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HomeMy WebLinkAboutPA2021-140_20210922_PLANS_APPROVEDBRANDON ARCHITECTS DATE T-1.0 PROJECT CONTACT RYAN MCCDANIEL PROJECT NAME PROJECT ADDRESS 1615 E BAY AVE NEWPORT BEACH, CA 92661 OWNER INFORMATION JAY & NANCY SCHULMAN 16201 MEADOWRIDGE WAY ENCINO, CA PROJECT STATUS CDP PLAN CHECK NO. #Pln REVISIONS NO. DATE 09/16/2021 SCHULMAN RESIDENCETITLE SHEET 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. 7 1 SHEET LIST5SITE INFORMATION 4 AGENCIES & SERVICES 1615 E BAY AVE, NEWPORT BEACH CA 92661 SCHULMAN RESIDENCE 9 DEFERRED SUBMITTALS 8 SPECIAL INSPECTIONS 2 PROJECT DIRECTORY 3 CODE INFORMATION 6 SHORING & EXCAVATION PROJECT STATISTICS VICINITY MAP 11 PROJECT DESCRIPTION 10 BRANDON ARCHITECTS, INC.CODES NBMC (NEWPORT BEACH MUNICIPAL CODE) CODES: 2019 CRC, 2019 CFC, 2019 CEC, 2019 CMC, 2019 CAL GREEN, 2019 CAL. ENERGY CODE, 2019 CPC, AND ISPSA 2018 OCCUPANT LOAD 1 UNIT OCCUPANCY CLASSIFICATION R-3/U OCCUPANCY SEPARATION (GARAGE) 1-HR FLOOR & FLOOR-CEILING N/A TYPE OF CONSTRUCTION VB - SPRK'R FIRE SPRINKLER YES HEIGHT 3 LEVELS FLOOR AREA REF.7/T-1.0 ALLOWABLE BLDG. AREA (PER CBC TBL.503) N/A 1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD 2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS 1. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 2. CONTRACTOR SHALL USE THE CITY STANDARD FORM ‘30-DAY NOTICE OF INTENT TO EXCAVATE’ TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT: HTTP://WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395 DIG ALERT: 1.800.227.2600 SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 SOUTHERN CALIFORNIA GAS: 1.800.427.2000 CITY WATER & SEWER: 1.949.644.3011 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.: 1.949.644.3311 CITY OF NEWPORT BEACH PLANNING DEPT.:GENERAL INFOMATION: 1.949.644.3200 ZONING INFORMATION: 1.949.644.3204 CITY OF NEWPORT BEACH BUILDING DEPT.: GENERAL: 1.949.644.3275 PERMITS: 1.949.644.3288 INSPECTIONS: 1.949.644.3255 NEWPORT BEACH FIRE DEPARTMENT: 1.949.644.3106 ORANGE COUNTY HEALTH SERVICES: 1.714.834.3882 LEGAL DESCRIPTION APN: 048 231 39 PARCEL 1: WESTERLY 30' OF LOTS 8, 9, 10 & 11, BLOCK 25, EAST SIDE ADDITION TO THE BALBOA TRACT PARCEL 2: LOT 8 IN BLOCK P OF BAYFRONT SECTION OF THE BALBOA TRACT PARCEL 3: 30' WIDE, AS LAID OUT AND SHOWN THE EAST SIDE ADDITION TO THE BALBOA TRACTCITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA MM_004_20 LOT INFORMATION ZONED: R-1 SITE AREA: 5,727 S.F. BUILDABLE AREA: 2,616 S.F. TOTAL ALLOWABLE AREA: 2 x 2,616 S.F. = 5,232 S.F. TOTAL OPEN AREA REQUIRED: 0.15 x 2,616 S.F. = 392.4 S.F. MAX. THIRD FLOOR AREA: 0.20 x 2,616 S.F. = 523.2 S.F. TOTAL OPEN AREA PROVIDED: 619 S.F. > 392.4 S.F. TOTAL LANDSCAPED AREA: 80 S.F. EXISTING BUILDING INFORMATION EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHEDEXISTING S.F. 2,939 S.F. (462 S.F.) GARAGE (4 BEDS. TTL.) ZONING INFORMATION FRONT SETBACK: 5 FT. REAR SETBACK: 5 FT. LEFT SETBACK: 3 FT. RIGHT SETBACK: 3 FT. THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA AT BALBOA PENINSULA ON BAY AVE., FACING THE HARBOR. THE LOTIS APPROXIMATELY 30’ WIDE BY 192’ DEEP, IT IS ZONED R-1 (SINGLE UNIT-RESIDENCE) AND IS APPROXIMATELY 5,765 S.F. THE PROPERTY INCLUDES AN EXISTING RESIDENCE AND GARAGE. CLIENT PROPOSES TO BUILD A NEW 3 STORY SINGLE FAMILY RESIDENCE OF APPX. 4,833 S.F. INCLUDING AN ATTACHED 3 CAR GARAGE OF APPX. 652 S.F. THE PROJECT WILL BE OF A TRADITIONAL CAPE CODE DESIGN, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACESINTEGRATED WITH A MODERN ‘OPEN’ LIVING PLAN WHICH MAXIMIZES THE HARBOR VIEWS FROM LIVING SPACES AS WELL AS OUTDOOR PATIOS, BALCONIES, AND VIEW DECK. THE EXTERIOR WILL BE PRIMARILY WOOD SHINGLE AND METAL ROOFING, WITH ACCENTS OF STONE AND BOARD & BATTEN. THE HOUSE WILL HAVE APPROXIMATELY 4 BEDROOMS, 5.5 BATHROOMS. THE FIRST FLOOR CONTAINS GENEROUS LIVING SPACE, KITCHEN AND DINING AREA THAT ORIENTED TOWARD THE HARBOR VIEW. THE SECOND LEVEL CONSISTS OF THE MASTER BEDROOM & BATH, 3 BEDROOMS, 3 BATHROOMS AND LAUNDRY. THE BONUS ROOM, OFFICE AND A FULL BATH ALONG WITH THE COVERED CABANA AND VIEW DECK LOCATED AT THIRD. TRUE NORTH PROJECT NORTH 1. LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPARATE SUBMITTAL 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. G.C. TO SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50DBA (55DBA WITH TIMER, 65DBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. 4. FIRE SPRINKLERS REQUIRED, CONTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S REVIEW PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 5. A NOTICE OF INTENT TO DEMOLISH SHALL BE SENT BY G.C. VIA CERTIFIED MAIL TO ADJACENT PROPERTY OWNER(S). SIGNED RETURN RECEIPT MUST BE PROVIDED TO THE BUILDING DIVISION AT THE TIME OF PERMIT ISSUANCE. DEMOLITION MAY COMMENCE 30 DAYS AFTER THE DATE OF NOTIFICATION PER NEWPORT BEACH MUNICIPAL CODE SECTION 15.02.120. 6. PV SOLAR SYSTEM (MIN. 3KWDC) + 5 KWH BATTERY SYSTEM PER T-24 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) OWNER JAY & NANCY SCHULMAN 16201 MEADOWRIDGE WAY ENCINO, CA 91436 P: 310.749.3231 CIVIL ENGINEER FORKERT ENGINEERING & SURVEYING, INC. TOM RUIZ 22311 BROOKHURST STREET, SUITE 203HUNTINGTON BEACH, CA 92646 P: 714.963.6793 . LANDSCAPE DESIGNER DAVID A PEDERSEN, INC. DAVID PEDERSEN 20271 ACACIA STREET, SUITE 120 NEWPORT BEACH, CA 92660 P: 949.251.8999 ARCHITECT BRANDON ARCHITECTS, INC. CHRISTOPHER BRANDON, AIA PRINCIPAL 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 P:714.754.4040 WWW.BRANDONARCHITECTS.COM STRUCTURAL ENGINEER FMH ENGINEERING, INC. FADY HAKIM, PE 410 GODDARD, SUITE 200IRVINE, CA 92618 P: 949.245.8000 E: FADYHAKIM@FMHENGINEERING.COM INTERIOR DESIGNER BROOKE WAGNER DESIGN ELLY JONES 2732 E COAST HIGHWAY, SUITE C CORONA DEL MAR, CA 92625 P: 949.612.2716 ENERGY CONSULTANT ENERGY CODE WORKS, INC. CARLY NOBLE 2600 MICHELSON DRIVE, SUITE 1700IRVINE, CA 92612 P: 800.700.0131 GENERAL CONTRACTOR PATTERSON CUSTOM HOMES ANDREW PATTERSON 15 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 P: 949.723.1800 . SURVEYOR APEX LAND SURVEYING, INC. PAUL CRAFT, LIC. # 8516 HUNTINGTON BEACH, CA 92646P: 714.488.5006 E: APEXLSINC@GMAIL.COM . GEOTECHNICAL ENGINEER COAST GEOTECHNICAL, INC. W.O. # 593320-01, MAY 4, 2020 1200 W COMMONWEALTH AVENUE FULLERTON, CA 92833 P: 714.870.1222 BUILDING AREA LIVING GARAGE FIRST LEVEL SECOND LEVEL THIRD LEVEL 3-CAR GARAGE 1,406 2,244 520 4,171 sq ft 650 650 sq ft 4,821 sq ft TITLESHEET & GENERAL NOTES SURVEY GRADING SEAWALL LANDSCAPE ARCHITECTURAL SITE PLANS 3D VIEWS PLANS ROOF PLAN EXTERIOR ELEVATIONS ARCHITECTURAL SECTIONS REFLECTED CEILING PLANS DOORS & WINDOWS ARCHITECTURAL DETAILS STRUCTURAL SCHEMATIC ELECTRICAL PLANS MEP ENERGY SHEETS T-1.0 T-1.1 T-1.2 SUR C1 C2 C3 C4 C5 SW-0 SW-1 SW-2 L-1 L-2 L-3 L-4 L-5 L-6 L-7 A-0.1 A-1.0 A-2.0 A-2.1 A-2.2 A-2.3 A-3.0 A-4.0 A-5.0 A-6.0 A-6.1 A-7.0 A-7.1 AD-1.0 AD-2.0 S-1 S-2 S-3 D-1 D-2 D-3 D-4 D-5 SN1 HFX1 HFX2 E-1.0 E-1.1 E-1.2 M-1 M-2 M-3 M-4 M-5 T24.1a T24.1b T24.MM TITLE SHEET ARCHITECTURAL GENERAL NOTES SUPPLEMENTAL DOCUMENTS & NOTES TOPOGRAPHIC SURVEY TITLE SHEET PRECISE GRADING PLAN SECTIONS EROSION CONTROL PLAN SOILS REPORT RECOMMENDATIONS STRUCTURAL GENERAL NOTES & VICINITY MAP (FOR REFERENCE ONLY) SITE PLAN & ELEVATION (FOR REFERENCE ONLY) DETAILS (FOR REFERENCE ONLY) COVER SHEET CONSTRUCTION PLAN CONSTRUCTION DETAILS LIGHTING PLAN IRRIGATION PLAN IRRIGATION SPECIFICATIONS PLANTING PLAN ARCHITECTURAL SITE PLAN 3D VIEWS FIRST LEVEL FLOOR PLAN SECOND LEVEL FLOOR PLAN THIRD LEVEL FLOOR PLAN AREA PLANS ROOF PLAN EXTERIOR ELEVATIONS ARCHITECTURAL SECTIONS REFLECTED CEILING PLANS REFLECTED CEILING PLANS DOOR SCHEDULE WINDOW SCHEDULE ARCHITECTURAL DETAILS ARCHITECTURAL DETAILS FOUNDATION PLAN FIRST FLOOR FRAMING PLAN SECOND & ROOF FRAMING PLAN FOUNDATION DETAILS FOUNDATION DETAILS FOUNDATION DETAILS FOUNDATION DETAILS FOUNDATION DETAILS STRUCTURAL NOTES ANCHORAGE DETAILS HFX PANELS ANCHORAGE DETAILS HFX PANELS SCHEMATIC ELECTRICAL PLANS SCHEMATIC ELECTRICAL PLANS SCHEMATIC ELECTRICAL PLANS SITE PLAN, NOTES & EQUIPMENT SCHEDULE FIRST & SECOND LEVEL FLOOR PLANS THIRD LEVEL FLOOR PLAN & ROOF PLAN DETAILS SOUND CALCULATIONS ENERGY CALCULATIONS ENERGY CALCULATIONS MANDATORY MEASURES TOTAL LIVING TOTAL GARAGE GRAND TOTAL BRANDON ARCHITECTS DATE T-1.1 PROJECT CONTACT RYAN MCCDANIEL PROJECT NAME PROJECT ADDRESS 1615 E BAY AVE NEWPORT BEACH, CA 92661 OWNER INFORMATION JAY & NANCY SCHULMAN 16201 MEADOWRIDGE WAY ENCINO, CA PROJECT STATUS CDP PLAN CHECK NO. #Pln REVISIONS NO. DATE 09/16/2021 SCHULMAN RESIDENCEARCHITECTURAL GENERAL NOTES 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. & 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 ACOUSTICALA.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. BELOWBET. 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 GUARDCHAN. 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. DECORATIVEDEPT. 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. FOUNDATIONF.E. FIRE EXTINGUISHER F.E.C. FIRE EXTINGUISHER CABINET F.G. FINISH GRADE FIX./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 ABBREVIATIONS 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 MET./MTL. METAL MFGR. MANUFACTURER M.H. MANHOLE MIN. MINIMUM MIR. MIRROR MISC. MISCELLANEOUS M.O. MASONRY OPENING MT. MOUNTEDMUL. 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./R. 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, VENTILATINGVER. 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 DEFINITIONS: (AS USED IN THESE SPECIFICATIONS) OWNER SHALL MEAN: JAY & NANCY SCHULMAN ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., RYAN MCCDANIEL 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 NEWPORT BEACH 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 ITIS 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 ANDEXECUTED 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. INCASE 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 TOEXECUTING. 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 ANDTHE 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 TOWORK 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 ITSSUBCONTRACTORS, 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 BRANDON ARCHITECTS DATE T-1.2 PROJECT CONTACT RYAN MCCDANIEL PROJECT NAME PROJECT ADDRESS 1615 E BAY AVE NEWPORT BEACH, CA 92661 OWNER INFORMATION JAY & NANCY SCHULMAN 16201 MEADOWRIDGE WAY ENCINO, CA PROJECT STATUS CDP PLAN CHECK NO. #Pln REVISIONS NO. DATE 09/16/2021 SCHULMAN RESIDENCESUPPLEMENTAL DOCUMENTS & NOTES 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon.1 CAL GREEN - RESIDENTIAL MINIMUM REQUIREMENTS 2 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 1 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 100 Civic Center Drive | P.O. Box 1768 | Newport Beach, CA 92658-8915 www.newportbeachca.gov | (949) 644-3200 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS Applicable Standards: 2019 California Residential Code (CRC); 2019 California Building Code (CBC); 2019 California Plumbing Code (CPC); 2019 California Electrical Code (CEC); 2019 California Mechanical Code (CMC); 2019 Building Energy Efficiency Standards (BEES); 2019 California Green Building Standards Code (Cal Green); & Chapter 15 of the Newport Beach Municipal Code (NBMC) GENERAL: 1. Residential building undergoing permitted alterations, additions or improvements shall replace non-compliant plumbing fixtures with water-conserving plumbing fixtures meeting the requirements of 2019 California Green Building Standards Code, Section 4.303.1 Plumbing fixture replacement is required prior to issuance of a certificate of occupancy or final inspection by the Chief Building Official. (Civil Code, Section 1101.1 et seq., NBMC 15.11.010) 2. Issuance of a building permit by the City of Newport Beach does not relieve applicants of the legal requirements to observe covenants, conditions and restrictions, which may be recorded against the property or to obtain plans. You should contact your community associations prior to commencement of any construction authorized by this permit. 3. Prior to performing any work in the City right-of-way an encroachment permit must be obtained from the Public Works Department. 4. A site survey by a licensed surveyor shall be required prior to foundation concrete pour. 5. Garage ceiling height. The minimum unobstructed vertical clearance for parking spaces shall be seven feet, except that the front four feet may have a minimum vertical clearance of four feet. (NBMC 20.40.090 A 4) 6. Utilize one of the city’s approved franchise hauler to recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (Cal Green 4.408.1, 4.408.3) 7. Stairways shall not be less than 36 inches clear width. (CRC 311.7.1) The minimum head clearance shall be 6”-8” measured vertically from the sloped line adjoining tread nosing. (CRC 311.7.2) 8. Advisory Note: Homeowners Association (HOA) approval is independent of the City process and may be required for this improvement. Please check with the HOA Board. 9. Additional permits are required for detached structures including but not limited to: a. Accessory structures, detached patio covers, and trellises, b. Masonry or concrete fences over 3.5 ft. high or within 3 feet of the property line, c. Retaining walls over 4 ft. high from the bottom of the foundation to the top of the wall and any retaining wall within 3 ft. of property line regardless of height. 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 2 d. Electrical and Plumbing for exterior improvements detached from the house (i.e. barbeque, fountain, fire feature) CONSTRUCTION: 10. Pedestrian protection adjacent to public way to be as follows: CBC TABLE 3306.1 PROTECTION OF PEDESTRIANS HEIGHT OF CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE TYPE OF PROTECTION REQUIRED 8 feet or less Less than 5 feet Construction railings 5 feet or more None More than 8 feet Less than 5 feet Barrier and covered walkway 5 feet or more, but not more than one-fourth the height of construction Barrier and covered walkway 5 feet or more, but between one-fourth and one-half the height of construction Barrier 5 feet or more, but exceeding one-half the height of construction None 11. All exterior lath and plaster shall have two layers of Grade D paper over wood base sheathing. (CRC R703.7.3, CBC 2510.6) 12. Wall covering of showers or tubs with showers shall be of cement plaster, tile, or approved equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall be cement board or cement plaster. (CRC R307.2, CBC 1209.2.3) 13. Safety glazing shall be provided at the following hazardous locations: (CRC R308.4, CBC 2406.4) a. Swinging, bi-fold, and sliding doors. b. When located within 60 inches above the floor of wet surfaces such as tubs, showers, saunas, steam rooms, or outdoor swimming pool. c. Glazing adjacent to doors: i. Within a 24-inch arc of either vertical edge of doors and within 60 inches of walking surface. ii. Where the glazing is on a wall perpendicular to the plane of the door in a closed position and within 24 inches of the hinge side of an in-swinging door. d. Where glazing area is more than 9 sq. ft. in area, with the bottom edge less than 18 inches above the floor, top edge more than 36 inches above floor, and within 36 inches of a walking surface, measured horizontally. e. Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the adjacent walking surface of stairways, landings between flights of stairs and ramps. f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above the landing and within 60 inches horizontally of the bottom tread. g. Glazing in guards and railings. 14. All doors from the house into the pool area shall be equipped with an approved alarm or an approved alternate drowning prevention safety feature. (CBC 3109 (115922)) 15. Smoke alarms shall be installed in the following locations (CRC R314.3, CBC 907.2.11.2, 907.2.11.3 & 907.2.11.4): 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 3 a. In each sleeping room. b. Outside each separate sleeping area in the immediate vicinity of the bedrooms. c. On each additional story, including basements and habitable attics. d. Not less than 3 feet horizontally from the door or opening of a bathroom that contains a bathtub or shower. e. A minimum of 20 feet horizontally from any permanently installed cooking appliance. f. Smoke alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R314.4 & R314.5 or CBC 907.2.10.5 & 907.2.10.6. 16. Carbon monoxide alarms shall be installed in the following locations (CRC R315.3): a. Outside of each sleeping area in the immediate vicinity of the bedroom(s). b. On every occupiable level of the dwelling unit including basements. c. Where a fuel-burning appliance is located within a bedroom or its attached bathroom, a carbon monoxide alarm shall be installed within the bedroom. Carbon monoxide alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R315.6(4). 17. All fenestrations on windows and doors shall have U-factors (0.30 max) and Solar Heat Gain Coefficient (SHGC=0.23 max) values in accordance with T-24 energy calculations. All fenestrations must have temporary and permanent labels. TEMPORARY GENERATOR: 18. Hand operated construction tools powered by electricity must use power provided by Southern California Edison through a temporary pole or available outlet. In the rare case where electricity is not readily available and a portable temporary generator is necessary, then the following restrictions must be adhered to: a. Must be portable and may be easily relocated. b. Temporary generators are to be located a minimum distance from any property line according to the following table: Time in Use Hours Required Setback from Property Line Required Setback from Adjacent Structures 0 – 1 day 10 feet 5 feet > 1 day 20 feet 5 feet c. If the minimum distance cannot be achieved, then the generator shall be located the most extreme distance practical to inhibit noise. Other methods to inhibit noise may be utilized when practical. d. May be operational for a maximum of five consecutive calendar days. After five consecutive calendar days of use, power shall be provided through the use of a temporary power pole. e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM Monday through Friday. No use on the weekends or federal holidays. 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 4 FIREPLACE: 19. All fireplaces: a. Factory-built fireplaces, chimneys and all of their components shall be listed and installed in accordance with their listing and manufacturer's installation instructions. (CRC R1004.1) b. Factory built wood burning fireplaces shall be qualified at the U.S. EPA’s Voluntary Fireplace Program Phase 2 emissions level. (CRC 1004.1.1) c. Decorative shrouds shall not be installed at the termination of factory-built chimneys except where such shrouds are listed and labeled for use with the specific factory-built chimney system and are installed in accordance with manufacturer's installation instructions. (CRC R1005.2 & CMC 802.5.1.1 & CMC 802.5.4.3) d. Horizontal openings are not allowed, for exhaust vents, in walls closer than 3 feet to a property line. (Tables R302.1(1)&(2)). Horizontal vent caps shall be 2 feet clear from property lines. e. Exhaust openings shall not be directed onto walkways. (R303.5.2) 20. Solid fuel burning fireplaces: 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. 21. Direct vent gas appliance fireplace: a. Direct vent sealed-combustion gas appliance fireplace must comply with the Cal Green code requirements and must comply with ANSI Z21.50. (Cal Green 4.503.1) MECHANICAL: 22. Rooms containing bathtubs, showers, spas and similar fixtures shall be provided with an exhaust fan with humidity control sensor having a minimum capacity of 50 CFM ducted to terminate outside the building. (CRC R303.3, Cal Green 4.506.1, CBC 1202.5.2.1, CMC 402.5) 23. Where water closet compartment is independent of the bathroom or shower area, a fan will be required in each area. Bathrooms shall have an exhaust fan with humidity control sensor, min. 50 CFM capacity. (CRC R303.3) 24. Where whole house fans are used in bathroom areas, the fan must run continuously and shall not be tied to a humidity control sensor. (Cal Green 4.506.1(2)) 25. The clothes dryer vent shall not exceed 14 ft. in overall length with maximum two 90 degree elbows. (CMC 504.4.2.1) 26. Environmental air ducts shall terminate min. 3 feet from property line or openings into building, and 10 feet from a forced air inlet. (CMC 502.2.1) 27. Mechanical equipment shall be installed per the manufacture’s installation instructions. (CMC 303.1) 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 5 28. Domestic range vents to be smooth metallic interior surface. (CMC 504.3) 29. Supply and return air ducts to be insulated at a minimum of R-6. (Cal Energy Code Table 150.1-A.) PLUMBING: 30. Separate water meters are required for all new duplexes. Separate fire risers are required at each water meter. 