Outside each separate sleeping area in the immediate vicinity of the bedrooms. C. On each additional story, including basements and habitable attics. 2016 CorrList\RESIDENTIALConslructionMinimumReq 06/25/2018 2 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS Material Conservation and Resources Efficiency 4. Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or other similar method. (4.406.1) 5. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (4.408.1, 4.408.3) Water Efficiency and Conservation 6. New residential developments with an aggregate landscape area equal to or greater than 500 square feet shall comply with City's water efficient landscape ordinance. (4.304.1, NBMC 14.17) 7. Plumbing fixtures and fittings shall comply with the following (4.303.1): FIXTURE TYPE CBC TABLE 3306.1 PROTECTION OF PEDESTRIANS MAXIMUM FLOW RATE HEIGHT OF CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE TYPE OF PROTECTION REQUIRED Multiple Showerheads less than 5 feel Construction railings 8 feet or less 5 feet or more None 0.5 gipm Less than 5 feet Barrier and covered walkway 1.8 gipm 5 feet or more but not more than one-fourth the height of construction Barrier and covered walkway More than 8 feet 5 feet or more, but between ane -fourth and one-half the height of construction Barrier 1.28 5 feet or more, but exceeding one-half the height of construction None 11. All exterior lath and plaster shall have two layers of Grade D paper over wood base sheathing. CRC R703.7.3 CBC 2510.6 12. Wall coveringof showers or tubs with showers shall be of cement laster, the or roved P PP equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall be 9 9 9 cement board or cement plaster. (CRC R307.2, CBC 1210.2.3) 13. Safetyglazing shall be provided at the following hazardous locations: CRC R308.4 CBC 9 9 P 9 ( 2406.4) a. Swinging, bi-fold, and sliding doors. b. When located within 60 inches above the floor of wet surfaces such as tubs, showers, saunas, steam rooms, or outdoor swimming pool. C. Glazing adjacent to doors: I. Within a 24 inch arc of either vertical edge of doors and within 60 inches of walking surface. ii. Where the glazing is on a wall perpendicular to the plane of the door in a closed position and within 24 inches of the hinge side of an in -swinging door. d. Where glazing area is more than 9 sq. ft. in area, with the bottom edge less than 18 inches above the floor, top edge more than 36 inches above floor, and within 36 inches of a walking surface, measured horizontally. e. Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the adjacent walking surface of stairways, landings between flights of stairs and ramps. f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above the landing and within 60 inches horizontally of the bottom tread. g. Glazing in guards and railings. 14. All doors from the house into the pool area shall be equipped with an approved alarm or an approved alternate drowning prevention safety feature. (CBC 3109.4.4.2) 15. Smoke alarms shall be installed in the following locations (CRC R314.3, CBC 907.2.11.2, 907.2.11.3 & 907.2.11.4): a. In each sleeping room. b. Outside each separate sleeping area in the immediate vicinity of the bedrooms. C. On each additional story, including basements and habitable attics. 2016 CorrList\RESIDENTIALConslructionMinimumReq 06/25/2018 2 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS Material Conservation and Resources Efficiency 4. Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or other similar method. (4.406.1) 5. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (4.408.1, 4.408.3) Water Efficiency and Conservation 6. New residential developments with an aggregate landscape area equal to or greater than 500 square feet shall comply with City's water efficient landscape ordinance. (4.304.1, NBMC 14.17) 7. Plumbing fixtures and fittings shall comply with the following (4.303.1): FIXTURE TYPE Required MAXIMUM FLOW RATE Single Showerheads 2.0 gipm @ 80 psi Multiple Showerheads Combine flow rate of 2.0 gpm 80 psi Residential Lavatory Faucets 1.2 gipm @ 60 pSi2 Common and Public use Lavatory Faucets 0.5 gipm 60 psi Kitchen Faucets 1.8 gipm @ 60 psi Metering Faucets 0.25 gallons per cycle maximum Water Closets 1.28 allons/flush' Wall Mounted Urinal 0.125 allons/flush All Other Types of Urinal 0.5 allons/flush 1. Includes single and dual flush water closets with an effenive flush rate of 1.28 gallons or less when tested per ASME A122.19.233.2 for single flush and ASME At 12.19.14 for dual flush toilets. 2. Lavatory faucets shall not have a flow rate less than 0.8 firm at 20 psi. Environmental Quality 8. Moisture content of building materials used in wall and floor framing is checked before enclosure according to one of the following (4.505.3): a. Moisture content shall be determined with either a probe -type or contact -type moisture meter. Equivalent moisture verification methods may be approved by the enforcing agency and shall satisfy requirements found in Section 101.8 of this code. b. Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) from the grade stamped end of each piece to be verified. c. At least three random moisture readings shall be performed on wall and floor framing with documentation acceptable to the enforcing agency provided at the time of approval to enclose the wall and floor framing. 9. Aerosol paints and coatings shall meet the Product -weighted MIR Limits for ROC in Section 94522(a)(2) and other toxic requirements in Sections 94522(e)(1) and (f)(1) of the California Code of Regulations, Title 17, commencing with Section 94520. (4.504.2.3) 10. Carpet and carpet systems shall be compliant with of the following (4.504.3): a. Carpet and Rug Institute's Green Label Plus Program. b. California Department of Public Health Specification 01350. c. NSF/ANSI 140 at the Gold level. d. Scientific Certifications Systems Indoor Advantage TM Gold 11. Minimum 80% of floor area receiving resilient flooring shall comply with one of the following (4.504.4): a. VOC emission limits defined in the Collaborative for High Performance Schools (CHPS) High Performance Product Database. b. Products certified under UL GREENGUARD Gold. c. Certified under the Resilient Floor Covering Institute (RFCI) FloorScore program. d. California Department of Public Health Specification 01350. CorrListWOSIDENTIP CALGraenMandaWo Measums 051196017 2 d. Not less than 3 feet horizontally from the door or opening of a bathroom that contains a bathtub or shower. e. A minimum of 20 feet horizontally from any permanently installed cooking appliance. f. Smoke alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R314.4 & R314.5 or CBC 907.2.11.5 & 907.2.11.6. 16. Carbon monoxide alarms shall be installed in the following locations (CRC R315.3): a. Outside of each sleeping area in the immediate vicinity of the bedroom(s). p 9 Y b. On eve level of the dwelling unit including basements. every 9 9 C. Where a fuel -burning appliance liance is located within a bedroom or its attached bathroom a carbon monoxide alarm shall be installed within the bedroom. Carbon monoxide alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R315. 17. All fenestrations on windows and doors shall have U -factors (0.32 max) and Solar Heat Gain Coefficient (SHGC=0.25 max) values in accordance with T-24 energy calculations. All fenestrations must have temporary and permanent labels. P Y TEMPORARY GENERATOR: 18. Hand operated construction tools powered by electricity must use power provided by Southern California Edison through a temporary pole or available outlet. In the rare case where electricity is not readily available and a portable temporary generator is necessary, then the following restrictions must be adhered to: a. Must be portable and may be easily relocated. b. Temporary generators are to be located a minimum distance from any property line according to the following table: C. If the minimum distance cannot be achieved, then the generator shall be located the most extreme distance practical to inhibit noise. Other methods to inhibit noise may be utilized when practical. d. May be operational for a maximum of five consecutive calendar days. After five consecutive calendar days of use, power shall be provided through the use of a temporary power pole. e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM Monday through Friday. No use on the weekends or federal holidays. 2016 CorrList\RESIDENTIALConstructionMinimumReq 06/25/2018 3 12. Adhesives, sealants and caulks shall be compliant with volatile organic compound (VOC) limits set forth in Table 4.504.1 or Table 4.504.2. (4.504.2.1) ADHESIVE VOC LIMIT 1,2 Less Water and Less Exempt Compounds in Grams per Liter Required Required Setback Time in Use Setback from from Adjacent Hours 50 Outdoor carpet adhesives 150 Property Line Structures 0 - 1 day 10 feet 5 feet > 1 day 20 feet 5 feet C. If the minimum distance cannot be achieved, then the generator shall be located the most extreme distance practical to inhibit noise. Other methods to inhibit noise may be utilized when practical. d. May be operational for a maximum of five consecutive calendar days. After five consecutive calendar days of use, power shall be provided through the use of a temporary power pole. e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM Monday through Friday. No use on the weekends or federal holidays. 2016 CorrList\RESIDENTIALConstructionMinimumReq 06/25/2018 3 12. Adhesives, sealants and caulks shall be compliant with volatile organic compound (VOC) limits set forth in Table 4.504.1 or Table 4.504.2. (4.504.2.1) ADHESIVE VOC LIMIT 1,2 Less Water and Less Exempt Compounds in Grams per Liter FORMALDEHYDE LIMITS' Maximum formaldehyde Emissions in Parts per Million ARCHITECTURAL APPLICATIONS VOC LIMIT Indoor carpet adhesives 50 Carpet pad adhesives 50 Outdoor carpet adhesives 150 Wood flooring adhesive 100 Rubber floor adhesives 60 Subfloor adhesives 50 Ceramic tile adhesives 65 VCT and asphalt tile adhesives 50 Drywall and panel adhesives 50 Cove base adhesives 50 Multipurpose construction adhesives 70 Structural glazing adhesives 100 Single -ply roof membrane adhesives 250 Other adhesives not specifically listed 50 SPECIALTY APPLICATIONS 350 PVC welding 510 CPVC welding 490 ABS welding 325 Plastic cement welding 250 Adhesive primer for plastic 550 Contact adhesive 80 Special purpose contact adhesive 250 Structural wood member adhesive 140 Top and trim adhesive 250 SUBSTRATE SPECIFIC APPLICATIONS 250 Metal to metal 30 Plastic foams 50 Porous material (except wood 50 Wood 30 Fiberglass 80 1. If an adhesive is usetl to bond dissimilar substrates together, the adhesive with the highest VOC content shall be allowed. 2. For additional information regarding methods to measure VOC content specified in table, see South Coast Air Quality Management District Rule 1168, SEALANT VOC LIMIT Less Water and Less Exempt Compounds in Grams per Liter FORMALDEHYDE LIMITS' Maximum formaldehyde Emissions in Parts per Million SEALANTS VOC LIMIT Architectural 250 Marine deck 760 Nonmembrane roof 300 Roadway 250 Single -ply roof membrane 450 Other 420 SEALANT PRIMERS 50 Architectural Nonporous Porous 250 775 Modified bituminous 500 Marine deck 760 Other 750 Comist\RESIDENTWL CALGreenMandatoryMeasurea fen9601T 3 FIREPLACE: 19. All fireplaces: a. Factory -built fireplaces, chimneys and all of their components shall be listed and installed in accordance with their listing and manufacturer's installation instructions. (CRC R1004.1) b. Factory built wood burning fireplaces shall be qualified at the U.S. EPA's Voluntary Fireplace Program Phase 2 emissions level. C. Decorative shrouds shall not be installed at the termination of factory -built chimneys except where such shrouds are listed and labeled for use with the specific factory -built chimney system and are installed in accordance with P Y Y Y manufacturer's installation instructions. CRC R1005.2 & CMC 802.5.2.4 d. Horizontal openings are not allowed for exhaust vents in walls closer than 3 feet to a property line. (Tables R302.1(1)&(2)). Horizontal vent caps shall be 2 feet clear from property lines. e. Exhaust openings shall not be directed onto walkways. (R303.5.2) 20. Solid fuel burning fireplaces: laces: a. Provide a permanently anchored gaseous fuel burning an to the firebox of a solid P Y 9 9P fuel burning fireplace. lace. b. Solid fuel burningfireplace must comply with the California Ener Standards P PY 9Y mandatory measures. C. Chimney shall extend at least 2 ft. higher than any portion of the building within 10 ft., but shall not be less than 3 ft. above the highest point where the chimney passes through the roof. (CRC R1003.9) d. Liquid fueled fireplaces are not allowed for interior use. 21. Direct vent gas appliance fireplace: a. Direct vent sealed -combustion gas appliance fireplace must comply with the Cal Green code requirements and must complywith ANSI Z21.50. (Cal Green 4.503.1) MECHANICAL: 22. Rooms containing bathtubs, showers, spas and similar fixtures shall be provided with an exhaust fan with humidity control sensor having a minimum capacity of 50 CFM ducted to terminate outside the building. (CRC R303.3, Cal Green 4.506.1, CBC 1203.5.2.1, CMC 402.5) 23. Where water closet compartment is independent of the bathroom or shower area, a fan will be required in each area. Bathrooms shall have an exhaust fan with humidity control sensor, min. 50 CFM capacity. (CRC R303.3.) 24. Where whole house fans are used in bathroom areas, the fan must run continuously and shall not be tied to a humidity control sensor. (Cal Green 4.506.1) 25. The clothes dryer vent shall not exceed 14 ft. in overall length with maximum two 90 degree elbows. (CMC 504.4.2.1) 26. Environmental air ducts shall terminate min. 3 feet from property line or openings into building, and 10 feet from a forced air inlet. (CMC 502.2.1) 27. Mechanical equipment shall be installed per the manufacture's installation instructions. (C MC 303.1) 28. Domestic range vents to be smooth metallic interior surface. (CMC 504.3) 2016 Corrtist\RESIDENTIALConstructionminimumReq 06/25/2018 4 13. Paints, stains, and other coatings shall be compliant with VOC and other toxic compound limits set forth in Table 4.504.3. (4.504.2.2) VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS 2,0 (Grams of VOC per Liter of Coating, Less Water and Less Exempt Compounds) FORMALDEHYDE LIMITS' Maximum formaldehyde Emissions in Parts per Million COATING CATEGORY 1 VOC LIMIT Flat coatings 1 50 Nonflat coatings 1 100 Nonflat-hi h gloss coatings 1 150 Specialty Coatings 0.05 Aluminum roof coatings 400 Basementspecialty coatings 400 Bituminous roof coatings 50 Bituminous roof primers 350 Bond breakers 350 Concrete curing compounds 350 Concretelmasonry sealers 100 Driveway sealers 50 Dry fog coatings 150 Faux finishing coatings 350 Fire resistive coatings 350 Floor coatings 100 Form -release compounds 250 Graphic arts coatings (signpaints) 500 High temperature coatings 420 Industrial maintenance coatings 250 Low solids coatings' 120 Magnesite cement coatings 450 Mastic texture coatings 100 Metallic pigmented coatings 500 Multicolor coatings 250 Pretreatment wash primers 420 Primers, sealers, and undercoaters 100 Reactive penetratin sealers 350 Recycled coatings 250 Roof coatings 50 Rust preventative coatings 250 Shellacs Clear Opaque 730 550 Specialty rimers, sealers and undercoaters 100 Stains 250 Stone consolidants 450 Swimming pool coatings 340 Traffic marking coatings 100 Tub and tile refinish coatings 420 Waterproofing membranes 250 Wood coatings 275 Wood preservatives 350 Zinc -rich primers 340 1. Grams of VOC per for of coating, including water and including exempt compounds. 2. The specified limits remain in effect unless revised limits are listed in subsequent columns in the table. 3. Values in this table are denved from those specified by the California Air Resources Board, Archltectural Coatings Suggested Control Measure. February 1, 2008. More information is available from the Air Resources Board. CoffUstWESIDENTIALCALGteenMaMaWa Measures 051196017 4 29. Supply and return air ducts to be insulated at a minimum of R-6. (Cal Energy Code Table 150.1-A.) PLUMBING: 30. Separate water meters are required for all new duplexes. Separate fire risers are required at each water meter. 31. Plumbing Fixtures: a. New Construction & Addition/Alterations that increases condition space area, volume, or size (Cal Green 4.303.1): i. Comply with CAL Green Mandatory Requirements b. Addition & Alteration: Existingfixtures shall be replaced to meet the following P 9 requirements: i. Shower Heads: 2.0 gpm @ 80 psi ii. Lavatory Faucets: 1.2 gpm @ 60 psi iii. Kitchen Faucets: 1.8 gpm @ 60 psi iv. Water Closet: 1.28 allons per flush 9 32. Clearance for water closet to be a minimum of 24 inches in front, and 15 inches from its center to an side wall or obstruction. CPC 402.5 Y ( ) 33. The water heater burner to be at least 18 inches above thearo a floor, if located in a 9 9 garage. (CPC 507.13) 34. Install a 3 inch diameter by 3 ft. tall steel pipe embedded in concrete slab for protection of water heaters located in garage. (CPC 507.13.1) 35. Water heaters to be strapped at top and bottom with 1 %" x 16 gauge strap with 3/8" diameter. X 3" lag bolt each end. (CPC 507.2) 36. ABS and PVC drain waste and vent piping material is limited to 2 stories maximum. (CPC 701.2(2) (a). and 903.1.1) 37. ABS and PVC roof and deck drain material is limited to 2 stories maximum. (CPC 1101.4) 38. Roof and deck drain systems inside the building are required to be installed with directional DWV drainage fittings. (CPC 1101.4 and & 706.0) 39. Cleanouts are required within 2 feet of the connection between the interior roof and deck drain piping system, and the exterior onsite storm drain system. (CPC 1101.13) 40. All hose bibbs are to have vacuum breakers. (CPC 603.5.7) 41. The maximum amount of water closets on a 3 inch horizontal drainage system line is 3. (CPC Table 703.2) 42. The maximum amount of water closets on a 3 inch vertical drainage system line is 4. (CPC Table 703.2) 43. Provide gas line with a min capacity of 200,000 btu for water heater. (Cal Energy Code 150.0(n)) 44. Provide a condensate drain no more than 2 inches above the base of the water heater space. (Cal Energy Code 150.0 (n)) 45. Provide a straight vent pipe from the water heater space to the outside termination from the water heater space. (Cal Energy Code 150.0 (n)) 46. Insulate all hot water pipes. (Cal Energy Code 150.0 0) (2), and CPC 609.11). 2016CorrLi5t\RESIDENEIALConstructionminimumRega6/25/2018 5 14. Particleboard, medium density fiberboard (MDF) and hardwood plywood used in interior or exterior of the building shall comply with low formaldehyde emission standards as set forth in Table 4.504.5 below (4.504.5): 1. Values in this table are derived from those specified by the California Air Resources Board, An Toxics Control Measure for Composite wood as tested in accordance with ASTM E 1333.96(2002). For additional information, see California Code of Reg alalrons, Title 17, Sections 93120 through 93120.12 2. Thin medium density fiberboard has a maximum thickness of 5/18 inch (8 man). 15. All duct and other related air distribution component openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the building inspector to reduce the amount of water, dust and debris, which may enter the system until final startup of the HVAC equipment. (4.504.1) 16. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside the building. Unless functioning as a component of whole house ventilation system, fans must be controlled by a humidity control capable of adjustment between a relative humidity rage of less than or equal to 50% to maximum 80%. (4.506.1) 17. Duct systems are sized, designed and equipment is selected using the following methods (4.507.2): a. Establish heat loss and heat gain values according to ANSI/ACCA 2 Manual J-2011 (Residential Load Calculation), ASHRAE handbooks or equivalent design methods. b. Size duct systems according to ANSI/ACCA 1 Manual D-2014 (Residential Duct Systems), ASHRAE handbooks or other equivalent design software or methods. c. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 (Residential Equipment Selection) or other equivalent design software or methods Installer and Special Inspector Qualifications 18. HVAC system installers shall be trained and certified or work under direct supervision of trained and certified installers in the proper installation of HVAC systems. (702.1) 19. HVAC special inspectors must be qualified and able to demonstrate competence in the discipline they are inspecting. (702.2) Documentations 20. An operation and maintenance manual, CD, web -based reference or other approved media shall be provided by the builder to the building occupant or owner at the final inspection. It shall include operation and maintenance instruction of the equipment and appliances. (4.410.1) 21. Documentation shall be provided to verify that finish materials used comply with VOC limits as set forth in Tables 4.504.1, 4.504.2, & 4.504.3. (4.504.2.4) 22. Documentation shall be provided to verify that composite wood products used comply with formaldehyde limits as set forth in Tables 4.504.5. (4.504.5.1) 23. Documentation which shows compliance with CAL Green code including construction documents, plans, specifications, builder or installer certification, and inspection reports and verification shall be available at the final inspection. (703.1) 24. CAL Green Documentation Compliance Certification form (City form) is required to be submitted to the Building Inspector prior to final building inspection. (Section 703.1) CorrUstIRESIDENTIALCALGmenMandawo Measums 051196017 5 47. Isolation valves are required for tankless water heaters on the hot and cold supply lines with hose bibles on each valve, to flush the heat exchanger. (Cal Energy Code 110.3 (7)) ELECTRICAL: 48. Electrical service to be underground for new construction replacement building, or 9 P 9, addition to an existing building exceeds fifty (50) percent of the gross floor area of the existing building. (NBMC 15.32.015) 49. Edison Company approval is required for meter location prior to installation. 50. Field inspectors to review and approve underground service requirement prior to concrete placement. 