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Home My WebLink AboutPA2022-011_20220110_Plans_30x42ALUMINUM CONCRETE EARTH GYPSUM -PLASTER INSULATION -RIGID MASONRY -BRICK/STONE MASONRY -STONE/COMP. PANELING PLYWOOD / GLU-LAM TIMBER SAND STEEL WOOD Name Elevation A101 1 SIM Room name 150 SF 101 1i ? 90 00' 00" Distance N E 1 1 A101 SIM R @7 1/2"20 1i NORTH ARROW PROPERTY LINE TAG SECTION INDICATOR ROOM TAG (NAME / AREA) CALL-OUT TAG ELEVATION INDICATOR KEYNOTE TAG WINDOW TAG DOOR TAG WALL TAG REVISION FLAG STAIR TAG (NO. OF RISER & HEIGHT) BUILDING ASSEMBLIES REQ'D. FIRE RESISTANCE BEARING WALLS - EXTERIOR/ INTERIOR ASSEMBLY 2-HR/ 1-HR FLOOR CONSTRUCTION & ASSOC. SECONDARY MEMBERS 1-HR REQ'D. RATING ROOF CONSTRUCTION & ASSOC. SECONDARY MEMBERS 1-HR PRIMARY STRUCTURAL FRAME 1-HR 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 01/07/21 TITLE SHEET110 22ND STREETMCFADDEN PLACE, LLC. MR. MARIO MAROVIC, MANAGING MEMBER 3334 E. COAST HWY #418 CORONA DEL MAR, CA 92625 DRC 106-110 22ND STREET, NEWPORT BEACH, CA 92663 T-1.0 DEFERRED SUBMITTALS 9 110 22ND STREET 106-110 22ND STREET, NEWPORT BEACH, CA 92663 PROJECT STATISTICS 6 3 1 2 10 11VICINITY MAP/ PROJECT DISCRIPTION MATERIAL LEGEND ANNOTATION LEGEND CODE REVIEW BUILDING AREA SCHEDULE LOCATION AREA COMMENTS COMMERCIAL SUITE '1' 683 SF COMMERCIAL SUITE '2' 654 SF COMMERCIAL SUITE '3' 691 SF EXIT PASSAGEWAY 192 SF UTILITY 259 SF 2480 SF L1 8 SF 2ND FLR. LANDING AREA L2 31 SF 2ND FLR. LANDING AREA L3 113 SF 3RD FLR. ELEVATOR LOBBY LOBBY 261 SF RESIDENTIAL UNIT 'A' 1989 SF RESIDENTIAL UNIT 'B' 1905 SF RESIDENTIAL UNIT 'C' 2775 SF 7082 SF GRAND TOTAL 9561 SF LEGAL DESCRIPTION: LOT 9, 10 &11, BLOCK 21 APN: 047-151-04, 047-151-05, 047-151-06 LOT INFORMATION: EXISTING BUILDING INFORMATION: (3) EXISTING STRUCTURES OF APPX. 2,886.50 S.F. TO BE DEMOLISHED REF. 9/T-1FLOOR AREA BUILDING TO BE SPRINKLERED THROUGHOUT, NON-SEPARATED MIXED OCCUPANCIES NFPA 13 COMMERCIAL SYSTEM PER SECTION 903.3.1.1 OF 2016 CBC R-2/U/M 'MIXED USE NON-SEPARATED OCCUPANCY'PER 508.3 CODES: OCCUPANCY CLASSIFICATIONS OCCUPANT LOAD 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 15.02.010) DIG ALERT: 1.800.227.2600 SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 SOUTHERN CALIFORNIA GAS: 1.800.427.2000 CITY WATER & SEWER: 949.644.3011 PACIFIC BELL TELEPHONE: 1.800.750.2355 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT. F: (949) 644-3318 P: (949) 644-3311 CITY OF NEWPORT BEACH PLANNING DEPT.: General Information Line : (949)644-3200 Zoning Information Line: (949)644-3204 CITY OF NEWPORT BEACH BUILDING DEPT.: (949) 644-3275 General Administration (949) 644-3288 Permit Counter (949) 644-3255 Inspection Requests NEWPORT BEACH FIRE DEPARTMENT: 3300 NEWPORT BLVD. NEWPORT BEACH, CA 92658 P: 949.644.3106 ORANGE COUNTY HEALTH SERVICES: PO BOX 355 SANTA ANA, CA 92702 P: 714.834.3882 1.POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS EXCEPT FOR ROOF TOP SPA. 2.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. 3.A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 4. BUILDING REQUIRES A FIRE SPRINKLER SYSTEM, OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 5. FIRE ALARM AND UNDERGROUND FIRE LINE TO BE BY SEPARATE PERMIT AS REQUIRED IN CBC SECTION 907.2.9. PROJECT DESCRIPTION: THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON 22ND STREET SOUTHWEST OF BALBOA BLVD LOCATED ON THE BALBOA PENINSULA. THE LOT IS APPROXIMATELY 75’WIDE BY 95’DEEP, IT IS ZONED MU-W2 (MIXED USE WATER RELATED) AND IS APPX. 7,082.9 S.F. THE EXISTING PROPERTY CONSISTS OF (3) SEPARATE LOTS USED FOR RETAIL/MIXED-USE WITH (3) UNCOVERED PARKING STALLS PROVIDED PER CNB STANDARD. CLIENT PROPOSES TO DEMOLISH EXISTING STRUCTURES OF APPX. 2,886.5 S.F. IN TOTAL AND MERGE LOTS INTO A SINGLE PROPERTY. CLIENT PROPOSES TO CONSTRUCT A NEW THREE-STORY MIXED-USE BUILDING CONSISTING OF APPX. 2,480 SF OF COMMERCIAL SPACE AND 7,082 SF. OF RESIDENTIAL. BUILDING WILL BE TYPE III-A CONSTUCTION TO BE LIGHT GAUGE STEEL FRAMING (NON-CUMBUSTIBLE). THE PROJECT WILL BE OF A CONTEMPORARY DESIGN, INCLUDING: (3) RETAIL SUITES AT THE GROUND LEVEL AND (3) RESIDENTIAL CONDOMINIUMS ON THE SECOND AND THIRD LEVEL. RESIDENCES TO INCLUDE, BUT NOT LIMITED TO, THE FOLLOWING: (3) BEDROOMS, (3.5) BATHS, AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN ‘OPEN’LIVING FLOOR PLAN WHICH MAXIMIZES POTENTIAL VIEWS FROM LIVING SPACES AS WELL AS OUTDOOR DECKS AND BALCONIES. PARKING WILL BE PROVIDED IN THE FORM OF (2) SEPARATE COVERED CARPORTS CONSISTING OF : (3) COMMERCIAL PARKING STALLS (INCLUDING 1 VAN ACCESSIBLE STALL) AND (7) RESIDENTIAL PARKING STALLS (INCLUDING 1 GUEST STALL). THE EXTERIOR WILL BE PRIMARILY STUCCO SIDING, STONE/COMPOSITE PANELING, AND SOME USE OF METAL AND EXPOSED STRUCTURAL ELEMENTS. OUTDOOR AREA SCHEDULE LOCATION AREA COMMENTS UNIT 'A' BALCONY 108 SF UNIT 'A' BALCONY 2 35 SF UNIT 'A' DECK 249 SF UNIT 'B' DECK 319 SF UNIT 'C' BALCONY 368 SF UNIT 'C' VIEW DECK 583 SF 1661 SF COURTYARD 274 SF 274 SF GRAND TOTAL 1936 SF ZONING INFORMATION GRAND TOTAL BUILDING AREA = 9,561.57 S.F. NBMC (NEWPORT BEACH MUNICIPAL CODE) CALIFORNIA CODES: 2019 CBC, 2019 CFC, 2019 CEC, 2019 CPC, 2019 CAL GREEN, 2019 BEES AND 2019 CMC SHEET LISTPLUMBING REQUIREMENT FRONT SETBACK:0 FT. REAR SETBACK:10'-0" FT. (ALLEY) LEFT SETBACK:0 FT. RIGHT SETBACK:0 FT. OWNER: ARCHITECT: BRANDON ARCHITECTS, INC. CHRISTOPHER BRANDON, PRINCIPAL 151 KALMUS DR. STE. G-1 COSTA MESA, CA 92626 P: 714.754.4040 F: 714.754.4004 www.BrandonArchitects.com STRUCTURAL ENGINEER:CIVIL ENGINEER: GENERAL CONTRACTOR: TBD INTERIOR DESIGNER: TBD SURVEYOR:SOILS ENGINEER: 11 8 PROJECT DIRECTORY 7SPECIAL INSPECTIONSBRANDON ARCHITECTS COMMERCIAL TOTAL 1. REF. STRUCTURAL DRAWINGS FOR OBSERVATION SCHEDULE & SPECIAL INSPECTIONS 2. FIELD TEST SOUND SUPPRESSING RECESSED CAN LIGHTS SPECIFIED IN DTL. 4/AD-2 STC TO BE 45 OR GREATER BETWEEN UNITS, AFTER INSTALLATION. TBD SITE APEX LAND SURVEYING, INC. PAUL D. CRAFT, P.L.S. 8512 OXLEY CIRCLE HUNTINGTON BEACH, CA 92646 P: 714.488.5006 F: 714.333.4440 E: APEXLSINC@GMAIL.COM RESIDENTIAL TOTAL GRAND TOTAL COMMERCIAL TOTAL = 2,479.60 S.F. RESIDENTIAL TOTAL = 7,081.97 S.F. MCFADDEN PLACE, LLC. MR. MARIO MAROVIC, MANAGING MEMBER 3334 E. COAST HWY #418 CORONA DEL MAR, CA 92625 TBD TBD SUM OF ACTUAL AREA/ALLOWABLE AREA ≤1 (FOR EACH OCCUPANCY) 5SITE & ZONING INFORMATION COMMERCIAL MIN. REQ'D. PLUMBING FIXTURES FOR OCCUPANT LOAD ≤50 (PER TABLE 422.1 OF 2013 CPC) W/C.LAVATORIES DRINKING FOUNTAIN OTHERS REQ'D. PROVIDED M 1 1 1 SERVICE SINK/ LAUNDRY TRAY1 1 1 1 FLOOR MOP SINK1 MAX. FLOOR AREA, NO. OF STORIES AND HT. PER TABLES 504.3-4 & 506.2: REF. A/A-2.0 PROVIDED NO. STORIES (REF. 508.4.3): MAX. HT.65' M 55,500 SF & 5 STORY MAX R-2 72,000 SF & 5 STORY MAX S-2 117,000 SF & 5 STORY MAX MAX BUILDING AREA PER 508.4.2: FIRST FLOOR 2,483 SF/55,500 SF= 0.04 M 2,783 SF/117,000 SF= 0.02S-2 2ND & 3RD FLOOR N/AR-2 BLDG HT. (REF. 508.4.3)ACTUAL= 35' ≤65' M 1 ≤5 STORY MAX R-2 2 ≤5 STORY MAX S-2 1 ≤5 STORY MAX SEPARATION (508.4.4.1)REF. A/A-2.0 FOR MORE INFO CONSTRUCTION TYPE III-A 4AGENCIES & PUBLIC SERVICES HEIGHT ALLOWABLE BLDG. AREA (PER MU-W2/SB 478) MAX RESIDENTIAL 7,082.9 SF MIN. COMMERCIAL 2,479.02 SF MAX FLAT 30' MAX SLOPED 35' (3:12 MIN.) (PER VARIANCE) TOTAL 'M' OCCUPANT LOAD ≤49, PER SECTION 1021.2.1 JUST ONE EXIT REQUIRED TOTAL EXITS PROVIDED 1 REQ'D. NUMBER OF EXITS REF. A/A-2.0 FOR MORE INFO COMMERCIAL UNITS #1-3 TOTAL NUMBER OF DWELLING UNITS ≤4 PER TABLE 1006.3.2(1)JUST ONE EXIT REQUIRED TOTAL EXITS PROVIDED 1 RESIDENTIAL UNITS A-C TTL. PRIVATE OUTDOOR ZONED: MU-W2 SITE AREA:7,082.90 S.F. AREA FAR REQUIREMENTS: 1.0 MAX RESIDENTIAL (SB 478) 0.35 MIN. AND 0.50 MAX COMMERCIAL 10,624.35 MAXIMUM ALLOWABLE BUILDING AREA (9,561.57 S.F. PROPOSED) RESIDENTIAL ALLOWABLE PER SB 478: 1.0 X 7,082.9 = 7,082.9 S.F. COMMERCIAL ALLOWABLE: 0.5 MIN. X 7,082.9 = 3,541.45 S.F. (2,479.60 S.F. PROVIDED) (9,561.57 S.F. ACTUAL REF. AP-1) .02 + .04 = .06 ≤1 SHEET #DRAWING TITLE T-1.0 TITLE SHEET T-1.1 GENERAL ARCHITECTURAL NOTES T-1.2 GENERAL ARCHITECTURAL NOTES T-1.3 GENERAL ARCHITECTURAL NOTES A-0.0 ARCHITECTURAL SITE PLAN SUR TOPOGRAPHIC SURVEY A-1.0 3-DIMENSIONAL VIEWS A-2.1 FIRST LEVEL FLOOR PLAN A-2.2 SECOND LEVEL FLOOR PLAN A-2.3 THIRD LEVEL FLOOR PLAN A-3.0 ROOF PLAN & DETAILS A-4.0 EXTERIOR ELEVATIONS A-4.1 EXTERIOR ELEVATIONS AP-1 AREA PLANS TTL. COMMON OPEN SPACE GRAND TOTAL (2,479.60 S.F. ACTUAL REF. AP-1) NO. REVISION DATE (7,081.97 S.F. ACTUAL REF. AP-1) PA2022-011 DEFINITIONS: (AS USED IN THESE SPECIFICATIONS) OWNER SHALL MEAN: **MCFADDEN PLACE, LLC. ** ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., **RYAN MCDANIEL, PRINCIPAL ARCHITECT** CONTRACTOR SHALL MEAN:LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT SPECIFICATIONS SHALL MEAN:WRITTEN SPECIFICATIONS IN THE PLANS OR THE "PROJECT MANUAL" (IF PROVIDED FOR THIS PROJECT) CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME. ARCHITECTURAL GENERAL NOTES: 1. CODES/GENERAL PROVISIONS: ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL NOT BE LIMITED TO THOSE AS LISTED IN "CODE REVIEW" BOX. (T-1.0) ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING: -THE CALIFORNIA BUILDING CODES, 2019 EDITIONS, AND ALL APPLICABLE RELATED SPECIALTY CODES. -THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 7 OF THE CALIFORNIA CIVIL CODE (THE "RIGHT TO REPAIR ACT"). -THE CITY OF DANA POINT MUNICIPAL CODE INCLUDING ANY WORK TIME RESTRICTION AND ANY AMENDMENT TO CALIFRONIA BUILDING CODES. -THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS. 2. FEES: CONTRACTOR AND HIS SUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING PLAN CHECK FEE AND REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE. 3. CONTRACTOR'S SURVEY: CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS. 4. COORDINATION OF CONSTRUCTION: CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR AGREES TO BIND EVERY SUB- CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK. 5. CLEAN-UP: ALL SUBCONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR. 6. TESTS AND PERMITS: CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME. 7. GUARANTEES: CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORK AND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS. IT IS UNDERSTOOD BY CONTRACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND WARRANTY PERIODS. CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL OTHER WORK DAMAGED AS A RESULT THEREBY WILL BE EXECUTED IN A TIMELY MANNER AT THE CONVENIENCE OF THE OWNER AND WITHOUT COST TO OWNER. 8. WAIVER OF LIENS: CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUBCONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE. 9. ROLL OF ARCHITECT DURING CONSTRUCTION: THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS/HER AGREEMENT WITH OWNER AND RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS, OR ANY OF THEIR AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK. ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN WITHIN (10) CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER. 10. A.I.A. GENERAL CONDITIONS: THE CURRENT GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY AS THOUGH IT WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE "GENERAL NOTES" ON THIS SHEET ARE INTENDED TO SUMMARIZE AND COMPLIMENT THE A.I.A. GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN WORDING OCCUR. 11. EXTRAS: OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER AND CONTRACTOR. BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL. 12. SUBSTITUTIONS: SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM "OR EQUAL" IS USED IN DRAWINGS OR SPECS IT SHALL BE UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. 13. INSURANCE: CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROAD FORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION. 14. SCOPE OF DRAWINGS AND SPECIFICATIONS: THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS. IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICABLE TO OTHER TRADES. IN CASE OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL, AND THEY ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE ERRORS AND OMISSIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (E.G. SCHEMATIC ELECTRICAL PLANS). 