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HomeMy WebLinkAboutPA2022-125_20220606_Plans_42x36DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:SHEET LISTCODE INFORMATIONSITE INFORMATIONPROJECT STATISTICSDEFERRED SUBMITTALSPROJECT DESCRIPTIONVICINITY MAPSPECIAL INSPECTIONSSHORING & EXCAVATIONAGENCIES & SERVICESPROJECT DIRECTORY1324576891110BRANDONARCHITECTSTRUCTURAL ENGINEERINTERIOR DESIGNERENERGY CONSULTANTBRANDON ARCHITECTS, INC.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626P: 714.454.4040WWW.BRANDONARCHITECTS.COMOWNERCIVIL ENGINEERLANDSCAPE DESIGNERMEP CONSULTANTGENERAL CONTRACTORGEOTECHNICAL ENGINEERSURVEYORARCHITECTS, INC.BRANDONARCHITECTS05/22/22TITLE SHEETKARAHALIOS RESIDENCEGEORGE KARAHALIOS607 BAY FRONT NNEWPORT BEACH, CA 92662CDP607 N BAYFRONTNEWPORT BEACH, CA 92662T-1.0KARAHALIOS RESIDENCE607 N BAYFRONTNEWPORT BEACH, CA 92662TBDJEFF VAN VOORHIS, AIAGEORGE KARAHALIOS607 BAY FRONT NNEWPORT BEACH, CA 92662TBDTBDTBDTBDTBDTBDTBDTBDTBDBUILDING AREA SHCEDULENAMEAREACOMMENTSFIRST FLOOR LIVING1058 SFSECOND FLOOR LIVING918 SFTHIRD FLOOR LIVING61 SF2038 SFGARAGE436 SF436 SFJR ADU298 SF298 SFGRAND TOTAL2771 SFOUTDOOR AREA SCHEDULENAMEAREACOMMENTSOPEN SPACE27 SFOPEN SPACE179 SFGRAND TOTAL207 SFLEGAL DESCRIPTION:LOT INFORMATION:ZONED: R-BI TWO UNIT RESIDENTIAL SITE AREA:2,600 S.F. BUILDABLE AREA: 1,715 S.F.TOTAL ALLOWABLE AREA: 2 X 1,715 S.F. = 3,430 S.F.REQ'D. OPEN VOLUME = 1,715 S.F. X .15 = 257 S.F. (7'-6" HT. MIN.)TOTAL ALOWABLE THIRD FLOOR AREA 1,715 X .2 = 343 S.F.EXISTING BUILDING INFORMATION:EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHEDEXISTING S.F. = 1,921 S.F. (3 BEDS. TTL.)ZONING INFORMATION:FRONT SETBACK: 10 FT.REAR SETBACK: 5 FT.LEFT SETBACK: 3 FT.RIGHT SETBACK: 3 FT.APN: 050-081-22LOT 14 IN BLOCK 12 OF BALBOA ISLAND SECTION 3, BALBOA ISLAND, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AS PER MAP RECORDED IN BOOK 7, PAGE 15, OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.CODES:NBMC (NEWPORT BEACH MUNICIPAL CODE)2019 CRC, 2019 CFC, 2019 CEC, AND 2019 CMCCALGREEN AND 2019 CAL. ENERGY CODEOCCUPANT LOAD1 UNITOCCUPANCY CLASSIFICATIONR-3/UOCCUPANCY SEPARATION (GARAGE)1-HR.FLOOR & FLOOR-CEILINGN/A.TYPE OF CONSTRUCTIONVB -SPRINKLEREDFIRE SPRINKLERYESHEIGHT3 -LEVELSFLOOR AREAREF. 7/T-1.0ALLOWABLE BLDG. ARE (PER CBC TBL. 503)N/A.DIG ALERT:1.800.227.2600SOUTHERN CALIFORNIA EDISON:1.714.895.0246SOUTHERN CALIFORNIA GAS:1.800.427.2000CITY WATER & SEWER:1.949.644.3011PACIFIC BELL TELEPHONE:1.800.750.2355CITY OF NEWPORT BEACHPUBLIC WORKS DEPT.:1.949.644.3311CITY OF NEWPORT BEACH PLANNING DEPT.:GENERAL INFOMATION:1.949.644.3200ZONING INFORMATION:1.949.644.3204CITY OF NEWPORT BEACH BUILDING DEPT.:GENERAL:1.949.644.3275PERMITS:1.949.644.3288INSPECTIONS:1.949.644.3255NEWPORT BEACH FIRE DEPARTMENT:1.949.644.3106ORANGE COUNTY HEALTH SERVICES:1.714.834.38821. LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE REVIEWS AND PERMITS (FOR H.O.A. PURPOSES).2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING.4. FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION.5. A NOTICE OF INTENT TO DEMOLISH SHALL BE SENT VIA CERTIFIED MAIL TO ADJACENT PROPERTY OWNER(S). SIGNED RETURNED RECEIPT MUST BE PROVIDED TO THE BUILDING DIVISION AT THE TIME OFPERMIT 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. 4.3KW DC) + 5 KWH BATTERY SYSTEM PER T-247. ELEVATORNOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY FOR REVIEW.C.N.B. NOTE: BRANDON ARCHITECTS, INC. IS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING. (NBMC 12.02.010)THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA, ON NORTH BAY FRONT. IT IS SOUTH OF PACIFIC COAST HIGHWAY, LOCATED ON BALBOA ISLAND. THE LOT IS IRREGULAR IN SHAPE, APPROX 86' DEEP BY 30' WIDE. IT IS ZONE R-BI AND IS APPX 2,6000 S.F.. THE PROPERTY INCLUDES AN EXISTING DUPLEX TO BE DEMOLISHED. THE CLIENT PROPOSES TO BUILD A NEW 3-STORY SINGLE-FAMILY RESIDENCE APPX 2,038 S.F. LIVING, 436 S.F. GARAGE, AND ATTACHED JR. ADU 298 S.F.. THE PROJECT WILL BE OF A CONTEMPORARY DESIGN, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN 'OPEN' FLOOR PLAN WHICH CONNECTS THE MS OF THE HOUSE. THE MAIN LEVEL CONSISTS OF A GREAT ROOM, KITCHEN, DINING, POWDER, AND GARAGE. THE SECOND LEVEL WILL CONSIST OF A MAIN SUITE WITH MASTER SHOWER AND W.I.C., ONE ADDITIONAL BEDROOM WITH AN EN-SUITE BATHROOM, AND A JR ADU WITH PRIVATE ACCESS. THE THIRD FLOOR WILL ONLY HAVE A POWDER. THE HOME WILL CONSIST OF MOSTLY STUCCO, VERTICAL WOOD, AND GLASS RAILINGS.T-1.0 TITLE SHEETSUR TOPOGRAPHIC SURVEYC1 TITLE SHEETC2 GRADING PLANC3 EROSION CONTROL PLANL- LANDSCAPE PLANTING PLANA-0.0 ARCHITECTURAL SITE PLANA-0.1 ARCHITECTURAL SLAB EDGE PLANA-1.0 3D VIEWSA-2.0 FIRST AND SECOND LEVEL FLOOR PLANA-2.1 THIRD LEVEL FLOOR PLANA-2.2 FIRST LEVEL DIMENSION PLANA-2.3 SECOND LEVEL DIMENSION PLANA-3.0 ROOF PLANA-4.0 EXTERIOR ELEVATIONSA-4.1 EXTERIOR ELEVATIONSA-5.0 BUILDING SECTIONSA-5.1 BUILDING SECTIONSNO. REVISION DATEPA2022-125 OHOHOHOHOHOHLOT "B"BLOCK 12N79°45'00"E 30.62'N00°00'41"E 86.40'N79°46'01"E 30.59'N00°00'35"W 86.38'CLALLEYN. BAY FRONTLOT 14BLOCK 12BALBOA ISLANDM.M. 7/15LOT 13LOT 15LOT 17CLALLEYBASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINEOF THE ALLEY HAVING A BEARING OF N79°46'01"E PER RS2007-1007, R.S.B.216/49.VICINITY MAP607 N. BAY FRONT NEWPORT BEACH, CA 92662 (APN: 050-081-22) TOPOGRAPHIC MAP 1 1TITLE REPORT/EASEMENT NOTES607 N. BAY FRONTNEWPORT BEACH, CA 92662(APN: 050-081-22)NO TITLE REPORT PROVIDEDLEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS:LOT 14 IN BLOCK 12 OF BALBOA ISLAND SECTION 3, BALBOAISLAND, IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA AS PER MAP RECORDED INBOOK 7, PAGE 15, OF MISCELLANEOUS MAPS IN THE OFFICEOF THE COUNTY RECORDER OF SAID COUNTY.LCEXISTING ELEVATIONLEGEND( )ACASPHALT PAVEMENTFOUND MONUMENTSEARCHED, FOUND NOTHING; SETNOTHINGFSFLFINISHED SURFACEFLOWLINEFFGFINISHED FLOOR GARAGECONCRETE SURFACET.B.M.TEMPORARY BENCHMARKSET ON A WATER METER (WM)ELEVATION = 6.25 FEETHUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/22STATEOFCALI FOR N IA PAUL DOMINICKCRAFTExp. 12/31/22No. 8516PROFESSI ONALLANDSURVEYORFFFINISHED FLOORWATER METERWMEGEDGE OF GUTTERGAS METERGMCENTERLINEPAPLANTER AREAGRAPHIC SCALESURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESBLOCK WALLBRICK SURFACENGNATURAL GROUNDADAREA DRAINCATV CABLE TV BOXBENCHMARK INFORMATIONBENCHMARK NO: NB3-15-70DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCSALUMINUM BENCHMARK DISK STAMPED "NB3-1570",SET IN THE EASTERLY END OF A CONCRETESEAWALL. MONUMENT IS LOCATED IN THESOUTHWEST CORNER OF THE INTERSECTION OFPARK AVENUE AND SOUTH BAY FRONT, 15 FT.SOUTHERLY OF THE CENTERLINE OF PARK AVENUEAND 6 FT. WESTERLY OF PEDESTRIAN WALKWAY.MONUMENT IS SET LEVEL WITH THE TOP OF THESEAWALL.ELEVATION: 7.986 FEET (NAVD88), YEAR LEVELED 1992WOOD SURFACEPPPOWER POLESCO SEWER CLEANOUTTDTOP OF DECKTSTOP OF STEPTWTOP OF WALLWROUGHT IRON FENCE (WIF)OVERHEAD POWERLINESOHWATERPA2022-125 PRECISE GRADING PLAN FOR KARAHALIOS RESIDENCE 607 NORTH BAY FRONT NEWPORT BEACH, CA 92662JOB NO.DATESHEET NO.REVISIONS22023NO. REVISION DATESHEET NO. OF 34/26/202228052 CAMINO CAPISTRANO, STE 213 LAGUNA NIGUEL, CA 92677 949.464.8115 info@civilscapes.com G:\Projects\22023 607 N Bay Front, NB\DWG\22023.GRADING.dwg1C1 TITLE SHEET 1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE.3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD.4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC.5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC.6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES.8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION.9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL.10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC.11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS.12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS.14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE.GENERAL NOTESCITY OF NEWPORT BEACH, CALIFORNIACOUNTY OF ORANGEC1 TITLE SHEETC2 GRADING PLANC3 EROSION CONTROL PLANSHEET INDEX607 NORTH BAY FRONTNEWPORT BEACH, CA 92662APN: 050-081-22PRECISE GRADING PLANWILL ROLPHCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA949.464.8115WILL@CIVILSCAPES.COMCIVIL ENGINEER1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY.3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES.4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES.5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT.6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS.7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN.8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY.9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE,HUNTINGTON BEACH, CA. PHONE: 714-488-5006.10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION.11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS.12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW:13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS.14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY.16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERINGCONTRACTOR.17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.18. EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE.19. REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED.20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS.21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER.22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS.23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION.24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED.26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIES.27. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN AMANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY.NOTES TO OWNER, CONTRACTOR, & ARCHITECTGEORGE KARAHALIOS607 N. BAY FRONTNEWPORT BEACH, CA 92662OWNEREARTHWORK QUANTITIES1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVECOMPACTION OUT TO THE FINISHED SURFACE.3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THEOVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS.4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL.5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFOREANY ADDITIONAL FILLS ARE ADDED.7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER.8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE.9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING.10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT.11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION.13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION.14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING.15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL.GRADING NOTES1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER.2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OFF.3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILEDAT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN ISIMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON.4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OFF FOR TREATMENT AND DISPOSAL.EROSION CONTROL NOTESSITE ADDRESS: 607 N. BAY FRONT, NEWPORT BEACHAPN 050-081-22GENERAL PLAN LAND USE: RT TWO UNIT RESIDENTIALZONING DISTRICT: R-BI TWO-UNIT RESIDENTIAL, BALBOA ISLANDCOSTAL ZONE: YESSITE DATA:ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.CC&R'S1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT.2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD,A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLETO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THECONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGEOR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY.3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY.5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES.6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONEDIN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY.PUBLIC WORKS NOTESARCHITECTBRANDON ARCHITECTS151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040NOTE:SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE GRADING.NO SCALEVICINITY MAPAPEX LAND SURVEYING, INC.HUNTINGTON BEACH, CA 92646714.488.5006SURVEYORRAW CUT 0 CUBIC YARDSRAW FILL90 CUBIC YARDSOVER EXCAVATION170 CUBIC YARDSSHRINKAGE 5%±10 CUBIC YARDSNET 100 CUBIC YARDS (IMPORT)PROJECT SITE607 N. BAY FRONTPA2022-125 OHOHOHOHOHOHLOT 13LOT 15PROPOSED RESIDENCEFF=9.13FF=9.13 FS=8.88 GFF=7.13GFF=6.93FS=6.899.13FF8.88FS3"STEP(6.22)FS7.00TW7.00TW12.46TW12.46TW12.46TW12.46TW(6.10)FL(6.42)FS(6.02)FL(6.39)FS9.0%5.4%1.0%7.13GFF6.88FS3"STEP6.85FL6.67FL6.88FS,BOT8.38FS,TOP8.88FS8.85FL8.35TG6.96INV8.60TG7.17INV1.2%1.2%1.0%6.84FS(6.32)FS8.75FL8.85FL8.88FS8.61TG6.73INV8.64FS,TOP6.64FS,BOT6.61FL6.49FL1.0%1.0%2.0%2.0%8.70FS12.46TW8.85FL,HP8.73TG7.09INV1.0%1.0%8.71TG7.28INV8.71TG7.38INV8.71TG7.48INV6.90TG6.27INV6.90TG6.23INV6" STEPS(4 EACH)6" STEPS(3 EACH)2.0%2.0%8.77FS,TOP8.77FS6.90FG8.81FS6.90FG1.0%1.0%1. 0 % 7.2%44444111111123555555867888889910101010101010FIREPITN79°45'00"E 30.62'N00°00'35"W 86.38'N00°00'41"E 86.40'N79°46'01"E 30.59'ALLEYNORTH BAY FRONT(6.39)FSPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE7-5/8" STEPS(4 EACH)7OHOHOHOHOHOHLOT 13LOT 15PROPOSED RESIDENCEFF=9.138.35TG6.96INV8.60TG7.17INV8.61TG6.73INV8.73TG7.09INV8.71TG7.28INV8.71TG7.38INV8.71TG7.48INV6.90TG6.27INV6.90TG6.23INV6.68INV6.64FS6.92INV6.88FSOUTLET STORM DRAINPIPE THROUGH STEPOUTLET STORM DRAINPIPE THROUGH STEPOUTLET STORM DRAINPIPE THROUGH WALL7.00TW6.21INV(6.17)FS7.00TW6.25INV(6.21)FSOUTLET STORM DRAINPIPE THROUGH WALL8888889910101010101010111111111212S=0.01S=0.01S=0.01S=0.01N79°45'00"E 30.62'N00°00'35"W 86.38'N00°00'41"E 86.40'N79°46'01"E 30.59'ALLEYNORTH BAY FRONTFACE OF PROP. BLDG WALLFF=9.13FACE OF PROP. BLDG WALLFF=9.13EXISTINGBUILDING(ADJACENTNEIGHBOR)P/L8.60TG(6.7)FS12.46TWEXISTINGGROUNDWALL PERARCH. PLANP/L12.46TW8.82FLEXISTINGBUILDING(ADJACENTNEIGHBOR)(7.8)FSEXISTINGGROUNDSECTION A-ASCALE: 1"=4'FACE OF PROP. BLDG WALLFF=9.138.71TGP/L8.88FS8.78FS6.90FG7.00TW(6.19)FSEXISTINGGROUNDSECTION B-BSCALE: 1"=4'2C2GRADING PLAN PRECISE GRADING PLAN FOR KARAHALIOS RESIDENCE 607 NORTH BAY FRONT NEWPORT BEACH, CA 92662JOB NO.DATESHEET NO.REVISIONS22023NO. REVISION DATESHEET NO. OF 34/26/202228052 CAMINO CAPISTRANO, STE 213 LAGUNA NIGUEL, CA 92677 949.464.8115 info@civilscapes.com G:\Projects\22023 607 N Bay Front, NB\DWG\22023.GRADING.dwg NDS SPEE-D BASIN DETAILNO SCALE1092% MIN3/4" CRUSHED ROCK OR APPROVEDEQUAL (REVIEW GEOTECHNICALRECOMMENDATIONS IN THE SOILSREPORT TO VERIFY)DRAIN PIPE PER PLANCOMPACTED BACKFILLPER GEOTECHNICALRECOMMENDATIONSCOMPACTED BEDDINGPER GEOTECHNICALRECOMMENDATIONSNATIVE OR RE-COMPACTED SUBGRADE4" MIN4" MIN4" MIN NDS #101 OR #201SPEE-D BASINOR APPROVEDEQUALNDS #66 - 6" DRAIN RISER PIPE (LENGTHAS REQUIRED) OR APPROVED EQUALVARIES 2% MINNDS ATRIUM OR FLAT GRATETG ELEVPER PLANINV ELEVPER PLANSLOPE PER PLANTOP OF WALLFINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINTLEGENDINVERTTOP OF GRATEFINISHED FLOOR ELEVATIONTWFSFLFGGBHPINVTGFFTOP OF COPING OR TOP OF CURBTCGARAGE FINISHED FLOORGFFEXISTING GRADEEG EXISTING SPOT ELEVATION( )TOP OF RETAINING WALLTRWTOP OF SLOPETOPTOP OF RAILINGTRTOP OF STEMWALLTSHARDSCAPE PER ARCH. PLANALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN ALICENSED GENERAL ENGINEERING CONTRACTOR.***ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.***********NATURAL GRADENGFL PERPLAN2% MIN.HARDSCAPE/LANDSCAPEPER PLAN2% MIN.FLOWLINE DETAILNO SCALE51. CONTRACTOR SHALL USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TOEXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIORTO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:http://www.newportbeachca.gov/home/showdocument?id=17395. PROOF OF CERTIFIEDDELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE.2. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORINGAND/OR UNDERPINNING.3. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THEGEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS ANDDURING REMOVAL OF SHORING.TRENCH AND EXCAVATION NOTEPROPERTY LINE AND LIMIT-OF-WORKOREXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6(102.6)PROPOSED WALLBUILDING STEMWALLCONSTRUCTION NOTESHARDSCAPE PER ARCHITECT'S PLAN.DRIVEWAY PER ARCHITECT'S PLAN.PLANTER AREA PER ARCHITECT'S PLAN.WALL OR FENCE PER ARCHITECT'S PLAN.CONSTRUCT FLOWLINE PER DETAIL HEREON.IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORTBEACH STANDARD DRAWING STD 502. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER ANDSERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT.FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OFNEWPORT BEACH STANDARD DRAWING STD 406.CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL HEREON; OTHERWISE OUTLET TOHARDSCAPE IN DIRECT OF NEAREST FLOWLINE.