31. Plumbing Fixtures: a. New Construction & Addition/Alterations that increases condition space area, volume, or size (Cal Green 4.303.1): i. Comply with CAL Green Mandatory Requirements b. Addition & Alteration: Existing fixtures shall be replaced to meet the following requirements: i. Shower Heads: 1.8 gpm @ 80 psi ii. Lavatory Faucets: 1.2 gpm @ 60 psi iii. Kitchen Faucets: 1.8 gpm @ 60 psi iv. Water Closet: 1.28 gallons per flush 32. Clearance for water closet to be a minimum of 24 inches in front, and 15 inches from its center to any side wall or obstruction. (CPC 402.5) 33. The water heater burner to be at least 18 inches above the garage floor, if located in a garage. (CPC 507.13) 34. Install a 3 inch diameter by 3 ft. tall steel pipe embedded in concrete slab for protection of water heaters located in garage. (CPC 507.13.1) 35. Water heaters to be strapped at top and bottom with 1 ½” x 16 gauge strap with 3/8” diameter. X 3” lag bolt each end. (CPC 507.2) 36. ABS and PVC drain waste and vent piping material is limited to 2 stories maximum. (CPC 701.2(2) (a). and 903.1.1) 37. ABS and PVC roof and deck drain material is limited to 2 stories maximum. (CPC 1101.4) 38. Roof and deck drain systems inside the building are required to be installed with directional DWV drainage fittings. (CPC 1101.4 and & 706.0) 39. Cleanouts are required within 2 feet of the connection between the building interior roof/deck drain piping system and the exterior onsite storm drain system. (CPC 1101.13) 40. All hose bibbs shall have vacuum breakers. (CPC 603.5.7) 41. The maximum amount of water closets on a 3 inch horizontal drainage system line is 3. (CPC Table 703.2) 42. The maximum amount of water closets on a 3 inch vertical drainage system line is 4. (CPC Table 703.2) 43. Provide gas line with a min capacity of 200,000 BTU for water heater. (Cal Energy Code 150.0(n)) 44. Provide a condensate drain no more than 2 inches above the base of the water heater space. (Cal Energy Code 150.0 (n)) 45. Provide a straight vent pipe from the water heater space to the outside termination from the water heater space. (Cal Energy Code 150.0 (n)) 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 6 46. Insulate all hot water pipes. (Cal Energy Code 150.0 (j) (2), and CPC 609.11). 47. Isolation valves are required for tankless water heaters on the hot and cold supply lines with hose bibbs on each valve, to flush the heat exchanger. (Cal Energy Code 110.3 (6)) 48. Install 1 automatic clothes washer connection per one and two family dwelling. (CPC Table 422.1) ELECTRICAL: 49. Electrical service shall be underground for new construction, replacement building, or addition to an existing building exceeds fifty (50) percent of the gross floor area of the existing building. (NBMC 15.32.015) 50. Edison Company approval is required for meter location prior to installation. 51. Field inspectors shall review and approve underground service requirement prior to concrete placement. 52. Service equipment and subpanels shall have a min 30” wide by 36” deep clear work space.(CEC 110.26) 53. All lighting is required shall be high efficacy. (California energy code section 150.0 (k) and Table 150.0-A.) 54. Provide a listed 1 inch raceway to accommodate a dedicated 208/240-volt circuit for future electrical vehicle (EV) charger. (Cal Green 4.106.4.1) 55. All receptacle outlets are required shall be listed tamper resistant (CEC 406.12 and 250.52) 56. Combination type AFCI circuit breakers are required for all 120-volt single phase 15/20 amp branch circuits. Except for bathrooms, garages, and outdoors. (CEC 210.12) 57. A minimum of one dedicated 20 amp circuit is required for a bathroom. (CEC 210.11(C)(3)) 58. GFCI protection is required for all receptacle outlets located outdoors, garages, accessory buildings, bathrooms, crawl spaces, kitchens, laundry areas, kitchen dishwasher branch circuit, garbage disposal, all areas within 6 feet of a sink, and all receptacles within 6 feet of a bathtub or shower stall. (CEC 210.8) 59. Receptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9 (C)) 60. Subpanels are not allow to be located in bathrooms or clothes closets.. Avoid installing sub-panels in fire wall envelope unless the panel is listed or fire protection is clearly detailed to the satisfaction of the building official. (CEC 240.24 (D) and (E) 61. Circuits sharing a grounded conductor (neutral) with two ungrounded (hot) conductors must use a two pole circuit breaker or an identified handle tie. Group non-cable circuits in panel. (CEC 210.4(B)) (CEC 210.4(D)) 62. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area, and pantry, must have a min of 2 dedicated 20 amp circuits. (CEC 210.52 (B)(1)) 63. Kitchen counter tops 12 inches or wider must have a receptacle outlet. (CEC 210.52(C)(1)) 64. Kitchen counter tops must have receptacle outlets so no point along the counter walls is more than 24 inches from a receptacle. (CEC 210.52 (C)(1)) 65. Island and peninsular counter tops must have at least one receptacle. (CEC 210.52(C)( 1),(2),and (3)) 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 7 66. The spacing for general receptacle outlets must be located so that no point on any wall, fixed glass, or cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A)(1)) 67. Hallways 10 feet or more must have at least one receptacle outlet. (CEC 210.52(H)) 68. Garages shall have at least one receptacle for each car space on the interior. The branch circuit supplying the receptacles shall not serve outlets outside of the garage. (CEC 210.52 (G) (1)). 69. Laundry rooms must have at least one dedicated 20 amp receptacle circuit. (CEC 210.11(C) (2)). 70. Provide 120V receptacle within 3 feet of water heater. (Cal Energy Code 150.0 (n) 1 A.) FOUNDATION: 71. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches above the earth or 2 inches above paved areas. (CRC R703.7.2.1, CBC 2512.1.2) 72. Fasteners and connectors (nails, anchor bolts, etc.) in contact with preservative-treated wood shall be of hot-dipped zinc-coated galvanized steel, stainless steel, silicon bronze or copper. (CRC R317.3, CBC 2304.10.5.1) 73. Anchor bolts shall include steel plate washers, a minimum of 0.229” x 3” x 3” in size, between sill plate and nut. (CRC R602.11.1, CBC 2308.3, Acceptable alternate SDPWS 4.3.6.4.3) BAY AVENUE℄N00°02'01"E 192.15'N89°58'48"W 30.00'N00°02'01"E 192.14'N89°57'34"W 30.00' ALLEY℄PARCEL 1PARCEL 2PARCEL 3LOTPOR. OFLOT 11POR. OFLOT 10POR. OFLOT 9POR. OFLOT 8POR. OFLOT 11POR. OFLOT 10POR. OFLOT 9POR. OFLOT 8BASIS OF BEARINGS THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF ISTREET HAVING A BEARING OF N00°03'01"E PER RSB 316-26.BENCHMARK INFORMATION1615 E BAY AVENUE NEWPORT BEACH, CA 92661 (APN: 048-231-39) TOPOGRAPHIC MAP 1 1TITLE REPORT/EASEMENT NOTES1615 E. BAY AVENUENEWPORT BEACH, CA 92661(APN: 048-231-39)NO TITLE REPORT PROVIDEDLEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS:PARCEL: THE WESTERLY 30 FEET OF LOTS 8, 9, 10 & 11 INBLOCK 25 OF EAST SIDE ADDITION TO THE BALBOA TRACT, ASSHOWN ON A MAP RECORDED IN BOOK 4, PAGE 20 OFMISCELLANEOUS MAPS, CITY OF NEWPORT BEACH, STATE OFCALIFORNIA, RECORDS OF ORANGE COUNTY, CALIFORNIA,THE EASTERLY LINE OF SAID WESTERLY 30 FEET BEINGPARALLEL WITH AND DISTANT 30 FEET EASTERLY FROM THEWESTERLY LINE OF SAID LOTS.PARCEL 2: LOT 8 IN BLOCK P OF BAYFRONT SECTION OF THEBALBOA TRACT, CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA AS SHOWN ON A MAP,RECORDED IN BOOK 6, PAGE 15 OF MISCELLANEOUS MAPS,RECORDS OF ORANGE COUNTY, CALIFORNIA. EXCEPTINGTHEREFROM THAT PORTION THEREOF LYING NORTHERLY OFTHE UNITED STATES GOVERNMENT BULKHEAD LINE BETWEENSTATIONS 109 AND 110 AS SHOWN ON THE "MAP OF NEWPORTBAY, CALIFORNIA, SHOWING THE HARBOR LINES" APPROVEDJANUARY 15, 1917 BY WILLIAM H. INGRAM, ASSISTANTSECRETARY OF WAR. ALSO EXCEPTING ANY PORTIONTHEREOF LYING BELOW THE LINE OF MEAN HIGH TIDE OF THEPACIFIC OCEAN IN NEWPORT BAY.PARCEL 3: THAT PORTION OF BAY AVENUE, 30 FEET WIDE, ASLAID OUT AND SHOWN ON A MAP OF THE EAST SIDE ADDITIONTO THE BALBOA TRACT RECORDED IN BOOK 4, PAGE 20 OFMISCELLANEOUS MAPS, CITY OF NEWPORT BEACH, COUNTYOF ORANGE, STATE OF CALIFORNIA, RECORDS OF ORANGECOUNTY, CALIFORNIA, ABANDONED BY RESOLUTION #4589 OFTHE CITY COUNCIL OF THE CITY OF NEWPORT BEACH,CALIFORNIA, A CERTIFIED COPY OF WHICH WAS RECORDEDMARCH 4, 1957 IN BOOK 3825, PAGE 352 OF OFFICIAL RECORDSOF SAID ORANGE COUNTY, BOUNDED WESTERLY BY THENORTHERLY PROLONGATION OF THE WESTERLY LINE OF LOT8, BLOCK 25 OF SAID EAST SIDE ADDITION, AND BOUNDEDEASTERLY BY THE NORTHERLY PROLONGATION OF THEEASTERLY LINE OF THE WESTERLY 30 FEET OF LOT 8, BLOCK25 OF SAID EAST SIDE ADDITION, SAID EASTERLY LINE BEINGPARALLEL WITH AND DISTANT 30 FEET EASTERLY FROM THEWESTERLY LINE OF SAID LINE 8.HUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/22STATEOFCALI FOR N IA PAUL DOMINICKCRAFTExp. 12/31/22No. 8516PROFESSI ONALLANDSURVEYORGRAPHIC SCALESURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESBENCHMARK NO: NB1-4-71DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUMBENCHMARK DISK STAMPED "NB1-4-71", SET IN THE TOP OF A4 IN. BY 4 IN. CONCRETE POST. MONUMENT IS LOCATED INTHE SOUTHEAST CORNER OF THE INTERSECTION OF FSTREET AND BALBOA BOULEVARD, 81 FT. SOUTHEASTERLYOF THE CENTERLINE OF F STREET AND 27.3 FT.NORTHEASTERLY OF THE CENTERLINE OF BALBOABOULEVARD. MONUMENT IS SET LEVEL WITH THE SIDEWALK.ELEVATION: 7.828 FEET (NAVD88), YEAR LEVELED 2015VICINITY MAPLCEXISTING ELEVATIONLEGEND( )SEARCHED, FOUND NOTHING; SETNOTHINGFSFLFINISHED SURFACEFLOWLINEFFGFINISHED FLOOR GARAGECONCRETE SURFACET.B.M.TEMPORARY BENCHMARKSET ON A SEWER CLEANOUTELEVATION = 8.66 FEETFFFINISHED FLOORWATER METERWMGAS METERGMCENTERLINEBLOCK WALLBRICK SURFACENGNATURAL GROUNDWOOD FENCE (WDF)SCOSEWER CLEANOUTTDTOP OF DECKCLFCHAINLINK FENCEGRASS8/17/2021 PROJECT LOCATION VICINITY MAP NOT TO SCALEMONROVIA HIG H W A Y FR E E W A Y JAMBOREEHIG H W A Y WEST BALBOA BALBOA PENI N S U L A BALBOAISLAND BLVDPLACENTIA 17TH ST 15TH ST SUPERIORCOASTAVE SANTA ANA AVE20 T H S T DOVER18 T H S TBLVD 15 T H S TNEWPORTAVE IRVINETUSTIN19 T H S T DRAVEAVE55 FREEWAY73 MACARTHURRD EA S T JOAQUI NMIGUEL C O R O N A D E L M A R CO A S T SAN NEWPORTHILLS COASTDRIVEBONITA AVEROAD FORD S A N RD BISON BLVDCANYON DRDR UNIVERSITY AVECAMPUS DRC A M P U S D R FREEW A Y 73 CITY OF COSTA MESA CITY OF IRVINE PACIFIC OCEAN JOHN WAYNE AIRPORT UPPER NEWPORT BAY NEWPORT CENTER KITCHEN TRASH TRASH TRASH PWDR FOYER ELEV. BUTLER'S PANTRY DINING MUD ROOM MECH. 3-CAR GARAGE UP STAIRS S.OUTDOORSHOWERDOCK GREAT ROOM E. BAY AVE.BAY ISLAND BBQ FIRE RING NEW PROPERTY LINE WALLENTRY GATE NEW PROPERTY LINE WALL +18 COVERSHEET1 LANDSCAPE ARCHITECTURAL PLANS FOR THE SCHULMAN RESIDENCE SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIG ALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIG ALERT IDENTIFICATION NUMBER CALL UNDERGROUND SERVICE ALERT. TOLL FREE 1-800-422-4133 (TWO WORKING DAYS BEFORE YOU DIG) DIG ALERT: 800.227.2600 SOUTHERN CALIFORNIA EDISON: 714.895.0246 SOUTHERN CALIFORNIA GAS: 800.427.2000 CITY WATER & SEWER: 949.644.3011 PACIFIC BELL TELEPHONE: 800.750.2355 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.: 949.644.3311 CITY OF NEWPORT BEACH PLANNING DEPT.: GENERAL INFOMATION: 949.644.3200 ZONING INFORMATION: 949.644.3204 CITY OF NEWPORT BEACH BUILDING DEPT.: GENERAL: 949.644.3275 PERMITS: 949.644.3288 INSPECTIONS: 949.644.3255 NEWPORT BEACH FIRE DEPT: 949.644.3106 ORANGE COUNTY HEALTH SERVICES: 714.834.3882 NOTES: 1. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS, AND SERVICES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION ELEMENTS AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN. 2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR. 3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL-OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK. 4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZING THEMSELVES WITH THE NATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR ALL COSTS INCURRED DUE TO DAMAGE AND / OR REPLACEMENT OF SAID UTILITIES, INCLUDING DELAYS. 5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS AND / OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT IMMEDIATELY. ALL WORK RELATED TO THE PROBLEM AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE. 6. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT / OWNER, OR THEIR AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER. 7. CONTRACTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY CODES AND REQUIREMENTS. CONTRACTOR SHALL BRING TO THE ATTENTION OF THE OWNER AND THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION ANY KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS' ASSOCIATION. 8. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. 9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJECT. 10. CONTRACTOR SHALL INSTALL THIS PROJECT UTILIZING THE LANDSCAPE INDUSTRIES'S B. M. P. BEST MANAGEMENT PRACTICES. LIGHTING PLAN L-6 L-7 L-5 L-4 L-2 L-1 SHEET INDEX: COVER SHEET CONSTRUCTION PLAN IRRIGATION PLAN PLANTING PLAN L-3 CONSTRUCTION DETAILS NOTICE TO HOMEOWNER: HOME OWNER SHALL PROCESS PLANS THROUGH THE HOME OWNER’S ASSOCIATION PRIOR TO ANY CONSTRUCTION. ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE THE APPLICANT OF LEGAL REQUIREMENT TO OBSERVE COVENANTS, CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN COMMUNITY ASSOC. APPROVAL. IRRIGATION SPECIFICATIONS FOR SITE DRAINAGE SEE CIVIL PLAN FOR ALL SITE WALLS SEE ARCHITECT'S PLANS LANDSCAPE ARCHITECTURAL PLANS FORJAY AND NANCY SCHULMAN1615 E. BAY • NEWPORT BEACH, CA 92663PH. J.(310) 749-3231 N. 818-427-2545jaybuucla@gmail.com; nancyrs1962@aol.comDATE: DRAWN BY:D.P. 8-17-21 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 7 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E 0 8 16 24 32 40 48 GRAPHIC SCALE SCALE: 1/8" = 1'-0" NORTH KITCHEN TRASH TRASH TRASH PWDR FOYER ELEV. BUTLER'S PANTRY DINING MUD ROOM MECH. 3-CAR GARAGE UP STAIRS S.OUTDOORSHOWERDOCK GREAT ROOM E. BAY AVE.BAY ISLAND BBQ CONSTRUCTIONPLAN2 STONE FACED BARBECUE CENTER, B.B.Q. UNIT TO BE SUPPLIED BY THE OWNER WITH ACCESS DOOR FOR BELOW B.B.Q. SERVING TOP SHALL BE POLISHED CONCRETE. CONTRACTOR SHALL SUPPLY GAS AND POWER (120v outlet) TO THIS AREA. SEE ELEVATION DRAWING. COORDINATE OPENINGS IN COUNTER BARBECUE, G.F.C.I. OUTLETS AND ANY OTHER EQUIPMENT TO BE SELECTED. EXISTING PROPERTY LINE WALL, PROTECT IN PLACE. CONSTRUCTION BID ITEMS: CONTRACTOR SHALL PROVIDE AN ITEMIZED BID COST FOR EACH OF THE FOLLOWING. 1 2 3 4 5 6 7 8 9 10 11 12 STONE DRIVE WITH 6 INCH THICK CONCRETE BASE. SEE CIVIL PLAN FOR DRAIN IN DRIVE. STONE STEPS. SEE LIGHTING PLAN FOR LIGHTS IN STEP. 6 FT TALL HORIZONTAL WOOD GATE. STONE FACED LANDSCAPE WALL ±18" WITH PRE-CAST CONCRETE CAP. GENERAL: CONTRACTOR SHALL PROVIDE DECK-O-SEAL EXPANSION MASTIC (COLOR TO MATCH ADJACENT HARDSCAPE, FINISHED WITH SILICA SAND AS EXPANSION JOINTS. EXPANSION JOINTS SHALL OCCUR AT BOTTOM OF STEPS, CHANGE IN DIRECTION OF CONCRETE WALKS, ADJACENT TO BUILDINGS, AND WHERE NEW CONCRETE PAVING ABUTS EXISTING SIDEWALKS AND / OR CURBS. THE RECOMMENDED SPACING FOR EXPANSION JOINTS IN WALKS IS 16 FT. O.C. FOR CONTINUOUS WALKS UNLESS OTHERWISE RECOMMENDED BY SOILS ENGINEER. ALL INSIDES OF ALL RAISED PLANTERS / RETAINING WALLS SHALL RECEIVE THOROSEAL WATERPROOFING PER MANUFACTURES SPEC. CONTRACTOR SHALL CONSULT OWNER IN REGARDS TO OUTDOOR SPEAKER LOCATION. AND PROVIDE SEPARATE BID FOR RUNNING SPEAKER WIRE IN PVC SCH 80 CONDUIT AND WIRE TO EACH LOCATION. CONTRACTOR SHALL PROVIDE OWNER AS BUILT DRAWINGS FOR ALL UNDERGROUND UTILITIES - IRRIGATION WIRES, ANY SPEAKER WIRES AND OR GAS LINES. ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. ALL DOWNSPOUTS SHALL BE CONNECTED TO THE LOT DRAINAGE SYSTEM. SEE DRAINAGE PLAN CONTRACTOR SHALL BE IN CHARGE OF PROCESSING ALL PERMITS WHERE NEEDED. POOLS, SPAS, WALLS, FENCES, PATIO COVERS, AND OTHER FREE-STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT / OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER. MASONRY CONTRACTOR SHALL COORDINATE WITH DRAINAGE CONTRACTOR, IRRIGATION CONTRACTOR AND ELECTRICIAN TO ENSURE THAT ALL SLEEVES AND CROSSINGS ARE PROVIDED PRIOR TO PLACING OF PAVING, CONCRETE, ETC. ALL CONSTRUCTION SHALL CONFORM TO ALL LOCAL CODES AND ORDINANCES . FINISH SURFACE OF CONCRETE OR HARDSCAPE SURFACE TO BE A 3" MINIMUM BELOW STUCCO SCREED; VERIFY IN FIELD AND ADJUST GRADES IF NECESSARY TO ACHIEVE THIS. CHECK WITH GOVERNING CODES FOR REQUIREMENTS AND COMPLY WITH IF DIFFERENT. STEP TREADS TO BE 12" WIDE MINIMUM. CONTRACTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY CODES AND REQUIREMENTS. CONTRACTOR SHALL BRING TO THE ATTENTION OF THE OWNER AND THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION ANY KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS' ASSOCIATION. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJECT. GENERAL NOTES AND SPECIFICATIONS 1. GENERAL NOTICE TO CONTRACTORS ALL CONTRACTORS AND SUBCONTRACTORS PERFORMING WORK SHOWN ON OR RELATED TO THESE PLANS SHALL CONDUCT THEIR OPERATIONS SO THAT ALL EMPLOYEES ARE PROVIDED A SAFE PLACE TO WORK AND THE PUBLIC IS PROTECTED. ALL CONTRACTORS AND SUBCONTRACTORS SHALL COMPLY WITH THE "OCCUPATIONAL SAFETY AND HEALTH REGULATIONS" OF THE U.S. DEPARTMENT OF LABOR, AND WITH THE STATE OF CALIFORNIA DEPARTMENT OF INDUSTRIAL RELATIONS' "CONSTRUCTION SAFETY ORDERS". THE OWNER AND OWNERS' REPRESENTATIVES SHALL NOT BE RESPONSIBLE IN ANY WAY FOR THE CONTRACTOR'S AND SUBCONTRACTOR'S COMPLIANCE WITH SAID REGULATIONS AND ORDERS. CONTRACTOR FURTHER AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY: THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS: AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND HIS REPRESENTATIVE HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR HIS REPRESENTATIVE . IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO ASCERTAIN THE LOCATION OF ALL UNDERGROUND UTILITIES OR STRUCTURES FROM FIELD INVESTIGATIONS AND AVAILABLE RECORDS PRIOR TO COMMENCING ANY EXCAVATION. 2. CONCRETE AND REINFORCING STEEL: CEMENT FOR CONCRETE SHALL BE A STANDARD BRAND MEETING THE REQUIREMENTS FOR TYPE V CEMENT OF ASTM SPECIFICATIONS C-150 "PORTLAND CEMENT". MINIMUM COMPRESSIVE STRENGTH OF ALL CONCRETE SHALL BE 2,500 PSI IN 28 DAYS. 6 SACK MIX WITH A 5" MAX. SLUMP. AT A MINIMUM THICKNESS OF FOUR INCHES OVER 1" SAND BASE AND 90% COMPACTED NATIVE SOIL. (DRIVEWAY MIN. THICKNESS OF 6 INCHES) THE LARGEST PRACTICAL SIZE OF COARSE AGGREGATE UP TO 1/2" SHALL BE USED IN THE CONCRETE. MINIMUM CONCRETE CLEAR COVERAGE OF REINFORCING STEEL SHALL BE AS FOLLOWS: FOOTINGS: CONCRETE PLACED AGAINST EARTH...3" CONCRETE PLACED AGAINST FORMS EXPOSED TO EARTH.. 2" SLABS..1 1/2" ALL REINFORCING STEEL SHALL BE DEFORMED BARS IN ACCORDANCE WITH ASTM A-615 - GRADE 40. ALL BARS AT SPLICES IN CONCRETE SHALL LAP AS FOLLOWS: GRADE 40 IS 40 DIAMETER LAP. ALL REINFORCING STEEL, ANCHOR BOLTS, DOWELS, AND OTHER INSERTS SHALL BE SECURELY FASTENED IN THE FORMS BEFORE PLACING THE CONCRETE. REINFORCING STEEL SHALL BE SECURELY TIED IN PLACE WITH #16 DOUBLE ANNEALED STEEL WIRE. BARS SHALL BE SUPPORTED ON WELL-CURED CONCRETE BLOCKS OR APPROVED METAL CHAIRS. WIRE FABRIC SHALL CONFORM TO "STANDARD SPECIFICATIONS FOR WELD WIRE FABRIC FOR CONCRETE REINFORCEMENT", "ASTM A-185-64". ALL CONCRETE WORK SHALL RECEIVE 1/2" "FIBERMIX STEALTH MULTIFILAMENT FIBERS" AT 2 LBS. PER CU. YD. ALL CONCRETE FLAT WORK AND OR STONE SUB-BASE SHALL RECEIVE NO. 3 BAR AT 18 INCHES ON CENTER, CHAIRED IN PLACE ALONG CENTER OF SLAB. DRIVE CONCRETE FLAT WORK SHALL RECEIVE NO. 4 BAR AT 12 INCHES ON CENTER, CHAIRED IN PLACE ALONG CENTER OF SLAB. DRIVE CONCRETE SHALL BE A MINIMUM THICKNESS OF 6 INCHES. ALL CONCRETE SHALL BE UNDERLAIN WITH A VAPOR BARRIER CONSISTING OF A PLASTIC FILM (TEN MIL POLYVINYL CHLORIDE OR EQUIVALENT) AT A MINIMUM. THE VAPOR BARRIER SHOULD BE PROPERLY LAPPED AND SEALED. SINCE THE VAPOR BARRIER WILL PREVENT MOISTURE FROM DRAINING FROM FRESH CONCRETE, A BETTER CONCRETE FINISH CAN USUALLY BE OBTAINED IF AT LEAST TWO INCHES OF SAND IS SPREAD OVER THE VAPOR BARRIER PRIOR TO PLACEMENT OF CONCRETE. 3. MASONRY: UNIT MASONRY SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-90 GRADE N. MINIMUM COMPRESSIVE STRENGTH SHALL BE FOR THE GROSS SECTION OF BLOCK. CEMENT FOR MASONRY MORTAR SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-150 "PORTLAND CEMENT", TYPE 1. MORTAR SHALL BE 1:3 1/2 CEMENT AND SAND MIX WITH 1/4 PART APPROVED HYDRATED LIME OR LIME PUTTY, TYPE M OR S. GROUT SHALL BE 1:3:2 CEMENT, SAND, AND 3/8" PEA GRAVEL MIX WITH A SLUMP OF 8" TO 11". DRYPACK SHALL BE 1:3 CEMENT AND SAND MIX. ALL REINFORCING STEEL SHALL BE INTERMEDIATE GRADE PERFORMED BARS CONFORMING TO ASTM A-615, GRADE 40. REINFORCING STEEL SHALL BE LOCATED AT THE CENTER OF THE WALL UNLESS OTHERWISE NOTED ON THE PLANS, I.E. RETAINING WALLS. SPLICES OF REINFORCING STEEL SHALL LAP 40 DIAMETERS OR 2'-0" MINIMUM. ALL REINFORCING STEEL, ANCHOR BOLTS, DOWELS AND OTHER INSERTS SHALL BE SECURELY ANCHORED IN PLACE PRIOR TO GROUT. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATION PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 6 FT. STUCCO PROPERTY LINE WALL (ALL ON PROJECT PROPERTY). INSTALL PER CITY STD. DETAILS AND SPECIFICATIONS. EXISTING DOCK RAMP, PROTECT IN PLACE. STONE PAVING, SLOPE TO DRAIN. 42 INCH STONE FACED BAR, TOP SHALL BE POLISHED CONCRETE. CONTRACTOR SHALL SUPPLY POWER (120v outlet) TO THIS AREA. SEE ELEVATION DRAWING. COORDINATE OPENINGS FOR OWNER SELECTED REFRIGERATOR... 12 34 5 5 7 8 9 9 10 10 10 3 3 42 INCH HIGH STUCCO PROPERTY LINE WALL (ALL ON PROJECT PROPERTY). 11 11 12 SEAWALL WITH GLASS RAILING WITH MAX OF 42 INCH HEIGHT FROM EXISTING GRADE. TOP OF RAILING (12.97) 12 LANDSCAPE ARCHITECTURAL PLANS FORJAY AND NANCY SCHULMAN1615 E. BAY • NEWPORT BEACH, CA 92663PH. J.(310) 749-3231 N. 818-427-2545jaybuucla@gmail.com; nancyrs1962@aol.comDATE: DRAWN BY:D.P. 9-15-21 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 7 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E CONSTRUCTIONDETAILS3 1 1.STAINLESS STEEL ACCESS DOORS 2.DROP IN GAS BBQ MODEL TO BE SELECTED BY OWNER. INSTALL PER MANUFACTURER'S SPECIFICATIONS 3.ELECTRICAL OUTLET 4.COUNTER SURFACE MATERIAL PER CONSTRUCTION PLAN. 5.C.M.U. FRAM WITH STONE FACE TO MATCH HOUSE. 