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HomeMy WebLinkAbout20200121_Plans_42x30 and 36x24Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00" Distance N E 1 1 A101 SIM R @ 7 1/2"20 1i NORTH ARROW PROPERTY LINE TAG SECTION INDICATOR ROOM TAG (NAME / AREA) CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG WINDOW TAG DOOR TAG WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) ALUMINUM CONCRETE EARTH GYPSUM -PLASTER INSULATION -RIGID MASONRY -BRICK/STONE MASONRY -CONCRETE BLOCK PLYWOOD / GLU-LAM TIMBER SAND STEEL WOOD JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT T-1.0 01/20/20 2701 -2019TITLE SHEETLISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT T-1.0 01/20/20 2701 -2019TITLE SHEETLISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON REF. 8/T-1.0FLOOR AREA HEIGHT NBMC (NEWPORT BEACH MUNICIPAL CODE) CALIFORNIA CODES: 2016 CRC, 2016 CFC, 2016 CEC, 2016 CPC, AND 2016 CMC, 2016 CAL GREEN R-3 / U 1-HR. CODES: OCCUPANCY CLASSIFICATION OCCUPANCY SEPARATIONS (GARAGE) OCCUPANT LOAD TYPE OF CONSTRUCTION OWNER: ARCHITECT: N/AALLOWABLE BLDG. AREA (PER CBC TBL. 503) FLOOR & FLOOR-CEILINGS N/A BRANDON ARCHITECTS, INC. 151 KALMUS DR. STE. G-1 COSTA MESA, CA 92626 P: 714.754.4040 WWW.BRANDONARCHITECTS.COM STRUCTURAL ENGINEER:CIVIL ENGINEER: GENERAL CONTRACTOR:LANDSCAPE DESIGNER: SURVEYOR:SOILS ENGINEER: SITE 1 UNIT V-B -SPRK'R. 3 STORY THE SUBJECT HOME IS LOCATED IN NEWPORT BEACH, CA. THE HOME IS LOCATED SOUTH OF PACIFIC COAST HIGHWAY ON CIRCLE DR. THE LOT IS A CORNER LOT, IT IS ZONED R-1 AND IS APPROXIMATELY 7,977 S.F. THE PROPERTY INCLUDES A SINGLE FAMILY RESIDENCE TO BE DEMOLISHED. THE PROPOSED NEW DESIGN OF A SINGLE FAMILY RESIDENCE WILL BE THREE-STORY OF APPX. 6,230 S.F. (5,560 S.F. LIVING AND 671 S.F. GARAGE). THE HOME WILL BE WOOD FRAMED WITH A CONVENTIONAL SLAB FOUNDATION. THE PROJECT WILL BE OF A TRADITIONAL DESIGN WITH THE USE OF WOOD SIDING, STONE VENEER AND WOOD ACCENT ELEMENTS. THE HOME WILL INCLUDE BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR AND OUTDOOR LIVING SPACES, KITCHEN, DINING, GREAT ROOM, PANTRY, MASTER SUITE WITH ENSUITE BATH AND WALK-IN-CLOSET, (2) POWDER BATHS, 4 SECONDARY BEDROOMS WITH ENSUITE BATHS, LAUNDRY, BONUS ROOM AND A ROOF TOP DECK. PARKING WILL BE PROVIDED IN THE FORM OF A THREE-CAR GARAGE. FIRE SPRINKLER: NFPA 13D YES DEFERRED SUBMITTALS 8PROJECT STATISTICS 5 3 1 249 10 AGENCIES & PUBLIC SERVICES VICINITY MAP/ PROJECT DESCRIPTION MATERIAL LEGEND ANNOTATION LEGEND CODE REVIEW SHEET LISTSITE INFORMATION11 7 6SPECIAL INSPECTIONS PROJECT DIRECTORYPROJECT DIRECTORY PROJECT DESCRIPTION: LISENBEE RESIDENCEBRANDON ARCHITECTS, INC.GARY AND MARY LISENBEE 840 NEWPORT CENTER DR. STE. 600 NEWPORT BEACH, CA 92660 P: 949.322.6446 PATTERSON CUSTOM HOMES ANDREW PATTERSON 15 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 P: 949.723.1800 DAVID A PEDERSEN INC. LANDSCAPE ARCHITECT 20271 ACACIA ST., STE. 120 NEWPORT BEACH, CA 92660 P: 949.241.8999 WWW.DPLANDSCAPE.COM BUILDING AREA SCHEDULE NAME AREA COMMENTS FIRST FLOOR 3035 SF SECOND FLOOR 2196 SF THIRD FLOOR 328 SF 5560 SF THREE CAR GARAGE 671 SF 671 SF GRAND TOTAL 6230 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS FRONT PATIO 1317 SF BALCONY 148 SF VIEW DECK 616 SF Grand total 2081 SF APEX LAND SURVEYING, INC. PAUL CRAFT, LIC. NO. 8516 HUNTINGTON BEACH, CA 92646 P: 714.488.5006 F: 714.333.4440 COAST GEOTECHNICAL, INC. MING-TARNG CHEN 1200 W. COMMONWEALTH AVE. FULLERTON, CA 92833 P: 714.870.1211 E: COASTGEOTEC@SBCGLOBAL.NET SHEET #DRAWING TITLE T-1.0 TITLE SHEET T-1.1 GENERAL ARCHITECTURAL NOTES T-1.2 SUPPLEMENTAL NOTES & DOCUMENTS SUR TOPOGRAPHIC SURVEY A-0.0 ARCHITECTURAL SITE PLAN A-0.3 GRADE PLANE EXHIBIT C2 PRECISE GRADING PLAN C4 EROSION CONTROL PLAN L-1 LANDSCAPE COVER SHEET L-2 CONSTRUCTION PLAN L-3 CONSTRUCTION DETAILS A-1.0 3-DIMENSIONAL VIEWS A-2.0 MAIN LEVEL FLOOR PLAN A-2.1 SECOND LEVEL FLOOR PLAN A-2.2 THIRD LEVEL FLOOR PLAN A-3.0 ROOF PLAN A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-4.1 EXTERIOR ELEVATIONS A-5.0 BUILDING SECTIONS INTERIOR DESIGNER: DIG ALERT: 1.800.227.2600 SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 SOUTHERN CALIFORNIA GAS: 1.800.427.2000 CITY WATER & SEWER: 1.949.644.3011 PACIFIC BELL TELEPHONE: 1.800.750.2355 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.: 1.949.644.3311 CITY OF NEWPORT BEACH PLANNING DEPT.: GENERAL INFOMATION: 1.949.644.3200 ZONING INFORMATION:1.949.644.3204 CITY OF NEWPORT BEACH BUILDING DEPT.: GENERAL:1.949.644.3275 PERMITS:1.949.644.3288 INSPECTIONS:1.949.644.3255 NEWPORT BEACH FIRE DEPARTMENT:1.949.644.3106 ORANGE COUNTY HEALTH SERVICES:1.714.834.3882 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) 1.LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE SUBMITTAL (FOR H.O.A. PURPOSES). 2. WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. 4. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 5. FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 6. GLASS GUARD/HANDRAILS 1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD 2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS LEGAL DESCRIPTION: LOT INFORMATION: ZONED: R-1 SITE AREA:7,977 S.F. BUILDABLE AREA: 5,300 S.F. TOTAL ALLOWABLE AREA: 2.0 x 5,300 S.F. = 10,600 S.F. TOTAL THIRD FLOOR ALLOW ABLE: 5,300 S.F. X .15 = 795 S.F. TOTAL OPEN SPACE REQ'D.: 5,300 S.F. X .15 = 795 S.F. (7' -6" HT MIN.) OPEN SPACE PROVIDED: 2,806 S.F. EXISTING BUILDING INFORMATION: EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED EXISTING S.F. = 2,315 S.F. (782 S.F.) GARAGE (3 BEDS. TTL.) ZONING INFORMATION: APN: 049-175-11 LOT 27 IN TRACT NO. 1102, AS SHOWN ON A MAP RECORDED IN BOOK 35, PAGE 36 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY. COASTAL CALCULATIONS: 5.300 S.F. X 2 = 10,600 S.F. ALLOWABLE (6,230 S.F. < 10,600 S.F. = 4,370 S.F. SURPLUS) 2701 CIRCLE DR, NEWPORT BEACH, CA 92663 TITLE 24 CONSULTANT: NO. REVISION DATENO. REVISION DATE C.N.B. SETBACK FRONT SETBACK: 10 FT. REAR SETBACK: 10 FT. SIDE SETBACK: 4 FT. FORKER ENGINEERING TOM RUIZ 22311 BROOKHURST ST. HUNTINGTON BEACH CA 92646 P: 714.963.6793 HERITAGE ENERGY GROUP RUDY SAINS 470 WALD, IRVINE, CA 92618 P: (949) 789 -7221 F: (949) 789 -7222 ESI/FME FARHAD MANSHADI 1800 EAST 16TH STREET UNIT B SANTA ANA, CA 92701 P: 657.335.4112 BROOKE WAGNER DESIGN BROOKE WAGNER 2732 E. COAST HWY. STE C CORONA DEL MAR CA 92625 P: 949.612.2716 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT T-1.1 01/20/20 2701 -2019GENERAL ARCHITECTURAL NOTESLISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON 1GENERAL NOTES ABBREVIATIONS 2 DEFINITIONS: SPECIFICATIONS SHALL MEAN: WRITTEN SPECIFICATIONS IN THE PLANS OR THE "PROJECT MANUAL" (IF PROVIDED FOR THIS PROJECT) CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME. CONTRACTOR SHALL MEAN: GARY AND MARY LISENBEE ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., CHRISTOPHER BRANDON PRINCIPAL OWNER SHALL MEAN: (AS USED IN THESE SPECIFICATIONS) LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT 1. CODES/GENERAL PROVISIONS: ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY W ITH ALL PROVISIONS OF THE APPLICIABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL NOT BE LIMITED TO THOSE AS LISTED IN "CODE REVIEW" BOX. (T-1) ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING: THE BUILDING CODES, 2016 EDITIONS, AS ADOPTED BY CALIFORNIA, ALL APPLICABLE RELATED SPECIALTY CODES. THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 7 OF THE CALIFORNIA CIVIL CODE (THE "RIGHT TO REPAIR ACT"). ANY WORK TIME RESTRICTIONS IMPOSED BY THE CITY OF NEWPORT BEACH. THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS. 2. FEES: CONTRACTOR AND HIS SUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING PLANCHECK FEE AND REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE. 3. CONTRACTOR'S SURVEY: CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS. 4. COORDINATION OF CONSTRUCTION: CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR AGREES TO BIND EVERY SUB-CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK. 5. CLEAN-UP: ALL SUB-CONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR. 6. TESTS AND PERMITS: CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME. 7. GUARANTEES: CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORK AND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS. IT IS UNDERSTOOD BY CONTRACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND WARRANTY PERIODS. CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL OTHER WORK DAMAGED AS A RESULT THEREBY WILL BE EXECUTED IN A TIMELY MANNER AT THE CONVENIENCE OF THE OWNER AND WITHOUT COST TO OWNER. 8. WAIVER OF LIENS: CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUB-CONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE. 9. ROLL OF ARCHITECT DURING CONSTRUCTION: THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS AGREEMENT WITH OWNER AND RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS, OR ANY OF THEIR AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK. ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN WITHIN (10) CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER. 10. A.I.A. GENERAL CONDITIONS: THE CURRENT GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY AS THOUGH IT WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE "GENERAL NOTES" ON THIS SHEET ARE INTENDED TO SUMMARIZE AND COMPLIMENT THE A.I.A. GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN WORDING OCCUR. 11. EXTRAS: OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER, ARCHITECT AND CONTRACTOR. BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL. 12. SUBSTITUTIONS: SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM "OR EQUAL" IS USED IN DRAWINGS OR SPECS IT SHALL BE UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. 13. INSURANCE: CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROADFORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION. 14. SCOPE OF DRAWINGS AND SPECIFICATIONS: THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS. IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICALBE TO OTHER TRADES. IN CAS OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL, AND THE ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE ERRORS AND 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 ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (e.g. SCHEMATIC ELECTRICAL PLANS). 15. DIMENSIONS ON DRAWINGS: FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS. DRAWINGS ARE NOT TO BE SCALED 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 MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR" IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (+/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90° OR 45° UNLESS NOTED OTHERWISE. 16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS: SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-1997; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL. ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING. CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA, THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED 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 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, REVIEW ED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT REVIEW. SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH. 17. ERRORS AND OMISSIONS: ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY SET FORTH IN BOTH. 18. BARRICADES: CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES. 19. TEMPORARY BRACING: AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING, FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER. CONTRACTOR AND HIS 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 SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION AND APPLICATION REQUIREMENTS. 21. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON. 22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES. 23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS. 24. USE 2x6 MINIMUM STUDS FOR PLUMBING WALLS 25. 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 APPV. 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. @ SHOWERS & TUBS. 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 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. 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, 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- VALUE. 31. ON PROJECTS WITH EXCAVATIONS THAT WILL BE LOWER THAN ADJOINING PROPERTIES, 30 DAY NOTICE IS LEGALLY REQUIRED BY THE OWNERS & CONTRACTORS TO THE 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. 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 34. SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOWING HAZARDOUS LOCATIONS: CBC 2406.3 A. SWINGING AND SLIDING DOORS B. WHEN LOCATED WITHIN 60- INCHES OF THE FLOOR SURFACE IN TUBS, SHOWERS, SUANAS, OR STEAM ROOMS. C. WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF DOORS AND WITHIN 60-INCHES OF WALKING SURFACE. 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. E. ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36-INCHES HORIZONTALLY OF WALKING SURFACE AND WITHIN 60-INCHES ABOVE WALKING SURCFACE. F. ADJACENT TO STAIRWAYS WITHIN 60-INCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60-INCH ABOVE NOSE OF TREAD. 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 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 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 BACKING FOR TILE. CBC 1210.3 38. MIN. 5/8" TYPE 'X' MOISTURE RESISTANT GYPSUM W ALL BOARD IN ALL BATHROOMS AND KITCHENS 39. EXTERIOR LATH AND PLASTER: PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING. CBC 2510.6 40. THE WATER HEATER BURNER TO BE AT LEAST 18-INCHES ABOVE THE GARAGE FLOOR, IF LOCATED IN A GARAGE. CPC 508.14 41. PROVIDE A 3-INCH DIAMETER BY 3-FOOT TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF W ATER HEATERS IN GARAGE. CPC 508.14 42. WATER HEATERS TO BE STRAPPED AT TOP AND BOTTOM WITH 1-1/2" X 16 GAUGE STRAP WITH 3/8" DIA. X 3" LAG BOLT EACH IND. CPC 508.2 43. DRYER: 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 PROVIDE A MIN. 100 SQ.IN. OPENING IN THE DRYER DOOR. CMC. 504.3.2 44. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R314.3): 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. 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 SINK/LAUNDRY SINK TO BE PROTECTED BY GROUND FAULT CIRCUIT INTERRUPTER (GFCI) CEC 210.8 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 >50%. 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 R1005.4NG. CMC (802.5.2.4) PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX IN A 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 WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS. 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. 56. LAND. WALLS LOCATED IN FRONT AND BACK OF PROPERTY SHALL NOT EXCEED 42" HT. REFER. LAND. DWGS FOR LOC'T. 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." 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 TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS. HEATING VENTILATING/AIR COND. DRINKING FOUNTAIN/DOUGLASS FIRD.F. EA. E.P. ENCL. EMER. ELEV. ELEC. EL. E.J.E. DWG. D.S.P. D.S. DR. DN. DIM. DIAG. DIA. EACH EXPANSION JOINT ELEVATION ELEVATOR EMERGENCY ENCLOSURE ELECTRIC PANEL ELECTRIC DIAMETER DIAGONAL DIMENSION DOWN SPOUT DRY STAND PIPE EAST, ENTRY DOWN DOOR DRAWING DET. DEPT. DBL. CTR. CTSK. CORR. CONT. CONST. COND. CONC. CNTR. CLR. CLKG. CLG. C.J. C.I. CHG. CHAN. C.G. CEM. C.B. CAB. CONCRETE CONDITION CONSTRUCTION CONTRACTOR/ CONTINUOUS CORRIDOR, CORROSIVE COUNTERSUNK DEPARTMENT COUNTER CENTER DOUBLE DETAIL CATCH BASIN CORNER GUARD CAST IRON CONTROL JOINT/ CONST. JOINT CAULKING CABINET CEMENT CHANNEL CHANGE CEILING CLEAR LOAD FROM ABOVE JANITOR KITCHEN LANDSCAPED AREA LABORATORY LAMINATE LAVATORY POUNDS LEFT HAND LOCKER LUMINOUS MAINTENANCE MASONRY LBS. LFA MAS. MAINT. LUM. LT. LKR. L.H. LIGHT LAV. LAM. LAB. L.A. L. KIT. JST. JT. JAN. JOINT JOIST LOW/LINEN HOSE BIB HOLLOW CORE HARDWOOD HARDWARE HEIGHT HOLLOW METAL GALVANIZED IRON GLU-LAM BEAM GROUND GYPSUM HORIZONTAL INSULATION INTERIOR INVERT/INVERTED INSIDE DIAMETER/INTERIOR DESIGNER HDWR. I.D. HVAC INV. INT. INSUL. IN. HR. HORIZ. H.M. HT./HGT. HOUR INCH GYP. GR. GND. G.L.B. GL. G.I. HDWD. HD. H.C. H.B. H.HIGH HARD GLASS GRADE AREA DRAINA.D. B.W. BR. B. BOT. BM. BLK'G. BLK. BLDG. BITUM. BET. BD. AUTO. ASSY. ASB. ARCH. APPX. A.P. ANOD. ALT. AL. ADJ. ADH. BITUMINOUS BLOCKING BATH BEDROOM BACK OF WALK, BOT. OF WALL BOARD BETWEEN BUILDING BLOCK BEAM BOTTOM ADHESIVE ADJUSTABLE ALUMINUM ALTERNATE ANODIZED ACCESS PANEL APPROXIMATELY ARCHITECTURAL ASBESTOS ASSEMBLY AUTOMATIC PL LC ACOUS. A.C. A/C A.B. # ∅ @ & ANGLE CENTERLINE DIAMETER OR ROUND PERPENDICULAR POUND OR NUMBER PROPERTY LINE, PLATE ANCHOR BOLT AIR CONDITIONING ASPHALT CONCRETE ACOUSTICAL AT AND FINISH GRADE FLAT HEAD FIXTURE FLOW LINE FLASHING FLUORESCENT FACE OF CONCRETE/FACE OF CURB FACE OF FINISH FACE OF STUD/FACE OF STRUCTURE FACE OF MASONRY FIREPLACE FLOOR SINK FOOT OR FEET FOOTING FURRING FUTURE GALVANIZED GRAB BAR/GRADE BEAM GENERAL GROUND FAULT INTERRUPTG.F.I. GEN. G.B. GALV. GA. FUT. FURR. FTG. FT. F.S. FP. GAUGE F.O.M. F.O.S. F.O.F. F.O.C. FLUOR. FLR. FLASH. F.L. FIX./FIXT. FIN. F.H. F.G. FINISH FLOOR EQUIPMENT EXISTING EXHAUST EXPOSED EXTERIOR FIRE ALARM FLOOR CLEAN OUT FLOOR DRAIN FOUNDATION FIRE EXTINGUISHER FIRE EXTINGUISHER CABINET EQPT./EQPM. F.E.C. F.E. FDN. F.D. F.C.O. F.A. F. EXT. EXPO. EXH. EXST. FIXED SOUTHS. SUPPLY AIR SOLID CORE SCHEDULE SECTION SHELF SHEET SHEATHING SIMILAR SOFFIT JOIST SERVICE SINK STATION STANDARD STEEL STORAGE STRUCTURAL SUSPENDED SYMMETRICAL STAINLESS STEEL SEAT COVER DISPENSER SUB DRAIN/SOAP DISPENSER S.S. SUSP. STRUCT. STOR. SYM. STL. STD. STA. S.SK. S.C.D. SHT'G. SCHED. S.D. S.J. SIM. SHT. SH. SEC. S.C. S.A. PLUMBING PLYWOOD POINT OF CONNECTION PROJECTION POINT RETURN AIR RADIUS ROOF DRAIN RECEPTACLE RECTANGULAR REFERENCE REFRIGERATOR ROOF DRAIN LEADER REGISTER REQUIRED RESILIENT' ROOM REDWOOD REINFORCEMENT ROUGH OPENING RETAIN(ING), RETURN RECT. REINF. RESIL. REQ'D. REFR./ R/F. RET. R.O. RWD. RM. REG. REF. R.D.L. RECPT. PROJ. PLYWD. PLUMB. R.D. RAD. R.A. PT. PR. PNT. PAIR MOUNTEDMTD. MULLION NORTH NATURAL NUMBER NOMINAL NOT TO SCALE OVER OVERALL OBSCURE OFFICE OPENING OPPOSITE PERIMETER PLATE/PROPERTY LINE PLASTER NOT IN CONTRACT NATURAL GRADE OVERFLOW DRAIN PLASTIC LAMINATE OUTSIDE DIAMETER (DIMENSION) O/. P.LAM. O.F.D. PERIM. OPNG. O.D. PLAS. PL. OPP. OFF. OBS. O.A. N.G. N.I.C. N.T.S. NOM. NO. NAT. N. MUL. MATERIAL MAXIMUM MECHANICAL MEMBRANE METAL MAN HOLE MINIMUM MIRROR MOSAIC MEDICINE CABINET MANUFACTURER MISCELLANEOUS MASONRY OPENING MAX. MEMB. MECH. M.O. MISC. MFR./MFGR. M.C. MOS. MIR. MIN. M.H. MET./MTL. MAT. TYPICALTYP. UNIFORM BULIDING CODE UNDERWRITER'S LABORATORY UNLESS NOTED OTHERWISE VENT THROUGH ROOF WEST, WIDE, WIDTH V.T.R. WP. W.I. W.C. W.H. W. WD. W/.WITH WOOD WATER HEATER WATER CLOSET WROUGHT IRON WATERPROOF U.N.O. U.L. U.B.C. VERT. VENT. UR. UNF. U.UNDER UNFINISHED URINAL VENTILATING VERTICAL TOP OF PAVING TOP OF STRUCTURE/SLAB TONGUE AND GROOVE TOP OF CURBT.C. T.&G. T.W. T.O.S. T.PL. T.P. TER. TEMP. TEL. T.CL. TRANS. THK.THICK TRANSFORMER TIME CLOCK TELEPHONE TEMPERED TERRAZZO TOP OF PLATE TOP OF WALL T.TREAD PAINT(ED) P.O.C. EQ.EQUAL / EQUIVALENT FIELD VERIFYF.V. (E.)EXISTING NEW(N.) VER.VERIFY FACTORYFAC. B.O.BY OWNER/BY OTHERS GENERAL CONTRACTORG.C. APPV'D.APPROVED BEL.BELOW ON CENTERO.C. ABV.ABOVE HDR.HEADER SELECTEDSEL. METAL BOLTM.B. PARALLEL STRAND LAMINATEPSL. ROOF RAFTERR.R. /CEILING JOIST FLOOR JOISTF.J. SIMPSONSIMP. T.S.TOP OF STEP UNDERGROUNDU.G. V.VERTICAL W.W.M.WELDED WIRE MESH EACH WAYE.W. DECO.DECORATIVE EXISTING GRADEE.G. GRADE PLANEG.P. 61. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING. 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 STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE. 63. CONSTRUCTION PERSONNEL SHALL BE CONFINED TO THE LIMITS OF THE CONSTRUCTION AREA. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED. CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION. 64. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES. 65. CONTRACTOR SHALL PROVDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE CAUSED BY INSUFFICIENT PROTECTION. 66. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS. 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 PROCEED, SIGNED BY THE ARCHITECT & OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR. 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 COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR IT'S SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY. SPECIFIC SEQUENCES OR METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED. 69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER' ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPOR THE IMPOSED LOAD. 70. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE MANUFACTURERS. 71. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES. 72. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE MANUFACTURERS. 73. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL, LANDSCAPE, ARCHITECTURAL, MECHANICAL, PLUMBING ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES, OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST. 74. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED ARES, CLEAN ALL FLOORING, MILLWORK, LIGHT FIXTURES, GLASS, ETC. AND UNCOVER AND VACUUM OUT ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN. GENERAL NOTES CONTINUED NO. REVISION DATE JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT T-1.2 01/20/20 2701 -2019SUPPLEMENTAL NOTES &DOCUMENTSLISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON CAL GREEN -RESIDENTIAL MANDATORY MEASURES RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 2 1 3 NO. REVISION DATE TRACT NO. 1102M.M. 35/36CIRCLEDRIVE LOT 27℄LOT 28Δ=100°12'36" R=85.00' L=148.66'N61°03'20"W 94.05' N61°01'07"W10.35'N28°57'18"E 100.01'ALLEY 2701 CIRCLE DRIVE NEWPORT BEACH, CA 92663 APN:049-175-11 TOPOGRAPHIC MAP 1 1HUNTINGTON BEACH, CALIFORNIA 92646 PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/20STATEOFCALIFORN IA P AUL DOMINICKCRAFTExp. 