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HomeMy WebLinkAbout15 - Approving a Request to Waive City Council Policy L-2, Driveway Approaches, and a Coastal Development Permit for a Duplex at 3601 Lake AvenueQ �EwPpRT CITY OF s NEWPORT BEACH `q44:09 City Council Staff Report February 11, 2025 Agenda Item No. 15 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Seimone Jurjis, Assistant City Manager/Community Development Director - 949-644-3232, sjurjis@newportbeachca.gov PREPARED BY: Jerry Arregui, Assistant Planner - 949-644-3249, jarregui@newportbeachca.gov TITLE: Resolution No. 2025-9: Approving a Request to Waive City Council Policy L-2, Driveway Approaches, and a Coastal Development Permit for a Duplex at 3601 Lake Avenue ABSTRACT: For the City Council's consideration is a request for a waiver of City Council Policy L-2, Driveway Approaches, in conjunction with the construction of a new duplex. Policy L-2 generally requires vehicular access for new residential developments adjoining an alley to be taken from the alley. However, due to an above -ground utility in the alley that cannot be relocated, the proposed duplex provides vehicular access to Unit A via 36th Street through an existing street curb opening. The applicant, Brandon Architects, also requests a Coastal Development Permit (CDP) to allow the demolition of a single -unit dwelling and the construction of a new 4, 218-square-foot duplex, which includes 999 square feet of garage space with a two -car garage for each unit. RECOMMENDATIONS: a) Conduct a public hearing; b) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment; and c) Adopt Resolution No. 2025-9, A Resolution of the City Council of the City of Newport Beach, California, Waiving City Council Policy L-2 (Driveway Approaches) and Approving a Coastal Development Permit to Demolish an Existing Single -Unit Dwelling and Construct a New Duplex Located at 3601 Lake Avenue (PA2024-0105). DISCUSSION: The 3,599-square-foot subject property is located on the Balboa Peninsula, at the corner of 36th Street and Lake Avenue (Property). 36th Street is a one-way street. It has red curb along the northern side prohibiting on -street parking while on -street parking is allowed intermittently on the southern side. 15-1 Approving a Request to Waive City Council Policy L-2, Driveway Approaches, and a Coastal Development Permit for a Duplex at 3601 Lake Avenue February 11, 2025 Page 2 The Property is located on the red -curb side of 36t" Street. The Property is square shaped and abuts a 10-foot-wide alley. The Property is developed with a two-story, single -unit dwelling, with an attached two -car garage. The existing garage takes vehicular access from 36t" Street, as shown below in Figure 1, due to an above ground utility (power pole) in the alley that restricts vehicular access. Figure 1: Existing Development The applicant requests a CDP to demolish the existing single -unit dwelling and construct a new, three-story, 4,218-square-foot duplex with 999 square feet of garage space. The duplex is designed so Unit A will take vehicular access from 36t" Street, through the existing street curb opening, and Unit B will take vehicular access from the alley. The applicant requests a waiver of City Council Policy L-2 to retain the vehicular access from 36t" Street through the existing curb opening (Project) Citv Council Policv L-2 Waiver City Council Policy L-2 (Attachment B) is intended to minimize both the number and width of driveway openings, to preserve on -street parking, and to reduce the points of traffic conflict. The policy requires residential properties that abut an alley to take vehicular access from the alley. City Council Policy L-2 has an exception to maintain access from the street, subject to one of the following conditions: • A new curb opening from the street shall be permitted where existing utility conditions, that cannot be removed/relocated, prevent alley access and one additional covered non -tandem off-street parking space beyond code required amount is being provided; or 15-2 Approving a Request to Waive City Council Policy L-2, Driveway Approaches, and a Coastal Development Permit for a Duplex at 3601 Lake Avenue February 11, 2025 Page 3 • An existing curb opening can be maintained or relocated when one additional covered non -tandem off-street parking space beyond code -required amount is provided, and no loss of on -street parking is proposed. The Project will redevelop the Property from a single -unit dwelling to a duplex. The increase in the number of dwelling units requires the applicant to provide additional off-street parking beyond what is currently provided. The Project includes two, two -car, garages to satisfy code requirements. While the Project does not provide the additional space as prescribed in the exception to Council Policy L-2, the Applicant is complying with the policy to the greatest extent feasible. The Project is designed so that new vehicular access is taken from the alley, consistent with the policy. However, to provide the additional parking space required by the exception to the policy would likely require an additional curb opening or an even larger curb opening than what is currently existing and would be directly inconsistent with Council Policy L-2. While removing the power pole would unencumber vehicular access to the Property and allow for a design compliant with Council Policy L-2, removal of the power pole is infeasible. As detailed in the Applicant's Request (Attachment C), removal of the power pole would require work beyond simply undergrounding the immediate power pole. The Applicant would need to also underground a second power pole and utility vaults, which would require approximately 500 feet of extensive trenching with subsequent dewatering of the alley during such work. It would also require the Applicant to underground utilities for four nearby homes and install new electrical panels on each home. This additional scope would cause an extreme financial burden to the Applicant and presents logistical issues. Therefore, the applicant requests a waiver of Council Policy L-2. As proposed, the Project does not result in a loss of existing on -street parking spaces, because the existing two -car garage is currently accessed from 3611 Street and the two -car garage for Unit A will remain in the same location. The Project does not allow the creation of new on -street parking spaces, as a red curb, shown below in Figure 2, exists on the entire northern side of 36th Street and parking is not allowed. Subject Property N Tr i .i •/�' �'! rosy -. � Power Pole w 010 Red Curb along 3611 Street M14 Existing Curb Opening Figure 2: Oblique Arial Image of Property, 2022 15-3 Approving a Request to Waive City Council Policy L-2, Driveway Approaches, and a Coastal Development Permit for a Duplex at 3601 Lake Avenue February 11, 2025 Page 4 There are other properties within the vicinity of the Project developed with the similar condition of vehicular access taken from the adjoining street rather than the alley. These properties will be required to comply with Council Policy L-2 when redeveloped, furthering the intent of Council Policy L-2 within the area. It is notable that no other properties appear to have the same power pole constraint as the project Property. Coastal Development Permit The Property is located within the Coastal Zone and requires a CDP. Pursuant to Section 21.52.15(F) of the Newport Beach Municipal Code (NBMC), the review authority may approve or conditionally approve a CDP, only after first finding that the proposed development: Conforms to all applicable sections of the certified Local Coastal Program (e.g. development standards, no impacts to public views, natural resources, etc.); and 2. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. The Property is categorized as Two Unit Residential (RT) by the Land Use Element of the General Plan and as Two Unit Residential — 30.0-39.9 DU/AC (RT-E) by the Coastal Land Use Plan (CLUP). The Property is located within the Two -Unit Residential (R-2) Zoning District and Coastal Zoning District. Duplexes are a permitted use under these land use designations. The Project complies with all applicable development standards of the R-2 Zoning and Coastal Zoning Districts as illustrated in Table 1 below. Table 1: Development Standards Development Feature Required Proposed Setbacks (min.) Front (Lake Ave) 3' 3' Front (36th Street) 5' 5' Right Side (North) 4' 4' Rear (Alley) 5' 5' Height (max.) Flat 24' 24' Sloped 29' 28'-8"' Open Space (min.) 398 sq. ft. 430 sq. ft. 3rd Floor Area (max.) 398 sq. ft. 388 sq. ft. Floor Area Limit (max.) 5,308 sq. ft. 5,217 sq. ft. Parkin min. 4 spaces (2 per unit) 4 spaces 2 per unit A full set of plans is available as Attachment D. 15-4 Approving a Request to Waive City Council Policy L-2, Driveway Approaches, and a Coastal Development Permit for a Duplex at 3601 Lake Avenue February 11, 2025 Page 5 Section 21.40.070(B) of the NBMC requires that new developments on lots with alley access be designed to take on -site parking access from the abutting alley. Exceptions are allowed if the alley is too narrow to provide sufficient maneuvering space or if accessing the site from an abutting street does not eliminate existing on -street parking or prevent the creation of new on -street parking by closing existing curb openings. The Project provides vehicular access from the alley to the maximum extent feasible, as the power pole in the alley obstructs vehicular access to both garages. The Project does not result in a loss of existing on -street parking, as the existing garage is currently accessed from 36t" Street through a curb opening and the proposed garage for Unit A will use the same curb opening. Furthermore, no new on -street parking will be created, due to the red curb prohibiting parking along the entire north side of 36t" Street. The Property is not located between the nearest public road and the sea or shoreline, nor does it interfere with any existing access to the coast; therefore, it is not necessary to evaluate consistency with the public access and public recreation policies of Chapter 3 of the Coastal Act. While the Zoning Administrator is the review authority for CDPs, Table 21.50-1 (Role of Review Authority) of the NBMC, Footnote 6 requires that applications with multiple discretionary applications be approved by the highest review authority. Since the Applicant also requests a waiver of Council Policy L-2, which can only be approved by the City Council, both the CDP and waiver must be approved by the City Council. FISCAL IMPACT: There is no fiscal impact related to this item. ENVIRONMENTAL REVIEW: Staff recommends the City Council find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single -unit dwellings and additions of up to 10,000 square feet to existing structures. The Project demolishes an existing single -unit dwelling and constructs a new duplex within a developed neighborhood. Therefore, the Class 3 exemption is applicable. There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use of this exemption. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. 15-5 Approving a Request to Waive City Council Policy L-2, Driveway Approaches, and a Coastal Development Permit for a Duplex at 3601 Lake Avenue February 11, 2025 Page 6 NOTICING: Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights -of -way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. ATTACHMENTS: Attachment A — Resolution No. 2025-9 and Findings Attachment B — City Council Policy L-2 Attachment C — Applicant's Request Attachment D — Project Plans 15-6 Attachment A Resolution No. 2025-9 and Findings 15- 7 RESOLUTION NO. 2025- 9 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA, WAIVING CITY COUNCIL POLICY L-2 (DRIVEWAY APPROACHES) AND APPROVING A COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE -UNIT DWELLING AND CONSTRUCT A NEW DUPLEX LOCATED AT 3601 LAKE AVENUE (PA2024-0105) WHEREAS, Section 200 of the City of Newport Beach ("City") Charter vests the City Council with the authority to make and enforce all laws, rules, and regulations with respect to municipal affairs subject only to the restrictions and limitations contained in the Charter and the State Constitution, and the power to exercise, or act pursuant to any and all rights, powers and privileges, or procedures granted or prescribed by any law of the State of California; WHEREAS, the City is governed, in part, by its Charter, the Newport Beach Municipal Code ("NBMC"), and adopted City Council Policies; WHEREAS, Council Policy L-2 (Driveway Approaches) ("Council Policy L-2"), which sets requirements for driveways serving residential zones, prohibits the retention of curb openings for new developments on residential lots which abut an alley with limited exceptions; WHEREAS, Council Policy L-2 makes an exception for corner lots to retain or relocate existing curb openings when one additional covered, non -tandem, off-street parking space beyond the requirements of Title 20 (Planning and Zoning) of the NBMC is provided onsite ("Additional Parking Space") and no loss of on -street parking is proposed; WHEREAS, an application was filed by Brandon Architects representing the property owner ("Applicant"), with respect to the property located at 3601 Lake Avenue, and legally described as the southeasterly 60 feet of Lots 11 and 12, Block 136, of River Section Tract ("Property") for a coastal development permit ("CDP") to demolish an existing two-story, 2,904-square-foot single -unit dwelling and construct a new three-story, 4,218-square-foot duplex and 999-square-foot garage space with an attached two -car garage for each unit, for a total of four onsite parking spaces ("Project"); WHEREAS, the Property is a corner lot bounded by Lake Avenue, 36th Street, a ten foot alley, and residential properties comprising the 3600 block of Lake Avenue; 15-8 Resolution No. 2025- Page 2 of 4 WHEREAS, the existing single -unit residence takes vehicular access from 36th Street as there is a utility pole in the alley that restricts vehicular access to the Property; WHEREAS, the Applicant requests vehicular access to the garage -serving Unit B from the alley behind the Property and vehicular access to the garage -serving Unit A from 36th Street, through the existing curb opening; WHEREAS, while the Project does not create a loss of on -street parking, its design does not include the Additional Parking Space required by Policy L-2; therefore, a waiver of Council Policy L-2 is necessary; WHEREAS, the Property is designated as Two Unit Residential (RT) by the City of Newport Beach General Plan ("General Plan") Land Use Element and is located within the Two -Unit Residential (R-2) Zoning District; WHEREAS, the Property is located within the Two -Unit Residential (R-2) Coastal Zoning District and the City of Newport beach Local Coastal Program Coastal Land Use Plan ("CLUP") category is Two Unit Residential - 30.0 -- 39.9 DU/AC (RT-E); WHEREAS, while the Zoning Administrator is the review authority for a CDP, Table 21.50-1 (Role of Review Authority) of the NBMC, Footnote 6 requires that applications with multiple discretionary components be decided by the highest review authority. WHEREAS, the Applicant additionally requests a waiver of Council Policy L-2, which can only be approved by the City Council; therefore, both the CDP and waiver of Council Policy L-2 must be decided by the City Council; WHEREAS, the City Council desires to waive City Council Policy L-2 to the extent that it requires an Additional Parking Space for this Project; and WHEREAS, a public hearing was held on February 11, 2025, in the Council Chambers at 100 Civic Center Drive, Newport Beach, California. A notice of the time, place, and purpose of the hearing was given in accordance with the California Government Code Section 54950 et seq. ("Ralph M. Brown Act") and 21.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to and considered by, the City Council at this hearing. 15-9 Resolution No. 2025- Page 3 of 4 NOW, THEREFORE, the City Council of the City of Newport Beach resolves as follows: Section 9: The City Council does hereby waive City Council Policy L.-2 and does hereby exempt the Project as depicted in the preliminary plans, which is supported by the facts and findings in Exhibit "A," attached hereto and incorporated herein by reference. Section 2: The City Council does hereby approve Coastal Development Permit No. PA2024-0105 in accordance with Section 21.52.015(F) (Coastal Development Permit - Findings and Decision) of the NBMC, subject to the conditions set forth in Exhibit "B," attached hereto and incorporated herein by reference. Section 3: The City Council does hereby find that the Project is not subject to the California Environmental Quality Act ("CEQA") pursuant to Section 15303 (Class 3 - New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. Section 4: The recitals provided in this resolution are true and correct and are incorporated into the operative part of this resolution. Section 5: if any section, subsection, sentence, clause or phrase of this resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this resolution. The City Council hereby declares that it would have passed this resolution, and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections; sentences, clauses or phrases be declared invalid or unconstitutional. 15-10 Resolution No. 2025- Page 4 of 4 Section 6: This resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the vote adopting the resolution. ADOPTED this 11th day of February, 2025. Joe Stapleton Mayor ATTEST: Leilani I. Brown City Clerk APPROVED AS TO FORM: CITY ATTORNEY'S OFFICE 4 01- C. Aron C. Harp City Attorney Attachment(s): Exhibit A — Findings and Facts in Support of Findings Exhibit B — Conditions of Approval 15-11 EXHIBIT "A" FINDINGS AND !FACTS IN SUPPORT OF FINDINGS Coastal Development Permit A coastal development permit is required to authorize the demolition of an existing two- story single -unit dwelling and the construction of a new, three-story duplex. In accordance with Section 21.52.015(F) (Coastal Development Permit - Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A. The Project conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The Project complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, -and parking. a. The maximum floor area limitation is 5,308 square feet and the proposed floor area is 5,217 square feet. b. The Project complies with the required setbacks, which are five feet along 36th Street, three feet along Lake Avenue, four feet along the interior side property line, and five feet along the rear alley. G. The highest guardrail is below 24 feet from established grade and the highest ridge is 29 feet from the established grade. The Project therefore complies with all height requirements. d. The Project provides a total of four garage spaces, which complies with the minimum parking requirements for a two -unit residence. e. The Project proposes a minimum top of slab elevation of 9.13 feet based on the North American Vertical Datum of 1988 ("NAVD 88") which complies with the minimum 9.0-foot NAVD 88 top of slab elevation requirement. 2. The neighborhood is predominantly developed with two- and three-story single - and two -unit residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 15-12 3. The Property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code ("CBC") and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and the CBC prior to building permit issuance. 4. The Property is not directly abutting the shoreline or harbor; therefore, a Coastal Hazards Report was not required for this Project. The Property is not protected by a bulkhead. 5. The Project is designed to have vehicular access from the alley for Unit B and from 36th Street for Unit A. The existing single -unit dwelling provides vehicular access to a two -car garage from 36th Street. Section 21.40.070(B) (Development Standards for Parking Areas) of the NBMC requires the design of development on lots or parcels with alley access provide vehicular access to onsite parking from the alley. Section 21.40.070(B) of the NBMC authorizes the reviewing authority to grant an exception on lots where the width of the abutting alley is not sufficient to provide maneuvering space or where access from an abutting street would not result in the loss of existing on -street parking spaces or prevent the creation of new on -street parking spaces through the closure of an existing curb opening. The Project provides vehicular access from the alley to the maximum amount feasible, as an existing power pole in the alley cannot be relocated and therefore obstructs vehicular access from being provided to both garages. The Project does not result in a loss of existing on -street parking spaces, as the existing two -car garage is currently accessed from 36th Street and the two -car garage to serve Unit A is proposed in the same location. The Project does also not prevent the creation of new on -street parking spaces, as a red curb prohibiting parking exists on the entire north-west frontage of 36th Street. 6. The Property is not located adjacent to a coastal view road as identified in the CLUP. The Property is located approximately 500 feet from Newport Island Park, which is identified as the nearest Public Viewpoint by the CLUP. The Project is not visible from that location due to the intervening structures Additionally, the Project may be located within the viewshed of other distant public viewing areas. The Project will replace an existing single -unit dwelling with a new two -unit dwelling that complies with all applicable Local Coastal Program ("LCP") development standards and maintains a building envelope consistent with the existing neighborhood pattern of development and expected future development. Therefore, the Project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. 15-13 Finding: B. The Project conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The Property is not located between the nearest public road and the sea or shoreline. As such, it is not necessary to evaluate consistency with the public access and public recreation policies of Chapter 3 of the Coastal Act. However, the Project does not interfere with any existing nearby access to the coast. Lateral access is available in proximity to the Property along Seashore Drive. The Project does not include any features that would obstruct access along Seashore Drive. City Council Policy L-2 (Driveway Approaches) The City Council has the discretion to administer and waive policies in the Council Policy Manual. In this case, the Applicant has requested a waiver of Council Policy L-2 (Driveway Approaches) to maintain an existing curb cut for a property abutting an alley without providing an additional covered off-street parking space. The following finding and facts in support are set forth: Finding: C. Council Policy L-2 prohibits new street curb openings on new residential developments that abut an alley, and further require all vehicular access from the alley except where either: 1) existing utility conditions cannot be removed or relocated and thus prevent alley access and one additional covered non -tandem off-street parking space beyond code required is being provided, or 2) an existing curb opening is maintained or relocated when one additional covered non -tandem off-street parking space beyond that required by the NBMC is being provided and the project would not result in a loss of on -street parking. Facts in Support of Finding: The Project does not provide an additional parking space beyond the code required four spaces (two per unit), as required by the exceptions provided in Council Policy L-2. Alley access is constrained due to the presence of existing above -ground utilities located immediately adjacent to the Property that cannot be relocated. The current development is a single -unit residence with a driveway approach and garage accessed from 36th Street. The Project will redevelop the Property with one additional unit requiring additional off-street parking. While the Project does not qualify for the above -listed exceptions, the Applicant is complying 15-14 to the greatest extent feasible by including a new two -car garage accessed from the alley for Unit B. The existing curb cut on 36th Street would be maintained without modification for access to a new two -car garage for Unit A. Providing the additional space would likely require an additional or larger curb cut than what is currently existing and would be directly inconsistent with Council Policy L-2. 2. Fact 5 in Support of Finding A in the preceding "Coastal Development Permit" section is hereby incorporated by reference. 3. As proposed, the Project does not result in a loss of existing on -street parking spaces as the existing two -car garage is currently accessed from 36th Street and a new two -car garage is proposed in the same location. The Project does not prevent the creation of new on -street parking spaces as a red curb exists on the entire north side of 36th Street where parking is not allowed. 4. Multiple properties in the vicinity with alleys are developed with structures that maintain vehicular access from the abutting street instead of the alley. They will be required to comply with Council Policy when re -developed with a new structure; however, it is notable that none of them appear to have the same constraint with above -ground utilities. 15-15 EXHIBIT "B" CONDITIONS OF APPROVAL Planning Division The Project shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans require subsequent review by the Planning Division. Significant changes may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. The Project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 4. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 5. This Coastal Development Permit may be modified or revoked by the City Council if determined that the proposed uses or conditions under which it is being operated or maintained are detrimental to the public health or welfare or are materially injurious to property or improvements in the vicinity or if the Property is operated or maintained so as to constitute a public nuisance. 6. Prior to the issuance of a building permit, a copy of the Resolution, including the conditions of approval set forth in Exhibit "B" shall be incorporated into the Building Division and field sets of plans. 7. This approval shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. S. If the Project proposes to sell individual units in the future, the Applicant shall apply for a Tentative Parcel Map for Condominium Purposes and Coastal Development Permit with the Planning Division and shall process the Final Map with the Public Works Department. 9. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 15-16 10. Best Management Practices ("BMPs") and Good Housekeeping Practices ("GHPs") shall be implemented before and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 11. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 12. Debris from demolition shall be removed from work areas each day and removed from the Property within 24 hours of the completion of the Project. Stock -piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 13. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 14. Prior to the issuance of a building permit, the Applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 15. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 16. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). 1n compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. ' The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the 15-17 nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, 2 or 1 short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 17. Construction activities shall comply with Section 10.28.040 (Construction Activity — Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday. Noise -generating construction activities are not allowed on Saturdays, Sundays, or Holidays. 18. All noise generated by the proposed use shall comply with Chapter 10.26 (Community Noise Control) and other applicable noise control requirements of the NBMC. 19. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 20. Should the Property be sold or otherwise -come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 21. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoeverwhich may arise from or in any manner relate (directly or indirectly) to City's approval of the Project including, but not limited to the Coastal Development Permit filed as PA2024- 0105. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition 15-18 Building Division 22. The Applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City -adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 23. The Applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on -site stockpiles of debris, dirt, or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off -road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off -Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off -site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. �Iacement Sandbag construction sites for erosion control. Fill • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 15-19 Public Works Department 24. Walls, fences, and landscaping along 36th Street and portions of Lake Avenue frontages shall comply with the City sight distance standard 105 and Section 21.30.130 (Traffic Safety Visibility Area) of the NBMC. 25. Each unit shall be served by separate water and sewer services. 