6.4" HIGH KICKPLATE 7.FINISH SURFACE UPPER PATIO. 8.UTILITY LINES (GAS AND ELECTRIC) PER CODE. 9. RAISED STONE FACED PLANTER WALL W/ STONE CAP. 10 STONE STEPS. 11. FINISH SURVACE OF LOWER PATIO. BUILT IN GAS GRILL 36"2 3 4 5 6 7 8 9 9 9 10 11 18"STONE STEPS 1. STONE PATIO 2. STACKED STONE STEP 3. EXPANSION JOINT. 4. #4 BARS NOTE: SEE LIGHTING PLAN FOR LIGHTS IN STEPS 1 2 3 4 1 1. PROVIDE COPPER CAP 2. 1 X 6 HORIZONTAL BOARDS 3. 1 X 4 FRAME ON BACK SIDE. 4. STAILESS STEEL GATE HARDWARE AS SELECTED BY OWNER. 5. TOP LATCH TO MEET POOL CODE. 6. BLOCK WALL - SEE CONSTRUCTION PLAN. 7. 3 STAINLESS STEEL HINGES. 8. FINISH SURFACE NOTE: ALL WOOD TO BE CLEAR D.F. PRIME AND PAINT TO MATCH HOUSE (VERIFY COLOR WITH OWNER). PROVIDE COPPER CAP 1 2 3 4 5 6 7 8 3'-6" MIN. SCALE PLAN SEE CONSTRUCTION PLANWOOD GATE 1. TOOLED OR SAWCUT CONTROL JOINT - MIN. 1/8" WIDE x 1/3 DEPTH OF CONCRETE WHERE SHOWN ON PLAN. 2. CONCRETE PAVING AND OR CONCRETE SUB-BASE FOR STONE, BRICK ETC.. - SEE PLAN 3.THICKENED EDGE 8" THICK FOR WALKING SURFACES, 10" THICK FOR DRIVEWAY. 4. REBAR PER CONSTRUCTION PLAN. 5.FINISH LANDSCAPE GRADING. NOTE: MAINTAIN 3" CLEAR BETWEEN REBAR AND EARTH. 2" MIN. PROVIDE SAND BED AND / OR BASE MIX OVER COMPACTED 90% SUBGRADE. 12" MIN. TYPICAL HARDSCAPE THICKENED EDGE 1 23 45 1. PROVIDE MIN. OF 1/2" OVERHANG FOR STUCCO FACED WALLS. 2. PROVIDE MIN. OF 3/4" OVERHANG FOR STONE FACED WALLS. 3. WALL CAP - SEE CONSTRUCTION PLAN. WALL CAP OVERHANG SCALE: 1" = 2'-0" 12 3 1/4"1" SAW CUT1/4" R. CONTROL JOINT / SAW CUT DETAIL 1. SECOND POUR 2. # 4 REBAR AS STEEL DOWEL 3. SAW CUT OR TOOLED CONTROL JOINT, SEE CONSTRUCTION PLAN 4. SPEED DOWEL SLEEVE (800) 531-3355 5. FIRST POUR 6. COMPACTED SOIL 7. POLYFELT FOAM EXPANSION. 8. SELF-LEVELING DECK-O-SEAL EXPANSION MASTIC COLOR TO MATCH CONC., FINISH WITH SILICA SAND FOR CONCRETE PAVING COLOR AND TEXTURE, SEE CONSTRUCTION PLAN. COLD JOINT EXPANSION JOINT 1 2 3 4 5 6 72 81 5 EXPANSION JOINT / SPEED DOWEL DETAIL 1/2"1/2"1/4" R. 1. SIDE OF HOUSE 2. WEEP SCREED 3. HARDSCAPE SURFACE. 4. SELF-LEVELING DECK-O-SEAL EXPANSION MASTIC COLOR TO MATCH CONC., FINISH WITH SILICA SAND 5. 3/ 8" POLYFELT FOAM EXPANSION. 6. COMPACTED SOIL FOR HARDSCAPE TYPE, SEE CONSTRUCTION PLAN. EXPANSION JOINT AT HOUSE 3/8" 1/4" R.4"MIN1"MIN1 2 3 4 5 6 LANDSCAPE ARCHITECTURAL PLANS FORJAY AND NANCY SCHULMAN1615 E. BAY • NEWPORT BEACH, CA 92663PH. J.(310) 749-3231 N. 818-427-2545jaybuucla@gmail.com; nancyrs1962@aol.comDATE: DRAWN BY:D.P. 8-17-21 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 7 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E 0 8 16 24 32 40 48 GRAPHIC SCALE SCALE: 1/8" = 1'-0" NORTH KITCHEN TRASH TRASH TRASH PWDR FOYER ELEV. BUTLER'S PANTRY DINING MUD ROOM MECH. 3-CAR GARAGE UP STAIRS S.OUTDOORSHOWERDOCK GREAT ROOM E. BAY AVE.BAY ISLAND BBQ IF DISTANCES FROM TRANSFORMER EXCEED RECOMMENDED LENGTHS AND WATTAGES, EXCESSIVE VOLTAGE DROP WILL OCCUR AND LIGHT OUTPUT WILL GREATLY DIMINISH. CENTER TRANSFORMERS WHENEVER POSSIBLE. MAKE CABLE RUNS AS SHORT AS POSSIBLE TO REDUCE VOLTAGE DROP. SIZE CABLE AND TRANSFORMERS PROPERLY FOR EACH PROJECT. ALLOW ROOM FOR GROWTH OR ADDITIONS TO THE SIGHTING SYSTEM. IT IS RECOMMENDED TO USE EYELET, FLANGE SPADE, OR SPADE TERMINAL CONNECTORS WHEN ATTACHING CABLE TO TERMINAL BLOCK STUDS. THIS ENABLES ADDITIONAL SETS OF CABLE TO BE USED AND REDUCES THE POSSIBILITY OF STRAY WIRES TO TOUCH FROM ONE CONDUCTOR TO ANOTHER. IF THIS HAPPENS, ARCHING WILL OCCUR CAUSING A SUPER HEATED CONDITION AT THE TERMINAL BLOCK. CAUTION: HALOGEN LIGHTS OPERATED BELOW 10 VOLTS CONTINUOUSLY WILL BLACKEN AND HAVE BOTH LIFE AND LIGHT OUTPUT LESS THAN THE ABOVE FIGURES. FLUORESCENT LIGHTS WILL NOT OPERATE UNDER 10 VOLTS. VOLTAGE DROP IS INHERENT IN ALL LIGHTING SYSTEMS. MAKE CABLE RUNS AS SHORT AS POSSIBLE FROM TRANSFORMER. CENTER THE TRANSFORMER WHENEVER POSSIBLE AND MAKE MULTIPLE RUNS TO ACHIEVE THE DESIRED COVERAGE. CONTRACTOR SHALL USE SILICONE- FILLED SAFETY WIRE CONNECTORS BY "KING CONNECTORS" MODEL NO. KING-6T FOR DIRECT BURRIAL LOW-VOLTAGE LIGHTING SYSTEMS. LIGHTING FIXTURES IN RELATION TO WATER ELEMENTS: RECEPTACLES ON THE PROPERTY SHALL BE LOCATED AT LEAST 10 FEET FROM THE INSIDE WALLS OF A POOL OR FOUNTAIN. EXCEPTION: RECEPTACLES THAT PROVIDE POWER FOR WATER-PUMP MOTORS FOR A PERMANENTLY INSTALLED POOL OR FOUNTAIN SHALL BE PERMITTED BETWEEN 5 AND 10 FEET FROM THE INSIDE WALLS OF THE POOL OR FOUNTAIN, AND WHERE SO LOCATED, SHALL BE SINGLE AND OF THE LOCKING AND GROUNDING TYPES AND SHALL BE PROTECTED BY GROUND-FAULT CIRCUIT-INTERRUPTER. WHERE A PERMANENTLY INSTALLED POOL IS INSTALLED AT A DWELLING UNIT AT LEAST ONE 125 VOLT RECEPTACLE SHALL BE LOCATED A MINIMUM OF 10 FEET FROM AND NOT MORE THAN 20 FEET FROM THE INSIDE WALL OF THE POOL. ALL 125 VOLT RECEPTACLES LOCATED WITHIN 20 FEET OF THE INSIDE WALLS OF A POOL SHALL BE PROTECTED BY A GROUND-FAULT CIRCUIT-INTERRUPTER. IN DETERMINING THE ABOVE DIMENSIONS, THE DISTANCE TO BE MEASURED IS THE SHORTEST PATH THE SUPPLY CORD OF AN APPLIANCE CONNECTED TO THE RECEPTACLE WOULD FOLLOW WITHOUT PIERCING A FLOOR, WALL, CEILING, DOORWAY WITH HINGED OR SLIDING DOOR, WINDOW OPENING, OR OTHER EFFECTIVE PERMANENT BARRIER. LIGHTING FIXTURES AND LIGHTING OUTLETS SHALL NOT BE INSTALLED OVER THE POOL OR OVER THE AREA EXTENDING 5 FEET HORIZONTALLY FROM THE INSIDE WALLS OF A POOL UNLESS NO PART OF THE LIGHTING FIXTURE IS LESS THAN 12 FEET ABOVE THE MAXIMUM WATER LEVEL. EXCEPTION NO. 1 EXISTING LIGHTING FIXTURES AND LIGHTING OUTLETS LOCATED LESS THAN 5 FEET MEASURED HORIZONTALLY FROM THE INSIDE WALLS OF A POOL SHALL BE AT LEAST 5 FEET ABOVE THE SURFACE OF THE MAXIMUM WATER LEVEL AND SHALL BE RIGIDLY ATTACHED TO THE EXISTING STRUCTURE. EXCEPTION NO. 2 LIGHTING FIXTURES AND LIGHTING OUTLETS INSTALLED IN THE AREA EXTENDING BETWEEN 5 FEET AND 10 FEET HORIZONTALLY FROM THE INSIDE WALLS OF THE POOL SHALL BE PROTECTED BY A GROUND-FAULT CIRCUIT INTERRUPTER UNLESS INSTALLED 5 FEET ABOVE THE MAXIMUM WATER LEVEL AND RIGIDLY ATTACHED TO THE STRUCTURE ADJACENT TO OR ENCLOSING THE POOL. CORD CONNECTED LIGHTING FIXTURES SHALL MEET THE SAME SPECIFICATIONS AS OTHER CORD AND PLUG CONNECTED EQUIPMENT SET FORTH IN SECTION 680-7 WHERE INSTALLED WITHIN 16 FEET OF ANY POINT ON THE WATER SURFACE, MEASURED RADIALLY. SWITCHING DEVICES ON THE PROPERTY SHALL BE LOCATED AT LEAST 5 FEET HORIZONTALLY FROM THE INSIDE WALLS OF A POOL UNLESS SEPARATED FROM THE POOL BY A SOLID FENCE, WALL, OR OTHER PERMANENT BARRIER. GENERAL LIGHTING NOTES: ALL LIGHTING FIXTURES AND ELECTRICAL INSTALLATION SHALL BE IN CONFORMANCE WITH THE NATIONAL ELECTRICAL CODES AND LOCAL GOVERNMENTAL AGENCY, PERMIT REQUIREMENTS AND STATE HEALTH AND SAFETY REQUIREMENTS. CONTRACTOR SHALL VERIFY LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. CONTRACTOR SHALL BE HELD LIABLE FOR ANY DAMAGES INCURRED. ALL ELECTRICAL FIXTURES ARE SHOWN SCHEMATICALLY FOR APPROXIMATE LOCATIONS AND QUANTITIES REQUIRED. FINAL LOCATIONS TO BE VERIFIED ON SITE BY THE CONTRACTOR AT NIGHT. CONTRACTOR SHALL COORDINATE ALL SLEEVING REQUIRED WITH MASONRY AND OTHER SUBCONTRACTORS AS REQUIRED. CONTRACTOR SHALL SIZE AND CIRCUIT ALL ELECTRICAL REQUIREMENTS PER MANUFACTURERS REQUIREMENTS. ALL CABLE MUST BE INSTALLED A MINIMUM OF 12 INCHES BELOW GRADE. PVC SCH 40 SLEEVING SHALL BE PROVIDED UNDER ALL HARDSCAPE AREAS. ALL GROUND-MOUNTED FIXTURE SHALL HAVE A MINIMUM OF 18” OF EXCESS CABLE BURIED AT EACH FIXTURE FOR POSSIBLE RE POSITIONING AND OR MAINTENANCE. CONTRACTOR SHALL PROVIDE OWNER WITH ALL MANUFACTURERS GUARANTEE LITERATURE. LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION. LEAVE 36" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR FUTURE RELOCATION. STAKE MOUNTED LIGHTING FIXTURE. SEE LIGHTING PLAN LEGEND FOR TYPE, COLOR & LAMP. SCALE: NOT TO SCALE TYPICAL LANDSCAPE AREA LIGHT SHRUB PLANTING AREAS 5 64123 7 8 9 1. FINISH GRADE 2. 2" IN G.C., FLUSH IN LAWN 3. VALVE BOX (SEE SPECS.) 4. WATER PROOF CONNECTOR 5. 24" LINEAR LENGTH OF WIRE, COILED. 6. BRICK ( 1 OF 4 ) 7. PVC SWEEP ELLS, 8. 1 CU. FT. PEA GRAVE (MIN) 9. GRAY PVC SCH 40 WHEN SPECIFIED DIRECT BURIAL OTHERWISE. RUN ALL WIRES ADJACENT TO IRRIGATION MAIN LINE WHEN POSSIBLE. WIRE PULL BOX / JUNCTION BOX12" MIN.7 TYPICAL RECESS WALL LIGHT STEP LIGHT SIMILAR TOP VIEW SCALE: NOT TO SCALE LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION . LEAVE 18" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. WALL LIGHT FIXTURE. SEE LIGHTING PLAN LEGEND FOR TYPE. BLOCK WALL - SEE CONSTRUCTION PLAN BLUE ENT W/ SWEEPS AS REQUIRED THIS FIXTURE IS DESIGNED FOR DOWNLIGHTING ONLY. DO NOT USE IN AN UPLIGHT POSITION WATERPROOF ALL SLEEVE ENDS W/ SILICONE TO PREVENT WATER SEEPAGE. LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION. LEAVE 18" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. SPIKE MOUNT FLOOD LIGHT FIXTURE. SEE LIGHTING PLAN LEGEND FOR TYPE. TYPICAL FLOOD LIGHT SCALE: NOT TO SCALE FINISH GRADE VOLTAGE GUIDELINE TOTAL WATTAGE OF RUNLINEAR FT. OF # 12/2 WIRE FROM THE TRANSFORMER TO THE FIRST LAMP 40 WATTS 80 WATTS 108 WATTS 128 WATTS 144 WATTS 180 WATTS VOLTAGE TAP TO BE USED AT TRANSFORMER 25 LN. FT. 50 LN. FT. 75 LN. FT. 100 LN. FT. 150 LN. FT. 200 LN. FT. 250 LN. FT. 300 LN. FT. 350 LN. FT. 400 LN. FT. 450 LN. FT. 500 LN. FT. 550 LN. FT. 600 LN. FT. 650 LN. FT. 700 LN. FT. 750 LN. FT. 800 LN. FT. 12 V 12 V 12 V 13 V 13 V 13 V12 V 12 V 12 V 13 V 14 V 14 V12 V 12 V 13 V 13 V 14 V 14 V12 V 13 V 14 V 14 V 15 V 16 V13 V 14 V 15 V 16 V 16 V 18 V14 V 14 V 16 V 17 V 18 V 20 V14 V 16 V 17 V 18 V 20 V 20 V15 V 17 V 18 V 20 V 20 V15 V 18 V 20 V 15 V 20 V 15 V 20 V16 V17 V17 V 18 V 18 V20 V 20 V 20 V 20 V HOW TO USE DIFFERENT VOLT TAPS. EXAMPLE: If the first light tests at 8 volts, subtract 8 volts form 12 volts, which equals 4 volts. Now add the 4 volts back into 12 volts and that will equal 16 volts (thus) 12 VOLTS -8 VOLTS = 4 VOLTS 12 VOLTS + 4 VOLTS = 16 VOLTS CONTRATOR SHALL RUN MINIMUM OF 8 GUAGE WIRE FROM THE TRANSFORMER FOR THE FIRST 15 FT., PRIOR TO THE REDUCTION OF WIRE SIZE. WIRE SIZE UNDER 14 GUAGE IS NOT PERMITTED FOR THIS PROJ. LIGHTING CABLE / DISTANCE CHART CABLE TYPE RECOMMENDED DISTANCE FROM TRANSFORMER (SINGLE RUN) MAXIMUM WATTAGE (LOAD) O N E C I R C U I T 2 C O N D U C T O R S 18 / 2 20 FEET 100 WATTS 200 WATTS 250 WATTS 300 WATTS 300 WATTS 300 WATTS 16 / 2 150 FEET 14 / 2 80 FEET 12 / 2 100 FEET 10 / 2 150 FEET 8 / 2 200 FEET 2 C I R C U I T S 3 C O N D U C T O R S 12 / 3 200 FEET 600 WATTS, (300 WATTS PER CIRCUIT) 10 / 3 250 FEET 600 WATTS, (300 WATTS PER CIRCUIT)LIGHTING PLAN4 SYMBOL DESCRIPTION / COLOR MFG.MODEL NO.LAMP VOLTAGE NOTES: TRANSFORMERS SHALL BE A TOP 300 WATT TOP LIGHTS TRANSFORMER BY TOP W/ INTEGRAL TIMER ) CONTACT BRETT BROWNING AT TOP LIGHTS INC. TO PLACE ORDER 877-867-5596 (CELL 949-422-4563)T MATTE BRONZE AREA LANDSCAPE / PATH LIGHT, 12” HIGH, "SMALL HAT"TOP TOP-PL-340-MBR 2 WATT LED 12 LOCATE ±12" AWAY FROM ANY WALK OR PATIO. ± 18" FROM MOW EDGE. MATTE BRONZE DIRECTIONAL FLOOD LIGHT TOP-UL-150-MBR 12TOPPAR 36 FLOOD 6 ALT WATT LED SHINE IN LOWER BRANCHES OF SHRUB OR VINE. LOUVERED BRASS RECESS LIGHT.TOP-SL-LGBX SL-CVR534-MBR (3) 2 WATT LED 12TOP LOCATE 2" BELOW WALL CAP. INSTALL FLUSH TO WALL, WIRES IN BLUE ENT. AND OR IN STEP FACE. L I G H T I N G L E G E N D T TRANSFORMER UNDER BBQ. IN CABINET LANDSCAPE ARCHITECTURAL PLANS FORJAY AND NANCY SCHULMAN1615 E. BAY • NEWPORT BEACH, CA 92663PH. J.(310) 749-3231 N. 818-427-2545jaybuucla@gmail.com; nancyrs1962@aol.comDATE: DRAWN BY:D.P. 8-17-21 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 7 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E 0 8 16 24 32 40 48 GRAPHIC SCALE SCALE: 1/8" = 1'-0" NORTH KITCHEN TRASH TRASH TRASH PWDR FOYER ELEV. BUTLER'S PANTRY DINING MUD ROOM MECH. 3-CAR GARAGE UP STAIRS S.OUTDOORSHOWERDOCK GREAT ROOM E. BAY AVE.BAY ISLAND BBQ 1.FINISH GRADE 2.NATIVE SOIL / BACKFILL PER SPECIFICATIONS 3.POP-UP SPRAY HEAD AND NOZZLE PER LEGEND 4.1/2" MARLEX STREET ELL 5.1/2" SCH 40 PVC STREET ELL TxT 6.1/2" x 12" MIN. SCH 80 PVC THREADED NIPPLE 7.SCH. 40 PVC LATERAL LINE FITTING WITH 1/2" FEMALE THREADED OUTLET 8.LATERAL LINE PIPING PER LEGEND SEE NOTE POP - UP SPRAY HEAD 1 2 3 4 5 6 4 7 8 12" NOTES: USE TEFLON TAPE ON ALL PVC TO PVC CONNECTIONS; NO PIPE DOPE ALLOWED. SET PERIMETER HEADS 4" -4" FROM HARDSCAPE AND 6" - 12" FROM VERTICAL OBJECTS SUCH AS FENCES AND WALLS, ETC. ONLY USE BOTTOM INLET OF HEAD.18"* 4" 2" 4" 1.BALL VALVE PER IRRIGATION LEGEND (MAINLINE SIZE) 2.RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEAT BRAND 'BV' ON LID IN 2" HIGH BLOCK LETTERS 3.FINISH GRADE 4.SCH 40 PVC MALE ADAPTER (2 REQUIRED) 5.SCH 40 PVC 45 DEGREE ELL (4 REQUIRED) 6.NATIVE SOIL 7.MAINLINE PIPING PER IRRIGATION LEGEND 8.COMMON BRICK SUPPORTS (4 REQUIRED) 9.FILL BASE OF BOX WITH PEA GRAVEL *1/2" IN TURF AREAS, 2" IN SHRUB AREAS NOTES: OFF-SET VALVE BOX AROUND BALL VALVE TO ALLOW SPACE FOR FULL MOVEMENT OF THE BALL VALVE HANDLE. BRASS BALL VALVE 1 2 3 4 5 6 7 8 9 T R E N C H I N G 12" MIN. 18" MIN. 1.FINISH GRADE 2.CLEAN BACKFILL WITH ALL ROCKS 1" OR LARGER REMOVED - 90% COMPACTION REQUIRED - SEE SPECS. 3.NON- PRESSURE LATERAL LINE PER LEGEND (SNAKE IN TRENCH) 5.CONTROL WIRES - INSTALL BELOW PRESSURE MAINLINE 6.UNDISTURBED NATIVE SOIL. NOTES: BUNDLE AND TAPE WIRES AT 10' O.C. PIGTAIL AND LOOP WIRES AT All CHANGES IN DIRECTION. SPLICING OF WIRE RUNS IS NOT PERMITTED WITHOUT PRIOR APPROVAL FROM OWNER AND LANDSCAPE ARCHITECT. RUN CONTROL WIRES IN SAME TRENCH AS MAINLINE WHERE POSSIBLE. INSTALL 12"x12"x12" CONCRETE THRUST BLOCKS AT ALL CHANGES IN DIRECTION OF PRESSURE MAINLINE (45'S, 90'S, TEES, ETC.) AND AT ALL TERMINAL POINTS. 1 2 3 4 5 6 1.INSERT WIRES THROUGH HOLS IN BASE OF BODY. 2.STRIP WIRES APPROXIMATELY 5/8" FROM END AND TWIST TOGEATHER. 3.PUT CRIMP SLEEVE ON TWISTED WIRES AND USE INDENT-TYPE CRIMPING TOOL TO SECURE. TRIM EXCESS BARE WIRE. 4.PLUG PRE-FILLED WITH WATER PROOF SEALANT. 5.INVERT BODY AND INSERT PLUG INTO BODY UNTIL IT SNAPS TIGHT. 6.PUSH WIRES ALL THE WAY INTO PLUG TO COMPLETELY SEAL THE CRIMP SLEEVE. NOTES: USE SPEARS #DS-400 DRI-SPLICE WIRE CONNECTOR KIT. MAKE ALL WATERPROOF WIRE CONNECTIONS PER THE MANUFACTURER'S DIRECTION. WATERPROOF WIRE CONNECTOR 1 2 3 4 5 6 ET / RAIN SENSOR - WIRELESS LEGEND: 1.CLIMATE LOGIC™ WEATHER SENSOR MOUNTED OUTDOORS ON FLAT SURFACE USING SCREWS. 2.CLIMATE LOGIC™ WEATHER SENSOR MOUNTED ON A RAIN GUTTER USING QUICKCLIP™ GUTTER MOUNT. 3.CLIMATE LOGIC™ RECEIVER MODULE MOUNTED INDOORS NEAR THE COMPATIBLE CONTROLLER. MOUNT WITH SCREWS AT EYE LEVEL OR IF IN A SECURE AREA, MOUNT ON HOOK AND LOOP TYPE STRIPS FOR DISMOUNTING AND HANDHELD PROGRAMMING UTILIZING THE SLACK IN THE CORD. 4.SINGLE CONNECTION CORD PLUGGED INTO CONTROLLERS REMOTE PORT. 5.AUTOMATIC SPRINKLER CONTROLLER 6.FINISH SURFACE OF INTERIOR SPACE WHERE CONTROLLER IS LOCATED. 7.PVC SCHEDULE 40 CONTROL WIRE CONDUIT (SIZE AS REQUIRED). 8.PVC SWEEP ELL (PROTECTING LOW VOLTAGE CONTROL WIRES TO THE ELECTRIC VALVES). Irritrol CLIMATE LOGIC69F40% 1:15aMENU No Rain-Irrigation11/16 CL-M1 SMART RXENABLED %AS REQ'DNOTES: INSTALL, MOUNT, AND WIRE THE CLIMATE LOGIC SENSOR AND RECEIVER PER THE MANUFACTURER'S DIRECTIONS. B.FINAL CLIMATE LOGIC SENSOR LOCATION TO BE DETERMINED IN THE FIELD AND APPROVED BY THE OWNER. C.FINAL CLIMATE LOGIC SENSOR LOCATION SHALL BE IN A LOW VISIBILITY AREA. D.FOR MOST ACCURATE SENSING, LOCATE THE SENSOR SO THAT IT IS EXPOSED TO SUN AS MUCH AS POSSIBLE. REFER TO THE OWNER'S GUIDE FOR FURTHER MOUNTING LOCATION DIRECTIONS. 1 2 3 4 6 5 7 8 SLEEVING 12" MIN. 24" MIN. 1.HARDSCAPE, SEE CONSTRUCTION PLAN 2.CLEAN SAND BACKFILL COMPACT TO MATCH DENSITY OF NATIVE SOIL 3.LATERAL LINE IN SCH 40 PVC SLEEVE 4. PRESSURE MAINLINE IN SCH 40 PVC SLEEVE 5.CONTROL WIRES IN SCH 40 PVC SLEEVE 6.UNDISTURBED NATIVE SOIL. NOTES: SIZE ALL SLEEVES PER THE IRRIGATION PLAN. EXTEND SLEEVE MINIMUM 12" BEYOND EDGE OF HARDSCAPE. 1 2 3 4 5 6 1.AUTOMATIC CONTROLLER PER LEGEND - MOUNT TO WALL PER MANUFACTURER'S DIRECTIONS DIRECTIONS. 2.ELECTRICAL JUNCTION BOX FOR 115V AC POWER CONNECTION 3.12" CONDUIT WITH 115V AC POWER WIRES TO POWER SOURCE 4. SCH 40 PVC CONDUIT FOR CONTROL WIRES 5. SECURE ALL CONDUITS TO WALL WITH "C" CLAMP IN A MINIMUM OF TWO PLACES (TYP) 6.FINISH GRADE. 7.WALL. WALL MOUNTED IRRIGATION CONTROLLER FRONT VIEW SIDE VIEW 1 2 3 4 5 6 7 WALL 24"18"4'-6"1 2 3 4 5 6 7 8 910±18" ATMOSPHERIC BACKFLOW / VALVE 6. UV RADIATION RESISTANT (1 OF 2) 2. WATER PROOF CONNECTION 1. ID TAG WIRE, COILED 3. 30-INCH LINEAR LENGTH 7. UV RADIATION RESISTANT 4. REMOTE CONTROL VALVE: 10. PVC LATERAL PIPE (1 OF 2) 9. PVC SCH 40 ELL (1 OF 2) 5. INSTALL 6-INCH MIN. ABOVE PVC SCH 40 PIPE (1 OF 2) (1 OF 2) 8. FINISH GRADE / TOP OF MULCH PVC SCH 40 MALE ADAPTER HIGHEST POINT OF DISCHARGE 11. PVC SCH 40 MAIN LINE TO WATER SOARCE11 P.O.C. (POINT OF CONNECTION) CONTRACTOR SHALL TEE OFF THE HOUSE MAIN BETWEEN THE WATER METER AND THE HOUSE AND RUN A ONE INCH MAIN LINE TO EA. VALVE. THIS LINE IS NOT SHOWN FOR CLARITY PURPOSES. 5IRRIGATIONPLANRAINBIRDASVF 1"AUTOMATIC IRRIGATION CONTROL VALVE / BACKFLOW ALL PIPING AND RELATED IRRIGATION EQUIPMENT SHOWN IN PAVED AREAS IS FOR CLARITY ONLY, ALL EQUIPMENT TO BE INSTALLED IN PLANTED AREAS WHEN POSSIBLE. THE FINAL LOCATION AND EXACT POSITIONING OF THE IRRIGATION CONTROLLER SHALL BE APPROVED BY THE OWNER PRIOR TO INSTALLATION. THIS IRRIGATION SYSTEM SHALL BE INSTALLED BY A COMPETENT LANDSCAPE CONTRACTOR EXPERIENCED IN IRRIGATION INSTALLATION AND THE BASIC FUNDAMENTALS OF ITS HYDRAULIC DEMANDS. THE IRRIGATION CONTRACTOR SHALL FIELD SELECT ALL IRRIGATION NOZZLES AND ARK PATTERNS TO OBTAIN OPTIMUM HEAD TO HEAD COVERAGE WITH THE MINIMUM OF OVER-SPRAY. THE IRRIGATION CONTRACTOR SHALL GUARANTEE ENTIRE SPRINKLER SYSTEM AGAINST DEFECTIVE MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE YEAR FROM DATE OF APPROVAL. SHOULD ANY REPAIRS BE NECESSARY DURING THE PERIOD, IF DUE TO DEFECTIVE MATERIALS OR WORKMANSHIP, CONTRACTOR SHALL REPAIR AT HIS EXPENSE. OBSTRUCTIONS WHEN VERTICAL OBSTRUCTIONS (UTILITIES BOXES, STREET LIGHTS, TREES, ETC.) INTERFERE WITH THE SPRAY PATTERN OF THE SPRINKLER HEADS SO AS TO PREVENT PROPER COVERAGE, THE IRRIGATION CONTRACTOR SHALL FIELD ADJUST THE SPRINKLER SYSTEM BY INSTALLING A QUARTER CIRCLE OR HALF CIRCLE SPRINKLER HEAD ON EACH SIDE OF THE OBSTRUCTION SO AS TO PROVIDE PROPER COVERAGE. ALL ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER. (TYPICAL) TORO TMC-424E-OD+TSM-8F SERIES WEATHER - BASED AUTOMATIC ET ADJUSTING 'SMART' IRRIGATION CONTROLLER - WITH IRRITROL CL-100 SERIES 'CLIMATE LOGIC' WIRELESS ET / RAIN SENSOR NIBCO T-580-70 TWO-PIECE BRONZE BALL VALVE - FULL PORT ET SCH 40 PVC IRRIGATION PRESSURE MAINLINE 18" MIBNIMUM COVER CLASS 200 PVC NON-PRESSURE LATERAL LINE - 12" MINIMUM COVER EQUIPMENT LEGEND SYMBOL MANUFACTUER / MODEL NUMBER TORO 570Z-6P-COM-OT-POP UP SPRAY HEADS WITH 'PRECISION SPRAY NOZZLE AND CHCK VALVE C TORO 570Z-12P-COM-OT-POP UP SPRAY HEADS WITH 'PRECISION SPRAY NOZZLE AND CHCK VALVE AUTOMATIC IRRIGATION CONTROLLERS UTILIZING EVAPOTRANSPIRATION WITH NONVOLATILE MEMORY SHALL BE REQUIRED FOR IRRIGATION SCHEDULING IN ALL IRRIGATION SYSTEMS RECOMMENDING U.S. EPA WATERSENSE LABELED DEVICES AS APPLICABLE. CET LANDSCAPE ARCHITECTURAL PLANS FORJAY AND NANCY SCHULMAN1615 E. BAY • NEWPORT BEACH, CA 92663PH. J.(310) 749-3231 N. 818-427-2545jaybuucla@gmail.com; nancyrs1962@aol.comDATE: DRAWN BY:D.P. 8-17-21 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 7 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E IRRIGATIONSPECIFICATIONS6 IRRIGATION NOTES: 1.GENERAL - ALL WORK SHALL BE IN ACCORDANCE WITH APPLICABLE CODES AND THESE PLANS. THE CONTRACTOR SHALL APPLY FOR ALL PERMITS AND PAY SAME. 1.A. THE CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS SHOWN ON THE PLANS AT THE SITE PRIOR TO COMMENCEMENT OF ANY WORK UNDER THIS CONTRACT. 1.B. THE CONTRACTOR SHALL CARRY ALL WORKERS COMPENSATION,PUBLIC LIABILITY AND PROPER DAMAGE INSURANCE, AS REQUIRED BY THE OWNER AND / OR GOVERNING AGENCY. 2.SCOPE OF WORK - UNLESS OTHERWISE SPECIFIED, THE CONSTRUCTION OF IRRIGATION SYSTEMS SHALL INCLUDE THE FURNISHINGS, INSTALLING AND TESTING OF ALL POINTS OF CONNECTION, BACKFLOW DEVICES AND MAINLINE; AND THE FURNISHING AND INSTALLING OF CONTROLLERS, ELECTRIC CONTROL VALVES, OTHER SPECIFIED VALVES, LATERAL LINES, RISERS AND FITTINGS, SPRINKLER HEADS, AND DRIP LINES; AND EXCAVATION AND BACKFILL AND ALL OTHER WORK IN ACCORDANCE WITH THESE PLANS, DETAILS, AND NOTES. THE CONTRACTOR SHALL FURNISH ALL LABOR, MATERIAL EQUIPMENT PROPERTY, TRANSPORTATION, AND PERFORM ALL OPERATIONS REQUIRED FOR A COMPLETE AND OPERABLE IRRIGATION SYSTEM AS INDICATED ON OR REASONABLY IMPLIED BY THE DRAWINGS, DETAIL AND NOTES. INCLUDED AS A PART OF THE IRRIGATION WORK BUT NOT LIMITED BY IT ARE THE FOLLOWING: 2.A. INSTALL COMPLETE OPERABLE INDEPENDENT IRRIGATION SYSTEMS PER THE PLANS, DETAILS, LEGENDS, AND NOTES. 2.B. ALL IRRIGATION WORK SHALL BE GUARANTEED BY THE CONTRACTOR AS TO MATERIAL AND WORKMANSHIP, INCLUDING SETTLING OF BACKFILLED TRENCHES BELOW GRADE FOR A PERIOD OF ONE YEAR FOLLOWING THE DATE OF FINAL ACCEPTANCE OF THE WORK. 3.CHECK AND VERIFY ALL SITE CONDITIONS AND UTILITY LOCATIONS PRIOR TO ANY SITE WORK. IF IT IS FOUND THAT THE SITE VARIES FROM DRAWINGS, NOTIFY THE LANDSCAPE ARCHITECT. THE LANDSCAPE ARCHITECT SHALL DECIDE ALL QUESTIONS RELATING TO THE INTERPRETATION OF THE DRAWINGS AND THE ACCEPTABLE FULFILLMENT OF THE CONTRACT. 4.COORDINATE ALL IRRIGATION WORK WITH PLANTING AND GRADING OPERATIONS TO AVOID ANY CONFLICT WITH PLANTINGS PITS, DRAINAGE SWALES, ETC. 5.PIPING SHOWN ON THE PLANS IS ESSENTIALLY DIAGRAMMATIC. CONTRACTOR SHALL ROUT PIPING TO AVOID CONFLICT WITH STATIONARY ELEMENTS AND IN SUCH A MANNER AS TO CONFORM WITH THE VARIOUS DETAILS AND DESIGN INTENT OF THESE PLANS. WHERE TREES, LIGHT STANDARDS, OR OTHER PHYSICAL OBSTRUCTIONS EXIST, THE PIPING AND SPRINKLER HEAD LOCATIONS SHALL BE ADJUSTED AND / OR RELOCATED AS NECESSARY TO OBTAIN FULL COVERAGE WITH MINIMAL OVER SPRAY. 