15. DIMENSIONS ON DRAWINGS: FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS. DRAWINGS ARE NOT TO BE SCALED UNLESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR" IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (+/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90° OR 45° UNLESS NOTED OTHERWISE. 16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS: SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-2017; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL. ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING. CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA, THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTRUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED WORK IN THE CONSTRUCTION DOCUMENTS. ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED" BY ARCHITECT, ARE FOR VERIFICATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT REVIEW. SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH. 17. ERRORS AND OMISSIONS: ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY SET FORTH IN BOTH. 18. BARRICADES: CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES. 19. TEMPORARY BRACING: AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING, FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER. CONTRACTOR AND HIS SUBCONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS. 20. TOXIC SUBSTANCES REMOVAL: PRIOR TO ANY WORK BEING PERFORMED, WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION AND APPLICATION REQUIREMENTS. 21. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON. 22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES. 23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS. 24. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS 25. MAINTENANCE INFORMATION: THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, AND COMPONENTS AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE. (SEE CALGREEN NOTES FOR ADDITIONAL REQUIREMENTS OF OPERATION & MAINTENANCE MANUAL) 26. GENERAL CONTRACTOR, CONTRACTORS, SUB-CONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHT TO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES WITH LEGIBLE HANDWRITTEN NOTES AND/OR WRITING (FAX, EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS, PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTING CONDITIONS AND SUGGEST PROPOSAL(S) FOR SOLUTION (SKETCH, DRAWING, AND/OR WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS. 27. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS. BID SHALL BE BASED ON THE MOST STRINGENT REQUIREMENT. 28. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS, ERRORS, OMISSIONS, OR DISCREPANCIES IN THE DRAWINGS, PROJECT MANUAL, OR CONTRACT DOCUMENTS PRIOR TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS. 29. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING. 30. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE. 31. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED. CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION. 32. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES. 33. CONTRACTOR SHALL PROVIDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE CAUSED BY INSUFFICIENT PROTECTION. 34. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS. 35. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO PROCEED; SIGNED BY THE ARCHITECT & OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR. 36. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRUCTION IS REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR ITS SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY INTEGRITY. SPECIFIC SEQUENCES OR METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED. 69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER' ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPORT THE IMPOSED LOAD. 37. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE MANUFACTURERS AND REQUIRED BY CODE. 38. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES. 39. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE MANUFACTURERS. 40. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL, LANDSCAPE, ARCHITECTURAL, MECHANICAL, PLUMBING, ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES, OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST. 41. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED AREAS, CLEAN ALL FLOORING, MILLWORK, LIGHT FIXTURES, GLASS, ETC. AND UNCOVER AND VACUUM OUT ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN. WATERPROOFING AND DAMPPROOFING NOTES: R406.1 CONCRETE AND MASONRY FOUNDATION DAMPPROOFING EXCEPT WHERE REQUIRED BY SECTION R406.2 TO BE WATERPROOFED, FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE DAMPPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. MASONRY WALLS SHALL HAVE NOT LESS THAN 3/8-INCH (9.5 MM) PORTLAND CEMENT PARGING APPLIED TO THE EXTERIOR OF THE WALL. THE PARGING SHALL BE DAMPPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. BITUMINOUS COATING. 2. THREE POUNDS PER SQUARE YARD (1.63 KG/M2) OF ACRYLIC MODIFIED CEMENT. 3. ONE-EIGHTH-INCH (3.2 MM) COAT OF SURFACE-BONDING CEMENT COMPLYING WITH ASTM C887. 4. ANY MATERIAL PERMITTED FOR WATERPROOFING IN SECTION R406.2. 5. OTHER APPROVED METHODS OR MATERIALS. EXCEPTION:PARGING OF UNIT MASONRY WALLS IS NOT REQUIRED WHERE A MATERIAL IS APPROVED FOR DIRECT APPLICATION TO THE MASONRY.CONCRETE WALLS SHALL BE DAMPPROOFED BY APPLYING ANY ONE OF THE LISTED DAMPPROOFING MATERIALS OR ANY ONE OF THE WATERPROOFING MATERIALS LISTED IN SECTION R406.2 TO THE EXTERIOR OF THE WALL. R406.2 CONCRETE AND MASONRY FOUNDATION WATERPROOFING IN AREAS WHERE A HIGH WATER TABLE OR OTHER SEVERE SOIL-WATER CONDITIONS ARE KNOWN TO EXIST, EXTERIOR FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE WATERPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. WALLS SHALL BE WATERPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. TWO-PLY HOT-MOPPED FELTS. 2. FIFTY-FIVE-POUND (25 KG) ROLL ROOFING. 3. SIX-MIL (0.15 MM) POLYVINYL CHLORIDE. 4. SIX-MIL (0.15 MM) POLYETHYLENE. 5. FORTY-MIL (1 MM) POLYMER-MODIFIED ASPHALT. 6. SIXTY-MIL (1.5 MM) FLEXIBLE POLYMER CEMENT. 7. ONE-EIGHTH-INCH (3 MM) CEMENT-BASED, FIBER-REINFORCED, WATERPROOF COATING. 8. SIXTY-MIL (1.5 MM) SOLVENT-FREE LIQUID-APPLIED SYNTHETIC RUBBER. ALL JOINTS IN MEMBRANE WATERPROOFING SHALL BE LAPPED AND SEALED WITH AN ADHESIVE COMPATIBLE WITH THE MEMBRANE. EXCEPTION: ORGANIC-SOLVENT-BASED PRODUCTS SUCH AS HYDROCARBONS, CHLORINATED HYDROCARBONS, KETONES AND ESTERS SHALL NOT BE USED FOR ICF WALLS WITH EXPANDED POLYSTYRENE FORM MATERIAL. USE OF PLASTIC ROOFING CEMENTS, ACRYLIC COATINGS, LATEX COATINGS, MORTARS AND PARGINGS TO SEAL ICF WALLS IS PERMITTED. COLD-SETTING ASPHALT OR HOT ASPHALT SHALL CONFORM TO TYPE C OF ASTM D449. HOT ASPHALT SHALL BE APPLIED AT A TEMPERATURE OF LESS THAN 200°F (93°C). 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. DUCTS PENETRATION: DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MINIMUM NO. 26 GAGE (0.48 MM) SHEET STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE GARAGE (R302.5.2) STAIRWAY ILLUMINATION: 1.INTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE TO ILLUMINATE THE LANDINGS AND TREADS. THE LIGHT SOURCE SHALL BE CAPABLE OF ILLUMINATING TREADS AND LANDINGS TO LEVELS OF NOT LESS THAN 1 FOOT- CANDLE (11 LUX) AS MEASURED AT THE CENTER OF TREADS AND LANDINGS. THERE SHALL BE A WALL SWITCH AT EACH FLOOR LEVEL TO CONTROL THE LIGHT SOURCE WHERE THE STAIRWAY HAS SIX OR MORE RISERS. (R303.7) EXCEPTION:A SWITCH IS NOT REQUIRED WHERE REMOTE, CENTRAL OR AUTOMATIC CONTROL OF LIGHTING IS PROVIDED. 2.EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE TOP LANDING OF THE STAIRWAY. EXTERIOR STAIRWAYS PROVIDING ACCESS TO A BASEMENT FROM THE OUTDOOR GRADE LEVEL SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE BOTTOM LANDING OF THE STAIRWAY. (R303.8) 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. ALL FIXTURES AND FITTINGS SHALL COMPLY WITH THE MAX FLOW RATE SET BY CALGREEN (CALIFORNIA GREEN BUILDING STANDARD CODE) AND CALIFORNIA PLUMBING CODES. G.C. TO VERIFY PRIOR TO PURCHASE AND INSTALL OF ANY FIXTURE AND FITTING 2. MAX. TEMP. OF 120° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. IN COMPLIANCE W/. ASSE 1070/ASME A112.1070/CSA B125.70 @ SHOWERS & TUBS. 3. MAX. TEMP. OF 110° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. IN COMPLIANCE W/. ASSE 1070/ASME A112.1070/CSA B125.70 @ BIDETS. 4. 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) 5. 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) 6. 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) 7. 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. MATERIALS & FINISHES: 1. WALLS COVERINGS AND FLOOR OF SHOWERS AND BATHTUBS WITH A SHOWER HEAD SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL NONABSORBENT SURFACE, TO A HEIGHT OF NOT LESS THAN 72-INCHES ABOVE THE FLOOR. PROVIDE CEMENT BOARD, CEMENT PLASTER BACKING, OR TILE BACKBOARD FOR TILE FINISH. (CRC R307.2) 2. INSTALL MIN. 5/8" TYPE 'X' MOISTURE & MOLD RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS. FIREPLACES: 1. 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) 2. FACTORY BUILT WOOD BURNING FIREPLACES SHALL BE QUALIFIED AT THE U.S. EPA’S VOLUNTARY FIREPLACE PROGRAM PHASE 2 EMISSIONS LEVEL. (CRC 1004.1.1) 3. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1005.2 & CMC 802.5.1.1 & CMC 802.5.4.3) 4. HORIZONTAL OPENINGS ARE NOT ALLOWED, FOR EXHAUST VENTS, IN WALLS CLOSER THAN 3 FEET TO A PROPERTY LINE. (TABLES R302.1(1)&(2)). HORIZONTAL VENT CAPS SHALL BE 2 FEET CLEAR FROM PROPERTY LINES. 5. EXHAUST OPENINGS SHALL NOT BE DIRECTED ONTO WALKWAYS. (R303.5.2) 6. SOLID FUEL BURNING FIREPLACES (IF PERMISSIBLE): A. PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX OF A SOLID FUEL BURNING FIREPLACE. B. SOLID FUEL BURNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES. C. CHIMNEY SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. (CRC R1003.9) D. LIQUID FUELED FIREPLACES ARE NOT ALLOWED FOR INTERIOR USE. 7. ANY INSTALLED GAS FIREPLACE SHALL BE DIRECT VENT SEALED-COMBUSTION PER CAL GREEN SECTION 4.503. 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) 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. WASHER & DRYER NOTE: 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. (CMC 504.4.2.1) DRYER VENT TERMINATION MUST BE 3-FEET FROM OPENINGS INTO THE BUILDING (DOORS AND OPERABLE WINDOWS), 10-FEET FROM FORCED AIR INLET, AND 3-FEET FROM PROPERTY LINE (NOT TO DISCHARGE ONTO A PUBLIC WALKWAY). (CMC 502.2.1) IF DRYER LOCATED IN A CLOSET PROVIDE A MIN. 100 SQ.IN. OPENING IN THE CLOSET DOOR. (CMC. 504.4.1) *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 &AND .ANGLE @ AT C.L. CENTERLINE ∅DIAMETER, ROUND .PERPENDICULAR # POUND OR NUMBER A.B.ANCHOR BOLT ABV. ABOVE A/C.AIR CONDITIONING A.C.ASPHALT CONCRETE ACOUS ACOUSTICAL A.D.AREA DRAIN ADH. ADHESIVE ADJ. ADJUSTABLE, ADJACENT AL.ALUMINUM ALT.ALTERNATE ANOD.ANODIZED A.P.ACCESS PANEL APPX. APPROXIMATE APPV'D. APPROVED ARCH.ARCHITECTURAL,ARCHITECT ASB. ASBESTOS ASSY. ASSEMBLY AUTO.AUTOMATIC B. BATHROOM BD. BOARD BEL. BELOW BET. BETWEEN BIT. BITUMINOUS BLDG.BUILDING BLK. BLOCK BLK'G.BLOCKING BM. BEAM B.O.BY OWNER, BY OTHERS BOT. BOTTOM BR. BEDROOM B.W. BACK OF WALL, BOTTOM OF WALL CAB. CABINET C.B.CATCH BASIN C.B.C. CALIFORNIA BUILDING CODE C.R.C. CALIFORNIA RESIDENTIAL CODE CEM.CEMENT C.G.CORNER GUARD CHAN.CHANNEL CHG.CHANGE C.I. CAST IRON C.J. CONTROL / CONSTRUCT./CEILING JOINT CLG. CEILING CLKG. CAULKING CLR. CLEAR, CLEARANCE CNTR.COUNTER CONC.CONCRETE COND.CONDITION CONST. CONSTRUCT, CONSTRUCTION CORR.CORRIDOR, CORROSIVE CTSK. COUNTER SINK, COUNTERSUNK CTR. CENTER DBL. DOUBLE DECO.DECORATIVE DEPT. DEPARTMENT DET. DETAIL D.F.DRINKING FOUNTAIN, DOUGLAS FIR DIA.DIAMETER DIAG. DIAGONAL DIM. DIMENSION DN. DOWN DR. DOOR D.S.DOWNSPOUT D.S.P. DRY STANDPIPE DWG. DRAWING(S) E. EXISTING, EAST, ENTRY, EACH E.J. EXPANSION JOINT ELEC. ELECTRIC, ELECTRICAL ELEV. ELEVATOR EMER.EMERGENCY ENCL. ENCLOSED, ENCLOSURE E.P.ELECTRICAL PANEL, END POINT EQ. EQUAL EQV. EQUIVALENT EQUIP.EQUIPMENT E.W. EACH WAY EXH. EXHAUST EXPO.EXPOSED EXT. EXTERIOR E.G.EXISTING GRADE F.FIXED F.A. FIRE ALARM FAC. FACTORY F.C.O. FLOOR CLEAN OUT F.D.FLOOR DRAIN FDN. FOUNDATION F.E. FIRE EXTINGUISHER F.E.C. FIRE EXTINGUISHER CABINET F.G.FINISH GRADE FIXT.FIXTURE F.J. FLOOR JOIST F.L. FLOW