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HomeMy WebLinkAbout20190530_Plans_ApprovedName 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.T-1.0 04/11/19 201834TITLE SHEETOCEAN FRONT RESIDENCE OCEAN FRONTRESIDENCEMR. & MRS. JOHN PEDICINI1526 E. OCEANFRONTNEWPORT BEACH, CA92661CDP 1520 E OCEAN FRONTNEWPORT BEACH, CA 92661JOB 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.T-1.0 04/11/19 201834TITLE SHEETOCEAN FRONT RESIDENCE OCEAN FRONTRESIDENCEMR. & MRS. JOHN PEDICINI1526 E. OCEANFRONTNEWPORT BEACH, CA92661CDP 1520 E OCEAN FRONTNEWPORT BEACH, CA 92661REF. 8/T-1.0FLOOR AREA HEIGHT NBMC (NEWPORT BEACH MUNICIPAL CODE) CALIFORNIA CODES: 2016 CBC, 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. 2 STORY 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: OCEAN FRONT RESIDENCE BRANDON ARCHITECTS, INC.MR. & MRS. JOHN PEDICINI 1526 E. OCEANFRONT NEWPORT BEACH, CA 92661 TBD TBD BUILDING AREA SCHEDULE Name AREA COMMENTS FIRST FLOOR 1083 SF SECOND FLOOR 1366 SF 2449 SF 3-CAR GARAGE 759 SF 759 SF GRAND TOTAL 3208 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS COURTYARD 541 SF VIEW DECK 442 SF GRAND TOTAL 983 SF APEX LAND SURVEYING, INC. PAUL CRAFT, LIC. NO. 8516 HUNTINGTON BEACH, CA 92646 P: 714.488.5006 F: 714.333.4440 TBD TBD FORKETT ENGINEERING TOM RUIZ P: 714 963 6793 22311 BROOKHURST ST. HUNTINGTON BEACH, CA 92646 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-0.1 SLAB EDGE PLAN A-0.2 BUILDING AREA PLANS G-02 PRECISE GRADING PLAN G-04 EROSION CONTROL PLAN L-6 LANDSCAPE IRRIGATION PLAN L-7 LANDSCAPE PLANTING PLAN A-1.0 3-DIMENSIONAL VIEWS A-2.0 FLOOR PLAN A-3.0 ROOF PLAN A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-4.1 EXTERIOR ELEVATIONS A-5.0 BUILDING SECTIONS INTERIOR DESIGNER: TBD 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. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. 4. 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:3,578.54 S.F. BUILDABLE AREA: 2,699.06 S.F. TOTAL ALLOWABLE AREA: 2 x 2,699.06 S.F. = 5,398.12 S.F. REQ'D OPEN VOLUME = 2,699.06 S.F. x .15 = 404.859 S.F. (7'-6" MIN.) OPEN VOLUME PROVIDED = 983 S.F. EXISTING BUILDING INFORMATION: EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED EXISTING S.F. = 1,348 S.F. ZONING INFORMATION: TOTAL BUILDING AREA: 3,241 SF FRONT SETBACK: 10 FT. REAR SETBACK: 0 FT. LEFT SETBACK: 3 FT. RIGHT SETBACK: 3 FT. APN: 048 202 32 LOT 6 , TRACT NO. 518, CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA M.M. 107/1-7 1520 E. OCEAN FRONT, NEWPORT BEACH, CA 92661 TITLE 24 CONSULTANT: TBD NO. REVISION DATENO. REVISION DATE BALBOA BLVD THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON E OCEAN FRONT. THE LOT IS APPOXIMATLY 40.00' WIDE BY 90.00' DEEP, IT IS ZONED R-1 AND IS APPX. 3,578.54 S.F. THE PROPERTY INCLUDES A 2 STORY SINGLE FAMILY RESIDENCE TO BE DEMOLISHED. CLIENT PROPOSES TO BUILD A NEW 2 STORY SINGLE FAMILY RESIDENCES OF APPX. 2,482 S.F. LIVING, INCLUDING AN ATTACHED 3-CAR GARAGE OF APPX. 759 S.F.. TO BE WOOD FRAMED WITH A SLAB FOUNDATION. THE PROJECT WILL BE OF A SANTA BARBARA STYLE. THE HOME WILL INCLUDE BUT WILL NOT BE LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES, PARKING WILL BE PROVIDED IN THE FORM OF A 3-CAR GARAGE. THE EXTERIOR MATERIALS WILL BE OF A RICH QUALITY AND HIGH DURABILITY; CONSISTING PRIMARILY OF STUCCO, AND THE USE OF SOME WOOD & METAL ACCENTS. THE HOME WILL HAVE (2) BEDROOMS, (3) FULL BATHS, AND (2) HALF BATHS. TOTAL LIVING TOTAL GARAGE PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) 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.T-1.1 04/11/19 201834GENERAL ARCHITECTURAL NOTESOCEAN FRONT RESIDENCE OCEAN FRONTRESIDENCEMR. & MRS. JOHN PEDICINI1526 E. OCEANFRONTNEWPORT BEACH, CA92661CDP 1520 E OCEAN FRONTNEWPORT BEACH, CA 926611GENERAL 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: MR. & MRS. JOHN PEDICINI 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 WITH 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, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT REVIEW. SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH. 17. ERRORS AND OMISSIONS: ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY SET FORTH IN BOTH. 18. BARRICADES: CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES. 19. TEMPORARY BRACING: AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING, FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER. CONTRACTOR AND HIS 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 WALL 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 WATER 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 PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) 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.T-1.2 04/11/19 201834SUPPLEMENTAL NOTES &DOCUMENTSOCEAN FRONT RESIDENCE OCEAN FRONTRESIDENCEMR. & MRS. JOHN PEDICINI1526 E. OCEANFRONTNEWPORT BEACH, CA92661CDP 1520 E OCEAN FRONTNEWPORT BEACH, CA 92661CAL GREEN -RESIDENTIAL MANDATORY MEASURES RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 2 1 3 NO. REVISION DATE PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) 3/18/2019 PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) N27°44'19"E 90.60' N27°28'19"E 89.37' (15.52) FS (15.41)AD (41.55) CHIMNEY TOP (15.48)FS (15.50)FS (15.74) FF (15.43) AD (15.30) FS (15.07) FS (14.88)AD (14.94)TS (13.30) FS (12.22) BS (12.01)TS (11.04) FS (11.44) FS (11.36) FS (11.52) FFG (11.92) FS (11.69) FS (33.09) RIDGE (13.24) FF (13.23) FS(35.14) CHIMNEY TOP (32.43) RIDGE (12.97) FS (31.69) RIDGE (13.78) FS (13.75) FS (13.73) FS (13.69)FS (13.62)FS (13.74) FS (13.23) FF (13.79) FS (12.99)FS (13.30)FF (13.02) FS (12.92)TS (11.73)BS (10.20)EG (10.14)FL (10.22)EG (10.54) FS (12.31) FS (11.20) NG (11.74) FS (11.43)FS (11.43)FS (10.57) FS(17.53)TW (11.46)FS (11.80) NG (43.22)CHIMNEY TOP (41.70)RIDGE (14.44) NG (15.51) FS (13.64) FS (12.83) AD (14.87) NG (14.86) NG (14.94) NG (12.67)NG (12.66)NG (13.77) TS (10.89) FS (10.67) WM (13.68) FS (13.71) FS (12.96) FS (12.90) FS (16.79)TW (12.95)FS (10.69) FS (10.67) FS (17.52)TW (11.43)FS (11.83) FS(13.02)TS (13.02) FS (11.89) FS (12.00) FS (16.78)TW (12.93)FS (13.73)FS (12.90)FS (13.79)TS (12.96) FS (15.37) NG EXISTING BUILDING EXISTING BUILDING EXISTING BUILDING PROPERTY LINE SCO SCO SCO30" TREE PROPERTY LINE PROPERTY LINE 6" TREE PA PA FOUND MONUMENT FRENCH DRAIN6' BLOCK WALL 6' BLOCK WALL 6' BLOCK WALL 6' BLOCK WALL WH STAIRS 4' WDF CLΔ=00°16'00"R=8590.00'L=39.98'Δ=00°22'39"R=6010.00'L=39.60'UP UP 3' - 0"1 1 BB 2 2 AA GREATROOM BAR KITCHEN STAIRS 3-CAR GARAGE SPA UP UP N 27° 28' 19" E 89.37'EAST OCEANFRONTΔ= 00°22' 39" R = 6010.00' L = 39.60' N 27° 44' 19" E 90.60'Δ= 00°16' 00" R = 8590.00' L = 39.98' 1 OUTDOOR DINING LOGGIA PATIO ENTRY 15.75' T.O.S. 15.75' T.O.S. 15.75' T.O.S. 2 3 3 3 3 STEP4 DRIVEWAY EXISTING STRUCTURE NOT A PART EXISTING STRUCTURE NOT A PART 5 5 6 6 6 7 3 8 8 8 8 1 1 PLANTED (REF. LND.) PLANTED (REF. LND.) PLANTED (REF. LND.) 99 1010 11 11 11 PLANTED (REF. LND.) PLANTED (REF. LND.) (BY SEP. PERMIT) 12 19.73' (N.) TW.17.12' (N.) TW.17.12' (N.) TW.16.57' (N.) TW. 10.57' (E.) FS13.73' (E.) FS13.73' (E.) FS13.62' (E.) FS P.L. TO STREET C.L. 10' - 6" F.O.F. 6' - 6 1/4" 6' - 7 1/4" F.O.F. 7' - 6 1/4" 7' - 7 1/4"F.O.F.5' - 0"5' - 1"F.O.F.15' - 5 3/4"15' - 6 3/4"F.O.F. 10' - 11 3/8" 11' - 0 3/8"F.O.F.2' - 11 5/8"3' - 0 5/8"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"F.Y.S.B. 10' - 0"F.O.F.2' - 10 1/2"F.O.F.3' - 1 1/8"F.O.F.3' - 1 3/8"F.O.F.3' - 0"F.O.F.3' - 4 1/2"F.O.F.3' - 3 3/4"F.O.F.3' - 10 1/8"F.O.F.4' - 8 3/4"12 1314 14 13 14 13 14 13 14 14 14 POOL BATH POWDER POOL EQUIP.STOR.GATEGATE1 15 15 16 16 15.75' T.O.S. STEP CLR. 20' - 1" CLR. 20' - 0" CLR. 23' - 6 3/4"CLR.30' - 3 7/8"F.O.F1' - 11 5/8"2' - 0 5/8"F.O.F. TO P.L.2' - 3 1/2"F.O.F. TO P.L.3' - 1 3/4"17 NOTE: ENCROACHMENT PERMIT AGREEMENT IS REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. ALL NON- STANDARD IMPROVEMENTS SHALL COMPY WITH CIY COUNCIL POLICY L-6. NOTE: ENCROACHMENT PERMIT AGREEMENT IS REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. ALL NON- STANDARD IMPROVEMENTS SHALL COMPY WITH CIY COUNCIL POLICY L-6. PT #2 -11.43' PT #1 -11.46' PT #3 -13.71' PT #4 -13.77' 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.A-0.0 04/11/19 201834ARCHITECTURAL SITE PLANOCEAN FRONT RESIDENCE OCEAN FRONTRESIDENCEMR. & MRS. JOHN PEDICINI1526 E. OCEANFRONTNEWPORT BEACH, CA92661CDP 1520 E OCEAN FRONTNEWPORT BEACH, CA 92661JOB 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.A-0.0 04/11/19 201834ARCHITECTURAL SITE PLANOCEAN FRONT RESIDENCE OCEAN FRONTRESIDENCEMR. & MRS. JOHN PEDICINI1526 E. OCEANFRONTNEWPORT BEACH, CA92661CDP 1520 E OCEAN FRONTNEWPORT BEACH, CA 92661KEYNOTE LEGEND 1 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 2 HARDSCAPE - COLORED & SCORED CONCRETE (AS SELECTED) PER. LAND. DESIGNER 3 HARDSCAPE - FLAGSTONE PAVERS OVER CONCRETE SLAB (AS SELECTED) PER LAND. DESIGNER 4 (E.) ON-SITE TREE TO BE REMOVED 5 (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DWGS.) 6 (E.) SEWER C.O. LOCATION (REF. SURVEY & CIVIL DWGS.) 7 DRIVEWAY APPROACH - REF. CIVIL DWGS. & LANDSCAPE DWGS. 8 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 9 (E.) PROPERTY LINE WALL TO REMAIN 10 PROPERTY LINE FENCE (NEW) -CMU FENCE O/. CONC. FTG. TYP. U.N.O. - (MAX. 6' ABV. N.G.) [SHARED PL REQ'S. NEIGHBOR AGREEMENT] 11 FURNISHINGS - AS SELECTED 12 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 13 OVERFLOW DRAINLINE- -IN WALL/ FROM ABOVE (TERMINATE ABV. EXT. FLATWORK 14 DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS) 15 LINE OF BALCONY ABOVE 16 LINE OF SECOND FLOOR ABOVE 17 MAIN SERVICE PANEL, 400 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) TRUE NORTH 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. 1/4" = 1'-0"1 ARCHITECTURAL SITE PLAN PROJECT NORTH 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 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. NO. REVISION DATENO. REVISION DATE 3/16" = 1'-0"2 GRADE PLANE EXHIBIT POINT #1 -11.46' POINT #2 -11.43' POINT #3 -13.71' POINT #4 -13.77' 50.37' / 4 = 12.59' GP PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) GREATROOM BAR KITCHEN 3-CAR GARAGESTAIRS POWDERPOOL BATH 15.75' T.O.S. 15.75' T.O.S. 15.75' T.O.S. 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.A-0.1 04/11/19 201834SLAB EDGE PLANOCEAN FRONT RESIDENCE OCEAN FRONTRESIDENCEMR. & MRS. JOHN PEDICINI1526 E. OCEANFRONTNEWPORT BEACH, CA92661CDP 1520 E OCEAN FRONTNEWPORT BEACH, CA 926611/4" = 1'-0"1 SLAB EDGE PLAN NOTE: GENERAL CONTRACTOR TO PROVIDE SHOP DRAWINGS CONSISTENT WITH THE CONSTRUCTION DOCUMENTS. GENERAL CONTRACTOR TO REVIEW AND APPROVE ALL FINAL SHOP DRAWINGS PRIOR TO FABRICATION & POURING. ARCHITECT & STRUCTURAL ENGINEER TO REVIEW SHOP DWGS. FOR DESIGN CONFORMITY TO THE CONSTRUCTION DOCUMENTS PRIOR TO FABRICATION & POURING. NO. REVISION DATE SLAB: 5" THK. W/#4 BARS @ 12" O/C E/W @ MIDDLE NEW CONSTRUCTION WITH SLAB ON GRADE SHALL INSTALL A CAPILLARY BREAK IN COMPLIANCE WITH CG 4.505.2.1 WITH 2-INCH THICK LAYER OF SAND OVER A 15 MIL VAPOR BARRIER COMPLIANT WITH ASTM E 1745 OVER A 4-INCH THICK BASE OF 1/2-INCH OR LARGER CLEAN AGGREGATE AND A CONCRETE MIX DESIGN WHICH WILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING. (FOR ADDITIONAL INFORMATION, SEE AMERICAN CONCRETE INSTITUTE, ACI 302.OR-06) PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) DW DWTW/D.1083 SF FIRST FLOOR 759 SF 3-CAR GARAGE 541 SF COURTYARD 47' - 9 5/8"23' - 10"11' - 10"19' - 7 1/8"28' - 10 3/4" 20' - 9" 24' - 3 3/4"8' - 10"11' - 0"6' - 11 1/4"4' - 7 7/8"34' - 