12/31/20No. 8516PROFES S I ONALLANDSURVEYORSURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESLEGENDCONCRETE SURFACEGRASSLCEXISTING ELEVATIONBLOCK WALL( )ACASPHALT PAVEMENTSEARCHED, FOUND NOTHING; TO BEMONUMENTED PRIOR TO GRADINGFSFLFINISHED SURFACEFLOWLINEFFGFINISHED FLOOR GARAGET.B.M.TEMPORARY BENCHMARKSET ON A WATER METER (WM).ELEVATION = 12.94 FEETFFFINISHED FLOORWATER METERWMEGEDGE OF GUTTERCENTERLINENATURAL GROUNDNGTOP OF CURBTCPLANTER AREAPAGMGAS METERBASIS OF BEARINGS TITLE REPORT/EASEMENT NOTESLEGAL DESCRIPTION2701 CIRCLE DRIVENEWPORT BEACH, CA 92663(APN: 049-175-11)NO TITLE REPORT PROVIDED.REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA DESCRIBED AS FOLLOWS:LOT 27 IN TRACT NO. 1102, AS SHOWN ON A MAP RECORDED IN BOOK 35, PAGE 36OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY.BENCHMARK INFORMATIONBENCHMARK NO.: NB4-39-77DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISKSTAMPED "NB4-39-77", SET IN THE NORTHEAST CORNER OF A 4.3 FT. BY 4.8 FT.CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE SOUTHEAST CORNEROF THE INTERSECTION OF BAYSIDE DRIVE AND HARBOR ISLAND DRIVE, 64.6 FT.EASTERLY OF THE CENTERLINE OF HARBOR ISLAND DRIVE AND 38 FT.SOUTHERLY OF THE CENTERLINE OF BAYSIDE DRIVE. MONUMENT IS SET LEVELWITH THE SIDEWALK.ELEVATION: 10.859 FEET (NAVD88), YEAR LEVELED: 2011THE BASIS OF BEARINGS SHOWN HEREON IS THE CENTERLINE OF CIRCLE DRIVEBEING N61°01'07"W AS SHOWN ON RSB 203/24, RECORDS ORANGE COUNTY.CATVCABLE TV BOXVICINITY MAPTILE SURFACETOP OF GRATETGTOP OF WALLTWBXBOTTOW OF DRIVEWAY XMBMAIL BOXMSMOW STRIPGRAPHIC SCALEWOOD FENCE (WDF) UP 11 1 1 1 1 1 14' - 0"2 2 2 S.Y.S.B. 10' - 0" F.Y.S.B. 10' - 0" 3 3 4 4 R.Y.S.B. 10' - 0"S.Y.S.B.4' - 0"5 5 6 7 8 9 9 9 9 9 9 9 9 9 9 9 9 9 AA 1 F.O.F. 10' - 0" 10' - 2" F.O.F. 12' - 10 1/2" 13' - 0 1/2" 10' - 2" F.O.F. 10' - 0" F.O.F. 10' - 0" 10' - 2"F.O.F.4' - 0"4' - 2"F.O.F.4' - 0"4' - 2"F.O.F.4' - 0"4' - 2"F.O.F. 10' - 8 3/8" 10' - 8 7/8" F.O.F. 11' - 11 1/2" 12' - 0"F.O.F.13' - 11 1/2"14' - 1 1/2"F.O.F.10' - 7 5/8"10' - 9 5/8"F.O.F.11' - 10 1/8"11' - 10 5/8"F.O.F.11' - 10 1/8"11' - 10 5/8"F.O.F.33' - 7"33' - 7 1/2"F.O.F. 63' - 8" 63' - 8 1/2" 15' - 0 1/8" F.O.F. 14' - 11 5/8" F.O.F. 13' - 4 3/4" 13' - 6 3/4" F.O.F. 14' - 11 5/8" 15' - 0 1/8" F.O.F. 57' - 0 3/4" MASTER SUITE MASTER W.I.C. MASTER BATH WINE MECH. STAIR. 57' - 1 1/4"F.O.F.56' - 10 1/8"57' - 0 1/8"6' - 2"F.O.F.6' - 1 1/2"10 10 10 F.O.F. 12' - 9" F.O.F. 12' - 9 1/4" F.O.F. 13' - 2 1/4" F.O.F. 13' - 0" F.O.F. 12' - 11 1/8"F.O.F.3' - 10"F.O.F.3' - 8 7/8"GREAT ROOM DINING KITCHEN BUTLERS PNTRY.PWDR. 3-CAR GARAGE W.C. W.C. ELEV. 13.30' T.O.S. 13.30' T.O.S. 13.30' T.O.S. 13.30' T.O.S. 13.30' T.O.S. 1112 13 14 14 15 15 16 17 17 18 18 18 19 19 19 20 20 20 19.22' T.W.19.22' T.W.15.10' T.W. 15.44' T.O.P. 15.47' T.O.P. 15.87' T.O.P. 15.71' T.O.P. 15.13' T.W. 15.62' T.O.P. 15.62' T.O.P. 15.13' T.W. 15.59' T.O.P. 15.57' T.O.P. 15.13' T.W. 15.50' T.O.P. 15.47' T.O.P. 15.13' T.W. 15.13' T.W. 15.13' T.W. 15.53' T.W. 21 21 21 21 21 21 21 (E) 13.20 FS(E) 13.78 FS(E) 12.98 FS (E) 12.44 FS (E) 12.98 FS (E) 12.44 FS (E) 12.44 FS (E) 12.47 FS (E) 12.47 FS (E) 12.47 FS (E) 12.50 FS (E) 12.50 FS (E) 12.50 FS 19.30' T.W.19.30' T.W. (E) 12.57 FS (E) 12.59 FS (E) 12.59 FS (E) 12.62 FS (E) 12.62 FS (E) 12.62 FS (E) 12.71 FS (E) 12.94 FS (E) 12.87 FS N28° 57' 18" E 100.01'N61° 03' 20" W 94.05'N61° 01'070" W 10.35'Δ100° 12' 36" R=85.00' L=148.66'F.Y.S.B.10' - 0"F.Y.S.B.10' - 0"CLR.21' - 4 1/2"CLR.10' - 9 7/8"CLR. 36' - 0 7/8" SLOPE PER CIVIL 22 22 22 22 22 23 23 23 23 (REF. LANDSCAPE DWG.) PLANTED AREA (REF. LANDSCAPE DWG.) PLANTED AREA (REF. LANDSCAPE DWG.) PLANTED AREA (REF. LANDSCAPE DWG.) PLANTED AREACLR.3' - 0"CLR. 3' - 0" 24 TRASH 2525 ALLEYCIR C L E D RIV E CABANA ENTRY PATIO 25 (PARTIALLY COVERED) 26 27 27 (OPEN TRELLIS ABV.) FIRE PIT 28 29 10.55' T.O.S. 30 30 30 30 30 31 31 32 11 33 34 34 35 36 363423 37 37 37 37 30 UTILITIES EASEMENT 20' - 0" UTILITIES EASEMENT 20' - 0" UTILITIES EASEMENT 20' - 0" 38 38 39 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-0.0 01/20/20 2701 -2019ARCHITECTURAL SITE PLANLISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-0.0 01/20/20 2701 -2019ARCHITECTURAL SITE PLANLISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON PROJECT NORTHTRUE NORTH 3/16" = 1'-0"1 ARCHITECTURAL SITE PLAN NO. REVISION DATENO. REVISION DATE 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. LANDSCAPE NOTES: 1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING AREAS WITH REPECTIVE HEIGHTS AND MATERIALS. GENERAL NOTE: SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 KEYNOTE LEGEND 1 PROPERTY LINE 2 FRONT YARD SETBACK 3 REAR YARD SETBACK 4 SIDE YARD SETBACK 5 (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DWGS.) 6 CABLE TV JUNCTION BOX 7 (E.) GAS METER LOCATION (REF. CIVIL DWGS.) 8 (E.) SEWER M.H. (REF. SURVEY & CIVIL DWGS.) 9 (E.) ON-SITE TREE TO BE REMOVED 10 EXISTING STRUCTURE - NOT A PART 11 INTERIOR STAIRS/STEPS - REF. PLANS 12 RESIDENTIAL ELEVATOR - 'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE =MIN. 56" X 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 13 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. 14 FIREPLACE - PREFABRICATED, GAS ONLY - MASON-LITE FIREPLACE, MODEL 'BURNTECH GBVS49' ICC# ESR-2401 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTALY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES) 15 WATER HEATER - TANK-LESS (ON DEMAND) WALL-MOUNT +48" MIN., 'TAKAGI' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. MIN. RATED INPUT OF 140,000 Btuh (PROVIDE ADEQUATE N.G. CONN.) 16 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 17 (E.) ELECTRICAL PULL BOX - REF. SURVEY 18 CENTERLINE/FLOW LINE OF ALLEY 19 CENTERLINE OF STREET 20 GUTTER 21 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 22 PLANTED AREA - PER. LANDSCAPE DESIGNER 23 HARDSCAPE - COLORED & SCORED CONCRETE (AS SELECTED) PER. LAND. DESIGNER 24 TRASH LOCATION - SCREEN FROM STREET AS NEEDED 25 (N.) WOOD GATE - AS SELECTED (MAX. 6' HT. ABOVE NATURAL GRADE) 26 LINE OF ROOF ABOVE 27 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 28 FIRE PIT LOC'N. PROVIDE GAS AS NEEDED - PROVIDED REMOTE IGNITION WITHIN THE DWELLING 29 FIREPLACE - PREFABRICATED, GAS ONLY, 'ISOKERN' ICC# ESR-2316. VERIFY SIZE W/. MFG'R. [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THERE LISTING AND MFG'R. INSTRUCTIONS) 30 DOWNSPOUT - KYNAR ALUMINUM - COLOR TO MATCH S.S. ROOF AS SEL. (ARCH. TO APPROVE) 31 CURB 32 GRATE 33 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 34 (N.) PROPERTY LINE FENCE - WD. O/. 6" CONCRETE CURB. (MAX.- 42" HT. ABV. N.G.) 35 (N.) LANDSCAPE WALL (MAX. 42" ABV. N.G.) - FINISH TO MATCH AS SEL. 36 (N.) PROPERTY LINE WALL - 6" CMU W/. STUCCO FINISH & FTG. REF. STRUCT. - PAINT TO MATCH EXTERIOR (MAX. 6' ABV. N.G.) [ON OWNER'S SIDE] 37 DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS) 38 CUSTOM WOODEN SCREENING ELEMENT FOR A/C. CONDENSORS 39 (N.) MAILBOX LOCATION, VERIFY LOCATION W/. OWNER" 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. *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 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 PLAN NOTESA KEYNOTES LEGENDB UP UP Δ=100°12'36"R=85 . 0 0 ' L = 1 4 8 . 6 6 '200013.18BLDG JOG 2.07 200114.87BLDG COR 200214.52BLDG COR 200314.52WF BEG 200414.69WF END 200514.61WF BEG 200614.67WF END200714.58BLDG COR 200815.62BLDG JOG .5 200912.77BRK PLNTR BEG 0IN 201013.13BRK PLNTR BC 201112.59FS 201212.76BLDG COR 201313.18BLDG AP 201415.62BLDG AP PT. 1EST. BY I NT.HOLDI NG PTS. 205 &211HOLDI NG PTS. 205 &EST. BY PROP.BETWEEN PT. 1 & R/WCOR.EST. BY PROP.BETWEEN PT. 2 & BCBASIS OF BEARINGSN61°01'07"W PER RSB 203/24TRACT NO. 1102 M.M. 35/36 LOT 27 ALLEYN61°03'20"W 94.05'N61°01'07"W10.35'N28°57'18"E 100.01'10012.10CPT SET MAG10 112.97CPT SET X10 212. 6 3CPT SET X10313.03CPT SET X10 41 3.20CP T SET X10 512.77CPT SET X20 512. 4 5F D LT T RCE28 94 620 612.23F D SW L S5 848 F LUSH20 71 2.47 F D SW L S5 848 F LUSH21 112. 8 3F D SW L S5 848 F LUSH100012.39CON1 100112.44CON1 100212.23MB 100312.40TOC100411.76FL100511.85LIP 100611.85EG1 100711.72FL 100812.39L1 OH-.5 TOC 100912.23AC 101012.43AC 101112.23AC 101211.92EG1 PC 101311.78FL 101412.43L1 PC 101512.44CON1 PC 101612.73CON1 101712.87CON1 PC 101812.96CON1 101912.93CON1 EC 102012.97BLD1 FS102112.97BLD2 FS102212.97CON2 PC102313.00CON2 102412.97CON2 EC 102512.91CON2 PC 102612.80CON2 102712.46CON2 EC 102812.50FS 102912.48TOC103011.80FL103111.95LIP 103212.29AC 103312.28AC103412.02LIP 103511.91FL 103612.58TOC 103712.59FS 103812.62CON2 103912.65L1 TOC104011.97FL 104112.12EG1 104212.34AC 104312.56AC 104412.34AC 104512.17LIP 104612.04FL104712.70TOC 104812.71FS 104912.00TG 1X1105013.02COR COLUMN 1.5X1.5 FS 105113.02COR COLUMN 1.5X1.5 FS 105213.02CON3 105312.95CON3 PC 105413.29TREE8 NG105513.00CON4105612.95CON4 105712.73WDF1 NG105812.90WDF1 NG 105912.91BLD1 NG 106012.96CON5106112.89CON5 106212.93CON5 106313.00CON5 106413.01BLD1 FS 106513.03BLD1 FS106613.02BLD1 FS 106713.21CL 1.4X1.4 PAD 106813.21CL 1.4X1.4 PAD106913.21CL 1.4X1.4 PAD 107013.21CL 1.4X1.4 PAD 107113.21GM 107213.01TREE12 NG 107312.57TREE4 NG 107412.90CL 1.4X1.4 PAD107512.86CL 1.4X1.4 PAD 107612.80CL 1.4X1.4 PAD107712.62CL 1.4X1.4 PAD107812.57CL 1.4X1.4 PAD107912.47CL 1.4X1.4 PAD 108035.12RIDGE108137.30RIDGE108239.60CHIMN Y TOP108313.14TREE6 NG 108412.94TREE8 NG 108513.10TREE10 NG 108612.89TREE8 NG108715.04WALL1 OH-1 TW 108812.34NG108912.40WALL1 NG 109012.84TREE8 NE 109137.55RIDGE 109224.40BLD3 NE 109322.39BLD3 NE 109422.39WALL1 NE 109518.32WDF2 TF 109613.10TREE12 NG 109712.68NG 109812.98FS 109913.22CON6 110013.16CON6 110113.18CON6 110213.20CON6 110313.12CON1 110413.50FS 110513.85WALL2 OH-.65 TW 110613.10CON1 110713.90WALL2 TW 110813.76WALL2 TW 110913.79WALL2 TW 111013.78FS 111113.29CON7 111213.35CON7 111313.47FF 111413.16CL 1.4X1.4 PAD 111513.14CL 1.4X1.4 PAD 111612.95CL 1.4X1.4 PAD 111712.97CL 1.4X1.4 PAD 111812.95CL 1.4X1.4 PAD 111912.94CL 1.4X1.4 PAD 112012.98CL 1.4X1.4 PAD 112113.15CL 1.4X1.4 PAD 112213.18CL 1.4X1.4 PAD 112313.09TREE4 NG 112413.10WDF3 NG 112512.94WDF3 NG 112613.04BLD1 FS 112713.07BLD1 FS 112813.09BLD1 FS 112913.18BLD1 FS 113013.43FF 113113.45FF 113213.21BLD1 FS 113313.24CON8 113413.20CON8 113513.16CON8 113613.12CON8 113713.41FF 113813.12BLD1 JOG -7.5 FS 113913.18L2 BBQ FS 114013.14L2 BBQ FS 114113.19L2 JOG S 2.5 BBQ FS 114213.21CON9 114313.16CON9 114413.10CON9114513.06COR COLUMN 1.5X1.5 FS 114613.01COR COLUMN 1.5X1.5 FS 114712.91COR COLUMN 1.5X1.5 NG 114812.80COR COLUMN 1.5X1.5 NG 114912.88CON3 115013.02CON3 PC 115112.97CON3 115212.96CON3 EC 115312.94CON3 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121712.22LIP121812.07AD 121912.61FL 122012.89FS 122112.93FFG 122213.20WALL6 OH-.4 TW 122313.23WALL6 TW 122413.19FS 122512.65FL 122612.68FL 122712.69SMH 1DIA 122812.97WALL6 JOG -3 FS 122936.89CHIMNY T OP 123013.20BC FS 123113.60FS 123213.27BLD2 FS 123313.26CON12 123413.27CON12 JOG S 2.2 123513.27WDF4 FS 123613.41FF 123713.17WDF4 JOG S 2.8 FS123813.13CON13 123913.17CON13 JOG -2.6 124013.19L3 CHIMNY FS 124113.16L3 CHIMNY FS 124213.05BLD1 FS 124313.06WDF5 FS 124413.09WDF5 JOG 2.8 FS 124513.13CON14 124613.14CON14 JOG 1.6 510512.79PT10552 0712. 