LINE FLASH. FLASHING FLR. FLOOR FLUOR. FLUORESCENT F.O.C. FACE OF CONCRETE/CURB F.O.F. FACE OF FINISH F.O.S. FACE OF STUD / STRUCTURE / SHEATHING F.O.M.FACE OF MASONRY FP. FIREPLACE F.S. FLOOR SINK, FINISH SURFACE FT.FOOT, FEET FTG. FOOTING FURR.FURRING FUT. FUTURE F.V. FIELD VERIFY GA. GAUGE GALV. GALVANIZED G.B.GRAB BAR, GRADE BEAM G.C.GENERAL CONTRACTOR GEN.GENERAL G.F.I.GROUND FAULT INTERRUPT G.I. GALVANIZED IRON G.L.B. GLU-LAM BEAM GND.GROUND GR. GRADE GYP. GYPSUM G.P.GRADE PLANE H./HT. HIGH, HEIGHT H.B.HOSE BIBB H.C.HOLLOW CORE HD. HARD, HEAD HDR.HEADER HDWD.HARDWOOD HDWR.HARDWARE H.M. HOLLOW METAL HORIZ. HORIZONTAL HR. HOUR HVAC HEATING VENTILATING AIR CONDITIONING I.D. INTERIOR DESIGNER, INSIDE DIAMETER/DIMENSION IN.INCH INSUL.INSULATION INT.INTERIOR INV.INVERT/INVERTED JAN. JANITOR JT.JOINT JST.JOIST KIT. KITCHEN L.LOW, LINEN L.A. LANDSCAPED AREA LAB. LABORATORY LAM. LAMINATED LAV. LAVATORY LBS. POUNDS LFA.LOAD FROM ABOVE L.H. LEFT HAND LKR. LOCKER LT.LIGHT LUM. LUMINOUS, LUMENS MAINT. MAINTENANCE MAS.MASONRY MAT. MATERIAL MAX.MAXIMUM M.B.METAL BOLT M.C. MEDICINE CABINET MECH.MECHANICAL MEMB.MEMBRANE MTL. METAL MFGR.MANUFACTURER M.H. MANHOLE MIN. MINIMUM MIR. MIRROR MISC. MISCELLANEOUS M.O. MASONRY OPENING MT. MOUNTED MUL. MULLION N. NEW, NORTH NAT. NATURAL N.I.C.NOT IN CONTRACT, CONTACT N.G.NATURAL GRADE NO. NUMBER NOM.NOMINAL N.T.S. NOT TO SCALE O/.OVER O.A.OVERALL OBS. OBSCURE O.C.ON CENTER O.D.OUTSIDE DIAMETER, DIMENSION O.F.D. OVERFLOW DRAIN OFF. OFFICE OPNG.OPENING OPP. OPPOSITE PERIM. PERIMETER PL.PROPERTY LINE, PLATE P.LAM. PLASTIC LAMINATE PLAS. PLASTER PLUMB. PLUMBING PLYWD. PLYWOOD PNT. PAINT(ED) P.O.C. POINT OF CONTACT, CONNECTION PR. PAIR PROJ. PROJECTION PSL. PARALLEL STRAND LAMINATE PT. POINT R.A.RETURN AIR RAD. RADIUS R.D.ROOF DRAIN R.D.L. ROOF DRAIN LEADER RECPT. RECEPTACLE RECT. RECTANGLE, RECTANGULAR REF. REFERENCE REFR.REFRIGERATOR REG.REGULAR, REGISTER REINF. REINFORCE(D), REINFORCEMENT REQ'D. REQUIRED RESIL.RESILIENT RET. RETAIN(ING), RETURN RM. ROOM R.O.ROUGH OPENING R.R.ROOF RAFTER RWD. REDWOOD S. SOUTH S.A.SUPPLY AIR S.C.SOLID CORE S.C.D. SEAT COVER DISPENSER SCHED. SCHEDULE S.D.SUBDRAIN, SOAP DISPENSER SEC. SECTION SEL. SELECT(ED) SH. SHELF SHT. SHEET SHT'G.SHEATHING SIM.SIMILAR SIMP. SIMPSON S.J. SOFFIT JOIST S.S.STAINLESS STEEL S.SK.SERVICE SINK STA. STATION STD. STANDARD STL.STEEL STOR.STORAGE STRUCT. STRUCTURE, STRUCTURAL SUSP. SUSPEND(ED) SYM.SYMMETRICAL SYS. SYSTEM T.TREAD, TRASH T.C.TOP OF CURB T.CL. TIME CLOCK TEL.TELEPHONE TEMP.TEMPERED TER. TERRAZZO T & G TONGUE & GROOVE THK. THICK, THICKNESS T.P. TOP OF PAVING T.PL. TOP OF PLATE T.O.S. TOP OF STRUCTURE, SHEATHING, SLAB TRANS. TRANSFORMER T.S. TOP OF STEP T.W.TOP OF WALL TYP. TYPICAL U. UNDER U.B.C. UNIFORMBUILDING CODE U.G.UNDERGROUND U.L. UNDERWRITER'S LABORATORY UNF. UNFINISHED U.N.O.UNLESS NOTED OTHERWISE UR. URINAL V./VERT. VERTICAL VENT. VENTILATION, VENTILATING VER. VERIFY V.T.R. VENT THROUGH ROOF W. WEST, WIDTH, WASHER W/.WITH WD.WOOD W.H. WATER HEATER W.C.WATER CLOSET W.I. WROUGHT IRON WP.WATERPROOF(ING) W.W.M. WELDED WIRE MESH 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 CONTRACT DOCUMENT NOTESAGENERAL NOTESBABBREVIATIONSC 01/07/21 GENERAL ARCHITECTURAL NOTES110 22ND STREETMCFADDEN PLACE, LLC. MR. MARIO MAROVIC, MANAGING MEMBER 3334 E. COAST HWY #418 CORONA DEL MAR, CA 92625 DRC 106-110 22ND STREET, NEWPORT BEACH, CA 92663 T-1.1 NO. REVISION DATE PA2022-011 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 01/07/21 GENERAL ARCHITECTURAL NOTES110 22ND STREETMCFADDEN PLACE, LLC. MR. MARIO MAROVIC, MANAGING MEMBER 3334 E. COAST HWY #418 CORONA DEL MAR, CA 92625 DRC 106-110 22ND STREET, NEWPORT BEACH, CA 92663 T-1.2 CAL GREEN -COMMERCIAL MANDATORY MEASURES ORANGE COUNTY FIRE AUTHORITY NOTES 1. GENERAL REQUIREMENTS A. SUBMIT TWO SETS OF LEGIBLE, SCALED PLANS WITH ONE SET OF CURRENT AND COMPLETE TECHNICAL DATA SHEETS AND ONE ELECTRONIC COPY IN PDF FORMAT. THESE PLANS SHALL CONTAIN THE FOLLOWING INFORMATION AND ITEMS: 1) SCOPE OF WORK FOR THE PROJECT, INCLUDING NUMBER AND TYPE OF DEVICES ADDED, RELOCATED, REPLACED OR REMOVED. INDICATE THE TYPE OF SYSTEM PROVIDED (I.E., MONITORING, FIRE ALARM SYSTEM, ETC.). 2) COMPLETE ADDRESS OF THE PROJECT (INCLUDING THE TRACT AND LOT NUMBERS). 3) NAME AND PHONE NUMBER OF THE PROJECT COORDINATOR, FACILITY OWNER, AND SYSTEM DESIGNER. EVIDENCE OF THE DESIGNER’S QUALIFICATIONS IS TO BE PROVIDED UPON REQUEST BY THE OCFA. (NFPA 72 10.5.1) 4) PROVIDE A COPY OF THE INSTALLING CONTRACTOR’S C-10 LICENSE OR THE C-10 LICENSE NUMBER AND EXPIRATION DATE. (NFPA 72 10.5.1.2) 5) WITH THE EXCEPTION OF SOME SECURITY SYSTEM INFORMATION AND MECHANICAL CALCULATIONS, THE PLANS SHALL CONTAIN ONLY FIRE ALARM SYSTEM INFORMATION OR BUILDING INFORMATION NEEDED TO DEMONSTRATE COMPLIANCE PROPER DESIGN. 6) WHEN A FIRE ALARM SYSTEM OR COMPONENT IS VOLUNTARILY INSTALLED, A NOTE SHALL BE PROVIDED ON THE PLANS CLEARLY INDICATING THE BUILDING OWNER’S INTENT. THE DEVICES AND COMPONENTS SHALL BE INSTALLED PER THEIR LISTING AND APPLICABLE REQUIREMENTS OF NFPA 72. NFPA 72 10.4. 7) PROVIDE A COPY OF THE OCFA FIRE ALARM NOTES ON THE PLANS. INSURE ALL THE FIELDS UNDER NOTE #15 (SEE PAGE 6) ARE COMPLETE. 2. DATA SHEETS A. HIGHLIGHT ONE SET OF DATA SHEETS (STYLE, TYPE, MODEL, AMPS, VOLTS, ETC.) FOR ALL FIRE ALARM COMPONENTS. THIS SHALL INCLUDE CUT SHEETS FOR NEW AND EXISTING DUCT DETECTORS WHEN THE SCOPE OF WORK INCLUDES INSTALLING AN ALARM SYSTEM. B. PROVIDE ONE COPY OF CURRENT CALIFORNIA STATE FIRE MARSHAL (CSFM) LISTING SHEETS FOR ALL DEVICES AND EQUIPMENT TO BE INSTALLED. (CFC 907.1.1) 3. SPECIFIC PLAN REQUIREMENTS A. PROVIDE A FLOOR PLAN SHOWING THE LOCATION OF ALL INITIATING AND SIGNALING DEVICES, CONTROL AND TROUBLE-SIGNALING EQUIPMENT, ANNUNCIATORS, POWER CONNECTORS AND ALL EGRESS-CONTROL DEVICES. B. PROVIDE THE CEILING CONFIGURATION, SURFACE, AND HEIGHT. (NFPA 72 17.7.3.1.2) C. IDENTIFY ZONE ASSIGNMENTS. THIS IS ALSO REQUIRED FOR ADDRESSABLE SYSTEMS. ANY EXISTING SUPPRESSION SYSTEM OR FUTURE SUPPRESSION SYSTEM SHALL BE ON A SEPARATE ZONE. ALL ANCILLARY SYSTEMS SHALL BE ON A SEPARATE ZONE AND SHALL BE SUPERVISED BY THE MAIN FIRE ALARM CONTROL UNIT (FACU), WHICH SHALL INITIATE A GENERAL ALARM. (CFC 907.6.3.1 AND NFPA 72 10.18.5.2) D. PROVIDE A MATRIX OF THE MANUFACTURER, MODEL NUMBERS, AND LISTING INFORMATION FOR ALL EQUIPMENT, DEVICES, AND MATERIALS. INCLUDE THE CSFM LISTING NUMBERS AND THE QUANTITIES OF EACH COMPONENT. (CFC 907.1.) E. IN MATRIX FORM, PROVIDE THE SEQUENCE OF OPERATIONS THAT IDENTIFIES THE REQUIRED ACTION FOR THE ACTUATION OF ANY FIRE AND LIFE SAFETY DEVICE OR ANCILLARY DEVICE TIED INTO THE FIRE ALARM SYSTEM (I.E. SPECIAL EGRESS CONTROL, SMOKE CONTROL, LEAK DETECTION, AND HVAC DUCT DETECTION). SEE NFPA 72 FIGURE A.14.6.2.4 FOR A TYPICAL MATRIX LAYOUT. (CFC 907.1.) F. IF DUCT DETECTORS ARE REQUIRED BY CODE, PROVIDE CUT SHEETS DEMONSTRATING THE DETECTORS ARE LISTED FOR THE COMPLETE RANGE OF AIR VELOCITIES, TEMPERATURE, AND HUMIDITY EXPECTED AT THE DETECTOR PRESENT IN THE DUCT. DUCT SMOKE DETECTORS SHALL BE CONNECTED TO THE BUILDING’S FIRE ALARM CONTROL UNIT WHEN A FIRE ALARM SYSTEM IS INSTALLED. ACTIVATION OF A DUCT SMOKE DETECTOR SHALL INITIATE A VISIBLE AND AUDIBLE SUPERVISORY SIGNAL AT A CONSTANTLY ATTENDED LOCATION AND SHALL PERFORM THE INTENDED FIRE SAFETY FUNCTION IN ACCORDANCE WITH THIS CODE AND THE CALIFORNIA MECHANICAL CODE. DUCT SMOKE DETECTORS SHALL NOT BE USED AS A SUBSTITUTE FOR REQUIRED OPEN AREA DETECTION (CFC 907.3.1) IF DUCT DETECTORS ARE PART OF THE ALARM SYSTEM, THEIR ACTIVATION SHALL INITIATE A SHUTDOWN OF ALL APPLICABLE HVAC SYSTEM(S) AND A SUPERVISORY ALARM SIGNAL TO THE CENTRAL STATION. ACTIVATION OF THE DUCT DETECTOR ALONE SHALL NOT PUT THE ALARM SYSTEM INTO GENERAL ALARM. A REMOTE L.E.D. SHALL BE PROVIDED IN THE CEILING AT THE DETECTOR LOCATION. (NFPA 72 17.4.7 AND NFPA 72 17.4.8) G. A SUPERVISED REMOTE ANNUNCIATOR(S) IS REQUIRED IF THE FACU IS NOT LOCATED IN AN AREA THAT THE FIRE DEPARTMENT WOULD NORMALLY RESPOND TO. THE ANNUNCIATOR SHALL BE PLACED IN AN AREA THAT THE FIRE DEPARTMENT WOULD RESPOND TO, TYPICALLY THE FRONT LOBBY. (CFC 907.6.3.1.1) H. IN STRIP MALLS OR MULTI-TENANT SUITES WITH INDIVIDUAL EXTERIOR EXITS, THE REMOTE ANNUNCIATOR SHALL BE LOCATED IN THE LOWEST NUMBERED OR LETTERED SUITE, I.E. “A”OR “1”. IF EACH SUITE HAS A DIFFERENT ADDRESS, THE SUITE WITH THE LOWEST STREET ADDRESS SHALL CONTAIN THE REMOTE ANNUNCIATOR. (CFC 907.6.3.1.1) I. SPECIFY THE FIRE ALARM DEVICE MOUNTING HEIGHTS AND LOCATIONS. (NFPA 72) 4. SECONDARY POWER SUPPLY A. VOLTAGE DROP CALCULATIONS SHALL BE ON THE PLANS. THE VOLTAGE DROP SHALL NOT EXCEED THE MINIMUM DEVICE SPECIFICATIONS NEEDED TO MEET THEIR LISTING. VOLTAGE DROP CALCULATIONS SHALL BE PROVIDED FOR THE MOST DEMANDING CIRCUIT(S) IN THE AREA OF WORK. (CFC 907.1.2.) B. STANDBY BATTERY CALCULATIONS SHALL BE ON THE PLANS. THESE SHALL INCLUDE BOTH STANDBY AND ALARM CONDITIONS. CALCULATIONS ARE TO BE PERFORMED FOR 100% OF THE LOAD. ANY SECURITY DEVICE LOAD SHALL BE INCLUDED. (NFPA 72 10.6.7.2.2, CFC 907.1.2) C. STORAGE BATTERIES SHALL BE PERMANENTLY MARKED WITH THE MONTH AND YEAR OF MANUFACTURE, USING THE MONTH/YEAR FORMAT. THE MARKING SHALL BE PERMITTED TO BE APPLIED BY EITHER THE BATTERY MANUFACTURER OR THE INSTALLER. (NFPA 72 10.6.10.1.1) D. WHERE THE BATTERY IS NOT MARKED WITH THE MONTH/YEAR BY THE MANUFACTURER, THE INSTALLER SHALL OBTAIN THE DATE-CODE AND MARK THE BATTERY WITH THE MONTH/YEAR OF BATTERY MANUFACTURE. (NFPA 72 10.6.10.1.2) E. PROVIDE A MEANS OF MONITORING THE BATTERIES AND CHARGER INTEGRITY SO THAT A BATTERY CHARGER FAILURE IS DETECTED. (NFPA 72 10.6.10.6.1) F. FAILURE OF BATTERY CHARGER SHALL RESULT IN THE INITIATION OF A TROUBLE SIGNAL IN ACCORDANCE WITH NFPA 72 10.6.10.6.2. G. WHEN AUXILIARY POWER AND/OR CONTROL PANELS ARE BEING ADDED TO AN EXISTING SYSTEM, DETAILED “POINT TO POINT”CONNECTION BETWEEN THIS EQUIPMENT AND THE MAIN CONTROL PANEL, INCLUDING RELAYS AND MODULES, SHALL BE ON THE PLANS. ONLY CIRCUIT ZONES AFFECTED BY THIS WORK NEED TO BE IDENTIFIED ON THE DRAWINGS. 5. AUXILIARY EQUIPMENT CONNECTIONS A. ALL NEW OR MODIFIED AUTOMATIC FIRE EXTINGUISHING SYSTEMS (WET AGENT, GASEOUS SUPPRESSION, ETC.) SHALL BE MONITORED BY REQUIRED OR OPTIONAL FIRE ALARM OR MONITORING SYSTEMS IN ACCORDANCE WITH NFPA 72. (CFC 904.3.5) B. WHEN AN EXISTING SPRINKLER MONITORED BUILDING REQUIRES A FIRE ALARM OR A FIRE DETECTION SYSTEM THE EXISTING DUCT DETECTORS SHALL BE CONNECTED TO THE NEW FIRE ALARM CONTROL UNIT FOR SUPERVISION. (CMC 609, CFC 907.4, CFC 907.4.1) NEW OR EXISTING SMOKE DETECTORS INSTALLED IN DUCTS SHALL BE LISTED FOR THE AIR VELOCITY, TEMPERATURE AND HUMIDITY PRESENT IN THE DUCT. C. IF SPECIAL EGRESS-CONTROL SYSTEMS ARE LOCATED IN THE BUILDING, THE ALARM CONTRACTOR SHALL PROVIDE A COPY OF THE APPROVED ARCHITECTURAL PLANS THAT DEMONSTRATE COMPLIANCE WITH ALL PROVISIONS OF CBC 1008.1.9.8 AND 1008.1.9.7. D. ALL CARD READER AND EGRESS-CONTROL DEVICES SHALL BE INDICATED ON THE FIRE ALARM PLANS. THE CODE MAY IMPOSE ADDITIONAL REQUIREMENTS SUCH AS SMOKE DETECTION THROUGHOUT. (CBC 1008.1.9.7 AND 1008.1.9.8, CFC 907.3.2, & NFPA 72 21.9) E. OCFA DOES NOT REQUIRE A MANUAL FIRE ALARM BOX FOR THE INITIATION OF A FIRE ALARM SIGNAL AS PERMITTED PER CFC 907.2 EXCEPTION 3. 6. REQUIREMENTS FOR VISUAL DEVICES IN A TENANT IMPROVEMENT A. WHEN TENANT IMPROVEMENTS CREATE A NEW OR ALTERED COMMON USE AREA WITHIN AN EXISTING BUILDING, THE AREA OF REMODEL SHALL BE PROVIDED WITH VISUAL WARNING DEVICES INSTALLED IN ACCORDANCE WITH NFPA 72 1.4.2 AND CFC 907.5.2.3. B. IF AN EXISTING FIRE ALARM SYSTEM IS EXTENDED OR MODIFIED BY THE ADDITION OF MORE THAN TWO DEVICES OR THE ADDITION OF A NEW CIRCUIT, AND THAT PORTION OF THE FIRE ALARM SYSTEM SERVES AN AREA OF COMMON USE, THEN THE AFFECTED AREA (EXISTING OR NEW) SHALL ALSO BE PROVIDED WITH VISUAL WARNING DEVICE NFPA 72.1.4.2 C. IN ALL CASES, PRIORITY SHALL BE GIVEN TO THE PRODUCT LISTING CRITERIA IN DETERMINING THE EXTENT OF VISUAL WARNING DEVICE PLACEMENT AND COVERAGE. 