26. The existing driveway approach on 36th Steet shall be constructed per City standard. 27. All curb, gutter, and sidewalk along 36th Street and Lake Avenue frontages shall be reconstructed per City standard. 28. All damaged alley panels along the Property shall be reconstructed per City standard. 15-20 Attachment B City Council Policy L-2 15-21 L-2 DRIVEWAY APPROACHES General A. An encroachment permit shall be required prior to any driveway construction within the street right-of-way. All construction shall conform with the Standard Plans and Specifications of the City of Newport Beach, which may be amended from time -to -time. Brick, textured concrete or flat stone surfacing may be used subject to Public Works Department approval. Such brick, textured concrete or flat stone surfacing may not be used on Bayside Drive. B. The number and width of driveway openings shall be kept to a minimum allowed by City standards so as to preserve on -street parking and to reduce the points of traffic conflict. C. The term "Curb Opening" shall mean the total width of the approach including the slope distances on the curb. The term "Approach Bottom" shall mean the total width of the approach less the slope distances on the curbs. D. Curb openings shall not be constructed closer than five (5) feet to the beginning of the curvature of a curb return, crosswalk, fire hydrant, traffic signal/street light, utility pole/ anchor/ pedestal or trees, unless approved by the Public Works Department. E. The entire curb opening shall be within the prolongation of the property lines except when cross easements provide for a common driveway along the mutual property line. F. No permit shall be issued for driveways on Clubhouse Drive, Glen Drive, Balboa Island or on the ocean side of Ocean Boulevard without City Council approval. No curb openings shall be permitted on Ocean Boulevard when access is available from an existing alley, street or improved private roadway. G. No permit shall be issued if the driveway encroaches on a crosswalk area. H. No permit shall be issued if the driveway construction requires the relocation of any public facility such as fire hydrants utility pole/ anchor/ pedestal, street tree, vault, vent pipes, or street lights without prior written approved of the Public Works Department and a deposit has been made to cover the cost of relocation. The property owner shall pay all costs for the relocation of any public facilities. J. No permit shall be issued unless the applicant agrees to remove any existing driveway opening that is or will be abandoned, and reconstruct curb, gutter and sidewalk (if applicable) to City Standards at no cost to the City. 1 15-22 L-2 K. Where practical, difficulties or hardships may result from the strict application of this policy, minor dimensional variances may be granted with prior written approval of the Public Works Director. L. Nothing herein shall be construed as preventing any person from appealing to the City Council for relief from the applications of this policy. M. No building permit shall be issued on a parcel whose access requires City Council review for an encroachment permit on public property, until said encroachment permit has been issued. Residential Zones and Residential Uses - Special Requirements A. The width of the driveway approach bottom shall not exceed twenty (20) feet except when the driveway is to serve an enclosed three (3) or four (4) car garage, in which case the driveway approach bottom may be increased to twenty-five (25) feet or thirty-two (32) feet, respectively. B. One (1) additional curb opening may be permitted to a single parcel subject to the following conditions: The total width for all openings shall not exceed fifty percent (50 %) of the total frontage of the parcel; and 2. The curb openings shall be separated by at least twenty (20) feet to retain maximum street parking. C. For new developments, proposed new street curb openings or retention of existing street curb openings shall not be permitted for residential property which abuts an alley. All vehicle access shall be from the alley. An exception may be made in the case of corner lots where the street on which the proposed new or existing curb opening is not located on an arterial street and the street frontage is available for the full depth of the lot, subject to the one of the following conditions: A new curb opening from the street shall be permitted where existing utility conditions, that cannot be removed/relocated, prevent alley access and one (1) additional covered non -tandem off-street parking space beyond code required amount is being provided. The proposed new curb opening shall be located to maximize the remaining on -street parking; or 2 15-23 L-2 2. An existing curb opening can be maintained or relocated when one (1) additional covered non -tandem off-street parking spaces beyond code required amount is being provided and no loss of on -street parking is proposed. In no case shall there be more than one (1) street curb opening on a residential property that abuts an alley. D. Driveway grades must not exceed the listed applicable maximum slope depending on application. Driveways to lowered or entrances to subterranean parking must rise above the flood level or a minimum of six (6) inches above the flow line of the street or alley, whichever is greater, before transitioning to a downward slope. Slope transitions shall be a minimum of five (5) feet in length and the change of slope cannot exceed eleven percent (11%). Driveways providing only parking access - Fifteen percent (15 %) maximum slope. Must have access directly from garage into residence. Driveways providing vehicle and pedestrian access - Eight percent (8%) maximum slope. Driveways providing required parking spaces on the driveway i� - Five percent (5%) maximum slope. Minor variations from the listed maximum slopes and slope changes may be granted by the Public Works Director when unusual site conditions are encountered. Commercial Uses A. The width of the driveway approach bottom shall not exceed thirty-five (35) feet. B. The total width of all driveways shall not exceed fifty (50%) of the frontage of the parcel. C. Commercial driveway approaches may use a curb return design with a maximum curb radius of twenty-five (25) feet and a driveway approach bottom of greater than thirty-five (35) feet if the following conditions are satisfied: 1. The driveway serves as an entrance to a parking area or structure for 200 or more vehicles. 3 15-24 L-2 2. The number of driveways serving the parcel are at a minimum. D. The curb return commercial driveway approach may incorporate a divided exit and entrance if the separation structure (median island) is continued on -site in such a manner as to provide proper traffic design. Closure of Abandoned Driveway Approaches By City The City may close any abandoned driveway approaches at locations where two (2) or more of the following criteria exist: A. The abandoned driveway approach is adjacent to a parcel of property where redevelopment and possible subsequent closure of the approach is not believed imminent; B. The driveway approach is at a location where there is a shortage of available on - street parking; C. The removal of the driveway approach is needed for safe pedestrian and/or bicycle passage; D. The closure of the abandoned driveway approach benefits not so much to the property owner as the pedestrian and vehicular traffic in the area; E. The parcel is adjacent to and can take access from a public alley. When in the opinion of the Public Works Department, a curb cut or abandoned driveway approach should be closed, and the adjoining property owner protests the closing, the protester shall be notified that he shall have two (2) weeks to appeal the staff decision to the City Council. That appeal must be in writing and may be filed through the mail. If an appeal is not made, the City shall proceed with the closure. If an appeal is made, a hearing shall be held by the City Council, and the decision of the Council shall be final. History (1966, 01/24) - L-2 -Adopted (1968, 02/26) - L-2 - Amended (1970, 03/09) - L-2 - Amended (1972, 02/14) - L-2 -Reaffirmed (1972, 07/24) - L-2 - Amended (1977,11/14) - L-2 - Amended (1982,10/12) - L-2 - Amended M 15-25 L-2 (1982,10/25) - L-2 - Amended (1987, 07/ 13) - L-2 - Amended (1989,11/27) - L-2 - Amended (1992,12/ 14) - L-2 - Amended (1994, 01/24) - L-2 - Amended (1996, 02/26) - L-2 - Amended (2001, 05/ 08) - L-2 - Amended (2006, 10/10) - L-2 - Amended (2018, 08/ 14) - L-2 - Amended 5 15-26 Attachment C Applicant's Request 15-27 City of Newport Beach - City Council RE: 3601 Lake Ave., Newport Beach, CA 92663 Subject: Waiver of City Council Policy L-2 Formal Request for Waiver Dear City Council Members, 12/17/2024 As owners of the property at 3601 Lake Ave., Newport Beach, CA 92663, we are writing to formally request a waiver of City Council policy L-2. The facts and circumstances supporting this waiver are outlined below. The proposed design aims to replace the current single-family home with two separate units. The existing driveway for one unit will remain unchanged, ensuring that there will be no loss of on -street parking or modification to the current curb. Notably, the entire side of 36th St. is marked with a red curb, meaning that the closure of the driveway will not create new parking spaces due to existing restrictions. Furthermore, there is a power pole and down wires located in the alley, obstructing garage access for one of the units. We have engaged with SCE, AT&T, and Spectrum to obtain estimates for the removal of the power pole and down wires. Despite our discussions with Assistant City Engineer Michael Sinacori, our request for removal was denied. We were informed that undergrounding the pole would need to coincide with the city's planned utility construction in the alley. This involves additional work, including the removal of a second power pole, underground utility vaults, requiring approximately 500 feet of extensive trenching with subsequent dewatering of the alley during such work. In addition to the above it would require us to underground utilities for four existing homes, and installing new house panels to each of these homes. The financial burden of this scope of work, required by the city, is prohibitive for us. Currently, the location of the power pole and associated down wires, does not permit the addition of an extra parking space. The pole is positioned centrally on the property, with one garage on either side, making it impossible to create additional parking due to the blockage caused by the pole. In light of these circumstances, we respectfully request a waiver of the City Council policy L-2 to facilitate the proposed design and address the unique challenges we face. Thank you for your consideration. We look forward to your response. Sincerely, Steven Bast, SARNS Intl LLC John Christian, DDCFRJ Investments LP 15-28 Attachment D Project Plans 15-29 T-1.0 TITLE SHEET T-1.1 ARCHITECTURAL GENERAL NOTES SUR TOPOGRAPHIC SURVEY A-0.0 ARCHITECTURAL SITE PLAN A-0.2 AREA PLANS AND GRADE PLANE EXHIBIT ■ Cl CIVIL TITLE SHEET C2 PRECISE GRADING PLAN C3 EROSION CONTROL PLAN C4 GEOTECHNICAL NOTES L-1 PLANTING PLAN A-1.0 3D VIEWS A-2.0 FIRST LEVEL FLOOR PLAN BRANDON ARCHITECTS A-2.1 SECOND LEVEL FLOOR PLAN A-2.2 THIRD LEVEL FLOOR PLAN A-2.3 FIRST LEVEL DIMENSION PLAN 151 KALMUS DRIVE, SUITE G-1 _ A-2.4 SECOND LEVEL DIMENSION PLAN COSTA MESA, CA 92626 - _ 1 v I - A-2.5 THIRD LEVEL DIMENSION PLAN 714.754.4040 WWW.BRANDONARCHITECTS.COM \ 1P Y \ =- _ A-3.0 ROOF PLAN 74, - 0 o -- A-4.0 EXTERIOR ELEVATIONS i - - A-4.1 EXTERIOR ELEVATIONS - A-5.0 BUILDING SECTIONS A-5.1 BUILDING SECTIONS PROJECT STATUS CDP 4TH CHECK A-6.0 FIRST LEVEL REFLECTED CEILING PLAN A-6.1 SECOND LEVEL REFLECTED CEILING PLAN PLAN CHECK NO. / /" � A-6.2 THIRD LEVEL REFLECTED CEILING PLAN PA- 2014-0105 \ / - AD-5.0 FIRE SEPERATION DETAILS IT PROJECT CONTACT kJ COLBY GALLAGHER Op I _ I C , THESE DOCUMENTS ARE THE PROPERTY OF BRANDON 6 ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANYWAY 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 - ------ -XI _ OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY ___ - --- - - LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED - ---_- ( +- - - HEREON. J W Z W LAKE AVENUE DUPLEX > a 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 W a 1. REF. STRUCTURAL DRAWINGS FOR SPECIAL INSPECTIONS BY ENGINEER OF RECORD SHORING & EXCAVATION DIG ALERT: 1.800.227.2600 ARCHITECT OWNER GENERAL CONTRACTOR 1. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE ` � •' � 2. HERS VERIFCATION REQUIRED, REF. ENERGY CALCULATIONS A COPY OF OSHA PERMIT. SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 BRANDON ARCHITECTS, INC. DDCFRJ INVESTMENTS, LLC. MICONSTRUCTION F, 151 KALMUS DRIVE, SUITE G-1 151KALMUS 4686 E. ONTARIO MILL PARKWAY JOHNHN CHRISTIAN 2. GC TO DISTRIBUTE 30-DAY NOTIFICATION FOR COMPLETE DEMOLITION OR EXCAVATION TO ADJOINING PROPERTIES PER NBMC SECTION SOUTHERN CALIFORNIA GAS: 1.800.427.2000 COSTA MESA, CA 92626 ONTARIO, CA 91764 4686 E. ONTARIO MILL PKWY. r 15.02.120 AND PROVIDE EVIDENCE TO CITY. CONTRACTOR SHALL USE THE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TO EXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30-DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY CITY WATER & SEWER: 1.949.644.3011 P: 714.454.4040 P: 909.240.8823 ONTARIO, CA 91764WWW.BRANDONARCHITECTS.COM P: 909.373.6044 'V� w •' ` ,�x� STANDARD FORM CAN BE OBTAINED AT: HTTP://WWW.NEWPORTBEACHCA.GOWHOME/SHOWDOCUMENT?ID=17395 PACIFIC BELL TELEPHONE: 1.800.750.2355 �''• .,, ,4, t -. C.N.B. NOTES CITY OF NEWPORT BEACH STRUCTURAL ENGINEER CORE STRUCTURE, INC. CIVIL ENGINEER CIVIL SCAPES ENGINEERING, INC. GEOTECHNICAL ENGINEER EGA CONSULTANTS, LLC �' ' 1. BRANDON ARCHITECTS, INC., IS THE DESIGN PROFESSIONAL IN CHARGE OF THE PROJECT, RESPONSIBLE FOR REVIEWEING AND COORIDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INLCUDING PHASED AND EFERRED SUBMITTAL ITEMS, FOR PUBLIC WORKS DEPT.: 1.949.644.3311 AMIR DEIHIMI, PE WILL ROLPH, PE, PLS DAVE WORTHINGTON PROJECT ADDRESS: m4 ;, COMPATBILITIY WITH THE DESIGN OF THE BUILDING. (NBMC 15.02.010) CITY OF NEWPORT BEACH PLANNING DEPT.: 23172 PLAZA POINTE DR. #145 28052 CAMINO CAPISTRANO, STE. 213 375-C MONTE VISTA AVENUE 3601 AND 3603 LAKE AVENUE, _ 2. A NOTICE OF INTENT TO DEMOLISH SHALL BE SENT VIA CERTIFIED MAIL TO ADJACENT PROPERTY OWNER(S). SIGNED RETURNED RECEIPT GENERAL INFOMATION: ZONING INFORMATION: 1.949.644.3200 1.949.644.3204 LAGUNA HILLS, CA 92653 P: 949.954.7244 LAGUNA NIGUEL, CA 92677 P: 949.464.8115 COSTA MESA, CALIFORNIA 92627 P: 949.642.9309 NEWPORT BEACH, CA 92663 MUST BE PROVIDED TO THE BUILDING DIVISION AT THE TIME OF PERMIT ISSUANCE. DEMOLITION MAY COMMENCE 30 DAYS AFTER THE E: AMIR@CORESTRUCTURE.COM ` SITE DATE OF NOTIFICATION. (NBMC 15.02.120) CITY OF NEWPORT BEACH BUILDING DEPT.: 1 ,.. GENERAL: 1.949.644.3275 INTERIOR DESIGNER LANDSCAPE DESIGNER SURVEYOR 3. THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FOR ALL PERMITS: 1.949.644.3288 OWNER INFORMATION: PERMITS ISSUED AFTER AUGUST 21, 2019. (NBMC 15.02.095) INSPECTIONS: 1.949.644.3255 BLACKBAND DESIGN BRANDON ARCHITECTS, INC. APEX LAND SURVEYING, INC. 3198 AIRPORT LOOP #E 151 KALMUS DR. STE. G-1 PAUL CRAFT DDCFRJ INVESTMENTS, LLC. 4. GC TO PROVIDE A PROJECT INFORMATION SIGN FOR PROJECTS REQUIRING FENCING (NEW STRUCTURE OR ADDITION AND REMODEL TO AN NEWPORT BEACH FIRE DEPARTMENT: 1.949.644.3106 COSTA MESA, CA 92626 COSTA MESA, CA 92626 HUNTINGTON BEACH, CA 02646 4686 E. ONTARIO MILL PARKWAY EXISTING STRUCTURE WITH A COMBINED FLOOR AREA EXCEEDING SEVENTY-FIVE (75) PERCENT OF THE FLOOR AREA OF THE PROPOSED P: 949.872.2234 P: 714.754.4040 P: 714.488.5006 ONTARIO, CA 91764 STRUCTURE) IN DESIGNATED "HIGH -DENSITY AREAS". (NBMC 15.60.030) ORANGE COUNTY HEALTH SERVICES: 1.714.834.3882 WWW.BLACKBANDDESIGN.COM WWW.BRANDONARCHITECTS.COM E: APEXLSINC@GMAIL.COM P: 909.240.8823 5. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS, AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT EXCEED 42 INCHES FROM EXISTING GRADE BEFORE CONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK AREA(S). ENERGY CONSULTANT MEP CONSULTANT ljj�TBD TBD DATE �►�...: 11-27-24 REVISIONS 10 VICINITY MAP $ SPECIAL INSPECTIONS 6 AHJ NOTES 4 AGENCIES & SERVICES 2 PROJECT DIRECTORY NO. REVISION DATE BUILDING AREA SCHEDULE LEGAL DESCRIPTION: THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH ON THE BALBOA PENINSULA, SOUTH OF THE PACIFIC COAST HIGHWAY. THE 1. LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OF ANY APN: 048-281-19 CODES: NBMC (NEWPORT BEACH MUNICIPAL CODE) LOT IS 3,599 S.F. AND IS 60' WIDE X 60', ZONED R-2 FOR TWO UNIT RESIDENTIAL. DEVELOPMENT OF THE PROPERTY WILL BE UNDER THE HEIGHT THAT ARE WITHIN 3' FEET OF THE PEROIPERTY LINE; UNDER SEPERATE REVIEWS AND PERMITS. UNIT B LIVING #3601 (UNIT A) AREAS: LOT 12, CITY OF 518 PORTIONS OF LOT 11 & LOT 13 TRACT NO. , 2022 CRC, 2022 CFC, 2022 CEC, AND 2022 CIVIC, 2022 CPC, JURISDICTION OF THE CITY OF NEWPORT BEACH AS WELL AS THE CALIFORNIA COASTAL COMMITTEE BY PROXY OF NEWPORT BEACH UNIT B FIRST FLOOR LIVING 706 SF LIVING TOTAL: 2121 SF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA 2O22 CALGREEN, 2022 CAL. ENERGY CODE , 2021 ISPSC CDP REVIEW. THE PROPERTY CURRENTLY CONSISTS OF AN EXISTING HOME TO BE DEMOLISHED FOR THE NEW DEVELOPMENT. CLIENT 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. GARAGE TOTAL: 496 SF PROPOSES TO BUILD TWO NEW ATTACHED SINGLE-FAMILY RESIDENCES APPX. 2,100 S.F. LIVING EACH WITH A 2-CAR GARAGE OF APPX. UNIT B SECOND FLOOR LIVING 1195 SF TOTAL: 2617 SF LOT INFORMATION: OCCUPANT LOAD 2 UNITS 500 S.F. (5,212 S.F. TOTAL) BUILT ON A SLAB ON GRADE FOUNDATION WITH TYPE V CONSTRUCTION (WOOD AND STEEL). THE PROGRAM 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH UNIT B THIRD FLOOR LIVING 196 SF ZONED: R-2 TWO -UNIT RESIDENTIAL MAY INCLUDE BUT NOT BE LIMITED TO THE FOLLOWING: (FIRST FLOOR) OPEN LIVING AREA WITH AN EAT -IN KITCHEN WITH ISLAND, TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR TOTAL 2097 SF SITE AREA: 3,600 S.F. FAMILY NOOK/DINING, LIVING ROOM WITH FIREPLACE, POWDER ROOM, , (SECOND FLOOR) THE PRIMARY SUITE AND PRIMARY BATH, A OPENING. #3603 (UNIT B) AREAS: BUILDABLE AREA: 52.04 x 51 = 2,654 S.F. OCCUPANCY CLASSIFICATION R 3/U WALK-IN CLOSET, 2 SECONDARY BEDROOM WITH ATTACHED BATH &WALK-IN CLOSETS, A LAUNDRY ROOM, (THIRD FLOOR) A FULL UNIT B GARAGE LIVING TOTAL: 2097 SF GARAGE TOTAL: 500 SF TOTAL ALOWABLE THIRD FLOOR AREA = 398.1 S.F. BATH, BONUS ROOM, ROOFNIEW DECK WITH BBQ AREA, OUTDOOR DINING, ROOM FOR A SPA, FIRE PIT, COVERED CABANA.. THE 4. FIRE SPRINKLERS REQUIRED, CONTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING UNIT B 2- CAR GARAGE 500 SF TOTAL: 2597 SF OCCUPANCY SEPARATION (GARAGE) 1-HR. EXTERIOR IMPROVEMENTS INCLUDE: A PATIO WITH FIRE PIT OR WATER FEATURE AND LANDSCAPE FEATURES. THE PROJECT WILL BE OF TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. EXISTING BUILDING INFORMATION: A'TRANSITIONAL STYLE' DESIGN, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: TOTAL 500 SF EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED FLOOR & FLOOR -CEILING N/A. INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN 'OPEN' LIVING PLAN. THE EXTERIOR MATERIALS WILL CONSIST OF 5. PV SOLAR SYSTEM (MIN. 4.3KW DC) + 5 KWH BATTERY SYSTEM PER T-24 OUTDOOR AREA SCHEDULE EXISTING S.F. = 1,921 S.F. (3 BEDS. TTL.) SMOOTH STUCCO VENEER, COMPOSITE WOOD SIDING, NATURAL STONE VENEER, BRICK VENEER, STANDING SEAM METAL ROOFING, AND UNIT A LIVING VB SPRINKLERED THE USE OF WOOD AND METAL ACCENT PRODUCTS. 6. ELEVATOR UNIT A FIRST FLOOR LIVIING 707 SF NAME AREA COMMENTS TOTAL ALLOWABLE AREA (2 X BUILDABLE AREA) TYPE OF CONSTRUCTION UNIT A SECOND FLOOR LIVING 1222 SF COVERED TOTAL ALLOWABLE AREA: 2 X 2654 S.F. = 5,308 S.F. MAX. FIRE YES NFPA-13D NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL UNIT A THIRD FLOOR LIVING 192 SF UNIT A THIRD FLOOR 135 SF COVERED PROPOSED: 5212 S.F. SPRINKLER - TO LOCAL AGENCY FOR REVIEW. TOTAL 2121 SF OUTDOOR COVERED OPEN VOLUME AREA REQUIRED (.15 x BUILDABLE AREA, 5'-0" DEPTH MIN. & 7'-6" HT. MIN.) HEIGHT 3 LEVELS TITLE SHEET UNIT B THIRD FLOOR 137 SF COVERED OPEN VOLUME AREA REQUIRED: .15 X 2654 S.F. = 398.1 S.F. MIN. UNIT A GARAGE OUTDOOR COVERED PROPOSED: 430 S.F. UNIT A 2- CAR GARAGE 499 SF 272 SF TOTAL ALLOWABLE THIRD FLOOR AREA (.15 x BUILDABLE AREA) FLOOR AREA REF. 7/T-1.0 TOTAL 499 SF OPEN SPACE ALLOWABLE THIRD FLOOR AREA REQUIRED: X 2654 S.F. = 398.1 S.F. MAX. GRAND TOTAL 5217 SF < 5,308 MAX. SF. UNIT B PORCH 79 SF OPEN SPACE .15 PROPOSED: 388 S.F. ALLOWABLE BLDG. AREA (PER CBC TBL. 503) 5,308 S.F. UNIT A PORCH 79 SF OPEN SPACE TRASH 52 SF OPEN SPACE TOTAL ALLOWABLE THIRD FLOOR AREA & COVERED DECK AREA (.5 x BUILDABLE AREA) UNIT B BALCONY 129 SF OPEN SPACE TOTAL ALLOWABLE THIRD FLOOR AREA & COVERED DECK AREA:.5 X 2654 S.F. = 1327 S.F. MAX. FLOOD ZONE X MINIMAL UNIT A BALCONY 90 SF OPEN SPACE PROPOSED: 350 S.F. COVERED + 388 S.F. THIRD FLOOR AREA = 738 S.F. LIQUEFACTION YES 429 SF ZONING INFORMATION: GRAND TOTAL 701 SF FRONT SETBACK ON 36TH STREET : 5 FT. FRONT SETBACK ON LAVE AVENUE: 3 FT. FIRE HAZARD SEVERITY ZONE NO Tml REAR (ALLEY) SETBACK: 5 FT. RIGHT SETBACK: 4 FT. LANDSLIDE ZONE NO ■ 11 PROJECT DESCRIPTION 9 DEFERRED SUBMITTALS 7 PROJECT STATISTICS 5 SITE INFORMATION 3 CODE INFORMATION 1 SHEET LIST 15-30 LEGEND TITLE REPORT/EASEMENT NOTES BENCHMARK INFORMATION N ® — BLOCK WALL — WOOD FENCE (WDF) — BRICK SURFACE AC — ASPHALT PAVEMENT ACU — AIR CONDITION UNIT — CONCRETE SURFACE — CENTERLINE c EG — EDGE OF GUTTER EPB — ELECTRICAL PULL BOX FF — FINISHED FLOOR FFG — FINISHED FLOOR GARAGE FL — FLOWLINE FS — FINISHED SURFACE GA — GUY ANCHOR GM — GAS METER NG — NATURAL GROUND PP — POWER POLE SCO — SEWER CLEANOUT SMH — SEWER MANHOLE TC — TOP OF CURB TP — TOP OF POLE TX — TOP OF DRIVEWAY X WM — WATER METER WV — WATER VALVE () — EXISTING ELEVATION — FOUND MONUMENT AS NOTED HEREON O — SEARCHED, FOUND NOTHING; SET NOTHING T.B.M. — TEMPORARY BENCHMARK SET ON A 1" IRON PIPE ELEVATION = 6.88 FEET I 5' lot \� o WN 3601 LAKE AVENUE NEWPORT BEACH, CA 92663 (APN: 423-362-04) TITLE REPORT PROVIDED BY WESTERN RESOURCES TITLE, ORDER NUMBER: T-23-13217-DB NO EASEMENTS AFFECTING SUBJECT PROPERTY ARE LISTED IN THE PROVIDED TITLE REPORT. LEGAL DESCRIPTION REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: LOT 11 OF BLOCK 136, MAP OF RIVER SECTION, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AS PER MAP RECORDED IN BOOK 4 PAGE 25 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. RIDGE HL Q)[F nW:�n �on:(HM �� 1" IRON PIPE DRIVEWAY 6.52 6.53 FL FS (6.72) (6.64) SMH RIM AC ,,_/ LO N53'43'06"E 60.04' PROPERTY / FS LINE (6.45) (6.89)TX (6.83)TC FS (6.51)FL (6.40)FL CURB AC PAVEMENT AC (6.71)TC (6.28)FL (6.35) 6.35 EG EG (6.43) AC a BENCHMARK NO: NB2-7-77 DESCRIBED BY OCS 2002 FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "NB2-7-77", SET IN THE SOUTHWEST CORNER OF A 7 FT. BY 4.5 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF SUPERIOR AVENUE AND PACIFIC COAST HIGHWAY, 400 FT. EASTERLY OF THE CENTERLINE OF SUPERIOR AVENUE AND 48 FT. SOUTHERLY OF THE CENTER MEDIAN ALONG PCH. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEVATION: 8.565 FEET (NAVD88), YEAR LEVELED 2015 BASIS OF BEARINGS THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF ALLEY HAVING A BEARING OF N36°18'29"W PER RSB 260/36. NOTE PROPERTY BOUNDARIES SHOWN HEREON ARE BASED ON MISCELLANEOUS RECORD DOCUMENTS, AND ARE SHOWN FOR EXHIBIT PURPOSES ONLY. THIS SURVEY MAKES NO EFFORT TO RESOLVE ANY MATERIAL DISCREPANCIES WHICH MAY OR MAY NOT HAVE BEEN FOUND DURING THE PERFORMANCE OF THIS WORK. THIS IS NOT A PROPERTY BOUNDARY SURVEY, AND IS NOT FOR USE IN LAND TRANSFER. I 20' 6.46 TC (6.03)FL (6.11) (6.49)TC (6.06)FL 6.12 EG (6.64)TC (6 (6.17) EG CURB & GUTTER AC PAVEMENT 6.69)TC 6.27)FL 6.25) 6.73)TX 6.31)FL 6.28) 6.29 EG 6.25 FL (6.32) AC 6.26) AC 6.28 /EEG 6.16) FL (6.32) EG 36TH- \L�. STREET VIWNI I Y nnAr NO SCALE GRAPHIC SCALE 4 Q 4 8 16 ( IN FEET ) 1 INCH = 8 FT. am w 0 cn z 0 3 M 2 0 V) U w 0 a t0 00 N � �0 0 Qp U Z N J �)L • 0� 00 Do Q L9 :1@) Q� U Ll Z �e W Ln �Z a0 Ia w Ja Q J CV O (V = a U 00 LLJ CV �� w II ¢ z ¢ Y D w ¢ CV C) _ 0- co n co Q co C) Q z U o = � N � \W / CO Q Q U co WaN C� � W O Q m � J � . 7 O r oC 0- C) O Q CO W 11 /15/2024 *D.RAFT, z pMlNgc��S PAU P.L.S. 8516 DATE LICENSE RENEWAL DATE 12/31/24 J G o NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE a a No.8516 ° STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A Exp. 12/31/24 LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE w O cp P F PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING v=i OF CP.1-\F DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION SHEET NO. REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER EXPRESSED OR IMPLIED. I OF 15-31 I I NEIGHBORING RESIDENCE j NOT A PART 111 13.35' T.O. FENCE 13.35' T.O. FENCE 9.08' T.O. WALL 8 6 13.35' T.O. FENCE 18 8 1 11 REF. CIVIL REF. CIVIL REF. CIVIL REF. CIVIL ////7.42' FS ADJ. GRADE/ N 530 43' 06" E 60.04' 7 24' FS ADJ. GRADE 6.85' FS ADJ. GRADE 6.64' FS ADJ. GRADE _'/ / / / I w PROPERTY LINE FENCE 11 11.35' T.O. FENCE %11" 7.15' F. F. w N ROOF ABV. 71 } N ¢ o UP 3 UPI 10.88' T.O. FENCE 16 �' O O N REF. CIVIL o ���� -- 6.65' FS ADJ. GRADE 2'- B . PORCH ENTRY CLR. REF. CIVIL FOR T.O.S z 0 18 II II II II II II � v I II II II II II II I I I 16 0 � II II II II II II II I I I N � Ea—i STEP PER CIVIL 2 -__ I 12 I LL UP 10 o f I UP 16 5' - 0" z M O I DRIVEWAY iia J I I z u' - 17 0 3603 0zo I J M co 9.13' F. F. \ \ I II REF. CIVIL FOR T.O.S \ \�� 2% MIN. 5 8.69' T.REOF. CIVIL L W I \ 6.69' FS ADJ. GRADE J 20' -1"CLR. I J - 20' MIN. CLR. \ a I I m 10.88' T.O. RAIL �v �I L 0 14 \� - GRID LINE DENOTES _ _ ❑ IMAGINERY PROPERTY LINE L J \ _ _ - J BETWEEN UNITS 3603 wl \� 3603 W 1 — + � 16 TRASH- - - - 16 U ° PLANTED AREA 11 7.25' T.O. WALL W 3601 3601 15 \ REF. CIVIL 14 I \ 5 6.71' FS ADJ. GRADE Q I ° \\ \\�\\ \\�� LU AP N : 423-362-04 I � a 20'-01/2" lo LOT 11, BLOCK 136 J Y.S . CLR. 20' - 0" R.Y.S.B. PROPOSED 3-STORY WITH ROOF DECK DUPLEX RESIDENCES WITH TO STREET CENTRE LINE ATTACHED 2-CAR GARAGE ol 3601 2 MIN. to I 9.13' F. F. \ 19 a 13 2-CAR GARAGE REF. CIVIL FOR T.O.S z w J o 16 M z I SLOPE PER CIVIL M U 4 I \ 8.71' T.O. WALL m UP REF. CIVIL a 6.71' FS ADJ. GRADE LINE OF SIGHTLINE WIRE TO BE s UP 1 PER CITY STD 105 PROTECTED IN PLACE ill ii !; PORCH ENTRY u REF. CIVIL FOR T.O.S 09 ,0 , — 5' - p" T - 81/4" ' v -- -- IT-10" MAX. TO ENCO -CHMENT SLOPE PER CIVIL - -- __ 3 p PLANTED AREA 2 16 18 _ — — 8.71' T.O. WALL LINE OF SIGHTLINE DRIVEWAY 17 REF. CIVIL LOW PROPERTY LINE WALL r u PER CITY STD 105 �,_ - - - - - - - - - - 6.98 S .GRADE = . — - - 8.71' T.O. WALL 1 S 53° 43' 06" W 60.04' REF. CIVIL 6.88' FS ADJ. GRADE I 19 I 4 I I w z I � I o CD U Cl I I - - — - — - — - — - — - — - — - — - — - — - - L - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - — - — - — — - — - — - — - — - — - — - I I 36TH STREET I I I I I I I 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& SPA NOTES: 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. ANY ACCESS GATES THROUGH THE ENCLOSURE OPEN AWAY FROM THE SWIMMING POOL, AND ARE SELF -CLOSING WITH A SELF -LATCHING DEVICE PLACED NO LOWER THAN 60 INCHES ABOVE THE GROUND (CBC 3109 & ISPSC 305) A SITE PLAN NOTES N 90 00' 00" E 20.00' PROPERTY LINE TAG ROOM NAME ROOM TAG 10.0� SPOT ELEVATION ElKEYNOTE TAG 1Q REVISION TAG RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - GC TO COORDINATE W/. UTILITY COMPANY EXT. STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP UP AND BOTTOM LANDING (R303.8) - REF. DTL. 3/AD-1 -VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS F I L r JI A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CIVIC AS j 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 II REQUIRED CLEARANCES PER MFGR. INSTRUCTION L J 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 OVERFLOW 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. DRAINLINE VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB - OVERFLOW TO DISCHARGE ABV. GROUND 6 ANNOTATION LEGEND 1 PROPERTY LINE - REF. SURVEY 2 FRONT YARD SETBACK 3 SIDE YARD SETBACK 4 REAR YARD SETBACK 5 OUTLINE OF EXISTING STRUCTURE - TO BE REMOVED - REF. SURVEY 6 EXISTING STRUCTURE - NOT A PART - REF. SURVEY 7 TRASH LOCATION - SCREEN FROM STREET AS NEEDED 8 (N.) PROPERTY LINE FENCE - WD. OL CONCRETE CURB & FTG. TYP. U.N.O. - PAINT TO MATCH EXTERIOR (MAX. 6' ABV. N.G.) [ON OWNER'S SIDE] 9 (N.) LANDSCAPE WALL, CMU PILASTER W/. BRICK FINISH & PRE -CAST CONC. CAP, MAX. HT. 42", REF. CIVIL DWGS. 10 (N.) PROPERTY LINE METAL FENCE - VERIFY WL LAND. AND OWNER (MAX. 3' ABV. N.G.) - REF. LANDS. DWGS. 11 PLANTED AREA. HEDGES, SHRUBBERY, AND VEGETATION SHALL BE MAINTAINED AT A HEIGHT OF 24" FROM THE ADJACENT FINISHED GRADE (NBMC 20.30.130(D) ALONG 36TH STREET, ALLEY, AND LAKE AVENUE. 