5 0PT207(35.12) RIDGE (13.45) FF (13.21) FS (13.43) FF (13.18) FS (13.07) FS (13.06) FS (13.41) FF (13.12) FS (12.28) AC (12.56) AC (12.34) AC (12.34) AC (12.43) AC (12.43)TC (11.78)FL (12.48)TC (11.80)FL (12.58)TC (11.91)FL (12.65)TC (11.97)FL (12.70)TC (12.04)FL (12.70)TC (12.07)FL (11.95) EG (12.03) EG (12.12) EG (12.17) EG (12.22) EG (12.00) TG (12.97) FFG (12.93) FFG (12.89) FS (12.68) NG (13.50) FS (13.78) FS (12.91) NG(12.44)FS(12.97) FS (12.93) FS (13.16) FS (13.18) FS (13.12) FS (13.47) FF (13.35)FS (13.01) FS (13.05) FS (12.95) FS (13.01) FS (12.97) NG (12.75)NG (12.74) FS (12.48) FL (12.61) FL (12.65) FL (13.19) FS (12.97) FS (12.68) FL(13.20)FS(36.89) CHIMNEY TOP (13.41) FF (13.27) FS (13.27) FS (12.91) FS (12.80) FS (12.50)FS(12.47)FS(12.44)FS(13.21) FS (13.14) FS (12.94) FS (12.96) FS(12.87) FS (12.77) FS (12.94) FS (12.80)FS(12.78) FL (12.94) WM (12.79) FL (13.19) FS (13.09)FS(13.12) FS (13.21) FS (12.88) FS (13.01) FS (13.02) FS(12.59)FS(12.62)FS(12.71)FS (12.74)FS(12.66)FS (13.20) FS (13.10) NG(12.98) FS (12.73) FS (13.08) FS (12.92)FS(12.94) NG (12.91) NG (13.10) NG (13.14) NG(13.01)NG(12.89) NG (12.15) EG (12.19)TC 0" (12.03)FL (12.57) NG (12.95) FS (13.02) FS (12.89) FS (12.47) FS (13.18) FS (13.16)FS (13.29)FS (12.94)NG 12" TREE 4" TREE 8" TREE 6" TREE 10" TREE 6" TREE 8" TREE 8" TREE 12" TREE 8" TREE EXISTING BUILDING SPEEDBUMB SPEEDBUMB10" TREEBBQPROPERTY LINE GM 12" TREE EPB EPB CATV 4" TREE PROPERTY LINE PA PA PA PA 6' WDF PA PA PA PA PA PA PA PA 6' WDF 6' WDF PA WM 10' NON-EXCLUSIVE EASEMENT FORINGRESS, EGRESS AND PEDESTRIANWALKWAY PURPOSES PER O.R.BOOK 11220, PAGE 1008PT# 1 -13.10 NG PT# 2 -12.93 FS PT#3 -13.20 FS PT# 4 -12.74 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-0.3 01/20/20 2701 -2019GRADE PLANE EXHIBITLISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON NO. REVISION DATE PROJECT NORTHTRUE NORTH 3/16" = 1'-0"1 GRADE PLANE EXHIBIT 13.10 NG 12.93 FS 13.20 FS 12.74 FS 51.97/4 12.99 PROJECT LOCATION VICINITY MAP NOT TO SCALEMONROVIA HIG H W A Y FR E E W A Y JAMBOREEHIG H W A Y WEST BALBOA BALBOA PENI N S U L A BALBOAISLAND BLVDPLACENTIA 17TH ST 15TH ST SUPERIORCOASTAVE SANTA ANA AVE2 0 T H S T DOVER1 8 T H S TBLVD 1 5 T H S TNEWPORTAVE IRVINETUSTIN1 9 T H S T DRAVEAVE55 FREEWAY7 3 MACARTHURRD E A S T JOAQUI NMIGUEL C O R O N A D E L M A R C O A S T SAN NEWPORTHILLS COASTDRIVEBONITA AVEROAD FORD S A N RD BISON BLVDCANYON DRDR UNIVERSITY AVECAMPUS DRC A M P U S D R FREEW A Y 73 CITY OF COSTA MESA CITY OF IRVINE PACIFIC OCEAN JOHN WAYNE AIRPORT UPPER NEWPORT BAY NEWPORT CENTER UP DW T DWBUTLERSPNTRY.PWDR. ELEV. MASTER BATH MASTER W.I.C. MASTER SUITE W.C.W.C. KITCHEN DINING GREAT ROOM MECH. WINE 3-CAR GARAGESEAT STORAGESTORAGEWINE BOTTLES FOYERCIRCLE DRIVEALLEYW.M.LANDSCAPE ARCHITECTURAL PLANS FOR THE LISENBEE RESIDENCE LIGHTING PLAN L-6 L-7 L-8 L-5 L-4 L-2 L-1 SHEET INDEX: COVER SHEET CONSTRUCTION PLAN IRRIGATION PLAN PLANTING PLAN IRRIG. & PLANTING SPECS .COVERSHEET1 L-3 CONSTRUCTION DETAILS L-9 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 AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE. 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. NOTICE TO HOMEOWNER: HOME OWNER SHALL PROCESS PLANS THROUGH THE HOME OWNER’S ASSOCIATION PRIOR TO ANY CONSTRUCTION. ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE THE APPLICANT OF LEGAL REQUIREMENT TO OBSERVE COVENANTS, CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN COMMUNITY ASSOC. APPROVAL. SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIG ALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIG ALERT IDENTIFICATION NUMBER CALL UNDERGROUND SERVICE ALERT. TOLL FREE 1-800-422-4133 (TWO WORKING DAYS BEFORE YOU DIG) DIG ALERT: 800.227.2600 SOUTHERN CALIFORNIA EDISON: 714.895.0246 SOUTHERN CALIFORNIA GAS: 800.427.2000 CITY WATER & SEWER: 949.644 .3011 PACIFIC BELL TELEPHONE: 800.750 .2355 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT .: 949.644 .3311 CITY OF NEWPORT BEACH PLANNING DEPT .: GENERAL INFOMATION: 949.644 .3200 ZONING INFORMATION: 949.644 .3204 CITY OF NEWPORT BEACH BUILDING DEPT .: GENERAL: 949.644 .3275 PERMITS: 949.644 .3288 INSPECTIONS: 949.644 .3255 NEWPORT BEACH FIRE DEPT: 949.644 .3106 ORANGE COUNTY HEALTH SERVICES: 714.834.3882 IRRIGATION DETAILS BLOCK WALL DETAILS 1-30-21 10-9-19 LANDSCAPE ARCHITECTURAL PLANS FORGARY LISENBEE 2701 CIRCLE DR. • NEWPORT BEACH, CA 92660PH. (949) 322-6446glisenbee@aristotlecap.comDATE: DRAWN BY:D.P. 12-9-19 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 9 L- SCALE: 1/8" = 1'-0" NORTH UP DW T DWBUTLERSPNTRY.PWDR. ELEV. MASTER BATH MASTER W.I.C. MASTER SUITE W.C.W.C. KITCHEN DINING GREAT ROOM MECH. WINE 3-CAR GARAGESEAT STORAGESTORAGEWINE BOTTLES FOYERCIRCLE DRIVEALLEYW.M.CONSTRUCTIONPLAN2 GENERAL: CONTRACTOR SHALL PROVIDE DECK-O-SEAL EXPANSION MASTIC (COLOR TO MATCH ADJACENT HARDSCAPE , FINISHED WITH SILICA SAND AS EXPANSION JOINTS . EXPANSION JOINTS SHALL OCCUR AT BOTTOM OF STEPS , CHANGE IN DIRECTION OF CONCRETE WALKS , ADJACENT TO BUILDINGS , AND WHERE NEW CONCRETE PAVING ABUTS EXISTING SIDEWALKS AND / OR CURBS . THE RECOMMENDED SPACING FOR EXPANSION JOINTS IN WALKS IS 16 FT. O.C . FOR CONTINUOUS WALKS UNLESS OTHERWISE RECOMMENDED BY SOILS ENGINEER . ALL INSIDES OF ALL RAISED PLANTERS / RETAINING WALLS SHALL RECEIVE THOROSEAL WATERPROOFING PER MANUFACTURES SPEC . CONTRACTOR SHALL CONSULT OWNER IN REGARDS TO OUTDOOR SPEAKER LOCATION . AND PROVIDE SEPARATE BID FOR RUNNING SPEAKER WIRE IN PVC SCH 80 CONDUIT AND WIRE TO EACH LOCATION . CONTRACTOR SHALL PROVIDE OWNER AS BUILT DRAWINGS FOR ALL UNDERGROUND UTILITIES - IRRIGATION WIRES , ANY SPEAKER WIRES AND OR GAS LINES . ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA . ALL DOWNSPOUTS SHALL BE CONNECTED TO THE LOT DRAINAGE SYSTEM . SEE DRAINAGE PLAN CONTRACTOR SHALL BE IN CHARGE OF PROCESSING ALL PERMITS WHERE NEEDED . POOLS , SPAS, WALLS , FENCES , PATIO COVERS , AND OTHER FREE-STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS . 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 . MASONRY CONTRACTOR SHALL COORDINATE WITH DRAINAGE CONTRACTOR , IRRIGATION CONTRACTOR AND ELECTRICIAN TO ENSURE THAT ALL SLEEVES AND CROSSINGS ARE PROVIDED PRIOR TO PLACING OF PAVING , CONCRETE , ETC . ALL CONSTRUCTION SHALL CONFORM TO ALL LOCAL CODES AND ORDINANCES . FINISH SURFACE OF CONCRETE OR HARDSCAPE SURFACE TO BE A 3" MINIMUM BELOW STUCCO SCREED; VERIFY IN FIELD AND ADJUST GRADES IF NECESSARY TO ACHIEVE THIS . CHECK WITH GOVERNING CODES FOR REQUIREMENTS AND COMPLY WITH IF DIFFERENT . STEP TREADS TO BE 12" WIDE MINIMUM . 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 . 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 . 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 . GENERAL NOTES AND SPECIFICATIONS 1. GENERAL NOTICE TO CONTRACTORS ALL CONTRACTORS AND SUBCONTRACTORS PERFORMING WORK SHOWN ON OR RELATED TO THESE PLANS SHALL CONDUCT THEIR OPERATIONS SO THAT ALL EMPLOYEES ARE PROVIDED A SAFE PLACE TO WORK AND THE PUBLIC IS PROTECTED . ALL CONTRACTORS AND SUBCONTRACTORS SHALL COMPLY WITH THE "OCCUPATIONAL SAFETY AND HEALTH REGULATIONS" OF THE U.S. DEPARTMENT OF LABOR , AND WITH THE STATE OF CALIFORNIA DEPARTMENT OF INDUSTRIAL RELATIONS' "CONSTRUCTION SAFETY ORDERS". THE OWNER AND OWNERS' REPRESENTATIVES SHALL NOT BE RESPONSIBLE IN ANY WAY FOR THE CONTRACTOR'S AND SUBCONTRACTOR'S COMPLIANCE WITH SAID REGULATIONS AND ORDERS . CONTRACTOR FURTHER 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 HIS REPRESENTATIVE 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 HIS REPRESENTATIVE . IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO ASCERTAIN THE LOCATION OF ALL UNDERGROUND UTILITIES OR STRUCTURES FROM FIELD INVESTIGATIONS AND AVAILABLE RECORDS PRIOR TO COMMENCING ANY EXCAVATION . 2. CONCRETE AND REINFORCING STEEL: CEMENT FOR CONCRETE SHALL BE A STANDARD BRAND MEETING THE REQUIREMENTS FOR TYPE V CEMENT OF ASTM SPECIFICATIONS C-150 "PORTLAND CEMENT". MINIMUM COMPRESSIVE STRENGTH OF ALL CONCRETE SHALL BE 2,500 PSI IN 28 DAYS . 6 SACK MIX WITH A 5" MAX . SLUMP . AT A MINIMUM THICKNESS OF FOUR INCHES OVER 1" SAND BASE AND 90% COMPACTED NATIVE SOIL. (DRIVEWAY MIN. THICKNESS OF 6 INCHES) THE LARGEST PRACTICAL SIZE OF COARSE AGGREGATE UP TO 1/2" SHALL BE USED IN THE CONCRETE . MINIMUM CONCRETE CLEAR COVERAGE OF REINFORCING STEEL SHALL BE AS FOLLOWS: FOOTINGS: CONCRETE PLACED AGAINST EARTH ...3" CONCRETE PLACED AGAINST FORMS EXPOSED TO EARTH .. 2" SLABS ..1 1/2" ALL REINFORCING STEEL SHALL BE DEFORMED BARS IN ACCORDANCE WITH ASTM A-615 - GRADE 40. ALL BARS AT SPLICES IN CONCRETE SHALL LAP AS FOLLOWS: GRADE 40 IS 40 DIAMETER LAP. ALL REINFORCING STEEL , ANCHOR BOLTS , DOWELS , AND OTHER INSERTS SHALL BE SECURELY FASTENED IN THE FORMS BEFORE PLACING THE CONCRETE . REINFORCING STEEL SHALL BE SECURELY TIED IN PLACE WITH #16 DOUBLE ANNEALED STEEL WIRE . BARS SHALL BE SUPPORTED ON WELL-CURED CONCRETE BLOCKS OR APPROVED METAL CHAIRS . WIRE FABRIC SHALL CONFORM TO "STANDARD SPECIFICATIONS FOR WELD WIRE FABRIC FOR CONCRETE REINFORCEMENT", "ASTM A-185-64". ALL CONCRETE WORK SHALL RECEIVE 1/2" "FIBERMIX STEALTH MULTIFILAMENT FIBERS" AT 2 LBS . PER CU. YD. ALL CONCRETE FLAT WORK AND OR STONE SUB-BASE SHALL RECEIVE NO. 3 BAR AT 18 INCHES ON CENTER , CHAIRED IN PLACE ALONG CENTER OF SLAB . DRIVE CONCRETE FLAT WORK SHALL RECEIVE NO. 4 BAR AT 12 INCHES ON CENTER , CHAIRED IN PLACE ALONG CENTER OF SLAB . DRIVE CONCRETE SHALL BE A MINIMUM THICKNESS OF 6 INCHES . ALL CONCRETE SHALL BE UNDERLAIN WITH A VAPOR BARRIER CONSISTING OF A PLASTIC FILM (TEN MIL POLYVINYL CHLORIDE OR EQUIVALENT) AT A MINIMUM . THE VAPOR BARRIER SHOULD BE PROPERLY LAPPED AND SEALED . SINCE THE VAPOR BARRIER WILL PREVENT MOISTURE FROM DRAINING FROM FRESH CONCRETE , A BETTER CONCRETE FINISH CAN USUALLY BE OBTAINED IF AT LEAST TWO INCHES OF SAND IS SPREAD OVER THE VAPOR BARRIER PRIOR TO PLACEMENT OF CONCRETE . 