7. MISCELLANEOUS A. ALL EXISTING FIRE ALARM AND MONITORING SYSTEMS UNDERGOING A CHANGE IN MONITORING COMPANIES ARE REQUIRED TO BE INSPECTED BY THE OCFA TO VERIFY THE PROPER ELECTRONIC SIGNAL AND INFORMATION IS BEING TRANSMITTED. THIS IS TO HELP REDUCE THE NUMBER OF NUISANCE ALARMS AND INCORRECT SIGNAL TRANSMISSIONS. A SERVICE REQUEST FORM MUST BE FILLED OUT AND AN ASSOCIATED FEE PAID AT THE OCFA FOR THIS INSPECTION. NO PLAN REVIEW IS REQUIRED FOR THIS SCOPE OF WORK. (CFC 907.6.5 AS AMENDED) B. ALL EMERGENCY WARNING SYSTEMS FOR HAZARDOUS MATERIALS SHALL HAVE VISUAL NOTIFICATION APPLIANCES THAT ARE BLUE IN COLOR. AUDIBLE DEVICES SHALL BE OF A DIFFERENT TONE AND PATTERN THAN THE FIRE ALARM SYSTEM. AN APPROVED UL CENTRAL STATION, REMOTE STATION, OR A PROPRIETARY STATION APPROVED BY THE OCFA SHALL SUPERVISE THESE EMERGENCY ALARM SYSTEMS. (CFC 5004.9, CFC 5004.10, CFC5005.4.4) C. MANUAL FIRE ALARM PULL STATION COVERS SHALL BE EVALUATED ON A CASE BY CASE BASIS AND SHALL BE SUBJECT TO THE APPROVAL OF OCFA. IF THE INSTALLATION IS ALLOWED THE STATION COVER SHALL NOT BE EQUIPPED WITH A SOUNDING DEVICE. (CFC 907.4.2.5) D. MINIMUM FIRE ALARM AUDIBILITY MAY BE AFFECTED BY THE OCCUPANCY USE OR OPERATIONS, SOME EQUIPMENT MAY BE REQUIRED TO BE SHUT DOWN BY A RELAY. IF THIS IS NEEDED TO ACHIEVE MINIMUM AUDIBILITY LEVELS, INCLUDE ON THE SEQUENCE OF OPERATIONS MATRIX. E. THE CIRCUIT DISCONNECT PROVIDING POWER TO THE FIRE ALARM UNIT SHALL ONLY BE ACCESSIBLE TO AUTHORIZED PERSONNEL, AND SHALL BE IDENTIFIED AS “FIRE ALARM CIRCUIT”. F. THE INSPECTION, TESTING, AND MAINTENANCE OF SYSTEMS, THEIR INITIATING DEVISES, AND NOTIFICATION APPLIANCES SHALL COMPLY WITH THE REQUIREMENTS OF NFPA 72 CHAPTER 14 AND CONFORM TO THE MANUFACTURER’S PUBLISHED INSTRUCTIONS. 8. SPECIAL REQUIREMENTS FOR NEW HIGH RISE FIRE SYSTEMS A. FIRE ALARM SYSTEMS INSTALLED IN NEW HIGH RISE BUILDINGS SHALL COMPLY WITH CFC 907.2.13 AND 907.6.3.2 AS AMENDED. B. FIRE ALARM SYSTEMS INSTALLED IN NEW HIGH RISE BUILDINGS SHALL COMPLY WITH OCFA HIGH-RISE GUIDELINE H-01. 9. WATERFLOW/MONITORING SYSTEMS A. THE DEDICATED FUNCTION FIRE CONTROL UNIT SHALL BE PLACED IN AN AREA THAT THE FIRE DEPARTMENT WOULD RESPOND TO, TYPICALLY THE FRONT LOBBY OR WITHIN AN ELECTRICAL, MECHANICAL, SERVICE, OR RISER ROOM WHICH CAN BE ACCESSED FROM THE EXTERIOR OF THE BUILDING AND IS IDENTIFIED BY A SIGN INDICATING “FIRE ALARM CONTROL UNIT”. IN STRIP MALLS OR MULTI-TENANT SUITES WITH INDIVIDUAL EXTERIOR EXITS, THE FACU SHALL BE LOCATED IN THE LOWEST NUMBERED OR LETTERED SUITE, I.E. “A”OR “1”. IF EACH SUITE HAS A DIFFERENT ADDRESS, THE SUITE WITH THE LOWEST STREET ADDRESS SHALL CONTAIN THE FACU. CFC 907.1.2(4), CFC 1.11.2.3.1 AN ANNUNCIATOR PANEL SHALL BE REQUIRED IF THE FACU DOES NOT PROVIDE SPECIFIC ALARM CONDITIONS ON SITE. THE ANNUNCIATOR LOCATION SHALL COMPLY WITH THE ABOVE MENTIONED REQUIREMENTS FOR THE FACP. (CFC 907.6.3.1.1) 2 1 1 ENERGY STANDARD NOTES 3 1. ADMINISTRATIVE REQUIREMENTS: THE FOLLOWING NOTES (ITEMS) REPRESENT THE ADMINISTRATIVE REQUIREMENTS FOR ALL BUILDINGS AND SHALL APPEAR AS NOTES ON THE PLANS. A) THE PERSON IN CHARGE OF THE CONSTRUCTION OR INSTALLATION, WHO IS ELIGIBLE UNDER DIVISION 3 OF THE BUSINESS AND PROFESSIONS CODE TO ACCEPT RESPONSIBILITY FOR THE CONSTRUCTION OR INSTALLATION OF REGULATED MANUFACTURED DEVICES SHALL POST, OR MAKE AVAILABLE WITH THE BUILDING PERMIT(S) ISSUED FOR THE BUILDING, THE CERTIFICATE OF INSTALLATION DOCUMENTATION FOR MANUFACTURED DEVICES REGULATED BY THE APPLIANCE EFFICIENCY REGULATIONS OR PART 6. SUCH CERTIFICATE OF INSTALLATION DOCUMENTATION SHALL BE MADE AVAILABLE TO THE ENFORCEMENT AGENCY FOR ALL APPLICABLE INSPECTIONS. THESE CERTIFICATES SHALL: I) IDENTIFY FEATURES, MATERIALS, COMPONENTS, MANUFACTURED DEVICES, AND SYSTEM DIAGNOSTIC RESULTS REQUIRED TO VERIFY COMPLIANCE WITH THE APPLIANCE EFFICIENCY REGULATIONS AND PART 6. II) STATE THE NUMBER OF THE BUILDING PERMIT UNDER WHICH THE CONSTRUCTION OR INSTALLATION WAS PERFORMED. SECTIONS OF THE CERTIFICATE(S), FOR WHICH SUBMITTAL TO A HERS PROVIDER DATA REGISTRY IS REQUIRED, SHALL DISPLAY THE UNIQUE REGISTRATION NUMBER ASSIGNED BY THE HERS DATA REGISTRY. III) INCLUDE A DECLARATION STATEMENT INDICATING THAT THE CONSTRUCTED OR INSTALLED FEATURES, MATERIALS, COMPONENTS, OR MANUFACTURED DEVICES CONFORM TO ALL APPLICABLE CODES AND REGULATIONS, AND TO THE REQUIREMENTS FOR SUCH DEVICES GIVEN IN THE PLANS AND SPECIFICATIONS APPROVED BY THE LOCAL ENFORCEMENT AGENCY. IV) BE SIGNED BY THE DOCUMENTATION AUTHOR TO CERTIFY THE DOCUMENTATION IS ACCURATE AND COMPLETE. V) BE SIGNED BY THE INDIVIDUAL ELIGIBLE UNDER DIVISION 3 OF THE BUSINESS AND PROFESSIONS CODE TO ACCEPT RESPONSIBILITY FOR CONSTRUCTION, OR INSTALLATION IN THE APPLICABLE CLASSIFICATION FOR THE SCOPE OF WORK SPECIFIED ON THE CERTIFICATE OF INSTALLATION DOCUMENT(S) SEC. 10-103 (A) 3 A B) THE BUILDER SHALL PROVIDE THE BUILDING OWNER OR THE PERSON(S) RESPONSIBLE FOR OPERATION AND MAINTENANCE OF THE FEATURE, MATERIAL, COMPONENT OR MECHANICAL DEVICE INSTALLED (IN CASE OF MULTI-TENANT OR CENTRALLY OPERATED BUILDINGS) WITH THE FOLLOWING AT THE TIME OF OCCUPANCY: 1) COMPLIANCE INFORMATION. THE APPROPRIATE COMPLETED AND SIGNED CERTIFICATE(S) OF COMPLIANCE, CERTIFICATE(S) OF INSTALLATION,AND IF APPLICABLE CERTIFICATE(S) OF VERIFICATION DOCUMENTATION SUBMITTED. 2) OPERATING INFORMATION. THE APPROPRIATE CERTIFICATE(S) OF COMPLIANCE AND A LIST OF THE FEATURES, MATERIALS, COMPONENTS, AND MECHANICAL DEVICES INSTALLED IN THE BUILDING AND INSTRUCTIONS ON HOW TO OPERATE THEM CORRECTLY AND EFFICIENTLY. 3) MAINTENANCE INFORMATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE LABEL MAY BE LIMITED TO IDENTIFYING THE OPERATION AND MAINTENANCE MANUAL. 4) VENTILATION INFORMATION. A DESCRIPTION OF THE QUANTITY OF OUTDOOR AIR THAT THE VENTILATION SYSTEM IS DESIGNED TO PROVIDE TO THE BUILDING CONDITIONED SPACE, AND INSTRUCTIONS FOR PROPER OPERATION AND MAINTENANCE. SEC. 10-103 (B) C) THE ENFORCEMENT AGENCY SHALL NOT ISSUE A CERTIFICATE OF OCCUPANCY UNTIL ALL REQUIRED CERTIFICATES OF VERIFICATION ARE POSTED AND MADE AVAILABLE TO THE BUILDING DEPARTMENT FOR ALL APPLICABLE INSPECTIONS, AND THAT ALL CERTIFICATES OF VERIFICATION CONFORM TO THE SPECIFICATIONS OF SECTION 10-103(A)5. SEC. 10-103 (D)2 2.THE FURNACE (AND/OR A/C IF PROVIDED) CAPACITY IN BTU/H, THE MANUFACTURER’S NAME, MODEL NUMBER, AND THE AFUE (AND/OR SEER) SHALL BE SHOWN ON THE PLANS TO MATCH CALCULATIONS AND IN COMPLIANCE WITH SECTIONS 110.2 AND110.5. 3.SPECIFY HIGH EFFICIENCY HEATING/COOLING EQUIPMENT IN THE PLANS AS MODELED IN CALCULATIONS. 4.INDICATE MANUFACTURER’S NAME, MODEL NO., TYPE, CAPACITY, AND THE LOCATION OF WATER HEATER(S) ON THE PLANS. 5.PLEASE VERIFY THE FOLLOWING INFORMATION SHOWN ON ENERGY CALCULATION TO MATCH WITH MECHANICAL AND ARCHITECTURAL PLANS AND REVISE ENERGY CALCULATION ACCORDINGLY: A. NUMBER OF BED ROOMS (6). B. NUMBER OF ZONES (2). C. WATER HEATER INFORMATION (NO, TYPE, CAPACITY). D THE MAIN CONTROL PANEL, INCLUDING RELAYS AND MODULES, SHALL BE ON THE PLANS. ONLY CIRCUIT ZONES AFFECTED BY THIS WORK NEED TO BE IDENTIFIED ON THE DRAWINGS. ENERGY STANDARDS (RESIDENTIAL)ENERGY STANDARDS (NON-RESIDENTIAL) A) The Lesser of the minimum rate of outdoor air required by Sec. 120.1 (b) 2, or three complete air changes shall be supplied to the entire building during the one-hour period immediately before the building is normally occupied. Sec. 120.1 (c) 2 B) All air distribution system ducts and plenums, including, but not limited to, building cavities, mechanical closets, air-handler boxes and support platforms used as ducts or plenums, shall be installed, sealed and insulated to meet the requirements of the 2013 California Mechanical Code and SMACNA -006-2006 HVAC Duct Constriction Standards. Supply-air and return-air ducts conveying heated or cooled air shall be insulated to a minimum installed level of R-8, unless ducts are in conditioned space. Sec. 120.4 (a) C) The thermostatic controls for HVAC systems shall meet the following requirements as applicable: a) Each space conditioning zone shall be controlled by an individual thermostatic control that responds to temperature within the zone and meets the applicable requirements of Section (b). b) Each Thermostatic control required by Section (a) shall be capable of being set locally or remotely by adjustment or selection of sensors to control: 1) Comfort heating down to 55 °F or lower. 2) Comfort cooling up to 85°F or higher. 3) Both heating and cooling, the thermostatic controls shall be capable of providing a temperature range or dead band of at least 5 °F within which the supply of heating and cooling energy to the zone is shut off or reduced to a minimum. Sec. 120.2 (a) & (b) D) Outdoor air supply and exhaust equipment shall be installed with dampers that automatically close E) Each space-conditioning system shall be installed with controls that comply with the following: 1) Capable of automatically shutting off the system during periods of non-use and shall have: a) An automatic time switch control device complying with Sec. 110.9, with an accessible manual override that allows operation of the system for up to 4 hours; or b) An occupancy sensor; or c) A four-hour timer that can be manually operated. EXCEPTION: Mechanical systems serving retail stores and associated malls, restaurants, grocery stores, churches, and theaters equipped with 7-day programmable timers. 2) Automatically restart and temporarily operate the system as required to maintain: a) A setback heating thermostat set point, if the system provides mechanical heating; EXCEPTION: Area with the design winter outdoor temperature of greater than 32° F. b) A setup cooling thermostat set point, if the system provides mechanical cooling. EXCEPTION: Area with the design summer outdoor temperature of less than 100°F. Sec. 120.2 (e) F) The piping for all space conditioning and service water heating systems shall be insulated in accordance with TABLE 120.3 -A. Sec. 120.3 G) Lavatories in public restrooms shall have controls that limit the water supply temperature to 110° F. Sec. 110.3 (c) 3 NO. REVISION DATE PA2022-011 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 01/07/21 GENERAL ARCHITECTURAL NOTES110 22ND STREETMCFADDEN PLACE, LLC. MR. MARIO MAROVIC, MANAGING MEMBER 3334 E. COAST HWY #418 CORONA DEL MAR, CA 92625 DRC 106-110 22ND STREET, NEWPORT BEACH, CA 92663 T-1.3 NO. REVISION DATE RESIDENTIAL MINIMUM CONSTRUCTION REQUIREMENTS 2 CAL GREEN -RESIDENTIAL MANDATORY MEASURES 2 RESIDENTIAL MINIMUM CONSTRUCTION REQUIREMENTS CONT'D. PA2022-011 UP 1.FIELD VERIFY EXISTING CONDITIONS AND ELEVATIONS. IF ANY DISCREPANCIES ARE ENCOUNTERED, NOTIFY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 2.LAW REQUIRES DIG ALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A PERMIT TO EXCAVATE IS VALID. TOLL FREE 1.800.227.2600 TWO WORKING DAYS BEFORE YOU DIG. 3.MAINTAIN A MINIMUM OF 2 % POSITIVE DRAINAGE AWAY FROM THE STRUCTURE. 4.ALL WORK SHALL BE IN ACCORDANCE WITH THE CODES OF THE GOVERNING AUTHORITY AND SPECIAL REQUIREMENTS OF THE BUILDING PERMIT. 5.VERIFY LOCATION OF EXISTING UTILITIES PRIOR TO COMMENCEMENT OF ANY WORK. 6.A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' (CUT VERTICALLY) AND FOR SHORING & UNDERPINNING. CONTRACTOR TO PROVIDE CITY W/./ COPY OF PERMIT. 7.VERIFY LOCATION OF WATER METERS, ELECTRIC METERS AND GAS METERS INDICATED ON PLANS ARE IN ACCORDANCE WITH SERVICING UTILITY COMPANY REQUIREMENTS PRIOR TO PLACEMENT, REPORT ANY CONFLICTS TO ARCHITECT IMMEDIATELY. 8.ALL SUBSURFACE DRAINS SHALL BE SCHEDULE 40 OR SDR 35 ABS 4" MIN. 9.CERTIFICATION OF SUITABLE FILL (INCLUDING TRENCHES, BACKFILLS, RETAINING WALLS, PAD/ROUGH GRADE, ETC.) AND ITS SATISFACTORY PLACEMENT SHALL BE SUBMITTED BY THE SOILS ENGINEER TO THE BUILDING DEPARTMENT. 10.ALL UTILITY TRENCH BACKFILL SHOULD BE PLACED TO THE FOLLOWING STANDARDS: 90 OF THE LABORATORY STANDARD IF NATIVE OR SAND MATERIALS ARE USED AS BACKFILL. 11.EXTERIOR TRENCHES PARALLELING A FOOTING AND EXTENDING BELOW A 1:1 PLACE PROJECTED FROM THE OUTSIDE BOTTOM EDGE OF THE FOOTING SHALL BE COMPACTED TO 90 % OF THE LABORATORY STANDARD. SAND BACKFILL SHOULD NOT BE ALLOWED IN THESE TRENCH BACKFILL AREAS. DENSITY TESTING ALONG WITH PROVING SHALL BE ACCOMPLISHED TO VERIFY THE DESIRED RESULTS. 12.FIELD INSPECTORS TO REVIEW AND APPROVE UNDERGROUND SERVICE REQUIREMENTS PRIOR TO CONCRETE PLACEMENT. 