0 7/8"7' - 8"8' - 1 3/4"6' - 3 3/8"20' - 11 3/8"1366 SF SECOND FLOOR 442 SF VIEW DECK 51' - 11 1/2"16' - 1 1/8"9' - 10 3/4"2' - 11 1/4"21' - 10 1/4"14' - 8 1/2"19' - 7 1/8"11' - 10"12' - 5 3/4"4' - 10 1/4"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.A-0.2 04/11/19 201834BUILDING AREA PLANSOCEAN FRONT RESIDENCE OCEAN FRONTRESIDENCEMR. & MRS. JOHN PEDICINI1526 E. OCEANFRONTNEWPORT BEACH, CA92661CDP 1520 E OCEAN FRONTNEWPORT BEACH, CA 92661BUILDING AREA SCHEDULE Name AREA COMMENTS FIRST FLOOR 1083 SF SECOND FLOOR 1366 SF 2449 SF 3-CAR GARAGE 759 SF 759 SF GRAND TOTAL 3208 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS COURTYARD 541 SF VIEW DECK 442 SF GRAND TOTAL 983 SF NO. REVISION DATE 1/8" = 1'-0"1 FIRST FLOOR (T.O.S.) 1/8" = 1'-0"2 SECOND FL. T.O.S. (TYP.) LOT INFORMATION: ZONED: R-1 SITE AREA:3,578.54 S.F. BUILDABLE AREA: 2,699.06 S.F. TOTAL ALLOWABLE AREA: 2 x 2,699.06 S.F. = 5,398.12 S.F. REQ'D OPEN VOLUME = 2,699.06 S.F. x .15 = 404.859 S.F. (7'-6" MIN.) OPEN VOLUME PROVIDED = 983 S.F. PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) PA2019-024ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) PA2019-024ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) 0 8 16 24 32 40 48 GRAPHIC SCALE SCALE: 1/8" = 1'-0" NORTH ENTRYSTEP GATEUP UP EAST OCEANFRONTΔ°15.75' T.O.S. 15.75' T.O.S. 15.75' T.O.S. DRIVEWAY EXISTING STRUCTURE EXISTING STRUCTURE 19.73' (N.) TW.17.12' (N.) TW.17.12' (N.) TW.16.57' (N.) TW. 10.57' (E.) FS13.73' (E.) FS13.73' (E.) FS13.62' (E.) FS POOL EQUIP. STOR.GATEGREATROOM BAR KITCHEN STAIRS POOL BATH POWDER S P A 1 2 3 4 5 6 7 8 1, SPRINKLER NOZZLE - REFER TO IRRIGATION LEGEND FOR MANUFACTURER AND MODEL. 2. PVC SCHEDULE 80 NIPPLE. LENGTH AS REQUIRED. 3. KING GROS. "CV" SERIES ANTI-DRAIN VALVE AS REQUIRED. ADJUST TO PREVENT LOW HEAD DRAINAGE. 4. MARLEX STREET ELL. 5. PVC SCHEDULE 40 STREET ELL. 6. LATERAL PIPE FITTING. 7. LATERAL LINE PIPING - SEE PLAN FOR TYPE AND SIZE. 8. FINISH GRADE ONLY IN SLOPED AREAS TO PREVENT LOW HEAD DRAINAGE * SPRAY HEAD & OR BUBBLER ON RISER 6" MIN. FOR SPRAY HEADS BUBBLERS AT 2" ABOVE FINISH GRADE* 1 2 3 4 5 6 7 8 910±18" ATMOSPHERIC BACKFLOW / VALVE 6. UV RADIATION RESISTANT (1 OF 2) 2. WATER PROOF CONNECTION 1. ID TAG WIRE, COILED 3. 30-INCH LINEAR LENGTH 7. UV RADIATION RESISTANT 4. REMOTE CONTROL VALVE: 10. PVC LATERAL PIPE (1 OF 2) 9. PVC SCH 40 ELL (1 OF 2) 5. INSTALL 6-INCH MIN. ABOVE PVC SCH 40 PIPE (1 OF 2) (1 OF 2) 8. FINISH GRADE / TOP OF MULCH PVC SCH 40 MALE ADAPTER HIGHEST POINT OF DISCHARGE 11. PVC SCH 40 MAIN LINE TO WATER SOARCE11 1. IRRIGATION CONTROLLER SEE LEGEND FOR TYPE. ANCHOR SECURELY TO WALL. 2. CONDUIT WITH 115V POWER CONDUCTORS PER LOCAL & NATIONAL ELECTRICAL CODES. 3. FINISH GRADE FRONT ELEVATION RIGHT SIDE ELEVATION. 1 2 3 WALL MOUNTED IRRIGATION CONTROLLER 1 2 3 4 5 6 7 12" MIN.18" MIN. 6" MIN. 1. HARDSCAPE EDGE (WHERE APPLICABLE). 2. TRENCH 3.LATERAL LINE PIPING. 4.PRESSURE MAIN LINE PIPING. 5.CONTROL WIRES, TAPE AT 6 FT. O.C. 6.CLEAN, APPROVED BACKFILL MATERIAL. 7.FINISH GRADE. REFER TO IRRIGATION SPECIFICATIONS FOR ADDITIONAL INFORMATION.T R E N C H I N G 1 2 3 4 5 6 7 8 9 1. FINISH GRADE 2. 2" IN G.C., FLUSH IN LAWN 3. VALVE BOX (SEE SPECS.) 4. PVC MALE ADAPTER. (TYP.) 5. BRASS BALL VALVE 6. BRASS NIPPLE 7. BRASS UNION 8. 1 CU. FT. PEA GRAVE (MIN) 9. BRICK OR CONC. SUPPORTS. 10. PVC MAINLINE AND FITTINGS. BRASS BALL VALVE 10 1520 OCEANFRONT NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH DAVID A. PEDERSEN 2-5-19 3895 DAVE@DPLANDSCAPE.COM949-251-8999 20271 ACACIA ST. NEWPORT BEACH CA. SUITE 120 1-30-20 2-5-19 ·         TURF AREA DOES NOT EXCEED 25% OF LANDSCAPE PLANTING AREA (PROHIBITED ON SLOPE AREAS AND PARKWAYS LESS THAN 10 FEET WIDE) ·         75% OF LANDSCAPE AREA MUST BE PLATED WITH CLIMATE ADAPTED PLANTS WITH AN AVERAGE WUCOLS PLANT FACTOR OF 0.3. ·         COMPOST AT A RATE OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES 3-INCH MULCH LAYER APPLIED TO ALL PLANTING AREAS (EXCLUDING TURF AREAS) AUTOMATIC IRRIGATION CONTROLLERS WITH MANUAL SHUT-OFF VALVES STATEMENT, “I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO).” POINT OF CONNECTION MAKE IRRIGATION POINT OF CONNECTION INTO WATER SERVICE LINE DIRECTLY DOWNSTREAM OF EXISTING LOT WATER METER. VERIFY EXACT LOCATION IN THE FIELD AND ADJUST AS NECESSARY. INSTALL BALL VALVE AT POC FOR IRRIGATION SYSTEM ISOLATION. EXTEND MAINLINE AS SHOWN TO SIDE YARD FOR IRRIGATION EQUIPMENT LOCATION. INSTALL BACKFLOW PREVENTER DOWNSTREAM OF BALL VALVE PER ALL LOCATE CODES. FINAL BACKFLOW PREVENTER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. PIPING BETWEEN THE POC AND THE BACKFLOW PREVENTER TO BE 1" TYPE 'K' COPPER INSTALL MASTER VALVE DOWNSTREAM OF BACKFLOW DEVICE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIRECTIONS. INSTALL FLOW SENSOR DOWNSTREAM OF MASTER VALVE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIRECTIONS. MAXIMUM DEMAND IS 5 GPM. MINIMUM DESIGN PRESSURE AT POC IS 60 PSI. CONTRACTOR SHALL TAKE A DIRECT PRESSURE MEASUREMENT AT THE POC PRIOR TO START OF WORK. IF STATIC PRESSURE IS GRATER THAN 80 PSI. INSTALL PRESSURE REGULATOR WITH BACKFLOW ASSEMBLY PER THESE PLANS AND SET TO 60 PSI. IF STATIC PRESSURE IS BETWEEN 60 PSI AND 80 PSI, DO NOT INSTALL PRESSURE REGULATOR. IF STATIC PRESSURE IS LESS THAN 60 PSI. NOTIFY LANDSCAPE ARCHITECT IN WRITING. DO NOT PROCEED WITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. CONTROLLER INSTALL IRRIGATION CONTROLLER OUTSIDE HOUSE AS SHOWN ON THE PLANS. FINAL CONTROLLER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. THE IRRIGATION CONTRACTOR SHALL COORDINATE 120V AC POWER TO THE FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND / OR ELECTRICAL CONTRACTOR AS NECESSARY, AND PAY ALL ASSOCIATED COST. THE IRRIGATION CONTRACTOR SHALL MAKE ALL FINAL CONNECTIONS PER LOCAL CODES. MOUNT, GROUND, AND WIRE ALL THE CONTROL EQUIPMENT PER THE MANUFACTURER'S DIRECTIONS, THESE PLANS, AND PER ALL LOCAL CODES. SLEEVING MAINLINE AND VALVES SHOWN OUTSIDE OF PLANTED AREAS FOR CLARITY ONLY. INSTALL ALL IRRIGATION EQUIPMENT IN ADJACENT PLANTED AREAS EXCEPT WHERE SLEEVING IS SHOWN ON THE PLANS. ALL PIPES AND WIRES THAT MUST RUN UNDER HARDSCAPE TO BE SLEEVED IN SCH 40 PVC SLEEVES ACCORDING TO THE SLEEVING CHART. 