51. Service equipment and sub anels to have a min 30" wide b 36" dee clear work P Y P s ace. CEC 110.26 P ( ) 52. All lighting is required to be high efficacy. California energy code section 150. k and 9 9 q 9 Y( 9Y () Table 150.0-A. 53. Provide a listed 1 inch raceway to accommodate a dedicated 208/240 -volt circuit for future electrical vehicle EV charger. Cal Green 4.106.4 54. All receptacle outlets are required to be listed tamper resistant (CEC 406.12 and 250.52) 55. Combination type AFCI circuit breakers are required for all 120 volt single phase 15/20 YP 9 9 amp branch circuits. Except for bathrooms, garages, and outdoors. (CEC 210.12) 56. At a minimum, one dedicated 20 amp circuit is required for a bathroom. (CEC 210.11(C)(3)) 57. GFCI protection is required for all receptacle outlets located outdoors, garages, accessory buildings, bathrooms, crawl spaces, kitchens, laundry areas, kitchen dishwasher branch circuit, garbage disposal, all areas within 6 feet of a sink, and all receptacles within 6 feet of a bathtub or shower stall. (CEC 210.8) 58. Receptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9 (C)) 59. Subpanels are not allowed to be located in bathrooms or clothes closets. (CEC 240.24 (D) and (E). 60. Circuits sharing a grounded conductor (neutral) with two ungrounded (hot) conductors must use a two pole circuit breaker or an identified handle tie. (CEC 210.4(B)) Group non - cable circuits in panel (CEC 210.4(D)) 61. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area, and pantry, must have a min of 2 dedicated 20 amp circuits. (CEC 210.52 (13)(1) 62. Kitchen counter tops 12 inches or wider must have a receptacle outlet. (CEC 210.52(C)) 63. Kitchen counter tops must have receptacle outlets so no point along the counter walls is more than 24 inches from a receptacle. (CEC 210.52 (C)) 64. Island and peninsular counter tops must have at least one receptacle. (CEC 210.52(C)( 1),(2),and (3)) 65. The spacing for general receptacle outlets must be located so that no point on any wall, fixed glass, or cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A)) 66. Hallways 10 feet or more must have at least one receptacle outlet. (CEC 210.52(H)) 2016CorrList\RESmENTIALConstructionMinimumReq O6/25/2018 6 1 67. Garages shall have at least one receptacle for each car space on the interior. The branch circuit supplying the receptacles shall not serve outlets outside of the garage. (CEC 210.52 (G)(1) 68. Laundryrooms must have at least one dedicated 20 am receptacle circuit. CEC P P 210.11 (C) (2)). 69. Provide 120V receptacle within 3 feet of water heater. (Cal Energy Code 150.0 (n) 1 A.) FOUNDATION: 70. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches above the earth or 2 inches above paved areas. CRC R703.7.2.1 CBC 2512.1.2 71. Fasteners and connectors (nails, anchor bolts, etc.) in contact with preservative -treated wood shall be of hot -dipped zinc -coated galvanized steel stainless steel silicon bronze PP or copper. (CRC R317.3, CBC 2304.10.5.1) 72. Anchor bolts shall include steelP late washers a minimum of 0.229" x 3" x 3" in size between sill plate and nut. (CRC R602.11.1, CBC 2308.3.2, Acceptable alternate SDPWS 4.3.6.4.3) 2016 CorrList\RESIDENTIALConstructionMinimumReq 06/25/2018 7 2 3 1JECT NAME FORMALDEHYDE LIMITS' Maximum formaldehyde Emissions in Parts per Million CORNER CAPE PRODUCT TUS LIMIT Hardwood plywood veneer core 0.05 Hardwood plywood composite core 0.05 Particleboard UU 0.09 Medium density fiberboard 0.11 Thin medium density fberboard2 0.13 1. Values in this table are derived from those specified by the California Air Resources Board, An Toxics Control Measure for Composite wood as tested in accordance with ASTM E 1333.96(2002). For additional information, see California Code of Reg alalrons, Title 17, Sections 93120 through 93120.12 2. Thin medium density fiberboard has a maximum thickness of 5/18 inch (8 man). 15. All duct and other related air distribution component openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the building inspector to reduce the amount of water, dust and debris, which may enter the system until final startup of the HVAC equipment. (4.504.1) 16. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside the building. Unless functioning as a component of whole house ventilation system, fans must be controlled by a humidity control capable of adjustment between a relative humidity rage of less than or equal to 50% to maximum 80%. (4.506.1) 17. Duct systems are sized, designed and equipment is selected using the following methods (4.507.2): a. Establish heat loss and heat gain values according to ANSI/ACCA 2 Manual J-2011 (Residential Load Calculation), ASHRAE handbooks or equivalent design methods. b. Size duct systems according to ANSI/ACCA 1 Manual D-2014 (Residential Duct Systems), ASHRAE handbooks or other equivalent design software or methods. c. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 (Residential Equipment Selection) or other equivalent design software or methods Installer and Special Inspector Qualifications 18. HVAC system installers shall be trained and certified or work under direct supervision of trained and certified installers in the proper installation of HVAC systems. (702.1) 19. HVAC special inspectors must be qualified and able to demonstrate competence in the discipline they are inspecting. (702.2) Documentations 20. An operation and maintenance manual, CD, web -based reference or other approved media shall be provided by the builder to the building occupant or owner at the final inspection. It shall include operation and maintenance instruction of the equipment and appliances. (4.410.1) 21. Documentation shall be provided to verify that finish materials used comply with VOC limits as set forth in Tables 4.504.1, 4.504.2, & 4.504.3. (4.504.2.4) 22. Documentation shall be provided to verify that composite wood products used comply with formaldehyde limits as set forth in Tables 4.504.5. (4.504.5.1) 23. Documentation which shows compliance with CAL Green code including construction documents, plans, specifications, builder or installer certification, and inspection reports and verification shall be available at the final inspection. (703.1) 24. CAL Green Documentation Compliance Certification form (City form) is required to be submitted to the Building Inspector prior to final building inspection. (Section 703.1) CorrUstIRESIDENTIALCALGmenMandawo Measums 051196017 5 47. Isolation valves are required for tankless water heaters on the hot and cold supply lines with hose bibles on each valve, to flush the heat exchanger. (Cal Energy Code 110.3 (7)) ELECTRICAL: 48. Electrical service to be underground for new construction replacement building, or 9 P 9, addition to an existing building exceeds fifty (50) percent of the gross floor area of the existing building. (NBMC 15.32.015) 49. Edison Company approval is required for meter location prior to installation. 50. Field inspectors to review and approve underground service requirement prior to concrete placement. 51. Service equipment and sub anels to have a min 30" wide b 36" dee clear work P Y P s ace. CEC 110.26 P ( ) 52. All lighting is required to be high efficacy. California energy code section 150. k and 9 9 q 9 Y( 9Y () Table 150.0-A. 53. Provide a listed 1 inch raceway to accommodate a dedicated 208/240 -volt circuit for future electrical vehicle EV charger. Cal Green 4.106.4 54. All receptacle outlets are required to be listed tamper resistant (CEC 406.12 and 250.52) 55. Combination type AFCI circuit breakers are required for all 120 volt single phase 15/20 YP 9 9 amp branch circuits. Except for bathrooms, garages, and outdoors. (CEC 210.12) 56. At a minimum, one dedicated 20 amp circuit is required for a bathroom. (CEC 210.11(C)(3)) 57. GFCI protection is required for all receptacle outlets located outdoors, garages, accessory buildings, bathrooms, crawl spaces, kitchens, laundry areas, kitchen dishwasher branch circuit, garbage disposal, all areas within 6 feet of a sink, and all receptacles within 6 feet of a bathtub or shower stall. (CEC 210.8) 58. Receptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9 (C)) 59. Subpanels are not allowed to be located in bathrooms or clothes closets. (CEC 240.24 (D) and (E). 60. Circuits sharing a grounded conductor (neutral) with two ungrounded (hot) conductors must use a two pole circuit breaker or an identified handle tie. (CEC 210.4(B)) Group non - cable circuits in panel (CEC 210.4(D)) 61. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area, and pantry, must have a min of 2 dedicated 20 amp circuits. (CEC 210.52 (13)(1) 62. Kitchen counter tops 12 inches or wider must have a receptacle outlet. (CEC 210.52(C)) 63. Kitchen counter tops must have receptacle outlets so no point along the counter walls is more than 24 inches from a receptacle. (CEC 210.52 (C)) 64. Island and peninsular counter tops must have at least one receptacle. (CEC 210.52(C)( 1),(2),and (3)) 65. The spacing for general receptacle outlets must be located so that no point on any wall, fixed glass, or cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A)) 66. Hallways 10 feet or more must have at least one receptacle outlet. (CEC 210.52(H)) 2016CorrList\RESmENTIALConstructionMinimumReq O6/25/2018 6 1 67. Garages shall have at least one receptacle for each car space on the interior. The branch circuit supplying the receptacles shall not serve outlets outside of the garage. (CEC 210.52 (G)(1) 68. Laundryrooms must have at least one dedicated 20 am receptacle circuit. CEC P P 210.11 (C) (2)). 69. Provide 120V receptacle within 3 feet of water heater. (Cal Energy Code 150.0 (n) 1 A.) FOUNDATION: 70. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches above the earth or 2 inches above paved areas. CRC R703.7.2.1 CBC 2512.1.2 71. Fasteners and connectors (nails, anchor bolts, etc.) in contact with preservative -treated wood shall be of hot -dipped zinc -coated galvanized steel stainless steel silicon bronze PP or copper. (CRC R317.3, CBC 2304.10.5.1) 72. Anchor bolts shall include steelP late washers a minimum of 0.229" x 3" x 3" in size between sill plate and nut. (CRC R602.11.1, CBC 2308.3.2, Acceptable alternate SDPWS 4.3.6.4.3) 2016 CorrList\RESIDENTIALConstructionMinimumReq 06/25/2018 7 2 3 1JECT NAME Z c to m m O CORNER CAPE COD TUS UU FIRST CHECK r /1 c ' E V J N p � N U UU rn Zm � LU m mUoUS mto¢ E06 WO z 2 =p U L - � U O M J M ZCl) +a R Z N C U o0 U a N Z a N m m at c to O o i t T p N O N F Q c7 3 Z "3 Cm Q > o a T C N C A r O L ip O¢ N 0 L 0 0 z N� o O m m E E 3 c at � Ln a�'o-°wma re m Z O° c n Y Lo m N C N_ to c .m.. N 'O N O on m_ C -J0 0 45 0 ad m 0 3 Q n 0 O U LU am U W LU Z W O U QD W N U °) Q Q a_ J W U Z Q Z W Q m U r~/ op 0 W Z PROJECT MANAGER/ARCHITECT BRANDON LIN DAY AIA O S DOCUMENT VALID UPON ORIGINAL SIGNATURE t Z c to m m O U-1 w Q U UU J J Z O a 2 a U Q w w w Z Zm O Q Q mUoUS mto¢ E06 WO z 2 =p U U d M W z o C) w O M J M ZCl) 0 O U LU am U W LU Z W O U QD W N U °) Q Q a_ J W U Z Q Z W Q m U r~/ op 0 W Z PROJECT MANAGER/ARCHITECT BRANDON LIN DAY AIA O S DOCUMENT VALID UPON ORIGINAL SIGNATURE t JOB NO. I 3900-18 DATE 09/07/2018 SHEET NO. T-1.2 21 Z c to m m O o.- a o ° c Z -Up TLZ - Q� C C: � m m O c m m O T C Z N 0 3 ar C a 3 Q s 3 m to _o a O T O L -c, m nunum,in cU5 Mo.'- -N o-U,O mUoUS mto¢ E06 WO OO.O5 m N, Um L NO. VJ of 0 ad a -OW OQT.¢ m ¢ Umo. 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T-1.2 21 LEGEND m — BLOCK WALL FS — FINISHED SURFACE GM — BRICK SURFACE -0 o—o— — WROUGHT IRON FENCE (WIF) 2 AC — ASPHALT PAVEMENT ❑ ACU — AIR CONDITION UNIT FS GFH 3.9 06 ❑LL a AD — AREA DRAIN a ° °' — CONCRETE SURFACE Q di CATV — CABLE TV BOX a 4 D CL — CENTERLINE Z EG — EDGE OF GUTTER L3 EMH — ELECTRICAL MANHOLE — GRASS SURFACE FF FINISHED FLOOR W W FFG — FINISHED FLOOR GARAGE J X FH — FIRE HYDRANT w FL — FLOWLINE FS — FINISHED SURFACE GM — GAS METER LINE DATA LINE BEARING LENGTH L1 1\117°03'01"E 1 15.00' NG — NATURAL GAS SCO — SEWER CLEAN OUT SDMH — STORM DARIN MANHOLE - SMH — SEWER MANHOLE TB — TOP OF BULKHEAD TC — TOP OF CURB TD — TOP OF DOCK TW — TOP OF WALL WM — WATER METER WV — WATER VALVE () — EXISTING ELEVATION — FOUND MONUMENT 0 — SEARCHED, FOUND NOTHING; TO BE MONUMENTED PRIOR TO GRADING T.B.M. — TEMPORARY BENCHMARK SET ON A WATER METER (WM). ELEVATION = 8.12 FEET LEGAL DESCRIPTION THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: PARCEL 1: LOT ONE, TWO AND THREE, IN BLOCK FIVE HUNDRED THIRTY-NINE (539) OF "CANAL SECTION, NEWPORT BEACH", AS SHOWN ON A MAP RECORDED IN BOOK 4, PAGE 98 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. PARCEL 2: BEGINNING AT THE NORTHEASTERLY CORNER OF SAID LOT ONE (1) IN BLOCK FIVE HUNDRED THIRTY-NINE (539) OF "CANAL SECTION, NEWPORT BEACH", AS SHOWN ON A MAP RECORDED IN BOOK 4, PAGE 98 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA; THENCE NORTHEASTERLY ALONG THE NORTHEASTERLY EXTENSION OF THE SOUTHEASTERLY LINE OF SAID LOT ONE (1) TO THE LINE OF ORDINARY HIGH TIDE OF THE PACIFIC OCEAN IN NEWPORT BAY, DESIGNATED "SOUTH LINE" AS DESCRIBED IN DECREE OF THE SUPERIOR COURT OF THE STATE OF CALIFORNIA IN AND FOR THE COUNTY OF ORANGE, A COPY OF WHICH WAS RECORDED SEPTEMBER 19TH, 1928 IN BOOK 201, PAGE 253 OF OFFICIAL RECORDS; THENCE WESTERLY ALONG SAID HIGH TIDE LINE TO AN INTERSECTION WITH THE NORTHEASTERLY EXTENSION OF THE NORTHWESTERLY LINE OF SAID LOT ONE (1); THENCE SOUTHWESTERLY ALONG SAID EXTENDED LINE TO AN INTERSECTION WITH THE NORTHERLY LINE OF SAID LOT ONE (1); THENCE EASTERLY ALONG SAID NORTHERLY LINE OF SAID LOT ONE (1) TO THE POINT OF BEGINNING. PARCEL 3: BEGINNING AT THE NORTHEASTERLY CORNER OF SAID LOT TWO IN BLOCK FIVE HUNDRED THIRTY-NINE OF "CANAL SECTION, NEWPORT BEACH", AS SHOWN ON A MAP RECORDED IN BOOK 4, PAGE 98 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA; THENCE NORTHEASTERLY ALONG THE NORTHEASTERLY EXTENSION OF THE SOUTHEASTERLY LINE OF SAID LOT TWO TO THE LINE OF ORDINARY HIGH TIDE OF THE PACIFIC OCEAN IN NEWPORT BAY, DESIGNATED "SOUTH LINE" AS DESCRIBED IN DECREE OF THE SUPERIOR COURT OF THE STATE OF CALIFORNIA IN AND FOR THE COUNTY OF ORANGE, A CERTIFIED COPY OF WHICH WAS RECORDED SEPTEMBER 19, 1928 IN BOOK 201, PAGE 253 OF OFFICIAL RECORDS; THENCE WESTERLY ALONG SAID HIGH TIDE LINE TO AN INTERSECTION WITH THE NORTHEASTERLY EXTENSION OF THE NORTHWESTERLY LINE OF SAID LOT TWO; THENCE SOUTHWESTERLY ALONG SAID EXTENDED LINE TO AN INTERSECTION WITH THE NORTHERLY LINE OF SAID LOT TWO; THENCE EASTERLY ALONG SAID NORTHERLY LINE OF SAID LOT TWO TO THE POINT OF BEGINNING. PARCEL 4: BEGINNING AT THE NORTHEASTERLY CORNER OF LOT THREE IN BLOCK FIVE HUNDRED THIRTY-NINE OF "CANAL SECTION, NEWPORT BEACH", AS SHOWN ON A MAP RECORDED IN BOOK 4, PAGE 98 OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY; THENCE NORTHERLY ALONG THE NORTHERLY EXTENSION OF THE EASTERLY LINE OF SAID LOT THREE TO THE LINE OF ORDINARY HIGH TIDE OF THE PACIFIC OCEAN IN NEWPORT BAY, DESIGNATED "SOUTH LINE", AS DESCRIBED IN DECREE OF SUPERIOR COURT OF ORANGE COUNTY, A CERTIFIED COPY OF WHICH WAS RECORDED SEPTEMBER 19, 1928 IN BOOK 201, PAGE 253 OF — — OFFICIAL RECORDS; THENCE WESTERLY ALONG SAID HIGH TIDE LINE TO AN INTERSECTION WITH THE NORTHEASTERLY EXTENSION OF THE NORTHWESTERLY LINE OF SAID LOT FOUR; THENCE SOUTHWESTERLY ALONG SAID EXTENDED LINE TO AN INTERSECTION WITH THE NORTHERLY LINE OF SAID LOT FOUR; THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID LOTS FOUR AND THREE TO THE POINT OF BEGINNING. to EXCEPTING THEREFROM ANY PORTION INCLUDED WITHIN PARCEL 2 OF CERTIFICATE OF COMPLIANCE 2018-012 RECORDED MAY 23, 2018, AS INSTRUMENT NO. 2018000188810, OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA. TITLE REPORT NOTES LEGAL DESCRIPTION & EASEMENTS SHOWN HEREON ARE PER A TITLE REPORT PREPARED BY CHICAGO TITLE COMPANY, DATED MAY 17, 2018, TITLE NO. 58601802506-JFA. EASEMENT NOTES ITEM 6: AN EASEMENT FOR PUBLIC WATER WAY OR HIGHWAY AND INCIDENTAL PURPOSES, RECORDED JANUARY 4, 1930 IN BOOK 339, PAGE 319, OF OFFICIAL RECORDS. EASEMENT AFFECTS SUBJECT PROPERTY AND NOT PLOTTED HERE ON DUE TO LACK OF BACKUP DOCUMENTATION. BENCHMARK INFORMATION BENCHMARK NO: J-782 FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "J 782 1946", SET IN THE TOP OF A CONCRETE POST. MONUMENT IS LOCATED IN THE NORTHEAST CORNER OF THE INTERSECTION OF 29TH STREET AND NORTHBOUND NEWPORT BOULEVARD, 24.3 FT. EASTERLY OF THE CENTERLINE OF THE NORTHBOUND LANES ALONG NEWPORT BOULEVARD AND 23.3 FT. NORTHERLY OF THE CENTERLINE OF 29TH STREET. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEVATION: 7.142 FEET (NAVD88), YEAR LEVELED 1989 z 0 O D C) U W 0 O CL CL w am w 0 oa 00 mm I N � 00 mm I Q ; co 0 m r1 2 7.53 0 ❑ FS GFH 3.9 06 ❑LL J \ r i X WQ� Q � �- (s 70) [] 00 C7 3 o 0 Z Q Y L3 7.64 Q � Z Q W N N D Q7 0 J X z 1 w Osco o v W ❑ It a F - Q C7 L- Zw T. ~ Z 8.00 7.88 8.13 TC (8.12) 8.00 7.53 TC FL7.66 Z ❑ Q w = 5 EG EG (7.71)FL GM GUTTER 1 = a. 00 LJPin j A66 li.4o�r� I co 0 8.60 8.55 a 7.53 FS GFH 3.9 06 EG U \ 00 �- (s 70) o o w II Z Q Y P1 v 7.97 7.64 / 1 `J Q Q FS FS N72°5715"W 89.95 SCO D � — M U (Z i LJPin j A66 li.4o�r� I co 8.60 8.55 a 7.53 FS GFH 3.9 06 EG W N �- (s 70) 43 (8.5 8.14 8.14 P1 v 7.97 7.64 / 1 `J Q Q FS FS N72°5715"W 89.95 SCO .12 WA EG 7.90 AC U 0 Osco o v W LT 70 T. T 8.00 7.88 8.13 TC (8.12) 8.00 7.53 TC FL7.66 7.94 9.51 Q w ` J 5 EG EG (7.71)FL GM GUTTER LL 7 Z 1 8 22 AC AC PAVEMENT CHANNEL EG 8.16 z w _ - - - - - AC - - k O Q m NGSj PLACE SPIKE & WASHER 'LS O U STAMPED 4693' O Q s.21 � BASIS OF BEARINGS SMH m co THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON W THE CENTERLINE OF CHANNEL PLACE HAVING A BEARING OF N72057'15"W PER R.S.B. 214/16 7/11/2018 *P.LS.516 Z SURVEYOR'S NOTESL LA SG PAUL D. CRAF DATE LICENSE RENEWAL ATE 12/31/18 1. THE DISTINCTIVE BOUNDARY SHOWN HEREON WAS PLOTTED PER ON-SITE yg\pO�MIN/Cp 4`� °�Pm NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE J FIELD OBSERVATIONS, ALL BEARINGS AND DISTANCES ARE MEASURED, a a No. 8516 STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A LLJ UNLESS NOTED OTHERWISE. Exp. 12/31118 LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE = oD sr P qTF PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING vi a 2. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY OF CAUFp DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION SHEET NO. CORNERS OR OFFSETS BEFORE STARTING GRADING. REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER EXPRESSED OR IMPLIED. II 1 OF 1 %2 m 0 z U w O NEIGHBORING PROPERTY, LOT 2 - NOT A PART, UNDER SEPARATE SUBMITTAL I 2 I 14.00' T. W . (E.) 8.55 FS 9 GM pp z29p o LL 29 8 )a.1a 21 TRASH F.O.F. I 19 I � f SLOPE PER CIVIL I Oi I Kwm N I N N J N N1 1 I-- I Z I JAI I 21 15'-0" I C.L. OF STREET TO P.L. 27 2'-101/4' 15 14 9'- 11 5/8" 5' - 03/8" C.L. TO CURB CURB TO P.L. I RIY.`S.B � � a 9' 881- 9" 0 N 17°02'45"E 88.75' _ m 14.00' T.O.F, m 00'T 24 RECESSED o OLL 18 y E.)9.35FS 30 28 13 y d ,Y/ HARDSCAPE ELEC. PANEL in co 13 c' m 20'- 0' CLR. 25 � x 2 -CAR GARAGE SLOPE PER CIVIL / PANTRY KITCHEN ELEV. LOT FOYER MEMO ENTRY 1 ■ 9.00' T.O.S..` UP STAIRS ------- SII 8.00'T.O.S. --- _= __JI u n u u u l II II II II II II I II II II II II II I II II II II II II I I II II II I L N 30o HARDSCAPE c m 13 'O vi n O O�Oo M ILL - - - in iro LL io in ci LL O 9.82' T.W. M m LL 16 16 16 9.28 (E.) GRADE PT. 17"12.321°02'45"E 86.88' 21 ? .. r I� 3 Y cnry � a 23 23 • X wv 9 23 23 8 7 8 10 23 d U EMH rn J a 9 DINING GREAT ROOM ] 9.82'T - W (E)9.48'F21'-91/4" -71 21'-83/4". y F.O.F. / I Fla 17 L / II 9.39 (E.)GRADE PT. _ 22 9 \ I I 9.82'T. W. 8.82' T.W. I I 6.3� 2' � 22 / �I PLANTER - 22 / O 22 C I ^ O 16 M 882' � PATS Ip HARDSCAPE 7.02(E.)GRI T. - I- - co 30 N - 1 I a N 1 o N 0) F.Y.S.B. 7 8.57 (E.) GRADE PT. I - 16 L I 3'-6" 21 9.20 (E.)GRADE PL _ � pLANTERT 8.82'T W I 9.82' T.W. I 22 � 17 20' - 0 7/6,r .--. - F.O.F. LL o 22 \ _ �n O 9.28 (E.) GRADE PT. LL ,g LL \ I 05 8.82(E.) GRADE PT. 17 21 9.82' T.W. (E) 7.62' NG L91-0 23 23 ------------------------ -�---- 7------------"--+� 39TH STREET----------- CD I PT. #2' 8.55 FS' I O Ex�ll 7 8 9 ) 0 �4 C ATV (J �I -' X C I�_F_T-T-T II I I II II II III Ili II _ 63- 10 3/4" - X17°02'45"E 86. T. 8 6 ) NG a � UO 1 P 0) T 9.96 NG_V +� I o� o 0 GRADE PLANE EXHIBIT POINT#1 8.43 POINT#2 8.55 POINT#3 9.5 POINT#4 9.96 GRADE PLANE = 36.44/4 = 9.11 AVERAGE SLOPE = 9.96-8.43/63.90 = 1.53/63.90 = 2.4% RADE PLANE EXHIBIT 2 3/16" = 1'-0" a m 0 a Lu z "ALL PLANTS TO BE DROUGHT -TOLERANT NON-INVASISE PLANT SPECIES GENERAL MATERIAL SPECIFICATION: 1. GROUT CELLS WITH REINFORCED CEMENT PER ASTM C150. 1 PART PORTLAND CEMENT, 2 TO 3 PARTS LOOSE SAND, 2 PARTS COARSE AGGREGATE. 2. REINFORCING: FS = 20,000 PSI ASTM A615 GRADE 40. 3. MASONRY: FC = 1,500 PSI GRADE W PER ASTM C150. 4. CONCRETE: FC = 3,500 PSI AT 28 DAYS CEMENT PER ASTM C150. 5. POUR ALL WALL FOOTINGS AGAINST NATURAL UNDISTURBED EARTH. 6. TELEPHONE LANDSCAPE ARCHITECT IF SITE CONDITIONS ARE NOT AS SHOWN. PROJECT HARDSCAPE MATERIALS: STONE SHOULD MATCH THE STONE USED ON THE HOUSE PAVING STONE SHALL BE SHADOW GRAY SAN DSTON E/QUARTZITE. ALL GROUT JOINTS SHALL BE PIGMENTED PER ARCH./G.C. APPROVAL. ALL HARDSCAPE MATERIAL SHALL RECEIVE 6 MIL. VISQUEEN ON UNDER SIDE FOR WATERPROOF PROTECTION. TOTAL LANDSCAPING AREA. 143 SOFT NOTES. 1. THE CONTRACTOR 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. 3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL - 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, INCLUDING DELAYS. 5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS 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 ARE SHALL CEASE UNITIL 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. 6. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT/OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER. 7. CONTRACTOR 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' ASSOCIATION. 8. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. 9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJECT. 10. CONTRACTOR SHALL INSTALL THIS PROJECT UTILIZING THE LANDSCAPE INDUSTRIES'S B.M.P. BEST MANAGEMENT PRACTICES. ,,]ARCHITECTURAL SITE PLAN 1/4" = V -0 - TRUE NORTH PROJECT NORTH LAVANDULA SPP. LAVENDER (LOW WATER USE) A PLANT LEGEND "ALL PLANTS TO BE DROUGHT -TOLERANT NON-INVASISE PLANT SPECIES GENERAL MATERIAL SPECIFICATION: 1. GROUT CELLS WITH REINFORCED CEMENT PER ASTM C150. 1 PART PORTLAND CEMENT, 2 TO 3 PARTS LOOSE SAND, 2 PARTS COARSE AGGREGATE. 2. REINFORCING: FS = 20,000 PSI ASTM A615 GRADE 40. 3. MASONRY: FC = 1,500 PSI GRADE W PER ASTM C150. 4. CONCRETE: FC = 3,500 PSI AT 28 DAYS CEMENT PER ASTM C150. 5. POUR ALL WALL FOOTINGS AGAINST NATURAL UNDISTURBED EARTH. 6. TELEPHONE LANDSCAPE ARCHITECT IF SITE CONDITIONS ARE NOT AS SHOWN. PROJECT HARDSCAPE MATERIALS: STONE SHOULD MATCH THE STONE USED ON THE HOUSE PAVING STONE SHALL BE SHADOW GRAY SAN DSTON E/QUARTZITE. ALL GROUT JOINTS SHALL BE PIGMENTED PER ARCH./G.C. APPROVAL. ALL HARDSCAPE MATERIAL SHALL RECEIVE 6 MIL. VISQUEEN ON UNDER SIDE FOR WATERPROOF PROTECTION. TOTAL LANDSCAPING AREA. 143 SOFT NOTES. 1. THE CONTRACTOR 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. 3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL - 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, INCLUDING DELAYS. 