13. PROVIDE PEDESTRIAN PROTECTION ADJACENT TO PUBLIC WAYS AS FOLLOWS: SITE PLAN NOTES 1.EXISTING SEWER LATERAL TO BE CHANGED AND A CLEANOUT INSTALLED TO COMPLY WITH CITY STANDARD IF ANY OF THE FOLLOWING CONDITIONS OCCUR: A. ALTERATION TO EXISTING SEWER IS DONE B. ADDITIONAL PLUMBING FIXTURES REQUIRE INCREASE IN SEWER SIZE C. IF AREA OF ADDITION IS GREATER THAN 50% D. EXISTING SEWER IS UNSANITARY E. IF STRUCTURAL REMODEL+ADDITION IS > THAN 50%. 2.SUBMIT SEPERATE PERMIT FOR SOUND ATTENUATION FOR A/C. UNITS IF INSTALLED. SOUND LEVEL NOT TO EXCEED 50dBA PER SECTION 10.26.045 OF THE N.B.M.C 3.DISTANCE FROM FACE OF THE FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS (MINIMUM). 4.A Cal-OSHA PERMIT IS REQUIRED FOR EXCAVATOR DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 5.SOILS ENGINEER TO REVIEW AND APPROVE FOUNDATION AND GRADING PLANS PRIOR TO ISSUING A PERMIT. 6.ELEVATORS SHAFTS, CHUTES AND DUMBWAITER SHAFTS TO BE 1-HR RATED (2007 CBC) FOR TYPE V BUILDINGS. 7.EXTERIOR STAIRS AND EXIT BALCONIES SHALL NOT PROJECT INTO AREAS WHERE PROTECTION OF OPENINGS IS REQUIRED PER 2010 CBC. 8.PROVIDE SMOKE DETECTORS IN EACH HALLWAY LEADING TO SLEEPING ROOMS IN EACH SLEEPING ROOM OF NEW AND EXISTING CONSTRUCTION, ON TOP OF STAIRWAY, AND IN EACH STORY. IN NEW CONSTRUCTION DETECTORS TO BE HARD WIRED WITH BATTERY BACK UP. DETECTORS SHALL BE INTERCONNECTED TO SOUND AT THE SAME TIME. 9.KEEP THREE FEET CLEAR FROM FACE OF ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION. 10.OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 11.CONTRACTOR TO PROVIDE CONSTRUCTION FENCING PROTECTION PER C.N.B. 12.THE REMOVAL OF ANY CITY TREE REQUIRES PRIOR APPROVAL FROM GENERAL SERVICES DEPT. 13.POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 14.PROVIDE TREES IN THE PARKWAY ADJOINING THIS SITE TO THE SATISFACTION OF THE GENERAL SERVICES DEPT. (949.644.3083). APPROVAL FROM GENERAL SERVICES IS REQUIRED ON THE INSPECTION CARD PRIOR TO FINAL. 15.PROVIDE CONSTRUCTION FENCING FOR NEW CONSTRUCTION AND FOR ADDITION PLUS REMODEL PROJECTS EXCEEDING 75% OF THE AREA OF PROPOSED STRUCTURE. FENCE HEIGHT TO BE BETWEEN 72" AND 84" HIGH. 16. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. NEWPORT BEACH NOTES SUITE 1 SUITE 2 SUITE 3 LOBBY ELEVATOR MEN'S R.R.WOMEN'S R.R. UTILITY RESIDENTIAL PARKING STALL #1 COMMERCIAL PARKING STALL #1 COMMERCIAL PARKING STALL #2 COMMERCIAL PARKING STALL #3/ VAN ACCESSIBLE ACCESS AISLE MONUMENT SIGNMONUMENT SIGN PLANTED9' - 0"8' - 6"8' - 6"1' - 0"GATE 25' - 0 5/8"18' - 0"2' - 1 1/2"18' - 0" RESIDENTIAL CARPORT 9' - 3"9' - 0"9' - 0"1' - 0"9' - 0"9' - 0"9' - 0"1' - 0"9' - 3" CLR. 24' - 0 1/2" LOT 8 LOT 7 LOT 6 LOT 5 LOT 4 LOT 12 LOT 13 4' - 6"4' - 6" N55°12'33"E 25.00'N55°12'33"E 25.00'N55°12'33"E 25.00'N34°40'53"W 94.94'N56°29'39"E 25.00'N56°29'39"E 25.00'N55°32'54"E 14.84'DELTA = 89°46'12"R= 10.00'L= 15.67'N34°40'54"W 84.54'N55°12'33"E 45.17'N34°47'27"W 25.00'22ND STREET ALLEY 9' - 0" F.O.F. 2' - 0"7' - 7 7/8"17' - 4 1/8"7' - 7 1/2"17' - 4 1/2"20' - 2 3/4"18' - 0"18' - 0"R.Y.S.B.10' - 0"ALLEY10' - 0"8' - 0"24' - 1 1/2"18' - 0" 2' - 2" 1 1 1 1 1 1 1 EGRESS STAIR ELEC.STORAGE 23 4 5' - 0"5' - 0"5 6 7 7 8 9 VAN CEILING HT. APPROX. 9' ADA MIN. 7' 4' - 7 1/2"4' - 7 1/2" 10 RESIDENTIAL PARKING STALL #2 RESIDENTIAL PARKING STALL #3 RESIDENTIAL PARKING STALL #4 RESIDENTIAL PARKING STALL #5 RESIDENTIAL PARKING STALL #6 GUEST PARKING STALL 11 12 13 14 1' - 0"2' - 0"15' - 0"1' - 0"2' - 0"15' - 0"10 15 NOTE:NO ABV. GROUND IMPROVEMENT SHALL BE INSTALLED WITHIN 10 FEET ALLEY SETBACK -THE 10' FEET ALLY SETBACK SHALL BE CONSTRUCTED OF DRIVABLE SURFACE NOTE:CONTRACTOR TO PROVIDE A DETECTABLE WARNING PRODUCT SAMPLE TO THE BUILDING INSPECTOR FOR APPROVAL OF COLOR CONTRAST WITH FINISH SURFACE. 6' - 7"65' - 10 1/2"4 1/2" COMMERCIAL CARPORT 16 17 25' - 0"15 15 4 16 16 16 18 18 18 18 18 19 20 16 16 2' - 0"72' - 7 1/2"4 1/2"1' - 1 5/8" 75' - 0" 1' - 10 3/4" ENCROACHMENT 7/8" ENCROACHMENT 7/8" ENCROACHMENT 1" ON-STREET PARKING STALLS ON-STREET PARKING STALL 21 21 21 21 1' - 3 "1' - 3"VERTI-I-PACK FRONT FEED 3 CU/YD VERTI-I-PACK FRONT FEED 3 CU/YD EXIT PASSAGEWAY GATE GATE 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 01/07/21 ARCHITECTURAL SITE PLAN110 22ND STREETMCFADDEN PLACE, LLC. MR. MARIO MAROVIC, MANAGING MEMBER 3334 E. COAST HWY #418 CORONA DEL MAR, CA 92625 DRC 106-110 22ND STREET, NEWPORT BEACH, CA 92663 A-0.0 1 2 KEYNOTE LEGEND 1 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED 2 CURB 3 GUTTER 4 CENTERLINE/FLOWLINE OF ALLEY 5 CENTERLINE OF STREET 6 (E.) SIDEWALK - NOT A PART 7 STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUCT DWGS. - PAINT & SEAL AS REQ'D. 8 LOADING AND UNLOADING ACCESS AISLE SERVING PARKING SPACES SHALL COMPLY WITH SECTION 11B-502.3. SHALL BE MARKED WITH A BLUE PAINTED BORDER LINE AROUND THE PERIMETER. THE AREA WITHIN THE BLUE BORDERLINES SHALL BE MARKED WITH "HATCHED LINES". 9 SURFACE IDENTIFICATION 36" x 36" INTERNATIONAL SYMBOL OF ACCESSIBILITY MUST BE LOCATED IN STALL SO THAT IT IS VISIBLE BY A TRAFFIC ENFORCEMENT OFFICE WHEN A VEHICLE IS PROPERLY PARKED IN THE STALL (CENTERED AT ENTRANCE TO STALL RECOMMENDED) 10 WHEEL STOP INSTALLED WITH FURTHEST FACE 30" AWAY FROM INTERIOR END OF PARKING SPACE - REF. DTL. 3/T-3.1 11 ALL ACCESSIBLE ENTRIES SHALL HAVE A MIN. 5" x 5" INTERNATIONAL SYMBOL OF ACCESSIBILITY DISPLAYED ON THE STRIKE SIDE OF THE DOOR - REF. DTL. 2/T-3.1 12 WARNING SIGNAGE REGARDING UNAUTHORIZED USE OF DISABLED PARKING SPACES IS POSTED CONSPICUOUSLY AT EACH ENTRENCE TO OFF STREET PARKING FACILITIES OR EMMEDIATELY ADJACENT TO AND VISIBLE FROM EACH STALL OR SPACE - REF. DTL. 17/T-3.1 13 WALL HUNG "ACCESSIBLE PARKING" SIGN TO BE CENTERED AT THE INTERIOR END OF PARKING SPACE, DESIGNED FOR "VAN ACCECIBLE" WHERE APPROPRIATE - REF. DTL. 18 & 19/T-3.1 14 COLUMN - SIZE PER STRUCT. 15 EXISTING STRUCTURE - NOT A PART 16 (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DWGS.) 17 (E.) SEWER M.H. (REF. SURVEY & CIVIL DWGS.) 18 (E.) SEWER C.O. LOCATION (REF. SURVEY & CIVIL DWGS.) 19 (E.) CABLE TV. BOX 20 (E.) ELECTRICAL VAULT - REF. CIVIL & MEP 21 PROPERTY LINE PROJECT NORTH DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. TRUE NORTH IMPROVEMENTS NOTE: ALL IMPROVEMENTS SHALL BE CONSTRUCTED AS REQUIRED BY ORDINANCE AND PUBLIC WORKS DEPARTMENT. UTILITIES NOTE: ALL EXISTING OVERHEAD UTILITIES SHALL BE UNDERGROUND. P.O.W. NOTE: IN CASE OF DAMAGE DONE TO PUBLIC WORKS IMPROVEMENTS SURROUNDING THE DEVELOPEMENT SITE BY THE PRIVATE CONSTRUCTION, ADDITIONAL RE-CONSTRUCTION WITHIN THE PUBLIC RIGHT-OF-WAY COULD BE REQUIRED AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 2.PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FORM THE PUBLIC WORKS DEPARTMENT. 1.ISSUANCE OF A BUILDING PERMIT DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. GENERAL NOTES: FLOOR, GROUND, WALKING SURFACES AND RAMPS NOTE: ALL FLOOR, GROUND, WALKING SURFACES AND RAMPS WITHIN THE ACCESSIBLE ROUTE/AREA SHALL BE STABLE, FIRM, AND SLIP RESISTANCE AND SHALL COMPLY WITH SECTION 11B-302. 3/16" = 1'-0"1 ARCHITECTURAL SITE PLAN NO. REVISION DATE PA2022-011 PA2022-011 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 01/07/21 3-DIMENSIONAL VIEWS110 22ND STREETMCFADDEN PLACE, LLC. MR. MARIO MAROVIC, MANAGING MEMBER 3334 E. COAST HWY #418 CORONA DEL MAR, CA 92625 DRC 106-110 22ND STREET, NEWPORT BEACH, CA 92663 A-1.0 4 AXONOMETRIC - NORTHEAST3AXONOMETRIC - NORTHWEST 1 AXONOMETRIC - SOUTHEAST2AXONOMETRIC - SOUTHWEST NO. REVISION DATE PA2022-011 UP NEW WALL -2 x 6 STUDS @ 16" O.C. NEW WALL -2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C. 2-HR 7" CLT (CROSS LAMINATED WALL) WALL WINDOW -REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET -BUILT IN CASEWORK COLUMN -WOOD, REF. STRUCTURAL DWGS. FURNITURE -FOR PRESENTATION PURPOSES ONLY FIREPLACE -PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE -SINK (AS SELECTED) PLUMBING FIXTURE -TOILET (AS SELECTED) PLAN LEGEND LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 1-HR. & SOUND RATED FLR./CLN'G. REF. DTL. 18/AD-2 1-HR EXTERIOR FIRE RATED REF. DTL. 9/AD-2 1-HR FIRE BARRIER REF. DTL. 4,7 & 10/AD-2 101 1i ?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT. WINDOW TAG -REFERENCE SHEET A-7.0 DOOR TAG -REFERENCE SHEET A-7.0 1-HR. RATED FLR./CLN'G. ASS'Y (2) LAYERS 5/8" OR 1/2" TYPE 'X' GYP. BD. MIN. REF. DTL. 4/AD-2 2-HR. EXT. STUCCO METAL STUD WALL REF. 16/AD-2 CURTAIN WALL WND. TAG -REFERENCE SHEET A-7.01i 1-HR. RATED FLR./CLN'G. ASS'Y (2) LAYERS 1/2" OR 1/2" TYPE 'X' GYP. BD. MIN. REF. DTL. 7/AD-2 1-HR FIRE PARTITION WALL REF. DTL. 13/AD-2 1.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2007 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). (R) MECHANICAL VENTILATION NOTE: CALCULATIONS: TOTAL S.F. (UNIT 'A'): 2350 S.F. (.03)2350 SF + 7.5 CFM x OCC. (BED. +1) = 70.50 CFM + (7.5 x 4) = 100.50 CFM REQ'D. CALCULATIONS: TOTAL S.F. (UNIT 'B'): 2327 S.F. (.03)2327 SF + 7.5 CFM x OCC. (BED. +1) = 69.81 CFM + (7.5 x 4) = 99.81 CFM REQ'D. SOUND TRANSMISSION CONTROL NOTES: 1. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND SEPARATION WALL. 2. ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OF FLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH APPROVED PERMANENT RESILIENT SEALANT. 3. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL. (GAS PIPING NEED NOT BE ISOLATED) 4. METAL VENTS AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED. (EXCEPTION: DUCTS SERVING ONLY EXIT WAYS, KITCHEN COOKING FACILITIES AND BATHROOMS NEED NOT BE LINED.) 5. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12" BEYOND THE PIPE OR DUCT, WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES THROUGH THE PLANE OF THE FLOOR CEILING ASSEMBLY WITHIN A WALL. 6. ELEC. BOXES IN OPPOSITE FACES OF WALL SHALL BE SEPARATED HORIZ. BY 24", BACK AND SIDES TO BE SEALED WITH 1/8" RESILIENT SEALANT AND BACKED WITH 2" MINIMUM MINERAL FIBER INSULATION. (TV, PHONE & INTCOMM. OUTLETS MUST BE INSTALLED IN BOXES ACCORDINGLY) 7. WALL-MOUNTED LAVATORIES ARE NOT PERMITTED ON SOUND RATED PARTITIONS. SOUND TRANSMISSION CONTROL NOTES A-4.1 A-4.0 A-4.0 1 A-4.1 2 2 1 9' - 0"8' - 6"7' - 0" SUITE 2 SUITE 3 SUITE 1 BREEZEWAY LOBBY ELEVATOR MEN'S R.R. WOMEN'S R.R. UTILITY ELEC. EGRESS STAIRACCESS AISLE MONUMENT SIGN GATE PLANTED18' - 0"8' - 6"8' - 6"1' - 0"9' - 0"18' - 0" 5' - 10 3/8" 1 1' - 0"9' - 0"9' - 0"9' - 0"1' - 0"9' - 0"9' - 0"9' - 0"1' - 0"9' - 3"18' - 0"8' - 0"MONUMENT SIGNFAU FAU OPERABLE SECURITY GATE -TO REMAIN OPEN DURING BUSINESS HOURSRESIDENTIAL PARKING STALL #1 COMMERCIAL PARKING STALL #1 COMMERCIAL PARKING STALL #2 COMMERCIAL PARKING STALL #3/ VAN ACCESSIBLE RESIDENTIAL CARPORTVAN CEILING HT. APPROX. 9' ADA MIN. 7' RESIDENTIAL PARKING STALL #2 RESIDENTIAL PARKING STALL #3 RESIDENTIAL PARKING STALL #4 RESIDENTIAL PARKING STALL #5 RESIDENTIAL PARKING STALL #6 GUEST PARKING STALL COMMERCIAL CARPORT R.Y.S.B.10' - 0"2' - 2"72' - 5 1/2"4 1/2" 6' - 7"65' - 10 1/2" 2' - 2"72' - 5 1/2"4 1/2" 6' - 4"16' - 1"7' - 9 1/8"7' - 2 3/8"16' - 10 5/8"12' - 8 3/8"5' - 6"10' - 2 5/8"84' - 1 7/8"2"3 5/8"94' - 7 5/8"EXIT PASSAGEWAY CLR.5' - 0"R @ 0' -6 27/32"20 1' - 6"17' - 2 3/4"1' - 6"2' - 2 1/2"3' - 2 1/2"20' - 2 3/4"5' - 5"35' - 3"23' - 3 1/8"3' - 6"19' - 9 1/4"5' - 10"30' - 2 1/8"42' - 3 3/8" STOR. 5' - 7" VERTI-I-PACK FRONT FEED 3 CU/YD VERTI-I-PACK FRONT FEED 3 CU/YD (FENCED)(FENCED) 1' - 3"1' - 3"GATE GATE FAU STOR.8' - 6 1/8"9' - 7 1/4"6' - 11 1/8"38' - 4"22 2 2 R.Y.S.B.10' - 0"3 44 5 5 5 6 4' - 6"CLR.3' - 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 01/07/21 FIRST LEVEL FLOOR PLAN110 22ND STREETMCFADDEN PLACE, LLC. MR. MARIO MAROVIC, MANAGING MEMBER 3334 E. COAST HWY #418 CORONA DEL MAR, CA 92625 DRC 106-110 22ND STREET, NEWPORT BEACH, CA 92663 A-2.1 STAIRWAY NOTE: 1.ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) 2.INTERIOR AND EXTERIOR STAIRS WITHIN ACCESSIBLE ROUTE OF TRAVEL SHALL COMPLY WITH SECTION 11B-504 -4" MIN. RISER, 7" MAX RISER & 11" MIN. TREAD DEPTH. KEYNOTE LEGEND 1 SCHINDLER 3300' MRL TRACTION ELEVATOR - 2500 LB. FRONT OPENING SINGLE-SPEED CENTER OPENING (SSCO) - ELEVATOR SHALL COMPLY W/. 11B-408, ASME A17.1 & EMERGENCY OPERATION AND SIGNALING DEVICE REQUIREMENTS OF CALIFORNIA CODE OF REGULATION, TITLE 8, DIVISION 1, CHAPTER 4, SUBCHAPTER 6, ELEVATOR SAFETY ORDER. STANDBY POWER SHALL BE PROVIDED IN ACCORDANCE WITH CHAPTER 27 AND SECTION 3003. - ELEVATOR TO BE EXCEMPT PER EXCEPTION # 5 OF SECTTION 3002.4a FROM REQUIREMENTS OF SECTION 3002.4.3a OF CBC PENDING LOCAL AUTHORITY APPROVAL. 