3. MASONRY: UNIT MASONRY SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-90 GRADE N. MINIMUM COMPRESSIVE STRENGTH SHALL BE FOR THE GROSS SECTION OF BLOCK . CEMENT FOR MASONRY MORTAR SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-150 "PORTLAND CEMENT", TYPE 1. MORTAR SHALL BE 1:3 1/2 CEMENT AND SAND MIX WITH 1/4 PART APPROVED HYDRATED LIME OR LIME PUTTY, TYPE M OR S. GROUT SHALL BE 1:3:2 CEMENT , SAND , AND 3/8" PEA GRAVEL MIX WITH A SLUMP OF 8" TO 11". DRYPACK SHALL BE 1:3 CEMENT AND SAND MIX . ALL REINFORCING STEEL SHALL BE INTERMEDIATE GRADE PERFORMED BARS CONFORMING TO ASTM A-615 , GRADE 40. REINFORCING STEEL SHALL BE LOCATED AT THE CENTER OF THE WALL UNLESS OTHERWISE NOTED ON THE PLANS , I.E. RETAINING WALLS . SPLICES OF REINFORCING STEEL SHALL LAP 40 DIAMETERS OR 2'-0" MINIMUM . ALL REINFORCING STEEL , ANCHOR BOLTS , DOWELS AND OTHER INSERTS SHALL BE SECURELY ANCHORED IN PLACE PRIOR TO GROUT . 9 INCH DIAMETER STRAW WATTLE TO BE STAKED ALONG CITY SIDEWALK - STAKE AT 5'O.C. 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. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 6 FT. STUCCO PROPERTY LINE WALL. STONE HARDSCAPE, SLOPE TO DRAIN. FINAL SELECTION BY OWNER. COLORED CONCRETE SIDE YARD WITH CONTROL JOINTS AS SHOWN AND EXPANSION JOINT AT BASE OF HOUSE. CONSTRUCTION BID ITEMS: CONTRACTOR SHALL PROVIDE AN ITEMIZED BID COST FOR EACH OF THE FOLLOWING . 1 2 3 4 5 6 7 8 9 10 11 3/16 PERMALOC LANDSCAPE EDGING. 36 INCH HIGH STONE WALL WITH PRE-CAST CONCRETE CAP. 36 INCH HIGH STONE PILASTER WITH PRE-CAST CONCRETE CAP. 33 INCH HIGH MAHOGANY WOOD FENCE. ENTRY GATE. SEE ARCHITECTS PLANS. (BY HOME BUILDER). 16 INCH HIGH STUCCO FACE W/ STONE CAP FIRE RING. 123 3 34 56 7 7 8 8 8 9 COLORED CONCRETE STEPPING PAD. TOP CAST #3 FINISH 10 10 6 FT. WOOD SIDE YARD GATE. MATCH FRONT FENCE. 1111 LAWN LANDSCAPE ARCHITECTURAL PLANS FORGARY LISENBEE 2701 CIRCLE DR. • NEWPORT BEACH, CA 92660PH. (949) 322-6446glisenbee@aristotlecap.comDATE: DRAWN BY:D.P. 12-9-19 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 9 L- CONSTRUCTIONDETAILS3 3 1. STUCCO TO MATCH HOUSE 2. STONE TO MATCH PAVING. 3. HPC HEARTH PRODUCTS CONTROLS CO. ELECTRONIC INGNITION SYSTEM INTERLINK LINEAR PAN FIRE PIT INSERT ELECTRONIC IGNITION EL. INSTALL PER HPC INSTALATION DETAIL. MODEL 24FSSEI-SQ FIRE PIT 4'-8" 2 12 16"12"36"33"FRONT FENCE W/ STONE PILASTER ELEVATION STONE TO MATCH HOUSE PRE-CAST CONCRETE CAP CLEAR VERTICAL GRAIN MAHOGANY 1. TOOLED OR SAWCUT CONTROL JOINT - MIN. 1/8" WIDE x 1/3 DEPTH OF CONCRETE WHERE SHOWN ON PLAN . 2. CONCRETE PAVING AND OR CONCRETE SUB-BASE FOR STONE, BRICK ETC.. - SEE PLAN 3.THICKENED EDGE 8" THICK FOR WALKING SURFACES , 10" THICK FOR DRIVEWAY . 4. REBAR PER CONSTRUCTION PLAN. 5.FINISH LANDSCAPE GRADING. NOTE: MAINTAIN 3" CLEAR BETWEEN REBAR AND EARTH. 2" MIN. PROVIDE SAND BED AND / OR BASE MIX OVER COMPACTED 90% SUBGRADE . 12" MIN. TYPICAL HARDSCAPE THICKENED EDGE 1 23 45 4"4"1 2 3 4 5 6 7 1. CONCRETE PAVING (SEE FINISH SCHEDULE) 2. FINISH GRADE 3. SUB-BASE MATERIAL REFER TO SPECIFICATIONS 4. COMPACTED SUBGRADE 5. 1/4" RADIUS ALL EDGES 6. DECORATIVE ROCK, TURF OR GROUNDCOVER (SEE FINISH SCHEDULE OR PLANTING PLAN) 7. REINFORCING STEEL - REFER TO CONSTRUCTION NOTES CONCRETE STEPPERS 1. PROVIDE MIN. OF 1/2" OVERHANG FOR STUCCO FACED WALLS. 2. PROVIDE MIN. OF 3/4" OVERHANG FOR STONE FACED WALLS. 3. WALL CAP - SEE CONSTRUCTION PLAN. WALL CAP OVERHANG SCALE: 1" = 2'-0" 12 3 1/4"1" SAW CUT1/4" R. CONTROL JOINT / SAW CUT DETAIL 1. SECOND POUR 2. # 4 REBAR AS STEEL DOWEL 3. SAW CUT OR TOOLED CONTROL JOINT, SEE CONSTRUCTION PLAN 4. SPEED DOWEL SLEEVE (800) 531-3355 5. FIRST POUR 6. COMPACTED SOIL 7. POLYFELT FOAM EXPANSION . 8. SELF-LEVELING DECK-O-SEAL EXPANSION MASTIC COLOR TO MATCH CONC., FINISH WITH SILICA SAND FOR CONCRETE PAVING COLOR AND TEXTURE, SEE CONSTRUCTION PLAN. COLD JOINT EXPANSION JOINT 1 2 3 4 5 6 72 81 5 EXPANSION JOINT / SPEED DOWEL DETAIL 1/2"1/2"1/4" R. 1. SIDE OF HOUSE 2. WEEP SCREED 3. HARDSCAPE SURFACE. 4. SELF-LEVELING DECK-O-SEAL EXPANSION MASTIC COLOR TO MATCH CONC., FINISH WITH SILICA SAND 5. 3/ 8" POLYFELT FOAM EXPANSION. 6. COMPACTED SOIL FOR HARDSCAPE TYPE, SEE CONSTRUCTION PLAN. EXPANSION JOINT AT HOUSE 3/8" 1/4" R.4"MIN1"MIN1 2 3 4 5 6 LANDSCAPE ARCHITECTURAL PLANS FORGARY LISENBEE 2701 CIRCLE DR. • NEWPORT BEACH, CA 92660PH. (949) 322-6446glisenbee@aristotlecap.comDATE: DRAWN BY:D.P. 12-9-19 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO . OF - 9 L- JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-1.0 01/20/20 2701 -20193-DIMENSIONAL VIEWSLISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON NO. REVISION DATE 3 SOUTH AXONOMETRIC 1 WEST AXONOMETRIC2NORTH AXONOMETRIC 4 EAST AXONOMETRIC UP DWNEW WALL -2 x 6 STUDS @ 16" O.C. NEW WALL -2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C. CONCRETE RETAINING WALL -REF. STRUCTURAL CONCRETE MASONRY WALL -6" CMU U.N.O. DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED STUD @ 16" O.C. WINDOW -REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET -BUILT IN CASEWORK COLUMN -REF. STRUCTURAL DWGS. FURNITURE -FOR PRESENTATION PURPOSES ONLY FIREPLACE -PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE -SINK (AS SELECTED) PLUMBING FIXTURE -TOILET (AS SELECTED) LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 101 1i ?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT. WINDOW TAG -REFERENCE SHEET A-7.0 DOOR TAG -REFERENCE SHEET A-7.0 WINDOW WALL TAG -REFERENCE SHEET A-7.01i 1.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM + 1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). CALCULATIONS: UNIT: 5,560 S.F. (0.03)5,560 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 166.8 CFM + (7.5 x 6) = 211.8 CFM REQ'D.CLR.21' - 4 1/2"CLR. 24' - 2 1/2" CLR. 36' - 0 7/8" A-4.0 1 A-4.12 A-4.1 1 A-4.0 2 CLR.10' - 9 1/4"16' - 6" BUTLERSPNTRY.PWDR. ELEV. MASTER BATH MASTER W.I.C. MASTER SUITE W.C.W.C. KITCHEN DINING GREAT ROOM MECH. WINE 3-CAR GARAGESEAT STORAGESTORAGEWINE BOTTLES LOGGIA (OPEN TRELLIS ABV.) FOYER ENTRY 2 A-5.0 2 A-5.0 1 A-5.0 1 A-5.0 AA 1 1 11' - 10 5/8"78' - 0"4' - 2"10' - 8 7/8"79' - 1 1/8"10' - 2"56' - 10 7/8"32' - 11 3/4"4' - 2"21' - 9 1/4"11' - 6 1/2"45' - 9 3/8" 10' - 10 5/8"10' - 10 5/8"9 1/4"10' - 0"9 1/4"6' - 6"13' - 3 1/2"10' - 9 3/8"10' - 9 3/8"4' - 5 1/8"2' - 11 1/2"3' - 1 3/8"6' - 0"3' - 1 3/8"3' - 9 3/4"2' - 2 7/8"18' - 0"2' - 2 3/8"5' - 2 3/4"5' - 8 1/4"15' - 8 7/8"7' - 1 1/2"4' - 5"12' - 4"2' - 9 1/2"8 3/8"1' - 6 1/2"11' - 10 5/8"47' - 3 7/8"21' - 8 7/8"25' - 7"4' - 5 3/8"13' - 6"3' - 9 1/2"2' - 6"9' - 4"1' - 11"9' - 4"2' - 6"15' - 0 1/8"42' - 1 1/8" 17' - 6"24' - 7 1/8" 3' - 3"11' - 0"3' - 3"11' - 3 1/2"6' - 4"6' - 11 5/8"2' - 2 3/8"9 3/4"4' - 9 5/8"4' - 0 1/4"2' - 9"6' - 5 1/2"5' - 0"4' - 10"2' - 3 5/8"6' - 7 1/4" 1' - 9 5/8"9 3/4"2' - 10 3/4"2' - 10 3/4" 26' - 1 1/2"10' - 2" 7' - 10 3/8"8' - 6 3/4"7' - 10 3/8"1' - 10" 1' - 6 1/2"2' - 7 7/8"3' - 8"8' - 6 3/4"3' - 8"2' - 7 7/8"1' - 6 1/2" 21' - 1 1/4" F.Y.S.B. 10' - 0"S.Y.S.B.4' - 0"R.Y..S.B. 10' - 0"F.Y.S.B.10' - 0"1 1 1 1 1 1 1 2 2 33 4 4 4 S.Y.S.B.4' - 0"R.Y.S.B. 10' - 0" 5 5 6 7 8910 11 19 18 17 13 12 7 10 9 11 3 2 1 13 14 5 6 7 5 18 17 15 16 10 12 13 10 6 11 14 1414 1515 16 8 9 7 17 9 18 7 19 20 21 22 8 23 24 17 9 5 25 26 27 25 8 9 17R @ 0' -6 7/8"18R @ 0' -6 5/8"5 SLOPE PER CIVIL 1 2 3 4 AB 8 2' - 0"4' - 2"12 8 CLR. 4' - 0"TYP.11"CLR.5' - 11 3/8"CLR. 11' - 3 5/8"CLR.5' - 11 3/8"TYP.11"CLR. 4' - 0" 1 A-5.1 1 A-5.1 1 A-5.2 1 A-5.2 3 A-5.2 3 A-5.2 2 A-5.2 2 A-5.2 1' - 1"1' - 6 1/2"10 7/8"2' - 1 1/8"1' - 10 1/8"10 7/8"1' - 5 3/8"1' - 5 1/4" 8.1 14 7' - 2 7/8"7' - 0 7/8"6' - 8 1/4"11' - 4 7/8"6' - 6 3/4"5' - 0 3/4"6' - 10 1/4"6' - 11 1/4"2' - 4 1/4"9 3/4"2' - 3 5/8"4' - 9 5/8"5' - 10 7/8"5' - 2 5/8"6' - 11 3/8"4' - 11 7/8"2' - 0"2 A-5.1 2 A-5.1 9 DN. V. 21 21 21 21 2' - 10 1/2"CLR.3' - 0"CLR. 4' - 3 1/8"CLR.3' - 0"CLR. 4' - 3 1/8" CLR. 30" MIN.CLR.2' - 6"CLR. 3' - 7" 28 29 19' - 0"13' - 11 7/8"2' - 2 7/8"42' - 4 7/8"10' - 11"22' - 5 1/4"9 AD-1 2 AD-1 3 AD-1 7 AD-1 7 AD-1 7 AD-1 AD-1 17 8 AD-1 AD-1 22 11 30 30 AD-1 22 13.30' T.O.S. 10.55' T.O.S. 13.30' T.O.S. 5 AD-1 31 32 30 CLR. 4' - 0"CLR.4' - 0"33 34 27 35 35 35 35 36 36 36 36 (ROOF ABV.)37 AD-1 22 37 37 38 38 33 39 39 40 D C 41 20 42 42 42 42 42 43 42 43 4342 42 434' - 8 3/8"4' - 8 3/8"6' - 4 1/2"67 4 68 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-2.0 01/20/20 2701 -2019MAIN LEVEL FLOOR PLANLISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON 1/4" = 1'-0" PLAN LEGEND NO. REVISION DATE STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 KEYNOTE LEGEND 1 PROPERTY LINE 2 REAR YARD SETBACK 3 SIDE YARD SETBACK 4 FRONT YARD SETBACK 5 FURNISHINGS - AS SELECTED 6 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.) 7 UPPER CABINET - BUILT-IN, FINISH AS SEL. 8 COUNTERTOP - AS SELECTED 9 BASE CABINET - BUILT-IN, FINISH AS SEL. 10 REFRIGERATOR - VERIFY APPLIANCE W/. OWNER 11 FIREPLACE - PREFABRICATED, GAS ONLY - MASON-LITE FIREPLACE, MODEL 'BURNTECH GBVS49' ICC# ESR-2401 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTALY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES) 12 TALL CABINET - BUILT-IN, FINISH AS SEL. 13 MICROWAVE & OVEN - AS SELECTED 14 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 15 WATER HEATER - TANK-LESS (ON DEMAND) WALL-MOUNT +48" MIN., 'TAKAGI' OR EQUIV. - VERIFY SIZE REQ'D. W/. MFGR. MIN. RATED INPUT OF 140,000 Btuh (PROVIDE ADEQUATE N.G. CONN.) 16 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 17 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 18 DISHWASHER - AS SELECTED 19 GARAGE DOOR - CUSTOM BUILT, REF. SCHED. 20 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (CRC R302.5.1) 21 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1) 22 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. 