2. Soil Preparation Mulch and Amendments (a) Prior to planting of any materials, compacted soils shall be transformed to a friable condition. On engineered slopes, only amended planting holes need to meet this requirement. (b) Soil amendments shall be incorporated according to the recommendations of the soil report and what is appropriate for plants selected. (c) For landscape installations, compost at a rate of a minimum of four cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of six inches into the soil. Soils with greater than 6% organic matter in the top 6 inches of soil are exempt from adding compost and tilling. (d) A minimum two, three inch (3″) layers of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. To provide habitat for beneficial insects and other wildlife, up to 5% of the landscape are may be left without mulch. Designated insect habitat must be included in the landscape design plan as such. (e) Stabilizing mulching products shall be used on slopes that meet current engineering standards such as those detailed in the USDA/USAID Low Volume Roads Engineering Best Management Practices Field Guide. (f) The mulching portion of the seed/mulch slurry in hydroseeded applications shall meet the mulching requirement. (g) Organic mulch materials made from recycled or postconsumer shall take precedence over inorganic materials or virgin forest products unless the recycled post-consumer 2.3 Soil Management Report A. All planted landscape areas are required to have friable soil to maximize retention and infiltration. On engineered slopes, only amended planting holes need meet this requirement. B. In order to reduce runoff and encourage healthy plant growth, a soil management report shall be completed by the project applicant, or his/her designee, as follows: 1. Submit soil samples to a certified agronomic soils laboratory for analysis and recommendations. (a) Soil sampling shall be conducted in accordance with laboratory protocol, including protocols regarding adequate sampling depth for the intended plants. (b) The soil analysis may include, but is not limited to: 1. soiltexture; 2. infiltration rate determined by laboratory test or soil texture infiltration rate table; 3. pH; 4. total soluble salts; 5. sodium; 6. percent organic matter; and 7. recommendations. P.O.C. (POINT OF CONNECTION) CONTRACTOR SHALL TEE OFF THE HOUSE MAIN BETWEEN THE WATER METER AND THE HOUSE AND RUN A ONE ONE HALF INCH MAIN LINE TO THE BACK FLOW PREVENTER. THIS LINE IS NOT SHOWN FOR CLARITY PURPOSES. 6IRRIGATIONPLANRAINBIRDASVF 1"AUTOMATIC IRRIGATION CONTROL VALVE / BACKFLOW ALL PIPING AND RELATED IRRIGATION EQUIPMENT SHOWN IN PAVED AREAS IS FOR CLARITY ONLY, ALL EQUIPMENT TO BE INSTALLED IN PLANTED AREAS WHEN POSSIBLE. THE FINAL LOCATION AND EXACT POSITIONING OF THE IRRIGATION CONTROLLER SHALL BE APPROVED BY THE OWNER PRIOR TO INSTALLATION. THIS IRRIGATION SYSTEM SHALL BE INSTALLED BY A COMPETENT LANDSCAPE CONTRACTOR EXPERIENCED IN IRRIGATION INSTALLATION AND THE BASIC FUNDAMENTALS OF ITS HYDRAULIC DEMANDS. THE IRRIGATION CONTRACTOR SHALL FIELD SELECT ALL IRRIGATION NOZZLES AND ARK PATTERNS TO OBTAIN OPTIMUM HEAD TO HEAD COVERAGE WITH THE MINIMUM OF OVER-SPRAY. THE IRRIGATION CONTRACTOR SHALL GUARANTEE ENTIRE SPRINKLER SYSTEM AGAINST DEFECTIVE MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE YEAR FROM DATE OF APPROVAL. SHOULD ANY REPAIRS BE NECESSARY DURING THE PERIOD, IF DUE TO DEFECTIVE MATERIALS OR WORKMANSHIP, CONTRACTOR SHALL REPAIR AT HIS EXPENSE. OBSTRUCTIONS WHEN VERTICAL OBSTRUCTIONS (UTILITIES BOXES, STREET LIGHTS, TREES, ETC.) INTERFERE WITH THE SPRAY PATTERN OF THE SPRINKLER HEADS SO AS TO PREVENT PROPER COVERAGE, THE IRRIGATION CONTRACTOR SHALL FIELD ADJUST THE SPRINKLER SYSTEM BY INSTALLING A QUARTER CIRCLE OR HALF CIRCLE SPRINKLER HEAD ON EACH SIDE OF THE OBSTRUCTION SO AS TO PROVIDE PROPER COVERAGE. ALL ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER. (TYPICAL) Automatic irrigation controllers utilizing either evapotranspiration or soil moisture sensor data with nonvolatile memory shall be required for irrigation scheduling in all irrigation systems recommending U.S. EPA WaterSense labeled devices as applicable. I R R I G A T I O N L E G E N D SYMBOL MANUFACTURE MODEL NO.DESCRIPTION RAINBIRD SPRAY HEAD OR BUBBLER ON RISER1401 MAIN LINE 1" PVC SCH. 40 - IN SLEEVE LATERAL PVC SCH 40 8901 BRASS BALL VALVE - LINE SIZEHAMMOND C BALL VALVE BEFORE VALVE PROVIDE 1" MAIN LINE TO VALVES GRAVEL AREA FOR VALVES TORO TMC-424E-OD+TSM-8F SERIES WEATHER - BASED AUTOMATIC ET ADJUSTING 'SMART' IRRIGATION CONTROLLER - WITH IRRITROL CL-100 SERIES 'CLIMATE LOGIC' WIRELESS ET / RAIN SENSORET C ET TOTAL AREA OF IRRIGATED LANDSCAPE INCLUDING SPA = 21 SQ. FT. WATER METER LOCATION SPA PER SEPARATE PERMIT AND SUBMITTAL LANDSCAPE ARCHITECTURAL PLANS FORJOHN AND MARRY SUE PEDICINI1520 E. OCEANFRONT • NEWPORT BEACH, CA 92661PH. (949) 476-0444redthunder777@sbcglobal.net urtooslow@sbcglobal.netDATE: DRAWN BY:D.P. 4-18-19 © 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 - 8 L- PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) ENTRYSTEP GATEUP UP EAST OCEANFRONTΔ°15.75' T.O.S. 15.75' T.O.S. 15.75' T.O.S. DRIVEWAY POOL EQUIP. STOR.GATEGREATROOM BAR KITCHEN STAIRS POOL BATH POWDER S P A PATIOPATIO CY