12 (E.) WATER METER LOCATION - REF. SURVEY & CIVIL DWGS. 13 (E.) GAS METER LOCATION TO BE RELOCATED - REF. SURVEY & CIVIL DWGS. 14 RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 15 (E.) POWER POLE - PROTECT IN PLACE - REF. SURVEY 16 (N.) HARDSCAPE - COLORED & SCORED CONCRETE OR STONE PAVERS (AS SELECTED), REF. LAND. & CIVIL DWGS. 17 (N.) DRIVEWAY PAVERS - REF. LAND. & CIVIL DWGS, SLOPE PER CIVIL 18 (N.) EXT. CONCRETE STAIRS/STEPS ON GRADE - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND BOTTOM LANDING (R303.8) - REF. DTL. 1/0-1.0 - VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS. 19 (E.) SIDEWALK - PROTECT IN PLACE - REF. SURVEY & CIVIL DWGS. BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT STATUS CDP 4TH CHECK PLAN CHECK NO. PA- 2014-0105 PROJECT CONTACT COLBY GALLAGHER THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANYWAY 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. W J a 0 W Z W a W a J PROJECT ADDRESS: 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 OWNER INFORMATION: DDCFRJ INVESTMENTS, LLC. 4686 E. ONTARIO MILL PARKWAY ONTARIO, CA 91764 P: 909.240.8823 DATE 11-27-24 REVISIONS NO. REVISION DATE ARCHITECTURAL SITE PLAN TRUE NORTH PROJECT NORTH ARCHITECTURAL SITE PLAN 1/4" = 1'-0" L' KEYNOTES AmOmO 15-32 - (6.90) FS 6.53)� i (6.97N FIPT #2: 7.22 FS FS (NEARBY POINT) - SCO/z I (.22) 7� (6.61) WM//," FL O Q0 Lu N 00 Z 0 oco J EPB z al a (6.68) FL Fs\ P' a ( .14) - GM I � � (6.75) FL Q a / N53042'4 "E 60.0\ (6.64) �i (6.06)FL FS (6.12) AEG 7. F x X PT #3: 6.59 FS \ (6•F (NEARBY POINT) II I II II II I I I II I II II II I I I I I ^ �S II I II II II II I I I I I�� I II F z J LL] I 0a I \ 00 �a a I� I \ (6.69) 'FS j (28 48) �R16GE � � � � � 6.64)TC EXISTING 9 (6.12)FL BUILDING > o (6.17) (7.68) -AEG x F F T � Ln 60 o co Z CURB & ` FS 3) - (6.71) GUTTER (7.83) FS a FF o 0 GATE AC PAVEM 2 U I' a 6.69)TC (7.28) w (6.27)FL 0 .23) N OP FS , / / m (6.71) (6.25) /FS / EG (7.82) ; a p F F` „ .. ----� 2�. --- - ---- SIGN (6.73)TX L.J16Cf � (6.31 )FL PT #4: (NEARBY 6.87 FS' POINT) .28) NV � � F DN PT #1: 7.12 FS 'IRON a (6.9 (NEARBY POINT) IPE IVEWAY N53043'06"E 60.04' ,-,(6.88)// B W PR RTY/ a a L \(6.52) 6.53) (6.45),; (6.89)TX (6.83)TC (6.71)TC� FL FS FS (6.51)FL (6.40)FL (6.28)FL GRADE PLANE EXHIBIT 3/16" = V-0" CURB (6.35)/ I I (�6.39) /(6.29) S EG a � a .--(6.25) a FL \(6.35) PLANE GRADE EXHIBIT PT. #1 7.12' F.S. PT. #2 7.22' F.S. PT. #3 6.59' F.S. PT. #4 6.87' F.S. TOTAL: 27.8' / 4 = 6.95' * GRADE PLANE RAISED TO 9'-0" (NAVD 88) DUE TO SECTION 20.30.060 OF NB ZONING CODE L-- FIRST LEVEL AREA PLAN SECOND LEVEL AREA PLAN 4 THIRD LEVEL AREA PLAN 15' - 0 5/8" I I UNIT A PORCH 7q SF M1 15- 0 7/8" / UNIT B BALCONY 129 SF INIT A BALCONY 90 SF AREA CALCULATIONS LEVEL AREA LABEL WIDTH I LENGTH AREA FIRST FLOOR A 20.73 21.38 443.09 SF FIRST FLOOR B 14.31 4.08 58.46 SF FIRST FLOOR C 16.23 5.21 84.53 SF FIRST FLOOR D 26.08 20.25 528.08 SF FIRST FLOOR E 5.04 18.42 92.85 SF FIRST FLOOR F 20.69 21.33 441.41 SF FIRST FLOOR G 14.31 4.00 57.27 SF FIRST FLOOR H 26.08 20.25 528.08 SF FIRST FLOOR 1 16.23 5.23 84.87 SF FIRST FLOOR J 5.04 18.42 92.85 SF 2411.48 SF SECOND FLOOR K 29.00 23.83 691.12 SF SECOND FLOOR L 32.17 1.63 52.28 SF SECOND FLOOR M 3.80 18.16 68.98 SF SECOND FLOOR N 12.91 19.78 255.31 SF SECOND FLOOR 0 10.51 5.68 59.69 SF SECOND FLOOR P 3.42 19.78 67.59 SF SECOND FLOOR Q 28.98 24.29 703.91 SF SECOND FLOOR R 32.17 1.04 33.51 SF SECOND FLOOR S 3.82 18.74 71.58 SF SECOND FLOOR T 12.91 19.78 255.31 SF SECOND FLOOR U 15.49 5.55 86.00 SF SECOND FLOOR V 8.39 8.49 71.25 SF 2416.53 SF THIRD FLOOR AA 7.00 16.29 114.04 SF THIRD FLOOR BB 5.92 11.24 66.50 SF THIRD FLOOR W 5.92 11.81 69.89 SF THIRD FLOOR X 7.00 16.48 115.35 SF THIRD FLOOR Y 4.28 2.61 11.16 SF THIRD FLOOR Z 4.28 2.66 11.38 SF 388.32 SF Grand total 5216.34 SF OUTDOOR AREA SCHEDULE NAME AREA COMMENTS COVERED UNIT A THIRD FLOOR 135 SF COVERED OUTDOOR COVERED UNIT B THIRD FLOOR 137 SF COVERED OUTDOOR COVERED 272 SF OPEN SPACE UNIT B PORCH 79 SF OPEN SPACE UNIT A PORCH 79 SF OPEN SPACE TRASH 52 SF OPEN SPACE UNIT B BALCONY 129 SF OPEN SPACE UNIT A BALCONY 90 SF OPEN SPACE 429 SF GRAND TOTAL 701 SF BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT STATUS CDP 4TH CHECK PLAN CHECK NO. PA- 2014-0105 PROJECT CONTACT COLBY GALLAGHER 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. W J a 0 W Z W a W a J PROJECT ADDRESS: 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 OWNER INFORMATION: DDCFRJ INVESTMENTS, LLC. 4686 E. ONTARIO MILL PARKWAY ONTARIO, CA 91764 P: 909.240.8823 DATE 11-27-24 REVISIONS NO. REVISION DATE AREA PLANS AND GRADE PLANE EXHIBIT A=Om2 15-33 DH_ DIAL TWO WORKING BEFORE ��� DAYS BEFORE YOU DIG , oa YOU DIG TOLL TREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT GENERAL NOTES 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.-00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF 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 PROTECTING UTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OTOSICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRATOSIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPE AREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES 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 TO ENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALL BE REMOVED FROM THE SITE. GRADING NOTES 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUTOSICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION ETOSORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND 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 BEFORE ANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT. 11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL. 12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. CITY OF NEWPORT BEACH, CALIFORNIA COUNTY OF ORANGE PRECISE GRADING PLAN 3601 LAKE AVENUE NEWPORT BEACH, CA 92663 APN- 423-362-04 NOTES TO OWNER, CONTRACTOR, & ARCHITECT 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALL BE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THE SITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIR DISCOVERY. 3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANS ARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FOR CONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALL DEVELOP OWN QUANTITIES FOR BIDDING PURPOSES. 4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/OR GEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THE RESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERING DOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTER CONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES. 5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN AND PER SEPARATE PLAN AND PERMIT. 6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS. 7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, AND DOWNSTREAM 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 OF ANY CONFLICTS PRIOR TO CONSTRUCTION. 11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES OR STRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANY CONFLICTS. 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 AT LEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT. CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURAL ENGINEER FOR EXACT SLAB RECOMMENDATIONS. 14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL 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 -EXCAVATION REMOVALS AND COMPACTION REQUIREMENTS. 21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER. 22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATION INSTRUCTIONS. 23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODE AND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BY PLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION. 24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATION INSTRUCTIONS, 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 NOTIFY ENGINEER OF ANY DISCREPANCIES. 27. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY. EROSION CONTROL NOTES 1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPON STARTING OPERATIONS, AND PERIODICALLY THEREAFTER. 2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BE IMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ON AND RUN-OTOS. 3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN IS IMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON. 4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OTOS SHALL BE USED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNER THAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATED RUN-OTOS FOR TREATMENT AND DISPOSAL. rrR,R'C 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. PUBLIC WORKS NOTES 1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS 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/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE 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 AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLE TO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THE CONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGE OR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY. 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. 4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLIC RIGHT-OF-WAY. 5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUM GROWTH CHARACTERISTIC OF 36-INCHES. 6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY. OWNER ARCHITECT DDCFRJ INVESTMENTS, LLC. 4686 E ONTARIO MILL PARKWAY ONTARIO, CA 91764 909.240.8823 CIVIL ENGINEER WILL ROLPH CIVILSCAPES ENGINEERING, INC. 28052 CAMINO CAPISTRANO, STE 213 LAGUNA NIGUEL, CA 949.464.8115 WILL@CIVILSCAPES.COM SURVEYOR APEX LAND SURVEYING, INC. VILLA PARK, CA 92861 714.488.5006 APEXLSINC@GMAIL.COM BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 T}111Y aria % l� Ria a 7�� PROJECT SITE 3601 LAKE AVE �.l "P111 VICINITY MAP SHEET INDEX C1 TITLE SHEET C2 GRADING PLAN C3 CONTT. POLLUTION PREVENTION PLAN C4 GEOTECHNICAL NOTES EARTHWORK QUANTITIES RAW CUT 0 CUBIC YARDS RAW FILL 100 CUBIC YARDS OVER EXCAVATION 320 CUBIC YARDS SHRINKAGE 5%± 15 CUBIC YARDS NET 115 CUBIC YARDS (IMPORT) NO SCALE SITE DATA: SITE ADDRESS: 3601 LAKE AVE., NEWPORT BEACH APN: 423-362-04 GENERAL PLAN LAND USE: RT TWO UNIT RESIDENTIAL ZONING DISTRICT: R-2 TWO -UNIT RESIDENTIAL COSTAL ZONE: YES GEOTECHNICAL CERTIFICATION THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE IN CONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILS REPORT FOR THIS PROJECT ENTITLED: GEOTECHNICAL INVESTIGATION PROJECT No.: BA472.1 DATED: FEBRUARY 16, 2024 FIRM NAME: EGA CONSULTANTS, INC. SOILS ENGINEER REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION: EGS CONSULTANTS, INC. 375-C MONTE VISTA AVENUE COSTA MESA, CA 92627 949.642.9309 NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OTOSSETS BEFORE GRADING. co N E � O o cn Q�� N cn>_ Q �U Q U � J U w � O�� V Q Z co U z �t CN co co N J m V) I ZV a.J Z aW M Z W W ZLu awx > U CnwQ 0 W Q m J -r-- W�H�0- o pMw VU Z W p� W 0 aLL I REVISIONS I NO. I REVISION DATE QROFES. D y Z C 76698 L\ JOB NO. 24016 DATE 11 /26/2024 SHEET NO. C1 SHEET NO. 1 OF 4 15-34 LJ�"JLJ ❑ LJ�"JLJ � C�� � 17.70 (6.94) ER 6-3/4" STEP ( .6 6.51 ES EXISTING SEWER �� IL F` F L LATERAL TO REMAIN PROPERTY LINE 4 13 7.33TG 7.N E 9.08 6.9 7.24 5 7.536.731NV FL 1 TW 9.08 7.151 F S'- F , N53 42 45'E 0.04' TVV (6.65J .. 42-� • g 2.0� 5-3/8"` E S 8.00' 7.23 �:e% ' 1 ES ��: 2.0% �.o% 20° °/ FS� o S BOT 6.56 - 8.69TV1 '69TV FL SCO FS 7.8% . 7.29 �I 7.71GFF a II u u FS,BOT �• 'Z�ale �O% 00 ( ) FL0 FS 7.58FS - u II u u _ /� FS 8.50 18 1-1/2"STEP =" 8.00 - FS,TOP ( 4 FS,TOP �. 8.45TG' (, ' 7.00INV FS 13 7.84TG 9.00TOS `8 5 8.46 4(O 6.901NV 8.50FS FS TG 6 0 m 7.73 9.00 $ S 6" STEP 6"STEP 2% D pl O � r GFF,BOT _jTOS 9' u LL 2.0% I- • • Ln �7 7-5/8" STEPS n 4 LL CR LJJ - (2 EACH) ai 14 w `� R O EX IS1 Q ERB Z T8.0% ' JI 2% PUBL 6.65 8 �. 1:' S9 7.41 PROPOSED RESIDENCE 846 TOB FL FL FS TG 8.50 8.69TVI PROPERTY LINE TO S = 9.00 7.40 FS (6.7)FS FL� 7.18)72.09%...'7.25 FG3 TW 10" VCPFGFF=7.94 12 7.35TG ( 8.71TW SEWER MAIN@�6.321NVFS 0 8.50 _ (6.71 ) 12 7.15TG FS �6.71 ) 6.70 FL I 8 0%' 7.29 7.41 06.261NV 8.46 TG CO 6.89 FS FS 2° GATE FL RELOCATE GAS METER L p., PER UTILITY COMPANY p SPECIFICATIONS o M t=P 6.12 EG 3/8" STEPS EACH) V 20.0' 14.1' TY LINE WALL WITHIN GHT-OF-WAY w MOVED LJJ LG > Q W f Q I J C■ 5.0' 7-3/4" STEPS O I 18 0 (2 EACH) 14 6,26) 0 9.00 (6.71) A N TOS Fc jEE 8.50 9.00TOS 4 FS 8.50FS 8.5 �P 6"STEP FS LINE OF SIGHT LINE 0 6. 7.71 PER CITY STD 105 GFF,BOT cooo 8.44TG O _ • - �� 6.791NV 13 $ 7.20 a 8.10TG o (6.31)1 �I TRAFFIC SAFETY j g GFF-7.24 FS FG ° 6.481NV 12 Ig 35FG 1 X 6.28 c VISIBILITY AREA PER F - r 0 NBMC 20.3 .130.0 FS .7.20 8.71TW STREET SIGN TO A 2' N - 3 h ) 8• 6.55FS REMAIN; PROTECT 6 0 g $ 6-7/8' S PS IN PLACE FS B T EACH 1 � ) 38 N53 43 06 E 60. 04 6.39 6.28 6.88 0 6'98 Q .30TG 8 � 8.71TW FS 13 8.71TW FS EG FS 88 0 PROF 8.0% 6.661NV (6.62)FS ;t Y - TB `" 8.10T V 12 PROPERTY INE 6.16 6.57I- EXISTINGNVALL, W IN , i 6. 25 EL (6.58) �:56FS` 6.49FS 6.89 (6.83) ES (6.52)FS (6.45)FS TC,JOIN PUBLIC RIGHT -OF -WAX �' EXISTING�CCESS RAMP ( 6 40)I F AND CURB TO REMAIN EXISTING SEWER LATERAL TO REMAIN (F 74 AC DH_ DIAL TWO WORKING BEFORE ��� DAYS BEFORE YOU DIG oa YOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT TO BE REMOVED ` CURB / SIGHT LINE �, TY STD 105 A-VL SEWER MAIN 3 6 T H STREET ABANDON AND CAP EXISTING SEWER LATERAL PER CITY STANDARD GRADING PLAN SCALE: 1" = 8' PROTECT IN PLACE 1p ABANDON AND CAP of EXISTING SEWER LATERAL PER CITY STANDARD P/L CE PER 'H. PLAN L" EXISTING GROUND TEMPORARY 1:1 SLOPE OVER -EXCAVATION LIMITS PER TO OVER -EX GEOTECHNICAL RECOMMENDATIONS AND TO BE VERFIED IN FIELD BY SOILS ENGINEER SECTION A -A SCALE: 1"=4' P/L ,.-2 EXISTING //0 BUILDING RIDGE / PR')NI j( I Y (j E I E 13.6.731 6 / N53°424 'E 0.04' AFL 6.41 INV' 5=0.01 (7.42 5=0.01 SCO _ • 15 15 16 u u II 16 15 I (6.61)wm OI i' .' �P - - up (pp I I I LJJ � M I - - - - - - - - (6.0 5)F E 6.11 EG (6.62) (6.85) F� (6.49)TC 21 (6.06)FL (6.64) ES 6.12 E ,• 'vP (6.65) 5=0. PROPOSED RESIDENCE L I • TOS=9.00 6 68 ( ) EL 7.18 � E P 11 Ll GM 5.0' 18 1 �P � I � FL 15 WV 6.20 TC �, 5=0:01 16. INV -Z N53°43'06'E 60.04' 88 OUTLET SUBDRAIN TO -' TB STORM DRAIN SYSTEM EC �6.52) 6. FI E (6.72) SMH RIM (F74 �- AC WQMP NOTE: ANY CHANGES TO THE HARDSCAPE / LANDSCAPE MUST BE INDICATED ON A REVISED PRECISE GRADING PLAN, APPROVED BY THE CITY, AND MAY TRIGGER A WATER QUALITY MANAGEMENT PLAN (WQMP) CONSISTENT WITH THE MODEL WQMP, EXHIBIT 7.11. P/L J 0 J d 0 LL 0 Q TOS=9.00 8.50 8.46 8.71 FS TG TW I6.71 6.67 TC EXISTING any FS (6.22)FL GROUND D'. 8 w SUBDRAIN I+ TEMPORARY 1:1 SLOPE OVER -EXCAVATION LIMITS PER TO OVER -EX GEOTECHNICAL RECOMMENDATIONS I AND TO BE VERFIED IN FIELD BY SOILS ENGINEER SECTION B-B J Q 0 m a 0 -0 0 w 8.35 FG TOS=9.00 7.0 5.0% 6.88 TC FS (6.50)FL EXISTING GROUND SUBDRAIN a + TEMPORARY 1:1 SLOPE OVER -EXCAVATION LIMITS PER TO OVER -EX 7�GEOTECHNICAL RECOMMENDATIONS SECTION C-C ENGI RBE VERFIED IN FIELD BY SOILS SCALE: 1"=4' SCALE: 1"=4' �FL TEMPORARY 1.1 TO OV P /I 6.32) IV C w - 20.0' ElI I EL 14 9 ) 21 FS (F 64)TC L U 6.42 AC 16 I L1J L� > S=0.01 15 6.66 TC @ W _ '.35TG 6.181NV 321NV (6.1�1>xL B & � 7.15TG p -OUTLET SUBDRAIN TO Q i.261NV STORM DRAIN SYSTEM J IATE I � 21 co 14(6.27)FL • 1-�����III III I�Fi -- §j" m WIN� 6.Ss r 17 3)TC ; 6�71)Tl- 6.521NV - - (6.48)F! 40)FL / CURB 6.35 O1 EG 3CTH TR[ 6.43 � AC STORM DRAIN PLAN SCALE: 1" = 8' TRENCH AND EXCAVATION NOTE 1. CONTRACTOR SHALL USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TO EXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT: http://www.newportbeachca.gov/home/showdocument?id=17395. PROOF OF CERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE. 2. CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND/OR UNDERPINNING. 3. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THE GEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING. SECTION D-D SAND TO BE VERFIED IIN FIELD BYISOILS SCALE:1"=4' ENGINEER LEGEND TOP TOP OF SLOPE TRW TOP OF RETAINING WALL TOS TOP OF SLAB TG TOP OF GRATE TC TOP OF COPING OR TOP OF CURB TW TOP OF WALL TR TOP OF RAILING TS TOP OF STEMWALL EG EXISTING GRADE FS FINISHED SURFACE FL FLOW LINE FG FINISHED GRADE GB GRADE BREAK HP HIGH POINT INV INVERT GFF GARAGE FINISHED FLOOR EG EXISTING GRADE NG NATURAL GRADE ( ) EXISTING SPOT ELEVATION HARDSCAPE PER ARCH. PLAN - - PROPERTY LINE AND LIMIT -OF -WORK PROPOSED WALL BUILDING STEMWALL EXISTING ELEVATION; CONTRACTOR SHALL FIELD (102.6) VERIFY ELEVATIONS PRIOR TO CONSTRUCTION OR AND REPORT ANY DISCREPANCIES TO 102.E CIVILSCAPES ENGINEERING 'vO ��ti 0 8 16 SCALE IN FEET 1 INCH =8 FEET FL PER PLAN 2% MIN. 2% MIN. -----------y HARDSCAPE/LANDSCAPE PER PLAN 5 FLOWLINE DETAIL ONO SCALE CONSTRUCTION NOTES 10 HARDSCAPE PER ARCHITECT'S PLAN. 20 DRIVEWAY PER ARCHITECT'S PLAN. O3 PLANTER AREA PER ARCHITECT'S PLAN. O4 WALL OR FENCE PER ARCHITECT'S PLAN. O5 CONSTRUCT FLOWLINE PER DETAIL HEREON. © IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 502. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT. CONSTRUCT NEW 1-INCH WATER SERVICE PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 502- TRENCH RESURFACING PER DRAWING STD 106-A. METER AND SERVICE 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 TRATOSIC RATED BOX PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 406. O RECONSTRUCT EXISTING DRIVEWAY APRON PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 164. 10 NOT USED. 11 CONSTRUCT TYPE 'B' PCC CURB PER CITY OF NEWPORT BEACH STANDARD PLAN STD 182. NEW CURB TO BE PAINTED RED. 12 FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL ON SHEET C3. 13 FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL ON SHEET C3. 14 4-INCH WIDE NDS TRENCH DRAIN W/ LIGHT GREY GRATE. 15 CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL ON SHEET C3. OTHERWISE OUTLET TO HARDSCAPE SURFACE IN DIRECTION OF FLOW. 16 FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIRED JOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILS REPORT. 17 CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 184. 18 CONSTRUCT BOTTOMLESS TRENCH DRAIN AND 57 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL 18 ON SHEET C3. 19 NOT USED. 20 EXISTING SCE UTILITY POLE AND GUY ANCHOR TO BE REMAIN; PROTECT IN PLACE. 21 FURNISH & INSTALL 4-INCH PERFORATED PVC SUBDRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIRED JOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILS REPORT. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. co N Lij E W O O N QC~� U N Q �U Q U � J U w � 0 ff n�n Ln - V 7- Qz C) z U o0 Q N J m 0 Z V mi aZ aWZ co CIO 0�<wrn Z W W U QU ��ZYw �OpJ� Q�� w�j VU� Z W p� W 0 aLL REVISIONS NO. I REVISION DATE QROFESS/�� D, c/) l� c; y Z Llj C 76698 fv F CALF JOB NO. 24016 DATE 11 /26/2024 SHEET NO. SHEET NO. 2 OF 4 15-35 o.Lb AC DH DIAL TWO WORKING BEFORE �(DAYS BEFORE YOU DIG A% YOU DIG TOLL TREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT zv 0 8 16 SCALE IN FEET 1 INCH =8 FEET DIMENSIONS DETERMINE GRATE FRAME DIMENSI USE FRAME AS A F 3/4" CRUSHED ROCK W/FILTER CLOTH SECTION E-E WQMP NOTE: ANY CHANGES TO THE HARDSCAPE / LANDSCAPE MUST BE INDICATED ON A REVISED PRECISE GRADING PLAN, APPROVED BY THE CITY, AND MAY TRIGGER A WATER QUALITY MANAGEMENT PLAN (WQMP) CONSISTENT WITH THE MODEL WQMP, EXHIBIT 7.11. )E PEDESTRAIN SAFE FRAME & SLOT OPENING.EAST JORDAN ORKS OR EQUAL(800)874-4100 PORTION WITH CRUSHED ROCK POURING GRATE SUPPORT CURB PERFORATED PVC DRAIN PIPE FORATIONS AT BOTTOM -WRAP SIDES AND BOTTOM OF TRENCH WITH FILTER FABRIC CK gBOTTOMLESS TRENCH DRAIN AND FRENCH DRAIN DETAIL NO SCALE ►Ly�I���i�/►Gy1�lIj1 S AROUND RISER PIPE (TYP) I PVC RISER WITH SPOUT INSIDE RISER PIPE It7:7_11aI11»»:0Sto] :7L11]:L11111 WE II 4-INCH E 15 DOWNSPOUT CONNECTION DETAIL ONO SCALE EROSION CONTROL CONSTRUCTION NOTES OA INSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6 OB INLET PROTECTION PER DETAIL HEREON NOTES: 1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITH CASQA BMP WM-8. 2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. 3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING AN ETOSECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIA RUNOTOS, VEHICLE TRACKING, OR WIND. 3. APPROPRIATE BMPS FOR CONSTRUCTION -RELATED MATERIALS, WASTES, SPILLS OR RESIDUES SHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOTOS. 2 BAGS TYP TYP. ELEV. GRAVEL BAG DETAIL NO SCALE TF7NAF-)npLRY P\/(` PIPF7 7I ITI IF?F F?r11 lNlrl CG?ATF_ PVC GR 2%� COMPACTED BACKFILL IIII IIII III PER GEOTECHNICAL RECOMMENDATIONS III COMPACTED BEDDING PER GEOTECHNICAL RECOMMENDATIONS NATIVE OR RE -COMPACTED SUBGRADE 4" MIN B AREA DRAIN INLET PROJECTION Kin crni r- PER PLAN NDS ATRIUM OR FLAT GRATE / \ Za/� NAIN w Q — > NDS #66 - 6" DRAIN RISER PIPE (LENGTH AS REQUIRED) OR APPROVED EQUAL co N E � O O N cn N in Q U Q U � U Juj o O �� Q z co z 4 co co Q '�t N J m U) I REVISIONS NO. I REVISION DATE DRAIN PIPE PER PLAN INV ELEV ROFESS ANDS #101 OR #201 PER PLAN F� P M I D. SPEE-D BASIN �� P �� F2 OR APPROVED -�2 y Z EQUAL SLOPE PER PLA � C 76698 4' f v F CAL 0 0 0 0 0 0 0 o c 4" �MIN JOB NO. zo o�o�o� 24016 3/4" CRUSHED ROCK OR APPROVED C EQUAL (REVIEW GEOTECHNICAL DATE RECOMMENDATIONS IN THE SOILS 11/26/2024 REPORT TO VERIFY) SHEET NO. C 3 @(��NDS SPEE-D BASIN DETAIL NO SCALE SHEET NO. 3 OF 4 15-36 C`7 N Based on our liquefaction analysis, and in accordance with the City of Newport scarification) within the building footprint (slab -on -grade portion) will require Lift thicknesses will be dependent on the size and type of equipment used. In at 24 inches on center, The reinforcement shall be supported on chairs to insure W Beach Policy No. Cf3C 1803.5.11-12 (IVBMC, Chapter 15), we recommend the remove an recompaction to prepare the site for construction. The removals general, fill should be placed an uniform lifts not exceeding 6 inches. ?placement positioning of the reinforcement at mid -center in the slab_ Interior slabs shall be O following mitigative methods to minimize the effects of shallow liquefaction should be accomplished so that all fiJ1 and backfill existing as part of the previous and compaction of fill should be in accordance with local grading ordinances underlain by 2 inches of clean sand over a minimum 15 mil plastic vapor barrier, U) U site use and demoRion operations are removed_ under the observation and testing of the geotechnical consultant. We with all laps sealed, over 4 inches %a -finch crushed rock (see "Capillary Break " O 1 Tie all pad footings with grade beards, recommend that fill soils be placed at moisture contents at feast 2 percent over below). N z CL 2. All footings should be a minimum of 24 inches deep, below grade, Where feasible, the limits of the pad fill shall be dofined by a 3 foot envelope optimum (based on ASTM: D 1557) Q 3 Continuous footings should be reinforced with two No_ 5 rebar (two at the encompassing the building footprint. Care should be taken to protect the Some slab cracking due to shrinkage should be anticipated_ The potential for tap and two at the bottom). adjacent property improvements. We recommend) that oversize materials (materials over 4 inche s) should they the slab cracking may be reduced by careful control of Water/cement. be ratios. The � � — 4 Concrete slabs cast against properly compacted till materials shall be a encountered, be stockpiled and removed from the site. contractor should take appropriate curing precautions during the pouring of (n > .0 minimum eat 5 inches thick (actual) and reinforced with No. 4 rebar 1 A minimum one font thick fill blanket should be placed throughout the exterior concrete in hot weather to minimize cracking of slabs We recommend that a _ Q W V ^\ o inches an center in both directions- The reinforcement shall be supported p t improvements (approaches, parking and planter areas). The fill Blanket will be Trench Backtill slipsheet (or equivalent) he utilized if crack -sensitive flooring Is planned directly � v on chairs to Insure positioning of the reinforcement at mid -center in the achieved by re -working (scarifying) the upper 12 inches of the existing grade. on concrete Slabs. All slabs should be designed in accordance with structural V J � slab. The on -site sails may be used as trench backfill provided they are screened of considerations_ W 5 Dowel all footings to slabs with No. 4 bars at 24 inches on center. Remedial Grading - Salt Cement rock sizes over 4 inches in dimension and organic matter. Trench backfil! should .C: 6. Additionally, to further reduce the effects of the thin shallow zones of be compacted in uniform lifts (not exceeding 6 inches in compacted thickness) Mat Foundation Des{ n d tional) Z (� LO potentially liquefiable soils, the building slab shall include 15" +Iry by 24" d Due to rn situ granular sands, we recommend a minimum three (3) pallets (40 by mechanical means to at least 90 percent relative compaction (ASTM- D z � interior grade beams {"cross beams") to be reinforced with two No. 5 bags dry mix, each weighing 9�4 pounds and approximately 1.33 cubic yards) of 1557), Due to cohesionless sands during construction, a mat slab foundation system is Q Q � tabors {two at #fie top and two at the bottom). Portland cement be blended into the newly -placed fill, The first application of the an atterr�aite option. Mat slabs founded in compacted fill or competent native V z � Portland Cement shalt be placed on the bottom of the scarified over- Geotechnical Design Parameters materials may be designed for an allowable bearing value of 1,500 psf (for dead- N D Other Geologic Hazards excavation(s), This option may be eliminated or reduced if suitable import fills plusAvea load). These values may be increased by one-third for loads of short LO � Ur are trucked -in. The following Geotechnical parameters may used in the design of the proposed duration including wind or seismic forces. The actual design of the foundation O 6 Q Other geologic hazards such as landsliding, or expansive soils, do not appear to structure (also, see Liquefaction Analysis" section, abovee): and slabs should be completed by the structural engineer N J 0) be evident at the subject site, Site Preparation Conventional Foundation Design MIN. QESIGN ITEM RECOMMENDATIONS CONCLUSIONS. Prior to earthwork or construction operations. the site should be cleared of Mat foundations: surface structures and subsurface obstructions and stripped of any vegetation in aileawadle eearing pressure{ 1,500 psf Structures on properly compacted fill may be supported by conventional. passive lateral reststence 250 psf per foot Based on our geotechnical study of the site, our review of available reports and the areas proposed for development. Removed vegetation and debris should continuous or isolated spread footings. All perimeter and footings should be a mat slab thickness' min 12 mcheas with thickened edges (+ S inches) literature and our experience, it is our opinion that the proposed improvements at the then be disposed of oft -site. A minimum of 2'lz feet of the soils below existing minimum of 24 inches deep (measured in the field below lowest adjacent grade) steel reinforcement no. 5 bars 12" o.c each way, lop and bottom site are feasible from a geotechnical standpoint. There appear to be no significant grade will require removal and recompaction in the areas to receive building pad opefficitent of friction: 0.30 and a minimum 15 inches wide. geotechnical constraints on -site that cannot be mitigated by proper planning, design. fill, Follenwir�g removal and scarification of 6 inches, the excavated surface Modulus eat Suhgrade Reaction k, = 9Q Ibsflit= � and utilization of sound construction practices_ The engineering properties of the soil should be inspected by the soils engineer or his designated representative prior to At this depth p (24 inches) footings founded in fill materials may be designed far an For mat slabs, we do not recommend expansion or felt joints be used. Q and native materials, and the surface drainage offef favorable conditions for site re- the placement of any fill In footing trenches. boles or pockets of allowable bearing value of 1,750 and 2.250 psf (for dead -plus -live load) for development. undocumented fill resulting from removal of buried obstructions discovered during this inspection should be filled with suitable compacted fill_ continuous wall and isolated spread footings. respectively. These values may be Reinforcement requirements may be increase if increased by one-third for loads of q y d reciarnmended by the protect duration. L) RECOMMENDATIONS short Including wind or seismic structure! engineer_ In no case should they be decreased from the previous forces. U) Fills recommendations, The following sections discuss the principle geotechnical concerns which should be Continuous perimeter footings should be reinforced with No. 5 rebar (two at the CapillaryBreak Below Slabs Mill considered for proper site re -development. The on -site soils are suitable for reuse as compacted fill, provided the are free p p y _Interior to and two at the bottom) q y f� } Reinforcement requirements may be increased i1 � of organic materials, debris, and materials larger than four (4) inches in diameter_ After removal of any loose, recommended by the project structural engineer. In no case should they be in accordance with the 2022 California Green Building Standards Code Section decreased from Earthwork compressible soils, all areas to receive fill and/or other surface improvements should be scarified to a minimum depth of 12 the previous recommendations. 