6.THE CONTRACTOR SHALL AT ALL TIMES PROTECT HIS WORK FROM DAMAGE AND THEFT AND REPLACE ALL DAMAGED OR STOLEN PARTS AT HIS EXPENSE UNTIL THE WORK IS ACCEPTED IN WRITING BY THE OWNER AND / OR GOVERNING AGENCY. 7.EXTREME CARE SHALL BE EXERCISED IN EXCAVATING AND WORKING NEAR EXISTING UTILITIES. CONTRACTOR SHALL VERIFY THE LOCATION AND CONDITION OF ALL UTILITIES AND BE RESPONSIBLE FOR ANY DAMAGE. CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT A MINIMUM OF TWO WORKING DAYS PRIOR TO DIGGING. 8.THE CONTRACTOR SHALL KEEP THE PREMISES CLEAN AND FREE OF EXCESS EQUIPMENT, MATERIALS AND RUBBISH INCIDENTAL TO HIS WORK. 9.THE IRRIGATION DESIGN IS BASED ON THE METER AND OR POINT OF CONNECTION SIZE AND WATER PRESSURE INDICATED ON THE WATER SOURCE / POINT OF CONNECTIONS NOTE ON THE PLANS. CONTRACTOR SHALL VERIFY THE PRESSURE PRIOR TO CONSTRUCTION. SHOULD A DISCREPANCY EXIST, NOTIFY THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING CONSTRUCTION. DO NOT PROCEED WITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. 10.CONTRACTOR SHALL MAKE POINT OF CONNECTION (P.O.C.) AS NOTED ON THE PLANS. ALL FEES AND LOCAL REQUIREMENTS SHALL BE THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR. 11.IRRIGATION CONTRACTOR SHALL COORDINATE 120V AC POWER TO FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND OR ELECTRICAL CONTRACTOR AS NECESSARY. IRRIGATION CONTRACTOR SHALL PAY ALL ASSOCIATED FEES FOR ELECTRICAL SERVICE. IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING ALL FINAL CONTROLLER CONNECTIONS PER LOCAL CODES. 12.CONTRACTOR SHALL PROVIDE ALL EQUIPMENT REQUIRED TO PERFORM A MAINLINE PRESSURE TEST. THE HYDROSTATIC TEST SHALL HOLD A MINIMUM OF 150 PSI FOR 3 HRS OR MORE. CONTRACTOR SHALL CONTACT THE OWNER'S REPRESENTATIVE A MINIMUM OF 48 HOURS IN ADVANCE O THE TEST FOR CERTIFICATION. 13.CONTRACTOR SHALL THOROUGHLY FLUSH THE ENTIRE MAINLINE PRIOR TO INSTALLING REMOTE CONTROL VALVES. ALL LATERAL LINES SHALL BE COMPLETELY FLUSHED PRIOR TO INSTALLING HEADS AND NOZZLES. FOR DRIP SYSTEMS, ALL PIPING / TUBING DOWNSTREAM OF THE CONTROL VALVE SHALL BE THOROUGHLY FLUSHED PRIOR TO 'CLOSING' SYSTEM (FOR GRIND SYSTEMS), OR BEFORE INSTALLING FLUSH VALVES. 14.ALL WIRES SHALL BE SOLID COOPER, PLASTIC INSULATED, U.F. DIRECT BURIAL WIRE. ALL COMMON WIRE SHALL BE #14 WHITE; ALL CONTROL WIRES SHALL BE AWG #14 RED OR BLACK. CONTROLLERS SHALL HAVE SEPARATE COLOR CODED COMMON WIRES AND CONTROL WIRES WHEN TWO OR MORE CONTROLLERS ARE ON THE PROJECT. 15.ALL CONTROL WIRES AND IRRIGATION PIPING THAT RUNS UNDER HARDSCAPE / PAVING SHALL BE ENCASED IN PVC SLEEVES PER THE LEGEND. SLEEVES SHALL BE SIZED ACCORDING TO THE SLEEVING CHART ON THE PLANS. SLEEVES SHALL BE STRAIGHT RUNS OF PVC PIPE WITH NO FITTINGS INSTALLED UNDER HARDSCAPE AREAS. IF WIDTH OF HARDSCAPE EXCEEDS A FULL LENGTH OF PIPE , USE BELLED END CONNECTION OR COUPLER WITHIN SLEEVE. ENSURING SLEEVE IS LARGE ENOUGH FOR THE ADDED DIAMETER OF THE CONNECTION. 16.THE FINAL LOCATION FOR CONTROL VALVES AND QUICK COUPLERS SHALL BE APPROVED IN THE FIELD BY THE LANDSCAPE ARCHITECT OR THE OWNER'S AUTHORIZED REPRESENTATIVE. ALL VALVES AND QUICK COUPLERS SHALL BE LOCATED IN SHRUB AREAS WHEREVER POSSIBLE. 17.THE CONTRACTOR SHALL HEAT BRAND VALVE NUMBERS OR OTHER MARKINGS AS CALLED FOR IN THE IRRIGATION DETAILS ON OUTSIDE OF ALL VALVE BOX LIDS. 18.ALL BRASS OR GALVANIZED CONNECTIONS SHALL BE COATED WITH TEFLON TAPE OR APPROPRIATE PIPE JOINT COMPOUND. ALL PVC TO PVC THREADED CONNECTIONS SHALL BE COATED WITH TEFLON TAPE. NO PIPE DOPE IS ALLOWED AT VALVE OR SPRINKLER HEAD CONNECTIONS. ANY PVC TO METAL CONNECTIONS SHALL BE MADE WITH A MALE THREADED PVC FITTING AND A FEMALE THREADED METAL FITTING. 19.ALL PVC SOLVENT-WELD CONNECTIONS SHALL BE MADE WITH SOLVENT-WELD MATERIALS AS RECOMMENDED BY THE PIPE MANUFACTURER. SOLVENT-WELD PRIMER SHALL BE APPLIED AT ALL CONNECTIONS. 20.LOW HEAD DRAINAGE WILL NOT BE ALLOWED. CONTRACTOR TO DETERMINE IN THE FIELD WHICH HEADS DRAIN AFTER THE VALVE IS SHUT OFF. CONTRACTOR SHALL PROVIDE AND INSTALL ADDITIONAL IN-LINE CHECK VALVES AS NEEDED AT NO ADDITIONAL COST TO THE OWNER. 21.ALL PRESSURE SUPPLY LINES AND CONTROL WIRES TO HAVE 18" - 24" MINIMUM COVER. ALL LATERAL LINES TO HAVE 12" MINIMUM COVER. FOR RECYCLED WATER SYSTEMS, PIPE DEPTH TO BE DETERMINED BY THE LOCAL GOVERNING AGENCY. 22.MAINLINE AND WIRE SLEEVING TO HAVE A MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. MAIN LINE AND WIRE SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. LATERAL LINE SLEEVING TO HAVE 12" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. LATERAL LINE SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO BE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. CONTRACTOR SHALL INSTALL SLEEVING UNDER ALL HARDSCAPE 36" WIDE OR GREATER DUE TO GRAPHIC CLARITY. NOT ALL SLEEVES MAY BE SHOWN ON PLANS. CONTRACTOR SHALL INSTALL ALL SLEEVING PRIOR TO HARDSCAPE AND PAVING INSTALLATION. 23.THE RADIUS OF EACH HEAD IS TO BE ADJUSTED SO THAT HEAD-TO-HEAD COVERAGE IS MAINTAINED, BUT OVER SPRAY ON BUILDINGS, WALKS, WALLS, AND OTHER HARD SURFACES IS MINIMIZED. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO USING THE BEST NOZZLE RADIUS AND PATTERN, USING PRESSURE COMPENSATING DEVICES FOR NOZZLES, USING ADJUSTABLE NOZZLES, OR USING THE RADIUS ADJUST SCREW ON INDIVIDUAL NOZZLES. 24.FINE TUNE EACH CONTROL VALVE FOR OPTIMUM OPERATION. THIS SHALL BE DONE BY TURNING DOWN THE FLOW CONTROL OF THE VALVE UNTIL SYSTEM PERFORMANCE STARTS TO SUFFER. AT THAT POINT OPEN UP VALVE FLOW CONTROL ABOUT ONE-HALF TURN OR UNTIL THE VALVE IS JUST OPEN ENOUGH FOR DESIRED OPERATION. 25.CONTRACTOR SHALL INSTALL 2 EXTRA WIRES FROM CONTROLLER TO EACH END OF THE MAINLINE. WIRES SHALL COME UP INTO ALL VALVE BOXES ALONG THE MAINLINE PATH WITH 36" EXPANSION COILS IN EACH BOX. SPARE WIRES SHALL BE COLOR-CODED DIFFERENTLY THAN OTHER CONTROL WIRES. 26.UPON COMPLETION OF THE PROJECT, THE CONTRACTOR IS TO TURN OVER TO THE OWNER THE FOLLOWING: a.A REPRODUCIBLE SET OF "AS-BUILT" DRAWINGS AND CONTROLLER CHART. b.2 KEYS FOR EACH CONTROLLER AND ENCLOSURE (IF APPLICABLE). c.2 QUICK COUPLER KEYS AND MATCHING HOSE SWIVELS. (IF QUICK COUPLERS ARE SPEC). 27.RECORD DRAWINGS - THE CONTRACTOR SHALL PROVIDE AND KEEP UP TO DATE A COMPLETE RECORD SET OF PRINTS WHICH SHALL BE CORRECTED DAILY AND SHOW EVERY CHANGE FROM THE ORIGINAL DRAWINGS. PRIOR TO FINAL INSPECTING, THE CONTRACTOR SHALL TRANSCRIBE ALL INFORMATION FROM THE RECORD SET TO A BLACK-LINE PRINT PROCURED FROM THE OWNER. ALL WORK SHALL BE NEAT AND LEGIBLE, LOCATION THE FOLLOWING ITEMS FROM PERMANENT POINTS OF REFERENCE: SHUT-OFF VALVES, CONTROLLER, QUICK COUPLING VALVES, OR HOSE BIBS AND OTHER PERMANENT UNDERGROUND ITEMS. 28."CONTROLLER CHART" - UPON APPROVAL OF THE FINAL RECORD DRAWINGS, PROVIDE ONE CHART FOR EACH CONTROLLER INSTALLED. THE CHART IS TO BE A REDUCED COPY OF THE APPROVED RECORD DRAWING (A BLACK-LINE PRINT REDUCED TO THE MAXIMUM SIZE THE CONTROLLER DOOR WILL ALLOW, COLORED WITH A DIFFERENT COLOR FOR EACH VALVE STATION'S AREA OF COVERAGE). WHEN COMPLETED AND APPROVED, THE CHART SHALL BE LAMINATED BETWEEN TWO PIECES OF 20 MIL. CLEAR PLASTIC AND MOUNTED ON THE INSIDE OF THE CONTROLLER DOOR USING VELCRO TAPE OR EQUAL. 29.DRIP LINE IRRIGATION 29.A. DRIP LINE TUBING IS SHOWN ON PLANS IN THE SUGGESTED LAYOUT. CONTRACTOR SHALL ADJUST LAYOUT AS DETERMINED NECESSARY IN THE FIELD TO MATCH THE ACTUAL SITE CONDITIONS, DIMENSIONS, ETC. 29.B.ALL DRIP LINE SYSTEMS SHALL BE INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS AND DIRECTIONS. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO SOIL TYPE CONSIDERATIONS, PLANT TYPE CONSIDERATIONS, SLOPES, TYPICAL TUBING LAYOUT, SUPPLY HEADERS, FLUSH HEADERS, AIR-RELEASE VALVES, FLUSH VALVES, SOIL STAPLES, AND OPERATION INDICATORS, ETC. 29.C EACH DRIP LINE SYSTEM SHALL HAVE A DRIP ZONE VALVE ASSEMBLY THAT INCLUDES A PRESSURE REGULATOR AND IN-LINE FILTER PER THE IRRIGATION LEGEND. 29.D.EXTEND PVC LATERAL LINE PIPING PER IRRIGATION LEGEND FROM THE DRIP ZONE VALVE INTO THE PLANTING AREAS. ALL SUPPLY HEADERS AND FLUSH HEADERS SHALL BE PVC PIPING OR DRIP LINE TUBING AS SPECIFIED ON THE DRAWINGS. 29.E.CONNECT THE DRIP LINE TUBING INTO THE PVC / POLY TUBING HEADERS PER THE MANUFACTURER'S DIRECTIONS, USING FITTINGS AS SUPPLIED BY THE MANUFACTURER OF THE DRIP LINE TUBING. 29.F.DRIP LINE TUBING RUNS SHALL BE SPACED AT APPROXIMATELY 12" O.C. OR AS NOTED ON THE PLANS. 29.G.TUBING SHALL RUN GENERALLY PARALLEL TO THE LONG AXIS OF THE PLANTING AREAS. THE EXCEPTION TO THIS WOULD BE SLOPED AREAS WHERE THE TUBING SHALL RUNG PARALLEL TO THE SLOPE CONTOURS. 29.H.FLUSH VALVES SHALL BE INSTALLED AT THE TERMINAL ENDS AND OR LOW POINTS OF ZONES IN ALL DIRECTIONS. AIR RELEASE VALVES, WHERE REQUIRED FOR BURIED SYSTEM, SHALL BE INSTALLED AT THE HIGH POINTS OF EACH ZONE. REFER TO THE MANUFACTURER'S DIRECTIONS FOR THE QUANTITY OF FLUSH VALVES AND AIR-RELEASE VALVES RECOMMENDED FOR EACH ZONE. 29.I.DRIP LINE TUBING SHALL BE BURIED 3"-4" BELOW FINISH GRADE, STAPLE DOWN AND COVER WITH MULCH PER THE PLANTING PLAN. 29.K.ALL FITTINGS USED FOR DRIP LINE TUBING CONNECTIONS AND DRIP LINE TUBING TO PVC CONNECTIONS SHALL BE AS PRODUCED AND SUPPLIED BY THE MANUFACTURER OF THE DRIP LINE TUBING. IRRIGATION MAINTENANCE SCHEDULE THE IRRIGATION MAINTENANCE SCHEDULE TASKS LISTED BELOW ARE INTENDED AS MINIMUM STANDARDS AND MORE FREQUENT ATTENTION MAY BE REQUIRED DEPENDING ON THE PARTICULAR SITE CONDITIONS. FREQUENCY MAINTENANCE TASK QUARTERLY CONTROLLER CABINET - OPEN CABINET AND CLEAN OUT DEBRIS AND REPLACE BATTERY AS NECESSARY. CHECK WIRING AND REPAIR AS NEEDED AND CHECK CLOCK AND RESET IF NECESSARY. MONTHLY IRRIGATION SCHEDULE - ADJUST SCHEDULE FOR SEASONAL VARIATIONS AND OTHER CONDITIONS WHICH MAY AFFECT THE AMOUNT OF WATER NEEDED TO MAINTAIN PLANT HEALTH. ADJUST AS NECESSARY. QUARTERLY P.O.C. - VISUALLY INSPECT COMPONENTS FOR LEAKS, PRESSURE SETTINGS, SETTLEMENT OR OTHER DAMAGE AFFECTING THE OPERATION OF A COMPONENT. REPAIR AS NEEDED. QUARTERLY REMOTE CONTROL VALVES, ISOLATION VALVES AND QUICK COUPLER VALVES - VISUALLY INSPECT FOR LEAKS, SETTLEMENT, WIRE CONNECTIONS AND PRESSURE SETTINGS. REPAIR OR ADJUST AS NEEDED. QUARTERLY MAINLINE AND LATERALS - VISUALLY INSPECT FOR LEAKS OR SETTLEMENT OF TRENCHES. REPAIR AS NEEDED. WEEKLY SPRINKLERS - VISUALLY CHECK FOR ANY BROKEN, MISALIGNMENT OR CLOGGED HEADS, HEADS WITH INCORRECT ARC, INADEQUATE COVERAGE OR OVER-SPRAY AND LOW HEAD DRAINAGE. REPAIR AS NEEDED. MONTHLY FILTERS AND STRAINERS - VISUALLY CHECK FOR LEAKS, BROKEN FITTINGS. CLEAN AND FLUSH SCREENS. 1615 E. BAY NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH DAVID A. PEDERSEN 5-23-21 3895 DAVE@DPLANDSCAPE.COM949-251-8999 20271 ACACIA ST. NEWPORT BEACH CA. SUITE 120 1-30-22 5-10-21 ·         TURF AREA DOES NOT EXCEED 25% OF LANDSCAPE PLANTING AREA (PROHIBITED ON SLOPE AREAS AND PARKWAYS LESS THAN 10 FEET WIDE) ·         75% OF LANDSCAPE AREA MUST BE PLATED WITH CLIMATE ADAPTED PLANTS WITH AN AVERAGE WUCOLS PLANT FACTOR OF 0.3. ·         COMPOST AT A RATE OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES 3-INCH MULCH LAYER APPLIED TO ALL PLANTING AREAS (EXCLUDING TURF AREAS) AUTOMATIC IRRIGATION CONTROLLERS WITH MANUAL SHUT-OFF VALVES STATEMENT, “I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO).” POINT OF CONNECTION MAKE IRRIGATION POINT OF CONNECTION INTO WATER SERVICE LINE DIRECTLY DOWNSTREAM OF EXISTING LOT WATER METER. VERIFY EXACT LOCATION IN THE FIELD AND ADJUST AS NECESSARY. INSTALL BALL VALVE AT POC FOR IRRIGATION SYSTEM ISOLATION. EXTEND MAINLINE AS SHOWN TO SIDE YARD FOR IRRIGATION EQUIPMENT LOCATION. INSTALL BACKFLOW PREVENTER DOWNSTREAM OF BALL VALVE PER ALL LOCATE CODES. FINAL BACKFLOW PREVENTER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. PIPING BETWEEN THE POC AND THE BACKFLOW PREVENTER TO BE 1" TYPE 'K' COPPER INSTALL MASTER VALVE DOWNSTREAM OF BACKFLOW DEVICE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIRECTIONS. INSTALL FLOW SENSOR DOWNSTREAM OF MASTER VALVE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIRECTIONS. MAXIMUM DEMAND IS 5 GPM. MINIMUM DESIGN PRESSURE AT POC IS 60 PSI. CONTRACTOR SHALL TAKE A DIRECT PRESSURE MEASUREMENT AT THE POC PRIOR TO START OF WORK. IF STATIC PRESSURE IS GRATER THAN 80 PSI. INSTALL PRESSURE REGULATOR WITH BACKFLOW ASSEMBLY PER THESE PLANS AND SET TO 60 PSI. IF STATIC PRESSURE IS BETWEEN 60 PSI AND 80 PSI, DO NOT INSTALL PRESSURE REGULATOR. IF STATIC PRESSURE IS LESS THAN 60 PSI. NOTIFY LANDSCAPE ARCHITECT IN WRITING. DO NOT PROCEED WITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. CONTROLLER INSTALL IRRIGATION CONTROLLER OUTSIDE HOUSE AS SHOWN ON THE PLANS. FINAL CONTROLLER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. THE IRRIGATION CONTRACTOR SHALL COORDINATE 120V AC POWER TO THE FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND / OR ELECTRICAL CONTRACTOR AS NECESSARY, AND PAY ALL ASSOCIATED COST. THE IRRIGATION CONTRACTOR SHALL MAKE ALL FINAL CONNECTIONS PER LOCAL CODES. MOUNT, GROUND, AND WIRE ALL THE CONTROL EQUIPMENT PER THE MANUFACTURER'S DIRECTIONS, THESE PLANS, AND PER ALL LOCAL CODES. SLEEVING MAINLINE AND VALVES SHOWN OUTSIDE OF PLANTED AREAS FOR CLARITY ONLY. INSTALL ALL IRRIGATION EQUIPMENT IN ADJACENT PLANTED AREAS EXCEPT WHERE SLEEVING IS SHOWN ON THE PLANS. ALL PIPES AND WIRES THAT MUST RUN UNDER HARDSCAPE TO BE SLEEVED IN SCH 40 PVC SLEEVES ACCORDING TO THE SLEEVING CHART. DRIP LINE SYSTEMS SHRUB AREAS AS SHOWN SHALL BE IRRIGATED WITH DRIP LINE IRRIGATION. INSTALL ALL DRIP LINE SYSTEMS PER THE MANUFACTURER'S DIRECTIONS AND RECOMMENDATIONS. CONTRACTORS NOT FAMILIAR WITH DRIP LINE SYSTEM INSTALLATION SHALL CONTACT THE MANUFACTURER'S REPRESENTATIVE PRIOR TO START OF WORK FOR ON-SITE PRODUCT AND INSTALLATION TRAINING. 2. Soil Preparation Mulch and Amendments (a) Prior to planting of any materials, compacted soils shall be transformed to a friable condition. On engineered slopes, only amended planting holes need to meet this requirement. (b) Soil amendments shall be incorporated according to the recommendations of the soil report and what is appropriate for plants selected. (c) For landscape installations, compost at a rate of a minimum of four cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of six inches into the soil. Soils with greater than 6% organic matter in the top 6 inches of soil are exempt from adding compost and tilling. (d) A minimum two, three inch (3″) layers of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. To provide habitat for beneficial insects and other wildlife, up to 5% of the landscape are may be left without mulch. Designated insect habitat must be included in the landscape design plan as such. (e) Stabilizing mulching products shall be used on slopes that meet current engineering standards such as those detailed in the USDA/USAID Low Volume Roads Engineering Best Management Practices Field Guide. (f) The mulching portion of the seed/mulch slurry in hydroseeded applications shall meet the mulching requirement. (g) Organic mulch materials made from recycled or postconsumer shall take precedence over inorganic materials or virgin forest products unless the recycled post-consumer 2.3 Soil Management Report A. All planted landscape areas are required to have friable soil to maximize retention and infiltration. On engineered slopes, only amended planting holes need meet this requirement. B. In order to reduce runoff and encourage healthy plant growth, a soil management report shall be completed by the project applicant, or his/her designee, as follows: 1. Submit soil samples to a certified agronomic soils laboratory for analysis and recommendations. (a) Soil sampling shall be conducted in accordance with laboratory protocol, including protocols regarding adequate sampling depth for the intended plants. (b) The soil analysis may include, but is not limited to: 1. soiltexture; 2. infiltration rate determined by laboratory test or soil texture infiltration rate table; 3. pH; 4. total soluble salts; 5. sodium; 6. percent organic matter; and 7. recommendations. PRESCRIPTIVE COMPLIANCE OPTION 'H' This project submittal is under the City's prescriptive requirements which is an option to the City's Water Efficient Landscape Ordinance.LANDSCAPE ARCHITECTURAL PLANS FORJAY AND NANCY SCHULMAN1615 E. BAY • NEWPORT BEACH, CA 92663PH. J.(310) 749-3231 N. 818-427-2545jaybuucla@gmail.com; nancyrs1962@aol.comDATE: DRAWN BY:D.P. 8-17-21 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 7 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E 0 8 16 24 32 40 48 GRAPHIC SCALE SCALE: 1/8" = 1'-0" NORTH KITCHEN TRASH TRASH TRASH PWDR FOYER ELEV. BUTLER'S PANTRY DINING MUD ROOM MECH. 3-CAR GARAGE UP STAIRS S.OUTDOORSHOWERDOCK GREAT ROOM E. BAY AVE.BAY ISLAND BBQ AJU-REP AJUGA REPTANS ATRO BRONZE AJUGA 6"0.C.LOW GROWING GROUND COVER WITH BRONZE LEAVES AND BLUE FLOWER SPIKES TO 6”. HEU-SAN HEUCHERA SANGUINEA 'FIREFLY'FIREFLY CORAL BELLS ONE GAL.PERENNIAL TO 12" W/ SCARLET RED BELL-LIKE FLOWERS ON COMPACT CLUMPING PLANT. GROUND COVER SYMBOL BOTANICAL NAME COMMON NAME SPACING DESCRIPTION SESLERIA AUTUMNALIS AUTUMN MOOR GRASSSES-AUT ONE GAL.GRASS TO 20" TALL, BEARS SPIKE-LIKE SILVER-WHITE (TURNING GOLDEN) FLOWER TASSELS CRA-UND CRASSULA UNDULATIFOLIA 'BLUE WAVE'BLUE WAVE RIPPLE JADE FIVE GAL.COMPACT DENSE SMALL SUCCULENT TO 3FT. W/ TWISTED BLUISH GREY LEAVES. SHRUBS SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION RAP-MIN RAPHIOLEPIS UMBELLATUS ‘MINOR’DWARF YEDDA HAWTHORNE 15 GAL.SLOW GROWING COMPACT UPRIGHT SHRUB TO 4 FT. W/ WHITE FLOWER CLUSTERS. C. INSTALLATION. 1. SOIL CONDITIONING (NON SLOPE AREAS) THE FOLLOWING APPLICATION SHALL BE MADE PER 1,000 SQUARE FEET OF AREA AND SHALL BE THOROUGHLY  CULTIVATED INTO THE TOP 8 INCHES OF PREMOISTENED SOIL: 4 CUBIC YARDS ORGANIC AMENDMENT 20 POUND COMMERCIAL FERTILIZER 100 LBS TRI-C HUMATE PLUS GRANULAR SOIL CONDITIONER (AREAS WITH SLOPES GREATER THAN A 3:1 RATIO ARE EXEMPT. 2. TREE AND SHRUB PLANTING a) EXCAVATE PITS WITH VERTICAL SIDES FOR ALL PLANTS, SHRUBS, AND TREES. PITS SHALL BE 1-1/2 TIMES THE DEPTH OF BALLS, AND TWICE THEIR WIDTH. b) TERRA SORB AG POLYMER SHALL BE ADDED TO PLANT BACKFILL PER THE FOLLOWING: 1 TABLE SPOON PER 1 GALLON PLANT 3 TABLE SPOON 5 GALLON PLANT 4 TABLE SPOON 15 GALLON PLANT 2 TABLE SPOON 1/2" CALIPER OF TREE TRUNK FOR SPECIMEN PLANTS LARGER THAN 15 GALLONS. UNUSED EXCAVATED SOIL SHALL BE DISPOSED OF OFF THE THE SITE. SIZE OF CONTAINER NUMBER OF TABLETS WEIGHT GRAMS 1 GALLON 1 21 5 GALLON 2 42 15 GALLON 6 126 BOXED CONTAINER 10 210 d) PLANTING HEIGHT OF SHRUBS AND TREE CROWNS TO BE 1 INCH ABOVE FINISH GRADE UNLESS NOTED OTHERWISE ON PLAN. e) COMPACT SOIL AT BOTTOM OF PIT AND TRAMP FIRMLY. FILL SOIL AROUND BALL OF PLANT USING BACKFILL AS SPECIFIED AND WATER THOROUGHLY f) IMMEDIATELY AFTER PLANTING, STAKE ALL TREES TO PREVENT DAMAGE FROM WIND AS DETAILED. g) GRADE AREAS AROUND PLANTS, TO FINISH GRADE AND DISPOSE OF EXCESS SOIL. h) WATER - IMMEDIATELY AFTER PLANTING, WATER SHALL BE APPLIED TO EACH TREE AND SHRUB, IN SUCH A MANNER AS NOT TO DISTURB BACKFILL OR MULCH, AND TO THE EXTENT THAT ALL MATERIALS IN THE  PLANTING HOLE ARE THOROUGHLY SATURATED. (SEE PLANTING DETAILS FOR VARIATIONS FROM ABOVE.) 3. GROUND COVER AREAS PLANTING PITS FOR GROUND COVERS SHALL BE 4" X 4", OR ADEQUATE TO ACCEPT MATERIAL FROM FLATS WITHOUT CRUSHING OR DEFORMING THE ROOT BALL. PLANT AT SPACINGS AND IN AREAS INDICATED ON THE DRAWINGS. SOIL SHALL BE FIRMLY PRESSED AROUND EACH  PLANT, AND THE EXCESS SOIL REMOVED FROM THE CROWN. EACH SECTION OF GROUND COVER SHALL BE IMMEDIATELY WATERED UPON COMPLETION OF PLANTING, OR WITHIN ONE HOUR. 4. MULCHING OF SHRUB AREAS CONTRACTOR SHALL APPLY A MINIMUM OF TWO INCHES OF KELLOGG’S “XERIMULCH” TO ALL GROUND COVER AND SHRUB PLANTING AREAS AFTER COMPLETION OF ALL PLANT INSTALLATION (ONE CUBIC YARD COVERS 162 SQ. FT. AT TWO INCH DEEP.) AREAS LESS THAN ONE INCH DEEP AFTER SETTLEMENT FOR ONE WEEK SHALL BE REMULCHED TO ACHIEVE THE REQUIRED 1" DEPTH. 5. MAINTENANCE AND GUARANTEE (OPTIONAL - 60 DAYS AS SEPARATE BID ITEM) ALL PLANTING SHALL BE MAINTAINED (BY CULTIVATING, MOWING, WEEDING, WATERING, FEEDING, SPRAYING AND PRUNING) FOR 60 DAYS AFTER COMPLETION AND ACCEPTANCE OF ALL PLANTING. ALL SHRUBS AND TREES NOT LIVING AFTER 60 DAY MAINTENANCE SHALL BE REPLACED. A FINAL INSPECTION SHALL BE MADE BY THE OWNER OR THEIR REPRESENTATIVE TO VERIFY THE FOLLOWING: HEALTHY, PEST FREE PLANT MATERIALS, VIABLE WEED FREE  GROUND COVER AREAS, STAKING OF TREES, ETC. PLANTING SPECIFICATIONS SCOPE OF WORK PROVIDE ALL LABOR, EQUIPMENT, MATERIAL, AND SERVICES NECESSARY TO COMPLETE THE FINISH GRADING, SOIL PREPARATION, PLANTING, AND MAINTENANCE AS SPECIFIED. A. GENERAL WORK PROCEDURES WORK PROCEDURES SHALL FOLLOW BEST CUSTOMARY PRACTICE. 1. ALL MATERIALS SHALL BE BEST AVAILABLE. DO NOT BEGIN SOIL PREPARATION AND PLANTING UNTIL IRRIGATION WORK AROUND PLANTING AREA IS COMPLETE AND TESTED. 2. PREMOISTEN - SPECIAL CARE SHALL BE TAKEN TO PREMOISTEN THE SURFACE 8" OF ALL PLANTING AREAS AND INSURE THAT PLANTS ARE PREVENTED FROM DRYING DURING PLANTING OPERATIONS. 3. WEEDING, BEFORE AND DURING PRELIMINARY GRADING AND FINISH GRADING. ALL WEEDS AND STOLONIFEROUS GRASSES, NUT GRASS AND JOHNSON GRASS, SHALL BE CHEMICALLY ERADICATED OR DUG OUT BY THE ROOTS AND DISPOSED OF OFF SITE. 4. PREMISES SHALL BE KEPT CLEAN AND MAINTAINED FREE OF CONSTRUCTION LITTER, ALL EMPTY CONTAINERS, EMPTY BAGS AND DEBRIS SHALL BE REMOVED FROM THE SITE UPON COMPLETION OF EACH DAYS WORK. ALL WALKS OR  PAVEMENTS SHALL BE SWEPT OR WASHED CLEAN DAILY. B. MATERIALS 1. ORGANIC AMENDMENTS - ORGANIC AMENDMENTS SHALL BE DECOMPOSED NITROGEN STABILIZED COMPOSTED RED WOOD SHAVINGS CULTIVATED INTO TOP 8" OF ALL PLANTING AREAS. 