T T T CY CAM-YUL ECH-ELE TRA-JAS TRA-JAS AJU-REP AJU-REP AJU-REP TRA-JAS ECH-ELE CAM-YUL 62 SQ. FT. TOTAL AREA OF IRRIGATED LANDSCAPE INCLUDING SPA = 21 SQ. FT.SPA PER SEPARATE PERMIT AND SUBMITTAL 7PLANTINGPLANTRA-JAS TRACHELOSPERMUM JASMINOIDES STAR JASMINE ONE GAL.TWINING GROWN COVER / VINE PROVIDES A DENSE MAT W/ FRAGRANT WHITE FLOWERS. AJU-REP AJUGA REPTANS ATRO BRONZE AJUGA 6"0.C.LOW GROWING GROUND COVER WITH BRONZE LEAVES AND BLUE FLOWER SPIKES TO 6”. GROUND COVER SYMBOL BOTANICAL NAME COMMON NAME SPACING DESCRIPTION SHRUBS SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION ECH-ELE ECHEVERIA ELEGANS ELEGANT HENS AND CHICKS ONE GAL.CLUMPING PERENNIAL TO 4" WITH SOFT ROSETTES OF FLESHY LEAVES THAT LOOK LIKE FLOWERS. CAM-YUL CAMELLIA SASANGUA YULETIDE SASANQUA CAMELLIA 15 GAL.DEEP ROSE-PINK FLOWER ON COMPACT, UPRIGHT SHRUB TO 3’ · Turf area does not exceed 25% of landscape planting area (prohibited on slope areas and parkways less than 10 feet wide) · 75% of landscape area must be plated with climate adapted plants with an average WUCOLS plant factor of 0.3. · Compost at a rate of four cubic yards per 1,000 square feet to a depth of six inches 3-inch mulch layer applied to all planting areas (excluding turf areas) Automatic irrigation controllers with manual shut-off valves Statement, “I agree to comply with the requirements of the prescriptive compliance option to the MWELO).” TREE PLANTING DETAIL TWICE ROOT BALL WIDTH 18" MIN.1. CLINCH TIE OR EQUAL (4 REQ'D) 2. 10' LODGE POLE STAKES, STAKE SHALL CLEAR ROOT BALL BY 2" TREATED W/ COPPER NAPTHANATE, PLACE AT RIGHT ANGLES TO PREVAILING WINDS. 3. VENTILATED TRUNK GUARD IN TURF AREAS 4. TOP OF ROOT BALL TO BE 1 1/2" ABOVE FINISH GRADE. 5. 4" HIGH WATERING BERM. 6. 2" THICK MULCH LAYER. PER SPEC. 7. FERTILIZER & MYCORRHIZAE TABS (SEE SPECS.) 8. ROUGHEN SURFACE OF ROOT BALL PRIOR TO PLANTING. 1 2 3 4 5 6 7 8 NOTE: ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. 2 X BALL DIA. SHRUB PLANTING DETAIL NOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL.. 1 2 3 4 5 6 7 1. CROWN OF PLANT TO BE 1" ABOVE FINISH GRADE 2. 4" HIGH TEMPORARY BASIN. 3. 2" THICK SHREDDED MULCH DO NOT USE BARK CHIPS WHERE PLAN CALLS FOR MULCH COVER. 4. FERTILIZER AND MYCORRHIZAE TABS (SEE SPECS.) 5. BACKFILL MIX (SEE SPECS.) 6. DIG HOLE A MIN. OF 1 1/2 X THE DEPTH OF THE PLANT CONTAINER 7. COMPACTED BACKFILL PER SPEC. E L E V A T I O N LEGEND 1. WALL 2. EYEBOLTS: 3/8" DIA. EYEBOLTS IN LEAD     SHIELDS, PROVIDE 6. 3. FINISH GRADE 4. 12 GA. GALV. WIRE: SECURE VINE TO WIRE     WITH NURSERYMAN'S TAPE. 5. ANGLE TRUNK OF VINE BACK TO WALL AND      REMOVE STAKE & TIE. NOTE: WHEN PLANTING SEVERAL VINES ON ONE WALL, WIRE TRELLIS SHALL BE CONTINUOUS. VINE DETAIL NON-ADHERING TYPE24" TYP.1 2 3 4 5 EDGE OF PLANTING 2/3 O.C. SPACING EQUAL EQUALSPACING O.C.NOTE: ALL MASS PLANTED SHRUBS AND GROUND COVER SHALL BE PLANTED AT EQUAL SPACING (TRIANGULAR) UNLESS OTHERWISE INDICATED ON PLANS. SEE LEGEND FOR SPACING REQUIREMENTS. MULCH ALL PLANTING AREAS PER SPEC. GROUND COVER AND SHRUB SPACING LANDSCAPE ARCHITECTURAL PLANS FORJOHN AND MARRY SUE PEDICINI1520 E. OCEANFRONT • NEWPORT BEACH, CA 92661PH. (949) 476-0444redthunder777@sbcglobal.net urtooslow@sbcglobal.netDATE: DRAWN BY:D.P. 4-18-19 © 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 - 8 L- PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) 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.A-1.0 04/11/19 2018343-DIMENSIONAL VIEWSOCEAN FRONT RESIDENCE OCEAN FRONTRESIDENCEMR. & MRS. JOHN PEDICINI1526 E. OCEANFRONTNEWPORT BEACH, CA92661CDP 1520 E OCEAN FRONTNEWPORT BEACH, CA 926611 AXONOMETRIC - EAST 2 AXONOMETRIC - NORTH 3 AXONOMETRIC - SOUTH 4 AXONOMETRIC - WEST NO. REVISION DATE PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) DW DWTW/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) PLAN LEGEND 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. 12/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 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). MECHANICAL VENTILATION NOTE: CALCULATIONS: UNIT: 3,164 S.F. (0.03)3,164 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 94.92 CFM + (7.5 x 4) = 124.92 CFM REQ'D. A-4.11 A-4.0 A-4.0 A-4.1 2 1 2 1 1 BB 2 2 AA CLR. 20' - 0"CLR.30' - 3 7/8"2 A-5.0 2 A-5.0 CLR. 20' - 1" 3' - 6" 1 A-5.0 1 A-5.0 GREATROOM BAR KITCHEN STAIRS 3-CAR GARAGE 11' - 0 3/8"71' - 7 5/8"6' - 7 1/4" 1' - 3 1/2"3' - 3 5/8"3' - 3 5/8"6' - 10 3/4"3' - 3 5/8"3' - 9 1/8"14' - 7 7/8"11' - 3 1/2"4' - 9 5/8"19' - 0 3/8"5' - 1"31' - 5 1/8"3' - 0 5/8"10' - 1"9' - 6 1/4"6' - 2"5' - 8"19' - 7 1/8"11' - 10"11' - 0 3/8"70' - 7 5/8"7' - 7 1/4" 1' - 0" 4' - 6 3/4"1' - 6 5/8" 1' - 6 5/8" 8' - 1 3/4"17' - 5"3' - 4" 34' - 0 7/8"36' - 6 3/4" 11' - 0 3/8"1' - 3 1/2"6 5/8"28' - 6"3' - 8 3/4"1' - 1 3/8"6' - 3 3/8"4' - 2 3/8"15' - 6 3/4"20' - 11 3/8"3' - 0 5/8"4' - 2 3/4"12' - 6"4' - 2 3/4"1 2 3 6A 7B 1 2 8 13 1 2 3 4 5 6 7 8 9 NOTE:PROVIDE MIN. 5/8" TYPE 'X' GYP. TO INSIDE FACE OF ALL GARAGE WALLS. SLOPE PER CIVIL SLOPE PER CIVIL BUILT-IN BUILT-IN WINE 2 10 10 POWDERPOOL BATH18' - 0"6B1' - 0"7A POOL EQUIP.CUSHION STORAGE W/H.10' - 5 3/4"16 16171819 18 19 17 20 2121 3 24 24 18 19 3 4 15.75' T.O.S. 15.75' T.O.S. 26 27 27 27 6 14 7 15 28 28 29 29 29 TYP.11"TYP.11"CLR. 3' - 0" CLR. 3' - 6" CLR. 30" MIN.CLR.30" MIN.23 30 23 30 23 31 27 A-4.11 A-4.0 A-4.0 A-4.1 2 1 2 1 1 BB 2 2 AA 2 A-5.0 2 A-5.0 1 A-5.0 1 A-5.0 VIEW DECK BEDROOM #1 BATH #1 BEDROOM #2 5' - 1"31' - 5 1/8"3' - 0 5/8"19' - 7 1/8"11' - 10"11' - 10"5' - 0 1/4"3' - 3 5/8"5' - 6 1/2"5' - 8 3/4"45' - 1 1/4"36' - 6 3/4"7' - 7 1/4" 21' - 10 1/4"14' - 8 1/2" 5' - 6 7/8"5' - 10 1/2"8' - 0"2' - 4 7/8"5' - 6 1/4"4' - 9 5/8"4' - 4 5/8"12' - 5 3/4"5' - 9"6' - 8 3/4"11' - 0 3/8"34' - 0 7/8" 1' - 3 1/8"1' - 4"9' - 4 1/8"1' - 