23 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 24 SHELF AND POLE - BUILT IN, FINISH AS SEL. 25 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, 1.6 GALLONS/FLUSH 26 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT 27 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 28 SHOWER - HOT-MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) 29 TEMPERED GLASS ENCLOSURE - MIN. 3/8" THK., GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) 30 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) 31 KITCHEN SINK - AS SELECTED 32 RESIDENTIAL ELEVATOR - 'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE =MIN. 56" X 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 33 DOWNSPOUT - KYNAR ALUMINUM - COLOR TO MATCH S.S. ROOF AS SEL. (ARCH. TO APPROVE) 34 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4,9/AD-1 35 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 36 HOSE BIB - RECESSED BRASS, VERIFY LOC'N. & FIXTURE W/. OWNER 37 GAS STUB OUT - VERIFY LOC'N. W/. OWNER AND G.C. 38 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 39 8 X 8 DECO. TIMBER COLUMN - PAINT AS SEL. 40 STEEL COLUMN, REF. STRUCT. DWG'S. ARCH. TO APPRV. FINISH 41 FIREPLACE - PREFABRICATED, GAS ONLY, 'ISOKERN' ICC# ESR-2316. VERIFY SIZE W/. MFG'R. [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THERE LISTING AND MFG'R. INSTRUCTIONS) 42 DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS) 43 OVERFLOW DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS) 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. *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 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 PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 FIRST FLOOR PLAN A MECHANICAL VENTILATION NOTESB NOTESC UP R.Y.S.B. 10' - 0"S.Y.S.B.4' - 0"F.Y.S.B. 10' - 0" A-4.0 1 A-4.12 A-4.1 1 A-4.0 2 1' - 3 5/8"2' - 6"7' - 4 3/4"2' - 6"1' - 3 5/8"6' - 7 1/4"9 3/4"7' - 9"7' - 5 3/4"7' - 9"6"18' - 0"4' - 9"W.I.C. BATH #2 BATH #3 BEDROOM #3 BEDROOM #4 LAUNDRY BATH #4 BATH #5 W.I.C. OFFICE ELEV. W.I.C. JR. MASTER #5 W.C.7' - 1"6' - 7 7/8"1' - 6 5/8"2' - 6"7' - 10 7/8"2' - 6"1' - 6 5/8"SEAT SEATSEATSEATCOFFEE BAR2 A-5.0 2 A-5.0 14' - 0 1/4"BUILT-IN CLOSET1 A-5.0 1 A-5.0A 1 1 33' - 7 1/2"56' - 3 1/8"4' - 2"18' - 5 1/2"19' - 6 1/4"18' - 3 3/8"4' - 8 1/2"8' - 6"5' - 3"4' - 0 5/8"10' - 8 5/8"3' - 6 1/8"4' - 2 3/8"3' - 8 3/8"2' - 11 1/8"1' - 7 5/8"3' - 6 1/8"3' - 6 5/8"R.Y.S.B. 10' - 0" 31' - 11 5/8"56' - 0 3/8"12' - 0" 14' - 6 1/4"6' - 6 3/4"16' - 5 5/8"18' - 5 3/4" 10' - 7 1/2"2' - 1 1/8"1' - 9 5/8"3' - 6 1/8"3' - 0 5/8"3' - 3 1/8"10' - 4 7/8"2' - 9 5/8"5' - 0 3/4"10' - 4 3/8"3' - 0 5/8"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"F.Y.S.B.10' - 0"30' - 8 1/8"4' - 2"3' - 4 3/8"9' - 10 3/4"2' - 6 5/8"5' - 3 3/8"1' - 7 3/4"3' - 11 3/8"3' - 11 7/8"31' - 11 5/8"32' - 8 7/8" 13' - 2"3' - 8"15' - 10 7/8" 3' - 3 1/8"8' - 6"1' - 4 7/8"5' - 1 3/8"6' - 9 1/4"4' - 0 1/4" 24' - 3 1/2"12' - 0" 10' - 3 3/4"3' - 8"10' - 3 3/4"25' - 7"33' - 7 1/2"6' - 9 1/8"18' - 9 7/8"3' - 4 1/2"3' - 4 1/2"4' - 11"9' - 0"4' - 11"2324 20 22 32 31 43 42 41 40 29 39 38 37 28 27 33 34 35 3631 30 29 28 27 26 25 19 21 20 44 21 22 23 24 25 26 32 30 R @ 0' -7 3/8"15R @ 0' -6 7/8"18 1 1 1 1 1 1 1 CLR. 2' - 6"CLR.4' - 0"2 3 4 5 6 2 7 6 38 5 7 2 7 3 4 9 3 4 5 6 6 10 2 4 5 2 7 11 12 CLR. 4' - 0"CLR.4' - 0"TYP.11"CLR. 11' - 3 5/8"CLR.4' - 0"TYP.11"CLR. 4' - 0" 5354 55 56 57 58 59 60 45 46 47 48 49 50 5152 1 A-5.1 1 A-5.1 1 A-5.2 1 A-5.2 3 A-5.2 3 A-5.2 2 A-5.2 2 A-5.2 2' - 0 5/8"1' - 3 5/8"2' - 6"7' - 10 3/8"2' - 6"1' - 3 5/8" 5' - 1 1/4"2' - 0"6' - 4"6' - 5 5/8"3' - 8 1/8"1' - 10"2' - 3 5/8"2' - 6"8' - 2 5/8"2' - 6"2' - 3 5/8"5' - 7 3/8"5 7/8"4' - 8 5/8"8' - 7 3/8"2' - 8 7/8"2' - 0 1/2"13' - 8 3/4"12' - 6 3/8"5' - 3 1/8"6' - 5 3/4"5' - 7 1/4"EQEQ1' - 2 5/8"7' - 0 1/8"7' - 6 1/8" 2 A-5.1 2 A-5.1 2' - 2 1/4"6:12 6:12 3:12 8:12 8:12 FAU BELOW 2% MI N.2% MIN.CLR. 3' - 0"CLR.4' - 5 1/2"CLR.3' - 0"CLR. 3' - 7"CLR.3' - 7"CLR. 2' - 11 1/2" CLR. 30" MIN. CLR. 30" MIN. CLR. 30" MIN. CLR. 30" MIN. 13 13 13 13 14 14 14 14 1' - 0"9 3/4" 9 AD-1 3 AD-1 2 AD-1 AD-1 17 AD-1 11 AD-1 11 13 AD-1 23.64' T.O.S. AD-1 17 2' - 2 3/8"FD FLOOR DRAIN DN. 15 1616 16 16 17 18 1212 19 20 21 22 2324 25 25 24 262728 BALCONY 23 1.5:12 24 23 24 23 29 30 31 30 31 30 314' - 8 3/8"NEW WALL -2 x 6 STUDS @ 16" O.C. NEW WALL -2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C. CONCRETE RETAINING WALL -REF. STRUCTURAL CONCRETE MASONRY WALL -6" CMU U.N.O. DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED STUD @ 16" O.C. WINDOW -REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET -BUILT IN CASEWORK COLUMN -REF. STRUCTURAL DWGS. FURNITURE -FOR PRESENTATION PURPOSES ONLY FIREPLACE -PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE -SINK (AS SELECTED) PLUMBING FIXTURE -TOILET (AS SELECTED) LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 101 1i ?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT. WINDOW TAG -REFERENCE SHEET A-7.0 DOOR TAG -REFERENCE SHEET A-7.0 WINDOW WALL TAG -REFERENCE SHEET A-7.01i 1.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM + 1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). CALCULATIONS: UNIT: 5,560 S.F. (0.03)5,560 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 166.8 CFM + (7.5 x 6) = 211.8 CFM REQ'D. JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-2.1 01/20/20 2701 -2019SECOND LEVEL FLOOR PLANLISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON NO. REVISION DATE STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 KEYNOTE LEGEND 1 PROPERTY LINE 2 FURNISHINGS - AS SELECTED 3 COUNTERTOP - AS SELECTED 4 BASE CABINET - BUILT-IN, FINISH AS SEL. 5 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 6 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, 1.6 GALLONS/FLUSH 7 SHELF AND POLE - BUILT IN, FINISH AS SEL. 8 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. 9 INTERIOR STAIR MOUNTED GUARDRAIL - 34"-38" ABV. NOSING. REF. DTLS. 4,9/AD-1 10 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 11 WASHER - PROVIDE HOOK-UPS & POWER 12 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 13 SHOWER - HOT-MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) 14 TEMPERED GLASS ENCLOSURE - MIN. 3/8" THK., GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) 15 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1) 16 WINDOW TO MEET EGRESS REQT.'S 17 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4,9/AD-1 18 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1 19 FRONT YARD SETBACK 20 REAR YARD SETBACK 21 SIDE YARD SETBACK 22 STEEL BEAM REFERENCE STRUCT. DWG'S. - ARCH TO APPRV. STAIN 23 DOWNSPOUT - KYNAR ALUMINUM - COLOR TO MATCH S.S. ROOF AS SEL. (ARCH. TO APPROVE) 24 DECK DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 25 OVERFLOW DRAIN - REF. DTL. 11/AD-1 26 FIREPLACE - PREFABRICATED, GAS ONLY - MASON-LITE FIREPLACE, MODEL 'BURNTECH GBVS49' ICC# ESR-2401 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTALY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES) 27 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) 28 GAS STUB OUT - VERIFY LOC'N. W/. OWNER AND G.C. 29 CRICKET - 2% MIN. 30 DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS) 31 OVERFLOW DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS) 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. *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 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 MECHANICAL VENTILATION NOTESB NOTESC PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 SECOND FLOOR PLAN 1/4" = 1'-0" PLAN LEGENDA DN A-4.0 1 A-4.12 A-4.1 1 A-4.0 2 ELEV. BONUS 21' - 5 7/8"S. VIEW DECK 2 A-5.0 2 A-5.0 1 A-5.0 1 A-5.0 AA 1 1 23' - 4 3/4"6' - 0 1/2"8' - 11 1/8"7' - 5 7/8"6' - 11 3/4"3' - 1 1/2"3' - 5 1/8"2' - 3 1/8"1' - 9 5/8"67' - 6"32' - 6" 37' - 5 3/8"30' - 0 3/4"18' - 7 1/2"13' - 10 1/2" 4' - 5 5/8"2' - 1 1/8"11' - 7 5/8"9' - 0"2' - 0 5/8"9 3/4"12' - 1 1/2"23' - 4 3/4"6' - 0 1/2"11' - 10 3/8"11' - 6 3/8"1' - 5 1/4"9' - 0"1' - 5 1/4"46' - 5 3/8"21' - 1 1/4"12' - 11 1/2"5' - 7 1/2"13' - 10 1/2" 6' - 1 1/4"1' - 5"9' - 6"1' - 5 1/2"2' - 7 5/8" 1 1 1 1 1 1 1 35 34 36 33 6665 616263 R @ 0' -7 3/8"15 TYP. 11" CLR. 4' - 0"CLR.4' - 0"TYP.11"CLR.4' - 0"CLR. 4' - 0" 2 R.Y.S.B. 10' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"F.Y.S.B. 10' - 0" R.Y.S.B. 10' - 0"F.Y .S .B .10' - 0"F.Y.S.B.10' - 0"3 3 3 4 4 5 5 8:12 8:12 6:128:128:12 6:12 6:12 6:126:12 6:12 6:12 6:126:12 1.5:12 1.5:12 6:12 6:12 6 7 2 8 9 10 11 9 8 6 12 12 1313 12 12 14 14 15 15 16 15 17 17 17 17 16 16 1 A-5.1 1 A-5.1 1 A-5.2 1 A-5.2 3 A-5.2 3 A-5.2 2 A-5.2 2 A-5.2 2 A-5.1 2 A-5.1 PWDR. 39 FAU FAU BELOW FAU BELOW SKYLIGHT ABV. 2% MIN. 2% MIN. 2 % M I N .CLR.2' - 6"CLR. 3' - 3" 9 AD-1 AD-1 10 AD-1 10 AD-1 10 32.84' T.O.S. 18 19 18 20 21 FIREPIT 22 23 24 25 24 25 24 25 26 16 AD-1 26 2 % M IN. 2 % M IN .MIN.C.N.B. THIRD FLOOR SETBACK 15' - 0" MIN. C.N.B. THIRD FLOOR SETBACK 15' - 0" THIRD FLOOR SETBACK 15' - 0"2' - 0"3RD FLOOR S.B.2' - 0"S.Y.S.B.4' - 0"9 1/4"70 1.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM + 1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). CALCULATIONS: UNIT: 5,560 S.F. (0.03)5,560 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 166.8 CFM + (7.5 x 6) = 211.8 CFM REQ'D. NEW WALL -2 x 6 STUDS @ 16" O.C. NEW WALL -2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C. CONCRETE RETAINING WALL -REF. STRUCTURAL CONCRETE MASONRY WALL -6" CMU U.N.O. DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED STUD @ 16" O.C. WINDOW -REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET -BUILT IN CASEWORK COLUMN -REF. STRUCTURAL DWGS. FURNITURE -FOR PRESENTATION PURPOSES ONLY FIREPLACE -PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE -SINK (AS SELECTED) PLUMBING FIXTURE -TOILET (AS SELECTED) LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1 INT. FIRE RATED PARTITION REF. DTL. 7/AD-1 EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1 101 1i ?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT. WINDOW TAG -REFERENCE SHEET A-7.0 DOOR TAG -REFERENCE SHEET A-7.0 WINDOW WALL TAG -REFERENCE SHEET A-7.01i JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-2.2 01/20/20 2701 -2019THIRD LEVEL FLOOR PLANLISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON NO. REVISION DATE STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE PER CRC R303.7 KEYNOTE LEGEND 1 PROPERTY LINE 2 COUNTERTOP - AS SELECTED 3 FRONT YARD SETBACK 4 REAR YARD SETBACK 5 SIDE YARD SETBACK 6 FURNISHINGS - AS SELECTED 7 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, 1.6 GALLONS/FLUSH 8 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 9 BASE CABINET - BUILT-IN, FINISH AS SEL. 10 RESIDENTIAL ELEVATOR - 'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE =MIN. 56" X 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 11 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 12 WOOD SHINGLE ROOFING- REF. MATERIAL SCHEDULE ON ELEVATIONS SHEET A-4.0 13 ROOF - STANDING SEAM METAL, ALUM. FINISH - COLOR AS SELECTED - REF. DTL. 12/AD-1 14 TUFFLEX WATERPROOF MEMBRANE PER ICC# ESR-2505 15 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE & COLOR AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 16 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0) 17 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) 18 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4,9/AD-1 19 INTERIOR STAIR MOUNTED GUARDRAIL - 34"-38" ABV. NOSING. REF. DTLS. 4,9/AD-1 20 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT 21 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT 22 FIRE PIT LOC'N. PROVIDE GAS AS NEEDED - PROVIDED REMOTE IGNITION WITHIN THE DWELLING 23 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 24 OVERFLOW DRAIN - REF. DTL. 11/AD-1 25 DECK DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 26 DOWNSPOUT - KYNAR ALUMINUM - COLOR TO MATCH S.S. ROOF AS SEL. (ARCH. TO APPROVE) 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. *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 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 MECHANICAL VENTILATION NOTESB NOTESC PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 THIRD FLOOR PLAN 1/4" = 1'-0" PLAN LEGENDA 1.ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR. 2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET; 1. IN CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF TEH REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED. 3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MIN. OF A 1" SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHT'G. 