4.505.2.1, we provide the followin building €� g g spectficatian for the subject site (new Grading and earthwork should be performed in accordance with the following inches. brought to at least 2 percent over optimum moisture conditions and laving area slabs) Slabs cn-grade — eecommendations and the General Earthwoi-k and Grading Guidelines included in Appendix C. It is our understanding that the majority of grading will be limited compacted to at least 90 percent relative compaction (based on ASTM. D 1557). If necessary. import soils for near -surface fills should be predominately granular, Concrete building slabs shall be directly underlain b a minimum 2 inches Concrete slabs cast against properly compacted fill materials shall be a minimum Y to the re -grading of the building � g 9 pad for the proposed construction. In general, at possess a very low expansion potential. and be approved by the geotechnical of clean/washed sand, underlain by a minirrrtiml5 mil -thick vapor barrier of 5 inches thick (actual) and reinforced with No. 4 rebar at 12 inches on center (e.g_ °Stego Wrap", or equivalent), with all laps sealed, by d is poet 2'!� feet (plus f3 inches of antic{ ated that the removal of the u p engineer. underlain in both directions. The slabs shall be doweled into the footings using No. 4 bars inches of 3f. -inch gravel. Stills PVF t - Prue. thicr4Lirt nisi tli Stills R.'O - Proirrsscd r7uplc% kcsrdgzcrr 3i,i)1 lAu Av=l4c, Ne ilaiI D-atvjl, CA So16 rtt'pun - lhupused tliplo, Residcn�w 3"1 Lake Aveni�, Newpm boich. CA JNJI LLike Aventw, Nrwpim iicnch_ CA Sails Repuri - Pwposed gMpica ReWcacc I'ruiecl Nv r3h472.i Fchruary 1b.2024 i'rujers Nis. RA4711I Febmary 11%2024 Prutco Nu.IIA472,i Suits itzpurl - Praptx�ed rhapirx Rcsidraci F'thr"ry irx202•1 i ! +I tI}F h2 024 W aV J Z W As a conservative approach, and due to the marine environment, we recommend specifications and of recommendations, and to allow design changes in the event that a.W� M Notes: the 2-inch layer of sand alcove the vapor barrier is considered cement with a minirnurn strength fc of 3.000 psi be used for concrete m contact subsurface conditions differ from those anticipated. CQ OGeotechnical optional and shall be determined by the protect structural engineer, with on -site earth materials. CN � Z ebserva#ions/besting should b� performed at the following stages; W 0') We do not advise placing sand directly on the gravel layer as this Exterior Slabs -on -grade Hardsca e • During Z � Z) Q would reverse the effects of vapor capture and increase soil ion grading operations, including excavation, removal. filling, compaction, backfiNing, W J z U settlement {due to siltation of fines). � Concrete slabs caste against properly p g p pert coin acted fill materials shall be a minimum of 4 inches thick (actual) and reinforced with) No- 3 18 Inches and etc After excavations for footings (or thickened> edges) and/sir grade beams verify W ova= Settlement rebar at on center in both directions. The reinforcement shall be supported on chairs to insure the adof underlying materials. Q U ^ After pre-soaking of new slab sub -grade earth materials and placement of Q Utilizing the design recommendations herein, positioning of the reinforcement at mid -center in the slab. capillary break, plastic membrane, prier to pouring concrete. W W � presented we anticipate that the Dunng backfill of drainage and utility line trenches, to verify proper compaction. Z Q � majority of any post grading settlement wilt occur during construction activities. e estimate that the total Control joints should be provided at a maximum spacing of 8 feet on center in two directions for slabs 6 feet for t Whenlif any unusual geotechnical conditicris are encountered Prior interior � O J settlement for the proposed structure will be on the and at on center sidewalks. Control joints are to and exterior slab pours to ensure proper subgrade cornpactian � � order of -inch. Based on the laboratory result findings (including the attached intended to direct cracking. and moisture barriei-s. � � � O0 consolidation curve), differential settlement is not expected to exceed 0,35 inch W C4 in 30 feet_ Theses settlement values are expected to be within tolerable limits for Expansion flr felt joints should be used at the interface of exterior slabs on grade Please schedule art rrtspectrorr vt►ith the geatechn}cal COrisulfant` �° r1�r to the W properly designed and constructed foundations. and any taxed structures to permit relative movement, pouring of all interior and exterior slabs. v � Lateral ��att Resistance _ Some slab cracking title to shrinkage should be anticipated_ The potential for LIMITATIONS W U V z O the slab cracking may be reduced by careful control of water/cement ratios. The The geotechnical services described harein have been in W Footings founded in fill materials may be designed for a passive lateral bearing contractor should take appropriate curing) precautions during the pour-Ing of conducted a manner consistent with the level of care and skill ordinarily exercised by membera of the geotechnical engineering profession practicing W pressure of 250 pounds per square foot per foot of depth_ A coefficient of friction against sliding between concrete and soil of 6.3� may be concrete in hot weather to minimize cracking of slabs. contemporaneously under similar conditions in the subject locality Under no circumstance is any warranty. expressed or implied, mare o connection the O assured. with providing of services described herein. Data, Surface Drainage lalterpr2l2tians, and reccrnmendal1ons presented herein are based solely on information available to this a LL Cement Type for Concrete in Contact with On -Site Earth Materials df ere at the time work was perfotrned. EGA ConsuIlants wit! not be responsible for athe r parties' Surface drainage shall be controlled at all times Positive surface drainage interprr~Iations or use of We information developed to this report. Concrete mix design should be fused on sulfate testing with Section 1904.2 of should be provided to direct surface water away from structures and toward the The interpolated subsurface conditions should he checked in the field during construction by a the 2022 CBC (in the event of soil import, soils shall be tested a specified street or suitable~ drainage facilities. Ponding of water should be avoided represeptative of EGA Consultants We recommend that all foundation excavations and grading accordingly). Preliminary laboratory testing indicates the site soils possess adjacent to the structures. Roof gutter discharge should be directed away from operations be observed by a representative of this firm to ensure that construcbon is performed in negligible sulfate exposure (71 ppm). the building areas through sal;id PVC pipes to suitabte discharge points. Area accordance with the specifications outlined in this report rains should be provided for planter areas and drainage shall{ be directed away We tip not direct tr,e ccntractar's operations, and we cannot be resppnslbie for the safety of others. The REVISIONS ACI 318 BUILDING CODE - Table 19-11-1 from the foundafon, contractor should notify the owner ff he cumsiders any of the recommenced actions presented herein to be NO. REVISION DATE REQUIREMENTS FOR CONCRETE EXPOSED TO SULFATE -CONTAINING SOLUTIONS unsafe soliate VV81er soluble Sulfate bo in Cemer+r T � � ,} yr+e i4laxir��rn water- Minimum tCl , i Exposure slrirate eSQ,) in sole water, ppm ceme'•riliticus material norrir&Lweight Review of Plans percent by weight ratio. try weight. norm�d and iight►veght weiphl Con�rDte concrete psi The specifications and parameters outlined in this report shall be considered iNegligibie 0.00 : 50. � o.io 0 � gO,li5Q � — fsol rs-iinimum requirements and incorporated into the Grading, and Foundation Plans if applicable_ This office should review the Plans when available. If approvied, M1hotlerate a 10 { SD;� 0,20 i50 { SD,� 1500+i,IP(MS}. p,SU apOU the geotechnical consultant shall signistamp the applicable flans from a Is t ] lsi�+sp.�;r�is; 9 eotect�nical standpoint. Q�oFEss ioNq eepruttdWsl lism)` ' Severe GEQTECH11liGAL OBSERVATION AND TESTING DURING C4N5TRiJCTIph! 1500 a SQ. V 045 4500 tszl 10,0UQ �� VPM D. We recommend than a qualified geotechnical consultant be retained to provide y Z_c Very Severe SO, r2.00 5O,> 10,000 Vplus 045 1500 [s ] paaxalan geotechnical engineering services, including geotechnical observation/testing, during Cf 76698 Z_ the construction phase of the project. This is to verify the compliance with the design, fv F CAL )(4111 Lake Mtnuc, Ncwixjrt i#c;irh. CA nel l Lake Al vni4e, 141mi}[ur Bca�lP. CA 3601 LaLc Asanwe, Ne%gxin Reach_ �'A Soils s cpud - npnse pir� Residence Snit Re err - Prrr sad Dir iex icoidericc F' F� p ticpurl - Prrrpotsed Duplo, Rc�,ircnrc mj JOB NO. I'ruj¢ct Na BA472 i Prhmam 16. 2024 }'tojcct #fin. 133472 I I rbrw" i b. 2024 1'mjsci No B�t-112 ! a'rhroary 1 h. 2014 l _. 24016 DATE 11 /26/2024 NO. DSHEET DIAL BEFORE TWO WORKING ��� DAYS BEFORE C4 YOU DIG YOU DIG Rio TOLL FREE A PUBLIC CALL 811 SERVICE BY UNDERGROUND SERVICE ALERT SHEET NO. 4 OF 4 3 c� Z 0 0 0 N 0 0 m Z a� Q a� m J O M M 0 v U 2 0- Le 15-37 I I I I CL W J I J a T 3601 (E.: PO' TO PR IN CD 0 N 00 to M I Z I I (E.: WII PR' IN I 5'-0" I I I I - - - - - - - - - - - - - - - - - - - - - - - 36TH STREET LANDSCAPE NOTES: 1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W. 2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING AREAS WITH REPECTIVE HEIGHTS AND MATERIALS. 3. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY. ""ALL PLANTS TO BE DROUGHT -TOLERANT NON-INVASIVE PLANT SPECIES. PLANT HEIGHT 42" MAX. FOR THE LANDSCAPING NEAR THE ALLEY AND ALONG 36TH STREET HEDGES, SHRUBBERY, AND VEGETATION SHALL BE MAINTAINED AT A HEIGHT OF 24" FROM THE ADJACENT FINISHED GRADE (NBMC 20.30.130(D) 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: 122 SOFT —LANDSCAPING IS EXEMPT FROM WELD BECAUSE LESS THAN 500 SQ. FT. OF LANDSCAPING A SITE PLAN NOTES LAVANDULA SPP. LAVENDER (LOW WATER USE) - PLANT TO BE MAINTANEDAT 42" MAX. OPHIOPOGON JAPONICUS "NANIUS" DWARF MONDO GRASS - VERY LOW GROWING DROUGHT TOLLERANT GROUND COVER TO 4 INCHES. 6 ANNOTATION LEGEND 1 PROPERTY LINE - REF. SURVEY 2 FRONT YARD SETBACK 3 SIDE YARD SETBACK 4 REAR YARD SETBACK 5 OUTLINE OF EXISTING STRUCTURE - TO BE REMOVED - REF. SURVEY 6 EXISTING STRUCTURE - NOT A PART - REF. SURVEY 7 TRASH LOCATION - SCREEN FROM STREET AS NEEDED 8 PLANTED AREA. HEDGES, SHRUBBERY, AND VEGETATION SHALL BE MAINTAINED AT A HEIGHT OF 24" FROM THE ADJACENT FINISHED GRADE (NBMC 20.30.130(D) ALONG 36TH STREET, ALLEY, AND LAKE AVENUE. 9 (N.) HARDSCAPE - COLORED & SCORED CONCRETE OR STONE PAVERS (AS SELECTED), REF. LAND. & CIVIL DWGS. BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT STATUS CDP 4TH CHECK PLAN CHECK NO. PA- 2014-0105 PROJECT CONTACT COLBY GALLAGHER THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANYWAY 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. W J a 0 W Z W a W a J PROJECT ADDRESS: 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 OWNER INFORMATION: DDCFRJ INVESTMENTS, LLC. 4686 E. ONTARIO MILL PARKWAY ONTARIO, CA 91764 P: 909.240.8823 DATE 11-27-24 REVISIONS NO. REVISION DATE PLANTING PLAN PLANTING PLAN 1/4" =1'-0" L' KEYNOTES Lml 15-38 ROOM TAG 6 18 I m O ¢I cc o 20' MIN. CLR. I I I 2 I A-5.3 I I I I 6 DRIVEWAY o NOTE: PROVIDE MIN. (1) LAYERS OF 5i 0 o VHI FIRECODE X TO INSIDE FACE OF AI SLOPE PER CIVIL ABV. I I I I I I I I I I I o 9 8 F 7 ABV. FUTURE I L - - D- WATER 10 O HEATER 3603 1 - RASH 3601 I F ° FUTURE _ o WATER 10 I 8 71- HEATER O 9 A-4.0 1 2 1 2 A-5.0 A-5.2 1 3 - �9 ROOF ABV. 0 O11 7 � I I TS�TAIRSI CLR. N PORCH ENTRY II -POWDER 17R 0' - 7 1/4"4bw U ' oz im o ----- I 3' - 4" CLR. 18 D-3 ' I :g: 2-� GE _ U / NOTE: PROVIDE MIN. (1) LAYERS OF 5/8" MOLD TOUGH a - VHI FIRECODE X TO INSIDE FACE OF ALL GARAGE WALLS UP 11,10 I m NOOK -�- Ll I IPOWDEI z co20' 01/2" o CD20' MIN. CLR. o L-- 3 - 3 11 O 18 PORCH ENTRY 2 1 2 A-5.0 2 �-52 �-12 A-4.0 �I FLOOR ABV. . / I I I FIRST LEVEL FLOOR PLAN 1/4" = 14" 2 A-5.1 GRID LINE DENOTES IMAGINEARY PROPERTY LINE BETWEEN UNITS 3603 1 1 A-4.1 3601 1 A-5.1 ROOM NAME I \ 1 A-5.0 20R@7 112" UP LDEW7 � L ELEVATION / SECTION INDICATOR CALL -OUT TAG SPOT ELEVATION KEYNOTE TAG DOOR / WINDOW / WINDOW WALL TAG REVISION TAG FIRE RATED CEILING ASS'Y - REF. DTLS. 7/AD-5.0 1-HR RATED INT CONDITION - REF. DTLS. 7/AD-5.0 1-HR RATED EXT CONDITION - REF. DTLS. 6/AD-5.0 INT. FIRE RATED PARTITION - REF. DTL. 1/AD-5.0 STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED - ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED - ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL DOORS - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT - SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC WINDOW - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT - SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 3/AD-1 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. 180 CFM AND VENT TO OUTDOOR ,HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER 504.3 OF CMC &TABLE 150.0-E & G CALENERGY KITCHEN/BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN - TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - LAVATORY TO HAVE 24" MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - PROVIDE POWER, GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. REFRIGERATOR (REF) / FREEZER (FRZ) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - PROVIDE POWER AND WATER SUPPLY AS REQUIRED BUILT-IN APPLIANCE If DISHWASHER (DW) /TRASH COMPACTOR (TR) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - PROVIDE POWER, WATER SUPPLY & DRAINAGE PIPE AS REQUIRED TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24" IN FRONT AND 15" FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) - REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE CASEWORK, TALL CABINET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, BASE CABINET W/. COUNTERTOP - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, UPPER CABINET/SHELVES - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER BUILT-IN CLOSET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER lrU 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 J 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 CMC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. - INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. - 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 6 & 7/AD-1.0 OVERFLOW OR EMERGENCY 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 6 & 7/AD-1.0 A ANNOTATION LEGEND 1 PROPERTY LINE - REF. SURVEY 2 FRONT YARD SETBACK 3 SIDE YARD SETBACK 4 REAR YARD SETBACK 5 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 1/AD-1.0 6 FIREPLACE - SOLAS PREFABRICATED FIREPLACE LISTED TO ANSI Z21.88/CSA 2.33-2014, GAS ONLY, POWER VENT W/. SEALED COMBUSTION - FORTY6 SLIM -LINE BUILT-IN WITH COOL ZONE TECHNOLOGY, 63.33"W X 28.83" H X 11 9/64" D [DTL. 24/AD-11 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO 7 7 3/4" STEP AT IN SWING REQ'D. EGRESS DOORS (R311.3.1.) 8 RECESSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) 9 TANKLESS WATER HEATER, REF. AS-1.0 SPEC SHEETS, VERIFY PRODUCT W/. OWNER - SIZE AND INSTALL PER CHAPTER 5 OF CPC AND MFG. INSTRUCTION, VERIFY THE SIZING W/. ENERGY REPORT (PROVIDE ADEQUATE N.G. CONN. & POWER AS REQ'D.) - 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) 10 DEDICATED SPACE FOR FUTURE HEAT PUMP WATER HEATERS, PROVIDE DEDICATED 125 VOLT, 20 AMP ELECTRICAL RECEPTACLE PER CAL ENERGY, REF. SHEETS T-1.4 & T-1.5 FOR MORE INFO 11 ENCLOSED USEABLE SPACE UNDER STAIRWAY, USE 5/8" TYPE'X' GYP. BD. FINISH TYP. (1/2" MIN.) (CRC R302.7) 12 UNACCESSIBLE ENCLOSED SPACE UNDER STAIRWAY 13 INTERIOR GUARDRAIL - MIN. 42" HIGH ABV. F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW. BRAN DONARCH ITECTS.COM PROJECT STATUS CDP 4TH CHECK PLAN CHECK NO. PA- 2014-0105 PROJECT CONTACT COLBY GALLAGHER 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. W J a 0 W Z W a W Y a J PROJECT ADDRESS: 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 OWNER INFORMATION: DDCFRJ INVESTMENTS, LLC. 4686 E. ONTARIO MILL PARKWAY ONTARIO, CA 91764 P: 909.240.8823 DATE 11-27-24 REVISIONS NO. REVISION DATE FIRST LEVEL FLOOR PLAN B KEYNOTES A=2 0 15-39 ROOM TAG 2 A-5.3 2 A-5.1 1 A-5.0 1 A-5.1 SECOND LEVEL FLOOR PLAN 1 /4" = V-0" 2' 13/8" T�o 25 I o I 24 ;" BEDROOM 2 27 I I - I I I 3603 I 3601 I I I I 21 O I BEDROOM 2 Ll 20 � O I L t A-4.0 2 1 1 A-5.0 A-5.2 2 A-5.2 32 BALCONY 2% MIN. 16 20 3 A-5.3 2 A-5.1 GRID LINE DENOTES IMAGINARY PROPERTY LINE BETWEEN UNITS 3603 . - - (: 1 1 3601 ROOM NAME I \ 1 A-5.0 oNO 20R@7 112" UP [LDEW7 � L 2 ELEVATION / SECTION INDICATOR CALL -OUT TAG SPOT ELEVATION KEYNOTE TAG DOOR / WINDOW / WINDOW WALL TAG REVISION TAG FIRE RATED CEILING ASS'Y - REF. DTLS. 7/AD-5.0 1-HR RATED INT CONDITION - REF. DTLS. 7/AD-5.0 1-HR RATED EXT CONDITION - REF. DTLS. 6/AD-5.0 INT. FIRE RATED PARTITION - REF. DTL. 1/AD-5.0 STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED - ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED - ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL DOORS - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT - SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC WINDOW - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT - SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 3/AD-1 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. 180 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER 504.3 OF CMC & TABLE 150.0-E & G CALENERGY KITCHEN/BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN - TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - LAVATORY TO HAVE 24" MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - PROVIDE POWER, GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. REFRIGERATOR (REF) / FREEZER (FRZ) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - PROVIDE POWER AND WATER SUPPLY AS REQUIRED BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - PROVIDE POWER, WATER SUPPLY & DRAINAGE PIPE AS REQUIRED TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24" IN FRONT AND 15" FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) - REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE CASEWORK, TALL CABINET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, BASE CABINET W/. COUNTERTOP - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, UPPER CABINET/SHELVES - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER BUILT-IN CLOSET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER FIREPLACE - FACTORY -BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING J 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 CMC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. - INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. - 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 6 & 7/AD-1.0 OVERFLOW OR EMERGENCY 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 6 & 7/AD-1.0 A ANNOTATION LEGEND BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW. BRAN DONARCH ITECTS.COM PROJECT STATUS CDP 4TH CHECK PLAN CHECK NO. PA- 2014-0105 PROJECT CONTACT COLBY GALLAGHER 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. W J a 0 W Z W a W Y a J 1 PROPERTY LINE - REF. SURVEY 2 FRONT YARD SETBACK . 19.46' F.F. 4 I 3 SIDE YARD SETBACK S 4 REAR YARD SETBACK REF. STRUCT. FOR T.O. 6 D-1. 11 I 5 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS J ❑ UP PRIMARY BEDROOM MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 1/AD-1.0 I 6 INTERIOR GUARDRAIL - MIN. 42" HIGH ABV. F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 7 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 8 CHANNEL DECK DRAIN - REF. DTL. 7/AD-1.0 & DECK/ROOF DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF DRAIN SHALL HAVE ❑ _ _ _ DOMED STRAINER 12 9 OVERFLOW DRAIN - REF. DTL. 6 & 7/AD-1.0, AND OVERFLOW OR EMERGENCY DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF PROJECT ADDRESS: 16R @ 0' - 7 1/4" N DRAIN SHALL HAVE DOMED STRAINER 15 1 10 CUSTOM RECESSED GUTTER/DECK DRAIN - ROOFING/DECKING CONTRACTOR COLRD. W/. FLASHING INSTALLER - VERIFY LOC'N 3601 AND 3603 LAKE AVENUE, 17R @ 0' - 7 1/4" II 3' - 6 1/2"" U / I A-5.1 & APPLICATION OF DRAIN W/. ARCH PRIOR TO ORDERING - SIZE PER TABLE 1103.3 OF CPC NEWPORT BEACH, CA 92663 j II II CLR. / 11 FIREPLACE - SOLAS PREFABRICATED FIREPLACE LISTED TO ANSI Z21.88/CSA 2.33-2014, GAS ONLY, POWER VENT W/. SEALED I COMBUSTION - FORTY6 SLIM -LINE BUILT-IN WITH COOL ZONE TECHNOLOGY, 63.33"W X 28.83" H X 11 9/64" D [DTL. 24/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN 17 16 15 14 / ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE 13 I PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO OWNER INFORMATION: m 12 SHOWER - PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) - SEE PLUMBING NOTES ON B/T-1.1 FOR MORE INFO AND REQ'S. DDCFRJ INVESTMENTS, LLC. / I 13 PROVIDE FLOOR DRAIN IN LAUNDRY ROOM - FLOOR DRAINS SHALL CONNECT INTO A TRAP SO CONSTRUCTED THAT IT CAN BE 4686 E. ONTARIO MILL PARKWAY READILY CLEANED AND BE OF A SIZE TO SERVE EFFICIENTLY THE PURPOSE FOR WHICH IT IS INTENDED. THE DRAIN INLET ONTARIO, CA 91764 SHALL BE SO LOCATED THAT IT IS IN FULL VIEW. (CPC 1006) P: 909.240.8823 J 14 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE A/A-4.0 15 WINDOW TO MEET EGRESS REQUIREMENTS PER SECTION R310 OF CRC - REF. EMERGENCY ESCAPE AND RESCUE OPENING NOTES ON SHT. A-7.0 1 16 EGRESS DOOR TO COMPLY W/. CRC SECTION R311.2 REQS., REF. EGRESS DOOR NOTES ON SHEET A-7.0 17 6X6 WOOD COLUMN PER STRUCT., REF. STRUCT. DWGS. - WRAP WITH WOOD AND STAIN AS SELECTED AND SEAL AS REQ'D. DATE PER DTL. 12/AD-1.0, ARCH. TO APPV. COLOR AND PROFILE - SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - SIZE 11-27-24 & CONN. PER STRUCT. CONCEAL CONNECTIONS. 18 BATHROOM TO COMPLY WITH CRC R327 FOR AGING -IN -PLACE DESIGN AND FALL PREVENTION. REF. AGING -IN -PLACE DESIGN AND FALL PREVENTION NOTES ON B/T-1.1 AND DETAILS FOR MORE INFO. DOORS TO THE BATHROOM AND BEDROOM (IF REVISIONS APPLICABLE) TO HAVE MIN. 32" WIDE CLEAR OPENING PER CRC R327.1.3. REFER TO DETAILS 17 AND 21 ON AD-1.0 19 BEDROOM TO COMPLY WITH CRC R327 FOR AGING -IN -PLACE DESIGN AND FALL PREVENTION. REF. AGING -IN -PLACE DESIGN NO. REVISION DATE AND FALL PREVENTION NOTES ON B/T-1.1 FOR MORE INFO. DOORS TO THE BEDROOM TO HAVE MIN. 32" WIDE CLEAR 2 1 2 OPENING PER CRC R327.1.3. A-5.0 2 �-12 20 7 3/4" STEP AT IN SWING REQ'D. EGRESS DOORS (R311.3.1.) 21 7 3/4" STEP AT IN/OUT SWING DOORS A-4.0 22 BATHTUB - FREE-STANDING, AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER (VERIFY LOC'N. OF FIXTURES W/. OWNER) - SEE PLUMBING NOTES ON B/T-1.1 FOR MORE INFO AND REQ'S. SECOND LEVEL FLOOR PLAN B KEYNOTES A=2ml 15-40 ROOM TAG 2 A-5.1 22 I I 3603 I 1 - � A-4.1 2 3601 I I 19 1 A-5.0 I I I 3' MIN. CLR. I 14 I I ❑ 15 8 12 2i N 1 I ❑ ❑ ❑ ❑ E A-5.1 m CD _ � N "C o- - - - - - - - - -- 15'- 0" 3RD FLOOR SETBACK THIRD LEVEL FLOOR PLAN 1/4" = 1'-0" 2 1 2 A-5.0 A-4.0 A-5.2 A-5.2 1 I 1 31.67' T.O. WALL DTI I � I 15'- 0" 3RD FLOOR SETBACK I 2 2 A-4.0 1 2 A-5.0 �-12 2 A-5.1 GRID LINE DENOTES IMAGINARY PROPERTY LINE BETWEEN UNITS 3603 1 1 3601 1 A-5.0 1 A-5.1 f�M ROOM NAME I \ 1 A-5.0 oNO 20R@7 112" UP [LDEW7 � L ELEVATION / SECTION INDICATOR CALL -OUT TAG SPOT ELEVATION KEYNOTE TAG DOOR / WINDOW / WINDOW WALL TAG REVISION TAG FIRE RATED CEILING ASS'Y - REF. DTLS. 7/AD-5.0 1-HR RATED INT CONDITION - REF. DTLS. 7/AD-5.0 1-HR RATED EXT CONDITION - REF. DTLS. 6/AD-5.0 INT. FIRE RATED PARTITION - REF. DTL. 1/AD-5.0 STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, - PAINT AND SEAL AS REQUIRED - ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN - PER STRUCT., REF. STRUTC. DWGS, - PAINT, STAIN AND SEAL AS REQUIRED - ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL DOORS - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT - SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC WINDOW - AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 - SHGC & U-FCTOR PER T-24 ENERGY REPORT - SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 3/AD-1 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. 180 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER 504.3 OF CMC & TABLE 150.0-E & G CALENERGY KITCHEN/BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN - TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - LAVATORY TO HAVE 24" MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - PROVIDE POWER, GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90- DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1. REFRIGERATOR (REF) / FREEZER (FRZ) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - PROVIDE POWER AND WATER SUPPLY AS REQUIRED BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - PROVIDE POWER, WATER SUPPLY & DRAINAGE PIPE AS REQUIRED TOILET - WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24" IN FRONT AND 15" FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) - REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE CASEWORK, TALL CABINET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, BASE CABINET W/. COUNTERTOP - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER CASEWORK, UPPER CABINET/SHELVES - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER BUILT-IN CLOSET - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER FIREPLACE - FACTORY -BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING J 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 CMC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. - INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. - 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 6 & 7/AD-1.0 OVERFLOW OR EMERGENCY 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 6 & 7/AD-1.0 A ANNOTATION LEGEND 1 PROPERTY LINE - REF. SURVEY 2 FRONT YARD SETBACK 3 SIDE YARD SETBACK 4 REAR YARD SETBACK 5 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 1/AD-1.0 6 INTERIOR GUARDRAIL - MIN. 42" HIGH ABV. F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 7 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 8 FIREPIT - PROVIDE GAS STUB -OUT & POWER AS REQ'D., REF. LAND. DWGS, VERIFY W/. OWNER 9 BBQ - PROVIDE GAS STUB -OUT & POWER AS REQ'D., REF. LAND. DWGS., VERIFY W/. OWNER 10 UNDER -COUNTER REFRIGERATOR AS SELECTED PER I.D., PROVIDE POWER - VERIFY W/. I.D. AND OWNER 11 A/C CONDENSER OR HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER -SIZE TBD, REF. ENERGY REPORT FOR MORE INFO - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. - INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION 12 IN -WALL SCUPPER- SIZE PER TABLE 1103.1 OF CPC 13 CHANNEL DECK DRAIN - REF. DTL. 7/AD-1.0 & DECK/ROOF DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF DRAIN SHALL HAVE DOMED STRAINER 14 FUTURE SPA - ANY FUTURE ACCESSORY STRUCTURES NOT TO EXCEED 24, FROM ESTABLISHED GRADE 15 DECK DRAIN - REF. DTL. 6/AD-1.0 & DECK/ROOF DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF DRAIN SHALL HAVE DOMED STRAINER 16 CUSTOM RECESSED GUTTER/DECK DRAIN - ROOFING/DECKING CONTRACTOR COLRD. W/. FLASHING INSTALLER - VERIFY LOC'N & APPLICATION OF DRAIN W/. ARCH PRIOR TO ORDERING - SIZE PER TABLE 1103.3 OF CPC 17 GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC 18 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE A/A-4.0 19 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE A/A-4.0 20 FLAT COOL ROOF, CLASS 'A'- COLOR AS SELECTED - TPO MEMBRANE - REF. MAT. SCHEDULE A/A-4.0 21 6X6 WOOD COLUMN PER STRUCT., REF. STRUCT. DWGS. - WRAP WITH WOOD AND STAIN AS SELECTED AND SEAL AS REQ'D. PER DTL. 12/AD-1.0, ARCH. TO APPV. COLOR AND PROFILE - SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - SIZE & CONN. PER STRUCT. CONCEAL CONNECTIONS. 22 OVERFLOW DRAIN - REF. DTL. 6 & 7/AD-1.0, AND OVERFLOW OR EMERGENCY DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF DRAIN SHALL HAVE DOMED STRAINER 23 7 3/4" STEP AT IN SWING REQ'D. EGRESS DOORS (R311.3.1.) 24 DECORATIVE CHIMNEY ENCLOSURE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY -BUILT FIREPLACE AND/OR CHIMNEY(R1005 OF CRC) - GAS VENT TO BE TERMINATED PER CMC 802.6.1 (LISTED DIRECT -VENT PER MFGR. INSTALLATION INSTRUCTION (CMC 802.2.6)) BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW. BRAN DONARCH ITECTS.COM PROJECT STATUS CDP 4TH CHECK PLAN CHECK NO. PA- 2014-0105 PROJECT CONTACT COLBY GALLAGHER 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. W J a 0 W Z W a W Y a J PROJECT ADDRESS: 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 OWNER INFORMATION: DDCFRJ INVESTMENTS, LLC. 4686 E. ONTARIO MILL PARKWAY ONTARIO, CA 91764 P: 909.240.8823 DATE 11-27-24 REVISIONS NO. REVISION DATE THIRD LEVEL FLOOR PLAN B KEYNOTES A=2m2 15-41 1 A-5.0 41_110114_� A-5.1 I FIRST LEVEL DIMENSION PLAN 1/4" =1'-0" 2 1 2 A-4.0 A-5.0 A-5.2 A-5.2 1 P n11.11 C1. 