2. HUMATE -PLUS GRANULAR SOIL CONDITIONER BY "TRI-C". 3. COMMERCIAL FERTILIZER - COMMERCIAL FERTILIZER SHALL BE AGRIFORM 18-18-6 COATED PELLETS OR EQUAL 4. SOIL SULFUR - SOIL SULFUR SHALL BE AGRICULTURAL GRADE. 5. POLYMER - POLYMER SHALL BE A SYNTHETIC ACRYLAMID CO-POLYMERS FORMATION AS MANUFACTURED BY TERRA SORB. 6. MULCH - MULCH SHALL BE A SHREDDED BARK MATERIAL AS PRODUCED BY KELLOGG'S "XERIMULCH". 7. PLANTING TABLETS - PLANTING TABLETS SHALL BE 21 GRAM AGRIFORM BLUE CHIP PLANTING TABLETS. 8. PLANTS - ALL PLANTS SHALL BE HEALTHY, OF NORMAL GROWTH, WELL ROOTED, FREE FROM DISEASE, INSECTS, INSECT EGGS AND LARVAE. THE ROOTS SHALL SHOW NO EVIDENCE OF HAVING BEEN RESTRICTED, DEFORMEDOR BOUND AT ANY TIME. VARIETIES AND SIZE OF PLANTS SHALL BE AS STATED ON THE PLAN. PLANTS SHALL BE SUBJECT TO INSPECTION AND APPROVAL OR REJECTION BY THE OWNER OR THEIR REPRESENTATIVE ON THE SITE AT ANY TIME BEFORE OR DURING PROGRESS OF PLANTS SHALL BE REMOVED FROM THE SITE IMMEDIATELY. SPECIAL CARE SHALL BE TAKEN TO INSURE THAT PLANTS IN CONTAINERS ARE ADEQUATELY WATERED. 9. PLANTING MIX - ALL SOIL BACKFILL IMPUTS FOR TREES, SHRUBS, VINES, UNLESS OTHERWISE NOTED, SHALL BE PREPARED SOIL CONSISTING OF 40% NITROLIZED ORGANIC AMENDMENTS AND 60% SUITABLE EXISTING SOIL. PLUS POLYMERS PER THE FOLLOWING AMOUNTS. MYCORRHIZAE SPECIFICATIONS. CONTRACTOR SHALL APPLY TRY-C' ENDO 120 ARBUSCULAR MYCORRHIZAL INOCULUM AT THE FOLLOWING RATES APPLY AT 1 1/2 LBS. PER 1,000 SQ. FT. FOR ALL LANDSCAPE AREAS TILL INTO SOIL W/ AMENDMENTS. (SEE SPECS) FOR BACKFILLED BEDS APPLY AT 5 LBS. PER CUBIC YARD OF MIX. CONTRACTOR SHALL ALSO APPLY 'TRY-C' MYCO PACS PLACE INDIVIDUAL PACKETS ADJACENT TO ALL SHRUB ROOT BALLS AT THE FOLLOWING RATES. 1 GAL = 1 PACK 5 GAL. = 3 PACKS 15 GAL. = 8 PACKS CONTACT TRY-C 1-800-927-3311 FOR SUPPLIERS. 2 X BALL DIA. SHRUB PLANTING DETAIL NOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL.. 1 2 3 4 5 6 7 1. CROWN OF PLANT TO BE 1" ABOVE FINISH GRADE 2. 4" HIGH TEMPORARY BASIN. 3. 2" THICK SHREDDED MULCH DO NOT USE BARK CHIPS WHERE PLAN CALLS FOR MULCH COVER. 4. FERTILIZER AND MYCORRHIZAE TABS (SEE SPECS.) 5. BACKFILL MIX (SEE SPECS.) 6. DIG HOLE A MIN. OF 1 1/2 X THE DEPTH OF THE PLANT CONTAINER 7. COMPACTED BACKFILL PER SPEC. E L E V A T I O N LEGEND 1. WALL OR FENCE 2.EYEBOLTS: 3/8" DIA. EYEBOLTS IN LEAD SHIELDS, PROVIDE 6. 3. FINISH GRADE 4. 12 GA. GALV. WIRE: SECURE VINE TO WIRE WITH NURSERYMAN'S TAPE. 5. ANGLE TRUNK OF VINE BACK TO WALL AND   REMOVE STAKE & TIE. NOTE: WHEN PLANTING SEVERAL VINES ON ONE WALL, WIRE TRELLIS SHALL BE CONTINUOUS. VINE DETAIL NON-ADHERING TYPE24" TYP.1 2 3 4 5 7PLANTING PLANRM RM RM RM RM RM RM RM RM RM RM RM H H H H H H HHSOL-JASRAP-MINAJU-REPCRA-UNDHEU-SAN SES-AUT LANDSCAPE ARCHITECTURAL PLANS FORJAY AND NANCY SCHULMAN1615 E. BAY • NEWPORT BEACH, CA 92663PH. J.(310) 749-3231 N. 818-427-2545jaybuucla@gmail.com; nancyrs1962@aol.comDATE: DRAWN BY:D.P. 8-17-21 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 7 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E BRANDON ARCHITECTS DATE A-0.1 PROJECT CONTACT RYAN MCCDANIEL PROJECT NAME PROJECT ADDRESS 1615 E BAY AVE NEWPORT BEACH, CA 92661 OWNER INFORMATION JAY & NANCY SCHULMAN 16201 MEADOWRIDGE WAY ENCINO, CA PROJECT STATUS CDP PLAN CHECK NO. #Pln REVISIONS NO. DATE 09/16/2021 SCHULMAN RESIDENCEARCHITECTURAL SITE PLAN 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon.(VACATED PER CITY OF NEWPORT BEACHRESOLUTION NO. 4598, 3825/352 O.R.)EXISTING BUILDING PROPERTYLINE BAY AVENUE℄5' 15' 15 ' N00°02'01"E 192.15'N89°58'48"W 30.00'N00°02'01"E 192.14'N89°57'34"W 30.00'ALLEY℄(8.62) FL (8.77) FS (8.65) FS (8.63)WM(8.60) FL (8.77) FS (8.57) FL (8.70) FS (8.66)SCO(9.03) FS (8.56) FL (8.55) FL (8.73)FS(9.09) FS (9.18) FS (9.30) FFG (9.21) FS (9.40) FS (9.21) FS (8.90) NG (9.08) FS (9.19) FS (9.43) FS (11.38) FS (11.38) FS (11.42) FS (11.43) FS (9.42) NG (9.18) NG (11.66) FF (10.55) FS (10.43) FS (9.49) FS (9.57) FS (11.43)FS(11.44) FS (11.39)FS(11.42) FS (11.52) FS (11.51) FS (35.67) RIDGE (11.67) FS (9.67) FS (11.25) FS (10.24) FS (11.45) FS (11.45) FS (11.42) FS (11.66) FF (11.41) FS (10.44) FS (39.81) CHIMNEY TOP (10.36) FS (10.43) FS (10.43) FS (9.55) NG (10.35) FS (10.20) FS (10.64) FF (9.67) FS (9.50) FS (9.48) FS (9.47) FS (9.53) NG (9.92) NG (6.06) NG~SAND (4.19) NG~SAND (3.99) NG~SAND (5.83) NG~SAND (4.67) NG~SAND (6.13) NG~SAND (5.40) NG~SAND (9.50) FS (10.12) FS (10.24) FS (10.36) FS (8.88) NG (9.23) TD (9.22) TD (5.07) TD (5.08) TD (5.15) TD (5.17) TD (4.86) TD (4.82) TD (9.28) TD (37.38) RIDGE PROPERTY LINE PROPERTY LINE WOODSTAIRS CLF BOAT SLIP NEWPORT BAY DRIVEWAY PROPERTY LINE GM WMSCO SCO GM EXISTING BUILDING EXISTING BUILDING EXISTINGBUILDING PARCEL 1 PARCEL 2 PARCEL 3 LOT POR. OF LOT 11 POR. OF LOT 10 POR. OF LOT 9 POR. OF LOT 8 POR. OF LOT 11 POR. OF LOT 10 POR. OF LOT 9 POR. OF LOT 8 NEWPORT BAY NEWPORT BAY 30' EXISTING SEAWALL C KEYNOTES A SITE PLAN NOTES B ANNOTATION LEGEND DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. GENERAL NOTE: SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTSTO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. 4. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION, REPLACEMENT BUILDING OR ADDITIONS TO AN EXISTING BUILDING EXCEEDING 50% OF THE GROSS FLOOR AREA OF THE EXISTING BUILDING. (NBMC 12.32.015) 5. FIELD INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE REQUIREMENT PRIOR TO CONCRETE PLACEMENT. 6. EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. LANDSCAPE NOTES:1. ENCROACHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANDSCAPE PLANS, FOR ALL HARDSCAPE & PLANTING AREAS WITH RESPECTIVE HEIGHTS AND MATERIALS. POOL: 1. PROVIDE AN ALARM FOR DOORS AND WINDOWS WITH SILL HEIGHTS LESS THAN 60-INCHES ABV.F.F. OF THE DWELLING THAT FORMS A PART OF THE POOL ENCLOSURE. THE ALARM SHALL BE LISTED AS A WATER HAZARD ENTRANCE ALARM IN ACCORDANCE WITH UL 2017. THE DEACTIVATION SWITCH SHALL BE AT LEAST 60" ABOVE THE FLOOR IF THE RESIDENCE IS NOT REQUIRED TO BE ACCESSIBLE. (CBC 3109 & ISPSC 305.4) 2. SUCTION OUTLETS SHALL BE DESIGNED AND INSTALLED WITH SUCTION ANTIENTRAPMENT GRATE IN ACCORDANCE WITH ANSI/APSP-16 PER CBC 3109 SECTION (B) OF 115928. SUCTION ENTRAPMENT AVOIDANCE FOR POOL AND SPA SHALL BE PROVIDED IN ACCORDANCE WITH APSP-7 PER ISPSC SECTION 310. 3. PROVIDE POWER SAFETY COVER IN COMPLIANCE WITH ASTM F1346-91 FOR POOL & SPA (CBC 3109 SECTION (3) OF 115922 & ISPSC 305). 4. POOL ENCLOSURE FENCE SHALL BE 60-INCHES MIN. ABV. FS/NG MEASURED ON THE SIDE THAT FACES AWAY FROM SWIMMING POOL W/. MAX VERTICAL CLEARANCE OF 2-INCHES BETWEEN FS/NG AND BOTTOM OF THE FENCE/BARRIER MEASURED ON THE SIDE OF FENCE THAT FACES AWAY FROM SWIMMING POOL. OPENING, GAP, AND VOID IN ENCLOSURE FENCE OR GATE SHALL NOT ALLOW THE PASSAGE OF 4-INCHES DIAMETER SPHERE OR LARGER. OUTSIDE SURFACE (FACING AWAY FROM SWIMMING POOL) OF THE POOL ENCLOSURE INCLUDING THE GATE TO BE FREE OF PROTRUSIONS, CAVITIES, OR OTHER PHYSICAL CHARACTERISTICS THAT WOULD SERVE AS HANDHOLDS OR FOOTHOLDS WHICH COULD ENABLE A CHILD FIVE YEARS OLD OR YOUNGER TO CLIMB OVER. (CBC 3109 & ISPSC 305) ROOM NAME UP 1 15'-6" N90° 00' 00"E 78.25' 01.13 ROOM TAG PROPERTY LINE TAG KEYNOTE TAG SPOT ELEVATION RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY EXT. STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOM LANDING (R303.8) - REF. DTL. 3/AD-1 -VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS REVISION TAG BARBEQUE - AS SELECTED TO BE LISTED AND APPROVED, VERIFY W/. OWNER – PROVIDE POWER AND GAS AS REQUIRED – INSTALL AND MAINTAIN CLEARANCES PER MFGR. AND SECTION 308 OF CFC FIREPIT - AS SELECTED TO BE LISTED AND APPROVED, VERIFY W/. OWNER – PROVIDE POWER AND GAS AS REQUIRED – INSTALL AND MAINTAIN CLEARANCES PER MFGR. AND SECTION 308 OF CFC A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPCAS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION TRASH CANS - SCREEN FROM STREET AND PROVIDE MIN. CLEARANCES AS REQ'D. VERTICAL STORM DRAIN PIPE IN-WALL ( ) / OVERFLOW ( )- MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2” DIA. PIPE & TYP. 3” DIA. PIPE) – SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATIONPOINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB 5.00'TO ALLEY C.L.5.00'R.Y.S.B.3.00'S.Y.S.B.3.00'S.Y.S.B.3.00'F.O.F.6.47'F.O.F.7.12'F.O.F.5.25'F.O.F.3.00'F.O.F.3.00'F.O.F.2.02'F.O.F.3.00'F.O.F.3.00'F.O.F.2.00'F.O.F.3.00'F.O.F.5.25'F.O.F.3.00'F.O.F.5.25'F.O.F.4.13'F.O.F.12.65'F.O.F.7.12'F.O.F.4.66'F.O.F.3.79'F.O.F.3.16'F.O.F.8.00'F.O.F.7.03'F.O.F.5.00' F.Y.S.B. 15.00' 15.00'3.00'S.Y.S.B.24.00'3.00'S.Y.S.B.5.00'R.Y.S.B.106.93' 5.00'R.Y.S.B.110.93' 109'-0"AVERAGE LOT DEPTH WITHIN SETBACKS 5.00' F.O.F. 6.00'MAX.9.50' F.F.REF. CIVIL FOR T.O.S.9.50' F.F.REF. CIVIL FOR T.O.S.01.01 01.01 01.01 01.03 01.04 01.04 02.27 02.31 02.27 02.31 02.31 02.03 02.01 02.01 02.01 02.01 02.06 02.06 02.06 02.06 02.37 02.23 32.21 22.17 22.17 22.17 22.17 22.17 32.02 32.02 32.02 32.0332.0332.0332.03 32.03 32.03 32.06 32.06 32.06 32.22 32.22 26.02 SLOPE PER CIVILSLOPE PER CIVIL SLOPE PER CIVIL SLOPE PER CIVIL 01.07 01.07 SLOPE PER CIVIL SLOPE PER CIVIL 10.50' T.W. 9.67 FS 10.50' T.W. 9.55 NG 10.90' T.W. 9.30 FS 10.90' T.W. 9.30 FS 01.02 02.37 32.08 32.21 02.17 32.21 10.12 10.12 32.29 32.29 (E) DOCKALLEYBAY AVENUEDINING GREAT ROOM KITCHEN PWDR. FOYER ELEV. BUTLER'S PANTRY MUD ROOM MECH. 3-CAR GARAGE N89°58'48"W 30.00'N00°02'01"E 192.14' N00°02'01"E 192.15'N89°57'34"W 30.00'UP 11.01 PROJECT NORTHTRUE NORTHN N 10.43 FS POINT #2 10.43 FS POINT #19.21 FS POINT #3 AVERAGE GRADE PLANE HEIGHT POINT #1: 10.43 FS POINT #2: 10.43 FS POINT #3: 9.09 FS POINT #4: 9.21 FS TOTAL 39.16/4 = 9.79 FS 9.09 FS POINT #4 01.01 PROPERTY LINE01.02 FRONT YARD SETBACK 01.03 REAR YARD SETBACK 01.04 SIDE YARD SETBACK 01.07 LINE OF SECOND FLOOR ABOVE02.01 FOOTPRINT OF EXISTING STRUCTURE TO BE REMOVED 02.03 CENTERLINE/FLOWLINE OF ALLEY 02.06 EXISTING STRUCTURE NOT A PART 02.17 (E.) PROPERTY LINE WALL PROTECT IN PLACE 02.23 (E.) NEIGHBORING SITE WALL AND FENCE NOT A PART 02.27 (E.) GAS METER LOCATION REF. SURVEY & CIVIL DWGS. 02.31 (E.) SEWER C.O. LOCATION REF. SURVEY & CIVIL DWGS.02.37 (E.) WATER METER LOCATION REF. SURVEY & CIVIL DWGS. 10.12 EXTERIOR GLASS RAILING TEMPERED & LAMINATED AT SEAWALL WITH MAX. OF 42" FROM EG - TOP OF RAIL AT 12.97"- 4" MAX. SPHERE OPENING- REF. DTL. 4/AD-1 11.01 FIREPIT PROVIDE GAS STUB-OUT, REF. LAND. DWGS., VERIFY W/. OWNER 22.17 DOWNSPOUT ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 26.02 RECESSED MAIN SERVICE PANEL 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 32.02 (N.) HARDSCAPE CONCRETE, REF. CIVIL AND LAND. DWGS. 32.03 (N.) HARDSCAPE STONE PAVERS (AS SELECTED), REF. CIVIL AND LAND. DWGS. 32.06 PLANTED AREA COORDINATE WITH LANDSCAPE DESIGNER, REF. LAND. DWGS. 32.08 TRASH LOCATION SCREEN FROM STREET AS NEEDED 32.21 (N.) PROPERTY LINE WALL PLASTER FINISH TO MATCH (MAX. 6' ABV. N.G.)32.22 (N.) WOOD GATE AS SELECTED (MAX. 6' HT. ABOVE NATURAL GRADE) 32.29 (N) PROPERTY LINE WALL PLASTER FINISH TO MATCH (MAX. 42" ABV. N.G. WITHIN FRONT SETBACK) SCALE: 3/16" = 1'-0"2ARCHITECTURAL SITE PLAN SCALE: 1/8" = 1'-0"1GRADE PLANE EXHIBIT BRANDON ARCHITECTS DATE A-1.0 PROJECT CONTACT RYAN MCCDANIEL PROJECT NAME PROJECT ADDRESS 1615 E BAY AVE NEWPORT BEACH, CA 92661 OWNER INFORMATION JAY & NANCY SCHULMAN 16201 MEADOWRIDGE WAY ENCINO, CA PROJECT STATUS CDP PLAN CHECK NO. #Pln REVISIONS NO. DATE 09/16/2021 SCHULMAN RESIDENCE3D VIEWS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. 1NORTH EAST SCALE: 1:109.71 2NORTH WEST SCALE: 1:109.71 4SOUTH WEST SCALE: 1:109.71 3SOUTH EAST BRANDON ARCHITECTS DATE A-2.0 PROJECT CONTACT RYAN MCCDANIEL PROJECT NAME PROJECT ADDRESS 1615 E BAY AVE NEWPORT BEACH, CA 92661 OWNER INFORMATION JAY & NANCY SCHULMAN 16201 MEADOWRIDGE WAY ENCINO, CA PROJECT STATUS CDP PLAN CHECK NO. #Pln REVISIONS NO. DATE 09/16/2021 SCHULMAN RESIDENCEFIRST LEVEL FLOOR PLAN 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. 2 6 2 1 13 7 10 9 11 REF / FRZ REF / FRZ DWTRDWTR21'-8 1/4"CLR.10'-0"CLR.35'-1 3/4"CLR.4'-8"CLR.5'-0"CLR. 5'-0"R.Y.S.B.3'-0"S.Y.S.B.3'-0"S.Y.S.B.3'-6"CLR.11"TYP.30" MAX.ENCROACHMENT 3'-0"CLR.12"MAX.12"MAX.5'-0" F.Y.S.B.30" MIN.CLR.3'-6"CLR.21'-3 1/2"CLR. 9.50' F.F. 9.50' F.F. 4 A-5.0 4 A-5.0 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 3 A-5.0 3 A-5.0 3 A-4.0 1 A-4.0 4 A-4.0 2 A-4.001.01 01.01 01.01 01.03 01.04 01.04 08.08 08.09 14.01 34.01 34.01 34.01 11.31 11.31 26.02 08.01 08.01 08.0108.02 SLOPE PER CIVIL 01.02 08.01 SLOPE PER CIVIL 17R(0'-7 3/8") WINE BEV. ICE MECH. BUTLER'S PANTRY KITCHEN DINING GREAT ROOMFOYERMUD ROOM 3-CAR GARAGE MECH. ELEV. PWDR.ABV.12 UP 4 3 5 8 1 5 6 7 34 7 AD-1.0 7 AD-1.0 14 AD-1.0 14 AD-1.0 14 AD-1.0 11.18 A ANNOTATION LEGEND B KEYNOTES ROOM NAME HATCH LEGEND FOR DIMENSION PLAN - ONLY UP 19R x 7 5/8" D REF / FRZ W / DW DW TR 1AD-1.0 1 15'-6" 1 A-4.0 1 A-5.0 01.13 1 ELEVATION/SECTION INDICATOR ROOM TAG KEYNOTE TAG SPOT ELEVATION 1-HR RATED EXT CONDITION - REF. DTLS. 14/AD-1 1-HR RATED INT CONDITION - REF. DTLS. 7/AD-1 FIRE RATED CEILING ASS'Y - REF. DTLS. 7/AD-1 1i WINDOW TAG DOOR TAG CASEWORK, BASE CABINET W/. COUNTERTOP - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, UPPER CABINET/SHELVES - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER REFRIGERATOR (REF) & FREEZER (FRZ) - AS SELECTED PER I.D., VERIFY W/.I.D. & OWNER – PROVIDE POWER AND WATER SUPPLY AS REQUIRED VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24” MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN BUILT-IN APPLIANCE, DISHWASHER (DW) & TRASH COMPACTOR (TR) - ASSELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED WASHER (W) & DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THECLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24” IN FRONT AND 15” FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) – REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 3/AD-1 ELEVATOR - PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER – PROVIDE POWER AS REQUIRED (CRCR321.1) EXT. STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOMLANDING (R303.8) - REF. DTL. 3/AD-1 -VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS WINDOW - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A- 7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC DOORS - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEADAND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC FIREPLACE - FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) STRUCTURAL STEEL COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED – ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS BUILT-IN CLOSET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER STRUCTURAL WOOD POST/COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED – ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. – INSTALL PER MFGR. INSTRUCTION KITCHEN / BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN – TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC KITCHEN RANGE WITH EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED - 30” MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC CASEWORK, TALL CABINET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CALL-OUT TAG REVISION TAG ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DTL. 11/AD-1.0 CHANNEL DRAIN - CHANNEL DRAIN W/. GRATE IN COMPLIANCE W/. CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUCTION, SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DETAIL 11/AD-1.0, ARCH. TO APPV. GRATE COLOR AND TYPE A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION 2x4 STUD WALL 2x10 STUD WALL EXT. POCKET DOOR WALL - TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS SLAB/FRAMING DEPRESSION - SEE STRUCT. DWGS. FOR THE RECESSION DETAILS - FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR – SHOWER RECESSION TO BE VERIFIED W/. I.D. 2x6 STUD WALL 2x8 STUD WALL STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL - 12” REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O.PER STRUCT., REF. STRCUTC. DWGS. – FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 – EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL THE DEPRESSION W/. MFGR. VERTICAL STORM DRAIN PIPE IN-WALL ( ) / OVERFLOW ( )- MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2” DIA. PIPE & TYP. 3” DIA. PIPE) – SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB TANKLESS WATER HEATER - SIZE AND INSTALL PER CHAPTER 5 OF CPC AND MFGR. INSTRUCTION, VERIFY THE SIZING W/. T-24 ENERGY REPORT – 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. FORWATER 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)2 6 24'-0"10"2 1 13 7 10 9 11 DWTRDWTR36'-5"6'-0 1/4"21'-8 1/4"7'-4"19'-8"3'-2 1/2"5'-9 7/8" 18'-3"18'-2"4'-3 1/4"1'-9"5'-9 3/8"3'-8 7/8"12'-2"3'-8"3'-8"3'-3 5/8"12'-3 1/4"2'-9 5/8"1'-3 1/2"22'-9 1/2"2'-4 3/4"18'-0"2'-4 3/4"43'-0 1/4"8'-5 1/4"12'-8"7'-4"6'-0 3/4"6'-9"6'-10 1/4" 7'-4"10'-11"3'-9 3/4"5'-6 3/4"15'-4 3/4"2"8'-1 1/8"F.O. 2"2'-5 7/8"10'-2 1/8"3'-8"3'-8"3'-3 5/8"2'-9 1/8"6'-9"2'-9 1/8"2'-9 5/8"1'-3 1/2"4'-5 1/8"15'-0"F.O.4'-6 7/8"9'-3 1/2"10'-8 3/4"2'-2 1/4"2'-9 1/4"20'-6 5/8"1'-3"3'-2 7/8"3'-0 1/8"2'-6 5/8"3'-9 1/2"1'-1 1/2"2'-3"03.04 03.06 03.07 17R(0'-7 3/8") MECH.MECH. BUTLER'S PANTRY KITCHEN DINING GREAT ROOM FOYER MUD ROOM 3-CAR GARAGE MECH. ELEV. PWDR. 12 UP 4 3 5 8 1 5 6 7 344'-0 3/8"6'-6 7/8"1'-1"3'-0"F.O.2'-6 7/8"1'-6 3/8"4'-0"3'-0 5/8"11"2'-3"19'-5"2'-3"4'-4 1/2"2'-9 1/8"9'-11"4'-1 1/4"2'-9"10'-7 1/4"2'-7"2'-0 7/8"5'-0 3/4"2'-5 5/8"01.01 PROPERTY LINE 01.02 FRONT YARD SETBACK 01.03 REAR YARD SETBACK 01.04 SIDE YARD SETBACK 03.04 DEPRESSED SLAB/STRUCTURE FOR FIREPLACE COORD. WITH MFG'R. & GENERAL CONTRACTOR, REF. STRUCT. DWGS. 03.06 DEPRESSED SLAB FOR ELEVATOR 12". COORD. WITH ELEVATOR MFG. & G.C., REF. STRUCT. DRAWINGS 03.07 DEPRESSED SLAB FOR SLIDING/POCKET DOORS COORD. WITH DOOR MFG. & GENERAL CONTRACTOR.08.01 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1) 08.02 7 3/4" STEP AT IN SWING DOORS (R311.3.1.) 08.08 GARAGE DOOR CUSTOM BUILT, REF. SCHED.- ARCH TO APPV. SHOP DWGS. PRIOR TO FAB. 08.09 GARAGE DOOR RATED, 1-3/8" SOLID CORE, SELF-CLOSING AND SELF-LATCHING. REF. DOOR SCHEDULE 10.07 STAIRS MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 11.18 FIREPLACE PREFABRICATED, GAS ONLY, MAJESTIC [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.) 11.31 WATER HEATER TANK-LESS - SIZE PER T-24 REPORT REF. DTL. 1/AD-1 - VERIFY SIZE REQ'D. W/. MFG. (PROVIDE ADEQUATE N.G. CONN.) 14.01 RESIDENTIAL ELEVATOR'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE = 56" X 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 26.02 RECESSED MAIN SERVICE PANEL 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 34.01 VEHICLE MINIMUM PARKING DIMENSIONS ON PLANS SCALE: 1/4" = 1'-0"1FIRST LEVEL FLOOR PLAN SCALE: 1/4" = 1'-0"2FIRST LEVEL DIMENSION PLAN BRANDON ARCHITECTS DATE A-2.1 PROJECT CONTACT RYAN MCCDANIEL PROJECT NAME PROJECT ADDRESS 1615 E BAY AVE NEWPORT BEACH, CA 92661 OWNER INFORMATION JAY & NANCY SCHULMAN 16201 MEADOWRIDGE WAY ENCINO, CA PROJECT STATUS CDP PLAN CHECK NO. #Pln REVISIONS NO. DATE 09/16/2021 SCHULMAN RESIDENCESECOND LEVEL FLOOR PLAN 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. 01.01 PROPERTY LINE 01.02 FRONT YARD SETBACK 01.03 REAR YARD SETBACK 01.04 SIDE YARD SETBACK 03.05 DEPRESS STRUCTURE FOR FLUSH SHOWER CONDITION COORD. WITH I.D. & GENERAL CONTRACTOR, REF. STRUCT. DWGS. 06.16 WOOD TRELLIS PAINT AS SEL. & SEAL AS REQ'D. - ARCH. TO APPV. - SIZE & CONN. PER STRUCT. 06.21 STONE CAP FINISH O/. FLASHING AND/OR WATERPROOF MEMBRANE, SLOPED TOP (2% MIN.)08.05 WINDOW TO MEET EGRESS REQUIREMENTS REF. DOOR AND WINDOW NOTES #6, SHT. A-7.0 09.31 FLAT COOL ROOF CLASS 'A' - COLOR AS SELECTED - TPO MEMBRANE - REF. MAT. SCHEDULE SHT. A-4.0 10.01 EXTERIOR GLASS GUARDRAIL TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10.05 INTERIOR GUARDRAIL MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10.07 STAIRS MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 10.08 CUSTOM STEEL STRINGER STAIR 4" MAX OPENING BETWEEN TREADS. REF. STRUCT. DTL.- ARCH TO APPRV. SHOP DWGS 11.18 FIREPLACE PREFABRICATED, GAS ONLY, MAJESTIC [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 ENERGYSTANDARDS MANDATORY MEASURES.) 