5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS 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 ARE SHALL CEASE UNITIL 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. 6. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT/OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER. 7. CONTRACTOR 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' ASSOCIATION. 8. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. 9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJECT. 10. CONTRACTOR SHALL INSTALL THIS PROJECT UTILIZING THE LANDSCAPE INDUSTRIES'S B.M.P. BEST MANAGEMENT PRACTICES. ,,]ARCHITECTURAL SITE PLAN 1/4" = V -0 - TRUE NORTH PROJECT NORTH )J ECT NAME KEYNOTE LEGEND 1 (E.) WATER METER LOCATION TO BE RELOCATED (REF. SURVEY & CIVIL DWGS.) 2 _ (E.) GAS METER(S) - REF. CIVIL DWGS. 3 _ (E.) FIRE HYDRANT - PROTECT IN PLACE 4 (E.)SEWER C.O. LOCATION (REF. SURVEY &CIVIL DWGS.) 5 (E.)SIDEWALK - NOT A PART 6 (E.) WATER VALVE (REF. SURVEY& CIVIL DWGS) 7 (E.) EDISON VAULT 8 GUTTER 9 CURB 10 CENTERLINE OF STREET 11 INTERIOR STAIRS/STEPS - REF. PLANS 12 OUTLINE OF EXISTING BUILDING - TO BE DEMOLISHED 13 DOWNSPOUT - METAL OR EQUIV. -AS SEL. (ARCH. TO APPROVE) 14 OVERFLOW DRAIN LINE - IN WALU FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.) 15 DRAIN LINE- IN WALUFROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.) 16 (E.) SITE WALL TO BE REMOVED/DEMOLISHED 17 EXISTING SEAWALL TO BE REPLACED AND EXTENDED - (REF. SEAWALL PLANS). NEW SEAWALL NOT TO ENCROACH PAST EXISTING SEAWALL LOCATION - (REF. SURVEY FOR EXISTING SEAWALL LOCATION) 18 SIDE YARD SETBACK 19 REAR YARD SETBACK 20 FRONT YARD SETBACK 21 PROPERTYLINE 22 (E.) ON-SITE TREE TO BE REMOVED 23 (E..) STREET TREE TO REMAIN - PROTECT IN PLACE 24 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON 25 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 26 EXISTING DOCK TO REMAIN 27 (N.) DRIVEWAY APPROACH & CURB CUT, STANDARD CONIC. PER CNB STANDARDS - REF. CIVIL DWGS. 28 (N.) WOOD FENCE O/. CONCRETE CURB (MAX 6-0" ABV. N.G.) - PAINT AS SEL./ APPRV'D BY OWNER 29 (N.) GATE - PER LANDSCAPE DESIGNER (MAX. 5' - 6" HT. ABOVE NATURAL GRADE) 30 1 HARDSCAPE - COLORED & SCORED CONCRETE (AS SELECTED) PER. LAND. DESIGNER )J ECT NAME CORNER CAPE COD TUS C) FIRST CHECK Cn 0 N U UQ1 Y ¢ w U � Wt6 zm LL = _ U L L) L) 0- ILL! Z 000 r.O N C CU o0 U -o - ro Q CD 3 LZ �3 Q o 0 0 z N� Y In 0 Lu am a w Lu z w 0 U BRANDON LINSDAY, AIA DOCUMENT VALID UPON ORIGINAL SIGNATURE O� `o o v c a Z a��a 'o c c c OZ c m ��( A m m o .3 c m W t 0 3¢ m Z o a t O T OL.2 N 0a N=(n O)O QL=Uco N 2 o 0 LL UUmp-m voimLu v ry� V m o m o c a%i m y LLJ ¢ mZ u) �m 2 ¢ N W c N N 09 2 X Tmm O NF X pzdmwawm.=a�E Eo 5 N Q W ¢mSODoN ot=o Cra=dt2E3_C-.0_Oc LH 9(21�WTDU0tN � O- ty �. Q oo�m Eo z C J 0, ow W n r N C N .0 0 0% 0 0 0 0 0 0 L: LijY N N X- 0 E •• Z N U O 0 E I- CnLL/ amcU j�wo��G a =u a=16om Q OO aao<0-< REVISIONS NO. REVISION DATE 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. JOB N0, C.N.B. NOTES: 3900-18 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 DATE RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU 09/07/2018 SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY SHEET NO. 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: A000 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. 2 `' C) UU 0 ¢ w w 2 z zm LL = 20 L) L) 0- ILL! Z 000 r.O O CM J CM z m In 0 Lu am a w Lu z w 0 U BRANDON LINSDAY, AIA DOCUMENT VALID UPON ORIGINAL SIGNATURE O� `o o v c a Z a��a 'o c c c OZ c m ��( A m m o .3 c m W t 0 3¢ m Z o a t O T OL.2 N 0a N=(n O)O QL=Uco N 2 o 0 LL UUmp-m voimLu v ry� V m o m o c a%i m y LLJ ¢ mZ u) �m 2 ¢ N W c N N 09 2 X Tmm O NF X pzdmwawm.=a�E Eo 5 N Q W ¢mSODoN ot=o Cra=dt2E3_C-.0_Oc LH 9(21�WTDU0tN � O- ty �. Q oo�m Eo z C J 0, ow W n r N C N .0 0 0% 0 0 0 0 0 0 L: LijY N N X- 0 E •• Z N U O 0 E I- CnLL/ amcU j�wo��G a =u a=16om Q OO aao<0-< REVISIONS NO. REVISION DATE 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. JOB N0, C.N.B. NOTES: 3900-18 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 DATE RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU 09/07/2018 SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY SHEET NO. 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: A000 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. 2 `' PROJECT NAME CORNER CAPE COD STATUS SECOND CHECK Coo o E N o � U N UU U 1 m T N td y WC U o0 U 'O Q c� 3 C) �- 0 20' 71/4" 24'-6" 18' 91/2" � o z N� E FIRST FLOOR GARAGE O.V. #1 Y A 18'-91/2"X23'-53/8"=440.63 E 201-61/4"X4'-77/8"=95.55 5'-2"X5'-01/2"=26.05 r B 24'- 6" X 18'- 10 7/8= 463.20 F 20' - 7 1/4" X 18' - 10 7/8"= 389.55 C 13'- 11 3/4" X 5'- 0"= 69.90 D 5'-5114"X4'-7718"=25.32 TOTAL: 999.05 SF TOTAL: 485.10 SF 77 LOT INFORMATION: ZONED: R-2 SITE AREA: 2,633.38 S.F. BUILDABLE AREA: 1,553.84 S.F. r Z'r TOTAL ALLOWABLE AREA: 2 x 1,553.84 S.F.= 3,108 S.F. OPEN VOLUME REQUIRED: 15%(1,553.84) = 233 S.F. ALLOWABLE THIRD FLOOR AREA: 20%(1,553.84) = 310.768 S.F. n FIRST FLOOR AREA PLAN 1/8" = 1'-0" BUILDING AREA SCHEDULE U U U NAME AREA COMMENTS o i -j FIRST FLOOR LIVING 999 SF Q W W W SECOND FLOOR LIVING 1257 SF 2 z Z co THIRD FLOOR LIVING 310 SF p Q Q 2566 SF Z _ =O 2 -CAR GARAGE 485 SF U U d 485 SF z 0 c) r.°0 W GRAND TOTAL 3051 SF O CM J CM Z m OPEN VOLUME AREA SCHEDULE Q NAME AREA COMMENTS O O.V. #1 26.05 SF O.V. #2 61.80 SF 5'-3" 9'-11" 5'-113/4" 4'-81/4" 36'-912" O.V.#3 145.23 SF / GRAND TOTAL 233.08 SF (MIN. 233.076 S.F. O.V. REQ.'D) W N H o " i SECOND FLOOR: O.V. 92 O.V. #3 Q Q COND FL OR �J 21•F. F- G LIVING -\ i A 36'-91/2"X16'-4"=600.93 1 5'-3"X11'-91/4"=61.80 318'(1014X7 7311,3.482 F A "v B 13'-53/4'X7 -67/8'= 102.08 2 53 " 8" W U C 16'- 6 1/2" X 6 6 7/8"= 108.73 z Q TOTAL: 145.23 SF 1257 S I'D - I p 10'-8"X5'-4314"=57.56 Z W --c3 4,. E 15'- 1" X 11' - 10"= 178.49 m D 9'-11"X11'-83/4"=116.31 F o _i r Vii. G 5'- 11 3/4' X 10'- 11 1/4"= 65.40 U _ 19-33/4" W c O E � " l�_ � H 4'-81/4'X5' 10"=27.34 c ^ ro LL C B L45SF 3 TOTAL: 1256.84 SF s' -o' r06- 2 SECOND FLOOR AREA PLAN z O16'-612' 13'-53/4" 18'-10" 5314" PROJECT MANAGER/ARCHITECT BRANDON LINSDAY, AIA DOCUMENT VALID UPON ORIGINAL SIGNATURE v h c Z c r m O� c c50 m� ---------------------- m a j Z iV 'i7 m h o THIRD FLOOR m Uj c m m d 0 c W 16 cam E 6.2 i A 13'-11114"X15'-4"=213.71 lu�=m>,a B 5'-5"X13'-73/4"=74.70 vJ -< - d m o d `oa>.sm a0,o- M IRD FL R LIVIN C 5'-21/4"X4'-43/4"=20.80 z �o B r Q a�ZcEy mm� \� os `II TOTAL: 309.21 SF J Z ams= y o y d OdK TORN O NF I a U O C O-L'C C Z N w w T H A W O N N U� C t0 d 9 L d mD o?3�» 5'-21/4"-'� 5'-5" --- 131-111/4"--- - a6 woE�;cam zEc n�aNima�E it L � _ m.j a%i aBix=E�o EZZ OyUO O THIRD FLOOR AREA PLAN �_ o c° o W o� W E W r c K E K H ao.va w �a o REVISIONS NO. REVISION DATE JOB NO. 3900-18 DATE 09/07/2018 SHEET NO. A-0.2 2 -CAR GARAGE �B � I- 485 SF FIRST ()OR LI G � '�' �� 999 SF I � u _E o O.V, C 26 SF 20'-8114" 5'-2" 5'-51/4" 13'-11314" 18'-91/2" CONSTRUCTION NOTES: O CONSTRUCT 5" MIN CONCRETE DRIVEWAY O CONSTRUCT 4" MIN CONCRETE HARDSCAPE, FINISH PER LANDSCAPE PLANS. 03 INSTALL 4" FLAT GRATE DRAIN ® INSTALL 4" ATRUIM GRATE DRAIN 05 INSTALL GRATE DRAIN WITH ROCK SUMP PER DETAIL, SHEET C2 © INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN 07 CONTRUCT 3"0 DRAIN THRU CURB PER CNB STD PLAN 184-L ®INSTALL 24" SUMP WITH 3/4 HP PUMP AND 1.5" DISCHARGE LINE ( CONSTRUCT BIO -RETENTION PLANTER 10 REMOVE AND REPLACE ACCESS RAMP PER STD PLAN 181-L, CASE J. 11 REMOVE EXISTING CONCRETE SIDEWALK AND CONSTRUCT 5" MIN. CONCRETE DRIVEWAY APPROACH PER STD PLAN 163-L 12 REMOVE AND REPLACE ASPHALT WITH 12"Wx12"D FULL DEPTH A.C. PATCHBACK AND TACK COAT ALL JOINT SURFACWES PRIOR TO PLACEMENT FG GRATE ETE ENCASED DISCHARGE LINE 4" PVC PERFORATED PIPE 3/4"CRUSHED ROCK FILTER FABRIC GRATE DRAIN WITH ROCK SUMP NTS HARDSCAPE EXHIBIT HOUSE + GARAGE= 1506 SF HARDSCAPE = 900 SF DRIVEWAY= 66 SF 2472 SF PAD 14 44 �( )I`� �I-JNEW TOP OF SEAWAL m 9.47 FS SEE SEAWALL PLANS I .... I L' . I CURBpFP=Q nn i, /IP (6.84) TO DRAIN LVE '� - ---- -- - - --- `--------= - -- --� -- _ /._;__ �- ':.__._j_?-. .- ' '..'/. A, __ SUMP PUMP r. NEW CURB DRAIN �,. ��.-. 8.53 _ ..� - .1- ---1%. -- - ----- - ------ --1-- 8 7.52 TC `t G: DN FS. :..(8j6D�FS... ($ <) FS '�, �1%s - ( iL.. - i - - r (7.66) EG :._. '-- - -- -- - - - .�.,,.,i..i., -- I' N ,TT il -J 11 F -i --- c� w- w 1 T02'45"E 86.88'w w; - 8Es - 7.90 - 9.82 TW F w co v' FS o CU FSi o o REMOVE WALL FS . �00 ,� 1.5" DISCHARGE LINE p� NEW 5' FENCE z z REMOVE WALL 9'82 TW I rz;ao ' ,ro m 'LL co .5 TALL ON WALL zQ L(6.17) 6.48) TB 10 5 4 - (7 ..39) WALL O CA1V 4 (7.86) NG 3 3 �v) 7.62) SEA WAL 'a ( NG RE HAR - EK (9.17) NG. . V 10.08 6 TB .. (7.91)TC aNG I (7.46)FL (7.94) WV o (7.80)TC - 4\, 7.25 FL y 64) EG (8.21) SMH 04- - - MAINTAIN 39TH ST EG E(F--,/-]co ai C.O. EMH DG DECOMPOSED GRANITE w M (7.34) EG m 1 "=4' 7.79 SDMH rr - - - - - - - - - - - - Z ku ARCH ARCHITECTURAL A.C. ASPHALT CONCRETE C.O. CLEAN OUT DG DECOMPOSED GRANITE DS DOWNSPOUT EXIST EXISTING BFF BASEMENT FINISH FLOOR BFP BASEMENT FINISH PAD CONC CONCRETE DWY DRIVEWAY EMH ELECTRIC MANHOLE EP EDGE OF PAVEMENT FD FOUND FL FLOWLINE FF FINISH FLOOR FG FINISH GRADE FP FINISH PAD FS FINISH SURFACE GB GRADE BREAK GFF GARAGE FINISH FLOOR GFP GARAGE FINISH PAD GM GAS METER HH HANDHOLE HP HIGH POINT I.P. IRON PIPE IE INVERT ELEVATION L&T LEAD AND TACK MH MANHOLE MON. MONUMENT NTG NOTHING OG ORIGINAL GROUND PA PLANTER AREA PL PROPERTY LINE PROP PROPOSED R/W RIGHT OF WAY S.F.N. SEARCHED FOUND NOTHING SDWK SIDEWALK SMH SEWER MANHOLE T.B.M. TEMPORARY BENCHMARK TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE TOC TOP OF CONCRETE TOF TOP OF FENCE TP TOP OF PILASTER T.O.R. TOP OF RIDGE TW TOP OF WALL WM WATER METER NEWPORT BAY .01) TO 215 DESIGNED BY: ARCHITECT: BRANDON ARCHITECTS 151 KALMUS DRIVE SUITE G-1 COSTA MESA, CA 92626 OWNER/DEVELOPER: PATTERSON CUSTOM HOME 3900 CHANNEL PLACE LOT 1 NEWPORT BEACH, CA 92663 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9622 eR OFESS/° �P S M' �G h h�0 G� Z 8 m '2 NO. 58627 m * EXP. 12-31-18 * OFC3A�FO�aP THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: COAST GEOTECHNICAL, INC 1200 W. COMMONWEALTH AVE FULLERTON, CA 92833 PH: 714-870-1211 W.O. 557118-01 DATE: AUGUST 1, 2018 BENCHMARK: BENCHMARK NO. J-782 ELEVATION= 7.142 NAVD88 YEAR LEVELED= 1989 LEGAL DESCRIPTION: LOT 1 OF BLOCK 539 OF "CANAL SECTION, NEWPORT BEACH", AS SHOWN ON A MAP RECORDED IN BOOK 4, PAGE 98 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY GRADING PLAN LOT 1 3900 CHANNEL PLACE NEWPORT BEACH, CALIFORNIA SHEET: C2 DRAWN: SC CHCK'D: TR DATE: 9/04/18 NO. DATE R E V I S 1 0 N S 215 EROSION CONTROL 1. IN CASE OF EMERGENCY, CALL ANDREW PATTERSON AT 949-613-5260 (949) 723-1800. 1 I 2. A STANDBY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE — RAPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT. - - 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONTER REQUIRED. I 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE AT , THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS AND DEBRIS THAT MAY CREATE POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. v - 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF I PROPERLY. _I 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS 2 FEET. THE DEVICE _ SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. _I I 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT TO THE DESCRETION OF THE FIELD ENGINEER. ADDITIONAL DEVICES, AS NEEDED, SHALL BE INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ON SITE. 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMEBER 1 AND APRIL 15 OF THE FOLLOWING YEAR WIHOUT THE APPROVAL OF THE BUILDING OFFICIAL. -I 9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESSES. - THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRSENTING CHANGES MUST BE SUBMITTED FOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL. I I 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE SDISCHARGE OF NON -STORM WATER FROM THE PROJECT SITE AT ALL TIMES. 11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE >i io I VIA SHEET FLOW, SWALES, ARE DRAINS, NATURAL DRAINAGE COURSES, OR WIND. m 12. STOCKPILES OF EARTH AND OTHER CONSTRUC- _ TION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OR WIND OR _ WATER. I 13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT -I CONTAMINATE THE SOILS AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE THE BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASED INTO THE DRAINAGE SYSTEM. I 14. EXCESS WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL m -I BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE SISPOSED OF AS A SOLID WASTE. �S 15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMP'S ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS A 40% CHANCE OF QUARTER INCH OR MORE OF PREDICTED PRECIPITATION, AND AFTER _I ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT THE _I PROJEFT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL (COPIES OF THE SELF -INSPECTION CHECKLIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUEST). 16. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. m 17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION gs ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 18. ANY SLOPES WITH DISTURBED SOIL OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER. 19. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS. I 20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS. I BMP FACTS SHEET ms WM-1 MATERIAL DELIVERY AND STORAGE _I PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS AREA. WM-2 MATERIAL USE - HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE PROPERLY HANDELED IN ORDER TO REDUCE THE RISK OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYESS THAT APPLY SUCH MATERIALS. ms WM-4 SPILL PREVENTION AND CONTROL IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL PROPOSED MATERIALS. IDENTIFY THE METHODS, BY WHICH ACCIDENTAL SPILLS WILL BE CLEANED AND PROPERLY DISPOSED OF. WM-5 SOLID WASTE MANAGEMENT PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER POLLUTION AND PREVENT WIND DISPERSAL. I I WM-6 HAZARDOUS WASTE MANAGEMENT HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THE I �S PROPOSED METHODS OF DISPOSAL AND ANY SPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. WM-7 CONTAMINATED SOIL MANAGEMENT PREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORMWATER FROM CONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY CONDUCTING PRE -CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING CONTAMINATED SOIL PROMPTLY. — — WM-8 CONCRETE WASTE MANAGEMENT STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT IN DESIGNATED AREAS AWAY FROM DRAINS, DITCHES, STREETS, AND STREAMS. CONCRETE WASTE DEPOSITED ON—SITE SHALL SET UP, BE BROKEN APART, AND g + DISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR ALL CONCRETE WASTE. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT n� UNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACILITIES ON-SITE ARE REQUIRED 1 TO BE IN COMPLIANCE WITH LOCAL HEALTH AGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. s TC -1 STABILIZED CONSTRUCTION ENTRANCE m A STABILIZED ENTRACE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR ADJACENT PROPERTY. MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROCK OR PAVED. SE -1 SILT FENCE SE -3 SEDIMENT TRAP SE -8 GRAVEL BAGS S ERODED SEDIMENTS MUST BE RETAINED ON-SITE AND NOT PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT gg MAY BE WAIVED AT THE SOLE DISCRETION OF THE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED ' SUFFICIENT. BMP FACTS SHEET — — ALL BMP'S SHALL BE IN ACCORDANCE WITH MODEL BMP'S FROM THE CALIFORNIA STORMWATER BMP HANDBOOK FOR CONSTRUCTION AT W W W.CABMPHANDBOOKS.COM EC1 CONSTRUCT GRAVEL BAG EROSION CONTROL ALONG PROPERTY LINES EXCEPT DRAIVEWAY APPROACHES. THE SAND BAGS SOULD BE 24" WIDE AND 10" HIGH. MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS SHEET #SE -8. EC2 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET #WM-9. EC3 CONSTRUCT MATERIALS STORAGE ARE IN ACCORDANCE WITH BMP FACTS SHEET #WM-1. EC4 EXISTING WALL TO REAMAIN. PROTECT IN PLACE. q m2 F_ zI b PLACE GRAS o I FENCE WITF pZ I �m �3 I a m I n z I I I I I P PLACE GR0EL BAG AND I FENCE "NIiH WIND SCREEN m l J� I - I T ;f E I m CHANNEL _ PLACE 12 m _ N AC PAVEMENT _ _ CHANNEL ji ------------- PLACE — 3OV7d 73NNb'H0 e w T 3RAVEL BAG AND WITH WIND SCREEN , m Ea EROSION CONTROL LEGEND CICO PLACE GRAVEL BAGS PLACE FENCE WITH WIND SCREEN i , PROJECT 1' MIN HEIGHT I PROPERTY 2 BAGS MIN. GRAVEL BAG DETAIL NTS 8" MIN EXISTING GROUND PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE NTS 20 DESIGNED BY: ARCHITECT: BRANDON ARCHITECTS 151 KALMUS DRIVE SUITE G-1 COSTA MESA, CA 92626 OWNER/DEVELOPER: PATTERSON CUSTOM HOME 3900 CHANNEL PLACE LOT 1 NEWPORT BEACH, CA 92663 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9622 QRpFESS/° �� ��p�P S M' R �L � �� GP i 0.58627 * EXP. 12-31-18 * ' sT� OFCAUFO��\P THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: COAST GEOTECHNICAL, INC 1200 W. COMMONWEALTH AVE FULLERTON, CA 92833 PH: 714-870-1211 W.O. 557118-01 DATE: AUGUST 1, 2018 BENCHMARK: BENCHMARK NO. J-782 ELEVATION= 7.142 NAVD88 YEAR LEVELED= 1989 LEGAL DESCRIPTION: LOT 1 OF BLOCK 539 OF "CANAL SECTION, NEWPORT BEACH", AS SHOWN ON A MAP RECORDED IN BOOK 4, PAGE 98 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY EROSION CONTROL PLAN 3900 CHANNEL PLACE LOT 1 NEWPORT BEACH, CALIFORNIA SHEET: C4 DRAWN: SC CHCK'D: TR DATE: 8/20/18 N0. DATE R E V I S 10 N S 20 PROJECT NAME CORNER CAPE COD STATUS FIRST CHECK C E N � � U N � N Q w U � W _ U y L N - � U N C O � U 'O a co y - a Q LU LU W W W IIIyvI v y - o Lu 00J0WN O M -1 lyI I � Iv II �I�I u w N ISI \�I j W U rn yI ISI j IllQ Q yI �IvI Q w z v ISI AI V Iy� �yI V z w n AXONOMETRIC -NORTH AXONOMETRIC - EAST yI \11IIil II! II ISIyv ��I l! z m �I 11 11�I� 1Ii11�11 yyI yI l 1 W c:) 0 ! Z cy) Lu �I�II�I�I V PROJECT MANAGER/ARCHITECT BRANDON LINSDAY, AIA DOCUMENT VALID UPON \J AXONOMETRIC - SOUTH �\ ORIGINAL SIGNATURE col o m O �' m m �m I V _ �`o ZQ,v_,'rmo-�o- I -or mxam m com o n o I W zz%efmems O.1.aO1mom . „�. I � ., VIII i' ✓ -- '.. ,'. ,. .� m�.— E0 E.o v O oo'm�Em`3�y - I - I I _ - i I I i c O F U L F O -5w '3 I / / � � I III I I � � I I I I L I I 4 I / \ I >A - v I Iv t /11 /I I� Iv I v - I Iv IIv I /11 / i III / v / / I I I II /I II\ \ I I I Hl I I I I II I i JOB NO. 3900 18 DATE I I I i A I I v 09/07/2018 I \ \ I I / / i SHEET NO. I I I I I\ I\ I I I I I 11 I I II I II \ \ I \/ / v / I ,I I,AIIIIIIIIIIIIil IIIyv /y . 0\ / 27 2 3 A-4.0 1 1 A-5.0 A-5.0 3 A-5.1 A -5.z 29 35 3 1.- - -- -- -- 21'-9114 6 16-75/8" 4'-5118" 24'-1314" 8'-11318" 9'-87/8" 30 1 Ap_1 17 3O 37 M Iro 3 -, 20'-0" L--- _ _-� BENCH Im I N -tPR4 - - - - BUILT-IN BUILT-IN , CLR. - PANTRY zz 39 1 II 10 23 1 DI ING I 1 A-5.0 I a31a" KITCHEN I I AD 1 S. 2 3 21 I I v 4'-7� m CLR. T DW ' v L- o o - J LE EAT -IN ISLAND 11 O 26; 6F co g 4 ro I� 2 -CAR GARAGE 2In 5 2 I� 7 25 o I 2 A-5.1 AD -1,,' 5 m 9.OUT .O.S. 3 A-5.1 I FOYER if 22 21 AD -1 11 16 R @ 0'- 7 3/4.1 18 I 21' - 0 314" 4' - 10' 13/4" UP o T C-7) 9 m_ 17 - AD 1 Iu BAR 27 -31 S. --3'_6" 2 a --- -- 36 I I o 1 8.00' CLR°== Illi T.O.S. -_3'-1012 GREAT ROOM 2 - - __ -- CLR. F_ 22 PWDR. II II II II I I I AD -1 I I w � I MEN RYA Z} 5 _ I 19-5 �%2'-7112" II II 11 �u S FP. _8_ 24 TV. AB ay I I M - - - - - - - - - - - - - - - - - CLR. 314" 5314' o/ U - m I? - �- - - - � II II II II II I � . N 2'-83/4" r�-- -37 10'-4314" 6 -- --- 6-7 31 13/4' 23/411114" 2'-134" 101/"2'-27/8" 2'-4" 2'-23/8" O 9'-2" 6 2O'-73/8" v - - ---------- IN 32 33 U -U J 32 33 5 4 v AD -1 Ap_1 2'-7718" 2'-83/4' T-4" g 2'-91/4" 3'-3518" ih M 20'-6114" 5'-2" 6-51/4" 13'-11314" 18'-9112" � - - 63'-10314" iv 19'-103/4" N 2 3 A-4.0 1 1 A-5.0 A-5.0 A-5.1 A-5.2 n FIRST FLOOR PLAN 1/411 = 1'-01, 2 3 A-4.0 1 1 A-5.0 A-5.0 29 3 3'-21/8" L 83'-93/4" 35- 21'-9114" -5'-07/8... L. X58'-6314 o �29 9' 4'-37/8" 2'-05/8" B'-3112" i'-10518" 3'-9518"L. 4'-10118" 9'-07/B" T -8"L. 3'-6" 2'-3118" it' -1112" 2'-10518" 1'-41/' 18 1920 13 21 30" MIN SEAT SEAT I ?o CLR. SHWR. 1`J I c 30"MIN. CLR. M ❑ 0�''2 15 18 6 1 5 O MIN. I 16 CLR. 0 TUB 1 I. \ _ 12 I I 1 15 BA #3 A-5.0 v 17 BEDROOM #3 li N 15.14 LR. 16 15 SHOWER 13 IAD-1Ji - 4'-8 v4' W.I.C. MASTER BATH BALCO / $ cLR. 11 MASTED SUITE 17 6:112 h o\o ?' / 5 6 21 O N 9 1s W.LC. A 4.0 2 I ' 40 2 11 5'-2" 7'-8114" 4'-61/2" 3'-8" 4'-113/4"- 6'.n' 5'-1" HERS 8'-4314" HIS 16'-31/4" qAD14 7 WAC. N 2'-4118" 19.33'T.O.S;T a CLR. � I �\ 2 5'-5" T-51/4" 4'-5" L.4'-43/4" T-4314" 6'-63/4" , 13'-3114" 21/2" 1--2" 16'-31/4" l'-41/4 2 A-5.1 1 0 I A-5.1 18 9.339.33 16R@0'-7314" 9 15R@0'-71/2" 12 I 13 --- -111 AD -1 20 UP 11 SLIDING GLASS DOORSDN. - ^ M 0 30° ill ❑ 10 SEAT = 3-6 36 BEDROOM #2 19 _� 27 e / 13 I I _ 13 Ila SHOWER - - a_CUR._9 ------ - M TER 6:12 6 "STAIRS z I M 19 W.I.C. N BA # 19.1 _ - - --- ill AD -1 ❑ -3'-10112"-- BA CONY � 2 A-5.2 II. 5 30" MIN. B 2 22 1" CLR. m n �• o �.2 %CLR. nI 34 TYP. -r 11 MSN' 40 16 MAX 11'-111/2" 4'-0" O „, IIS. 2% IN. -� AO -1 I r r ENCROACHMENT 15 ° ° III in IU• 1314"T 6'-5718" 3'-8" T- 1/8" 7"J-1314" CLR. III III II 111I 33 iv lv Eo _ b III III III P Q . _ - - - - - _ N BAVWINDOW 11 ---6:12-- -10 --6:12_ 9 ----- iv -- - - ---- -- -2518" F o - _ - 40 6" MAX. 13� �' �, 24 0 13 2'-4112" a 12 4'-3114" 3'-3" 3'-3" x 4'-33/4" 4'-0118" 4'-01/8° 4'-01/8" 4'-01/8" 6'-11718" 6'-117/8" 3'-05/8" AD -1 6'- 6'-0" 3'-87/8" EAVE. - n+ 4 0 151-11, _ io 16' - 0 112" N _ 13' - 113/4" 18'- 9 112 U - 3'-V w 63'-103W. 19'-103/4' / 2 3 A-4.0 1 1 SECOND FLOOR PLAN 1/4" = 1'-0" 2 3 A-4.0 1 1 A-5.0 A-5.0 I 29 3 A-5.1 A-5.2 I 23'-73/4" L- 24'-6112" 36 40'-63/4" r� 4 5'-5314" 5'-7" 2'-0518" 8'-10" 2'-7118" _ 15'-41/4"29 I I I A-3.0 0 29 I ih 25 26 �, I -- - -- ----- -- ---- ------ --- - -- 1 11 ______ _- ____-- 14 I i 3 MECH. � 12'-101/2" o CLR. AD -1 11 MECH. 15 \ AD-1zo I 1 I 30" MIN. I I I 1 38 A-5.0 \CLR. ,14 A-5.0 I SHOWER- O 2% MIN 36 23.1 z 0 34 33 O I I I 6:12 6:12 O I' I N 4'-8114" 2'-71/4' o v g '1r' N VIEW DECK 4 d. MEMEL- CLR. CLR. O1 0 TYP. h = A-3.0 EL BATH #4 z 11 N ry �j - - - - A-4.0 2 li m u 6 v7 UPI FIRE PIT ry LLo 14 M 1 A 4.0 I BONUS ROOM BV SEP. PERMIT) m AD -1 I 21 z' ----- ¢a CR)28.67' T.O.S. 22' _ 5„ - � - - mm 04 0 22 PATH OF EGREES F I m 2 I a 2R@0'-6" N I 2 X A-5.1 1t v v r m SPA A-5.1 2$ O 20 (BY SEP. PERMIT) r DN. a ❑ ❑ ❑ 133 4 ry� 1 a 17 15R@0'-71/2" - \A-3.0 --- a STAIRS 3'-1012" - 34 L - - - _j 2g 20 ---- --SLR.--- I --- --- 34 33 9:12 1 I ayv --_CUR. - 11 9 27 . a M / 2%MIN. 34 MECH. DECK M,N �� -0LR.