4"8' - 2"1' - 4"8' - 5 3/8"1' - 2 1/8"2' - 11 1/4"1' - 4"14' - 9 1/8"3' - 6 1/4"1' - 4"4' - 10 1/4"16' - 1 1/8"20' - 8 3/8"4' - 1 3/4"12' - 8"4' - 1 3/4"11' - 0 3/8"20' - 2 1/8"53' - 0 1/4"5' - 0 1/2" 9' - 9 3/8"1' - 3 1/8"1' - 4"18' - 10 1/8"1' - 0 3/4"2' - 9 3/4"9' - 10 3/4"4' - 7 3/4"1' - 10 1/8"7' - 3 5/8"1' - 9 5/8"7' - 4 1/8"1' - 11 5/8"9' - 2"5' - 2 1/8" LAUNDRY BATH #2 14 15 16 171819 9 10 20 11 12 5 6 8 9 11 DN. UP 20 2122 23 24 2 2 11 SHOWER7 12 13 1313 13 14 15 1' - 9 1/8"1' - 9 1/8"1' - 4"2121 17 6 6 22 21 21 21 2' - 1 3/8"9' - 10 3/4"4' - 2 1/4" 16' - 1 3/4"14' - 8 3/8"19' - 4 7/8"20' - 7 7/8"12' - 0 3/4"15' - 4 7/8"23 23 23 7 25 13 SHOWER GYM BATHGYM SHOWER W/C. 26 27 31 BARN DOOR2' - 5 1/4"16' - 1"2' - 5 1/4"4 3/8" 3 3/4" 2' - 6" BALCONY 2% MIN. 32 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.A-2.0 04/11/19 201834FLOOR PLANOCEAN FRONT RESIDENCE OCEAN FRONTRESIDENCEMR. & MRS. JOHN PEDICINI1526 E. OCEANFRONTNEWPORT BEACH, CA92661CDP 1520 E OCEAN FRONTNEWPORT BEACH, CA 92661STAIRWAY 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 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS 2 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 3 BAR SINK - AS SELECTED 4 REFRIGERATOR - VERIFY APPLIANCE W/. OWNER 5 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. 6 FURNISHINGS - AS SELECTED 7 FIREPLACE - PREFABRICATED, GAS ONLY, 'ORTAL, CLEAR 200 TUNNEL' ANSI-Z223.1 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 8 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005) 9 BUILT-IN BBQ. WITH HOOD ABV. (VENT4LESS 36" HOOD OR EQUIV.) INSTALL PER MFGR. - LOCATION PER. LANDSCAPE DESIGNER 10 INTERIOR STAIR MOUNTED RAILING - 34"-38" ABV. NOSING, REF. DTLS. 2, 8/AD-1 11 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 12 FIRE PIT LOC'N., PROVIDE GAS AS NEEDED PER OWNER, ARCH TO VERIFY LOCATION 13 EXTERIOR GLASS GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 23/AD-1 14 TALL CABINET - BUILT-IN, FINISH AS SEL. 15 DECK DRAIN - SLOPE 2% MIN. - REF. DTL. 11/AD-1 16 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER) 17 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 18 COUNTERTOP - AS SELECTED 19 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. 20 WINE RACKS - AS SELECTED - PROVIDE SHOP DWGS. TO ARCH & OWNER 21 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 22 TEMPERED GLASS ENCLOSURE - 1/2" THK. (MIN. 3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.) 23 DRAIN LINE - IN WALL/FROM ABV. (REF. CIVIL DWGS. & DETAILS) 24 DISHWASHER - AS SELECTED 25 SHELF AND POLE - BUILT IN, FINISH AS SEL. 26 LINE OF BALCONY ABOVE 27 LINE OF SECOND FLOOR ABOVE 28 1-3/8" MIN. SOLID CORE DOOR, SELF CLOSING & SELF LATCHING (R302.5.1) 29 1-1/2" MAX. STEP AT OUTSWING DOORS (R311.3.1) 30 OVERFLOW DRAINLINE- -IN WALL/ FROM ABOVE (TERMINATE ABV. EXT. FLATWORK 31 MAIN SERVICE PANEL, 400 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 32 EXTERIOR WROUGHT IRON GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 2,4/AD-1 DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. 1/4" = 1'-0"1 FIRST FLOOR PLAN *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 A 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 1/4" = 1'-0"2 SECOND FLOOR PLAN TRUE NORTH PROJECT NORTH NO. REVISION DATE PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) ROOF VENTILATION NOTES: (CRC R806) 1.ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF CRC R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR. 2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300 IF ONE OR MORE OF THE FOLLOWING ARE MET; 1. IN CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF TEH REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED. 3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MIN. OF A 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. ROOF PLAN LEGEND A-4.11 A-4.0 A-4.0 A-4.1 2 1 2 1 1 BB 2 2 AA 2 A-5.0 2 A-5.0 1 A-5.0 1 A-5.0 3.5:123.5:123.5:123.5:123.5:123.5:123.5:12 3.5:12 3.5:123.5:12 3.5:12 3.5:12 3.5:12 3.5:12 1 1 39.87' 40.99'40.99' 38.91' 38.91' 1 2 3 2 2' - 1 1/2"2' - 3"1"F.O.F.2' - 11 5/8"8"F.O.F.2' - 4 5/8"F.O.F. 31' - 0 7/8"1 5/8" F.O.F. 31' - 0 7/8"1' - 2 3/8" F.O.F. 31' - 0 7/8"11' - 1 1/8" F.O.F. 44' - 5 1/4"8"F.O.F.14' - 10 3/4"5' - 6 1/4"F.O.F. 31' - 0 7/8"9' - 11"14' - 10 3/4"8"F.O.F.2' - 5"8"F.O.F.5' - 0"1"8" F.O.F. 6' - 11 1/4"1"4 4 4 4 4 5 6 78 38.91'1.44:122 2 2 3 3/4" 4 3/8" 36.60' TOP AND PAN TILES ARE CURVED TO APPRX. ONE-THIRD OF A CIRCLE, AND HAVE WIDTHS AT THE LARGE AND SMALL ENDS OF APPRX. 8-1/2" & 7" RESPECTIVELY. ONE NAIL HOLE IS PROVIDED IN THE SMALL END OF THE TILE AND IN THE LARGE END OF THE PAN TILE. TILES ARE APPRX. 1/2" THICK & 20" LONG, & WEIGH 10.7 POUNDS PER SQUARE FOOT CENTER-TO-CENTER SPACING, & A HEADLAP OF 3". THE TILES MAY BE USED AS HIP, RIDGE AND RAKE TILES FOR ALL TILE PROFILES DESCRIBED IN THIS REPORT, PROVIDED THEY ARE EMBEDDED IN MORTAR OR ROOFING MASTIC. THE TILES ARE TYPE I -HIGH-PROFILE, GRADE 2 , IN ACCORDANCE WITH ASTM C1167. (SEE FIG. 2 FOR DETAILS) THE TILES MUST BE INSTALLED IN ACCORDANCE WITH CBC SECTION 1507.3 & CRC SECTION R905.3, AS APPLICABLE, & THE CONCRETE & CLAY ROOF TILE INSTALLATION MANUAL FOR MODERATE CLIMATE REGIONS, PUBLISHED BY THE TILE ROOFING INSTITUTE & THE WESTERN STATES ROOFING CONTRACTORS ASSOCATION, & RECOGNIZED IN ESR-2015P, EXCEPT AS OTHERWISE NOTED IN THIS REPORT. THIS REPORT AND THE TRI/WSRCA INSTALLATION MANUAL MUST BE AVAILABLE AT THE JOBSITE AT ALL TIMES DURING INSTALLATION. FLASHING MUST BE IN ACCORDANCE WITH CBC SECTIONS 1503.2 & 1507.3.9, OR CRC SECTIONS R903.2 & R903.3.8, AS APPLICABLE. PRODUCT LISTING: ICC # ESR-1489, TWO-PIECE MISSION TILE (CLASS 'A') 17" MAX. 3" TYP. 12 SLOPE PER ROOF PLAN, MIN. 3:12 PER MFGR. X 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.A-3.0 04/11/19 201834ROOF PLANOCEAN FRONT RESIDENCE OCEAN FRONTRESIDENCEMR. & MRS. JOHN PEDICINI1526 E. OCEANFRONTNEWPORT BEACH, CA92661CDP 1520 E OCEAN FRONTNEWPORT BEACH, CA 92661KEYNOTE LEGEND 1 ROOF RAFTERS - REF. STRUCT. 