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 DIRECTLY TO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE STRUCTURAL ROOF SHT'G. AT THE TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE MET: 1. THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO INTERIOR CLASS I VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD SHINGLES OF SHAKES ARE USED, A MIN. 1/4" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHT'G. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16, ANY AIR-IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III VAPOR RETARDER COATING OR COVERING IN DIRECT CONTACT W/. THE UNDERSIDE OF THE INSULATION (SEE TITLE 24, PART 6, FIG. 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. (NO INSULATION SHALL BE REQ'D. WHEN ROOF TILES, WOOD SHINGLES OR WOOD SHAKES, OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONT. UNDERLAYMENT IS INSTALLED. A CONT. LAYER SHALL BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT. LAYER WHICH HAS A PERM RATE OF NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD.); 5.1. AIR-IMPERMEABLE INSULATION ONLY. INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF 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 R-4 SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. 5.3. AIR-IMPERMEABLE AND AIR-PERMEABLE INSULATION. THE AIR-IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF 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. FILLED REGION INDICATES ATTIC SPACE-REF. ATTIC VENTILATION CALCS. A-4.0 1 A-4.12 A-4.1 1 A-4.0 2 2 A-5.0 2 A-5.0 1 A-5.0 1 A-5.0 AA 1 1 6 3/4" F.O.F. 11' - 5 1/4"F.O.F.11' - 3 7/8"6 3/4"F.O.F.33' - 0 3/4"F.O.F.4' - 2"6 3/4"F.O.F.3' - 7 1/4"F.O.F.75' - 4"6 3/4"F.O.F. 14' - 5 3/8"6 3/4"6 3/4"F.O.F.56' - 4 1/8"F.O.F. 31' - 4 7/8" 2 3/4"31' - 0 1/2"10 5/8"2' - 9 7/8" F.O.F. 32' - 3 1/4"F.O.F. 46' - 2 5/8"2 3/4"7 3/4"5' - 1" 30.21' 41.24' 40.09' 34.98' 36.45' T.R. 36.45' T.R. HT. CERT. REQ'D. 41.92' 1 1 1 2 2 2 8:12 8:12 8:12 8:12 6:123:123:123:126:12 6:12 6:12 6:12 6:121.5:12 1.5:12 6:126:121 A-5.1 1 A-5.1 1 A-5.2 1 A-5.2 3 A-5.2 3 A-5.2 2 A-5.2 2 A-5.2 2 A-5.1 2 A-5.1 3:12 FAU BELOW FAU BELOW FAU BELOW 15 3 F.O.F. 10' - 2 1/8"6 3/4" 4 5 4 4 5 5 5 4 5 6 66 3/4"F.O.F.3' - 7 1/4"6 3/4"F.O.F.58' - 7 3/4"5' - 9 3/4"2 3/4"F.O.F.64' - 4 5/8"2 3/4"1' - 0"F.O.F. 12' - 0"6 3/4"6 3/4" F.O.F. 9' - 7 1/4"6 3/4"6 3/4"6 3/4" F.O.F. 11' - 5 1/4" F.O.F. 63' - 1 3/4"6 3/4" F.O.F. 63' - 1 3/4"6 3/4" F.O.F. 64' - 1 3/4"6 3/4"6 3/4"6 3/4" 6 3/4" AD-1 23 SKYLIGHT 12 AD-1 12 AD-1 15 AD-1 14 AD-1 15 AD-1 14 AD-1 15 AD-1 14 AD-1 15 AD-1 14 AD-1 AD-1 21 AD-1 21 AD-1 21 AD-1 21 16 AD-1 ATTIC VENT CALC: 266.22 S.F. ATTIC SPACE 266.22/150 = 1.77 S.F. = 255.57 S.I. DORMER VENTS = 150 S.I. X 2 = 300 S.I. 255.57 S.I. > 300 S.I. (REQ'D) ATTIC VENT CALC: 154.78 S.F. ATTIC SPACE 154.78/150 = 1.03 S.F. = 148.32 S.I. DORMER VENTS = 150 S.I. X 1 = 150 S.I. 148.32 S.I. > 150 S.I. (REQ'D) 1 7 7 ATTIC DORMER ATTIC DORMER 8 8 2% MIN. 2% MIN. 2 % M I N .2% MI N.2% MIN.13 AD-1 AD-1 11 AD-1 11 9 9 9 9 10 10 10 10 11 11 12 11 12 13 11 12 13 4:12 4:12 11 12 13 3:123:126:12 6:12 14 14 15 AD-1 11 1617 CRICKET 2% MIN.2% MIN.GREAT ROOM PLATE GREAT ROOM PLATE ROOF PLATE ROOF PLATE VIEW DECK T.O.S. VIEW DECK T.O.S.CABANA PLATE CABANA PLATE SECOND FLOOR T.O.S. SECOND FLOOR T.O.S. SECOND FLOOR PLATE VIEW DECK FIREPIT 2 % M IN. 2 % M IN .1' - 10"1' - 10 1/2"1' - 8 1/4"SETBACK ENCROACHMENT4 3/4"10' - 0" 1" SETBACK ENCROACHMENT 4 3/4"8 1/8"SETBACK ENCROACHMENT2' - 6"SETBACK ENCROACHMENT4 3/4"S E T B A C K E N C R O A C H M E N T3 1 /2 " 2 3/4" HT. CERT. REQ'D. 41.90'3:123:123:123:12HT. CERT. REQ'D. 36.47' ROOF PLATE S E T B A C K E N C R O A C H M E N T 8 1 /8 " JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-3.0 01/20/20 2701 -2019ROOF PLANLISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON NO. REVISION DATE KEYNOTE LEGEND 1 WOOD SHINGLE ROOFING- REF. MATERIAL SCHEDULE ON ELEVATIONS SHEET A-4.0 2 ROOF - STANDING SEAM METAL, ALUM. FINISH - COLOR AS SELECTED - REF. DTL. 12/AD-1 3 SKYLIGHT - SIZE AS DIM. - 'SKYCO' ICC #ESR-3837 OR EQUIV. (REF. DTL. 23/AD-1) 4 LINE OF FIRST FLOOR EXTERIOR WALL BELOW 5 LINE OF SECOND FLOOR EXTERIOR WALL BELOW 6 LINE OF THIRD FLOOR EXTERIOR WALL BELOW 7 ATTIC DORMER VENT, REF. ATTIC VENT CALCS ON ROOF PLAN 8 TUFFLEX WATERPROOF MEMBRANE PER ICC# ESR-2505 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 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 11 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE & COLOR AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 12 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0) 13 DOWNSPOUT - KYNAR ALUMINUM - COLOR TO MATCH S.S. ROOF AS SEL. (ARCH. TO APPROVE) 14 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 15 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT 16 DECK DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 17 OVERFLOW DRAIN - REF. DTL. 11/AD-1 NOTE:ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 ROOF PLAN ATTIC VENTILATION NOTESA ROOF PLAN LEGENDB WINDOWS & DOORS: WOOD SIDING: 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 MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 COLOR: PAINTED WHITE APPLICATION: SHIPLAP 5" PLANK CODE: ICC# ESR-2290 GUTTERS: GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: FLASHING & WEATHERSTRIPPING: MATERIAL: METAL -COPPER SHAPE: HALF ROUND (5") (VERIFY W/. ARCH.) TUFFLEX POLYMERS 10880 POPLAR AVE. FONTANA, CA P: 909.349.2016 WWW.TUFFLEXPOLYMERS.COM CODE: ICC # ESR-2505 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. EXTERIOR STONE/MASONRY VENEER METAL ROOFING: ( CLASS 'A' ) PRODUCT: STANDING SEAM METAL ROOFING, ULTRA-COOL, CB-150 MANUFACTURER: CUSTOM-BILT METALS 1333 CORPORATE DR., STE. 103 IRVING, TEXAS 75038 P: (888) 875-8484 COLOR:OLD TOWN GRAY, TO BE APPROVED BY ARCH. & OWNER NOTES:USE CONTINUOUS 12" OR 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS. (NO TRANSVERSE SEAMS) REF. DTL. 7/A-5 APPROVALS: ICC REPORT ESR-2048, CLASS 'A' ASSEMBLY WEIGHT:APPX. 2 PSF. WOOD SHINGLE ROOFING: PRODUCT:WOOD SHINGLE -FIRE TREATED MFGR:FSR TREATMENT, INC. WWW.FIRESMARTROOFING.COM COLOR:NATURAL APPLICATION: CLOSED VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING (REF. DTL. 2/A-3) CODE:CLASS A ASSEMBLY (ICC# ESR-1410) WEIGHT:N/A SUPPLIER: YOUNG IDEAS CONSTRUCTION 106 W CANADA SAN CLEMENTE, CA 92672 P: 949.492.8711 STONE TYPE:SPLIT FACE COLOR: TANA ALMOND APPLICATION: RANDOM, MOUNTAIN FIELD LEDGE THICKNESS: 1" -1.5" NOMINAL WEIGHT: LESS AN 15 LBS. FIRST FLOOR (T.O.S.) 13.30' FIRST FLOOR (T.O.S.) 13.30' MAX. RIDGE HEIGHT 41.99' MAX. RIDGE HEIGHT 41.99' SECOND FLOOR PLATE (TYP.) 22.55' SECOND FLOOR PLATE (TYP.) 22.55' SECOND FLOOR T.O.S. (TYP.) 23.64' SECOND FLOOR T.O.S. (TYP.) 23.64' ROOF PLATE (TYP.) 33.26'ROOF PLATE (TYP.) 33.26' GRADE PLANE 12.99' GRADE PLANE 12.99' MAX FLAT 36.99' MAX FLAT 36.99' VIEW DECK PLATE 31.76' VIEW DECK (T.O.S.) 32.84' CABANA PLATE 39.84' GREAT ROOM PLATE 28.13' 1 A-5.0 19 18 52 515354 2324262527 B4 69 63 62 61 A 1 41.24' 41.92' 43.09' 33.21' 4 :1 2 4:12 6 :1 2 6 :1 2 6:12 6:12 6 :1 2 6:12 1 2 3 1 4 4 5 56 6 4 4 7 8 9 7 10 11 11 1129' - 0"24' - 0"7' - 0"1' - 1"8' - 1 1/2"1' - 1"9' - 3"1 A-5.1 68 67 14' - 10"2 A-5.1 6' - 8" 15 P.L.9' - 7 1/2"1' - 1"9' - 3"10' - 4"9' - 7 1/2"9' - 2 1/2"10' - 4"24' - 0"29' - 0"30.21' 38.26'6" MAX.1 .5 :1 2 8 :1 2 8:12 3 :1 2 ABV.F.F.42" MIN.ABV. F.F.42" MIN.HT. CERT. REQ'D. 2% MIN.HEAD HT.8' - 6"HEAD HT.14' - 2"HD. HT.8' - 6"HD. HT.13' - 7"HD. HT.7' - 6"HD. HT.6' - 8"7 7 37.98' 14 14 14 14 AD-1 21 4 6 5 15 16 AD-1 8 AD-1 5 AD-115 AD-1 16 9 10 13 17 18 19 2 A-7.0 TYP. 3 A-7.0 TYP. 22 21 AD-1 21 24 FIRST FLOOR (T.O.S.) 13.30' FIRST FLOOR (T.O.S.) 13.30' MAX. RIDGE HEIGHT 41.99' MAX. RIDGE HEIGHT 41.99' SECOND FLOOR PLATE (TYP.) 22.55' SECOND FLOOR PLATE (TYP.) 22.55' SECOND FLOOR T.O.S. (TYP.) 23.64' SECOND FLOOR T.O.S. (TYP.) 23.64' ROOF PLATE (TYP.) 33.26' ROOF PLATE (TYP.) 33.26' GRADE PLANE 12.99' GRADE PLANE 12.99' MAX FLAT 36.99' MAX FLAT 36.99'24' - 0"VIEW DECK PLATE 31.76' VIEW DECK (T.O.S.) 32.84' CABANA PLATE 39.84' GREAT ROOM PLATE 28.13' 2 A-5.0 6 5 34 3 1921 20 22 22 1 60 59 58 57 56 55 8 MAX.1' - 0"MIN.2' - 0"40.09' 34.98' 43.09' 37.98'38.26' 37.76' 41.24' 30.21'29' - 0"9' - 3"1' - 1"8' - 1 1/2"1' - 1"7' - 0"10' - 4"9' - 2 1/2"1 4 1 1 2 2 12 10 9 10 13 7 7 7 44 64 TYP. 7 1/2"SILL HT.1' - 4"HEAD HT.8' - 6"6:12 6 :1 2 12 5 5 5 1 A-5.2 3 A-5.2 2 A-5.2 14' - 10"3 :1 2 3:12 P.L.9' - 7 1/2"9' - 3"1' - 1"9' - 7 1/2"10' - 4"24' - 0"29' - 0"HD. HT.7' - 6"30 29 28 HD. HT.8' - 6"HD. HT.14' - 2"HD. HT.7' - 6"ABV. F.F.42" MIN.ABV. F.F.42" MIN.16 20 20 13 33.21' HT. CERT. REQ'D. 41.92'6" MAX.MAX.1' - 0"MIN.2' - 0"14 14 AD-1 21 AD-1 21 8.1 21 22 7 MAX.1' - 0"MIN.2' - 0"14 AD-1 21 AD-1 21 14 23 24 17 19 5 AD-1 15 AD-1 8 AD-1 2 A-7.0 TYP. 3 A-7.0 TYP. 4 A-7.0 TYP. 5 A-7.0 TYP. 7 A-7.0 6 A-7.0 HT. CERT. REQ'D. 41.90' JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-4.0 01/20/20 2701 -2019EXTERIOR ELEVATIONS &MATERIAL SCHEDULELISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON MATERIAL SCHEDULE NO. REVISION DATE 1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 2. REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. KEYNOTE LEGEND 1 WOOD SHINGLE ROOFING- REF. MATERIAL SCHEDULE ON ELEVATIONS SHEET A-4.0 2 ROOF - STANDING SEAM METAL, ALUM. FINISH - COLOR AS SELECTED - REF. DTL. 12/AD-1 3 1 X 10 B&B- PAINT GRADE, COLOR AS SELECTED 4 WOOD SIDING - REF. MATERIAL SCHEDULE 5 NATURAL STONE VENEER- REF. MATERIAL SCHEDULE & COORD. W/. ARCH. - REF. DTL. 8/AD-1 6 WOOD SHINGLE SIDING - REF. TO MATERIAL SCHEDULE 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 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33. (6" MAX ENCROACHMENT INTO ANY SETBACK) 9 DOWNSPOUT - KYNAR ALUMINUM - COLOR TO MATCH S.S. ROOF AS SEL. (ARCH. TO APPROVE) 10 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE & COLOR AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 11 WOOD PANELS - ARCH TO APPV. 12 DECO. WD. PANELING - PAINT GRADE - COLOR AS SEL. 13 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0) 14 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 15 SKYLIGHT - SIZE AS DIM. - 'SKYCO' ICC #ESR-3837 OR EQUIV. (REF. DTL. 23/AD-1) 16 (N.) WOOD GATE - AS SELECTED (MAX. 6' HT. ABOVE NATURAL GRADE) 17 8 X 8 DECO. TIMBER COLUMN - PAINT AS SEL. 18 DECO. WD. BEAM- VERIFY SIZE & LOC'N. W/. ARCH. 19 4 X 6 DECO. TIMBER - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. 