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL HEREON.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL HEREON.FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.CONSTRUCT 10 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL HEREON.1234567891011123-INCH PVC DOWNSPOUTDRAIN PIPE PER STORM DRAIN PLAN4-INCH ELBOW 1/4 BEND4-INCH PVC RISER WITHDOWNSPOUT INSIDE RISER PIPECLAMPS AROUND RISER PIPE (TYP)PROP. BUILDINGWALLDOWNSPOUT CONNECTION DETAILNO SCALE8LANDSCAPING OR PAVERS3" COVER MINIMUM4" DIA. PERFORATED PVC DRAIN PIPEW/ PERFORATIONS AT BOTTOM3/4" CRUSHED ROCKWRAP SIDES AND BOTTOM OFTRENCH WITH FILTER FABRIC; PROVIDE4" MINIMUM OVERLAP AT TOP OFTRENCHPERFORATED DRAIN PIPE AND TRENCHNO SCALE12STORM DRAIN PLANSCALE: 1" = 8'GRADING PLANSCALE: 1" = 8'PA2022-125 OHOHOHOHOHOHLOT 13LOT 15PROPOSED RESIDENCEFF=9.13N79°45'00"E 30.62'N00°00'35"W 86.38'N00°00'41"E 86.40'N79°46'01"E 30.59'ALLEYNORTH BAY FRONTFACE OF PROP. BLDG WALL FF=9.137.13GFF6.93GFF6.89FSP/L(6.42)FS(6.05)FL7.5%1.0%SECTION C-CSCALE: 1"=4'EXISTINGGROUND3C3EROSION CONTROL PLAN PRECISE GRADING PLAN FOR KARAHALIOS RESIDENCE 607 NORTH BAY FRONT NEWPORT BEACH, CA 92662JOB NO.DATESHEET NO.REVISIONS22023NO. REVISION DATESHEET NO. OF 34/26/202228052 CAMINO CAPISTRANO, STE 213 LAGUNA NIGUEL, CA 92677 949.464.8115 info@civilscapes.com G:\Projects\22023 607 N Bay Front, NB\DWG\22023.GRADING.dwg 1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8.2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOFF, VEHICLE TRACKING, OR WIND.3. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. NOTES:GRAVEL BAG DETAILNO SCALEAEROSION CONTROL CONSTRUCTION NOTESINSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6INLET PROTECTION PER DETAIL HEREONABAREA DRAIN INLET PROJECTIONNO SCALEBAAAABBBBBBBBBPA2022-125 UP UPCL N79°45'00"E 183.76' (182.92')N79°46'01"E 183.55' (182.92')LOT 14 BLOCK 12 BALBOA ISLAND M.M. 7/15ALLEY N. BAY FRONTALLEY N79°45'00"E 30.62' N00°00'41"E 86.40'N79°46'01"E 30.59' N00°00'35"W 86.38' (6.25) WM (6.78) FS (6.63)NG (6.91) FFG (28.81) RIDGE (6.49) FS (29.85) RIDGE (6.47) FS (6.56) FS(6.55) FS (6.46) FS (6.43) FS (6.66) FS (7.07) TS (6.39) FS (6.79) NG (6.72)NG (32.38) RIDGE (34.73) CHIMNEY TOP (7.81) FF (7.63) TD (6.44) FS (7.70) TS (7.85) FS (6.51) FS (9.16) TS (6.59) FS (29.84) RIDGE (7.68) TS (6.40) BS (6.31) FS (6.24) FS (6.13) AD (9.28)TW(6.17)FS(9.33)TW(6.20)FS(9.24)TW(6.22)FS(7.64)TD(7.64) TS (7.64) TD (7.54)TD(7.63) TD (7.65) TS (6.55)FS(6.93)NG (6.72) FS (6.73)FS (29.90) CHIMNEY TOP (6.82)FS (6.68) FS(6.69) FS (6.52) FS (6.23) FS (6.00) FL (6.24) FS (6.06) FL (6.02) FL (6.11) FL (6.47) FS (6.09) FL (6.30) FS RIDGE (6.21) FS (6.20)FS(6.14)FS(7.08) FS (6.84) FS (5.97)FS(7.07)FS(8.61) FS (6.88) NG(5.91)AD(5.93) FS (7.06) FS (8.56) FS (6.66) NG (6.32) FS 7.5 0 ' EXISTING BUILDING EXISTING BUILDING EXISTING BUILDING PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPER TYLINEGM GM SCO SCO PP WM CLOSET STEPS ADGATE DECK PA PA VINYL FENCE WIF ROOM TAGROOM NAME ? 1 10.00'SPOT ELEVATION KEYNOTE TAG REVISION TAG PROPERTY LINE TAG90 00' 00"20.00'N E FIREPIT -AS SELECTED TO BE LISTED AND APPROVED, VERIFY W/. OWNER –PROVIDE POWER AND GAS AS REQUIRED –INSTALL AND MAINTAIN CLEARANCES PER MFGR. AND SECTION 308 OF CFC RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANY A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER -SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO – PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION 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 OVERFLOW DRAINLINE DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. GENERAL NOTE: SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). C.N.B. NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. 4. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION, REPLACEMENT BUILDING OR ADDITIONS TO AN EXISTING BUILDING EXCEEDING 50% OF THE GROSS FLOOR AREA OF THE EXISTING BUILDING. (NBMC 12.32.015) 5. FIELD INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE REQUIREMENT PRIOR TO CONCRETE PLACEMENT. 6. EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. LANDSCAPE NOTES: 1. ENCROACHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANDSCAPE PLANS, FOR ALL HARDSCAPE & PLANTING AREAS WITH RESPECTIVE HEIGHTS AND MATERIALS. POOL: 1. PROVIDE AN ALARM FOR DOORS AND WINDOWS WITH SILL HEIGHTS LESS THAN 60-INCHES ABV.F.F. OF THE DWELLING THAT FORMS A PART OF THE POOL ENCLOSURE. THE ALARM SHALL BE LISTED AS A WATER HAZARD ENTRANCE ALARM IN ACCORDANCE WITH UL 2017. THE DEACTIVATION SWITCH SHALL BE AT LEAST 60" ABOVE THE FLOOR IF THE RESIDENCE IS NOT REQUIRED TO BE ACCESSIBLE. (CBC 3109 & ISPSC 305.4) 2. SUCTION OUTLETS SHALL BE DESIGNED AND INSTALLED WITH SUCTION ANTIENTRAPMENT GRATE IN ACCORDANCE WITH ANSI/APSP-16 PER CBC 3109 SECTION (B) OF 115928. SUCTION ENTRAPMENT AVOIDANCE FOR POOL AND SPA SHALL BE PROVIDED IN ACCORDANCE WITH APSP-7 PER ISPSC SECTION 310. 3. PROVIDE POWER SAFETY COVER IN COMPLIANCE WITH ASTM F1346-91 FOR POOL & SPA (CBC 3109 SECTION (3) OF 115922 & ISPSC 305). 4. POOL ENCLOSURE FENCE SHALL BE 60-INCHES MIN. ABV. FS/NG MEASURED ON THE SIDE THAT FACES AWAY FROM SWIMMING POOL W/. MAX VERTICAL CLEARANCE OF 2-INCHES BETWEEN FS/NG AND BOTTOM OF THE FENCE/BARRIER MEASURED ON THE SIDE OF FENCE THAT FACES AWAY FROM SWIMMING POOL. OPENING, GAP, AND VOID IN ENCLOSURE FENCE OR GATE SHALL NOT ALLOW THE PASSAGE OF 4-INCHES DIAMETER SPHERE OR LARGER. OUTSIDE SURFACE (FACING AWAY FROM SWIMMING POOL) OF THE POOL ENCLOSURE INCLUDING THE GATE TO BE FREE OF PROTRUSIONS, CAVITIES, OR OTHER PHYSICAL CHARACTERISTICS THAT WOULD SERVE AS HANDHOLDS OR FOOTHOLDS WHICH COULD ENABLE A CHILD FIVE YEARS OLD OR YOUNGER TO CLIMB OVER. (CBC 3109 & ISPSC 305) 1 A-5.0 1 A-5.0 3 A-5.1 3 A-5.1 KITCHEN CC. PWDR. 2-CAR GARAGE 1 1 11 1 1 2 2 2 2 7' - 6" 7' - 6" 10' - 0" R.Y.S.B. 5' - 0" F.Y.S .B . 10' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"12.46' T.W. 12.46' T.W. 12.46' T.W. 12.46' T.W. 12.46' T.W. 12.46' T.W. 12.00' T.R. 7.00' 7.00' 7.00' 12.00' 3 3 4 4 5 5 55F.O.F.3' - 0"3' - 2"3' - 2"F.O.F.3' - 1"F.O.F.3' - 0"3' - 2"F.O.F.6' - 0"6' - 2"F.O.F.3' - 6"3' - 7"F.O.F.3' - 0"3' - 2"F.O.F.3' - 0"3' - 2"F.O.F.8' - 0"8' - 1"1 N00° 00' 35"W 86.38' N00° 00' 41"E 86.40'N79° 46' 01"E30.59'N79° 45' 00"E30.02' 6 7 7 8 8 F.O.F. 15' - 0 3/4" 15' - 2 3/4" 9' - 9 1/2" F.O.F. 9' - 7 1/2" STAIRS FOYER DINNING GREAT ROOM 9.13' F.F. 9.13' F.F. 9.13' F.F. F.O.F. 9' - 5 1/8" 9' - 7 1/8" 4' - 2" F.O.F. 4' - 0" 9 9 9 9 9 9 9 9 920' - 0"CLR. 19' - 6 1/4"N. BAY FRONTALLEY10 10 TRASH AREA 11 12 12 13 13 14 14 14 1 2 2 A-5.0 2 A-5.0 3 A-5.0 3 A-5.0 2 A-5.1 2 A-5.1 1 A-5.1 1 A-5.1 - --- - --- L L L L L L L L L L L L L L L L L L L L L L L L L L LL L L L L L L L L LL L L L L L L PT#1 -6.78 FS PT#2 -7.65 FS PT#4 -6.44 FS PT#3 -6.49 FS PT #1 -6.78 FS PT #2 -7.65 FS PT #3 -6.49 FS PT #4 -6.44 FS 27.36/4 = 6.84 FS 6.84 < 9.00 BFE LAVANDULA SPP. LAVENDER (LOW WATER USE) PLANT LEGEND L DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: SITE PLAN NOTESA ANNOTATION LEGENDB KEYNOTESC BRANDON ARCHITECTS 05/22/22 ARCHITECTURAL SITE PLANKARAHALIOS RESIDENCEGEORGE KARAHALIOS 607 BAY FRONT N NEWPORT BEACH, CA 92662 CDP 607 N BAYFRONT NEWPORT BEACH, CA 92662 A-0.0 TBD JEFF VAN VOORHIS, AIA PROJECT NORTHTRUE NORTH 1/4" = 1'-0"1 ARCHITECTURAL SITE PLAN 1 PROPERTY LINE 2 (N.) PROPERTY LINE FENCE - WINDSOR ONE FENCE, PAINT TBD (MAX. 6' ABV. N.G.) REF. LANDS. DWGS. 3 FRONT YARD SETBACK 4 REAR YARD SETBACK 5 SIDE YARD SETBACK 6 (E.) POWER POLE - PROTECT IN PLACE 7 (E.) WATER METER LOCATION - (REF. SURVEY & REF. CIVIL DWGS.) 8 (E.) GAS METER LOCATION - (REF. SURVEY & REF. CIVIL DWGS.) 9 FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED 10 (E.) BULK HEAD - NOT APART 11 TRASH LOCATION - SCREEN FROM STREET AS NEEDED 12 CENTERLINE/FLOWLINE OF ALLEY 13 CENTERLINE OF STREET 14 EXTERIOR STAIRS/CONC. STEPS ON GRADE - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE W/. AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE TOP LANDING AND FOR STAIR TO BASEMENT AT BOTH TOP AND BOTTOM LANDING OF THE STAIRWAY. (R303.8) REF. DTL. 3/AD-1 3/16" = 1'-0"2 ARCHITECTURAL SITE PLAN NO. REVISION DATE NOTES: 1. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS, AND SERVICES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION ELEMENTS AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN. 2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR. 3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL-OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK. 4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH THE NATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR ALL COSTS INCURRED DUE TO DAMAGE AND/OR REPLACEMENT OF SAID UTILITIES, INCLUDING DELAYS. 5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS AND/OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT IMMEDIATELY. ALL WORK RELATED TO THE PROBLEM ARE SHALL CEASE UNITIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE. 6. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT/OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER. 7. CONTRACTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY CODES AND REQUIREMENTS. CONTRACTOR SHALL BRING TO THE ATTENTION OF THE OWNER AND THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION ANY KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS' ASSOCIATION. 8. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. 9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJECT. 10. CONTRACTOR SHALL INSTALL THIS PROJECT UTILIZING THE LANDSCAPE INDUSTRIES'S B.M.P. BEST MANAGEMENT PRACTICES. GENERAL MATERIAL SPECIFICATION: 1. GROUT CELLS WITH REINFORCED CEMENT PER ASTM C150. 1 PART PORTLAND CEMENT, 2 TO 3 PARTS LOOSE SAND, 2 PARTS COARSE AGGREGATE. 2. REINFORCING: FS = 20,000 PSI ASTM A615 GRADE 40. 3. MASONRY: FC = 1,500 PSI GRADE 'A' PER ASTM C150. 4. CONCRETE: FC = 3,500 PSI AT 28 DAYS CEMENT PER ASTM C150. 5. POUR ALL WALL FOOTINGS AGAINST NATURAL UNDISTURBED EARTH. 6. TELEPHONE LANDSCAPE ARCHITECT IF SITE CONDITIONS ARE NOT AS SHOWN. PROJECT HARDSCAPE MATERIALS: STONE SHOULD MATCH THE STONE USED ON THE HOUSE. PAVING STONE SHALL BE SHADOW GRAY SANDSTONE/QUARTZITE. ALL GROUT JOINTS SHALL BE PIGMENTED PER ARCH./G.C. APPROVAL. ALL HARDSCAPE MATERIAL SHALL RECEIVE 6 MIL. VISQUEEN ON UNDER SIDE FOR WATERPROOF PROTECTION. TOTAL LANDSCAPING AREA: 111 SQFT **ALL PLANTS TO BE DROUGHT-TOLERANT NON-INVASISE PLANT SPECIES D F LANDSCAPE NOTES & LEGEND PA2022-125 DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS05/22/223D VIEWSKARAHALIOS RESIDENCEGEORGE KARAHALIOS607 BAY FRONT NNEWPORT BEACH, CA 92662CDP607 N BAYFRONTNEWPORT BEACH, CA 92662A-1.0TBDJEFF VAN VOORHIS, AIA1AXONOMETRIC - S2AXONOMETRIC - E3AXONOMETRIC - N4AXONOMETRIC - WNO. REVISION DATEPA2022-125 UPFRZ.REF.UPDNA-4.1A-4.0A-4.02A-4.11121A-5.01A-5.03A-5.13A-5.1F.Y.S.B.10' - 0"S.Y.S.B.3' - 0"R.Y.S.B.5' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"S.Y.S.B.3' - 0"2-CAR GARAGEPWDR.FOYERDINNINGKITCHENGREAT ROOMCLR.20' - 0"CLR.19' - 6 1/4"ELEVATOR75648123312712CC.STAIRSR @0' -7 21/32"15R @0' -6"4TYP.11"CLR.3' - 6"TYP.11"3' - 6"CLR.3' - 6 5/8"TYP.11"3' - 6"CLR.3' - 0"TYP.10"CLR.3' - 6"CLR.3' - 6"CLR.3' - 6"CLR.4' - 6"CLR.5' - 0"30" MIN. CLR.2' - 7 3/4"5677777789910111213141541622202A-5.02A-5.03A-5.03A-5.02A-5.12A-5.11A-5.11A-5.1ROOM TAGROOM NAME1A-5.011?11A-4.01111ELEVATION / SECTION INDICATORAD-1.01CALL-OUT TAG10.00'SPOT ELEVATIONKEYNOTE TAGREVISION TAGDOOR TAGWINDOW WALL TAGWINDOW TAGFIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.01-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.01-HR RATED EXT CONDITION-REF. DTLS. 7/AD-1.0STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN-PER STRUCT., REF. STRUTC. DWGS, -PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL DOORS -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRCWINDOW-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 CRCKITCHEN RANGE W/. EXHAUST HOOD-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMCKITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREENWASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1.REFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIREDBUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIREDTOILET-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 RATECASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERCASEWORK, BASE CABINET W/. COUNTERTOP-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERCASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERBUILT-IN CLOSET-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1)ELEVATOR-PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER –PROVIDE POWER AS REQ'D. (CRC 321.1)A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER -SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO –PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTIONFAU-PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION 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-1.0OVERFLOW 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-1.0A-4.1A-4.0A-4.02A-4.11121A-5.01A-5.03A-5.13A-5.1TYP.11"CLR.3' - 6"TYP.11"CLR.3' - 6"CLR.3' - 6"3' - 6"11"3' - 6"CLR.3' - 6"CLR.3' - 6"141118131311121015151612141017M. BEDROOM16201998M. W.I.C.M. BATHW/C.BED #2BATH #2J. ADUBATH #3LNDRY.9STAIRSELEVATORR @0' -6 7/8"2R @0' -7 21/32"14R @0' -7 23/32"16R @0' -7 21/32"152' - 6"CL;R.2' - 6"CLR.3' - 0"2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.11122345CLR.ø 2' - 6"CLR.ø 2' - 6"CLR.ø 2' - 6"222171718181919192062FD21167777777781099S.Y.S.B.3' - 0"F.Y.S.B.10' - 0"S.Y.S.B.3' - 0"R.Y.S.B.5' - 0"3542A-5.02A-5.03A-5.03A-5.02A-5.12A-5.11A-5.11A-5.111' - 0 5/8"17' - 10 1/4"APPLIANCE WALL (TBD PER INTERIORS)DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:KEYNOTESBANNOTATION LEGENDABRANDONARCHITECTS05/22/22FIRST AND SECONDLEVEL FLOOR PLANKARAHALIOS RESIDENCEGEORGE KARAHALIOS607 BAY FRONT NNEWPORT BEACH, CA 92662CDP607 N BAYFRONTNEWPORT BEACH, CA 92662A-2.0TBDJEFF VAN VOORHIS, AIA1/4" = 1'-0"1FIRST LEVEL FLOOR PLAN1WINDOW TO MEET EGRESS REQUIREMENTS - REF. EMERGANCY ESCAPE & RESCUE OPENING NOTES ON SHT. A-7.02EXTERIOR GLASS GUARDRAIL - TEMPERED & LAMINATED - MIN. 42" HIGH - <4" MAX. SPHERE OPENING, REF. DTL. 16/AD-13INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4 & 9/AD-14INTERIOR STAIR MOUNTED HANDRAIL - 34"-38" ABV. NOSING, REF. DTL. 4/AD-15STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOTCANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R 303.7) REF. DTL. 3/AD-16EXTERIOR STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE W/. AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE TOPLANDING AND FOR STAIR TO BASEMENT AT BOTH TOP AND BOTTOM LANDING OF THE STAIRWAY. (R303.8) REF. DTL. 3/AD-17PROPERTY LINE8FRONT YARD SETBACK9SIDE YARD SETBACK10REAR YARD SETBACK117 3/4" STEP AT IN SWING DOORS (R311.3.1.)12GARAGE DOOR - RATED, 1-3/8" SOLID CORE, SELF-CLOSING AND SELF-LATCHING. REF. DOOR SCHEDULE13RESIDENTIAL ELEVATOR - 'CALIFORNIA CUSTOM LIFT, INC.' OR EQUIV., SHAFT SIZE = 58" X 60" CLEAR - PROVIDE SHOP DWGS.TO ARCH. PRIOR TO PURCHASE & INSTALLATION14DEPRESSED SLAB FOR ELEVATOR - 12". COORD. WITH ELEVATOR MFG. & G.C., REF. STRUCT. DRAWINGS15KITCHEN EXHAUST HOOD TO VENT TO EXT. - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFG.INSTRUCTION16FIREPLACE - PREFABRICATED, GAS ONLY, 'DAVINCI - ISLAND' - ANSI Z21.50B-2014 [DTL. 22/AD-1] (FACTORY BUILTFIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE W/. THEIRLISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TOTHE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.)17WATERPROOF MEMBRANE - REF. MAT. SCHEDULE A-4.018CHANNEL DRAIN - COPPER OR EQ., INSTALL PER MFGR. SPECS, SLOPED TO IN-WALL DRAIN INLETS, OVERFLOW TO BE PIPEDSEPARATELY, REF. DTL. 11/AD-1 & 71/SD319SHOWER - HOT-MOP PAN, PROVIDE 3" SLAB DEPRESSION AS REQUIRE. PROVIDE TILE W/ MIN. 70" HIGH; NET AREA 7.1 S.F.MIN.; 30" DIA. CIRCLE MIN., REF. DTL. 17/AD-120EXTERIOR GLASS HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 4/AD-121PROVIDE FLOOR DRAIN IN LAUNDRY ROOM22RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)1/4" = 1'-0"2SECOND LEVEL FLOOR PLANNO. REVISION DATEPA2022-125 FRZ.REF.DNROOM TAGROOM NAME1A-5.011?11A-4.01111ELEVATION / SECTION INDICATORAD-1.01CALL-OUT TAG10.00'SPOT ELEVATIONKEYNOTE TAGREVISION TAGDOOR TAGWINDOW WALL TAGWINDOW TAGFIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.01-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.01-HR RATED EXT CONDITION-REF. DTLS. 7/AD-1.0STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN-PER STRUCT., REF. STRUTC. DWGS, -PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL DOORS -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRCWINDOW-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 