2 PROPERTY LINE 3 REAR YARD SETBACK 4 WATER CLOSET SHALL BE IN COMPLIANCE WITH SECTION 11B-604 OF 2016 CBC - ENLARGED PLANS & ELEVATION ON SHEET A-2.5, DTL. 1 & 3/T-3.2, AND 4/T3.1 - REF. COMMERCIAL CAL GREEN NOTES FOR FLOW RATE INFO. 3/T-1.1 5 FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. 6 INTERIOR AND EXTERIOR STAIRS WITHIN ACCESSIBLE ROUTE OF TRAVEL SHALL COMPLY WITH SECTION 11B-504 - 4" MIN. RISER, 7" MAX RISER & 11" MIN. TREAD DEPTH. NOTE:ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) FOR EXTERIOR WALLS, TYP. U.N.O. A NOTE:ALL DOORS WITHIN ACCESSIBLE PATH OF TRAVEL SHALL COMPLY WITH SECTION 11B-404 OF 2013 CBC -REF. 2/T-1.5 WINDOWS NOTE: WHERE GLAZED OPENINGS ARE PROVIDED IN ACCESSIBLE ROOMS OR SPACES FOR OPERATION BY OCCUPANTS, AT LEAST ONE OPENING SHALL COMPLY WITH SECTION 11B-309. EACH GLAZED OPENING REQUIRED BY AN ADMINISTRATIVE AUTHORITY TO BE OPERABLE SHALL COMPLY WITH SECTION 11B-309.(11B-229) JOINTS AT FIRE RATED ASSEMBLIES: 715.1 GENERAL.JOINTS INSTALLED IN OR BETWEEN FIRE- RESISTANCE RATED WALLS, FLOOR OR FLOOR/CEILING ASSEMBLIES AND ROOFS OR ROOF/CEILING ASSEMBLIES SHALL BE PROTECTED BY AN APPROVED FIRE-RESISTANT JOINT SYSTEM DESIGNED TO RESIST THE PASSAGE OF FIRE FOR A TIME PERIOD NOT LESS THAN THE REQUIRED FIRE-RESISTANCE RATING OF THE WALL, FLOOR OR ROOF IN OR BETWEEN WHICH IT IS INSTALLED. FIRE-RESISTANT JOINT SYSTEMS SHALL BE TESTED IN ACCORDANCE WITH SECTION 715.3. 715.3 FIRE TEST CRITERIA.FIRE-RESISTANT JOINT SYSTEMS SHALL BE TESTED IN ACCORDANCE WITH THE REQUIREMENTS OF EITHER ASTM E 1966 OR UL 2079. NONSYMMETRICAL WALL JOINT SYSTEMS SHALL BE TESTED WITH BOTH FACES EXPOSED TO THE FURNACE, AND THE ASSIGNED FIRE-RESISTANCE RATING SHALL BE THE SHORTEST DURATION OBTAINED FROM THE TWO TESTS. WHEN EVIDENCE IS FURNISHED TO SHOW THAT THE WALL WAS TESTED WITH THE LEAST FIRE-RESISTANT SIDE EXPOSED TO THE FURNACE, SUBJECT TO ACCEPTANCE OF THE BUILDING OFFICIAL, THE WALL NEED NOT BE SUBJECTED TO TESTS FROM THE OPPOSITE SIDE. FLOOR, GROUND, WALKING SURFACES AND RAMPS NOTE: ALL FLOOR, GROUND, WALKING SURFACES AND RAMPS WITHIN THE ACCESSIBLE ROUTE/AREA SHALL BE STABLE, FIRM, AND SLIP RESISTANCE AND SHALL COMPLY WITH SECTION 11B-302. 1/4" = 1'-0"1 FIRST LEVEL FLOOR PLAN B NO. REVISION DATE PA2022-011 DWOVEN OVENWDUP DN WDDW NEW WALL -2 x 6 STUDS @ 16" O.C. NEW WALL -2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C. 2-HR 7" CLT (CROSS LAMINATED WALL) WALL WINDOW -REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET -BUILT IN CASEWORK COLUMN -WOOD, REF. STRUCTURAL DWGS. FURNITURE -FOR PRESENTATION PURPOSES ONLY FIREPLACE -PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE -SINK (AS SELECTED) PLUMBING FIXTURE -TOILET (AS SELECTED) PLAN LEGEND LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 1-HR. & SOUND RATED FLR./CLN'G. REF. DTL. 18/AD-2 1-HR EXTERIOR FIRE RATED REF. DTL. 9/AD-2 1-HR FIRE BARRIER REF. DTL. 4,7 & 10/AD-2 101 1i ?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT. WINDOW TAG -REFERENCE SHEET A-7.0 DOOR TAG -REFERENCE SHEET A-7.0 1-HR. RATED FLR./CLN'G. ASS'Y (2) LAYERS 5/8" OR 1/2" TYPE 'X' GYP. BD. MIN. REF. DTL. 4/AD-2 2-HR. EXT. STUCCO METAL STUD WALL REF. 16/AD-2 CURTAIN WALL WND. TAG -REFERENCE SHEET A-7.01i 1-HR. RATED FLR./CLN'G. ASS'Y (2) LAYERS 1/2" OR 1/2" TYPE 'X' GYP. BD. MIN. REF. DTL. 7/AD-2 1-HR FIRE PARTITION WALL REF. DTL. 13/AD-2 SOUND TRANSMISSION CONTROL NOTES: 1. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND SEPARATION WALL. 2. ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OF FLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH APPROVED PERMANENT RESILIENT SEALANT. 3. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL. (GAS PIPING NEED NOT BE ISOLATED) 4. METAL VENTS AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED. (EXCEPTION: DUCTS SERVING ONLY EXIT WAYS, KITCHEN COOKING FACILITIES AND BATHROOMS NEED NOT BE LINED.) 5. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12" BEYOND THE PIPE OR DUCT, WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES THROUGH THE PLANE OF THE FLOOR CEILING ASSEMBLY WITHIN A WALL. 6. ELEC. BOXES IN OPPOSITE FACES OF WALL SHALL BE SEPARATED HORIZ. BY 24", BACK AND SIDES TO BE SEALED WITH 1/8" RESILIENT SEALANT AND BACKED WITH 2" MINIMUM MINERAL FIBER INSULATION. (TV, PHONE & INTCOMM. OUTLETS MUST BE INSTALLED IN BOXES ACCORDINGLY) 7. WALL-MOUNTED LAVATORIES ARE NOT PERMITTED ON SOUND RATED PARTITIONS. SOUND TRANSMISSION CONTROL NOTES 1.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2007 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). (R) MECHANICAL VENTILATION NOTE: CALCULATIONS: TOTAL S.F. (UNIT 'A'): 2350 S.F. (.03)2350 SF + 7.5 CFM x OCC. (BED. +1) = 70.50 CFM + (7.5 x 4) = 100.50 CFM REQ'D. CALCULATIONS: TOTAL S.F. (UNIT 'B'): 2327 S.F. (.03)2327 SF + 7.5 CFM x OCC. (BED. +1) = 69.81 CFM + (7.5 x 4) = 99.81 CFM REQ'D. A-4.1 A-4.0 A-4.0 1 A-4.1 2 2 1 15' - 0"15' - 0"11' - 0"11' - 3 7/8"12' - 9 1/8" 7' - 0"8' - 6"GREAT ROOM KITCHEN 12' - 9 1/8" GREAT ROOM BEDROOM #3 BEDROOM #2 BATH #2 MASTER SUITE MASTER BATH W.I.C.W.I.C. MASTER BATH W/C.W/C.MASTER SUITE BEDROOM #2 BEDROOM #3 ELEVATOR STAIRS 11' - 2"BATH #3 WET AREA WET AREA8' - 6"SEAT BUILT-IN SEAT SEATSEATFIREPLACE FIREPLACE 3' - 0"BATH #3 2' - 6"11' - 0"POWDER 2' - 10" AREA OF REFUGE WINE POWDER 4' - 0" BATH #2 SEATCORNER FIREPLACE CORNER FIREPLACE ENTRY OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW BALCONY R. S. R/F. S. R/F. POCKET GLASS DOORS POCKET GLASS DOORS SLIDING GLASS DOORSSLIDING GLASS DOORSSEAT LINEN PANTRY PANTRY O/M. O/M. R. BBQ BBQ WOOD SCREEN DINING DINING KITCHEN 2' - 2"69' - 1 5/8"3' - 8 3/8" 3' - 0 5/8"7' - 6 5/8"7' - 11 1/4"2' - 7"R.Y.S.B.10' - 0"10' - 5"75' - 5"9' - 1 3/8"7' - 10"10' - 6"21' - 9"17' - 8"17' - 8"4' - 2 3/8"66' - 9 1/8"4' - 0 1/2" 26' - 1 1/4"14' - 5 1/2"26' - 2 3/8"8' - 11 5/8"73' - 6 1/4"12' - 0 5/8"BALC. COMMON OPEN SPACE BENCH SHARED GARDENPLANTED ENTRYHIGH WINDOWS10' - 3 3/8"15' - 6 3/4"10' - 7 1/4"10' - 6 1/4"16' - 1 1/4"6' - 0 3/4" 2' - 9 1/8"3' - 3 5/8"3' - 0"4' - 10"10' - 6"1' - 6 1/8"8' - 0"1' - 10 1/2"5' - 4 7/8"2' - 7 1/2"2' - 4"6' - 7 1/4"11' - 0 3/4"8' - 4 1/2"5' - 9 1/4"3' - 6 1/4"10 5/8" 2' - 6" 1' - 11 1/2" 20' - 3 1/2"5' - 9 3/4"9' - 0 7/8"5' - 4 5/8"20' - 4 1/8"5' - 10 1/4"5' - 1 7/8"4' - 8 1/4"2' - 8 5/8"3' - 6 1/8"5' - 5 3/4"6' - 1 5/8"2' - 7 5/8"2' - 5 1/8"4' - 0 5/8"7' - 6 5/8"2 3/4"16' - 3 7/8"5' - 9"6' - 3"9' - 10"6' - 2 3/4"11' - 7 1/4"5' - 0 3/4"11' - 7 1/4"16' - 6 5/8"12' - 0"1 1 1 1 2 3 33 3 3 4 5 5 6 7 6 7 8 9 9 10 10 11 11 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 01/07/21 SECOND LEVEL FLOOR PLAN110 22ND STREETMCFADDEN PLACE, LLC. MR. MARIO MAROVIC, MANAGING MEMBER 3334 E. COAST HWY #418 CORONA DEL MAR, CA 92625 DRC 106-110 22ND STREET, NEWPORT BEACH, CA 92663 A-2.2 STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) FOR EXTERIOR WALLS, TYP. U.N.O. KEYNOTE LEGEND 1 PROPERTY LINE 2 REAR YARD SETBACK 3 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, 1.28 GALLONS/FLUSH 4 INTERIOR AND EXTERIOR STAIRS WITHIN ACCESSIBLE ROUTE OF TRAVEL SHALL COMPLY WITH SECTION 11B-504 - 4" MIN. RISER, 7" MAX RISER & 11" MIN. TREAD DEPTH. 5 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM. BEES 150(o), EXC. 5 TO 152(a) & ASHRAE STD. 62.2 - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS. 6 WASHER - PROVIDE HOOK-UPS & POWER 7 DRYER - PROVIDE 4" MIN. DIA. DUCT, 14' MAX. LENGTH INCLUDING (2) 90 DEGREE ELBOWS, DEDUCT TWO(2) FEET FOR EACH 90 DEGREE ELBOW IN EXCESS OF TWO(2) (CMC 504.3.2) 8 SCHINDLER 3300' MRL TRACTION ELEVATOR - 2500 LB. FRONT OPENING SINGLE-SPEED CENTER OPENING (SSCO) - ELEVATOR SHALL COMPLY W/. 11B-408, ASME A17.1 & EMERGENCY OPERATION AND SIGNALING DEVICE REQUIREMENTS OF CALIFORNIA CODE OF REGULATION, TITLE 8, DIVISION 1, CHAPTER 4, SUBCHAPTER 6, ELEVATOR SAFETY ORDER. STANDBY POWER SHALL BE PROVIDED IN ACCORDANCE WITH CHAPTER 27 AND SECTION 3003. - ELEVATOR TO BE EXCEMPT PER EXCEPTION # 5 OF SECTTION 3002.4a FROM REQUIREMENTS OF SECTION 3002.4.3a OF CBC PENDING LOCAL AUTHORITY APPROVAL. 9 FURNISHINGS - AS SELECTED 10 FIREPLACE - PREFABRICATED, GAS ONLY, 'DAVINCI - LEFT/RIGHT CORNER' - ANSI Z21.50B-2014 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) 11 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 13,14 & 15/AD-1 1/4" = 1'-0"1 SECOND LEVEL FLOOR PLAN A B NO. REVISION DATE PA2022-011 WDOVENDN DW DW 1.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2007 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). (R) MECHANICAL VENTILATION NOTE: CALCULATIONS: TOTAL S.F. (UNIT 'A'): 2350 S.F. (.03)2350 SF + 7.5 CFM x OCC. (BED. +1) = 70.50 CFM + (7.5 x 4) = 100.50 CFM REQ'D. CALCULATIONS: TOTAL S.F. (UNIT 'B'): 2327 S.F. (.03)2327 SF + 7.5 CFM x OCC. (BED. +1) = 69.81 CFM + (7.5 x 4) = 99.81 CFM REQ'D. NEW WALL -2 x 6 STUDS @ 16" O.C. NEW WALL -2 x 4 STUDS @ 16" O.C. WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C. 2-HR 7" CLT (CROSS LAMINATED WALL) WALL WINDOW -REFERENCE SCHEDULE DOOR -REFERENCE SCHEDULE CABINET -BUILT IN CASEWORK COLUMN -WOOD, REF. STRUCTURAL DWGS. FURNITURE -FOR PRESENTATION PURPOSES ONLY FIREPLACE -PREFAB GAS-ONLY APPLIANCE PLUMBING FIXTURE -SINK (AS SELECTED) PLUMBING FIXTURE -TOILET (AS SELECTED) PLAN LEGEND LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 1-HR. & SOUND RATED FLR./CLN'G. REF. DTL. 18/AD-2 1-HR EXTERIOR FIRE RATED REF. DTL. 9/AD-2 1-HR FIRE BARRIER REF. DTL. 4,7 & 10/AD-2 101 1i ?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT. WINDOW TAG -REFERENCE SHEET A-7.0 DOOR TAG -REFERENCE SHEET A-7.0 1-HR. RATED FLR./CLN'G. ASS'Y (2) LAYERS 5/8" OR 1/2" TYPE 'X' GYP. BD. MIN. REF. DTL. 4/AD-2 2-HR. EXT. STUCCO METAL STUD WALL REF. 16/AD-2 CURTAIN WALL WND. TAG -REFERENCE SHEET A-7.01i 1-HR. RATED FLR./CLN'G. ASS'Y (2) LAYERS 1/2" OR 1/2" TYPE 'X' GYP. BD. MIN. REF. DTL. 7/AD-2 1-HR FIRE PARTITION WALL REF. DTL. 13/AD-2 SOUND TRANSMISSION CONTROL NOTES: 1. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND SEPARATION WALL. 2. ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OF FLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH APPROVED PERMANENT RESILIENT SEALANT. 3. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL. (GAS PIPING NEED NOT BE ISOLATED) 4. METAL VENTS AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED. (EXCEPTION: DUCTS SERVING ONLY EXIT WAYS, KITCHEN COOKING FACILITIES AND BATHROOMS NEED NOT BE LINED.) 5. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12" BEYOND THE PIPE OR DUCT, WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES THROUGH THE PLANE OF THE FLOOR CEILING ASSEMBLY WITHIN A WALL. 6. ELEC. BOXES IN OPPOSITE FACES OF WALL SHALL BE SEPARATED HORIZ. BY 24", BACK AND SIDES TO BE SEALED WITH 1/8" RESILIENT SEALANT AND BACKED WITH 2" MINIMUM MINERAL FIBER INSULATION. (TV, PHONE & INTCOMM. OUTLETS MUST BE INSTALLED IN BOXES ACCORDINGLY) 7. WALL-MOUNTED LAVATORIES ARE NOT PERMITTED ON SOUND RATED PARTITIONS. SOUND TRANSMISSION CONTROL NOTES A-4.1 A-4.0 A-4.0 1 A-4.1 2 2 1 15' - 3 3/4"11' - 11 1/8" 17' - 6"GREAT ROOM KITCHEN GALLERY HALLWAY PRIMARY BATH W/C. BATH #2 BEDROOM #2 BEDROOM #3 BATH #3 MASTER W.I.C. ELEVATOR STAIRS PENTHOUSE LOBBY SHOWER CHASE SEAT SEAT SHWR. A/C UNITS SEAT OPEN TO BELOW FIREPLACES. R. POCKET GLASS DOORS SLIDING GLASS DOORS SLIDING GLASS DOORSPLANTER POCKET DOORR. O.TALL CAB.17' - 11 7/8"55' - 6 3/4"20' - 11 7/8"DINING PRIMARY SUITE VIEW DECK UNIT 'C' BALCONY EQPM. MECH. WELL BALCONY FIXED HORIZONTAL SHADES 1' - 9 5/8"9' - 6"3' - 8 3/8"3' - 2 3/8"2' - 6 7/8"6' - 10 1/8"17' - 8"5' - 9 1/4"15' - 0"4' - 7 5/8"4' - 2 1/2"4' - 2 7/8"9' - 0"2' - 0 5/8"12' - 3 7/8" 2' - 6" 2' - 6" 32' - 10 1/4"19' - 6"12' - 3 7/8" 5' - 8 7/8"64' - 8 1/8"4' - 7"3' - 11 5/8"3' - 3 5/8"52' - 3 1/8"2% MIN.2% MIN.2% MIN.FLAT ROOF FLAT ROOF 18' - 7 1/2"5' - 11 3/4"40' - 0 7/8" 5' - 8 7/8"64' - 8 1/8"4' - 7" 1 1 1 1 R.Y.S.B.10' - 0"2 3 33 3 4 5 6 6 7 8 99 10 10 6' - 2 7/8" 2' - 6" 3' - 2 1/8"2' - 0" 11 DISPLAY2' - 6"6' - 6"PANTRY BUTLER'S PANTRY F.12' - 0"TUB SKYLIGHT ABV. 9 9 HIGH WINDOWSBBQ FUTURE SPA MIN. 3' - 0"MIN.3' - 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 01/07/21 THIRD LEVEL FLOOR PLAN110 22ND STREETMCFADDEN PLACE, LLC. MR. MARIO MAROVIC, MANAGING MEMBER 3334 E. COAST HWY #418 CORONA DEL MAR, CA 92625 DRC 106-110 22ND STREET, NEWPORT BEACH, CA 92663 A-2.3 STAIRWAY NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) TYP. U.N.O. KEYNOTE LEGEND 1 PROPERTY LINE 2 REAR YARD SETBACK 3 A/C. CONDENSER UNIT PER MEP - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 4 SCHINDLER 3300' MRL TRACTION ELEVATOR - 2500 LB. FRONT OPENING SINGLE-SPEED CENTER OPENING (SSCO) - ELEVATOR SHALL COMPLY W/. 