14.01 RESIDENTIAL ELEVATOR 'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE = 56" X 60" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 22.04 BATHTUB FREE-STANDING, AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER) 22.05 SHOWER PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) 22.20 CUSTOM SHOWER SEAT PER I.D. UP 1398101211 29 28 27 24 25 26 30 29 32 31 33 27 33323031 21 20 17 16 19 24 26 23 1822 W / D 4 A-5.0 4 A-5.0 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 3 A-5.0 3 A-5.0 3 A-4.0 1 A-4.0 4 A-4.0 2 A-4.0 2'-6"MAX 5'-0"R.Y.S.B.3'-0"S.Y.S.B.3'-0"S.Y.S.B.3'-6"CLR.3'-6"CLR.3'-6"CLR.11"TYP.11"TYP.11"TYP.5'-0" F.Y.S.B. 30" MIN.CLR. 30" MIN.CLR.30" MIN.CLR.30" MIN.CLR.3'-6"CLR.4'-8"CLR.5'-0"CLR. 19.67' 20.17' F.F. 20.17' F.F.19.67' F.F. 01.01 01.01 01.01 01.03 01.04 01.04 14.01 10.08 11.18 10.05 10.07 10.01 06.16 08.0508.0508.05 08.05 22.04 2% MIN. 2% MIN. 01.02 03.05 22.05 22.20 03.05 22.05 22.20 03.05 22.05 22.20 03.05 22.0522.20 17R(0'-7 3/8")16R(0'-7 3/8")UP 09.31 06.21 OPEN TO BELOW MASTER SUITE MASTER CLOSET MASTER BATH STOR. LAUNDRY BATH 3 BUNK ROOM BATH 2 W.I.C. BEDROOM 2 BEDROOM 1 MECH. ELEV.W.I.C.BATH 1 OFFICE 28 25 DN. 15 14 23 22 15 14162119171820 4 AD-1.0 3 AD-1.0 13 AD-1.030" MIN.CLR.A ANNOTATION LEGEND B KEYNOTES ROOM NAME HATCH LEGEND FOR DIMENSION PLAN - ONLY UP 19R x 7 5/8" D REF / FRZ W / DW DW TR 1AD-1.0 1 15'-6" 1 A-4.0 1 A-5.0 01.13 1 ELEVATION/SECTION INDICATOR ROOM TAG KEYNOTE TAG SPOT ELEVATION 1-HR RATED EXT CONDITION - REF. DTLS. 14/AD-1 1-HR RATED INT CONDITION - REF. DTLS. 7/AD-1 FIRE RATED CEILING ASS'Y - REF. DTLS. 7/AD-1 1i WINDOW TAG DOOR TAG CASEWORK, BASE CABINET W/. COUNTERTOP - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, UPPER CABINET/SHELVES - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER REFRIGERATOR (REF) & FREEZER (FRZ) - AS SELECTED PER I.D., VERIFY W/.I.D. & OWNER – PROVIDE POWER AND WATER SUPPLY AS REQUIRED VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24” MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN BUILT-IN APPLIANCE, DISHWASHER (DW) & TRASH COMPACTOR (TR) - ASSELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED WASHER (W) & DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THECLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24” IN FRONT AND 15” FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) – REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 3/AD-1 ELEVATOR - PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER – PROVIDE POWER AS REQUIRED (CRCR321.1) EXT. STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOMLANDING (R303.8) - REF. DTL. 3/AD-1 -VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS WINDOW - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A- 7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC DOORS - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEADAND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC FIREPLACE - FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) STRUCTURAL STEEL COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED – ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS BUILT-IN CLOSET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER STRUCTURAL WOOD POST/COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED – ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. – INSTALL PER MFGR. INSTRUCTION KITCHEN / BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN – TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC KITCHEN RANGE WITH EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED - 30” MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC CASEWORK, TALL CABINET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CALL-OUT TAG REVISION TAG ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DTL. 11/AD-1.0 CHANNEL DRAIN - CHANNEL DRAIN W/. GRATE IN COMPLIANCE W/. CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUCTION, SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DETAIL 11/AD-1.0, ARCH. TO APPV. GRATE COLOR AND TYPE A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION 2x4 STUD WALL 2x10 STUD WALL EXT. POCKET DOOR WALL - TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS SLAB/FRAMING DEPRESSION - SEE STRUCT. DWGS. FOR THE RECESSION DETAILS - FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR – SHOWER RECESSION TO BE VERIFIED W/. I.D. 2x6 STUD WALL 2x8 STUD WALL STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL - 12” REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O.PER STRUCT., REF. STRCUTC. DWGS. – FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 – EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL THE DEPRESSION W/. MFGR. VERTICAL STORM DRAIN PIPE IN-WALL ( ) / OVERFLOW ( )- MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2” DIA. PIPE & TYP. 3” DIA. PIPE) – SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB TANKLESS WATER HEATER - SIZE AND INSTALL PER CHAPTER 5 OF CPC AND MFGR. INSTRUCTION, VERIFY THE SIZING W/. T-24 ENERGY REPORT – 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. FORWATER 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) UP 2'-3 5/8"9'-6"1'-9 5/8"3'-3 1/8"2'-9 5/8"5'-11 1/8"1'-3 1/2"2'-8 5/8"5'-6 3/4"4"14'-6 1/4"9 7/8"8'-0"F.O. 2 3/8"10'-2 3/8"9'-9 5/8"3'-3 1/8"2'-9 5/8"6'-8 1/2"2'-9 1/8"2'-9 5/8"1'-3 1/2" 1398101211 29 28 27 24 25 26 30 29 32 31 33 27 33323031 21 20 17 16 19 24 26 23 1822 W / D 98'-8"2'-4"7 1/2"6'-3 7/8"2'-5"23'-9 1/2"35'-6"14'-6 1/4"35'-1"6'-8 1/2"6'-10 1/4"2'-4"5'-10 1/2"10 5/8"2'-7 1/4" 2'-3 5/8"9'-6"1'-9 5/8"5'-6 3/4"2'-1 1/8"3'-8 5/8"9'-3"5'-1 3/8"3'-0 5/8"3'-6 1/8"4'-3 5/8"4'-9 1/8"1'-7 5/8"1'-11 1/8"10'-8 1/2"4'-3 1/4"10 3/4"3'-11 5/8"7 7/8"3'-2 1/2"12'-4 1/2"2'-9"1'-3 1/2"1'-5 5/8"9'-0"F.O.1'-4 1/4"1'-2 7/8"9'-0"F.O.1'-8 7/8"5'-1 1/4"5'-9 1/8"7'-11"4'-3 1/2"13'-1"4'-5 7/8"8'-8"5'-10 1/2"8'-4"1'-5 5/8"2'-5 7/8"1'-3"16'-6 1/2"1'-3"10 5/8"1'-6 1/8"3/8"2'-2 1/4"2'-9 1/4"20'-5"1'-7 1/2"3'-0"1'-1"1'-3"4'-4 5/8"15'-0"F.O.4'-6 3/8"03.05 03.05 03.05 03.05 UP17R(0'-7 3/8")16R(0'-7 3/8") MECH. MASTER SUITE MASTER CLOSET MASTER BATH STOR. LAUNDRY BATH 3 BUNK ROOM BATH 2 W.I.C. BEDROOM 2 BEDROOM 1 MECH. ELEV.W.I.C.BATH 1 OFFICE OPEN TO BELOW 28 25 DN. 15 14 23 22 15 14162119171820 1'-1"1'-3"21'-1 1/2"2'-9 1/2"11"1'-6 7/8"5'-7 1/2"4'-7 1/2"3'-2 1/2"F.O.8'-10 5/8"3'-2"3'-1 1/8"1'-4 5/8"3'-11 1/8"3'-6 5/8"7'-8"4'-2 7/8"1'-8 1/2"1'-5 5/8"4'-1 7/8"6'-3 1/8"5'-3 3/4"3'-10 3/8"7'-4 1/4"4'-0 7/8"4'-0 1/8"4 5/8"3'-1 1/8"3'-7 5/8"2'-0 1/4"2'-0 1/8"4'-6 5/8"4'-2 1/8"3'-11"1'-8 5/8"2'-0 1/8"1'-8 5/8"1'-8"4'-0 3/8"4'-6 5/8"SCALE: 1/4" = 1'-0"1SECOND LEVEL FLOOR PLAN SCALE: 1/4" = 1'-0"2SECOND LEVEL DIMENSION PLAN BRANDON ARCHITECTS DATE A-2.2 PROJECT CONTACT RYAN MCCDANIEL PROJECT NAME PROJECT ADDRESS 1615 E BAY AVE NEWPORT BEACH, CA 92661 OWNER INFORMATION JAY & NANCY SCHULMAN 16201 MEADOWRIDGE WAY ENCINO, CA PROJECT STATUS CDP PLAN CHECK NO. #Pln REVISIONS NO. DATE 09/16/2021 SCHULMAN RESIDENCETHIRD LEVEL FLOOR PLAN 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. DN. 45 36 35 37 39 38 3534 3 A-3.0 4 A-3.0 4 A-3.0 4 A-3.0 4 A-3.0 3 A-3.0 3 A-3.0 3 A-3.0 3 A-3.0 3 A-3.0 17 AD-1.0 4 A-5.0 4 A-5.0 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 3 A-5.0 3 A-5.0 3 A-4.0 1 A-4.0 4 A-4.0 2 A-4.0 5'-0"R.Y.S.B.3'-0"S.Y.S.B.3'-0"S.Y.S.B.11"TYP.11"TYP.3'-6"CLR.3'-6"CLR.2'-6"F.O.F.6"3'-0"3'-0"6"2'-6"F.O.F.6"2'-7 1/2"4'-7 1/4"F.O.F. 6" 11"TYP.6"2'-6"5'-0" F.Y.S.B.30" MIN.CLR.11"TYP.11"TYP.11"TYP.3'-6"CLR.3'-6"3'-6"CLR.11"TYP.4'-8"CLR.5'-0"CLR. 31.32'22.41'33.79' 20.08' 23.50' 33.78' 29.58' F.F. 01.01 01.01 01.01 01.03 01.04 01.04 14.01 10.08 10.05 08.05 08.01 08.01 10.01 10.01 10.01 10.07 10.07 2% MIN. 2% MIN. 2% MIN. 2% MIN. 2% MIN. 22.18 22.18 22.1822.18 22.18 22.18 22.18 22.17 22.17 4.00:12 4.00:12 4.00:12 4.00:12 4.00:12 4.00:12 4.00:12 4.00:12 4.00:12 4.00:124.00:124.00:12 4.00:124.00:1201.02 03.05 22.05 22.20 16R(0'-7 3/8") UP UP2% MIN.2% MIN.2% MIN.2% MIN.22.17 22.17 08.05 22.18 OPEN TO BELOW BATH 4 OFFICE BONUS ROOM VIEW DECK ELEV.MECH. GYM/CABANA 4140 34 44 43 42 4 AD-1.0 3 AD-1.0 2'-0"SETBACK22.24' 11.18 1.00:121.00:12A ANNOTATION LEGEND B KEYNOTES ROOM NAME HATCH LEGEND FOR DIMENSION PLAN - ONLY UP 19R x 7 5/8" D REF / FRZ W / DW DW TR 1AD-1.0 1 15'-6" 1 A-4.0 1 A-5.0 01.13 1 ELEVATION/SECTION INDICATOR ROOM TAG KEYNOTE TAG SPOT ELEVATION 1-HR RATED EXT CONDITION - REF. DTLS. 14/AD-1 1-HR RATED INT CONDITION - REF. DTLS. 7/AD-1 FIRE RATED CEILING ASS'Y - REF. DTLS. 7/AD-1 1i WINDOW TAG DOOR TAG CASEWORK, BASE CABINET W/. COUNTERTOP - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, UPPER CABINET/SHELVES - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER REFRIGERATOR (REF) & FREEZER (FRZ) - AS SELECTED PER I.D., VERIFY W/.I.D. & OWNER – PROVIDE POWER AND WATER SUPPLY AS REQUIRED VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – LAVATORY TO HAVE 24” MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN BUILT-IN APPLIANCE, DISHWASHER (DW) & TRASH COMPACTOR (TR) - ASSELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED WASHER (W) & DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THECLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24” IN FRONT AND 15” FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) – REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 3/AD-1 ELEVATOR - PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER – PROVIDE POWER AS REQUIRED (CRCR321.1) EXT. STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOMLANDING (R303.8) - REF. DTL. 3/AD-1 -VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS WINDOW - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A- 7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC DOORS - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEADAND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC FIREPLACE - FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) STRUCTURAL STEEL COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED – ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS BUILT-IN CLOSET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER STRUCTURAL WOOD POST/COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED – ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) – GC TO COORDINATE W/. UTILITY COMPANY FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. – INSTALL PER MFGR. INSTRUCTION KITCHEN / BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN – TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC KITCHEN RANGE WITH EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER – PROVIDE POWER AND GAS AS REQUIRED - 30” MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC CASEWORK, TALL CABINET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CALL-OUT TAG REVISION TAG ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER TABLE 1103.1 AND 1103.2 OF CPC – ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) – REF. DETAIL 11/AD-1.0 OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DTL. 11/AD-1.0 CHANNEL DRAIN - CHANNEL DRAIN W/. GRATE IN COMPLIANCE W/. CHAPTER 11 OF CPC - COPPER OR EQ., INSTALL PER MFGR. INSTRUCTION, SLOPED TOWARD IN-WALL DRAIN INLETS – SLOPE AND SIZE PER TABLE 1103.3 OF CPC – REF. DETAIL 11/AD-1.0, ARCH. TO APPV. GRATE COLOR AND TYPE A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION 2x4 STUD WALL 2x10 STUD WALL EXT. POCKET DOOR WALL - TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS SLAB/FRAMING DEPRESSION - SEE STRUCT. DWGS. FOR THE RECESSION DETAILS - FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR – SHOWER RECESSION TO BE VERIFIED W/. I.D. 2x6 STUD WALL 2x8 STUD WALL STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING – SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL - 12” REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O.PER STRUCT., REF. STRCUTC. DWGS. – FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 – EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL THE DEPRESSION W/. MFGR. VERTICAL STORM DRAIN PIPE IN-WALL ( ) / OVERFLOW ( )- MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2” DIA. PIPE & TYP. 3” DIA. PIPE) – SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB TANKLESS WATER HEATER - SIZE AND INSTALL PER CHAPTER 5 OF CPC AND MFGR. INSTRUCTION, VERIFY THE SIZING W/. T-24 ENERGY REPORT – 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. FORWATER 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) DN.3'-5 1/8"1'-4 1/8"4'-8 5/8"2'-1"1'-8 5/8"5'-6 3/4"45 36 35 37 39 38 3534 19'-11 3/4"1'-2"14'-0 3/4"38'-3"9'-6 1/4"1'-2"16'-10 7/8" 6'-10"4'-9 1/4"4'-9"5'-11 7/8"13'-6"1'-7 1/8"9 3/4" 28'-1 5/8"6'-7"5'-4 3/4"15'-7 1/4"17'-9"27'-7 1/8" 3'-3 5/8"9'-0"F.O.3'-3 5/8"4'-3 3/4"3'-11 1/2"10 1/2"5'-2 3/8"2'-7 1/8"9 3/4"5'-0 1/4"18'-10 1/8"1'-11 5/8"4'-2"7'-0 3/8"13'-9 3/8"5'-7 7/8"5'-6 1/2"1'-10 3/4"10'-0"F.O.F.1'-10 3/4"5'-0 1/4"1'-2"11'-5 3/8"1'-2"5'-7 7/8"5'-0 1/4"1'-2"11'-5 3/8"1'-2"1'-11 1/8"4"4'-10 1/4"4'-1"5'-0 3/4"20'-0 1/4"4'-11"4'-11"6"2'-6 5/8"2'-10 1/8"15'-1 1/4"17'-9"16R(0'-7 3/8") BATH 4 OFFICE BONUS ROOM VIEW DECK ELEV.MECH. GYM/CABANA OPEN TO BELOW 4140 34 44 43 42 01.01 PROPERTY LINE 01.02 FRONT YARD SETBACK 01.03 REAR YARD SETBACK 01.04 SIDE YARD SETBACK 03.05 DEPRESS STRUCTURE FOR FLUSH SHOWER CONDITION COORD. WITH I.D. & GENERAL CONTRACTOR, REF. STRUCT. DWGS. 08.01 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1) 08.05 WINDOW TO MEET EGRESS REQUIREMENTS REF. DOOR AND WINDOW NOTES #6, SHT. A-7.0 10.01 EXTERIOR GLASS GUARDRAILTEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10.05 INTERIOR GUARDRAIL MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10.07 STAIRS MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 11.18 FIREPLACE PREFABRICATED, GAS ONLY, MAJESTIC [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.) 14.01 RESIDENTIAL ELEVATOR 'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE = 56"" X 60"" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION 22.05 SHOWER PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) 22.17 DOWNSPOUTALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 22.18 GUTTER ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 22.20 CUSTOM SHOWER SEAT PER I.D. SCALE: 1/4" = 1'-0"1THIRD LEVEL FLOOR PLAN SCALE: 1/4" = 1'-0"2THIRD LEVEL DIMENSION PLAN BRANDON ARCHITECTS DATE A-2.3 PROJECT CONTACT RYAN MCCDANIEL PROJECT NAME PROJECT ADDRESS 1615 E BAY AVE NEWPORT BEACH, CA 92661 OWNER INFORMATION JAY & NANCY SCHULMAN 16201 MEADOWRIDGE WAY ENCINO, CA PROJECT STATUS CDP PLAN CHECK NO. #Pln REVISIONS NO. DATE 09/16/2021 SCHULMAN RESIDENCEAREA PLANS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. 7'-8 3/8"36'-5"6'-7 1/4"8'-5 1/4"12'-8"7'-4"19'-8"8'-6 1/8"19'-5"23'-11"21'-8"19'-3 3/4"22'-9 1/2"23'-11"24'-0"21'-10 1/2"11'-5 1/8" A: 830 SF B: 128 SF C: 183 SF D: 303 SF E: 142 SF F: 470 SF TOTAL 2,056 SF OPEN SPACE 1: 184 SF 2: 218 SF TOTAL 402 SF FIRST LEVEL 1,406 sq ft 3-CAR GARAGE 650 sq ft A 830 sq ft B 128 sq ft C 183 sq ft D 303 sq ft E 142 sq ft F 470 sq ftOPEN SPACE 1 184 sq ft OPEN SPACE 2 218 sq ft UP UP 30'-0 3/4"5'-5 1/4"6'-6 1/8"8'-0 1/8"48'-7 3/4"8'-2 1/2"23'-9 1/2"23'-11"7'-3 5/8"3'-5 1/2"11'-0 3/4"21'-8 7/8"11'-5" A: 715 SF B: 19 SF C: 26 SF D: 1163 SF E: 11 SF F: 85 SF G: 225 SF TOTAL 2,244 SF OPEN SPACE 1: 184 SF 2: 218 SF 3: 217 SF TOTAL 619 SF SECOND LEVEL 2,244 sq ft A 715 sq ft B 19 sq ft C 26 sq ft E 11 sq ft G 225 sq ft D 1,163 sq ft OPEN SPACE 3 217 sq ft DN.15'-6 5/8"4'-9 1/4"3'-5 5/8"15'-5 7/8"3'-3 5/8"4'-0"F 85 sq ft DN. 15'-2 3/4"20'-6"17'-9"10'-8 1/4"13'-5 1/8"13'-9 3/8"13'-9 3/8"A: 275 SF B: 245 SF TOTAL 520 SF COVERED DECK 1: 210 SF 2: 147 SF TOTAL 357 SF + 320 (ENCLOSED) TOTAL 877 < 1308 A 275 sq ft B 245 sq ft COVERED DECK 1 210 sq ft COVERED DECK 2 147 sq ft THIRD LEVEL 520 sq ft SCALE: 3/16" = 1'-0"1FIRST LEVEL FLOOR PLAN SCALE: 3/16" = 1'-0"2SECOND LEVEL FLOOR PLAN SCALE: 3/16" = 1'-0"3THIRD LEVEL FLOOR PLAN BRANDON ARCHITECTS DATE A-3.0 PROJECT CONTACT RYAN MCCDANIEL PROJECT NAME PROJECT ADDRESS 1615 E BAY AVE NEWPORT BEACH, CA 92661 OWNER INFORMATION JAY & NANCY SCHULMAN 16201 MEADOWRIDGE WAY ENCINO, CA PROJECT STATUS CDP PLAN CHECK NO. #Pln REVISIONS NO. DATE 09/16/2021 SCHULMAN RESIDENCEROOF PLAN 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon.A GENERAL NOTES B KEYNOTES DIMENSION NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA ENLOSED ATTIC AND ENCLOSED RAFTER SPACES VENTING NOTES: 1. ENCLOSED ATTIC AND ENCLOSED RAFTER SPACES SHALL HAVE CROSS VENTILATION BY VENTILATION OPENING PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW UNLESS THEY MEET THE REQUIREMENT OF SECTION R806.5 FOR UNVENTED ATTIC AND UNVENTED ENCLOSED RAFTER ASSEMBLIES. VENTILATION OPENING SHALL HAVE THE LEAST DIMENSION OF 1/16” MIN. AND 1/4” MAX OTHERWISE THE OPENING SHALL HAVE THE CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, PERFORATED VINYL OR SIMILAR MATERIAL WITH OPENINGS HAVE A LEAST DIMENSION OF 1/16” MIN. AND 1/4” MAX. OPENING INROOF FRAMING MEMBERS SHALL BE PER THE REQUIREMENT OF SECTION R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR AND SHALL BE PROTECTED TO PREVENT THE ENTRY OF BIRDS, RODENTS, SNAKES AND OTHER SIMILAR CREATURES. (R806.1) 2. THE MINIMUM NET FREE VENTILATING AREA SHOULD BE 1/150 OF THE AREA OF THE VENTED SPACE, EXCEPT FOR THE PROJECT LOCATED IN CLIMATE ZONE 14 OR 16 WITH A CLASS I OR II VAPOR RETARDER AT THE WARM-IN-WINTER SIDE OF THE CEILING AND WHERE MIN. 40% AND MAX 50% OF THE REQUIRED VENTILATION PROVIDED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE PER SECTION R806.2 THEN THE MINIMUM NET FREE VENTILATING AREA CAN BE 1/300 OF THE VENTED SPACE. (R802.2) 3. PROVIDE 1” SPACE BETWEEN THE INSULATION AND THE ROOF SHEATHING WHERE EAVE OR CORNICE VENTS PROVIDE BLOCKING, BRIDGING AND INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. (R806.3) 4. INSTALL VENTILATOR PER MANUFACTURER INSTRUCTION. INSTALL VENTILATOR IN ROOF PER SECTION R903 AND VENTILATOR IN WALL ASSEMBLIES PER SECTION R703.1. 5. FOR THE ATTIC WITH VERTICAL HEIGHT GREATER THAN OR EQUAL TO 30” (VERTICAL HEIGHT MEASURED FROM THE TOP OF CEILING JOIST TO THE BOTTOM OF THE ROOF RAFTERS) WITHIN 30S.F. MIN. PROVIDE THE OPENING WITH ROUGH-FRAMED OPENING OF NOTLESS THAN 22”X30” WHICH SHOULD BE LOCATED IN HALLWAY OR OTHER LOCATION WITH READY ACCESS. IF THE ACCESS LOCATED IN THE WALL THEN THE WIDTH SHOULD BE 22” AND HEIGHT SHOULD BE 30” MIN. IF LOCATED IN CEILING THEN THE MIN. UNOBSTRUCTED HEADROOM IN THE ATTIC SHOULD BE 30” FROM THE BOTTOM OF CEILING JOIST AT SOME POINT. ROOF DRAINAGE: IF THE PROJECT LOCATED IN THE AREA WITH EXPANSIVE OR COLLAPSIBLE SOILS, WATER RUNOFF FROM ROOFS OF ALL DWELLINGS SHALL BE DISCHARGED TO THE GROUND SURFACE NOT LESS THAN 5 FEET FROM FOUNDATION WALLS OR TO AN APPROVED DRAINAGE SYSTEM. (R801.3) - REF.CIVIL DWGS FOR STORM WATER MANAGMENT AND SYSTEM. WEATHER PROTECTION: 1. ROOF DECKS SHALL BE COVERED WITH APPROVED ROOF COVERINGS SECURED TO THE BUILDING OR STRUCTURE IN ACCORDANCE WITH THE CHAPTER 9 OF THE CURRENT CRC. ROOF ASSEMBLIES SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THE CHAPTER 9 OF CRC AND THE APPROVED MANUFACTURER’S INSTRUCTIONS SUCH THAT THE ROOF ASSEMBLY SHALL SERVE TO PROTECT THE BUILDING OR STRUCTURE. (R903.1) 2. PROVIDE AND INSTALL FLASHING TO PREVENT ENTRY OF MOISTURE TO WALL AND ROOF ASSEMBLIES THRU THE JOINTS IN COPINGS, PERMEABLE MATERIAL, AND AT INTERSECTION WITH PARAPET WALLS AND OTHER PENETRATION THRU ROOF. (R903.2) 3. FLASHINGS SHALL BE INSTALLED AT WALL AND ROOF INTERSECTIONS, WHEREVER THERE IS A CHANGE IN ROOF SLOPE OR DIRECTION AND AROUND ROOF OPENINGS. A FLASHING SHALL BE INSTALLED TO DIVERT THE WATER AWAY FROM WHERE THE EAVE OF A SLOPED ROOF INTERSECTS A VERTICAL SIDEWALL. WHERE FLASHING IS OF METAL, THE METAL SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN 0.019 INCH (0.5 MM) (NO. 26 GALVANIZED SHEET). (R903.2.1) 4. A CRICKET OR SADDLE SHALL BE INSTALLED ON THE RIDGE SIDE OF ANY CHIMNEY OR PENETRATION MORE THAN 30 INCHES (762 MM) WIDE AS MEASURED PERPENDICULAR TO THE SLOPE. CRICKET OR SADDLE COVERINGS SHALL BE SHEET METAL OR OF THE SAME MATERIAL AS THE ROOF COVERING. EXCEPT FOR UNIT SKYLIGHTS INSTALLED IN ACCORDANCE WITH HYPERLINK "HTTPS://CODES.ICCSAFE.ORG/LOOKUP/CRC2019P1_PT03_CH03_SECR308.6" SECTION R308.6 AND FLASHED IN ACCORDANCE WITH THE MANUFACTURER’S INSTRUCTIONS SHALL BE PERMITTED TO BE INSTALLED WITHOUT A CRICKET OR SADDLE. (R903.2) 5. PARAPET WALLS SHALL BE PROPERLY COPED WITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OF A WIDTH NOT LESS THAN THE THICKNESS OF THE PARAPET WALL. (R903.3) 6. UNLESS ROOFS ARE SLOPED TO DRAIN OVER ROOF EDGES, ROOF DRAINS SHALL BE INSTALLED AT EACH LOW POINT OF THE ROOF. IF WATER CAN BE ENTRAPPED WITHIN THE ROOF AREA THEN SECONDARY EMERGENCY OVERFLOW ROOF DRAINS OR SCUPPERSSHALL BE PROVIDED PER SECTION R903.4.1. (R903.4) MISC. NOTES: 1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE 2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE & RAKE COMPONENTS. G.C. TO PROVIDE MOCK-UPS. 3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON FLOOR PLANS 4 A-3.0 3 A-3.0 3 A-3.0 4 A-3.0 3 A-3.0 3 A-3.0 3 A-3.0 4 A-3.0 2 A-3.0 2 A-3.0 4 A-5.0 4 A-5.0 1 A-5.0 1 A-5.0 2 A-5.0 2 A-5.0 3 A-5.0 3 A-5.0 3 A-4.0 1 A-4.0 4 A-4.0 2 A-4.0 5'-0"R.Y.S.B.3'-0"S.Y.S.B.3'-0"S.Y.S.B.5'-7 3/4"6'-1 5/8"4 5/8"3'-9 3/8"F.O.F.6 1/2"3'-7 1/2"F.O.F.6 1/2"3'-7 1/2"F.O.F.6 1/2"10'-7 7/8"F.O.F.4'-5 3/4"F.O.F.6"4'-5 3/4"F.O.F.6 1/2"19'-5 7/8"6"15'-2 3/4" 35'-2 5/8"38'-3"10'-8 1/4"6"10'-7 7/8"F.O.F.34'-8 1/8"6'-0 1/4"15'-0 1/4" 6 1/2" 5'-0" F.Y.S.B. 3'-8 1/4" 01.01 01.01 01.01 01.03 01.04 01.04 09.28 09.28 09.2809.28 09.28 3.00:12 3.00:12 3.00:123.00:123.00:123.00:123.00:1222.18 22.18 22.18 38'-9 3/8" HT. CERT. REQ'D. ROOF PLATE (TYP.) ROOF PLATE (TYP.) ROOF PLATE (TYP.) ROOF PLATE (+ 1'-2") 01.02 38'-9 1/2" HT. CERT. REQ'D. 38'-9 1/2" HT. CERT. REQ'D. 22.18 2.00:122.00:122.00:12 2.00:12 CONTINUOUS SOFFIT VENT CALCULATION: AREA: 148 S.F. 148/150 = 0.987 S.F. = 142.128 S.I. CONTINUOUS SOFFIT VENT CALCULATION: AREA: 148 S.F. 148/150 = 0.987 S.F. = 142.128 S.I. CONTINUOUS SOFFIT VENT CALCULATION: AREA: 148 S.F. 148/150 = 0.987 S.F. = 142.128 S.I. CONTINUOUS SOFFIT VENT CALCULATION: AREA: 148 S.F. 148/150 = 0.987 S.F. = 142.128 S.I. 30 S.F. MAX. ELEVATOR SHAFT A-4.0 A-4.0 3 1 4 A-5.1 2 A-5.1 1 A-5.0 1 A-5.1 A-5.0 2 A-5.0 A-5.0 3 A-5.0 A-5.2 2 A-5.2 A-5.1 3 A-5.1 1 A-5.2 1 2 4 4 56 2.5:12 6:126:126:12 6:126:126:12 3:12 3:12 3:123:123:123:123:126:12 6:12 7 7 7' - 6"6"2' - 9 1/2"3 1/2"7 2 3 HT. CERT. REQ'D. 38.17' HT. CERT. REQ'D. 37.86' HT. CERT. REQ'D. 32.88' T.R. HT. CERT. REQ'D. 32.88' T.R. 32.72' 33.62' VIEW DECK (SEE THIRD FLOOR PLAN SHEET A-2.1 FOR MORE INFORMATION) 7 7 8 8 8 31.59' T.W. 31.59' T.W.S.Y.S.B.3' - 0"F.Y.S.B. 25' - 0"S.Y.S.B.3' - 0"5' - 7 1/4"4"4' - 6 1/4"5' - 8 1/4"5' - 2 3/4"6' - 1 1/4"3 1/2" HT. CERT. REQ'D. 37.38' 9 54 4"4"4' - 1 3/8"4" 4"4"4"3 1/2"3' - 5 1/8"3 1/2"2' - 10"6"2' - 7"29' - 6"6" 28' - 9"3 1/2"6"6" 25' - 3 3/4"6"3 1/2"3 1/2"6"2' - 10"3 1/2"ROOF PLATE THIRD FLOOR T.O.S. + 5'-4" ROOF PLATE ROOF PLATE +7" ROOF PLATE THIRD FLOOR T.O.S. 7 3/4" VIEW DECK PL. 7 5/8" 3 A-3.0 2 A-3.0 4 A-3.0 2 A-3.0 4 A-3.0 NOTE:THE SOLAR ZONE SHALL BE FREE OF OBSTRUCTIONS AND BE SETBACK AT LEAST TWO TIMES THE HEIGHT OF ANY OBSTRUCTION, INCLUDING BUT NOT LIMITED TO, VENTS, CHIMNEYS, EQUIPMENT, PARAPETS, AND STAIRWELLS. TRU E NORTH110.00°160.00°DESIGNATED AREA FOR SOLAR ZONE PROVIDE PV PER T-24 ENERGY REPORT (UNDER SEPARATE PERMIT) DESIGNATED AREA FOR SOLAR ZONE PROVIDE PV PER T-24 ENERGY REPORT (UNDER SEPARATE PERMIT)EAVE RETURN2' - 2 1/2"EAVE RETURN2' - 2 1/2"EAVE RETURN 1' - 10" EAVE RETURN 1' - 10" EAVE RETURN 1' - 10" EAVE RETURN 1' - 10"EAVE RETURN 2' - 0" EAVE RETURN 4' - 2 1/8" EAVE RETURN 4' - 2 1/8" EAVE RETURN 2' - 0"EAVE RETURN1' - 10"EAVE RETURN1' - 10"EAVE TO ALIGN2' MIN.2' - 1 3/4"2' MIN.2' - 4 1/4"3:123:12 3:12 3:12EAVE RETURN2' - 2"6" 28' - 6 1/2"6" 3 1/2"4"HT. CERT. REQ'D. 38.14' HT. CERT. REQ'D. 38.11' HT. CERT. REQ'D. 38.17' A-3.0 8 10 AD-1 6 A-3.0 6 A-3.0 10 AD-1 21 3 11 CRICKET 2% MIN. 2 13 ROOF PLATE RAFTER VENTILATION CALC.: 284.31 S.F.