CRCKITCHEN RANGE W/. EXHAUST HOOD-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMCKITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREENWASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1.REFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIREDBUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIREDTOILET-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 RATECASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERCASEWORK, BASE CABINET W/. COUNTERTOP-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERCASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERBUILT-IN CLOSET-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1)ELEVATOR-PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER –PROVIDE POWER AS REQ'D. (CRC 321.1)A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER -SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO –PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTIONFAU-PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION 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-1.0OVERFLOW 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-1.0A-4.1A-4.0A-4.02A-4.11121A-5.01A-5.03A-5.13A-5.1ELEVATOR5 3/4"CLR.2' - 6"12333333333CLR.3' - 6"CLR.3' - 6"CLR.3' - 6"CLR.3' - 6"TYP.11"TYP.11"CLR.3' - 6"CLR.3' - 6"TYP.11"CLR.3' - 6"2425212223174STAIRSMECH.PWDR.F.Y.S.B.10' - 0"3' - 0"3' - 0"R.Y.S.B.3' - 0"R.Y.S.B.3' - 0"R.Y.S.B.3' - 0"R.Y.S.B.5' - 0"3RD FLOOR SETBACK15' - 0"3RD FLOOR SETBACK15' - 0"R.Y.S.B.3' - 0"3RD FLOOR SETBACK2' - 0"3RD FLOOR SETBACK2' - 0"2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.MIN.3' - 0"2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.F.O.F.2' - 5"F.O.F.2' - 5"F.O.F.4' - 11 1/2"F.O.F.9' - 5"F.O.F.2' - 5"F.O.F.2' - 5"F.O.F.4' - 11 1/2"44455566789992A-5.02A-5.03A-5.03A-5.02A-5.12A-5.11A-5.11A-5.1DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:KEYNOTESBANNOTATION LEGENDABRANDONARCHITECTS05/22/22THIRD LEVEL FLOORPLANKARAHALIOS RESIDENCEGEORGE KARAHALIOS607 BAY FRONT NNEWPORT BEACH, CA 92662CDP607 N BAYFRONTNEWPORT BEACH, CA 92662A-2.1TBDJEFF VAN VOORHIS, AIA1INTERIOR GUARDRAIL - MIN. 42" HIGH - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4 & 9/AD-12INTERIOR STAIR MOUNTED HANDRAIL - 34"-38" ABV. NOSING, REF. DTL. 4/AD-13PROPERTY LINE4EXTERIOR GLASS GUARDRAIL - TEMPERED & LAMINATED - MIN. 42" HIGH - <4" MAX. SPHERE OPENING, REF. DTL. 16/AD-15WATERPROOF MEMBRANE - REF. MAT. SCHEDULE A-4.06FLAT COOL ROOF, CLASS 'A' - COLOR AS SELECTED - TPO MEMBRANE - REF. MAT. SCHEDULE SHT. A-4.07STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 & DTL. 2/A-3.08GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - SHALL BE PROVIDED WITH THEMEANS TO PREVENT THEACCUMULATION OF LEAVES AND DEBRIS IN THE GUTTER PER CRC R337.5.4. - PROVIDE SHOP DWGS. TO ARCH.9CHANNEL DRAIN - COPPER OR EQ., INSTALL PER MFGR. SPECS, SLOPED TO IN-WALL DRAIN INLETS, OVERFLOW TO BE PIPEDSEPARATELY, REF. DTL. 11/AD-1 & 71/SD3PROJECT NORTHTRUE NORTH1/4" = 1'-0"1THIRD LEVEL FLOOR PLANNO. REVISION DATEPA2022-125 UPUPDNDIMENSION 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 WALLSSECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOODDOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. GARAGE FLOOR:GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1)PLUMBING:1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.5) 2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. (CPC 408.6)3. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13)4. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. WOOD OR WOODBASED PRODUCTS NOTE:WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS: 1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION.2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND.3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER.4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS.5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER.6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER.7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS.*HERS VERIFICATION REQUIRED-REFERENCE T-24.1 ROOM TAGROOM NAME111110.00'SPOT ELEVATIONREVISION TAGDOOR TAGWINDOW WALL TAGWINDOW TAGSTRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN-PER STRUCT., REF. STRUTC. DWGS, -PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL KITCHEN RANGE W/. EXHAUST HOOD-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMCKITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREENWASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1.TOILET-WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) –REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATEFIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1)A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER -SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO –PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTIONFAU-PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANYROOF/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-1.0OVERFLOW 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-1.02X4 STUD WALL2X6 STUD WALL2X8 STUD WALL2X10 STUD WALLEXT. POCKET DOOR WALL- TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL-12”REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRCUTC. DWGS. –FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 –EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION-SEE STRUCT. DWGS. FOR THE RECESSION DETAILS -FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR –SHOWER RECESSION TO BE VERIFIED W/. I.D.SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL DEPRESSIONS W/. MFGR.STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGSVERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW -MTL. PIPE PERCHAPTER 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 SLABOVERFLOWDRAINLINEA-4.1A-4.0A-4.02A-4.11121A-5.01A-5.03A-5.13A-5.1F.Y.S.B.10' - 0"R.Y.S.B.3' - 0"R.Y.S.B.3' - 0"R.Y.S.B.3' - 0"R.Y.S.B.5' - 0"R.Y.S.B.3' - 0"11225' - 5 1/8"4' - 2"67' - 0"9' - 9 1/2"22' - 3 1/2"7' - 8 7/8"36' - 11 5/8"18' - 5 1/4"3' - 10 1/4"1' - 10 7/8"5' - 10"22' - 5 3/8"4' - 0 1/8"5' - 9 7/8"4' - 0 5/8"7 3/4"3' - 2"23' - 9 1/4"3' - 2"1' - 11 5/8"21' - 9 5/8"2' - 6 1/8"18' - 9"2' - 6 1/8"4' - 2"67' - 0"9' - 9 1/2"5' - 5 1/4"20' - 1 1/2"9' - 10 7/8"5' - 4 1/4"31' - 7 3/8"4' - 5 3/4"9' - 0"6' - 6 7/8"8' - 0"3' - 6 3/4"3' - 2"4' - 11"3' - 7"4' - 6"3' - 7"2' - 7"6' - 2"20' - 9 1/4"3' - 2"1' - 4 5/8"18' - 0"1' - 4 5/8"KITCHENPWDR.PANTRYCC.2-CAR GARAGESTAIRSFOYERDINNINGGREAT ROOMELEVATOREQEQ2A-5.02A-5.03A-5.03A-5.02A-5.12A-5.11A-5.11A-5.1A-4.1A-4.0A-4.02A-4.11121A-5.01A-5.03A-5.13A-5.1F.Y.S.B.10' - 0"R.Y.S.B.3' - 0"R.Y.S.B.3' - 0"R.Y.S.B.3' - 0"R.Y.S.B.5' - 0"R.Y.S.B.3' - 0"1225' - 5 1/8"5' - 1"63' - 8 5/8"12' - 1 7/8"1' - 1"5' - 10"11' - 6 1/8"9' - 3 1/2"12' - 5 1/2"9' - 10 1/4"14' - 9 1/4"3' - 4 7/8"1' - 9 5/8"8' - 4 3/8"1' - 4 1/8"4' - 8 1/2"4' - 7"1' - 10 5/8"9' - 1 3/4"1' - 5 1/8"9' - 10 1/4"3' - 9"6' - 0 1/8"5' - 0 1/8"10' - 10 1/2"60' - 3 1/2"9' - 9 1/2"5' - 5 1/4"9 5/8"6' - 0 7/8"13' - 4 1/2"9' - 11 3/8"5' - 4 1/4"8' - 0 1/2"5' - 9 1/4"17' - 9 5/8"5' - 1 5/8"1' - 8 1/2"6' - 11"1' - 3 7/8"1' - 6"3' - 10 1/4"6' - 4"1' - 8 1/2"4' - 1 5/8"1' - 7 5/8"14' - 5 1/2"11 3/4"2' - 4 3/8"3' - 2"23' - 9 1/4"3' - 2"2' - 4 1/8"19' - 5 1/8"2' - 0"6 5/8"18' - 8 1/2"2"3' - 2"1' - 8"3' - 7"1' - 3"3' - 7"4' - 6"3' - 2"11"3' - 2"2' - 0"8' - 1"18' - 10 1/4"3' - 2"9' - 4 1/4"9' - 6"5' - 6 1/2"3' - 7 1/8"2' - 0 1/4"3' - 8 7/8"6' - 11"2' - 7"2' - 1"M. BEDROOMM. W.I.C.M. BATHW/C.BED #2BATH #2J. ADUBATH #3LNDRY.STAIRSELEVATOR2A-5.02A-5.03A-5.03A-5.02A-5.12A-5.11A-5.11A-5.1DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTSANNOTATION LEGENDGENERAL NOTESAB05/22/22FIRST LEVELDIMENSION PLANKARAHALIOS RESIDENCEGEORGE KARAHALIOS607 BAY FRONT NNEWPORT BEACH, CA 92662CDP607 N BAYFRONTNEWPORT BEACH, CA 92662A-2.2TBDJEFF VAN VOORHIS, AIA1/4" = 1'-0"1FIRST LEVEL DIMENSION PLAN1/4" = 1'-0"2SECOND LEVEL DIMENSION PLANNO. REVISION DATEPA2022-125 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 WALLSSECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOODDOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. GARAGE FLOOR:GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1)PLUMBING:1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.5) 2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. (CPC 408.6)3. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13)4. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. WOOD OR WOODBASED PRODUCTS NOTE:WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS: 1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION.2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND.3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER.4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS.5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER.6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER.7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS.*HERS VERIFICATION REQUIRED-REFERENCE T-24.1 ROOM TAGROOM NAME111110.00'SPOT ELEVATIONREVISION TAGDOOR TAGWINDOW WALL TAGWINDOW TAGSTRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN-PER STRUCT., REF. STRUTC. DWGS, -PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL KITCHEN RANGE W/. EXHAUST HOOD-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMCKITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREENWASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1.TOILET-WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) –REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATEFIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1)A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER -SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO –PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTIONFAU-PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANYROOF/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-1.0OVERFLOW 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-1.02X4 STUD WALL2X6 STUD WALL2X8 STUD WALL2X10 STUD WALLEXT. POCKET DOOR WALL- TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL-12”REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRCUTC. DWGS. –FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 –EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION-SEE STRUCT. DWGS. FOR THE RECESSION DETAILS -FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR –SHOWER RECESSION TO BE VERIFIED W/. I.D.SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL DEPRESSIONS W/. MFGR.STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGSVERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW -MTL. PIPE PERCHAPTER 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 SLABOVERFLOWDRAINLINEA-4.1A-4.0A-4.02A-4.11121A-5.01A-5.03A-5.13A-5.1F.Y.S.B.10' - 0"R.Y.S.B.3' - 0"R.Y.S.B.3' - 0"R.Y.S.B.3' - 0"R.Y.S.B.5' - 0"R.Y.S.B.3' - 0"125' - 5 1/8"14' - 2 1/8"20' - 0 1/4"12' - 2"34' - 7 1/8"16' - 2 1/8"3' - 10 1/8"11' - 0"1' - 2"14' - 2 1/8"32' - 2 1/4"34' - 7 1/8"5' - 5 1/4"9' - 6 7/8"4' - 1 3/8"5' - 11 1/2"9' - 11 3/8"12' - 2"2' - 4"1' - 9 3/8"4' - 1 1/2"1' - 10"1' - 8 1/2"6' - 11"1' - 3 7/8"11' - 0"1' - 2"MECH.ELEVATORPWDR.STAIRS3' - 7"21' - 5 1/4"5' - 1"4' - 0 1/2"4' - 10 3/4"3' - 7 5/8"8' - 10 3/8"1' - 9 5/8"1' - 10"5' - 1"21' - 5 1/4"3' - 7"7' - 6 7/8"3' - 8"10' - 2 3/8"1' - 10 3/8"1' - 9 5/8"6' - 3 3/8"5' - 1"1' - 2"17' - 7 1/4"1' - 2"5' - 1"2A-5.02A-5.03A-5.03A-5.02A-5.12A-5.11A-5.11A-5.1DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTSANNOTATION LEGENDGENERAL NOTESAB05/22/22SECOND LEVELDIMENSION PLANKARAHALIOS RESIDENCEGEORGE KARAHALIOS607 BAY FRONT NNEWPORT BEACH, CA 92662CDP607 N BAYFRONTNEWPORT BEACH, CA 92662A-2.3TBDJEFF VAN VOORHIS, AIA1/4" = 1'-0"1THIRD LEVEL DIMENSION PLANNO. REVISION DATEPA2022-125 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 FASCIAENLOSED ATTIC AND ENCLOSED RAFTER SPACES VENTING NOTES:1. ENCLOSED ATTIC AND ENCLOSED RAFTER SPACES SHALL HAVE CROSS VENTILATION BY VENTILATION OPENING PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW UNLESS THEY MEET THE REQUIREMENT OF SECTION R806.5 FOR UNVENTED ATTIC AND UNVENTED ENCLOSED RAFTER ASSEMBLIES. VENTILATION OPENING SHALL HAVE THE LEAST DIMENSION OF 1/16”MIN. AND 1/4”MAX OTHERWISE THE OPENING SHALL HAVE THE CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, PERFORATED VINYL OR SIMILAR MATERIAL WITH OPENINGS HAVE A LEAST DIMENSION OF 1/16”MIN. AND 1/4”MAX. OPENING IN ROOF FRAMING MEMBERS SHALL BE PER THE REQUIREMENT OF SECTION R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR AND SHALL BE PROTECTED TO PREVENT THE ENTRY OF BIRDS, RODENTS, SNAKES AND OTHER SIMILAR CREATURES. (R806.1)2. THE MINIMUM NET FREE VENTILATING AREA SHOULD BE 1/150 OF THE AREA OF THE VENTED SPACE, EXCEPT FOR THE PROJECT LOCATED IN CLIMATE ZONE 14 OR 16 WITH A CLASS I OR II VAPOR RETARDER AT THE WARM-IN-WINTER SIDE OF THE CEILING AND WHERE MIN. 40% AND MAX 50% OF THE REQUIRED VENTILATION PROVIDED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE PER SECTION R806.2 THEN THE MINIMUM NET FREE VENTILATING AREA CAN BE 1/300 OF THE VENTED SPACE. (R802.2) 3. PROVIDE 1”SPACE BETWEEN THE INSULATION AND THE ROOF SHEATHING WHERE EAVE OR CORNICE VENTS PROVIDE BLOCKING, BRIDGING AND INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. (R806.3)4. INSTALL VENTILATOR PER MANUFACTURER INSTRUCTION. INSTALL VENTILATOR IN ROOF PER SECTION R903 AND VENTILATOR IN WALL ASSEMBLIES PER SECTION R703.1.5. FOR THE ATTIC WITH VERTICAL HEIGHT GREATER THAN OR EQUAL TO 30”(VERTICAL HEIGHT MEASURED FROM THE TOP OF CEILING JOIST TO THE BOTTOM OF THE ROOF RAFTERS) WITHIN 30S.F. MIN. PROVIDE THE OPENING WITH ROUGH-FRAMED OPENING OF NOT LESS THAN 22”X30”WHICH SHOULD BE LOCATED IN HALLWAY OR OTHER LOCATION WITH READY ACCESS. IF THE ACCESS LOCATED IN THE WALL THEN THE WIDTH SHOULD BE 22”AND HEIGHT SHOULD BE 30”MIN. IF LOCATED IN CEILING THEN THE MIN. UNOBSTRUCTED HEADROOM IN THE ATTIC SHOULD BE 30”FROM THE BOTTOM OF CEILING JOIST AT SOME POINT. ROOF DRAINAGE:IF THE PROJECT LOCATED IN THE AREA WITH EXPANSIVE OR COLLAPSIBLE SOILS, WATER RUNOFF FROM ROOFS OF ALL DWELLINGS SHALL BE DISCHARGED TO THE GROUND SURFACE NOT LESS THAN 5 FEET FROM FOUNDATION WALLS OR TO AN APPROVED DRAINAGE SYSTEM. (R801.3) -REF.CIVIL DWGS FOR STORM WATER MANAGMENT AND SYSTEM.WEATHER PROTECTION: 1. ROOF DECKS SHALL BE COVERED WITH APPROVED ROOF COVERINGS SECURED TO THE BUILDING OR STRUCTURE IN ACCORDANCE WITH THE CHAPTER 9 OF THE CURRENT CRC. ROOF ASSEMBLIES SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THE CHAPTER 9 OF CRC AND THE APPROVED MANUFACTURER’S INSTRUCTIONS SUCH THAT THE ROOF ASSEMBLY SHALL SERVE TO PROTECT THE BUILDING OR STRUCTURE. (R903.1)2. PROVIDE AND INSTALL FLASHING TO PREVENT ENTRY OF MOISTURE TO WALL AND ROOF ASSEMBLIES THRU THE JOINTS IN COPINGS, PERMEABLE MATERIAL, AND AT INTERSECTION WITH PARAPET WALLS AND OTHER PENETRATION THRU ROOF. (R903.2) 3. FLASHINGS SHALL BE INSTALLED AT WALL AND ROOF INTERSECTIONS, WHEREVER THERE IS A CHANGE IN ROOF SLOPE OR DIRECTION AND AROUND ROOF OPENINGS. A FLASHING SHALL BE INSTALLED TO DIVERT THE WATER AWAY FROM WHERE THE EAVE OF A SLOPED ROOF INTERSECTS A VERTICAL SIDEWALL. WHERE FLASHING IS OF METAL, THE METAL SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN 0.019 INCH (0.5 MM) (NO. 26 GALVANIZED SHEET). (R903.2.1)4. A CRICKET OR SADDLE SHALL BE INSTALLED ON THE RIDGE SIDE OF ANY CHIMNEY OR PENETRATION MORE THAN 30 INCHES (762 MM) WIDE AS MEASURED PERPENDICULAR TO THE SLOPE. CRICKET OR SADDLE COVERINGS SHALL BE SHEET METAL OR OF THE SAME MATERIAL AS THE ROOF COVERING. EXCEPT FOR UNIT SKYLIGHTS INSTALLED IN ACCORDANCE WITH HYPERLINK "HTTPS://CODES.ICCSAFE.ORG/LOOKUP/CRC2019P1_PT03_CH03_SECR308.6" SECTION R308.6 AND FLASHED IN ACCORDANCE WITH THE MANUFACTURER’S INSTRUCTIONS SHALL BE PERMITTED TO BE INSTALLED WITHOUT A CRICKET OR SADDLE. (R903.2) 5. PARAPET WALLS SHALL BE PROPERLY COPED WITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OF A WIDTH NOT LESS THAN THE THICKNESS OF THE PARAPET WALL. (R903.3)6. UNLESS ROOFS ARE SLOPED TO DRAIN OVER ROOF EDGES, ROOF DRAINS SHALL BE INSTALLED AT EACH LOW POINT OF THE ROOF. IF WATER CAN BE ENTRAPPED WITHIN THE ROOF AREA THEN SECONDARY EMERGENCY OVERFLOW ROOF DRAINS OR SCUPPERS SHALL BE PROVIDED PER SECTION R903.4.1. (R903.4) MISC. NOTES:1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE2. 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 PLANS1A-5.01A-5.03A-5.13A-5.111222 1/2"F.O.F.3' - 4 1/2"F.O.F.24' - 0 1/2"2 1/2"2 1/2"F.O.F.10' - 11 3/8"2 1/2"F.O.F.14' - 7 3/8"F.O.F.18' - 1"2 1/2"F.O.F.13' - 11 5/8"2 1/2"2 1/2"F.O.F.4' - 10 1/2"F.O.F.4' - 10 1/2"2 1/2"2 1/2"4' - 10 1/2"2 1/2"2 1/2"2 1/2"37.82'HT.CERT REQ'D.37.87'38.00'37.99'37.99'HT.CERT REQ'D.HT.CERT REQ'D.HT.CERT REQ'D.HT.CERT REQ'D.11113:123:123:123:123:123:123:123:123:123:123:123:123:123:123:123:1222222DECK BLW.