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HomeMy WebLinkAboutPA2021-305_20211221_Plans_40x32DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: SHEET LISTCODE INFORMATIONSITE INFORMATIONPROJECT STATISTICSDEFERRED SUBMITTALSPROJECT DESCRIPTION VICINITY MAPSPECIAL INSPECTIONSSHORING & EXCAVATIONAGENCIES & SERVICES PROJECT DIRECTORY 13 24 57 68 911 10BRANDON ARCHITECT STRUCTURAL ENGINEER INTERIOR DESIGNER ENERGY CONSULTANT BRANDON ARCHITECTS, INC. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 P: 714.454.4040 WWW.BRANDONARCHITECTS.COM OWNER CIVIL ENGINEER LANDSCAPE DESIGNER MEP CONSULTANT GENERAL CONTRACTOR GEOTECHNICAL ENGINEER SURVEYORARCHITECTS, INC.BRANDON ARCHITECTS 11/19/2021 TITLE SHEETGANNON RESIDENCEDAN & TAMMY GANNON 20 BAY ISLAND, NEWPORT BEACH, CA 92661 HOA - CONCEPTUAL 20 BAY ISLAND, NEWPORT BEACH, CA 92661 T-1.0 GANNON RESIDENCE 20 BAY ISLAND, NEWPORT BEACH, CA 92661 BRIAN JOWETT DAN & TAMMY GANNON 20 BAY ISLAND, NEWPORT BEACH, CA 92661 TBD EGA CONSULTANTS, INC. 375-C MONTE VISTA AVENUE COSTA MESA, CA 92627 P: 949.642.9309 APEX LAND SURVEYING, INC. HUNTINGTON BEACH, CA 92646 P: 714.488.5006 DAVID A. PEDERSEN, INC. 20271 ACACIA ST., STE. 120 NEWPORT BEACH, CA 92660 P: 949.251.8999 TBD PLAMEN PETROV PMA CONSULTING, INC. 28161 CASITAS CT. LAGUNA NIGUEL, CA 92667 P: 714.717.7542 FORKERT ENGINEERING & SURVEYING, INC. THOMAS M. RUIZ 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 P: 714.963.6793 TBD TBD BUILDING AREA SCHEDULE NAMEAREACOMMENTS FIRST LEVEL LIVING1874 SF SECOND LEVEL LIVING1990 SF THIRD LEVEL LIVING366 SF 4230 SF GARAGE172 SF 172 SF GRAND TOTAL4402 SF OUTDOOR AREA SCHEDULE NAMEAREACOMMENTS VIEW DECK287 SF MECH. WELL45 SF GRAND TOTAL332 SF LEGAL DESCRIPTION: LOT INFORMATION: BUILDING SITE AREA:3,622.63 S.F. EXISTING BUILDING INFORMATION: EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED EXISTING S.F. = 3,504 S.F. (4 BEDS. TTL.) ZONING INFORMATION: ZONED:RM(PROJECT CONFORMS TO APPLICABLE SECTIONS OF THE CERTIFIED LOCAL COASTAL PROGRAM, PRD #3618) REFER TO 13/T-1.0 FOR TITLE 21 RM DEVELOPMENT STANDARDS SETBACKS FROM BUILDING SITE BOUNDARY (PER USE PERMIT NO. 3618) FRONT SETBACK: 15 FT. (BAYSIDE) REAR SETBACK: 4 FT. (PARKSIDE) LEFT SETBACK: 4 FT. RIGHT SETBACK: 4 FT. BUILDABLE AREA (HOA): 2,289.49 S.F. TOTAL ALLOWABLE AREA (HOA): 5,687.5 S.F. ALLOWABLE THIRD FLOOR AREA: 343.4 S.F. ALLOWABLE THIRD FLOOR DECKING: 343.4 S.F. APN: 048-240-02 BLDG SITE 20, BAY ISLAND BEING A PORTION OF 5, SECTION 34, CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA CODES:NBMC TITLE 21 AND EXISTING USE PERMIT 3618 NBMC (NEWPORT BEACH MUNICIPAL CODE) 2019 CRC, 2019 CFC, 2019 CEC, AND 2019 CMC 2019 CALGREEN AND 2019 CAL. ENERGY CODE OCCUPANT LOAD 1 UNIT OCCUPANCY CLASSIFICATION R-3/U OCCUPANCY SEPARATION (GARAGE)1-HR. FLOOR & FLOOR-CEILING N/A. TYPE OF CONSTRUCTION VB - SPRINKLERED FIRE SPRINKLER YES HEIGHT 3 - LEVELS FLOOR AREA REF. 9/T-1.0 ALLOWABLE BLDG. ARE (PER CBC TBL. 503)N/A. DIG ALERT:1.800.227.2600 SOUTHERN CALIFORNIA EDISON:1.714.895.0246 SOUTHERN CALIFORNIA GAS:1.800.427.2000 CITY WATER & SEWER:1.949.644.3011 PACIFIC BELL TELEPHONE:1.800.750.2355 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.:1.949.644.3311 CITY OF NEWPORT BEACH PLANNING DEPT.: GENERAL INFOMATION:1.949.644.3200 ZONING INFORMATION:1.949.644.3204 CITY OF NEWPORT BEACH BUILDING DEPT.: GENERAL:1.949.644.3275 PERMITS:1.949.644.3288 INSPECTIONS:1.949.644.3255 NEWPORT BEACH FIRE DEPARTMENT:1.949.644.3106 ORANGE COUNTY HEALTH SERVICES:1.714.834.3882 1.A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 2. CONTRACTOR SHALL USE THE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TO EXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30-DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT: HTTP://WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395 1.REF. STRUCTURAL DRAWINGS FOR SPECIAL INSPECTIONS BY ENGINEER OF RECORD 2. HERS VERIFCATION REQUIRED, REF. ENERGY CALCULATIONS 1. 2. 3. 4. 5. 6. 7. LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE REVIEWS AND PERMITS (FOR H.O.A. PURPOSES). POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 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. 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. A NOTICE OF INTENT TO DEMOLISH SHALL BE SENT VIA CERTIFIED MAIL TO ADJACENT PROPERTY OWNER(S). SIGNED RETURNED RECEIPT MUST BE PROVIDED TO THE BUILDING DIVISION AT THE TIME OF PERMIT ISSUANCE. DEMOLITION MAY COMMENCE 30 DAYS AFTER THE DATE OF NOTIFICATION PER NEWPORT BEACH MUNICIPAL CODE SECTION 15.02.120. PV SOLAR SYSTEM (MIN. 4.3KW DC) + 5 KWH BATTERY SYSTEM PER T-24 ELEVATOR NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY FOR REVIEW. C.N.B. NOTE: BRANDON ARCHITECTS, INC. IS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING. (NBMC 12.02.010) THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA IN THE AREA KNOWN AS THE BAY ISLAND (LOT) ON THE WEST SIDE ADJACENT TO THE SAND. THE BUILDING SITE IS APPROXIMATE 41 ’ WIDE BY 90’ DEEP, IT IS ZONED RM AND IS APPROXIMATELY 3,623 S.F. THE PROPERTY INCLUDES AN EXISTING 2-STORY SINGLE FAMILY RESIDENCE TO BE DEMOLISHED. TWO OFFSITE PARKING SPACES ARE PROVIDED IN THE PARKING GARAGE LOCATED AT 501 W. BAY AVE,. NEWPORT BACK PER USE PERMIT 3618. THE CLIENT PROPOSES TO BUILD A 3-STORY RESIDENCE OF APPX. 4,528 S.F. WILL INCLUDE A GOLF CART GARAGE OF APPX. 172 S.F. TO BE WOOD FRAMED WITH A SLAB FOUNDATION. THE RESIDENCE CONSIST OF A MASTER SUITE, WITH A RETREAT/OFFICE, BATH AND WALK-IN-CLOSETS, 2 SECONDARY BEDROOMS WITH ATTACHED BATHS, GREAT ROOM, DINING ROOM, LARGE EAT-IN KITCHEN WITH A PANTRY, LAUNDRY ROOM, A POWDER ROOM, A ROOF LOUNGE WITH A BATH, A GYM. OUTDOOR SPACES INCLUDING ENTRY, PATIO, BALCONIES AND VIEW DECK WILL BE MAXIMIZED AND INTEGRATED INTO THE MODERN PLAN TO ACHIEVE INDOOR/OUTDOOR LIVING SPACES AND TO MAXIMIZE OCEAN/BAY VIEWS. THE PROJECT WILL BE A MODERN DESIGN AND THE EXTERIOR WILL BE PRIMARILY STONE VENEER AND WHITE STUCCO. BUILDING COMPONENTS AND MATERIALS WILL BE OF HIGH QUALITY AND DURABLE. T-1.0 TITLE SHEET SUR TOPOGRAPHIC SURVEY C1 TITLE SHEET C2 GRADING PLAN C3 EROSION CONTROL PLAN C4 GEOTECHNICAL NOTES L LANDSCAPE PLANTING PLAN A-0.0 ARCHITECTURAL SITE PLAN A-0.1 AREA FLOOR PLAN A-1.0 3D VIEWS A-2.0 FIRST LEVEL AND SECOND LEVEL FLOOR PLAN A-2.1 THIRD LEVEL FLOOR PLAN A-2.2 FIRST LEVEL AND SECOND LEVEL DIMENSION PLAN A-2.3 THIRD LEVEL DIMENSION PLAN A-3.0 ROOF PLAN A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE A-4.1 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE NO. REVISION DATE PLANTED AREA SCHEDULE NAMEAREACOMMENTS PLANTED AREA 292 SF PLANTED AREA104 SF GRAND TOTAL196 SF PA2021-305 N29°12'51"E 40.50'N61°40'50"W 89.13'N61°40'50"W 89.77'N28°18'50"E 40.50'BAY ISLANDPORTION OF LOT 5, SECTION 34NEWPORT BEACH,CALIFORNIAPARCEL 19PARCEL 21PARCEL 20BASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THECENTERLINE OF ISLAND AVENUE HAVING A BEARING OFN16°32'02"E PER R.S.B. 183/45-46.BENCHMARK INFORMATION20 BAY ISLAND NEWPORT BEACH, CA 92661 TOPOGRAPHIC MAP 1 1TITLE REPORT/EASEMENT NOTES20 BAY ISLANDNEWPORT BEACH, CA 92661NO TITLE REPORT PROVIDEDLEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS:PARCEL 20, BAY ISLAND, PORTION OF LOT 5, SECTION 34NEWPORT BEACH, CALIFORNIAEXISTING ELEVATIONLEGEND( )ACASPHALT PAVEMENTFOUND MONUMENTSEARCHED, FOUND NOTHING; SETNOTHINGFSFLFINISHED SURFACEFLOWLINEFFGFINISHED FLOOR GARAGECONCRETE SURFACET.B.M.TEMPORARY BENCHMARKSET ON A IRRIGATION CONTROL VALVEELEVATION = 6.92 FEETHUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/22STATEOFCALI FOR N IA PAUL DOMINICKCRAFTExp. 