-- AD -1 ❑ f 11 I 2 A-5.2 a 33 ❑ -- --- I A-5.2 AD -1 io io i 14 I I I I 6:12 6:12_ ro � AD -1 141^I I II , of of r 3 ---- ---- - - �- -- -- - --- i 24 3 0 5'-2718" 5'-3718" 6'-117/8" 6'-117/8" o A-3 -- _ _ _ _ _ _ _ _ _ _ 10'- 6 3/4" 13'- 11 3/4" 15'- 4 14' 23'- 7 314" 24'- 612" 38'-81/4" PATH OF EGRESS CALCULATION:�i2� THIRD FLOOR PLAN A-5.0 A-5.0 A-5.1 A-5.2/! T -0".22'5"+r -21/2•=U-71/2' J 1/4" = 1'-011 KEYNOTE LEGEND ro r` Y MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) -VERIFY MM LOGN. W/. SO. CA. EDISON W LAUNDRY SINK - AS SEL. DISHWASHER AS SELECTED DOUBLE OVEN - AS SELECTED TOILET - MIN 24" CLR IN FRONT MIN 30" CLR WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W1. OWNER) . GLASS ELEVATOR - VERIFY MAKE AND MODEL W!. CONTRACTOR FIREPLACE - PREFABRICATED, GAS ONLY, 'TOWN & COUNTRY TC42 ANSI 221.50-20141 CSA 2.22-2014 [DTL. 22/AD-11 [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.) VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 0 WATER HEATER -TANK -LESS (ON DEMAND) WALL -MOUNT +44" MIN.,'TAKAGI' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE ADEQUATE N.G. CONN.) VENT THROUGH ROOF 1 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 - 2 BATHTUB -AS SELECTED' VERIFY LOCN. OF FIXTURES W/.OWNER ( ) *k 3 WINDOW TO MEET EGRESS REQTS. - REF. WINDOW NOTE #6 ON SCHEDULE W W Q 4 TEMPERED GLASS ENCLOSURE - 1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) C) U U 5 SHOWER -HOT-MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72"HIGH; NET AREA 7:1 S.F. MIN.; 30" DIA. CIRCLE J J 2 MIN., REF. DTL. 17/AD-1 Z 6 SHE AND POLE -BUILT IN, FINISH AS SEL. O a U 7 1-1/2" MAX, STEP AT OUT SW ING DOORS (R311.3.1) Q W W W 8 FURNISHINGS -AS SELECTED Ir Z Z m 9 WASHER - PROVIDE HOOK-UPS & POWER - INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. & SIZE O ZZ 0 INTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 9/AD-1 Z = = O 1 COUNTERTOP -AS SELECTED 2 BASE CABINET- BUILT-IN, FINISH AS SEL. W U V a Ch O O3:(O 3 REFRIGERATOR -VERIFY APPLIANCE W/.OWNER � OOi J 601 W N 4 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING O M J M Z O) TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 5 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1) 6 GARAGE DOOR - CUSTOM BUILT, ARCH. TO APPV. 7 INTERIOR HANDRAIL -34"- 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 2,4 & 9/AD-1 8 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY Q C.N.B.) SEP. PERMIT REQ'D, REF. 77T-1 DEF. SUBMT'L. #3 9 OUTLINE OF EXISTING BUILDING - TO BE DEMOLISHED 0 DOWNSPOUT - METAL OR EQUIV. - AS SEL. (ARCH. TO APPROVE) O 1 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 2 DRAIN LINE- IN WALUFROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.) 3 OVERFLOW DRAIN LINE - IN WALU FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.) co 4 DECK/BALCONY DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 U Qo 5 PROPERTYLINE Qo 6 FRONT YARD SETBACK W N 7 SIDE YARD SETBACK L U m 8 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. (CMC 904.1) if 9 UPPER CABINET- BUILT-IN, FINISH AS SEL. <l 0 EXTERIOR GUARDRAIL -MIN. 42"HEIGHT 1 KEXTERIOR. HAUST HOOD -PROVIDE MIN. RATE OF 100 CFM -INSTALL &PROVIDE POWER PER MFGR'S. INSTRS. VENT TO J T wU uj Z Q Z = m U~ W o Z C`') > Lu z O TRUE NORTH PROJECT NORTH U CONSTRUCTION NOTE: PROVIDE CURB FOR ALL PERIMETER PROJECT MANAGER ARCHITECT WALLS AT 10.05'. NAVD88 BRANDON LINSDAY, AIA DIMENSION NOTE: DOCUMENT VALID UPON 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. 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 ORIGINAL SIGNATURE FIRE RATED CEILING ASSY. REF. DTL. 7/AD-1a T m 'Moo Z C C 'C 'O 29912 912 0 EXT. FIRE RATED PARTITION REF. DTL. 8/AD-1 --t zo m° E z 2 0 ma 'w'>.Bo D INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 ot ` °' o uma O T O L N N N C(n O)O N_ N NEW WALL -2 x6 STUDS @ 16" O.C. ".s5_o�6 E H N=> O T N 9 O ® NEW WALL - 2 x 4 STUDS @ 16" O.C. w =w " t 0 0, -U ~ O Q T� 6 N d U m Z m O c m m v Q O. Q l0 V < N C G C C N ® WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. Z ` a mE w H OvK TO)N ON z N,6 y'T� N CONCRETE RETAINING WALL - REF. STRUCTURAL d °D -E --o 9 CONCRETE MASONRY WALL - 6" CMU U.N.O. z -0,0 O 6 J, N �C` C J P�ro�a� ® DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED J � n 9 r wO'O� Cry r N C STUD @ 16" O.C. 02 20 2m 2L, o E N n_ E U ® WINDOW - REFERENCE SCHEDULE O E � "� _ N� Oom OoU- 'No .0 L) a=te s m= 0 E K w LL �aa��a� DOOR - REFERENCE SCHEDULE REVISIONS F__ __1 NO. I REVISION DATE CABINET - BUILT IN CASEWORK 0 ® COLUMN -REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS -ONLY APPLIANCE OPLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) JOB NO. � LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 3900-18 DATE 09/07/2018 1i WALL TAG - REFERENCE SHEET A-7.0 SHEET NO. 101 DOOR TAG REFERENCE SHEET A-7.0 ti WINDOW TAG -REFERENCE SHEET A-7.0 A 2 ■ KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. A PLAN LEGEND 217 PROJECT NAME MECHANICAL VENTILATION NOTE: CORNER CAPE COD 1. PROVIDE WHOLE BUILDING MECHANICAL STATUS VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION SECOND CHECK 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TOWHOLE-BUILDING E VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152 Cn o (a)). FOR CONTINUOUS WHOLE -BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 ¢ »- U U CFM FOR EACH OCCUPANT (ONE OCCUPANT PER w _ BEDROOM +1). VENTILATION TO BE PROVIDED BY fO .. N EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND L SUPPLY AIR. 0 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM Z"o " � VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF U v -moo WHOLE -BUILDING VENTILATION REQUIREMENT). M CALCULATIONS: T a UNIT: 21567 (0.03)2,567 S.F.+ [7.5 CFM x OCC. (BED. +1)1 77.01 CFM + (7.5 x 4) = 107.01 CFM REQ'D. ;E 3 Cm Q � o v o c z N� E � KEYNOTE LEGEND ro r` Y MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) -VERIFY MM LOGN. W/. SO. CA. EDISON W LAUNDRY SINK - AS SEL. DISHWASHER AS SELECTED DOUBLE OVEN - AS SELECTED TOILET - MIN 24" CLR IN FRONT MIN 30" CLR WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W1. OWNER) . GLASS ELEVATOR - VERIFY MAKE AND MODEL W!. CONTRACTOR FIREPLACE - PREFABRICATED, GAS ONLY, 'TOWN & COUNTRY TC42 ANSI 221.50-20141 CSA 2.22-2014 [DTL. 22/AD-11 [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.) VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 0 WATER HEATER -TANK -LESS (ON DEMAND) WALL -MOUNT +44" MIN.,'TAKAGI' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE ADEQUATE N.G. CONN.) VENT THROUGH ROOF 1 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 - 2 BATHTUB -AS SELECTED' VERIFY LOCN. OF FIXTURES W/.OWNER ( ) *k 3 WINDOW TO MEET EGRESS REQTS. - REF. WINDOW NOTE #6 ON SCHEDULE W W Q 4 TEMPERED GLASS ENCLOSURE - 1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) C) U U 5 SHOWER -HOT-MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72"HIGH; NET AREA 7:1 S.F. MIN.; 30" DIA. CIRCLE J J 2 MIN., REF. DTL. 17/AD-1 Z 6 SHE AND POLE -BUILT IN, FINISH AS SEL. O a U 7 1-1/2" MAX, STEP AT OUT SW ING DOORS (R311.3.1) Q W W W 8 FURNISHINGS -AS SELECTED Ir Z Z m 9 WASHER - PROVIDE HOOK-UPS & POWER - INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. & SIZE O ZZ 0 INTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 9/AD-1 Z = = O 1 COUNTERTOP -AS SELECTED 2 BASE CABINET- BUILT-IN, FINISH AS SEL. W U V a Ch O O3:(O 3 REFRIGERATOR -VERIFY APPLIANCE W/.OWNER � OOi J 601 W N 4 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING O M J M Z O) TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 5 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1) 6 GARAGE DOOR - CUSTOM BUILT, ARCH. TO APPV. 7 INTERIOR HANDRAIL -34"- 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 2,4 & 9/AD-1 8 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY Q C.N.B.) SEP. PERMIT REQ'D, REF. 77T-1 DEF. SUBMT'L. #3 9 OUTLINE OF EXISTING BUILDING - TO BE DEMOLISHED 0 DOWNSPOUT - METAL OR EQUIV. - AS SEL. (ARCH. TO APPROVE) O 1 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 2 DRAIN LINE- IN WALUFROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.) 3 OVERFLOW DRAIN LINE - IN WALU FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.) co 4 DECK/BALCONY DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 U Qo 5 PROPERTYLINE Qo 6 FRONT YARD SETBACK W N 7 SIDE YARD SETBACK L U m 8 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. (CMC 904.1) if 9 UPPER CABINET- BUILT-IN, FINISH AS SEL. <l 0 EXTERIOR GUARDRAIL -MIN. 42"HEIGHT 1 KEXTERIOR. HAUST HOOD -PROVIDE MIN. RATE OF 100 CFM -INSTALL &PROVIDE POWER PER MFGR'S. INSTRS. VENT TO J T wU uj Z Q Z = m U~ W o Z C`') > Lu z O TRUE NORTH PROJECT NORTH U CONSTRUCTION NOTE: PROVIDE CURB FOR ALL PERIMETER PROJECT MANAGER ARCHITECT WALLS AT 10.05'. NAVD88 BRANDON LINSDAY, AIA DIMENSION NOTE: DOCUMENT VALID UPON 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. 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 ORIGINAL SIGNATURE FIRE RATED CEILING ASSY. REF. DTL. 7/AD-1a T m 'Moo Z C C 'C 'O 29912 912 0 EXT. FIRE RATED PARTITION REF. DTL. 8/AD-1 --t zo m° E z 2 0 ma 'w'>.Bo D INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 ot ` °' o uma O T O L N N N C(n O)O N_ N NEW WALL -2 x6 STUDS @ 16" O.C. ".s5_o�6 E H N=> O T N 9 O ® NEW WALL - 2 x 4 STUDS @ 16" O.C. w =w " t 0 0, -U ~ O Q T� 6 N d U m Z m O c m m v Q O. Q l0 V < N C G C C N ® WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. Z ` a mE w H OvK TO)N ON z N,6 y'T� N CONCRETE RETAINING WALL - REF. STRUCTURAL d °D -E --o 9 CONCRETE MASONRY WALL - 6" CMU U.N.O. z -0,0 O 6 J, N �C` C J P�ro�a� ® DOUBLE WALL CONSTRUCTION - 2 x 4 MIN. STAGGERED J � n 9 r wO'O� Cry r N C STUD @ 16" O.C. 02 20 2m 2L, o E N n_ E U ® WINDOW - REFERENCE SCHEDULE O E � "� _ N� Oom OoU- 'No .0 L) a=te s m= 0 E K w LL �aa��a� DOOR - REFERENCE SCHEDULE REVISIONS F__ __1 NO. I REVISION DATE CABINET - BUILT IN CASEWORK 0 ® COLUMN -REF. STRUCTURAL DWGS. FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS -ONLY APPLIANCE OPLUMBING FIXTURE - SINK (AS SELECTED) PLUMBING FIXTURE - TOILET (AS SELECTED) JOB NO. � LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 3900-18 DATE 09/07/2018 1i WALL TAG - REFERENCE SHEET A-7.0 SHEET NO. 101 DOOR TAG REFERENCE SHEET A-7.0 ti WINDOW TAG -REFERENCE SHEET A-7.0 A 2 ■ KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. A PLAN LEGEND 217 UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 12 SLOPE PER PLAN AIR -PERMEABLE - INSULATION (PER PLANS) 2x ROOF RAFTER - (PER STRUCT.) INTERIOR FINISH - (PER PLANS, WHERE OCCURS) VALLEY DETAIL CONT. LOCK STRIP, SOLDERED CLEATS @ 18" O.C. MAX. DOUBLE FOLD 3/4" LOCK, ALT. METHOD 5 METAL ROOFING DETAIL 1 1/2" = 1'-0" 2 A-5.0 7'-6 1W' 8 3/4" - - - 12 IN 4 1 IN 2 a � N THIRD FLOOR T.O.I S +1'- 0" �1 I I A4.0 2 7' VIEW DECK T.O.S.+O'-71/16" 1 2'- 7 1/4" 5 3/4" 2"1 15 M A-5.1 J�lcji N 1 4 1' - 9 314" 4 41 4" 33.61CN' 1 2 1 77 �� A-5.2 ; I L • PRODUCT LISTING: ICC # ESR -2048, CB -150 STANDING SEAM METAL ZINC OR EQUIV.) ) -REF. MAT. SCHED. AIA -5, CLASS W ASSY. FASTENERS PER MFGR. INSTRUCTIONS 1/4" DENSGLASS OR EQUIV. MIN. 30# ROOF FELT- (2) LAYERS GAF VERSASHIELD UNDERLAYMENT 15/32" CDX PLYWD. SHTG. MIN. (REF. STRUCT) 7 12"-16" U x ARCH. TO APPV. <h 6:12 23'- 2" 33.50' 6:12 6:12 6:12 1 2' - 7 1A 5 3/4" 32.66' 2 314" 2 4 RAKE DETAIL 1 1/2" = 1'-0" 32.50' 6:12 • 6:12 3 A-5.0 4 e 3.0 ROOF PLATE A-4.0 1 1 A-5.1 A-5.2 3 M 4 2 N ROOF PLATE THIRD FLOOR T.O.S. fV � M W W 37.94' M I T9 3112" 20'-01/2" 1 r ---1 FAU 7 5 3/4" L J 23 1 U./8" 4' - 9" 3' - 2 114" 2' - 4" AD I 27 g L 8 1 0 L c� N 1 28 3 8 T I / "' �_, L� -g M / \ 5 ROOF PLATE 10 ��J2�9 11 1314" c'j - aelas"zyrr.»� ROOFING MATERIAL REF. PLANS O/. 30# ROOF FELT & CDX PLYWD. ROOF SHTG. (PER STRUCTL.) EAVE FLASHING W/. DRIP (BY ROOFING MFGR) TO MATCH ROOF CAULK & SEAL BASE FLASHING 2x BLK'G. CONT. BUILT-UP FASCIA & SHDW. BD. -ARCH. TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERS 2X10 FASCIA WITH 1X8 SHADOW BD. CAULK & SEAL BLDG. WRAP O/. (1) LAYER 5/8" TYPE 'X' GYP. SHT'G. (ALT. 2x SOLID BLK'G.) CROWN PROFILE AS OCCURS - VER. W/. ARCH. WINDSORONE EXT. GRADE SOFFIT BD. EXTERIOR FINISH - REF. PLANS & MAT, SCHED. THERMAL BATT INSUL'N. 'TYVEK' OR EQ. BLDG. WRAP CDX PLYWD. SHT'G. (PER STRUCT-L.) INTERIOR FINISH, PER PLAN (WHERE OCCURS) (k 5 - A-3 THIRD FLOOR T.O.S 3 A-5.0 37.93' 3:12 3:12 3:12 3:12 37.94', 2'-91/2 31 33.00' Al 1 CORNER CAPE COD TUS 0\0 FIRST CHECK Til O a �� N U U / FIRE PIT U U / Z m 0 M V � c m - � U IN V 2 aelas"zyrr.»� ROOFING MATERIAL REF. PLANS O/. 30# ROOF FELT & CDX PLYWD. ROOF SHTG. (PER STRUCTL.) EAVE FLASHING W/. DRIP (BY ROOFING MFGR) TO MATCH ROOF CAULK & SEAL BASE FLASHING 2x BLK'G. CONT. BUILT-UP FASCIA & SHDW. BD. -ARCH. TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERS 2X10 FASCIA WITH 1X8 SHADOW BD. CAULK & SEAL BLDG. WRAP O/. (1) LAYER 5/8" TYPE 'X' GYP. SHT'G. (ALT. 2x SOLID BLK'G.) CROWN PROFILE AS OCCURS - VER. W/. ARCH. WINDSORONE EXT. GRADE SOFFIT BD. EXTERIOR FINISH - REF. PLANS & MAT, SCHED. THERMAL BATT INSUL'N. 'TYVEK' OR EQ. BLDG. WRAP CDX PLYWD. SHT'G. (PER STRUCT-L.) INTERIOR FINISH, PER PLAN (WHERE OCCURS) (k 5 - A-3 THIRD FLOOR T.O.S 3 A-5.0 37.93' 3:12 3:12 3:12 3:12 37.94', 2'-91/2 31 33.00' Al 1 L - ----= -- ----- �� M a r M 1 3 N TOWER PLATE 1 A-5.1 3 EAVE DETAIL 1 1/2" = 1'-0" PL. ROOFING PER PLAN & MAT SCHED. O/. ROOFING FELT MIN. 2 LAYERS 15# ROOF SHTG PER STRUCT. 2x ROOF RAFTERS PER STRUCT. COPPER DRIP EDGE (TYP.) COPPER GUTTER AS SEL. CONT. BUILT-UP FASCIA & SHDW. BD. -ARCH TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERS BLDG. WRAP O/. (1) LAYER 5/8" TYPE'X' GYP. SHTG. (ALT. 2x SOLID BLK'G.) TYR REVEAL CROWN PROFILE AS OCCURS - VER. W/. ARCH WINDSORONE EXT. GRADE SOFFIT BD. EXTERIOR FINISH PER PLANS & MAT. SCHED. '- - - - - -- -- 5 314 21' - 3112" 11 9:12 13 2 AD -1 '3:12,1 3:12 5 v4" r 21 5 14 A-3.0 - - THIRD FLOOR T.O.S. 1 A-5.2 FASTENERS PER NOTE #3 LENGTH TO BE DETERMINED BY UNDERLAYMENT LAYER, REF. NOTE #5 (2) PER SHINGLE/SHAKE EXPOSURE & OVERLAP PER CBC TABLE 1507.8.6 AIR -PERMEABLE INSULATION (PER PLANS) 2x ROOF RAFTER PER STRUCT. INTERIOR FINISH (PER PLANS, WHERE OCCURS) 19'- 2 3/4" ILAWAMW UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE 1. AT UNVENTED ENCLOSED RAFTER ASSEMBLY PROVIDE 1X SLEEPER OVER ROOF UNDERLAYMENT FOR MIN. 1/4" VENTED AIR SPACE SEPARATE WOOD SHAKE OR SHINGLE AND ROOFING UNDERLAYMENT TO MEET REQUIREMENT OF THE SECTION R806.5 OF CBC 2. NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATIIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 12 SLOPE PER PLAN (MIN. 4:12 SHAKES) (MIN. 3:12 SHINGLES) 2 WOOD SHINGLE ROOFING DETAIL 1 1/2" = 1'-0" 1/2" CDX PLYWD. SHTG MIN. (REF. STRUCT) MIN. 2 LAYERS 15# ROOF FELT O/. CAP SHT. MIN. CAP SHT. - REF. NOTE #5 ABV. I I I A-5.0 I I 1 A-4.0 I 2 A-5.1 I I I 2 / I I WOOD SHINGLE NOTES: 'FSR TREATMENT INC.' CLASS W ROOFING ASSY. ICC# ESR -1410 1. SHINGLES TO BE NO. 1 GRADE WESTERN RED CEDAR W/. A MAX. MOISTURE CONTENT OF 25% 2. SHINGLES TO BE INSTALLED ON SOLID SHT'G. IN ACCORDANCE WITH CBC TABLE 1507.8 3. FASTENERS MUST BE HOT -DIPPED GALVANIZED W/. ZINC COATING WTS. IN ACC. W/. ASTM A 153, OR S.S. 4. STARTER COURSES AT THE EAVE MUST BE DOUBLED, W/. FIRST COURSE BEING FULL-SIZE TREATED SHINGLES, SUPPLIED BY 'CHEMCO, INC.' 15" OR 18" TREATED SHINGLES MAYBE USED FOR THE FINAL COURSE AT THE RIDGE. 5. PRODUCTS LISTED AS'CLASS B' SHINGLES MUST BE INSTALLED O/. SPACED OR SOLID SHTG. COVERED EITHER W/. ONE LAYER OF 1-1/4" DENS -DECK ROOF BOARD, MANUFACTURED BY GEORGIA PACIFIC CORP., OR W/. ONE LAYER MINERAL -SURFACED CAP SHEET COMPLYING W/. ASTM D 3909. WHERE UNDERLAYMENT IS REQ'D., THE UNDERLAYMENT SHALL BE INSTALLED OVER THE DENS -DECK BOARD OR MINERAL -SURFACED CAP SHEET. FASTENER LENGTH FOR THE SHAKES MUST BE INCREASED FOR THE THICKNESS OF THE DENS -DECK BOARD OR CAP SHEET. THE DENS -DECK BOARDS MUST BE FASTENED TO SPACED OR SOLID SHTG. USING A MIN. OF FOUR FASTENERS PER BOARD TO AVOID PANEL SHIFTING PRIOR TO INSTALLATION OF THE SHAKES. THE MINERAL -SURFACED CAP SHEET MUST BE INSTALLED WITH 2" OVERLAPS ON THE SIDES AND ENDS, AND ATTACHED W/. A SUFFICIENT NUMBER OF FASTENERS TO HOLD THE SHEET IN PLACE PRIOR TO INSTALLATION OF THE SHAKES. 6. AUTOMATIC SPRINKLERS TO BE INSTALLED THROUGHOUT & IN ATTIC AREAS IN ACCORDANCE WITH C.N.B. STANDARDS (PROVIDE SEPARATE APPLICATION, REF. 8/T-1) 7. EAVES TO BOXED 1 -HR. ASSEMBLY PER NBMC 15.04.220 )J ECT NAME CORNER CAPE COD TUS 0\0 FIRST CHECK Til O a �� N U U / FIRE PIT U U / Z m (BV SEP. PERMIT) / � c m - � U / 12 R 2 H C / o0 U p w� � ■ C - Rf � r r �3 20 \ �3 47N v v \� SPA 3'-0" (BY SEP. PERMIT) C cn m o y < E 15 W \ Z 11 L - ----= -- ----- �� M a r M 1 3 N TOWER PLATE 1 A-5.1 3 EAVE DETAIL 1 1/2" = 1'-0" PL. ROOFING PER PLAN & MAT SCHED. O/. ROOFING FELT MIN. 2 LAYERS 15# ROOF SHTG PER STRUCT. 2x ROOF RAFTERS PER STRUCT. COPPER DRIP EDGE (TYP.) COPPER GUTTER AS SEL. CONT. BUILT-UP FASCIA & SHDW. BD. -ARCH TO APPV. SIZE PRIOR TO CUTTING ROOF RAFTERS BLDG. WRAP O/. (1) LAYER 5/8" TYPE'X' GYP. SHTG. (ALT. 2x SOLID BLK'G.) TYR REVEAL CROWN PROFILE AS OCCURS - VER. W/. ARCH WINDSORONE EXT. GRADE SOFFIT BD. EXTERIOR FINISH PER PLANS & MAT. SCHED. '- - - - - -- -- 5 314 21' - 3112" 11 9:12 13 2 AD -1 '3:12,1 3:12 5 v4" r 21 5 14 A-3.0 - - THIRD FLOOR T.O.S. 1 A-5.2 FASTENERS PER NOTE #3 LENGTH TO BE DETERMINED BY UNDERLAYMENT LAYER, REF. NOTE #5 (2) PER SHINGLE/SHAKE EXPOSURE & OVERLAP PER CBC TABLE 1507.8.6 AIR -PERMEABLE INSULATION (PER PLANS) 2x ROOF RAFTER PER STRUCT. INTERIOR FINISH (PER PLANS, WHERE OCCURS) 19'- 2 3/4" ILAWAMW UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE 1. AT UNVENTED ENCLOSED RAFTER ASSEMBLY PROVIDE 1X SLEEPER OVER ROOF UNDERLAYMENT FOR MIN. 1/4" VENTED AIR SPACE SEPARATE WOOD SHAKE OR SHINGLE AND ROOFING UNDERLAYMENT TO MEET REQUIREMENT OF THE SECTION R806.5 OF CBC 2. NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATIIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 12 SLOPE PER PLAN (MIN. 4:12 SHAKES) (MIN. 3:12 SHINGLES) 2 WOOD SHINGLE ROOFING DETAIL 1 1/2" = 1'-0" 1/2" CDX PLYWD. SHTG MIN. (REF. STRUCT) MIN. 2 LAYERS 15# ROOF FELT O/. CAP SHT. MIN. CAP SHT. - REF. NOTE #5 ABV. I I I A-5.0 I I 1 A-4.0 I 2 A-5.1 I I I 2 / I I WOOD SHINGLE NOTES: 'FSR TREATMENT INC.' CLASS W ROOFING ASSY. ICC# ESR -1410 1. SHINGLES TO BE NO. 1 GRADE WESTERN RED CEDAR W/. A MAX. MOISTURE CONTENT OF 25% 2. SHINGLES TO BE INSTALLED ON SOLID SHT'G. IN ACCORDANCE WITH CBC TABLE 1507.8 3. FASTENERS MUST BE HOT -DIPPED GALVANIZED W/. ZINC COATING WTS. IN ACC. W/. ASTM A 153, OR S.S. 4. STARTER COURSES AT THE EAVE MUST BE DOUBLED, W/. FIRST COURSE BEING FULL-SIZE TREATED SHINGLES, SUPPLIED BY 'CHEMCO, INC.' 15" OR 18" TREATED SHINGLES MAYBE USED FOR THE FINAL COURSE AT THE RIDGE. 5. PRODUCTS LISTED AS'CLASS B' SHINGLES MUST BE INSTALLED O/. SPACED OR SOLID SHTG. COVERED EITHER W/. ONE LAYER OF 1-1/4" DENS -DECK ROOF BOARD, MANUFACTURED BY GEORGIA PACIFIC CORP., OR W/. ONE LAYER MINERAL -SURFACED CAP SHEET COMPLYING W/. ASTM D 3909. WHERE UNDERLAYMENT IS REQ'D., THE UNDERLAYMENT SHALL BE INSTALLED OVER THE DENS -DECK BOARD OR MINERAL -SURFACED CAP SHEET. FASTENER LENGTH FOR THE SHAKES MUST BE INCREASED FOR THE THICKNESS OF THE DENS -DECK BOARD OR CAP SHEET. THE DENS -DECK BOARDS MUST BE FASTENED TO SPACED OR SOLID SHTG. USING A MIN. OF FOUR FASTENERS PER BOARD TO AVOID PANEL SHIFTING PRIOR TO INSTALLATION OF THE SHAKES. THE MINERAL -SURFACED CAP SHEET MUST BE INSTALLED WITH 2" OVERLAPS ON THE SIDES AND ENDS, AND ATTACHED W/. A SUFFICIENT NUMBER OF FASTENERS TO HOLD THE SHEET IN PLACE PRIOR TO INSTALLATION OF THE SHAKES. 6. AUTOMATIC SPRINKLERS TO BE INSTALLED THROUGHOUT & IN ATTIC AREAS IN ACCORDANCE WITH C.N.B. STANDARDS (PROVIDE SEPARATE APPLICATION, REF. 8/T-1) 7. EAVES TO BOXED 1 -HR. ASSEMBLY PER NBMC 15.04.220 )J ECT NAME CORNER CAPE COD TUS U FIRST CHECK Ls O a �� N U U � N Q -- Q LU U U Lu Z m 0_ = � c m - � U U 12 R 2 H C V o0 U p w� � ■ C - Rf �3 �3 z n� C cn m o y < E W �r O Lu a W n ROOF PLAN z 1/4" = 1'-0" TRUE NORTH PROJECT NORTH O u KEYNOTE LEGEND 1 METAL GUTTER - COPPER, HALF ROUND - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 2 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS 3 ROOF - STANDING SEAM METAL W/. SS. METAL ZINC FINISH - REF. MAT. SCHED. A-4.0 & DTL. 5/A-3.0 4 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 2/A-3.0. 5 A/C. CONDENSER UNIT- SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) SEP. PERMIT REQ'D, REF. 7/T-1 DEF. SUBMT'L. #3 6 TEMPERED GLASS ENCLOSURE -1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) 7 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) 8 SKYLIGHT - SIZE AS DIM.-'VELLUX' ICC #ESR -2415 OR EQUIV. (REF. DTL. 23/AD-1) - MAX 6" ABV, ROOF 9 FAU -PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. (CMC 904.1) 10 DECKIBALCONY DRAIN -SLOPE 2% MIN. - REF. DTL. 11/AD-1 11 OVERFLOW DRAIN LINE -IN WALU FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.) 12 TRELLIS MEMBER 4X6 SHAPED TAIL, ARCH TO APPY, 13 TRELLIS MEMBER 8X8 SHAPED TAIL, ARCH. TO APPY. 14 CHIMNEY SHALL EXTEND AT LEAST Z HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN T ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 15 OUTLINE OF WALLS BELOW ORIGINAL SIGNATURE 16 FIRE PIT LOC'N., PROVIDE GAS AS NEEDED o h Z c r m 0 c c50 m� m a j Z iV 'i7 m h o d 3 Q N N O n L ~ q d m ,E U c w m c a c NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHTG. (F.O.S.) TYP. U.N.O. EAVE DIMS. cF o a O a o Z ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA " _ -> oh, N 0. -. 0 U:aUmm i.N W K N_ d U U g Z m o c o m v a� Na 6 9 l0 V- Q- Z C l0 a N N'S ai FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC z "¢ N H VENTILATION CALCS. p m 0dco ami ' Na.cr � 0 d QZ mww�.H m - U . CO y'C ma.c°Eo.oa�La po 3_ a y N N U C f0 WN mo A ROOF PLAN LEGEND Ta = c a�io�mga��� Z oom �E.c� m Q 6.09$ V m N M N O'O N C -d 1 r O N y C O �J m c n 0 2.2o 0 E ROOF VENTILATION NOTES: (CRC R806) a � � x E ao E LL N 2'S O U2 O , 2 S OF__.�F V 1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE E w ru UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING O o m r o w o .�w � OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST O a u _ a= $ DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE .�` aU ,6 v U PROVIDED W/. CORROSION -RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH r 'c m K -Err OPENINGS HAVING A LEAST DIM. OF 1116" 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 REVISIONS OUTSIDE AIR. NO. REVISION I DATE 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 1/3001F 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 1" 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 JOB NO. ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16, ANY AIR - 3900 -18 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. DATE 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION 09/07/2018 DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. (NO INSULATION SHALL BE REQ'D. WHEN ROOF TILES, WOOD SHEET NO. 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 SHT'G. 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/. A�300 THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. 