2 ALUM. GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 3 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 4 LINE OF WALL(S) BELOW 5 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (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) 6 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 7 DECO. WOOD BEAM, REF STRUCT. - STAIN & SEAL - ARCH. TO APPV. 8 WD. TRELLIS MEMBER 6X10, - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. ARCH. TO APPV. PROFILE AND SIZE. 1/4" = 1'-0"1 ROOF PLAN 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 A TRUE NORTH PROJECT NORTH NO. REVISION DATE 1 1/2" = 1'-0"2 SPANISH TILE ROOF DTL. PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOE YOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN@ABSSOCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT: CUSTOM COLLECTION ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE: 541-885-7412 OR 800-535-3936 FAX: 541-884-3331 WEB: WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER: WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM GUTTERS: GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: FLASHING & WEATHERSTRIPPING: SPANISH TILE ROOFING (CLASS 'A') : PRODUCT: 2-PIECE MISSION SPANISH TILE MANUFACTURER: REDLAND CLAY TILE 800.354.5983 WWW.REDLANDCLAYTILE.COM COLOR/BLEND: MISSION SERIES: 2241 -ADOBE BROWN (30%), 2243 -CAFE ANTIGUA (30%), AND 2251 OLD SEDONA (40%) -ARCH. TO APPROVE APPLICATION: 40% MOTAR BOOST APPROVALS: CLASS A ASSM'LY. ICC ESR-1489 WEIGHT: APPX. 11 PSF. MATERIAL: METAL -ALUM. PAINTED KYNAR 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 STUCCO: MANUFACTURER: MERLEX STUCCO 2911 ORANGE-OLIVE RD. ORANGE, CA 92865 P: 714.637.1700 COLOR: P-124, IVORY -ARCH. TO APPROVE TEXTURE: SMOOTH WALL, TROWELED EDGES, NO BULLNOSE, VERTICAL FLOAT LEVEL TO 1/8" IN 10" APPLICATION: CODE: MIN. 7/8" THK. O/. MIN. 2-LAYERS GRADE 'D' PAPER PRE-CAST CONCRETE: SUPPLIER: VALORI PRECAST 11046 REDWOOD AVE., FONTANA, CA 92337 P: 909.320.6360 COLOR: CAPPUCCINO -ARCH. TO APPROVE FINISH: TRAVERTINE -ARCH. TO APPROVE FIRST FLOOR (T.O.S.) 15.75' FIRST FLOOR (T.O.S.) 15.75' MAX. RIDGE HEIGHT 41.60' MAX. RIDGE HEIGHT 41.60' ROOF PLATE (TYP.) 36.00' GRADE PLANE 12.59' GRADE PLANE 12.59' MAX FLAT 36.60' MAX FLAT 36.60' 1 1 2 2 UPPER SECOND PLATE 26.58' UPPER SECOND FL. T.O.S. 27.84' GARAGE CURB 12.00'24' - 0 1/8"29' - 0 1/8"HIGHER ROOF PLATE 37.25' LOWER SECOND FL. PLATE 23.75' LOWER SECOND FL. T.O.S. 25.01' 2 A-5.0 3 161718 19 20 6A9' - 4 7/8"1' - 3 1/8"10' - 10"12' - 1 1/8"10' - 11 7/8"1' - 3 1/8"8' - 0"3' - 9"9' - 3 1/8"6 6 3 3 3.5:12 3 .5 :1 2 3.5:12 39.87' 40.99'7 7 3 ABV. F.F.42" MIN.6 9 10 6B ABV. F.F.42" MIN.8 11 1213 14 9 9' - 0"38.91' 3 .5 :1 2 16 3 2 HD. HT.9' - 0"HD. HT.8' - 0"17 SPA BY SEP. PERMIT 21 1 3 FIRST FLOOR (T.O.S.) 15.75' FIRST FLOOR (T.O.S.) 15.75' MAX. RIDGE HEIGHT 41.60' MAX. RIDGE HEIGHT 41.60' ROOF PLATE (TYP.) 36.00' GRADE PLANE 12.59' GRADE PLANE 12.59' MAX FLAT 36.60' MAX FLAT 36.60' B B A A UPPER SECOND PLATE 26.58' UPPER SECOND FL. T.O.S. 27.84' HIGHER ROOF PLATE 37.25'10' - 10"1' - 3 1/8"9' - 4 7/8"LOWER SECOND FL. PLATE 23.75' LOWER SECOND FL. T.O.S. 25.01' 1 A-5.0 7B 12 11 10 9 12' - 1 1/8"8' - 0"1' - 3 1/8"10' - 11 7/8"9' - 3 1/8"P.L. 1 2 3 3 3 .5 :1 2 3.5:12 3.5:12 40.99' 39.87' 4 5 ABV. F.F.42" MIN.ABV. F.F.42" MIN.8 7A HD. HT.9' - 0"12 13 14 9 15 8 3 181920 21 6 9 1021 24' - 0 1/8"29' - 0 1/8"SPA (BY SEP. PERMIT) 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.A-4.0 04/11/19 201834EXTERIOR ELEVATIONS &MATERIAL SCHEDULEOCEAN FRONT RESIDENCE OCEAN FRONTRESIDENCEMR. & MRS. JOHN PEDICINI1526 E. OCEANFRONTNEWPORT BEACH, CA92661CDP 1520 E OCEAN FRONTNEWPORT BEACH, CA 92661KEYNOTE LEGEND 1 EXTERIOR WROUGHT IRON GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 2,4/AD-1 2 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 3 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. 4 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 5 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 6 EXTERIOR GLASS GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 23/AD-1 7 ROOF RAFTERS - REF. STRUCT. 8 FURNISHINGS - AS SELECTED 9 ALUM. GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 10 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 11 6X6 DECO. WD. CORBEL - CHAMFER EDGES APPX. 1/2", STAIN AS SEL. 12 DECO. WOOD BEAM, REF STRUCT. - STAIN & SEAL - ARCH. TO APPV. 13 WD. TRELLIS MEMBER 6X10, - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. ARCH. TO APPV. PROFILE AND SIZE. 14 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 15 SPANISH TILE ROOFING - REF. MATERIAL SCHEDULE A-4.0 16 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 17 DECO. WROUGHT IRON RAILING - ARCH. TO APPRV. 18 BUILT-IN BBQ. WITH HOOD ABV. (VENT4LESS 36" HOOD OR EQUIV.) INSTALL PER MFGR. - LOCATION PER. LANDSCAPE DESIGNER 19 COUNTERTOP - AS SELECTED 20 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. 