12/31/22No. 8516PROFESSI ONALLANDSURVEYORFFFINISHED FLOORWATER METERWMBSBOTTOM OF STEPGAS METERGMTSTOP OF STEPGRAPHIC SCALESURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESBLOCK WALLBRICK SURFACENGNATURAL GROUNDBENCHMARK NO: 1E-116-99DESCRIBED BY OCS 2002 - FOUND 3 3/4" OCSALUMINUM BENCHMARK DISK STAMPED "1E-116-99",SET IN THE NORTHWEST CORNER OF A 5.0 FT.BY 5.0 FT. CONCRETE CATCH BASIN. MONUMENT ISLOCATED ALONG THE WESTERLY SIDE OF PALMSTREET, 110 FT. NORTHERLY OF THE CENTERLINEOF BAY AVENUE AND 21 FT. WEST OF THECENTERLINE OF PALM STREET. MONUMENT IS SETLEVEL WITH THE SIDEWALK.ELEVATION: 7.587 FEET (NAVD88), YEAR LEVELED 2015ACU AIR CONDITION UNITADAREA DRAINGRASS SURFACEVICINITY MAPDODRAIN OUTLETEPBELECTRICAL PULLBOXICVIRRIGATION CONTROL VALVEPAPLANTER AREATWTOP OF WALLWOOD FENCE (WDF)WATERPA2021-305 PRECISE GRADING PLAN FOR GANNON RESIDENCE 20 BAY ISLAND NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS21046NO. REVISION DATESHEET NO. OF 412/3/202128052 CAMINO CAPISTRANO, STE 213 LAGUNA NIGUEL, CA 92677 949.464.8115 info@civilscapes.com G:\Projects\21046 20 Bay Island, NB\DWG\21046.GRADING.dwg1C1 TITLE SHEET NO SCALE1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE.3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD.4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC.5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC.6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES.8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION.9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL.10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC.11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS.12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS.14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE.GENERAL NOTESVICINITY MAPCITY OF NEWPORT BEACH, CALIFORNIACOUNTY OF ORANGEC1 TITLE SHEETC2 GRADING PLANC3 EROSION CONTROL PLANC4 GEOTECHNICAL NOTESSHEET INDEX20 BAY ISLANDNEWPORT BEACH, CA 92661APN: 048-040-02PRECISE GRADING PLANWILL ROLPHCIVILSCAPES ENGINEERING, INC.23272 MILL CREEK DRIVE, SUITE 130LAGUNA HILLS, CA 92653949.464.8115WILL@CIVILSCAPES.COMCIVIL ENGINEER1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY.3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES.4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES.5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT.6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS.7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN.8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY.9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE,HUNTINGTON BEACH, CA. PHONE: 714-488-5006.10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION.11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS.12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW:13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS.14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY.16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERINGCONTRACTOR.17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.18. EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE.19. REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED.20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS.21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER.22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS.23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION.24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED.26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIES.27. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN AMANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY.NOTES TO OWNER, CONTRACTOR, & ARCHITECTDAN & TAMMY GANNON20 BAY ISLANDNEWPORT BEACH, CA 92661OWNEREARTHWORK QUANTITIES1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVECOMPACTION OUT TO THE FINISHED SURFACE.3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THEOVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS.4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL.5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFOREANY ADDITIONAL FILLS ARE ADDED.7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER.8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE.9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING.10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT.11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION.13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION.14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING.15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL.GRADING NOTES1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER.2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OFF.3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILEDAT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN ISIMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON.4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OFF FOR TREATMENT AND DISPOSAL.EROSION CONTROL NOTESSITE ADDRESS: 20 BAY ISLAND, NEWPORT BEACHAPN: 048-040-02GENERAL PLAN LAND USE: RM-D MULTIPLE RESIDENTIAL DETACHEDZONING DISTRICT: RM MULTIPLE RESIDENTIALCOASTAL ZONE: YESSITE DATA:ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.CC&R'S1. PRIOR TO PERFORMING AND WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT.2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD,A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLETO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THECONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGEOR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY.3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18.4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY.5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES.6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONEDIN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY.PUBLIC WORKS NOTESARCHITECTBRANDON ARCHITECTS151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040RAW CUT 15 CUBIC YARDSRAW FILL80 CUBIC YARDSOVER EXCAVATION300 CUBIC YARDSSHRINKAGE 5%±15CUBIC YARDSNET 80 CUBIC YARDS (IMPORT)THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE INCONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILSREPORT FOR THIS PROJECTENTITLED: GEOTECHNICAL INVESTIGATIONFILE No.: BA317.1DATED:JUNE 15, 2021FIRM NAME: EGA CONSULTANTS, LLCBY:DATE: ENGINEERING GEOLOGISTGEOTECHNICAL CERTIFICATIONREFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION:EGA CONSULTANTS, LLC375-C MONTE VISTA AVENUECOSTA MESA, CA 92627949.642.9309SOILS ENGINEERNOTE:SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE GRADING.APEX LAND SURVEYING, INC.HUNTINGTON BEACH, CA 92646714.488.5006apexlsinc@gmail.comSURVEYORCONTRACTOR'S NOTE:CONTRACTOR SHALL, USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TOEXCAVATE' TO, NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYSPRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BEOBTAINED AT: http://www.newportbeachca.gov/home/showdocument?id=17395.PROOF OF CERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE.PROJECT SITE20 BAY ISLANDPA2021-305 N29°12'51"E 40.50'N61°40'50"W 89.13'N61°40'50"W 89.77'N28°18'50"E 40.50'CALIFORNIAPARCEL 19PARCEL 21REF.FRZ.W/D.TRDWTRPROPOSED RESIDENCEFF=10.00PAD=8.33*FF=10.00FS=9.75 10.00FF,TOP10.00FF9.75FS3"STEP10.00FF,TOP13.76TW13.76TW10.25TW10.25TW10.25TW10.25TW(7.1)FS13.50TW13.50TW13.50TW13.50TW(7.4)FS,BOT(8.19)FS(8.76)FS9.69FS,TOPN28°18'50"E 40.50'N61°40'50"W 89.77'N29°12'51"E 40.50'N61°40'50"W 89.13'2.7%10%FS=8.64 4.9%2.0%GFF=8.68 GFF=8.98 8.77FS,BOT5" STEPS(3 EACH)PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE2.0%2.0%2.0%2.0%9.54TG8.54INV9.54TG8.44INV9.54TG8.34INV9.75FS(7.4)FS2% 2%2%7.47FS7.47FS9.70FS,TOP9.75FS9.75FS9.75FS6-3/4" STEPS(4 EACH)6-7/8" STEPS(4 EACH)(7.16)NG7.66FS7.81FS7.62TG8.25FS,BOT8.20FL,HP7.82TG8.02TG8.18TG1.0%1.0%1.0%8.66FS444111133111213PROPOSED BRICK HARDSCAPETO MATCH EXISTINGADJACENT BRICK WALKWAYPER LS ARCH. PLAN9.75TG7.70INV9.75TG8.22INV-IN7.60INV-OUT9.75TG7.80INV9.75TG8.06INV9.75TG8.20INV8.62FL2.1%2% 2% 2%7777788888101010888N29°12'51"E 40.50'N61°40'50"W 89.13'N61°40'50"W 89.77'N28°18'50"E 40.50'CALIFORNIAPARCEL 19PARCEL 21REF.FRZ.W/D.TRDWTRPROPOSED RESIDENCEFF=10.00PAD=8.33*N28°18'50"E 40.50'N61°40'50"W 89.77'N29°12'51"E 40.50'N61°40'50"W 89.13'9.54TG8.54INV9.54TG8.44INV9.54TG8.34INV7.62TG7.82TG8.02TG8.18TG9.75TG7.70INV9.75TG8.22INV-IN7.60INV-OUT9.75TG7.80INV9.75TG8.06INV9.75TG8.20INV10.25TW7.55INV(7.50)FSS=0.01 S=0.01S=0.0177777888888882C2GRADING PLAN PRECISE GRADING PLAN FOR GANNON RESIDENCE 20 BAY ISLAND NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS21046NO. REVISION DATESHEET NO. OF 412/3/202128052 CAMINO CAPISTRANO, STE 213 LAGUNA NIGUEL, CA 92677 949.464.8115 info@civilscapes.com G:\Projects\21046 20 Bay Island, NB\DWG\21046.GRADING.dwg TOP OF WALLFINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINTLEGENDINVERTTOP OF GRATEFINISHED FLOOR ELEVATIONTWFSFLFGGBHPINVTGFFTOP OF COPING OR TOP OF CURBTCGARAGE FINISHED FLOORGFFPROPERTY LINE AND LIMIT-OF-WORKOREXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6(102.6)EXISTING GRADEEG EXISTING SPOT ELEVATION( )PROPOSED WALLTOP OF RETAINING WALLTRWTOP OF SLOPETOPTOP OF RAILINGTRTOP OF STEMWALLTSBUILDING STEMWALL1. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORINGAND/OR UNDERPINNING.2. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THEGEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS ANDDURING REMOVAL OF SHORING.TRENCH AND EXCAVATION NOTEANY CHANGES TO THE HARDSCAPE/LANDSCAPE MUST BE INDICATED ONA REVISED PRECISE GRADING PLAN, APPROVED BY THE CITY, AND MAYTRIGGER A WATER QUALITY MANAGEMENT PLAN (WQMP) CONSISTENTWITH THE MODEL WQMP, EXHIBIT 7.II.WQMP NOTECONRETE HARDSCAPEPERMEABLE GRASSPAVE2 SURFACE* SLAB SHALL BE UNDERLAIN BY A MINIMUM OF 4 INCHES 34" (MAX) LARGERGRAVEL OR 12" (MAX) STONE PER CRC R403.2. CONTRACTOR SHALL REFER TOARCHITECTURAL AND STRUCTURAL PLANS TO CONFIRM DEPTH, THICKNESS,AND ELEVATION OF FLOOR. “CONTRACTOR SHALL, USE THE CITY STANDARD FORM ‘30-DAY NOTICE OF INTENT TOEXCAVATE’ TO, NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TOSTARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:HTTP://WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395. PROOF OFCERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE.”30-DAY NOTICE TO EXCAVATECONSTRUCTION NOTESHARDSCAPE PER LANDSCAPE ARCHITECT'S PLAN.DRIVEWAY PER LANDSCAPE ARCHITECT'S PLAN.PLANTER AREA PER LANDSCAPE ARCHITECT'S PLAN.WALL OR FENCE PER LANDSCAPE ARCHITECT'S PLAN.CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL ON SHEET __.FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE __.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE __.NDS TRENCH DRAIN W/LIGHT GREY GRATE.CONSTRUCT FLOWLINE PER DETAIL HEREON.CONSTRUCT 15 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL ON SHEET __.IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORTBEACH STANDARD DRAWING STD-502-L. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER ANDSERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT.FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OFNEWPORT BEACH STANDARD DRAWING STD-406-L.CONSTRUCT CONCRETE STEMWALL PER STRUCTURAL PLANS AND DETAIL ON SHEET __.1234567891011121314FL PERPLAN2% MIN.HARDSCAPE/LANDSCAPEPER PLAN2% MIN.FLOWLINE DETAILNO SCALE10ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN ALICENSED GENERAL ENGINEERING CONTRACTOR.***ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.***********PA2021-305 FACE OF PROP. BLDG WALLFF=10.00FACE OF PROP. BLDG WALLFF=10.00EXISTINGBUILDING(ADJACENTNEIGHBOR)P/L7.96FL(7.56)FS13.76TW2.0%9.75TG10.25TWP/L(7.50)FS3'±OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEERTEMPORARY 1:1 SLOPETO OVER-EX3'±PROPOSED WALLPER ARCH. PLANPROPOSED WALLPER ARCH. PLANEXISTINGGROUNDSECTION A-ASCALE: 1"=4'FACE OF PROP. BLDG WALL FF=10.00P/L9.54TG9.75FS9.75FS13.50TW2.0%(7.6)FGOVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER3'±TEMPORARY 1:1SLOPE TO OVER-EXSECTION B-BSCALE: 1"=4'FACE OF PROP. BLDG WALLFF=10.008.98GFF8.68GFF8.64FS8.35FL(8.40)FSP/L2.0%10%3'±OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEERTEMPORARY 1:1 SLOPETO OVER-EXSECTION C-CSCALE: 1"=4'N29°12'51"E 40.50'N61°40'50"W 89.13'N61°40'50"W 89.77'N28°18'50"E 40.50'CALIFORNIAPARCEL 19PARCEL 21REF.FRZ.W/D.TRDWTRPROPOSED RESIDENCEFF=10.00PAD=8.33*N28°18'50"E 40.50'N61°40'50"W 89.77'N29°12'51"E 40.50'N61°40'50"W 89.13'3C3EROSION CONTROL PLAN PRECISE GRADING PLAN FOR GANNON RESIDENCE 20 BAY ISLAND NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS21046NO. REVISION DATESHEET NO. OF 412/3/202128052 CAMINO CAPISTRANO, STE 213 LAGUNA NIGUEL, CA 92677 949.464.8115 info@civilscapes.com G:\Projects\21046 20 Bay Island, NB\DWG\21046.GRADING.dwg 4-INCH PVC DOWNSPOUTDRAIN PIPE PER STORM DRAIN PLAN6-INCH ELBOW 1/4 BEND6-INCH PVC RISER WITHDOWNSPOUT INSIDE RISER PIPECLAMPS AROUND RISER PIPE (TYP)PROP. BUILDINGWALLCRUSHED STONEINVERT ELEVATIONDRAIN PIPENDS #101 OR #201 SPEE-D BASINOR APPROVED EQUALNDS #66 - 6" DRAINRISER PIPE (LENGTH AS REQUIRED)OR APPROVED EQUALCOMPACTED SOILSLOPE TO DRAINNDS ATRIUM GRATEOR FLAT GRATESLOPE TO DRAINNDS SPEE-D BASIN DETAILNO SCALEDOWNSPOUT CONNECTION DETAILNO SCALELANDSCAPING OR PAVERS3" COVER MINIMUM4" DIA. PERFORATED PVC DRAIN PIPEW/ PERFORATIONS AT BOTTOM3/4" CRUSHED ROCKWRAP SIDES AND BOTTOM OFTRENCH WITH FILTER FABRIC; PROVIDE4" MINIMUM OVERLAP AT TOP OFTRENCHPERFORATED DRAIN PIPE AND TRENCHNO SCALE1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8.2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOFF, VEHICLE TRACKING, OR WIND.3. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. NOTES:GRAVEL BAG DETAILNO SCALEAEROSION CONTROL CONSTRUCTION NOTESINSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6INLET PROTECTION PER DETAIL HEREONABAREA DRAIN INLET PROJECTIONNO SCALEBANY IMPROVEMENTS TO HARDSCAPE ORLANDSCAPE IN THE FUTURE MAY REQUIRECOMPLIANCE WITH A WATER QUALITYMANAGEMENT (WQMP) REPORT TO TREATSTORMWATER FOR THE ENTIRE SITE.IMPERVIOUS AREA = 3,410 SQUARE FEET AND ISDELINEATED BY THIS HATCHINGWQMP NOTE:87511AAAABBBBBBBBBBBBBPA2021-305 4C4GEOTECHNICAL NOTES PRECISE GRADING PLAN FOR GANNON RESIDENCE 20 BAY ISLAND NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS21046NO. REVISION DATESHEET NO. OF 412/3/202128052 CAMINO CAPISTRANO, STE 213 LAGUNA NIGUEL, CA 92677 949.464.8115 info@civilscapes.com G:\Projects\21046 20 Bay Island, NB\DWG\21046.GRADING.dwg PA2021-305 NORTH SCALE: 3/16" = 1'-0" 0 GRAPHIC SCALE 5 10 15 20 25 30 DN REF.FRZ.W/D.TRDW 10.00' FIRST LEVEL F.F. 10.25' T.W.10.25' T.W. 13.50' T.W. 13.50' T.W. 13.50' T.W. 13.50' T.F. 13.76' T.W. 13.76' T.W.PRELIMINARYPLANEX. BRICK WALKEX. BRICK WALK EX. LAWN EX. LANDSCAPE CONCRETE SIDE YARD EX. LAWN P.L. P.L.P.L.P.L.LANDSCAPE ARCHITECTURAL PLANS FORDAN AND TAMMY GANNON20 BAY ISLAND • NEWPORT BEACH, CA 92663PH. D.(949) 365-6333, T. 949-922-2702dangannon18@gmail.com tammygannon@cox.netDATE: DRAWN BY:D.P. 9-16-21 © 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.SHEET NO. OF - L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R EPA2021-305 ROOM TAGROOM NAME ? 1 10.00'SPOT ELEVATION KEYNOTE TAG REVISION TAG PROPERTY LINE TAG90 00' 00"20.00'N E FIREPIT - AS SELECTED TO BE LISTED AND APPROVED, VERIFY W/. OWNER – PROVIDE POWER AND GAS AS REQUIRED – INSTALL AND MAINTAIN CLEARANCES PER MFGR. AND SECTION 308 OF CFC RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. GENERAL NOTE: SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. 4. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION, REPLACEMENT BUILDING OR ADDITIONS TO AN EXISTING BUILDING EXCEEDING 50% OF THE GROSS FLOOR AREA OF THE EXISTING BUILDING. (NBMC 12.32.015) 5. FIELD INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE REQUIREMENT PRIOR TO CONCRETE PLACEMENT. 6. EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. LANDSCAPE NOTES: 1. ENCROACHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANDSCAPE PLANS, FOR ALL HARDSCAPE & PLANTING AREAS WITH RESPECTIVE HEIGHTS AND MATERIALS. POOL: 1. PROVIDE AN ALARM FOR DOORS AND WINDOWS WITH SILL HEIGHTS LESS THAN 60-INCHES ABV.F.F. OF THE DWELLING THAT FORMS A PART OF THE POOL ENCLOSURE. THE ALARM SHALL BE LISTED AS A WATER HAZARD ENTRANCE ALARM IN ACCORDANCE WITH UL 2017. THE DEACTIVATION SWITCH SHALL BE AT LEAST 60" ABOVE THE FLOOR IF THE RESIDENCE IS NOT REQUIRED TO BE ACCESSIBLE. (CBC 3109 & ISPSC 305.4) 2. SUCTION OUTLETS SHALL BE DESIGNED AND INSTALLED WITH SUCTION ANTIENTRAPMENT GRATE IN ACCORDANCE WITH ANSI/APSP-16 PER CBC 3109 SECTION (B) OF 115928. SUCTION ENTRAPMENT AVOIDANCE FOR POOL AND SPA SHALL BE PROVIDED IN ACCORDANCE WITH APSP-7 PER ISPSC SECTION 310. 