= ATTIC SPACE 284.31 /150 = 1.89 S.F. = 272.16 S.I. PROVIDE CONTINUOUS SOFFIT VENTS AS REQ'D. RAFTER VENTILATION CA 183.60 S.F.= ATTIC SPACE 183.60/150 = 1.22 S.F. = 17 PROVIDE CONTINUOUS S 9 A-3.0 9 A-3.0 9 A-3.0 TRIMBOARD 6/4" X 4" 'AZEK' TRIM ROOFING PER PLAN & MAT. SCHED. 2x ROOF RAFTERS PER STRUCT. ROOF SHT'G PER STRUCT. EXTERIOR FINISH PER PLANS & MAT. SCHED. MIN. 24" TO PL. (2) 2X SOLID BLOCKING INSULATION PER PLAN AND ROOF DETAILS METAL DEBRIS AND LEAF GUARD TO MATCH GUTTER NOTE: 1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE 2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE COMPONENTS. G.C.TO PROVIDE MOCK-UPS. 3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON FLOOR PLANS CORRISION -RESISTANCE METAL DRIP EDGE PER ROOFING MFG'R. CORRISION -RESISTANCE METAL GUTTER PER ROOFING MFG'R. (AS OCCUR PER PLAN) CORROSION RESISTANCE Z FLASHING PER EXT. FINISH MFGR. 3 1/2" 4" CROWN (AZM -49) 'AZEK 'MOULDING (3) 2X SOLID BLK'G. FOR 1-HR. COND. INTERIOR FINISH, PER PLAN (WHERE OCCURS) CDX PLYWD. SHT'G. (PER STRUCT'L.) INSUL'N. PER INSUL'N. SHED. & PLANS ROOFING PER PLAN & MAT. SCHED. CAULK & SEAL AS REQ'D. CORROSION-RESISTANCE METAL RAKE FLASHING W/. DRIP (BY ROOFING MFGR.) TO MATCH ROOF FOR METAL ROOFS EXTERIOR FINISH -REF. PLANS & MAT. SCHED. MIN. 24" TO PL. (2) 2X BLOCKING 4" CROWN (AZM -49) 'AZEK 'MOULDING TRIMBOARD 1" X 4" 'AZEK' TRIM NOTE: 1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE 2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE COMPONENTS. G.C.TO PROVIDE MOCK-UPS. 3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON FLOOR PLANS CORROSION RESISTANCE Z FLASHING PER EXT. FINISH MFGR. 3" (3) 2X SOLID BLK'G. FOR 1-HR. COND. INSULATION PER PLAN AND ROOF DETAILS PER ROOF NOTE: 1. INSTALL ROOF PER ROOFING MFG 2. ARCH. TO APPV. SIZE, COLOR & PR 3. UNVENTED ENCLOSED RAFTER AS ON THE CEILING SIDE (ATTIC FLOOR) UNVENTED ENCLOSED ROOF FRAMIN 4. REF. WOOD OR WOODBASE PROD 3/4" 3 1/2"R 0' - 2 1/2"VERIFY W/. ELEVATIONTRIMBOARD 6/4" X 4" 'AZEK' TRIM ROOFING PER PLAN & MAT. SCHED. 2x ROOF RAFTERS PER STRUCT. ROOF SHT'G PER STRUCT. EXTERIOR FINISH PER PLANS & MAT. SCHED. COVE MOULDING (AZM -49) 'AZEK 'MOULDING TRIMBOARD 6/4" X 6" 'AZEK' TRIM MIN. 24" TO PL. (2) 2X SOLID BLOCKING INSULATION PER PLAN AND ROOF DETAILS 5 1/2"8 1/2"METAL DEBRIS AND LEAF GUARD TO MATCH GUTTER NOTE: 1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE 2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE COMPONENTS. G.C.TO PROVIDE MOCK-UPS. 3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON FLOOR PLANS CORRISION -RESISTANCE METAL DRIP EDGE PER ROOFING MFG'R. CORRISION -RESISTANCE METAL GUTTER PER ROOFING MFG'R. (AS OCCUR PER PLAN) CORROSION RESISTANCE Z FLASHING PER EXT. FINISH MFGR. (3) 2X SOLID BLK'G. FOR 1-HR. COND. 2x ROOF RAFTER (PER STRUCT.) INTERIOR FINISH (PER PLANS, WHERE OCCURS) AIR-PERMEABLE INSULATION (PER PLANS) MIN. 2 LAYERS 15# ROOF FELT O/. CAP SHT. 1/2" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) SHINGLES TO BE NO. 1 GRADE WESTERN RED CEDAR W/. A MAX. MOISTURE CONTENT OF 25% FASTENERS PER NOTE #3 LENGTH TO BE DETERMINED BY UNDERLAYMENT LAYER, REF. NOTE #5 (2) PER SHINGLE/SHAKE 12 SLOPE PER PLAN (MIN. 4:12 SHAKES) (MIN. 3:12 SHINGLES) WOOD SHINGLE NOTES: 1. SHINGLES TO BE INSTALLED ON SOLID SHT'G. IN ACCORDANCE WITH CBC TABLE 1507.8 2. FASTENERS MUST BE HOT-DIPPED GALVANIZED W/. ZINC COATING WTS. IN ACC. W/. ASTM A 153, OR S.S. 3. 'FSR TREATMENT, INC.' CLASS 'A' ROOFING ASS'Y. ICC# ESR-1410 STARTER COURSES AT THE EAVE MUST BE DOUBLED, W/. FIRST COURSE BEING FULL-SIZE TREATED SHINGLES, SUPPLIED BY 'CHEMCO, INC.' 15" OR 18" TREATED SHINGLES MAY BE USED FOR THE FINAL COURSE AT THE RIDGE. 4. PRODUCTS LISTED AS 'CLASS B' SHINGLES MUST BE INSTALLED O/. SPACED OR SOLID SHT'G. COVERED EITHER W/. ONE LAYER OF 1-1/4" DENS-DECK ROOF BOARD, MANUFACTURED BY GEORGIA PACIFIC CORP., OR W/. ONE LAYER MINERAL-SURFACED CAP SHEET COMPLYING W/. ASTM D 3909. WHERE UNDERLAYMENT IS REQ'D., THE UNDERLAYMENT SHALL BE INSTALLED OVER THE DENS-DECK BOARD OR MINERAL-SURFACED CAP SHEET. FASTENER LENGTH FOR THE SHAKES MUST BE INCREASED FOR THE THICKNESS OF THE DENS-DECK BOARD OR CAP SHEET. THE DENS-DECK BOARDS MUST BE FASTENED TO SPACED OR SOLID SHT'G. USING A MIN. OF FOUR FASTENERS PER BOARD TO AVOID PANEL SHIFTING PRIOR TO INSTALLATION OF THE SHAKES. THE MINERAL-SURFACED CAP SHEET MUST BE INSTALLED WITH 2" OVERLAPS ON THE SIDES AND ENDS, AND ATTACHED W/. A SUFFICIENT NUMBER OF FASTENERS TO HOLD THE SHEET IN PLACE PRIOR TO INSTALLATION OF THE SHAKES. 5. MIN. CAP SHT. -REF. NOTE #5 ABV. EXPOSURE & OVERLAP PER CBC TABLE 1507.8.6 AUTOMATIC SPRINKLERS TO BE INSTALLED THROUGHOUT & IN ATTIC AREAS IN ACCORDANCE WITH C.N.B. STANDARDS (PROVIDE SEPARATE APPLICATION, REF. 8/T-1) 6. EAVES TO BOXED 1-HR. ASSEMBLY PER NBMC 15.04.2207. UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: 1. AT UNVENTED ENCLOSED RAFTER ASSEMBLY PROVIDE 1X SLEEPER OVER ROOF UNDERLAYMENT FOR MIN. 1/4" VENTED AIR SPACE SEPARATE WOOD SHAKE OR SHINGLE AND ROOFING UNDERLAYMENT TO MEET REQUIREMENT OF THE SECTION R806.5 OF CBC 2. NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATIIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. NOTE: INSTALL PER MFGR. INSTRUCTION AND SECTION R905.7 OF CRC PRODUCT LISTING: ICC-ES ESR-2464 B B A A SECTION B-B MFG'R. STEP FLASHING ELEVATION SECTION A-A INSULATION -PLACE CAREFULLY AROUND WINDOW FINISH MATERIAL FASTEN TO CURB WITH SCREWS FURNISHED WITH SKYLIGHT 1/4" Max.6 mm Max. VENTILATION INSULATION FINISH MATERIAL VAPOR BARRIER SHEATHING FINISH MATERIAL ASPHALT SHINGLE STEP FLASHING VAPOR BARRIER BLOCKING AS REQ'D UNDERLAYMENT UNDERLAYMENT CURB ROOFING PER PLAN UNDERLAYMENT SILL FLASHING 127-133 m m 5"-5 1 /4" FIXED CURB MOUNTED SKYLIGHT (FCM) HEADERS OR BLOCKING AS REQUIRED PER CODE(S) FINISH RAW EDGE OF FINISH MATERIAL TO PROVIDE A MOISTURE BARRIER UTILIZING SEALING TAPE AND/OR ADHESIVE SEALANT SKYLIGHT HEAD FLASHING PLACED BETWEEN UNDERLAYMENT 6 0 -1 0 0 mm 2 3/8"-4" SHEATHING 2 1/4"2"3 1/2"5/8"5/8"5 1/2"1 1/8" N.T.S.3 3" EAVE DTL. N.T.S.4 3" RAKE DTL. (TYP.) N.T.S.5 EAVE DETAIL N.T.S.2 6" EAVE DTL. N.T.S.7 WOOD SHINGLE ROOFING DETAIL N.T.S.8 SKYLIGHT DETAIL N.T.S.9 EAVE DETAIL A-4.02 A-4.0 4 2 A-5.1 1 A-5.0 1 A-5.1 3 A-5.0 2 A-5.2 3 A-5.1 1 A-5.2 1 2 3 4 4 5 6:126:126:12 6:12 6:126:123:12 3:12 3:123:123:123:123:127 7 7' - 6"6"2' - 7"6"2' - 9 1/2"3 1/2"6"9' - 6" 6"9' - 6"7 3 HT. CERT. REQ'D. 38.17' HT. CERT. REQ'D. 37.86' REQ'D. T.R. HT. CERT. REQ'D. 32.88' T.R. 33.62' 32.84' 32.46' T.W. VIEW DECK (SEE THIRD FLOOR PLAN SHEET A-2.1 FOR MORE INFORMATION) 8 8 31.59' T.W.S.Y.S.B.3' - 0"R.Y.S.B. 5' - 0"S.Y.S.B.3' - 0"5' - 7 1/4"4"4' - 6 1/4"5' - 8 1/4"5' - 2 3/4"6' - 1 1/4"3 1/2"20' - 7 1/4" ERT. REQ'D. 37.38' 9 54 4"3 1/2"13' - 10 3/4"4"4' - 1 3/8"4" 4"4"4"3 1/2"3' - 5 1/8"3 1/2"2' - 10"6"2' - 7"6"11' - 7" 3 1/2"9' - 8 1/2"6"6"2' - 7"ROOF PLATE THIRD FLOOR T.O.S. + 5'-4" ROOF PLATE ROOF PLATE +7" ROOF PLATE ROOF PLATE THIRD FLOOR T.O.S. 3 1/4" EAVE TO ALIGN THIRD FLOOR T.O.S. 4 1/8" THIRD FLOOR T.O.S. 7 3/4" 3 A-3.0 2 A-3.0 4 A-3.0 2 A-3.0 DESIGNATED AREA FOR SOLAR ZONE PROVIDE PV PER T-24 ENERGY REPORT (UNDER SEPARATE PERMIT) DESIGNATED AREA FOR SOLAR ZONE PROVIDE PV PER T-24 ENERGY REPORT (UNDER SEPARATE PERMIT) EAVE RETURN 1' - 10" EAVE RETURN 1' - 10" EAVE RETURN 1' - 10" EAVE RETURN 1' - 10" EAVE RETURN 2' - 0" EAVE RETURN 2' - 0"EAVE RETURN2' - 0"EAVE RETURN2' - 0"EAVE RETURN1' - 10"EAVE RETURN1' - 10"EAVE TO ALIGN 2' MIN.2' - 1 3/4"2' MIN.2' - 1 3/4"2' MIN.2' - 4 1/4"73:123:12 3:12 3:12EAVE RETURN2' - 2"EAVE RETURN1' - 10"EAVE RETURN1' - 10"6" 3 1/2"4"HT. CERT. REQ'D. 38.14' HT. CERT. REQ'D. 38.11' HT. CERT. REQ'D. 38.17' A-3.0 8 10 AD-1 6 A-3.0 7 A-3.0 11 12 CRICKET 2% MIN. 13 ROOF PLATE RAFTER VENTILATION CALC.: 284.31 S.F.= ATTIC SPACE 284.31 /150 = 1.89 S.F. = 272.16 S.I. PROVIDE CONTINUOUS SOFFIT VENTS AS REQ'D. RAFTER VENTILATION CALC.: 183.60 S.F.= ATTIC SPACE 183.60/150 = 1.22 S.F. = 175.68 S.I. PROVIDE CONTINUOUS SOFFIT VENTS AS REQ'D. 9 A-3.0 9 A-3.0 9 A-3.0 1415 1. ENCLOSED ATTIC AND ENCLOSED RAFTER SPACES SHALL HAVE CROSS VENTILATION BY VENTILATION OPENING PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW UNLESS THEY MEET THE REQUIREMENT OF SECTION R806.5 FOR UNVENTED ATTIC AND UNVENTED ENCLOSED RAFTER ASSEMBLIES. VENTILATION OPENING SHALL HAVE THE LEAST DIMENSION OF 1/16”MIN. AND 1/4”MAX OTHERWISE THE OPENING SHALL HAVE THE CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, PERFORATED VINYL OR SIMILAR MATERIAL WITH OPENINGS HAVE A LEAST DIMENSION OF 1/16”MIN. AND 1/4”MAX. OPENING IN ROOF FRAMING MEMBERS SHALL BE PER THE REQUIREMENT OF SECTION R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR AND SHALL BE PROTECTED TO PREVENT THE ENTRY OF BIRDS, RODENTS, SNAKES AND OTHER SIMILAR CREATURES. (R806.1) 2. THE MINIMUM NET FREE VENTILATING AREA SHOULD BE 1/150 OF THE AREA OF THE VENTED SPACE, EXCEPT FOR THE PROJECT LOCATED IN CLIMATE ZONE 14 OR 16 WITH A CLASS I OR II VAPOR RETARDER AT THE WARM- IN-WINTER SIDE OF THE CEILING AND WHERE MIN. 40% AND MAX 50% OF THE REQUIRED VENTILATION PROVIDED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE PER SECTION R806.2 THEN THE MINIMUM NET FREE VENTILATING AREA CAN BE 1/300 OF THE VENTED SPACE. (R802.2) 3. PROVIDE 1”SPACE BETWEEN THE INSULATION AND THE ROOF SHEATHING WHERE EAVE OR CORNICE VENTS PROVIDE BLOCKING, BRIDGING AND INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. (R806.3) 4. INSTALL VENTILATOR PER MANUFACTURER INSTRUCTION. INSTALL VENTILATOR IN ROOF PER SECTION R903 AND VENTILATOR IN WALL ASSEMBLIES PER SECTION R703.1. 5. FOR THE ATTIC WITH VERTICAL HEIGHT GREATER THAN OR EQUAL TO 30”(VERTICAL HEIGHT MEASURED FROM THE TOP OF CEILING JOIST TO THE BOTTOM OF THE ROOF RAFTERS) WITHIN 30S.F. MIN. PROVIDE THE OPENING WITH ROUGH-FRAMED OPENING OF NOT LESS THAN 22”X30”WHICH SHOULD BE LOCATED IN HALLWAY OR OTHER LOCATION WITH READY ACCESS. IF THE ACCESS LOCATED IN THE WALL THEN THE WIDTH SHOULD BE 22”AND HEIGHT SHOULD BE 30”MIN. IF LOCATED IN CEILING THEN THE MIN. UNOBSTRUCTED HEADROOM IN THE ATTIC SHOULD BE 30”FROM THE BOTTOM OF CEILING JOIST AT SOME POINT. ROOF DRAINAGE: IF THE PROJECT LOCATED IN THE AREA WITH EXPANSIVE OR COLLAPSIBLE SOILS, WATER RUNOFF FROM ROOFS OF ALL DWELLINGS SHALL BE DISCHARGED TO THE GROUND SURFACE NOT LESS THAN 5 FEET FROM FOUNDATION WALLS OR TO AN APPROVED DRAINAGE SYSTEM. (R801.3) -REF.CIVIL DWGS FOR STORM WATER MANAGMENT AND SYSTEM. WEATHER PROTECTION: 1. ROOF DECKS SHALL BE COVERED WITH APPROVED ROOF COVERINGS SECURED TO THE BUILDING OR STRUCTURE IN ACCORDANCE WITH THE CHAPTER 9 OF THE CURRENT CRC. ROOF ASSEMBLIES SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THE CHAPTER 9 OF CRC AND THE APPROVED MANUFACTURER’S INSTRUCTIONS SUCH THAT THE ROOF ASSEMBLY SHALL SERVE TO PROTECT THE BUILDING OR STRUCTURE. (R903.1) 2. PROVIDE AND INSTALL FLASHING TO PREVENT ENTRY OF MOISTURE TO WALL AND ROOF ASSEMBLIES THRU THE JOINTS IN COPINGS, PERMEABLE MATERIAL, AND AT INTERSECTION WITH PARAPET WALLS AND OTHER PENETRATION THRU ROOF. (R903.2) 3. FLASHINGS SHALL BE INSTALLED AT WALL AND ROOF INTERSECTIONS, WHEREVER THERE IS A CHANGE IN ROOF SLOPE OR DIRECTION AND AROUND ROOF OPENINGS. A FLASHING SHALL BE INSTALLED TO DIVERT THE WATER AWAY FROM WHERE THE EAVE OF A SLOPED ROOF INTERSECTS A VERTICAL SIDEWALL. WHERE FLASHING IS OF METAL, THE METAL SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN 0.019 INCH (0.5 MM) (NO. 26 GALVANIZED SHEET). (R903.2.1) 4. A CRICKET OR SADDLE SHALL BE INSTALLED ON THE RIDGE SIDE OF ANY CHIMNEY OR PENETRATION MORE THAN 30 INCHES (762 MM) WIDE AS MEASURED PERPENDICULAR TO THE SLOPE. CRICKET OR SADDLE COVERINGS SHALL BE SHEET METAL OR OF THE SAME MATERIAL AS THE ROOF COVERING. EXCEPT FOR UNIT SKYLIGHTS INSTALLED IN ACCORDANCE WITH HYPERLINK "HTTPS://CODES.ICCSAFE.ORG/LOOKUP/CRC2019P1 _PT03_CH03_SECR308.6" SECTION R308.6 AND FLASHED IN ACCORDANCE WITH THE MANUFACTURER’S INSTRUCTIONS SHALL BE PERMITTED TO BE INSTALLED WITHOUT A CRICKET OR SADDLE. (R903.2) 5. PARAPET WALLS SHALL BE PROPERLY COPED WITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OF A WIDTH NOT LESS THAN THE THICKNESS OF THE PARAPET WALL. (R903.3) 6. UNLESS ROOFS ARE SLOPED TO DRAIN OVER ROOF EDGES, ROOF DRAINS SHALL BE INSTALLED AT EACH LOW POINT OF THE ROOF. IF WATER CAN BE ENTRAPPED WITHIN THE ROOF AREA THEN SECONDARY EMERGENCY OVERFLOW ROOF DRAINS OR SCUPPERS SHALL BE PROVIDED PER SECTION R903.4.1. (R903.4) TRIMBOARD 6/4" X 4" 'AZEK' TRIM ROOFING PER PLAN & MAT. SCHED. 2x ROOF RAFTERS PER STRUCT. ROOF SHT'G PER STRUCT. EXTERIOR FINISH PER PLANS & MAT. SCHED. (2) 2X SOLID BLOCKING INSULATION PER PLAN AND ROOF DETAILS METAL DEBRIS AND LEAF GUARD TO MATCH GUTTER ATION GUIDELINE MPONENTS. G.C.TO PROVIDE MOCK-UPS. OR CLASS I VAPOR RETARDER SHALL BE INSTALLED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE OR PLANS CORRISION -RESISTANCE METAL DRIP EDGE PER ROOFING MFG'R. CORRISION -RESISTANCE METAL GUTTER PER ROOFING MFG'R. (AS OCCUR PER PLAN) CORROSION RESISTANCE Z FLASHING PER EXT. FINISH MFGR. 4" CROWN (AZM -49) 'AZEK 'MOULDING (3) 2X SOLID BLK'G. FOR 1-HR. COND. INTERIOR FINISH, PER PLAN (WHERE OCCURS) CDX PLYWD. SHT'G. (PER STRUCT'L.) INSUL'N. PER INSUL'N. SHED. & PLANS ROOFING PER PLAN & MAT. SCHED. CAULK & SEAL AS REQ'D. CORROSION-RESISTANCE METAL RAKE FLASHING W/. DRIP (BY ROOFING MFGR.) TO MATCH ROOF FOR METAL ROOFS EXTERIOR FINISH -REF. PLANS & MAT. SCHED. MIN. 24" TO PL. (2) 2X BLOCKING 4" CROWN (AZM -49) 'AZEK 'MOULDING TRIMBOARD 1" X 4" 'AZEK' TRIM NOTE: 1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE 2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE COMPONENTS. G.C.TO PROVIDE MOCK-UPS. 3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON FLOOR PLANS CORROSION RESISTANCE Z FLASHING PER EXT. FINISH MFGR. 3" (3) 2X SOLID BLK'G. FOR 1-HR. COND. INSULATION PER PLAN AND ROOF DETAILS CORRISION -RESISTANCE METAL GUTTER PER ROOFING MFG'R. (AS OCCUR PER PLAN) ROOFING PER PLAN & MAT. SCHED. 2x ROOF RAFTERS PER STRUCT. ROOF SHT'G PER STRUCT. EXTERIOR FINISH PER PLANS & MAT. SCHED. CORRISION -RESISTANCE METAL DRIP EDGE PER ROOFING MFG'R. (2) 2X SOLID BLK'G. T&G SOFFIT PANELS -PAINT & SEAL AS REQ'D., ARCH TO APPV. COLOR (2) 2X SOLID BLK'G. PER ROOF PLAN CAULK & SEAL AS REQ'D. METAL DEBRIS AND LEAF GUARD TO MATCH GUTTER 6x8 TIMBER OUTLOOKER PER PLAN, PAINT & SEAL AS REQ'D. -VERIFY PROFILE W/. ARCH 5"2 1/2"7 1/2"NOTE: 1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE 2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE COMPONENTS. G.C.TO PROVIDE MOCK-UPS. 3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON FLOOR PLANS 3/4"3 1/4"1"3/4" 3 1/2" 1 1/2"R 0' - 2 1/2"MIN. 24" TO PL. (3) 2X SOLID BLK'G. FOR 1-HR. COND. INSULATION PER PLAN AND ROOF DETAILSVERIFY W/. ELEVATION3/4" X 3/4" AZEK SCOTIA (AZM-93) 1" X AZEK TRIMBOARD AZEK 1-1/2" SQUARE (AZM-236) CORROSION-RESISTANCE Z FLASHING PER EXT. FINISH MFGR. MAX. NCE OATING 10 IRST Y ED FOR LED O/. OF 1-1/4" ACIFIC EQ'D., S-DECK NGTH S OF THE DS MUST F FOUR TO AP ES AND ENERS TO E & IN ROVIDE 2x ROOF RAFTER (PER STRUCT.) *INTERIOR FINISH (PER PLANS, AS OCCURS) AIR-PERMEABLE INSULATION (PER PLANS & T24), INSTALL DIRECTLY UNDER THE AIR-IMPERMIABLE INSULATION (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) FASTENERS PER MFGR. INSTRUCTIONS 12 SLOPE PER PLAN (2:12 MIN.) STANDING SEAM METAL (ZINC OR EQUIV.) - REF. MAT. SCHED. A/A-4.0, 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 *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 @ UNVENTED ASSEMBLIES TO BE IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY NOTE: REF. ROOF MFG'R. DETAILS AND INSTALLATION GUIDE LINE FOR MORE INFO PRODUCT LISTING: ICC # ESR-2048, CB-150 & SL-1750 PRODUCT LISTING: ICC-ES ESR-2464 B B A A SECTION B-B MFG'R. STEP FLASHING ELEVATION SECTION A-A INSULATION -PLACE CAREFULLY AROUND WINDOW FINISH MATERIAL FASTEN TO CURB WITH SCREWS FURNISHED WITH SKYLIGHT 1/4" Max.6 mm Max. VENTILATION INSULATION FINISH MATERIAL VAPOR BARRIER SHEATHING FINISH MATERIAL ASPHALT SHINGLE STEP FLASHING VAPOR BARRIER BLOCKING AS REQ'D UNDERLAYMENT UNDERLAYMENT CURB ROOFING PER PLAN UNDERLAYMENT SILL FLASHING 1 27 -13 3 mm 5"-5 1/4" FIXED CURB MOUNTED SKYLIGHT (FCM) HEADERS OR BLOCKING AS REQUIRED PER CODE(S) FINISH RAW EDGE OF FINISH MATERIAL TO PROVIDE A MOISTURE BARRIER UTILIZING SEALING TAPE AND/OR ADHESIVE SEALANT SKYLIGHT HEAD FLASHING PLACED BETWEEN UNDERLAYMENT 6 0 -1 0 0 mm 2 3/8"-4" SHEATHING 2 1/4"2"3 1/2"5/8"5/8" 1/2" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) STANDING SEAM METAL ROOFING PER PLAN-REF. MAT. SCHED. A/A-4.0, CLASS 'A' ASSY. EXT. FINISH PER PLAN & MAT. SCHED. AZEK SOLID CRWN., ARCH. TO APPV. AZEK 5/8"X6" TRIMBOARD AZEK 5/8"X4" TRIMBOARD5 1/2"1 1/8" CEILING FINISH PER PLAN -REF. RCP SSM STEP SEPARATION MOLD W/. VENTS W/. 1/8" HOLE AND 3/4" X (Y VARIES, 3" VISIBLE W/. HOLES) -ARCH. TO APPV. MOCKUP -SEE CALCS ON 2/A-2.0 & 1/A-3.0 FOR REQUIRED NET FREE VENTILATING AREA ROOF RAFTER PER STRUCT. (REF. STRUCT DWGS.) JOB NO. DATE DOCUMENT VALID UPON ORIGINAL SIGNATURE SHEET NO. REVISIONSOWNER INFORMATION:These documents are the property of BRANDON ARCHITECTS, Christopher Brandon, principal architect, and are not to be duplicated, altered or utilized in any way by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party, whether depicted or implied hereon.PROJECT MANAGER/ARCHITECT A-3.0 05/11/2021 201922ROOF PLANBAY RESIDENCEJ L OCEANFRONT LLC &WATERFRONT 7772025 W. BALBOA BLVD.NEWPORT BEACH, CA 926631120 BAY AVE WESTNEWPORT BEACH, CA 92661RYAN MCDANIEL, AIA PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 ROOF PLAN NO. REVISION DATE GENERAL NOTES KEYNOTE LEGEND 1 FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED 2 STANDING SEAM METAL ROOFING - COLOR AS SELECTED, REF. MAT. SCHED. A/A-4.0 3 WOOD SHINGLES ROOFING - REF. MATERIAL SCHEDULE, A/A-4.0 4 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. PER SECTION 10.26.045 NBMC UNDER SEPARATE PERMIT) 5 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 6 DECORATIVE CHIMNEY ENCLOSURE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACE AND/OR CHIMNEY(R1005 OF CRC) 7 GUTTER - COPPER/GALVANIZED STEEL W/. DURA COAT FINISH. REF. MAT. SCHED. AND DETAILS, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. 8 EXTERIOR GLASS GUARDRAIL - MIN. 42" HEIGHT < 4" MAX. SPHERE OPENING, REF. DTLS. 4/AD-1 9 CUSTOM SKYLIGHT - KALWALL TRANSLUCENT FLAT GLASS OR EQ., FIXED CURB-MOUNTED, SIZE PER DOOR & WINDOWS SCHEDULE & ROOF PLAN DIM. MATCH WND. FRAME COLOR - ARCH. TO APPV. SHOP DWGS. - REF. DTL. 23/AD-1 FOR CURB MOUNTING 10 WESTCOAT ALX WALKING DECK AND ROOF COVERING SYSTEM RATED CLASS 'A' ASSEMBLY PER ICC#ESR-2201, REF. MAT. SCHED. A/A-4.0 AND DTL. 10/AD-1 11 PROPERTY LINE 12 REAR (ALLEY/AVENUE) YARD SETBACK 13 CRICKET - SLOPE 2% MIN. 14 6X8 DECO. WOOD TRELLIS PER PLAN, PAINT & SEAL AS REQ'D. - VERIFY PROFILE W/. ARCH 15 6X6 DECO. WOOD TRELLIS PER PLAN, PAINT & SEAL AS REQ'D. - VERIFY PROFILE W/. ARCH NOTE:ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA N.T.S.4 3" RAKE DTL. (TYP.) N.T.S.5 EAVE DETAIL W/. TIMBER OUTLOOKER N.T.S.6 METAL ROOFING DETAIL N.T.S.8 SKYLIGHT DETAIL N.T.S.9 EAVE DETAIL @ OUTDOOR 2x ROOF RAFTER (PER STRUCT.) *INTERIOR FINISH (PER PLANS, AS OCCURS) AIR-PERMEABLE INSULATION (PER PLANS & T24), INSTALL DIRECTLY UNDER THE AIR-IMPERMEABLE INSULATION FOR UNVENTED ASSEMBLY (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) FASTENERS PER MFGR. INSTRUCTIONS 12 SLOPE PER PLAN (2:12 MIN.) STANDING SEAM METAL (ZINC OR EQUIV.) - REF. MAT. SCHED. A/A-4.0, 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 *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 @ UNVENTED ASSEMBLIES, TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY NOTE: REF. ROOF MFG'R. DETAILS AND INSTALLATION GUIDELINE FOR MORE INFO PRODUCT LISTING: ICC # ESR-2048, CB-150 & SL-1750 (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) FASTENERS PER MFGR. INSTRUCTIONS 12 SLOPE PER PLAN (2:12 MIN.)STANDING SEAM METAL (ZINC OR EQUIV.) - REF. MAT. SCHED. A/A-4.0, CLASS 'A' ASSY. PRODUCT LISTING: ICC # ESR-2048, CB-150 & SL-1750 *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 @ UNVENTED ASSEMBLIES, INSTALL DIRECTLY ABV. THE STRUCTURAL ROOF SHEATHING1 2x ROOF RAFTER (PER STRUCT.) *INTERIOR FINISH (PER PLANS, AS OCCURS) AIR-PERMEABLE INSULATION (PER PLANS & T24), INSTALL DIRECTLY UNDER THE AIR-IMPERMEABLE INSULATION FOR UNVENTED ASSEMBLY (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) FASTENERS PER MFGR. INSTRUCTIONS 12 SLOPE PER PLAN (1/4:12 MIN.)STANDING SEAM METAL (ZINC OR EQUIV.) W/. SOLDERED SEAM & APPLIED LAP SEALANT (#3 OF R905.10.2), APPLY LAP SEALANT PER MFG'R. -REF. MAT. SCHED. A/A-4.0, 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 *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 @ UNVENTED ASSEMBLIES, TO BE IN DIRECT CONTACT WITH THE UNDER SIDE OF THE STRUCTURAL ROOF SHEATHING FOR UNVENTED ASSEMBLY NOTE: REF. ROOF MFG'R. DETAILS AND INSTALLATION GUIDELINE FOR MORE INFO PRODUCT LISTING: ICC # ESR-2048, CB-150 & SL-1750 1 1 FASTENERS PER MFGR. INSTRUCTIONS 12 SLOPE PER PLAN (1/4:12 MIN.) STANDING SEAM METAL (ZINC OR EQUIV.) W/. SOLDERED SEAM & APPLIED LAP SEALANT (#3 OF R905.10.2), APPLY LAP SEALANT PER MFG'R. -REF. MAT. SCHED. A/A-4.0, CLASS 'A' ASSY. *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 @ UNVENTED ASSEMBLIES, INSTALL DIRECTLY ABV. THE STRUCTURAL ROOF SHEATHING PRODUCT LISTING: ICC # ESR-2048, CB-150 & SL-1750 1 *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 CUSTOM BUILT KYNAR PAINTED ALUM./STEEL GUTTER W/. DRIP EDGE TO MATCH METAL ROOFING - VERIFY W/. ROOF MFGR. SPECS AND WARRANTY METAL DEBRIS & LEAF GUARD TO MATCH THE GUTTER FINISH FENESTRATION PER PLANS, SHGC AND U-VALUE PER T-24, REF. T-24 SHEETS1/4"1/2" AIR-PERMEABLE INSULATION (PER PLANS & T24) NUSKU TERRATEK (ENGINEERED WESTERN RED CEDAR) 1X6 T&G FINE LINE, REF. MAT. SCHED. A/A-4.0, INSTALL PER MFGR. GUIDELINE 6X BLOCKING PER STRUCT. BEAM AS OCCUR PER STRUCT. 