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. W N �U J = LJ U Z Q ZLjj Q m U� op o� co Lu Z PROJECT MANAGER/ARCHITECT BRANDON LINSDAY, AIA DOCUMENT VALID UPON U UU O a a U Q LU LU LU 2 z Z m 0_ = = D_ z U U a M w z 0 0 CCIDD O CM J CM Z m O Lu a W n ROOF PLAN z 1/4" = 1'-0" TRUE NORTH PROJECT NORTH O u KEYNOTE LEGEND 1 METAL GUTTER - COPPER, HALF ROUND - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 2 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS 3 ROOF - STANDING SEAM METAL W/. SS. METAL ZINC FINISH - REF. MAT. SCHED. A-4.0 & DTL. 5/A-3.0 4 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 2/A-3.0. 5 A/C. CONDENSER UNIT- SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY C.N.B.) SEP. PERMIT REQ'D, REF. 7/T-1 DEF. SUBMT'L. #3 6 TEMPERED GLASS ENCLOSURE -1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) 7 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) 8 SKYLIGHT - SIZE AS DIM.-'VELLUX' ICC #ESR -2415 OR EQUIV. (REF. DTL. 23/AD-1) - MAX 6" ABV, ROOF 9 FAU -PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. (CMC 904.1) 10 DECKIBALCONY DRAIN -SLOPE 2% MIN. - REF. DTL. 11/AD-1 11 OVERFLOW DRAIN LINE -IN WALU FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.) 12 TRELLIS MEMBER 4X6 SHAPED TAIL, ARCH TO APPY, 13 TRELLIS MEMBER 8X8 SHAPED TAIL, ARCH. TO APPY. 14 CHIMNEY SHALL EXTEND AT LEAST Z HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN T ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 15 OUTLINE OF WALLS BELOW ORIGINAL SIGNATURE 16 FIRE PIT LOC'N., PROVIDE GAS AS NEEDED o h Z c r m 0 c c50 m� m a j Z iV 'i7 m h o d 3 Q N N O n L ~ q d m ,E U c w m c a c NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHTG. (F.O.S.) TYP. U.N.O. EAVE DIMS. cF o a O a o Z ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA " _ -> oh, N 0. -. 0 U:aUmm i.N W K N_ d U U g Z m o c o m v a� Na 6 9 l0 V- Q- Z C l0 a N N'S ai FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC z "¢ N H VENTILATION CALCS. p m 0dco ami ' Na.cr � 0 d QZ mww�.H m - U . CO y'C ma.c°Eo.oa�La po 3_ a y N N U C f0 WN mo A ROOF PLAN LEGEND Ta = c a�io�mga��� Z oom �E.c� m Q 6.09$ V m N M N O'O N C -d 1 r O N y C O �J m c n 0 2.2o 0 E ROOF VENTILATION NOTES: (CRC R806) a � � x E ao E LL N 2'S O U2 O , 2 S OF__.�F V 1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE E w ru UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING O o m r o w o .�w � OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST O a u _ a= $ DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE .�` aU ,6 v U PROVIDED W/. CORROSION -RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH r 'c m K -Err OPENINGS HAVING A LEAST DIM. OF 1116" 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 REVISIONS OUTSIDE AIR. NO. REVISION I DATE 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 1/3001F 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 1" 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 JOB NO. ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16, ANY AIR - 3900 -18 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. DATE 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION 09/07/2018 DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. (NO INSULATION SHALL BE REQ'D. WHEN ROOF TILES, WOOD SHEET NO. 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 SHT'G. 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/. A�300 THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. 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. W N �U J = LJ U Z Q ZLjj Q m U� op o� co Lu Z PROJECT MANAGER/ARCHITECT BRANDON LINSDAY, AIA DOCUMENT VALID UPON MAX_RIDG_E_HEIGHT 38. 11' ,,-D _ROOF PLATE LTYP.). - - - - - - - v 35.58' MAX FLAT--------------------- QII-33.11' VIEW DECK T.O.S. 29.33' n VIEW DECK PLATE v 28.47 SECOND FLOOR T_O.S. (TYP)- ill TYPv 19.33' r SECOND FLOOR PLATE (TYPP� - - v 18.25 GRADE PLANE 9.11' jkli NAVD 88 - 9.00' illFIRST FLOOR T.O.S. 9.00' 37.99' HT Cl 2 2 A-5.2 A-5.1 37.94' ` 37._94 LiLLi�-LLLt HT. CERT. REQ'D.MAX_ RIDGE HEIGHT A-, 38.11' V 's 3' WINDOW 13 PLA 3-5.5.)n 35.58' ---_ ----a - - - - - - - -ROOF PLATE33T5Y.P58T.)'�-' ��A-, IyI I�,� IJJJ- 1 ---_- -------� MAX FLA nn �-, 311 10 VIEW DECK (TO29S rtli METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. AIA -4 & MAT. SCHED. A-4 - COLOR AS SEL., ARCH. TO APPV. D VIEW DECK PLATETTYP.n 13 28.47'J _I-L'�_LL _LL_L__ ii © ROOF - STANDING SEAM METAL W/. SS. METAL ZINC FINISH - REF. MAT. SCHED. A-4.0 & DTL. 5/A-3.0 15 GARAGE DOOR.- CUSTOM BUILT, ARCH. TO APPV. 16 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1 17 SKYLIGHT- SIZE AS DIM.-'VELUX' UES REPORT#199 OR EQUIV. (REF. DTL. 23/AD-1) -MAX 6" ABV. ROOF 18 1 _- WOOD SHINGLE SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4 20 TRELLIS MEMBER 4X6 SHAPED TAIL, ARCH TO APPV. _LiLLLLiLLL 1 VIII Ilf1 LI II II 111 1111 III11 11 O (3) Q li 00 l �N 1.1311 -gym _ u u � M u� I L11 [I _ULI L_LIL i - - �_ GRADE PLANE _ -I�J-IJ -1 L I - 37._94 LiLLi�-LLLt HT. CERT. REQ'D.MAX_ RIDGE HEIGHT A-, 38.11' V 's 3' WINDOW 13 PLA 3-5.5.)n 35.58' ---_ ----a - - - - - - - -ROOF PLATE33T5Y.P58T.)'�-' ��A-, IyI I�,� IJJJ- 1 ---_- -------� MAX FLA nn �-, 311 10 VIEW DECK (TO29S rtli METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. AIA -4 & MAT. SCHED. A-4 - COLOR AS SEL., ARCH. TO APPV. D VIEW DECK PLATETTYP.n 13 28.47'J P.L. _ _ SECOND FLOOR T.O.S. I 19.33'-7110 SECOND FLOOR PLATETTYP� GRADE PLANE 9.11' NAVD _ELOC 9.00' FIRST FLOOR (T.O.S.) n 9.00' I I1 I I1 11- n FRONT SIDE ELEVATION - NORTH 1/4" = 1'-0" 1 A-5.2 MAX _RIDGE HEIGHT-------------------------------------- ----- 38.11, ---------------------------------------------------- 4 18 ROOFPLATEI_TYP.L------------------ ----------------------- _ 35.58' 33.00' 33.48' HT. CERT. REQU. -. MAXFLAT --------------------------------------------- - ----------------------- 33.1 f Z LL =DECK 29.33' THIRD FLOOR T.O.S. 28 6T - - - - - - - - - - VIEW DECK PLATE (TYP., __ ___ __ _ _ _ ___ _ - - - -- -- �28.4T F - - - - - - - - - - - - - - - _ _ _ _ _ _ _ THIRD FLOOR PLATE 27.58' 12 - II 11 11 II 1 1177 L 21 1 13 Lit v o _ mLL N tp .r o V N Ell, 2 - 6 SECOND FLOOR T.O.S. ITYY� _ WJ 19.33' - - - - - - - - 1 SECOND FLOOR PLATE (TYpi 1 _ T�� LI GRADE PLANE -L-1 L11�IJ___ I 9.11' LF FIRST FLOOR (T.O.S.) - - 0' n NAVD 88 1 A-5.1 37.94' CERrRi -----3 1 -�oil MAX. RIDGE HEIGHT_______ 38.11' r ROOF PLATE (TYP.)- v 35.58' MA33 .11'X FLAT F v VIEW DECK T.O.S. 29.33' THIRD FLOO_ OSL _ 7' - - SECOND FLOOR T.O.S.YTYP.' 3' jSECOND FLOOR PLATE-TYP v 18.25 /k NAVD 88 4111117 -goo, III�III III III ��-III III 1 2 A-5.0 A-5.1 v 37.93' 37 94' LiLLi�-LLLt HT. CERT. REQ'D ____________________ 'BAY 's 3' WINDOW 13 PLA 3-5.5.)n 35.58' 16x611' MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON T. CERT. REQ'D. I�,� IJJJ- 1 I MAX FLAT n �-, 33.11' 10 EXTERIOR GLASS GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 4 & 13/AD-1 rtli METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. AIA -4 & MAT. SCHED. A-4 - COLOR AS SEL., ARCH. TO APPV. t EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 n NAVD 88 1 A-5.1 37.94' CERrRi -----3 1 -�oil MAX. RIDGE HEIGHT_______ 38.11' r ROOF PLATE (TYP.)- v 35.58' MA33 .11'X FLAT F v VIEW DECK T.O.S. 29.33' THIRD FLOO_ OSL _ 7' - - SECOND FLOOR T.O.S.YTYP.' 3' jSECOND FLOOR PLATE-TYP v 18.25 /k NAVD 88 4111117 -goo, III�III III III ��-III III 1 2 A-5.0 A-5.1 v 37.93' 37 94' 37.99' ,i LiLLi�-LLLt HT. CERT. REQ'D ____________________ 'BAY 's 3' WINDOW 13 PLA 3-5.5.)n 35.58' 16x611' MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON T. CERT. REQ'D. I�,� IJJJ- 1 I MAX FLAT n �-, 33.11' 10 EXTERIOR GLASS GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 4 & 13/AD-1 11 METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. AIA -4 & MAT. SCHED. A-4 - COLOR AS SEL., ARCH. TO APPV. 37.99' ,i LiLLi�-LLLt HT. CERT. REQ'D ____________________ MAX.RIDGEHEIGHT 38.11'/ ------ -------ROOF PLA 3-5.5.)n 35.58' 16x611' MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON T. CERT. REQ'D. I�,� IJJJ- 1 I MAX FLAT n �-, 33.11' THIRD FLOOR (T.O.S.) Il 28.67' v 1 THIRD FLOOR PLATE n 27.58' _ SECOND FLOOR T.O.S.ITYP.) n 19.33' - - - SECOND FLOOR PLATE TYP 18.25' NAVDD 8� U. LOOR (T.O.S.) t 9.0p' V -III III III r n REAR SIDE ELEVATION - SOUTH 1/4" = 1'-0" 3 2 A-5.0 A-5.0 37.94' 4 29 17 '6 27 37.93' R ---- - 48 - Cl _ HT. CERT. RMID. MAX. RIDGE HEIGHT HT _ -- 38.11' 3z A-3.0 t w '4L --------------- ROOFPLATELTYP.) --------------------------------- 35.58' - - - - - - - - - 32.88' 4 33.50' 33.61' 25 HT. CERT. REVD. A-3.0 HT. CERT. REQ'D. i_ Y MAX FLAT - - - - -------------------- 12 v 33.11' io = 6' •'72� .� 3 io o1-91 - u 1 - 1 VIEW DECK T.O.S. g 1 14 I u u u u l u 29.33' 2 THIRD FLOOR T.O.S. Rill flt j �u4 I_ _ J- - - - - 28.67 P I- - - - - - VIEW DECK LL -L-L L L L L L) ) L L) _L --- --------�---------------------- -----P-LA-TETP 71T.) AIT)T �� L 1 7 THIRD FLOOR PLATE n a 27.58' 19 L1_ 18 L L 7 0 1 -IIALLLLLLLaL I L17 L I L I L 16 Q2 T LL I I I I I �J �� 1_ I Ii II I11 I I ^ = LL 8 Lu idQ Q M SECOND FLOOR T.O.S.-(TYP.) I, �- - SECOND FLOOR PLATELTYP.)IV _ _ p 18.25' _I-1 ll ILL IA L LLL H - LuJ a LULU DI II�C 5 13- 1L LiLLi�-LLLt 4 CHIMNEY CAP/SPARK ARRESTOR -AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 5 P.L. MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY LOC'N. W/. SO. CA. EDISON 7 I�,� IJJJ- 1 I DECO. WD. CORBEL - 6X8 - STAIN & SEAL AS SEL. VERIFY LOC'N. W/. ARCH. 9 a 10 EXTERIOR GLASS GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 4 & 13/AD-1 11 METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. AIA -4 & MAT. SCHED. A-4 - COLOR AS SEL., ARCH. TO APPV. 12 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 13 DOWNSPOUT- METAL OR EQUIV. -AS SEL. (ARCH. TO APPROVE) _I-L'�_LL _LL_L__ ii © ROOF - STANDING SEAM METAL W/. SS. METAL ZINC FINISH - REF. MAT. SCHED. A-4.0 & DTL. 5/A-3.0 15 GARAGE DOOR.- CUSTOM BUILT, ARCH. TO APPV. 16 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1 17 SKYLIGHT- SIZE AS DIM.-'VELUX' UES REPORT#199 OR EQUIV. (REF. DTL. 23/AD-1) -MAX 6" ABV. ROOF 18 1 _- WOOD SHINGLE SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4 20 TRELLIS MEMBER 4X6 SHAPED TAIL, ARCH TO APPV. _LiLLLLiLLL 1 VIII Ilf1 LI II II 111 1111 III11 11 O (3) Q li 00 z l uIIIII U LIIA U LJLL LJ- LLJ LLL �L� A JJ J 1 ILIA I�LI� LLLL _ u u � M u� I L11 [I _ULI L_LIL i - - �_ GRADE PLANE _ -I�J-IJ -1 L I - 9.11' FIRST FLOOR (T.O.S.) n - 9.000'-� NAVD 88 n - a - II f , dr 9.00, s.00 -III -III III III -III III -III III 1 -III -III -III III III III -III III -III III -III III -III III - III III - ISI I�I- -III - III �r` ��11 I iIII-1 I I I IIIIIIIIIIIII-1 I IIII-1 I IIII-III S I I I�I 'IIIIIIIIII I I�I I IIII-1 I IIIIIIIIIIIIIIII�I I I1 I IIIIIIIIIIIIII I I� ILLI I I� I I I� I I I1 I I S I I I�- 2 3 1 , n RIGHT ELEVATION - EAST A-5.0 A-5.0 37.93' 37.99' A-5.1 A-5.2 �� 1/4° = 1'-0° 17 MAX.RIDGE HEIGHT_______________ ---------------------------------------------- ¢O 28 HT. CERT. REQ'D_ HT. CERT_REQ'D. _ __-- _ MAX. RIDGE HEIGHT -- ---------------------------- 38.11' = 2 - 38.11' z J 3:12 18 4 21 rV ROOF PLATE TYP. ADA --)-------- --------------------------------------- �I- b x _______________________________ __ ________ ROOFPLATE1TYP. N 5.58' � � 33.48' 33.61' 33.61' - - - - - 33.61' 32.88' 33.00' o z TOWER PLATE TYP. TOWER PLATE TYP. 33.96' HT. CERT REQ'D. N - - 33.96 MAX FLAT r- -------- - 6• � _ �_ z LL I i ------------------------------------------------- _ - - -- ---------� MAX FLAT Il 33.11 ull� 1 72LUI 41P - _ _- o LL 33.11' 2 a_ 9a 9.72 N VIEW DECK T.O.S. LL r 4 VIEW DECK T.O.S. I 3 29 3 m 24 CA' 3.0 THIRD FLOOR T.O.S. 29.33' _ _ _ _ 6;12 - - - - - - - - - - - - - - - - - - - - - - - - - - - - 28.67' THIRD FLOORLO.S.L - - - - �- - - - - - - - - - - - - - _o v 28.67 I I I �- VIEW DECK PLATETTYP. - - LII 1 11 - - --- 28.47V VIEWDECKPLATE P.) ------- r ---- � -r' �J�L - -�� �� 111} � - � - I ----- ------------------- -� - 28.4T s'-7^ �_ _ L 1a o X11- u I THIRD FLOOR PLATE n BAY WINDOW - 11 -L 10 - - 9-- MAX _ _ U _ I � � 27.58' THIRD FLOOR PLATE 2 - 27.58'III 11_LLJ �L FII - 19 i 3:12r 11 _ 3:12 p o m � 1 AD -1 - � d- I ❑Q O OI OI m 10 L 12,- 67.1 L, 19-7 ( z LL v v N II 1f v -Q N �I L s•r SECOND FLOOR T.O.S. (TYP.T 19.33 �SECOND FLOOR PLATE (TYPP� v 18.25' lei 00U1,AGI019 W-/ 9.11' FIRST FLOOR (T O.SD ill 9.00' n NAVD 88 9� f L:_ - SECOND FLOOR T.O.S. (TYP. P 1 - 19.33' -P SECOND FLOOR PLATEITYP.) -- - - - -- n ------------------- - - --- V 0 6_ 18.25' J- O7 ( J � = 5 LLLL P.L. yy�- J-L-L�- n „" - 1 L_ 2 -rte I�C5] j� - _Ir ' 1 - � � � 8 � IIS 1 II_ _� II II 5 4 �_. _ - 12 � i I o _ �=-1 M A 71 GRA[ a FIRST FLOG Fs _n u II I I II it II II II I I -III I I (IIII _1 II III -III I -III I I I I III -III IIIIIIIIIIII=III IIIIIIIII=III=IIIIIIIII=IIIIIIIIIIIIII I �- - III=1-1 1- III=1 1=1 1-11III-III-III-1-11-1-1-11 1=1-1-11 I1 I-1 I-111-1 I1 -1I -I 1 1 I1 I- n LEFT ELEVATION -WEST _O.S.) 9.00' WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOE YOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN@ABSSOCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT: CUSTOM COLLECTION ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329: KLAMATH FALLS, OREGON 97601 PHONE: 541-885-7412 OR 800-535-3936 FAX: 541-884-3331 WEB: WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER: WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM WOOD VERTICAL SIDING: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVE. FONTANA, CA 92337 P: 909.356.6366 COLOR: PAINTED-DUNN EDWARDS: WHISPER WHITE APPLICATION: VERTICAL SIDING 4" CODE: ICC # ESR - 2290 WOOD SHINGLE: MANUFACTURER: (TBD) SPECIES: #1 WESTERN RED CEDAR COLOR: DARK GREW BLACK, CHARCOAL SIZE: 18" RE -BUTTED & REJOINED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 1/2" EXPOSURE APPLICATION: PER DETAIL 5/AD-1 WOOD PANELING: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVE. FONTANA, CA 92337 P: 909.356.6366 COLOR: PAINTED-DUNN EDWARDS: WHISPER WHITE CODE: ICC # ESR - 2290 EXTERIOR STONE/MASONRY VENEER SUPPLIER: STONE TYPE:TBD COLOR: TBD APPLICATION: TBD THICKNESS: V - 1.5" NOMINAL WEIGHT: <10 PSF. METAL ROOFING: (CLASS 'A') MANUFACTURER: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA 91710 P: 909.664.1500 PRODUCT: STANDING SEAM METAL ROOFING, CB -150 (NON -REFLECTIVE) COLOR:TBD NOTES: USE CONTINUOUS 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) REF. DTL 1/A-4 WEIGHT: AFFIX. 2 PSF. CODE: ICC # ESR -2048, CB -150 WOOD SHINGLE ROOFING: PRODUCT: #1 WESTERN RED CEDAR, WOOD SHINGLE -FIRE TREATED MFGR: FSR TREATMENT, INC. WWW. FIRESMARTROOFING.COM (OR EQUIV) COLOR: NATURAL, TO BE APPROVED BY ARCH. & OWNER APPLICATION: 18" RE BUTTED & REJOINED PERFECTION SHINGLES (100" EDGE GRAIN, 100" CLR.) 51/2' EXPOSURE. CLOSED VALLEY W/. MITERED HIP CUPS, 16 GUAGE COPPER FLASHING, STAGGERED COURSING (REF. DTL 1/D-5) CODE: CLASS A ASSEMBLY #ESR -1410 GUTTERS: MATERIAL: METAL -COPPER SHAPE: HALF ROUND (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS W W W.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS 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 MATERIAL SCHEDULE NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. 1 2 3 KEYNOTE LEGEND ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) METAL GUTTER - COPPER, HALF ROUND - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A�.O AND DTL 2/A-3.0. 4 CHIMNEY CAP/SPARK ARRESTOR -AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 5 EXT. ADHERED STONE VENEER - REF. MATERIAL SCHEDULE SHT. A-4.0, DTL. 811 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 DECO. WD. PANELING - PAINT GRADE - COLOR AS SEL. REF. DTL. 15/AD-1 & MATERIAL SCHEDULE A-4 8 DECO. WD. CORBEL - 6X8 - STAIN & SEAL AS SEL. VERIFY LOC'N. W/. ARCH. 9 VERTICAL WOOD SIDING, SEE MATERIAL SCHEDULE A-4.0 AND DTL 16/40-1. 10 EXTERIOR GLASS GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 4 & 13/AD-1 11 METAL ROOFING, (S.S. ZINC/KYNAR PAINTED ALUM. OR EQUIV.), REF. DTL. AIA -4 & MAT. SCHED. A-4 - COLOR AS SEL., ARCH. TO APPV. 12 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 13 DOWNSPOUT- METAL OR EQUIV. -AS SEL. (ARCH. TO APPROVE) 14 ROOF - STANDING SEAM METAL W/. SS. METAL ZINC FINISH - REF. MAT. SCHED. A-4.0 & DTL. 5/A-3.0 15 GARAGE DOOR.- CUSTOM BUILT, ARCH. TO APPV. 16 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1 17 SKYLIGHT- SIZE AS DIM.-'VELUX' UES REPORT#199 OR EQUIV. (REF. DTL. 23/AD-1) -MAX 6" ABV. ROOF 18 CHIMNEY SHALL EXTEND AT LEAST Z HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 19 WOOD SHINGLE SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4 20 TRELLIS MEMBER 4X6 SHAPED TAIL, ARCH TO APPV. 21 TRELLIS MEMBER 8X8 SHAPED TAIL, ARCH. TO APPV. )J ECT NAME CORNER CAPE COD TUS SECOND CHECK r/\ E V J N U � o a N U U< Y Q W U � Lu m mY ILL = U L - � U T Y co y N C o0 U U -o - ro Q CD 3 z �3 3 O � � Q > o 00 z N� A Y M u� 0 Lu a Lu z 0 M Q0 w I aU J = LU U Z Q Z LJJ Q m JU� ~ op O Lijz PROJECT MANAGER/ARCHITECT BRANDON LINSDAY, AIA DOCUMENT VALID UPON ORIGINAL SIGNATURE `mom h=oma £ =m o m -.919's- I. 0 0 -OO -tm'Cp m� m z 0$ c m� mL jZ2p>,2O a3Q y m oat O T O L S N N S O ,,X L C U2 T O E C O. w ,i F d oy .5 h o a m E //5 U; om$m vw Qv l/ i wO d' N d 2 � U ZiooQ'>�may'o- U m Z m O c m m v J � a�Z O ����$ z ¢ m Q 00 90 TF O NF z dm L.CL W d 5 W ¢UOca~���' w = ma°E o01;LO o U - m H d J/, T 2 C ?,-42t LI a="g=� L PF�ro��a� U N 01L T O Q 9 d C 2 N L V o a � O� U o O Lu Lu r $ `ou- u w �' H � owo�wd X Q a�a�c10i2�a2„ y u U m U o REVISIONS NO. REVISION DATE JOB NO. 3900-18 DATE 09/07/2018 SHEET NO A-4.0 Q ¢U o a a U Q W W W 2 Z Z m ILL = _0 U UdM w z 000Udli W O co J co Z m 0 Lu a Lu z 0 M Q0 w I aU J = LU U Z Q Z LJJ Q m JU� ~ op O Lijz PROJECT MANAGER/ARCHITECT BRANDON LINSDAY, AIA DOCUMENT VALID UPON ORIGINAL SIGNATURE `mom h=oma £ =m o m -.919's- I. 0 0 -OO -tm'Cp m� m z 0$ c m� mL jZ2p>,2O a3Q y m oat O T O L S N N S O ,,X L C U2 T O E C O. w ,i F d oy .5 h o a m E //5 U; om$m vw Qv l/ i wO d' N d 2 � U ZiooQ'>�may'o- U m Z m O c m m v J � a�Z O ����$ z ¢ m Q 00 90 TF O NF z dm L.CL W d 5 W ¢UOca~���' w = ma°E o01;LO o U - m H d J/, T 2 C ?,-42t LI a="g=� L PF�ro��a� U N 01L T O Q 9 d C 2 N L V o a � O� U o O Lu Lu r $ `ou- u w �' H � owo�wd X Q a�a�c10i2�a2„ y u U m U o REVISIONS NO. REVISION DATE JOB NO. 3900-18 DATE 09/07/2018 SHEET NO A-4.0 1 1 3 2 A-5.2 A-5.1 A-5.0 A-5.0 23 AD -1 rlk_------------------------------------------------------------------------ ----3 11� 11 27 MAX.---- RIDGE HEIGHT----------------- --------------------------------------------------------- ----- - -- -29 38.11, -------------------- ------------------------------MAX_RIDGE HEIGHT ------------------------------------------------- 12 - --3: 7?----- �-iL 38.1T 9 10 -ROOF PLATETTYP. 35.58' �ROOFPLATE�TYP.) 35.58' 21 6 AD -1 ❑ BONUS ROOM MAX FLAT ------ - - -- - -�------------- ----------- ------ ---rt- i1A _ ---- - MAX FLAT --------------------------- -------------------------------------- -------------- - --- ------ Cm)-- €CH.--- ------------- e ---------- ----------------- - 33.11' ------ LL 24 12 s. LI M 33.11' ZD VIEW DECK[7�Q L L z 12 JII -_ rh VIEW DECK KLOS. VIEW DECK T.O.S.29.33'Y-2v!.2%MIN. °' o 29.33' rk THIRD FLOOR T.O.S. _ THIRD FLOOR O.S_.)_,� --�--) ---- - - - - - - - - - - - - - ---------- � VIEW DECK PLATE (TYP.) J n THIRD FLOOR PLATE 27.58' 6 13 C) 23 C> 7 .o I 10 SHWR BATH #3 BEDROOM #3 BALCONY 13 _ MAST E SUITE 1 MASTER BATH 24 W.I.C. 17' 0 0 1 \ AD -1 F - -19 BODO= >gm 11 7m a 8 SECOND FLOOR_T.O.S. TYP. N 0�/ U AD -1 2� MIN 0 = a 20 �'' I _ _ _ SECOND FLOOR T.O.�TYP.) n X19.33, - - _ - - - 21 19.333'' Cly �SECOND FLOOR PLATE1TYP SECOND FLOOR PLATETTYP. 1_� t 18.25'- - 9 18.26 aAD -1 ® 18 P.L. r a o 41 � � 2 M PANTRY 2 -CAR GARAGE M ° 1a KITCHEN ❑7 0, 0 0 I ° FIRST FLOOR T.O.S. o nn' GRADE PLANE- - 1' - MAX. RIDGE HEIGHT ----------� 38.11' VIEW DECK T.O.S. 29.33' THIRD FLOOR LT.O.S. 28.67' I� _ - r � D o "p O o "p OO • - ❑ '/ \ y GRADE -0 PLANE I O lyP PER CIUI. - ' '. ' '. . .....:.. ... ... .:..... .. :..::- . :.. FIRST FLOO d a 9.00. 1111111III1-1111 I IIII1 1 IIII1 IIII1 IIII1 IIII1 I IIII1 IIII1=11 IIII1III1I-IIIIIIIIIIII1III1-III-I 1= I IIII I IIII I IIII I I -III -I I I IIII I IIII I IIII I IIII I IIII I IIII I IIII I IIII I IIII I II �- I IIII I IIII I IIII I IIII I II I II I❑ I.... I I I1 I I III1 I I III1 I I III -III ❑ III -III IIII I I III1 I I III1 I I III1 I I III1 I I III1 I I III -III ❑ III1 I I III1 I I III1 I I III1 I I III1 I I III1 I I III1 I I III1 I I III1 I I III= n LONGITUDINAL SECTION 11-01, 2 2 1 A-5.2 A-5.1 A-5.0 -------------------------------------------------------------------------- jb SECOND FLOOR T.OTYP)--- mu 19.33' SECOND FLOOR�sECONO FLooR PLATE�P.1I 18.25' GRADE PLANE \J 9.11' 0 LJJL - - P.L. I ❑ i 18 2 -CAR GARAGE E I ❑r I A/I Li ;1111„1111; I; III; I; I; I; I,aI; III; - L _ _ 1 P.L. I M m MAX. RIDGE HEIGHT 38.11' VIEW DECKT.O.S. 29.33' THIRD FLOORAT.O.S.) n 28.67' SECOND FLOOR T.O.S. (TYP.) n 19.33' - SECOND FLOOR PLATE TYP.) I� 18.26 V _ GRADE PLANE 9.111 ❑ FIRST FLOOR (T.O.S.) n 9.00' TRANSVERSE SECTION L4-Fl/4' = 1'-0" 1 2 2 A-5.0 A-5.1 A-5. 23 AD -1 11 11 L11J ,MAX. RIDGE HEIGHT ----------------------------------------------- 38.11' 3:12 x S ° 312 30 ROOFTT PLATEYP.i------- - --- -- - �35.58' 22 MECH. ELEV. 21 C . Ell h z LL R LL m a /ji THIRD FLOOR (T.O.S.) - _ _ - �J 28.67' THIRD FLOOR PLATE - - - - - _ C 27.58' - - - - - - - - - - - \ \ \ BATH #3 12 SHWR. / SHWR. / rh� SECOND FLOOR T.O.S.YP.) W-1933. . .- - - - - SECOND FLOOR PLATE (TYP.)_- 18.25' P.L. i I -- -ILIL -1L ANTRY ELEV. FOY,ER I? Sig 111 11111 FO m Q�GRADE PLANE g ' -- rh FIRST FLOOR T.O.S. 9.00' ---------------------------------- MAX. RIDGE HEIGHT 38.11' ------ __------- ROOF PLATE�TYP. 35.58' _THIRD FLOOR-(T.O.S T 28.67' - - -THIRD FLOOR PLATE 27.58' _ SECOND FLOOR T.O.S. n 19.33' - - - - - -SECOND FLOOR PLATETTYR 18.25' P.L. III- . 1111 � � 111 -III III IIIIIIIII-III - IIII-III = 1 IIIIIIII I ISI I IIIIIIIIIII � VIII I I� _IIIIII-III_ - GRADE PLAN 9.11' FIRST FLOOR T.O.S. 9.00' TRANSVERSE SECTION L3 1/4" = 'V -0 - INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-19 MIN. 2 x 6 CONST. OR LARGER = R-19 RAISED FLOOR: R-30 MIN. ROOF: R-30 (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME UECT NAME CORNER CAPE COD TUS 1 FIRST CHECK 2 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS z N U U � N Q -- O ■Lt W2 �I�II81� 7 � TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES m m Q� �- AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE 12 a 11 H C MAINTAINED. o0 V U p 14 c 15 INTERIOR HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9/AD-1 a CO3 17 WATER .HEATER -TANK-LESS (ON DEMAND) WALL -MOUNT +44" MIN.,'TAKAGI' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE ADEQUATE N.G. CONN.) VENT THROUGH ROOF 18 LINEAR FLUORESCENT FIXTURE - CEILING MOUNT (ALT. RECESS) 19 R r Y FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING METAL GUTTER - COPPER, HALF ROUND - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 21 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND GLASS ELEVATOR - VERIFY MAKE AND MODEL W/. CONTRACTOR 23 WALL MOUNTED LIGHT FIXTURE, SCONCE HORIZONTAL. COUNTERTOP -AS SELECTED 25 HE FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 21NCHES NOMINAL LUMBER. FIRE BLOCKS MAY 11m - - P.L. I ❑ i 18 2 -CAR GARAGE E I ❑r I A/I Li ;1111„1111; I; III; I; I; I; I,aI; III; - L _ _ 1 P.L. I M m MAX. RIDGE HEIGHT 38.11' VIEW DECKT.O.S. 29.33' THIRD FLOORAT.O.S.) n 28.67' SECOND FLOOR T.O.S. (TYP.) n 19.33' - SECOND FLOOR PLATE TYP.) I� 18.26 V _ GRADE PLANE 9.111 ❑ FIRST FLOOR (T.O.S.) n 9.00' TRANSVERSE SECTION L4-Fl/4' = 1'-0" 1 2 2 A-5.0 A-5.1 A-5. 