3. PROVIDE POWER SAFETY COVER IN COMPLIANCE WITH ASTM F1346-91 FOR POOL & SPA (CBC 3109 SECTION (3) OF 115922 & ISPSC 305). 4. POOL ENCLOSURE FENCE SHALL BE 60-INCHES MIN. ABV. FS/NG MEASURED ON THE SIDE THAT FACES AWAY FROM SWIMMING POOL W/. MAX VERTICAL CLEARANCE OF 2-INCHES BETWEEN FS/NG AND BOTTOM OF THE FENCE/BARRIER MEASURED ON THE SIDE OF FENCE THAT FACES AWAY FROM SWIMMING POOL. OPENING, GAP, AND VOID IN ENCLOSURE FENCE OR GATE SHALL NOT ALLOW THE PASSAGE OF 4-INCHES DIAMETER SPHERE OR LARGER. OUTSIDE SURFACE (FACING AWAY FROM SWIMMING POOL) OF THE POOL ENCLOSURE INCLUDING THE GATE TO BE FREE OF PROTRUSIONS, CAVITIES, OR OTHER PHYSICAL CHARACTERISTICS THAT WOULD SERVE AS HANDHOLDS OR FOOTHOLDS WHICH COULD ENABLE A CHILD FIVE YEARS OLD OR YOUNGER TO CLIMB OVER. (CBC 3109 & ISPSC 305) F.Y.S.B. 15' - 0" R.Y.S.B. 4' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"GARAGE PANTRY PWDR. ELEV. KITCHEN STAIRS FOYER DININGGREAT ROOM10.00' FIRST LEVEL F.F. SLOPE PER CIVIL SLOPE PER CIVIL PATIO PLANTING AREA PLANTING AREA 19 BAY ISLAND 21 BAY ISLAND 1 1 2 2 N 61°40'50"W 89.13' N 61°40'50"W 89.77'N 28°18'50"E 40.50'N 29°12'51"E 40.50'F.O.F.5' - 7"F.O.F.4' - 0"F.O.F.6' - 0"F.O.F.4' - 0"F.O.F.2' - 10"F.O.F. 20' - 3" F.O.F. 19' - 7 3/8" F.O.F. 15' - 0 1/8" F.O.F. 15' - 7"F.O.F.4' - 0"F.O.F. 4' - 6 1/8" F.O.F. 4' - 0 1/8" 10.25' T.W.10.25' T.W. 13.50' T.W. 13.50' T.W. 13.50' T.W. 13.50' T.F. 13.76' T.W.13.76' T.W.F.O.F.4' - 6 1/4"F.O.F.4' - 3 3/4"F.O.F. 5' - 2 5/8" F.O.F. 6' - 9" OUTDOOR SHWR. TRASH DNBAR 1 1 1 1 2 3 4 4 5 5 5 5 EXISTING (NOT A PART) EXISTING (NOT A PART) 66 7 7 8 8 8 DN 9 9 1010 10 11 10F.O.F.1' - 7 5/8"11 12 12 12 1313 13 13 13 14 15 15 16 CLR.9' - 9"CLR. 14' - 2 3/4" (E.) 7.76' F.S.(E.) 7.76' F.S. (E.) 7.53' F.S.(E.) 7.53' F.S. 17 36" MIN. CLR.3' - 10"18 18 19 20 20 21 22 23 23 23 23 LOT SQUARE FOOTAGE: 3,622.65 SQ. FT. BUILDABLE SQUARE FOOTAGE: 2,289.51 SQ. FT. 6' - 0" 6' - 0" DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: SITE PLAN NOTESA ANNOTATION LEGENDB KEYNOTESC BRANDON ARCHITECTS 11/19/2021 ARCHITECTURAL SITE PLANGANNON RESIDENCEDAN & TAMMY GANNON 20 BAY ISLAND, NEWPORT BEACH, CA 92661 HOA - CONCEPTUAL 20 BAY ISLAND, NEWPORT BEACH, CA 92661 A-0.0 BRIAN JOWETT PROJECT NORTHTRUE NORTH 3/16" = 1'-0"1ARCHITECTURAL SITE PLAN NO. REVISION DATE 1 Revision 1 9/16/2021 1 BUILDING SITE BOUNDARY 2 BUILDING SITE FRONT YARD SETBACK (PER USE PERMIT NO. 3618) 3 BUILDING SITE REAR YARD SETBACK (PER USE PERMIT NO. 3618) 4 BUILDING SITE SIDE YARD SETBACK (PER USE PERMIT NO. 3618) 5 OUTLINE OF EXISTING STRUCTURE - TO BE REMOVED 6 (N.) PROPERTY LINE WALL - PLASTER FINISH TO MATCH (MAX. 6' ABV. N.G.) 7 (N.) WOOD GATE - AS SELECTED (MAX. 6' HT. ABOVE N.G.) 8 (N.) CONCRETE STEPS ON GRADE - REF. CIVIL DWGS. 9 (N.) 36" LANDSCAPE WALL. REF. LANDS. DWGS. (MAX. 42" ABV. N.G.) 10 PLANTED AREA - COORDINATE WITH LANDSCAPE DESIGNER 11 (N.) HARDSCAPE - COLORED & SCORED CONCRETE OR STONE PAVERS (AS SELECTED), REF. LAND. DWGS. 12 (E.) ON-SITE TREE TO BE REMOVED 13 (E.) TREE TO REMAIN - PROTECT IN PLACE 14 (E.) GAS METER LOCATION TO BE RELOCATED - (REF. SURVEY & CIVIL DWGS.) 15 (E.) IRRIGATION CONTROL VALVE 16 (E.) ELECTRICAL PULLBOX 17 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36"" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 18 EXPOSED STEEL COLUMN SIZE PER STRUCT. DWGS., PAINT AND SEAL AS REQ'D. 19 BAR SINK - AS SELECTED 20 BASE CABINET & COUNTER - BUILT-IN, FINISH AS SEL. 21 BASE CABINET - BUILT-IN, FINISH AS SEL. 22 EXTERIOR GLASS GUARDRAIL - TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 23 DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) PA2021-305 1874 SF FIRST LEVEL LIVING 172 SF GARAGE 24' - 3 1/4"15' - 8 3/4"3' - 10 1/4" 6' - 0 3/4"14' - 10"32' - 3"24' - 3 1/4"14' - 8"17' - 8 1/2"8' - 1 1/4" 6"12' - 7 1/4"4' - 0 1/4"14' - 1 1/2"30' - 4"10' - 4 1/4"2' - 3"1' - 11"1' - 6"2' - 6"9' - 11"6' - 8 3/4"8' - 7 1/4" 92 SF PLANTED AREA 2 104 SF PLANTED AREA 1990 SF SECOND LEVEL LIVING 366 SF THIRD LEVEL LIVING 287 SF VIEW DECK 45 SF MECH. WELL DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: BRANDON ARCHITECTS 11/19/2021 AREA FLOOR PLANGANNON RESIDENCEDAN & TAMMY GANNON 20 BAY ISLAND, NEWPORT BEACH, CA 92661 HOA - CONCEPTUAL 20 BAY ISLAND, NEWPORT BEACH, CA 92661 A-0.1 BRIAN JOWETT NO. REVISION DATE 1/8" = 1'-0"1FIRST LEVEL AREA PLAN 1/8" = 1'-0"2SECOND LEVEL AREA PLAN 1/8" = 1'-0"3THIRD LEVEL AREA PLAN BUILDING AREA SCHEDULE NAME AREA COMMENTS FIRST LEVEL LIVING 1874 SF SECOND LEVEL LIVING 1990 SF THIRD LEVEL LIVING 366 SF 4230 SF GARAGE 172 SF 172 SF GRAND TOTAL 4402 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS VIEW DECK 287 SF MECH. WELL 45 SF GRAND TOTAL 332 SF PA2021-305 DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: BRANDON ARCHITECTS 11/19/2021 3D VIEWSGANNON RESIDENCEDAN & TAMMY GANNON 20 BAY ISLAND, NEWPORT BEACH, CA 92661 HOA - CONCEPTUAL 20 BAY ISLAND, NEWPORT BEACH, CA 92661 A-1.0 BRIAN JOWETT NO. REVISION DATE 1 Revision 1 9/16/2021 1AXONOMETRIC - NE2AXONOMETRIC - NW 3AXONOMETRIC - SE4AXONOMETRIC - SW PA2021-305 A-4.0 A-4.1 A-4.11 A-4.0 2 2 1 2 A-5.0 2 A-5.0 GARAGE PANTRY KITCHEN PWDR. DINING STAIRS GREAT ROOM FOYER ELEV.PATIO PLANTING AREA PLANTING AREA SLOPE PER CIVIL 1 1 2 2 10.00' FIRST LEVEL F.F. 1 1 1 1 2 3 4 4 R.Y.S.B. 4' - 0"S.Y.S.B.4' - 0"S.Y.S.B.4' - 0"CLR. 14' - 2 3/4"CLR.9' - 9"2% MIN. 2% MIN.2% MIN.5 GLASS WINE WALL BAR 1 A-5.0 1 A-5.0 ROOM TAGROOM NAME 1 A-5.0 1 1 ? 1 1 A-4.0 1 1 1 1 ELEVATION / SECTION INDICATOR AD-1.0 1 CALL-OUT TAG 10.00'SPOT ELEVATION KEYNOTE TAG REVISION TAG DOOR TAG WINDOW WALL TAG WINDOW TAG FIRE RATED CEILING ASS'Y - REF. DTLS. 7/AD-1.0 1-HR RATED INT CONDITION - REF. DTLS. 7/AD-1.0 1-HR RATED EXT CONDITION - REF. DTLS. 7/AD-1.0 STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED – ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED – ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL DOORS - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC WINDOW - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC KITCHEN RANGE W/. EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED - 30 ” MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC KITCHEN/BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN – TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24” MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. REFRIGERATOR (REF) / FREEZER (FRZ) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND WATER SUPPLY AS REQUIRED BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24” IN FRONT AND 15” FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) – REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE CASEWORK, TALL CABINET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, BASE CABINET W/. COUNTERTOP - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, UPPER CABINET/SHELVES - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER BUILT-IN CLOSET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER FIREPLACE - FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) ELEVATOR - PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER – PROVIDE POWER AS REQ'D. (CRC 321.1) A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. – INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DTL. 11/AD-1.0 A-4.0 A-4.1 A-4.11 A-4.0 2 2 1 2 A-5.0 2 A-5.0 BEDROOM #3 W.I.C. BEDROOM #2 BATH #2 ELEV. BATH #3STAIRS 1 1 2 2 5' MAX. 5' - 0" RETREAT/OFFICE MASTER BEDROOM MASTER W.I.C. HIS HERS SHWR. MASTER BEDROOM MASTER BALCONY BALCONY 20.33' SECOND LEVEL F.F. 1 1 1 1 3 2 4 4S.Y.S.B.4' - 0"R.Y.S.B. 4' - 0"S.Y.S.B.4' - 0"F.Y.S.B. 15' - 0" 2% MIN. 2% MIN.2% MIN.2% MIN.4' MAX.2' - 6"6 7 8 9 8 10 10 2% MIN.CLR, 30" MIN. CLR, 30" MIN. CLR. 3' - 0"CLR.3' - 0 3/8"CLR. 3' - 0"CLR.3' - 0 3/8"CLR.3' - 0"CLR. 3' - 3 3/8"6' - 6 1/8"6' - 6 1/8"W.I.C. 9' - 1"2' - 0"2' - 0" CLR, 30" MIN. CLR. 2' - 6"4' - 0"1 A-5.0 1 A-5.0 DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: KEYNOTESB ANNOTATION LEGENDA BRANDON ARCHITECTS 11/19/2021 FIRST LEVEL AND SECOND LEVEL FLOOR PLANGANNON RESIDENCEDAN & TAMMY GANNON 20 BAY ISLAND, NEWPORT BEACH, CA 92661 HOA - CONCEPTUAL 20 BAY ISLAND, NEWPORT BEACH, CA 92661 A-2.0 BRIAN JOWETT 1/4" = 1'-0"1FIRST LEVEL FLOOR PLAN 1 BUILDING SITE BOUNDARY 2 BUILDING SITE FRONT YARD SETBACK (PER USE PERMIT NO. 3618) 3 BUILDING SITE REAR YARD SETBACK (PER USE PERMIT NO. 3618) 4 BUILDING SITE SIDE YARD SETBACK (PER USE PERMIT NO. 3618) 5 FURNISHINGS - AS SELECTED 6 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 7 BATHTUB - FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 8 EXTERIOR GLASS GUARDRAIL - TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 9 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1) 10 EXPOSED STEEL BEAM SIZE PER STRUCT. DWGS., PAINT AND SEAL AS REQ'D. - COORDINATE W/. INTERIOR. NO. REVISION DATE 1/4" = 1'-0"2SECOND LEVEL FLOOR PLAN BUILDING AREA SCHEDULE NAMEAREACOMMENTS FIRST LEVEL LIVING1874 SF SECOND LEVEL LIVING1990 SF THIRD LEVEL LIVING366 SF 4230 SF GARAGE172 SF 172 SF GRAND TOTAL4402 SF OUTDOOR AREA SCHEDULE NAMEAREACOMMENTS VIEW DECK287 SF MECH. WELL45 SF GRAND TOTAL332 SF PA2021-305 ROOM TAGROOM NAME 1 A-5.0 1 1 ? 