(REF A-2.0)ROOF BLW.(REF A-2.0)2A-5.02A-5.03A-5.03A-5.02A-5.12A-5.11A-5.11A-5.1DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:GENERAL NOTESABKEYNOTESBRANDONARCHITECTS05/22/22ROOF PLANKARAHALIOS RESIDENCEGEORGE KARAHALIOS607 BAY FRONT NNEWPORT BEACH, CA 92662CDP607 N BAYFRONTNEWPORT BEACH, CA 92662A-3.0TBDJEFF VAN VOORHIS, AIA1STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 & DTL. 2/A-3.02GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - SHALL BE PROVIDED WITH THEMEANS TO PREVENT THEACCUMULATION OF LEAVES AND DEBRIS IN THE GUTTER PER CRC R337.5.4. - PROVIDE SHOP DWGS. TO ARCH.1/4" = 1'-0"1ARCHITECTURAL ROOF PLANNO. REVISION DATEPA2022-125 FIRST LEVEL F.F.9.13'FIRST LEVEL F.F.9.13'SECOND LEVEL F.F.18.69'ROOF PLATE35.81'ROOF PLATE35.81'SECOND LEVEL FLOOR PLATE17.48'1A-5.0MAX. HT.38.00'MAX. HT.38.00'MAX. FLAT33.00'MAX. FLAT33.00'NAVD 889.00'FIRST LEVEL T.O.S.9.00'FIRST LEVEL T.O.S.9.00'SECOND LEVEL T.O.S.18.56'24' - 0"29' - 0"THIRD LEVEL F.F.28.98'THIRD LEVEL FLOOR PLATE27.77'THIRD LEVEL T.O.S.28.85'GARAGE (T.O.C.)7.00'GARAGE (T.O.C.)7.00'MASTER LEVEL F.F.19.83'MASTER LEVEL PLATE18.63'MASTER LEVEL T.O.S.19.71'ROOF DECK PLATE28.39'ROOF DECK T.O.S.29.27'11221311127315141642" MIN ABV F.F.3' - 4"42" MIN ABV F.F.3' - 6"214' - 0"4' - 0"SILL HT.3' - 0"HD HT.7' - 0"HD HT.8' - 0"SILL HT.3' - 0"3:123:1237.99'37.99'38.00'HD. HT7' - 0"12234251621247888' - 5 3/4"1' - 1"9' - 2 1/2"1' - 1"6' - 11 1/2"9' - 6 3/4"10' - 3 1/2"3A-5.02A-5.11A-5.1HT.CERT REQ'D.HT.CERT REQ'D.HT.CERT REQ'D.32.77' T.R.HT.CERT REQ'D.WINDOWS & DOORS:AUTHORIZED DEALER (PRODUCTS LISTED BELOW)SUPPLIER:ASSOCIATED BUILDING SUPPLYADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626CONTACT:JOE YOUNANPHONE:949-872-3319FAX:206-666-2150EMAIL:JYOUNAN@ABSSOCAL.COMWEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COMALUMINUM CLAD WINDOWS & PATIO DOORSMANUFACTURER: JELD-WEN WINDOWS & DOORSPRODUCT:CUSTOM COLLECTIONADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601PHONE:541-885-7412 OR 800-535-3936FAX:541-884-3331WEB:WWW.JELD-WEN.COMMULTI SLIDE DOORS & STOREFRONTMANUFACTURER:WESTERN WINDOW SYSTEMSPRODUCT: SERIES 600 & STOREFRONT SYSTEMSADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040PHONE: 877.268.1300WEB: WWW.WESTERNWINDOWSYSTEMS.COMWOOD SIDING:MANUFACTURER: TBDCOLOR: TBDAPPLICATION: TBDCODE: TBDROOFING:PRODUCT: TBDMFGR:TBDCOLOR: TO BE APPROVED BY ARCH. & OWNERAPPLICATION: TBDCODE:ICC # ESR-_____WEIGHT: ???? LBS./S.F.GUTTERS:MATERIAL: METAL -COPPER/ALUM. PAINTED KYNARSHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.)GARAGE DOORS:SUPPLIER:RANCH HOUSE DOORSWEB:WWW.RANCHHOUSEDOORS.COMSTYLE: CUSTOMMATERIAL: CUSTOM BUILT, WOOD & GLASSWATERPROOF DECK MEMBRANE:MFGR:TUFFLEX POLYMERSADDRESS:10880 POPLAR AVE., FONTANA, CAPHONE: 909.349.2016WEB:WWW.TUFFLEXPOLYMERS.COMCODE:ICC # ESR-2505FLASHING & WEATHERSTRIPPINGPROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION.1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.2. REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.FIRST LEVEL F.F.9.13'FIRST LEVEL F.F.9.13'ROOF PLATE35.81'ROOF PLATE35.81'3A-5.1MAX. HT.38.00'MAX. HT.38.00'MAX. FLAT33.00'MAX. FLAT33.00'NAVD 889.00'NAVD 889.00'24' - 0"29' - 0"FIRST LEVEL T.O.S.9.00'FIRST LEVEL T.O.S.9.00'MASTER LEVEL F.F.19.83'MASTER LEVEL F.F.19.83'MASTER LEVEL PLATE18.63'MASTER LEVEL PLATE18.63'MASTER LEVEL T.O.S.19.71'MASTER LEVEL T.O.S.19.71'ROOF DECK PLATE28.39'ROOF DECK PLATE28.39'ROOF DECK T.O.S.29.27'ROOF DECK T.O.S.29.27'1222241242884962138.00'37.99'32.77' T.R.23.17'42" MIN ABV F.F.3' - 4"42" MIN ABV F.F.3' - 6"HT.CERT REQ'D.HT.CERT REQ'D.3:123:122A-5.0DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:MATERIAL SPECIFICATIONSAKEYNOTESCGENERAL NOTESBBRANDONARCHITECTS05/22/22EXTERIORELEVATIONSKARAHALIOS RESIDENCEGEORGE KARAHALIOS607 BAY FRONT NNEWPORT BEACH, CA 92662CDP607 N BAYFRONTNEWPORT BEACH, CA 92662A-4.0TBDJEFF VAN VOORHIS, AIA1/4" = 1'-0"1NORTH ELEVATION1RAKED STONE VENEER - REF. MAT. SCHEDULE SHT. A-4.02STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. MAT. SCHEDULE A-4.03STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 & DTL. 2/A-3.04STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 & DTL. 2/A-3.05DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE)6STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. MAT. SCHEDULE A-4.07GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - SHALL BE PROVIDED WITH THEMEANS TO PREVENT THEACCUMULATION OF LEAVES AND DEBRIS IN THE GUTTER PER CRC R337.5.4. - PROVIDE SHOP DWGS. TO ARCH.8EXTERIOR GLASS GUARDRAIL - TEMPERED & LAMINATED - MIN. 42" HIGH - <4" MAX. SPHERE OPENING, REF. DTL. 16/AD-11/4" = 1'-0"2EAST ELEVATIONNO. REVISION DATEPA2022-125 WINDOWS & DOORS:AUTHORIZED DEALER (PRODUCTS LISTED BELOW)SUPPLIER:ASSOCIATED BUILDING SUPPLYADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626CONTACT:JOE YOUNANPHONE:949-872-3319FAX:206-666-2150EMAIL:JYOUNAN@ABSSOCAL.COMWEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COMALUMINUM CLAD WINDOWS & PATIO DOORSMANUFACTURER: JELD-WEN WINDOWS & DOORSPRODUCT:CUSTOM COLLECTIONADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601PHONE:541-885-7412 OR 800-535-3936FAX:541-884-3331WEB:WWW.JELD-WEN.COMMULTI SLIDE DOORS & STOREFRONTMANUFACTURER:WESTERN WINDOW SYSTEMSPRODUCT: SERIES 600 & STOREFRONT SYSTEMSADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040PHONE: 877.268.1300WEB: WWW.WESTERNWINDOWSYSTEMS.COMWOOD SIDING:MANUFACTURER: TBDCOLOR: TBDAPPLICATION: TBDCODE: TBDROOFING:PRODUCT: TBDMFGR:TBDCOLOR: TO BE APPROVED BY ARCH. & OWNERAPPLICATION: TBDCODE:ICC # ESR-_____WEIGHT: ???? LBS./S.F.GUTTERS:MATERIAL: METAL -COPPER/ALUM. PAINTED KYNARSHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.)GARAGE DOORS:SUPPLIER:RANCH HOUSE DOORSWEB:WWW.RANCHHOUSEDOORS.COMSTYLE: CUSTOMMATERIAL: CUSTOM BUILT, WOOD & GLASSWATERPROOF DECK MEMBRANE:MFGR:TUFFLEX POLYMERSADDRESS:10880 POPLAR AVE., FONTANA, CAPHONE: 909.349.2016WEB:WWW.TUFFLEXPOLYMERS.COMCODE:ICC # ESR-2505FLASHING & WEATHERSTRIPPINGPROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION.1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.2. REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.FIRST LEVEL F.F.9.13'FIRST LEVEL F.F.9.13'SECOND LEVEL F.F.18.69'ROOF PLATE35.81'ROOF PLATE35.81'SECOND LEVEL FLOOR PLATE17.48'1A-5.0MAX. HT.38.00'MAX. HT.38.00'MAX. FLAT33.00'MAX. FLAT33.00'NAVD 889.00'FIRST LEVEL T.O.S.9.00'FIRST LEVEL T.O.S.9.00'SECOND LEVEL T.O.S.18.56'THIRD LEVEL F.F.28.98'THIRD LEVEL FLOOR PLATE27.77'THIRD LEVEL T.O.S.28.85'GARAGE (T.O.C.)7.00'MASTER LEVEL F.F.19.83'MASTER LEVEL PLATE18.63'MASTER LEVEL T.O.S.19.71'ROOF DECK PLATE28.39'ROOF DECK T.O.S.29.27'12789483218910232242" MIN ABV F.F.3' - 6"42" MIN ABV F.F.3' - 6"121211111331444542" MIN ABV F.F.3' - 4"2221118' - 6"2' - 6"SILL HT.6' - 4 1/2"13:123:123:123:123:1238.00'37.82'37.87'37.99'32.77' T.R.HT.CERT REQ'D.HT.CERT REQ'D.HT.CERT REQ'D.HT.CERT REQ'D.HT.CERT REQ'D.23.17'3A-5.02A-5.11A-5.1FIRST LEVEL F.F.9.13'FIRST LEVEL F.F.9.13'SECOND LEVEL F.F.18.69'SECOND LEVEL F.F.18.69'ROOF PLATE35.81'ROOF PLATE35.81'SECOND LEVEL FLOOR PLATE17.48'SECOND LEVEL FLOOR PLATE17.48'3A-5.1MAX. HT.38.00'MAX. HT.38.00'MAX. FLAT33.00'MAX. FLAT33.00'NAVD 889.00'FIRST LEVEL T.O.S.9.00'FIRST LEVEL T.O.S.9.00'SECOND LEVEL T.O.S.18.56'SECOND LEVEL T.O.S.18.56'THIRD LEVEL F.F.28.98'THIRD LEVEL F.F.28.98'THIRD LEVEL FLOOR PLATE27.77'THIRD LEVEL FLOOR PLATE27.77'THIRD LEVEL T.O.S.28.85'THIRD LEVEL T.O.S.28.85'GARAGE (T.O.C.)7.00'GARAGE (T.O.C.)7.00'1112121136473101723:123:1237.99'42" MIN. ABV F.F.3' - 3"42" MIN. ABV F.F.3' - 4"32.23'37.87'38.00'2A-5.0DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:MATERIAL SPECIFICATIONSAKEYNOTESCGENERAL NOTESBBRANDONARCHITECTS05/22/22EXTERIORELEVATIONSKARAHALIOS RESIDENCEGEORGE KARAHALIOS607 BAY FRONT NNEWPORT BEACH, CA 92662CDP607 N BAYFRONTNEWPORT BEACH, CA 92662A-4.1TBDJEFF VAN VOORHIS, AIA1STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. MAT. SCHEDULE A-4.02<varies>3STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 & DTL. 2/A-3.04EXTERIOR GLASS GUARDRAIL - TEMPERED & LAMINATED - MIN. 42" HIGH - <4" MAX. SPHERE OPENING, REF. DTL. 16/AD-15METAL PANEL - REF. MAT. SCHEDULE