1n1/O 111.11 2 2 A-4.0 1 2 A-5.0 �52 DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH MINIMUM 1/2" PLYWOOD DOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. GARAGE FLOOR: GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1) PLUMBING: 1. SUPPORT ALL WALL -HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF -THE -FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME Al12.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON -CORROSIVE SCREW OR BOLTS. (CPC 402.4) 2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SO. INCHES (7.1 SO. FT.) OR MORE FROM TOP OF THRESHOLD TO 70" ABOVE DRAIN, 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. (CPC 507.2) WOOD OR WOODBASED PRODUCTS NOTE: (CRC R317.1) ( REF. B /T-1.1 FOR MORE INFO) PROTECTION OF WOOD AND WOODBASED PRODUCTS FROM DECAY SHALL BE PROVIDED IN THE FOLLOWING LOCATIONS BY THE USE OF NATURALLY DURABLE WOOD OR WOOD THAT IS PRESERVATIVE -TREATED IN ACCORDANCE WITH AWPA U1. 1.IN CRAWL SPACES OR UNEXCAVATED AREAS LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION, WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHERE CLOSER THAN 18 INCHES (457 MM) TO EXPOSED GROUND, WOOD GIRDERS WHERE CLOSER THAN 12 INCHES (305 MM) TO EXPOSED GROUND, AND WOOD COLUMNS WHERE CLOSER THAN 8 INCHES (204 MM) TO EXPOSED GROUND. 2.WOOD FRAMING MEMBERS, INCLUDING COLUMNS, THAT REST DIRECTLY 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. 43HE 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. THE IMPERVIOUS MOISTURE BARRIER SYSTEM PROTECTING THE STRUCTURE SUPPORTING FLOORS SHALL PROVIDE POSITIVE DRAINAGE OF WATER THAT INFILTRATES THE MOISTURE -PERMEABLE FLOOR TOPPING. 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. &PORTIONS OF WOOD STRUCTURAL MEMBERS THAT FORM THE STRUCTURAL SUPPORTS OF BUILDINGS, BALCONIES, PORCHES OR SIMILAR PERMANENT BUILDING APPURTENANCES WHERE THOSE MEMBERS ARE EXPOSED TO THE WEATHER WITHOUT ADEQUATE PROTECTION FROM A ROOF, EAVE, OVERHANG OR OTHER COVERING THAT WOULD PREVENT MOISTURE OR WATER ACCUMULATION ON THE SURFACE OR AT JOINTS BETWEEN MEMBERS. 9.WOOD COLUMNS IN CONTACT WITH BASEMENT FLOOR SLABS UNLESS SUPPORTED BY CONCRETE PIERS OR METAL PEDESTALS PROJECTING NOT LESS THAN 1 INCH (25 MM) ABOVE THE CONCRETE FLOOR AND SEPARATED FROM THE CONCRETE PIER BY AN IMPERVIOUS MOISTURE BARRIER. A GENERAL NOTES 2 ROOM NAME ROOM TAG A-5.1 10.00' SPOT ELEVATION • ODOOR TAG 0 WINDOW TAG OWINDOW WALL TAG 1Q REVISION TAG 1 2X4 STUD WALL 2X6 STUD WALL STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING - SEE EXT. WALL DETAILS AND 2X8 STUD WALL STRUCT. DWGS 1lxzxzxzxz INT. FIRE RATED PARTITION REF. DTL. 1/AD-5 A-5.0 2X10 STUD WALL EXT. POCKET DOOR WALL - TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING - SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL - 12" REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRUCT. DWGS. - FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPROOFING 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 U.N.O., PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION - SEE STRUCT. DWGS. FOR THE DEPRESSION DETAILS - FOR DEPRESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED DEPRESSION W/. MFGR. OR FABRICATOR - SHOWER DEPRESSION TO BE VERIFIED W/. I.D. SEE SHEET AD-2.0 FOR THE TYPICAL RECESSION OF DOORS AND WINDOWS, VERIFY ALL RECESSION W/. MFGR. STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. ❑ DWGS, - PAINT AND SEAL AS REQUIRED - ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN - PER STRUCT., REF. STRUTC. ® DWGS, - PAINT, STAIN AND SEAL AS REQUIRED - ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL KITCHEN RANGE W/. EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - PROVIDE POWER AND GAS AS REQUIRED - 30 " MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) -EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 180 CFM AND VENT TO OUTDOOR, HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER 504.3 OF CMC & TABLE 150.0-E & G CALENERGY KITCHEN/BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - SINK TO COMPLY O O W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN - TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - LAVATORY TO HAVE 24" MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - PROVIDE POWER, GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE D W/o 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 o OBSTRUCTION. (CPC 402.5 & CRC R307) - REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE FIREPLACE - FACTORY -BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) �iA/C CONDENSER /HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CMC AS L rt J 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 J J FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. - INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - GC TO COORDINATE W/. UTILITY COMPANY ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER OO TABLE 1103.1 AND 1103.2 OF CPC - ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) - REF. DETAIL 6 & 7/AD-1.0 OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND O PIPING PER TABLE 1103.1 AND 1103.2 OF CPC - ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) - REF. DETAIL 6 & 7/AD-1.0 OVERFLOW 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. DRAINLINE VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB - OVERFLOW TO DISCHARGE ABV. GROUND BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW. BRAN DONARCH ITECTS.COM PROJECT STATUS CDP 4TH CHECK PLAN CHECK NO. PA- 2014-0105 PROJECT CONTACT COLBY GALLAGHER 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. W Z W a W Y a J PROJECT ADDRESS: 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 OWNER INFORMATION: DDCFRJ INVESTMENTS, LLC. 4686 E. ONTARIO MILL PARKWAY ONTARIO, CA 91764 P: 909.240.8823 DATE 11-27-24 REVISIONS NO. REVISION DATE FIRST LEVEL DIMENSION PLAN A=2 m 3 00 ti N N O N B ANNOTATION LEGEND 15-42 (V O 2 vi 0 CV of A-4.1 2 (V 0 ED 1 A-5.0 1 A-5.1 cV zn SECOND LEVEL DIMENSION PLAN 1/4" = 1'-0" N M N 2' -10 5/8" 1. 2' - 4 5/8" 8'-5" 7' -1 5/8" 2' -1 5/8" _ 5' - 0" 2 A-5.0 A-4.0 1 49' -1 3/8" 6' -10 3/8" 1 _ 6' -1 7/8" 5' - 31/4" 1 2 r A-5.2 8' - 0 3/8" 6' 1 1/4" 4' 01/8" 8' 1 1/8" of 1' - 71/8" I _ 2' - 5" 2'-101/2" 5' - 2 3/4" 5' - 21/8" II FLOOR DEPRESSION FOR FLOOR DEPRESSION FOR FLUSH SHOWER CONDITION FLUSH SHOWER CONDITION- o 25 27 VERIFY W/ G.C. & MFGR. - 28 41 30-VERIFY W/ G.C. & MFGR. - 26 ^ REF. STRUCT. DWGS 31 REF. STRUCT. DWGS 1:12 8 5/8" 2 _ 3, g _ 2„ 2' _ 3„ 8 5/8" o 0 0 = 71/8" 2'- 0" 4' 1 7/8"1 12' - 0" 4' 1 1/4" 2'.- 0" 71/8" 91/2" 2'- 3" V - 9" V - 8 1/21' - 4' V - 81/8" r, CLR. CLR. ° CLR. a ill CLR. CLR. _ CLR.. • = I �° = o 17R@0'-71/4"1 II 1 III �R$li Mi16R@0'-71/4" 3 _ _ _ _ _ BATH 2 __ _ - -- -- _ - _ _ _ A-5.3 2 I 95 0 ON UP ° 24 BEDROOM 2 ti PRIMAR AT 32 ti � O _ - 23- I IN N LAU N RY _ 19 = N r, „ Al XXX 4' - 8 5/8" 3' 101/8 L 1 9 5/8" 3 3 5/8 O N 12' 51/4" 2" 1' 10" 5' 9 3/4" 1' 6" 24 4' 2 3/4" 0 8' - 6 3 4" T - 2 3/4" 10" 4'- 4 7/8" 5- 1 1/4" m FLOOR DEPRESSION FOR 25 SLIDING DO R FLUSH BALCONY THRESHOL D CONDITION - I VERIFY W/ G.C. & MFGR. - 20 REF. STRUC . DWGS - ti o II � � I BEDROOM 3 LL1:12 -BAT H 3 I PRIMARY W.I.C. NA 22 PRIMARY BEDROOM 13' - 9 3/4" M -,', 5' -9 3/4" '-` 3' 31/2" lz - N 7 5' 01/2" 6' 5" 10' 6 3/8" 3' 5" 71/2" (V N N m _ _ FLOOR DEPRESSION FOR - u m FLUSH SHOWER CONDITION- FLOOR DEPRESSION FOR _ _ VERIFY W/ G.C. & MFGR. - I _ N FLUSH SHOWER CONDITION g,1 ' •' y REF. STRUCT. DWGS - - VERIFY W/ G.C. & MFGR. - 18.1 ? I o REF. STRUCT. DWGS PRIMARY W.I.C. CE N BATH 3 I o PRIMARY BATH o� 9 0 BEDROOM 3 N U BALCONY 22 ° 0 17 o M o A5.3 12'-51/4" 2'-0" 6-93/4" 1'-85/8" 4'-61/4" 2'-63/4" W/C/8 M 4'-03/4" �'-71/2"=� 2'-01 16 8" 2' -11 7/8" 5'- 4 7/8" W M 15 a' 10 N N " V-93/4" 2'-3" C o LAUNDRY IM 21 N ; 12'- 71/4" 9' - 4 3/8" 4'- 0 3/4" 8' -11 5/8" T - 0 3/4" l T - 71/2" 5--0" 5'- 4 7/8" FLOOR DEPRESSION FOR 12 11 COL I o FLUSH SHOWER CONDITION - I 13 I o VERIFY W/ G.C. & MFGR. - O REF. STRUCT. DWGS 11 � 14 ON ❑ uP - PRIMARY BEDROOM N BEDROOM 2 -- V ❑ � o BATH _ II 1 II 1 II �I 12 M :- 0, _ 4"I III I I" 1 16 R@ 0' - 7 1 /4" M U 20 N R 1 101/2" 2' 3" T 113/4" 2' 3" 101/2" N FF Til1' - 9 5/8" 7 2' - p" l 2' 11 - CLR CLR _ 3' 0 5/8" 6' 0" T - 0 5/8" :_ 2' 2 11" 2' LR 0' 0" 1' 9 5/8' CLR. CLR.I / n CLR. 17 16 M 15 14 13 I 19 18 I / 000 I I N I � I 6'-65/8" 11'-3" 8'-2" 4'-11" 4'-11" T-41/8" 1'-11" 10'-23/4" 2'-93/4" 22' - 7112" 16' - 61 /4" 14' -11 3/8" 2'-101/4" 54' -1 1/8" T -1 1/8" 2 2 1 2 A-4.0 V-O A-5.2 2 A-5.1 1 A-5.0 1 A-5.1 DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH MINIMUM 1/2" PLYWOOD DOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. GARAGE FLOOR: GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1) PLUMBING: 1. SUPPORT ALL WALL -HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE BRANDON ARCHITECTS CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF -THE -FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME Al 12.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON -CORROSIVE SCREW OR BOLTS. (CPC 402.4) 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SO. INCHES (7.1 SQ. FT.) OR MORE FROM TOP OF THRESHOLD TO 714.754.4040 70" ABOVE DRAIN, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. (CPC 408.6) WWW.BRANDONARCHITECTS.COM 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) PROJECT STATUS 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 CDP 4TH CHECK CONTROLS WITH STRAPPING AT LOWER POINT. (CPC 507.2) WOOD OR WOODBASED PRODUCTS NOTE: (CRC R317.1) ( REF. B /T-1.1 FOR MORE INFO) PLAN CHECK NO. PROTECTION OF WOOD AND WOODBASED PRODUCTS FROM DECAY SHALL BE PROVIDED IN THE FOLLOWING LOCATIONS BY THE USE OF NATURALLY DURABLE WOOD OR WOOD THAT IS PRESERVATIVE -TREATED IN ACCORDANCE WITH AWPA U1. PA- 2014-0105 1.IN CRAWL SPACES OR UNEXCAVATED AREAS LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION, WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHERE CLOSER THAN 18 INCHES (457 MM) TO EXPOSED GROUND, WOOD GIRDERS WHERE CLOSER THAN 12 INCHES (305 MM) TO EXPOSED GROUND, AND WOOD COLUMNS WHERE CLOSER THAN 8 INCHES (204 PROJECT CONTACT MM) TO EXPOSED GROUND. COLBY GALLAGHER 2.WOOD FRAMING MEMBERS, INCLUDING COLUMNS, THAT REST DIRECTLY ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND. &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. 43HE 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. THE IMPERVIOUS MOISTURE BARRIER SYSTEM PROTECTING THE STRUCTURE SUPPORTING FLOORS SHALL PROVIDE POSITIVE DRAINAGE OF WATER THAT INFILTRATES THE MOISTURE -PERMEABLE FLOOR TOPPING. 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. THESE DOCUMENTS ARE THE PROPERTY OF BRANDON &PORTIONS OF WOOD STRUCTURAL MEMBERS THAT FORM THE STRUCTURAL SUPPORTS OF BUILDINGS, BALCONIES, PORCHES OR ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, SIMILAR PERMANENT BUILDING APPURTENANCES WHERE THOSE MEMBERS ARE EXPOSED TO THE WEATHER WITHOUT ADEQUATE ALTERED OR UTILIZED IN ANYWAY BY ANY OTHER PARTY PROTECTION FROM A ROOF, EAVE, OVERHANG OR OTHER COVERING THAT WOULD PREVENT MOISTURE OR WATER ACCUMULATION WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ON THE SURFACE OR AT JOINTS BETWEEN MEMBERS. ARCHITECTS. ANY UNAUTHORIZED DUPLICATION IS ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED 9.WOOD COLUMNS IN CONTACT WITH BASEMENT FLOOR SLABS UNLESS SUPPORTED BY CONCRETE PIERS OR METAL PEDESTALS COMMON LAW COPYRIGHT AND OTHER PROPERTY PROJECTING NOT LESS THAN 1 INCH (25 MM) ABOVE THE CONCRETE FLOOR AND SEPARATED FROM THE CONCRETE PIER BY AN RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL IMPERVIOUS MOISTURE BARRIER. 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 A GENERAL NOTES HERON. ROOM NAME ROOM TAG 10.0� SPOT ELEVATION ODOOR TAG 1O WINDOW TAG x OWINDOW WALL TAG W 1Q REVISION TAG 2X4 STUD WALL a 2X6 STUD WALL STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING - SEE EXT. WALL DETAILS AND Q 2X8 STUD WALL STRUCT. DWGS INT. FIRE RATED PARTITION REF. DTL. 1/AD-5 W 2X70 STUD WALL EXT. POCKET DOOR WALL - TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. Z 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 uj 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. STRUCT. DWGS. - FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPROOFING 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 uj WITH A LIGHT GRAY COLOR U.N.O., PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION - SEE STRUCT. DWGS. FOR THE DEPRESSION DETAILS - FOR DEPRESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE ° REQUIRED DEPRESSION W/. MFGR. OR FABRICATOR - SHOWER DEPRESSION TO BE VERIFIED W/. I.D. SEE SHEET AD-2.0 FOR THE TYPICAL RECESSION OF DOORS AND WINDOWS, VERIFY ALL RECESSION W/. MFGR. STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. ❑ 2 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 El 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 - PROJECT ADDRESS: 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 3601 AND 3603 LAKE AVENUE, EXHAUST RATE OF MIN. 180 CFM AND VENT TO OUTDOOR, HOOD DUCTS TO BE OF METAL NEWPORT BEACH, CA 92663 WITH SMOOTH INTERIOR FINISH PER 504.3 OF CMC &TABLE 150.0-E & G CALENERGY KITCHEN/BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - SINK TO COMPLY O O 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 OWNER INFORMATION: VANITY SINK - AS SELECTED PER I.D., VERIFY WL I.D. & OWNER - DDCFRJ INVESTMENTS, LLC. IIII�II� IuuII�II�I� LAVATORY TO HAVE 24" MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) 4686 E. ONTARIO MILL PARKWAY W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF ONTARIO, CA 91764 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & P: 909.240.8823 OWNER - PROVIDE POWER, GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE D W/o 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- DATE 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 1 1-27-24 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 o OBSTRUCTION. (CPC 402.5 & CRC R307) - REF. CALGREEN NOTES ON T SHTS. FOR MAX REVISIONS FLOW RATE FIREPLACE - FACTORY -BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION NO. REVISION DATE (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) �II A/C CONDENSER /HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CMC AS L rt J SELECTED, VERIFY WL 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 L J FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. - INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - GC TO COORDINATE W/. UTILITY COMPANY ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER SECOND LEVEL OO TABLE 1103.1 AND 1103.2 OF CPC - ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC DIMENSION PLAN 1102.2) - REF. DETAIL 6 & 7/AD-1.0 OVERFLOW OR EMERGENCY 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 6 & 7/AD-1.0 OVERFLOW 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. DRAINLINEW VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB - OVERFLOW TO DISCHARGE ABV. GROUND A=2m4 B ANNOTATION LEGEND 15-43 2 A-5.1 1 A-5.0 1 A-5.1 THIRD LEVEL DIMENSION PLAN 1/4" = 14" 7 2 1 2 A-5.0 A-4.0 A-5.2 A-5.2 1 20' -1 5/8" 21'-101/4" 18' - 0 5/8" 15- 0 5/8" 1. 5' - 5" I, 16' - 51/4" 14' - 11 7/8" ol 2'- 11/8" 6' -1 7/8" ol 8'- 2 3/8" 7.1 3RD FLOOR SETBACK 3RD FLOOR SETBACK 2 2 A-4.0 1 2 A-5.2 �-12 L DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. - CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. ROUGH FRAMING: ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH MINIMUM 1/2" PLYWOOD DOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT AD-2.0 FOR TYP. RECESSED CONDITIONS. GARAGE FLOOR: GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1) PLUMBING: 1. SUPPORT ALL WALL -HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF -THE -FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME Al12.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON -CORROSIVE SCREW OR BOLTS. (CPC 402.4) 2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SO. INCHES (7.1 SO. FT.) OR MORE FROM TOP OF THRESHOLD TO 70" ABOVE DRAIN, 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. (CPC 507.2) WOOD OR WOODBASED PRODUCTS NOTE: (CRC R317.1) ( REF. B /T-1.1 FOR MORE INFO) PROTECTION OF WOOD AND WOODBASED PRODUCTS FROM DECAY SHALL BE PROVIDED IN THE FOLLOWING LOCATIONS BY THE USE OF NATURALLY DURABLE WOOD OR WOOD THAT IS PRESERVATIVE -TREATED IN ACCORDANCE WITH AWPA U1. 1.IN CRAWL SPACES OR UNEXCAVATED AREAS LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION, WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHERE CLOSER THAN 18 INCHES (457 MM) TO EXPOSED GROUND, WOOD GIRDERS WHERE CLOSER THAN 12 INCHES (305 MM) TO EXPOSED GROUND, AND WOOD COLUMNS WHERE CLOSER THAN 8 INCHES (204 MM) TO EXPOSED GROUND. 2.WOOD FRAMING MEMBERS, INCLUDING COLUMNS, THAT REST DIRECTLY ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND. &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. 43HE 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, 3 PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER. A-5.3 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. THE IMPERVIOUS MOISTURE BARRIER SYSTEM PROTECTING THE STRUCTURE SUPPORTING FLOORS SHALL PROVIDE POSITIVE DRAINAGE OF WATER THAT INFILTRATES THE MOISTURE -PERMEABLE FLOOR TOPPING. 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. &PORTIONS OF WOOD STRUCTURAL MEMBERS THAT FORM THE STRUCTURAL SUPPORTS OF BUILDINGS, BALCONIES, PORCHES OR SIMILAR PERMANENT BUILDING APPURTENANCES WHERE THOSE MEMBERS ARE EXPOSED TO THE WEATHER WITHOUT ADEQUATE PROTECTION FROM A ROOF, EAVE, OVERHANG OR OTHER COVERING THAT WOULD PREVENT MOISTURE OR WATER ACCUMULATION ON THE SURFACE OR AT JOINTS BETWEEN MEMBERS. 9.WOOD COLUMNS IN CONTACT WITH BASEMENT FLOOR SLABS UNLESS SUPPORTED BY CONCRETE PIERS OR METAL PEDESTALS PROJECTING NOT LESS THAN 1 INCH (25 MM) ABOVE THE CONCRETE FLOOR AND SEPARATED FROM THE CONCRETE PIER BY AN IMPERVIOUS MOISTURE BARRIER. A GENERAL NOTES ROOM NAME ROOM TAG 2 A-5.1 10.00' SPOT ELEVATION • ODOOR TAG 0 WINDOW TAG OWINDOW WALL TAG 1 - 1Q REVISION TAG 1 A 4.1 2X4 STUD WALL 2X6 STUD WALL STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING - SEE EXT. WALL DETAILS AND 2X8 STUD WALL STRUCT. DWGS 1lxzxzxzxz INT. FIRE RATED PARTITION REF. DTL. 1/AD-5 A-5.0 2X10 STUD WALL EXT. POCKET DOOR WALL - TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. 1 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 A-5.3 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. STRUCT. DWGS. - FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPROOFING 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 U.N.O., PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION - SEE STRUCT. DWGS. FOR THE DEPRESSION DETAILS - FOR DEPRESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED DEPRESSION W/. MFGR. OR FABRICATOR - SHOWER DEPRESSION TO BE VERIFIED W/. I.D. SEE SHEET AD-2.0 FOR THE TYPICAL RECESSION OF DOORS AND WINDOWS, VERIFY ALL RECESSION W/. MFGR. STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. ❑ DWGS, - PAINT AND SEAL AS REQUIRED - ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN - PER STRUCT., REF. STRUTC. ® DWGS, - PAINT, STAIN AND SEAL AS REQUIRED - ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL KITCHEN RANGE W/. EXHAUST HOOD - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - 1 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 A-5.1 EXHAUST RATE OF MIN. 180 CFM AND VENT TO OUTDOOR, HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER 504.3 OF CMC & TABLE 150.0-E & G CALENERGY KITCHEN/BAR SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - SINK TO COMPLY O O W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN - TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC VANITY SINK - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - LAVATORY TO HAVE 24" MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN WASHER (W) / DRYER (D) / STACKED (W/D) - AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER - PROVIDE POWER, GAS, WATER SUPPLY & DRAINAGE AS REQUIRED - THE D W/o 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 o OBSTRUCTION. (CPC 402.5 & CRC R307) - REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE FIREPLACE - FACTORY -BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) - FACTORY -BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1) �iA/C CONDENSER /HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CMC AS L rt J 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 J J FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. - INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - GC TO COORDINATE W/. UTILITY COMPANY ROOF/DECK DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND PIPING PER OO TABLE 1103.1 AND 1103.2 OF CPC - ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) - REF. DETAIL 6 & 7/AD-1.0 OVERFLOW OR EMERGENCY DRAIN - PER CHAPTER 11 OF CPC - SIZE THE DRAIN AND O PIPING PER TABLE 1103.1 AND 1103.2 OF CPC - ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) - REF. DETAIL 6 & 7/AD-1.0 OVERFLOW 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. DRAINLINE VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB - OVERFLOW TO DISCHARGE ABV. GROUND BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW. BRAN DONARCH ITECTS.COM PROJECT STATUS CDP 4TH CHECK PLAN CHECK NO. PA- 2014-0105 PROJECT CONTACT COLBY GALLAGHER 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. W J a 0 W Z W a W Y a J PROJECT ADDRESS: 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 OWNER INFORMATION: DDCFRJ INVESTMENTS, LLC. 4686 E. ONTARIO MILL PARKWAY ONTARIO, CA 91764 P: 909.240.8823 DATE 11-27-24 REVISIONS NO. REVISION DATE THIRD LEVEL DIMENSION PLAN A=2m5 Ln v ti N N O N B ANNOTATION LEGEND 15-44 +9" THIRD LEVEL FLO 2 A-5.3 L A-5.1 DIMENSION NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA ENCLOSED 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 THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: A.IN CLIMATE ZONES 6, 7 AND 8, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM -IN -WINTER SIDE OF THE CEILING. B.NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NOT MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. (R 806.2) 3. PROVIDE 1 " SPACE BETWEEN THE INSULATION AND THE ROOF SHEATHING WHERE EAVE OR CORNICE VENTS INSTALLED, PROVIDED BLOCKING, BRIDGING AND INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. (R806.3) BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW. BRAN DONARCH ITECTS.COM 4. INSTALL VENTILATOR PER MANUFACTURER INSTRUCTION. INSTALL VENTILATOR IN ROOF PER SECTION R903 AND VENTILATOR IN WALL ASSEMBLIES PER SECTION R703.1. (CRC R806.4) PROJECT STATUS 2 1 2 A-5.0 A-5.2 5. FOR THE ATTIC WITH VERTICAL HEIGHT GREATER THAN OR EQUAL TO 30 " (VERTICAL HEIGHT MEASURED FROM THE TOP OF CDP 4TH CHECK A-5.2 CEILING JOIST TO THE BOTTOM OF THE ROOF RAFTERS) WITHIN 30 S.F. MIN. PROVIDE THE OPENING WITH ROUGH -FRAMED I 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 PLAN CHECK NO. THE MIN. UNOBSTRUCTED HEADROOM IN THE ATTIC SHOULD BE 30 " FROM THE BOTTOM OF CEILING JOIST AT SOME POINT. (CRC R807.1) PA- 2014-0105 I LEVEL FLOOR PLATE c is - Y / 3 MIN. N 0 13 5 2%MIN. 2%MIN. -� - I -- ---- ---- ---- -- -� z � - -� - - - - -- / I Fol 1 A-5.0 +9" THIRD LEVEL FLO I LEVEL FLOOR PLATE 3 A-5.3 VENTS IN THE WILDLAND URBAN INTERFACE (WUI): WHERE PROVIDED, VENTILATION OPENINGS FOR ENCLOSED ATTICS, GABLE ENDS, RIDGE ENDS, UNDER EAVES AND CORNICES, ENCLOSED EAVE SOFFIT SPACES, ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS, UNDERFLOOR VENTILATION, FOUNDATIONS AND CRAWL SPACES, OR ANY OTHER OPENING INTENDED TO PERMIT VENTILATION, EITHER IN A HORIZONTAL OR VERTICAL PLANE, SHALL BE IN ACCORDANCE WITH SECTIONS R337.6.1 THROUGH R337.6.2 TO RESIST BUILDING IGNITION FROM THE INTRUSION OF BURNING EMBERS AND FLAME THROUGH THE VENTILATION OPENINGS. (CRC R806.1.1) REQUIREMENTS: VENTILATION OPENINGS SHALL BE FULLY COVERED WITH WILDFIRE FLAME AND EMBER RESISTANT VENTS APPROVED AND LISTED BY THE CALIFORNIA STATE FIRE MARSHAL, OR WUI VENTS TESTED TO ASTM E2886 AND LISTED, BY COMPLYING WITH ALL OF THE FOLLOWING REQUIREMENTS: (CRC R337.6.2) 1.THERE SHALL BE NO FLAMING IGNITION OF THE COTTON MATERIAL DURING THE EMBER INTRUSION TEST. 2.THERE SHALL BE NO FLAMING IGNITION DURING THE INTEGRITY TEST PORTION OF THE FLAME INTRUSION TEST. 3.THE MAXIMUM TEMPERATURE OF THE UNEXPOSED SIDE OF THE VENT SHALL NOT EXCEED 662°F (350°C). OFF RIDGE AND RIDGE VENTS: VENTS THAT ARE INSTALLED ON A SLOPED ROOF, SUCH AS DORMER VENTS, SHALL COMPLY WITH ALL THE FOLLOWING: (CRC R337.6.2.1) 1.VENTS SHALL BE COVERED WITH A MESH WHERE THE DIMENSIONS OF THE MESH THEREIN SHALL BE A MINIMUM OF 1/16 INCH (1.6 MM) AND SHALL NOT EXCEED 1/8 INCH (3.2 MM) IN DIAMETER. 2.THE MESH MATERIAL SHALL BE NONCOMBUSTIBLE. &THE MESH MATERIAL SHALL BE CORROSION RESISTANT. VENTILATION REQUIRED BENEATH BALCONY OR ELEVATED WALKING SURFACES: ENCLOSED FRAMING IN EXTERIOR BALCONIES AND ELEVATED WALKING SURFACES THAT ARE EXPOSED TO RAIN, SNOW OR DRAINAGE FROM IRRIGATION SHALL BE PROVIDED WITH OPENINGS THAT PROVIDE A NET -FREE CROSS -VENTILATION AREA NOT LESS THAN 1/ 150 OF THE AREA OF EACH SEPARATE SPACE. (CRC R317.1.3) 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 SECTION R308.6 AND FLASHED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS SHALL BE PERMITTED TO BE INSTALLED WITHOUT A CRICKET OR SADDLE. (R903.2.2) 5. PARAPET WALLS SHALL BE PROPERLY COPED WITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OF A WIDTH NOT LESS THAN THE THICKNESS OF THE PARAPET WALL. (R903.3) 6. UNLESS ROOFS ARE SLOPED TO DRAIN OVER ROOF EDGES, ROOF DRAINS SHALL BE INSTALLED AT EACH LOW POINT OF THE ROOF. IF WATER CAN BE ENTRAPPED WITHIN THE ROOF AREA THEN SECONDARY EMERGENCY OVERFLOW ROOF DRAINS OR SCUPPERS SHALL BE PROVIDED PER SECTION R903.4.1. (R903.4) MISC. NOTES: 1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE 2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE & RAKE COMPONENTS. G.C. TO PROVIDE MOCK-UPS. 3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. AND IN CLIMATE ZONES 5, 6, 7 AND 8, ANY AIR -IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS II VAPOR RETARDER COATING OR COVERING IN DIRECT CONTACT WITH THE UNDERSIDE OF THE INSULATION. (CRC R806.5) 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON SHEET T-1.1 A ROOF PLAN NOTES 9 2 1 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE A/A-4.0 2 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE A/A-4.0 3 FLAT COOL ROOF, CLASS 'A' - COLOR AS SELECTED - TPO MEMBRANE - REF. MAT. SCHEDULE A/A-4.0 2 I 12 31.67' T.O. WALL 4 PROPERTY LINE - REF. SURVEY 5 FRONT YARD SETBACK ❑ I'.6 SIDE N L---------------------', ❑ 7 REAR YARD DSSE BACK ®O-------------�-------- 11 32.6TT.O.RAIL 8 SCUPPER AND DOWNSPOUT - AS SELECTED, REF. MAT. SCHED.A/A-4.0-ARCH. TO APPROVE PROFILE AND D-3. COLOR - SIZE PER TABLE 1103.1 OF CPC m 2 2' - 0 5/8" 9 GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 10 11 F.F. 1103.3 OF CPC 10 CUSTOM RECESSED GUTTER/DECK DRAIN - ROOFING/DECKING CONTRACTOR COORD. W/. FLASHING INSTALLER A n -..,i)n 1 LE]❑ ❑ ❑ ❑ El ❑ I 1 VERIFY LOC'N & APPLICATION OF DRAIN W/. ARCH PRIOR TO ORDERING - SIZE PER TABLE 1103.3 OF CPC Y 0 0 - - - ---- - - - - - - - - - - - - 11 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER A-5.1 I A-5.1 TABLE 1103.1 OF CPC 12 SOLAR PANELS PER SEPARATE PERMIT (MAINTAIN REQ. CLEARANCES) "F.F. of a / 13 DECORATIVE CHIMNEY ENCLOSURE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE - - - - 1 I FACTORY BUILT FIREPLACE AND/OR CHIMNEY(R1005 OF CRC) GAS VENT TO BE TERMINATED PER CIVIC 802.6.1 M (LISTED DIRECT -VENT PER MFGR. INSTALLATION INSTRUCTION (CIVIC 802.2.6)) ARCHITECTURAL ROOF PLAN 1/4" = V-0" PROJECT CONTACT COLBY GALLAGHER 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. W Z W a W Y a J PROJECT ADDRESS: 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 OWNER INFORMATION: DDCFRJ INVESTMENTS, LLC. 4686 E. ONTARIO MILL PARKWAY ONTARIO, CA 91764 P: 909.240.8823 DATE 11-27-24 2 1 \ 2 A-5.0 A-52) �-52 REVISIONS NO. REVISION DATE ROOF PLAN 6 KEYNOTES A=3 m 0 15-45 T.O. POLE PER SURVEY 44.59' - - - - - i 2 1 2 A-5.0 A-5.2 A-5.2 oe 6' 0" oe REQ. CLR. 38.00' T.O. RIDGE 19 HT. CERT. REQ. MAX. HT. ---------------------------------' --- MAX. HT. ---------------------------------------------------- ------------------------------------------------- 38.00' CL PL RYSB SYSB PIL 38.00' ROOF PLATE �3 - - ROOF PLATE �J 35.83' V T -10' 2' - 2" D-3 10 35.83 32.67' T.O. RAIL 31.67' T.O. WALL 32.67' T.O. RAIL 31.67' T.O. WALL I T-6" MIN. CLR. 2-'6" MAX. HT. CERT. REQ. T T _MAX. FLAT - --- HT. CERT. REQ. ---- FLAT ------------------M-33 00---------------- --- -- L - 33.00' ------ ---- m I p 37 36 35 - 34 33 o = 9 9, �1_1111IT 11LU il-�1i-j-iiLl-U__T1....11.UL. iii 1 1_1! i _i_7.1.1i�f1_ii�i L11f -l� T:!T , THIRD LEVEL F.F. - - - - - - - z - - - - - - - - - - - - - - - - -THIRD LEVEL F.F. - V - V 29.17' _ - - - M - -- -- -- -- -- - 29.17' THIRD LEVEL PLATE N m o - - - - - - - - THIRD LEVEL PLATE -------- -- -- �1 27.96' I _ - �. - - - - 27.96' 3 7 20 � I I I I I I 18 ( I 19 14 13 2 I o 12 I I oo 2 17 ce CD O � � Z N 7 z 16 6 �SECOND LEVEL F.F. _ SECOND LEVEL F.F. � v19.46' - - - �- - - -- 19.46'u SECOND LEVEL FLOOR PLATE N I _ _ --- -- - N SECOND LEVEL FLOOR PLATE - - - - - --- - - 18.25' 4 - - - - - o ---- 18.25' I 9 4 - 15 0 H p v in i _ O N II1II� Ip, CD 2 U 1� U m O REF CIVIL 1� REF. CIVIL FIRST LEVEL F.F. - - - - - - - - - - FIRST LEVEL F.F. -- ---- 9.13' 9.13' GRADEPLANE M t GRADE PLANE 9.00' - -�- - - - - - = ANE GARAGE T.O.C. �1 1 I1 1 I1 I=IIIIIIIII1 11 1 I 1 I 1 I 1 i I I=III= - _I I I IIII I I I II I I I I I IIIIIIII I IIII I IIIIIII IIIIIIIIIII I( I I I I I - I I II I I II IIII I I I I I I I I I I -III IIIIIIIIII -III1III I I I1 I1 I III , I 1III-III- 11 III1 I III1 I I1 I I I -III ,,, I I1 I I 1 I I 1 SOUTH ELEVATION 1/4" = 1'-0" MAX. HT. ------------------------------------------------------------------------------------------ 38.00' PL FYSB jh ROOF PLATE I 35.83' Ea - 32.67' T.O. RAIL HT. CERT. REQ. MAX. FLAT ----------------------------------------- - T 33.00' - .