1 1 A-4.0 1 1 1 1 ELEVATION / SECTION INDICATOR AD-1.0 1 CALL-OUT TAG 10.00'SPOT ELEVATION KEYNOTE TAG REVISION TAG DOOR TAG WINDOW WALL TAG WINDOW TAG FIRE RATED CEILING ASS'Y - REF. DTLS. 7/AD-1.0 1-HR RATED INT CONDITION - REF. DTLS. 7/AD-1.0 1-HR RATED EXT CONDITION - REF. DTLS. 7/AD-1.0 STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED – ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED – ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL DOORS - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC WINDOW - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC KITCHEN RANGE W/. EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED - 30 ” MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC KITCHEN/BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN – TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24” MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. REFRIGERATOR (REF) / FREEZER (FRZ) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND WATER SUPPLY AS REQUIRED BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24” IN FRONT AND 15” FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) – REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE CASEWORK, TALL CABINET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, BASE CABINET W/. COUNTERTOP - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, UPPER CABINET/SHELVES - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER BUILT-IN CLOSET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER FIREPLACE - FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) ELEVATOR - PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER – PROVIDE POWER AS REQ'D. (CRC 321.1) A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. – INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DTL. 11/AD-1.0 A-4.0 A-4.1 A-4.11 A-4.0 2 2 1 2 A-5.0 2 A-5.0 F.Y.S.B. 15' - 0" THIRD FLOOR STEPBACK 15' - 0"S.Y.S.B.4' - 0"THIRD FLOOR STEPBACK2' - 0"THIRD FLOOR STEPBACK2' - 0"THIRD FLOOR STEPBACK 15' - 0" THIRD FLOOR VIEW DECK STEPBACK 8' - 0"THIRD FLOOR VIEW DECK STEPBACK8' - 0"THIRD FLOOR VIEW DECK STEPBACK 8' - 0" R.Y.S.B. 4' - 0"THIRD FLOOR VIEW DECK STEPBACK8' - 0"BATH #4 ELEV. ROOF LOUNGE SPA VIEW DECK 1 1 2 2S.Y.S.B.4' - 0"5:125:12 5:125:125:125:12 5:12 5:125:125:122% MIN.MECH. WELL 29.61' THIRD LEVEL F.F. 1 1 112 3 4 42% MIN. 2% M I N . 2% MIN. 2% MIN. 2% MIN. 2% MIN.5:12F.O.F. 3 5/8" F.O.F. 11' - 9 5/8" CLR, 30" MIN. CLR. 2' - 6"CLR.3' - 0 5/8"5 6 7 8 TYP. 11" 9 1011 12 13 2% MIN. 14 1 A-5.0 1 A-5.0 DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: KEYNOTESB ANNOTATION LEGENDA BRANDON ARCHITECTS 11/19/2021 THIRD LEVEL FLOOR PLANGANNON RESIDENCEDAN & TAMMY GANNON 20 BAY ISLAND, NEWPORT BEACH, CA 92661 HOA - CONCEPTUAL 20 BAY ISLAND, NEWPORT BEACH, CA 92661 A-2.1 BRIAN JOWETT NO. REVISION DATE 1 BUILDING SITE BOUNDARY 2 BUILDING SITE FRONT YARD SETBACK (PER USE PERMIT NO. 3618) 3 BUILDING SITE REAR YARD SETBACK (PER USE PERMIT NO. 3618) 4 BUILDING SITE SIDE YARD SETBACK (PER USE PERMIT NO. 3618) 5 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 6 FURNISHINGS - AS SELECTED 7 FIREPIT - PROVIDE GAS STUB-OUT, REF. LAND. DWGS., VERIFY W/. OWNER 8 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 9 EXTERIOR GLASS GUARDRAIL - TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 11 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 12 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATTENUATION REQ'D. PER SECTION 10.26.045 N.B.M.C. UNDER SEPARATE PERMIT & PLAN CHECK) 13 CRICKET - 2% MIN 14 FLOOR JOISTS - REF. STRUCT. 1/4" = 1'-0"1THIRD LEVEL FLOOR PLAN BUILDING AREA SCHEDULE NAMEAREACOMMENTS FIRST LEVEL LIVING1874 SF SECOND LEVEL LIVING1990 SF THIRD LEVEL LIVING366 SF 4230 SF GARAGE172 SF 172 SF GRAND TOTAL4402 SF OUTDOOR AREA SCHEDULE NAMEAREACOMMENTS VIEW DECK287 SF MECH. WELL45 SF GRAND TOTAL332 SF PA2021-305 DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD DOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. GARAGE FLOOR: GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1) PLUMBING: 1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.5) 2. 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 408.6) 3. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13) 4. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. WOOD OR WOODBASED PRODUCTS NOTE: WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS: 1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION. 2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND. 3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER. 4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS. 5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER. 6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER. 7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS. *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 ROOM TAGROOM NAME 1 1 1 1 10.00'SPOT ELEVATION REVISION TAG DOOR TAG WINDOW WALL TAG WINDOW TAG STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED – ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED – ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL KITCHEN RANGE W/. EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED - 30 ” MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC KITCHEN/BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN – TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24” MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24” IN FRONT AND 15” FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) – REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE FIREPLACE - FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. – INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DTL. 11/AD-1.0 2X4 STUD WALL 2X6 STUD WALL 2X8 STUD WALL 2X10 STUD WALL EXT. POCKET DOOR WALL - TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL - 12” REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRCUTC. DWGS. – FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 – EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION - SEE STRUCT. DWGS. FOR THE RECESSION DETAILS - FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR – SHOWER RECESSION TO BE VERIFIED W/. I.D. SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL DEPRESSIONS W/. MFGR. STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS A-4.0 A-4.1 A-4.11 A-4.0 2 2 1 2 A-5.0 2 A-5.0 1 1 2 2 BAR GREAT ROOM FOYER DINING STAIRS PWDR. ELEV. GARAGE PANTRYKITCHEN PATIO PLANTING AREA PLANTING AREA 19' - 9 3/8"64' - 9"4' - 7 1/8" 14' - 9 3/8"4' - 10"49' - 5 1/2"15' - 3 1/2" 4' - 6"1' - 7 1/2" 3' - 4 5/8"7' - 8 1/2"7' - 8 1/2"19' - 6 7/8"1' - 5 1/8"8' - 0"3' - 7 5/8"3' - 6 3/4"1' - 6 3/4"11' - 0"1' - 6 3/4"16' - 7 1/2"14' - 1 1/2"1' - 6"4' - 1"30' - 9"5' - 8"6" 4' - 6"25' - 5 1/4"6' - 2"6' - 2"1' - 7 1/2"8' - 4 3/4"8' - 4 3/4"1' - 7 1/2" 2' - 10 5/8"4' - 6 5/8" 19' - 9 