A-4.06GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - SHALL BE PROVIDED WITH THEMEANS TO PREVENT THEACCUMULATION OF LEAVES AND DEBRIS IN THE GUTTER PER CRC R337.5.4. - PROVIDE SHOP DWGS. TO ARCH.7STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOTCANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R 303.7) REF. DTL. 3/AD-11/4" = 1'-0"1SOUTH ELEVATION1/4" = 1'-0"2WEST ELEVATIONNO. REVISION DATEPA2022-125 FIRST LEVEL F.F.9.13'FIRST LEVEL F.F.9.13'ROOF PLATE35.81'ROOF PLATE35.81'3A-5.1MAX. HT.38.00'MAX. HT.38.00'MAX. FLAT33.00'MAX. FLAT33.00'NAVD 889.00'NAVD 889.00'FIRST LEVEL T.O.S.9.00'FIRST LEVEL T.O.S.9.00'THIRD LEVEL F.F.28.98'THIRD LEVEL F.F.28.98'THIRD LEVEL FLOOR PLATE27.77'THIRD LEVEL FLOOR PLATE27.77'THIRD LEVEL T.O.S.28.85'THIRD LEVEL T.O.S.28.85'MASTER LEVEL F.F.19.83'MASTER LEVEL F.F.19.83'MASTER LEVEL PLATE18.63'MASTER LEVEL PLATE18.63'MASTER LEVEL T.O.S.19.71'MASTER LEVEL T.O.S.19.71'6' - 10"2A-5.018416KITCHENPANTRYM. BATHBED #2?DINNINGCLR.9' - 5 3/8"CLR.9' - 0"3:123:122% MIN.2% MIN.3:12EXTERIOR WALL:2 x 4 CONST.:R-13 MIN.2 x 6 CONST. OR LARGER:R-20 MIN.RAISED FLOOR:R-30 MIN.ROOF:R-30NOTES:1. REF. T-24 REPORT FOR MORE INFORMATION2. PROVIDE BID FOR INSULATION OF ENTIRE HOME*TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY**ALWAYS CHECK THIS INSULATION SCHEDULE FOR CONFORMANCE WITH THE TITLE 24 REPORT**FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED.FIRE BLOCKSFIREBLOCKING 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 CONSTRUCTIONFIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED.WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPSDRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.FLOOR-CEILING ASSEMBLIESDRAFT 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.ATTICSDRAFT 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 CONSTRUCTIONDRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS.ROOM TAGROOM NAME1A-5.011?11ELEVATION / SECTION INDICATORAD-1.01CALL-OUT TAG10.00'SPOT ELEVATIONKEYNOTE TAGREVISION TAGDOOR TAGWINDOW WALL TAGWINDOW TAGFIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.01-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.01-HR RATED EXT CONDITION-REF. DTLS. 7/AD-1.0CONCRETE WALL/PODIUM DECK -PER STRUCT. REF. STRUCT DWGS. –FOR SLAB ON GRADE PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/. CAPILLARY BREAK INSULATED BUILDING ENVELOPE -2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO –INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTSFIRST LEVEL F.F.9.13'FIRST LEVEL F.F.9.13'SECOND LEVEL F.F.18.69'ROOF PLATE35.81'ROOF PLATE35.81'SECOND LEVEL FLOOR PLATE17.48'1A-5.0MAX. HT.38.00'MAX. HT.38.00'MAX. FLAT33.00'MAX. FLAT33.00'NAVD 889.00'FIRST LEVEL T.O.S.9.00'FIRST LEVEL T.O.S.9.00'SECOND LEVEL T.O.S.18.56'THIRD LEVEL F.F.28.98'THIRD LEVEL FLOOR PLATE27.77'THIRD LEVEL T.O.S.28.85'GARAGE (T.O.C.)7.00'GARAGE (T.O.C.)7.00'MASTER LEVEL F.F.19.83'MASTER LEVEL PLATE18.63'MASTER LEVEL T.O.S.19.71'ROOF DECK PLATE28.39'ROOF DECK T.O.S.29.27'3A-5.02A-5.171312531015221623R @0' -7 23/32"16R @0' -7 21/32"15M. BEDROOMLNDRY.PWDR.2-CAR GARAGESTAIRSDINNINGGREAT ROOM121A-5.16' - 6 3/8"10 5/8"8' - 8 1/8"1' - 1"9' - 7 1/2"9' - 6 3/4"10' - 8 1/2"10' - 3 1/2"9' - 6 3/4"6' - 11 1/2"1' - 1"9' - 2 1/2"1' - 1"8' - 5 3/4"ABV. F.F.42" MIN.36" TYP.34" - 38"36" TYP.34" - 38"ABV. F.F.42" MIN.ABV. F.F.42" MIN.ABV. F.F.42" MIN.CLR.9' - 5 3/8"CLR.8' - 0"CLR.8' - 6"CLR.7' - 10 5/8"CLR.8' - 6"9' - 0 1/8"3:123:123:123:123:123:122% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.2% MIN.SLOPE PER CIVILFIRST LEVEL F.F.9.13'FIRST LEVEL F.F.9.13'3A-5.1MAX. HT.38.00'MAX. HT.38.00'MAX. FLAT33.00'MAX. FLAT33.00'NAVD 889.00'FIRST LEVEL T.O.S.9.00'FIRST LEVEL T.O.S.9.00'GARAGE (T.O.C.)7.00'GARAGE (T.O.C.)7.00'MASTER LEVEL F.F.19.83'MASTER LEVEL F.F.19.83'MASTER LEVEL PLATE18.63'MASTER LEVEL PLATE18.63'MASTER LEVEL T.O.S.19.71'MASTER LEVEL T.O.S.19.71'ROOF DECK PLATE28.39'ROOF DECK PLATE28.39'ROOF DECK T.O.S.29.27'ROOF DECK T.O.S.29.27'2A-5.04M. BEDROOM9GREAT ROOM6ABV. F.F.42" MIN.CLR.9' - 0"CLR.9' - 5 3/8"CLR.8' - 0"CLR.8' - 6 5/8"2% MIN.2% MIN.DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:FIRE-BLOCKING & DRAFT STOP NOTESAINSULATION SCHEDULEBANNOTATION LEGENDCKEYNOTESDBRANDONARCHITECTS05/22/22BUILDING SECTIONSKARAHALIOS RESIDENCEGEORGE KARAHALIOS607 BAY FRONT NNEWPORT BEACH, CA 92662CDP607 N BAYFRONTNEWPORT BEACH, CA 92662A-5.0TBDJEFF VAN VOORHIS, AIA1/4" = 1'-0"1TRANSVERSE SECTION1/4" = 1'-0"2LONGITUDINAL SECTION1/4" = 1'-0"3TRANSVERSE SECTIONNO. REVISION DATEPA2022-125 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 BLOCKSFIREBLOCKING 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 CONSTRUCTIONFIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED.WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPSDRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.FLOOR-CEILING ASSEMBLIESDRAFT 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.ATTICSDRAFT 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 CONSTRUCTIONDRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS.EXTERIOR WALL:2 x 4 CONST.:R-13 MIN.2 x 6 CONST. OR LARGER:R-20 MIN.RAISED FLOOR:R-30 MIN.ROOF:R-30NOTES:1. REF. T-24 REPORT FOR MORE INFORMATION2. PROVIDE BID FOR INSULATION OF ENTIRE HOME*TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY**ALWAYS CHECK THIS INSULATION SCHEDULE FOR CONFORMANCE WITH THE TITLE 24 REPORT**ROOM TAGROOM NAME1A-5.011?11ELEVATION / SECTION INDICATORAD-1.01CALL-OUT TAG10.00'SPOT ELEVATIONKEYNOTE TAGREVISION TAGDOOR TAGWINDOW WALL TAGWINDOW TAGFIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.01-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.01-HR RATED EXT CONDITION-REF. DTLS. 7/AD-1.0CONCRETE WALL/PODIUM DECK -PER STRUCT. REF. STRUCT DWGS. –FOR SLAB ON GRADE PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/. CAPILLARY BREAK INSULATED BUILDING ENVELOPE -2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO –INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTSFIRST LEVEL F.F.9.13'FIRST LEVEL F.F.9.13'SECOND LEVEL F.F.18.69'SECOND LEVEL F.F.18.69'ROOF PLATE35.81'ROOF PLATE35.81'SECOND LEVEL FLOOR PLATE17.48'SECOND LEVEL FLOOR PLATE17.48'3A-5.1MAX. HT.38.00'MAX. HT.38.00'MAX. FLAT33.00'MAX. FLAT33.00'NAVD 889.00'FIRST LEVEL T.O.S.9.00'FIRST LEVEL T.O.S.9.00'SECOND LEVEL T.O.S.18.56'SECOND LEVEL T.O.S.18.56'THIRD LEVEL F.F.28.98'THIRD LEVEL F.F.28.98'THIRD LEVEL FLOOR PLATE27.77'THIRD LEVEL FLOOR PLATE27.77'THIRD LEVEL T.O.S.28.85'THIRD LEVEL T.O.S.28.85'2A-5.0R @0' -7 23/32"1636" TYP.32" - 38"3' - 7 5/8"CLR.9' - 0"CLR.8' - 3 7/8"CLR.9' - 0 1/8"CLR.7' - 10 5/8"1475621R @0' -7 21/32"153:123:123:12FIRST LEVEL F.F.9.13'FIRST LEVEL F.F.9.13'SECOND LEVEL F.F.18.69'SECOND LEVEL F.F.18.69'ROOF PLATE35.81'ROOF PLATE35.81'SECOND LEVEL FLOOR PLATE17.48'SECOND LEVEL FLOOR PLATE17.48'3A-5.1MAX. HT.38.00'MAX. HT.38.00'MAX. FLAT33.00'MAX. FLAT33.00'NAVD 889.00'FIRST LEVEL T.O.S.9.00'FIRST LEVEL T.O.S.9.00'SECOND LEVEL T.O.S.18.56'SECOND LEVEL T.O.S.18.56'THIRD LEVEL F.F.28.98'THIRD LEVEL F.F.28.98'THIRD LEVEL FLOOR PLATE27.77'THIRD LEVEL FLOOR PLATE27.77'THIRD LEVEL T.O.S.28.85'THIRD LEVEL T.O.S.28.85'GARAGE (T.O.C.)7.00'GARAGE (T.O.C.)7.00'2A-5.011210J. ADUPWDR.2-CAR GARAGEMECH.3:123:123:12ABV. .F.F42" MIN.9' - 0 1/8"8' - 3 1/8"ABV. F.F.42" MIN.3' - 6"FIRST LEVEL F.F.9.13'SECOND LEVEL F.F.18.69'ROOF PLATE35.81'ROOF PLATE35.81'SECOND LEVEL FLOOR PLATE17.48'1A-5.0MAX. HT.38.00'MAX. HT.38.00'MAX. FLAT33.00'MAX. FLAT33.00'NAVD 889.00'NAVD 889.00'FIRST LEVEL T.O.S.9.00'SECOND LEVEL T.O.S.18.56'THIRD LEVEL F.F.28.98'THIRD LEVEL FLOOR PLATE27.77'THIRD LEVEL T.O.S.28.85'GARAGE (T.O.C.)7.00'MASTER LEVEL F.F.19.83'MASTER LEVEL PLATE18.63'MASTER LEVEL T.O.S.19.71'ROOF DECK PLATE28.39'ROOF DECK T.O.S.29.27'6' - 10"9' - 0 1/8"6' - 10"8' - 0"9' - 0 3/4"9 1/2"8' - 6"29' - 0"3A-5.02A-5.11A-5.174111231514KITCHENCC.M. BEDROOM16M. W.I.C.BED #2J. ADUBATH #32-CAR GARAGE9FOYERGREAT ROOMELEVATOR12MECH.6' - 11 1/2"DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:FIRE-BLOCKING & DRAFT STOP NOTESAINSULATION SCHEDULEBANNOTATION LEGENDCKEYNOTESDBRANDONARCHITECTS05/22/22BUILDING SECTIONSKARAHALIOS RESIDENCEGEORGE KARAHALIOS607 BAY FRONT NNEWPORT BEACH, CA 92662CDP607 N BAYFRONTNEWPORT BEACH, CA 92662A-5.1TBDJEFF VAN VOORHIS, AIANO. REVISION DATE1/4" = 1'-0"1TRANSVERSE SECTION1/4" = 1'-0"2TRANSVERSE SECTION1/4" = 1'-0"3LONGITUDINAL SECTIONPA2022-125