11B-408, ASME A17.1 & EMERGENCY OPERATION AND SIGNALING DEVICE REQUIREMENTS OF CALIFORNIA CODE OF REGULATION, TITLE 8, DIVISION 1, CHAPTER 4, SUBCHAPTER 6, ELEVATOR SAFETY ORDER. STANDBY POWER SHALL BE PROVIDED IN ACCORDANCE WITH CHAPTER 27 AND SECTION 3003. - ELEVATOR TO BE EXCEMPT PER EXCEPTION # 5 OF SECTTION 3002.4a FROM REQUIREMENTS OF SECTION 3002.4.3a OF CBC PENDING LOCAL AUTHORITY APPROVAL. 5 INTERIOR AND EXTERIOR STAIRS WITHIN ACCESSIBLE ROUTE OF TRAVEL SHALL COMPLY WITH SECTION 11B-504 - 4" MIN. RISER, 7" MAX RISER & 11" MIN. TREAD DEPTH. 6 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, 1.28 GALLONS/FLUSH 7 WASHER - PROVIDE HOOK-UPS & POWER 8 DRYER - PROVIDE 4" MIN. DIA. DUCT, 14' MAX. LENGTH INCLUDING (2) 90 DEGREE ELBOWS, DEDUCT TWO(2) FEET FOR EACH 90 DEGREE ELBOW IN EXCESS OF TWO(2) (CMC 504.3.2) 9 COLUMN - SIZE PER STRUCT. 10 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 13,14 & 15/AD-1 11 FIREPLACE - PREFABRICATED, GAS ONLY, 'DAVINCI - LEFT/RIGHT CORNER' - ANSI Z21.50B-2014 [DTL. 22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) JOINTS AT FIRE RATED ASSEMBLIES: 715.1 GENERAL.JOINTS INSTALLED IN OR BETWEEN FIRE-RESISTANCE RATED WALLS, FLOOR OR FLOOR/CEILING ASSEMBLIES AND ROOFS OR ROOF/CEILING ASSEMBLIES SHALL BE PROTECTED BY AN APPROVED FIRE-RESISTANT JOINT SYSTEM DESIGNED TO RESIST THE PASSAGE OF FIRE FOR A TIME PERIOD NOT LESS THAN THE REQUIRED FIRE-RESISTANCE RATING OF THE WALL, FLOOR OR ROOF IN OR BETWEEN WHICH IT IS INSTALLED. FIRE-RESISTANT JOINT SYSTEMS SHALL BE TESTED IN ACCORDANCE WITH SECTION 715.3. 715.3 FIRE TEST CRITERIA.FIRE-RESISTANT JOINT SYSTEMS SHALL BE TESTED IN ACCORDANCE WITH THE REQUIREMENTS OF EITHER ASTM E 1966 OR UL 2079. NONSYMMETRICAL WALL JOINT SYSTEMS SHALL BE TESTED WITH BOTH FACES EXPOSED TO THE FURNACE, AND THE ASSIGNED FIRE-RESISTANCE RATING SHALL BE THE SHORTEST DURATION OBTAINED FROM THE TWO TESTS. WHEN EVIDENCE IS FURNISHED TO SHOW THAT THE WALL WAS TESTED WITH THE LEAST FIRE-RESISTANT SIDE EXPOSED TO THE FURNACE, SUBJECT TO ACCEPTANCE OF THE BUILDING OFFICIAL, THE WALL NEED NOT BE SUBJECTED TO TESTS FROM THE OPPOSITE SIDE. 1/4" = 1'-0"1 THIRD FLOOR PLAN A B NO. REVISION DATE PA2022-011 ROOF VENTILATION NOTES: (CRC R806) 1. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED EXCEPT THAT REDUCTION OF THE TOTAL AREA TO 1/300 IS PERMITTED PROVIDED THAT AT LEAST 50% AND NOT MORE THAN 80% OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE SPACE TO BE VENTILATED AT LEAST 3 FEET ABV. THE EAVE OR CORNICE VENTS W/. THE BALANCE OF THE REQ'D. VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. (R806.3) 2.VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. VENTILATION OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF 1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF CRC R802.7 3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MIN. OF A 1" SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHT'G. AND AT THE LOCATION OF THE VENT. (R806.3) 4. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OF THE TOP STORY AND THE ROOF RAFTERS) SHALL BE PERMITTED IF ALL THE FOLLOWING CONDITIONS ARE MET: A. THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. B. NO INTERIOR VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY. C. ONE OF THE FOLLOWING 3 SHALL BE MET: I. AIR-IMPERMEABLE INSULATION ONLY. INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. II. AIR-PERMEABLE INSULATION ONLY. IN ADDITION TO THE AIR-PERMEABLE INSULATION INSTALLED DIRECTLY BELOW THE STRUCTURAL SHT'G., RIGID BOARD OR SHEET INSULATION WITH AN R-VALUE OF R-4 SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. III. AIR-IMPERMEABLE AND AIR-PERMEABLE INSULATION. THE AIR-IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT WITH THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. FOR CONDENSATION CONTROL. THE AIR-PERMEABLE INSULATION SHALL BE INSTALLED DIRECTLY UNDER THE AIR-IMPERMEABLE INSULATION. 1.PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2007 SECTION 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE-BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. 2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF WHOLE-BUILDING VENTILATION REQUIREMENT). (R) MECHANICAL VENTILATION NOTE: CALCULATIONS: TOTAL S.F. (UNIT 'A'): 2350 S.F. (.03)2350 SF + 7.5 CFM x OCC. (BED. +1) = 70.50 CFM + (7.5 x 4) = 100.50 CFM REQ'D. CALCULATIONS: TOTAL S.F. (UNIT 'B'): 2327 S.F. (.03)2327 SF + 7.5 CFM x OCC. (BED. +1) = 69.81 CFM + (7.5 x 4) = 99.81 CFM REQ'D. F.O.F. 2' - 0"F.O.F.9' - 7 5/8"F.O.F.9' - 9 3/8"45.54' 44.96' 36.17' T.R.36.17' T.R.3:123:123:123:12 3:12 3:12 3:12 HT. CERT. REQ'D. HT. CERT. REQ'D. 43.77' VIEW DECK (REF. THIRD FLOOR PLAN FOR ADDITIONAL INFORMATION) OPEN TO BELOW HT. CERT. REQ'D. 44.96' HT. CERT. REQ'D. 44.90' HT. CERT. REQ'D. 3:12 3:12 3:12HT. CERT. REQ'D.3:123:12 3:12TRELLIS F.O.F. 2' - 0" 43.54' 1 1 1 2 2 VIEW DECK (REF. THIRD FLOOR PLAN FOR ADDITIONAL INFORMATION) 45.54' HT. CERT. REQ'D.3:123:123:123:12 3:12 3:122x ROOF RAFTER (PER STRUCT.) INTERIOR FINISH (PER PLANS, WHERE OCCURS) INSULATION (PER PLANS) 30# ROOF FELT MIN. 15/32" (1/2" NOMINAL) CDX PLYWD. SHT'G. MIN. (REF. STRUCT) FASTENERS PER MFGR. INSTRUCTIONS 12 SLOPE PER PLAN STANDING SEAM METAL (ZINC OR EQUIV.) -REF. MAT. SCHED. A/A-6, CLASS 'A' ASSY. TYP.6" - 10"6" MIN. DOUBLE FOLD 3/4" LOCK, ALT. METHOD CLEATS @ 18" O.C. MAX. CONT. LOCK STRIP, SOLDERED ARCH. TO APPV. 12"-16"1-1/2" HIGHVALLEY DETAIL PRODUCT LISTING: ICC # ESR-2048, CB-150 INTERIOR FINISH, PER PLAN (WHERE OCCURS) 'TYVEK' OR EQ. BLDG. WRAP CDX PLYWD. SHT'G. (PER STRUCT'L.) THERMAL BATT INSUL'N. STUCCO STOPPER ROOFING MATERIAL (REF. PLANS) O/. 30# ROOF FELT & CDX PLYWD. ROOF SHT'G. (PER STRUCT'L.) BASE FLASHING EAVE FLASHING W/. DRIP (BY ROOFING MFGR.) TO MATCH ROOF EXTERIOR FINISH -REF. PLANS & MAT. SCHED. 2x SOLID BLK'G.1"CAULK & FLASHING THERMAL BATT INSUL'N. EAVE FLASHING W/. DRIP (BY ROOFING MFGR.) TO MATCH ROOF 2x3 CONT. WOOD FASCIA PAINT & SEAL -VERIFY SIZE & FINISH W/. ARCH. ROOFING MATERIAL, REF. PLANS 30# ROOF FELT MIN., TYP. 'TYVEK' OR EQ. BLDG. WRAP PLYWD. SHT'G. (PER STRUCT'L.) INTERIOR FINISH, PER PLAN CAULK & SEAL PLYWD. SHT'G. PER STRUCT. EXTERIOR VENEER -REF. PLANS & ELEVS. KYNAR PAINTED ALUM. GUTTER- HALF ROUND. COLOR TO MATCH ROOF 2x ROOF RAFTER (PER STRUCT.) BASE LAYER 5/8" TYPE X GYPSUM WALLBOARD APPLIED AT RIGHT ANGLES TO JOIST OR TRUSSES 24" O.C. WITH 1-1/4" TYPE S OR TYPE W DRYWALL SCREWS 24" O.C. INSULATION (PER PLANS) 30# ROOF FELT MIN. 15/32" (1/2" NOMINAL) CDX PLYWD. SHT'G. MIN. (REF. STRUCT) W/. EXTERIOR GLUE APPLIED AT RIGHT ANGLES TO TOP OF JOIST W/. 8 D NAILS 12 SLOPE PER PLAN STANDING SEAM METAL (ZINC OR EQUIV.) -REF. MAT. SCHED. A/A-6, CLASS 'A' ASSY. TYP.6" - 10"6" MIN. DOUBLE FOLD 3/4" LOCK, ALT. METHOD CLEATS @ 18" O.C. MAX. CONT. LOCK STRIP, SOLDERED ARCH. TO APPV. 12"-16"1-1/2" HIGHVALLEY DETAIL PRODUCT LISTING: ICC # ESR-2048, CB-150 FACE LAYER 5/8” TYPE X GYPSUM WALLBOARD OR VENEER BASE APPLIED AT RIGHT ANGLES TO JOIST OR TRUSS THROUGH BASE LAYER WITH 1-7/8" TYPE S OR TYPE W DRYWALL SCREWS 12" O.C. AT JOINTS AND INTERMEDIATE JOIST OR TRUSS. FACE LAYER TYPE G DRYWALL SCREWS PLACED 2" BACK ON EITHER SIDE OF FACE LAYER END JOINTS, 12" O.C. . REF. TABLE 721.1(3), ITEM 21-1.1 OF 2013 CBC 1-HR. RATED ROOF ASSEMBLY 1-HR. RATED FLR./CLN'G. ASS'Y (2) LAYERS 5/8" OR 1/2" TYPE 'X' GYP. BD. MIN. REF. DTL. 3/A-3.0 705.11 PARAPETS. PARAPETS SHALL BE PROVIDED ON EXTERIOR WALLS OF BUILDINGS. EXCEPTIONS:A PARAPET NEED NOT BE PROVIDED ON AN EXTERIOR WALL WHERE ANY OF THE FOLLOWING CONDITIONS EXIST: 4. ONE-HOUR FIRE-RESISTANCE-RATED EXTERIOR WALLS THAT TERMINATE AT THE UNDERSIDE OF THE ROOF SHEATHING, DECK OR SLAB, PROVIDED: 4.1.WHERE THE ROOF/CEILING FRAMING ELEMENTS ARE PARALLEL TO THE WALLS, SUCH FRAMING AND ELEMENTS SUPPORTING SUCH FRAMING SHALL NOT BE OF LESS THAN 1-HOUR FIRE-RESISTANCE-RATED CONSTRUCTION FOR A WIDTH OF 4 FEET (1220 MM) FOR GROUPS R AND U AND 10 FEET (3048 MM) FOR OTHER OCCUPANCIES, MEASURED FROM THE INTERIOR SIDE OF THE WALL. 4.2.WHERE ROOF/CEILING FRAMING ELEMENTS ARE NOT PARALLEL TO THE WALL, THE ENTIRE SPAN OF SUCH FRAMING AND ELEMENTS SUPPORTING SUCH FRAMING SHALL NOT BE OF LESS THAN 1-HOUR FIRE-RESISTANCE RATED CONSTRUCTION. 4.3.OPENINGS IN THE ROOF SHALL NOT BE LOCATED WITHIN 5 FEET (1524 MM) OF THE 1-HOUR FIRE-RESISTANCE-RATED EXTERIOR WALL FOR GROUPS R AND U AND 10 FEET (3048 MM) FOR OTHER OCCUPANCIES, MEASURED FROM THE INTERIOR SIDE OF THE WALL. 4.4. THE ENTIRE BUILDING SHALL BE PROVIDED WITH NOT LESS THAN A CLASS B ROOF COVERING. PARAPETS @ EXTERIOR RATED WALL: 706.6 VERTICAL CONTINUITY.FIRE WALLS SHALL EXTEND FROM THE FOUNDATION TO A TERMINATION POINT AT LEAST 30 INCHES (762 MM) ABOVE BOTH ADJACENT ROOFS. EXCEPTIONS: 4.IN BUILDINGS OF TYPE III, IV AND V CONSTRUCTION, WALLS SHALL BE PERMITTED TO TERMINATE AT THE UNDERSIDE OF COMBUSTIBLE ROOF SHEATHING OR DECKS, PROVIDED: 4.1.THERE ARE NO OPENINGS IN THE ROOF WITHIN 4FEET (1220 MM) OF THE FIRE WALL, 4.2.THE ROOF IS COVERED WITH A MINIMUM CLASS B ROOF COVERING, AND 4.3.THE ROOF SHEATHING OR DECK IS CONSTRUCTED OF FIRE-RETARDANT-TREATED WOOD FOR A DISTANCE OF 4 FEET (1220 MM) ON BOTH SIDES OF THE WALL OR THE ROOF IS PROTECTED WITH 5/G-INCH (15.9 MM) TYPE X GYPSUM BOARD DIRECTLY BENEATH THE UNDERSIDE OF THE ROOF SHEATHING OR DECK, SUPPORTED BY A MINIMUM OF 2-INCH (51 MM) NOMINAL LEDGERS ATTACHED TO THE SIDES OF THE ROOF FRAMING MEMBERS FOR A MINIMUM DISTANCE OF 4 FEET (1220 MM) ON BOTH SIDES OF THE FIRE WALL. PARAPETS @ PARTY (FIRE) WALL: PARAPET NOTES 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 01/07/21 ROOF PLAN & DETAILS110 22ND STREETMCFADDEN PLACE, LLC. MR. MARIO MAROVIC, MANAGING MEMBER 3334 E. COAST HWY #418 CORONA DEL MAR, CA 92625 DRC 106-110 22ND STREET, NEWPORT BEACH, CA 92663 A-3.0 KEYNOTE LEGEND 1 <varies> 2 DECO. STEEL TRELLIS - SIZE PER STRUCT NOTES: 1. 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. 2. ALL ROOF ASSEMBLIES TO BE 1-HR. RATED. 1/4" = 1'-0"1 ARCHITECTURAL ROOF PLAN 1 1/2" = 1'-0"2 METAL ROOFING DETAIL 1 1/2" = 1'-0"4 RAKE DETAIL (TYP.) 1 1/2" = 1'-0"5 EAVE DETAIL (TYP.) 1 1/2" = 1'-0"3 1-HR. METAL ROOFING DETAIL NO. REVISION DATE PA2022-011 FIRST LEVEL (T.O.S.) 10.50' FIRST LEVEL (T.O.S.) 10.50' SECOND FL. PL. 20.67' SECOND FL. PL. 20.67' SECOND LEVEL (T.O.S.) 21.92' SECOND LEVEL (T.O.S.) 21.92' ROOF PL. (TYP.) 41.56' ROOF PL. (TYP.) 41.56' GRADE PLANE 10.54' GRADE PLANE 10.54' MAX FLAT 40.54' MAX FLAT 40.54' MAX RIDGE 45.54' MAX RIDGE 45.54' THIRD FLOOR PL. (TYP.) 31.42' THIRD FLOOR PL. (TYP.) 31.42' THIRD LEVEL (T.O.S.) 32.67' THIRD LEVEL (T.O.S.) 32.67'30' - 0"HT. CERT. REQ'D. PL.PL.35' - 0"30' - 0"10' - 2"1' - 3"9' - 6"1' - 3"35' - 0"11' - 5"10' - 9"8' - 10 3/4"10' - 2"1' - 3"9' - 6"1' - 3"11' - 5"10' - 9"8' - 10 3/4"36.17' T.R. 3 :12 3:12 3:1 23:12 25.42' T.R. 42.27' 36.17' T.R. 25.42' T.R. 43.77' 45.54' HT. CERT. REQ'D.8' - 4 5/8"44.96'44.90' HT. CERT. REQ'D. 42.27' 1 2 2 2 2 33 2 4 4 4 5 6 6 66 FIRST LEVEL (T.O.S.) 10.50' FIRST LEVEL (T.O.S.) 10.50' SECOND FL. PL. 20.67' SECOND FL. PL. 20.67' SECOND LEVEL (T.O.S.) 21.92' SECOND LEVEL (T.O.S.) 21.92' ROOF PL. (TYP.) 41.56' ROOF PL. (TYP.) 41.56' GRADE PLANE 10.54' GRADE PLANE 10.54' MAX FLAT 40.54' MAX FLAT 40.54' MAX RIDGE 45.54' MAX RIDGE 45.54' THIRD FLOOR PL. (TYP.) 31.42' THIRD FLOOR PL. (TYP.) 31.42' THIRD LEVEL (T.O.S.) 32.67' THIRD LEVEL (T.O.S.) 32.67' HT. CERT. REQ'D.30' - 0"35' - 0"1' - 3"9' - 6"1' - 3"10' - 2"8' - 10 3/4"10' - 9"11' - 5"19' - 7 3/4"11' - 5"1' - 3"9' - 6"1' - 3"10' - 2"35' - 0"30' - 0"PL. PL. 4' - 10 3/4"4' - 11 7/8"13' - 0 7/8" 45.54' 3 :12 22' - 11 1/2" 42.27' 36.17' 25.42'25.42' T.R. 45.54' HT. CERT. REQ'D.HT. CERT. REQ'D. 1 2 2 5 5 666 6 1 3 45.54' WINDOWS & DOORS: STUCCO VENEER AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER:ASSOCIATED BUILDING SUPPLY ADDRESS:3020 