23 AD -1 11 11 L11J ,MAX. RIDGE HEIGHT ----------------------------------------------- 38.11' 3:12 x S ° 312 30 ROOFTT PLATEYP.i------- - --- -- - �35.58' 22 MECH. ELEV. 21 C . Ell h z LL R LL m a /ji THIRD FLOOR (T.O.S.) - _ _ - �J 28.67' THIRD FLOOR PLATE - - - - - _ C 27.58' - - - - - - - - - - - \ \ \ BATH #3 12 SHWR. / SHWR. / rh� SECOND FLOOR T.O.S.YP.) W-1933. . .- - - - - SECOND FLOOR PLATE (TYP.)_- 18.25' P.L. i I -- -ILIL -1L ANTRY ELEV. FOY,ER I? Sig 111 11111 FO m Q�GRADE PLANE g ' -- rh FIRST FLOOR T.O.S. 9.00' ---------------------------------- MAX. RIDGE HEIGHT 38.11' ------ __------- ROOF PLATE�TYP. 35.58' _THIRD FLOOR-(T.O.S T 28.67' - - -THIRD FLOOR PLATE 27.58' _ SECOND FLOOR T.O.S. n 19.33' - - - - - -SECOND FLOOR PLATETTYR 18.25' P.L. III- . 1111 � � 111 -III III IIIIIIIII-III - IIII-III = 1 IIIIIIII I ISI I IIIIIIIIIII � VIII I I� _IIIIII-III_ - GRADE PLAN 9.11' FIRST FLOOR T.O.S. 9.00' TRANSVERSE SECTION L3 1/4" = 'V -0 - INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-19 MIN. 2 x 6 CONST. OR LARGER = R-19 RAISED FLOOR: R-30 MIN. ROOF: R-30 (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME UECT NAME CORNER CAPE COD TUS 1 FIRST CHECK 2 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS z N U U � N Q -- O U � W2 EXTERIOR LIGHTING -TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 7 m TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES m m Q� �- AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE 12 a 11 H C MAINTAINED. o0 V U p 14 c 15 INTERIOR HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9/AD-1 a CO3 FIRE -BLOCKING & DRAFT -STOP NOTE KEYNOTELEGEND 1 3 2 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS z 3 FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGSC/)- WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #6 ON SCHEDULE O EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 14/AD-1 (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A EXTERIOR LIGHTING -TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 7 n o TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES BATHTUB -AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) Q� �- AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN T ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 11 o =- MAINTAINED. FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. (CMC 904.1) Z m c 14 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 15 INTERIOR HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9/AD-1 FIRE BLOCKS. DECORATIVE PENDANT LIGHT FIXTURE 17 WATER .HEATER -TANK-LESS (ON DEMAND) WALL -MOUNT +44" MIN.,'TAKAGI' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE ADEQUATE N.G. CONN.) VENT THROUGH ROOF 18 LINEAR FLUORESCENT FIXTURE - CEILING MOUNT (ALT. RECESS) 19 R r Y FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING METAL GUTTER - COPPER, HALF ROUND - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 21 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND GLASS ELEVATOR - VERIFY MAKE AND MODEL W/. CONTRACTOR 23 WALL MOUNTED LIGHT FIXTURE, SCONCE HORIZONTAL. COUNTERTOP -AS SELECTED 25 1 SINK - AS SELECTED(VERIFY COUNTER OR WALL MOUNT FIXTURES W1. OWNER) FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 21NCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE - FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND -TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS. DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR -CEILING ASSEMBLIES. DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER - AREAS. Lu ATTICS. U U U DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM Z d -i WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE O U WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. Q W W W DRAFT STOP CONSTRUCTION. z Z m O Z Z H DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN %-INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL L Q Q PANEL, 3/8 -INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. K U V d M OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES Z O U O > (1O CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. 2� 0) J O) W N O M J M Z d) In KEYNOTELEGEND 1 FURNISHINGS - AS SELECTED 2 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 3 GARAGE DOOR - CUSTOM BUILT, ARCH. TO APPV. 4 WINDOW TO MEET EGRESS REQ'TS. - REF. WINDOW NOTE #6 ON SCHEDULE 5 EXTERIOR GLASS GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 14/AD-1 6 EXTERIOR LIGHTING -TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 7 SHELF AND POLE - BUILT IN, FINISH AS SEL. 8 BATHTUB -AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 9 CHIMNEY CAP/SPARK ARRESTOR -AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 10 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN T ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 11 SKYLIGHT - SIZE AS DIM.-'VELLUX' ICC #ESR -2415 OR EQUIV. (REF. DTL. 23/AD-1) - MAX 6" ABV. ROOF 12 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. (CMC 904.1) 13 CEILING FAN - W/. INCANDESCENT FIXTURE, AS SELECTED 14 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 15 INTERIOR HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9/AD-1 16 DECORATIVE PENDANT LIGHT FIXTURE 17 WATER .HEATER -TANK-LESS (ON DEMAND) WALL -MOUNT +44" MIN.,'TAKAGI' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE ADEQUATE N.G. CONN.) VENT THROUGH ROOF 18 LINEAR FLUORESCENT FIXTURE - CEILING MOUNT (ALT. RECESS) 19 EXTERIOR GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1 20 METAL GUTTER - COPPER, HALF ROUND - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB. 21 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 22 GLASS ELEVATOR - VERIFY MAKE AND MODEL W/. CONTRACTOR 23 WALL MOUNTED LIGHT FIXTURE, SCONCE 24 COUNTERTOP -AS SELECTED 25 1 SINK - AS SELECTED(VERIFY COUNTER OR WALL MOUNT FIXTURES W1. OWNER) In O C0 LV LU CN a aU J = LLI Z ZLLj U Q U~ m W Z o0 �D- w Z O U PROJECT MANAGER/ARCHITECT BRANDON LINSDAY, AIA DOCUMENT VALID UPON ORIGINAL SIGNATURE m �- z c °3..Mow r -gyp m9Z9 =;o m� m m m o$ c m mm § z P'y'm 2 5 m a m mho. ETa C) Uc_LCU) mmE 'O W m a c `15'; ._ H N ='O -j 2 '-O" d 9 O -U ♦f/^1 UmZm6291 VJ a ma�mm'0 m� z z Q O 0 '0 T O� Q Y10]L.CL m 5 zgp9 a~NE, c � m S...SECTION INDICATOR ° D ME"�, A101' wr 9'9 ^ m t m m L vJ oo�mEc c� C L O m N" SIM N 6 9r(l"COIL T m� y 0 9 "' d 1 CALL -OUT TAG (� " " = . A101 z Pm-aE 22-0 E0 m 0LO a-oo0 2 y N= N>>- U Name '2'smN"2ua ELEVATION INDICATOR a �L o� oF$ Elevation J S 2 'o = U R U REVISION FLAG w a= o fr :Err 20R@ 71/2" STAIR TAG (NO. OF RISER & HEIGHT) REVISIONS <1i> WALL TAG NO. I REVISION DATE 101 DOOR TAG 1i WINDOW TAG KEYNOTE TAG A ANNOTATION LEGEND 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. 3900-18 D NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. DATE 09/07/2018 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. CONCRETE RETAINING WALL - REF. STRUCTURAL B SEPARATION LEGEND .-�zI 16 17 18 19 20 21 MIN. Z� FD1 j JN D N i r - - i DO 11 DT 0 __. P1 15" WIDE x 24" DEEP GRADE BEAM W/ (2) #5 TOP & BOTTOM 2 -CAR GARAGE -----�- - - - - r I r� FIRST FLOOR FRAMING PLAN SCALE: 1/4" = 1'-0" 2'-2" MIN. MIN. 11" 11" 11" 11" A1348 8 8 AB48 S FD7 FD1 J 0 NDQ 2 N m FD1_FD1 fA;y10 I I `O I 41g N a PC' FD1 L _ _ _ J I 8 SIM. WCHEN FD1 HDIJ2 P2 5 � I FD1 I � SIM. 16==6 m - - FDi I 15" WIDE x 24" DEEP NDUZ GRADE BEAM W/ (2) #5 TOP & BOTTOM GB2 10 20 2 FD1 Lo. FD1 3 FD7 I FD7 'O 6 YER I i 9 L - .FDD h� n -� P2 k - 1' - FD1 I -�___ =1I ���------- GREAT ROOM P2 1° a 1 I u 6., FDi P FD1 ilil STAIRS 2,-6,. _ I a TYP. C. � - - - - - - - - "T - 7 g.J FD1 D a 15 8 a B32 a O 17 2 - g 11" 11" FD1 FD1 10 FD1 FD7 15,f WIDE x 24" DEEP GRADE BEAM 1 10 W/ (2) #5 TOP & BOTTOM MIN. FOUNDATION PLAN SCALE: 1/4" = 1'-0" 17 3g 15" WIDE x 24" DEEP GRADE BEAM W/ (2) #5 TOP & BOTTOM 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 x 24" DEEP FTG. L_ - - - - - J W/ 245 TOP & BOTTOM CONT. GRADE BEAM PER PLAN EaSEE SHEET HFDX1' FORS EAR TIEU ��� �1 IRED AND STIRRUP SPACING SLAB: 5" THK. W/#4 BARS @ 12" O/C EM @ 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 :5/8" 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 HARDY FRAME SCHEDULE NOTE: - FIELD VERIFY ALL HFX HEIGHTS, SPECIAL ORDER HEIGHT AS REQUIRED. - ALL HFX'S ON SLAB MUST BE INSTALLED ON DRY PACK, L - ' HFX SIZE CUSTOM NOTES G G (n a) 11 7/8" TJI / 360 2L HFX 18x91-1/8 STD. FIRST FLOOR FRAMING PLAN SCALE: 1/4" = 1'-0" 2'-2" MIN. MIN. 11" 11" 11" 11" A1348 8 8 AB48 S FD7 FD1 J 0 NDQ 2 N m FD1_FD1 fA;y10 I I `O I 41g N a PC' FD1 L _ _ _ J I 8 SIM. WCHEN FD1 HDIJ2 P2 5 � I FD1 I � SIM. 16==6 m - - FDi I 15" WIDE x 24" DEEP NDUZ GRADE BEAM W/ (2) #5 TOP & BOTTOM GB2 10 20 2 FD1 Lo. FD1 3 FD7 I FD7 'O 6 YER I i 9 L - .FDD h� n -� P2 k - 1' - FD1 I -�___ =1I ���------- GREAT ROOM P2 1° a 1 I u 6., FDi P FD1 ilil STAIRS 2,-6,. _ I a TYP. C. � - - - - - - - - "T - 7 g.J FD1 D a 15 8 a B32 a O 17 2 - g 11" 11" FD1 FD1 10 FD1 FD7 15,f WIDE x 24" DEEP GRADE BEAM 1 10 W/ (2) #5 TOP & BOTTOM MIN. FOUNDATION PLAN SCALE: 1/4" = 1'-0" 17 3g 15" WIDE x 24" DEEP GRADE BEAM W/ (2) #5 TOP & BOTTOM 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 x 24" DEEP FTG. L_ - - - - - J W/ 245 TOP & BOTTOM CONT. GRADE BEAM PER PLAN EaSEE SHEET HFDX1' FORS EAR TIEU ��� �1 IRED AND STIRRUP SPACING SLAB: 5" THK. W/#4 BARS @ 12" O/C EM @ 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 :5/8" 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 HARDY FRAME SCHEDULE NOTE: - FIELD VERIFY ALL HFX HEIGHTS, SPECIAL ORDER HEIGHT AS REQUIRED. - ALL HFX'S ON SLAB MUST BE INSTALLED ON DRY PACK, (NOT WOOD SILL PLATE) HFX # HFX SIZE CUSTOM NOTES 36" SQ. x 12" DEEP CONCRETE PAD U- HEIGHT a) 11 7/8" TJI / 360 2L HFX 18x91-1/8 STD. P2 WOIST @ 19.2" O.C. Q HFX 21 x91-1/8 STD. a) 14"TJI/360 Y- Q HFX/S 15x91-1/8 STD. WOIST @ 19.2" O.C. z Z Q HFX/S 18x91-1/8 STD. =m PAD FOOTING SCHEDULE NOTES: - CENTER PADS ON POSTS, U.N.O. - BOTTOM OF PAD TO MATCH BOTTOM OF FOOTING. - RUN FOOTING REINFORCING CONTIUOUS THROUGH PADS. PAD # PAD SIZE AND REINFORCING R- P1 S- 36" SQ. x 12" DEEP CONCRETE PAD U- I -JOIST @ 12" O.C. a) 11 7/8" TJI / 360 W/ (3) #5 EACH WAY, @ BOTTOM I -JOIST @ 16" O.C. P2 WOIST @ 19.2" O.C. 48" SQ. x 12" DEEP CONCRETE PAD WOIST @ 12" O.C. a) 14"TJI/360 Y- W/ 4 #5 EACH WAY, @ BOTTOM LATERAL SHEAR NOTES: (2016 CBC, SDPWS-2015 ; SEISMIC DESIGN CATEGORY D & E) (TABLE 4.3A, AFPA SDPWS-2015) FRAMING MEMBERS Q VERTICAL: DOUGLAS FIR -LARCH AT 16" O.0 10. 1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 6" O.0 AT EDGES AND 12" O.C. AT FIELD . .....260 PLF 11. 1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 4" O.0 AT EDGES AND 12" O.C. AT FIELD ......350 PLF 12.1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 3" O.0 AT EDGES AND 12" O.C. AT FIELD ......490 PLF 13.1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 2" O.0 AT EDGES AND 12" O.C. AT FIELD ......640 PLF 14.1/2" (OR 15/32) WOOD STRUCTURAL PANEL WITH 10d COMMON NAILS AT 2" O.0 AT EDGES AND 12" O.C. AT FIELD ......770 PLF 15.1/2" (OR 15/32) STRUCT. I WOOD PANEL WITH 10d COMMON NAILS AT 2" O.0 AT EDGES AND 12" O.C. AT FIELD ......870 PLF FRAMING MEMBERS A4HORIZONTAL: DOUGLAS FIR -LARCH (3/8" 0 CEILING LDS. 15/32 (car ROOF SHEATHING: AT 24" O.0 20. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 6" O.C. AT BOUNDRIES, 6" AT CENTER AND 10" AT FIELD .....240 PLF 21. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 4" O.C. AT BOUNDRIES, 6" AT CENTER AND 10" AT FIELD .....320 PLF 22. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 2.5" O.C. STAGG.AT BOUNDRIES, 4" AT CENTER AND 10" AT FIELD .....480 PLF 23. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 2" O.C. STAGG.AT BOUNDRIES, 3" AT CENTER AND 10" AT FIELD545 PLF FRAMING MEMBERS Q HORIZONTAL: DOUGLAS FIR -LARCH AT 16" O.0 24. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 6" O.C. AT BOUNDRIES, 6" AT EDGES AND 10" AT FIELD .....320 PLF 25. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 4" O.C. AT BOUNDRIES, 6" AT EDGES AND 10" AT FIELD .....425 PLF 26. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 2.5" O.C. STAGG. AT BOUNDRIES, 6" AT EDGES AND 10" AT FIELD .....640 PLF 27. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 2" O.C. STAGG. AT BOUNDRIES, 3" AT EDGES AND 10" AT FIELD .....730 PLF NOTES: A. WOOD STRUCTURAL PANEL: MATERIAL APPROVED BY APA, PFS/TECO OR PITTSBURG TESTING LABORATORIES THESE VALUES ARE FOR DOUG -FIR LARCH OR SOUTHERN PINE, OTHER LUMBER SPECIES MAY DIFFER IN SHEAR CAPACITIES. B. PROVIDE 2X BLOCKING AT HORIZONTAL WOOD STRUCTURAL PANEL JOINTS. FRAMING AT ADJOINING PANEL EDGES SHALL BE 3X WHEN NAILING IS 2.5" O.C. OR LESS. C. WHERE WOOD STRUCTURAL PANEL IS APPLIED ON BOTH FACES OF WALL AND NAIL SPACING IS LESS THAN 6" O.C, PANEL JOINTS SHALL BE OFFSET TO FALL ON DIFFERENT FRAMING MEMBERS OR FRAMING SHALL BE 3X OR WIDER AND NAILS STAGGERED ON EACH SIDE. D. FOR SHEAR WALLS 12 TO 15 USE THE FOLLOWING: 1) USE 3x MEMBER @ PANEL JOINTS & HORIZONTAL BLOCKING 2) EDGE NAILING SHALL BE STAGGERED E. 10d SHORT BOX NAILS MAY BE USED IN LIEU OF 8d COMMON NAILS @ SHEAR WALLS ONLY. F. REQUIRED STEEL PLATE WASHERS AT SHEAR WALLS ONLY (WHEN ANCHOR BOLTS ARE USED: 3" x 3" x.229" STEEL PLATE WASHERS ARE REQUIRED ON EACH ANCHOR BOLT (SDPWS SECT. 4.3.6.4.3) WASHER MAY BE SLOT CUT PROVIDED A STANDARD CUT WASHER IS PROVIDED BETWEEN THE WASHER AND NUT. WASHER TO BE INSTALLED WITHIN 1/2" OF SHEATHED SIDE OF PLATE. G. A STANDARD CUT WASHER MAY BE USED AT ALL NON -SHEAR WALL LOCATIONS WITH ANCHOR BOLTS. HORIZONTAL: ALL ROOF AND FLOOR SHEATHING TO BE EXPOSURE I OR EXTERIOR ROOF: -JOIST SPACING EQUAL TO OR LESS THAN 24" O.C: 15/32"WOOD STRUCTURAL PANEL PII 32/16, WITH 8d's AT 6" O.0 AT EDGES AND BOUNDARIES, 12" O.0 FIELD. -HORIZONTAL DIAPHRAGM VALUES FOR 3/8" WOOD STRUCTURAL PANELS MAY BE USED FOR 15/32" WOOD STRUCTURAL PANELS. U.N.O. FLOOR: - JOIST SPACING EQUAL TO OR LESS THAN 16" O.C: 19/32" WOOD STRUCTURAL PANEL T&G SHTG, PII 32/16, w/10d's AT 6" O.0 AT EDGES AND BOUNDARIES, 12" O.0 FIELD. -JOIST SPACING EQUAL TO OR LESS THAN 20" O.C: 19/32" WOOD STRUCTURAL PANEL T&G SHTG, PII 40/20, w/10d's AT 6" O.0 AT EDGES AND BOUNDARIES, 12" O.0 FIELD. -JOIST SPACING EQUAL TO OR LESS THAN 24" O.C: 23/32" WOOD STRUCTURAL PANEL T&G SHTG, PII 48/24, w/10d's AT 6" O.0 AT EDGES AND BOUNDARIES, 12" O.0 FIELD. PANEL EDGES SHALL HAVE APPROVED T&G JOINTS OR SHALL BE SUPPORTED WITH' BLOCKING NOT REQUIRED WHEN LIGHTWEIGHT CONCRETE IS PLACED OVER SUBFLOOR. FRAMING LEGEND: N ROOF JOISTS AND RAFTERS INDICATES SPAN AND DIRECTION OF TRUSSES U INDICATES SPAN AND DIRECTION OF FLOOR JOISTS INDICATES SPAN AND DIRECTION OF CEILING JOISTS INDICATES SPAN AND DIRECTION OF DECK JOISTS (SLOPED AS REQUIRED) A. 2x6 AT 12" O.0 B. 2x6 AT 16" O.0 C. 2x6 AT 24" O.0 D. 2x8 AT 12" O.0 E. 2x8 AT 16" O.0 F. 2x8 AT 24" O.0 G. 2x10 AT 12" O.0 H. 2x10 AT 16" O.0 J. 2x10 AT 24" O.0 K. (2) 2x10 AT 16" O.0 L. 2x12 AT 12" O.0 M. 2x12 AT 16" O.0 I -JOIST TABLE MARK SPACING SIZE & MANUFACTURER OPTIONS Q- WOIST @ 12" O.C. a) 9 1/2" TJI / 230 R- I -JOIST @ 16" O.C. S- ]-JOIST @ 19.2" O.C. U- I -JOIST @ 12" O.C. a) 11 7/8" TJI / 360 V- I -JOIST @ 16" O.C. W- WOIST @ 19.2" O.C. X- WOIST @ 12" O.C. a) 14"TJI/360 Y- I -JOIST @ 16" O.C. Z- WOIST @ 19.2" O.C. N. 13/4" x 91/2" M=L AT 16" O.0 P. 1 3/4" x 9 1/2" M=L AT 12" O.0 T. TRUSS AT 24" O.0 G=L - INDICATES (1) GANGLAM LVL 1.8E GLB - INDICATES GLULAM BEAM M=L- INDICATES (1) MICROLAM 2.0E PSL - INDICATES PARALAM 2.0E LSL- INDICATES TIMBERSTRAND 1.55E E/S - EACH SIDE FL. HT. - FULL HEIGHT ALT. - ALTERNATE TYP. - TYPICAL U.W.A. - UNDER WALL ABOVE L.O.B. - INDICATES LINE OF BLOCKING R.T.R. - RUN TO ROOF 'U' - INDICATES'U' HANGER, U.N.O. C - INDICATES'HU' HANGER, U.N.O. # INDICATES HEADERS AND BEAMS, REFER TO ENGINEERING CALCS NOTE: ' APPLY SHEAR PRIOR TO FRAMING OF PERPENDICULAR WALL Q AND/OR BOX -OUTS. (WHERE APPLICABLE) FRAMING NOTES LEGEND SPN=SOLE PLATE NAILING MARK: DESCRIPTION NAILS= 16d BOX SPN12: 16d SOLE PLATE NAILING @ 12" O.C. SPN10: 16d SOLE PLATE NAILING @ 10" O.C. SPN8: 16d SOLE PLATE NAILING @ 8" O.C. SPN6: 16d SOLE PLATE NAILING @ 6" O.C. SPN4: 16d SOLE PLATE NAILING @ 4" O.C. SPN3: 16d SOLE PLATE NAILING @ 3" O.C. STAGGERED SPN2: 16d SOLE PLATE NAILING @ 2" O.C. STAGGERED XX- INDICATES LATERAL ENHANCEMENT. WALL NOT CONSIDERED IN LATERAL ANALYSIS. O# SHEAR WALL GRID LINE, REFERENCE STRUCTURAL CALCS FASTENERS AND CONNECTORS TO BE GALVANIZED FOR PRESERVATIVE PRESSURE TREATED WOOD. PROJECT NAME LOT 1 -CHANNEL PLACE STATUS FIRST SUBMITTAL U) ir W W Z U � Z Z LU m W _j 'Lu o � coLh = U m N LL �N eV.) � Q ^ 2 p m H Z n W U) co < mLL 0 0 x m No ODU Z Ccco Q = Q WEU Q H W W :5 Q Z Do o aZH LL 3: _ Cc0D_>c> z 0 � > � Z W O Q c) Z rn LLI aCD C7 W N LJ n U Z J= wU Z z Z Q a =m U~ Op O � T Lu z O J DOCUMENT VALID UPON ORIGINAL SIGNATURE a O Q c) O LL REVISIONS NO. DESCRIPTIONI DATE JOB NO. H306 DATE 08-17-2018 SHEET NO S1 32 I. 5" ACTUAL CONCRETE SLAB BACK TO BACK REINFORCED ANCHORAGE BB -RA I. (2)•5 SEE DETAIL "1/-" FOR SEE DETAIL 1/-" FORW/ •4 0 12" Or-, EACH WAY 2. •3 BARS ® 18 O.G. REPETITIVE INFORMATION 2 15 MIL VAPOR BARRIER EMENDED Mod P--..-:.-� Wd= A❑2or- 1 Rod D= Rod 2'3 A BB -RA S_f_p9 S_ -r 7 EE4 C-1 5 C26 wor) Gr -d (_) (_) (:D) (_) T-- _3(__) HFX-9x 9 1 -1/8 -STD -BB -RA STD 13 COO ) 8--4 HFX-9x 9 1 -1/8 -STD -RA STD 19-3/4 8- -:4 3-3/4" OC 19-3/4 HFX-12x 12 1 -1/8 -STD -BB -RA STD 18 11--4 -3 (-=) - 4" OC 1 -1/8 -HS -BB -RA HS STD 1 -1/8 -STD -BB -RA STD HFX-12x 12 HFX-15x 15 20 12 4 1 -1/8 -HS -BB -RA HS 1-1/8 11 HFX-15x 15 1 -1/8 -STD -RA STD 1 -1/8 -HS -RA HS 1 -1/8 -STD -BB -RA STD 4" OC HFX-18x 18 23 11 15--4 1 -1/8 -HS -BB -RA HS 20-5/8 STD F-4(__) 11 4" OC HFX-21x 21 1 -1/8 -STD -BB -RA STD HFX-18x 16 - -4 1 -1/8 -HS -BB -RA HS HS 26 20-5/8 1 -1/8 -STD -BB -RA STD 1 -1/8 -STD -RA STD HFX-24x 24 HFX-21x 21 18-04 11 - _4 1 -1/8 -HS -RA HS 1 -1/8 -HS -BB -RA HS 3. 04 DOWELS 24" O.0 11 REPETITIVE INFORMATION WALL W/ 2" OF SAND OVER t 4" PEA 13. INTERIOR WALL SHALL HAVE 10. I EXPANSION JOINT GRAVEL BELOW. OUSE 2" OR LARGE 4.05 a 12" O.G. E/W I SIMPSON 0.145" Ox3" LONG g2 6 CLEAN AGGREGATE.) PDP POWDER ACTUATED ANCHORS 11. 8" 0 STEEL x 24" 3.(2) 05 T/B MIN., TYPICAL AT ALL a 24" O.C. ESR02138 OR EQUAL DOWELS 6 24" O.G. 5 CONTINUOUS FOOTINGS, UN.O. 3 I 14, NON-BEARING INTERIOR STUD WALL DEPRESSED 4 (OPTIONAL) 1 4. NATURAL GRADE OR APPROVED *UN.O. COMPACTED FILL VERIFY FINISHED FLOOR 1 2 5, DF.P.T. PLATE W/ 2" V x 10" A.B. o 46" Dsw_/P ARCHITECT t ELEVATOR 10 O.C., MIN. W/ 3"x3"x0229" WASHER 12" ECIFICATIONS C3 FROM ALL CORNERS t SPLICES - 2 12" LU W/ 1" MIN. EMBEDMENT, UN.O., p - --_ =- • • Q, _ REFER TO ARCH. PLAN t I^ w Z 6. COLD FOUNDATION 2nd POUR SRR) SLOPE PER CODE U - ' Q °ii L 1. DOWEL SLAB TO FOOTING W/ 04 .--icy U•d44dddl..1 I, BARS a 24" O.C. °a 1° - i, III 100 , 4 - 4NOT L. BACK TO BACK REINFORCED ANCHORAGE NOMENCLATURE ° '. ,' ° ro •:� °'°° 11 - J _ _ _ ro "� STID BB - RA--�---�- a-�--x-- SEE SOILS REPORT FOR REINFORCED ANCHORAGE BACK TO BACK' INSTALLATION 1 4 15" ADDITIONAL REQUIREMENTS ROD GRADE 3 ROD DIAMETER 15" ESI FME ESI/FME ESI/FME ESI/FME C FON-002 FDN-006 FDN-00191 2 26"M7 4" 16 STEP / ELEVATOR FOOTING 11 NON BEARING STUD INTERIOR WALL 6 1 PORCH 1 TYPICAL EXTERIOR FOOTING C2 C-1 M=2'-6" REINFORCED ANCHORAGE (RA) 1. ISOKERN FIREPLACE SEE DETAIL 9/-" FOR SEE DETAIL "I/-" FOR 0 0 1350 BEND 2Y" (M-) OSr-L_p �7 �4 RADIUS: =L1" �j/ \S ❑3=3Y"MEl yII,11L�1" v ❑4=4%n"M� RADIUS CID, 0 0 13"M- LENGTH 15"M x 2 E 3E- A B B A A BSPAB A A B SPA B A KEY A = 2-1/2" o. 1-1/411 EL • • I • . B Sd-o_ ID HFX-9x HFX-12x HFX-15x A 64E- B A A B 5 E B A AB 7 1 B A 1 11 16 SPA I I SPA I I I I I SPA HFX-18x HFX-21x HFX-24x Mod-- Wd= A- or- - 1 Rod D Rod 2,3 A S�_p9 S_ -r 7 -4 C5 C26 � W [n ¢ N cD wor) Gr -d (_) (_) (:D) (_) T-- co m¢x¢ Qw E0 U COO ) _3(_=) HFX-9x 9 1 -1/8 -STD -RA STD 8- -:4 19-3/4 3-3/4" OC 1 -1/8 -STD -RA STD HFX-12x 12 9--4 1 -1/8 -HS -RA HS 3(--_) - HFX-15x 15 1 -1/8 -STD -RA STD 1 -1/8 -HS -RA HS 4" OC 1-1/8 15 11 10- -'4 1 -1/8 -STD -RA STD HFX-18x 18 1 -1/8 -HS -RA HS 20-5/8 1 -1/8 -STD -RA STD HFX-21x 21 11 - _4 1 -1/8 -HS -RA HS 4 ( ) - 4" OC HFX-24x 24 1 -1/8 -STD -RA STD 12- 4 1 -1/8 -HS -RA HS PER PLAN REPETITIVE INFORMATION REPETITIVE IWORMATION �! J 2. / BAR o EACH CORNER O OF ISOKERN FIRE PLACE 10. 1" EXPANSION JOINT 2 9. DFP.T. PLATE W/ �"0 x 10" 3. DRILL S"� t FILL 12. FLOATING SLAB 6 A.B. a 48" O.G. MIN., W/ SSET-XP I 2" 3"x3"x0.22c3" WASHER W/ SP. P. INSPECTION FROM ALL COMERS AND INSP 2 (ICC -ESR -2508) I 9 SPLICES W/ 1" MIN. 4. EXIST. SLAB FT'G 10 EMBEDMENT TO DRAIN SLOPE 2" MIN. 2 (SEE FOUNDATION PLAN) OPTIONAL 12 U ' • °• ' -III III � - O 11 a- : �`� III a• °• 3 A ° 4 REINFORCED ANCHORAGE NOMENCLATURE °° ° ° BB -RA SHEAR TIES _STIRRUPS a° a a , . ', O 1-1/8 -STD - RA a' 4" A. 4 (M=) Hors-- s Top REINFORCED ANCHORAGE -11 Bow- EOR B. 3•• ROD GRADE 3 -_ C.:p r T- _. ROD DIAMETER 3 D. --7" E. CL = 10" M-, 12" MOc ESI FME ESI/FME ESI/FME F.2'-2" (M-) FDN-001 FDN-002 G. ±1" From Top of Concrete to CL IC 3 _ A H. 1 CL - Upp1 T_o T 22" M- 1. S- -r T- p-rT C 2 12 CONNECTION DETAIL @ FIRE PLACE 7 SLAB EDGE AT GARAGE 2 TYPICAL INTERIOR FOOTING J. 2,-6' (M-) LINO - EOR B C D K. S�r�_p1L- L. C-1 p-rT- = HOEDOWN A.B. DIA. 51n le Pow Diol Pour I� C - M - 2'-6" _k REPETITIVE INFORMATION HDU2 5/B° ssTBzo 557524 SIP Y BE HOEDOWN PER PLAN LL _1 - SEE DETAIL "I/-" FOR HDU4-HDU5 Sia" 557524 55T525* * MAY BE INSTALLED UP TO 6" SEE DETAIL "I/-" FOR uee cwros-sre 135° BEND HDU5 Tre" SST528 5ST534 Q tee• ABOVE MUDSILL REPETITIVE INFORMATION _ 0 0 2. REINF. PER FOUNDATION PLAN 2Y2" (M-:) Ol -L� CC -E9 -ESR 2611 F _ 7 %" - 3. BOLT, SEE PLANS /��� � 1 5578 BOLT ru5r HAVE Mlrt 4" 4. SLAB, SEE PLANS 10. " EXPANSION JOINT, UN.O. CURB (12" MIN) WIDTH 16" i // �� , RADIUS: COVER AT CORNERS �IIIj1f1„v 3=1Y"MTii RADIUS -�4=2"M=il O O I EXTERIOR SLAB 0 0 SIMPSON 'SSTB' 6 INTERIOR SLAB 9" M LENGTH PER TABLE ABOVE 1 5 3„ X11 11 M_X4 4 1 N. G 2 E❑ 3 E- KEY z 2 A B B A A B SPA B A A 13SPA B A I I I+I��I IiI Ii��I A -3"o.