20 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 21 STEEL BEAM REFERENCE STRUCT. DWG'S. - ARCH TO APPRV. STAIN 22 STEEL COLUMN, REF. STRUCT. DWG'S. ARCH. TO APPRV. FINISH 23 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 13/AD-1 24 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT 1/4" = 1'-0"1 SOUTH EAST - ELEVATION 1/4" = 1'-0"2 SOUIH WEST ELEVATION A PLAN NOTESB KEYNOTES LEGENDC FIRST FLOOR (T.O.S.) 13.30' FIRST FLOOR (T.O.S.) 13.30' MAX. RIDGE HEIGHT 41.99' MAX. RIDGE HEIGHT 41.99' SECOND FLOOR PLATE (TYP.) 22.55' SECOND FLOOR PLATE (TYP.) 22.55' SECOND FLOOR T.O.S. (TYP.) 23.64' SECOND FLOOR T.O.S. (TYP.) 23.64' ROOF PLATE (TYP.) 33.26' ROOF PLATE (TYP.) 33.26' GRADE PLANE 12.99' GRADE PLANE 12.99' MAX FLAT 36.99' MAX FLAT 36.99' VIEW DECK PLATE 31.76' VIEW DECK (T.O.S.) 32.84' CABANA PLATE 39.84' 1 A-5.0 1 66 65 32 3133343536 11 6 10 5 8 7 3 12 1 11 3 HT. CERT. REQ'D. 36.47' 43.09'MIN.2' - 0"MAX.1' - 0"1 A-5.1 9' - 3"1' - 1"8' - 1 1/2"1' - 1"7' - 0"2 A-5.1 13 8 :1 2 8:12 6 :1 2 6:12 14 9 MIN.2' - 0"MAX.1' - 0"P.L.10' - 4"9' - 2 1/2"9' - 7 1/2"24' - 0"29' - 0"9' - 3"1' - 1"9' - 7 1/2"10' - 4"24' - 0"29' - 0"3:12 30.21' 33.21'ABV. F.F.42" MIN.2% MIN.2% MIN. 2% MIN.HEAD HT.8' - 0"HD. HT.8' - 0"HD. HT.7' - 6"HD. HT.6' - 8"8 2% MIN. 8 6 5 4 15 6 16 11 17 11 7 18 718 10 AD-1 21 8 AD-1 6 AD-1 5 AD-1 2 A-7.0 TYP. 3 A-7.0 TYP. 4 A-7.0 TYP. 15 AD-1 14 AD-1 5 A-7.0 TYP. HT. CERT. REQ'D. 41.90' FIRST FLOOR (T.O.S.) 13.30' FIRST FLOOR (T.O.S.) 13.30' MAX. RIDGE HEIGHT 41.99' MAX. RIDGE HEIGHT 41.99' SECOND FLOOR PLATE (TYP.) 22.55' SECOND FLOOR PLATE (TYP.) 22.55' SECOND FLOOR T.O.S. (TYP.) 23.64' SECOND FLOOR T.O.S. (TYP.) 23.64' ROOF PLATE (TYP.) 33.26' ROOF PLATE (TYP.) 33.26' GRADE PLANE 12.99' GRADE PLANE 12.99' MAX FLAT 36.99' MAX FLAT 36.99' VIEW DECK PLATE 31.76' VIEW DECK (T.O.S.) 32.84' CABANA PLATE 39.84' GREAT ROOM PLATE 28.13' 2 A-5.0 A 17 13 12 7 39 38 374041 42 4344 454647484950 33 40.09' HT. CERT. REQ'D. 36.47' 43.09' 37.98'37.76' 1 2 33 29' - 0"24' - 0"14' - 10"4 5 6 6 7 7 8 9 10 10 11 11 1 A-5.2 3 A-5.2 2 A-5.2 11 9' - 3"1' - 1"8' - 1 1/2"1' - 1"7' - 0"14 P.L.9' - 3"1' - 1"9' - 7 1/2"10' - 4"10' - 4"9' - 2 1/2"9' - 7 1/2"24' - 0"29' - 0"HEAD. HT.8' - 6"HEAD HT.14' - 2"HD. HT.7' - 6"HEAD HT.7' - 6"HD. HT.6' - 8"ABV. F.F.42" MIN.3:123:1 2 24.29' 34.98' HT. CERT. REQ'D. 41.92' 2% MIN. 18 MIN.2' - 0"MAX.1' - 0"6" MAX.MIN.2' - 0"MAX.1' - 0"18 12 12 AD-1 8 AD-1 5 AD-1 14 AD-1 6 16 AD-1 19 4 15 6 AD-1 2 A-7.0 TYP. 3 A-7.0 TYP. AD-1 21 AD-1 21 WINDOWS & DOORS: WOOD SIDING: 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 MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 COLOR: PAINTED WHITE APPLICATION: SHIPLAP 5" PLANK CODE: ICC# ESR-2290 GUTTERS: GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: FLASHING & WEATHERSTRIPPING: MATERIAL: METAL -COPPER SHAPE: HALF ROUND (5") (VERIFY W/. ARCH.) TUFFLEX POLYMERS 10880 POPLAR AVE. FONTANA, CA P: 909.349.2016 WWW.TUFFLEXPOLYMERS.COM CODE: ICC # ESR-2505 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. EXTERIOR STONE/MASONRY VENEER METAL ROOFING: ( CLASS 'A' ) PRODUCT: STANDING SEAM METAL ROOFING, ULTRA-COOL, CB-150 MANUFACTURER: CUSTOM-BILT METALS 1333 CORPORATE DR., STE. 103 IRVING, TEXAS 75038 P: (888) 875-8484 COLOR:OLD TOWN GRAY, TO BE APPROVED BY ARCH. & OWNER NOTES:USE CONTINUOUS 12" OR 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS. (NO TRANSVERSE SEAMS) REF. DTL. 7/A-5 APPROVALS: ICC REPORT ESR-2048, CLASS 'A' ASSEMBLY WEIGHT:APPX. 2 PSF. WOOD SHINGLE ROOFING: PRODUCT:WOOD SHINGLE -FIRE TREATED MFGR:FSR TREATMENT, INC. WWW.FIRESMARTROOFING.COM COLOR:NATURAL APPLICATION: CLOSED VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING (REF. DTL. 2/A-3) CODE:CLASS A ASSEMBLY (ICC# ESR-1410) WEIGHT:N/A SUPPLIER: YOUNG IDEAS CONSTRUCTION 106 W CANADA SAN CLEMENTE, CA 92672 P: 949.492.8711 STONE TYPE:SPLIT FACE COLOR: TANA ALMOND APPLICATION: RANDOM, MOUNTAIN FIELD LEDGE THICKNESS: 1" -1.5" NOMINAL WEIGHT: LESS AN 15 LBS. JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-4.1 01/20/20 2701 -2019EXTERIOR ELEVATIONSLISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON NO. REVISION DATE 1/4" = 1'-0"1 NORTH WEST - ELEVATION 1/4" = 1'-0"2 NORTH EAST - ELEVATION 1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 2. REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. KEYNOTE LEGEND 1 ROOF - STANDING SEAM METAL, ALUM. FINISH - COLOR AS SELECTED - REF. DTL. 12/AD-1 2 WOOD SHINGLE ROOFING- REF. MATERIAL SCHEDULE ON ELEVATIONS SHEET A-4.0 3 WOOD SIDING - REF. MATERIAL SCHEDULE 4 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN, SHEET A-3.0) 5 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE & COLOR AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 6 DOWNSPOUT - KYNAR ALUMINUM - COLOR TO MATCH S.S. ROOF AS SEL. (ARCH. TO APPROVE) 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 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33. (6" MAX ENCROACHMENT INTO ANY SETBACK) 9 PRECAST CONCRETE CAP - SEAL AS SEL. 10 PRECAST CONCRETE LINTEL - SEAL AS SEL. 11 NATURAL STONE VENEER- REF. MATERIAL SCHEDULE & COORD. W/. ARCH. - REF. DTL. 8/AD-1 12 1 X 10 B&B- PAINT GRADE, COLOR AS SELECTED 13 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 14 CRICKET - 2% MIN. 15 (N.) WOOD GATE - AS SELECTED (MAX. 6' HT. ABOVE NATURAL GRADE) 16 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 17 DECO. WD. PANELING - PAINT GRADE - COLOR AS SEL. 18 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 19 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT MATERIAL SCHEDULEA PLAN NOTESB KEYNOTES LEGENDC FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS. FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE- FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS. DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES. DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS. DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION. DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. EXTERIOR WALL: 2 x 4 CONST.:R-13 MIN. 2 x 6 CONST. OR LARGER:R-19 RAISED FLOOR:R-30 MIN. ROOF:R-30 NOTES: 1. REF. T-24 REPORT FOR MORE INFORMATION 2. PROVIDE BID FOR INSULATION OF ENTIRE HOME NEW WALL -2 x 6 STUDS @ 16" O.C. U.N.O. NEW WALL -2 x 4 STUDS @ 16" O.C. U.N.O. WALL W/. STONE VENEER -2x STUDS @ 16" O.C. U.N.O. CONCRETE RETAINING WALL -REF. STRUCTURAL EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1 INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. FIRST FLOOR (T.O.S.) 13.30' FIRST FLOOR (T.O.S.) 13.30' MAX. RIDGE HEIGHT 41.99' MAX. RIDGE HEIGHT 41.99' SECOND FLOOR PLATE (TYP.) 22.55' SECOND FLOOR PLATE (TYP.) 22.55' SECOND FLOOR T.O.S. (TYP.) 23.64' SECOND FLOOR T.O.S. (TYP.) 23.64' ROOF PLATE (TYP.) 33.26' ROOF PLATE (TYP.) 33.26' GRADE PLANE 12.99' GRADE PLANE 12.99' MAX FLAT 36.99' MAX FLAT 36.99' VIEW DECK PLATE 31.76' VIEW DECK (T.O.S.) 32.84' CABANA PLATE 39.84' GREAT ROOM PLATE 28.13' 2 A-5.0 9' - 3"A GREAT ROOM DINING KITCHEN PNTRY. 3-CAR GARAGE BEDROOM #4 LAUNDRY W.I.C. JR. MASTER #5 2 21 33 48 55 56 57 58 59 60 1 A-5.2 3 A-5.2 2 A-5.2 33 21 28192021 9' - 3"1' - 1"8' - 1 1/2"1' - 1"7' - 0"10' - 4"9' - 2 1/2"9' - 3"1' - 1"9' - 7 1/2"14' - 10"18 8' - 6 5/8"8' - 1 1/2"8' - 1 1/2"P.L.24' - 0"29' - 0"10' - 4"24' - 0"29' - 0"VIEW DECK ABV. F.F42" MIN.1 2 34 5 6 7 AD-1 7 AD-1 7 8 9 10 11 12 3 4 13 14 15 3 1616 16 7 16 17 17 18 18 8 8 19 19 20 2% MIN.2% MIN. 3:123:1 2 8 AD-16" MAX.28 28 AD-1 21 AD-1 21 AD-1 15 29 30 31 3 :1 2 3:12 FIRST FLOOR (T.O.S.) 13.30' FIRST FLOOR (T.O.S.) 13.30' MAX. RIDGE HEIGHT 41.99' MAX. RIDGE HEIGHT 41.99' SECOND FLOOR PLATE (TYP.) 22.55' SECOND FLOOR PLATE (TYP.) 22.55' SECOND FLOOR T.O.S. (TYP.) 23.64' SECOND FLOOR T.O.S. (TYP.) 23.64' ROOF PLATE (TYP.) 33.26' ROOF PLATE (TYP.) 33.26' GRADE PLANE 12.99' GRADE PLANE 12.99' MAX FLAT 36.99' MAX FLAT 36.99' VIEW DECK PLATE 31.76' VIEW DECK (T.O.S.) 32.84' CABANA PLATE 39.84' CABANA PLATE 39.84' WINE (T.O.S.) 10.55' 1 A-5.0 1 29 20 61 62 63 34 24 23 25 26 27 1617 69 467 683-CAR GARAGE BEDROOM #4 W.I.C. WINE MASTER BATH MASTER SUITE OFFICE BONUS STAIR.9' - 3"1' - 1"9' - 7 1/2"6 :1 2 6:12 1 A-5.1 2 A-5.1 2' - 9"9' - 3"1' - 1"8' - 1 1/2"1' - 1"7' - 0"10' - 4"9' - 2 1/2"9' - 7 1/2"10' - 4"12' - 0"8 :1 2 8:12 9 C P.L. VIEW DECK 24' - 0"29' - 0"9' - 3"8' - 1 1/2"8' - 1 1/2"9 10 5 21ABV. F.F.42" MIN.22 3 4 16 ABV. F.F.42" MIN.ABV. F.F.42" MIN.34" - 38"36" TYP.23 24 TYP.7 3/8"TYP. 11" 9 AD-1 25 25 25 R @ 0' -6 5/8"5 R @ 0' -6 7/8"18 TYP.6 7/8"TYP.6 5/8"R @ 0' -7 3/8"15 24 24 AD-1 3 7 26 27 8 16 8 19 28 AD-1 14 19 28 AD-1 15 AD-1 6 7 AD-1 7 AD-1 SLOPE PER CIVILSLOPE PER CIVIL MIN.2' - 0"MAX.1' - 0"MIN.2' - 0"MAX.1' - 0"30 31 30 3233 34 12 JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:PROJECT NAME STATUS These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-5.0 01/20/20 2701 -2019BUILDING SECTIONSLISENBEE RESIDENCE LISENBEE RESIDENCEGARY AND MARYLISENBEE2701 CIRCLE DR.,NEWPORT BEACH, CA92663CDP 2701 CIRCLE DR.,NEWPORT BEACH, CA 92663TYLER WILSON FIRE-BLOCKING & DRAFT-STOP NOTES 1/4" = 1'-0" SEPARATION LEGEND NO. REVISION DATE KEYNOTE LEGEND 1 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT 2 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 3 COUNTERTOP - AS SELECTED 4 BASE CABINET - BUILT-IN, FINISH AS SEL. 5 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33. (6" MAX ENCROACHMENT INTO ANY SETBACK) 6 FIRE PIT LOC'N. PROVIDE GAS AS NEEDED - PROVIDED REMOTE IGNITION WITHIN THE DWELLING 7 SHELF AND POLE - BUILT IN, FINISH AS SEL. 8 FURNISHINGS - AS SELECTED 9 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 10 LINEAR FLUORESCENT FIXTURE - CEILING MOUNT (ALT. RECESS) 11 UPPER CABINET - BUILT-IN, FINISH AS SEL. 12 WASHER - PROVIDE HOOK-UPS & POWER 13 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. 14 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.) 15 KITCHEN SINK - AS SELECTED 16 DECORATIVE PENDANT LIGHT FIXTURE-INCANDESCENT 17 FIREPLACE - PREFABRICATED, GAS ONLY - MASON-LITE FIREPLACE, MODEL 'BURNTECH GBVS49' ICC# ESR-2401 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AN INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTALY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES) 18 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CBC 2111.13.1) 19 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) 20 SKYLIGHT - SIZE AS DIM. - 'SKYCO' ICC #ESR-3837 OR EQUIV. (REF. DTL. 23/AD-1) 21 SHELF - BUILT-IN, FINISH AS SEL. 22 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT 23 HANDRAIL - 34" - 38" ABOVE STAIR NOSING (36" U.N.O.) - MATERIAL AS SELECTED, REF. DTLS. 2, 4/AD-1 24 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4,9/AD-1 25 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 26 PROVIDE POWER AND SWITCH FOR GARBAGE DISPOSAL 27 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 28 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 29 ROOF RAFTERS - REF. STRUCT. 30 FLOOR JOISTS - REF. STRUCT. 31 CEILING FRAMING - REF. STRUCT. 32 CONCRETE SLAB ON GRADE - REF. STRUCT. 33 CONCRETE FOOTING - REF. STRUCT. 34 CRICKET - 2% MIN. 1/4" = 1'-0"1 TRANSVERSE SECTION 1/4" = 1'-0"2 LONGITUDINAL SECTION A INSULATION SCHEDULEB C KEYNOTE LEGENDD