3/8"65' - 3"4' - 1 1/8" 5' - 0 1/8"4' - 8 1/2"3' - 0"3' - 0"4' - 8 1/2"5' - 0 1/8"4' - 8"11' - 6"11' - 6"4' - 7"11 5/8"3' - 8 3/8"3' - 4 3/4"1' - 2 1/4"4' - 1"32' - 3"4' - 2"27' - 9 3/8"2' - 6 5/8"1' - 11"2' - 6 5/8"1' - 11"2' - 6"5' - 8"2' - 3 5/8"2' - 7 1/8"10' - 9 3/4"2' - 3"1' - 8 5/8"11' - 8"5' - 9 5/8"1' - 7 1/2"6' - 10 5/8"4' - 2 1/2"4' - 2 1/2"7' - 4 1/8"1' - 3"3' - 0 5/8"5' - 0" 40' - 0"3' - 10 1/4"5' - 10" 2' - 0 1/8"3' - 7 1/8"14' - 8 5/8"1 A-5.0 1 A-5.0 A-4.0 A-4.1 A-4.11 A-4.0 2 2 1 2 A-5.0 2 A-5.0 1 1 2 2 STAIRS BATH #3 BEDROOM #3 ? BEDROOM #2 BATH #2 ELEV. RETREAT/OFFICE MASTER BEDROOM MASTER W.I.C. HIS HERSSHWR. MASTER BEDROOM MASTER BALCONY BALCONY 7' - 3 3/4"7' - 1 1/4"1' - 6 5/8" 1' - 10 1/8" 3' - 10 5/8"6' - 8 7/8"16' - 1"6' - 6"3' - 7 1/2"3' - 6 5/8"9' - 2 3/4"2' - 0 5/8" 15' - 0 3/4"69' - 5 5/8"4' - 7 1/8"4' - 7"8' - 0"4' - 0 1/2"2' - 9 1/4"11' - 4 1/4"16' - 7 1/2"14' - 1 1/2"6"4' - 1"30' - 9"5' - 8"1' - 6"1' - 7 1/2"3' - 4 5/8"4' - 8 1/2"3' - 0"3' - 0"4' - 8 1/2"3' - 4 5/8" 1' - 7 1/2" 2"6' - 0"1' - 0 3/4" 3' - 11 5/8" 1' - 7 5/8" 3' - 4 1/4"4' - 11 7/8"5' - 0 3/8" 9 1/2" 2' - 1 1/8" 4' - 6 5/8" 25' - 5 1/4"12' - 4"20' - 0 1/2"7' - 5 1/4" 19' - 9 3/8"65' - 3"4' - 1 1/8"1' - 11"1' - 3"2' - 9 5/8"1' - 11"2' - 8 3/8"13' - 0"6 5/8"11' - 0"5' - 0"4' - 8 5/8" 6 5/8"4' - 0" 2"16' - 3"16' - 0"4' - 1"32' - 3"4' - 2"1 A-5.0 1 A-5.0 DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: BRANDON ARCHITECTS ANNOTATION LEGEND GENERAL NOTESA B 11/19/2021 FIRST LEVEL AND SECOND LEVEL DIMENSION PLANGANNON RESIDENCEDAN & TAMMY GANNON 20 BAY ISLAND, NEWPORT BEACH, CA 92661 HOA - CONCEPTUAL 20 BAY ISLAND, NEWPORT BEACH, CA 92661 A-2.2 BRIAN JOWETT NO. REVISION DATE 1/4" = 1'-0"1FIRST LEVEL DIMENSION PLAN 1/4" = 1'-0"2SECOND LEVEL DIMENSION PLAN PA2021-305 DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD DOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. GARAGE FLOOR: GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1) PLUMBING: 1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.5) 2. 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 408.6) 3. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13) 4. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. WOOD OR WOODBASED PRODUCTS NOTE: WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS: 1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION. 2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND. 3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER. 4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS. 5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER. 6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER. 7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS. *HERS VERIFICATION REQUIRED- REFERENCE T-24.1 ROOM TAGROOM NAME 1 1 1 1 10.00'SPOT ELEVATION REVISION TAG DOOR TAG WINDOW WALL TAG WINDOW TAG STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED – ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED – ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL KITCHEN RANGE W/. EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED - 30 ” MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC KITCHEN/BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN – TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24” MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24” IN FRONT AND 15” FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) – REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE FIREPLACE - FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. – INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DTL. 11/AD-1.0 2X4 STUD WALL 2X6 STUD WALL 2X8 STUD WALL 2X10 STUD WALL EXT. POCKET DOOR WALL - TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL - 12” REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRCUTC. DWGS. – FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 – EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION - SEE STRUCT. DWGS. FOR THE RECESSION DETAILS - FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR – SHOWER RECESSION TO BE VERIFIED W/. I.D. SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL DEPRESSIONS W/. MFGR. STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS A-4.0 A-4.1 A-4.11 A-4.0 2 2 1 2 A-5.0 2 A-5.0 BATH #4 ELEV. ROOF LOUNGE 1 1 2 2 VIEW DECK 17' - 5 7/8"10' - 5 1/2"6' - 1"11' - 3 1/4"11' - 0 3/4"12' - 1"6' - 1"22' - 4"12' - 1"2' - 1"41' - 9 5/8"27' - 11 3/8"19' - 4 5/8" 5' - 1 1/8"9' - 0"3' - 4 3/4"9' - 1 5/8"10' - 0"3' - 2 3/8"22' - 10 3/4"18' - 10 3/4"1' - 8 3/8" 3' - 4 3/4"9' - 0"3' - 2 3/8" 1' - 10 3/4" 5" 2' - 0"6' - 4 1/8" 41' - 9 5/8"27' - 11 3/8"19' - 4 5/8"15' - 11 1/8"MECH. WELL 22' - 10 3/4"18' - 10 3/4"12' - 1"16' - 4"12' - 1"5:125:125:125:125:125:125:125:125:12 5:12 5:125:122' - 11 7/8"6' - 2 1/4"1' - 10 5/8"1 A-5.0 1 A-5.01' - 10 5/8"4' - 3 3/8"5' - 1 1/4"19' - 2 1/4"8' - 9 1/8" DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: BRANDON ARCHITECTS ANNOTATION LEGEND GENERAL NOTESA B 11/19/2021 THIRD LEVEL DIMENSION PLANGANNON RESIDENCEDAN & TAMMY GANNON 20 BAY ISLAND, NEWPORT BEACH, CA 92661 HOA - CONCEPTUAL 20 BAY ISLAND, NEWPORT BEACH, CA 92661 A-2.3 BRIAN JOWETT NO. REVISION DATE 1/4" = 1'-0"1THIRD LEVEL DIMENSION PLAN PA2021-305 DIMENSION NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA ENLOSED ATTIC AND ENCLOSED RAFTER SPACES VENTING NOTES: 1. ENCLOSED ATTIC AND ENCLOSED RAFTER SPACES SHALL HAVE CROSS VENTILATION BY VENTILATION OPENING PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW UNLESS THEY MEET THE REQUIREMENT OF SECTION R806.5 FOR UNVENTED ATTIC AND UNVENTED ENCLOSED RAFTER ASSEMBLIES. VENTILATION OPENING SHALL HAVE THE LEAST DIMENSION OF 1/16 ” MIN. AND 1/4” MAX OTHERWISE THE OPENING SHALL HAVE THE CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, PERFORATED VINYL OR SIMILAR MATERIAL WITH OPENINGS HAVE A LEAST DIMENSION OF 1/16 ” MIN. AND 1/4” MAX. OPENING IN ROOF FRAMING MEMBERS SHALL BE PER THE REQUIREMENT OF SECTION R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR AND SHALL BE PROTECTED TO PREVENT THE ENTRY OF BIRDS, RODENTS, SNAKES AND OTHER SIMILAR CREATURES. (R806.1) 2. THE MINIMUM NET FREE VENTILATING AREA SHOULD BE 1/150 OF THE AREA OF THE VENTED SPACE, EXCEPT FOR THE PROJECT LOCATED IN CLIMATE ZONE 14 OR 16 WITH A CLASS I OR II VAPOR RETARDER AT THE WARM-IN-WINTER SIDE OF THE CEILING AND WHERE MIN. 40% AND MAX 50% OF THE REQUIRED VENTILATION PROVIDED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE PER SECTION R806.2 THEN THE MINIMUM NET FREE VENTILATING AREA CAN BE 1/300 OF THE VENTED SPACE. (R802.2) 3. PROVIDE 1” SPACE BETWEEN THE INSULATION AND THE ROOF SHEATHING WHERE EAVE OR CORNICE VENTS PROVIDE BLOCKING, BRIDGING AND INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. (R806.3) 4. INSTALL VENTILATOR PER MANUFACTURER INSTRUCTION. INSTALL VENTILATOR IN ROOF PER SECTION R903 AND VENTILATOR IN WALL ASSEMBLIES PER SECTION R703.1. 