❑ w ° ip� VARIES, A Sd❑o�ID w • _ X ° HFX-9x HFX-12x HFX-15x e- cp 11° SEE ARCH. H PLAN III b 1- Nor ° y, : __ F ° 3 E- 4 E- - HOLDOUIN ANCHORS Ja � D C B A B SPA B A A B SPA B A A B A A B A -III - F I II ;,III,, -� • I•j{ MUST BE TIED IN PLACE -III III III �' _ _ _ PRIOR TO FOUNDATION INSPECTION. -i 110111 HFX-18x HFX-21x HFX-24x ° DEEPEN FOOTING AS LRA SHEAR TIES ❑STIRRUPS REQUIRED TO OBTAINANC z 4 „ • I • . ` CURB - OUTSIDE CORNER CONTINUOUS FOOTING In A. -4 (M=) Har -o-32- -r Top U AND HCCONCRETE CONVER 2 ° -A Bo -o- --EOR BB -RA SECTIONS ❑ ELEVATIONS 3 B C. 15" M ° SSTB EMBEDMENT IN. UN.O. D. 22" M - SSTB 16 20 24 28 34 E51/FME E. CL = 6" M -; a° M x ESI/FME ESI/FME F. V-10" (M :1 FDN-001 Le (Length of Embedment) 12" 16" 20" 24" 28" FDN_003 G. ±1" From Top of Concrete to CL 19 BACK TO BACK-REINF. ANCHORAGE A H.1 T--psT-°T 13 TYPICAL EXTERIOR FOOTING 8 EXTERIOR HOLDOWN 3 HOUSE TO GARAGE FOOTING J. 2'-6" M=LINO __EOR B C D K. S-f-f_p-r T- = HOLDOWN AB. DIA. 51n le Pour Dbl Pow HOLDOWN AB. DIA. Sin le Pour Dbl Pow HL" 5/8" 587520 887524 HD5/B" 887520 887524 L. C_1 p-rT- = 1. SIMPSON HOLDOWN PER PLAN U2 HDU4-HDU5 Sia" 6$T524 S6TB28* * SEE DETAIL I FOR HDU4-HDU5 5/a' 5WI524 86TB20* * MAY BE INSTALLED UP TO 6" SEE DETAIL "1/-" FOR use `"na 5ca �eR REPETITIVE INFORMATION 8E� 5� ABOVE MUDSILL REPETITIVE It�ORMATION SLAB HDU5 ire" SSTB28 SST534 HDUS ire" 887528 ssTB3a 2. REINF. PER FOUNDATION PLAN WHERE OCCURS E ICC -ES -ESR 2611 ICC -ES -ESR 2611 3. BOLT, SEE PLANS F 10. 1/2" Expansion Joint 4 SLAB, SEE PLANS 10." EXPANSION JOINT SSTB BOLT MUST HAVE MIN. SSTB BOLT MUST HAVE MIN. 20.01 DOWELS a 24" O.G. CURB (6" MIN) WIDTH - 4" COVER AT CORNERS * UND. 4" COVER AT CORNERS ° 12• a 4.EXTERIOR SLAB 6 SIMPSON 'SSTB' ° r,, ' ' INTERIOR SLAB I PER TABLE ABOVE 12 j III. IIIa =III =III UNDERLAYMENT I 2 L 4 MIN. ° 2 10 :' I SEE PLAN PER 'I FDI' G 20 Ix J ►` °. B WIDEN FOOTING - -. NOTE: TO 22" WIDE ® ' °7flanArch - See HOLDOWN ANCHORS HARDY FRAME - MUST BE TIED IN PLACE •w -^ PER DETAIL PRIOR TO FOUNDATION a•�' .I ° ° INSPECTION. 1771 6 °O i. SEE PLAN $ O DEEPEN FOOTING AS 1\ 4 = a d - O REQUIRED TO OBTAIN 4 ° =I= ANCHOR EMBEDMENT 3 �I • I° �' • a L = • !� . I- 0 AND CONCRETE COVER "t CURB ❑ OUTSIDE CORNER CONTINUOUS FOOTING ^ - ' 2 SIMPSON SSTB 12" MIN. NOTE: ADD X15" WIDEO RA SECTIONS 0 ELEVATIONS © PER TABLE ABOVE "TB EMBEDMENT SLAB DOWELS PER '2'FDI' 26" WIDE ESI/FME ESI/FME 14" Min. ESI/FME SSTB 16 20 24 28 34 ESI/FME FDN-064 FDN-003 Le (Length of Embedment) 12" 16" 1 20" 1 24" 1 28" 1 03/23/09 20 GRADE BEAM 17 REINF. ANCHORAGE 14 HOLDOWN @ HOUSE TO GARAGE 9 INTERIOR HOLDOWN 4 THRESHOLD DETAIL HOEDOWN AB. DIA. 85T6 HDU2 5/8" 581`824 SEE DETAIL 9/-" FOR HDU4-HDU5 5/8" S5T529* SEE DETAIL "I/-" FOR 1, 1/2" Thk A36 Base Plate 5EE DETAIL "I/-" FOR REPETITIVE INFORMATION * vxviro-sro REPETITIVE INFORMATION = 1 W/(4)1/2" Dia. x 12" Long REPETITIVE INFORMATION HDU5 Tre" 857834 Iran couxsat Anchor Bolts w/ Double ICG -ES -ESR 2611 Nuts For Leveling JV SSTB BOLT MUST HAVE MIN. 10. 1" EXPANSION JOINT, UN.O. 2. TS Column 4" COVER AT CORNERS 2 O O 3. Top of Slab Per Plan 0 EXPANSION JOINT, UN.O. 6 6" MIN. - 1 STY. • yp 6" MIN. - 1 STY. 8" MIN. - 2 STY. a 10 4. 112" Dr adc 8" MIN. - 2 STY. 5 O 1-1/2" 1-1/2" allI 10 10H ¢ 2 VENEER •a• � U J 3•DIaPG ��+ O O 2 Udig ^ O o VARIES, - II ° F - x=ti 2 VARIES,SEE PLAN rl ' Z H SEE PLAN •� -N Q II II 2 12" ^ x �c �q�c • ° iii _xJl< _ 101-101- .... I Iv O O 5"DIePA O -III IN. �. O °a III -III -III' III -III ° MIN...e ''° .=-1 3 I I ai O- • 4 �- a• I O, I i'4 4 I I CJIzE a° ,{ 3 PC 9 11PC loll 1° SIMPSON SSTB `-F S"-1 STY, 3" MIN. PER TABLE ABOVE IIP/` 1211 12'-2 STY. 14" MIN. I 1 2" ESI/FME ESI/FME All Around. ESI/FME ESI/FME FDN-019 FDN-003 STL-0050 FON-005 18 TYP. EXT. FOOTING w/ VENEER 15 HOLDOWN @ GARAGE EXTERIOR 10 STEEL COLUMN CONNECTION 1 5 EXTERIOR GARAGE FOOTING PROJECT NAME LOT 1 -CHANNEL PLACE STATUS FIRST SUBMITTAL M m Qo N rn o �a= ED w QZm a Z z Q� WG w p0 U Z0W QMZ W CC 01 LU L wo Z ICON O Z rn 00 W~ � W [n ¢ N cD wor) =OZ pm JC-) Uw¢ U) w �R Z ' co0 ox W co m¢x¢ M m Qo N rn o �a= ED w QZm a Z z Q� WG w p0 U Z0W QMZ W U J m co wor) J W JC-) z LU ZQ 0 Z Qw E0 U COO ) co T W Z 1 O J DOCUMENT VALID UPON ORIGINAL SIGNATURE I REVISIONS I ff6Nf•IN EffNXIM61311I♦ JOB NO. H306 PLOT 08/17/2018 DATE SHEET NO. FD1 GENERAL REQUIREMENTS 1. CONSTRUCTION SHALL BE IN CONFORMITY WITH THE 2016 EDITION OF THE CALIFORNIA BUILDING CODE (CBC) AND ALL APPLICABLE LOCAL AND STATE CODES AND ORDINANCES. 2. SITE INSPECTION: THE CONTRACTOR SHALL EXAMINE THE PROJECT SITE & SHALL VERIFY ALL DIMENSIONS, LOCATIONS & ELEVATIONS OF THE EXISTING CONSTRUCTION.THE CONTRACTOR SHALL ALSO DILIGENTLY INVESTIGATE THE SITE FOR THE POSSIBLE EXISTENCE & LOCATION OF UNDERGROUND UTILITIES, PRIOR TO ORDERING ANY MATERIAL AND/OR COMMENCING WORK AND SHALL REPORT ANY DISCREPANCIES TO "PMA CONSULTING, INC." HEREINAFTER CALLED "THE ENGINEER". 3. CONTRACTOR SHALL PROVIDE BARRICADES AND PEDESTRIAN PROTECTION AS REQUIRED BY STATE AND LOCAL CODES. 4. CONTRACTOR SHALL CONSULT WITH REPRESENTATIVES OF CITY AND UTILITY COMPANIES CONCERNING AVAILABLE FACILITIES BEFORE COMMENCING WORK OR CONNECTING TO SEWER, PIPING OR WIRING, ETC., AND REPORT ANY PROBLEMS TO THE ENGINEER. 5. CONTRACTOR SHALL FULLY PROTECT ALL ADJACENT PROPERTIES BEFORE COMMENCING ANY WORK. 6. OMISSIONS OR CONFLICTS BETWEEN VARIOUS ELEMENTS OF THE DRAWINGS, NOTES, AND DETAILS SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER AND RESOLVED BEFORE PROCEEDING WITH THE WORK. 7. CONTRACTOR SHALL INSTALL TEMPORARY TOILETS BEFORE START OF JOB. S. NOTES AND DETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER THESE GENERAL NOTES. 9. TYPICAL DETAILS SHOWN SHALL APPLY WHERE NO SPECIAL DETAIL IS SHOWN. WHERE A DETAIL, TYPICAL DETAIL, SECTION, TYPICAL SECTION, OR A NOTE IS SHOWN FOR ONE CONDITION, IT SHALL ALSO APPLY FOR ALL LIKE OR SIMILAR CONDITIONS UNLESS NOTED OTHERWISE. 10. DRAWINGS TAKE PRECEDENCE OVER SPECIFICATIONS. DETAILED DRAWINGS AND SPECIFICATIONS TAKE PRECEDENCE OVER GENERAL DRAWINGS AND SPECIFICATIONS. 11. WRITTEN DIMENSIONS (NOT SCALED DIMENSIONS) SHALL BE USED. 12. TEMPORARY ERECTION BRACING AND SHORING SHALL BE PROVIDED AS REQUIRED ON ALL STRUCTURES, ADEQUATE TO PROVIDE FULL STRUCTURAL STABILITY AND SAFETY. BRACING SHALL NOT BE REMOVED UNTIL THE ELEMENTS ARE FULLY CONNECTED AND ARE CAPABLE OF SUPPORTING THE DESIGN LOADING. 13. CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 14. THE CONTRACTOR SHALL EXERCISE EXTREME CAUTION NOT TO UNDERMINE ANY ADJACENT STRUCTURE DURING THE COURSE OF CONSTRUCTION. 15. CLEAN UP: NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER THE BAY, STREETS, GUTTERS OR STORM DRAINS. ALL MATERIALS & WASTE SHALL BE REMOVED FROM THE SITE, NBMC 17.32.020, 16. DEMOLITION: ALL MATERIAL FROM THE EXISTING BULKHEAD THAT IS NOT USED AS FILL SHALL BE REMOVED FROM THE SITE & DISPOSED OF IN AN OFFICIAL DUMP SITE. 17. SEE THE LATEST "GENERAL GRADING SPECIFICATIONS" OF THE BUILDING DEPARTMENT FOR THE CITY'S: GENERAL NOTES, EROSION CONTROLS, REQUIRED INSPECTIONS, GRADING FILLS/CUTS & ALL NECESSARY DOCUMENTATION. 18. POOLS, SPAS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 19. ALL A.S.T.M. SPECIFICATIONS NOTED ON THE DRAWINGS SHALL BE IN ACCORDANCE WITH THE LATEST ISSUE OF THE A.S.T.M. 20. OBSERVATION VISITS TO THE PROJECT SITE BY THE ENGINEER SHALL NOT BE CONSTRUED AS ANY INSPECTION AS REQUIRED BY CODE. FOUNDATIONS 1. THE CONTRACTOR SHALL ESTABLISH ALL CONSTRUCTION LINES AND PROCEED WITH THE EXCAVATION OF ALL FOOTINGS AS CALLED FOR ON THE DRAWINGS. 2. FOOTINGS SHALL BEAR ON NATURAL UNDISTURBED UNIFORM EARTH OR ENGINEERED COMPACTED FILL. 3. NO REINFORCING STEEL AND NO CONCRETE SHALL BE PLACED IN ANY EXCAVATION PRIOR TO APPROVAL BY THE BUILDING DEPARTMENT. 4. THE TOP OF ALL EXCAVATIONS SHALL BE PROTECTED AGAINST HEAVY SURCHARGE LOADS AND FROM EROSION DUE TO RAINFALL OR SURFACE RUN-OFF DURING THE ENTIRE CONSTRUCTION PERIOD. 5. THE SOILS REPORT DESCRIBED UNDER ITEMS No.7 BELOW SHALL BE A PART OF THE CONSTRUCTION DOCUMENTS. THE CONTRACTOR SHALL OBTAIN THE SOILS REPORT AND COMPLY WITH ALL RECOMMENDATIONS THEREIN. 6. PAD PREPARATION SHALL BE IN ACCORDANCE WITH THE SOILS REPORT. THE PAD SHALL BE INSPECTED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING ANY CONCRETE. THE PAD SHALL BE KEPT MOIST PRIOR TO THE PLACING OF CONCRETE. 7. FOUNDATION DESIGN IS BASED ON THE RECOMMENDATIONS CONTAINED IN THE SOILS REPORT ON FILE WITH THE BUILDING DEPARTMENT. SOILS REPORT PREPARED BY: ................................ COAST GEOTECHNICAL, INC. ADDRESS: ............................................................... 1200 WEST COMMONWEALTH FULLERTON, CA 92833 PHONE NUMBER: ............................................................(714) 870-1211 FAX NUMBER: .............................................................(714) 870-1222 SOILS REPORT DATE: .....................................................08/01/18 SOILS REPORT NUMBER: ................................................W.O. 557118-01 GRADING NOTES 1. THE ANTICIPATED TOTAL VOLUME OF CUT AND FILL FOR SEAWALL CONSTRUCTION ON THIS PROJECT WILL BE GREATER THAN 50 CUBIC YARDS. THUS, GRADING PERMIT IS REQUIRED - SEE ITEM 2 BELOW. 2. WHEN A GRADING PERMIT & PLANS ARE REQUIRED, IF NO GRADING IS ADDRESSED ON THE PLANS - SEE THE CIVIL & ARCHITECTURAL PLANS FOR THE FINISH GRADING ON THE SHORE SIDE OF THE BULKHEAD. 3. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT:OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER SOILS ENGINEER GEOLOGIST CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 4. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT:OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 5. THE PROJECT GEOTECHNICAL ENGINEER SHALL INSPECT & APPROVE ALL AREAS PRIOR THE THE PLACEMENT OF ANY FILL. 6. ALL FILLS SHALL BE INSPECTED, TESTED & APPROVED BY THE GEOTECHNICAL ENGINEER VERIFYING MINIMUM OF 90% REQUIRED RELATIVE COMPACTION AS WELL AS STABILITY. 7. ALL EXCAVATIONS FOR ANCHORS SHALL BE INSPECTED & APPROVED BY THE GEOTECHNICAL ENGINEER PRIOR TO PLACING CONCRETE. 8. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 9. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15. 10. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. SEE DETAILS N & T ON SHEET SW -2. 11. LANDSCAPING PLANS SHALL BE SUBMITTED FOR APPROVAL, WORK COMPLETED AND A CERTIFICATE OF CONFORMANCE RECEIVED BY THE CITY GRADING ENGINEER PRIOR TO CLOSURE OF PERMIT, UNLESS WAIVED BY THE CITY GRADING ENGINEER. 12. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. 13. DATUM: ALL ELEVATIONS ARE BASED ON MLLW AND/OR NAVS88 DATUM. STRUCTURAL GENERAL NOTES BACKFILLING & COMPACTION NOTES 1. ALL BACKFILL SHALL CONFORM TO THE SOILS ENGINEER'S REPORT AND RECOMMENDATIONS. 2. UTILITY TRENCH BACKFILL AND ANY OTHER BACKFILL MUST BE MECHANICALLY COMPACTED. JETTING AND FLOODING SHALL NOT BE PERMITTED. 3. WHERE WALLS ARE BACKFILLED ON ONE SIDE ONLY, PROVIDE SHORING OR OTHER APPROVED MEANS OF LATERAL SUPPORT UNTIL RESISTING ELEMENTS ARE ALL IN PLACE AND HAVE ATTAINED THEIR REQUIRED STRENGTHS. RESISTING ELEMENTS SHALL BE CONCRETE SLABS OR OTHER PERMANENT BUILDING COMPONENTS. 4. UNLESS NOTED OTHERWISE IN THE SOILS REPORT, ALL FILLS SHALL BE COMPACTED TO A MINIMUM OF 90% OF MAXIMUM DENSITY IN ACCORDANCE WITH THE REQUIREMENTS OF THE CBC APPENDIX SECTION 3313. 5. FILTER CLOTH SHALL BE MIRAFI 140N -SERIES NONWOVEN POLYPROPYLENE GEOTEXTILE AS MANUFACTURED BY "TC MIRAFI COMPANY" AND SHALL BE MINIMUM 2.0' WIDE AND BE PLACED ON THE INSIDE FACE OF THE BULKHEAD EXTENDED EQUALLY FROM THE JOINT TO (2.0') BELOW THE FINAL MUDLINE FOR THE ENTIRE HEIGHT OF THE BULKHEAD. 6. COMPACTION REPORT MUST BE SUBMITTED TO AND BE APPROVED BY THE BUILDING DEPARTMENT BEFORE FOUNDATION INSPECTION. 7. A FINAL SOIL REPORT OF COMPACTION & APPROVAL SHALL BE PREPARED BY THE PROJECT GEOTECHNICAL ENGINEER & SUBMITTED FOR BUILDING DEPARTMENT REVIEW AT THE COMPLETION OF THE PROJECT. 8. COMPACT SOIL TO THE REQUIRED RELATIVE DENSITIES PER ASTM 155-91. DO NOT USE HEAVY COMPACTION EQUIPMENT WITHIN 20 FEET OF THE BULKHEAD. 9. ON SITE BROKEN CONCRETE & AC PAVING MAY BE USED AS FILL PROVIDED IT DOES NOT EXCEED 6 INCHES IN SIZE & IS NOT STACKED, LAYERED OR PLACED ABOVE ELEVATION +7.0' & IS APPROVED BY THE GEOTECHNICAL ENGINEER. STEEL 1. STRUCTURAL STEEL SHAPES AND PLATES SHALL CONFORM TO A.S.T.M. A572 GRADE 50 OR A992 WITH Fy = 50 KSI. 2. STEEL PIPE COLUMNS AND OTHER STEEL PIPE STRUCTURAL MEMBERS SHALL CONFORM TO A.S.T.M. A53, GRADE B. 3. STRUCTURAL STEEL TUBING SHALL CONFORM TO A.S.T.M. A500, GRADE B, Fy = 46 KSI. 4. BOLTS SHALL CONFORM TO A.S.T.M. A307, UNLESS NOTED OTHERWISE. WHERE HIGH STRENGTH (H.S.) BOLTS ARE SPECIFIED, THEY SHALL BE MINIMUM 3/4' DIAMETER AND CONFORM TO A.S.T.M. A325 SC CLASS A UNLESS NOTED OTHERWISE ON THE PLANS. THE INSTALLATION OF H.S. BOLTS SHALL BE INSPECTED BY A REGISTERED DEPUTY INSPECTOR APPROVED BY THE BUILDING DEPARTMENT. 5. ALL BOLTS HOLES IN STEEL MEMBERS SHALL BE STANDARD HOLES, U.N.O. 6. STRUCTURAL STEEL "NELSON" STUDS SHALL BE MANUFACTURED FROM C1015, C1017 AND C1020 COLD DRAWN STEEL CONFORMING TO A.S.T.M. A108 -58T. 7. LIGHT GAUGE STEEL MEMBERS SHALL CONFORM TO A.S.T.M. STANDARDS AS FOLLOWS: A) FOR 18 GA. THICK AND LIGHTER STEEL : A446, GRADE A (GALVANIZED) OR A570, GRADE 33 OR A611, GRADE C - ALL HAVING MINIMUM OF 33 KSI YIELD STRENGTH. B) FOR 16 GA. THICK AND HEAVIER STEEL : A446, GRADE D (GALVANIZED) OR A570, GRADE 50 OR A607, GRADE 50 - ALL HAVING MINIMUM OF 50 KSI YIELD STRENGTH. 8. FABRICATION AND ERECTION SHALL CONFORM TO THE 14th EDITION OF A.I.S.C. SPECIFICATIONS. 9. ALL HOLES FOR BOLTS IN STRUCTURAL STEEL SHALL BE DRILLED OR PUNCHED. BURNING OF HOLES SHALL NOT BE PERMITTED. 10. ALL STEEL SHALL BE STAINLESS, HOT DIP GALVANIZED OR EPDXY COATED. WELDING 1. ALL WELDING SHALL BE DONE USING THE SHIELDED ELECTRIC ARC PROCESS BY CERTIFIED WELDERS, USING E70XX ELECTRODES. 2. WELDING OF STEEL REINFORCING BARS SHALL BE DONE WITH LOW HYDROGEN ELECTRODES, A233, CLASS E70XX SERIES. 3. WELDS REQUIRING CONTINUOUS OR PERIODIC SPECIAL INSPECTION NEED NOT HAVE SPECIAL INSPECTION WHEN WELDING IS DONE IN AN APPROVED FABRICATOR'S SHOP, HOWEVER, THE APPROVED FABRICATOR MUST SUBMIT A CERTIFICATE OF COMPLIANCE IN ACCORDANCE WITH THE SECTION 1704.2.2 OF THE CBC. 4. SPECIAL INSPECTION IS REQUIRED FOR ALL FIELD WELDINGS. CONCRETE 1. ALL CONCRETE MIX DESIGNS, CONFORMING TO CBC CHAPTER 19, SHALL BE SUBMITTED TO THE ENGINEER FOR REVIEW AND APPROVAL BEFORE ANY CONCRETE IS PLACED. ALL CONCRETE MIXES SHALL HAVE A MINIMUM CEMENT CONTENT OF 6.0 SACKS OF CEMENT PER CUBIC YARD OF MIX. ALL CONCRETE MIXES SHALL BE CERTIFIED BY A CONCRETE TESTING LABORATORY AND SIGNED BY A CALIFORNIA REGISTERED CIVIL ENGINEER. 2. CONCRETE SHALL HAVE MINIMUM 28 DAY COMPRESSIVE STRENGTH OF 5000 PSI AND A 0.40 WATER -TO -CEMENT RATIO. 3. CONCRETE GROUT SHALL HAVE THE SAME COMPRESSIVE STRENGTH AS THE OTHER CONCRETE AND SHALL BE A SUITABLE MIX CONSISTING OF PEA GRAVEL, SAND, CEMENT AND WATER. MAXIMUM SLUMP SHALL BE 5 INCHES. AN APPROVED SUPERPLASTICIZING ADMIXTURE MAY BE ADDED TO INCREASE THE SLUMP TO MAXIMUM 7.5 INCHES. GROUT UNDER STEEL COLUMN BASE PLATES SHALL BE "RAPID -SET" OR "FIVE STAR GROUT" OR APPROVED EQUAL. 4. CONCRETE SHALL BE DESIGNED FOR PERMEABILITY, STRENGTH, CHEMICAL STABILITY AND ABRASION RESISTANCE, APPROPRIATE FOR ITS APPLICATION. PORTLAND CEMENT SHALL CONFORM TO ASTM C 150 TYPE I OR TYPE II MODIFIED, AND LOW ALKALI. CHEMICAL ADMIXTURES SHALL CONFORM TO ASTM C 494. CHEMICALS DESIGNED TO LIMIT CORROSION OF INTERNAL REINFORCING MAY BE USED. AIR ENTRAINMENT ADMIXTURES SHALL CONFORM TO ASTM C 260. COARSE AND FINE AGGREGATE SHALL CONFORM TO ASTM C 33, AND ASTM C 330 WHERE LIGHTWEIGHT AGGREGATES ARE USED. LIGHTWEIGHT AGGREGATE, IF USED, SHALL CONSIST OF EXPANDED AND COATED SHALE OR EQUIVALENT MATERIAL OF SUFFICIENT STRENGTH AND DURABILITY TO PROVIDE CONCRETE OF THE REQUIRED STRENGTH. 5. CONCRETE TEST SAMPLES SHALL BE TAKEN IN ACCORDANCE WITH A.S.T.M. AND CBC STANDARDS. RESULTS OF THE 7 & 28 DAY TESTS SHALL BE SUBMITTED TO THE ENGINEER FOR HIS RECORDS. SLUMP TESTS ARE REQUIRED FOR ALL TEST SAMPLES AND MUST ALSO BE REPORTED. ADDITIONALLY, ALL LIGHT WEIGHT CONCRETE SAMPLES MUST HAVE THEIR IN-PLACE DENSITIES DETERMINED AND REPORTED. 6. SIDES OF FOOTING PADS MAY BE POURED AGAINST STABLE EARTH. 7. SLURRY CONCRETE, WHERE SPECIFIED OR USED, SHALL HAVE A MINIMUM CEMENT CONTENT OF 1.5 SACKS OF CEMENT PER CUBIC YARD OF MIX. 8. SEE ARCHITECTURAL NOTES FOR COLORED OR TEXTURED CONCRETE. 9. CONCRETE FORM WORK TOLERANCES SHALL BE IN ACCORDANCE WITH CBC AND A.C.I. STANDARDS. 10. ALL STEEL REINFORCING, ANCHOR BOLTS, DOWELS AND OTHER INSERTS SHALL BE SECURED IN POSITION AND INSPECTED BY THE LOCAL BUILDING DEPARTMENT INSPECTOR, PRIOR TO THE PLACING OF ANY CONCRETE. 11. ALL NECESSARY BRACES, STRONGBACKS, PICK-UP INSERTS, BOLTS, ETC., FOR PRECAST CONCRETE PANELS SHALL BE DESIGNED BY OTHERS FOR SAFE ERECTION OF THE PANELS. 12. NO CALCIUM CHLORIDE SHALL NOT BE USED IN ANY CONCRETE. 13. ALL CONCRETE TO BE CURED FOR A MINIMUM OF 3 DAYS BY A METHOD ACCEPTABLE TO THE ENGINEER. FORMS MAY BE STRIPPED ONLY AFTER THE CONCRETE HAS ATTAINED MINIMUM COMPRESSIVE STRENGTH OF 3000 PSI. 14. CHAMFER EXPOSED CORNERS %` U.N.O. REINFORCING STEEL 1. FOR STRUCTURES EXPOSED TO SALT WATER SPLASH OR IMMERSION, REBAR REINFORCEMENT SHALL CONFORM TO ASTM A 706 UNLESS NOTED OTHERWISE ON DETAILS, AND SHALL BE EPDXY COATED PER ASTM A 934, AFTER BENDING OF THE REBARS. WELDED WIRE MESH SHALL CONFORM TO ASTM A 185 AND SHALL BE EPDXY COATED CONFORMING TO ASTM A 884, WITH ALL VISIBLE DEFECTS AND CUT ENDS REPAIR COATED. WIRES USED TO TIE REINFORCING STEEL SHALL BE EITHER EPDXY COATED STEEL, OR A 316 STAINLESS STEEL. 2. REINFORCEMENT MARKED CONTINUOUS MAY BE SPLICED BY LAPPING 42 BAR DIAMETERS IN CONCRETE AND 48 BAR DIAMETERS IN MASONRY WITH 24 INCH MINIMUM LAP IN EACH CASE, UNLESS NOTED OTHERWISE ON PLANS. ALL SPLICES WHEN DETAILED SHALL BE LOCATED WHERE SHOWN ON PLANS. 3. REINFORCING STEEL SHALL BE ACCURATELY PLACED AND SECURED IN POSITION WITH METAL OR CONCRETE BLOCKS, CHAIRS, SPACERS, ETC., AND WIRE TIES BEFORE PLACING ANY CONCRETE. 4. ADDITIONAL REINFORCING REQUIRED FOR ERECTION OF PRECAST CONCRETE PANELS SHALL BE ADDED PER THE CONTRACTOR'S DETAILS. 5. MINIMUM CONCRETE COVER FOR REINFORCING STEEL SHALL BE AS FOLLOWS, UNLESS NOTED OTHERWISE. A) CONCRETE BELOW GRADE OR IN CONTACT WITH SOIL: WHEN CAST AGAINST EARTH 3", WHEN FORMED 2". B) WALLS ABOVE GRADE:EXTERIOR FACE 1X", INTERIOR FACE 1". C) PRECAST CONCRETE ELEMENTS: AS DETAILED. D) CONCRETE SLAB ON GRADE: REINFORCING STEEL AT CENTER OF SLAB, UNLESS NOTED OTHERWISE. 6. REINFORCEMENT DETAILING SHALL BE IN ACCORDANCE WITH CBC SECTION 1907. 7. ALL TIE WIRES SHALL BE MINIMUM 16 GAUGE, BLACK ANNEALED, CONFORMING TO A.S.T.M. A82. 8. ALL REINFORCING BARS SHALL BE FREE OF RUST, GREASE OR OTHER MATERIAL LIKELY TO IMPAIR BONDING. 9. ALL BENDS IN REINFORCING SHALL BE COLD BENDS. NAILING AND FASTENERS 1. ALL NAILS AND FASTENERS SHALL BE CORROSION RESISTANT MEETING ASTM A153 CLASS D, HOT DIP GALVANIZED AND BE ACRYLIC ADHESIVE OR THERMAL PLASTIC RESIN LATEX ADHESIVE COATED. 2. ALL NAILS SHALL BE 16d (0.148" DIAMETER) HELICAL THREAD NAILS, WITH MINIMUM BENDING YIELD STRENGTH OF Fib = 90,000 PSI, U.N.O. 3. NAILING OTHER THAN ROOF OR FLOOR DIAPHRAGM SHOWN ON THE DRAWINGS SHALL BE IN ACCORDANCE WITH TABLE 2304.9.1 OF THE CBC. 4. NAILS FOR ROOF AND FLOOR SHEATHING SHALL HAVE A MIN OF 1X1" PENETRATION INTO THE FRAMING MEMBERS. 5. ALL HARDWARE SHALL BE CORROSION -RESISTANT COMPLYING WITH HDG G185 FINISH AND BE MANUFACTURED BY "SIMPSON STRONG -TIE CO., INC." (OR APPROVED EQUAL), AND SHALL HAVE A VALID ICC NUMBER ON THE PRODUCT. ANY DEVIATION FROM THE APPROVED PRODUCTS MUST BE APPROVED BY THE BUILDING DEPARTMENT, NOT BY THE FIELD INSPECTOR. 6. ALL HARDWARE SHALL BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. BLIND NAILING SHALL NOT BE ACCEPTABLE AND WILL BE REJECTED. 7. WHERE MECHANICAL OR ADHESIVE ANCHORS/DOWELS ARE INDICATED ON DRAWINGS: A) MECHANICAL ANCHORS SHALL BE STAINLESS STEEL HILTI KWIK BOLT KB -TZ AND BE INSTALLED IN ACCORDANCE WITH ICC ESR -1917 B) ADHESIVE ANCHORS SHALL BE HILTI STAINLESS STEEL "HIT-HY 200 MAX -SD" ADHESIVE INSTALLED IN ACCORDANCE WITH ICC ESR -3187 OR STAINLESS STEEL SIMPSON STRONG -TIE "SET -XP EPDXY" ADHESIVE INSTALLED IN ACCORDANCE WITH ICC ESR -2508. C) HOLES SHALL BE DRILLED WITH NON-REBAR-CUTTING DRILL BITS. D) CONTINUOUS INSPECTION IS REQUIRED FOR THE INSTALLATION OF THE ALL ANCHORS/DOWELS BY A REGISTERED SPECIAL INSPECTOR APPROVED BY THE BUILDING DEPARTMENT. THE INSPECTOR SHALL VERIFY THE INSTALLATION OF ANCHORS/DOWELS IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS INCLUDING CLEANLINESS OF DRILL HOLES AND PROPER EMBEDMENT. E) UNLESS NOTED OTHERWISE ON THE DRAWINGS, USE MINIMUM W DIAMETER AT 24" ON CENTER WITH A MINIMUM OF 5" EMBEDMENT. ANCHOR RODS 1. ANCHOR RODS/TIE-RODS SHALL CONFORM TO A.S.T.M. A722-95 GR 150 TYPE II THREADED REBAR AS MANUFACTURED BY DYWIDAG-SYSTEMS INTERNATIONAL (DSI) WITH DOUBLE CORROSION PROTECTION. 2. ROD TENSIONING: AFTER BACKFILLING & COMPACTING TO TOP OF ANCHOR BEAM, TENSION RODS TO 1,000#. COMPLETE BACKFILL & COMPACTION TO ROUGH GRADE & TENSION RODS TO 5,000#. GENERAL SPECIAL INSPECTIONS 1. PERIODIC (NON -CONTINUOUS) OR CONTINUOUS SPECIAL INSPECTION BY A CITY CERTIFIED DEPUTY INSPECTOR IS REQUIRED FOR THE FOLLOWING: A) SITE CONCRETE WORK (COPING & ANCHOR BEAM) :........... NON -CONTINUOUS. B) INSPECT SHEET PILE FOR LENGTH & DAMAGE : .................NON -CONTINUOUS. C) T & G LOCKING OF PANELS : ................................................ NON -CONTINUOUS. D) ANCHOR ROD TENSIONING :.................................................... NON -CONTINUOUS. E) GROUTING OF PVC SLEEVES : ................................................ NON -CONTINUOUS. F) PILING INSTALLATION :............................................................ NON -CONTINUOUS. G) HELICAL ANCHORS INSTALLATION IN ACCORDANCE WITH SECTION 2.4.2. OF ICC ER -2794: ........................................... NON -CONTINUOUS. SPECIAL INSPECTION IS REQUIRED FOR SEAWALL PANEL CONCRETE IF NOT CAST IN A CERTIFIED YARD. 2. CONTINUOUS SPECIAL INSPECTIONS IS REQUIRED FOR THE INSTALLATION OF ANCHOR BOLTS, ADHESIVE ANCHOR BOLTS, ADHESIVE DOWELS AND MECHANICAL ANCHORS IN ALL CONCRETE AND MASONRY WORKS. 3. SPECIAL INSPECTIONS SHALL BE DONE BY ONE OR MORE REGISTERED DEPUTY (SPECIAL) INSPECTORS, APPROVED BY THE BUILDING DEPARTMENT ONLY, HIRED AND PAID FOR BY THE OWNER. 4. SITE VISITS CONDUCTED BY THE ENGINEER ARE MERELY FOR OBSERVATION PURPOSE ONLY AND DO NOT CONSTITUTE AN INSPECTION. 5. TWO (2) PROPERLY COMPLETED AND SIGNED COPIES OF THE SPECIAL INSPECTION AGREEMENT MUST BE SUBMITTED TO THE PERMIT SERVICES DIVISION PRIOR TO ISSUANCE OF THE PERMIT. 6. AS A MINIMUM, THE DEPTH OF THE SEAWALL EMBEDMENT INTO THE GROUND SHALL BE AS SHOWN ON ELEVATIONS ON (S-1) AND MUST BE ACCURATELY MEASURED BY THE DEPUTY INSPECTOR. A COPY OF THE MEASUREMENT MUST BE SUBMITTED TO THE CITY & THE ENGINEER OF RECORD. 7. SPECIAL INSPECTION IS REQUIRED FOR ALL NEW CONCRETE AND MASONRY CONSTRUCTION, INCLUDING REINFORCING STEEL. ABBREVIATIONS A.B. ............ ANCHOR BOLT ON .............. DOWN A.C. ........... ASPHALT CONCRETE DP ................ DEEP A/C ............ AIR CONDITIONING D.S. ............ DOWNSPOUT A.C.P. ........• ASPHALT CONCRETE PAVING DWGS .......... DRAWINGS ADDL .......... ADDITIONAL (E) ............... EXISTING A.F.F. ......... ABOVE FININSH FLOOR EA ............... EACH ALUM .......... ALUMINUM E.F. ............. EACH FACE ALT ............ ALTERNATE ELEC ............ELECTRICAL INFORMATION ANOD ......... ANODIZED ELEV ............ ELEVATION ARCHT ........ ARCHITECTURAL EMBED ........ EMBEDMENT, EMBEDDED B.B. ............ BOTTOM OF BEAM E.N. ............. EDGE NAILING BET .............. BETWEEN EQ ............... EQUAL BLDG ............ BUILDING E.S. ............. EACH SIDE BLKG ........... BLOCKING E.W. ............. EACH WAY BM ............. BEAM EXIST ........... EXISTING B.N. ............ BOUNDARY NAILING EXP ............. EXPANSION BOT ............. BOTTOM EXT ............. EXTERIOR B.W. ............ BOTTOM OF WALL F.D. ............ FLOOR DRAIN C ................. CHANNEL FDN ............. FOUNDATION CANT .......... CANTILEVER F.F. ..............FINISH FLOOR C.G. ............... CENTER OF GRAVITY F.G. ............FINISH GRADE C.J. ............... CONSTRUCTION JOINT OR FIN ROOF BEAM TS CEILING JOIST ...............FINISH F.J. FLOOR JOIST CL ................. CENTER LINE .............. FLG TOP OF SLAB CLG .............. CEILING ............,.FLANGE REINFORCING CLR ............ CLEAR FLR .............. FLOOR C.M.U. ..,...... CONCRETE MASONRY UNIT F.O.C. .......... FACE OF CONCRETE COL ............ COLUMN F.O.M. .......... FACE OF MASONRY COMPO ........ COMPOSITION F.O.S. .......... FACE OF STUD CONC .......... CONCRETE F.N. ............. FIELD NAILING CONN .......... CONNECTION F.S. ............. FAR SIDE CONT .......... CONTINUOUS FT ............... FEET OR FOOT CONST ........ CONSTRUCTION FTG ............. FOOTING CORR .......... CORRIDOR GALV ........... GALVANIZED CTR ............ CENTER GA ............... GAUGE DBL ............. DOUBLE G.I. .............. GALVANIZED IRON DET ............. DETAIL GLB ............. GLU-LAM BEAM OF .............. DOUGLAS FIR GLP ............. GLU-LAM PURLIN D.F. ............ DRINKING FOUNTAIN GYP BD ........, GYPSUM BOARD DIAG ........... DIAGONAL HDR .............HEADER SIMILAR DIAPH ......... DIAPHRAGM HGR .............HANGER MECHANICAL DIA ............... DIAMETER HK. .............. HOOK DIM ............. DIMENSION HORIZ .......... HORIZONTAL W.W.F. ..........WELDED WIRE FABRIC H.P. ............. HIGH POINT HT ............... HEIGHT OFF ............. OFFICE T.F. ............. TOP OF FOOTING H.S. ............. HIGH STRENGTH OPNG ...........OPENING V) T.B. ............. TOP OF BEAM HVAC ........... HEATING/VENTILATING & OPP HD .......OPPOSITE HAND TG ............... TAPERED GIRDER 0 ae Z F AIR CONDITIONING O.S.F. .......... OUTSIDE FACE T.G............. TOP OF GIRDER IN INCH P.C. PIPE COLUMN . d INFO .......... INFORMATION PEN ............. PENETRATION THRU ........... THROUGH INT .............. INTERIOR PL ................. PLATE OR PROPERTY LINE T.L. ••••'•'••••••• TOP OF LEDGER J.B. ••••••'••••'• JOIST BEARING PILAS .......... PILASTER T.N. TOP OF NAILER J.G. ............. JOIST GIRDER PLYWD ......... PLYWOOD T.O. ..............TOP OF JST ............. JOIST PSF ............. POUNDS PER SQUARE FOOT T.O.P. ......... TOP OF PARAPET/PANEL JT ............. JOINT PSI ............. POUNDS PER SQUARE INCH T.O.S. TOP OF STEEL K.O. .............. KNOCK OUT P.T. ............. PRESERVATIVE TREATED .......• TOT ..............TOTAL L ................. ANGLE R.D. ............. ROOF DRAIN TRANSF TRANSFER LAT ............. LATERAL REBAR REINFORCING BAR ....... TRANSV ....... TRANSVERSE LDR ............. LEDGER R.B. ............. ROOF BEAM TS TUBE STEEL LG ••••••••••••••• LONG REQD ........... REQUIRED T.S. ............• •....•... TOP OF SLAB LLH •••••�� •����• LONG LEG HORIZONTAL REINF .......... REINFORCING T.W. TOP OF WALL LLV .............. LONG LEG VERTICAL REF ............. REFERENCE TYP •••..•.•.•••• TYPICAL LONGIT •••••••• LONGITUDINAL REV ••••••••••••• REVISION U.N.O. UNLESS NOTED OTHERWISE L.P. ............. LOW POINT R.J. ............. ROOF JOIST VERT .......... VERTICAL LT ............... LIGHT RM .............. ROOM V.I.F............ VERIFY IN FIELD MATL .......... MATERIAL R.O. ............. ROUGH OPENING W/ ............... WITH MAX MAXIMUM SCH SCHEDULE WD .............. WOOD M.B. ............ MACHINE BOLT SECT ........... SECTION W WIDE FLANGE MATL .......... MATERIAL ........... SHTGSHEATHING W/0 ............ WITHOUT MAX ............ MAXIMUM SHT ............. SHEET W.P................WORK POINT M.B. ............ MACHINE BOLT SIM .............. SIMILAR WR. ............. WATER RESISTANT MECH .......... MECHANICAL S.J. ............... SAWCUT JOINT WT WEIGHT MEZZ .......... MEZZANINE S.P. ...............SPLICE POINT W.W.F. ..........WELDED WIRE FABRIC MFD ............. MANUFACTURED SPA ............... SPACING X ................. EXTRA STRONG MFR ............. MANUFACTURER SPECS ......... SPECIFICATIONS XX ............... DOUBLE EXTRA STRONG MIN .............. MINIMUM SQ ............... SQUARE MISC ............ MISCELLANEOUS STAGG ........... STAGGERED M.F.O. .......... METAL FRAMED OPENING STD ............... STANDARD MLB ............. MICROLLAM BEAM STIFF ........... STIFFENER M.P.H. ..........MILES PER HOUR STL ............. STEEL MTL ............. METAL S.S. ............. SELECT STRUCTURAL SYMBOLS (N) ...........- NEW STRUCT ....... STRUCTURAL N.I.C. ........... NOT IN CONTRACT SYM .......... SYMETRICAL @ .............. AT N0. ......... .... NUMBER T & B ....... TOP & BOTTOM .............. CENTER LINE N.S. ............. NELSON STUD OR NEAR SIDE T & G ......... TONGUE & GROVE 4 ............. DIAMETER N.T.S. .......... NOT TO SCALE TEMP ........... TEMPERED .............. PLATE OR PROPERTY LINE O.0 . .............ON CENTER S .............. STEP IN FOOTING 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 ASSOCIATION PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. _- SumetPaekLn- -sumar Q Newport Beach, CA P3 Circle K (3 The A. o, V m v©Rownwani 'ra9o' 0°°o QHoag Hospital ve Conference Center ".g Chronic Tacos ',oast High way El PROJECT SITE a� Nl,.Porl Tont Bliss II. ya Ea �^9 Oda asp 11 1. g� baa - 6 Newport Isfantl-Park VICINITY MAP �e �� QShoPP�n9 rr, Starbucks Bear FI® Fish Company 76 r m SCOPE OF WORK: TO REPLACE THE EXISTING SEAWALL BY UTILIZING DYWIDAG TIE -BACKS CONNECTING THE NEW SEAWALL TO A NEW CONCRETE DEADMAN. NOTE TO THE BIDDERSi AFTER THOROUGHLY EXAMINING THE CONSTRUCTION DOCUMENTS AND THE SITE: 1. NOTIFY THE ARCHITECT AND/OR THE ENGINEER IN WRITING, REGARDING ALL DISCREPANCIES REQUIRING CLARIFICATION, PRIOR TO THE "BID SUBMITTAL". 2. IF THE ARCHITECT AND/OR THE ENGINEER IS NOT NOTIFIED, AS REQUIRED PER ITEM #1 ABOVE, IT SHALL MEAN THAT THE CONTRACTOR HAS CONSIDERED ADEQUATE CONTINGENCY IN HIS BID TO COVER ALL COSTS TO COMPLY WITH THE MOST STRINGENT CONDITIONS. 3. THE CONTRACTOR SHALL NOT BE ENTITLED TO ANY ADDITIONAL COMPENSATION FOR ANY DISCREPANCY DISCOVERED AFTER THE "CLOSE OF THE BID". w w C: > 0-) 4�P L 3�C Blp 5 .o ra SBP % V) U U wkj CO I- JO oa4 0 ae Z F 0 VICINITY MAP �e �� QShoPP�n9 rr, Starbucks Bear FI® Fish Company 76 r m SCOPE OF WORK: TO REPLACE THE EXISTING SEAWALL BY UTILIZING DYWIDAG TIE -BACKS CONNECTING THE NEW SEAWALL TO A NEW CONCRETE DEADMAN. NOTE TO THE BIDDERSi AFTER THOROUGHLY EXAMINING THE CONSTRUCTION DOCUMENTS AND THE SITE: 1. NOTIFY THE ARCHITECT AND/OR THE ENGINEER IN WRITING, REGARDING ALL DISCREPANCIES REQUIRING CLARIFICATION, PRIOR TO THE "BID SUBMITTAL". 2. IF THE ARCHITECT AND/OR THE ENGINEER IS NOT NOTIFIED, AS REQUIRED PER ITEM #1 ABOVE, IT SHALL MEAN THAT THE CONTRACTOR HAS CONSIDERED ADEQUATE CONTINGENCY IN HIS BID TO COVER ALL COSTS TO COMPLY WITH THE MOST STRINGENT CONDITIONS. 3. THE CONTRACTOR SHALL NOT BE ENTITLED TO ANY ADDITIONAL COMPENSATION FOR ANY DISCREPANCY DISCOVERED AFTER THE "CLOSE OF THE BID". w w C: > 0-) F- O W Q 1_0_ V) U U wkj CO I- JO O 0 0 ae Z F 0 W Lu W C) w = a#� o j Ld Of Cz W Q) Cud c CIO w E 3a 0 z No.0 66947 jZ J 0 a � PT CIV\ 9 T F 0 CA o \ F F 10/15/2018 • r r _I ct t _ I 'r 0 f. a M (.'7 N 7 C: > 0-) F- O W Q 1_0_ V) U U i 4 Q I- JO O 0 J = W Lu W C) w = C9 N m Z J Q CC W Cz W Q) Cud c CIO Q a In d � Lu 0� Lu U) z Z W W 0 Z co J O Z w i Q : U L CD w O W 0 co Z 7 - IL > O F- r') 0 Lu D_ F__ 1_0_ \_U Ld F U O Z 06 w I- JO O 0 < o O W Lu W C) w = C9 N m Z J Q CC W = C� Z Y co J J Q Qo0 Q) Cud c CIO Q a In Z � J 5 0 � Lu 0� Lu U) co Z U) - - > O O N r') O Of D_ F__ 1_0_ N Ld � O Z 0 Z 0 w Y 00 a 0 O 0 < o _ v SHEET OF SITE PLAN BULKHEAD ELEVATION (E) PL BLOCK WALL (N) 1"0 THREADED TIE -ROD TYP (TOTAL OF 3) (E) COPING AND SEAWALL TO REMAIN AND BE PROTECTED (N) CONIC STEM WALL (N) 1 "0 HORIZONTAL THREADED TIE -ROD BULKHEAD TO REMAIN (N) CONIC S-" (N) CONIC O (N) TIE -BAC PER PLAN (N) RETURN SEAWALL II I I I I II II II II I I II II II II - II II II II II II L — CHANNEL PL PARTIAL FOOTPRINT OF THE 1ST FLOOR OF THE PROPOSED STRUCTURE (UNDER SEPARATE PERMIT) T.O.S.= +9.00'NAVD88 (N) CONT CONIC DEADMAN PLIKNTER N69022'39" W I I I I ' I L__ I T 1 3'-0" 12'-0" 10' (t) I II II II II II II -o ll II II II II ll II II I 00 CR co 00 Lu L0 N O I I I I I I I PROPERTY LINE TYP I I I (N) BLDG ON THE ADJACENT LOT QD I U-) N I K 4y i OUTSIDE FACE SW -2 I ' OF (N) COPING 10' (t) I 30'-0"t I I � I I I I I I I I I I I I I 1 I I I I I I I I I I NEWPORT BAY (N) BULKHEAD, SEE SITE PLAN FOR LENGTH (E) FLOATING DOCK, PLATFORM AND GANGWAY TO BE REPLACED UNDER SEPARATE PERMIT R1 (E) BULKHEAD TO BE REPAIRED UNDER SEPARATE PERMIT T.O.N)CONIC STEM WALL ELEV- ---- +10.05't NAVD88=+10.23' MLLW (N) ANCHOR CONN TYP (E) DREDGE LINE (N) CONIC PANEL TYP (N) MAKE-UP CONIC PANEL. FIELD VERIFY PANEL WIDTH AND END CONDITION (TONG OR GROOVE) FOR A PROPER CONNECTION WITH THE ADJACENT (E) CONIC PANEL CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT I BUILDING DIVISION STRUCTURAL OBSERVATION GENERAL NOTES 1. STRUCTURAL OBSERVATION IS REQUIRED FOR THIS PROJECT IN _---__ —__—_-I--_ ACCORDANCE WITH DEC 1710. STRUCTURAL OBSERVATION IS THE VISUAL TYPE OBSERVER'S LETTERHEAD, STATE SITE ADDRESS, PIAN CHECK & PERMIT OBSERVATION OF THE. STRUCTURAL SYSTEM BY A LICENSED DESIGN Q " "PLANTER' . U4-1 `l CONSTRUCTION DOCUMENTS. JN� ALL STRUCTURAL OBSERVATION REPORTS, REGARDLESS OF FORM USED. 2. STRUCTURAL OBSERVATION DOES NOT WAIVE THE RESPONSIBILITY FOR THE 1 SHALL INCLUDE THE LICENSE STAMP & SIGNATURE OF THE STRUCTURAL REQUIRED INSPECTIONS BY THE CITY OF NEWPORT BEACH. LL OBSERVER RESPONSIBLE FOR THE PROJECT. 3. THE OWNER SHALL EMPLOY ALICENSED DESIGN PROFESSIONAL TO PERFORM 9. EACH STRUCTURAL OBSERVATION REPORT SHALL BE GNEN TO THE OWNER. STRUCTURAL OBSERVATION SITE VISITS, AND TO ISSUE ALL STRUCTURAL cz OR OWNER'S REPRESENTATIVE, PROJECT CONTRACTOR, AND THE BUILDING OBSERVATION REPORTS. u INSPECTOR. 4. THE DESIGN ENGINEER SHALL IDENTIFY THE REQUIRED STRUCTURAL 10. THE CONTRACTOR SHALL RESOLVE ALL DEFICIENCIES & THE FINAL OBSERVATION SITE VISITS ON THE STRUCTURAL OBSERVATION SCHEDULE. n STRUCTURAL OBSERVATION REPORT ISSUED PRIOR TO FINAL INSPECTION OR. (N) BLDG ON THE ADJACENT LOT QD I U-) N I K 4y i OUTSIDE FACE SW -2 I ' OF (N) COPING 10' (t) I 30'-0"t I I � I I I I I I I I I I I I I 1 I I I I I I I I I I NEWPORT BAY (N) BULKHEAD, SEE SITE PLAN FOR LENGTH (E) FLOATING DOCK, PLATFORM AND GANGWAY TO BE REPLACED UNDER SEPARATE PERMIT R1 (E) BULKHEAD TO BE REPAIRED UNDER SEPARATE PERMIT T.O.N)CONIC STEM WALL ELEV- ---- +10.05't NAVD88=+10.23' MLLW (N) ANCHOR CONN TYP (E) DREDGE LINE (N) CONIC PANEL TYP (N) MAKE-UP CONIC PANEL. FIELD VERIFY PANEL WIDTH AND END CONDITION (TONG OR GROOVE) FOR A PROPER CONNECTION WITH THE ADJACENT (E) CONIC PANEL CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT I BUILDING DIVISION STRUCTURAL OBSERVATION GENERAL NOTES 1. STRUCTURAL OBSERVATION IS REQUIRED FOR THIS PROJECT IN 7. IF THE GUYS FORM IS NOT USED, REPORTS SHALL BE ON STRUCTURAL ACCORDANCE WITH DEC 1710. STRUCTURAL OBSERVATION IS THE VISUAL TYPE OBSERVER'S LETTERHEAD, STATE SITE ADDRESS, PIAN CHECK & PERMIT OBSERVATION OF THE. STRUCTURAL SYSTEM BY A LICENSED DESIGN Q NUMBERS, STAGES B. ELEMENTS OBSERVED, DATE OBSERVED.& COMPLETE. PROFESSIONAL FOR GENERAL CONFORMANCE TO THE APPROVED U4-1 CONTACT INFORMATION FOR STRUCTURAL OBSERVER. CONSTRUCTION DOCUMENTS. 8. ALL STRUCTURAL OBSERVATION REPORTS, REGARDLESS OF FORM USED. 2. STRUCTURAL OBSERVATION DOES NOT WAIVE THE RESPONSIBILITY FOR THE 1 SHALL INCLUDE THE LICENSE STAMP & SIGNATURE OF THE STRUCTURAL REQUIRED INSPECTIONS BY THE CITY OF NEWPORT BEACH. LL OBSERVER RESPONSIBLE FOR THE PROJECT. 3. THE OWNER SHALL EMPLOY ALICENSED DESIGN PROFESSIONAL TO PERFORM 9. EACH STRUCTURAL OBSERVATION REPORT SHALL BE GNEN TO THE OWNER. STRUCTURAL OBSERVATION SITE VISITS, AND TO ISSUE ALL STRUCTURAL cz OR OWNER'S REPRESENTATIVE, PROJECT CONTRACTOR, AND THE BUILDING OBSERVATION REPORTS. u INSPECTOR. 4. THE DESIGN ENGINEER SHALL IDENTIFY THE REQUIRED STRUCTURAL 10. THE CONTRACTOR SHALL RESOLVE ALL DEFICIENCIES & THE FINAL OBSERVATION SITE VISITS ON THE STRUCTURAL OBSERVATION SCHEDULE. n STRUCTURAL OBSERVATION REPORT ISSUED PRIOR TO FINAL INSPECTION OR. 5. THE REQUIRED SITE VISITS SHALL AT A MINIMUM INCLUDE THE FOLLOWING: w ACCEPTANCE OF STRUCTURAL WORK BY THE BUILDING INSPECTOR. A. OBSERVATION OF THE FOUNDATION SYSTEM PRIOR TO FINAL CONCRETE 11. THE FINAL STRUCTURAL OBSERVATION REPORT SHALL STATE THAT THE POUR; £ STRUCTURAL SYSTEM CONFORMS TO THE APPROVED CONSTRUCTION B. OBSERVATION OF BUILDING FRAMING PRIOR TO CALLING FOR THE CITY QLL] LLJ (n DOCUMENTS & THAT ALL PREVIOUSLY OBSERVED DEFICIENCIES HAVE. BEEN OF NEWPORT BEACH "COMPLETE FRAMING INSPECTION%AND, w CA CORRECTED. C. FINAL OBSERVATION OF THE COMPLETED STRUCTURE. 12. FINAL INSPECTION OR. OTHER ACCEPTANCE OF THE STRUCTURAL SYS TEM ADDITIONAL SITE VISITS MAY BE NEEDED AS DETERMINED BY THE DESIGN OR E,WIVENOT OCCUR UNTIL THE BYTHE CHIEF BUILDINGAL ENGINEER o�N SOFFICIAL, REPORT IS FINAL REPORTN RECEIVES. T RALSTRUCTURALOBVER SHAM PREPARE STRUCTURAL OBSERVATION 6. THE STRUCTURAL SERVER SHALLSTRUC 13. THE LICENSED DESIGN PROFESSIONAL ICENSED DESIGN PRO ES RESPONSIBLE CHARGE SHALL H REPORT FOR EACH STAGE OF CONSTRUCTION OBSERVED. THE CITY OF IO NT PREPARE ALL CONSTRUCTION DOCUMENT CHANGES RELATING TO THE NEWPORT BEACH 'STRUCTURAL OBSERVATION REPORT' FORM, R A CI STRUCTURAL SYSTEMS. REVIEW 8 APPROVAL OF SUCH CHANGES BY THE SIMILARLY FORMATTED REPORT, SHALL BE USED FOR ALL STRUCTURAL � CHIEF BUILDING OFFICIAL, OR DESIGNEE, SHALL BE OBTAIN BY DESIGN OBSERVATION REPORT. as PROFESSIONAL ATTHE CONTRACTOR PRIOR TO INSTALlAT10N ANOIOR. w ANMD CONSTRUCTION OF SAID CHANGES. STRUCTURAL OBSERVATION SCHEDULE SITEADDRESS: 3900 CHANNEL PL PC #: TO BE COMPLETED BY THEDESIGN ENGINEER, AND INCLUDED ON THE CONSTRUCTION DRAWINGS. BASED ON THE PROJECT SCOPE,PLEASE IDENTIFY THE ELEMENTS ANDIOR CONNECTIONS THAT REQUIRE STRUCTURAL OBSERVATION. SPECIFY THE INTERVAL OR STAGE OF CONSTRUCTION WHEN THE STRUCTURAL OBSERVATION WILL BE PERFORMED. TYPE STRUCNDIOR ELEMENTS SCHEDULED INTERVAL OR STAGE OF CONSTRUCTION Q CONNECTIONSURAL CONNECTIONS TO BE OBSERVED TO SERVED • U4-1 DFOOTINGS, SLAB FOUNDATION, ANCHORS \ w00 g D MAT FOUNDATION, PRESTRESSED CONC. SLAB w � y w 1 [I CAISSON, PILE, GRADE BEAM a LL = N • Z O ® OTHER: CONCRETE COPING. N, & PRIOR TO POURING CONCRETE cz 7E -BACKS CONNECTIONS IONS TTO THEM U u ❑ CONCRETE rf — 3 D MASONRY w o z n w T w ❑WOOD OR MANUFACTURED SHEAR PANELS O n 11 OTHER: W £ D STEEL MOMENT OR BRACED FRAME QLL] LLJ (n D CONCRETE MOMENT FRAME CL Z w CA o ca Z ❑. MASONRY WALL FRAME O U o�N D OTHER: D CONCRETE sz U CI ❑STEEL DECK Q � - as j w D WOOD 35 a 0 D OTHER! FINAL D FINAL OBSERVATION& REPORT o FpPoA45FWCNR40BYMP1q�GEHEWYNOlE585CxEWlE 11.H-�I R APPLY DETAIL W- AT THE ENTIRE PERIMETER OF ANY EXCAVATED MATERIAL PILED UP AT THE PROJECT SITE IN COMPLIAQNCE WITH ITEM 6 UNDER "EROSION CONTROL NOTES" ON SHEET S-0. N.T.S. NOTE: CHIP -OUT AND REMOVE MINIMUM 3'-0" OF EXISTING CONCRETE COPING, EXPOSE INNER CURTAIN OF CONTINUOUS REINFORCEMENT AND SPLICE IT WITH THE NEW COPING REINFORCEMENT REBARS. N.T.S. I V Lu Lu Q 0 H Q \ Lo O 3� 0 5d tea` O w Q 10/15/2018 • U4-1 U \ w00 a€ J w � y w 1 � a = = N • Z O N We z € — 2 cz d U u a rf — Q H w o z n w T U 1 O M N a W £ �:: w 06 Q QLL] LLJ (n O co CL Z w CA o ca Z a O U o�N O sz U CI 5 � Q - as j w uw 35 a w z ago 5 o � O I— 0 LJ ,X a a° Lu O z FESSi �UCI H Q O o O w Q 10/15/2018 • U4-1 U \ w00 1 J w � y w 1 m o = = N • �n =n r. l G r — 2 cz d U — —n a rf — Q _O — — — n w T 1 O M N a Z O H Q O o O w Q \ n L U4-1 U \ w00 4 J w � y w w m o = cz d U a J Q z w w Q Zo O ww w= Z U Y m J m Q Z 00 �:: w 06 Q QLL] LLJ (n O co CL Z w CA a 70 _ U 0 Q CD w iw o z o � Z O H Q O o O I— \ n N — LLQ W o \ w00 O Z Z Q w � y w w m o T U z Q U �O X Q Zo O ww w= Z U Y m J m Q a) co -T c m Q U cp � U U � oa- �:: w 06 Q QLL] LLJ (n O co CL Z w CA O co Q O o O I— \ n N — LLQ W o \ w00 O Z Z Q w � y w o 0 m o T SHEET OF 3� so Lu Q 11" 7" A T (N) BLDG WALL, o\ (N)CONC U CONC SLAB &FTG CORRUGATED PVC 3" CUR ALL - STEM WALL, SEE DETAIL 3'-0" MIN (N) 6" CONC WALL UNDER SEPARATE ` 3-#6 CONT EA FACE SHEATHING (SHOP AROUND TYP PLANTER WIDTH W/#4@18" O.C. EA WAY PERMIT z GROUTED FULL LENGTH) (6)#6 CONT o NIR E q z #4 TIES TYP T.O. N WALL ELEV=+10.05't - - m b_ - ROD COUPLER -1' "! G - - - (OPTIONAL), SEE NAVD88=+10.23' MLLW A I I (N) CONC DECK PER PLAN T.O. (N) SLAB ELEV=+9.0' z o_ o bu ZO o za ZO _ • J a T I I ,SLOPE PER CIVIL SLOPE PER CIVIL, - - - - - NAVD88=+9.18't MLLW o o a a wa z Ngo + -- =r Tn7i I-rini�irr=in__ �III=III=III=III-III=III=III=III-''' w w`a` a -- o - HIGHEST HIGH TIDE I +I -1llillII1= ( -III=111=111=111=111=111=III- =III=111_111-III=III-1T- o 3 g o <� g =+7.50' M.L.LW. E• AREA DRAINw Di • of _ z — (N'G' �•' I EQ EQ (N) CONT PER CIVIL TYP (N) #4 x 1'-O" LG z w z keg • ' --1-- CONC FTG @ 18" O.C. o L oe I T.O. (N) COPING ELEV=+6.31' W/(2)#4 CONT ADHESIVE DOWELS J a w 7Q (2)#5 BOTH WAYS o ` -H NAVD88=+6.49't MLLW =III -III=' _ 4" EMBED �, ie @ ANCHOR RODS II _ FOR (N) CONT ANCHOR PLATE 1 x6Yzx6Yz o o - - _________ CONC DEADMAN a a a G W/ANCHOR NUT BEHIND (2)#5 - N o I mummumm TYP SEE B g"g 2-#5 EA WAY x V-6" LONG _- VERT & HORIZ BARS TIES @ 16" O.C. z MEAN HIGH TIDE I I - =+4.65' M.L.LW. 'n @ EACH ANCHOR ROD #4 I 2'-0" WIDE QROFESS/�/ NOTE = I I FTG ����oRlssaGq B FOR INFORMATION NOT SHOWN, SEE DETAILe. NOTE: A FOR INFORMATION NOT SHOWN, SEE DETAILS e & K e . CENTER LINE OF CONN TYP L _ _ J Q�No.0 66947Zn � o (E) DREDGE LINE/MUDLINE II! (N) TIE -BACK PER k k sTgT CIV ��\P FOF DEADMEN ELEVATION N.T.S. SECTION NAT DEADMEN N.T.S. Ilf- PLAN TYP FOR TYP � CALIF =1TI=III=III=III-III-III-III= 11=III- COUPLER, WHERE READ, 10/15/2018 EQ EQ COUPLER 1=1 I1=1I 1=1 1=1 1=1I '' TIII-III=III=III- 1i -1-I 1=1TI I I 1=1 =III= SEE G • MEAN LOWER LOW WATER =41 -III illl= I1=11 r =+0.00' M.L.LW. 11=111- =1II- 11=1' INSTALL FILTER CLOTH AT CORRUGATED PVC SHEATHING ---- ---- 11= I' PANEL JOINTS PER NOTES SHOP GROUTED FULL LENGTH � r ON SHEET S-0 WITH THE FOLLOWING GROUT MIX: (' ) 72�L�AYE�RS 1 BAG (94 LBS.) TYPE III u HEAT SHRINK SLEEVE EEVE PORTLAND CEMENT •'y _-, _c r. y� z CENTERED OVER COUPLER 4.5-5 GAL WATER r - ^ L OF MOLDABLE DENSO TAPE (N) CONC PANELS TYP 0.75 LBS. INTRUSION AID LS (') DELETE GROUT SLEEVE ON OVER BARE BAR AND COUPLER C) -n t FIELD CUT TENDONS FT-SPACE TSPACE BETWEEN COUPLER AND BAR^ - TO BE COMPLETELY FILLED WITH Q o ^- CORROSION INHIBITING GREASE SEE PLAN 1'-6" COUPLER INSTALLATION PROCEDURE: PREPARATION FOR FIELD CUT BARS:, 1. APPLY CORROSION INHIBITING GREASE TO THE BARE ENDS OF 1. CUT CORROSION PROTECTION AND THREAD BAR WITH AN a THE BARS AND THE INSIDE OF THE COUPLER. ABRASIVE SAW (DO NOT USE A TORCH). 2. CONNECT THE TWO BAR ENDS WITH THE COUPLER. EACH END t Y4' CAREFULLY REMOVE 6" 2. ( ) CORRUGATED AND CEMENT SHALL BE SCREWED INTO THE COUPLER HALF THE LENGTH OF THE COUPLER. GROUT FROM THE END OF THE NEW CUT. NOTE : 3. TORQUE BAR ENDS TOGETHER (200 FT. LBS). 4. ADD ANOTHER COAT OF GREASE TO BARE BAR AND COUPLER IN CASE IF PROPOSED BUILDING FOOTINGS INTERFERE AND WRAP WITH TWO LAYERS OF DENSO TAPE. WITH THE TIE -BACKS, DEEPEN FOOTINGS PER <•`) 5. CENTER HEAT SHRINK SLEEVE OVER COUPLER AND APPLY STRUCTURAL ENGINEER OF THE BUILDING REQUIREMENTS CO HEAT UNTIL SLEEVE IS FULLY RECOVERED. AND PROVIDE SCHEDULE 40 PVC SLEEVES FOR MINIMUM N 2" CLEAR DISTANCE AROUND TIE -BACKS. p� W Q 0 DCP COUPLER DETAIL N.T.S. G TYPICAL SECTION N.T.S. K4 U -1a RAPID SET NON -z ANCHOR NUT. SHRINK GROUT 1" MIN W Q ?j Z W m TORQUE AS u REQD BEFORE COVER CONC COPING :J � Z � 4'-0" U.N.O. GROUTING -' � o SEAL AROUND HOLE Q 2 0 BEFORE GROUTING Q () d CORRUGATED PVC w O SHEATHING (SHOP z L W m GROUTED FULL LENGTH o co Z I 2 BAGS MIN. SANDBAGS (TYP) DYWIDAG THREADBAR GROUT TUBES PER PLAN oroo- CHAMFER TYP Y2" 'v' REVEAL CLOSED TIES TYP TYPICAL SECTION TYPICAL ELEVATION MAX 8'-0" O.C. BEARING PLATE • • 0 1x8" SQ 5" I.D. STD PIPE M CONT VERT REINF SLEEVE WELDED TO SANDBAG VELOCITY REDUCER DETAIL (N) EPDXY COATED #4 CONT (N) #4 EPDXY COATED VERT @ 12" O.C. AT EACH FACE TYP �/4 BEARING PLATE Q ® MAX 12" O.C. 6"t GROUT SLEEVE BLOCKOUT WALL FOR W ANCHOR CONN. AFTER 12" THICK • • IE E Q CA CAST -IN-PLACE CONC (N) CONC PANEL SURFACE BONDING C� C)STEM/RETAINING WALL Z O (N) 16" WIDE CONC COPING 1" MIN RAPIDAGENSET NON- SHRWITIIN J W/(6)#6 EPDXY COATED a AFTER STRESSING GROUT 3 2 CONT REBARS IN #4 CLOSED cf) C) VELOCITY REDUCER DETAIL N.T.S. L CUR CLR • • TIES @ 24" D.G. Q BLOCKOUT DETAIL N.T.S. Q X Q CSO W W CN Yz" HORIZ "V" REVEAL AT (N) GRAGE/PLANTER Y N T.O. (N) COPING ELEV PER PLAN CONT EVENLY SPACED Y ------- — I—III—III-III-III- 771L_(4)#5 @BACK FACE AT 4'-Q' = U Q �— J c>3 U v WIDE PANEL TYP D ADD (1)#5 CONT FOR EA 0 m TWO ROWS OF SANDBAGS• w ADDITIONAL FT OF PANEL Z N THREE BAGS HIGH e ' N WIDTH, WHERE OCCURS J ONE ROW OF SANDBA 3S FOR BLOCKOUT AT ANCHOR tQ lY" 4'-0" U.N.O. C U (0 m Q TWO BAGS HIGH PLATE SEE DETAIL Q CA T E OF SLOPE --- - -------�----------------------------------------------------- --------- - ALA ZYp" CUR 3Y„ TYP J U J - V W O SLOPE .,.. 6 • - N W O TYP (n co Z D I,V • I M M M (N) TIE -BACK • • • • 00 o 00 - Q > > 0 100' MAX. NE ROW OF CURB FACE, SANDBAGS PER PLAN "� N w WHERE OCCURS 3°t w TWO BAGS o HIGH (N) CONC PANEL o U N \ o z W TOE OF SLOPE PROTECTION DETAIL - #4 CLOSED TIES @ 12" O.C. 00 m Q SEAWARD FACE (4)#5 CONT EVENLY SPACED M SHEET OF OF PANEL @ FRONT FACE AT 4'-0" N WIDE PANEL TYP NOTE: 1'-0" ADD (1)#5 CONT FOR EA THIS DETAIL SHALL APPLY AT THE ENTIRE PERIMETER OF ANY EXCAVATED ADDITIONAL FT OF PANEL MATERIAL PILED UP AT THE PROJECT SITE IN COMPLIANCE WITH ITEM 6 WIDTH, WHERE OCCURS UNDER "EROSION CONTROL NOTES" ON SHEET S-0. SW -2 TOE OF SLOPE PROTECTION N.T.S. R SECTION AT STEM WALL N.T.S. T TYPICAL BULKHEAD PANEL N.T.S. U TYPICAL PANEL SECTION N.T.S. V so