21 PRECAST HEADER - ARCH. TO APPV. SIZE & PROFILE OFFSET. REF. 5/A-7.0 MATERIAL SCHEDULEA 1/4" = 1'-0"2 RIGHT SIDE ELEVATION NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 1/4" = 1'-0"1 FRONT ELEVATION NO. REVISION DATE PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) FIRST FLOOR (T.O.S.) 15.75' FIRST FLOOR (T.O.S.) 15.75' MAX. RIDGE HEIGHT 41.60' MAX. RIDGE HEIGHT 41.60' ROOF PLATE (TYP.) 36.00' GRADE PLANE 12.59' GRADE PLANE 12.59' MAX FLAT 36.60' MAX FLAT 36.60' 1 1 2 2 UPPER SECOND PLATE 26.58' UPPER SECOND FL. T.O.S. 27.84' GARAGE CURB 12.00' HIGHER ROOF PLATE 37.25' LOWER SECOND FL. PLATE 23.75' LOWER SECOND FL. T.O.S. 25.01' 2 A-5.0 11 9 8 8 6 5 2 1 3' - 9"8' - 0"1' - 3 1/8"10' - 11 7/8"13' - 0 1/8"3 3 4 5 2 2 2 2 10' - 10"1' - 3 1/8"9' - 4 7/8"12' - 1 1/8"8" 40.99' 38.91' 3 .5 :1 2 1 ABV. F.F.42" MIN.6 6.2% 7 7 6 3.5:12 1211 HD. HT.8' - 0"HD. HT.9' - 0"4 3 13 13 2 MAX. RIDGE HEIGHT 41.60' MAX. RIDGE HEIGHT 41.60' ROOF PLATE (TYP.) 36.00' ROOF PLATE (TYP.) 36.00'29' - 0 1/8"GRADE PLANE 12.59'GRADE PLANE 12.59' MAX FLAT 36.60' MAX FLAT 36.60'24' - 0 1/8"B B A A GARAGE CURB 12.00' GARAGE CURB 12.00' LOWER SECOND FL. PLATE 23.75' LOWER SECOND FL. PLATE 23.75' LOWER SECOND FL. T.O.S. 25.01' LOWER SECOND FL. T.O.S. 25.01' 1 A-5.0 15 14 12 38.91'3 .5 :1 21 1 2 2 11' - 9"1' - 3 1/8"13' - 0 1/8"10' - 11 7/8"11' - 9"1' - 3 1/8"10' - 11 7/8"13' - 0 1/8"P.L. 40.99' 3.5:12 8 9 10 11 12 13 2 6 HD. HT.9' - 0"13 22 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.A-4.1 04/11/19 201834EXTERIOR ELEVATIONSOCEAN FRONT RESIDENCE OCEAN FRONTRESIDENCEMR. & MRS. JOHN PEDICINI1526 E. OCEANFRONTNEWPORT BEACH, CA92661CDP 1520 E OCEAN FRONTNEWPORT BEACH, CA 92661KEYNOTE LEGEND 1 ROOF RAFTERS - REF. STRUCT. 2 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL. 3 EXTERIOR GLASS GUARDRAIL - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 23/AD-1 4 CHIMNEY CAP/SPARK ARRESTOR - [DTL. 21/AD-1] (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 5 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 6 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 7 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 8 DECO. WINDOW SHUTTER - STAIN AND SEAL AS SEL. - ARCH TO APPRV. PRIOR TO FAB. 9 (N.) GATE - PER LANDSCAPE DESIGNER (MIN. 5' HT./ 6' MAX HT. ABOVE NATURAL GRADE) TO BE NONE SCALABLE TO MEET POOL SAFETY REQ. 10 DECO. WROUGHT IRON RAILING - ARCH. TO APPRV. 11 ALUM. GUTTER - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 12 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS) 13 PRECAST HEADER - ARCH. TO APPV. SIZE & PROFILE OFFSET. REF. 5/A-7.0 NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. 1/4" = 1'-0"2 LEFT SIDE ELEVATION 1/4" = 1'-0"1 REAR ELEVATION NO. REVISION DATE PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES) 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. FIRE-BLOCKING & DRAFT-STOP NOTE INSULATION SCHEDULE: EXTERIOR WALL: 2 x 4 CONST. = R-19 MIN. 2 x 6 CONST. OR LARGER =R-19 RAISED FLOOR:R-30 MIN. ROOF:R-30 (REF. T-24 REPORT FOR MORE INFORMATION) NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME 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 SEPARATION LEGEND 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. B FIRST FLOOR (T.O.S.) 15.75' MAX. RIDGE HEIGHT 41.60' MAX. RIDGE HEIGHT 41.60' ROOF PLATE (TYP.) 36.00' GRADE PLANE 12.59' GRADE PLANE 12.59' MAX FLAT 36.60' MAX FLAT 36.60' 1 1 2 2 UPPER SECOND PLATE 26.58' UPPER SECOND FL. T.O.S. 27.84' GARAGE CURB 12.00' GARAGE CURB 12.00' HIGHER ROOF PLATE 37.25' LOWER SECOND FL. PLATE 23.75' LOWER SECOND FL. T.O.S. 25.01' 2 A-5.0 3-CAR GARAGE KITCHEN BAR GREATROOM 3 22 20 BEDROOM #2 BATH #1 BEDROOM #1 VIEW DECK 6A 6B 10 11 12 11 2 2 61139 4 8 11 10 14 ABV. F.F.42" MIN.15 16 17 17 18 ABV. F.F.42" MIN.19 20 2122 22 24' - 0 1/8"5' - 0"11' - 9"1' - 3 1/8"10' - 11 7/8"7 1/4"24' - 0 1/8"5' - 0"3' - 9"10' - 10"1' - 3 1/8"8' - 9 1/8"7 3/4"SLOPE PER CIVIL 27 Name 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) FIRST FLOOR (T.O.S.) 15.75' FIRST FLOOR (T.O.S.) 15.75' MAX. RIDGE HEIGHT 41.60' MAX. RIDGE HEIGHT 41.60' ROOF PLATE (TYP.) 36.00' GRADE PLANE 12.59' GRADE PLANE 12.59' MAX FLAT 36.60' MAX FLAT 36.60' B B A A UPPER SECOND PLATE 26.58' UPPER SECOND FL. T.O.S. 27.84' GARAGE CURB 12.00'GARAGE CURB 12.00' HIGHER ROOF PLATE 37.25' LOWER SECOND FL. PLATE 23.75' LOWER SECOND FL. T.O.S. 25.01' 1 A-5.0 9 2310 KITCHEN BATH #1 STAIRS POWDER 6C 1 2 3 2 1 4 5 6 7 8 99' - 0"3' - 1 7/8"20' - 10 1/4"5' - 0"3' - 9"8' - 0"1' - 3 1/8"10' - 11 7/8"7 1/4"3' - 1 7/8"21' - 6"4' - 4 1/4"3' - 9"10' - 10"1' - 3 1/8"8' - 9 1/8"7 3/4"3.5:12 3 .5 :1 2 3 .5 :1 2 P.L.7 3/8"23 22 14 22 17 20 24 25 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.A-5.0 04/11/19 201834BUILDING SECTIONSOCEAN FRONT RESIDENCE OCEAN FRONTRESIDENCEMR. & MRS. JOHN PEDICINI1526 E. OCEANFRONTNEWPORT BEACH, CA92661CDP 1520 E OCEAN FRONTNEWPORT BEACH, CA 92661KEYNOTE LEGEND 1 BASE CABINET - BUILT-IN, FINISH AS SEL. 2 COUNTERTOP - AS SELECTED 3 DOWNSPOUT - KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE) 4 UPPER CABINET - BUILT-IN, FINISH AS SEL. 5 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. 6 BAR SINK - AS SELECTED 7 REFRIGERATOR - UNDER-CABINET WINE CHILLER, PER OWNER 8 BASE CABINET - SINK UNIT, BUILT-IN, FINISH AS SEL. 9 REFRIGERATOR - VERIFY APPLIANCE W/. OWNER 10 GYM EQUIPMENT - AS SELECTED BY OWNER 11 FURNISHINGS - AS SELECTED 12 SHELF AND POLE - BUILT IN, FINISH AS SEL. 13 DISHWASHER - AS SELECTED 14 EXTERIOR WROUGHT IRON GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 2,4/AD-1 15 DECO. WOOD BEAM, REF STRUCT. - STAIN & SEAL - ARCH. TO APPV. 16 WD. TRELLIS MEMBER 6X10, - CHAMFER EDGES APPX. 1/2", PAINT AS SEL. ARCH. TO APPV. PROFILE AND SIZE. 17 SPANISH TILE ROOFING - REF. MATERIAL SCHEDULE A-4.0 18 TALL CABINET - BUILT-IN, FINISH AS SEL. 19 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33 20 ROOF RAFTERS - REF. STRUCT. 21 DECK FRAMING - REF. STRUCT. 22 FLOOR JOISTS - REF. STRUCT. 23 INTERIOR STAIR MOUNTED RAILING - 34"-38" ABV. NOSING, REF. DTLS. 2, 8/AD-1 24 HARDSCAPE - COLORED & SCORED CONCRETE (AS SELECTED) PER. LAND. DESIGNER 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 1/4" = 1'-0"1 LONGITUDINAL SECTION NO. REVISION DATE A ANNOTATION LEGEND 1/4" = 1'-0"2 TRANSVERSE SECTION PA2019-024 ZONING ADMINISTRATOR 05/30/2019 - APPROVED (17 PAGES)