- 15 I 14 m- M z 18 THIRD LEVEL F.F. - - - - - - - - - 99.17' THIRD LEVEL PLATE � = 27.96' � � - -- I �I w 22.96' T.O. ml o ti o m I CO � m Q SECOND LEVEL F.F. 1:12 Imam 1 ll-� A-5.2 37.99' T.O. ROOF HT. CERT. REQ. -3 5 19 2 A-5.0 14 T.O. POLE PER SURVEY 44.59' REQ. CLR. 13 ' -------------------------------"- MAX--- --------------------------------------------- - RYSB PL CL 38.00' I ROOF PLATE - 19 I 2'-2" ---- T-1o° - - - - - - - 35.83' V JI Z-6" MAX. I T-6" MIN. 8 MAX. FLAT ------- ---------------------------- - -_- = -= ---_ = _� - 33.00' 14 1j 1826 I I F - HIRD LEVEL F.F. N 29.17' V N - - - - - - _THIRD LEVEL PLATE 27.96' v 15 25 I '� i0 1 I 16 I J I I v 19.46' - - - - - - - - - - - SECOND LEVEL FLOOR PLATE - - - - - o - - 7 - - - SECO - - - - - - - - - - - - - - --------- ------------------------- -- - - -- 18.25' - o z 13 20 = -- M 12 II O m �- 8 o 8- o - - 17 �t M 0 2 7 �10.88' T.O. RAIL I I REF. CIVIL I 0 D-1. 1 ~ \ ❑ WALL �FIRST LEVEL F.F. ` , - - 3, ------------------------------- ----_- - - - - - - - - - _ - - - --_----_----_-- --- -- ----_---_-------_---_-__ GRADE PLANE I E - I IIII II I I I I I I I I I II IIII IIII I IIII I I I I I I I I I I I I -III I I IIII-III IIIIIII 11) I IIII-III I I ) 11 11 I I I I I I I NORTH ELEVATION 1/4" = V-0" COND LEVEL F.F. 19.46' u EL FLOOR PLATE� 18.25' FIRST LEVEL F.F. t 9.13' J GRADE PLANE 9.00' GARAGE T.O.C. 7.85' WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOEYOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN@ABSCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM WINDOWS: MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT: CUSTOM COLLECTION ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE: 541-885-7412 OR 800-535-3936 WEB: WWW.JELD-WEN.COM MULTI SLIDE DOORS & WINDOW WALLS: MANUFACTURER: AWAKE WINDOW AND DOOR CO. PRODUCT: SERIES 425 $ 905 COLOR: WHITE - TO BE APPROVED BY ARCH. & OWNER ADDRESS: 435 E GERMANN RD., SUITE 104, GILBERT, AZ 85297 PHONE: 833.292.5393 WEB: WWW.AWAKEWDC.COM GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS WEB: WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS MATERIALS: EXTERIOR T&G SOFFIT: SUPPLIER: NUSKU TRATEK (ENGINEERED WESTERN RED CEDAR) TYPE: 1x6 T&G FINE LINE, INSTALL PER MFGR. GUIDELINES COLOR: UNIT A: WHITE - ARCH. TO APPROVE UNIT B: NATURAL STAIN - ARCH. TO APPROVE CODE: COMPLY W/ SFM STANDARD 12-7a-3, CAL FIRE LISTING #: 8160-2246:0500 WEIGHT: AVERAGE DRIED 23 LBS/CU FT EXTERIOR BRICK VENEER: PRODUCT: RECLAIMED BRICK SAWN VENEER COLOR: WHITE, ARCH. TO APPV. APPLICATION: MODULAR BRICK COURSE PER ELEVATION - REF. DTL. 8/AD-1 THICKNESS: 1" HORIZONTAL CEMENT BASED WOOD SIDING UNIT A: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 COLOR: NIGHT GREY WITH ARTIC WHITE TRIM BOARDS, ARCH TO APPROVE APPLICATION: ARTISAN LAP SIDING 4" (SMOOTH) W/. MITERED CORNER CODE: ICC# ESR-2290 HORIZONTAL CEMENT BASED WOOD SIDING UNIT B: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 COLOR: ARTIC WHITE WITH ARTIC WHITE TRIM BOARDS, ARCH TO APPROVE APPLICATION: ARTISAN V-GROOVE SIDING 4" (SMOOTH) W/. MITERED CORNER CODE: ICC# ESR-2290 BOARD & BATTEN: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 949.356.6366 COLOR: ARCTIC WHITE, ARCH. TO APPV. APPLICATION: HARDIEPANEL VERTICAL SIDING SMOOTH W/. BATTEN @ 12" O.C., ARCH TO APPV. CODE: ICC ESR-1844 INSTALL PER REPORT, MFGR. INSTRUCTION AND R703.5 EXTERIOR STONE/ MASONRY: SUPPLIER: SANDRINE SCOTT COMMODITIES ADDRESS: 106 W.CANADA SAN CLEMENTE, CA 92672 PHONE: 949.492.8711 STONE TYPE: TBD COLOR: BEIGE APPLICATION: RANDOM ASHLAR THICKNESS: 1" - 1.5" NOMINAL WEIGHT: MAX 15 PSF EXTERIOR STUCCO: MANUFACTURER: LA HABRA,PARAEXUSA 2911 ORANGE -OLIVE ROAD ORANGE, CA 92865 PHONE: 714.627.1700 COLOR: WHITE, ARCH TO APPV. TEXTURE: SMOOTH WALL, TROWL APPLICATION: THREE -COAT APPL., SMOOTH 7/8" W/. METAL LATH (DIAMOND OR EQUIV.) METAL ROOFING: (CLASS 'A' - NON REFLECTIVE) PRODUCT: STANDING SEAM METAL ROOFING, ULTRA -COOL, CB-150 MFGR: CUSTOM-BILT METALS COLOR: OLD TOWN GRAY, TO BE APPRV. BY ARCH. & OWNER (SOLAR REFLECTANCE 0.35, THERMAL EMITTANCE 0.83) - TO MATCH WINDOW AND DOOR SASH APPLICATION: USE CONTINUOUS 12" OR 16" PANS - VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) CODE: ICC ESR-2048, CLASS 'A' ASSEMBLY WEIGHT: APPX. 2 PSF. WOOD SHINGLE ROOFING: PRODUCT: #1 WESTERN RED CEDAR, WOOD SHINGLE - FIRE TREATED MFGR: FSR TREATMENT, INC. WWW.FIRESMARTROOFING.COM (OR EQUIV.) COLOR: NATURAL APPLICATION: 18" RE -BUTTED & RE -JOINTED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 1/2" EXPOSURE. CODE: CLASS A ASSEMBLY (ICC# ESR-1410) WEIGHT: N/A GUTTERS: MATERIAL: UNIT A: METAL - ALUM. PAINTED KYNAR UNIT B: METAL -COPPER SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.) WATERPROOF DECK MEMBRANE: MFGR: WESTCOAT ADDRESS: 770 GATEWAY CENTER DRIVE, SAN DIEGO, CA 92101 PRODUCT: ALX WALKING DECK (CLASS 'A') APPLICATION: DECK FINISH SURFACE TO BE NON-COMBUSTIBLE CODE: UES ER-587 A MATERIAL SPECIFICATIONS 1. FLASHING & WEATHERSTRIPPING PROVIDE CORROSION -RESISTANCE METAL FLASHING PER CRC FOR ALL EXTERIOR FLASHING, MIN. 24 GUAGE COPPER (16 OZ.) SHEETS U.N.O. IN CRC OR MFGR. INSTALLATION GUIDELINES. ALL METAL IN CONTACTS TO BE OF SIMILAR TYPE TO AVOID GALVANIC CORROSION. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. 2. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 3. REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS. B GENERAL NOTES 1 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE A/A-4.0 2 WOOD PANEL SIDING, EXTIRA OR EQ. - REF. MATERIAL SCHEDULE A/A-4.0 AND DTL. 13/AD-1.0 3 BOARD & BATTEN SIDING - REF. MATERIAL SCHEDULE A/A-4.0 AND DTL. 15/AD-1.0 4 BRICK VENEER - REF. MAT. SCHEDULE A/A-4.0 5 (N.) LANDSCAPE WALL, CIVIL PILASTER W/. BRICK FINISH & PRE -CAST CONC. CAP, MAX. HT. 42", REF. CIVIL DWGS. 6 BRICK ROWLOCK SILL TO MATCH BRICK SIDING -REF. MAT. SCHEDULE A/A-4.0, G.C. TO PROVIDE MOCK UP FOR ARCH. APPV. 7 AZEK OR EQ. DECO. 'BELLY BAND' PER DTL. 16/AD-1.0 - PAINT AS SELECTED, ARCH. TO APPROVE PROFILE AND COLOR 8 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 9 6X12 DECO. TIMBER RAFTER - SHAPED TAIL AS OCCURS, PAINT/STAIN AS SEL. AND SEAL AS REQ'D.; SEE WOOD OR WOOD -BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR 10 4X6 DECO. TIMBER RAFTER -SHAPED TAIL AS OCCURS, PAINT/STAIN AS SEL. AND SEAL AS REQ'D.; SEE WOOD OR WOOD -BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR 11 GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC 12 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC 13 8X12 TIMBER BEAM PER STRUCT., REF. STRUCT. DWGS. 14 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE A/A-4.0 15 WOOD CAP, SLOPED 2% MIN. TO SHED WATER, PAINT/STAIN AS SELECTED AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. COLOR & PROFILE, G.C. TO PROVIDE MOCK UP 16 SHIP LAP SIDING - REF. MATERIAL SCHEDULE A/A-4.0 AND DTL. 14/AD-1.0 17 STONE VENEER - REF. MAT. SCHEDULE A/A-4.0 18 DECO. 15" WOOD PANELING FASCIA, PAINT AS SELECTED - ARCH. TO APPV. COLOR 19 SOLAR PANELS PER SEPARATE PERMIT (MAINTAIN REQ. CLEARANCES) 20 WINDOW/DOOR TRIM - G.C. TO PROVIDE MOCK UP FOR ARCH. APPV., REF. DOOR AND WINDOW DTLS. BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT STATUS CDP 4TH CHECK PLAN CHECK NO. PA- 2014-0105 PROJECT CONTACT COLBY GALLAGHER 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. W J a 0 W Z W a W Y a J PROJECT ADDRESS: 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 OWNER INFORMATION: DDCFRJ INVESTMENTS, LLC. 4686 E. ONTARIO MILL PARKWAY ONTARIO, CA 91764 P: 909.240.8823 DATE 11-27-24 REVISIONS NO. REVISION EXTERIOR ELEVATIONS DATE C KEYNOTES A=4mO 15-46 PL 1 t 2 3A-5.1 A-5.0 A-5.1 A-5.3 MAX. HT. ------------------------------------------------------------------- 38.00' � ROOF PLATE 35.83' PL 32.1 I 32.1 HT. 31. MAX. FLAT 33.00, I I 3 12 THIRD LEVEL F.F. - - �J 29.17' THIRD LEVEL PLATE - - - - - - - - - - - - - 27.96' I I � o SECOND LEVEL F.F. v 19.46' - - - SECOND LEVEL FLOOR PLATE 18.25' - - - �FIRST LEVEL F.F. v913' - - ------------------------ GRADE PLANE 9.00, JT I o � 37.98' T.O. ROOF J� HT. CERT. REQ.IRV -------------------- ------ ----- MAX. HT.� 38.00' ROOF PLATE t 35.83' V fl 1. ULR1. RLU. ----- ---I- _ ---- - -------------MAX. FLAT] 33.00' 5 m I THIRD LEVEL F.F. 14 1 - - - - 29.17' u THIRD LEVEL PLATE 27.96' v I I N ' o IN > I o m M Q z I N SECOND LEVEL F.F. 14 N 19.46� N SECOND LEVEL FLOOR PLATE 13 I � - ------ 18.25' I j - v 1 � o =1 11=1 11=1 I Itl 11=1 11=1 11=1 11=1 11=1 11=1 11=1 11=1 11=1 11=1 11=1 11=1 11=1 I I-1 I ICI 11=1 I I-1 I I-1 11=1 11=1 11=1 11=1 I I-1 11=i 11=1 11=1 I I-1 11=1 11=1 109 11= III-1I1=1I1=b11=1I I-1I1=1I1=1I I -III -I I1=1 I1=1 I1=1I1=1I1=1I1=1I1=1I1=1I I -I I=1I1=1I1=1I1=1I I-III-1I I-1I1=1I1=1I I-1I1=1I1=1I1=1I I-1I1=1�11=1 I I I I I I I I�I I I I I I I I I I I I I I I I I I I I I-1 I I I i I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I-1 I I I I I -III-II � I I I I I I I I I I I I I I I i-1 I I I I I� I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I� I I I I I I I I I I I I I If I EAST ELEVATION 1/4" = 1'-0" OL37.98' T.O. ROOF HT. CERT. REQ. MAX. HT. 38.00, rh ROOF PLATE 35.83, iL L _ 32.67' T.0 MAX. FLAT _ H T -------------------------- - 33.00' I� > M I � THIRD LEVEL F.F. 1:12 v29.17' - - - - - - �THIRD LEVEL PLATE I 27.96' 13 I I I 2 I I SECOND LEVEL F.F. I f v 19.46' - - - - - -I �SECOND LEVEL FLOOR PLATE - - - - - - - - 18.25' I I I 22 GRADE PLANE --------------------------- 9.00' GARAGE T.O.C. - - - 7.85' PL k k 1 A-5.1 A-5.0 A-5.1 FIRST LEVEL F.F. 9. GRADE PLANE 9.00' 38.00' T.O. RIDGEo- HT. CERT. REQ. -------------- MAX. HT. 3:12 38.00' - - - - ROOF PLATE 35.83' -L-------------- MAX. FLAT 33.00' - THIRD LEVEL F.F � 29.1 T - - _ THIRD LEVEL PLATE 27.96' SECOND LEVEL F.F � 19.46' SECOND LEVEL FLOOR PLATE ----18.25' GRADE PLANE 9.00' - - GARAGE T.O.C. t 7.85' IIFRI- I E- II IIII-IIIII IIII IIII IIIII I- I I I I I I ( I I I IIII I I III III ::::::I 11-1 S I I -I I M 11-111-11 1:--:::l I 1:--:::l I I -I I I -I I I I IIII II I I I IIIi III I IIIl I II I_ II III III III II1-1 III Ill III - III III III III III III III II II III III III III III I WEST ELEVATION 1/4" = V-0" WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT: JOEYOUNAN PHONE: 949-872-3319 FAX: 206-666-2150 EMAIL: JYOUNAN@ABSCAL.COM WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM WINDOWS: MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT: CUSTOM COLLECTION ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE: 541-885-7412 OR 800-535-3936 WEB: WWW.JELD-WEN.COM MULTI SLIDE DOORS & WINDOW WALLS: MANUFACTURER: AWAKE WINDOW AND DOOR CO. PRODUCT: SERIES 425 $ 905 COLOR: WHITE - TO BE APPROVED BY ARCH. & OWNER ADDRESS: 435 E GERMANN RD., SUITE 104, GILBERT, AZ 85297 PHONE: 833.292.5393 WEB: WWW.AWAKEWDC.COM GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS WEB: WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD & GLASS MATERIALS: EXTERIOR T&G SOFFIT: SUPPLIER: NUSKU TRATEK (ENGINEERED WESTERN RED CEDAR) TYPE: 1x6 T&G FINE LINE, INSTALL PER MFGR. GUIDELINES COLOR: UNIT A: WHITE - ARCH. TO APPROVE UNIT B: NATURAL STAIN - ARCH. TO APPROVE CODE: COMPLY W/ SFM STANDARD 12-7a-3, CAL FIRE LISTING #: 8160-2246:0500 WEIGHT: AVERAGE DRIED 23 LBS/CU FT EXTERIOR BRICK VENEER: PRODUCT: RECLAIMED BRICK SAWN VENEER COLOR: WHITE, ARCH. TO APPV. APPLICATION: MODULAR BRICK COURSE PER ELEVATION - REF. DTL. 8/AD-1 THICKNESS: 1" HORIZONTAL CEMENT BASED WOOD SIDING UNIT A: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 COLOR: NIGHT GREY WITH ARTIC WHITE TRIM BOARDS, ARCH TO APPROVE APPLICATION: ARTISAN LAP SIDING 4" (SMOOTH) W/. MITERED CORNER CODE: ICC# ESR-2290 HORIZONTAL CEMENT BASED WOOD SIDING UNIT B: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 909.356.6366 COLOR: ARTIC WHITE WITH ARTIC WHITE TRIM BOARDS, ARCH TO APPROVE APPLICATION: ARTISAN V-GROOVE SIDING 4" (SMOOTH) W/. MITERED CORNER CODE: ICC# ESR-2290 BOARD & BATTEN: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CA 92337 P: 949.356.6366 COLOR: ARCTIC WHITE, ARCH. TO APPV. APPLICATION: HARDIEPANEL VERTICAL SIDING SMOOTH W/. BATTEN @ 12" O.C., ARCH TO APPV. CODE: ICC ESR-1844 INSTALL PER REPORT, MFGR. INSTRUCTION AND R703.5 EXTERIOR STONE/ MASONRY: SUPPLIER: SANDRINE SCOTT COMMODITIES ADDRESS: 106 W.CANADA SAN CLEMENTE, CA 92672 PHONE: 949.492.8711 STONE TYPE: TBD COLOR: BEIGE APPLICATION: RANDOM ASHLAR THICKNESS: 1" - 1.5" NOMINAL WEIGHT: MAX 15 PSF EXTERIOR STUCCO: MANUFACTURER: LA HABRA,PARAEXUSA 2911 ORANGE -OLIVE ROAD ORANGE, CA 92865 PHONE: 714.627.1700 COLOR: WHITE, ARCH TO APPV. TEXTURE: SMOOTH WALL, TROWL APPLICATION: THREE -COAT APPL., SMOOTH 7/8" W/. METAL LATH (DIAMOND OR EQUIV.) METAL ROOFING: (CLASS 'A' - NON REFLECTIVE) PRODUCT: STANDING SEAM METAL ROOFING, ULTRA -COOL, CB-150 MFGR: CUSTOM-BILT METALS COLOR: OLD TOWN GRAY, TO BE APPRV. BY ARCH. & OWNER (SOLAR REFLECTANCE 0.35, THERMAL EMITTANCE 0.83) - TO MATCH WINDOW AND DOOR SASH APPLICATION: USE CONTINUOUS 12" OR 16" PANS - VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) CODE: ICC ESR-2048, CLASS 'A' ASSEMBLY WEIGHT: APPX. 2 PSF. WOOD SHINGLE ROOFING: PRODUCT: #1 WESTERN RED CEDAR, WOOD SHINGLE - FIRE TREATED MFGR: FSR TREATMENT, INC. WWW.FIRESMARTROOFING.COM (OR EQUIV.) COLOR: NATURAL APPLICATION: 18" RE -BUTTED & RE -JOINTED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 112" EXPOSURE. CODE: CLASS A ASSEMBLY (ICC# ESR-1410) WEIGHT: N/A GUTTERS: MATERIAL: UNIT A: METAL - ALUM. PAINTED KYNAR UNIT B: METAL -COPPER SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.) WATERPROOF DECK MEMBRANE: MFGR: WESTCOAT ADDRESS: 770 GATEWAY CENTER DRIVE, SAN DIEGO, CA 92101 PRODUCT: ALX WALKING DECK (CLASS 'A') APPLICATION: DECK FINISH SURFACE TO BE NON-COMBUSTIBLE CODE: UES ER-587 A MATERIAL SPECIFICATIONS 1. FLASHING & WEATHERSTRIPPING PROVIDE CORROSION -RESISTANCE METAL FLASHING PER CRC FOR ALL EXTERIOR FLASHING, MIN. 24 GUAGE COPPER (16 OZ.) SHEETS U.N.O. IN CRC OR MFGR. INSTALLATION GUIDELINES. ALL METAL IN CONTACTS TO BE OF SIMILAR TYPE TO AVOID GALVANIC CORROSION. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. 2. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 3. REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS. B GENERAL NOTES 1 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE A/A-4.0 2 WOOD PANEL SIDING, EXTIRA OR EQ. - REF. MATERIAL SCHEDULE A/A-4.0 AND DTL. 13/AD-1.0 3 SHIP LAP SIDING - REF. MATERIAL SCHEDULE A/A-4.0 AND DTL. 14/AD-1.0 4 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 5 BOARD & BATTEN SIDING - REF. MATERIAL SCHEDULE A/A-4.0 AND DTL. 15/AD-1.0 6 GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC 7 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC 8 STONE VENEER - REF. MAT. SCHEDULE A/A-4.0 9 BRICK VENEER - REF. MAT. SCHEDULE A/A-4.0 10 (N.) LANDSCAPE WALL, CMU PILASTER W/. BRICK FINISH & PRE -CAST CONC. CAP, MAX. HT. 42", REF. CIVIL DWGS. 11 BRICK ROWLOCK SILL TO MATCH BRICK SIDING - REF. MAT. SCHEDULE A/A-4.0, G.C. TO PROVIDE MOCK UP FOR ARCH. APPV. 12 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE A/A-4.0 13 6X7 DECO. TIMBER RAFTER, PAINT/STAIN AS SEL. AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR 14 DECO. 15" WOOD PANELING FASCIA, PAINT AS SELECTED - ARCH. TO APPV. COLOR 15 SCUPPER AND DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC 16 6X12 DECO. TIMBER RAFTER - SHAPED TAIL AS OCCURS, PAINT/STAIN AS SEL. AND SEAL AS REQ'D.; SEE WOOD OR WOOD -BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR 17 AZEK OR EQ. DECO. 'BELLY BAND' PER DTL. 16/AD-1.0 - PAINT AS SELECTED, ARCH. TO APPROVE PROFILE AND COLOR 18 WOOD CAP, SLOPED 2% MIN. TO SHED WATER, PAINT/STAIN AS SELECTED AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. COLOR & PROFILE, G.C. TO PROVIDE MOCK UP 19 STUCCO FINISH - MIN. 7/8" THK. W/. DIA. LATH, COLOR AS SEL., REF. MAT. SCHEDULE A/A-4.0 20 SOLAR PANELS PER SEPARATE PERMIT (MAINTAIN REQ. CLEARANCES) 21 DECO WOOD WRAPPED BEAM, STAIN AS SELECTED AND SEAL AS REQ'D., ARCH. TO APPV. COLOR AND PROFILE - SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - SIZE & CONN. PER STRUCT. CONCEAL CONNECTIONS. 22 (N.) WOOD GATE - AS SELECTED (MAX. 6' HT. ABOVE NATURAL GRADE) BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT STATUS CDP 4TH CHECK PLAN CHECK NO. PA- 2014-0105 PROJECT CONTACT COLBY GALLAGHER 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. W J a 0 W Z W a W Y a J PROJECT ADDRESS: 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 OWNER INFORMATION: DDCFRJ INVESTMENTS, LLC. 4686 E. ONTARIO MILL PARKWAY ONTARIO, CA 91764 P: 909.240.8823 DATE 11-27-24 REVISIONS NO. REVISION DATE EXTERIOR ELEVATIONS A=4m 1 C KEYNOTES 15-4 7 2 1 2 A-5.2 A-5.2 A-5.0 1 A-5.3 5 10 15 T MAX. H.� ----------------------------------------------------------------------11----- ------------------------------------------------------------------ ------------ --HT - - - �- 38.00' AD-3.0 ROOF _----------------- � - - - - - - - - - - - - - - - 8 35.83' PL � AD-3.0 PL ---MlL -------------------MAXFLAT -- -- --- - - �_ 28 0 0------------33.00' LL11I� �L 13 OUTDOOR DINING 9 NT ¢ m I ( Q AD-3.0 THIRD LEVEL F.F. m ` z � 9� z 0 0 ] Cl /% L' L M I 29.17' 2% MIN. 2% MIN. 2% MIN.J 2% MIN. 2% MIN. 2° MIN. - - - _ - _ _ - _ I- N _ _ -J THIRD LEVELT.O.S�L 29.04' - - - - - - - - - - - - - - - - - ,•Y l� ' _ �rfiJ_ ' ) ti :U_� "r'aj' �1`L6U'���y��f'(_r-r- I 14 � I � THIRD LEVEL P2A96 4 10 20 1 AD-1.0 --1 ci AL ONY P RY TH PR MAR W.I. p TH o BEDROOM 30 I 10 p p 18 16 _ 16 I o ` I _ p ,� I llliLl�ljlilfl!l Ijl! Q AD-1.0 SECOND LEVEL F.F. ` - 19.46' - -F F�N - = SECOND LEVEL T.O.S. -19.33' �I - - - - - - - - - - - - - - - - - - - - - - - - - SECOND LEVEL FLOOR PLATE � 14 15 4 I 18.25' j 7 LLLJ I.� �D-5. Q -- I o o o ONT HEN 2-CAR GARAGE 6 I oL 8.71' T.O. WALL II I I 11 11I I 12 - - - - - - - - - -- - -- - - - 5.- FIR_ST LEVEL F.F.. ' PER CIVIL 9.13 FIRST LEVEL T.O.S 9.0 SLOPE PER CIVIL SL E PER CIVIL GARAGE T.O.0 3 I--4. v I I I -Ti I I II II I I -III- I I I I - 7.85' 1_= I- III =III1 11 I 1 1 I 1 1 1 I 1 �1 I C I I1 I- I 1 I��trtI I �trt 1�=rtI I � II IIIII I I I I I 1= I 1=I I I �- I II I I=1 I I = I I=I I =I I =I I I I I I I I I I I M I I I I I I I- I ITFII I-1 I I-1 I I= I l-1 I I I I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 I I I I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 1 1-1 1 1 I I I-1 1 1 1 1 I - LONGITUDINAL SECTION 1/4" = 1'-0" MAX.HT.------------------------------------------------------------- -- -- 38.00' �ROOFPLATE--------- 11 - 35.83' I I PL MAX. FLAT ---------------------------- - 33.00' THIRD LEVEL F.F. 29.17' THIRD LEVEL T.O.S. - - - - - r7 THIRD LEVEL PLATE F v 27.96' I SECOND LEVEL F.F. 19.46' I L]lk SECOND LEVEL T.O.S. - - - - �J 1 g 33� - - - - - - I - - SECOND LEVEL FLOOR PLATE - v 18.25' , 7 FIRST LEVEL F.F. v 9.13' jk� FIRST LEVEL T.O.S. J �g 00, - - TRANSVERSE SECTION 1/4" = V-0" 2 1 1 A-5.1 A-5.0 A-5.1 PL I 7 11 AD-3.0 3.------------- MAX. HT. 3:12 38.00' Efl ROOF PLATE B NU -30--- - ROOM ------------ - - - - - - 35.83' PL MAX. FLAT --------------------33.00' 20 U co I THIRD LEVEL F.F. I N 29.1T THIRD LEVEL T.O.. 29 THIRD LEVEL PLATE 27.96' 8 8.71' T.O. WALL PER CIVIL I PER CIVIL i _� 1=i i i=1 I I III -III -III -III -III -III -III -III -III -III -I 11=1 I I -III -III -I I II=1 I I -III -III -III -III -III -III -III -III -I 11=1 11=1 I I -III -III -I I ICI I I -I -III-III=I I -I 11=1 I I=1 I I=1 11=1 11=1 I I-1 I I=1 I I=1 11=III=1 11=1 I I=I 11=1 I ICI 11=1 11=1 11=1 11=I 11=III=1 11=1 11=1 11=1 11=1 11=I 11=1 I I-1 11=III=1 1=III- 1=1 11=1 I I 1�=1 � =11 =1 I1=1--ill =1 11=1 I I -=III I I 1=1 11=1 11=1 I I 1 1=I I 1 =1 I 11=1 11=1 1=-==11=1 I I I=11=1 1=1 1=1II II1=1 11=1 1=1 11= 1=III=III=I 11=I 11=1 11=II1=I11=I 11=III-III=III=1II-I 11=1 LIII=III=1 I I=III=I I I�II I=III=1 I I-III=1 11=1 11=1I1= I= I 1=1 11=I 11=1 I I=III=I SECOND LEVEL F.F. 19.46' SECOND LEVEL T.O.S. t 19.33' J SECOND LEVEL FLOOR PLATE t 18.25' 1 FIRST LEVEL F.F. 9.13' -FIRST LEVEL T._O.S. t 9.00, J FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE -FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND -TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR -CEILING ASSEMBLIES DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. ATTICS DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN 1/2-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. A FIRE -BLOCKING & DRAFT STOP NOTES EXTERIOR WALL: 2 x 4 CONST.: R-21 MIN. 2 x 6 CONST. OR LARGER: R-21 MIN. RAISED FLOOR: R-30 MIN. ROOF: R-30 NOTES: 1. REF. T-24 REPORT FOR MORE INFORMATION 2. PROVIDE BID FOR INSULATION OF ENTIRE HOME *TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR -IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY **ALWAYS CHECK THIS INSULATION SCHEDULE FOR CONFORMANCE WITH THE TITLE 24 REPORT** 6 INSULATION SCHEDULE ROOM NAME ROOM TAG 1 ELEVATION / SECTION INDICATOR A-5.0 1 CALL -OUT TAG AD-1.0 10.0 SPOT ELEVATION F1KEYNOTE TAG 000 DOOR / WINDOW / WINDOW WALL TAG 1Q REVISION TAG FIRE RATED CEILING ASS'Y - REF. DTLS. 7/AD-5.0 1-HR RATED INT CONDITION - REF. DTLS. 7 AND 1 /AD-5.0 1-HR RATED EXT CONDITION - REF. DTLS. 6/AD-5.0 CONCRETE WALL/PODIUM DECK - PER STRUCT. REF. STRUCT DWGS. - FOR SLAB ON GRADE PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/. CAPILLARY BREAK, SEE SLAB ON GRADE NOTES ON SLAB EDGE PLAN FOR MORE INFO. UNVENTED ROOF ASSEMBLY ROOF FRAMING - PER STRUCT., REF. STRUCT. DWGS. - UNVENTED ASSEMBLY TO COMPLY W/. SECTION R806.5 OF CRC, AIR - IMPERMEABLE VALUE PER TABLE R806.5 OF CRC VENTED ROOF ASSEMBLY ROOF FRAMING - PER STRUCT., REF. STRUCT. DWGS. - PROVIDE CROSS VENTILATION PER SECTION R806 OF CRC, SEE ROOF PLAN SHEET A-3.0 FOR ATTIC VENT CALC AND MORE INFO INSULATED BUILDING ENVELOPE - 2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO - INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTS C ANNOTATION LEGEND 1 PROVIDE POWER FOR CUSTOM WINDOW RECESSED SHADES PER MFG. - VERIFY W/. I.D. & OWNER 2 CHANNEL DECK DRAIN - REF. DTL. 7/AD-1.0 & DECK/ROOF DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF DRAIN SHALL HAVE DOMED STRAINER 3 CONCRETE SLAB ON GRADE PER STRUCT. - REF. STRUCT. DWGS. - PROVIDE WATERPROOFING AS REQ'D., REF. WATERPROOFING AND DAMPPROOFING NOTES ON B/T-1.1 & SOILS REPORT 4 FLOOR FRAMING/JOISTS PER STRUCT. - REF. STRUCT. DWGS. 5 ROOF FRAMING/RAFTERS PER STRUCT. - REF. STRUCT. DWGS. 6 CEILING FRAMING/JOISTS PER STRUCT. - REF. STRUCT. DWGS. 7 STRUCT. STEEL COLUMN PER STRUCT. - REF. STRUCT. DWGS. & PROVIDE SHOP DWGS. FOR ARCH. & ENGINEER APPV. PRIOR TO FAB. 8 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 1/AD-1.0 9 INTERIOR GUARDRAIL - MIN. 42" HIGH ABV. F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 10 ENERGY STAR COMPLIANT EXHAUST FAN ONLY - FAN MUST BE DUCTED TO TERMINATE AT THE OUTSIDE OF THE BUILDING, MIN. 50 CFM (R303.3) - FANS IN THE BATHROOM CONTAINING BATHTUB, SHOWERS, OR TUB/SHOWER COMBINATION SHALL BE ON HUMIDITY CONTROL 11 STRUCT. TIMBER BEAM PER STRUCT - REF. STRUCT. DWGS. 12 CONCRETE STAIRS/STEPS - MAX. 7.75" RISE, MIN. 10" RUN - REF. DTL. 1/AD-1.0 - VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL DWGS. 13 A/C CONDENSER OR HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, REF. ENERGY REPORT FOR MORE INFO - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. - INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION 14 DECK FRAMING/JOISTS PER STRUCT. - REF. STRUCT. DWGS. 15 SOLAR PANELS PER SEPARATE PERMIT (MAINTAIN REQ. CLEARANCES) BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT STATUS CDP 4TH CHECK PLAN CHECK NO. PA- 2014-0105 PROJECT CONTACT COLBY GALLAGHER 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. W J a 0 W Z W a W Y a J PROJECT ADDRESS: 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 OWNER INFORMATION: DDCFRJ INVESTMENTS, LLC. 4686 E. ONTARIO MILL PARKWAY ONTARIO, CA 91764 P: 909.240.8823 DATE 11-27-24 REVISIONS NO. REVISION DATE BUILDING SECTIONS N N N V N O N p KEYNOTES A=5 m 0 15-48 2 A-5.0 7 c 23 1 2 A-5.2 A-5.2 38.00' T.O. RIDGE ----------- MAX.HT - --------------------------------------------------------------- 38.00' - _ 11 AD-3-0------------------------ ROOF PLATE R - - _7 ---- - 1 35.83' V F$ IdIgHlIg 31.67'T.O. WALL 33.00' ate_ u- 9 THIRD LEVEL F.F. AD-3.0 �I 4 N � 29.1T 4 ATTIC 1 THIRD LEVEL T.O.S. 29.04' v THIRD LEVEL PLATE 27.96 � 8 , � w 1r' 11 JPRIMARY-BEDRO 0 0 Ell m N TYP. " 7 0 10 I I N AD-5.0 J ILL: U L.L: SECOND LEVEL F.F. ' � 6 z13 1 0-- - ------ Y N 26 19.46 SECOND LEVEL T.O.S. M - - - - - - - 1933-.V - - - -�-27 - - - -�- - - SECOND LEVEL FLOOR PLATE 0 13 - 18.25' 5 19 3 Q. I 7 7 N I 4 28 POW R 14 I N O J 6 �� � - ❑ I I U I D-5. 2-CAR GARAGE FIRST LEVEL F.F. N 15 9.13' I SLOPE PER CIVIL - I -t-FIRST LEVEL T.O.S. 9.0 SLOPE PER CIVIL - - a - � SLOPE PER CIVIL -- a r E GARAGE T.O.C. �� � �• 1 � .° I I I 7.85' II I III-IIII I I 11I I -III- i I 2 IIII 12 I II I IIE II. --III- 11 I I I II _ 1 II I I-FI I I I I 11 1 1I 1 II I I1 I 1I 1I I 1I I I I I I 1 I 11 ! II II 1 II I1 I 11 I I1 I ILI I II I 11 I I 1 1 1I 11 I I II I I I I I I LI 11 II 11 I I I I I I I I I I I I I I I I I I I I I I 1 I I I I II I I I I I ICI I I -III III III III -III III I I I I 1 I I III 1 111 11 I III I 1 I i I E-d I I I I I 1 -III I I I I I I LONGITUDINAL SECTION 1/4" = 1'-01, •T.O.RAIL ' � �'I'I'I'I'I'I' l�l_'I'I'III:I:I!.IGI_41�I�I�I�IIIII111� 111111111111111111111111 ----------------- 0ATTIC I�....... �. m a �1 1 BEDROOM 1 - 2 2 A-5.2 A-5.0 37.85' T.O. RIDGE 4 23 ------------- MAX. HT.� 38.00' ROOF PLATE k 35.83' V PL oL32.67' T.O. RAIL 32.90' T.O. WALL 01 PL VIEW DECK COVERED DECK ' BATH 4 A/C WELL OUTDOOR DINING ---------------------------------- ---------- ------ -- ------------- -- - - ---- - t- - - -- ----------------------------------- ---------- --- --- _ ---- - --- FLA T AT 70 _ 3.1 � AD-1.0 CI ,00000 _ _ _ F1h �� 16 0 ,I THIRD LEVEL F.F. 2% MIN. 2% MIN. 2% MIN. 2% MIN.- I 2 o MIN i 1:12\ N 29.17' 1:12 2% MIN. II,I 2%MIN. _ f - - I THIRD LEVEL T.O.S. - -29.04 1 24 24 THIRD LEVEL PLATE 22 1 - 18 i / 5 I 27.96' 21 -PRIMARY BEDROOM N 12 _ o` _ _ o = PRIMAR W.I.C. BATH 3 - BEDROOM 3 I I � I I 110 I �; 17 I � � � 19 zo dti II 5.1 N AD-1.0 L16 SECOND LEVEL F.F. - _ _ _ _ _ _ -- 1: 2 2%MIN. - - - - I I - _ _ - - 19.46' f _ _ SECOND LEVEL T.O.S. � ' 19.33 " - - - - -]SECOND LEVEL FLOOR PLATE tFF 15 19 I 18.291 24 7 i lJ O LIVING7 ITCHEN 2-CAR GARAGE D-5. 0 o °° m ❑ ❑ D-5. oL 9.52' T.O. WALL I 7 I FIRST LEVEL F.F. PER CIVIL / �, \ / N 9.13' 2-1. MIN - - I ` - FIRST LEVEL T.O.S. 9.00 SLOPE PER CIVIL - - - SLOPE PER CIVIL - - - GARAGE T.O.C. _ I I I I I II I I IIIII I I I -III- I I II -IIII I I I IIII I II I I IIII I I I I IIIIi I IIIIIIIIIIIII I I I I I I I I I 1 I I I I I_) I I III I II IIII (II -I I II I II I II I ICI I II I II I II I II I I I � II I II I II I II I II I II I II I II I II I II I I I I II I II I II I II I II I II I II I II I II I II I II I II I II I ICI I II I II I I - FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED. FIRE BLOCKS FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL. FIRE BLOCK CONSTRUCTION FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE -FILL INSULATION MATERIAL SHALL NOT BE USED. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND -TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPS DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. FLOOR -CEILING ASSEMBLIES BUNDON ARCHITECTS DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS. 151 KALMUS DRIVE, SUITE G-1 ATTICS COSTA MESA, CA 92626 DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR 714.754.4040 CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING WWW.BRANDONARCHITECTS.COM INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES. DRAFT STOP CONSTRUCTION DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN '/z-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED. PROJECT STATUS OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF -CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS. CDP 4TH CHECK PLAN CHECK NO. A FIRE -BLOCKING & DRAFT STOP NOTES PA-2014-0105 EXTERIOR WALL: 2 x 4 CONST.: R-21 MIN. PROJECT CONTACT 2 x 6 CONST. OR LARGER: R-21 MIN. COLBY GALLAGHER RAISED FLOOR: R-30 MIN ROOF: R-30 NOTES: 1. REF. T-24 REPORT FOR MORE INFORMATION 2. PROVIDE BID FOR INSULATION OF ENTIRE HOME *TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR -IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY **ALWAYS CHECK THIS INSULATION SCHEDULE FOR CONFORMANCE WITH THE TITLE 24 REPORT** 6 INSULATION SCHEDULE ROOM NAME ROOM TAG 1 ELEVATION / SECTION INDICATOR A-5.0 1 CALL -OUT TAG AD-1.0 10.0 SPOT ELEVATION F1KEYNOTE TAG 000 DOOR / WINDOW / WINDOW WALL TAG 1Q REVISION TAG FIRE RATED CEILING ASS'Y - REF. DTLS. 7/AD-5.0 1-HR RATED INT CONDITION - REF. DTLS. 7 AND 1 /AD-5.0 1-HR RATED EXT CONDITION - REF. DTLS. 6/AD-5.0 CONCRETE WALL/PODIUM DECK - PER STRUCT. REF. STRUCT DWGS. - FOR SLAB ON GRADE PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/. CAPILLARY BREAK, SEE SLAB ON GRADE NOTES ON SLAB EDGE PLAN FOR MORE INFO. UNVENTED ROOF ASSEMBLY ROOF FRAMING - PER STRUCT., REF. STRUCT. DWGS. - UNVENTED ASSEMBLY TO COMPLY W/. SECTION R806.5 OF CRC, AIR - IMPERMEABLE VALUE PER TABLE R806.5 OF CRC VENTED ROOF ASSEMBLY ROOF FRAMING - PER STRUCT., REF. STRUCT. DWGS. - PROVIDE CROSS VENTILATION PER SECTION R806 OF CRC, SEE ROOF PLAN SHEET A-3.0 FOR ATTIC VENT CALC AND MORE INFO INSULATED BUILDING ENVELOPE - 2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO - INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTS C ANNOTATION LEGEND 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. W J a 0 W Z W a W Y a J 1 PROVIDE POWER FOR CUSTOM WINDOW RECESSED SHADES PER MFG. - VERIFY W/. I.D. & OWNER 2 CONCRETE SLAB ON GRADE PER STRUCT. - REF. STRUCT. DWGS. - PROVIDE WATERPROOFING AS REQ'D., REF. WATERPROOFING AND DAMPPROOFING NOTES ON B/T-1.1 & SOILS REPORT 3 FLOOR FRAMING/JOISTS PER STRUCT. - REF. STRUCT. DWGS. 4 ROOF FRAMING/RAFTERS PER STRUCT. - REF. STRUCT. DWGS. 5 CEILING FRAMING/JOISTS PER STRUCT. - REF. STRUCT. DWGS. 6 DEPRESS STRUCTURE FOR FLUSH SHOWER CONDITION -VERIFY WITH I.D. -REF. STRUCT. DWGS. 7 FIREPLACE - SOLAS PREFABRICATED FIREPLACE LISTED TO ANSI Z21.88/CSA 2.33-2014, GAS ONLY, POWER VENT W/. SEALED COMBUSTION - FORTY6 SLIM -LINE BUILT-IN WITH COOL ZONE TECHNOLOGY, 63.33"W X 28.83" H X 11 9/64" D [DTL. 24/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN PROJECT ADDRESS: ACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BE PERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS 3601 AND 3603 LAKE AVENUE, MANDATORY MEASURES.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO NEWPORT BEACH, CA 92663 8 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 1/AD-1.0 9 ENCLOSED USEABLE SPACE UNDER STAIRWAY, USE 5/8" TYPE'X' GYP. BD. FINISH TYP. (1/2" MIN.) (CRC R302.7) 10 UNACCESSIBLE ENCLOSED SPACE UNDER STAIRWAY 11 INTERIOR GUARDRAIL - MIN. 42" HIGH ABV. F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 12 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 4/AD-1.0 OWNER INFORMATION: 13 8X12 DECO. TIMBER CORBEL - CHAMFER EDGES APPX. 1/2", PAINT/STAIN AS SEL. AND SEAL AS REQ'D.; SEE WOOD OR WOOD -BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR DDCFRJ INVESTMENTS, LLC. 14 ENERGY STAR COMPLIANT EXHAUST FAN ONLY - FAN MUST BE DUCTED TO TERMINATE AT THE OUTSIDE OF THE BUILDING, 4686 E. ONTARIO MILL PARKWAY MIN. 50 CFM (R303.3) - FANS IN THE BATHROOM CONTAINING BATHTUB, SHOWERS, OR TUB/SHOWER COMBINATION SHALL BE ONTARIO, CA 91764 ON HUMIDITY CONTROL P: 909.240.8823 15 CONCRETE STAIRS/STEPS -MAX. 7.75" RISE, MIN. 10" RUN -REF. DTL. 1/AD-1.0 -VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL DWGS. 16 CUSTOM RECESSED GUTTER/DECK DRAIN - ROOFING/DECKING CONTRACTOR COLRD. W/. FLASHING INSTALLER - VERIFY LOC'N & APPLICATION OF DRAIN W/. ARCH PRIOR TO ORDERING - SIZE PER TABLE 1103.3 OF CPC 17 DECO WOOD WRAPPED BEAM, STAIN AS SELECTED AND SEAL AS REQ'D., ARCH. TO APPV. COLOR AND PROFILE - SEE WOOD DATE OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - SIZE & CONN. PER STRUCT. CONCEAL CONNECTIONS. 11-27-24 18 STRUCT. STEEL COLUMN PER STRUCT. - REF. STRUCT. DWGS. & PROVIDE SHOP DWGS. FOR ARCH. & ENGINEER APPV. PRIOR TO FAB. 19 STRUCT. TIMBER BEAM PER STRUCT - REF. STRUCT. DWGS. 20 A/C CONDENSER OR HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CPC AS SELECTED, VERIFY W/. OWNER - SIZE REVISIONS TBD, REF. ENERGY REPORT FOR MORE INFO - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. - INSTALL AND NO. REVISION DATE MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION 21 CHANNEL DECK DRAIN - REF. DTL. 7/AD-1.0 & DECK/ROOF DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF DRAIN SHALL HAVE DOMED STRAINER 22 DECK FRAMING/JOISTS PER STRUCT. - REF. STRUCT. DWGS. 23 SOLAR PANELS PER SEPARATE PERMIT (MAINTAIN REQ. CLEARANCES) 24 WOOD HEADER AS SELECTED, PAINT/STAIN AS SEL. AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPROVE COLOR & PROFILE, G.C. TO PROVIDE MOCK UP 25 DEPRESSED SLAB FOR FLUSH TRACK AT SLIDING/POCKET DOORS - VERIFY WITH DOOR MFGR- REF. STRUCT. DWGS. 26 BRICK ROWLOCK SILL TO MATCH BRICK SIDING - REF. MAT. SCHEDULE A/A-4.0, G.C. TO PROVIDE MOCK UP FOR ARCH. APPV. 27 AZEK OR EQ. DECO. 'BELLY BAND' PER DTL. 16/AD-1.0 - PAINT AS SELECTED, ARCH. TO APPROVE PROFILE AND COLOR 28 TANKLESS WATER HEATER, REF. AS-1.0 SPEC SHEETS, VERIFY PRODUCT W/. OWNER - SIZE AND INSTALL PER CHAPTER 5 OF CPC AND MFG. INSTRUCTION, VERIFY THE SIZING W/. ENERGY REPORT (PROVIDE ADEQUATE N.G. CONN. & POWER AS REQ'D.) - 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) 29 BRICK VENEER - REF. MAT. SCHEDULE A/A-4.0 BUILDING SECTIONS LONGITUDINAL SECTION 1/4" = 1'4' D KEYNOTES A=5ml 15-49 2 vi 1 A-5.0 1x6 T� 10, GARj 1x6 T� 10, GAR, FIRST LEVEL REFLECTED CEILING PLAN 1/4" - 1'-O" 2 1 2 A-5.0 A-5.2 A-5.2 I - 0 M.F.F. VAULTED 2 1 2 V., �-12 MECHANICAL NOTE: 1. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON ENERGY STAR EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. FANS IN THE BATHROOM CONTAINING BATHTUB, SHOWERS, OR TUB/SHOWER COMBINATION SHALL BE ON HUMIDITY CONTROL IN COMPLIANCE OF SECTION4.506 OF CALGREEN. 2. DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MINIMUM NO. 26 GAGE (0.48 MM) SHEET STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE GARAGE (R302.5.2) 3. THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CIVIC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. (CMC 504.4.2.1) DRYER VENT TERMINATION MUST BE 3-FEET FROM OPENINGS INTO THE BUILDING (DOORS AND OPERABLE WINDOWS), 10-FEET FROM FORCED AIR INLET, AND 3-FEET FROM PROPERTY LINE (NOT TO DISCHARGE ONTO A PUBLIC WALKWAY). (CIVIC 502.2.1) IF DRYER LOCATED IN A CLOSET PROVIDE A MIN. 100 SQ.IN. OPENING IN THE CLOSET DOOR. (CIVIC. 504.4.1) STAIRWAY ILLUMINATION: 1.INTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE TO ILLUMINATE THE LANDINGS AND TREADS. THE LIGHT SOURCE SHALL BE CAPABLE OF ILLUMINATING TREADS AND LANDINGS TO LEVELS OF NOT LESS THAN 1 FOOT-CANDLE (11 LUX) AS MEASURED AT THE CENTER OF TREADS AND LANDINGS. THERE SHALL BE A WALL SWITCH AT EACH FLOOR LEVEL TO CONTROL THE LIGHT SOURCE WHERE THE STAIRWAY HAS SIX OR MORE RISERS. (R303.7) EXCEPTION: A SWITCH IS NOT REQUIRED WHERE REMOTE, CENTRAL OR AUTOMATIC CONTROL OF LIGHTING IS PROVIDED. 2.EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE TOP LANDING OF THE STAIRWAY. EXTERIOR STAIRWAYS PROVIDING ACCESS TO A BASEMENT FROM THE OUTDOOR GRADE LEVEL SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE BOTTOM LANDING OF THE STAIRWAY. (R303.8) SMOKE, CARBON MONOXIDE AND COMBINATION ALARM: 1. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (CRC R314.3): A. IN EACH SLEEPING ROOM. B. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS. C. ON EACH ADDITIONAL STORY OF THE DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS AND NOT INCLUDING CRAWL SPACES AND UNINHABITABLE ATTICS. IN DWELLINGS OR DWELLING UNITS WITH SPLIT LEVELS AND WITHOUT AN INTERVENING DOOR BETWEEN THE ADJACENT LEVELS, A SMOKE ALARM INSTALLED ON THE UPPER LEVEL SHALL SUFFICE FOR THE ADJACENT LOWER LEVEL PROVIDED THAT THE LOWER LEVEL IS LESS THAN ONE FULL STORY BELOW THE UPPER LEVEL. D. NOT LESS THAN 3 FEET (914 MM) HORIZONTALLY FROM THE DOOR OR OPENING OF A BATHROOM THAT CONTAINS A BATHTUB OR SHOWER UNLESS THIS WOULD PREVENT PLACEMENT OF A SMOKE ALARM REQUIRED BY THIS SECTION. E. IN THE HALLWAY AND IN THE ROOM OPEN TO THE HALLWAY IN DWELLING UNITS WHERE THE CEILING HEIGHT OF A ROOM OPEN TO A HALLWAY SERVING BEDROOMS EXCEEDS THAT OF THE HALLWAY BY 24 INCHES (610 MM) OR MORE. SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED IN THE MANNER THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARM WITHIN THE INDIVIDUAL DWELLING UNIT PER SECTION R314.4 OF CRC. 2. COMBINATION (CARBON MONOXIDE & SMOKE) ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (CRC R315.2): A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S). B. ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS. C. IN EVERY BEDROOM THAT HAS A FUEL -BURNING APPLIANCE WITHIN THE BEDROOM OR ITS ATTACHED BATHROOM. CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED IN THE MANNER THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARM WITHIN THE INDIVIDUAL DWELLING UNIT PER SECTION R315.5 OF CRC. 3. A COMBINATION CARBON MONOXIDE AND SMOKE ALARM CAN BE USED IN LIEU OF THE SMOKE OR CARBON MONOXIDE ALARM. (CRC R314.5 & R315.4) I A GENERAL NOTES 3 A-5.3 1 KITCHEN EXHAUST HOOD TO VENT TO EXT. ABV. GRADE AND HAVE A BACK -DRAFT DAMPER - PROVIDE MIN. RATE OF 180 CFM W/. MAX SOUND RATING OF 3 SONES @100 CFM - INSTALL & PROVIDE POWER PER MFG. INSTRUCTION 2 DECO WOOD WRAPPED BEAM, STAIN AS SELECTED AND SEAL AS REQ'D., ARCH. TO APPV. COLOR AND PROFILE - SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - SIZE & CONN. PER STRUCT. CONCEAL CONNECTIONS. 3 WOOD HEADER AS SELECTED, PAINT/STAIN AS SEL. AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPROVE COLOR & PROFILE, G.C. TO PROVIDE MOCK UP 4 8X12 DECO. TIMBER CORBEL - CHAMFER EDGES APPX. 1/2", PAINT/STAIN AS SEL. AND SEAL AS REQ'D.; SEE WOOD OR WOOD -BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR 5 8X10 DECO. TIMBER RAFTER - PAINT/STAIN AS SEL. AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR _ 6 6X6 DECO. TIMBER RAFTER, PAINT/STAIN AS SEL. AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR 7 6X6 WOOD COLUMN PER STRUCT., REF. STRUCT. DWGS. - WRAP WITH WOOD AND STAIN AS SELECTED AND SEAL AS REQ'D. PER DTL. 12/AD-1.0, ARCH. TO APPV. COLOR AND PROFILE - SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - SIZE & CONN. PER STRUCT. CONCEAL CONNECTIONS. B KEYNOTE LEGEND 1. PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2 SECTION 4, WITH EXCEPTION THAT 2 NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE -BUILDING VENTILATION A-5.1 (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE -BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. REFERENCE ENERGY REPORT FOR MORE INFO. ISH . F. F. 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 180 CFM CALCULATIONS: (EQUATION 150.0-B OF CALENERGY) UNIT AMAIN HOUSE: 2,121 S.F. (0.03) 2,121 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 63.63 CFM + (7.5 x 4) = 93.63 CFM REQ'D. UNIT B MAIN HOUSE: 2,097 S.F. (0.03) 2,097 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 62.91 CFM + (7.5 x 4) = 92.91 CFM REQ'D. C MECHANICAL VENTILATION NOTES ROOM NAME 1 A-5.0 0 A ROOM TAG SECTION INDICATOR KEYNOTE TAG BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW. BRAN DONARCH ITECTS.COM PROJECT STATUS CDP 4TH CHECK PLAN CHECK NO. PA- 2014-0105 PROJECT CONTACT COLBY GALLAGHER 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. W Z W a W Y a J REVISION TAG FIRE RATED CEILING ASS'Y REF. DTLS. 8/AD-1.0 PROJECT ADDRESS: 1-HR RATED INT CONDITION - REF. DTLS. 8/AD-1.0 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 1-HR RATED EXT CONDITION REF. DTLS. 12/AD-1.0 A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CIVIC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. - INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. - INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - GC TO COORDINATE W/. UTILITY COMPANY OWNER INFORMATION: DDCFRJ INVESTMENTS, LLC. 4686 E. ONTARIO MILL PARKWAY ONTARIO, CA 91764 P: 909.240.8823 DATE 11-27-24 TANKLESS WATER HEATER - SIZE AND INSTALL PER CHAPTER 5 OF CPC AND MFGR. INSTRUCTION, VERIFY THE SIZING W/. T-24 ENERGY REPORT - THE WATER HEATER REVISIONS 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 NO. REVISION DATE 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) LIGHT FIXTURE - WALL MOUNT / SCONCE LIGHT FIXTURE, TO HAVE HIGH EFFICACY AND BE LISTED - AS SELECTED, VERIFY W/. OWNER LIGHT FIXTURE - CEILING MOUNT, DECORATIVE PENDANT, TO HAVE HIGH EFFICACY AND BE LISTED - AS SELECTED, VERIFY W/. OWNER ®® o LIGHT FIXTURE - EXTERIOR WALL MOUNT / SCONCE LIGHT FIXTURE, TO HAVE HIGH EFFICACY AND BE LISTED - AS SELECTED, VERIFY W/. OWNER SMOKE DETECTOR (SD) /MULTIPURPOSE ALARM (MA)(SMOKE & CARBON MONOXIDE) - TO COMPLY W/. R314 & R315, REF.LEGEND (S.D.'S IN BEDROOM TO BE ON ARC -FAULT CIRCUIT INTERRUPTER) - SMOKE ALARMS SHALL BE INTERCONNECTED SO THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARMS WITHIN THE INDIVIDUAL DWELLING UNIT. IN NEW CONSTRUCTION SMOKE ALARMS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THE BUILDING WIRING AND SHALL BE EQUIPPED WITH BATTERY BACK-UP AND LOW BATTERY SIGNAL. (R314) FAN & LIGHT FIXTURE, CEILING MOUNT - CEILING FAN W/. LED LIGHTING SYSTEM TO BE LISTED -AS SELECTED, VERIFY W/. OWNER FIRST LEVEL EXHAUST FAN WITH DUCT- ENERGY STAR COMPLIANT FAN ONLY - FAN MUST BE REFLECTED CEILING O DUCTED TO TERMINATE AT THE OUTSIDE OF THE BUILDING, MIN. 50 CFM (CIVIC TABLE 403.7) - FANS IN THE BATHROOM CONTAINING BATHTUB, SHOWERS, OR TUB/SHOWER PLAN COMBINATION SHALL BE ON HUMIDITY CONTROL - MIN. CAPACITY 50 CFM WHOLE HOUSE EXHAUST FAN - PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2 SECTION 4, VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR - IF INSTALLED IN BATHROOM OR LAUNDRY, THE FAN MUST RUN CONTINUOUSLY AND SHALL NOT BE TIED TO A HUMIDITY SENSOR - REF. MECH. VENTILATION NOTES ON SHEET A-6.0 FOR THE MIN. REQUIRED CFM RECESSED LED LIGHT FIXTURE - REF. ELECTRICAL LEGEND & NOTES @ B = 4" FIXTURE W/. BAFFLE TRIM + LAMP (ARCH. TO APPV. TRIM) @ © R = 4" FIXTURE W/. REFLECTOR TRIM + LAMP (ARCH. TO APPV. TRIM) L = 4" FIXTURE W/. LENSED TRIM + LAMP (ARCH. TO APPV. TRIM) A=6 0 @ E = 5" EXTERIOR FIXTURE W/. LENSED TRIM + LAMP (ARCH. TO APPV. TRIM) ■ ® W = 4" FIXTURE W/. LENSED TRIM + LAMP (ARCH. TO APPV. TRIM) O F = DMF 5" APERTURE FAHRENHEIT DCD1 LED DOWNLIGHT (FIRE AND SOUND RATED) p ANNOTATION LEGEND 15-50 2 A-5.1 1 A-5.0 1x6 T&G FINI 8' - 6 1 /2" A. F. 1 A-5.1 L. 5'- 5 7/8" y 2 1 2 A-5.0 A-5.2 A-5.2 MECHANICAL NOTE: 1. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON ENERGY STAR EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. FANS IN THE BATHROOM CONTAINING BATHTUB, SHOWERS, OR TUB/SHOWER COMBINATION SHALL BE ON HUMIDITY CONTROL IN COMPLIANCE OF SECTION4.506 OF CALGREEN. 2. DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MINIMUM NO. 26 GAGE (0.48 MM) SHEET STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE GARAGE (R302.5.2) 3. THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CIVIC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. (CMC 504.4.2.1) DRYER VENT TERMINATION MUST BE 3-FEET FROM OPENINGS INTO THE BUILDING (DOORS AND OPERABLE WINDOWS), 10-FEET FROM FORCED AIR INLET, AND 3-FEET FROM PROPERTY LINE (NOT TO DISCHARGE ONTO A PUBLIC WALKWAY). (CIVIC 502.2.1) IF DRYER LOCATED IN A CLOSET PROVIDE A MIN. 100 SQ.IN. OPENING IN THE CLOSET DOOR. (CIVIC. 504.4.1) STAIRWAY ILLUMINATION: 1.INTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE TO ILLUMINATE THE LANDINGS AND TREADS. THE LIGHT SOURCE SHALL BE CAPABLE OF ILLUMINATING TREADS AND LANDINGS TO LEVELS OF NOT LESS THAN 1 FOOT-CANDLE (11 LUX) AS MEASURED AT THE CENTER OF TREADS AND LANDINGS. THERE SHALL BE A WALL SWITCH AT EACH FLOOR LEVEL TO CONTROL THE LIGHT SOURCE WHERE THE STAIRWAY HAS SIX OR MORE RISERS. (R303.7) EXCEPTION: A SWITCH IS NOT REQUIRED WHERE REMOTE, CENTRAL OR AUTOMATIC CONTROL OF LIGHTING IS PROVIDED. 2.EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE TOP LANDING OF THE STAIRWAY. EXTERIOR STAIRWAYS PROVIDING ACCESS TO A BASEMENT FROM THE OUTDOOR GRADE LEVEL SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE BOTTOM LANDING OF THE STAIRWAY. (R303.8) SMOKE, CARBON MONOXIDE AND COMBINATION ALARM: 1. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (CRC R314.3): A. IN EACH SLEEPING ROOM. B. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS. C. ON EACH ADDITIONAL STORY OF THE DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS AND NOT INCLUDING CRAWL SPACES AND UNINHABITABLE ATTICS. IN DWELLINGS OR DWELLING UNITS WITH SPLIT LEVELS AND WITHOUT AN INTERVENING DOOR BETWEEN THE ADJACENT LEVELS, A SMOKE ALARM INSTALLED ON THE UPPER LEVEL SHALL SUFFICE FOR THE ADJACENT LOWER LEVEL PROVIDED THAT THE LOWER LEVEL IS LESS THAN ONE FULL STORY BELOW THE UPPER LEVEL. D. NOT LESS THAN 3 FEET (914 MM) HORIZONTALLY FROM THE DOOR OR OPENING OF A BATHROOM THAT CONTAINS A BATHTUB OR SHOWER UNLESS THIS WOULD PREVENT PLACEMENT OF A SMOKE ALARM REQUIRED BY THIS SECTION. E. IN THE HALLWAY AND IN THE ROOM OPEN TO THE HALLWAY IN DWELLING UNITS WHERE THE CEILING HEIGHT OF A ROOM OPEN TO A HALLWAY SERVING BEDROOMS EXCEEDS THAT OF THE HALLWAY BY 24 INCHES (610 MM) OR MORE. SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED IN THE MANNER THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARM WITHIN THE INDIVIDUAL DWELLING UNIT PER SECTION R314.4 OF CRC. 2. COMBINATION (CARBON MONOXIDE & SMOKE) ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (CRC R315.2): A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S). B. ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS. C. IN EVERY BEDROOM THAT HAS A FUEL -BURNING APPLIANCE WITHIN THE BEDROOM OR ITS ATTACHED BATHROOM. CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED IN THE MANNER THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARM WITHIN THE INDIVIDUAL DWELLING UNIT PER SECTION R315.5 OF CRC. 3. A COMBINATION CARBON MONOXIDE AND SMOKE ALARM CAN BE USED IN LIEU OF THE SMOKE OR CARBON MONOXIDE ALARM. (CRC R314.5 & R315.4) A GENERAL NOTES 1 6X7 DECO. TIMBER RAFTER, PAINT/STAIN AS SEL. AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR 2 8X10 DECO. TIMBER RAFTER - PAINT/STAIN AS SEL. AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR 3 4X6 DECO. TIMBER RAFTER - SHAPED TAIL AS OCCURS, PAINT/STAIN AS SEL. AND SEAL AS REQ'D.; SEE WOOD OR WOOD -BASED PRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. PROFILE AND COLOR 4 PROVIDE POWER FOR CUSTOM WINDOW RECESSED SHADES PER MFG. - VERIFY W/. I.D. & OWNER 5 DECO WOOD WRAPPED BEAM, STAIN AS SELECTED AND SEAL AS REQ'D., ARCH. TO APPV. COLOR AND PROFILE - SEE WOOD OR WOOD BASED PRODUCTS NOTES ON BIT-1.1 - SIZE & CONN. PER STRUCT. CONCEAL CONNECTIONS. 6 WOOD HEADER AS SELECTED, PAINT/STAIN AS SEL. AND SEAL AS REQ'D., SEE WOOD OR WOOD BASED PRODUCTS NOTES ON BIT-1.1 - ARCH. TO APPROVE COLOR & PROFILE, G.C. TO PROVIDE MOCK UP B KEYNOTE LEGEND 1. PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2 SECTION 4, WITH EXCEPTION THAT 2 NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE -BUILDING VENTILATION A-5.1 (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE -BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. REFERENCE ENERGY REPORT FOR MORE INFO. 1 A-5.1 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 180 CFM CALCULATIONS: (EQUATION 150.0-B OF CALENERGY) UNIT AMAIN HOUSE: 2,121 S.F. (0.03) 2,121 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 63.63 CFM + (7.5 x 4) = 93.63 CFM REQ'D. UNIT B MAIN HOUSE: 2,097 S.F. (0.03) 2,097 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 62.91 CFM + (7.5 x 4) = 92.91 CFM REQ'D. C MECHANICAL VENTILATION NOTES ROOM NAME 1 A-5.0 0 A ROOM TAG SECTION INDICATOR KEYNOTE TAG BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW. BRAN DONARCH ITECTS.COM PROJECT STATUS CDP 4TH CHECK PLAN CHECK NO. PA- 2014-0105 PROJECT CONTACT COLBY GALLAGHER 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. W Z W a W Y a J REVISION TAG FIRE RATED CEILING ASS'Y REF. DTLS. 8/AD-1.0 PROJECT ADDRESS: 1-HR RATED INT CONDITION - REF. DTLS. 8/AD-1.0 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 1-HR RATED EXT CONDITION REF. DTLS. 12/AD-1.0 A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CIVIC AS SELECTED, VERIFY W/. OWNER - SIZE TBD, SEE T-24 ENERGY REPORT FOR MORE INFO - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. - INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. - INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - GC TO COORDINATE W/. UTILITY COMPANY OWNER INFORMATION: DDCFRJ INVESTMENTS, LLC. 4686 E. ONTARIO MILL PARKWAY ONTARIO, CA 91764 P: 909.240.8823 DATE 11-27-24 TANKLESS WATER HEATER - SIZE AND INSTALL PER CHAPTER 5 OF CPC AND MFGR. INSTRUCTION, VERIFY THE SIZING W/. T-24 ENERGY REPORT - THE WATER HEATER REVISIONS 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 NO. REVISION DATE 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) 2 1 2 LIGHT FIXTURE - WALL MOUNT / SCONCE LIGHT FIXTURE, TO HAVE HIGH A-5.0 A-5.2 EFFICACY AND BE LISTED - AS SELECTED, VERIFY W/. OWNER A-5.2 LIGHT FIXTURE -CEILING MOUNT, DECORATIVE PENDANT, TO HAVE HIGH EFFICACY AND BE LISTED - AS SELECTED, VERIFY W/. OWNER LIGHT FIXTURE - EXTERIOR WALL MOUNT / SCONCE LIGHT FIXTURE, TO HAVE HIGH EFFICACY AND BE LISTED - AS SELECTED, VERIFY W/. OWNER SMOKE DETECTOR (SD) /MULTIPURPOSE ALARM (MA)(SMOKE & CARBON MONOXIDE) - TO COMPLY W/. R314 & R315, REF.LEGEND (S.D.'S IN BEDROOM TO BE ON ARC -FAULT CIRCUIT INTERRUPTER) - SMOKE ALARMS SHALL BE INTERCONNECTED SO THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARMS WITHIN THE INDIVIDUAL ®® DWELLING UNIT. IN NEW CONSTRUCTION SMOKE ALARMS SHALL RECEIVE THEIR SECOND LEVEL REFLECTED CEILING PLAN PRIMARY POWER SOURCE FROM THE BUILDING WIRING AND SHALL BE EQUIPPED WITH BATTERY BACK-UP AND LOW BATTERY SIGNAL. (R314) 1/4" = 1'-0° o FAN & LIGHT FIXTURE, CEILING MOUNT - CEILING FAN W/. LED LIGHTING SYSTEM TO BE LISTED -AS SELECTED, VERIFY W/. OWNER SECOND LEVEL EXHAUST FAN WITH DUCT- ENERGY STAR COMPLIANT FAN ONLY - FAN MUST BE REFLECTED CEILING O DUCTED TO TERMINATE AT THE OUTSIDE OF THE BUILDING, MIN. 50 CFM (CIVIC TABLE 403.7) - FANS IN THE BATHROOM CONTAINING BATHTUB, SHOWERS, OR TUB/SHOWER PLAN COMBINATION SHALL BE ON HUMIDITY CONTROL - MIN. CAPACITY 50 CFM WHOLE HOUSE EXHAUST FAN - PROVIDE WHOLE BUILDING MECHANICAL VENTILATION woq PER ASHRAE STANDARD 62.2 SECTION 4, VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR - IF INSTALLED IN BATHROOM OR LAUNDRY, THE FAN MUST RUN CONTINUOUSLY AND SHALL NOT BE TIED TO A HUMIDITY SENSOR - REF. MECH. VENTILATION NOTES ON SHEET A-6.0 FOR THE MIN. REQUIRED CFM RECESSED LED LIGHT FIXTURE - REF. ELECTRICAL LEGEND & NOTES © B = 4" FIXTURE W/. BAFFLE TRIM + LAMP (ARCH. TO APPV. TRIM) ® © R = 4" FIXTURE W/. REFLECTOR TRIM + LAMP (ARCH. TO APPV. TRIM) L = 4" FIXTURE W/. LENSED TRIM + LAMP (ARCH. TO APPV. TRIM) A=6ml E = 5" EXTERIOR FIXTURE W/. LENSED TRIM + LAMP (ARCH. TO APPV. TRIM) ® W = 4" FIXTURE W/. LENSED TRIM + LAMP (ARCH. TO APPV. TRIM) O F = DMF 5" APERTURE FAHRENHEIT DCD1 LED DOWNLIGHT (FIRE AND SOUND RATED) p ANNOTATION LEGEND 15-51 2 A-5.3 2 A-5.1 1 A-5.0 1 A-5.1 2 'Al1 A-5.0 OUTDOOR DINING OUTDOOR DINING VIEW DECK MECHANICAL NOTE: 1. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON ENERGY STAR EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. FANS IN THE BATHROOM CONTAINING BATHTUB, SHOWERS, OR TUB/SHOWER COMBINATION SHALL BE ON HUMIDITY CONTROL IN COMPLIANCE OF SECTION4.506 OF CALGREEN. 2. DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MINIMUM NO. 26 GAGE (0.48 MM) SHEET STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE GARAGE (R302.5.2) 3. THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CIVIC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. (CMC 504.4.2.1) DRYER VENT TERMINATION MUST BE 3-FEET FROM OPENINGS INTO THE BUILDING (DOORS AND OPERABLE WINDOWS), 10-FEET FROM FORCED AIR INLET, AND 3-FEET FROM PROPERTY LINE (NOT TO DISCHARGE ONTO A PUBLIC WALKWAY). (CIVIC 502.2.1) IF DRYER LOCATED IN A CLOSET PROVIDE A MIN. 100 SQ.IN. OPENING IN THE CLOSET DOOR. (CIVIC. 504.4.1) STAIRWAY ILLUMINATION: 1.INTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE TO ILLUMINATE THE LANDINGS AND TREADS. THE LIGHT SOURCE SHALL BE CAPABLE OF ILLUMINATING TREADS AND LANDINGS TO LEVELS OF NOT LESS THAN 1 FOOT-CANDLE (11 LUX) AS MEASURED AT THE CENTER OF TREADS AND LANDINGS. THERE SHALL BE A WALL SWITCH AT EACH FLOOR LEVEL TO CONTROL THE LIGHT SOURCE WHERE THE STAIRWAY HAS SIX OR MORE RISERS. (R303.7) EXCEPTION: A SWITCH IS NOT REQUIRED WHERE REMOTE, CENTRAL OR AUTOMATIC CONTROL OF LIGHTING IS PROVIDED. 2.EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE TOP LANDING OF THE STAIRWAY. EXTERIOR STAIRWAYS PROVIDING ACCESS TO A BASEMENT FROM THE OUTDOOR GRADE LEVEL SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE BOTTOM LANDING OF THE STAIRWAY. (R303.8) SMOKE, CARBON MONOXIDE AND COMBINATION ALARM: 1. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (CRC R314.3): A. IN EACH SLEEPING ROOM. B. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS. C. ON EACH ADDITIONAL STORY OF THE DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS AND NOT INCLUDING CRAWL SPACES AND UNINHABITABLE ATTICS. IN DWELLINGS OR DWELLING UNITS WITH SPLIT LEVELS AND WITHOUT AN INTERVENING 2 DOOR BETWEEN THE ADJACENT LEVELS, A SMOKE ALARM INSTALLED ON THE UPPER LEVEL SHALL SUFFICE FOR THE ADJACENT LOWER LEVEL PROVIDED THAT THE LOWER LEVEL IS LESS THAN ONE FULL STORY BELOW THE UPPER LEVEL. A-5.2 D. NOT LESS THAN 3 FEET (914 MM) HORIZONTALLY FROM THE DOOR OR OPENING OF A BATHROOM THAT CONTAINS A BATHTUB OR SHOWER UNLESS THIS WOULD PREVENT PLACEMENT OF A SMOKE ALARM REQUIRED BY THIS SECTION. E. IN THE HALLWAY AND IN THE ROOM OPEN TO THE HALLWAY IN DWELLING UNITS WHERE THE CEILING HEIGHT OF A ROOM OPEN TO A HALLWAY SERVING BEDROOMS EXCEEDS THAT OF THE HALLWAY BY 24 INCHES (610 MM) OR MORE. SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED IN THE MANNER THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARM WITHIN THE INDIVIDUAL DWELLING UNIT PER SECTION R314.4 OF CRC. 2. COMBINATION (CARBON MONOXIDE & SMOKE) ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (CRC R315.2): A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S). B. ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS. C. IN EVERY BEDROOM THAT HAS A FUEL -BURNING APPLIANCE WITHIN THE BEDROOM OR ITS ATTACHED BATHROOM. CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED IN THE MANNER THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARM WITHIN THE INDIVIDUAL DWELLING UNIT PER SECTION R315.5 OF CRC. 3. A COMBINATION CARBON MONOXIDE AND SMOKE ALARM CAN BE USED IN LIEU OF THE SMOKE OR CARBON MONOXIDE ALARM. (CRC R314.5 & R315.4) A GENERAL NOTES 3 A-5.3 FlENIERGY STAR COMPLIANT EXHAUST FAN ONLY - FAN MUST BE DUCTED TO TERMINATE AT THE OUTSIDE OF THE ILDING, MIN. 50 CFM (R303.3) - FANS IN THE BATHROOM CONTAINING BATHTUB, SHOWERS, OR TUB/SHOWER MBINATION SHALL BE ON HUMIDITY CONTROL B KEYNOTE LEGEND 1. PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2 SECTION 4, WITH EXCEPTION THAT 2 NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE -BUILDING VENTILATION A-5.1 (BEES 152(a), EXCEPTION 5 TO SECTION 152(a)). FOR CONTINUOUS WHOLE -BUILDING VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT PER BEDROOM +1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. REFERENCE ENERGY REPORT FOR MORE INFO. 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 180 CFM CALCULATIONS: (EQUATION 150.0-B OF CALENERGY ) UNIT A MAIN HOUSE: 2,121 S.F. (0.03) 2,121 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 63.63 CFM + (7.5 x 4) = 93.63 CFM REQ'D. UNIT B MAIN HOUSE: 2,097 S.F. (0.03) 2,097 S.F.