5. FOR THE ATTIC WITH VERTICAL HEIGHT GREATER THAN OR EQUAL TO 30 ” (VERTICAL HEIGHT MEASURED FROM THE TOP OF CEILING JOIST TO THE BOTTOM OF THE ROOF RAFTERS) WITHIN 30S.F. MIN. PROVIDE THE OPENING WITH ROUGH-FRAMED OPENING OF NOT LESS THAN 22”X30” WHICH SHOULD BE LOCATED IN HALLWAY OR OTHER LOCATION WITH READY ACCESS. IF THE ACCESS LOCATED IN THE WALL THEN THE WIDTH SHOULD BE 22 ” AND HEIGHT SHOULD BE 30” MIN. IF LOCATED IN CEILING THEN THE MIN. UNOBSTRUCTED HEADROOM IN THE ATTIC SHOULD BE 30 ” FROM THE BOTTOM OF CEILING JOIST AT SOME POINT. ROOF DRAINAGE: IF THE PROJECT LOCATED IN THE AREA WITH EXPANSIVE OR COLLAPSIBLE SOILS, WATER RUNOFF FROM ROOFS OF ALL DWELLINGS SHALL BE DISCHARGED TO THE GROUND SURFACE NOT LESS THAN 5 FEET FROM FOUNDATION WALLS OR TO AN APPROVED DRAINAGE SYSTEM. (R801.3) - REF.CIVIL DWGS FOR STORM WATER MANAGMENT AND SYSTEM. WEATHER PROTECTION: 1. ROOF DECKS SHALL BE COVERED WITH APPROVED ROOF COVERINGS SECURED TO THE BUILDING OR STRUCTURE IN ACCORDANCE WITH THE CHAPTER 9 OF THE CURRENT CRC. ROOF ASSEMBLIES SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THE CHAPTER 9 OF CRC AND THE APPROVED MANUFACTURER ’S INSTRUCTIONS SUCH THAT THE ROOF ASSEMBLY SHALL SERVE TO PROTECT THE BUILDING OR STRUCTURE. (R903.1) 2. PROVIDE AND INSTALL FLASHING TO PREVENT ENTRY OF MOISTURE TO WALL AND ROOF ASSEMBLIES THRU THE JOINTS IN COPINGS, PERMEABLE MATERIAL, AND AT INTERSECTION WITH PARAPET WALLS AND OTHER PENETRATION THRU ROOF. (R903.2) 3. FLASHINGS SHALL BE INSTALLED AT WALL AND ROOF INTERSECTIONS, WHEREVER THERE IS A CHANGE IN ROOF SLOPE OR DIRECTION AND AROUND ROOF OPENINGS. A FLASHING SHALL BE INSTALLED TO DIVERT THE WATER AWAY FROM WHERE THE EAVE OF A SLOPED ROOF INTERSECTS A VERTICAL SIDEWALL. WHERE FLASHING IS OF METAL, THE METAL SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN 0.019 INCH (0.5 MM) (NO. 26 GALVANIZED SHEET). (R903.2.1) 4. A CRICKET OR SADDLE SHALL BE INSTALLED ON THE RIDGE SIDE OF ANY CHIMNEY OR PENETRATION MORE THAN 30 INCHES (762 MM) WIDE AS MEASURED PERPENDICULAR TO THE SLOPE. CRICKET OR SADDLE COVERINGS SHALL BE SHEET METAL OR OF THE SAME MATERIAL AS THE ROOF COVERING. EXCEPT FOR UNIT SKYLIGHTS INSTALLED IN ACCORDANCE WITH HYPERLINK "HTTPS://CODES.ICCSAFE.ORG/LOOKUP/CRC2019P1_PT03_CH03_SECR308.6" SECTION R308.6 AND FLASHED IN ACCORDANCE WITH THE MANUFACTURER’S INSTRUCTIONS SHALL BE PERMITTED TO BE INSTALLED WITHOUT A CRICKET OR SADDLE. (R903.2) 5. PARAPET WALLS SHALL BE PROPERLY COPED WITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OF A WIDTH NOT LESS THAN THE THICKNESS OF THE PARAPET WALL. (R903.3) 6. UNLESS ROOFS ARE SLOPED TO DRAIN OVER ROOF EDGES, ROOF DRAINS SHALL BE INSTALLED AT EACH LOW POINT OF THE ROOF. IF WATER CAN BE ENTRAPPED WITHIN THE ROOF AREA THEN SECONDARY EMERGENCY OVERFLOW ROOF DRAINS OR SCUPPERS SHALL BE PROVIDED PER SECTION R903.4.1. (R903.4) MISC. NOTES: 1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE 2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE & RAKE COMPONENTS. G.C. TO PROVIDE MOCK-UPS. 3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON FLOOR PLANS 2 A-5.0 2 A-5.0 1 1 2 24:124:125:125:125:125:125:125:125:125:12 5:12 5:125:1240.39' HT. CERT. REQ'D. 32.84' 32.22' 33.45' 34.59' 33.00' 29.67' T.W.1 1 1 1 23 4 2% MIN.2% MIN.5 55 6SEE THIRD LEVEL FLOOR PLAN SEE SECOND LEVEL FLOOR PLAN F.Y.S.B. 15' - 0"S.Y.S.B.4' - 0"R.Y.S.B. 4' - 0"S.Y.S.B.4' - 0"SEE THIRD LEVEL FLOOR PLAN 7 7 7 F.O.F.3' - 11 1/4"78 9 10 10 F.O.F.1' - 4 1/8"F.O.F.3' - 11 1/4"F.O.F.3' - 11 1/4"F.O.F. 4' - 5 3/8" F.O.F. 20' - 2 1/4" 1 1 11 2% MIN. 41.75' HT. CERT. REQ'D. 4:12 4:12 4:12 4:122' - 0"4:124:1241.28' HT. CERT. REQ'D. 1 A-5.0 1 A-5.0 8' - 4"FACE OF WALL BELOWDATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: GENERAL NOTESA B KEYNOTES BRANDON ARCHITECTS 11/19/2021 ROOF PLANGANNON RESIDENCEDAN & TAMMY GANNON 20 BAY ISLAND, NEWPORT BEACH, CA 92661 HOA - CONCEPTUAL 20 BAY ISLAND, NEWPORT BEACH, CA 92661 A-3.0 BRIAN JOWETT 1 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 2 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 3 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 4 WATERPROOF MEMBRANE - REF. MAT. SCHEDULE A-4.0 5 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 6 EXTERIOR GLASS GUARDRAIL - TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 7 BUILDING SITE BOUNDARY 8 BUILDING SITE FRONT YARD SETBACK (PER USE PERMIT NO. 3618) 9 BUILDING SITE REAR YARD SETBACK (PER USE PERMIT NO. 3618) 10 BUILDING SITE SIDE YARD SETBACK (PER USE PERMIT NO. 3618) 11 KYNAR PAINTED ALUMINUM - REF. MAT. SCHEDULE A-4.0 PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1ARCHITECTURAL ROOF PLAN NO. REVISION DATE PA2021-305 WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOE YOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN@ABSSOCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT: CUSTOM COLLECTION ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE:541-885-7412 OR 800-535-3936 FAX:541-884-3331 WEB:WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER: WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM STUCCO VENEER: MANUFACTURER: MERLEX STUCCO 2911 ORNAGE-OLIVE ROAD ORANGE, CA 92865 P: 714.627.1700 PRODUCT: PREMIUM - SBF COLOR: P-150 WHITE - ARCH. TO APPROVE APPLICATION: PROVIDE EXPANSION JOINTS (STUCCO REVEALS), WIDTH TO BE DETERMINED, LOCATIONS TO BE SPECIFIED AND FIELD VERIFIED BY ARCH. MIN. 7/8" THK. O/. MIN. 2-LAYERS GRADE 'D' PAPER DETAIL REFERENCE:TBD STONE VENEER SUPPLIER: TBD STONE TYPE: LIMESTONE/HONED (ARCH. TO VERIFY) COLOR:LT. BEIGE & WHITE, COLOR GROUT TO MATCH THICKNESS: 1" - 1.5" NOMINAL WEIGHT: <10 PSF APPLICATION: RUNNING BOND, RUSTIC GROUT (ARCH. TO APPV.) DETAIL REFERENCE: 8/AD-1 APPROVALS: ICC #ESR -1215 STANDING SEAM METAL ROOFING: MANUFACTURER: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA 91710 P: 909.664.1500 PRODUCT: STANDING SEAM METAL ROOFING, ULTRA-COOL, CB-150 COLOR: OLD TOWN GRAY - TO BE APPROVED BY ARCH. & OWNER CODE: ICC # ESR-2048 WEIGHT: APPX. 2 LBS./S.F. GUTTERS: MATERIAL: METAL - ALUM. PAINTED KYNAR SHAPE: SQUARE (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS WEB: WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: MFGR: WESTCOAT ADDRESS: 770 GATEWAY CENTER DRIVE., SAN DIEGO, CA 92102 PRODUCT: ALX WALKING DECK (GLASS 'A') APPLICATION:DECK FINISH SURFACE TO BE NON-COMBUSTIBLE CODE: ICC # ESR-2201 FLASHING & WEATHERSTRIPPING PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. 1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 2. REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. FIRST FLOOR F.F. 10.00'FIRST FLOOR F.F. 10.00' SECOND FLOOR F.F. 20.33' SECOND FLOOR F.F. 20.33' ROOF PLATE 37.95' ROOF PLATE 37.95' SECOND FLOOR PLATE 19.25' SECOND FLOOR PLATE 19.25' MAX. HT. 42.00' MAX. HT. 42.00' MAX. FLAT 33.00' MAX. FLAT 33.00' GRADE PLANE 9.00' GRADE PLANE 9.00' THIRD FLOOR F.F. 29.61' THIRD FLOOR F.F. 29.61' THIRD FLOOR PLATE 28.53' THIRD FLOOR PLATE 28.53' 5:12MAX.1' - 0"MIN.2' - 0 5/8"34.59'42" MIN. ABV. F.F.3' - 6"42" MIN. ABV. F.F.3' - 6"42" MIN. ABV. F.F.3' - 4"8' - 4"1' - 1"8' - 2 3/8"1' - 1"9' - 3"9' - 3 3/8"10' - 4"33' - 0"23' - 0"8' - 4"1' - 1"8' - 2 3/8"1' - 1"9' - 3"1 1 4 5 6 6 7 8 8 3 9 3 9 P.L.P.L. 10 10 1 41.75' HT. CERT. REQ'D. 41.28' HT. CERT. REQ'D. 1 A-5.0 1517 18394041 30 FIRST FLOOR F.F. 10.00' FIRST FLOOR F.F. 10.00' SECOND FLOOR F.F. 20.33' SECOND FLOOR F.F. 20.33' ROOF PLATE 37.95' ROOF PLATE 37.95' SECOND FLOOR PLATE 19.25' SECOND FLOOR PLATE 19.25' 2 A-5.0 MAX. HT. 42.00' MAX. HT. 42.00' MAX. FLAT 33.00' MAX. FLAT 33.00' GRADE PLANE 9.00' GRADE PLANE 9.00' THIRD FLOOR F.F. 29.61' THIRD FLOOR F.F. 29.61' THIRD FLOOR PLATE 28.53' THIRD FLOOR PLATE 28.53' 1 2 5:125:125:12 5:12 42" MIN. ABV. F.F.3' - 6"42" MIN. ABV. F.F.3' - 6"42" MIN. ABV. F.F.3' - 6"42" MIN. ABV. F.F.3' - 4"42" MIN. ABV. F.F.4' - 0"8' - 4"1' - 1"8' - 2 3/8"1' - 1"9' - 3"24' - 0"33' - 0"8' - 4"1' - 1"8' - 2 3/8"1' - 1"9' - 3"24' - 0"33' - 0"33.45' 33.61' T.W. 32.22'32.84'33.00' T.W. 29.67' 13.50' 10.25' 1 2 1 3 6 6 4 5 6 6 8 9 7 HEAD. HT.9' - 0"HEAD HT.8' - 0"HEAD HT.8' - 0"P.L.P.L. 10 10 10 1 4:12 4:12 41.75' HT. CERT. REQ'D. 11910 1112 13 141819 15 293032343537 38 484950 54 585931 60 DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: MATERIAL SPECIFICATIONSA KEYNOTESC GENERAL NOTESB BRANDON ARCHITECTS 11/19/2021 EXTERIOR ELEVATIONS & MATERIAL SCHEDULEGANNON RESIDENCEDAN & TAMMY GANNON 20 BAY ISLAND, NEWPORT BEACH, CA 92661 HOA - CONCEPTUAL 20 BAY ISLAND, NEWPORT BEACH, CA 92661 A-4.0 BRIAN JOWETT 1 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. MAT. SCHEDULE A-4.0 2 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 3 STONE VENEER - REF. MAT. SCHEDULE SHT. A-4.0 4 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 5 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 6 EXTERIOR GLASS GUARDRAIL - TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 7 EXPOSED STEEL BEAM SIZE PER STRUCT. DWGS., PAINT AND SEAL AS REQ'D. - COORDINATE W/. INTERIOR. 