2X10 FASCIA TAPE FLASHING BLD'G. WRAP - 'TYVEK' OR EQUIV. ACM PANEL, INSTALL PER MFG'R. SPECS AND GUIDELINES, ARCH. TO APPV. COLOR & REVEAL STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 2% MIN. (1/4:12) 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT NOTCH PANEL 1" & FORM AROUND CLEAT PER ROOF MFG'R. METAL DRIP EDGE TO MATCH ROOFING CAULK, SEAL & SOLDER AS REQUIERD MIN. 9" CAULK & SEAL AS REQUIERD CAULK & SEAL AS REQ'D. NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2.INTERIOREXTERIOR *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 CUSTOM BUILT KYNAR PAINTED ALUM./STEEL METAL DEBRIS & LEAF GUARD TO MATCH THE GUTTER FINISH STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT NOTCH PANEL 1" & FORM AROUND CLEAT PER ROOF MFG'R. METAL DRIP EDGE TO MATCH ROOFING NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2. MAX1 1/2"EXTERIOR *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 AIR-PERMEABLE INSULATION (PER PLANS & T24) ROOF RAFTER AS OCCUR PER STRUCT. RIM JOIST/BEAM PER STRUCT. STONE VENEER PER PLAN, REF. 8/AD-1 & A/A-4.0 STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 2% MIN. (1/4:12) 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT EDGE CRICKET TO MATCH ROOFING MATERIAL, 2% MIN. SLOPE, CURB FLASHING TO MATCH ROOFING CAULK, SEAL & SOLDER AS REQUIERD - CAULKING UP INSIDE VERTICAL MALE LEG PRIOR TO INSTALLING FEMALE LEG OF NEXT PANEL PER CBM INSTRUCTION NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2. INTERIOR FINISH PER PLAN * SHEATHING PER STRUCT. INTERIOR EXTERIOR EDGE CRICKET TO MATCH ROOFING MATERIAL, 2% MIN. SLOPE, TAPE FLASHING PER ROOF MFG'R. FIELD VERIFY W/. MFG'R. 12" MIN. CAULK, SEAL & SOLDER AS REQUIERD METAL CAP, KYNAR PAINTED, ARCH. TO APPV. COLOR - TO BE COMPATIBLE W/. ROOFING - CAP TO SLOPE 2% MIN. METAL DRIP EDGE TO MATCH ROOFING MOISTURE BARRIER ('TYVEK' OR EQ. WEATHER PROOF COVERING (MIN. 2 LAYERS GRADE D PAPER) 1 *UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT NOTE:INSTALL ROOF & SEALANTS AND SOLDER SEAMS PER ROOFING MFG'R. INSTALLATION INSTRUCTION AND SECTION R905.10.2. EXTERIOR TAPE FLASHING PER ROOF MFG'R.ESLANCAULK, SEAL & SOLDER AS REQUIERD 2% MIN. 1-1/2" THICK MIN. R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 AIR-PERMEABLE INSULATION (PER PLANS & T24) STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT EXTERIOR CAULK, SEAL & SOLDER AS REQUIERD R-5 SPRAYED AIR-IMPERMEABLE INSULATION PER TABLE R806.5 R-5 RIGID AIR-IMPERMEABLE INSULATION PER TABLE R806.5 AIR-PERMEABLE INSULATION (PER PLANS & T24) 3X12 FASCIA BLD'G. WRAP - 'TYVEK' OR EQUIV. STANDING SEAM METAL ROOFING W/. LAPPED, SEALED & SOLDERED SEAM PER R905.10.2 15/32" CDX PLYWD. SHT'G. MIN. (REF. STRUCT) (1) LAYER TYPE II (NO. 30) ROOF FELT-(2) LAYERS GAF VERSASHIELD UNDERLAYMENT RAKE FLASHING W/. DRIP EDGE PER ROOFING MFG'R. CAULK, SEAL & SOLDER AS REQUIERD CAULK & SEAL AS REQUIERD EXTERIOR NUSKU TERRATEK (ENGINEERED WESTERN RED CEDAR) 1X6 T&G FINE LINE, REF. MAT. SCHED. A/A-4.0, INSTALL PER MFGR. GUIDELINE ACM FASCIA WRAP, INSTALL PER MFG'R. SPECS AND GUIDELINES, ARCH. TO APPV. COLOR & REVEAL EXTERIOR STUCCO FINISH PER PLAN, REF. 5/AD-1 & A/A-4.0 CAULK, SEAL & SOLDER AS REQUIERD TAPE FLASHING 1/2"1/2" RAKE SUPPORT TRIM PER MFG'R. ACM EXTERIOR FINISH, INSTALL PER MFG'R. SPECS AND GUIDELINES, ARCH. TO APPV. COLOR & REVEAL CAULK & SEAL AS REQUIERD FLASHING W/. DRIP EDGE TAPE FLASHING OWNER INFORMATION:PROJECT NAME STATUS CONWAY RESIDENCE MARK CONWAY2 TWIN LAKES CIRCLECORONA DEL MARCA 92625PERMIT 25N.T.S.1 METAL ROOFING DETAIL W/. 2:12 MIN. SLOPE N.T.S.5 METAL ROOFING DETAIL W/. 1/4:12 MIN. SLOPE N.T.S.9 EAVE DETAIL @ YOGA N.T.S.13 PARPET DETAIL @ LOW SLOPE SS METAL ROOFIL @ MASTER SUITE 01.01 PROPERTY LINE 01.02 FRONT YARD SETBACK 01.03 REAR YARD SETBACK 01.04 SIDE YARD SETBACK 09.28 STANDING SEAM METAL ROOFING REF. MAT. SCHEDULE SHT. A-4.0 14.01 RESIDENTIAL ELEVATOR 'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE = 56"" X 60"" CLEAR - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO PURCHASE & INSTALLATION22.17 DOWNSPOUT ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 22.18 GUTTER ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH.SCALE: 1/4" = 1'-0"1ROOF PLAN 3 EAVE DTL. (TYP.)4 RACK DTL. (TYP.)2 STANDING SEAM ROOF DTL. BRANDON ARCHITECTS DATE A-4.0 PROJECT CONTACT RYAN MCCDANIEL PROJECT NAME PROJECT ADDRESS 1615 E BAY AVE NEWPORT BEACH, CA 92661 OWNER INFORMATION JAY & NANCY SCHULMAN 16201 MEADOWRIDGE WAY ENCINO, CA PROJECT STATUS CDP PLAN CHECK NO. #Pln REVISIONS NO. DATE 09/16/2021 SCHULMAN RESIDENCEEXTERIOR ELEVATIONS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. C KEYNOTES A MATERIAL SPECIFICATIONS WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOE YOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN@ABSSOCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT: SITELINE COLLECTION CLAD WOOD WINDOWS ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE: 541-885-7412 OR 800-535-3936 FAX: 541-884-3331 WEB: WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER: EUROLINE PRODUCT: TRUE STEEL & THERMAL ADDRESS: 22600 SAVI RANCH PKWY. YORBA LINDA, CA 92887 PHONE: 714.617.9191 WEB: WWW.EUROLINESTEELWINDOWS.COM FINISHES: WOOD SHINGLE SIDING: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC ADDRESS: 10901 ELM AVENUE, FONTANA, CA 92337 PHONE: 909.356.6366 COLOR: TO BE APPROVED BY ARCH. & OWNER APPLICATION: PER MANUFACTURE CODE: ICC ESR-2290 VERTICAL WOOD SIDING: MANUFACTURE: REALCEDAR/TBD PRODUCT: WESTERN RED CEDAR APPLICATION: 1X10" LAP/CHANNEL SIDING, 1/4"REVEAL W/. SQUARE EDGE, ARCH. TO APPV. FINISH: PAINT & STAIN PER MANUFACTURE, ARCH. TO APPV. COLOR: WHITE CODE: INSTALL PER MFGR. AND R703.5.1 STONE VENEER: SUPPLIER: YOUNG IDEAS STONE TYPE: LIMESTONE/HONED (ARCH. TO VERUFY) COLOR: LT. BEIGE & WHITE, GROUT COLOR TO MATCH THICKNESS: 1"-1.5" NORMAL WEIGHT: <10 PSF APPLICATION: RUNNING BOND, RUSTIC GROUT TO MATCH (ARCH. TO APPV.) CODE: CRC R703.12 SHINGLE ROOFING: CLASS 'A' PRODUCT: WOOD SHINGLE - FIRE TREATEDSUPPLIER: CHEMCO, INC. COLOR: TO BE APPROVED BY ARCH. & OWNER APPLICATION: CLOSED VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING CODE: ICC ESR-1410, CLASS 'A' ASSEMBLY METAL ROOFING: CLASS 'A' - NON REFLECTIVE MANUFACTURER: CUSTOM-BILT METALS PRODUCT: STANDING SEAM METAL ROOFING, ULTRA-COOL, CB-150 COLOR: TO BE APPROVED BY ARCH. & OWNER NOTES: USE CONTINUOUS 12" OR 16" PANS - VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) WEIGHT: APPX. 2 PSF. APPROVALS: ICC ESR-2048, CLASS 'A' ASSEMBLY GUTTERS: MANUFACTURER: CUSTOM-BILT. METAL MATERIAL: COPPER OR GALVANIZED STEEL WITH DURA COAT FINISH COLOR: WEATHERED COPPER - ARCH. TO APPV.PROFILE: 5" HALF ROUND PER PLANS - ARCH. TO APPV. APPLICATION: INSTALL PER MFGR. GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS WEB: WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS WATERPROOF DECK MEMBRANE: MANUFACTURER: WESTCOAT ADDRESS: 770 GATEWAY CENTER DRIVE, SAN DIEGO, CA 92102 PRODUCT: ALX WALKING DECK (CLASS 'A') APPLICATION: DECK FINISH SURFACE TO BE NON-COMBUSTIBLE CODE: ICC ESR-2201 FLASHING & WEATHERSTRIPPING PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. 1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 2. REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS. 12 3123 9.50' FIRST LEVEL F.F. 9.50' FIRST LEVEL F.F. 19.67' SECOND LEVEL F.F. 19.67' SECOND LEVEL F.F. 29.58' THIRD LEVEL F.F. 29.58' THIRD LEVEL F.F. 36.42' ROOF PLATE 36.42' ROOF PLATE 10'-2"9'-11"6'-10"42" MIN.ABV. F.F.42" MIN.ABV. F.F.8'-10"9'-2 3/4"8'-9"CLR.38.79'MAX. RIDGE HEIGHT 33.79'MAX. RAIL HEIGHT 9.79'AVERAGE GRANE PLANE 24'-0"29'-0"2'-0"MIN.1'-0"MAX.4'-0"MAX.8'-6"CLR.20.17'MASTER LEVEL F.F.10'-8"10'-1 1/2"6'-1 1/2"30.50'VIEW DECK LEVEL F.F. 11.29 11.30 09.15 09.28 09.21 09.22 10.01 09.29 09.18 06.16 09.22 10.01 09.22 06.17 22.18 22.17 38.79' 41.79' 35 4 3 15 14 12 3123 12 2122 #DrgID #LayID 5 AD-1.0 4 AD-2.0 5 AD-2.0 9.50' FIRST LEVEL F.F. 9.50' FIRST LEVEL F.F. 19.67' SECOND LEVEL F.F. 19.67' SECOND LEVEL F.F. 29.58' THIRD LEVEL F.F. 29.58' THIRD LEVEL F.F. 36.42' ROOF PLATE 36.42' ROOF PLATE 3'-0"SILL HT.8'-0"HD. HT.3'-8"SILL HT.6'-8"HD. HT.10'-2"9'-11"6'-10"38.79'MAX. RIDGE HEIGHT 33.79'MAX. RAIL HEIGHT 9.79'AVERAGE GRANE PLANE 24'-0"29'-0"2'-0"1'-0"41.79'8'-9"CLR.9'-3"1'-3"11"4"4'-0"MAX. 09.29 22.18 09.18 06.47 06.15 09.22 09.21 09.21 09.21 09.15 22.17 32.22 11.29 11.30 09.28 38.79'38.79' 29 36 45 28 27 8 242526 12 4 12 4124124 4 AD-2.0 5 AD-1.0 5 AD-1.0 5 AD-1.0 15 AD-1.0 15 AD-1.0 #DrgID #LayID 4 AD-2.0 9.50' FIRST LEVEL F.F. 9.50' FIRST LEVEL F.F. 19.67' SECOND LEVEL F.F. 19.67' SECOND LEVEL F.F. 29.58' THIRD LEVEL F.F. 29.58' THIRD LEVEL F.F. 36.42' ROOF PLATE 36.42' ROOF PLATE 10'-2"9'-11"6'-10"9.79'AVG. GRADE 33.79'MAX. RAIL HT. 38.79'MAX. RIDGE HT.29'-0"24'-0"42" MIN.ABV. F.F.8'-11"CLR.3'-0"SILL HT.8'-0"HD. HT.5'-0"SILL HT.5'-0"SILL HT.8'-0"HD. HT.3'-0"SILL HT.3'-2"SILL HT.8'-2"HD. HT.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.2'-2"SILL HT.6'-8"HD. HT.2'-0"MIN.1'-0"MAX.9'-3"1'-3"11"4"2'-4"1'-2"20.17'MASTER LEVEL F.F.20.17'MASTER LEVEL F.F. 30.29'VIEW DECK LEVEL F.F.10'-8"10'-1 1/2"6'-1 1/2"2'-0"MAX. 09.28 09.22 09.28 22.18 09.18 06.17 06.47 06.15 09.21 32.22 26.02 22.17 09.21 09.21 09.28 09.22 09.22 06.16 22.17 22.18 10.01 11.29 11.30 09.15 09.15 09.29 41.79' 38.79' 32.08 44 43 42 7 6 3455 23 22 15 1416 21 19 17 1820 5 AD-2.0 5 AD-2.0 5 AD-2.0 12 4124 12 3123 12 4124 5 AD-1.0 15 AD-1.0 #DrgID #LayID 15 AD-1.0 5 AD-1.0 4 AD-2.0 5 AD-2.0 9.50' FIRST LEVEL F.F. 9.50' FIRST LEVEL F.F. 19.67' SECOND LEVEL F.F. 19.67' SECOND LEVEL F.F. 29.58' THIRD LEVEL F.F. 29.58' THIRD LEVEL F.F. 36.42' ROOF PLATE 36.42' ROOF PLATE 9.79'AVG. GRADE 33.79'MAX. RAIL HT. 38.79'MAX. RIDGE HT.29'-0"24'-0"10'-8"10'-1 1/2"6'-1 1/2"3'-2"SILL HT.8'-2"HD. HT.3'-0"SILL HT.8'-0"HD. HT.3'-8"SILL HT.7'-8"HD. HT.8'-11"CLR.3'-0"SILL HT.8'-0"HD. HT.5'-0"SILL HT.5'-0"HD. HT.4'-2"SILL HT.6'-8"HD. HT.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.2'-0"MIN.1'-0"MAX.20.17'MASTER LEVEL F.F. 30.29'VIEW DECK LEVEL F.F.9'-3"1'-3"11"4"42" MIN.ABV. F.F.9'-3"1'-3"11"4"10'-2"9'-11"6'-10"2'-0"MAX. 09.18 09.2909.29 06.1506.15 06.17 06.17 06.47 09.22 09.22 09.22 09.22 09.22 09.22 09.22 09.21 09.2109.21 09.28 09.28 09.28 32.22 22.1822.18 06.16 10.01 10.01 10.01 22.17 22.17 22.17 11.2911.30 41.79' 38.79'38.78'38.79' 9 33 67 32 34 35 810 34 41 40 2 1 2 13 12 11 3031 1 NOTES WOOD, PLASTICS, & COMPOSITES 06.15 DECO. 'BELLYBAND' EXT. PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE 06.16 WOOD TRELLIS PAINT & SEAL AS SEL. - ARCH. TO APPV. - SIZE & CONN. PER STRUCT. 06.17 WINDOW/DOOR TRIM EXT. PAINT GRADE, COLOR AS SELECT, G.C. TO PROVIDE MOCK UP FOR ARCH. APPV., REF. DTLS. 06.47 DECO. FLOWER BOX DECO. FLOWER BOX - ACCESSORY AS SELECTED FINISHES 09.15 STONE VENEER REF. MAT. SCHEDULE SHT. A-4.0 09.18 WOOD SHINGLE SIDING REF. MATERIAL SCHEDULE SHT. A-4.0 09.21 BOARD & BATTEN SIDING FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0 09.22 WOOD PANEL SIDING EXT. GRADE MDX, PAINT AS SEL., REF. MATERIAL SCHEDULE SHT. A-4.0 09.28 STANDING SEAM METAL ROOFING REF. MAT. SCHEDULE SHT. A-4.0 09.29 WOOD SHINGLE ROOFING REF. MAT. SCHEDULE SHT. A-4.0 SPECIALTIES 10.01 EXTERIOR GLASS GUARDRAIL TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 EQUIPMENT 11.29 CHIMNEY CAP/SPARK ARRESTOR AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 11.30 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) PLUMBING 22.17 DOWNSPOUT ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 22.18 GUTTER ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. ELECTRICAL 26.02 RECESSED MAIN SERVICE PANEL 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) EXTERIOR IMPROVEMENTS 32.22 (N.) WOOD GATE AS SELECTED (MAX. 6' HT. ABOVE NATURAL GRADE) SCALE: 1/4" = 1'-0"2NORTH ELEVATION SCALE: 1/4" = 1'-0"1SOUTH ELEVATION SCALE: 1/4" = 1'-0"3EAST ELEVATION SCALE: 1/4" = 1'-0"4WEST ELEVATION BRANDON ARCHITECTS DATE A-5.0 PROJECT CONTACT RYAN MCCDANIEL PROJECT NAME PROJECT ADDRESS 1615 E BAY AVE NEWPORT BEACH, CA 92661 OWNER INFORMATION JAY & NANCY SCHULMAN 16201 MEADOWRIDGE WAY ENCINO, CA PROJECT STATUS CDP PLAN CHECK NO. #Pln REVISIONS NO. DATE 09/16/2021 SCHULMAN RESIDENCEARCHITECTURAL SECTIONS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM REVISIONS These documents are the property of BRANDON ARCHITECTS INC., and are not to be duplicated, altered or utilized in any ay by any other party without the expressed authorization of BRANDON ARCHITECTS. Any unauthorized duplication or alteration of these documents by any party is a violation of BRANDON ARCHITECTS expressed common law copyright and other property rights thereto, and is subject to full civil liabilities and penalties. These plans are also not to be assigned to any third party without obtaining written authorization and expressed permission by BRANDON ARCHITECTS, who shall then be held harmless and absolved of any liability regarding any use of these documents by such third party whether depicted or implied hereon. A FIRE-BLOCKING & DRAFT STOP NOTES B INSULATION SCHEDULE C ANNOTATION LEGEND D KEYNOTES FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TOBE SECURELY RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR-CEILING ASSEMBLIES DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. EXTERIOR WALL: 2 x 6 CONST. OR LARGER: R-21 MIN. RAISED FLOOR: R-30 MIN. ROOF: R-30 NOTES: 1. REF. T-24 REPORT FOR MORE INFORMATION 2. PROVIDE BID FOR INSULATION OF ENTIRE HOME *TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY 12 4 12 4124 9.50' FIRST LEVEL F.F. 9.50' FIRST LEVEL F.F. 19.67' SECOND LEVEL F.F. 19.67' SECOND LEVEL F.F. 29.58' THIRD LEVEL F.F. 29.58' THIRD LEVEL F.F. 36.42' ROOF PLATE 36.42' ROOF PLATE 9.79'AVG. GRADE PLANE 33.79'MAX. RAIL HEIGHT 38.79'MAX. RIDGE HEIGHT 29'-0"24'-0"10'-2"9'-11"6'-10"8'-7 7/8"CLR.8'-1 7/8"CLR.9'-0"CLR.9'-11 3/8"CLR.8'-9"CLR.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.5 1/2"TYP.11"TYP.2'-0"MIN.1'-0"MAX.20.17'MASTER LEVEL F.F.9'-1 7/8"CLR.8'-6"CLR.9'-3 3/8"CLR.09.2809.28 09.28 22.1822.18 09.22 09.22 09.22 09.22 09.22 09.22 06.16 10.01 10.0110.01 11.29 11.30 09.15 06.02 06.02 06.0206.02 06.01 06.01 06.01 03.02 06.03 06.03 06.34 06.42 06.42 06.26 06.26 06.38 22.08 06.45 06.45 06.45 06.45 22.08 34.01 34.01 2% MIN. 2% MIN. 2% MIN.2% MIN. SLOPE PER CIVILSLOPE PER CIVIL 09.22 10.07 11.32 2% MIN. 37 39 6 7 34 4140 21 2 26 23 1312 17 12 BEDROOM 2 BATH 2 BUNK ROOM BATH 3 LAUNDRY MASTER BATH MASTER SUITE GREAT ROOM DINING PWDR. OFFICE KITCHEN BUTLER'S PANTRY BATH 4 3-CAR GARAGE COVERED GYM BONUS ROOM COVERED PATIO COVERED DECK VIEW DECK BALCONY 12 3 12 4 123 9.50' FIRST LEVEL F.F. 9.50' FIRST LEVEL F.F. 19.67' SECOND LEVEL F.F. 19.67' SECOND LEVEL F.F. 29.58' THIRD LEVEL F.F. 29.58' THIRD LEVEL F.F. 36.42' ROOF PLATE 36.42' ROOF PLATE 38.79'MAX. RIDGE HEIGHT 33.79'MAX. RAIL HEIGHT 9.79'AVERAGE GRANE PLANE 24'-0"29'-0"10'-2"9'-11"6'-10"42" MIN.ABV. F.F.2'-0"MIN.1'-0"MAX.7 3/8"TYP.34"-38"36" TYP.11"TYP.6'-8" MIN.CLR.10.07 10.05 22.17 22.18 09.29 22.17 22.18 09.15 06.01 06.01 03.02 34.01 11.29 11.30 06.0409.15 09.18 06.15 10.05 41.79' 10.06 06.03 35 19 25 3-CAR GARAGE BUNK ROOM OFFICE MUD ROOMMECH. 7 AD-1.0 14 AD-1.0 7 AD-1.0 38.79' 12 3123 9.50' FIRST LEVEL F.F. 9.50' FIRST LEVEL F.F. 19.67' SECOND LEVEL F.F. 19.67' SECOND LEVEL F.F. 29.58' THIRD LEVEL F.F. 29.58' THIRD LEVEL F.F. 36.42' ROOF PLATE 36.42' ROOF PLATE 30.29'VIEW DECK LEVEL F.F.30.29'VIEW DECK LEVEL F.F. 20.17'MASTER LEVEL F.F.20.17'MASTER LEVEL F.F. 38.79'MAX. RIDGE HEIGHT 33.79'MAX. RAIL HEIGHT33.79'MAX. RAIL HEIGHT 38.79'MAX. RIDGE HEIGHT 10'-2"9'-11"6'-10"9.79'AVERAGE GRADE PLANE9.79'AVERAGE GRADE PLANE 24'-0"29'-0"2'-0"MIN.1'-0"MAX.8'-8"CLR.9'-1 7/8"CLR.9'-11 3/8"CLR.8'-6"CLR.8'-7 7/8"CLR.9'-3 3/8"CLR.23.02 03.02 06.01 06.02 11.29 11.30 06.03 06.03 06.04 06.05 06.43 06.34 06.42 09.28 06.13 10.01 10.06 11.17 11.17 38.79' 41.79' 2% MIN.2% MIN. 35 13 19 MASTER SUITE 09.22 11.17 124 12 4 12 2123 122123 124 12 4 9.50' FIRST LEVEL F.F. 9.50' FIRST LEVEL F.F. 19.67' SECOND LEVEL F.F. 19.67' SECOND LEVEL F.F. 29.58' THIRD LEVEL F.F. 29.58' THIRD LEVEL F.F. 36.42' ROOF PLATE 36.42' ROOF PLATE 20.17'MASTER LEVEL F.F. 30.29'VIEW DECK LEVEL F.F. 33.79'MAX. RAIL HEIGHT 38.79'MAX. RIDGE HEIGHT 9.79'AVERAGE GRADE PLANE 20.17'MASTER LEVEL F.F. 30.29'VIEW DECK LEVEL F.F. 33.79'MAX. RAIL HEIGHT 38.79'MAX. RIDGE HEIGHT 9.79'AVERAGE GRADE PLANE 42" MIN.ABV. F.F.9'-1 7/8"CLR.9'-0"CLR.9'-0"CLR.9'-11 3/8"CLR.8'-8"CLR.7 3/8"TYP.11"TYP.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.6'-9 3/8"CLR.6'-3 1/2"CLR.8'-1 7/8"CLR.8'-1 7/8"CLR.8'-6"CLR.9'-3 3/8"CLR.6'-8 3/8"CLR.42" MIN.ABV. F.F.6'-8 3/8"CLR.8'-8 1/4"CLR.10'-2"9'-11"6'-10"10'-8"10'-1 1/2"6'-1 1/2"24'-0"29'-0"06.21 2% MIN. 09.22 06.16 06.05 06.05 06.05 2% MIN.2% MIN. 10.01 03.0203.02 06.0106.0106.01 06.0206.02 06.02 06.03 06.03 06.04 06.0406.04 06.43 06.34 06.38 06.38 06.41 09.15 09.22 09.22 09.22 09.22 10.05 10.05 10.06 10.06 33.78' 38.79'38.78'38.79' 2% MIN.2% MIN. 34.01 11.3206.03 7 39 10 38 34 41 40 3 4 5 2322151418 27 12 3-CAR GARAGE ELEVATOR SHAFT FOYER KITCHENDININGGREAT ROOM MASTER SUITE MASTER CLOSET OFFICE BATH 1 W.I.C. BEDROOM 1 GYM/ CABANAOVERED DECK VIEW DECK 9'-11 3/8"CLR.34" - 38"3'-6" TYP.34" - 38"3'-6" TYP.12'-2 5/8"9'-1"CLR.33.00' ROOM NAME 1 AD-1.0 1 15'-6" 1 A-5.0 1 01.13 1-HR RATED EXT CONDITION - REF. DTLS. 14/AD-1 1-HR RATED INT CONDITION - REF. DTLS. 7/AD-1 UNVENTED ROOF ASSEMBLY ROOF FRAMING - PER STRUCT., REF. STRUCT. DWGS. – UNVENTED ASSEMBLY TO COMPLY W/. SECTION R806.5 OF CRC, AIR- IMPERMEABLE VALUE PER TABLE R806.5 OF CRC INSULATED BUILDING ENVELOPE - 2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO – INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTS 1i WINDOW TAG DOOR TAG CALL-OUT TAG REVISION TAG ROOM TAG VENTED ROOF ASSEMBLY ROOF FRAMING - PER STRUCT., REF. STRUCT. DWGS. – PROVIDE CROSS VENTILATION PER SECTION R806 OF CRC, SEE ROOF PLAN SHEET A-3.0 FOR ATTIC VENT CALC AND MORE INFO 1-HR RATED FLOOR/CEILING ASS'Y - REF. DTLS. 7/AD-1 CONCRETE WALL / PODIUM DECK - PER STRUCT. REF. STRUCT DWGS. – FOR SLAB ON GRADE PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/. CAPILLARY BREAK SECTION INDICATOR SPOT ELEVATION KEYNOTE TAG NOTES CONCRETE 03.02 CONCRETE SLAB ON GRADE REF. STRUCT. WOOD, PLASTICS, & COMPOSITES 06.01 FLOOR JOISTS - REF. STRUCT. 06.02 DECK FRAMING - REF. STRUCT. 06.03 CEILING FRAMING - REF. STRUCT. 06.04 ROOF RAFTERS - REF. STRUCT. 06.15 DECO. 'BELLYBAND' EXT. PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE 06.16 WOOD TRELLIS PAINT & SEAL AS SEL. - ARCH. TO APPV. - SIZE & CONN. PER STRUCT. 06.26 BASE CABINET SINK UNIT, BUILT-IN, FINISH AS SEL. 06.34 KITCHEN ISLAND BASE CABINET, COUNTER, AND APPLIANCES PER I.D - VERIFY SIZE W/. I.D. & OWNER 06.38 BUILT-IN CLOSET CUSTOM PER INTERIOR DESIGNER 06.42 UPPER CABINET BUILT-IN, FINISH AS SEL. 06.45 VANITY CASEWORK SINK, BASE CABINET AND COUNTER - VERIFY SIZE W/. I.D. & OWNER FINISHES 09.15 STONE VENEER REF. MAT. SCHEDULE SHT. A-4.0 09.18 WOOD SHINGLE SIDING REF. MATERIAL SCHEDULE SHT. A-4.0 09.22 WOOD PANEL SIDING EXT. GRADE MDX, PAINT AS SEL., REF. MATERIAL SCHEDULE SHT. A-4.0 09.28 STANDING SEAM METAL ROOFING REF. MAT. SCHEDULE SHT. A-4.0 09.29 WOOD SHINGLE ROOFING REF. MAT. SCHEDULE SHT. A-4.0 SPECIALTIES 10.01 EXTERIOR GLASS GUARDRAIL TEMPERED & LAMINATED - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10.05 INTERIOR GUARDRAIL MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1 10.07 STAIRS MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1 EQUIPMENT 11.29 CHIMNEY CAP/SPARK ARRESTOR AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR. INST. INSTRUCTIONS. CMC 802.4.2.4) 11.30 CHIMNEY SHALL EXTEND AT LEAST 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9) PLUMBING 22.08 TOILET MIN. 24" CLR. IN FRONT, MIN. 30"" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO. 22.17 DOWNSPOUT ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE) 22.18 GUTTER ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. TRANSPORTATION 34.01 VEHICLE MINIMUM PARKING DIMENSIONS ON PLANS SCALE: 1/4" = 1'-0"4LONGITUDINAL SECTION SCALE: 1/4" = 1'-0"1TRANSVERSE SECTION SCALE: 1/4" = 1'-0"2TRANSVERSE SECTION SCALE: 1/4" = 1'-0"3LONGITUDINAL SECTION