+ [7.5 CFM x OCC. (BED. +1)] = 62.91 CFM + (7.5 x 4) = 92.91 CFM REQ'D. 1 A-5.0 C MECHANICAL VENTILATION NOTES ROOM NAME ROOM TAG 1 SECTION INDICATOR A-5.0 KEYNOTE TAG QREVISION TAG FIRE RATED CEILING ASS'Y - REF. DTLS. 8/AD-1.0 1 1-HR RATED INT CONDITION - REF. DTLS. 8/AD-1.0 A-5.1 1-HR RATED EXT CONDITION REF. DTLS. 12/AD-1.0 A/C CONDENSER / HEAT PUMP - TO BE IN COMPLIANCE OF SECTION 307.3 OF CIVIC 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 i FAU - PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR. - INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL - 400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - GC TO COORDINATE W/. UTILITY COMPANY 2 1 2 TANKLESS WATER HEATER - SIZE AND INSTALL PER CHAPTER 5 OF CPC AND MFGR. A-5.0 A-5.2 INSTRUCTION, VERIFY THE SIZING W/. T-24 ENERGY REPORT - THE WATER HEATER �-52 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) LIGHT FIXTURE - WALL MOUNT / SCONCE LIGHT FIXTURE, TO HAVE HIGH EFFICACY AND BE LISTED - AS SELECTED, VERIFY W/. OWNER LIGHT FIXTURE - CEILING MOUNT, DECORATIVE PENDANT, TO HAVE HIGH EFFICACY AND BE LISTED- AS SELECTED, VERIFY W/. OWNER THIRD LEVEL REFLECTED CEILING PLAN 1/4" - V-0" LIGHT FIXTURE - EXTERIOR WALL MOUNT / SCONCE LIGHT FIXTURE, TO HAVE HIGH EFFICACY AND BE LISTED - AS SELECTED, VERIFY W/. OWNER SMOKE DETECTOR (SD) /MULTIPURPOSE ALARM (MA)(SMOKE & CARBON MONOXIDE) - TO COMPLY W/. R314 & R315, REF.LEGEND (S.D.'S IN BEDROOM TO BE ON ARC -FAULT CIRCUIT INTERRUPTER) - SMOKE ALARMS SHALL BE INTERCONNECTED SO THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARMS WITHIN THE INDIVIDUAL SDQ DWELLING UNIT. IN NEW CONSTRUCTION SMOKE ALARMS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THE BUILDING WIRING AND SHALL BE EQUIPPED WITH BATTERY BACK-UP AND LOW BATTERY SIGNAL. (R314) o FAN & LIGHT FIXTURE, CEILING MOUNT - CEILING FAN W/. LED LIGHTING SYSTEM TO BE LISTED - AS SELECTED, VERIFY W/. OWNER EXHAUST FAN WITH DUCT - ENERGY STAR COMPLIANT FAN ONLY - FAN MUST BE O DUCTED TO TERMINATE AT THE OUTSIDE OF THE BUILDING, MIN. 50 CFM (CIVIC TABLE 403.7) - FANS IN THE BATHROOM CONTAINING BATHTUB, SHOWERS, OR TUB/SHOWER COMBINATION SHALL BE ON HUMIDITY CONTROL - MIN. CAPACITY 50 CFM WHOLE HOUSE EXHAUST FAN - PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2 SECTION 4, VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR - IF INSTALLED IN BATHROOM OR LAUNDRY, THE FAN MUST RUN CONTINUOUSLY AND SHALL NOT BE TIED TO A HUMIDITY SENSOR - REF. MECH. VENTILATION NOTES ON SHEET A-6.0 FOR THE MIN. REQUIRED CFM RECESSED LED LIGHT FIXTURE - REF. ELECTRICAL LEGEND & NOTES © B = 4" FIXTURE W/. BAFFLE TRIM + LAMP (ARCH. TO APPV. TRIM) ® R = 4" FIXTURE W/. REFLECTOR TRIM + LAMP (ARCH. TO APPV. TRIM) © L = 4" FIXTURE W/. LENSED TRIM + LAMP (ARCH. TO APPV. TRIM) E = 5" EXTERIOR FIXTURE W/. LENSED TRIM + LAMP (ARCH. TO APPV. TRIM) ® W = 4" FIXTURE W/. LENSED TRIM + LAMP (ARCH. TO APPV. TRIM) O F = DMF 5" APERTURE FAHRENHEIT DCD1 LED DOWNLIGHT (FIRE AND SOUND RATED) BRANDON ARCHITECTS 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW. BRAN DONARCH ITECTS.COM PROJECT STATUS CDP 4TH CHECK PLAN CHECK NO. PA- 2014-0105 PROJECT CONTACT COLBY GALLAGHER 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. W Z W a W Y a J PROJECT ADDRESS: 3601 AND 3603 LAKE AVENUE, NEWPORT BEACH, CA 92663 OWNER INFORMATION: DDCFRJ INVESTMENTS, LLC. 4686 E. ONTARIO MILL PARKWAY ONTARIO, CA 91764 P: 909.240.8823 DATE 11-27-24 REVISIONS NO. REVISION DATE THIRD LEVEL REFLECTED CEILING PLAN A=6m2 p ANNOTATION LEGEND 15-52 NOTE: INSTALL PER MFGR'S. INSTRUCTIONS & UL DESIGN NUMBER U305 LINED JOIST BAY: CALCULATED FIRE RESISTANCE JOINTS NOTE: FIRE-RESISTANT JOINT SYSTEM IN FIRE -RESISTIVE WALLS, FLOOR -CEILINGS, AND 2016 CBC SECTION 722.6.2.4, TABLES 722.6.2(1), 722.6.2(2), 722.6.2(5) ROOF CEILINGS SHALL BE PROTECTED AS REQUIRED IN CBC SECTION 715. (REF. 3/T-1.1 NOTES) PLYWOOD SHTG. AT FLOOR AND ROOF GA - 600 - 2021 FIRE RESISTANCE DESIGN MANUAL GA - 600 - 2021 FIRE RESISTANCE DESIGN MANUAL ASSEMBLIES PERMITTED TO BE 722.6.2.4 FLOOR OR ROOF ASSEMBLIES OF WOOD FRAMING CONTINUOUS OVER AIR GAP TABLE 722.6.2(1) TIME ASSIGNED TO WALLBOARD MEMBRANES 1-HR. WALL MEMB. MATERIALS (EA. 5/8" TYPE'X' GYPSUM WALLBOARD = 40 MINUTES GA FILE Np. 1 HOUR GA FIlE NO. 1 HpUR 55 to 59 STC FLOOR FINISH PER PLAN SIDE : GENERIC GENE#iIC WP 3660 FIRE WP 5510 FIRE SOUND TABLE 722.6.2(2) TIME ASSIGNED FOR CONTRIBUTION OF WOOD FRAME A. 5/8" TYPE 'X' GYP. El AT INT. \, RESILIENT CHANNELS, 25 MSG GALV STEEL, SPACED VERTICALLY 24' OC, WOOD FLOOR JOISTS 16" O.C. = 10 MINUTES RECESSES; GYPSUM WALLBOARD, WOOD STUDS GYPSUM WALLBOARD, WOOD STUDS FLANGE PORTION SCREW ATTACHED TO ONE SIDE OF STUDS WITH 1-1/4"LONG DIAMOND SHAPED POINT, DOUBLE LEAD PHILLIPS HEAD STEEL TABLE 722.6.2 5 TIME ASSIGNED FOR ADDITIONAL PROTECTION Fire Design: Fire Design: () B. 5/8" TYPE 'X' GYP. SHEATHING One layer 518" type 7G gypsum wallboard applied at right angles fp Base layer 1 /4" gypsum wallboard applied parallel to each side of SCREWS. STUD CAVITY FILLED W/ GLASS FIBER BATTS (2LBS PER CUBIC FT )= 15 MINUTES (DensGlass OR APPR. EQ.) AT EXT. each side of 2 x 6 wood studs 16" a.c. with 2-114" Type S or W double raw of 2 x 4 wood studs 16" o.c. on separate plates spaced =� AT MEMB. PENETRATION w/ RECESSES; OR screws 7" o-c_ 1-10' apart with 4d coated nails, T-1/2" long, 0.099" shank, 114" MET. PIPE: INSTALL'SPEC _ TOTAL F.R. RATING = 65 MINS. (OK FOR 1 HR. PROTECTION) Vertical staggered 99ered 16o.c., horizontal Vertil " joints eyed heads, 12" ox. Face layer 1/2" type X plain or predecorated 1 sta 98 STUD WALL, CONST. PER UL DESIGN NO. U305 AND PLANS - MIN. 2" X 6" C. 7/8" THK. EXTERIOR PLASTER SYSTEM 24" o.c., opposite sides. gypsum wallboard of gypsum veneer base applied parallel to each WOOD STUDS SPACED 16" O.C. MAX AND EFFECTIVELY FIRESTOPPED, W/. / SEAL' PENSIL 100 OR APPR. side with 3/S" beads of adhesive 16" o.c. and 5d coated nails. SEE TABLE 722.6.2(4) FOR FINISHED FLOORING REQUIREMENTS FLOOR SHEATHING PER STRUCT., 3/4" MIN. EQ. HAVING APPR. U.L. Tested at 5A 561bs par stud or 100 percent of design toad- (I,OAD- Thickness: 6-314" (Firs) 1-314" long, 0-099" shank, 114' heads, 16" o.c, at top and bottom DOUBLE TOP PLATE AND SINGLE BOTTOM PLATE00 PROVIDE AT ALL (4) SIDES & F.O. RECESS BEARING) BEAM PER STRUCTURAL LISTING plates. 4d Tinish nails, 1•112" long, 0_072"shank, 0-1055"heads, DWGS. Approx. Weight: 9 psf (Fire) driven at a 45" angle 16" o.c. horizontally and 24" o.c. vertically. 2x WOOD FRAMING LAID FLAT; PROVIDE FlreTest: ITSJ99.22441.Z 1(}-99 Thlcirrless: Minimum 1p" {Fire and Sound) -' INSULATION IN VOID BETWEEN FRMG. Joints _ _ joints. Horizontal bracing required at mid-height.jLOAD-Bt=TARING) Apprax. Weight_ 9 psf [Rt�a) B RAN DO N ARCHITECTS INTERIOR INTERIOR s.3psttS�" d) iiiiiiiiiiiiiiiiiiiiiillillillillillillilliillillillill_ Sound Design: iliLIGHT FIXTURE - FAHRENHEIT, F6FV (UL M TYPICAL RECESS Sound tested with 1-112" mineral fiber insulation in stud cavity, Fire Test: See WP 3653 (FM WP-147, 1.2-69), 5/8" SHEETROCK® BRAND FIRECODE® X GYPSUM PANEL (UL TYPE SCX) OR APPROVED ACOUSTICAL SEALANT SHALL BE CDHW.R25380) SEE ELECTRICAL PLANS; SOUND TEST INFORMATION OUT OF DATE AND PROVIDED UL. R4024, 1D-31-68 151 KALMUS DRIVE, SUITE G-1 EQ. PER UL DESIGN PROVIDED ALONG THE JOINT BETWEEN THE FLOOR VERIFY CLEARANCES WITH FIXTURE MFR'G. FOR HISTORICAL INFORMATION ONLY Soundtest: G&H SW-32ST, 4-22-68 COSTA MESA, CA 92626 AND SEPARATION WALL. REFER TO PLANS STUCCO FINISH, REF. PLANS AND MAT. 714.754.4040 THE CAVITIES FORMED BY THE STUDS SHALL BE FRICTION FIT WITH R-19 RESILIENT CHANNEL FLOOR FRAMING: 11-7/8" TJIS AT 16" O.C. & WALL ASSEMBLY SCHED. UNFACED FIBERGLASS INSULATION BATTS MEASURING 6-1/4" THICK AND (U.N.O. PER STRL. DRAWINGS) DETAILS FOR WWW.BRANDONARCHITECTS.COM 15-1/4" WIDE - GLASS FIBER BATTS BEARING THE UL CLASSIFICATION CONTINUOUS LEDGER OR SOLID BLKG. CONTINUES FIRE WATER RESISTIVE BARRIER PER EXT. - MARKING AS TO SURFACE BURNING AND/OR FIRE RESISTANCE, FRICTION- RATING OF ADJACENT GYP. BOARD LAYERS AT PARTY WALL, (2) LAYERS 5/8" TYPE 'X' GYPSUM BOARD INSULATION REQ. CABINET FITTED TO FILL THE INTERIOR OF THE WALL. SEE BATTS AND BLANKETS THROUGH THE 1-HR. FLR/CLG. & ROOF/CLG. ASSEMBLIES: PLUMB. FAUCET BOX, ETC.) THAT IS 16 MEDICINE, ELECT. PANEL, WALL DTLS. (BKNV OR BZJZ ) CATEGORIES FOR NAMES OF CLASSIFIED COMPANIES. (4) 2x BLOCKS PROVIDE 80 MIN. CONTINUOUS BED OF ACOUSTICAL SEALANT WOOD SHEATHING MAY SQ. IN. OF AREA OR MORE G IN. (15.9 EA USG SHEETROCK BETWEEN BOX -OUT AND CEILING OCCUR; REFER TO GYPSUM SHEATHING FIRECODE X OR STRL. DWGS _ _ _ _ _ _ EQ., INSTALL PER MFG'R. PROJECT STATUS INTERIOR BELOW 1/2" RESILIENT CHANNELS AT 24" O.C.; 1/2" PLYWOOD SHEATHING MIN. WHERE DIETRICH R.C. DELUXE ONLY; ORIENT ALL OCCURS PER STRL. DRAWINGS CDP 4TH CHECK ;HECK 1-HR. HORIZ. MINIMUM NON- OPEN LEGS IN THE SAME DIRECTION REFER TO PLANS & (1) LAYER 5/8" TYPE'X' ASSEMBLY RATED HORIZ. WALL ASSEMBLY GYP. BD. SHALL BE 4" WOOD FRAMING AT 16" O.C. (U.N.O. (2) LAYERS 5/8" TYPE'X' GYPSUM BOARD; DETAILS FOR WIDER THAN RECESS PER STRL. DRAWINGS) NOTES: CONDITION ASSEMBLY CONDITION HOLD OFF PERIMETER WALLS BY 1/4" MIN. INSULATION REQ. (AROUND ENTIRE PLAN CHECK NO. 1. JOINTS AND NAIL -HEADS: JOINTS COVERED WITH JOINT COMPOUND AND PAPER TAPE. JOINT COMPOUND AND PAPER TAPE MAY BE OMITTED AND SEAL WITH ACOUSTICAL SEALANT RECESS SHALL NOT OCCUR IN PERIMETER OF RECESS) NOTE: RECESSED FIXTURE AT 1HR TILE FINISH PER I.D., SIZE PER PA- 2014-0105 WHEN SQUARE EDGE BOARDS ARE USED. AS AN ALTERNATE, NOM 3/32" THICK GYPSUM VENEER PLASTER MAY BE APPLIED TO THE ENTIRE FLOOR/CEILING (50 STC SOUND REQMT.) 2-HR (OR GREATER) FIRE DUROCK SPEC SURFACE OF CLASSIFIED VENEER BASEBOARD WITH THE JOINTS REINFORCED WITH PAPER TAPE. NAILHEADS EXPOSED OR COVERED WITH JOINT THIS DETAIL APPLIES TO FIRE PARTITIONS BETWEEN DWELLING UNITS, AND SHALL CONFORM WALLS COMPOUND. NAILHEADS SHALL BE COVERED WITH JOINT COMPOUND. TO THE REQUIREMENTS OF 2019 CBC SECTIONS 420.2, 420.3, 708 & 711. SOLID BLOCKING TILE BEDDING PER TILE & DUROCK SPECS SHALL OCCUR AT ANY TRANSITION BETWEEN HORIZ. RATED ASSEMBLIES. 2. GYPSUM BOARD: WHEN RESILIENT CHANNELS ARE USED, 5/8" THICK, 4 FT WIDE GYPSUM PANELS APPLIED VERTICALLY. SCREW ATTACHED 2x WOOD FRAMING LAID FLAT; PROVIDE R-19 GLASS FIBER BATTS (U.N.O.) 5/8 IN. (15.9 MM) USG DUROCKT"^ BRAND PROJECT CONTACT FURRING CHANNELS WITH 1" LONG, SELF -DRILLING, SELF -TAPPING TYPE S OR S-12 STEEL SCREWS SPACED 8" O.C, VERTICAL JOINTS LOCATED JOINTS NOTE: FIRE-RESISTANT JOINT SYSTEM IN FIRE -RESISTIVE WALLS, FLOOR -CEILINGS, AND INSULATION IN VOID BETWEEN FRMG.X-M GLASS -MAT TILE BACKERBOARD (UL TYPE MIDWAY BETWEEN STUDS. JOINTS SHALL BE COVERED WITH FIBER TAPE AND JOINT COMPOUND. ROOF CEILINGS SHALL BE PROTECTED AS REQUIRED IN CBC SECTION 715. (REF. 3/T-1.1 NOTES) SGX), INSTALL PER MFG'R. COLBY GALLAGHER 3. CAULKING AND SEALANTS: A BEAD OF ACOUSTICAL SEALANT SHALL BE APPLIED AROUND THE PARTITION PERIMETER FOR SOUND CONTROL u l l l l u l l l l u l l l l u l l l l u l l l l ll INSULATED FLEX DUCT PER MECH. PLANS 5/8" TYPE 'X' GYPSUM BOARD PLAN VIEW 1/2" TYPE 'X' GYPSUM BOARD 16 INT. 1-HR WALL W/. 56 STC 13 1-HR. PARTY WALL TO FLR/CLG./ROOF #2 _ 1 HR. SINGLE WD. STUD WALL (EXT.) INTERIOR BATH/SHOWE ERIOR 1/4" GYPSUM BOARD N.T.S. N.T.S. (1) LAYER 5/8" TYPE 'X' GYPSUM BOARD _ PARTY WALL RECESS 4 N.T.S. AREA W/. TILE FINI 1/2" PLYWOOD SHEATHING MIN. WHERE �m NOTE: FIELD TEST SY. OCCURS PER STRL. DRAWINGS FLOOR FRAMING: 11-7/8" TJIs AT 16" O.C. FOR SOUND RATI MU \ (U.N.O. PER STRL. DRAWINGS) BE STC as o REAT NOTE: GA - 600 - 2021 FIRE RESISTANCE DESIGN MANUAL ADDITIONAL 3 1/2" GLASS FIBER BATTS 1. WHEN OUTLET BOXES OCCUR LESS THAN 24" APART, PROVIDE (1) SHEET OF 5/8" TYPE'X' GYP. CONTINUOUS BED OF ACOUSTICAL SEALANT *PARTY WALL RECESS WHEN ACCEPTED BY ACOUSTIC BATT INSULATION BOARD WITHIN THE AIR SPACE THAT EXTENDS 24" PAST ALL SIDES OF ONE OF THE OUTLET % BETWEEN BOX -OUT AND CEILING IN CONSTRUCTION.OOBTAIN INSPECTOR APPROVAL PRIOR BOXES.WALLS AND INTERIOR PARTITIONS, WOOD FRAMED I( I I( I I( I I 1 I I( I I I � i 1/2" RESILIENT CHANNELS AT 24" O.C.; 1 I 1 ' 1 WOOD FRAMING PER PLANS; REFER 2. COVER EVERY OUTLET BOX WITHIN COMMON WALL ASSEMBLIES W/ FIRESTOP PUTTY PAD (HILTI DIETRICH R.C. DELUXE ONLY; ORIENT ALL GA FILE NO. 1 HOUR 50 to 54 STC TO STRL. DRAWINGS CP 617 OR APPROVED EQUAL). WP 3242 GENERIC FIRE SOUND I � � OPEN LEGS IN THE SAME DIRECTION 1 1/2" AIR GAP (2) LAYERS 5/8" TYPE'X' GYPSUM BOARD; HOLD GYPSUM WALLBOARD, RESILIENT CHANNELS, j' MIN. 1 1/2" MINERAL FIBER INSULATION OFF PERIMETER WALLS BY 1/4" MIN. AND SEAL INSULATION. WOOD STUDS FLEX DUCT WITHIN 1 HR. FLOOR/CEILING WITH ACOUSTICAL SEALANT Fire Design: WOOD FRAMING PER PLANS; REFER 24" MIN." Resdlenl channels 16-o.c.attached at right angles to ONE SIDE of _ TO STRL. DRAWINGS 2 K 4 wood studs 24" o.c. with 1-1r4" Type S screws. One layer ADDITIONAL 3 1/2" GLASS FIBER BATTS CL L 518" type X gypsum wallboard or gypsum veneer base applied at right angles to channels with 1"Type S screws W o.c. with vertical Thickirwas: rr318" (Fire and Soundy GYP. BOARD TAPE TIGHT TO ALTERNATE WALL RECESS joints located midway between studs. 3" mineral or glass fiber INTERIOR 1/2" PLYWOOD SHEATHING MIN. WHERE THESE DOCUMENTS ARE THE PROPERTY OF BRANDON OUTLET BOX ALL AROUND; MAX. 2x WOOD FRAMING LAID FLAT; PROVIDE MUST BE USED AT ELECT. PANELSX�m Insulation in stud cavity. Appro><Weight: 7ps!(Frreand Sound) OCCURS PER STRL. DRAWINGS INSULATION IN VOID BETWEEN FRMG. ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, OPPOSITE SIDE: One layer 5I8" type X gypsum wallboard or ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY 1/8"GYP. BOARD OPENING gypsum veneer base appt' fireTrest: Based onULR14t9fi.ti5NK+)5371. ed parallel or at right an es to studs OVERCUT wilh 6d Dement Coated nails, 1-718" long, 0-0915" SMAnk. 15/64" UL Des, 1/4" GYPSUM BOARD WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON VENT PER MECH. PLANS; DUCT/VENT TO BE 5/8" TYPE 'X' GYP. BD. AT INT. RECESSES; UL Des+gn U309 "ALTERNATE WHEN ACCEPTED BY INSPECTOR. heads, 7"a.c- ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR a o INSTALLED AND SECURED ABOVE; NO OBTAIN INSPECTOR APPROVAL PRIOR TO Vertical pirrts swggered2d"un opposite side. (LOAD -SEARING) 1/2" TYPE 'X' GYPSUM BOARD ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A CAULK ANY VOIDS BETWEEN PORTION OF THE VENT SHALL BE IN CONTACT 5/8" TYPE 'X' GYP. SHEATHING (DensGlass IRC-IR.761 3.98 VIOLATION OF BRANDON ARCHITECTS EXPRESSED SoundTerst: NRCC TL-9�3.098. o6 CONSTRUCTION: OR APPR. EQ. AT EXT. RECESSES; OR Sound Design; COMMON LAW COPYRIGHT AND OTHER PROPERTY U INTERIOR GYP. El & OUTLET BOX WITH GYP. BD. OR R.C. CHANNELS ) Sound tested as constructed for lire. RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL Z Q WITH COMPATIBLE SEALANT (FIRE } Q F- FILL VOID AROUND VENT WITH ONE LAYER OF GYP. BOARD BEHIND CABINET PROVIDE AT ALL 4 SIDES & F.O. RECESS LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT m a wo RATED WHERE OCCURS WITHIN F.R. INSULATION O EXTERIOR FINISH SYSTEM MAY VARY; TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT g rY } RATED WALL ASSEMBLIES) SEE TYPICAL RECESS DETAIL ABOVE FOR REFER TO ELEVATIONS OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED W W Co (1) LAYERS 5/8" TYPE 'X' GYPSUM BOARD ADDITIONAL NOTES AND INFORMATION WATER -RESISTIVE BARRIER PER EXT. PERMISSION BY BRANDON ARCHITECTS, WHO SHALL Q I- W FIRE STOP PUTTY PADS (TYP.) C WALL DTLS. THEN BE HELD HARMLESS AND ABSOLVED OF ANY J U FLOOR FRAMING: 11-7/8" TJIS AT 16" O.C. LIABILITY REGARDING ANY USE OF THESE DOCUMENTS J W C (U.N.O. PER STRL. DRAWINGS) TRIMMERS AT JAMBS 5/8 IN. (15.9 MM) USG SHEETROCK BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED Q \ C GYPSUM SHEATHING FIRECODE X OR HERON. CONTINUOUS BED OF ACOUSTICAL SEALANT SOUND TRANSMISSION CONTROL NOTES: C - - - - - - - - EQ., INSTALL PER MFG'R. ZO Q C BETWEEN BOX -OUT AND CEILING 1. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND SEPARATION WALL. U / nww 1/2" PLYWOOD SHEATHING MIN. WHERE 1/2° RESILIENT CHANNELS AT 24° O.C.; � ., 2. ALL PENETRATIONS INTO SOUND -RATED PARTITIONS OF FLOOR -CEILING ASSEMBLIES SHALL BE SEALED WITH APPROVED DIETRICH R.C. DELUXE ONLY; ORIENT ALL - � ALTERNATE WALL RECESS � � I i �� I I ' I I I I ' i �I OCCURS PER STRL. DRAWINGS PERMANENT RESILIENT SEALANT. OPEN LEGS IN THE SAME DIRECTION _ ' WOOD FRAMING AT 16" O.C. (U.N.O. PER 3. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM (2) LAYERS 5/8" TYPE 'X' GYPSUM BOARD; STRL. DRAWINGS) THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL. STEEL ELECTRICAL OUTLET BOX VENT WITHIN 1 HR. FLOOR/CEILING HOLD OFF PERIMETER WALLS BY 1/4" MIN. / (GAS PIPING NEED NOT BE ISOLATED) AND SEAL WITH ACOUSTICAL SEALANT 'ALTERNATE WHEN ACCEPTED BY INSPECTOR. OBTAIN NOT EXCEEDING 16 SQ. IN. PER PROVIDE RESILIENT CHANNELS (AS 4. METAL VENTS AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED. (EXCEPTION: DUCTS SERVING ONLY 2016 CBC SECTION 714.3.2 OR INSPECTOR APPROVAL PRIOR TO CONSTRUCTION: IN LIEU OF GYPSUM: WRAP ALL OCCURS), REF. PLANS FOR LOCATIONS EXIT WAYS, KITCHEN COOKING FACILITIES AND BATHROOMS NEED NOT BE LINED.) NON-METALLIC U.L. APPROVED SOLID LUMBER IN LIEU OF GYP. BOARD SIDES OF RECESS w/ MIN. 3" 5. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12" BEYOND THE PIPE OR DUCT, WHENEVER A OUTLET BOX RATED FOR THE 1- THK. OF SOLID OR MULTIPLE PLUMBING PIPE OR DUCT PENETRATES A FLOOR -CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES THROUGH THE PLANE OF THE HR. OR 2-HR. WALL ASSEMBLY IN LUMBER MEMBERS FLOOR CEILING ASSEMBLY WITHIN A WALL. WHICH THEY WILL OCCUR. SEE TYPICAL RECESS DETAIL ABOVE FOR ADDITIONAL R-19 GLASS FIBER BATTS (U.N.O.) NOTE: NOTES AND INFORMATION 6. ELEC. BOXES IN OPPOSITE FACES OF WALL SHALL BE SEPARATED HORIZ. BY 24", BACK AND SIDES TO BE SEALED WITH 1/8" ALL SEAMS AND ELECTRICAL CABLE PENETRATIONS WITHIN THE GYP BOARD ENCLOSURE SHALL BE RESILIENT SEALANT AND BACKED WITH 2" MINIMUM MINERAL FIBER INSULATION. (TV, PHONE & INTCOMM. OUTLETS MUST BE INSTALLED SEALED WITH AN APPROVED ACOUSTICAL SEALANT 5/8" TYPE 'X' GYPSUM BOARD IN BOXES ACCORDINGLY) UJ REFER TO 1 HR. FLOOR/CEILING DETAIL (THIS SHEET) FOR INFORMATION NOT SHOWN HERE. JOINTS NOTE: FIRE-RESISTANT JOINT SYSTEM IN FIRE -RESISTIVE WALLS, FLOOR -CEILINGS, AND 7. WALL -MOUNTED LAVATORIES ARE NOT PERMITTED ON SOUND RATED PARTITIONS. mmi THESE DETAILS APPLY TO BOTH INTERIOR AND EXTERIOR FLOOR FINISH CONFIGURATIONS. ROOF CEILINGS SHALL BE PROTECTED AS REQUIRED IN CBC SECTION 715. (REF. 3/T-1.1 NOTES) 14 TYP. OUTLET PENETRATIONS 1 0 TYP. LINED I -JOIST BAY TYP. RECESSED WALL PANELS 1 1 HR. & SOUND SINGLE STD. WALL (EXT.) 1 HR. PARTY WALL MIN. W/. REPORTS N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. Q JOINTS NOTE: FIRE-RESISTANT JOINT SYSTEM IN PARTY WALL ASSEMBLY SHALL BE ui NOTE: INSTALL PER MFGR'S. INSTRUCTIONS FIRE -RESISTIVE WALLS, FLOOR -CEILINGS, AND ROOF CONTINUOUS TO UNDERSIDE OF ROOF SHTG. ONE HOUR FIRE -RESISTANCE -RATED ROOF -CEILING OR FLOOR -CEILING ASSEMBLY PER FIGURE 4B-ASSEMBLY B OF ESR-1153 REF. MAT. SCHED. AND ICC ESR# 1365 CEILINGS SHALL BE PROTECTED AS REQUIRED IN AT CLASS W ROOF SYSTEM OR F.R. RATED CBC SECTION 715. (REF. 3/T-1.1 NOTES) HORIZ. ASSEMBLY, PER CBC SECTION 711 COMPONENT COMPONENT SPECIFICATION INSTALLATION EXT. LOGGIA -SLOPE &FINISH PER PLAN 01 1-HR. PARTY WALL PLYWOOD SHTG. AT FLOOR AND ROOFSEE VAD-5 ASSEMBLIES PERMITTED TO BE CONTINUOUS UJ OVER AIR GAP 1. SHEATHING -SINGLE LAYER OF 48/24 SPAN -RATED, T&G SHEATHING (EXPOSURE 1) -NAILED AND GLUED TO THE TOP OF THE TJI JOISTS. EXTERIOR FINISH SYSTEM MAY VARY; - EXTERIOR FINISH PER PLAN REFER TO SECTIONS & ELEV. ALTERNATE FLOOR FINISH SYSTEM OR ROOF -WHEN USED AS A ROOF -CEILING ASSEMBLY, THE DECKING IS PERMITTED TO BE -CONSTRUCTION ADHESIVE CONFORMING TO ASTM D3498 MUST BE APPLIED TO THE TOP OF THE JOISTS PRIOR TO PLACING SHEATING EXT. FIRE & SOUND RATED I n FINISH SYSTEM MAY OCCUR ABOVE RATED NAY WOOD DECK RECOGNIZED IN THE CODE. WALL ASSEMBLY, REF. DTL. WATER -RESISTIVE BARRIER J -- HORIZONTAL ASSEMBLY -ALL BUTT JOINTS OF THE SHEATHING MUST BE LOCATED OVER FRAMING MEMBERS 7/AD-2 (1) LAYER OF LP FLAMEBLOCK PLUS uuluuuuuululuuuuuul 5/8 IN. (15.9 MM) USG SHEETROCK FIRE RATED SHEATHING W/. PYROTITE ° 2. GYPSUM BOARD -TWO LAYERS OF'/2" THICK NGC GOLD BOND FIRE -SHIELD C GYPSUM BOARD, OR -FOR TJI JOISTS SPACED 24 INCHES ON -CENTER OR LESS, ATTACH CEILING TO JOIST BOTTOM FLANGE. GYPSUM SHEATHING OR EQ., FIRE & SOUND RATED ASSY. I LAMINATE FACING EXTERIOR PER W R.C. PER DTL. 7/AD-2 INSTALL PER MFG'R. PER DTL. 5/AD-5 SECTION 4.4.3 OF ICC ESR# 1365 AND -TWO LAYERS OF'/z"THICK USG SHEETROCK BRAND FIRECODE C GYPSUM -THE FIRST LAYER OF GYPSUM BOARD MUST BE INSTALLED PERPENDICULAR TO THE TJI JOISTS AND ATTACHED USING 1 5/8-INCH-LONG, TYPE S SCREWS SPACED _J I � PANELS, OR 12 INCHES ON -CENTER. THE SECOND LAYER MUST BE INSTALLED WITH THE JOINTS STAGGERED FROM THE FIRST LAYER. (1) LAYER 5/8" TYPE 'X' GYP. BOARD CORROSION -RESISTANCE STRUCT. DWGS. U FLASHING & CNTR. 1/2" PLYWOOD SHEATHING MIN. 1 L9 77- I O o CONTINUOUS LEDGER OR SOLID -TWO LAYERS OF 5/8" THICK, TYPE 'X' GYPSUM BOARD COMPLYING Wl. ASTM C -THE SECOND LAYER MUST BE FASTENED TO THE TJI JOISTS WITH 2-INCH-LONG, TYPE S SCREWS SPACED 12 INCHES ON -CENTER IN THE FIELD AND 8 INCHES ON- FLASHING PER DTL. 10/AD-1 WHERE OCCURS PER STRUCT. O Q BLKG. CONTINUES F.R. RATING OF a 1396. CENTER AT THE BUTT JOINTS. BEAM PER STRUCT. DWGS. DRAWINGS STUD WALL, CONST. PER ICC ESR#1365, SECTION ct - ADJACENT GYP. BOARD LAYERS AT FINISH SURFACE O/. 4.4.3 AND PLANS - MIN. 2" X 6" WOOD STUDS WATERPROOF MEMBANE O w PARTY WALL, THROUGH THE 1-HR. -TYPE G SCREWS, 1 1/2 INCHES LONG, MUST BE SPACED 8 INCHES ON -CENTER AND 6 INCHES FROM EACH SIDE OF THE TRANSVERSE JOINTS OF THE SECOND I SPACED 16" O.C. MAX, W/. DOUBLE TOP PLATE d UI f i FLR/CLG. &ROOF/CLG. LAYER. THE SECOND LAYER MUST BE FINISHED WITH JOINT TAPE AND COMPOUND. PER PLANS AND SINGLE BOTTOM PLATE U ASSEMBLIES: a 00 (4) 2x BLOCKS PROVIDE 80 MIN. 3. TJI JOIST TJI JOIST -INSTALLED IN ACCORDANCE WITH ESR-1153 - 24" MAX SPACING O.C. & 16" MAX SPACING O.C. FOR SOUND RATED ASSEMBLY I LL LL �' C? 11 11 Q /11 Et = 2X SOLID BLKG. SHTG. PER STRUCT. 4. GLASS FIBER MIN. 3'/2" THICK GLASS FIBER INSULATION OR GLASS FIBER INSULATION RATED -INSTALLED IN THE JOIST PLENUM WHEN RESILIENT CHANNELS ARE USED. STAIRS PER PLAN OPTIONAL R-30 OR LESS. STAIR STRINGER PER STRUCT. FLOOR JOIST PER STRUCT. INSULATION (OPTIONAL) MINIMUM NON- �J 1-HR. HORIZ. -THE INSULATION MUST BE PLACED ABOVE THE RESILIENT CHANNELS BETWEEN THE JOIST BOTTOM FLANGES RATED HORIZ. ASSEMBLY (2) LAYERS 5/8" TYPE 'X' GYP. BOARD I INSULATION PER T-24 &SECTION 4.4.3 OF ASSEMBLY � � CONDITION 5. RESILIENT CHANNELS RC-1 RESILIENT CHANNELS SPACED 16" O.C. (MAY BE INCREASED TO 24" O.C. IF -FASTEN PERPENDICULAR TO THE TJI JOISTS USING 1-INCH-LONG, TYPE S SCREWS. WHEN RESILIENT CHANNELS ARE USED, THE FIRST LATER OF THE CEILING ICC-ESR# 1365 - MIN. R-19 GLASS FIBER THE JOISTS ARE SPACED 16 O.C.) MEMBRANE MUST BE INSTALLED PERPENDICULAR TO THE CHANNELS AND ATTACHED TO THE RESILIENT CHANNELS USING 1-INCH-LONG, TYPE S SCREWS R.C. PER DTL. 12/AD-2 ' 2x SOLID BLKG I BATTS, 6 1/4" THICK FRICTION FIT BATTS CONDITION FILL VOIDS W/ NON -RIGID INSULATION PROJECT ADDRESS: SPACED 12 INCHES ON -CENTER. BETWEEN STUDS, BLOCKING, AND PLATES TO ACT AS VERT./HORIZ. FIRE FIRE RATE CEILING I I �� -- BLOCKING/ DRAFT STOP WHERE REQ. 3601 AND 3603 LAKE AVENUE, -THE SECOND LAYER MUST BE INSTALLED WITH THE JOINTS STAGGERED FROM THE FIRST LAYER AND ATTACHED USING 1 5/8 INCH -LONG, TYPE S SCREWS. ASSEMBLY, REF. DTL. I I BY CODE FOR CONCEALED SPACES NEWPORT BEACH, CA 92663 THE SCREW SPACING FOR THE SECOND LAYER OF GYPSUM BOARD MUST BE A MAXIMUM OF 12 INCHES ON -CENTER IN THE FIELD AND 8 INCHES ON CENTER 12/AD-2 1" , AIR GAP AT THE BUTT JOINTS. (1) LAYER 5/8" TYPE 'X' GYP. BD. PER fi ICC-ESR# 1365, SECTION 4.4.3 PARTY WALL ASSEMBLY SHALL BE CONTINUOUS -TYPE G SCREWS, 1 1/2 INCHES LONG, MUST BE SPACED 8 INCHES ON -CENTER AND 6 INCHES FROM EACH SIDE OF THE TRANSVERSE JOINTS OF THE SECOND FROM T.O. FOUNDATION OR F.R. RATED HORIZ. LAYER. THE SECOND LAYER MUST BE FINISHED WITH JOINT TAPE AND COMPOUND. ASSEBLY, PER CBC SECTION 708 6. STRIPPING MIN. OF NOMINAL 2-BY-4 CONSTRUCTION -GRADE DOUGLAS FIR LUMBER FOR -IN ROOF -CEILING ASSEMBLIES IN WHICH THE TJI JOISTS ARE SPACED MORE THAN 24 " O.C., THE CEILING, INCLUDING THE RESILIENT CHANNELS, MUST \ NOTE: OWNER INFORMATION: SPANS UP TO 5 FEET. BE APPLIED TO STRIPING SPACED 24"O.C.. THE ATTACHMENT OF THE CEILING MEMBRANE TO THE STRIPPING MEMBERS MUST BE SIMILAR TO THE / PROVIDE RESILIENT ATTACHMENT OF THE CEILING MEMBRANE TO THE TJI JOISTS, CHANNELS PER DTL. 5/AD-5 THIS DETAIL APPLIES TO FIRE PARTITIONS BETWEEN DWELLING UNITS, AND SHALL CONFORM TO THE i REQUIREMENTS OF 2016 CBC SECTIONS 420.2, 420.3, 708 & 711. SOLID BLOCKING SHALL OCCUR AT DDCFRJ INVESTMENTS, LLC. -ATTACHED TO THE JOIST BOTTOM FLANGE USING A MIN. OF TWO 10D BOX NAIL INTO EACH BOTTOM FLANGE. STRIPPING MATERIALS OF EQ. STRENGTH �\ R-19 GLASS FIBER BATTS ANY TRANSITION BETWEEN HORIZ. AND VERT. F.R. RATED ASSEMBLIES, TO CARRY F.R. RATING OF 4686 E. ONTARIO MILL PARKWAY AND ATTACHMENT ARE PERMITTED WHEN APPROVED BY THE CODE OFFC IAL. FIRE & SOUND RATED ASSY. PER (U.N.O.) CONTIGUOUS FIRE PARTITION ASSEMBLIES FROM T.O. FOUNDATION TO B.O. ROOF SHTG. ONTARIO, CA 91764 DTL. 15/AD-5 P: 909.240.8823 SOUND RATINGS (STC & IIC RATING) PER TABLE 6 FOR ASSEMBLY B OPTION 1 OR 2 OF ESR-1153 APPROVED FIRE RATED ACOUSTICAL /\� 5/8" TYPE'X'GYPSUM BOARD FIRE RATED JOINT DETAIL SEALANT SHALL BE PROVIDED r 6 LP FLAMEBLOCK EXT. 1-HR WALL 2 1 HR. PARTY WALL TO FLR./CLG./ROOF 11 N.T.S. ALONG THE JOINT BETWEEN THE N.T.S.N.T.S. ASSEMBLY STC ASSEMBLY COMPONENT REQUIRED RATING FLOOR COVERING REQUIRED FLOOR AND SEPARATION WALL. 5/8" TYPE'X' GYPSUM BOARD / NOTE: SIDING OR VENEER SYSTEMS DATE 54 -THE FLOOR COVERING MUST INCLUDE A 40-OUNCE-PER-SQUARE-YARD PAD AND A 56-OUNCE-PER-SQUARE-YARD CARPET. \, MAY OCCUR IN LIEU OF EXT. CEMENT 11-27-24 -FLOOR COVERING MUST CONSIST OF TARKETT ACOUSTIFLOR SHEET VINYL, PLASTER SYSTEM WHERE IDENTIFIED -ASSEMBLY B CONSTRUCTED W/. RESILIENT CHANNELS IT ON PLANS AS "SIMILAR" SPACED AT 16" O.C. TO SEPARATE THE CEILING MEMBRANE 54 CEILING MUST CONSIST OF TWO LAYERS OF 5/8" THICK, TYPE 'X' GYPSUM BOARD, AND THE INTERIOR FLOOR REVISIONS FROM THE STRUCTURAL FRAMING. 413-ASSEMBLY 58 MIN. 1/4" THICK FLOOR TOPPING OF GYPSUM CONCRETE -BOTTOM OF THE FLOOR CAVITY MUST CONTAIN 3'/2" THICK GLASS -FIBER INSULATION. 1-HR. EXT. WALL NO. REVISION DATE RECOGNIZED IN A CURRENT ICC-ES EVALUATION REPORT. 1-1/8" FLR. SHTG. (PER STRUCT.) FLOOR COVERING MUST BE EITHER ARMSTRONG VIOS OR ARMSTRONG CAMBRAY SHEET VINYL, SEE 4/AD-5 DOUBLE SOLID BLOCK (TYP.) 50 -CEILING MUST CONSIST OF TWO LAYERS OF 5/8" THICK TYPE 'X' GYPSUM BOARD, AND PLYWOOD SHEATHING PER �� ' STAIR LANDING/ TREAD FLOOR/DECK FRAMING (PER STRUCT.) STRUCT. DRAWINGS -BOTTOM OF THE FLOOR CAVITY MUST CONTAIN 3'/2" THICK GLASS FIBER INSULATION. (AS OCCURS) I LOCATION, CONFIG. & SIZE OF SHEAR WALL HOLD-DOWN ASSEMBLIES (WHERE OCCUR NOTE: STC RATING AND IMPACT INSULATION CLASS (IIC) RATING OF NOT LESS THAN STC 50 BASED ON LABORATORY TESTING (45 IF FIELD TESTED) IS REQUIRED BY SECTION CBC 1207.2. PER STRUCT. DWGS) MAY IMPACT THE CONFIG. OF THE FRAMING MEMBERS INSULATION (REF. PLANS) I SHOWN HERE EXT. DECK FINISH 0/. WESTCOAT MEMBRANE, REF. DTL. 10/AD-1 - _ FIRE BLOCKING CONTINUES 1-HR. F.R. RATING OF PARTY WALL TO INTERIOR PROVIDE ADDITIONAL UNDERLAYMENT PER TABLE 6 FOR ASSEMBLY B - j (2) LAYER 5/8" MOLD TOUGH VHI FIRES X BD. OR FACE OF EXTERIOR SHTG. (4) 2x BLOCKS INSTALLATION NOTE: EXTERIOR UNIT'X' OF ESR-1153AS REQ'D. INTERIOR E N. EQ. TABLE R302.6, OVER TRUSS JOISTS 0 ` /� I WILL PROVIDE 80 MIN. A. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED INT. FINISH PER OWNER/G.C. TO COMPLY W/. TABLE _ ALONG THE JOINT BETWEEN THE FLOOR AND THE - - - - _ _ _ _ 6 FOR ASSEMBLY B OF ESR-1153 - DBL TOP PLATE Ix n GALV. MET. 'W' SCREED AT EXT. CEMENT W SEPARATION WALL. - a ' I PLASTER, WHERE SHOWN ON ELEVATIONS SINGLE LAYER OF 48/24 SPAN -RATED, T&G _ U B. ALL PENETRATIONS INTO SOUND -RATED PARTITIONS OF SHEATHING (EXPOSURE 1) -REF. STRUCT. = WOOD TRIMMER CONTINUES F.R. RATING ' OF ADJACENT GYP. BOARD LAYERS AT FLOOR -CEILING ASSEMBLIES SHALL BE SEALED WITH FIRE RATED ASSY. PER DTL. 7/AD-2 ► I WALL, THROUGH THE 1-HR. FLOOR/ROOF APPROVED PERMANENT RESILIENT SEALANT. FLOOR FRAMING: 11-718" TJIS AT 16" O.C. (U.N.O. PER __ CEILING ASSEMBLY BELOW; SEE DTL. STRL. DRAWINGS) FIRE &SOUND RATED ASSY. PER GARAGE INTERIOR ` I 12/AD-2 FIRE SEPERATION C. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES AND DTL. 15/AD-5 APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL R-19 UNFACED GLASS FIBER ACOUSTICAL INSULATION INTERIOR 5/8 IN. (15.9 MM) USG SHEETROCK GYPSUM DETAILS BE ISOLATED FROM THE BUILDING CONSTRUCTION BY (MIN. 9-1/2") \� \ FIRECODE X OR EQ. OCCURS WHEN REQ. SHEATHING MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM'/4" INSTALL PER NOTE 4ABV. FIFI ACHIEVE MIN. F.R. RATING IN THICK APPROVED RESILIENT MATERIAL. EXCEPTION: GAS �� _ SHEAR WALL PER I ASSEMBLIES USING EXTERIOR FINISH PIPING NEED NOT BE ISOLATED. 1l2" RESILIENT CHANNELS AT 24" O.C.; ( XX STRUCT. PLAN (AS SYSTEMS OTHER THAN EXT. CEMENT INSTALL PER NOTE 5 ABV. D. METAL VENTILATING AND CONDITIONED AIR DUCTS 5/8" TYPE'X' GYPSUM BOARD OCCURS) �� PLASTER. LOCATED IN SOUND ASSEMBLIES SHALL BE LINED. (2) LAYERS 5l8" TYPE'X' GYP. BOARD COMPLYING Wl. ASTM 2x BLOCKING (AS REQ'D.) FILL VOIDS W/NON-RIGID INSULATION TO C1396; HOLD OFF PERIMETER WALLS BY 1/4" MIN. AND UNIT 'Y' SEAL WITH ACOUSTICAL SEALANT ACT AS VERT./HORIZ. FIRE BLOCKING/ E. MINERAL FIBER INSULATION SHALL BE INSTALLED IN DRAFT STOP WHERE REQ. BY CODE FOR JOIST SPACES TO A POINT 12" BEYOND THE PIPE OR DUCT, INSTALL PER NOTE 2 ABV. EXTERIOR (1) LAYER 5/8" MOLD TOUGH VHI FIRECODE CONCEALED SPACES WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A X BD. OR EQ. FLOOR -CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES FINISH MATERIAL PER PLAN XIM THROUGH THE PLANE OF THE FLOOR -CEILING ASSEMBLY MIN. INSULATION WITHIN A WALL JOINTS NOTE: FIRE-RESISTANT JOINT SYSTEM IN FIRE -RESISTIVE WALLS, FLOOR -CEILINGS, AND (ACOUSTIC BATT. AS REQUIRED) AD=5 � ROOF CEILINGS SHALL BE PROTECTED AS REQUIRED IN CBC SECTION 715. (REF. 3/T-1.1 NOTES) JOINTS NOTE: FIRE-RESISTANT JOINT SYSTEM IN FIRE -RESISTIVE WALLS, FLOOR -CEILINGS, AND ROOF CEILINGS SHALL BE PROTECTED AS REQUIRED IN CBC SECTION 715. (REF. 3/T-1.1 NOTES) 15 1 HR. FIRE & SOUND RATED FLOOR/CEILING (I -JOISTS) 9 1-HR. & SOUND 7 1-HR. SEPARATION WALLS/FLOORS 3 1 HR. PARTY WALL TO EXT. WALL N.T.S. N.T.S. N.T.S. N.T.S. 15-53