8 EXPOSED STEEL COLUMN SIZE PER STRUCT. DWGS., PAINT AND SEAL AS REQ'D. 9 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 10 DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) NO. REVISION DATE 1/4" = 1'-0"1WEST ELEVATION 1/4" = 1'-0"2SOUTH ELEVATION PA2021-305 WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOE YOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN@ABSSOCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT: CUSTOM COLLECTION ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE:541-885-7412 OR 800-535-3936 FAX:541-884-3331 WEB:WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER: WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM STUCCO VENEER: MANUFACTURER: MERLEX STUCCO 2911 ORNAGE-OLIVE ROAD ORANGE, CA 92865 P: 714.627.1700 PRODUCT: PREMIUM - SBF COLOR: P-150 WHITE - ARCH. TO APPROVE APPLICATION: PROVIDE EXPANSION JOINTS (STUCCO REVEALS), WIDTH TO BE DETERMINED, LOCATIONS TO BE SPECIFIED AND FIELD VERIFIED BY ARCH. MIN. 7/8" THK. O/. MIN. 2-LAYERS GRADE 'D' PAPER DETAIL REFERENCE:TBD STONE VENEER SUPPLIER: TBD STONE TYPE: LIMESTONE/HONED (ARCH. TO VERIFY) COLOR:LT. BEIGE & WHITE, COLOR GROUT TO MATCH THICKNESS: 1" - 1.5" NOMINAL WEIGHT: <10 PSF APPLICATION: RUNNING BOND, RUSTIC GROUT (ARCH. TO APPV.) DETAIL REFERENCE: 8/AD-1 APPROVALS: ICC #ESR -1215 STANDING SEAM METAL ROOFING: MANUFACTURER: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA 91710 P: 909.664.1500 PRODUCT: STANDING SEAM METAL ROOFING, ULTRA-COOL, CB-150 COLOR: OLD TOWN GRAY - TO BE APPROVED BY ARCH. & OWNER CODE: ICC # ESR-2048 WEIGHT: APPX. 2 LBS./S.F. GUTTERS: MATERIAL: METAL - ALUM. PAINTED KYNAR SHAPE: SQUARE (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS WEB: WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: MFGR: WESTCOAT ADDRESS: 770 GATEWAY CENTER DRIVE., SAN DIEGO, CA 92102 PRODUCT: ALX WALKING DECK (GLASS 'A') APPLICATION:DECK FINISH SURFACE TO BE NON-COMBUSTIBLE CODE: ICC # ESR-2201 FLASHING & WEATHERSTRIPPING PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. 1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 2. REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. FIRST FLOOR F.F. 10.00' FIRST FLOOR F.F. 10.00' SECOND FLOOR F.F. 20.33' SECOND FLOOR F.F. 20.33' ROOF PLATE 37.95' ROOF PLATE 37.95' SECOND FLOOR PLATE 19.25'SECOND FLOOR PLATE 19.25' 2 A-5.0 MAX. HT. 42.00' MAX. HT. 42.00' MAX. FLAT 33.00' MAX. FLAT 33.00' GRADE PLANE 9.00' GRADE PLANE 9.00' THIRD FLOOR F.F. 29.61' THIRD FLOOR F.F. 29.61' THIRD FLOOR PLATE 28.53' THIRD FLOOR PLATE 28.53' 12 33' - 0"40.39' 33.00' T.W.32.84'42" MIN. ABV. F.F.3' - 6"42" MIN. ABV. F.F.3' - 4"13.50'9' - 3"1' - 1"8' - 2 3/8"1' - 1"8' - 4"10' - 4"9' - 3 3/8"24' - 0"9' - 3"1' - 1"8' - 2 3/8"1' - 1"8' - 4"10' - 4"9' - 3 3/8"24' - 0"33' - 0"5:12 1 2 3 6 45 34.59' 6 7 7 9 HEAD HT.9' - 0"HEAD HT.8' - 0"10 8HEAD HT.7' - 0"2 P.L.P.L. 11 1111 11 4:12 4:12 41.75' HT. CERT. REQ'D. 17 2021 22232442 4347 51 46 FIRST FLOOR F.F. 10.00' FIRST FLOOR F.F. 10.00' SECOND FLOOR F.F. 20.33' SECOND FLOOR F.F. 20.33' ROOF PLATE 37.95' ROOF PLATE 37.95' SECOND FLOOR PLATE 19.25' SECOND FLOOR PLATE 19.25' MAX. HT. 42.00' MAX. HT. 42.00' MAX. FLAT 33.00' MAX. FLAT 33.00' GRADE PLANE 9.00' GRADE PLANE 9.00'24' - 0"33' - 0"THIRD FLOOR F.F. 29.61' THIRD FLOOR F.F. 29.61' THIRD FLOOR PLATE 28.53' THIRD FLOOR PLATE 28.53'MIN.2' - 2 5/8"MAX.10"40.39' HT. CERT. REQ'D. 32.84' 33.61' T.W. 32.22' 33.45'42" MIN. ABV. F.F.3' - 6"42" MIN. ABV. F.F.4' - 0"8' - 4"1' - 1"8' - 2 3/8"1' - 1"9' - 3"9' - 3 3/8"10' - 4"8' - 4"1' - 1"8' - 2 3/8"1' - 1"9' - 3"9' - 3 3/8"10' - 4"4:124:12 5:12 5:12 5:12 0.68:12 1 2 45 6 HEAD HT.8' - 0"HEAD HT.8' - 0"34.59'HEAD HT.9' - 0"8 8 P.L. P.L. 11 11 2 41.75' HT. CERT. REQ'D. 5:12 1 A-5.0 16 16 25262728 53 DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: MATERIAL SPECIFICATIONSA KEYNOTESC GENERAL NOTESB BRANDON ARCHITECTS 11/19/2021 EXTERIOR ELEVATIONS & MATERIAL SCHEDULEGANNON RESIDENCEDAN & TAMMY GANNON 20 BAY ISLAND, NEWPORT BEACH, CA 92661 HOA - CONCEPTUAL 20 BAY ISLAND, NEWPORT BEACH, CA 92661 A-4.1 BRIAN JOWETT 1 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 2 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. MAT. SCHEDULE A-4.0 3 STONE VENEER - REF. MAT. SCHEDULE SHT. A-4.0 4 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 5 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) 6 EXTERIOR GLASS GUARDRAIL - TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 7 (N.) WOOD GATE - AS SELECTED (MAX. 6' HT. ABOVE N.G.) 8 EXPOSED STEEL BEAM SIZE PER STRUCT. DWGS., PAINT AND SEAL AS REQ'D. - COORDINATE W/. INTERIOR. 9 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36"" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 10 GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 11 DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) NO. REVISION DATE 1/4" = 1'-0"2NORTH ELEVATION 1/4" = 1'-0"1EAST ELEVATION PA2021-305 FIRST FLOOR F.F. 10.00' FIRST FLOOR F.F. 10.00' SECOND FLOOR F.F. 20.33'SECOND FLOOR F.F. 20.33' ROOF PLATE 37.95' ROOF PLATE 37.95' SECOND FLOOR PLATE 19.25' SECOND FLOOR PLATE 19.25' MAX. HT. 42.00' MAX. HT. 42.00' MAX. FLAT 33.00' MAX. FLAT 33.00' GRADE PLANE 9.00' GRADE PLANE 9.00' THIRD FLOOR F.F. 29.61'THIRD FLOOR F.F. 29.61'THIRD FLOOR PLATE 28.53' THIRD FLOOR PLATE 28.53'9' - 3"8' - 2 3/8"8' - 4"20' - 7 3/8"1 A-5.0 8 12 24 28 R @ 0' - 7 13/32"4 STAIRSFOYERDINING ROOF LOUNGE STAIRSRETREAT/OFFICEMASTER BEDROOM 45 R @0' - 7 9/32"17 R @0' - 7 9/32"15 33 7 1 11 7 8 12 12 10 9933' - 0"24' - 0"8' - 4"1' - 1"8' - 2 3/8"1' - 1"9' - 3"EXTERIOR WALL: 2 x 4 CONST.:R-13 MIN. 2 x 6 CONST. OR LARGER: R-20 MIN. RAISED FLOOR:R-30 MIN. ROOF:R-30 NOTES: 1. REF. T-24 REPORT FOR MORE INFORMATION 2. PROVIDE BID FOR INSULATION OF ENTIRE HOME *TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY **ALWAYS CHECK THIS INSULATION SCHEDULE FOR CONFORMANCE WITH THE TITLE 24 REPORT** FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. ROOM TAGROOM NAME 1 A-5.0 1 1 ? 1 1 ELEVATION / SECTION INDICATOR AD-1.0 1 CALL-OUT TAG 10.00'SPOT ELEVATION KEYNOTE TAG REVISION TAG DOOR TAG WINDOW WALL TAG WINDOW TAG FIRE RATED CEILING ASS'Y - REF. DTLS. 7/AD-1.0 1-HR RATED INT CONDITION - REF. DTLS. 7/AD-1.0 1-HR RATED EXT CONDITION - REF. DTLS. 7/AD-1.0 CONCRETE WALL/PODIUM DECK - PER STRUCT. REF. STRUCT DWGS. – FOR SLAB ON GRADE PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/. CAPILLARY BREAK INSULATED BUILDING ENVELOPE - 2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO – INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTS FIRST FLOOR F.F. 10.00' FIRST FLOOR F.F. 10.00' SECOND FLOOR F.F. 20.33' SECOND FLOOR F.F. 20.33' ROOF PLATE 37.95' ROOF PLATE 37.95' SECOND FLOOR PLATE 19.25' SECOND FLOOR PLATE 19.25' 2 A-5.0 MAX. HT. 42.00' MAX. HT. 42.00' MAX. FLAT 33.00' MAX. FLAT 33.00' GRADE PLANE 9.00' GRADE PLANE 9.00' THIRD FLOOR F.F. 29.61' THIRD FLOOR F.F. 29.61' THIRD FLOOR PLATE 28.53' THIRD FLOOR PLATE 28.53' PL8' - 6 3/4"8' - 2 3/8"24' - 0"33' - 0"9 2021 38 21 54 37 46 50 PANTRYKITCHENFOYERGREAT ROOM BEDROOM #2BATH #2 PATIO RETREAT/OFFICEMASTER BEDROOM VIEW DECK 8' - 4"1' - 1"8' - 2 3/8"1' - 1"9' - 3"8' - 4"9' - 3 3/8"10' - 4"25 51 38 1 1 2 2 3 4 5 67 8 ABV. F.F.42" MIN.9 10 10 ABV. F.F42" MINDATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: FIRE-BLOCKING & DRAFT STOP NOTESA INSULATION SCHEDULEB ANNOTATION LEGENDC KEYNOTESD BRANDON ARCHITECTS 11/19/2021 BUILDING SECTIONSGANNON RESIDENCEDAN & TAMMY GANNON 20 BAY ISLAND, NEWPORT BEACH, CA 92661 HOA - CONCEPTUAL 20 BAY ISLAND, NEWPORT BEACH, CA 92661 A-5.0 BRIAN JOWETT 1/4" = 1'-0"2 TRANSVERSE SECTION 1 FURNISHINGS - AS SELECTED 2 BASE CABINET & COUNTER - BUILT-IN, FINISH AS SEL. 3 BASE CABINET - BUILT-IN, FINISH AS SEL. 4 UPPER CABINET - BUILT-IN, FINISH AS SEL. 5 BUILT-IN CLOSET - CUSTOM PER INTERIOR DESIGNER 6 MURPHY BED - VERIFY WITH OWNER & INTERIORS 7 FLOOR JOISTS - REF. STRUCT. 8 INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 9 CONCRETE SLAB ON GRADE - REF. STRUCT. 10 EXTERIOR GLASS GUARDRAIL - TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 11 CEILING FRAMING - REF. STRUCT. 12 INTERIOR STAIR MOUNTED HANDRAIL - 34"-38" ABV. NOSING, REF. DTL. 4/AD-1 NO. REVISION DATE 1/4" = 1'-0"1 LONGITUDINAL SECTION PA2021-305