E. LA PALMA AVENUE, ANAHEIM, CA 92806 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 ALUMINUM SLIDING DOORS MANUFACTURER: WESTERN PRODUCT:ALUMINUM SLIDING DOORS ADDRESS:1435 W. PIONEER ST. BREA, CA 92821 PHONE:562.905.3200 FAX:562.694.6794 WEB:WWW.PACMILLWORK.COM MANUFACTURER: MERLEX STUCCO 2911 ORANGE-OLIVE RD. ORANGE, CA 92865 P: 714.637.1700 COLOR:WHITE -ARCH. TO APPROVE APPLICATION: SMOOTH TROWELED CODE: MIN. 7/8" THK. O/. MIN. 2-LAYERS GRADE 'D' PAPER GUTTERS: SUPPLIER:TBD MATERIAL: ALUMINUM -KYNAR FINISH TO MATCH ROOFING SHAPE: SQUARE (VERIFY SIZE W/. ARCH.) GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WWW.RANCHHOUSEDOORS.COM STYLE: MODERN/ CONTEMPORARY MATERIAL: CUSTOM BUILT, WOOD WATERPROOF DECK MEMBRANE: WESTCOAT 770 GATEWAY CENTER DRIVE SAN DEIGO, CA 92102 800.250.4519 WWW.WESTCOAT.COM CODE: ICC ESR-2201 PROVIDE MIN. 24 GUAGE ALUM. PAINTED KYNAR (16 OZ.) SHEETING FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. FLASHING & WEATHERSTRIPPING: METAL ROOFING: ( CLASS 'A' ) PRODUCT: STANDING SEAM ALUMINUM -KYNAR FINISH MANUFACTURER: CUSTOM-BILT METALS 13940 MAGNOLIA AVE. CHINO, CA. 91710 P: 909.664.1500 COLOR:GREY, TO BE APPROVED BY ARCH. & OWNER NOTES:USE CONTINUOUS 16" OR 18" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS. (NO TRANSVERSE SEAMS) WEIGHT:APPX. 2 PSF. CODE: ICC ESR-2048 ALUM. WALL PANELING: KYNAR PAINTED/ MAIN LEVEL ALL EXTERIOR GLASS GUARDRAILS MUST BE ACID-ETCHED WITH 'AVIPROTEK T' BY WALKER TEXTURES OR SIMILAR PRODUCT TO REDUCE POSSIBLE BIRD STRIKES. EXTERIOR GLASS GUARDRAILS: ALUM. HORIZONTAL PANELING: KYNAR PAINTED/ UPPER LEVEL MANUFACTURER: OCM, OLD COUNTRY MILLWORK INC. COLOR: TINTED ALUM. SMOKY MOUNTAIN (LIGHT GREY) FINISH: ACM PANEL -ARCH. TO APPROVE SIZING/ REVEAL MANUFACTURER: OCM, OLD COUNTRY MILLWORK INC. COLOR: TINTED ALUM. OBSIDIAN (DARK GREY) FINISH: ACM PANEL -ARCH. TO APPROVE SIZING/ REVEAL STONE VENEER SUPPLIER: TBD STONE TYPE:TBD (ARCH. TO APPROVE) COLOR: LT. GRAY APPLICATION: STACKED, ARCH. TO APPROVE SIZING/REVEAL THICKNESS: 1" -1.5" NOMINAL WEIGHT:TBD 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 01/07/21 EXTERIOR ELEVATIONS110 22ND STREETMCFADDEN PLACE, LLC. MR. MARIO MAROVIC, MANAGING MEMBER 3334 E. COAST HWY #418 CORONA DEL MAR, CA 92625 DRC 106-110 22ND STREET, NEWPORT BEACH, CA 92663 A-4.0 1/4" = 1'-0"1 FRONT ELEVATION - NORTH 1/4" = 1'-0"2 LEFT SIDE ELEVATION - WEST KEYNOTE LEGEND 1 NATURAL STONE VENEER- REF. MATERIAL SCHEDULE & COORD. W/. ARCH. - REF. DTL. 8/AD-1 2 T&G WOOD VENEER - REF. MATERIAL SCHEDULE ON ELEVATIONS SHEET A-4 3 ROOF - STANDING SEAM METAL, ALUM. FINISH - COLOR AS SELECTED - REF MAT. SCHED. A/A-3.0 AND DTLS. A, B, OR C /A-3.0, RATED ASSEMBLIES REQ'D. PER ROOF PLAN 1/A-3.0 4 KYNAR PAINTED ALUMINUM/ACM PANEL - REF. MATERIAL SCHE. A/A-4.0 5 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. DTL. 5/AD-1 6 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 13,14 & 15/AD-1 3 NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 1/4" = 1'-0" MATERIAL SCHEDULE NO. REVISION DATE PA2022-011 FIRST LEVEL (T.O.S.) 10.50' FIRST LEVEL (T.O.S.) 10.50' SECOND FL. PL. 20.67' SECOND FL. PL. 20.67' SECOND LEVEL (T.O.S.) 21.92' SECOND LEVEL (T.O.S.) 21.92' ROOF PL. (TYP.) 41.56' ROOF PL. (TYP.) 41.56' GRADE PLANE 10.54' GRADE PLANE 10.54' MAX FLAT 40.54' MAX FLAT 40.54' MAX RIDGE 45.54' MAX RIDGE 45.54' THIRD FLOOR PL. (TYP.) 31.42' THIRD FLOOR PL. (TYP.) 31.42' THIRD LEVEL (T.O.S.) 32.67' THIRD LEVEL (T.O.S.) 32.67'30' - 0"35' - 0"1' - 3"9' - 6"1' - 3"10' - 2"30' - 0"35' - 0"8' - 10 3/4"10' - 9"11' - 5"PL. PL. HT. CERT. REQ'D.8' - 10 3/4"10' - 9"11' - 5"1' - 0 1/4"7' - 10 1/2"1' - 3"9' - 6"1' - 3"10' - 2"36.17' T.R. 25.42' T.R. PL. HT. CERT. REQ'D. 44.96'45.54' HT. CERT. REQ'D. 41.33' 44.96'45.54' HT. CERT. REQ'D. 42.27' 36.17' T.W. 43.54' 2 1 1 1 2 2 4 4 5 5 5 33 6 6 FIRST LEVEL (T.O.S.) 10.50' FIRST LEVEL (T.O.S.) 10.50' SECOND FL. PL. 20.67' SECOND FL. PL. 20.67' SECOND LEVEL (T.O.S.) 21.92' SECOND LEVEL (T.O.S.) 21.92' ROOF PL. (TYP.) 41.56' ROOF PL. (TYP.) 41.56' GRADE PLANE 10.54' GRADE PLANE 10.54' MAX FLAT 40.54' MAX FLAT 40.54' MAX RIDGE 45.54' MAX RIDGE 45.54' THIRD FLOOR PL. (TYP.) 31.42' THIRD FLOOR PL. (TYP.) 31.42' THIRD LEVEL (T.O.S.) 32.67' THIRD LEVEL (T.O.S.) 32.67'1' - 3"9' - 6"1' - 3"10' - 2"35' - 0"30' - 0"8' - 10 3/4"10' - 9"11' - 5"35' - 0"1' - 3"9' - 6"1' - 3"10' - 2"7' - 10 1/2"30' - 0"LOWER FIRST FLOOR 10.17' LOWER FIRST FLOOR 10.17'8' - 10 3/4"10' - 9"11' - 5"HT. CERT. REQ'D. 25.42' T.R. 36.17' T.R. PL.PL. HT. CERT. REQ'D.HT. CERT. REQ'D. 4 1/2" 44.96' 43.54' 44.90' HT. CERT. REQ'D. 1 1 2 3 4 55 4 1 1 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 01/07/21 EXTERIOR ELEVATIONS110 22ND STREETMCFADDEN PLACE, LLC. MR. MARIO MAROVIC, MANAGING MEMBER 3334 E. COAST HWY #418 CORONA DEL MAR, CA 92625 DRC 106-110 22ND STREET, NEWPORT BEACH, CA 92663 A-4.1 KEYNOTE LEGEND 1 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. DTL. 5/AD-1 2 T&G WOOD VENEER - REF. MATERIAL SCHEDULE ON ELEVATIONS SHEET A-4 3 NATURAL STONE VENEER- REF. MATERIAL SCHEDULE & COORD. W/. ARCH. - REF. DTL. 8/AD-1 4 ROOF - STANDING SEAM METAL, ALUM. FINISH - COLOR AS SELECTED - REF MAT. SCHED. A/A-3.0 AND DTLS. A, B, OR C /A-3.0, RATED ASSEMBLIES REQ'D. PER ROOF PLAN 1/A-3.0 5 KYNAR PAINTED ALUMINUM/ACM PANEL - REF. MATERIAL SCHE. A/A-4.0 6 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT - 4" MAX. SPHERE OPENING, REF. DTLS. 13,14 & 15/AD-1 1/4" = 1'-0"2 RIGHT SIDE ELEVATION - EAST 1/4" = 1'-0"1 REAR ELEVATION - SOUTH NO. REVISION DATE PA2022-011 DWOVEN OVENWDWDDW WDOVENDW DW 261 SF LOBBY 691 SF COMMERCIAL SUITE '3' 683 SF COMMERCIAL SUITE '1' 259 SF UTILITY 654 SF COMMERCIAL SUITE '2' 11' - 7 1/4"5' - 3 3/8"12' - 8 3/8"5' - 6"2' - 3 1/8"2' - 3 1/8"37' - 2"37' - 2"11' - 7 1/4"5' - 3 3/8"9' - 5 3/8"3' - 8 3/8"5' - 0 5/8"6' - 5 1/8"38' - 4"39' - 5 1/8"1' - 2 1/2"23' - 3 1/8"6' - 4"16' - 1"7' - 9 1/8"10"22' - 5 1/8"1A 1B 1C 2A 2B 3A 3B 3C 4A 4B 5A 192 SF EXIT PASSAGEWAY5' - 10 1/32"3' - 6"19' - 9 1/4"22' - 5 1/8"10' - 1 1/4"27' - 0"5' - 8 3/4"13' - 9 7/8"10' - 1 1/4"4' - 9 1/4"3' - 0"8' - 5 1/8"5B 5C 5D 5E 4' - 7 1/2"14' - 4 3/4" 5' - 2" 1989 SF RESIDENTIAL UNIT 'A' 1905 SF RESIDENTIAL UNIT 'B' B1 B2 B3 B4 B5 B6 B7 B8 B9 B10 B11 A1 A2 A3 A4 A5 A6 A7 A8 A9 A10 24' - 8 1/8"5' - 1 1/2"5' - 9 1/4"18' - 7"2' - 6 1/8"17' - 4"1' - 0"18' - 4"17' - 8"17' - 8"21' - 9"10' - 6"7' - 10"10' - 3 3/8"15' - 6 3/4"10' - 10"10' - 3 1/2"16' - 1 1/4"6' - 0 3/4" 17' - 9 1/8" 20' - 4 1/8"7' - 9 3/4" 12' - 7 3/8"5' - 3 3/4" 26' - 3 1/8"5' - 3 3/4"10 3/4"40' - 4 1/2"5' - 0 3/4"11' - 6 3/4"6' - 3 1/4"9' - 10"9' - 1 3/8"10' - 8 3/4"4' - 9"3' - 11 5/8"6' - 6 3/4"7' - 9 1/8"40' - 3"4' - 9 1/8"20' - 4 1/8"5' - 10 1/4"20' - 3 1/2"5' - 9 3/4" 16' - 8"8' - 10 1/8" 18' - 8 1/2"14' - 4 1/4" 22' - 3 7/8" 274 SF COURTYARD 319 SF UNIT 'B' DECK 249 SF UNIT 'A' DECK 108 SF UNIT 'A' BALCONY 35 SF UNIT 'A' BALCONY 2 31 SF L2 8 SF L1 1' - 8 3/8"4' - 9 1/2"18' - 7"2775 SF RESIDENTIAL UNIT 'C' 18' - 7 1/2"5' - 11 3/4"7' - 7 1/2"16' - 2 5/8"11' - 2 1/2"10' - 5 7/8"6' - 3 5/8"6' - 8 5/8"9' - 0 3/4"5' - 7 1/4"11' - 5 1/4"C1 C2 C3 C6 C7 C8 C9 C10 C11 C12 19' - 1 1/4"16' - 9 5/8"15' - 11"11' - 8"18' - 9 7/8"8' - 9 1/2"32' - 10 1/4"19' - 6"12' - 3 7/8" 583 SF UNIT 'C' VIEW DECK 368 SF UNIT 'C' BALCONY 7' - 8 3/4" 113 SF L3 2' - 0"12' - 5 1/2"10' - 1 1/2"3' - 3 5/8"C13C15 17' - 11 1/8" 19' - 0" 24' - 7 1/4"26' - 3 1/8"2' - 0"12' - 5"4' - 0"6' - 5 7/8"2' - 6" C14 C4 C5 22' - 5 7/8" 24' - 7 1/4" 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 01/07/21 AREA PLANS110 22ND STREETMCFADDEN PLACE, LLC. MR. MARIO MAROVIC, MANAGING MEMBER 3334 E. COAST HWY #418 CORONA DEL MAR, CA 92625 DRC 106-110 22ND STREET, NEWPORT BEACH, CA 92663 AP-1 1/8" = 1'-0"1 FIRST FLOOR AREA PLAN 1/8" = 1'-0"2 SECOND FLOOR AREA PLAN UNIT '1' 1A 1B 1C 6' -4" X 23' -4 5/8" = 142.20 SF 16' -1" X 22' -6 5/8" = 360.67 SF 3C 3' -8 3/8" X 2' -3 1/8" = 8.36 SF 3A 12' -8 3/8" X 37' -2" = 471.94 SF 3B 5' -6" X 38' -4" = 210.83 SF 2A 2B 11' -7 1/4" X 39' -5 1/8" = 457.52 SF 5' -3 3/8" X 37' -2" = 196.29 SF UNIT '3' COMMERCIAL: 691.13 SF 4A 5' -0 5/8" X 6' -5 1/8" = 32.47 SF 4B 22' -5 1/8" X 10' -1 1/4" = 226.54 SF UTILITY COMMERCIAL: 451.29 SF UNIT '2'UNIT 'A' B1 B2 20' -4 1/8" X 24' -8 1/8" = 502.02 SF 5' -10 1/4" X 17' -8" = 103.42 SF UNIT 'B' UNIT 'A' LIVING: 1,989.76 SF TOTAL COMMERCIAL: 2,479.60 SF TOTAL RESIDENTIAL: 3,934.29 SF B3 B4 7' -9 3/4" X 17' -8" = 138.02 SF 5' -1 1/2" X 17' -9 1/8" = 91.02 SF UNIT 'B' LIVING: 1,904.88 SF UNIT 'C' C1 C2 C3 18' -7 1/2" X 6' -3 5/8" = 117.38 SF 5' -11 3/4" X 6' -8 5/8" = 40.17 SF 10' -5 7/8" X 24' -7 1/4" = 258.09 SF C6 C7 26' -3 1/8" X 2' -0" = 52.52 SF 5' -7 1/4" X 12' -5" = 69.59 SF C8 11' -5 1/4" X 7' -8 3/4" = 88.40 SF TOTAL RESIDENTIAL: 2,886.71 SF C9 19' -1 1/4" X 16' -9 5/8" = 320.99 SF UNIT 'C' LIVING: 2,774.58 SF UNIT '2' COMMERCIAL: 653.81 SF 7' -9 1/8" X 23' -4 5/8" = 180.50 SF UNIT '1' COMMERCIAL: 683.37 SF TOTAL RESIDENTIAL: 260.97 SF UNIT '3'UTILITY/RESTROOMS BUILDING AREA SCHEDULE LOCATION AREA COMMENTS COMMERCIAL SUITE '1' 683 SF COMMERCIAL SUITE '2' 654 SF COMMERCIAL SUITE '3' 691 SF EXIT PASSAGEWAY 192 SF UTILITY 259 SF 2480 SF L1 8 SF 2ND FLR. LANDING AREA L2 31 SF 2ND FLR. LANDING AREA L3 113 SF 3RD FLR. ELEVATOR LOBBY LOBBY 261 SF RESIDENTIAL UNIT 'A' 1989 SF RESIDENTIAL UNIT 'B' 1905 SF RESIDENTIAL UNIT 'C' 2775 SF 7082 SF GRAND TOTAL 9561 SF COMMERCIAL TOTAL RESIDENTIAL TOTAL GRAND TOTAL 1/8" = 1'-0"3 THIRD LEVEL (T.O.S.) 5A 13' -9 7/8" X 10' -1 1/4" = 139.58 SF RESIDENTIAL LOBBY RESIDENTIAL: 260.97 SF B5 5' -9 1/4" X 20' -4 1/8" = 117.36 SF B6 12' -7 3/8" X 18' -7" = 234.29 SF B7 5' -3 3/4" X 21' -9" = 115.55 SF B8 26' -3 1/8" X 2' -6 1/8" = 65.91 SF B9 10' -3 1/2" X 17' -4" = 178.39 SF B10 16' -1 1/4" X 18' -4" = 295.24 SF A1 A2 20' -3 1/2" X 40' -4 1/2" = 819.28 SF 5' -9 3/4" X 40' -3" = 233.95 SF A3 A4 16' -8" X 5' -0 3/4" = 84.38 SF 8' -10 1/8" X 6' -6 3/4" = 58.04 SF A5 18' -9 1/2" X 11' -6 3/4" = 217.28 SF A6 4' -9" X 7' -9 1/8" = 36.86 SF A7 22' -3 7/8" X 6' -3 1/4" = 139.98 SF A8 9' -1 3/8" X 14' -4 1/4" = 130.73 SF A9 15' -6 3/4" X 9' -10" = 153.03 SF A10 10' -10" X 10' -8 3/4" = 116.23 SF L1 L2 4' -9 1/2" X 1' -8 3/8" = 8.14 SF 3' -11 5/8" X 2' -10 3/4" = 31.51 SF STAIR LANDING STAIR LANDING: 39.65 SF C10 29' -7 1/8" X 17' -11 1/8" = 530.53 SF C12 8' -9 1/2" X 12' -3 7/8" = 108.34 SF C13 19' -0" X 10' -1 1/2" = 192.38 SF LEGAL DESCRIPTION: LOT 9, 10 &11, BLOCK 21 APN: 047-151-04, 047-151-05, 047-151-06 LOT INFORMATION: EXISTING BUILDING INFORMATION: (3) EXISTING STRUCTURES OF APPX. 2,886.50 S.F. TO BE DEMOLISHED ZONING INFORMATION GRAND TOTAL BUILDING AREA = 9,561.57 S.F. FRONT SETBACK:0 FT. REAR SETBACK:10'-0" FT. (ALLEY) LEFT SETBACK:0 FT. RIGHT SETBACK:0 FT. COMMERCIAL TOTAL = 2,479.60 S.F. RESIDENTIAL TOTAL = 7,081.97 S.F. HEIGHT ALLOWABLE BLDG. AREA (PER MU-W2/SB 478) MAX RESIDENTIAL 7,082.9 SF MIN. COMMERCIAL 2,479.02 SF MAX FLAT 30' MAX SLOPED 35' (3:12 MIN.) (PER VARIANCE) ZONED: MU-W2 SITE AREA:7,082.90 S.F. AREA FAR REQUIREMENTS: 1.0 MAX RESIDENTIAL (SB 478) 0.35 MIN. AND 0.50 MAX COMMERCIAL 10,624.35 MAXIMUM ALLOWABLE BUILDING AREA (9,561.57 S.F. PROPOSED) RESIDENTIAL ALLOWABLE PER SB 478: 1.0 X 7,082.9 = 7,082.9 S.F. COMMERCIAL ALLOWABLE: 0.5 MIN. X 7,082.9 = 3,541.45 S.F. (2,479.60 S.F. PROVIDED) (9,561.57 S.F. ACTUAL REF. AP-1) OUTDOOR AREA SCHEDULE LOCATION AREA COMMENTS UNIT 'A' BALCONY 108 SF UNIT 'A' BALCONY 2 35 SF UNIT 'A' DECK 249 SF UNIT 'B' DECK 319 SF UNIT 'C' BALCONY 368 SF UNIT 'C' VIEW DECK 583 SF 1661 SF COURTYARD 274 SF 274 SF GRAND TOTAL 1936 SF TTL. PRIVATE OUTDOOR EXIT PASSAGEWAY 5E 27' -0" X 5' -8 3/4" = 154.69 SF 5B 14' -4 3/4" X 8' -5 1/8" = 121.39 SF 5C 4' -9 1/4" X 4' -7 1/2" = 22.09 SF 5D 3' -0" X 5' -2" = 15.50 SF TTL. COMMON OPEN SPACE B11 6' -0 3/4" X 10' -6" = 63.66 SF GRAND TOTAL (2,479.60 S.F. ACTUAL REF. AP-1) (AREA NOT INCLUDED AT FIRST FLOOR) L3 9' -0 3/4" X 12' -5 1/2" = 112.13 SF ELEVATOR LOBBY: 112.13 SF GRAND TOTAL RESIDENTIAL: 7,081.97 SF GRAND TOTAL COMMERCIAL: 2,479.60 SF NO. REVISION DATE C14 19' -6" X 3' -3 5/8" = 64.39 SF C15 32' -10 1/4" X 7' -7 1/2" = 250.51 SF C11 11' -8" X 2' -6" = 29.17 SF C5 16' -2 5/8" X 24' -7 1/4" = 399.05 SF C4 22' -5 7/8" X 11' -2 1/2" = 252.07 SF (7,081.97 S.F. ACTUAL REF. AP-1) PA2022-011